/* Neuman Group — shared styles (Prestige design language, gold accent) */
@import url('https://fonts.googleapis.com/css2?family=Montserrat:wght@400;500;600;700;800&display=swap');
*, *::before, *::after { margin: 0; padding: 0; box-sizing: border-box; }

/* ===== SITE-WIDE FONT (2026-06-03): solid + readable. Replaces thin Raleway everywhere.
   Only weights 400-800 are loaded, so any old thin weight (100/200/300) renders at 400 = auto-thickened. */
body, body *:not(svg):not(svg *) { font-family: 'Montserrat', sans-serif !important; }

:root {
  --dark: #313c44;
  --darker: #262d33;
  --light: #ffffff;
  --accent: #c9a567;
  --accent-2: #e6c896;
  --ocean: #2e6373;
  --coral: #d49170;
  --sand: #ece7df;
  --gray: #141414;
  --muted: #b9b0a0;
  --soft: #f4f2ef;
  --transition: 0.5s cubic-bezier(0.25, 0.46, 0.45, 0.94);
}

/* Art-deco line pattern (inline SVG, gold lines) */
.pattern-deco {
  background-image: url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='80' height='80' viewBox='0 0 80 80'><g fill='none' stroke='%23c9a567' stroke-width='0.6' opacity='0.45'><path d='M40 0 L80 40 L40 80 L0 40 Z'/><circle cx='40' cy='40' r='14'/><path d='M40 26 L40 54 M26 40 L54 40'/></g></svg>");
  background-size: 80px 80px;
}

/* Palm/botanical pattern for sections */
.pattern-leaf {
  background-image: url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='220' height='220' viewBox='0 0 220 220'><g fill='none' stroke='%23c9a567' stroke-width='0.8' opacity='0.18'><path d='M110 20 C140 60 140 120 110 200 C80 120 80 60 110 20 Z'/><path d='M110 40 L110 190'/><path d='M110 70 C95 70 85 75 78 88'/><path d='M110 70 C125 70 135 75 142 88'/><path d='M110 100 C92 100 80 108 72 124'/><path d='M110 100 C128 100 140 108 148 124'/><path d='M110 135 C90 135 76 145 68 162'/><path d='M110 135 C130 135 144 145 152 162'/></g></svg>");
  background-size: 220px 220px;
  background-repeat: repeat;
}

html { scroll-behavior: smooth; }

body {
  font-family: 'Raleway', sans-serif;
  color: var(--dark);
  background: var(--light);
  overflow-x: hidden;
}

/* NAV */
nav {
  position: fixed;
  top: 0; left: 0;
  width: 100%;
  z-index: 1000;
  padding: 25px 60px;
  display: flex;
  justify-content: space-between;
  align-items: center;
  transition: background var(--transition), padding var(--transition);
}
nav.scrolled {
  background: rgba(255,255,255,0.97);
  padding: 15px 60px;
  box-shadow: 0 2px 30px rgba(0,0,0,0.08);
}
.logo {
  font-size: 1.1rem;
  font-weight: 200;
  letter-spacing: 8px;
  text-transform: uppercase;
  color: var(--light);
  text-decoration: none;
  transition: color var(--transition);
}
.logo span { color: var(--accent); font-weight: 400; }
nav.scrolled .logo { color: var(--dark); }
.nav-links {
  display: flex;
  gap: 35px;
  list-style: none;
}
.nav-links a {
  text-decoration: none;
  color: var(--light);
  font-size: 0.72rem;
  font-weight: 500;
  letter-spacing: 3px;
  text-transform: uppercase;
  position: relative;
  transition: color var(--transition);
}
nav.scrolled .nav-links a { color: var(--dark); }
.nav-links a::after {
  content: '';
  position: absolute;
  bottom: -4px; left: 0;
  width: 0; height: 1px;
  background: var(--accent);
  transition: width var(--transition);
}
.nav-links a:hover::after, .nav-links a.active::after { width: 100%; }

/* SUBPAGE HEADER (used on about/closings) */
.subhero {
  position: relative;
  height: 55vh;
  min-height: 380px;
  display: flex;
  align-items: center;
  justify-content: center;
  text-align: center;
  overflow: hidden;
}
.subhero-bg {
  position: absolute; inset: 0;
  background-size: cover;
  background-position: center;
  transform: scale(1.05);
}
.subhero-overlay { position: absolute; inset: 0; background: rgba(22,26,30,0.55); }
.subhero-content { position: relative; z-index: 2; color: var(--light); padding: 80px 20px 0; }
.subhero-content .eyebrow {
  font-size: 0.7rem; letter-spacing: 5px; font-weight: 500; text-transform: uppercase;
  color: var(--accent); margin-bottom: 15px;
}
.subhero-content h1 {
  font-size: 3rem; font-weight: 100; letter-spacing: 10px; text-transform: uppercase;
}

/* HERO (home) */
.hero {
  position: relative;
  height: 100vh;
  display: flex;
  align-items: center;
  justify-content: center;
  text-align: center;
  overflow: hidden;
}
.hero-bg {
  position: absolute; inset: 0;
  background-size: cover; background-position: center;
  transform: scale(1.1);
  transition: transform 8s ease-out;
}
.hero.visible .hero-bg { transform: scale(1); }
.hero-overlay {
  position: absolute; inset: 0;
  background:
    linear-gradient(115deg, rgba(38,45,51,0.62) 0%, rgba(38,45,51,0.18) 45%, rgba(212,145,112,0.28) 100%);
}
/* Decorative gold corner accents on hero */
.hero::before, .hero::after {
  content: '';
  position: absolute;
  width: 180px; height: 180px;
  border: 1px solid rgba(201,165,103,0.55);
  z-index: 3;
  pointer-events: none;
}
.hero::before { top: 90px; left: 40px; border-right: none; border-bottom: none; }
.hero::after { bottom: 40px; right: 40px; border-left: none; border-top: none; }

/* Hero decorative pattern overlay layer */
.hero-pattern {
  position: absolute; inset: 0; z-index: 1;
  background-image: url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='80' height='80' viewBox='0 0 80 80'><g fill='none' stroke='%23c9a567' stroke-width='0.5' opacity='0.18'><path d='M40 0 L80 40 L40 80 L0 40 Z'/><circle cx='40' cy='40' r='12'/></g></svg>");
  background-size: 80px 80px;
  mix-blend-mode: overlay;
  pointer-events: none;
}
.hero-content { position: relative; z-index: 2; color: var(--light); padding: 0 20px; }
.hero .eyebrow {
  font-size: 0.7rem; letter-spacing: 8px; font-weight: 500; text-transform: uppercase;
  color: var(--accent); margin-bottom: 25px;
  opacity: 0; transform: translateY(20px); animation: fadeUp 1.2s 0.1s forwards;
}
.hero h1 {
  font-size: 4.2rem; font-weight: 100; letter-spacing: 14px; text-transform: uppercase;
  margin-bottom: 22px;
  opacity: 0; transform: translateY(40px); animation: fadeUp 1.2s 0.3s forwards;
}
.hero h1 .amp { color: var(--accent); font-weight: 200; }
.hero p {
  font-size: 0.9rem; font-weight: 300; letter-spacing: 6px; text-transform: uppercase;
  opacity: 0; transform: translateY(30px); animation: fadeUp 1.2s 0.6s forwards;
}
.hero .scroll-indicator {
  position: absolute; bottom: 40px; left: 50%; transform: translateX(-50%);
  z-index: 2; opacity: 0; animation: fadeUp 1.2s 1s forwards;
}
.scroll-indicator span {
  display: block; width: 1px; height: 60px;
  background: rgba(255,255,255,0.5);
  margin: 0 auto;
  animation: scrollPulse 2s infinite;
}
@keyframes scrollPulse {
  0%, 100% { transform: scaleY(1); opacity: 0.5; }
  50% { transform: scaleY(0.5); opacity: 1; }
}
@keyframes fadeUp { to { opacity: 1; transform: translateY(0); } }

/* REVEAL */
.reveal { opacity: 0; transform: translateY(60px); transition: opacity 0.8s ease, transform 0.8s ease; }
.reveal.visible { opacity: 1; transform: translateY(0); }
.reveal-left { opacity: 0; transform: translateX(-60px); transition: opacity 0.8s ease, transform 0.8s ease; }
.reveal-left.visible { opacity: 1; transform: translateX(0); }
.reveal-right { opacity: 0; transform: translateX(60px); transition: opacity 0.8s ease, transform 0.8s ease; }
.reveal-right.visible { opacity: 1; transform: translateX(0); }

/* SECTION */
section { padding: 120px 60px; position: relative; }

/* Section with decorative leaf pattern background */
.section-pattern {
  background-color: var(--sand);
  background-image: url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='220' height='220' viewBox='0 0 220 220'><g fill='none' stroke='%23c9a567' stroke-width='0.8' opacity='0.20'><path d='M110 20 C140 60 140 120 110 200 C80 120 80 60 110 20 Z'/><path d='M110 40 L110 190'/><path d='M110 70 C95 70 85 75 78 88'/><path d='M110 70 C125 70 135 75 142 88'/><path d='M110 100 C92 100 80 108 72 124'/><path d='M110 100 C128 100 140 108 148 124'/><path d='M110 135 C90 135 76 145 68 162'/><path d='M110 135 C130 135 144 145 152 162'/></g></svg>");
  background-size: 220px 220px;
}

/* Decorative gold divider used between sections */
.divider {
  display: flex; align-items: center; justify-content: center;
  gap: 14px; padding: 30px 0;
}
.divider::before, .divider::after {
  content: '';
  flex: 0 0 80px;
  height: 1px;
  background: linear-gradient(to right, transparent, var(--accent), transparent);
}
.divider .diamond {
  width: 12px; height: 12px;
  background: var(--accent);
  transform: rotate(45deg);
}
.section-label {
  font-size: 0.7rem; font-weight: 600; letter-spacing: 5px; text-transform: uppercase;
  color: var(--accent); margin-bottom: 20px;
}
.section-title {
  font-size: 2.6rem; font-weight: 100; letter-spacing: 7px; text-transform: uppercase;
  line-height: 1.3; margin-bottom: 30px;
}
.section-text {
  font-size: 0.97rem; font-weight: 400; line-height: 1.85; color: #2f2f2f;
  max-width: 560px;
}
.section-text + .section-text { margin-top: 18px; }

/* ABOUT SPLIT (home + about) */
.about {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
  align-items: center;
}
.about-image { position: relative; overflow: hidden; height: 640px; background: var(--soft); }
.about-image img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s ease; }
.about-image:hover img { transform: scale(1.04); }

/* PARALLAX BANNER */
.parallax-banner {
  position: relative;
  height: 60vh; min-height: 380px;
  display: flex; align-items: center; justify-content: center;
  text-align: center; overflow: hidden;
  padding: 0;
}
.parallax-bg {
  position: absolute; inset: -20%;
  background-attachment: fixed;
  background-size: cover; background-position: center;
}
.parallax-banner .hero-overlay { background: rgba(22,26,30,0.55); }
.parallax-content { position: relative; z-index: 2; color: var(--light); padding: 0 20px; }
.parallax-content h2 {
  font-size: 2.4rem; font-weight: 100; letter-spacing: 10px; text-transform: uppercase;
  margin-bottom: 15px;
}
.parallax-content p {
  font-size: 0.8rem; letter-spacing: 4px; font-weight: 300; text-transform: uppercase;
  color: var(--accent);
}

/* PROPERTY GRID */
.properties-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0.5em;
  margin-top: 60px;
}
.property-card {
  position: relative;
  overflow: hidden;
  height: 480px;
  cursor: pointer;
  background: var(--soft);
}
.property-card img {
  width: 100%; height: 100%; object-fit: cover;
  transition: transform 1.2s ease, filter 0.8s ease;
}
.property-card:hover img { transform: scale(1.08); filter: brightness(0.7); }
.property-info {
  position: absolute; bottom: 0; left: 0; right: 0;
  padding: 40px 30px;
  color: var(--light);
  background: linear-gradient(transparent, rgba(0,0,0,0.78));
  transform: translateY(20px); opacity: 0;
  transition: all var(--transition);
}
.property-card:hover .property-info { transform: translateY(0); opacity: 1; }
.property-info h3 {
  font-size: 1rem; font-weight: 300; letter-spacing: 4px; text-transform: uppercase;
  margin-bottom: 8px;
}
.property-info p { font-size: 0.75rem; letter-spacing: 2px; font-weight: 400; opacity: 0.85; }

/* FEATURED SPLIT */
.featured {
  display: grid; grid-template-columns: 1.2fr 1fr;
  min-height: 80vh; padding: 0;
}
.featured-image { overflow: hidden; position: relative; }
.featured-image img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.5s ease; }
.featured:hover .featured-image img { transform: scale(1.03); }
.featured-text {
  display: flex; flex-direction: column; justify-content: center;
  padding: 80px;
  background: var(--darker); color: var(--light);
}
.featured-text .section-label { color: var(--accent); }
.featured-text .section-title { color: var(--light); font-size: 2.1rem; }
.featured-text .section-text { color: rgba(255,255,255,0.65); }
.featured-text .price {
  font-size: 1.6rem; font-weight: 200; letter-spacing: 4px;
  margin-top: 30px; color: var(--accent);
}

/* BUTTONS */
.btn {
  display: inline-block;
  margin-top: 35px;
  padding: 16px 42px;
  border: 1px solid rgba(255,255,255,0.3);
  color: var(--light);
  text-decoration: none;
  font-size: 0.7rem; font-weight: 500; letter-spacing: 4px; text-transform: uppercase;
  background: transparent;
  cursor: pointer;
  font-family: 'Raleway', sans-serif;
  transition: all var(--transition);
}
.btn:hover { background: var(--accent); color: var(--darker); border-color: var(--accent); }
.btn-dark { border-color: var(--dark); color: var(--dark); }
.btn-dark:hover { background: var(--dark); color: var(--light); border-color: var(--dark); }
.btn-gold { border-color: var(--accent); color: var(--accent); }
.btn-gold:hover { background: var(--accent); color: var(--darker); }

/* STATS */
.stats {
  display: grid; grid-template-columns: repeat(4, 1fr);
  background:
    linear-gradient(135deg, var(--darker) 0%, var(--ocean) 100%);
  padding: 70px 60px;
  text-align: center;
  position: relative;
  overflow: hidden;
}
.stats::before {
  content: '';
  position: absolute; inset: 0;
  background-image: url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='80' height='80' viewBox='0 0 80 80'><g fill='none' stroke='%23c9a567' stroke-width='0.5' opacity='0.18'><path d='M40 0 L80 40 L40 80 L0 40 Z'/><circle cx='40' cy='40' r='12'/></g></svg>");
  background-size: 80px 80px;
  pointer-events: none;
}
.stat-item { position: relative; z-index: 2; }
.stat-item h3 {
  font-size: 3rem; font-weight: 100; color: var(--light);
  letter-spacing: 4px; margin-bottom: 10px;
}
.stat-item h3 .accent { color: var(--accent); }
.stat-item p {
  font-size: 0.7rem; color: var(--muted);
  letter-spacing: 4px; text-transform: uppercase; font-weight: 500;
}

/* TESTIMONIAL */
.testimonial {
  text-align: center; max-width: 820px;
  margin: 0 auto; padding: 130px 60px;
}
.testimonial blockquote {
  font-size: 1.55rem; font-weight: 200; line-height: 1.8;
  color: var(--dark); font-style: italic;
  margin-bottom: 30px;
}
.testimonial blockquote::before { content: '“'; color: var(--accent); font-size: 3rem; line-height: 0.5; vertical-align: -0.3em; margin-right: 6px; }
.testimonial cite {
  font-size: 0.75rem; letter-spacing: 4px; text-transform: uppercase;
  font-weight: 600; font-style: normal; color: var(--muted);
}

/* CONTACT */
.contact { display: grid; grid-template-columns: 1fr 1fr; gap: 80px; align-items: start; }
.contact-form { display: flex; flex-direction: column; gap: 25px; }
.contact-form input, .contact-form textarea {
  font-family: 'Raleway', sans-serif;
  padding: 18px 0;
  border: none; border-bottom: 1px solid #ddd;
  font-size: 0.85rem; font-weight: 300; letter-spacing: 2px;
  background: transparent; outline: none;
  transition: border-color var(--transition);
  color: var(--dark);
}
.contact-form input:focus, .contact-form textarea:focus { border-bottom-color: var(--accent); }
.contact-form textarea { resize: vertical; min-height: 120px; }
.contact-form button {
  align-self: flex-start;
  padding: 16px 45px;
  background: var(--dark); color: var(--light); border: 1px solid var(--dark);
  font-family: 'Raleway', sans-serif;
  font-size: 0.7rem; font-weight: 500; letter-spacing: 4px; text-transform: uppercase;
  cursor: pointer;
  transition: all var(--transition);
}
.contact-form button:hover { background: var(--accent); border-color: var(--accent); color: var(--darker); }

.contact-meta { margin-top: 30px; }
.contact-meta p {
  font-size: 0.85rem; font-weight: 300; letter-spacing: 2px;
  color: #555; margin-bottom: 10px;
}
.contact-meta a { color: var(--dark); text-decoration: none; border-bottom: 1px solid var(--accent); }

/* FOOTER */
footer {
  background: var(--darker);
  color: var(--light);
  padding: 50px 60px;
  display: flex; justify-content: space-between; align-items: center;
  gap: 20px;
  border-top: 1px solid rgba(201,165,103,0.18);
}
footer p { font-size: 0.7rem; letter-spacing: 3px; font-weight: 300; color: var(--muted); }
.footer-links { display: flex; gap: 30px; list-style: none; }
.footer-links a {
  color: var(--muted); text-decoration: none;
  font-size: 0.7rem; letter-spacing: 3px; text-transform: uppercase; font-weight: 400;
  transition: color var(--transition);
}
.footer-links a:hover { color: var(--accent); }

/* SCROLL TO TOP */
.scroll-top {
  position: fixed; right: 24px; bottom: 24px;
  width: 48px; height: 48px;
  background: var(--light); border: none; border-radius: 50%;
  box-shadow: 0 5px 30px rgba(0,0,0,0.1);
  cursor: pointer;
  display: flex; align-items: center; justify-content: center;
  opacity: 0; transform: translateY(20px);
  transition: all var(--transition);
  z-index: 999;
}
.scroll-top.visible { opacity: 1; transform: translateY(0); }
.scroll-top:hover { box-shadow: 0 5px 30px rgba(0,0,0,0.25); }
.scroll-top svg { width: 18px; height: 18px; }

/* CLOSINGS GRID */
.closings {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 40px;
  margin-top: 60px;
}
.closing-card {
  background: var(--soft);
  display: grid;
  grid-template-rows: 280px auto;
  overflow: hidden;
  transition: transform var(--transition), box-shadow var(--transition);
}
.closing-card:hover { transform: translateY(-4px); box-shadow: 0 20px 40px rgba(0,0,0,0.08); }
.closing-image {
  background-size: cover; background-position: center;
  position: relative;
}
.closing-badge {
  position: absolute; top: 20px; left: 20px;
  background: var(--accent); color: var(--darker);
  font-size: 0.65rem; font-weight: 600; letter-spacing: 3px; text-transform: uppercase;
  padding: 8px 14px;
}
.closing-body { padding: 35px 30px; }
.closing-body .place {
  font-size: 0.7rem; letter-spacing: 4px; text-transform: uppercase;
  font-weight: 600; color: var(--accent); margin-bottom: 10px;
}
.closing-body h3 {
  font-size: 1.15rem; font-weight: 300; letter-spacing: 2px;
  color: var(--dark); margin-bottom: 14px; line-height: 1.4;
}
.closing-body .specs {
  font-size: 0.8rem; letter-spacing: 1px; color: #777;
  margin-bottom: 18px; font-weight: 300;
}
.closing-body .price {
  font-size: 1.5rem; font-weight: 200; letter-spacing: 3px;
  color: var(--dark);
}
.closing-body .desc {
  font-size: 0.85rem; font-weight: 300; line-height: 1.7;
  color: #666; margin-top: 16px;
}

/* AREAS LIST */
.areas {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
  margin-top: 60px;
  border-top: 1px solid #eee;
}
.area {
  padding: 35px 30px;
  border-bottom: 1px solid #eee;
  border-right: 1px solid #eee;
}
.area:nth-child(3n) { border-right: none; }
.area h4 {
  font-size: 1rem; font-weight: 300; letter-spacing: 3px;
  text-transform: uppercase; color: var(--dark);
  margin-bottom: 10px;
}
.area h4::before {
  content: ''; display: inline-block;
  width: 24px; height: 1px; background: var(--accent);
  vertical-align: middle; margin-right: 12px;
}
.area p { font-size: 0.8rem; font-weight: 300; color: #777; line-height: 1.6; }

/* AGENT BLOCK (about page) */
.agent {
  display: grid;
  grid-template-columns: 1fr 1.4fr;
  gap: 60px;
  align-items: center;
  padding: 100px 0;
  border-bottom: 1px solid #eee;
}
.agent:last-of-type { border-bottom: none; }
.agent .agent-photo {
  height: 520px;
  background-size: cover;
  background-position: center;
  background-color: var(--soft);
}
.agent .name {
  font-size: 2.2rem; font-weight: 100; letter-spacing: 6px;
  text-transform: uppercase; margin-bottom: 8px;
}
.agent .role {
  font-size: 0.75rem; letter-spacing: 5px; text-transform: uppercase;
  color: var(--accent); margin-bottom: 25px; font-weight: 500;
}
.agent .bio p {
  font-size: 0.95rem; font-weight: 300; line-height: 1.85; color: #555;
  margin-bottom: 16px;
}
.agent .contact-row {
  margin-top: 25px;
  display: flex; gap: 30px; flex-wrap: wrap;
  font-size: 0.8rem; letter-spacing: 1.5px; font-weight: 400;
}
.agent .contact-row a { color: var(--dark); text-decoration: none; border-bottom: 1px solid var(--accent); padding-bottom: 2px; }

/* RESPONSIVE */
@media (max-width: 1024px) {
  .properties-grid { grid-template-columns: repeat(2, 1fr); }
  .featured { grid-template-columns: 1fr; }
  .featured-text { padding: 60px 40px; }
  .closings { grid-template-columns: 1fr; }
  .areas { grid-template-columns: repeat(2, 1fr); }
  .area:nth-child(3n) { border-right: 1px solid #eee; }
  .area:nth-child(2n) { border-right: none; }
  .agent { grid-template-columns: 1fr; padding: 60px 0; }
  .agent .agent-photo { height: 480px; }
  nav { padding: 20px 30px; }
  section { padding: 80px 30px; }
  .featured-text { padding: 60px 30px; }
  footer { padding: 40px 30px; flex-direction: column; gap: 20px; text-align: center; }
}
@media (max-width: 768px) {
  .hero h1 { font-size: 2.1rem; letter-spacing: 8px; }
  .subhero-content h1 { font-size: 2rem; letter-spacing: 6px; }
  .section-title { font-size: 1.7rem; letter-spacing: 4px; }
  .about { grid-template-columns: 1fr; gap: 40px; }
  .about-image { height: 420px; }
  .properties-grid { grid-template-columns: 1fr; }
  .property-card { height: 380px; }
  .stats { grid-template-columns: repeat(2, 1fr); gap: 40px; padding: 50px 30px; }
  .contact { grid-template-columns: 1fr; }
  .areas { grid-template-columns: 1fr; }
  .area { border-right: none !important; }
  .nav-links { display: none; }
  .parallax-bg { background-attachment: scroll; }
  .testimonial { padding: 80px 30px; }
  .testimonial blockquote { font-size: 1.15rem; }
}


/* Logo SVG lockup */
.logo { display: inline-flex; align-items: center; padding: 4px 0; }
.logo svg { height: 64px; width: auto; display: block; transition: filter var(--transition); }
nav.scrolled .logo svg { height: 52px; }

/* ===== Solid top nav bar on EVERY page (readability fix 2026-06-02) ===== */
nav { background:#ffffff; box-shadow:0 2px 24px rgba(0,0,0,0.08); padding:15px 60px; }
nav.scrolled { background:#ffffff; padding:15px 60px; }
.logo { color: var(--dark); }
.nav-links a { color: var(--dark); }
/* lower the hero/subhero photos so they sit BELOW the bar, not under it */
.hero { margin-top:66px; height:calc(100vh - 66px); }
.subhero { margin-top:66px; height:calc(55vh - 66px); min-height:340px; }
@media (max-width:760px){
  nav { padding:13px 22px; flex-wrap:wrap; gap:8px; }
  .hero { margin-top:60px; height:calc(100vh - 60px); }
  .subhero { margin-top:60px; }
}

/* MOBILE-NAV-HAMBURGER (2026-06-02) — give phones a working menu */
.nav-toggle{display:none;background:none;border:none;cursor:pointer;width:42px;height:42px;padding:9px;z-index:1002;}
.nav-toggle span{display:block;width:100%;height:2px;background:var(--dark);margin:5px 0;border-radius:2px;transition:transform .3s ease,opacity .3s ease;}
.nav-toggle.open span:nth-child(1){transform:translateY(7px) rotate(45deg);}
.nav-toggle.open span:nth-child(2){opacity:0;}
.nav-toggle.open span:nth-child(3){transform:translateY(-7px) rotate(-45deg);}
@media (max-width:768px){
  nav{flex-wrap:nowrap;}
  .nav-toggle{display:block;}
  .nav-links{
    display:flex;flex-direction:column;gap:0;
    position:absolute;top:100%;left:0;right:0;
    background:#ffffff;box-shadow:0 14px 30px rgba(0,0,0,0.12);
    border-top:1px solid rgba(201,165,103,0.25);
    padding:6px 0;max-height:0;overflow:hidden;opacity:0;pointer-events:none;
    transition:max-height .4s ease,opacity .3s ease;
  }
  .nav-links.open{max-height:85vh;opacity:1;pointer-events:auto;}
  .nav-links li{width:100%;}
  .nav-links a{display:block;padding:15px 26px;font-size:0.8rem;letter-spacing:3px;border-bottom:1px solid #f1ebde;}
  .nav-links a::after{display:none;}
}

/* READABILITY-FIX-2026 (2026-06-02b) — contrast on photo heroes + solid visible nav */
nav#navbar, nav { background:#ffffff !important; box-shadow:0 2px 18px rgba(0,0,0,0.10) !important; }
nav .logo, .logo { color: var(--dark) !important; }

/* Darken photo overlays so white text reads */
.hero-overlay { background: linear-gradient(to bottom, rgba(12,28,40,0.48) 0%, rgba(12,28,40,0.58) 45%, rgba(12,28,40,0.84) 100%) !important; }
.subhero-overlay { background: rgba(12,28,40,0.64) !important; }

/* Hero/banner text: shadow + a touch more weight so thin type survives on bright photos */
.hero-content .eyebrow { color:#ecd9af !important; text-shadow:0 1px 10px rgba(0,0,0,0.55); }
.hero h1 { font-weight:200 !important; text-shadow:0 2px 24px rgba(0,0,0,0.65); }
.hero-content > p { color:#ffffff !important; text-shadow:0 1px 12px rgba(0,0,0,0.6); }
.parallax-content h2, .parallax-content p,
.subhero-content h1, .subhero-content .eyebrow { text-shadow:0 2px 18px rgba(0,0,0,0.6); }

/* Faint gold outline CTA -> filled gold so it reads on a photo */
.hero .btn-gold { background:rgba(230,200,150,0.95) !important; color:#313c44 !important; border-color:#e6c896 !important; }
.hero .btn-gold:hover { background:#c9a567 !important; color:#262d33 !important; }

@media (max-width:768px){
  .hero h1 { font-size:2.4rem !important; letter-spacing:6px !important; font-weight:300 !important; }
  .hero-content .eyebrow { font-size:0.66rem !important; letter-spacing:4px !important; }
  .hero-content > p { font-size:0.82rem !important; letter-spacing:3px !important; }
}

/* HERO-REDESIGN-2026 (2026-06-02c) — readable cinematic hero, consistent type */
.hero { align-items:flex-end !important; }
.hero-content { max-width:900px; padding-bottom:11vh !important; }
.hero-overlay { background:linear-gradient(to top, rgba(8,18,28,0.92) 0%, rgba(8,18,28,0.55) 26%, rgba(8,18,28,0.10) 52%, rgba(8,18,28,0.22) 100%) !important; }
.hero .eyebrow { color:#e8cf9c !important; font-size:clamp(0.62rem,1.5vw,0.82rem) !important; letter-spacing:5px !important; margin-bottom:18px !important; text-shadow:0 1px 12px rgba(0,0,0,0.75); }
.hero h1 { font-weight:300 !important; font-size:clamp(2.3rem,6.2vw,5rem) !important; letter-spacing:clamp(5px,1.3vw,14px) !important; margin-bottom:18px !important; text-shadow:0 3px 30px rgba(0,0,0,0.85); }
.hero-content > p { color:#ffffff !important; font-size:clamp(0.8rem,1.7vw,0.98rem) !important; letter-spacing:clamp(2px,0.6vw,6px) !important; text-shadow:0 2px 16px rgba(0,0,0,0.8); }
.hero .btn-gold { background:#c9a567 !important; color:#262d33 !important; border-color:#c9a567 !important; font-weight:700 !important; }
.hero .btn-gold:hover { background:#e6c896 !important; border-color:#e6c896 !important; }
.hero .scroll-indicator { display:none !important; }

/* Subhero (about/why-florida/closings) — darker + bolder so stock-photo headers read */
.subhero-overlay { background:linear-gradient(to top, rgba(8,18,28,0.78) 0%, rgba(8,18,28,0.5) 50%, rgba(8,18,28,0.45) 100%) !important; }
.subhero-content .eyebrow { color:#e8cf9c !important; text-shadow:0 1px 12px rgba(0,0,0,0.7); }
.subhero-content h1 { font-weight:300 !important; font-size:clamp(1.9rem,5vw,3rem) !important; letter-spacing:clamp(4px,1vw,10px) !important; text-shadow:0 3px 26px rgba(0,0,0,0.8); }

/* Nav: solid always, hamburger dark on white bar */
nav#navbar { background:#ffffff !important; box-shadow:0 2px 18px rgba(0,0,0,0.10) !important; }

/* FIND-CARD-CLOSE (2026-06-02d) — obvious close on the deck detail panel */
.cd-close{ position:absolute; top:12px; right:12px; z-index:8; width:40px; height:40px; border-radius:50%;
  border:1px solid rgba(255,255,255,0.55); background:rgba(22,26,30,0.55); color:#fff; font-size:1.6rem; line-height:1;
  cursor:pointer; display:flex; align-items:center; justify-content:center; transition:all .25s; }
.cd-close:hover{ background:var(--accent); color:#262d33; border-color:var(--accent); }
.cd-back{ font-size:0.72rem !important; color:#e8cf9c !important; padding:6px 2px; }

/* ===== Ava chat widget (site-wide) ===== */
.ava-bubble{ position:fixed; right:24px; bottom:24px; z-index:1600; display:flex; align-items:center; gap:9px; background:var(--dark); color:#fff; border:1px solid var(--accent); padding:13px 20px; font-family:'Raleway',sans-serif; font-size:0.72rem; letter-spacing:2px; text-transform:uppercase; font-weight:600; cursor:pointer; box-shadow:0 14px 34px rgba(0,0,0,0.28); transition:all .3s; }
.ava-bubble:hover{ background:var(--accent); border-color:var(--accent); }
.ava-bubble.hide{ display:none; }
.ava-bubble-dot{ width:8px; height:8px; border-radius:50%; background:#5fd07a; box-shadow:0 0 0 3px rgba(95,208,122,.25); }
.ava-panel{ position:fixed; right:24px; bottom:24px; z-index:1601; width:min(370px,92vw); height:min(560px,76vh); background:var(--soft); border:1px solid rgba(201,165,103,.5); display:none; flex-direction:column; box-shadow:0 30px 70px rgba(22,26,30,.4); }
.ava-panel.open{ display:flex; }
.ava-head{ background:linear-gradient(135deg,var(--dark),var(--darker)); color:#fff; padding:18px 20px; position:relative; }
.ava-head-name{ font-weight:200; letter-spacing:4px; text-transform:uppercase; font-size:1.1rem; }
.ava-head-name::before{ content:''; display:inline-block; width:7px; height:7px; border-radius:50%; background:#5fd07a; margin-right:9px; vertical-align:middle; }
.ava-head-sub{ font-size:0.58rem; letter-spacing:3px; text-transform:uppercase; color:var(--accent-2); margin-top:3px; }
.ava-close{ position:absolute; top:14px; right:16px; background:none; border:none; color:#fff; font-size:1.5rem; line-height:1; cursor:pointer; }
.ava-body{ flex:1; overflow-y:auto; padding:18px; display:flex; flex-direction:column; gap:10px; }
.ava-msg{ display:flex; }
.ava-user{ justify-content:flex-end; }
.ava-bub{ max-width:82%; padding:10px 14px; font-size:0.85rem; line-height:1.5; font-weight:300; }
.ava-ava .ava-bub{ background:#fff; color:var(--dark); border:1px solid rgba(49,60,68,.1); }
.ava-user .ava-bub{ background:var(--dark); color:#fff; }
.ava-typing .ava-bub{ color:var(--muted); letter-spacing:3px; }
/* Ava replies render light markdown + tappable phone/email (see avaRender in _shared.js) */
.ava-bub .ava-p{ margin:0 0 7px; }
.ava-bub .ava-p:last-child{ margin-bottom:0; }
.ava-bub .ava-list{ margin:0 0 7px; padding-left:17px; }
.ava-bub .ava-list:last-child{ margin-bottom:0; }
.ava-bub .ava-list li{ margin:0 0 4px; }
.ava-bub strong{ font-weight:600; }
.ava-ava .ava-bub .ava-contact{ color:var(--dark); font-weight:600; text-decoration:underline; text-underline-offset:2px; text-decoration-color:var(--accent); }
.ava-user .ava-bub .ava-contact{ color:#fff; }
.ava-callcta{ margin:0 18px 10px; background:none; border:1px solid var(--accent); color:var(--accent); font-family:inherit; font-size:0.62rem; letter-spacing:2px; text-transform:uppercase; padding:9px; cursor:pointer; transition:all .25s; }
.ava-callcta:hover{ background:var(--accent); color:#fff; }
.ava-callform{ background:#fff; border:1px solid rgba(201,165,103,.4); padding:12px; display:flex; flex-direction:column; gap:8px; }
.ava-cf-in{ padding:9px 11px; border:1px solid rgba(49,60,68,.25); font-family:inherit; font-size:0.85rem; }
.ava-cf-go{ background:var(--dark); color:#fff; border:none; padding:10px; font-family:inherit; font-size:0.62rem; letter-spacing:2px; text-transform:uppercase; cursor:pointer; }
.ava-inputrow{ display:flex; border-top:1px solid rgba(49,60,68,.12); }
.ava-input{ flex:1; border:none; padding:14px 16px; font-family:inherit; font-size:0.9rem; background:#fff; }
.ava-input:focus{ outline:none; }
.ava-send{ background:var(--accent); color:#fff; border:none; padding:0 20px; font-family:inherit; font-size:0.66rem; letter-spacing:2px; text-transform:uppercase; cursor:pointer; }
.ava-send:hover{ background:#b08d4f; }

/* NB-STAR (2026-06-02e) — highlight the immediate-streets income row */
.cd-nb .nb-star strong{ color:var(--accent-2); font-size:1.05rem; }
.cd-nb .nb-star{ padding-bottom:8px; margin-bottom:2px; }

/* === Ava bubble: always float bottom-right, never cut off (2026-06-03) === */
.ava-bubble, .ava-panel { position:fixed !important; left:auto !important; top:auto !important; }
.ava-bubble { right:16px !important; bottom:16px !important; z-index:2147483000 !important; }
.ava-panel  { right:16px !important; bottom:16px !important; z-index:2147483001 !important; max-height:82vh; }
@media (max-width:480px){
  .ava-bubble { right:10px !important; bottom:10px !important; padding:11px 15px; font-size:0.66rem; }
  .ava-panel  { right:6px !important;  bottom:6px !important;  width:94vw; height:80vh; }
}

/* ===== MOBILE OVERFLOW + HAMBURGER FIX (2026-06-10) =====
   Bug: the logo SVG (~384px wide) inside a no-wrap nav left no room, pushing the
   hamburger off the right edge; reveal/parallax translateX offsets created hidden
   horizontal overflow that shoved the fixed 'Chat with Ava' button off-screen and
   produced a white strip on the right. Fix: clip x-overflow at the root and shrink
   the logo on phones so the hamburger always fits on screen. */
html { overflow-x: hidden; }
html, body { max-width: 100%; }
@media (max-width: 768px){
  nav { padding: 10px 16px; }
  .logo { min-width: 0; flex: 0 1 auto; overflow: hidden; }
  .logo svg { height: 46px; max-width: 100%; }
  .nav-toggle { flex: 0 0 auto; }
}
@media (max-width: 480px){
  .logo svg { height: 40px; }
}

/* footer links: wrap instead of overflowing on phones (2026-06-10) */
@media (max-width: 768px){
  .footer-links { flex-wrap: wrap; justify-content: center; gap: 14px 22px; max-width: 100%; }
}

/* Remove hero gold corner frame (crossed faces/body + right edge) — Dan 2026-06-10 */
.hero::before, .hero::after { display:none !important; }

/* ===== NAV-NAVY-GOLD (2026-06-11) — top bar matches the navy/gold footer ===== */
nav, nav#navbar, nav.scrolled { background: var(--darker) !important; box-shadow: 0 2px 18px rgba(0,0,0,0.35) !important; border-bottom: 1px solid rgba(201,165,103,0.22); }
nav .logo, .logo, nav.scrolled .logo { color: #ffffff !important; }
.nav-links a, nav.scrolled .nav-links a { color: rgba(255,255,255,0.82) !important; }
.nav-links a:hover, .nav-links a.active { color: var(--accent-2) !important; }
.nav-toggle span { background: #ffffff !important; }
@media (max-width:768px){
  .nav-links { background: var(--darker) !important; box-shadow: 0 14px 30px rgba(0,0,0,0.5) !important; border-top: 1px solid rgba(201,165,103,0.3) !important; }
  .nav-links a { border-bottom: 1px solid rgba(201,165,103,0.15) !important; }
}

/* ===== CANONICAL NAV — logo + links + phone + CTA, identical on every page (2026-06-17) ===== */
.nav-right{display:flex;align-items:center;gap:16px;flex:0 0 auto;}
.nav-phone{color:#fff !important;text-decoration:none;font-size:0.8rem;letter-spacing:1px;white-space:nowrap;font-weight:500;}
.nav-phone:hover{color:var(--accent-2) !important;}
.nav-cta{display:inline-block;background:var(--accent);color:#ffffff !important;padding:9px 18px;border-radius:4px;text-decoration:none;font-size:0.64rem;letter-spacing:2px;text-transform:uppercase;white-space:nowrap;font-weight:700;transition:background .25s;}
.nav-cta:hover{background:var(--accent-2);color:#ffffff !important;}
.nav-right a.nav-cta,.nav-links a.nav-cta{color:#ffffff !important;}
.nav-links a.nav-cta::after{display:none !important;}
.nav-links li.nav-mobile-only{display:none;}

/* wide desktop: tighten so logo + 9 links + phone + CTA all fit on one line */
@media (min-width:1025px){
  nav#navbar,nav{gap:18px;}
  .nav-links{gap:18px;flex:1 1 auto;justify-content:flex-end;}
  .nav-links a{font-size:0.64rem;letter-spacing:1.5px;white-space:nowrap;}
}

/* tablet + phone: everything (incl. phone + CTA) folds into the hamburger menu */
@media (max-width:1024px){
  .nav-toggle{display:block;}
  .nav-right{display:none;}
  nav#navbar,nav{flex-wrap:nowrap;}
  .nav-links{
    display:flex;flex-direction:column;gap:0;
    position:absolute;top:100%;left:0;right:0;
    background:var(--darker);box-shadow:0 14px 30px rgba(0,0,0,0.5);
    border-top:1px solid rgba(201,165,103,0.3);
    padding:6px 0;max-height:0;overflow:hidden;opacity:0;pointer-events:none;
    transition:max-height .4s ease,opacity .3s ease;
  }
  .nav-links.open{max-height:88vh;opacity:1;pointer-events:auto;overflow-y:auto;}
  .nav-links li{width:100%;}
  .nav-links a{display:block;padding:14px 26px;font-size:0.8rem;letter-spacing:3px;border-bottom:1px solid rgba(201,165,103,0.15);}
  .nav-links a::after{display:none;}
  .nav-links li.nav-mobile-only{display:block;}
  .nav-links li.nav-mobile-only .nav-phone{display:block;padding:16px 26px;font-size:0.95rem;text-align:center;letter-spacing:1px;}
  .nav-links li.nav-mobile-only .nav-cta{display:block;margin:12px 26px;text-align:center;font-size:0.72rem;padding:13px;}
}

/* ===== NAV FIT TUNING (2026-06-17b) — hamburger up to 1199px; tight inline bar above ===== */
@media (max-width:1199px){
  .nav-toggle{display:block;}
  .nav-right{display:none;}
  nav#navbar,nav{flex-wrap:nowrap;}
  .nav-links{
    display:flex;flex-direction:column;gap:0;
    position:absolute;top:100%;left:0;right:0;
    background:var(--darker);box-shadow:0 14px 30px rgba(0,0,0,0.5);
    border-top:1px solid rgba(201,165,103,0.3);
    padding:6px 0;max-height:0;overflow:hidden;opacity:0;pointer-events:none;
    transition:max-height .4s ease,opacity .3s ease;
  }
  .nav-links.open{max-height:88vh;opacity:1;pointer-events:auto;overflow-y:auto;}
  .nav-links li{width:100%;}
  .nav-links a{display:block;padding:14px 26px;font-size:0.8rem;letter-spacing:3px;border-bottom:1px solid rgba(201,165,103,0.15);}
  .nav-links a::after{display:none;}
  .nav-links li.nav-mobile-only{display:block;}
  .nav-links li.nav-mobile-only .nav-phone{display:block;padding:16px 26px;font-size:0.95rem;text-align:center;letter-spacing:1px;}
  .nav-links li.nav-mobile-only .nav-cta{display:block;margin:12px 26px;text-align:center;font-size:0.72rem;padding:13px;}
}
@media (min-width:1200px){
  nav#navbar,nav{padding:16px 32px;gap:14px;}
  nav#navbar .logo svg{height:44px;}
  .nav-links{gap:13px;flex:1 1 auto;justify-content:flex-end;}
  .nav-links a{font-size:0.6rem;letter-spacing:1px;white-space:nowrap;}
  .nav-cta{padding:8px 13px;font-size:0.57rem;letter-spacing:1.5px;}
  .nav-phone{font-size:0.72rem;}
}
/* mobile-overflow-guard */
@media (max-width:768px){html,body{overflow-x:hidden}img,svg,video,iframe,table{max-width:100%!important;height:auto}}
/* mobile-inline-grid-stack */
@media (max-width:600px){[style*="grid-template-columns"]{grid-template-columns:1fr!important}}
/* mobile-grid-blowout-fix */
@media (max-width:600px){[style*="grid-template-columns"]>*,.calc-grid>*,.wipe-flow>*,.wipe-split>*,.stat-cards>*{min-width:0!important}.calc-inputs,.calc-out{overflow-wrap:anywhere}}
/* mobile-wide-table-scroll */
@media (max-width:600px){table{display:block;max-width:100%;overflow-x:auto;-webkit-overflow-scrolling:touch}}

/* ===== ACCOUNT HAMBURGER (2026-07-17, Dan) — phone + consultation leave the top bar
   (they live in the menu + contact section now); a hamburger with a gold initial
   bubble shows whether you're signed in. Desktop only; phones keep the old menu. */
@media (min-width:769px){
  .nav-right .nav-phone,.nav-right .nav-cta,.nav-right .nav-book-col,.nav-right .nav-auth{display:none !important;}
  .nav-acct{display:block !important;}
}
.nav-acct{position:relative;display:none;}
.nav-acct-btn{display:flex;align-items:center;gap:10px;background:none;border:1px solid rgba(201,165,103,0.45);border-radius:4px;cursor:pointer;padding:8px 12px;}
.nav-acct-btn:hover{border-color:var(--accent-2);}
.nav-acct-btn .bars{display:block;}
.nav-acct-btn .bar{display:block;width:20px;height:2px;background:#fff;margin:4px 0;border-radius:2px;}
.nav-acct-ini{display:none;width:26px;height:26px;border-radius:50%;background:var(--accent-2);color:#0f2231;font-weight:800;font-size:.8rem;line-height:26px;text-align:center;}
.nav-acct.in .nav-acct-ini{display:block;}
.nav-acct-menu{position:absolute;top:calc(100% + 14px);right:0;background:var(--darker);border:1px solid rgba(201,165,103,0.4);box-shadow:0 18px 40px rgba(0,0,0,0.45);min-width:260px;display:none;z-index:1500;}
.nav-acct.open .nav-acct-menu{display:block;}
.nav-acct-menu .st{padding:13px 18px 9px;font-size:.66rem;letter-spacing:1.5px;text-transform:uppercase;color:var(--accent-2);border-bottom:1px solid rgba(201,165,103,0.25);}
.nav-acct-menu a{display:block;padding:12px 18px;color:rgba(255,255,255,0.85) !important;text-decoration:none;font-size:.78rem;letter-spacing:1px;border-bottom:1px solid rgba(255,255,255,0.06);}
.nav-acct-menu a:hover{color:var(--accent-2) !important;background:rgba(201,165,103,0.08);}
@media (min-width:769px){ .nav-acct{display:block !important;} }

/* ===== 24/7 SECOND LINE (561-359-1115) ===== */
.nav-phones{display:flex;flex-direction:column;align-items:flex-end;gap:1px;line-height:1.2;}
.nav-phones .nav-phone{font-size:0.74rem;}
.nav-phone-247{font-size:0.66rem;opacity:0.8;letter-spacing:0.5px;}
.nav-links li.nav-mobile-only .nav-phone-247{font-size:0.8rem;opacity:0.8;padding-top:0;}
.footer-contact a.phone-247{display:block;margin-top:2px;font-size:12px;opacity:0.85;}
a.phone-247{white-space:nowrap;}
.lp-cta a.lp-phone.phone-247{opacity:0.9;}