:root {
  --ink: #18343b;
  --ink-strong: #0d2429;
  --paper: #fbfaf6;
  --soft: #f0f4ee;
  --line: #d7dfd8;
  --teal: #1b6f72;
  --teal-dark: #11565a;
  --clay: #b55c3b;
  --clay-dark: #8c3e26;
  --gold: #d2a23a;
  --white: #ffffff;
  --navy: #11313a;
  --shadow: 0 18px 48px rgba(13, 36, 41, 0.12);
  --shadow-sm: 0 6px 18px rgba(13, 36, 41, 0.08);
  --shadow-lift: 0 26px 60px rgba(13, 36, 41, 0.22);
  --radius: 10px;
  --radius-lg: 18px;
  --max-width: 1160px;
  --font-display: "Fraunces", Georgia, "Times New Roman", serif;
  --font-body: "Inter", system-ui, -apple-system, "Segoe UI", Roboto, Arial, sans-serif;
  --ease: cubic-bezier(0.22, 1, 0.36, 1);
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--font-body);
  font-size: 18px;
  line-height: 1.6;
  overflow-x: hidden;
  -webkit-font-smoothing: antialiased;
}

body.no-scroll {
  overflow-x: hidden;
}

img,
svg,
video {
  max-width: 100%;
}

a {
  color: inherit;
}

a:focus-visible,
button:focus-visible,
input:focus-visible,
select:focus-visible,
textarea:focus-visible {
  outline: 3px solid var(--gold);
  outline-offset: 3px;
}

.skip-link {
  position: absolute;
  left: 1rem;
  top: -5rem;
  z-index: 100;
  background: var(--ink);
  color: var(--white);
  padding: 0.75rem 1rem;
  border-radius: var(--radius);
}

.skip-link:focus {
  top: 1rem;
}

.container {
  width: min(100% - 32px, var(--max-width));
  margin-inline: auto;
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 20;
  background: rgba(251, 250, 246, 0.96);
  border-bottom: 1px solid var(--line);
  backdrop-filter: blur(12px);
}

.header-inner,
.footer-layout,
.about-layout,
.consultation-layout,
.split-layout {
  display: grid;
  gap: 2rem;
}

.header-inner {
  min-height: 76px;
  grid-template-columns: 1fr auto;
  align-items: center;
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 0.8rem;
  text-decoration: none;
}

.brand-mark {
  position: relative;
  display: grid;
  width: 50px;
  height: 50px;
  place-items: center;
  border-radius: 50%;
  background: var(--teal);
  color: var(--white);
  font-family: var(--font-display);
  font-weight: 600;
  font-size: 1.1rem;
  letter-spacing: 0.02em;
  box-shadow: inset 0 0 0 2px rgba(255, 255, 255, 0.25), 0 0 0 2px var(--gold);
}

.brand strong,
.footer-brand strong {
  font-family: var(--font-display);
  font-weight: 600;
  font-size: 1.12rem;
  letter-spacing: -0.01em;
}

.brand small,
.footer-brand small {
  display: block;
  color: #466168;
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.footer-brand small {
  color: #cfe0da;
}

.nav-links,
.button-row,
.hero-contact {
  display: flex;
  align-items: center;
  flex-wrap: wrap;
  gap: 0.75rem;
}

.nav-links a {
  min-height: 44px;
  display: inline-flex;
  align-items: center;
  padding: 0.35rem 0.45rem;
  color: var(--ink);
  font-weight: 700;
  text-decoration: none;
}

.nav-links a:hover {
  color: var(--teal-dark);
}

.hero {
  position: relative;
  min-height: min(82vh, 760px);
  display: grid;
  align-items: center;
  overflow: hidden;
  color: var(--white);
}

.hero-media,
.hero-overlay {
  position: absolute;
  inset: 0;
}

.hero-media {
  background-image: url("assets/jacksonville-home.jpg");
  background-position: center;
  background-size: cover;
  transform: scale(1.02);
}

.hero-overlay {
  background:
    linear-gradient(90deg, rgba(13, 36, 41, 0.92) 0%, rgba(13, 36, 41, 0.72) 48%, rgba(13, 36, 41, 0.2) 100%),
    linear-gradient(0deg, rgba(13, 36, 41, 0.28), rgba(13, 36, 41, 0.28));
}

.hero-content {
  position: relative;
  z-index: 1;
  padding-block: 5rem 4rem;
}

.eyebrow,
.card-kicker {
  margin: 0 0 0.75rem;
  color: var(--clay);
  font-size: 0.82rem;
  font-weight: 800;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.hero .eyebrow {
  color: #ffd484;
}

h1,
h2,
h3,
p {
  margin-top: 0;
}

h1,
h2,
h3 {
  color: var(--ink-strong);
  font-family: var(--font-display);
  font-weight: 600;
  line-height: 1.08;
  letter-spacing: -0.01em;
}

.hero h1 {
  max-width: 780px;
  color: var(--white);
  font-size: clamp(2.35rem, 4.5vw, 4.85rem);
  margin-bottom: 1.1rem;
}

.hero-subtitle {
  max-width: 720px;
  color: #edf6f2;
  font-size: clamp(1.12rem, 2vw, 1.45rem);
  margin-bottom: 1.6rem;
}

.hero-contact {
  margin-top: 1.25rem;
  color: #f6f0df;
  font-size: 0.95rem;
}

.hero-contact span {
  padding: 0.35rem 0;
}

.button {
  min-height: 48px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  border: 2px solid transparent;
  border-radius: var(--radius);
  padding: 0.75rem 1rem;
  font-weight: 800;
  line-height: 1.2;
  text-align: center;
  text-decoration: none;
  cursor: pointer;
  transition: transform 160ms ease, background 160ms ease, border-color 160ms ease;
}

.button:hover {
  transform: translateY(-1px);
}

.button-primary {
  background: var(--teal);
  color: var(--white);
}

.button-primary:hover {
  background: var(--teal-dark);
}

.button-secondary {
  background: var(--white);
  border-color: var(--teal);
  color: var(--teal-dark);
}

.button-secondary:hover {
  background: var(--soft);
}

.hero .button-secondary {
  background: rgba(255, 255, 255, 0.1);
  border-color: rgba(255, 255, 255, 0.78);
  color: var(--white);
}

.hero .button-secondary:hover {
  background: rgba(255, 255, 255, 0.18);
}

.button-accent {
  background: var(--clay);
  color: var(--white);
}

.button-accent:hover {
  background: var(--clay-dark);
}

.section {
  padding-block: clamp(3.75rem, 8vw, 6.5rem);
}

.section-heading {
  max-width: 680px;
}

.section-heading.narrow {
  max-width: 760px;
  margin-inline: auto;
  text-align: center;
}

.section-heading h2,
.about-layout h2 {
  font-size: clamp(2rem, 3.6vw, 3.25rem);
  margin-bottom: 1rem;
}

.section-heading p,
.about-copy p,
.pathway-card p,
.trust-grid p,
.authority-list p,
.form-intro p,
.site-footer p {
  color: #36575f;
}

.pathway-grid,
.form-grid,
.trust-grid {
  display: grid;
  gap: 1rem;
  margin-top: 2rem;
}

.pathway-grid,
.form-grid {
  grid-template-columns: repeat(2, minmax(0, 1fr));
}

.pathway-card,
.form-panel,
.trust-grid article,
.authority-list article,
.community-card,
.image-card,
.link-feature-grid article,
.notice-panel,
.profile-card,
.resource-group {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  box-shadow: var(--shadow);
}

.pathway-card {
  display: grid;
  gap: 1.4rem;
  align-content: start;
  padding: clamp(1.25rem, 3vw, 2rem);
}

.seller-card {
  border-top: 5px solid var(--clay);
}

.pathway-card:not(.seller-card) {
  border-top: 5px solid var(--teal);
}

.pathway-card h3,
.form-panel h3,
.trust-grid h3,
.authority-list h3 {
  font-size: clamp(1.35rem, 2vw, 1.75rem);
  margin-bottom: 0.75rem;
}

.check-list {
  display: grid;
  gap: 0.55rem;
  margin: 0;
  padding: 0;
  list-style: none;
}

.check-list li {
  position: relative;
  padding-left: 1.7rem;
  font-weight: 700;
}

.check-list li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 0.62rem;
  width: 0.75rem;
  height: 0.75rem;
  border-radius: 50%;
  background: var(--gold);
}

.market-section {
  background: var(--soft);
}

.split-layout,
.consultation-layout,
.about-layout {
  grid-template-columns: minmax(0, 0.92fr) minmax(0, 1.08fr);
  align-items: start;
}

.authority-list {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1rem;
}

.authority-list article,
.trust-grid article {
  padding: 1.35rem;
}

.forms-band {
  background: var(--paper);
}

.form-panel {
  overflow: hidden;
}

.form-intro {
  padding: 1.5rem 1.5rem 0;
}

.lead-form {
  display: grid;
  gap: 1rem;
  padding: 1.5rem;
}

.field {
  display: grid;
  gap: 0.4rem;
}

label,
legend {
  color: var(--ink-strong);
  font-weight: 800;
}

input,
select,
textarea {
  width: 100%;
  min-height: 48px;
  border: 1px solid #a9bab8;
  border-radius: var(--radius);
  background: var(--white);
  color: var(--ink-strong);
  font: inherit;
  padding: 0.72rem 0.8rem;
}

textarea {
  resize: vertical;
}

.fieldset {
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 0.9rem;
}

.radio-option {
  display: inline-flex;
  align-items: center;
  gap: 0.45rem;
  margin-right: 1rem;
  min-height: 44px;
  font-weight: 700;
}

.radio-option input {
  width: 18px;
  min-height: 18px;
}

.form-message {
  min-height: 1.5rem;
  margin: 0;
  color: var(--teal-dark);
  font-weight: 800;
}

.field-error {
  border-color: var(--clay-dark);
}

.trust-section {
  background: var(--soft);
}

.trust-grid {
  grid-template-columns: repeat(3, minmax(0, 1fr));
}

.about-section {
  background: var(--white);
}

.about-copy {
  border-left: 5px solid var(--gold);
  padding-left: 1.5rem;
}

.consultation-section {
  background: var(--ink);
  color: var(--white);
}

.consultation-section h2,
.consultation-section .section-heading p {
  color: var(--white);
}

.consultation-form {
  background: var(--white);
  border-radius: var(--radius);
  box-shadow: var(--shadow);
}

.site-footer {
  padding-block: 2.5rem;
  background: #10292f;
  color: var(--white);
}

.site-footer p,
.site-footer small {
  color: #dce8e3;
}

.footer-layout {
  grid-template-columns: minmax(0, 1.2fr) minmax(240px, 0.8fr);
}

.footer-links {
  display: grid;
  gap: 0.65rem;
}

.footer-links a {
  min-height: 44px;
  display: inline-flex;
  align-items: center;
  color: #f5f1e5;
  font-weight: 700;
}

.image-credit {
  font-size: 0.84rem;
}

.page-hero {
  background: var(--soft);
  border-bottom: 1px solid var(--line);
}

.page-hero-grid,
.profile-layout,
.visual-pair,
.link-feature-grid,
.office-grid {
  display: grid;
  gap: 1rem;
}

.page-hero-grid {
  grid-template-columns: minmax(0, 1fr) minmax(240px, 0.34fr);
  align-items: end;
}

.page-hero h1 {
  max-width: 820px;
  font-size: clamp(2.25rem, 4vw, 4rem);
}

.page-hero-actions {
  display: grid;
  gap: 0.75rem;
}

.content-band {
  background: var(--paper);
}

.soft-band {
  background: var(--soft);
}

.profile-layout {
  grid-template-columns: minmax(240px, 0.36fr) minmax(0, 0.64fr);
  align-items: start;
}

.profile-card {
  margin: 0;
  overflow: hidden;
}

.profile-card img {
  display: block;
  width: 100%;
  aspect-ratio: 4 / 5;
  object-fit: cover;
}

.profile-card figcaption {
  display: grid;
  gap: 0.2rem;
  padding: 1rem;
}

.profile-card span,
.detail-grid span {
  color: #466168;
  font-size: 0.9rem;
}

.rich-copy {
  max-width: 820px;
}

.rich-copy p {
  color: #36575f;
}

.detail-grid,
.community-grid,
.resource-directory,
.resource-link-grid,
.media-grid {
  display: grid;
  gap: 1rem;
}

.detail-grid {
  grid-template-columns: repeat(2, minmax(0, 1fr));
  margin-top: 1.5rem;
}

.detail-grid > div,
.resource-link {
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
  padding: 1rem;
}

.detail-grid strong {
  display: block;
}

.community-grid {
  grid-template-columns: repeat(3, minmax(0, 1fr));
  margin-top: 2rem;
}

.community-card {
  display: grid;
  overflow: hidden;
}

.community-card img {
  width: 100%;
  aspect-ratio: 16 / 10;
  object-fit: cover;
}

.community-card > div {
  padding: 1rem;
}

.community-card h2,
.image-card h2,
.link-feature-grid h2,
.resource-group h2,
.notice-panel h2 {
  font-size: 1.25rem;
}

.card-actions {
  display: grid;
  gap: 0.65rem;
  align-content: end;
}

.resource-directory {
  margin-top: 2rem;
}

.resource-group {
  padding: clamp(1rem, 2vw, 1.5rem);
}

.resource-link-grid {
  grid-template-columns: repeat(3, minmax(0, 1fr));
}

.resource-link {
  display: grid;
  gap: 0.25rem;
  color: var(--ink);
  font-weight: 800;
  text-decoration: none;
  overflow-wrap: anywhere;
}

.resource-link:hover {
  border-color: var(--teal);
  color: var(--teal-dark);
}

.resource-link small {
  color: #466168;
  font-weight: 700;
}

.dense-links {
  grid-template-columns: repeat(4, minmax(0, 1fr));
}

.visual-pair,
.link-feature-grid,
.office-grid {
  grid-template-columns: repeat(2, minmax(0, 1fr));
}

.image-card {
  overflow: hidden;
}

.image-card img {
  display: block;
  width: 100%;
  aspect-ratio: 16 / 10;
  object-fit: cover;
}

.image-card div,
.link-feature-grid article,
.notice-panel {
  padding: 1.25rem;
  overflow-wrap: anywhere;
}

.office-grid article {
  border-left: 5px solid var(--gold);
  background: var(--soft);
  border-radius: var(--radius);
  padding: 1rem;
}

.checkbox-option {
  display: inline-flex;
  gap: 0.55rem;
  align-items: flex-start;
  font-weight: 700;
}

.checkbox-option input {
  width: 20px;
  min-height: 20px;
  margin-top: 0.25rem;
}

.fine-print {
  color: #526970;
  font-size: 0.88rem;
}

.media-strip {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 1rem;
  margin-top: 2rem;
}

.media-strip img {
  width: 100%;
  aspect-ratio: 4 / 3;
  border-radius: var(--radius);
  object-fit: cover;
}

.brand-logo {
  max-width: 220px;
  height: auto;
}

@media (max-width: 900px) {
  .header-inner {
    grid-template-columns: 1fr;
    padding-block: 0.75rem;
  }

  .nav-links {
    gap: 0.2rem 0.65rem;
  }

  .pathway-grid,
  .form-grid,
  .split-layout,
  .consultation-layout,
  .about-layout,
  .footer-layout,
  .page-hero-grid,
  .profile-layout,
  .visual-pair,
  .link-feature-grid,
  .office-grid {
    grid-template-columns: 1fr;
  }

  .trust-grid,
  .authority-list,
  .community-grid,
  .resource-link-grid,
  .dense-links,
  .media-strip {
    grid-template-columns: 1fr;
  }

  .hero {
    min-height: 720px;
  }
}

@media (max-width: 560px) {
  body {
    font-size: 17px;
  }

  .container {
    width: min(100% - 24px, var(--max-width));
  }

  .nav-links a {
    font-size: 0.95rem;
  }

  .hero {
    min-height: 680px;
  }

  .hero-overlay {
    background: linear-gradient(0deg, rgba(13, 36, 41, 0.9), rgba(13, 36, 41, 0.62));
  }

  .hero-content {
    padding-block: 3.5rem;
  }

  .button,
  .button-row {
    width: 100%;
  }

  .button-row {
    align-items: stretch;
  }

  .form-intro,
  .lead-form {
    padding-inline: 1rem;
  }

  .about-copy {
    padding-left: 1rem;
  }
}

/* ============================================================
   Brand refinements + new components (2026 rebuild)
   ============================================================ */

.eyebrow,
.card-kicker {
  font-family: var(--font-body);
}

.hero h1 {
  font-weight: 600;
}

/* --- Header: nav + utility actions --- */
.header-inner {
  grid-template-columns: auto 1fr auto;
  gap: 1rem;
}

.nav-links {
  justify-content: flex-end;
  gap: 0.35rem 0.85rem;
}

.nav-links a {
  position: relative;
  padding: 0.45rem 0.2rem;
}

.nav-links a::after {
  content: "";
  position: absolute;
  left: 0.2rem;
  right: 0.2rem;
  bottom: 0.15rem;
  height: 2px;
  background: var(--clay);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 200ms var(--ease);
}

.nav-links a:hover::after,
.nav-links a[aria-current="page"]::after {
  transform: scaleX(1);
}

.header-actions {
  display: inline-flex;
  align-items: center;
  gap: 0.6rem;
}

.header-cta {
  min-height: 44px;
  padding: 0.5rem 1rem;
  font-size: 0.95rem;
}

/* --- Hamburger toggle --- */
.nav-toggle {
  display: none;
  width: 46px;
  height: 46px;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
  cursor: pointer;
  padding: 0;
  place-items: center;
}

.nav-toggle span,
.nav-toggle span::before,
.nav-toggle span::after {
  content: "";
  display: block;
  width: 22px;
  height: 2px;
  background: var(--ink-strong);
  transition: transform 220ms var(--ease), opacity 160ms ease;
}

.nav-toggle span {
  position: relative;
}

.nav-toggle span::before {
  position: absolute;
  top: -7px;
}

.nav-toggle span::after {
  position: absolute;
  top: 7px;
}

body.nav-open .nav-toggle span {
  background: transparent;
}

body.nav-open .nav-toggle span::before {
  transform: translateY(7px) rotate(45deg);
}

body.nav-open .nav-toggle span::after {
  transform: translateY(-7px) rotate(-45deg);
}

/* --- Section heading eyebrow color on dark --- */
.notary-section .eyebrow {
  color: #ffd484;
}

/* --- Featured properties --- */
.listing-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1.25rem;
  margin-top: 2rem;
}

.property-card {
  display: flex;
  flex-direction: column;
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
  box-shadow: var(--shadow-sm);
  overflow: hidden;
  text-decoration: none;
  color: inherit;
  transition: transform 240ms var(--ease), box-shadow 240ms var(--ease);
}

.property-card:hover {
  transform: translateY(-6px);
  box-shadow: var(--shadow-lift);
}

.property-media {
  position: relative;
  aspect-ratio: 3 / 2;
  overflow: hidden;
  background:
    repeating-linear-gradient(45deg, #e7ede7, #e7ede7 12px, #eef3ee 12px, #eef3ee 24px);
  display: grid;
  place-items: center;
}

.property-media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 500ms var(--ease);
}

.property-card:hover .property-media img {
  transform: scale(1.05);
}

.info-tag {
  font-family: var(--font-body);
  font-size: 0.8rem;
  font-weight: 800;
  letter-spacing: 0.04em;
  color: #5d7178;
  text-transform: uppercase;
  text-align: center;
  padding: 0.6rem 0.9rem;
  border: 1px dashed #9fb1ad;
  border-radius: var(--radius);
  background: rgba(255, 255, 255, 0.65);
}

.status-pill {
  position: absolute;
  top: 0.85rem;
  left: 0.85rem;
  z-index: 1;
  padding: 0.3rem 0.7rem;
  border-radius: 999px;
  background: var(--teal);
  color: var(--white);
  font-size: 0.74rem;
  font-weight: 800;
  letter-spacing: 0.04em;
  text-transform: uppercase;
}

.property-body {
  display: grid;
  gap: 0.5rem;
  padding: 1.1rem 1.2rem 1.3rem;
}

.property-price {
  font-family: var(--font-display);
  font-size: 1.5rem;
  font-weight: 600;
  color: var(--ink-strong);
}

.property-specs {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem 1rem;
  margin: 0;
  padding: 0;
  list-style: none;
  color: #3c5b62;
  font-weight: 700;
  font-size: 0.95rem;
}

.property-specs li {
  display: inline-flex;
  align-items: center;
  gap: 0.3rem;
}

.property-area {
  color: #5d7178;
  font-size: 0.95rem;
}

.property-cta {
  margin-top: 0.4rem;
  color: var(--teal-dark);
  font-weight: 800;
}

.property-card:hover .property-cta {
  color: var(--clay-dark);
}

/* --- Search-by-area tiles --- */
.area-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 1rem;
  margin-top: 2rem;
}

.area-tile {
  position: relative;
  display: grid;
  align-items: end;
  min-height: 190px;
  padding: 1rem;
  border-radius: var(--radius-lg);
  overflow: hidden;
  text-decoration: none;
  color: var(--white);
  background: linear-gradient(180deg, rgba(13, 36, 41, 0.05), rgba(13, 36, 41, 0.82)), var(--teal);
  box-shadow: var(--shadow-sm);
  transition: transform 240ms var(--ease), box-shadow 240ms var(--ease);
}

.area-tile::before {
  content: "";
  position: absolute;
  inset: 0;
  background-image: var(--tile-img, none);
  background-size: cover;
  background-position: center;
  z-index: -1;
  transition: transform 500ms var(--ease);
}

.area-tile:hover {
  transform: translateY(-5px);
  box-shadow: var(--shadow-lift);
}

.area-tile:hover::before {
  transform: scale(1.06);
}

.area-tile h3 {
  color: var(--white);
  font-size: 1.2rem;
  margin: 0;
}

.area-tile span {
  font-size: 0.85rem;
  font-weight: 700;
  opacity: 0.92;
}

/* --- Notary section --- */
.notary-section {
  background: var(--navy);
  color: var(--white);
}

.notary-section h2,
.notary-section h3 {
  color: var(--white);
}

.notary-section .section-heading p,
.notary-grid p {
  color: #cfe0da;
}

.notary-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 1rem;
  margin: 2rem 0;
}

.notary-grid article {
  background: rgba(255, 255, 255, 0.05);
  border: 1px solid rgba(255, 255, 255, 0.14);
  border-radius: var(--radius);
  padding: 1.3rem;
}

.notary-grid h3 {
  font-size: 1.15rem;
  margin-bottom: 0.5rem;
}

.notary-cta-row {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
  align-items: center;
}

.notary-note {
  font-size: 0.9rem;
  color: #aec7c0;
}

/* --- Trust / testimonials --- */
.testimonial-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1rem;
  margin-top: 2rem;
}

.testimonial-card {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
  box-shadow: var(--shadow-sm);
  padding: 1.5rem;
  display: grid;
  gap: 1rem;
}

.testimonial-quote {
  display: grid;
  place-items: center;
  min-height: 110px;
  border: 1px dashed #9fb1ad;
  border-radius: var(--radius);
  background: var(--soft);
  color: #5d7178;
  font-weight: 800;
  font-size: 0.82rem;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  text-align: center;
  padding: 0.75rem;
}

.testimonial-meta {
  display: flex;
  align-items: center;
  gap: 0.75rem;
}

.avatar-mark {
  width: 46px;
  height: 46px;
  border-radius: 50%;
  border: 1px dashed #9fb1ad;
  background: var(--soft);
  flex: none;
}

.stat-strip {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1rem;
  margin-top: 1.5rem;
}

.stat-strip div {
  text-align: center;
  padding: 1.25rem;
  border: 1px dashed #9fb1ad;
  border-radius: var(--radius);
  background: var(--white);
}

.stat-strip strong {
  display: block;
  font-family: var(--font-display);
  font-size: 1.6rem;
  color: var(--teal-dark);
}

.stat-strip span {
  color: #5d7178;
  font-size: 0.9rem;
  font-weight: 700;
}

/* --- Footer logo slot --- */
.logo-slot {
  display: inline-grid;
  place-items: center;
  min-width: 180px;
  min-height: 56px;
  padding: 0.5rem 1rem;
  border: 1px dashed rgba(255, 255, 255, 0.4);
  border-radius: var(--radius);
  color: #cfe0da;
  font-size: 0.78rem;
  font-weight: 800;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  text-align: center;
}

/* --- Slide-out contact panel --- */
.contact-panel {
  position: fixed;
  inset: 0 0 0 auto;
  width: min(440px, 100%);
  z-index: 60;
  background: var(--white);
  box-shadow: -30px 0 60px rgba(13, 36, 41, 0.25);
  transform: translateX(100%);
  transition: transform 320ms var(--ease);
  overflow-y: auto;
  padding: 1.5rem;
}

.contact-panel[aria-hidden="false"] {
  transform: translateX(0);
}

.panel-overlay {
  position: fixed;
  inset: 0;
  z-index: 55;
  background: rgba(13, 36, 41, 0.5);
  opacity: 0;
  visibility: hidden;
  transition: opacity 280ms ease, visibility 280ms ease;
}

body.panel-open .panel-overlay {
  opacity: 1;
  visibility: visible;
}

.panel-head {
  display: flex;
  align-items: flex-start;
  justify-content: space-between;
  gap: 1rem;
  margin-bottom: 1rem;
}

.panel-close {
  flex: none;
  width: 42px;
  height: 42px;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--white);
  font-size: 1.4rem;
  line-height: 1;
  cursor: pointer;
}

/* --- Sticky mobile contact bar --- */
.mobile-bar {
  position: fixed;
  left: 0;
  right: 0;
  bottom: 0;
  z-index: 40;
  display: none;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  background: var(--line);
  border-top: 1px solid var(--line);
  transform: translateY(110%);
  transition: transform 320ms var(--ease);
}

.mobile-bar.is-visible {
  transform: translateY(0);
}

.mobile-bar a {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 0.4rem;
  min-height: 56px;
  background: var(--white);
  color: var(--ink-strong);
  font-weight: 800;
  font-size: 0.95rem;
  text-decoration: none;
}

.mobile-bar a.bar-primary {
  background: var(--teal);
  color: var(--white);
}

/* --- IDX search embed --- */
.search-frame-wrap {
  position: relative;
  margin-top: 1.5rem;
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
  overflow: hidden;
  box-shadow: var(--shadow-sm);
  background: var(--soft);
}

.search-frame-wrap iframe {
  display: block;
  width: 100%;
  height: 78vh;
  min-height: 560px;
  border: 0;
}

.search-fallback {
  display: none;
  padding: clamp(1.5rem, 4vw, 3rem);
  text-align: center;
}

.search-fallback.is-active {
  display: block;
}

.search-fallback .button-row {
  justify-content: center;
}

.area-chips {
  display: flex;
  flex-wrap: wrap;
  gap: 0.6rem;
  margin-top: 1.25rem;
}

.area-chips a {
  padding: 0.5rem 1rem;
  border: 1px solid var(--line);
  border-radius: 999px;
  background: var(--white);
  color: var(--ink-strong);
  font-weight: 700;
  font-size: 0.92rem;
  text-decoration: none;
  transition: border-color 180ms ease, color 180ms ease;
}

.area-chips a:hover {
  border-color: var(--teal);
  color: var(--teal-dark);
}

/* --- Scroll reveal motion --- */
.reveal {
  opacity: 0;
  transform: translateY(22px);
  transition: opacity 620ms var(--ease), transform 620ms var(--ease);
  transition-delay: var(--reveal-delay, 0ms);
}

.reveal.is-visible {
  opacity: 1;
  transform: none;
}

/* --- Responsive --- */
@media (max-width: 1040px) {
  .area-grid,
  .notary-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .listing-grid,
  .testimonial-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }
}

@media (max-width: 900px) {
  .header-inner {
    grid-template-columns: 1fr auto;
    padding-block: 0.65rem;
  }

  .nav-toggle {
    display: grid;
  }

  .header-actions {
    display: none;
  }

  .nav-links {
    position: fixed;
    inset: 64px 0 auto 0;
    flex-direction: column;
    align-items: stretch;
    justify-content: flex-start;
    gap: 0;
    padding: 0.5rem 1rem 1.25rem;
    background: var(--paper);
    border-bottom: 1px solid var(--line);
    box-shadow: var(--shadow);
    transform: translateY(-12px);
    opacity: 0;
    visibility: hidden;
    transition: opacity 240ms ease, transform 240ms var(--ease), visibility 240ms ease;
  }

  body.nav-open .nav-links {
    transform: none;
    opacity: 1;
    visibility: visible;
  }

  .nav-links a {
    padding: 0.85rem 0.4rem;
    border-bottom: 1px solid var(--line);
    font-size: 1.05rem;
  }

  .nav-links a::after {
    display: none;
  }

  .listing-grid,
  .testimonial-grid,
  .stat-strip {
    grid-template-columns: 1fr;
  }

  .mobile-bar {
    display: grid;
  }

  .site-footer {
    padding-bottom: 5rem;
  }
}

@media (max-width: 560px) {
  .area-grid,
  .notary-grid {
    grid-template-columns: 1fr;
  }

  .search-frame-wrap iframe {
    height: 70vh;
    min-height: 460px;
  }
}

@media (prefers-reduced-motion: reduce) {
  html {
    scroll-behavior: auto;
  }

  .reveal {
    opacity: 1;
    transform: none;
    transition: none;
  }

  *,
  *::before,
  *::after {
    transition-duration: 0.001ms !important;
    animation-duration: 0.001ms !important;
  }
}