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

  :root {
    --navy: #002349;
    --gold: #C29B40;
    --white: #FFFFFF;
    --dark-gray: #666666;
    --gray: #999999;
    --light-bg: #F9F9F9;
    --footer-dark: #002349;
  }

  html { scroll-behavior: smooth; }

  body {
    font-family: 'Arial', 'Helvetica Neue', sans-serif;
    color: var(--dark-gray);
    background: var(--white);
    overflow-x: hidden;
  }

  /* ── IMAGE PLACEHOLDERS ── */
  .img-placeholder {
    background: #c8cdd4;
    display: flex;
    align-items: center;
    justify-content: center;
    position: relative;
    overflow: hidden;
  }
  .img-placeholder .ph-label {
    position: relative;
    z-index: 1;
    color: rgba(0,0,0,0.3);
    font-size: 0.65rem;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    text-align: center;
    padding: 1rem;
  }

  /* ── NAVIGATION ── */
  nav {
    display: flex;
  }
  #navbar {
    position: fixed;
    top: 1.45rem; left: 0; right: 0;
    z-index: 100;
    padding: 1.5rem 3rem;
    align-items: center;
    justify-content: space-between;
    transition: background 0.4s ease, padding 0.4s ease, box-shadow 0.4s ease;
  }
  #navbar.scrolled {
    background: rgba(255,255,255,0.97);
    backdrop-filter: blur(12px);
    padding: 1rem 3rem;
    box-shadow: 0 1px 20px rgba(0,0,0,0.08);
  }
  .nav-logo {
    font-family: 'Times New Roman', Times, serif;
    font-size: 1.5rem;
    font-weight: 400;
    color: var(--white);
    letter-spacing: 0.02em;
    text-decoration: none;
    transition: color 0.4s;
  }
  #navbar.scrolled .nav-logo { color: var(--navy); }
  /* ── TREC Firm Attribution Bar ──────────────────────────── */
  .firm-bar {
    position: fixed;
    top: 0;
    left: 0;
    right: 0;
    z-index: 10001;
    background: var(--navy);
    text-align: center;
    padding: 0.3rem 1rem;
    font-family: Arial, Helvetica, sans-serif;
    font-size: 0.55rem;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: rgba(255,255,255,0.5);
    border-bottom: 1px solid rgba(255,255,255,0.08);
  }
  .firm-bar a {
    color: rgba(255,255,255,0.5);
    text-decoration: none;
    transition: color 0.2s;
  }
  .firm-bar a:hover { color: rgba(255,255,255,0.85); }
  #navbar {
    top: 1.45rem !important;
  }
  nav.scrolled + .firm-bar,
  #navbar.scrolled ~ .firm-bar {
    background: var(--white);
    color: rgba(0,35,73,0.45);
    border-bottom: 1px solid rgba(0,0,0,0.06);
  }
  #navbar.scrolled ~ .firm-bar a,
  nav.scrolled + .firm-bar a {
    color: rgba(0,35,73,0.45);
  }

  .nav-right {
    display: flex;
    align-items: center;
    gap: 1.5rem;
  }
.nav-phone {
    font-family: Arial, sans-serif;
    font-size: 0.7rem;
    letter-spacing: 0.15em;
    color: rgba(255,255,255,0.85);
    text-decoration: none;
    transition: color 0.4s;
  }
  #navbar.scrolled .nav-phone { color: #666; }
  .nav-cta {
    display: inline-block;
    padding: 0.6rem 1.4rem;
    border: 1px solid rgba(255,255,255,0.7);
    font-size: 0.65rem;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    color: var(--white);
    text-decoration: none;
    transition: all 0.3s;
  }
  #navbar.scrolled .nav-cta {
    border-color: var(--navy);
    color: var(--navy);
  }
  .nav-cta:hover {
    background: rgba(255,255,255,0.15);
  }
  #navbar.scrolled .nav-cta:hover {
    background: var(--navy);
    color: var(--white);
  }
  .nav-menu-btn {
    display: flex;
    flex-direction: column;
    gap: 5px;
    cursor: pointer;
    padding: 4px;
  }
  .nav-menu-btn span {
    display: block;
    width: 24px;
    height: 1px;
    background: rgba(255,255,255,0.9);
    transition: background 0.4s;
  }
  #navbar.scrolled .nav-menu-btn span { background: var(--navy); }

  /* ── SECTION TAGS ── */
  .section-tag {
    display: flex;
    align-items: center;
    gap: 0.8rem;
    color: var(--gold);
    font-size: 0.65rem;
    letter-spacing: 0.25em;
    text-transform: uppercase;
    margin-bottom: 1.5rem;
  }
  .section-tag::before,
  .section-tag::after {
    content: '';
    flex: 1;
    max-width: 40px;
    height: 1px;
    background: var(--gold);
  }
  .section-tag.left-aligned {
    justify-content: flex-start;
  }
  .section-tag.left-aligned::before { display: none; }
  .section-tag.left-aligned::after { max-width: 40px; }

  /* ── FADE IN ── */
  .fade-in {
    opacity: 0;
    transform: translateY(28px);
    transition: opacity 0.8s ease, transform 0.8s ease;
  }
  .fade-in.visible {
    opacity: 1;
    transform: translateY(0);
  }

  /* ── HERO ── */
  #hero {
    position: relative;
    height: 100vh;
    min-height: 700px;
    display: flex;
    flex-direction: column;
    align-items: center;
    justify-content: center;
    text-align: center;
    overflow: hidden;
  }
  .hero-bg {
    position: absolute;
    inset: 0;
    animation: heroZoom 18s ease-in-out infinite alternate;
  }
  .hero-bg .img-placeholder {
    width: 100%;
    height: 100%;
    background: #4a5a42;
  }
  .hero-bg .img-placeholder::after {
    content: '';
    position: absolute;
    inset: 0;
    background: linear-gradient(
      to bottom,
      rgba(0,0,0,0.15) 0%,
      rgba(0,0,0,0.4) 50%,
      rgba(0,0,0,0.55) 100%
    );
  }
  @keyframes heroZoom {
    0% { transform: scale(1); }
    100% { transform: scale(1.06); }
  }
  .hero-content {
    position: relative;
    z-index: 2;
    color: var(--white);
    max-width: 800px;
    padding: 0 2rem;
  }
  .hero-eyebrow {
    font-size: 0.65rem;
    letter-spacing: 0.4em;
    text-transform: uppercase;
    color: rgba(255,255,255,0.75);
    margin-bottom: 1.5rem;
  }
  .hero-title {
    font-family: 'Times New Roman', Times, serif;
    font-size: clamp(3rem, 7vw, 5.5rem);
    font-weight: 400;
    line-height: 1.08;
    color: var(--white);
    margin-bottom: 1.5rem;
  }
  .hero-title em { font-style: italic; }
  .hero-subtitle {
    font-size: 1rem;
    line-height: 1.7;
    color: rgba(255,255,255,0.85);
    max-width: 560px;
    margin: 0 auto 2.5rem;
  }
  .btn {
    display: inline-block;
    padding: 1rem 2.5rem;
    font-size: 0.65rem;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    text-decoration: none;
    transition: all 0.3s ease;
    cursor: pointer;
    border: none;
  }
  .btn-outline-white {
    border: 1px solid rgba(255,255,255,0.75);
    color: var(--white);
    background: transparent;
  }
  .btn-outline-white:hover {
    background: rgba(255,255,255,0.15);
    border-color: var(--white);
  }
  .hero-scroll {
    position: absolute;
    bottom: 2.5rem;
    left: 50%;
    transform: translateX(-50%);
    z-index: 2;
    color: rgba(255,255,255,0.6);
    font-size: 1.2rem;
    animation: bounce 2s infinite;
  }
  @keyframes bounce {
    0%, 100% { transform: translateX(-50%) translateY(0); }
    50% { transform: translateX(-50%) translateY(6px); }
  }

  /* ── STATS BAR ── */
  #stats {
    background: var(--navy);
    padding: 2.5rem 3rem;
    display: flex;
    justify-content: center;
    gap: 0;
  }
  .stat-item {
    text-align: center;
    padding: 0.5rem 3.5rem;
    border-right: 1px solid rgba(255,255,255,0.12);
  }
  .stat-item:last-child { border-right: none; }
  .stat-number {
    font-family: 'Times New Roman', Times, serif;
    font-size: 2.2rem;
    font-weight: 400;
    color: var(--white);
    line-height: 1;
    margin-bottom: 0.4rem;
  }
  .stat-label {
    font-size: 0.6rem;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    color: rgba(255,255,255,0.5);
  }

  /* ── SECTION BASE ── */
  section { padding: 7rem 2rem; }

  .container {
    max-width: 1100px;
    margin: 0 auto;
  }
  .section-header {
    text-align: center;
    margin-bottom: 4rem;
  }
  .section-title {
    font-family: 'Times New Roman', Times, serif;
    font-size: clamp(2rem, 4vw, 3rem);
    font-weight: 400;
    color: var(--navy);
    line-height: 1.2;
    margin-bottom: 1rem;
  }
  .section-subtitle {
    font-size: 0.95rem;
    line-height: 1.7;
    color: var(--gray);
    max-width: 540px;
    margin: 0 auto;
  }

  /* ── SERVICES ── */
  #services {
    background: var(--white);
  }
  .services-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 1.5rem;
  }
  .service-card {
    border: 1px solid #e0dbd4;
    padding: 2.5rem 2rem;
    position: relative;
    transition: transform 0.4s ease, box-shadow 0.4s ease, border-color 0.4s ease;
    overflow: hidden;
    background: #FDFBF8;
  }
  .service-card::before {
    content: '';
    position: absolute;
    top: 0; left: 0; right: 0;
    height: 2px;
    background: var(--gold);
    transform: scaleX(0);
    transition: transform 0.3s ease;
  }
  .service-card:hover {
    transform: translateY(-6px);
    box-shadow: 0 16px 48px rgba(0,35,73,0.10);
    border-color: rgba(139,115,85,0.3);
  }
  .service-card:hover::before { transform: scaleX(1); }
  .service-number {
    font-family: 'Times New Roman', Times, serif;
    font-size: 3rem;
    color: rgba(0,35,73,0.08);
    line-height: 1;
    margin-bottom: 1.5rem;
  }
  .service-title {
    font-family: 'Times New Roman', Times, serif;
    font-size: 1.4rem;
    font-weight: 500;
    color: var(--navy);
    margin-bottom: 1rem;
  }
  .service-desc {
    font-size: 0.88rem;
    line-height: 1.75;
    color: var(--dark-gray);
    margin-bottom: 1.5rem;
  }
  .service-link {
    font-size: 0.6rem;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    color: var(--gold);
    text-decoration: none;
    border-bottom: 1px solid transparent;
    transition: border-color 0.2s;
  }
  .service-link:hover { border-color: var(--gold); }

  /* ── ABOUT SPLIT ── */
  #about {
    background: var(--navy);
    padding: 0;
  }
  .about-grid {
    display: grid;
    grid-template-columns: 1fr 1fr;
    min-height: 600px;
  }
  .about-image .img-placeholder {
    width: 100%;
    height: 100%;
    min-height: 500px;
    background-color: #3d4d35;
    background-size: cover;
    background-position: center;
    background-repeat: no-repeat;
  }
  .about-content {
    padding: 7rem 5rem;
    display: flex;
    flex-direction: column;
    justify-content: center;
  }
  .about-content .section-tag { color: var(--gold); }
  .about-content .section-tag::after { background: var(--gold); }
  .about-title {
    font-family: 'Times New Roman', Times, serif;
    font-size: clamp(1.8rem, 3vw, 2.6rem);
    font-weight: 400;
    color: var(--white);
    line-height: 1.25;
    margin-bottom: 1.5rem;
  }
  .about-title em { font-style: italic; }
  .about-body {
    font-size: 0.92rem;
    line-height: 1.85;
    color: rgba(255,255,255,0.72);
    margin-bottom: 2rem;
  }
  .about-bullets {
    list-style: none;
    margin-bottom: 2.5rem;
  }
  .about-bullets li {
    font-size: 0.88rem;
    color: rgba(255,255,255,0.8);
    padding: 0.6rem 0;
    border-bottom: 1px solid rgba(255,255,255,0.08);
    padding-left: 1rem;
    position: relative;
  }
  .about-bullets li::before {
    content: '';
    position: absolute;
    left: 0;
    top: 50%;
    width: 3px;
    height: 16px;
    background: var(--gold);
    transform: translateY(-50%);
  }
  .btn-outline-gold {
    border: 1px solid rgba(139,115,85,0.6);
    color: var(--gold);
    background: transparent;
    align-self: flex-start;
    transition: all 0.35s ease;
  }
  .btn-outline-gold:hover {
    background: var(--gold);
    border-color: var(--gold);
    color: var(--white);
  }

  /* ── ARTICLE CARDS (shared by blog.html + homepage #articles section) ── */
  .article-grid {
    display: grid;
    grid-template-columns: repeat(auto-fit, minmax(280px, 1fr));
    gap: 2rem;
  }
  .article-card {
    background: var(--white);
    border: 1px solid #e8e8e8;
    transition: transform 0.3s ease, box-shadow 0.3s ease;
  }
  .article-card:hover {
    transform: translateY(-4px);
    box-shadow: 0 12px 32px rgba(0,35,73,0.10);
  }
  .article-card-img {
    width: 100%;
    aspect-ratio: 16/9;
    background: #e4e4e4;
    display: block;
    overflow: hidden;
  }
  .article-card-img img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    display: block;
    transition: transform 0.5s ease;
  }
  .article-card:hover .article-card-img img { transform: scale(1.04); }
  .article-card-body { padding: 1.5rem; }
  .article-card-eyebrow {
    font-family: Arial, Helvetica, sans-serif;
    font-size: 0.68rem;
    letter-spacing: 0.14em;
    text-transform: uppercase;
    color: var(--gold);
    margin-bottom: 0.6rem;
  }
  .article-card-title {
    font-family: 'Times New Roman', Times, serif;
    font-size: 1.15rem;
    font-weight: 400;
    color: var(--navy);
    line-height: 1.35;
    margin-bottom: 0.6rem;
  }
  .article-card-title a { color: var(--navy); text-decoration: none; }
  .article-card-title a:hover { color: var(--gold); }
  .article-card-excerpt {
    font-family: 'Times New Roman', Times, serif;
    font-size: 0.93rem;
    line-height: 1.75;
    color: #333;
    margin-bottom: 1rem;
  }
  .article-card-meta {
    font-family: Arial, Helvetica, sans-serif;
    font-size: 0.68rem;
    letter-spacing: 0.08em;
    color: #aaa;
    text-transform: uppercase;
  }

  /* ── TEAM ── */
  #team {
    background: var(--light-bg);
  }
  /* Headshots: two equal-width cards, centered as a pair, identical framing.
     Flexbox keeps it dead simple and immune to grid quirks. */
  .team-grid {
    display: flex;
    flex-wrap: wrap;
    justify-content: center;
    align-items: stretch;
    gap: 2.5rem;
    max-width: 960px;
    margin: 0 auto;
    padding: 0;
  }
  .team-card {
    background: var(--white);
    overflow: hidden;
    transition: box-shadow 0.3s ease;
    flex: 0 1 420px;
    max-width: 420px;
    min-width: 0;
    margin: 0;
    text-align: left;
  }
  .team-card:hover {
    box-shadow: 0 16px 48px rgba(0,0,0,0.1);
  }
  /* Aspect-ratio 3:4 matches source photos exactly. Both v2 source images are
     pre-cropped to 600×800 with matched eye-line + face size, so the displayed
     crop = the file. object-position center centers vertically as a safe default. */
  .team-photo-wrap {
    position: relative;
    overflow: hidden;
    aspect-ratio: 640 / 993;
    width: 100%;
    background: linear-gradient(160deg, #1a3d5c 0%, #002349 60%, #001830 100%);
  }
  .team-photo-wrap .img-placeholder {
    position: absolute;
    inset: 0;
    width: 100%;
    height: 100%;
    background: linear-gradient(160deg, #1a3d5c 0%, #002349 60%, #001830 100%);
  }
  .team-photo {
    position: absolute;
    inset: 0;
    width: 100%;
    height: 100%;
    object-fit: cover;
    object-position: 50% 50%;
    display: block;
    transition: transform 0.6s ease;
  }
  .team-card:hover .team-photo {
    transform: scale(1.025);
  }
  .team-info {
    padding: 1.5rem 2rem 2rem;
  }
  .team-name {
    font-family: 'Times New Roman', Times, serif;
    font-size: 1.5rem;
    font-weight: 500;
    color: var(--navy);
    margin-bottom: 0.25rem;
  }
  .team-title-tag {
    font-size: 0.6rem;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    color: var(--gold);
    margin-bottom: 1rem;
  }
  .team-contacts {
    display: flex;
    gap: 1.5rem;
    flex-wrap: wrap;
  }
  .team-contact-item {
    display: flex;
    flex-direction: column;
    gap: 2px;
  }
  .team-contact-label {
    font-size: 0.55rem;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    color: var(--gray);
  }
  .team-contact-value {
    font-size: 0.82rem;
    color: var(--navy);
    text-decoration: none;
    transition: color 0.2s;
  }
  .team-contact-value:hover { color: var(--gold); }

  /* ── PARALLAX BREAK ── */
  .parallax-break {
    position: relative;
    height: 400px;
    overflow: hidden;
  }
  .parallax-break .img-placeholder {
    width: 100%;
    height: 130%;
    position: absolute;
    top: -15%;
    background: #5a6a52;
    animation: kenBurns 20s ease-in-out infinite alternate;
  }
  @keyframes kenBurns {
    0% { transform: scale(1) translate(0, 0); }
    100% { transform: scale(1.08) translate(-1%, -1%); }
  }
  .parallax-break .img-placeholder::after {
    content: '';
    position: absolute;
    inset: 0;
    background: rgba(0,35,73,0.35);
  }
  .parallax-break-content {
    position: absolute;
    inset: 0;
    display: flex;
    align-items: center;
    justify-content: center;
    z-index: 2;
  }
  .parallax-break-text {
    font-family: 'Times New Roman', Times, serif;
    font-size: clamp(1.6rem, 3.5vw, 2.5rem);
    font-style: italic;
    font-weight: 300;
    color: var(--white);
    text-align: center;
    max-width: 700px;
    padding: 0 2rem;
    line-height: 1.4;
    opacity: 0.92;
  }

  /* ── LISTINGS ── */
  #listings {
    background: var(--navy);
  }
  #listings .section-title { color: var(--white); }
  #listings .section-subtitle { color: rgba(255,255,255,0.55); }
  .listings-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 1.5rem;
  }
  .listing-card {
    overflow: hidden;
    position: relative;
    transition: transform 0.3s ease;
  }
  .listing-card:hover { transform: translateY(-4px); }
  .listing-photo {
    position: relative;
    height: 220px;
    overflow: hidden;
  }
  .listing-photo .img-placeholder {
    width: 100%;
    height: 100%;
    background: #4a5a45;
    transition: transform 0.5s ease;
  }
  .listing-card:hover .listing-photo .img-placeholder {
    transform: scale(1.04);
  }
  .listing-badge {
    position: absolute;
    top: 1rem;
    left: 1rem;
    background: var(--gold);
    color: var(--white);
    font-size: 0.55rem;
    letter-spacing: 0.15em;
    text-transform: uppercase;
    padding: 0.3rem 0.7rem;
    z-index: 2;
  }
  .listing-info {
    background: rgba(255,255,255,0.05);
    border: 1px solid rgba(255,255,255,0.08);
    border-top: none;
    padding: 1.5rem;
  }
  .listing-price {
    font-family: 'Times New Roman', Times, serif;
    font-size: 1.4rem;
    color: var(--white);
    margin-bottom: 0.3rem;
  }
  .listing-name {
    font-size: 0.88rem;
    color: rgba(255,255,255,0.75);
    margin-bottom: 0.8rem;
  }
  .listing-details {
    display: flex;
    gap: 1rem;
    flex-wrap: wrap;
  }
  .listing-detail {
    font-size: 0.62rem;
    letter-spacing: 0.12em;
    text-transform: uppercase;
    color: var(--gold);
  }
  .listings-cta {
    text-align: center;
    margin-top: 3rem;
  }
  .btn-outline-white-sm {
    border: 1px solid rgba(255,255,255,0.4);
    color: rgba(255,255,255,0.85);
    background: transparent;
    padding: 0.8rem 2rem;
  }
  .btn-outline-white-sm:hover {
    border-color: var(--white);
    color: var(--navy);
    background: var(--white);
  }

  /* ── PORTFOLIO ── */
  #portfolio {
    background: var(--white);
  }
  .portfolio-grid {
    display: grid;
    grid-template-columns: repeat(2, 1fr);
    gap: 1rem;
  }
  .portfolio-item {
    position: relative;
    height: 280px;
    overflow: hidden;
    cursor: pointer;
  }
  .portfolio-item .img-placeholder {
    width: 100%;
    height: 100%;
    transition: transform 0.5s ease;
  }
  .portfolio-item:nth-child(1) .img-placeholder { background: #5a6a52; }
  .portfolio-item:nth-child(2) .img-placeholder { background: #8a7a6a; }
  .portfolio-item:nth-child(3) .img-placeholder { background: #6a7a88; }
  .portfolio-item:nth-child(4) .img-placeholder { background: #7a8a6a; }
  .portfolio-item:hover .img-placeholder { transform: scale(1.04); }
  .portfolio-overlay {
    position: absolute;
    inset: 0;
    background: linear-gradient(to top, rgba(0,35,73,0.85) 0%, rgba(0,35,73,0.1) 60%);
    display: flex;
    align-items: flex-end;
    padding: 1.5rem;
    opacity: 0;
    transition: opacity 0.3s ease;
  }
  .portfolio-item:hover .portfolio-overlay { opacity: 1; }
  .portfolio-overlay-text {
    color: var(--white);
  }
  .portfolio-overlay-name {
    font-family: 'Times New Roman', Times, serif;
    font-size: 1.2rem;
    margin-bottom: 0.25rem;
  }
  .portfolio-overlay-detail {
    font-size: 0.62rem;
    letter-spacing: 0.15em;
    text-transform: uppercase;
    color: rgba(255,255,255,0.65);
  }

  /* ── CONTACT ── */
  #contact {
    padding: 0;
  }
  .contact-grid {
    display: grid;
    grid-template-columns: 1fr 1fr;
    min-height: 600px;
  }
  .contact-form-side {
    padding: 7rem 5rem;
    background: var(--white);
  }
  .contact-info-side {
    padding: 7rem 5rem;
    background: var(--navy);
    display: flex;
    flex-direction: column;
    justify-content: center;
  }
  .contact-info-side .section-tag { color: var(--gold); justify-content: flex-start; }
  .contact-info-side .section-tag::before { display: none; }
  .contact-info-title {
    font-family: 'Times New Roman', Times, serif;
    font-size: 2rem;
    font-weight: 400;
    color: var(--white);
    margin-bottom: 1rem;
    line-height: 1.25;
  }
  .contact-info-body {
    font-size: 0.88rem;
    line-height: 1.75;
    color: rgba(255,255,255,0.65);
    margin-bottom: 2.5rem;
  }
  .contact-info-items { list-style: none; }
  .contact-info-items li {
    padding: 1rem 0;
    border-bottom: 1px solid rgba(255,255,255,0.08);
  }
  .contact-info-items li:last-child { border-bottom: none; }
  .contact-info-label {
    font-size: 0.55rem;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    color: var(--gold);
    margin-bottom: 0.25rem;
  }
  .contact-info-value {
    font-size: 0.9rem;
    color: rgba(255,255,255,0.85);
    text-decoration: none;
  }
  .contact-info-value:hover { color: var(--white); }
  /* Form */
  .form-group {
    margin-bottom: 1.5rem;
  }
  .form-label {
    display: block;
    font-size: 0.6rem;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    color: var(--gray);
    margin-bottom: 0.5rem;
  }
  .form-input, .form-textarea {
    width: 100%;
    border: none;
    border-bottom: 1px solid #ddd;
    padding: 0.6rem 0;
    font-family: inherit;
    font-size: 0.9rem;
    color: var(--navy);
    background: transparent;
    outline: none;
    transition: border-color 0.2s;
  }
  .form-input:focus, .form-textarea:focus {
    border-color: var(--gold);
  }
  .form-textarea {
    resize: vertical;
    min-height: 90px;
  }
  .btn-navy {
    background: var(--navy);
    color: var(--white);
    border: none;
    width: 100%;
    padding: 1rem;
  }
  .btn-navy {
    transition: background 0.35s ease, box-shadow 0.35s ease;
  }
  .btn-navy:hover {
    background: #00316a;
    box-shadow: 0 4px 16px rgba(0,35,73,0.3);
  }

  /* ── FOOTER ── */
  footer {
    background: var(--footer-dark);
    color: rgba(255,255,255,0.5);
  }
  .footer-top {
    max-width: 1000px;
    margin: 0 auto;
    padding: 4.5rem 3rem 3.5rem;
    display: grid;
    grid-template-columns: 1fr auto;
    gap: 3rem;
    align-items: start;
  }
  .footer-brand-name {
    font-family: 'Times New Roman', Times, serif;
    font-size: 1.8rem;
    font-weight: 400;
    color: var(--white);
    letter-spacing: 0.02em;
    margin-bottom: 0.4rem;
  }
  .footer-brand-tagline {
    font-family: 'Times New Roman', Times, serif;
    font-size: 0.82rem;
    font-style: italic;
    color: rgba(139,115,85,0.7);
    margin-bottom: 2rem;
  }
  .footer-desc {
    font-family: 'Times New Roman', Times, serif;
    font-size: 0.88rem;
    color: rgba(255,255,255,0.35);
    line-height: 1.7;
    max-width: 360px;
  }
  .footer-right {
    text-align: right;
  }
  .footer-nav {
    list-style: none;
    display: flex;
    flex-direction: column;
    align-items: flex-end;
    gap: 0.65rem;
    margin-bottom: 2rem;
  }
  .footer-nav a {
    font-size: 0.68rem;
    letter-spacing: 0.16em;
    text-transform: uppercase;
    color: rgba(255,255,255,0.35);
    text-decoration: none;
    transition: color 0.25s;
  }
  .footer-nav a:hover { color: var(--white); }
  .footer-contact-col {
    display: flex;
    flex-direction: column;
    align-items: flex-end;
    gap: 0.5rem;
  }
  .footer-contact-item {
    display: flex;
    align-items: baseline;
    gap: 0.5rem;
  }
  .footer-contact-label {
    font-size: 0.55rem;
    letter-spacing: 0.12em;
    text-transform: uppercase;
    color: rgba(255,255,255,0.2);
  }
  .footer-contact-value {
    font-family: 'Times New Roman', Times, serif;
    font-size: 0.92rem;
    color: rgba(255,255,255,0.5);
    text-decoration: none;
    transition: color 0.25s;
  }
  .footer-contact-value:hover { color: var(--white); }
  .footer-bottom {
    border-top: 1px solid rgba(255,255,255,0.06);
    max-width: 1000px;
    margin: 0 auto;
    padding: 1.5rem 3rem 2rem;
    display: flex;
    justify-content: space-between;
    align-items: center;
    flex-wrap: wrap;
    gap: 0.5rem;
  }
  .footer-copyright {
    font-size: 0.6rem;
    letter-spacing: 0.04em;
    color: rgba(255,255,255,0.15);
  }
  .footer-compliance {
    font-size: 0.6rem;
    letter-spacing: 0.06em;
    color: rgba(255,255,255,0.2);
    text-align: right;
  }
  .co-listing-badge {
    display: inline-block;
    font-size: 0.65rem;
    letter-spacing: 0.12em;
    text-transform: uppercase;
    color: rgba(255,255,255,0.55);
    background: rgba(255,255,255,0.06);
    padding: 0.4rem 0.8rem;
    border-radius: 2px;
    margin-top: 0.5rem;
  }

  /* ── MICRO-INTERACTIONS ── */
  .form-input:focus, .form-textarea:focus {
    border-color: var(--gold);
    box-shadow: 0 2px 8px rgba(139,115,85,0.12);
  }
  .nav-cta {
    transition: all 0.35s ease;
  }
  .footer-nav a {
    position: relative;
  }
  .footer-nav a::after {
    content: '';
    position: absolute;
    bottom: -2px;
    left: 0;
    width: 0;
    height: 1px;
    background: var(--gold);
    transition: width 0.3s ease;
  }
  .footer-nav a:hover::after {
    width: 100%;
  }

  /* ── RESPONSIVE ── */
  @media (max-width: 900px) {
    #navbar { padding: 1.2rem 0.9rem; }
    #navbar.scrolled { padding: 0.9rem 0.9rem; }
    .nav-phone { display: none; }
    .nav-right { gap: 0.85rem; }
    .nav-logo {
      font-size: 1.05rem;
      white-space: nowrap;
      flex-shrink: 0;
    }
    .nav-cta {
      padding: 0.4rem 0.6rem;
      font-size: 0.52rem;
      letter-spacing: 0.12em;
      white-space: nowrap;
      flex-shrink: 0;
    }
    .services-grid,
    .listings-grid { grid-template-columns: 1fr; }
    .about-grid,
    .contact-grid { grid-template-columns: 1fr; }
    .about-content,
    .contact-form-side,
    .contact-info-side { padding: 4rem 2rem; }
    .team-grid { grid-template-columns: 1fr; }
    .portfolio-grid { grid-template-columns: 1fr; }
    .footer-top { grid-template-columns: 1fr; gap: 2.5rem; padding: 3.5rem 2rem 2.5rem; }
    .footer-right { text-align: left; }
    .footer-nav { align-items: flex-start; }
    .footer-contact-col { align-items: flex-start; }
    .footer-bottom { flex-direction: column; gap: 0.75rem; text-align: center; padding: 1.5rem 2rem 2rem; }
    #stats { flex-direction: column; }
    .stat-item { border-right: none; border-bottom: 1px solid rgba(255,255,255,0.12); }
    .stat-item:last-child { border-bottom: none; }
  }

  /* Narrow phones (iPhone SE, older Androids) */
  @media (max-width: 400px) {
    #navbar { padding: 1.1rem 0.75rem; }
    #navbar.scrolled { padding: 0.8rem 0.75rem; }
    .nav-right { gap: 0.6rem; }
    .nav-logo { font-size: 0.98rem; }
    .nav-cta { padding: 0.35rem 0.5rem; font-size: 0.5rem; letter-spacing: 0.1em; }
  }

  /* ── MOBILE NAV MENU ── */
  .nav-mobile-menu {
    display: none;
    position: fixed;
    top: 0; left: 0; right: 0; bottom: 0;
    z-index: 101;
    background: #002349;
    flex-direction: column;
    align-items: center;
    justify-content: center;
    gap: 0;
  }
  .nav-mobile-menu.open {
    display: flex;
  }
  .nav-mobile-close {
    position: absolute;
    top: 1.5rem; right: 1.5rem;
    background: none;
    border: none;
    color: #fff;
    font-size: 1.8rem;
    cursor: pointer;
    line-height: 1;
    padding: 0.5rem;
  }
  .nav-mobile-menu a {
    font-family: 'Times New Roman', Times, serif;
    font-size: clamp(1.6rem, 5vw, 2.2rem);
    font-weight: 400;
    color: #fff;
    text-decoration: none;
    letter-spacing: 0.04em;
    padding: 0.75rem 2rem;
    transition: color 0.2s;
  }
  .nav-mobile-menu a:hover {
    color: #C29B40;
  }
  .nav-mobile-divider {
    width: 40px;
    height: 1px;
    background: rgba(255,255,255,0.15);
    margin: 0.5rem 0;
  }
  .nav-mobile-phone {
    font-family: Arial, sans-serif !important;
    font-size: 0.85rem !important;
    letter-spacing: 0.12em !important;
    color: rgba(255,255,255,0.6) !important;
    margin-top: 1rem;
  }
  .nav-mobile-section {
    font-family: Arial, sans-serif;
    font-size: 0.65rem;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    color: #C29B40;
    padding: 0.5rem 2rem 0;
    align-self: center;
  }
  .nav-mobile-sub {
    font-size: clamp(1rem, 3vw, 1.3rem) !important;
    color: rgba(255,255,255,0.65) !important;
    padding: 0.35rem 2rem !important;
  }
  .nav-mobile-sub:hover { color: #C29B40 !important; }

  /* Animate hamburger to X when open */
  .nav-menu-btn.active span:nth-child(1) {
    transform: translateY(6px) rotate(45deg);
  }
  .nav-menu-btn.active span:nth-child(2) {
    opacity: 0;
  }
  .nav-menu-btn.active span:nth-child(3) {
    transform: translateY(-6px) rotate(-45deg);
  }
  .nav-menu-btn span {
    transition: transform 0.25s ease, opacity 0.25s ease;
  }

/* ── SCROLL REVEAL ANIMATIONS ── */
.reveal {
  opacity: 0;
  transform: translateY(28px);
  transition: opacity 0.7s ease, transform 0.7s ease;
}
.reveal.revealed {
  opacity: 1;
  transform: translateY(0);
}
.reveal-child {
  opacity: 0;
  transform: translateY(20px);
  transition: opacity 0.6s ease, transform 0.6s ease;
}
.reveal-child.revealed {
  opacity: 1;
  transform: translateY(0);
}
.section-tag::before,
.section-tag::after {
  transition: transform 0.8s ease 0.2s;
  transform-origin: left center;
}
.section-tag.line-drawn::before,
.section-tag.line-drawn::after {
  transform: scaleX(1);
}

/* ── Blog Page Hero ── */
.blog-page-hero {
  position: relative;
  height: 100vh;
  min-height: 560px;
  display: flex;
  align-items: center;
  justify-content: center;
  text-align: center;
  overflow: hidden;
  background-image: url('site-images/blog-card-1.jpg');
  background-size: cover;
  background-position: center;
}
.blog-page-hero-overlay {
  position: absolute;
  inset: 0;
  background: rgba(0,35,73,0.60);
  z-index: 1;
}
.blog-page-hero-content {
  position: relative;
  z-index: 2;
  color: #fff;
  padding: 2rem 2rem 0;
  max-width: 820px;
  margin-top: 40px;
}
.blog-page-hero .prop-eyebrow {
  color: rgba(255,255,255,0.75);
  padding-left: 0;
  letter-spacing: 0.22em;
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 0.75rem;
  font-family: Arial, Helvetica, sans-serif;
  font-size: 0.65rem;
  text-transform: uppercase;
  margin-bottom: 1.25rem;
}
.blog-page-hero .prop-eyebrow::before {
  content: '';
  display: block;
  width: 40px;
  height: 1px;
  background: rgba(255,255,255,0.45);
  position: static;
}
.blog-page-hero .prop-eyebrow::after {
  content: '';
  display: block;
  width: 40px;
  height: 1px;
  background: rgba(255,255,255,0.45);
}
.blog-page-hero .prop-title {
  color: #fff;
  font-size: clamp(2rem, 5vw, 3.5rem);
  line-height: 1.15;
  margin-bottom: 1.25rem;
}
.blog-page-hero .body-text {
  color: rgba(255,255,255,0.80);
  font-size: 1rem;
  line-height: 1.75;
  max-width: 600px;
  margin: 0 auto;
}
.blog-page-hero .body-text p { margin-bottom: 0; }

/* Blog card images - SEO optimized */
.blog-card-img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    display: block;
}

/* Image break sections for visual rhythm */
.content-image-break {
    width: 100%;
    margin: 3rem 0;
}
.content-image-break img {
    width: 100%;
    height: 50vh;
    min-height: 360px;
    max-height: 560px;
    object-fit: cover;
    display: block;
}

/* Ensure back-to links clear the fixed navbar on mobile */
@media (max-width: 900px) {
  .back-link {
    margin-top: 3rem !important;
    padding-top: 0.5rem !important;
    display: inline-block !important;
  }
}

/* SEO: Visually hidden but crawlable images */
.seo-img {
    position: absolute;
    width: 1px;
    height: 1px;
    overflow: hidden;
    clip: rect(0, 0, 0, 0);
    border: 0;
    padding: 0;
    margin: -1px;
}

  /* Mobile audit #8/#19: shorter Google Maps embeds on small screens */
  @media (max-width: 600px) {
    .map-wrap iframe,
    iframe[src*="google.com/maps"] {
      height: 280px !important;
    }
  }