/* ============================================================= */
/*  BRAND TOKENS: change --red here to Collier's exact hex      */
/* ============================================================= */
:root{
  --logo:url("img/collier-logo.png");
  --chris:url("img/chris-hutchins-realtor.webp");
  --red:#C8102E;         /* Collier & Associates red (adjust to exact brand hex) */
  --red-dark:#9E0C24;
  --ink:#1C1917;         /* warm charcoal */
  --ink-soft:#5C574F;
  --paper:#F7F4F0;       /* warm off-white page */
  --mist:#EFEAE3;        /* section alt */
  --line:#DDD6CC;        /* hairline borders */
  --stone:#C4B8A8;       /* secondary accent, never competes with red */
  --forest:#2F3B32;      /* dark band where pure black is too hard */
  --gold:var(--stone);

  --font-display:'Playfair Display',Georgia,'Times New Roman',serif;
  --font-body:'Inter',system-ui,sans-serif;

  --wrap:1200px;
  --radius:10px;
  --shadow:0 10px 30px rgba(20,20,20,.07);
}

*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{
  font-family:var(--font-body);
  color:var(--ink);
  background:var(--paper);
  line-height:1.6;
  -webkit-font-smoothing:antialiased;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}

.wrap{width:100%;max-width:var(--wrap);margin:0 auto;padding:0 24px}

/* ---------- Typography ---------- */
h1,h2{font-family:var(--font-display)}
.logo-name{font-family:var(--font-body)}
h1{font-weight:600;font-size:clamp(2.3rem,4.6vw,3.7rem);line-height:1.12;letter-spacing:-.01em}
h2{font-weight:600;font-size:clamp(1.65rem,3vw,2.35rem);line-height:1.18;letter-spacing:-.01em}
h3{font-family:var(--font-body);font-weight:600;font-size:1.08rem;letter-spacing:0}
.eyebrow{
  display:inline-block;font-family:var(--font-body);
  font-weight:600;font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;
  color:var(--red);margin-bottom:14px;
}
.lead{font-size:1.12rem;color:var(--ink-soft);max-width:60ch}
.muted{color:var(--ink-soft)}

/* ============================================================= */
/*  HEADER / TAB NAVIGATION                                       */
/* ============================================================= */
header{
  position:sticky;top:0;z-index:100;
  background:rgba(255,255,255,.94);
  backdrop-filter:saturate(140%) blur(8px);
  border-bottom:1px solid var(--line);
}
.topbar{
  background:var(--ink);color:#f2f2f2;font-size:.82rem;letter-spacing:0;
}
.topbar .wrap{display:flex;justify-content:space-between;align-items:center;height:38px;flex-wrap:wrap}
.topbar a{color:#fff;font-weight:500}
.topbar .red{color:#fff;background:var(--red);padding:4px 11px;border-radius:999px;font-weight:600}

.nav{display:flex;align-items:center;justify-content:space-between;height:74px}
.brand{display:flex;align-items:center;gap:14px;cursor:pointer}
.brand .mark{
  width:66px;height:48px;flex:none;
  background:var(--logo) left center/contain no-repeat;
}
footer .brand .mark{width:60px;height:44px}
.logo-name{font-weight:700;font-size:1.08rem;letter-spacing:0;line-height:1.1}
.logo-sub{font-size:.78rem;letter-spacing:0;color:var(--ink-soft);font-weight:500;font-family:var(--font-body);white-space:nowrap;margin-top:3px}

.tabs{display:flex;gap:2px;align-items:center}
.tab{
  font-family:var(--font-body);font-weight:500;font-size:.93rem;letter-spacing:0;white-space:nowrap;
  padding:10px 13px;border-radius:8px;color:var(--ink);cursor:pointer;
  border:none;background:none;transition:color .2s;position:relative;
}
.tab:hover{background:var(--mist);color:var(--ink)}
.tab.active{background:var(--mist);color:var(--ink);font-weight:600}
.tab.cta{background:var(--red);color:#fff;padding:10px 18px;margin-left:6px;transition:background .2s}
.tab.cta:hover,.tab.cta.active{background:var(--red-dark);color:#fff}

.menu-btn{display:none;background:none;border:1px solid var(--line);border-radius:3px;
  padding:9px 12px;cursor:pointer;font-family:var(--font-body);font-weight:600;font-size:.85rem}

/* ============================================================= */
/*  PAGE / TAB PANEL SYSTEM                                       */
/* ============================================================= */
.page{display:none;animation:fade .35s ease}
.page.active{display:block}
@keyframes fade{from{opacity:0;transform:translateY(8px)}to{opacity:1;transform:none}}
@media (prefers-reduced-motion:reduce){.page{animation:none}}

section{padding:76px 0}
.section-mist{background:var(--mist)}
.section-ink{background:var(--ink);color:#f4f4f4}
.section-ink h2,.section-ink h3{color:#fff}
.section-ink .lead,.section-ink .muted{color:#c9c9c9}

/* ============================================================= */
/*  HERO                                                          */
/* ============================================================= */
.hero{
  position:relative;color:var(--ink);
  background:var(--mist);border-bottom:1px solid var(--line);
  padding:0;
}
.hero-inner{position:relative;z-index:3;padding:72px 0 96px}
.hero-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:56px;align-items:center}
.hero h1{color:var(--ink);max-width:18ch}
.hero h1 em{font-style:normal;color:var(--red)}
.hero p{margin:22px 0 30px;font-size:1.12rem;color:var(--ink-soft);max-width:52ch}
.hero-actions{display:flex;gap:12px;flex-wrap:wrap}
.hero-photo{
  position:relative;width:100%;aspect-ratio:4/5;max-height:520px;border-radius:14px;overflow:hidden;
  background:var(--chris) center top/cover no-repeat;box-shadow:0 24px 60px rgba(20,20,20,.14);
}
.hero-photo::after{content:"";position:absolute;inset:0;border-radius:inherit;box-shadow:inset 0 0 0 1px rgba(20,20,20,.06)}
.hero-note{
  position:absolute;left:18px;bottom:18px;background:#fff;border-radius:10px;padding:12px 14px;
  box-shadow:0 10px 30px rgba(20,20,20,.14);font-size:.86rem;line-height:1.35;max-width:220px;
}
.hero-note b{display:block;font-size:.95rem}
.hero-note span{color:var(--ink-soft)}

.btn{
  position:relative;display:inline-flex;align-items:center;gap:10px;cursor:pointer;border:1.5px solid transparent;
  font-family:var(--font-body);font-weight:600;font-size:.95rem;letter-spacing:0;
  padding:13px 22px;border-radius:8px;line-height:1.2;
  transition:background .18s,color .18s,border-color .18s,box-shadow .18s;
}
.btn-red{background:var(--red);color:#fff}
.btn-red:hover{background:var(--red-dark)}
.btn-ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.55)}
.btn-ghost:hover{border-color:#fff;background:rgba(255,255,255,.10)}
.btn-dark{background:var(--ink);color:#fff}
.btn-dark:hover{background:#000}
.btn-outline{background:#fff;color:var(--ink);border-color:#cfcfca}
.btn-outline:hover{border-color:var(--ink);background:#fff}

/* ---------- Stat strip (coaching nod) ---------- */
.statstrip{
  position:relative;z-index:3;background:#fff;color:var(--ink);border-bottom:1px solid var(--line);
}
.statstrip .wrap{display:grid;grid-template-columns:repeat(4,1fr);gap:0}
.stat{padding:24px 20px;text-align:center;border-right:1px solid var(--line)}
.stat:last-child{border-right:none}
.stat b{display:block;font-family:var(--font-display);font-weight:600;font-size:1.9rem;line-height:1.1;color:var(--ink)}
.stat span{font-size:.8rem;color:var(--ink-soft)}

/* ============================================================= */
/*  SEARCH BAR                                                    */
/* ============================================================= */
.searchcard{
  background:#fff;border:1px solid var(--line);border-radius:var(--radius);
  box-shadow:var(--shadow);padding:26px;
}
.searchcard.floating{margin-top:-56px;position:relative;z-index:5}
.search-grid{display:grid;grid-template-columns:2fr 1fr 1fr 1fr auto;gap:12px;align-items:end}
.field{display:flex;flex-direction:column;gap:6px}
.field label{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;font-weight:600;color:var(--ink-soft)}
.field select,.field input{
  font-family:var(--font-body);font-size:.95rem;padding:12px 12px;border:1px solid var(--line);
  border-radius:3px;background:#fff;color:var(--ink);min-height:46px;
}
.field select:focus,.field input:focus{outline:2px solid var(--red);outline-offset:1px;border-color:var(--red)}

/* ============================================================= */
/*  GENERIC GRID / CARDS                                          */
/* ============================================================= */
.grid{display:grid;gap:22px}
.g-2{grid-template-columns:repeat(2,1fr)}
.g-3{grid-template-columns:repeat(3,1fr)}
.g-4{grid-template-columns:repeat(4,1fr)}

.card{
  position:relative;overflow:hidden;
  background:#fff;border:1px solid var(--line);border-radius:var(--radius);
  padding:28px;transition:box-shadow .2s,border-color .2s;
}
.card:hover{box-shadow:var(--shadow);border-color:#d9d9d4}
.card .num{font-family:var(--font-body);font-weight:700;color:var(--red);font-size:.8rem;letter-spacing:.12em}
.card h3{margin:12px 0 8px}

/* Community cards */
.city{
  position:relative;border-radius:var(--radius);overflow:hidden;min-height:310px;
  display:flex;align-items:flex-end;color:#fff;cursor:pointer;border:1px solid var(--line);
  background:#222;
}
.city .ph{position:absolute;inset:0;background:#1a1a1a;background-size:cover;background-position:center;z-index:0}
.city .grad{position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.05) 0%,rgba(0,0,0,.25) 40%,rgba(0,0,0,.86) 100%);z-index:1}
.city .body{position:relative;z-index:2;padding:20px}
.city .tag{font-size:.72rem;color:#e6e6e6;font-weight:500;letter-spacing:0;opacity:.92}
.city h3{color:#fff;font-family:var(--font-display);font-weight:600;font-size:1.45rem;margin:4px 0 4px;letter-spacing:0}
.city p{font-size:.86rem;color:#dedede;line-height:1.45}
.city.big{min-height:350px}
.city .anchor-badge{display:inline-block;position:static;margin-bottom:10px;background:var(--red);color:#fff;
  font-size:.62rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;padding:4px 8px;border-radius:999px}

.suburb-list{display:flex;flex-wrap:wrap;gap:10px}
.suburb{
  border:1px solid var(--line);border-radius:40px;padding:9px 18px;font-size:.9rem;font-weight:500;
  background:#fff;cursor:pointer;transition:background .2s,border-color .2s,color .2s;
}
.suburb:hover{border-color:var(--ink);background:var(--mist)}

/* Two-column feature */
.split{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
.split.rev .txt{order:2}
.portrait{
  position:relative;
  border-radius:var(--radius);overflow:hidden;border:1px solid var(--line);
  min-height:440px;background:
    linear-gradient(160deg,#f0f0ee,#e2e2de);
  display:grid;place-items:center;color:#9a9a94;text-align:center;
  font-family:var(--font-body);font-size:.8rem;padding:20px;
}
.portrait .pf{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 60%;z-index:1}
.portrait .ph-label{position:relative;z-index:0;line-height:1.6}
.portrait.scene{padding:0;background:#1a1a1a;min-height:420px}
.portrait.scene svg{position:absolute;inset:0;width:100%;height:100%;display:block}
.portrait.chris{background:var(--chris) center 15%/cover no-repeat}
.portrait:hover .pf{transform:scale(1.03)}
.portrait .pf{transition:transform .6s cubic-bezier(.2,.7,.2,1)}

/* "At a glance" credentials card */
.glance{background:#fff;border:1px solid var(--line);border-radius:14px;padding:28px;box-shadow:var(--shadow)}
.glance-head{font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;font-weight:600;color:var(--ink-soft);margin-bottom:16px}
.glance ul{list-style:none;margin:0;padding:0}
.glance li{display:flex;flex-direction:column;gap:2px;padding:14px 0;border-top:1px solid var(--line)}
.glance li:first-child{border-top:none;padding-top:0}
.glance li b{font-family:var(--font-display);font-weight:600;font-size:1.3rem;line-height:1.2}
.glance li span{color:var(--ink-soft);font-size:.95rem}
.glance-call{display:inline-block;margin-top:18px;font-weight:600;color:var(--red)}
.glance-call:hover{text-decoration:underline}

/* checklist */
.checks{list-style:none;display:flex;flex-direction:column;gap:14px;margin-top:10px}
.checks li{display:flex;gap:14px;align-items:flex-start}
.checks .ic{flex:none;width:26px;height:26px;border-radius:3px;background:var(--red);color:#fff;
  display:grid;place-items:center;font-family:var(--font-body);font-weight:700;font-size:.9rem;margin-top:2px}

/* process steps */
.steps{counter-reset:step;display:grid;gap:0}
.step{display:grid;grid-template-columns:80px 1fr;gap:24px;padding:26px 0;border-top:1px solid var(--line)}
.step:last-child{border-bottom:1px solid var(--line)}
.step .n{font-family:var(--font-display);font-weight:700;font-size:2.4rem;color:var(--red);line-height:1}

/* ============================================================= */
/*  CONTACT FORM                                                  */
/* ============================================================= */
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.form-grid .full{grid-column:1/-1}
.form-grid label{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;font-weight:600;color:var(--ink-soft);display:block;margin-bottom:6px}
.form-grid input,.form-grid select,.form-grid textarea{
  width:100%;font-family:var(--font-body);font-size:1rem;padding:13px 14px;
  border:1px solid var(--line);border-radius:3px;background:#fff;
}
.form-grid input:focus,.form-grid select:focus,.form-grid textarea:focus{outline:2px solid var(--red);outline-offset:1px;border-color:var(--red)}
.form-grid textarea{min-height:130px;resize:vertical}

.contact-cols{display:grid;grid-template-columns:1.4fr 1fr;gap:48px}
.info-line{display:flex;gap:14px;align-items:flex-start;padding:16px 0;border-bottom:1px solid var(--line)}
.info-line .ic{flex:none;width:40px;height:40px;border-radius:3px;background:var(--mist);display:grid;place-items:center;color:var(--red)}
.info-line b{font-family:var(--font-body);font-weight:600;font-size:.95rem}

/* ============================================================= */
/*  IDX EMBED SLOT                                                */
/* ============================================================= */
.idx-slot{
  border:2px dashed var(--red);border-radius:var(--radius);padding:44px 26px;text-align:center;
  background:#fff;color:var(--ink-soft);
}
.idx-slot .eyebrow{justify-content:center}
.notice{
  background:#fff6f7;border:1px solid #f3ccd3;border-left:4px solid var(--red);
  padding:18px 20px;border-radius:3px;font-size:.92rem;color:#5a2a30;margin-top:22px;
}

/* ============================================================= */
/*  FOOTER                                                        */
/* ============================================================= */
footer{background:var(--ink);color:#cfcfcf;padding:60px 0 28px;font-size:.9rem}
.foot-grid{display:grid;grid-template-columns:2fr 1fr 1fr;gap:40px;padding-bottom:40px;border-bottom:1px solid #2a2a2a}
footer h4{font-family:var(--font-body);color:#fff;font-weight:600;font-size:.9rem;margin-bottom:16px}
.foot-links{display:flex;flex-direction:column;gap:9px}
.foot-links a{color:#bdbdbd}
.foot-links a:hover{color:#fff}
.foot-bottom{display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;padding-top:22px;color:#8f8f8f;font-size:.8rem}
.eho{display:flex;align-items:center;gap:10px;color:#8f8f8f;font-size:.8rem}
.eho svg{flex:none}

.pill{display:inline-block;background:var(--red);color:#fff;font-family:var(--font-body);
  font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;padding:5px 12px;border-radius:999px;font-weight:700}

/* ============================================================= */
/*  RESPONSIVE                                                    */
/* ============================================================= */
@media (max-width:960px){
  .hero-grid{grid-template-columns:1fr;gap:32px}
  .hero-photo{max-height:420px;aspect-ratio:4/3}
  .split,.contact-cols{grid-template-columns:1fr;gap:34px}
  .split.rev .txt{order:0}
  .g-4{grid-template-columns:repeat(2,1fr)}
  .g-3{grid-template-columns:repeat(2,1fr)}
  .search-grid{grid-template-columns:1fr 1fr}
  .foot-grid{grid-template-columns:1fr 1fr}
}
/* Collapse the horizontal nav into the hamburger menu before it can overflow
   the viewport (the full nav needs ~1040px; below that it was getting cut off). */
@media (max-width:1060px){
  .tabs{
    display:none;position:absolute;top:100%;left:0;right:0;flex-direction:column;gap:0;
    background:#fff;border-bottom:1px solid var(--line);padding:8px 16px 16px;box-shadow:var(--shadow);z-index:120;
  }
  .tabs.open{display:flex}
  .tab{width:100%;text-align:left;padding:14px 8px;border-bottom:1px solid var(--line)}
  .tab::after{display:none}
  .tab.cta{text-align:center;margin-top:8px;border-bottom:none}
  .menu-btn{display:inline-block}
}
@media (max-width:760px){
  .tabs{
    display:none;position:absolute;top:100%;left:0;right:0;flex-direction:column;gap:0;
    background:#fff;border-bottom:1px solid var(--line);padding:8px 16px 16px;box-shadow:var(--shadow);
  }
  .tabs.open{display:flex}
  .tab{width:100%;text-align:left;padding:14px 8px;border-bottom:1px solid var(--line)}
  .tab.active::after{display:none}
  .tab.cta{text-align:center;margin-top:8px;border-bottom:none}
  .menu-btn{display:inline-block}
  .statstrip .wrap{grid-template-columns:1fr 1fr}
  .stat{border-bottom:1px solid rgba(255,255,255,.18)}
  .g-4,.g-3,.g-2,.form-grid{grid-template-columns:1fr}
  .foot-grid{grid-template-columns:1fr}
  .search-grid{grid-template-columns:1fr}
  section{padding:60px 0}
  .searchcard.floating{margin-top:24px}
  .topbar .wrap{justify-content:center;height:auto;padding:7px 24px;gap:12px}
  .logo-sub{white-space:normal;font-size:.72rem;line-height:1.2}
}

/* ---------- polish pass ---------- */
h1,h2,h3{text-wrap:balance}
/* keep the three "Pick your play" buttons on one baseline regardless of copy length */
.card{display:flex;flex-direction:column}
.plays .card > p:last-child{margin-top:auto!important;padding-top:16px}
/* suburbs: two clean rows of five on wide screens (ten towns, no orphan card) */
@media (min-width:1100px){
  #suburb-grid.g-3{grid-template-columns:repeat(5,1fr)}
  #suburb-grid .city{min-height:250px}
  #suburb-grid .city h3{font-size:1.3rem}
}
/* listings-request panel (stands in until the live MLS feed is connected) */
.match{
  background:#fff;border:1px solid var(--line);border-radius:var(--radius);
  display:grid;grid-template-columns:1.25fr 1fr;overflow:hidden;box-shadow:var(--shadow);
}
.match .m-main{padding:34px 36px}
.match .m-side{background:var(--ink);color:#fff;padding:34px 36px;display:flex;flex-direction:column;gap:18px}
.match .m-side b{font-family:var(--font-display);font-size:1.05rem;display:block;margin-bottom:3px}
.match .m-side p{color:#cfcfcf;font-size:.92rem;margin:0}
.match .m-side .ic{width:30px;height:30px;border-radius:50%;background:var(--red);color:#fff;display:grid;place-items:center;font-size:.85rem;font-weight:700;flex:none}
.match .m-row{display:flex;gap:14px;align-items:flex-start}
.match .crit{
  display:flex;flex-wrap:wrap;gap:8px;margin:18px 0 22px;
}
.match .crit span{
  border:1px solid var(--line);background:var(--mist);border-radius:999px;padding:6px 12px;font-size:.84rem;color:var(--ink);
}
@media (max-width:900px){.match{grid-template-columns:1fr}}

/* ---------- authored pass: palette, type, layout rhythm, motion ---------- */
body{font-size:17px}
/* paper grain: barely-there noise so flat fills don't read as screen-white */
body::before{
  content:"";position:fixed;inset:0;pointer-events:none;z-index:2000;opacity:.045;mix-blend-mode:multiply;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='160' height='160'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.9' numOctaves='2' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");
}
::selection{background:var(--red);color:#fff}
.eyebrow{font-size:.7rem;letter-spacing:.18em;color:var(--ink-soft)}
.section-ink .eyebrow{color:var(--stone)}
.statstrip .stat b{color:#fff}
.statstrip .stat span{color:#cfc9bf}
.hero h1{font-size:clamp(2.7rem,5.4vw,4.3rem);line-height:1.05;max-width:16ch}
.lead{max-width:66ch;font-size:1.15rem}
.hero p{max-width:58ch}
/* buttons: crisper than cards, consistent height, outline in ink */
.btn{border-radius:3px;padding:14px 24px;min-height:48px;letter-spacing:.01em}
.btn-outline{background:transparent;color:var(--ink);border-color:var(--ink)}
.btn-outline:hover{background:var(--ink);color:#fff;border-color:var(--ink)}
.section-ink .btn-outline{color:#fff;border-color:#fff}
/* fewer identical shadows: hairlines everywhere, depth only where something floats */
.card,.card:hover,.glance,.city{box-shadow:none}
.card:hover{border-color:var(--stone)}
.searchcard.floating{box-shadow:0 18px 44px rgba(28,25,23,.12)}
.modal-card{box-shadow:0 30px 80px rgba(28,25,23,.35)}
.statstrip{background:var(--forest)}
.section-ink{background:var(--forest)}
.section-ink .btn-red{background:var(--red)}

/* ridge divider: the brand signature, drawn in once */
.ridge-divider{line-height:0;background:var(--paper)}
.ridge-divider svg{display:block;width:100%;height:34px}
.ridge-divider .ridge-path{stroke-dasharray:1400;stroke-dashoffset:1400;animation:ridgeDraw .9s cubic-bezier(.4,0,.2,1) .15s forwards}
.ridge-divider.foot{background:var(--mist);border-top:1px solid var(--line)}
.ridge-divider.foot svg{height:30px}
@keyframes ridgeDraw{to{stroke-dashoffset:0}}

/* home cities: Fayetteville leads, the other three support it */
@media (min-width:961px){
  #home-cities{grid-template-columns:repeat(4,1fr);grid-auto-rows:minmax(215px,auto)}
  #home-cities .city:nth-child(1){grid-column:span 2;grid-row:span 2;min-height:0}
  #home-cities .city:nth-child(1) h3{font-size:2rem}
  #home-cities .city:nth-child(1) p{font-size:.98rem;max-width:36ch}
  #home-cities .city:nth-child(4){grid-column:span 2}
  #home-cities .city{min-height:0}
}
/* pick your play: one featured path, two stacked beside it */
@media (min-width:761px){
  .plays{grid-template-columns:1.35fr 1fr;grid-auto-rows:1fr}
  .plays .card:first-child{grid-row:span 2}
}
.plays .card:first-child{
  background:var(--forest);color:#fff;border-color:var(--forest);
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 1200 220' preserveAspectRatio='none'%3E%3Cpath d='M0,160 L120,120 L240,150 L360,96 L480,140 L600,80 L720,130 L840,70 L960,120 L1080,86 L1200,110 L1200,220 L0,220 Z' fill='%23263029'/%3E%3Cpath d='M0,196 L150,170 L300,190 L450,150 L600,186 L750,140 L900,180 L1050,150 L1200,172 L1200,220 L0,220 Z' fill='%231F2822'/%3E%3C/svg%3E");
  background-repeat:no-repeat;background-position:bottom;background-size:100% 56%;
}
.plays .card:first-child h3{color:#fff;font-size:1.7rem}
.plays .card:first-child .num{color:var(--stone)}
.plays .card:first-child .muted{color:#d8d3cb;max-width:36ch}
.plays .card:first-child .btn-outline{color:#fff;border-color:#fff}
.plays .card:first-child .btn-outline:hover{background:#fff;color:var(--forest)}

/* about: the portrait sits on a stone slab and breaks the grid edge */
.portrait.chris{border:none;border-radius:4px;box-shadow:18px 18px 0 0 var(--stone)}
@media (min-width:961px){ .split .portrait.chris{margin-left:-28px} }
@media (max-width:760px){ .portrait.chris{box-shadow:10px 10px 0 0 var(--stone)} }
/* the glance box reads like a notebook page, not another card */
.glance{
  background:#FBF9F6;
  border:1px solid var(--line);border-left:4px solid var(--stone);border-radius:2px;padding:26px 28px 26px 30px;
  position:relative;
}
.glance::before{
  content:"";position:absolute;top:-10px;left:28px;width:54px;height:18px;
  background:var(--stone);border-radius:2px;opacity:.9;
}
.glance-head{color:var(--ink-soft)}
.glance li{border-top:1px solid var(--line)}
.glance li:first-child{border-top:none}
.glance li b{font-family:var(--font-display)}

/* motion: calmer. cities nudge 2px and shift the scene instead of jumping */
.city:hover{transform:translateY(-2px);box-shadow:none;border-color:var(--stone)}
.city:hover .ph{transform:scale(1.06) translateX(-1.5%)}
/* city treatment: anchors are image-led with a firmer scrim; suburbs quieter and type-forward */
.city.big .grad{background:linear-gradient(180deg,rgba(0,0,0,.02) 0%,rgba(0,0,0,.28) 42%,rgba(0,0,0,.9) 100%)}
.city.big .ph .pf{filter:saturate(1.05) contrast(1.03)}
#suburb-grid .city{min-height:250px}
#suburb-grid .city .ph{opacity:1}
#suburb-grid .city .grad{background:linear-gradient(180deg,rgba(0,0,0,.08) 0%,rgba(0,0,0,.35) 45%,rgba(0,0,0,.9) 100%)}
#suburb-grid .city h3{font-size:1.25rem}
#suburb-grid .city p{font-size:.84rem}
/* communities on phones: suburbs become a horizontal snap scroller instead of a long dense grid */
@media (max-width:760px){
  #suburb-grid.g-3{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;gap:14px;padding:4px 4px 14px;
    -webkit-overflow-scrolling:touch;scrollbar-width:thin}
  #suburb-grid .city{flex:0 0 76%;scroll-snap-align:start;min-height:230px}
}

/* footer: warmer, with the brand block leading and compact links */
footer{background:var(--forest);color:#d4cfc6}
.foot-grid{grid-template-columns:1.7fr 1fr 1fr;border-bottom-color:rgba(255,255,255,.12)}
footer h4{color:#fff;font-size:.72rem;letter-spacing:.16em;text-transform:uppercase}
footer .foot-links a{color:#d4cfc6}
footer .foot-links a:hover{color:#fff}
footer .muted{color:#b8b2a8}
@media (max-width:760px){.foot-grid{grid-template-columns:1fr 1fr}.foot-grid > div:first-child{grid-column:span 2}}

@media (prefers-reduced-motion:reduce){
  .ridge-divider .ridge-path{animation:none;stroke-dashoffset:0}
  .city:hover,.city:hover .ph{transform:none}
}

:focus-visible{outline:2px solid var(--red);outline-offset:2px}

/* ============================================================= */
/*  CALCULATORS                                                   */
/* ============================================================= */
.calc{
  background:#fff;border:1px solid var(--line);border-radius:var(--radius);
  box-shadow:var(--shadow);overflow:hidden;margin-top:26px;
}
.calc-head{
  display:flex;align-items:center;justify-content:space-between;gap:16px;flex-wrap:wrap;
  padding:20px 26px;border-bottom:1px solid var(--line);background:var(--mist);
}
.calc-head h3{margin:0;font-size:1.15rem}
.calc-head .tag{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--red);font-weight:700}
.calc-body{display:grid;grid-template-columns:1fr 1fr;gap:0}
.calc-inputs{padding:26px;border-right:1px solid var(--line)}
.calc-results{padding:26px;background:#fafafa}
.calc-row{display:grid;grid-template-columns:1fr 130px;gap:12px;align-items:center;margin-bottom:14px}
.calc-row label{font-size:.9rem;font-weight:500;color:var(--ink)}
.calc-row .hint{display:block;font-size:.74rem;color:var(--ink-soft);font-weight:400}
.calc-row input,.calc-row select{
  font-family:var(--font-body);font-size:.95rem;padding:10px 11px;border:1px solid var(--line);
  border-radius:3px;background:#fff;width:100%;text-align:right;
}
.calc-row select{text-align:left}
.calc-row input:focus,.calc-row select:focus{outline:2px solid var(--red);outline-offset:1px;border-color:var(--red)}
.calc-inputs .subhead{font-family:var(--font-body);text-transform:uppercase;letter-spacing:.1em;
  font-size:.78rem;color:var(--ink-soft);font-weight:600;margin:22px 0 12px;padding-top:16px;border-top:1px dashed var(--line)}
.calc-inputs .subhead:first-child{margin-top:0;padding-top:0;border-top:none}

.result-hero{background:var(--ink);color:#fff;border-radius:4px;padding:22px;text-align:center;margin-bottom:18px}
.result-hero .big{font-family:var(--font-display);font-weight:700;font-size:2.6rem;line-height:1;color:#fff}
.result-hero .lbl{font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;color:#bdbdbd;margin-top:6px}
.result-hero .big.red{color:#ff5a6e}
.result-list{list-style:none;display:flex;flex-direction:column}
.result-list li{display:flex;justify-content:space-between;gap:14px;padding:11px 0;border-bottom:1px solid var(--line);font-size:.95rem}
.result-list li:last-child{border-bottom:none}
.result-list li b{font-family:var(--font-body);font-weight:600}
.result-list li.total{border-top:2px solid var(--ink);border-bottom:none;margin-top:4px;padding-top:14px;font-size:1.05rem}
.result-list li.pos b{color:#0a7d3c}
.result-list li.neg b{color:var(--red)}
.metric-grid{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-bottom:16px}
.metric{border:1px solid var(--line);border-radius:4px;padding:14px;background:#fff;text-align:center}
.metric b{display:block;font-family:var(--font-display);font-weight:700;font-size:1.6rem;line-height:1;color:var(--ink)}
.metric span{font-size:.7rem;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-soft)}
.metric.good b{color:#0a7d3c}.metric.bad b{color:var(--red)}

.export-bar{display:flex;gap:10px;flex-wrap:wrap;padding:16px 26px;border-top:1px solid var(--line);background:var(--mist)}
.btn-sm{font-size:.82rem;padding:10px 16px;gap:8px}
.btn-excel{background:#1d6f42;color:#fff}.btn-excel:hover{background:#155330}
.btn-pdf{background:var(--red);color:#fff}.btn-pdf:hover{background:var(--red-dark)}
.btn-reset{background:#fff;color:var(--ink);border:1px solid var(--line)}.btn-reset:hover{border-color:var(--ink)}

.amort-wrap{max-height:340px;overflow:auto;border:1px solid var(--line);border-radius:4px;margin-top:8px}
table.amort{width:100%;border-collapse:collapse;font-size:.82rem}
table.amort th{position:sticky;top:0;background:var(--ink);color:#fff;font-family:var(--font-body);
  font-weight:500;letter-spacing:.05em;text-transform:uppercase;font-size:.7rem;padding:9px 10px;text-align:right}
table.amort th:first-child{text-align:left}
table.amort td{padding:8px 10px;text-align:right;border-bottom:1px solid var(--line)}
table.amort td:first-child{text-align:left;font-weight:600}
table.amort tr:nth-child(even){background:#fafafa}
.calc-note{font-size:.8rem;color:var(--ink-soft);padding:14px 26px;background:#fff;border-top:1px solid var(--line)}

@media (max-width:820px){
  .calc-body{grid-template-columns:1fr}
  .calc-inputs{border-right:none;border-bottom:1px solid var(--line)}
}

/* ============================================================= */
/*  CITY GUIDE MODAL                                              */
/* ============================================================= */
.modal{
  position:fixed;inset:0;z-index:200;display:none;
  background:rgba(10,10,10,.62);backdrop-filter:blur(3px);
  padding:34px 18px;overflow-y:auto;
}
.modal.open{display:block}
.modal-card{
  max-width:860px;margin:0 auto;background:#fff;border-radius:6px;overflow:hidden;
  box-shadow:0 30px 80px rgba(0,0,0,.4);animation:pop .28s ease;
}
@keyframes pop{from{opacity:0;transform:translateY(16px)}to{opacity:1;transform:none}}
@media (prefers-reduced-motion:reduce){.modal-card{animation:none}}
.modal-hero{position:relative;background:#141414;background-size:cover;background-position:center;color:#fff;padding:44px 40px 40px;overflow:hidden}
.modal-hero .hero-ridge{position:absolute;left:0;right:0;bottom:-1px;width:100%;height:14px;display:block;z-index:3}
.modal-hero .hero-art{position:absolute;inset:0;z-index:0}
.modal-hero .hero-art svg,.city .ph svg{position:absolute;inset:0;width:100%;height:100%;display:block}
.modal-hero .hero-photo{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 58%;z-index:1}
.modal-hero .hero-scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(118deg,rgba(9,9,9,.82) 0%,rgba(9,9,9,.5) 55%,rgba(9,9,9,.3) 100%)}
.modal-hero #cm-hero{position:relative;z-index:2}
.modal-hero .modal-badge{z-index:3}
.modal-hero .modal-close{z-index:4}
.city .ph img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 62%;z-index:1}
.modal-hero .tag{font-size:.86rem;letter-spacing:0;color:#e9e9e9;font-weight:500;padding-right:56px;opacity:.95}
.modal-hero h2{color:#fff;margin:8px 0 10px;font-size:clamp(1.9rem,4vw,2.6rem)}
.modal-hero p{color:#d7d7d7;max-width:60ch;margin:0}
.modal-close{position:absolute;top:18px;right:18px;width:40px;height:40px;border-radius:50%;
  border:none;background:rgba(255,255,255,.14);color:#fff;font-size:1.3rem;cursor:pointer;line-height:1}
.modal-close:hover{background:var(--red)}
.modal-badge{position:absolute;top:22px;left:40px;background:var(--red);font-size:.62rem;font-weight:700;
  letter-spacing:.14em;text-transform:uppercase;padding:5px 10px;border-radius:2px}
.modal-body{padding:34px 40px 40px}
.guide-section{margin-bottom:30px}
.guide-section:last-child{margin-bottom:0}
.guide-section .eyebrow{margin-bottom:12px}
.guide-hl{list-style:none;display:grid;grid-template-columns:1fr 1fr;gap:10px 22px}
.guide-hl li{display:flex;gap:10px;align-items:flex-start;font-size:.94rem}
.guide-hl li::before{content:"";flex:none;width:8px;height:8px;border-radius:2px;background:var(--red);margin-top:7px}
.stat-row{display:flex;gap:0;flex-wrap:wrap;border:1px solid var(--line);border-radius:4px;overflow:hidden;margin-bottom:26px}
.stat-row .s{flex:1;min-width:120px;padding:16px;text-align:center;border-right:1px solid var(--line)}
.stat-row .s:last-child{border-right:none}
.stat-row .s b{display:block;font-family:var(--font-display);font-weight:700;font-size:1.4rem;color:var(--red)}
.stat-row .s span{font-size:.68rem;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-soft)}
.article{border-left:3px solid var(--red);padding:4px 0 4px 18px;margin-bottom:18px}
.article h4{font-family:var(--font-body);font-weight:600;font-size:1rem;margin-bottom:6px}
.article p{font-size:.94rem;color:var(--ink-soft);margin:0}
.guide-cta{background:var(--mist);border-radius:4px;padding:22px;text-align:center;margin-top:8px}
.news-item{border:1px solid var(--line);border-radius:5px;padding:16px 18px;margin-bottom:12px;background:#fff;transition:border-color .15s}
.news-item:last-child{margin-bottom:0}
.news-item:hover{border-color:var(--red)}
.news-item .cat{display:inline-block;font-size:.6rem;letter-spacing:.14em;text-transform:uppercase;font-weight:700;color:#fff;background:var(--red);padding:3px 9px;border-radius:2px;margin-bottom:9px}
.news-item h4{font-family:var(--font-body);font-weight:600;font-size:1.04rem;line-height:1.25;margin:0 0 6px}
.news-item p{font-size:.9rem;color:var(--ink-soft);margin:0}
@media (max-width:640px){
  .modal-hero,.modal-body{padding-left:24px;padding-right:24px}
  .modal-badge{left:24px}
  .guide-hl{grid-template-columns:1fr}
}

/* ============================================================= */
/*  MOTION LAYER: entrances, scroll reveals, micro-interactions   */
/* ============================================================= */

/* header elevates once the page scrolls */
header{transition:box-shadow .3s,background .3s}
header.scrolled{box-shadow:0 6px 24px rgba(20,20,20,.09)}

/* brand mark + topbar chip micro-interactions */
.brand .mark{transition:transform .35s cubic-bezier(.2,.7,.2,1),filter .3s}
.brand:hover .mark{transform:translateY(-2px) rotate(-4deg);filter:drop-shadow(0 6px 12px rgba(200,16,46,.4))}
.topbar .red{transition:background .2s,transform .2s}
.topbar .red:hover{background:var(--red-dark);transform:translateY(-1px)}
.topbar a{transition:color .2s}
.foot-links a{transition:color .2s,transform .2s;display:inline-block}
.foot-links a:hover{transform:translateX(3px)}

/* city cards: scene zoom + guide reveal */
.city{transition:transform .35s cubic-bezier(.2,.7,.2,1),box-shadow .35s,border-color .35s}
.city:hover{transform:translateY(-6px);box-shadow:0 22px 46px rgba(0,0,0,.28);border-color:var(--red)}
.city:focus-visible{outline:2px solid var(--red);outline-offset:3px}
.city .ph{transition:transform .5s ease}
.city:hover .ph{transform:scale(1.03)}
.city-cta{display:inline-flex;align-items:center;gap:7px;margin-top:10px;font-family:var(--font-body);
  font-size:.82rem;color:#fff;font-weight:600;opacity:.9;transition:opacity .25s}
.city-cta .arw{transition:transform .25s}
.city:hover .city-cta{opacity:1}
.city:hover .city-cta .arw{transform:translateX(4px)}

/* news / info / step / checklist micro-interactions */
.news-item{transition:border-color .2s,transform .2s,box-shadow .2s}
.news-item:hover{transform:translateX(4px);box-shadow:0 6px 18px rgba(20,20,20,.07)}
.info-line{transition:transform .2s}
.info-line:hover{transform:translateX(4px)}
.info-line .ic{transition:background .25s,color .25s,transform .3s}
.info-line:hover .ic{background:var(--red);color:#fff;transform:scale(1.06)}
.step{transition:background .25s}
.step:hover{background:rgba(200,16,46,.03)}
.checks li .ic{transition:transform .3s cubic-bezier(.2,.7,.2,1)}
.checks li:hover .ic{transform:rotate(-6deg) scale(1.08)}
.metric{transition:transform .25s,box-shadow .25s}
.metric:hover{transform:translateY(-3px);box-shadow:0 10px 24px rgba(20,20,20,.08)}


/* focus glow on inputs (adds to existing outline) */
.form-grid input:focus,.form-grid select:focus,.form-grid textarea:focus,
.field input:focus,.field select:focus,.calc-row input:focus,.calc-row select:focus{
  box-shadow:0 0 0 4px rgba(200,16,46,.10)}


/* scroll reveal */
[data-reveal]{opacity:0;transform:translateY(20px);
  transition:opacity .7s cubic-bezier(.2,.7,.2,1),transform .7s cubic-bezier(.2,.7,.2,1)}
[data-reveal].in{opacity:1;transform:none}

/* respect reduced-motion everywhere */
@media (prefers-reduced-motion:reduce){
  [data-reveal]{opacity:1;transform:none;transition:none}
  .btn,.card,.city,.suburb,.tab,.stat b,.city .ph,.brand .mark{transition:none}
  .btn:hover,.card:hover,.city:hover,.brand:hover .mark{transform:none}
}

/* ---------- multi-page additions ---------- */
a.tab{text-decoration:none;display:inline-block}
.tabs a.tab{color:var(--ink)}
.crumbs{font-size:.82rem;color:var(--ink-soft);margin-bottom:18px}
.crumbs a{color:var(--ink-soft);text-decoration:none;border-bottom:1px solid var(--line)}
.crumbs a:hover{color:var(--ink);border-color:var(--ink)}
.crumbs span{margin:0 8px;color:var(--stone)}
.tools-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.tool-card{display:flex;flex-direction:column;gap:8px}
.tool-card .btn{align-self:flex-start;margin-top:auto}
.tool-group{margin-top:34px}
.tool-group h3{font-family:var(--font-body);font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-soft);margin-bottom:14px}
.trust{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:30px}
.trust .card b{display:block;font-family:var(--font-body);font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--red);margin-bottom:8px}
.form-status{margin-top:14px;padding:12px 14px;border-radius:3px;font-size:.92rem;display:none}
.form-status.ok{display:block;background:#EDF3EE;border:1px solid #BFD3C4;color:#1F3B2A}
.form-status.err{display:block;background:#FBECEE;border:1px solid #E7B6BD;color:#7A1020}
.criteria{display:flex;flex-wrap:wrap;gap:8px;margin:12px 0 4px}
.criteria span{border:1px solid var(--line);background:var(--mist);border-radius:999px;padding:6px 12px;font-size:.84rem}
.privacy{font-size:.8rem;color:var(--ink-soft);margin-top:12px}
.city-hero .portrait{min-height:360px}
.city-hero .portrait .pf{object-position:center 60%}
.city-hero .portrait svg{position:absolute;inset:0;width:100%;height:100%}
.nearby{display:flex;flex-wrap:wrap;gap:10px;margin-top:16px}
.nearby a{text-decoration:none;color:var(--ink);border:1px solid var(--line);border-radius:999px;padding:8px 14px;font-size:.9rem;background:#fff}
.nearby a:hover{border-color:var(--ink)}
.mini-cta{display:flex;gap:12px;flex-wrap:wrap;margin-top:22px}
.calc-link{display:flex;justify-content:space-between;align-items:center;gap:18px;flex-wrap:wrap;background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:22px 24px;margin-top:26px}
.calc-link p{margin:0}
@media (max-width:960px){.tools-grid,.trust{grid-template-columns:1fr 1fr}}
@media (max-width:640px){.tools-grid,.trust{grid-template-columns:1fr}}