:root {
  --cream: #f7f4ef;
  --warm-white: #fdfcf9;
  --stone: #e8e3db;
  --tan: #c4b49a;
  --earth: #8b7355;
  --charcoal: #2a2520;
  --dark: #1a1714;
  --muted: #9a8e82;
  --border: rgba(196, 180, 154, 0.35);
}
*,
*::before,
*::after {
  box-sizing: border-box;
  margin: 0;
  padding: 0;
}
html {
  visibility: visible;
  overflow-x: hidden;
  scroll-behavior: smooth;
}
body {
  font-family: 'Jost', sans-serif;
  font-weight: 300;
  color: var(--charcoal);
  background: var(--warm-white);
  overflow-x: hidden;
}

/* NAV */
nav {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 200;
  padding: 28px 60px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  transition:
    background 0.4s,
    padding 0.4s,
    box-shadow 0.4s;
}
nav.scrolled {
  background: rgba(253, 252, 249, 0.97);
  padding: 16px 60px;
  box-shadow: 0 1px 0 var(--border);
  backdrop-filter: blur(12px);
}
.nav-logo {
  display: flex;
  flex-direction: column;
  line-height: 1.2;
  font-family: 'Cormorant', serif;
  font-size: 20px;
  font-weight: 400;
  letter-spacing: 3px;
  color: white;
  text-decoration: none;
  transition: color 0.3s;
  text-transform: uppercase;
}
nav.scrolled .nav-logo {
  color: var(--charcoal);
}
.nav-brokerage {
  font-family: 'Jost', sans-serif;
  font-size: 9px;
  font-weight: 400;
  letter-spacing: 3px;
  text-transform: uppercase;
  color: var(--tan);
  opacity: 0.85;
}
.nav-links {
  display: flex;
  align-items: center;
  gap: 36px;
  list-style: none;
}
.nav-links a {
  font-size: 11px;
  font-weight: 400;
  letter-spacing: 2.5px;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.75);
  text-decoration: none;
  transition: color 0.3s;
}
nav.scrolled .nav-links a {
  color: var(--muted);
}
.nav-links a:hover {
  color: white;
}
nav.scrolled .nav-links a:hover {
  color: var(--earth);
}
.nav-cta {
  padding: 9px 22px !important;
  border: 1px solid rgba(255, 255, 255, 0.5) !important;
  color: white !important;
  transition: all 0.3s !important;
  white-space: nowrap;
}
.nav-cta:hover {
  background: white !important;
  color: var(--charcoal) !important;
}
nav.scrolled .nav-cta {
  border-color: var(--tan) !important;
  color: var(--earth) !important;
}
nav.scrolled .nav-cta:hover {
  background: var(--earth) !important;
  color: white !important;
  border-color: var(--earth) !important;
}
.nav-toggle {
  display: none;
  flex-direction: column;
  justify-content: center;
  gap: 5px;
  padding: 12px;
  border: none;
  background: none;
  cursor: pointer;
  color: white;
  z-index: 210;
}
nav.scrolled .nav-toggle {
  color: var(--charcoal);
}
.nav-toggle-bar {
  display: block;
  width: 22px;
  height: 2px;
  background: currentColor;
  transition:
    transform 0.3s,
    opacity 0.3s;
}
nav.nav-open .nav-toggle-bar:nth-child(1) {
  transform: translateY(7px) rotate(45deg);
}
nav.nav-open .nav-toggle-bar:nth-child(2) {
  opacity: 0;
}
nav.nav-open .nav-toggle-bar:nth-child(3) {
  transform: translateY(-7px) rotate(-45deg);
}

/* HERO */
.hero {
  position: relative;
  height: 100vh;
  min-height: 700px;
  display: flex;
  align-items: flex-end;
  overflow: hidden;
}
.hero-bg {
  position: absolute;
  inset: 0;
  background: url('images/hero-bg.jpg') center top / cover no-repeat;
}
.hero-overlay {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(to right, rgba(26, 23, 20, 0.88) 0%, rgba(26, 23, 20, 0.5) 55%, rgba(26, 23, 20, 0.2) 100%),
    linear-gradient(to top, rgba(26, 23, 20, 0.65) 0%, transparent 50%);
}
.hero-content {
  position: relative;
  padding: 0 60px 90px;
  max-width: 760px;
  animation: heroIn 1.4s cubic-bezier(0.16, 1, 0.3, 1) 0.2s both;
}
@keyframes heroIn {
  from {
    opacity: 0;
    transform: translateY(40px);
  }
  to {
    opacity: 1;
    transform: none;
  }
}
.hero-eyebrow {
  font-size: 10px;
  letter-spacing: 4px;
  text-transform: uppercase;
  color: var(--tan);
  margin-bottom: 22px;
  display: flex;
  align-items: center;
  gap: 14px;
}
.hero-eyebrow::before {
  content: '';
  width: 30px;
  height: 1px;
  background: var(--tan);
}
.hero-name {
  font-family: 'Cormorant', serif;
  font-size: clamp(60px, 8vw, 108px);
  font-weight: 300;
  line-height: 0.9;
  color: white;
  letter-spacing: -1px;
  margin-bottom: 28px;
}
.hero-name em {
  font-style: italic;
  color: var(--tan);
}
.hero-tagline {
  font-size: 16px;
  font-weight: 300;
  line-height: 1.75;
  color: rgba(255, 255, 255, 0.68);
  max-width: 520px;
  margin-bottom: 50px;
}
.hero-actions {
  display: flex;
  gap: 16px;
  flex-wrap: wrap;
}
.btn-tan {
  display: inline-block;
  padding: 15px 40px;
  background: var(--tan);
  color: var(--dark);
  text-decoration: none;
  font-size: 10px;
  font-weight: 500;
  letter-spacing: 2.5px;
  text-transform: uppercase;
  transition:
    background 0.3s,
    transform 0.2s;
  border: none;
  cursor: pointer;
}
.btn-tan:hover {
  background: var(--earth);
  color: white;
  transform: translateY(-2px);
}
.btn-outline {
  display: inline-block;
  padding: 14px 40px;
  border: 1px solid rgba(255, 255, 255, 0.4);
  color: white;
  text-decoration: none;
  font-size: 10px;
  letter-spacing: 2.5px;
  text-transform: uppercase;
  transition: all 0.3s;
}
.btn-outline:hover {
  background: rgba(255, 255, 255, 0.1);
  border-color: rgba(255, 255, 255, 0.7);
}
.hero-scroll {
  position: absolute;
  bottom: 40px;
  right: 60px;
  writing-mode: vertical-rl;
  font-size: 9px;
  letter-spacing: 3px;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.35);
  display: flex;
  align-items: center;
  gap: 14px;
}
.hero-scroll::after {
  content: '';
  width: 1px;
  height: 50px;
  background: rgba(255, 255, 255, 0.3);
  animation: scrollPulse 2s ease infinite;
}
@keyframes scrollPulse {
  0%,
  100% {
    opacity: 0.3;
  }
  50% {
    opacity: 1;
  }
}

/* STATS */
.stats {
  background: var(--charcoal);
  display: grid;
  grid-template-columns: repeat(4, 1fr);
}
.stat {
  padding: 44px 40px;
  text-align: center;
  border-right: 1px solid rgba(255, 255, 255, 0.07);
}
.stat:last-child {
  border-right: none;
}
.stat-n {
  font-family: 'Cormorant', serif;
  font-size: 52px;
  font-weight: 300;
  line-height: 1;
  color: var(--tan);
  margin-bottom: 8px;
}
.stat-l {
  font-size: 9px;
  letter-spacing: 2.5px;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.35);
}

/* SECTION COMMONS */
.sec {
  padding: 120px 0;
}
.sec-inner {
  max-width: 1200px;
  margin: 0 auto;
  padding: 0 60px;
}
.sec-eye {
  font-size: 9px;
  font-weight: 500;
  letter-spacing: 4px;
  text-transform: uppercase;
  color: var(--tan);
  margin-bottom: 16px;
  display: flex;
  align-items: center;
  gap: 14px;
}
.sec-eye::before {
  content: '';
  width: 30px;
  height: 1px;
  background: var(--tan);
}
.sec-title {
  font-family: 'Cormorant', serif;
  font-size: clamp(38px, 4vw, 58px);
  font-weight: 300;
  line-height: 1.1;
  color: var(--charcoal);
  margin-bottom: 10px;
}
.sec-title em {
  font-style: italic;
  color: var(--earth);
}

/* ABOUT */
#about {
  background: var(--warm-white);
}
.about-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 100px;
  align-items: center;
}
.about-photos {
  position: relative;
  height: 580px;
}
.photo-main {
  position: absolute;
  top: 0;
  left: 0;
  width: 68%;
  height: 88%;
  object-fit: cover;
  object-position: center top;
  z-index: 1;
}
.photo-secondary {
  position: absolute;
  bottom: 0;
  right: 0;
  width: 50%;
  height: 55%;
  object-fit: cover;
  object-position: center top;
  z-index: 2;
  border: 6px solid var(--warm-white);
}
.about-badge {
  position: absolute;
  top: 50px;
  right: -20px;
  z-index: 3;
  background: var(--charcoal);
  color: white;
  padding: 22px 24px;
  text-align: center;
  min-width: 130px;
}
.badge-gen {
  font-family: 'Cormorant', serif;
  font-size: 13px;
  font-style: italic;
  opacity: 0.55;
  margin-bottom: 4px;
  display: block;
}
.badge-val {
  font-family: 'Cormorant', serif;
  font-size: 42px;
  font-weight: 300;
  line-height: 1;
  color: var(--tan);
  display: block;
}
.badge-unit {
  font-size: 9px;
  letter-spacing: 2px;
  text-transform: uppercase;
  opacity: 0.45;
  margin-top: 4px;
  display: block;
}
.about-text p {
  font-size: 15px;
  line-height: 2;
  color: #666;
  margin-bottom: 18px;
}
.about-quote {
  margin: 32px 0;
  padding: 24px 0 24px 28px;
  border-left: 2px solid var(--tan);
  font-family: 'Cormorant', serif;
  font-size: 22px;
  font-style: italic;
  color: var(--charcoal);
  line-height: 1.5;
}
.cred-list {
  margin-top: 32px;
  display: flex;
  flex-direction: column;
  gap: 12px;
}
.cred-item {
  display: flex;
  align-items: center;
  gap: 12px;
  font-size: 12px;
  color: #666;
}
.cred-item::before {
  content: '';
  width: 16px;
  height: 1px;
  background: var(--tan);
  flex-shrink: 0;
}

/* AREAS */
#areas {
  background: var(--cream);
}
.areas-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 3px;
  margin-top: 50px;
}
.area-card {
  position: relative;
  overflow: hidden;
  cursor: pointer;
}
.area-card img {
  width: 100%;
  height: 100%;
  min-height: 260px;
  object-fit: cover;
  display: block;
  transition: transform 0.7s cubic-bezier(0.25, 0.46, 0.45, 0.94);
  filter: saturate(0.85);
}
.area-card:hover img {
  transform: scale(1.06);
  filter: saturate(1);
}
.area-card:first-child {
  grid-column: span 2;
}
.area-card:first-child img {
  min-height: 360px;
}
.area-veil {
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(26, 23, 20, 0.75) 0%, rgba(26, 23, 20, 0.1) 50%, transparent 100%);
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding: 24px;
  transition: background 0.4s;
}
.area-card:hover .area-veil {
  background: linear-gradient(to top, rgba(26, 23, 20, 0.88) 0%, rgba(26, 23, 20, 0.3) 60%, transparent 100%);
}
.area-city {
  font-family: 'Cormorant', serif;
  font-size: 22px;
  font-weight: 300;
  color: white;
  line-height: 1;
}
.area-state {
  font-size: 9px;
  letter-spacing: 3px;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.5);
  margin-top: 3px;
}
.area-explore {
  margin-top: 10px;
  font-size: 9px;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--tan);
  opacity: 0;
  transform: translateY(6px);
  transition: all 0.3s;
}
.area-card:hover .area-explore {
  opacity: 1;
  transform: none;
}

/* HOW I HELP */
#help {
  background: var(--warm-white);
}
.help-header {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 60px;
  align-items: end;
  margin-bottom: 70px;
}
.help-desc {
  font-size: 15px;
  line-height: 1.85;
  color: #777;
  max-width: 420px;
}
.help-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  background: var(--stone);
}
.help-card {
  background: var(--warm-white);
  padding: 48px 40px;
  transition: background 0.3s;
  cursor: pointer;
}
.help-card:hover {
  background: var(--charcoal);
}
.help-num {
  font-family: 'Cormorant', serif;
  font-size: 60px;
  font-weight: 300;
  line-height: 1;
  color: var(--stone);
  margin-bottom: 20px;
  transition: color 0.3s;
}
.help-card:hover .help-num {
  color: rgba(196, 180, 154, 0.15);
}
.help-title {
  font-family: 'Cormorant', serif;
  font-size: 26px;
  font-weight: 400;
  color: var(--charcoal);
  margin-bottom: 14px;
  transition: color 0.3s;
}
.help-card:hover .help-title {
  color: white;
}
.help-text {
  font-size: 13px;
  line-height: 1.85;
  color: #888;
  transition: color 0.3s;
}
.help-card:hover .help-text {
  color: rgba(255, 255, 255, 0.55);
}
.help-arrow {
  margin-top: 30px;
  font-size: 11px;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--tan);
  display: flex;
  align-items: center;
  gap: 10px;
  text-decoration: none;
}
.help-arrow::after {
  content: '→';
  transition: transform 0.3s;
}
.help-card:hover .help-arrow::after {
  transform: translateX(6px);
}

/* TESTIMONIALS */
#testimonials {
  background: var(--cream);
}
.testi-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2px;
  background: var(--stone);
  margin-top: 60px;
}
.testi-card {
  background: var(--cream);
  padding: 50px 40px;
  position: relative;
}
.testi-quote-mark {
  position: absolute;
  top: 36px;
  right: 36px;
  font-family: 'Cormorant', serif;
  font-size: 90px;
  color: var(--tan);
  opacity: 0.2;
  line-height: 1;
}
.testi-stars {
  color: var(--tan);
  font-size: 13px;
  letter-spacing: 3px;
  margin-bottom: 18px;
}
.testi-text {
  font-family: 'Cormorant', serif;
  font-size: 19px;
  font-style: italic;
  font-weight: 300;
  line-height: 1.7;
  color: var(--charcoal);
  margin-bottom: 28px;
}
.testi-author {
  font-size: 10px;
  font-weight: 500;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--earth);
  margin-bottom: 3px;
}
.testi-loc {
  font-size: 10px;
  color: var(--muted);
  letter-spacing: 1px;
}

/* RESOURCES */
#resources {
  background: var(--charcoal);
}
#resources .sec-eye {
  color: rgba(196, 180, 154, 0.6);
}
#resources .sec-title {
  color: white;
}
#resources .sec-title em {
  color: var(--tan);
}
.res-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2px;
  background: rgba(255, 255, 255, 0.07);
  margin-top: 60px;
}
.res-card {
  background: var(--charcoal);
  overflow: hidden;
  transition: background 0.3s;
}
.res-card:hover {
  background: #221e1a;
}
.res-img {
  width: 100%;
  height: 200px;
  object-fit: cover;
  display: block;
  filter: grayscale(30%);
  transition: filter 0.4s;
}
.res-card:hover .res-img {
  filter: grayscale(0%);
}
.res-body {
  padding: 32px 32px 40px;
}
.res-tag {
  display: inline-block;
  font-size: 8px;
  letter-spacing: 2.5px;
  text-transform: uppercase;
  color: var(--tan);
  border: 1px solid rgba(196, 180, 154, 0.3);
  padding: 4px 12px;
  margin-bottom: 16px;
}
.res-title {
  font-family: 'Cormorant', serif;
  font-size: 26px;
  font-weight: 300;
  color: white;
  margin-bottom: 12px;
}
.res-desc {
  font-size: 13px;
  line-height: 1.75;
  color: rgba(255, 255, 255, 0.4);
  margin-bottom: 24px;
}
.res-link {
  font-size: 10px;
  letter-spacing: 2px;
  text-transform: uppercase;
  color: var(--tan);
  text-decoration: none;
  display: flex;
  align-items: center;
  gap: 10px;
  transition: gap 0.3s;
}
.res-link::after {
  content: '→';
}
.res-card:hover .res-link {
  gap: 16px;
}

/* CONTACT */
#contact {
  background: var(--warm-white);
}
.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 100px;
  align-items: start;
}
.contact-sub {
  font-size: 15px;
  line-height: 1.85;
  color: #888;
  margin-bottom: 48px;
  max-width: 400px;
}
.contact-details {
  display: flex;
  flex-direction: column;
  gap: 28px;
  margin-bottom: 40px;
}
.cd-item {
  display: flex;
  flex-direction: column;
  gap: 4px;
}
.cd-label {
  font-size: 9px;
  letter-spacing: 3px;
  text-transform: uppercase;
  color: var(--tan);
}
.cd-value {
  font-size: 15px;
  font-weight: 300;
  color: var(--charcoal);
}
.cd-value a {
  color: var(--charcoal);
  text-decoration: none;
  transition: color 0.2s;
}
.cd-value a:hover {
  color: var(--earth);
}
.social-row {
  display: flex;
  gap: 12px;
}
.soc {
  width: 36px;
  height: 36px;
  border: 1px solid var(--border);
  color: var(--muted);
  text-decoration: none;
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 11px;
  font-weight: 500;
  transition: all 0.2s;
}
.soc:hover {
  background: var(--charcoal);
  color: white;
  border-color: var(--charcoal);
}
.cf-wrap {
  border: 1px solid var(--border);
}
.cf-header {
  background: var(--charcoal);
  padding: 24px 32px;
  font-size: 10px;
  letter-spacing: 3px;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.6);
}
.cf-body {
  padding: 32px;
  display: flex;
  flex-direction: column;
  gap: 20px;
  background: white;
}
.form-row2 {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 20px;
}
.fg {
  display: flex;
  flex-direction: column;
  gap: 6px;
}
.fg label {
  font-size: 9px;
  letter-spacing: 2.5px;
  text-transform: uppercase;
  color: var(--muted);
}
.fg input,
.fg textarea,
.fg select {
  border: none;
  border-bottom: 1px solid var(--border);
  padding: 10px 0;
  background: transparent;
  font-family: 'Jost', sans-serif;
  font-size: 14px;
  font-weight: 300;
  color: var(--charcoal);
  outline: none;
  transition: border-color 0.3s;
  -webkit-appearance: none;
  appearance: none;
}
.fg input:focus,
.fg textarea:focus,
.fg select:focus {
  border-color: var(--earth);
}
.fg textarea {
  resize: none;
  height: 100px;
}
.consent-txt {
  font-size: 10px;
  color: var(--muted);
  line-height: 1.6;
}
.form-submit {
  align-self: flex-start;
  padding: 15px 44px;
  background: var(--charcoal);
  color: white;
  border: none;
  font-family: 'Jost', sans-serif;
  font-size: 10px;
  letter-spacing: 2.5px;
  text-transform: uppercase;
  font-weight: 400;
  cursor: pointer;
  transition:
    background 0.3s,
    transform 0.2s;
}
.form-submit:hover {
  background: var(--earth);
  transform: translateY(-1px);
}

/* MAILING */
.mailing {
  background: var(--earth);
  padding: 80px 60px;
  text-align: center;
}
.mailing-title {
  font-family: 'Cormorant', serif;
  font-size: 40px;
  font-weight: 300;
  color: white;
  margin-bottom: 12px;
}
.mailing-sub {
  font-size: 13px;
  color: rgba(255, 255, 255, 0.65);
  margin-bottom: 36px;
}
.mailing-form {
  display: flex;
  max-width: 480px;
  margin: 0 auto;
}
.mailing-input {
  flex: 1;
  padding: 14px 20px;
  border: none;
  background: rgba(255, 255, 255, 0.15);
  color: white;
  font-family: 'Jost', sans-serif;
  font-size: 13px;
  outline: none;
}
.mailing-input::placeholder {
  color: rgba(255, 255, 255, 0.5);
}
.mailing-btn {
  padding: 14px 28px;
  background: var(--charcoal);
  color: white;
  border: none;
  font-family: 'Jost', sans-serif;
  font-size: 10px;
  font-weight: 500;
  letter-spacing: 2px;
  text-transform: uppercase;
  cursor: pointer;
  transition: background 0.2s;
}
.mailing-btn:hover {
  background: var(--dark);
}
.mailing-consent {
  font-size: 10px;
  color: rgba(255, 255, 255, 0.45);
  margin-top: 14px;
  line-height: 1.6;
}

/* FOOTER */
footer {
  background: var(--dark);
}
.footer-main {
  max-width: 1200px;
  margin: 0 auto;
  padding: 70px 60px 50px;
  display: grid;
  grid-template-columns: 2fr 1fr 1fr 1fr;
  gap: 50px;
}
.footer-logo {
  font-family: 'Cormorant', serif;
  font-size: 22px;
  letter-spacing: 3px;
  color: var(--tan);
  text-transform: uppercase;
  display: block;
  margin-bottom: 18px;
}
.footer-tagline {
  font-size: 12px;
  color: rgba(255, 255, 255, 0.3);
  line-height: 1.8;
  max-width: 260px;
  margin-bottom: 24px;
}
.footer-brokerage {
  border-top: 1px solid rgba(255, 255, 255, 0.07);
  padding-top: 20px;
  font-size: 11px;
  line-height: 1.9;
  color: rgba(255, 255, 255, 0.35);
}
.footer-brokerage strong {
  color: rgba(255, 255, 255, 0.5);
}
.footer-col-title {
  font-size: 9px;
  font-weight: 500;
  letter-spacing: 3px;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.3);
  margin-bottom: 18px;
}
.footer-links {
  list-style: none;
  display: flex;
  flex-direction: column;
  gap: 12px;
}
.footer-links a {
  font-size: 13px;
  color: rgba(255, 255, 255, 0.4);
  text-decoration: none;
  transition: color 0.2s;
}
.footer-links a:hover {
  color: var(--tan);
}
.footer-bottom {
  border-top: 1px solid rgba(255, 255, 255, 0.06);
  padding: 28px 60px;
}
.footer-bottom-row {
  display: flex;
  justify-content: space-between;
  align-items: flex-start;
  gap: 30px;
  flex-wrap: wrap;
}
.footer-eq {
  display: flex;
  align-items: center;
  gap: 10px;
  color: rgba(255, 255, 255, 0.25);
  font-size: 10px;
  flex-shrink: 0;
}
.eq-box {
  width: 24px;
  height: 24px;
  border: 1.5px solid rgba(255, 255, 255, 0.2);
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 13px;
}
.footer-legal {
  font-size: 10px;
  color: rgba(255, 255, 255, 0.22);
  line-height: 1.8;
  max-width: 760px;
}
.footer-legal a {
  color: rgba(255, 255, 255, 0.3);
  text-decoration: none;
}
.footer-copy {
  font-size: 10px;
  color: rgba(255, 255, 255, 0.18);
  margin-top: 16px;
  display: flex;
  gap: 20px;
  flex-wrap: wrap;
}
.footer-copy a {
  color: rgba(255, 255, 255, 0.22);
  text-decoration: none;
}
.footer-copy a:hover {
  color: rgba(255, 255, 255, 0.5);
}

/* AREA MODAL */
.modal-overlay {
  display: none;
  position: fixed;
  inset: 0;
  z-index: 500;
  background: rgba(26, 23, 20, 0.78);
  backdrop-filter: blur(8px);
  align-items: center;
  justify-content: center;
  padding: 20px;
}
.modal-overlay.open {
  display: flex;
}
.modal-box {
  background: var(--warm-white);
  max-width: 560px;
  width: 100%;
  position: relative;
  animation: modalIn 0.35s cubic-bezier(0.16, 1, 0.3, 1);
}
@keyframes modalIn {
  from {
    opacity: 0;
    transform: translateY(20px);
  }
  to {
    opacity: 1;
    transform: none;
  }
}
.modal-img {
  width: 100%;
  height: 260px;
  object-fit: cover;
  display: block;
}
.modal-close {
  position: absolute;
  top: 16px;
  right: 16px;
  width: 36px;
  height: 36px;
  border: none;
  cursor: pointer;
  background: rgba(26, 23, 20, 0.65);
  color: white;
  font-size: 20px;
  display: flex;
  align-items: center;
  justify-content: center;
  transition: background 0.2s;
}
.modal-close:hover {
  background: var(--charcoal);
}
.modal-body {
  padding: 36px 40px 44px;
}
.modal-eye {
  font-size: 9px;
  letter-spacing: 4px;
  text-transform: uppercase;
  color: var(--tan);
  margin-bottom: 10px;
  display: flex;
  align-items: center;
  gap: 12px;
}
.modal-eye::before {
  content: '';
  width: 24px;
  height: 1px;
  background: var(--tan);
  display: inline-block;
}
.modal-title {
  font-family: 'Cormorant', serif;
  font-size: 40px;
  font-weight: 300;
  color: var(--charcoal);
  margin-bottom: 18px;
  line-height: 1;
}
.modal-desc {
  font-size: 14px;
  line-height: 1.85;
  color: #666;
  margin-bottom: 30px;
}
.modal-cta {
  display: inline-block;
  padding: 13px 32px;
  background: var(--charcoal);
  color: white;
  text-decoration: none;
  font-size: 10px;
  letter-spacing: 2.5px;
  text-transform: uppercase;
  transition: background 0.3s;
}
.modal-cta:hover {
  background: var(--earth);
}

/* SCROLL REVEAL */
.reveal {
  opacity: 0;
  transform: translateY(32px);
  transition:
    opacity 0.85s cubic-bezier(0.16, 1, 0.3, 1),
    transform 0.85s cubic-bezier(0.16, 1, 0.3, 1);
}
.reveal.visible {
  opacity: 1;
  transform: none;
}
.rd1 {
  transition-delay: 0.1s;
}
.rd2 {
  transition-delay: 0.2s;
}
.rd3 {
  transition-delay: 0.3s;
}

/* ===== MOBILE RESPONSIVE ===== */
@media (max-width: 992px) {
  .reveal {
    opacity: 1 !important;
    transform: none !important;
  }
  .sec-inner {
    padding: 0 16px;
  }
  /* NAV */
  nav {
    padding: 18px 16px;
  }
  .nav-logo {
    font-size: 18px;
  }
  .nav-toggle {
    display: flex;
    min-width: 44px;
    min-height: 44px;
    z-index: 401;
  }
  .nav-links {
    position: fixed;
    top: 0;
    right: 0;
    bottom: 0;
    left: 0;
    z-index: 400;
    display: flex;
    flex-direction: column;
    align-items: center;
    justify-content: center;
    gap: 24px;
    background: var(--dark);
    padding: 80px 16px 40px;
    opacity: 0;
    visibility: hidden;
    transition:
      opacity 0.3s,
      visibility 0.3s;
    list-style: none;
  }
  nav.nav-open {
    z-index: 400;
  }
  nav.nav-open .nav-links {
    opacity: 1;
    visibility: visible;
  }
  nav.nav-open .nav-links a {
    color: rgba(255, 255, 255, 0.9);
  }
  nav.nav-open .nav-links a:hover {
    color: white;
  }
  .nav-links a {
    font-size: 14px;
    padding: 12px 0;
    min-height: 44px;
    display: inline-flex;
    align-items: center;
  }

  /* HERO */
  .hero {
    height: 100svh;
    min-height: 500px;
  }
  .hero-content {
    padding: 0 16px;
  }
  .hero-eyebrow {
    font-size: 9px;
    letter-spacing: 2px;
  }
  .hero-name {
    font-size: clamp(48px, 14vw, 80px);
    line-height: 0.9;
  }
  .hero-tagline {
    font-size: 13px;
    max-width: 100%;
  }
  .hero-cta-group {
    flex-direction: column;
    gap: 12px;
    align-items: flex-start;
  }
  .hero-cta {
    padding: 14px 28px;
    font-size: 12px;
    min-height: 44px;
    display: inline-flex;
    align-items: center;
  }

  /* TICKER */
  .ticker-bar {
    padding: 10px 0;
  }

  /* STATS (after hero) */
  .stats {
    grid-template-columns: repeat(2, 1fr);
  }
  .stat {
    padding: 24px 16px;
  }
  .stat-n {
    font-size: clamp(28px, 7vw, 52px);
  }
  .stat-l {
    font-size: 8px;
  }

  /* ABOUT */
  .about-grid {
    grid-template-columns: 1fr;
  }
  .about-photo-col {
    height: 420px;
  }
  .about-text-col {
    padding: 48px 16px;
  }
  .section-eyebrow {
    font-size: 9px;
  }
  .about-heading {
    font-size: clamp(36px, 9vw, 52px);
  }
  .about-bio {
    font-size: 14px;
  }
  .about-stats {
    grid-template-columns: 1fr 1fr;
    gap: 24px;
  }
  .stat-number {
    font-size: 36px;
  }

  /* AREAS */
  .areas-section {
    padding: 60px 16px;
  }
  #areas .areas-grid {
    margin-left: 16px;
    margin-right: 16px;
  }
  .areas-heading {
    font-size: clamp(32px, 9vw, 52px);
  }
  .areas-grid {
    grid-template-columns: 1fr 1fr;
    gap: 12px;
  }
  .area-card:first-child {
    grid-column: span 1;
  }

  /* SERVICES (How Can I Help You?) */
  .services-section {
    padding: 60px 16px;
  }
  .services-heading {
    font-size: clamp(32px, 9vw, 48px);
  }
  .services-grid {
    grid-template-columns: 1fr;
    gap: 32px;
  }
  .help-header {
    grid-template-columns: 1fr;
    gap: 24px;
    margin-bottom: 40px;
  }
  .help-grid {
    grid-template-columns: 1fr;
    gap: 1px;
  }
  .help-card {
    padding: 32px 24px;
    min-width: 0;
  }
  .help-num {
    font-size: clamp(36px, 10vw, 60px);
  }
  .help-title {
    font-size: clamp(20px, 5vw, 26px);
  }

  /* LISTINGS */
  .listings-section {
    padding: 60px 16px;
  }
  .listings-heading {
    font-size: clamp(32px, 9vw, 48px);
  }
  .listings-grid {
    grid-template-columns: 1fr;
    gap: 24px;
  }

  /* TESTIMONIALS (What My Clients Say) */
  .testimonials-section {
    padding: 60px 16px;
  }
  .testimonials-heading {
    font-size: clamp(28px, 8vw, 44px);
  }
  .testi-grid {
    grid-template-columns: 1fr;
    margin-top: 32px;
    gap: 2px;
  }
  .testi-card {
    padding: 28px 16px;
    min-width: 0;
  }
  .testi-quote-mark {
    font-size: 48px;
    top: 16px;
    right: 16px;
  }
  .testi-text {
    font-size: 16px;
    line-height: 1.6;
  }

  /* MAILING */
  .mailing {
    padding: 48px 16px;
  }
  .mailing-title {
    font-size: clamp(24px, 6vw, 40px);
  }
  .mailing-form {
    flex-direction: column;
    gap: 12px;
    max-width: 100%;
  }
  .mailing-input {
    width: 100%;
    min-height: 44px;
    box-sizing: border-box;
  }
  .mailing-btn {
    width: 100%;
    min-height: 44px;
  }
  .mailing-section {
    padding: 60px 16px;
  }
  .mailing-heading {
    font-size: clamp(28px, 8vw, 44px);
  }
  .mailing-row {
    flex-direction: column;
    gap: 12px;
    align-items: stretch;
  }

  /* CONTACT */
  .contact-section {
    padding: 60px 16px;
  }
  .contact-grid {
    grid-template-columns: 1fr;
    gap: 40px;
  }
  .contact-heading {
    font-size: clamp(28px, 8vw, 44px);
  }
  .cf-wrap {
    min-width: 0;
  }
  .cf-header {
    padding: 20px 16px;
  }
  .cf-body {
    padding: 20px 16px;
  }
  .form-row2 {
    grid-template-columns: 1fr;
    gap: 16px;
  }
  .contact-form {
    gap: 14px;
  }
  .contact-form .fg input,
  .contact-form .fg select,
  .contact-form .fg textarea,
  .form-submit {
    min-height: 44px;
  }
  .fg input,
  .fg select,
  .fg textarea {
    width: 100%;
    box-sizing: border-box;
  }

  /* RESOURCES (Free Guides) */
  #resources .sec-inner {
    padding: 0 16px;
  }
  #resources .res-grid {
    margin-left: 16px;
    margin-right: 16px;
    margin-top: 32px;
    grid-template-columns: 1fr;
    gap: 2px;
  }
  .res-card {
    min-width: 0;
  }
  .res-body {
    padding: 24px 16px 32px;
  }
  .res-title {
    font-size: clamp(20px, 5vw, 26px);
  }
  .res-desc {
    font-size: 12px;
  }

  /* MODAL */
  .modal-box {
    padding: 40px 20px;
    margin: 16px;
    max-width: calc(100vw - 32px);
  }
  .modal-title {
    font-size: 28px;
  }

  /* FOOTER */
  footer {
    padding: 0;
  }
  .footer-main {
    grid-template-columns: 1fr;
    gap: 36px;
    padding: 48px 16px 36px;
  }
  .footer-tagline {
    max-width: 100%;
  }
  .footer-bottom {
    padding: 24px 16px;
  }
  .footer-bottom-row {
    flex-direction: column;
    gap: 16px;
  }
  .footer-copy {
    flex-direction: column;
    gap: 8px;
  }
}

@media (max-width: 480px) {
  .hero-name {
    font-size: 48px;
  }
  .about-stats {
    grid-template-columns: 1fr;
  }
  .stats {
    grid-template-columns: 1fr;
  }
  .stat {
    padding: 20px 16px;
  }
  .areas-grid {
    grid-template-columns: 1fr;
  }
}