/* ============================================================
   THE KEY AGENTS — Heritage Boutique Catalog
   EB Garamond (display) + Plus Jakarta Sans (UI)
   dusty teal #82A1A3 · pine #1E3234 · bone #F6F3EC · brass #A9884C
   ============================================================ */

:root{
  --teal:#82A1A3;
  --teal-deep:#59797C;
  --ink:#14201F;
  --pine:#1E3234;
  --pine-2:#16282A;
  --bone:#F6F3EC;
  --paper:#FFFFFF;
  --brass:#A9884C;
  --brass-hi:#D3B87E;
  --hairline:rgba(20,32,31,.16);
  --hairline-dark:rgba(246,243,236,.18);
  --muted:#5C6B69;
  --serif:"EB Garamond", Georgia, serif;
  --sans:"Plus Jakarta Sans", "Segoe UI", sans-serif;
  --wrap:1240px;
  --ease:cubic-bezier(.22,.61,.36,1);
}

*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth}
figure,blockquote{margin:0}
body{
  margin:0;
  font-family:var(--sans);
  font-size:16px;
  line-height:1.65;
  color:var(--ink);
  background:var(--bone);
  -webkit-font-smoothing:antialiased;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
p a,li a,address a{color:var(--teal-deep);text-decoration:underline;text-decoration-color:rgba(89,121,124,.35);text-underline-offset:3px}
p a:hover,li a:hover,address a:hover{color:var(--brass)}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;line-height:1.08;margin:0;text-wrap:balance}
p{margin:0 0 1em;text-wrap:pretty;hyphens:auto}
address{font-style:normal}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 clamp(20px,4vw,48px)}
.skip-link{position:absolute;left:-9999px;top:0;background:var(--pine);color:var(--bone);padding:10px 16px;z-index:200}
.skip-link:focus{left:0}

/* ---------- type utilities ---------- */
.eyebrow{
  font:700 11px/1 var(--sans);
  letter-spacing:.22em;
  text-transform:uppercase;
  color:var(--brass);
  margin:0 0 18px;
}
.eyebrow--teal{color:var(--teal-deep)}
.display{
  font-family:var(--serif);
  font-size:clamp(40px,6vw,76px);
  line-height:1.02;
  letter-spacing:-.01em;
}
.h2{font-size:clamp(30px,4vw,48px)}
.h3{font-size:clamp(22px,2.6vw,30px)}
.lede{
  font-family:var(--serif);
  font-size:clamp(21px,2.6vw,30px);
  line-height:1.42;
  letter-spacing:.002em;
}
.small{font-size:13.5px;color:var(--muted)}

/* ---------- buttons ---------- */
.btn{
  display:inline-flex;align-items:center;gap:10px;
  font:700 12px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;
  padding:17px 28px;border:1px solid var(--pine);
  background:var(--pine);color:var(--bone);
  transition:background .25s var(--ease),color .25s var(--ease),border-color .25s var(--ease);
  cursor:pointer;
}
.btn:hover{background:var(--brass);border-color:var(--brass);color:#fff}
.btn--ghost{background:transparent;color:var(--ink);border-color:var(--hairline)}
.btn--ghost:hover{background:transparent;color:var(--brass);border-color:var(--brass)}
.btn--light{background:transparent;color:var(--bone);border-color:var(--hairline-dark)}
.btn--light:hover{background:var(--bone);border-color:var(--bone);color:var(--pine)}
.btn--brass{background:var(--brass);border-color:var(--brass);color:#fff}
.btn--brass:hover{background:var(--pine);border-color:var(--pine)}
.text-link{
  font:700 12px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;
  color:var(--ink);border-bottom:1px solid var(--brass);padding-bottom:6px;
  transition:color .2s var(--ease);
}
.text-link:hover{color:var(--brass)}

/* ---------- header ---------- */
.site-header{position:sticky;top:0;z-index:100}
.topbar{background:var(--pine);color:rgba(246,243,236,.75)}
.topbar-in{display:flex;justify-content:space-between;align-items:center;min-height:38px;font-size:12px;letter-spacing:.04em}
.topbar-note{margin:0}
.topbar-links{display:flex;align-items:center;gap:16px}
.topbar-links a{color:rgba(246,243,236,.75);transition:color .2s;white-space:nowrap}
.topbar-links a:hover{color:var(--brass-hi)}
.tb-sep{width:1px;height:12px;background:var(--hairline-dark)}
.navbar{background:var(--bone);border-bottom:1px solid var(--hairline)}
.navbar-in{display:flex;align-items:center;justify-content:space-between;min-height:84px;gap:24px}
.brand{display:flex;align-items:center;gap:14px}
.brand-stack{display:flex;flex-direction:column;gap:4px}
.brand-name{font-family:var(--serif);font-size:28px;line-height:1;letter-spacing:.01em;color:var(--ink)}
.brand-sub{font:700 9.5px/1 var(--sans);letter-spacing:.28em;text-transform:uppercase;color:var(--teal-deep)}
.nav{display:flex;align-items:center;gap:30px}
.nav > a,.nav-drop > a{
  font:600 12.5px/1 var(--sans);letter-spacing:.12em;text-transform:uppercase;
  color:var(--ink);padding:8px 0;display:inline-flex;align-items:center;gap:7px;
  border-bottom:1px solid transparent;transition:color .2s,border-color .2s;
}
.nav > a:hover,.nav-drop > a:hover{color:var(--brass)}
.nav-caret{width:9px;height:6px;opacity:.55}
.nav-drop{position:relative}
.drop{
  position:absolute;top:100%;left:-20px;min-width:230px;
  background:var(--paper);border:1px solid var(--hairline);
  padding:10px 0;opacity:0;visibility:hidden;transform:translateY(8px);
  transition:opacity .22s var(--ease),transform .22s var(--ease),visibility .22s;
  box-shadow:0 18px 40px rgba(20,32,31,.10);
}
.nav-drop:hover .drop,.nav-drop:focus-within .drop{opacity:1;visibility:visible;transform:translateY(0)}
.drop a{
  display:block;padding:11px 22px;
  font:600 12px/1.3 var(--sans);letter-spacing:.08em;text-transform:uppercase;color:var(--ink);
  transition:color .15s,background .15s;
}
.drop a:hover{color:var(--brass);background:rgba(130,161,163,.08)}
.nav a.nav-cta{
  font:700 11.5px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;
  background:var(--pine);border:1px solid var(--pine);color:var(--bone);
  padding:14px 24px;border-bottom:1px solid var(--pine);
  transition:background .2s,border-color .2s,color .2s;
}
.nav a.nav-cta:hover{background:var(--brass);border-color:var(--brass);color:#fff}
/* active page */
body[data-page="home"] a[data-nav="home"],
body[data-page="team"] a[data-nav="team"],
body[data-page="listings"] a[data-nav="listings"],
body[data-page="resources"] a[data-nav="resources"],
body[data-page="newsletter"] a[data-nav="newsletter"]{border-bottom-color:var(--brass);color:var(--brass)}

.nav-toggle{display:none;background:none;border:0;padding:10px;cursor:pointer}
.nav-toggle span{display:block;width:26px;height:2px;background:var(--ink);margin:6px 0;transition:transform .25s var(--ease),opacity .2s}
.nav-toggle[aria-expanded="true"] span:first-child{transform:translateY(4px) rotate(45deg)}
.nav-toggle[aria-expanded="true"] span:last-child{transform:translateY(-4px) rotate(-45deg)}
.mobile-nav{
  display:none;flex-direction:column;background:var(--bone);
  border-bottom:1px solid var(--hairline);padding:8px 24px 24px;
}
.mobile-nav.is-open{display:flex}
.mobile-nav a{
  padding:13px 4px;font:600 13px/1 var(--sans);letter-spacing:.12em;text-transform:uppercase;
  border-bottom:1px solid var(--hairline);
}
.mobile-nav a:last-child{border-bottom:0}
.mobile-cta{color:var(--brass)}

/* ---------- hero (home) — cinematic film + masthead band ---------- */
.hero-cine{background:var(--pine)}
.hero-media{line-height:0;background:var(--pine)}
.hero-media video{
  display:block;width:100%;height:auto;aspect-ratio:1920/600;
}
.hero-band{position:relative;background:var(--pine);color:var(--bone)}
.hero-band::before{
  content:"";position:absolute;top:0;left:0;right:0;height:1px;
  background:linear-gradient(to right,transparent,rgba(211,184,126,.55),transparent);
}
.hero-band-in{
  display:flex;justify-content:space-between;align-items:flex-end;gap:clamp(24px,4vw,64px);
  padding-top:clamp(34px,4.4vw,58px);padding-bottom:clamp(36px,4.6vw,62px);
}
.hb-left .eyebrow{color:var(--brass-hi)}
.hb-title{
  font-size:clamp(46px,5.8vw,92px);line-height:.98;letter-spacing:-.015em;color:#fff;
}
.hb-title em{font-style:italic;color:var(--brass-hi)}
.hb-tag{
  font-family:var(--serif);font-style:italic;font-size:clamp(18px,1.9vw,25px);
  color:rgba(246,243,236,.85);margin:16px 0 0;
}
.hb-right{
  display:flex;flex-direction:column;gap:24px;width:300px;flex-shrink:0;
  margin-right:clamp(0px,13vw,196px); /* clear the badge */
}
.hb-right .hero-ctas{flex-direction:column;align-items:stretch}
.hb-right .btn{justify-content:center}
.hb-claim{border-left:1px solid rgba(211,184,126,.4);padding-left:22px}
.hb-claim-top{
  font:700 10.5px/1 var(--sans);letter-spacing:.24em;text-transform:uppercase;
  color:var(--brass-hi);margin:0 0 10px;
}
.hb-claim-big{
  font-family:var(--serif);font-size:clamp(20px,2vw,26px);line-height:1.25;color:#fff;margin:0 0 10px;
}
.hb-claim-fine{font-size:11.5px;line-height:1.6;color:rgba(246,243,236,.55);margin:0}
.hero-ctas{display:flex;gap:14px;flex-wrap:wrap}
.hb-badge{
  position:absolute;top:-84px;right:clamp(20px,4vw,48px);
  width:168px;height:168px;filter:drop-shadow(0 10px 30px rgba(10,18,19,.45));
}
.hb-badge svg{width:100%;height:100%}
.hb-badge-text{
  font:700 10px var(--sans);letter-spacing:.34em;fill:var(--brass-hi);
}
.hb-badge-spin{transform-origin:84px 84px;animation:badgeSpin 36s linear infinite}
@keyframes badgeSpin{to{transform:rotate(360deg)}}
@media (prefers-reduced-motion:reduce){.hb-badge-spin{animation:none}}

/* quick strip under hero */
.quickstrip{background:var(--pine-2);color:var(--bone)}
.quickstrip-in{
  display:grid;grid-template-columns:repeat(4,1fr);
}
.quickstrip a{
  display:flex;align-items:center;justify-content:center;gap:10px;
  padding:20px 12px;font:700 11.5px/1.3 var(--sans);letter-spacing:.18em;text-transform:uppercase;
  color:rgba(246,243,236,.85);border-left:1px solid var(--hairline-dark);
  transition:color .2s,background .2s;text-align:center;
}
.quickstrip a:first-child{border-left:0}
.quickstrip a:hover{color:var(--brass-hi);background:rgba(246,243,236,.04)}

/* ---------- sections ---------- */
.section{padding:clamp(64px,9vw,120px) 0}
.section--paper{background:var(--paper)}
.section--pine{background:var(--pine);color:var(--bone)}
.section--teal{background:var(--teal);color:var(--ink)}
.section-head{
  display:flex;align-items:flex-end;justify-content:space-between;gap:24px;
  margin-bottom:clamp(32px,5vw,56px);
}
.section-head .h2{max-width:640px}
.section-head .text-link{white-space:nowrap;margin-bottom:8px}
.section--pine .text-link{color:var(--bone);border-bottom-color:var(--brass-hi)}
.section--pine .text-link:hover{color:var(--brass-hi)}
.rule{border:0;border-top:1px solid var(--hairline);margin:0}

/* intro band */
.intro-grid{display:grid;grid-template-columns:1.5fr 1fr;gap:clamp(36px,6vw,88px);align-items:start}
.intro-facts{border-left:1px solid var(--hairline);padding-left:clamp(24px,3vw,44px);display:flex;flex-direction:column;gap:26px}
.fact .fact-n{font-family:var(--serif);font-size:clamp(30px,3.4vw,44px);line-height:1;color:var(--brass)}
.fact .fact-l{font:700 11px/1.5 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--muted);margin-top:6px}

/* ---------- listing cards ---------- */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,2.6vw,34px)}
.cards--4{grid-template-columns:repeat(4,1fr)}
.lcard{
  background:var(--paper);border:1px solid var(--hairline);
  display:flex;flex-direction:column;
  transition:border-color .25s var(--ease),box-shadow .25s var(--ease),transform .25s var(--ease);
}
.lcard:hover{border-color:var(--brass);box-shadow:0 22px 44px rgba(20,32,31,.10);transform:translateY(-3px)}
.card-media{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--teal)}
.card-media img{width:100%;height:100%;object-fit:cover;transition:transform .6s var(--ease)}
.lcard:hover .card-media img{transform:scale(1.045)}
.card-noimg{
  width:100%;height:100%;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:12px;
  color:rgba(246,243,236,.9);background:linear-gradient(135deg,var(--teal) 0%,var(--teal-deep) 100%);
  font:700 10.5px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;
}
.card-noimg .key-glyph{width:64px;height:24px}
.chip{
  position:absolute;top:14px;left:14px;
  font:700 10px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;
  background:var(--brass);color:#fff;padding:8px 12px;
}
.chip--sold{background:var(--pine);color:rgba(246,243,236,.9)}
.lcard--sold .card-media img{filter:saturate(.82)}
.card-body{padding:22px 24px 24px;display:flex;flex-direction:column;gap:4px}
.card-price{font-family:var(--serif);font-size:27px;line-height:1;color:var(--ink);margin:0 0 6px}
.lcard--sold .card-price{color:var(--muted)}
.card-addr{font-size:19px;font-family:var(--sans);font-weight:600;line-height:1.35}
.card-loc{font-size:13px;color:var(--muted);margin:2px 0 8px}
.card-specs{font:600 12px/1 var(--sans);letter-spacing:.06em;text-transform:uppercase;color:var(--teal-deep);margin:0}
.card-specs span{color:var(--brass);margin:0 2px}
.card-more{margin-top:14px;border-top:1px solid var(--hairline);padding-top:12px}
.card-more summary{
  cursor:pointer;font:700 11px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--brass);
  list-style:none;display:flex;align-items:center;gap:8px;
}
.card-more summary::-webkit-details-marker{display:none}
.card-more summary::after{content:"+";font-size:14px;transition:transform .2s}
.card-more[open] summary::after{transform:rotate(45deg)}
.card-more-body{padding-top:14px;font-size:14px;color:var(--ink)}
.card-more-body p{font-size:14px;line-height:1.7}
.card-more-body dl{margin:12px 0 0}
.lrow{display:grid;grid-template-columns:110px 1fr;gap:10px;padding:7px 0;border-top:1px solid var(--hairline)}
.lrow dt{font:700 10.5px/1.6 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.lrow dd{margin:0;font-size:13.5px}

/* ---------- interlude (full-bleed photo + quote) ---------- */
.interlude{position:relative;min-height:76vh;display:flex;align-items:flex-end;overflow:hidden}
.interlude img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.interlude::after{content:"";position:absolute;inset:0;background:linear-gradient(to top,rgba(20,32,31,.85),rgba(20,32,31,.12) 55%)}
.interlude-copy{position:relative;z-index:2;color:var(--bone);padding:clamp(40px,7vw,88px) 0;width:100%}
.interlude-quote{
  font-family:var(--serif);font-size:clamp(24px,3.4vw,42px);line-height:1.3;font-style:italic;
  max-width:820px;text-wrap:balance;
}
.interlude-cite{font:700 11px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--brass-hi);margin-top:22px;display:block}

/* ---------- team cards ---------- */
.team-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(18px,2.4vw,30px)}
.tcard{position:relative;display:block;overflow:hidden;background:var(--paper);border:1px solid var(--hairline);transition:border-color .25s}
.tcard:hover{border-color:var(--brass)}
.tcard-media{aspect-ratio:3/4;overflow:hidden}
.tcard-media img{width:100%;height:100%;object-fit:cover;object-position:top;transition:transform .6s var(--ease)}
.tcard:hover .tcard-media img{transform:scale(1.05)}
.tcard-body{padding:16px 18px 18px;border-top:1px solid var(--hairline)}
.tcard-name{font-family:var(--serif);font-size:22px;line-height:1.1}
.tcard-role{font:700 10px/1.5 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--teal-deep);margin-top:5px}

/* ---------- testimonials ---------- */
.quote-cards{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,2.6vw,34px)}
.qcard{
  background:var(--paper);border:1px solid var(--hairline);padding:clamp(26px,3vw,38px);
  display:flex;flex-direction:column;gap:18px;
}
.qcard-mark{font-family:var(--serif);font-size:56px;line-height:.6;color:var(--brass);height:26px}
.qcard-text{font-family:var(--serif);font-size:18.5px;line-height:1.55}
.qcard-cite{font:700 11px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--muted);margin-top:auto}

/* ---------- resources rail ---------- */
.res-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(18px,2.4vw,30px)}
.rcard{
  border:1px solid var(--hairline-dark);padding:clamp(26px,3vw,38px);
  display:flex;flex-direction:column;gap:12px;min-height:210px;
  transition:border-color .25s,background .25s;position:relative;
}
.rcard:hover{border-color:var(--brass-hi);background:rgba(246,243,236,.04)}
.rcard-n{font:700 11px/1 var(--sans);letter-spacing:.2em;color:var(--brass-hi)}
.rcard-t{font-family:var(--serif);font-size:26px;color:var(--bone)}
.rcard-d{font-size:14px;color:rgba(246,243,236,.68);line-height:1.6}
.rcard-arrow{margin-top:auto;font:700 11px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--brass-hi)}

/* ---------- forms ---------- */
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.field{display:flex;flex-direction:column;gap:8px}
.field--full{grid-column:1/-1}
.field label{font:700 10.5px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
.field input,.field select,.field textarea{
  font:400 15px/1.5 var(--sans);color:var(--ink);
  background:var(--paper);border:1px solid var(--hairline);
  padding:14px 16px;outline:none;border-radius:0;
  transition:border-color .2s;width:100%;
}
.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--brass)}
.field textarea{min-height:130px;resize:vertical}
.consent{display:flex;gap:12px;align-items:flex-start;font-size:12.5px;color:var(--muted);line-height:1.6}
.consent input{margin-top:3px;accent-color:var(--brass)}
.form-note{display:none;border:1px solid var(--brass);background:rgba(169,136,76,.07);padding:16px 20px;font-size:14px;margin-top:18px}
.form-note.is-visible{display:block}

/* ---------- page hero (inner pages) ---------- */
.page-hero{background:var(--pine);color:var(--bone);position:relative;overflow:hidden}
.page-hero-in{padding:clamp(56px,8vw,104px) 0;position:relative;z-index:2;max-width:820px}
.page-hero .display{color:#fff}
.page-hero .lede{color:rgba(246,243,236,.82);margin-top:22px}
.page-hero--img{min-height:58vh;display:flex;align-items:flex-end}
.page-hero--img .ph-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 18%;opacity:.62}
.page-hero--img::after{content:"";position:absolute;inset:0;background:linear-gradient(to top,rgba(20,32,31,.92) 8%,rgba(20,32,31,.25))}
.page-hero--img .wrap{position:relative;z-index:2;width:100%}
.crumb{font:700 10.5px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:rgba(246,243,236,.55);margin-bottom:20px}
.crumb a{color:rgba(246,243,236,.55)}
.crumb a:hover{color:var(--brass-hi)}
.crumb span{color:var(--brass-hi)}

/* ---------- about (AB3 ledger) ---------- */
.ledger-block{display:grid;grid-template-columns:280px 1fr;gap:clamp(28px,5vw,72px);padding:clamp(36px,5vw,60px) 0;border-top:1px solid var(--hairline)}
.ledger-block:first-of-type{border-top:0}
.ledger-label{font:700 11px/1.8 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--brass)}
.cred-list{display:grid;gap:0;margin:0}
.cred{display:grid;grid-template-columns:140px 1fr;gap:20px;padding:18px 0;border-top:1px solid var(--hairline)}
.cred:first-child{border-top:0}
.cred dt{font-family:var(--serif);font-size:22px;color:var(--teal-deep)}
.cred dd{margin:0;font-size:15px}
.roster{counter-reset:agent}
.agent{
  display:grid;grid-template-columns:minmax(260px,380px) 1fr;gap:clamp(28px,5vw,72px);
  padding:clamp(44px,6vw,80px) 0;border-top:1px solid var(--hairline);align-items:start;
}
.agent:nth-child(even){grid-template-columns:1fr minmax(260px,380px)}
.agent:nth-child(even) .agent-media{order:2}
.agent-media{position:relative}
.agent-media img{width:100%;aspect-ratio:3/4;object-fit:cover;object-position:top;border:1px solid var(--hairline)}
.agent-n{
  position:absolute;top:-18px;left:-10px;
  font-family:var(--serif);font-size:clamp(48px,5vw,68px);line-height:1;color:var(--brass);
  background:transparent;z-index:2;
}
.agent-head{display:flex;flex-direction:column;gap:6px;margin-bottom:18px}
.agent-name{font-size:clamp(30px,3.6vw,44px)}
.agent-role{font:700 11px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--teal-deep)}
.agent-contact{display:flex;gap:20px;flex-wrap:wrap;margin:4px 0 16px;font:600 13px/1 var(--sans)}
.agent-contact a{color:var(--brass);text-decoration:none;border-bottom:1px solid rgba(169,136,76,.35);padding-bottom:3px}
.agent-contact a:hover{border-bottom-color:var(--brass)}
.agent-bio p{font-size:16px;line-height:1.75;max-width:640px}

/* ---------- guides ---------- */
.steps{counter-reset:step;display:grid;gap:0}
.step{
  display:grid;grid-template-columns:minmax(90px,140px) 1fr;gap:clamp(20px,4vw,56px);
  padding:clamp(36px,5vw,56px) 0;border-top:1px solid var(--hairline);
}
.step:first-child{border-top:0}
.step-n{font-family:var(--serif);font-size:clamp(44px,5vw,64px);line-height:1;color:var(--brass)}
.step h3{margin-bottom:12px}
.step p{max-width:660px}

/* ---------- calculator ---------- */
.calc-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(24px,4vw,56px);align-items:start}
.calc-form{background:var(--paper);border:1px solid var(--hairline);padding:clamp(26px,3.4vw,44px);display:grid;gap:20px}
.calc-results{background:var(--pine);color:var(--bone);padding:clamp(26px,3.4vw,44px);position:sticky;top:140px}
.calc-out{padding:20px 0;border-top:1px solid var(--hairline-dark)}
.calc-out:first-of-type{border-top:0;padding-top:0}
.calc-out-l{font:700 10.5px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:rgba(246,243,236,.6)}
.calc-out-v{font-family:var(--serif);font-size:clamp(30px,3.4vw,44px);line-height:1.15;color:#fff;margin-top:8px}
.calc-out-v small{font-size:.5em;color:var(--brass-hi)}
.calc-sub{font-size:13px;color:rgba(246,243,236,.65)}
.split-bar{display:flex;height:10px;margin:14px 0 8px;background:rgba(246,243,236,.15)}
.split-bar .p{background:var(--brass-hi)}
.split-legend{display:flex;justify-content:space-between;font-size:12px;color:rgba(246,243,236,.7)}

/* ---------- contacts directory ---------- */
.dir-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,2.6vw,34px);align-items:start}
.dir-col{background:var(--paper);border:1px solid var(--hairline)}
.dir-col h3{padding:22px 26px;border-bottom:1px solid var(--hairline);font-size:24px}
.dir-item{padding:20px 26px;border-bottom:1px solid var(--hairline)}
.dir-item:last-child{border-bottom:0}
.dir-name{font:600 15px/1.4 var(--sans)}
.dir-line{font-size:13.5px;color:var(--muted);margin-top:3px}
.dir-line a{color:var(--teal-deep)}

/* ---------- newsletter article ---------- */
.article{max-width:760px}
.article h3{margin:36px 0 12px}
.article p{font-size:16.5px;line-height:1.8}
.dropcap::first-letter{
  font-family:var(--serif);font-size:64px;line-height:.85;color:var(--brass);
  float:left;padding:6px 12px 0 0;
}

/* ---------- filter bar ---------- */
.filterbar{
  display:flex;gap:14px;flex-wrap:wrap;align-items:center;
  background:var(--paper);border:1px solid var(--hairline);
  padding:18px 22px;margin-bottom:clamp(28px,4vw,44px);
}
.filterbar label{font:700 10.5px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-right:6px}
.filterbar select{
  font:600 13px/1.4 var(--sans);color:var(--ink);background:var(--bone);
  border:1px solid var(--hairline);padding:10px 14px;border-radius:0;outline:none;cursor:pointer;
}
.filterbar select:focus{border-color:var(--brass)}
.filter-count{margin-left:auto;font:600 12px/1 var(--sans);letter-spacing:.1em;text-transform:uppercase;color:var(--teal-deep)}
.lcard.is-hidden{display:none}

/* ---------- footer ---------- */
.site-footer{background:var(--pine);color:rgba(246,243,236,.8)}
.footer-grid{
  display:grid;grid-template-columns:1.4fr 1fr 1fr .9fr .9fr;gap:clamp(28px,4vw,56px);
  padding-top:clamp(56px,7vw,88px);padding-bottom:clamp(40px,5vw,64px);
}
.f-plate{border:1px solid var(--hairline-dark);padding:10px;background:rgba(246,243,236,.03);max-width:280px}
.f-tag{font-family:var(--serif);font-style:italic;font-size:16.5px;color:rgba(246,243,236,.7);margin-top:18px;max-width:300px}
.f-col h4{
  font:700 11px/1 var(--sans);letter-spacing:.22em;text-transform:uppercase;
  color:var(--brass-hi);margin:0 0 18px;
}
.f-col a{display:block;padding:5px 0;font-size:14px;color:rgba(246,243,236,.8);transition:color .2s}
.f-col a:hover{color:var(--brass-hi)}
.f-col address{font-size:14px;line-height:1.8;margin-bottom:10px}
.f-line{display:flex;justify-content:space-between;gap:12px;margin:0 0 6px;font-size:14px}
.f-line span{font:700 10.5px/2 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:rgba(246,243,236,.5)}
.f-line a{color:rgba(246,243,236,.8)}
.f-line a:hover{color:var(--brass-hi)}
.footer-legal{border-top:1px solid var(--hairline-dark);padding-top:28px;padding-bottom:28px}
.footer-legal p{font-size:12px;color:rgba(246,243,236,.5);line-height:1.7;max-width:980px}
.f-preview-note{color:var(--brass-hi) !important;letter-spacing:.06em}
.footer-sunday{border-top:1px solid var(--hairline-dark);text-align:center;padding:18px 0}
.footer-sunday a{font:600 12px/1 var(--sans);letter-spacing:.06em;color:rgba(246,243,236,.65)}
.footer-sunday a:hover{color:var(--brass-hi)}

/* ---------- reveals ---------- */
.reveal{opacity:0;transform:translateY(22px);transition:opacity .7s var(--ease),transform .7s var(--ease)}
.reveal.is-in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){
  .reveal{opacity:1;transform:none;transition:none}
  html{scroll-behavior:auto}
}

/* ---------- responsive ---------- */
@media (max-width:1080px){
  .cards,.cards--4{grid-template-columns:repeat(2,1fr)}
  .team-grid{grid-template-columns:repeat(2,1fr)}
  .quote-cards,.res-grid,.dir-grid{grid-template-columns:repeat(2,1fr)}
  .footer-grid{grid-template-columns:1fr 1fr}
  .intro-grid{grid-template-columns:1fr}
  .intro-facts{border-left:0;padding-left:0;flex-direction:row;flex-wrap:wrap;gap:36px;border-top:1px solid var(--hairline);padding-top:32px}
  .calc-grid{grid-template-columns:1fr}
  .calc-results{position:static}
  .ledger-block{grid-template-columns:1fr;gap:16px}
}
@media (max-width:880px){
  .nav{display:none}
  .nav-toggle{display:block}
  .topbar-note{display:none}
  .topbar-in{justify-content:center}
  .topbar-links a[href^="https"],.topbar-links .tb-sep:nth-of-type(2){display:none}
  .agent,.agent:nth-child(even){grid-template-columns:1fr}
  .agent:nth-child(even) .agent-media{order:0}
  .agent-media{max-width:380px}
  .quickstrip-in{grid-template-columns:1fr 1fr}
  .quickstrip a{border-top:1px solid var(--hairline-dark)}
  .step{grid-template-columns:1fr;gap:10px}
  .form-grid{grid-template-columns:1fr}
  .hero-band-in{flex-direction:column;align-items:flex-start}
  .hb-right{margin-right:0;width:100%;max-width:360px}
  .hb-badge{display:none}
}
@media (max-width:620px){
  .cards,.cards--4,.quote-cards,.res-grid,.dir-grid,.team-grid{grid-template-columns:1fr}
  .footer-grid{grid-template-columns:1fr}
  .section-head{flex-direction:column;align-items:flex-start}
  .filterbar{gap:10px}
  .filter-count{margin-left:0;width:100%}
}