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

    :root {
      --forest:       #1B2D24;
      --forest-mid:   #243D31;
      --forest-light: #2E5040;
      --gold:         #C8923A;
      --gold-light:   #E4B86D;
      --gold-muted:   rgba(200, 146, 58, 0.15);
      --cream:        #F4EFE6;
      --cream-dark:   #EBE4D6;
      --off-white:    #FAF8F3;
      --white:        #FFFFFF;
      --charcoal:     #1A1A1A;
      --muted:        #5C6B65;
      --border-gold:  rgba(200, 146, 58, 0.25);
      --border-light: rgba(200, 146, 58, 0.12);

      --font-serif: 'Playfair Display', Georgia, serif;
      --font-sans:  'DM Sans', system-ui, sans-serif;

      --display:  clamp(2.8rem, 6.5vw, 5.2rem);
      --h1:       clamp(2rem, 4.5vw, 3.5rem);
      --h2:       clamp(1.6rem, 3vw, 2.4rem);
      --h3:       clamp(1.1rem, 2vw, 1.35rem);
      --body-lg:  1.125rem;
      --body:     1rem;
      --small:    0.875rem;
      --xs:       0.75rem;

      --radius-sm: 6px;
      --radius:    12px;
      --radius-lg: 20px;

      --shadow-card: 0 4px 24px rgba(0,0,0,0.08), 0 1px 4px rgba(0,0,0,0.04);
      --shadow-hover: 0 12px 40px rgba(0,0,0,0.14), 0 2px 8px rgba(0,0,0,0.06);

      --transition: 0.22s ease;
      --ease-out-strong: cubic-bezier(0.23, 1, 0.32, 1);
    }

    html { scroll-behavior: smooth; background: var(--forest); }

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

    body {
      font-family: var(--font-sans);
      font-size: var(--body);
      color: var(--charcoal);
      background: var(--forest);
      line-height: 1.65;
      -webkit-font-smoothing: antialiased;
    }

    /* ── SECTION NAV ───────────────────────────── */
    .section-nav {
      position: fixed; top: 92px; left: 0; right: 0; z-index: 99;
      background: rgba(255,255,255,0.97);
      backdrop-filter: blur(12px);
      border-bottom: 1px solid rgba(200,146,58,0.15);
      transform: translateY(-110%);
      transition: transform 0.35s cubic-bezier(0.4,0,0.2,1), opacity 0.35s;
      opacity: 0;
    }
    .section-nav.visible {
      transform: translateY(0);
      opacity: 1;
    }
    .section-nav-inner {
      display: flex; align-items: center; gap: 4px;
      padding: 8px 24px;
      overflow-x: auto;
      scrollbar-width: none;
      -ms-overflow-style: none;
    }
    .section-nav-inner::-webkit-scrollbar { display: none; }
    .section-nav-link {
      flex-shrink: 0;
      padding: 6px 14px;
      border-radius: 100px;
      font-size: 0.72rem;
      font-weight: 600;
      letter-spacing: 0.04em;
      color: var(--charcoal);
      text-decoration: none;
      transition: background 0.2s, color 0.2s;
      white-space: nowrap;
    }
    .section-nav-link:hover { background: rgba(200,146,58,0.1); color: var(--gold); }
    .section-nav-link.active { background: var(--gold); color: var(--white); }
    .section-nav-link.cta-link { background: var(--forest); color: var(--white); margin-left: auto; }
    .section-nav-link.cta-link:hover { background: var(--gold); }
    @media (max-width: 640px) {
      .section-nav { top: 92px; }
      .section-nav-inner { padding: 7px 14px; gap: 2px; }
      .section-nav-link { padding: 5px 11px; font-size: 0.68rem; }
    }

    /* ── NAV ─────────────────────────────────── */
    .nav {
      position: fixed; top: 0; left: 0; right: 0; z-index: 100;
      display: flex; align-items: center; justify-content: space-between;
      /* Respect the iPhone notch / status bar (viewport-fit=cover) */
      padding: max(20px, env(safe-area-inset-top)) max(40px, env(safe-area-inset-right)) 20px max(40px, env(safe-area-inset-left));
      transition: background var(--transition), box-shadow var(--transition), padding var(--transition);
    }
    .nav.scrolled {
      background: var(--forest);
      box-shadow: 0 2px 24px rgba(0,0,0,0.3);
      padding: 14px 40px;
    }
    .nav-logo {
      display: flex; align-items: center; text-decoration: none;
    }
    .nav-logo-img {
      height: 120px;
      width: auto;
      filter: invert(1) hue-rotate(180deg);
      display: block;
      margin: -7px 0 -13px;
    }
    .nav-cta {
      display: flex; align-items: center; gap: 20px;
    }
    .nav-phone {
      font-family: var(--font-sans);
      font-weight: 600;
      font-size: 1rem;
      color: var(--gold-light);
      text-decoration: none;
      letter-spacing: 0.01em;
      transition: color var(--transition);
    }
    .nav-phone:hover { color: var(--white); }
    .nav-phone svg { margin-right: 6px; vertical-align: middle; }
    .btn-nav {
      background: var(--gold);
      color: var(--white);
      font-family: var(--font-sans);
      font-weight: 600;
      font-size: var(--small);
      letter-spacing: 0.04em;
      text-transform: uppercase;
      text-decoration: none;
      padding: 10px 22px;
      border-radius: var(--radius-sm);
      transition: background var(--transition), transform var(--transition);
    }
    .btn-nav:hover { background: var(--gold-light); transform: translateY(-1px); }

    /* ── HERO ────────────────────────────────── */
    .hero {
      height: 100vh;
      height: 100dvh;
      background: #15241D;
      position: relative;
      padding: 0;
    }
    .hero-sticky {
      position: relative;
      height: 100%;
      overflow: hidden;
      display: flex;
      flex-direction: column;
      justify-content: center;
      padding: 120px 0 0;
    }
    .hero-sticky > .hero-inner { padding: 0 40px; }

    @media (prefers-reduced-motion: reduce) {
      .hero { min-height: 100vh; }
    }

    /* Cinematic video background */
    .hero-video {
      position: absolute; inset: 0;
      width: 100%; height: 100%;
      object-fit: cover;
      z-index: 0;
      animation: heroZoom 30s ease-in-out infinite alternate;
    }
    @keyframes heroZoom {
      from { transform: scale(1.05) translate(0, 0); }
      to   { transform: scale(1.18) translate(-1.5%, -1.5%); }
    }
    .hero-overlay {
      position: absolute; inset: 0;
      z-index: 1;
      background:
        linear-gradient(180deg, rgba(15,28,22,0.55) 0%, rgba(15,28,22,0.78) 65%, rgba(15,28,22,0.95) 100%),
        linear-gradient(90deg, rgba(15,28,22,0.5) 0%, rgba(15,28,22,0.1) 40%, rgba(15,28,22,0.1) 60%, rgba(15,28,22,0.5) 100%);
      pointer-events: none;
    }

    @media (prefers-reduced-motion: reduce) {
      .hero-video { animation: none !important; }
    }

    /* Marquee ticker — Jackson neighborhoods */
    .hero-marquee {
      width: 100%;
      overflow: hidden;
      padding: 26px 0;
      margin-top: 80px;
      border-top: 1px solid rgba(200,146,58,0.18);
      border-bottom: 1px solid rgba(200,146,58,0.18);
      background: rgba(0,0,0,0.25);
      position: relative; z-index: 3;
      mask-image: linear-gradient(90deg, transparent 0%, black 6%, black 94%, transparent 100%);
      -webkit-mask-image: linear-gradient(90deg, transparent 0%, black 6%, black 94%, transparent 100%);
    }
    .marquee-track {
      display: flex;
      animation: marquee 55s linear infinite;
      white-space: nowrap;
      width: max-content;
    }
    .marquee-track:hover { animation-play-state: paused; }
    .marquee-item {
      font-family: var(--font-sans);
      font-weight: 600;
      font-size: 0.92rem;
      letter-spacing: 0.42em;
      color: rgba(200,146,58,0.78);
      text-transform: uppercase;
      padding: 0 36px;
      flex-shrink: 0;
      display: flex; align-items: center; gap: 36px;
    }
    .marquee-item::after {
      content: '';
      width: 4px; height: 4px;
      border-radius: 50%;
      background: rgba(200,146,58,0.4);
      flex-shrink: 0;
    }
    .marquee-item:last-child::after { display: none; }
    @keyframes marquee {
      from { transform: translateX(0); }
      to   { transform: translateX(-50%); }
    }
    @media (max-width: 900px) {
      .marquee-item { font-size: 0.78rem; letter-spacing: 0.32em; padding: 0 24px; gap: 24px; }
      .marquee-item::after { width: 3px; height: 3px; }
      .hero-marquee { margin-top: 56px; padding: 20px 0; }
    }
    .hero-inner {
      max-width: 980px; margin: 0 auto; width: 100%;
      display: flex; flex-direction: column;
      align-items: center; text-align: center;
      gap: 0;
      position: relative; z-index: 3;
      flex-grow: 1; justify-content: center;
    }
    .hero-content { max-width: 820px; }
    .hero-eyebrow,
    .hero-proof,
    .hero-testimonial { justify-content: center; margin-left: auto; margin-right: auto; }
    .hero-testimonial { text-align: left; }
    /* Hero quick-capture form */
    .hero-capture { width: 100%; max-width: 520px; margin: 32px auto 0; }
    .hero-capture-form {
      display: flex; align-items: center;
      background: rgba(255,255,255,0.96);
      border-radius: 14px;
      padding: 6px;
      box-shadow: 0 12px 40px rgba(0,0,0,0.35), 0 0 0 1px rgba(200,146,58,0.45);
      transition: box-shadow 0.2s ease;
    }
    .hero-capture-form:focus-within {
      box-shadow: 0 16px 48px rgba(0,0,0,0.45), 0 0 0 2px var(--gold);
    }
    .hero-capture-form input {
      flex: 1; min-width: 0;
      background: transparent; border: none; outline: none;
      padding: 14px 18px;
      font-family: var(--font-sans); font-size: 1rem;
      color: var(--charcoal);
    }
    .hero-capture-form input::placeholder { color: var(--muted); }
    .hero-capture-form button {
      background: var(--gold); color: var(--white);
      border: none; border-radius: 9px;
      padding: 14px 22px;
      font-family: var(--font-sans); font-weight: 700; font-size: 0.95rem;
      cursor: pointer;
      display: flex; align-items: center; gap: 8px;
      white-space: nowrap;
      transition: background 0.2s ease, transform 0.2s ease;
    }
    .hero-capture-form button:hover { background: #B5802E; }
    .hero-capture-form button svg { transition: transform 0.2s ease; }
    .hero-capture-form button:hover svg { transform: translateX(3px); }
    .hero-capture-or {
      margin-top: 14px;
      font-size: 0.85rem;
      color: rgba(255,255,255,0.6);
      text-align: center;
    }
    .hero-capture-or a {
      color: var(--gold-light);
      text-decoration: none;
      font-weight: 600;
      transition: color 0.2s ease;
    }
    .hero-capture-or a:hover { color: var(--white); }
    .hero-capture-success {
      display: none;
      background: rgba(74,222,128,0.14);
      border: 1px solid rgba(74,222,128,0.4);
      border-radius: 14px;
      padding: 18px 24px;
      color: var(--white);
      font-family: var(--font-sans); font-weight: 500; font-size: 0.95rem;
      text-align: center;
    }
    .hero-capture-success.active {
      display: flex; align-items: center; justify-content: center; gap: 10px;
    }
    @media (max-width: 900px) {
      .hero-capture-form { flex-direction: column; gap: 8px; padding: 8px; border-radius: 12px; }
      .hero-capture-form input { padding: 16px 14px; font-size: 1.05rem; text-align: center; }
      .hero-capture-form button { width: 100%; justify-content: center; padding: 16px; border-radius: 8px; font-size: 1rem; }
    }
    .hero-eyebrow {
      display: inline-flex; align-items: center; gap: 10px;
      background: rgba(200,146,58,0.12);
      border: 1px solid rgba(200,146,58,0.3);
      border-radius: 100px;
      padding: 6px 16px;
      margin-bottom: 28px;
    }
    .hero-eyebrow-dot {
      width: 7px; height: 7px;
      border-radius: 50%;
      background: var(--gold);
      animation: pulse 2s ease-in-out infinite;
    }
    @keyframes pulse {
      0%, 100% { opacity: 1; transform: scale(1); }
      50% { opacity: 0.5; transform: scale(0.85); }
    }
    .hero-eyebrow span {
      font-size: var(--xs);
      font-weight: 600;
      letter-spacing: 0.12em;
      text-transform: uppercase;
      color: var(--gold-light);
    }
    .hero-title {
      font-family: var(--font-serif);
      font-weight: 800;
      font-size: clamp(1.75rem, 3.4vw, 3rem);
      line-height: 1.06;
      letter-spacing: -0.02em;
      color: var(--white);
      max-width: 860px;
      margin: 0 auto 22px;
      text-align: center;
      text-wrap: balance;
    }
    .hero-title em {
      font-style: italic;
      color: var(--gold-light);
    }
    .hero-inner-split .hero-eyebrow { margin-bottom: 14px; }
    @media (max-width: 768px) {
      .hero-title { font-size: clamp(1.6rem, 6.5vw, 2.3rem); margin-bottom: 18px; }
    }
    /* Short, wide laptops (e.g. 1366x768): compress the split hero so the
       eyebrow clears the fixed nav and nothing clips against overflow:hidden. */
    @media (min-width: 769px) and (max-height: 800px) {
      .hero { min-height: 680px; }
      .hero-sticky { min-height: 680px; }
      .hero-title { font-size: clamp(1.5rem, 2.8vw, 2.4rem); margin-bottom: 14px; }
      .hero-inner-split .hero-eyebrow { margin-bottom: 10px; }
      .hero-panel { padding: 26px 40px; }
      .hero-panel-label { margin-bottom: 16px; }
      .hero-panel-headline { margin-bottom: 16px; }
      .hero-panel-proof { margin-bottom: 18px; }
      .hero-marquee { margin-top: 36px; }
    }
    .hero-headline {
      font-family: var(--font-serif);
      font-weight: 800;
      font-size: var(--display);
      color: var(--white);
      line-height: 1.08;
      letter-spacing: -0.02em;
      margin-bottom: 12px;
    }
    .hero-headline em {
      font-style: italic;
      color: var(--gold-light);
      display: inline-block;
      position: relative;
    }
    .rotating-word {
      display: inline-block;
      position: relative;
    }
    .hero-sub {
      font-family: var(--font-serif);
      font-size: clamp(1.4rem, 2.5vw, 2rem);
      font-weight: 400;
      font-style: italic;
      color: rgba(255,255,255,0.55);
      margin-bottom: 36px;
      line-height: 1.3;
    }
    .hero-proof {
      display: flex; align-items: center; gap: 28px;
      flex-wrap: wrap;
    }
    .hero-proof-item {
      display: flex; align-items: center; gap: 8px;
    }
    .hero-proof-check {
      width: 20px; height: 20px;
      border-radius: 50%;
      background: rgba(200,146,58,0.2);
      display: grid; place-items: center;
      flex-shrink: 0;
    }
    .hero-proof-check svg { color: var(--gold); }
    .hero-proof-text {
      font-size: var(--small);
      font-weight: 500;
      color: rgba(255,255,255,0.65);
    }
    .hero-line-gold { color: var(--gold-light); }
    .hero-scroll-cta {
      display: inline-flex;
      align-items: center;
      gap: 8px;
      margin-top: 36px;
      font-family: var(--font-sans);
      font-size: 0.82rem;
      font-weight: 600;
      letter-spacing: 0.1em;
      text-transform: uppercase;
      color: rgba(244,239,230,0.5);
      text-decoration: none;
      transition: color var(--transition);
    }
    .hero-scroll-cta:hover { color: var(--gold-light); }
    .hero-scroll-cta svg { transition: transform var(--transition); }
    .hero-scroll-cta:hover svg { transform: translateY(3px); }

    /* ── SPLIT HERO ──────────────────────────────── */
    .hero-sticky > .hero-inner-split {
      max-width: 1140px;
      padding: 0 32px;
      gap: 28px;
    }
    .hero-split {
      display: flex;
      align-items: stretch;
      width: 100%;
      min-height: 300px;
    }
    .hero-panel {
      flex: 1;
      display: flex;
      flex-direction: column;
      align-items: center;
      justify-content: center;
      text-align: center;
      text-decoration: none;
      padding: 38px 44px;
      position: relative;
      border-radius: var(--radius);
      transition: opacity 0.35s ease;
    }
    .hero-panel::before {
      content: '';
      position: absolute;
      inset: 0;
      border-radius: inherit;
      background: rgba(10,20,14,0.3);
      transition: background 0.35s ease;
      pointer-events: none;
    }
    .hero-split:has(.hero-panel:hover) .hero-panel:not(:hover)::before {
      background: rgba(10,20,14,0.65);
    }
    .hero-panel:hover::before { background: rgba(10,20,14,0.05); }
    .hero-panel-label {
      display: inline-flex;
      align-items: center;
      gap: 7px;
      background: rgba(200,146,58,0.12);
      border: 1px solid rgba(200,146,58,0.3);
      border-radius: 100px;
      padding: 5px 14px;
      margin-bottom: 22px;
      font-family: var(--font-sans);
      font-size: 0.72rem;
      font-weight: 600;
      letter-spacing: 0.1em;
      text-transform: uppercase;
      color: var(--gold-light);
      position: relative;
      z-index: 1;
    }
    .hero-panel-label-cream {
      background: rgba(244,239,230,0.08);
      border-color: rgba(244,239,230,0.2);
      color: rgba(244,239,230,0.72);
    }
    .hero-panel-headline {
      font-family: var(--font-serif);
      font-weight: 800;
      font-size: clamp(1.9rem, 3vw, 2.9rem);
      color: var(--white);
      line-height: 1.1;
      letter-spacing: -0.02em;
      margin-bottom: 22px;
      position: relative;
      z-index: 1;
    }
    .hero-panel-headline em {
      font-style: italic;
      color: var(--gold-light);
    }
    .hero-panel-rent .hero-panel-headline em { color: rgba(244,239,230,0.88); }
    .hero-panel-proof {
      list-style: none;
      padding: 0;
      margin: 0 0 26px;
      display: flex;
      flex-direction: column;
      align-items: flex-start;
      gap: 11px;
      text-align: left;
      position: relative;
      z-index: 1;
    }
    .hero-panel-proof li {
      display: flex;
      align-items: center;
      gap: 9px;
      font-family: var(--font-sans);
      font-size: var(--small);
      font-weight: 500;
      color: rgba(255,255,255,0.65);
    }
    .hero-panel-rent .hero-proof-check { background: rgba(244,239,230,0.1); }
    .hero-panel-rent .hero-proof-check svg { color: rgba(244,239,230,0.65); }
    .hero-panel-btn {
      display: inline-flex;
      align-items: center;
      gap: 9px;
      padding: 14px 26px;
      border-radius: var(--radius-sm);
      font-family: var(--font-sans);
      font-size: 0.95rem;
      font-weight: 700;
      letter-spacing: 0.02em;
      transition: all var(--transition);
      position: relative;
      z-index: 1;
    }
    .hero-panel-btn-gold {
      background: var(--gold);
      color: var(--white);
      border: 1.5px solid var(--gold);
    }
    .hero-panel:hover .hero-panel-btn-gold {
      background: #B5802E;
      border-color: #B5802E;
      transform: translateY(-2px);
      box-shadow: 0 8px 24px rgba(200,146,58,0.35);
    }
    .hero-panel-btn-outline {
      background: transparent;
      color: var(--cream);
      border: 1.5px solid rgba(244,239,230,0.35);
    }
    .hero-panel:hover .hero-panel-btn-outline {
      border-color: rgba(244,239,230,0.7);
      transform: translateY(-2px);
    }
    .hero-divider {
      width: 1px;
      background: linear-gradient(to bottom, transparent 0%, rgba(200,146,58,0.3) 25%, rgba(200,146,58,0.3) 75%, transparent 100%);
      flex-shrink: 0;
      align-self: stretch;
      position: relative;
      z-index: 2;
    }
    /* Tablet (incl. iPad portrait) — keep the side-by-side split, tighten spacing */
    @media (min-width: 601px) and (max-width: 920px) {
      .hero-sticky > .hero-inner-split { padding: 0 20px; gap: 22px; }
      .hero-panel { padding: 40px 24px; }
      .hero-panel-headline { font-size: clamp(1.6rem, 4.4vw, 2.2rem); margin-bottom: 24px; }
      .hero-panel-label { margin-bottom: 18px; }
      .hero-panel-proof { margin-bottom: 26px; }
      .hero-panel-btn { padding: 13px 22px; font-size: 0.9rem; }
    }
    /* Phones — stack the two panels */
    @media (max-width: 600px) {
      .hero-sticky > .hero-inner-split { padding: 0 16px; gap: 20px; }
      .hero-split { flex-direction: column; min-height: auto; }
      .hero-divider {
        width: auto; height: 1px;
        background: linear-gradient(to right, transparent 0%, rgba(200,146,58,0.3) 25%, rgba(200,146,58,0.3) 75%, transparent 100%);
      }
      .hero-panel { padding: 28px 20px; }
      .hero-panel-proof { display: none; }
      .hero-panel-label { margin-bottom: 12px; }
      .hero-panel-headline { font-size: clamp(1.5rem, 7vw, 2rem); margin-bottom: 18px; }
      .hero-panel-btn { padding: 12px 22px; font-size: 0.9rem; }
    }

    .hero-testimonial {
      margin-top: 36px;
      padding: 4px 0 4px 22px;
      border-left: 2px solid var(--gold);
      max-width: 480px;
    }
    .hero-testimonial-stars {
      color: var(--gold);
      letter-spacing: 0.18em;
      font-size: 0.85rem;
      margin-bottom: 10px;
      line-height: 1;
    }
    .hero-testimonial-quote {
      font-family: var(--font-serif);
      font-style: italic;
      font-size: 1.05rem;
      font-weight: 400;
      color: rgba(255,255,255,0.82);
      line-height: 1.45;
      margin-bottom: 10px;
    }
    .hero-testimonial-author {
      font-size: 0.7rem;
      font-weight: 600;
      letter-spacing: 0.12em;
      color: rgba(255,255,255,0.45);
      text-transform: uppercase;
    }

    /* ── HERO FORM ───────────────────────────── */
    .hero-form-card {
      background: var(--white);
      border-radius: var(--radius-lg);
      padding: 40px 36px;
      box-shadow: 0 32px 80px rgba(0,0,0,0.4), 0 4px 20px rgba(0,0,0,0.2);
      position: relative;
    }
    .hero-form-card::before {
      content: '';
      position: absolute; top: 0; left: 36px; right: 36px; height: 3px;
      background: var(--gold);
      border-radius: 0 0 3px 3px;
    }
    .form-title {
      font-family: var(--font-serif);
      font-weight: 700;
      font-size: 1.5rem;
      color: var(--forest);
      margin-bottom: 6px;
      line-height: 1.2;
    }
    .form-subtitle {
      font-size: var(--small);
      color: var(--muted);
      margin-bottom: 28px;
      font-weight: 400;
    }
    .form-group { margin-bottom: 16px; }
    .form-group label {
      display: block;
      font-size: var(--xs);
      font-weight: 600;
      letter-spacing: 0.08em;
      text-transform: uppercase;
      color: var(--muted);
      margin-bottom: 7px;
    }
    .sms-consent {
      display: grid;
      grid-template-columns: 18px 1fr;
      gap: 10px;
      align-items: start;
      margin: 4px 0 18px;
      color: var(--muted);
      font-size: 0.76rem;
      line-height: 1.5;
    }
    .sms-consent input {
      width: 16px;
      height: 16px;
      margin-top: 2px;
      accent-color: var(--gold);
    }
    .sms-consent a {
      color: var(--forest);
      font-weight: 700;
    }
    .form-label-optional {
      color: rgba(92, 107, 101, 0.72);
      font-weight: 500;
      letter-spacing: 0.04em;
    }
    .form-group input,
    .form-group select,
    .form-group textarea {
      width: 100%;
      padding: 13px 16px;
      border: 1.5px solid #E2DDD5;
      border-radius: var(--radius-sm);
      font-family: var(--font-sans);
      font-size: var(--body);
      color: var(--charcoal);
      background: #FAFAF8;
      transition: border-color var(--transition), box-shadow var(--transition);
      outline: none;
      -webkit-appearance: none;
    }
    .form-group input:focus,
    .form-group select:focus,
    .form-group textarea:focus {
      border-color: var(--gold);
      box-shadow: 0 0 0 3px rgba(200,146,58,0.12);
      background: var(--white);
    }
    .form-error {
      color: #B42318;
      background: #FDECEC;
      border: 1px solid rgba(180, 35, 24, 0.18);
      border-radius: var(--radius-sm);
      padding: 10px 12px;
      font-size: 0.88rem;
      line-height: 1.4;
    }
    .form-group select {
      background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='12' viewBox='0 0 12 12'%3E%3Cpath fill='%235C6B65' d='M6 8L1 3h10z'/%3E%3C/svg%3E");
      background-repeat: no-repeat;
      background-position: right 14px center;
      padding-right: 38px;
      cursor: pointer;
    }
    .btn-primary {
      width: 100%;
      padding: 16px;
      background: var(--gold);
      color: var(--white);
      font-family: var(--font-sans);
      font-size: 1rem;
      font-weight: 700;
      letter-spacing: 0.02em;
      border: none;
      border-radius: var(--radius-sm);
      cursor: pointer;
      transition: background var(--transition), transform var(--transition), box-shadow var(--transition);
      margin-top: 8px;
    }
    .btn-primary:hover {
      background: #B5802E;
      transform: translateY(-2px);
      box-shadow: 0 8px 24px rgba(200,146,58,0.35);
    }
    .btn-primary:active { transform: translateY(0); }
    .form-note {
      text-align: center;
      margin-top: 14px;
      font-size: var(--xs);
      color: var(--muted);
    }
    .form-note svg { vertical-align: middle; margin-right: 4px; }

    /* ── TRUST BAR ───────────────────────────── */
    .trust-bar {
      background: var(--white);
      border-bottom: 1px solid var(--cream-dark);
      padding: 32px 40px;
    }
    .trust-bar-inner {
      max-width: 1280px; margin: 0 auto;
      display: grid;
      grid-template-columns: repeat(4, 1fr);
      gap: 16px;
    }
    .trust-item {
      display: flex; align-items: center; gap: 14px;
      padding: 16px 20px;
      border-radius: var(--radius);
      transition: background var(--transition);
    }
    .trust-item:hover { background: var(--cream); }
    .trust-icon {
      width: 44px; height: 44px;
      border-radius: var(--radius-sm);
      background: var(--gold-muted);
      display: grid; place-items: center;
      flex-shrink: 0;
      color: var(--gold);
    }
    .trust-text strong {
      display: block;
      font-weight: 600;
      font-size: 0.9rem;
      color: var(--forest);
      margin-bottom: 2px;
    }
    .trust-text span {
      font-size: var(--xs);
      color: var(--muted);
    }

    /* ── SECTION BASE ────────────────────────── */
    section { padding: 96px 40px; }
    .section-inner { max-width: 1280px; margin: 0 auto; }
    @media (min-width: 641px) and (max-width: 1360px) {
      .section-inner { padding-left: 40px; padding-right: 40px; }
    }
    .section-eyebrow {
      font-size: var(--xs);
      font-weight: 700;
      letter-spacing: 0.16em;
      text-transform: uppercase;
      color: var(--gold);
      margin-bottom: 16px;
    }
    .section-title {
      font-family: var(--font-serif);
      font-weight: 800;
      font-size: var(--h2);
      line-height: 1.15;
      letter-spacing: -0.02em;
    }
    .section-lead {
      font-size: var(--body-lg);
      color: var(--muted);
      max-width: 560px;
      margin-top: 14px;
      line-height: 1.65;
    }
    .section-header { margin-bottom: 60px; }

    /* ── HOW IT WORKS — vertical timeline (dark) ── */
    .how { background: var(--charcoal); }
    .how .section-eyebrow { color: var(--gold); }
    .how .section-title { color: var(--cream); }
    .how .section-lead { color: rgba(244,239,230,0.65); }
    .how-grid {
      display: grid;
      grid-template-columns: 1fr 2fr;
      gap: 80px;
      align-items: start;
    }
    .how-header { position: sticky; top: 100px; }
    .timeline { position: relative; padding-left: 32px; }
    .timeline::before {
      content: '';
      position: absolute;
      left: 0; top: 8px; bottom: 8px;
      width: 1px;
      background: linear-gradient(to bottom, var(--gold) 0%, var(--gold) 60%, transparent 100%);
    }
    .t-step { position: relative; padding-bottom: 56px; }
    .t-step:last-child { padding-bottom: 0; }
    .t-step::before {
      content: '';
      position: absolute;
      left: -36px; top: 8px;
      width: 9px; height: 9px;
      border-radius: 50%;
      background: var(--gold);
      box-shadow: 0 0 0 4px var(--charcoal), 0 0 0 5px var(--gold);
    }
    .t-num {
      font-family: var(--font-serif);
      color: var(--gold);
      font-size: 0.85rem;
      letter-spacing: 0.2em;
      text-transform: uppercase;
      font-weight: 600;
      margin-bottom: 10px;
    }
    .t-title {
      font-family: var(--font-serif);
      font-size: 1.6rem;
      color: var(--cream);
      margin-bottom: 14px;
      line-height: 1.2;
      font-weight: 600;
    }
    .t-body {
      color: rgba(244,239,230,0.7);
      font-size: 1rem;
      line-height: 1.65;
      max-width: 560px;
    }
    .t-meta {
      display: inline-flex;
      align-items: center;
      gap: 16px;
      margin-top: 20px;
      padding: 10px 16px;
      background: rgba(200,146,58,0.08);
      border: 1px solid var(--border-light);
      border-radius: var(--radius-sm);
      font-size: 0.85rem;
      color: var(--gold-light);
    }
    .t-meta strong { color: var(--cream); font-weight: 500; }
    .t-meta-dot { width: 4px; height: 4px; border-radius: 50%; background: var(--gold); }

    /* ── WHO WE HELP — voice cards (cream) ─────── */
    .who { background: var(--cream); }
    .who .section-eyebrow { color: var(--gold); }
    .who .section-title { color: var(--forest); }
    .who .section-lead { color: var(--muted); }
    .voice-grid {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      gap: 28px;
    }
    .voice-card {
      background: var(--white);
      border-radius: var(--radius-sm);
      padding: 36px 32px;
      position: relative;
      border-left: 3px solid var(--gold);
      box-shadow: 0 1px 3px rgba(0,0,0,0.04);
      transition: transform var(--transition), box-shadow var(--transition);
    }
    .voice-card:hover {
      transform: translateY(-3px);
      box-shadow: var(--shadow-card);
    }
    .voice-card.voice-urgent { border-left-color: #B5482F; }
    .voice-card.voice-calm   { border-left-color: #4A6B5C; }
    .voice-mark {
      font-family: var(--font-serif);
      font-size: 3rem;
      color: var(--gold-muted);
      line-height: 0.4;
      position: absolute;
      top: 28px; right: 24px;
    }
    .voice-quote {
      font-family: var(--font-serif);
      font-size: 1.2rem;
      line-height: 1.35;
      color: var(--forest);
      font-style: italic;
      font-weight: 500;
      margin-bottom: 24px;
      padding-right: 32px;
    }
    .voice-divider {
      width: 24px; height: 1px;
      background: var(--gold);
      margin-bottom: 16px;
    }
    .voice-response-label {
      color: var(--gold);
      font-size: var(--xs);
      letter-spacing: 0.16em;
      text-transform: uppercase;
      font-weight: 600;
      margin-bottom: 8px;
    }
    .voice-response {
      color: var(--charcoal);
      font-size: var(--small);
      line-height: 1.65;
    }

    /* ── WHY AY ──────────────────────────────── */
    .why { background: var(--white); }
    .why-grid {
      display: grid;
      grid-template-columns: 1fr 1fr;
      gap: 60px;
      align-items: start;
    }
    .why-left .section-title { color: var(--forest); }
    .why-pillars { display: flex; flex-direction: column; gap: 28px; }
    .pillar {
      display: flex; gap: 20px;
      padding: 28px 24px;
      border-radius: var(--radius-lg);
      border: 1px solid var(--cream-dark);
      transition: border-color var(--transition), box-shadow var(--transition);
    }
    .pillar:hover {
      border-color: var(--border-gold);
      box-shadow: var(--shadow-card);
    }
    .pillar-icon {
      width: 52px; height: 52px;
      border-radius: var(--radius-sm);
      background: var(--gold-muted);
      display: grid; place-items: center;
      flex-shrink: 0;
      color: var(--gold);
      font-size: 1.35rem;
    }
    .pillar-content {}
    .pillar-title {
      font-family: var(--font-serif);
      font-weight: 700;
      font-size: 1.1rem;
      color: var(--forest);
      margin-bottom: 8px;
    }
    .pillar-body {
      font-size: var(--small);
      color: var(--muted);
      line-height: 1.65;
    }
    .why-stat-block {
      background: var(--forest);
      border-radius: var(--radius-lg);
      padding: 48px 40px;
      display: flex; flex-direction: column; gap: 36px;
    }
    .stat {
      border-bottom: 1px solid rgba(255,255,255,0.08);
      padding-bottom: 28px;
    }
    .stat:last-child { border-bottom: none; padding-bottom: 0; }
    .stat-number {
      font-family: var(--font-serif);
      font-size: clamp(2.8rem, 4vw, 3.8rem);
      font-weight: 800;
      color: var(--gold);
      line-height: 1;
      margin-bottom: 8px;
    }
    .stat-label {
      font-size: var(--body-lg);
      font-weight: 600;
      color: var(--white);
      margin-bottom: 4px;
    }
    .stat-sub {
      font-size: var(--small);
      color: rgba(255,255,255,0.45);
    }

    /* ── TESTIMONIALS — what sellers said ───── */
    .testimonials { background: var(--charcoal); }
    .testimonials .section-eyebrow { color: var(--gold); }
    .testimonials .section-title { color: var(--cream); }
    .testimonials .section-lead { color: rgba(244,239,230,0.65); max-width: 560px; }
    .testimonial-grid {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      gap: 24px;
    }
    .testimonial-card {
      background: rgba(244,239,230,0.04);
      border: 1px solid rgba(200,146,58,0.18);
      border-radius: var(--radius-sm);
      padding: 36px 32px 28px;
      position: relative;
      transition: transform var(--transition), border-color var(--transition);
    }
    .testimonial-card:hover {
      transform: translateY(-3px);
      border-color: rgba(200,146,58,0.35);
    }
    .t-mark {
      font-family: var(--font-serif);
      color: var(--gold);
      font-size: 3.5rem;
      line-height: 0.4;
      position: absolute;
      top: 32px; left: 28px;
      opacity: 0.4;
    }
    .t-quote {
      font-family: var(--font-serif);
      font-size: 1.1rem;
      line-height: 1.45;
      color: var(--cream);
      font-style: italic;
      margin: 26px 0 28px;
    }
    .t-meta {
      display: flex;
      align-items: center;
      gap: 14px;
      padding-top: 20px;
      border-top: 1px solid rgba(200,146,58,0.18);
    }
    .t-avatar {
      width: 44px; height: 44px;
      border-radius: 50%;
      background: var(--gold);
      display: grid; place-items: center;
      font-family: ui-monospace, 'JetBrains Mono', Menlo, monospace;
      font-weight: 700;
      font-size: 0.78rem;
      color: var(--charcoal);
      letter-spacing: 0.05em;
      flex-shrink: 0;
    }
    .t-attr { flex: 1; min-width: 0; }
    .t-name {
      font-family: var(--font-serif);
      font-weight: 600;
      font-size: 0.95rem;
      color: var(--cream);
      line-height: 1.2;
      margin-bottom: 4px;
    }
    .t-detail {
      font-family: ui-monospace, 'JetBrains Mono', Menlo, monospace;
      font-size: 0.7rem;
      letter-spacing: 0.06em;
      color: var(--gold-light);
      text-transform: uppercase;
    }
    .t-disclaimer {
      margin-top: 40px;
      font-size: 0.78rem;
      color: rgba(244,239,230,0.4);
      text-align: center;
      font-style: italic;
    }

    /* ── ANY CONDITION (we buy ugly houses) ──── */
    .condition { background: var(--forest); }
    .condition-layout {
      display: grid;
      grid-template-columns: 1fr 1fr;
      gap: 80px;
      align-items: center;
    }
    .condition-text { display: flex; flex-direction: column; }
    .condition .section-header { margin-bottom: 40px; }
    .condition .section-eyebrow {
      color: var(--gold);
      font-size: 1rem;
      letter-spacing: 0.22em;
      margin-bottom: 32px;
    }
    .condition .section-title {
      color: var(--cream);
      font-size: clamp(2.4rem, 4vw, 3.6rem);
      line-height: 1.05;
      letter-spacing: -0.01em;
    }
    .condition .section-lead {
      color: rgba(244,239,230,0.75);
      font-size: 1.1rem;
      line-height: 1.6;
      margin-top: 20px;
    }
    .condition-visual { position: relative; padding: 0; }
    .condition-footer {
      display: grid;
      grid-template-columns: 1.4fr 1fr;
      gap: 56px;
      align-items: end;
      margin-top: 8px;
    }
    .house-grid {
      display: grid;
      grid-template-columns: 1.3fr 1fr;
      grid-template-rows: repeat(3, 1fr);
      gap: 10px;
      height: 480px;
    }
    .house-grid figure {
      position: relative;
      margin: 0;
      border-radius: var(--radius-sm);
      overflow: hidden;
      box-shadow: 0 8px 24px rgba(0,0,0,0.3), 0 1px 3px rgba(0,0,0,0.1);
      border: 1px solid rgba(200,146,58,0.18);
      background: #000;
      transition: box-shadow 0.4s ease;
      transform-style: preserve-3d;
      will-change: transform;
    }
    .house-grid figure:first-child {
      grid-row: 1 / 4;
      background: var(--forest);
    }
    .house-grid figure::after {
      content: '';
      position: absolute;
      inset: 0;
      background: linear-gradient(to top, rgba(27,45,36,0.58) 0%, transparent 62%);
      pointer-events: none;
      transition: opacity 0.4s ease;
    }
    .house-grid figure:hover::after {
      opacity: 0.2;
    }
    .house-grid figure:hover {
      box-shadow: 0 18px 48px rgba(0,0,0,0.5), 0 2px 8px rgba(0,0,0,0.2);
    }
    .house-grid img {
      display: block;
      position: absolute;
      inset: 0;
      width: 100%;
      height: 100%;
      object-fit: cover;
      transition: transform 0.5s cubic-bezier(0.25, 0.46, 0.45, 0.94);
    }
    .house-grid figure:hover img {
      transform: scale(1.06);
    }
    .house-grid figure:first-child img {
      object-fit: contain;
      object-position: center center;
      filter: brightness(0.95) contrast(1.06) saturate(1.12);
    }
    .as-is-tag {
      position: absolute;
      top: 10px;
      right: 10px;
      padding: 4px 9px;
      background: var(--gold);
      color: var(--charcoal);
      font-family: ui-monospace, 'JetBrains Mono', Menlo, monospace;
      font-size: 0.62rem;
      font-weight: 700;
      letter-spacing: 0.16em;
      border-radius: 2px;
      box-shadow: 0 3px 10px rgba(0,0,0,0.3);
      border: 1px solid rgba(255,255,255,0.4);
      transition: box-shadow 0.3s ease;
    }
    .house-grid figure:hover .as-is-tag {
      box-shadow: 0 0 0 3px rgba(200,146,58,0.5), 0 4px 14px rgba(0,0,0,0.4);
    }
    .house-grid figure:nth-child(1) .as-is-tag { transform: rotate(-7deg); }
    .house-grid figure:nth-child(2) .as-is-tag { transform: rotate(5deg); }
    .house-grid figure:nth-child(3) .as-is-tag { transform: rotate(-3deg); }
    .house-grid figure:nth-child(4) .as-is-tag { transform: rotate(8deg); }
    .condition-list {
      list-style: none;
      margin: 36px 0;
      padding: 0;
      display: grid;
      grid-template-columns: 1fr 1fr;
      gap: 14px 32px;
    }
    .condition-list li {
      position: relative;
      padding-left: 26px;
      color: rgba(244,239,230,0.85);
      font-size: 0.95rem;
      line-height: 1.5;
    }
    .condition-list li::before {
      content: '✓';
      position: absolute;
      left: 0; top: 0;
      color: var(--gold);
      font-weight: 700;
      font-size: 1rem;
    }
    .condition-cta {
      display: inline-flex;
      align-items: center;
      gap: 6px;
      padding: 14px 28px;
      background: var(--gold);
      color: var(--charcoal);
      text-decoration: none;
      font-family: var(--font-sans);
      font-weight: 600;
      font-size: 0.95rem;
      border-radius: var(--radius-sm);
      letter-spacing: 0.04em;
      transition: var(--transition);
    }
    .condition-cta:hover {
      background: var(--gold-light);
      transform: translateY(-2px);
      box-shadow: 0 6px 18px rgba(200,146,58,0.25);
    }

    /* ── RESTORATIONS ───────────────────────── */
    .restorations { background: var(--white); }
    .restorations-header { display: flex; align-items: end; justify-content: space-between; gap: 32px; margin-bottom: 56px; flex-wrap: wrap; }
    .restorations-header .section-title { color: var(--forest); }
    .restorations-tag {
      display: inline-flex; align-items: center; gap: 8px;
      padding: 8px 16px;
      background: var(--cream); border: 1px solid var(--cream-dark);
      border-radius: 100px;
      font-size: var(--xs); font-weight: 600;
      letter-spacing: 0.08em; text-transform: uppercase;
      color: var(--forest);
    }
    .restorations-tag-dot {
      width: 7px; height: 7px; border-radius: 50%;
      background: #4ADE80; box-shadow: 0 0 6px rgba(74,222,128,0.6);
    }
    .restoration-grid {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      gap: 24px;
    }
    .restoration-card {
      background: var(--white);
      border: 1px solid var(--cream-dark);
      border-radius: var(--radius-lg);
      overflow: hidden;
      transition: transform var(--transition), box-shadow var(--transition);
    }
    .restoration-card:hover {
      transform: translateY(-4px);
      box-shadow: var(--shadow-hover);
    }
    .restoration-imgs {
      display: grid; grid-template-columns: 1fr 1fr;
      position: relative;
      aspect-ratio: 16 / 10;
    }
    .restoration-imgs.showcase {
      grid-template-columns: 1fr;
    }
    .restoration-imgs.showcase .restoration-img {
      aspect-ratio: unset;
    }
    .restoration-img {
      background-size: cover; background-position: center;
      position: relative;
    }
    .restoration-img.before {
      background-color: #2c2925;
    }
    .restoration-img.after {
      background-color: #8a6d3f;
    }
    .restoration-pullquote {
      border-left: 3px solid var(--gold);
      padding: 20px 28px;
      margin: 0 0 48px;
      background: rgba(200,146,58,0.06);
      border-radius: 0 var(--radius) var(--radius) 0;
    }
    .restoration-pullquote p {
      font-family: var(--font-serif);
      font-style: italic;
      font-size: clamp(1rem, 2vw, 1.2rem);
      color: var(--forest);
      line-height: 1.55;
      margin-bottom: 10px;
    }
    .restoration-pullquote cite {
      font-size: 0.78rem;
      font-weight: 600;
      letter-spacing: 0.08em;
      color: var(--gold);
      text-transform: uppercase;
      font-style: normal;
    }
    .restoration-img-label {
      position: absolute; top: 12px; left: 12px;
      background: rgba(0,0,0,0.65);
      backdrop-filter: blur(8px);
      color: var(--white);
      padding: 4px 10px;
      border-radius: 4px;
      font-size: 0.65rem;
      font-weight: 700;
      letter-spacing: 0.14em;
      text-transform: uppercase;
    }
    .restoration-img.after .restoration-img-label {
      background: rgba(200,146,58,0.85);
    }
    .restoration-divider {
      position: absolute; top: 0; bottom: 0; left: 50%;
      width: 2px; background: var(--white);
      transform: translateX(-1px);
    }
    .restoration-meta {
      padding: 24px 24px 28px;
    }
    .restoration-address {
      font-family: var(--font-serif);
      font-weight: 700;
      font-size: 1.15rem;
      color: var(--forest);
      margin-bottom: 4px;
      line-height: 1.2;
    }
    .restoration-neighborhood {
      font-size: var(--xs);
      font-weight: 600;
      letter-spacing: 0.1em;
      text-transform: uppercase;
      color: var(--gold);
      margin-bottom: 16px;
    }
    .restoration-stats {
      display: flex; gap: 18px;
      padding-top: 16px;
      border-top: 1px solid var(--cream-dark);
    }
    .restoration-stat {
      display: flex; flex-direction: column;
    }
    .restoration-stat-num {
      font-family: var(--font-serif);
      font-weight: 700;
      font-size: 1.1rem;
      color: var(--forest);
    }
    .restoration-stat-label {
      font-size: 0.7rem;
      color: var(--muted);
      letter-spacing: 0.04em;
    }
    .restoration-cta {
      margin-top: 48px;
      text-align: center;
    }
    .restoration-cta-text {
      font-size: var(--body-lg);
      color: var(--muted);
      margin-bottom: 16px;
    }
    .restoration-cta a {
      color: var(--gold);
      font-weight: 600;
      text-decoration: none;
      border-bottom: 2px solid currentColor;
      padding-bottom: 2px;
    }
    .restoration-cta a:hover { color: #B5802E; }

    @media (max-width: 1100px) {
      .restoration-grid { grid-template-columns: repeat(2, 1fr); }
    }
    @media (max-width: 700px) {
      .restoration-grid { grid-template-columns: 1fr; }
    }

    /* ── AREAS ───────────────────────────────── */
    .areas { background: var(--cream); }

    /* ── FAQ ─────────────────────────────────── */
    .faq { background: var(--white); padding: 100px 0; }
    .faq-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; margin-top: 56px; }
    .faq-item {
      border: 1px solid rgba(200,146,58,0.15);
      border-radius: var(--radius-lg);
      overflow: hidden;
    }
    .faq-q {
      display: flex; justify-content: space-between; align-items: center; gap: 16px;
      padding: 22px 24px;
      cursor: pointer;
      font-family: var(--font-serif);
      font-size: clamp(0.95rem, 1.5vw, 1.05rem);
      font-weight: 700;
      color: var(--forest);
      background: none; border: none; width: 100%; text-align: left;
      transition: background 0.2s;
    }
    .faq-q:hover { background: rgba(200,146,58,0.04); }
    .faq-q[aria-expanded="true"] { background: rgba(200,146,58,0.06); }
    .faq-icon {
      flex-shrink: 0; width: 20px; height: 20px;
      border-radius: 50%; background: var(--gold);
      display: flex; align-items: center; justify-content: center;
      transition: transform 0.25s;
    }
    .faq-q[aria-expanded="true"] .faq-icon { transform: rotate(45deg); }
    .faq-a {
      max-height: 0; overflow: hidden;
      transition: max-height 0.3s ease, padding 0.3s;
      padding: 0 24px;
    }
    .faq-a.open { max-height: 300px; padding: 0 24px 22px; }
    .faq-a p { font-size: 0.9rem; line-height: 1.7; color: var(--charcoal); opacity: 0.85; }
    @media (max-width: 768px) {
      .faq-grid { grid-template-columns: 1fr; }
    }
    .areas .section-title { color: var(--forest); }
    .areas-grid {
      display: grid;
      grid-template-columns: repeat(7, 1fr);
      gap: 12px;
    }
    .area-chip {
      background: var(--white);
      border: 1.5px solid var(--cream-dark);
      border-radius: var(--radius);
      padding: 18px 14px;
      text-align: center;
      transition: all var(--transition);
      cursor: default;
    }
    .area-chip:hover {
      background: var(--forest);
      border-color: var(--forest);
    }
    .area-chip-name {
      font-weight: 700;
      font-size: 0.85rem;
      color: var(--forest);
      display: block;
      margin-bottom: 4px;
      transition: color var(--transition);
    }
    .area-chip:hover .area-chip-name { color: var(--white); }
    .area-chip-ms {
      font-size: var(--xs);
      color: var(--muted);
      font-weight: 400;
      transition: color var(--transition);
    }
    .area-chip:hover .area-chip-ms { color: rgba(255,255,255,0.5); }
    .areas-note {
      margin-top: 28px;
      font-size: var(--small);
      color: var(--muted);
      text-align: center;
    }
    .areas-note a { color: var(--gold); text-decoration: none; }
    .areas-note a:hover { text-decoration: underline; }

    /* ── CTA SECTION ─────────────────────────── */
    .cta-section {
      background: linear-gradient(135deg, var(--forest) 0%, #0F1E17 100%);
      position: relative; overflow: hidden;
    }
    .cta-section::before {
      content: '';
      position: absolute; inset: 0;
      background-image:
        repeating-linear-gradient(
          45deg,
          transparent,
          transparent 40px,
          rgba(200,146,58,0.03) 40px,
          rgba(200,146,58,0.03) 41px
        );
    }
    .cta-inner {
      max-width: 1280px; margin: 0 auto;
      display: grid;
      grid-template-columns: 1fr 480px;
      gap: 80px;
      align-items: center;
      position: relative; z-index: 2;
    }
    .cta-left {}
    .cta-eyebrow {
      font-size: var(--xs);
      font-weight: 700;
      letter-spacing: 0.16em;
      text-transform: uppercase;
      color: var(--gold);
      margin-bottom: 16px;
    }
    .cta-title {
      font-family: var(--font-serif);
      font-weight: 800;
      font-size: clamp(2rem, 3.5vw, 3rem);
      color: var(--white);
      line-height: 1.12;
      letter-spacing: -0.02em;
      margin-bottom: 20px;
    }
    .cta-title em {
      font-style: italic;
      color: var(--gold-light);
    }
    .cta-body {
      font-size: var(--body-lg);
      color: rgba(255,255,255,0.55);
      line-height: 1.65;
      margin-bottom: 36px;
    }
    .cta-phone-block {
      display: flex; align-items: center; gap: 16px;
      margin-bottom: 24px;
    }
    .cta-phone-icon {
      width: 52px; height: 52px;
      border-radius: var(--radius-sm);
      background: var(--gold);
      display: grid; place-items: center;
      flex-shrink: 0;
    }
    .cta-phone-label {
      font-size: var(--xs);
      font-weight: 600;
      letter-spacing: 0.1em;
      text-transform: uppercase;
      color: rgba(255,255,255,0.5);
      margin-bottom: 2px;
    }
    .cta-phone-number {
      font-family: var(--font-serif);
      font-size: 1.75rem;
      font-weight: 700;
      color: var(--white);
      text-decoration: none;
      transition: color var(--transition);
    }
    .cta-phone-number:hover { color: var(--gold-light); }
    .cta-divider {
      display: flex; align-items: center; gap: 16px;
      margin-bottom: 24px;
    }
    .cta-divider-line {
      flex: 1; height: 1px;
      background: rgba(255,255,255,0.1);
    }
    .cta-divider-text {
      font-size: var(--xs);
      color: rgba(255,255,255,0.3);
      font-weight: 500;
      letter-spacing: 0.08em;
      text-transform: uppercase;
    }

    /* Reuse form styles */
    .cta-form-card {
      background: var(--white);
      border-radius: var(--radius-lg);
      padding: 40px 36px;
      box-shadow: 0 32px 80px rgba(0,0,0,0.5);
      position: relative;
    }
    .cta-form-card::before {
      content: '';
      position: absolute; top: 0; left: 36px; right: 36px; height: 3px;
      background: var(--gold);
      border-radius: 0 0 3px 3px;
    }

    /* ── FOOTER ──────────────────────────────── */
    footer {
      background: #0E1C15;
      padding: 64px 40px 40px;
    }
    .footer-inner {
      max-width: 1280px; margin: 0 auto;
    }
    .footer-top {
      display: grid;
      grid-template-columns: 2fr 1fr 1fr 1fr;
      gap: 48px;
      padding-bottom: 48px;
      border-bottom: 1px solid rgba(255,255,255,0.07);
    }
    .footer-brand {}
    .footer-logo {
      display: flex; align-items: center; gap: 12px;
      text-decoration: none; margin-bottom: 16px;
    }
    .footer-logo-mark {
      width: 40px; height: 40px;
      background: var(--gold);
      border-radius: var(--radius-sm);
      display: grid; place-items: center;
      font-family: var(--font-serif);
      font-weight: 700;
      font-size: 1rem;
      color: var(--white);
    }
    .footer-logo-name {
      font-family: var(--font-serif);
      font-weight: 700;
      font-size: 1rem;
      color: var(--white);
    }
    .footer-tagline {
      font-size: var(--small);
      color: rgba(255,255,255,0.4);
      line-height: 1.65;
      max-width: 280px;
      margin-bottom: 24px;
    }
    .footer-contact-item {
      display: flex; align-items: center; gap: 10px;
      margin-bottom: 12px;
    }
    .footer-contact-item a {
      font-size: var(--small);
      color: rgba(255,255,255,0.55);
      text-decoration: none;
      transition: color var(--transition);
    }
    .footer-contact-item a:hover { color: var(--gold-light); }
    .footer-contact-item svg { color: var(--gold); flex-shrink: 0; }
    .footer-col-title {
      font-size: var(--xs);
      font-weight: 700;
      letter-spacing: 0.14em;
      text-transform: uppercase;
      color: rgba(255,255,255,0.35);
      margin-bottom: 20px;
    }
    .footer-links {
      list-style: none;
      display: flex; flex-direction: column; gap: 12px;
    }
    .footer-links a {
      font-size: var(--small);
      color: rgba(255,255,255,0.5);
      text-decoration: none;
      transition: color var(--transition);
    }
    .footer-links a:hover { color: var(--gold-light); }
    .footer-bottom {
      display: flex; align-items: center; justify-content: space-between;
      padding-top: 28px;
      flex-wrap: wrap; gap: 16px;
    }
    .footer-copyright {
      font-size: var(--xs);
      color: rgba(255,255,255,0.25);
    }
    .footer-disclaimer {
      font-size: var(--xs);
      color: rgba(255,255,255,0.2);
      max-width: 500px;
      text-align: right;
    }
    .footer-disclaimer a {
      color: inherit;
      text-decoration: underline;
      text-underline-offset: 3px;
    }

    /* ── ANIMATIONS ──────────────────────────── */
    .fade-in {
      opacity: 0;
      transform: translateY(24px);
      transition: opacity 0.55s ease, transform 0.55s ease;
    }
    .fade-in.visible {
      opacity: 1;
      transform: translateY(0);
    }
    .fade-in-delay-1 { transition-delay: 0.08s; }
    .fade-in-delay-2 { transition-delay: 0.16s; }
    .fade-in-delay-3 { transition-delay: 0.24s; }
    .fade-in-delay-4 { transition-delay: 0.32s; }
    .fade-in-delay-5 { transition-delay: 0.40s; }
    .fade-in-delay-6 { transition-delay: 0.48s; }

    /* ── SUCCESS STATE ───────────────────────── */
    .form-success {
      display: none;
      text-align: center;
      padding: 24px;
    }
    .form-success.active { display: block; }
    .form-success-icon {
      width: 60px; height: 60px;
      border-radius: 50%;
      background: rgba(34,197,94,0.1);
      border: 2px solid rgba(34,197,94,0.3);
      display: grid; place-items: center;
      margin: 0 auto 16px;
    }
    .form-success-title {
      font-family: var(--font-serif);
      font-weight: 700;
      font-size: 1.3rem;
      color: var(--forest);
      margin-bottom: 8px;
    }
    .form-success-body {
      font-size: var(--small);
      color: var(--muted);
    }

    /* ── MOBILE NAV PHONE ────────────────────── */
    .mobile-cta-bar {
      display: none;
      position: fixed; bottom: 0; left: 0; right: 0; z-index: 99;
      background: var(--forest);
      border-top: 1px solid rgba(200,146,58,0.2);
      padding: 14px 20px;
      align-items: center; gap: 12px;
    }
    .mobile-cta-call {
      flex: 1;
      display: flex; align-items: center; justify-content: center; gap: 8px;
      background: var(--gold);
      color: var(--white);
      font-weight: 700;
      font-size: 1rem;
      padding: 14px;
      border-radius: var(--radius-sm);
      text-decoration: none;
    }
    .mobile-cta-form {
      flex: 1;
      display: flex; align-items: center; justify-content: center; gap: 8px;
      background: var(--gold);
      color: var(--white);
      font-weight: 700;
      font-size: 1rem;
      padding: 14px;
      border-radius: var(--radius-sm);
      text-decoration: none;
    }

    /* ── APP BOTTOM NAV ─────────────────────── */
    .app-bottom-nav {
      display: none;
      position: fixed;
      left: 0;
      right: 0;
      bottom: 0;
      z-index: 180;
      grid-template-columns: repeat(4, minmax(0, 1fr));
      gap: 4px;
      padding: 7px max(10px, env(safe-area-inset-right)) max(7px, env(safe-area-inset-bottom)) max(10px, env(safe-area-inset-left));
      border-top: 1px solid rgba(244,239,230,0.14);
      border-radius: 18px 18px 0 0;
      background: rgba(15,31,24,0.96);
      box-shadow: 0 -14px 36px rgba(0,0,0,0.26), inset 0 1px 0 rgba(255,255,255,0.06);
      backdrop-filter: blur(18px);
      -webkit-backdrop-filter: blur(18px);
    }
    .app-bottom-nav a {
      min-width: 0;
      min-height: 58px;
      border-radius: 13px;
      color: rgba(244,239,230,0.76);
      display: flex;
      flex-direction: column;
      align-items: center;
      justify-content: center;
      gap: 4px;
      font-size: 0.66rem;
      font-weight: 800;
      letter-spacing: 0;
      line-height: 1;
      text-decoration: none;
      transform: translateZ(0);
      transition:
        background-color 160ms var(--ease-out-strong),
        color 160ms var(--ease-out-strong),
        transform 120ms var(--ease-out-strong);
      -webkit-tap-highlight-color: transparent;
    }
    .app-bottom-nav a:focus-visible {
      color: var(--white);
      background: rgba(244,239,230,0.09);
      outline: 2px solid rgba(228,184,109,0.46);
      outline-offset: 2px;
    }
    .app-bottom-nav a:active {
      transform: scale(0.97);
    }
    .app-bottom-nav a.is-active {
      background: rgba(244,239,230,0.045);
      color: var(--cream);
    }
    .app-bottom-nav a.app-nav-primary {
      background: transparent;
      color: var(--cream);
      box-shadow: none;
    }
    .app-bottom-nav a.app-nav-primary.is-active,
    .app-bottom-nav a.app-nav-primary:focus-visible {
      background: rgba(244,239,230,0.045);
      color: var(--white);
    }
    .app-nav-icon {
      width: 30px;
      height: 30px;
      border: 1px solid transparent;
      border-radius: 11px;
      display: grid;
      place-items: center;
      color: rgba(244,239,230,0.84);
      background: rgba(244,239,230,0);
      transition:
        background-color 160ms var(--ease-out-strong),
        border-color 160ms var(--ease-out-strong),
        color 160ms var(--ease-out-strong),
        transform 120ms var(--ease-out-strong),
        box-shadow 160ms var(--ease-out-strong);
    }
    .app-bottom-nav svg {
      width: 19px;
      height: 19px;
      flex: 0 0 auto;
    }
    .app-bottom-nav a.is-active .app-nav-icon {
      color: var(--gold-light);
      background: rgba(200,146,58,0.18);
      border-color: rgba(228,184,109,0.26);
      box-shadow: inset 0 1px 0 rgba(255,255,255,0.1);
    }
    .app-bottom-nav a.app-nav-primary .app-nav-icon {
      color: var(--forest);
      background: linear-gradient(180deg, #efc778 0%, var(--gold) 100%);
      border-color: rgba(255,255,255,0.24);
      box-shadow: 0 8px 16px rgba(0,0,0,0.2), inset 0 1px 0 rgba(255,255,255,0.32);
    }
    .app-bottom-nav a:active .app-nav-icon {
      transform: scale(0.96);
    }
    .app-nav-label {
      display: block;
      max-width: 100%;
      overflow: hidden;
      text-overflow: ellipsis;
      white-space: nowrap;
    }
    @media (hover: hover) and (pointer: fine) {
      .app-bottom-nav a:hover {
        color: var(--white);
        background: rgba(244,239,230,0.08);
      }
      .app-bottom-nav a:hover .app-nav-icon {
        color: var(--cream);
        background: rgba(244,239,230,0.08);
        border-color: rgba(244,239,230,0.1);
      }
      .app-bottom-nav a.app-nav-primary:hover {
        background: rgba(244,239,230,0.08);
      }
      .app-bottom-nav a.app-nav-primary:hover .app-nav-icon {
        color: var(--forest);
      }
    }
    @media (prefers-reduced-motion: reduce) {
      .app-bottom-nav a,
      .app-nav-icon {
        transition:
          background-color 120ms ease,
          border-color 120ms ease,
          color 120ms ease;
      }
      .app-bottom-nav a:active,
      .app-bottom-nav a:active .app-nav-icon {
        transform: none;
      }
    }

    /* ── BEFORE / AFTER PORTFOLIO ───────────── */
    .reno-portfolio {
      padding: 100px 0;
      background: #0d1a10;
    }
    .reno-portfolio .section-title { color: var(--cream); }
    .reno-portfolio .section-lead { color: rgba(244, 239, 230, 0.7); }
    .reno-portfolio-header {
      text-align: center;
      margin-bottom: 72px;
    }
    .reno-portfolio-header .section-lead {
      max-width: 480px;
      margin: 0 auto;
    }
    .reno-list {
      display: flex;
      flex-direction: column;
      gap: 56px;
    }
    .reno-item {
      display: flex;
      flex-direction: column;
      gap: 0;
    }
    .reno-item-header {
      display: flex;
      align-items: center;
      gap: 14px;
      padding-bottom: 14px;
      margin-bottom: 14px;
      border-bottom: 1px solid rgba(200,146,58,0.18);
    }
    .reno-num {
      font-family: var(--font-sans);
      font-size: 0.65rem;
      font-weight: 700;
      letter-spacing: 0.12em;
      color: var(--gold);
      opacity: 0.55;
      min-width: 22px;
    }
    .reno-item-name {
      font-family: var(--font-display);
      font-size: 1.15rem;
      font-weight: 600;
      letter-spacing: 0.01em;
      color: var(--cream);
      margin: 0;
    }
    .reno-pair {
      display: grid;
      grid-template-columns: 1fr 48px 1fr;
      align-items: stretch;
      border-radius: var(--radius-sm);
      overflow: hidden;
      box-shadow: 0 12px 40px rgba(0,0,0,0.5);
    }
    .reno-arrow {
      display: flex;
      align-items: center;
      justify-content: center;
      background: #0d1a10;
      position: relative;
      z-index: 2;
    }
    .reno-arrow-circle {
      width: 38px;
      height: 38px;
      border-radius: 50%;
      border: 1.5px solid rgba(200,146,58,0.45);
      background: #0d1a10;
      display: flex;
      align-items: center;
      justify-content: center;
      color: var(--gold);
      flex-shrink: 0;
    }
    .reno-fig {
      margin: 0;
      position: relative;
      overflow: hidden;
      background: var(--forest);
    }
    .reno-fig img {
      display: block;
      width: 100%;
      height: auto;
      aspect-ratio: 4 / 3;
      object-fit: cover;
      transition: transform 0.5s cubic-bezier(0.25, 0.46, 0.45, 0.94);
    }
    .reno-fig:hover img { transform: scale(1.04); }
    .reno-fig figcaption {
      position: absolute;
      top: 12px;
      left: 12px;
      padding: 4px 10px;
      font-family: var(--font-sans);
      font-size: 0.6rem;
      font-weight: 700;
      letter-spacing: 0.16em;
      text-transform: uppercase;
      border-radius: 3px;
    }
    .reno-fig:first-child figcaption {
      background: rgba(15,15,15,0.72);
      color: rgba(255,255,255,0.88);
    }
    .reno-fig:last-child figcaption {
      background: var(--gold);
      color: var(--charcoal);
    }

    /* ── RESPONSIVE ──────────────────────────── */
    @media (max-width: 1100px) {
      .hero-inner { grid-template-columns: 1fr 380px; gap: 60px; }
      .why-grid { grid-template-columns: 1fr; gap: 48px; }
      .why-stat-block { flex-direction: row; flex-wrap: wrap; gap: 0; }
      .stat { flex: 1; min-width: 160px; padding: 24px; border-bottom: none; border-right: 1px solid rgba(255,255,255,0.08); }
      .stat:last-child { border-right: none; }
      .areas-grid { grid-template-columns: repeat(4, 1fr); }
    }

    @media (max-width: 900px) {
      .nav { padding: 16px 24px; }
      .nav.scrolled { padding: 12px 24px; }
      .btn-nav { display: none; }
      section { padding: 72px 24px; }
      .hero { padding: 0; }
      .hero-inner { grid-template-columns: 1fr; gap: 48px; }
      .trust-bar { padding: 24px; }
      .trust-bar-inner { grid-template-columns: repeat(2, 1fr); gap: 8px; }
      .how-grid { grid-template-columns: 1fr; gap: 40px; }
      .how-header { position: static; }
      .voice-grid { grid-template-columns: 1fr 1fr; }
      .testimonial-grid { grid-template-columns: 1fr; gap: 16px; }
      .condition-layout { grid-template-columns: 1fr; gap: 48px; }
      .condition-list { grid-template-columns: 1fr; }
      .condition-cta { width: 100%; justify-content: center; }
      .house-grid { grid-template-columns: 1fr 1fr; grid-template-rows: auto; height: auto; }
      .house-grid figure:first-child { grid-row: auto; }
      .house-grid img { position: static; height: auto; aspect-ratio: 4 / 3; }
      .reno-pair { grid-template-columns: 1fr; gap: 3px; }
      .reno-fig img { aspect-ratio: 3 / 2; }
      .cta-inner { grid-template-columns: 1fr; gap: 48px; }
      .footer-top { grid-template-columns: 1fr 1fr; gap: 36px; }
      .areas-grid { grid-template-columns: repeat(3, 1fr); }
    }

    @media (max-width: 600px) {
      .hero-headline { font-size: clamp(2.2rem, 9vw, 3rem); }
      .trust-bar-inner { grid-template-columns: 1fr; }
      .reno-grid { grid-template-columns: 1fr; }
      .voice-grid { grid-template-columns: 1fr; }
      .areas-grid { grid-template-columns: repeat(2, 1fr); }
      .footer-top { grid-template-columns: 1fr; gap: 32px; }
      .footer-bottom { flex-direction: column; }
      .footer-disclaimer { text-align: left; }
      .nav-logo-text { display: none; }
    }

    /* ── GOOGLE REVIEWS BADGE ──────────────────── */
    .greviews-badge {
      display: inline-flex; align-items: center; gap: 10px;
      background: var(--white);
      border: 1px solid rgba(200,146,58,0.2);
      border-radius: 100px;
      padding: 7px 16px 7px 10px;
      margin-bottom: 26px;
    }
    .greviews-g {
      width: 28px; height: 28px; border-radius: 50%;
      background: #fff;
      display: grid; place-items: center;
      flex-shrink: 0;
    }
    .greviews-stars { color: #FBBC04; font-size: 0.78rem; letter-spacing: 0.05em; line-height: 1; }
    .greviews-text { font-size: 0.78rem; font-weight: 600; color: var(--charcoal); line-height: 1.3; }
    .greviews-count { font-weight: 400; color: var(--muted); }

    /* ── COMPARE TABLE ─────────────────────────── */
    .compare { background: var(--cream); padding: 100px 0; }
    .compare-table-wrap {
      overflow-x: auto;
      margin-top: 52px;
      border-radius: var(--radius-lg);
      box-shadow: 0 4px 32px rgba(0,0,0,0.08);
    }
    .compare-table {
      width: 100%; border-collapse: collapse;
      background: var(--white);
      font-family: var(--font-sans);
      font-size: 0.88rem;
      min-width: 580px;
    }
    .compare-table thead tr { background: var(--forest); }
    .compare-table th {
      padding: 16px 20px;
      text-align: left;
      font-weight: 600;
      font-size: 0.75rem;
      letter-spacing: 0.06em;
      text-transform: uppercase;
      color: rgba(255,255,255,0.75);
    }
    .compare-table th.col-us {
      background: var(--gold);
      color: var(--white);
    }
    .compare-table th.col-feature { color: rgba(255,255,255,0.5); }
    .compare-table td {
      padding: 13px 20px;
      border-bottom: 1px solid var(--cream-dark);
      color: var(--muted);
      vertical-align: middle;
    }
    .compare-table tbody tr:last-child td { border-bottom: none; }
    .compare-table tbody tr:hover { background: rgba(200,146,58,0.03); }
    .compare-table td.col-feature { font-weight: 600; color: var(--forest); white-space: nowrap; }
    .compare-table td.col-us {
      background: rgba(200,146,58,0.07);
      font-weight: 600;
      color: var(--forest);
    }
    .check-val::before { content: '✓ '; color: var(--gold); font-weight: 800; }
    .no-val::before { content: '✗ '; color: #cc5555; font-weight: 800; }
    @media (max-width: 700px) {
      .compare-table th, .compare-table td { padding: 11px 13px; font-size: 0.82rem; }
    }

    /* ── ABOUT / LOCAL OWNERS ──────────────────── */
    .about { background: var(--white); padding: 100px 0; }
    .about-grid {
      display: grid;
      grid-template-columns: 1fr 1fr;
      gap: 64px;
      align-items: center;
    }
    .about-img-wrap {
      position: relative;
      border-radius: var(--radius-lg);
      overflow: hidden;
      aspect-ratio: 4/3;
      box-shadow: var(--shadow-hover);
    }
    .about-img-wrap img {
      position: absolute; inset: 0;
      width: 100%; height: 100%;
      object-fit: cover;
      display: block;
    }
    .about-img-badge {
      position: absolute; bottom: 20px; left: 20px;
      background: var(--forest);
      border: 1px solid rgba(200,146,58,0.3);
      border-radius: var(--radius);
      padding: 12px 18px;
      color: var(--white);
    }
    .about-img-badge-num {
      font-family: var(--font-serif);
      font-size: 1.6rem;
      font-weight: 800;
      color: var(--gold-light);
      line-height: 1;
    }
    .about-img-badge-label {
      font-size: 0.72rem;
      font-weight: 600;
      letter-spacing: 0.08em;
      text-transform: uppercase;
      color: rgba(255,255,255,0.6);
      margin-top: 3px;
    }
    .about-content { max-width: 520px; }
    .about-bio {
      font-size: 1.05rem;
      line-height: 1.7;
      color: #444;
      margin: 24px 0 32px;
    }
    .about-credentials {
      display: flex; flex-direction: column; gap: 14px;
    }
    .about-cred {
      display: flex; align-items: flex-start; gap: 14px;
    }
    .about-cred-icon {
      width: 36px; height: 36px; border-radius: var(--radius-sm);
      background: var(--gold-muted);
      display: grid; place-items: center; flex-shrink: 0;
      color: var(--gold);
    }
    .about-cred-text strong { display: block; font-size: 0.92rem; color: var(--forest); font-weight: 600; }
    .about-cred-text span { font-size: 0.82rem; color: var(--muted); }
    @media (max-width: 900px) {
      .about-grid { grid-template-columns: 1fr; gap: 40px; }
      .about-content { max-width: 100%; }
    }
/* ── MULTI-PAGE NAV LINKS ─────────────────── */
.nav-links {
  display: flex; align-items: center; gap: 4px;
}
.nav-page-link {
  padding: 8px 16px;
  border-radius: 100px;
  font-size: 1.05rem;
  font-weight: 600;
  letter-spacing: 0.01em;
  color: rgba(255,255,255,0.95);
  text-decoration: none;
  transition: color 0.2s, background 0.2s;
}
.nav-page-link:visited { color: rgba(255,255,255,0.95); }
.nav-page-link:hover { color: var(--white); background: rgba(255,255,255,0.12); }
.nav-page-link.active,
.nav-page-link.active:visited { color: var(--gold-light); background: rgba(200,146,58,0.15); }
@media (max-width: 900px) { .nav-links { display: none; } }

@media (min-width: 1381px) and (max-width: 1500px) {
  .nav { padding-left: 32px; padding-right: 32px; }
  .nav.scrolled { padding-left: 32px; padding-right: 32px; }
  .nav-logo-img { height: 104px; margin: -5px 0 -10px; }
  .nav-page-link { font-size: 0.96rem; padding: 8px 12px; }
  .nav-cta { gap: 14px; }
  .nav-phone { font-size: 0.94rem; }
  .btn-nav { padding: 10px 18px; }
}

@media (max-width: 1380px) {
  .nav { padding: 16px 28px; }
  .nav.scrolled { padding: 12px 28px; }
  .nav-logo-img { height: 104px; margin: -5px 0 -10px; }
  .nav-links { display: none !important; }
  .nav-cta { display: none; }
}

/* ── INNER PAGE HERO ─────────────────────── */
.page-hero {
  background: var(--forest);
  padding: 150px 0 72px;
  text-align: center;
  position: relative;
  overflow: hidden;
}
.page-hero::after {
  content: '';
  position: absolute; inset: 0;
  background: radial-gradient(ellipse 80% 60% at 50% 100%, rgba(200,146,58,0.08), transparent);
  pointer-events: none;
}
.page-hero-eyebrow {
  display: inline-block;
  font-size: 0.72rem; font-weight: 700; letter-spacing: 0.18em;
  text-transform: uppercase; color: var(--gold);
  margin-bottom: 16px;
}
.page-hero-title {
  font-family: var(--font-serif);
  font-size: clamp(2.2rem, 6vw, 3.8rem);
  font-weight: 800;
  color: var(--white);
  line-height: 1.1;
  margin-bottom: 20px;
}
.page-hero-sub {
  font-size: clamp(1rem, 2vw, 1.15rem);
  color: rgba(255,255,255,0.65);
  max-width: 520px;
  margin: 0 auto;
  line-height: 1.6;
}

/* ═══════════════════════════════════════════════
   MOBILE & TABLET — iPhone + iPad Optimizations
   ═══════════════════════════════════════════════ */

/* ── Hamburger button ───────────────────────── */
.nav-hamburger {
  display: none;
  flex-direction: column;
  justify-content: center;
  align-items: center;
  gap: 5px;
  width: 44px; height: 44px;
  background: transparent;
  border: none;
  cursor: pointer;
  padding: 0;
  z-index: 201;
  order: 3;
}
.nav-hamburger span {
  display: block;
  width: 24px; height: 2px;
  background: var(--white);
  border-radius: 2px;
  transition: transform 0.28s ease, opacity 0.2s ease;
  transform-origin: center;
}
.nav-hamburger.open span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.nav-hamburger.open span:nth-child(2) { opacity: 0; transform: scaleX(0); }
.nav-hamburger.open span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

/* ── Mobile drawer ──────────────────────────── */
.mobile-menu {
  display: none;
  position: fixed;
  top: 0; right: 0;
  width: min(320px, 85vw);
  height: 100%;
  background: var(--forest);
  z-index: 200;
  flex-direction: column;
  padding: calc(80px + env(safe-area-inset-top)) 32px 48px;
  gap: 8px;
  transform: translateX(100%);
  transition: transform 0.32s cubic-bezier(0.4, 0, 0.2, 1);
  box-shadow: -12px 0 40px rgba(0,0,0,0.35);
}
.mobile-menu.open {
  transform: translateX(0);
}
.mobile-menu-link {
  font-family: var(--font-sans);
  font-size: 1.1rem;
  font-weight: 600;
  color: rgba(255,255,255,0.85);
  text-decoration: none;
  padding: 14px 0;
  border-bottom: 1px solid rgba(255,255,255,0.08);
  transition: color 0.2s;
  min-height: 44px;
  display: flex; align-items: center;
}
.mobile-menu-link:hover { color: var(--gold-light); }
.mobile-menu-phone { color: var(--gold-light); border-bottom: none; margin-top: 8px; }
.mobile-menu-cta {
  margin-top: 24px;
  text-align: center;
  padding: 16px;
  font-size: 1rem;
  border-radius: 10px;
}
.mobile-menu-overlay {
  display: none;
  position: fixed; inset: 0;
  background: rgba(0,0,0,0.5);
  z-index: 199;
  opacity: 0;
  pointer-events: none;
  transition: opacity 0.3s ease;
}
.mobile-menu-overlay.open { opacity: 1; }

/* ── Safe area / notch support ──────────────── */
.nav {
  padding-top: max(20px, env(safe-area-inset-top));
  padding-left: max(40px, env(safe-area-inset-left));
  padding-right: max(40px, env(safe-area-inset-right));
}
.mobile-cta-bar {
  padding-bottom: max(16px, env(safe-area-inset-bottom));
}

@media (max-width: 1100px) {
  body.has-app-bottom-nav.app-is-standalone {
    padding-bottom: calc(102px + env(safe-area-inset-bottom));
  }
  body.has-app-bottom-nav.app-is-standalone .app-bottom-nav {
    display: grid;
  }
  body.has-app-bottom-nav.app-is-standalone .mobile-cta-bar {
    display: none !important;
  }
  body.app-is-standalone .nav {
    padding-top: max(28px, env(safe-area-inset-top));
    padding-bottom: 12px;
  }
  body.app-is-standalone .nav-logo-img {
    height: 78px;
    filter: none;
    margin: 0;
    object-fit: contain;
  }
}

/* ── iPad (768px – 1024px) ──────────────────── */
@media (min-width: 768px) and (max-width: 1024px) {
  .nav { padding: 16px 32px; }
  .nav.scrolled { padding: 12px 32px; }
  .hero { padding: 0; }
  section { padding: 80px 32px; }
  .reno-pair { grid-template-columns: 1fr 44px 1fr; }
  .reno-fig img { aspect-ratio: 4 / 3; }
  .house-grid {
    grid-template-columns: 1.2fr 1fr;
    height: 440px;
  }
  .areas-grid { grid-template-columns: repeat(4, 1fr); }
  .trust-bar-inner { grid-template-columns: repeat(4, 1fr); }
  .footer-top { grid-template-columns: 1fr 1fr; }
}

/* ── Narrow desktop, tablets + phones (≤ 1380px): hamburger nav */
@media (max-width: 1380px) {
  .nav-hamburger { display: flex; }
  .nav-links { display: none !important; }
  .nav-phone { display: none; }
  .btn-nav { display: none; }
  .mobile-menu { display: flex; }
  .mobile-menu-overlay { display: block; }
  .hero-eyebrow { display: none !important; }
}

/* ── Phones only (≤ 640px): tighter nav padding */
@media (max-width: 640px) {
  .nav { padding: 14px 20px 14px max(20px, env(safe-area-inset-left)); }
  .nav.scrolled { padding: 10px 20px; }
  .nav-logo-img { height: 80px; margin: -4px 0 -8px; }
}

/* ── Small iPhone (≤ 430px) ─────────────────── */
@media (max-width: 430px) {
  .hero { padding: 0; }
  .hero > .hero-inner { padding: 0 18px; }
  section { padding: 60px 18px; }
  .section-inner { padding: 0 18px; }
  .hero-headline { font-size: clamp(2rem, 10vw, 2.6rem); line-height: 1.1; }
  .hero-sub { font-size: 1rem; }
  .hero-capture-form { flex-direction: column; gap: 8px; padding: 8px; }
  .hero-capture-form input { padding: 15px 14px; font-size: 1rem; text-align: center; }
  .hero-capture-form button { width: 100%; justify-content: center; padding: 15px; border-radius: 8px; }
  .house-grid {
    grid-template-columns: 1fr;
    height: auto;
  }
  .house-grid figure:first-child { grid-row: auto; }
  .house-grid img { aspect-ratio: 3 / 2; }
  .reno-pair { grid-template-columns: 1fr; gap: 2px; }
  .reno-fig img { aspect-ratio: 3 / 2; }
  .reno-arrow { display: none; }
  .trust-bar-inner { grid-template-columns: 1fr; }
  .trust-stat { padding: 18px 20px; }
  .section-title { font-size: clamp(1.7rem, 7.5vw, 2.2rem); }
  .section-lead { font-size: 0.95rem; }
  .btn-primary, .btn-outline { padding: 15px 24px; font-size: 0.95rem; min-height: 48px; }
  .areas-grid { grid-template-columns: repeat(2, 1fr); gap: 10px; }
  .area-card { padding: 20px 16px; }
  .stat { padding: 20px; }
  .testimonial-grid { grid-template-columns: 1fr; }
  .t-card { padding: 24px 20px; }
  .footer-top { grid-template-columns: 1fr; gap: 28px; }
  .footer-bottom { flex-direction: column; gap: 12px; text-align: center; }
  .mobile-cta-bar { gap: 10px; padding: 12px 18px max(16px, env(safe-area-inset-bottom)); }
  .mobile-cta-bar .btn-primary { font-size: 0.9rem; padding: 13px 16px; }
  .faq-q { font-size: 0.95rem; padding: 18px 16px; min-height: 44px; }
  .reno-portfolio { padding: 72px 0; }
  .reno-list { gap: 40px; }
  .reno-item-name { font-size: 1rem; }
  .nav-logo-img { height: 70px; margin: -3px 0 -6px; }
}

@media (max-width: 390px) {
  .app-bottom-nav {
    left: 0;
    right: 0;
    bottom: 0;
    gap: 4px;
    padding: 7px max(8px, env(safe-area-inset-right)) max(7px, env(safe-area-inset-bottom)) max(8px, env(safe-area-inset-left));
    border-radius: 16px 16px 0 0;
  }
  .app-bottom-nav a {
    min-height: 52px;
    border-radius: 12px;
    font-size: 0.64rem;
  }
  .app-bottom-nav svg {
    width: 20px;
    height: 20px;
  }
}

/* ── iPhone SE / very small (≤ 375px) ──────── */
@media (max-width: 375px) {
  .hero-headline { font-size: clamp(1.85rem, 10vw, 2.2rem); }
  .hero { padding: 0; }
  section { padding: 52px 16px; }
  .section-title { font-size: clamp(1.6rem, 8vw, 2rem); }
  .nav { padding: 12px 16px; }
  .nav-logo-img { height: 64px; }
}

/* ── Offer Slide-in Modal ───────────────────── */
.offer-modal {
  position: fixed; inset: 0; z-index: 999;
  display: flex; justify-content: flex-end;
  pointer-events: none;
  visibility: hidden;
}
.offer-modal.open {
  pointer-events: auto;
  visibility: visible;
}
.offer-modal-overlay {
  position: absolute; inset: 0;
  background: rgba(0,0,0,0.55);
  backdrop-filter: blur(3px);
  opacity: 0;
  transition: opacity 0.3s ease;
}
.offer-modal.open .offer-modal-overlay { opacity: 1; }
.offer-modal-panel {
  position: relative; z-index: 1;
  width: 100%; max-width: 480px;
  background: var(--white);
  height: 100%;
  overflow-y: auto;
  transform: translateX(100%);
  transition: transform 0.35s cubic-bezier(0.4,0,0.2,1);
  box-shadow: -8px 0 40px rgba(0,0,0,0.2);
}
.offer-modal.open .offer-modal-panel { transform: translateX(0); }
.offer-modal-close {
  position: absolute; top: 20px; right: 20px;
  background: none; border: none; cursor: pointer;
  color: var(--muted); padding: 8px; border-radius: 50%;
  transition: background 0.2s, color 0.2s; line-height: 0;
}
.offer-modal-close:hover { background: var(--cream); color: var(--forest); }
.offer-modal-inner {
  padding: 56px 40px 40px;
  display: flex; flex-direction: column; gap: 8px;
}
.offer-modal-eyebrow {
  font-family: var(--font-sans);
  font-size: 0.72rem; font-weight: 700;
  letter-spacing: 0.14em; text-transform: uppercase;
  color: var(--gold);
}
.offer-modal-title {
  font-family: var(--font-serif);
  font-size: 2rem; font-weight: 800;
  color: var(--forest); line-height: 1.1;
  margin: 4px 0;
}
.offer-modal-sub {
  font-size: 0.95rem; color: var(--muted);
  line-height: 1.55; margin-bottom: 20px;
}
.offer-modal-form { display: flex; flex-direction: column; gap: 16px; }
.offer-modal-form .form-group { display: flex; flex-direction: column; gap: 6px; }
.offer-modal-form .form-group label {
  font-size: 0.82rem; font-weight: 600; color: var(--forest);
}
.offer-modal-form .form-group input,
.offer-modal-form .form-group select {
  padding: 12px 14px;
  border: 1.5px solid rgba(27,45,36,0.15);
  border-radius: var(--radius-sm);
  font-size: 0.95rem; font-family: var(--font-sans);
  background: var(--white); color: var(--charcoal);
  transition: border-color 0.2s, box-shadow 0.2s;
}
.offer-modal-form .form-group input:focus,
.offer-modal-form .form-group select:focus {
  outline: none;
  border-color: var(--gold);
  box-shadow: 0 0 0 3px rgba(200,146,58,0.12);
}
.offer-modal-submit { margin-top: 8px; }
.offer-modal-success { display: none; text-align: center; padding: 40px 0 20px; }
.offer-modal-success.active { display: block; }
.offer-modal-success-icon {
  width: 56px; height: 56px; border-radius: 50%;
  background: var(--gold); color: var(--white);
  font-size: 1.5rem; display: grid; place-items: center;
  margin: 0 auto 20px;
}
.offer-modal-success h3 {
  font-family: var(--font-serif); font-size: 1.5rem;
  color: var(--forest); margin-bottom: 12px;
}
.offer-modal-success p { font-size: 0.95rem; color: var(--muted); line-height: 1.6; }
.offer-modal-success a { color: var(--gold); font-weight: 600; }
.offer-modal-trust {
  display: flex; align-items: center; gap: 10px;
  margin-top: 20px; padding-top: 20px;
  border-top: 1px solid rgba(27,45,36,0.08);
  font-size: 0.75rem; font-weight: 600; color: var(--muted);
  flex-wrap: wrap;
}
.offer-modal-trust-dot {
  width: 3px; height: 3px; border-radius: 50%;
  background: var(--gold); flex-shrink: 0;
}
@media (max-width: 640px) {
  .offer-modal { align-items: flex-end; justify-content: stretch; }
  .offer-modal-panel {
    max-width: 100%; height: auto; max-height: 92vh;
    border-radius: 20px 20px 0 0;
    transform: translateY(100%);
  }
  .offer-modal.open .offer-modal-panel { transform: translateY(0); }
  .offer-modal-inner { padding: 40px 24px 32px; }
}

/* ── Managed Properties (rentals page) ──── */
.managed-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 24px;
  margin-top: 56px;
}
.managed-card {
  border-radius: var(--radius);
  overflow: hidden;
  background: var(--white);
  box-shadow: var(--shadow-card);
  transition: transform var(--transition), box-shadow var(--transition);
}
.managed-card:hover {
  transform: translateY(-4px);
  box-shadow: var(--shadow-hover);
}
.managed-img {
  width: 100%; aspect-ratio: 4/3;
  object-fit: cover; display: block;
}
.managed-meta { padding: 20px 24px; }
.managed-badge {
  display: inline-block;
  font-size: 0.7rem; font-weight: 700;
  letter-spacing: 0.1em; text-transform: uppercase;
  padding: 4px 10px; border-radius: 100px;
  background: var(--gold-muted); color: var(--gold);
  margin-bottom: 10px;
}
.managed-name {
  font-family: var(--font-serif);
  font-size: 1.1rem; font-weight: 700;
  color: var(--forest); margin-bottom: 6px;
}
.managed-detail { font-size: 0.85rem; color: var(--muted); }
@media (max-width: 640px) {
  .managed-grid { grid-template-columns: 1fr; }
}

/* ── Smooth hamburger toggle (JS-driven) ────── */
.mobile-menu.open,
.mobile-menu-overlay.open {
  pointer-events: auto;
}