:root {
  --navy: #1F2E4F;
  --navy-deep: #162238;
  --cream: #F7F3EC;
  --cream-soft: #FBF9F5;
  --white: #ffffff;
  --text: #2a3140;
  --muted: #5a6475;
  --border: rgba(31, 46, 79, 0.12);
  --shadow: 0 18px 50px rgba(31, 46, 79, 0.12);
  --radius: 18px;
  --max: 1120px;
  --serif: "Cormorant Garamond", "Times New Roman", serif;
  --sans: "Source Sans 3", "Segoe UI", system-ui, sans-serif;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: var(--sans);
  color: var(--text);
  background: var(--cream-soft);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}
img { max-width: 100%; display: block; }
a { color: var(--navy); text-decoration-thickness: 1px; text-underline-offset: 3px; }
a:hover { color: #31486f; }
.container { width: min(100% - 2rem, var(--max)); margin-inline: auto; }
.section { padding: 4.5rem 0; }
.section-alt { background: var(--cream); }
.eyebrow {
  display: inline-block;
  font-size: 0.78rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--navy);
  font-weight: 600;
  margin-bottom: 0.75rem;
}
h1, h2, h3, .heading {
  font-family: var(--serif);
  text-transform: uppercase;
  letter-spacing: 0.04em;
  color: var(--navy);
  font-weight: 600;
  line-height: 1.15;
  margin: 0 0 0.85rem;
}
h1 { font-size: clamp(2.2rem, 5vw, 3.6rem); }
h2 { font-size: clamp(1.7rem, 3.5vw, 2.4rem); }
h3 { font-size: 1.25rem; letter-spacing: 0.06em; }
p { margin: 0 0 1rem; }
.lead { font-size: 1.125rem; color: var(--muted); max-width: 40rem; }

/* Header */
.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(247, 243, 236, 0.92);
  backdrop-filter: blur(10px);
  border-bottom: 1px solid var(--border);
}
.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1rem;
  padding: 0.9rem 0;
}
.brand {
  font-family: var(--serif);
  text-transform: uppercase;
  letter-spacing: 0.08em;
  font-size: 1.15rem;
  color: var(--navy);
  text-decoration: none;
  font-weight: 600;
}
.brand span { display: block; font-family: var(--sans); font-size: 0.68rem; letter-spacing: 0.14em; color: var(--muted); font-weight: 500; margin-top: 0.15rem; text-transform: uppercase; }
.nav { display: flex; gap: 1.25rem; align-items: center; flex-wrap: wrap; }
.nav a { text-decoration: none; color: var(--navy); font-size: 0.92rem; font-weight: 600; }
.nav a:hover { text-decoration: underline; }
.nav-cta {
  background: var(--navy);
  color: var(--cream) !important;
  padding: 0.55rem 1rem;
  border-radius: 999px;
  text-decoration: none !important;
}
.nav-cta:hover { background: var(--navy-deep); }

/* Buttons */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.4rem;
  border: none;
  border-radius: 999px;
  padding: 0.9rem 1.4rem;
  font: inherit;
  font-weight: 600;
  cursor: pointer;
  text-decoration: none !important;
  transition: transform 0.15s ease, background 0.15s ease;
}
.btn:hover { transform: translateY(-1px); }
.btn-primary { background: var(--cream); color: var(--navy); }
.btn-primary:hover { background: #fff; color: var(--navy); }
.btn-navy { background: var(--navy); color: var(--cream); }
.btn-navy:hover { background: var(--navy-deep); color: var(--cream); }
.btn-outline {
  background: transparent;
  color: var(--cream);
  border: 1.5px solid rgba(247, 243, 236, 0.55);
}
.btn-outline:hover { background: rgba(247,243,236,0.12); color: var(--cream); }

/* Hero */
.hero {
  position: relative;
  min-height: min(88vh, 760px);
  display: grid;
  align-items: end;
  color: var(--cream);
  overflow: hidden;
}
.hero-media {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(180deg, rgba(31,46,79,0.28) 0%, rgba(31,46,79,0.55) 42%, rgba(31,46,79,0.88) 100%),
    url("../images/hero-sunset.jpg") center/cover no-repeat;
}
.hero-content {
  position: relative;
  z-index: 1;
  padding: 5.5rem 0 4rem;
  max-width: 40rem;
}
.hero .eyebrow { color: rgba(247,243,236,0.9); }
.hero h1 { color: var(--cream); }
.hero p { color: rgba(247,243,236,0.92); font-size: 1.15rem; max-width: 34rem; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 0.75rem; margin-top: 1.5rem; }
.hero-credit {
  position: absolute;
  right: 1rem;
  bottom: 0.75rem;
  z-index: 2;
  font-size: 0.72rem;
  color: rgba(247,243,236,0.75);
  letter-spacing: 0.04em;
}

/* Form */
.form-section .grid {
  display: grid;
  grid-template-columns: 1.1fr 0.9fr;
  gap: 2.5rem;
  align-items: start;
}
.card {
  background: var(--white);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  box-shadow: var(--shadow);
  padding: 1.6rem;
}
.form-note {
  margin-top: 1rem;
  padding: 0.9rem 1rem;
  background: var(--cream);
  border-radius: 12px;
  font-size: 0.9rem;
  color: var(--muted);
}
.form-note strong { color: var(--navy); }
.form-grid { display: grid; gap: 0.9rem; }
.form-grid label {
  display: grid;
  gap: 0.35rem;
  font-size: 0.9rem;
  font-weight: 600;
  color: var(--navy);
}
.form-grid input,
.form-grid select,
.form-grid textarea {
  width: 100%;
  border: 1px solid var(--border);
  border-radius: 12px;
  padding: 0.8rem 0.9rem;
  font: inherit;
  background: var(--cream-soft);
  color: var(--text);
}
.form-grid textarea { min-height: 110px; resize: vertical; }
.form-grid input:focus,
.form-grid select:focus,
.form-grid textarea:focus {
  outline: 2px solid rgba(31,46,79,0.25);
  border-color: var(--navy);
}
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 0.9rem; }
.form-disclaimer { font-size: 0.8rem; color: var(--muted); margin: 0.4rem 0 0; }

/* Neighborhoods */
.nb-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1.1rem;
  margin-top: 2rem;
}
.nb-card {
  background: var(--white);
  border-radius: var(--radius);
  overflow: hidden;
  border: 1px solid var(--border);
  box-shadow: 0 10px 30px rgba(31,46,79,0.08);
  display: flex;
  flex-direction: column;
}
.nb-card img { width: 100%; aspect-ratio: 4/5; object-fit: cover; }
.nb-card .body { padding: 1.1rem 1.15rem 1.3rem; flex: 1; display: flex; flex-direction: column; }
.nb-card p { color: var(--muted); font-size: 0.95rem; margin-bottom: 0; }
.nb-credit {
  margin-top: 1rem;
  font-size: 0.8rem;
  color: var(--muted);
}

/* Shorts */
.shorts-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.1rem;
  margin-top: 2rem;
}
.short-card {
  background: var(--navy);
  border-radius: var(--radius);
  overflow: hidden;
  box-shadow: var(--shadow);
}
.short-card iframe {
  width: 100%;
  aspect-ratio: 9/16;
  border: 0;
  display: block;
  background: #000;
}
.short-meta {
  padding: 0.9rem 1rem 1.1rem;
  color: var(--cream);
}
.short-meta a { color: var(--cream); font-weight: 600; text-decoration: none; }
.short-meta a:hover { text-decoration: underline; }
.short-meta p { margin: 0.35rem 0 0; font-size: 0.85rem; color: rgba(247,243,236,0.75); }

/* About */
.about-grid {
  display: grid;
  grid-template-columns: 0.85fr 1.15fr;
  gap: 2.5rem;
  align-items: center;
}
.about-photo {
  border-radius: var(--radius);
  overflow: hidden;
  box-shadow: var(--shadow);
}
.about-photo img { width: 100%; aspect-ratio: 4/5; object-fit: cover; object-position: center top; }
.pill-list { display: flex; flex-wrap: wrap; gap: 0.5rem; margin: 1.1rem 0 1.4rem; padding: 0; list-style: none; }
.pill-list li {
  background: var(--cream);
  color: var(--navy);
  border: 1px solid var(--border);
  border-radius: 999px;
  padding: 0.4rem 0.8rem;
  font-size: 0.82rem;
  font-weight: 600;
  letter-spacing: 0.02em;
}

/* Contact */
.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1.5rem;
}
.contact-item h3 { margin-bottom: 0.35rem; }
.contact-item p, .contact-item a { color: var(--muted); }
.social-row { display: flex; flex-wrap: wrap; gap: 0.75rem; margin-top: 1rem; }
.social-row a {
  display: inline-flex;
  align-items: center;
  padding: 0.55rem 0.9rem;
  border-radius: 999px;
  border: 1px solid var(--border);
  background: var(--white);
  text-decoration: none;
  font-weight: 600;
  font-size: 0.9rem;
}

/* Footer */
.site-footer {
  background: var(--navy);
  color: rgba(247,243,236,0.85);
  padding: 2.5rem 0 2rem;
  font-size: 0.92rem;
}
.site-footer a { color: var(--cream); }
.footer-grid {
  display: grid;
  grid-template-columns: 1.4fr 1fr 0.8fr;
  gap: 1.5rem;
  align-items: start;
}
.site-footer h3 { color: var(--cream); font-size: 1rem; }
.eho {
  display: flex;
  gap: 0.75rem;
  align-items: flex-start;
}
.eho img { width: 48px; height: 48px; flex-shrink: 0; filter: brightness(0) invert(1); opacity: 0.9; }
.footer-bottom {
  margin-top: 1.75rem;
  padding-top: 1.25rem;
  border-top: 1px solid rgba(247,243,236,0.15);
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem 1.5rem;
  justify-content: space-between;
  font-size: 0.82rem;
  color: rgba(247,243,236,0.7);
}

@media (max-width: 960px) {
  .form-section .grid,
  .about-grid,
  .contact-grid,
  .footer-grid { grid-template-columns: 1fr; }
  .nb-grid { grid-template-columns: repeat(3, 1fr); }
  .shorts-grid { grid-template-columns: 1fr; max-width: 360px; margin-inline: auto; }
  .nav { display: none; }
  .header-inner { justify-content: space-between; }
  .mobile-cta { display: inline-flex !important; }
}
@media (min-width: 961px) {
  .mobile-cta { display: none !important; }
}
@media (max-width: 600px) {
  .nb-grid { grid-template-columns: 1fr; }
  .form-row { grid-template-columns: 1fr; }
  .hero { min-height: 78vh; }
}

/* --- Update: compliance bar, headshot, placeholder --- */
.compliance-bar { background: var(--navy); color: var(--cream); font-size: 0.85rem; padding: 0.4rem 0; text-align: center; letter-spacing: 0.02em; }
.compliance-bar a { color: var(--cream); font-weight: 600; }
.about-photo { background: var(--cream); }
.about-photo img { aspect-ratio: 4/5; object-fit: contain; object-position: center bottom; height: auto; }
@media (max-width: 960px) { .about-photo { max-width: 420px; margin: 0 auto; } }
.nb-placeholder { aspect-ratio: 4/5; display: flex; align-items: center; justify-content: center; text-align: center; background: repeating-linear-gradient(45deg,#e9e3d8,#e9e3d8 12px,#f2ede4 12px,#f2ede4 24px); color: var(--navy); font-weight: 700; font-size: 0.9rem; letter-spacing: 0.06em; padding: 1rem; border: 2px dashed var(--navy); }
.soon { font-style: italic; opacity: 0.8; }
.nb-card img { height: auto; display: block; }
@media (max-width: 600px) { .hero-actions .btn { flex: 1 1 100%; text-align: center; } }
.form-status { margin: 0.5rem 0 0; padding: 0.75rem 1rem; border-radius: 8px; font-weight: 600; }
.form-status.ok { background: var(--cream); color: var(--navy); border: 1px solid var(--navy); }
.form-status.err { background: #fbeaea; color: #7a1f1f; border: 1px solid #d9a3a3; }
.hidden { display: none; }
.nb-grid { grid-template-columns: repeat(3, minmax(0, 1fr)); }
@media (max-width: 600px) { .nb-grid { grid-template-columns: 1fr; } }
.county-grid { grid-template-columns: repeat(2, minmax(0, 1fr)) !important; }
.county-grid figure { margin: 0; position: relative; }
.county-grid img { aspect-ratio: 4/3 !important; object-fit: cover; }
.county-grid figcaption { position: absolute; right: 0.5rem; bottom: 0.4rem; font-size: 0.72rem; color: #fff; text-shadow: 0 1px 3px rgba(0,0,0,.7); }
.communities { line-height: 1.8; }
@media (max-width: 700px) { .county-grid { grid-template-columns: 1fr !important; } }

/* November 6, 2026 (ET): connected local-area overviews and buyer inquiry path */
[id] { scroll-margin-top: 110px; }
a, p, li { overflow-wrap: break-word; }
a:focus-visible, button:focus-visible { outline: 3px solid #9a6d25; outline-offset: 4px; }
.skip-link { position: fixed; left: 1rem; top: -100px; z-index: 100; background: var(--cream); padding: .75rem 1rem; }
.skip-link:focus { top: 1rem; }
.area-nav { border-bottom: 1px solid var(--border); background: var(--white); }
.area-nav .container { display: flex; flex-wrap: wrap; justify-content: center; gap: .35rem 1.75rem; padding-block: .6rem; }
.area-nav a { font-size: .9rem; font-weight: 600; padding: .3rem 0; text-decoration: none; }
.area-nav a:hover, .area-nav a[aria-current="page"] { text-decoration: underline; text-underline-offset: 5px; }
.trust-grid { display: grid; grid-template-columns: 1.1fr .9fr; gap: 3rem; align-items: center; }
.reviews-section { border-top: 1px solid var(--border); }
.rating { font-family: var(--serif); font-size: 3.5rem; color: var(--navy); line-height: 1.1; }
.rating span { font-family: var(--sans); font-size: 1rem; }
.source-note { color: var(--muted); font-size: .85rem; margin-top: 1.2rem; }
.area-cards figure { margin: 0; }
.area-cards img { width: 100%; aspect-ratio: 4/3; object-fit: cover; }
.area-cards figcaption { font-size: .7rem; padding: .4rem .75rem; background: var(--cream); color: var(--navy); }
.area-cards .eyebrow { font-size: .68rem; }
.area-cards .body p { margin-bottom: 1rem; }
.card-link { margin-top: auto; display: inline-block; padding-top: 1rem; font-weight: 700; }
.area-card-editorial { min-height: 260px; background: var(--navy); color: var(--cream); padding: 1.5rem; display: flex; flex-direction: column; justify-content: center; gap: 1.1rem; }
.area-card-editorial .eyebrow { color: var(--cream); }
.editorial-title { font-family: var(--serif); font-size: clamp(2rem, 3.5vw, 3.1rem); line-height: 1.15; }
.btn-light { background: var(--cream); color: var(--navy); border: 1px solid var(--border); }
.btn-light:hover { background: var(--white); }
.next-step-note { margin-top: 1.5rem; }
.breadcrumb { font-size: .85rem; color: var(--muted); margin-bottom: 2rem; }
.breadcrumb span { margin-inline: .6rem; }
.area-hero { padding-top: 2rem; }
.area-hero-grid { display: grid; grid-template-columns: 1fr 1.1fr; align-items: center; gap: 3rem; }
.area-hero-photo { margin: 0; }
.area-hero-photo img { width: 100%; height: 400px; object-fit: cover; border-radius: var(--radius); }
.area-hero-photo figcaption, .local-photo figcaption { font-size: .76rem; color: var(--muted); margin-top: .65rem; }
.area-editorial { padding: 2.5rem; border-radius: var(--radius); background: var(--navy); color: var(--cream); }
.area-editorial .eyebrow { color: var(--cream); }
.area-editorial ol { padding-left: 1.2rem; margin: 2rem 0 0; }
.area-editorial li { padding-left: .4rem; margin-top: .6rem; }
.detail-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1.5rem; margin-top: 2rem; }
.resource-grid { display: grid; grid-template-columns: 1.15fr 1fr; gap: 3rem; align-items: start; margin-top: 2rem; }
.checklist { padding-left: 1.25rem; max-width: 58rem; }
.checklist li, .resource-list li { margin-bottom: .85rem; padding-left: .2rem; }
.resource-list { padding-left: 1.1rem; }
.local-photo { margin: 0; }
.local-photo img { width: 100%; height: auto; border-radius: var(--radius); }
.island-jumps, .explore-links { display: flex; flex-wrap: wrap; gap: .7rem 1.3rem; margin-top: 1.5rem; }
.island-jumps a { background: white; border: 1px solid var(--border); padding: .6rem 1rem; border-radius: 999px; }
.island-detail { display: grid; grid-template-columns: .7fr 1.3fr; gap: 3rem; padding-block: 3rem; border-bottom: 1px solid var(--border); }
.island-detail:first-child { padding-top: 0; }
.island-detail:last-child { padding-bottom: 0; border: 0; }
.island-detail .eyebrow { font-size: .7rem; }
@media (max-width: 960px) {
  .trust-grid, .area-hero-grid, .resource-grid { grid-template-columns: 1fr; gap: 2rem; }
  .area-hero-photo img { height: auto; max-height: 440px; }
  .area-cards { grid-template-columns: 1fr 1fr; }
  .island-detail { grid-template-columns: 1fr; gap: .5rem; }
}
@media (max-width: 600px) {
  .section { padding: 3rem 0; }
  .area-hero { padding-top: 1.5rem; }
  .area-cards, .detail-grid { grid-template-columns: 1fr; }
  .area-nav .container { gap: .2rem 1rem; }
  .area-nav a { font-size: .82rem; }
  .area-editorial { padding: 1.75rem; }
  .area-card-editorial { min-height: 230px; }
  .island-jumps { gap: .5rem; }
  .island-jumps a { font-size: .85rem; }
  .card { padding: 1.25rem; }
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .btn { transition: none; }
}