/* Bruce Grady REALTOR, San Antonio, TX */
:root{
  --navy:#002747;
  --navy-deep:#001a30;
  --navy-soft:#04355c;
  --navy-line:rgba(255,255,255,.12);
  --white:#ffffff;
  --dim:rgba(255,255,255,.74);
  --dimmer:rgba(255,255,255,.54);
  --gold:#c8a24a;
  --gold-lite:#e7cd8b;
  --ease:cubic-bezier(0.22, 1, 0.36, 1);
  --max:1280px;
  --pad:clamp(20px,5vw,72px);
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{
  margin:0;background:var(--navy);color:var(--white);
  font-family:"Geist","Geist Fallback",system-ui,-apple-system,"Segoe UI",sans-serif;
  font-size:18px;line-height:1.62;letter-spacing:.002em;
  -webkit-font-smoothing:antialiased;text-wrap:pretty;overflow-x:hidden;
}
body.dyslexic,body.dyslexic *{font-family:"Lexend","Geist",system-ui,sans-serif !important;letter-spacing:.02em;word-spacing:.08em}
img{max-width:100%;display:block}
a{color:var(--gold-lite);text-decoration:none;transition:color .35s var(--ease)}
a:hover{color:var(--white)}
h1,h2,h3,h4{margin:0;font-weight:600;line-height:1.06;letter-spacing:-.02em}
h1{font-size:clamp(2.35rem,6vw,4.6rem)}
h2{font-size:clamp(1.9rem,4vw,3.1rem)}
h3{font-size:clamp(1.25rem,2vw,1.6rem);line-height:1.2}
p{margin:0 0 1.1em}
ul{margin:0;padding:0;list-style:none}
:focus-visible{outline:2px solid var(--gold-lite);outline-offset:3px}
.sr{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap;border:0}
.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--pad)}
.eyebrow{font-size:.78rem;letter-spacing:.26em;text-transform:uppercase;color:var(--gold);margin:0 0 18px;font-weight:500}
.lede{font-size:clamp(1.05rem,1.5vw,1.3rem);color:var(--dim);max-width:62ch}
.muted{color:var(--dim)}
.rule{height:1px;background:var(--navy-line);border:0;margin:0}

/* ---------- film grain ---------- */
.grain{
  position:fixed;inset:-120px;z-index:5;pointer-events:none;opacity:.045;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='220' height='220'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='3' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='220' height='220' filter='url(%23n)'/%3E%3C/svg%3E");
  background-size:220px 220px;animation:grainshift 6s steps(6) infinite;
}
@keyframes grainshift{
  0%{transform:translate3d(0,0,0)}20%{transform:translate3d(-14px,8px,0)}40%{transform:translate3d(10px,-12px,0)}
  60%{transform:translate3d(-8px,-6px,0)}80%{transform:translate3d(12px,10px,0)}100%{transform:translate3d(0,0,0)}
}
.touch-glow{
  position:fixed;top:0;left:0;width:340px;height:340px;margin:-170px 0 0 -170px;border-radius:50%;
  background:radial-gradient(circle closest-side,rgba(255,215,0,.22),rgba(255,215,0,.10) 45%,rgba(255,215,0,0) 72%);
  filter:blur(12px);opacity:0;pointer-events:none;transition:opacity .38s var(--ease);
}
.touch-layer{position:fixed;inset:0;z-index:4;pointer-events:none;overflow:hidden}

/* ---------- page transition ---------- */
.page-veil{position:fixed;inset:0;background:var(--navy-deep);z-index:1200;opacity:0;pointer-events:none;transition:opacity .42s var(--ease)}
body.leaving .page-veil{opacity:1}
body.entering main,body.entering footer{opacity:0}
main,footer{opacity:1;transition:opacity .6s var(--ease)}

/* ---------- loader ---------- */
.loader{position:fixed;inset:0;z-index:1300;background:var(--navy-deep);display:grid;place-items:center;transition:opacity .45s var(--ease),visibility .45s}
.loader.done{opacity:0;visibility:hidden}
.loader-key{width:90px;height:90px;display:block}
.loader-key .k-door{fill:none;stroke:var(--gold);stroke-width:3;stroke-dasharray:260;stroke-dashoffset:260;animation:draw 1.1s var(--ease) forwards}
.loader-key .k-knob{fill:var(--gold-lite);opacity:0;animation:pop .5s var(--ease) .8s forwards}
.loader-txt{position:absolute;bottom:16%;font-size:.74rem;letter-spacing:.3em;text-transform:uppercase;color:var(--dimmer)}
@keyframes draw{to{stroke-dashoffset:0}}
@keyframes pop{to{opacity:1}}

/* ---------- header ---------- */
.site-header{position:sticky;top:0;z-index:900}
.site-header::before{content:"";position:absolute;inset:0;z-index:-1;background:rgba(0,26,48,.72);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);border-bottom:1px solid transparent;transition:background .4s var(--ease),border-color .4s var(--ease)}
body.scrolled .site-header::before{background:rgba(0,20,38,.92);border-bottom-color:var(--navy-line)}
.header-bar{max-width:1440px;margin:0 auto;padding:14px var(--pad);display:flex;flex-wrap:nowrap;align-items:center;gap:24px}
.brand{display:flex;align-items:center;gap:12px;color:var(--white);flex-shrink:0}
.brand img{width:42px;height:42px}
.brand-word{display:flex;flex-direction:column;line-height:1.15}
.brand-word strong{font-size:1.06rem;font-weight:600;letter-spacing:-.01em}
.brand-word em{font-style:normal;font-size:.68rem;letter-spacing:.18em;text-transform:uppercase;color:var(--gold)}
.site-nav{flex:1 1 auto;min-width:0;display:flex;flex-wrap:nowrap;align-items:center;justify-content:flex-end;gap:8px}
.header-util{order:2;margin-left:auto;display:flex;align-items:center;justify-content:flex-end;gap:8px;flex-shrink:0}
.nav-links{order:1;display:flex;flex-wrap:nowrap;align-items:center;gap:2px}
.nav-links a{display:inline-block;padding:10px 13px;color:var(--dim);font-size:.94rem;position:relative}
.nav-links a::after{content:"";position:absolute;left:13px;right:13px;bottom:6px;height:1px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform .4s var(--ease)}
.nav-links a:hover,.nav-links a[aria-current="page"]{color:var(--white)}
.nav-links a:hover::after,.nav-links a[aria-current="page"]::after{transform:scaleX(1)}
.icon-btn{width:44px;height:44px;display:grid;place-items:center;background:transparent;border:0;border-radius:10px;color:var(--dim);cursor:pointer;transition:background .35s var(--ease),color .35s var(--ease)}
.icon-btn:hover{background:rgba(200,162,74,.14);color:var(--white)}
.icon-btn svg{width:21px;height:21px;fill:none;stroke:currentColor;stroke-width:1.7;stroke-linecap:round;stroke-linejoin:round}
.btn{display:inline-flex;align-items:center;gap:10px;padding:14px 26px;border-radius:999px;font-size:.95rem;font-weight:500;letter-spacing:.01em;border:1px solid transparent;cursor:pointer;transition:transform .35s var(--ease),background .35s var(--ease),color .35s var(--ease),border-color .35s var(--ease),box-shadow .35s var(--ease)}
.btn-gold{background:var(--gold);color:#14100a;box-shadow:0 10px 30px rgba(200,162,74,.18)}
.btn-gold:hover{background:var(--gold-lite);color:#14100a;transform:translateY(-2px);box-shadow:0 16px 40px rgba(200,162,74,.28)}
.btn-ghost{border-color:rgba(255,255,255,.28);color:var(--white)}
.btn-ghost:hover{border-color:var(--gold);color:var(--gold-lite);transform:translateY(-2px)}
.btn .arrow{transition:transform .3s var(--ease)}
.btn:hover .arrow{transform:translateX(4px)}
.header-cta{padding:12px 22px;font-size:.9rem}
.hamburger{display:none;width:46px;height:46px;background:transparent;border:1px solid var(--navy-line);border-radius:12px;cursor:pointer;place-items:center;color:var(--white)}
.hamburger span{display:block;width:20px;height:1.5px;background:currentColor;margin:3.5px auto;transition:transform .35s var(--ease),opacity .3s var(--ease)}
.hamburger[aria-expanded="true"] span:nth-child(1){transform:translateY(5px) rotate(45deg)}
.hamburger[aria-expanded="true"] span:nth-child(2){opacity:0}
.hamburger[aria-expanded="true"] span:nth-child(3){transform:translateY(-5px) rotate(-45deg)}

/* contact dropdown */
.pop-host{position:relative}
.pop{position:absolute;top:calc(100% + 10px);right:0;min-width:232px;background:#02223d;border:1px solid var(--navy-line);border-radius:14px;padding:8px;box-shadow:0 24px 60px rgba(0,0,0,.5);opacity:0;visibility:hidden;transform:translateY(-6px);transition:opacity .3s var(--ease),transform .3s var(--ease),visibility .3s}
.pop-host.open .pop,.pop-host:focus-within .pop{opacity:1;visibility:visible;transform:none}
.pop a{display:flex;align-items:center;gap:12px;padding:11px 12px;border-radius:10px;color:var(--white);font-size:.92rem}
.pop a:hover{background:rgba(200,162,74,.14)}
.nav-drop{position:relative}
.nav-drop>a{padding-right:24px}
.nav-drop>a::before{content:"";position:absolute;right:11px;top:50%;width:6px;height:6px;border-right:1.5px solid currentColor;border-bottom:1.5px solid currentColor;transform:translateY(-70%) rotate(45deg);transition:transform .35s var(--ease)}
.nav-drop:hover>a::before,.nav-drop:focus-within>a::before{transform:translateY(-30%) rotate(225deg)}
.nav-pop{left:0;right:auto;min-width:288px}
.nav-pop a{font-size:.9rem;padding:10px 12px}
.nav-pop .pop-all{margin-top:6px;border-top:1px solid var(--navy-line);border-radius:0 0 10px 10px;color:var(--gold-lite);font-size:.84rem;letter-spacing:.02em}
.nav-drop:hover .nav-pop,.nav-drop:focus-within .nav-pop{opacity:1;visibility:visible;transform:none}
.drawer-sub{display:grid;gap:0;padding:2px 0 6px 14px;border-left:1px solid var(--navy-line);margin:6px 0 4px}
.drawer-sub a{font-size:1rem !important;color:rgba(255,255,255,.78);padding:12px 0;border-bottom:0;min-height:44px}
.drawer-sub a:hover{color:#fff}
.drawer .set-row label,.drawer .note{color:rgba(255,255,255,.78)}
.drawer select{width:auto;max-width:58%}
.search-panel{z-index:995}
.settings{z-index:996}
.pop svg{width:18px;height:18px;fill:none;stroke:var(--gold);stroke-width:1.7;stroke-linecap:round;stroke-linejoin:round}

/* search panel */
.search-panel{position:fixed;left:0;right:0;top:0;z-index:940;background:rgba(0,20,38,.97);border-bottom:1px solid var(--navy-line);padding:22px var(--pad);transform:translateY(-104%);transition:transform .45s var(--ease)}
.search-panel.open{transform:none}
.search-row{max-width:var(--max);margin:0 auto;display:flex;align-items:center;gap:12px}
.search-row input{flex:1;min-width:0;background:transparent;border:0;border-bottom:1px solid var(--navy-line);color:var(--white);font:inherit;font-size:1.15rem;padding:12px 2px}
.search-row input::placeholder{color:var(--dimmer)}
.search-results{max-width:var(--max);margin:14px auto 0;display:grid;gap:2px}
.search-results a{padding:10px 12px;border-radius:9px;color:var(--dim);font-size:.95rem}
.search-results a:hover{background:rgba(255,255,255,.06);color:var(--white)}
.search-empty{color:var(--dimmer);font-size:.92rem;padding:10px 12px}

/* settings panel */
.settings{position:fixed;top:0;right:0;bottom:0;width:min(390px,92vw);z-index:960;background:#02223d;border-left:1px solid var(--navy-line);padding:26px 24px 40px;overflow-y:auto;transform:translateX(104%);transition:transform .45s var(--ease);box-shadow:-30px 0 80px rgba(0,0,0,.45)}
.settings.open{transform:none}
.settings h2{font-size:1.3rem;margin-bottom:6px}
.set-group{padding:18px 0;border-bottom:1px solid var(--navy-line)}
.set-group h3{font-size:.78rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin-bottom:14px;font-weight:500}
.set-row{display:flex;align-items:center;justify-content:space-between;gap:14px;margin-bottom:14px;font-size:.95rem}
.set-row:last-child{margin-bottom:0}
.set-row label{color:var(--dim)}
select,.set-row input[type=range]{background:#01192e;border:1px solid var(--navy-line);color:var(--white);font:inherit;font-size:.9rem;border-radius:9px;padding:9px 10px}
.set-row input[type=range]{padding:0;height:26px;accent-color:var(--gold)}
.switch{position:relative;width:50px;height:28px;flex-shrink:0;background:#01192e;border:1px solid var(--navy-line);border-radius:999px;cursor:pointer;transition:background .35s var(--ease)}
.switch::after{content:"";position:absolute;top:3px;left:3px;width:20px;height:20px;border-radius:50%;background:var(--dim);transition:transform .35s var(--ease),background .35s var(--ease)}
.switch[aria-checked="true"]{background:rgba(200,162,74,.28)}
.switch[aria-checked="true"]::after{transform:translateX(22px);background:var(--gold)}
.note{font-size:.8rem;color:var(--dimmer);margin:10px 0 0}

/* drawer */
.drawer{display:none;position:fixed;inset:0;z-index:990;background:#001a30;overflow-y:auto;-webkit-overflow-scrolling:touch;padding:88px 20px calc(48px + env(safe-area-inset-bottom))}
.drawer.open{display:block}
.drawer-inner{max-width:440px;margin:0 auto;display:grid;gap:24px}
.drawer-close{position:fixed;top:16px;right:16px;z-index:2;width:46px;height:46px;display:grid;place-items:center;background:rgba(255,255,255,.06);border:1px solid var(--navy-line);border-radius:12px;color:var(--white);cursor:pointer}
.drawer-close svg{width:20px;height:20px;fill:none;stroke:currentColor;stroke-width:1.7;stroke-linecap:round}
.drawer nav a,.drawer-links a{display:block;padding:15px 0;border-bottom:1px solid var(--navy-line);color:#fff;font-size:1.3rem;letter-spacing:-.01em;min-height:48px}
.drawer .btn{width:100%;justify-content:center}
.drawer-rows{display:grid;gap:10px}
.drawer-rows a{display:flex;align-items:center;gap:14px;padding:15px 16px;border:1px solid var(--navy-line);border-radius:12px;color:#fff;font-size:1rem;min-height:52px}
.drawer-rows svg{width:19px;height:19px;fill:none;stroke:var(--gold);stroke-width:1.7;stroke-linecap:round;stroke-linejoin:round}
.drawer h3{font-size:.78rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin-bottom:14px;font-weight:500}
.drawer-search{display:flex;gap:10px;align-items:center;border:1px solid var(--navy-line);border-radius:12px;padding:6px 6px 6px 14px}
.drawer-search input{flex:1;min-width:0;background:transparent;border:0;color:var(--white);font:inherit;padding:12px 0}

/* ---------- hero ---------- */
.hero{position:relative;min-height:clamp(520px,82vh,860px);display:grid;align-items:end;overflow:hidden;margin:0}
.hero.short{min-height:clamp(400px,58vh,600px)}
.hero-bg{position:absolute;inset:0;z-index:0}
.hero-bg img{width:100%;height:100%;object-fit:cover;transform-origin:58% 45%;animation:kenburns 26s ease-in-out infinite alternate}
@keyframes kenburns{from{transform:scale(1.02)}to{transform:scale(1.16)}}
.hero::after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(0,26,48,.72) 0%,rgba(0,26,48,.5) 38%,rgba(0,26,48,.88) 100%)}
.hero-inner{position:relative;z-index:2;max-width:var(--max);margin:0 auto;width:100%;padding:clamp(96px,14vh,180px) var(--pad) clamp(48px,7vh,84px)}
.hero h1{max-width:20ch}
.hero .lede{margin-top:26px}
.hero-cta{display:flex;flex-wrap:wrap;gap:14px;align-items:center;margin-top:34px}
.hero-tag{margin:18px 0 0;font-size:.95rem;color:var(--dimmer);max-width:52ch}
.hero-meta{position:absolute;right:var(--pad);bottom:clamp(48px,7vh,84px);z-index:2;text-align:right;font-size:.78rem;letter-spacing:.2em;text-transform:uppercase;color:var(--dimmer)}

/* ---------- sections ---------- */
section{position:relative}
.sec{padding:clamp(72px,10vw,140px) 0}
.sec.tight{padding-top:clamp(48px,6vw,84px)}
.sec-alt{background:var(--navy-deep)}
.split{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(34px,6vw,84px);align-items:center}
.split.wide-left{grid-template-columns:1.05fr .95fr}
.bleed-right{max-width:none;padding-right:0}
.frame{position:relative;overflow:hidden;border-radius:2px;clip-path:inset(0 100% 0 0);transition:clip-path 1.1s var(--ease)}
.frame.in{clip-path:inset(0 0 0 0)}
.frame img{width:100%;height:100%;object-fit:cover;aspect-ratio:4/5}
.frame.wide img{aspect-ratio:16/10}
.caption{font-size:.8rem;color:var(--dimmer);letter-spacing:.04em;margin-top:14px}
.offset-caption{margin-top:clamp(24px,6vw,88px)}

/* mobile: photo above the copy in split sections */
@media (max-width:768px){
  .split{display:flex;flex-direction:column}
  .split .split-photo{order:-1;width:100%}
  .split .split-photo .frame img{aspect-ratio:16/10}
  .split .split-photo .caption{margin-top:12px}
}

/* CTA / trust band */
.cta-band{position:relative;overflow:hidden;padding:clamp(64px,9vw,120px) 0}
.cta-bg{position:absolute;inset:0;z-index:0}
.cta-bg img{width:100%;height:100%;object-fit:cover;object-position:center 55%}
.cta-band::after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(0,26,48,.93) 0%,rgba(0,26,48,.78) 50%,rgba(0,26,48,.6) 100%)}
.cta-inner{position:relative;z-index:2;display:grid;grid-template-columns:minmax(0,1.35fr) auto;gap:clamp(28px,5vw,64px);align-items:center}
.cta-inner h2{margin:0 0 18px;max-width:26ch}
.cta-inner .lede{margin:0;max-width:48ch}
.cta-inner .hero-cta{margin-top:0;justify-content:flex-end}
@media (max-width:860px){.cta-inner{grid-template-columns:1fr}.cta-inner .hero-cta{justify-content:flex-start}}

/* cards */
.cards{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:clamp(18px,2.2vw,28px)}
.card{position:relative;display:flex;flex-direction:column;background:rgba(255,255,255,.035);border:1px solid var(--navy-line);border-radius:4px;overflow:hidden;transition:transform .35s var(--ease),box-shadow .35s var(--ease),border-color .35s var(--ease),background .35s var(--ease)}
.card:hover{transform:translateY(-6px);box-shadow:0 26px 60px rgba(0,0,0,.42);border-color:var(--gold);background:rgba(255,255,255,.055)}
.card-photo{overflow:hidden;aspect-ratio:16/11}
.card-photo img{width:100%;height:100%;object-fit:cover;transition:transform .7s var(--ease)}
.card:hover .card-photo img{transform:scale(1.06)}
.card-body{padding:26px 26px 28px;display:flex;flex-direction:column;gap:12px;flex:1}
.card-body p{margin:0;color:var(--dim);font-size:.98rem}
.card-link{margin-top:auto;display:inline-flex;align-items:center;gap:9px;font-size:.88rem;letter-spacing:.12em;text-transform:uppercase;color:var(--gold)}
.card-link .arrow{transition:transform .3s var(--ease)}
.card:hover .card-link .arrow{transform:translateX(4px)}
.card-num{font-size:.75rem;letter-spacing:.22em;color:var(--dimmer)}

/* stats */
.stats{display:grid;grid-template-columns:repeat(auto-fit,minmax(190px,1fr));gap:clamp(24px,4vw,56px);border-top:1px solid var(--navy-line);border-bottom:1px solid var(--navy-line);padding:clamp(38px,5vw,60px) 0}
.stat b{display:block;font-size:clamp(2.6rem,5vw,4rem);font-weight:500;letter-spacing:-.03em;color:var(--white);line-height:1}
.stat span{display:block;margin-top:12px;font-size:.86rem;letter-spacing:.14em;text-transform:uppercase;color:var(--dimmer)}
.sec-stats{padding:0 0 clamp(48px,7vw,88px)}
.stats.compact{gap:clamp(18px,3vw,40px);padding:clamp(22px,2.6vw,32px) 0}
.stats.compact .stat b{font-size:clamp(1.9rem,3vw,2.6rem)}
.stats.compact .stat span{margin-top:8px;font-size:.76rem;letter-spacing:.16em}

/* service detail rows */
.svc{padding:clamp(56px,8vw,110px) 0;border-top:1px solid var(--navy-line)}
.svc-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(30px,5vw,72px)}
.benefits{display:grid;gap:14px;margin:26px 0 30px}
.benefits li{display:grid;grid-template-columns:22px 1fr;gap:14px;color:var(--dim);font-size:1rem}
.benefits svg{width:18px;height:18px;margin-top:6px;fill:none;stroke:var(--gold);stroke-width:2;stroke-linecap:round;stroke-linejoin:round}
.svc-cta{border-left:2px solid var(--gold);padding:4px 0 4px 22px;color:var(--white);font-size:1.05rem}

/* testimonials */
.slider{position:relative;min-height:320px}
.slide{position:absolute;inset:0;opacity:0;transform:translateY(14px);transition:opacity .7s var(--ease),transform .7s var(--ease);pointer-events:none}
.slide.on{opacity:1;transform:none;pointer-events:auto;position:relative}
.quote{font-size:clamp(1.3rem,2.6vw,2.05rem);line-height:1.3;letter-spacing:-.02em;max-width:26ch}
.stars{display:flex;gap:6px;margin-bottom:22px}
.stars svg{width:17px;height:17px;fill:var(--gold);stroke:none}
.who{display:flex;align-items:center;gap:16px;margin-top:30px}
.who img{width:56px;height:56px;border-radius:50%;object-fit:cover;filter:saturate(.9)}
.who-mono{width:56px;height:56px;border-radius:50%;flex-shrink:0;display:grid;place-items:center;background:rgba(200,162,74,.16);border:1px solid rgba(200,162,74,.5);color:var(--gold-lite);font-size:1.05rem;letter-spacing:.04em}
.who b{display:block;font-weight:500}
.who span{font-size:.88rem;color:var(--dimmer)}
.dots{display:flex;gap:10px;margin-top:36px}
.dot{width:34px;height:3px;background:rgba(255,255,255,.2);border:0;padding:0;cursor:pointer;transition:background .35s var(--ease)}
.dot[aria-selected="true"]{background:var(--gold)}

/* forms */
.form{display:grid;gap:18px}
.field{display:grid;gap:8px}
.field label{font-size:.8rem;letter-spacing:.16em;text-transform:uppercase;color:var(--dimmer)}
.field input,.field textarea,.field select{background:rgba(255,255,255,.04);border:1px solid var(--navy-line);border-radius:3px;color:var(--white);font:inherit;font-size:1rem;padding:15px 16px;transition:border-color .35s var(--ease),background .35s var(--ease)}
.field textarea{min-height:150px;resize:vertical}
.field input:focus,.field textarea:focus,.field select:focus{border-color:var(--gold);background:rgba(255,255,255,.06)}
.two{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.form .btn{justify-self:start;margin-top:6px}
.map{border:1px solid var(--navy-line);border-radius:3px;overflow:hidden;background:var(--navy-deep)}
.map iframe{display:block;width:100%;height:min(460px,60vh);border:0;filter:grayscale(.35) contrast(1.05)}
.info-list{display:grid;gap:22px}
.info-list div{display:grid;gap:4px}
.info-list dt,.info-k{font-size:.76rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold)}
.info-list a,.info-list p{font-size:1.06rem;color:var(--white);margin:0}

/* listings placeholder */
.idx{border:1px dashed rgba(200,162,74,.4);border-radius:4px;padding:clamp(30px,5vw,56px);background:rgba(200,162,74,.05)}
.chips{display:flex;flex-wrap:wrap;gap:10px;margin-top:26px}
.chip{border:1px solid var(--navy-line);border-radius:999px;padding:9px 16px;font-size:.85rem;color:var(--dim)}
.listing-skel{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:20px;margin-top:34px}
.skel{border:1px solid var(--navy-line);border-radius:4px;overflow:hidden}
.skel .card-photo{aspect-ratio:4/3}
.skel-body{padding:20px 22px 24px;display:grid;gap:10px}
.skel-body b{font-size:1.05rem;font-weight:500}
.skel-body span{font-size:.9rem;color:var(--dimmer)}

/* footer */
footer{background:var(--navy-deep);border-top:1px solid var(--navy-line);padding:clamp(60px,8vw,96px) 0 40px;font-size:.96rem}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:clamp(28px,4vw,56px)}
.foot-grid h3{font-size:.76rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin-bottom:20px;font-weight:500}
.foot-links{display:grid;gap:12px}
.foot-links a,.foot-contact a{position:relative;display:inline-block;color:var(--dim)}
.foot-links a::after,.foot-contact a::after{content:"";position:absolute;left:0;right:0;bottom:-3px;height:1px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform .4s var(--ease)}
.foot-links a:hover,.foot-contact a:hover{color:var(--white)}
.foot-links a:hover::after,.foot-contact a:hover::after{transform:scaleX(1)}
.foot-contact{display:grid;gap:12px;color:var(--dim)}
.foot-brand p{color:var(--dimmer);font-size:.92rem;max-width:34ch;margin-top:18px}
.foot-bottom{display:flex;flex-wrap:wrap;gap:14px 30px;justify-content:space-between;align-items:baseline;margin-top:clamp(40px,6vw,72px);padding-top:26px;border-top:1px solid var(--navy-line);color:var(--dimmer);font-size:.82rem}
.foot-bottom p{margin:0;max-width:70ch}

/* reveal */
.rv{opacity:0;transform:translateY(26px);transition:opacity .8s var(--ease),transform .8s var(--ease)}
.rv.in{opacity:1;transform:none}
.par{will-change:transform}

@media (max-width:1080px){
  .foot-grid{grid-template-columns:1fr 1fr}
  .svc-grid{grid-template-columns:1fr}
}
@media (min-width:769px){.hamburger{display:none !important}.drawer{display:none !important}}
@media (min-width:769px) and (max-width:1180px){
  .header-bar{padding-left:24px;padding-right:24px;gap:14px}
  .brand-word em{display:none}
  .brand img{width:38px;height:38px}
  .nav-links a{padding:10px 9px;font-size:.88rem}
  .nav-links a::after{left:9px;right:9px}
  .header-cta{padding:11px 17px;font-size:.85rem}
  .icon-btn{width:40px;height:40px}
}
@media (min-width:769px) and (max-width:900px){
  .header-cta{display:none}
  .nav-links a{padding:10px 7px;font-size:.85rem}
}
@media (max-width:768px){
  body{font-size:17px;line-height:1.6}
  h1{font-size:clamp(2.05rem,8.5vw,2.9rem)}
  h2{font-size:clamp(1.6rem,6.4vw,2.2rem)}
  h3{font-size:1.2rem}
  .lede{font-size:1.05rem}
  .nav-links,.header-util{display:none !important}
  .hamburger{display:grid}
  .header-bar{padding:11px 18px;gap:12px}
  .brand img{width:38px;height:38px}
  .split,.stats{grid-template-columns:1fr}
  .split{gap:30px}
  .svc-grid{gap:26px}
  .cards{grid-template-columns:1fr;gap:16px}
  .card-body{padding:22px 20px 24px}
  .bleed-right{padding-right:var(--pad)}
  .offset-caption{margin-top:0}
  .hero-meta{display:none}
  .hero{min-height:clamp(440px,74vh,620px)}
  .hero.short{min-height:clamp(320px,48vh,420px)}
  .hero-inner{padding:clamp(72px,12vh,110px) var(--pad) clamp(36px,6vh,56px)}
  .hero-cta{gap:10px}
  .hero-cta .btn{flex:1 1 100%;justify-content:center}
  .sec{padding:clamp(52px,12vw,84px) 0}
  .cta-band{padding:clamp(48px,12vw,80px) 0}
  .cta-inner .hero-cta .btn{flex:1 1 100%}
  .frame img{aspect-ratio:4/3}
  .frame.wide img{aspect-ratio:16/11}
  .two{grid-template-columns:1fr}
  .foot-grid{grid-template-columns:1fr;gap:30px}
  .slider{min-height:0}
  .slide{position:relative;display:none}
  .slide.on{display:block}
  .quote{font-size:1.3rem;max-width:none}
  .map iframe{height:min(340px,52vh)}
  .idx{padding:24px 20px}
  .field input,.field textarea,.field select{font-size:16px}
}
@media (max-width:440px){
  :root{--pad:18px}
  .brand-word em{display:none}
  .brand-word strong{font-size:.98rem}
  .brand img{width:34px;height:34px}
  .brand{gap:9px}
  .drawer{padding-top:80px}
}
@media (max-width:360px){
  .brand-word strong{font-size:.9rem;max-width:12ch}
}
@media (max-width:768px) and (orientation:landscape){
  .hero{min-height:92vh}
  .hero.short{min-height:78vh}
  .drawer{padding-top:74px}
}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation-duration:.001ms !important;animation-iteration-count:1 !important;transition-duration:.001ms !important}
  .rv{opacity:1;transform:none}
  .frame{clip-path:none}
  .hero-bg img{animation:none}
  .grain{animation:none}
}