/* ===========================================================================
   XTREME REALTY — Design System
   ---------------------------------------------------------------------------
   Warm-paper + deep-navy palette. Fraunces editorial display + Inter body.
   Tech-forward but human. The site is the trust layer for a Colorado
   real estate brokerage (pre-launch, no agents signed yet, no fake stats).
   Every value here is intentional. No em dashes in body copy anywhere.
   =========================================================================== */

/* --- Reset ---------------------------------------------------------- */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
img, svg, video { display: block; max-width: 100%; height: auto; }
button { font: inherit; cursor: pointer; background: none; border: none; color: inherit; }
a { color: inherit; text-decoration: none; }
ul, ol { list-style: none; }

/* --- Tokens --------------------------------------------------------- */
:root {
  /* surface */
  --paper:        #F6F1E9;   /* warm off-white, base background */
  --paper-deep:   #EFE7D8;   /* slightly deeper paper for alternating sections */
  --surface:      #FFFFFF;   /* cards, popups, raised surfaces */
  --ink:          #14161D;   /* primary text */
  --ink-soft:     #2A2E3A;   /* secondary headings */
  --muted:        #6A6357;   /* body text, captions */
  --muted-2:      #8E8775;   /* tertiary, footers */

  /* brand */
  --navy:         #1F3A5F;   /* primary brand, primary buttons */
  --navy-deep:    #16293F;   /* hover, dark sections */
  --navy-tint:    #E5EBF2;   /* subtle tint background */
  --gold:         #A87B3B;   /* accent, highlights, stat figures */
  --gold-soft:    #C29A5C;   /* hover for gold */
  --gold-tint:    #F4ECDC;   /* subtle gold wash */

  /* structural */
  --line:         #E7DECE;
  --line-soft:    #EFE7D8;
  --maxw:         1200px;
  --gutter:       24px;
  --radius:       10px;
  --radius-lg:    16px;
  --shadow-sm:    0 2px 8px rgba(20, 22, 29, 0.06);
  --shadow:       0 14px 40px rgba(20, 22, 29, 0.10);
  --shadow-lg:    0 24px 60px rgba(20, 22, 29, 0.16);

  /* type */
  --serif:        'Fraunces', 'Cormorant Garamond', 'Georgia', serif;
  --sans:         'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', Roboto, sans-serif;

  /* motion */
  --ease:         cubic-bezier(0.4, 0, 0.2, 1);
  --ease-out:     cubic-bezier(0.16, 1, 0.3, 1);
  --t-fast:       150ms;
  --t:            220ms;
  --t-slow:       400ms;
}

/* --- Base ----------------------------------------------------------- */
body {
  background: var(--paper);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 17px;
  line-height: 1.62;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
h1, h2, h3, h4, .serif {
  font-family: var(--serif);
  color: var(--ink);
  letter-spacing: -0.015em;
  line-height: 1.1;
  font-weight: 600;
  font-variation-settings: "opsz" 96;
}
h1 { font-size: clamp(40px, 6vw, 68px); font-weight: 600; }
h2 { font-size: clamp(30px, 4vw, 44px); }
h3 { font-size: 22px; }
h4 { font-size: 18px; }
p  { color: var(--ink-soft); }
em, .accent-italic {
  font-style: italic;
  font-family: var(--serif);
  color: var(--navy);
  font-weight: 500;
}
a { color: var(--navy); transition: color var(--t) var(--ease); }
a:hover { color: var(--gold); }

/* --- Layout helpers ------------------------------------------------- */
.wrap   { max-width: var(--maxw); margin: 0 auto; padding: 0 var(--gutter); }
.wrap-sm{ max-width: 760px;  margin: 0 auto; padding: 0 var(--gutter); }
section { padding: 112px 0; }
@media (max-width: 720px) { section { padding: 72px 0; } }

.kicker {
  display: inline-block;
  font-family: var(--sans);
  font-weight: 700;
  font-size: 12px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 18px;
}
.kicker.kicker--ink   { color: var(--ink); }
.kicker.kicker--paper { color: var(--gold-soft); }

.lead {
  font-family: var(--serif);
  font-style: italic;
  font-weight: 400;
  font-size: clamp(20px, 2.1vw, 24px);
  color: var(--muted);
  line-height: 1.45;
  max-width: 60ch;
}
.lead--center { margin-left: auto; margin-right: auto; text-align: center; }

.center { text-align: center; }

.eyebrow-row {
  display: flex; align-items: center; gap: 12px;
  margin-bottom: 24px;
}
.eyebrow-row .dot {
  width: 6px; height: 6px; border-radius: 50%;
  background: var(--gold);
  display: inline-block;
}

/* --- Buttons -------------------------------------------------------- */
.btn {
  display: inline-flex;
  align-items: center; justify-content: center;
  gap: 9px;
  font-family: var(--sans);
  font-weight: 600;
  font-size: 15.5px;
  letter-spacing: 0.01em;
  cursor: pointer;
  border-radius: var(--radius);
  padding: 15px 28px;
  border: 1.5px solid transparent;
  transition: transform var(--t) var(--ease),
              background var(--t) var(--ease),
              box-shadow var(--t) var(--ease),
              color var(--t) var(--ease),
              border-color var(--t) var(--ease);
  white-space: nowrap;
}
.btn-primary {
  background: var(--navy);
  color: #fff;
}
.btn-primary:hover {
  background: var(--navy-deep);
  transform: translateY(-1px);
  box-shadow: var(--shadow);
  color: #fff;
}
.btn-gold {
  background: var(--gold);
  color: #fff;
}
.btn-gold:hover {
  background: #8f6831;
  transform: translateY(-1px);
  box-shadow: var(--shadow);
  color: #fff;
}
.btn-ghost {
  background: transparent;
  color: #fff;
  border-color: rgba(255, 255, 255, 0.5);
}
.btn-ghost:hover {
  background: #fff;
  color: var(--ink);
  border-color: #fff;
  transform: translateY(-1px);
}
.btn-ghost-dark {
  background: transparent;
  color: var(--ink);
  border-color: var(--ink);
}
.btn-ghost-dark:hover {
  background: var(--ink);
  color: #fff;
}
.btn-link {
  display: inline-flex; align-items: center; gap: 6px;
  color: var(--navy); font-weight: 600;
  border-bottom: 1.5px solid var(--gold);
  padding-bottom: 2px;
  transition: gap var(--t) var(--ease);
}
.btn-link:hover { gap: 10px; color: var(--gold); }
.btn-link::after { content: "→"; transition: transform var(--t) var(--ease); }
.btn-link:hover::after { transform: translateX(3px); }
.btn-lg { padding: 17px 34px; font-size: 16.5px; }
.btn-sm { padding: 11px 20px; font-size: 14px; }

/* --- Header / nav --------------------------------------------------- */
header.site {
  position: sticky; top: 0; z-index: 60;
  background: rgba(246, 241, 233, 0.88);
  backdrop-filter: saturate(140%) blur(10px);
  -webkit-backdrop-filter: saturate(140%) blur(10px);
  border-bottom: 1px solid transparent;
  transition: border-color var(--t) var(--ease);
}
header.site.scrolled { border-bottom: 1px solid var(--line); }
.nav {
  display: flex; align-items: center;
  height: 78px;
  gap: 32px;
}
.brandmark {
  display: flex; flex-direction: column;
  align-items: flex-start; justify-content: center;
  font-family: var(--serif);
  font-weight: 600;
  font-size: 22px;
  line-height: 1.05;
  color: var(--ink);
  text-decoration: none;
  white-space: nowrap;
  letter-spacing: -0.01em;
  flex-shrink: 0;
  margin-right: auto;
}
.brandmark .crest {
  display: none;
}
.brandmark .crest::after {
  content: none;
}
.brandmark small {
  display: block;
  font-family: var(--sans);
  font-size: 9.5px;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
  margin-top: 2px;
  white-space: nowrap;
}
.nav-links {
  display: flex; gap: 24px; align-items: center;
  font-size: 14.5px; font-weight: 500;
}
.nav-links a {
  color: var(--ink-soft);
  position: relative;
  padding: 6px 0;
}
.nav-links a::after {
  content: ""; position: absolute;
  left: 0; right: 0; bottom: 0;
  height: 2px; background: var(--gold);
  transform: scaleX(0); transform-origin: left;
  transition: transform var(--t) var(--ease-out);
}
.nav-links a:hover { color: var(--ink); }
.nav-links a:hover::after, .nav-links a.is-active::after { transform: scaleX(1); }
.nav-cta { display: flex; align-items: center; gap: 12px; }

.nav-toggle {
  display: none;
  width: 44px; height: 44px;
  align-items: center; justify-content: center;
  border-radius: 8px;
  background: var(--navy);
  color: #fff;
}
.nav-toggle span {
  display: block; width: 18px; height: 1.5px;
  background: #fff;
  position: relative;
}
.nav-toggle span::before, .nav-toggle span::after {
  content: ""; position: absolute; left: 0;
  width: 18px; height: 1.5px; background: #fff;
  transition: transform var(--t) var(--ease);
}
.nav-toggle span::before { top: -6px; }
.nav-toggle span::after  { top:  6px; }
.nav-toggle.is-open span { background: transparent; }
.nav-toggle.is-open span::before { top: 0; transform: rotate(45deg); }
.nav-toggle.is-open span::after  { top: 0; transform: rotate(-45deg); }

@media (max-width: 980px) {
  .nav-links, .nav-cta .btn { display: none; }
  .nav-toggle { display: flex; }
}
@media (max-width: 480px) {
  .nav { height: 70px; }
  .brandmark small { display: none; }
}

/* mobile drawer */
.mobile-drawer {
  position: fixed; top: 78px; left: 0; right: 0;
  background: var(--paper);
  border-bottom: 1px solid var(--line);
  z-index: 55;
  transform: translateY(-110%);
  transition: transform var(--t-slow) var(--ease-out);
  padding: 24px var(--gutter) 32px;
  max-height: calc(100vh - 78px);
  overflow-y: auto;
}
.mobile-drawer.is-open { transform: translateY(0); }
.mobile-drawer a {
  display: block;
  font-size: 22px;
  font-family: var(--serif);
  font-weight: 500;
  padding: 14px 0;
  border-bottom: 1px solid var(--line-soft);
  color: var(--ink);
}
.mobile-drawer a:last-of-type { border-bottom: none; }
.mobile-drawer .btn { width: 100%; margin-top: 16px; }
@media (min-width: 981px) { .mobile-drawer { display: none; } }

/* --- Scroll progress ----------------------------------------------- */
#progress {
  position: fixed; top: 0; left: 0;
  height: 3px; width: 0;
  background: linear-gradient(90deg, var(--gold), var(--gold-soft));
  z-index: 100;
  transition: width 80ms linear;
}

/* --- Hero ----------------------------------------------------------- */
.hero {
  position: relative;
  padding: 100px 0 80px;
  overflow: hidden;
  background: var(--paper);
}
.hero-grid {
  display: grid;
  grid-template-columns: 1.05fr 0.95fr;
  gap: 80px;
  align-items: center;
}
@media (max-width: 980px) {
  .hero { padding: 64px 0 56px; }
  .hero-grid { grid-template-columns: 1fr; gap: 56px; }
}
.hero h1 {
  margin-top: 16px;
  margin-bottom: 24px;
}
.hero h1 em {
  font-style: italic; font-weight: 500;
  color: var(--navy);
}
.hero h1 .under {
  position: relative; display: inline-block;
}
.hero h1 .under::after {
  content: "";
  position: absolute; left: 0; right: 0; bottom: 4px;
  height: 8px;
  background: var(--gold-tint);
  z-index: -1;
}
.hero .lead { margin-bottom: 36px; }
.hero-cta { display: flex; gap: 14px; flex-wrap: wrap; align-items: center; }
.hero-trust {
  margin-top: 36px;
  display: flex; gap: 28px; flex-wrap: wrap;
  font-size: 13px;
  color: var(--muted);
  letter-spacing: 0.04em;
}
.hero-trust > div {
  display: flex; align-items: center; gap: 8px;
}
.hero-trust .check {
  width: 18px; height: 18px; border-radius: 50%;
  background: var(--gold-tint);
  color: var(--gold);
  display: flex; align-items: center; justify-content: center;
  font-size: 11px; font-weight: 700;
}

.hero-visual {
  position: relative;
  border-radius: var(--radius-lg);
  overflow: hidden;
  aspect-ratio: 4 / 5;
  background: var(--navy-tint);
  box-shadow: var(--shadow-lg);
}
.hero-visual::after {
  content: "";
  position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 50%, rgba(20, 22, 29, 0.45));
  pointer-events: none;
}
.hero-visual .img-fill {
  position: absolute; inset: 0;
  background-size: cover; background-position: center;
}
.hero-visual .visual-tag {
  position: absolute; left: 24px; bottom: 24px; right: 24px;
  color: #fff; z-index: 2;
}
.hero-visual .visual-tag .loc {
  font-family: var(--sans); font-size: 12px; font-weight: 600;
  letter-spacing: 0.18em; text-transform: uppercase;
  color: var(--gold-soft);
  margin-bottom: 8px;
  display: flex; align-items: center; gap: 8px;
}
.hero-visual .visual-tag .loc::before {
  content: ""; width: 18px; height: 1.5px; background: var(--gold-soft);
}
.hero-visual .visual-tag .name {
  font-family: var(--serif); font-size: 22px; font-weight: 500;
  line-height: 1.25;
  color: #fff;
}
.hero-visual .badge {
  position: absolute; top: 20px; right: 20px;
  background: rgba(255, 255, 255, 0.95);
  backdrop-filter: blur(8px);
  padding: 10px 14px;
  border-radius: 999px;
  font-size: 12px; font-weight: 700;
  color: var(--ink);
  letter-spacing: 0.04em;
  z-index: 2;
  display: flex; align-items: center; gap: 8px;
}
.hero-visual .badge::before {
  content: ""; width: 6px; height: 6px; border-radius: 50%;
  background: #2D9F6F;
}

/* --- Section heading variants -------------------------------------- */
.sec-head { max-width: 720px; margin: 0 auto 64px; text-align: center; }
.sec-head.left { margin-left: 0; text-align: left; }
.sec-head h2 { margin-top: 8px; }
.sec-head .lead { margin-top: 20px; margin-left: auto; margin-right: auto; }
.sec-head.left .lead { margin-left: 0; }

/* --- Authority strip (home page credential bar) -------------------- */
.authority-strip {
  background: var(--paper);
  padding: 80px 0;
  border-bottom: 1px solid var(--line);
  position: relative;
  overflow: hidden;
}
.authority-strip::before {
  content: "";
  position: absolute;
  top: 0; right: -10%;
  width: 50%; height: 100%;
  background: radial-gradient(circle at center, var(--gold-tint), transparent 65%);
  opacity: 0.5;
  pointer-events: none;
}
.strip-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0;
  position: relative;
}
.strip-item {
  padding: 0 32px;
  text-align: left;
  border-left: 1px solid var(--line);
}
.strip-item:first-child { border-left: none; padding-left: 0; }
@media (max-width: 880px) {
  .strip-grid { grid-template-columns: repeat(2, 1fr); gap: 40px 0; }
  .strip-item { padding: 0 24px; }
  .strip-item:nth-child(3) { border-left: none; padding-left: 0; }
  .strip-item:nth-child(2) { padding-right: 0; }
}
@media (max-width: 520px) {
  .strip-grid { grid-template-columns: 1fr; gap: 32px; }
  .strip-item { border-left: none; padding: 0; border-top: 1px solid var(--line); padding-top: 24px; }
  .strip-item:first-child { border-top: none; padding-top: 0; }
}
.strip-num {
  font-family: var(--serif);
  font-size: clamp(36px, 4.5vw, 52px);
  font-weight: 600;
  line-height: 1;
  color: var(--ink);
  letter-spacing: -0.02em;
  margin-bottom: 14px;
}
.strip-lbl {
  font-family: var(--sans);
  font-size: 13px;
  font-weight: 700;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--navy);
  margin-bottom: 10px;
}
.strip-sub {
  font-size: 14.5px;
  line-height: 1.55;
  color: var(--muted);
  max-width: 32ch;
}

/* --- Stat band ----------------------------------------------------- */
.stat-band {
  background: var(--navy);
  color: #fff;
  padding: 64px 0;
  position: relative;
  overflow: hidden;
}
.stat-band::before {
  content: "";
  position: absolute; inset: 0;
  background:
    radial-gradient(ellipse at top left, rgba(168, 123, 59, 0.12), transparent 50%),
    radial-gradient(ellipse at bottom right, rgba(168, 123, 59, 0.06), transparent 50%);
  pointer-events: none;
}
.stat-row {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 40px;
  position: relative;
}
@media (max-width: 880px) { .stat-row { grid-template-columns: repeat(2, 1fr); gap: 32px; } }
.stat .num {
  font-family: var(--serif);
  font-size: clamp(40px, 5vw, 56px);
  font-weight: 600;
  line-height: 1;
  color: #fff;
  letter-spacing: -0.02em;
}
.stat .num .accent { color: var(--gold-soft); font-style: italic; }
.stat .lbl {
  margin-top: 10px;
  font-size: 13px;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--gold-soft);
}
.stat .sub {
  margin-top: 8px;
  font-size: 14px;
  color: rgba(255, 255, 255, 0.65);
  max-width: 22ch;
  line-height: 1.5;
}

/* --- Pillars / value cards ---------------------------------------- */
.pillars {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 24px;
}
@media (max-width: 1080px) { .pillars { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 600px)  { .pillars { grid-template-columns: 1fr; } }
.pillar {
  background: var(--surface);
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
  padding: 36px 28px;
  transition: transform var(--t) var(--ease), box-shadow var(--t) var(--ease), border-color var(--t) var(--ease);
  position: relative;
}
.pillar:hover {
  transform: translateY(-4px);
  box-shadow: var(--shadow);
  border-color: var(--gold-soft);
}
.pillar .glyph {
  width: 48px; height: 48px;
  border-radius: 12px;
  background: var(--gold-tint);
  color: var(--gold);
  display: flex; align-items: center; justify-content: center;
  font-size: 22px;
  margin-bottom: 24px;
  font-family: var(--serif);
  font-weight: 700;
}
.pillar h3 { margin-bottom: 12px; font-size: 21px; }
.pillar p { color: var(--muted); font-size: 15.5px; line-height: 1.6; }
.pillar .meta {
  margin-top: 20px;
  padding-top: 20px;
  border-top: 1px solid var(--line-soft);
  font-size: 13px; font-weight: 600;
  color: var(--navy);
  letter-spacing: 0.04em;
}

/* --- Comparison table --------------------------------------------- */
.compare {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0;
  background: var(--surface);
  border-radius: var(--radius-lg);
  overflow: hidden;
  border: 1px solid var(--line);
  box-shadow: var(--shadow);
}
@media (max-width: 820px) { .compare { grid-template-columns: 1fr; } }
.compare .col {
  padding: 40px 36px;
}
.compare .col.a { background: var(--paper-deep); }
.compare .col.b { background: var(--navy); color: #fff; }
.compare .col h3 { font-size: 24px; margin-bottom: 8px; }
.compare .col.a h3 { color: var(--ink); }
.compare .col.b h3 { color: #fff; }
.compare .col .sub { font-size: 14px; color: var(--muted); margin-bottom: 28px; }
.compare .col.b .sub { color: rgba(255, 255, 255, 0.65); }
.compare ul li {
  display: flex; align-items: flex-start; gap: 12px;
  padding: 14px 0;
  border-top: 1px solid var(--line-soft);
  font-size: 15.5px;
  line-height: 1.5;
}
.compare .col.b ul li { border-top-color: rgba(255, 255, 255, 0.12); }
.compare .col.a ul li { color: var(--ink-soft); }
.compare .col.b ul li { color: #fff; }
.compare .col.a .mark { color: #B8554F; font-weight: 700; flex-shrink: 0; }
.compare .col.b .mark { color: var(--gold-soft); font-weight: 700; flex-shrink: 0; }

/* --- Founder / story band ----------------------------------------- */
.story {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: 80px;
  align-items: center;
}
@media (max-width: 880px) { .story { grid-template-columns: 1fr; gap: 48px; } }
.story .photo {
  position: relative;
  border-radius: var(--radius-lg);
  overflow: hidden;
  aspect-ratio: 4 / 5;
  background: var(--navy-tint);
  box-shadow: var(--shadow);
}
.story .photo::after {
  content: "";
  position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 60%, rgba(20, 22, 29, 0.5));
}
.story .photo .signature {
  position: absolute; left: 24px; bottom: 24px;
  color: #fff; z-index: 2;
  font-family: var(--serif);
  font-style: italic;
  font-size: 18px;
}
.story .photo .signature small {
  display: block;
  font-family: var(--sans);
  font-style: normal;
  font-size: 11px; font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--gold-soft);
  margin-top: 4px;
}
.story .quote {
  font-family: var(--serif);
  font-size: 28px;
  font-weight: 500;
  font-style: italic;
  color: var(--ink);
  line-height: 1.35;
  margin: 24px 0 32px;
  position: relative;
  padding-left: 24px;
  border-left: 3px solid var(--gold);
}
.story .quote::before {
  content: """; font-family: var(--serif);
  position: absolute; top: -10px; left: 8px;
  font-size: 64px; color: var(--gold-tint);
  line-height: 1;
  z-index: -1;
}

/* --- Process / steps ---------------------------------------------- */
.steps {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 24px;
  counter-reset: step;
}
@media (max-width: 980px) { .steps { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 560px) { .steps { grid-template-columns: 1fr; } }
.step {
  position: relative;
  padding: 36px 28px 32px;
  background: var(--surface);
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
  counter-increment: step;
  transition: transform var(--t) var(--ease), box-shadow var(--t) var(--ease);
}
.step:hover { transform: translateY(-3px); box-shadow: var(--shadow); }
.step::before {
  content: counter(step, decimal-leading-zero);
  font-family: var(--serif);
  font-size: 40px;
  font-weight: 600;
  color: var(--gold);
  line-height: 1;
  display: block;
  margin-bottom: 20px;
  font-style: italic;
}
.step h3 { font-size: 19px; margin-bottom: 8px; }
.step p { font-size: 14.5px; color: var(--muted); line-height: 1.55; }

/* --- Communities / neighborhoods --------------------------------- */
.neighborhoods {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
}
@media (max-width: 980px) { .neighborhoods { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 640px)  { .neighborhoods { grid-template-columns: 1fr; } }
.neigh {
  position: relative;
  border-radius: var(--radius-lg);
  overflow: hidden;
  background: var(--navy);
  aspect-ratio: 4 / 5;
  cursor: pointer;
  transition: transform var(--t) var(--ease);
}
.neigh:hover { transform: translateY(-3px); }
.neigh .img-fill {
  position: absolute; inset: 0;
  background-size: cover; background-position: center;
  transition: transform 600ms var(--ease-out);
}
.neigh:hover .img-fill { transform: scale(1.06); }
.neigh::after {
  content: "";
  position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 30%, rgba(20, 22, 29, 0.85));
}
.neigh .info {
  position: absolute; left: 24px; right: 24px; bottom: 24px;
  color: #fff; z-index: 2;
}
.neigh .info .lbl {
  font-size: 11px; font-weight: 700;
  letter-spacing: 0.18em; text-transform: uppercase;
  color: var(--gold-soft);
  margin-bottom: 8px;
  display: flex; align-items: center; gap: 8px;
}
.neigh .info .lbl::before {
  content: ""; width: 16px; height: 1.5px; background: var(--gold-soft);
}
.neigh .info h3 {
  color: #fff;
  font-size: 26px;
  margin-bottom: 6px;
}
.neigh .info p {
  color: rgba(255, 255, 255, 0.8);
  font-size: 14px;
  line-height: 1.5;
}

/* --- Testimonial (single, real-voiced) --------------------------- */
.testimonial {
  background: var(--paper-deep);
  padding: 80px 56px;
  border-radius: var(--radius-lg);
  position: relative;
  text-align: center;
  max-width: 920px;
  margin: 0 auto;
}
@media (max-width: 720px) { .testimonial { padding: 56px 28px; } }
.testimonial::before {
  content: """";
  position: absolute; top: -10px; left: 50%;
  transform: translateX(-50%);
  font-family: var(--serif);
  font-size: 160px;
  color: var(--gold);
  opacity: 0.18;
  line-height: 1;
}
.testimonial blockquote {
  font-family: var(--serif);
  font-size: clamp(22px, 2.4vw, 28px);
  font-weight: 500;
  font-style: italic;
  line-height: 1.4;
  color: var(--ink);
  max-width: 32ch;
  margin: 0 auto;
}
.testimonial .attr {
  margin-top: 28px;
  font-size: 13px; font-weight: 600;
  letter-spacing: 0.14em; text-transform: uppercase;
  color: var(--muted);
}
.testimonial .placeholder-note {
  margin-top: 14px;
  font-size: 12px;
  color: var(--muted-2);
  font-style: italic;
}

/* --- FAQ ---------------------------------------------------------- */
.faq { max-width: 820px; margin: 0 auto; }
.faq details {
  border-bottom: 1px solid var(--line);
  padding: 4px 0;
}
.faq details summary {
  list-style: none;
  cursor: pointer;
  padding: 26px 0;
  display: flex; align-items: center; justify-content: space-between;
  gap: 24px;
  font-family: var(--serif);
  font-size: 21px;
  font-weight: 500;
  color: var(--ink);
  transition: color var(--t) var(--ease);
}
.faq details summary::-webkit-details-marker { display: none; }
.faq details summary:hover { color: var(--navy); }
.faq details summary::after {
  content: "+";
  font-family: var(--serif);
  font-size: 28px;
  color: var(--gold);
  font-weight: 400;
  flex-shrink: 0;
  width: 24px; height: 24px;
  display: flex; align-items: center; justify-content: center;
  transition: transform var(--t) var(--ease);
}
.faq details[open] summary::after { content: "−"; }
.faq details .body {
  padding: 0 0 28px;
  color: var(--muted);
  font-size: 16.5px;
  line-height: 1.65;
  max-width: 65ch;
}

/* --- CTA band ----------------------------------------------------- */
.cta-band {
  background: var(--navy);
  color: #fff;
  padding: 96px 0;
  position: relative;
  overflow: hidden;
}
.cta-band::before {
  content: "";
  position: absolute; inset: 0;
  background:
    radial-gradient(circle at 80% 0%, rgba(168, 123, 59, 0.18), transparent 50%),
    radial-gradient(circle at 0% 100%, rgba(168, 123, 59, 0.08), transparent 50%);
  pointer-events: none;
}
.cta-band .wrap { position: relative; }
.cta-band .grid {
  display: grid;
  grid-template-columns: 1.4fr 1fr;
  gap: 64px;
  align-items: center;
}
@media (max-width: 880px) { .cta-band .grid { grid-template-columns: 1fr; gap: 40px; } }
.cta-band h2 { color: #fff; font-size: clamp(32px, 4vw, 48px); }
.cta-band h2 em { color: var(--gold-soft); }
.cta-band p { color: rgba(255, 255, 255, 0.8); margin: 20px 0 32px; max-width: 50ch; font-size: 18px; }
.cta-band .ctas { display: flex; gap: 14px; flex-wrap: wrap; }
.cta-band .panel {
  background: rgba(255, 255, 255, 0.04);
  border: 1px solid rgba(255, 255, 255, 0.12);
  border-radius: var(--radius-lg);
  padding: 32px;
  backdrop-filter: blur(4px);
}
.cta-band .panel .lbl {
  font-size: 11px; font-weight: 700;
  letter-spacing: 0.18em; text-transform: uppercase;
  color: var(--gold-soft);
  margin-bottom: 8px;
}
.cta-band .panel .val {
  font-family: var(--serif);
  font-size: 24px; font-weight: 500;
  color: #fff;
  margin-bottom: 6px;
}
.cta-band .panel .sub {
  font-size: 14px;
  color: rgba(255, 255, 255, 0.6);
  margin: 0;
}

/* --- Footer ------------------------------------------------------- */
footer.site {
  background: #0E1018;
  color: rgba(255, 255, 255, 0.65);
  padding: 80px 0 32px;
}
.footer-grid {
  display: grid;
  grid-template-columns: 1.4fr 1fr 1fr 1fr;
  gap: 48px;
  padding-bottom: 56px;
  border-bottom: 1px solid rgba(255, 255, 255, 0.1);
}
@media (max-width: 980px) {
  .footer-grid { grid-template-columns: 1fr 1fr; gap: 40px; }
}
@media (max-width: 600px) {
  .footer-grid { grid-template-columns: 1fr; }
}
/* Footer logo: full Xtreme Realty mark, used in the dark footer. */
footer.site .mark {
  width: 220px; height: 220px;
  min-width: 220px; min-height: 220px;
  background: url('/assets/img/web/xtreme-realty-logo.png') center / contain no-repeat;
  display: block !important;
  flex-shrink: 0;
  margin-bottom: 28px;
  filter: drop-shadow(0 4px 16px rgba(168, 123, 59, 0.15));
}
.footer-brand .mark {
  width: 220px; height: 220px;
  background: url('/assets/img/web/xtreme-realty-logo.png') center / contain no-repeat;
  display: block;
  margin-bottom: 20px;
}
.footer-brand p {
  color: rgba(255, 255, 255, 0.55);
  font-size: 14.5px;
  line-height: 1.6;
  max-width: 36ch;
}
.footer-col h4 {
  color: #fff;
  font-size: 13px;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  margin-bottom: 20px;
  font-family: var(--sans);
}
.footer-col ul li { margin-bottom: 12px; }
.footer-col ul a {
  color: rgba(255, 255, 255, 0.6);
  font-size: 15px;
  transition: color var(--t) var(--ease);
}
.footer-col ul a:hover { color: var(--gold-soft); }
.footer-bottom {
  padding-top: 32px;
  display: flex; justify-content: space-between; align-items: flex-start;
  gap: 32px;
  flex-wrap: wrap;
}
.footer-bottom .legal {
  font-size: 12.5px;
  color: rgba(255, 255, 255, 0.45);
  line-height: 1.6;
  max-width: 70ch;
}
.footer-bottom .legal strong { color: rgba(255, 255, 255, 0.7); }
.footer-bottom .eho {
  display: flex; align-items: center; gap: 12px;
  font-size: 12px; font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.55);
}
.footer-bottom .eho .badge {
  width: 28px; height: 28px;
  border: 1.5px solid rgba(255, 255, 255, 0.5);
  border-radius: 4px;
  display: flex; align-items: center; justify-content: center;
  font-size: 14px;
}

/* --- Mobile sticky CTA ------------------------------------------- */
.m-sticky {
  display: none;
  position: fixed; bottom: 0; left: 0; right: 0;
  z-index: 50;
  background: rgba(20, 22, 29, 0.95);
  backdrop-filter: blur(10px);
  padding: 12px 16px;
  border-top: 1px solid rgba(255, 255, 255, 0.08);
  gap: 10px;
  align-items: center;
  justify-content: space-between;
}
.m-sticky .btn { flex: 1; padding: 12px 16px; font-size: 14px; }
.m-sticky .btn.btn-ghost { flex: 0 0 auto; padding: 12px 18px; }
@media (max-width: 720px) { .m-sticky { display: flex; } }

/* --- Reveal animations ------------------------------------------- */
.reveal {
  opacity: 0;
  transform: translateY(20px);
  transition: opacity 700ms var(--ease-out), transform 700ms var(--ease-out);
}
.reveal.in {
  opacity: 1;
  transform: translateY(0);
}
.reveal[data-delay="1"] { transition-delay: 80ms; }
.reveal[data-delay="2"] { transition-delay: 160ms; }
.reveal[data-delay="3"] { transition-delay: 240ms; }
.reveal[data-delay="4"] { transition-delay: 320ms; }

@media (prefers-reduced-motion: reduce) {
  .reveal { opacity: 1; transform: none; transition: none; }
  *, *::before, *::after { animation-duration: 0.01ms !important; transition-duration: 0.01ms !important; }
}

/* --- Utility ------------------------------------------------------ */
.divider {
  height: 1px;
  background: var(--line);
  margin: 64px 0;
}
.bg-paper-deep { background: var(--paper-deep); }
.bg-ink { background: var(--navy); color: #fff; }
.text-center { text-align: center; }
.mt-0 { margin-top: 0; }
.mb-0 { margin-bottom: 0; }

/* --- Form (contact) ----------------------------------------------- */
.form {
  background: var(--surface);
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
  padding: 40px;
  box-shadow: var(--shadow);
}
@media (max-width: 600px) { .form { padding: 28px 20px; } }
.form .field { margin-bottom: 20px; }
.form label {
  display: block;
  font-size: 13px; font-weight: 600;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 8px;
}
.form input, .form select, .form textarea {
  width: 100%;
  background: var(--paper);
  border: 1.5px solid var(--line);
  border-radius: 8px;
  padding: 14px 16px;
  font-family: inherit;
  font-size: 16px;
  color: var(--ink);
  transition: border-color var(--t) var(--ease), background var(--t) var(--ease);
}
.form input:focus, .form select:focus, .form textarea:focus {
  outline: none;
  border-color: var(--navy);
  background: #fff;
}
.form textarea { min-height: 130px; resize: vertical; }
.form .row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 16px;
}
@media (max-width: 600px) { .form .row { grid-template-columns: 1fr; gap: 0; } }
.form .check-row {
  display: flex; align-items: flex-start; gap: 10px;
  font-size: 13px; color: var(--muted);
  margin-top: 8px;
  line-height: 1.5;
}
.form .check-row input { width: auto; margin-top: 2px; }
.form .submit { margin-top: 12px; width: 100%; }

/* --- Breadcrumb --------------------------------------------------- */
.crumbs {
  display: flex; gap: 8px;
  font-size: 13px;
  color: var(--muted);
  margin-bottom: 16px;
  font-weight: 500;
  letter-spacing: 0.04em;
  text-transform: uppercase;
}
.crumbs a { color: var(--muted); }
.crumbs a:hover { color: var(--navy); }
.crumbs span { color: var(--gold); }

/* --- Page hero (inner pages) ------------------------------------- */
.page-hero {
  padding: 80px 0 64px;
  background: var(--paper);
  position: relative;
  overflow: hidden;
  border-bottom: 1px solid var(--line);
}
.page-hero::before {
  content: "";
  position: absolute; top: 0; right: -10%;
  width: 50%; height: 100%;
  background: radial-gradient(circle at center, var(--gold-tint), transparent 65%);
  opacity: 0.5;
  pointer-events: none;
}
.page-hero .wrap { position: relative; }
.page-hero h1 { max-width: 18ch; margin: 12px 0 24px; }
.page-hero .lead { max-width: 56ch; }
.page-hero .breadcrumb-row {
  display: flex; justify-content: space-between; align-items: center;
  margin-top: 40px;
  padding-top: 24px;
  border-top: 1px solid var(--line);
  font-size: 14px;
  color: var(--muted);
  flex-wrap: wrap; gap: 16px;
}
.page-hero .breadcrumb-row .meta {
  display: flex; gap: 24px; flex-wrap: wrap;
}
.page-hero .breadcrumb-row .meta strong { color: var(--ink); font-weight: 600; }

/* --- Side-by-side split (two-up content) ------------------------ */
.split {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 64px;
  align-items: start;
}
@media (max-width: 880px) { .split { grid-template-columns: 1fr; gap: 40px; } }

.ticks { margin-top: 24px; }
.ticks li {
  display: flex; align-items: flex-start; gap: 12px;
  padding: 14px 0;
  border-top: 1px solid var(--line-soft);
  font-size: 15.5px;
  color: var(--ink-soft);
  line-height: 1.55;
}
.ticks li:last-child { border-bottom: 1px solid var(--line-soft); }
.ticks .ck {
  width: 22px; height: 22px;
  border-radius: 50%;
  background: var(--gold-tint);
  color: var(--gold);
  flex-shrink: 0;
  display: flex; align-items: center; justify-content: center;
  font-size: 13px; font-weight: 700;
}

/* --- Image / mockup placeholders --------------------------------- */
.mockup {
  position: relative;
  background: var(--surface);
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
  padding: 24px;
  box-shadow: var(--shadow);
  overflow: hidden;
}
.mockup .row1 {
  display: flex; align-items: center; gap: 8px;
  margin-bottom: 18px;
  padding-bottom: 12px;
  border-bottom: 1px solid var(--line-soft);
}
.mockup .row1 .dot {
  width: 8px; height: 8px; border-radius: 50%;
  background: var(--line);
}
.mockup .row1 .url {
  margin-left: 8px;
  font-size: 12px; color: var(--muted-2);
  font-family: var(--sans);
}
.mockup .stat-tile {
  display: flex; align-items: center; justify-content: space-between;
  padding: 16px;
  background: var(--paper);
  border-radius: 8px;
  margin-bottom: 10px;
  font-size: 14px;
}
.mockup .stat-tile .val {
  font-family: var(--serif);
  font-size: 22px; font-weight: 600;
  color: var(--ink);
}
.mockup .stat-tile .val em { color: #2D9F6F; font-style: normal; font-size: 13px; }
.mockup .bar {
  height: 6px; background: var(--line-soft);
  border-radius: 3px; overflow: hidden;
  margin-top: 10px;
}
.mockup .bar > div {
  height: 100%;
  background: linear-gradient(90deg, var(--navy), var(--gold-soft));
  border-radius: 3px;
}

/* --- Pricing / fee card ------------------------------------------- */
.pricing-card {
  background: var(--surface);
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
  padding: 40px;
  position: relative;
  transition: transform var(--t) var(--ease), box-shadow var(--t) var(--ease);
}
.pricing-card:hover { transform: translateY(-3px); box-shadow: var(--shadow); }
.pricing-card.featured {
  background: var(--navy);
  color: #fff;
  border-color: var(--navy);
}
.pricing-card.featured h3, .pricing-card.featured .price { color: #fff; }
.pricing-card.featured .price small { color: rgba(255, 255, 255, 0.7); }
.pricing-card.featured ul li { color: rgba(255, 255, 255, 0.85); border-color: rgba(255, 255, 255, 0.12); }
.pricing-card.featured .tag {
  position: absolute; top: -12px; right: 32px;
  background: var(--gold);
  color: #fff;
  font-size: 11px; font-weight: 700;
  letter-spacing: 0.16em; text-transform: uppercase;
  padding: 6px 12px;
  border-radius: 999px;
}
.pricing-card h3 { font-size: 20px; margin-bottom: 8px; color: var(--ink); }
.pricing-card .sub { font-size: 14px; color: var(--muted); margin-bottom: 24px; }
.pricing-card .price {
  font-family: var(--serif);
  font-size: 44px; font-weight: 600;
  color: var(--ink);
  line-height: 1;
  margin-bottom: 4px;
}
.pricing-card .price small { font-size: 14px; color: var(--muted); font-weight: 400; font-family: var(--sans); }
.pricing-card ul { margin: 28px 0; }
.pricing-card ul li {
  display: flex; align-items: flex-start; gap: 10px;
  padding: 10px 0;
  border-top: 1px solid var(--line-soft);
  font-size: 14.5px;
  color: var(--ink-soft);
}
.pricing-card .ck { color: var(--gold); font-weight: 700; }

/* --- Article cards (resources) ----------------------------------- */
.articles {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 32px;
}
@media (max-width: 880px) { .articles { grid-template-columns: 1fr; } }
.article {
  background: var(--surface);
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
  overflow: hidden;
  transition: transform var(--t) var(--ease), box-shadow var(--t) var(--ease);
  display: flex; flex-direction: column;
}
.article:hover { transform: translateY(-3px); box-shadow: var(--shadow); }
.article .thumb {
  aspect-ratio: 16 / 10;
  background: var(--navy-tint);
  position: relative;
  overflow: hidden;
}
.article .thumb .img-fill {
  position: absolute; inset: 0;
  background-size: cover; background-position: center;
  transition: transform 600ms var(--ease-out);
}
.article:hover .thumb .img-fill { transform: scale(1.05); }
.article .body { padding: 28px; flex: 1; display: flex; flex-direction: column; }
.article .cat {
  font-size: 11px; font-weight: 700;
  letter-spacing: 0.16em; text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 12px;
}
.article h3 { font-size: 22px; margin-bottom: 12px; line-height: 1.25; }
.article .excerpt {
  color: var(--muted);
  font-size: 15px;
  line-height: 1.55;
  margin-bottom: 20px;
  flex: 1;
}
.article .by {
  font-size: 12px; color: var(--muted-2);
  letter-spacing: 0.04em;
  text-transform: uppercase;
  font-weight: 600;
  padding-top: 16px;
  border-top: 1px solid var(--line-soft);
}

/* --- Notice banner (lightweight disclaimer band) ---------------- */
.notice {
  background: var(--gold-tint);
  border: 1px solid var(--gold-soft);
  color: var(--ink-soft);
  border-radius: var(--radius);
  padding: 18px 22px;
  font-size: 14px;
  line-height: 1.55;
  display: flex; align-items: flex-start; gap: 12px;
  margin: 32px 0;
}
.notice .ic {
  color: var(--gold); font-weight: 700; font-size: 16px;
  flex-shrink: 0;
  margin-top: 2px;
}
.notice strong { color: var(--ink); font-weight: 600; }

/* --- Subscribe / inline form ------------------------------------- */
.inline-form {
  display: flex; gap: 10px;
  max-width: 480px;
}
.inline-form input {
  flex: 1;
  background: var(--surface);
  border: 1.5px solid var(--line);
  border-radius: 8px;
  padding: 14px 16px;
  font-family: inherit; font-size: 15px;
  color: var(--ink);
}
.inline-form input:focus { outline: none; border-color: var(--navy); }
@media (max-width: 540px) { .inline-form { flex-direction: column; } }