/* Bevacqua Real Estate — site styles (original code, matched to the live site's look) */
:root{
  --navy:#042D49; --ink:#1A1A1A; --gray:#848484; --line:#e7e7e7; --soft:#f3f3f3; --sand:#EAE7E0; --white:#fff;
  --head:'Belleza',sans-serif; --body:'Montserrat',sans-serif;
  --pad:96px; --gutter:24px; --max:1240px; --frame:12px; --hdr:96px;
}
@media (max-width:768px){:root{--pad:64px;--gutter:16px;--frame:8px;--hdr:72px}}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;font-family:var(--body);font-size:16px;line-height:1.6;letter-spacing:1px;color:var(--ink);background:var(--white);overflow-x:hidden}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
h1,h2,h3,h4{font-family:var(--head);font-weight:400;line-height:1.2;margin:0 0 16px;letter-spacing:1px;text-transform:uppercase}
h1{font-size:clamp(40px,5.4vw,70px)} h2{font-size:clamp(30px,3.4vw,45px)} h3{font-size:clamp(22px,2.2vw,30px)} h4{font-size:21px}
p{margin:0 0 16px}
.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--gutter)}
.section{padding:var(--pad) 0}
.center{text-align:center}
.eyebrow{font:600 12px var(--body);letter-spacing:2px;text-transform:uppercase;color:var(--gray);margin-bottom:6px;display:block}
.sub{max-width:900px}
.center .sub,.center.sub{margin-left:auto;margin-right:auto}
.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
/* the white frame around full-bleed blocks, as on her site */
main>section.hero,main>section.banner,.tband,.vband,.vid,.connect,.nband,.aband,.pd-map,.pd-slider,.hgrid,.navyband,.carousel{margin-left:var(--frame);margin-right:var(--frame)}

/* buttons (outline, fill on hover) */
.btn{display:inline-block;font:700 14px/1 var(--body);letter-spacing:1.5px;text-transform:uppercase;padding:20px 46px;border:2px solid var(--navy);background:transparent;color:var(--navy);cursor:pointer;transition:background .25s,color .25s;text-align:center}
.btn:hover{background:var(--navy);color:#fff}
.btn--light{border-color:#fff;color:#fff}
.btn--light:hover{background:#fff;color:var(--ink)}
.btn--ghost{}
.btn-row{display:flex;gap:16px;flex-wrap:wrap;justify-content:center;margin-top:32px}
.more{margin-top:48px;text-align:center}
.more--right{text-align:right}

/* header */
.hdr{position:fixed;top:0;left:0;right:0;z-index:50;color:#fff;transition:background .3s,color .3s,box-shadow .3s}
.hdr__in{display:flex;align-items:center;gap:26px;height:var(--hdr);padding:0 28px}
.hdr__logo img{height:40px;width:auto}
.hdr__logo .dark{display:none}
.hdr__nav{display:flex;gap:26px;margin-left:auto;align-items:center}
.hdr__nav>a,.hdr__dd>button{font:600 13px/1 var(--body);letter-spacing:1.5px;text-transform:uppercase;background:none;border:0;color:inherit;cursor:pointer;padding:8px 0}
.hdr__dd{position:relative}
.hdr__dd ul{position:absolute;top:100%;left:-20px;list-style:none;margin:0;padding:12px 0;background:#fff;color:var(--ink);min-width:230px;box-shadow:0 10px 30px rgba(0,0,0,.12);opacity:0;visibility:hidden;transform:translateY(6px);transition:.2s}
.hdr__dd:hover ul,.hdr__dd:focus-within ul{opacity:1;visibility:visible;transform:none}
.hdr__dd li a{display:block;padding:10px 20px;font:600 12px var(--body);letter-spacing:1.5px;text-transform:uppercase}
.hdr__dd li a:hover{color:var(--navy);background:var(--soft)}
.hdr__phone{font:600 13px var(--body);letter-spacing:1.5px;white-space:nowrap}
.hdr__burger{width:44px;height:44px;display:grid;place-items:center;background:none;border:0;color:inherit;cursor:pointer;padding:0}
.hdr__burger span{display:block;width:28px;height:1.5px;background:currentColor;box-shadow:0 -9px 0 currentColor,0 9px 0 currentColor}
.hdr.is-solid,.hdr.is-plain{background:#fff;color:var(--ink);box-shadow:0 1px 0 var(--line)}
.hdr.is-solid .hdr__logo .light,.hdr.is-plain .hdr__logo .light{display:none}
.hdr.is-solid .hdr__logo .dark,.hdr.is-plain .hdr__logo .dark{display:block}
@media (max-width:1180px){.hdr__nav,.hdr__phone{display:none}.hdr__burger{margin-left:auto}}
@media (max-width:640px){.hdr__in{padding:0 16px}.hdr__logo img{height:30px}}
.is-inner{padding-top:var(--hdr)}

/* full-screen menu */
.menu{position:fixed;inset:0;z-index:80;background:var(--navy);color:#fff;display:flex;flex-direction:column;opacity:0;visibility:hidden;transition:.35s;overflow-y:auto}
.menu.open{opacity:1;visibility:visible}
.menu__top{display:flex;justify-content:space-between;align-items:center;height:var(--hdr);padding:0 28px}
.menu__top img{height:40px;width:auto}
.menu__close{width:44px;height:44px;background:none;border:0;color:#fff;font-size:36px;cursor:pointer;line-height:1}
.menu__body{display:grid;grid-template-columns:1.4fr 1fr;gap:48px;max-width:1240px;width:100%;margin:auto;padding:32px}
.menu__links a{display:block;font:400 clamp(26px,3.2vw,38px)/1.4 var(--head);text-transform:uppercase;opacity:.85;transition:opacity .2s,transform .2s}
.menu__links a:hover{opacity:1;transform:translateX(6px)}
.menu__side{font-size:15px}
.menu__side h4{font-size:24px;margin-bottom:8px}
.menu__side a{display:block;margin-bottom:6px}
@media (max-width:768px){.menu__body{grid-template-columns:1fr;gap:32px;padding:16px}.menu__top{padding:0 16px}.menu__top img{height:30px}}

/* home hero: framed, ~2/3 screen, underlined text links */
.hero{position:relative;margin-top:var(--frame);height:max(520px,66vh);display:grid;place-items:center;text-align:center;color:#fff;overflow:hidden}
.hero__bg{position:absolute;inset:0;background-size:cover;background-position:center;transform:scale(1.05);animation:heroZoom 16s ease-out forwards}
.hero__bg::after{content:"";position:absolute;inset:0;background:rgba(0,0,0,.28)}
@keyframes heroZoom{to{transform:scale(1)}}
.hero__in{position:relative;z-index:1;padding:var(--hdr) var(--gutter) 0}
.hero h1{margin-bottom:24px}
.hero p{font:700 14px var(--body);letter-spacing:1.4px;text-transform:uppercase;margin:0}
.hero__links{display:flex;gap:40px;justify-content:center;margin-top:36px}
.hero__links a{font:600 17px var(--body);letter-spacing:1.5px;text-transform:uppercase;border-bottom:1px solid currentColor;padding-bottom:2px}
.hero__links a:hover{opacity:.8}
@media (max-width:640px){.hero{height:auto;min-height:520px}.hero__links{flex-direction:column;gap:18px;align-items:center}}

/* inner page banner: framed photo below the white header */
.banner{position:relative;height:clamp(300px,50vh,500px);display:grid;place-items:center;color:#fff;text-align:center;background:#222 center/cover no-repeat}
.banner::after{content:"";position:absolute;inset:0;background:rgba(0,0,0,.32)}
.banner>*{position:relative;z-index:1}
.banner p{max-width:640px;margin:8px auto 0;padding:0 var(--gutter);font-size:16px}
.banner--short{height:clamp(220px,32vh,320px)}
.banner--navy{background:var(--navy)}
.banner--navy::after{display:none}

/* services trio */
.services{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin-top:40px;width:min(1320px,calc(100vw - 64px));position:relative;left:50%;translate:-50% 0}
.feat{max-width:none;width:min(1300px,calc(100vw - 64px));position:relative;left:50%;translate:-50% 0}
.svc{position:relative;aspect-ratio:4/5;overflow:hidden;color:#fff;display:flex;align-items:flex-end;justify-content:center;padding:28px}
.svc img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .7s}
.svc::after{content:"";position:absolute;inset:0;background:linear-gradient(transparent 55%,rgba(0,0,0,.45))}
.svc span{position:relative;z-index:1;font:400 26px var(--head);letter-spacing:1.5px;text-transform:uppercase}
.svc:hover img{transform:scale(1.05)}
@media (max-width:768px){.services{grid-template-columns:1fr}.svc{aspect-ratio:4/3}}

/* meet (home): photo with navy offset block, centered text */
.meet__in{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}
.meet__img{position:relative;margin-left:38px}
.meet__img::before{content:"";position:absolute;left:-38px;top:36px;bottom:-36px;right:36px;background:var(--navy);z-index:-1}
.meet__img img{width:100%;aspect-ratio:1/1.12;object-fit:cover;position:relative}
.meet__txt{text-align:center}
.meet__sub{font-weight:700;font-style:italic;margin-bottom:28px}
.meet__txt .btn{margin-top:16px}
@media (max-width:900px){.meet__in{grid-template-columns:1fr;gap:64px}.meet__img{margin:0 0 36px 24px}.meet__img::before{left:-24px;right:24px}}

/* testimonial band: heading left (right-aligned) | divider | quote right */
.tband{position:relative;color:#fff;background:#333 center/cover no-repeat}
.tband::after{content:"";position:absolute;inset:0;background:rgba(30,32,38,.55)}
.tband__in{position:relative;z-index:1;display:grid;grid-template-columns:1fr 1.25fr;max-width:1300px;margin:0 auto;padding:96px var(--gutter)}
.tband__l{text-align:right;padding-right:44px;border-right:1px solid rgba(255,255,255,.45)}
.tband__nav{display:flex;justify-content:flex-end;align-items:center;gap:22px;margin-top:20px}
.tband__nav button{background:none;border:0;color:#fff;font:700 15px var(--body);letter-spacing:1.5px;text-transform:uppercase;cursor:pointer;padding:4px 0}
.tband__nav span{width:1px;height:14px;background:rgba(255,255,255,.7)}
.tband__r{padding-left:44px}
.quotes{position:relative}
.quote{margin:0;display:none}
.quote.on{display:block;animation:fadeIn .6s}
@keyframes fadeIn{from{opacity:0}to{opacity:1}}
.quote p{font-size:17px;line-height:1.75}
.quote cite{display:block;font:700 15px var(--body);font-style:normal;letter-spacing:1.5px;text-transform:uppercase;margin:24px 0 36px}
.quote cite::before{content:"— "}
@media (max-width:900px){.tband__in{grid-template-columns:1fr;padding:64px 20px}.tband__l{text-align:center;border:0;padding:0 0 24px}.tband__nav{justify-content:center}.tband__r{padding:0;text-align:center}}

/* tags + photo card with overlapping info box */
.tag{position:absolute;top:16px;right:16px;background:var(--navy);color:#fff;font:500 13px/1 var(--body);letter-spacing:1px;text-transform:uppercase;padding:8px 12px;z-index:2}
.feat{max-width:1300px;margin:40px auto 0;display:grid;gap:40px}
.scard{position:relative;display:block;overflow:hidden;background:var(--soft);aspect-ratio:16/8}
.scard>img{width:100%;height:100%;object-fit:cover;transition:transform .8s}
.scard:hover>img{transform:scale(1.03)}
.scard__info{position:absolute;left:0;bottom:0;width:min(440px,90%);background:rgba(234,231,224,.94);padding:22px 56px 22px 28px;color:var(--ink)}
.scard__info h3{font-size:22px;margin:0 0 4px}
.scard__info p{font-size:13px;margin:0 0 8px;color:#555}
.scard__info b{font-size:15px;letter-spacing:1px;text-transform:uppercase}
.scard__info i{position:absolute;right:22px;top:50%;transform:translateY(-50%);font:normal 26px var(--body)}
@media (max-width:640px){.scard{aspect-ratio:4/3}.scard__info{position:relative;width:100%}}

/* about: track-record carousel (center card + peeking neighbours) */
.carousel{overflow:hidden;margin-top:40px}
.carousel__track{display:flex;gap:56px;transition:transform .6s cubic-bezier(.2,.7,.2,1);padding:0 calc((100% - min(900px,80%))/2)}
.carousel .scard{flex:0 0 min(900px,80%);aspect-ratio:16/9.5}
.carousel__bar{display:flex;justify-content:space-between;align-items:center;margin-top:24px;max-width:calc(min(900px,80%) + 2*var(--gutter))}
.carousel__nav{display:flex;gap:6px}
.carousel__nav button{width:40px;height:40px;border:1.5px solid var(--navy);background:#fff;color:var(--navy);font-size:22px;line-height:1;cursor:pointer}
.carousel__nav button:hover{background:var(--navy);color:#fff}

/* valuation band: centered heading, checks, address bar */
.vband{position:relative;color:#fff;background:#333 center/cover no-repeat;text-align:center}
.vband::after{content:"";position:absolute;inset:0;background:rgba(0,0,0,.4)}
.vband__in{position:relative;z-index:1;max-width:1100px;margin:0 auto;padding:120px var(--gutter)}
.checks{list-style:none;padding:0;margin:8px 0 40px;display:flex;justify-content:center;flex-wrap:wrap;gap:12px 44px}
.checks li{display:flex;align-items:center;gap:14px;font-size:18px;text-transform:uppercase;letter-spacing:.5px}
.checks svg{width:18px;height:18px}
.vbar{display:flex;align-items:center;gap:24px;max-width:1000px;margin:0 auto}
.vbar>svg{width:22px;height:22px;flex:none}
.vbar input{flex:1;min-width:0;background:transparent;border:0;border-bottom:1px solid rgba(255,255,255,.6);color:#fff;font:18px var(--body);letter-spacing:1px;padding:12px 4px}
.vbar input::placeholder{color:rgba(255,255,255,.9)}
.vbar input:focus{outline:none;border-bottom-color:#fff}
@media (max-width:768px){.vbar{flex-wrap:wrap}.vbar .btn{width:100%}.checks{flex-direction:column;align-items:center}}

/* neighborhood tiles: edge-to-edge grid, centered names */
.hgrid{display:grid;grid-template-columns:repeat(3,1fr);margin-top:40px}
.hgrid--4{grid-template-columns:repeat(4,1fr)}
.hood{position:relative;display:block;aspect-ratio:16/11;overflow:hidden;color:#fff;text-align:center}
.hood img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .8s}
.hood::after{content:"";position:absolute;inset:0;background:rgba(0,0,0,.25);transition:background .4s}
.hood__t{position:absolute;inset:0;display:grid;place-items:center;z-index:1;font:400 clamp(20px,2vw,28px) var(--head);letter-spacing:1.5px;text-transform:uppercase;padding:0 16px}
.hood__more{position:absolute;left:0;right:0;bottom:22%;z-index:1;font:700 12px var(--body);letter-spacing:2px;text-transform:uppercase;opacity:0;transform:translateY(8px);transition:.35s}
.hood:hover img{transform:scale(1.06)}
.hood:hover::after{background:rgba(4,45,73,.45)}
.hood:hover .hood__more{opacity:1;transform:none}
@media (max-width:1000px){.hgrid,.hgrid--4{grid-template-columns:repeat(2,1fr)}}
@media (max-width:560px){.hgrid,.hgrid--4{grid-template-columns:1fr}}

/* video block + spotlight player */
.vid{background:var(--sand)}
.vid__in{display:grid;grid-template-columns:1fr 1.4fr;gap:64px;align-items:center;padding:96px 56px}
.vid h2{font-size:clamp(30px,3.4vw,45px);margin:0}
.vid__poster{position:relative;display:block;width:100%;aspect-ratio:16/10;border:0;padding:0;cursor:pointer;background:#ccc center/cover no-repeat}
.play{position:absolute;left:50%;top:50%;width:76px;height:76px;transform:translate(-50%,-50%);border-radius:50%;background:#fff;box-shadow:0 0 0 8px rgba(255,255,255,0),0 0 0 9px rgba(255,255,255,.95);transition:transform .3s,box-shadow .3s}
.play::after{content:"";position:absolute;left:53%;top:50%;transform:translate(-50%,-50%);border-style:solid;border-width:8px 0 8px 12px;border-color:transparent transparent transparent var(--ink)}
.vid__poster:hover .play{transform:translate(-50%,-50%) scale(1.08);box-shadow:0 0 0 12px rgba(255,255,255,0),0 0 0 13px rgba(255,255,255,.95)}
@media (max-width:900px){.vid__in{grid-template-columns:1fr;gap:32px;padding:64px 20px}}
.spot{position:fixed;inset:0;z-index:110;background:rgba(0,0,0,.92);display:none;align-items:center;justify-content:center;padding:24px}
.spot.open{display:flex}
.spot__frame{width:min(1100px,100%,calc((100vh - 120px)*16/9));aspect-ratio:16/9;background:#000}
.spot__frame iframe{width:100%;height:100%;border:0;display:block}
.spot__x{position:absolute;top:22px;right:26px;width:48px;height:48px;border:0;background:none;cursor:pointer}
.spot__x::before,.spot__x::after{content:"";position:absolute;left:50%;top:50%;width:40px;height:2px;background:#fff;transform:translate(-50%,-50%) rotate(45deg)}
.spot__x::after{transform:translate(-50%,-50%) rotate(-45deg)}

/* forms */
.form{display:grid;gap:16px;text-align:left}
.form .row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
@media (max-width:640px){.form .row{grid-template-columns:1fr}}
.form label{font:600 12px var(--body);letter-spacing:1.5px;text-transform:uppercase;display:block;margin-bottom:6px}
.form input,.form select,.form textarea{width:100%;font:16px var(--body);letter-spacing:1px;padding:13px 2px;border:0;border-bottom:1px solid #9a9a9a;background:transparent;color:var(--ink);border-radius:0}
.form textarea{min-height:110px;resize:vertical;border:1px solid #c4c4c4;padding:12px}
.form input:focus,.form select:focus,.form textarea:focus{outline:none;border-color:var(--navy)}
.hp{position:absolute;left:-9999px}
.consent,.form label.consent{display:flex;gap:10px;align-items:flex-start;font:400 12px/1.6 var(--body);letter-spacing:1px;text-transform:none;color:#555;margin:0;text-align:justify}
.consent input{width:16px!important;height:16px;margin-top:3px;flex:none;padding:0!important;border:1px solid #999}
.consent a{text-decoration:underline}
.form__ok{display:none;padding:24px;border:1px solid var(--line);text-align:center}
.form.sent>*{display:none}
.form.sent .form__ok{display:block}
.form__err{color:#b3261e;font-size:14px;display:none}
.form__err.show{display:block}

/* newsletter: white, underlined Name + Email, outline Submit */
.news .form{max-width:1020px;margin:44px auto 0}
.news__line{display:grid;grid-template-columns:1fr 1fr auto;gap:22px;align-items:end}
.news__line .btn{padding:20px 64px}
.news .consent{max-width:1020px}
@media (max-width:768px){.news__line{grid-template-columns:1fr}.news__line .btn{width:100%}}

/* contact CTA band */
.connect{position:relative;padding:150px 0;color:#fff;text-align:center;background:#222 center/cover no-repeat}
.connect::after{content:"";position:absolute;inset:0;background:rgba(0,0,0,.4)}
.connect>*{position:relative;z-index:1}
.connect .sub{color:#fff}

/* navy band: title left, button right */
.nband{background:var(--navy);color:#fff}
.nband__in{display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;padding:72px 48px}
.nband h2{margin:0;font-size:clamp(26px,2.6vw,36px)}
.nband .btn{padding:16px 40px;font-size:13px}
@media (max-width:640px){.nband__in{padding:48px 20px;justify-content:center;text-align:center}}

/* listing grid: 2 columns, beige info panel */
.lgrid{display:grid;grid-template-columns:repeat(2,1fr);gap:48px 56px;max-width:1080px;margin:40px auto 0}
.lgrid>[hidden]{display:none}
.pcard a{display:block}
.pcard__img{position:relative;aspect-ratio:16/8.4;overflow:hidden;background:var(--soft)}
.pcard__img img{width:100%;height:100%;object-fit:cover;transition:transform .7s}
.pcard__img .tag{top:0;right:16px;font-size:11px;font-weight:700;padding:7px 14px}
.pcard:hover .pcard__img img{transform:scale(1.05)}
.pcard__info{background:var(--sand);text-align:center;padding:28px 20px 30px}
.pcard__info h3{font-size:22px;margin:0 0 8px}
.pcard__addr{font:700 11px var(--body);letter-spacing:1.5px;text-transform:uppercase;margin:0 0 10px}
.pcard__spec{font:700 11px var(--body);letter-spacing:1.5px;text-transform:uppercase;margin:0 0 6px}
.pcard__info b{font-size:15px;letter-spacing:1px}
@media (max-width:768px){.lgrid{grid-template-columns:1fr;gap:32px}}

/* pager */
.pager{display:flex;justify-content:center;align-items:center;gap:8px;margin-top:48px}
.pager:empty{display:none}
.pager button{min-width:36px;height:36px;border:0;background:none;font:700 14px var(--body);color:var(--ink);cursor:pointer}
.pager button[aria-current="page"]{background:var(--navy);color:#fff}
.pager button:disabled{opacity:.3;cursor:default}

/* about page: photo floats, text wraps; beige contact card */
.about{display:flow-root}
.about__img{float:left;width:min(42%,480px);aspect-ratio:1/1;object-fit:cover;margin:0 48px 24px 0}
.about__txt h2{font-size:clamp(30px,3vw,40px)}
.about__txt p{font-size:15px}
.about__txt a{text-decoration:underline}
.acard{clear:both;background:var(--sand);padding:44px 48px;margin-top:40px}
.acard h3{font-size:24px;margin:0}
.acard__title{font-size:14px;margin:0 0 28px}
.acard dl{display:grid;grid-template-columns:repeat(4,auto);gap:16px 40px;margin:0 0 28px;justify-content:start}
.acard dt{font:600 12px var(--body);letter-spacing:1.5px;text-transform:uppercase}
.acard dd{margin:2px 0 0;font-size:14px;overflow-wrap:anywhere}
.acard .ftr__social a{border-color:var(--ink)}
@media (max-width:900px){.about__img{float:none;width:100%;margin:0 0 32px}.acard{padding:32px 20px}.acard dl{grid-template-columns:1fr 1fr}}
@media (max-width:480px){.acard dl{grid-template-columns:1fr}}

/* property detail */
.pd-slider{background:#111}
.pd-slider__main{position:relative;height:min(76vh,760px);overflow:hidden}
.pd-slider__main img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity .6s}
.pd-slider__main img.on{opacity:1}
.pd-arrow{position:absolute;top:50%;transform:translateY(-50%);width:44px;height:44px;border:1.5px solid #fff;background:rgba(0,0,0,.15);color:#fff;font-size:26px;line-height:1;cursor:pointer;z-index:2}
.pd-arrow--p{left:40px}.pd-arrow--n{right:40px}
.pd-all{position:absolute;right:40px;top:calc(50% + 70px);z-index:2;background:none;border:0;color:#fff;font:600 13px var(--body);letter-spacing:1.5px;text-transform:uppercase;display:flex;align-items:center;gap:14px;cursor:pointer}
.pd-all svg{width:24px;height:24px;border:0}
.pd-thumbs{display:flex;gap:6px;overflow-x:auto;padding:6px;scrollbar-width:thin}
.pd-thumbs button{flex:0 0 auto;width:180px;aspect-ratio:3/2;border:0;padding:0;cursor:pointer;opacity:.6;transition:opacity .2s;background:none}
.pd-thumbs button.on,.pd-thumbs button:hover{opacity:1}
.pd-thumbs img{width:100%;height:100%;object-fit:cover}
.pd-info{padding:40px 0 56px}
.pill{display:inline-block;background:var(--navy);color:#fff;font:700 11px var(--body);letter-spacing:1.5px;text-transform:uppercase;padding:7px 16px}
.pd-info h1{font-size:clamp(28px,3vw,40px);margin:18px 0 8px}
.pd-addr{font:700 12px var(--body);letter-spacing:1.5px;text-transform:uppercase;margin:0 0 24px;padding-bottom:20px;border-bottom:1px solid var(--line);max-width:640px}
.pd-price{font:700 16px var(--body);letter-spacing:1px;margin:0 0 24px}
.pd-desc{max-width:860px}
.pd-stats{display:flex;justify-content:center;flex-wrap:wrap;gap:48px;padding:40px 0;border-bottom:1px solid var(--line)}
.pd-stats>div{display:flex;align-items:center;gap:16px}
.pd-stats svg{width:34px;height:22px;color:#777}
.pd-stats span{font:700 11px var(--body);letter-spacing:1.5px;text-transform:uppercase}
.pd-stats b{display:block;font-size:13px}
.aband{background:var(--navy);color:#fff}
.aband__in{display:grid;grid-template-columns:220px 1fr;gap:56px;align-items:center;max-width:1300px;margin:0 auto;padding:72px 48px}
.aband img{width:220px;aspect-ratio:1/1.05;object-fit:cover}
.aband h3{font-size:26px;margin:0 0 20px}
.aband dl{display:grid;grid-template-columns:repeat(4,auto);gap:12px 48px;margin:0 0 28px;justify-content:start}
.aband dt{font:700 11px var(--body);letter-spacing:1.5px;text-transform:uppercase}
.aband dd{margin:4px 0 0;font-size:14px;overflow-wrap:anywhere}
.aband dd a{text-decoration:underline}
@media (max-width:900px){.aband__in{grid-template-columns:1fr;padding:48px 20px;gap:28px}.aband dl{grid-template-columns:1fr 1fr}}
.pd-feat{display:grid;grid-template-columns:1fr 1fr;gap:40px 56px;margin-top:48px}
.pd-feat h3{font-size:22px;border-bottom:1px solid var(--line);padding-bottom:12px;margin-bottom:12px}
.pd-feat ul{list-style:none;margin:0;padding:0}
.pd-feat li{display:grid;grid-template-columns:200px 1fr;gap:16px;padding:7px 0;font-size:13px}
.pd-feat li span{color:#8a8a8a;text-transform:uppercase;letter-spacing:1.5px;font-size:12px}
.pd-feat li b{font-weight:700}
@media (max-width:900px){.pd-feat{grid-template-columns:1fr}.pd-feat li{grid-template-columns:150px 1fr}}
.pd-map iframe{display:block;width:100%;height:480px;border:0;filter:grayscale(1) contrast(.95)}
.pd-hood__in{display:grid;grid-template-columns:1fr 1fr;gap:72px;align-items:center}
.pd-hood__img{position:relative;padding:40px 0 40px 40px}
.pd-hood__img::before{content:"";position:absolute;left:0;top:0;bottom:0;width:72%;background:var(--navy)}
.pd-hood__img img{position:relative;width:100%;aspect-ratio:3/2;object-fit:cover}
.pd-hood h2{margin-bottom:28px}
@media (max-width:900px){.pd-hood__in{grid-template-columns:1fr;gap:32px}}

/* agent card (valuation page) */
.agent{background:var(--navy);color:#fff;padding:32px}
.agent dl{display:grid;grid-template-columns:auto 1fr;gap:6px 20px;margin:16px 0 24px;font-size:15px}

/* slide-out "Let's Connect" panel */
.panel{position:fixed;inset:0;z-index:90;visibility:hidden}
.panel.open{visibility:visible}
.panel__shade{position:absolute;inset:0;background:rgba(0,0,0,.5);opacity:0;transition:.3s}
.panel.open .panel__shade{opacity:1}
.panel__box{position:absolute;top:0;right:0;bottom:0;width:min(560px,100%);background:#fff;overflow-y:auto;padding:56px 48px;transform:translateX(100%);transition:transform .4s cubic-bezier(.2,.7,.2,1)}
.panel.open .panel__box{transform:none}
.panel__x{position:absolute;top:16px;right:16px;width:44px;height:44px;border:0;background:none;font-size:30px;cursor:pointer}
.panel__contact{margin-top:40px;padding-top:32px;border-top:1px solid var(--line);font-size:15px}
.panel__contact a{display:block}
@media (max-width:640px){.panel__box{padding:56px 20px 32px}}

/* floating "Let's Connect" pill */
.fab{position:fixed;left:28px;bottom:36px;z-index:60;display:flex;align-items:center;gap:12px;background:var(--navy);color:#fff;border:0;border-radius:40px;padding:22px 34px;font:400 14px var(--head);letter-spacing:1px;text-transform:uppercase;cursor:pointer;box-shadow:0 4px 18px rgba(0,0,0,.18);transition:transform .2s}
.fab:hover{transform:translateY(-2px)}
.fab svg{width:12px;height:8px}
@media (max-width:640px){.fab{left:14px;bottom:14px;padding:14px 22px;font-size:12px}}

/* popups (tailored listings + valuation) */
.pop{position:fixed;inset:0;z-index:95;display:grid;place-items:center;padding:16px;background:rgba(0,0,0,.55);opacity:0;visibility:hidden;transition:.35s}
.pop.open{opacity:1;visibility:visible}
.pop__box{position:relative;display:grid;grid-template-columns:1fr 1fr;max-width:920px;width:100%;max-height:calc(100vh - 32px);overflow:auto;background:#fff;transform:translateY(20px);transition:.35s}
.pop.open .pop__box{transform:none}
.pop__img{background:center/cover no-repeat;min-height:463px}
.pop__txt{padding:56px 44px}
.pop__txt h2{font-size:clamp(26px,2.6vw,34px)}
.pop__x{position:absolute;top:8px;right:8px;width:40px;height:40px;border:0;background:none;font-size:28px;cursor:pointer;opacity:.5;z-index:2}
.pop__x:hover{opacity:1}
@media (max-width:768px){.pop__box{grid-template-columns:1fr}.pop__img{min-height:200px}.pop__txt{padding:28px 20px}}

/* cookie banner */
.cookie{position:fixed;right:16px;bottom:16px;z-index:70;max-width:520px;background:#fff;color:var(--ink);box-shadow:0 10px 40px rgba(0,0,0,.18);padding:22px 24px;font-size:13px;line-height:1.6;display:none}
.cookie.show{display:block}
.cookie__btns{display:flex;gap:10px;margin-top:14px;flex-wrap:wrap}
.cookie__btns button{font:700 12px var(--body);letter-spacing:1.5px;text-transform:uppercase;padding:11px 18px;border:1.5px solid var(--navy);cursor:pointer;background:var(--navy);color:#fff}
.cookie__btns button.alt{background:#fff;color:var(--navy)}
.cookie a{text-decoration:underline}
@media (max-width:640px){.cookie{left:12px;right:12px;bottom:80px}}

/* split (contact, search, valuation, neighborhood pages) */
.split{display:grid;grid-template-columns:1fr 1fr;gap:72px;align-items:center}
.split__img img{width:100%;aspect-ratio:4/5;object-fit:cover}
.split__img--wide img{aspect-ratio:4/3}
@media (max-width:900px){.split{grid-template-columns:1fr;gap:32px}}

/* guides (buyers / sellers) */
.steps{display:grid;gap:var(--pad)}
.step{display:grid;grid-template-columns:1fr 1fr;gap:72px;align-items:center}
.step:nth-child(even) .step__img{order:2}
.step__img img{aspect-ratio:4/3;object-fit:cover;width:100%}
.step__n{font:700 13px var(--body);color:var(--gray);letter-spacing:2px;text-transform:uppercase;display:block;margin-bottom:8px}
@media (max-width:900px){.step{grid-template-columns:1fr;gap:24px}.step:nth-child(even) .step__img{order:0}}
.navyband{background:var(--navy);color:#fff;text-align:center}
.navyband .sub{color:rgba(255,255,255,.88)}

/* testimonial cards + list */
.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:40px}
@media (max-width:1000px){.grid{grid-template-columns:repeat(2,1fr)}}
@media (max-width:640px){.grid{grid-template-columns:1fr}}
.tlist{display:grid;gap:64px;max-width:900px;margin:0 auto}
.titem{display:block}
.titem>img{width:56px;height:56px;border-radius:50%;object-fit:cover;float:left;margin:-4px 24px 0 0}
.titem h3{font-size:28px;line-height:48px;margin-bottom:28px}
.titem p{clear:both;font-size:14px;white-space:pre-line}
.titem p.clamp{display:-webkit-box;-webkit-line-clamp:8;-webkit-box-orient:vertical;overflow:hidden}
.titem p.clamp.open{display:block}
.tlist .titem[hidden]{display:none}
.more-btn{background:none;border:0;padding:0;font:600 12px var(--body);letter-spacing:2px;text-transform:uppercase;color:var(--gray);border-bottom:1px solid currentColor;cursor:pointer}

/* stats (neighborhoods) */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;margin-top:40px}
.stat{border:1px solid var(--line);padding:32px 24px;text-align:center}
.stat b{display:block;font:400 34px var(--head);color:var(--navy)}
.stat span{font:600 11px var(--body);letter-spacing:2px;text-transform:uppercase;color:var(--gray)}
@media (max-width:900px){.stats{grid-template-columns:repeat(2,1fr)}}
.note{font-size:12px;color:var(--gray);margin-top:16px}

/* mortgage calculator */
.calc{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:start}
.calc .form input,.calc .form select{border:1px solid #c4c4c4;padding:13px 14px}
.calc__out{background:var(--navy);color:#fff;padding:48px;text-align:center;position:sticky;top:120px}
.calc__out b{display:block;font:400 clamp(44px,5vw,64px) var(--head);margin:8px 0 24px}
.calc__out ul{list-style:none;padding:0;margin:0;text-align:left;font-size:15px}
.calc__out li{display:flex;justify-content:space-between;padding:10px 0;border-bottom:1px solid rgba(255,255,255,.15)}
@media (max-width:900px){.calc{grid-template-columns:1fr}.calc__out{position:static}}

/* legal text */
.legal{max-width:860px;margin:0 auto}
.legal h2{font-size:30px;margin-top:40px}
.legal h3{font-size:22px;margin-top:28px}

/* lightbox */
.lb{position:fixed;inset:0;z-index:100;background:rgba(10,10,10,.95);display:none;align-items:center;justify-content:center}
.lb.open{display:flex}
.lb img{max-width:92vw;max-height:84vh;object-fit:contain}
.lb button{position:absolute;background:none;border:0;color:#fff;font-size:42px;cursor:pointer;width:64px;height:64px}
.lb__x{top:12px;right:12px}
.lb__p{left:12px;top:50%;transform:translateY(-50%)}
.lb__n{right:12px;top:50%;transform:translateY(-50%)}
.lb__c{position:absolute;bottom:20px;left:0;right:0;text-align:center;color:#fff;font-size:13px;letter-spacing:2px}

/* footer (white, as on her live site) */
.ftr{background:#fff;color:var(--ink);padding:72px 0 32px;font-size:14px}
.ftr__name{font-size:24px;letter-spacing:1px;margin-bottom:28px}
.ftr__top{display:grid;grid-template-columns:200px 1fr 1fr;gap:28px 40px;align-items:start}
.ftr__git{font-size:17px;letter-spacing:1px;margin:0}
.ftr__item{display:flex;gap:14px;align-items:flex-start}
.ftr__item svg{width:22px;height:22px;flex:none;color:#555}
.ftr__item b{display:block;font:700 11px var(--body);letter-spacing:1.5px;text-transform:uppercase}
.ftr__item a,.ftr__item span{display:block;font:700 11px/1.7 var(--body);letter-spacing:1.5px;text-transform:uppercase}
.ftr__item a{border-bottom:1px solid currentColor;display:inline-block}
.ftr__item:last-child{grid-column:2}
.ftr__brk{display:grid;grid-template-columns:200px 1fr;gap:40px;align-items:center;margin-top:40px}
.ftr__sr{width:90px;height:auto;margin:0 auto}
.ftr__brk p{font-size:11px;color:#555;margin:0 0 10px}
.ftr__marks{width:64px;height:auto}
.ftr__legal{border-top:1px solid var(--line);margin-top:32px;padding-top:24px;display:flex;flex-wrap:wrap;gap:16px 32px;justify-content:space-between;align-items:center;font-size:13px}
.ftr__legal a{text-decoration:underline}
.ftr__social{display:flex;gap:10px}
.ftr__social a{width:32px;height:32px;border:1px solid var(--ink);border-radius:50%;display:grid;place-items:center;transition:.2s}
.ftr__social a:hover{background:var(--ink);color:#fff}
.ftr__social svg{width:14px;height:14px;fill:currentColor}
.menu .ftr__social a{border-color:rgba(255,255,255,.6)}
.menu .ftr__social a:hover{background:#fff;color:var(--navy)}
@media (max-width:900px){.ftr__top,.ftr__brk{grid-template-columns:1fr}.ftr__item:last-child{grid-column:auto}.ftr__sr{margin:0}}

/* scroll reveal */
.rv{opacity:0;transform:translateY(24px);transition:opacity .8s,transform .8s}
.rv.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.rv{opacity:1;transform:none;transition:none}.hero__bg{animation:none}}