/* ============================================================
   NC HOMES — Teresa Overcash Real Estate
   Brand: Realty ONE Group Results
   Colors: Gold #C5A95E, Black #231F20, Off-white #FAF9F6
   ============================================================ */

/* --- RESET & BASE --- */
*, *::before, *::after {
  box-sizing: border-box;
  margin: 0;
  padding: 0;
}

html {
  scroll-behavior: smooth;
  -webkit-text-size-adjust: 100%;
}

body {
  font-family: 'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;
  font-size: 16px;
  line-height: 1.7;
  color: #333;
  background: #FFFFFF;
  overflow-x: hidden;
}

img {
  max-width: 100%;
  height: auto;
  display: block;
}

a {
  color: inherit;
  text-decoration: none;
}

h1, h2, h3, h4, h5, h6 {
  font-family: 'Playfair Display', Georgia, 'Times New Roman', serif;
  font-weight: 700;
  line-height: 1.2;
  color: #231F20;
}

h2 em, h1 em, h3 em {
  color: #C5A95E;
  font-style: italic;
}

/* --- CONTAINER --- */
.container {
  width: 100%;
  max-width: 1200px;
  margin: 0 auto;
  padding: 0 24px;
}

/* --- BUTTONS --- */
.btn {
  display: inline-block;
  padding: 14px 32px;
  font-family: 'Inter', sans-serif;
  font-size: 14px;
  font-weight: 700;
  letter-spacing: 1.5px;
  text-transform: uppercase;
  border: 2px solid transparent;
  border-radius: 2px;
  cursor: pointer;
  transition: all 0.3s ease;
  text-align: center;
}

.btn-gold {
  background: #C5A95E;
  color: #FFFFFF;
  border-color: #C5A95E;
}

.btn-gold:hover {
  background: #b8993f;
  border-color: #b8993f;
  transform: translateY(-1px);
  box-shadow: 0 4px 16px rgba(197, 169, 94, 0.4);
}

.btn-outline {
  background: transparent;
  color: #FFFFFF;
  border-color: #FFFFFF;
}

.btn-outline:hover {
  background: #FFFFFF;
  color: #231F20;
}

.btn-lg {
  padding: 18px 40px;
  font-size: 15px;
}

/* --- NAVIGATION --- */
.site-header {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 1000;
  background: rgba(35, 31, 32, 0.92);
  backdrop-filter: blur(12px);
  -webkit-backdrop-filter: blur(12px);
  transition: background 0.3s ease, box-shadow 0.3s ease;
}

.site-header.scrolled {
  background: rgba(35, 31, 32, 0.98);
  box-shadow: 0 2px 20px rgba(0, 0, 0, 0.3);
}

.nav-container {
  max-width: 1640px;
  margin: 0 auto;
  padding: 0 24px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: 72px;
}

.nav-brand {
  display: flex;
  flex-direction: column;
  gap: 0;
  flex-shrink: 0;
}

.nav-brand {
  position: relative;
  padding-right: 22px;
  margin-right: 4px;
  flex-shrink: 0;
}
.nav-brand::after {
  content: "";
  position: absolute;
  right: 0;
  top: 50%;
  transform: translateY(-50%);
  width: 1px;
  height: 36px;
  background: rgba(197, 169, 94, 0.30);
}

.brand-name {
  font-family: 'Playfair Display', serif;
  font-size: 22px;
  font-weight: 600;
  color: #FFFFFF;
  line-height: 1.15;
  letter-spacing: 0.01em;
}

.brand-brokerage {
  font-family: 'Inter', sans-serif;
  font-size: 10.5px;
  font-weight: 400;
  color: #C5A95E;
  letter-spacing: 0.26em;
  text-transform: uppercase;
  line-height: 1.2;
  margin-top: 4px;
}

.nav-menu {
  display: flex;
  align-items: center;
  gap: 0;
  flex: 1;
  margin-left: 10px;
}

.nav-link {
  font-family: 'Inter', sans-serif;
  font-size: 12px;
  font-weight: 400;
  color: rgba(255, 255, 255, 0.94);
  letter-spacing: 0.015em;
  padding: 8px 5.5px;
  border-radius: 0;
  white-space: nowrap;
  position: relative;
  transition: color 0.25s ease;
}

.nav-link:hover,
.nav-link.active {
  color: #C5A95E;
}

.nav-link:not(.nav-link-cta)::after {
  content: "";
  position: absolute;
  left: 5.5px;
  right: 5.5px;
  bottom: 4px;
  height: 1px;
  background: #C5A95E;
  transform: scaleX(0);
  transform-origin: left center;
  transition: transform 0.3s ease;
}
.nav-link:not(.nav-link-cta):hover::after,
.nav-link.active:not(.nav-link-cta)::after {
  transform: scaleX(1);
}

/* Hamburger */
.nav-toggle {
  display: none;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: 5px;
  background: rgba(201, 169, 110, 0.12);
  border: 1.5px solid #C9A96E;
  border-radius: 6px;
  cursor: pointer;
  padding: 10px 12px;
  position: relative;
  z-index: 1002;
  min-width: 48px;
  min-height: 48px;
  -webkit-tap-highlight-color: rgba(201, 169, 110, 0.35);
  touch-action: manipulation;
  transition: background 0.2s ease, border-color 0.2s ease;
}

.nav-toggle:hover,
.nav-toggle:focus,
.nav-toggle.active {
  background: rgba(201, 169, 110, 0.25);
  border-color: #C9A96E;
  outline: none;
}

.nav-toggle span {
  display: block;
  width: 22px;
  height: 2.5px;
  background: #C9A96E;
  border-radius: 2px;
  transition: all 0.3s ease;
}

.nav-toggle.active span:nth-child(1) {
  transform: rotate(45deg) translateY(5px) translateX(5px);
  background: #FFFFFF;
}

.nav-toggle.active span:nth-child(2) {
  opacity: 0;
}

.nav-toggle.active span:nth-child(3) {
  transform: rotate(-45deg) translateY(-5px) translateX(5px);
  background: #FFFFFF;
}

/* MENU label inside the hamburger button */
.nav-toggle::after {
  content: "MENU";
  position: absolute;
  bottom: -18px;
  left: 50%;
  transform: translateX(-50%);
  font-family: 'Inter', sans-serif;
  font-size: 9px;
  font-weight: 700;
  letter-spacing: 0.12em;
  color: #C9A96E;
  pointer-events: none;
  white-space: nowrap;
}
.nav-toggle.active::after { content: "CLOSE"; color: #FFFFFF; }

/* --- HERO --- */
.hero {
  position: relative;
  min-height: 100vh;
  display: flex;
  align-items: center;
  justify-content: center;
  overflow: hidden;
}

.hero-bg {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
  background-repeat: no-repeat;
  z-index: 0;
}

/* Regional Pulse — inline location auto-links (SEO internal linking) */
.pulse-loc-link {
  color: #C9A96E;
  text-decoration: none;
  border-bottom: 1px dotted rgba(201, 169, 110, 0.4);
  transition: border-bottom-color 0.2s ease;
}
.pulse-loc-link:hover {
  border-bottom-color: #C9A96E;
  border-bottom-style: solid;
}

/* Hero background video — desktop only, lazy-loaded with poster as LCP */
.hero-video {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
  opacity: 1;
  z-index: 1;
}
@media (max-width: 768px) {
  .hero-video {
    display: none;
  }
}

.hero-overlay {
  position: absolute;
  inset: 0;
  z-index: 2;
  background: linear-gradient(
    180deg,
    rgba(17, 17, 17, 0.45) 0%,
    rgba(17, 17, 17, 0.25) 50%,
    rgba(17, 17, 17, 0.65) 100%
  );
}

.hero-content {
  position: relative;
  z-index: 3;
  text-align: center;
  max-width: 800px;
  width: 100%;
  margin-left: auto;
  margin-right: auto;
  padding: 0 24px;
}

.hero-badge {
  display: inline-block;
  font-family: 'Inter', sans-serif;
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 3px;
  color: #C5A95E;
  border: 1px solid rgba(197, 169, 94, 0.5);
  padding: 8px 20px;
  margin-bottom: 28px;
}

.hero-title {
  font-size: clamp(36px, 5.5vw, 64px);
  color: #FFFFFF;
  margin-bottom: 20px;
  font-weight: 700;
}

.hero-title em {
  color: #C5A95E;
  font-style: italic;
}

.hero-sub {
  font-size: clamp(16px, 2vw, 19px);
  color: rgba(255, 255, 255, 0.85);
  margin-bottom: 36px;
  line-height: 1.7;
  max-width: 680px;
  margin-left: auto;
  margin-right: auto;
}

.hero-ctas {
  display: flex;
  gap: 16px;
  justify-content: center;
  flex-wrap: wrap;
}

/* --- SECTIONS --- */
section[id] {
  scroll-margin-top: 80px;
}

.section {
  padding: 100px 0;
}

.section-dark {
  background: #231F20;
  color: #FFFFFF;
}

.section-dark h2,
.section-dark h3,
.section-dark h4 {
  color: #FFFFFF;
}

.section-light {
  background: #FAF9F6;
}

.section-alt {
  background: #FFFFFF;
}

.section-gold-tint {
  background: #F5F0E6;
}

.section-heading {
  font-size: clamp(30px, 4vw, 48px);
  margin-bottom: 16px;
}

.text-center {
  text-align: center;
}

.section-intro {
  font-size: 17px;
  color: rgba(51, 51, 51, 0.8);
  max-width: 720px;
  margin-left: auto;
  margin-right: auto;
  margin-bottom: 56px;
}

.section-dark .section-intro {
  color: rgba(255, 255, 255, 0.75);
}

/* --- REGION CARDS (Overview) --- */
.region-cards {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 32px;
  margin-top: 48px;
}

.region-card {
  background: rgba(255, 255, 255, 0.06);
  border: 1px solid rgba(255, 255, 255, 0.08);
  padding: 36px 28px;
  position: relative;
}

.region-card-accent {
  position: absolute;
  top: 0;
  left: 0;
  right: 0;
  height: 3px;
  background: #C5A95E;
}

.region-card h3 {
  font-size: 26px;
  color: #FFFFFF;
  margin-bottom: 4px;
}

.region-card-cities {
  font-size: 13px;
  color: #C5A95E;
  letter-spacing: 1px;
  font-weight: 500;
  margin-bottom: 16px;
}

.region-card p {
  font-size: 15px;
  color: rgba(255, 255, 255, 0.75);
  line-height: 1.7;
  margin-bottom: 20px;
}

.region-card-link {
  font-family: 'Inter', sans-serif;
  font-size: 13px;
  font-weight: 600;
  color: #C5A95E;
  letter-spacing: 1px;
  text-transform: uppercase;
  transition: opacity 0.2s;
}

.region-card-link:hover {
  opacity: 0.8;
}

/* --- REGION HERO IMAGES --- */
.region-hero-img {
  position: relative;
  height: 400px;
  background-size: cover;
  background-position: center;
  display: flex;
  align-items: flex-end;
  justify-content: center;
}

.region-hero-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(
    180deg,
    rgba(35, 31, 32, 0.2) 0%,
    rgba(35, 31, 32, 0.75) 100%
  );
}

.region-hero-text {
  position: relative;
  z-index: 1;
  text-align: center;
  padding: 40px 24px;
}

.region-hero-text h2 {
  font-size: clamp(28px, 4vw, 44px);
  color: #FFFFFF;
}

/* --- REGION CONTENT GRID --- */
.region-grid {
  display: grid;
  grid-template-columns: 1fr 340px;
  gap: 48px;
  padding-top: 64px;
  align-items: start;
}

.region-narrative p {
  margin-bottom: 20px;
  font-size: 16px;
  line-height: 1.8;
}

.region-narrative h3 {
  font-size: 24px;
  margin-top: 32px;
  margin-bottom: 16px;
}

/* --- STAT CARDS --- */
.region-stats {
  display: flex;
  flex-direction: column;
  gap: 16px;
  position: sticky;
  top: 100px;
}

.stat-card {
  background: #FFFFFF;
  border-left: 4px solid #C5A95E;
  padding: 20px 24px;
  box-shadow: 0 2px 12px rgba(0, 0, 0, 0.06);
}

.section-alt .stat-card {
  background: #FAF9F6;
}

.stat-number {
  display: block;
  font-family: 'Playfair Display', serif;
  font-size: 28px;
  font-weight: 700;
  color: #C5A95E;
  line-height: 1.1;
}

.stat-label {
  display: block;
  font-size: 13px;
  color: #666;
  margin-top: 4px;
  font-weight: 500;
}

/* --- PROPERTY TYPES --- */
.property-types {
  padding-top: 72px;
}

.subsection-heading {
  font-size: clamp(24px, 3vw, 36px);
  margin-bottom: 40px;
  text-align: center;
}

.property-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(320px, 1fr));
  gap: 24px;
}

.property-card {
  background: #FFFFFF;
  border: 1px solid #eee;
  padding: 32px 28px;
  transition: transform 0.3s, box-shadow 0.3s;
}

.section-alt .property-card {
  background: #FAF9F6;
  border-color: #e8e3d9;
}

.property-card:hover {
  transform: translateY(-3px);
  box-shadow: 0 8px 30px rgba(0, 0, 0, 0.08);
}

.property-card-header {
  font-family: 'Playfair Display', serif;
  font-size: 20px;
  font-weight: 700;
  color: #231F20;
  margin-bottom: 4px;
}

.property-card-area {
  font-size: 13px;
  color: #C5A95E;
  font-weight: 500;
  letter-spacing: 0.5px;
  margin-bottom: 14px;
}

.property-card p {
  font-size: 15px;
  line-height: 1.7;
  color: #555;
  margin-bottom: 16px;
}

.property-tags {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
}

.tag {
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.5px;
  padding: 4px 12px;
  background: rgba(197, 169, 94, 0.12);
  color: #8a7435;
  border-radius: 2px;
}

/* --- BUYER / SELLER GUIDES --- */
.guide-content {
  max-width: 800px;
  margin: 0 auto;
}

.guide-content h3 {
  font-size: 24px;
  margin-top: 40px;
  margin-bottom: 16px;
}

.guide-content h3:first-child {
  margin-top: 0;
}

.guide-content p {
  margin-bottom: 18px;
  font-size: 16px;
  line-height: 1.8;
}

.guide-content strong {
  color: #231F20;
}

/* --- FORMS --- */
.form-section {
  max-width: 800px;
  margin: 64px auto 0;
  padding: 48px;
  background: #FFFFFF;
  border: 1px solid #eee;
}

.form-section-dark {
  background: #231F20;
  border-color: rgba(255, 255, 255, 0.1);
}

.form-section-dark label {
  color: rgba(255, 255, 255, 0.85);
}

.form-section-dark .form-heading {
  color: #FFFFFF;
}

.form-section-dark .form-intro {
  color: rgba(255, 255, 255, 0.7);
}

.form-on-dark {
  background: rgba(255, 255, 255, 0.05);
  border: 1px solid rgba(255, 255, 255, 0.1);
}

.form-on-dark label {
  color: rgba(255, 255, 255, 0.85);
}

.form-heading {
  font-size: 28px;
  margin-bottom: 8px;
  text-align: center;
}

.form-intro {
  font-size: 15px;
  color: #666;
  text-align: center;
  margin-bottom: 32px;
}

.form-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 20px;
}

.form-full {
  grid-column: 1 / -1;
}

.form-group label {
  display: block;
  font-size: 13px;
  font-weight: 600;
  letter-spacing: 0.5px;
  color: #444;
  margin-bottom: 6px;
}

.form-group input,
.form-group select,
.form-group textarea {
  width: 100%;
  padding: 12px 16px;
  font-family: 'Inter', sans-serif;
  font-size: 15px;
  border: 1px solid #ddd;
  border-radius: 2px;
  background: #FFFFFF;
  color: #333;
  transition: border-color 0.2s;
}

.form-on-dark .form-group input,
.form-on-dark .form-group select,
.form-on-dark .form-group textarea {
  background: rgba(255, 255, 255, 0.08);
  border-color: rgba(255, 255, 255, 0.2);
  color: #FFFFFF;
}

.form-section-dark .form-group input,
.form-section-dark .form-group select,
.form-section-dark .form-group textarea {
  background: rgba(255, 255, 255, 0.08);
  border-color: rgba(255, 255, 255, 0.2);
  color: #FFFFFF;
}

.form-group input:focus,
.form-group select:focus,
.form-group textarea:focus {
  outline: none;
  border-color: #C5A95E;
  box-shadow: 0 0 0 2px rgba(197, 169, 94, 0.15);
}

.form-group textarea {
  resize: vertical;
}

.btn-submit {
  display: block;
  width: 100%;
  margin-top: 24px;
  padding: 16px;
  font-size: 14px;
}

.form-trust {
  text-align: center;
  font-size: 13px;
  color: #888;
  margin-top: 16px;
}

.form-trust-light {
  color: rgba(255, 255, 255, 0.6);
}

/* --- SCHOOLS --- */
.schools-region {
  margin-bottom: 64px;
}

.schools-region:last-child {
  margin-bottom: 0;
}

.schools-region > p {
  max-width: 800px;
  margin: 0 auto 28px;
  text-align: center;
  font-size: 15px;
  color: #666;
}

.school-cards {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(260px, 1fr));
  gap: 20px;
}

.school-card {
  background: #FFFFFF;
  border: 1px solid #eee;
  padding: 24px;
  position: relative;
  transition: transform 0.2s;
}

.school-card:hover {
  transform: translateY(-2px);
  box-shadow: 0 4px 16px rgba(0, 0, 0, 0.06);
}

.school-badge {
  display: inline-block;
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 1px;
  color: #FFFFFF;
  background: #C5A95E;
  padding: 3px 10px;
  border-radius: 2px;
  margin-bottom: 12px;
}

.school-card h4 {
  font-size: 18px;
  margin-bottom: 8px;
}

.school-card p {
  font-size: 14px;
  color: #666;
  line-height: 1.6;
}

/* --- ABOUT --- */
.about-grid {
  display: grid;
  grid-template-columns: 1fr 340px;
  gap: 48px;
  align-items: start;
}

.about-narrative p {
  margin-bottom: 20px;
  font-size: 16px;
  line-height: 1.8;
}

.about-credentials {
  display: flex;
  flex-direction: column;
  gap: 12px;
  position: sticky;
  top: 100px;
}

.about-photo-wrapper {
  text-align: center;
  margin-bottom: 8px;
}

.about-photo {
  width: 240px;
  height: 240px;
  border-radius: 50%;
  object-fit: cover;
  object-position: center top;
  border: 4px solid #C5A95E;
  box-shadow: 0 8px 32px rgba(0, 0, 0, 0.12);
}

.contact-agent-header {
  display: flex;
  align-items: center;
  gap: 32px;
  justify-content: center;
  margin-bottom: 8px;
}

.contact-agent-header .section-heading {
  text-align: left;
  margin-bottom: 8px;
}

.contact-agent-header .section-intro {
  text-align: left;
}

.contact-photo {
  width: 120px;
  height: 120px;
  border-radius: 50%;
  object-fit: cover;
  object-position: center top;
  border: 3px solid #C5A95E;
  box-shadow: 0 4px 16px rgba(0, 0, 0, 0.15);
  flex-shrink: 0;
}

.credential-card {
  background: #FFFFFF;
  border-left: 4px solid #C5A95E;
  padding: 18px 20px;
  display: flex;
  align-items: center;
  gap: 12px;
  box-shadow: 0 2px 12px rgba(0, 0, 0, 0.04);
}

.credential-icon {
  font-size: 18px;
  color: #C5A95E;
  flex-shrink: 0;
}

.credential-text {
  font-size: 15px;
  font-weight: 600;
  color: #333;
}

/* --- BLOG --- */
.blog-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 28px;
}

.blog-card {
  background: #FFFFFF;
  border: 1px solid #eee;
  overflow: hidden;
  transition: transform 0.3s, box-shadow 0.3s;
  cursor: pointer;
  text-decoration: none;
  color: inherit;
  display: block;
}

.blog-card:hover {
  transform: translateY(-3px);
  box-shadow: 0 8px 30px rgba(0, 0, 0, 0.08);
}

.blog-card-body {
  padding: 28px 24px;
}

.blog-card-category {
  display: inline-block;
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 1px;
  color: #C5A95E;
  text-transform: uppercase;
  margin-bottom: 10px;
}

.blog-card-title {
  font-family: 'Playfair Display', serif;
  font-size: 20px;
  font-weight: 700;
  color: #231F20;
  margin-bottom: 10px;
  line-height: 1.3;
}

.blog-card-excerpt {
  font-size: 14px;
  color: #666;
  line-height: 1.6;
  margin-bottom: 16px;
}

.blog-card-meta {
  display: flex;
  align-items: center;
  justify-content: space-between;
}

.blog-card-date {
  font-size: 12px;
  color: #999;
}

.blog-card-read {
  font-size: 13px;
  font-weight: 600;
  color: #C5A95E;
  letter-spacing: 0.5px;
}

/* Blog Modal */
.blog-modal {
  display: none;
  position: fixed;
  inset: 0;
  z-index: 2000;
  background: rgba(35, 31, 32, 0.85);
  backdrop-filter: blur(6px);
  -webkit-backdrop-filter: blur(6px);
  overflow-y: auto;
  padding: 60px 24px;
}

.blog-modal.active {
  display: block;
}

.blog-modal-content {
  max-width: 760px;
  margin: 0 auto;
  background: #FFFFFF;
  padding: 48px;
  position: relative;
}

.blog-modal-close {
  position: absolute;
  top: 16px;
  right: 20px;
  font-size: 32px;
  background: none;
  border: none;
  cursor: pointer;
  color: #666;
  line-height: 1;
  transition: color 0.2s;
}

.blog-modal-close:hover {
  color: #C5A95E;
}

.blog-modal-body h2 {
  font-size: 32px;
  margin-bottom: 8px;
  line-height: 1.25;
}

.blog-modal-body .modal-meta {
  font-size: 13px;
  color: #999;
  margin-bottom: 32px;
}

.blog-modal-body .modal-category {
  color: #C5A95E;
  font-weight: 600;
}

.blog-modal-body p {
  margin-bottom: 18px;
  font-size: 16px;
  line-height: 1.8;
  color: #444;
}

.blog-modal-body h3 {
  margin-top: 32px;
  margin-bottom: 12px;
  font-size: 22px;
}

/* --- CONTACT --- */
.section-contact {
  background: #231F20;
  color: #FFFFFF;
  padding: 100px 0;
}

.section-contact h2 {
  color: #FFFFFF;
}

.section-contact .section-intro {
  color: rgba(255, 255, 255, 0.7);
}

.contact-ctas {
  display: flex;
  gap: 20px;
  justify-content: center;
  flex-wrap: wrap;
  margin-bottom: 40px;
}

.contact-form-wrapper {
  background: rgba(255, 255, 255, 0.05);
  border: 1px solid rgba(255, 255, 255, 0.1);
}

.contact-form-wrapper label {
  color: rgba(255, 255, 255, 0.85);
}

.contact-form-wrapper input,
.contact-form-wrapper textarea {
  background: rgba(255, 255, 255, 0.08);
  border-color: rgba(255, 255, 255, 0.2);
  color: #FFFFFF;
}

/* --- FOOTER --- */
.site-footer {
  background: #0f0e0e;
  color: rgba(255, 255, 255, 0.65);
  padding: 60px 0 40px;
  text-align: center;
}

.footer-brand {
  margin-bottom: 16px;
}

.footer-agent {
  display: block;
  font-family: 'Playfair Display', serif;
  font-size: 22px;
  font-weight: 700;
  color: #FFFFFF;
}

.footer-brokerage {
  display: block;
  font-size: 12px;
  font-weight: 500;
  color: #C5A95E;
  letter-spacing: 1.5px;
  text-transform: uppercase;
  margin-top: 2px;
}

.footer-contact {
  margin-bottom: 20px;
  font-size: 14px;
}

.footer-contact a {
  color: rgba(255, 255, 255, 0.8);
  transition: color 0.2s;
}

.footer-contact a:hover {
  color: #C5A95E;
}

.footer-divider {
  margin: 0 12px;
  color: rgba(255, 255, 255, 0.3);
}

.footer-nav {
  display: flex;
  justify-content: center;
  flex-wrap: wrap;
  gap: 8px 24px;
  margin-bottom: 24px;
}

.footer-nav a {
  font-size: 13px;
  font-weight: 500;
  color: rgba(255, 255, 255, 0.6);
  transition: color 0.2s;
}

.footer-nav a:hover {
  color: #C5A95E;
}

.footer-attribution {
  margin-bottom: 24px;
}

.footer-attribution a {
  font-size: 12px;
  color: rgba(255, 255, 255, 0.45);
  transition: color 0.2s;
}

.footer-attribution a:hover {
  color: #C5A95E;
}

.footer-disclaimer {
  border-top: 1px solid rgba(255, 255, 255, 0.08);
  padding-top: 24px;
}

.footer-disclaimer p {
  font-size: 12px;
  line-height: 1.6;
  color: rgba(255, 255, 255, 0.4);
  margin-bottom: 6px;
}

.footer-eho {
  font-weight: 600;
  color: rgba(255, 255, 255, 0.5) !important;
}

/* --- SCROLL REVEAL --- */
.relo-section.reveal {
  opacity: 1 !important;
  transform: none !important;
}

.reveal {
  opacity: 0;
  transform: translateY(30px);
  transition: opacity 0.7s ease, transform 0.7s ease;
}

.reveal.visible {
  opacity: 1;
  transform: translateY(0);
}

/* ============================================================
   RESPONSIVE
   ============================================================ */

@media (max-width: 1024px) {
  .region-grid {
    grid-template-columns: 1fr;
    gap: 40px;
  }

  .region-stats {
    position: static;
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 12px;
  }

  .about-grid {
    grid-template-columns: 1fr;
    gap: 40px;
  }

  .about-credentials {
    position: static;
    display: grid;
    grid-template-columns: repeat(2, 1fr);
    gap: 12px;
  }
}

@media (max-width: 900px) {
  .region-cards {
    grid-template-columns: 1fr;
    gap: 20px;
  }

  .blog-grid {
    grid-template-columns: repeat(2, 1fr);
    gap: 20px;
  }

  .property-grid {
    grid-template-columns: 1fr;
  }
}

@media (max-width: 768px) {
  /* Mobile nav rules consolidated into the @media (max-width: 1024px) block below to avoid conflicts. */
  .drop-arrow { display: none; }

  /* Sections */
  .section {
    padding: 64px 0;
  }

  .region-hero-img {
    height: 280px;
  }

  .region-stats {
    grid-template-columns: repeat(2, 1fr);
  }

  .about-credentials {
    grid-template-columns: 1fr;
  }

  .about-photo {
    width: 180px;
    height: 180px;
  }

  .contact-agent-header {
    flex-direction: column;
    text-align: center;
    gap: 16px;
  }

  .contact-agent-header .section-heading,
  .contact-agent-header .section-intro {
    text-align: center;
  }

  .blog-grid {
    grid-template-columns: 1fr;
  }

  .form-section {
    padding: 32px 20px;
    margin-top: 40px;
  }

  .form-grid {
    grid-template-columns: 1fr;
  }

  .form-full {
    grid-column: auto;
  }

  .school-cards {
    grid-template-columns: 1fr;
  }

  .contact-ctas {
    flex-direction: column;
    align-items: center;
  }

  .btn-lg {
    width: 100%;
    max-width: 340px;
  }

  .hero-ctas {
    flex-direction: column;
    align-items: center;
  }

  .hero-ctas .btn {
    width: 100%;
    max-width: 300px;
  }

  /* Blog Modal */
  .blog-modal {
    padding: 20px 12px;
  }

  .blog-modal-content {
    padding: 32px 20px;
  }

  .blog-modal-body h2 {
    font-size: 24px;
  }

  .section-heading {
    font-size: clamp(26px, 5vw, 36px);
  }
}

@media (max-width: 480px) {
  .nav-container {
    height: 64px;
  }

  .brand-name {
    font-size: 17px;
  }

  .brand-brokerage {
    font-size: 10px;
  }

  .hero-badge {
    font-size: 10px;
    letter-spacing: 2px;
    padding: 6px 14px;
  }

  .stat-card {
    padding: 14px 16px;
  }

  .stat-number {
    font-size: 22px;
  }

  .stat-label {
    font-size: 11px;
  }
}

/* Form Success Message */
.form-success {
  text-align: center;
  padding: 48px 24px;
}
.form-success svg {
  margin: 0 auto;
}

/* ---- Video Gallery ---- */
.video-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.5rem;
}
.video-card {
  background: #fff;
  border-radius: 12px;
  overflow: hidden;
  box-shadow: 0 2px 12px rgba(0,0,0,0.08);
  transition: transform 0.25s, box-shadow 0.25s;
}
.video-card:hover {
  transform: translateY(-4px);
  box-shadow: 0 8px 24px rgba(0,0,0,0.12);
}
.video-wrapper {
  position: relative;
  width: 100%;
  background: #000;
  cursor: pointer;
  overflow: hidden;
}
.video-wrapper video {
  width: 100%;
  display: block;
  aspect-ratio: 16/9;
  object-fit: cover;
  pointer-events: none;
}
/* Play button overlay */
.video-play-overlay {
  position: absolute;
  inset: 0;
  display: flex;
  align-items: center;
  justify-content: center;
  background: rgba(0,0,0,0.15);
  transition: background 0.25s;
}
.video-wrapper:hover .video-play-overlay {
  background: rgba(0,0,0,0.3);
}
.play-icon {
  width: 64px;
  height: 64px;
  filter: drop-shadow(0 2px 8px rgba(0,0,0,0.3));
  transition: transform 0.2s;
}
.video-wrapper:hover .play-icon {
  transform: scale(1.1);
}
/* Video Modal */
.video-modal {
  display: none;
  position: fixed;
  inset: 0;
  z-index: 10000;
  align-items: center;
  justify-content: center;
}
.video-modal.active {
  display: flex;
}
.video-modal-overlay {
  position: absolute;
  inset: 0;
  background: rgba(0,0,0,0.88);
  animation: fadeIn 0.25s;
}
.video-modal-content {
  position: relative;
  z-index: 1;
  width: 92%;
  max-width: 960px;
  animation: scaleIn 0.3s cubic-bezier(0.16, 1, 0.3, 1);
}
.video-modal-content video {
  width: 100%;
  display: block;
  border-radius: 8px;
  box-shadow: 0 12px 48px rgba(0,0,0,0.5);
  background: #000;
}
.video-modal-close {
  position: absolute;
  top: -44px;
  right: 0;
  background: none;
  border: none;
  color: #fff;
  font-size: 2rem;
  cursor: pointer;
  width: 40px;
  height: 40px;
  display: flex;
  align-items: center;
  justify-content: center;
  opacity: 0.7;
  transition: opacity 0.2s;
}
.video-modal-close:hover {
  opacity: 1;
}
@keyframes fadeIn {
  from { opacity: 0; } to { opacity: 1; }
}
@keyframes scaleIn {
  from { opacity: 0; transform: scale(0.92); } to { opacity: 1; transform: scale(1); }
}
.video-info {
  padding: 1.2rem 1.4rem 1.4rem;
}
.video-info h4 {
  font-size: 1.05rem;
  font-weight: 700;
  color: #231F20;
  margin: 0 0 0.35rem;
  line-height: 1.35;
}
.video-date {
  display: inline-block;
  font-size: 0.78rem;
  font-weight: 600;
  color: #C5A95E;
  text-transform: uppercase;
  letter-spacing: 0.04em;
  margin-bottom: 0.5rem;
}
.video-info p {
  font-size: 0.88rem;
  color: #555;
  line-height: 1.5;
  margin: 0;
}
@media (max-width: 900px) {
  .video-grid {
    grid-template-columns: repeat(2, 1fr);
  }
}
@media (max-width: 600px) {
  .video-grid {
    grid-template-columns: 1fr;
  }
}

/* ---- Region Cross-Links ---- */
.region-links {
  display: flex;
  align-items: center;
  justify-content: center;
  flex-wrap: wrap;
  gap: 0.5rem 1.2rem;
}
.region-links-label {
  font-size: 0.85rem;
  font-weight: 700;
  color: #C5A95E;
  text-transform: uppercase;
  letter-spacing: 0.04em;
}
.region-links a {
  font-size: 0.9rem;
  color: #5a5652;
  text-decoration: none;
  border-bottom: 1px solid rgba(197,169,94,0.4);
  padding-bottom: 1px;
  transition: color 0.2s, border-color 0.2s;
}
.region-links a:hover {
  color: #C5A95E;
  border-color: #C5A95E;
}

/* ---- Resources & Guides Section ---- */
.resource-row-heading {
  color: #C5A95E;
  font-size: 1.25rem;
  font-weight: 700;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  margin: 2.5rem 0 1.2rem;
  padding-bottom: 0.5rem;
  border-bottom: 2px solid rgba(197,169,94,0.25);
}
.resource-row-heading:first-of-type {
  margin-top: 0;
}
.resource-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.25rem;
  margin-bottom: 1rem;
}
.resource-card {
  display: block;
  background: rgba(255,255,255,0.05);
  border: 1px solid rgba(197,169,94,0.18);
  border-radius: 12px;
  padding: 1.8rem 1.5rem;
  text-decoration: none;
  color: #fff;
  transition: transform 0.25s, border-color 0.25s, background 0.25s;
}
.resource-card:hover {
  transform: translateY(-4px);
  border-color: #C5A95E;
  background: rgba(197,169,94,0.08);
}
.resource-card h4 {
  font-size: 1.15rem;
  font-weight: 700;
  margin: 0 0 0.5rem;
  color: #fff;
}
.resource-card p {
  font-size: 0.92rem;
  line-height: 1.55;
  color: rgba(255,255,255,0.72);
  margin: 0 0 0.75rem;
}
.resource-card-sm {
  padding: 1.2rem 1.3rem;
}
.resource-card-sm h4 {
  font-size: 1.02rem;
  margin-bottom: 0.25rem;
}
.resource-card-sm p {
  font-size: 0.85rem;
  margin-bottom: 0;
}
.resource-icon {
  font-size: 2rem;
  margin-bottom: 0.75rem;
  line-height: 1;
}
.resource-tag {
  display: inline-block;
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  background: rgba(197,169,94,0.18);
  color: #C5A95E;
  padding: 4px 10px;
  border-radius: 4px;
}
@media (max-width: 900px) {
  .resource-grid {
    grid-template-columns: repeat(2, 1fr);
  }
}
@media (max-width: 600px) {
  .resource-grid {
    grid-template-columns: 1fr;
  }
}

/* Nav Search CTA */
/* Tools dropdown */
.nav-dropdown {
  position: relative;
  display: inline-block;
}
.nav-link-drop {
  cursor: pointer;
}
.drop-arrow {
  font-size: 9px;
  margin-left: 4px;
  color: #C5A95E;
  opacity: 0.75;
  font-weight: 400;
  display: inline-block;
}
.nav-dropdown-menu {
  display: none;
  position: absolute;
  top: 100%;
  left: 50%;
  transform: translateX(-50%);
  background: #1a1a1a;
  border: 1px solid rgba(197,169,94,0.3);
  border-radius: 6px;
  padding: 8px 0;
  min-width: 180px;
  z-index: 9999;
  box-shadow: 0 8px 24px rgba(0,0,0,0.6);
}
.nav-dropdown:hover .nav-dropdown-menu {
  display: block;
}
.nav-dropdown-menu a {
  display: block;
  padding: 10px 20px;
  color: #ffffff;
  font-family: 'Inter', sans-serif;
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 0.5px;
  text-transform: uppercase;
  text-decoration: none;
  transition: color 0.2s, background 0.2s;
}
.nav-dropdown-menu a:hover {
  color: #C5A95E;
  background: rgba(197,169,94,0.1);
}

.nav-link-cta {
  background: transparent;
  color: #C5A95E !important;
  border: 1px solid #C5A95E;
  padding: 9px 16px !important;
  border-radius: 0;
  font-weight: 500;
  font-size: 11.5px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  margin-left: auto;
  transition: background 0.25s ease, color 0.25s ease;
  display: inline-flex;
  align-items: center;
  gap: 8px;
  white-space: nowrap;
}
.nav-link-cta::after {
  content: "\2192";
  font-size: 13px;
  line-height: 1;
  transform: translateY(-1px);
  transition: transform 0.25s ease;
}
.nav-link-cta:hover {
  background: #C5A95E;
  color: #111 !important;
}
.nav-link-cta:hover::after {
  transform: translate(2px, -1px);
}

/* ============================================================
   ONE LUXE — LUXURY DIVISION SECTION
   Premium dark theme with gold accents
   ============================================================ */

.luxe-section {
  background: #0d0d0d;
  color: #e8e4dc;
  padding: 100px 0 80px;
  position: relative;
  overflow: hidden;
}

.luxe-section::before {
  content: '';
  position: absolute;
  top: 0;
  left: 0;
  right: 0;
  height: 1px;
  background: linear-gradient(90deg, transparent, #C5A95E, transparent);
}

/* --- NAV LINK LUXE STYLE (deprecated — kept for safety on any cached link) --- */
.nav-link-luxe {
  /* visual styling moved to .nav-link standard treatment; gold reserved for CTA only */
}

/* --- LUXE HERO --- */
.luxe-hero {
  text-align: center;
  max-width: 800px;
  margin: 0 auto 80px;
}

.luxe-hero-badge {
  display: inline-block;
  font-family: 'Inter', sans-serif;
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 4px;
  text-transform: uppercase;
  color: #C5A95E;
  border: 1px solid rgba(197, 169, 94, 0.4);
  padding: 8px 24px;
  margin-bottom: 32px;
}

.luxe-hero-heading {
  font-family: 'Playfair Display', Georgia, serif;
  font-size: clamp(32px, 5vw, 52px);
  font-weight: 700;
  color: #FFFFFF;
  line-height: 1.15;
  margin-bottom: 20px;
}

.luxe-hero-heading em {
  color: #C5A95E;
  font-style: italic;
}

.luxe-hero-sub {
  font-family: 'Inter', sans-serif;
  font-size: 16px;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: rgba(232, 228, 220, 0.6);
  margin-bottom: 24px;
}

.luxe-hero-line {
  width: 60px;
  height: 2px;
  background: #C5A95E;
  margin: 0 auto;
}

/* --- LUXE STATS ROW --- */
.luxe-stats {
  display: grid;
  grid-template-columns: repeat(6, 1fr);
  gap: 24px;
  margin-bottom: 80px;
  padding: 48px 32px;
  background: rgba(197, 169, 94, 0.04);
  border: 1px solid rgba(197, 169, 94, 0.15);
}

.luxe-stat {
  text-align: center;
}

.luxe-stat-num {
  display: block;
  font-family: 'Playfair Display', Georgia, serif;
  font-size: 32px;
  font-weight: 700;
  color: #C5A95E;
  margin-bottom: 8px;
}

.luxe-stat-label {
  font-family: 'Inter', sans-serif;
  font-size: 12px;
  letter-spacing: 0.5px;
  color: rgba(232, 228, 220, 0.6);
  line-height: 1.5;
}

/* --- LUXE AGENT --- */
.luxe-agent {
  display: flex;
  gap: 48px;
  align-items: center;
  margin-bottom: 80px;
  padding: 48px;
  background: rgba(255, 255, 255, 0.03);
  border: 1px solid rgba(197, 169, 94, 0.15);
}

.luxe-agent-photo {
  flex: 0 0 280px;
}

.luxe-agent-photo img {
  width: 280px;
  height: 280px;
  object-fit: cover;
  object-position: center top;
  border-radius: 0;
  border: 2px solid rgba(197, 169, 94, 0.3);
  filter: grayscale(10%);
}

.luxe-agent-content {
  flex: 1;
}

.luxe-agent-badge {
  font-family: 'Inter', sans-serif;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 3px;
  text-transform: uppercase;
  color: #C5A95E;
  margin-bottom: 12px;
}

.luxe-agent h3 {
  font-family: 'Playfair Display', Georgia, serif;
  font-size: 32px;
  color: #FFFFFF;
  margin-bottom: 8px;
}

.luxe-agent h3 em {
  color: #C5A95E;
}

.luxe-agent-title {
  font-size: 14px;
  color: rgba(232, 228, 220, 0.6);
  margin-bottom: 24px;
  letter-spacing: 0.5px;
}

.luxe-credentials {
  margin-bottom: 24px;
}

.luxe-cred {
  font-size: 14px;
  line-height: 1.7;
  color: #e8e4dc;
  padding: 4px 0;
  border-bottom: 1px solid rgba(197, 169, 94, 0.08);
}

.luxe-cred strong {
  color: #C5A95E;
}

.luxe-agent-exp {
  display: flex;
  gap: 24px;
  flex-wrap: wrap;
  margin-top: 16px;
}

.luxe-agent-exp span {
  font-family: 'Inter', sans-serif;
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 1px;
  text-transform: uppercase;
  color: rgba(232, 228, 220, 0.5);
  padding: 6px 16px;
  border: 1px solid rgba(197, 169, 94, 0.2);
}

/* --- SHARED SECTION STYLES --- */
.luxe-section-heading {
  font-family: 'Playfair Display', Georgia, serif;
  font-size: clamp(26px, 3.5vw, 38px);
  color: #FFFFFF;
  text-align: center;
  margin-bottom: 16px;
}

.luxe-section-heading em {
  color: #C5A95E;
  font-style: italic;
}

.luxe-section-intro {
  text-align: center;
  max-width: 720px;
  margin: 0 auto 40px;
  font-size: 16px;
  color: rgba(232, 228, 220, 0.65);
  line-height: 1.7;
}

.luxe-quote {
  text-align: center;
  font-family: 'Playfair Display', Georgia, serif;
  font-size: 18px;
  font-style: italic;
  color: rgba(232, 228, 220, 0.75);
  max-width: 700px;
  margin: 40px auto 0;
  padding: 24px 32px;
  border-left: 3px solid #C5A95E;
  text-align: left;
  background: rgba(197, 169, 94, 0.04);
}

.luxe-quote cite {
  display: block;
  font-family: 'Inter', sans-serif;
  font-size: 12px;
  font-style: normal;
  color: #C5A95E;
  letter-spacing: 1px;
  margin-top: 12px;
}

/* --- DESIGNATION COMPARE --- */
.luxe-designation {
  margin-bottom: 80px;
}

.luxe-compare {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 24px;
  max-width: 800px;
  margin: 0 auto;
}

.luxe-compare-col {
  padding: 32px;
}

.luxe-compare-col h4 {
  font-family: 'Inter', sans-serif;
  font-size: 14px;
  font-weight: 700;
  letter-spacing: 2px;
  text-transform: uppercase;
  margin-bottom: 20px;
  padding-bottom: 12px;
  border-bottom: 2px solid;
}

.luxe-compare-without {
  background: rgba(255, 255, 255, 0.03);
  border: 1px solid rgba(255, 255, 255, 0.08);
}

.luxe-compare-without h4 {
  color: rgba(232, 228, 220, 0.5);
  border-bottom-color: rgba(232, 228, 220, 0.15);
}

.luxe-compare-without ul li {
  color: rgba(232, 228, 220, 0.45);
}

.luxe-compare-with {
  background: rgba(197, 169, 94, 0.06);
  border: 1px solid rgba(197, 169, 94, 0.25);
}

.luxe-compare-with h4 {
  color: #C5A95E;
  border-bottom-color: #C5A95E;
}

.luxe-compare-col ul {
  list-style: none;
  padding: 0;
}

.luxe-compare-col ul li {
  font-size: 14px;
  line-height: 1.7;
  padding: 6px 0;
  padding-left: 20px;
  position: relative;
}

.luxe-compare-without ul li::before {
  content: '\2013';
  position: absolute;
  left: 0;
  color: rgba(232, 228, 220, 0.3);
}

.luxe-compare-with ul li::before {
  content: '\2713';
  position: absolute;
  left: 0;
  color: #C5A95E;
  font-weight: 700;
}

/* --- MLS ADVANTAGE --- */
.luxe-mls {
  margin-bottom: 80px;
}

.luxe-mls-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 20px;
  margin-bottom: 24px;
}

.luxe-mls-card {
  padding: 28px 24px;
  background: rgba(197, 169, 94, 0.04);
  border: 1px solid rgba(197, 169, 94, 0.15);
  text-align: center;
}

.luxe-mls-card h4 {
  font-family: 'Inter', sans-serif;
  font-size: 13px;
  font-weight: 700;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: #C5A95E;
  margin-bottom: 10px;
}

.luxe-mls-card p {
  font-size: 13px;
  color: rgba(232, 228, 220, 0.55);
  line-height: 1.6;
}

.luxe-mls-note {
  text-align: center;
  font-size: 14px;
  color: rgba(232, 228, 220, 0.5);
  font-style: italic;
  max-width: 700px;
  margin: 0 auto;
}

/* --- MARKET DATA --- */
.luxe-data {
  margin-bottom: 80px;
}

.luxe-data-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 20px;
}

.luxe-data-card {
  padding: 32px 24px;
  background: rgba(255, 255, 255, 0.03);
  border: 1px solid rgba(197, 169, 94, 0.12);
  text-align: center;
}

.luxe-data-num {
  display: block;
  font-family: 'Playfair Display', Georgia, serif;
  font-size: 36px;
  font-weight: 700;
  color: #C5A95E;
  margin-bottom: 12px;
}

.luxe-data-label {
  font-size: 13px;
  color: rgba(232, 228, 220, 0.55);
  line-height: 1.6;
}

/* --- BUYER PROFILES --- */
.luxe-buyers {
  margin-bottom: 80px;
}

.luxe-buyer-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
}

.luxe-buyer-card {
  padding: 32px;
  background: rgba(197, 169, 94, 0.04);
  border: 1px solid rgba(197, 169, 94, 0.12);
}

.luxe-buyer-card h4 {
  font-family: 'Playfair Display', Georgia, serif;
  font-size: 20px;
  color: #FFFFFF;
  margin-bottom: 12px;
}

.luxe-buyer-card p {
  font-size: 14px;
  color: rgba(232, 228, 220, 0.6);
  line-height: 1.7;
}

/* --- PRIORITIES --- */
.luxe-priorities {
  margin-bottom: 80px;
}

.luxe-priority-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 20px;
}

.luxe-priority-card {
  padding: 28px 24px;
  background: rgba(255, 255, 255, 0.03);
  border: 1px solid rgba(197, 169, 94, 0.1);
  text-align: center;
}

.luxe-priority-icon {
  font-size: 20px;
  color: #C5A95E;
  margin-bottom: 12px;
}

.luxe-priority-card h4 {
  font-family: 'Inter', sans-serif;
  font-size: 14px;
  font-weight: 700;
  color: #FFFFFF;
  margin-bottom: 10px;
  letter-spacing: 0.5px;
}

.luxe-priority-card p {
  font-size: 13px;
  color: rgba(232, 228, 220, 0.55);
  line-height: 1.6;
}

/* --- MARKETING SYSTEM --- */
.luxe-marketing {
  margin-bottom: 80px;
}

.luxe-marketing-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 24px;
}

.luxe-marketing-card {
  padding: 36px 32px;
  background: rgba(255, 255, 255, 0.03);
  border: 1px solid rgba(197, 169, 94, 0.12);
  position: relative;
}

.luxe-marketing-phase {
  font-family: 'Inter', sans-serif;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 3px;
  text-transform: uppercase;
  color: #C5A95E;
  margin-bottom: 12px;
}

.luxe-marketing-card h4 {
  font-family: 'Playfair Display', Georgia, serif;
  font-size: 22px;
  color: #FFFFFF;
  margin-bottom: 14px;
}

.luxe-marketing-card p {
  font-size: 14px;
  color: rgba(232, 228, 220, 0.6);
  line-height: 1.7;
}

/* --- SECURITY --- */
.luxe-security {
  margin-bottom: 80px;
}

.luxe-security-list {
  max-width: 700px;
  margin: 0 auto;
}

.luxe-security-item {
  font-size: 15px;
  line-height: 1.7;
  color: #e8e4dc;
  padding: 14px 0;
  border-bottom: 1px solid rgba(197, 169, 94, 0.1);
  padding-left: 24px;
  position: relative;
}

.luxe-security-item::before {
  content: '\25B8';
  position: absolute;
  left: 0;
  color: #C5A95E;
}

.luxe-security-item strong {
  color: #FFFFFF;
}

/* --- PRICING --- */
.luxe-pricing {
  margin-bottom: 80px;
}

.luxe-pricing-stats {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
  max-width: 700px;
  margin: 0 auto 40px;
}

.luxe-pricing-stat {
  text-align: center;
  padding: 28px 20px;
  background: rgba(197, 169, 94, 0.06);
  border: 1px solid rgba(197, 169, 94, 0.2);
}

.luxe-pricing-num {
  display: block;
  font-family: 'Playfair Display', Georgia, serif;
  font-size: 40px;
  font-weight: 700;
  color: #C5A95E;
  margin-bottom: 8px;
}

.luxe-pricing-label {
  font-size: 13px;
  color: rgba(232, 228, 220, 0.55);
  line-height: 1.5;
}

.luxe-pricing-how {
  font-family: 'Inter', sans-serif;
  font-size: 14px;
  font-weight: 700;
  letter-spacing: 1px;
  text-transform: uppercase;
  color: #C5A95E;
  text-align: center;
  margin-bottom: 24px;
}

.luxe-pricing-steps {
  max-width: 600px;
  margin: 0 auto;
}

.luxe-pricing-step {
  display: flex;
  align-items: flex-start;
  gap: 16px;
  padding: 12px 0;
  font-size: 14px;
  color: rgba(232, 228, 220, 0.7);
  line-height: 1.6;
  border-bottom: 1px solid rgba(197, 169, 94, 0.06);
}

.luxe-pricing-step span {
  flex: 0 0 28px;
  height: 28px;
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: 'Playfair Display', Georgia, serif;
  font-size: 14px;
  font-weight: 700;
  color: #C5A95E;
  border: 1px solid rgba(197, 169, 94, 0.3);
  border-radius: 50%;
}

/* --- PROMISE --- */
.luxe-promise {
  margin-bottom: 80px;
  padding: 48px;
  background: rgba(197, 169, 94, 0.04);
  border: 1px solid rgba(197, 169, 94, 0.15);
}

.luxe-promise-list {
  max-width: 700px;
  margin: 0 auto;
}

.luxe-promise-item {
  font-size: 15px;
  color: #e8e4dc;
  line-height: 1.7;
  padding: 10px 0 10px 28px;
  position: relative;
  border-bottom: 1px solid rgba(197, 169, 94, 0.08);
}

.luxe-promise-item::before {
  content: '\2713';
  position: absolute;
  left: 0;
  color: #C5A95E;
  font-weight: 700;
}

.luxe-promise-tagline {
  text-align: center;
  font-family: 'Playfair Display', Georgia, serif;
  font-size: 24px;
  font-style: italic;
  color: #C5A95E;
  margin-top: 32px;
}

/* --- STEPS FLOW --- */
.luxe-steps {
  margin-bottom: 60px;
}

.luxe-steps-flow {
  display: flex;
  align-items: flex-start;
  justify-content: center;
  gap: 12px;
  flex-wrap: wrap;
}

.luxe-step-card {
  flex: 0 0 160px;
  text-align: center;
  padding: 24px 16px;
  background: rgba(255, 255, 255, 0.03);
  border: 1px solid rgba(197, 169, 94, 0.12);
}

.luxe-step-num {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 36px;
  height: 36px;
  font-family: 'Playfair Display', Georgia, serif;
  font-size: 18px;
  font-weight: 700;
  color: #0d0d0d;
  background: #C5A95E;
  border-radius: 50%;
  margin-bottom: 12px;
}

.luxe-step-card h4 {
  font-family: 'Inter', sans-serif;
  font-size: 13px;
  font-weight: 700;
  letter-spacing: 1px;
  text-transform: uppercase;
  color: #FFFFFF;
  margin-bottom: 8px;
}

.luxe-step-card p {
  font-size: 12px;
  color: rgba(232, 228, 220, 0.5);
  line-height: 1.5;
}

.luxe-step-arrow {
  font-size: 20px;
  color: rgba(197, 169, 94, 0.4);
  align-self: center;
  margin-top: 10px;
}

/* --- LUXURY FORM --- */
.luxe-form {
  background: rgba(255, 255, 255, 0.03) !important;
  border: 1px solid rgba(197, 169, 94, 0.2) !important;
  padding: 48px !important;
}

.luxe-form .form-heading {
  color: #FFFFFF;
}

.luxe-form .form-heading em {
  color: #C5A95E;
}

.luxe-form .form-intro {
  color: rgba(232, 228, 220, 0.6);
}

.luxe-form label {
  color: rgba(232, 228, 220, 0.7);
}

.luxe-form input,
.luxe-form select,
.luxe-form textarea {
  background: rgba(255, 255, 255, 0.06);
  border: 1px solid rgba(197, 169, 94, 0.2);
  color: #FFFFFF;
}

.luxe-form input:focus,
.luxe-form select:focus,
.luxe-form textarea:focus {
  border-color: #C5A95E;
  outline: none;
  box-shadow: 0 0 0 2px rgba(197, 169, 94, 0.15);
}

.luxe-form input::placeholder,
.luxe-form textarea::placeholder {
  color: rgba(232, 228, 220, 0.3);
}

.luxe-form .form-trust {
  color: rgba(232, 228, 220, 0.4);
}

.luxe-form select option {
  background: #1a1a1a;
  color: #e8e4dc;
}

/* --- RESPONSIVE: LUXURY --- */
@media (max-width: 1024px) {
  .luxe-stats {
    grid-template-columns: repeat(3, 1fr);
  }
  .luxe-mls-grid,
  .luxe-data-grid,
  .luxe-priority-grid {
    grid-template-columns: repeat(2, 1fr);
  }
}

@media (max-width: 768px) {
  .luxe-section {
    padding: 72px 0 60px;
  }
  .luxe-stats {
    grid-template-columns: repeat(2, 1fr);
    padding: 32px 20px;
  }
  .luxe-agent {
    flex-direction: column;
    text-align: center;
    padding: 32px 24px;
  }
  .luxe-agent-photo {
    flex: 0 0 auto;
  }
  .luxe-agent-photo img {
    width: 220px;
    height: 220px;
    margin: 0 auto;
  }
  .luxe-agent-exp {
    justify-content: center;
  }
  .luxe-compare {
    grid-template-columns: 1fr;
  }
  .luxe-mls-grid,
  .luxe-data-grid,
  .luxe-buyer-grid,
  .luxe-priority-grid {
    grid-template-columns: 1fr;
  }
  .luxe-marketing-grid {
    grid-template-columns: 1fr;
  }
  .luxe-pricing-stats {
    grid-template-columns: 1fr;
    max-width: 280px;
  }
  .luxe-promise {
    padding: 32px 24px;
  }
  .luxe-steps-flow {
    flex-direction: column;
    align-items: center;
  }
  .luxe-step-arrow {
    transform: rotate(90deg);
    margin-top: 0;
  }
  .luxe-step-card {
    flex: 0 0 auto;
    width: 100%;
    max-width: 280px;
  }
  .luxe-form {
    padding: 32px 20px !important;
  }
  .luxe-hero {
    margin-bottom: 48px;
  }
  .luxe-designation,
  .luxe-mls,
  .luxe-data,
  .luxe-buyers,
  .luxe-priorities,
  .luxe-marketing,
  .luxe-security,
  .luxe-pricing,
  .luxe-promise {
    margin-bottom: 56px;
  }
}

/* ============================================================
   AWARDS BANNER
   ============================================================ */
.awards-banner-wrapper {
  max-width: 1000px;
  margin: 1.5rem auto 0;
  border-radius: 12px;
  overflow: hidden;
  box-shadow: 0 4px 24px rgba(0,0,0,0.08);
}
.awards-banner-img {
  width: 100%;
  height: auto;
  display: block;
}
.luxe-awards {
  margin-top: 3rem;
  padding-top: 2rem;
  border-top: 1px solid rgba(183,152,105,0.2);
}
.about-awards .awards-banner-wrapper {
  max-width: 900px;
}

/* ── Relocation Intake Form ── */
.relo-section {
  margin-top: 4rem;
  padding: 3rem 2.5rem;
  background: linear-gradient(135deg, #1a2634 0%, #0f1922 100%);
  border-radius: 16px;
  border: 1px solid rgba(183,152,105,0.25);
  position: relative;
  overflow: hidden;
}
.relo-section::before {
  content: '';
  position: absolute;
  top: 0; left: 0; right: 0;
  height: 4px;
  background: linear-gradient(90deg, #b79869, #d4b88a, #b79869);
}
.relo-header {
  text-align: center;
  margin-bottom: 2.5rem;
}
.relo-badge {
  display: inline-block;
  background: rgba(183,152,105,0.15);
  color: #d4b88a;
  font-family: 'DM Sans', sans-serif;
  font-size: 0.8rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  padding: 0.4rem 1.2rem;
  border-radius: 100px;
  border: 1px solid rgba(183,152,105,0.3);
  margin-bottom: 1.2rem;
}
.relo-heading {
  font-family: 'Playfair Display', serif;
  font-size: 1.8rem;
  color: #fff;
  font-weight: 700;
  margin-bottom: 1rem;
  line-height: 1.3;
}
.relo-heading em {
  font-style: italic;
  color: #d4b88a;
}
.relo-intro {
  color: rgba(255,255,255,0.7);
  font-size: 1rem;
  line-height: 1.7;
  max-width: 700px;
  margin: 0 auto;
}
.relo-form .form-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1.2rem;
}
.relo-form .form-group label {
  color: rgba(255,255,255,0.85);
}
.relo-form .label-hint {
  font-weight: 400;
  color: rgba(255,255,255,0.5);
  font-size: 0.85rem;
}
.checkbox-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0.6rem 1.5rem;
  margin-top: 0.5rem;
}
.checkbox-label {
  display: flex;
  align-items: center;
  gap: 0.5rem;
  color: rgba(255,255,255,0.8);
  font-size: 0.95rem;
  cursor: pointer;
  font-weight: 400;
}
.checkbox-label input[type="checkbox"] {
  accent-color: #b79869;
  width: 16px;
  height: 16px;
  cursor: pointer;
}
@media (max-width: 640px) {
  .relo-section {
    padding: 2rem 1.2rem;
    margin-top: 3rem;
  }
  .relo-heading {
    font-size: 1.4rem;
  }
  .relo-form .form-grid {
    grid-template-columns: 1fr;
  }
  .checkbox-grid {
    grid-template-columns: 1fr;
  }
}

/* ============================================================
   PHASE 9 NAV RESTRUCTURE — premium typography + visual upgrades
   These rules OVERRIDE the earlier .nav-* rules above.
   ============================================================ */

/* Brand block upgrade */
.brand-name { font-family: 'Playfair Display', serif; font-size: 22px; font-weight: 600; color: #FFFFFF; line-height: 1.15; letter-spacing: 0.01em; }
.brand-brokerage { font-family: 'Inter', sans-serif; font-size: 10px; font-weight: 500; color: #C9A96E; letter-spacing: 0.15em; text-transform: uppercase; line-height: 1.2; margin-top: 4px; }

/* Frosted-glass scroll state — extends existing .site-header.scrolled */
.site-header { background: rgba(17, 17, 17, 1); transition: background 300ms ease, backdrop-filter 300ms ease, box-shadow 300ms ease; }
.site-header.scrolled { background: rgba(17, 17, 17, 0.85); backdrop-filter: blur(12px); -webkit-backdrop-filter: blur(12px); box-shadow: 0 2px 20px rgba(0, 0, 0, 0.35); }

/* Nav menu spacing — 7 items distributed evenly: ABOUT flush left after logo, RESOURCES flush right */
.nav-menu { display: flex; align-items: center; flex: 1; justify-content: space-between; margin-left: 48px; padding-right: 8px; }

/* Top-level nav items — premium typography */
.nav-link {
  font-family: 'Inter', sans-serif;
  font-size: 17px;
  font-weight: 500;
  letter-spacing: 0.05em;
  text-transform: uppercase;
  color: #FFFFFF;
  padding: 1rem 1.25rem;
  white-space: nowrap;
  position: relative;
  transition: color 200ms ease;
  display: inline-flex;
  align-items: center;
  gap: 6px;
  border-radius: 0;
  /* Stagger fade-in on initial load */
  opacity: 0;
  transform: translateY(-8px);
  animation: navFadeIn 600ms cubic-bezier(0.4, 0, 0.2, 1) forwards;
  animation-delay: calc(var(--nav-index, 0) * 50ms);
}
.nav-dropdown { --nav-index: 0; }
.nav-dropdown > .nav-link {
  animation: navFadeIn 600ms cubic-bezier(0.4, 0, 0.2, 1) forwards;
  animation-delay: calc(var(--nav-index, 0) * 50ms);
}

@keyframes navFadeIn {
  to { opacity: 1; transform: translateY(0); }
}

.nav-link:hover { color: #C9A96E; }
.nav-link.active { color: #C9A96E; }

/* Gold underline reveal */
.nav-link::after {
  content: "";
  position: absolute;
  left: 1.25rem;
  right: 1.25rem;
  bottom: 0.6rem;
  height: 2px;
  background: #C9A96E;
  transform: scaleX(0);
  transform-origin: left center;
  transition: transform 250ms cubic-bezier(0.4, 0, 0.2, 1);
}
.nav-link:hover::after,
.nav-link.active::after { transform: scaleX(1); }

/* Animated caret using CSS — rotates 180° when dropdown open */
.drop-arrow {
  display: inline-block;
  width: 0;
  height: 0;
  border-left: 4px solid transparent;
  border-right: 4px solid transparent;
  border-top: 5px solid currentColor;
  transition: transform 200ms ease;
  margin-left: 4px;
  position: relative;
  top: 1px;
}
.nav-dropdown:hover .drop-arrow,
.nav-dropdown.open .drop-arrow,
.nav-link-drop[aria-expanded="true"] .drop-arrow { transform: rotate(180deg); }

/* Dropdown reveal — fade + 6px slide */
.nav-dropdown { position: relative; }
.nav-dropdown-menu {
  position: absolute;
  top: 100%;
  left: 0;
  background: #1a1a1a;
  border-top: 1px solid #C9A96E;
  box-shadow: 0 8px 24px rgba(0, 0, 0, 0.4);
  min-width: 240px;
  padding: 1rem 0;
  opacity: 0;
  visibility: hidden;
  transform: translateY(-6px);
  transition: opacity 250ms ease-out, transform 250ms ease-out, visibility 0s linear 250ms;
  z-index: 1001;
}
.nav-dropdown:hover .nav-dropdown-menu,
.nav-dropdown:focus-within .nav-dropdown-menu,
.nav-dropdown.open .nav-dropdown-menu {
  opacity: 1;
  visibility: visible;
  transform: translateY(0);
  transition: opacity 250ms ease-out, transform 250ms ease-out, visibility 0s linear 0s;
}

.nav-dropdown-menu a {
  display: block;
  font-family: 'Inter', sans-serif;
  font-size: 15px;
  font-weight: 400;
  color: rgba(255, 255, 255, 0.94);
  padding: 0.75rem 1.5rem;
  letter-spacing: 0;
  text-transform: none;
  position: relative;
  transition: color 180ms ease, background 180ms ease, transform 180ms ease;
  border-left: 4px solid transparent;
}
.nav-dropdown-menu a:hover,
.nav-dropdown-menu a:focus {
  color: #C9A96E;
  background: rgba(201, 169, 110, 0.05);
  border-left-color: #C9A96E;
  padding-left: calc(1.5rem - 4px + 4px);
  outline: none;
}

/* Override the earlier ::after underline reveal on dropdown children (they have left-border instead) */
.nav-dropdown-menu a::after { display: none; }

/* Accessibility — focus visible */
.nav-link:focus-visible,
.nav-dropdown-menu a:focus-visible {
  outline: 2px solid #C9A96E;
  outline-offset: 2px;
}

/* Screen-reader-only utility (if not already present) */
.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;
}

/* MOBILE — right-slide drawer */
@media (max-width: 1024px) {
  .nav-toggle { display: flex; }
  .nav-menu {
    position: fixed;
    top: 0;
    right: -100%;
    width: 85%;
    max-width: 420px;
    height: 100vh;
    background: rgba(17, 17, 17, 0.98);
    backdrop-filter: blur(16px);
    -webkit-backdrop-filter: blur(16px);
    flex-direction: column;
    align-items: stretch;
    justify-content: flex-start;
    padding: 84px 0 32px;
    gap: 0;
    margin: 0;
    transition: right 320ms cubic-bezier(0.4, 0, 0.2, 1);
    z-index: 1001;
    overflow-y: auto;
  }
  .nav-menu.active { right: 0; }
  .nav-link {
    width: 100%;
    padding: 1rem 1.75rem;
    font-size: 16px;
    border-bottom: 1px solid rgba(255, 255, 255, 0.08);
    /* Skip stagger on mobile */
    animation: none;
    opacity: 1;
    transform: none;
  }
  .nav-link::after { display: none; }
  .nav-dropdown { width: 100%; }
  .nav-dropdown-menu {
    position: static;
    box-shadow: none;
    border-top: none;
    background: rgba(0, 0, 0, 0.4);
    min-width: 0;
    padding: 0;
    opacity: 1;
    visibility: visible;
    transform: none;
    max-height: 0;
    overflow: hidden;
    transition: max-height 250ms ease;
  }
  .nav-dropdown.open .nav-dropdown-menu { max-height: 600px; }
  .nav-dropdown-menu a {
    padding: 0.9rem 2.5rem;
    font-size: 14px;
    border-left: 4px solid #C9A96E;
    color: rgba(255, 255, 255, 0.85);
  }
  .nav-dropdown-menu a:hover,
  .nav-dropdown-menu a:focus { padding-left: 2.5rem; }
}

/* ============================================================
   NESTED SUBMENU (Search Listings → Triad / Wilkes / High Country)
   Click-to-open flyout (no hover trigger — user explicitly wants click)
   ============================================================ */
.nav-submenu-wrap { position: relative; display: block; }

/* Reset native <button> styles, then style like a menu item */
.nav-submenu-trigger {
  -webkit-appearance: none;
  -moz-appearance: none;
  appearance: none;
  background: transparent;
  border: none;
  border-left: 4px solid transparent;
  width: 100%;
  text-align: left;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 0.5rem;
  font-family: 'Inter', sans-serif;
  font-size: 15px;
  font-weight: 400;
  color: rgba(255, 255, 255, 0.94);
  padding: 0.75rem 1.5rem;
  letter-spacing: 0;
  text-transform: none;
  position: relative;
  transition: color 180ms ease, background 180ms ease;
  cursor: pointer;
  line-height: 1.4;
}
.nav-submenu-trigger:hover,
.nav-submenu-trigger:focus,
.nav-submenu-wrap.open .nav-submenu-trigger {
  color: #C9A96E;
  background: rgba(201, 169, 110, 0.05);
  border-left-color: #C9A96E;
  outline: none;
}
.nav-submenu-trigger::after { display: none; }

.submenu-arrow {
  display: inline-block;
  width: 0;
  height: 0;
  border-top: 4px solid transparent;
  border-bottom: 4px solid transparent;
  border-left: 5px solid currentColor;
  margin-left: 0.5rem;
  transition: transform 250ms ease;
  flex-shrink: 0;
}
.nav-submenu-wrap.open .submenu-arrow,
.nav-submenu-trigger[aria-expanded="true"] .submenu-arrow { transform: rotate(90deg); }

.nav-submenu {
  position: absolute;
  top: 0;
  left: 100%;
  margin-left: 4px;
  background: #1a1a1a;
  border-left: 1px solid #C9A96E;
  border-top: 1px solid #C9A96E;
  box-shadow: 8px 8px 24px rgba(0, 0, 0, 0.4);
  min-width: 320px;
  padding: 1rem 0;
  opacity: 0;
  visibility: hidden;
  pointer-events: none;
  transform: translateX(-6px);
  transition: opacity 250ms ease-out, transform 250ms ease-out, visibility 0s linear 250ms;
  z-index: 1003;
}
.nav-submenu-wrap.open .nav-submenu {
  opacity: 1;
  visibility: visible;
  pointer-events: auto;
  transform: translateX(0);
  transition: opacity 250ms ease-out, transform 250ms ease-out, visibility 0s linear 0s;
}

.nav-submenu a {
  display: block;
  font-family: 'Inter', sans-serif;
  font-size: 14px;
  font-weight: 400;
  color: rgba(255, 255, 255, 0.94);
  padding: 0.75rem 1.5rem;
  letter-spacing: 0;
  text-transform: none;
  position: relative;
  transition: color 180ms ease, background 180ms ease;
  border-left: 4px solid transparent;
}
.nav-submenu a:hover,
.nav-submenu a:focus {
  color: #C9A96E;
  background: rgba(201, 169, 110, 0.05);
  border-left-color: #C9A96E;
  outline: none;
}
.nav-submenu a::after { display: none; }

/* MOBILE — accordion within parent dropdown */
@media (max-width: 1024px) {
  .nav-submenu-wrap { width: 100%; }
  .nav-submenu-trigger {
    padding: 0.9rem 2.5rem;
    font-size: 14px;
    border-left: 4px solid #C9A96E;
    color: rgba(255, 255, 255, 0.85);
  }
  .nav-submenu {
    position: static;
    box-shadow: none;
    border-left: none;
    background: rgba(0, 0, 0, 0.5);
    min-width: 0;
    padding: 0;
    opacity: 1;
    visibility: visible;
    transform: none;
    max-height: 0;
    overflow: hidden;
    transition: max-height 250ms ease;
  }
  .nav-submenu-wrap.open .nav-submenu { max-height: 400px; }
  .nav-submenu a {
    padding: 0.85rem 3.5rem;
    font-size: 13px;
    border-left: 4px solid #C9A96E;
  }
  /* On mobile, rotate arrow downward (90 → already; use 90 for closed, 270 for open) */
  .nav-submenu-wrap.open .submenu-arrow { transform: rotate(90deg); }
  .nav-submenu-wrap .submenu-arrow { transform: rotate(0deg); }
}