/* Bruce Once — bruceonce.org
   Modern 2026 conversion-minded real estate — mobile-first */

:root {
  /* Palette matched to premierhomespros.com (Luxury Presence / Masterpiece) */
  --navy: #211F1F;
  --navy-deep: #1a1a1a;
  --navy-mid: #2d2f30;
  --gold: #DCA70A;
  --gold-light: #e8c04a;
  --gold-soft: #f7f1e6;
  --champagne: #CCB091;
  --cream: #EEEDE9;
  --card: #F5F5F5;
  --muted-text: #404040;
  --white: #ffffff;
  --slate: #535353;
  --slate-light: #848484;
  --border: #d8d8d8;
  --success: #2C3426;
  --error: #dc3545;
  --radius: 10px;
  --radius-lg: 16px;
  --shadow: 0 4px 24px rgba(33, 31, 31, 0.08);
  --shadow-lg: 0 12px 40px rgba(33, 31, 31, 0.12);
  --font-sans: "Segoe UI", system-ui, -apple-system, BlinkMacSystemFont, "Helvetica Neue", Arial, sans-serif;
  --font-display: Georgia, "Times New Roman", "Palatino Linotype", serif;
  --max: 1120px;
  --header-h: 84px;
  --transition: 0.2s ease;
}

*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

html { scroll-behavior: smooth; }

body {
  font-family: var(--font-sans);
  font-size: 1.0625rem;
  line-height: 1.65;
  color: var(--navy);
  background: var(--cream);
  -webkit-font-smoothing: antialiased;
}

img { max-width: 100%; height: auto; display: block; }
a { color: var(--navy-mid); text-decoration-thickness: 1px; text-underline-offset: 3px; }
a:hover { color: var(--gold); }
ul, ol { list-style: none; }

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

/* —— Typography —— */
h1, h2, h3, h4 {
  font-family: var(--font-display);
  font-weight: 600;
  line-height: 1.2;
  color: var(--navy);
  letter-spacing: -0.01em;
}
h1 { font-size: clamp(2rem, 4.5vw, 3rem); }
h2 { font-size: clamp(1.5rem, 3vw, 2.1rem); margin-bottom: 0.75rem; }
h3 { font-size: 1.25rem; margin-bottom: 0.5rem; }
.lead { font-size: 1.15rem; color: var(--slate); max-width: 40rem; }
.eyebrow {
  display: inline-block;
  font-family: var(--font-sans);
  font-size: 0.75rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 0.75rem;
}
.sample-badge {
  display: inline-block;
  font-size: 0.62rem;
  font-weight: 700;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  background: var(--gold-soft);
  color: var(--navy-mid);
  border: 1px solid var(--gold);
  padding: 0.25rem 0.5rem;
  border-radius: 4px;
  line-height: 1.35;
  max-width: 100%;
  white-space: normal;
}
.listing-media .sample-badge {
  max-width: calc(100% - 1.5rem);
  z-index: 1;
}

/* —— Buttons —— */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.5rem;
  font-family: var(--font-sans);
  font-size: 0.95rem;
  font-weight: 600;
  line-height: 1;
  padding: 0.9rem 1.5rem;
  border-radius: var(--radius);
  border: 2px solid transparent;
  cursor: pointer;
  text-decoration: none;
  transition: background var(--transition), color var(--transition), border-color var(--transition), transform var(--transition);
}
.btn:hover { text-decoration: none; transform: translateY(-1px); }
.btn:focus-visible { outline: 3px solid var(--gold); outline-offset: 2px; }
.btn-primary {
  background: var(--gold);
  color: var(--navy-deep);
  border-color: var(--gold);
}
.btn-primary:hover { background: var(--gold-light); color: var(--navy-deep); }
.btn-secondary {
  background: transparent;
  color: var(--navy);
  border-color: var(--navy);
}
.btn-secondary:hover { background: var(--navy); color: var(--white); }
.btn-ghost {
  background: transparent;
  color: var(--white);
  border-color: rgba(255,255,255,0.5);
}
.btn-ghost:hover { background: rgba(255,255,255,0.12); color: var(--white); border-color: var(--white); }
.btn-block { width: 100%; }
.btn-group { display: flex; flex-wrap: wrap; gap: 0.75rem; margin-top: 1.5rem; }

/* —— Header —— */
.site-header {
  position: sticky;
  top: 0;
  z-index: 100;
  background: rgba(255,255,255,0.92);
  backdrop-filter: blur(12px);
  border-bottom: 1px solid var(--border);
}
.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  min-height: var(--header-h);
  gap: 1rem;
}
.logo {
  font-family: var(--font-display);
  font-size: 1.35rem;
  font-weight: 600;
  color: var(--navy);
  text-decoration: none;
  line-height: 1.2;
}
.logo:hover { color: var(--navy); text-decoration: none; }
/* logo sublines: .logo-brokerage / .logo-agent / .logo-license */
.nav-toggle {
  display: none;
  background: none;
  border: 1px solid var(--border);
  border-radius: 8px;
  padding: 0.5rem 0.65rem;
  cursor: pointer;
  color: var(--navy);
}
.nav-toggle:focus-visible { outline: 3px solid var(--gold); outline-offset: 2px; }
.nav-toggle-bars {
  display: block;
  width: 22px;
  height: 2px;
  background: currentColor;
  box-shadow: 0 6px 0 currentColor, 0 -6px 0 currentColor;
}
.site-nav ul {
  display: flex;
  align-items: center;
  gap: 0.25rem 1.25rem;
  flex-wrap: wrap;
}
.site-nav a {
  font-size: 0.9rem;
  font-weight: 550;
  color: var(--navy);
  text-decoration: none;
  padding: 0.35rem 0;
}
.site-nav a:hover,
.site-nav a[aria-current="page"] { color: var(--gold); }
.site-nav .nav-cta { margin-left: 0.25rem; padding: 0.65rem 1.1rem; font-size: 0.85rem; }
/* .header-phones replaces .header-phone — see compliance block */

@media (max-width: 860px) {
  .nav-toggle { display: block; }
  .site-nav {
    display: none;
    position: absolute;
    top: 100%;
    left: 0;
    right: 0;
    background: var(--white);
    border-bottom: 1px solid var(--border);
    padding: 1rem 1.5rem 1.5rem;
    box-shadow: var(--shadow);
  }
  .site-nav.is-open { display: block; }
  .site-nav ul { flex-direction: column; align-items: stretch; gap: 0.75rem; }
  .site-nav .nav-cta { margin-left: 0; text-align: center; }
  .header-phones { display: none; }
}

/* —— Lander header (minimal) —— */
.lander-header {
  background: var(--white);
  border-bottom: 1px solid var(--border);
  padding: 1rem 0;
}
.lander-header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1rem;
}
/* lander-contact detailed in compliance block */

/* —— Hero —— */
.hero {
  position: relative;
  background: linear-gradient(145deg, var(--navy-deep) 0%, var(--navy) 55%, var(--navy-mid) 100%);
  color: var(--white);
  padding: clamp(3rem, 8vw, 5.5rem) 0;
  overflow: hidden;
}
.hero::after {
  content: "";
  position: absolute;
  inset: 0;
  background: radial-gradient(ellipse at 80% 20%, rgba(196,163,90,0.15), transparent 50%);
  pointer-events: none;
}
.hero .container { position: relative; z-index: 1; }
.hero h1 { color: var(--white); margin-bottom: 1rem; }
.hero .lead { color: rgba(255,255,255,0.85); }
.hero .eyebrow { color: var(--gold-light); }
.hero-grid {
  display: grid;
  gap: 2.5rem;
  align-items: center;
}
@media (min-width: 768px) {
  .hero-grid { grid-template-columns: 1.2fr 0.8fr; }
}
.hero-card {
  background: rgba(255,255,255,0.06);
  border: 1px solid rgba(255,255,255,0.15);
  border-radius: var(--radius-lg);
  padding: 1.5rem;
  backdrop-filter: blur(8px);
}
.hero-card h2 { color: var(--white); font-size: 1.15rem; font-family: var(--font-sans); margin-bottom: 1rem; }
.hero-stats {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem;
}
.hero-stat strong {
  display: block;
  font-family: var(--font-display);
  font-size: 1.5rem;
  color: var(--gold-light);
}
.hero-stat span { font-size: 0.8rem; color: rgba(255,255,255,0.7); }

/* —— Sections —— */
.section { padding: clamp(3rem, 6vw, 4.5rem) 0; }
.section-alt { background: var(--white); }
.section-header { margin-bottom: 2rem; max-width: 36rem; }
.section-header.centered { text-align: center; margin-inline: auto; }

/* —— Cards / grid —— */
.card-grid {
  display: grid;
  gap: 1.5rem;
  grid-template-columns: 1fr;
}
@media (min-width: 600px) {
  .card-grid-2 { grid-template-columns: repeat(2, 1fr); }
  .card-grid-3 { grid-template-columns: repeat(3, 1fr); }
}
@media (min-width: 900px) {
  .card-grid-3 { grid-template-columns: repeat(3, 1fr); }
}
.card {
  background: var(--white);
  border: 1px solid var(--border);
  border-radius: var(--radius-lg);
  padding: 1.5rem;
  box-shadow: var(--shadow);
  transition: box-shadow var(--transition), transform var(--transition);
}
.card:hover { box-shadow: var(--shadow-lg); transform: translateY(-2px); }
.card-icon {
  width: 48px;
  height: 48px;
  display: flex;
  align-items: center;
  justify-content: center;
  background: var(--gold-soft);
  color: var(--navy);
  border-radius: 12px;
  font-size: 1.25rem;
  margin-bottom: 1rem;
  font-weight: 700;
}
.card p { color: var(--slate); font-size: 0.95rem; }

/* —— Headshot placeholder —— */
.headshot-slot {
  aspect-ratio: 4 / 5;
  background: linear-gradient(160deg, #1a3358, #0c1e3a);
  border-radius: var(--radius-lg);
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  text-align: center;
  padding: 1.5rem;
  color: rgba(255,255,255,0.75);
  border: 2px dashed rgba(196,163,90,0.4);
  min-height: 280px;
}
.headshot-slot strong {
  color: var(--gold-light);
  font-size: 0.85rem;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  margin-bottom: 0.5rem;
}
.headshot-slot small { font-size: 0.8rem; max-width: 12rem; line-height: 1.4; }
.headshot-slot--circle {
  aspect-ratio: 1;
  border-radius: 50%;
  max-width: 280px;
  margin-inline: auto;
  min-height: 0;
  padding: 0;
  overflow: hidden;
  border: 4px solid var(--gold);
  box-shadow: 0 0 0 3px rgba(220, 167, 10, 0.25), var(--shadow);
  background: var(--navy-deep);
  display: block;
}
.headshot-slot--filled {
  padding: 0;
  overflow: hidden;
  border-style: solid;
  border-color: rgba(220, 167, 10, 0.55);
  min-height: 0;
}
.headshot-img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  border-radius: inherit;
  display: block;
}

/* —— About / two-col —— */
.two-col {
  display: grid;
  gap: 2.5rem;
  align-items: center;
}
@media (min-width: 768px) {
  .two-col { grid-template-columns: 0.9fr 1.1fr; }
  .two-col--reverse { direction: rtl; }
  .two-col--reverse > * { direction: ltr; }
}

/* —— Listing cards —— */
.listing-card {
  background: var(--white);
  border: 1px solid var(--border);
  border-radius: var(--radius-lg);
  overflow: hidden;
  box-shadow: var(--shadow);
  display: flex;
  flex-direction: column;
}
.listing-media {
  aspect-ratio: 16 / 10;
  background: linear-gradient(135deg, #2a4060, #1a2a40);
  position: relative;
  display: flex;
  align-items: center;
  justify-content: center;
  color: rgba(255,255,255,0.5);
  font-size: 0.8rem;
  letter-spacing: 0.05em;
  text-transform: uppercase;
}
.listing-media .sample-badge {
  position: absolute;
  top: 0.75rem;
  left: 0.75rem;
}
.listing-body { padding: 1.25rem; flex: 1; display: flex; flex-direction: column; }
.listing-price {
  font-family: var(--font-display);
  font-size: 1.35rem;
  color: var(--navy);
  margin-bottom: 0.25rem;
}
.listing-address { font-weight: 600; font-size: 0.95rem; margin-bottom: 0.5rem; }
.listing-meta {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
  font-size: 0.85rem;
  color: var(--slate);
  margin-bottom: 0.75rem;
}
.listing-note {
  font-size: 0.75rem;
  color: var(--slate-light);
  font-style: italic;
  margin-top: auto;
  padding-top: 0.75rem;
  border-top: 1px solid var(--border);
}

/* —— Forms —— */
.form-panel {
  background: var(--white);
  border: 1px solid var(--border);
  border-radius: var(--radius-lg);
  padding: clamp(1.5rem, 4vw, 2.25rem);
  box-shadow: var(--shadow-lg);
}
.form-panel h2 { margin-bottom: 0.35rem; }
.form-panel .form-intro { color: var(--slate); font-size: 0.95rem; margin-bottom: 1.5rem; }
.form-group { margin-bottom: 1.15rem; }
.form-group label {
  display: block;
  font-size: 0.85rem;
  font-weight: 600;
  margin-bottom: 0.4rem;
  color: var(--navy);
}
.form-group label .req { color: var(--gold); }
.form-group input,
.form-group select,
.form-group textarea {
  width: 100%;
  font-family: inherit;
  font-size: 1rem;
  padding: 0.75rem 0.9rem;
  border: 1px solid var(--border);
  border-radius: var(--radius);
  background: var(--cream);
  color: var(--navy);
  transition: border-color var(--transition), box-shadow var(--transition);
}
.form-group input:focus,
.form-group select:focus,
.form-group textarea:focus {
  outline: none;
  border-color: var(--gold);
  box-shadow: 0 0 0 3px rgba(196,163,90,0.25);
  background: var(--white);
}
.form-group input:invalid:not(:placeholder-shown),
.form-group textarea:invalid:not(:placeholder-shown) {
  border-color: var(--error);
}
.form-hint { font-size: 0.8rem; color: var(--slate-light); margin-top: 0.35rem; }
.form-privacy { font-size: 0.8rem; color: var(--slate-light); margin-top: 1rem; }
.form-error {
  display: none;
  background: #fef2f2;
  color: var(--error);
  border: 1px solid #fecaca;
  border-radius: var(--radius);
  padding: 0.75rem 1rem;
  font-size: 0.9rem;
  margin-bottom: 1rem;
}
.form-error.is-visible { display: block; }
.form-success {
  display: none;
  text-align: center;
  padding: 2rem 1rem;
}
.form-success.is-visible { display: block; }
.form-success .check {
  width: 64px;
  height: 64px;
  margin: 0 auto 1.25rem;
  background: var(--gold-soft);
  color: var(--success);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 1.75rem;
  font-weight: 700;
}
.form-fields.is-hidden { display: none; }

/* Lander layout */
.lander-hero {
  background: linear-gradient(145deg, var(--navy-deep), var(--navy-mid));
  color: var(--white);
  padding: clamp(2.5rem, 6vw, 4rem) 0;
}
.lander-hero h1 { color: var(--white); }
.lander-hero .lead { color: rgba(255,255,255,0.85); }
.lander-layout {
  display: grid;
  gap: 2rem;
  margin-top: -3rem;
  position: relative;
  z-index: 2;
  padding-bottom: 3rem;
}
@media (min-width: 800px) {
  .lander-layout { grid-template-columns: 1fr 1fr; align-items: start; }
}
.lander-benefits {
  background: var(--white);
  border-radius: var(--radius-lg);
  padding: 1.75rem;
  border: 1px solid var(--border);
  box-shadow: var(--shadow);
}
.lander-benefits li {
  display: flex;
  gap: 0.75rem;
  padding: 0.75rem 0;
  border-bottom: 1px solid var(--border);
  font-size: 0.95rem;
  color: var(--slate);
}
.lander-benefits li:last-child { border-bottom: none; }
.lander-benefits li::before {
  content: "✓";
  color: var(--gold);
  font-weight: 700;
  flex-shrink: 0;
}

/* —— CTA band —— */
.cta-band {
  background: var(--navy);
  color: var(--white);
  padding: clamp(2.5rem, 5vw, 3.5rem) 0;
  text-align: center;
}
.cta-band h2 { color: var(--white); margin-bottom: 0.75rem; }
.cta-band p { color: rgba(255,255,255,0.8); max-width: 32rem; margin-inline: auto; }
.cta-band .btn-group { justify-content: center; }

/* —— Contact strip —— */
.contact-strip {
  display: grid;
  gap: 1rem;
}
@media (min-width: 600px) {
  .contact-strip { grid-template-columns: repeat(3, 1fr); }
}
.contact-item {
  background: var(--white);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  padding: 1.25rem;
  text-align: center;
}
.contact-item strong {
  display: block;
  font-size: 0.7rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--slate-light);
  margin-bottom: 0.35rem;
}
.contact-item a {
  font-weight: 600;
  color: var(--navy);
  text-decoration: none;
  font-size: 1rem;
}
.contact-item a:hover { color: var(--gold); }

/* —— Market overview —— */
.market-stats {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1rem;
  margin: 2rem 0;
}
@media (min-width: 700px) {
  .market-stats { grid-template-columns: repeat(4, 1fr); }
}
.market-stat {
  background: var(--white);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  padding: 1.25rem;
  text-align: center;
}
.market-stat strong {
  display: block;
  font-family: var(--font-display);
  font-size: 1.5rem;
  color: var(--navy);
}
.market-stat span { font-size: 0.8rem; color: var(--slate-light); }
.market-stat .sample-badge { margin-top: 0.5rem; }

/* —— Footer —— */
.site-footer {
  background: var(--navy-deep);
  color: rgba(255,255,255,0.75);
  padding: 3rem 0 1.5rem;
  font-size: 0.875rem;
}
.footer-grid {
  display: grid;
  gap: 2rem;
  margin-bottom: 2.5rem;
}
@media (min-width: 700px) {
  .footer-grid { grid-template-columns: 1.4fr 1fr 1fr; }
}
.site-footer h3 {
  color: var(--white);
  font-family: var(--font-sans);
  font-size: 0.8rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  margin-bottom: 1rem;
}
.site-footer a { color: rgba(255,255,255,0.8); text-decoration: none; }
.site-footer a:hover { color: var(--gold-light); }
.footer-brand .logo { color: var(--white); margin-bottom: 0.75rem; display: inline-block; }
.footer-brand p { max-width: 22rem; line-height: 1.6; }
.footer-links li { margin-bottom: 0.5rem; }
.footer-contact li { margin-bottom: 0.45rem; }
.footer-disclaimer {
  border-top: 1px solid rgba(255,255,255,0.12);
  padding-top: 1.5rem;
  font-size: 0.75rem;
  line-height: 1.55;
  color: rgba(255,255,255,0.55);
}
.footer-disclaimer p + p { margin-top: 0.75rem; }
.eho {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  margin-bottom: 0.75rem;
}
.eho-badge {
  width: 28px;
  height: 28px;
  border: 2px solid rgba(255,255,255,0.6);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 0.7rem;
  font-weight: 700;
  color: rgba(255,255,255,0.8);
  flex-shrink: 0;
}

/* —— Utility —— */
.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0,0,0,0);
  border: 0;
}
.text-muted { color: var(--slate); }
.mt-1 { margin-top: 0.5rem; }
.mt-2 { margin-top: 1rem; }
.mb-2 { margin-bottom: 1rem; }

/* Skip link */
.skip-link {
  position: absolute;
  top: -100%;
  left: 1rem;
  background: var(--gold);
  color: var(--navy-deep);
  padding: 0.75rem 1rem;
  z-index: 200;
  font-weight: 600;
  border-radius: var(--radius);
  text-decoration: none;
}
.skip-link:focus { top: 1rem; }

/* Premier Homes brand marks — brokerage MORE prominent than agent */
.logo {
  display: inline-flex;
  align-items: center;
  gap: 0.75rem;
  text-decoration: none;
}
.logo-mark {
  height: 48px;
  width: auto;
  display: block;
  border-radius: 4px;
}
.logo-text {
  display: flex;
  flex-direction: column;
  line-height: 1.2;
  color: inherit;
  gap: 0.1rem;
}
.logo-brokerage {
  font-family: var(--font-display);
  font-size: 1.2rem;
  font-weight: 700;
  letter-spacing: -0.01em;
  color: var(--navy);
  text-transform: none;
}
.logo-agent {
  font-family: var(--font-sans);
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 0.02em;
  color: var(--slate);
  text-transform: none;
}
.logo-license {
  font-family: var(--font-sans);
  font-size: 0.62rem;
  font-weight: 600;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  color: var(--slate-light);
}
.footer-brand .logo-mark { height: 52px; background: transparent; }
.footer-brand .logo-brokerage { color: #fff; font-size: 1.25rem; }
.footer-brand .logo-agent { color: rgba(255,255,255,0.75); }
.footer-brand .logo-license { color: rgba(255,255,255,0.5); }
.lander-header .logo-mark { height: 44px; }

/* Header phones: Cell + Office labeled */
.header-phones {
  display: flex;
  flex-direction: column;
  gap: 0.15rem;
  white-space: nowrap;
  line-height: 1.3;
}
.header-phones a {
  font-size: 0.85rem;
  font-weight: 600;
  color: var(--navy-mid);
  text-decoration: none;
}
.header-phones a:hover { color: var(--gold); }
.phone-label {
  font-size: 0.65rem;
  font-weight: 700;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--slate-light);
  margin-right: 0.35rem;
}
.lander-contact {
  display: flex;
  flex-direction: column;
  align-items: flex-end;
  gap: 0.25rem;
  font-size: 0.875rem;
  font-weight: 600;
  line-height: 1.35;
}
.lander-contact a { color: var(--navy); text-decoration: none; }
.lander-contact a:hover { color: var(--gold); }
.lander-contact .phone-label { color: var(--slate-light); }

/* Office phone at least body size on independent site */
.office-phone,
.contact-item--office a,
.footer-contact .office-line,
.brokerage-office {
  font-size: 1.0625rem;
  font-weight: 600;
}
.brokerage-link {
  font-weight: 700;
  text-decoration: underline;
  text-underline-offset: 3px;
}
.site-footer .brokerage-link {
  color: var(--gold-light);
  font-size: 0.9rem;
  font-weight: 700;
}
.independent-disclaimer {
  font-size: 0.8rem;
  color: var(--slate);
  margin-top: 0.75rem;
  padding: 0.75rem 1rem;
  background: var(--gold-soft);
  border-left: 3px solid var(--gold);
  border-radius: 0 var(--radius) var(--radius) 0;
  max-width: 40rem;
}
.hero .independent-disclaimer {
  background: rgba(255,255,255,0.08);
  border-left-color: var(--gold-light);
  color: rgba(255,255,255,0.85);
}
.lander-hero .independent-disclaimer {
  background: rgba(255,255,255,0.08);
  border-left-color: var(--gold-light);
  color: rgba(255,255,255,0.85);
  max-width: 42rem;
}
.contact-pair {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem 1.25rem;
  align-items: baseline;
  margin-top: 0.75rem;
  font-size: 1.0625rem;
}
.contact-pair a { font-weight: 600; text-decoration: none; color: inherit; }
.contact-pair a:hover { color: var(--gold); }
.hero .contact-pair a,
.lander-hero .contact-pair a { color: var(--white); }
.hero .contact-pair a:hover,
.lander-hero .contact-pair a:hover { color: var(--gold-light); }
.hero .phone-label,
.lander-hero .phone-label { color: rgba(255,255,255,0.65); }
.cta-band .contact-pair { justify-content: center; color: var(--white); }
.cta-band .phone-label { color: rgba(255,255,255,0.65); }
.cta-band .contact-pair a { color: var(--white); }
.cta-band .contact-pair a:hover { color: var(--gold-light); }

/* EHO mark — use official image */
.eho {
  display: inline-flex;
  align-items: center;
  gap: 0.6rem;
  margin-bottom: 0.75rem;
  flex-wrap: wrap;
}
.eho img {
  height: 36px;
  width: auto;
  display: block;
}
.eho-statement {
  font-weight: 600;
  color: rgba(255,255,255,0.85);
}
.footer-disclaimer .brokerage-office {
  color: rgba(255,255,255,0.85);
  font-size: 0.9rem;
}

@media (max-width: 860px) {
  .header-phones { display: none; }
}


/* —— Video slots (homepage placeholders) —— */
.video-slot {
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  text-align: center;
  gap: 0.5rem;
  padding: 1.25rem 1.5rem;
  background: linear-gradient(160deg, var(--navy-deep) 0%, var(--navy-mid) 100%);
  border: 2px dashed rgba(220, 167, 10, 0.45);
  border-radius: var(--radius-lg);
  color: rgba(255, 255, 255, 0.75);
  box-shadow: var(--shadow);
}
.video-slot-label {
  color: var(--gold-light);
  font-size: 0.85rem;
  font-weight: 700;
  letter-spacing: 0.06em;
  text-transform: uppercase;
}
.video-slot-note {
  font-size: 0.8rem;
  line-height: 1.45;
  max-width: 22rem;
  color: rgba(255, 255, 255, 0.65);
}
.video-slot-badge {
  display: inline-block;
  font-size: 0.65rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--navy-deep);
  background: var(--gold);
  padding: 0.2rem 0.5rem;
  border-radius: 4px;
}
.video-slot--landscape {
  aspect-ratio: 16 / 9;
  width: 100%;
  min-height: 180px;
}
.video-slot--vertical {
  aspect-ratio: 9 / 16;
  width: 100%;
  max-width: 360px;
  margin-inline: auto;
  min-height: 320px;
}
.video-slot--on-dark {
  background: linear-gradient(160deg, rgba(26, 26, 26, 0.85) 0%, rgba(45, 47, 48, 0.9) 100%);
  border-color: rgba(220, 167, 10, 0.5);
}
.video-slot--promo {
  max-width: 880px;
  margin-inline: auto;
}

.hero-video-wrap {
  margin-top: 2rem;
  position: relative;
  z-index: 1;
}
.hero-video-wrap .video-slot {
  box-shadow: none;
}

/* Meet Bruce vertical strip */
.meet-bruce-strip {
  background: var(--cream);
}
.meet-bruce-grid {
  display: grid;
  gap: 2rem;
  align-items: center;
}
@media (min-width: 640px) {
  .meet-bruce-grid {
    grid-template-columns: minmax(0, 360px) 1fr;
    gap: 2.5rem;
  }
}
.meet-bruce-media {
  display: flex;
  justify-content: center;
}
.meet-bruce-copy .video-slot-caption {
  font-size: 0.95rem;
  border-left: 3px solid var(--gold);
  padding-left: 1rem;
  margin-top: 1rem;
}

/* Ready for real media: keep poster/embed children filling the slot */
.video-slot video,
.video-slot iframe,
.video-slot img {
  width: 100%;
  height: 100%;
  object-fit: contain;
  border-radius: calc(var(--radius-lg) - 2px);
  border: 0;
  display: block;
  background: #000;
}

/* Filled video slots (real <video> media) */
.video-slot--has-media {
  padding: 0;
  border-style: solid;
  border-color: rgba(220, 167, 10, 0.55);
  overflow: hidden;
  background: #000;
}
.video-slot--has-media .video-slot-label,
.video-slot--has-media .video-slot-note,
.video-slot--has-media .video-slot-badge {
  display: none;
}
.video-slot video {
  width: 100%;
  height: 100%;
  object-fit: contain;
  display: block;
  background: #000;
}

/* Town promo MP4s are often 9:16 (TikTok); give filled promo a vertical-friendly frame */
.video-slot--promo.video-slot--has-media {
  aspect-ratio: 9 / 16;
  max-width: 420px;
  min-height: 360px;
}

.nav-contact { display: none; }
@media (max-width: 860px) {
  .nav-contact { display: list-item; }
  .nav-contact a { font-weight: 600; }
}

/* —— Tools hub & calculators —— */
.tools-strip {
  background: var(--white);
  border-top: 1px solid var(--border);
  border-bottom: 1px solid var(--border);
}
.tools-strip .card-grid { margin-top: 0.5rem; }
.tool-card-icon {
  font-size: 1.5rem;
  line-height: 1;
  margin-bottom: 0.75rem;
  color: var(--gold);
}

.rates-card {
  background: var(--navy);
  color: var(--white);
  border-radius: var(--radius-lg);
  padding: 1.5rem;
  box-shadow: var(--shadow);
}
.rates-card h2,
.rates-card h3 { color: var(--white); font-size: 1.1rem; font-family: var(--font-sans); }
.rates-card .eyebrow { color: var(--gold-light); }
.rates-list { margin-top: 1rem; display: grid; gap: 0.75rem; }
.rates-row {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  gap: 1rem;
  padding-bottom: 0.65rem;
  border-bottom: 1px solid rgba(255,255,255,0.12);
  font-size: 0.95rem;
}
.rates-row:last-child { border-bottom: none; padding-bottom: 0; }
.rates-row strong { color: var(--gold-light); font-size: 1.15rem; font-family: var(--font-display); }
.rates-card .rates-source {
  margin-top: 1rem;
  font-size: 0.75rem;
  color: rgba(255,255,255,0.6);
  line-height: 1.45;
}
.rates-card button[data-set-rate] {
  background: transparent;
  border: 1px solid rgba(255,255,255,0.35);
  color: var(--white);
  font-size: 0.75rem;
  font-weight: 600;
  padding: 0.35rem 0.55rem;
  border-radius: 6px;
  cursor: pointer;
  white-space: nowrap;
}
.rates-card button[data-set-rate]:hover,
.rates-card button[data-set-rate]:focus-visible {
  border-color: var(--gold);
  color: var(--gold-light);
  outline: none;
}

.calc-layout {
  display: grid;
  gap: 1.75rem;
}
@media (min-width: 900px) {
  .calc-layout { grid-template-columns: 1.1fr 0.9fr; align-items: start; }
}
.calc-results {
  background: var(--gold-soft);
  border: 1px solid rgba(220,167,10,0.35);
  border-radius: var(--radius-lg);
  padding: 1.5rem;
  position: sticky;
  top: calc(var(--header-h) + 1rem);
}
.calc-results .result-main {
  font-family: var(--font-display);
  font-size: clamp(1.75rem, 4vw, 2.25rem);
  color: var(--navy);
  line-height: 1.15;
}
.calc-results .result-label {
  font-size: 0.75rem;
  font-weight: 700;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--slate-light);
  margin-bottom: 0.25rem;
}
.calc-stat-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0.85rem;
  margin-top: 1.25rem;
}
.calc-stat {
  background: var(--white);
  border-radius: var(--radius);
  padding: 0.85rem;
  border: 1px solid var(--border);
}
.calc-stat strong { display: block; font-size: 1.05rem; color: var(--navy); }
.calc-stat span { font-size: 0.75rem; color: var(--slate-light); }

.calc-disclaimer {
  margin-top: 1.5rem;
  padding: 1.25rem 1.35rem;
  background: #fff8e8;
  border: 2px solid var(--gold);
  border-radius: var(--radius-lg);
  font-size: 0.9rem;
  line-height: 1.55;
  color: var(--navy);
}
.calc-disclaimer strong { display: block; margin-bottom: 0.5rem; font-size: 0.95rem; }
.calc-disclaimer ul { list-style: disc; margin: 0.5rem 0 0 1.25rem; }
.calc-disclaimer li { margin-bottom: 0.35rem; }
.calc-disclaimer a { font-weight: 600; }

.form-row-2 {
  display: grid;
  gap: 1rem;
}
@media (min-width: 520px) {
  .form-row-2 { grid-template-columns: 1fr 1fr; }
}
.input-with-addon {
  display: flex;
  gap: 0.5rem;
  align-items: stretch;
}
.input-with-addon input { flex: 1; }
.input-with-addon select {
  width: auto;
  min-width: 5.5rem;
  flex-shrink: 0;
}

.metrics-table-wrap {
  overflow-x: auto;
  border: 1px solid var(--border);
  border-radius: var(--radius-lg);
  background: var(--white);
  box-shadow: var(--shadow);
}
.metrics-table {
  width: 100%;
  border-collapse: collapse;
  font-size: 0.92rem;
}
.metrics-table th,
.metrics-table td {
  padding: 0.85rem 1rem;
  text-align: left;
  border-bottom: 1px solid var(--border);
}
.metrics-table th {
  background: var(--navy);
  color: var(--white);
  font-size: 0.75rem;
  letter-spacing: 0.05em;
  text-transform: uppercase;
  font-weight: 700;
}
.metrics-table tbody tr:last-child td { border-bottom: none; }
.metrics-table tbody tr:hover { background: var(--gold-soft); }
.metrics-table a { font-weight: 600; text-decoration: none; color: var(--navy); }
.metrics-table a:hover { color: var(--gold); }
.metrics-source {
  font-size: 0.85rem;
  color: var(--slate);
  margin: 1rem 0;
  padding: 0.85rem 1rem;
  background: var(--gold-soft);
  border-left: 3px solid var(--gold);
  border-radius: 0 var(--radius) var(--radius) 0;
}
.yoy-up { color: var(--success); font-weight: 600; }
.yoy-down { color: #8b2942; font-weight: 600; }

.faq-list { max-width: 42rem; }
.faq-item {
  border-bottom: 1px solid var(--border);
  padding: 1.15rem 0;
}
.faq-item h3 { font-size: 1.05rem; margin-bottom: 0.4rem; }
.faq-item p { color: var(--slate); font-size: 0.95rem; }

/* Social bar (footer) */
.social-bar {
  display: flex;
  flex-wrap: wrap;
  gap: 0.65rem 1rem;
  align-items: center;
  margin-top: 1rem;
}
.social-bar a {
  display: inline-flex;
  align-items: center;
  gap: 0.35rem;
  font-size: 0.85rem;
  font-weight: 600;
  text-decoration: none;
  color: rgba(255,255,255,0.85);
  padding: 0.35rem 0.65rem;
  border: 1px solid rgba(255,255,255,0.2);
  border-radius: 999px;
}
.social-bar a:hover { color: var(--gold-light); border-color: var(--gold); }
.social-bar a[data-pending="true"] {
  opacity: 0.55;
  pointer-events: none;
  cursor: not-allowed;
}

/* Lead desk / get-started */
.lead-desk-banner {
  background: var(--navy);
  color: var(--white);
  padding: 0.65rem 1rem;
  font-size: 0.85rem;
  text-align: center;
}
.lead-desk-banner strong { color: var(--gold-light); }
.lead-desk-recent-list { list-style: none; }
.lead-desk-recent-list li {
  padding: 0.65rem 0;
  border-bottom: 1px solid var(--border);
  font-size: 0.9rem;
}
.agent-only-note {
  font-size: 0.85rem;
  color: var(--slate);
  background: var(--cream);
  border: 1px dashed var(--border);
  padding: 0.75rem 1rem;
  border-radius: var(--radius);
  margin-bottom: 1rem;
}

/* Sticky mobile Call Cell / Office */
.mobile-call-bar {
  display: none;
  position: fixed;
  bottom: 0;
  left: 0;
  right: 0;
  z-index: 90;
  background: rgba(26, 26, 26, 0.96);
  backdrop-filter: blur(8px);
  border-top: 1px solid rgba(220, 167, 10, 0.4);
  padding: 0.55rem 0.75rem calc(0.55rem + env(safe-area-inset-bottom, 0px));
  gap: 0.5rem;
  box-shadow: 0 -4px 20px rgba(0,0,0,0.25);
}
.mobile-call-bar a {
  flex: 1;
  text-align: center;
  text-decoration: none;
  font-weight: 700;
  font-size: 0.85rem;
  padding: 0.7rem 0.5rem;
  border-radius: var(--radius);
  color: var(--navy-deep);
  background: var(--gold);
}
.mobile-call-bar a.mobile-call-office {
  background: transparent;
  color: var(--white);
  border: 1px solid rgba(255,255,255,0.45);
}
@media (max-width: 860px) {
  .mobile-call-bar { display: flex; }
  body { padding-bottom: 4.5rem; }
}
@media print {
  .mobile-call-bar,
  .site-header,
  .site-footer,
  .nav-toggle,
  .btn-group,
  .skip-link { display: none !important; }
  body { padding-bottom: 0; background: #fff; color: #000; }
  .calc-results { position: static; border: 1px solid #333; background: #fff; }
  .calc-disclaimer { border-color: #333; background: #fff; }
  .rates-card { background: #fff; color: #000; border: 1px solid #333; }
  .rates-card h2, .rates-card h3, .rates-row strong { color: #000; }
  .print-only { display: block !important; }
}
.print-only { display: none; }
.print-header {
  margin-bottom: 1rem;
  padding-bottom: 0.75rem;
  border-bottom: 2px solid var(--navy);
}


/* —— PWA soft install banner —— */
.pwa-install-banner {
  position: fixed;
  left: 0.75rem;
  right: 0.75rem;
  bottom: calc(0.75rem + env(safe-area-inset-bottom, 0px));
  z-index: 95;
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: space-between;
  gap: 0.65rem 1rem;
  padding: 0.75rem 1rem;
  background: rgba(33, 31, 31, 0.97);
  color: var(--cream);
  border: 1px solid rgba(220, 167, 10, 0.45);
  border-radius: var(--radius-lg);
  box-shadow: 0 8px 28px rgba(0, 0, 0, 0.35);
  font-size: 0.9rem;
  line-height: 1.35;
  max-width: 36rem;
  margin-inline: auto;
}
.pwa-install-msg {
  margin: 0;
  flex: 1 1 12rem;
  color: var(--cream);
}
.pwa-install-actions {
  display: flex;
  gap: 0.5rem;
  flex-shrink: 0;
}
.pwa-install-btn,
.pwa-dismiss-btn {
  font-family: var(--font-sans);
  font-size: 0.85rem;
  font-weight: 700;
  border-radius: var(--radius);
  padding: 0.45rem 0.85rem;
  cursor: pointer;
  border: none;
}
.pwa-install-btn {
  background: var(--gold);
  color: var(--navy-deep);
}
.pwa-install-btn:hover { background: var(--gold-light); }
.pwa-dismiss-btn {
  background: transparent;
  color: rgba(238, 237, 233, 0.85);
  border: 1px solid rgba(255, 255, 255, 0.35);
}
.pwa-dismiss-btn:hover { border-color: var(--gold); color: var(--gold); }
@media (max-width: 860px) {
  .pwa-install-banner {
    bottom: calc(4.75rem + env(safe-area-inset-bottom, 0px));
  }
}
@media print {
  .pwa-install-banner { display: none !important; }
}