:root {
    --navy: #071a35;
    --navy-light: #123d70;
    --gold: #c9a04d;
    --gold-dark: #9f792d;
    --ice: #eef5fb;
    --white: #ffffff;
    --text: #142033;
    --muted: #687385;
    --border: rgba(255, 255, 255, 0.56);
    --shadow: 0 18px 48px rgba(5, 25, 53, 0.13);
    --glass: rgba(255, 255, 255, 0.68);
    --glass-strong: rgba(255, 255, 255, 0.84);
    --crystal-border: rgba(255, 255, 255, 0.88);
}

/* BNYMLS IDX search */
.idx-hero {
    min-height: 510px;
    background:
        linear-gradient(115deg, rgba(5, 29, 57, .78), rgba(16, 58, 92, .34)),
        url('assets/metro-hero-bright-v2.png') center 58% / cover no-repeat;
}

.idx-hero .inner-hero-content {
    max-width: 850px;
}

.idx-hero-actions {
    display: flex;
    flex-wrap: wrap;
    justify-content: center;
    gap: 14px;
    margin-top: 28px;
}

.idx-section {
    padding: 86px 0 105px;
    background:
        radial-gradient(circle at 8% 10%, rgba(151, 207, 241, .26), transparent 30%),
        radial-gradient(circle at 92% 14%, rgba(219, 182, 94, .18), transparent 28%),
        linear-gradient(135deg, #f6fbff 0%, #ffffff 48%, #fdfaf2 100%);
}

.idx-heading {
    display: flex;
    align-items: flex-end;
    justify-content: space-between;
    gap: 34px;
    margin-bottom: 30px;
}

.idx-heading h2 {
    margin: 8px 0 12px;
    color: var(--navy);
    font-family: Georgia, 'Times New Roman', serif;
    font-size: clamp(2.25rem, 4vw, 4rem);
    line-height: 1.04;
}

.idx-heading > div > p:last-child {
    max-width: 820px;
    color: var(--muted);
    font-size: 1.02rem;
}

.idx-live-badge {
    flex: 0 0 auto;
    display: inline-flex;
    align-items: center;
    gap: 9px;
    padding: 11px 17px;
    border: 1px solid rgba(21, 76, 116, .13);
    border-radius: 999px;
    color: var(--navy);
    background: rgba(255, 255, 255, .84);
    box-shadow: 0 12px 30px rgba(10, 42, 71, .09);
    font-size: .82rem;
    font-weight: 700;
}

.idx-live-badge i {
    color: #36a568;
    font-size: .58rem;
    filter: drop-shadow(0 0 5px rgba(54, 165, 104, .55));
}

.idx-shell {
    padding: 14px;
    border-radius: 28px;
    background: rgba(255, 255, 255, .78);
    box-shadow: 0 28px 80px rgba(11, 43, 73, .15);
}

.idx-frame-wrap {
    height: clamp(850px, 82vh, 1180px);
    min-height: 850px;
    overflow: hidden;
    border: 1px solid rgba(14, 55, 91, .12);
    border-radius: 20px;
    background: #fff;
}

.idx-frame-wrap iframe {
    display: block;
    width: 100%;
    height: 100%;
    border: 0;
    background: #fff;
}

.idx-fallback {
    margin: 13px 8px 2px;
    color: var(--muted);
    text-align: center;
    font-size: .82rem;
}

.idx-fallback a,
.idx-support-card a {
    color: var(--navy);
    font-weight: 700;
    text-decoration: none;
}

.idx-fallback a:hover,
.idx-support-card a:hover {
    color: var(--gold-dark);
}

.idx-support-grid {
    display: grid;
    grid-template-columns: repeat(2, minmax(0, 1fr));
    gap: 24px;
    margin-top: 28px;
}

.idx-support-card {
    padding: 29px;
    border-radius: 22px;
}

.idx-support-card > i {
    display: grid;
    width: 48px;
    height: 48px;
    margin-bottom: 18px;
    place-items: center;
    border-radius: 15px;
    color: #fff;
    background: linear-gradient(135deg, var(--gold), var(--gold-dark));
    box-shadow: 0 12px 28px rgba(180, 135, 43, .25);
}

.idx-support-card h3 {
    margin-bottom: 8px;
    color: var(--navy);
    font-size: 1.25rem;
}

.idx-support-card p {
    margin-bottom: 15px;
    color: var(--muted);
}

.idx-disclaimer {
    max-width: 1040px;
    margin: 28px auto 0;
    color: #69798b;
    text-align: center;
    font-size: .78rem;
    line-height: 1.7;
}

.property-search-hero {
    background:
        linear-gradient(115deg, rgba(5, 29, 57, .72), rgba(16, 58, 92, .27)),
        url('assets/metro-hero-bright-v2.png') center 52% / cover no-repeat;
}

.idx-page-switcher {
    display: grid;
    grid-template-columns: repeat(2, minmax(0, 1fr));
    gap: 14px;
    margin-bottom: 20px;
}

.idx-page-switcher a {
    display: flex;
    align-items: center;
    gap: 14px;
    padding: 17px 20px;
    border: 1px solid rgba(11, 55, 91, .12);
    border-radius: 16px;
    color: var(--navy);
    background: rgba(255,255,255,.72);
    box-shadow: 0 12px 32px rgba(10,42,71,.08), inset 0 1px 0 #fff;
    text-decoration: none;
    transition: transform .22s ease, box-shadow .22s ease, color .22s ease, background .22s ease;
}

.idx-page-switcher a:hover,
.idx-page-switcher a:focus-visible {
    transform: translateY(-3px);
    box-shadow: 0 18px 38px rgba(10,42,71,.14), inset 0 1px 0 #fff;
}

.idx-page-switcher a:focus-visible { outline: 3px solid rgba(201,160,77,.35); outline-offset: 3px; }

.idx-page-switcher a.active {
    color: #fff;
    border-color: rgba(255,255,255,.2);
    background: linear-gradient(135deg, #174d7c, var(--navy));
    box-shadow: 0 18px 40px rgba(7,26,53,.22), inset 0 1px 0 rgba(255,255,255,.17);
}

.idx-page-switcher i {
    width: 43px;
    height: 43px;
    flex: 0 0 43px;
    display: grid;
    place-items: center;
    border-radius: 13px;
    color: #fff;
    background: linear-gradient(135deg, var(--gold), var(--gold-dark));
}

.idx-page-switcher span { display: grid; gap: 2px; }
.idx-page-switcher strong { font-size: .95rem; }
.idx-page-switcher small { color: var(--muted); font-size: .76rem; }
.idx-page-switcher a.active small { color: rgba(255,255,255,.7); }
.idx-search-frame-wrap { height: clamp(900px, 88vh, 1250px); min-height: 900px; }

@media (max-width: 820px) {
    .idx-heading {
        align-items: flex-start;
        flex-direction: column;
        gap: 18px;
    }

    .idx-frame-wrap {
        height: 980px;
        min-height: 980px;
    }

    .idx-support-grid {
        grid-template-columns: 1fr;
    }

    .idx-page-switcher { grid-template-columns: 1fr; }
    .idx-search-frame-wrap { height: 1080px; min-height: 1080px; }
}

@media (max-width: 520px) {
    .idx-section {
        padding: 64px 0 82px;
    }

    .idx-shell {
        padding: 7px;
        border-radius: 20px;
    }

    .idx-frame-wrap {
        height: 1050px;
        min-height: 1050px;
        border-radius: 15px;
    }

    .idx-search-frame-wrap { height: 1180px; min-height: 1180px; }

    .idx-hero-actions .btn-main,
    .idx-hero-actions .btn-secondary {
        width: 100%;
    }
}

* { margin: 0; padding: 0; box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 84px; }
body {
    font-family: "Noto Sans SC", sans-serif; line-height: 1.65; color: var(--text);
    background:
        radial-gradient(circle at 8% 14%, rgba(170, 215, 245, .34), transparent 27rem),
        radial-gradient(circle at 92% 30%, rgba(230, 198, 119, .17), transparent 25rem),
        linear-gradient(180deg, #fbfdff, #eff6fb 52%, #f8fbfe);
    background-attachment: fixed;
}
body.menu-open { overflow: hidden; }
button, input, textarea { font: inherit; }
img, video { max-width: 100%; }
a:focus-visible, button:focus-visible, input:focus-visible, textarea:focus-visible { outline: 3px solid rgba(201, 160, 77, 0.46); outline-offset: 3px; }
.container { width: min(1240px, calc(100% - 40px)); margin: 0 auto; }
.centered { text-align: center; }

.navbar {
    position: sticky; top: 0; z-index: 1000; height: 84px; display: flex; align-items: center;
    background: rgba(248, 251, 255, 0.82); border-bottom: 1px solid rgba(255, 255, 255, 0.8);
    box-shadow: 0 7px 30px rgba(5, 25, 53, 0.08); backdrop-filter: blur(20px) saturate(175%);
    transition: height .28s ease, background .28s ease, box-shadow .28s ease;
}
.navbar.is-scrolled { background: rgba(255,255,255,.92); box-shadow: 0 14px 42px rgba(5,25,53,.14); }
.navbar .container { display: flex; justify-content: space-between; align-items: center; gap: 24px; }
.logo { display: flex; align-items: center; color: var(--navy); text-decoration: none; min-width: 228px; }
.brand-logo {
    width: 222px; height: 72px; display: block; object-fit: cover; object-position: center 48%;
    border: 0; border-radius: 0; background: transparent; box-shadow: none;
    mix-blend-mode: multiply; filter: contrast(1.055) saturate(1.04);
    transition: transform .25s ease, filter .25s ease;
}
.logo:hover .brand-logo { transform: translateY(-1px) scale(1.018); filter: contrast(1.08) saturate(1.09); }
.brand-video { width: 58px; height: 58px; border-radius: 50%; object-fit: cover; background: #fff; box-shadow: 0 6px 20px rgba(5, 25, 53, 0.12); }
.brand-name { font-family: Georgia, serif; font-size: 1.25rem; font-weight: 700; letter-spacing: 0.11em; line-height: 1.1; }
.brand-name small { display: block; margin-top: 5px; color: var(--gold-dark); font-family: "Noto Sans SC", sans-serif; font-size: 0.69rem; letter-spacing: 0.28em; }
.nav-links { display: flex; align-items: center; gap: clamp(13px, 1.35vw, 20px); list-style: none; }
.nav-links a { color: var(--text); font-size: 0.93rem; font-weight: 500; text-decoration: none; transition: color .2s ease; }
.nav-links a:hover { color: var(--gold-dark); }
.nav-links .btn-nav { padding: 10px 23px; border-radius: 999px; color: #fff; background: linear-gradient(135deg, var(--gold), var(--gold-dark)); box-shadow: 0 8px 22px rgba(159, 121, 45, 0.22); }
.nav-links .btn-nav:hover { color: #fff; }
.nav-links .language-switch {
    display: inline-grid; place-items: center; min-width: 48px; min-height: 38px; padding: 7px 12px;
    border: 1px solid rgba(7, 26, 53, .16); border-radius: 999px; color: var(--navy); background: rgba(255,255,255,.66);
    font-size: .78rem; font-weight: 700; letter-spacing: .04em;
}
.nav-links a[aria-current="page"] { color: var(--gold-dark); }
.menu-icon { display: none; width: 44px; height: 44px; border: 0; color: var(--navy); background: transparent; font-size: 22px; cursor: pointer; }

.hero {
    position: relative; isolation: isolate; overflow: hidden;
    min-height: calc(100vh - 84px); min-height: calc(100svh - 84px); display: grid; place-items: center; padding: 90px 20px;
    background-image: url("assets/metro-hero-bright-v2.png");
    background-position: calc(50% + var(--hero-x, 0px)) calc(50% + var(--hero-y, 0px)); background-size: cover;
    color: var(--navy); text-align: center;
    transition: background-position .22s ease-out;
}
.hero::after {
    content: ""; position: absolute; inset: 0; z-index: -1;
    background:
        linear-gradient(100deg, rgba(246,251,255,.55), rgba(255,255,255,.12)),
        radial-gradient(circle at 50% 48%, rgba(255,255,255,.18), transparent 44%);
}
.hero-content { position: relative; z-index: 1; transform: translate3d(var(--content-x, 0px), var(--content-y, 0px), 0); transition: transform .22s ease-out; }
.glass-panel {
    position: relative; isolation: isolate; overflow: hidden; max-width: 820px;
    padding: clamp(34px, 6vw, 62px); border: 1px solid var(--crystal-border); border-radius: 32px;
    background: linear-gradient(145deg, rgba(255,255,255,.84), rgba(231,244,253,.57));
    box-shadow: 0 30px 74px rgba(11,44,79,.18), inset 0 1px 0 #fff; backdrop-filter: blur(19px) saturate(155%);
}
.glass-panel::before {
    content: ""; position: absolute; inset: 0; z-index: -1; pointer-events: none;
    background: linear-gradient(118deg, rgba(255,255,255,.7), transparent 36%, rgba(255,255,255,.25) 64%, transparent);
}
.eyebrow { margin-bottom: 18px; color: var(--gold-dark); font-size: .78rem; font-weight: 700; letter-spacing: .22em; }
.eyebrow.dark { color: var(--gold-dark); }
.hero-title, .hero-content h1 {
    margin-bottom: 20px;
    font-size: clamp(1.72rem, 4vw, 2.8rem);
    line-height: 1.18;
    letter-spacing: .04em;
}
.hero-title {
    white-space: nowrap;
}
.hero-description { max-width: 700px; margin: 0 auto 34px; color: #40546a; font-size: clamp(1rem, 2vw, 1.18rem); }
.hero-actions { display: flex; justify-content: center; flex-wrap: wrap; gap: 14px; }
.btn-main, .btn-secondary { display: inline-flex; justify-content: center; align-items: center; min-height: 52px; padding: 13px 34px; border: 0; border-radius: 999px; font-size: 1rem; text-decoration: none; cursor: pointer; transform: translate(var(--magnet-x, 0px), var(--magnet-y, 0px)); transition: transform .2s ease-out, box-shadow .24s ease; }
.btn-main { color: #fff; background: linear-gradient(135deg, #d8b765, var(--gold-dark)); box-shadow: 0 12px 27px rgba(201,160,77,.28); }
.btn-secondary { color: var(--navy); border: 1px solid rgba(7,26,53,.22); background: rgba(255,255,255,.56); backdrop-filter: blur(10px); }
.btn-main:hover, .btn-secondary:hover { transform: translate(var(--magnet-x, 0px), calc(var(--magnet-y, 0px) - 3px)); box-shadow: 0 16px 30px rgba(0,0,0,.2); }

.journey-section, .properties-section, .service-area-section, .service-detail-section, .team-section, .about-section, .contact-section, .process-section, .comparison-section, .lead-section, .resources-section { padding: 104px 0; }
.journey-section { background: linear-gradient(180deg, rgba(249,252,255,.84), rgba(232,244,252,.76)); }
.properties-section, .contact-section { background: rgba(249,252,255,.7); }
.team-section { background: linear-gradient(180deg, rgba(230,243,252,.78), rgba(250,252,255,.78)); }
.section-title { margin-bottom: 12px; color: var(--navy); font-size: clamp(2rem, 4vw, 2.75rem); line-height: 1.25; text-align: center; }
.section-subtitle { max-width: 720px; margin: 0 auto 42px; color: var(--muted); text-align: center; }
.properties-section .section-subtitle { max-width: 960px; text-wrap: balance; }
.filter-bar { display: flex; justify-content: center; flex-wrap: wrap; gap: 11px; margin-bottom: 42px; }
.filter-btn { min-width: 86px; padding: 9px 22px; border: 1px solid rgba(7,26,53,.12); border-radius: 999px; color: var(--text); background: rgba(255,255,255,.68); box-shadow: inset 0 1px 0 rgba(255,255,255,.8); cursor: pointer; backdrop-filter: blur(12px); transition: all .2s ease; }
.filter-btn:hover, .filter-btn.active { border-color: var(--gold); color: #fff; background: linear-gradient(135deg, var(--gold), var(--gold-dark)); }
.crystal-card {
    position: relative; isolation: isolate; overflow: hidden; border: 1px solid var(--crystal-border);
    background: linear-gradient(145deg, rgba(255,255,255,.91), rgba(224,241,252,.64));
    box-shadow: var(--shadow), inset 0 1px 0 #fff; backdrop-filter: blur(17px) saturate(145%);
}

.journey-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 28px; }
.journey-card {
    position: relative; isolation: isolate; overflow: hidden; min-height: 470px; display: flex; align-items: flex-end;
    padding: clamp(30px, 5vw, 54px); border-radius: 28px; color: #fff; background-position: center; background-size: cover;
    box-shadow: 0 26px 60px rgba(5,25,53,.18); transition: transform .3s ease, box-shadow .3s ease;
}
.journey-card:hover { transform: translateY(-7px); box-shadow: 0 32px 72px rgba(5,25,53,.25); }
.journey-buy { background-image: url("https://images.unsplash.com/photo-1564013799919-ab600027ffc6?auto=format&fit=crop&w=1100&q=85"); }
.journey-sell { background-image: url("https://images.unsplash.com/photo-1560518883-ce09059eeffa?auto=format&fit=crop&w=1100&q=85"); }
.journey-overlay { position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg, rgba(3,16,35,.1), rgba(3,16,35,.9)); }
.journey-content {
    max-width: 520px; padding: 28px; border: 1px solid rgba(255,255,255,.25); border-radius: 22px;
    background: linear-gradient(145deg, rgba(3,20,42,.56), rgba(23,56,91,.28));
    box-shadow: inset 0 1px 0 rgba(255,255,255,.2); backdrop-filter: blur(11px);
}
.journey-kicker { display: inline-block; margin-bottom: 13px; color: #f5d58f; font-size: .78rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; }
.journey-content h3 { margin-bottom: 14px; font-family: Georgia, serif; font-size: clamp(2rem, 4vw, 3.3rem); line-height: 1.04; }
.journey-content p { min-height: 78px; margin-bottom: 27px; color: rgba(255,255,255,.86); }
.journey-content .btn-main { gap: 10px; }

.inner-hero {
    min-height: 590px; display: grid; place-items: center; position: relative; isolation: isolate; padding: 90px 0; color: var(--navy);
    background-position: center; background-size: cover; text-align: center;
}
.inner-hero::before { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(100deg, rgba(244,250,255,.72), rgba(255,255,255,.24)); }
.buyer-hero { background-image: url("https://images.unsplash.com/photo-1600585154340-be6161a56a0c?auto=format&fit=crop&w=1800&q=88"); }
.seller-hero { background-image: url("https://images.unsplash.com/photo-1600607687939-ce8a6c25118c?auto=format&fit=crop&w=1800&q=88"); }
.resources-hero {
    min-height: 500px;
    background-image:
        linear-gradient(135deg, rgba(235,247,255,.82), rgba(255,255,255,.75) 50%, rgba(248,235,203,.68)),
        url("assets/service-area-map.svg"),
        radial-gradient(circle at 22% 28%, rgba(113,183,224,.48), transparent 23rem),
        radial-gradient(circle at 78% 68%, rgba(221,183,91,.32), transparent 22rem);
    background-position: center, center 48%, center, center;
    background-size: cover, min(1280px, 100%) auto, cover, cover;
    background-repeat: no-repeat;
}
.resources-hero::before { background: linear-gradient(100deg, rgba(244,250,255,.4), rgba(255,255,255,.12)); }
.resources-hero .inner-hero-content { max-width: 1020px; }
.resources-hero .inner-hero-content p:not(.eyebrow) { max-width: 850px; font-size: clamp(1rem, 1.7vw, 1.22rem); text-wrap: balance; }
.inner-hero-content {
    max-width: 880px; padding: clamp(34px,6vw,58px); border: 1px solid var(--crystal-border); border-radius: 30px;
    background: linear-gradient(145deg, rgba(255,255,255,.86), rgba(229,243,252,.62));
    box-shadow: 0 28px 68px rgba(5,25,53,.19), inset 0 1px 0 #fff; backdrop-filter: blur(18px) saturate(150%);
}
.inner-hero h1 { margin-bottom: 20px; font-family: Georgia, "Noto Sans SC", serif; font-size: clamp(3rem, 7vw, 5.7rem); line-height: 1.02; }
.inner-hero p:not(.eyebrow) { max-width: 720px; margin: 0 auto 34px; color: #40546a; font-size: clamp(1.05rem, 2vw, 1.3rem); }
.inner-hero .btn-main { gap: 10px; }

.service-detail-section { position: relative; overflow: hidden; background: linear-gradient(160deg, rgba(248,252,255,.96), rgba(226,242,251,.76) 58%, rgba(248,238,212,.48)); }
.seller-services { background: linear-gradient(155deg, rgba(255,251,242,.91), rgba(233,244,251,.84) 52%, rgba(255,255,255,.92)); }
.service-detail-grid { display: grid; grid-template-columns: repeat(5, minmax(0,1fr)); gap: 20px; }
.service-detail-card { min-height: 245px; padding: 28px 23px; border-radius: 22px; transition: transform .3s ease, box-shadow .3s ease, border-color .3s ease; }
.service-detail-card:hover { transform: translateY(-8px); border-color: #fff; box-shadow: 0 26px 58px rgba(5,25,53,.17), inset 0 1px 0 #fff; }
.service-detail-card > i { width: 52px; height: 52px; display: grid; place-items: center; margin-bottom: 22px; border: 1px solid rgba(255,255,255,.85); border-radius: 16px; color: #fff; background: linear-gradient(135deg, #4b91c1, var(--navy)); box-shadow: 0 13px 27px rgba(18,61,112,.2), inset 0 1px 0 rgba(255,255,255,.28); font-size: 1.18rem; }
.seller-services .service-detail-card > i { background: linear-gradient(135deg, #dfbd68, var(--gold-dark)); box-shadow: 0 13px 27px rgba(159,121,45,.22), inset 0 1px 0 rgba(255,255,255,.32); }
.service-detail-card h3 { margin-bottom: 11px; color: var(--navy); font-size: 1.05rem; line-height: 1.35; }
.service-detail-card p { color: var(--muted); font-size: .86rem; line-height: 1.68; }
.service-disclaimer { max-width: 970px; margin: 28px auto 0; padding: 15px 19px; border: 1px solid rgba(159,121,45,.16); border-radius: 14px; color: #667284; background: rgba(255,255,255,.58); font-size: .78rem; text-align: center; backdrop-filter: blur(10px); }
.service-disclaimer strong { color: var(--navy); }
.service-cta { display: flex; align-items: center; justify-content: space-between; gap: 28px; margin-top: 34px; padding: 30px 34px; border-radius: 23px; }
.service-cta span { color: var(--gold-dark); font-size: .73rem; font-weight: 800; letter-spacing: .18em; }
.service-cta h3 { margin-top: 5px; color: var(--navy); font-size: clamp(1.35rem,2.7vw,2rem); line-height: 1.25; }
.service-cta .btn-main { flex: 0 0 auto; }

.process-section { background: linear-gradient(180deg, rgba(250,252,255,.84), rgba(231,244,252,.78)); }
.process-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 22px; margin-top: 44px; }
.process-card { position: relative; padding: 34px 27px; border-radius: 21px; }
.process-card > span { position: absolute; top: 22px; right: 24px; color: rgba(7,26,53,.12); font-family: Georgia, serif; font-size: 2.1rem; font-weight: 700; }
.process-card > i { width: 54px; height: 54px; display: grid; place-items: center; margin-bottom: 24px; border-radius: 16px; color: #fff; background: linear-gradient(135deg, var(--gold), var(--gold-dark)); font-size: 1.25rem; }
.process-card h3 { margin-bottom: 10px; color: var(--navy); font-size: 1.18rem; }
.process-card p { color: var(--muted); font-size: .92rem; }

.lead-section { background: linear-gradient(135deg, rgba(226,241,251,.8), rgba(255,255,255,.9) 58%, rgba(235,244,251,.82)); }
.lead-layout { display: grid; grid-template-columns: .82fr 1.18fr; align-items: start; gap: clamp(44px, 7vw, 90px); }
.lead-layout > div:first-child { position: sticky; top: 125px; }
.lead-layout h2 { margin-bottom: 18px; color: var(--navy); font-size: clamp(2rem, 4vw, 3rem); line-height: 1.2; }
.lead-layout > div:first-child > p:not(.eyebrow) { color: var(--muted); }
.feature-list { display: grid; gap: 13px; margin-top: 27px; list-style: none; }
.feature-list i { width: 27px; color: var(--gold-dark); }
.compact-form { max-width: none; margin: 0; }
.form-group select { width: 100%; padding: 14px 16px; border: 1px solid rgba(7,26,53,.13); border-radius: 10px; color: var(--text); background: rgba(255,255,255,.78); }
.form-group input.invalid { border-color: #b42318; }

.property-grid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 24px; }
.property-card { --tilt-x: 0deg; --tilt-y: 0deg; --card-lift: 0px; overflow: hidden; display: flex; flex-direction: column; border-radius: 20px; transform: perspective(980px) rotateX(var(--tilt-x)) rotateY(var(--tilt-y)) translateY(var(--card-lift)); transform-style: preserve-3d; will-change: transform; transition: transform .18s ease-out, box-shadow .3s ease; }
.property-card:hover { --card-lift: -8px; box-shadow: 0 24px 55px rgba(5,25,53,.18); }
.team-card:hover { --card-lift: -8px; box-shadow: 0 24px 55px rgba(5,25,53,.18); }
.property-card.is-hidden { display: none; }
.property-img { height: 225px; background-position: calc(50% + var(--image-x, 0px)) calc(50% + var(--image-y, 0px)); background-size: cover; transform: translateZ(18px) scale(1.001); transition: transform .45s ease, background-position .12s ease-out; }
.property-card:hover .property-img { transform: translateZ(18px) scale(1.035); }
.property-img-one { background-image: url("https://images.unsplash.com/photo-1600585154340-be6161a56a0c?auto=format&fit=crop&w=700&q=85"); }
.property-img-two { background-image: url("https://images.unsplash.com/photo-1486406146926-c627a92ad1ab?auto=format&fit=crop&w=700&q=85"); }
.property-img-three { background-image: url("https://images.unsplash.com/photo-1497366754035-f200968a6e72?auto=format&fit=crop&w=700&q=85"); }
.property-img-four { background-image: url("https://images.unsplash.com/photo-1545324418-cc1a3fa10c00?auto=format&fit=crop&w=700&q=85"); }
.property-info { flex: 1; display: flex; flex-direction: column; padding: 25px; transform: translateZ(10px); }
.tag { display: inline-block; margin-bottom: 12px; padding: 5px 13px; border-radius: 999px; color: #75561c; background: #f5e9cf; font-size: .8rem; font-weight: 500; }
.property-info h3 { margin-bottom: 9px; color: var(--navy); font-size: 1.15rem; }
.property-info > p:not(.price) { margin-bottom: 20px; color: var(--muted); font-size: .92rem; }
.property-info i { width: 18px; color: var(--gold-dark); }
.price { margin: 17px 0 11px; color: var(--gold-dark); font-size: 1.05rem; font-weight: 700; }
.details-link { margin-top: auto; color: var(--navy); font-size: .92rem; font-weight: 700; text-decoration: none; }
.details-link:hover { color: var(--gold-dark); }

.team-grid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 24px; }
.team-card { --tilt-x: 0deg; --tilt-y: 0deg; --card-lift: 0px; overflow: hidden; border-radius: 22px; transform: perspective(980px) rotateX(var(--tilt-x)) rotateY(var(--tilt-y)) translateY(var(--card-lift)); transform-style: preserve-3d; will-change: transform; transition: transform .18s ease-out, box-shadow .3s ease; }
.agent-photo { position: relative; height: 280px; overflow: hidden; background: linear-gradient(145deg, #dbe8f4, #f7fbff); }
.agent-photo img { width: 100%; height: 100%; display: block; object-fit: cover; object-position: center top; transform: translate3d(var(--image-x, 0px), var(--image-y, 0px), 0) scale(1.065); transition: transform .14s ease-out; }
.agent-placeholder { width: 100%; height: 100%; display: grid; place-items: center; color: rgba(255,255,255,.84); background: radial-gradient(circle at 30% 20%, #2f659c, var(--navy)); font-family: Georgia, serif; font-size: 3.1rem; letter-spacing: .08em; }
.agent-info { padding: 23px; }
.role-badge { display: inline-block; margin-bottom: 11px; padding: 4px 11px; border-radius: 999px; font-size: .72rem; font-weight: 700; letter-spacing: .04em; }
.role-badge[data-agent-broker] { display: none !important; }
.role-badge[data-agent-broker].is-visible { display: inline-block !important; }
.role-badges { display: flex; align-items: center; flex-wrap: wrap; gap: 7px; }
.role-owner { color: #fff; background: linear-gradient(135deg, #d8b765, var(--gold-dark)); }
.role-broker { color: #fff; background: linear-gradient(135deg, #2f6fa8, var(--navy)); }
.role-associate { color: #fff; background: linear-gradient(135deg, #285d91, var(--navy)); }
.role-salesperson { color: #24415f; background: #dceaf6; }
.agent-info h3 { min-height: 52px; margin-bottom: 12px; color: var(--navy); font-size: 1.08rem; line-height: 1.35; }
.agent-language { display: flex; align-items: center; gap: 8px; margin-bottom: 8px; color: #445b73; font-size: .82rem; font-weight: 600; }
.agent-info a { display: flex; align-items: center; gap: 8px; margin-top: 7px; color: var(--muted); font-size: .82rem; text-decoration: none; min-width: 0; }
.agent-info a span { overflow: hidden; text-overflow: ellipsis; white-space: nowrap; }
.agent-info a:hover { color: var(--gold-dark); }
.agent-info i { width: 15px; flex: 0 0 auto; color: var(--gold-dark); }
.agent-contact-button { position: relative; z-index: 5; width: 100%; min-height: 42px; display: flex; align-items: center; justify-content: center; gap: 8px; margin-top: 17px; padding: 10px 15px; border: 1px solid rgba(159,121,45,.22); border-radius: 999px; color: var(--navy); background: rgba(255,255,255,.68); box-shadow: inset 0 1px 0 #fff; font: inherit; font-size: .82rem; font-weight: 700; cursor: pointer; transform: translate(var(--magnet-x, 0px), var(--magnet-y, 0px)); transition: transform .18s ease-out, color .2s ease, background .2s ease, box-shadow .2s ease; }
.agent-contact-button:hover { color: #fff; background: linear-gradient(135deg, var(--gold), var(--gold-dark)); box-shadow: 0 11px 25px rgba(159,121,45,.24); }
.agent-contact-button:hover i { color: #fff; }

.dialog-open { overflow: hidden; }
.agent-dialog { width: min(980px, calc(100% - 32px)); max-height: min(760px, calc(100vh - 32px)); padding: 0; border: 0; color: var(--text); background: transparent; overflow: visible; }
.agent-dialog::backdrop { background: rgba(5,20,39,.58); backdrop-filter: blur(10px) saturate(125%); }
.agent-dialog[open] { animation: dialogIn .25s ease-out both; }
.agent-dialog-card { min-height: 430px; display: grid; grid-template-columns: minmax(210px, 270px) minmax(260px, 1fr); align-items: center; gap: clamp(24px, 4vw, 44px); padding: clamp(28px, 5vw, 52px); border-radius: 30px; }
.agent-dialog-card.has-qr { grid-template-columns: minmax(190px, 240px) minmax(240px, 1fr) minmax(180px, 220px); }
.agent-dialog-close { position: absolute; z-index: 7; top: 18px; right: 18px; width: 42px; height: 42px; display: grid; place-items: center; border: 1px solid rgba(7,26,53,.13); border-radius: 50%; color: var(--navy); background: rgba(255,255,255,.78); box-shadow: 0 8px 22px rgba(5,25,53,.12); cursor: pointer; }
.agent-dialog-portrait { overflow: hidden; width: 100%; aspect-ratio: 4 / 5; border-radius: 22px; background: linear-gradient(145deg,#dbe8f4,#f7fbff); box-shadow: 0 18px 42px rgba(5,25,53,.16); }
.agent-dialog-portrait img { width: 100%; height: 100%; display: block; object-fit: cover; object-position: center top; }
.agent-dialog-details { min-width: 0; }
.agent-dialog-details h2 { margin: 4px 0 13px; color: var(--navy); font-family: Georgia, "Noto Sans SC", serif; font-size: clamp(1.7rem, 4vw, 2.5rem); line-height: 1.1; }
.agent-dialog-language { margin-bottom: 22px; color: #445b73; font-size: .88rem; font-weight: 600; }
.agent-dialog-language i { margin-right: 7px; color: var(--gold-dark); }
.agent-dialog-actions { display: grid; gap: 10px; }
.agent-dialog-action { width: 100%; min-width: 0; min-height: 44px; display: flex; align-items: center; gap: 10px; padding: 10px 13px; border: 1px solid rgba(7,26,53,.1); border-radius: 12px; color: var(--navy); background: rgba(255,255,255,.62); font: inherit; font-size: .84rem; text-align: left; text-decoration: none; cursor: pointer; }
.agent-dialog-action span { overflow: hidden; text-overflow: ellipsis; white-space: nowrap; }
.agent-dialog-action i { width: 17px; color: var(--gold-dark); }
.agent-dialog-action:hover { border-color: rgba(159,121,45,.35); background: #fff; }
.agent-qr-panel { padding: 17px; border: 1px solid rgba(255,255,255,.92); border-radius: 22px; background: rgba(255,255,255,.66); box-shadow: inset 0 1px 0 #fff; text-align: center; }
.agent-qr-panel[hidden] { display: none; }
.agent-qr-panel img { width: 100%; aspect-ratio: 1; display: block; padding: 8px; border-radius: 13px; background: #fff; object-fit: contain; }
.agent-qr-panel p { margin: 12px 0 9px; color: var(--muted); font-size: .76rem; }
.agent-qr-direct { color: var(--navy); font-size: .78rem; font-weight: 700; text-decoration: none; }

.about-section { background: linear-gradient(135deg, rgba(230,244,252,.82) 0%, rgba(255,255,255,.9) 53%, rgba(235,244,251,.84) 100%); }
.about-content { display: grid; grid-template-columns: 1.08fr .92fr; align-items: center; gap: clamp(42px,7vw,88px); }
.about-text h2 { margin-bottom: 21px; color: var(--navy); font-size: clamp(2rem,4vw,2.8rem); line-height: 1.25; }
.about-text > p:not(.eyebrow) { color: #566477; }
.about-text ul { display: grid; gap: 13px; margin-top: 26px; list-style: none; }
.about-text li { font-weight: 500; }
.about-text li i { width: 27px; color: var(--gold-dark); }
.office-card { display: grid; gap: 7px; margin-top: 27px; padding: 20px 22px; border: 1px solid rgba(255,255,255,.7); border-radius: 16px; background: rgba(255,255,255,.63); box-shadow: 0 12px 35px rgba(5,25,53,.07); backdrop-filter: blur(12px); }
.office-card p { color: #526175; font-size: .9rem; }
.office-card i { width: 23px; color: var(--gold-dark); }
.office-card a { color: inherit; text-decoration: none; }
.about-image { overflow: hidden; border-radius: 26px; background: #fff; }
.about-image img { display: block; width: 100%; aspect-ratio: 1 / 1; object-fit: cover; }

.contact-form { display: grid; grid-template-columns: 1fr 1fr; gap: 21px; max-width: 830px; margin: 0 auto; padding: 38px; border-radius: 23px; }
.form-group { display: flex; flex-direction: column; }
.form-group label { margin-bottom: 8px; color: var(--navy); font-weight: 500; }
.form-group input, .form-group textarea { width: 100%; padding: 14px 16px; border: 1px solid rgba(7,26,53,.13); border-radius: 10px; color: var(--text); background: rgba(255,255,255,.78); transition: border-color .2s ease, box-shadow .2s ease; }
.form-group textarea { resize: vertical; }
.form-group input:focus, .form-group textarea:focus { border-color: var(--gold); box-shadow: 0 0 0 4px rgba(201,160,77,.14); outline: 0; }
.form-group input.invalid { border-color: #b42318; }
.error-message { min-height: 22px; padding-top: 4px; color: #b42318; font-size: .8rem; }
.full-width { grid-column: 1 / -1; }
.contact-form .btn-main { width: 100%; }
.contact-form .btn-main:disabled { opacity: .68; cursor: wait; transform: none; }
.form-status { display: none; padding: 12px 16px; border-radius: 9px; color: #1d6038; background: #e8f7ee; text-align: center; }
.form-status.visible { display: block; }
.form-status.error { color: #8f271f; background: #fff0ee; }

/* Community resources */
.resources-section { overflow: hidden; background: linear-gradient(155deg, rgba(248,252,255,.96), rgba(226,242,251,.76) 58%, rgba(248,238,212,.42)); }
.resource-group + .resource-group { margin-top: 56px; }
.resource-group-heading { margin-bottom: 24px; color: var(--navy); font-size: clamp(1.35rem, 2.8vw, 1.9rem); text-align: center; }
.resource-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 24px; }
.resource-grid.community-news { grid-template-columns: repeat(2, minmax(0, 1fr)); max-width: 820px; margin: 0 auto; }
.resource-card-link { display: block; min-width: 0; height: 100%; border-radius: 24px; color: inherit; text-decoration: none; }
.resource-card { --tilt-x: 0deg; --tilt-y: 0deg; --card-lift: 0px; min-height: 290px; height: 100%; display: flex; flex-direction: column; padding: 30px; border-radius: 24px; transform: perspective(980px) rotateX(var(--tilt-x)) rotateY(var(--tilt-y)) translateY(var(--card-lift)); transform-style: preserve-3d; transition: transform .18s ease-out, box-shadow .3s ease, border-color .3s ease; }
.resource-card-link:hover .resource-card, .resource-card-link:focus-visible .resource-card { --card-lift: -7px; border-color: #fff; box-shadow: 0 27px 62px rgba(5,25,53,.17), inset 0 1px 0 #fff; }
.resource-card-link:focus-visible { outline: 3px solid rgba(201,160,77,.58); outline-offset: 5px; }
.resource-icon { width: 58px; height: 58px; display: grid; place-items: center; margin-bottom: 23px; border: 1px solid rgba(255,255,255,.9); border-radius: 17px; color: #fff; background: linear-gradient(135deg, #4b91c1, var(--navy)); box-shadow: 0 13px 27px rgba(18,61,112,.2), inset 0 1px 0 rgba(255,255,255,.3); font-size: 1.28rem; }
.resource-card.news-card .resource-icon { background: linear-gradient(135deg, #dfbd68, var(--gold-dark)); box-shadow: 0 13px 27px rgba(159,121,45,.22), inset 0 1px 0 rgba(255,255,255,.32); }
.resource-label { margin-bottom: 9px; color: var(--gold-dark); font-size: .72rem; font-weight: 800; letter-spacing: .14em; text-transform: uppercase; }
.resource-card h3 { margin-bottom: 11px; color: var(--navy); font-size: 1.18rem; line-height: 1.35; }
.resource-card p { margin-bottom: 24px; color: var(--muted); font-size: .9rem; }
.resource-link { position: relative; z-index: 4; display: inline-flex; align-items: center; gap: 9px; margin-top: auto; color: var(--navy); font-size: .9rem; font-weight: 700; text-decoration: none; transition: color .2s ease; }
.resource-card-link:hover .resource-link, .resource-card-link:focus-visible .resource-link { color: var(--gold-dark); }
.resource-link i { font-size: .75rem; }
.resources-note { max-width: 900px; margin: 46px auto 0; padding: 18px 22px; border: 1px solid rgba(159,121,45,.16); border-radius: 16px; color: #667284; background: rgba(255,255,255,.62); font-size: .8rem; text-align: center; backdrop-filter: blur(10px); }

.scroll-progress {
    position: fixed; inset: 0 auto auto 0; z-index: 2500; width: 0; height: 3px;
    background: linear-gradient(90deg, #7bbbe1, #fff 42%, var(--gold));
    box-shadow: 0 1px 12px rgba(42,117,164,.45); pointer-events: none;
}

.reveal {
    opacity: 0; transform: translateY(26px) scale(.985);
    transition: opacity .72s cubic-bezier(.2,.7,.2,1), transform .72s cubic-bezier(.2,.7,.2,1);
    transition-delay: var(--reveal-delay, 0ms);
}
.reveal.is-visible { opacity: 1; transform: translateY(0) scale(1); }
.property-card.reveal { transform: perspective(980px) rotateX(var(--tilt-x)) rotateY(var(--tilt-y)) translateY(calc(var(--card-lift) + 26px)) scale(.985); }
.property-card.reveal.is-visible { transform: perspective(980px) rotateX(var(--tilt-x)) rotateY(var(--tilt-y)) translateY(var(--card-lift)) scale(1); transition: opacity .72s cubic-bezier(.2,.7,.2,1), transform .18s ease-out, box-shadow .3s ease; }
.team-card.reveal { transform: perspective(980px) rotateX(var(--tilt-x)) rotateY(var(--tilt-y)) translateY(calc(var(--card-lift) + 26px)) scale(.985); }
.team-card.reveal.is-visible { transform: perspective(980px) rotateX(var(--tilt-x)) rotateY(var(--tilt-y)) translateY(var(--card-lift)) scale(1); transition: opacity .72s cubic-bezier(.2,.7,.2,1), transform .18s ease-out, box-shadow .3s ease; }
.hero-content.reveal { transform: translate3d(var(--content-x, 0px), calc(var(--content-y, 0px) + 26px), 0) scale(.985); }
.hero-content.reveal.is-visible { transform: translate3d(var(--content-x, 0px), var(--content-y, 0px), 0) scale(1); transition: opacity .72s cubic-bezier(.2,.7,.2,1), transform .22s ease-out; }

.btn-main, .btn-secondary, .btn-nav { position: relative; overflow: hidden; isolation: isolate; }
.button-ripple {
    position: absolute; z-index: 0; width: 16px; height: 16px; border-radius: 50%; pointer-events: none;
    background: rgba(255,255,255,.72); transform: translate(-50%,-50%) scale(0);
    animation: ripple .65s ease-out forwards;
}

.process-card, .property-card, .team-card, .contact-form, .office-card, .about-image {
    transition: transform .34s cubic-bezier(.2,.7,.2,1), box-shadow .34s ease, border-color .34s ease;
}
.process-card:hover, .contact-form:hover, .office-card:hover, .about-image:hover {
    transform: translateY(-6px); border-color: #fff; box-shadow: 0 27px 62px rgba(5,25,53,.16), inset 0 1px 0 #fff;
}
.process-card > i { box-shadow: 0 12px 27px rgba(159,121,45,.25), inset 0 1px 0 rgba(255,255,255,.42); }

/* Interactive service-area explorer */
.service-area-section { overflow: hidden; background: linear-gradient(155deg, rgba(240,249,255,.93), rgba(255,255,255,.82) 52%, rgba(241,231,204,.42)); }
.area-explorer { overflow: hidden; display: grid; grid-template-columns: 1fr; width: 100%; max-width: 1240px; margin: 0 auto; border-radius: 30px; }
.area-map { position: relative; min-height: 590px; overflow: hidden; background: #e5f3fb url("assets/service-area-map.svg") center / 100% 100% no-repeat; }
.area-map::after { content: "NYC  ·  LONG ISLAND"; position: absolute; z-index: 1; left: 34px; top: 27px; color: rgba(7,26,53,.46); font-size: .72rem; font-weight: 800; letter-spacing: .24em; }
.area-hotspot { position: absolute; z-index: 3; left: var(--hotspot-x); top: var(--hotspot-y); display: inline-flex; align-items: center; justify-content: center; min-height: 42px; padding: 8px 15px; border: 1px solid rgba(255,255,255,.94); border-radius: 999px; color: var(--navy); background: rgba(255,255,255,.84); box-shadow: 0 10px 27px rgba(7,26,53,.17), inset 0 1px 0 #fff; cursor: pointer; transform: translate(-50%,-50%); backdrop-filter: blur(12px) saturate(145%); transition: transform .22s ease, box-shadow .22s ease, color .22s ease, background .22s ease; }
.area-hotspot::before { content: ""; width: 8px; height: 8px; margin-right: 8px; border-radius: 50%; background: var(--gold); box-shadow: 0 0 0 5px rgba(201,160,77,.14); }
.area-hotspot span { position: static; width: auto; max-width: none; padding: 0; border: 0; color: inherit; background: transparent; box-shadow: none; font-size: .78rem; font-weight: 800; transform: none; white-space: nowrap; }
.area-hotspot:hover, .area-hotspot.active { z-index: 5; color: #fff; background: linear-gradient(135deg, #174d7c, var(--navy)); box-shadow: 0 16px 34px rgba(7,26,53,.3), 0 0 0 5px rgba(201,160,77,.18); transform: translate(-50%,-50%) scale(1.08); }
.area-hotspot.active::before { background: #f2ca70; box-shadow: 0 0 0 5px rgba(242,202,112,.18); }
.hotspot-bronx { --hotspot-x: 38%; --hotspot-y: 19%; }
.hotspot-manhattan { --hotspot-x: 26%; --hotspot-y: 39%; }
.hotspot-brooklyn { --hotspot-x: 38%; --hotspot-y: 70%; }
.hotspot-queens { --hotspot-x: 52%; --hotspot-y: 49%; }
.hotspot-staten { --hotspot-x: 15%; --hotspot-y: 79%; }
.hotspot-nassau { --hotspot-x: 70%; --hotspot-y: 55%; }
.hotspot-suffolk { --hotspot-x: 88%; --hotspot-y: 49%; }
.area-panel { position: relative; z-index: 4; display: grid; grid-template-columns: minmax(210px,.55fr) minmax(300px,1.45fr) auto; grid-template-rows: auto auto; align-items: center; gap: 4px 34px; padding: 30px 36px; border-top: 1px solid rgba(255,255,255,.92); background: linear-gradient(155deg, rgba(255,255,255,.94), rgba(225,241,251,.82)); }
.area-panel .tag { grid-column: 1; grid-row: 1; justify-self: start; margin-bottom: 3px; }
.area-panel h3 { grid-column: 1; grid-row: 2; margin: 0; color: var(--navy); font-family: Georgia, "Noto Sans SC", serif; font-size: clamp(1.8rem,3vw,2.7rem); line-height: 1.08; }
.area-panel p { grid-column: 2; grid-row: 1 / 3; min-height: 0; margin: 0; color: var(--muted); }
.area-panel .btn-main { grid-column: 3; grid-row: 1 / 3; align-self: center; padding-inline: 24px; font-family: "Segoe UI", Arial, sans-serif; letter-spacing: normal; word-spacing: normal; white-space: nowrap; text-align: center; }
.area-panel.area-changing h3, .area-panel.area-changing p { animation: areaSwap .38s ease both; }

/* Before/after presentation comparison */
.comparison-section { background: linear-gradient(180deg, rgba(255,255,255,.86), rgba(229,243,252,.8)); }
.comparison-card { overflow: hidden; max-width: 1040px; margin: 0 auto; padding: 16px; border-radius: 30px; }
.comparison-stage { position: relative; overflow: hidden; aspect-ratio: 16 / 8.8; border-radius: 21px; background: #dce7ef; box-shadow: inset 0 0 0 1px rgba(255,255,255,.7); }
.comparison-stage img { position: absolute; inset: 0; width: 100%; height: 100%; display: block; object-fit: cover; user-select: none; pointer-events: none; }
.comparison-after-wrap { position: absolute; inset: 0; overflow: hidden; clip-path: inset(0 calc(100% - var(--compare,52%)) 0 0); }
.comparison-after-wrap::after { content: ""; position: absolute; left: var(--compare,52%); top: 0; bottom: 0; width: 1px; background: rgba(255,255,255,.92); }
.comparison-handle { position: absolute; z-index: 4; left: var(--compare,52%); top: 50%; width: 54px; height: 54px; display: grid; place-items: center; border: 1px solid rgba(255,255,255,.95); border-radius: 50%; color: var(--navy); background: rgba(255,255,255,.78); box-shadow: 0 9px 30px rgba(7,26,53,.25), inset 0 1px 0 #fff; transform: translate(-50%,-50%); backdrop-filter: blur(12px); }
.comparison-handle::before, .comparison-handle::after { content: ""; position: absolute; left: 50%; width: 2px; height: 500px; background: linear-gradient(transparent, rgba(255,255,255,.92), transparent); transform: translateX(-50%); }
.comparison-handle::before { bottom: 100%; }
.comparison-handle::after { top: 100%; }
.comparison-range { position: absolute; z-index: 6; inset: 0; width: 100%; height: 100%; opacity: 0; cursor: ew-resize; }
.comparison-label { position: absolute; z-index: 3; top: 18px; padding: 7px 13px; border: 1px solid rgba(255,255,255,.8); border-radius: 999px; color: var(--navy); background: rgba(255,255,255,.75); box-shadow: 0 8px 22px rgba(7,26,53,.14); font-size: .78rem; font-weight: 700; backdrop-filter: blur(10px); }
.label-before { right: 18px; }
.label-after { left: 18px; }
.comparison-note { padding: 13px 8px 2px; color: var(--muted); font-size: .8rem; text-align: center; }

/* Scroll-activated process lighting */
.process-card { overflow: hidden; }
.process-card::before { content: ""; position: absolute; z-index: -1; inset: 0; opacity: 0; background: radial-gradient(320px circle at 20% 5%, rgba(255,255,255,.92), transparent 55%), linear-gradient(145deg, rgba(225,243,253,.8), rgba(247,232,193,.38)); transition: opacity .5s ease; }
.process-card.process-active { border-color: #fff; box-shadow: 0 25px 62px rgba(5,25,53,.17), 0 0 0 1px rgba(201,160,77,.12), inset 0 1px 0 #fff; }
.process-card.process-active::before { opacity: 1; }
.process-card.process-active > span { color: rgba(159,121,45,.35); }
.process-card.process-active > i { animation: processGlow 1.3s ease both; }

.nav-links .btn-nav { transform: translate(var(--magnet-x, 0px), var(--magnet-y, 0px)); transition: transform .2s ease-out, color .2s ease, box-shadow .2s ease; }

@keyframes heroDrift {
    from { background-position: 48% center; }
    to { background-position: 54% center; }
}
@keyframes hotspotPulse { 0% { opacity: .7; transform: scale(.7); } 75%,100% { opacity: 0; transform: scale(1.9); } }
@keyframes processGlow { 0% { transform: scale(.88); filter: brightness(1); } 55% { transform: scale(1.09); filter: brightness(1.18); } 100% { transform: scale(1); filter: brightness(1); } }
@keyframes areaSwap { 0% { opacity: .35; transform: translateY(7px); } 100% { opacity: 1; transform: translateY(0); } }
@keyframes dialogIn { from { opacity: 0; transform: translateY(16px) scale(.975); } to { opacity: 1; transform: translateY(0) scale(1); } }
@keyframes ripple {
    to { opacity: 0; transform: translate(-50%,-50%) scale(18); }
}

footer { display: flex; flex-direction: column; align-items: center; gap: 13px; padding: 36px 20px; color: rgba(255,255,255,.68); background: var(--navy); text-align: center; }
footer img { width: 76px; height: 76px; border-radius: 50%; object-fit: cover; background: #fff; }
.footer-links { display: flex; justify-content: center; flex-wrap: wrap; gap: 10px 22px; margin: 2px 0; list-style: none; }
.footer-links a { color: rgba(255,255,255,.86); font-size: .88rem; font-weight: 500; text-decoration: none; transition: color .2s ease; }
.footer-links a:hover, .footer-links a[aria-current="page"] { color: #f2ca70; }

@media (max-width: 1080px) {
    .property-grid, .team-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
    .service-detail-grid { grid-template-columns: repeat(3, minmax(0,1fr)); }
    .process-grid { grid-template-columns: repeat(2, 1fr); }
    .nav-links { gap: 17px; }
}

@media (max-width: 980px) {
    html { scroll-padding-top: 72px; }
    .navbar, .navbar .container { height: 72px; }
    .brand-logo { width: 184px; height: 60px; }
    .brand-video { width: 48px; height: 48px; }
    .brand-name { font-size: 1.05rem; }
    .menu-icon { display: grid; place-items: center; z-index: 1002; }
    .nav-links { position: fixed; inset: 72px 0 auto; display: flex; flex-direction: column; align-items: stretch; gap: 0; padding: 14px 20px 26px; background: rgba(248,251,255,.96); box-shadow: 0 14px 35px rgba(5,25,53,.14); opacity: 0; visibility: hidden; transform: translateY(-12px); backdrop-filter: blur(20px); transition: opacity .25s ease, transform .25s ease, visibility .25s; }
    .nav-links.open { opacity: 1; visibility: visible; transform: translateY(0); }
    .nav-links li, .nav-links a { display: block; width: 100%; }
    .nav-links a { padding: 13px 6px; border-bottom: 1px solid rgba(7,26,53,.08); }
    .nav-links .btn-nav { margin-top: 11px; border-bottom: 0; text-align: center; }
    .hero { min-height: calc(100svh - 72px); background-position: 58% center; }
    .journey-section, .properties-section, .service-area-section, .service-detail-section, .team-section, .about-section, .contact-section, .process-section, .comparison-section, .lead-section, .resources-section { padding: 78px 0; }
    .journey-grid, .lead-layout { grid-template-columns: 1fr; }
    .journey-card { min-height: 420px; }
    .lead-layout > div:first-child { position: static; }
    .inner-hero { min-height: 510px; }
    .about-content { grid-template-columns: 1fr; }
    .about-image { order: -1; max-width: 560px; margin: 0 auto; }
    .contact-form { grid-template-columns: 1fr; padding: 27px; }
    .form-group, .full-width { grid-column: 1; }
    .area-map { min-height: 440px; }
    .area-panel { grid-template-columns: 1fr; grid-template-rows: auto; gap: 12px; padding: 30px; border-top: 1px solid rgba(255,255,255,.82); }
    .area-panel .tag, .area-panel h3, .area-panel p, .area-panel .btn-main { grid-column: 1; grid-row: auto; }
    .area-panel p { min-height: 0; margin-bottom: 8px; }
    .area-panel .btn-main { justify-self: start; }
    .comparison-stage { aspect-ratio: 4 / 3; }
    .service-detail-grid { grid-template-columns: repeat(2, minmax(0,1fr)); }
    .resource-grid { grid-template-columns: repeat(2, minmax(0,1fr)); }
    .service-cta { align-items: flex-start; flex-direction: column; }
    .agent-dialog-card, .agent-dialog-card.has-qr { grid-template-columns: minmax(180px, 220px) minmax(0, 1fr); }
    .agent-qr-panel { grid-column: 1 / -1; width: min(240px, 100%); justify-self: center; }
}

@media (max-width: 560px) {
    .container { width: min(100% - 28px, 1240px); }
    .logo { min-width: 0; }
    .brand-logo { width: 158px; height: 54px; }
    .brand-name { display: none; }
    .glass-panel { padding: 34px 20px; border-radius: 23px; }
    .hero-title { font-size: clamp(1.18rem, 6.2vw, 1.85rem); letter-spacing: .01em; }
    .hero { padding-inline: 14px; background-position: 61% center; animation: none; }
    .property-grid, .team-grid { grid-template-columns: 1fr; }
    .service-detail-grid { grid-template-columns: 1fr; }
    .resource-grid, .resource-grid.community-news { grid-template-columns: 1fr; }
    .resource-card { min-height: 0; }
    .journey-grid, .process-grid { grid-template-columns: 1fr; }
    .journey-card { min-height: 430px; padding: 30px 24px; }
    .journey-content p { min-height: 0; }
    .inner-hero { min-height: 460px; padding: 54px 0; }
    .inner-hero-content { width: calc(100% - 20px); padding: 32px 20px; border-radius: 24px; }
    .inner-hero h1 { font-size: clamp(2.7rem, 15vw, 4.3rem); }
    .property-img { height: 240px; }
    .agent-photo { height: 345px; }
    .filter-btn { min-width: 78px; padding-inline: 17px; }
    .contact-form { padding: 22px 18px; }
    .area-map { min-height: 380px; }
    .area-map::after { left: 18px; top: 17px; font-size: .58rem; }
    .area-hotspot { min-height: 34px; padding: 6px 9px; }
    .area-hotspot::before { width: 6px; height: 6px; margin-right: 6px; box-shadow: 0 0 0 3px rgba(201,160,77,.14); }
    .area-hotspot span { max-width: 82px; font-size: .6rem; white-space: normal; line-height: 1.15; text-align: center; }
    .area-panel { padding: 31px 24px; }
    .area-panel .btn-main { width: 100%; justify-self: stretch; }
    .comparison-card { padding: 9px; border-radius: 22px; }
    .comparison-stage { aspect-ratio: 4 / 4.2; border-radius: 16px; }
    .comparison-handle { width: 46px; height: 46px; }
    .service-detail-card { min-height: 0; }
    .service-cta { padding: 25px 21px; }
    .service-cta .btn-main { width: 100%; }
    .agent-dialog { width: calc(100% - 20px); max-height: calc(100vh - 20px); overflow-y: auto; }
    .agent-dialog-card, .agent-dialog-card.has-qr { min-height: 0; grid-template-columns: 1fr; gap: 22px; padding: 56px 22px 28px; }
    .agent-dialog-portrait { width: min(190px, 62vw); justify-self: center; }
    .agent-dialog-details { width: 100%; }
    .agent-qr-panel { grid-column: 1; }
}

/* Mortgage calculator */
.calculator-hero {
    min-height: 500px;
    background:
        linear-gradient(118deg, rgba(5, 29, 57, .72), rgba(18, 61, 112, .24)),
        url('assets/metro-hero-bright-v2.png') center 54% / cover no-repeat;
}

.calculator-hero .inner-hero-content { max-width: 880px; }

.calculator-section {
    padding: 88px 0 108px;
    background:
        radial-gradient(circle at 10% 10%, rgba(143, 207, 242, .28), transparent 29%),
        radial-gradient(circle at 92% 18%, rgba(221, 182, 86, .20), transparent 27%),
        linear-gradient(135deg, #f4faff 0%, #fff 50%, #fdf9ef 100%);
}

.calculator-heading {
    display: flex;
    align-items: flex-end;
    justify-content: space-between;
    gap: 32px;
    margin-bottom: 30px;
}

.calculator-heading h2 {
    margin: 8px 0 12px;
    color: var(--navy);
    font-family: Georgia, 'Times New Roman', serif;
    font-size: clamp(2.25rem, 4vw, 4rem);
    line-height: 1.04;
}

.calculator-heading > div > p:last-child {
    max-width: 760px;
    color: var(--muted);
    font-size: 1.02rem;
}

.calculator-badge {
    flex: 0 0 auto;
    display: inline-flex;
    align-items: center;
    gap: 9px;
    padding: 11px 16px;
    border: 1px solid rgba(201, 160, 77, .26);
    border-radius: 999px;
    background: rgba(255, 250, 236, .82);
    color: #765718;
    font-size: .84rem;
    font-weight: 700;
    box-shadow: 0 10px 28px rgba(115, 83, 21, .09);
}

.mortgage-calculator {
    display: grid;
    grid-template-columns: minmax(0, 1.35fr) minmax(320px, .65fr);
    align-items: start;
    gap: 26px;
}

.calculator-inputs,
.calculator-results {
    padding: 34px;
    border-radius: 30px;
}

.calculator-inputs {
    background:
        linear-gradient(140deg, rgba(255, 255, 255, .91), rgba(232, 246, 255, .72)),
        rgba(255, 255, 255, .72);
}

.calculator-results {
    position: sticky;
    top: 102px;
    overflow: hidden;
    background:
        radial-gradient(circle at 90% 10%, rgba(213, 177, 88, .22), transparent 35%),
        linear-gradient(155deg, rgba(255, 255, 255, .94), rgba(225, 241, 253, .82));
}

.calculator-field-grid {
    display: grid;
    grid-template-columns: repeat(3, minmax(0, 1fr));
    gap: 18px;
}

.calculator-field {
    display: grid;
    gap: 9px;
    color: var(--navy);
    font-size: .92rem;
    font-weight: 700;
}

.calculator-field small {
    color: var(--muted);
    font-size: .75rem;
    font-weight: 400;
}

.calculator-field small strong {
    color: var(--navy-light);
    font-weight: 700;
}

.money-input,
.percent-input {
    display: grid;
    grid-template-columns: auto minmax(0, 1fr);
    align-items: center;
    min-height: 54px;
    overflow: hidden;
    border: 1px solid rgba(7, 26, 53, .13);
    border-radius: 15px;
    background: rgba(255, 255, 255, .86);
    box-shadow: inset 0 1px 0 rgba(255, 255, 255, .94);
    transition: border-color .2s ease, box-shadow .2s ease;
}

.percent-input { grid-template-columns: minmax(0, 1fr) auto; }

.money-input:focus-within,
.percent-input:focus-within {
    border-color: rgba(201, 160, 77, .78);
    box-shadow: 0 0 0 4px rgba(201, 160, 77, .12);
}

.money-input > span,
.percent-input > span {
    padding: 0 15px;
    color: var(--gold-dark);
    font-size: 1rem;
}

.money-input input,
.percent-input input {
    width: 100%;
    min-width: 0;
    height: 52px;
    padding: 0 14px 0 0;
    border: 0;
    outline: 0;
    background: transparent;
    color: var(--navy);
    font: inherit;
    font-size: 1.04rem;
    font-weight: 700;
}

.percent-input input { padding: 0 0 0 15px; }

.loan-term-field {
    margin: 30px 0 0;
    padding: 0;
    border: 0;
}

.loan-term-field legend {
    margin-bottom: 11px;
    color: var(--navy);
    font-size: .92rem;
    font-weight: 700;
}

.term-options {
    display: grid;
    grid-template-columns: repeat(4, minmax(0, 1fr));
    gap: 10px;
}

.term-options label { cursor: pointer; }
.term-options input { position: absolute; opacity: 0; pointer-events: none; }

.term-options span {
    display: grid;
    min-height: 48px;
    place-items: center;
    padding: 8px;
    border: 1px solid rgba(7, 26, 53, .12);
    border-radius: 14px;
    background: rgba(255, 255, 255, .78);
    color: var(--navy-light);
    font-size: .86rem;
    font-weight: 700;
    transition: transform .2s ease, color .2s ease, background .2s ease, border-color .2s ease, box-shadow .2s ease;
}

.term-options label:hover span { transform: translateY(-2px); }

.term-options input:focus-visible + span {
    outline: 3px solid rgba(201, 160, 77, .26);
    outline-offset: 2px;
}

.term-options input:checked + span {
    border-color: var(--navy);
    background: var(--navy);
    color: #fff;
    box-shadow: 0 10px 22px rgba(7, 26, 53, .20);
}

.ownership-costs {
    margin-top: 28px;
    border-top: 1px solid rgba(7, 26, 53, .10);
    border-bottom: 1px solid rgba(7, 26, 53, .10);
}

.ownership-costs summary {
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 14px;
    padding: 19px 2px;
    color: var(--navy);
    font-weight: 700;
    cursor: pointer;
    list-style: none;
}

.ownership-costs summary::-webkit-details-marker { display: none; }
.ownership-costs summary span { display: inline-flex; align-items: center; gap: 10px; }
.ownership-costs summary span i { color: var(--gold-dark); }
.ownership-costs summary > i { transition: transform .22s ease; }
.ownership-costs[open] summary > i { transform: rotate(180deg); }
.ownership-costs .extras-grid { padding: 3px 0 24px; }

.calculator-reset {
    display: inline-flex;
    align-items: center;
    gap: 8px;
    margin-top: 20px;
    padding: 10px 2px;
    border: 0;
    background: transparent;
    color: var(--navy-light);
    font: inherit;
    font-size: .84rem;
    font-weight: 700;
    cursor: pointer;
}

.calculator-reset:hover { color: var(--gold-dark); }

.payment-ring {
    --principal-end: 85%;
    --taxes-end: 96%;
    --insurance-end: 100%;
    position: relative;
    display: grid;
    width: min(250px, 72vw);
    aspect-ratio: 1;
    place-items: center;
    margin: 24px auto 29px;
    border-radius: 50%;
    background: conic-gradient(
        var(--navy) 0 var(--principal-end),
        var(--gold) var(--principal-end) var(--taxes-end),
        #79bde4 var(--taxes-end) var(--insurance-end),
        #aec8d8 var(--insurance-end) 100%
    );
    box-shadow: 0 22px 45px rgba(7, 26, 53, .13);
}

.payment-ring::before {
    position: absolute;
    inset: 17px;
    border: 1px solid rgba(255, 255, 255, .95);
    border-radius: inherit;
    background: rgba(249, 253, 255, .94);
    box-shadow: inset 0 0 28px rgba(102, 176, 219, .10);
    content: "";
}

.payment-ring > div {
    position: relative;
    z-index: 1;
    display: grid;
    gap: 5px;
    text-align: center;
}

.payment-ring span {
    color: var(--muted);
    font-size: .82rem;
    font-weight: 700;
    text-transform: uppercase;
    letter-spacing: .08em;
}

.payment-ring strong {
    color: var(--navy);
    font-family: Georgia, 'Times New Roman', serif;
    font-size: clamp(2rem, 4vw, 3rem);
}

.payment-breakdown { display: grid; gap: 0; }

.payment-breakdown > div,
.loan-summary {
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 18px;
    padding: 13px 0;
    border-bottom: 1px solid rgba(7, 26, 53, .09);
    color: var(--muted);
    font-size: .84rem;
}

.payment-breakdown span { display: inline-flex; align-items: center; gap: 9px; }
.payment-breakdown strong, .loan-summary strong { color: var(--navy); font-size: .92rem; }

.breakdown-dot {
    display: inline-block;
    width: 9px;
    height: 9px;
    border-radius: 50%;
    background: var(--navy);
}

.tax-dot { background: var(--gold); }
.insurance-dot { background: #79bde4; }
.hoa-dot { background: #aec8d8; }

.loan-summary {
    margin-top: 8px;
    border-bottom: 0;
    color: var(--navy-light);
    font-weight: 700;
}

.calculator-cta {
    width: 100%;
    justify-content: center;
    margin-top: 19px;
    text-align: center;
}

.calculator-note {
    display: flex;
    align-items: flex-start;
    gap: 13px;
    margin-top: 25px;
    padding: 18px 21px;
    border: 1px solid rgba(7, 26, 53, .08);
    border-radius: 18px;
    background: rgba(255, 255, 255, .62);
    color: var(--muted);
    font-size: .78rem;
    line-height: 1.7;
}

.calculator-note i { margin-top: 4px; color: var(--gold-dark); }

.closing-heading {
    max-width: 800px;
    margin: 92px 0 28px;
}

.closing-heading h2 {
    margin: 8px 0 12px;
    color: var(--navy);
    font-family: Georgia, 'Times New Roman', serif;
    font-size: clamp(2.25rem, 4vw, 4rem);
    line-height: 1.04;
}

.closing-heading > p:last-child { color: var(--muted); font-size: 1.02rem; }

.closing-calculator {
    display: grid;
    grid-template-columns: minmax(0, 1.4fr) minmax(300px, .6fr);
    gap: 28px;
    padding: 34px;
    border-radius: 30px;
    background:
        radial-gradient(circle at 94% 14%, rgba(214, 177, 88, .20), transparent 34%),
        linear-gradient(145deg, rgba(255, 255, 255, .92), rgba(230, 245, 253, .76));
}

.closing-field-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }

.closing-results {
    display: grid;
    align-content: center;
    border-left: 1px solid rgba(7, 26, 53, .10);
    padding-left: 28px;
}

.closing-results > div {
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 20px;
    padding: 15px 0;
    border-bottom: 1px solid rgba(7, 26, 53, .09);
    color: var(--muted);
    font-size: .86rem;
}

.closing-results strong { color: var(--navy); font-size: 1rem; }

.closing-results .cash-total {
    display: grid;
    gap: 7px;
    margin-top: 13px;
    padding: 20px;
    border: 1px solid rgba(201, 160, 77, .24);
    border-radius: 18px;
    background: rgba(255, 250, 236, .76);
}

.closing-results .cash-total strong {
    color: var(--gold-dark);
    font-family: Georgia, 'Times New Roman', serif;
    font-size: clamp(1.8rem, 3vw, 2.45rem);
}

@media (max-width: 1100px) {
    .mortgage-calculator { grid-template-columns: 1fr; }
    .calculator-results { position: static; }
    .closing-calculator { grid-template-columns: 1fr; }
    .closing-results { border-top: 1px solid rgba(7, 26, 53, .10); border-left: 0; padding-top: 20px; padding-left: 0; }
}

@media (max-width: 800px) {
    .calculator-section { padding: 74px 0 88px; }
    .calculator-heading { align-items: flex-start; flex-direction: column; }
    .calculator-field-grid { grid-template-columns: 1fr; }
    .calculator-inputs, .calculator-results { padding: 27px 23px; }
    .closing-calculator { padding: 27px 23px; }
    .closing-heading { margin-top: 74px; }
}

@media (max-width: 560px) {
    .calculator-hero { min-height: 455px; }
    .term-options { grid-template-columns: repeat(2, minmax(0, 1fr)); }
    .payment-breakdown > div, .loan-summary { align-items: flex-start; }
}

/* Real estate calculator suite */
.calculator-page {
    background:
        radial-gradient(circle at 7% 24%, rgba(113, 198, 237, .18), transparent 25rem),
        radial-gradient(circle at 94% 72%, rgba(225, 184, 86, .14), transparent 30rem),
        #f8fbfe;
}

.calculator-hero {
    min-height: 460px;
    background:
        linear-gradient(115deg, rgba(7, 26, 53, .89), rgba(18, 61, 112, .70)),
        url("assets/hero-metro.png") center 46% / cover;
}

.calculator-hero .inner-hero-content {
    max-width: 900px;
    text-align: center;
}

.calculator-hero .inner-hero-content > p:not(.eyebrow) {
    max-width: 760px;
    margin-inline: auto;
}

.calculator-section {
    position: relative;
    padding: 92px 0 110px;
    overflow: clip;
}

.calculator-heading {
    display: flex;
    align-items: flex-end;
    justify-content: space-between;
    gap: 28px;
    margin-bottom: 34px;
}

.calculator-heading > div { max-width: 760px; }
.calculator-heading h2,
.tool-title h2 {
    color: var(--navy);
    font-family: Georgia, "Times New Roman", serif;
}

.calculator-heading h2 {
    margin: 8px 0 12px;
    font-size: clamp(2rem, 4vw, 3.15rem);
    line-height: 1.08;
}

.calculator-heading p:last-child,
.tool-title > p:last-child {
    color: #63738a;
    line-height: 1.8;
}

.calculator-badge {
    display: inline-flex;
    align-items: center;
    gap: 9px;
    flex: 0 0 auto;
    padding: 12px 18px;
    border: 1px solid rgba(201, 160, 77, .30);
    border-radius: 999px;
    background: rgba(255, 255, 255, .72);
    box-shadow: 0 14px 35px rgba(7, 26, 53, .08);
    color: var(--navy-light);
    font-size: .9rem;
    font-weight: 700;
    backdrop-filter: blur(15px);
}

.calculator-badge i { color: var(--gold-dark); }

.calculator-tabs {
    display: grid;
    grid-template-columns: repeat(4, minmax(0, 1fr));
    gap: 14px;
    margin-bottom: 34px;
    padding: 11px;
    border: 1px solid rgba(255, 255, 255, .92);
    border-radius: 26px;
    background: rgba(255, 255, 255, .66);
    box-shadow: 0 25px 70px rgba(7, 26, 53, .10);
    backdrop-filter: blur(22px);
}

.calculator-tab {
    min-height: 116px;
    padding: 18px 14px;
    border: 1px solid transparent;
    border-radius: 19px;
    background: transparent;
    color: #5c6d84;
    cursor: pointer;
    transition: transform .25s ease, background .25s ease, color .25s ease, box-shadow .25s ease;
}

.calculator-tab i,
.calculator-tab span,
.calculator-tab small { display: block; }

.calculator-tab i {
    margin-bottom: 9px;
    color: var(--gold-dark);
    font-size: 1.25rem;
}

.calculator-tab span {
    color: var(--navy);
    font-size: 1rem;
    font-weight: 800;
}

.calculator-tab small {
    margin-top: 4px;
    font-size: .76rem;
}

.calculator-tab:hover { transform: translateY(-2px); }

.calculator-tab.active {
    border-color: rgba(201, 160, 77, .28);
    background: linear-gradient(145deg, var(--navy), var(--navy-light));
    box-shadow: 0 16px 34px rgba(7, 26, 53, .22);
    color: rgba(255, 255, 255, .74);
}

.calculator-tab.active i { color: #f2cb72; }
.calculator-tab.active span { color: white; }
.calculator-tab:focus-visible { outline: 3px solid rgba(201, 160, 77, .45); outline-offset: 3px; }

.calculator-guide {
    margin: 0 0 48px;
    padding: 34px;
    border: 1px solid rgba(255, 255, 255, .92);
    border-radius: 28px;
    background:
        linear-gradient(145deg, rgba(255, 255, 255, .86), rgba(229, 244, 253, .66));
    box-shadow: 0 26px 70px rgba(7, 26, 53, .10);
    backdrop-filter: blur(22px);
}

.calculator-guide-heading {
    max-width: 820px;
    margin: 0 auto 26px;
    text-align: center;
}

.calculator-guide-heading h2 {
    margin: 7px 0 10px;
    color: var(--navy);
    font-family: Georgia, "Times New Roman", serif;
    font-size: clamp(1.8rem, 3vw, 2.45rem);
}

.calculator-guide-heading > p:last-child {
    color: #64758b;
    line-height: 1.75;
}

.calculator-guide-grid {
    display: grid;
    grid-template-columns: repeat(4, minmax(0, 1fr));
    gap: 14px;
}

.calculator-guide-card {
    position: relative;
    display: flex;
    align-items: flex-start;
    flex-direction: column;
    min-width: 0;
    min-height: 285px;
    padding: 24px 20px 20px;
    border: 1px solid rgba(7, 26, 53, .09);
    border-radius: 20px;
    background: rgba(255, 255, 255, .70);
    color: inherit;
    cursor: pointer;
    font: inherit;
    text-align: left;
    transition: transform .25s ease, border-color .25s ease, box-shadow .25s ease, background .25s ease;
}

.calculator-guide-card:hover {
    transform: translateY(-5px);
    border-color: rgba(201, 160, 77, .40);
    background: white;
    box-shadow: 0 18px 38px rgba(7, 26, 53, .11);
}

.calculator-guide-card:focus-visible {
    outline: 3px solid rgba(201, 160, 77, .42);
    outline-offset: 3px;
}

.calculator-guide-card > i {
    display: grid;
    width: 43px;
    height: 43px;
    margin-bottom: 17px;
    place-items: center;
    border-radius: 13px;
    background: linear-gradient(145deg, var(--navy), var(--navy-light));
    box-shadow: 0 10px 22px rgba(7, 26, 53, .17);
    color: #efc86d;
}

.guide-number {
    position: absolute;
    top: 20px;
    right: 18px;
    color: rgba(7, 26, 53, .22);
    font-family: Georgia, "Times New Roman", serif;
    font-size: 1.55rem;
    font-weight: 700;
}

.calculator-guide-card strong {
    color: var(--navy);
    font-size: 1rem;
}

.calculator-guide-card small {
    margin-top: 4px;
    color: var(--gold-dark);
    font-size: .75rem;
    font-weight: 800;
}

.calculator-guide-card p {
    margin: 14px 0;
    color: #68798f;
    font-size: .82rem;
    line-height: 1.65;
}

.guide-result {
    margin-top: auto;
    padding-top: 13px;
    border-top: 1px solid rgba(7, 26, 53, .08);
    color: var(--navy-light);
    font-size: .77rem;
    font-weight: 800;
    line-height: 1.55;
}

.calculator-guide-flow {
    display: flex;
    align-items: center;
    justify-content: center;
    flex-wrap: wrap;
    gap: 7px;
    margin: 23px 0 0;
    padding: 15px 18px;
    border: 1px solid rgba(201, 160, 77, .22);
    border-radius: 16px;
    background: rgba(255, 249, 233, .70);
    color: #68778a;
    font-size: .84rem;
    text-align: center;
}

.calculator-guide-flow i { margin-right: 3px; color: var(--gold-dark); }
.calculator-guide-flow strong { color: var(--navy); }

.calculator-panel[hidden] { display: none; }

.calculator-panel {
    animation: calculator-panel-in .34s ease both;
}

@keyframes calculator-panel-in {
    from { opacity: 0; transform: translateY(10px); }
    to { opacity: 1; transform: translateY(0); }
}

.tool-title {
    max-width: 850px;
    margin: 0 auto 30px;
    text-align: center;
}

.tool-title h2 {
    margin: 7px 0 11px;
    font-size: clamp(2rem, 3.5vw, 2.85rem);
}

.tool-layout {
    display: grid;
    grid-template-columns: minmax(0, 1.45fr) minmax(330px, .75fr);
    align-items: start;
    gap: 24px;
}

.tool-input-card,
.tool-result-card {
    border: 1px solid rgba(255, 255, 255, .9);
    background:
        linear-gradient(145deg, rgba(255, 255, 255, .90), rgba(228, 244, 253, .70));
    box-shadow: 0 28px 75px rgba(7, 26, 53, .13);
    backdrop-filter: blur(22px);
}

.tool-input-card {
    padding: 34px;
}

.tool-result-card {
    position: sticky;
    top: 112px;
    padding: 32px 28px;
    overflow: hidden;
}

.tool-result-card::before {
    content: "";
    position: absolute;
    width: 220px;
    height: 220px;
    right: -90px;
    top: -105px;
    border-radius: 50%;
    background: radial-gradient(circle, rgba(238, 198, 107, .33), transparent 68%);
    pointer-events: none;
}

.calculator-field-grid {
    display: grid;
    grid-template-columns: repeat(2, minmax(0, 1fr));
    gap: 20px;
}

.calculator-field {
    display: grid;
    gap: 8px;
    min-width: 0;
    color: var(--navy);
    font-size: .9rem;
    font-weight: 700;
}

.calculator-field small {
    color: #75849a;
    font-weight: 500;
}

.calculator-field input,
.calculator-field select {
    width: 100%;
    min-height: 52px;
    border: 1px solid rgba(7, 26, 53, .13);
    border-radius: 13px;
    outline: 0;
    background: rgba(255, 255, 255, .82);
    color: var(--navy);
    font: inherit;
    font-weight: 600;
    transition: border-color .2s ease, box-shadow .2s ease, background .2s ease;
}

.calculator-field select { padding: 0 14px; }
.calculator-field input:focus,
.calculator-field select:focus {
    border-color: rgba(201, 160, 77, .75);
    background: white;
    box-shadow: 0 0 0 4px rgba(201, 160, 77, .12);
}

.calculator-field input:disabled {
    background: rgba(7, 26, 53, .06);
    color: #8290a2;
    cursor: not-allowed;
}

.money-input,
.percent-input {
    display: grid;
    grid-template-columns: auto minmax(0, 1fr);
    align-items: center;
    min-height: 52px;
    border: 1px solid rgba(7, 26, 53, .13);
    border-radius: 13px;
    background: rgba(255, 255, 255, .82);
    overflow: hidden;
}

.percent-input { grid-template-columns: minmax(0, 1fr) auto; }
.money-input > span,
.percent-input > span {
    padding: 0 14px;
    color: var(--gold-dark);
    font-weight: 800;
}

.money-input input,
.percent-input input {
    min-height: 50px;
    padding: 0 12px 0 0;
    border: 0;
    border-radius: 0;
    background: transparent;
}

.percent-input input { padding: 0 0 0 14px; }
.money-input:focus-within,
.percent-input:focus-within {
    border-color: rgba(201, 160, 77, .75);
    background: white;
    box-shadow: 0 0 0 4px rgba(201, 160, 77, .12);
}

.loan-term-field {
    margin: 27px 0 0;
    padding: 0;
    border: 0;
}

.loan-term-field legend {
    margin-bottom: 11px;
    color: var(--navy);
    font-size: .9rem;
    font-weight: 800;
}

.term-options {
    display: grid;
    grid-template-columns: repeat(4, minmax(0, 1fr));
    gap: 10px;
}

.term-options input {
    position: absolute;
    opacity: 0;
    pointer-events: none;
}

.term-options span {
    display: grid;
    min-height: 48px;
    place-items: center;
    border: 1px solid rgba(7, 26, 53, .13);
    border-radius: 12px;
    background: rgba(255, 255, 255, .72);
    color: #607087;
    cursor: pointer;
    font-size: .84rem;
    font-weight: 800;
    transition: .2s ease;
}

.term-options input:checked + span {
    border-color: var(--gold);
    background: linear-gradient(135deg, #e4bf63, #b68527);
    box-shadow: 0 10px 25px rgba(182, 133, 39, .23);
    color: white;
}

.term-options input:focus-visible + span { outline: 3px solid rgba(201, 160, 77, .32); }

.costs-group {
    margin-top: 28px;
    border: 1px solid rgba(7, 26, 53, .10);
    border-radius: 18px;
    background: rgba(255, 255, 255, .50);
    overflow: hidden;
}

.costs-group summary {
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 16px;
    padding: 18px 20px;
    color: var(--navy);
    cursor: pointer;
    font-weight: 800;
    list-style: none;
}

.costs-group summary::-webkit-details-marker { display: none; }
.costs-group summary i { margin-right: 8px; color: var(--gold-dark); }
.costs-group summary small { color: #74849a; font-weight: 500; }
.costs-group[open] summary { border-bottom: 1px solid rgba(7, 26, 53, .08); }

.cost-grid {
    display: grid;
    grid-template-columns: repeat(2, minmax(0, 1fr));
    gap: 17px;
    padding: 22px 20px 24px;
}

.calculator-actions {
    display: flex;
    align-items: center;
    flex-wrap: wrap;
    gap: 10px;
    margin-top: 26px;
}

.calculator-actions button {
    display: inline-flex;
    align-items: center;
    gap: 7px;
    padding: 10px 14px;
    border: 1px solid rgba(7, 26, 53, .14);
    border-radius: 999px;
    background: rgba(255, 255, 255, .68);
    color: var(--navy-light);
    cursor: pointer;
    font: inherit;
    font-size: .78rem;
    font-weight: 800;
    transition: .2s ease;
}

.calculator-actions button:hover {
    border-color: rgba(201, 160, 77, .5);
    background: white;
    transform: translateY(-1px);
}

.calculator-actions [data-copy-status] {
    min-height: 1.2em;
    color: #53705a;
    font-size: .78rem;
    font-weight: 700;
}

.result-headline {
    display: grid;
    gap: 2px;
    margin: 16px 0 24px;
    padding-bottom: 22px;
    border-bottom: 1px solid rgba(7, 26, 53, .10);
}

.result-headline strong {
    color: var(--navy);
    font-family: Georgia, "Times New Roman", serif;
    font-size: clamp(2.35rem, 4vw, 3.45rem);
    line-height: 1;
    overflow-wrap: anywhere;
}

.result-headline span { color: #718096; font-size: .86rem; }

.result-breakdown {
    display: grid;
    gap: 0;
}

.result-breakdown > div {
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 14px;
    padding: 13px 0;
    border-bottom: 1px solid rgba(7, 26, 53, .08);
}

.result-breakdown span {
    color: #617188;
    font-size: .85rem;
}

.result-breakdown strong {
    color: var(--navy);
    font-size: .92rem;
    text-align: right;
}

.result-total {
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 14px;
    margin-top: 17px;
    padding: 17px;
    border: 1px solid rgba(201, 160, 77, .26);
    border-radius: 15px;
    background: rgba(255, 248, 229, .72);
    color: #6b5a35;
    font-size: .83rem;
}

.result-total strong { color: var(--gold-dark); font-size: 1.08rem; }

.payment-ring {
    --mortgage-end: 84%;
    --tax-end: 96%;
    --insurance-end: 99%;
    --hoa-end: 99%;
    display: grid;
    width: min(235px, 100%);
    aspect-ratio: 1;
    margin: 18px auto 25px;
    place-items: center;
    border-radius: 50%;
    background: conic-gradient(
        var(--navy) 0 var(--mortgage-end),
        var(--gold) var(--mortgage-end) var(--tax-end),
        #77b9db var(--tax-end) var(--insurance-end),
        #a8c9b3 var(--insurance-end) var(--hoa-end),
        #a891cb var(--hoa-end) 100%
    );
    box-shadow: 0 18px 42px rgba(7, 26, 53, .16);
}

.payment-ring > div {
    display: grid;
    width: 76%;
    aspect-ratio: 1;
    place-content: center;
    border-radius: 50%;
    background: rgba(255, 255, 255, .94);
    text-align: center;
}

.payment-ring strong {
    color: var(--navy);
    font-family: Georgia, "Times New Roman", serif;
    font-size: clamp(1.7rem, 3vw, 2.25rem);
    line-height: 1.05;
}

.payment-ring span { margin-top: 4px; color: #718096; font-size: .76rem; }
.breakdown-dot { display: inline-block; width: 8px; height: 8px; margin-right: 6px; border-radius: 50%; }
.principal-dot { background: var(--navy); }
.tax-dot { background: var(--gold); }
.insurance-dot { background: #77b9db; }
.hoa-dot { background: #a8c9b3; }
.pmi-dot { background: #a891cb; }

.calculator-lead-cta {
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 24px;
    margin-top: 24px;
    padding: 25px 28px;
    border: 1px solid rgba(255, 255, 255, .88);
    border-radius: 22px;
    background: linear-gradient(120deg, rgba(7, 26, 53, .95), rgba(18, 61, 112, .89));
    box-shadow: 0 22px 56px rgba(7, 26, 53, .16);
    color: white;
}

.calculator-lead-cta div { display: grid; gap: 5px; }
.calculator-lead-cta strong { font-size: 1.05rem; }
.calculator-lead-cta span { color: rgba(255, 255, 255, .72); font-size: .86rem; }
.calculator-lead-cta .btn-main { flex: 0 0 auto; padding: 13px 22px; font-size: .88rem; }

.calculator-note,
.calculator-wide-disclaimer {
    display: flex;
    align-items: flex-start;
    gap: 13px;
    color: #6d7d92;
    font-size: .78rem;
    line-height: 1.72;
}

.calculator-note { margin-top: 18px; padding: 0 8px; }
.calculator-note i,
.calculator-wide-disclaimer i { margin-top: 4px; color: var(--gold-dark); }

.calculator-wide-disclaimer {
    margin-top: 46px;
    padding: 22px 24px;
    border: 1px solid rgba(7, 26, 53, .09);
    border-radius: 18px;
    background: rgba(255, 255, 255, .60);
}

@media (max-width: 1100px) {
    .calculator-tabs { grid-template-columns: repeat(2, minmax(0, 1fr)); }
    .calculator-guide-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
    .calculator-guide-card { min-height: 250px; }
    .tool-layout { grid-template-columns: 1fr; }
    .tool-result-card { position: static; }
}

@media (max-width: 800px) {
    .calculator-section { padding: 68px 0 82px; }
    .calculator-heading { align-items: flex-start; flex-direction: column; }
    .calculator-tabs { gap: 8px; padding: 8px; border-radius: 21px; }
    .calculator-tab { min-height: 104px; padding: 14px 8px; }
    .calculator-tab span { font-size: .9rem; }
    .calculator-guide { padding: 27px 22px; border-radius: 23px; }
    .calculator-field-grid,
    .cost-grid { grid-template-columns: 1fr; }
    .tool-input-card,
    .tool-result-card { padding: 25px 21px; }
    .calculator-lead-cta { align-items: flex-start; flex-direction: column; padding: 23px; }
}

@media (max-width: 560px) {
    .calculator-hero { min-height: 430px; }
    .calculator-heading h2,
    .tool-title h2,
    .calculator-guide-heading h2 { font-family: "Noto Sans SC", sans-serif; }
    .calculator-tabs { grid-template-columns: 1fr 1fr; }
    .calculator-tab small { display: none; }
    .calculator-guide-grid { grid-template-columns: 1fr; }
    .calculator-guide-card { min-height: 0; }
    .term-options { grid-template-columns: repeat(2, minmax(0, 1fr)); }
    .costs-group summary { align-items: flex-start; flex-direction: column; }
    .calculator-actions button { flex: 1 1 auto; justify-content: center; }
    .result-breakdown > div { align-items: flex-start; }
    .calculator-lead-cta .btn-main { width: 100%; text-align: center; }
}

@media print {
    .navbar,
    .calculator-hero,
    .calculator-heading,
    .calculator-tabs,
    .calculator-guide,
    .calculator-actions,
    .calculator-lead-cta,
    .calculator-wide-disclaimer,
    footer { display: none !important; }
    .calculator-section { padding: 0; }
    .calculator-panel[hidden] { display: none !important; }
    .calculator-panel { display: block; }
    .tool-layout { grid-template-columns: 1fr 1fr; gap: 16px; }
    .tool-input-card,
    .tool-result-card { position: static; box-shadow: none; break-inside: avoid; }
}

/* 2026 editorial New York design refresh
   Direction: boutique brokerage + IDX-first utility + architectural precision. */
:root {
    --navy: #082343;
    --navy-light: #17496f;
    --gold: #c69b3c;
    --gold-dark: #9b711f;
    --ivory: #f8f5ef;
    --paper: #fffefb;
    --text: #15243a;
    --muted: #657184;
    --crystal-border: rgba(8, 35, 67, .10);
    --shadow: 0 22px 56px rgba(8, 35, 67, .10);
}

body {
    color: var(--text);
    background:
        linear-gradient(rgba(8, 35, 67, .025) 1px, transparent 1px),
        linear-gradient(90deg, rgba(8, 35, 67, .025) 1px, transparent 1px),
        linear-gradient(180deg, #fffefb 0%, #f7f5f0 48%, #fbfaf7 100%);
    background-size: 72px 72px, 72px 72px, auto;
    background-attachment: fixed;
}

.container { width: min(1280px, calc(100% - 48px)); }

.navbar {
    height: 92px;
    border-top: 3px solid var(--gold);
    border-bottom: 1px solid rgba(8, 35, 67, .08);
    background: rgba(255, 254, 251, .96);
    box-shadow: 0 9px 32px rgba(8, 35, 67, .07);
    backdrop-filter: blur(16px) saturate(125%);
}
.navbar.is-scrolled {
    height: 82px;
    background: rgba(255, 254, 251, .98);
    box-shadow: 0 15px 38px rgba(8, 35, 67, .11);
}
.navbar .container { gap: 28px; }
.logo { min-width: 262px; }
.brand-logo {
    width: 258px;
    height: 78px;
    padding: 3px 0;
    object-fit: contain;
    object-position: left center;
    mix-blend-mode: normal;
    filter: none;
}
.logo:hover .brand-logo { transform: translateY(-1px); filter: none; }
.nav-links { gap: clamp(12px, 1.2vw, 19px); }
.nav-links a {
    position: relative;
    color: #17263a;
    font-size: .9rem;
    font-weight: 600;
}
.nav-links > li > a:not(.btn-nav):not(.language-switch)::after {
    content: "";
    position: absolute;
    left: 50%;
    right: 50%;
    bottom: -9px;
    height: 2px;
    background: var(--gold);
    transition: left .2s ease, right .2s ease;
}
.nav-links > li > a:not(.btn-nav):not(.language-switch):hover::after,
.nav-links > li > a[aria-current="page"]::after { left: 0; right: 0; }
.nav-links .btn-nav {
    padding: 11px 22px;
    border-radius: 8px;
    background: var(--gold);
    box-shadow: 0 10px 24px rgba(155, 113, 31, .19);
}
.nav-links .language-switch {
    min-width: 46px;
    border-radius: 8px;
    background: #fff;
}

.hero {
    min-height: min(810px, calc(100svh - 92px));
    place-items: center start;
    padding: 92px max(24px, calc((100vw - 1280px) / 2));
    background-position: calc(50% + var(--hero-x, 0px)) calc(50% + var(--hero-y, 0px));
    text-align: left;
}
.hero::before {
    content: "";
    position: absolute;
    inset: 0;
    z-index: -1;
    pointer-events: none;
    background:
        linear-gradient(90deg, rgba(255, 254, 251, .96) 0%, rgba(255, 254, 251, .84) 31%, rgba(255, 254, 251, .18) 70%, transparent 100%),
        linear-gradient(rgba(8,35,67,.055) 1px, transparent 1px),
        linear-gradient(90deg, rgba(8,35,67,.055) 1px, transparent 1px);
    background-size: auto, 86px 86px, 86px 86px;
    -webkit-mask-image: linear-gradient(90deg, #000, rgba(0,0,0,.54) 43%, transparent 76%);
    mask-image: linear-gradient(90deg, #000, rgba(0,0,0,.54) 43%, transparent 76%);
}
.hero::after {
    background: linear-gradient(90deg, rgba(255,254,251,.30), transparent 62%);
}
.hero .glass-panel {
    width: min(690px, 100%);
    max-width: 690px;
    padding: clamp(36px, 5vw, 60px);
    border: 1px solid rgba(8, 35, 67, .12);
    border-radius: 16px;
    background: rgba(255, 254, 251, .91);
    box-shadow: 0 28px 70px rgba(8, 35, 67, .15);
    backdrop-filter: blur(12px);
}
.glass-panel::before { display: none; }
.hero .eyebrow { margin-bottom: 20px; }
.hero-title,
.hero-content h1 {
    max-width: 620px;
    margin-bottom: 22px;
    color: var(--navy);
    font-family: Georgia, "Noto Sans SC", serif;
    font-size: clamp(2.7rem, 5.4vw, 4.7rem);
    font-weight: 500;
    line-height: 1.01;
    letter-spacing: -.035em;
}
body[data-locale="zh"] .hero-title {
    font-family: "Noto Sans SC", sans-serif;
    font-size: clamp(2.2rem, 4.6vw, 3.75rem);
    font-weight: 700;
    letter-spacing: .015em;
    white-space: normal;
}
.hero-description {
    max-width: 610px;
    margin: 0 0 31px;
    color: #4d5f72;
    font-size: clamp(1rem, 1.5vw, 1.13rem);
}
.hero-actions { justify-content: flex-start; }
.btn-main,
.btn-secondary {
    min-height: 50px;
    border-radius: 8px;
    font-size: .94rem;
    font-weight: 700;
}
.btn-main {
    background: var(--gold);
    box-shadow: 0 12px 26px rgba(155, 113, 31, .20);
}
.btn-secondary {
    border-color: rgba(8,35,67,.20);
    background: rgba(255,255,255,.88);
    backdrop-filter: none;
}
.hero-trust {
    display: flex;
    flex-wrap: wrap;
    gap: 11px 22px;
    margin-top: 31px;
    padding-top: 23px;
    border-top: 1px solid rgba(8, 35, 67, .11);
}
.hero-trust span {
    display: inline-flex;
    align-items: center;
    gap: 8px;
    color: #536274;
    font-size: .77rem;
    font-weight: 600;
}
.hero-trust i { color: var(--gold-dark); }

.listing-entry {
    position: relative;
    overflow: hidden;
    padding: 34px 0;
    color: #fff;
    background:
        linear-gradient(90deg, rgba(255,255,255,.035) 1px, transparent 1px),
        linear-gradient(var(--navy), #0d2d52);
    background-size: 78px 78px, auto;
}
.listing-entry::after {
    content: "";
    position: absolute;
    right: -90px;
    top: -165px;
    width: 390px;
    height: 390px;
    border: 1px solid rgba(198,155,60,.27);
    border-radius: 50%;
    box-shadow: 0 0 0 42px rgba(198,155,60,.05), 0 0 0 86px rgba(198,155,60,.035);
}
.listing-entry-inner {
    position: relative;
    z-index: 1;
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 38px;
}
.listing-entry .eyebrow { margin-bottom: 6px; color: #e2bd65; }
.listing-entry h2 {
    margin-bottom: 5px;
    font-family: Georgia, "Noto Sans SC", serif;
    font-size: clamp(1.65rem, 3vw, 2.45rem);
    line-height: 1.15;
}
.listing-entry p:last-child { color: rgba(255,255,255,.70); }
.listing-entry .btn-main {
    flex: 0 0 auto;
    gap: 10px;
    color: var(--navy);
    background: #fff;
    box-shadow: none;
}

.journey-section,
.properties-section,
.service-area-section,
.service-detail-section,
.team-section,
.about-section,
.contact-section,
.process-section,
.comparison-section,
.lead-section,
.resources-section { padding: 96px 0; }
.journey-section,
.team-section,
.resources-section {
    background: rgba(255,254,251,.93);
}
.properties-section,
.contact-section,
.about-section,
.service-detail-section,
.lead-section {
    background: rgba(248,245,239,.88);
}
.service-area-section { background: rgba(243,248,251,.88); }
.section-title,
.about-text h2,
.idx-heading h2,
.calculator-heading h2,
.calculator-guide-heading h2 {
    color: var(--navy);
    font-family: Georgia, "Noto Sans SC", serif;
    font-weight: 500;
    letter-spacing: -.02em;
}
body[data-locale="zh"] .section-title,
body[data-locale="zh"] .about-text h2,
body[data-locale="zh"] .idx-heading h2 {
    font-family: "Noto Sans SC", sans-serif;
    font-weight: 700;
    letter-spacing: 0;
}
.section-subtitle { color: #687487; }
.eyebrow {
    color: var(--gold-dark);
    font-weight: 800;
    letter-spacing: .20em;
}

.crystal-card {
    border: 1px solid rgba(8, 35, 67, .10);
    background: rgba(255,254,251,.94);
    box-shadow: 0 19px 48px rgba(8,35,67,.09);
    backdrop-filter: blur(8px);
}
.journey-grid { gap: 24px; }
.journey-card {
    min-height: 440px;
    border: 1px solid rgba(8,35,67,.09);
    border-radius: 12px;
    box-shadow: 0 20px 48px rgba(8,35,67,.13);
}
.journey-content {
    max-width: 500px;
    border-radius: 9px;
    background: rgba(8,35,67,.76);
    backdrop-filter: blur(7px);
}

.property-grid { gap: 20px; }
.property-card,
.team-card,
.resource-card {
    transform: translateY(var(--card-lift, 0px)) !important;
    border-radius: 10px;
    box-shadow: 0 12px 35px rgba(8,35,67,.08);
}
.property-card:hover,
.team-card:hover,
.resource-card-link:hover .resource-card,
.resource-card-link:focus-visible .resource-card {
    --card-lift: -5px;
    box-shadow: 0 22px 48px rgba(8,35,67,.13);
}
.property-img { height: 235px; transform: none; }
.property-card:hover .property-img { transform: scale(1.025); }
.property-info { padding: 24px 22px 26px; transform: none; }
.property-info h3 { font-family: Georgia, "Noto Sans SC", serif; font-size: 1.22rem; }
.tag { border-radius: 4px; background: #f3e4c3; }

.agent-photo { height: 300px; background: #eef2f4; }
.agent-photo img { transform: scale(1.01); object-position: center top; }
.agent-info { padding: 22px 22px 25px; }
.agent-info h3 {
    font-family: Georgia, "Noto Sans SC", serif;
    font-size: 1.18rem;
}
.agent-contact-button,
.role-badge,
.filter-btn { border-radius: 6px; }
.filter-btn { background: #fff; backdrop-filter: none; }

.area-explorer { border-radius: 14px; }
.area-map {
    background-color: #edf5f8;
    background-size: 100% 100%;
}
.area-panel {
    background: rgba(255,254,251,.98);
}
.area-hotspot { backdrop-filter: none; }

.about-content { grid-template-columns: 1fr .88fr; }
.about-image { border-radius: 12px; }
.about-image img {
    aspect-ratio: 4 / 3;
    padding: 30px;
    object-fit: contain;
    background: #fff;
}
.office-card,
.contact-form,
.service-cta,
.calculator-inputs,
.calculator-results,
.tool-input-card,
.tool-result-card { border-radius: 12px; }
.contact-form input,
.contact-form textarea,
.form-group select { border-radius: 6px; background: #fff; }

.inner-hero {
    min-height: 520px;
    background-position: center;
}
.inner-hero::before {
    background:
        linear-gradient(90deg, rgba(255,254,251,.94), rgba(255,254,251,.58) 58%, rgba(255,254,251,.22)),
        linear-gradient(rgba(8,35,67,.04) 1px, transparent 1px),
        linear-gradient(90deg, rgba(8,35,67,.04) 1px, transparent 1px);
    background-size: auto, 74px 74px, 74px 74px;
}
.inner-hero-content {
    border-radius: 12px;
    background: rgba(255,254,251,.88);
}
.inner-hero h1 {
    font-family: Georgia, "Noto Sans SC", serif;
    font-weight: 500;
}

.idx-hero {
    min-height: 470px;
    background:
        linear-gradient(90deg, rgba(255,254,251,.94), rgba(255,254,251,.54)),
        url("assets/metro-hero-bright-v2.png") center 54% / cover no-repeat;
}
.idx-hero .inner-hero-content { max-width: 850px; }
.idx-shell { border-radius: 12px; }
.idx-frame-wrap { border-radius: 8px; }
.idx-support-card { border-radius: 10px; }
.idx-live-badge { border-radius: 5px; }

.resources-hero,
.calculator-hero {
    background:
        linear-gradient(90deg, rgba(255,254,251,.92), rgba(255,254,251,.46)),
        url("assets/metro-hero-bright-v2.png") center 54% / cover no-repeat;
}
.resource-card-link { border-radius: 10px; }
.resource-card { min-height: 275px; }
.resource-icon { border-radius: 8px; }

footer {
    position: relative;
    overflow: hidden;
    padding: 45px 20px;
    background:
        linear-gradient(90deg, rgba(255,255,255,.025) 1px, transparent 1px),
        var(--navy);
    background-size: 74px 74px, auto;
}

@media (max-width: 1180px) and (min-width: 981px) {
    .navbar .container { gap: 16px; }
    .logo { min-width: 205px; }
    .brand-logo { width: 205px; height: 69px; }
    .nav-links { gap: 10px; }
    .nav-links a { font-size: .80rem; }
    .nav-links .btn-nav { padding-inline: 15px; }
}

@media (max-width: 980px) {
    .navbar { height: 82px; }
    .navbar.is-scrolled { height: 76px; }
    .logo { min-width: 0; }
    .brand-logo { width: 218px; height: 68px; }
    .nav-links {
        top: 79px;
        border-top: 1px solid rgba(8,35,67,.08);
        background: rgba(255,254,251,.985);
    }
    .nav-links > li > a:not(.btn-nav):not(.language-switch)::after { bottom: -4px; }
    .hero {
        min-height: 720px;
        padding: 72px 24px;
        background-position: 62% center;
    }
    .hero::before {
        background: linear-gradient(90deg, rgba(255,254,251,.92), rgba(255,254,251,.58));
        -webkit-mask-image: none;
        mask-image: none;
    }
    .listing-entry-inner { align-items: flex-start; flex-direction: column; }
    .listing-entry .btn-main { width: 100%; }
}

@media (max-width: 700px) {
    .container { width: min(100% - 30px, 1280px); }
    .brand-logo { width: 188px; height: 60px; }
    .hero {
        min-height: 680px;
        padding: 54px 15px;
        background-position: 68% center;
    }
    .hero .glass-panel {
        padding: 33px 24px;
        background: rgba(255,254,251,.93);
    }
    .hero-title,
    .hero-content h1 { font-size: clamp(2.35rem, 12vw, 3.35rem); }
    body[data-locale="zh"] .hero-title { font-size: clamp(1.9rem, 9.5vw, 2.7rem); }
    .hero-actions > * { width: 100%; }
    .hero-trust { display: grid; grid-template-columns: 1fr; }
    .listing-entry { padding: 31px 0; }
    .listing-entry h2 { font-size: 1.65rem; }
    .journey-section,
    .properties-section,
    .service-area-section,
    .service-detail-section,
    .team-section,
    .about-section,
    .contact-section,
    .process-section,
    .comparison-section,
    .lead-section,
    .resources-section { padding: 76px 0; }
    .journey-card { border-radius: 9px; }
    .journey-content { padding: 24px 21px; }
    .property-card,
    .team-card,
    .resource-card { border-radius: 8px; }
    .agent-photo { height: 370px; }
    .about-image img { padding: 18px; }
}

/* Logo 05 navigation palette: silver metal, deep navy and warm gold. */
html { scroll-padding-top: 110px; }
.navbar {
    height: 104px;
    border-top-color: #d5a52b;
    border-bottom-color: rgba(7, 28, 58, .23);
    background:
        linear-gradient(180deg, rgba(246,246,245,.98) 0%, rgba(218,219,218,.98) 52%, rgba(194,195,194,.98) 100%);
    box-shadow:
        0 10px 34px rgba(7, 28, 58, .16),
        inset 0 1px 0 rgba(255,255,255,.95);
    backdrop-filter: blur(14px) saturate(112%);
}
.navbar.is-scrolled {
    height: 94px;
    background:
        linear-gradient(180deg, rgba(249,249,248,.99), rgba(211,212,211,.99));
    box-shadow:
        0 14px 38px rgba(7,28,58,.20),
        inset 0 1px 0 #fff;
}
.navbar .container { gap: 24px; }
.logo { min-width: 232px; }
.brand-logo {
    width: 230px;
    height: 96px;
    padding: 0;
    border: 1px solid rgba(255,255,255,.54);
    border-radius: 8px;
    object-fit: contain;
    object-position: left center;
    background: #c7c8c7;
    box-shadow:
        0 6px 18px rgba(7,28,58,.18),
        inset 0 1px 0 rgba(255,255,255,.65);
}
.logo:hover .brand-logo {
    transform: translateY(-1px);
    box-shadow:
        0 9px 22px rgba(7,28,58,.22),
        inset 0 1px 0 rgba(255,255,255,.72);
}
.nav-links a { color: #09294f; }
.nav-links a:hover,
.nav-links a[aria-current="page"] { color: #7f5910; }
.nav-links > li > a:not(.btn-nav):not(.language-switch)::after {
    background: linear-gradient(90deg, #b77c0f, #edbd3e);
}
.nav-links .btn-nav {
    color: #fff;
    background: linear-gradient(135deg, #dda928, #a97008);
    box-shadow:
        0 10px 22px rgba(125,85,13,.26),
        inset 0 1px 0 rgba(255,255,255,.35);
}
.nav-links .language-switch {
    border-color: rgba(7,28,58,.24);
    background: linear-gradient(180deg, rgba(255,255,255,.82), rgba(223,224,223,.78));
    box-shadow: inset 0 1px 0 rgba(255,255,255,.85);
}
.menu-icon { color: #082b55; }
.scroll-progress {
    background: linear-gradient(90deg, #a97008, #efc14a, #a97008);
    box-shadow: 0 0 12px rgba(218,167,41,.56);
}
.hero { min-height: calc(100svh - 104px); }

@media (max-width: 1180px) and (min-width: 981px) {
    .navbar .container { gap: 13px; }
    .logo { min-width: 196px; }
    .brand-logo { width: 194px; height: 82px; }
    .nav-links { gap: 9px; }
}

@media (max-width: 980px) {
    html { scroll-padding-top: 96px; }
    .navbar { height: 92px; }
    .navbar.is-scrolled { height: 84px; }
    .brand-logo { width: 195px; height: 81px; }
    .nav-links {
        top: 89px;
        background:
            linear-gradient(180deg, rgba(242,242,241,.995), rgba(210,211,210,.995));
        box-shadow: 0 20px 40px rgba(7,28,58,.20);
    }
    .hero { min-height: calc(100svh - 92px); }
}

@media (max-width: 560px) {
    html { scroll-padding-top: 90px; }
    .navbar { height: 86px; }
    .navbar.is-scrolled { height: 80px; }
    .brand-logo { width: 168px; height: 70px; }
    .nav-links { top: 83px; }
    .hero { min-height: calc(100svh - 86px); }
}

/* Standalone About pages */
.about-page-hero {
    min-height: 560px;
    background-image:
        linear-gradient(90deg, rgba(255,254,251,.91), rgba(255,254,251,.42)),
        url("assets/metro-hero-bright-v2.png");
    background-position: center, center 54%;
    background-size: cover;
    background-repeat: no-repeat;
}
.about-page-hero::before {
    background:
        radial-gradient(circle at 18% 22%, rgba(137,198,231,.28), transparent 28rem),
        linear-gradient(100deg, rgba(244,250,255,.28), rgba(255,255,255,.06));
}
.about-page-hero .inner-hero-content { max-width: 940px; }
.about-page .properties-section { background: rgba(249,252,255,.76); }
.about-page-cta { margin-top: 0; }

@media (max-width: 700px) {
    .about-page-hero {
        min-height: 500px;
        background-position: center, 62% center;
    }
}

/* Homepage guide cards: listings, calculators and community resources. */
.home-portals {
    position: relative;
    overflow: hidden;
    padding: 84px 0 92px;
    background:
        radial-gradient(circle at 8% 18%, rgba(125,190,226,.22), transparent 25rem),
        radial-gradient(circle at 92% 74%, rgba(222,180,77,.18), transparent 24rem),
        linear-gradient(145deg, #f8fcff 0%, #eef7fc 54%, #fffaf0 100%);
}
.home-portals .section-subtitle { max-width: 850px; }
.home-portal-grid {
    display: grid;
    grid-template-columns: repeat(3, minmax(0, 1fr));
    gap: 24px;
    margin-top: 42px;
}
.home-portal-card {
    position: relative;
    overflow: hidden;
    min-height: 330px;
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    padding: 32px;
    border: 1px solid rgba(255,255,255,.92);
    border-radius: 22px;
    color: var(--navy);
    background: linear-gradient(145deg, rgba(255,255,255,.92), rgba(227,242,251,.72));
    box-shadow: 0 20px 48px rgba(5,25,53,.11), inset 0 1px 0 #fff;
    text-decoration: none;
    isolation: isolate;
    transition: transform .3s ease, box-shadow .3s ease, border-color .3s ease;
}
.home-portal-card::after {
    content: "";
    position: absolute;
    z-index: -1;
    right: -72px;
    bottom: -92px;
    width: 220px;
    height: 220px;
    border: 1px solid rgba(181,132,30,.18);
    border-radius: 50%;
    box-shadow: 0 0 0 32px rgba(200,157,58,.045), 0 0 0 68px rgba(62,134,187,.035);
}
.home-portal-card:hover,
.home-portal-card:focus-visible {
    border-color: #fff;
    box-shadow: 0 30px 66px rgba(5,25,53,.18), inset 0 1px 0 #fff;
    transform: translateY(-8px);
}
.home-portal-card:focus-visible { outline: 3px solid rgba(201,160,77,.42); outline-offset: 4px; }
.home-portal-featured {
    color: #fff;
    border-color: rgba(255,255,255,.22);
    background:
        linear-gradient(145deg, rgba(17,64,106,.98), rgba(5,28,57,.98)),
        var(--navy);
    box-shadow: 0 23px 54px rgba(5,25,53,.23), inset 0 1px 0 rgba(255,255,255,.18);
}
.home-portal-icon {
    width: 58px;
    height: 58px;
    display: grid;
    place-items: center;
    margin-bottom: 26px;
    border: 1px solid rgba(255,255,255,.88);
    border-radius: 17px;
    color: #fff;
    background: linear-gradient(135deg, #dfb84e, #9b680c);
    box-shadow: 0 13px 29px rgba(133,91,14,.23), inset 0 1px 0 rgba(255,255,255,.35);
    font-size: 1.25rem;
}
.home-portal-kicker {
    margin-bottom: 9px;
    color: #a8791b;
    font-size: .72rem;
    font-weight: 800;
    letter-spacing: .15em;
    text-transform: uppercase;
}
.home-portal-card h3 {
    margin-bottom: 13px;
    font-family: Georgia, "Noto Sans SC", serif;
    font-size: clamp(1.55rem, 2.4vw, 2rem);
    line-height: 1.16;
}
.home-portal-card p { margin-bottom: 24px; color: #586a7d; font-size: .92rem; line-height: 1.72; }
.home-portal-link {
    display: inline-flex;
    align-items: center;
    gap: 10px;
    margin-top: auto;
    color: var(--navy);
    font-size: .9rem;
    font-weight: 800;
}
.home-portal-link i { transition: transform .2s ease; }
.home-portal-card:hover .home-portal-link i { transform: translateX(5px); }
.home-portal-featured .home-portal-kicker { color: #efcb78; }
.home-portal-featured p { color: rgba(255,255,255,.75); }
.home-portal-featured .home-portal-link { color: #fff; }

@media (max-width: 940px) {
    .home-portal-grid { grid-template-columns: 1fr; }
    .home-portal-card { min-height: 270px; }
}

@media (max-width: 560px) {
    .home-portals { padding: 68px 0 74px; }
    .home-portal-grid { gap: 18px; margin-top: 32px; }
    .home-portal-card { min-height: 0; padding: 27px 24px; border-radius: 17px; }
}

/* Homepage image carousel */
.hero.hero-carousel-enabled {
    background-image: none;
}

.hero-carousel-track,
.hero-carousel-slide {
    position: absolute;
    inset: 0;
    pointer-events: none;
}

.hero-carousel-track {
    z-index: -2;
    overflow: hidden;
    background: #e9f1f7;
}

.hero-carousel-slide {
    background-image: var(--slide-image);
    background-position: calc(50% + var(--hero-x, 0px)) calc(50% + var(--hero-y, 0px));
    background-size: cover;
    opacity: 0;
    transform: scale(1.025);
    transition: opacity 1.1s ease, transform 6.2s ease;
    will-change: opacity, transform;
}

.hero-carousel-slide.is-active {
    opacity: 1;
    transform: scale(1);
}

.hero-carousel-controls {
    position: absolute;
    right: max(24px, calc((100vw - 1280px) / 2));
    bottom: 24px;
    z-index: 3;
    display: flex;
    align-items: center;
    gap: 9px;
    padding: 7px;
    border: 1px solid rgba(255, 255, 255, .72);
    border-radius: 999px;
    background: rgba(255, 254, 251, .82);
    box-shadow: 0 12px 34px rgba(8, 35, 67, .16);
    backdrop-filter: blur(12px);
}

.hero-carousel-arrow,
.hero-carousel-dot {
    display: grid;
    place-items: center;
    flex: 0 0 auto;
    border: 0;
    color: var(--navy);
    background: transparent;
    cursor: pointer;
}

.hero-carousel-arrow {
    width: 36px;
    height: 36px;
    border-radius: 50%;
    font-size: .75rem;
}

.hero-carousel-arrow:hover,
.hero-carousel-arrow:focus-visible {
    color: #fff;
    background: var(--navy);
}

.hero-carousel-dots {
    display: flex;
    align-items: center;
    gap: 7px;
}

.hero-carousel-dot {
    width: 9px;
    height: 9px;
    padding: 0;
    border-radius: 999px;
    background: rgba(8, 35, 67, .25);
    transition: width .25s ease, background-color .25s ease;
}

.hero-carousel-dot:hover,
.hero-carousel-dot:focus-visible {
    background: var(--gold-dark);
}

.hero-carousel-dot.is-active {
    width: 25px;
    background: var(--gold);
}

.hero-carousel-arrow:focus-visible,
.hero-carousel-dot:focus-visible {
    outline: 2px solid var(--gold-dark);
    outline-offset: 2px;
}

.sr-only {
    position: absolute !important;
    width: 1px !important;
    height: 1px !important;
    padding: 0 !important;
    margin: -1px !important;
    overflow: hidden !important;
    clip: rect(0, 0, 0, 0) !important;
    white-space: nowrap !important;
    border: 0 !important;
}

@media (max-width: 980px) {
    .hero-carousel-slide {
        background-position: calc(62% + var(--hero-x, 0px)) calc(50% + var(--hero-y, 0px));
    }

    .hero-carousel-controls {
        right: 50%;
        bottom: 17px;
        transform: translateX(50%);
    }
}

@media (max-width: 700px) {
    .hero-carousel-slide {
        background-position: calc(68% + var(--hero-x, 0px)) center;
    }

    .hero-carousel-controls {
        bottom: 12px;
        padding: 5px;
    }

    .hero-carousel-arrow {
        width: 32px;
        height: 32px;
    }
}

/* Logo 008 brand palette: transparent mark, metallic silver, navy and brighter gold. */
:root {
    --navy: #102844;
    --navy-light: #274d73;
    --gold: #d1a124;
    --gold-dark: #98680b;
    --ice: #f0f2f4;
    --ivory: #f6f5f1;
    --paper: #fffefb;
    --text: #17273b;
    --muted: #657283;
}

.navbar {
    border-top-color: #d5a326;
    border-bottom-color: rgba(16, 40, 68, .18);
    background:
        linear-gradient(180deg, rgba(252, 252, 251, .985) 0%, rgba(238, 240, 241, .985) 58%, rgba(220, 223, 225, .985) 100%);
    box-shadow:
        0 10px 34px rgba(16, 40, 68, .14),
        inset 0 1px 0 rgba(255, 255, 255, .98);
}

.navbar.is-scrolled {
    background:
        linear-gradient(180deg, rgba(255, 255, 254, .995), rgba(228, 230, 232, .995));
    box-shadow:
        0 14px 38px rgba(16, 40, 68, .18),
        inset 0 1px 0 #fff;
}

.logo {
    min-width: 252px;
}

.brand-logo {
    width: 250px;
    height: 91px;
    padding: 0;
    border: 0;
    border-radius: 0;
    object-fit: contain;
    object-position: left center;
    background: transparent;
    box-shadow: none;
    filter: drop-shadow(0 6px 9px rgba(16, 40, 68, .12));
}

.logo:hover .brand-logo {
    transform: translateY(-1px);
    filter: drop-shadow(0 8px 11px rgba(16, 40, 68, .17));
}

.nav-links a {
    color: #142d49;
}

.nav-links a:hover,
.nav-links a[aria-current="page"] {
    color: #865909;
}

.nav-links > li > a:not(.btn-nav):not(.language-switch)::after {
    background: linear-gradient(90deg, #a86f09, #e2b43a);
}

.nav-links .btn-nav {
    background: linear-gradient(135deg, #dcad31, #9a6807);
    box-shadow:
        0 10px 22px rgba(129, 86, 9, .24),
        inset 0 1px 0 rgba(255, 255, 255, .36);
}

.nav-links .language-switch {
    border-color: rgba(16, 40, 68, .22);
    background: linear-gradient(180deg, rgba(255,255,255,.9), rgba(226,228,230,.86));
}

.scroll-progress {
    background: linear-gradient(90deg, #9a6807, #edc24f, #9a6807);
    box-shadow: 0 0 12px rgba(209, 161, 36, .5);
}

@media (max-width: 1180px) and (min-width: 981px) {
    .logo { min-width: 212px; }
    .brand-logo { width: 210px; height: 82px; }
}

@media (max-width: 980px) {
    .brand-logo { width: 202px; height: 78px; }
    .nav-links {
        background:
            linear-gradient(180deg, rgba(247,248,248,.995), rgba(222,225,227,.995));
        box-shadow: 0 20px 40px rgba(16, 40, 68, .18);
    }
}

@media (max-width: 560px) {
    .brand-logo { width: 178px; height: 68px; }
}


/* Company phone strip and multilingual team details */
.company-contact-strip {
    position: relative;
    z-index: 1002;
    min-height: 36px;
    display: flex;
    align-items: center;
    color: rgba(255, 255, 255, .78);
    background: linear-gradient(90deg, #0b2039, var(--navy), #173b60);
    border-bottom: 1px solid rgba(209, 161, 36, .52);
    box-shadow: inset 0 -1px 0 rgba(255, 255, 255, .06);
    font-size: .78rem;
    letter-spacing: .02em;
}
.company-contact-strip .container {
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 22px;
}
.company-contact-name {
    font-size: .72rem;
    font-weight: 700;
    letter-spacing: .13em;
    text-transform: uppercase;
}
.company-contact-strip a {
    display: inline-flex;
    align-items: center;
    gap: 8px;
    color: #fff;
    font-weight: 600;
    text-decoration: none;
}
.company-contact-strip a i,
.company-contact-strip a strong { color: #efc753; }
.company-contact-strip a strong { font-size: .84rem; letter-spacing: .035em; }
.company-contact-strip a:hover strong { color: #fff3be; }
.agent-language { align-items: flex-start; line-height: 1.5; }
.agent-language i { margin-top: .22em; }
.agent-dialog-language { display: flex; align-items: flex-start; line-height: 1.5; }
.agent-dialog-language i { flex: 0 0 auto; margin-top: .2em; }
.hero { min-height: calc(100svh - 140px); }

@media (max-width: 980px) {
    .company-contact-strip { min-height: 34px; }
    .company-contact-name { letter-spacing: .08em; }
    .hero { min-height: calc(100svh - 126px); }
}

@media (max-width: 620px) {
    .company-contact-strip .container { justify-content: flex-end; }
    .company-contact-name { display: none; }
    .company-contact-strip a { gap: 6px; font-size: .73rem; }
}

@media (max-width: 560px) {
    .hero { min-height: calc(100svh - 120px); }
}


/* Leonardo Notary Public credential */
.role-notary {
    color: #fff;
    background: linear-gradient(135deg, #68798a, #263b50);
    box-shadow: inset 0 1px 0 rgba(255,255,255,.2);
}
.role-badge[data-agent-notary] { display: none !important; }
.role-badge[data-agent-notary].is-visible { display: inline-block !important; }