/* Jenna Davis Real Estate — site styles
   Brand (website_skills_plan 6.2 / 6.4): green #5B5A3D, sage tint #DCDFD2,
   cream #F0EBE1, greige #E0DCD1, near-black #171616, white.
   Titles: Cormorant Garamond (free look-alike for TAN Angleton). Labels/buttons: Raleway. */

:root {
  --green: #5B5A3D;
  --green-dark: #4A4932;
  --sage: #DCDFD2;
  --cream: #F0EBE1;
  --greige: #E0DCD1;
  --ink: #171616;
  --ink-soft: #3A3836;
  --muted: #5E5B52;
  --line: #CFCABD;
  --white: #FFFFFF;
  --serif: "Cormorant Garamond", "Cormorant", Georgia, "Times New Roman", serif;
  --sans: "Raleway", "Helvetica Neue", Arial, sans-serif;
  --wrap: 1200px;
  --gutter: clamp(20px, 6vw, 80px);
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--cream);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.6;
}
img { max-width: 100%; height: auto; display: block; }
a { color: var(--ink); }
a:hover { color: var(--green); }
:focus-visible { outline: 2px solid var(--green); outline-offset: 3px; }

.skip-link { position: absolute; left: -9999px; top: 0; background: var(--ink); color: var(--white); padding: 12px 18px; z-index: 100; }
.skip-link:focus { left: 12px; top: 12px; }

.wrap { max-width: var(--wrap); margin: 0 auto; padding-left: var(--gutter); padding-right: var(--gutter); }
.narrow { max-width: 760px; }

/* ── Type ─────────────────────────────────────────── */
.eyebrow {
  margin: 0;
  color: var(--green);
  font-size: 12px;
  font-weight: 500;
  letter-spacing: 0.3em;
  text-transform: uppercase;
}
h1, h2, h3, .display {
  font-family: var(--serif);
  font-weight: 400;
  line-height: 1.1;
  margin: 0;
}
h1 { font-size: clamp(40px, 6vw, 72px); }
h2 { font-size: clamp(34px, 4.4vw, 52px); }
h3 { font-size: 28px; font-weight: 500; line-height: 1.2; }
.lede, .prose p, .prose li {
  font-family: var(--serif);
  font-size: clamp(19px, 2vw, 22px);
  line-height: 1.6;
  color: var(--ink-soft);
}
.lede { margin: 0; }
.prose h2 { font-size: clamp(28px, 3.4vw, 38px); margin: 48px 0 16px; }
.prose h3 { margin: 36px 0 12px; }
.prose p { margin: 0 0 20px; }
.prose ul { padding-left: 1.2em; margin: 0 0 20px; }
.prose a { color: var(--green); }
.small { font-size: 13px; color: var(--muted); }

/* ── Buttons & links ─────────────────────────────── */
.btn {
  display: inline-flex; align-items: center; justify-content: center;
  min-height: 52px; padding: 0 30px;
  border: 1px solid transparent;
  font-family: var(--sans); font-size: 13px; font-weight: 500;
  letter-spacing: 0.16em; text-transform: uppercase; text-decoration: none;
  cursor: pointer; transition: background .2s, color .2s, border-color .2s;
}
.btn-green { background: var(--green); color: var(--white); }
.btn-green:hover { background: var(--green-dark); color: var(--white); }
.btn-ink { background: var(--ink); color: var(--white); }
.btn-ink:hover { background: #000; color: var(--white); }
.btn-cream { background: var(--cream); color: var(--ink); }
.btn-cream:hover { background: var(--white); color: var(--ink); }
.btn-outline-light { border-color: var(--white); color: var(--white); }
.btn-outline-light:hover { background: var(--white); color: var(--ink); }
.btn-outline { border-color: var(--ink); color: var(--ink); }
.btn-outline:hover { background: var(--ink); color: var(--white); }
.text-link {
  display: inline-block; padding: 6px 0;
  border-bottom: 1px solid currentColor;
  font-size: 13px; font-weight: 500; letter-spacing: 0.16em; text-transform: uppercase; text-decoration: none;
}

/* ── Header / nav ─────────────────────────────────── */
.site-header { position: relative; z-index: 20; background: var(--cream); border-bottom: 1px solid var(--line); }
.site-header.over-hero { position: absolute; left: 0; right: 0; top: 0; background: transparent; border-bottom: 0; }
.site-header .wrap.nav-bar { max-width: 1440px; }
.nav-bar { display: flex; align-items: center; justify-content: space-between; gap: 24px; padding-top: 18px; padding-bottom: 18px; }
.brand { flex-shrink: 0; display: block; line-height: 0; }
.brand img { height: 72px; width: auto; }
.over-hero .brand img { height: 112px; }
.nav-links { display: flex; align-items: center; gap: clamp(14px, 1.8vw, 30px); list-style: none; margin: 0; padding: 0; }
.nav-links a { white-space: nowrap; font-size: 12.5px; font-weight: 500; letter-spacing: 0.16em; text-transform: uppercase; text-decoration: none; color: var(--ink); padding: 8px 0; }
.nav-links a[aria-current="page"] { border-bottom: 1px solid currentColor; }
.over-hero .nav-links a { color: var(--white); }
.nav-links .btn { min-height: 46px; padding: 0 22px; }
.nav-links a.btn-green { color: var(--white); }
.over-hero .nav-links a.btn-cream { color: var(--ink); }
.nav-toggle {
  display: none; background: none; border: 1px solid var(--ink); color: var(--ink);
  min-height: 44px; padding: 0 16px; font-family: var(--sans); font-size: 12px; letter-spacing: 0.16em; text-transform: uppercase; cursor: pointer;
}
.over-hero .nav-toggle { border-color: var(--white); color: var(--white); }

@media (max-width: 1340px) {
  .nav-toggle { display: inline-flex; align-items: center; }
  .brand img, .over-hero .brand img { height: 64px; }
  .nav-links {
    display: none; position: absolute; left: 0; right: 0; top: 100%;
    flex-direction: column; align-items: stretch; gap: 0;
    background: var(--cream); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line);
    padding: 8px var(--gutter) 24px;
  }
  .nav-open .nav-links { display: flex; }
  .nav-links li { border-bottom: 1px solid var(--line); }
  .nav-links li:last-child { border-bottom: 0; padding-top: 16px; }
  .nav-links a, .over-hero .nav-links a { display: block; color: var(--ink); padding: 16px 0; font-size: 13px; }
  .nav-links .btn { display: flex; width: 100%; }
}

/* ── Hero ─────────────────────────────────────────── */
.hero {
  position: relative; min-height: min(88vh, 860px);
  display: flex; align-items: center; justify-content: center; text-align: center;
  background: var(--ink) center / cover no-repeat;
  color: var(--white);
}
.hero::before { content: ""; position: absolute; inset: 0; background: linear-gradient(rgba(23,22,22,.42), rgba(23,22,22,.30)); }
.hero-inner { position: relative; display: flex; flex-direction: column; align-items: center; gap: 26px; padding: 180px var(--gutter) 110px; }
.hero .eyebrow { color: var(--white); letter-spacing: 0.32em; font-size: 12px; }
.hero h1 { max-width: 920px; font-style: italic; font-size: clamp(42px, 6.4vw, 78px); line-height: 1.05; }
.hero-actions { display: flex; flex-wrap: wrap; justify-content: center; gap: 14px; margin-top: 8px; }

.page-hero { padding: clamp(64px, 9vw, 120px) 0 clamp(40px, 6vw, 72px); }
.page-hero .wrap { display: flex; flex-direction: column; gap: 18px; }
.page-hero.center .wrap { align-items: center; text-align: center; }
.page-hero .lede { max-width: 680px; }

/* ── Sections ─────────────────────────────────────── */
.section { padding: clamp(80px, 11vw, 140px) 0; }
.section-tight { padding: clamp(56px, 8vw, 96px) 0; }
.bg-white { background: var(--white); }
.bg-sage { background: var(--sage); }
.bg-green { background: var(--green); color: var(--white); }
.bg-green .eyebrow { color: var(--greige); }
.bg-green .lede { color: var(--cream); }
.section-head { display: flex; flex-wrap: wrap; align-items: flex-end; justify-content: space-between; gap: 24px; margin-bottom: 56px; }
.section-head > div { display: flex; flex-direction: column; gap: 16px; }
.section-head.center { flex-direction: column; align-items: center; text-align: center; }
.section-head.center .lede { max-width: 620px; }

.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(40px, 7vw, 96px); align-items: center; }
.split > .stack { display: flex; flex-direction: column; gap: 22px; }
@media (max-width: 860px) { .split { grid-template-columns: 1fr; } }

.photo-placeholder {
  min-height: 520px; background: var(--greige);
  display: flex; align-items: center; justify-content: center; text-align: center; padding: 24px;
  color: var(--green); font-size: 13px; letter-spacing: 0.2em; text-transform: uppercase;
}
.portrait { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; }

/* ── Cards ────────────────────────────────────────── */
.grid-3 { display: grid; grid-template-columns: repeat(auto-fill, minmax(280px, 1fr)); gap: 40px; }
.grid-2 { display: grid; grid-template-columns: repeat(auto-fill, minmax(320px, 1fr)); gap: 48px; }
.card { display: flex; flex-direction: column; gap: 14px; text-decoration: none; color: inherit; }
.card img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; transition: opacity .25s; }
.card:hover img { opacity: .9; }
.card.listing img { aspect-ratio: 1 / 1; }
.card .meta { margin: 0; color: var(--green); font-size: 11px; font-weight: 500; letter-spacing: 0.24em; text-transform: uppercase; }
.card h3 { margin: 0; }
.card .facts { margin: 0; font-size: 14px; letter-spacing: 0.06em; color: var(--ink-soft); }
.card .more { font-size: 12px; font-weight: 500; letter-spacing: 0.16em; text-transform: uppercase; text-decoration: underline; text-underline-offset: 4px; }
.badge { display: inline-block; padding: 6px 12px; background: var(--ink); color: var(--white); font-size: 11px; letter-spacing: 0.2em; text-transform: uppercase; }
.badge-sold { background: var(--green); }

/* ── Listing page ─────────────────────────────────── */
.gallery { display: grid; grid-template-columns: 2fr 1fr; gap: 12px; }
.gallery img { width: 100%; height: 100%; object-fit: cover; aspect-ratio: 1 / 1; }
.gallery .main { grid-row: span 3; aspect-ratio: auto; }
@media (max-width: 760px) { .gallery { grid-template-columns: 1fr 1fr; } .gallery .main { grid-column: span 2; grid-row: auto; aspect-ratio: 1 / 1; } }
.fact-row { display: flex; flex-wrap: wrap; gap: 12px 40px; padding: 24px 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.fact-row div { display: flex; flex-direction: column; gap: 4px; }
.fact-row dt { font-size: 11px; letter-spacing: 0.2em; text-transform: uppercase; color: var(--muted); }
.fact-row dd { margin: 0; font-family: var(--serif); font-size: 26px; }
.listing-layout { display: grid; grid-template-columns: 1.4fr 1fr; gap: clamp(40px, 6vw, 80px); align-items: start; }
@media (max-width: 900px) { .listing-layout { grid-template-columns: 1fr; } }
.side-panel { background: var(--white); padding: clamp(28px, 4vw, 44px); display: flex; flex-direction: column; gap: 18px; }

/* ── Forms ────────────────────────────────────────── */
.form { display: flex; flex-direction: column; gap: 16px; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
@media (max-width: 560px) { .form-row { grid-template-columns: 1fr; } }
.field { display: flex; flex-direction: column; gap: 8px; }
.field > span { font-size: 11px; font-weight: 500; letter-spacing: 0.2em; text-transform: uppercase; color: var(--ink-soft); }
.field input, .field select, .field textarea {
  width: 100%; min-height: 54px; padding: 0 16px;
  border: 1px solid #B9B6A8; border-radius: 0; background: var(--white);
  font-family: var(--sans); font-size: 16px; color: var(--ink);
}
.field textarea { min-height: 140px; padding: 14px 16px; resize: vertical; }
.check { display: flex; gap: 12px; align-items: flex-start; font-size: 14px; line-height: 1.5; color: var(--ink-soft); }
.check input { width: 20px; height: 20px; margin: 2px 0 0; flex: 0 0 auto; accent-color: var(--green); }
.hp { position: absolute !important; left: -10000px !important; width: 1px; height: 1px; overflow: hidden; }
.form-status { margin: 0; font-size: 15px; min-height: 1.5em; }
.form-status.ok { color: var(--green); }
.form-status.err { color: #8A2A1B; }
.form .btn { align-self: flex-start; }
.on-green .field > span, .on-green .check { color: var(--cream); }
.on-green .field input { border: 0; background: var(--cream); }
.on-green .form-status.ok { color: var(--white); }
.on-green .form-status.err { color: #FFD9CF; }
.on-green .small { color: var(--greige); }

.search-form { display: grid; grid-template-columns: 2fr 1fr 1fr auto; gap: 12px; align-items: end; text-align: left; }
@media (max-width: 860px) { .search-form { grid-template-columns: 1fr 1fr; } .search-form .btn { grid-column: span 2; width: 100%; } }
@media (max-width: 520px) { .search-form { grid-template-columns: 1fr; } .search-form .btn { grid-column: auto; } }

.notice { background: var(--white); border: 1px solid var(--line); padding: 28px; display: flex; flex-direction: column; gap: 10px; }

/* ── Journal post ─────────────────────────────────── */
.post-hero img { width: 100%; max-height: 640px; object-fit: cover; }
.post-meta { font-size: 12px; letter-spacing: 0.2em; text-transform: uppercase; color: var(--muted); }
.signup-box { background: var(--sage); padding: clamp(28px, 5vw, 48px); display: flex; flex-direction: column; gap: 16px; margin-top: 56px; }

/* ── Footer ───────────────────────────────────────── */
.site-footer { background: var(--ink); color: var(--cream); padding: 90px 0 44px; }
.site-footer a { color: var(--cream); text-decoration: none; }
.site-footer a:hover { color: var(--white); text-decoration: underline; }
.footer-top { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 48px; }
.footer-top img { height: 96px; width: auto; align-self: flex-start; }
.footer-col { display: flex; flex-direction: column; gap: 10px; font-size: 14px; line-height: 1.6; }
.footer-col .label { margin: 0; font-size: 11px; letter-spacing: 0.24em; text-transform: uppercase; color: #C9C4B6; }
.footer-col p { margin: 0; }
.footer-slogan { font-family: var(--serif); font-style: italic; font-size: 22px; color: var(--greige); margin: 0; max-width: 320px; }
.footer-bottom { margin-top: 56px; border-top: 1px solid #3A3836; padding-top: 28px; display: flex; flex-wrap: wrap; justify-content: space-between; gap: 16px; font-size: 12px; color: #C9C4B6; }
.footer-bottom p { margin: 0; }
.footer-legal { font-size: 11px; line-height: 1.6; color: #A8A396; margin-top: 18px; max-width: 900px; }

/* ── MLS® search ──────────────────────────────────── */
.mls-filters { display: grid; grid-template-columns: repeat(7, minmax(0, 1fr)) auto; gap: 12px; align-items: end; }
@media (max-width: 1100px) { .mls-filters { grid-template-columns: repeat(4, minmax(0, 1fr)); } .mls-filters .btn { grid-column: span 4; } }
@media (max-width: 560px) { .mls-filters { grid-template-columns: 1fr 1fr; } .mls-filters .btn { grid-column: span 2; } }
.mls-filters .field select { padding: 0 10px; font-size: 15px; }
.mls-status { margin: 0 0 32px; font-family: var(--serif); font-size: 22px; color: var(--ink-soft); }
.mls-card img, .mls-nophoto { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; }
.mls-nophoto { display: flex; align-items: center; justify-content: center; background: var(--greige); color: var(--muted); font-size: 13px; }
.mls-card h3 a { color: inherit; text-decoration: none; }
.mls-credit { display: flex; align-items: center; gap: 14px; margin: 0; font-size: 13px; color: var(--ink-soft); }
.mls-credit img { width: 90px; height: 90px; flex: 0 0 auto; }
.mls-office { margin: 0; font-size: 15px; color: var(--ink-soft); }
.mls-pager { display: flex; justify-content: center; align-items: center; gap: 20px; margin-top: 48px; }
.mls-gallery { display: grid; grid-auto-flow: column; grid-auto-columns: min(82%, 720px); gap: 12px; overflow-x: auto; scroll-snap-type: x mandatory; padding-bottom: 8px; }
.mls-gallery img { width: 100%; aspect-ratio: 3 / 2; object-fit: cover; scroll-snap-align: start; }
.terms { max-width: 680px; width: calc(100% - 32px); border: 0; padding: 0; background: var(--cream); color: var(--ink); }
.terms::backdrop { background: rgba(23, 22, 22, .55); }
.terms-inner { display: flex; flex-direction: column; gap: 20px; padding: clamp(24px, 5vw, 44px); }
.terms-inner h2 { font-size: 36px; }
.terms-text { max-height: 50vh; overflow-y: auto; font-size: 14px; line-height: 1.6; color: var(--ink-soft); }
.terms-text p { margin: 0 0 12px; }
.terms-actions { display: flex; flex-wrap: wrap; gap: 12px; }

/* Buying + selling pages: timeline, numbered steps, Tally form embeds */
.timeline { list-style: none; margin: 0; padding: 0; display: grid; gap: 0; border-left: 1px solid var(--line); }
.timeline > li { position: relative; padding: 0 0 44px 36px; }
.timeline > li:last-child { padding-bottom: 0; }
.timeline > li::before { content: ""; position: absolute; left: -6px; top: 8px; width: 11px; height: 11px; border-radius: 50%; background: var(--green); }
.timeline .when { margin: 0 0 6px; color: var(--green); font-size: 11px; font-weight: 600; letter-spacing: 0.24em; text-transform: uppercase; }
.timeline h3 { margin: 0 0 10px; }
.timeline p { margin: 0 0 10px; color: var(--ink-soft); max-width: 680px; }
.timeline ul { margin: 0; padding-left: 1.2em; color: var(--ink-soft); }
.steps { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(auto-fill, minmax(260px, 1fr)); gap: 40px 48px; counter-reset: step; }
.steps li { counter-increment: step; display: flex; flex-direction: column; gap: 10px; }
.steps li::before { content: counter(step, decimal-leading-zero); font-family: var(--serif); font-size: 40px; line-height: 1; color: var(--green); }
.steps h3 { margin: 0; }
.steps p { margin: 0; color: var(--ink-soft); }
.callout { background: var(--white); border-left: 3px solid var(--green); padding: 28px 32px; display: flex; flex-direction: column; gap: 12px; }
.callout p { margin: 0; }
.callout .quote { font-family: var(--serif); font-size: clamp(24px, 2.6vw, 30px); line-height: 1.25; color: var(--ink); }
.tally-wrap { background: var(--white); border: 1px solid var(--line); padding: clamp(20px, 4vw, 44px); }
.tally-wrap iframe { display: block; width: 100%; min-height: 560px; border: 0; }
#guide { scroll-margin-top: 24px; }
@media (max-width: 860px) { .guide-split .stack { order: -1; } }
.form-fallback { text-align: center; margin-top: 12px; }
.page-hero:not(.center) .hero-actions { justify-content: flex-start; }

/* About: one story column with photos set through it */
.story { max-width: 760px; margin: 0 auto; }
.story h2 { font-size: clamp(28px, 3.4vw, 38px); margin: 64px 0 16px; }
.story h2:first-child { margin-top: 0; }
.story p { margin: 0 0 20px; color: var(--ink-soft); font-size: 17px; }
.story figure { margin: 48px 0; }
.story figure img { width: 100%; height: auto; }
.story figure.tall { max-width: 520px; margin-left: auto; margin-right: auto; }
.story figure.wide { margin-left: calc(-1 * min(120px, 6vw)); margin-right: calc(-1 * min(120px, 6vw)); }
.story .pair { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; margin: 48px 0; }
.story .pair img { width: 100%; height: 100%; aspect-ratio: 2 / 3; object-fit: cover; }
.story figcaption { margin-top: 10px; font-size: 13px; color: var(--muted); text-align: center; }
.story .pull { font-family: var(--serif); font-size: clamp(24px, 2.8vw, 32px); line-height: 1.3; color: var(--ink); margin: 40px 0; }
@media (max-width: 560px) { .story .pair { grid-template-columns: 1fr; } .story figure.wide { margin-left: 0; margin-right: 0; } }

/* Relocation FAQ */
.faq-list { border-top: 1px solid var(--line); }
.faq { border-bottom: 1px solid var(--line); }
.faq summary { cursor: pointer; list-style: none; padding: 22px 36px 22px 0; position: relative; font-family: var(--serif); font-size: clamp(20px, 2.2vw, 24px); line-height: 1.3; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; position: absolute; right: 4px; top: 18px; font-size: 26px; color: var(--green); }
.faq[open] summary::after { content: "\2013"; }
.faq > div { padding: 0 0 22px; }
.faq > div p { margin: 0; }

/* Life in Collingwood: Instagram posts */
.ig-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(min(100%, 326px), 1fr)); gap: 28px; align-items: start; }
.ig-item { min-width: 0; }
.ig-item .instagram-media { margin: 0 !important; min-width: 0 !important; width: 100% !important; max-width: 540px !important; }
.ig-item blockquote.instagram-media:not([data-instgrm-payload-id]) { background: var(--white); border: 1px solid var(--line); padding: 28px; font-family: var(--serif); font-size: 20px; }
.ig-item blockquote.instagram-media a { color: var(--ink); text-decoration: none; }

/* Life in Collingwood: photo hero, facts band, jump links, mosaic, quote */
.life-hero .hero-lede { max-width: 680px; margin: 0; font-size: 17px; line-height: 1.6; color: rgba(255,255,255,.92); }
.life-facts { padding: 36px 0; }
.life-facts-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; text-align: center; }
.life-facts-grid p { margin: 0; font-size: 14px; letter-spacing: .04em; opacity: .9; }
.life-facts-grid .life-fact { font-family: var(--serif); font-style: italic; font-size: clamp(26px, 3vw, 34px); letter-spacing: 0; opacity: 1; margin-bottom: 6px; }
.life-jump { display: flex; flex-wrap: wrap; justify-content: center; gap: 10px; padding-top: 32px; padding-bottom: 8px; }
.life-jump a { border: 1px solid var(--line); padding: 10px 18px; font-size: 12px; letter-spacing: .14em; text-transform: uppercase; color: var(--ink); text-decoration: none; background: var(--white); }
.life-jump a:hover { background: var(--green); border-color: var(--green); color: var(--white); }
.life-mosaic { display: grid; grid-template-columns: repeat(3, 1fr); grid-auto-rows: clamp(180px, 22vw, 280px); gap: 14px; }
.life-mosaic figure { position: relative; margin: 0; overflow: hidden; }
.life-mosaic .m-big { grid-column: span 2; grid-row: span 2; }
.life-mosaic .m-wide { grid-column: span 3; grid-row: span 2; }
.life-mosaic .m-wide img { object-position: center 85%; }
.life-mosaic img { width: 100%; height: 100%; object-fit: cover; display: block; transition: transform .6s ease; }
.life-mosaic figure:hover img { transform: scale(1.04); }
.life-mosaic figcaption { position: absolute; left: 0; right: 0; bottom: 0; padding: 28px 16px 12px; color: var(--white); font-family: var(--serif); font-style: italic; font-size: 19px; background: linear-gradient(transparent, rgba(23,22,22,.55)); }
.life-quote { margin: 0; padding-left: 20px; border-left: 2px solid var(--green); font-family: var(--serif); font-style: italic; font-size: clamp(22px, 2.4vw, 28px); line-height: 1.35; color: var(--ink); }
.life-quote cite { display: block; margin-top: 10px; font-family: var(--sans); font-style: normal; font-size: 12px; letter-spacing: .16em; text-transform: uppercase; color: var(--ink-soft); }
.ig-item { background: var(--white); padding: 10px; box-shadow: 0 10px 30px rgba(23,22,22,.08); }
@media (max-width: 760px) {
  .life-facts-grid { grid-template-columns: 1fr; gap: 20px; }
  .life-mosaic { grid-template-columns: 1fr 1fr; grid-auto-rows: 180px; }
  .life-mosaic .m-wide { grid-column: span 2; grid-row: span 2; }
  .life-mosaic .m-wide img { object-position: 40% 85%; }
}
.life-hero::before { background: linear-gradient(rgba(23,22,22,.50), rgba(23,22,22,.38)); }
.season-collage { display: grid; grid-template-columns: repeat(3, 1fr); grid-template-rows: repeat(4, clamp(90px, 10vw, 140px)); gap: 10px; }
.season-collage figure { position: relative; margin: 0; overflow: hidden; }
.season-collage img { width: 100%; height: 100%; object-fit: cover; display: block; transition: transform .6s ease; }
.season-collage figure:hover img { transform: scale(1.04); }
.season-collage figcaption { position: absolute; left: 10px; bottom: 8px; color: var(--white); font-family: var(--serif); font-style: italic; font-size: 18px; text-shadow: 0 1px 6px rgba(0,0,0,.55); }
.season-collage .s-fall { grid-column: 1 / 3; grid-row: 1 / 4; }
.season-collage .s-winter { grid-column: 3; grid-row: 1 / 3; }
.season-collage .s-spring { grid-column: 3; grid-row: 3; }
.season-collage .s-summer { grid-column: 1 / 4; grid-row: 4; }
.season-collage .s-summer img { object-position: center 70%; }
.season-collage .s-winter img { object-position: 50% 50%; }
.season-collage .s-spring img { object-position: 50% 30%; }

/* ── Editorial / luxury layer (2026-11-10) ───────────────────────────
   Bigger, finer serif headlines; hairline eyebrows; slower, quieter
   hovers; more air; gentle reveal on scroll (only with JS, and never
   when the visitor prefers reduced motion). */
::selection { background: var(--green); color: var(--white); }
body { -webkit-font-smoothing: antialiased; text-rendering: optimizeLegibility; }
h1 { font-size: clamp(44px, 6.6vw, 88px); line-height: 1.02; letter-spacing: -0.012em; }
h2 { font-size: clamp(36px, 4.8vw, 60px); line-height: 1.06; letter-spacing: -0.008em; }
h3 { letter-spacing: -0.003em; }
h1 em, h2 em { font-style: italic; color: var(--green); }
.bg-green h2 em, .hero h1 em { color: inherit; }
.lede { line-height: 1.65; }

/* Eyebrows get a fine rule, like a magazine section label */
.eyebrow { display: inline-flex; align-items: center; gap: 14px; font-size: 11px; letter-spacing: 0.34em; }
.eyebrow::before { content: ""; width: 36px; height: 1px; background: currentColor; opacity: .55; flex: 0 0 auto; }
.section-head.center .eyebrow::after, .hero .eyebrow::after { content: ""; width: 36px; height: 1px; background: currentColor; opacity: .55; flex: 0 0 auto; }
.hero .eyebrow { flex-wrap: wrap; justify-content: center; }
.eyebrow .no { font-family: var(--serif); font-style: italic; font-size: 17px; letter-spacing: 0; text-transform: none; }

/* Buttons: finer, wider tracking, slower fill */
.btn { min-height: 56px; padding: 0 38px; font-size: 11.5px; letter-spacing: 0.26em; transition: background .45s ease, color .45s ease, border-color .45s ease; }
.text-link { position: relative; border-bottom: 0; padding: 6px 0 8px; font-size: 11.5px; letter-spacing: 0.26em; }
.text-link::after { content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px; background: currentColor; transform-origin: left; transition: transform .6s cubic-bezier(.2,.7,.2,1); }
.text-link:hover::after { transform: scaleX(.35); }
.card .more { text-decoration: none; border-bottom: 1px solid currentColor; padding-bottom: 4px; align-self: flex-start; letter-spacing: 0.24em; font-size: 11px; }

/* Header: lighter, more spacious */
.nav-links a { font-size: 11.5px; letter-spacing: 0.22em; position: relative; }
.nav-links a:not(.btn)::after { content: ""; position: absolute; left: 0; right: 0; bottom: 2px; height: 1px; background: currentColor; transform: scaleX(0); transform-origin: left; transition: transform .45s ease; }
.nav-links a:not(.btn):hover::after, .nav-links a[aria-current="page"]::after { transform: scaleX(1); }

/* More air between sections, calmer section heads */
.section { padding: clamp(96px, 12vw, 168px) 0; }
.section-tight { padding: clamp(72px, 9vw, 120px) 0; }
.section-head { margin-bottom: clamp(48px, 6vw, 80px); }
.section-head > div, .split > .stack { gap: 22px; }

/* Photos: slow, subtle zoom inside a frame; fine captions */
.card { gap: 16px; }
.card img { transition: opacity .6s ease, filter .6s ease; }
.card:hover img { opacity: 1; filter: brightness(1.04) saturate(1.06); }
.portrait { box-shadow: 0 30px 60px -30px rgba(23,22,22,.35); }
.life-mosaic img, .season-collage img { transition: transform 1.4s cubic-bezier(.2,.7,.2,1); }

/* Hero: soft vignette and a quiet scroll cue */
.hero::before { background: linear-gradient(180deg, rgba(23,22,22,.48) 0%, rgba(23,22,22,.22) 45%, rgba(23,22,22,.55) 100%); }
.hero::after { content: ""; position: absolute; left: 50%; bottom: 28px; width: 1px; height: 56px; background: linear-gradient(rgba(255,255,255,0), rgba(255,255,255,.9)); animation: cue 2.4s ease-in-out infinite; }
@keyframes cue { 0%, 100% { opacity: .25; transform: translateY(-8px); } 50% { opacity: 1; transform: translateY(0); } }

/* Pull quotes and steps feel more editorial */
.life-quote { border-left-width: 1px; padding-left: 28px; }
.steps li::before { font-family: var(--serif); font-style: italic; }

/* Gentle reveal on scroll */
.reveal-on .reveal { opacity: 0; transform: translateY(28px); transition: opacity 1.1s cubic-bezier(.2,.7,.2,1), transform 1.1s cubic-bezier(.2,.7,.2,1); }
.reveal-on .reveal.is-in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) {
  .hero::after { animation: none; }
  .reveal-on .reveal { opacity: 1; transform: none; transition: none; }
  .life-mosaic img, .season-collage img { transition: none; }
}
.text-link { align-self: flex-start; }
.section-head.center .text-link, .center > .text-link { align-self: center; }
.card:not(:has(img)) { border-top: 1px solid var(--line); padding-top: 24px; }
.bg-green .card:not(:has(img)) { border-top-color: rgba(255,255,255,.25); }
.life-jump { gap: 8px 28px; }
.life-jump a { background: none; border: 0; border-bottom: 1px solid transparent; padding: 6px 0; font-size: 11px; letter-spacing: .26em; color: var(--ink-soft); transition: border-color .45s ease, color .45s ease; }
.life-jump a:hover { background: none; color: var(--green); border-bottom-color: currentColor; }
.eyebrow .no { font-size: 19px; color: var(--green); margin-right: -2px; }
.prose .eyebrow { font-family: var(--sans); font-size: 11px; line-height: 1.6; color: var(--green); margin: 0; }
.prose .text-link { font-family: var(--sans); font-size: 11.5px; color: var(--ink); }
@media (max-width: 600px) {
  .hero .eyebrow::before, .hero .eyebrow::after, .section-head.center .eyebrow::after, .section-head.center .eyebrow::before { display: none; }
  .hero .eyebrow { letter-spacing: .26em; }
}
.stack.prose > p { margin: 0; }
.site-footer .footer-col img.brokerage-logo { width: 150px; max-width: 150px; height: auto; margin: 14px 0 4px; }