/*
Theme Name: EdgePoint Properties
Theme URI: https://ebonycoppedge.homepage.studio
Author: HomePage.Studio
Description: A custom editorial real estate theme for Ebony Coppedge and EdgePoint Properties.
Version: 1.0.0
Text Domain: edgepoint
*/

:root {
  --forest-950: oklch(18% 0.045 156);
  --forest-900: oklch(23% 0.055 156);
  --forest-800: oklch(29% 0.065 156);
  --forest-700: oklch(36% 0.075 156);
  --gold-500: oklch(73% 0.12 81);
  --gold-300: oklch(84% 0.085 82);
  --cream-50: oklch(97% 0.018 88);
  --cream-100: oklch(94% 0.025 88);
  --ink: oklch(20% 0.018 68);
  --muted: oklch(48% 0.018 68);
  --white: oklch(100% 0 0);
  --error: oklch(52% 0.18 28);
  --success: oklch(48% 0.12 150);
  --serif: "Bodoni Moda", Georgia, serif;
  --sans: "Manrope", system-ui, sans-serif;
  --container: 1240px;
  --gutter: clamp(22px, 4vw, 64px);
  --section: clamp(88px, 10vw, 160px);
  --border: 1px solid color-mix(in oklch, var(--ink) 18%, transparent);
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--cream-50);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.7;
  overflow-x: hidden;
}
body.menu-open { overflow: hidden; }
img, video { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button, input, textarea { font: inherit; }
button { cursor: pointer; }
p { margin: 0 0 1.4em; }
h1, h2, h3 { margin: 0; font-family: var(--serif); font-weight: 500; line-height: .98; text-wrap: balance; }
h1 { font-size: clamp(3.8rem, 8.5vw, 8.4rem); letter-spacing: -.055em; }
h2 { font-size: clamp(2.75rem, 5.2vw, 5.4rem); letter-spacing: -.045em; }
h3 { font-size: clamp(1.65rem, 2.3vw, 2.35rem); letter-spacing: -.025em; }
h1 em, h2 em { color: var(--gold-500); font-weight: 500; }

.sr-only {
  position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px;
  overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0;
}
.skip-link { position: fixed; left: 16px; top: -80px; z-index: 999; background: var(--white); color: var(--ink); padding: 10px 16px; }
.skip-link:focus { top: 16px; }
.eyebrow { margin: 0 0 20px; color: var(--forest-700); font-size: .72rem; font-weight: 700; letter-spacing: .18em; line-height: 1.4; text-transform: uppercase; }
.eyebrow--light { color: var(--gold-300); }
.lead { font-size: clamp(1.14rem, 1.5vw, 1.35rem); line-height: 1.7; }

.button {
  display: inline-flex; align-items: center; justify-content: space-between; gap: 30px;
  min-width: 190px; min-height: 54px; padding: 14px 20px;
  border: 1px solid transparent; background: var(--gold-500); color: var(--forest-950);
  font-size: .78rem; font-weight: 700; letter-spacing: .06em; line-height: 1.2; text-transform: uppercase;
  transition: background .25s ease, color .25s ease, border-color .25s ease, transform .25s ease;
}
.button:hover { background: var(--gold-300); transform: translateY(-2px); }
.button:focus-visible, a:focus-visible, input:focus-visible, textarea:focus-visible, button:focus-visible { outline: 3px solid var(--gold-500); outline-offset: 4px; }
.button--ghost-light { border-color: color-mix(in oklch, var(--white) 58%, transparent); background: transparent; color: var(--white); }
.button--ghost-light:hover { border-color: var(--white); background: var(--white); color: var(--forest-950); }
.button--outline { border-color: var(--forest-800); background: transparent; color: var(--forest-900); }
.button--outline:hover { background: var(--forest-900); color: var(--white); }
.button--text { min-width: 0; min-height: auto; padding: 8px 0; border-bottom: 1px solid var(--forest-800); background: transparent; color: var(--forest-800); }
.button--text:hover { background: transparent; color: var(--forest-700); transform: translateX(4px); }
.button-row { display: flex; flex-wrap: wrap; gap: 12px; }

[data-reveal] { opacity: 0; transform: translateY(26px); transition: opacity .8s ease, transform .8s ease; }
[data-reveal].is-visible { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  [data-reveal] { opacity: 1; transform: none; transition: none; }
  * { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
}

.site-header {
  position: fixed; top: 18px; left: 50%; z-index: 100; transform: translateX(-50%);
  display: grid; grid-template-columns: 170px 1fr auto; align-items: center; gap: 24px;
  width: min(calc(100% - 48px), 1320px); min-height: 76px; padding: 7px 8px 7px 18px;
  border: 1px solid color-mix(in oklch, var(--white) 23%, transparent);
  background: color-mix(in oklch, var(--forest-950) 82%, transparent);
  box-shadow: 0 18px 50px color-mix(in oklch, var(--forest-950) 22%, transparent);
  backdrop-filter: blur(18px);
  transition: top .25s ease, background .25s ease;
}
.site-header.is-scrolled { top: 10px; background: color-mix(in oklch, var(--forest-950) 94%, transparent); }
.brand { width: 155px; height: 58px; overflow: hidden; }
.brand img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 52%; }
.desktop-nav { display: flex; justify-content: center; gap: clamp(18px, 2.4vw, 34px); }
.desktop-nav a { position: relative; color: var(--cream-50); font-size: .73rem; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; }
.desktop-nav a::after { content: ""; position: absolute; right: 0; bottom: -8px; left: 0; height: 1px; background: var(--gold-500); transform: scaleX(0); transform-origin: left; transition: transform .25s ease; }
.desktop-nav a:hover::after { transform: scaleX(1); }
.header-cta { display: flex; justify-content: space-between; gap: 22px; min-width: 145px; padding: 15px 16px; background: var(--gold-500); color: var(--forest-950); font-size: .74rem; font-weight: 700; text-transform: uppercase; }
.menu-toggle, .mobile-menu { display: none; }

.home-hero { position: relative; min-height: 100svh; background: var(--forest-950); color: var(--white); overflow: hidden; }
.home-hero > video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.hero-wash { position: absolute; inset: 0; background: color-mix(in oklch, var(--forest-950) 48%, transparent); }
.home-hero__content { position: relative; z-index: 2; width: min(1120px, calc(100% - 2 * var(--gutter))); margin: 0 auto; padding-top: clamp(190px, 24vh, 270px); }
.home-hero__content h1 { max-width: 940px; }
.home-hero__content > p:not(.eyebrow) { max-width: 630px; margin: 30px 0; color: var(--cream-100); font-size: clamp(1rem, 1.5vw, 1.25rem); }
.hero-markets { position: absolute; right: var(--gutter); bottom: 36px; left: var(--gutter); z-index: 2; padding-top: 18px; border-top: 1px solid color-mix(in oklch, var(--white) 42%, transparent); color: var(--cream-100); font-size: .72rem; letter-spacing: .08em; text-transform: uppercase; }
.hero-markets span { margin-right: 20px; color: var(--gold-300); font-weight: 700; }
.scroll-cue { position: absolute; right: var(--gutter); bottom: 88px; z-index: 2; width: 38px; height: 54px; border: 1px solid color-mix(in oklch, var(--white) 56%, transparent); border-radius: 30px; }
.scroll-cue span { position: absolute; top: 10px; left: 50%; width: 3px; height: 9px; border-radius: 4px; background: var(--white); transform: translateX(-50%); animation: scrollDot 1.8s infinite ease; }
@keyframes scrollDot { 0%,100% { opacity: .35; transform: translate(-50%,0); } 50% { opacity: 1; transform: translate(-50%,18px); } }

.intro-section { display: grid; grid-template-columns: 1.06fr .94fr; gap: clamp(50px, 8vw, 130px); max-width: var(--container); margin: 0 auto; padding: var(--section) var(--gutter); align-items: center; }
.intro-copy h2 { margin-bottom: 38px; }
.intro-copy > p { max-width: 660px; }
.intro-copy .button { margin-top: 14px; }
.portrait-composition { position: relative; padding: 0 0 56px 56px; }
.portrait-composition::before { content: ""; position: absolute; top: -28px; right: -28px; width: 74%; height: 72%; border: 1px solid var(--gold-500); }
.portrait-frame { position: relative; height: min(680px, 64vw); max-height: 680px; background: var(--forest-900); overflow: hidden; }
.portrait-frame img { width: 100%; height: 100%; object-fit: cover; object-position: center 20%; transform: scale(1.02); }
.portrait-note { position: absolute; right: 0; bottom: 0; width: min(320px, 78%); padding: 26px 28px; background: var(--forest-900); color: var(--white); }
.portrait-note strong, .portrait-note span, .portrait-note small { display: block; }
.portrait-note strong { font-family: var(--serif); font-size: 1.55rem; }
.portrait-note span { margin-top: 4px; color: var(--gold-300); font-size: .75rem; letter-spacing: .13em; text-transform: uppercase; }
.portrait-note small { margin-top: 12px; color: var(--cream-100); }

.pathways-section { padding: var(--section) var(--gutter); background: var(--forest-950); color: var(--white); }
.section-heading { max-width: var(--container); margin: 0 auto 60px; }
.section-heading h2 { max-width: 850px; }
.pathway-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; max-width: var(--container); margin: 0 auto; }
.pathway { position: relative; min-height: 590px; overflow: hidden; }
.pathway img { width: 100%; height: 100%; object-fit: cover; transition: transform .7s ease; }
.pathway::after { content: ""; position: absolute; inset: 0; background: color-mix(in oklch, var(--forest-950) 46%, transparent); }
.pathway > span { position: absolute; right: 40px; bottom: 38px; left: 40px; z-index: 2; }
.pathway small, .pathway strong, .pathway em { display: block; }
.pathway small { margin-bottom: 18px; color: var(--gold-300); font-size: .72rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; }
.pathway strong { max-width: 520px; font-family: var(--serif); font-size: clamp(2.4rem, 4vw, 4.3rem); font-weight: 500; line-height: 1.04; }
.pathway em { margin-top: 28px; font-style: normal; font-size: .77rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; }
.pathway:hover img { transform: scale(1.045); }

.communities-section { padding: var(--section) var(--gutter); }
.section-heading--split { display: grid; grid-template-columns: 1.35fr .65fr; gap: 70px; align-items: end; }
.section-heading--split > p { margin-bottom: 10px; }
.community-grid { display: grid; grid-template-columns: repeat(12, 1fr); gap: 14px; max-width: var(--container); margin: 0 auto; }
.community-card { position: relative; grid-column: span 4; min-height: 430px; overflow: hidden; color: var(--white); }
.community-card:nth-child(1), .community-card:nth-child(6) { grid-column: span 7; }
.community-card:nth-child(2), .community-card:nth-child(7) { grid-column: span 5; }
.community-card img { width: 100%; height: 100%; object-fit: cover; transition: transform .7s ease; }
.community-card__shade { position: absolute; inset: 0; background: color-mix(in oklch, var(--forest-950) 40%, transparent); }
.community-card__content { position: absolute; right: 28px; bottom: 26px; left: 28px; z-index: 2; }
.community-card small, .community-card strong, .community-card em { display: block; }
.community-card small { color: var(--gold-300); font-size: .68rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; }
.community-card strong { margin-top: 10px; font-family: var(--serif); font-size: clamp(2.1rem, 3.5vw, 3.8rem); font-weight: 500; line-height: 1; }
.community-card em { margin-top: 20px; font-size: .72rem; font-style: normal; letter-spacing: .08em; text-transform: uppercase; }
.community-card:hover img { transform: scale(1.05); }
.center-cta { display: flex; justify-content: center; margin-top: 52px; }

.search-band { display: grid; grid-template-columns: .85fr 1.15fr; min-height: 760px; background: var(--forest-900); color: var(--white); }
.search-band__image { margin: -56px 0 56px var(--gutter); overflow: hidden; }
.search-band__image img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 68%; }
.search-band__content { display: flex; flex-direction: column; align-items: flex-start; justify-content: center; max-width: 710px; padding: 90px clamp(40px, 7vw, 120px); }
.search-band__content p:not(.eyebrow) { max-width: 580px; margin: 30px 0; color: var(--cream-100); }
.valuation-section { display: grid; grid-template-columns: 1.25fr .75fr; gap: 90px; max-width: var(--container); margin: 0 auto; padding: var(--section) var(--gutter); align-items: end; }
.valuation-section h2 { font-size: clamp(2.7rem, 4.6vw, 4.8rem); }
.valuation-section .button { margin-top: 22px; }

.contact-section { display: grid; grid-template-columns: .78fr 1.22fr; background: var(--forest-950); color: var(--white); }
.contact-intro { padding: var(--section) clamp(34px, 7vw, 110px) var(--section) var(--gutter); border-right: 1px solid color-mix(in oklch, var(--white) 15%, transparent); }
.contact-intro > p:not(.eyebrow) { margin: 30px 0; color: var(--cream-100); }
.contact-intro dl { margin: 42px 0 0; }
.contact-intro dl div { padding: 14px 0; border-top: 1px solid color-mix(in oklch, var(--white) 18%, transparent); }
.contact-intro dt { color: var(--gold-300); font-size: .7rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.contact-intro dd { margin: 3px 0 0; }
.contact-form-wrap { padding: var(--section) var(--gutter); }

.lead-form label { display: block; margin-bottom: 20px; }
.lead-form label > span:first-child:not(.consent-row span) { display: block; margin-bottom: 8px; font-size: .72rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; }
.lead-form small { font-weight: 400; text-transform: none; }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 0 18px; }
.lead-form input:not([type="checkbox"]), .lead-form textarea {
  width: 100%; padding: 14px 0; border: 0; border-bottom: 1px solid color-mix(in oklch, currentColor 30%, transparent);
  border-radius: 0; background: transparent; color: inherit; outline: 0;
}
.lead-form textarea { resize: vertical; }
.lead-form input:focus, .lead-form textarea:focus { border-bottom-color: var(--gold-500); }
.lead-form .consent-row { display: grid; grid-template-columns: 18px 1fr; gap: 12px; margin: 28px 0; align-items: start; }
.consent-row input { width: 18px; height: 18px; margin: 3px 0 0; accent-color: var(--gold-500); }
.consent-row span { font-size: .72rem; line-height: 1.6; opacity: .84; }
.consent-row a { text-decoration: underline; text-underline-offset: 3px; }
.lead-form button[disabled] { cursor: wait; opacity: .65; }
.form-response { min-height: 26px; margin: 18px 0 0; font-size: .82rem; }
.form-response.is-error { color: color-mix(in oklch, var(--error) 72%, var(--white)); }
.form-response.is-success { color: color-mix(in oklch, var(--success) 65%, var(--white)); }

.inner-hero { position: relative; display: grid; grid-template-columns: 1.05fr .95fr; min-height: 760px; padding-top: 112px; background: var(--forest-950); color: var(--white); overflow: hidden; }
.inner-hero > div { z-index: 2; display: flex; flex-direction: column; align-items: flex-start; justify-content: center; padding: 90px var(--gutter); }
.inner-hero h1 { font-size: clamp(4rem, 7vw, 7.4rem); }
.inner-hero > div > p:not(.eyebrow) { max-width: 620px; margin: 30px 0; color: var(--cream-100); }
.inner-hero > img { width: 100%; height: 100%; object-fit: cover; }

.about-profile { display: grid; grid-template-columns: .82fr 1.18fr; gap: clamp(56px, 9vw, 140px); max-width: var(--container); margin: 0 auto; padding: var(--section) var(--gutter); align-items: center; }
.about-profile__portrait { height: 670px; background: var(--forest-900); overflow: hidden; }
.about-profile__portrait img { width: 100%; height: 100%; object-fit: cover; object-position: center 18%; }
.about-profile__copy h2 { margin-bottom: 34px; }
.required-content { margin: 32px 0; padding: 24px; border: 1px solid var(--gold-500); background: var(--cream-100); }
.required-content strong { color: var(--forest-800); font-size: .72rem; letter-spacing: .1em; }
.required-content p { margin: 8px 0 0; }
.values-row { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: color-mix(in oklch, var(--forest-900) 18%, transparent); }
.values-row article { padding: clamp(50px, 7vw, 100px) var(--gutter); background: var(--cream-50); }
.values-row span, .process-list span, .area-actions span { color: var(--gold-500); font-family: var(--serif); font-size: 1.2rem; }
.values-row h3, .process-list h3, .area-actions h3 { margin: 20px 0; }
.brokerage-story { display: grid; grid-template-columns: 1fr 1fr; gap: 80px; padding: var(--section) var(--gutter); background: var(--forest-900); color: var(--white); }
.brokerage-story > div { max-width: 630px; }
.brokerage-story > div:last-child { justify-self: end; }
.broker-logo-placeholder { display: flex; align-items: center; justify-content: center; min-height: 88px; margin-top: 28px; padding: 18px; border: 1px dashed var(--gold-500); color: var(--gold-300); font-size: .68rem; font-weight: 700; letter-spacing: .1em; text-align: center; }

.community-index-intro { display: grid; grid-template-columns: .4fr 1fr .7fr; gap: 46px; max-width: var(--container); margin: 0 auto; padding: var(--section) var(--gutter) 20px; align-items: start; }
.community-index-intro h2 { font-size: clamp(2.6rem, 4vw, 4.3rem); }
.communities-section--index { padding-top: 70px; }
.wide-cta { display: flex; align-items: center; justify-content: space-between; gap: 50px; padding: clamp(70px, 8vw, 120px) var(--gutter); background: var(--forest-900); color: var(--white); }
.wide-cta > div { max-width: 800px; }

.area-hero { position: relative; min-height: 760px; padding-top: 100px; background: var(--forest-950); color: var(--white); }
.area-hero > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.area-hero::after { content: ""; position: absolute; inset: 0; background: color-mix(in oklch, var(--forest-950) 57%, transparent); }
.area-hero > div { position: relative; z-index: 2; max-width: 1000px; padding: clamp(190px, 24vh, 250px) var(--gutter) 110px; }
.area-hero h1 { font-size: clamp(4rem, 8vw, 8rem); }
.area-hero p:not(.eyebrow) { max-width: 650px; margin: 30px 0; }
.area-content { display: grid; grid-template-columns: 1fr 1fr; gap: 90px; max-width: var(--container); margin: 0 auto; padding: var(--section) var(--gutter); }
.area-content p { font-size: 1.05rem; }
.area-actions { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: color-mix(in oklch, var(--forest-900) 18%, transparent); }
.area-actions article { padding: clamp(50px, 7vw, 90px) var(--gutter); background: var(--cream-100); }

.process-intro { display: grid; grid-template-columns: 1fr .75fr; gap: 90px; max-width: var(--container); margin: 0 auto; padding: var(--section) var(--gutter) 80px; align-items: end; }
.process-list { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1px; background: color-mix(in oklch, var(--forest-900) 20%, transparent); }
.process-list article { padding: 70px 32px; background: var(--cream-100); }
.process-list--three { grid-template-columns: repeat(3, 1fr); }
.form-page-section { display: grid; grid-template-columns: .72fr 1.28fr; gap: 80px; padding: var(--section) var(--gutter); background: var(--forest-950); color: var(--white); }
.form-page-section > div { max-width: 540px; }
.form-page-section--light { background: var(--cream-100); color: var(--ink); }
.form-page-section--light .form-response.is-error { color: var(--error); }
.form-page-section--light .form-response.is-success { color: var(--success); }

.search-hero { min-height: 650px; padding: 210px var(--gutter) 100px; background: var(--forest-950) url("assets/edgepoint/richmond-bridge-close-vertical.jpg") center 44% / cover no-repeat; color: var(--white); }
.search-hero::before { content: ""; position: absolute; inset: 0; background: color-mix(in oklch, var(--forest-950) 55%, transparent); }
.search-hero { position: relative; }
.search-hero > div { position: relative; z-index: 2; max-width: 900px; }
.search-hero p:not(.eyebrow) { max-width: 650px; margin-top: 28px; }
.integration-placeholder { display: grid; grid-template-columns: 1fr 1fr; gap: 90px; max-width: var(--container); margin: 0 auto; padding: var(--section) var(--gutter); }
.integration-placeholder h2 { font-size: clamp(2.5rem, 4.5vw, 4.8rem); }
.search-area-links { border-top: var(--border); }
.search-area-links a { display: flex; justify-content: space-between; gap: 20px; padding: 17px 0; border-bottom: var(--border); font-family: var(--serif); font-size: 1.35rem; }
.search-area-links a:hover { color: var(--forest-700); }

.valuation-hero { display: grid; grid-template-columns: .8fr 1.2fr; min-height: 800px; padding-top: 110px; background: var(--forest-950); color: var(--white); }
.valuation-hero img { width: 100%; height: 100%; object-fit: cover; object-position: center 50%; }
.valuation-hero > div { display: flex; flex-direction: column; justify-content: center; padding: 90px var(--gutter); }
.valuation-hero > div p:not(.eyebrow) { max-width: 620px; margin-top: 30px; }

.contact-page { display: grid; grid-template-columns: .8fr 1.2fr; min-height: 100vh; padding-top: 110px; background: var(--forest-950); color: var(--white); }
.contact-page__details, .contact-page__form { padding: clamp(70px, 9vw, 140px) var(--gutter); }
.contact-page__details { border-right: 1px solid color-mix(in oklch, var(--white) 15%, transparent); }
.contact-page__details > p:not(.eyebrow) { margin: 30px 0 50px; }
.contact-page__details dl div { padding: 18px 0; border-top: 1px solid color-mix(in oklch, var(--white) 18%, transparent); }
.contact-page__details dt { color: var(--gold-300); font-size: .7rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.contact-page__details dd { margin: 3px 0 0; }

.legal-hero { padding: 220px var(--gutter) 90px; background: var(--forest-950); color: var(--white); }
.legal-hero h1 { font-size: clamp(3.7rem, 7vw, 7rem); }
.legal-hero > p:last-child { margin-top: 26px; color: var(--cream-100); }
.legal-content { max-width: 900px; margin: 0 auto; padding: 90px var(--gutter) var(--section); }
.legal-content h2 { margin: 52px 0 18px; font-family: var(--sans); font-size: 1.25rem; font-weight: 700; letter-spacing: -.01em; line-height: 1.25; }
.legal-content a { color: var(--forest-700); font-weight: 700; text-decoration: underline; }
.legal-notice { padding: 28px; border: 1px solid var(--gold-500); background: var(--cream-100); }
.legal-notice strong { color: var(--forest-800); font-size: .72rem; letter-spacing: .1em; }
.legal-notice p { margin: 9px 0 0; }
.not-found { min-height: 75vh; padding: 240px var(--gutter) 100px; text-align: center; }
.not-found .button { margin-top: 35px; }

.site-footer { display: grid; grid-template-columns: 1.3fr .7fr .8fr 1.1fr; gap: 50px; padding: 80px var(--gutter) 30px; background: oklch(14% 0.034 156); color: var(--cream-100); }
.footer-brand img { width: 230px; height: 150px; object-fit: cover; object-position: 50% 51%; }
.footer-brand p { max-width: 320px; margin-top: 18px; color: color-mix(in oklch, var(--cream-100) 72%, transparent); }
.footer-nav, .footer-compliance { display: flex; flex-direction: column; align-items: flex-start; gap: 10px; font-size: .82rem; }
.footer-nav strong { margin-bottom: 10px; color: var(--gold-300); font-size: .68rem; letter-spacing: .14em; text-transform: uppercase; }
.footer-nav a:hover { color: var(--gold-300); }
.footer-compliance p { margin: 0; }
.footer-compliance .broker-logo-placeholder { width: 100%; min-height: 74px; }
.footer-bottom { grid-column: 1 / -1; display: grid; grid-template-columns: .7fr 1.5fr .5fr; gap: 30px; margin-top: 30px; padding-top: 24px; border-top: 1px solid color-mix(in oklch, var(--white) 15%, transparent); color: color-mix(in oklch, var(--cream-100) 62%, transparent); font-size: .68rem; line-height: 1.6; }
.footer-bottom span:last-child { text-align: right; }

@media (max-width: 1100px) {
  .site-header { grid-template-columns: 155px 1fr auto; }
  .desktop-nav { gap: 16px; }
  .desktop-nav a { font-size: .68rem; }
  .header-cta { min-width: 125px; }
  .intro-section { gap: 60px; }
  .portrait-frame { height: 600px; }
  .pathway { min-height: 520px; }
  .community-card { min-height: 380px; }
  .contact-section, .form-page-section { grid-template-columns: .9fr 1.1fr; gap: 0; }
  .process-list article { padding: 60px 24px; }
  .site-footer { grid-template-columns: 1.2fr .8fr .9fr; }
  .footer-compliance { grid-column: span 3; display: grid; grid-template-columns: 1fr 1.2fr; align-items: center; }
}

@media (max-width: 900px) {
  .site-header { grid-template-columns: 1fr auto; width: calc(100% - 28px); min-height: 68px; padding: 5px 7px 5px 14px; }
  .brand { width: 145px; height: 54px; }
  .desktop-nav, .header-cta { display: none; }
  .menu-toggle { display: grid; align-content: center; gap: 6px; width: 52px; height: 52px; padding: 14px; border: 0; background: var(--gold-500); }
  .menu-toggle span:not(.sr-only) { display: block; height: 1px; background: var(--forest-950); transition: transform .25s ease; }
  .menu-toggle[aria-expanded="true"] span:first-child { transform: translateY(3.5px) rotate(45deg); }
  .menu-toggle[aria-expanded="true"] span:nth-child(2) { transform: translateY(-3.5px) rotate(-45deg); }
  .mobile-menu { position: fixed; top: -18px; right: -15px; left: -15px; z-index: -1; display: block; min-height: 100vh; padding: 130px 30px 40px; background: var(--forest-950); opacity: 0; pointer-events: none; transform: translateY(-20px); transition: opacity .25s ease, transform .25s ease; }
  .mobile-menu.is-open { opacity: 1; pointer-events: auto; transform: none; }
  .mobile-menu nav { display: flex; flex-direction: column; }
  .mobile-menu nav a { padding: 8px 0; color: var(--white); font-family: var(--serif); font-size: clamp(2rem, 7vw, 3.2rem); line-height: 1.12; }
  .mobile-menu p { margin-top: 34px; padding-top: 20px; border-top: 1px solid color-mix(in oklch, var(--white) 18%, transparent); color: var(--gold-300); font-size: .68rem; letter-spacing: .08em; text-transform: uppercase; }
  .home-hero__content { padding-top: 200px; }
  .home-hero__content h1 { font-size: clamp(4.2rem, 12vw, 7rem); }
  .hero-markets { font-size: .64rem; }
  .scroll-cue { display: none; }
  .intro-section, .about-profile, .area-content, .process-intro, .integration-placeholder, .valuation-section { grid-template-columns: 1fr; }
  .intro-section { gap: 90px; }
  .portrait-composition { max-width: 620px; }
  .pathway-grid { grid-template-columns: 1fr; }
  .section-heading--split { grid-template-columns: 1fr; gap: 30px; }
  .community-card, .community-card:nth-child(n) { grid-column: span 6; }
  .community-card:last-child { grid-column: 3 / 11; }
  .search-band { grid-template-columns: 1fr; }
  .search-band__image { height: 620px; margin: -40px var(--gutter) 0; }
  .search-band__content { padding: 90px var(--gutter); }
  .contact-section, .form-page-section, .contact-page { grid-template-columns: 1fr; }
  .contact-intro, .contact-page__details { border-right: 0; border-bottom: 1px solid color-mix(in oklch, var(--white) 15%, transparent); }
  .inner-hero { grid-template-columns: 1fr; }
  .inner-hero > div { min-height: 620px; }
  .inner-hero > img { height: 520px; }
  .values-row, .area-actions { grid-template-columns: 1fr; }
  .brokerage-story { grid-template-columns: 1fr; }
  .brokerage-story > div:last-child { justify-self: start; }
  .community-index-intro { grid-template-columns: 1fr 1fr; }
  .community-index-intro > p:last-child { grid-column: 2; }
  .process-list { grid-template-columns: 1fr 1fr; }
  .valuation-hero { grid-template-columns: 1fr; padding-top: 100px; }
  .valuation-hero img { height: 540px; }
  .site-footer { grid-template-columns: 1.2fr .8fr; }
  .footer-compliance { grid-column: span 2; }
  .footer-bottom { grid-template-columns: 1fr; }
  .footer-bottom span:last-child { text-align: left; }
}

@media (max-width: 600px) {
  :root { --gutter: 22px; --section: 88px; }
  h1 { font-size: clamp(3.4rem, 16vw, 5.4rem); }
  h2 { font-size: clamp(2.7rem, 13vw, 4.2rem); }
  .site-header { top: 10px; }
  .home-hero { min-height: 790px; }
  .home-hero__content { width: calc(100% - 44px); padding-top: 170px; }
  .home-hero__content h1 { font-size: clamp(3.7rem, 17vw, 5.6rem); }
  .home-hero__content > p:not(.eyebrow) { margin: 24px 0; font-size: .95rem; }
  .button-row { align-items: stretch; flex-direction: column; }
  .button-row .button { width: 100%; }
  .hero-markets { right: 22px; bottom: 24px; left: 22px; padding-top: 12px; font-size: .58rem; line-height: 1.6; }
  .hero-markets span { display: none; }
  .portrait-composition { padding: 0 0 50px 22px; }
  .portrait-composition::before { top: -16px; right: -8px; }
  .portrait-frame { height: 520px; }
  .pathway { min-height: 500px; }
  .pathway > span { right: 24px; bottom: 25px; left: 24px; }
  .pathway strong { font-size: 2.65rem; }
  .community-grid { grid-template-columns: 1fr; }
  .community-card, .community-card:nth-child(n), .community-card:last-child { grid-column: 1; min-height: 420px; }
  .search-band__image { height: 490px; }
  .valuation-section { gap: 34px; }
  .form-grid { grid-template-columns: 1fr; }
  .inner-hero { padding-top: 94px; }
  .inner-hero > div { min-height: 560px; padding-top: 70px; padding-bottom: 70px; }
  .inner-hero > img { height: 390px; }
  .about-profile__portrait { height: 560px; }
  .brokerage-story { gap: 38px; }
  .community-index-intro { grid-template-columns: 1fr; }
  .community-index-intro > p:last-child { grid-column: auto; }
  .wide-cta { align-items: flex-start; flex-direction: column; }
  .area-hero { min-height: 720px; }
  .area-actions { grid-template-columns: 1fr; }
  .process-intro { gap: 30px; }
  .process-list { grid-template-columns: 1fr; }
  .form-page-section { gap: 50px; }
  .search-hero { min-height: 700px; padding-top: 190px; }
  .valuation-hero img { height: 430px; }
  .contact-page { padding-top: 94px; }
  .legal-hero { padding-top: 180px; }
  .legal-content { padding-top: 70px; }
  .site-footer { grid-template-columns: 1fr; }
  .footer-compliance { grid-column: auto; grid-template-columns: 1fr; }
  .footer-brand img { width: 220px; }
}