/* =====================================================================
   High Mark Real Estate — stylesheet
   Palette pulled from the High Mark logo: deep navy, metallic gold, white, warm cream.
   ===================================================================== */

:root {
  /* palette from the High Mark logo: deep navy field, metallic gold, white */
  --ink:         #091a34;   /* logo background navy */
  --ink-2:       #0f2443;
  --cream:       #f6f2ea;
  --cream-2:     #ece5d6;
  --navy:        #102a4c;   /* headings + dark sections */
  --gold-light:  #ecc97e;   /* accent on dark backgrounds */
  --accent:      #8a651c;   /* gold accent readable on light backgrounds */
  --accent-deep: #6c4e14;
  --gold:        #dcac52;   /* logo gold: buttons, highlights */
  --gold-dark:   #c3923a;
  --text:        #142139;
  --muted:       #59647a;
  --line:        rgba(9, 26, 52, 0.14);

  --serif: "Cormorant Garamond", Georgia, "Times New Roman", serif;
  --brand: "Cinzel", "Cormorant Garamond", Georgia, serif;
  --sans:  "Manrope", system-ui, -apple-system, "Segoe UI", sans-serif;

  --container: 1200px;
  --radius: 14px;
  --shadow: 0 12px 40px rgba(9, 26, 52, 0.14);
  --ease: cubic-bezier(.2, .7, .2, 1);
}

*,
*::before,
*::after { box-sizing: border-box; }

html { scroll-behavior: smooth; }

body {
  margin: 0;
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.65;
  color: var(--text);
  background: var(--cream);
  -webkit-font-smoothing: antialiased;
}

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

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

h1, h2, h3, h4 {
  font-family: var(--serif);
  font-weight: 500;
  line-height: 1.1;
  margin: 0 0 .5em;
  color: var(--navy);
  letter-spacing: .01em;
}

h2 { font-size: clamp(2rem, 4vw, 3rem); }
h3 { font-size: 1.5rem; }
p  { margin: 0 0 1em; }

.container {
  width: min(100% - 40px, var(--container));
  margin-inline: auto;
}

section { padding: clamp(64px, 8vw, 110px) 0; }

/* ---------- utilities ---------- */
.eyebrow {
  font-family: var(--sans);
  font-size: .78rem;
  font-weight: 700;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 14px;
}
.eyebrow--teal { color: var(--accent); }

.btn {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  padding: 15px 30px;
  border-radius: 999px;
  font-weight: 700;
  font-size: .95rem;
  letter-spacing: .02em;
  border: 2px solid transparent;
  cursor: pointer;
  transition: transform .25s var(--ease), background .25s, color .25s, border-color .25s;
}
.btn:hover { transform: translateY(-2px); }
.btn--gold { background: var(--gold); color: var(--ink); border-color: var(--gold); }
.btn--gold:hover { background: var(--gold-dark); border-color: var(--gold-dark); }
.btn--ghost { background: transparent; color: var(--cream); border-color: rgba(243, 239, 230, .7); }
.btn--ghost:hover { background: var(--cream); color: var(--ink); border-color: var(--cream); }
.btn--sm { padding: 10px 20px; font-size: .85rem; }
.btn--block { width: 100%; justify-content: center; }

.link-arrow {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  font-weight: 700;
  color: var(--accent-deep);
  font-size: .95rem;
}
.link-arrow::after {
  content: "\2192";
  transition: transform .25s var(--ease);
}
.link-arrow:hover::after { transform: translateX(5px); }

.section-head {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  gap: 24px;
  margin-bottom: 44px;
}
.section-head h2 { margin-bottom: 0; }
.section-head--center {
  flex-direction: column;
  align-items: center;
  text-align: center;
}
.section-head--center h2 { max-width: 720px; }

/* ---------- reveal on scroll ---------- */
.reveal {
  opacity: 0;
  transform: translateY(24px);
  transition: opacity .7s var(--ease), transform .7s var(--ease);
}
.reveal.is-visible { opacity: 1; transform: none; }

/* =====================================================================
   NAV
   ===================================================================== */
.nav {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(9, 26, 52, .9);
  backdrop-filter: blur(14px);
  -webkit-backdrop-filter: blur(14px);
  border-bottom: 1px solid rgba(243, 239, 230, .08);
  transition: background .3s;
}
.nav.is-scrolled { background: rgba(9, 26, 52, .94); }

.nav__inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: 78px;
}

.brand { display: flex; align-items: center; gap: 12px; }
.brand__mark { width: 52px; height: 52px; object-fit: contain; }
.brand__text { display: flex; flex-direction: column; line-height: 1; }
.brand__name {
  font-family: var(--brand);
  font-weight: 600;
  font-size: 1.3rem;
  letter-spacing: .08em;
  text-transform: uppercase;
  color: var(--cream);
}
.brand__sub {
  font-size: .62rem;
  letter-spacing: .32em;
  text-transform: uppercase;
  color: var(--gold-light);
  margin-top: 5px;
}

.nav__links { display: flex; align-items: center; gap: 34px; }
.nav__links a:not(.btn) {
  color: var(--cream);
  font-weight: 600;
  font-size: .92rem;
  position: relative;
  padding: 6px 0;
}
.nav__links a:not(.btn)::after {
  content: "";
  position: absolute;
  left: 0; right: 0; bottom: 0;
  height: 2px;
  background: var(--gold);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform .3s var(--ease);
}
.nav__links a:not(.btn):hover::after { transform: scaleX(1); }

.nav__toggle {
  display: none;
  flex-direction: column;
  gap: 5px;
  background: none;
  border: 0;
  padding: 8px;
  cursor: pointer;
}
.nav__toggle span {
  width: 26px; height: 2px;
  background: var(--cream);
  transition: transform .3s, opacity .3s;
}
.nav__toggle[aria-expanded="true"] span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.nav__toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
.nav__toggle[aria-expanded="true"] span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

/* =====================================================================
   HERO
   ===================================================================== */
.hero {
  position: relative;
  min-height: min(calc(100vh - 78px), 900px);
  min-height: min(calc(100svh - 78px), 900px);
  display: flex;
  align-items: center;
  padding: 0;
  background: var(--ink);
  overflow: hidden;
  color: var(--cream);
}
.hero__slides { position: absolute; inset: 0; }
.hero__slide {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
  opacity: 0;
  transform: scale(1.06);
  transition: opacity 1.4s ease, transform 7s linear;
}
.hero__slide.is-active { opacity: 1; transform: scale(1); }

.hero__overlay {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(90deg, rgba(9, 26, 52,.78) 0%, rgba(9, 26, 52,.45) 55%, rgba(9, 26, 52,.15) 100%),
    linear-gradient(0deg, rgba(9, 26, 52,.75) 0%, rgba(9, 26, 52,0) 45%);
}

.hero__content {
  position: relative;
  z-index: 2;
  padding: 120px 0;
  max-width: 760px;
}
.hero__content .eyebrow { color: var(--gold-light); }
.hero__title {
  font-size: clamp(3rem, 7.5vw, 6rem);
  color: var(--cream);
  font-weight: 500;
  margin-bottom: 22px;
}
.hero__lead {
  font-size: 1.15rem;
  max-width: 540px;
  color: rgba(243, 239, 230, .88);
  margin-bottom: 36px;
}
.hero__actions { display: flex; flex-wrap: wrap; gap: 14px; }

.hero__dots {
  position: absolute;
  bottom: 34px;
  left: 50%;
  transform: translateX(-50%);
  z-index: 3;
  display: flex;
  gap: 10px;
}
.hero__dots button {
  width: 36px; height: 4px;
  border: 0; border-radius: 2px;
  background: rgba(243, 239, 230, .35);
  cursor: pointer;
  transition: background .3s, width .3s;
  padding: 0;
}
.hero__dots button.is-active { background: var(--gold); width: 52px; }

/* =====================================================================
   INTRO / VALUE PROP
   ===================================================================== */
.intro { background: var(--cream); }
.intro__grid {
  display: grid;
  grid-template-columns: 1.15fr 1fr;
  gap: 72px;
  align-items: center;
}
.intro__copy p:not(.eyebrow) { font-size: 1.08rem; color: var(--muted); }
.intro__copy h2 { font-style: italic; }

.intro__stats {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 18px;
}
.stat {
  background: var(--navy);
  color: var(--cream);
  border-radius: var(--radius);
  padding: 32px 28px;
  position: relative;
  overflow: hidden;
}
.stat::after {
  content: "";
  position: absolute;
  left: -10%; right: -10%; bottom: -34px;
  height: 70px;
  background: radial-gradient(60% 100% at 50% 100%, rgba(220, 172, 82, .2) 0%, transparent 70%);
  opacity: .9;
}
.stat__num,
.stat__suffix {
  font-family: var(--serif);
  font-size: 3rem;
  line-height: 1;
  color: var(--gold);
}
.stat__label {
  display: block;
  margin-top: 8px;
  font-size: .82rem;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--gold-light);
  position: relative;
  z-index: 1;
}

/* =====================================================================
   LISTINGS
   ===================================================================== */
.listings { background: #fff; }
.listing-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 28px;
}
.card {
  background: #fff;
  border-radius: var(--radius);
  overflow: hidden;
  border: 1px solid var(--line);
  transition: transform .35s var(--ease), box-shadow .35s var(--ease);
  display: flex;
  flex-direction: column;
}
.card:hover { transform: translateY(-6px); box-shadow: var(--shadow); }
.card__img {
  position: relative;
  aspect-ratio: 4 / 3;
  overflow: hidden;
  background: var(--cream-2);
}
.card__img img {
  width: 100%; height: 100%;
  object-fit: cover;
  transition: transform .8s var(--ease);
}
.card:hover .card__img img { transform: scale(1.06); }
.card__tag {
  position: absolute;
  top: 14px; left: 14px;
  background: var(--gold);
  color: var(--ink);
  font-size: .72rem;
  font-weight: 700;
  letter-spacing: .12em;
  text-transform: uppercase;
  padding: 6px 12px;
  border-radius: 999px;
}
.card__tag--teal { background: var(--accent); color: #fff; }
.card__tag--navy { background: var(--navy); color: var(--cream); }
.card__body { padding: 22px 22px 24px; flex: 1; display: flex; flex-direction: column; }
.card__price {
  font-family: var(--serif);
  font-size: 1.75rem;
  color: var(--navy);
  margin-bottom: 6px;
}
.card__specs {
  display: flex;
  gap: 16px;
  font-size: .86rem;
  color: var(--muted);
  font-weight: 600;
  margin-bottom: 10px;
}
.card__specs span + span::before {
  content: "\00b7";
  margin-right: 16px;
  color: var(--accent);
}
.card__addr { font-size: .95rem; color: var(--text); margin: 0 0 14px; }
.card__addr small { display: block; color: var(--muted); }
.card .link-arrow { margin-top: auto; }

/* =====================================================================
   SERVICES
   ===================================================================== */
.services { background: var(--cream); }
.services__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 28px;
}
.service {
  background: #fff;
  border-radius: var(--radius);
  padding: 40px 34px;
  border-top: 4px solid var(--accent);
  transition: transform .35s var(--ease), box-shadow .35s var(--ease);
}
.service:nth-child(2) { border-top-color: var(--gold); }
.service:nth-child(3) { border-top-color: var(--navy); }
.service:hover { transform: translateY(-6px); box-shadow: var(--shadow); }
.service__icon {
  width: 56px; height: 56px;
  color: var(--accent-deep);
  margin-bottom: 20px;
}
.service__icon svg { width: 100%; height: 100%; }
.service h3 { font-size: 1.7rem; }
.service p { color: var(--muted); }

/* =====================================================================
   TESTIMONIALS
   ===================================================================== */
.testimonials {
  background: var(--ink);
  color: var(--cream);
  position: relative;
  overflow: hidden;
}
.testimonials::before {
  content: "";
  position: absolute;
  inset: auto -20% -40% -20%;
  height: 60%;
  background: radial-gradient(50% 100% at 50% 100%, rgba(220, 172, 82, .12) 0%, transparent 70%);
  pointer-events: none;
}
.testimonials h2 { color: var(--cream); }

.testi { position: relative; max-width: 860px; margin: 0 auto; }
.testi__track { position: relative; min-height: 300px; }
.testi__card {
  position: absolute;
  inset: 0;
  margin: 0;
  opacity: 0;
  transform: translateX(30px);
  transition: opacity .3s ease;
  pointer-events: none;
  text-align: center;
}
.testi__card.is-active {
  opacity: 1;
  transform: none;
  pointer-events: auto;
  position: relative;
  transition: opacity .6s var(--ease) .3s, transform .6s var(--ease) .3s;
}
.testi__card blockquote {
  font-family: var(--serif);
  font-size: clamp(1.4rem, 2.6vw, 2rem);
  line-height: 1.4;
  font-style: italic;
  margin: 0 0 32px;
  color: var(--cream);
}
.testi__card figcaption {
  display: inline-flex;
  align-items: center;
  gap: 14px;
  text-align: left;
}
.testi__card figcaption img {
  width: 56px; height: 56px;
  border-radius: 50%;
  object-fit: cover;
  border: 2px solid var(--gold);
}
.testi__card figcaption strong { display: block; font-size: 1rem; }
.testi__card figcaption span { font-size: .85rem; color: var(--gold-light); }

.testi__nav {
  display: flex;
  justify-content: center;
  gap: 12px;
  margin-top: 34px;
}
.testi__btn {
  width: 48px; height: 48px;
  border-radius: 50%;
  border: 1.5px solid rgba(243, 239, 230, .35);
  background: transparent;
  color: var(--cream);
  font-size: 1.2rem;
  cursor: pointer;
  transition: background .25s, border-color .25s, color .25s;
}
.testi__btn:hover { background: var(--gold); border-color: var(--gold); color: var(--ink); }

/* =====================================================================
   AGENTS
   ===================================================================== */
.agents { background: #fff; }
.agent-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 28px;
}
.agent__photo {
  aspect-ratio: 4 / 5;
  border-radius: var(--radius);
  overflow: hidden;
  margin-bottom: 18px;
  background: var(--cream-2);
}
.agent__photo img {
  width: 100%; height: 100%;
  object-fit: cover;
  transition: transform .8s var(--ease);
}
.agent:hover .agent__photo img { transform: scale(1.05); }
.agent h3 { font-size: 1.5rem; margin-bottom: 2px; }
.agent__title { font-weight: 700; color: var(--accent-deep); font-size: .9rem; margin-bottom: 2px; }
.agent__area { color: var(--muted); font-size: .9rem; margin-bottom: 10px; }

/* =====================================================================
   BLOG
   ===================================================================== */
.blog { background: var(--cream); }
.blog-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 28px;
}
.post__img {
  display: block;
  aspect-ratio: 16 / 10;
  border-radius: var(--radius);
  overflow: hidden;
  margin-bottom: 18px;
}
.post__img img {
  width: 100%; height: 100%;
  object-fit: cover;
  transition: transform .8s var(--ease);
}
.post:hover .post__img img { transform: scale(1.05); }
.post__meta {
  font-size: .78rem;
  font-weight: 700;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: var(--accent);
  margin-bottom: 8px;
}
.post h3 { font-size: 1.45rem; }
.post h3 a:hover { color: var(--accent-deep); }
.post p:last-child { color: var(--muted); margin: 0; }

/* =====================================================================
   CAREERS BAND
   ===================================================================== */
.careers {
  background: var(--navy);
  color: var(--cream);
  padding: 70px 0;
  background-image:
    radial-gradient(60% 120% at 100% 100%, rgba(220, 172, 82, .12) 0%, transparent 60%),
    radial-gradient(40% 80% at 0% 0%, rgba(220, 172, 82, .18) 0%, transparent 60%);
}
.careers__inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 48px;
}
.careers h2 { color: var(--cream); }
.careers p { color: rgba(243, 239, 230, .8); max-width: 640px; margin: 0; }
.careers .btn { flex-shrink: 0; }

/* =====================================================================
   CONTACT
   ===================================================================== */
.contact { background: #fff; }
.contact__grid {
  display: grid;
  grid-template-columns: 1fr 1.1fr;
  gap: 72px;
  align-items: start;
}
.contact__copy p:not(.eyebrow) { color: var(--muted); font-size: 1.08rem; }
.contact__details {
  list-style: none;
  padding: 0;
  margin: 32px 0 0;
  display: grid;
  gap: 18px;
}
.contact__details li { display: grid; grid-template-columns: 80px 1fr; gap: 12px; }
.contact__details strong {
  font-size: .78rem;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: var(--accent);
  padding-top: 4px;
}
.contact__details a:hover { color: var(--accent-deep); }

.contact__form {
  background: var(--cream);
  padding: 36px;
  border-radius: var(--radius);
  display: grid;
  gap: 16px;
}
.contact__form label {
  display: grid;
  gap: 6px;
  font-size: .82rem;
  font-weight: 700;
  letter-spacing: .06em;
  text-transform: uppercase;
  color: var(--navy);
}
.contact__form input,
.contact__form select,
.contact__form textarea {
  font: inherit;
  font-size: 16px;
  text-transform: none;
  letter-spacing: 0;
  font-weight: 500;
  padding: 13px 15px;
  border: 1.5px solid var(--line);
  border-radius: 10px;
  background: #fff;
  color: var(--text);
  width: 100%;
  transition: border-color .2s, box-shadow .2s;
}
.contact__form input:focus,
.contact__form select:focus,
.contact__form textarea:focus {
  outline: none;
  border-color: var(--accent);
  box-shadow: 0 0 0 3px rgba(195, 146, 58, .18);
}
.contact__form textarea { resize: vertical; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }

/* =====================================================================
   FOOTER
   ===================================================================== */
.footer {
  background: var(--ink);
  color: rgba(243, 239, 230, .75);
  padding: 72px 0 0;
  font-size: .92rem;
}
.footer__grid {
  display: grid;
  grid-template-columns: 1.6fr repeat(3, 1fr);
  gap: 40px;
  padding-bottom: 56px;
  border-bottom: 1px solid rgba(243, 239, 230, .1);
}
.footer__logo { width: 190px; margin-bottom: 18px; border-radius: 6px; }
.footer__brand p { max-width: 280px; }
.footer__col { display: grid; gap: 10px; align-content: start; }
.footer__col h4 {
  font-family: var(--sans);
  font-size: .78rem;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 6px;
}
.footer__col a { color: rgba(243, 239, 230, .75); transition: color .2s; }
.footer__col a:hover { color: var(--gold-light); }

.social { display: flex; gap: 10px; margin-top: 8px; }
.social a {
  width: 38px; height: 38px;
  border-radius: 50%;
  border: 1px solid rgba(243, 239, 230, .2);
  display: grid;
  place-items: center;
  color: var(--cream);
  transition: background .25s, border-color .25s, color .25s;
}
.social a:hover { background: var(--gold); border-color: var(--gold); color: var(--ink); }
.social svg { width: 18px; height: 18px; fill: currentColor; }

.footer__bottom {
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 16px;
  padding: 24px 0 28px;
  font-size: .82rem;
}
.footer__bottom p { margin: 0; }
.footer__eho { display: inline-flex; align-items: center; gap: 8px; }
.footer__eho svg { width: 18px; height: 18px; fill: currentColor; }

/* =====================================================================
   RESPONSIVE
   ===================================================================== */
@media (max-width: 1024px) {
  .listing-grid, .services__grid, .blog-grid { grid-template-columns: repeat(2, 1fr); }
  .agent-grid { grid-template-columns: repeat(2, 1fr); }
  .footer__grid { grid-template-columns: 1fr 1fr 1fr; }
  .footer__brand { grid-column: 1 / -1; }
}

@media (max-width: 820px) {
  .nav__toggle { display: flex; }
  .nav__links {
    position: absolute;
    top: 78px; left: 0; right: 0;
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    background: rgba(9, 26, 52, .97);
    border-bottom: 1px solid rgba(243, 239, 230, .1);
    padding: 12px 20px 20px;
    display: none;
  }
  .nav__links.is-open { display: flex; }
  .nav__links a:not(.btn) { padding: 14px 0; border-bottom: 1px solid rgba(243, 239, 230, .08); }
  .nav__links .btn { margin-top: 14px; justify-content: center; }

  .hero__content { padding: 90px 0 110px; }
  .intro__grid, .contact__grid { grid-template-columns: 1fr; gap: 44px; }
  .careers__inner { flex-direction: column; align-items: flex-start; }
  .section-head { flex-direction: column; align-items: flex-start; }
  .section-head--center { align-items: center; }
}

@media (max-width: 600px) {
  .listing-grid, .services__grid, .blog-grid, .agent-grid { grid-template-columns: 1fr; }
  .intro__stats { grid-template-columns: 1fr 1fr; gap: 12px; }
  .stat { padding: 24px 20px; }
  .stat__num, .stat__suffix { font-size: 2.4rem; }
  .field-row { grid-template-columns: 1fr; }
  .contact__form { padding: 26px 20px; }
  .footer__grid { grid-template-columns: 1fr 1fr; }
  .footer__bottom { flex-direction: column; align-items: flex-start; }
  .brand__name { font-size: 1.08rem; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition: none !important; animation: none !important; }
  .reveal { opacity: 1; transform: none; }
}

/* =====================================================================
   SINGLE BROKER FEATURE + TWO-UP SERVICES (one-broker shop)
   ===================================================================== */
.services__grid--two { grid-template-columns: repeat(2, 1fr); max-width: 900px; margin-inline: auto; }

.broker {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: 64px;
  align-items: center;
}
.broker__photo {
  aspect-ratio: 4 / 5;
  border-radius: var(--radius);
  overflow: hidden;
  background: var(--cream-2);
  box-shadow: var(--shadow);
}
.broker__photo img { width: 100%; height: 100%; object-fit: cover; object-position: 60% top; }
.broker__copy h2 { margin-bottom: 4px; }
.broker__copy .agent__title { margin-bottom: 18px; font-size: 1rem; }
.broker__copy p:not(.eyebrow):not(.agent__title) { color: var(--muted); font-size: 1.05rem; }
.broker__areas {
  list-style: none;
  padding: 0;
  margin: 22px 0 28px;
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
}
.broker__areas li {
  padding: 6px 14px;
  border-radius: 999px;
  background: var(--cream);
  color: var(--navy);
  font-size: .85rem;
  font-weight: 600;
}
.broker__actions { display: flex; align-items: center; gap: 24px; flex-wrap: wrap; }

@media (max-width: 820px) {
  .broker { grid-template-columns: 1fr; gap: 32px; }
  .broker__photo { max-width: 420px; }
}
@media (max-width: 600px) {
  .services__grid--two { grid-template-columns: 1fr; }
}

/* =====================================================================
    /* MARKET PANEL (numbers + sparkline filled from feeds.json by js/main.js) */
    .market { background: var(--navy); color: var(--cream);
      background-image: radial-gradient(60% 120% at 100% 0%, rgba(220, 172, 82, .12) 0%, transparent 60%); }
    .market h2 { color: var(--cream); }
    .market .eyebrow--teal { color: var(--gold-light); }
    .market__src { color: rgba(243,239,230,.65); font-size: .85rem; text-align: right; margin: 0; }
    .market__grid { display: grid; grid-template-columns: 1.6fr 1fr 1fr; gap: 18px; }
    .market__hero { grid-row: span 2; background: rgba(9, 26, 52,.35); border: 1px solid rgba(243,239,230,.1);
      border-radius: var(--radius); padding: 30px; display: flex; flex-direction: column; gap: 6px; }
    .market__stat { background: rgba(9, 26, 52,.35); border: 1px solid rgba(243,239,230,.1); border-radius: var(--radius);
      padding: 24px; display: flex; flex-direction: column; gap: 6px; }
    .market__label { font-size: .78rem; letter-spacing: .14em; text-transform: uppercase; color: var(--gold-light); font-weight: 700; }
    .market__big { font-family: var(--serif); font-size: clamp(2.8rem, 5vw, 4rem); line-height: 1; color: var(--gold); }
    .market__num { font-family: var(--serif); font-size: 2.6rem; line-height: 1; color: var(--gold); }
    .market__delta { font-size: .9rem; color: rgba(243,239,230,.8); }
    .market__delta--down { color: #f2b0a0; }
    .market__spark { width: 100%; height: 120px; margin-top: auto; padding-top: 18px; }
    .market__axis { display: flex; justify-content: space-between; font-size: .75rem; color: rgba(243,239,230,.55); }
    .market__cta { margin-top: 28px; display: flex; justify-content: space-between; align-items: center; gap: 24px; flex-wrap: wrap; }
    .market__cta p { margin: 0; color: rgba(243,239,230,.85); font-size: 1.05rem; }
    .market .link-arrow { color: var(--gold); }
    @media (max-width: 900px) { .market__grid { grid-template-columns: 1fr 1fr; } .market__hero { grid-column: 1 / -1; grid-row: auto; } .market__src { text-align: left; } }
    @media (max-width: 520px) { .market__grid { grid-template-columns: 1fr; } }


/* =====================================================================
   REVIEWS (homepage badges + reviews.html)
   ===================================================================== */
.testi__badge {
  width: 52px; height: 52px; border-radius: 50%;
  display: grid; place-items: center;
  background: var(--accent-deep); color: var(--cream);
  font-weight: 700; letter-spacing: .04em; border: 2px solid var(--gold);
}
.testi__all { text-align: center; margin-top: 22px; }
.testimonials .link-arrow { color: var(--gold); }

.rv-hero { background: var(--navy); color: var(--cream); padding: 72px 0 56px;
  background-image: radial-gradient(60% 120% at 100% 0%, rgba(220, 172, 82, .12) 0%, transparent 60%); }
.rv-hero h1 { color: var(--cream); font-size: clamp(2.4rem, 5vw, 3.6rem); margin-bottom: 18px; }
.rv-summary { display: flex; align-items: center; gap: 14px; flex-wrap: wrap; }
.rv-score { font-family: var(--serif); font-size: 3rem; line-height: 1; color: var(--gold); }
.rv-count { color: rgba(243,239,230,.8); }
.rv-stars { display: inline-flex; gap: 2px; }
.rv-stars svg { width: 18px; height: 18px; fill: var(--gold); }
.rv-cats { list-style: none; padding: 0; margin: 22px 0 0; display: flex; flex-wrap: wrap; gap: 8px; }
.rv-cats li { padding: 6px 14px; border-radius: 999px; background: rgba(9, 26, 52,.3); border: 1px solid rgba(243,239,230,.12); font-size: .88rem; color: rgba(243,239,230,.9); }
.rv-cats b { color: var(--gold); margin-left: 4px; }

.rv-list { background: var(--cream); padding-top: 56px; }
.rv-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(340px, 1fr)); gap: 22px; align-items: start; }
.rv-card { background: #fff; border: 1px solid var(--line); border-radius: var(--radius);
  padding: 24px 26px; margin: 0; }
.rv-card .rv-stars svg { width: 15px; height: 15px; }
.rv-top { display: flex; justify-content: space-between; align-items: center; gap: 12px; margin-bottom: 10px; }
.rv-date { font-size: .82rem; color: var(--muted); }
.rv-deal { font-size: .78rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; color: var(--accent); margin: 0 0 8px; }
.rv-text { margin: 0 0 14px; font-family: var(--serif); font-size: 1.22rem; line-height: 1.45; color: var(--text); }
.rv-more { display: inline-block; font-family: var(--sans); font-size: .85rem; font-weight: 700; color: var(--accent-deep); margin-left: 4px; }
.rv-who { margin: 0; font-weight: 700; color: var(--navy); font-size: .92rem; }
.rv-source { text-align: center; color: var(--muted); font-size: .9rem; margin: 18px 0 0; }
.rv-source a { color: var(--accent-deep); font-weight: 600; }
.rv-cta { text-align: center; margin-top: 48px; }
.rv-cta h2 { margin-bottom: 18px; }

/* ---------- areas I cover (map + searchable town list) ---------- */
.areas { background: var(--cream); }
.areas__intro { max-width: 420px; color: var(--muted); margin: 0; }
.areas__layout {
  display: grid;
  grid-template-columns: minmax(0, 1.15fr) minmax(0, 1fr);
  gap: 28px;
  align-items: start;
}
.areas__map-wrap { position: sticky; top: 96px; }
.areas__map {
  height: 560px;
  border-radius: var(--radius);
  overflow: hidden;
  background: var(--cream-2);
  box-shadow: var(--shadow);
  border: 1px solid var(--line);
  z-index: 0;
}
.areas__map-fallback { display: grid; place-items: center; height: 100%; margin: 0; color: var(--muted); }
.areas__panel {
  background: #fff;
  border-radius: var(--radius);
  border: 1px solid var(--line);
  padding: 22px;
  box-shadow: 0 6px 24px rgba(9, 26, 52, .06);
}
.areas__search {
  display: flex; align-items: center; gap: 10px;
  border: 1px solid var(--line); border-radius: 999px;
  padding: 10px 16px; background: var(--cream);
  transition: border-color .2s, box-shadow .2s;
}
.areas__search:focus-within { border-color: var(--accent); box-shadow: 0 0 0 3px rgba(195, 146, 58, .15); }
.areas__search svg { width: 18px; height: 18px; color: var(--muted); flex: none; }
.areas__search input {
  border: 0; outline: 0; background: transparent; width: 100%;
  font: 500 1rem var(--sans); color: var(--text);
}
.areas__pills { display: flex; flex-wrap: wrap; gap: 6px; margin: 14px 0 6px; }
.areas__pill {
  display: inline-flex; align-items: center; gap: 6px;
  padding: 6px 12px; border-radius: 999px;
  border: 1px solid var(--line); background: #fff;
  font: 600 .8rem var(--sans); color: var(--navy); cursor: pointer;
  transition: background .2s, color .2s, border-color .2s;
}
.areas__pill span { color: var(--muted); font-weight: 500; }
.areas__pill:hover { border-color: var(--accent); }
.areas__pill.is-on { background: var(--navy); border-color: var(--navy); color: #fff; }
.areas__pill.is-on span { color: rgba(255, 255, 255, .7); }
.areas__groups { max-height: 470px; overflow-y: auto; margin-top: 8px; padding-right: 4px; }
.areas__group { padding: 14px 0 6px; border-top: 1px solid var(--line); }
.areas__group:first-child { border-top: 0; }
.areas__group h3 {
  display: flex; align-items: center; gap: 8px;
  font: 700 .74rem var(--sans); letter-spacing: .12em; text-transform: uppercase;
  color: var(--navy); margin: 0 0 10px;
}
.areas__group h3 span { color: var(--muted); font-weight: 500; letter-spacing: 0; }
.areas__towns { list-style: none; margin: 0; padding: 0; display: flex; flex-wrap: wrap; gap: 6px; }
.town {
  padding: 6px 12px; border-radius: 8px;
  border: 1px solid var(--line); background: var(--cream);
  font: 500 .9rem var(--sans); color: var(--text); cursor: pointer;
  transition: background .15s, color .15s, border-color .15s, transform .15s;
}
.town:hover, .town.is-hot { background: var(--accent); border-color: var(--accent); color: #fff; }
.town.is-picked { background: var(--navy); border-color: var(--navy); color: #fff; }
.town mark { background: var(--gold); color: var(--ink); border-radius: 2px; padding: 0 1px; }
.areas__none { margin: 14px 0 4px; color: var(--muted); }
.dot { display: inline-block; width: 9px; height: 9px; border-radius: 50%; flex: none; }
.dot--kent { background: #102a4c; }
.dot--ottawa { background: #c3923a; }
.dot--allegan { background: #5f86b0; }
.dot--muskegon { background: #e3c27c; }
.dot--montcalm { background: #8a7a63; }
.dot--vanburen { background: #b85c38; }
.dot--ionia { background: #6b7f8c; }
.dot--newaygo { background: #4f7a5c; }
.dot--barry { background: #7d5a8a; }
/* Leaflet popups in the site's type */
.areas__map .leaflet-popup-content-wrapper { border-radius: 10px; font-family: var(--sans); }
.areas__map .leaflet-popup-content { margin: 10px 14px; font-size: .9rem; }
.areas__map .leaflet-popup-content strong { font-family: var(--serif); font-size: 1.2rem; color: var(--navy); display: block; }
.areas__map .leaflet-popup-content a { color: var(--accent-deep); font-weight: 600; }
.areas__map .leaflet-tooltip { font-family: var(--sans); font-weight: 600; font-size: .8rem; }

@media (max-width: 900px) {
  .areas__layout { grid-template-columns: 1fr; }
  .areas__map-wrap { position: static; }
  .areas__map { height: 340px; }
  .areas__groups { max-height: none; overflow: visible; }
  .areas .section-head { flex-direction: column; align-items: flex-start; }
}
/* Mute the OpenStreetMap tiles toward the site's cream/navy palette. */
.areas__map .leaflet-tile-pane { filter: grayscale(.55) sepia(.15) brightness(1.03) contrast(.94); }

/* =====================================================================
   HOME SEARCH REQUEST (#search) — client wish list that emails Blake
   ===================================================================== */
.search { background: #fff; }
.search__grid {
  display: grid;
  grid-template-columns: 1fr 1.25fr;
  gap: 72px;
  align-items: start;
}
.search__copy { position: sticky; top: 110px; }
.search__copy > p:not(.eyebrow) { color: var(--muted); font-size: 1.08rem; }
.search__steps { list-style: none; padding: 0; margin: 32px 0 0; display: grid; gap: 22px; }
.search__steps li { display: grid; grid-template-columns: 44px 1fr; gap: 14px; align-items: start; }
.search__steps span {
  width: 44px; height: 44px; border-radius: 50%;
  display: grid; place-items: center;
  background: var(--navy); color: var(--cream);
  font: 600 1.35rem var(--serif);
}
.search__steps strong { display: block; color: var(--navy); font-size: 1.02rem; margin-bottom: 2px; }
.search__steps div { color: var(--muted); font-size: .95rem; line-height: 1.5; }

.search__form { gap: 22px; }
.search__form fieldset { border: 0; padding: 0 0 22px; margin: 0; display: grid; gap: 16px; border-bottom: 1px solid var(--line); }
.search__form fieldset:last-of-type { border-bottom: 0; padding-bottom: 0; }
.search__form legend {
  padding: 0; margin-bottom: 14px;
  font: 600 1.5rem var(--serif); color: var(--navy);
}
.search__form input, .search__form select, .search__form textarea { background: #fff; }
.search__form em, .search__label em { font-style: normal; font-weight: 500; text-transform: none; letter-spacing: 0; color: var(--muted); }
.search__label {
  margin: 4px 0 -6px; font-size: .82rem; font-weight: 700;
  letter-spacing: .06em; text-transform: uppercase; color: var(--navy);
}
.field-row--3 { grid-template-columns: 1fr 1fr 1fr; }

.chips { display: flex; flex-wrap: wrap; gap: 8px; }
.search__form label.chip { display: inline-flex; gap: 0; text-transform: none; letter-spacing: 0; font-weight: 600; cursor: pointer; }
.chip input { position: absolute; opacity: 0; width: 1px; height: 1px; pointer-events: none; }
.chip span {
  display: inline-block; padding: 9px 14px;
  border: 1.5px solid var(--line); border-radius: 999px;
  background: #fff; color: var(--text); font-size: .9rem;
  transition: background .15s, border-color .15s, color .15s;
}
.chip:hover span { border-color: var(--accent); }
.chip input:checked + span { background: var(--navy); border-color: var(--navy); color: var(--cream); }
.chip input:checked + span::before { content: "\2713\00a0"; color: var(--gold); }
.chip input:focus-visible + span { box-shadow: 0 0 0 3px rgba(195, 146, 58, .3); }

.search__warn { margin: -6px 0 0; color: #a3401f; font-size: .9rem; font-weight: 600; }
.search__fine { margin: -8px 0 0; text-align: center; color: var(--muted); font-size: .85rem; }

@media (max-width: 960px) {
  .search__grid { grid-template-columns: 1fr; gap: 40px; }
  .search__copy { position: static; }
}
@media (max-width: 600px) {
  .field-row--3 { grid-template-columns: repeat(3, 1fr); gap: 10px; }
  .field-row--3 select { padding: 13px 8px; }
  .search__form { padding: 26px 20px; }
}

/* stat footnote link (e.g. "from Zillow reviews") */
.stat__note {
  display: block; margin-top: 10px; position: relative; z-index: 1;
  font-size: .8rem; font-weight: 600; letter-spacing: .02em;
  color: rgba(246, 242, 234, .78);
}
.stat__note:hover { color: var(--gold-light); }
.stat__stars { color: var(--gold); letter-spacing: .08em; margin-right: 4px; }