/* ============================================================
   Mike Rev Luxury Homes — Frontend Styles
   Mobile-first · No frameworks · Pure CSS3
   Colors: Navy #001F3F · Ivory #F8F5F2 · Gold #C5A059
   ============================================================ */

/* ── Custom Properties ──────────────────────────────────────── */
:root {
  --navy:        #001F3F;
  --navy-deep:   #001228;
  --navy-mid:    #0A2E52;
  --ivory:       #F8F5F2;
  --gold:        #C5A059;
  --gold-light:  #D4B97A;
  --white:       #ffffff;
  --text:        #1A1A1A;
  --text-mid:    #3A3A3A;
  --text-light:  #4A4A4A;
  --text-faint:  #767676;
  --border:      rgba(0,31,63,0.11);
  --border-mid:  rgba(0,31,63,0.20);
  --shadow-sm:   0 2px 8px rgba(0,0,0,0.06);
  --shadow-md:   0 4px 20px rgba(0,0,0,0.10);
  --shadow-lg:   0 8px 40px rgba(0,0,0,0.16);
  --font-serif:  Georgia, 'Times New Roman', serif;
  --font-sans:   -apple-system, BlinkMacSystemFont, 'Segoe UI', Helvetica, Arial, sans-serif;
  --ease:        0.25s ease;
  --header-h:    72px;
  --container:   1200px;
}

/* ── Reset ──────────────────────────────────────────────────── */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; font-size: 16px; }
body {
  font-family: var(--font-sans);
  font-size: 1rem;
  line-height: 1.65;
  color: var(--text);
  background: var(--ivory);
  min-height: 100vh;
  display: flex;
  flex-direction: column;
}
img, video { max-width: 100%; height: auto; display: block; }
a { color: inherit; text-decoration: none; }
button { cursor: pointer; border: none; background: none; font: inherit; }
ul, ol { list-style: none; }
input, textarea, select, button { font: inherit; }
address { font-style: normal; }

/* ── Skip link ──────────────────────────────────────────────── */
.skip-link {
  position: absolute;
  left: -9999px; top: auto;
  width: 1px; height: 1px;
  overflow: hidden;
}
.skip-link:focus {
  left: 1rem; top: 1rem;
  width: auto; height: auto;
  padding: .5rem 1.25rem;
  background: var(--gold);
  color: var(--white);
  font-weight: 700;
  font-size: .8rem;
  letter-spacing: .1em;
  z-index: 9999;
  outline: none;
}

/* ── Layout ─────────────────────────────────────────────────── */
.container {
  width: 100%;
  max-width: var(--container);
  margin-inline: auto;
  padding-inline: 1.25rem;
}
@media (min-width: 768px)  { .container { padding-inline: 2rem; } }
@media (min-width: 1200px) { .container { padding-inline: 2.5rem; } }

.site-main { flex: 1; }

/* ── Typography ─────────────────────────────────────────────── */
h1, h2, h3, h4, h5, h6 {
  font-family: var(--font-serif);
  font-weight: normal;
  line-height: 1.15;
  color: var(--navy);
}
h1 { font-size: clamp(2.2rem, 5vw, 4rem); font-style: italic; }
h2 { font-size: clamp(1.6rem, 3.5vw, 2.8rem); font-style: italic; }
h3 { font-size: clamp(1.15rem, 2.2vw, 1.7rem); }
h4 { font-size: 1.1rem; font-family: var(--font-sans); font-weight: 600; letter-spacing: .04em; }
p  { margin-bottom: 1.25rem; color: var(--text-light); }
p:last-child { margin-bottom: 0; }

.eyebrow {
  display: block;
  font-family: var(--font-sans);
  font-size: .68rem;
  font-weight: 700;
  letter-spacing: .28em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: .8rem;
}

/* ── Buttons ─────────────────────────────────────────────────── */
.btn {
  display: inline-flex;
  align-items: center;
  gap: .5rem;
  padding: .8rem 2rem;
  font-family: var(--font-sans);
  font-size: .68rem;
  font-weight: 700;
  letter-spacing: .18em;
  text-transform: uppercase;
  transition: background var(--ease), border-color var(--ease), color var(--ease);
  white-space: nowrap;
  border: 2px solid transparent;
  line-height: 1;
}
.btn-primary {
  background: var(--navy);
  color: var(--white);
  border-color: var(--navy);
}
.btn-primary:hover, .btn-primary:focus-visible {
  background: var(--gold);
  border-color: var(--gold);
  outline: none;
}
.btn-secondary {
  background: transparent;
  color: var(--navy);
  border-color: var(--navy);
}
.btn-secondary:hover, .btn-secondary:focus-visible {
  background: var(--navy);
  color: var(--white);
  outline: none;
}
.btn-gold {
  background: var(--gold);
  color: var(--white);
  border-color: var(--gold);
}
.btn-gold:hover, .btn-gold:focus-visible {
  background: var(--navy);
  border-color: var(--navy);
  outline: none;
}
.btn-white-outline {
  background: transparent;
  color: var(--white);
  border-color: rgba(255,255,255,.55);
}
.btn-white-outline:hover, .btn-white-outline:focus-visible {
  background: var(--white);
  color: var(--navy);
  border-color: var(--white);
  outline: none;
}
.btn-text-link {
  display: inline-flex;
  align-items: center;
  gap: .35rem;
  font-size: .68rem;
  font-weight: 700;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: var(--navy);
  border-bottom: 1px solid currentColor;
  padding-bottom: 2px;
  background: none;
  border-top: none;
  border-left: none;
  border-right: none;
  transition: color var(--ease);
}
.btn-text-link:hover { color: var(--gold); }
.btn-sm { padding: .55rem 1.4rem; font-size: .62rem; }
/* Button sizes */
.btn-small  { padding: .55rem 1.4rem; font-size: .6rem; }
.btn-medium { padding: .8rem 2rem; font-size: .68rem; }
.btn-large  { padding: 1rem 2.8rem; font-size: .76rem; }
/* Button shapes */
.btn-rounded { border-radius: var(--radius, 4px); }
.btn-pill    { border-radius: 999px; }
.btn-square  { border-radius: 0; }

/* ── Site header ─────────────────────────────────────────────── */
.site-header {
  position: sticky;
  top: 0; left: 0; right: 0;
  z-index: 200;
  height: var(--header-h);
  background: var(--ivory);
  border-bottom: 1px solid var(--border);
  transition: box-shadow var(--ease);
}
.site-header.scrolled { box-shadow: var(--shadow-md); }

.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: 100%;
  gap: 1.5rem;
}

/* Brand */
.site-brand { display: flex; flex-direction: column; line-height: 1; gap: 3px; flex-shrink: 0; }
.brand-name {
  font-family: var(--font-sans);
  font-size: 1.2rem;
  font-weight: 900;
  letter-spacing: -.03em;
  color: var(--navy);
  line-height: 1;
}
.brand-tag {
  font-size: .58rem;
  font-weight: 600;
  letter-spacing: .25em;
  text-transform: uppercase;
  color: var(--gold);
  line-height: 1;
}

/* Desktop nav */
.header-nav { display: none; flex: 1; }
@media (min-width: 1024px) { .header-nav { display: flex; align-items: center; } }

/* nav-menu (desktop) */
.nav-menu { display: flex; align-items: center; gap: .1rem; list-style: none; }
.nav-menu > li { position: relative; }
.nav-menu > li > a,
.nav-menu > li > .dropdown-toggle {
  display: flex;
  align-items: center;
  gap: .3rem;
  padding: .45rem .6rem;
  font-size: .66rem;
  font-weight: 700;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: rgba(0,31,63,.7);
  transition: color var(--ease);
  white-space: nowrap;
}
.nav-menu > li > a:hover,
.nav-menu > li > a[aria-current="page"],
.nav-menu > li > .dropdown-toggle:hover,
.nav-menu > li.active > a { color: var(--gold); }
.nav-menu > li > a[aria-current="page"] { border-bottom: 1px solid var(--gold); padding-bottom: calc(.45rem - 1px); }

/* Dropdown (desktop) */
.dropdown-menu {
  display: none;
  position: absolute;
  top: calc(100% + .4rem);
  left: 0;
  min-width: 210px;
  background: var(--navy);
  box-shadow: var(--shadow-lg);
  z-index: 300;
  list-style: none;
}
.has-dropdown:hover > .dropdown-menu,
.has-dropdown:focus-within > .dropdown-menu,
.has-dropdown.open > .dropdown-menu { display: block; }
.dropdown-menu li a {
  display: block;
  padding: .7rem 1.1rem;
  font-size: .64rem;
  font-weight: 600;
  letter-spacing: .12em;
  text-transform: uppercase;
  color: rgba(255,255,255,.75);
  border-bottom: 1px solid rgba(255,255,255,.07);
  transition: color var(--ease), background var(--ease);
}
.dropdown-menu li:last-child a { border-bottom: none; }
.dropdown-menu li a:hover { background: rgba(255,255,255,.07); color: var(--gold); }

/* Desktop CTA */
.header-cta { display: none; flex-shrink: 0; }
@media (min-width: 1024px) { .header-cta { display: flex; } }

/* Hamburger toggle */
.nav-toggle {
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  width: 26px;
  height: 17px;
  padding: 0;
  background: none;
  border: none;
  cursor: pointer;
  flex-shrink: 0;
}
@media (min-width: 1024px) { .nav-toggle { display: none; } }
.nav-toggle span {
  display: block;
  width: 100%;
  height: 1.5px;
  background: var(--navy);
  transform-origin: center;
  transition: transform var(--ease), opacity var(--ease);
}
.nav-toggle[aria-expanded="true"] span:nth-child(1) { transform: translateY(7.5px) rotate(45deg); }
.nav-toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; transform: scaleX(0); }
.nav-toggle[aria-expanded="true"] span:nth-child(3) { transform: translateY(-7.5px) rotate(-45deg); }

/* ── Mobile nav drawer ───────────────────────────────────────── */
.mobile-nav {
  display: none;
  position: fixed;
  inset: 0;
  top: var(--header-h);
  background: var(--navy);
  z-index: 190;
  overflow-y: auto;
  padding: 1.5rem 1.5rem 3rem;
}
.mobile-nav.open { display: block; }
@media (min-width: 1024px) { .mobile-nav { display: none !important; } }

/* Mobile nav uses same .nav-menu HTML, styled differently */
.mobile-nav .nav-menu {
  flex-direction: column;
  align-items: stretch;
  gap: 0;
}
.mobile-nav .nav-menu > li {
  position: static;
  border-bottom: 1px solid rgba(255,255,255,.08);
}
.mobile-nav .nav-menu > li > a,
.mobile-nav .nav-menu > li > .dropdown-toggle {
  color: rgba(255,255,255,.85);
  padding: .9rem 0;
  font-size: .72rem;
  justify-content: space-between;
  width: 100%;
  border-bottom: none;
}
.mobile-nav .nav-menu > li > a:hover,
.mobile-nav .nav-menu > li > .dropdown-toggle:hover,
.mobile-nav .nav-menu > li > a[aria-current="page"] { color: var(--gold); border-bottom: none; }

/* Mobile sub-menu */
.mobile-nav .dropdown-menu {
  position: static;
  display: none;
  background: rgba(255,255,255,.05);
  box-shadow: none;
  padding: .25rem 0 .75rem 1rem;
  border: none;
  min-width: auto;
}
.mobile-nav .has-dropdown.open > .dropdown-menu { display: block; }
.mobile-nav .dropdown-menu li a {
  padding: .5rem .75rem;
  font-size: .66rem;
  border-bottom: none;
  color: rgba(255,255,255,.6);
}
.mobile-nav .dropdown-menu li a:hover { background: transparent; color: var(--gold); }

.mobile-nav-cta {
  display: block;
  margin-top: 2rem;
  text-align: center;
  padding: 1rem 2rem;
  background: var(--white);
  color: var(--navy);
  font-size: .68rem;
  font-weight: 700;
  letter-spacing: .18em;
  text-transform: uppercase;
  transition: background var(--ease), color var(--ease);
}
.mobile-nav-cta:hover { background: var(--gold); color: var(--white); }

/* ── Footer ──────────────────────────────────────────────────── */
.site-footer {
  background: var(--navy);
  color: rgba(255,255,255,.75);
  padding: 4rem 0 2rem;
  margin-top: auto;
}
.footer-inner {
  display: grid;
  grid-template-columns: 1fr;
  gap: 2.5rem;
}
@media (min-width: 768px) {
  .footer-inner { grid-template-columns: 1.5fr 1fr 1fr; gap: 2rem; }
}
.footer-brand .brand-name { color: var(--white); }
.footer-tagline { margin-top: .6rem; font-size: .8rem; color: rgba(255,255,255,.5); line-height: 1.65; }
.footer-address { margin-top: 1rem; font-size: .72rem; color: rgba(255,255,255,.45); line-height: 1.75; }
.footer-heading {
  font-family: var(--font-sans);
  font-size: .6rem;
  font-weight: 700;
  letter-spacing: .28em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 1rem;
}
.footer-nav-list { list-style: none; }
.footer-nav-list li + li { margin-top: .5rem; }
.footer-nav-list a {
  font-size: .78rem;
  color: rgba(255,255,255,.55);
  transition: color var(--ease);
}
.footer-nav-list a:hover { color: var(--white); }
.footer-contact-list { list-style: none; }
.footer-contact-list li { margin-bottom: .5rem; font-size: .78rem; color: rgba(255,255,255,.55); }
.footer-contact-list a { color: rgba(255,255,255,.55); transition: color var(--ease); }
.footer-contact-list a:hover { color: var(--white); }
.footer-langs { margin-top: 1rem; font-size: .68rem; color: rgba(255,255,255,.35); }
.footer-bottom {
  margin-top: 2.5rem;
  padding-top: 1.5rem;
  border-top: 1px solid rgba(255,255,255,.1);
  display: flex;
  flex-wrap: wrap;
  gap: .75rem;
  align-items: center;
  justify-content: space-between;
}
.footer-copy { font-size: .64rem; letter-spacing: .1em; text-transform: uppercase; color: rgba(255,255,255,.3); }
.footer-legal a { font-size: .64rem; color: rgba(255,255,255,.3); transition: color var(--ease); }
.footer-legal a:hover { color: rgba(255,255,255,.6); }

/* ── Social icons ────────────────────────────────────────────── */
.social-icons { display: flex; flex-wrap: wrap; gap: .5rem; list-style: none; margin-top: 1rem; }
.social-icon {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-width: 32px;
  height: 32px;
  padding: 0 6px;
  border: 1px solid rgba(255,255,255,.22);
  color: rgba(255,255,255,.6);
  font-size: .52rem;
  font-weight: 700;
  letter-spacing: .05em;
  text-transform: uppercase;
  transition: border-color var(--ease), color var(--ease), background var(--ease);
  white-space: nowrap;
}
.social-icon svg {
  width: 16px;
  height: 16px;
  fill: none;
  stroke: currentColor;
  stroke-width: 1.8;
  stroke-linecap: round;
  stroke-linejoin: round;
}
.social-icon:hover { border-color: var(--gold); color: var(--gold); background: rgba(197,160,89,.08); }
.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}

/* ── Mobile contact bar ──────────────────────────────────────── */
.mobile-contact-bar {
  position: fixed;
  bottom: 0; left: 0; right: 0;
  z-index: 180;
  background: var(--navy-deep);
  border-top: 1px solid rgba(255,255,255,.1);
  padding: .5rem .75rem;
  padding-bottom: calc(.5rem + env(safe-area-inset-bottom, 0px));
}
.mobile-contact-bar.mobile-only { display: none; }
@media (max-width: 767px) { .mobile-contact-bar.mobile-only { display: block; } }
.mobile-contact-bar__inner { display: flex; gap: .4rem; justify-content: center; }
.mobile-contact-bar__btn {
  flex: 1;
  max-width: 160px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: .3rem;
  padding: .65rem .5rem;
  font-size: .6rem;
  font-weight: 700;
  letter-spacing: .12em;
  text-transform: uppercase;
  color: var(--white);
  background: rgba(255,255,255,.07);
  border: 1px solid rgba(255,255,255,.14);
  transition: background var(--ease), border-color var(--ease);
}
.mobile-contact-bar__btn:hover { background: rgba(255,255,255,.14); }
.mobile-contact-bar__btn--call { border-color: rgba(197,160,89,.6); color: var(--gold); }
.mobile-contact-bar__btn--text { }
.mobile-contact-bar__btn--email { }

/* Body padding when mobile contact bar is visible */
@media (max-width: 767px) {
  body { padding-bottom: calc(56px + env(safe-area-inset-bottom, 0px)); }
}

/* ── Sections ─────────────────────────────────────────────────── */
.section       { padding: 4rem 0; }
.section--sm   { padding: 2.5rem 0; }
.section--lg   { padding: 6rem 0; }
.section--ivory { background: var(--ivory); }
.section--white { background: var(--white); }
.section--navy  { background: var(--navy); color: var(--white); }
.section--navy h2, .section--navy h3 { color: var(--white); }
.section--navy .eyebrow { color: var(--gold-light); }
.section--navy p { color: rgba(255,255,255,.65); }

.section-head { text-align: center; max-width: 600px; margin: 0 auto 3rem; }
.section-head h2 { margin-bottom: .75rem; }
.section-head p { font-size: 1.05rem; }

/* ── Hero — split layout (homepage) ─────────────────────────── */
.hero-split {
  display: grid;
  grid-template-columns: 1fr;
  min-height: 75vh;
}
@media (min-width: 768px) { .hero-split { grid-template-columns: 1fr 1fr; } }

.hero-split__text {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: 4rem 1.25rem;
  background: var(--ivory);
}
@media (min-width: 768px)  { .hero-split__text { padding: 5rem 3rem 5rem 2.5rem; } }
@media (min-width: 1200px) { .hero-split__text { padding: 6rem 4rem 6rem calc((100vw - var(--container)) / 2 + 2.5rem); } }

.hero-split__text h1 { margin-bottom: 1.25rem; max-width: 480px; }
.hero-split__text .hero-desc {
  font-size: 1rem;
  color: var(--text-light);
  max-width: 400px;
  margin-bottom: 2.25rem;
  line-height: 1.75;
}
.hero-actions { display: flex; flex-wrap: wrap; gap: .85rem; }

.hero-split__visual {
  position: relative;
  background: var(--navy);
  min-height: 55vw;
  overflow: hidden;
}
@media (min-width: 768px) { .hero-split__visual { min-height: auto; } }
.hero-split__visual-bg {
  position: absolute;
  inset: 0;
  background: linear-gradient(135deg, var(--navy-deep) 0%, var(--navy) 55%, var(--navy-mid) 100%);
}
.hero-split__visual-bg img {
  width: 100%; height: 100%;
  object-fit: cover;
  display: block;
  opacity: 1;
}
/* Dark tint over the hero image — configurable via --hero-overlay-opacity (0–1) */
.hero-split__visual-bg:has(img)::after,
.hero-split__visual-bg:has(video)::after {
  content: '';
  position: absolute;
  inset: 0;
  background: rgba(0, 18, 40, calc(1 - var(--hero-overlay-opacity, .45)));
  pointer-events: none;
}
.hero-split__bg-video,
.hero-split__visual-bg > .embed-responsive,
.hero-split__visual-bg video {
  width: 100%;
  height: 100%;
  object-fit: cover;
}
.hero-split__visual-bg > .embed-responsive {
  position: absolute;
  inset: 0;
}
.hero-split__visual-bg > .embed-responsive iframe {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
}
.hero-split__monogram {
  position: absolute; inset: 0;
  display: flex;
  align-items: center; justify-content: center;
  font-family: var(--font-serif);
  font-size: min(22vw, 220px);
  color: rgba(255,255,255,.04);
  user-select: none; pointer-events: none;
  font-style: italic;
}
.hero-split__card {
  position: absolute;
  bottom: 1.5rem; right: 1.5rem;
  background: var(--ivory);
  padding: 1.5rem;
  max-width: 260px;
  box-shadow: var(--shadow-lg);
  z-index: 10;
  transition: transform var(--ease);
}
.hero-split__card:hover { transform: translateY(-4px); }
.hero-split__card h3 { font-size: 1.05rem; font-style: italic; margin-bottom: .2rem; }
.hero-split__card .eyebrow { margin-bottom: .35rem; }
.hero-split__card p { font-size: .73rem; color: var(--text-light); margin-bottom: .85rem; }

/* ── Hero — standard (interior pages) ───────────────────────── */
.page-hero {
  background: var(--ivory);
  border-bottom: 1px solid var(--border);
  padding: 4rem 0 3rem;
  text-align: center;
}
.page-hero h1 { margin-bottom: .6rem; }
.page-hero .page-intro {
  font-size: 1.05rem;
  color: var(--text-light);
  max-width: 580px;
  margin: 0 auto;
}

.cms-hero {
  position: relative;
  overflow: hidden;
  background: var(--ivory);
  border-bottom: 1px solid var(--border);
}
.cms-hero__background {
  position: absolute;
  inset: 0;
  background: var(--hero-background-image, none) center/cover no-repeat;
}
.cms-hero__background::after {
  content: '';
  position: absolute;
  inset: 0;
  background: rgba(7, 22, 36, var(--hero-overlay-opacity, .55));
  pointer-events: none;
}
.cms-hero__bg-video {
  width: 100%;
  height: 100%;
  object-fit: cover;
}
.cms-hero__inner {
  position: relative;
  z-index: 1;
  display: grid;
  gap: 2rem;
  align-items: center;
  padding-top: clamp(3rem, 7vw, 6rem);
  padding-bottom: clamp(3rem, 7vw, 6rem);
}
.cms-hero--split .cms-hero__inner,
.cms-hero--media-right .cms-hero__inner,
.cms-hero--media-left .cms-hero__inner {
  grid-template-columns: minmax(0, 1fr);
}
@media (min-width: 820px) {
  .cms-hero--split .cms-hero__inner,
  .cms-hero--media-right .cms-hero__inner,
  .cms-hero--media-left .cms-hero__inner {
    grid-template-columns: minmax(0, .95fr) minmax(0, 1.05fr);
  }
  .cms-hero--media-left .cms-hero__content,
  .cms-hero--media-left.cms-hero--media-left .cms-hero__content {
    order: 2;
  }
}
.cms-hero--centered .cms-hero__inner {
  max-width: 820px;
  text-align: center;
}
.cms-hero__content {
  color: var(--white);
}
.cms-hero__content h1,
.cms-hero__content h2 {
  color: var(--white);
  margin-bottom: 1rem;
}
.cms-hero__copy {
  color: rgba(255,255,255,.78);
  max-width: 620px;
}
.cms-hero--text-center .cms-hero__content,
.cms-hero--text-center .cms-hero__copy {
  text-align: center;
  margin-left: auto;
  margin-right: auto;
}
.cms-hero--text-right .cms-hero__content,
.cms-hero--text-right .cms-hero__copy {
  text-align: right;
  margin-left: auto;
}
.cms-hero__media {
  background: rgba(255,255,255,.08);
  border: 1px solid rgba(255,255,255,.18);
  box-shadow: var(--shadow-lg);
}
.cms-hero__media img,
.cms-hero__media video {
  display: block;
  width: 100%;
  height: auto;
}

/* ── Hero — dark (search, etc.) ──────────────────────────────── */
.hero-dark {
  background: var(--navy);
  color: var(--white);
  padding: 5rem 0 4rem;
  text-align: center;
  position: relative;
  overflow: hidden;
}
.hero-dark::before {
  content: '';
  position: absolute; inset: 0;
  background: linear-gradient(135deg, var(--navy-deep) 0%, var(--navy-mid) 100%);
}
.hero-dark > .container { position: relative; z-index: 1; }
.hero-dark h1 { color: var(--white); margin-bottom: .75rem; }
.hero-dark p { color: rgba(255,255,255,.65); max-width: 520px; margin: 0 auto 2rem; }

/* ── Property ticker ─────────────────────────────────────────── */
.property-ticker {
  background: var(--white);
  border-top: 1px solid var(--border);
  border-bottom: 1px solid var(--border);
  padding: 1.5rem 0;
  overflow: hidden;
}
.property-ticker__inner {
  display: flex;
  align-items: center;
  gap: 2rem;
}
.property-ticker__label { flex-shrink: 0; }
.property-ticker__label .eyebrow { margin-bottom: .2rem; }
.property-ticker__label p { font-family: var(--font-serif); font-style: italic; font-size: .88rem; color: var(--navy); max-width: 170px; line-height: 1.35; }
.property-ticker__divider { width: 1px; height: 44px; background: var(--border-mid); flex-shrink: 0; }
.property-ticker__list {
  display: flex;
  gap: 2rem;
  overflow-x: auto;
  padding-bottom: .25rem;
  scrollbar-width: none;
  -ms-overflow-style: none;
}
.property-ticker__list::-webkit-scrollbar { display: none; }
.property-ticker__item { flex-shrink: 0; }
.property-ticker__num { font-size: .62rem; font-weight: 700; color: var(--gold); display: block; margin-bottom: .15rem; }
.property-ticker__name {
  font-size: .7rem;
  font-weight: 600;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--text);
  transition: color var(--ease);
}
a.property-ticker__name:hover { color: var(--gold); }

/* ── Card grid ───────────────────────────────────────────────── */
.card-grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: 1.5rem;
}
@media (min-width: 600px) { .card-grid { grid-template-columns: repeat(2, 1fr); } }
@media (min-width: 900px) { .card-grid { grid-template-columns: repeat(3, 1fr); } }
@media (min-width: 1100px) { .card-grid--4 { grid-template-columns: repeat(4, 1fr); } }

.card {
  background: var(--white);
  border: 1px solid var(--border);
  display: flex;
  flex-direction: column;
  transition: transform var(--ease), box-shadow var(--ease);
}
.card:hover { transform: translateY(-3px); box-shadow: var(--shadow-md); }
.card__image { height: 200px; overflow: hidden; background: var(--ivory); }
.card__image img { width: 100%; height: 100%; object-fit: cover; transition: transform .45s ease; }
.card:hover .card__image img { transform: scale(1.05); }
.card__image--placeholder {
  height: 200px;
  background: linear-gradient(135deg, var(--navy) 0%, var(--navy-mid) 100%);
  display: flex; align-items: center; justify-content: center;
  font-family: var(--font-serif);
  font-style: italic;
  font-size: 2.5rem;
  color: rgba(255,255,255,.12);
}
.card__body { padding: 1.5rem; flex: 1; display: flex; flex-direction: column; }
.card__eyebrow { font-size: .62rem; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; color: var(--gold); margin-bottom: .45rem; display: block; }
.card__title { font-family: var(--font-serif); font-style: italic; font-size: 1.2rem; color: var(--navy); margin-bottom: .5rem; display: block; transition: color var(--ease); }
a.card__title:hover { color: var(--gold); }
.card__excerpt { font-size: .86rem; color: var(--text-light); margin-bottom: 1rem; flex: 1; line-height: 1.6; }
.card__footer { margin-top: auto; padding-top: .5rem; }

/* ── CTA banner ──────────────────────────────────────────────── */
.cta-banner {
  background: var(--navy);
  color: var(--white);
  text-align: center;
  padding: 5rem 1.25rem;
}
.cta-banner h2 { color: var(--white); margin-bottom: .75rem; }
.cta-banner p { color: rgba(255,255,255,.6); margin-bottom: 2.25rem; max-width: 500px; margin-inline: auto; }

/* ── Prose / page content ────────────────────────────────────── */
.prose {
  max-width: 1100px;
  font-size: 1.05rem;
  line-height: 1.85;
  color: var(--text-light);
}
.prose h2 { font-size: 1.75rem; margin: 2.5rem 0 1rem; color: var(--navy); }
.prose h3 { font-size: 1.3rem; margin: 2rem 0 .75rem; color: var(--navy); }
.prose h4 { font-size: 1.05rem; margin: 1.5rem 0 .5rem; color: var(--text-mid); }
.prose p  { margin-bottom: 1.35rem; }
.prose ul, .prose ol { margin: 0 0 1.35rem 1.5rem; }
.prose ul { list-style: disc; }
.prose ol { list-style: decimal; }
.prose li { margin-bottom: .4rem; color: var(--text-light); }
.prose a { color: var(--gold); border-bottom: 1px solid transparent; transition: border-color var(--ease); }
.prose a:hover { border-color: var(--gold); }
.prose strong { color: var(--text-mid); font-weight: 700; }
.prose em { font-style: italic; }
.prose blockquote {
  border-left: 3px solid var(--gold);
  padding-left: 1.25rem;
  margin: 1.75rem 0;
  font-style: italic;
  color: var(--text-mid);
}
.prose img { max-width: 100%; margin: 2rem 0; }
.prose hr { border: none; border-top: 1px solid var(--border-mid); margin: 2.5rem 0; }
.prose table { width: 100%; border-collapse: collapse; margin: 1.5rem 0; font-size: .9rem; }
.prose th, .prose td { text-align: left; padding: .6rem .75rem; border: 1px solid var(--border-mid); }
.prose th { background: var(--ivory); font-weight: 600; color: var(--navy); }

/* ── Blog listing ────────────────────────────────────────────── */
.blog-grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: 2rem;
}
@media (min-width: 640px) { .blog-grid { grid-template-columns: repeat(2, 1fr); } }
@media (min-width: 1024px) { .blog-grid { grid-template-columns: repeat(3, 1fr); } }

.post-card { background: var(--white); border: 1px solid var(--border); display: flex; flex-direction: column; transition: transform var(--ease), box-shadow var(--ease); }
.post-card:hover { transform: translateY(-3px); box-shadow: var(--shadow-md); }
.post-card__image { height: 210px; overflow: hidden; background: var(--navy); flex-shrink: 0; }
.post-card__image img { width: 100%; height: 100%; object-fit: cover; transition: transform .45s ease; }
.post-card:hover .post-card__image img { transform: scale(1.05); }
.post-card__image--placeholder {
  height: 210px;
  background: linear-gradient(135deg, var(--navy) 0%, var(--navy-mid) 100%);
  display: flex; align-items: center; justify-content: center;
  font-family: var(--font-serif); font-style: italic;
  font-size: 3rem; color: rgba(255,255,255,.1);
}
.post-card__body { padding: 1.5rem; flex: 1; display: flex; flex-direction: column; }
.post-card__meta {
  font-size: .62rem;
  font-weight: 600;
  letter-spacing: .15em;
  text-transform: uppercase;
  color: var(--text-faint);
  margin-bottom: .55rem;
}
.post-card__meta .cat { color: var(--gold); }
.post-card__title {
  font-family: var(--font-serif);
  font-style: italic;
  font-size: 1.2rem;
  color: var(--navy);
  margin-bottom: .6rem;
  display: block;
  line-height: 1.3;
  transition: color var(--ease);
}
.post-card__title:hover { color: var(--gold); }
.post-card__excerpt { font-size: .86rem; color: var(--text-light); flex: 1; margin-bottom: 1.1rem; line-height: 1.65; }
.post-card__footer { margin-top: auto; }

/* Single post */
.post-header { background: var(--ivory); border-bottom: 1px solid var(--border); padding: 4rem 0 3rem; }
.post-header__meta { font-size: .62rem; font-weight: 700; letter-spacing: .18em; text-transform: uppercase; color: var(--gold); margin-bottom: .75rem; }
.post-header__meta .sep { color: var(--border-mid); margin: 0 .4rem; }
.post-header h1 { margin-bottom: 1rem; max-width: 820px; }
.post-header__excerpt { font-size: 1.1rem; color: var(--text-light); max-width: 660px; line-height: 1.7; }
.post-featured { width: 100%; max-height: 520px; object-fit: cover; display: block; margin-bottom: 3rem; }
.post-content { padding: 3rem 0 5rem; }
.post-content .container {
  max-width: 1200px;
}
/* Narrow reading column for article prose */
.post-content .prose {
  max-width: 760px;
  margin-left: auto;
  margin-right: auto;
}
.post-content .featured-media,
.post-content .mt-lg {
  max-width: 760px;
  margin-left: auto;
  margin-right: auto;
}

/* Rich CMS content */
.rich-content,
.cms-content,
.cms-article,
.post-content .prose,
.section .prose {
  color: var(--text);
  font-size: 1rem;
  line-height: 1.75;
}
.rich-content > :first-child,
.cms-content > :first-child,
.cms-article > :first-child,
.post-content .prose > :first-child,
.section .prose > :first-child { margin-top: 0; }
.rich-content > :last-child,
.cms-content > :last-child,
.cms-article > :last-child,
.post-content .prose > :last-child,
.section .prose > :last-child { margin-bottom: 0; }
.rich-content p,
.cms-content p,
.cms-article p,
.post-content .prose p,
.section .prose p {
  margin: 0 0 1rem;
  line-height: 1.75;
}
.rich-content p:empty,
.cms-content p:empty,
.cms-article p:empty,
.post-content .prose p:empty,
.section .prose p:empty { display: none; }
.rich-content h2,
.cms-content h2,
.cms-article h2,
.post-content .prose h2,
.section .prose h2 {
  margin: 2rem 0 1rem;
  line-height: 1.18;
}
.rich-content h3,
.cms-content h3,
.cms-article h3,
.post-content .prose h3,
.section .prose h3 {
  margin: 1.5rem 0 .75rem;
  line-height: 1.25;
}
.rich-content h4,
.cms-content h4,
.cms-article h4,
.post-content .prose h4,
.section .prose h4 { margin: 1.25rem 0 .65rem; }
.rich-content ul,
.rich-content ol,
.cms-content ul,
.cms-content ol,
.cms-article ul,
.cms-article ol,
.post-content .prose ul,
.post-content .prose ol,
.section .prose ul,
.section .prose ol {
  margin: 0 0 1.15rem 1.25rem;
  padding: 0;
}
.rich-content li,
.cms-content li,
.cms-article li,
.post-content .prose li,
.section .prose li { margin-bottom: .45rem; }
.rich-content section,
.cms-content section,
.cms-article section,
.post-content .prose section,
.section .prose section {
  margin: 2rem 0;
}
.cms-section { margin: 2rem 0; }
.cms-stack-tight > * { margin-bottom: .55rem; }
.cms-stack-normal > * { margin-bottom: 1rem; }
.cms-stack-loose > * { margin-bottom: 1.5rem; }
.cms-stack-tight > :last-child,
.cms-stack-normal > :last-child,
.cms-stack-loose > :last-child { margin-bottom: 0; }
.cms-centered { text-align: center; margin-left: auto; margin-right: auto; }
.cms-narrow { max-width: 720px; }
.cms-wide { max-width: 1080px; }
.cms-muted { color: var(--text-light); }
.cms-accent { color: var(--gold); }
.cms-address,
.cms-card {
  border: 1px solid var(--border);
  background: var(--ivory);
  padding: 1rem 1.15rem;
  margin: 1.25rem 0;
}
.cms-address strong {
  display: block;
  font-size: .7rem;
  letter-spacing: .12em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: .35rem;
}
.cms-address p { margin-bottom: 0; }
.cms-card {
  background: var(--white);
  box-shadow: var(--shadow-sm);
}
.cms-card h3 { margin-top: 0; }
.cms-columns {
  display: grid;
  gap: 1.5rem;
  margin: 1.5rem 0;
  align-items: start;
}
.cms-columns-2   { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.cms-columns-3   { grid-template-columns: repeat(3, minmax(0, 1fr)); }
/* Adjustable ratio variants */
.cms-columns-2-1 { grid-template-columns: 2fr 1fr; }
.cms-columns-1-2 { grid-template-columns: 1fr 2fr; }
/* Single centred 2/3 block */
.cms-columns-single-2-3 {
  max-width: 66.666%;
  margin-left: auto;
  margin-right: auto;
}
.cms-column > :last-child { margin-bottom: 0; }
.cms-spacer-small { height: 1rem; }
.cms-spacer-medium { height: 2rem; }
.cms-spacer-large { height: 3rem; }
.cms-image {
  margin: 1.5rem 0;
}
.cms-image img {
  display: block;
  max-width: 100%;
  height: auto;
}
.cms-image-left { float: left; max-width: 42%; margin: .35rem 1.25rem 1rem 0; }
.cms-image-right { float: right; max-width: 42%; margin: .35rem 0 1rem 1.25rem; }
.cms-image-center { text-align: center; }
.cms-image-center img { margin-left: auto; margin-right: auto; }
.cms-image-full img { width: 100%; }
.cms-link { color: var(--gold); text-decoration-thickness: 1px; text-underline-offset: .18em; }
.content-button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 44px;
  padding: .75rem 1.15rem;
  margin: .25rem .4rem .75rem 0;
  border: 1px solid currentColor;
  font-size: .78rem;
  font-weight: 700;
  letter-spacing: .08em;
  text-transform: uppercase;
}
.content-button-solid { background: var(--navy); color: var(--white); border-color: transparent; }
.content-button-outline { background: transparent; color: var(--navy); }
.content-button-text { min-height: auto; padding: 0; border: 0; text-decoration: underline; text-underline-offset: .2em; }
.embed-responsive,
.featured-video,
.featured-media {
  margin: 1.5rem 0;
}
@media (max-width: 768px) {
  .post-content { padding: 2rem 0 3.5rem; }
  .rich-content,
  .cms-content,
  .cms-article,
  .post-content .prose,
  .section .prose { font-size: .97rem; }
  .rich-content h2,
  .cms-content h2,
  .cms-article h2,
  .post-content .prose h2,
  .section .prose h2 { margin: 1.5rem 0 .8rem; }
  .rich-content section,
  .cms-content section,
  .cms-article section,
  .post-content .prose section,
  .section .prose section,
  .cms-section { margin: 1.4rem 0; }
  .cms-columns,
  .cms-columns-2,
  .cms-columns-3,
  .cms-columns-2-1,
  .cms-columns-1-2 { grid-template-columns: 1fr; gap: 1rem; }
  .cms-columns-single-2-3 { max-width: 100%; }
  .cms-image-left,
  .cms-image-right { float: none; max-width: 100%; margin: 1.25rem 0; }
  .cms-spacer-small { height: .75rem; }
  .cms-spacer-medium { height: 1.25rem; }
  .cms-spacer-large { height: 2rem; }
}

/* Pagination */
.pagination { display: flex; gap: .4rem; justify-content: center; align-items: center; padding: 2.5rem 0; flex-wrap: wrap; }
.pagination a, .pagination span {
  display: inline-flex; align-items: center; justify-content: center;
  min-width: 38px; height: 38px; padding: 0 .5rem;
  border: 1px solid var(--border-mid);
  font-size: .75rem; font-weight: 600;
  color: var(--text-light);
  transition: border-color var(--ease), color var(--ease), background var(--ease);
}
.pagination a:hover { border-color: var(--navy); color: var(--navy); }
.pagination .current { background: var(--navy); border-color: var(--navy); color: var(--white); }
.pagination .dots { border: none; color: var(--text-faint); }

/* ── Contact ─────────────────────────────────────────────────── */
.contact-layout {
  display: grid;
  grid-template-columns: 1fr;
  gap: 3rem;
  padding: 4rem 0;
}
@media (min-width: 900px) { .contact-layout { grid-template-columns: 1fr 1.6fr; } }

.contact-info h2 { margin-bottom: .75rem; }
.contact-info p { margin-bottom: 1rem; }
.contact-detail-list { list-style: none; margin-top: 1.5rem; }
.contact-detail-list li { margin-bottom: .85rem; font-size: .85rem; color: var(--text-light); line-height: 1.6; }
.contact-detail-list strong {
  display: block;
  font-size: .6rem;
  font-weight: 700;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--navy);
  margin-bottom: .2rem;
}
.contact-detail-list a { color: var(--navy); transition: color var(--ease); }
.contact-detail-list a:hover { color: var(--gold); }

.contact-form-wrap { background: var(--white); border: 1px solid var(--border); padding: 2.5rem; }
@media (max-width: 479px) { .contact-form-wrap { padding: 1.5rem; } }

/* Form elements */
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.25rem; }
@media (max-width: 479px) { .form-row { grid-template-columns: 1fr; } }

.form-group { display: flex; flex-direction: column; gap: .35rem; margin-bottom: 1.35rem; }
.form-group:last-child { margin-bottom: 0; }
.form-group label {
  font-size: .62rem;
  font-weight: 700;
  letter-spacing: .15em;
  text-transform: uppercase;
  color: var(--navy);
}
.form-group input[type=text],
.form-group input[type=email],
.form-group input[type=tel],
.form-group input[type=number],
.form-group textarea,
.form-group select {
  border: none;
  border-bottom: 1px solid var(--border-mid);
  background: transparent;
  padding: .6rem 0;
  font-size: .95rem;
  color: var(--text);
  transition: border-color var(--ease);
  outline: none;
  width: 100%;
}
.form-group input:focus,
.form-group textarea:focus,
.form-group select:focus { border-color: var(--gold); }
.form-group textarea { min-height: 120px; resize: vertical; line-height: 1.6; }
.form-group select {
  appearance: none;
  -webkit-appearance: none;
  background-image: url("data:image/svg+xml,%3csvg xmlns='http://www.w3.org/2000/svg' fill='none' viewBox='0 0 20 20'%3e%3cpath stroke='%234A4A4A' stroke-linecap='round' stroke-linejoin='round' stroke-width='1.5' d='M6 8l4 4 4-4'/%3e%3c/svg%3e");
  background-repeat: no-repeat;
  background-position: right .25rem center;
  background-size: 1.1rem;
  cursor: pointer;
  padding-right: 1.75rem;
}
.form-group--checkbox { flex-direction: row; align-items: flex-start; gap: .65rem; margin-top: .25rem; }
.form-group--checkbox input[type=checkbox] { margin-top: .25rem; flex-shrink: 0; accent-color: var(--navy); }
.form-group--checkbox label { font-size: .82rem; letter-spacing: normal; text-transform: none; font-weight: normal; color: var(--text-light); }

.form-captcha {
  display: flex; align-items: center; gap: .75rem;
  margin-bottom: 1.5rem;
  font-size: .85rem; color: var(--text-light);
}
.form-captcha input[type=number] {
  width: 80px;
  border: 1px solid var(--border-mid);
  padding: .45rem .6rem;
  font-size: .9rem;
  text-align: center;
}

/* Alert messages */
.alert {
  padding: 1rem 1.25rem;
  margin-bottom: 1.5rem;
  border-left: 4px solid;
  font-size: .9rem;
  line-height: 1.55;
}
.alert-success { background: #f0faf4; border-color: #2e7d52; color: #1a5c3a; }
.alert-error   { background: #fff5f5; border-color: #c33; color: #922; }

/* ── Search properties ───────────────────────────────────────── */
.search-filters {
  display: flex;
  flex-wrap: wrap;
  gap: .75rem;
  justify-content: center;
  margin-top: 2rem;
}
.search-filters select {
  border: 1px solid rgba(255,255,255,.25);
  background: rgba(255,255,255,.1);
  color: var(--white);
  padding: .65rem 1.1rem;
  font-size: .78rem;
  min-width: 155px;
  outline: none;
  appearance: none;
  -webkit-appearance: none;
  cursor: pointer;
}
.search-filters select option { color: var(--navy); background: var(--white); }
.search-module {
  background: var(--white);
  border: 1px solid var(--border);
  padding: 5rem 2rem;
  text-align: center;
  font-family: var(--font-serif);
  font-style: italic;
  font-size: 1.15rem;
  color: var(--text-light);
  margin: 3rem 0;
}
.search-ctas { display: flex; flex-wrap: wrap; gap: 1rem; justify-content: center; margin-top: 2rem; }

/* ── Utilities ───────────────────────────────────────────────── */
.text-center { text-align: center; }
.text-gold   { color: var(--gold); }
.text-navy   { color: var(--navy); }
.flex-center { display: flex; align-items: center; justify-content: center; }
.mt-xs { margin-top: .5rem; }
.mt-sm { margin-top: 1rem; }
.mt-md { margin-top: 2rem; }
.mt-lg { margin-top: 3rem; }
.mb-md { margin-bottom: 2rem; }

.visually-hidden {
  position: absolute; width: 1px; height: 1px;
  padding: 0; margin: -1px; overflow: hidden;
  clip: rect(0,0,0,0); white-space: nowrap; border: 0;
}

/* ── 404 / Not found ─────────────────────────────────────────── */
.not-found { text-align: center; padding: 7rem 1.25rem; }
.not-found .num {
  font-family: var(--font-serif); font-size: 7rem; font-style: italic;
  color: var(--navy); line-height: 1; display: block; margin-bottom: .5rem;
}
.not-found p { max-width: 360px; margin: 0 auto 2rem; }

/* ── Divider ─────────────────────────────────────────────────── */
.divider { width: 48px; height: 2px; background: var(--gold); margin: 1.25rem 0; }
.divider--center { margin-inline: auto; }

/* ── Stage C CMS content helpers ─────────────────────────────── */
.cms-icon {
  width: 1.15em;
  height: 1.15em;
  vertical-align: -0.18em;
}
.content-button { display: inline-flex; align-items: center; min-height: 44px; margin: .5rem .25rem .5rem 0; }
.content-button-solid {
  padding: .7rem 1.1rem;
  border: 1px solid currentColor;
  font-size: .75rem;
  font-weight: 700;
  letter-spacing: .08em;
  text-transform: uppercase;
}
.content-button-outline {
  padding: .7rem 1.1rem;
  border: 1px solid currentColor;
  background: transparent !important;
  font-size: .75rem;
  font-weight: 700;
  letter-spacing: .08em;
  text-transform: uppercase;
}
.content-button-text {
  min-height: 0;
  border-bottom: 1px solid currentColor;
  background: transparent !important;
}
.cms-link-underlined { text-decoration: underline; text-underline-offset: .18em; }
.cms-columns {
  display: grid;
  gap: clamp(1.25rem, 3vw, 2.5rem);
  align-items: start;
  margin: 2rem 0;
}
.cms-columns-2   { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.cms-columns-3   { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.cms-columns-2-1 { grid-template-columns: 2fr 1fr; }
.cms-columns-1-2 { grid-template-columns: 1fr 2fr; }
.cms-column > :first-child { margin-top: 0; }
.cms-image {
  margin: 1.5rem 0;
}
.cms-image img {
  width: 100%;
  height: auto;
}
.cms-image-left { max-width: 46%; float: left; margin: .35rem 1.5rem 1rem 0; }
.cms-image-right { max-width: 46%; float: right; margin: .35rem 0 1rem 1.5rem; }
.cms-image-center { max-width: 760px; margin-inline: auto; text-align: center; }
.cms-image-full { width: 100%; }
.cms-image figcaption {
  margin-top: .5rem;
  color: var(--text-faint);
  font-size: .85rem;
  text-align: center;
}
.featured-media { margin-bottom: 2.5rem; }
.featured-video .embed-responsive { margin: 0; }
.embed-responsive {
  position: relative;
  width: 100%;
  padding-top: var(--embed-ratio, 56.25%);
  overflow: hidden;
  background: transparent;
  margin: 1.5rem 0;
}
.embed-responsive iframe,
.embed-responsive video {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  border: 0;
}
.popup-form-modal[hidden] { display: none; }
.popup-form-modal {
  position: fixed;
  inset: 0;
  z-index: 2000;
  display: grid;
  place-items: center;
  padding: 1rem;
}
.popup-form-modal__backdrop {
  position: absolute;
  inset: 0;
  background: rgba(0, 18, 40, .74);
}
.popup-form-modal__box {
  position: relative;
  width: min(640px, 100%);
  max-height: min(88vh, 760px);
  overflow: auto;
  background: var(--white);
  padding: clamp(1.25rem, 4vw, 2.25rem);
  box-shadow: 0 24px 70px rgba(0,0,0,.28);
}
.popup-form-modal__close {
  position: absolute;
  top: .75rem;
  right: .75rem;
  min-width: 44px;
  min-height: 44px;
  border: 1px solid var(--border);
  background: var(--white);
  color: var(--navy);
  cursor: pointer;
}
.popup-form-modal__title { margin-right: 3rem; }
.cms-form-feedback.is-success { color: #1a5c3a; }
.cms-form-feedback.is-error { color: #922; }
@media (max-width: 760px) {
  .cms-columns-2,
  .cms-columns-3,
  .cms-columns-2-1,
  .cms-columns-1-2 { grid-template-columns: 1fr; }
  .cms-columns-single-2-3 { max-width: 100%; }
  .cms-image-left,
  .cms-image-right {
    float: none;
    max-width: 100%;
    margin: 1.5rem 0;
  }
}

/* ── IDX / embed section ─────────────────────────────────────── */
.idx-embed,
.cms-embed {
  width: 100%;
  overflow-x: auto;
  -webkit-overflow-scrolling: touch;
}
.idx-embed iframe,
.cms-embed iframe {
  width: 100%;
  max-width: 100%;
  border: 0;
  display: block;
}
@media (max-width: 768px) {
  .idx-embed, .cms-embed { overflow-x: hidden; }
  .idx-embed iframe, .cms-embed iframe { width: 100% !important; }
}

/* ── Search filters (dynamic manual mode) ────────────────────── */
.search-filters-live { display: flex; flex-wrap: wrap; gap: .6rem; margin-top: 1.5rem; }
.search-filters-live select,
.search-filters-live input {
  padding: .55rem .75rem;
  border: 1px solid rgba(255,255,255,.25);
  background: rgba(255,255,255,.1);
  color: var(--white);
  font-size: .82rem;
  min-width: 140px;
  border-radius: 2px;
  cursor: pointer;
}
.search-filters-live select option { background: var(--navy); color: var(--white); }
.search-filters-live .btn-filter {
  padding: .55rem 1.25rem;
  background: var(--gold);
  color: var(--navy);
  border: none;
  font-weight: 700;
  font-size: .82rem;
  letter-spacing: .06em;
  cursor: pointer;
  border-radius: 2px;
}
.search-filters-live .btn-filter-clear {
  padding: .55rem .9rem;
  background: transparent;
  color: rgba(255,255,255,.7);
  border: 1px solid rgba(255,255,255,.25);
  font-size: .82rem;
  cursor: pointer;
  border-radius: 2px;
}

/* ── Custom HTML section clearfix ───────────────────────────── */
.custom-html-section::after {
  content: '';
  display: table;
  clear: both;
}
.custom-html-section img { max-width: 100%; height: auto; }

/* ── Responsive visibility utilities ─────────────────────────── */
.cms-mobile-only  { display: none; }
.cms-desktop-only { display: block; }
@media (max-width: 768px) {
  .cms-mobile-only  { display: block; }
  .cms-desktop-only { display: none; }
}

/* ── Prose width override for full-bleed custom layouts ──────── */
.prose:has(.mike-intro-box),
.prose:has([style*="max-width"]),
.prose:has([style*="width:"]) { max-width: none; }

/* ── Hero height variants ────────────────────────────────────── */
.cms-hero { min-height: var(--hero-min-height, 60vh); }
.cms-hero--height-small  { min-height: 40vh; }
.cms-hero--height-medium { min-height: 60vh; }
.cms-hero--height-large  { min-height: 80vh; }
.cms-hero--height-full   { min-height: 100vh; }

/* ── Hero text position (flex on .cms-hero__inner) ───────────── */
.cms-hero__inner {
  justify-items: var(--hero-justify-content, center);
  justify-content: var(--hero-justify-content, center);
  align-content:  var(--hero-align-items, center);
  align-items:    var(--hero-align-items, center);
}
.cms-hero--pos-top-left    .cms-hero__inner,
.cms-hero--pos-middle-left .cms-hero__inner,
.cms-hero--pos-bottom-left .cms-hero__inner { justify-content: flex-start; }
.cms-hero--pos-top-right    .cms-hero__inner,
.cms-hero--pos-middle-right .cms-hero__inner,
.cms-hero--pos-bottom-right .cms-hero__inner { justify-content: flex-end; }
.cms-hero--pos-top-left    .cms-hero__inner,
.cms-hero--pos-top-center  .cms-hero__inner,
.cms-hero--pos-top-right   .cms-hero__inner { align-items: flex-start; }
.cms-hero--pos-bottom-left  .cms-hero__inner,
.cms-hero--pos-bottom-center .cms-hero__inner,
.cms-hero--pos-bottom-right  .cms-hero__inner { align-items: flex-end; }

/* ── Hero text / subtitle color CSS vars ─────────────────────── */
.cms-hero__content h1 { color: var(--hero-text-color, var(--white)); }
.cms-hero__copy       { color: var(--hero-subtitle-color, rgba(255,255,255,.78)); }

/* ── Back to Top button ──────────────────────────────────────── */
.back-to-top {
  position: fixed;
  bottom: 1.5rem;
  right: 1.25rem;
  z-index: 900;
  width: 2.6rem;
  height: 2.6rem;
  border-radius: 50%;
  background: var(--navy, #001F3F);
  color: var(--gold, #C5A059);
  border: 1px solid var(--gold, #C5A059);
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: center;
  opacity: 0;
  transform: translateY(.5rem);
  transition: opacity .25s ease, transform .25s ease;
  box-shadow: 0 2px 10px rgba(0,0,0,.25);
}
.back-to-top.is-visible {
  opacity: 1;
  transform: translateY(0);
}
.back-to-top:hover {
  background: var(--gold, #C5A059);
  color: var(--navy, #001F3F);
}
/* Float above mobile contact bar on small screens */
@media (max-width: 767px) {
  .back-to-top {
    bottom: 5rem;
  }
}

/* ── Print ───────────────────────────────────────────────────── */
@media print {
  .site-header, .site-footer, .mobile-contact-bar, .mobile-nav, .nav-toggle,
  .back-to-top { display: none !important; }
  body { background: white; color: black; }
}