/* ==========================================================================
   MIRTHA CAROLINA · SHARED SITE STYLES
   Christie's International Real Estate Group · Teresa Minnick Group
   Monmouth County, NJ — Bilingual Luxury Concierge
   Cinematic Design Studio Build · VioX AI
   ========================================================================== */

/* ==========================================================================
   BRAND TOKENS
   ========================================================================== */
:root {
  --navy-deep:    #0B1F3A;
  --navy-ink:     #162B4A;
  --christies-red:#9B2032;
  --shore-sand:   #E8DFCE;
  --ivory-cream:  #F5F1E8;
  --champagne:    #C4A962;
  --champagne-dk: #9E8749;
  --seafoam:      #7FA5A8;
  --charcoal:     #1C1C1C;

  --hairline:     rgba(196, 169, 98, 0.45);
  --hairline-ink: rgba(22, 43, 74, 0.18);
  --hairline-light: rgba(245, 241, 232, 0.18);
  --muted-ink:    rgba(28, 28, 28, 0.55);
  --muted-cream:  rgba(245, 241, 232, 0.68);

  --ff-display:   "Fraunces", "Cormorant Garamond", Georgia, serif;
  --ff-quote:     "Cormorant Garamond", "Fraunces", Georgia, serif;
  --ff-body:      "Inter", -apple-system, BlinkMacSystemFont, "Helvetica Neue", sans-serif;
  --ff-mono:      "JetBrains Mono", "SF Mono", Menlo, monospace;

  --max:          1280px;
  --gutter:       clamp(24px, 5vw, 72px);

  --ease-out:     cubic-bezier(0.22, 1, 0.36, 1);
  --ease-in-out:  cubic-bezier(0.65, 0, 0.35, 1);
  --nav-h:        136px;
}

/* ==========================================================================
   RESET + BASE
   ========================================================================== */
*,*::before,*::after { box-sizing: border-box; margin: 0; padding: 0; }

html {
  scroll-behavior: smooth;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  scroll-padding-top: var(--nav-h);
}

body {
  font-family: var(--ff-body);
  font-size: 17px;
  line-height: 1.7;
  color: var(--charcoal);
  background: var(--ivory-cream);
  font-weight: 400;
  letter-spacing: 0.005em;
  overflow-x: hidden;
}

img, svg, video, canvas { display: block; max-width: 100%; }

a { color: inherit; text-decoration: none; }

button { font: inherit; cursor: pointer; border: none; background: none; color: inherit; }

::selection { background: var(--champagne); color: var(--navy-deep); }

h1, h2, h3, h4, h5, .display, .numeral {
  font-family: var(--ff-display);
  font-feature-settings: "ss01", "ss02";
  color: var(--navy-deep);
  letter-spacing: -0.015em;
  line-height: 1.05;
  font-weight: 400;
}

.italic-quote, .italic {
  font-family: var(--ff-quote);
  font-style: italic;
  font-weight: 400;
}

/* ==========================================================================
   UTILITY
   ========================================================================== */
.shell { max-width: var(--max); margin: 0 auto; padding: 0 var(--gutter); }

.section { padding: clamp(96px, 14vw, 180px) 0; position: relative; }

.eyebrow {
  font-family: var(--ff-body);
  font-size: 11.5px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--champagne-dk);
  font-weight: 600;
  display: inline-block;
  margin-bottom: 28px;
}
.eyebrow.on-dark { color: var(--champagne); }

.section-title {
  font-family: var(--ff-display);
  font-size: clamp(48px, 7vw, 96px);
  font-weight: 400;
  font-variation-settings: "opsz" 128;
  color: var(--navy-deep);
  line-height: 1.02;
  margin-bottom: 32px;
  letter-spacing: -0.025em;
}
.section-title.on-dark { color: var(--ivory-cream); }
.section-title em { font-style: italic; font-weight: 300; color: var(--navy-ink); }
.section-title.on-dark em { color: var(--champagne); }

.section-lede {
  font-family: var(--ff-quote);
  font-style: italic;
  font-weight: 400;
  font-size: clamp(22px, 2.2vw, 28px);
  line-height: 1.5;
  color: var(--navy-ink);
  max-width: 780px;
  margin-bottom: 64px;
}
.section-lede.on-dark { color: var(--muted-cream); }

.hairline {
  width: 100%;
  height: 1px;
  background: var(--champagne);
  opacity: 0.5;
}
.hairline-short {
  width: 72px;
  height: 1px;
  background: var(--champagne);
  display: block;
  margin: 28px 0;
}

.tag {
  font-family: var(--ff-body);
  font-size: 11px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--champagne-dk);
  font-weight: 600;
}
.tag.on-dark { color: var(--champagne); }

.cta {
  display: inline-flex;
  align-items: center;
  gap: 14px;
  padding: 18px 34px;
  font-family: var(--ff-body);
  font-size: 12px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  font-weight: 600;
  border: 1px solid var(--champagne);
  color: var(--ivory-cream);
  background: transparent;
  transition: all 0.5s var(--ease-out);
  position: relative;
  overflow: hidden;
  cursor: pointer;
}
.cta::before {
  content: "";
  position: absolute;
  inset: 0;
  background: var(--champagne);
  transform: translateY(101%);
  transition: transform 0.55s var(--ease-out);
  z-index: -1;
}
.cta:hover { color: var(--navy-deep); border-color: var(--champagne); }
.cta:hover::before { transform: translateY(0); }
.cta.primary { background: rgba(196, 169, 98, 0.12); }
.cta.dark { color: var(--navy-deep); border-color: var(--navy-deep); }
.cta.dark::before { background: var(--navy-deep); }
.cta.dark:hover { color: var(--ivory-cream); }
.cta .arrow { transition: transform 0.45s var(--ease-out); }
.cta:hover .arrow { transform: translateX(6px); }

/* ==========================================================================
   NAV
   ========================================================================== */
.nav {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 100;
  height: var(--nav-h);
  display: flex;
  align-items: center;
  transition: background-color 0.55s var(--ease-out), border-color 0.55s var(--ease-out), box-shadow 0.55s var(--ease-out);
  border-bottom: 1px solid transparent;
  background: transparent;
}
.nav.scrolled {
  background: rgba(11, 31, 58, 0.94);
  backdrop-filter: saturate(140%) blur(14px);
  -webkit-backdrop-filter: saturate(140%) blur(14px);
  border-bottom: 1px solid rgba(196, 169, 98, 0.35);
}
.nav-shell {
  width: 100%;
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 40px;
}
.nav-mark {
  display: flex;
  align-items: center;
  gap: 14px;
  color: var(--ivory-cream);
  line-height: 1;
  text-decoration: none;
  transition: opacity 0.4s ease;
}
.nav-mark:hover { opacity: 0.88; }
.nav-mc-mark {
  display: block;
  width: 120px;
  height: 120px;
  flex-shrink: 0;
  /* Mark is now ivory-cream MC on transparent — reads correctly on both
     transparent-over-hero and scrolled-solid-navy nav states. */
  opacity: 0.95;
  transition: opacity 0.4s ease;
}
.nav-mark:hover .nav-mc-mark { opacity: 1; }
.nav-mark-text {
  display: flex;
  flex-direction: column;
  gap: 3px;
  line-height: 1;
}
.nav-mark .wm {
  font-family: var(--ff-display);
  font-weight: 500;
  font-size: 17px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}
.nav-mark .aff {
  font-family: var(--ff-body);
  font-weight: 500;
  font-size: 8.5px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--champagne);
  opacity: 0.82;
}
@media (max-width: 720px) {
  .nav-mc-mark { width: 88px; height: 88px; }
  .nav-mark { gap: 10px; }
  .nav-mark .wm { font-size: 14px; letter-spacing: 0.14em; }
  .nav-mark .aff { font-size: 7.5px; }
}
.nav-links {
  display: flex;
  align-items: center;
  gap: 36px;
  list-style: none;
}
.nav-links a {
  font-family: var(--ff-body);
  font-size: 12px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--ivory-cream);
  font-weight: 500;
  position: relative;
  padding: 6px 0;
  transition: color 0.35s;
}
.nav-links a::after {
  content: "";
  position: absolute;
  left: 0; bottom: 0;
  width: 100%;
  height: 1px;
  background: var(--champagne);
  transform: scaleX(0);
  transform-origin: right;
  transition: transform 0.45s var(--ease-out);
}
.nav-links a:hover { color: var(--champagne); }
.nav-links a:hover::after { transform: scaleX(1); transform-origin: left; }
.nav-right { display: flex; align-items: center; gap: 24px; }
.lang-toggle {
  display: flex;
  align-items: center;
  border: 1px solid rgba(245, 241, 232, 0.4);
  border-radius: 999px;
  padding: 3px;
  gap: 0;
}
.nav.scrolled .lang-toggle { border-color: rgba(196, 169, 98, 0.5); }
.lang-pill {
  padding: 6px 14px;
  font-family: var(--ff-body);
  font-size: 10.5px;
  letter-spacing: 0.2em;
  font-weight: 600;
  color: var(--ivory-cream);
  border-radius: 999px;
  transition: all 0.35s;
  text-transform: uppercase;
}
.lang-pill.active {
  background: var(--champagne);
  color: var(--navy-deep);
}

.nav-burger {
  display: none;
  width: 34px;
  height: 34px;
  flex-direction: column;
  justify-content: center;
  gap: 5px;
  padding: 0;
}
.nav-burger span {
  display: block;
  height: 1px;
  width: 100%;
  background: var(--ivory-cream);
  transition: transform 0.35s, opacity 0.35s;
}
.nav-burger.open span:nth-child(1) { transform: translateY(6px) rotate(45deg); }
.nav-burger.open span:nth-child(2) { opacity: 0; }
.nav-burger.open span:nth-child(3) { transform: translateY(-6px) rotate(-45deg); }

.nav-overlay {
  position: fixed;
  inset: 0;
  background: var(--navy-deep);
  z-index: 90;
  display: flex;
  align-items: center;
  justify-content: center;
  transform: translateY(-100%);
  transition: transform 0.65s var(--ease-in-out);
}
.nav-overlay.open { transform: translateY(0); }
.nav-overlay ul {
  list-style: none;
  text-align: center;
  display: flex;
  flex-direction: column;
  gap: 32px;
}
.nav-overlay a {
  font-family: var(--ff-display);
  font-size: 40px;
  font-weight: 400;
  color: var(--ivory-cream);
  font-variation-settings: "opsz" 96;
}
.nav-overlay a em { color: var(--champagne); font-style: italic; }

@media (max-width: 900px) {
  .nav-links { display: none; }
  .nav-right { gap: 16px; }
  .nav-burger { display: flex; }
}

/* ==========================================================================
   HERO — SCROLL-DRIVEN CANVAS
   ========================================================================== */
.hero {
  height: 150vh;
  background: var(--navy-deep);
  position: relative;
}
.hero-sticky {
  position: sticky;
  top: 0;
  height: 100vh;
  overflow: hidden;
  background: var(--navy-deep);
}
#hero-canvas,
.hero-fallback {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
}
.hero-fallback {
  background-image: url('/assets/images/hero-fallback.jpg'), linear-gradient(180deg, #0B1F3A 0%, #162B4A 55%, #30466E 100%);
  background-size: cover;
  background-position: center;
  z-index: 0;
}
.hero-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(180deg,
    rgba(11, 31, 58, 0.35) 0%,
    rgba(11, 31, 58, 0.45) 40%,
    rgba(11, 31, 58, 0.65) 85%,
    rgba(11, 31, 58, 0.8) 100%
  );
  z-index: 2;
  pointer-events: none;
}
.hero-vignette {
  position: absolute; inset: 0;
  background: radial-gradient(ellipse at center, transparent 55%, rgba(11, 31, 58, 0.45) 100%);
  z-index: 3;
  pointer-events: none;
}
.hero-content {
  position: absolute;
  left: 0; right: 0; bottom: 0; top: 0;
  z-index: 5;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding: 0 var(--gutter) clamp(80px, 12vh, 140px);
  max-width: var(--max);
  margin: 0 auto;
}
.hero-eyebrow {
  font-family: var(--ff-body);
  font-size: 11.5px;
  letter-spacing: 0.42em;
  text-transform: uppercase;
  color: var(--champagne);
  font-weight: 600;
  margin-bottom: 32px;
  opacity: 0.92;
}
.hero-eyebrow::before {
  content: "";
  display: inline-block;
  width: 40px;
  height: 1px;
  background: var(--champagne);
  vertical-align: middle;
  margin-right: 16px;
  transform: translateY(-2px);
}
.hero-headline {
  font-family: var(--ff-display);
  font-weight: 300;
  font-size: clamp(44px, 8.5vw, 120px);
  line-height: 0.98;
  color: var(--ivory-cream);
  letter-spacing: -0.03em;
  font-variation-settings: "opsz" 144;
  margin-bottom: 36px;
  max-width: 18ch;
  text-shadow: 0 2px 36px rgba(0, 0, 0, 0.45);
}
.hero-headline em {
  font-style: italic;
  font-weight: 300;
  color: var(--champagne);
  font-variation-settings: "opsz" 144;
}
.hero-subline {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: clamp(19px, 2vw, 27px);
  line-height: 1.45;
  color: var(--ivory-cream);
  opacity: 0.88;
  max-width: 56ch;
  margin-bottom: 48px;
  font-weight: 400;
  text-shadow: 0 2px 18px rgba(0, 0, 0, 0.4);
}
.hero-ctas {
  display: flex;
  gap: 18px;
  flex-wrap: wrap;
}
.hero-ctas .cta {
  background: rgba(245, 241, 232, 0.06);
  backdrop-filter: blur(14px);
  -webkit-backdrop-filter: blur(14px);
}
.hero-meta {
  position: absolute;
  left: var(--gutter);
  top: 50%;
  transform: translateY(-50%) rotate(-90deg) translateX(50%);
  transform-origin: left center;
  font-family: var(--ff-body);
  font-size: 10.5px;
  letter-spacing: 0.42em;
  text-transform: uppercase;
  color: var(--champagne);
  opacity: 0.72;
  pointer-events: none;
  z-index: 4;
}
.hero-scroll-cue {
  position: absolute;
  bottom: 32px;
  right: var(--gutter);
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 14px;
  z-index: 6;
  color: var(--ivory-cream);
  opacity: 0.72;
  font-family: var(--ff-body);
  font-size: 10px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  font-weight: 500;
}
.hero-scroll-cue .cue-line {
  width: 1px;
  height: 56px;
  background: linear-gradient(to bottom, var(--champagne), transparent);
  animation: cueDrop 2.4s ease-in-out infinite;
}
@keyframes cueDrop {
  0%, 100% { transform: scaleY(0.4); transform-origin: top; opacity: 0.2; }
  50% { transform: scaleY(1); opacity: 1; }
}

@media (max-width: 768px) {
  .hero { height: 135vh; }
  .hero-meta { display: none; }
  .hero-scroll-cue { right: 16px; }
  .hero-headline { font-size: clamp(40px, 10vw, 60px); }
}

/* ==========================================================================
   TRUST BAR — Christie's Affiliation Lockup
   ========================================================================== */
.trust-bar {
  background: var(--ivory-cream);
  padding: 56px 0;
  border-top: 1px solid var(--hairline);
  border-bottom: 1px solid var(--hairline);
}
/* Two-up logo lockup — Christie's + TCM Realty Group */
.trust-logos {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: clamp(28px, 5vw, 80px);
  flex-wrap: wrap;
}
.trust-logo {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  text-decoration: none;
  opacity: 0.9;
  transition: opacity 0.4s ease, transform 0.4s ease;
  /* Reserve uniform optical height so both logos baseline together */
  height: clamp(46px, 6vw, 76px);
}
.trust-logo:hover {
  opacity: 1;
  transform: translateY(-1px);
}
.trust-logo img {
  display: block;
  height: 100%;
  width: auto;
  max-width: 100%;
}
/* Christie's PNG is black-on-transparent — looks correct on the ivory bar as-is */
.trust-logo.christies img {
  /* slightly muted to sit alongside the inverted TCM mark */
}
/* TCM PNG is white-on-transparent — invert so it renders dark on ivory */
.trust-logo.tcm img {
  filter: invert(1);
  opacity: 0.92;
}
/* Subtle gold rule between the two marks */
.trust-divider {
  display: inline-block;
  width: 1px;
  height: clamp(40px, 5.5vw, 64px);
  background: var(--champagne);
  opacity: 0.55;
  flex-shrink: 0;
}
@media (max-width: 720px) {
  .trust-bar { padding: 44px 0; }
  .trust-logos { gap: 24px; }
  .trust-divider {
    width: 56px;
    height: 1px;
  }
  .trust-logo { height: 42px; }
}

/* ==========================================================================
   MARQUEE — hero transition
   ========================================================================== */
.marquee-band {
  background: var(--navy-deep);
  color: var(--ivory-cream);
  padding: 72px 0;
  overflow: hidden;
  position: relative;
  border-bottom: 1px solid rgba(196, 169, 98, 0.2);
}
.marquee-band::before,
.marquee-band::after {
  content: "";
  position: absolute;
  top: 0; bottom: 0;
  width: 140px;
  z-index: 2;
  pointer-events: none;
}
.marquee-band::before { left: 0; background: linear-gradient(90deg, var(--navy-deep), transparent); }
.marquee-band::after  { right: 0; background: linear-gradient(-90deg, var(--navy-deep), transparent); }
.marquee-row {
  display: flex;
  white-space: nowrap;
  will-change: transform;
}
.marquee-row + .marquee-row { margin-top: 32px; }
.marquee-track { display: flex; gap: 56px; flex-shrink: 0; padding-right: 56px; }
.marquee-row.places .marquee-track {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: clamp(24px, 3vw, 36px);
  color: var(--ivory-cream);
  font-weight: 400;
}
.marquee-row.keywords .marquee-track {
  font-family: var(--ff-body);
  font-size: 14px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--champagne);
  font-weight: 600;
}
.marquee-row .dot {
  color: var(--champagne);
  opacity: 0.6;
}
.marquee-row.places { animation: marqueeL 48s linear infinite; }
.marquee-row.keywords { animation: marqueeR 32s linear infinite; animation-direction: reverse; }
@keyframes marqueeL {
  0%   { transform: translateX(0); }
  100% { transform: translateX(-50%); }
}
@keyframes marqueeR {
  0%   { transform: translateX(0); }
  100% { transform: translateX(-50%); }
}

/* ==========================================================================
   FEATURED PROPERTIES
   ========================================================================== */
.featured {
  background: var(--ivory-cream);
}
.featured-head {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  gap: 32px;
  margin-bottom: 72px;
  flex-wrap: wrap;
}
.featured-head .meta {
  font-family: var(--ff-body);
  font-size: 12px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted-ink);
  font-weight: 600;
  max-width: 28ch;
  text-align: right;
}

.property-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
}
.property-card {
  position: relative;
  aspect-ratio: 3/4;
  overflow: hidden;
  background: var(--navy-deep);
  cursor: pointer;
  transform-style: preserve-3d;
  perspective: 900px;
}
.property-card .layer {
  position: absolute;
  inset: -8%;
  transition: transform 0.5s var(--ease-out);
  will-change: transform;
}
.property-card .sky {
  background: linear-gradient(180deg, #2A3E60 0%, #486085 60%, #7a8ca8 100%);
  z-index: 1;
}
.property-card .arch {
  background-size: cover;
  background-position: center;
  background-repeat: no-repeat;
  z-index: 2;
}
.property-card.p1 .arch { background-image: url('/assets/images/property-1.jpg'); }
.property-card.p2 .arch { background-image: url('/assets/images/property-2.jpg'); }
.property-card.p3 .arch { background-image: url('/assets/images/property-3.jpg'); }

.property-card .fg {
  background: linear-gradient(180deg, transparent 40%, rgba(11, 31, 58, 0.95) 100%);
  z-index: 3;
}
.property-card .content {
  position: absolute;
  left: 0; right: 0; bottom: 0;
  padding: 32px 28px 30px;
  color: var(--ivory-cream);
  z-index: 5;
}
.property-card .loc {
  font-family: var(--ff-body);
  font-size: 10px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--champagne);
  font-weight: 600;
  margin-bottom: 16px;
}
.property-card .loc::before {
  content: "";
  display: inline-block;
  width: 22px;
  height: 1px;
  background: var(--champagne);
  vertical-align: middle;
  margin-right: 10px;
  transform: translateY(-2px);
}
.property-card .title {
  font-family: var(--ff-display);
  font-size: clamp(22px, 2.1vw, 28px);
  line-height: 1.1;
  color: var(--ivory-cream);
  margin-bottom: 8px;
  font-weight: 400;
  font-variation-settings: "opsz" 72;
}
.property-card .sublet {
  font-family: var(--ff-body);
  font-size: 12.5px;
  color: var(--muted-cream);
  letter-spacing: 0.06em;
  margin-bottom: 16px;
}
.property-card .price {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: 16px;
  color: var(--champagne);
  margin-bottom: 22px;
}
.property-card .more {
  font-family: var(--ff-body);
  font-size: 11px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--ivory-cream);
  font-weight: 600;
  display: inline-flex;
  align-items: center;
  gap: 10px;
  padding-top: 14px;
  border-top: 1px solid rgba(196, 169, 98, 0.35);
  width: 100%;
  transition: color 0.35s;
}
.property-card .more:hover { color: var(--champagne); }
.property-card .more .arrow { transition: transform 0.4s; }
.property-card:hover .more .arrow { transform: translateX(6px); }

@media (max-width: 900px) {
  .property-grid { grid-template-columns: 1fr; }
  .property-card { aspect-ratio: 4/3; }
}

/* ==========================================================================
   NEIGHBORHOOD FILMS — sticky-stack
   ========================================================================== */
.neighborhoods {
  background: var(--navy-deep);
  color: var(--ivory-cream);
  padding: clamp(96px, 12vw, 140px) 0 0;
  position: relative;
}
.neighborhoods .section-title { color: var(--ivory-cream); }
.neighborhoods .section-lede  { color: var(--muted-cream); }

.nbh-sticky-wrap {
  position: relative;
  margin-top: 48px;
}
.nbh-frame {
  display: grid;
  grid-template-columns: 1.05fr 1fr;
  gap: clamp(28px, 4vw, 72px);
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 var(--gutter);
  align-items: flex-start;
}
.nbh-visual-col { position: relative; }
.nbh-visual {
  position: sticky;
  top: 100px;
  height: calc(100vh - 140px);
  max-height: 760px;
  overflow: hidden;
  background: var(--navy-ink);
}
.nbh-layer {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
  opacity: 0;
  transition: opacity 1.2s var(--ease-in-out), transform 4s var(--ease-out);
}
.nbh-layer.active { opacity: 1; transform: scale(1.04); }
.nbh-layer[data-nbh="holmdel"]   { background-image: url('/assets/images/neighborhood-holmdel.jpg'), linear-gradient(145deg, #2A3E60, #485E80); }
.nbh-layer[data-nbh="redbank"]   { background-image: url('/assets/images/neighborhood-red-bank.jpg'), linear-gradient(145deg, #3a5466, #7FA5A8); }
.nbh-layer[data-nbh="rumson"]    { background-image: url('/assets/images/neighborhood-rumson.jpg'), linear-gradient(145deg, #162B4A, #3a5466); }
.nbh-layer[data-nbh="pier"]      { background-image: url('/assets/images/neighborhood-pier-village.jpg'), linear-gradient(145deg, #486085, #7FA5A8); }
.nbh-layer::after {
  content: "";
  position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 40%, rgba(11, 31, 58, 0.65) 100%);
}
.nbh-badge {
  position: absolute;
  left: 32px;
  bottom: 32px;
  z-index: 3;
  font-family: var(--ff-body);
  font-size: 11px;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--champagne);
  font-weight: 600;
}

.nbh-copy-col {
  padding-top: 40px;
}
.nbh-entry {
  min-height: 80vh;
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: 60px 0;
  opacity: 0.4;
  transition: opacity 0.6s;
}
.nbh-entry.active { opacity: 1; }
.nbh-entry .num {
  font-family: var(--ff-display);
  font-size: 14px;
  letter-spacing: 0.32em;
  color: var(--champagne);
  font-weight: 500;
  margin-bottom: 20px;
}
.nbh-entry h3 {
  font-family: var(--ff-display);
  font-size: clamp(32px, 4.2vw, 56px);
  color: var(--ivory-cream);
  font-weight: 300;
  line-height: 1.05;
  margin-bottom: 16px;
  font-variation-settings: "opsz" 96;
}
.nbh-entry h3 em { font-style: italic; color: var(--champagne); }
.nbh-entry .sub {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: 22px;
  color: var(--muted-cream);
  margin-bottom: 28px;
  max-width: 42ch;
}
.nbh-entry .copy {
  font-family: var(--ff-body);
  font-size: 16px;
  line-height: 1.75;
  color: var(--muted-cream);
  max-width: 44ch;
  margin-bottom: 36px;
}
.nbh-stat {
  border-top: 1px solid rgba(196, 169, 98, 0.4);
  padding-top: 22px;
  display: flex;
  align-items: baseline;
  gap: 18px;
}
.nbh-stat .figure {
  font-family: var(--ff-display);
  font-size: clamp(40px, 5vw, 64px);
  color: var(--champagne);
  font-weight: 400;
  font-variation-settings: "opsz" 96;
  line-height: 1;
}
.nbh-stat .cap {
  font-family: var(--ff-body);
  font-size: 10.5px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--muted-cream);
  font-weight: 600;
  max-width: 18ch;
}

@media (max-width: 900px) {
  .nbh-frame { grid-template-columns: 1fr; }
  .nbh-visual-col { display: none; }
  .nbh-entry { min-height: auto; padding: 48px 0; opacity: 1; border-top: 1px solid rgba(196, 169, 98, 0.2); }
  .nbh-entry:first-child { border-top: 0; }
}

/* ==========================================================================
   BIO — Split Scroll
   ========================================================================== */
.bio {
  background: var(--shore-sand);
  padding: clamp(96px, 12vw, 160px) 0;
}
.bio-frame {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: clamp(32px, 5vw, 88px);
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 var(--gutter);
}
.bio-portrait-col { position: relative; }
.bio-portrait {
  position: sticky;
  top: 110px;
  aspect-ratio: 4/5;
  overflow: hidden;
  background: url('/assets/images/mirtha-portrait.jpg') center/cover no-repeat, linear-gradient(145deg, #E8DFCE, #8B9CA8);
  border: 1px solid rgba(196, 169, 98, 0.5);
}
.bio-portrait::after {
  content: "";
  position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 55%, rgba(11, 31, 58, 0.35));
}
.bio-caption {
  margin-top: 20px;
  font-family: var(--ff-body);
  font-size: 11px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--navy-ink);
  font-weight: 600;
}
.bio-caption span { color: var(--champagne-dk); display: block; margin-top: 4px; font-size: 10px; }

.bio-copy-col .bio-title {
  font-family: var(--ff-display);
  font-size: clamp(32px, 4vw, 46px);
  font-weight: 400;
  color: var(--navy-deep);
  margin-bottom: 24px;
  font-variation-settings: "opsz" 96;
  line-height: 1.1;
  letter-spacing: -0.01em;
}
.bio-copy-col .bio-title em { font-style: italic; color: var(--navy-ink); }
.bio-chapter {
  padding-bottom: 56px;
  margin-bottom: 56px;
  border-bottom: 1px solid var(--hairline);
}
.bio-chapter:last-child { border-bottom: 0; margin-bottom: 0; padding-bottom: 0; }
.bio-chapter .chapter-num {
  font-family: var(--ff-body);
  font-size: 10px;
  letter-spacing: 0.38em;
  text-transform: uppercase;
  color: var(--champagne-dk);
  font-weight: 700;
  margin-bottom: 18px;
}
.bio-chapter .lede {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: clamp(19px, 1.7vw, 23px);
  line-height: 1.5;
  color: var(--navy-ink);
  margin-bottom: 24px;
  max-width: 52ch;
}
.bio-chapter .body {
  font-family: var(--ff-body);
  font-size: 16.5px;
  line-height: 1.75;
  color: var(--charcoal);
  max-width: 52ch;
}
.bio-chapter .body + .body { margin-top: 18px; }

@media (max-width: 900px) {
  .bio-frame { grid-template-columns: 1fr; }
  .bio-portrait { position: relative; top: 0; max-height: 540px; }
}

/* ==========================================================================
   PORTFOLIO GRID
   ========================================================================== */
.portfolio {
  background: var(--ivory-cream);
}
.portfolio-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 28px;
  margin-top: 32px;
}
.pf-card {
  position: relative;
  aspect-ratio: 5/4;
  overflow: hidden;
  background: var(--navy-ink);
  transition: transform 0.55s var(--ease-out), box-shadow 0.55s var(--ease-out);
  cursor: pointer;
}
.pf-card::before {
  content: "";
  position: absolute;
  top: 0; left: 0; right: 0;
  height: 2px;
  background: var(--champagne);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.6s var(--ease-out);
  z-index: 5;
}
.pf-card:hover { transform: translateY(-8px); }
.pf-card:hover::before { transform: scaleX(1); }
.pf-card .bg {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
  transition: transform 1.2s var(--ease-out);
}
.pf-card:hover .bg { transform: scale(1.06); }
.pf-card.pf1 .bg { background-image: url('/assets/images/portfolio-1.jpg'), linear-gradient(145deg, #2A3E60, #7FA5A8); }
.pf-card.pf2 .bg { background-image: url('/assets/images/portfolio-2.jpg'), linear-gradient(145deg, #3a5466, #486085); }
.pf-card.pf3 .bg { background-image: url('/assets/images/portfolio-3.jpg'), linear-gradient(145deg, #485E80, #E8DFCE); }
.pf-card.pf4 .bg { background-image: url('/assets/images/portfolio-4.jpg'), linear-gradient(145deg, #162B4A, #7FA5A8); }
.pf-card.pf5 .bg { background-image: url('/assets/images/portfolio-5.jpg'), linear-gradient(145deg, #7FA5A8, #2A3E60); }
.pf-card.pf6 .bg { background-image: url('/assets/images/portfolio-6.jpg'), linear-gradient(145deg, #486085, #E8DFCE); }
.pf-card::after {
  content: "";
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(11, 31, 58, 0.1) 40%, rgba(11, 31, 58, 0.85) 100%);
  z-index: 1;
}
.pf-badge {
  position: absolute;
  top: 18px; right: 18px;
  padding: 6px 12px;
  font-family: var(--ff-body);
  font-size: 9.5px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  font-weight: 700;
  z-index: 6;
  color: var(--navy-deep);
}
.pf-badge.sold   { background: var(--shore-sand); }
.pf-badge.active { background: var(--champagne); color: var(--navy-deep); }
.pf-badge.soon   { background: var(--christies-red); color: var(--ivory-cream); }
.pf-card .content {
  position: absolute;
  bottom: 0; left: 0; right: 0;
  padding: 22px 24px 22px;
  z-index: 5;
  color: var(--ivory-cream);
}
.pf-card .loc {
  font-family: var(--ff-body);
  font-size: 10px;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--champagne);
  font-weight: 600;
  margin-bottom: 8px;
}
.pf-card .pf-title {
  font-family: var(--ff-display);
  font-size: 20px;
  color: var(--ivory-cream);
  font-weight: 400;
  font-variation-settings: "opsz" 72;
  line-height: 1.15;
}
.pf-card .pf-sub {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: 14px;
  color: var(--muted-cream);
  margin-top: 4px;
}

@media (max-width: 900px) {
  .portfolio-grid { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 560px) {
  .portfolio-grid { grid-template-columns: 1fr; }
}

/* ==========================================================================
   MARKET INSIGHTS
   ========================================================================== */
.insights {
  background: var(--shore-sand);
}
.insights-card {
  background: var(--ivory-cream);
  padding: clamp(40px, 5vw, 72px);
  display: grid;
  grid-template-columns: 1.1fr 1fr;
  gap: clamp(32px, 5vw, 72px);
  align-items: center;
  border: 1px solid var(--hairline);
  position: relative;
  overflow: hidden;
}
.insights-card::before {
  content: "";
  position: absolute;
  top: 0; left: 0;
  width: 140px;
  height: 2px;
  background: var(--champagne);
}
.insights-left .tag { margin-bottom: 24px; display: inline-block; }
.insights-left h3 {
  font-family: var(--ff-display);
  font-size: clamp(30px, 3.4vw, 44px);
  color: var(--navy-deep);
  font-weight: 400;
  line-height: 1.1;
  margin-bottom: 22px;
  font-variation-settings: "opsz" 96;
}
.insights-left h3 em { font-style: italic; color: var(--navy-ink); }
.insights-left p {
  font-family: var(--ff-body);
  font-size: 16px;
  line-height: 1.7;
  color: var(--charcoal);
  max-width: 48ch;
  margin-bottom: 0;
}
.insights-meta {
  display: flex;
  gap: 24px;
  margin-top: 28px;
  flex-wrap: wrap;
}
.insights-meta .item {
  font-family: var(--ff-body);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted-ink);
  font-weight: 600;
}
.insights-meta .item strong { color: var(--champagne-dk); }

.lead-form {
  display: flex;
  flex-direction: column;
  gap: 14px;
}
.lead-form label {
  font-family: var(--ff-body);
  font-size: 10.5px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--muted-ink);
  font-weight: 600;
  margin-bottom: 4px;
}
.lead-form input[type="email"] {
  padding: 16px 18px;
  border: 1px solid var(--hairline-ink);
  background: var(--ivory-cream);
  font-family: var(--ff-body);
  font-size: 15px;
  color: var(--navy-deep);
  transition: border-color 0.35s;
}
.lead-form input[type="email"]:focus { outline: none; border-color: var(--champagne); }
.lead-form .fine {
  font-size: 11.5px;
  color: var(--muted-ink);
  margin-top: 4px;
  line-height: 1.5;
}

/* ==========================================================================
   CLIENT STORIES — Marquee on dark
   ========================================================================== */
.stories {
  background: var(--navy-deep);
  color: var(--ivory-cream);
  padding-bottom: 120px;
  overflow: hidden;
}
.stories .section-title { color: var(--ivory-cream); }
.stories .section-lede  { color: var(--muted-cream); }

.stories-marquee-wrap {
  position: relative;
  overflow: hidden;
  padding: 20px 0;
}
.stories-marquee-wrap::before,
.stories-marquee-wrap::after {
  content: "";
  position: absolute; top: 0; bottom: 0;
  width: 140px;
  z-index: 2;
  pointer-events: none;
}
.stories-marquee-wrap::before { left: 0; background: linear-gradient(90deg, var(--navy-deep), transparent); }
.stories-marquee-wrap::after  { right: 0; background: linear-gradient(-90deg, var(--navy-deep), transparent); }

.stories-marquee {
  display: flex;
  gap: 32px;
  width: max-content;
  animation: marqueeL 60s linear infinite;
}
.stories-marquee:hover { animation-play-state: paused; }
.story-card {
  flex: 0 0 440px;
  background: var(--navy-ink);
  padding: 44px 40px 40px;
  border: 1px solid rgba(196, 169, 98, 0.22);
  position: relative;
}
.story-card::before {
  content: "\201C";
  position: absolute;
  top: 12px; left: 28px;
  font-family: var(--ff-display);
  font-size: 72px;
  color: var(--champagne);
  opacity: 0.34;
  line-height: 1;
}
.story-card .quote {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: 19px;
  line-height: 1.55;
  color: var(--ivory-cream);
  margin-bottom: 28px;
  padding-top: 32px;
}
.story-card .attr {
  font-family: var(--ff-body);
  font-size: 11px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--champagne);
  font-weight: 600;
}
.story-card .attr::before {
  content: "";
  display: inline-block;
  width: 20px;
  height: 1px;
  background: var(--champagne);
  vertical-align: middle;
  margin-right: 10px;
  transform: translateY(-2px);
}

@media (max-width: 560px) {
  .story-card { flex-basis: 320px; padding: 34px 26px 30px; }
}

/* ==========================================================================
   THE PROCESS — Sticky Cards
   ========================================================================== */
.process {
  background: var(--ivory-cream);
}
.process-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 32px;
  margin-top: 32px;
}
.process-card {
  background: var(--ivory-cream);
  padding: 40px 36px 40px;
  border-top: 1px solid var(--champagne);
  position: relative;
  transition: background 0.55s var(--ease-out), transform 0.55s var(--ease-out);
}
.process-card:hover {
  background: var(--shore-sand);
  transform: translateY(-6px);
}
.process-card .num {
  font-family: var(--ff-display);
  font-size: 56px;
  font-weight: 300;
  color: var(--champagne);
  line-height: 1;
  margin-bottom: 24px;
  font-variation-settings: "opsz" 144;
  font-style: italic;
}
.process-card h4 {
  font-family: var(--ff-display);
  font-size: 24px;
  color: var(--navy-deep);
  font-weight: 500;
  margin-bottom: 14px;
  font-variation-settings: "opsz" 72;
}
.process-card p {
  font-family: var(--ff-body);
  font-size: 15px;
  line-height: 1.7;
  color: var(--charcoal);
}
@media (max-width: 900px) { .process-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .process-grid { grid-template-columns: 1fr; } }

/* ==========================================================================
   PRIVATE SHOWING FORM
   ========================================================================== */
.inquire {
  background: var(--navy-deep);
  color: var(--ivory-cream);
  position: relative;
  overflow: hidden;
}
.inquire::before {
  content: "";
  position: absolute;
  top: 0; left: 50%;
  transform: translateX(-50%);
  width: 60vw; height: 60vw;
  max-width: 900px; max-height: 900px;
  background: radial-gradient(circle, rgba(196, 169, 98, 0.12) 0%, transparent 65%);
  z-index: 0;
  pointer-events: none;
}
.inquire .shell { position: relative; z-index: 1; }
.inquire .section-title { color: var(--ivory-cream); }
.inquire .section-lede { color: var(--muted-cream); max-width: 640px; }

.inquire-form {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 20px 32px;
  max-width: 760px;
  margin: 48px 0 64px;
}
.inquire-form .full { grid-column: 1/-1; }
.inquire-form .field {
  display: flex;
  flex-direction: column;
  gap: 10px;
  position: relative;
}
.inquire-form label {
  font-family: var(--ff-body);
  font-size: 10px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--champagne);
  font-weight: 600;
}
.inquire-form input,
.inquire-form textarea,
.inquire-form select {
  background: transparent;
  border: none;
  border-bottom: 1px solid rgba(196, 169, 98, 0.35);
  padding: 14px 0 12px;
  font-family: var(--ff-body);
  font-size: 16px;
  color: var(--ivory-cream);
  transition: border-color 0.35s;
  width: 100%;
  font-weight: 400;
}
.inquire-form textarea { min-height: 96px; resize: vertical; }
.inquire-form input:focus,
.inquire-form textarea:focus,
.inquire-form select:focus { outline: none; border-bottom-color: var(--champagne); }
.inquire-form select { color: var(--ivory-cream); cursor: pointer; }
.inquire-form select option { background: var(--navy-ink); color: var(--ivory-cream); }

.magnetic-cta {
  display: inline-flex;
  align-items: center;
  gap: 18px;
  padding: 22px 44px;
  background: transparent;
  border: 1px solid var(--champagne);
  color: var(--ivory-cream);
  font-family: var(--ff-body);
  font-size: 12px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  font-weight: 700;
  position: relative;
  overflow: hidden;
  cursor: pointer;
  transition: color 0.45s var(--ease-out);
  will-change: transform;
}
.magnetic-cta::before {
  content: "";
  position: absolute;
  inset: 0;
  background: var(--champagne);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.55s var(--ease-out);
  z-index: -1;
}
.magnetic-cta:hover { color: var(--navy-deep); }
.magnetic-cta:hover::before { transform: scaleX(1); }
.magnetic-cta .dot {
  width: 6px; height: 6px;
  background: var(--champagne);
  border-radius: 50%;
  transition: background 0.45s;
}
.magnetic-cta:hover .dot { background: var(--navy-deep); }

.inquire-contacts {
  margin-top: 72px;
  padding-top: 48px;
  border-top: 1px solid rgba(196, 169, 98, 0.35);
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 32px;
}
.inquire-contacts .item .label {
  font-family: var(--ff-body);
  font-size: 10px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--champagne);
  font-weight: 600;
  margin-bottom: 10px;
}
.inquire-contacts .item .val {
  font-family: var(--ff-display);
  font-size: 18px;
  color: var(--ivory-cream);
  font-weight: 400;
  font-variation-settings: "opsz" 48;
  letter-spacing: 0.01em;
  word-break: break-word;
}
.inquire-contacts .item a { transition: color 0.35s; }
.inquire-contacts .item a:hover { color: var(--champagne); }

@media (max-width: 768px) {
  .inquire-form { grid-template-columns: 1fr; }
  .inquire-contacts { grid-template-columns: 1fr 1fr; }
}

/* ==========================================================================
   VOICE AGENT
   ========================================================================== */
.voice-agent-wrap {
  position: fixed;
  bottom: 24px;
  right: 24px;
  z-index: 50;
}

/* ==========================================================================
   FOOTER
   ========================================================================== */
.footer {
  background: var(--ivory-cream);
  padding: 96px 0 40px;
  border-top: 1px solid var(--hairline);
}
.footer-grid {
  display: grid;
  grid-template-columns: 1.3fr 1fr 1.2fr;
  gap: clamp(32px, 5vw, 72px);
  margin-bottom: 72px;
}
.footer-col h5 {
  font-family: var(--ff-body);
  font-size: 10px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--champagne-dk);
  font-weight: 700;
  margin-bottom: 22px;
}
.footer-col ul { list-style: none; }
.footer-col li { margin-bottom: 10px; }
.footer-col a {
  font-family: var(--ff-body);
  font-size: 14.5px;
  color: var(--charcoal);
  transition: color 0.35s;
  font-weight: 400;
}
.footer-col a:hover { color: var(--champagne-dk); }
.footer-mc-lockup {
  display: block;
  text-decoration: none;
  margin: -16px 0 6px -16px;
  width: 100%;
  max-width: 280px;
  transition: opacity 0.4s ease;
}
.footer-mc-lockup img {
  display: block;
  width: 100%;
  height: auto;
}
.footer-mc-lockup:hover { opacity: 0.85; }

.footer-mark .wordmark {
  font-family: var(--ff-display);
  font-size: 22px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--navy-deep);
  font-weight: 500;
  margin-bottom: 6px;
  display: block;
}
.footer-mark .aff {
  font-family: var(--ff-body);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--champagne-dk);
  font-weight: 600;
  margin-bottom: 18px;
}
.footer-mark .tag-line {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: 17px;
  color: var(--navy-ink);
  line-height: 1.5;
  max-width: 34ch;
  margin-bottom: 36px;
}
.christies-lockup {
  display: inline-flex;
  flex-direction: column;
  align-items: flex-start;
  gap: 10px;
  padding: 24px 0 0;
  border-top: 1px solid var(--hairline);
  width: 100%;
  max-width: 320px;
  text-decoration: none;
  color: var(--navy-deep);
  opacity: 0.92;
  transition: opacity 0.4s ease, transform 0.4s ease;
}
.christies-lockup:hover {
  opacity: 1;
  transform: translateY(-1px);
}
.christies-logo-img {
  display: block;
  width: 280px;
  max-width: 100%;
  height: auto;
  /* Official PNG is black on transparent. Soften slightly so it sits inside the editorial palette. */
  opacity: 0.88;
  transition: opacity 0.4s ease;
}
.christies-lockup:hover .christies-logo-img { opacity: 1; }
.christies-caption {
  font-family: var(--ff-body);
  font-size: 9.5px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--champagne-dk);
  font-weight: 600;
  margin-top: 4px;
}
@media (max-width: 768px) {
  .christies-lockup { max-width: 100%; }
  .christies-svg { width: 240px; }
}
/* Teresa Minnick Group / TCM Realty Group lockup — sits below Christie's */
.tcm-lockup {
  display: inline-flex;
  flex-direction: column;
  align-items: flex-start;
  gap: 10px;
  padding: 22px 0 0;
  margin-top: 18px;
  border-top: 1px solid var(--hairline);
  width: 100%;
  max-width: 320px;
  text-decoration: none;
  color: var(--navy-deep);
  opacity: 0.92;
  transition: opacity 0.4s ease, transform 0.4s ease;
}
.tcm-lockup:hover {
  opacity: 1;
  transform: translateY(-1px);
}
.tcm-logo-img {
  display: block;
  width: 240px;
  max-width: 100%;
  height: auto;
  /* Official PNG is white-on-transparent. Invert to render dark on the ivory footer
     while preserving the exact mark Mirtha provided. */
  filter: invert(1);
  opacity: 0.85;
  transition: opacity 0.4s ease;
}
.tcm-lockup:hover .tcm-logo-img { opacity: 1; }
.tcm-caption {
  font-family: var(--ff-body);
  font-size: 9.5px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--champagne-dk);
  font-weight: 600;
  margin-top: 4px;
}
@media (max-width: 768px) {
  .tcm-lockup { max-width: 100%; }
  .tcm-logo-img { width: 220px; }
}
.footer-contact .item { margin-bottom: 14px; }
.footer-contact .item .label {
  font-family: var(--ff-body);
  font-size: 9.5px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--champagne-dk);
  font-weight: 700;
  margin-bottom: 2px;
}
.footer-contact .item .val {
  font-family: var(--ff-body);
  font-size: 14.5px;
  color: var(--charcoal);
  font-weight: 400;
}

.footer-bottom {
  padding-top: 30px;
  border-top: 1px solid var(--hairline);
  display: flex;
  align-items: center;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: 20px;
}
.footer-bottom .copy {
  font-family: var(--ff-body);
  font-size: 11.5px;
  letter-spacing: 0.02em;
  color: var(--muted-ink);
}
.footer-bottom .licenses {
  font-family: var(--ff-body);
  font-size: 10.5px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted-ink);
  font-weight: 600;
}
.footer-lang {
  display: flex;
  align-items: center;
  gap: 14px;
}
.footer-lang button {
  font-family: var(--ff-body);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted-ink);
  padding: 5px 12px;
  border: 1px solid transparent;
  transition: all 0.35s;
  font-weight: 600;
}
.footer-lang button.active {
  color: var(--navy-deep);
  border-color: var(--champagne);
}

@media (max-width: 900px) { .footer-grid { grid-template-columns: 1fr; } }

/* ==========================================================================
   REVEAL / MOTION
   ========================================================================== */
.reveal {
  opacity: 0;
  transform: translateY(32px);
  transition: opacity 0.9s var(--ease-out), transform 0.9s var(--ease-out);
}
.reveal.in {
  opacity: 1;
  transform: translateY(0);
}

/* ==========================================================================
   REDUCED MOTION
   ========================================================================== */
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.01ms !important;
    scroll-behavior: auto !important;
  }
  .hero { height: 100vh; }
  .hero-sticky { position: relative; height: 100vh; }
  .marquee-row, .stories-marquee { animation: none !important; }
  .reveal { opacity: 1; transform: none; }
}

/* ==========================================================================
   PRINT
   ========================================================================== */
@media print {
  .nav, .voice-agent-wrap, .hero-scroll-cue, .marquee-band, .stories-marquee-wrap { display: none !important; }
  body { background: white; color: black; }
  .hero { height: auto; page-break-after: always; }
  .hero-sticky { position: relative; height: 70vh; }
}

/* ==========================================================================
   RESPONSIVE TYPOGRAPHY TUNING
   ========================================================================== */
@media (max-width: 480px) {
  :root { --gutter: 22px; }
  .section { padding: 72px 0; }
  .hero-content { padding-bottom: 80px; }
  .hero-headline { font-size: 38px; line-height: 1.02; }
  .hero-subline  { font-size: 17px; }
  .property-card .title { font-size: 22px; }
  .cta { padding: 14px 24px; font-size: 11px; }
  .section-title { font-size: 40px; }
  .story-card { flex-basis: 280px; padding: 28px 22px 24px; }
  .nav-right { gap: 10px; }
  .lang-pill { padding: 5px 10px; font-size: 10px; }
  .inquire-contacts { grid-template-columns: 1fr; }
}


/* ==========================================================================
   VOICE AGENT PULSE (from original voice-agent tool block)
   ========================================================================== */
  /* Pulse highlight used by the agent's highlight_* tools */
  .mc-pulse {
    animation: mc-pulse-kf 1.6s ease-in-out 0s 2 both;
    will-change: box-shadow, transform;
  }
  @keyframes mc-pulse-kf {
    0%   { box-shadow: 0 0 0 0 rgba(196, 169, 98, 0.0), 0 0 0 0 rgba(196, 169, 98, 0); transform: translateY(0); }
    35%  { box-shadow: 0 0 0 6px rgba(196, 169, 98, 0.55), 0 18px 50px -16px rgba(11,31,58,0.45); transform: translateY(-3px); }
    100% { box-shadow: 0 0 0 0 rgba(196, 169, 98, 0.0), 0 0 0 0 rgba(196, 169, 98, 0); transform: translateY(0); }
  }
  @media (prefers-reduced-motion: reduce) {
    .mc-pulse { animation: none; outline: 2px solid var(--champagne-gold); outline-offset: 4px; }
  }


/* ==========================================================================
   MULTI-PAGE ADDITIONS
   ========================================================================== */

/* Nav active state — current page */
.nav-links a.active { color: var(--champagne); }
.nav-links a.active::after { transform: scaleX(1); transform-origin: left; }

/* Page hero strip — small hero used on inner pages */
.page-hero {
  background: var(--navy-deep);
  color: var(--ivory-cream);
  padding: clamp(160px, 22vh, 260px) 0 clamp(72px, 10vh, 120px);
  position: relative;
  overflow: hidden;
}
.page-hero::before {
  content: "";
  position: absolute;
  top: 0; left: 50%;
  transform: translateX(-50%);
  width: 60vw; height: 60vw;
  max-width: 820px; max-height: 820px;
  background: radial-gradient(circle, rgba(196, 169, 98, 0.1) 0%, transparent 65%);
  z-index: 0;
  pointer-events: none;
}
.page-hero .shell { position: relative; z-index: 1; }
.page-hero h1 {
  font-family: var(--ff-display);
  font-size: clamp(44px, 7vw, 96px);
  font-weight: 400;
  line-height: 1.02;
  color: var(--ivory-cream);
  font-variation-settings: "opsz" 128;
  margin-bottom: 20px;
  letter-spacing: -0.02em;
  max-width: 18ch;
}
.page-hero h1 em { font-style: italic; color: var(--champagne); font-weight: 300; }
.page-hero .sub {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: clamp(19px, 2vw, 26px);
  color: var(--muted-cream);
  max-width: 60ch;
}

/* Listings index — editorial listing cards */
.listings-index { background: var(--ivory-cream); padding: clamp(64px, 9vw, 110px) 0 clamp(80px, 12vw, 140px); }
.listings-index.alt { background: #EEE7D6; }
.listing-cards { display: grid; grid-template-columns: 1fr; gap: 32px; margin-top: 48px; }

/* Category section header */
.category-head { max-width: 720px; margin: 0 auto 8px; padding-bottom: 24px; border-bottom: 1px solid rgba(196, 169, 98, 0.45); text-align: left; }
.category-head .eyebrow {
  display: inline-block;
  font-family: var(--ff-body);
  font-size: 11px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--champagne-dk);
  font-weight: 700;
  margin-bottom: 18px;
}
.category-head .section-title {
  font-family: var(--ff-display);
  font-variation-settings: "opsz" 96;
  font-size: clamp(36px, 5vw, 72px);
  line-height: 1.02;
  letter-spacing: -0.02em;
  color: var(--navy-deep);
  font-weight: 400;
  margin: 0 0 14px;
}
.category-head .cat-sub {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: clamp(17px, 1.5vw, 22px);
  color: var(--navy-ink);
  line-height: 1.45;
  max-width: 56ch;
}

/* Page hero category jump nav */
.page-hero-nav {
  display: flex;
  flex-wrap: wrap;
  gap: 4px 0;
  margin-top: 36px;
  padding-top: 24px;
  border-top: 1px solid rgba(245, 241, 232, 0.18);
}
.page-hero-nav a {
  font-family: var(--ff-body);
  font-size: 11px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--champagne);
  font-weight: 600;
  text-decoration: none;
  padding: 10px 22px 10px 0;
  margin-right: 10px;
  border-right: 1px solid rgba(196, 169, 98, 0.35);
  transition: color 0.3s ease, transform 0.3s ease;
  position: relative;
}
.page-hero-nav a:last-child { border-right: 0; padding-right: 0; margin-right: 0; }
.page-hero-nav a:hover { color: #FFFFFF; transform: translateY(-1px); }
@media (max-width: 600px) {
  .page-hero-nav a { padding: 8px 14px 8px 0; margin-right: 6px; font-size: 10px; letter-spacing: 0.22em; }
}
.listing-card {
  position: relative;
  display: grid;
  grid-template-columns: 1.2fr 1fr;
  gap: 0;
  background: var(--navy-deep);
  color: var(--ivory-cream);
  overflow: hidden;
  transition: transform 0.55s var(--ease-out), box-shadow 0.55s var(--ease-out);
  min-height: 460px;
}
.listing-card:hover { transform: translateY(-4px); }
.listing-card .img {
  position: relative;
  background-size: cover;
  background-position: center;
  min-height: 360px;
}
.listing-card .img::after {
  content: "";
  position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 40%, rgba(11,31,58,0.55) 100%);
}
.listing-card .meta {
  padding: clamp(32px, 4vw, 56px);
  display: flex; flex-direction: column; justify-content: center;
}
.listing-card .eyebrow { color: var(--champagne); margin-bottom: 20px; }
.listing-card h3 {
  font-family: var(--ff-display);
  font-size: clamp(28px, 3.4vw, 44px);
  font-weight: 400;
  font-variation-settings: "opsz" 96;
  color: var(--ivory-cream);
  line-height: 1.1;
  margin-bottom: 14px;
}
.listing-card .addr {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: 18px;
  color: var(--muted-cream);
  margin-bottom: 10px;
}
.listing-card .specs {
  font-family: var(--ff-body);
  font-size: 13px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--champagne);
  font-weight: 600;
  margin-bottom: 28px;
}
.listing-card .more {
  font-family: var(--ff-body);
  font-size: 11.5px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--ivory-cream);
  font-weight: 600;
  display: inline-flex;
  align-items: center;
  gap: 10px;
  padding-top: 20px;
  border-top: 1px solid rgba(196,169,98,0.4);
  align-self: flex-start;
  min-width: 200px;
  transition: color 0.35s;
}
.listing-card .more:hover { color: var(--champagne); }
.listing-card .more .arrow { transition: transform 0.4s; }
.listing-card:hover .more .arrow { transform: translateX(6px); }
.listing-card a.link-wrap { color: inherit; display: contents; }
@media (max-width: 800px) {
  .listing-card { grid-template-columns: 1fr; }
}

/* Listing detail — hero image, gallery, specs, amenities */
.listing-detail-hero {
  position: relative;
  height: clamp(420px, 62vh, 680px);
  background: var(--navy-deep);
  overflow: hidden;
}
.listing-detail-hero .img {
  position: absolute; inset: 0;
  background-size: cover;
  background-position: center;
}
.listing-detail-hero::after {
  content: "";
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(11,31,58,0.4) 0%, rgba(11,31,58,0.25) 40%, rgba(11,31,58,0.85) 100%);
}
.listing-detail-hero .content {
  position: absolute;
  left: 0; right: 0; bottom: 0;
  padding: 0 var(--gutter) clamp(56px, 10vh, 96px);
  max-width: var(--max);
  margin: 0 auto;
  color: var(--ivory-cream);
  z-index: 2;
}
.listing-detail-hero .eyebrow { color: var(--champagne); margin-bottom: 18px; }
.listing-detail-hero h1 {
  font-family: var(--ff-display);
  font-weight: 300;
  font-size: clamp(40px, 7vw, 92px);
  line-height: 1.02;
  color: var(--ivory-cream);
  font-variation-settings: "opsz" 144;
  letter-spacing: -0.025em;
  max-width: 22ch;
  text-shadow: 0 2px 28px rgba(0,0,0,0.4);
}
.listing-detail-hero h1 em { color: var(--champagne); font-style: italic; font-weight: 300; }

.status-banner {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  padding: 10px 22px;
  background: var(--champagne);
  color: var(--navy-deep);
  font-family: var(--ff-body);
  font-size: 11px;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  font-weight: 700;
  margin-bottom: 28px;
}
.status-banner::before {
  content: "";
  width: 7px; height: 7px;
  background: var(--navy-deep);
  border-radius: 50%;
  animation: statusPulse 2.2s ease-in-out infinite;
}
@keyframes statusPulse {
  0%, 100% { opacity: 1; }
  50% { opacity: 0.35; }
}

.listing-body {
  background: var(--ivory-cream);
  padding: clamp(96px, 14vw, 160px) 0;
}
.listing-body .shell { max-width: 1120px; }
.listing-lede {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: clamp(24px, 2.6vw, 34px);
  line-height: 1.45;
  color: var(--navy-ink);
  max-width: 34ch;
  margin-bottom: 56px;
}
.listing-prose p {
  font-family: var(--ff-body);
  font-size: 17px;
  line-height: 1.8;
  color: var(--charcoal);
  max-width: 58ch;
  margin-bottom: 22px;
}

.specs-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 2px;
  background: var(--champagne);
  border: 1px solid var(--champagne);
  margin: 64px 0;
}
.spec {
  background: var(--ivory-cream);
  padding: 36px 28px;
  text-align: left;
}
.spec .num {
  font-family: var(--ff-display);
  font-variation-settings: "opsz" 128;
  font-size: clamp(32px, 4vw, 52px);
  font-weight: 400;
  color: var(--navy-deep);
  line-height: 1;
  margin-bottom: 10px;
  letter-spacing: -0.02em;
}
.spec .label {
  font-family: var(--ff-body);
  font-size: 10.5px;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--muted-ink);
  font-weight: 600;
}
@media (max-width: 800px) {
  .specs-grid { grid-template-columns: 1fr 1fr; }
}

.amenities {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 18px 40px;
  padding: 48px 0;
  border-top: 1px solid var(--hairline);
  border-bottom: 1px solid var(--hairline);
  margin: 48px 0;
}
.amenities li {
  list-style: none;
  font-family: var(--ff-body);
  font-size: 15px;
  color: var(--charcoal);
  padding-left: 24px;
  position: relative;
}
.amenities li::before {
  content: "";
  position: absolute;
  left: 0; top: 11px;
  width: 12px; height: 1px;
  background: var(--champagne);
}
@media (max-width: 720px) {
  .amenities { grid-template-columns: 1fr 1fr; }
}

.gallery-grid {
  display: grid;
  grid-template-columns: 2fr 1fr 1fr;
  grid-auto-rows: 220px;
  gap: 10px;
  margin: 64px 0;
}
.gallery-grid .tile {
  background-size: cover;
  background-position: center;
  background-color: var(--navy-ink);
}
.gallery-grid .tile.big { grid-row: span 2; grid-column: span 1; }
@media (max-width: 720px) {
  .gallery-grid { grid-template-columns: 1fr 1fr; grid-auto-rows: 160px; }
  .gallery-grid .tile.big { grid-row: auto; grid-column: span 2; }
}

.listing-cta-row {
  display: flex;
  align-items: center;
  gap: 24px;
  flex-wrap: wrap;
  margin-top: 40px;
}
.listing-cta-row .ext-link {
  font-family: var(--ff-body);
  font-size: 12px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--navy-ink);
  font-weight: 600;
  border-bottom: 1px solid var(--champagne);
  padding-bottom: 4px;
  transition: color 0.35s;
}
.listing-cta-row .ext-link:hover { color: var(--champagne-dk); }

.listing-locations {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 40px;
  padding: 48px 0;
  border-top: 1px solid var(--hairline);
}
.listing-locations .loc-block .label {
  font-family: var(--ff-body);
  font-size: 10px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--champagne-dk);
  font-weight: 700;
  margin-bottom: 10px;
}
.listing-locations .loc-block .val {
  font-family: var(--ff-display);
  font-size: 18px;
  color: var(--navy-deep);
  font-variation-settings: "opsz" 48;
}
@media (max-width: 600px) { .listing-locations { grid-template-columns: 1fr; } }

.mini-testimonials {
  background: var(--shore-sand);
  padding: clamp(72px, 10vw, 120px) 0;
}
.mini-testimonials .q {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: clamp(22px, 2.4vw, 30px);
  line-height: 1.5;
  color: var(--navy-ink);
  max-width: 48ch;
  margin-bottom: 40px;
  padding-left: 24px;
  border-left: 1px solid var(--champagne);
}

/* Featured listings teaser on landing */
.features-teaser { background: var(--ivory-cream); }
.features-teaser .teaser-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 20px;
}
.features-teaser .teaser-card {
  position: relative;
  aspect-ratio: 3/4;
  overflow: hidden;
  background: var(--navy-deep);
  color: var(--ivory-cream);
  transition: transform 0.55s var(--ease-out);
}
.features-teaser .teaser-card:hover { transform: translateY(-6px); }
.features-teaser .teaser-card .bg {
  position: absolute; inset: -5%;
  background-size: cover;
  background-position: center;
  transition: transform 1.2s var(--ease-out);
}
.features-teaser .teaser-card:hover .bg { transform: scale(1.05); }
.features-teaser .teaser-card::after {
  content: "";
  position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 40%, rgba(11,31,58,0.9) 100%);
}
.features-teaser .teaser-content {
  position: absolute;
  left: 0; right: 0; bottom: 0;
  padding: 28px 24px 28px;
  z-index: 2;
}
.features-teaser .teaser-content .tag {
  color: var(--champagne);
  margin-bottom: 14px;
}
.features-teaser .teaser-content h3 {
  font-family: var(--ff-display);
  font-size: clamp(20px, 2vw, 26px);
  color: var(--ivory-cream);
  font-weight: 400;
  font-variation-settings: "opsz" 72;
  line-height: 1.1;
  margin-bottom: 8px;
}
.features-teaser .teaser-content .sub {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: 14px;
  color: var(--muted-cream);
  margin-bottom: 14px;
}
.features-teaser .teaser-content .more {
  font-family: var(--ff-body);
  font-size: 10.5px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--ivory-cream);
  font-weight: 600;
  display: inline-flex;
  gap: 8px;
  padding-top: 12px;
  border-top: 1px solid rgba(196,169,98,0.35);
  width: 100%;
}
.features-teaser .all-link-row {
  margin-top: 56px;
  display: flex;
  justify-content: center;
}
@media (max-width: 1100px) { .features-teaser .teaser-grid { grid-template-columns: repeat(2, 1fr); gap: 18px; } }
@media (max-width: 600px)  { .features-teaser .teaser-grid { grid-template-columns: 1fr; } }

/* About teaser */
.about-teaser {
  background: var(--shore-sand);
  padding: clamp(96px, 14vw, 160px) 0;
}
.about-teaser .frame {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: clamp(32px, 5vw, 88px);
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 var(--gutter);
  align-items: center;
}
.about-teaser .portrait {
  aspect-ratio: 4/5;
  background: url('/assets/images/mirtha-portrait.jpg') center/cover no-repeat;
  border: 1px solid rgba(196,169,98,0.5);
}
.about-teaser .copy p {
  font-family: var(--ff-body);
  font-size: 17px;
  line-height: 1.75;
  color: var(--charcoal);
  max-width: 52ch;
  margin-bottom: 20px;
}
.about-teaser .copy .lede {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: clamp(22px, 2vw, 28px);
  color: var(--navy-ink);
  margin-bottom: 28px;
  line-height: 1.5;
}
@media (max-width: 800px) { .about-teaser .frame { grid-template-columns: 1fr; } }

/* Neighborhoods teaser */
.neighborhoods-teaser {
  background: var(--ivory-cream);
  padding: clamp(96px, 14vw, 160px) 0;
}
.neighborhoods-teaser .teaser-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 16px;
  margin-top: 48px;
}
.neighborhoods-teaser .nbh-card {
  position: relative;
  aspect-ratio: 3/4;
  overflow: hidden;
  color: var(--ivory-cream);
  transition: transform 0.55s var(--ease-out);
}
.neighborhoods-teaser .nbh-card:hover { transform: translateY(-4px); }
.neighborhoods-teaser .nbh-card .bg {
  position: absolute; inset: -5%;
  background-size: cover;
  background-position: center;
  transition: transform 1.2s var(--ease-out);
}
.neighborhoods-teaser .nbh-card:hover .bg { transform: scale(1.05); }
.neighborhoods-teaser .nbh-card::after {
  content: "";
  position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 45%, rgba(11,31,58,0.9) 100%);
}
.neighborhoods-teaser .nbh-card .label {
  position: absolute;
  left: 22px; bottom: 22px;
  z-index: 2;
  font-family: var(--ff-display);
  font-variation-settings: "opsz" 72;
  font-size: 22px;
  font-weight: 400;
  color: var(--ivory-cream);
  line-height: 1;
}
.neighborhoods-teaser .all-link-row {
  margin-top: 56px;
  display: flex;
  justify-content: center;
}
@media (max-width: 800px) {
  .neighborhoods-teaser .teaser-grid { grid-template-columns: 1fr 1fr; }
}

/* Christie's Network Editorial block */
.christies-editorial {
  background: var(--navy-deep);
  color: var(--ivory-cream);
  padding: clamp(96px, 14vw, 160px) 0;
  border-top: 1px solid rgba(196,169,98,0.2);
  border-bottom: 1px solid rgba(196,169,98,0.2);
}
.christies-editorial p {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: clamp(22px, 2.4vw, 32px);
  line-height: 1.55;
  color: var(--ivory-cream);
  max-width: 42ch;
  margin: 0 auto;
  text-align: center;
}
.christies-editorial .attr {
  text-align: center;
  margin-top: 32px;
  font-family: var(--ff-body);
  font-size: 11px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--champagne);
  font-weight: 600;
}

/* Inquiry CTA band */
.inquiry-band {
  background: var(--navy-deep);
  color: var(--ivory-cream);
  padding: clamp(96px, 14vw, 160px) 0;
  position: relative;
  overflow: hidden;
  text-align: center;
}
.inquiry-band::before {
  content: "";
  position: absolute;
  top: 50%; left: 50%;
  transform: translate(-50%, -50%);
  width: 60vw; height: 60vw;
  max-width: 820px; max-height: 820px;
  background: radial-gradient(circle, rgba(196,169,98,0.13) 0%, transparent 65%);
  z-index: 0;
  pointer-events: none;
}
.inquiry-band .shell { position: relative; z-index: 1; }
.inquiry-band h2 {
  font-family: var(--ff-display);
  font-size: clamp(40px, 6vw, 80px);
  font-weight: 400;
  line-height: 1.05;
  color: var(--ivory-cream);
  font-variation-settings: "opsz" 128;
  margin-bottom: 32px;
  letter-spacing: -0.02em;
}
.inquiry-band h2 em { color: var(--champagne); font-style: italic; font-weight: 300; }
.inquiry-band .sub {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: clamp(19px, 2vw, 24px);
  color: var(--muted-cream);
  max-width: 48ch;
  margin: 0 auto 48px;
}

/* Neighborhoods page — repurpose .neighborhoods base, no teaser grid */
.neighborhoods.full { padding-top: 72px; padding-bottom: 40px; }

/* Portfolio page IDX iframe embed */
.idx-section { background: var(--ivory-cream); padding: clamp(72px, 10vw, 120px) 0; }
.idx-embed {
  width: 100%;
  background: var(--navy-ink);
  border: 1px solid var(--hairline);
  position: relative;
  overflow: hidden;
  margin-bottom: 32px;
}
.idx-embed iframe {
  width: 100%;
  border: 0;
  display: block;
  min-height: 900px;
}
aside.idx-config {
  font-family: var(--ff-body);
  font-size: 12px;
  line-height: 1.6;
  color: var(--muted-ink);
  border-top: 1px solid var(--hairline);
  padding-top: 20px;
  margin-top: 40px;
  max-width: 780px;
}
aside.idx-config strong { color: var(--navy-ink); letter-spacing: 0.12em; text-transform: uppercase; font-size: 10.5px; display:block; margin-bottom: 8px; font-weight: 700; }

/* Insights page — article placeholders */
.insights-articles {
  background: var(--ivory-cream);
  padding: clamp(72px, 10vw, 120px) 0;
}
.insights-articles .grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 28px;
  margin-top: 48px;
}
.insights-articles article {
  padding: 36px 32px;
  border-top: 1px solid var(--champagne);
  background: var(--ivory-cream);
  transition: background 0.4s;
}
.insights-articles article:hover { background: var(--shore-sand); }
.insights-articles article .cat {
  font-family: var(--ff-body);
  font-size: 10px;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--champagne-dk);
  font-weight: 700;
  margin-bottom: 16px;
}
.insights-articles article h3 {
  font-family: var(--ff-display);
  font-variation-settings: "opsz" 72;
  font-size: 22px;
  color: var(--navy-deep);
  font-weight: 500;
  line-height: 1.2;
  margin-bottom: 12px;
}
.insights-articles article p {
  font-family: var(--ff-body);
  font-size: 14.5px;
  line-height: 1.65;
  color: var(--charcoal);
}
@media (max-width: 900px) { .insights-articles .grid { grid-template-columns: 1fr; } }

/* Voice widget partial wrapper */
.voice-agent-wrap :not(:defined) { visibility: hidden; }

/* ==========================================================================
   PAGE HERO BREADCRUMB (shared — used by /portfolio/*, /neighborhoods/*)
   ========================================================================== */
.page-hero-breadcrumb {
  display: flex;
  align-items: center;
  flex-wrap: wrap;
  gap: 10px;
  margin-bottom: 28px;
  font-family: var(--ff-body);
  font-size: 11px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  font-weight: 600;
}
.page-hero-breadcrumb a {
  color: var(--champagne);
  border-bottom: 1px solid transparent;
  padding-bottom: 2px;
  transition: color 0.3s, border-color 0.3s;
}
.page-hero-breadcrumb a:hover { color: #FFFFFF; border-bottom-color: var(--champagne); }
.page-hero-breadcrumb .sep { color: rgba(245, 241, 232, 0.4); }
.page-hero-breadcrumb .current { color: var(--ivory-cream); }

/* ==========================================================================
   NEIGHBORHOODS — INDEX (EDITORIAL CARD GRID)
   ========================================================================== */
.neighborhood-grid-section {
  background: var(--ivory-cream);
  padding: clamp(64px, 9vw, 120px) 0 clamp(80px, 12vw, 140px);
}
.neighborhood-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 18px;
}
.neighborhood-card {
  position: relative;
  aspect-ratio: 3/4;
  overflow: hidden;
  background: var(--navy-deep);
  color: var(--ivory-cream);
  display: block;
  transition: transform 0.55s var(--ease-out);
}
.neighborhood-card:hover { transform: translateY(-4px); }
.neighborhood-card .bg {
  position: absolute;
  inset: -4%;
  background-size: cover;
  background-position: center;
  transition: transform 1.4s var(--ease-out), filter 1.4s var(--ease-out);
  z-index: 0;
}
.neighborhood-card:hover .bg { transform: scale(1.06); }
.neighborhood-card::before {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(11,31,58,0.15) 0%, rgba(11,31,58,0.45) 55%, rgba(11,31,58,0.92) 100%);
  z-index: 1;
  transition: background 0.6s var(--ease-out);
}
.neighborhood-card:hover::before {
  background: linear-gradient(180deg, rgba(11,31,58,0.1) 0%, rgba(11,31,58,0.38) 55%, rgba(11,31,58,0.88) 100%);
}
.neighborhood-card .content {
  position: absolute;
  left: 0; right: 0; bottom: 0;
  z-index: 2;
  padding: 30px 28px 28px;
}
.neighborhood-card .eyebrow {
  color: var(--champagne);
  font-size: 10.5px;
  letter-spacing: 0.32em;
  margin-bottom: 16px;
  display: block;
}
.neighborhood-card h3 {
  font-family: var(--ff-display);
  font-variation-settings: "opsz" 96;
  font-size: clamp(26px, 2.4vw, 34px);
  line-height: 1.04;
  color: var(--ivory-cream);
  font-weight: 400;
  letter-spacing: -0.02em;
  margin-bottom: 10px;
}
.neighborhood-card .tagline {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: 15px;
  color: var(--muted-cream);
  line-height: 1.4;
  margin-bottom: 20px;
  max-width: 28ch;
}
.neighborhood-card .stat-row {
  display: flex;
  align-items: baseline;
  gap: 10px;
  margin-bottom: 22px;
  padding-top: 16px;
  border-top: 1px solid rgba(196, 169, 98, 0.35);
}
.neighborhood-card .stat-row .figure {
  font-family: var(--ff-display);
  font-variation-settings: "opsz" 72;
  font-size: 22px;
  color: var(--champagne);
  font-weight: 500;
  letter-spacing: -0.01em;
}
.neighborhood-card .stat-row .cap {
  font-family: var(--ff-body);
  font-size: 10px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--muted-cream);
  font-weight: 600;
}
.neighborhood-card .more {
  font-family: var(--ff-body);
  font-size: 10.5px;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--champagne);
  font-weight: 600;
  display: inline-flex;
  align-items: center;
  gap: 10px;
  padding-top: 14px;
  border-top: 1px solid rgba(196, 169, 98, 0.35);
  position: relative;
}
.neighborhood-card .more::after {
  content: "";
  position: absolute;
  left: 0; bottom: -1px;
  height: 1px;
  width: 0;
  background: var(--champagne);
  transition: width 0.55s var(--ease-out);
}
.neighborhood-card:hover .more::after { width: 100%; }
.neighborhood-card .more .arrow { transition: transform 0.4s; }
.neighborhood-card:hover .more .arrow { transform: translateX(6px); }
@media (max-width: 1100px) { .neighborhood-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 620px)  { .neighborhood-grid { grid-template-columns: 1fr; gap: 22px; } }

/* Why these four — editorial paragraph */
.neighborhood-rationale {
  background: var(--shore-sand);
  padding: clamp(88px, 12vw, 140px) 0;
  border-top: 1px solid rgba(196, 169, 98, 0.35);
  border-bottom: 1px solid rgba(196, 169, 98, 0.35);
}
.neighborhood-rationale .frame {
  max-width: 880px;
  margin: 0 auto;
  padding: 0 var(--gutter);
  text-align: left;
}
.neighborhood-rationale .eyebrow { color: var(--champagne-dk); margin-bottom: 22px; }
.neighborhood-rationale h2 {
  font-family: var(--ff-display);
  font-variation-settings: "opsz" 96;
  font-size: clamp(36px, 4.4vw, 58px);
  line-height: 1.05;
  color: var(--navy-deep);
  font-weight: 400;
  letter-spacing: -0.02em;
  margin-bottom: 36px;
}
.neighborhood-rationale h2 em { font-style: italic; color: var(--navy-ink); font-weight: 300; }
.neighborhood-rationale p.body {
  font-family: var(--ff-body);
  font-size: 17px;
  line-height: 1.7;
  color: var(--charcoal);
  margin-bottom: 32px;
}
.neighborhood-rationale p.attr {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: 18px;
  color: var(--navy-ink);
  padding-top: 28px;
  border-top: 1px solid rgba(196, 169, 98, 0.45);
}

/* ==========================================================================
   NEIGHBORHOOD DETAIL — HERO
   ========================================================================== */
.neighborhood-detail-hero {
  position: relative;
  height: 100vh;
  min-height: 620px;
  background: var(--navy-deep);
  overflow: hidden;
}
.neighborhood-detail-hero .img {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
  transform: scale(1.02);
}
.neighborhood-detail-hero::after {
  content: "";
  position: absolute;
  inset: 0;
  background:
    linear-gradient(180deg, rgba(11,31,58,0.55) 0%, rgba(11,31,58,0.2) 30%, rgba(11,31,58,0.55) 70%, rgba(11,31,58,0.92) 100%);
  z-index: 1;
}
.neighborhood-detail-hero .content {
  position: absolute;
  left: 0; right: 0; bottom: 0;
  top: 0;
  padding: 0 var(--gutter);
  max-width: var(--max);
  margin: 0 auto;
  color: var(--ivory-cream);
  z-index: 2;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  padding-top: calc(var(--nav-h) + 24px);
  padding-bottom: clamp(56px, 10vh, 96px);
}
.neighborhood-detail-hero .neighborhood-breadcrumb {
  display: flex;
  align-items: center;
  gap: 10px;
  font-family: var(--ff-body);
  font-size: 11px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  font-weight: 600;
}
.neighborhood-detail-hero .neighborhood-breadcrumb a {
  color: var(--champagne);
  border-bottom: 1px solid transparent;
  padding-bottom: 2px;
  transition: color 0.3s, border-color 0.3s;
}
.neighborhood-detail-hero .neighborhood-breadcrumb a:hover { color: #FFFFFF; border-bottom-color: var(--champagne); }
.neighborhood-detail-hero .neighborhood-breadcrumb .sep { color: rgba(245, 241, 232, 0.5); }
.neighborhood-detail-hero .neighborhood-breadcrumb .current { color: var(--champagne); }
.neighborhood-detail-hero .hero-title-block { max-width: 22ch; }
.neighborhood-detail-hero .eyebrow {
  color: var(--champagne);
  margin-bottom: 20px;
}
.neighborhood-detail-hero h1 {
  font-family: var(--ff-display);
  font-variation-settings: "opsz" 144;
  font-size: clamp(56px, 10vw, 140px);
  font-weight: 300;
  line-height: 0.98;
  color: var(--ivory-cream);
  letter-spacing: -0.035em;
  margin-bottom: 28px;
  text-shadow: 0 2px 32px rgba(0,0,0,0.35);
}
.neighborhood-detail-hero h1 em { color: var(--champagne); font-style: italic; font-weight: 300; }
.neighborhood-detail-hero .hero-tagline {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: clamp(20px, 2.2vw, 28px);
  color: var(--ivory-cream);
  max-width: 44ch;
  line-height: 1.35;
  text-shadow: 0 2px 18px rgba(0,0,0,0.5);
}
@media (max-width: 720px) {
  .neighborhood-detail-hero { height: 90vh; min-height: 560px; }
}

/* NEIGHBORHOOD OVERVIEW (Ivory cream, 880px) */
.neighborhood-overview {
  background: var(--ivory-cream);
  padding: clamp(96px, 14vw, 160px) 0;
}
.neighborhood-overview .frame {
  max-width: 880px;
  margin: 0 auto;
  padding: 0 var(--gutter);
}
.neighborhood-overview .eyebrow {
  color: var(--champagne-dk);
  margin-bottom: 22px;
}
.neighborhood-overview h2 {
  font-family: var(--ff-display);
  font-variation-settings: "opsz" 96;
  font-size: clamp(38px, 5vw, 68px);
  font-weight: 400;
  line-height: 1.05;
  color: var(--navy-deep);
  letter-spacing: -0.025em;
  margin-bottom: 28px;
}
.neighborhood-overview h2 em { font-style: italic; color: var(--navy-ink); font-weight: 300; }
.neighborhood-overview .lede {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: clamp(22px, 2.4vw, 28px);
  line-height: 1.4;
  color: var(--navy-ink);
  margin-bottom: 48px;
  padding-left: 22px;
  border-left: 1px solid var(--champagne);
}
.neighborhood-overview .prose p {
  font-family: var(--ff-body);
  font-size: 17px;
  line-height: 1.75;
  color: var(--charcoal);
  margin-bottom: 24px;
}
.neighborhood-overview .prose p:last-child { margin-bottom: 0; }

/* NEIGHBORHOOD STATS (Navy deep background) */
.neighborhood-stats {
  background: var(--navy-deep);
  color: var(--ivory-cream);
  padding: clamp(72px, 10vw, 120px) 0;
  border-top: 1px solid rgba(196, 169, 98, 0.18);
  border-bottom: 1px solid rgba(196, 169, 98, 0.18);
}
.neighborhood-stats .shell { max-width: 1120px; }
.neighborhood-stats .eyebrow { color: var(--champagne); margin-bottom: 14px; }
.neighborhood-stats .stats-head h2 {
  font-family: var(--ff-display);
  font-variation-settings: "opsz" 72;
  font-size: clamp(28px, 3.4vw, 40px);
  color: var(--ivory-cream);
  font-weight: 400;
  letter-spacing: -0.015em;
  margin-bottom: 40px;
  max-width: 32ch;
}
.neighborhood-stats .stats-head h2 em { color: var(--champagne); font-style: italic; font-weight: 300; }
.neighborhood-stats .stat-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1px;
  background: rgba(196, 169, 98, 0.3);
  border: 1px solid rgba(196, 169, 98, 0.3);
}
.neighborhood-stats .stat-block {
  background: var(--navy-deep);
  padding: 40px 28px;
  text-align: left;
}
.neighborhood-stats .stat-block .num {
  font-family: var(--ff-display);
  font-variation-settings: "opsz" 128;
  font-size: clamp(34px, 4.2vw, 56px);
  font-weight: 400;
  color: var(--champagne);
  line-height: 1;
  letter-spacing: -0.02em;
  margin-bottom: 14px;
}
.neighborhood-stats .stat-block .label {
  font-family: var(--ff-body);
  font-size: 10.5px;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--muted-cream);
  font-weight: 600;
}
.neighborhood-stats .stat-note {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: 16px;
  color: var(--muted-cream);
  margin-top: 40px;
  max-width: 56ch;
}
@media (max-width: 900px) {
  .neighborhood-stats .stat-grid { grid-template-columns: 1fr 1fr; }
}

/* LIFESTYLE PILLARS (Shore Sand background) */
.neighborhood-pillars {
  background: var(--shore-sand);
  padding: clamp(96px, 14vw, 160px) 0;
}
.neighborhood-pillars .shell { max-width: 1120px; }
.neighborhood-pillars .eyebrow {
  color: var(--champagne-dk);
  margin-bottom: 18px;
}
.neighborhood-pillars h2 {
  font-family: var(--ff-display);
  font-variation-settings: "opsz" 96;
  font-size: clamp(36px, 4.6vw, 60px);
  color: var(--navy-deep);
  font-weight: 400;
  letter-spacing: -0.02em;
  margin-bottom: 60px;
  max-width: 24ch;
}
.neighborhood-pillars h2 em { font-style: italic; color: var(--navy-ink); font-weight: 300; }
.neighborhood-pillars .pillar-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1px 48px;
}
.neighborhood-pillars .pillar {
  padding: 32px 0;
  border-top: 1px solid rgba(22, 43, 74, 0.18);
}
.neighborhood-pillars .pillar h3 {
  font-family: var(--ff-display);
  font-variation-settings: "opsz" 60;
  font-size: 22px;
  color: var(--navy-deep);
  font-weight: 500;
  letter-spacing: -0.01em;
  margin-bottom: 10px;
}
.neighborhood-pillars .pillar p {
  font-family: var(--ff-body);
  font-size: 15px;
  line-height: 1.65;
  color: var(--charcoal);
  max-width: 50ch;
}
@media (max-width: 720px) {
  .neighborhood-pillars .pillar-grid { grid-template-columns: 1fr; gap: 0; }
}

/* OTHER NEIGHBORHOODS (3-card row on detail page) */
.neighborhood-other {
  background: var(--ivory-cream);
  padding: clamp(88px, 12vw, 140px) 0;
}
.neighborhood-other .shell { max-width: 1280px; }
.neighborhood-other .head {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  flex-wrap: wrap;
  gap: 18px;
  margin-bottom: 48px;
  padding-bottom: 20px;
  border-bottom: 1px solid rgba(196, 169, 98, 0.35);
}
.neighborhood-other .head h2 {
  font-family: var(--ff-display);
  font-variation-settings: "opsz" 72;
  font-size: clamp(28px, 3.4vw, 42px);
  color: var(--navy-deep);
  font-weight: 400;
  letter-spacing: -0.018em;
}
.neighborhood-other .head h2 em { font-style: italic; color: var(--navy-ink); font-weight: 300; }
.neighborhood-other .head .all-link {
  font-family: var(--ff-body);
  font-size: 11px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--champagne-dk);
  font-weight: 600;
  border-bottom: 1px solid var(--champagne);
  padding-bottom: 3px;
}
.neighborhood-other .grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 18px;
}
.neighborhood-other .neighborhood-card { aspect-ratio: 4/5; }
.neighborhood-other .neighborhood-card .content { padding: 24px 22px 22px; }
.neighborhood-other .neighborhood-card h3 { font-size: clamp(22px, 2vw, 28px); margin-bottom: 6px; }
.neighborhood-other .neighborhood-card .tagline { font-size: 14px; margin-bottom: 16px; }
@media (max-width: 900px) { .neighborhood-other .grid { grid-template-columns: 1fr; } }

/* "Looking in [neighborhood]?" 3-card block (cards in ivory) */
.neighborhood-lookup {
  background: var(--ivory-cream);
  padding: clamp(88px, 12vw, 140px) 0;
  border-top: 1px solid rgba(196, 169, 98, 0.35);
}
.neighborhood-lookup .shell { max-width: 1280px; }
.neighborhood-lookup .head {
  max-width: 760px;
  margin-bottom: 48px;
}
.neighborhood-lookup .head .eyebrow { color: var(--champagne-dk); margin-bottom: 18px; }
.neighborhood-lookup .head h2 {
  font-family: var(--ff-display);
  font-variation-settings: "opsz" 96;
  font-size: clamp(32px, 4.4vw, 54px);
  color: var(--navy-deep);
  font-weight: 400;
  letter-spacing: -0.02em;
  margin-bottom: 18px;
}
.neighborhood-lookup .head h2 em { font-style: italic; color: var(--navy-ink); font-weight: 300; }
.neighborhood-lookup .head .sub {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: clamp(18px, 1.7vw, 22px);
  color: var(--navy-ink);
  line-height: 1.5;
}
.neighborhood-lookup .grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  background: rgba(196, 169, 98, 0.35);
  border: 1px solid rgba(196, 169, 98, 0.35);
}
.neighborhood-lookup .lookup-card {
  background: var(--ivory-cream);
  padding: 44px 36px 40px;
  display: flex;
  flex-direction: column;
  min-height: 280px;
  transition: background 0.45s var(--ease-out);
}
.neighborhood-lookup .lookup-card:hover { background: #FFFFFF; }
.neighborhood-lookup .lookup-card .tag {
  color: var(--champagne-dk);
  margin-bottom: 18px;
}
.neighborhood-lookup .lookup-card h3 {
  font-family: var(--ff-display);
  font-variation-settings: "opsz" 72;
  font-size: clamp(24px, 2.2vw, 30px);
  font-weight: 400;
  color: var(--navy-deep);
  line-height: 1.1;
  margin-bottom: 14px;
  letter-spacing: -0.015em;
}
.neighborhood-lookup .lookup-card p {
  font-family: var(--ff-body);
  font-size: 15px;
  line-height: 1.6;
  color: var(--charcoal);
  margin-bottom: 28px;
  flex: 1;
}
.neighborhood-lookup .lookup-card .more {
  font-family: var(--ff-body);
  font-size: 11px;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--navy-deep);
  font-weight: 600;
  display: inline-flex;
  align-items: center;
  gap: 10px;
  padding-top: 16px;
  border-top: 1px solid rgba(196, 169, 98, 0.5);
  align-self: flex-start;
  transition: color 0.35s;
}
.neighborhood-lookup .lookup-card:hover .more { color: var(--champagne-dk); }
.neighborhood-lookup .lookup-card .more .arrow { transition: transform 0.4s; }
.neighborhood-lookup .lookup-card:hover .more .arrow { transform: translateX(5px); }
@media (max-width: 900px) { .neighborhood-lookup .grid { grid-template-columns: 1fr; } }

/* NEIGHBORHOOD FEATURED LISTINGS (Pier Village only — reuses .features-teaser base) */
.neighborhood-featured-listings { background: var(--ivory-cream); padding: clamp(88px, 12vw, 140px) 0; }
.neighborhood-featured-listings .shell { max-width: 1280px; }
.neighborhood-featured-listings .head {
  max-width: 780px;
  margin-bottom: 48px;
  padding-bottom: 24px;
  border-bottom: 1px solid rgba(196, 169, 98, 0.35);
}
.neighborhood-featured-listings .head .eyebrow { color: var(--champagne-dk); margin-bottom: 18px; }
.neighborhood-featured-listings .head h2 {
  font-family: var(--ff-display);
  font-variation-settings: "opsz" 96;
  font-size: clamp(32px, 4.2vw, 52px);
  color: var(--navy-deep);
  font-weight: 400;
  letter-spacing: -0.02em;
  margin-bottom: 16px;
}
.neighborhood-featured-listings .head h2 em { font-style: italic; color: var(--navy-ink); font-weight: 300; }
.neighborhood-featured-listings .head .sub {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: clamp(18px, 1.7vw, 22px);
  color: var(--navy-ink);
  line-height: 1.5;
}
.neighborhood-featured-listings .teaser-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 18px;
}
.neighborhood-featured-listings .teaser-card {
  position: relative;
  aspect-ratio: 3/4;
  overflow: hidden;
  background: var(--navy-deep);
  color: var(--ivory-cream);
  display: block;
  transition: transform 0.55s var(--ease-out);
}
.neighborhood-featured-listings .teaser-card:hover { transform: translateY(-6px); }
.neighborhood-featured-listings .teaser-card .bg {
  position: absolute; inset: -4%;
  background-size: cover;
  background-position: center;
  transition: transform 1.2s var(--ease-out);
}
.neighborhood-featured-listings .teaser-card:hover .bg { transform: scale(1.05); }
.neighborhood-featured-listings .teaser-card::after {
  content: "";
  position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 40%, rgba(11,31,58,0.92) 100%);
}
.neighborhood-featured-listings .teaser-content {
  position: absolute;
  left: 0; right: 0; bottom: 0;
  padding: 28px 24px;
  z-index: 2;
}
.neighborhood-featured-listings .teaser-content .tag {
  color: var(--champagne);
  font-size: 10.5px;
  letter-spacing: 0.3em;
  margin-bottom: 12px;
  display: block;
}
.neighborhood-featured-listings .teaser-content h3 {
  font-family: var(--ff-display);
  font-variation-settings: "opsz" 72;
  font-size: clamp(20px, 2vw, 26px);
  color: var(--ivory-cream);
  font-weight: 400;
  line-height: 1.1;
  margin-bottom: 8px;
  letter-spacing: -0.015em;
}
.neighborhood-featured-listings .teaser-content .sub {
  font-family: var(--ff-quote);
  font-style: italic;
  font-size: 14px;
  color: var(--muted-cream);
  margin-bottom: 16px;
}
.neighborhood-featured-listings .teaser-content .more {
  font-family: var(--ff-body);
  font-size: 10.5px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--ivory-cream);
  font-weight: 600;
  display: inline-flex;
  align-items: center;
  gap: 8px;
  padding-top: 12px;
  border-top: 1px solid rgba(196, 169, 98, 0.4);
}
.neighborhood-featured-listings .teaser-card:hover .teaser-content .more { color: var(--champagne); }
@media (max-width: 1100px) { .neighborhood-featured-listings .teaser-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 600px)  { .neighborhood-featured-listings .teaser-grid { grid-template-columns: 1fr; } }