/* Elm Fork Realty — site stylesheet.
   Tokens are copied verbatim from the design system (_ds/tokens/*.css in the handoff).
   Everything below them is the handoff's inline styles turned into classes, so the
   pages carry no style attributes and the CSP can keep style-src at 'self'. */

/* ---------------------------------------------------------------- fonts */
/* Each brand face ships one weight; heavier ranges map to the same file so the
   browser never synthesises bold. Web license confirmed 2026-09-16. */
@font-face{font-family:"Norwester";src:url("/fonts/norwester.otf") format("opentype");font-weight:400;font-style:normal;font-display:swap}
@font-face{font-family:"Big John";src:url("/fonts/big-john.otf") format("opentype");font-weight:400 800;font-style:normal;font-display:swap}
@font-face{font-family:"Avenir Next";src:url("/fonts/avenir-medium.ttf") format("truetype");font-weight:400 800;font-style:normal;font-display:swap}

/* --------------------------------------------------------------- tokens */
:root{
--navy-900:#15171F;--navy-800:#1E212B;--navy-700:#292C3A;--navy-600:#3A3E50;--navy-500:#4E5368;
--navy-400:#6E7386;--navy-300:#9498A7;--navy-200:#C0C3CD;--navy-100:#E1E2E8;
--cream-500:#D6D4BC;--cream-400:#DEDDC8;--cream-300:#E8E7D6;--cream-200:#F0EFE3;--cream-100:#F7F6EE;--paper:#FFFFFF;
--gold-800:#7E6410;--gold-700:#9C7C14;--gold-600:#C29B1B;--gold-500:#E1B624;--gold-400:#EAC752;--gold-300:#F1DA8C;--gold-200:#F7EBC4;
--success:#4B7A50;--warning:#C9862A;--danger:#9E3A2E;--info:#3A5A78;

--surface-page:var(--cream-100);--surface-card:var(--paper);--surface-sunken:var(--cream-200);
--surface-inverse:var(--navy-700);--surface-inverse-deep:var(--navy-900);--surface-accent:var(--gold-500);
--text-strong:var(--navy-700);--text-body:var(--navy-600);--text-muted:#5C6173;
--text-inverse:var(--cream-300);--text-inverse-muted:#A8ABB8;--text-accent:var(--gold-800);
--text-link:var(--navy-700);--text-link-hover:var(--gold-800);
--border-hairline:rgba(41,44,58,.14);--border-strong:var(--navy-700);--border-accent:var(--gold-500);
--border-inverse:rgba(232,231,214,.22);
--focus-ring:0 0 0 3px rgba(225,182,36,.55);

--font-display:"Norwester","Arial Narrow",sans-serif;
--font-heading:"Big John",system-ui,sans-serif;
--font-body:"Avenir Next","Avenir",system-ui,sans-serif;
--font-mono:ui-monospace,SFMono-Regular,Menlo,monospace;
--text-3xs:11px;--text-2xs:12px;--text-xs:13px;--text-sm:15px;--text-md:17px;--text-lg:20px;
--text-xl:24px;--text-2xl:30px;--text-3xl:38px;--text-4xl:48px;--text-5xl:64px;--text-6xl:84px;
--weight-regular:400;--weight-medium:500;--weight-semibold:600;--weight-bold:700;
--leading-tight:1.04;--leading-snug:1.2;--leading-normal:1.55;--leading-relaxed:1.75;
--tracking-display:.06em;--tracking-heading:.02em;--tracking-eyebrow:.28em;--tracking-label:.14em;

--space-1:4px;--space-2:8px;--space-3:12px;--space-4:16px;--space-5:24px;--space-6:32px;
--space-7:40px;--space-8:56px;--space-9:72px;--space-10:96px;--space-11:128px;
--gutter:24px;--container-max:1200px;

--radius-xs:2px;--radius-sm:3px;--radius-md:5px;--radius-lg:8px;--radius-diamond:14%;

--shadow-md:0 6px 18px rgba(41,44,58,.12);
--overlay-scrim:linear-gradient(to top,rgba(21,23,31,.86) 0%,rgba(21,23,31,.45) 42%,rgba(21,23,31,0) 100%);

--duration-instant:80ms;--duration-fast:140ms;--duration-base:220ms;
--ease-standard:cubic-bezier(.2,0,.2,1);
--transition-control:color var(--duration-fast) var(--ease-standard),background-color var(--duration-fast) var(--ease-standard),border-color var(--duration-fast) var(--ease-standard),box-shadow var(--duration-fast) var(--ease-standard);
}

/* ----------------------------------------------------------------- base */
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--surface-page);color:var(--text-body);font-family:var(--font-body);font-size:var(--text-md);line-height:var(--leading-normal);-webkit-font-smoothing:antialiased}
p{margin:0;text-wrap:pretty}
h1,h2,h3{margin:0;font-weight:var(--weight-regular)}
img{max-width:100%}
a{color:var(--text-link);text-decoration:none;transition:var(--transition-control)}
a:hover{color:var(--text-link-hover)}
/* A link inside running text has to look like one. The link colour is the body
   colour, so with no underline a phone number or a cross-link in a paragraph is
   invisible until you hover it (13 of them across the site, 2026-09-18). Buttons
   and cards carry their own affordance and are left alone. */
main p a:not([class]),main address a:not([class]){text-decoration:underline;text-decoration-thickness:1px;text-underline-offset:3px;text-decoration-color:var(--gold-600)}
main p a:not([class]):hover,main address a:not([class]):hover{text-decoration-color:var(--gold-800)}
main .on-dark p a:not([class]),main .on-dark address a:not([class]){color:var(--cream-300);text-decoration-color:var(--gold-500)}
main .on-dark p a:not([class]):hover,main .on-dark address a:not([class]):hover{color:var(--gold-500);text-decoration-color:var(--gold-500)}
:focus-visible{outline:none;box-shadow:var(--focus-ring);border-radius:var(--radius-xs)}
::selection{background:var(--gold-300);color:var(--navy-800)}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}

.skip{position:absolute;left:-9999px;top:0;z-index:100;background:var(--gold-500);color:var(--navy-700);padding:10px 16px;font-weight:var(--weight-bold)}
.skip:focus{left:16px;top:16px}
.visually-hidden{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}

.page{min-height:100vh;display:flex;flex-direction:column}
main{flex:1}
.container{max-width:var(--container-max);margin:0 auto}
.section{padding:var(--space-10) var(--gutter)}
.section--cream{background:var(--cream-300)}
.section--navy{background:var(--navy-700)}
.band{background:var(--navy-700);padding:var(--space-9) var(--gutter)}
.band--short{padding:64px var(--gutter)}
@media (max-width:640px){.section{padding:var(--space-8) var(--gutter)}.band{padding:var(--space-8) var(--gutter)}}

/* Entry motion: fade and an 8px rise, nothing more. */
@keyframes efr-rise{from{opacity:0;transform:translateY(8px)}to{opacity:1;transform:none}}
main>section{animation:efr-rise var(--duration-base) var(--ease-standard) both}

/* Grids — the handoff's no-media-query pattern. */
.grid{display:grid;gap:28px}
.grid--280{grid-template-columns:repeat(auto-fit,minmax(min(100%,280px),1fr))}
.grid--300{grid-template-columns:repeat(auto-fit,minmax(min(100%,300px),1fr));gap:36px}
.grid--320{grid-template-columns:repeat(auto-fit,minmax(min(100%,320px),1fr))}
.split{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,340px),1fr));gap:56px 64px;align-items:start}
.split--center{grid-template-columns:repeat(auto-fit,minmax(min(100%,320px),1fr));gap:48px 64px;align-items:center}
.sticky{position:sticky;top:108px}

/* ---------------------------------------------------------- typography */
.eyebrow{display:inline-flex;align-items:center;gap:var(--space-3);font-size:var(--text-2xs);font-weight:var(--weight-bold);letter-spacing:var(--tracking-eyebrow);text-transform:uppercase;color:var(--navy-700)}
.eyebrow--gold{color:var(--gold-800)}
/* Gold text on light grounds is gold-800 (4.5:1 on cream-300, the worst case);
   gold-700 from the design system reads at 3.2:1 and fails for 12px labels.
   On dark grounds the brand gold-500 is used instead, at 7.2:1. */
.on-dark .eyebrow--gold{color:var(--gold-500)}
.eyebrow--cream{color:var(--cream-300)}
.eyebrow__rule{display:block;width:32px;height:2px;background:var(--gold-500);flex:none}

.heading{display:flex;flex-direction:column;align-items:flex-start;gap:var(--space-3)}
.heading--center{align-items:center;text-align:center}
.heading__title{font-family:var(--font-heading);font-size:var(--text-3xl);letter-spacing:var(--tracking-heading);line-height:var(--leading-snug);color:var(--text-strong)}
.heading__desc{max-width:58ch;color:var(--text-body)}
.on-dark .heading__title{color:var(--cream-300)}
.on-dark .heading__desc{color:var(--text-inverse-muted)}
@media (max-width:640px){.heading__title{font-size:var(--text-2xl)}}

.h2{font-family:var(--font-heading);font-size:var(--text-2xl);letter-spacing:var(--tracking-heading);color:var(--text-strong)}
.h3{font-family:var(--font-heading);font-size:var(--text-xl);letter-spacing:var(--tracking-heading);color:var(--text-strong)}
.on-dark .h2,.on-dark .h3{color:var(--cream-300)}
.lead{font-size:var(--text-lg);color:var(--text-strong)}
.small{font-size:var(--text-sm)}
.muted{color:var(--text-muted)}
.on-dark .muted,.on-dark p{color:var(--text-inverse-muted)}
.label{font-size:var(--text-2xs);font-weight:var(--weight-bold);letter-spacing:var(--tracking-label);text-transform:uppercase}
.label-xs{font-size:var(--text-3xs);font-weight:var(--weight-bold);letter-spacing:var(--tracking-eyebrow);text-transform:uppercase;color:var(--text-muted)}
.scripture{font-style:italic;color:var(--text-strong)}
.on-dark .scripture{color:var(--cream-300)}

.rule{border:0;height:2px;width:44px;background:var(--gold-500);margin:24px 0}
.rule--sm{width:40px;margin:14px 0 18px}
.rule--xs{width:36px;margin:16px 0 18px}
.rule--tight{margin:8px 0 20px}
.rule--hero{width:56px;margin:0 0 24px}

.diamond{width:11px;height:15px;background:var(--gold-500);transform:rotate(45deg);border-radius:var(--radius-diamond);flex:none}
.diamond--sm{width:8px;height:11px}
.values{display:flex;flex-direction:column;gap:16px;margin-top:32px}
.values__row{display:flex;align-items:center;gap:18px;font-family:var(--font-heading);font-size:var(--text-lg);color:var(--text-strong)}

/* -------------------------------------------------------------- buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:var(--space-2);font-family:var(--font-body);font-weight:var(--weight-bold);letter-spacing:var(--tracking-label);text-transform:uppercase;text-decoration:none;text-align:center;border-radius:var(--radius-sm);cursor:pointer;transition:var(--transition-control),transform var(--duration-instant) var(--ease-standard);padding:12px 24px;font-size:var(--text-xs);border:2px solid transparent;line-height:1.3}
.btn:active{transform:translateY(1px)}
.btn--sm{padding:8px 16px;font-size:var(--text-2xs)}
.btn--lg{padding:16px 34px;font-size:var(--text-sm)}
.btn--block{display:flex;width:100%}
.btn--primary{background:var(--gold-500);border-color:var(--gold-500);color:var(--navy-700)}
.btn--primary:hover{background:var(--gold-600);border-color:var(--gold-600);color:var(--navy-700)}
.btn--secondary{background:var(--navy-700);border-color:var(--navy-700);color:var(--cream-300)}
.btn--secondary:hover{background:var(--navy-800);border-color:var(--navy-800);color:var(--cream-300)}
.btn--outline{background:transparent;border-color:var(--navy-700);color:var(--navy-700)}
.btn--outline:hover{background:var(--navy-700);color:var(--cream-300)}
.btn--inverse{background:var(--cream-300);border-color:var(--cream-300);color:var(--navy-700)}
.btn--inverse:hover{background:var(--paper);border-color:var(--paper);color:var(--navy-700)}
.btn[disabled],.btn[aria-disabled="true"]{opacity:.45;pointer-events:none}
.btn-row{display:flex;flex-wrap:wrap;gap:16px}
.stack-gap{height:14px}

.badge{display:inline-block;padding:5px 12px;background:var(--gold-500);color:var(--navy-700);border:1px solid var(--gold-500);border-radius:var(--radius-xs);font-size:var(--text-2xs);font-weight:var(--weight-bold);letter-spacing:var(--tracking-label);text-transform:uppercase;line-height:1.4;white-space:nowrap}
.badge--sm{padding:3px 8px;font-size:var(--text-3xs)}

/* --------------------------------------------------------------- header */
.site-header{position:sticky;top:0;z-index:40;background:var(--navy-700);border-bottom:2px solid var(--gold-500)}
.site-header--deep{background:var(--navy-900)}
.site-header__inner{max-width:var(--container-max);margin:0 auto;padding:14px var(--gutter);min-height:76px;display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:14px 28px}
.site-header__logo{display:flex;align-items:center;flex:none}
.site-header__logo img{height:44px;width:auto;display:block}
.nav{display:flex;flex-wrap:wrap;gap:14px 24px;align-items:center;justify-content:flex-end}
.nav__link{font-size:var(--text-2xs);font-weight:var(--weight-bold);letter-spacing:var(--tracking-label);text-transform:uppercase;color:var(--cream-300);padding-bottom:5px;border-bottom:2px solid transparent}
.nav__link:hover{color:var(--gold-500)}
.nav__link[aria-current="page"],.nav__link.is-parent{border-bottom-color:var(--gold-500)}
/* The nav wraps rather than collapsing (a menu button would be new design work).
   Wrapped, the header is ~200px, too tall to pin on a phone. */
@media (max-width:640px){.site-header{position:static}.sticky{position:static}}

/* ----------------------------------------------------------------- hero */
.hero{position:relative;height:560px;min-height:min(560px,72vh);background:var(--navy-700);overflow:hidden}
.hero--short{height:380px;min-height:0;background:var(--navy-600)}
.hero__photo{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;display:block}
.hero__scrim{position:absolute;inset:0;background:var(--overlay-scrim)}
/* The handoff's scrim darkens from the bottom and is nearly clear where the headline
   sits, which is fine over the navy placeholder and not over a photograph: measured
   on the river hero, the first line of the headline read 2.58:1 against the sky and
   1.58:1 where letters crossed a cloud, under the 3:1 large text needs. A second wash
   from the left takes it to 7.55:1, and 4.69:1 at the brightest pixel, while leaving
   the right of the photograph alone. Photo heroes only — the img is only there when
   one is configured. */
.hero__photo+.hero__scrim{background:linear-gradient(to right,rgba(21,23,31,.82) 0%,rgba(21,23,31,.55) 38%,rgba(21,23,31,.12) 78%,rgba(21,23,31,0) 100%),var(--overlay-scrim)}
.hero__mark{position:absolute;right:max(24px,calc((100% - 1200px) / 2 + 24px));top:50%;transform:translateY(-50%);height:min(340px,62%);width:auto}
@media (max-width:900px){.hero__mark{display:none}}
.hero__body{position:relative;max-width:var(--container-max);margin:0 auto;height:100%;padding:0 var(--gutter) 72px;display:flex;flex-direction:column;justify-content:flex-end}
.hero--short .hero__body{padding-bottom:56px}
.hero__title{max-width:15ch;font-family:var(--font-display);font-size:clamp(38px,7vw,76px);line-height:var(--leading-tight);letter-spacing:var(--tracking-display);color:var(--cream-300);text-transform:uppercase}
.hero__title--heading{max-width:none;margin-top:16px;font-family:var(--font-heading);font-size:clamp(30px,5vw,48px);line-height:var(--leading-snug);letter-spacing:var(--tracking-heading);text-transform:none}
.hero__sub{margin-top:22px;max-width:46ch;font-size:var(--text-lg);color:var(--text-inverse-muted)}
.hero .btn-row{margin-top:34px}

/* ----------------------------------------------------------- photo slot */
/* Stands in wherever the handoff had an unshot photograph. */
.photo-slot{position:relative;background:var(--cream-400);display:flex;align-items:center;justify-content:center;overflow:hidden;border-radius:var(--radius-md)}
.photo-slot img.photo-slot__mark{height:64px;width:auto;opacity:.35}
.photo-slot img.photo-slot__img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
/* The family photograph is a 2:3 portrait, so the slot is taller than the handoff's
   480px — at 480 the crop ate the house it was taken in front of. */
.photo-slot--tall{height:600px}
@media (max-width:640px){.photo-slot--tall{height:400px}}

/* -------------------------------------------------------------- cards */
.service-card{background:var(--surface-card);padding:40px;display:flex;flex-wrap:wrap;gap:28px;align-items:flex-start;border:1px solid var(--border-hairline);border-radius:var(--radius-md);color:var(--text-body)}
.service-card:hover{border-color:var(--gold-500);color:var(--text-body)}
.service-card__icon{height:64px;width:150px;flex:none;display:flex;align-items:center;justify-content:center}
.service-card__icon img{height:auto;display:block}
.service-card__icon .icon-res{width:146px}
.service-card__icon .icon-com{width:48px}
.service-card>div:last-child{flex:1 1 220px}

.property-card{display:block;background:var(--surface-card);border:1px solid var(--border-hairline);border-radius:var(--radius-md);overflow:hidden;color:inherit;transition:box-shadow var(--duration-base) var(--ease-standard),transform var(--duration-base) var(--ease-standard)}
.property-card:hover{box-shadow:var(--shadow-md);transform:translateY(-2px);color:inherit}
.property-card__media{position:relative;aspect-ratio:4/3;border-radius:0}
.property-card__badge{position:absolute;top:var(--space-3);left:var(--space-3);z-index:1}
.property-card__body{padding:var(--space-5)}
.property-card__address{font-family:var(--font-heading);font-size:var(--text-lg);letter-spacing:var(--tracking-heading);color:var(--text-strong)}
.property-card__city{margin-top:4px;font-size:var(--text-xs);letter-spacing:var(--tracking-label);text-transform:uppercase;color:var(--text-muted)}
.property-card .rule{width:40px;margin:var(--space-4) 0;transition:width var(--duration-base) var(--ease-standard)}
.property-card:hover .rule{width:72px}
.property-card__foot{display:flex;flex-wrap:wrap;align-items:baseline;justify-content:space-between;gap:var(--space-2) var(--space-4)}
.property-card__price{font-family:var(--font-display);font-size:var(--text-xl);letter-spacing:var(--tracking-display);color:var(--navy-700)}
.property-card__facts{display:flex;gap:var(--space-4);font-size:var(--text-xs);color:var(--text-muted);letter-spacing:.04em}

.empty-card{background:var(--surface-card);border:1px dashed var(--navy-200);border-radius:var(--radius-md);display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;padding:56px 36px}
.empty-card img{height:74px;width:auto;opacity:.5}
.empty-card .h3{margin-top:26px}
.empty-card p{margin-top:14px;font-size:var(--text-sm);color:var(--text-muted);max-width:40ch}
.empty-card .btn{margin-top:26px}
.empty-card--tall{min-height:420px}

.agent-card{background:var(--surface-card);border:1px solid var(--border-hairline);border-radius:var(--radius-md);overflow:hidden}
.agent-card__photo{aspect-ratio:3/4;border-radius:0}
.agent-card__body{padding:var(--space-5)}
.agent-card__name{font-family:var(--font-heading);font-size:var(--text-lg);letter-spacing:var(--tracking-heading);color:var(--text-strong)}
.agent-card__title{margin-top:4px;font-size:var(--text-2xs);font-weight:var(--weight-bold);letter-spacing:var(--tracking-eyebrow);text-transform:uppercase;color:var(--gold-800)}
.agent-card .rule{width:40px;margin:var(--space-4) 0}
.agent-card__links{display:flex;flex-direction:column;gap:6px;font-size:var(--text-sm)}
.agent-card__links a{color:var(--text-body)}
.agent-card__links a:hover{color:var(--gold-800)}

.panel{background:var(--navy-700);padding:44px;border-radius:var(--radius-md);max-width:440px;width:100%}
.panel--flex{max-width:none;display:flex;flex-direction:column;justify-content:center}
.panel .h2{margin-bottom:8px}
.panel .h2+p{margin-bottom:28px;font-size:var(--text-sm)}
.panel .recruit__title{margin:18px 0 14px}
.panel__links{display:flex;flex-direction:column;gap:8px;margin-top:18px}
.panel__links a,.panel__text{color:var(--cream-300)}
.panel__links a:hover{color:var(--gold-500)}
.panel__text{margin-top:18px;color:var(--text-inverse-muted)}
.panel .eyebrow+.panel__links,.panel .eyebrow+.panel__text{margin-top:18px}
.panel__gap{margin-top:32px}
.panel__mark{height:86px;width:auto;margin-top:44px;display:block}
@media (max-width:640px){.panel{padding:32px 24px}}

.stand{background:var(--cream-300);padding:44px;border-left:3px solid var(--gold-500);border-radius:0 var(--radius-md) var(--radius-md) 0}
.stand .values{margin-top:24px;gap:18px}
@media (max-width:640px){.stand{padding:32px 24px}}

.offer-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,230px),1fr));gap:1px;background:var(--border-hairline);border:1px solid var(--border-hairline);margin-bottom:72px}
.offer-grid>div{background:var(--paper);padding:32px}
.offer-grid__title{font-family:var(--font-heading);font-size:var(--text-md);letter-spacing:var(--tracking-heading);color:var(--text-strong)}
.offer-grid p{margin-top:12px;font-size:var(--text-sm)}

/* --------------------------------------------------------- page pieces */
.section-head{display:flex;flex-wrap:wrap;align-items:flex-end;justify-content:space-between;gap:24px 32px;margin-bottom:40px}
.section-head--center{justify-content:center;margin-bottom:56px}

.steps{display:flex;flex-direction:column;gap:32px;margin-top:28px}
.steps .h3{margin-bottom:10px}

/* Home's story is a teaser: the mark, three sentences, and a way through to
   /about, which carries the whole thing. Both pages ran the same words before. */
.story{max-width:760px;margin:0 auto;text-align:center;display:flex;flex-direction:column;align-items:center}
.story__mark{height:118px;width:auto;display:block;margin:36px auto 28px}
.story__lead{margin-bottom:20px}
.story__lead:last-of-type{margin-bottom:32px}
.story__lead strong{color:var(--cream-300);font-weight:var(--weight-bold)}

.about .h2{margin-bottom:8px}
.about p{margin-bottom:40px}
.about>div>.eyebrow{margin-bottom:14px}
.about .scripture{margin-bottom:28px}
.figure img{width:100%;height:auto;display:block;border-radius:var(--radius-md)}
.figure figcaption{margin-top:14px;font-size:var(--text-2xs);font-weight:var(--weight-bold);letter-spacing:var(--tracking-label);text-transform:uppercase;color:var(--text-muted)}
.figure{margin:0}
.figure+.btn{margin-top:28px}

.idx{padding:0 var(--gutter) 80px}
.idx__frame{max-width:var(--container-max);margin:0 auto;background:var(--surface-card);border:1px solid var(--border-hairline);border-top:none}
/* The MLS app focuses a field inside itself as it loads, and the browser scrolls
   whatever it must to reveal it. At a flat 1400px the frame was taller than the
   window, so what it scrolled was the page: /listings opened 1,422px down, with the
   heading off screen (measured 2026-09-18). Keeping the frame inside the viewport
   leaves that scrolling where it belongs, inside the frame. */
.idx__frame iframe{width:100%;height:min(1400px,78vh);min-height:520px;border:0;display:block}
.idx__fallback{padding:14px 20px;font-size:var(--text-xs);color:var(--text-muted);border-top:1px solid var(--border-hairline)}

/* Listing detail */
.back{font-size:var(--text-2xs);font-weight:var(--weight-bold);letter-spacing:var(--tracking-label);text-transform:uppercase;color:var(--text-muted)}
.gallery{margin-top:28px;display:grid;grid-template-columns:minmax(0,2fr) minmax(0,1fr);gap:16px;height:440px}
.gallery__side{display:grid;grid-template-rows:1fr 1fr;gap:16px}
@media (max-width:700px){.gallery{grid-template-columns:1fr;height:auto}.gallery>.photo-slot{height:260px}.gallery__side{display:none}}
.detail{margin-top:48px}
.detail__title{margin:18px 0 4px;font-family:var(--font-heading);font-size:clamp(26px,4vw,40px);letter-spacing:var(--tracking-heading);color:var(--text-strong)}
.detail__stats{margin:28px 0;padding:24px 0;border-top:1px solid var(--border-hairline);border-bottom:1px solid var(--border-hairline);display:flex;flex-wrap:wrap;gap:24px 56px;align-items:baseline}
.stat__value{font-family:var(--font-display);font-size:var(--text-4xl);letter-spacing:var(--tracking-display);line-height:var(--leading-tight);color:var(--navy-700)}
.stat__label{margin-top:var(--space-2);font-size:var(--text-2xs);font-weight:var(--weight-bold);letter-spacing:var(--tracking-eyebrow);text-transform:uppercase;color:var(--text-muted)}
.detail .h3{margin-bottom:14px}
.detail .spec{margin-top:4px}
.detail__summary{margin-bottom:40px;max-width:62ch}
.spec{margin:0}
.spec>div{display:grid;grid-template-columns:40% 1fr;gap:var(--space-4);padding:11px 0;border-bottom:1px solid var(--border-hairline)}
.spec dt{font-size:var(--text-2xs);font-weight:var(--weight-bold);letter-spacing:var(--tracking-label);text-transform:uppercase;color:var(--text-muted)}
.spec dd{margin:0;font-size:var(--text-sm);color:var(--text-strong)}
.disclaimer{margin-top:28px;font-size:var(--text-xs);color:var(--text-muted);max-width:70ch}
.lister__name{margin-top:20px;font-family:var(--font-heading);font-size:var(--text-2xl);letter-spacing:var(--tracking-heading);color:var(--cream-300)}
.lister__title{margin-top:8px;font-size:var(--text-2xs);font-weight:var(--weight-bold);letter-spacing:var(--tracking-eyebrow);text-transform:uppercase;color:var(--gold-500)}
.lister .panel__links{margin-top:24px;gap:10px;font-size:var(--text-sm)}
.lister .btn{margin-top:32px}

/* ---------------------------------------------------------------- forms */
.form-card{background:var(--surface-card);border:1px solid var(--border-hairline);border-radius:var(--radius-md);padding:48px}
@media (max-width:640px){.form-card{padding:28px 20px}}
.fields{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,190px),1fr));gap:24px}
.field{display:flex;flex-direction:column;gap:var(--space-2)}
.form-card>.field{margin-top:24px}
.field label{font-size:var(--text-2xs);font-weight:var(--weight-bold);letter-spacing:var(--tracking-label);text-transform:uppercase;color:var(--navy-600)}
.field .req{color:var(--gold-800)}
.input{width:100%;font-family:var(--font-body);font-size:var(--text-sm);color:var(--text-strong);background:var(--paper);border-radius:var(--radius-sm);padding:11px 14px;border:1px solid var(--navy-200);outline:none;transition:var(--transition-control);line-height:var(--leading-normal)}
.input:focus{border-color:var(--navy-700);box-shadow:var(--focus-ring)}
textarea.input{resize:vertical}
.select{position:relative;width:100%}
.select select{appearance:none;-webkit-appearance:none;padding-right:38px;cursor:pointer}
.select::after{content:"";position:absolute;right:14px;top:50%;width:8px;height:8px;margin-top:-6px;border-right:2px solid var(--navy-500);border-bottom:2px solid var(--navy-500);transform:rotate(45deg);pointer-events:none}
.honey{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.form-actions{margin-top:32px;display:flex;flex-wrap:wrap;align-items:center;gap:16px}
.form-status{font-size:var(--text-sm);color:var(--danger)}
.notice{background:var(--surface-card);border:1px solid var(--gold-500);border-left:4px solid var(--gold-500);border-radius:var(--radius-md);padding:56px 48px}
.notice .rule{margin:0 0 24px}
.notice .h2{margin-bottom:12px}
.notice p{margin-bottom:28px;max-width:48ch}
.notice--error{border-color:var(--danger)}
.notice--error .rule{background:var(--danger)}
@media (max-width:640px){.notice{padding:36px 24px}}
[hidden]{display:none!important}

/* ------------------------------------------------------------ CTA strip */
.cta{background:var(--gold-500);padding:52px var(--gutter)}
.cta__inner{max-width:var(--container-max);margin:0 auto;display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:28px}
.cta__title{font-family:var(--font-heading);font-size:var(--text-2xl);letter-spacing:var(--tracking-heading);color:var(--navy-700)}
.cta__sub{font-size:var(--text-md);color:var(--navy-700);margin-top:6px}
.cta__sub a{color:var(--navy-700);text-decoration:underline;text-underline-offset:3px}

/* --------------------------------------------------------------- footer */
.site-footer{background:var(--navy-900);color:var(--text-inverse-muted);padding:56px var(--gutter) 32px}
.site-footer a{color:var(--text-inverse-muted)}
.site-footer a:hover{color:var(--gold-500)}
.site-footer__inner{max-width:var(--container-max);margin:0 auto;display:flex;flex-wrap:wrap;gap:48px 64px;justify-content:space-between;align-items:flex-start}
.site-footer__mark{height:78px;width:auto}
.site-footer__cols{display:flex;gap:40px 64px;flex-wrap:wrap;font-size:var(--text-sm)}
.site-footer__col{display:flex;flex-direction:column;gap:8px}
.site-footer__head{font-size:var(--text-2xs);font-weight:var(--weight-bold);letter-spacing:var(--tracking-eyebrow);text-transform:uppercase;color:var(--cream-300);margin-bottom:6px}
/* TREC gives each notice link two permitted labels, and the shorter one costs a
   larger minimum: "Texas Real Estate Commission ..." at 10pt or more, or "TREC ..."
   at 12pt or more (22 TAC 531.18 and 531.20). These are the short labels, so this
   is 16px — 12pt exactly — and must not go below it. */
.site-footer__legal{max-width:var(--container-max);margin:40px auto 0;display:flex;flex-wrap:wrap;gap:10px 28px;font-size:16px}
.site-footer__legal a{text-decoration:underline;text-decoration-color:var(--border-inverse);text-underline-offset:3px}
.site-footer__bar{max-width:var(--container-max);margin:24px auto 0;padding-top:22px;border-top:1px solid var(--border-inverse);display:flex;flex-wrap:wrap;gap:16px;justify-content:space-between;font-size:var(--text-2xs);letter-spacing:var(--tracking-label);text-transform:uppercase}
/* HUD's Equal Housing Opportunity mark, the official file from hud.gov, recoloured
   to cream with the paper dropped to transparent so it sits on the navy without a
   box. The shape is untouched. The words it replaces live on in the alt text. */
.site-footer__eho{height:46px;width:auto;display:block;flex:none;opacity:.92}

/* ------------------------------------------------------------------- FAQ */
/* Plain question-and-answer text: what a search engine quotes and what an
   assistant can lift verbatim. The same rows are emitted as FAQPage data. */
.faq{margin-top:40px;display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,320px),1fr));gap:32px 64px}
.faq__item h3{margin-bottom:10px}
.faq__item p{max-width:60ch}

.agent-card__bio{margin-top:16px;font-size:var(--text-sm);color:var(--text-body)}
.agent-card__license{margin-top:14px;font-size:var(--text-2xs);letter-spacing:var(--tracking-label);text-transform:uppercase;color:var(--text-muted)}
.agent-card__links span{display:inline-flex;gap:8px;align-items:baseline}
.agent-card__links .muted{font-size:var(--text-2xs);letter-spacing:var(--tracking-label);text-transform:uppercase}

.site-footer__address{font-style:normal}
.site-footer__address a{display:block}
.panel__address{font-style:normal}
.panel__address a{color:var(--cream-300)}
.panel__address a:hover{color:var(--gold-500)}
.mt-4{margin-top:16px}
.lister .muted{font-size:var(--text-2xs);letter-spacing:var(--tracking-label);text-transform:uppercase;color:var(--text-inverse-muted)}

/* Contact form problems. The Worker sends the visitor back to /contact#problem-<reason>
   and :target reveals the matching notice — a real error message on a static page, with
   no JavaScript and no HTML rewriting in the Worker. */
.form-problem{display:none}
.form-problem:target{display:block;background:var(--cream-300);border-left:3px solid var(--gold-500);padding:28px 32px;margin-bottom:32px;border-radius:0 var(--radius-md) var(--radius-md) 0}
@media (max-width:640px){.form-problem:target{padding:24px 20px}}

/* Long-form legal text: one column, comfortable measure. */
.legal{max-width:var(--container-narrow)}
.legal .h2{margin-top:40px}
.legal p{margin-top:14px}
.legal p+p{margin-top:12px}
.legal .muted{font-size:var(--text-sm)}