/* ============================================================
   HPI Real Estate — Luxury Design System
   Palette: deep slate blue #2b5672, sunset orange #ff8044,
   charcoal #2f2e2e on white/cream.
   Type: Cormorant Garamond (display serif) + Open Sans (body).
   ============================================================ */

:root {
  --slate:      #2b5672;
  --slate-deep: #1d3d52;
  --slate-soft: #5a7e95;
  --orange:     #ff8044;
  --orange-deep:#e8662a;
  --charcoal:   #2f2e2e;
  --ink:        #1c1b1b;
  --cream:      #faf7f2;
  --cream-deep: #f1ece3;
  --white:      #ffffff;
  --grey:       #6b6b70;
  --grey-line:  #e4ded4;

  --serif: "Cormorant Garamond", Georgia, "Times New Roman", serif;
  --sans:  "Open Sans", -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;

  --maxw: 1240px;
  --gutter: clamp(1.25rem, 5vw, 4rem);
  --radius: 4px;
  --shadow-sm: 0 4px 18px rgba(29,61,82,.08);
  --shadow-md: 0 16px 44px rgba(29,61,82,.13);
  --shadow-lg: 0 30px 80px rgba(29,61,82,.20);
  --ease: cubic-bezier(.22,.61,.36,1);
}

*,*::before,*::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  font-family: var(--sans);
  color: var(--charcoal);
  background: var(--white);
  font-size: 17px;
  line-height: 1.7;
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
img { max-width: 100%; display: block; }
a { color: var(--slate); text-decoration: none; transition: color .25s var(--ease); }
a:hover { color: var(--orange-deep); }

/* ---------- Type scale ---------- */
h1,h2,h3,h4 { font-family: var(--serif); font-weight: 600; color: var(--ink); line-height: 1.08; margin: 0 0 .5em; letter-spacing: -.01em; }
h1 { font-size: clamp(2.6rem, 6vw, 4.6rem); font-weight: 600; }
h2 { font-size: clamp(2rem, 4.2vw, 3.25rem); }
h3 { font-size: clamp(1.4rem, 2.4vw, 1.9rem); }
h4 { font-size: 1.25rem; }
p  { margin: 0 0 1.1em; }
.lead { font-size: clamp(1.1rem, 1.6vw, 1.35rem); color: var(--grey); line-height: 1.65; }

.eyebrow {
  font-family: var(--sans);
  font-size: .78rem;
  font-weight: 700;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: var(--orange-deep);
  margin: 0 0 1rem;
  display: inline-block;
}
.eyebrow.light { color: var(--orange); }

.serif-accent { font-family: var(--serif); font-style: italic; color: var(--slate); }

/* ---------- Layout ---------- */
.wrap { max-width: var(--maxw); margin: 0 auto; padding-inline: var(--gutter); }
.section { padding-block: clamp(4.5rem, 9vw, 8rem); }
.section.tight { padding-block: clamp(3rem, 6vw, 5rem); }
.center { text-align: center; }
.maxread { max-width: 720px; }
.section-head { max-width: 760px; margin-bottom: clamp(2.5rem,5vw,4rem); }
.section-head.center { margin-inline: auto; }

.bg-cream { background: var(--cream); }
.bg-slate { background: var(--slate-deep); color: #e9eef2; }
.bg-slate h1,.bg-slate h2,.bg-slate h3 { color: #fff; }

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; gap: .6em;
  font-family: var(--sans); font-weight: 600; font-size: .92rem;
  letter-spacing: .04em; text-transform: uppercase;
  padding: .95em 1.9em; border-radius: var(--radius);
  border: 1.5px solid transparent; cursor: pointer;
  transition: all .3s var(--ease); line-height: 1;
}
.btn .arr { transition: transform .3s var(--ease); }
.btn:hover .arr { transform: translateX(4px); }
.btn-primary { background: var(--orange); color: #fff; box-shadow: 0 8px 24px rgba(255,128,68,.32); }
.btn-primary:hover { background: var(--orange-deep); color:#fff; transform: translateY(-2px); box-shadow: 0 12px 30px rgba(232,102,42,.4); }
.btn-slate { background: var(--slate); color: #fff; }
.btn-slate:hover { background: var(--slate-deep); color:#fff; transform: translateY(-2px); }
.btn-ghost { background: transparent; color: var(--slate); border-color: var(--slate); }
.btn-ghost:hover { background: var(--slate); color: #fff; }
.btn-ghost-light { background: transparent; color:#fff; border-color: rgba(255,255,255,.6); }
.btn-ghost-light:hover { background:#fff; color: var(--slate-deep); }
.btn-lg { padding: 1.1em 2.4em; font-size: 1rem; }

.link-detail {
  display: inline-flex; align-items: center; gap: .45em;
  font-weight: 700; font-size: .82rem; letter-spacing: .14em; text-transform: uppercase;
  color: var(--slate);
}
.link-detail .arr { transition: transform .3s var(--ease); }
.link-detail:hover .arr { transform: translateX(5px); }

/* ============================================================
   HEADER
   ============================================================ */
.site-header {
  position: fixed; top: 0; left: 0; right: 0; z-index: 100;
  display: flex; align-items: center; justify-content: space-between;
  padding: 1rem var(--gutter);
  transition: background .4s var(--ease), box-shadow .4s var(--ease), padding .4s var(--ease);
}
.site-header.scrolled { background: rgba(255,255,255,.97); box-shadow: var(--shadow-sm); padding-block: .7rem; backdrop-filter: blur(8px); }
.brand { display: flex; align-items: center; gap: .7rem; }
.brand img { height: 50px; width: auto; transition: height .4s var(--ease); }
.site-header.scrolled .brand img { height: 42px; }
.brand-name { font-family: var(--serif); font-size: 1.35rem; font-weight: 700; color: var(--ink); line-height: 1; }
.brand-name span { display:block; font-family: var(--sans); font-size:.6rem; letter-spacing:.3em; font-weight:600; color: var(--slate); margin-top:3px; }

/* header on dark hero before scroll */
.site-header:not(.scrolled) .nav-links > li > a,
.site-header:not(.scrolled) .brand-name { color: #fff; }
.site-header:not(.scrolled) .brand-name span { color: rgba(255,255,255,.85); }
.site-header:not(.scrolled) .nav-links > li > a:hover { color: var(--orange); }
.site-header:not(.scrolled) .hamburger span { background: #fff; }

.nav { display: flex; align-items: center; gap: 2.2rem; }
.nav-links { display: flex; align-items: center; gap: 1.7rem; list-style: none; margin: 0; padding: 0; }
.nav-links > li { position: relative; }
.nav-links > li > a {
  font-family: var(--sans); font-size: .82rem; font-weight: 600;
  letter-spacing: .1em; text-transform: uppercase; color: var(--charcoal);
  padding-block: .5rem; display: inline-flex; align-items:center; gap:.3em;
}
.nav-links > li > a:hover { color: var(--orange-deep); }
.has-sub > a::after { content:"▾"; font-size:.7em; opacity:.6; }
.subnav {
  position: absolute; top: 100%; left: 50%; transform: translateX(-50%) translateY(8px);
  background: #fff; box-shadow: var(--shadow-md); border-radius: var(--radius);
  list-style: none; margin: 0; padding: .6rem 0; min-width: 220px;
  opacity: 0; visibility: hidden; transition: all .25s var(--ease);
}
.has-sub:hover .subnav { opacity:1; visibility:visible; transform: translateX(-50%) translateY(0); }
.subnav li a {
  display:block; padding:.55rem 1.4rem; font-size:.82rem; font-weight:600;
  letter-spacing:.06em; text-transform:uppercase; color:var(--charcoal);
}
.subnav li a:hover { background: var(--cream); color: var(--orange-deep); }

.hamburger { display:none; flex-direction:column; gap:5px; background:none; border:none; cursor:pointer; padding:8px; z-index:120; }
.hamburger span { width:26px; height:2px; background: var(--charcoal); transition: all .3s var(--ease); }

/* ============================================================
   HERO
   ============================================================ */
.hero {
  position: relative; min-height: 100vh; display: flex; align-items: center;
  color: #fff; overflow: hidden;
}
#hero-canvas { position:absolute; inset:0; z-index:1; }
.hero-bg {
  position:absolute; inset:0; z-index:0;
  background-size: cover; background-position: center;
}
.hero-bg::after { content:""; position:absolute; inset:0;
  background: linear-gradient(105deg, rgba(20,40,55,.78) 0%, rgba(20,40,55,.45) 45%, rgba(20,40,55,.25) 100%); }
.hero-inner { position: relative; z-index: 3; max-width: var(--maxw); margin:0 auto; padding: 8rem var(--gutter) 5rem; width:100%; }
.hero-content { max-width: 760px; }
.hero h1 { color:#fff; margin-bottom: .35em; text-shadow: 0 2px 30px rgba(0,0,0,.25); }
.hero h1 em { font-style: italic; color: var(--orange); }
.hero .lead { color: rgba(255,255,255,.92); font-size: clamp(1.15rem,1.8vw,1.5rem); max-width: 560px; }
.hero-quote { margin-top: 2rem; padding-left: 1.2rem; border-left: 3px solid var(--orange);
  font-family: var(--serif); font-style: italic; font-size: 1.2rem; color: rgba(255,255,255,.88); max-width: 520px; }
.hero-cta { display:flex; flex-wrap:wrap; gap: 1rem; margin-top: 2.4rem; }
.hero-scroll { position:absolute; bottom: 2rem; left:50%; transform:translateX(-50%); z-index:3;
  color: rgba(255,255,255,.7); font-size:.7rem; letter-spacing:.25em; text-transform:uppercase; text-align:center; }
.hero-scroll .mouse { width:22px; height:36px; border:2px solid rgba(255,255,255,.6); border-radius:12px; margin:0 auto 8px; position:relative; }
.hero-scroll .mouse::after { content:""; position:absolute; top:7px; left:50%; transform:translateX(-50%); width:3px; height:7px; background:#fff; border-radius:2px; animation: scrolldot 1.8s infinite; }
@keyframes scrolldot { 0%{opacity:0; transform:translate(-50%,0);} 30%{opacity:1;} 60%{opacity:0; transform:translate(-50%,12px);} 100%{opacity:0;} }

/* page hero (interior pages) */
.page-hero { position:relative; min-height: 62vh; display:flex; align-items:flex-end; color:#fff; overflow:hidden; }
/* keep faces in frame on inner-page banners (the photos' focal point sits high) */
.page-hero .hero-bg { background-position: center 28%; }
.page-hero .hero-bg::after { background: linear-gradient(0deg, rgba(20,40,55,.85) 0%, rgba(20,40,55,.35) 70%); }
.page-hero-inner { position:relative; z-index:3; max-width: var(--maxw); margin:0 auto; width:100%; padding: 0 var(--gutter) 3.5rem; }
.page-hero h1 { color:#fff; margin-bottom:.2em; }
.page-hero .lead { color: rgba(255,255,255,.9); max-width: 620px; }
.crumbs { font-size:.78rem; letter-spacing:.12em; text-transform:uppercase; color: rgba(255,255,255,.75); margin-bottom: 1rem; }
.crumbs a { color: rgba(255,255,255,.75); }
.crumbs a:hover { color: var(--orange); }

/* ============================================================
   OFFER CARDS
   ============================================================ */
/* subtle cream tint behind the offers + "Why HPI" zone so the white cards have depth (not light-on-light).
   FULL-BLEED background (was constrained by the .wrap class -> white strips on the sides; fixed). */
.offers { margin-top: -6rem; position: relative; z-index: 10; padding-bottom: clamp(3rem,6vw,5rem); }
.offers::before { content:""; position:absolute; top:0; bottom:0; left:50%; transform:translateX(-50%);
  width:100vw; z-index:-1;
  background: linear-gradient(180deg, transparent 0%, transparent 30%, var(--cream) 30%, var(--cream-deep) 100%); }
.offers + .section { background: var(--cream-deep); }
.offer-grid { display:grid; grid-template-columns: repeat(3,1fr); gap: 1.6rem; }
.offer-card {
  background:#fff; border-radius: 6px; padding: 2.6rem 2rem 2.2rem; box-shadow: var(--shadow-md);
  border-top: 4px solid var(--orange); transition: transform .4s var(--ease), box-shadow .4s var(--ease);
  display:flex; flex-direction:column;
}
.offer-card:hover { transform: translateY(-8px); box-shadow: var(--shadow-lg); }
.offer-num { font-family: var(--serif); font-size: 3.2rem; line-height:1; color: var(--orange); opacity:.85; font-weight:700; margin-bottom:.2rem; }
.offer-card .big { font-family: var(--serif); font-size: 2.1rem; font-weight:700; color: var(--slate); display:block; line-height:1.05; }
.offer-card h3 { margin: .3rem 0 .6rem; }
.offer-card p { color: var(--grey); font-size: .98rem; flex:1; }
.offer-card .link-detail { margin-top: 1rem; }

/* ============================================================
   VALUE / FEATURE COLUMNS
   ============================================================ */
.cols-3 { display:grid; grid-template-columns: repeat(3,1fr); gap: 2.4rem; }
.cols-2 { display:grid; grid-template-columns: repeat(2,1fr); gap: clamp(2rem,5vw,4.5rem); align-items:center; }
.feature { }
.feature .ic {
  width:60px; height:60px; border-radius:50%; background: var(--cream-deep);
  display:flex; align-items:center; justify-content:center; margin-bottom: 1.2rem;
  color: var(--slate); }
.feature .ic svg { width:28px; height:28px; }
.feature h3 { font-size: 1.5rem; }
.feature p { color: var(--grey); font-size: 1rem; }

/* split image/text */
.split-img { border-radius: 6px; box-shadow: var(--shadow-md); width:100%; height:100%; object-fit:cover; min-height: 340px; }
.split-text h2 { margin-bottom: .6em; }

/* stat band */
.stat-band { display:grid; grid-template-columns: repeat(3,1fr); gap: 2rem; text-align:center; }
.stat .num { font-family: var(--serif); font-weight:700; font-size: clamp(2.6rem,5vw,4rem); color: var(--orange); line-height:1; }
.stat .lbl { font-size:.85rem; letter-spacing:.12em; text-transform:uppercase; color: rgba(255,255,255,.8); margin-top:.5rem; }
.bg-slate .stat .lbl { color: rgba(255,255,255,.8); }

/* ============================================================
   COUNTIES
   ============================================================ */
.county-grid { display:grid; grid-template-columns: repeat(3,1fr); gap: 1.4rem; }
.county-card { position:relative; border-radius:6px; overflow:hidden; aspect-ratio: 4/3; box-shadow: var(--shadow-sm); }
.county-card img { width:100%; height:100%; object-fit:cover; transition: transform .8s var(--ease); }
.county-card:hover img { transform: scale(1.07); }
.county-card::after { content:""; position:absolute; inset:0; background: linear-gradient(0deg, rgba(20,40,55,.82), rgba(20,40,55,.05) 65%); }
.county-card .label { position:absolute; left:0; right:0; bottom:0; z-index:2; padding: 1.4rem; color:#fff; }
.county-card .label h3 { color:#fff; margin:0; font-size: 1.5rem; }
.county-card .label span { font-size:.78rem; letter-spacing:.14em; text-transform:uppercase; color: var(--orange); }

/* ============================================================
   TESTIMONIALS
   ============================================================ */
.testimonials { position:relative; }
.tcarousel { position:relative; overflow:hidden; max-width: 900px; margin: 0 auto; }
.ttrack { display:flex; transition: transform .6s var(--ease); }
.tslide { min-width:100%; padding: 0 1rem; }
.tquote { font-family: var(--serif); font-size: clamp(1.4rem,2.6vw,2.1rem); line-height: 1.4; color: var(--ink); font-style: italic; text-align:center; }
.tquote::before { content:"“"; font-size: 3em; color: var(--orange); line-height:0; vertical-align:-.35em; margin-right:.08em; }
.tmeta { text-align:center; margin-top: 1.6rem; }
.tmeta .name { font-weight:700; color: var(--slate); font-size:1.05rem; }
.tmeta .role { font-size:.8rem; letter-spacing:.12em; text-transform:uppercase; color: var(--grey); }
.tnav { display:flex; justify-content:center; gap: 1rem; margin-top: 2.4rem; }
.tnav button { width:46px; height:46px; border-radius:50%; border:1.5px solid var(--grey-line); background:#fff; cursor:pointer; color: var(--slate); font-size:1.1rem; transition: all .25s var(--ease); display:flex; align-items:center; justify-content:center; }
.tnav button:hover { background: var(--slate); color:#fff; border-color: var(--slate); }
.tdots { display:flex; justify-content:center; gap:.5rem; margin-top:1.2rem; }
.tdots span { width:8px; height:8px; border-radius:50%; background: var(--grey-line); cursor:pointer; transition: all .25s; }
.tdots span.on { background: var(--orange); width:24px; border-radius:4px; }

/* ============================================================
   LOGO STRIP
   ============================================================ */
.logo-strip { display:flex; flex-wrap:wrap; align-items:center; justify-content:center; gap: clamp(1.8rem,4vw,3.6rem); }
.logo-strip img { height: 54px; width:auto; object-fit:contain; filter: grayscale(1); opacity:.62; transition: all .35s var(--ease); }
.logo-strip img.eho { height: 46px; }
.logo-strip img:hover { filter: grayscale(0); opacity:1; }

/* ============================================================
   CTA BAND
   ============================================================ */
.cta-band { position:relative; overflow:hidden; color:#fff; text-align:center; }
.cta-band .hero-bg::after { background: linear-gradient(105deg, rgba(43,86,114,.94), rgba(29,61,82,.86)); }
.cta-band .inner { position:relative; z-index:3; }
.cta-band h2 { color:#fff; }
.cta-band p { color: rgba(255,255,255,.88); }

/* ============================================================
   AGENTS GRID
   ============================================================ */
.agent-grid { display:grid; grid-template-columns: repeat(3,1fr); gap: 2rem; }
.agent-card { background:#fff; border-radius:6px; overflow:hidden; box-shadow: var(--shadow-sm); transition: all .4s var(--ease); display:flex; flex-direction:column; }
.agent-card:hover { transform: translateY(-6px); box-shadow: var(--shadow-md); }
.agent-photo { aspect-ratio: 4/5; overflow:hidden; background: var(--cream-deep); }
.agent-photo img { width:100%; height:100%; object-fit:cover; object-position: top center; transition: transform .7s var(--ease); }
.agent-card:hover .agent-photo img { transform: scale(1.05); }
.agent-body { padding: 1.6rem 1.6rem 1.8rem; display:flex; flex-direction:column; flex:1; }
.agent-body h3 { margin:0 0 .15rem; font-size:1.55rem; }
.agent-body .title { font-size:.78rem; letter-spacing:.14em; text-transform:uppercase; color: var(--orange-deep); font-weight:700; margin-bottom: .9rem; }
.agent-meta { font-size:.88rem; color: var(--grey); line-height:1.9; margin-bottom: 1.1rem; }
.agent-meta a { color: var(--slate); }
.agent-meta .lic { font-size:.74rem; letter-spacing:.04em; color: var(--grey); text-transform:uppercase; }
.agent-body .link-detail { margin-top:auto; }

/* agent detail */
.agent-detail-grid { display:grid; grid-template-columns: 0.85fr 1.15fr; gap: clamp(2rem,5vw,4rem); align-items:start; }
.agent-detail-photo { border-radius:6px; overflow:hidden; box-shadow: var(--shadow-md); position: sticky; top: 100px; }
.agent-detail-photo img { width:100%; aspect-ratio:4/5; object-fit:cover; object-position: top center; }
.agent-contact-box { background: var(--cream); border-radius:6px; padding: 1.8rem; margin-top: 1.6rem; border:1px solid var(--grey-line); }
.agent-contact-box h4 { font-family: var(--sans); font-size:.78rem; letter-spacing:.16em; text-transform:uppercase; color: var(--slate); margin-bottom:1rem; }
.agent-contact-box .row { display:flex; gap:.7rem; margin-bottom:.7rem; font-size:.95rem; align-items:center; }
.agent-contact-box .row svg { width:18px; height:18px; color: var(--orange-deep); flex-shrink:0; }
.bio-prose p { font-size: 1.08rem; color: #444; }
.bio-prose .lead { color: var(--charcoal); }

/* ============================================================
   LISTINGS
   ============================================================ */
.listing-grid { display:grid; grid-template-columns: repeat(3,1fr); gap: 2rem; }
.listing-card { background:#fff; border-radius:6px; overflow:hidden; box-shadow: var(--shadow-sm); transition: all .4s var(--ease); }
.listing-card:hover { transform: translateY(-6px); box-shadow: var(--shadow-md); }
.listing-img { position:relative; aspect-ratio: 4/3; overflow:hidden; }
.listing-img img { width:100%; height:100%; object-fit:cover; transition: transform .7s var(--ease); }
.listing-card:hover .listing-img img { transform: scale(1.06); }
.listing-tag { position:absolute; top:1rem; left:1rem; background: var(--orange); color:#fff; font-size:.72rem; font-weight:700; letter-spacing:.1em; text-transform:uppercase; padding:.4em .9em; border-radius:3px; }
.listing-body { padding: 1.5rem 1.6rem 1.8rem; }
.listing-price { font-family: var(--serif); font-size:1.9rem; font-weight:700; color: var(--slate); line-height:1; }
.listing-body h3 { font-size:1.35rem; margin:.5rem 0 .2rem; }
.listing-loc { font-size:.85rem; letter-spacing:.08em; text-transform:uppercase; color: var(--grey); }
.listing-feats { display:flex; gap: 1.4rem; margin-top: 1.1rem; padding-top:1.1rem; border-top:1px solid var(--grey-line); font-size:.9rem; color: var(--charcoal); }
.listing-feats span { display:flex; align-items:center; gap:.4em; }
.listing-feats b { color: var(--slate); }

/* ============================================================
   CONTACT
   ============================================================ */
.contact-grid { display:grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem,5vw,4rem); }
.contact-cards { display:grid; grid-template-columns: repeat(3,1fr); gap: 1.2rem; margin-bottom: 2.2rem; }
.contact-phone { background: var(--cream); border-radius:6px; padding: 1.5rem 1.2rem; text-align:center; border:1px solid var(--grey-line); }
.contact-phone .region { font-size:.74rem; letter-spacing:.14em; text-transform:uppercase; color: var(--orange-deep); font-weight:700; }
.contact-phone .num { font-family: var(--serif); font-size:1.5rem; font-weight:700; color: var(--slate); margin-top:.3rem; display:block; }
.info-list { list-style:none; padding:0; margin: 0 0 1.5rem; }
.info-list li { display:flex; gap:.9rem; margin-bottom:1.1rem; align-items:flex-start; }
.info-list svg { width:22px; height:22px; color: var(--orange-deep); flex-shrink:0; margin-top:3px; }
.info-list .k { font-size:.74rem; letter-spacing:.12em; text-transform:uppercase; color: var(--grey); display:block; }
.info-list .v { font-size:1.05rem; color: var(--charcoal); font-weight:600; }
.license-box { background: var(--cream); border:1px solid var(--grey-line); border-radius:6px; padding: 1.5rem; font-size:.9rem; color: var(--grey); }
.license-box strong { color: var(--charcoal); }

/* forms */
.form { background:#fff; border:1px solid var(--grey-line); border-radius:6px; padding: clamp(1.6rem,3vw,2.6rem); box-shadow: var(--shadow-sm); }
.field { margin-bottom: 1.1rem; }
.field label { display:block; font-size:.78rem; letter-spacing:.08em; text-transform:uppercase; color: var(--grey); font-weight:600; margin-bottom:.4rem; }
.field input, .field select, .field textarea {
  width:100%; padding:.85em 1em; border:1.5px solid var(--grey-line); border-radius: var(--radius);
  font-family: var(--sans); font-size: 1rem; color: var(--charcoal); background:#fff; transition: border-color .25s; }
.field input:focus, .field select:focus, .field textarea:focus { outline:none; border-color: var(--slate); }
.field textarea { resize: vertical; min-height: 120px; }
.field-row { display:grid; grid-template-columns: 1fr 1fr; gap: 1.1rem; }

/* generic list with check icons */
.check-list { list-style:none; padding:0; margin:1.5rem 0; }
.check-list li { display:flex; gap:.8rem; margin-bottom:.9rem; align-items:flex-start; }
.check-list li::before { content:"✓"; color: var(--orange); font-weight:700; flex-shrink:0; margin-top:1px; }

/* pillar cards */
.pillar-grid { display:grid; grid-template-columns: repeat(3,1fr); gap: 1.6rem; }
.pillar { background:#fff; border-radius:6px; padding: 2rem 1.8rem; box-shadow: var(--shadow-sm); border-left:3px solid var(--orange); }
.pillar .n { font-family: var(--serif); font-size:1.6rem; font-weight:700; color: var(--orange); opacity:.85; }
.pillar h3 { font-size:1.35rem; margin:.2rem 0 .5rem; }
.pillar p { font-size:.95rem; color: var(--grey); margin:0; }

/* finance cards */
.fin-grid { display:grid; grid-template-columns: repeat(3,1fr); gap: 1.6rem; }
.fin-card { background:#fff; border-radius:6px; padding: 2.4rem 2rem; box-shadow: var(--shadow-sm); text-align:center; transition: all .4s var(--ease); }
.fin-card:hover { transform: translateY(-6px); box-shadow: var(--shadow-md); }
.fin-card .ic { width:64px; height:64px; border-radius:50%; background: var(--cream-deep); display:flex; align-items:center; justify-content:center; margin: 0 auto 1.4rem; color: var(--slate); }
.fin-card .ic svg { width:30px; height:30px; }

/* ============================================================
   FOOTER
   ============================================================ */
.site-footer { background: var(--ink); color: #b9bcc0; padding-top: clamp(3.5rem,7vw,5.5rem); font-size:.92rem; }
.footer-top { display:grid; grid-template-columns: 1.4fr 1fr 1fr 1.3fr; gap: 2.5rem; padding-bottom: 3rem; }
.footer-brand img { height: 56px; margin-bottom: 1rem; }
.footer-brand p { color:#8d9196; max-width: 320px; }
.footer-col h4 { color:#fff; font-family: var(--sans); font-size:.78rem; letter-spacing:.16em; text-transform:uppercase; margin-bottom:1.2rem; }
.footer-col ul { list-style:none; padding:0; margin:0; }
.footer-col li { margin-bottom:.6rem; }
.footer-col a { color:#b9bcc0; }
.footer-col a:hover { color: var(--orange); }
.footer-phones .num { color:#fff; font-weight:600; }
.footer-eho { display:flex; align-items:center; gap:1rem; margin-top:1.5rem; }
.footer-eho svg, .footer-eho img { height: 40px; width:auto; }
.footer-eho img.eho { filter: invert(1) brightness(2); opacity:.8; }
.footer-creds { display:flex; flex-wrap:wrap; align-items:center; justify-content:center; gap: clamp(1.6rem,4vw,3.2rem); padding: 2.4rem 0; border-top:1px solid rgba(255,255,255,.1); }
/* light backing chips so the dark/grayscale association logos READ on the dark footer */
.footer-creds img { height: 38px; width:auto; background:#fff; padding: 8px 12px; border-radius:6px;
  filter:none; opacity:.92; transition: all .3s; box-shadow: 0 1px 4px rgba(0,0,0,.25); }
.footer-creds img:hover { opacity:1; transform: translateY(-2px); }
.footer-bottom { display:flex; flex-wrap:wrap; justify-content:space-between; gap:1rem; padding: 1.6rem 0 2.4rem; border-top:1px solid rgba(255,255,255,.1); font-size:.82rem; color:#7e8186; }
.footer-bottom a { color:#7e8186; }
.footer-bottom a:hover { color:var(--orange); }

/* ============================================================
   SCROLL REVEAL
   ============================================================ */
.reveal { opacity:0; transform: translateY(34px); transition: opacity .9s var(--ease), transform .9s var(--ease); }
.reveal.in { opacity:1; transform: none; }
.reveal.d1 { transition-delay:.1s; }
.reveal.d2 { transition-delay:.2s; }
.reveal.d3 { transition-delay:.3s; }
@media (prefers-reduced-motion: reduce) {
  .reveal { opacity:1; transform:none; transition:none; }
  html { scroll-behavior:auto; }
}

/* ============================================================
   RESPONSIVE
   ============================================================ */
@media (max-width: 1024px) {
  .footer-top { grid-template-columns: 1fr 1fr; gap:2rem; }
  .agent-detail-grid { grid-template-columns: 1fr; }
  .agent-detail-photo { position: static; max-width: 420px; }
}
@media (max-width: 880px) {
  .nav-links { display:none; }
  .hamburger { display:flex; }
  .nav.open .nav-links {
    display:flex; flex-direction:column; align-items:flex-start; gap:0;
    position:fixed; top:0; right:0; bottom:0; width: min(82vw, 360px);
    background:#fff; box-shadow: var(--shadow-lg); padding: 6rem 2rem 2rem; overflow-y:auto; z-index:115;
  }
  .nav.open .nav-links > li { width:100%; border-bottom:1px solid var(--grey-line); }
  .nav.open .nav-links > li > a { color: var(--charcoal) !important; display:block; padding: 1rem 0; }
  .nav.open .subnav { position:static; opacity:1; visibility:visible; transform:none; box-shadow:none; padding:0 0 .6rem 1rem; min-width:0; }
  .nav.open .subnav li a { padding:.5rem 0; }
  .nav-overlay { display:none; }
  .nav.open ~ .nav-overlay, body.nav-open .nav-overlay { display:block; position:fixed; inset:0; background:rgba(0,0,0,.4); z-index:110; }
  .offer-grid { grid-template-columns: 1fr; }
  .offers { margin-top: -3rem; }
  .cols-3, .county-grid, .agent-grid, .listing-grid, .pillar-grid, .fin-grid { grid-template-columns: 1fr 1fr; }
  .cols-2, .contact-grid, .field-row { grid-template-columns: 1fr; }
  .stat-band { grid-template-columns: 1fr; gap:2.4rem; }
  .contact-cards { grid-template-columns: 1fr; }
}
@media (max-width: 560px) {
  body { font-size: 16px; }
  .cols-3, .county-grid, .agent-grid, .listing-grid, .pillar-grid, .fin-grid { grid-template-columns: 1fr; }
  .hero-cta .btn { width:100%; justify-content:center; }
  .footer-top { grid-template-columns: 1fr; }
  .footer-creds { gap:1.2rem; }
  .footer-creds img { height: 34px; }
  .logo-strip img { height: 42px; }
}