/* Vicki Wolpert — Hudson Valley real estate
   Editorial system: warm paper, walnut ink, forest green, hairline rules.
   No cards, shadows, pills or icon tiles. */

:root {
  --paper: #f1ece3;
  --paper-deep: #e8e0d2;
  --ink: #2b2420;
  --ink-soft: #5a4e45;
  --forest: #2b3a2e;
  --clay: #8f4a30;
  --clay-light: #e0bfa6;
  --rule: rgba(43, 36, 32, 0.9);
  --rule-soft: rgba(43, 36, 32, 0.22);
  --rule-onforest: rgba(241, 236, 227, 0.28);

  --serif: "Cormorant Garamond", "Iowan Old Style", Georgia, serif;
  --sans: "Jost", system-ui, -apple-system, "Segoe UI", Roboto, sans-serif;

  --gutter: clamp(20px, 3.5vw, 48px);
  --wrap: 1280px;
  --section: clamp(72px, 10vw, 148px);
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 90px; }

body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 1.125rem;
  line-height: 1.7;
  font-weight: 400;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}

img { max-width: 100%; height: auto; display: block; }
a { color: inherit; text-decoration-thickness: 1px; text-underline-offset: 5px; }
p { margin: 0 0 1.1em; }
ul, ol, dl { margin: 0; padding: 0; }

:focus-visible { outline: 2px solid var(--clay); outline-offset: 4px; }
.on-forest :focus-visible { outline-color: var(--clay-light); }

.wrap { width: min(100% - 2 * var(--gutter), var(--wrap)); margin-inline: auto; }
.section { padding: var(--section) 0; }
.section--deep { background: var(--paper-deep); }
.on-forest { background: var(--forest); color: #ece6d9; }

/* ---------- Type ---------- */
h1, h2, h3 {
  font-family: var(--serif);
  font-weight: 400;
  line-height: 1.04;
  letter-spacing: -0.012em;
  margin: 0 0 0.45em;
  text-wrap: balance;
}
h1 { font-size: clamp(2.9rem, 6.6vw, 5.8rem); }
h2 { font-size: clamp(2.3rem, 4.8vw, 4.2rem); }
h3 { font-size: clamp(1.6rem, 2.4vw, 2rem); line-height: 1.12; }
h1 em, h2 em, h3 em { font-style: italic; color: var(--clay); font-weight: 400; }
.on-forest h1 em, .on-forest h2 em, .on-forest h3 em { color: var(--clay-light); }

.label {
  font: 500 0.78rem/1.4 var(--sans);
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--ink);
  margin: 0 0 1.4rem;
  display: block;
}
.on-forest .label { color: #ece6d9; }
.lead { font-size: 1.25rem; color: var(--ink-soft); max-width: 34rem; }
.on-forest .lead { color: #cfc8b9; }
.center { text-align: center; }
.center .lead { margin-inline: auto; }

/* ---------- Buttons & links ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center;
  min-height: 56px; padding: 16px 38px;
  border: 1px solid var(--ink); background: transparent; color: var(--ink);
  font: 500 0.82rem/1 var(--sans); letter-spacing: 0.2em; text-transform: uppercase;
  text-decoration: none; cursor: pointer; border-radius: 0;
  transition: background-color .25s, color .25s;
}
.btn:hover { background: var(--ink); color: var(--paper); }
.btn--solid { background: var(--ink); color: var(--paper); }
.btn--solid:hover { background: var(--clay); border-color: var(--clay); }
.on-forest .btn { border-color: #ece6d9; color: #ece6d9; }
.on-forest .btn:hover { background: #ece6d9; color: var(--forest); }

.textlink {
  font: 500 0.82rem/1.4 var(--sans); letter-spacing: 0.2em; text-transform: uppercase;
  text-decoration: underline; color: inherit; display: inline-block; padding: 12px 0;
}
.textlink:hover { color: var(--clay); }
.on-forest .textlink:hover { color: var(--clay-light); }

.skip-link {
  position: absolute; left: 12px; top: -70px; z-index: 100;
  background: var(--ink); color: var(--paper); padding: 12px 18px;
}
.skip-link:focus { top: 12px; }

/* ---------- Header ---------- */
.site-header {
  position: sticky; top: 0; z-index: 50;
  background: var(--paper);
  border-bottom: 1px solid var(--rule-soft);
}
.header-inner {
  display: grid; grid-template-columns: 1fr auto 1fr; align-items: center;
  padding: 14px var(--gutter); min-height: 92px;
}
.nav { display: flex; align-items: center; gap: clamp(18px, 2.4vw, 36px); }
.nav-left { justify-self: start; }
.nav-right { justify-self: end; }
.nav a, .drawer a {
  font: 500 0.78rem/1 var(--sans); letter-spacing: 0.2em; text-transform: uppercase;
  text-decoration: none; padding: 14px 0; position: relative;
}
.nav a::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: 8px; height: 1px;
  background: currentColor; transform: scaleX(0); transform-origin: left; transition: transform .3s;
}
.nav a:hover::after { transform: scaleX(1); }
.nav-phone { border-left: 1px solid var(--rule-soft); padding-left: clamp(18px, 2.4vw, 36px) !important; }
.nav-phone::after { display: none; }

.brand {
  position: relative; display: grid; justify-items: center; text-decoration: none;
  isolation: isolate; padding: 4px 30px;
}
.brand .mono {
  position: absolute; left: 50%; top: 50%; transform: translate(-50%, -54%);
  font: 400 4.6rem/1 var(--serif); color: rgba(43, 36, 32, 0.09); z-index: -1;
  letter-spacing: -0.04em; pointer-events: none;
}
.brand-name { font: 500 0.98rem/1.2 var(--sans); letter-spacing: 0.3em; text-transform: uppercase; }
.brand-sub { font: 400 0.68rem/1.4 var(--sans); letter-spacing: 0.28em; text-transform: uppercase; color: var(--ink-soft); }

.menu-toggle {
  display: none; justify-self: end; background: none; border: 0; color: var(--ink); cursor: pointer;
  font: 500 0.78rem/1 var(--sans); letter-spacing: 0.2em; text-transform: uppercase;
  padding: 14px 0; align-items: center; gap: 12px;
}
.menu-toggle::after {
  content: ""; width: 26px; height: 7px; border-top: 1px solid var(--ink); border-bottom: 1px solid var(--ink);
}
.drawer { display: none; }

/* ---------- Hero ---------- */
.hero-center { text-align: center; padding: clamp(36px, 5vw, 72px) 0 clamp(56px, 7vw, 100px); }
.hero-portrait {
  display: block; width: clamp(168px, 17vw, 232px); height: auto; aspect-ratio: 1; margin: 0 auto clamp(26px, 3vw, 40px);
  border-radius: 50%; box-shadow: 0 0 0 9px var(--paper), 0 0 0 10px var(--ink);
}
.hero-center .label { color: var(--ink); }
.hero-center h1 { font-size: clamp(2.7rem, 6vw, 5.2rem); max-width: 14em; margin-inline: auto; }
.hero-center .sub { max-width: 38rem; margin: 0 auto 2.3rem; font-size: 1.28rem; color: var(--ink-soft); }
.hero-actions { display: flex; flex-wrap: wrap; justify-content: center; align-items: center; gap: 12px 36px; }
@media (max-width: 640px) { .hero-actions .btn { width: 100%; } }

/* ---------- Credential strip (ruled columns) ---------- */
.strip { border-top: 1px solid var(--rule); border-bottom: 1px solid var(--rule); }
.strip-grid { display: grid; grid-template-columns: repeat(4, 1fr); }
.strip-item { padding: 34px 20px 36px; text-align: center; }
.strip-item + .strip-item { border-left: 1px solid var(--rule); }
.strip-item .label { margin-bottom: 0.7rem; color: var(--ink-soft); }
.strip-item strong { display: block; font: 400 clamp(1.9rem, 3vw, 2.6rem)/1.1 var(--serif); margin-bottom: 6px; }
.strip-item span.cap { font-size: 0.98rem; color: var(--ink-soft); display: block; line-height: 1.45; }

/* ---------- Services (index) ---------- */
.services { display: grid; grid-template-columns: 5fr 7fr; gap: clamp(40px, 7vw, 120px); align-items: start; }
.services-aside { position: sticky; top: 120px; }
.services-aside figure { margin: 2.2rem 0 0; }
.services-aside img { width: 100%; aspect-ratio: 3 / 2; object-fit: cover; object-position: 50% 50%; }
.index { list-style: none; border-top: 1px solid var(--rule); counter-reset: svc; }
.index li {
  display: grid; grid-template-columns: 64px 1fr; gap: 8px 12px;
  padding: 34px 0 36px; border-bottom: 1px solid var(--rule-soft);
}
.index li:last-child { border-bottom: 1px solid var(--rule); }
.index .num { font: 500 0.8rem/2.6 var(--sans); letter-spacing: 0.2em; color: var(--clay); }
.index h3 { margin-bottom: 0.3em; }
.index p { margin: 0; color: var(--ink-soft); max-width: 34rem; }
.note-row { margin-top: 36px; display: grid; grid-template-columns: 64px 1fr; gap: 12px; }
.note-row .label { margin: 4px 0 0; color: var(--clay); }
.note-row p { margin: 0; color: var(--ink-soft); max-width: 34rem; }

/* ---------- Why ---------- */
.why-head { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: end; gap: 20px 60px; margin-bottom: clamp(44px, 6vw, 80px); }
.why-head h2 { margin: 0; max-width: 12ch; }
.why-grid { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--rule-onforest); }
.why-item { padding: 34px 28px 10px 0; }
.why-item + .why-item { border-left: 1px solid var(--rule-onforest); padding-left: 28px; }
.why-item h3 { color: #fff; font-size: 1.7rem; }
.why-item p { color: #cfc8b9; margin: 0; font-size: 1.05rem; }

/* ---------- About ---------- */
.about { display: grid; grid-template-columns: 4fr 8fr; gap: clamp(40px, 7vw, 120px); align-items: start; }
.about-id { position: sticky; top: 120px; }
.about-id img {
  width: 190px; height: 190px; object-fit: cover;
  outline: 1px solid var(--ink); outline-offset: 9px; margin: 9px 0 34px 9px;
  filter: saturate(0.95);
}
.about-id .nm { font: 400 1.9rem/1.1 var(--serif); display: block; }
.about-id .cr { font: 500 0.74rem/1.7 var(--sans); letter-spacing: 0.2em; text-transform: uppercase; color: var(--ink-soft); display: block; margin-top: 8px; }
.about-copy p { max-width: 38rem; }
.signoff { font: italic 400 2rem/1 var(--serif); margin: 1.2rem 0 0; color: var(--clay); }
.ruled { border-top: 1px solid var(--rule); margin-top: 44px; }
.ruled > div { display: grid; grid-template-columns: minmax(130px, 200px) 1fr; gap: 6px 24px; padding: 18px 0; border-bottom: 1px solid var(--rule-soft); }
.ruled dt { font: 500 0.74rem/1.9 var(--sans); letter-spacing: 0.2em; text-transform: uppercase; color: var(--ink-soft); }
.ruled dd { margin: 0; }
.ruled a { text-decoration: underline; }
.ruled .placeholder { color: var(--clay); font-style: italic; }

/* ---------- Sales ledger ---------- */
.sales-head { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: end; gap: 20px 60px; margin-bottom: clamp(36px, 5vw, 64px); }
.sales-head h2 { margin: 0; }
.sales-head p { margin: 0; max-width: 26rem; color: var(--ink-soft); }
.ledger { list-style: none; border-top: 1px solid var(--rule); }
.ledger li {
  display: grid; grid-template-columns: 170px minmax(180px, 1fr) 2fr; align-items: baseline; gap: 6px 28px;
  padding: 30px 0; border-bottom: 1px solid var(--rule-soft);
}
.ledger .tag { font: 500 0.74rem/1 var(--sans); letter-spacing: 0.22em; text-transform: uppercase; color: var(--clay); }
.ledger .price { font: 400 clamp(2.1rem, 3.6vw, 3.1rem)/1 var(--serif); letter-spacing: -0.01em; }
.ledger .facts { color: var(--ink-soft); }

/* ---------- Current listings (placeholder grid, or live feed iframe) ---------- */
.listing-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: clamp(20px, 2.4vw, 36px); border-top: 1px solid var(--rule); padding-top: clamp(28px, 3vw, 40px); }
.listing-more { display: flex; justify-content: center; margin-top: clamp(36px, 5vw, 64px); }
.listing-link { display: block; text-decoration: none; color: inherit; }
.listing-photo { aspect-ratio: 4 / 3; overflow: hidden; margin-bottom: 18px; background: var(--paper-deep); }
.listing-photo img { width: 100%; height: 100%; object-fit: cover; filter: saturate(0.94); transition: transform .8s cubic-bezier(.2,.7,.2,1); }
.listing-link:hover .listing-photo img { transform: scale(1.04); }
.listing-link:hover .listing-price { color: var(--clay); }
.listing-credit { margin: 22px 0 0; text-align: center; font-size: 0.82rem; letter-spacing: 0.06em; color: var(--ink-soft); }
.listing-price { font: 400 clamp(1.9rem, 3vw, 2.5rem)/1.1 var(--serif); margin: 0 0 6px; }
.listing-meta { margin: 0; color: var(--ink-soft); line-height: 1.55; }
#idx-feed iframe { grid-column: 1 / -1; width: 100%; min-height: 720px; border: 0; }

/* ---------- Resources ---------- */
.res-head { margin-bottom: clamp(40px, 6vw, 72px); }
.res-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(28px, 3.4vw, 56px); }
.res { display: flex; flex-direction: column; }
.res a.img { display: block; overflow: hidden; background: var(--paper-deep); margin-bottom: 22px; }
.res img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; filter: saturate(0.9); transition: transform .8s cubic-bezier(.2,.7,.2,1); }
.res a.img:hover img { transform: scale(1.04); }
.res-text { display: flex; flex-direction: column; flex: 1; }
.res .label { color: var(--clay); margin-bottom: 0.8rem; }
.res h3 { margin-bottom: 0.4em; }
.res h3 a { text-decoration: none; }
.res h3 a:hover { color: var(--clay); }
.res p { color: var(--ink-soft); margin-bottom: 0.4em; }
.res .textlink { margin-top: auto; align-self: flex-start; }

/* ---------- Contact ---------- */
.contact { display: grid; grid-template-columns: 5fr 6fr; gap: clamp(40px, 8vw, 130px); align-items: start; }
.contact .ruled { margin-top: 36px; }
.form .field { margin-bottom: 30px; }
.form label { display: block; font: 500 0.74rem/1.4 var(--sans); letter-spacing: 0.2em; text-transform: uppercase; margin-bottom: 4px; }
.form .opt { color: var(--ink-soft); text-transform: none; letter-spacing: 0.06em; font-size: 0.74rem; font-weight: 400; }
.form input, .form select, .form textarea {
  width: 100%; font: 400 1.15rem/1.5 var(--sans); color: var(--ink);
  background: transparent; border: 0; border-bottom: 1px solid var(--rule);
  padding: 12px 0; border-radius: 0; outline: none;
}
.form textarea { min-height: 120px; resize: vertical; border: 1px solid var(--rule); padding: 14px; margin-top: 8px; }
.form select {
  appearance: none; -webkit-appearance: none; padding-right: 32px;
  background: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='14' height='8' fill='none' stroke='%232b2420' stroke-width='1.2'%3E%3Cpath d='M1 1l6 6 6-6'/%3E%3C/svg%3E") no-repeat right 4px center;
}
.form input:focus, .form select:focus { border-bottom-color: var(--clay); box-shadow: 0 1px 0 var(--clay); }
.form textarea:focus { border-color: var(--clay); box-shadow: 0 0 0 1px var(--clay); }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 0 32px; }
.form .btn { margin-top: 6px; }
.form-status { margin: 22px 0 0; padding: 14px 18px; border: 1px solid; font-size: 1rem; }
.form-status[hidden] { display: none; }
.form-status--ok { border-color: #3d6b47; color: #254a2f; background: #e5eee3; }
.form-status--info { border-color: #9a7a2e; color: #5b4510; background: #f6ecd2; }
.form-status--err { border-color: #9a3b2c; color: #7a2418; background: #f6e0da; }

/* ---------- Article pages ---------- */
.article-head { text-align: center; padding: clamp(56px, 8vw, 100px) 0 clamp(36px, 5vw, 64px); }
.article-head .back { font: 500 0.78rem/1 var(--sans); letter-spacing: 0.2em; text-transform: uppercase; display: inline-block; margin-bottom: 36px; }
.article-head h1 { font-size: clamp(2.6rem, 6vw, 5rem); max-width: 14ch; margin-inline: auto; }
.article-head p.intro { max-width: 36rem; margin: 0 auto; font-size: 1.28rem; color: var(--ink-soft); }
.article-figure { margin: 0 var(--gutter); overflow: hidden; }
.article-figure img { width: 100%; height: clamp(260px, 44vw, 640px); object-fit: cover; filter: saturate(0.9); }
.article { max-width: 42rem; margin-inline: auto; padding: clamp(56px, 7vw, 96px) 0 24px; }
.article h2 { font-size: clamp(1.9rem, 3vw, 2.5rem); margin: 1.9em 0 0.4em; }
.article h2:first-child { margin-top: 0; }
.article ul { padding-left: 1.15em; }
.article li { margin-bottom: 0.7em; }
.article li::marker { color: var(--clay); }
.article .note { font-size: 0.98rem; color: var(--ink-soft); border-top: 1px solid var(--rule); border-bottom: 1px solid var(--rule-soft); padding: 18px 0; margin-top: 3em; }
.article-cta { text-align: center; padding: clamp(56px, 8vw, 110px) 0; border-top: 1px solid var(--rule); }
.article-cta h2 { font-size: clamp(2rem, 4vw, 3.2rem); }
.article-cta p { color: var(--ink-soft); }

/* ---------- Area, FAQ and discoverability pages ---------- */
.nf-links { display: flex; flex-wrap: wrap; justify-content: center; align-items: center; gap: 14px 30px; margin-top: 28px; }
.nf-illus { width: min(340px, 70%); height: auto; margin: 0 auto 8px; }
address { font-style: normal; }
.article-head h1 { max-width: 18em; }
.crumbs {
  font: 500 0.72rem/1.4 var(--sans); letter-spacing: 0.18em; text-transform: uppercase;
  color: var(--ink-soft); margin-bottom: 34px;
}
.crumbs a { text-decoration: none; }
.crumbs a:hover { color: var(--clay); text-decoration: underline; }
.crumbs i { font-style: normal; margin: 0 9px; opacity: 0.5; }

.article .rows { padding-left: 0; }
.article .faq h2 { margin-top: 1.9em; }
.answer { max-width: 42rem; margin: 0 auto; padding: 28px 0; border-top: 1px solid var(--rule); border-bottom: 1px solid var(--rule-soft); }
.answer .label { color: var(--clay); margin-bottom: 0.8rem; }
.answer p:last-child { margin: 0; font: 400 clamp(1.3rem, 2.2vw, 1.6rem)/1.45 var(--serif); }

.article-figure figcaption { margin-top: 10px; text-align: right; color: var(--ink-soft); font: 400 0.74rem/1.5 var(--sans); letter-spacing: 0.08em; }
.article-figure figcaption a { text-decoration: underline; }

.rows { list-style: none; border-top: 1px solid var(--rule); margin: 0 0 1.6rem; }
.rows li { border-bottom: 1px solid var(--rule-soft); margin: 0; }
.rows a, .rows .row { display: grid; grid-template-columns: minmax(110px, 150px) 1fr auto; gap: 4px 22px; align-items: baseline; padding: 20px 0; text-decoration: none; }
.rows a:hover .rp { color: var(--clay); }
.strip-item .cap a { text-decoration: underline; }
.ledger + .listing-credit { text-align: left; margin-top: 26px; }
.listing-credit a { text-decoration: underline; }
.rp { font: 400 1.8rem/1.1 var(--serif); }
.rd { color: var(--ink-soft); line-height: 1.5; }
.rd strong { color: var(--ink); font-weight: 500; }
.ra { font: 500 0.72rem/1.4 var(--sans); letter-spacing: 0.16em; text-transform: uppercase; color: var(--clay); white-space: nowrap; }

.faq .qa { padding: 22px 0; border-bottom: 1px solid var(--rule-soft); }
.article .qa h2, .faq .qa h3 { font: 400 clamp(1.45rem, 2.3vw, 1.75rem)/1.2 var(--serif); margin: 0 0 0.45em; }
.faq .qa p { margin: 0; color: var(--ink-soft); }
.article.faq { padding-top: clamp(40px, 5vw, 72px); }
.near { margin-top: 2.6em; padding-top: 1.4em; border-top: 1px solid var(--rule); line-height: 2; }
.near .label { display: inline-block; margin: 0 18px 0 0; }

.areas-index { list-style: none; border-top: 1px solid var(--rule); display: grid; grid-template-columns: repeat(3, 1fr); column-gap: clamp(28px, 4vw, 64px); }
.areas-index li { border-bottom: 1px solid var(--rule-soft); }
.areas-index a { display: flex; justify-content: space-between; align-items: baseline; gap: 16px; padding: 22px 0; text-decoration: none; }
.areas-index .an { font: 400 clamp(1.5rem, 2.2vw, 1.9rem)/1.15 var(--serif); }
.areas-index .as { font: 500 0.7rem/1.3 var(--sans); letter-spacing: 0.16em; text-transform: uppercase; color: var(--ink-soft); text-align: right; }
.areas-index a:hover .an { color: var(--clay); }

.foot-areas { padding: 26px 0 8px; border-bottom: 1px solid var(--rule-onforest); }
.foot-areas p { margin: 0 0 12px; font-size: 0.98rem; line-height: 1.9; color: #cfc8b9; }
.foot-areas .label { display: inline-block; margin: 0 18px 0 0; min-width: 64px; color: #ece6d9; }
.foot-areas a { color: #ece6d9; text-decoration: none; }
.foot-areas a:hover { color: var(--clay-light); text-decoration: underline; }
.foot-legal { padding-top: 28px; }

.article-cta .textlink { margin-left: 22px; }
.ledger .facts a { text-decoration: underline; }
.ledger .facts a:hover { color: var(--clay); }

@media (max-width: 1100px) { .areas-index { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 760px) {
  .areas-index { grid-template-columns: 1fr; }
  .rows a, .rows .row { grid-template-columns: 1fr; gap: 2px; }
  .ra { white-space: normal; }
  .foot-areas .label { display: block; margin: 0 0 4px; }
  .article-cta .textlink { margin: 8px 0 0; display: block; }
}

/* ---------- Comfortable tap targets ---------- */
.crumbs a { display: inline-block; padding: 12px 2px; margin: -12px 0; }
.near a, .foot-areas a { display: inline-block; padding: 9px 3px; }
.foot-col a, .ruled a, .listing-credit a { display: inline-block; padding: 8px 0; }
.article-figure figcaption a { display: inline-block; padding: 10px 2px; }

/* ---------- Footer ---------- */
.site-footer { padding: clamp(64px, 8vw, 110px) 0 36px; }
.foot-brand { position: relative; text-align: center; isolation: isolate; margin-bottom: clamp(44px, 6vw, 72px); padding: 18px 0; }
.foot-brand .mono { position: absolute; left: 50%; top: 50%; transform: translate(-50%, -52%); font: 400 8rem/1 var(--serif); color: rgba(236, 230, 217, 0.08); z-index: -1; letter-spacing: -0.04em; }
.foot-brand strong { display: block; font: 500 1.05rem/1.3 var(--sans); letter-spacing: 0.32em; text-transform: uppercase; }
.foot-brand span.sub { font: 400 0.72rem/1.8 var(--sans); letter-spacing: 0.28em; text-transform: uppercase; color: #bdb5a4; }
.foot-strip { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--rule-onforest); border-bottom: 1px solid var(--rule-onforest); }
.foot-col { padding: 30px 28px 34px; font-size: 1rem; color: #cfc8b9; }
.foot-col + .foot-col { border-left: 1px solid var(--rule-onforest); }
.foot-col .label { color: #ece6d9; margin-bottom: 1rem; }
.foot-col p { margin: 0 0 0.5em; }
.foot-col ul { list-style: none; display: grid; gap: 10px; }
.foot-col a { color: #ece6d9; }
.foot-col a:hover { color: var(--clay-light); }
.foot-legal { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: center; gap: 14px 30px; padding-top: 28px; font-size: 0.92rem; color: #bdb5a4; }
.eho { display: inline-flex; align-items: center; gap: 10px; font: 500 0.74rem/1 var(--sans); letter-spacing: 0.2em; text-transform: uppercase; color: #ece6d9; }
.eho svg { width: 26px; height: 26px; fill: none; stroke: currentColor; stroke-width: 1.4; stroke-linecap: round; stroke-linejoin: round; }

/* ---------- Reveal on scroll (only when JS is running) ---------- */
.js .reveal { opacity: 0; transform: translateY(22px); transition: opacity .9s ease, transform .9s cubic-bezier(.2,.7,.2,1); }
.js .reveal.in { opacity: 1; transform: none; }
.js .reveal.d1 { transition-delay: .1s; }
.js .reveal.d2 { transition-delay: .2s; }
.js .reveal.d3 { transition-delay: .3s; }

/* ---------- Responsive ---------- */
@media (min-width: 1101px) and (max-width: 1279px) {
  .nav-phone { display: none; }
}
@media (max-width: 1100px) {
  .header-inner { grid-template-columns: 1fr auto; min-height: 78px; }
  .nav { display: none; }
  .brand { justify-items: start; padding-left: 0; }
  .brand .mono { left: 46px; font-size: 4rem; }
  .menu-toggle { display: inline-flex; }
  .drawer {
    display: none; flex-direction: column; padding: 8px var(--gutter) 28px;
    border-top: 1px solid var(--rule-soft); background: var(--paper);
  }
  .drawer.open { display: flex; }
  .drawer a { padding: 18px 0; border-bottom: 1px solid var(--rule-soft); font-size: 0.86rem; }
  .services, .about, .contact { grid-template-columns: 1fr; }
  .services-aside, .about-id { position: static; }
  .services-aside figure { display: none; }
  .about-id { display: grid; grid-template-columns: auto 1fr; gap: 0 30px; align-items: center; }
  .about-id img { margin-bottom: 9px; }
  .why-grid { grid-template-columns: repeat(2, 1fr); }
  .why-item:nth-child(3) { border-left: 0; padding-left: 0; }
  .why-item:nth-child(n+3) { border-top: 1px solid var(--rule-onforest); margin-top: 24px; }
  .listing-grid { grid-template-columns: 1fr 1fr; }
  .res-grid { grid-template-columns: 1fr; gap: 56px; }
  .res { display: grid; grid-template-columns: 1fr 1fr; gap: 0 30px; align-items: center; }
  .res a.img { margin: 0; }
  .res-text { display: flex; flex-direction: column; }
}
@media (max-width: 760px) {
  body { font-size: 1.06rem; }
  .strip-grid { grid-template-columns: repeat(2, 1fr); }
  .strip-item:nth-child(3) { border-left: 0; }
  .strip-item:nth-child(n+3) { border-top: 1px solid var(--rule); }
  .ledger li { grid-template-columns: 1fr; gap: 8px; padding: 24px 0; }
  .foot-strip { grid-template-columns: 1fr; }
  .foot-col, .foot-col + .foot-col { padding-left: 0; padding-right: 0; }
  .foot-col + .foot-col { border-left: 0; border-top: 1px solid var(--rule-onforest); }
  .form-row { grid-template-columns: 1fr; }
  .why-grid { grid-template-columns: 1fr; }
  .why-item, .why-item + .why-item { border-left: 0; padding: 28px 0 8px; }
  .why-item:nth-child(n+2) { border-top: 1px solid var(--rule-onforest); margin-top: 20px; }
  .res { grid-template-columns: 1fr; }
  .res a.img { margin-bottom: 20px; }
  .listing-grid { grid-template-columns: 1fr; }
  .about-id { grid-template-columns: 1fr; }
  .index li, .note-row { grid-template-columns: 44px 1fr; }
  .ruled > div { grid-template-columns: 1fr; }
  .hero-actions .btn { width: 100%; }
  .brand-name { font-size: 0.86rem; letter-spacing: 0.24em; }
  .foot-brand .mono { font-size: 6rem; }
}

@media print {
  .js .reveal { opacity: 1; transform: none; }
  .site-header { position: static; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition: none !important; animation: none !important; }
  .js .reveal { opacity: 1; transform: none; }
}

/* ---------- Keller Williams logo ---------- */
.kw-logo { display: block; height: auto; }
.kw-header { width: 80px; margin-right: clamp(6px, 1vw, 16px); }
.kw-credit { display: flex; align-items: center; justify-content: center; gap: 16px; margin: clamp(28px, 4vw, 44px) 0 0; font: 500 0.7rem/1.6 var(--sans); letter-spacing: 0.22em; text-transform: uppercase; color: var(--ink-soft); text-align: left; }
.kw-credit .kw-logo { width: 84px; }
.kw-about { width: 96px; margin-top: 16px; }
.kw-chip { display: inline-block; background: #f4efe6; border-radius: 3px; padding: 10px 14px; margin-bottom: 1rem; }
.kw-chip .kw-logo { width: 96px; }
.about-id img.kw-about { width: 96px; height: auto; outline: 0; margin: 18px 0 0; filter: none; object-fit: contain; }
.nav-phone { white-space: nowrap; }
@media (min-width: 1101px) and (max-width: 1359px) { .kw-header { display: none; } }

/* ---------- Client reviews ---------- */
.quotes { display: grid; grid-template-columns: repeat(2, 1fr); gap: clamp(28px, 4vw, 56px) clamp(32px, 5vw, 72px); border-top: 1px solid var(--rule-onforest); padding-top: clamp(28px, 3vw, 44px); }
.quote { margin: 0; }
.quote blockquote { margin: 0 0 18px; }
.quote p { font: 400 clamp(1.2rem, 1.7vw, 1.5rem)/1.45 var(--serif); margin: 0; }
.quote figcaption { font: 500 0.74rem/1 var(--sans); letter-spacing: 0.22em; text-transform: uppercase; color: var(--clay-light); }
.quote figcaption span { opacity: 0.8; }
.on-forest .listing-credit { text-align: left; margin-top: 36px; color: #cfc8b9; }
.on-forest .listing-credit a { text-decoration: underline; }
.note-row a { text-decoration: underline; }
@media (max-width: 760px) { .quotes { grid-template-columns: 1fr; } }

/* ---------- Recently sold with a photo ---------- */
.ledger li.has-photo { grid-template-columns: 220px 170px minmax(180px, 1fr) 2fr; align-items: center; }
.ledger .thumb { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; display: block; }
@media (max-width: 900px) { .ledger li.has-photo { grid-template-columns: 1fr; } .ledger .thumb { max-width: 420px; } }
.on-forest .sales-head p { color: #cfc8b9; }

/* ---------- Blog index ---------- */
.blog-rows a { grid-template-columns: 1fr; gap: 8px; padding: 28px 0; }
.blog-rows .rp { font-size: clamp(1.6rem, 2.6vw, 2.1rem); }
.blog-rows .rd { max-width: 44rem; }

/* ---------- TV clip in the About details ---------- */
.tv-clip { margin: 18px 0 4px; max-width: 34rem; }
.tv-clip video { display: block; width: 100%; height: auto; aspect-ratio: 16 / 9; background: var(--paper-deep); }
.tv-clip figcaption { margin-top: 8px; font-size: 0.82rem; color: var(--ink-soft); }

/* ---------- Header logo (replaced the name + VW monogram, 2026-11-01) ---------- */
.brand { padding: 6px 24px; }
.brand-logo { display: block; height: 70px; width: auto; }
@media (max-width: 1100px) { .brand { padding-left: 0; } .brand-logo { height: 50px; } }
@media (max-width: 560px) { .brand-logo { height: 42px; } }