*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}

:root{
  --red:#8C1A1C;
  --red-dark:#5E1012;
  --red-mid:#A82020;
  --red-light:#C41230;
  --white:#FFFFFF;
  --off-white:#F8F8F8;
  --light:#F0EFEF;
  --border:#E2E2E2;
  --text:#1A1A1A;
  --charcoal:#2C2C2C;
  --muted:#6B6B6B;
  --green:#1A7A4A;
  --r:8px;
}

body{font-family:'Inter',sans-serif;color:var(--text);background:var(--white);line-height:1.6;font-size:15px}

/* ── NAV ── */
nav{position:sticky;top:0;z-index:100;background:var(--white);border-bottom:1px solid var(--border);padding:0 32px;display:flex;align-items:center;justify-content:space-between;height:66px;box-shadow:0 1px 8px rgba(0,0,0,.06)}
.nav-logo{font-size:15px;font-weight:900;color:var(--red-dark);text-decoration:none;letter-spacing:.5px;text-transform:uppercase;white-space:nowrap}
.nav-logo span{color:var(--red)}
.nav-links{display:flex;align-items:center;gap:28px}
.nav-links a{text-decoration:none;color:var(--muted);font-size:13px;font-weight:600;letter-spacing:.2px;transition:color .2s;text-transform:uppercase}
.nav-links a:hover,.nav-links a.active{color:var(--red)}
.nav-cta{background:var(--red)!important;color:var(--white)!important;padding:10px 22px;border-radius:4px;font-size:12px!important;font-weight:700!important;letter-spacing:.5px!important;transition:background .2s!important;text-transform:uppercase!important}
.nav-cta:hover{background:var(--red-dark)!important}
.nav-hamburger{display:none;flex-direction:column;gap:5px;cursor:pointer;padding:4px}
.nav-hamburger span{display:block;width:22px;height:2px;background:var(--red);border-radius:2px;transition:.3s}
.mobile-menu{display:none;position:fixed;top:66px;left:0;right:0;background:var(--white);border-bottom:2px solid var(--red);padding:16px 24px;flex-direction:column;gap:0;z-index:99}
.mobile-menu.open{display:flex}
.mobile-menu a{padding:13px 0;color:var(--text);text-decoration:none;font-weight:600;border-bottom:1px solid var(--light);font-size:15px}
.mobile-menu a:last-child{border-bottom:none}

/* ── HERO ── */
.hero{background:linear-gradient(160deg,var(--red-dark) 0%,var(--red) 55%,var(--red-mid) 100%);color:var(--white);padding:90px 32px;text-align:center;position:relative;overflow:hidden}
.hero::before{content:'';position:absolute;inset:0;background:url("data:image/svg+xml,%3Csvg width='80' height='80' viewBox='0 0 80 80' xmlns='http://www.w3.org/2000/svg'%3E%3Cg fill='%23ffffff' fill-opacity='0.03'%3E%3Cpath d='M40 0L0 40 40 80 80 40z'/%3E%3C/g%3E%3C/svg%3E");opacity:.4;pointer-events:none}
.hero::after{content:'';position:absolute;bottom:0;left:0;right:0;height:6px;background:repeating-linear-gradient(90deg,rgba(255,255,255,.15) 0px,rgba(255,255,255,.15) 60px,transparent 60px,transparent 120px);pointer-events:none}
.hero-eyebrow{display:inline-flex;align-items:center;gap:8px;background:rgba(255,255,255,.12);border:1px solid rgba(255,255,255,.25);color:rgba(255,255,255,.9);font-size:11px;font-weight:700;letter-spacing:2px;text-transform:uppercase;padding:6px 16px;border-radius:2px;margin-bottom:24px}
.hero-eyebrow::before{content:'';width:6px;height:6px;background:#fff;border-radius:50%;display:inline-block}
.hero h1{font-size:clamp(30px,5.5vw,56px);font-weight:900;line-height:1.1;margin-bottom:22px;letter-spacing:-.5px}
.hero h1 span{color:rgba(255,255,255,.75);font-weight:400;font-style:italic}
.hero p{font-size:clamp(15px,2vw,18px);color:rgba(255,255,255,.78);max-width:600px;margin:0 auto 40px;line-height:1.7}
.hero-actions{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}
.hero-divider{position:absolute;bottom:-1px;left:0;right:0;height:50px;background:var(--white);clip-path:ellipse(55% 100% at 50% 100%);pointer-events:none}

/* ── BUTTONS ── */
.btn-primary{background:var(--white);color:var(--red);padding:14px 30px;border-radius:4px;font-weight:800;font-size:14px;text-decoration:none;transition:all .2s;border:none;cursor:pointer;font-family:inherit;letter-spacing:.3px;text-transform:uppercase}
.btn-primary:hover{background:var(--light)}
.btn-secondary{background:transparent;color:var(--white);padding:14px 30px;border-radius:4px;font-weight:700;font-size:14px;text-decoration:none;border:2px solid rgba(255,255,255,.5);transition:all .2s;letter-spacing:.3px;text-transform:uppercase}
.btn-secondary:hover{border-color:var(--white);background:rgba(255,255,255,.1)}
.btn-red{background:var(--red);color:var(--white);padding:12px 24px;border-radius:4px;font-weight:700;font-size:13px;text-decoration:none;transition:background .2s;display:inline-block;letter-spacing:.3px;text-transform:uppercase}
.btn-red:hover{background:var(--red-dark)}
.btn-outline{background:transparent;color:var(--red);padding:11px 22px;border-radius:4px;font-weight:700;font-size:13px;text-decoration:none;border:2px solid var(--red);transition:all .2s;display:inline-block}
.btn-outline:hover{background:var(--red);color:var(--white)}
.btn-navy{background:var(--charcoal);color:var(--white);padding:12px 24px;border-radius:4px;font-weight:700;font-size:13px;text-decoration:none;transition:background .2s;display:inline-block;letter-spacing:.3px;text-transform:uppercase}
.btn-navy:hover{background:var(--text)}

/* ── STATS BAR ── */
.stats-bar{background:var(--charcoal);color:var(--white);padding:20px 32px;display:flex;justify-content:center;gap:0;flex-wrap:wrap}
.stat{text-align:center;padding:10px 40px;border-right:1px solid rgba(255,255,255,.1)}
.stat:last-child{border-right:none}
.stat-num{font-size:26px;font-weight:900;color:var(--white)}
.stat-lbl{font-size:11px;color:rgba(255,255,255,.5);text-transform:uppercase;letter-spacing:1px;margin-top:3px}

/* ── VISUAL STREET BANNER ── */
.street-banner{background:var(--off-white);border-top:4px solid var(--red);border-bottom:1px solid var(--border);padding:28px 32px;overflow:hidden}
.street-banner-inner{max-width:1100px;margin:0 auto;display:flex;align-items:center;gap:20px;flex-wrap:wrap}
.street-address-chip{display:flex;align-items:center;gap:10px;background:var(--white);border:1.5px solid var(--border);border-radius:4px;padding:10px 18px;font-size:13px;font-weight:700;color:var(--charcoal);white-space:nowrap}
.street-address-chip .dot{width:8px;height:8px;border-radius:50%;background:var(--red);flex-shrink:0}
.street-scroll{display:flex;gap:10px;flex-wrap:wrap}

/* ── SECTIONS ── */
.section{padding:72px 32px;max-width:1100px;margin:0 auto}
.section-alt{background:var(--off-white);border-top:1px solid var(--border);border-bottom:1px solid var(--border)}
.section-alt .section{padding:72px 32px}
.section-title{font-size:clamp(22px,3vw,34px);font-weight:900;color:var(--charcoal);margin-bottom:10px;letter-spacing:-.3px}
.section-sub{font-size:16px;color:var(--muted);margin-bottom:44px;max-width:560px;line-height:1.7}
.section-label{font-size:10px;font-weight:800;text-transform:uppercase;letter-spacing:2px;color:var(--red);margin-bottom:10px;display:flex;align-items:center;gap:8px}
.section-label::before{content:'';width:20px;height:2px;background:var(--red);display:inline-block}

/* ── BUILDING CARDS ── */
.buildings-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:20px}
.building-card{background:var(--white);border:1.5px solid var(--border);border-radius:var(--r);overflow:hidden;text-decoration:none;color:inherit;transition:border-color .2s,transform .2s,box-shadow .2s;display:block}
.building-card:hover{border-color:var(--red);transform:translateY(-3px);box-shadow:0 8px 30px rgba(140,26,28,.1)}
.building-card.rental{opacity:.65;cursor:default}
.building-card.rental:hover{border-color:var(--border);transform:none;box-shadow:none}
.card-img{height:140px;position:relative;overflow:hidden;display:flex;align-items:flex-end;padding:14px}
.card-img-condo{background:linear-gradient(145deg,#2C3E50 0%,#3D5166 60%,#2C3E50 100%)}
.card-img-townhome{background:linear-gradient(145deg,#2D4A2D 0%,#3D6B3D 60%,#2D4A2D 100%)}
.card-img-rental{background:linear-gradient(145deg,#4A4A4A 0%,#666 60%,#4A4A4A 100%)}
.card-img-upcoming{background:linear-gradient(145deg,#3D2D00 0%,#6B4F00 60%,#3D2D00 100%)}
.card-img-windows{position:absolute;top:12px;left:0;right:0;display:flex;justify-content:center;gap:6px}
.card-img-window{width:18px;height:22px;background:rgba(255,255,255,.15);border-radius:2px;border:1px solid rgba(255,255,255,.2)}
.card-img-window.lit{background:rgba(255,220,100,.3);border-color:rgba(255,220,100,.4)}
.card-img-building{position:absolute;bottom:0;left:50%;transform:translateX(-50%);width:80px;height:90px;background:rgba(255,255,255,.07);border-radius:3px 3px 0 0;border-top:2px solid rgba(255,255,255,.15);border-left:2px solid rgba(255,255,255,.1);border-right:2px solid rgba(255,255,255,.1)}
.card-img-door{position:absolute;bottom:0;left:50%;transform:translateX(-50%);width:16px;height:22px;background:rgba(255,255,255,.12);border-radius:2px 2px 0 0}
.card-photo{height:140px;background:center/cover no-repeat var(--light);position:relative;overflow:hidden;display:flex;align-items:flex-end;padding:14px}
.card-photo::after{content:'';position:absolute;inset:0;background:linear-gradient(to bottom,transparent 40%,rgba(0,0,0,.25) 100%)}
.card-photo .card-badge{position:relative;z-index:1}
.card-badge{display:inline-block;padding:4px 10px;border-radius:2px;font-size:10px;font-weight:800;letter-spacing:.8px;text-transform:uppercase}
.badge-strata{background:var(--red);color:var(--white)}
.badge-rental{background:var(--charcoal);color:var(--white)}
.badge-upcoming{background:#B8860B;color:var(--white)}
.badge-townhome{background:var(--green);color:var(--white)}
.card-body{padding:20px}
.card-name{font-size:19px;font-weight:800;color:var(--charcoal);margin-bottom:3px}
.card-address{font-size:12px;color:var(--muted);margin-bottom:14px}
.card-specs{display:flex;gap:20px;padding-top:14px;border-top:1px solid var(--light)}
.card-spec{font-size:11px;color:var(--muted);text-transform:uppercase;letter-spacing:.5px}
.card-spec strong{display:block;font-size:15px;font-weight:800;color:var(--charcoal);letter-spacing:0;text-transform:none;margin-bottom:1px}
.card-arrow{display:flex;align-items:center;justify-content:space-between;margin-top:14px;font-size:12px;font-weight:700;color:var(--red);text-transform:uppercase;letter-spacing:.5px}

/* ── PAGE HEADER (building pages) ── */
.page-header{background:linear-gradient(160deg,var(--red-dark),var(--red));color:var(--white);padding:56px 32px;position:relative;overflow:hidden}
.page-header::after{content:'';position:absolute;bottom:0;left:0;right:0;height:4px;background:rgba(255,255,255,.15)}
.page-header-inner{max-width:1100px;margin:0 auto}
.breadcrumb{font-size:12px;color:rgba(255,255,255,.55);margin-bottom:16px;text-transform:uppercase;letter-spacing:.8px}
.breadcrumb a{color:rgba(255,255,255,.65);text-decoration:none}
.breadcrumb a:hover{color:var(--white)}
.page-header h1{font-size:clamp(26px,4vw,46px);font-weight:900;letter-spacing:-.4px;margin-bottom:8px}
.page-header .subtitle{font-size:15px;color:rgba(255,255,255,.7)}
.specs-strip{display:flex;gap:0;flex-wrap:wrap;margin-top:28px;padding-top:28px;border-top:1px solid rgba(255,255,255,.15)}
.spec-item{text-align:left;padding-right:32px;margin-right:32px;border-right:1px solid rgba(255,255,255,.15)}
.spec-item:last-child{border-right:none}
.spec-item .sv{font-size:20px;font-weight:900;color:var(--white)}
.spec-item .sl{font-size:10px;color:rgba(255,255,255,.5);text-transform:uppercase;letter-spacing:1px;margin-top:2px}

/* ── BUILDING CONTENT ── */
.building-content{max-width:1100px;margin:0 auto;padding:56px 32px}
.building-body{display:grid;grid-template-columns:1fr 320px;gap:48px;align-items:start}
.building-description p{font-size:16px;line-height:1.85;color:var(--charcoal);margin-bottom:20px}
.building-description p:last-child{margin-bottom:0}
.highlights{background:var(--white);border:1.5px solid var(--border);border-top:4px solid var(--red);border-radius:var(--r);padding:24px}
.highlights h3{font-size:11px;font-weight:800;text-transform:uppercase;letter-spacing:1.5px;color:var(--red);margin-bottom:16px}
.highlights ul{list-style:none}
.highlights li{padding:9px 0;border-bottom:1px solid var(--light);font-size:14px;color:var(--charcoal);display:flex;align-items:flex-start;gap:10px}
.highlights li:last-child{border-bottom:none}
.highlights li::before{content:'✓';color:var(--red);font-weight:900;flex-shrink:0;margin-top:1px}

/* ── UNIT TYPES ── */
.unit-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(170px,1fr));gap:14px}
.unit-card{background:var(--white);border:1.5px solid var(--border);border-radius:var(--r);padding:20px;text-align:center;border-top:3px solid var(--red)}
.unit-type{font-size:16px;font-weight:800;color:var(--charcoal);margin-bottom:4px}
.unit-size{font-size:12px;color:var(--muted);margin-bottom:10px}
.unit-badge{display:inline-block;padding:3px 10px;border-radius:2px;font-size:10px;font-weight:700;background:var(--red);color:var(--white);text-transform:uppercase;letter-spacing:.5px}

/* ── LISTINGS SECTION ── */
.listings-section{border-top:1px solid var(--border);padding-top:32px}
.listings-title{font-size:20px;font-weight:800;color:var(--charcoal)}
.ddf-notice{background:var(--off-white);border:1.5px dashed var(--border);border-radius:var(--r);padding:40px;text-align:center;color:var(--muted)}
.ddf-notice strong{display:block;color:var(--charcoal);font-size:16px;font-weight:800;margin-bottom:8px}

/* ── LEAD FORMS ── */
.lead-section{background:#000;color:var(--white);padding:72px 32px;position:relative}
.lead-section::before{content:'';position:absolute;inset:0;background:url("data:image/svg+xml,%3Csvg width='60' height='60' viewBox='0 0 60 60' xmlns='http://www.w3.org/2000/svg'%3E%3Cg fill='%23ffffff' fill-opacity='0.02'%3E%3Cpath d='M36 34v-4h-2v4h-4v2h4v4h2v-4h4v-2h-4zm0-30V0h-2v4h-4v2h4v4h2V6h4V4h-4zM6 34v-4H4v4H0v2h4v4h2v-4h4v-2H6zM6 4V0H4v4H0v2h4v4h2V6h4V4H6z'/%3E%3C/g%3E%3C/svg%3E")}
.lead-inner{max-width:1100px;margin:0 auto;display:grid;grid-template-columns:1fr 1fr;gap:40px;position:relative}
.lead-box{background:#111;border:1px solid rgba(255,255,255,.08);border-top:3px solid var(--red);border-radius:var(--r);padding:32px}
.lead-box-label{font-size:10px;font-weight:800;text-transform:uppercase;letter-spacing:2px;color:rgba(255,255,255,.45);margin-bottom:10px}
.lead-icon{font-size:30px;margin-bottom:14px}
.lead-box h3{font-size:22px;font-weight:900;margin-bottom:10px;letter-spacing:-.2px}
.lead-box p{font-size:14px;color:rgba(255,255,255,.65);margin-bottom:24px;line-height:1.7}
.form-group{margin-bottom:14px}
.form-group label{display:block;font-size:11px;font-weight:700;text-transform:uppercase;letter-spacing:.7px;color:rgba(255,255,255,.6);margin-bottom:6px}
.form-group input,.form-group select,.form-group textarea{width:100%;background:rgba(255,255,255,.92);border:1px solid rgba(255,255,255,.2);border-radius:4px;color:var(--text);padding:11px 14px;font-size:14px;font-family:inherit;transition:border-color .2s}
.form-group input::placeholder,.form-group textarea::placeholder{color:var(--muted)}
.form-group input:focus,.form-group select:focus,.form-group textarea:focus{outline:none;border-color:rgba(255,255,255,.7);background:var(--white)}
.form-group select option{background:var(--white);color:var(--text)}
.form-submit{width:100%;background:var(--white);color:var(--red);border:none;border-radius:4px;padding:14px;font-size:14px;font-weight:800;cursor:pointer;font-family:inherit;transition:all .2s;margin-top:4px;text-transform:uppercase;letter-spacing:.5px}
.form-submit:hover{background:var(--light)}

/* ── WHY SECTION ── */
.why-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(240px,1fr));gap:20px}
.why-card{padding:28px;border-radius:var(--r);background:var(--white);border:1.5px solid var(--border);border-left:4px solid var(--red)}
.why-icon{font-size:26px;margin-bottom:14px}
.why-card h3{font-size:15px;font-weight:800;color:var(--charcoal);margin-bottom:8px;text-transform:uppercase;letter-spacing:.3px}
.why-card p{font-size:14px;color:var(--muted);line-height:1.75}

/* ── UPCOMING ── */
.upcoming-card{background:var(--white);border:1.5px solid var(--border);border-left:5px solid #B8860B;border-radius:var(--r);padding:28px;margin-bottom:16px;display:flex;gap:24px;align-items:flex-start}
.upcoming-badge{background:#B8860B;color:var(--white);font-size:10px;font-weight:800;padding:4px 10px;border-radius:2px;white-space:nowrap;margin-top:2px;flex-shrink:0;text-transform:uppercase;letter-spacing:.8px}
.upcoming-card h3{font-size:17px;font-weight:800;color:var(--charcoal);margin-bottom:6px}
.upcoming-card p{font-size:14px;color:var(--muted);line-height:1.75}

/* ── AGENT CARD ── */
.agent-bar{background:var(--white);border-top:1px solid var(--border);border-bottom:1px solid var(--border);padding:28px 32px}
.agent-bar-mobile{display:none}
.agent-bar-inner{max-width:1100px;margin:0 auto;display:flex;align-items:center;gap:32px;flex-wrap:wrap}
.agent-avatar{width:64px;height:64px;border-radius:50%;background:linear-gradient(135deg,var(--red-dark),var(--red));display:flex;align-items:center;justify-content:center;color:var(--white);font-size:22px;font-weight:900;flex-shrink:0}
.agent-info{flex:1}
.agent-name{font-size:17px;font-weight:900;color:var(--charcoal)}
.agent-title{font-size:12px;color:var(--muted);text-transform:uppercase;letter-spacing:.8px;margin-top:2px}
.agent-contacts{display:flex;gap:20px;margin-top:8px;flex-wrap:wrap}
.agent-contact{font-size:13px;color:var(--red);font-weight:700;text-decoration:none}
.agent-contact:hover{color:var(--red-dark)}
.agent-badge{background:var(--red);color:var(--white);padding:4px 10px;border-radius:2px;font-size:10px;font-weight:800;text-transform:uppercase;letter-spacing:.8px;flex-shrink:0}

/* ── LOGOS ── */
.logo-bar{display:flex;align-items:center;gap:32px;flex-wrap:wrap;padding:20px 0;border-top:1px solid rgba(255,255,255,.1);border-bottom:1px solid rgba(255,255,255,.1);margin:20px 0}
.logo-bar-light{border-top:1px solid var(--border);border-bottom:1px solid var(--border);padding:20px 0;margin:24px 0;display:flex;align-items:center;gap:32px;flex-wrap:wrap}
.logo-img{height:48px;width:auto;display:block}
.logo-img-sm{height:36px;width:auto;display:block}
.logo-divider{width:1px;height:40px;background:rgba(255,255,255,.15);flex-shrink:0}
.logo-divider-dark{width:1px;height:40px;background:var(--border);flex-shrink:0}

/* ── FOOTER ── */
footer{background:var(--red-dark);color:rgba(255,255,255,.7);padding:52px 32px 32px}
.footer-inner{max-width:1100px;margin:0 auto}
.footer-top{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:40px;margin-bottom:40px}
.footer-brand{font-size:16px;font-weight:900;color:var(--white);margin-bottom:10px;letter-spacing:.5px;text-transform:uppercase}
.footer-brand span{color:rgba(255,255,255,.6)}
.footer-tagline{font-size:13px;color:rgba(255,255,255,.5);line-height:1.7;margin-bottom:16px}
.footer-contact a{display:block;color:rgba(255,255,255,.75);text-decoration:none;font-size:13px;margin-bottom:6px;font-weight:500}
.footer-contact a:hover{color:var(--white)}
.footer-col h4{font-size:10px;font-weight:800;text-transform:uppercase;letter-spacing:1.5px;color:rgba(255,255,255,.35);margin-bottom:16px}
.footer-col a{display:block;color:rgba(255,255,255,.6);text-decoration:none;font-size:13px;margin-bottom:8px;transition:color .2s}
.footer-col a:hover{color:var(--white)}
.footer-bottom{border-top:1px solid rgba(255,255,255,.1);padding-top:24px;font-size:11px;color:rgba(255,255,255,.3);line-height:1.9}
.rl-bar{border-top:3px solid rgba(255,255,255,.1);padding-top:16px;margin-top:16px;display:flex;align-items:center;gap:12px;flex-wrap:wrap}
.rl-badge{font-size:11px;font-weight:800;color:rgba(255,255,255,.4);text-transform:uppercase;letter-spacing:1px}

/* ── LIVE LISTING CARDS ── */
.listings-grid-live{display:grid;grid-template-columns:repeat(auto-fill,minmax(280px,1fr));gap:20px;margin-top:4px}
.listing-card{background:var(--white);border:1.5px solid var(--border);border-radius:var(--r);overflow:hidden;transition:box-shadow .2s,transform .2s}
.listing-card:hover{box-shadow:0 8px 28px rgba(0,0,0,.1);transform:translateY(-2px)}
.listing-photo{height:190px;background:var(--light) center/cover no-repeat;position:relative;display:flex;align-items:flex-end}
.listing-no-photo{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;font-size:11px;font-weight:700;text-transform:uppercase;letter-spacing:1px;color:var(--muted)}
.listing-type-badge{position:absolute;top:10px;left:10px;background:rgba(0,0,0,.55);color:#fff;font-size:10px;font-weight:700;text-transform:uppercase;letter-spacing:.8px;padding:3px 8px;border-radius:2px}
.listing-price{background:var(--red);color:var(--white);font-size:17px;font-weight:900;padding:9px 16px;width:100%;letter-spacing:-.2px}
.listing-body{padding:18px}
.listing-address{font-size:14px;font-weight:800;color:var(--charcoal);margin-bottom:6px;line-height:1.4}
.listing-specs{font-size:13px;color:var(--muted);margin-bottom:5px}
.listing-dom{font-size:11px;color:var(--muted);text-transform:uppercase;letter-spacing:.5px;margin-bottom:4px}
.listing-mls{font-size:11px;color:var(--muted);margin-bottom:10px}
.listing-actions{display:flex;align-items:center;gap:14px;margin-bottom:12px}
.listing-cta{display:inline-block;font-size:12px;font-weight:800;text-decoration:none;text-transform:uppercase;letter-spacing:.5px;border-bottom:1px solid transparent;transition:border-color .2s}
.listing-cta-ext{color:var(--red);border-color:rgba(140,26,28,.25)}
.listing-cta-ext:hover{border-color:var(--red)}
.listing-cta-contact{color:var(--muted)}
.listing-cta-contact:hover{color:var(--text);border-color:var(--muted)}
.listing-brokerage{font-size:10px;color:var(--muted);border-top:1px solid var(--border);padding-top:10px;line-height:1.4}
.listings-disclaimer{font-size:12px;color:var(--muted);margin-top:24px;padding:14px 18px;background:var(--off-white);border-left:3px solid var(--border);border-radius:0 4px 4px 0;line-height:1.6}
.listings-disclaimer strong{color:var(--charcoal)}
.listings-disclaimer a{color:var(--red);font-weight:700;text-decoration:none}
.listings-disclaimer a:hover{text-decoration:underline}
.listings-loading{padding:40px;text-align:center;color:var(--muted);font-size:14px;font-style:italic}
.listings-empty{text-align:center;color:var(--muted);font-size:14px;padding:40px}
.listings-empty a{color:var(--red);font-weight:700;text-decoration:none}
.listings-empty a:hover{text-decoration:underline}
.listings-header{display:flex;align-items:center;justify-content:space-between;margin-bottom:20px}

/* ── LISTING MODAL ── */
.lm-overlay{position:fixed;inset:0;background:rgba(0,0,0,.72);z-index:9000;display:flex;align-items:center;justify-content:center;padding:16px;opacity:0;transition:opacity .22s}
.lm-overlay.lm-open{opacity:1}
.lm-box{background:var(--white);border-radius:12px;width:100%;max-width:860px;max-height:92vh;overflow-y:auto;position:relative;transform:translateY(24px);transition:transform .22s}
.lm-overlay.lm-open .lm-box{transform:translateY(0)}
.lm-close{position:sticky;top:0;z-index:2;display:flex;justify-content:flex-end;background:var(--white);padding:14px 16px 0;border-radius:12px 12px 0 0}
.lm-close-btn{background:var(--light);border:none;border-radius:50%;width:36px;height:36px;font-size:18px;cursor:pointer;display:flex;align-items:center;justify-content:center;color:var(--charcoal);line-height:1}
.lm-close-btn:hover{background:var(--border)}
.lm-gallery{position:relative;height:340px;background:var(--light);overflow:hidden}
.lm-gallery-track{display:flex;height:100%;transition:transform .3s ease}
.lm-gallery-slide{flex-shrink:0;width:100%;height:100%;background:center/cover no-repeat}
.lm-gallery-btn{position:absolute;top:50%;transform:translateY(-50%);background:rgba(0,0,0,.5);border:none;color:#fff;width:40px;height:40px;border-radius:50%;font-size:18px;cursor:pointer;z-index:2;display:flex;align-items:center;justify-content:center}
.lm-gallery-btn:hover{background:rgba(0,0,0,.75)}
.lm-prev{left:12px}
.lm-next{right:12px}
.lm-gallery-count{position:absolute;bottom:12px;right:14px;background:rgba(0,0,0,.55);color:#fff;font-size:11px;font-weight:700;padding:4px 10px;border-radius:20px}
.lm-body{padding:28px 32px 36px}
.lm-price{font-size:28px;font-weight:900;color:var(--red);letter-spacing:-.5px;margin-bottom:6px}
.lm-address{font-size:17px;font-weight:800;color:var(--charcoal);margin-bottom:4px}
.lm-city{font-size:13px;color:var(--muted);margin-bottom:18px}
.lm-specs-row{display:flex;gap:20px;flex-wrap:wrap;margin-bottom:18px;padding:16px;background:var(--off-white);border-radius:8px}
.lm-spec{text-align:center}
.lm-spec-val{font-size:18px;font-weight:900;color:var(--charcoal)}
.lm-spec-lbl{font-size:10px;text-transform:uppercase;letter-spacing:.8px;color:var(--muted);margin-top:2px}
.lm-meta{display:flex;gap:16px;flex-wrap:wrap;margin-bottom:20px}
.lm-meta span{font-size:12px;color:var(--muted)}
.lm-desc-heading{font-size:12px;font-weight:800;text-transform:uppercase;letter-spacing:.8px;color:var(--muted);margin-bottom:10px}
.lm-desc{font-size:14px;line-height:1.8;color:var(--text);margin-bottom:28px;white-space:pre-wrap}
.lm-cta-row{display:flex;gap:12px;flex-wrap:wrap;margin-bottom:24px}
.lm-cta-primary{display:inline-block;background:var(--red);color:#fff;font-weight:800;font-size:14px;padding:13px 28px;border-radius:6px;text-decoration:none;text-transform:uppercase;letter-spacing:.4px}
.lm-cta-primary:hover{background:var(--red-dark)}
.lm-cta-secondary{display:inline-block;border:1.5px solid var(--border);color:var(--text);font-weight:700;font-size:13px;padding:12px 22px;border-radius:6px;text-decoration:none}
.lm-cta-secondary:hover{border-color:var(--muted)}
.lm-brokerage{font-size:11px;color:var(--muted);border-top:1px solid var(--border);padding-top:14px;line-height:1.6}
.lm-no-photo{display:flex;align-items:center;justify-content:center;height:100%;font-size:12px;font-weight:700;text-transform:uppercase;letter-spacing:1px;color:var(--muted)}

/* ── FAQ ── */
.faq-item{border-bottom:1px solid var(--border)}
.faq-item:first-child{border-top:1px solid var(--border)}
.faq-q{font-size:15px;font-weight:700;color:var(--charcoal);padding:18px 40px 18px 0;cursor:pointer;list-style:none;position:relative;line-height:1.4}
.faq-q::-webkit-details-marker{display:none}
.faq-q::after{content:'+';position:absolute;right:4px;top:50%;transform:translateY(-50%);font-size:22px;font-weight:300;color:var(--red);line-height:1;transition:transform .2s}
details[open] .faq-q::after{transform:translateY(-50%) rotate(45deg)}
.faq-a{font-size:14px;line-height:1.8;color:var(--text);padding:0 0 18px;max-width:700px}

/* ── DIVIDER ── */
.divider{height:1px;background:var(--border);margin:40px 0}
.red-divider{height:3px;background:linear-gradient(90deg,var(--red),transparent);margin:0 0 40px;border-radius:2px}

/* ── PHOTO HERO ── */
.hero-photo{background:var(--red-dark);position:relative;padding:0}
.hero-photo .hero-overlay{position:absolute;inset:0;background:linear-gradient(160deg,rgba(92,16,18,.82) 0%,rgba(140,26,28,.65) 100%);z-index:1}
.hero-photo{background-image:url('/images/hero-rutland.jpg');background-size:cover;background-position:center}
.hero-content{position:relative;z-index:2;padding:100px 32px 110px;max-width:800px;margin:0 auto;text-align:center}
.hero-photo .hero-eyebrow,.hero-photo h1,.hero-photo p{position:relative;z-index:2}
.hero-photo .hero-divider{z-index:2}

/* ── AGENT BAR DESKTOP ── */
.agent-bar-desktop{display:block}

/* ── SUB-AREA CARDS ── */
.subarea-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin-top:40px}
.subarea-card{display:block;text-decoration:none;border:1.5px solid var(--border);border-radius:var(--r);overflow:hidden;transition:box-shadow .2s,transform .2s;background:var(--white)}
.subarea-card:hover{box-shadow:0 8px 32px rgba(0,0,0,.1);transform:translateY(-2px)}
.subarea-photo{height:200px;background:var(--light) center/cover no-repeat}
.subarea-body{padding:24px}
.subarea-label{font-size:10px;font-weight:800;text-transform:uppercase;letter-spacing:1.5px;color:var(--red);margin-bottom:6px}
.subarea-name{font-size:20px;font-weight:900;color:var(--charcoal);margin-bottom:10px}
.subarea-desc{font-size:14px;color:var(--muted);line-height:1.7;margin-bottom:14px}
.subarea-link{font-size:13px;font-weight:700;color:var(--red)}

/* ── WHY GRID ── */
.why-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:40px}
.why-card{background:var(--white);border:1.5px solid var(--border);border-radius:var(--r);padding:28px}
.why-icon{font-size:28px;margin-bottom:12px}
.why-title{font-size:16px;font-weight:800;color:var(--charcoal);margin-bottom:8px}
.why-desc{font-size:14px;color:var(--muted);line-height:1.7}

/* ── SCHOOLS GRID ── */
.schools-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(220px,1fr));gap:20px;margin-top:36px}
.school-card{background:var(--white);border:1.5px solid var(--border);border-left:4px solid var(--red);border-radius:var(--r);padding:20px 20px 20px 18px}
.school-level{font-size:10px;font-weight:800;text-transform:uppercase;letter-spacing:1.2px;color:var(--red);margin-bottom:4px}
.school-name{font-size:16px;font-weight:800;color:var(--charcoal);margin-bottom:8px}
.school-desc{font-size:13px;color:var(--muted);line-height:1.6}

/* ── SOLDS GRID ── */
.solds-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:32px}
.sold-card{border-radius:var(--r);overflow:hidden;position:relative;aspect-ratio:4/3;background:var(--light) center/cover no-repeat}
.sold-card-overlay{position:absolute;inset:0;background:linear-gradient(to top,rgba(0,0,0,.6) 0%,transparent 60%);display:flex;align-items:flex-end;padding:14px}
.sold-badge{background:var(--red);color:var(--white);font-size:10px;font-weight:800;text-transform:uppercase;letter-spacing:1px;padding:4px 10px;border-radius:2px}
.sold-placeholder{background:var(--light);border:2px dashed var(--border);border-radius:var(--r);aspect-ratio:4/3;display:flex;align-items:center;justify-content:center;font-size:12px;color:var(--muted);font-weight:600}

/* ── FILTER BAR ── */
.filter-bar{display:flex;gap:8px;flex-wrap:wrap;margin-bottom:28px}
.filter-btn{background:var(--white);border:1.5px solid var(--border);border-radius:4px;padding:8px 18px;font-size:13px;font-weight:700;color:var(--muted);cursor:pointer;font-family:inherit;transition:all .15s}
.filter-btn:hover{border-color:var(--red);color:var(--red)}
.filter-btn.active{background:var(--red);border-color:var(--red);color:var(--white)}

/* ── RESPONSIVE ── */
@media(max-width:768px){
  nav{padding:0 16px}
  .nav-links{display:none}
  .nav-hamburger{display:flex}
  .hero{padding:60px 20px 80px}
  .stats-bar{gap:0;padding:0}
  .stat{padding:16px 20px;border-right:none;border-bottom:1px solid rgba(255,255,255,.1);width:50%}
  .section{padding:48px 20px}
  .section-alt .section{padding:48px 20px}
  .building-body{grid-template-columns:1fr}
  .lead-inner{grid-template-columns:1fr}
  .footer-top{grid-template-columns:1fr}
  .page-header{padding:40px 20px}
  .building-content{padding:36px 20px}
  .lead-section{padding:48px 20px}
  .agent-bar-desktop{display:none}
  .agent-bar-mobile{display:block;padding:16px}
  .agent-bar-mobile .agent-bar-inner{flex-direction:column;align-items:center;gap:12px;text-align:center}
  .agent-bar-mobile .agent-contacts{justify-content:center;gap:14px;margin-top:0}
  .specs-strip{gap:0}
  .spec-item{padding:12px 16px 12px 0;margin-right:16px}
  .subarea-grid{grid-template-columns:1fr}
  .why-grid{grid-template-columns:1fr 1fr}
  .solds-grid{grid-template-columns:1fr 1fr}
  .hero-content{padding:70px 20px 90px}
}
@media(max-width:480px){
  .stat{width:100%}
  .buildings-grid{grid-template-columns:1fr}
  .hero h1{font-size:28px}
  .why-grid{grid-template-columns:1fr}
  .solds-grid{grid-template-columns:1fr 1fr}
}

/* ── UTILITIES ── */
.text-red{color:var(--red)}
.text-charcoal{color:var(--charcoal)}
.text-muted{color:var(--muted)}
.mt-0{margin-top:0}