/* ─────────────────────────────────────────────────────────────
   KoeppelProperties.com — Shared stylesheet
   Boutique Nashville real estate · Hive Nashville LLC
   ───────────────────────────────────────────────────────────── */

:root {
  --cream: #FAF8F4;
  --warm-white: #FFFFFF;
  --charcoal: #1A1916;
  --ink: #2C2C28;
  --muted: #6B6A64;
  --border: #E5E2DC;
  --gold: #B8955A;
  --gold-light: #EDE4D3;
  --gold-dark: #8A6E3E;
  --teal: #2A5C58;
  --teal-light: #D6ECEA;
  --accent: #C85C3C;
  --nav-h: 72px;
}

* { margin: 0; padding: 0; box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  font-family: 'DM Sans', sans-serif;
  background: var(--cream);
  color: var(--ink);
  font-size: 16px;
  line-height: 1.7;
}
img { display: block; max-width: 100%; height: auto; }

/* ─── NAV ─── */
nav.site-nav {
  position: fixed; top: 0; left: 0; right: 0; z-index: 100;
  height: var(--nav-h);
  background: rgba(250,248,244,0.95);
  backdrop-filter: blur(8px);
  border-bottom: 1px solid var(--border);
  display: flex; align-items: center; justify-content: space-between;
  padding: 0 40px;
}
.nav-brand {
  font-family: 'Playfair Display', serif;
  font-size: 18px;
  color: var(--charcoal);
  text-decoration: none;
  letter-spacing: 0.01em;
}
.nav-brand span { color: var(--gold); font-style: italic; }
.nav-links { display: flex; gap: 32px; list-style: none; align-items: center; }
.nav-links a {
  text-decoration: none;
  font-size: 14px;
  font-weight: 400;
  color: var(--muted);
  letter-spacing: 0.03em;
  transition: color 0.2s;
}
.nav-links a:hover, .nav-links a.is-active { color: var(--charcoal); }
.nav-cta {
  background: var(--charcoal);
  color: white !important;
  padding: 10px 22px;
  border-radius: 2px;
  font-size: 13px !important;
  font-weight: 500 !important;
  letter-spacing: 0.06em !important;
  text-transform: uppercase;
  transition: background 0.2s !important;
}
.nav-cta:hover { background: var(--gold-dark) !important; color: white !important; }
.mob-toggle { display: none; background: none; border: none; cursor: pointer; padding: 4px; }

/* ─── BUTTONS ─── */
.btn-primary {
  background: var(--charcoal);
  color: white;
  padding: 15px 36px;
  font-size: 13px;
  font-weight: 500;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  text-decoration: none;
  border-radius: 2px;
  transition: background 0.2s;
  display: inline-block;
  border: none;
  font-family: 'DM Sans', sans-serif;
  cursor: pointer;
}
.btn-primary:hover { background: var(--gold-dark); }
.btn-outline {
  border: 1.5px solid var(--border);
  color: var(--charcoal);
  background: transparent;
  padding: 15px 36px;
  font-size: 13px;
  font-weight: 500;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  text-decoration: none;
  border-radius: 2px;
  transition: border-color 0.2s, color 0.2s;
  display: inline-block;
  font-family: 'DM Sans', sans-serif;
  cursor: pointer;
}
.btn-outline:hover { border-color: var(--charcoal); }
.btn-outline-dark {
  border: 1.5px solid rgba(255,255,255,0.2);
  color: white;
}
.btn-outline-dark:hover { border-color: white; }

/* ─── SECTION SHARED ─── */
section { padding: 100px 80px; }
.section-eyebrow {
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 16px;
}
.section-title {
  font-family: 'Playfair Display', serif;
  font-size: clamp(32px, 3vw, 48px);
  font-weight: 400;
  color: var(--charcoal);
  line-height: 1.2;
  margin-bottom: 20px;
}
.section-title em { font-style: italic; color: var(--gold); }
.section-sub {
  font-size: 17px;
  color: var(--muted);
  font-weight: 300;
  max-width: 560px;
  line-height: 1.75;
}

/* ─── BREADCRUMBS ─── */
.breadcrumbs {
  padding: 96px 80px 0;
  background: var(--cream);
  font-size: 12px;
  letter-spacing: 0.04em;
  color: var(--muted);
}
.breadcrumbs ol {
  list-style: none;
  display: flex;
  gap: 10px;
  flex-wrap: wrap;
}
.breadcrumbs li::after { content: '/'; margin-left: 10px; color: var(--border); }
.breadcrumbs li:last-child::after { display: none; }
.breadcrumbs a { color: var(--muted); text-decoration: none; }
.breadcrumbs a:hover { color: var(--charcoal); }
.breadcrumbs [aria-current="page"] { color: var(--charcoal); }

/* ─── HERO (HOMEPAGE) ─── */
.hero {
  margin-top: var(--nav-h);
  min-height: 92vh;
  display: grid;
  grid-template-columns: 1fr 1fr;
  overflow: hidden;
}
.hero-left {
  display: flex; flex-direction: column; justify-content: center;
  padding: 80px 60px 80px 80px;
  background: var(--cream);
}
.hero-eyebrow {
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 24px;
}
.hero-h1 {
  font-family: 'Playfair Display', serif;
  font-size: clamp(42px, 4.5vw, 68px);
  line-height: 1.12;
  color: var(--charcoal);
  margin-bottom: 28px;
  font-weight: 400;
}
.hero-h1 em { font-style: italic; color: var(--gold); }
.hero-sub {
  font-size: 17px;
  color: var(--muted);
  font-weight: 300;
  max-width: 480px;
  margin-bottom: 44px;
  line-height: 1.75;
}
.hero-actions { display: flex; gap: 16px; flex-wrap: wrap; }
.hero-stats {
  display: flex; gap: 40px; margin-top: 60px;
  padding-top: 40px;
  border-top: 1px solid var(--border);
  flex-wrap: wrap;
}
.stat-num {
  font-family: 'Playfair Display', serif;
  font-size: 36px;
  font-weight: 700;
  color: var(--charcoal);
  line-height: 1;
}
.stat-label {
  font-size: 12px;
  color: var(--muted);
  letter-spacing: 0.06em;
  text-transform: uppercase;
  margin-top: 6px;
}
.hero-right {
  position: relative;
  background: var(--charcoal);
  overflow: hidden;
}
.hero-map-bg {
  position: absolute; inset: 0;
  background:
    repeating-linear-gradient(0deg, transparent, transparent 59px, rgba(255,255,255,0.04) 60px),
    repeating-linear-gradient(90deg, transparent, transparent 59px, rgba(255,255,255,0.04) 60px);
}
.hero-map-overlay {
  position: absolute; inset: 0;
  display: flex; align-items: center; justify-content: center;
  padding: 60px;
}
.neighborhood-bubbles {
  position: relative;
  width: 100%; max-width: 420px;
  height: 500px;
}
.nbub {
  position: absolute;
  background: rgba(255,255,255,0.07);
  border: 1px solid rgba(255,255,255,0.15);
  border-radius: 4px;
  padding: 20px 24px;
  cursor: pointer;
  transition: background 0.3s, transform 0.3s;
  text-decoration: none;
}
.nbub:hover { background: rgba(255,255,255,0.12); transform: translateY(-2px); }
.nbub-tag { font-size: 10px; letter-spacing: 0.14em; text-transform: uppercase; color: var(--gold); margin-bottom: 8px; font-weight: 500; }
.nbub-name { font-family: 'Playfair Display', serif; font-size: 22px; color: white; margin-bottom: 8px; }
.nbub-price { font-size: 13px; color: rgba(255,255,255,0.55); }
.nbub-1 { top: 30px; left: 20px; width: 220px; }
.nbub-2 { top: 170px; right: 0px; width: 210px; }
.nbub-3 { top: 290px; left: 30px; width: 230px; }
.nbub-4 { bottom: 30px; right: 10px; width: 200px; }
.hero-badge {
  position: absolute;
  bottom: 40px; right: 40px;
  background: var(--gold);
  color: white;
  padding: 12px 20px;
  border-radius: 2px;
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

/* ─── AGENT IDENTITY STRIP ─── */
.agent-strip {
  background: white;
  border-bottom: 1px solid var(--border);
  padding: 16px 80px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: 12px;
}
.agent-strip-left { display: flex; align-items: center; gap: 20px; }
.agent-name-block .agent-name {
  font-family: 'Playfair Display', serif;
  font-size: 17px;
  color: var(--charcoal);
  font-weight: 400;
}
.agent-name-block .agent-title { font-size: 12px; color: var(--muted); letter-spacing: 0.05em; margin-top: 2px; }
.agent-divider { width: 1px; height: 36px; background: var(--border); }
.brokerage-block { display: flex; flex-direction: column; }
.brokerage-label { font-size: 10px; letter-spacing: 0.14em; text-transform: uppercase; color: var(--gold-dark); font-weight: 500; margin-bottom: 2px; }
.brokerage-name { font-size: 15px; font-weight: 500; color: var(--charcoal); }
.agent-strip-right { font-size: 12px; color: var(--muted); letter-spacing: 0.03em; }
.agent-strip-right span { color: var(--charcoal); font-weight: 500; }

/* ─── MEET JONATHAN (HOMEPAGE) ─── */
#meet-jonathan {
  background: white;
}
.meet-inner {
  display: grid;
  grid-template-columns: 0.85fr 1.15fr;
  gap: 80px;
  align-items: center;
}
.meet-photo {
  position: relative;
  background: var(--cream);
}
.meet-photo img {
  width: 100%;
  height: auto;
  object-fit: cover;
  aspect-ratio: 4/5;
}
.meet-photo-tag {
  position: absolute;
  bottom: 24px;
  left: 24px;
  background: var(--charcoal);
  color: white;
  font-size: 11px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  padding: 10px 16px;
  font-weight: 500;
}
.meet-body .section-title { margin-bottom: 24px; }
.meet-body p {
  font-size: 16px;
  color: var(--muted);
  line-height: 1.8;
  margin-bottom: 18px;
  font-weight: 300;
}
.meet-credentials {
  display: flex;
  gap: 32px;
  margin: 32px 0;
  padding: 24px 0;
  border-top: 1px solid var(--border);
  border-bottom: 1px solid var(--border);
  flex-wrap: wrap;
}
.cred-label { font-size: 10px; letter-spacing: 0.14em; text-transform: uppercase; color: var(--gold-dark); font-weight: 500; margin-bottom: 4px; }
.cred-val { font-size: 14px; color: var(--charcoal); font-weight: 500; }

/* ─── NEIGHBORHOODS GRID (HOMEPAGE) ─── */
#neighborhoods { background: white; }
.neighborhoods-header {
  display: flex;
  justify-content: space-between;
  align-items: flex-end;
  margin-bottom: 60px;
  flex-wrap: wrap;
  gap: 24px;
}
.nh-cards { display: grid; grid-template-columns: repeat(4, 1fr); gap: 2px; }
.nh-card {
  background: var(--cream);
  padding: 40px 32px;
  position: relative;
  overflow: hidden;
  text-decoration: none;
  display: block;
  transition: background 0.3s;
}
.nh-card:hover { background: var(--gold-light); }
.nh-card:hover .nh-arrow { transform: translateX(4px); }
.nh-card-tag { font-size: 10px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--gold-dark); margin-bottom: 16px; font-weight: 500; }
.nh-card-title { font-family: 'Playfair Display', serif; font-size: 26px; color: var(--charcoal); margin-bottom: 16px; font-weight: 400; line-height: 1.2; }
.nh-card-desc { font-size: 14px; color: var(--muted); line-height: 1.7; margin-bottom: 24px; font-weight: 300; }
.nh-stats { display: flex; gap: 20px; margin-bottom: 24px; flex-wrap: wrap; }
.nh-stat-val { font-family: 'Playfair Display', serif; font-size: 20px; color: var(--charcoal); font-weight: 700; }
.nh-stat-key { font-size: 10px; color: var(--muted); letter-spacing: 0.06em; text-transform: uppercase; }
.nh-arrow { font-size: 20px; color: var(--gold); display: inline-block; transition: transform 0.2s; }
.nh-card-number { position: absolute; top: 32px; right: 32px; font-family: 'Playfair Display', serif; font-size: 64px; font-weight: 700; color: rgba(0,0,0,0.04); line-height: 1; pointer-events: none; }

/* ─── WHY LOCAL ─── */
#why { background: var(--charcoal); }
.why-inner { display: grid; grid-template-columns: 1fr 1.4fr; gap: 80px; align-items: center; }
.why-left .section-eyebrow { color: var(--gold); }
.why-left .section-title { color: white; }
.why-left .section-sub { color: rgba(255,255,255,0.5); }
.why-pillars { display: flex; flex-direction: column; gap: 2px; }
.pillar { background: rgba(255,255,255,0.04); border: 1px solid rgba(255,255,255,0.07); padding: 28px 32px; display: flex; gap: 24px; align-items: flex-start; transition: background 0.2s; }
.pillar:hover { background: rgba(255,255,255,0.08); }
.pillar-num { font-family: 'Playfair Display', serif; font-size: 28px; color: var(--gold); font-weight: 700; line-height: 1; flex-shrink: 0; width: 36px; }
.pillar-title { font-size: 16px; font-weight: 500; color: white; margin-bottom: 8px; }
.pillar-text { font-size: 14px; color: rgba(255,255,255,0.45); line-height: 1.7; font-weight: 300; }

/* ─── PILLAR PAGE TEMPLATE ─── */
.pillar-header {
  background: var(--charcoal);
  padding: 120px 80px 80px;
  position: relative;
  overflow: hidden;
}
.pillar-header::before {
  content: '';
  position: absolute;
  inset: 0;
  background: repeating-linear-gradient(45deg, transparent, transparent 40px, rgba(255,255,255,0.02) 41px);
}
.pillar-header-inner { position: relative; z-index: 1; max-width: 1200px; }
.pillar-eyebrow { font-size: 11px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--gold); margin-bottom: 16px; font-weight: 500; }
.pillar-title-big { font-family: 'Playfair Display', serif; font-size: clamp(42px, 5vw, 72px); color: white; font-weight: 400; line-height: 1.05; margin-bottom: 24px; }
.pillar-subtitle { font-size: 18px; color: rgba(255,255,255,0.6); font-weight: 300; max-width: 700px; line-height: 1.7; }
.pillar-stat-row { display: flex; gap: 48px; margin-top: 60px; flex-wrap: wrap; }
.pillar-stat-item .val { font-family: 'Playfair Display', serif; font-size: 36px; color: white; font-weight: 700; }
.pillar-stat-item .key { font-size: 12px; color: rgba(255,255,255,0.4); letter-spacing: 0.08em; text-transform: uppercase; margin-top: 4px; }

.pillar-body { padding: 80px; max-width: 1280px; }
.pillar-grid { display: grid; grid-template-columns: 1.5fr 1fr; gap: 60px; margin-bottom: 80px; }
.pillar-section-h { font-family: 'Playfair Display', serif; font-size: 26px; color: var(--charcoal); margin-bottom: 20px; font-weight: 400; }
.pillar-p { font-size: 16px; color: var(--muted); line-height: 1.8; font-weight: 300; margin-bottom: 20px; }
.pillar-p em { color: var(--gold); font-style: italic; }
.pillar-highlights { background: white; border: 1px solid var(--border); padding: 32px; border-radius: 4px; }
.highlight-item { display: flex; align-items: flex-start; gap: 14px; padding: 14px 0; border-bottom: 1px solid var(--border); }
.highlight-item:last-child { border-bottom: none; }
.hi-dot { width: 6px; height: 6px; background: var(--gold); border-radius: 50%; margin-top: 8px; flex-shrink: 0; }
.hi-label { font-size: 12px; letter-spacing: 0.08em; text-transform: uppercase; color: var(--muted); margin-bottom: 2px; }
.hi-val { font-size: 15px; color: var(--charcoal); font-weight: 500; }
.pillar-cta-box { margin-top: 24px; background: var(--charcoal); padding: 32px; }
.pillar-cta-box h3 { font-family: 'Playfair Display', serif; font-size: 20px; color: white; margin-bottom: 12px; font-weight: 400; }
.pillar-cta-box p { font-size: 14px; color: rgba(255,255,255,0.5); margin-bottom: 24px; font-weight: 300; }
.pillar-cta-box .btn-primary { display: block; text-align: center; }

.faq-section { margin-bottom: 80px; }
.faq-item { border-top: 1px solid var(--border); padding: 24px 0; }
.faq-q { font-size: 17px; color: var(--charcoal); font-weight: 500; margin-bottom: 12px; }
.faq-a { font-size: 15px; color: var(--muted); line-height: 1.75; font-weight: 300; }

.pillar-related {
  background: var(--cream);
  border-top: 1px solid var(--border);
  padding: 80px;
}
.pillar-related h2 { font-family: 'Playfair Display', serif; font-size: 28px; color: var(--charcoal); margin-bottom: 32px; font-weight: 400; }
.related-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; }
.related-card { background: white; padding: 28px; border: 1px solid var(--border); text-decoration: none; transition: border-color 0.2s; }
.related-card:hover { border-color: var(--gold); }
.related-tag { font-size: 10px; letter-spacing: 0.14em; text-transform: uppercase; color: var(--gold-dark); margin-bottom: 12px; font-weight: 500; }
.related-title { font-family: 'Playfair Display', serif; font-size: 18px; color: var(--charcoal); font-weight: 400; line-height: 1.3; }

/* ─── NEW CONSTRUCTION (HOMEPAGE TEASER) ─── */
#new-construction-teaser { background: var(--cream); }
.nc-intro { display: grid; grid-template-columns: 1fr 1fr; gap: 80px; align-items: start; margin-bottom: 60px; }
.nc-checklist { margin-top: 8px; }
.nc-check { display: flex; align-items: flex-start; gap: 14px; padding: 14px 0; border-bottom: 1px solid var(--border); font-size: 15px; color: var(--muted); font-weight: 300; }
.nc-check:last-child { border-bottom: none; }
.check-icon { color: var(--teal); font-size: 18px; flex-shrink: 0; margin-top: 2px; font-weight: 500; }

/* ─── MARKET / BLOG ─── */
#market { background: white; }
.market-header { display: flex; justify-content: space-between; align-items: flex-end; margin-bottom: 48px; flex-wrap: wrap; gap: 24px; }
.blog-grid { display: grid; grid-template-columns: 2fr 1fr; gap: 32px; }
.blog-featured { background: var(--charcoal); padding: 48px; cursor: pointer; transition: opacity 0.2s; text-decoration: none; display: block; }
.blog-featured:hover { opacity: 0.92; }
.blog-tag { font-size: 10px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--gold); margin-bottom: 16px; font-weight: 500; }
.blog-title { font-family: 'Playfair Display', serif; font-size: 26px; color: white; font-weight: 400; line-height: 1.25; margin-bottom: 16px; }
.blog-excerpt { font-size: 15px; color: rgba(255,255,255,0.5); line-height: 1.7; font-weight: 300; margin-bottom: 24px; }
.blog-meta { font-size: 12px; color: rgba(255,255,255,0.3); letter-spacing: 0.06em; }
.blog-list { display: flex; flex-direction: column; gap: 2px; }
.blog-item { background: var(--cream); padding: 24px; cursor: pointer; transition: background 0.2s; text-decoration: none; display: block; }
.blog-item:hover { background: var(--gold-light); }
.blog-item-tag { font-size: 10px; letter-spacing: 0.14em; text-transform: uppercase; color: var(--gold-dark); margin-bottom: 8px; font-weight: 500; }
.blog-item-title { font-size: 15px; color: var(--charcoal); font-weight: 500; line-height: 1.4; margin-bottom: 6px; }
.blog-item-meta { font-size: 12px; color: var(--muted); }

/* ─── BLOG INDEX & POST CHROME ─── */
.blog-index-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(320px, 1fr));
  gap: 24px;
  margin-top: 48px;
}
.blog-card { background: white; border: 1px solid var(--border); padding: 36px; text-decoration: none; transition: border-color 0.2s, transform 0.2s; }
.blog-card:hover { border-color: var(--gold); transform: translateY(-2px); }
.blog-card-tag { font-size: 10px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--gold-dark); margin-bottom: 16px; font-weight: 500; }
.blog-card-title { font-family: 'Playfair Display', serif; font-size: 22px; color: var(--charcoal); font-weight: 400; line-height: 1.3; margin-bottom: 14px; }
.blog-card-excerpt { font-size: 14px; color: var(--muted); line-height: 1.7; font-weight: 300; margin-bottom: 20px; }
.blog-card-meta { font-size: 12px; color: var(--muted); letter-spacing: 0.04em; }

.post-byline {
  display: flex;
  align-items: center;
  gap: 14px;
  margin: 32px 0;
}
.post-byline img {
  width: 44px;
  height: 44px;
  border-radius: 50%;
  object-fit: cover;
}
.post-byline-name { font-size: 14px; color: var(--charcoal); font-weight: 500; }
.post-byline-meta { font-size: 12px; color: var(--muted); }

/* ─── CONTACT FORM ─── */
#contact { background: var(--gold-light); border-top: 1px solid var(--border); }
.contact-inner { display: grid; grid-template-columns: 1fr 1fr; gap: 80px; align-items: start; }
.contact-left .section-title { font-size: 38px; }
.contact-form { display: flex; flex-direction: column; gap: 16px; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.form-field { display: flex; flex-direction: column; gap: 6px; }
.form-field label { font-size: 11px; font-weight: 500; letter-spacing: 0.1em; text-transform: uppercase; color: var(--muted); }
.contact-form input[type=text],
.contact-form input[type=email],
.contact-form input[type=tel],
.contact-form select,
.contact-form textarea {
  background: white;
  border: 1.5px solid var(--border);
  padding: 13px 16px;
  font-family: 'DM Sans', sans-serif;
  font-size: 15px;
  color: var(--charcoal);
  border-radius: 2px;
  outline: none;
  transition: border-color 0.2s;
  width: 100%;
}
.contact-form input:focus, .contact-form select:focus, .contact-form textarea:focus { border-color: var(--gold); }
.contact-form textarea { min-height: 110px; resize: vertical; }
.form-submit {
  background: var(--charcoal);
  color: white;
  padding: 16px 40px;
  font-size: 13px;
  font-weight: 500;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  border: none;
  border-radius: 2px;
  cursor: pointer;
  transition: background 0.2s;
  font-family: 'DM Sans', sans-serif;
  align-self: flex-start;
}
.form-submit:hover { background: var(--gold-dark); }
.form-success {
  display: none;
  background: var(--teal-light);
  border: 1px solid var(--teal);
  padding: 20px 24px;
  border-radius: 4px;
  color: var(--teal);
  font-size: 15px;
  font-weight: 500;
}
.contact-promise { margin-top: 40px; padding-top: 32px; border-top: 1px solid var(--border); }
.promise-item { display: flex; gap: 14px; align-items: flex-start; margin-bottom: 20px; }
.promise-dot { width: 6px; height: 6px; background: var(--gold); border-radius: 50%; margin-top: 9px; flex-shrink: 0; }
.promise-text { font-size: 15px; color: var(--muted); font-weight: 300; line-height: 1.6; }

/* ─── ABOUT PAGE ─── */
.about-hero {
  margin-top: var(--nav-h);
  background: var(--charcoal);
  padding: 100px 80px 100px;
  position: relative;
  overflow: hidden;
}
.about-hero::before {
  content: '';
  position: absolute;
  inset: 0;
  background: repeating-linear-gradient(45deg, transparent, transparent 40px, rgba(255,255,255,0.02) 41px);
}
.about-hero-inner {
  position: relative;
  z-index: 1;
  display: grid;
  grid-template-columns: 0.75fr 1.25fr;
  gap: 80px;
  align-items: center;
  max-width: 1280px;
}
.about-photo {
  position: relative;
  background: var(--cream);
}
.about-photo img {
  width: 100%;
  aspect-ratio: 4/5;
  object-fit: cover;
}
.about-photo-badge {
  position: absolute;
  bottom: 24px;
  left: 24px;
  background: var(--gold);
  color: white;
  font-size: 11px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  padding: 10px 16px;
  font-weight: 500;
}
.about-hero-text .pillar-eyebrow { color: var(--gold); }
.about-hero-text h1 { font-family: 'Playfair Display', serif; font-size: clamp(40px, 4.5vw, 64px); color: white; font-weight: 400; line-height: 1.1; margin-bottom: 24px; }
.about-hero-text h1 em { font-style: italic; color: var(--gold); }
.about-hero-text p { font-size: 17px; color: rgba(255,255,255,0.65); line-height: 1.75; font-weight: 300; max-width: 600px; }
.about-body { padding: 100px 80px; max-width: 920px; }
.about-body h2 { font-family: 'Playfair Display', serif; font-size: 32px; color: var(--charcoal); font-weight: 400; margin-bottom: 24px; margin-top: 48px; }
.about-body h2:first-child { margin-top: 0; }
.about-body p { font-size: 17px; color: var(--ink); line-height: 1.85; font-weight: 300; margin-bottom: 20px; }
.about-credentials {
  background: white;
  border: 1px solid var(--border);
  padding: 40px;
  margin: 48px 0;
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(180px, 1fr));
  gap: 24px;
}
.about-credentials .cred-label { font-size: 10px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--gold-dark); margin-bottom: 6px; font-weight: 500; }
.about-credentials .cred-val { font-size: 16px; color: var(--charcoal); font-weight: 500; }

/* ─── NEIGHBORHOODS DIRECTORY ─── */
.directory-hero {
  margin-top: var(--nav-h);
  background: var(--charcoal);
  padding: 100px 80px 80px;
  position: relative;
}
.directory-hero h1 { font-family: 'Playfair Display', serif; font-size: clamp(36px, 4vw, 56px); color: white; font-weight: 400; line-height: 1.1; margin-bottom: 24px; max-width: 800px; }
.directory-hero h1 em { font-style: italic; color: var(--gold); }
.directory-hero p { font-size: 17px; color: rgba(255,255,255,0.6); line-height: 1.75; font-weight: 300; max-width: 700px; }
.directory-body { padding: 80px; }
.directory-group { margin-bottom: 60px; }
.directory-group-header {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  margin-bottom: 28px;
  padding-bottom: 20px;
  border-bottom: 1px solid var(--border);
  flex-wrap: wrap;
  gap: 12px;
}
.directory-group-header h2 { font-family: 'Playfair Display', serif; font-size: 28px; color: var(--charcoal); font-weight: 400; }
.directory-group-header .group-note { font-size: 13px; color: var(--muted); font-weight: 300; }
.directory-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(220px, 1fr)); gap: 2px; background: var(--border); }
.directory-tile {
  background: white;
  padding: 22px 24px;
  text-decoration: none;
  transition: background 0.2s;
  display: block;
}
.directory-tile:hover { background: var(--gold-light); }
.directory-tile-name { font-family: 'Playfair Display', serif; font-size: 18px; color: var(--charcoal); font-weight: 400; margin-bottom: 4px; }
.directory-tile-note { font-size: 12px; color: var(--muted); letter-spacing: 0.02em; }

/* ─── INVESTMENT EXTRAS ─── */
.investor-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; margin: 48px 0; }
.investor-card { background: white; border: 1px solid var(--border); padding: 32px; border-radius: 4px; }
.investor-card-icon { width: 48px; height: 48px; background: var(--teal-light); border-radius: 4px; display: flex; align-items: center; justify-content: center; font-size: 22px; margin-bottom: 20px; color: var(--teal); font-weight: 500; }
.investor-card-title { font-size: 17px; font-weight: 500; color: var(--charcoal); margin-bottom: 10px; }
.investor-card-text { font-size: 14px; color: var(--muted); line-height: 1.7; font-weight: 300; }

/* ─── FOOTER ─── */
footer.site-footer { background: var(--charcoal); padding: 60px 80px 40px; }
.footer-top { display: grid; grid-template-columns: 2fr 1fr 1fr 1fr; gap: 48px; margin-bottom: 48px; padding-bottom: 48px; border-bottom: 1px solid rgba(255,255,255,0.08); }
.footer-brand { font-family: 'Playfair Display', serif; font-size: 22px; color: white; margin-bottom: 4px; text-decoration: none; display: inline-block; }
.footer-brand span { color: var(--gold); font-style: italic; }
.footer-brokerage-tag { font-size: 11px; color: rgba(255,255,255,0.35); letter-spacing: 0.08em; margin-bottom: 14px; }
.footer-brokerage-tag strong { color: var(--gold); font-weight: 500; }
.footer-desc { font-size: 14px; color: rgba(255,255,255,0.35); line-height: 1.7; font-weight: 300; max-width: 280px; }
.footer-col-title { font-size: 10px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--gold); margin-bottom: 20px; font-weight: 500; }
.footer-links { list-style: none; display: flex; flex-direction: column; gap: 10px; }
.footer-links a { font-size: 14px; color: rgba(255,255,255,0.45); text-decoration: none; transition: color 0.2s; cursor: pointer; }
.footer-links a:hover { color: white; }
.footer-bottom { display: flex; justify-content: space-between; align-items: center; font-size: 12px; color: rgba(255,255,255,0.25); flex-wrap: wrap; gap: 12px; }
.footer-disclaimer { font-size: 11px; color: rgba(255,255,255,0.18); line-height: 1.6; margin-bottom: 24px; max-width: 900px; }

/* ─── ANIMATIONS ─── */
@keyframes fadeUp { from { opacity: 0; transform: translateY(24px); } to { opacity: 1; transform: translateY(0); } }
.fade-up { animation: fadeUp 0.7s ease forwards; }
.fade-up-2 { animation: fadeUp 0.7s ease 0.15s forwards; opacity: 0; }
.fade-up-3 { animation: fadeUp 0.7s ease 0.3s forwards; opacity: 0; }
.fade-up-4 { animation: fadeUp 0.7s ease 0.45s forwards; opacity: 0; }

/* ─── MOBILE ─── */
@media (max-width: 900px) {
  section { padding: 64px 32px; }
  nav.site-nav { padding: 0 24px; }
  .hero { grid-template-columns: 1fr; min-height: auto; }
  .hero-left { padding: 64px 32px; }
  .hero-right { display: none; }
  .meet-inner { grid-template-columns: 1fr; gap: 48px; }
  .nh-cards { grid-template-columns: 1fr; }
  .nc-intro { grid-template-columns: 1fr; gap: 40px; }
  .blog-grid { grid-template-columns: 1fr; }
  .contact-inner { grid-template-columns: 1fr; gap: 48px; }
  .footer-top { grid-template-columns: 1fr 1fr; }
  .why-inner { grid-template-columns: 1fr; }
  .pillar-header { padding: 100px 32px 56px; }
  .pillar-body { padding: 56px 32px; }
  .pillar-grid { grid-template-columns: 1fr; gap: 32px; }
  .pillar-related { padding: 56px 32px; }
  .related-grid { grid-template-columns: 1fr; }
  .form-row { grid-template-columns: 1fr; }
  .nav-links { display: none; }
  .mob-toggle { display: block; }
  .hero-stats { flex-wrap: wrap; gap: 24px; }
  .agent-strip { padding: 14px 32px; }
  .breadcrumbs { padding: 88px 32px 0; }
  .about-hero { padding: 80px 32px; }
  .about-hero-inner { grid-template-columns: 1fr; gap: 48px; }
  .about-body { padding: 56px 32px; }
  .directory-hero { padding: 80px 32px 56px; }
  .directory-body { padding: 56px 32px; }
  .investor-grid { grid-template-columns: 1fr; }
  footer.site-footer { padding: 48px 32px 32px; }
}