/* Xavier S. Cole Real Estate
   Brand colors are fixed (see CLAUDE.md). Text contrast is checked by check.py. */

:root {
  --navy: #0c0f24;
  --blue: #285a84;
  --slate: #91a3c9;      /* accent: text only on navy/blue, never body text on white */
  --paper: #ffffff;
  --mist: #f3f5f9;       /* restrained neutral section background */
  --line: #dde2ec;
  --ink: #0c0f24;
  --ink-soft: #454b63;   /* secondary text on white/mist */
  --on-dark-soft: #c3cce0;

  --font-display: "Newsreader", "Iowan Old Style", Georgia, serif;
  --font-body: "Public Sans", -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, sans-serif;

  --wrap: 1200px;
  --gutter: clamp(16px, 4vw, 40px);
  --space-section: clamp(64px, 9vw, 120px);
  --radius: 2px;
  --header-h: 72px;
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-padding-top: calc(var(--header-h) + 16px); }
body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--font-body);
  font-size: 1.0625rem;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}
img, svg { max-width: 100%; height: auto; display: block; }
a { color: var(--blue); text-underline-offset: 0.18em; text-decoration-thickness: 1px; }
a:hover { color: var(--navy); }
:focus-visible { outline: 3px solid var(--blue); outline-offset: 3px; }
main:focus { outline: none; }

h1, h2, h3, h4 {
  font-family: var(--font-display);
  font-weight: 500;
  line-height: 1.12;
  letter-spacing: -0.012em;
  margin: 0 0 0.5em;
  text-wrap: balance;
}
h1 { font-size: clamp(2.5rem, 5.6vw, 4.5rem); letter-spacing: -0.02em; }
h2 { font-size: clamp(1.9rem, 3.4vw, 2.75rem); }
h3 { font-size: clamp(1.3rem, 1.8vw, 1.55rem); }
p { margin: 0 0 1.1em; }

.wrap { max-width: var(--wrap); margin: 0 auto; padding: 0 var(--gutter); }
.visually-hidden {
  position: absolute !important; width: 1px; height: 1px; overflow: hidden;
  clip: rect(0 0 0 0); clip-path: inset(50%); white-space: nowrap;
}
.skip-link {
  position: absolute; left: 12px; top: -60px; z-index: 100;
  background: var(--navy); color: #fff; padding: 10px 16px; font-weight: 600;
}
.skip-link:focus { top: 12px; color: #fff; }

.preview-pill {
  position: fixed; left: 12px; bottom: 12px; z-index: 60;
  background: var(--slate); color: var(--navy); border-radius: 99px;
  font-size: 0.75rem; padding: 6px 12px; box-shadow: 0 4px 14px rgba(12,15,36,.25); pointer-events: none;
}

/* top utility bar */
.topbar { background: var(--navy); color: var(--on-dark-soft); font-size: 0.82rem; }
.topbar__inner { display: flex; justify-content: space-between; align-items: center; gap: 1rem; min-height: 38px; }
.topbar p { margin: 0; }
.topbar__contact { display: flex; flex-wrap: wrap; gap: 0.25rem 1.5rem; }
.topbar__contact a { color: #fff; text-decoration: none; font-weight: 500; }
.topbar__contact a:hover { text-decoration: underline; color: #fff; }
.topbar__tagline { font-family: var(--font-display); font-style: italic; font-size: 0.95rem; color: var(--slate); text-align: right; }
.topbar :focus-visible { outline-color: #fff; }

/* ---------- type helpers ---------- */
.eyebrow {
  font-family: var(--font-body);
  font-size: 0.78rem; font-weight: 600;
  letter-spacing: 0.16em; text-transform: uppercase;
  color: var(--blue); margin: 0 0 1.1rem;
  display: flex; align-items: center; gap: 0.75rem;
}
.eyebrow::before { content: ""; width: 28px; height: 1px; background: currentColor; }
.eyebrow--light { color: var(--slate); }
.lede { font-size: clamp(1.15rem, 1.6vw, 1.3rem); line-height: 1.55; color: var(--ink-soft); max-width: 40em; }
.section-title { max-width: 18em; }

/* ---------- buttons ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 0.5em;
  font: 600 0.95rem/1 var(--font-body); letter-spacing: 0.01em;
  padding: 1rem 1.5rem; border-radius: var(--radius);
  border: 1px solid transparent; text-decoration: none; cursor: pointer;
  transition: background-color .2s ease, color .2s ease, border-color .2s ease;
}
.btn--sm { padding: 0.7rem 1.05rem; font-size: 0.875rem; }
.btn--primary { background: var(--navy); color: #fff; }
.btn--primary:hover { background: var(--blue); color: #fff; }
.btn--secondary { border-color: var(--navy); color: var(--navy); background: transparent; }
.btn--secondary:hover { background: var(--navy); color: #fff; }
.btn--light { background: #fff; color: var(--navy); }
.btn--light:hover { background: var(--slate); color: var(--navy); }
.btn--ghost-light { border-color: rgba(255,255,255,.45); color: #fff; }
.btn--ghost-light:hover { border-color: #fff; background: rgba(255,255,255,.08); color: #fff; }
.btn-row { display: flex; flex-wrap: wrap; gap: 0.75rem; }
.arrow-link {
  font-weight: 600; text-decoration: none; color: var(--navy);
  display: inline-flex; gap: 0.45em; align-items: center;
  border-bottom: 1px solid var(--line); padding-bottom: 2px;
}
.arrow-link::after { content: "→"; transition: transform .2s ease; }
.arrow-link:hover { border-color: var(--navy); }
.arrow-link:hover::after { transform: translateX(3px); }

/* ---------- header ---------- */
.site-header {
  position: sticky; top: 0; z-index: 50;
  background: rgba(255,255,255,.97);
  backdrop-filter: saturate(1.4) blur(8px);
  border-bottom: 1px solid var(--line);
}
.site-header__inner { display: flex; align-items: center; justify-content: space-between; min-height: var(--header-h); gap: 1.25rem; }
.wordmark { display: inline-flex; flex-direction: column; text-decoration: none; color: var(--navy); line-height: 1; flex: none; }
.wordmark__name { font-family: var(--font-display); font-size: 1.5rem; font-weight: 500; letter-spacing: -0.01em; white-space: nowrap; }
.wordmark__descriptor { font-size: 0.66rem; font-weight: 600; letter-spacing: 0.32em; text-transform: uppercase; color: var(--blue); margin-top: 0.4rem; }
.wordmark--light { color: #fff; }
.wordmark--light .wordmark__descriptor { color: var(--slate); }
.wordmark:hover { color: var(--navy); }
.wordmark--light:hover { color: #fff; }

.site-nav { display: flex; align-items: center; gap: 1.5rem; }
.site-nav__list { list-style: none; margin: 0; padding: 0; display: flex; align-items: center; gap: 1.35rem; }
.site-nav__item { position: relative; display: flex; align-items: center; }
.site-nav__list > .site-nav__item > a {
  color: var(--navy); text-decoration: none; font-size: 0.93rem; font-weight: 500; white-space: nowrap;
  padding: 0.55rem 0; border-bottom: 2px solid transparent;
}
.site-nav__list > .site-nav__item > a:hover,
.site-nav__item.is-current > a, .site-nav__list > .site-nav__item > a[aria-current="page"] { border-bottom-color: var(--blue); }
.submenu-toggle {
  display: inline-grid; place-items: center; width: 22px; height: 28px; margin-left: 2px;
  background: none; border: 0; color: var(--navy); cursor: pointer; padding: 0;
}
.submenu-toggle svg { transition: transform .2s ease; }
.has-menu.is-open .submenu-toggle svg { transform: rotate(180deg); }
.site-nav__actions { display: flex; align-items: center; gap: 1rem; }
.site-nav__phone { display: none; font-size: 0.95rem; font-weight: 600; color: var(--navy); text-decoration: none; }

/* dropdown panels */
.submenu {
  position: absolute; top: 100%; left: -1.25rem; z-index: 60; min-width: 250px;
  background: #fff; border: 1px solid var(--line); border-top: 3px solid var(--navy);
  box-shadow: 0 24px 48px -20px rgba(12,15,36,.3);
  padding: 1rem 1.25rem 1.1rem; margin-top: 0.6rem;
  opacity: 0; visibility: hidden; transform: translateY(6px); transition: opacity .15s ease, transform .15s ease, visibility .15s;
}
.submenu::before { content: ""; position: absolute; left: 0; right: 0; top: -1rem; height: 1rem; } /* hover bridge */
.submenu--towns { min-width: 340px; }
.submenu__list { list-style: none; margin: 0; padding: 0; }
.submenu__list--cols { columns: 2; column-gap: 1.5rem; }
.submenu__list a { display: block; padding: 0.42rem 0; color: var(--navy); text-decoration: none; font-size: 0.94rem; break-inside: avoid; }
.submenu__list a:hover { color: var(--blue); text-decoration: underline; text-underline-offset: 0.2em; }
.submenu__promo { margin: 0.75rem 0 0; padding-top: 0.75rem; border-top: 1px solid var(--line); font-family: var(--font-display); font-style: italic; font-size: 1.02rem; line-height: 1.35; }
.submenu__promo a { color: var(--blue); text-decoration: none; }
.submenu__promo a:hover { text-decoration: underline; }
.submenu__more { margin: 0.5rem 0 0; font-size: 0.82rem; }
.submenu__more a { color: var(--ink-soft); }

@media (min-width: 961px) {
  .has-menu:hover > .submenu, .has-menu:focus-within > .submenu, .has-menu.is-open > .submenu { opacity: 1; visibility: visible; transform: none; }
  .site-nav__item:last-child .submenu { left: auto; right: 0; }
}
@media (min-width: 961px) and (max-width: 1240px) {
  .nav-long { display: none; }
  .site-nav__list { gap: 0.95rem; }
  .site-nav__list > .site-nav__item > a { font-size: 0.88rem; }
  .wordmark__name { font-size: 1.3rem; }
  .site-nav { gap: 1rem; }
  .site-header__inner { gap: 0.75rem; }
}

.nav-toggle {
  display: none; align-items: center; gap: 0.6rem;
  background: none; border: 1px solid var(--line); border-radius: var(--radius);
  padding: 0.6rem 0.8rem; font: 600 0.85rem var(--font-body); color: var(--navy); cursor: pointer;
}
.nav-toggle__bars, .nav-toggle__bars::before, .nav-toggle__bars::after {
  display: block; width: 18px; height: 1.5px; background: var(--navy); position: relative; transition: transform .2s ease, background .2s ease;
}
.nav-toggle__bars::before, .nav-toggle__bars::after { content: ""; position: absolute; left: 0; }
.nav-toggle__bars::before { top: -6px; }
.nav-toggle__bars::after { top: 6px; }
.nav-toggle[aria-expanded="true"] .nav-toggle__bars { background: transparent; }
.nav-toggle[aria-expanded="true"] .nav-toggle__bars::before { transform: translateY(6px) rotate(45deg); }
.nav-toggle[aria-expanded="true"] .nav-toggle__bars::after { transform: translateY(-6px) rotate(-45deg); }

@media (max-width: 960px) {
  .js .nav-toggle { display: inline-flex; }
  .js .site-nav {
    position: absolute; left: 0; right: 0; top: 100%;
    flex-direction: column; align-items: stretch; gap: 0;
    background: #fff; border-bottom: 1px solid var(--line);
    padding: 0.5rem var(--gutter) 1.5rem;
    max-height: calc(100vh - var(--header-h)); overflow-y: auto;
    box-shadow: 0 24px 40px -24px rgba(12,15,36,.25);
  }
  .js .site-nav:not(.is-open) { display: none; }
  .site-nav__list { flex-direction: column; align-items: stretch; gap: 0; }
  .site-nav__item { flex-wrap: wrap; border-bottom: 1px solid var(--line); }
  .site-nav__list > .site-nav__item > a { flex: 1; display: block; padding: 0.95rem 0; font-size: 1.05rem; border-bottom: 0; }
  .site-nav__item.is-current > a { font-weight: 700; }
  .submenu-toggle { width: 44px; height: 44px; }
  .submenu { position: static; min-width: 0; width: 100%; margin: 0 0 0.75rem; box-shadow: none; border: 0; border-left: 2px solid var(--line); padding: 0 0 0 1rem; opacity: 1; visibility: visible; transform: none; display: none; }
  .submenu::before { display: none; }
  .has-menu.is-open > .submenu { display: block; }
  .submenu__list--cols { columns: 2; }
  .site-nav__actions { flex-direction: column; align-items: stretch; margin-top: 1.25rem; gap: 0.75rem; }
  .site-nav__actions .btn { padding: 1rem; }
  .site-nav__phone { display: block; text-align: center; padding: 0.5rem; }
  html:not(.js) .site-header__inner { flex-wrap: wrap; padding-bottom: 0.75rem; }
  html:not(.js) .site-nav { width: 100%; flex-direction: column; align-items: stretch; }
}

/* ---------- hero (home) ---------- */
.hero {
  background: var(--navy); color: #fff; position: relative; overflow: hidden;
  padding: clamp(56px, 8vw, 112px) 0 clamp(56px, 7vw, 96px);
}
.hero::before {
  content: ""; position: absolute; inset: 0; pointer-events: none;
  background-image:
    linear-gradient(to right, rgba(145,163,201,.08) 1px, transparent 1px),
    linear-gradient(to bottom, rgba(145,163,201,.08) 1px, transparent 1px);
  background-size: 88px 88px;
  mask-image: linear-gradient(115deg, transparent 35%, #000 100%);
  -webkit-mask-image: linear-gradient(115deg, transparent 35%, #000 100%);
}
.hero__grid { position: relative; display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 5fr); gap: clamp(32px, 6vw, 80px); align-items: end; }
.hero h1 { color: #fff; margin-bottom: 0.4em; max-width: 12em; }
.hero h1 em { font-style: italic; color: var(--slate); }
.hero__lede { font-size: clamp(1.1rem, 1.5vw, 1.25rem); color: var(--on-dark-soft); max-width: 34em; margin-bottom: 2rem; }
.hero__lede strong { color: #fff; font-weight: 600; }
.hero__meta { margin-top: 2.5rem; padding-top: 1.5rem; border-top: 1px solid rgba(145,163,201,.3); display: flex; flex-wrap: wrap; gap: 0.5rem 2rem; font-size: 0.9rem; color: var(--on-dark-soft); }
.hero__meta a { color: #fff; text-decoration: none; font-weight: 600; }
.hero__meta a:hover { text-decoration: underline; color: #fff; }

/* home hero: deeper gradient + stats card */
.hero--home {
  background: linear-gradient(118deg, #0c0f24 0%, #0f1733 48%, #173456 100%);
  padding-bottom: clamp(64px, 8vw, 104px);
}
.hero--home .hero__grid { align-items: center; grid-template-columns: minmax(0, 7fr) minmax(0, 6fr); }
.hero-card {
  position: relative;
  border: 1px solid rgba(145,163,201,.35);
  background: linear-gradient(160deg, rgba(40,90,132,.28), rgba(12,15,36,.35));
  padding: clamp(28px, 3.4vw, 44px);
  color: #fff;
}
.hero-card__tag {
  position: absolute; top: -15px; right: clamp(20px, 3vw, 36px); margin: 0;
  background: var(--blue); color: #fff; padding: 0.55rem 1rem;
  font-size: 0.72rem; font-weight: 700; letter-spacing: 0.18em; text-transform: uppercase;
}
.hero-card__head { display: flex; align-items: center; gap: 1rem; padding-bottom: 1.5rem; border-bottom: 1px solid rgba(145,163,201,.25); }
.hero-card__avatar { width: 64px; height: 64px; border-radius: 50%; object-fit: cover; object-position: 50% 18%; border: 1px solid rgba(145,163,201,.5); flex: none; }
.hero-card__title { color: #fff; font-size: clamp(1.4rem, 2vw, 1.7rem); margin: 0; }
.hero-card__subtitle { margin: 0.2rem 0 0; font-size: 0.85rem; color: var(--on-dark-soft); }
.hero-card__stats { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 1.6rem 2rem; margin: 1.75rem 0; }
.hero-stat { display: flex; flex-direction: column-reverse; justify-content: flex-end; margin: 0; }
.hero-stat__value { margin: 0; font-family: var(--font-display); font-size: clamp(2rem, 3.2vw, 2.75rem); line-height: 1.05; color: #fff; letter-spacing: -0.01em; }
.hero-stat__label { margin-top: 0.45rem; font-size: 0.72rem; font-weight: 600; letter-spacing: 0.14em; text-transform: uppercase; color: var(--slate); line-height: 1.45; }
.hero-stat--unverified .hero-stat__value { color: var(--on-dark-soft); }
.hero-stat--long .hero-stat__value { font-size: clamp(1.5rem, 2.2vw, 1.9rem); white-space: nowrap; }
.badge--warn { background: #f3e3a8; color: #3d2f00; font-family: var(--font-body); font-size: 0.6rem; vertical-align: middle; }
.hero-card__quote { margin: 0; padding-top: 1.5rem; border-top: 1px solid rgba(145,163,201,.25); }
.hero-card__quote p { margin: 0; font-family: var(--font-display); font-style: italic; font-size: clamp(1.1rem, 1.5vw, 1.3rem); line-height: 1.45; color: #dfe5f2; }

/* market ticker */
.ticker { background: #080a1a; color: #fff; border-top: 1px solid rgba(145,163,201,.18); }
.ticker__bar { display: flex; align-items: stretch; min-height: 64px; overflow: hidden; }
.ticker__label { flex: none; display: flex; align-items: center; gap: 0.75rem; background: var(--blue); padding: 0 1rem 0 clamp(16px, 2.5vw, 28px); position: relative; z-index: 1; }
.ticker__label h2 { margin: 0; font-family: var(--font-body); font-size: 0.72rem; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; color: #fff; white-space: nowrap; }
.ticker__toggle { display: inline-grid; place-items: center; width: 28px; height: 28px; border-radius: 50%; border: 1px solid rgba(255,255,255,.5); background: transparent; color: #fff; cursor: pointer; padding: 0; }
.ticker__toggle:hover { background: rgba(255,255,255,.12); }
.ticker__toggle .icon-play { display: none; }
.ticker.is-paused .ticker__toggle .icon-play { display: block; }
.ticker.is-paused .ticker__toggle .icon-pause { display: none; }
.ticker__viewport { display: flex; flex: 1; min-width: 0; overflow: hidden; align-items: center; }
.ticker__track { display: flex; flex: none; align-items: center; gap: 1.75rem; padding-right: 1.75rem; white-space: nowrap; animation: ticker 70s linear infinite; }
.ticker__item { display: inline-flex; align-items: baseline; gap: 0.6rem; }
.ticker__town { font-family: var(--font-display); font-style: italic; font-size: 1.2rem; color: #dfe5f2; }
.ticker__value { font-weight: 600; font-size: 1.05rem; font-variant-numeric: tabular-nums; }
.ticker__change { font-size: 0.78rem; color: var(--slate); font-variant-numeric: tabular-nums; }
.ticker__metric { font-size: 0.7rem; font-weight: 600; letter-spacing: 0.16em; text-transform: uppercase; color: var(--slate); }
.ticker__dot { width: 5px; height: 5px; border-radius: 50%; background: rgba(145,163,201,.45); flex: none; }
.ticker:hover .ticker__track, .ticker:focus-within .ticker__track, .ticker.is-paused .ticker__track { animation-play-state: paused; }
.ticker__source { margin: 0 auto; padding-top: 0.7rem; padding-bottom: 0.8rem; font-size: 0.75rem; color: var(--on-dark-soft); max-width: none; border-top: 1px solid rgba(145,163,201,.12); }
.ticker__source a { color: #fff; }
.ticker :focus-visible { outline-color: #fff; }
@keyframes ticker { from { transform: translateX(0); } to { transform: translateX(-100%); } }
@media (prefers-reduced-motion: reduce) {
  .ticker__track { animation: none; }
  .ticker__track + .ticker__track { display: none; }
  .ticker__viewport { overflow-x: auto; }
  .ticker__toggle { display: none; }
}

/* review carousel */
.reviews { background: var(--mist); padding: var(--space-section) 0 calc(var(--space-section) * .7); overflow: hidden; }
.reviews__head { display: grid; grid-template-columns: minmax(0, 1fr) auto; gap: 1.5rem 3rem; align-items: end; margin-bottom: clamp(28px, 4vw, 48px); }
.reviews__summary { list-style: none; margin: 0; padding: 0; display: grid; gap: 0.45rem; font-size: 0.9rem; }
.reviews__summary a { color: var(--navy); text-decoration: none; }
.reviews__summary a:hover { text-decoration: underline; }
.reviews__stars { color: #b8860b; letter-spacing: 0.05em; }
.reviews__note { color: var(--ink-soft); }
.reviews__rows { display: grid; gap: 1.25rem; }
.reviews__row { display: flex; overflow: hidden; }
.reviews__track { display: flex; flex: none; gap: 1.25rem; padding-right: 1.25rem; animation: reviews-left 90s linear infinite; }
.reviews__row--reverse .reviews__track { animation-name: reviews-right; animation-duration: 105s; }
.reviews:hover .reviews__track, .reviews.is-paused .reviews__track { animation-play-state: paused; }
@keyframes reviews-left { from { transform: translateX(0); } to { transform: translateX(-100%); } }
@keyframes reviews-right { from { transform: translateX(-100%); } to { transform: translateX(0); } }
.review-card { flex: none; width: min(380px, 80vw); margin: 0; background: #fff; border: 1px solid var(--line); padding: 1.4rem 1.5rem 1.25rem; display: flex; flex-direction: column; }
.review-card__stars { margin: 0 0 0.6rem; color: #b8860b; font-size: 0.9rem; letter-spacing: 0.08em; }
.review-card blockquote { margin: 0 0 1rem; flex: 1; }
.review-card blockquote p { margin: 0; font-family: var(--font-display); font-size: 1.08rem; line-height: 1.45; color: var(--navy); }
.review-card figcaption { display: flex; flex-direction: column; gap: 0.15rem; border-top: 1px solid var(--line); padding-top: 0.75rem; }
.review-card__name { font-weight: 600; font-size: 0.9rem; color: var(--navy); }
.review-card__meta { font-size: 0.78rem; color: var(--ink-soft); }
.review-card__meta a { color: var(--blue); }
.reviews__foot { display: flex; flex-wrap: wrap; align-items: center; gap: 0.75rem 1.5rem; margin-top: 1.5rem; }
.reviews__toggle { background: none; border: 1px solid var(--line); color: var(--navy); font: 600 0.8rem var(--font-body); padding: 0.45rem 0.9rem; cursor: pointer; border-radius: 99px; }
.reviews__toggle:hover { border-color: var(--navy); }
.reviews__source { margin: 0; font-size: 0.78rem; color: var(--ink-soft); }
@media (prefers-reduced-motion: reduce) {
  .reviews__track { animation: none; }
  .reviews__track + .reviews__track { display: none; }
  .reviews__row { overflow-x: auto; padding-left: var(--gutter); }
  .reviews__toggle { display: none; }
}
@media (max-width: 820px) { .reviews__head { grid-template-columns: 1fr; } }

/* town pages & cards */
.town-cards { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(20px, 3vw, 36px); }
.town-card { border-top: 1px solid var(--navy); padding-top: 1.1rem; position: relative; }
.town-card__name { font-size: 1.6rem; margin-bottom: 0.4rem; }
.town-card__name a { color: var(--navy); text-decoration: none; }
.town-card__name a::after { content: ""; position: absolute; inset: 0; }
.town-card:hover .town-card__name a { text-decoration: underline; text-decoration-thickness: 1px; }
.town-card__blurb { color: var(--ink-soft); font-size: 0.97rem; }
.town-card__meta { margin: 0; font-size: 0.85rem; font-weight: 600; color: var(--blue); }
.town-cards--compact { grid-template-columns: repeat(auto-fill, minmax(200px, 1fr)); }
.town-cards--compact .town-card__name { font-size: 1.35rem; }
.town-stats { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 1.5rem; margin: 0; border-top: 1px solid var(--navy); padding-top: 1.5rem; }
.town-stats div { display: flex; flex-direction: column-reverse; gap: 0.4rem; }
.town-stats dd { margin: 0; font-family: var(--font-display); font-size: clamp(2rem, 3.5vw, 2.8rem); color: var(--navy); line-height: 1.05; }
.town-stats dt { font-size: 0.74rem; font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase; color: var(--blue); }
.town-stats__source, .table-note { margin-top: 1.25rem; font-size: 0.85rem; color: var(--ink-soft); }

/* market table */
.table-wrap { overflow-x: auto; border: 1px solid var(--line); background: #fff; }
.market-table { width: 100%; border-collapse: collapse; font-size: 0.95rem; min-width: 560px; }
.market-table th, .market-table td { padding: 0.8rem 1rem; text-align: left; border-bottom: 1px solid var(--line); }
.market-table thead th { font-size: 0.72rem; font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase; color: var(--blue); background: var(--mist); }
.market-table tbody th { font-family: var(--font-display); font-weight: 500; font-size: 1.1rem; color: var(--navy); }
.market-table td { font-variant-numeric: tabular-nums; }
.market-table tr:last-child th, .market-table tr:last-child td { border-bottom: 0; }

/* map */
.ns-map { height: min(620px, 70vh); border: 1px solid var(--line); background: var(--mist); }
.ns-map__fallback { padding: 2rem; }
.ns-pin span { display: inline-flex; flex-direction: column; align-items: center; transform: translate(-50%, -100%); white-space: nowrap;
  background: var(--navy); color: #fff; padding: 0.3rem 0.55rem; font: 600 0.75rem/1.2 var(--font-body); border-radius: 2px; box-shadow: 0 4px 10px rgba(12,15,36,.3); }
.ns-pin b { font-weight: 500; color: var(--slate); font-size: 0.7rem; }
.leaflet-popup-content { font: 0.9rem/1.5 var(--font-body); }

/* videos */
.video-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(260px, 1fr)); gap: clamp(20px, 3vw, 32px); }
.video-grid--small { grid-template-columns: repeat(auto-fill, minmax(200px, 1fr)); }
.video-card__link { display: block; text-decoration: none; color: var(--navy); }
.video-card__thumb { position: relative; display: block; aspect-ratio: 16 / 9; overflow: hidden; background: var(--navy); }
.video-card__thumb img { width: 100%; height: 100%; object-fit: cover; transition: transform .3s ease; }
.video-card__link:hover img { transform: scale(1.03); }
.video-card__play { position: absolute; left: 50%; top: 50%; width: 52px; height: 52px; margin: -26px 0 0 -26px; border-radius: 50%; background: rgba(12,15,36,.75); }
.video-card__play::after { content: ""; position: absolute; left: 21px; top: 16px; border-left: 16px solid #fff; border-top: 10px solid transparent; border-bottom: 10px solid transparent; }
.video-card__title { display: block; margin-top: 0.75rem; font-family: var(--font-display); font-size: 1.12rem; line-height: 1.3; }
.video-card__link:hover .video-card__title { text-decoration: underline; text-decoration-thickness: 1px; }
.video-card__date { margin: 0.3rem 0 0; font-size: 0.8rem; color: var(--ink-soft); }

/* official Ruuster widget container */
.ruuster-widget { min-height: 420px; }
.ruuster-widget iframe { color-scheme: normal; }
.listings--hero { padding-top: clamp(40px, 5vw, 64px); }

/* referrals */
.referrals { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: clamp(24px, 4vw, 56px); }
.referral { border-top: 1px solid var(--navy); padding-top: 1.25rem; }
.referral p { color: var(--ink-soft); margin: 0; }
.referral__kicker { font-size: 0.72rem; font-weight: 600; letter-spacing: 0.14em; text-transform: uppercase; color: var(--blue); margin-bottom: 0.5rem; }

/* ---------- image placeholders (preview only content) ---------- */
.ph {
  position: relative; display: flex; align-items: flex-end;
  aspect-ratio: 4 / 5; width: 100%;
  border: 1px dashed rgba(145,163,201,.6);
  background:
    repeating-linear-gradient(135deg, rgba(145,163,201,.10) 0 1px, transparent 1px 14px),
    linear-gradient(180deg, rgba(40,90,132,.35), rgba(12,15,36,.2));
  color: var(--on-dark-soft); padding: 1.25rem; font-size: 0.85rem; line-height: 1.45;
}
.portrait { display: block; width: 100%; max-width: 440px; justify-self: end; }
.portrait img { width: 100%; height: auto; aspect-ratio: 4 / 5; object-fit: cover; background: var(--blue); }
.ph--light {
  border-color: #b7c1d6; color: var(--ink-soft);
  background: repeating-linear-gradient(135deg, rgba(40,90,132,.07) 0 1px, transparent 1px 14px), var(--mist);
}
.ph--wide { aspect-ratio: 16 / 9; }
.ph__label { display: block; font-weight: 700; letter-spacing: 0.12em; text-transform: uppercase; font-size: 0.7rem; margin-bottom: 0.35rem; }

/* ---------- sections ---------- */
.section { padding: var(--space-section) 0; }
.section--mist { background: var(--mist); }
.section--tight { padding: calc(var(--space-section) * .6) 0; }
.section-head { display: grid; gap: 0.25rem; margin-bottom: clamp(32px, 5vw, 56px); }
.section-head--split { grid-template-columns: minmax(0, 1fr) auto; align-items: end; gap: 2rem; }
.section-head p.lede { margin: 0.5rem 0 0; }

/* intro split */
.intro { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: clamp(32px, 6vw, 96px); }
.intro__body p { font-size: 1.125rem; }
.intro__body p:first-child { font-family: var(--font-display); font-size: clamp(1.4rem, 2.1vw, 1.75rem); line-height: 1.35; color: var(--navy); }

/* pathways */
.pathways { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); border-top: 1px solid var(--navy); }
.pathway { padding: 2rem 1.75rem 2.25rem 0; display: flex; flex-direction: column; border-right: 1px solid var(--line); padding-left: 1.75rem; position: relative; }
.pathway:first-child { padding-left: 0; }
.pathway:last-child { border-right: 0; }
.pathway__num { font-family: var(--font-display); font-size: 0.95rem; color: var(--blue); margin-bottom: 2.25rem; }
.pathway h3 { margin-bottom: 0.6rem; }
.pathway h3 a { color: var(--navy); text-decoration: none; }
.pathway h3 a::after { content: ""; position: absolute; inset: 0; }
.pathway p { color: var(--ink-soft); font-size: 0.98rem; flex: 1; }
.pathway__go { font-weight: 600; font-size: 0.9rem; color: var(--navy); }
.pathway__go::after { content: " →"; }
.pathway:hover h3 a { text-decoration: underline; text-decoration-thickness: 1px; }
.pathway:focus-within { outline: 3px solid var(--blue); outline-offset: -3px; }
.pathway:focus-within a:focus-visible { outline: none; }

/* principles */
.principles { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(24px, 4vw, 56px); counter-reset: p; }
.principles li { counter-increment: p; border-top: 1px solid var(--line); padding-top: 1.5rem; }
.principles li::before { content: "0" counter(p); display: block; font-family: var(--font-display); font-size: 2.5rem; color: var(--blue); line-height: 1; margin-bottom: 1rem; }
.principles h3 { margin-bottom: 0.5rem; }
.principles p { color: var(--ink-soft); margin: 0; }

/* regions */
.regions { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 0 clamp(32px, 5vw, 72px); }
.region { border-top: 1px solid var(--navy); padding: 1.5rem 0 2.5rem; }
.region h3 { display: flex; justify-content: space-between; align-items: baseline; gap: 1rem; }
.region__index { font-family: var(--font-body); font-size: 0.8rem; font-weight: 600; letter-spacing: 0.12em; color: var(--blue); }
.region p { color: var(--ink-soft); }
.town-list { list-style: none; margin: 0; padding: 0; display: flex; flex-wrap: wrap; gap: 0.4rem; }
.town-list li { font-size: 0.85rem; border: 1px solid var(--line); padding: 0.25rem 0.65rem; background: #fff; border-radius: 99px; }
.town-list a { text-decoration: none; }

/* about split (home) */
.about-split { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: clamp(32px, 6vw, 96px); align-items: center; }
.about-split .ph { max-width: 440px; }
.facts { list-style: none; margin: 1.75rem 0 2rem; padding: 0; border-top: 1px solid var(--line); }
.facts li { display: grid; grid-template-columns: 9.5rem 1fr; gap: 1rem; padding: 0.85rem 0; border-bottom: 1px solid var(--line); font-size: 0.97rem; }
.facts .k { font-size: 0.75rem; font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase; color: var(--blue); padding-top: 0.2rem; }

/* insight cards */
.card-list { display: grid; grid-template-columns: repeat(auto-fit, minmax(300px, 1fr)); gap: clamp(20px, 3vw, 40px); }
.insight-card > * { max-width: 38rem; }
.insight-card { border-top: 1px solid var(--navy); padding-top: 1.25rem; position: relative; }
.insight-card__meta { font-size: 0.75rem; font-weight: 600; letter-spacing: 0.14em; text-transform: uppercase; color: var(--blue); margin-bottom: 0.75rem; display: flex; gap: 0.6rem; align-items: center; }
.insight-card__title { font-size: 1.45rem; }
.insight-card__title a { color: var(--navy); text-decoration: none; }
.insight-card__title a::after { content: ""; position: absolute; inset: 0; }
.insight-card:hover .insight-card__title a { text-decoration: underline; text-decoration-thickness: 1px; }
.insight-card__desc { color: var(--ink-soft); font-size: 0.98rem; }
.badge { display: inline-block; font-size: 0.68rem; letter-spacing: 0.1em; padding: 0.2rem 0.5rem; background: var(--navy); color: #fff; border-radius: var(--radius); }

/* testimonials */
.testimonials__grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(24px, 4vw, 56px); }
.quote { margin: 0; border-left: 2px solid var(--slate); padding-left: 1.5rem; }
.quote blockquote { margin: 0 0 1rem; }
.quote blockquote p { font-family: var(--font-display); font-size: 1.25rem; line-height: 1.45; color: var(--navy); margin: 0; }
.quote figcaption { font-size: 0.85rem; font-weight: 600; letter-spacing: 0.08em; text-transform: uppercase; color: var(--ink-soft); }
.testimonials__source { margin: 2.5rem 0 0; font-size: 0.875rem; color: var(--ink-soft); }

/* shared dark-section focus */
.hero :focus-visible, .site-footer :focus-visible, .page-hero--dark :focus-visible, .why-ns :focus-visible, .lets-talk :focus-visible { outline-color: #fff; }
.eyebrow--center { justify-content: center; }
.eyebrow--center::after { content: ""; width: 28px; height: 1px; background: currentColor; }
.btn-row--center { justify-content: center; }

/* services grid (9 pathways) */
.pathways--grid { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.pathways--grid .pathway { border-bottom: 1px solid var(--line); padding: 1.75rem 1.75rem 2rem; }
.pathways--grid .pathway:nth-child(3n+1) { padding-left: 0; }
.pathways--grid .pathway:nth-child(3n) { border-right: 0; }
.pathways--grid .pathway__num { margin-bottom: 1.25rem; }

/* region town links */
.town-list a { display: inline-block; color: var(--navy); text-decoration: none; }
.town-list li:has(a) { padding: 0; }
.town-list li:has(a) a { padding: 0.25rem 0.65rem; }
.town-list li:has(a):hover { background: var(--navy); border-color: var(--navy); }
.town-list li:has(a):hover a { color: #fff; }
.region__search { display: inline-block; margin-top: 1rem; font-size: 0.88rem; font-weight: 600; color: var(--blue); }
.region__search::after { content: " →"; }

/* why the north shore (slim banner) */
.why-ns { background: var(--navy); color: #fff; position: relative; overflow: hidden; padding: clamp(48px, 6vw, 72px) var(--gutter); }
.why-ns::before, .why-ns::after { content: ""; position: absolute; border: 1px solid rgba(145,163,201,.14); border-radius: 50%; pointer-events: none; }
.why-ns::before { width: 520px; height: 520px; right: -200px; top: -300px; }
.why-ns::after { width: 620px; height: 620px; left: -320px; bottom: -420px; }
.why-ns__inner { position: relative; max-width: 860px; margin: 0 auto; text-align: center; }
.why-ns__title { color: #fff; font-size: clamp(2rem, 4vw, 3rem); margin-bottom: 0.6em; }
.why-ns__title em { color: var(--slate); }
.why-ns__body { color: var(--on-dark-soft); font-size: clamp(1rem, 1.3vw, 1.1rem); max-width: 44em; margin: 0 auto 2rem; }
.why-ns__stats { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 1rem; margin: 0; padding-top: 1.75rem; border-top: 1px solid rgba(145,163,201,.25); }
.why-ns__stats div { display: flex; flex-direction: column-reverse; gap: 0.35rem; }
.why-ns__stats dd { margin: 0; font-family: var(--font-display); font-style: italic; font-size: clamp(1.6rem, 2.6vw, 2.2rem); color: #dfe5f2; line-height: 1.1; }
.why-ns__stats dt { font-size: 0.68rem; font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase; color: var(--slate); line-height: 1.45; }
.why-ns__note { margin: 1.25rem 0 0; font-size: 0.72rem; color: var(--on-dark-soft); }

/* listings (embedded Ruuster search) */
.listings { background: #faf9f6; padding: clamp(56px, 7vw, 96px) 0; border-bottom: 1px solid var(--line); }
.listings--page { background: var(--mist); padding-top: 0; }
.listings__head { display: grid; grid-template-columns: minmax(0, 6fr) minmax(0, 5fr); gap: clamp(24px, 5vw, 72px); align-items: end; padding-bottom: 2rem; margin-bottom: 2rem; border-bottom: 1px solid var(--line); }
.listings__title { font-size: clamp(2.2rem, 4.6vw, 3.6rem); margin: 0; }
.listings__title em { color: var(--blue); }
.listings__lede { margin: 0; color: var(--ink-soft); font-size: 1.05rem; }
.listings__frame { position: relative; background: #fff; border: 1px solid var(--line); box-shadow: 0 20px 40px -28px rgba(12,15,36,.35); }
.listings__frame iframe { display: block; width: 100%; height: min(900px, 85vh); border: 0; }
.listings__frame--tall iframe { height: min(1100px, 90vh); }
.listings__note { margin: 1rem 0 0; font-size: 0.82rem; color: var(--ink-soft); }

/* let's talk (top of footer) */
.lets-talk { background: var(--blue); color: #fff; padding: clamp(56px, 8vw, 96px) var(--gutter); text-align: center; }
.lets-talk__inner { max-width: 760px; }
.lets-talk .eyebrow--light { color: #d6def0; }
.lets-talk__title { color: #fff; font-size: clamp(2rem, 4vw, 3rem); }
.lets-talk__title em { color: #d6def0; }
.lets-talk__body { color: #e6ebf5; font-size: 1.08rem; margin: 0 auto 2rem; max-width: 38em; }

/* ---------- interior pages ---------- */
.page-hero { background: var(--mist); padding: clamp(48px, 7vw, 96px) 0 clamp(40px, 6vw, 72px); border-bottom: 1px solid var(--line); }
.page-hero h1 { font-size: clamp(2.4rem, 5vw, 4rem); max-width: 14em; }
.page-hero .lede { margin-bottom: 0; }
.page-hero--dark { background: var(--navy); color: #fff; border-bottom: 0; }
.page-hero--dark h1 { color: #fff; }
.page-hero--dark .lede { color: var(--on-dark-soft); }
.page-hero--dark .eyebrow { color: var(--slate); }
.breadcrumb { font-size: 0.85rem; margin-bottom: 1.5rem; color: var(--ink-soft); }
.breadcrumb a { color: inherit; }

.split { display: grid; grid-template-columns: minmax(0, 4fr) minmax(0, 8fr); gap: clamp(32px, 6vw, 96px); }
.split + .split { margin-top: clamp(48px, 7vw, 88px); }
.split__aside h2 { font-size: clamp(1.6rem, 2.6vw, 2.2rem); position: sticky; top: calc(var(--header-h) + 24px); }

.steps { list-style: none; margin: 0; padding: 0; counter-reset: s; }
.steps > li { counter-increment: s; display: grid; grid-template-columns: 3.5rem 1fr; gap: 0 1rem; padding: 1.5rem 0; border-top: 1px solid var(--line); }
.steps > li::before { content: counter(s, decimal-leading-zero); font-family: var(--font-display); font-size: 1.5rem; color: var(--blue); line-height: 1.2; }
.steps h3 { font-size: 1.3rem; margin-bottom: 0.35rem; }
.steps p { color: var(--ink-soft); margin: 0; }

.checklist { list-style: none; padding: 0; margin: 0 0 1.5rem; }
.checklist li { position: relative; padding: 0.6rem 0 0.6rem 1.75rem; border-bottom: 1px solid var(--line); }
.checklist li::before { content: ""; position: absolute; left: 0; top: 1.15rem; width: 10px; height: 10px; border: 1.5px solid var(--blue); transform: rotate(45deg); }

.panel { background: #fff; border: 1px solid var(--line); padding: clamp(24px, 3vw, 40px); }
.panel--navy { background: var(--navy); color: #fff; border: 0; }
.panel--navy h2, .panel--navy h3 { color: #fff; }
.panel--navy p { color: var(--on-dark-soft); }
.panel--navy .checklist li { border-bottom-color: rgba(145,163,201,.25); }
.panel--navy .checklist li::before { border-color: var(--slate); }

.two-col { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: clamp(24px, 4vw, 56px); }
.three-col { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(24px, 4vw, 48px); }
.col-card { border-top: 1px solid var(--navy); padding-top: 1.25rem; }
.col-card p { color: var(--ink-soft); }

/* prose (articles, area guides, about) */
.prose { max-width: 42rem; font-size: 1.1rem; }
.prose h2 { font-size: clamp(1.6rem, 2.6vw, 2.1rem); margin-top: 2.2em; }
.prose h3 { margin-top: 1.8em; }
.prose ul, .prose ol { padding-left: 1.25rem; margin: 0 0 1.25em; }
.prose li { margin-bottom: 0.45em; }
.prose blockquote { margin: 2rem 0; padding-left: 1.5rem; border-left: 2px solid var(--blue); font-family: var(--font-display); font-size: 1.3rem; }
.prose hr { border: 0; border-top: 1px solid var(--line); margin: 3rem 0; }
.prose code { font-size: 0.9em; background: var(--mist); padding: 0.1em 0.35em; }
.callout { border: 1px solid var(--line); border-left: 3px solid var(--blue); background: var(--mist); padding: 1.25rem 1.5rem; margin: 2rem 0; font-size: 1rem; }
.callout p:last-child, .callout ul:last-child { margin-bottom: 0; }
.callout__title { font-weight: 700; font-size: 0.8rem; letter-spacing: 0.12em; text-transform: uppercase; color: var(--blue); margin-bottom: 0.5rem; }
.callout--draft { border-left-color: #8a6d1d; background: #fbf7ea; }
.callout--draft .callout__title { color: #6b5210; }

.article-layout { display: grid; grid-template-columns: minmax(0, 1fr) 16rem; gap: clamp(32px, 6vw, 96px); align-items: start; }
.toc { position: sticky; top: calc(var(--header-h) + 24px); font-size: 0.9rem; border-top: 1px solid var(--navy); padding-top: 1rem; }
.toc h2 { font-family: var(--font-body); font-size: 0.75rem; font-weight: 600; letter-spacing: 0.14em; text-transform: uppercase; color: var(--blue); }
.toc ol { list-style: none; padding: 0; margin: 0; }
.toc li { padding: 0.4rem 0; border-bottom: 1px solid var(--line); }
.toc a { color: var(--navy); text-decoration: none; }
.toc a:hover { text-decoration: underline; }
.byline { display: flex; flex-wrap: wrap; gap: 0.25rem 1.5rem; font-size: 0.9rem; color: var(--ink-soft); margin-top: 1.5rem; }

/* contact */
.contact-grid { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: clamp(32px, 6vw, 96px); align-items: start; }
.direct-list { list-style: none; margin: 0; padding: 0; border-top: 1px solid var(--navy); }
.direct-list li { border-bottom: 1px solid var(--line); }
.direct-list a { display: grid; grid-template-columns: 5rem 1fr; gap: 1rem; padding: 1.1rem 0; text-decoration: none; color: var(--navy); font-size: 1.15rem; font-weight: 500; overflow-wrap: anywhere; }
.direct-list a:hover { color: var(--blue); }
.direct-list .k { font-size: 0.75rem; font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase; color: var(--blue); padding-top: 0.35rem; }

.form { display: grid; gap: 1.1rem; }
.form__row { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 1.1rem; }
.field label, .field legend { display: block; font-weight: 600; font-size: 0.9rem; margin-bottom: 0.4rem; color: var(--navy); }
.field .hint { font-weight: 400; color: var(--ink-soft); }
.field input, .field select, .field textarea {
  width: 100%; font: inherit; font-size: 1rem; color: var(--ink);
  padding: 0.8rem 0.9rem; border: 1px solid #9aa3b8; border-radius: var(--radius); background: #fff;
}
.field textarea { min-height: 9rem; resize: vertical; }
.field input:focus-visible, .field select:focus-visible, .field textarea:focus-visible { outline: 3px solid var(--blue); outline-offset: 1px; border-color: var(--blue); }
.field fieldset { border: 0; padding: 0; margin: 0; }
.chips { display: flex; flex-wrap: wrap; gap: 0.5rem; }
.chips label { display: inline-flex; align-items: center; gap: 0.45rem; border: 1px solid #9aa3b8; padding: 0.5rem 0.8rem; font-weight: 500; font-size: 0.92rem; cursor: pointer; margin: 0; border-radius: 99px; }
.chips input { width: auto; margin: 0; accent-color: var(--navy); }
.chips label:has(input:checked) { background: var(--navy); border-color: var(--navy); color: #fff; }
.form__note { font-size: 0.88rem; color: var(--ink-soft); margin: 0; }
.form__status { font-size: 0.95rem; font-weight: 600; margin: 0; }
.form__status[data-state="error"] { color: #9b1c1c; }
.form__status[data-state="ok"] { color: #1d5b33; }

/* search page */
.search-fallback { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 5fr); gap: clamp(32px, 6vw, 80px); align-items: start; }

/* ---------- footer ---------- */
.site-footer { background: var(--navy); color: var(--on-dark-soft); padding: clamp(56px, 7vw, 88px) 0 2rem; font-size: 0.95rem; }
.site-footer a { color: #fff; text-decoration: none; }
.site-footer a:hover { text-decoration: underline; color: #fff; }
.site-footer__grid { display: grid; grid-template-columns: minmax(0, 4fr) repeat(3, minmax(0, 2fr)); gap: clamp(28px, 4vw, 56px); padding-bottom: 3rem; border-bottom: 1px solid rgba(145,163,201,.25); }
.site-footer__lede { margin: 1.25rem 0; max-width: 26em; }
.site-footer__contact, .site-footer__col ul { list-style: none; margin: 0; padding: 0; }
.site-footer__contact li, .site-footer__col li { padding: 0.25rem 0; }
.site-footer__heading { font-family: var(--font-body); font-size: 0.75rem; font-weight: 600; letter-spacing: 0.16em; text-transform: uppercase; color: var(--slate); margin-bottom: 1rem; }
.site-footer__legal { padding-top: 1.75rem; font-size: 0.82rem; }
.site-footer__legal p { margin: 0 0 0.5rem; }
.site-footer__todo { color: var(--slate); font-style: italic; }
.site-footer__social { list-style: none; margin: 1.25rem 0 0; padding: 0; display: flex; flex-wrap: wrap; gap: 0.4rem 1rem; font-size: 0.85rem; }
.site-footer__legal { display: grid; gap: 0.9rem; }
.site-footer__links { list-style: none; margin: 0; padding: 0; display: flex; flex-wrap: wrap; gap: 0.4rem 1.25rem; }
.site-footer__badges { display: flex; flex-wrap: wrap; gap: 0.4rem; margin: 0.25rem 0 0; }
.site-footer__badges span { border: 1px solid rgba(145,163,201,.35); padding: 0.2rem 0.6rem; font-size: 0.72rem; letter-spacing: 0.04em; }
.site-footer__disclosures { border-top: 1px solid rgba(145,163,201,.2); padding-top: 1.25rem; font-size: 0.78rem; line-height: 1.6; color: #aab5cf; }
.site-footer__disclosures strong { color: #fff; font-weight: 600; }
.site-footer__disclosures p { margin: 0 0 0.8rem; max-width: 72em; }

/* ---------- motion ---------- */
@media (prefers-reduced-motion: no-preference) {
  .js .reveal { opacity: 0; transform: translateY(14px); transition: opacity .7s ease, transform .7s ease; }
  .js .reveal.is-visible { opacity: 1; transform: none; }
}

/* ---------- responsive ---------- */
@media (max-width: 1024px) {
  .pathways { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .pathway { border-bottom: 1px solid var(--line); }
  .pathway:nth-child(2n) { border-right: 0; }
  .pathway:nth-child(2n+1) { padding-left: 0; }
  .testimonials__grid { grid-template-columns: 1fr; max-width: 42rem; }
  .pathways--grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .pathways--grid .pathway, .pathways--grid .pathway:nth-child(3n+1) { padding: 1.5rem 1.5rem 1.75rem; border-right: 1px solid var(--line); }
  .pathways--grid .pathway:nth-child(2n+1) { padding-left: 0; }
  .pathways--grid .pathway:nth-child(2n) { border-right: 0; }
  .article-layout { grid-template-columns: 1fr; }
  .toc { position: static; order: -1; }
  .site-footer__grid { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .site-footer__brand { grid-column: 1 / -1; }
}
@media (max-width: 820px) {
  .hero__grid, .intro, .about-split, .cta-band__inner, .split, .contact-grid, .search-fallback, .two-col, .three-col, .regions, .principles { grid-template-columns: 1fr; }
  .hero .ph { max-width: 320px; aspect-ratio: 4 / 3; }
  .portrait { justify-self: start; max-width: 360px; }
  .hero--home .hero__grid { grid-template-columns: 1fr; }
  .listings__head { grid-template-columns: 1fr; align-items: start; }
  .town-cards { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .town-stats { grid-template-columns: 1fr; }
  .why-ns__stats { grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 1.5rem 1rem; }
  .site-footer__grid { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .site-footer__brand { grid-column: 1 / -1; }
  .hero-card { margin-top: 1rem; }
  .referrals { grid-template-columns: 1fr; }
  .split__aside h2 { position: static; }
  .section-head--split { grid-template-columns: 1fr; }
  .form__row { grid-template-columns: 1fr; }
}
@media (max-width: 560px) {
  body { font-size: 1rem; }
  .pathways { grid-template-columns: 1fr; }
  .pathway, .pathway:nth-child(2n+1) { padding: 1.5rem 0; border-right: 0; }
  .pathway__num { margin-bottom: 1rem; }
  .facts li { grid-template-columns: 1fr; gap: 0.2rem; }
  .site-footer__grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .btn-row .btn { flex: 1 1 100%; }
  .wordmark__name { font-size: 1.3rem; }
  .nav-toggle__label { position: absolute; width: 1px; height: 1px; overflow: hidden; clip-path: inset(50%); white-space: nowrap; }
  .nav-toggle { padding: 0.8rem 0.75rem; }
  .direct-list a { grid-template-columns: 1fr; gap: 0.15rem; }
  .pathways--grid { grid-template-columns: 1fr; }
  .town-cards { grid-template-columns: 1fr; }
  .pathways--grid .pathway, .pathways--grid .pathway:nth-child(n) { padding: 1.4rem 0; border-right: 0; }
  .topbar__tagline { display: none; }
  .topbar__contact { font-size: 0.78rem; gap: 0.2rem 1rem; }
  .listings__frame iframe { height: 80vh; }
  .hero-card__stats { gap: 1.25rem 1.25rem; }
  .hero-stat__value { font-size: 1.75rem; }
  .ticker__label h2 { font-size: 0.64rem; letter-spacing: 0.12em; }
  .ticker__town { font-size: 1.05rem; }
}

/* ---------- articles: topic chips, related links, case-study deal summary */
.chip-list { list-style: none; padding: 0; margin: 1.75rem 0 0; display: flex; flex-wrap: wrap; gap: 0.5rem; }
.chip { display: inline-block; border: 1px solid var(--line); padding: 0.4rem 0.85rem; border-radius: 99px; font-size: 0.88rem; font-weight: 500; color: var(--navy); text-decoration: none; background: #fff; }
.chip:hover { border-color: var(--navy); }
.related { border-top: 1px solid var(--navy); margin-top: 2.5rem; padding-top: 1.25rem; }
.related__title { font-family: var(--font-body); font-size: 0.75rem !important; font-weight: 600; letter-spacing: 0.14em; text-transform: uppercase; color: var(--blue); margin: 0 0 0.75rem !important; }
.related__list { list-style: none; padding: 0; margin: 0; }
.related__list li { padding: 0.55rem 0; border-bottom: 1px solid var(--line); }
.related__list a { color: var(--navy); font-weight: 500; }
.article-source { font-size: 0.92rem; color: var(--ink-soft); }
.deal-lines { border: 1px solid var(--line); border-top: 3px solid var(--navy); background: var(--mist); padding: 1.25rem 1.5rem; margin: 0 0 2.5rem; }
.deal-lines__title { font-size: 1.25rem !important; margin: 0 0 1rem !important; }
.deal-lines dl { margin: 0; }
.deal-lines dl > div { display: grid; grid-template-columns: 7.5rem 1fr; gap: 1rem; padding: 0.55rem 0; border-top: 1px solid var(--line); }
.deal-lines dt { font-size: 0.75rem; font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase; color: var(--blue); padding-top: 0.2rem; }
.deal-lines dd { margin: 0; font-size: 1rem; }
.callout--cta { border-left-color: var(--navy); }
@media (max-width: 560px) { .deal-lines dl > div { grid-template-columns: 1fr; gap: 0.2rem; } }
.prose .table-scroll { overflow-x: auto; margin: 1.5rem 0 1rem; border: 1px solid var(--line); }
.data-table { width: 100%; border-collapse: collapse; font-size: 0.95rem; min-width: 520px; }
.data-table caption { text-align: left; font-size: 0.85rem; color: var(--ink-soft); padding: 0.75rem 1rem; caption-side: top; }
.data-table th, .data-table td { padding: 0.65rem 1rem; text-align: left; border-top: 1px solid var(--line); }
.data-table thead th { font-size: 0.72rem; font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase; color: var(--blue); background: var(--mist); }
.data-table tbody th { font-weight: 600; color: var(--navy); }
.data-table td { font-variant-numeric: tabular-nums; }
.prose .related__list, .prose .deal-lines dl { padding-left: 0; }
.prose .related__list li { margin: 0; list-style: none; }
.prose .related__list li::before { content: none; }

/* ---------- town pages: at-a-glance, calculator */
.breadcrumb--light, .breadcrumb--light a { color: var(--on-dark-soft); }
.glance { display: grid; grid-template-columns: repeat(auto-fill, minmax(170px, 1fr)); gap: 1px; background: var(--line); border: 1px solid var(--line); margin: 1rem 0 0; }
.glance > div { background: #fff; padding: 1rem 1.1rem; }
.glance dt { font-size: 0.72rem; font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase; color: var(--blue); }
.glance dd { margin: 0.35rem 0 0; font-family: var(--font-display); font-size: 1.55rem; color: var(--navy); line-height: 1.15; }
.glance dd.glance__sub { font-family: var(--font-body); font-size: 0.8rem; color: var(--ink-soft); margin-top: 0.2rem; }
.glance dd.glance__text { font-family: var(--font-body); font-size: 0.95rem; }
.town-market { min-width: 420px; }
.town-guide .prose table { width: 100%; border-collapse: collapse; font-size: 0.95rem; margin: 1rem 0 1.5rem; }
.town-guide .prose th, .town-guide .prose td { text-align: left; vertical-align: top; padding: 0.6rem 0.75rem; border-top: 1px solid var(--line); }
.town-guide .prose thead th { font-size: 0.72rem; font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase; color: var(--blue); background: var(--mist); }
.town-sources { margin-top: 1.5rem; font-size: 0.8rem; color: var(--ink-soft); }
.calc { display: grid; grid-template-columns: 1.3fr 1fr; gap: 2rem; align-items: start; }
.calc__inputs { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem 1.25rem; }
.calc__inputs label { display: flex; flex-direction: column; gap: 0.35rem; font-size: 0.85rem; font-weight: 600; color: var(--navy); }
.calc__inputs input, .calc__inputs select { font: inherit; font-weight: 400; padding: 0.6rem 0.7rem; border: 1px solid #9aa3b8; background: #fff; color: var(--ink); }
.calc__hint { font-weight: 400; font-size: 0.78rem; color: var(--ink-soft); }
.calc__result { background: #fff; border: 1px solid var(--line); border-top: 3px solid var(--navy); padding: 1.5rem; }
.calc__total { font-family: var(--font-display); font-size: 2.4rem; color: var(--navy); margin: 0 0 1rem; line-height: 1; }
.calc__per { font-family: var(--font-body); font-size: 1rem; color: var(--ink-soft); }
.calc__lines { margin: 0 0 1rem; }
.calc__lines > div { display: flex; justify-content: space-between; padding: 0.45rem 0; border-top: 1px solid var(--line); font-size: 0.95rem; }
.calc__lines dd { margin: 0; font-variant-numeric: tabular-nums; }
.calc__note { font-size: 0.8rem; color: var(--ink-soft); }
@media (max-width: 820px) { .calc { grid-template-columns: 1fr; } }
@media (max-width: 480px) { .calc__inputs { grid-template-columns: 1fr; } }
.chip--dark { background: transparent; color: #fff; border-color: rgba(255,255,255,0.35); }
.chip--dark:hover { border-color: #fff; }
.compare-table tr.is-self th, .compare-table tr.is-self td { background: var(--mist); font-weight: 600; }
.compare-table .chg { font-size: 0.8rem; color: var(--ink-soft); white-space: nowrap; }
.compare-table { min-width: 620px; }
.town-cta__inner { display: grid; grid-template-columns: 1.4fr 1fr; gap: 2rem; align-items: center; }
@media (max-width: 820px) { .town-cta__inner { grid-template-columns: 1fr; } }
.btn--ghost { border-color: var(--navy); color: var(--navy); background: transparent; }
.btn--ghost:hover { background: var(--navy); color: #fff; }

/* ---------- market map */
.mm-controls { display: flex; flex-wrap: wrap; gap: 0.75rem 2rem; margin-bottom: 1rem; }
.mm-group { display: flex; flex-wrap: wrap; gap: 0.4rem; }
.mm-chip { font: inherit; font-size: 0.85rem; font-weight: 500; padding: 0.4rem 0.85rem; border-radius: 99px; border: 1px solid var(--line); background: #fff; color: var(--navy); cursor: pointer; }
.mm-chip:hover { border-color: var(--navy); }
.mm-chip.is-on { background: var(--navy); border-color: var(--navy); color: #fff; }
.mm { display: grid; grid-template-columns: minmax(0, 2.2fr) minmax(240px, 1fr); gap: 1rem; }
.mm__mapwrap { position: relative; }
.mm-legend { position: absolute; left: 12px; bottom: 12px; z-index: 500; background: rgba(255,255,255,0.95); border: 1px solid var(--line); padding: 0.6rem 0.8rem; font-size: 0.78rem; max-width: 230px; }
.mm-legend__title { font-weight: 600; margin: 0 0 0.35rem; color: var(--navy); }
.mm-legend ul { list-style: none; margin: 0; padding: 0; }
.mm-legend li { display: flex; align-items: center; gap: 0.45rem; padding: 0.1rem 0; }
.mm-legend li span { width: 12px; height: 12px; border-radius: 50%; border: 1px solid rgba(0,0,0,0.15); flex: none; }
.mm__list { border: 1px solid var(--line); background: #fff; max-height: min(620px, 70vh); overflow: auto; }
.mm__listhead { position: sticky; top: 0; background: var(--mist); margin: 0; padding: 0.7rem 0.9rem; font-size: 0.72rem; font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase; color: var(--blue); border-bottom: 1px solid var(--line); }
.mm-rank { list-style: none; margin: 0; padding: 0; counter-reset: r; }
.mm-rank li { counter-increment: r; border-bottom: 1px solid var(--line); }
.mm-rank button { width: 100%; display: flex; align-items: center; gap: 0.6rem; padding: 0.55rem 0.9rem; background: none; border: 0; font: inherit; font-size: 0.92rem; text-align: left; cursor: pointer; color: var(--ink); }
.mm-rank button::before { content: counter(r); width: 1.5rem; font-size: 0.75rem; color: var(--ink-soft); }
.mm-rank button:hover, .mm-rank button:focus-visible { background: var(--mist); }
.mm-rank__name { flex: 1; }
.mm-rank__val { font-variant-numeric: tabular-nums; font-weight: 600; color: var(--navy); }
.mm-dot { width: 10px; height: 10px; border-radius: 50%; flex: none; }
.mm-tip { font-family: var(--font-body); font-weight: 600; }
.mm-card strong { display: block; font-family: var(--font-display); font-size: 1.2rem; color: var(--navy); }
.mm-card__region { font-size: 0.75rem; color: var(--ink-soft); }
.mm-card dl { margin: 0.5rem 0; }
.mm-card dl div { display: flex; justify-content: space-between; gap: 1rem; padding: 0.2rem 0; border-top: 1px solid var(--line); font-size: 0.85rem; }
.mm-card dd { margin: 0; text-align: right; }
.mm-card p { margin: 0.4rem 0 0; font-size: 0.85rem; }
.all-towns-table { min-width: 720px; }
@media (max-width: 900px) { .mm { grid-template-columns: 1fr; } .mm__list { max-height: 360px; } }
.ns-map .leaflet-tile-pane { filter: grayscale(0.9) brightness(1.06) contrast(0.92); }
.topbar__right { display: flex; align-items: center; gap: 1.25rem; }
.topbar__agents { color: #fff; font-weight: 600; text-decoration: none; border-left: 1px solid rgba(255,255,255,0.25); padding-left: 1.25rem; white-space: nowrap; }
.topbar__agents:hover { text-decoration: underline; color: #fff; }
@media (max-width: 760px) { .topbar__agents { border-left: 0; padding-left: 0; } }
.three-col--wrap { grid-template-columns: repeat(auto-fill, minmax(260px, 1fr)); }
.glance { background: transparent; gap: 0; border: 0; border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.glance > div { border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.table-wrap, .table-scroll { position: relative; }

/* ---------- Instagram feed (Videos page) */
.ig-grid { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(16px, 2.5vw, 28px); }
.ig-grid__loading { grid-column: 1 / -1; color: var(--ink-soft); padding: 2rem 0; }
.ig-card__link { display: flex; flex-direction: column; gap: 0.5rem; text-decoration: none; color: var(--ink); }
.ig-card__media { position: relative; display: block; aspect-ratio: 1 / 1; overflow: hidden; background: var(--mist); }
.ig-card__media img { width: 100%; height: 100%; object-fit: cover; transition: transform .3s ease; }
.ig-card__link:hover .ig-card__media img { transform: scale(1.03); }
.ig-card__badge { position: absolute; left: 10px; top: 10px; background: rgba(12,15,36,.8); color: #fff; font-size: 0.7rem; font-weight: 600; letter-spacing: 0.1em; text-transform: uppercase; padding: 0.25rem 0.55rem; }
.ig-card__caption { font-size: 0.92rem; line-height: 1.45; }
.ig-card__link:hover .ig-card__caption { text-decoration: underline; }
.ig-card__date { font-size: 0.78rem; color: var(--ink-soft); }
@media (max-width: 760px) { .ig-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 1080px) { .topbar__tagline { display: none; } }