/* John Blevins | Regency Properties — johnblevinsrealtor.com
   Plain CSS, no frameworks. Navy + gold, mountain feel, mobile-first. */
:root{
  --navy:#13263e;
  --navy-dark:#0d1b2d;
  --gold:#c2a054;
  --gold-dark:#a5853c;
  --ink:#22303f;
  --muted:#5a6a7a;
  --cream:#faf7f1;
  --line:#e3ddd0;
  --white:#ffffff;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  margin:0;
  font-family:-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;
  color:var(--ink);
  background:var(--white);
  line-height:1.65;
  font-size:17px;
}
h1,h2,h3{
  font-family:"Playfair Display",Georgia,"Times New Roman",serif;
  color:var(--navy);
  line-height:1.2;
  margin:0 0 .5em;
}
h1{font-size:2.3rem}
h2{font-size:1.65rem;margin-top:1.6em}
h3{font-size:1.2rem;margin-top:1.2em}
p{margin:0 0 1em}
a{color:var(--gold-dark)}
img{max-width:100%;height:auto}
.wrap{max-width:1080px;margin:0 auto;padding:0 20px}
.small{font-size:.88rem;color:var(--muted)}
.gold{color:var(--gold-dark)}

/* Header */
.site-header{background:var(--navy);color:#fff;position:sticky;top:0;z-index:50;box-shadow:0 2px 10px rgba(0,0,0,.18)}
.header-inner{display:flex;align-items:center;justify-content:space-between;gap:16px;padding:10px 20px;max-width:1180px;margin:0 auto;flex-wrap:wrap}
.brand{display:flex;align-items:center;gap:14px;text-decoration:none;color:#fff}
.brand img{height:52px;width:auto}
.brand-name{font-family:"Playfair Display",Georgia,serif;font-size:1.15rem;line-height:1.15}
.brand-name span{display:block;font-family:inherit;font-size:.78rem;letter-spacing:.08em;text-transform:uppercase;color:var(--gold)}
.main-nav{display:flex;gap:4px;flex-wrap:wrap}
.main-nav a{color:#e9eef4;text-decoration:none;padding:8px 10px;border-radius:6px;font-size:.98rem}
.main-nav a:hover,.main-nav a[aria-current="page"]{background:rgba(255,255,255,.12);color:#fff}
.header-phone{background:var(--gold);color:var(--navy-dark)!important;font-weight:700}
.header-phone:hover{background:var(--gold-dark);color:#fff!important}

/* Hero */
.hero{background:linear-gradient(160deg,var(--navy) 55%,#1d3a5c);color:#fff;padding:56px 0 48px}
.hero h1{color:#fff;font-size:2.6rem;max-width:16em}
.hero .tagline{font-size:1.25rem;color:#dbe4ee;max-width:38em}
.hero .cta-row{display:flex;gap:12px;flex-wrap:wrap;margin-top:22px}
.btn{display:inline-block;padding:12px 22px;border-radius:8px;text-decoration:none;font-weight:600;border:2px solid transparent}
.btn-gold{background:var(--gold);color:var(--navy-dark)}
.btn-gold:hover{background:var(--gold-dark);color:#fff}
.btn-outline{border-color:#cdd8e4;color:#fff}
.btn-outline:hover{background:rgba(255,255,255,.12)}
.btn-navy{background:var(--navy);color:#fff}
.btn-navy:hover{background:var(--navy-dark)}

/* Sections */
.section{padding:44px 0}
.section-alt{background:var(--cream)}
.cards{display:grid;grid-template-columns:1fr;gap:18px;margin-top:18px}
@media(min-width:760px){.cards{grid-template-columns:repeat(3,1fr)}.cards-2{grid-template-columns:repeat(2,1fr)}.cards-4{grid-template-columns:repeat(4,1fr)}}
.card{background:#fff;border:1px solid var(--line);border-radius:12px;padding:22px;box-shadow:0 1px 4px rgba(19,38,62,.05)}
.card h3{margin-top:0}
.stat-row{display:grid;grid-template-columns:1fr 1fr;gap:14px;margin:20px 0}
@media(min-width:760px){.stat-row{grid-template-columns:repeat(4,1fr)}}
.stat{background:var(--navy);color:#fff;border-radius:12px;padding:18px;text-align:center}
.stat .num{font-family:"Playfair Display",Georgia,serif;font-size:1.7rem;color:var(--gold);display:block}
.stat .lbl{font-size:.85rem;color:#d5dee8}
.video-frame{position:relative;padding-top:56.25%;border-radius:12px;overflow:hidden;background:#000;box-shadow:0 4px 18px rgba(19,38,62,.2)}
.video-frame iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.checklist{list-style:none;padding:0}
.checklist li{padding:8px 0 8px 30px;position:relative;border-bottom:1px solid var(--line)}
.checklist li::before{content:"✓";position:absolute;left:2px;color:var(--gold-dark);font-weight:700}
details.faq{background:#fff;border:1px solid var(--line);border-radius:10px;padding:16px 20px;margin:12px 0}
details.faq summary{font-weight:700;color:var(--navy);cursor:pointer;font-size:1.05rem}
details.faq p{margin-top:10px}
.disclaimer{font-size:.85rem;color:var(--muted);background:var(--cream);border-left:4px solid var(--gold);padding:12px 16px;border-radius:0 8px 8px 0}
.review-links{display:grid;grid-template-columns:1fr;gap:16px;margin-top:16px}
@media(min-width:760px){.review-links{grid-template-columns:repeat(3,1fr)}}
.stars{color:var(--gold-dark);font-size:1.3rem;letter-spacing:2px}
.about-photo{border-radius:12px;width:150px;height:150px;object-fit:cover;box-shadow:0 3px 12px rgba(0,0,0,.2)}
.about-flex{display:flex;gap:26px;flex-wrap:wrap;align-items:flex-start}
form.contact-form{display:grid;gap:14px;max-width:560px}
form.contact-form label{font-weight:600;color:var(--navy)}
form.contact-form input,form.contact-form textarea{width:100%;padding:11px 12px;border:1px solid #c9d1da;border-radius:8px;font:inherit}
form.contact-form button{background:var(--navy);color:#fff;border:0;padding:13px 24px;border-radius:8px;font:inherit;font-weight:700;cursor:pointer}
form.contact-form button:hover{background:var(--navy-dark)}

/* Timeline */
.timeline{list-style:none;margin:26px 0;padding:0;position:relative}
.timeline::before{content:"";position:absolute;left:11px;top:8px;bottom:8px;width:2px;background:var(--line)}
.timeline li{position:relative;padding:0 0 26px 44px}
.timeline li:last-child{padding-bottom:2px}
.timeline li::before{content:"";position:absolute;left:4px;top:6px;width:12px;height:12px;border-radius:50%;background:var(--white);border:3px solid var(--gold)}
.timeline li.milestone::before{background:var(--gold);border-color:var(--navy)}
.timeline li.capstone::before{background:var(--navy);border-color:var(--gold)}
.timeline .t-period{font-family:"Playfair Display",Georgia,serif;font-weight:700;color:var(--navy);font-size:1.12rem}
.timeline .t-figs{font-weight:700;color:var(--gold-dark)}
.timeline p{margin:.25em 0 0}
.timeline .tag{display:inline-block;background:var(--navy);color:#fff;font-size:.7rem;font-weight:700;letter-spacing:.07em;text-transform:uppercase;padding:3px 9px;border-radius:20px;margin-left:8px;vertical-align:2px}

/* Footer */
.site-footer{background:var(--navy-dark);color:#cfd9e4;margin-top:0;padding:42px 0 30px}
.site-footer a{color:#e9eef4}
.site-footer img{height:58px;width:auto;margin-bottom:14px}
.footer-grid{display:grid;grid-template-columns:1fr;gap:24px}
@media(min-width:760px){.footer-grid{grid-template-columns:repeat(3,1fr)}}
.site-footer h3{color:#fff;margin-top:0;font-size:1.05rem}
.social-list{list-style:none;padding:0;margin:0}
.social-list li{margin:5px 0}
.compliance{border-top:1px solid rgba(255,255,255,.18);margin-top:28px;padding-top:18px;font-size:.85rem;color:#9fb0c1}

/* --- Regency-style layout (Oct 26, 2026): utility bar + sticky white banner + split hero --- */
.utility-bar{background:#0b0b0b;color:var(--gold);font-size:.88rem}
.utility-inner{display:flex;align-items:center;justify-content:space-between;gap:14px;max-width:1180px;margin:0 auto;padding:7px 20px;flex-wrap:wrap}
.utility-bar a{color:#e6c87a;text-decoration:none}
.utility-bar a:hover{text-decoration:underline}
.utility-login{font-weight:700;letter-spacing:.02em}
.site-header{background:#fff;color:var(--navy);position:sticky;top:0;z-index:50;box-shadow:0 2px 10px rgba(0,0,0,.14)}
.brand{color:var(--navy)}
.brand-chip{background:var(--navy);border-radius:8px;padding:5px 9px;display:inline-flex;align-items:center}
.brand-chip img{height:40px;width:auto}
.brand-name{color:var(--navy)}
.brand-name span{color:var(--gold-dark)}
.main-nav a{color:var(--navy);font-size:.93rem;padding:8px 8px;text-transform:uppercase;letter-spacing:.03em}
.main-nav a:hover{background:var(--cream);color:var(--navy)}
.main-nav a[aria-current="page"]{background:transparent;color:var(--gold-dark);font-weight:700;box-shadow:inset 0 -3px 0 var(--gold)}
.section-label{font-size:.8rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-dark);margin:0 0 .4em}
.section h2{margin-top:0}
.hero{background:var(--cream);color:var(--ink);padding:0}
.hero-split{display:grid;grid-template-columns:1fr;max-width:1280px;margin:0 auto}
@media(min-width:880px){.hero-split{grid-template-columns:1fr 1.08fr}}
.hero-text{padding:52px 36px 44px}
.hero h1{color:var(--navy);font-size:2.5rem;max-width:15em}
.hero .tagline{font-size:1.18rem;color:#43536a;max-width:34em}
.hero .cta-row,.cta-row{display:flex;gap:12px;flex-wrap:wrap;margin-top:20px}
.hero-note{margin-top:18px;font-size:.95rem;color:var(--muted);max-width:32em}
.hero-photo img{width:100%;height:100%;min-height:300px;object-fit:cover;display:block}
.card .btn{margin-top:4px}

/* --- Concierge search form + return slide-in card (Oct 26, 2026) --- */
.concierge-form{max-width:560px}
.concierge-form select{width:100%;padding:11px 12px;border:1px solid #c9d1da;border-radius:8px;font:inherit;background:#fff}
.concierge-form .consent{font-weight:400;display:flex;gap:8px;align-items:flex-start}
.concierge-form .consent input{width:auto;margin-top:5px}
.slide-card{position:fixed;right:18px;bottom:18px;z-index:80;max-width:350px;background:var(--navy);color:#eef3f8;border-radius:14px;padding:20px 22px;box-shadow:0 10px 34px rgba(0,0,0,.35)}
.slide-card h3{color:#fff;margin:0 0 .3em}
.slide-card p{margin:0 0 .6em;font-size:.96rem}
.slide-card .section-label{color:var(--gold)}
.slide-close{position:absolute;top:6px;right:12px;background:none;border:0;color:#cfe0ee;font-size:1.5rem;cursor:pointer;line-height:1}
.btn-outline-dark{border-color:var(--gold);color:#fff}
.btn-outline-dark:hover{background:rgba(255,255,255,.12)}
.concierge-band{background:var(--navy);color:#e7eef5}
.concierge-band h2{color:#fff}
.concierge-band .section-label{color:var(--gold)}
.concierge-band form.contact-form label{color:#fff}
.concierge-band .small{color:#b9c8d6}
.concierge-band form.contact-form button{background:var(--gold);color:var(--navy-dark)}
.concierge-band form.contact-form button:hover{background:var(--gold-dark);color:#fff}
.brand-logo{height:54px;width:auto}
.brand-name{font-size:1.3rem}

/* --- Regency color scheme (Oct 26, 2026): white/cream + black + gold; John's navy blue kept ONLY as separator lines --- */
h1,h2,h3{color:#141414}
.brand-name{color:#141414}
.hero h1{color:#141414}
.site-header{border-bottom:3px solid var(--navy)}
.section{border-top:2px solid var(--navy)}
.btn{text-transform:uppercase;letter-spacing:.04em}
.btn-gold{color:#fff}
.btn-gold:hover{color:#fff}
.btn-navy{background:#141414;color:#fff}
.btn-navy:hover{background:#000}
.stat{background:var(--cream);border:1px solid var(--gold);color:var(--ink)}
.stat .num{color:#141414}
.stat .lbl{color:var(--muted)}
.checklist li{border-bottom:1px solid rgba(19,38,62,.35)}
.timeline::before{background:var(--navy)}
.timeline .t-period{color:#141414}
.timeline .tag{background:#141414}
form.contact-form button{background:#141414}
form.contact-form button:hover{background:#000}
.concierge-band{background:var(--cream);color:var(--ink);border-top:3px solid var(--navy);border-bottom:3px solid var(--navy)}
.concierge-band h2{color:#141414}
.concierge-band .section-label{color:var(--gold-dark)}
.concierge-band form.contact-form label{color:var(--navy)}
.concierge-band .small{color:var(--muted)}
.concierge-band form.contact-form button{background:#141414;color:#fff}
.concierge-band form.contact-form button:hover{background:#000}
.slide-card{background:#141414}
.site-footer{background:#111;border-top:6px solid var(--navy)}

/* --- Click-to-play video facade (Oct 26, 2026): real thumbnail shows; iframe loads on click --- */
.video-lite{cursor:pointer}
.video-lite img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;display:block}
.video-lite .play-btn{position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);width:74px;height:52px;border-radius:12px;background:rgba(10,10,10,.78);border:2px solid var(--gold);color:#fff;font-size:1.35rem;display:flex;align-items:center;justify-content:center}
.video-lite:hover .play-btn{background:var(--gold-dark)}
.video-lite iframe{position:absolute;inset:0;width:100%;height:100%;border:0}

/* --- Horizontal career timeline (Oct 26, 2026): Regency-style scroll-pan; small stops, big BIC date at right --- */
.htl{border-top:2px solid var(--navy);background:var(--white)}
.htl-sticky{position:sticky;top:0;min-height:100vh;display:flex;flex-direction:column;justify-content:center;padding:3rem 0 2.5rem;overflow:hidden}
.htl{height:340vh}
.htl-title{margin-bottom:.25rem}
.htl-hint{color:var(--muted);font-size:.95rem;margin-bottom:2.2rem}
.htl-viewport{overflow:hidden}
.htl-track{display:flex;align-items:flex-start;gap:0;width:max-content;padding:0 6vw;position:relative}
.htl-track::before{content:"";position:absolute;left:0;right:0;top:9px;border-top:3px dotted var(--gold)}
.htl-stop{flex:0 0 290px;padding:2.2rem 1.6rem 0 0;position:relative}
.htl-dot{position:absolute;top:2px;left:0;width:15px;height:15px;border-radius:50%;background:var(--white);border:3px solid var(--gold-dark);z-index:1}
.htl-year{font-family:"Playfair Display",serif;font-size:1.35rem;font-weight:700;color:#141414;margin-bottom:.35rem}
.htl-event{font-size:.95rem;color:var(--muted);max-width:250px}
.htl-final{flex:0 0 auto;display:flex;flex-direction:column;justify-content:center;padding:1.2rem 4rem 1.2rem 2.6rem;margin-left:1rem;border-left:3px solid var(--navy);min-height:230px}
.htl-final-label{font-size:.9rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-dark)}
.htl-final-date{font-family:"Playfair Display",serif;font-size:clamp(2.6rem,6vw,4.6rem);font-weight:700;color:#141414;line-height:1.05;margin:.4rem 0 .6rem}
.htl-final-sub{color:var(--muted);max-width:520px}
.htl.htl-static{height:auto}
.htl.htl-static .htl-sticky{position:static;min-height:0}
.htl.htl-static .htl-viewport{overflow-x:auto}
@media (max-width:760px){
  .htl{height:auto}
  .htl-sticky{position:static;min-height:0}
  .htl-viewport{overflow-x:auto;-webkit-overflow-scrolling:touch}
  .htl-track{transform:none !important}
  .htl-final{padding-right:2rem}
}

/* --- Timeline skill headlines (Oct 26, 2026): the skill in larger text under each year --- */
.htl-skill{font-family:"Playfair Display",serif;font-size:1.3rem;font-weight:600;color:#141414;line-height:1.25;margin-bottom:.35rem;max-width:255px}

/* --- Agent byline strip + hero creds (Oct 26, 2026): identity saturation, Andrea-style name/title/credentials stack --- */
.agent-strip{display:flex;gap:1rem;align-items:center;background:var(--cream);border:1px solid var(--gold);border-radius:10px;padding:.9rem 1.1rem;margin:1.4rem 0 1.8rem}
.agent-strip img{width:64px;height:64px;border-radius:50%;object-fit:cover;flex:0 0 auto}
.agent-strip-name{font-family:"Playfair Display",serif;font-weight:700;color:#141414;font-size:1.08rem}
.agent-strip-creds{color:var(--muted);font-size:.9rem;margin-top:.15rem}
.hero-creds{color:var(--gold-dark);font-weight:600;letter-spacing:.02em}

/* --- About bio portrait (Oct 26, 2026): full portrait replaces the 150px headshot --- */
.about-photo{width:300px;height:auto;aspect-ratio:4/5}
@media (max-width:640px){.about-photo{width:220px}}

/* --- Agent page frame (Oct 26, 2026): mirrors the Regency agent-detail layout --- */
.agent-hero{background:#faf7f2;padding:64px 0 46px;text-align:center}
.agent-hero-name{font-family:'Playfair Display',Georgia,serif;font-weight:500;text-transform:uppercase;letter-spacing:.02em;font-size:54px;line-height:1.12;color:#1a1a1a;margin:0}
.agent-crumb{margin:16px 0 0;font-size:12.5px;letter-spacing:.14em;text-transform:uppercase;color:#8a8a8a}
.agent-crumb a{color:#1a1a1a;text-decoration:none}
.agent-crumb a:hover{color:#b9975b}
.agent-top{padding-top:44px}
.agent-row{display:flex;gap:30px;align-items:flex-start}
.agent-card{flex:0 0 300px;background:#fff;border:1px solid #e6e6e6;border-radius:10px;box-shadow:0 4px 18px rgba(0,0,0,.07);overflow:hidden}
.agent-card img{width:100%;height:auto;display:block}
.agent-card-body{padding:20px 22px 24px}
.agent-card-name{font-size:21px;font-weight:700;color:#1a1a1a;margin:0}
.agent-card-title{color:#555;margin:3px 0 14px}
.agent-card-line{color:#666;margin:0 0 5px}
.agent-card-line a,.agent-card-mail a{color:#666;text-decoration:none}
.agent-card-line a:hover,.agent-card-mail a:hover{color:#b9975b}
.agent-card-mail{font-size:13.5px;margin:0}
.agent-alerts{margin-top:22px;text-align:center;border-top:1px solid #eee;padding-top:18px}
.agent-alerts-h{font-size:17px;color:#1a1a1a;margin:0 0 12px}
.agent-signup{display:inline-block;background:#8e8e8e;color:#111;padding:10px 38px;border-radius:4px;text-decoration:none;font-weight:600}
.agent-signup:hover{background:#7a7a7a;color:#111}
.agent-creds{margin-top:22px;border-top:1px solid #eee;padding-top:16px}
.agent-creds-h{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:#b9975b;margin:0 0 8px;font-weight:700}
.agent-creds p{color:#666;font-size:13.5px;line-height:1.55;margin:0}
.agent-bio{flex:1;min-width:0}
.agent-h{font-weight:300;font-size:34px;color:#5a5a5a;margin:0 0 18px}
.agent-bio p{color:#666;line-height:1.65;margin:0 0 20px;font-size:16.5px}
.agent-listings-h{margin-top:46px}
.agent-listings{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.al-card{background:#fff;border:1px solid #e6e6e6;border-radius:10px;box-shadow:0 3px 12px rgba(0,0,0,.06);padding:18px 20px}
.al-top{display:flex;justify-content:space-between;align-items:center;margin:0 0 12px}
.al-pill{background:#2e7d43;color:#fff;font-size:12px;font-weight:600;padding:3px 12px;border-radius:999px}
.al-type{color:#8a8a8a;font-size:12.5px;letter-spacing:.08em;text-transform:uppercase}
.al-price{font-size:22px;font-weight:700;color:#1a1a1a;margin:0 0 6px}
.al-addr{color:#666;line-height:1.5;margin:0 0 12px}
.al-link{margin:0}.al-link a{color:#1a1a1a;text-decoration:none;font-weight:600}
.al-link a:hover{color:#b9975b}
.idx-credit{color:#9a9a9a;font-size:12.5px;margin-top:16px}
@media (max-width:860px){.agent-row{flex-direction:column}.agent-card{flex:none;width:100%;max-width:340px}.agent-listings{grid-template-columns:1fr}.agent-hero-name{font-size:36px}}
.agent-h{font-family:-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Helvetica,Arial,sans-serif}

/* --- Firm points icon list (Oct 26, 2026): items slide in from the right --- */
.firm-points{background:#faf7f2;border:1px solid #eee5d8;border-radius:12px;padding:30px 34px;margin-top:44px}
.fp-list{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:20px 34px}
.fp-item{display:flex;align-items:center;gap:15px;font-size:17px;font-weight:500;color:#1a1a1a;opacity:0;transform:translateX(70px);transition:opacity .8s cubic-bezier(.2,.7,.3,1),transform .8s cubic-bezier(.2,.7,.3,1)}
.fp-item.in{opacity:1;transform:none}
.fp-item:nth-child(2){transition-delay:.1s}.fp-item:nth-child(3){transition-delay:.2s}.fp-item:nth-child(4){transition-delay:.3s}.fp-item:nth-child(5){transition-delay:.4s}.fp-item:nth-child(6){transition-delay:.5s}
.fp-badge{flex:0 0 46px;width:46px;height:46px;border:1.5px solid #b9975b;border-radius:50%;display:flex;align-items:center;justify-content:center;color:#b9975b}
.fp-ic{width:24px;height:24px}
@media (max-width:700px){.fp-list{grid-template-columns:1fr}}
@media (prefers-reduced-motion: reduce){.fp-item{opacity:1;transform:none;transition:none}}

/* --- Hero reveal-up (Oct 26, 2026): hero lines rise up in sequence on load, like the firm homepage --- */
@keyframes riseUp{from{opacity:0;transform:translateY(26px)}to{opacity:1;transform:none}}
.hero-text>*{animation:riseUp .9s cubic-bezier(.2,.7,.3,1) both}
.hero-text>*:nth-child(1){animation-delay:.05s}.hero-text>*:nth-child(2){animation-delay:.18s}.hero-text>*:nth-child(3){animation-delay:.32s}.hero-text>*:nth-child(4){animation-delay:.46s}.hero-text>*:nth-child(5){animation-delay:.6s}.hero-text>*:nth-child(6){animation-delay:.74s}
.hero-photo{animation:riseUp 1.1s cubic-bezier(.2,.7,.3,1) .1s both}
@media (prefers-reduced-motion: reduce){.hero-text>*,.hero-photo{animation:none}}

/* --- Scroll cue (Oct 26, 2026): stacked chevrons descending at the hero's foot; click jumps to testimonials --- */
html{scroll-behavior:smooth}
.hero{position:relative}
.scroll-cue{position:absolute;left:50%;transform:translateX(-50%);bottom:12px;display:flex;flex-direction:column;align-items:center;gap:0;padding:6px 10px;z-index:3;text-decoration:none}
.scroll-cue svg{width:30px;height:10px;fill:none;stroke:#021B53;stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round;display:block;animation:cueDrop 1.8s ease-in-out infinite}
.scroll-cue svg:nth-child(2){animation-delay:.22s}.scroll-cue svg:nth-child(3){animation-delay:.44s}
@keyframes cueDrop{0%{opacity:.15;transform:translateY(-2px)}45%{opacity:1;transform:translateY(2px)}100%{opacity:.15;transform:translateY(4px)}}
@media (prefers-reduced-motion: reduce){.scroll-cue svg{animation:none}html{scroll-behavior:auto}}

/* --- Airy pass (Oct 26, 2026): Regency-style scale & spacing — wider, lighter, more air --- */
body{color:#4d4d4d;line-height:1.7}
.wrap{max-width:1280px;padding:0 30px}
h1,h2,h3{color:#1a1a1a;font-weight:500}
h2{font-size:1.6rem;margin-top:.3em}
.section{padding:82px 0}
.section p{line-height:1.78}
.section-label{margin-bottom:14px}
.btn{padding:13px 28px;font-weight:600}
.stat-row{gap:22px}
.stat{background:#fff;border:1px solid #e7e1d5;box-shadow:0 3px 14px rgba(0,0,0,.05);padding:28px 18px}
.stat .num{font-weight:500;color:#1a1a1a}
.stat .lbl{color:#7a7a7a}
.timeline li{padding-bottom:32px}
.timeline .t-period{font-weight:600}
.checklist li{padding-top:13px;padding-bottom:13px}
.site-header{box-shadow:0 1px 8px rgba(0,0,0,.06)}
.htl{height:410vh}
.htl-title{font-weight:500}
details.faq{padding:20px 0}
input,select,textarea{padding:12px 13px}
.concierge-band .concierge,.concierge{padding:36px}
@media (max-width:700px){.section{padding:56px 0}.wrap{padding:0 20px}}

/* --- Side-by-side corrections (Oct 26, 2026): footer shape, home heading alignment, testimonial cards, button radius --- */
.btn{border-radius:5px}
.footer-grid4{display:grid;grid-template-columns:1.35fr 1fr 1fr 1.25fr;gap:36px;text-align:left}
.footer-grid4 h3{color:#fff;font-size:.95rem;letter-spacing:.1em;text-transform:uppercase;margin:0 0 14px}
.footer-grid4 p{color:#c9c9c9;line-height:1.6}
.footer-grid4 a{color:#c9c9c9;text-decoration:none}
.footer-grid4 a:hover{color:#c2a054}
.footer-grid4 ul{list-style:none;margin:0;padding:0}
.footer-grid4 li{margin:0 0 9px}
.footer-grid4 img{max-width:190px;height:auto}
.fname{color:#fff;font-weight:600;margin:14px 0 4px}
.ftag{margin:0 0 14px}
.fcopy{text-align:center;color:#9a9a9a;font-size:.85rem;margin:34px 0 0}
@media (max-width:860px){.footer-grid4{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.footer-grid4{grid-template-columns:1fr}}
body.home .section .section-label,body.home .section h2{text-align:center}
body.home .concierge h2,body.home .concierge .section-label{text-align:left}
body.home .cta-row{justify-content:center}
.tcards{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin-top:26px;text-align:left}
.tcard{background:#fff;border:1px solid #e7e1d5;border-radius:10px;box-shadow:0 3px 12px rgba(0,0,0,.05);padding:22px;margin:0}
.tcard blockquote{margin:10px 0 12px;color:#4d4d4d;line-height:1.65}
.tcard figcaption{color:#7a7a7a;font-size:.9rem}
@media (max-width:860px){.tcards{grid-template-columns:1fr}}

/* --- Firm-points v2 (Oct 26, 2026): matched to the firm code — single-column list right, intro left, fadeInRight slow, no stagger --- */
.firm-points{background:#fff;border:none;border-radius:0;padding:6px 0;margin-top:44px}
.fp-grid{display:grid;grid-template-columns:1fr 1fr;gap:44px;align-items:start}
.fp-intro h2{margin-top:0}
.fp-list{grid-template-columns:1fr;gap:22px}
.fp-item{transition:opacity 1.15s ease,transform 1.15s ease;transition-delay:0s!important}
@media (max-width:860px){.fp-grid{grid-template-columns:1fr}}
/* --- Hero timing matched to the firm code: heading .2s, subline + buttons .4s --- */
.hero-text>*:nth-child(1),.hero-text>*:nth-child(2){animation-delay:.2s}
.hero-text>*:nth-child(3),.hero-text>*:nth-child(4),.hero-text>*:nth-child(5),.hero-text>*:nth-child(6){animation-delay:.4s}
/* --- Scroll cue position matched: left under the text column, cropped at the hero's foot --- */
.scroll-cue{left:32px;transform:none;bottom:4px}
@media (max-width:700px){.scroll-cue{left:20px}}

/* --- Hero emulation (Oct 26, 2026): Regency's welcome layout — full-width photo, light panel left, heading + lead + Buy/Sell only --- */
.hero{position:relative;background:url("assets/hero-ridges-hires.jpg") center 38%/cover no-repeat;min-height:660px;display:flex;align-items:center;padding:84px 0 96px}
.hero-inner{width:100%;max-width:1280px;margin:0 auto;padding:0 30px}
.hero-panel{background:rgba(250,247,241,.95);max-width:565px;padding:48px 50px;box-shadow:0 10px 34px rgba(0,0,0,.14)}
.hero-welcome{font-family:"Playfair Display",Georgia,serif;font-size:3.35rem;line-height:1.06;font-weight:500;color:#111;margin:0 0 20px;animation:riseUp .9s cubic-bezier(.2,.7,.3,1) .2s both}
.hero-lead{font-size:1.17rem;line-height:1.6;color:#3c3c3c;margin:0 0 28px;animation:riseUp .9s cubic-bezier(.2,.7,.3,1) .4s both}
.hero-actions{display:flex;gap:14px;animation:riseUp .9s cubic-bezier(.2,.7,.3,1) .4s both}
.hero-actions .btn{min-width:150px;text-align:center;padding:15px 28px}
.hero .scroll-cue{left:max(30px,calc((100% - 1280px)/2 + 30px));bottom:16px}
.hero .scroll-cue svg{stroke:#fff;filter:drop-shadow(0 1px 2px rgba(0,0,0,.45))}
.who-id{font-size:1.05rem;color:#3c3c3c}
@media (max-width:700px){.hero{min-height:0;padding:54px 0 78px}.hero-inner{padding:0 20px}.hero-panel{padding:34px 26px}.hero-welcome{font-size:2.45rem}.hero .scroll-cue{left:20px}}

/* --- Framework review (Oct 26, 2026): Regency's structure on desktop AND mobile --- */
.btn{border-radius:8px}
.nav-toggle{display:none;background:none;border:0;cursor:pointer;padding:10px;margin-left:auto}
.nav-toggle span{display:block;width:26px;height:3px;background:#b9975b;margin:5px 0;border-radius:2px}
/* Desktop hero: split — cream panel flush left (~48.5%), photo right, caps Didone heading, airy panel */
.hero{background:#faf7f1;padding:0;min-height:680px;display:block}
.hero-inner{max-width:none;padding:0;display:grid;grid-template-columns:48.5% 51.5%;min-height:680px}
.hero-panel{background:#faf7f1;box-shadow:none;max-width:none;padding:clamp(72px,11vh,124px) 54px 90px clamp(40px,8vw,150px)}
.hero-welcome{text-transform:uppercase;font-size:clamp(3rem,4.4vw,4.3rem);line-height:1.1;color:#141414}
.hero-photo{display:block;overflow:hidden;border-radius:0;animation:none}
.hero-photo img{width:100%;height:100%;object-fit:cover;display:block}
.hero .scroll-cue{left:clamp(40px,8vw,150px);bottom:20px}
.hero .scroll-cue svg{stroke:#5a5a5a;filter:none}
/* Mobile framework: hamburger nav, no utility bar, full-bleed hero with centered white copy */
@media (max-width:900px){
  .nav-toggle{display:block}
  .header-inner{flex-wrap:wrap}
  .main-nav{display:none;width:100%;flex-direction:column;gap:0;padding:8px 0 14px}
  .main-nav.open{display:flex}
  .main-nav a{padding:12px 6px;border-bottom:1px solid #eee8da;font-size:1rem}
  .hero{background:linear-gradient(rgba(23,30,40,.52),rgba(23,30,40,.52)),url("assets/hero-ridges-hires.jpg") center/cover no-repeat;min-height:0;padding:0}
  .hero-inner{display:block;min-height:0}
  .hero-panel{background:transparent;box-shadow:none;padding:70px 22px 98px;text-align:center}
  .hero-welcome{color:#fff;font-size:clamp(2.7rem,12.6vw,3.6rem)}
  .hero-lead{color:#fff;margin-left:auto;margin-right:auto}
  .hero-actions{justify-content:center}
  .hero-actions .btn{flex:1;max-width:190px;min-width:0;padding:17px 10px;font-size:1.02rem}
  .hero-photo{display:none}
  .hero .scroll-cue{left:50%;transform:translateX(-50%);bottom:14px}
  .hero .scroll-cue svg{stroke:#fff;filter:drop-shadow(0 1px 2px rgba(0,0,0,.5))}
}
@media (max-width:700px){.utility-bar{display:none}}
/* Mobile: the road timeline stacks vertically instead of panning sideways */
@media (max-width:760px){
  .htl{height:auto}
  .htl-sticky{position:static;height:auto;padding:46px 0}
  .htl-viewport{overflow:visible}
  .htl-track{transform:none!important;flex-direction:column;width:auto;gap:28px;padding:6px 20px 0}
  .htl-stop,.htl-final{min-width:0}
}

/* Overflow guard: entrance transforms must never widen the page */
html,body{overflow-x:clip}
.firm-points{overflow-x:clip}

/* Specificity fix: .hero h1 rules outranked the welcome heading's own rules */
.hero h1.hero-welcome{font-size:clamp(3rem,4.4vw,4.3rem)}
@media (max-width:900px){.hero h1.hero-welcome{color:#fff;font-size:clamp(2.7rem,12.6vw,3.6rem)}}

/* Hamburger stays pinned top-right whether the mobile menu is open or closed */
@media (max-width:900px){.header-inner{position:relative}.nav-toggle{position:absolute;top:4px;right:12px}}

/* --- Emulation pass (Oct 26, 2026): Regency design tokens, exact from their kit CSS ---
   Playfair Display 600 headings; Montserrat everything else; gold #B7933A; cream #F9FAF1;
   near-black #0E0E0E; body gray #7A7A7A; 100px sections; 1314px container. */
:root{--gold:#B7933A;--gold-dark:#8A6D2B;--cream:#F9FAF1;--ink:#0E0E0E;--muted:#7A7A7A;--line:#e8e4d8}
body{font-family:'Montserrat',Helvetica,Arial,sans-serif;color:#7A7A7A}
h1,h2,h3{color:#0E0E0E;font-weight:600}
a{color:#8A6D2B}
.wrap{max-width:1314px}
.section{padding:100px 0}
.btn{font-family:'Montserrat',sans-serif;font-size:14px;font-weight:500;letter-spacing:.56px;padding:14px 30px;border-radius:8px;text-transform:uppercase}
.btn-gold{background:#B7933A;border-color:#B7933A;color:#fff}
.btn-gold:hover{background:#0E0E0E;border-color:#0E0E0E;color:#fff}
.btn-outline{background:transparent;border:1.5px solid #B7933A;color:#B7933A}
.btn-outline:hover{background:#B7933A;color:#fff;transform:scale(1.02)}
.main-nav a[aria-current="page"]{color:#B7933A;font-weight:600;box-shadow:none;background:transparent}
.utility-bar{background:#0E0E0E}
.utility-bar a,.utility-contact,.utility-login{color:#B7933A}
.section-label,.eyebrow{color:#B7933A;font-family:'Montserrat',sans-serif;font-weight:600;font-size:14px}
.card{border-radius:16px;box-shadow:2px 2px 10px rgba(0,0,0,.08)}
.footer-grid4 h4{font-family:'Playfair Display',Georgia,serif;font-weight:600}
.foot-social{display:flex;justify-content:center;gap:12px;margin:16px 0 2px;flex-wrap:wrap}
.foot-social a{width:40px;height:40px;border:1.5px solid #B7933A;border-radius:50%;display:inline-flex;align-items:center;justify-content:center;color:#B7933A;font-size:16px;text-decoration:none;transition:background .25s,color .25s}
.foot-social a:hover{background:#B7933A;color:#0E0E0E}
@media (max-width:700px){.section{padding:70px 0}}

/* --- Emulation build-out (Oct 26, 2026): page grammar, carousels, forms, panels, menus ---
   Built from the three Regency audits in ../regency-emulation-spec.md. Content stays John's. */
.site-header{border-bottom:1px solid #ececec}
.header-inner,.utility-inner{max-width:1314px}
.section{border-top:0}
.htl{border-top:0}
.site-footer{border-top:0}
h1{font-size:clamp(2.55rem,4.6vw,4rem);line-height:1.12}
h2{font-size:clamp(2rem,3.4vw,3.05rem);line-height:1.18}
.section-label,.eyebrow{letter-spacing:.2em;text-transform:uppercase}
.btn-navy{background:transparent;border:1.5px solid #B7933A;color:#B7933A}
.btn-navy:hover{background:#B7933A;border-color:#B7933A;color:#fff;transform:scale(1.02)}
.btn-outline-dark{border-color:#B7933A;color:#B7933A}
.btn-outline-dark:hover{background:#B7933A;color:#fff}
.text-link{display:inline-block;color:#B7933A;font-family:'Montserrat',sans-serif;font-size:14px;font-weight:600;letter-spacing:.56px;text-transform:uppercase;text-decoration:none}
.text-link:hover{color:#0E0E0E}
.center{text-align:center}
.center .cta-row{justify-content:center}
.narrow{max-width:920px;margin-left:auto;margin-right:auto}
.section-head{max-width:920px;margin:0 auto 42px;text-align:center}
.section-head p{font-size:1.05rem}

/* Header dropdowns (desktop) */
.main-nav{flex-wrap:nowrap;gap:clamp(14px,2.2vw,38px);align-items:center}
.main-nav a{font-family:'Montserrat',sans-serif;font-size:14px;font-weight:500;letter-spacing:.03em;padding:10px 0;border-radius:0;white-space:nowrap}
.main-nav a:hover{background:transparent;color:#B7933A}
.nav-item{position:relative;display:flex;align-items:center}
.submenu-toggle{display:none;background:none;border:0;color:#B7933A;cursor:pointer;padding:8px 4px;font-size:.78rem}
.submenu{display:none;position:absolute;top:calc(100% + 14px);left:50%;transform:translateX(-50%);min-width:248px;background:#fff;box-shadow:0 16px 38px rgba(0,0,0,.16);border-top:3px solid #B7933A;padding:12px 0;z-index:80}
.submenu a{display:block;padding:10px 20px;color:#222!important;font-size:13px!important;text-transform:none;letter-spacing:.01em;white-space:normal}
.submenu a:hover{background:#F9FAF1;color:#B7933A!important}
@media(min-width:901px){.nav-item:hover .submenu,.nav-item:focus-within .submenu{display:block}}
.mobile-menu-head,.mobile-menu-social{display:none}
.nav-scrim{display:none}

/* Forms in the firm's grammar */
form.contact-form{max-width:780px;width:100%;gap:16px}
form.contact-form label{font-family:'Montserrat',sans-serif;font-size:14px;font-weight:600;color:#0E0E0E;letter-spacing:.01em}
form.contact-form input,form.contact-form select,form.contact-form textarea{width:100%;min-height:48px;padding:12px 13px;border:1px solid #d7d7d7;border-radius:3px;font-family:'Montserrat',sans-serif;font-size:16px;color:#222;background:#fff;box-sizing:border-box}
form.contact-form textarea{min-height:130px}
form.contact-form button{background:#B7933A;color:#fff;border:0;width:100%;padding:15px;font-family:'Montserrat',sans-serif;font-size:14px;font-weight:600;letter-spacing:.56px;text-transform:uppercase;border-radius:8px;cursor:pointer}
form.contact-form button:hover{background:#0E0E0E;color:#fff}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.form-grid .full{grid-column:1/-1}
.check-group{display:flex;flex-wrap:wrap;gap:10px 22px}
.check-group label,.consent-line{display:flex;gap:9px;align-items:flex-start;font-weight:400!important;font-size:.92rem!important;line-height:1.5;color:#555!important}
.check-group input,.consent-line input{width:auto!important;min-height:0!important;margin-top:4px}
.field-note{font-size:.9rem;color:#777;margin-top:-6px}
.dark-panel{background:#202020;border-radius:16px;padding:50px;color:#d9d9d9;box-shadow:2px 2px 10px rgba(0,0,0,.08)}
.dark-panel h2,.dark-panel h3{color:#fff}
.dark-panel .section-label{color:#B7933A}
.dark-panel form.contact-form{max-width:none}
.dark-panel form.contact-form label{color:#fff}
.dark-panel form.contact-form button:hover{background:#fff;color:#0E0E0E}
.dark-panel a{color:#e4c878}

/* Carousels */
.carousel{max-width:920px;margin:34px auto 0;position:relative}
.carousel-viewport{overflow:hidden}
.carousel-track{display:flex;transition:transform .65s cubic-bezier(.2,.7,.3,1)}
.carousel-slide{flex:0 0 100%;box-sizing:border-box;margin:0}
.carousel-controls{display:flex;align-items:center;justify-content:center;gap:20px;margin-top:26px}
.carousel-btn{width:46px;height:46px;border-radius:50%;border:1.5px solid #B7933A;background:transparent;color:#B7933A;cursor:pointer;font-size:1rem}
.carousel-btn:hover{background:#B7933A;color:#fff}
.carousel-dots{display:flex;gap:9px}
.carousel-dot{width:10px;height:10px;border-radius:50%;border:1.5px solid #B7933A;background:transparent;padding:0;cursor:pointer}
.carousel-dot.active{background:#B7933A}
.testimonial-carousel .tcard{border:0;box-shadow:none;background:transparent;padding:10px 54px;text-align:center}
.testimonial-carousel .stars{font-size:1.5rem}
.testimonial-carousel blockquote{font-family:'Playfair Display',Georgia,serif;font-size:clamp(1.35rem,2.4vw,1.8rem);line-height:1.55;color:#222;margin:18px 0}
.testimonial-carousel figcaption{font-family:'Vidaloka',Georgia,serif;font-size:18px;letter-spacing:.6px;text-transform:uppercase;color:#0E0E0E}
.testimonial-carousel figcaption span{display:block;font-family:'Montserrat',sans-serif;font-size:.82rem;letter-spacing:.08em;color:#7A7A7A;margin-top:4px}
.step-slide{text-align:center;padding:16px 54px 4px}
.step-num{width:66px;height:66px;margin:0 auto 18px;border:1.5px solid #B7933A;border-radius:50%;display:flex;align-items:center;justify-content:center;font-family:'Playfair Display',serif;font-size:1.55rem;color:#B7933A}
.step-slide h3{font-family:'Montserrat',sans-serif;font-size:1.05rem;font-weight:600;letter-spacing:.08em;text-transform:uppercase}
.step-slide p{max-width:640px;margin:0 auto}

/* Circular search / category cards */
.circle-cards{display:grid;grid-template-columns:repeat(3,1fr);gap:38px 26px;margin-top:42px}
.circle-card{text-align:center;background:transparent}
.circle-media{display:block;width:210px;max-width:70vw;aspect-ratio:1/1;margin:0 auto 20px;border-radius:50%;overflow:hidden;box-shadow:2px 2px 10px rgba(0,0,0,.10)}
.circle-media img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .5s}
.circle-card:hover .circle-media img{transform:scale(1.05)}
.circle-media.icon{background:#F9FAF1;border:1.5px solid #e8e4d8;display:flex;align-items:center;justify-content:center;color:#B7933A;font-size:64px;box-shadow:none}
.circle-card h3{font-family:'Montserrat',sans-serif;font-size:1.08rem;font-weight:600;letter-spacing:.04em;text-transform:uppercase}
.circle-card p{max-width:330px;margin-left:auto;margin-right:auto}
.arch-card img{width:100%;height:300px;object-fit:cover;display:block;border-radius:999px 999px 16px 16px}
.arch-card{text-align:center}
.area-pills{display:flex;flex-wrap:wrap;justify-content:center;gap:12px;margin-top:30px}
.area-pills a{border:1.5px solid #B7933A;border-radius:999px;padding:11px 20px;color:#0E0E0E;text-decoration:none;font-family:'Montserrat',sans-serif;font-size:14px;font-weight:600;letter-spacing:.04em;text-transform:uppercase;background:#fff}
.area-pills a:hover{background:#B7933A;color:#fff}

/* Heroes for interior pages */
.photo-hero{position:relative;background-image:linear-gradient(rgba(10,10,10,.58),rgba(10,10,10,.58)),url('assets/hero-ridges-hires.jpg');background-size:cover;background-position:center;color:#fff;text-align:center;padding:128px 0}
.photo-hero .wrap{max-width:920px}
.photo-hero h1{color:#fff;text-transform:uppercase}
.photo-hero p{color:#fff;font-size:1.13rem;max-width:760px;margin-left:auto;margin-right:auto}
.photo-hero .section-label{color:#e4c878}
.photo-hero .agent-strip{text-align:left}
.page-hero{background:#F9FAF1;padding:92px 0}
.page-hero-grid{display:grid;grid-template-columns:1.08fr .92fr;gap:64px;align-items:center}
.page-hero h1{text-transform:uppercase;margin:0}
.page-hero-side p{font-size:1.08rem}
.split-feature{display:grid;grid-template-columns:1fr 1fr;gap:58px;align-items:center}
.split-feature-media img{width:100%;height:100%;min-height:390px;object-fit:cover;border-radius:16px;display:block}
.stat-grid-2x2{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.icon-pills{display:flex;flex-wrap:wrap;justify-content:center;gap:16px;margin-top:36px}
.icon-pill{width:calc(33.333% - 12px);min-width:230px;background:#fff;border:1px solid #eee7d6;border-radius:16px;padding:24px 18px;text-align:center;box-shadow:2px 2px 10px rgba(0,0,0,.05)}
.icon-pill i{width:58px;height:58px;border:1.5px solid #B7933A;border-radius:50%;display:inline-flex;align-items:center;justify-content:center;color:#B7933A;font-size:23px;margin-bottom:12px}
.icon-pill h3{font-family:'Montserrat',sans-serif;font-size:1rem;font-weight:600;text-transform:uppercase;letter-spacing:.04em}
.calculator-grid{display:grid;grid-template-columns:1fr 1fr;gap:54px;align-items:start}
.calculator-results{background:#202020;color:#fff;border-radius:16px;padding:36px}
.calculator-results h3{color:#fff}
.calculator-results .calc-total{font-family:'Playfair Display',serif;font-size:3rem;color:#fff;line-height:1;margin:8px 0 22px}
.calculator-results dl{display:grid;grid-template-columns:1fr auto;gap:12px;margin:0}
.calculator-results dt{color:#ccc}.calculator-results dd{margin:0;color:#fff;font-weight:600}

/* Cards, tiles, resources, bands */
.featured-tiles{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;margin:38px 0}
.featured-tile{position:relative;min-height:282px;border-radius:16px;overflow:hidden;text-decoration:none;box-shadow:2px 2px 10px rgba(0,0,0,.08)}
.featured-tile img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.featured-tile::after{content:"";position:absolute;inset:0;background:linear-gradient(transparent 42%,rgba(0,0,0,.72))}
.featured-tile span{position:absolute;left:20px;right:20px;bottom:18px;z-index:1;color:#fff;font-family:'Playfair Display',serif;font-size:1.45rem}
.resource-card{overflow:hidden;padding:0!important}
.resource-card img{width:100%;height:225px;object-fit:cover;display:block}
.resource-card-body{padding:22px}
.resource-card h3{font-family:'Montserrat',sans-serif;font-size:1.05rem;font-weight:600;letter-spacing:.04em;text-transform:uppercase}
.horizontal-card{display:grid;grid-template-columns:250px 1fr;background:#fff;border-radius:16px;overflow:hidden;box-shadow:2px 2px 10px rgba(0,0,0,.08);margin-top:20px;text-align:left}
.horizontal-card img{width:100%;height:100%;min-height:190px;object-fit:cover}
.horizontal-card div{padding:26px}
.cta-band{background:#F9FAF1;text-align:center}
.cta-band .wrap{max-width:920px}
.area-cards{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;margin:42px 0}
.area-card{border-radius:16px;overflow:hidden;background:#fff;box-shadow:2px 2px 10px rgba(0,0,0,.08);text-decoration:none;color:#555}
.area-card img{width:100%;height:225px;object-fit:cover;display:block}
.area-card div{padding:22px;text-align:center}
.area-card h3{font-family:'Montserrat',sans-serif;font-size:1.03rem;font-weight:600;letter-spacing:.05em;text-transform:uppercase}
.map-frame{line-height:0;background:#eee}
.map-frame iframe{width:100%;height:460px;border:0}
.find-us{display:grid;grid-template-columns:.85fr 1.15fr;gap:0;border-radius:16px;overflow:hidden;box-shadow:2px 2px 10px rgba(0,0,0,.08);background:#fff;margin-top:38px;text-align:left}
.find-us-info{padding:38px}
.find-us-info h3{font-family:'Montserrat',sans-serif;text-transform:uppercase;letter-spacing:.05em}
.find-us .map-frame iframe{height:100%;min-height:390px}
.contact-layout{display:grid;grid-template-columns:.82fr 1.18fr;gap:58px;align-items:start;text-align:left}
.contact-details{text-align:center;padding-top:12px}
.contact-details img{width:150px;height:150px;object-fit:cover;border-radius:50%;margin-bottom:18px}
.contact-details h3{font-size:1.55rem;line-height:1.35;text-transform:uppercase}
.contact-social{display:flex;justify-content:center;gap:11px;margin-top:24px;flex-wrap:wrap}
.contact-social a{width:40px;height:40px;border:1.5px solid #B7933A;border-radius:50%;display:inline-flex;align-items:center;justify-content:center;color:#B7933A;text-decoration:none}
.contact-social a:hover{background:#B7933A;color:#fff}
.radio-row{display:flex;gap:24px;align-items:center}
.radio-row label{display:flex;gap:8px;align-items:center;font-weight:400!important}
.radio-row input{width:auto!important;min-height:0!important}

/* Agent + footer exact-token corrections */
.agent-hero{background:#F9FAF1}
.agent-hero-name{font-weight:600}
.agent-crumb a:hover,.agent-card-line a:hover,.agent-card-mail a:hover,.al-link a:hover{color:#B7933A}
.agent-creds-h{color:#B7933A}
.fp-badge{border-color:#B7933A;color:#B7933A}
.site-footer{background:#0E0E0E}
.footer-grid4 h3{font-family:'Playfair Display',Georgia,serif;font-size:1.35rem;letter-spacing:.03em;text-transform:uppercase}
.footer-grid4 a:hover{color:#B7933A}
.fcopy{color:#aaa}
.compliance{color:#8f8f8f;border-top-color:rgba(255,255,255,.14)}

/* Mobile menu panel */
@media(max-width:900px){
  .submenu-toggle{display:block}
  .main-nav{display:flex!important;position:fixed;top:0;right:0;width:min(390px,94vw);height:100dvh;background:#fff;z-index:200;flex-direction:column;align-items:stretch;gap:0;padding:0 26px 28px;overflow-y:auto;box-shadow:-16px 0 42px rgba(0,0,0,.22);transform:translateX(105%);visibility:hidden;transition:transform .35s ease,visibility .35s}
  .main-nav.open{transform:none;visibility:visible}
  .mobile-menu-head{display:flex;align-items:center;justify-content:space-between;padding:18px 0;border-bottom:1px solid #eee}
  .mobile-menu-head img{height:48px;width:auto}
  .mobile-menu-close{background:none;border:0;font-size:2rem;line-height:1;color:#0E0E0E;cursor:pointer;padding:6px}
  .nav-item{display:block;border-bottom:1px solid #eee;position:relative}
  .nav-item>a{display:block;padding:17px 34px 17px 0;font-size:15px;color:#0E0E0E}
  .submenu-toggle{position:absolute;right:0;top:8px;padding:10px}
  .submenu{position:static;transform:none;box-shadow:none;border-top:0;padding:0 0 12px 16px;min-width:0}
  .nav-item.submenu-open .submenu{display:block}
  .submenu a{padding:9px 0}
  .mobile-menu-social{display:flex;gap:11px;padding-top:24px;margin-top:auto;flex-wrap:wrap}
  .mobile-menu-social a{width:40px;height:40px;border:1.5px solid #B7933A;border-radius:50%;display:inline-flex;align-items:center;justify-content:center;color:#B7933A;padding:0}
  .nav-scrim.show{display:block;position:fixed;inset:0;background:rgba(0,0,0,.42);z-index:190}
  body.menu-open{overflow:hidden}
  .nav-toggle span{background:#B7933A}
}
@media(max-width:1024px){.area-cards{grid-template-columns:repeat(2,1fr)}.featured-tiles{grid-template-columns:repeat(2,1fr)}}
@media(max-width:760px){
  .page-hero{padding:64px 0}.page-hero-grid,.split-feature,.calculator-grid,.contact-layout,.find-us{grid-template-columns:1fr}
  .circle-cards{grid-template-columns:1fr}
  .form-grid{grid-template-columns:1fr}
  .dark-panel{padding:34px 24px}
  .photo-hero{padding:88px 0}
  .testimonial-carousel .tcard,.step-slide{padding-left:12px;padding-right:12px}
  .horizontal-card{grid-template-columns:1fr}.horizontal-card img{height:225px}
  .area-cards,.featured-tiles{grid-template-columns:1fr}
  .icon-pill{width:100%}
  .contact-details{padding-bottom:8px}
}
@media(prefers-reduced-motion:reduce){.carousel-track{transition:none}.circle-card:hover .circle-media img{transform:none}}

/* Emulation fixes (Oct 26, 2026): step titles, photo-hero byline card */
.step-slide p strong{color:#0E0E0E}
.photo-hero .agent-strip p{color:#555}
.photo-hero .agent-strip .agent-strip-name{color:#141414}
.land-hero .tagline{color:#fff}

/* QA fix (Oct 26, 2026): the menu scrim must sit below the sticky header's stacking context,
   or it swallows taps meant for the open mobile panel. */
.nav-scrim.show{z-index:40}
.icon-cards-2x2{display:grid;grid-template-columns:1fr 1fr;gap:22px;margin-top:42px}
.icon-cards-2x2 .icon-pill{width:auto;min-width:0;padding:34px 26px}
.icon-cards-2x2 .icon-pill p{max-width:420px;margin:0 auto 18px}
.blog-card{overflow:hidden;padding:0!important;text-align:left}
.blog-card img{width:100%;height:225px;object-fit:cover;display:block}
.blog-card-body{padding:22px}
.blog-card h3{font-size:1.12rem;line-height:1.4}
.blog-card .blog-meta{border-top:1px solid #eee;margin-top:16px;padding-top:12px;font-size:.85rem;color:#999}
.blog-pill{position:absolute;top:14px;right:14px;background:#B7933A;color:#fff;font-size:11px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;padding:4px 12px;border-radius:999px}
.blog-media{position:relative}
.hero-crumb{margin-top:18px;font-size:12.5px;letter-spacing:.14em;text-transform:uppercase;color:#ddd}
.hero-crumb a{color:#fff;text-decoration:none}
@media(max-width:760px){.icon-cards-2x2{grid-template-columns:1fr}}

/* QA fix (Oct 26, 2026): checkbox/consent labels inside the dark panel stay light */
.dark-panel .check-group label,.dark-panel .consent-line{color:#e8e8e8!important}

/* QA fix (Oct 26, 2026): testimonial intro follows their centered 920px block */
#testimonials .wrap>p{text-align:center;max-width:920px;margin-left:auto;margin-right:auto}

/* Hero pairing (Oct 26, 2026, John's call): the welcome names John at Regency — not the firm
   alone — and his headshot straddles the panel/photo seam so the face pairs with the words. */
.hero-headshot{position:absolute;left:calc(48.5% - 76px);bottom:56px;width:152px;height:152px;border-radius:50%;overflow:hidden;border:5px solid #fff;box-shadow:0 10px 30px rgba(0,0,0,.28);z-index:4}
.hero-headshot img{width:100%;height:100%;object-fit:cover;display:block}
.hero h1.hero-welcome{font-size:clamp(2.5rem,3.5vw,3.6rem)}
@media (max-width:900px){
  .hero-headshot{position:static;width:112px;height:112px;margin:0 auto 20px;border-width:4px}
  .hero h1.hero-welcome{font-size:clamp(2.3rem,11vw,3.2rem)}
}

/* Hero headshot placement (Oct 26, 2026, John's adjustment): ride high on the seam,
   beside the "Welcome to" lines — not down at the hero's foot. */
.hero-headshot{top:118px;bottom:auto}
@media (max-width:900px){
  .hero-headshot{width:120px;height:120px;margin:0 auto 16px}
}

/* Hero headshot overlap (Oct 26, 2026, John's spec): only 1/4 of the circle crosses
   onto the photo; 3/4 stays anchored on the cream panel beside the welcome. */
.hero-headshot{left:calc(48.5% - 114px)}

/* Banner rule (Oct 26, 2026, John's call): a thin bar along the banner's lower edge in the
   navy of his blazer, sampled from the seated portrait (median #021B53). */
.site-header{border-bottom:3px solid #021B53}

/* Blazer-blue system (Oct 26, 2026, John's full set): one blue everywhere — the old #13263e
   navy is retired in favor of the blazer navy #021B53 — and the thin bar repeats at the
   footer top (bookend), atop dark panels and CTA bands, and under the photo heroes. */
:root{--navy:#021B53}
.site-footer{border-top:3px solid #021B53}
.dark-panel{border-top:3px solid #021B53}
.cta-band{border-top:3px solid #021B53}
.photo-hero{border-bottom:3px solid #021B53}

/* Listing card photos (Oct 26, 2026): pulled from John's Zillow listings at his direction */
.al-card{overflow:hidden}
.al-photo{width:calc(100% + 40px);max-width:none;margin:-18px -20px 14px;height:200px;object-fit:cover;display:block}