:root {
  /* ---- WARM SUN · no-brown palette ------------------------------------ */
  --cream:        #FAF6EF;   /* page background            */
  --cream-soft:   #F1EDE4;   /* alternating section bg     */
  --beige:        #E0D9CD;   /* THE beige (behind "100%")  */
  --beige-deep:   #D3CABB;   /* beige borders / hovers     */
  --yellow:       #FFE14F;   /* warm sun accent            */
  --yellow-soft:  #FFF4B8;
  --yellow-deep:  #B8912A;
  --terra:        #C26F3D;   /* terracotta accent          */
  --terra-deep:   #A5551F;
  --ink:          #2C2A26;   /* neutral charcoal — no brown */
  --ink-soft:     #57544D;
  --muted:        #8B887F;
  --line:         rgba(44,42,38,0.12);
  --metro-red:    #E11D1A;
  --metro-gray:   #8B8B90;
}
* { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
body {
  font-family: 'Inter', -apple-system, sans-serif;
  background: var(--cream);
  color: var(--ink);
  font-weight: 400;
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
.serif { font-family: 'Cormorant Garamond', Georgia, serif; }
.script { font-family: 'Caveat', cursive; font-weight: 600; }
a { color: inherit; text-decoration: none; }
img { max-width: 100%; }

/* ============ NAV ============ */
nav {
  position: sticky; top: 0; z-index: 100;
  background: rgba(250,246,239,0.94);
  backdrop-filter: blur(10px);
  -webkit-backdrop-filter: blur(10px);
  padding: 22px 40px;
  display: flex; justify-content: space-between; align-items: center;
  border-bottom: 1px solid transparent;
  transition: border-color 0.2s;
}
nav.stuck { border-bottom-color: var(--line); }
nav .logo { display: flex; align-items: center; gap: 12px; margin-right: 40px; }
nav .logo .brand-mark { width: 32px; height: 32px; flex-shrink: 0; border-radius: 6px; overflow: hidden; display: block; }
nav .logo .logo-text {
  font-family: 'Caveat', cursive; font-weight: 700;
  font-size: 34px; color: var(--terra); letter-spacing: -0.01em;
  line-height: 1; white-space: nowrap;
}
nav ul { display: flex; gap: 34px; list-style: none; margin-left: auto; padding-right: 32px; }
nav ul a {
  font-size: 14px; font-weight: 500; color: var(--ink-soft);
  padding-bottom: 4px; border-bottom: 2px solid transparent;
  transition: color 0.15s, border-color 0.15s;
}
nav ul a:hover { color: var(--terra); }
nav ul a.active { color: var(--terra); border-bottom-color: var(--terra); }
nav .nav-cta {
  position: relative; padding: 0; background: none; color: var(--ink-soft);
  border: none; cursor: pointer; font-family: inherit; line-height: inherit;
  font-size: 14px; font-weight: 500;
  transition: color 0.15s; white-space: nowrap;
}
nav .nav-cta::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: -3px; height: 2px;
  background: transparent; transition: background 0.15s;
}
nav .nav-cta:hover { color: var(--terra); }
nav .nav-cta:focus-visible { outline: 2px solid var(--terra); outline-offset: 4px; }
/* While the contact section is on screen, "Let's talk" is the selected item
   and the page link steps back (desktop only; the CTA is hidden on mobile). */
@media (min-width: 861px) {
  nav.in-contact ul a.active { color: var(--ink-soft); border-bottom-color: transparent; }
  nav.in-contact ul a.active:hover { color: var(--terra); }
  nav.in-contact .nav-cta { color: var(--terra); }
  nav.in-contact .nav-cta::after { background: var(--terra); }
}
.nav-toggle {
  display: none; background: none; border: none; cursor: pointer;
  padding: 8px; margin-left: auto; color: var(--ink);
}
.nav-toggle svg { width: 24px; height: 24px; display: block; }

/* ============ PAGE ROUTER ============ */
.page { display: none; }
.page.active { display: block; animation: fadeUp 0.35s ease both; }
@keyframes fadeUp { from { opacity: 0; transform: translateY(8px); } to { opacity: 1; transform: none; } }

/* ============ SHARED BITS ============ */
.container { max-width: 1240px; margin: 0 auto; }
.section-kicker {
  display: inline-flex; align-items: center; gap: 10px;
  font-size: 13px; color: var(--terra); font-weight: 500;
  margin-bottom: 20px;
}
.section-kicker::before { content: '●'; font-size: 8px; }
.page-head { padding: 84px 40px 56px; max-width: 1240px; margin: 0 auto; }
.page-head h1 {
  font-family: 'Cormorant Garamond', serif; font-weight: 500;
  font-size: clamp(46px, 6vw, 84px); line-height: 1;
  letter-spacing: -0.015em; margin-bottom: 22px; max-width: 900px;
}
.page-head h1 em { font-style: italic; color: var(--terra); }
.page-head .lede { font-size: 18px; color: var(--ink-soft); max-width: 640px; line-height: 1.65; }
.btn-terra {
  padding: 16px 32px; background: var(--terra); color: var(--cream);
  border-radius: 100px; font-size: 14px; font-weight: 600;
  border: none; cursor: pointer; font-family: inherit;
  display: inline-flex; align-items: center; gap: 10px;
  transition: background 0.2s;
}
.btn-terra:hover { background: var(--terra-deep); }
.btn-outline {
  padding: 16px 32px; background: transparent; color: var(--ink);
  border: 1.5px solid var(--ink); border-radius: 100px;
  font-size: 14px; font-weight: 600; cursor: pointer; font-family: inherit;
  display: inline-flex; align-items: center; gap: 10px;
  transition: all 0.2s;
}
.btn-outline:hover { background: var(--ink); color: var(--cream); }
.btn-mark { width: 22px; height: 22px; border-radius: 4px; display: block; flex-shrink: 0; }

/* ============ HERO (home) ============ */
.hero {
  padding: 70px 40px 110px;
  max-width: 1240px; margin: 0 auto;
  display: grid; grid-template-columns: 1.15fr 1fr;
  gap: 80px; align-items: center;
}
.avail-tag {
  display: inline-flex; align-items: center; gap: 10px;
  color: var(--terra); font-size: 13px; font-weight: 500; margin-bottom: 24px;
}
.avail-tag::before { content: '●'; color: var(--terra); font-size: 10px; }
.hero h1 {
  font-family: 'Cormorant Garamond', serif; font-weight: 500;
  font-size: clamp(54px, 7.5vw, 104px); line-height: 1;
  letter-spacing: -0.015em; margin-bottom: 32px; color: var(--ink);
}
.hero h1 em { font-style: italic; font-weight: 500; color: var(--terra); }
.hero-sub { font-size: 17px; color: var(--ink-soft); max-width: 500px; line-height: 1.7; margin-bottom: 40px; }
.hero-actions { display: flex; gap: 16px; flex-wrap: wrap; align-items: center; }
.hero-visual { position: relative; display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.hero-portrait {
  grid-column: 1 / -1; aspect-ratio: 4/3.4;
  border-radius: 28px; overflow: hidden; background: var(--beige);
}
.hero-portrait img { width: 100%; height: 100%; object-fit: cover; object-position: center 22%; display: block; }
.stat-card {
  border-radius: 20px; padding: 24px 22px; min-height: 138px;
  display: flex; flex-direction: column; justify-content: space-between;
}
.stat-sun { background: var(--yellow); color: var(--ink); }
.stat-beige { background: var(--beige); color: var(--ink); }
.stat-big {
  font-family: 'Cormorant Garamond', serif;
  font-weight: 600; font-size: 54px; line-height: 1; letter-spacing: -0.02em;
}
.stat-big sup, .stat-big span.star { font-size: 0.55em; }
.stat-lbl { font-size: 11px; font-weight: 500; letter-spacing: 0.04em; line-height: 1.4; opacity: 0.86; }

/* ============ PILL ROW ============ */
.pillrow {
  padding: 40px 40px 20px; max-width: 1240px; margin: 0 auto;
  display: flex; gap: 10px; flex-wrap: wrap; justify-content: center;
  border-top: 1px solid var(--line);
}
.pill-soft { padding: 10px 18px; background: var(--cream-soft); border-radius: 100px; font-size: 13px; color: var(--ink-soft); }
.pill-soft.terra { background: var(--terra); color: var(--cream); }
.pill-soft.beige { background: var(--beige); color: var(--ink); }
a.pill-link { font-weight: 500; transition: background 0.15s, color 0.15s, transform 0.15s; }
a.pill-link:hover { background: var(--beige); color: var(--ink); transform: translateY(-1px); }
a.pill-link:focus-visible { outline: 2px solid var(--terra); outline-offset: 3px; }

/* ============ SEARCH ============ */
.search { padding: 110px 40px; background: var(--cream); }
.search-inner { max-width: 1240px; margin: 0 auto; }
.search h2 {
  font-family: 'Cormorant Garamond', serif; font-weight: 500;
  font-size: clamp(42px, 5.5vw, 72px); line-height: 1;
  letter-spacing: -0.015em; margin-bottom: 20px; max-width: 880px;
}
.search h2 em { font-style: italic; color: var(--terra); }
.search-lede { font-size: 18px; color: var(--ink-soft); max-width: 600px; margin-bottom: 44px; line-height: 1.6; }
.search-form {
  display: grid; grid-template-columns: 1.5fr 1fr 1fr auto; gap: 0;
  background: #fff; border-radius: 100px; overflow: hidden; padding: 8px;
  box-shadow: 0 12px 40px rgba(44,42,38,0.08);
}
.search-form input, .search-form select {
  padding: 18px 24px; background: transparent; border: none;
  font-family: 'Inter', sans-serif; font-size: 15px;
  color: var(--ink); outline: none;
  appearance: none; -webkit-appearance: none;
  border-right: 1px solid var(--line);
}
.search-form select:last-of-type { border-right: none; }
.search-form input::placeholder { color: var(--muted); }
.search-form select {
  background-image: url("data:image/svg+xml;charset=UTF-8,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath fill='%23C26F3D' d='M6 8L0 0h12z'/%3E%3C/svg%3E");
  background-repeat: no-repeat; background-position: right 24px center;
  padding-right: 44px; cursor: pointer;
}
.search-form button {
  padding: 0 36px; background: var(--terra); color: var(--cream);
  border: none; border-radius: 100px; font-family: inherit;
  font-size: 14px; font-weight: 600; cursor: pointer; transition: background 0.2s;
}
.search-form button:hover { background: var(--terra-deep); }
.quick-pills { margin-top: 28px; display: flex; gap: 10px; flex-wrap: wrap; align-items: center; }
.quick-pills .lbl { font-size: 13px; color: var(--muted); margin-right: 6px; }
.quick-pills a { padding: 8px 18px; background: var(--cream-soft); border-radius: 100px; font-size: 13px; color: var(--ink-soft); transition: all 0.15s; }
.quick-pills a:hover { background: var(--beige); color: var(--ink); }
/* ---- IDX Broker widget mount + theming ---------------------------------
   The Quick Search widget renders IDX Broker's own markup inside .idx-mount.
   The rules below repaint it in Warm Sun. IDX's class names can vary by
   account and widget version — if something looks off once the widget is
   live, inspect the element and add its class to the selectors below. */
.idx-mount { margin-top: 8px; }
.idx-fallback {
  background: #fff; border-radius: 24px; padding: 30px 32px;
  box-shadow: 0 12px 40px rgba(44,42,38,0.08);
  display: flex; align-items: center; justify-content: space-between;
  gap: 24px; flex-wrap: wrap;
}
.idx-fallback-txt { font-size: 15px; color: var(--ink-soft); line-height: 1.55; max-width: 460px; }
.idx-fallback-txt strong { color: var(--ink); font-weight: 600; display: block; margin-bottom: 4px; font-size: 16px; }

.idx-mount input[type="text"], .idx-mount input[type="search"],
.idx-mount input[type="number"], .idx-mount select, .idx-mount textarea {
  font-family: 'Inter', sans-serif !important; font-size: 15px !important;
  color: var(--ink) !important; background: #fff !important;
  border: 1.5px solid var(--beige-deep) !important; border-radius: 100px !important;
  padding: 14px 20px !important; outline: none !important; box-shadow: none !important;
  height: auto !important; max-width: 100%;
}
.idx-mount input:focus, .idx-mount select:focus { border-color: var(--terra) !important; }
.idx-mount label { font-family: 'Inter', sans-serif !important; font-size: 13px !important; color: var(--ink-soft) !important; font-weight: 500 !important; }
.idx-mount input[type="submit"], .idx-mount button,
.idx-mount .IDX-quickSearchSubmit, .idx-mount a.IDX-btn, .idx-mount .IDX-button {
  font-family: 'Inter', sans-serif !important; font-size: 14px !important; font-weight: 600 !important;
  background: var(--terra) !important; color: var(--cream) !important;
  border: none !important; border-radius: 100px !important;
  padding: 15px 32px !important; cursor: pointer !important;
  text-transform: none !important; letter-spacing: 0 !important; height: auto !important;
}
.idx-mount input[type="submit"]:hover, .idx-mount button:hover,
.idx-mount .IDX-quickSearchSubmit:hover { background: var(--terra-deep) !important; }
.idx-mount .IDX-quickSearchWrapper, .idx-mount .IDX-widgetContainer {
  background: #fff !important; border-radius: 24px !important; padding: 26px !important;
  box-shadow: 0 12px 40px rgba(44,42,38,0.08) !important; border: none !important;
}
.idx-mount a:not(.btn-terra):not(.btn-outline) { color: var(--terra); }

.idx-more { margin-top: 16px; font-size: 14px; color: var(--muted); }
.idx-more a { color: var(--terra); font-weight: 500; border-bottom: 1px solid rgba(194,111,61,0.35); padding-bottom: 1px; }
.idx-more a:hover { border-bottom-color: var(--terra); }

.search-note {
  margin-top: 40px; padding: 22px 26px; background: var(--beige);
  border-radius: 18px; font-size: 14px; color: var(--ink-soft);
  max-width: 720px; line-height: 1.6;
}
.search-note strong { color: var(--ink); font-weight: 600; }

/* ============ TESTIMONIALS ============ */
.testi { padding: 120px 40px; background: var(--cream-soft); }
.testi-inner { max-width: 1240px; margin: 0 auto; }
.testi-head { text-align: center; max-width: 720px; margin: 0 auto 64px; }
.testi-head .section-kicker { justify-content: center; }
.testi h2 {
  font-family: 'Cormorant Garamond', serif; font-weight: 500;
  font-size: clamp(42px, 5vw, 66px); line-height: 1; letter-spacing: -0.015em; margin-bottom: 20px;
}
.testi h2 em { font-style: italic; color: var(--terra); }
.testi-head p { font-size: 17px; color: var(--ink-soft); line-height: 1.6; }
.testi-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.testi-card {
  background: var(--cream); border-radius: 24px; padding: 36px;
  display: flex; flex-direction: column; transition: transform 0.2s;
}
.testi-card:nth-child(3n+1) { background: var(--cream); }
.testi-card:nth-child(3n+2) { background: var(--beige); }
.testi-card:nth-child(3n+3) { background: var(--cream-soft); }
.testi-card.featured { background: var(--yellow); }
.testi-card.featured blockquote em { color: var(--yellow-deep); }
.testi-card:hover { transform: translateY(-3px); }
.testi-stars { color: var(--terra); font-size: 15px; letter-spacing: 3px; margin-bottom: 20px; }
.testi-card blockquote {
  font-family: 'Cormorant Garamond', serif; font-weight: 500;
  font-size: 20px; line-height: 1.4; flex: 1; margin-bottom: 28px; color: var(--ink);
}
.testi-card blockquote em { font-style: italic; color: var(--terra); font-weight: 600; }
.testi-name { font-family: 'Caveat', cursive; font-weight: 600; font-size: 22px; color: var(--ink); margin-bottom: 2px; }
.testi-role { font-size: 12px; color: var(--muted); }

/* ============ MARQUEE (sun band) ============ */
.marquee { background: var(--yellow); color: var(--ink); padding: 30px 0; overflow: hidden; }
.marquee-track {
  display: flex; gap: 56px; white-space: nowrap;
  animation: scroll 45s linear infinite;
  font-family: 'Cormorant Garamond', serif;
  font-size: 28px; font-weight: 500; font-style: italic;
}
.marquee-track .dot { opacity: 0.45; font-style: normal; }
@keyframes scroll { from { transform: translateX(0); } to { transform: translateX(-50%); } }
@media (prefers-reduced-motion: reduce) { .marquee-track { animation: none; } }

/* ============ PHILOSOPHY ============ */
.philo { padding: 120px 40px; background: var(--cream); }
.philo-inner { max-width: 1240px; margin: 0 auto; }
.philo-grid { display: grid; grid-template-columns: 1fr 1.2fr; gap: 90px; align-items: start; }
.philo h2 {
  font-family: 'Cormorant Garamond', serif; font-weight: 500;
  font-size: clamp(40px, 5vw, 66px); line-height: 1; letter-spacing: -0.015em;
}
.philo h2 em { font-style: italic; color: var(--terra); }
.philo-body { font-size: 17px; line-height: 1.75; color: var(--ink-soft); }
.philo-body p { margin-bottom: 22px; }
.philo-body p strong { color: var(--ink); font-weight: 600; }

/* ============ NUMBERS ============ */
.numbers { padding: 110px 40px; background: var(--cream-soft); }
.numbers-inner { max-width: 1240px; margin: 0 auto; }
.numbers h3 {
  font-family: 'Cormorant Garamond', serif; font-weight: 500;
  font-size: clamp(36px, 4.2vw, 54px); line-height: 1.05;
  margin-bottom: 52px; max-width: 820px; letter-spacing: -0.01em;
}
.numbers h3 em { font-style: italic; color: var(--terra); }
.numbers-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px; }
.num-card {
  background: var(--cream); border-radius: 20px; padding: 32px 28px;
  min-height: 180px; display: flex; flex-direction: column; justify-content: space-between;
}
.num-card:nth-child(1) { background: var(--yellow); }
.num-card:nth-child(2) { background: var(--cream); }
.num-card:nth-child(3) { background: var(--beige); }
.num-card:nth-child(4) { background: var(--terra); color: var(--cream); }
.num-card .num { font-family: 'Cormorant Garamond', serif; font-weight: 600; font-size: 68px; line-height: 0.95; letter-spacing: -0.02em; }
.num-card .num sup, .num-card .num span.star { font-size: 0.5em; }
.num-card .lbl { font-size: 13px; line-height: 1.5; opacity: 0.9; }

/* ============ NEIGHBORHOODS ============ */
.hoods { padding: 120px 40px; background: var(--cream); }
.hoods-inner { max-width: 1240px; margin: 0 auto; }
.hoods-head { display: flex; justify-content: space-between; gap: 48px; flex-wrap: wrap; margin-bottom: 52px; align-items: end; }
.hoods h2 { font-family: 'Cormorant Garamond', serif; font-weight: 500; font-size: clamp(40px, 5vw, 62px); line-height: 1; letter-spacing: -0.015em; }
.hoods h2 em { font-style: italic; color: var(--terra); }
.hoods-aside { max-width: 380px; font-size: 16px; color: var(--ink-soft); line-height: 1.65; }
.hood-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 16px; }
.hood {
  background: var(--cream-soft); border-radius: 18px; padding: 26px 22px;
  display: flex; justify-content: space-between; align-items: center; transition: all 0.2s;
}
.hood:hover { background: var(--terra); color: var(--cream); transform: translateY(-2px); }
.hood:hover .hood-sub { color: rgba(250,246,239,0.78); }
.hood-name { font-family: 'Cormorant Garamond', serif; font-weight: 600; font-size: 22px; letter-spacing: -0.01em; }
.hood-sub { font-size: 12px; color: var(--muted); margin-top: 4px; }
.hood-arrow { font-size: 20px; }

/* ============ PROCESS ============ */
.process { padding: 120px 40px; background: var(--cream-soft); }
.process-inner { max-width: 1240px; margin: 0 auto; }
.process h2 {
  font-family: 'Cormorant Garamond', serif; font-weight: 500;
  font-size: clamp(40px, 5vw, 66px); line-height: 1; letter-spacing: -0.015em; margin-bottom: 58px;
}
.process h2 em { font-style: italic; color: var(--terra); }
.steps { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.step { background: var(--cream); border-radius: 24px; padding: 40px 32px; }
.step:nth-child(2) { background: var(--beige); }
.step-lbl { font-size: 12px; font-weight: 500; letter-spacing: 0.14em; text-transform: uppercase; color: var(--muted); margin-bottom: 16px; }
.step:nth-child(2) .step-lbl { color: var(--ink-soft); }
.step-num { margin-bottom: 26px; display: block; }
.step-num svg { width: 56px; height: 56px; border-radius: 10px; display: block; }
.step h3 { font-family: 'Cormorant Garamond', serif; font-weight: 600; font-size: 24px; line-height: 1.25; margin-bottom: 14px; }
.step p { font-size: 15px; line-height: 1.65; color: var(--ink-soft); }

/* ============ ABOUT ============ */
.about { padding: 100px 40px 120px; background: var(--cream); }
.about-inner { max-width: 1240px; margin: 0 auto; }
.about-grid { display: grid; grid-template-columns: 0.85fr 1.2fr; gap: 80px; align-items: start; }
.about-portrait-wrap { position: relative; position: sticky; top: 110px; }
.about-portrait { aspect-ratio: 4/5; border-radius: 24px; overflow: hidden; background: var(--beige); position: relative; }
.about-portrait img { width: 100%; height: 100%; object-fit: cover; display: block; }
.about-sigil {
  position: absolute; top: -20px; right: -20px;
  width: 130px; height: 130px; border-radius: 50%;
  background: var(--yellow); color: var(--ink);
  display: flex; align-items: center; justify-content: center; text-align: center;
  font-family: 'Caveat', cursive; font-weight: 700; font-size: 20px;
  line-height: 1.15; transform: rotate(-8deg); z-index: 2;
}
.about h2 { font-family: 'Cormorant Garamond', serif; font-weight: 500; font-size: clamp(40px, 5vw, 66px); line-height: 1; letter-spacing: -0.015em; margin-bottom: 30px; }
.about h2 em { font-style: italic; color: var(--terra); }
.about-lead { font-family: 'Cormorant Garamond', serif; font-style: italic; font-size: 22px; line-height: 1.45; color: var(--ink); margin-bottom: 28px; }
.about p { font-size: 16px; color: var(--ink-soft); line-height: 1.7; margin-bottom: 20px; }
.about h3 { font-family: 'Cormorant Garamond', serif; font-weight: 600; font-size: 22px; margin: 36px 0 14px; }
.desig { margin-top: 32px; padding-top: 28px; border-top: 1px solid var(--line); }
.desig .dlbl { font-size: 12px; color: var(--terra); font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase; margin-bottom: 14px; }
.pill-list { display: flex; flex-wrap: wrap; gap: 8px; }
.pill-rounded { display: inline-block; padding: 8px 18px; background: var(--cream-soft); border-radius: 100px; font-size: 12px; color: var(--ink); font-weight: 500; }
.creds { display: grid; grid-template-columns: 1fr 1fr; gap: 28px; margin-top: 40px; padding-top: 32px; border-top: 1px solid var(--line); }
.cred-lbl { font-size: 12px; color: var(--terra); font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase; margin-bottom: 6px; }
.cred-val { font-size: 15px; line-height: 1.5; color: var(--ink); }

/* ============ VENDORS ============ */
.vendors { padding: 0 40px 120px; }
.vendors-inner { max-width: 1240px; margin: 0 auto; }
.vendor-note {
  background: var(--beige); border-radius: 22px;
  padding: 30px 34px; margin-bottom: 48px; max-width: 860px;
}
.vendor-note .vn-lbl { font-size: 12px; letter-spacing: 0.14em; text-transform: uppercase; font-weight: 600; color: var(--terra); margin-bottom: 10px; }
.vendor-note p { font-size: 15px; line-height: 1.65; color: var(--ink-soft); }
.vendor-note p + p { margin-top: 12px; }
.vendor-tools { margin-bottom: 32px; }
.vendor-search {
  width: 100%; max-width: 520px; padding: 16px 24px;
  border: 1.5px solid var(--beige-deep); border-radius: 100px;
  background: #fff; font-family: inherit; font-size: 15px; color: var(--ink);
  outline: none; transition: border-color 0.15s;
}
.vendor-search:focus { border-color: var(--terra); }
.vendor-search::placeholder { color: var(--muted); }
.vendor-chips { display: flex; flex-wrap: wrap; gap: 8px; margin-top: 20px; }
.vchip {
  padding: 8px 16px; border-radius: 100px; font-size: 12.5px; font-weight: 500;
  background: var(--cream-soft); color: var(--ink-soft); border: 1px solid transparent;
  cursor: pointer; font-family: inherit; transition: all 0.15s; white-space: nowrap;
}
.vchip:hover { background: var(--beige); color: var(--ink); }
.vchip.on { background: var(--terra); border-color: var(--terra); color: var(--cream); }
.vendor-count { margin: 26px 0 18px; font-size: 13px; color: var(--muted); letter-spacing: 0.04em; }
.vendor-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.vendor-card {
  background: var(--cream-soft); border-radius: 22px; padding: 30px 28px;
  display: flex; flex-direction: column;
  border: 1px solid transparent; transition: all 0.2s;
}
.vendor-card:hover { border-color: var(--beige-deep); transform: translateY(-2px); }
.vendor-card.empty { background: transparent; border: 1.5px dashed var(--beige-deep); }
.vendor-trade { font-size: 11.5px; letter-spacing: 0.14em; text-transform: uppercase; font-weight: 600; color: var(--terra); margin-bottom: 10px; line-height: 1.4; }
.vendor-name { font-family: 'Cormorant Garamond', serif; font-weight: 600; font-size: 25px; line-height: 1.15; letter-spacing: -0.01em; }
.vendor-co { font-size: 14px; color: var(--ink-soft); margin-top: 4px; }
.vendor-blurb { font-size: 13.5px; line-height: 1.6; color: var(--muted); margin-top: 10px; font-style: italic; }
.vendor-addr { font-size: 13px; line-height: 1.55; color: var(--muted); margin-top: 12px; }
.vendor-contact { margin-top: auto; padding-top: 18px; display: flex; flex-direction: column; gap: 5px; font-size: 14px; }
.vendor-contact-inner { padding-top: 16px; border-top: 1px solid var(--line); display: flex; flex-direction: column; gap: 5px; }
.vendor-contact a { color: var(--terra); font-weight: 500; word-break: break-word; }
.vendor-contact a:hover { color: var(--terra-deep); text-decoration: underline; }
.vendor-placeholder-txt { font-size: 14px; color: var(--muted); line-height: 1.6; margin-top: 8px; }
.vendor-none { padding: 60px 20px; text-align: center; color: var(--muted); font-size: 16px; grid-column: 1 / -1; }
.vendor-disclaimer {
  margin-top: 48px; padding-top: 26px; border-top: 1px solid var(--line);
  font-size: 13px; color: var(--muted); line-height: 1.6; max-width: 820px;
}

/* ============ NEWSLETTER (hidden page) ============ */
.nl { padding: 0 40px 120px; }
.nl-inner { max-width: 1240px; margin: 0 auto; }
.nl-note { background: var(--yellow-soft); border-radius: 22px; padding: 26px 30px; margin-bottom: 44px; max-width: 860px; font-size: 15px; line-height: 1.65; color: var(--ink-soft); }
.nl-note code { background: rgba(44,42,38,0.08); padding: 2px 7px; border-radius: 5px; font-size: 13px; }
.nl-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.nl-card { background: var(--cream-soft); border-radius: 20px; overflow: hidden; display: flex; flex-direction: column; }
.nl-thumb { aspect-ratio: 16/10; background: var(--beige); display: flex; align-items: center; justify-content: center; overflow: hidden; }
.nl-thumb img { width: 100%; height: 100%; object-fit: cover; display: block; }
.nl-thumb .ph { font-family: 'Cormorant Garamond', serif; font-style: italic; font-size: 18px; color: var(--muted); }
.nl-body { padding: 20px 22px 22px; display: flex; flex-direction: column; gap: 8px; flex: 1; }
.nl-title { font-family: 'Cormorant Garamond', serif; font-weight: 600; font-size: 21px; line-height: 1.2; }
.nl-meta { font-size: 13px; color: var(--muted); line-height: 1.5; flex: 1; }
.nl-actions { display: flex; gap: 8px; flex-wrap: wrap; margin-top: 6px; }
.nl-btn {
  padding: 9px 16px; border-radius: 100px; font-size: 12px; font-weight: 600;
  border: 1.5px solid var(--beige-deep); background: transparent; color: var(--ink);
  cursor: pointer; font-family: inherit; transition: all 0.15s;
}
.nl-btn:hover { background: var(--beige); }
.nl-btn.primary { background: var(--terra); border-color: var(--terra); color: var(--cream); }
.nl-btn.primary:hover { background: var(--terra-deep); border-color: var(--terra-deep); }
.nl-empty { border: 1.5px dashed var(--beige-deep); border-radius: 20px; padding: 48px 32px; text-align: center; color: var(--muted); font-size: 15px; line-height: 1.7; }

/* ============ CTA ============ */
.cta { padding: 120px 40px; background: var(--beige); color: var(--ink); text-align: center; }
.cta .section-kicker { color: var(--terra); justify-content: center; }
.cta h2 {
  font-family: 'Cormorant Garamond', serif; font-weight: 500;
  font-size: clamp(46px, 6vw, 80px); line-height: 1; letter-spacing: -0.015em; margin-bottom: 24px;
}
.cta h2 em { font-style: italic; color: var(--terra); }
.cta p { font-size: 18px; max-width: 620px; margin: 0 auto 38px; line-height: 1.6; color: var(--ink-soft); }
.cta-actions { display: flex; gap: 16px; justify-content: center; flex-wrap: wrap; }

/* ============ SIGNATURE BAND ============ */
.signature-band {
  background-color: var(--yellow);
  background-image: url("data:image/svg+xml,%3Csvg xmlns=%27http://www.w3.org/2000/svg%27 width=%2748%27 height=%2748%27 viewBox=%270 0 48 48%27%3E%3Cpath fill=%27%23ffffff%27 fill-opacity=%270.65%27 d=%27M24 12L34 21L32 21L32 33L26 33L26 27L22 27L22 33L16 33L16 21L14 21Z%27/%3E%3C/svg%3E");
  background-size: 48px 48px; background-repeat: repeat;
  padding: 60px 24px; text-align: center;
}
.signature-band-pill {
  font-family: 'Caveat', cursive; font-weight: 600; font-size: 30px;
  color: var(--ink); background: var(--cream);
  display: inline-block; padding: 14px 36px; border-radius: 100px;
  letter-spacing: -0.005em; line-height: 1;
}

/* ============ FOOTER ============ */
footer { background: var(--cream); border-top: 1px solid var(--line); padding: 76px 40px 36px; }
.footer-inner { max-width: 1240px; margin: 0 auto; }
.footer-grid { display: grid; grid-template-columns: 2fr 1fr 1fr 1fr; gap: 48px; margin-bottom: 44px; }
footer h4 { font-family: 'Caveat', cursive; font-weight: 700; font-size: 32px; color: var(--terra); margin-bottom: 12px; }
footer .tagline { font-size: 15px; color: var(--ink-soft); line-height: 1.6; max-width: 340px; }
footer .col-label { font-size: 12px; letter-spacing: 0.14em; text-transform: uppercase; font-weight: 600; color: var(--terra); margin-bottom: 14px; }
footer ul { list-style: none; }
footer ul li { font-size: 14px; margin-bottom: 8px; color: var(--ink-soft); }
footer ul a:hover { color: var(--terra); }
footer ul button {
  background: none; border: none; padding: 0; font: inherit; font-size: 14px;
  color: var(--ink-soft); cursor: pointer; text-align: left;
}
footer ul button:hover { color: var(--terra); }
.footer-bottom { display: flex; justify-content: space-between; padding-top: 26px; border-top: 1px solid var(--line); font-size: 13px; color: var(--muted); flex-wrap: wrap; gap: 16px; }
.footer-bottom a:hover { color: var(--terra); }
.footer-social { display: flex; gap: 20px; }
.metro-affil {
  display: flex; align-items: center; justify-content: center; gap: 18px;
  padding: 28px 24px 8px; margin-top: 30px; border-top: 1px solid var(--line); flex-wrap: wrap;
}
.metro-affil-label { font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase; color: var(--muted); font-weight: 500; }
.metro-mark { display: flex; align-items: center; gap: 10px; }
.metro-mark svg { width: 34px; height: 40px; flex-shrink: 0; }
.metro-wordmark { font-family: 'Cormorant Garamond', Georgia, serif; font-size: 26px; font-weight: 700; color: var(--metro-red); letter-spacing: -0.01em; line-height: 1; }
.metro-wordmark sup { font-size: 0.5em; vertical-align: super; }

/* toast */
#toast {
  position: fixed; left: 50%; bottom: 32px; transform: translateX(-50%) translateY(20px);
  background: var(--ink); color: var(--cream); padding: 12px 24px; border-radius: 100px;
  font-size: 14px; opacity: 0; pointer-events: none; transition: all 0.25s; z-index: 300;
}
#toast.show { opacity: 1; transform: translateX(-50%) translateY(0); }

/* ============ RESPONSIVE ============ */
@media (max-width: 1000px) {
  .philo-grid, .about-grid { grid-template-columns: 1fr; gap: 44px; }
  .about-portrait-wrap { position: static; max-width: 420px; }
  .vendor-grid, .nl-grid, .testi-grid, .steps { grid-template-columns: repeat(2, 1fr); }
  .hood-grid { grid-template-columns: repeat(3, 1fr); }
}
@media (max-width: 860px) {
  nav { padding: 16px 22px; }
  nav ul {
    display: none; position: absolute; top: 100%; left: 0; right: 0;
    flex-direction: column; gap: 0; background: var(--cream);
    border-bottom: 1px solid var(--line); padding: 8px 22px 18px;
  }
  nav ul.open { display: flex; }
  nav ul li { border-bottom: 1px solid var(--line); }
  nav ul li:last-child { border-bottom: none; }
  nav ul a { display: block; padding: 15px 0; font-size: 15px; border-bottom: none; }
  nav ul a.active { color: var(--terra); }
  .nav-toggle { display: block; }
  nav .nav-cta { display: none; }
  .hero { grid-template-columns: 1fr; padding: 48px 22px 72px; gap: 44px; }
  .page-head { padding: 56px 22px 40px; }
  .search, .testi, .philo, .numbers, .hoods, .process, .about, .cta { padding-left: 22px; padding-right: 22px; }
  .search, .testi, .philo, .numbers, .hoods, .process, .cta { padding-top: 76px; padding-bottom: 76px; }
  .about { padding-top: 20px; padding-bottom: 76px; }
  .vendors, .nl { padding-left: 22px; padding-right: 22px; padding-bottom: 80px; }
  .pillrow { padding: 32px 22px 16px; }
  footer { padding: 56px 22px 30px; }
  .search-form { grid-template-columns: 1fr; border-radius: 24px; padding: 8px; }
  .search-form input, .search-form select, .search-form button {
    border-radius: 100px; border-right: none; border-bottom: 1px solid var(--line);
  }
  .search-form button { border-bottom: none; padding: 18px 36px; margin-top: 4px; }
  .testi-grid, .steps, .vendor-grid, .nl-grid { grid-template-columns: 1fr; }
  .numbers-grid, .hood-grid { grid-template-columns: 1fr 1fr; }
  .hoods-head { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr 1fr; gap: 32px; }
  .about-sigil { width: 104px; height: 104px; font-size: 17px; top: -14px; right: -8px; }
  .marquee-track { font-size: 22px; gap: 40px; }
}
@media (max-width: 520px) {
  .numbers-grid, .hood-grid, .footer-grid { grid-template-columns: 1fr; }
  .hero-visual { grid-template-columns: 1fr 1fr; }
}

/* ============ MORTGAGE CALCULATOR ============ */
.calc { padding: 0 40px 120px; }
.calc-inner {
  max-width: 1240px; margin: 0 auto;
  display: grid; grid-template-columns: minmax(0, 1.05fr) minmax(0, 1fr);
  gap: 40px; align-items: start;
}
.calc-form, .calc-results {
  background: #fff; border: 1px solid var(--line); border-radius: 22px; padding: 32px;
}
.calc-results { background: var(--cream-soft); position: sticky; top: 96px; }
.calc-group + .calc-group { margin-top: 30px; padding-top: 26px; border-top: 1px solid var(--line); }
.calc-group h2 {
  font-family: inherit; font-size: 12px; letter-spacing: 0.14em; text-transform: uppercase;
  font-weight: 600; color: var(--terra); margin-bottom: 18px;
}
.calc-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.cf { display: flex; flex-direction: column; gap: 7px; margin-bottom: 16px; min-width: 0; }
.cf:last-child { margin-bottom: 0; }
.cf label { font-size: 13px; font-weight: 500; color: var(--ink-soft); }
.cf .hint { font-size: 12px; color: var(--muted); line-height: 1.5; }
.cf .in { position: relative; }
.cf input, .cf select {
  width: 100%; padding: 14px 16px; border: 1.5px solid var(--beige-deep); border-radius: 14px;
  background: #fff; font-family: inherit; font-size: 15px; color: var(--ink);
  outline: none; transition: border-color 0.15s;
}
.cf select { appearance: none; -webkit-appearance: none; padding-right: 40px;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' fill='none' stroke='%2357544D' stroke-width='1.8'%3E%3Cpath d='M1 1.5l5 5 5-5'/%3E%3C/svg%3E");
  background-repeat: no-repeat; background-position: right 16px center; }
.cf input:focus, .cf select:focus { border-color: var(--terra); }
.cf input:focus-visible, .cf select:focus-visible { box-shadow: 0 0 0 3px rgba(194,111,61,0.25); }
.cf .in.pre input { padding-left: 30px; }
.cf .in.suf input { padding-right: 32px; }
.cf .in .pfx, .cf .in .sfx { position: absolute; top: 50%; transform: translateY(-50%); color: var(--muted); font-size: 15px; pointer-events: none; }
.cf .in .pfx { left: 16px; }
.cf .in .sfx { right: 16px; }
.calc-total { font-size: 12px; letter-spacing: 0.14em; text-transform: uppercase; font-weight: 600; color: var(--terra); margin-bottom: 6px; }
.calc-big { font-family: 'Cormorant Garamond', serif; font-weight: 500; font-size: clamp(54px, 7vw, 84px); line-height: 1; letter-spacing: -0.015em; }
.calc-big small { font-size: 0.4em; color: var(--ink-soft); font-family: 'Inter', sans-serif; letter-spacing: 0; }
.calc-bar { display: flex; height: 14px; border-radius: 100px; overflow: hidden; background: var(--beige); margin: 26px 0 18px; }
.calc-bar span { display: block; height: 100%; transition: width 0.25s ease; }
.calc-list { list-style: none; }
.calc-list li { display: flex; align-items: center; gap: 10px; padding: 9px 0; border-bottom: 1px solid var(--line); font-size: 15px; }
.calc-list li:last-child { border-bottom: none; }
.calc-list .dot { width: 10px; height: 10px; border-radius: 50%; flex-shrink: 0; }
.calc-list .amt { margin-left: auto; font-weight: 600; font-variant-numeric: tabular-nums; }
.calc-stats { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; margin-top: 26px; padding-top: 22px; border-top: 1px solid var(--line); }
.calc-stat .k { font-size: 12px; color: var(--muted); margin-bottom: 3px; }
.calc-stat .v { font-size: 17px; font-weight: 600; font-variant-numeric: tabular-nums; }
.calc-extra { margin-top: 20px; padding: 16px 18px; background: var(--yellow-soft); border-radius: 14px; font-size: 14px; line-height: 1.55; }
.calc-msg { font-size: 15px; color: var(--ink-soft); line-height: 1.6; }
.calc-sched { margin-top: 22px; }
.calc-sched summary { cursor: pointer; font-size: 14px; font-weight: 600; color: var(--terra); }
.calc-sched table { width: 100%; border-collapse: collapse; margin-top: 14px; font-size: 13px; font-variant-numeric: tabular-nums; }
.calc-sched th, .calc-sched td { text-align: right; padding: 7px 6px; border-bottom: 1px solid var(--line); }
.calc-sched th:first-child, .calc-sched td:first-child { text-align: left; }
.calc-sched th { font-weight: 600; color: var(--ink-soft); }
.calc-sched .sched-scroll { max-height: 320px; overflow: auto; }
.calc-cta { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 28px; }
.calc-note { max-width: 1240px; margin: 28px auto 0; font-size: 13px; line-height: 1.65; color: var(--muted); }
.calc-note a { color: var(--terra); font-weight: 600; border-bottom: 1.5px solid var(--terra); }
@media (max-width: 860px) {
  .calc { padding: 0 20px 80px; }
  .calc-inner { grid-template-columns: 1fr; gap: 24px; }
  .calc-results { position: static; }
  .calc-form, .calc-results { padding: 24px; }
}
@media (max-width: 420px) {
  .calc-row, .calc-stats { grid-template-columns: 1fr; gap: 0 16px; }
  .calc-stats { gap: 16px; }
}