/* =====================================================================
   Jeff O'Brien Realty — brokerage website
   Distinct identity (its own, NOT the O'Brien Capital navy/gold):
   warm near-black ink + deep olive dark sections + terracotta/clay accent,
   Bricolage Grotesque display + Hanken Grotesk text. Photography-led.
   ===================================================================== */

:root {
  /* dark surfaces — true black + elevated charcoals (luxury black + gold) */
  --dark-900: #08080a;
  --dark-800: #0d0d10;
  --dark-700: #17171c;
  --dark-600: #242429;

  /* accent — rich antique gold (#986C0D) + lighter partner (#C69A34) for highlights */
  --clay:     #986C0D;
  --clay-deep:#6f4f08;
  --clay-hi:  #C69A34;

  /* type + surfaces — DARK-dominant: light text on black surfaces */
  --ink:      #f4f1e8;
  --ink-soft: #b4afa2;
  --paper:    #0d0d10;
  --mist:     #1a1a1f;
  --mist-2:   #101014;

  --line-d:   rgba(255,255,255,.14);
  --line-l:   rgba(255,255,255,.12);

  --ok:       #5fbf88;
  --err:      #e08a8a;

  --display: "Cormorant Garamond", Georgia, "Times New Roman", serif;
  --sans:    "Hanken Grotesk", -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;

  --wrap: 1180px;
  --pad: clamp(20px, 5vw, 48px);
  --sec-y: clamp(76px, 11vw, 150px);
  --ease: cubic-bezier(.2, .7, .2, 1);
}

* { box-sizing: border-box; margin: 0; padding: 0; }

html { scroll-behavior: smooth; }

body {
  font-family: var(--sans);
  color: var(--ink);
  background: var(--paper);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}

.wrap { width: 100%; max-width: var(--wrap); margin: 0 auto; padding-inline: var(--pad); }

/* skip link (a11y) */
.skip {
  position: absolute; left: -999px; top: 0; z-index: 300;
  background: var(--clay); color: #fff; padding: .7rem 1.1rem; border-radius: 0 0 4px 0;
}
.skip:focus { left: 0; }

/* ---------- Type ---------- */
/* Kicker: NOT the tiny-uppercase-tracked eyebrow. A short clay rule + small
   sentence-case label, used deliberately on a few sections, not every one. */
.kicker {
  display: inline-flex; align-items: center; gap: .6rem;
  font-size: .82rem; font-weight: 600; letter-spacing: .01em;
  color: var(--clay); margin-bottom: 1.1rem;
}
.kicker::before { content: ""; width: 26px; height: 2px; background: var(--clay); border-radius: 2px; }
.kicker--light { color: var(--clay-hi); }
.kicker--light::before { background: var(--clay-hi); }

.display {
  font-family: var(--display);
  font-weight: 600;
  font-size: clamp(2.4rem, 5vw, 4rem);
  line-height: 1.05;
  letter-spacing: -.005em;
  color: var(--ink);
  text-wrap: balance;
}
.display--light { color: #fff; }
.display .accent, .display em { font-style: italic; color: var(--clay-hi); font-weight: 600; }
.display--light .accent, .display--light em { color: var(--clay-hi); }

.body-lg { font-size: 1.16rem; color: var(--ink-soft); margin-top: 1.2rem; max-width: 46ch; text-wrap: pretty; }
.body { font-size: 1rem; color: var(--ink-soft); margin-top: 1rem; max-width: 60ch; text-wrap: pretty; }
.section--dark .body, .section--dark .body-lg { color: rgba(255,255,255,.82); }

.ul-gold {
  background-image: linear-gradient(var(--clay), var(--clay));
  background-repeat: no-repeat;
  background-position: 0 92%;
  background-size: 100% 2px;
}

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center;
  font-family: var(--sans); font-size: .96rem; font-weight: 600;
  letter-spacing: .01em; text-decoration: none;
  padding: .95em 1.7em; min-height: 48px; border-radius: 3px; border: 1.5px solid transparent;
  cursor: pointer; transition: transform .25s var(--ease), background .25s var(--ease), color .25s var(--ease), border-color .25s var(--ease);
}
.btn--solid { background: var(--clay); color: #fff; }
.btn--solid:hover { background: var(--clay-deep); transform: translateY(-2px); }
.btn--ghost { background: transparent; color: #fff; border-color: rgba(255,255,255,.5); }
.btn--ghost:hover { border-color: #fff; background: rgba(255,255,255,.06); transform: translateY(-2px); }
.btn--ink { background: var(--ink); color: #1a1408; }
.btn--ink:hover { background: #fff; transform: translateY(-2px); }
.btn--full { width: 100%; padding-block: 1.05em; font-size: 1rem; }

/* ---------- Nav ---------- */
.nav {
  position: fixed; inset: 0 0 auto 0; z-index: 100;
  background: rgba(8,8,10,0);
  transition: background .4s var(--ease), backdrop-filter .4s var(--ease), box-shadow .4s var(--ease), transform .45s var(--ease);
}
.nav.is-stuck {
  background: rgba(8,8,10,.94);
  backdrop-filter: blur(12px);
  box-shadow: 0 1px 0 var(--line-d);
}
.nav__inner { display: flex; align-items: center; justify-content: space-between; height: 78px; }
.brand { display: flex; align-items: center; gap: .6rem; text-decoration: none; color: #fff; }
.brand__mark {
  display: grid; place-items: center;
  width: 40px; height: 40px; border-radius: 3px;
  background: var(--clay); color: #fff;
  font-family: var(--display); font-weight: 700; font-size: 1.18rem; letter-spacing: .01em;
}
.brand__name { font-family: var(--display); font-size: 1.16rem; font-weight: 600; letter-spacing: -.01em; }
.nav__links { display: flex; gap: 2rem; }
.nav__links a {
  color: rgba(255,255,255,.86); text-decoration: none; font-size: .9rem; font-weight: 500;
  position: relative; padding: .2rem 0; transition: color .2s var(--ease);
}
.nav__links a::after {
  content: ""; position: absolute; left: 0; bottom: -2px; width: 0; height: 2px;
  background: var(--clay-hi); transition: width .3s var(--ease);
}
.nav__links a:hover { color: #fff; }
.nav__links a:hover::after { width: 100%; }
.nav__cta { padding: .58em 1.2em; min-height: 0; }

/* ---------- Hero (photography-led, full-bleed) ---------- */
.hero {
  position: relative; min-height: 92vh; display: flex; align-items: flex-end;
  background: var(--dark-800); color: #fff; overflow: hidden;
  padding-top: 78px;
}
.hero__media { position: absolute; inset: 0; }
.hero__photo {
  position: absolute; inset: 0;
  background-color: var(--dark-800);
  background-size: cover; background-position: center 42%;
}
.hero__scrim {
  position: absolute; inset: 0;
  background:
    linear-gradient(180deg, rgba(8,8,10,.42) 0%, rgba(8,8,10,.20) 34%, rgba(8,8,10,.72) 82%, rgba(8,8,10,.90) 100%),
    linear-gradient(90deg, rgba(8,8,10,.55) 0%, transparent 60%);
}
.hero__inner { position: relative; z-index: 2; padding-block: clamp(40px, 7vh, 84px); max-width: var(--wrap); width: 100%; }
.hero__title {
  font-family: var(--display); font-weight: 600; max-width: 15ch;
  font-size: clamp(3rem, 7vw, 5.4rem); line-height: 1.0; letter-spacing: -.005em;
  text-wrap: balance;
}
.hero__title em { font-style: italic; color: var(--clay-hi); }
.hero__lede { margin-top: 1.5rem; font-size: 1.18rem; color: rgba(255,255,255,.9); max-width: 42ch; text-wrap: pretty; }
.hero__cta { display: flex; gap: 1rem; margin-top: 2.1rem; flex-wrap: wrap; }
.chips {
  list-style: none; display: flex; flex-wrap: wrap; gap: 2.4rem;
  margin-top: 2.8rem; padding-top: 1.8rem; border-top: 1px solid var(--line-d);
}
.chips li { display: flex; flex-direction: column; }
.chips strong { font-family: var(--display); font-size: 1.7rem; font-weight: 700; color: var(--clay-hi); letter-spacing: -.02em; }
.chips span { font-size: .78rem; font-weight: 500; letter-spacing: .04em; color: rgba(255,255,255,.7); margin-top: .25rem; }

/* ---------- Section shells ---------- */
.section { padding-block: var(--sec-y); }
.section--paper { background: var(--paper); }
.section--mist { background: var(--mist-2); }
.section--dark { background: var(--dark-900); color: #fff; }
.section__head { max-width: 46ch; margin-bottom: clamp(2.4rem, 5vw, 4rem); }
.section__head--center { text-align: center; margin-inline: auto; }
.section__head .body { margin-inline: 0; }
.section__head--center .body { margin-inline: auto; }
.section__cta { text-align: center; margin-top: 3rem; }

.grid-2 { display: grid; grid-template-columns: 1.05fr 1fr; gap: clamp(2.5rem, 6vw, 6rem); align-items: center; }

/* ---------- Checklist ---------- */
.checklist { list-style: none; display: grid; gap: 1.6rem; }
.checklist li { display: flex; gap: 1.1rem; align-items: flex-start; }
.check {
  flex: none; width: 30px; height: 30px; margin-top: 1px; border-radius: 8px;
  background: rgba(152,108,13,.12); position: relative;
}
.check::after {
  content: ""; position: absolute; left: 11px; top: 7px; width: 7px; height: 12px;
  border: solid var(--clay); border-width: 0 2.5px 2.5px 0; transform: rotate(42deg);
}
.checklist h3 { font-family: var(--display); font-size: 1.16rem; font-weight: 600; color: var(--ink); letter-spacing: -.01em; }
.checklist p { font-size: .96rem; color: var(--ink-soft); margin-top: .3rem; }

/* ---------- Fee statement (replaces the metric grid) ---------- */
.feestate { max-width: 980px; margin-inline: auto; }
.feestate__lead {
  display: grid; grid-template-columns: auto 1fr; gap: clamp(1.2rem, 4vw, 2.6rem); align-items: center;
  padding-bottom: clamp(2rem, 5vw, 3rem); border-bottom: 1px solid var(--line-d);
}
.feestate__big {
  font-family: var(--display); font-weight: 700; color: var(--clay-hi);
  font-size: clamp(3.6rem, 11vw, 6rem); line-height: .9; letter-spacing: -.04em;
}
.feestate__lead p { font-size: 1.2rem; color: rgba(255,255,255,.9); max-width: 34ch; text-wrap: pretty; }
.feestate__cols { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(1.6rem, 4vw, 3rem); margin-top: clamp(2rem, 5vw, 3rem); }
.feestate__col h4 {
  font-size: .82rem; font-weight: 600; letter-spacing: .06em; text-transform: uppercase;
  color: var(--clay-hi); margin-bottom: 1rem; padding-bottom: .6rem; border-bottom: 1px solid var(--line-d);
}
.feestate__col ul { list-style: none; display: grid; gap: .85rem; }
.feestate__col li { display: flex; align-items: flex-start; gap: .7rem; color: rgba(255,255,255,.9); font-size: 1.04rem; }
.feestate__col li::before {
  content: ""; flex: none; width: 20px; height: 20px; margin-top: 2px; border-radius: 6px;
  background-repeat: no-repeat; background-position: center;
}
.feestate__col--keep li::before {
  background-color: rgba(198,154,52,.18);
  background-image: linear-gradient(var(--clay-hi),var(--clay-hi)), linear-gradient(var(--clay-hi),var(--clay-hi));
  background-size: 8px 2px, 2px 8px; background-position: center, center;
}
.feestate__col--drop { opacity: .82; }
.feestate__col--drop li { text-decoration: line-through; text-decoration-color: rgba(255,255,255,.35); }
.feestate__col--drop li::before {
  background-color: rgba(255,255,255,.06);
  background-image: linear-gradient(rgba(255,255,255,.5),rgba(255,255,255,.5));
  background-size: 9px 2px; background-position: center;
}
.feestate__note { text-align: center; max-width: 60ch; margin: clamp(2rem,5vw,2.8rem) auto 0; color: rgba(255,255,255,.66); font-size: .96rem; }
.gated-note { text-align: center; max-width: 56ch; margin: 2.4rem auto 0; color: rgba(255,255,255,.72); font-size: 1rem; }

/* ---------- Sponsor / about ---------- */
.grid-2--sponsor { grid-template-columns: .82fr 1.1fr; }
.sponsor__media {
  aspect-ratio: 4 / 5; border-radius: 6px; position: relative; overflow: hidden;
  background: linear-gradient(160deg, var(--dark-700), var(--dark-900) 78%);
  border: 1px solid var(--line-l);
}
.sponsor__media::after {
  content: attr(data-slot); position: absolute; inset: auto 0 16px 0; text-align: center;
  font-size: .68rem; letter-spacing: .1em; text-transform: uppercase; color: rgba(255,255,255,.45);
}
.sponsor__media { display: grid; place-items: center; }
.sponsor__art { width: 52%; color: rgba(198,154,52,.55); margin-bottom: 1.4rem; }
.sponsor__art circle, .sponsor__art path { stroke: currentColor; stroke-width: 1.5; fill: none; }
.sponsor__stats { list-style: none; display: flex; gap: 2.6rem; margin-top: 2.2rem; flex-wrap: wrap; }
.sponsor__stats strong { display: block; font-family: var(--display); font-size: 2rem; font-weight: 700; color: var(--clay); letter-spacing: -.02em; }
.sponsor__stats span { font-size: .78rem; font-weight: 500; letter-spacing: .04em; color: var(--ink-soft); }

/* ---------- Paths ---------- */
.paths { display: grid; grid-template-columns: 1fr 1fr; gap: 1.6rem; }
.path {
  background: rgba(255,255,255,.05); border: 1px solid var(--line-d);
  border-radius: 8px; padding: clamp(1.8rem, 3vw, 2.6rem);
  position: relative; cursor: pointer;
}
.path--primary { background: rgba(198,154,52,.1); border-color: rgba(198,154,52,.4); }
.path__tag { font-size: .78rem; font-weight: 600; letter-spacing: .04em; color: var(--clay-hi); margin-bottom: .8rem; }
.path h3 { font-family: var(--display); font-size: 1.5rem; font-weight: 600; color: #fff; margin-bottom: 1rem; letter-spacing: -.02em; }
.steps { list-style: none; display: grid; gap: .9rem; }
.steps li { display: flex; align-items: center; gap: .9rem; color: rgba(255,255,255,.9); font-size: 1rem; }
.steps span {
  flex: none; width: 30px; height: 30px; display: grid; place-items: center; border-radius: 8px;
  background: var(--clay); color: #fff; font-family: var(--display); font-weight: 700; font-size: 1.05rem;
}
.path__fine { margin-top: 1.3rem; font-size: .9rem; color: rgba(255,255,255,.7); }
.path__cta {
  margin-top: 1.5rem; display: inline-flex; align-items: center; gap: .5rem;
  background: transparent; border: 0; padding: 0; cursor: pointer;
  font-family: var(--sans); font-weight: 600; font-size: .96rem; color: var(--clay-hi);
}
.path__cta span { transition: transform .3s var(--ease); }
.path:hover .path__cta span, .path__cta:focus-visible span { transform: translateX(5px); }
.path__cta::after { content: ""; position: absolute; inset: 0; border-radius: 8px; }
.path__cta:focus-visible { outline: 2px solid var(--clay-hi); outline-offset: 6px; }

/* ---------- Editorial Q&A (buyers/sellers) ---------- */
.qa { border-bottom: 1px solid var(--line-l); }
.qa__row {
  display: grid; grid-template-columns: 1fr 56px 1.1fr; align-items: baseline;
  gap: clamp(1rem, 3vw, 2.5rem); padding: clamp(2rem, 4vw, 3.2rem) 0;
  border-top: 1px solid var(--line-l);
}
.qa__q { font-family: var(--display); font-weight: 600; font-size: clamp(1.4rem, 2.6vw, 2rem); line-height: 1.14; color: var(--ink); letter-spacing: -.02em; }
.qa__dot { align-self: center; justify-self: center; width: 12px; height: 12px; border-radius: 50%; background: var(--clay); box-shadow: 0 0 0 6px rgba(152,108,13,.14); }
.qa__a { color: var(--ink-soft); font-size: 1.02rem; text-wrap: pretty; }

/* ---------- Service areas (with imagery) ---------- */
.areas { list-style: none; display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.2rem; }
.area {
  border: 1px solid var(--line-l); border-radius: 8px; overflow: hidden; background: var(--dark-700);
  display: flex; flex-direction: column;
  transition: transform .35s var(--ease), box-shadow .35s var(--ease), border-color .35s var(--ease);
}
.area:hover { transform: translateY(-4px); box-shadow: 0 24px 46px -30px rgba(0,0,0,.4); border-color: rgba(152,108,13,.4); }
.area__img { aspect-ratio: 16 / 10; background: linear-gradient(160deg, var(--dark-700), var(--dark-900)); background-size: cover; background-position: center; }
.area__body { padding: 1.4rem 1.5rem 1.6rem; display: flex; flex-direction: column; gap: .4rem; }
.area h3 { font-family: var(--display); font-size: 1.3rem; font-weight: 600; color: var(--ink); letter-spacing: -.02em; }
.area p { font-size: .94rem; color: var(--ink-soft); }
.area__badge { align-self: flex-start; font-size: .7rem; font-weight: 700; letter-spacing: .04em; text-transform: uppercase; color: #fff; background: var(--clay); padding: .25rem .6rem; border-radius: 4px; margin-bottom: .2rem; }
.area--note { background: transparent; border-style: dashed; justify-content: center; }
.area--note:hover { transform: none; box-shadow: none; border-color: var(--line-l); }
.area--note .area__body { padding: 1.6rem; }
.area--note p { font-style: italic; }

/* ---------- Testimonials ---------- */
.quotes { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.4rem; }
.quote {
  border: 1px solid var(--line-l); border-radius: 8px; padding: 1.9rem 1.7rem; background: var(--mist-2);
  display: flex; flex-direction: column; gap: 1.3rem;
}
.quote blockquote { font-family: var(--display); font-size: 1.12rem; font-weight: 500; line-height: 1.42; color: var(--ink); letter-spacing: -.01em; }
.quote blockquote::before { content: "\201C"; color: var(--clay); font-family: var(--display); font-weight: 700; font-size: 2rem; line-height: 0; vertical-align: -.35em; margin-right: .1em; }
.quote figcaption { display: flex; flex-direction: column; gap: .15rem; margin-top: auto; }
.quote__name { font-weight: 600; color: var(--ink); font-size: .92rem; }
.quote__role { font-size: .76rem; font-weight: 500; letter-spacing: .04em; text-transform: uppercase; color: var(--clay); }

/* ---------- FAQ accordion ---------- */
.faq-wrap { max-width: 820px; margin-inline: auto; }
.faq__item { border-top: 1px solid var(--line-l); }
.faq__item:last-child { border-bottom: 1px solid var(--line-l); }
.faq__item summary {
  list-style: none; cursor: pointer; padding: 1.4rem 3rem 1.4rem 0; position: relative;
  font-family: var(--display); font-size: 1.2rem; font-weight: 600; color: var(--ink); letter-spacing: -.01em;
}
.faq__item summary::-webkit-details-marker { display: none; }
.faq__item summary::after {
  content: ""; position: absolute; right: 6px; top: 50%; width: 13px; height: 13px;
  margin-top: -6px; background:
    linear-gradient(var(--clay), var(--clay)) center/13px 2px no-repeat,
    linear-gradient(var(--clay), var(--clay)) center/2px 13px no-repeat;
  transition: transform .3s var(--ease);
}
.faq__item[open] summary::after { transform: rotate(45deg); }
.faq__a { padding: 0 2rem 1.5rem 0; color: var(--ink-soft); font-size: 1rem; }
.faq__a p { max-width: 68ch; text-wrap: pretty; }

/* ---------- CTA band ---------- */
.cta-band { position: relative; background: var(--dark-900); color: #fff; text-align: center; padding-block: clamp(80px, 12vw, 140px); overflow: hidden; }
.cta-band__scrim {
  position: absolute; inset: 0;
  background:
    radial-gradient(90% 130% at 50% 0%, rgba(152,108,13,.24), transparent 58%),
    linear-gradient(180deg, var(--dark-800), var(--dark-900));
}
.cta-band__inner { position: relative; z-index: 2; max-width: 680px; margin-inline: auto; }
.cta-band__lede { margin: 1.2rem auto 2rem; color: rgba(255,255,255,.85); font-size: 1.12rem; max-width: 46ch; text-wrap: pretty; }
.cta-band--photo { background-size: cover; background-position: center 58%; }
.cta-band--photo .cta-band__scrim {
  background:
    radial-gradient(90% 130% at 50% 0%, rgba(152,108,13,.30), transparent 56%),
    linear-gradient(180deg, rgba(8,8,10,.80), rgba(8,8,10,.90));
}

/* ---------- Forms ---------- */
.field { display: grid; gap: .45rem; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.2rem; }
.field label { font-size: .84rem; font-weight: 600; letter-spacing: .01em; color: var(--ink); }
.opt { font-weight: 400; color: var(--ink-soft); text-transform: none; letter-spacing: 0; }
.field input, .field select, .field textarea {
  font-family: var(--sans); font-size: 1rem; color: var(--ink);
  padding: .82em .9em; border: 1.5px solid var(--line-l); border-radius: 4px; background: #16161b;
  transition: border-color .2s var(--ease), box-shadow .2s var(--ease);
}
.field input:focus, .field select:focus, .field textarea:focus {
  outline: none; border-color: var(--clay); box-shadow: 0 0 0 3px rgba(152,108,13,.16);
}
.consent { display: flex; gap: .7rem; align-items: flex-start; font-size: .86rem; color: var(--ink-soft); line-height: 1.5; }
.consent input { margin-top: .25rem; accent-color: var(--clay); flex: none; width: 18px; height: 18px; }
.form-status { font-size: .92rem; min-height: 1.2em; }
.form-status.is-ok { color: var(--ok); }
.form-status.is-err { color: var(--err); }

/* ---------- Footer ---------- */
.footer { background: var(--dark-900); color: rgba(255,255,255,.72); padding-block: 3.5rem 2.5rem; }
.footer__inner { display: flex; align-items: center; justify-content: space-between; gap: 1.5rem; flex-wrap: wrap; padding-bottom: 2rem; border-bottom: 1px solid var(--line-d); }
.footer__brand { display: flex; align-items: center; gap: .6rem; color: #fff; }
.footer__contact { display: flex; gap: 1.8rem; flex-wrap: wrap; }
.footer__contact a { color: rgba(255,255,255,.82); text-decoration: none; font-size: .92rem; transition: color .2s; }
.footer__contact a:hover { color: var(--clay-hi); }
.footer__legal { padding-top: 2rem; }
.footer__badges { display: flex; align-items: center; gap: 1.6rem; flex-wrap: wrap; }
.eho { display: inline-flex; align-items: center; gap: .5rem; color: rgba(255,255,255,.82); font-size: .82rem; letter-spacing: .02em; }
.eho svg { color: var(--clay-hi); flex: none; }
.footer__dre { font-size: .82rem; color: rgba(255,255,255,.7); }
.disclosures { margin-top: 1.8rem; font-size: .82rem; color: rgba(255,255,255,.68); line-height: 1.7; max-width: 96ch; }
.disclosures__flag { color: var(--clay-hi); font-weight: 600; margin-bottom: .8rem; letter-spacing: .01em; }
.disclosures__meta { margin-top: 1.4rem; color: rgba(255,255,255,.6); }
.disclosures a[data-pending] { color: rgba(255,255,255,.78); text-decoration: underline dotted rgba(255,255,255,.4); }

/* ---------- Pending markers ---------- */
.note-inline { color: var(--clay); font-size: .8em; font-style: italic; }
.pending, .pending-block { color: var(--ink-soft); font-style: italic; }
.section--dark .pending { color: rgba(255,255,255,.6); }
[data-pending] { opacity: .7; }

/* anchor offset so sections clear the fixed nav */
section[id] { scroll-margin-top: 84px; }

/* ---------- Agent funnel (nav link + strip) ---------- */
.nav__links a.nav__agents { color: var(--clay-hi); font-weight: 600; }
.nav__links a.nav__agents::after { background: var(--clay); }

.agent-strip {
  background: linear-gradient(180deg, var(--dark-800), var(--dark-900));
  border-top: 1px solid rgba(152,108,13,.30);
  border-bottom: 1px solid var(--line-d);
  padding-block: clamp(2.8rem, 6vw, 4.6rem);
}
.agent-strip__inner {
  display: flex; align-items: center; justify-content: space-between;
  gap: clamp(1.6rem, 4vw, 3.4rem); flex-wrap: wrap;
}
.agent-strip__copy { max-width: 58ch; }
.agent-strip__copy .display { font-size: clamp(1.8rem, 3.4vw, 2.7rem); }
.agent-strip__copy .body { margin-top: .8rem; margin-bottom: 0; }
.agent-strip .btn { flex: none; }
@media (max-width: 640px) { .agent-strip .btn { width: 100%; } }

/* Brand context tag (agent site nav) */
.brand__tag {
  font-family: var(--sans); font-size: .6rem; font-weight: 700; letter-spacing: .14em;
  text-transform: uppercase; color: var(--clay-hi); align-self: center;
  border: 1px solid rgba(152,108,13,.45); border-radius: 3px; padding: .18rem .42rem; margin-left: .15rem;
}
@media (max-width: 420px) { .brand__tag { display: none; } }

/* ---------- Agent savings calculator ---------- */
.calc {
  display: grid; grid-template-columns: 1.08fr .92fr; gap: 0;
  background: var(--dark-700); border: 1px solid var(--line-d); border-radius: 14px; overflow: hidden;
  box-shadow: 0 44px 100px -56px rgba(0,0,0,.85); max-width: 980px; margin-inline: auto;
}
.calc__inputs { padding: clamp(1.6rem, 3vw, 2.5rem); }
.calc__group { margin-bottom: 1.35rem; }
.calc__label {
  display: flex; align-items: baseline; justify-content: space-between; gap: 1rem;
  font-size: .86rem; font-weight: 600; color: var(--ink); margin-bottom: .55rem;
}
.calc__val { font-family: var(--display); font-size: 1.25rem; font-weight: 700; color: var(--clay-hi); letter-spacing: -.01em; }
input[type=range].calc__range {
  -webkit-appearance: none; appearance: none; width: 100%; height: 5px; border-radius: 3px;
  background: rgba(255,255,255,.14); outline: none; cursor: pointer;
}
input[type=range].calc__range::-webkit-slider-thumb {
  -webkit-appearance: none; appearance: none; width: 20px; height: 20px; border-radius: 50%;
  background: var(--clay); border: 2px solid #1a1408; cursor: pointer; box-shadow: 0 2px 10px rgba(0,0,0,.6);
  transition: transform .15s var(--ease);
}
input[type=range].calc__range:active::-webkit-slider-thumb { transform: scale(1.15); }
input[type=range].calc__range::-moz-range-thumb {
  width: 20px; height: 20px; border-radius: 50%; background: var(--clay); border: 2px solid #1a1408; cursor: pointer;
}
input[type=range].calc__range:focus-visible { outline: 2px solid var(--clay-hi); outline-offset: 6px; }
.calc__adv { display: grid; grid-template-columns: 1fr 1fr 1fr; gap: .8rem; margin-top: 1.6rem; padding-top: 1.4rem; border-top: 1px solid var(--line-l); }
.calc__adv .field label { font-size: .74rem; color: var(--ink-soft); font-weight: 500; }
.calc__adv .field input { padding: .55em .6em; font-size: .92rem; }
.calc__advnote { font-size: .76rem; color: var(--ink-soft); margin-top: .9rem; }

.calc__result {
  background: linear-gradient(165deg, var(--dark-900), #14110a);
  color: #fff; padding: clamp(1.8rem, 3vw, 2.5rem);
  display: flex; flex-direction: column; justify-content: center;
  border-left: 1px solid rgba(152,108,13,.3);
}
.calc__reslabel { font-size: .72rem; text-transform: uppercase; letter-spacing: .1em; color: rgba(255,255,255,.6); }
.calc__save { font-family: var(--display); font-size: clamp(2.9rem, 6.5vw, 3.8rem); font-weight: 700; color: var(--clay-hi); line-height: 1; margin: .25rem 0 .15rem; letter-spacing: -.02em; }
.calc__per { font-size: .92rem; color: rgba(255,255,255,.78); margin-bottom: 1.5rem; }
.calc__break { border-top: 1px solid rgba(255,255,255,.14); padding-top: 1.1rem; }
.calc__brow { display: flex; justify-content: space-between; gap: 1rem; font-size: .96rem; margin: .55rem 0; color: rgba(255,255,255,.82); }
.calc__brow b { color: #fff; font-weight: 600; }
.calc__brow--jeff b { color: var(--clay-hi); }
.calc__note { font-size: .78rem; color: rgba(255,255,255,.55); margin-top: 1.1rem; }
.calc__cta { margin-top: 1.5rem; }
.calc__disclaimer { text-align: center; max-width: 74ch; margin: 1.8rem auto 0; font-size: .78rem; color: var(--ink-soft); }
@media (max-width: 820px) {
  .calc { grid-template-columns: 1fr; }
  .calc__result { border-left: 0; border-top: 1px solid rgba(152,108,13,.3); }
}
@media (max-width: 520px) { .calc__adv { grid-template-columns: 1fr; } }

/* ---------- Mobile nav toggle ---------- */
.nav__toggle {
  display: none; width: 46px; height: 46px; border: 1px solid var(--line-d);
  background: transparent; border-radius: 4px; cursor: pointer;
  flex-direction: column; gap: 5px; align-items: center; justify-content: center;
}
.nav__toggle span { width: 18px; height: 2px; background: #fff; transition: transform .3s var(--ease), opacity .2s var(--ease); }
.nav.open .nav__toggle span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.nav.open .nav__toggle span:nth-child(2) { opacity: 0; }
.nav.open .nav__toggle span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

/* ---------- Responsive ---------- */
@media (max-width: 900px) {
  .nav.is-stuck, .nav { background: rgba(8,8,10,.96); backdrop-filter: blur(12px); }
  .nav__toggle { display: flex; }
  .nav__cta { display: none; }
  .nav__links {
    display: flex; position: absolute; top: 78px; left: 0; right: 0;
    flex-direction: column; gap: 0; padding: .5rem var(--pad) 1.4rem;
    background: rgba(8,8,10,.98); border-top: 1px solid var(--line-d);
    transform: translateY(-10px); opacity: 0; pointer-events: none;
    transition: transform .3s var(--ease), opacity .3s var(--ease);
  }
  .nav__links a { padding: .95rem 0; border-bottom: 1px solid var(--line-d); font-size: 1rem; }
  .nav.open .nav__links { transform: none; opacity: 1; pointer-events: auto; }
  .hero { align-items: flex-end; }
  .hero__scrim { background: linear-gradient(180deg, rgba(8,8,10,.4) 0%, rgba(8,8,10,.35) 30%, rgba(8,8,10,.85) 85%); }
  .grid-2, .grid-2--sponsor { grid-template-columns: 1fr; }
  .feestate__lead { grid-template-columns: 1fr; text-align: left; }
  .paths, .feestate__cols { grid-template-columns: 1fr; }
  .areas, .quotes { grid-template-columns: 1fr 1fr; }
  .sponsor__media { max-width: 340px; }
  .qa__row { grid-template-columns: 1fr; gap: .8rem; padding: 2rem 0; }
  .qa__dot { display: none; }
}
@media (max-width: 600px) {
  .areas, .quotes { grid-template-columns: 1fr; }
  .field-row { grid-template-columns: 1fr; }
  .chips { gap: 1.6rem; }
  .hero__cta { flex-direction: column; align-items: stretch; }
}

/* =====================================================================
   Motion system  (impeccable /animate pass)
   Progressive enhancement: initial hidden states apply ONLY under html.anim
   (JS-set, with a load failsafe). No JS / reduced-motion => fully visible.
   ===================================================================== */
:root {
  --ease-out-quart: cubic-bezier(.25, 1, .5, 1);
  --ease-out-quint: cubic-bezier(.22, 1, .36, 1);
  --ease-out-expo:  cubic-bezier(.16, 1, .3, 1);
  --ease-out: var(--ease-out-expo);
}

.scroll-progress {
  position: fixed; inset: 0 0 auto 0; height: 3px; z-index: 200; pointer-events: none;
  transform: scaleX(0); transform-origin: 0 50%;
  background: linear-gradient(90deg, var(--clay), var(--clay-hi));
}

.anim .reveal { opacity: 0; transform: translateY(30px); transition: opacity .85s var(--ease-out), transform .85s var(--ease-out); }
.anim .reveal.in { opacity: 1; transform: none; }

.anim .reveal--wipe { opacity: 1; transform: none; clip-path: inset(0 0 100% 0); transition: clip-path 1.05s var(--ease-out-quint); }
.anim .reveal--wipe.in { clip-path: inset(0 0 0 0); }
.anim .reveal--scale { opacity: 0; transform: scale(.95); transition: opacity .9s var(--ease-out), transform 1s var(--ease-out-quint); }
.anim .reveal--scale.in { opacity: 1; transform: none; }

.anim .stagger > * { opacity: 0; transform: translateY(18px); transition: opacity .6s var(--ease-out), transform .6s var(--ease-out); }
.anim .stagger.in > * { opacity: 1; transform: none; transition-delay: calc(var(--i, 0) * 60ms); }

.anim .ul-gold { background-size: 0% 2px; transition: background-size .95s var(--ease-out-quart) .15s; }
.anim .in .ul-gold, .anim .in.ul-gold { background-size: 100% 2px; }

[data-parallax] { will-change: transform; }

/* Hero: headline line-by-line mask reveal */
.hero__title .line { display: block; overflow: hidden; padding-bottom: .06em; }
.hero__title .line__in { display: block; }
.anim .hero__title .line__in { transform: translateY(115%); animation: lineUp 1s var(--ease-out-quint) both; }
.anim .hero__title .line:nth-child(1) .line__in { animation-delay: .22s; }
.anim .hero__title .line:nth-child(2) .line__in { animation-delay: .36s; }
@keyframes lineUp { to { transform: translateY(0); } }

.anim .hero-intro > *:not(.hero__title) { opacity: 0; animation: heroUp .85s var(--ease-out) both; }
.anim .hero-intro > *:nth-child(1) { animation-delay: .12s; }
.anim .hero-intro > *:nth-child(3) { animation-delay: .56s; }
.anim .hero-intro > *:nth-child(4) { animation-delay: .70s; }
@keyframes heroUp { from { opacity: 0; transform: translateY(26px); } to { opacity: 1; transform: none; } }

/* Hero scroll cue */
.hero__cue {
  position: absolute; left: 50%; bottom: 24px; transform: translateX(-50%);
  width: 26px; height: 42px; z-index: 3; border: 1.5px solid rgba(255,255,255,.4);
  border-radius: 16px; display: grid; place-items: start center; opacity: .7;
  transition: opacity .3s var(--ease);
}
.hero__cue:hover { opacity: 1; }
.hero__cue span { width: 3px; height: 8px; margin-top: 7px; border-radius: 2px; background: var(--clay-hi); animation: cue 1.9s var(--ease) infinite; }
@keyframes cue {
  0% { transform: translateY(0); opacity: 1; }
  70% { transform: translateY(13px); opacity: 0; }
  100% { transform: translateY(0); opacity: 0; }
}

/* Micro-interactions */
.btn { position: relative; overflow: hidden; }
.btn::after {
  content: ""; position: absolute; inset: 0; pointer-events: none;
  transform: translateX(-130%); transition: transform .7s var(--ease-out-quart);
  background: linear-gradient(105deg, transparent 34%, rgba(255,255,255,.28) 50%, transparent 66%);
}
.btn:hover::after { transform: translateX(130%); }
.btn:active { transform: translateY(0) scale(.985); }

.path { transition: transform .35s var(--ease-out-quint), box-shadow .35s var(--ease-out), border-color .35s var(--ease-out); }
.path:hover { transform: translateY(-4px); box-shadow: 0 24px 48px -26px rgba(0,0,0,.6); border-color: rgba(198,154,52,.5); }

.nav--hidden { transform: translateY(-100%); }
.nav__links a.active { color: #fff; }
.nav__links a.active::after { width: 100%; }

.faq__item[open] .faq__a { animation: faqIn .45s var(--ease-out-quart); }
@keyframes faqIn { from { opacity: 0; transform: translateY(-6px); } to { opacity: 1; transform: none; } }

/* ---------- Modals (native dialog) ---------- */
.modal {
  border: 0; padding: 0; position: fixed; inset: 0; margin: auto;
  max-width: 520px; width: calc(100% - 2rem); max-height: calc(100dvh - 2rem);
  background: transparent; color: var(--ink);
}
.modal::backdrop { background: rgba(20, 24, 15, .62); backdrop-filter: blur(3px); }
.modal__form {
  position: relative; background: var(--paper); border-radius: 8px; border-top: 4px solid var(--clay);
  padding: clamp(1.8rem, 4vw, 2.6rem); display: grid; gap: 1.1rem;
  box-shadow: 0 40px 100px -34px rgba(0, 0, 0, .6);
  max-height: calc(100dvh - 2rem); overflow-y: auto;
}
.modal__title { font-family: var(--display); font-size: clamp(1.6rem, 3.5vw, 2.1rem); margin-bottom: .1rem; }
.modal__form .body { margin-top: 0; }
.modal__close {
  position: absolute; top: 12px; right: 14px; width: 44px; height: 44px; border-radius: 50%;
  border: 1px solid var(--line-l); background: transparent; color: var(--ink-soft);
  font-size: 1.4rem; line-height: 1; cursor: pointer; transition: background .2s var(--ease), color .2s var(--ease);
}
.modal__close:hover { background: var(--mist); color: var(--ink); }
.modal[open] { animation: modalIn .32s var(--ease-out-quart); }
.modal[open]::backdrop { animation: modalFade .32s ease; }
@keyframes modalIn { from { opacity: 0; transform: translateY(14px) scale(.98); } to { opacity: 1; transform: none; } }
@keyframes modalFade { from { opacity: 0; } to { opacity: 1; } }

.field[hidden] { display: none; }

/* ---------- Reduced motion: everything static, nothing hidden ---------- */
@media (prefers-reduced-motion: reduce) {
  .anim .reveal, .anim .reveal--wipe, .anim .reveal--scale, .anim .stagger > *,
  .anim .hero-intro > *:not(.hero__title), .anim .hero__title .line__in {
    opacity: 1 !important; transform: none !important; clip-path: none !important;
    transition: none !important; animation: none !important;
  }
  .anim .ul-gold { background-size: 100% 2px !important; transition: none; }
  .hero__cue span { animation: none; }
  [data-parallax] { transform: none !important; }
  .btn::after { display: none; }
  .modal[open], .modal[open]::backdrop { animation: none; }
  .path__cta span { transition: none; }
  html { scroll-behavior: auto; }
}