/* =========================================================
   CGY HOMES — PREMIER REAL ESTATE SERVICES
   Design System
   ========================================================= */

@import url('https://fonts.googleapis.com/css2?family=Cinzel:wght@400;500;600;700&family=Montserrat:wght@200;300;400;500;600;700&display=swap');

:root {
    /* Brand Palette - Borcelle-Inspired */
    --crimson: #D4151C;              /* Bold Red - primary brand */
    --crimson-deep: #9d0f15;         /* Darker red for depth */
    --crimson-glow: rgba(212, 21, 28, 0.15);
    --obsidian: #1B120B;             /* Warm Black - grounding */
    --obsidian-soft: #2a1f1a;        /* Lighter warm black */
    --alabaster: #FFFFFF;            /* Pure White */
    --cream: #F9F0E1;                /* Warm Cream - sophistication */
    --cream-dark: #e8dcc8;           /* Darker cream for contrast */
    --paper: #faf8f5;                /* Warm off-white */
    --paper-warm: #f5efe5;
    --slate: #8a7f72;                /* Warm gray */
    --silver: #c8c0b8;               /* Warm silver */
    --silver-light: #e8e3dc;

    /* Typography */
    --font-display: 'Cinzel', 'Times New Roman', serif;
    --font-body: 'Montserrat', -apple-system, sans-serif;

    /* Spacing */
    --section-pad: clamp(4rem, 8vw, 8rem);
    --container: 1280px;

    /* Motion */
    --ease: cubic-bezier(0.25, 0.46, 0.45, 0.94);
    --ease-out: cubic-bezier(0.16, 1, 0.3, 1);
}

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

html {
    scroll-behavior: smooth;
    -webkit-font-smoothing: antialiased;
    -moz-osx-font-smoothing: grayscale;
}

body {
    font-family: var(--font-body);
    font-weight: 300;
    line-height: 1.6;
    color: var(--obsidian);
    background: var(--paper);
    overflow-x: hidden;
}

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

a {
    color: inherit;
    text-decoration: none;
    transition: color 0.3s var(--ease);
}

button {
    font-family: inherit;
    cursor: pointer;
    border: none;
    background: none;
}

/* =========================================================
   TYPOGRAPHY
   ========================================================= */
h1, h2, h3, h4 {
    font-family: var(--font-display);
    font-weight: 500;
    line-height: 1.15;
    letter-spacing: 0.02em;
}

.eyebrow {
    font-family: var(--font-body);
    font-size: 0.75rem;
    font-weight: 500;
    letter-spacing: 0.3em;
    text-transform: uppercase;
    color: var(--crimson);
    display: inline-flex;
    align-items: center;
    gap: 0.75rem;
}

.eyebrow::before {
    content: '';
    width: 32px;
    height: 1px;
    background: var(--crimson);
}

.display-xl {
    font-size: clamp(3rem, 7vw, 6rem);
    font-weight: 400;
    letter-spacing: 0.04em;
    line-height: 1.05;
}

.display-lg {
    font-size: clamp(2.25rem, 4.5vw, 3.75rem);
    letter-spacing: 0.03em;
}

.display-md {
    font-size: clamp(1.75rem, 3vw, 2.5rem);
}

.lede {
    font-size: clamp(1.05rem, 1.4vw, 1.25rem);
    font-weight: 300;
    line-height: 1.7;
    color: var(--slate);
    max-width: 60ch;
}

/* =========================================================
   LAYOUT
   ========================================================= */
.container {
    max-width: var(--container);
    margin: 0 auto;
    padding: 0 clamp(1.5rem, 4vw, 3rem);
}

.section {
    padding: var(--section-pad) 0;
}

/* =========================================================
   NAVIGATION
   ========================================================= */
.nav {
    position: fixed;
    top: 0;
    left: 0;
    right: 0;
    z-index: 100;
    padding: 1.5rem 0;
    background: rgba(18, 18, 18, 0.85);
    backdrop-filter: blur(20px);
    -webkit-backdrop-filter: blur(20px);
    transition: all 0.4s var(--ease);
    border-bottom: 1px solid rgba(255, 255, 255, 0.05);
}

.nav.scrolled {
    background: rgba(245, 242, 237, 0.95);
    border-bottom-color: rgba(18, 18, 18, 0.08);
}

.nav.scrolled .nav-link,
.nav.scrolled .nav-brand-text {
    color: var(--obsidian);
}

.nav.light {
    background: rgba(245, 242, 237, 0.95);
    border-bottom-color: rgba(18, 18, 18, 0.08);
}

.nav.light .nav-link,
.nav.light .nav-brand-text {
    color: var(--obsidian);
}

.nav-inner {
    max-width: var(--container);
    margin: 0 auto;
    padding: 0 clamp(1.5rem, 4vw, 3rem);
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 2rem;
}

.nav-brand {
    display: flex;
    align-items: center;
    gap: 0.75rem;
    font-family: var(--font-display);
    font-weight: 500;
}

.nav-brand-mark {
    width: 36px;
    height: 36px;
    display: flex;
    align-items: center;
    justify-content: center;
    color: var(--crimson);
}

.nav-brand-text {
    font-size: 1.1rem;
    color: var(--alabaster);
    letter-spacing: 0.08em;
    transition: color 0.4s var(--ease);
}

.nav-brand-text .ca {
    color: var(--crimson);
}

.nav-links {
    display: flex;
    align-items: center;
    gap: clamp(1.25rem, 2.5vw, 2.5rem);
    list-style: none;
}

.nav-link {
    font-size: 0.78rem;
    font-weight: 400;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--alabaster);
    position: relative;
    padding: 0.5rem 0;
    transition: color 0.3s var(--ease);
}

.nav-link::after {
    content: '';
    position: absolute;
    bottom: 0;
    left: 0;
    width: 0;
    height: 1px;
    background: var(--crimson);
    transition: width 0.4s var(--ease);
}

.nav-link:hover::after,
.nav-link.active::after {
    width: 100%;
}

.nav-link:hover {
    color: var(--crimson);
}

.nav-cta {
    padding: 0.75rem 1.5rem;
    border: 1px solid var(--crimson);
    color: var(--crimson) !important;
    font-size: 0.75rem;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    transition: all 0.3s var(--ease);
}

.nav-cta::after {
    display: none !important;
}

.nav-cta:hover {
    background: var(--crimson);
    color: var(--alabaster) !important;
}

.nav-toggle {
    display: none;
    width: 28px;
    height: 28px;
    flex-direction: column;
    justify-content: center;
    gap: 5px;
}

.nav-toggle span {
    width: 100%;
    height: 1px;
    background: var(--alabaster);
    transition: all 0.3s var(--ease);
}

.nav.scrolled .nav-toggle span,
.nav.light .nav-toggle span {
    background: var(--obsidian);
}

/* =========================================================
   HERO — HOMEPAGE
   ========================================================= */
.hero {
    position: relative;
    min-height: 100vh;
    display: flex;
    align-items: flex-end;
    overflow: hidden;
    color: var(--alabaster);
    background: var(--obsidian);
    padding-top: 7rem; /* Clear fixed nav (~5rem) + breathing room */
}

.hero-bg {
    position: absolute;
    inset: 0;
    background-size: cover;
    background-position: center;
    transform: scale(1.05);
    animation: heroZoom 20s var(--ease) forwards;
}

.hero-bg::after {
    content: '';
    position: absolute;
    inset: 0;
    background: linear-gradient(
        180deg,
        rgba(18, 18, 18, 0.5) 0%,
        rgba(18, 18, 18, 0.3) 40%,
        rgba(18, 18, 18, 0.85) 100%
    );
}

@keyframes heroZoom {
    to { transform: scale(1); }
}

.hero-content {
    position: relative;
    z-index: 2;
    width: 100%;
    padding: 0 clamp(1.5rem, 4vw, 3rem) clamp(4rem, 10vh, 7rem);
    max-width: var(--container);
    margin: 0 auto;
}

.hero-eyebrow {
    color: var(--silver);
    margin-bottom: 1.5rem;
    opacity: 0;
    animation: fadeUp 1s var(--ease-out) 0.4s forwards;
}

.hero-eyebrow::before {
    background: var(--silver);
}

.hero-title {
    font-size: clamp(2.5rem, 7vw, 5.5rem);
    font-weight: 400;
    letter-spacing: 0.04em;
    margin-bottom: 1.5rem;
    max-width: 18ch;
    opacity: 0;
    animation: fadeUp 1.2s var(--ease-out) 0.6s forwards;
}

.hero-title em {
    font-style: italic;
    color: var(--crimson);
    font-weight: 400;
}

.hero-sub {
    font-size: clamp(1rem, 1.3vw, 1.15rem);
    font-weight: 300;
    letter-spacing: 0.02em;
    max-width: 50ch;
    color: var(--silver-light);
    margin-bottom: 3rem;
    opacity: 0;
    animation: fadeUp 1s var(--ease-out) 0.9s forwards;
}

.hero-actions {
    display: flex;
    gap: 1rem;
    flex-wrap: wrap;
    opacity: 0;
    animation: fadeUp 1s var(--ease-out) 1.1s forwards;
}

.hero-cta-note {
    margin-top: 1.25rem;
    font-family: var(--font-body);
    font-size: 0.78rem;
    font-weight: 300;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--silver);
    font-style: italic;
    opacity: 0;
    animation: fadeUp 1s var(--ease-out) 1.3s forwards;
}

.hero-scroll {
    position: absolute;
    bottom: 2rem;
    left: 50%;
    transform: translateX(-50%);
    z-index: 3;
    color: var(--silver);
    font-size: 0.7rem;
    letter-spacing: 0.3em;
    text-transform: uppercase;
    display: flex;
    flex-direction: column;
    align-items: center;
    gap: 0.75rem;
    opacity: 0;
    animation: fadeUp 1s var(--ease-out) 1.3s forwards;
}

.hero-scroll-line {
    width: 1px;
    height: 40px;
    background: linear-gradient(to bottom, transparent, var(--silver));
    animation: scrollPulse 2.5s ease-in-out infinite;
}

@keyframes scrollPulse {
    0%, 100% { opacity: 0.3; transform: scaleY(0.5); transform-origin: top; }
    50% { opacity: 1; transform: scaleY(1); }
}

@keyframes fadeUp {
    from { opacity: 0; transform: translateY(30px); }
    to { opacity: 1; transform: translateY(0); }
}

/* =========================================================
   BUTTONS
   ========================================================= */
.btn {
    display: inline-flex;
    align-items: center;
    gap: 0.75rem;
    padding: 1.1rem 2.25rem;
    font-family: var(--font-body);
    font-size: 0.78rem;
    font-weight: 500;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    transition: all 0.4s var(--ease);
    border: 1px solid;
    cursor: pointer;
    position: relative;
    overflow: hidden;
}

.btn-primary {
    background: var(--crimson);
    color: var(--alabaster);
    border-color: var(--crimson);
}

.btn-primary:hover {
    background: var(--crimson-deep);
    border-color: var(--crimson-deep);
    transform: translateY(-2px);
    box-shadow: 0 12px 30px -10px var(--crimson-glow);
}

.btn-ghost {
    background: transparent;
    color: var(--alabaster);
    border-color: rgba(255, 255, 255, 0.4);
}

.btn-ghost:hover {
    border-color: var(--alabaster);
    background: rgba(255, 255, 255, 0.08);
}

.btn-outline-dark {
    background: transparent;
    color: var(--obsidian);
    border-color: var(--obsidian);
}

.btn-outline-dark:hover {
    background: var(--obsidian);
    color: var(--alabaster);
}

.btn-arrow {
    font-size: 1.1em;
    transition: transform 0.3s var(--ease);
}

.btn:hover .btn-arrow {
    transform: translateX(4px);
}

/* =========================================================
   PHILOSOPHY / INTRO BAND
   ========================================================= */
.philosophy {
    padding: clamp(5rem, 10vw, 9rem) 0;
    background: var(--paper);
    position: relative;
}

.philosophy-grid {
    display: grid;
    grid-template-columns: 1fr 1.4fr;
    gap: clamp(2rem, 6vw, 6rem);
    align-items: start;
}

.philosophy-label {
    position: sticky;
    top: 120px;
}

.philosophy-text h2 {
    font-size: clamp(1.75rem, 3vw, 2.75rem);
    font-weight: 400;
    line-height: 1.3;
    margin-bottom: 2rem;
    letter-spacing: 0.01em;
}

.philosophy-text h2 em {
    color: var(--crimson);
    font-style: italic;
    font-family: var(--font-display);
}

.philosophy-text p {
    font-size: 1.05rem;
    line-height: 1.8;
    color: var(--slate);
    margin-bottom: 1.5rem;
    max-width: 60ch;
}

.philosophy-signature {
    margin-top: 3rem;
    display: flex;
    align-items: center;
    gap: 1rem;
    font-size: 0.85rem;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    color: var(--obsidian);
}

.philosophy-signature::before {
    content: '';
    width: 40px;
    height: 1px;
    background: var(--crimson);
}

/* =========================================================
   NEIGHBORHOODS / FEATURED
   ========================================================= */
.neighborhoods {
    background: var(--obsidian);
    color: var(--alabaster);
    padding: var(--section-pad) 0;
    position: relative;
    overflow: hidden;
}

.neighborhoods::before {
    content: '';
    position: absolute;
    top: 10%;
    right: -10%;
    width: 500px;
    height: 500px;
    background: radial-gradient(circle, var(--crimson-glow) 0%, transparent 70%);
    pointer-events: none;
}

.section-head {
    display: flex;
    justify-content: space-between;
    align-items: flex-end;
    margin-bottom: 4rem;
    flex-wrap: wrap;
    gap: 2rem;
}

.section-head .eyebrow {
    margin-bottom: 1rem;
    display: block;
}

.section-head h2 {
    max-width: 16ch;
    color: inherit;
}

.section-head-text p {
    max-width: 40ch;
    color: var(--silver);
    font-size: 1rem;
    line-height: 1.7;
}

.neighborhood-grid {
    display: grid;
    grid-template-columns: 2fr 1fr 1fr;
    grid-template-rows: 1fr 1fr;
    gap: 1.5rem;
    height: 700px;
}

.neighborhood-card {
    position: relative;
    overflow: hidden;
    cursor: pointer;
    background: var(--obsidian-soft);
    transition: transform 0.6s var(--ease);
}

.neighborhood-card:nth-child(1) {
    grid-row: 1 / 3;
}

.neighborhood-card-bg {
    position: absolute;
    inset: 0;
    background-size: cover;
    background-position: center;
    transition: transform 1.2s var(--ease);
}

.neighborhood-card-bg::after {
    content: '';
    position: absolute;
    inset: 0;
    background: linear-gradient(
        180deg,
        rgba(18, 18, 18, 0.2) 0%,
        rgba(18, 18, 18, 0.4) 50%,
        rgba(18, 18, 18, 0.95) 100%
    );
    transition: opacity 0.6s var(--ease);
}

.neighborhood-card:hover .neighborhood-card-bg {
    transform: scale(1.08);
}

.neighborhood-card-content {
    position: absolute;
    bottom: 0;
    left: 0;
    right: 0;
    padding: 2rem;
    z-index: 2;
}

.neighborhood-card.featured .neighborhood-card-content {
    padding: 3rem;
}

.neighborhood-tag {
    display: inline-block;
    font-size: 0.7rem;
    font-weight: 500;
    letter-spacing: 0.25em;
    text-transform: uppercase;
    color: var(--crimson);
    background: rgba(153, 0, 0, 0.12);
    border: 1px solid rgba(153, 0, 0, 0.4);
    padding: 0.4rem 0.9rem;
    margin-bottom: 1rem;
}

.neighborhood-card h3 {
    font-size: clamp(1.25rem, 2vw, 1.6rem);
    font-weight: 400;
    margin-bottom: 0.5rem;
    letter-spacing: 0.04em;
}

.neighborhood-card.featured h3 {
    font-size: clamp(1.75rem, 3vw, 2.5rem);
    margin-bottom: 1rem;
}

.neighborhood-card p {
    font-size: 0.85rem;
    color: var(--silver);
    line-height: 1.6;
    margin-bottom: 1rem;
    opacity: 0;
    transform: translateY(10px);
    transition: all 0.4s var(--ease);
    max-height: 0;
    overflow: hidden;
}

.neighborhood-card.featured p {
    opacity: 1;
    transform: translateY(0);
    max-height: 200px;
    margin-bottom: 1.5rem;
    font-size: 0.95rem;
    max-width: 45ch;
}

.neighborhood-card:hover p {
    opacity: 1;
    transform: translateY(0);
    max-height: 200px;
}

.neighborhood-link {
    display: inline-flex;
    align-items: center;
    gap: 0.5rem;
    font-size: 0.75rem;
    font-weight: 500;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    color: var(--alabaster);
    border-bottom: 1px solid var(--crimson);
    padding-bottom: 0.4rem;
    transition: all 0.3s var(--ease);
}

.neighborhood-link:hover {
    gap: 1rem;
    color: var(--crimson);
}

/* =========================================================
   ABOUT / ADRIAN
   ========================================================= */
.about {
    background: var(--paper);
    padding: var(--section-pad) 0;
    overflow: hidden;
}

.about-grid {
    display: grid;
    grid-template-columns: 1fr 1.2fr;
    gap: clamp(2rem, 6vw, 6rem);
    align-items: center;
}

.about-image {
    position: relative;
    aspect-ratio: 4/5;
    overflow: hidden;
}

.about-image img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    filter: grayscale(15%);
    transition: filter 0.6s var(--ease);
}

.about-image:hover img {
    filter: grayscale(0%);
}

.about-image::before {
    content: '';
    position: absolute;
    top: -20px;
    left: -20px;
    right: 20px;
    bottom: 20px;
    border: 1px solid var(--crimson);
    z-index: -1;
    pointer-events: none;
}

.about-content .eyebrow {
    margin-bottom: 1.5rem;
}

.about-content h2 {
    margin-bottom: 2rem;
    max-width: 14ch;
}

.about-content p {
    font-size: 1.05rem;
    line-height: 1.8;
    color: var(--slate);
    margin-bottom: 1.25rem;
    max-width: 55ch;
}

.about-stats {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 1.5rem;
    margin: 3rem 0;
    padding: 2rem 0;
    border-top: 1px solid var(--silver);
    border-bottom: 1px solid var(--silver);
}

.stat-num {
    font-family: var(--font-display);
    font-size: clamp(1.75rem, 2.8vw, 2.5rem);
    font-weight: 500;
    color: var(--crimson);
    line-height: 1;
    margin-bottom: 0.5rem;
}

.stat-label {
    font-size: 0.7rem;
    font-weight: 500;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--obsidian);
}

/* =========================================================
   VALUE PROPS
   ========================================================= */
.values {
    padding: var(--section-pad) 0;
    background: var(--obsidian);
    color: var(--alabaster);
}

.values-grid {
    display: grid;
    grid-template-columns: repeat(auto-fit, minmax(260px, 1fr));
    gap: 0;
}

.value-card {
    padding: 3rem 2rem;
    border-right: 1px solid rgba(255, 255, 255, 0.1);
    border-bottom: 1px solid rgba(255, 255, 255, 0.1);
    transition: background 0.4s var(--ease);
}

.value-card:hover {
    background: rgba(153, 0, 0, 0.08);
}

.value-num {
    font-family: var(--font-display);
    font-size: 0.85rem;
    font-weight: 500;
    letter-spacing: 0.3em;
    color: var(--crimson);
    margin-bottom: 2rem;
}

.value-card h3 {
    font-size: 1.4rem;
    margin-bottom: 1rem;
    font-weight: 400;
}

.value-card p {
    font-size: 0.95rem;
    color: var(--silver);
    line-height: 1.7;
}

/* =========================================================
   MARKET REPORT / LEAD MAGNET
   ========================================================= */
.market-report {
    padding: var(--section-pad) 0;
    background: var(--paper);
    position: relative;
    overflow: hidden;
}

.report-grid {
    display: grid;
    grid-template-columns: 1.2fr 1fr;
    gap: clamp(2rem, 6vw, 6rem);
    align-items: center;
}

.report-content .eyebrow {
    margin-bottom: 1.5rem;
}

.report-content h2 {
    font-size: clamp(2rem, 3.5vw, 3rem);
    margin-bottom: 1.5rem;
    max-width: 14ch;
}

.report-content p {
    font-size: 1.05rem;
    line-height: 1.7;
    color: var(--slate);
    margin-bottom: 2rem;
    max-width: 55ch;
}

.report-form {
    display: flex;
    flex-direction: column;
    gap: 1rem;
    max-width: 480px;
}

.form-row {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 1rem;
}

.form-input {
    width: 100%;
    padding: 1rem 1.25rem;
    background: transparent;
    border: 1px solid var(--silver);
    font-family: var(--font-body);
    font-size: 0.95rem;
    color: var(--obsidian);
    transition: border-color 0.3s var(--ease);
}

.form-input:focus {
    outline: none;
    border-color: var(--crimson);
}

.form-input::placeholder {
    color: var(--slate);
    font-weight: 300;
}

.report-mockup {
    position: relative;
    aspect-ratio: 3/4;
    background: var(--alabaster);
    box-shadow: 0 30px 60px -20px rgba(18, 18, 18, 0.25),
                0 12px 30px -12px rgba(18, 18, 18, 0.15);
    transform: rotate(-2deg);
    transition: transform 0.6s var(--ease);
    padding: 3rem 2.5rem;
    display: flex;
    flex-direction: column;
}

.report-mockup:hover {
    transform: rotate(0deg) translateY(-8px);
}

.report-mockup-header {
    border-bottom: 1px solid var(--silver);
    padding-bottom: 1.5rem;
    margin-bottom: 2rem;
}

.report-mockup-eyebrow {
    font-size: 0.65rem;
    letter-spacing: 0.3em;
    color: var(--crimson);
    margin-bottom: 0.75rem;
    font-weight: 500;
}

.report-mockup h3 {
    font-family: var(--font-display);
    font-size: 1.5rem;
    line-height: 1.2;
    color: var(--obsidian);
}

.report-mockup-body {
    flex: 1;
    display: flex;
    flex-direction: column;
    gap: 1.5rem;
}

.report-stat {
    display: flex;
    justify-content: space-between;
    align-items: baseline;
    padding-bottom: 1rem;
    border-bottom: 1px dashed var(--silver);
}

.report-stat-label {
    font-size: 0.7rem;
    letter-spacing: 0.15em;
    text-transform: uppercase;
    color: var(--slate);
}

.report-stat-value {
    font-family: var(--font-display);
    font-size: 1.4rem;
    color: var(--obsidian);
    font-weight: 500;
}

.report-mockup-footer {
    margin-top: auto;
    padding-top: 1.5rem;
    border-top: 1px solid var(--silver);
    font-size: 0.65rem;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    color: var(--slate);
    text-align: center;
}

/* =========================================================
   CONTACT / CTA
   ========================================================= */
.contact-cta {
    padding: var(--section-pad) 0;
    background: var(--obsidian);
    color: var(--alabaster);
    text-align: center;
    position: relative;
    overflow: hidden;
}

.contact-cta::before,
.contact-cta::after {
    content: '';
    position: absolute;
    width: 400px;
    height: 400px;
    border-radius: 50%;
    background: radial-gradient(circle, var(--crimson-glow) 0%, transparent 60%);
    pointer-events: none;
}

.contact-cta::before { top: -200px; left: -100px; }
.contact-cta::after { bottom: -200px; right: -100px; }

.contact-inner {
    position: relative;
    z-index: 2;
    max-width: 800px;
    margin: 0 auto;
}

.contact-inner .eyebrow {
    margin-bottom: 1.5rem;
}

.contact-inner h2 {
    font-size: clamp(2rem, 4.5vw, 3.5rem);
    margin-bottom: 1.5rem;
}

.contact-inner h2 em {
    color: var(--crimson);
    font-style: italic;
}

.contact-inner p {
    font-size: 1.1rem;
    color: var(--silver);
    margin-bottom: 3rem;
    max-width: 55ch;
    margin-left: auto;
    margin-right: auto;
}

.contact-info {
    display: flex;
    justify-content: center;
    gap: 3rem;
    margin-top: 3rem;
    flex-wrap: wrap;
}

.contact-item {
    text-align: left;
    padding: 1.5rem 2rem;
    border-left: 1px solid var(--crimson);
}

.contact-item-label {
    font-size: 0.7rem;
    letter-spacing: 0.25em;
    text-transform: uppercase;
    color: var(--silver);
    margin-bottom: 0.5rem;
}

.contact-item-value {
    font-family: var(--font-display);
    font-size: 1.1rem;
    color: var(--alabaster);
}

/* =========================================================
   FOOTER
   ========================================================= */
.footer {
    background: var(--obsidian);
    color: var(--silver);
    padding: 4rem 0 2rem;
    font-size: 0.85rem;
}

.footer-grid {
    display: grid;
    grid-template-columns: 2fr 1fr 1fr 1fr;
    gap: 3rem;
    padding-bottom: 3rem;
    border-bottom: 1px solid rgba(249, 240, 225, 0.1);
}

.footer-brand {
    font-family: var(--font-display);
    font-size: 1.3rem;
    color: var(--cream);
    margin-bottom: 1rem;
    letter-spacing: 0.08em;
}

.footer-brand .ca { color: var(--crimson); }

.footer p {
    line-height: 1.7;
    max-width: 32ch;
}

.footer h4 {
    font-family: var(--font-body);
    font-size: 0.75rem;
    font-weight: 500;
    letter-spacing: 0.25em;
    text-transform: uppercase;
    color: var(--cream);
    margin-bottom: 1.25rem;
}

.footer-links {
    list-style: none;
    display: flex;
    flex-direction: column;
    gap: 0.75rem;
}

.footer-links a {
    transition: color 0.3s var(--ease);
}

.footer-links a:hover {
    color: var(--crimson);
}

.footer-bottom {
    padding-top: 2rem;
    display: flex;
    justify-content: space-between;
    flex-wrap: wrap;
    gap: 1rem;
    font-size: 0.75rem;
    letter-spacing: 0.1em;
}

/* =========================================================
   VARSITY PAGE — SPECIFIC
   ========================================================= */
.varsity-hero {
    min-height: 90vh;
    background: linear-gradient(135deg, var(--obsidian) 0%, #3d1a1a 100%);
    color: var(--alabaster);
    display: flex;
    align-items: center;
    padding: 8rem 0 4rem;
    position: relative;
    overflow: hidden;
}

.varsity-hero::before {
    content: '';
    position: absolute;
    inset: 0;
    background-image:
        radial-gradient(circle at 20% 50%, rgba(153, 0, 0, 0.15) 0%, transparent 50%),
        radial-gradient(circle at 80% 80%, rgba(153, 0, 0, 0.1) 0%, transparent 50%);
    pointer-events: none;
}

.varsity-hero-grid {
    display: grid;
    grid-template-columns: 1.3fr 1fr;
    gap: 4rem;
    align-items: center;
    position: relative;
    z-index: 2;
}

.varsity-hero-text .eyebrow {
    margin-bottom: 1.5rem;
}

.varsity-hero-text h1 {
    font-size: clamp(2.5rem, 6vw, 5rem);
    margin-bottom: 1.5rem;
    line-height: 1.05;
}

.varsity-hero-text h1 em {
    font-style: italic;
    color: var(--crimson);
}

.varsity-hero-text .lede {
    color: var(--silver-light);
    margin-bottom: 2.5rem;
    font-size: 1.1rem;
}

.varsity-coords {
    display: flex;
    gap: 2.5rem;
    padding-top: 2rem;
    border-top: 1px solid rgba(255, 255, 255, 0.15);
    margin-top: 2.5rem;
    flex-wrap: wrap;
}

.coord-item {
    display: flex;
    flex-direction: column;
    gap: 0.4rem;
}

.coord-label {
    font-size: 0.65rem;
    letter-spacing: 0.25em;
    text-transform: uppercase;
    color: var(--silver);
}

.coord-value {
    font-family: var(--font-display);
    font-size: 1rem;
    color: var(--alabaster);
}

.varsity-hero-visual {
    aspect-ratio: 3/4;
    background: linear-gradient(135deg, rgba(153, 0, 0, 0.2), rgba(0, 0, 0, 0.6));
    border: 1px solid rgba(255, 255, 255, 0.1);
    position: relative;
    display: flex;
    align-items: center;
    justify-content: center;
    overflow: hidden;
}

.varsity-hero-visual-inner {
    text-align: center;
    padding: 3rem;
}

.varsity-hero-visual-inner svg {
    width: 80%;
    max-width: 280px;
    margin: 0 auto;
    color: var(--crimson);
    opacity: 0.9;
}

.varsity-hero-visual-inner h3 {
    font-family: var(--font-display);
    font-size: 1.5rem;
    margin: 2rem 0 0.5rem;
    letter-spacing: 0.08em;
}

.varsity-hero-visual-inner p {
    font-size: 0.85rem;
    letter-spacing: 0.25em;
    text-transform: uppercase;
    color: var(--silver);
}

/* Lifestyle pillars */
.lifestyle {
    padding: var(--section-pad) 0;
    background: var(--paper);
}

.lifestyle-intro {
    text-align: center;
    max-width: 700px;
    margin: 0 auto 5rem;
}

.lifestyle-intro .eyebrow {
    margin-bottom: 1.5rem;
}

.lifestyle-intro h2 {
    margin-bottom: 1.5rem;
}

.lifestyle-intro p {
    color: var(--slate);
    font-size: 1.05rem;
    line-height: 1.7;
}

.pillars {
    display: grid;
    grid-template-columns: repeat(auto-fit, minmax(240px, 1fr));
    gap: 2rem;
}

.pillar {
    padding: 2.5rem 2rem;
    background: var(--alabaster);
    border: 1px solid var(--silver-light);
    transition: all 0.4s var(--ease);
    position: relative;
    overflow: hidden;
}

.pillar::before {
    content: '';
    position: absolute;
    top: 0;
    left: 0;
    width: 100%;
    height: 2px;
    background: var(--crimson);
    transform: scaleX(0);
    transform-origin: left;
    transition: transform 0.5s var(--ease);
}

.pillar:hover {
    transform: translateY(-6px);
    box-shadow: 0 20px 40px -15px rgba(18, 18, 18, 0.15);
}

.pillar:hover::before {
    transform: scaleX(1);
}

.pillar-icon {
    width: 48px;
    height: 48px;
    margin-bottom: 1.5rem;
    color: var(--crimson);
}

.pillar h3 {
    font-size: 1.35rem;
    margin-bottom: 1rem;
    font-weight: 500;
}

.pillar p {
    font-size: 0.95rem;
    color: var(--slate);
    line-height: 1.7;
}

/* Market data */
.market-data {
    padding: var(--section-pad) 0;
    background: var(--obsidian);
    color: var(--alabaster);
}

.market-grid {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: clamp(2rem, 6vw, 6rem);
    align-items: center;
    margin-top: 4rem;
}

.market-stats {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 0;
}

.market-stat {
    padding: 2.5rem 2rem;
    border: 1px solid rgba(255, 255, 255, 0.1);
    margin: -1px 0 0 -1px;
    transition: background 0.3s var(--ease);
}

.market-stat:hover {
    background: rgba(153, 0, 0, 0.08);
}

.market-stat-eyebrow {
    font-size: 0.65rem;
    letter-spacing: 0.25em;
    text-transform: uppercase;
    color: var(--crimson);
    margin-bottom: 1rem;
}

.market-stat-value {
    font-family: var(--font-display);
    font-size: clamp(2rem, 3.5vw, 3rem);
    font-weight: 500;
    line-height: 1;
    margin-bottom: 0.5rem;
}

.market-stat-trend {
    font-size: 0.85rem;
    color: var(--silver);
}

.market-stat-trend.up { color: #5fb878; }
.market-stat-trend.down { color: #d96666; }

.market-narrative h2 {
    margin-bottom: 1.5rem;
}

.market-narrative p {
    color: var(--silver);
    margin-bottom: 1.25rem;
    line-height: 1.7;
}

.market-disclaimer {
    margin-top: 2rem;
    padding-top: 1.5rem;
    border-top: 1px solid rgba(255, 255, 255, 0.1);
    font-size: 0.75rem;
    color: var(--slate);
    line-height: 1.6;
}

/* =========================================================
   RESPONSIVE
   ========================================================= */
@media (max-width: 960px) {
    .nav-links { gap: 1.5rem; }
    .nav-links li:not(:last-child) { display: none; }

    .philosophy-grid,
    .about-grid,
    .report-grid,
    .market-grid,
    .varsity-hero-grid {
        grid-template-columns: 1fr;
        gap: 3rem;
    }

    .philosophy-label { position: static; }

    .neighborhood-grid {
        grid-template-columns: 1fr 1fr;
        grid-template-rows: 1.5fr 1fr 1fr;
        height: auto;
    }

    .neighborhood-card:nth-child(1) {
        grid-column: 1 / 3;
        grid-row: 1;
        height: 400px;
    }

    .neighborhood-card:not(:nth-child(1)) {
        height: 280px;
    }

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

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

    .about-image::before { display: none; }
}

@media (max-width: 640px) {
    .neighborhood-grid {
        grid-template-columns: 1fr;
    }

    .neighborhood-card:nth-child(1) {
        grid-column: 1;
    }

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

    .about-stats { grid-template-columns: 1fr; gap: 1rem; }

    .contact-item { border-left: none; border-top: 1px solid var(--crimson); padding: 1rem; }

    .hero { padding-top: 6rem; }
    .hero-actions { flex-direction: column; align-items: flex-start; }
    .hero-actions .btn { width: 100%; justify-content: center; }
}

/* =========================================================
   MARKET ACTIVITY — LISTINGS SECTION
   ========================================================= */

.listings-section {
    padding: var(--section-pad) 0;
    background: var(--paper-warm);
}

.listings-summary-bar {
    display: flex;
    align-items: center;
    justify-content: center;
    flex-wrap: wrap;
    gap: 0;
    background: var(--obsidian);
    color: var(--alabaster);
    padding: 2rem 3rem;
    margin-bottom: 5rem;
}

.lsb-item {
    text-align: center;
    padding: 0.75rem 2rem;
}

.lsb-value {
    font-family: var(--font-display);
    font-size: clamp(1.1rem, 2vw, 1.5rem);
    font-weight: 500;
    color: var(--alabaster);
    margin-bottom: 0.4rem;
}

.lsb-label {
    font-size: 0.65rem;
    letter-spacing: 0.25em;
    text-transform: uppercase;
    color: var(--silver);
}

.lsb-divider {
    width: 1px;
    height: 40px;
    background: rgba(255,255,255,0.15);
    margin: 0 0.5rem;
    flex-shrink: 0;
}

.listings-block-header {
    display: flex;
    justify-content: space-between;
    align-items: flex-end;
    margin-bottom: 2.5rem;
    flex-wrap: wrap;
    gap: 1.5rem;
}

.listings-status-legend {
    font-size: 0.75rem;
    font-weight: 500;
    letter-spacing: 0.12em;
    color: var(--slate);
    display: flex;
    align-items: center;
    gap: 0.5rem;
}

.status-dot {
    width: 8px;
    height: 8px;
    border-radius: 50%;
    display: inline-block;
}

.status-dot.active { background: #3d9e5f; }
.status-dot.pending { background: #c8962a; }
.status-dot.sold { background: var(--crimson); }

.listings-grid {
    display: grid;
    grid-template-columns: repeat(auto-fill, minmax(340px, 1fr));
    gap: 1.5rem;
}

.listing-card {
    background: var(--alabaster);
    border: 1px solid var(--silver-light);
    transition: all 0.4s var(--ease);
    overflow: hidden;
}

.listing-card:hover {
    transform: translateY(-4px);
    box-shadow: 0 20px 40px -15px rgba(18,18,18,0.14);
}

.listing-card-photo {
    height: 200px;
    background-size: cover;
    background-position: center;
    position: relative;
    overflow: hidden;
}

.listing-card-photo.placeholder {
    display: flex;
    align-items: flex-end;
    padding: 1.25rem;
}

.listing-photo-label {
    font-family: var(--font-display);
    font-size: 0.75rem;
    letter-spacing: 0.15em;
    color: rgba(255,255,255,0.7);
    position: relative;
    z-index: 2;
}

.listing-card-body {
    padding: 1.5rem;
}

.listing-status-row {
    display: flex;
    align-items: center;
    justify-content: space-between;
    margin-bottom: 0.75rem;
}

.listing-badge {
    font-size: 0.65rem;
    font-weight: 600;
    letter-spacing: 0.25em;
    text-transform: uppercase;
    padding: 0.3rem 0.75rem;
    border-radius: 2px;
}

.listing-badge.active {
    background: rgba(61, 158, 95, 0.12);
    color: #2a7a45;
    border: 1px solid rgba(61, 158, 95, 0.3);
}

.listing-badge.pending {
    background: rgba(200, 150, 42, 0.12);
    color: #8a6410;
    border: 1px solid rgba(200, 150, 42, 0.3);
}

.listing-badge.sold-badge {
    background: rgba(153, 0, 0, 0.1);
    color: var(--crimson);
    border: 1px solid rgba(153, 0, 0, 0.25);
}

.listing-dom {
    font-size: 0.7rem;
    color: var(--slate);
    letter-spacing: 0.1em;
}

.listing-price {
    font-family: var(--font-display);
    font-size: clamp(1.3rem, 2.2vw, 1.6rem);
    font-weight: 500;
    color: var(--obsidian);
    margin-bottom: 0.35rem;
}

.listing-address {
    font-size: 0.85rem;
    color: var(--slate);
    margin-bottom: 0.75rem;
    font-weight: 400;
}

.listing-specs {
    display: flex;
    flex-wrap: wrap;
    gap: 0.5rem;
    margin-bottom: 1rem;
}

.listing-specs span {
    font-size: 0.7rem;
    font-weight: 500;
    letter-spacing: 0.12em;
    text-transform: uppercase;
    padding: 0.3rem 0.6rem;
    background: var(--paper);
    border: 1px solid var(--silver-light);
    color: var(--obsidian);
}

.listing-highlight {
    font-size: 0.88rem;
    line-height: 1.65;
    color: var(--slate);
    margin-bottom: 1rem;
}

.listing-meta {
    font-size: 0.7rem;
    letter-spacing: 0.1em;
    color: var(--silver);
    padding-top: 0.75rem;
    border-top: 1px solid var(--silver-light);
}

/* Sold table */
.sold-table-wrap {
    overflow-x: auto;
    -webkit-overflow-scrolling: touch;
    border: 1px solid var(--silver-light);
    background: var(--alabaster);
}

.sold-table {
    width: 100%;
    border-collapse: collapse;
    font-size: 0.88rem;
    min-width: 800px;
}

.sold-table thead tr {
    background: var(--obsidian);
    color: var(--silver);
}

.sold-table th {
    padding: 1rem 1.25rem;
    font-size: 0.65rem;
    font-weight: 500;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    text-align: left;
    white-space: nowrap;
}

.sold-row td {
    padding: 0.9rem 1.25rem;
    border-bottom: 1px solid var(--silver-light);
    color: var(--obsidian);
    vertical-align: middle;
}

.sold-row:last-child td {
    border-bottom: none;
}

.sold-row.highlight {
    background: rgba(245, 242, 237, 0.8);
}

.sold-row:hover td {
    background: var(--paper);
}

.sold-addr {
    font-weight: 500;
    color: var(--obsidian);
    font-size: 0.85rem;
}

.sold-price {
    font-family: var(--font-display);
    font-weight: 500;
    font-size: 0.92rem;
    color: var(--obsidian);
}

.sold-price.above {
    color: #2a7a45;
}

.sold-table-note {
    margin-top: 1rem;
    font-size: 0.7rem;
    letter-spacing: 0.08em;
    color: var(--slate);
    line-height: 1.6;
}

@media (max-width: 640px) {
    .listings-summary-bar {
        flex-direction: column;
        gap: 1rem;
        padding: 2rem 1.5rem;
    }
    .lsb-divider { display: none; }
    .listings-grid { grid-template-columns: 1fr; }
}

/* =========================================================
   SOCIAL ICONS + BOOK A CALL
   ========================================================= */

.footer-socials {
    display: flex;
    gap: 0.6rem;
    margin-top: 1.5rem;
    flex-wrap: wrap;
}

.social-link {
    width: 40px;
    height: 40px;
    border: 1px solid rgba(255, 255, 255, 0.12);
    display: inline-flex;
    align-items: center;
    justify-content: center;
    color: var(--silver);
    transition: all 0.3s var(--ease);
    border-radius: 2px;
}

.social-link svg {
    width: 18px;
    height: 18px;
    fill: currentColor;
    transition: transform 0.3s var(--ease);
}

.social-link:hover {
    border-color: var(--crimson);
    color: var(--crimson);
    background: rgba(153, 0, 0, 0.08);
}

.social-link:hover svg {
    transform: scale(1.1);
}

.contact-book-row {
    display: flex;
    flex-direction: column;
    align-items: center;
    gap: 1rem;
    margin-top: 1rem;
}

.contact-or {
    font-size: 0.7rem;
    letter-spacing: 0.3em;
    text-transform: uppercase;
    color: var(--silver);
    display: flex;
    align-items: center;
    gap: 1rem;
}

.contact-or::before,
.contact-or::after {
    content: '';
    width: 30px;
    height: 1px;
    background: rgba(255, 255, 255, 0.2);
}

.btn-book {
    background: transparent;
    color: var(--alabaster);
    border-color: var(--silver);
}

.btn-book:hover {
    background: var(--alabaster);
    color: var(--obsidian);
    border-color: var(--alabaster);
}

@media (max-width: 640px) {
    .footer-socials { gap: 0.5rem; }
    .social-link { width: 36px; height: 36px; }
    .social-link svg { width: 16px; height: 16px; }
}

/* =========================================================
   SECTION BACKGROUNDS - WARM CREAM ACCENTS
   ========================================================= */

#philosophy {
    background: var(--cream);
    color: var(--obsidian);
}

#philosophy h2 {
    color: var(--crimson);
}

#about {
    background: var(--cream);
    color: var(--obsidian);
}

#about h2, #about h3 {
    color: var(--crimson);
}

#contact {
    background: linear-gradient(135deg, var(--obsidian) 0%, var(--obsidian-soft) 100%);
}

#contact .section-head h2 {
    color: var(--cream);
}

#contact .section-head-text p {
    color: var(--silver);
}

/* Character section on Varsity page */
#character {
    background: var(--cream);
    color: var(--obsidian);
}

#character h2 {
    color: var(--crimson);
}

#character .pillar-grid h3 {
    color: var(--obsidian);
}

/* =========================================================
   FIND A HOME — BUYER LEAD CAPTURE PAGE
   ========================================================= */

.fah-page {
    background: var(--paper);
    min-height: 100vh;
    padding: clamp(7rem, 14vh, 10rem) 1.5rem clamp(4rem, 8vh, 6rem);
}

.fah-container {
    max-width: 720px;
    margin: 0 auto;
}

.fah-header {
    text-align: left;
    margin-bottom: 4rem;
    border-bottom: 1px solid var(--silver-light);
    padding-bottom: 2.5rem;
}

.fah-header .eyebrow {
    color: var(--crimson);
    margin-bottom: 1.5rem;
    display: block;
}

.fah-header h1 {
    font-family: var(--font-display);
    font-size: clamp(2rem, 4.5vw, 3.5rem);
    font-weight: 400;
    color: var(--obsidian);
    letter-spacing: 0.02em;
    line-height: 1.15;
    margin-bottom: 1.5rem;
    max-width: 18ch;
}

.fah-header h1 em {
    font-style: italic;
    color: var(--crimson);
    font-weight: 400;
}

.fah-header .fah-subhead {
    font-family: var(--font-body);
    font-size: 1.05rem;
    font-weight: 300;
    color: var(--slate);
    line-height: 1.6;
    max-width: 56ch;
    letter-spacing: 0.01em;
}

.fah-form {
    display: flex;
    flex-direction: column;
    gap: 1.75rem;
}

.fah-field {
    display: flex;
    flex-direction: column;
    gap: 0.5rem;
}

.fah-field label {
    font-family: var(--font-body);
    font-size: 0.7rem;
    font-weight: 500;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    color: var(--obsidian);
}

.fah-field label .optional {
    color: var(--slate);
    font-weight: 300;
    text-transform: none;
    letter-spacing: 0.05em;
    font-size: 0.7rem;
    margin-left: 0.4rem;
    font-style: italic;
}

.fah-field-row {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 1.5rem;
}

.fah-input,
.fah-select,
.fah-textarea {
    width: 100%;
    padding: 0.95rem 0;
    background: transparent;
    border: none;
    border-bottom: 1px solid var(--silver);
    font-family: var(--font-body);
    font-size: 1rem;
    color: var(--obsidian);
    transition: border-color 0.3s var(--ease);
    border-radius: 0;
}

.fah-input:focus,
.fah-select:focus,
.fah-textarea:focus {
    outline: none;
    border-bottom-color: var(--crimson);
}

.fah-input::placeholder,
.fah-textarea::placeholder {
    color: var(--slate);
    font-weight: 300;
    font-style: italic;
}

.fah-select {
    appearance: none;
    -webkit-appearance: none;
    -moz-appearance: none;
    background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath fill='none' stroke='%231B120B' stroke-width='1.2' d='M1 1l5 5 5-5'/%3E%3C/svg%3E");
    background-repeat: no-repeat;
    background-position: right 0.25rem center;
    padding-right: 2rem;
    cursor: pointer;
    color: var(--slate);
    font-weight: 300;
}

.fah-select:has(option:checked:not([value=""])) {
    color: var(--obsidian);
}

.fah-textarea {
    resize: vertical;
    min-height: 100px;
    line-height: 1.5;
    padding: 0.75rem 0;
}

.fah-submit-row {
    margin-top: 1.5rem;
    display: flex;
    flex-direction: column;
    gap: 1rem;
    align-items: flex-start;
}

.fah-submit-note {
    font-family: var(--font-body);
    font-size: 0.78rem;
    font-weight: 300;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--slate);
    font-style: italic;
}

.fah-back-link {
    display: inline-flex;
    align-items: center;
    gap: 0.5rem;
    font-family: var(--font-body);
    font-size: 0.75rem;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    color: var(--slate);
    margin-bottom: 2rem;
    transition: color 0.3s var(--ease);
}

.fah-back-link:hover {
    color: var(--crimson);
}

.fah-back-link::before {
    content: '←';
    font-size: 1rem;
}

@media (max-width: 640px) {
    .fah-page { padding-top: 6rem; }
    .fah-field-row { grid-template-columns: 1fr; gap: 1.75rem; }
    .fah-header { margin-bottom: 2.5rem; padding-bottom: 2rem; }
}

/* =========================================================
   FIND A HOME — CONFIRMATION & ERROR PANELS
   ========================================================= */

.fah-confirmation {
    text-align: center;
    padding: 4rem 2rem;
    border-top: 1px solid var(--silver-light);
    border-bottom: 1px solid var(--silver-light);
    animation: fadeUp 0.8s var(--ease-out) forwards;
}

.fah-confirmation-mark {
    width: 56px;
    height: 56px;
    margin: 0 auto 1.75rem;
    color: var(--crimson);
}

.fah-confirmation-mark svg {
    width: 100%;
    height: 100%;
}

.fah-confirmation-title {
    font-family: var(--font-display);
    font-size: clamp(1.75rem, 3.5vw, 2.5rem);
    font-weight: 400;
    letter-spacing: 0.04em;
    color: var(--obsidian);
    margin-bottom: 1rem;
    font-style: italic;
}

.fah-confirmation-text {
    font-family: var(--font-body);
    font-size: 1.05rem;
    font-weight: 300;
    color: var(--slate);
    line-height: 1.6;
    max-width: 42ch;
    margin: 0 auto 2.5rem;
}

.btn-ghost-dark {
    background: transparent;
    color: var(--obsidian);
    border: 1px solid var(--obsidian);
    padding: 0.9rem 2rem;
    font-family: var(--font-body);
    font-size: 0.78rem;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    font-weight: 500;
    transition: all 0.3s var(--ease);
    display: inline-block;
}

.btn-ghost-dark:hover {
    background: var(--obsidian);
    color: var(--cream);
}

.fah-error {
    margin-top: 1.5rem;
    padding: 1.25rem 1.5rem;
    border-left: 3px solid var(--crimson);
    background: rgba(212, 21, 28, 0.06);
    font-family: var(--font-body);
    font-size: 0.92rem;
    color: var(--obsidian);
    line-height: 1.5;
}

.fah-error a {
    color: var(--crimson);
    text-decoration: underline;
    text-underline-offset: 2px;
}

button[disabled] {
    opacity: 0.6;
    cursor: not-allowed;
}

/* =========================================================
   BROKERAGE DISCLOSURE BLOCK (RECA compliance)
   ========================================================= */

.footer-brokerage {
    display: flex;
    align-items: center;
    gap: 1.75rem;
    padding: 2rem 0 2.25rem;
    border-bottom: 1px solid rgba(249, 240, 225, 0.08);
    flex-wrap: wrap;
}

.footer-brokerage-mark {
    flex: 0 0 auto;
    width: 64px;
    height: 64px;
    display: block;
}

.footer-brokerage-mark img {
    width: 100%;
    height: 100%;
    object-fit: contain;
    display: block;
}

.footer-brokerage-text {
    font-family: var(--font-body);
    font-size: 0.75rem;
    line-height: 1.7;
    color: var(--silver);
    letter-spacing: 0.04em;
    flex: 1 1 0;
    min-width: 240px;
}

.footer-brokerage-text strong {
    color: var(--cream);
    font-weight: 500;
    letter-spacing: 0.08em;
    text-transform: uppercase;
    font-size: 0.7rem;
    display: block;
    margin-bottom: 0.35rem;
}

.footer-brokerage-text em {
    font-style: italic;
    color: var(--silver-light);
}

@media (max-width: 640px) {
    .footer-brokerage {
        gap: 1.25rem;
        padding: 1.5rem 0 1.75rem;
    }
    .footer-brokerage-mark {
        width: 52px;
        height: 52px;
    }
    .footer-brokerage-text {
        font-size: 0.7rem;
    }
}

/* =========================================================
   FORM SHARED — TEXTAREA + INLINE STATUS
   ========================================================= */

.form-textarea {
    resize: vertical;
    min-height: 90px;
    line-height: 1.5;
    font-family: var(--font-body);
}

.form-status {
    margin-top: 1rem;
    padding: 1rem 1.25rem;
    font-family: var(--font-body);
    font-size: 0.92rem;
    line-height: 1.55;
    letter-spacing: 0.01em;
    border-left: 3px solid var(--silver);
    background: rgba(249, 240, 225, 0.5);
}

.form-status.success {
    border-left-color: var(--crimson);
    background: rgba(212, 21, 28, 0.06);
    color: var(--obsidian);
}

.form-status.error {
    border-left-color: #b00020;
    background: rgba(176, 0, 32, 0.06);
    color: var(--obsidian);
}

.form-status.success strong {
    display: block;
    font-family: var(--font-display);
    font-style: italic;
    font-size: 1.1rem;
    margin-bottom: 0.4rem;
    color: var(--crimson);
    font-weight: 400;
    letter-spacing: 0.03em;
}

.form-status a {
    color: var(--crimson);
    text-decoration: underline;
    text-underline-offset: 2px;
}

/* =========================================================
   NEIGHBOURHOOD PAGES (Mount Royal, Britannia, Aspen, Eagle Ridge)
   ========================================================= */

.nbh-hero {
    position: relative;
    min-height: 70vh;
    display: flex;
    align-items: center;
    color: var(--alabaster);
    overflow: hidden;
    padding-top: 7rem;
    padding-bottom: 4rem;
}

.nbh-hero-overlay {
    position: absolute;
    inset: 0;
    background:
        radial-gradient(ellipse at top right, rgba(212, 21, 28, 0.06) 0%, transparent 60%),
        radial-gradient(ellipse at bottom left, rgba(249, 240, 225, 0.04) 0%, transparent 60%);
    pointer-events: none;
}

.nbh-hero-grid {
    position: relative;
    z-index: 2;
    width: 100%;
}

.nbh-hero-text .eyebrow {
    color: var(--silver);
    margin-bottom: 1.5rem;
    display: block;
}

.nbh-hero-text h1 {
    font-family: var(--font-display);
    font-size: clamp(3rem, 8vw, 6rem);
    font-weight: 400;
    letter-spacing: 0.04em;
    line-height: 1.05;
    margin-bottom: 1.5rem;
    color: var(--cream);
}

.nbh-hero-text .lede {
    font-family: var(--font-display);
    font-style: italic;
    font-size: clamp(1.15rem, 1.8vw, 1.5rem);
    font-weight: 400;
    color: var(--silver-light);
    line-height: 1.5;
    max-width: 50ch;
    margin-bottom: 2.5rem;
    letter-spacing: 0.02em;
}

.nbh-hero-actions {
    display: flex;
    gap: 1rem;
    flex-wrap: wrap;
}

/* INTRO */
.nbh-intro {
    padding: var(--section-pad) 0;
    background: var(--cream);
    color: var(--obsidian);
}

.nbh-intro-grid {
    display: grid;
    grid-template-columns: 200px 1fr;
    gap: 4rem;
    align-items: start;
}

.nbh-intro-label {
    border-top: 2px solid var(--crimson);
    padding-top: 1rem;
}

.nbh-intro-text .lede {
    font-family: var(--font-display);
    font-style: italic;
    font-size: clamp(1.3rem, 2.2vw, 1.85rem);
    font-weight: 400;
    line-height: 1.5;
    color: var(--obsidian);
    letter-spacing: 0.01em;
    max-width: 60ch;
}

/* HIGHLIGHTS */
.nbh-pillars {
    padding: var(--section-pad) 0;
    background: var(--obsidian);
    color: var(--cream);
}

.nbh-pillars .section-head {
    margin-bottom: 4rem;
}

.nbh-pillars .section-head .eyebrow {
    color: var(--crimson);
}

.nbh-pillars .section-head h2 {
    color: var(--cream);
}

.nbh-pillar-grid {
    display: grid;
    grid-template-columns: repeat(auto-fit, minmax(280px, 1fr));
    gap: 2.5rem 3rem;
}

.nbh-pillar {
    border-top: 1px solid rgba(249, 240, 225, 0.15);
    padding-top: 1.75rem;
}

.nbh-pillar-num {
    font-family: var(--font-display);
    font-size: 0.85rem;
    font-style: italic;
    color: var(--crimson);
    letter-spacing: 0.15em;
    margin-bottom: 1rem;
}

.nbh-pillar h3 {
    font-family: var(--font-display);
    font-size: 1.35rem;
    font-weight: 400;
    color: var(--cream);
    letter-spacing: 0.04em;
    margin-bottom: 0.85rem;
}

.nbh-pillar p {
    font-family: var(--font-body);
    font-size: 0.95rem;
    font-weight: 300;
    line-height: 1.65;
    color: var(--silver-light);
}

/* LEAD CAPTURE SECTION */
.nbh-cta-section {
    padding: var(--section-pad) 0;
    background: var(--paper);
    color: var(--obsidian);
}

.nbh-cta-grid {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 4rem;
    align-items: start;
}

.nbh-cta-text .eyebrow {
    color: var(--crimson);
    margin-bottom: 1.25rem;
    display: block;
}

.nbh-cta-text h2 {
    color: var(--obsidian);
    margin-bottom: 1.5rem;
}

.nbh-cta-text p {
    font-family: var(--font-body);
    font-size: 1rem;
    font-weight: 300;
    line-height: 1.7;
    color: var(--slate);
    margin-bottom: 1rem;
    max-width: 50ch;
}

.nbh-cta-note {
    font-family: var(--font-display);
    font-style: italic;
    color: var(--crimson) !important;
    font-size: 0.95rem !important;
    letter-spacing: 0.03em;
}

.nbh-form {
    display: flex;
    flex-direction: column;
    gap: 1rem;
    background: var(--alabaster);
    padding: 2.5rem;
    border: 1px solid var(--silver-light);
}

@media (max-width: 768px) {
    .nbh-intro-grid {
        grid-template-columns: 1fr;
        gap: 1.5rem;
    }
    .nbh-cta-grid {
        grid-template-columns: 1fr;
        gap: 2.5rem;
    }
    .nbh-form {
        padding: 1.75rem;
    }
    .nbh-hero-actions {
        flex-direction: column;
        align-items: flex-start;
    }
    .nbh-hero-actions .btn {
        width: 100%;
        justify-content: center;
    }
}

/* =========================================================
   AVAILABLE BY REQUEST (Compliance-driven section)
   ========================================================= */

.by-request-section {
    padding: var(--section-pad) 0;
    background: var(--obsidian);
    color: var(--cream);
    position: relative;
    overflow: hidden;
}

.by-request-section::before {
    content: '';
    position: absolute;
    inset: 0;
    background:
        radial-gradient(ellipse at top right, rgba(212, 21, 28, 0.07) 0%, transparent 55%),
        radial-gradient(ellipse at bottom left, rgba(249, 240, 225, 0.03) 0%, transparent 55%);
    pointer-events: none;
}

.by-request-grid {
    position: relative;
    z-index: 1;
    display: grid;
    grid-template-columns: 1.6fr 1fr;
    gap: 4rem;
    align-items: center;
    max-width: 1100px;
}

.by-request-text .eyebrow {
    color: var(--crimson);
    display: block;
}

.by-request-text h2 {
    color: var(--cream);
    font-family: var(--font-display);
    font-weight: 400;
    letter-spacing: 0.02em;
    line-height: 1.18;
}

.by-request-text .lede {
    font-family: var(--font-display);
    font-style: italic;
    font-size: clamp(1.15rem, 1.8vw, 1.4rem);
    font-weight: 400;
    color: var(--silver-light);
    line-height: 1.5;
    letter-spacing: 0.01em;
}

.by-request-text p {
    font-family: var(--font-body);
    font-size: 1rem;
    font-weight: 300;
    line-height: 1.75;
    color: var(--silver);
    max-width: 60ch;
}

.by-request-ornament {
    color: var(--cream);
    opacity: 0.45;
    justify-self: center;
    max-width: 200px;
    width: 100%;
}

.by-request-ornament svg {
    width: 100%;
    height: auto;
    display: block;
}

@media (max-width: 768px) {
    .by-request-grid {
        grid-template-columns: 1fr;
        gap: 2rem;
    }
    .by-request-ornament {
        max-width: 160px;
        order: -1;
    }
}

/* =========================================================
   COMPLIANCE: DISCLOSURE BAR (top of every page)
   ========================================================= */

.disclosure-bar {
    background: var(--crimson);
    color: var(--cream);
    text-align: center;
    padding: 0.55rem 1.5rem;
    font-family: var(--font-body);
    font-size: 0.72rem;
    font-weight: 500;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    line-height: 1.4;
    position: relative;
    z-index: 200;
}

.disclosure-bar a {
    color: var(--cream);
    text-decoration: none;
}

.disclosure-bar a:hover {
    text-decoration: underline;
    text-underline-offset: 3px;
}

.disclosure-bar .pipe {
    opacity: 0.55;
    margin: 0 0.6rem;
}

/* Push the fixed nav down to clear the disclosure bar.
   Disclosure bar is in normal flow at the top; nav is fixed.
   We need nav to sit below the disclosure when the page is at scroll-top,
   then scroll up to the top edge as the user scrolls. The simplest
   approach: make BOTH the disclosure bar and nav fixed, stacking. */
.disclosure-bar {
    position: fixed;
    top: 0;
    left: 0;
    right: 0;
}

.nav {
    top: 36px; /* clear disclosure bar height */
}

@media (max-width: 640px) {
    .disclosure-bar {
        padding: 0.5rem 1rem;
        font-size: 0.65rem;
        letter-spacing: 0.14em;
    }
    .disclosure-bar .pipe { margin: 0 0.4rem; }
    .nav { top: 34px; }
}

/* Hero and page-top padding adjustments to clear both bars */
.hero { padding-top: 8.5rem; }
.fah-page { padding-top: clamp(8rem, 14vh, 11rem); }
.nbh-hero { padding-top: 8.5rem; }
.varsity-hero { padding-top: 8.5rem; }

@media (max-width: 640px) {
    .hero { padding-top: 7rem; }
    .nbh-hero { padding-top: 7rem; }
    .varsity-hero { padding-top: 7rem; }
    .fah-page { padding-top: 7rem; }
}

/* =========================================================
   COMPLIANCE: FORM CONSENT NOTE
   ========================================================= */

.form-consent {
    margin-top: 1rem;
    font-family: var(--font-body);
    font-size: 0.72rem;
    font-weight: 300;
    line-height: 1.55;
    color: var(--slate);
    letter-spacing: 0.01em;
    max-width: 60ch;
    font-style: italic;
}

/* Slightly lighter consent text inside dark sections */
.report-form .form-consent,
.briefing-form .form-consent {
    color: var(--silver);
}

/* =========================================================
   COMPLIANCE: STATS / SAMPLE LABEL & DISCLAIMER
   ========================================================= */

.sample-label {
    display: inline-block;
    margin-top: 0.5rem;
    padding: 0.35rem 0.85rem;
    background: rgba(212, 21, 28, 0.08);
    border: 1px solid rgba(212, 21, 28, 0.3);
    color: var(--crimson);
    font-family: var(--font-body);
    font-size: 0.7rem;
    font-weight: 500;
    letter-spacing: 0.16em;
    text-transform: uppercase;
}

.stats-disclaimer {
    margin-top: 2rem;
    padding: 1.25rem 1.5rem;
    border-left: 3px solid var(--silver);
    background: rgba(249, 240, 225, 0.04);
    font-family: var(--font-body);
    font-size: 0.78rem;
    font-weight: 300;
    line-height: 1.65;
    color: var(--silver-light);
    font-style: italic;
    letter-spacing: 0.01em;
    max-width: 80ch;
}

/* Light-background variant for cream sections */
.nbh-intro .stats-disclaimer,
.philosophy .stats-disclaimer,
.about .stats-disclaimer {
    color: var(--slate);
    background: rgba(27, 18, 11, 0.03);
    border-left-color: var(--silver-light);
}

/* =========================================================
   COMPLIANCE: EXPANDED FOOTER DISCLOSURE
   ========================================================= */

.footer-disclosure {
    padding: 1.75rem 0 0;
    border-top: 1px solid rgba(249, 240, 225, 0.08);
    font-family: var(--font-body);
    font-size: 0.72rem;
    font-weight: 300;
    line-height: 1.65;
    color: var(--silver);
    letter-spacing: 0.01em;
    max-width: 90ch;
    font-style: italic;
}

/* Compliant by-request section — centered single-column variant */
.by-request-text--centered {
    max-width: 780px;
    margin: 0 auto;
    text-align: center;
}
.by-request-text--centered .eyebrow {
    color: var(--crimson);
    display: block;
}
.by-request-text--centered h2 {
    color: var(--cream);
    font-family: var(--font-display);
    font-weight: 400;
    letter-spacing: 0.02em;
    line-height: 1.2;
}
.by-request-text--centered p {
    font-family: var(--font-body);
    font-weight: 300;
    line-height: 1.75;
    color: var(--silver);
    margin-left: auto;
    margin-right: auto;
}
.by-request-text--centered .by-request-actions {
    display: flex;
    justify-content: center;
}