:root {
  --color-primary: #cc2936;
  --color-primary-dark: #a61d29;
  --color-dark: #111111;
  --color-light: #ffffff;
  --color-gray-bg: #f5f5f5;
  --color-gray-text: #666666;
  --color-muted: #999999;
  --color-accent: #1a472a;
  --shadow: 0 12px 30px rgba(17, 17, 17, 0.08);
  --radius-btn: 8px;
  --radius-card: 12px;
  --max-width: 1200px;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  font-family: "Inter", -apple-system, BlinkMacSystemFont, sans-serif;
  color: var(--color-dark);
  background: var(--color-light);
  line-height: 1.6;
  overflow-x: hidden;
}

img {
  max-width: 100%;
  height: auto;
  display: block;
}

a {
  color: var(--color-primary);
}

a:hover {
  color: var(--color-primary-dark);
}

h1,
h2,
h3 {
  font-family: "Playfair Display", Georgia, serif;
  line-height: 1.2;
  margin: 0 0 0.75rem;
}

h1 {
  font-size: clamp(2rem, 5vw, 3.4rem);
}

h2 {
  font-size: clamp(1.7rem, 4vw, 2.5rem);
}

h3 {
  font-size: clamp(1.2rem, 3vw, 1.5rem);
}

p {
  margin: 0 0 1rem;
  color: var(--color-gray-text);
}

.container {
  width: min(100% - 2rem, var(--max-width));
  margin-inline: auto;
}

.section {
  position: relative;
  padding: clamp(5rem, 8vw, 6.25rem) 0;
}

.section-gray {
  background: var(--color-gray-bg);
}

.skip-link {
  position: absolute;
  left: -9999px;
}

.skip-link:focus {
  left: 0.5rem;
  top: 0.5rem;
  background: var(--color-light);
  color: var(--color-dark);
  padding: 0.5rem 0.75rem;
  z-index: 10000;
}

.site-header {
  position: sticky;
  top: 0;
  background: rgba(255, 255, 255, 0.95);
  border-bottom: 1px solid #ececec;
  z-index: 1000;
  backdrop-filter: blur(6px);
}

.nav-wrap {
  min-height: 74px;
  display: flex;
  align-items: center;
  gap: 1rem;
}

.logo-link {
  flex-shrink: 0;
}

.site-nav {
  margin-left: auto;
  display: flex;
  gap: 1rem;
}

.site-nav a {
  color: var(--color-dark);
  text-decoration: none;
  font-weight: 600;
}

.site-nav a:hover,
.site-nav a:focus {
  color: var(--color-primary);
}

.header-phone {
  color: var(--color-primary);
  font-weight: 700;
  text-decoration: none;
}

.mobile-nav-toggle {
  display: none;
}

.hero {
  padding-top: clamp(4.8rem, 8vw, 6.25rem);
  overflow: hidden;
}

.hero-bg {
  position: absolute;
  inset: 0;
  background:
    radial-gradient(1100px 380px at 8% 0%, rgba(26, 71, 42, 0.17), transparent 62%),
    radial-gradient(800px 260px at 100% 0%, rgba(204, 41, 54, 0.11), transparent 66%),
    linear-gradient(180deg, #f8fcf8 0%, #ffffff 100%);
  z-index: -1;
}

.hero-grid {
  display: grid;
  gap: 2rem;
}

.eyebrow {
  display: inline-block;
  font-weight: 700;
  letter-spacing: 0.05em;
  text-transform: uppercase;
  color: var(--color-accent);
  margin-bottom: 0.5rem;
}

.subheadline {
  max-width: 58ch;
  font-size: 1.05rem;
}

.hero-cta-row {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
  margin-top: 1.5rem;
}

.card {
  background: var(--color-light);
  border-radius: var(--radius-card);
  box-shadow: var(--shadow);
  transition: transform 0.25s ease, box-shadow 0.25s ease;
}

.card:hover {
  transform: translateY(-4px);
  box-shadow: 0 18px 35px rgba(17, 17, 17, 0.11);
}

.hero-search {
  padding: 1.25rem;
  align-self: start;
}

.compact-search,
.search-form,
.lead-form {
  display: grid;
  gap: 0.8rem;
}

label {
  display: grid;
  gap: 0.3rem;
  color: var(--color-dark);
  font-weight: 500;
  font-size: 0.96rem;
}

input,
select,
textarea,
button {
  font: inherit;
}

input,
select,
textarea {
  border: 1px solid #d7d7d7;
  border-radius: 8px;
  padding: 0.65rem 0.75rem;
  color: var(--color-dark);
  background: var(--color-light);
}

input:focus,
select:focus,
textarea:focus {
  outline: 2px solid rgba(204, 41, 54, 0.2);
  border-color: var(--color-primary);
}

.btn {
  border: none;
  border-radius: var(--radius-btn);
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.35rem;
  padding: 0.75rem 1rem;
  text-decoration: none;
  font-weight: 700;
  cursor: pointer;
  min-height: 46px;
}

.btn-primary {
  background: var(--color-primary);
  color: #fff;
}

.btn-primary:hover,
.btn-primary:focus {
  background: var(--color-primary-dark);
  color: #fff;
}

.btn-outline {
  color: var(--color-dark);
  border: 1px solid #d5d5d5;
  background: #fff;
}

.btn-outline:hover,
.btn-outline:focus {
  border-color: var(--color-dark);
  color: var(--color-dark);
}

.proof-strip {
  margin-top: 2rem;
  border-top: 1px solid #ececec;
  border-bottom: 1px solid #ececec;
  background: rgba(255, 255, 255, 0.85);
}

.proof-inner {
  padding: 0.9rem 0;
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem 1rem;
  justify-content: space-between;
}

.proof-inner p {
  margin: 0;
  font-weight: 600;
}

.proof-rating {
  color: var(--color-accent);
}

.section-head {
  text-align: center;
  max-width: 65ch;
  margin: 0 auto 1.5rem;
}

.section-head.left {
  text-align: left;
  margin-inline: 0;
}

.search-form,
.lead-form,
.schedule-callout {
  padding: 1.2rem;
}

.search-form {
  margin-bottom: 1rem;
}

.status {
  min-height: 1.5rem;
  font-weight: 600;
  color: var(--color-accent);
}

.listing-grid {
  display: grid;
  gap: 1rem;
  grid-template-columns: repeat(auto-fit, minmax(240px, 1fr));
}

.listing-card {
  overflow: hidden;
  transition: transform 0.2s, box-shadow 0.2s;
}

.listing-card:hover, .listing-card:focus-visible {
  transform: translateY(-4px);
  box-shadow: 0 8px 24px rgba(0,0,0,0.12);
  outline: none;
}

.listing-img-wrap {
  position: relative;
  overflow: hidden;
}

.listing-card img {
  width: 100%;
  aspect-ratio: 4 / 3;
  object-fit: cover;
  transition: transform 0.3s;
}

.listing-card:hover img {
  transform: scale(1.04);
}

.listing-badge {
  position: absolute;
  top: 0.6rem;
  left: 0.6rem;
  background: var(--color-primary);
  color: #fff;
  font-size: 0.7rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.05em;
  padding: 0.2rem 0.55rem;
  border-radius: 4px;
}

.listing-badge--land { background: #2d7d46; }
.listing-badge--commercial { background: #1a5276; }

.listing-content {
  padding: 0.95rem;
}

.listing-price {
  color: var(--color-dark);
  font-weight: 800;
  font-size: 1.35rem;
}

.listing-meta {
  display: inline-block;
  margin: 0.35rem 0 0.9rem;
  background: var(--color-gray-bg);
  border-radius: 999px;
  font-size: 0.85rem;
  color: var(--color-dark);
  padding: 0.3rem 0.65rem;
}

.listing-address {
  color: var(--color-dark);
  margin-bottom: 0.5rem;
}

.centered-btn {
  text-align: center;
  margin-top: 1.4rem;
}

.can't-find {
  margin-top: 1rem;
}

.schedule-wrap {
  display: grid;
  gap: 1rem;
}

.inline-help {
  margin: 0;
  font-size: 0.9rem;
}

.two-col {
  display: grid;
  gap: 0.8rem;
}

.agent-grid,
.review-grid,
.blog-grid {
  display: grid;
  gap: 1rem;
  grid-template-columns: repeat(auto-fit, minmax(240px, 1fr));
}

.agent-card,
.review-card,
.blog-card {
  padding: 1.25rem;
}

.blog-article {
  width: min(100% - 2rem, 850px);
  margin-inline: auto;
  padding: clamp(1.25rem, 4vw, 2rem);
}

.agent-card img {
  border-radius: 999px;
  margin: 0 auto 0.9rem;
}

.agent-title {
  color: var(--color-primary);
  font-weight: 700;
}

.reviewer {
  color: var(--color-dark);
  font-weight: 700;
}

.stars {
  color: #d29e22;
  letter-spacing: 0.08em;
  font-weight: 700;
}

.center-link {
  text-align: center;
  margin-top: 1rem;
}

.pill-wrap {
  display: flex;
  flex-wrap: wrap;
  gap: 0.6rem;
}

.pill-wrap span {
  background: #fff;
  border: 1px solid #ddd;
  border-radius: 999px;
  padding: 0.35rem 0.8rem;
  color: var(--color-dark);
  font-weight: 600;
}

.contact-grid {
  display: grid;
  gap: 1rem;
}

.contact-action-row {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
  margin-bottom: 1rem;
}

.map {
  width: 100%;
  border: 0;
  border-radius: 12px;
}

.site-footer {
  background: #111111;
  color: #d5d5d5;
  padding: 3rem 0 calc(3rem + 72px);
}

.site-footer p,
.site-footer a,
.site-footer h3 {
  color: inherit;
}

.footer-grid {
  display: grid;
  gap: 1rem;
}

.equal-housing {
  font-weight: 700;
  color: #ffffff;
}

.copyright {
  margin-top: 1rem;
  padding-top: 1rem;
  border-top: 1px solid #2f2f2f;
  color: #a7a7a7;
}

.mobile-cta-bar {
  position: fixed;
  bottom: 0;
  left: 0;
  right: 0;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0.5rem;
  padding: 0.5rem;
  background: rgba(255, 255, 255, 0.97);
  border-top: 1px solid #ddd;
  z-index: 1200;
}

.mobile-cta-bar .btn {
  width: 100%;
}

.listing-modal {
  border: none;
  border-radius: 12px;
  width: min(94vw, 660px);
  padding: 0;
}

.listing-modal::backdrop {
  background: rgba(17, 17, 17, 0.63);
}

#listing-modal-content {
  padding: 0;
}

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

.modal-body {
  padding: 1.25rem 1.5rem 1.5rem;
}

.modal-price-row {
  display: flex;
  align-items: baseline;
  gap: 0.75rem;
  margin-bottom: 0.25rem;
}

.modal-price {
  font-size: 1.6rem;
  font-weight: 800;
  color: var(--color-dark);
  margin: 0;
}

.modal-price-sqft {
  font-size: 0.85rem;
  color: #777;
}

.modal-address {
  font-size: 1rem;
  color: #555;
  margin-bottom: 1rem;
}

.modal-details-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0.6rem;
  margin-bottom: 1.25rem;
  padding: 1rem;
  background: #f7f7f7;
  border-radius: 8px;
}

.modal-detail {
  display: flex;
  flex-direction: column;
}

.modal-detail-label {
  font-size: 0.75rem;
  color: #888;
  text-transform: uppercase;
  letter-spacing: 0.04em;
}

.modal-detail-value {
  font-size: 1.05rem;
  font-weight: 700;
  color: var(--color-dark);
}

.modal-actions {
  display: flex;
  gap: 0.75rem;
}

.modal-actions .btn {
  flex: 1;
  text-align: center;
  text-decoration: none;
  display: inline-flex;
  align-items: center;
  justify-content: center;
}

.btn-outline {
  background: transparent;
  color: var(--color-dark);
  border: 2px solid var(--color-dark);
}

.btn-outline:hover {
  background: var(--color-dark);
  color: #fff;
}

.modal-close {
  border: none;
  background: rgba(255,255,255,0.85);
  font-size: 1.5rem;
  line-height: 1;
  width: 2rem;
  height: 2rem;
  display: flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
  position: absolute;
  right: 0.5rem;
  top: 0.5rem;
  border-radius: 50%;
  z-index: 10;
  transition: background 0.2s;
}

.modal-close:hover {
  background: rgba(255,255,255,1);
}

/* --- Rates Strip --- */
.rates-strip {
  background: var(--color-dark);
  color: #d5d5d5;
  font-size: 0.85rem;
  padding: 0.55rem 0;
}

.rates-inner {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem 1.5rem;
  align-items: center;
}

.rates-label {
  font-weight: 700;
  color: #fff;
}

.rate-item {
  white-space: nowrap;
}

/* --- Mortgage Calculator --- */
.mortgage-widget {
  padding: 1.5rem;
}

.mortgage-form {
  margin-bottom: 1.25rem;
}

.mortgage-inputs {
  display: grid;
  gap: 1rem;
  grid-template-columns: 1fr;
}

.mortgage-inputs input[type="range"] {
  width: 100%;
  accent-color: var(--color-primary);
  border: none;
  padding: 0;
  margin-top: 0.3rem;
}

.mortgage-inputs input[type="number"] {
  margin-top: 0.3rem;
}

.term-toggle {
  display: flex;
  align-items: center;
  gap: 0.5rem;
  flex-wrap: wrap;
}

.term-label {
  font-weight: 500;
  font-size: 0.96rem;
  color: var(--color-dark);
}

.term-btn {
  border: 1px solid #d5d5d5;
  background: #fff;
  border-radius: var(--radius-btn);
  padding: 0.5rem 1rem;
  font-weight: 700;
  cursor: pointer;
  color: var(--color-dark);
}

.term-btn.active {
  background: var(--color-primary);
  color: #fff;
  border-color: var(--color-primary);
}

.mortgage-result {
  display: grid;
  gap: 1rem;
  grid-template-columns: 1fr 1fr;
  align-items: start;
}

.mortgage-big {
  display: flex;
  flex-direction: column;
  gap: 0.3rem;
}

.mortgage-big-label {
  font-size: 0.9rem;
  color: var(--color-gray-text);
  font-weight: 600;
}

.mortgage-big-value {
  font-size: 2.2rem;
  font-weight: 800;
  color: var(--color-dark);
  font-family: "Inter", sans-serif;
}

.mortgage-details p {
  margin: 0 0 0.4rem;
  font-size: 0.95rem;
}

/* --- Market Snapshot --- */
.market-zip-row {
  display: flex;
  gap: 0.75rem;
  align-items: end;
  margin-bottom: 1.25rem;
  max-width: 320px;
}

.market-zip-row input {
  width: 100px;
}

.market-grid {
  display: grid;
  gap: 1rem;
  grid-template-columns: repeat(auto-fit, minmax(180px, 1fr));
}

.market-card {
  padding: 1.25rem;
  text-align: center;
}

.market-card-label {
  display: block;
  font-size: 0.85rem;
  color: var(--color-gray-text);
  font-weight: 600;
  margin-bottom: 0.3rem;
}

.market-card-value {
  display: block;
  font-size: 1.6rem;
  font-weight: 800;
  color: var(--color-dark);
}

.temp-hot {
  color: var(--color-primary);
}

.temp-cold {
  color: #2563eb;
}

.temp-neutral {
  color: var(--color-accent);
}

/* --- Home Value Form --- */
.home-value-form {
  max-width: 540px;
  margin: 0 auto;
  padding: 1.5rem;
  display: grid;
  gap: 0.8rem;
}

#home-value .section-head p {
  font-size: 1.05rem;
}

/* --- Property Tax Estimator --- */
.tax-widget {
  max-width: 420px;
  margin: 0 auto;
  padding: 1.25rem;
}

.tax-inputs {
  display: flex;
  gap: 0.75rem;
  align-items: end;
  margin-bottom: 1rem;
}

.tax-inputs input {
  width: 100px;
}

.tax-result p {
  margin: 0 0 0.4rem;
  font-size: 1rem;
}

.tax-result strong {
  color: var(--color-dark);
}

.reveal {
  opacity: 0;
  transform: translateY(12px);
  transition: opacity 0.55s ease, transform 0.55s ease;
}

.reveal.visible,
.reveal.no-js {
  opacity: 1;
  transform: translateY(0);
}

/* Fallback: if JS hasn't added .visible within 2s, show anyway */
@keyframes revealFallback {
  to { opacity: 1; transform: translateY(0); }
}
.reveal {
  animation: revealFallback 0.01s 2s forwards;
}

@media (min-width: 700px) {
  .hero-grid {
    grid-template-columns: 1.2fr 0.8fr;
    align-items: start;
  }

  .search-form {
    grid-template-columns: repeat(3, minmax(0, 1fr));
    align-items: end;
  }

  .search-form button {
    grid-column: span 3;
    width: fit-content;
  }

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

  .schedule-wrap {
    grid-template-columns: 2fr 1fr;
  }

  .contact-grid {
    grid-template-columns: 1.15fr 0.85fr;
    align-items: start;
  }

  .footer-grid {
    grid-template-columns: repeat(3, minmax(0, 1fr));
    align-items: start;
  }

  .mortgage-inputs {
    grid-template-columns: 1fr 1fr 1fr;
    align-items: end;
  }

  .mortgage-result {
    grid-template-columns: 1fr 1fr;
  }
}

@media (min-width: 900px) {
  .mobile-cta-bar {
    display: none;
  }

  .site-footer {
    padding-bottom: 3rem;
  }
}

@media (max-width: 899px) {
  .header-phone {
    display: none;
  }

  .mobile-nav-toggle {
    margin-left: auto;
    display: inline-flex;
    border: 1px solid #ddd;
    background: #fff;
    color: var(--color-dark);
    border-radius: 8px;
    padding: 0.45rem 0.7rem;
    font-weight: 700;
  }

  .site-nav {
    display: none;
    position: absolute;
    top: 74px;
    left: 0;
    right: 0;
    background: #fff;
    border-bottom: 1px solid #ececec;
    padding: 0.75rem 1rem 1rem;
    flex-direction: column;
  }

  .site-nav.open {
    display: flex;
  }

  .site-nav a {
    padding: 0.2rem 0;
  }

  .section {
    padding-block: 5rem;
  }
}

/* Showing Form */
.showing-form .form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem;
  margin-bottom: 1rem;
}
.showing-form .form-group {
  display: flex;
  flex-direction: column;
  gap: 0.3rem;
}
.showing-form label {
  font-size: 0.85rem;
  font-weight: 600;
  color: var(--gray-700, #444);
}
.showing-form input,
.showing-form select,
.showing-form textarea {
  padding: 0.6rem 0.75rem;
  border: 1px solid var(--gray-300, #ccc);
  border-radius: 6px;
  font-size: 0.95rem;
  font-family: inherit;
  background: #fff;
  transition: border-color 0.2s;
}
.showing-form input:focus,
.showing-form select:focus,
.showing-form textarea:focus {
  outline: none;
  border-color: var(--primary, #111);
  box-shadow: 0 0 0 2px rgba(0,0,0,0.08);
}
.showing-form textarea {
  resize: vertical;
}
@media (max-width: 600px) {
  .showing-form .form-row {
    grid-template-columns: 1fr;
  }
}