/* Layout concept: a clean civic-blue listing sheet. Wide condensed headings, generous white space,
   one red action color reserved for "book" buttons, light blue bands to separate sections. */
:root {
  --ink: #0e2a47;        /* headings, dark band */
  --text: #33465b;       /* body copy */
  --muted: #5d6f84;
  --paper: #ffffff;
  --band: #eef3f8;       /* alternating section background */
  --line: #d3dde8;
  --action: #c8102e;     /* RE/MAX red, booking buttons only */
  --action-dark: #a00d25;
  --on-dark: #e8eef5;
  --f-display: "Archivo", "Arial Narrow", "Helvetica Neue", Arial, sans-serif;
  --f-body: "Public Sans", "Segoe UI", Helvetica, Arial, sans-serif;
  --s1: .5rem; --s2: 1rem; --s3: 1.5rem; --s4: 2.5rem; --s5: 4rem;
  --maxw: 72rem;
  color-scheme: light;
}
* { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; }
body { margin: 0; background: var(--paper); color: var(--text); font: 400 1.0625rem/1.65 var(--f-body); }
img { max-width: 100%; height: auto; display: block; }
a { color: var(--ink); text-underline-offset: 3px; }
a:focus-visible, .btn:focus-visible, summary:focus-visible { outline: 3px solid var(--action); outline-offset: 3px; }
h1, h2, h3 { font-family: var(--f-display); color: var(--ink); line-height: 1.08; text-wrap: balance; margin: 0 0 var(--s2); font-stretch: 85%; }
h1 { font-size: clamp(2.3rem, 5.4vw, 4rem); font-weight: 800; letter-spacing: -.01em; }
h2 { font-size: clamp(1.6rem, 3.2vw, 2.3rem); font-weight: 700; }
h3 { font-size: 1.2rem; font-weight: 700; font-stretch: 90%; }
p { margin: 0 0 var(--s2); }
.wrap { max-width: var(--maxw); margin: 0 auto; padding-left: max(16px, env(safe-area-inset-left, 0px)); padding-right: max(16px, env(safe-area-inset-right, 0px)); }
.pad { padding-block: var(--s5); }
.pad-b { padding-block: 0 var(--s5); }
.band { background: var(--band); }
.eyebrow { font: 700 .78rem/1.3 var(--f-body); letter-spacing: .12em; text-transform: uppercase; color: var(--action); margin-bottom: var(--s1); }
.eyebrow a { color: inherit; }
.lede { font-size: 1.2rem; max-width: 40rem; color: var(--text); }
.prose { max-width: 40rem; }
.small { font-size: .9rem; color: var(--muted); }
.text-link { font-weight: 600; color: var(--ink); }

/* buttons */
.btn { display: inline-flex; align-items: center; justify-content: center; min-height: 48px; padding: .7rem 1.4rem; border-radius: 4px;
  background: var(--action); color: #fff; font: 700 1rem/1.2 var(--f-body); text-decoration: none; border: 2px solid var(--action); transition: background .15s; }
.btn:hover { background: var(--action-dark); border-color: var(--action-dark); }
.btn-ghost { background: transparent; color: var(--ink); border-color: var(--ink); }
.btn-ghost:hover { background: var(--ink); color: #fff; border-color: var(--ink); }
.btn-sm { min-height: 40px; padding: .45rem 1rem; font-size: .92rem; }
.cta-actions { display: flex; flex-wrap: wrap; gap: var(--s2); margin-top: var(--s3); }

/* header */
.site-head { position: sticky; top: env(safe-area-inset-top, 0px); z-index: 20; background: var(--paper); border-bottom: 1px solid var(--line); }
body::before { content: ""; position: fixed; inset: 0 0 auto; height: env(safe-area-inset-top, 0px); z-index: 10; background: var(--paper); }
.head-row { display: flex; align-items: center; justify-content: space-between; gap: var(--s2); min-height: 72px; }
.brand { text-decoration: none; display: flex; flex-direction: column; }
.brand-name { font: 800 1.35rem/1 var(--f-display); font-stretch: 80%; color: var(--ink); letter-spacing: .02em; text-transform: uppercase; }
.brand-sub { font-size: .74rem; color: var(--muted); letter-spacing: .04em; }
.site-nav { display: flex; align-items: center; gap: var(--s3); }
.site-nav a:not(.btn) { text-decoration: none; font-weight: 600; font-size: .95rem; color: var(--ink); }
.site-nav a[aria-current="page"]:not(.btn) { color: var(--action); }
.nav-toggle, .nav-burger { display: none; }
@media (max-width: 960px) {
  .nav-burger { display: flex; flex-direction: column; gap: 5px; cursor: pointer; padding: 10px; }
  .nav-burger span { width: 24px; height: 3px; background: var(--ink); border-radius: 2px; }
  .site-nav { display: none; position: absolute; left: 0; right: 0; top: 100%; flex-direction: column; align-items: stretch; gap: 0;
    background: var(--paper); border-bottom: 1px solid var(--line); padding: 0 max(16px, env(safe-area-inset-right, 0px)) var(--s2) max(16px, env(safe-area-inset-left, 0px)); }
  .site-nav a:not(.btn) { padding: .8rem 0; border-top: 1px solid var(--line); }
  .site-nav .btn { margin-top: var(--s2); }
  .nav-toggle:checked ~ .site-nav { display: flex; }
}

/* hero */
.hero { padding-block: var(--s4) var(--s5); background: linear-gradient(180deg, var(--band) 0, var(--paper) 100%); }
.hero-grid { display: grid; grid-template-columns: minmax(0, 1.25fr) minmax(0, .75fr); gap: var(--s5); align-items: center; }
.proof { list-style: none; padding: 0; margin: var(--s4) 0 0; display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: var(--s2); border-top: 1px solid var(--line); padding-top: var(--s3); }
.proof li { display: flex; flex-direction: column; }
.proof strong { font: 800 clamp(1.6rem, 3vw, 2.2rem)/1 var(--f-display); font-stretch: 80%; color: var(--ink); font-variant-numeric: tabular-nums; }
.proof span { font-size: .88rem; color: var(--muted); margin-top: .3rem; }
.portrait { margin: 0; }
.portrait img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; border-radius: 4px; }
.portrait figcaption { margin-top: var(--s1); font: 700 1rem/1.4 var(--f-display); color: var(--ink); }
.portrait figcaption span { font: 400 .85rem var(--f-body); color: var(--muted); }
.portrait-sm { max-width: 22rem; }

/* sections */
.split { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1.3fr); gap: var(--s5); align-items: start; }
.steps { list-style: none; counter-reset: s; padding: 0; margin: var(--s4) 0; display: grid; grid-template-columns: repeat(5, minmax(0, 1fr)); gap: var(--s3); }
.steps li { counter-increment: s; border-top: 3px solid var(--ink); padding-top: var(--s2); min-width: 0; }
.steps li::before { content: "Step " counter(s); display: block; font: 700 .75rem var(--f-body); letter-spacing: .1em; text-transform: uppercase; color: var(--action); margin-bottom: .4rem; }
.steps p { font-size: .95rem; margin: 0; }
.quotes { display: grid; grid-template-columns: repeat(auto-fit, minmax(16rem, 1fr)); gap: var(--s3); margin: var(--s3) 0; }
.quote { margin: 0; padding: var(--s3); border: 1px solid var(--line); border-radius: 4px; background: var(--paper); }
.quote blockquote { margin: 0 0 var(--s2); font: 600 1.2rem/1.45 var(--f-body); color: var(--ink); }
.quote figcaption { font-weight: 700; color: var(--ink); display: flex; flex-direction: column; }
.quote figcaption span { font-weight: 400; font-size: .88rem; color: var(--muted); }
.chips { display: flex; flex-wrap: wrap; gap: var(--s1); margin-top: var(--s3); }
.town-chip { padding: .55rem 1rem; border: 1px solid var(--ink); border-radius: 999px; text-decoration: none; font-weight: 600; background: var(--paper); }
.town-chip:hover { background: var(--ink); color: #fff; }
.band-dark { background: var(--ink); color: var(--on-dark); }
.band-dark h2 { color: #fff; }
.cta-band { display: grid; grid-template-columns: minmax(0, 1.4fr) auto; gap: var(--s4); align-items: center; padding-block: var(--s5); }
.cta-band .cta-actions { margin: 0; }
.band-dark .btn-ghost { color: #fff; border-color: #fff; }
.band-dark .btn-ghost:hover { background: #fff; color: var(--ink); }
.page-head { padding-bottom: var(--s4); }
.checklist { padding: 0; list-style: none; display: grid; gap: var(--s2); max-width: 46rem; }
.checklist li { padding-left: 1.8rem; position: relative; }
.checklist li::before { content: ""; position: absolute; left: 0; top: .45em; width: 1rem; height: .55rem; border-left: 3px solid var(--action); border-bottom: 3px solid var(--action); transform: rotate(-45deg); }
.faq { max-width: 48rem; display: grid; gap: var(--s1); margin: var(--s3) 0; }
.faq details { background: var(--paper); border: 1px solid var(--line); border-radius: 4px; }
.faq summary { cursor: pointer; padding: var(--s2) var(--s3); font: 700 1.08rem/1.35 var(--f-body); color: var(--ink); list-style: none; display: flex; justify-content: space-between; gap: var(--s2); }
.faq summary::after { content: "+"; font-size: 1.4rem; line-height: 1; color: var(--action); }
.faq details[open] summary::after { content: "−"; }
.faq-a { padding: 0 var(--s3) var(--s2); }

/* embeds */
.form-wrap { display: grid; grid-template-columns: minmax(0, 1.6fr) minmax(0, 1fr); gap: var(--s4); align-items: start; }
.jotform { width: 100%; min-height: 900px; border: 0; }
.side-note { padding: var(--s3); background: var(--band); border-radius: 4px; }
.side-note h2 { font-size: 1.4rem; }
.embed-stand-in { border: 2px dashed var(--line); border-radius: 4px; padding: var(--s4); background: var(--band); }
.alt-options { margin-top: var(--s3); display: grid; gap: var(--s1); }
.alt-options p { margin: 0; }

/* lists & grids */
.sold-list { list-style: none; padding: 0; margin: 0 0 var(--s3); border-top: 1px solid var(--line); }
.sold-list li { display: grid; grid-template-columns: minmax(0, 1.4fr) minmax(0, 1fr) auto; gap: var(--s2); padding: var(--s2) 0; border-bottom: 1px solid var(--line); align-items: center; }
.sold-list .addr { font: 700 1.15rem var(--f-display); color: var(--ink); }
.sold-list .tag { font: 700 .72rem var(--f-body); letter-spacing: .1em; text-transform: uppercase; color: #fff; background: var(--action); padding: .25rem .6rem; border-radius: 3px; }
.res-grid, .town-grid, .contact-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(17rem, 1fr)); gap: var(--s3); }
.res, .town-card, .contact-card { padding: var(--s3); border: 1px solid var(--line); border-radius: 4px; min-width: 0; }
.res h2, .town-card h2 { font-size: 1.35rem; }
.town-card { text-decoration: none; color: var(--text); display: flex; flex-direction: column; }
.town-card:hover { border-color: var(--ink); }
.town-card .text-link { margin-top: auto; }
.contact-card .big { font: 700 1.3rem var(--f-display); overflow-wrap: anywhere; }

/* footer */
.site-foot { background: #0a1f35; color: var(--on-dark); padding-block: var(--s5) var(--s3); font-size: .93rem; }
.site-foot a { color: #fff; }
.foot-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: var(--s4); }
.foot-name { font: 800 1.2rem var(--f-display); color: #fff; }
.foot-h { font-weight: 700; letter-spacing: .1em; text-transform: uppercase; font-size: .75rem; color: #9fb3c8; margin-bottom: .4rem; }
.foot-legal { display: flex; gap: var(--s2); align-items: flex-start; border-top: 1px solid #23415f; margin-top: var(--s4); padding-top: var(--s3); font-size: .82rem; color: #b5c4d4; }
.foot-legal p { margin: 0; }
.eho { width: 40px; height: 40px; flex: none; color: #fff; }

@media (max-width: 960px) {
  .hero-grid, .split, .form-wrap, .cta-band, .foot-grid { grid-template-columns: minmax(0, 1fr); gap: var(--s4); }
  .portrait { max-width: 22rem; }
  .steps { grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); }
}
@media (max-width: 560px) {
  .pad { padding-block: var(--s4); }
  .steps { grid-template-columns: minmax(0, 1fr); }
  .proof { grid-template-columns: minmax(0, 1fr); gap: var(--s2); }
  .sold-list li { grid-template-columns: minmax(0, 1fr) auto; }
  .sold-list .town { grid-column: 1; font-size: .9rem; }
  .sold-list .tag { grid-row: 1; grid-column: 2; }
}
@media (prefers-reduced-motion: reduce) { * { transition: none !important; } }

/* photos */
.photo { width: 100%; border-radius: 4px; object-fit: cover; margin-top: var(--s3); }
.hero-photo { margin: 0; }
.hero-photo img { width: 100%; aspect-ratio: 5 / 4; object-fit: cover; object-position: 66% 50%; border-radius: 4px; box-shadow: 0 18px 40px -24px rgba(14, 42, 71, .55); }
.hero-grid { grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); }
.head-split { display: grid; grid-template-columns: minmax(0, 1.2fr) minmax(0, 1fr); gap: var(--s4); align-items: center; }
.head-split .photo { margin: 0; aspect-ratio: 4 / 3; }
.story-photos { display: grid; gap: var(--s3); align-content: start; max-width: 22rem; }
.sold-split { display: grid; grid-template-columns: minmax(0, 1.5fr) minmax(0, 1fr); gap: var(--s4); align-items: start; }
.call-note { display: grid; grid-template-columns: minmax(0, 14rem) minmax(0, 1fr); gap: var(--s3); align-items: center; margin-top: var(--s4); max-width: 44rem; }
.call-note .photo { margin: 0; aspect-ratio: 3 / 4; }
.contact-photo { max-width: 14rem; }
.feature-quote { margin: var(--s3) 0; padding: var(--s4); background: var(--band); border-radius: 4px; max-width: 52rem; }
.feature-quote blockquote { margin: 0 0 var(--s2); }
.feature-quote .pull { font: 700 clamp(1.4rem, 2.6vw, 1.9rem)/1.25 var(--f-display); font-stretch: 88%; color: var(--ink); }
.feature-quote figcaption { font-weight: 700; color: var(--ink); display: flex; flex-direction: column; }
.feature-quote figcaption span { font-weight: 400; font-size: .88rem; color: var(--muted); }
@media (max-width: 960px) {
  .hero-grid, .head-split, .sold-split { grid-template-columns: minmax(0, 1fr); }
  .call-note { grid-template-columns: minmax(0, 9rem) minmax(0, 1fr); }
}
@media (max-width: 560px) { .feature-quote { padding: var(--s3); } }

/* problem / answer cards */
.problems { display: grid; grid-template-columns: repeat(auto-fit, minmax(19rem, 1fr)); gap: var(--s3); margin-top: var(--s4); }
.problem { padding: var(--s3); border: 1px solid var(--line); border-radius: 4px; min-width: 0; }
.problem h3 { font: 700 1.2rem/1.3 var(--f-display); font-stretch: 90%; color: var(--ink); }
.problem p { margin: 0; }
.band .feature-quote { background: var(--paper); }
.band .quote { background: var(--paper); }

/* simplified home */
.ticks { list-style: none; padding: 0; margin: var(--s3) 0 0; display: flex; flex-wrap: wrap; gap: var(--s1) var(--s3); font-size: .95rem; color: var(--muted); }
.ticks li { padding-left: 1.4rem; position: relative; }
.ticks li::before { content: ""; position: absolute; left: 0; top: .4em; width: .8rem; height: .45rem; border-left: 2px solid var(--action); border-bottom: 2px solid var(--action); transform: rotate(-45deg); }
.stakes { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: var(--s3); margin-top: var(--s3); }
.stake { border-top: 3px solid var(--action); padding-top: var(--s2); min-width: 0; }
.stake h3 { font-size: 1.35rem; }
.stake p { margin: 0; }
.stake-answer { margin-top: var(--s4); font-size: 1.2rem; font-weight: 600; color: var(--ink); }
.steps-3 { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.steps-3 h3 { font-size: 1.4rem; }
.steps-3 p { font-size: 1.02rem; }
.value-strip { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: var(--s5); align-items: center; }
.value-strip .photo { margin: 0; aspect-ratio: 4 / 3; }
@media (max-width: 760px) {
  .stakes, .steps-3, .value-strip { grid-template-columns: minmax(0, 1fr); gap: var(--s3); }
}
.signoff { font: 700 1.3rem var(--f-display); color: var(--ink); font-style: italic; }