/* ---------- Tokens ---------- */
  :root{
    --bg:#0D0F10;
    --panel:#14181A;
    --gold:#D4AF37;
    --teal:#20B2AA;
    --text:#ECEFEE;
    --muted:#8C9896;
    --hair:rgba(255,255,255,.09);
    --maxw:1140px;
    --r:14px;
    --ease:cubic-bezier(.22,.61,.36,1);
  }

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

  html{scroll-behavior:smooth;}

  body{
    margin:0;
    background:var(--bg);
    color:var(--text);
    font-family:"Outfit",system-ui,-apple-system,Segoe UI,Roboto,sans-serif;
    font-weight:300;
    line-height:1.65;
    -webkit-font-smoothing:antialiased;
    text-rendering:optimizeLegibility;
    overflow-x:hidden;
  }

  h1,h2,h3{
    font-family:"Playfair Display",Georgia,serif;
    font-weight:600;
    line-height:1.08;
    letter-spacing:-.01em;
    margin:0;
  }

  a{color:inherit;text-decoration:none;}
  img{max-width:100%;display:block;}

  /* ---------- Layout helpers ---------- */
  .wrap{width:100%;max-width:var(--maxw);margin-inline:auto;padding-inline:24px;}

  section{padding:96px 0;position:relative;}

  .eyebrow{
    font-size:.82rem;
    letter-spacing:.16em;
    text-transform:uppercase;
    color:var(--gold);
    font-weight:500;
    display:inline-flex;
    align-items:center;
    gap:.5em;
    margin:0 0 18px;
  }
  .eyebrow .rx{font-size:1.15em;line-height:1;}
  .eyebrow.teal{color:var(--teal);}

  .section-head{max-width:680px;margin-bottom:54px;}
  .section-head h2{font-size:clamp(1.9rem,4vw,2.7rem);}
  .section-head p{color:var(--muted);margin:16px 0 0;font-size:1.06rem;}

  /* ---------- Focus visibility ---------- */
  a:focus-visible,button:focus-visible,input:focus-visible,
  select:focus-visible,textarea:focus-visible,.btn:focus-visible{
    outline:2px solid var(--teal);
    outline-offset:3px;
    border-radius:6px;
  }

  .skip{
    position:absolute;left:-999px;top:0;z-index:1000;
    background:var(--gold);color:#0D0F10;padding:10px 18px;font-weight:500;border-radius:0 0 8px 0;
  }
  .skip:focus{left:0;}

  /* ---------- Buttons ---------- */
  .btn{
    display:inline-flex;align-items:center;justify-content:center;gap:.5em;
    font-family:"Outfit",sans-serif;font-weight:500;font-size:.98rem;
    padding:14px 26px;border-radius:999px;cursor:pointer;
    border:1px solid transparent;transition:transform .25s var(--ease),background .25s,box-shadow .25s,border-color .25s,color .25s;
    white-space:nowrap;
  }
  .btn-primary{background:var(--gold);color:#0D0F10;box-shadow:0 8px 30px rgba(212,175,55,.18);}
  .btn-primary:hover{transform:translateY(-2px);box-shadow:0 12px 40px rgba(212,175,55,.32);}
  .btn-ghost{background:transparent;color:var(--text);border-color:var(--hair);}
  .btn-ghost:hover{border-color:var(--teal);color:var(--teal);transform:translateY(-2px);}

  /* ---------- Header ---------- */
  header.site{
    position:fixed;inset:0 0 auto 0;z-index:100;
    background:rgba(13,15,16,.45);
    border-bottom:1px solid transparent;
    transition:background .3s var(--ease),border-color .3s,backdrop-filter .3s,box-shadow .3s;
  }
  header.site.scrolled{
    background:rgba(13,15,16,.92);
    backdrop-filter:blur(14px);
    -webkit-backdrop-filter:blur(14px);
    border-bottom:1px solid var(--hair);
    box-shadow:0 8px 30px rgba(0,0,0,.35);
  }
  .nav{display:flex;align-items:center;justify-content:space-between;height:100px;gap:18px;transition:height .3s var(--ease);}
  .brand{display:flex;align-items:center;flex-shrink:0;}
  .brand img{width:auto;transition:height .3s var(--ease);}
  .brand .logo-full{height:78px;}
  .brand .logo-mark{display:none;height:48px;}
  /* header shrinks slightly once scrolled */
  header.site.scrolled .nav{height:82px;}
  header.site.scrolled .brand .logo-full{height:62px;}

  .nav-links{display:flex;align-items:center;gap:26px;margin-left:auto;}
  .nav-links a{
    color:var(--muted);font-size:.96rem;font-weight:400;position:relative;padding:4px 0;white-space:nowrap;
    transition:color .2s;
  }
  .nav-links a::after{
    content:"";position:absolute;left:0;bottom:-2px;height:1px;width:0;background:var(--gold);transition:width .28s var(--ease);
  }
  .nav-links a:hover,.nav-links a[aria-current="page"]{color:var(--text);}
  .nav-links a:hover::after,.nav-links a[aria-current="page"]::after{width:100%;}

  /* ---------- Nav dropdown (Services) ---------- */
  .nav-item{position:relative;display:flex;align-items:center;}
  .nav-toggle{display:inline-flex;align-items:center;gap:.4em;}
  .nav-toggle .caret{width:11px;height:11px;flex-shrink:0;transition:transform .25s var(--ease);}
  .nav-item:hover .nav-toggle,.nav-item:focus-within .nav-toggle{color:var(--text);}
  .nav-item:hover .nav-toggle::after,.nav-item:focus-within .nav-toggle::after{width:100%;}
  .nav-item:hover .nav-toggle .caret,.nav-item:focus-within .nav-toggle .caret{transform:rotate(180deg);}
  /* parent stays "active" when one of its pages is current */
  .nav-item:has(.dropdown a[aria-current="page"]) .nav-toggle{color:var(--text);}
  .nav-item:has(.dropdown a[aria-current="page"]) .nav-toggle::after{width:100%;}

  .dropdown{
    position:absolute;top:100%;left:50%;
    padding-top:16px;min-width:250px;
    opacity:0;visibility:hidden;pointer-events:none;
    transform:translateX(-50%) translateY(6px);
    transition:opacity .22s var(--ease),transform .22s var(--ease),visibility .22s;
    z-index:50;
  }
  .nav-item:hover .dropdown,.nav-item:focus-within .dropdown{
    opacity:1;visibility:visible;pointer-events:auto;transform:translateX(-50%) translateY(0);
  }
  .dropdown-inner{
    background:rgba(13,15,16,.97);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);
    border:1px solid var(--hair);border-radius:12px;padding:8px;box-shadow:0 18px 50px rgba(0,0,0,.5);
  }
  .dropdown a{display:block;padding:11px 14px;border-radius:8px;color:var(--text);font-size:.96rem;font-weight:400;transition:background .2s,color .2s;}
  .dropdown a::after{content:none;}
  .dropdown a .d-sub{display:block;font-size:.8rem;color:var(--muted);margin-top:2px;font-weight:300;}
  .dropdown a:hover{background:var(--panel);color:var(--text);}
  .dropdown a[aria-current="page"]{background:var(--panel);}
  .dropdown a[aria-current="page"] .d-sub{color:var(--teal);}

  .phone-pill{
    display:inline-flex;align-items:center;gap:.5em;flex-shrink:0;white-space:nowrap;
    border:1px solid var(--hair);border-radius:999px;padding:9px 18px;
    color:var(--text);font-weight:500;font-size:.94rem;transition:border-color .25s,color .25s,background .25s;
  }
  .phone-pill svg{width:15px;height:15px;}
  .phone-pill:hover{border-color:var(--gold);color:var(--gold);}

  /* Client Login — outline pill with teal accent */
  .client-login{
    display:inline-flex;align-items:center;gap:.5em;flex-shrink:0;white-space:nowrap;
    border:1px solid var(--teal);border-radius:999px;padding:9px 18px;
    color:var(--teal);font-weight:500;font-size:.94rem;
    transition:background .25s,color .25s,border-color .25s,transform .25s var(--ease);
  }
  .client-login svg{width:15px;height:15px;}
  .client-login:hover{background:var(--teal);color:#0D0F10;transform:translateY(-1px);}

  .hamburger{
    display:none;background:none;border:1px solid var(--hair);border-radius:10px;
    width:46px;height:46px;cursor:pointer;padding:0;align-items:center;justify-content:center;
  }
  .hamburger span{display:block;width:20px;height:2px;background:var(--text);position:relative;transition:.3s var(--ease);}
  .hamburger span::before,.hamburger span::after{content:"";position:absolute;left:0;width:20px;height:2px;background:var(--text);transition:.3s var(--ease);}
  .hamburger span::before{top:-6px;}
  .hamburger span::after{top:6px;}
  .hamburger[aria-expanded="true"] span{background:transparent;}
  .hamburger[aria-expanded="true"] span::before{top:0;transform:rotate(45deg);}
  .hamburger[aria-expanded="true"] span::after{top:0;transform:rotate(-45deg);}

  /* ---------- Hero ---------- */
  .hero{
    min-height:100svh;display:flex;align-items:center;
    padding-top:120px;padding-bottom:80px;overflow:hidden;
  }
  .hero .glow{position:absolute;inset:0;z-index:0;pointer-events:none;}
  .hero .glow::before,.hero .glow::after{content:"";position:absolute;border-radius:50%;filter:blur(90px);opacity:.55;}
  .hero .glow::before{
    width:620px;height:620px;top:-160px;right:-120px;
    background:radial-gradient(circle,rgba(212,175,55,.34),transparent 68%);
  }
  .hero .glow::after{
    width:560px;height:560px;bottom:-200px;left:-140px;
    background:radial-gradient(circle,rgba(32,178,170,.28),transparent 68%);
  }
  .hero .wrap{position:relative;z-index:1;}
  .hero-inner{max-width:820px;}
  .hero h1{
    font-size:clamp(2.7rem,7vw,5rem);
    margin:8px 0 0;
    letter-spacing:-.02em;
  }
  .hero h1 .home{color:var(--gold);}
  .hero .lede{
    color:var(--muted);font-size:clamp(1.05rem,2.2vw,1.32rem);
    max-width:620px;margin:26px 0 38px;font-weight:300;
  }
  .hero-cta{display:flex;flex-wrap:wrap;gap:14px;}

  /* slightly shorter hero for interior pages */
  .hero.hero-page{min-height:auto;padding-top:200px;padding-bottom:96px;}

  /* ---------- Services ---------- */
  .cards{display:grid;grid-template-columns:repeat(2,1fr);gap:26px;}
  .card{
    background:var(--panel);border:1px solid var(--hair);border-radius:var(--r);
    padding:40px 36px;position:relative;overflow:hidden;
    transition:transform .35s var(--ease),border-color .35s,box-shadow .35s;
  }
  .card::before{
    content:"";position:absolute;top:0;left:0;right:0;height:2px;
    background:linear-gradient(90deg,var(--gold),var(--teal));
    transform:scaleX(0);transform-origin:left;transition:transform .5s var(--ease);
  }
  .card:hover{transform:translateY(-4px);border-color:rgba(212,175,55,.35);box-shadow:0 20px 50px rgba(0,0,0,.4);}
  .card:hover::before{transform:scaleX(1);}
  .card h3{font-size:1.65rem;margin-bottom:14px;}
  .card .blurb{color:var(--muted);font-size:1rem;margin:0 0 26px;}
  .card ul{list-style:none;margin:0;padding:0;display:grid;gap:13px;}
  .card li{position:relative;padding-left:30px;font-size:.97rem;color:var(--text);font-weight:300;}
  .card li::before{
    content:"℞";position:absolute;left:0;top:-1px;color:var(--teal);font-size:1.05em;font-weight:500;
  }

  /* link with arrow that nudges on hover (cards / inline) */
  .card-link,.link-teal{
    display:inline-flex;align-items:center;gap:.4em;color:var(--teal);font-weight:500;font-size:.98rem;
    transition:gap .25s var(--ease),color .25s;
  }
  .card-link{margin-top:26px;}
  .card-link:hover,.link-teal:hover{gap:.75em;color:var(--gold);}

  /* anchor offset so fixed header doesn't cover section headings */
  main section{scroll-margin-top:96px;}
  .card[id],[id].featured{scroll-margin-top:108px;}

  /* ---------- Featured service (Turnover Team) ---------- */
  .featured{
    position:relative;overflow:hidden;
    background:linear-gradient(180deg,rgba(212,175,55,.07),var(--panel));
    border:1px solid rgba(212,175,55,.30);border-radius:20px;
    padding:clamp(30px,4.5vw,56px);
    box-shadow:0 24px 60px rgba(0,0,0,.35);
  }
  .featured::before{
    content:"";position:absolute;top:0;left:0;right:0;height:3px;
    background:linear-gradient(90deg,var(--gold),var(--teal));
  }
  .featured-title{font-size:clamp(1.85rem,4.2vw,2.9rem);margin:8px 0 18px;letter-spacing:-.01em;}
  .featured-title .home{color:var(--gold);}
  .featured-copy{color:var(--muted);font-size:clamp(1.02rem,1.5vw,1.13rem);max-width:880px;margin:0 0 34px;}
  .featured-foot{color:var(--text);font-weight:400;font-size:1.02rem;margin:24px 0 30px;max-width:840px;}
  .featured .scope-note{margin-top:24px;}
  .featured .btn-primary{margin-top:2px;}

  .tiers{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;}
  .tier{
    background:var(--bg);border:1px solid var(--hair);border-top:2px solid var(--hair);
    border-radius:12px;padding:26px 24px;display:flex;flex-direction:column;gap:8px;
    transition:transform .3s var(--ease),border-color .3s;
  }
  .tier:hover{transform:translateY(-3px);}
  .tier-mid{border-top-color:var(--gold);}
  .tier-top{border-top-color:var(--teal);}
  .tier .tier-tag{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);font-weight:600;}
  .tier .tier-tag.teal{color:var(--teal);}
  .tier h3{font-size:1.16rem;margin:0;}
  .tier p{color:var(--muted);font-size:.95rem;margin:0;}

  /* ---------- Slim property-management callout (brokerage service) ---------- */
  .pm-note{
    display:flex;align-items:center;justify-content:space-between;gap:30px;flex-wrap:wrap;
    background:rgba(20,24,26,.5);border:1px solid var(--hair);border-left:3px solid var(--teal);
    border-radius:12px;padding:24px 30px;margin-top:30px;
  }
  .pm-note .pm-text{max-width:780px;}
  .pm-note .kicker{
    font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--teal);
    font-weight:600;margin:0 0 8px;display:inline-flex;align-items:center;gap:.5em;
  }
  .pm-note .kicker .rx{font-size:1.15em;line-height:1;}
  .pm-note p{color:var(--muted);font-size:1rem;margin:0;}
  .pm-note p .lead{color:var(--text);}
  .pm-note .btn{flex-shrink:0;}
  @media(max-width:760px){ .pm-note{padding:22px 24px;} }

  /* ---------- Service card extras ---------- */
  .svc-tag{color:var(--teal);font-size:.96rem;font-weight:400;margin:-6px 0 14px;}
  .card .disclaimer{
    color:var(--muted);font-size:.84rem;line-height:1.55;
    margin:20px 0 0;padding-top:14px;border-top:1px solid var(--hair);
  }

  /* ---------- Care pathway (horizontal flow) ---------- */
  .pathway{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(6,1fr);gap:16px;}
  .path-step{position:relative;background:var(--panel);border:1px solid var(--hair);border-radius:12px;padding:22px 18px;}
  .path-step .ps-num{
    display:inline-flex;align-items:center;justify-content:center;width:30px;height:30px;border-radius:50%;
    border:1px solid rgba(212,175,55,.5);color:var(--gold);font-family:"Playfair Display",serif;font-size:.9rem;margin-bottom:12px;
  }
  .path-step h3{font-size:1.04rem;margin:0 0 6px;}
  .path-step p{color:var(--muted);font-size:.88rem;line-height:1.5;margin:0;}
  .path-step .ps-note{display:block;margin-top:8px;font-size:.78rem;color:var(--muted);font-style:italic;}
  .path-step:not(:last-child)::after{
    content:"→";position:absolute;top:34px;right:-12px;transform:translateX(50%);
    color:var(--gold);opacity:.55;font-size:.95rem;
  }

  /* ---------- Triage cards (acuity) ---------- */
  .triage-cards{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;}
  .triage{background:var(--panel);border:1px solid var(--hair);border-top:2px solid var(--hair);border-radius:var(--r);padding:30px 28px;}
  .triage .acuity{display:inline-flex;align-items:center;gap:.55em;font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;font-weight:600;margin-bottom:12px;}
  .triage .dot{width:9px;height:9px;border-radius:50%;}
  .triage h3{font-size:1.28rem;margin:0 0 8px;}
  .triage p{color:var(--muted);font-size:.97rem;margin:0;}
  .triage.stat{border-top-color:var(--gold);}
  .triage.stat .acuity{color:var(--gold);} .triage.stat .dot{background:var(--gold);}
  .triage.scheduled{border-top-color:var(--teal);}
  .triage.scheduled .acuity{color:var(--teal);} .triage.scheduled .dot{background:var(--teal);}
  .triage.elective .acuity{color:var(--muted);} .triage.elective .dot{background:var(--muted);}

  /* ---------- Origin credit block ---------- */
  .origin{
    background:var(--panel);border:1px solid var(--hair);border-left:3px solid var(--gold);
    border-radius:12px;padding:32px 34px;
  }
  .origin p{color:var(--muted);font-size:1.06rem;margin:0 0 14px;max-width:820px;}
  .origin .name{color:var(--text);}

  /* ---------- About founders ---------- */
  .founder + .founder{margin-top:34px;padding-top:34px;border-top:1px solid var(--hair);}
  .founder-name{font-size:1.35rem;margin:0 0 14px;}
  .founder-name span{display:block;font-family:"Outfit",sans-serif;font-size:.9rem;color:var(--teal);font-weight:400;letter-spacing:.03em;margin-top:5px;line-height:1.4;}
  .founder p{color:var(--muted);margin:0 0 16px;font-size:1.05rem;}
  .founder .btn{margin-top:6px;}

  /* ---------- About ---------- */
  .about-grid{display:grid;grid-template-columns:1.25fr .9fr;gap:64px;align-items:start;}
  .about-grid h2{font-size:clamp(1.8rem,3.6vw,2.5rem);margin-bottom:26px;}
  .about-grid p{color:var(--muted);margin:0 0 20px;font-size:1.05rem;}
  .creds{display:grid;gap:18px;}
  .cred{
    background:var(--panel);border:1px solid var(--hair);border-left:3px solid var(--gold);
    border-radius:10px;padding:18px 22px;
  }
  .cred .label{font-family:"Playfair Display",serif;font-size:1.05rem;color:var(--text);}
  .cred .sub{color:var(--muted);font-size:.92rem;margin-top:2px;}

  /* ---------- Feature list (What's included) ---------- */
  .feature-list{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:18px 44px;}
  .feature-list li{position:relative;padding-left:32px;font-size:1.04rem;color:var(--text);font-weight:300;line-height:1.5;}
  .feature-list li::before{content:"℞";position:absolute;left:0;top:0;color:var(--teal);font-size:1.12em;font-weight:500;}

  /* ---------- Split (text + aside) ---------- */
  .split{display:grid;grid-template-columns:1.1fr .9fr;gap:52px;align-items:center;}
  .split h2{font-size:clamp(1.7rem,3.4vw,2.4rem);margin-bottom:20px;}
  .split p{color:var(--muted);font-size:1.06rem;margin:0 0 22px;}
  .aside-card{
    background:var(--panel);border:1px solid var(--hair);border-left:3px solid var(--teal);
    border-radius:12px;padding:30px 30px;
  }
  .aside-card .big{font-family:"Playfair Display",serif;font-size:1.28rem;color:var(--text);margin-bottom:10px;line-height:1.2;}
  .aside-card p{color:var(--muted);font-size:.99rem;margin:0;}

  /* ---------- Callout (reluctant landlord) ---------- */
  .callout{
    background:linear-gradient(180deg,rgba(212,175,55,.05),rgba(20,24,26,.4));
    border:1px solid var(--hair);border-radius:var(--r);padding:50px 46px;
  }
  .callout h2{font-size:clamp(1.6rem,3.2vw,2.2rem);margin-bottom:18px;max-width:780px;}
  .callout p{color:var(--muted);font-size:1.06rem;max-width:780px;margin:0 0 22px;}
  .callout p:last-child{margin-bottom:0;}

  /* ---------- Steps (how it works) ---------- */
  .steps{display:grid;grid-template-columns:repeat(4,1fr);gap:22px;}
  .step{
    position:relative;background:var(--panel);border:1px solid var(--hair);border-radius:var(--r);
    padding:30px 26px;transition:transform .35s var(--ease),border-color .35s;
  }
  .step:hover{transform:translateY(-4px);border-color:rgba(212,175,55,.35);}
  .step .num{
    font-family:"Playfair Display",serif;font-size:1.05rem;color:var(--gold);
    display:inline-flex;align-items:center;justify-content:center;
    width:40px;height:40px;border:1px solid rgba(212,175,55,.45);border-radius:50%;margin-bottom:18px;
  }
  .step h3{font-size:1.22rem;margin-bottom:8px;}
  .step p{color:var(--muted);font-size:.96rem;margin:0;}

  /* small scope / disclaimer note */
  .scope-note{
    color:var(--muted);font-size:.92rem;line-height:1.55;max-width:760px;margin:32px 0 0;
    padding-left:18px;border-left:2px solid var(--hair);
  }

  /* ---------- CTA band ---------- */
  .cta-band{text-align:center;}
  .cta-band .eyebrow{justify-content:center;}
  .cta-band h2{font-size:clamp(1.9rem,4vw,2.7rem);margin-bottom:14px;}
  .cta-band p{color:var(--muted);font-size:1.08rem;margin:0 auto 30px;max-width:560px;}

  /* ---------- Contact ---------- */
  .contact-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:60px;align-items:start;}
  .contact-info h2{font-size:clamp(1.8rem,3.6vw,2.5rem);margin-bottom:24px;}
  .info-list{display:grid;gap:24px;margin-top:8px;}
  .info-item{display:flex;gap:16px;align-items:flex-start;}
  .info-item .ic{
    flex-shrink:0;width:42px;height:42px;border-radius:10px;background:var(--panel);
    border:1px solid var(--hair);display:flex;align-items:center;justify-content:center;color:var(--gold);
  }
  .info-item .ic svg{width:18px;height:18px;}
  .info-item .k{font-size:.78rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);margin-bottom:3px;}
  .info-item .v{font-size:1.05rem;color:var(--text);}
  .info-item .v:hover{color:var(--gold);}

  form.contact{
    background:var(--panel);border:1px solid var(--hair);border-radius:var(--r);padding:34px;
  }
  .field{margin-bottom:18px;}
  .field label{display:block;font-size:.86rem;color:var(--muted);margin-bottom:8px;letter-spacing:.02em;}
  .field input,.field select,.field textarea{
    width:100%;background:#0D0F10;border:1px solid var(--hair);border-radius:10px;
    color:var(--text);font-family:inherit;font-size:1rem;font-weight:300;padding:13px 15px;
    transition:border-color .2s,box-shadow .2s;
  }
  .field textarea{resize:vertical;min-height:120px;}
  .field input::placeholder,.field textarea::placeholder{color:#5e6a68;}
  .field input:focus,.field select:focus,.field textarea:focus{
    outline:none;border-color:var(--teal);box-shadow:0 0 0 3px rgba(32,178,170,.16);
  }
  .field select{appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%238C9896' stroke-width='1.6' fill='none' stroke-linecap='round'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 15px center;padding-right:38px;}
  .hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden;}
  form.contact .btn-primary{width:100%;margin-top:6px;}
  .form-note{color:var(--muted);font-size:.85rem;margin-top:14px;text-align:center;}
  .form-success{
    display:none;background:rgba(32,178,170,.1);border:1px solid rgba(32,178,170,.4);
    color:var(--text);border-radius:10px;padding:14px 16px;margin-bottom:18px;font-size:.95rem;
  }

  /* ---------- Sister brokerage band (secondary, understated) ---------- */
  .sister{border-top:1px solid var(--hair);background:linear-gradient(180deg,rgba(20,24,26,.55),rgba(13,15,16,0));}
  .sister .wrap{padding-top:52px;padding-bottom:52px;}
  .sister-inner{display:flex;align-items:center;justify-content:space-between;gap:36px;flex-wrap:wrap;}
  .sister-text{max-width:700px;}
  .sister .kicker{
    font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);
    font-weight:500;margin:0 0 10px;display:inline-flex;align-items:center;gap:.5em;
  }
  .sister .kicker .rx{color:var(--teal);font-size:1.15em;line-height:1;}
  .sister h2{font-size:clamp(1.2rem,2.3vw,1.55rem);margin:0 0 8px;font-weight:600;}
  .sister p{color:var(--muted);font-size:1rem;margin:0;}
  .sister .btn-ghost{flex-shrink:0;}

  /* ---------- Footer ---------- */
  footer.site{border-top:1px solid var(--hair);padding:56px 0 40px;}
  .foot-top{display:flex;flex-wrap:wrap;justify-content:space-between;gap:32px;align-items:flex-start;}
  .foot-brand img{height:66px;width:auto;margin-bottom:18px;}
  .foot-brand p{color:var(--muted);max-width:340px;font-size:.98rem;margin:0;}
  .foot-meta{display:grid;gap:8px;text-align:right;}
  .foot-meta span{color:var(--muted);font-size:.92rem;}
  .foot-meta a:hover{color:var(--gold);}
  .foot-links{display:flex;gap:10px;justify-content:flex-end;align-items:center;margin-top:6px;flex-wrap:wrap;}
  .foot-links a{color:var(--teal);font-size:.92rem;font-weight:500;}
  .foot-links a:hover{color:var(--gold);}
  .foot-links .sep{color:var(--hair);}
  .foot-bottom{
    border-top:1px solid var(--hair);margin-top:40px;padding-top:24px;
    color:var(--muted);font-size:.85rem;text-align:center;
  }

  /* ---------- Scroll reveal ---------- */
  .reveal{opacity:0;transform:translateY(26px);transition:opacity .7s var(--ease),transform .7s var(--ease);}
  .reveal.in{opacity:1;transform:none;}

  /* ---------- Responsive ---------- */
  @media(max-width:880px){
    .about-grid,.contact-grid{grid-template-columns:1fr;gap:40px;}
    .cards{grid-template-columns:1fr;}
    .feature-list{grid-template-columns:1fr;gap:16px;}
    .split{grid-template-columns:1fr;gap:32px;}
    .steps{grid-template-columns:1fr 1fr;}
    .tiers{grid-template-columns:1fr;}
    .pathway{grid-template-columns:repeat(3,1fr);}
    .pathway .path-step:not(:last-child)::after{display:none;}
    .triage-cards{grid-template-columns:1fr;}
    .foot-meta{text-align:left;}
    .foot-links{justify-content:flex-start;}
    .foot-top{flex-direction:column;}
  }

  @media(max-width:1024px){
    .nav-links,.nav .phone-pill,.nav .client-login{display:none;}
    .hamburger{display:inline-flex;}

    /* compact mark replaces the wordmark once the nav collapses */
    .nav,header.site.scrolled .nav{height:68px;}
    .brand .logo-full{display:none;}
    .brand .logo-mark{display:block;height:42px;}
    header.site.scrolled .brand .logo-mark{height:42px;}

    .mobile-menu{
      position:fixed;inset:68px 0 auto 0;z-index:99;
      background:rgba(13,15,16,.98);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);
      border-bottom:1px solid var(--hair);
      transform:translateY(-12px);opacity:0;pointer-events:none;
      transition:transform .3s var(--ease),opacity .3s var(--ease);
    }
    .mobile-menu.open{transform:none;opacity:1;pointer-events:auto;}
    .mobile-menu nav{display:flex;flex-direction:column;padding:14px 24px 26px;}
    .mobile-menu a{padding:15px 0;border-bottom:1px solid var(--hair);color:var(--text);font-size:1.05rem;}
    .mobile-menu a:last-of-type{border-bottom:none;}
    .mobile-menu .phone-pill{display:inline-flex;margin-top:18px;width:max-content;}
  }
  @media(min-width:1025px){.mobile-menu{display:none;}}

  @media(max-width:760px){
    section{padding:72px 0;}
    .hero.hero-page{padding-top:140px;}
    .steps{grid-template-columns:1fr;}
    .pathway{grid-template-columns:1fr;}
    .sister-inner{flex-direction:column;align-items:flex-start;}
  }

  @media(prefers-reduced-motion:reduce){
    html{scroll-behavior:auto;}
    *{animation:none!important;transition:none!important;}
    .reveal{opacity:1;transform:none;}
  }

/* ===================== FAQ / Q&A PAGE ===================== */
/* EDIT: styles the FAQ page (faq.html). Colors come from the :root tokens at the top. */
.faq-head{padding-top:150px;}
.faq-head .eyebrow{justify-content:flex-start;}
.faq-byline{display:flex;flex-wrap:wrap;gap:8px 16px;align-items:center;color:var(--muted);font-size:.86rem;margin-top:18px;}
.faq-byline .who{color:var(--text);}
.faq-byline .dot{color:var(--hair);}
.faqcat{margin-bottom:44px;}
.faqcat > h2{font-size:clamp(1.4rem,3vw,1.95rem);margin-bottom:18px;}
.faq-item{border:1px solid var(--hair);border-radius:12px;background:var(--panel);margin-bottom:12px;overflow:hidden;}
.faq-item summary{list-style:none;cursor:pointer;padding:18px 20px;font-family:"Playfair Display",serif;font-size:1.08rem;color:var(--text);display:flex;justify-content:space-between;gap:16px;align-items:center;}
.faq-item summary::-webkit-details-marker{display:none;}
.faq-item summary::after{content:"+";color:var(--gold);font-size:1.5rem;line-height:1;flex:none;}
.faq-item[open] summary::after{content:"\2013";}
.faq-item summary:hover{color:var(--gold);}
.faq-a{padding:0 20px 20px;color:var(--muted);font-size:1rem;line-height:1.65;}
.faq-a p{margin:0 0 10px;} .faq-a p:last-child{margin-bottom:0;}
.faq-disc{margin-top:8px;background:#0D0F10;border:1px solid var(--hair);border-left:3px solid var(--gold);border-radius:10px;padding:18px 20px;color:var(--muted);font-size:.86rem;line-height:1.6;}
.faq-disc b{color:var(--text);}