/* ═══════════════════════════════════════════
   THE WU TEAM — styles.css
   Single source of truth for all styles.
   Edit here; changes apply site-wide.
═══════════════════════════════════════════ */

:root {
  --ink:       #0f1117;
  --ink-60:    rgba(15,17,23,0.6);
  --ink-20:    rgba(15,17,23,0.12);
  --paper:     #f7f6f2;
  --cream:     #fdfcf8;
  --accent:    #1a3a5c;
  --accent-lt: #2d5a8e;
  --gold:      #c4922a;
  --gold-lt:   #e8c97a;
  --green:     #2d6a4f;
  --red:       #b91c1c;
  --border:    rgba(15,17,23,0.1);
  --serif: 'Instrument Serif', Georgia, serif;
  --sans:  'DM Sans', system-ui, sans-serif;
  --mono:  'DM Mono', monospace;
}

*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; max-width: 100%; overflow-x: hidden; }
body { font-family: var(--sans); background: var(--cream); color: var(--ink); -webkit-font-smoothing: antialiased; max-width: 100%; overflow-x: hidden; line-height: 1.6; }
a, span, strong, em { overflow-wrap: anywhere; }

/* ── NAV ───────────────────────────────── */
nav[role="navigation"] {
  position: fixed; top: 0; left: 0; right: 0; z-index: 100;
  display: flex; align-items: center; justify-content: center;
  padding: 0 48px; height: 68px;
  background: rgba(253,252,248,0.98);
  border-bottom: 1px solid var(--border);
}
.nav-inner { max-width: 1280px; width: 100%; display: flex; align-items: center; gap: 20px; }
.nav-logo { font-family: var(--serif); font-size: 1.25rem; color: var(--ink); text-decoration: none; }
.nav-logo span { color: var(--gold); }
.nav-links { display: flex; gap: 22px; list-style: none; align-items: center; margin-left: auto; }
.nav-links a { font-size: 0.8rem; font-weight: 500; letter-spacing: 0.04em; text-transform: uppercase; color: var(--ink-60); text-decoration: none; transition: color 0.2s; white-space: nowrap; }
.nav-links a:hover, .nav-links a.active { color: var(--ink); }
.nav-cta { background: var(--accent) !important; color: white !important; padding: 9px 20px; border-radius: 6px; font-weight: 600 !important; }
.nav-cta:hover { background: var(--accent-lt) !important; }
.nav-right { display: flex; align-items: center; gap: 10px; }
.nav-lang-toggle { font-size: .78rem !important; font-weight: 600 !important; color: var(--accent) !important; border: 1px solid var(--accent) !important; border-radius: 4px; padding: 4px 9px !important; letter-spacing: .03em; white-space: nowrap; }
.nav-lang-toggle:hover { background: var(--accent) !important; color: white !important; }

/* Nav dropdown (Market parent) */
.nav-dropdown { position: relative; }
.nav-dropdown > a { display: inline-flex; align-items: center; gap: 4px; }
.nav-caret { font-size: 0.65em; opacity: 0.55; line-height: 1; transition: transform 0.2s; }
.nav-dropdown:hover .nav-caret,
.nav-dropdown:focus-within .nav-caret { opacity: 1; transform: translateY(1px); }
.nav-dropdown-menu {
  position: absolute;
  top: 100%;
  left: 50%;
  transform: translate(-50%, 4px);
  min-width: 180px;
  margin: 0;
  padding: 8px 0;
  list-style: none;
  background: rgba(253,252,248,0.98);
  border: 1px solid var(--border);
  border-radius: 6px;
  box-shadow: 0 8px 24px rgba(0,0,0,0.08);
  display: flex;
  flex-direction: column;
  gap: 0;
  opacity: 0;
  visibility: hidden;
  transition: opacity 0.15s ease, visibility 0.15s ease, transform 0.15s ease;
  z-index: 100;
}
.nav-dropdown:hover > .nav-dropdown-menu,
.nav-dropdown:focus-within > .nav-dropdown-menu {
  opacity: 1;
  visibility: visible;
  transform: translate(-50%, 0);
}
.nav-dropdown-menu li { width: auto; }
.nav-dropdown-menu a {
  display: block;
  padding: 8px 18px;
  font-size: 0.78rem;
  white-space: nowrap;
  text-transform: uppercase;
  letter-spacing: 0.07em;
  color: var(--ink-60);
  text-decoration: none;
}
.nav-dropdown-menu a:hover,
.nav-dropdown-menu a.active { color: var(--ink); background: rgba(0,0,0,0.03); }

/* ── BUTTONS ───────────────────────────── */
.btn { display: inline-flex; align-items: center; gap: 8px; padding: 13px 26px; border-radius: 8px; font-size: 0.9rem; font-weight: 600; text-decoration: none; transition: transform 0.15s, background 0.2s; border: 1.5px solid transparent; }
.btn:hover { transform: translateY(-1px); }
.btn-primary { background: var(--accent); color: white; }
.btn-primary:hover { background: var(--accent-lt); }
.btn-outline { background: transparent; color: var(--ink); border-color: var(--border); }
.btn-outline:hover { border-color: var(--accent); color: var(--accent); }

/* ── SECTION BASE ──────────────────────── */
section { padding: 100px 48px; }
.container { max-width: 1280px; margin: 0 auto; }
.eyebrow { display: inline-flex; align-items: center; gap: 10px; font-family: var(--mono); font-size: 0.7rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--gold); margin-bottom: 18px; }
.eyebrow::before { content: ''; width: 28px; height: 1px; background: var(--gold); }
.eyebrow a { color: inherit; text-decoration: none; border-bottom: 1px dashed currentColor; padding-bottom: 1px; transition: color .15s ease, border-color .15s ease; }
.eyebrow a:hover { color: var(--accent); border-bottom-color: var(--accent); }
h2.st { font-family: var(--serif); font-size: clamp(2rem, 3.5vw, 2.9rem); line-height: 1.08; color: var(--ink); margin-bottom: 14px; }
h2.st em { font-style: italic; color: var(--accent); }
.sub { font-size: 1rem; line-height: 1.75; color: var(--ink-60); max-width: 580px; margin-bottom: 56px; }

/* ── SCROLL REVEAL — REMOVED 2026-06-13 ──────────────────────────────
   The IntersectionObserver-driven fade left content stuck hidden (big blank
   blocks, a black void on dark sections) in mobile/in-app webviews where the
   observer misfired. Animation dropped entirely: content is always visible.
   .reveal / .visible / .d1-.d4 kept as harmless no-ops so existing markup
   (and the JS observer) needn't change. */
.reveal, .reveal.visible { opacity: 1; transform: none; }

/* ── INTERIOR PAGE HERO ─────────────────── */
/* Used on all pages except index.html */
.page-hero {
  padding: 148px 48px 72px;
  background: var(--paper);
  border-bottom: 1px solid var(--border);
}
.page-hero .container { max-width: 1280px; margin: 0 auto; }
.page-hero h1 { font-family: var(--serif); font-size: clamp(2.4rem, 4vw, 3.6rem); line-height: 1.06; margin-bottom: 16px; }
.page-hero h1 em { font-style: italic; color: var(--accent); }
.page-hero p { font-size: 1.05rem; line-height: 1.75; color: rgba(15,17,23,0.88); max-width: 60ch; }

/* -- Reading system ------------------------------------------------------- */
.reading-wrap { max-width: 780px; }
.reading-intro {
  font-size: 1rem;
  line-height: 1.85;
  color: #1f2937;
}
.reading-intro + .reading-intro { margin-top: 12px; }
.reading-body {
  font-size: 1rem;
  line-height: 1.85;
  color: #1f2937;
  margin-bottom: 28px;
}
.reading-h3 {
  font-size: 1.05rem;
  font-weight: 700;
  margin-bottom: 8px;
  color: var(--ink);
}
.reading-meta {
  font-size: 0.82rem;
  line-height: 1.6;
  color: #4b5563;
}
.reading-link {
  color: var(--accent);
  font-size: 0.92rem;
  font-weight: 600;
  text-decoration: none;
}
.reading-link:hover { color: var(--accent-lt); }
.market-town-link {
  display: block;
  margin-top: 16px;
}
.section-intro {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 8px;
  background: var(--paper);
  border-left: 3px solid var(--accent);
  padding: 10px 16px;
  border-radius: 0 6px 6px 0;
  margin-bottom: 32px;
}
.section-intro-label {
  font-size: 0.78rem;
  font-weight: 700;
  color: var(--accent);
  text-transform: uppercase;
  letter-spacing: 0.05em;
}
.section-intro-sep {
  color: #d1d5db;
  font-size: 0.78rem;
}
.section-intro-copy {
  font-size: 0.82rem;
  color: var(--ink);
  font-weight: 600;
}
.section-tight-top { padding-top: 56px; }
.section-tight-y { padding-top: 56px; padding-bottom: 56px; }
.section-related {
  padding: 56px 48px;
  background: #fff;
}
.section-heading-compact {
  font-family: var(--serif);
  font-size: 1.3rem;
  margin-bottom: 10px;
  color: var(--ink);
}
.inline-lead {
  font-size: 0.92rem;
  line-height: 1.72;
  color: #1f2937;
}
.nowrap-safe { white-space: normal !important; }
.pill-stack {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
}
.pill-stack > * { min-width: 0; }
.soft-card-title {
  font-size: 1.1rem;
  font-weight: 700;
  color: var(--accent);
}
.soft-card-copy {
  font-size: 0.85rem;
  color: #555;
  line-height: 1.6;
}
.market-request-card {
  border: 1.5px dashed var(--border);
  background: transparent;
  display: flex;
  flex-direction: column;
  justify-content: center;
  align-items: center;
  text-align: center;
  gap: 14px;
}
.listing-price-suffix {
  font-size: 0.75rem;
  font-weight: 400;
  color: #4b5563;
}
.cta-phone-pill {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  background: rgba(255,255,255,0.12);
  border: 1px solid rgba(255,255,255,0.3);
  color: #fff;
  padding: 12px 24px;
  border-radius: 999px;
  text-decoration: none;
  font-weight: 600;
  font-size: 0.92rem;
}
.cta-phone-pill:hover { background: rgba(255,255,255,0.18); }

/* Daily briefs */
.brief-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(280px, 1fr));
  gap: 22px;
}
.brief-card {
  background: #fff;
  border: 1px solid var(--border);
  border-radius: 18px;
  overflow: hidden;
  display: flex;
  flex-direction: column;
}
.brief-card-image img,
.brief-card-placeholder {
  display: block;
  width: 100%;
  aspect-ratio: 1.15 / 1;
  object-fit: cover;
  background: var(--paper);
}
.brief-card-placeholder {
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--ink-60);
}
.brief-card-body {
  padding: 22px;
}
.brief-meta {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
  color: var(--ink-60);
  font-family: var(--mono);
  font-size: 0.67rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  margin-bottom: 12px;
}
.brief-card h3 {
  font-family: var(--serif);
  font-size: 1.4rem;
  line-height: 1.08;
  margin-bottom: 12px;
}
.brief-card h3 a {
  color: inherit;
  text-decoration: none;
}
.brief-card p {
  color: var(--ink-60);
  line-height: 1.8;
}

.insight-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(260px, 1fr));
  gap: 22px;
}
.insight-card {
  background: #fff;
  border: 1px solid var(--border);
  border-radius: 18px;
  padding: 26px;
  display: flex;
  flex-direction: column;
  gap: 12px;
}
.insight-kicker {
  font-family: var(--mono);
  font-size: 0.66rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--gold);
}
.insight-card h3 {
  font-family: var(--serif);
  font-size: 1.45rem;
  line-height: 1.1;
}
.insight-card h3 a {
  color: inherit;
  text-decoration: none;
}
.insight-card p {
  color: var(--ink-60);
  line-height: 1.75;
}

/* ── HOMEPAGE HERO ──────────────────────── */
.hero { padding: 88px 48px 64px; display: grid; grid-template-columns: 1fr 1fr; gap: 80px; align-items: center; max-width: 1280px; margin: 0 auto; }
.hero h1 { font-family: var(--serif); font-size: clamp(2.8rem, 5vw, 4.4rem); line-height: 1.06; margin-bottom: 24px; }
.hero h1 em { font-style: italic; color: var(--accent); }
.hero-sub { font-size: 1.05rem; line-height: 1.75; color: rgba(15,17,23,0.88); max-width: 480px; margin-bottom: 40px; }
.hero-actions { display: flex; gap: 14px; flex-wrap: wrap; margin-bottom: 56px; }
.hero-stats { display: grid; grid-template-columns: repeat(3,1fr); gap: 1px; background: var(--border); border: 1px solid var(--border); border-radius: 12px; overflow: hidden; }
.stat-cell { background: var(--cream); padding: 26px 22px; text-align: center; }
.stat-num { font-family: var(--serif); font-size: 2.1rem; color: var(--accent); line-height: 1; margin-bottom: 6px; }
.stat-lbl { font-size: 0.72rem; font-weight: 500; letter-spacing: 0.07em; text-transform: uppercase; color: var(--ink-60); }

/* ── HERO TRANSACTION TABLE ─────────────── */
.hero-visual { position: relative; }
.tx-card {
  background: white;
  border: 1px solid var(--border);
  border-radius: 16px;
  box-shadow: 0 4px 36px rgba(0,0,0,0.07);
  overflow: hidden;
}
.tx-header {
  display: flex;
  justify-content: space-between;
  align-items: center;
  flex-wrap: wrap;
  gap: 8px;
  padding: 20px 24px;
  border-bottom: 1px solid var(--border);
  background: var(--paper);
}
.tx-title {
  font-family: var(--serif);
  font-size: 1rem;
  color: var(--ink);
}
.tx-badge {
  font-family: var(--mono);
  font-size: 0.65rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--gold);
}
.tx-table { padding: 0 24px; }
.tx-row {
  display: grid;
  grid-template-columns: 1.5fr 1fr 1fr 0.75fr 1.1fr;
  gap: 8px;
  align-items: center;
  padding: 11px 0;
  border-bottom: 1px solid var(--border);
  font-size: 0.82rem;
  color: var(--ink);
}
.tx-row > span {
  white-space: nowrap;
  overflow: hidden;
  text-overflow: ellipsis;
}
.tx-row > span:last-child { font-family: var(--mono); font-weight: 500; text-align: right; }
.tx-row:last-child { border-bottom: none; }
.tx-row-head {
  font-family: var(--mono);
  font-size: 0.63rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--ink-60);
  padding: 14px 0 10px;
}
.tx-price,
.tx-row-head > span:last-child {
  text-align: right;
}
.tx-price {
  font-family: var(--serif);
  font-size: 0.9rem;
  color: var(--accent);
}
.tx-side {
  display: inline-flex;
  align-items: center;
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.05em;
  text-transform: uppercase;
  padding: 3px 8px;
  border-radius: 20px;
}
.tx-side.buyer  { background: #dcfce7; color: #15803d; }
.tx-side.seller { background: #ede9fe; color: #6d28d9; }
.tx-side.dual   { background: #dbeafe; color: #1d4ed8; }
.tx-footer {
  padding: 14px 24px;
  border-top: 1px solid var(--border);
  background: var(--paper);
}
.tx-footer a {
  font-family: var(--mono);
  font-size: 0.7rem;
  letter-spacing: 0.06em;
  color: var(--gold);
  text-decoration: none;
  text-transform: uppercase;
}
.tx-footer a:hover { color: var(--accent); }
/* All-transactions browser (own-data pagination, replaces Zillow link) */
.tx-date {
  font-family: var(--mono);
  font-size: 0.72rem;
  color: var(--ink-60);
}
.tx-pager {
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 6px;
}
.tx-pages {
  display: flex;
  justify-content: center;
  align-items: center;
  gap: 5px;
  flex-wrap: wrap;
  flex: 1;
}
.tx-pager button {
  font-family: var(--mono);
  font-size: 0.7rem;
  padding: 6px 10px;
  border: 1px solid var(--border);
  background: #fff;
  border-radius: 7px;
  cursor: pointer;
  color: var(--accent);
}
.tx-pager button:hover:not(:disabled) { border-color: var(--accent); }
.tx-pager button:disabled { opacity: 0.4; cursor: default; }
.tx-pager button.active { background: var(--accent); color: #fff; border-color: var(--accent); }
.tx-pager .ell { color: var(--ink-60); padding: 0 2px; }
.tx-pageof { display: none; font-family: var(--mono); font-size: 0.72rem; color: var(--ink-60); letter-spacing: 0.04em; }
.tx-zillow { text-align: center; margin-top: 12px; }
/* Phone: stack each transaction into a 2-line card (5 columns don't fit; date hidden) */
@media (max-width: 600px) {
  .tx-table .tx-row.tx-row-head { display: none; }
  .tx-table .tx-row {
    grid-template-columns: 1fr auto;
    grid-template-areas:
      "addr price"
      "town side";
    row-gap: 2px;
    column-gap: 10px;
    padding: 13px 0;
    align-items: baseline;
  }
  .tx-table .tx-row > span:nth-child(1) { grid-area: addr; font-weight: 600; font-size: 1rem; }
  .tx-table .tx-row > span:nth-child(2) { grid-area: town; font-size: 0.8rem; color: var(--ink-60); }
  .tx-table .tx-row > span:nth-child(3) { display: none; }   /* hide closing date on mobile */
  .tx-table .tx-row > span:nth-child(4) { grid-area: side; justify-self: end; align-self: center; }
  .tx-table .tx-row > span:nth-child(5) { grid-area: price; font-size: 1rem; }
  /* compact pager: hide number buttons, show "Page X of Y" between Prev/Next */
  .tx-pager .tx-pages { display: none; }
  .tx-pager .tx-pageof { display: block; flex: 1; text-align: center; }
}

.hero-home {
  padding: 112px 48px 72px;
  max-width: 1280px;
  margin: 0 auto;
}
.hero-home-grid {
  display: grid;
  grid-template-columns: minmax(0, 1.2fr) minmax(320px, 0.8fr);
  gap: 40px;
  align-items: start;
}
.hero-home-copy h1 {
  font-family: var(--serif);
  font-size: clamp(3rem, 6vw, 5rem);
  line-height: 0.98;
  margin-bottom: 22px;
}
.hero-home-copy h1 em { font-style: italic; color: var(--accent); }
.hero-home-sub {
  font-size: 1.1rem;
  line-height: 1.85;
  color: rgba(15,17,23,0.88);
  max-width: 62ch;
}
.hero-home-sub strong { color: var(--ink); }
.hero-audience-list {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 10px;
  list-style: none;
  margin: 28px 0 36px;
}
.hero-audience-list li {
  background: #fff;
  border: 1px solid var(--border);
  border-radius: 12px;
  padding: 14px 16px;
  font-size: 0.92rem;
  color: #334155;
}
.hero-local-note {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin-top: 20px;
}
.hero-local-note span {
  display: inline-flex;
  align-items: center;
  background: rgba(26,58,92,0.06);
  color: var(--accent);
  border-radius: 999px;
  padding: 8px 12px;
  font-size: 0.78rem;
  font-weight: 600;
}
.hero-home-actions {
  display: flex;
  gap: 14px;
  flex-wrap: wrap;
  margin-top: 36px;
}
.hero-home-proof {
  background: linear-gradient(180deg, #fff 0%, #f7f6f2 100%);
  border: 1px solid var(--border);
  border-radius: 20px;
  padding: 28px;
  box-shadow: 0 10px 36px rgba(0,0,0,0.06);
}
.hero-proof-kicker {
  font-family: var(--mono);
  font-size: 0.67rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 14px;
}
.hero-proof-title {
  font-family: var(--serif);
  font-size: 1.7rem;
  line-height: 1.05;
  margin-bottom: 14px;
}
.hero-proof-copy {
  color: #475569;
  line-height: 1.75;
  margin-bottom: 22px;
}
.hero-proof-stats {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 14px;
}
.hero-proof-stat {
  background: rgba(255,255,255,0.9);
  border: 1px solid var(--border);
  border-radius: 14px;
  padding: 16px;
}
.hero-proof-num {
  font-family: var(--serif);
  font-size: 2rem;
  line-height: 1;
  color: var(--accent);
  margin-bottom: 6px;
}
.hero-proof-lbl {
  font-size: 0.78rem;
  line-height: 1.5;
  color: #475569;
}
.win-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(230px, 1fr));
  gap: 18px;
}
.win-card {
  background: #fff;
  border: 1px solid var(--border);
  border-radius: 18px;
  padding: 22px;
  display: flex;
  flex-direction: column;
  gap: 10px;
}
.win-topline {
  display: flex;
  justify-content: space-between;
  gap: 12px;
  align-items: center;
}
.win-town {
  font-family: var(--mono);
  font-size: 0.68rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--gold);
}
.win-side {
  display: inline-flex;
  align-items: center;
  padding: 4px 10px;
  border-radius: 999px;
  font-size: 0.68rem;
  font-weight: 700;
  letter-spacing: 0.05em;
  text-transform: uppercase;
}
.win-side.buy { background: rgba(45,106,79,0.08); color: var(--green); }
.win-side.sell { background: rgba(26,58,92,0.08); color: var(--accent); }
.win-price {
  font-family: var(--serif);
  font-size: 2rem;
  line-height: 1;
  color: var(--accent);
}
.win-address {
  font-size: 1rem;
  font-weight: 700;
  color: var(--ink);
}
.win-copy {
  color: #475569;
  line-height: 1.7;
  flex: 1;
}
.win-link {
  font-size: 0.85rem;
  font-weight: 700;
  color: var(--accent);
  text-decoration: none;
}

.page-hero.page-hero-town { padding-bottom: 54px; }
.page-hero-town .container { display: grid; gap: 24px; }
.town-hero-grid {
  display: grid;
  grid-template-columns: minmax(0, 1.25fr) minmax(300px, 0.75fr);
  gap: 32px;
  align-items: start;
}
.town-hero-copy p { max-width: 66ch; }
.town-hero-points {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin-top: 18px;
}
.town-hero-points span {
  display: inline-flex;
  align-items: center;
  padding: 8px 12px;
  border-radius: 999px;
  background: #fff;
  border: 1px solid var(--border);
  color: #475569;
  font-size: 0.78rem;
  font-weight: 600;
}
.town-persona-card {
  background: #fff;
  border: 1px solid var(--border);
  border-radius: 18px;
  padding: 24px;
}
.town-persona-card h3 {
  font-family: var(--serif);
  font-size: 1.4rem;
  line-height: 1.1;
  margin-bottom: 12px;
}
.town-persona-card p {
  font-size: 0.94rem;
  line-height: 1.75;
  color: #475569;
  max-width: none;
}
.town-persona-card ul,
.strategy-list {
  list-style: none;
  display: grid;
  gap: 10px;
  margin-top: 16px;
}
.town-persona-card li,
.strategy-list li {
  color: #334155;
  line-height: 1.65;
  padding-left: 18px;
  position: relative;
}
.town-persona-card li::before,
.strategy-list li::before {
  content: '';
  position: absolute;
  left: 0;
  top: 0.7em;
  width: 7px;
  height: 7px;
  border-radius: 999px;
}
.town-persona-card li::before { background: var(--gold); }
.strategy-list li::before { background: var(--accent); }
.strategy-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 22px;
  margin-top: 28px;
}
.strategy-card {
  background: #fff;
  border: 1px solid var(--border);
  border-radius: 18px;
  padding: 24px;
}
.strategy-card h3 {
  font-family: var(--serif);
  font-size: 1.35rem;
  line-height: 1.12;
  margin-bottom: 12px;
}
.strategy-card p {
  font-size: 0.95rem;
  line-height: 1.75;
  color: #475569;
  max-width: none;
}
.strategy-card-accent {
  background: rgba(255,255,255,0.55);
  border-style: dashed;
}

/* ── MARKET ────────────────────────────── */
.market-section { background: var(--paper); }
.kpi-grid { display: grid; grid-template-columns: repeat(4,1fr); gap: 1px; background: var(--border); border: 1px solid var(--border); border-radius: 16px; overflow: hidden; margin-bottom: 48px; }
.kpi-cell { background: var(--cream); padding: 30px 26px; }
.kpi-metric { font-family:var(--mono); font-size:0.67rem; letter-spacing:0.1em; text-transform:uppercase; color:var(--ink-60); margin-bottom:10px; }
.kpi-value  { font-family:var(--serif); font-size:2rem; color:var(--ink); line-height:1; margin-bottom:8px; }
.kpi-delta  { font-family:var(--mono); font-size:0.76rem; font-weight:500; }
.up   { color: var(--green); }
.down { color: var(--red); }
.town-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 20px; }
.town-card { background: white; border: 1px solid var(--border); border-radius: 12px; padding: 28px; transition: box-shadow 0.2s, transform 0.2s; }
.town-card:hover { box-shadow: 0 8px 32px rgba(0,0,0,0.08); transform: translateY(-2px); }
.town-name  { font-weight:600; font-size:0.95rem; color:var(--ink); margin-bottom:3px; }
.town-dist  { font-size:0.73rem; color:var(--ink-60); margin-bottom:18px; }
.town-price { font-family:var(--serif); font-size:1.55rem; color:var(--accent); margin-bottom:5px; }
.town-lbl   { font-size:0.71rem; color:var(--ink-60); }
.bar-wrap   { margin-top:14px; height:4px; background:var(--ink-20); border-radius:2px; overflow:hidden; }
.bar        { height:100%; background:var(--accent); border-radius:2px; }
.town-specs { display:flex; gap:14px; margin-top:14px; flex-wrap:wrap; }
.spec       { font-size:0.76rem; color:var(--ink-60); }
.spec strong{ color:var(--ink); display:block; font-size:0.86rem; }
.mkt-foot   { text-align:right; margin-top:14px; font-family:var(--mono); font-size:0.67rem; color:#4b5563; letter-spacing:0.06em; }

/* ── ABOUT ─────────────────────────────── */
.about-section { background: var(--cream); }
.about-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 80px; align-items: center; }
.photo-frame { width:100%; aspect-ratio:3/4; background:#1a1c23; border-radius:20px; position:relative; overflow:hidden; display:flex; align-items:center; justify-content:center; font-family:var(--serif); font-style:italic; color:var(--ink-60); font-size:1rem; }
.photo-frame::after { content:''; position:absolute; inset:0; background:linear-gradient(to bottom,transparent 55%,rgba(15,17,23,0.35)); }
.photo-cap { position:absolute; bottom:22px; left:22px; z-index:2; color:white; }
.photo-cap strong { font-family:var(--serif); font-size:1.15rem; display:block; }
.photo-cap span   { font-size:0.78rem; opacity:0.78; }
.badge-row  { display:flex; gap:8px; flex-wrap:wrap; margin-top:16px; }
.badge      { display:inline-flex; align-items:center; background:var(--paper); border:1px solid var(--border); border-radius:20px; padding:6px 14px; font-size:0.74rem; font-weight:500; }
.badge.gold { background:rgba(196,146,42,0.09); border-color:rgba(196,146,42,0.28); color:var(--gold); }
.about-text p { font-size:0.98rem; line-height:1.82; color:rgba(15,17,23,0.86); margin-bottom:18px; }
.about-text p strong { color:var(--ink); }
.pillars { display:grid; grid-template-columns:1fr 1fr; gap:14px; margin-top:32px; }
.pillar   { background:var(--paper); border-radius:10px; padding:18px 20px; border-left:3px solid var(--accent); }
.pillar-title { font-weight:600; font-size:0.88rem; margin-bottom:5px; }
.pillar-desc  { font-size:0.8rem; color:var(--ink-60); line-height:1.55; }

/* ── LISTINGS ──────────────────────────── */
.listings-section { background: var(--paper); }
.listings-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 24px; }
.portfolio-wrap { padding-bottom: 64px; }
.portfolio-group-h { font-family: var(--serif); font-size: 1.7rem; color: var(--accent); margin: 40px 0 18px; padding-bottom: 10px; border-bottom: 1px solid var(--border); font-weight: 400; }
.portfolio-group-h:first-child { margin-top: 8px; }
.listing-card { background:white; border-radius:16px; overflow:hidden; border:1px solid var(--border); transition:box-shadow 0.25s, transform 0.25s; }
.listing-card:hover { box-shadow:0 16px 48px rgba(0,0,0,0.09); transform:translateY(-4px); }
.listing-img  { height:220px; background:linear-gradient(135deg,#ddd8cc,#c4bfb4); display:flex; align-items:center; justify-content:center; font-family:var(--serif); font-size:0.88rem; color:var(--ink-60); font-style:italic; position:relative; }
.status       { position:absolute; top:14px; left:14px; font-family:var(--mono); font-size:0.63rem; font-weight:500; letter-spacing:0.1em; text-transform:uppercase; padding:5px 12px; border-radius:20px; }
.active              { background:rgba(45,106,79,0.12);   color:var(--green); }
.pending             { background:rgba(196,146,42,0.12);  color:var(--gold); }
.sold                { background:rgba(26,58,92,0.12);    color:var(--accent); }
.coming-soon         { background:#7c3aed; color:#fff; }
.privately-marketed  { background:#6b7280; color:#fff; }
.listing-body  { padding:22px; }
.listing-price { font-family:var(--serif); font-size:1.55rem; color:var(--ink); margin-bottom:5px; }
.listing-addr  { font-size:0.88rem; font-weight:500; color:var(--ink); margin-bottom:3px; }
.listing-city  { font-size:0.78rem; color:var(--ink-60); margin-bottom:14px; }
.listing-specs { display:flex; gap:14px; padding-top:14px; border-top:1px solid var(--border); }

/* ── TEAM ──────────────────────────────── */
.team-section { background: var(--cream); }
.team-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 28px;
}

/* Charlie featured card spans full top row */
.team-card { background: white; border: 1px solid var(--border); border-radius: 20px; overflow: hidden; transition: box-shadow 0.25s, transform 0.25s; }
.team-card:hover { box-shadow: 0 16px 48px rgba(0,0,0,0.09); transform: translateY(-4px); }
.team-card.featured { border: 2px solid var(--accent); }

.team-photo { aspect-ratio: 3 / 4; height: auto; background: linear-gradient(135deg, #c8c3b8, #a8a39a); position: relative; overflow: hidden; }
.team-photo img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center 15%; transition: transform 0.3s ease; }
.team-card:hover .team-photo img { transform: scale(1.03); }
.team-photo-placeholder {
  position: absolute; inset: 0;
  display: flex; align-items: center; justify-content: center;
  font-family: var(--serif); font-style: italic; font-size: 0.9rem;
  color: rgba(255,255,255,0.6);
  background: linear-gradient(135deg, #c8c3b8, #9e9890);
}
.team-photo-overlay { position: absolute; inset: 0; background: linear-gradient(to bottom, transparent 45%, rgba(15,17,23,0.45)); pointer-events: none; }

.team-body { padding: 26px; }
.team-name { font-family: var(--serif); font-size: 1.25rem; color: var(--ink); margin-bottom: 3px; }
.team-role { font-family: var(--mono); font-size: 0.67rem; letter-spacing: 0.1em; text-transform: uppercase; color: var(--gold); margin-bottom: 20px; }

/* Contact info rows on team cards */
.team-contact { display: flex; flex-direction: column; gap: 10px; margin-bottom: 18px; }
.team-contact-row { display: flex; align-items: center; gap: 10px; font-size: 0.82rem; color: var(--ink-60); }
.team-contact-row svg { flex-shrink: 0; color: var(--accent); }
.team-contact-row a { color: var(--ink-60); text-decoration: none; transition: color 0.2s; }
.team-contact-row a:hover { color: var(--accent); }
.wechat-id { font-family: var(--mono); font-size: 0.76rem; color: #067d3e; }

.team-tags { display: flex; gap: 6px; flex-wrap: wrap; padding-top: 18px; border-top: 1px solid var(--border); }
.team-tag  { font-size: 0.7rem; font-weight: 500; padding: 4px 10px; border-radius: 20px; background: var(--paper); border: 1px solid var(--border); color: var(--ink-60); }
.team-tag.lang { background: rgba(196,146,42,0.08); border-color: rgba(196,146,42,0.25); color: var(--gold); }

/* "Join the team" card */
.team-card.join { border: 1.5px dashed var(--border); background: transparent; display: flex; flex-direction: column; align-items: center; justify-content: center; text-align: center; gap: 16px; min-height: 360px; }
.join-icon { width: 56px; height: 56px; border-radius: 50%; background: var(--paper); border: 1px solid var(--border); display: flex; align-items: center; justify-content: center; font-size: 1.4rem; }
.join-title { font-family: var(--serif); font-size: 1.1rem; color: var(--ink); }
.join-desc  { font-size: 0.82rem; color: var(--ink-60); line-height: 1.6; max-width: 200px; }

/* ── TESTIMONIALS ──────────────────────── */
.t-section { background:var(--cream); border-top:1px solid #e8e5df; border-bottom:1px solid #e8e5df; }
.t-section .eyebrow { color:var(--gold); }
.t-section .eyebrow::before { background:var(--gold); }
.t-section h2.st { color:var(--ink); }
.t-section .sub   { color:var(--ink-60); }
.t-section .btn-outline { color:var(--accent); border-color:var(--border); background:transparent; }
.t-section .btn-outline:hover { color:#fff; background:var(--accent); border-color:var(--accent); }
.t-grid { display:grid; grid-template-columns:repeat(3,1fr); gap:22px; }
.t-card { background:#fff; border:1px solid var(--border); border-radius:16px; padding:34px 30px; box-shadow:0 1px 3px rgba(0,0,0,0.04); transition:box-shadow 0.2s, transform 0.2s; }
.t-card:hover { box-shadow:0 10px 28px rgba(0,0,0,0.08); transform:translateY(-2px); }
.stars span { color:#f59e0b; font-size:0.95rem; }
.stars { display:flex; gap:3px; margin-bottom:18px; }
.t-quote { font-family:var(--serif); font-size:1.03rem; line-height:1.72; color:var(--ink); margin-bottom:22px; }
.t-src   { font-size:0.78rem; color:var(--ink-60); }
.t-src strong { color:var(--ink); display:block; margin-bottom:2px; }

/* ── FAQ ───────────────────────────────── */
.faq-section { background: var(--cream); }
.faq-cols { display:grid; grid-template-columns:1fr 1fr; gap:60px; }
.faq-col-title { font-family:var(--serif); font-size:0.95rem; font-style:italic; color:var(--ink-60); margin-bottom:28px; }
.faq-item { border-bottom:1px solid var(--border); padding:22px 0; }
.faq-q    { font-weight:600; font-size:0.93rem; color:var(--ink); cursor:pointer; display:flex; justify-content:space-between; align-items:flex-start; gap:14px; }
.faq-tog  { color:var(--accent); font-size:1.2rem; font-weight:300; flex-shrink:0; transition:transform 0.2s; }
.faq-a    { font-size:0.86rem; line-height:1.78; color:#374151; display:none; margin-top:10px; }
.faq-item.open .faq-a   { display:block; }
.faq-item.open .faq-tog { transform:rotate(45deg); }

/* ── CONTACT ───────────────────────────── */
.contact-section { background: var(--paper); }
.contact-grid { display:grid; grid-template-columns:1fr 1fr; gap:80px; align-items:start; }
.c-lbl  { font-family:var(--mono); font-size:0.67rem; letter-spacing:0.1em; text-transform:uppercase; color:var(--ink-60); margin-bottom:7px; }
.c-val  { font-size:1.05rem; font-weight:500; color:var(--ink); margin-bottom:28px; }
.c-val a { color:var(--accent); text-decoration:none; }
.wechat-pill { display:inline-flex; align-items:center; gap:8px; background:rgba(7,193,96,0.08); border:1px solid rgba(7,193,96,0.2); border-radius:8px; padding:10px 16px; font-size:0.8rem; color:#067d3e; font-weight:500; }
.contact-form { display:flex; flex-direction:column; gap:14px; }
.form-row   { display:grid; grid-template-columns:1fr 1fr; gap:14px; }
.form-group { display:flex; flex-direction:column; gap:5px; }
.form-group label { font-size:0.74rem; font-weight:500; letter-spacing:0.05em; text-transform:uppercase; color:var(--ink-60); }
.form-group input, .form-group select, .form-group textarea { background:white; border:1.5px solid var(--border); border-radius:8px; padding:11px 15px; font-family:var(--sans); font-size:0.9rem; color:var(--ink); outline:none; transition:border-color 0.2s; }
.form-group input:focus, .form-group select:focus, .form-group textarea:focus { border-color:var(--accent); }
.form-group textarea { resize:vertical; min-height:96px; }

/* ── FOOTER ────────────────────────────── */
footer { background:var(--ink); color:rgba(255,255,255,0.38); padding:48px; }
.footer-inner { max-width:1280px; margin:0 auto; display:flex; justify-content:space-between; align-items:center; gap:24px; flex-wrap:wrap; }
.footer-brand { font-family:var(--serif); font-size:1.18rem; color:white; }
.footer-brand span { color:var(--gold-lt); }
.footer-copy { font-size:0.76rem; line-height:1.65; margin-top:6px; }
.footer-links { display:flex; gap:22px; flex-wrap: wrap; }
.footer-links a { font-size:0.76rem; color:rgba(255,255,255,0.38); text-decoration:none; transition:color 0.2s; }
.footer-links a:hover { color:white; }
.footer-social {
  display: flex;
  align-items: center;
  gap: 16px;
}
.footer-social a {
  display: flex;
  transition: opacity 0.2s ease;
}
.footer-social a:hover {
  opacity: 0.8;
}

/* ── HAMBURGER MENU ────────────────────── */
.nav-toggle {
  display: none;
  flex-direction: column;
  justify-content: center;
  gap: 5px;
  width: 44px;
  height: 44px;
  background: none;
  border: none;
  cursor: pointer;
  padding: 8px;
  z-index: 200;
}
.nav-toggle span {
  display: block;
  width: 28px;
  height: 2px;
  background: var(--ink);
  border-radius: 2px;
  transition: transform 0.25s ease, opacity 0.25s ease;
  transform-origin: center;
}
.nav-toggle.open span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.nav-toggle.open span:nth-child(2) { opacity: 0; }
.nav-toggle.open span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

/* ── RESPONSIVE ────────────────────────── */
@media (max-width:1080px) {
  /* Nav — hamburger replaces links */
  nav[role="navigation"] { padding:0 24px; }
  .nav-toggle { display:flex; }
  .nav-right { margin-left: auto; }
  .nav-lang-toggle { font-size: .85rem !important; padding: 6px 13px !important; }
  .nav-links {
    display: flex;
    flex-direction: column;
    position: fixed;
    top: 68px; left: 0; right: 0;
    background: rgba(253,252,248,0.98);
    padding: 24px 24px 32px;
    gap: 4px;
    border-bottom: 1px solid var(--border);
    transform: translateY(-110%);
    transition: transform 0.3s ease;
    z-index: 99;
  }
  .nav-links.open { transform: translateY(0); }
  .nav-links li { width: 100%; }
  .nav-links a { font-size: 0.9rem; padding: 10px 0; display: block; border-bottom: 1px solid var(--border); }
  .nav-links > li:last-child > a { border-bottom: none; margin-top: 8px; text-align: center; }
  /* Dropdown flattens to inline list on mobile */
  .nav-caret { display: none; }
  .nav-dropdown-menu {
    position: static;
    transform: none !important;
    opacity: 1;
    visibility: visible;
    background: transparent;
    border: none;
    box-shadow: none;
    padding: 0;
    margin: 0;
    min-width: 0;
  }
  .nav-dropdown-menu li { width: 100%; }
  .nav-dropdown-menu a {
    padding: 8px 0 8px 18px;
    font-size: 0.85rem;
    white-space: normal;
    border-bottom: 1px solid var(--border);
    text-transform: uppercase;
    letter-spacing: 0.07em;
  }
  /* Hero — stack vertically, cards below text */
  .hero { grid-template-columns:1fr; gap:48px; padding:96px 24px 60px; }
  .hero-visual { order:1; }
  .hero-home { padding:96px 24px 64px; }
  .hero-home-grid,
  .town-hero-grid,
  .strategy-grid { grid-template-columns:1fr; }
  .hero-audience-list { grid-template-columns:1fr; }
  .card-stack { height:260px; }
  .hcard:nth-child(1) { top:0;     width:92%; right:0; }
  .hcard:nth-child(2) { top:95px;  width:80%; right:6%; }
  .hcard:nth-child(3) { top:182px; width:68%; right:12%; }

  .page-hero { padding:110px 24px 56px; }
  .kpi-grid { grid-template-columns:repeat(2,1fr); }
  .town-grid { grid-template-columns:repeat(2,1fr); }
  .about-grid, .contact-grid { grid-template-columns:1fr; gap:44px; }
  .t-grid, .listings-grid { grid-template-columns:repeat(2,1fr); }
  .faq-cols { grid-template-columns:1fr; gap:0; }
  .team-grid { grid-template-columns:repeat(2,1fr); }
  .section-related { padding-left: 24px; padding-right: 24px; }
}
@media (max-width:768px) {
  html { font-size: 16px; }
  section { padding:70px 24px; }
  .kpi-grid, .t-grid, .listings-grid, .town-grid, .team-grid { grid-template-columns:1fr; }
  .pillars, .form-row { grid-template-columns:1fr; }
  footer { padding:40px 24px; }
  .footer-inner { flex-direction:column; align-items:flex-start; }
  /* Listing card image — aspect ratio so photos aren't flat on single-column layout */
  .listing-img { height:auto; aspect-ratio: 4/3; }

  /* Data tables — allow horizontal scroll on narrow screens */
  .data-table { display:block; overflow-x:auto; -webkit-overflow-scrolling:touch; }

  /* Card stack — release fixed height so overlapping cards don't clip */
  .card-stack { height:auto; }

  /* New construction — make plans tables scroll horizontally on phones */
  .plans-table { display:block; overflow-x:auto; -webkit-overflow-scrolling:touch; }

  /* ── LEGIBILITY: darker text, larger labels ── */
  /* Section body copy: less transparent on mobile */
  .hero-sub, .sub, .page-hero p, .about-text p { color: rgba(15,17,23,0.92); }

  /* Contact info labels: bigger + full ink */
  .c-lbl { font-size: 0.82rem; color: var(--ink); letter-spacing: 0.06em; }
  .c-val  { font-size: 1.05rem; }

  /* Form labels: bigger + full ink */
  .form-group label { font-size: 0.82rem; color: var(--ink); }
  .form-group input,
  .form-group select,
  .form-group textarea { font-size: 1rem; }

  /* Footer: more visible */
  .footer-copy         { font-size: 0.82rem; color: rgba(255,255,255,0.72); }
  .footer-links a      { font-size: 0.82rem; color: rgba(255,255,255,0.72); }
  .footer-brand        { font-size: 1.25rem; }

  /* Badge pills (town chips, areas we serve) */
  .badge { font-size: 0.8rem; padding: 7px 16px; }

  /* Testimonial quote text */
  .t-quote { font-size: 1rem; }
  .t-src   { font-size: 0.84rem; }

  /* Transaction table: price never truncates (mobile card layout handled at <=600px) */
  .tx-row > span:last-child { overflow:visible; text-overflow:unset; min-width:max-content; }
  .tx-row-head { font-size:0.85rem; color:var(--ink); font-weight:600; letter-spacing:0.1em; }
  .tx-badge { font-size:0.8rem; color:var(--accent); font-weight:600; }
  .tx-price { font-size:1.15rem; font-weight:600; }
  /* all tx rows visible on mobile — removed n+6 hide rule */

  .page-hero p,
  .reading-intro,
  .reading-body,
  .city-body p,
  .why-desc,
  .nbhd-desc,
  .faq-a,
  .related-card span,
  .cta-band p {
    font-size: 1rem;
    line-height: 1.75;
    color: rgba(15,17,23,0.92);
  }

  .reading-meta,
  .mkt-foot,
  .chart-meta,
  .wechat-panel-caption,
  .section-intro-label,
  .section-intro-sep,
  .section-intro-copy {
    font-size: 0.84rem;
    line-height: 1.55;
    color: #374151;
  }

  .section-tight-top { padding-top: 40px; }
  .section-tight-y { padding-top: 40px; padding-bottom: 40px; }
  .section-related { padding: 44px 24px; }
  .cta-band { padding: 56px 24px; }
  .data-table {
    table-layout: fixed;
    font-size: 0.88rem;
  }
  .data-table th,
  .data-table td {
    white-space: normal;
    word-break: break-word;
    overflow-wrap: anywhere;
    padding: 10px 12px;
  }
  .wechat-panel-title { font-size: 0.92rem; }
  .hero-home-actions { flex-direction: column; }
  .hero-home-actions .btn { justify-content: center; }
  .hero-proof-stats { grid-template-columns: 1fr; }
  .win-topline { align-items: flex-start; flex-direction: column; }
}

/* ── 480 PX — SMALL PHONES ─────────────── */
@media (max-width:480px) {
  html { font-size: 16px; }

  /* Tighter base padding */
  section { padding:52px 18px; }
  .page-hero { padding:96px 18px 44px; }
  .hero { padding:80px 18px 48px; }
  .hero-home { padding:80px 18px 48px; }

  /* CTA buttons: stack vertically */
  .hero-actions { flex-direction:column; align-items:stretch; }
  .hero-actions .btn { justify-content:center; }

  /* Hero stats: compact, readable */
  .stat-cell { padding:16px 8px; }
  .stat-num  { font-size:1.7rem; }
  .stat-lbl  { font-size:0.72rem; }

  /* Boost tiny monospace labels to minimum readable size */
  .eyebrow   { font-size:0.72rem; }
  .kpi-metric { font-size:0.72rem; }
  .town-lbl, .mkt-foot { font-size:0.74rem; }

  /* KPI cards */
  .kpi-cell  { padding:20px 14px; }
  .kpi-value { font-size:1.65rem; }

  /* Testimonials */
  .t-card { padding:26px 18px; }

  /* Listing card image — use aspect ratio so photo isn't clipped on wide mobile cards */
  .listing-img { height:auto; aspect-ratio: 4/3; }

  /* Listing body: readable text */
  .listing-price { font-size:1.35rem; }
  .listing-addr  { font-size:0.92rem; }
  .listing-specs { gap:10px; flex-wrap:wrap; font-size:0.82rem; }

  /* Buttons full-width in listing section CTAs */
  .listings-section .btn { width:100%; justify-content:center; }

  /* Footer links less gap */
  .footer-links { gap:14px; }

  /* Sub text: no max-width cap on small screens */
  .sub { max-width:100%; margin-bottom:40px; }
  .section-related { padding: 40px 18px; }
  .cta-band { padding: 48px 18px; }
  .reading-intro,
  .reading-body,
  .city-body p,
  .why-desc,
  .nbhd-desc,
  .faq-a,
  .related-card span,
  .cta-band p {
    font-size: 0.98rem;
    line-height: 1.72;
  }
  .reading-meta,
  .mkt-foot,
  .chart-meta,
  .wechat-panel-caption,
  .section-intro-label,
  .section-intro-sep,
  .section-intro-copy {
    font-size: 0.78rem;
  }
  .reading-h3 { font-size: 1rem; }
  .data-table { font-size: 0.82rem; }
  .data-table th,
  .data-table td { padding: 9px 10px; }
}

/* --- MOBILE READABILITY HARDENING --- */
img, table, iframe { max-width: 100%; }
main, section, .container, div, p, h1, h2, h3, li, a { min-width: 0; }

@media (max-width: 1080px) {
  [style*="grid-template-columns:1fr auto"] { grid-template-columns: 1fr !important; }
}

@media (max-width: 768px) {
  body { font-size: 16px; line-height: 1.6; }

  nav[role="navigation"] { height: 60px; padding: 0 16px; }
  .nav-links { top: 60px; padding: 16px 16px 24px; }
  .nav-links a { font-size: 0.95rem; line-height: 1.4; }

  .hero-sub,
  .sub,
  .page-hero p,
  .about-text p,
  .faq-a,
  .c-val,
  .listing-addr,
  .listing-city,
  .team-contact-row {
    font-size: 1rem;
    line-height: 1.7;
    color: rgba(15,17,23,0.92);
  }
  /* NOTE: .footer-copy / .footer-links a are on the DARK footer — do NOT add
     them to the dark-text rule above (black-on-black = invisible on mobile).
     They keep their light color from the .footer-copy rule earlier. */

  .tx-header,
  .tx-footer,
  .tx-table { padding-left: 14px; padding-right: 14px; }
  .soft-card-title { font-size: 1rem; }
  .soft-card-copy { font-size: 0.96rem; line-height: 1.68; color: rgba(15,17,23,0.92); }
  .section-heading-compact { font-size: 1.18rem; }
  .inline-lead { font-size: 0.98rem; line-height: 1.7; color: rgba(15,17,23,0.92); }
  .reading-meta,
  .mkt-foot,
  .chart-meta,
  .wechat-panel-caption,
  .town-dist,
  .town-lbl,
  .spec,
  .stat-lbl,
  .c-lbl,
  .team-role {
    color: #374151;
  }
  .pill-stack { flex-direction: column; }
  .pill-stack > * { width: 100%; justify-content: center; }
}

@media (max-width: 480px) {
  section { padding: 56px 16px; }
  .hero { padding: 80px 16px 48px; }
  .page-hero { padding: 96px 16px 44px; }
  .hero-home { padding: 80px 16px 48px; }

  .hero h1 { font-size: clamp(2rem, 10vw, 2.5rem); line-height: 1.12; }
  h2.st { font-size: clamp(1.5rem, 8vw, 2rem); line-height: 1.18; }

  .btn { min-height: 44px; padding: 12px 16px; font-size: 0.95rem; }
  .section-heading-compact { font-size: 1.1rem; }
  .inline-lead { font-size: 0.94rem; }
}

/* ── HOMEPAGE: tx-card overflow fixes ────── */
.tx-card   { overflow: visible !important; }
.tx-table  { overflow: visible !important; }
.tx-price  { white-space: nowrap; }
.hero-visual { overflow: visible !important; }

/* ── MARKET PAGE ─────────────────────────── */
.market-hero-inner { display: grid; grid-template-columns: 1fr auto; gap: 48px; align-items: start; }
.wechat-panel { background: var(--paper); border: 1px solid var(--border); border-radius: 14px; padding: 16px 18px; box-shadow: 0 2px 10px rgba(0,0,0,0.04); display: flex; gap: 18px; align-items: flex-start; }
.wechat-panel-left { display: flex; flex-direction: column; gap: 7px; width: 164px; flex-shrink: 0; }
.wechat-panel-header { display: flex; align-items: center; gap: 6px; }
.wechat-panel-header svg { width: 14px; height: 14px; fill: #07c160; flex-shrink: 0; }
.wechat-panel-title { font-size: 0.76rem; font-weight: 600; color: var(--ink); }
.wechat-panel-caption { font-size: 0.73rem; line-height: 1.6; color: var(--ink-60); }
.wechat-qr-pair { display: flex; gap: 8px; flex-shrink: 0; }
.wechat-qr-item { background: white; border: 1px solid var(--border); border-radius: 9px; padding: 9px 7px 8px; display: flex; flex-direction: column; align-items: center; gap: 6px; transition: box-shadow 0.2s, transform 0.15s; }
.wechat-qr-item:hover { box-shadow: 0 4px 12px rgba(0,0,0,0.07); transform: translateY(-1px); }
.wechat-qr-item img { width: 72px; height: 72px; border-radius: 5px; display: block; object-fit: cover; }
.wechat-qr-meta { text-align: center; }
.wechat-qr-type { font-family: var(--mono); font-size: 0.52rem; letter-spacing: 0.08em; text-transform: uppercase; color: var(--ink-60); margin-bottom: 2px; }
.wechat-qr-id { font-family: var(--mono); font-size: 0.64rem; font-weight: 600; color: #067d3e; }
.town-delta { display: inline-flex; align-items: center; gap: 4px; font-family: var(--mono); font-size: 0.7rem; font-weight: 500; padding: 3px 9px; border-radius: 20px; margin-top: 6px; margin-bottom: 2px; }
.town-delta.up   { background: rgba(45,106,79,0.09);  color: var(--green); }
.town-delta.flat { background: rgba(15,17,23,0.06);   color: var(--ink-60); }
.town-delta.dn   { background: rgba(185,28,28,0.08);  color: var(--red); }
.chart-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.chart-card { background: white; border: 1px solid var(--border); border-radius: 12px; padding: 22px 22px 16px; transition: box-shadow 0.2s, transform 0.2s; }
.chart-card:hover { box-shadow: 0 8px 32px rgba(0,0,0,0.08); transform: translateY(-2px); }
.chart-card .town-name  { margin-bottom: 2px; }
.chart-card .town-price { font-size: 1.35rem; margin-bottom: 0; }
.chart-img { width: 100%; border-radius: 6px; margin-top: 14px; display: block; cursor: zoom-in; }

/* ── Chart lightbox ─────────────────────────────────────── */
#chart-lightbox { display:none; position:fixed; inset:0; z-index:9999; }
#chart-lightbox.lb-open { display:flex; align-items:center; justify-content:center; }
#lb-backdrop { position:absolute; inset:0; background:rgba(0,0,0,.82); }
#lb-inner { position:relative; z-index:1; max-width:92vw; max-height:92vh; text-align:center; }
#lb-img { max-width:100%; max-height:85vh; border-radius:8px; box-shadow:0 8px 40px rgba(0,0,0,.5); }
#lb-caption { color:#ccc; font-size:.82rem; margin-top:10px; }
#lb-close { position:absolute; top:-12px; right:-12px; width:36px; height:36px; border-radius:50%; border:none; background:#fff; color:#333; font-size:1.3rem; cursor:pointer; display:flex; align-items:center; justify-content:center; box-shadow:0 2px 8px rgba(0,0,0,.3); z-index:2; }
.chart-meta { font-family: var(--mono); font-size: 0.65rem; color: var(--ink-60); letter-spacing: 0.06em; margin-top: 10px; text-align: right; }
.data-bar { display: flex; align-items: center; justify-content: space-between; padding: 10px 18px; background: var(--paper); border: 1px solid var(--border); border-radius: 8px; margin-bottom: 32px; gap: 12px; flex-wrap: wrap; }
.data-bar-item { font-family: var(--mono); font-size: 0.64rem; letter-spacing: 0.07em; text-transform: uppercase; color: var(--ink-60); }
.data-bar-dot  { color: var(--gold); margin: 0 6px; }
.take-card { background: white; border: 1px solid var(--border); border-radius: 16px; padding: 40px; position: relative; }
.take-quote-mark { font-family: var(--serif); font-size: 3rem; color: var(--gold); line-height: 1; position: absolute; top: 24px; left: 36px; opacity: 0.35; }
.take-body { font-size: 1.02rem; line-height: 1.82; color: #374151; padding-top: 18px; }
.take-footer { margin-top: 24px; padding-top: 20px; border-top: 1px solid var(--border); display: flex; align-items: center; gap: 14px; }
.take-avatar { width: 44px; height: 44px; border-radius: 50%; object-fit: cover; object-position: center top; flex-shrink: 0; }
.take-name { font-weight: 600; font-size: 0.88rem; }
.take-role { font-size: 0.78rem; color: var(--ink-60); }
.take-date { margin-left: auto; font-family: var(--mono); font-size: 0.72rem; color: var(--gold); }
.spec-dir  { font-size: 0.7rem; color: #6b7280; vertical-align: middle; }
.spec-prev { display: block; font-size: 0.68rem; color: #9ca3af; margin-top: 1px; font-weight: 400; }
@media (max-width: 1100px) { .market-hero-inner { grid-template-columns: 1fr; } .wechat-panel { max-width: 420px; } }
@media (max-width: 1080px) { .chart-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 768px)  { .chart-grid { grid-template-columns: 1fr; } }
@media (max-width: 480px) {
  .wechat-panel { flex-direction: column; gap: 10px; }
  .wechat-panel-left { width: 100%; }
  .wechat-qr-pair { justify-content: flex-start; }
  .wechat-qr-item img { width: 60px; height: 60px; }
  .data-bar > div:last-child { flex-wrap: wrap; gap: 6px; }
  .take-card { padding: 26px 18px; }
}

/* ── LISTINGS PAGE ────────────────────────── */
.listing-card {
  position: relative;
  border-top: 4px solid transparent;
  transition: transform 0.2s ease, box-shadow 0.2s ease;
  text-decoration: none;
  display: block;
  color: inherit;
}
.listing-card:hover { transform: translateY(-4px); box-shadow: 0 12px 32px rgba(0,0,0,0.10); }
.listing-card.card-active      { border-top-color: #16a34a; }
.listing-card.card-pending     { border-top-color: #d97706; }
.listing-card.card-sold        { border-top-color: #6b7280; }
.listing-card.card-rent        { border-top-color: #2563eb; }
.listing-card.card-coming-soon { border-top-color: #7c3aed; }
.listing-card.card-private     { border-top-color: #6b7280; }
.status {
  display: inline-flex; align-items: center; gap: 6px;
  font-size: 0.78rem; font-weight: 700; letter-spacing: 0.08em; text-transform: uppercase;
  padding: 5px 12px; border-radius: 999px;
  position: absolute; top: 14px; left: 14px; z-index: 10;
  box-shadow: 0 2px 8px rgba(0,0,0,0.18);
}
.status::before { content: ''; display: inline-block; width: 7px; height: 7px; border-radius: 50%; background: currentColor; opacity: 0.9; }
.status.active             { background: #16a34a; color: #fff; }
.status.active::before     { animation: pulse-green 1.6s infinite; }
.status.pending            { background: #d97706; color: #fff; }
.status.sold               { background: #6b7280; color: #fff; }
.status.coming-soon        { background: #7c3aed; color: #fff; }
.status.privately-marketed { background: #6b7280; color: #fff; }
@keyframes pulse-green { 0%, 100% { opacity: 1; transform: scale(1); } 50% { opacity: 0.5; transform: scale(1.4); } }
.zillow-link-label { display: inline-flex; align-items: center; gap: 5px; font-size: 0.78rem; font-weight: 600; color: #006aff; margin-top: 12px; letter-spacing: 0.02em; }
/* "Ask AI" per-listing pill. Sits inside the listing card body so it
   doesn't break the wrapping <a> click target — uses stopPropagation to
   intercept the click and open the listing-scoped chat popup instead of
   following the parent link. */
.ask-ai-pill {
  display: inline-flex; align-items: center; gap: 5px;
  background: var(--accent); color: #fff;
  padding: 5px 12px; border-radius: 999px;
  font-size: 0.74rem; font-weight: 600; letter-spacing: 0.02em;
  border: none; cursor: pointer; font-family: inherit;
  margin-top: 10px; margin-right: 8px;
  transition: background 0.15s;
}
.ask-ai-pill:hover { background: var(--accent-dim, #254d7a); }
.ask-ai-pill svg { width: 11px; height: 11px; }
/* Rentals row variant: inline link in the address cell. */
.r-ask-ai {
  display: inline-block; margin-left: 6px;
  font-size: 0.68rem; font-weight: 600;
  color: #fff; background: var(--accent);
  padding: 1px 7px; border-radius: 999px;
  cursor: pointer; text-decoration: none;
  vertical-align: 1px;
}
.r-ask-ai:hover { background: #254d7a; }
.listing-card.card-sold .zillow-link-label { color: #6b7280; }
.contact-charlie-label { display: inline-flex; align-items: center; gap: 5px; font-size: 0.78rem; font-weight: 600; color: #c9a84c; margin-top: 12px; letter-spacing: 0.02em; text-decoration: none; }
.contact-charlie-label:hover { text-decoration: underline; }
@media (max-width: 480px) { .off-market-cta { padding: 28px 18px !important; } }

/* ── TOWN PAGES (Princeton, WW, Montgomery, etc.) ── */
.city-body { padding: clamp(48px, 7vw, 72px) clamp(18px, 4vw, 48px); }
.city-body p { font-size: 1.02rem; line-height: 1.85; color: #374151; margin-bottom: 20px; max-width: 780px; }
.data-table { width: 100%; border-collapse: collapse; margin-top: 28px; font-size: 0.91rem; }
.data-table th { background: #1c1c1c; color: #fff; padding: 11px 16px; text-align: left; font-size: 0.72rem; letter-spacing: 0.09em; text-transform: uppercase; }
.data-table td { padding: 11px 16px; border-bottom: 1px solid #f3f4f6; color: #374151; }
.data-table tr:last-child td { border-bottom: none; }
.data-table tr:nth-child(even) td { background: #f9fafb; }
.data-table .val       { font-weight: 700; color: #1c1c1c; font-family: var(--mono); }
.data-table .highlight { background: #f0fdf4 !important; }
.why-grid  { display: grid; grid-template-columns: repeat(auto-fit, minmax(220px, 1fr)); gap: 20px; margin-top: 32px; }
.why-card  { padding: 24px; border: 1px solid #e5e7eb; border-radius: 14px; background: #fff; }
.why-icon  { font-size: 1.4rem; margin-bottom: 10px; }
.why-title { font-weight: 700; font-size: 0.92rem; margin-bottom: 6px; }
.why-desc  { font-size: 0.85rem; color: #6b7280; line-height: 1.65; }
.nbhd-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(270px, 1fr)); gap: 20px; margin-top: 32px; }
.nbhd-card { background: #fff; border: 1px solid #e5e7eb; border-radius: 14px; padding: 24px; }
.nbhd-name { font-family: var(--serif); font-size: 1.1rem; margin-bottom: 8px; }
.nbhd-desc { font-size: 0.86rem; color: #6b7280; line-height: 1.7; }
.nbhd-tag  { display: inline-block; background: #f3f4f6; border-radius: 999px; padding: 3px 10px; font-size: 0.71rem; font-weight: 600; color: #374151; margin-top: 10px; margin-right: 4px; }
.insight-box   { background: #f0fdf4; border: 1.5px solid #16a34a; border-radius: 14px; padding: 28px 32px; margin: 32px 0; }
.insight-box p { font-size: 0.97rem; line-height: 1.8; color: #374151; margin: 0; }
.insight-label { font-family: var(--mono); font-size: 0.68rem; letter-spacing: 0.1em; text-transform: uppercase; color: #16a34a; font-weight: 700; margin-bottom: 10px; }
.commute-box       { background: #eff6ff; border: 1.5px solid #2563eb; border-radius: 14px; padding: 28px 32px; margin: 32px 0; }
.commute-box-label { font-family: var(--mono); font-size: 0.68rem; letter-spacing: 0.1em; text-transform: uppercase; color: #2563eb; font-weight: 700; margin-bottom: 14px; }
.commute-row       { display: flex; justify-content: space-between; align-items: center; padding: 10px 0; border-bottom: 1px solid #dbeafe; font-size: 0.9rem; }
.commute-row:last-child { border-bottom: none; }
.commute-dest { color: #374151; font-weight: 500; }
.commute-time { font-family: var(--mono); font-weight: 700; color: #1e40af; }
.cta-band    { background: #1c1c1c; color: #fff; padding: 72px 48px; text-align: center; }
.cta-band h2 { font-family: var(--serif); font-size: 2rem; margin-bottom: 14px; }
.cta-band p  { color: rgba(255,255,255,0.7); font-size: 0.95rem; max-width: 480px; margin: 0 auto 28px; line-height: 1.7; }
.related-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(210px, 1fr)); gap: 16px; margin-top: 28px; }
.related-card { display: block; padding: 20px 22px; border: 1px solid #e5e7eb; border-radius: 12px; text-decoration: none; color: inherit; transition: box-shadow 0.2s; }
.related-card:hover { box-shadow: 0 4px 16px rgba(0,0,0,0.08); }
.related-card strong { display: block; margin-bottom: 4px; font-size: 0.92rem; }
.related-card span   { font-size: 0.81rem; color: #6b7280; }

/* ── NEW CONSTRUCTION: Hub page ─────────────── */
.nc-card { text-decoration: none; display: block; background: var(--cream); border: 1px solid var(--border); border-radius: 12px; padding: 32px 28px; transition: box-shadow 0.2s, transform 0.15s; color: inherit; }
.nc-card:hover { box-shadow: 0 8px 28px rgba(0,0,0,0.08); transform: translateY(-2px); }
.nc-card-label { font-family: var(--mono); font-size: 0.68rem; letter-spacing: 0.12em; text-transform: uppercase; color: var(--ink-60); margin-bottom: 10px; }
.nc-card-title { font-family: var(--serif); font-size: 1.4rem; margin-bottom: 10px; color: var(--ink); }
.nc-card-desc  { font-size: 0.88rem; color: var(--ink-60); line-height: 1.65; margin-bottom: 20px; }
.nc-card-cta   { font-size: 0.78rem; font-weight: 600; letter-spacing: 0.07em; text-transform: uppercase; color: var(--accent); }
.nc-builder-card { text-decoration: none; display: block; background: var(--cream); border: 1px solid var(--border); border-radius: 10px; padding: 24px 22px; transition: box-shadow 0.2s, transform 0.15s; color: inherit; }
.nc-builder-card:hover { box-shadow: 0 6px 20px rgba(0,0,0,0.07); transform: translateY(-2px); }
.nc-builder-name { font-family: var(--serif); font-size: 1.15rem; margin-bottom: 8px; color: var(--ink); }
.nc-builder-desc { font-size: 0.84rem; color: var(--ink-60); line-height: 1.55; }
.nc-section-grid { display: grid; gap: 24px; }
.nc-city-grid    { grid-template-columns: repeat(auto-fill, minmax(280px, 1fr)); }
.nc-builder-grid { grid-template-columns: repeat(auto-fill, minmax(220px, 1fr)); }
.nc-newsletter { background: linear-gradient(135deg, #fff8e3, #f6efe0); border: 1px solid #e4d2a7; border-radius: 18px; padding: 28px; }
.nc-newsletter-grid    { display: grid; gap: 24px; grid-template-columns: 1.2fr .8fr; align-items: center; }
.nc-newsletter-kicker  { font-family: var(--mono); font-size: 0.7rem; letter-spacing: 0.12em; text-transform: uppercase; color: #8a6700; margin-bottom: 10px; }
.nc-newsletter h2      { font-family: var(--serif); font-size: 2rem; line-height: 1.1; margin-bottom: 10px; }
.nc-newsletter p       { color: var(--ink-60); font-size: 0.94rem; line-height: 1.8; margin: 0 0 14px; }
.nc-newsletter-form    { display: grid; gap: 12px; }
.nc-newsletter-form input, .nc-newsletter-form select { width: 100%; border: 1px solid var(--border); border-radius: 10px; padding: 13px 14px; font: inherit; background: #fff; }
.nc-newsletter-town-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 8px 12px; padding: 14px; background: #fff; border: 1px solid var(--border); border-radius: 10px; }
.nc-newsletter-town-grid label { display: flex; align-items: center; gap: 8px; font-size: 0.9rem; color: var(--ink); }
.nc-newsletter-town-grid input[type="checkbox"] { width: auto; margin: 0; }
.nc-newsletter-form button { border: none; cursor: pointer; justify-content: center; }
.nc-newsletter-note { font-size: 0.77rem; color: var(--ink-60); line-height: 1.7; }
.nc-newsletter-status     { min-height: 20px; font-size: 0.82rem; font-weight: 600; }
.nc-newsletter-status.ok  { color: #166534; }
.nc-newsletter-status.err { color: #b91c1c; }
.nc-glance-wrap { overflow-x: auto; -webkit-overflow-scrolling: touch; }
@media (max-width: 768px) {
  .nc-glance-wrap { overflow-x: hidden !important; width: 100%; }
  .nc-glance-table, .nc-glance-table tbody, .nc-glance-table tr, .nc-glance-table td { display: block; width: 100%; }
  .nc-glance-table thead { display: none; }
  .nc-glance-table tr { margin-bottom: 24px; border: 1px solid var(--border); border-radius: 12px; padding: 20px; background: white; box-shadow: 0 6px 16px rgba(0,0,0,0.05); }
  .nc-glance-table td { text-align: left; padding: 10px 0 !important; border-bottom: 1px solid rgba(15,17,23,0.08) !important; display: flex; flex-direction: column; align-items: flex-start; gap: 6px; white-space: normal !important; font-size: 1rem !important; color: var(--ink) !important; }
  .nc-glance-table td:last-child { border-bottom: none !important; margin-top: 10px; }
  .nc-glance-table td::before { font-family: var(--mono); font-size: 0.75rem; letter-spacing: 0.1em; text-transform: uppercase; color: var(--ink-60); margin-bottom: 2px; }
  .nc-glance-table td:nth-child(1)::before { content: "Town"; }
  .nc-glance-table td:nth-child(2)::before { content: "Community"; }
  .nc-glance-table td:nth-child(3)::before { content: "Builder"; }
  .nc-glance-table td:nth-child(4)::before { content: "Type"; }
  .nc-glance-table td:nth-child(5)::before { content: "Price From"; }
  .nc-glance-table td:nth-child(6)::before { content: "Status"; }
  .nc-glance-table td > a, .nc-glance-table td > span { text-align: left; line-height: 1.4; display: inline-block; }
  .nc-glance-table td > a { font-weight: 600; color: var(--accent); }
  /* Promo continuation sub-row: hide the empty indent cell on mobile and
     suppress the inherited "Town"/"Community" pseudo-labels so it reads as
     one tagged promo block under the community card. */
  .nc-glance-table tr.nc-promo-row { padding: 12px 16px; margin-top: -16px; margin-bottom: 24px; border: 1px solid #f5b773; border-top: none; border-radius: 0 0 12px 12px; background: linear-gradient(135deg,#fff4ec,#fee8d6) !important; box-shadow: none; }
  .nc-glance-table tr.nc-promo-row td:nth-child(1) { display: none !important; }
  .nc-glance-table tr.nc-promo-row td { border-bottom: none !important; padding: 0 !important; }
  .nc-glance-table tr.nc-promo-row td::before { content: none !important; }
}
@media (max-width: 600px) { .nc-city-grid, .nc-builder-grid { grid-template-columns: 1fr; } .nc-newsletter-grid { grid-template-columns: 1fr; } }

/* ── NEW CONSTRUCTION: Town/Builder pages ─── */
.nc-wrap      { max-width: 860px; margin: 0 auto; padding: 56px 32px; }
.breadcrumb   { font-family: var(--mono); font-size: 0.7rem; letter-spacing: 0.08em; color: var(--ink-60); padding: 13px 32px; background: var(--paper); border-bottom: 1px solid var(--border); }
.breadcrumb a { color: var(--ink-60); text-decoration: none; }
.breadcrumb a:hover { color: var(--ink); }
.nc-hero       { background: var(--paper); padding: 52px 32px 44px; border-bottom: 1px solid var(--border); }
.nc-hero-inner { max-width: 860px; margin: 0 auto; }
.nc-eyebrow    { font-family: var(--mono); font-size: 0.68rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--ink-60); margin-bottom: 12px; }
.nc-hero h1    { font-family: var(--serif); font-size: clamp(1.8rem, 4vw, 2.6rem); line-height: 1.2; margin-bottom: 14px; }
.nc-hero p     { font-size: 0.97rem; color: var(--ink-60); line-height: 1.75; max-width: 600px; }
.wu-callout      { background: #fffbee; border: 2px solid var(--gold); border-radius: 12px; padding: 24px 28px; display: flex; gap: 16px; align-items: flex-start; margin: 48px 0 40px; }
.wu-star         { color: var(--gold); font-size: 1.5rem; flex-shrink: 0; line-height: 1; margin-top: 2px; }
.wu-callout-title { font-weight: 700; font-size: 0.88rem; letter-spacing: 0.05em; text-transform: uppercase; color: var(--ink); margin-bottom: 7px; }
.wu-callout-body  { font-size: 0.9rem; color: #374151; line-height: 1.7; margin-bottom: 14px; }
.wu-callout-btn   { display: inline-block; background: var(--accent); color: white; padding: 9px 18px; border-radius: 6px; font-size: 0.82rem; font-weight: 600; text-decoration: none; }
.community-card { background: #fff; border: 1px solid var(--border); border-radius: 14px; padding: 28px 30px; margin-bottom: 24px; }
.card-top       { display: flex; justify-content: space-between; align-items: flex-start; flex-wrap: wrap; gap: 8px; margin-bottom: 14px; }
.builder-pill   { display: inline-block; background: var(--accent); color: white; font-size: 0.67rem; font-weight: 700; letter-spacing: 0.09em; text-transform: uppercase; padding: 4px 11px; border-radius: 999px; }
.town-pill      { display: inline-block; background: var(--paper); color: var(--ink-60); font-size: 0.67rem; font-weight: 700; letter-spacing: 0.09em; text-transform: uppercase; padding: 4px 11px; border-radius: 999px; border: 1px solid var(--border); }
.status-pill    { font-size: 0.67rem; font-weight: 700; letter-spacing: 0.08em; text-transform: uppercase; padding: 4px 11px; border-radius: 999px; }
.status-selling  { background: #dcfce7; color: #15803d; }
.status-coming   { background: #fef9c3; color: #a16207; }
.status-limited  { background: #fee2e2; color: #b91c1c; }
.status-waitlist { background: #fee2e2; color: #b91c1c; }
.status-55       { background: #ede9fe; color: #6d28d9; }
.status-adult    { background: #ede9fe; color: #6d28d9; }
.card-name       { font-family: var(--serif); font-size: 1.45rem; margin-bottom: 4px; color: var(--ink); }
.card-location   { font-family: var(--mono); font-size: 0.68rem; letter-spacing: 0.09em; text-transform: uppercase; color: var(--ink-60); margin-bottom: 22px; }
.spec-grid       { display: grid; grid-template-columns: repeat(auto-fill, minmax(160px, 1fr)); gap: 14px 20px; margin-bottom: 20px; }
.spec-label      { font-family: var(--mono); font-size: 0.65rem; letter-spacing: 0.08em; text-transform: uppercase; color: var(--ink-60); display: block; margin-bottom: 3px; }
.spec-val        { font-size: 0.91rem; font-weight: 600; color: var(--ink); }
.card-highlights { font-size: 0.84rem; color: var(--ink-60); line-height: 1.65; padding: 14px 0; border-top: 1px solid var(--border); border-bottom: 1px solid var(--border); margin-bottom: 20px; }
.card-cta        { display: inline-block; background: var(--accent); color: white; padding: 10px 20px; border-radius: 6px; font-size: 0.83rem; font-weight: 600; text-decoration: none; transition: background 0.2s; }
.card-cta:hover  { background: var(--accent-lt); }
.section-label   { font-family: var(--mono); font-size: 0.68rem; letter-spacing: 0.12em; text-transform: uppercase; color: var(--ink-60); margin-bottom: 20px; border-bottom: 1px solid var(--border); padding-bottom: 10px; }
.incentive-spotlight { background: linear-gradient(135deg, #fff7d6, #fff1b8); border: 1px solid #f2c94c; border-radius: 12px; padding: 18px 20px; margin: 0 0 20px; }
.incentive-kicker { font-family: var(--mono); font-size: 0.64rem; letter-spacing: 0.12em; text-transform: uppercase; color: #8a6700; margin-bottom: 8px; }
.incentive-title  { font-family: var(--serif); font-size: 1.18rem; color: var(--ink); margin-bottom: 6px; }
.incentive-copy   { font-size: 0.9rem; line-height: 1.7; color: #5b4a12; }
.sold-out-note    { background: var(--paper); border: 1px solid var(--border); border-radius: 10px; padding: 18px 22px; margin-bottom: 24px; font-size: 0.86rem; color: var(--ink-60); line-height: 1.65; }
.sold-out-note strong { color: var(--ink); }
/* NC town/builder cta-band uses brand accent, not dark */
.nc-wrap .cta-band    { background: var(--accent); padding: 52px 32px; }
.nc-wrap .cta-band h2 { color: white; font-size: 1.7rem; margin-bottom: 12px; }
.nc-wrap .cta-band p  { color: rgba(255,255,255,0.8); max-width: 460px; font-size: 0.93rem; }
@media (max-width: 600px) { .nc-wrap { padding: 40px 20px; } .nc-hero { padding: 40px 20px; } .community-card { padding: 22px 20px; } .breadcrumb { padding: 13px 20px; } }

/* ── New Construction: Last Updated badge ── */
.nc-updated {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  font-family: var(--mono);
  font-size: 0.67rem;
  letter-spacing: 0.09em;
  text-transform: uppercase;
  color: var(--ink-60);
  margin-top: 16px;
  padding: 4px 10px;
  border: 1px solid var(--border);
  border-radius: 999px;
  background: var(--paper);
}
.nc-updated::before {
  content: "●";
  color: var(--gold);
  font-size: 0.5rem;
}

/* ── NEW CONSTRUCTION: Community card extras ── */
.card-highlights { font-size: .84rem; color: var(--ink-60); line-height: 1.65; padding: 14px 0; border-top: 1px solid var(--border); border-bottom: 1px solid var(--border); margin-bottom: 20px; }
.card-actions    { display: flex; gap: 12px; flex-wrap: wrap; align-items: center; }
.card-town-link  { font-size: .82rem; color: var(--accent); font-weight: 600; text-decoration: none; }
.plans-table     { width: 100%; border-collapse: collapse; margin: 16px 0 20px; font-size: .86rem; }
.plans-table th  { background: var(--paper); padding: 9px 14px; text-align: left; font-size: .66rem; letter-spacing: .08em; text-transform: uppercase; font-family: var(--mono); border-bottom: 1px solid var(--border); }
.plans-table td  { padding: 9px 14px; border-bottom: 1px solid var(--border); color: #374151; }
.plans-table tr:last-child td { border-bottom: none; }
.plans-table tr:nth-child(even) td { background: #fafafa; }

/* ── NEW CONSTRUCTION: Collections table (Hopewell) ── */
.coll-name { font-weight: 700; color: var(--ink); }
.collections-table    { width: 100%; border-collapse: collapse; margin: 20px 0; font-size: .87rem; }
.collections-table th { background: var(--paper); color: var(--ink); padding: 10px 14px; text-align: left; font-size: .68rem; letter-spacing: .08em; text-transform: uppercase; font-family: var(--mono); border-bottom: 1px solid var(--border); }
.collections-table td { padding: 10px 14px; border-bottom: 1px solid var(--border); color: #374151; vertical-align: top; }
.collections-table tr:last-child td { border-bottom: none; }
.collections-table tr:nth-child(even) td { background: #fafafa; }
/* Mobile: let the wide floor-plan table scroll instead of clipping off-screen. */
@media (max-width: 768px) { .collections-table { display: block; overflow-x: auto; -webkit-overflow-scrolling: touch; } }

/* ── NEW CONSTRUCTION: "No communities" page (Lawrence) ── */
.none-msg      { background: var(--paper); border: 1px solid var(--border); border-radius: 14px; padding: 36px 32px; text-align: center; margin-bottom: 40px; }
.none-msg h1   { font-family: var(--serif); font-size: 1.9rem; margin-bottom: 12px; }
.none-msg p    { font-size: .95rem; color: var(--ink-60); line-height: 1.75; max-width: 500px; margin: 0 auto; }
.nearby-label  { font-family: var(--mono); font-size: .68rem; letter-spacing: .12em; text-transform: uppercase; color: var(--ink-60); margin-bottom: 16px; border-bottom: 1px solid var(--border); padding-bottom: 10px; }
.nearby-card   { display: block; padding: 20px 22px; border: 1px solid var(--border); border-radius: 12px; text-decoration: none; color: inherit; margin-bottom: 14px; transition: box-shadow 0.2s; }
.nearby-card:hover  { box-shadow: 0 4px 16px rgba(0,0,0,.07); }
.nearby-card strong { display: block; font-size: .95rem; margin-bottom: 4px; }
.nearby-card span   { font-size: .84rem; color: var(--ink-60); }

/* ── NEW CONSTRUCTION: Status pill extras ── */
.status-soon { background: #fef9c3; color: #a16207; }

/* ── INSIGHTS: Hub page ── */
.insights-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(280px, 1fr)); gap: 20px; margin-top: 32px; }
.insight-card  { display: block; background: #fff; border: 1px solid #e5e7eb; border-radius: 14px; padding: 28px; text-decoration: none; color: inherit; transition: box-shadow 0.2s, transform 0.2s; }
.insight-card:hover { box-shadow: 0 6px 24px rgba(0,0,0,.09); transform: translateY(-2px); }
.insight-card .eyebrow    { font-family: var(--mono); font-size: .65rem; letter-spacing: .1em; text-transform: uppercase; color: var(--gold); margin-bottom: 10px; }
.insight-card h3          { font-family: var(--serif); font-size: 1.15rem; margin-bottom: 8px; color: var(--ink); }
.insight-card p           { font-size: .86rem; color: #6b7280; line-height: 1.65; margin: 0; }
.insight-card .card-arrow { display: inline-block; margin-top: 14px; font-size: .82rem; color: var(--accent); font-weight: 600; }
.section-block { padding: 72px 48px; }
.section-block + .section-block { padding-top: 0; }
.section-divider { border: none; border-top: 1px solid #e5e7eb; margin: 0 48px; }
.report-list  { margin-top: 28px; display: flex; flex-direction: column; gap: 12px; }
.report-item  { display: flex; align-items: center; justify-content: space-between; padding: 16px 20px; background: #fff; border: 1px solid #e5e7eb; border-radius: 10px; text-decoration: none; color: inherit; transition: box-shadow .15s; }
.report-item:hover { box-shadow: 0 3px 12px rgba(0,0,0,.07); }
.report-item-left .date  { font-family: var(--mono); font-size: .68rem; color: var(--gold); letter-spacing: .08em; text-transform: uppercase; margin-bottom: 4px; }
.report-item-left .title { font-size: .92rem; font-weight: 600; color: var(--ink); }
.report-item-arrow { color: var(--accent); font-size: 1rem; }
@media (max-width: 768px) {
  .section-block   { padding: 48px 20px; }
  .section-divider { margin: 0 20px; }
}

/* ── PRINCETON-REAL-ESTATE: Hub page ── */
.hub-section { padding: 72px 48px; }
.hub-section + .hub-section { padding-top: 0; }
.hub-section p { font-size: 1rem; line-height: 1.85; color: #374151; margin-bottom: 18px; max-width: 780px; }
.hub-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(260px, 1fr)); gap: 18px; margin-top: 28px; }
.hub-card  { display: block; background: #fff; border: 1px solid #e5e7eb; border-radius: 14px; padding: 26px; text-decoration: none; color: inherit; transition: box-shadow 0.2s, transform 0.2s; }
.hub-card:hover { box-shadow: 0 6px 24px rgba(0,0,0,.09); transform: translateY(-2px); }
.hub-card .eyebrow { font-family: var(--mono); font-size: .64rem; letter-spacing: .1em; text-transform: uppercase; color: var(--gold); margin-bottom: 8px; }
.hub-card h3       { font-family: var(--serif); font-size: 1.1rem; margin-bottom: 8px; color: var(--ink); }
.hub-card p        { font-size: .84rem; color: #6b7280; line-height: 1.6; margin: 0; }
.hub-card .arrow   { display: inline-block; margin-top: 14px; font-size: .82rem; color: var(--accent); font-weight: 600; }
.stat-row-inline { display: flex; gap: 28px; flex-wrap: wrap; margin: 24px 0; }
.stat-inline .sv { font-family: var(--mono); font-size: 1.4rem; font-weight: 700; color: var(--accent); display: block; }
.stat-inline .sl { font-size: .72rem; color: #6b7280; margin-top: 2px; letter-spacing: .04em; }
.market-insight    { background: #fef9ec; border-left: 4px solid var(--gold); border-radius: 0 12px 12px 0; padding: 24px 28px; margin: 36px 0; max-width: 780px; }
.market-insight h3 { margin: 0 0 10px; font-size: .78rem; font-family: var(--mono); letter-spacing: .1em; text-transform: uppercase; color: var(--gold); }
.market-insight p  { margin: 0; font-size: .97rem; line-height: 1.8; color: #374151; font-style: italic; }
.market-insight .attribution { margin-top: 12px; font-size: .78rem; color: #6b7280; font-style: normal; font-weight: 600; }
.faq-block { max-width: 780px; margin-top: 32px; }
.faq-entry { border-bottom: 1px solid #e5e7eb; padding: 20px 0; }
.faq-entry:last-child { border-bottom: none; }
.faq-entry h3 { font-size: .97rem; font-weight: 700; color: var(--ink); margin: 0 0 10px; }
.faq-entry p  { font-size: .92rem; color: #374151; line-height: 1.75; margin: 0; }
@media (max-width: 768px) {
  .hub-section     { padding: 48px 20px; }
  .stat-row-inline { gap: 20px; }
}

/* ── INSIGHTS: Market report article ── */
.article-body { max-width: 760px; margin: 0 auto; padding: 72px 48px; }
.article-body h2  { font-family: var(--serif); font-size: 1.55rem; margin: 48px 0 16px; color: var(--ink); }
.article-body h3  { font-size: 1rem; font-weight: 700; margin: 28px 0 10px; color: var(--ink); }
.article-body p   { font-size: 1rem; line-height: 1.85; color: #374151; margin-bottom: 18px; }
.article-body ul  { margin: 0 0 20px 20px; }
.article-body ul li { font-size: .96rem; line-height: 1.75; color: #374151; margin-bottom: 6px; }
/* Override NC nav-strip breadcrumb for article breadcrumbs */
.article-body .breadcrumb   { background: none; border-bottom: none; padding: 0; font-size: .78rem; color: #9ca3af; margin-bottom: 24px; font-family: inherit; letter-spacing: 0; }
.article-body .breadcrumb a { color: var(--accent); }
.article-body .breadcrumb a:hover { text-decoration: underline; }
.stat-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(160px, 1fr)); gap: 14px; margin: 28px 0; }
.stat-box  { background: var(--paper); border: 1px solid #e5e7eb; border-radius: 12px; padding: 18px 16px; text-align: center; }
.stat-box .sv { font-family: var(--mono); font-size: 1.3rem; font-weight: 700; color: var(--accent); display: block; }
.stat-box .sl { font-size: .72rem; color: #6b7280; margin-top: 4px; letter-spacing: .04em; }
.article-meta { font-size: .8rem; color: #9ca3af; margin-bottom: 32px; display: flex; gap: 16px; flex-wrap: wrap; }
.article-nav-bottom { border-top: 1px solid #e5e7eb; margin-top: 60px; padding-top: 32px; display: grid; grid-template-columns: repeat(auto-fit, minmax(200px, 1fr)); gap: 14px; }
.article-nav-bottom a        { display: block; padding: 18px 20px; border: 1px solid #e5e7eb; border-radius: 10px; text-decoration: none; color: inherit; transition: box-shadow .15s; }
.article-nav-bottom a:hover  { box-shadow: 0 3px 12px rgba(0,0,0,.07); }
.article-nav-bottom strong   { display: block; font-size: .88rem; margin-bottom: 3px; }
.article-nav-bottom span     { font-size: .78rem; color: #6b7280; }
@media (max-width: 768px) { .article-body { padding: 40px 20px; } }

/* ── NEW CONSTRUCTION: Sold-out status pill ── */
.status-sold { background: #b91c1c; color: #fff; }

/* ═══════════════════════════════════════════
   INTEL SECTION
═══════════════════════════════════════════ */

/* — Intel hub — */
.intel-hub-wrap        { max-width: 900px; margin: 0 auto; padding: 64px 24px 88px; }
.intel-hub-heading     { font-family: var(--serif); font-size: clamp(2rem,4vw,3rem); line-height: 1.1; margin-bottom: 12px; }
.intel-hub-intro       { color: var(--ink-60); font-size: 1.05rem; line-height: 1.75; margin-bottom: 40px; }
.intel-hub-grid        { display: grid; grid-template-columns: repeat(auto-fit, minmax(220px, 1fr)); gap: 20px; }
.intel-hub-card        { display: block; padding: 28px 24px; border: 1px solid var(--border); border-radius: 16px; text-decoration: none; color: inherit; transition: box-shadow .15s, border-color .15s; }
.intel-hub-card:hover  { box-shadow: 0 4px 18px rgba(0,0,0,.08); border-color: var(--accent); }
.intel-hub-card-label  { font-family: var(--serif); font-size: 1.3rem; margin-bottom: 6px; }
.intel-hub-card p      { font-size: .85rem; color: var(--ink-60); margin: 0; }

/* — Stories index — */
.intel-stories-wrap    { max-width: 1100px; margin: 0 auto; padding: 64px 24px 88px; }
.intel-stories-heading { font-family: var(--serif); font-size: clamp(2rem,4vw,3rem); line-height: 1.1; margin-bottom: 12px; }
.intel-stories-intro   { color: var(--ink-60); font-size: 1.05rem; line-height: 1.75; margin-bottom: 32px; }

/* — Lang toggle — */
.intel-lang-switch         { display: flex; gap: 10px; margin-bottom: 12px; }
.intel-lang-btn            { border: 1px solid var(--border); background: #fff; padding: 8px 18px; border-radius: 999px; cursor: pointer; font: inherit; font-size: .88rem; transition: background .12s, color .12s, border-color .12s; }
.intel-lang-btn--active,
.intel-lang-btn:hover      { background: var(--accent); border-color: var(--accent); color: #fff; }

/* — Card grid — */
.intel-card-grid      { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.intel-card           { display: flex; flex-direction: column; border: 1px solid var(--border); border-radius: 16px; overflow: hidden; text-decoration: none; color: inherit; transition: box-shadow .15s, border-color .15s; }
.intel-card:hover     { box-shadow: 0 4px 18px rgba(0,0,0,.08); border-color: #c8cdd6; }
.intel-card-img       { width: 100%; aspect-ratio: 1/1; object-fit: cover; display: block; }
.intel-card-img-placeholder { width: 100%; height: 160px; background: var(--paper); }
.intel-card-body      { padding: 18px 20px 22px; flex: 1; display: flex; flex-direction: column; gap: 6px; }
.intel-card-date      { font-family: var(--mono); font-size: .68rem; letter-spacing: .08em; text-transform: uppercase; color: var(--ink-60); }
.intel-card-title     { font-family: var(--serif); font-size: 1.08rem; line-height: 1.35; }
.intel-card-excerpt   { font-size: .84rem; color: var(--ink-60); line-height: 1.65; margin-top: 4px; }

/* — Individual story page — */
.intel-post-wrap        { max-width: 780px; margin: 0 auto; padding: 96px 24px 88px; }
.intel-back-link        { font-family: var(--mono); font-size: .8rem; letter-spacing: .06em; text-transform: uppercase; color: var(--accent); text-decoration: none; display: inline-flex; align-items: center; gap: 6px; margin-bottom: 28px; padding: 6px 12px 6px 8px; background: rgba(26,58,92,.06); border-radius: 6px; border: 1px solid rgba(26,58,92,.12); }
.intel-back-link:hover  { background: rgba(26,58,92,.12); text-decoration: none; }
.intel-post-cover       { display: block; margin: 0 auto 28px; max-width: 100%; max-height: 720px; width: auto; height: auto; border-radius: 18px; border: 1px solid var(--border); }
@media (min-width: 720px) { .intel-post-cover { max-width: 600px; } }
.intel-post-panel       { }
.intel-post-title       { font-family: var(--serif); font-size: clamp(1.7rem,3.5vw,2.6rem); line-height: 1.12; margin-bottom: 10px; }
.intel-post-meta        { display: flex; gap: 10px; flex-wrap: wrap; color: var(--ink-60); font-family: var(--mono); font-size: .72rem; letter-spacing: .08em; text-transform: uppercase; margin-bottom: 24px; }
.intel-post-body p      { font-size: 1rem; line-height: 1.95; margin-bottom: 18px; color: var(--ink); }
.intel-post-body ul     { margin: 0 0 18px 20px; }
.intel-post-body li     { font-size: 1rem; line-height: 1.75; color: var(--ink); margin-bottom: 6px; }
.intel-hashtags         { margin-top: 18px; padding: 14px 16px; background: var(--paper); border: 1px solid var(--border); border-radius: 12px; white-space: pre-wrap; color: var(--ink-60); font-size: .84rem; }
.intel-source           { margin-top: 14px; font-size: .8rem; color: var(--ink-60); }
.intel-source a         { color: var(--accent); }
/* share bar */
.intel-share-bar        { display: flex; align-items: center; gap: 10px; margin-top: 32px; flex-wrap: wrap; }
.intel-share-label      { font-size: .78rem; font-weight: 600; color: var(--ink-60); text-transform: uppercase; letter-spacing: .06em; }
.intel-share-btn        { display: inline-flex; align-items: center; justify-content: center; width: 36px; height: 36px; border-radius: 50%; border: 1px solid var(--ink-20); background: white; color: var(--ink-60); cursor: pointer; transition: all .15s; text-decoration: none; }
.intel-share-btn:hover  { color: white; border-color: transparent; }
.intel-share--fb:hover  { background: #1877f2; }
.intel-share--x:hover   { background: #0f1419; }
.intel-share--li:hover  { background: #0a66c2; }
.intel-share--wa:hover  { background: #25d366; }
.intel-share--copy:hover{ background: var(--accent); }

.intel-post-nav         { display: flex; justify-content: space-between; gap: 16px; margin-top: 56px; padding-top: 28px; border-top: 1px solid var(--border); }
.intel-post-nav-link        { font-size: .88rem; color: var(--accent); text-decoration: none; max-width: 48%; }
.intel-post-nav-link:hover  { text-decoration: underline; }
.intel-post-nav-link--next  { margin-left: auto; text-align: right; }

/* — Comment form — */
.intel-comment-wrap       { max-width: 680px; margin: 56px auto 0; padding: 0 24px 64px; }
.intel-comment-heading    { font-family: 'Instrument Serif', serif; font-size: 1.5rem; color: var(--accent); margin-bottom: 24px; }
.intel-comment-form       { display: flex; flex-direction: column; gap: 16px; }
.intel-comment-row        { display: flex; flex-direction: column; gap: 6px; }
.intel-comment-row label  { font-size: .85rem; font-weight: 600; color: var(--accent); letter-spacing: .02em; }
.intel-comment-optional   { font-weight: 400; color: #888; }
.intel-comment-row input,
.intel-comment-row textarea { border: 1px solid #d4d0c8; border-radius: 4px; padding: 10px 14px; font-size: .95rem; font-family: 'DM Sans', sans-serif; background: var(--cream); color: #222; width: 100%; box-sizing: border-box; }
.intel-comment-row input:focus,
.intel-comment-row textarea:focus { outline: 2px solid var(--accent); border-color: transparent; }
.intel-comment-row textarea { resize: vertical; min-height: 120px; }
.intel-comment-submit     { align-self: flex-start; background: var(--accent); color: #fff; border: none; border-radius: 4px; padding: 11px 28px; font-size: .95rem; font-family: 'DM Sans', sans-serif; font-weight: 600; cursor: pointer; }
.intel-comment-submit:hover { background: #122b47; }
.intel-comment-status     { font-size: .88rem; margin: 0; min-height: 1.4em; }
.intel-comment-status--ok  { color: #2a7a3b; }
.intel-comment-status--err { color: #b93b3b; }

/* — Pagination — */
.intel-pagination { display: flex; align-items: center; justify-content: center; gap: 1rem; margin: 2.5rem 0 1rem; }
.intel-pagination-btn { background: var(--accent); color: #fff; border: none; padding: 0.5rem 1.4rem; border-radius: 6px; font-size: 0.9rem; cursor: pointer; font-family: inherit; transition: opacity .15s; }
.intel-pagination-btn:disabled { opacity: 0.3; cursor: default; }
.intel-pagination-info { font-size: 0.85rem; color: #666; min-width: 80px; text-align: center; }

/* — Responsive — */
@media (max-width: 900px) {
  .intel-card-grid { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 560px) {
  .intel-card-grid { grid-template-columns: 1fr; }
  .intel-hub-grid  { grid-template-columns: 1fr; }
}

/* ════════════════════════════════════════════════
   NEIGHBORHOOD GUIDES
   ════════════════════════════════════════════════ */

/* — Hub: town tabs + card grid — */
.nbhd-hub-section { padding: 3rem 0 4rem; background: #fff; }
.nbhd-town-tabs   { display: flex; flex-wrap: wrap; gap: 0.5rem; margin-bottom: 1.5rem; justify-content: center; }
.nbhd-town-tab    { background: var(--cream); border: 1.5px solid #e8e5df; border-radius: 6px; padding: 0.45rem 1.1rem; font-size: 0.88rem; font-family: 'DM Sans', sans-serif; cursor: pointer; color: #555; transition: all .15s; }
.nbhd-town-tab:hover { border-color: var(--accent); color: var(--accent); }
.nbhd-town-tab--active { background: var(--accent); color: #fff; border-color: var(--accent); }
.nbhd-hub-grid    { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1rem; }
.nbhd-town-card { padding: 24px !important; }
.nbhd-town-card-meta { display: block; margin: 6px 0 4px; font-size: .82rem; color: #999; }
.nbhd-town-card-range { display: block; font-family: 'DM Mono', monospace; font-size: .82rem; color: var(--accent); margin-bottom: 6px; min-height: 1.2em; }
.nbhd-hub-card-town { font-size: 0.7rem; text-transform: uppercase; letter-spacing: 0.08em; color: #999; font-weight: 500; margin-bottom: 0.15rem; }

/* Hub cards */
.nbhd-hub-card {
  display: block; text-decoration: none; color: inherit;
  background: var(--cream); border: 1.5px solid #e8e5df; border-radius: 10px;
  padding: 1rem 1.25rem; transition: border-color .2s, box-shadow .2s;
  cursor: pointer;
}
.nbhd-hub-card:hover {
  border-color: var(--accent); box-shadow: 0 2px 10px rgba(26,58,92,.12);
}
.nbhd-hub-card-name { font-family: 'Instrument Serif', serif; font-size: 1.2rem; color: var(--accent); margin-bottom: 0.3rem; }
.nbhd-hub-card-desc { font-size: 0.88rem; color: #555; line-height: 1.4; margin-bottom: 0.6rem; }
.nbhd-hub-card-stats { display: flex; gap: 1rem; margin-bottom: 0.6rem; }
.nbhd-hub-stat { font-family: 'DM Mono', monospace; font-size: 0.8rem; color: #666; }
.nbhd-hub-card-tags { display: flex; flex-wrap: wrap; gap: 0.4rem; }
.nbhd-hub-soon     { display: inline-block; font-size: 0.75rem; color: #999; font-style: italic; margin-top: 0.3rem; }

.nbhd-show-all-btn {
  display: block; margin: 1.5rem auto 0; padding: 10px 28px;
  font-family: 'DM Sans', sans-serif; font-size: 0.9rem; font-weight: 500;
  color: var(--accent); background: transparent; border: 1px solid var(--accent);
  border-radius: 8px; cursor: pointer; transition: background 0.2s, color 0.2s;
}
.nbhd-show-all-btn:hover { background: var(--accent); color: #fff; }

.nbhd-sort-bar {
  display: flex; align-items: center; gap: 8px; flex-wrap: wrap;
  margin: 6px 0 18px; font-size: 0.85rem;
}
.nbhd-sort-label { color: #666; font-family: 'DM Sans', sans-serif; }
.nbhd-sort-btn {
  background: transparent; border: 1px solid #c9c9c9; color: #555;
  padding: 4px 12px; border-radius: 14px; font-size: 0.8rem;
  font-family: 'DM Sans', sans-serif; cursor: pointer;
  transition: background 0.15s, color 0.15s, border-color 0.15s;
}
.nbhd-sort-btn:hover { border-color: var(--accent); color: var(--accent); }
.nbhd-sort-btn.active {
  background: var(--accent); border-color: var(--accent); color: #fff;
}

/* — Agent CTA band (neighborhood pages) — */
.nbhd-cta-inner  { display: flex; align-items: center; gap: 2.5rem; max-width: 760px; margin: 0 auto; text-align: left; }
.nbhd-cta-avatar { width: 120px; height: 120px; border-radius: 50%; object-fit: cover; border: 3px solid rgba(255,255,255,0.2); flex-shrink: 0; }
.nbhd-cta-copy h2 { text-align: left; }
.nbhd-cta-copy p  { text-align: left; }
.nbhd-cta-buttons { display: flex; flex-wrap: wrap; gap: 12px; margin-bottom: 14px; }
.nbhd-cta-meta    { font-size: 0.78rem; color: rgba(255,255,255,0.5); display: flex; align-items: center; flex-wrap: wrap; gap: 0 4px; }
.nbhd-wechat-btn  { background: none; border: none; padding: 0; color: rgba(255,255,255,0.5); font-size: inherit; cursor: pointer; display: inline-flex; align-items: center; gap: 4px; }
.nbhd-wechat-btn:hover { color: rgba(255,255,255,0.8); }
.nbhd-wechat-icon { width: 14px; height: 14px; object-fit: contain; display: block; }

/* — Detail page: hero — */
.nbhd-detail-hero { padding: 2rem clamp(16px, 4vw, 48px) 3rem; background: var(--paper); }
.nbhd-detail-hero-copy h1 { font-family: 'Instrument Serif', serif; font-size: 2.8rem; color: var(--accent); margin: 0.3rem 0 0.8rem; }

/* Quick facts */
.nbhd-detail-quick { display: grid; grid-template-columns: 1fr 1fr; gap: 0.75rem; margin-top: 1.5rem; }
.nbhd-detail-quick-item { display: flex; flex-direction: column; gap: 0.15rem; }
.nbhd-detail-quick-label { font-size: 0.72rem; text-transform: uppercase; letter-spacing: 0.06em; color: #999; font-weight: 500; }
.nbhd-detail-quick-value { font-size: 0.92rem; color: #333; }

/* — Stats grid — */
.nbhd-stats-grid {
  display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.25rem;
  max-width: 720px; margin: 2rem auto 0;
}
.nbhd-stat-card {
  text-align: center; background: var(--cream); border: 1px solid #e8e5df;
  border-radius: 10px; padding: 1.5rem 1rem;
}
.nbhd-stat-value { display: block; font-family: 'DM Mono', monospace; font-size: 1.6rem; color: var(--accent); font-weight: 500; }
.nbhd-stat-label { display: block; font-size: 0.8rem; color: #777; margin-top: 0.3rem; }

/* — Deal Dynamics module (LSR + DOM) — */
:root { --dd-green:#2f7d4f; --dd-red:#a4423a; --dd-amber:#9a6a00; }
.nbhd-dd { max-width: 720px; margin: 2rem auto 1.25rem; background:#fff; border:1px solid #e7e3da; border-radius:16px; overflow:hidden; box-shadow:0 1px 3px rgba(0,0,0,.05); }
.nbhd-dd[hidden], .nbhd-dd-supp[hidden] { display:none; }
.nbhd-dd-grid { display:grid; grid-template-columns:1fr 1fr; gap:18px; padding:22px; }
.nbhd-dd-metric { background:var(--cream); border:1px solid #e7e3da; border-radius:14px; padding:18px 18px 16px; }
.nbhd-dd-label { font-size:.7rem; letter-spacing:.13em; text-transform:uppercase; color:#6b7280; font-weight:600; }
.nbhd-dd-big { font-family:'Instrument Serif',serif; font-size:2.8rem; line-height:1; margin:6px 0 2px; color:var(--accent); }
.nbhd-dd-unit { font-size:1rem; color:#6b7280; font-family:'DM Sans',sans-serif; font-weight:500; }
.nbhd-dd-sub { font-size:.84rem; color:#4b5563; } .nbhd-dd-sub b { color:#1f2933; }
.nbhd-dd-lsrbar, .nbhd-dd-dombar { margin-top:13px; }
.nbhd-dd-lsrtrack { position:relative; height:12px; border-radius:6px; background:linear-gradient(90deg,#efe2df,#f1ece2 48%,#f1ece2 52%,#e7eee9); }
.nbhd-dd-lsrcenter { position:absolute; left:50%; top:-4px; bottom:-4px; width:2px; background:var(--accent); opacity:.5; transform:translateX(-50%); }
.nbhd-dd-lsrmark { position:absolute; top:50%; width:15px; height:15px; border-radius:50%; border:3px solid #fff; transform:translate(-50%,-50%); box-shadow:0 1px 4px rgba(0,0,0,.25); }
.nbhd-dd-domtrack { position:relative; height:14px; border-radius:7px; box-shadow:inset 0 0 0 1px rgba(0,0,0,.04); background:linear-gradient(90deg,#5cae7d 0%,#5cae7d 25%,#e2a92f 25%,#e2a92f 58%,#cf6f63 58%,#cf6f63 100%); }
.nbhd-dd-dommark { position:absolute; top:50%; width:15px; height:15px; border-radius:50%; background:var(--accent); border:3px solid #fff; transform:translate(-50%,-50%); box-shadow:0 1px 4px rgba(0,0,0,.25); }
.nbhd-dd-zones { display:flex; font-size:.62rem; font-weight:600; text-transform:uppercase; letter-spacing:.04em; margin-top:5px; }
.nbhd-dd-zones .z1 { width:25%; text-align:center; color:var(--dd-green); }
.nbhd-dd-zones .z2 { width:33%; text-align:center; color:var(--dd-amber); }
.nbhd-dd-zones .z3 { width:42%; text-align:center; color:var(--dd-red); }
.nbhd-dd-scale { display:flex; justify-content:space-between; font-family:'DM Mono',monospace; font-size:.64rem; color:#6b7280; margin-top:4px; }
.nbhd-dd-chips { display:flex; gap:6px; margin-top:12px; flex-wrap:wrap; }
.nbhd-dd-chip { font-size:.72rem; padding:3px 8px; border-radius:6px; background:#fff; border:1px solid #e7e3da; color:#4b5563; }
.nbhd-dd-chip b { font-family:'DM Mono',monospace; } .nbhd-dd-chip.over b { color:var(--dd-green); } .nbhd-dd-chip.under b { color:var(--dd-red); }
.nbhd-dd-pace { display:inline-block; margin-top:10px; font-size:.76rem; font-weight:600; padding:4px 10px; border-radius:7px; }
.nbhd-dd-pace-fast { background:#eaf4ee; color:var(--dd-green); }
.nbhd-dd-pace-typ { background:#fbf3e0; color:var(--dd-amber); }
.nbhd-dd-pace-slow { background:#f7ebe9; color:var(--dd-red); }
.nbhd-dd-conf { margin:0 22px 22px; display:flex; align-items:center; gap:10px; font-size:.8rem; padding:10px 14px; border-radius:10px; border:1px solid #e7e3da; }
.nbhd-dd-conf-strong { background:#eaf4ee; } .nbhd-dd-conf-limited { background:#fbf3e0; }
.nbhd-dd-badge { font-size:.66rem; font-weight:700; letter-spacing:.07em; text-transform:uppercase; padding:4px 9px; border-radius:999px; color:#fff; white-space:nowrap; display:inline-block; }
.nbhd-dd-conf-strong .nbhd-dd-badge { background:var(--dd-green); } .nbhd-dd-conf-limited .nbhd-dd-badge { background:var(--dd-amber); }
.nbhd-dd-conftxt { color:#4b5563; }
.nbhd-dd-supp { max-width:720px; margin:2rem auto 1.25rem; }
.nbhd-dd-suppbox { border:1.5px dashed #d8d2c6; border-radius:14px; padding:24px; text-align:center; background:repeating-linear-gradient(45deg,#fcfbf8,#fcfbf8 10px,#faf8f3 10px,#faf8f3 20px); }
.nbhd-dd-suppic { font-family:'Instrument Serif',serif; font-size:1.8rem; color:#b8b0a0; }
.nbhd-dd-suppbox h3 { font-family:'Instrument Serif',serif; font-weight:400; font-size:1.3rem; color:var(--accent); margin:4px 0 6px; }
.nbhd-dd-suppbox p { color:#6b7280; font-size:.88rem; max-width:46ch; margin:0 auto; }
.nbhd-dd-supppill { display:inline-block; margin-top:13px; font-family:'DM Mono',monospace; font-size:.78rem; color:var(--dd-red); background:#f7ebe9; padding:5px 11px; border-radius:8px; }
@media (max-width:640px) { .nbhd-dd-grid { grid-template-columns:1fr; } }

/* — Hub-card market-signal pills — */
.nbhd-hub-lim { font-size:.68rem; color:var(--dd-amber); font-weight:600; margin-bottom:.4rem; }
.nbhd-hub-lim::before { content:'•'; margin-right:5px; }
.nbhd-hub-signals { display:flex; gap:.5rem; flex-wrap:wrap; margin-bottom:.6rem; }
.nbhd-hub-signals .sig { display:inline-flex; align-items:center; gap:5px; font-family:'DM Mono',monospace; font-size:.74rem; font-weight:500; padding:4px 9px; border-radius:7px; border:1px solid; line-height:1; }
.nbhd-hub-signals .sig .ar { font-family:'DM Sans',sans-serif; font-weight:700; font-size:.82rem; }
.nbhd-hub-signals .sig .cap { opacity:.72; font-size:.68rem; }
.nbhd-hub-signals .sig-hot { background:#eaf4ee; border-color:#cfe6d8; color:var(--dd-green); }
.nbhd-hub-signals .sig-cool { background:#f7ebe9; border-color:#ecd5d1; color:var(--dd-red); }
.nbhd-hub-signals .sig-neutral { background:#eef2f7; border-color:#d6e0ec; color:var(--accent); }
.nbhd-hub-signals .sig-amber { background:#fbf3e0; border-color:#f0e2c0; color:var(--dd-amber); }

/* — Sales table — */
.nbhd-sales-table-wrap { overflow-x: auto; margin-top: 1.5rem; }
.nbhd-sales-table {
  width: 100%; border-collapse: collapse; font-size: 0.88rem;
  font-family: 'DM Sans', sans-serif;
}
.nbhd-sales-table th {
  text-align: left; padding: 0.6rem 0.8rem; font-size: 0.75rem;
  text-transform: uppercase; letter-spacing: 0.05em; color: #999;
  border-bottom: 2px solid #e8e5df; font-weight: 500;
}
.nbhd-sales-table td {
  padding: 0.6rem 0.8rem; border-bottom: 1px solid #f0ede8; color: #333;
}
.nbhd-sales-table tr:hover td { background: var(--cream); }

/* Status pills for inventory table */
.nbhd-status-act { display:inline-block; white-space:nowrap; background:#dcfce7; color:#166534; font-size:.75rem; font-weight:600; padding:2px 8px; border-radius:4px; }
.nbhd-status-cs  { display:inline-block; white-space:nowrap; background:#fef9c3; color:#854d0e; font-size:.75rem; font-weight:600; padding:2px 8px; border-radius:4px; }
.nbhd-status-uc  { display:inline-block; white-space:nowrap; background:#dbeafe; color:#1e40af; font-size:.75rem; font-weight:600; padding:2px 8px; border-radius:4px; }
/* The global `a, span { overflow-wrap:anywhere }` (line ~28) breaks status pills
   and addresses character-by-character in the squeezed mobile table column,
   overriding the pills' white-space:nowrap. Reset it inside these data tables so
   pills stay one line and addresses break only at spaces; the table scrolls
   (.nbhd-sales-table-wrap is overflow-x:auto) instead of mangling words. */
.nbhd-sales-table a, .nbhd-sales-table span { overflow-wrap: normal; word-break: normal; }

/* — Responsive — */
@media (max-width: 900px) {
  .nbhd-hub-grid { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 560px) {
  .nbhd-stats-grid { grid-template-columns: 1fr 1fr; }
  .nbhd-hub-grid { grid-template-columns: 1fr; }
  .nbhd-cta-inner { flex-direction: column; text-align: center; }
  .nbhd-cta-copy h2, .nbhd-cta-copy p { text-align: center; }
  .nbhd-cta-buttons { justify-content: center; }
  .nbhd-detail-hero-copy h1 { font-size: 2.2rem; }
  .nbhd-detail-quick { grid-template-columns: 1fr; }
  .nbhd-sales-table { font-size: 0.82rem; }
  .nbhd-sales-table th,
  .nbhd-sales-table td { padding: 0.5rem 0.5rem; }
}

/* ── Card hover micro-animations (2026-05-25) ──
   Subtle lift + shadow on hover, consistent with the existing .btn hover lift.
   Guards: only on hover-capable devices (no stuck-hover on touch), and disabled
   under prefers-reduced-motion. Transition keeps opacity .6s so the .reveal
   scroll-in fade is preserved; transform/shadow run at .3s for the hover. */
@media (hover: hover) {
  .listing-card, .nc-card, .nc-builder-card, .related-card, .t-card {
    transition: transform .3s cubic-bezier(.25,.8,.25,1),
                box-shadow .3s ease, opacity .6s ease;
  }
  .listing-card:hover, .nc-card:hover, .nc-builder-card:hover,
  .related-card:hover, .t-card:hover {
    transform: translateY(-4px);
    box-shadow: 0 16px 32px rgba(26,58,92,0.10), 0 4px 12px rgba(0,0,0,0.04);
  }
}
@media (prefers-reduced-motion: reduce) {
  .listing-card:hover, .nc-card:hover, .nc-builder-card:hover,
  .related-card:hover, .t-card:hover { transform: none; }
}

/* ═══════════════════════════════════════════════════════════════════════
   CALCULATORS + RESOURCE TOOLS  (calculators.html, 1031-exchange.html)
   ═══════════════════════════════════════════════════════════════════════ */
.calc-section { padding: 48px clamp(16px, 4vw, 48px) 84px; }
.calc-section .container { max-width: 1000px; padding: 0; }
.calc-intro { max-width: 70ch; margin-bottom: 30px; color: rgba(15,17,23,0.82); line-height: 1.7; }

.calc-tabs { display: flex; flex-wrap: wrap; gap: 6px; margin-bottom: 26px; border-bottom: 1px solid var(--border); }
.calc-tab { appearance: none; background: none; border: none; font-family: var(--sans); font-size: 0.92rem; font-weight: 600; color: var(--ink-60); padding: 12px 18px; cursor: pointer; border-bottom: 2px solid transparent; margin-bottom: -1px; transition: color .15s, border-color .15s; }
.calc-tab:hover { color: var(--ink); }
.calc-tab.active { color: var(--accent); border-bottom-color: var(--accent); }

.calc-panel { display: none; }
.calc-panel.active { display: block; animation: calc-fade .25s ease; }
@keyframes calc-fade { from { opacity: 0; transform: translateY(4px); } to { opacity: 1; transform: none; } }
.calc-grid { display: grid; grid-template-columns: 1.1fr 0.9fr; gap: 26px; align-items: start; }
@media (max-width: 760px) { .calc-grid { grid-template-columns: 1fr; gap: 18px; } }

.calc-inputs { background: var(--cream); border: 1px solid var(--border); border-radius: 14px; padding: 22px 22px 6px; }
.calc-field { margin-bottom: 16px; }
.calc-field > label { display: block; font-size: 0.78rem; font-weight: 600; letter-spacing: .01em; color: var(--ink); margin-bottom: 6px; }
.calc-field .hint { font-weight: 400; color: var(--ink-60); font-size: 0.72rem; }
.calc-input-wrap { position: relative; }
.calc-input-wrap .affix { position: absolute; top: 50%; transform: translateY(-50%); color: var(--ink-60); font-size: 0.9rem; pointer-events: none; }
.calc-input-wrap .affix-left { left: 12px; }
.calc-input-wrap .affix-right { right: 12px; }
.calc-field input[type=number], .calc-field input[type=text], .calc-field input[type=date], .calc-field select {
  width: 100%; box-sizing: border-box; font-family: var(--sans); font-size: 0.95rem; color: var(--ink);
  background: #fff; border: 1px solid var(--border); border-radius: 8px; padding: 11px 12px; transition: border-color .15s, box-shadow .15s;
}
.calc-field input.has-left { padding-left: 26px; }
.calc-field input.has-right { padding-right: 36px; }
.calc-field input:focus, .calc-field select:focus { outline: none; border-color: var(--accent); box-shadow: 0 0 0 3px rgba(26,58,92,.1); }
.calc-row2 { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
.calc-check { display: flex; align-items: flex-start; gap: 9px; font-size: 0.82rem; color: var(--ink); line-height: 1.4; margin-bottom: 16px; }
.calc-check input { margin-top: 2px; }

.calc-result { background: var(--accent); color: #fff; border-radius: 14px; padding: 26px 24px; position: sticky; top: 90px; }
.calc-result .res-label { font-size: 0.72rem; letter-spacing: .12em; text-transform: uppercase; color: var(--gold-lt); font-weight: 700; }
.calc-result .res-big { font-family: var(--serif); font-size: 2.7rem; line-height: 1.05; margin: 6px 0 4px; font-variant-numeric: tabular-nums; }
.calc-result .res-sub { font-size: 0.82rem; color: rgba(255,255,255,.72); margin-bottom: 16px; }
.calc-breakdown { border-top: 1px solid rgba(255,255,255,.18); padding-top: 12px; }
.calc-breakdown .br-row { display: flex; justify-content: space-between; gap: 12px; font-size: 0.85rem; padding: 5px 0; color: rgba(255,255,255,.9); }
.calc-breakdown .br-row.subtract .br-val::before { content: '\2212 '; }
.calc-breakdown .br-row.total { border-top: 1px solid rgba(255,255,255,.18); margin-top: 6px; padding-top: 10px; font-weight: 700; font-size: 0.95rem; color: #fff; }
.calc-breakdown .br-val { font-variant-numeric: tabular-nums; }
@media (max-width: 760px) { .calc-result { position: static; } }

.calc-note { font-size: 0.74rem; color: var(--ink-60); line-height: 1.6; margin-top: 14px; }
.calc-note a { color: var(--accent); }
.calc-cta { margin-top: 30px; text-align: center; background: var(--paper); border: 1px solid var(--border); border-radius: 14px; padding: 28px 22px; }
.calc-cta h3 { font-family: var(--serif); font-size: 1.5rem; margin-bottom: 8px; color: var(--ink); }
.calc-cta p { font-size: 0.9rem; color: var(--ink-60); margin-bottom: 18px; max-width: 54ch; margin: 0 auto 18px; }

/* 1031 timeline */
.x1031-timeline { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; margin: 18px 0 4px; }
@media (max-width: 560px) { .x1031-timeline { grid-template-columns: 1fr; } }
.x1031-step { background: var(--cream); border: 1px solid var(--border); border-left: 3px solid var(--gold); border-radius: 10px; padding: 16px 18px; }
.x1031-step .x-day { font-family: var(--mono); font-size: 0.72rem; letter-spacing: .1em; text-transform: uppercase; color: var(--gold); }
.x1031-step .x-date { font-family: var(--serif); font-size: 1.5rem; color: var(--accent); margin: 4px 0; font-variant-numeric: tabular-nums; }
.x1031-step .x-desc { font-size: 0.82rem; color: var(--ink-60); line-height: 1.5; }
.calc-subhead { font-family: var(--serif); font-size: 1.6rem; color: var(--ink); margin: 44px 0 6px; }
.calc-lead { color: var(--ink-60); line-height: 1.7; max-width: 68ch; margin-bottom: 6px; }
.calc-rules { list-style: none; padding: 0; margin: 14px 0 0; display: grid; gap: 10px; }
.calc-rules li { position: relative; padding-left: 26px; font-size: 0.9rem; line-height: 1.55; color: var(--ink); }
.calc-rules li::before { content: '\2713'; position: absolute; left: 0; top: 0; color: var(--gold); font-weight: 700; }

/* ── Reviews trust badge (sell / contact / reusable) ── */
.reviews-badge { display: inline-flex; align-items: center; gap: 10px; padding: 9px 16px; background: var(--cream); border: 1px solid var(--border); border-radius: 999px; text-decoration: none; transition: border-color .15s, box-shadow .15s; }
.reviews-badge:hover { border-color: var(--gold); box-shadow: 0 4px 14px rgba(196,146,42,.14); }
.reviews-badge .rb-stars { color: var(--gold); font-size: 1rem; letter-spacing: 1px; }
.reviews-badge .rb-text { font-size: 0.82rem; color: var(--ink); line-height: 1.2; }
.reviews-badge .rb-text strong { font-weight: 700; }
.reviews-badge .rb-text .rb-sub { color: var(--ink-60); }
.reviews-badge.on-dark { background: rgba(255,255,255,.1); border-color: rgba(255,255,255,.25); }
.reviews-badge.on-dark .rb-text { color: #fff; }
.reviews-badge.on-dark .rb-text .rb-sub { color: rgba(255,255,255,.7); }

/* ── Relocation hub ── */
.reloc-section { padding: 48px clamp(16px, 4vw, 48px) 84px; }
.reloc-section .container { max-width: 920px; padding: 0; }
.reloc-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(220px, 1fr)); gap: 14px; margin: 18px 0 6px; }
.reloc-card { background: var(--cream); border: 1px solid var(--border); border-left: 3px solid var(--gold); border-radius: 12px; padding: 18px; }
.reloc-card h3 { font-family: var(--sans); font-size: 0.98rem; font-weight: 600; color: var(--accent); margin-bottom: 6px; }
.reloc-card p { font-size: 0.84rem; color: var(--ink-60); line-height: 1.55; }
.reloc-towns { display: grid; gap: 12px; margin: 16px 0 6px; }
.reloc-town { display: flex; gap: 16px; align-items: baseline; padding: 15px 18px; background: #fff; border: 1px solid var(--border); border-radius: 10px; }
.reloc-town .rt-name { font-weight: 600; color: var(--accent); min-width: 150px; flex-shrink: 0; }
.reloc-town .rt-name a { color: inherit; text-decoration: none; border-bottom: 1px solid var(--border); }
.reloc-town .rt-name a:hover { border-bottom-color: var(--accent); }
.reloc-town .rt-desc { font-size: 0.86rem; color: var(--ink-60); line-height: 1.55; }
@media (max-width: 600px) { .reloc-town { flex-direction: column; gap: 4px; } .reloc-town .rt-name { min-width: 0; } }


/* ============================================================
   Rentals page (.r-*) — moved from inline <style> in rentals.html
   + zh/rentals.html on 2026-05-28 (audit: no <style> in src-pages).
   ============================================================ */
    .r-filter-bar { padding:14px 0;border-bottom:1px solid var(--border);background:#fff;position:sticky;top:0;z-index:10; }
    .r-pill { padding:5px 14px;border:1px solid #ddd;border-radius:20px;font-size:.82rem;cursor:pointer;background:#fff;transition:all .15s;font-family:inherit; }
    .r-pill:hover { border-color:var(--accent); }
    .r-pill.active { background:var(--accent);color:#fff;border-color:var(--accent); }
    .r-select { padding:5px 12px;border:1px solid #ddd;border-radius:6px;font-size:.82rem;background:#fff;font-family:inherit; }
    .r-grid { display:flex;flex-direction:column;gap:1px;background:#e8e8e8;border-radius:10px;overflow:hidden;margin-top:16px; }
    .r-row { display:grid;grid-template-columns:36px 1.5fr .9fr .6fr .6fr .5fr .8fr;align-items:center;padding:12px 14px;background:#fff;font-size:.84rem;gap:6px; }
    .r-row:hover { background:#fafaf8; }
    .r-head { font-size:.7rem;font-weight:700;text-transform:uppercase;letter-spacing:.06em;color:#888;background:#fafaf8; }
    .r-head:hover { background:#fafaf8; }
    .r-addr { font-weight:600;color:var(--accent); }
    .r-addr-link { text-decoration:none; }
    .r-addr-link:hover { text-decoration:underline; }
    .r-ext { font-size:.7em;color:#999;font-weight:400;margin-left:2px;vertical-align:1px; }
    .r-addr-link:hover .r-ext { color:var(--gold); }
    .r-town { font-size:.75rem;color:#888; }
    /* Sticky "Text Charlie" contact float, bottom-left so it doesn't
       collide with the bottom-right AI chat pill. Visible only on the
       rentals page; reminds visitors who's representing them as they
       leave to view a listing on Realtor.com. */
    .r-contact-float { position:fixed;bottom:24px;left:24px;z-index:90;
      background:#fff;border:1px solid #e0e0e0;border-radius:14px;
      padding:10px 14px;box-shadow:0 4px 16px rgba(0,0,0,.12);
      display:flex;align-items:center;gap:10px;font-size:.82rem;
      text-decoration:none;color:inherit;transition:transform .15s; }
    .r-contact-float:hover { transform:translateY(-2px);box-shadow:0 6px 20px rgba(0,0,0,.16); }
    .r-contact-float .r-cf-icon { width:34px;height:34px;border-radius:50%;
      background:var(--accent);color:#fff;display:flex;align-items:center;
      justify-content:center;font-size:1rem; }
    .r-contact-float .r-cf-text { line-height:1.25; }
    .r-contact-float .r-cf-name { font-weight:600;color:var(--accent); }
    .r-contact-float .r-cf-num { font-family:var(--mono);font-size:.78rem;color:#666; }
    .r-rent { font-family:var(--mono);font-weight:500; }
    .r-mls { font-family:var(--mono);font-size:.7rem;color:#aaa; }
    .r-center { text-align:center; }
    .r-check { width:17px;height:17px;accent-color:var(--accent);cursor:pointer; }
    .r-bar { position:fixed;bottom:0;left:0;right:0;background:var(--accent);color:#fff;padding:12px 24px;display:flex;align-items:center;justify-content:space-between;z-index:100;transform:translateY(100%);transition:transform .2s; }
    .r-bar.show { transform:translateY(0); }
    .r-bar-btn { background:var(--gold);color:#fff;border:none;padding:9px 22px;border-radius:8px;font-size:.88rem;font-weight:600;cursor:pointer; }
    .r-bar-clear { background:none;border:none;color:rgba(255,255,255,.6);font-size:.8rem;cursor:pointer;margin-left:10px; }
    .r-modal-bg { display:none;position:fixed;top:0;left:0;right:0;bottom:0;background:rgba(0,0,0,.5);z-index:200;align-items:center;justify-content:center; }
    .r-modal-bg.open { display:flex; }
    .r-modal { background:#fff;border-radius:14px;max-width:520px;width:92%;max-height:90vh;overflow-y:auto;padding:28px;position:relative; }
    .r-modal h2 { font-family:var(--serif);font-size:1.3rem;margin-bottom:12px; }
    .r-modal-list { background:var(--paper);border-radius:8px;padding:12px;margin-bottom:16px;font-size:.8rem; }
    .r-modal-item { display:flex;justify-content:space-between;padding:3px 0;border-bottom:1px solid #eee; }
    .r-modal-item:last-child { border:none; }
    .r-modal-field { margin-bottom:12px; }
    .r-modal-field label { display:block;font-size:.76rem;font-weight:600;margin-bottom:3px;color:#555; }
    .r-modal-field input,.r-modal-field textarea { width:100%;padding:9px 11px;border:1px solid #ddd;border-radius:8px;font-size:.86rem;font-family:inherit; }
    .r-modal-field textarea { height:70px;resize:vertical; }
    .r-modal-send { background:var(--accent);color:#fff;border:none;padding:11px;border-radius:8px;font-size:.88rem;font-weight:600;cursor:pointer;width:100%; }
    .r-modal-close { position:absolute;top:12px;right:14px;background:none;border:none;font-size:1.3rem;cursor:pointer;color:#999; }
    .r-modal-ok { display:none;text-align:center;padding:40px 20px; }
    .r-modal-ok h2 { color:var(--accent); }

    .r-chat-toggle { position:fixed;bottom:24px;right:24px;z-index:90;cursor:pointer; }
    .r-chat-card { background:#fff;border:1px solid #e0e0e0;border-radius:14px;padding:14px 18px;box-shadow:0 4px 20px rgba(0,0,0,.12);max-width:280px;margin-bottom:8px; }
    .r-chat-pill { display:none;background:var(--accent);color:#fff;border-radius:28px;padding:9px 16px 9px 12px;align-items:center;gap:7px;box-shadow:0 4px 16px rgba(0,0,0,.15);font-size:.84rem;font-weight:500; }
    .r-chat-frame { display:none;position:fixed;bottom:80px;right:24px;width:380px;height:520px;border-radius:14px;overflow:hidden;box-shadow:0 8px 32px rgba(0,0,0,.2);z-index:91; }
    .r-chat-frame.open { display:block; }

    .r-empty { text-align:center;padding:48px 20px;color:#999; }
    @media(max-width:768px) {
      /* Filter bar -> left-aligned stacked rows on phones. Town pills WRAP
         (so every town is tappable, not clipped); labels never break one
         letter per line; Sort drops its margin-left:auto to align left with
         Beds/Rent. */
      .r-filter-bar > .container { flex-direction:column !important; align-items:stretch !important; gap:13px !important; padding-left:16px; padding-right:16px; }
      .r-filter-bar > .container > div { flex-wrap:wrap !important; margin-left:0 !important; width:100%; row-gap:7px; }
      .r-filter-bar > .container > div > span { white-space:nowrap; }
      /* Rental rows -> stacked cards on phones (was a cramped 4-col grid that
         truncated addresses). Address heads the card; each spec is a labeled row. */
      .r-grid { background:transparent; gap:12px; border-radius:0; overflow:visible; padding:0 16px; }
      .r-row.r-head { display:none; }
      .r-row { display:block; position:relative; padding:15px 16px 9px; background:#fff;
        border:1px solid var(--border); border-radius:12px; box-shadow:0 2px 10px rgba(0,0,0,.05); font-size:.9rem; }
      .r-row:hover { background:#fff; }
      .r-row > div:nth-child(1) { position:absolute; top:13px; right:13px; }
      .r-check { width:20px; height:20px; }
      .r-row > div:nth-child(2) { font-size:1.02rem; line-height:1.32; margin-bottom:6px; padding-right:30px; }
      .r-row > div:nth-child(n+3) { display:flex; justify-content:space-between; align-items:center;
        text-align:left; padding:7px 0; border-top:1px solid rgba(15,17,23,.07); }
      .r-row > div:nth-child(n+3)::before { font-family:var(--mono); font-size:.68rem; letter-spacing:.05em;
        text-transform:uppercase; color:var(--ink-60); font-weight:600; }
      .r-row > div:nth-child(3)::before { content:"Rent"; }
      .r-row > div:nth-child(4)::before { content:"Beds"; }
      .r-row > div:nth-child(5)::before { content:"Baths"; }
      .r-row > div:nth-child(6)::before { content:"Days listed"; }
      .r-row > div:nth-child(7) { display:none; }
      .r-rent { font-size:.96rem;color:var(--ink); }
      .r-chat-frame { width:calc(100% - 32px);right:16px;bottom:70px;height:60vh; }
      .r-contact-float { bottom:14px;left:14px;padding:8px 12px;font-size:.78rem; }
      .r-contact-float .r-cf-icon { width:30px;height:30px; }
    }
  

  /* ZH column labels (zh pages use lang="zh-Hans") */
  @media(max-width:768px){
    html[lang^="zh"] .r-row > div:nth-child(3)::before { content:"租金"; }
    html[lang^="zh"] .r-row > div:nth-child(4)::before { content:"卧室"; }
    html[lang^="zh"] .r-row > div:nth-child(5)::before { content:"浴室"; }
    html[lang^="zh"] .r-row > div:nth-child(6)::before { content:"天数"; }
  }

  /* ── Homepage live market snapshot (8-town grid, on navy) ──────── */
  .mkt-snap-section{ background:var(--accent); }
  .mkt-snap-section .eyebrow{ color:var(--gold-lt); }
  .mkt-snap-section .eyebrow::before{ background:var(--gold-lt); }
  .mkt-snap-section h2.st{ color:#fff; }
  .mkt-snap-section .sub{ color:rgba(255,255,255,0.66); }
  .mkt-snap-section .btn-primary{ background:#fff; color:var(--accent); border-color:#fff; }
  .mkt-snap-section .btn-primary:hover{ background:var(--gold-lt); color:var(--accent); border-color:var(--gold-lt); }
  .mkt-snap-grid{
    display:grid;
    grid-template-columns:repeat(4,1fr);
    gap:1px;
    background:rgba(255,255,255,0.14);
    border:1px solid rgba(255,255,255,0.16);
    border-radius:12px;
    overflow:hidden;
    margin-top:8px;
  }
  .mkt-snap-cell{
    display:flex;
    flex-direction:column;
    gap:2px;
    padding:16px 18px;
    background:var(--accent);
    text-decoration:none;
    color:inherit;
    transition:background .15s;
  }
  .mkt-snap-cell:hover{ background:rgba(255,255,255,0.07); }
  .mkt-snap-town{
    font-size:.72rem;
    letter-spacing:.04em;
    text-transform:uppercase;
    color:rgba(255,255,255,0.6);
    font-weight:600;
  }
  .mkt-snap-price{
    font-family:var(--serif);
    font-size:1.5rem;
    line-height:1.1;
    color:#fff;
  }
  .mkt-snap-meta{ font-size:.74rem; color:rgba(255,255,255,0.58); }
  @media(max-width:760px){
    .mkt-snap-grid{ grid-template-columns:repeat(2,1fr); }
    .mkt-snap-price{ font-size:1.32rem; }
  }

/* ════════════════════════════════════════════════════════════════════════
   JOIN-THE-WU-TEAM — recruiting landing page (Apple-clean rev, 2026-06-19).
   Crisp section rhythm: ONE bold dark hero, then alternating pure-white and
   Apple light-gray (#f5f5f7) slabs with hairline edges, a light CTA so it
   never sits dark-on-dark against the footer. Navy + gold stay as the brand
   accents. ALL rules scoped under .joinlp.
   ════════════════════════════════════════════════════════════════════════ */
.joinlp{
  --jwhite:#ffffff; --jgray:#f5f5f7; --jnavy:#16324c; --jnavy2:#21496f; --jdeep:#0c1c2d;
  --jgold:#c4922a; --jgold-br:#e3b85a; --jink:#1d1d1f; --jmute:#6e6e73; --jline:#e3e3e6;
  font-family:'DM Sans',system-ui,sans-serif; color:var(--jink);
  background:var(--jwhite); line-height:1.6; overflow-x:hidden;
}
.joinlp .jwrap{ max-width:1080px; margin:0 auto; padding:0 32px; position:relative; }
.joinlp .jkicker{ font-family:'DM Mono',monospace; font-size:.72rem; letter-spacing:.26em;
  text-transform:uppercase; color:var(--jgold); font-weight:500; }

/* ── HERO (the one dark slab) ──────────────────────────────────────────── */
.joinlp .jhero{ position:relative; overflow:hidden; color:#eef3f8;
  padding:108px 0 134px;
  background:
    radial-gradient(120% 95% at 82% -15%, #2a587f 0%, rgba(42,88,127,0) 55%),
    radial-gradient(95% 85% at -5% 115%, #0f2d46 0%, rgba(15,45,70,0) 60%),
    linear-gradient(162deg,#0b1b2c 0%,#16324c 60%,#1c405f 100%); }
.joinlp .jhero::after{ content:""; position:absolute; inset:0; pointer-events:none;
  opacity:.05; mix-blend-mode:overlay;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='200' height='200'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='2' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E"); }
.joinlp .jrail{ position:absolute; left:30px; top:0; bottom:0; display:flex; align-items:center; z-index:3; }
.joinlp .jrail span{ writing-mode:vertical-rl; transform:rotate(180deg);
  font-family:'DM Mono',monospace; font-size:.7rem; letter-spacing:.34em; text-transform:uppercase;
  color:rgba(227,184,90,.7); }
.joinlp .jhero .jwrap{ z-index:2; }
.joinlp .jhero .jkicker{ display:inline-flex; align-items:center; gap:12px; color:var(--jgold-br); }
.joinlp .jhero .jkicker::before{ content:""; width:34px; height:1px; background:var(--jgold-br); opacity:.7; }
.joinlp .jhero h1{ font-family:'Instrument Serif',Georgia,serif; font-weight:400;
  font-size:clamp(2.9rem,6.4vw,5.6rem); line-height:1.02; letter-spacing:-.01em;
  margin:22px 0 0; max-width:14ch; }
.joinlp .jhero h1 em{ font-style:italic; color:var(--jgold-br); }
.joinlp .jhero .jlede{ margin-top:26px; max-width:560px; font-size:1.16rem; line-height:1.7;
  color:rgba(238,243,248,.82); }
.joinlp .jhero .jmeta{ margin-top:34px; font-family:'DM Mono',monospace; font-size:.78rem;
  letter-spacing:.04em; color:rgba(176,197,217,.85); }
.joinlp .jhero .jmeta b{ color:#fff; font-weight:500; }
@media (prefers-reduced-motion:no-preference){
  .joinlp .jhero .jkicker,.joinlp .jhero h1,.joinlp .jhero .jlede,.joinlp .jhero .jmeta{
    opacity:0; animation:jrise .9s cubic-bezier(.2,.7,.2,1) forwards; }
  .joinlp .jhero h1{ animation-delay:.10s; }
  .joinlp .jhero .jlede{ animation-delay:.22s; }
  .joinlp .jhero .jmeta{ animation-delay:.34s; }
}
@keyframes jrise{ from{opacity:0;transform:translateY(20px)} to{opacity:1;transform:none} }

/* ── NUMBERS (white card overlapping the hero) ─────────────────────────── */
.joinlp .jnums{ position:relative; z-index:4; margin-top:-66px; }
.joinlp .jnums-inner{ display:grid; grid-template-columns:repeat(4,1fr);
  background:#fff; border:1px solid var(--jline); border-radius:18px; overflow:hidden;
  box-shadow:0 30px 64px -30px rgba(12,28,45,.4); }
.joinlp .jnum{ padding:32px 22px; text-align:center; border-right:1px solid var(--jline); }
.joinlp .jnum:last-child{ border-right:none; }
.joinlp .jnum .n{ font-family:'Instrument Serif',Georgia,serif; font-size:2.5rem; line-height:1;
  color:var(--jnavy2); }
.joinlp .jnum .n em{ color:var(--jgold); font-style:normal; }
.joinlp .jnum .l{ margin-top:9px; font-family:'DM Mono',monospace; font-size:.68rem;
  letter-spacing:.1em; text-transform:uppercase; color:var(--jmute); }

/* ── SECTION SLABS (alternating white / Apple-gray) ────────────────────── */
.joinlp .jsec{ padding:92px 0; background:var(--jwhite); }
.joinlp .jsec.gray,.joinlp .jindex{ background:var(--jgray); border-top:1px solid var(--jline); border-bottom:1px solid var(--jline); }
.joinlp .jhead{ margin-bottom:46px; }
.joinlp .jhead h2{ font-family:'Instrument Serif',Georgia,serif; font-weight:400;
  font-size:clamp(2rem,3.6vw,2.9rem); line-height:1.08; color:var(--jnavy); margin-top:14px; }
.joinlp .jhead h2 em{ font-style:italic; color:var(--jgold); }

/* problem statement */
.joinlp .jstmt{ max-width:820px; }
.joinlp .jstmt p{ font-family:'Instrument Serif',Georgia,serif; font-size:clamp(1.5rem,2.6vw,2rem);
  line-height:1.4; color:var(--jink); margin-top:18px; }
.joinlp .jstmt p em{ font-style:italic; color:var(--jgold); }

/* what you get — editorial numbered index */
.joinlp .jlist{ display:grid; grid-template-columns:1fr 1fr; column-gap:56px; border-top:1px solid var(--jline); }
.joinlp .jrow{ display:grid; grid-template-columns:54px 1fr; gap:20px; align-items:start;
  padding:28px 6px 26px; border-bottom:1px solid var(--jline); position:relative; transition:padding .3s ease; }
.joinlp .jrow::before{ content:""; position:absolute; left:0; top:-1px; height:1px; width:0;
  background:var(--jgold); transition:width .35s ease; }
.joinlp .jrow:hover{ padding-left:14px; }
.joinlp .jrow:hover::before{ width:54px; }
.joinlp .jrow .jn{ font-family:'DM Mono',monospace; font-size:.92rem; color:var(--jgold);
  padding-top:4px; letter-spacing:.02em; }
.joinlp .jrow h3{ font-size:1.12rem; font-weight:600; color:var(--jnavy); letter-spacing:-.01em; }
.joinlp .jrow p{ margin-top:7px; font-size:.95rem; line-height:1.65; color:var(--jmute); }

/* who this is for + side panel */
.joinlp .jfit{ display:grid; grid-template-columns:1.05fr .95fr; gap:52px; align-items:start; }
.joinlp .jchk{ list-style:none; margin:0; padding:0; }
.joinlp .jchk li{ position:relative; padding:15px 0 15px 36px; border-bottom:1px solid var(--jline);
  font-size:1.02rem; line-height:1.55; color:var(--jink); }
.joinlp .jchk li::before{ content:""; position:absolute; left:2px; top:19px; width:15px; height:8px;
  border-left:2px solid var(--jgold); border-bottom:2px solid var(--jgold); transform:rotate(-45deg); }
.joinlp .jzh{ background:#fff; border:1px solid var(--jline); border-left:3px solid var(--jgold);
  border-radius:16px; padding:30px 30px 32px; box-shadow:0 18px 44px -28px rgba(12,28,45,.3); }
.joinlp .jzh .jkicker{ color:var(--jgold); }
.joinlp .jzh p{ margin-top:14px; font-size:1.02rem; line-height:1.85; color:var(--jink); }

/* ── CTA (light slab, never dark-on-dark with the footer) ──────────────── */
.joinlp .jcta{ text-align:center; color:var(--jink); padding:100px 0;
  background:var(--jgray); border-top:1px solid var(--jline); }
.joinlp .jcta h2{ font-family:'Instrument Serif',Georgia,serif; font-weight:400;
  font-size:clamp(2.1rem,4vw,3rem); line-height:1.1; color:var(--jnavy); }
.joinlp .jcta h2 em{ font-style:italic; color:var(--jgold); }
.joinlp .jcta .jsub{ max-width:540px; margin:16px auto 34px; color:var(--jmute);
  font-size:1.04rem; line-height:1.65; }
.joinlp .jpills{ display:inline-flex; flex-wrap:wrap; gap:12px 14px; justify-content:center; align-items:center; }
.joinlp .jpill{ display:inline-flex; align-items:center; gap:8px; padding:13px 24px; border-radius:999px;
  font-size:.96rem; font-weight:600; text-decoration:none;
  transition:transform .2s ease, background .2s ease, border-color .2s ease, box-shadow .2s ease;
  background:#fff; border:1px solid var(--jline); color:var(--jnavy); }
.joinlp .jpill:hover{ transform:translateY(-2px); border-color:var(--jnavy); box-shadow:0 10px 24px -14px rgba(12,28,45,.4); }
.joinlp .jpill.solid{ background:var(--jnavy); border-color:var(--jnavy); color:#fff; }
.joinlp .jpill.solid:hover{ background:var(--jnavy2); }
.joinlp .jconfi{ margin-top:22px; font-family:'DM Mono',monospace; font-size:.74rem;
  letter-spacing:.08em; color:var(--jmute); }

/* ── RESPONSIVE ────────────────────────────────────────────────────────── */
@media (max-width:860px){
  .joinlp .jrail{ display:none; }
  .joinlp .jhero{ padding:74px 0 108px; }
  .joinlp .jlist{ grid-template-columns:1fr; column-gap:0; }
  .joinlp .jfit{ grid-template-columns:1fr; gap:34px; }
}
@media (max-width:560px){
  .joinlp .jwrap{ padding:0 22px; }
  .joinlp .jnums-inner{ grid-template-columns:1fr 1fr; }
  .joinlp .jnum:nth-child(2){ border-right:none; }
  .joinlp .jnum:nth-child(1),.joinlp .jnum:nth-child(2){ border-bottom:1px solid var(--jline); }
  .joinlp .jsec,.joinlp .jcta{ padding:62px 0; }
}