/* One Agency Port Macquarie – Wauchope
   Styled after the One Agency corporate site (oneagency.com.au).
   Corporate uses Avenir LT Std (licensed via MyFonts). Nunito Sans is a free
   stand-in; swap the --font value if you hold an Avenir web licence. */

:root {
  --orange: #f47d30;
  --orange-dark: #d9641a;
  --charcoal: #303030;
  --charcoal-2: #262626;
  --ink: #333333;
  --muted: #6b6b6b;
  --line: #e4e4e4;
  --paper: #ffffff;
  --mist: #f4f4f4;
  --font: "Nunito Sans", "Avenir Next", Avenir, Helvetica, Arial, sans-serif;
  --max: 1200px;
  --radius: 4px;
  --shadow: 0 1px 4px rgba(0,0,0,.08), 0 6px 18px rgba(0,0,0,.06);
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0; font-family: var(--font); font-size: 16px; line-height: 1.6;
  color: var(--ink); background: var(--paper); -webkit-font-smoothing: antialiased;
}
img { max-width: 100%; display: block; }
a { color: inherit; }
h1, h2, h3, h4 { font-weight: 400; line-height: 1.2; margin: 0 0 .5em; letter-spacing: .02em; }
p { margin: 0 0 1em; }
.container { width: 100%; max-width: var(--max); margin: 0 auto; padding: 0 24px; }
.sr-only { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
:focus-visible { outline: 2px solid var(--orange); outline-offset: 2px; }

/* ---------- Top bar ---------- */
.topbar { background: var(--charcoal-2); color: #ddd; font-size: 13px; letter-spacing: .06em; }
.topbar .container { display: flex; justify-content: flex-end; gap: 0; }
.topbar a { text-decoration: none; padding: 8px 18px; border-left: 1px solid #3a3a3a; display: inline-flex; align-items: center; gap: 8px; }
.topbar a:hover { color: var(--orange); }

/* ---------- Header ---------- */
.site-header { background: var(--charcoal); color: #fff; position: sticky; top: 0; z-index: 50; }
.site-header .container { display: flex; align-items: center; justify-content: space-between; gap: 24px; min-height: 84px; }
.logo img { height: 46px; width: auto; }
.nav { display: flex; align-items: center; gap: 28px; }
.nav > ul { display: flex; list-style: none; margin: 0; padding: 0; }
.nav > ul > li { position: relative; }
.nav > ul > li + li::before { content: ""; position: absolute; left: 0; top: 50%; height: 14px; margin-top: -7px; border-left: 1px solid #777; }
.nav > ul > li > a { display: block; padding: 30px 10px; text-decoration: none; text-transform: uppercase; font-size: 14px; letter-spacing: .06em; }
.nav > ul > li > a:hover, .nav > ul > li > a[aria-current="page"] { color: var(--orange); }
.nav .sub { display: none; position: absolute; top: 100%; left: 0; min-width: 240px; background: var(--charcoal-2); list-style: none; margin: 0; padding: 8px 0; border-top: 3px solid var(--orange); box-shadow: 0 8px 20px rgba(0,0,0,.3); }
.nav li:hover > .sub, .nav li:focus-within > .sub { display: block; }
.nav .sub a { display: block; padding: 9px 20px; text-decoration: none; font-size: 14px; color: #ddd; }
.nav .sub a:hover { color: var(--orange); background: #1f1f1f; }
.nav-actions { display: flex; gap: 12px; }
.menu-toggle { display: none; background: none; border: 1px solid #fff; color: #fff; border-radius: 30px; padding: 8px 18px; font: inherit; font-size: 13px; letter-spacing: .08em; text-transform: uppercase; cursor: pointer; }

/* ---------- Buttons ---------- */
.btn { display: inline-flex; align-items: center; justify-content: center; gap: 8px; padding: 11px 24px; border-radius: 30px; border: 2px solid currentColor; background: transparent; color: inherit; font: inherit; font-size: 14px; letter-spacing: .07em; text-transform: uppercase; text-decoration: none; cursor: pointer; transition: background .15s, color .15s, border-color .15s; white-space: nowrap; }
.btn-light { color: #fff; }
.btn-light:hover { background: #fff; color: var(--charcoal); }
.btn-orange-outline { color: var(--orange); }
.btn-orange-outline:hover { background: var(--orange); color: #fff; }
.btn-solid { background: var(--orange); border-color: var(--orange); color: #fff; border-radius: var(--radius); }
.btn-solid:hover { background: var(--orange-dark); border-color: var(--orange-dark); }
.btn-dark { color: var(--charcoal); }
.btn-dark:hover { background: var(--charcoal); color: #fff; }

/* ---------- Hero ---------- */
.hero { position: relative; color: #fff; background: #222 center/cover no-repeat; min-height: 520px; display: flex; align-items: center; overflow: hidden; }
.hero::before { content: ""; position: absolute; inset: 0; z-index: 1; background: linear-gradient(180deg, rgba(0,0,0,.45), rgba(0,0,0,.2) 55%, rgba(0,0,0,.5)); }
.hero .container { position: relative; z-index: 2; padding-top: 70px; padding-bottom: 130px; }
.hero h1 { font-size: clamp(32px, 5vw, 56px); text-transform: uppercase; letter-spacing: .04em; margin-bottom: .3em; }
.hero h1 strong { color: var(--orange); font-weight: 800; }
.hero p.lead { font-size: 19px; max-width: 620px; margin-bottom: 1.6em; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; }

.page-hero { position: relative; color: #fff; background: var(--charcoal) center/cover no-repeat; padding: 90px 0 80px; text-align: center; }
.page-hero::before { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(20,20,20,.85), rgba(20,20,20,.55)); }
.page-hero .container { position: relative; }
.page-hero h1 { font-size: clamp(32px, 5vw, 58px); text-transform: uppercase; letter-spacing: .05em; margin: 0; }
.page-hero p { margin: 12px auto 0; max-width: 640px; font-size: 18px; color: #e6e6e6; }

/* ---------- Search panel (overlaps hero) ---------- */
.search-panel { position: relative; z-index: 5; margin-top: -70px; }
.search-card { background: #fff; box-shadow: var(--shadow); border-radius: var(--radius); padding: 20px 24px 14px; max-width: 900px; margin: 0 auto; }
.search-card .label { font-size: 11px; text-transform: uppercase; letter-spacing: .1em; color: var(--muted); margin-bottom: 6px; }
.search-row { display: grid; grid-template-columns: 150px 1fr 170px; gap: 14px; }
.search-row select, .search-row input { height: 52px; border: 1px solid #ccc; border-radius: var(--radius); padding: 0 14px; font: inherit; font-size: 15px; background: #fff; width: 100%; }
.search-row select { color: var(--orange); border-color: var(--orange); text-transform: uppercase; letter-spacing: .06em; font-size: 17px; }
.search-row .btn-solid { height: 52px; font-size: 17px; }
.search-card .adv { text-align: right; margin-top: 8px; font-size: 12px; text-transform: uppercase; letter-spacing: .06em; }
.search-card .adv a { color: var(--orange); text-decoration: none; }

/* ---------- Sections ---------- */
.section { padding: 72px 0; }
.section-mist { background: var(--mist); }
.section-dark { background: var(--charcoal); color: #fff; }
.section-title { text-align: center; margin-bottom: 44px; }
.section-title h2 { font-size: clamp(26px, 3.4vw, 36px); text-transform: uppercase; letter-spacing: .05em; margin-bottom: 6px; }
.section-title p { font-size: 18px; color: var(--muted); margin: 0; }
.section-dark .section-title p { color: #cfcfcf; }
.section-title::after { content: ""; display: block; width: 40px; height: 2px; background: currentColor; margin: 18px auto 0; opacity: .7; }
.section-title.orange::after { background: var(--orange); opacity: 1; }

/* Category tiles (Buy / Rent / Sold) */
.tiles { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.tile { position: relative; background: #fff; padding: 10px; box-shadow: var(--shadow); text-decoration: none; display: block; }
.tile-img { position: relative; aspect-ratio: 4/5; overflow: hidden; background: #ddd; }
.tile-img img { width: 100%; height: 100%; object-fit: cover; transition: transform .5s; }
.tile-img::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0,0,0,0) 40%, rgba(0,0,0,.45)); }
.tile span { position: absolute; left: 0; right: 0; bottom: 34px; z-index: 2; text-align: center; color: #fff; font-size: clamp(34px, 4.5vw, 56px); text-transform: uppercase; letter-spacing: .04em; }
.tile:hover img { transform: scale(1.05); }
.tile:hover span { color: var(--orange); }

/* Listing cards */
.cards { display: grid; grid-template-columns: repeat(auto-fill, minmax(280px, 1fr)); gap: 28px; }
.card { background: #fff; box-shadow: var(--shadow); border-radius: var(--radius); overflow: hidden; display: flex; flex-direction: column; text-decoration: none; transition: transform .2s, box-shadow .2s; }
.card:hover { transform: translateY(-3px); box-shadow: 0 2px 6px rgba(0,0,0,.1), 0 14px 30px rgba(0,0,0,.1); }
.card-img { position: relative; aspect-ratio: 4/3; background: #ddd; overflow: hidden; }
.card-img img { width: 100%; height: 100%; object-fit: cover; }
.badge { position: absolute; top: 14px; left: 14px; background: var(--orange); color: #fff; font-size: 12px; text-transform: uppercase; letter-spacing: .1em; padding: 4px 12px; border-radius: 2px; }
.badge.sold, .badge.leased { background: var(--charcoal); }
.card-body { padding: 18px 20px 20px; display: flex; flex-direction: column; gap: 6px; flex: 1; }
.card-price { color: var(--orange); font-weight: 700; font-size: 17px; }
.card-addr { font-size: 16px; line-height: 1.35; }
.card-addr small { display: block; color: var(--muted); text-transform: uppercase; letter-spacing: .06em; font-size: 12.5px; margin-top: 2px; }
.feats { display: flex; gap: 16px; margin-top: auto; padding-top: 12px; border-top: 1px dotted #ccc; color: var(--muted); font-size: 14px; }
.feats span { display: inline-flex; align-items: center; gap: 6px; }
.feats svg { width: 18px; height: 18px; stroke: var(--orange); fill: none; stroke-width: 1.6; }

/* Services */
.services { display: grid; grid-template-columns: repeat(4, 1fr); gap: 24px; }
.service { text-align: center; padding: 36px 24px 30px; background: #fff; border-radius: var(--radius); box-shadow: var(--shadow); text-decoration: none; display: flex; flex-direction: column; align-items: center; transition: transform .2s; }
.service:hover { transform: translateY(-3px); }
.service .ico { width: 76px; height: 76px; border-radius: 50%; border: 2px solid var(--orange); display: grid; place-items: center; margin-bottom: 18px; }
.service .ico svg { width: 34px; height: 34px; stroke: var(--orange); fill: none; stroke-width: 1.6; }
.service h3 { text-transform: uppercase; letter-spacing: .06em; font-size: 20px; }
.service p { color: var(--muted); font-size: 15px; }
.service .more { margin-top: auto; color: var(--orange); font-size: 13px; text-transform: uppercase; letter-spacing: .08em; }

/* Split feature */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: 56px; align-items: center; }
.split img { width: 100%; border-radius: var(--radius); box-shadow: var(--shadow); object-fit: cover; }
.split h2 { font-size: clamp(26px, 3.2vw, 36px); text-transform: uppercase; letter-spacing: .04em; }
.eyebrow { color: var(--orange); text-transform: uppercase; letter-spacing: .14em; font-size: 13px; margin-bottom: 10px; display: block; }
.ticks { list-style: none; padding: 0; margin: 0 0 1.5em; }
.ticks li { padding: 7px 0 7px 30px; position: relative; border-bottom: 1px dotted #ccc; }
.ticks li::before { content: ""; position: absolute; left: 4px; top: 15px; width: 12px; height: 7px; border-left: 2px solid var(--orange); border-bottom: 2px solid var(--orange); transform: rotate(-45deg); }

/* Appraisal band */
.appraisal { background: var(--charcoal) center/cover; position: relative; color: #fff; }
.appraisal::before { content: ""; position: absolute; inset: 0; background: rgba(30,30,30,.82); }
.appraisal .container { position: relative; display: grid; grid-template-columns: 1.1fr 1fr; gap: 48px; align-items: center; }
.appraisal h2 { font-size: clamp(28px, 3.6vw, 42px); text-transform: uppercase; letter-spacing: .04em; }
.appraisal h2 strong { color: var(--orange); font-weight: 400; }

/* Testimonials */
.quotes { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; }
.quote { margin: 0; background: #fff; padding: 46px 28px 30px; border-radius: var(--radius); box-shadow: var(--shadow); position: relative; }
.quote::before { content: "\201C"; position: absolute; top: -10px; left: 20px; font-size: 80px; color: var(--orange); line-height: 1; font-family: Georgia, serif; }
.quote p { font-size: 15.5px; color: #4a4a4a; margin-top: 18px; }
.quote footer { font-weight: 700; font-size: 14px; }
.quote footer span { display: block; font-weight: 400; color: var(--muted); text-transform: uppercase; letter-spacing: .06em; font-size: 12px; }
.stars { color: var(--orange); letter-spacing: 3px; font-size: 15px; }

/* Team */
.team-group { margin-bottom: 56px; }
.team-group h3 { text-transform: uppercase; letter-spacing: .08em; font-size: 18px; color: var(--orange); border-bottom: 1px solid var(--line); padding-bottom: 10px; margin-bottom: 26px; }
.team { display: grid; grid-template-columns: repeat(auto-fill, minmax(220px, 1fr)); gap: 26px; }
.member { display: block; text-decoration: none; background: #fff; border-radius: var(--radius); box-shadow: var(--shadow); overflow: hidden; transition: transform .2s, box-shadow .2s; }
.member:hover { transform: translateY(-3px); box-shadow: 0 2px 6px rgba(0,0,0,.1), 0 14px 30px rgba(0,0,0,.12); }
.member .ph { aspect-ratio: 1; overflow: hidden; background: #eee; }
.member .ph img { width: 100%; height: 100%; object-fit: cover; object-position: center top; transition: transform .5s; }
.member:hover .ph img { transform: scale(1.04); }
.member .info { padding: 16px 18px 18px; text-align: center; }
.member h4 { font-size: 18px; margin: 0; }
.member p { color: var(--muted); font-size: 13px; margin: 3px 0 10px; text-transform: uppercase; letter-spacing: .06em; }
.member .more { color: var(--orange); font-size: 13px; text-transform: uppercase; letter-spacing: .08em; }

/* Team strip (About page) */
.team-strip { display: grid; grid-template-columns: repeat(auto-fill, minmax(96px, 1fr)); gap: 10px; }
.team-strip a { display: block; aspect-ratio: 1; overflow: hidden; border-radius: var(--radius); }
.team-strip img { width: 100%; height: 100%; object-fit: cover; object-position: center top; transition: transform .4s; }
.team-strip a:hover img { transform: scale(1.06); }

/* Profile page */
.profile { display: grid; grid-template-columns: 360px 1fr; gap: 48px; align-items: start; }
.profile > * { min-width: 0; }
.profile-photo { border-radius: var(--radius); overflow: hidden; box-shadow: var(--shadow); aspect-ratio: 1; }
.profile-photo img { width: 100%; height: 100%; object-fit: cover; object-position: center top; }
.profile-contact { list-style: none; padding: 0; margin: 18px 0 0; }
.profile-contact li { border-bottom: 1px dotted #ccc; }
.profile-contact a { display: flex; gap: 12px; align-items: center; padding: 11px 0; text-decoration: none; word-break: break-word; }
.profile-contact a:hover { color: var(--orange); }
.profile-contact svg { width: 20px; height: 20px; stroke: var(--orange); fill: none; stroke-width: 1.6; flex: none; }
.profile h1 { font-size: clamp(30px, 4vw, 44px); margin: 0; }
.profile .role { color: var(--orange); text-transform: uppercase; letter-spacing: .1em; font-size: 14px; margin: 6px 0 22px; }
.profile .bio p { font-size: 17px; }
.awards { padding: 18px 20px; margin: 26px 0 0; background: var(--mist); border-left: 4px solid var(--orange); border-radius: var(--radius); }
.awards h3 { font-size: 14px; text-transform: uppercase; letter-spacing: .1em; margin: 0 0 8px; }
.awards ul { list-style: none; padding: 0; margin: 0; }
.awards li { padding: 4px 0 4px 26px; position: relative; font-size: 15px; }
.awards li::before { content: "\2605"; position: absolute; left: 2px; color: var(--orange); }
.profile-nav { display: flex; justify-content: space-between; gap: 12px; margin-top: 40px; padding-top: 22px; border-top: 1px solid var(--line); font-size: 13px; text-transform: uppercase; letter-spacing: .06em; }
.profile-nav a { text-decoration: none; color: var(--muted); }
.profile-nav a:hover { color: var(--orange); }
@media (max-width: 900px) { .profile { grid-template-columns: 1fr; gap: 28px; } .profile-photo { max-width: 420px; } }
@media (max-width: 560px) { .team { grid-template-columns: 1fr 1fr; gap: 14px; } .member h4 { font-size: 16px; } .member .info { padding: 12px 10px 14px; } .member p { font-size: 11.5px; } }

/* Forms */
.form { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.form .full { grid-column: 1 / -1; }
.form label { display: block; font-size: 12.5px; text-transform: uppercase; letter-spacing: .08em; color: var(--muted); margin-bottom: 5px; }
.section-dark .form label, .appraisal .form label { color: #cfcfcf; }
.form input, .form select, .form textarea { width: 100%; border: 1px solid #cfcfcf; border-radius: var(--radius); padding: 12px 14px; font: inherit; font-size: 15px; background: #fff; color: var(--ink); }
.form textarea { min-height: 120px; resize: vertical; }
.form input:focus, .form select:focus, .form textarea:focus { outline: none; border-color: var(--orange); box-shadow: 0 0 0 3px rgba(244,125,48,.18); }
.form .radio-row { display: flex; gap: 22px; flex-wrap: wrap; }
.form .radio-row label { display: inline-flex; align-items: center; gap: 8px; text-transform: none; letter-spacing: 0; font-size: 15px; color: inherit; }
.form .radio-row input { width: auto; accent-color: var(--orange); }
.form-note { font-size: 13px; color: var(--muted); }
.form-success { display: none; padding: 16px 18px; border-left: 4px solid var(--orange); background: #fff6ef; color: var(--ink); border-radius: var(--radius); }
.form.sent > *:not(.form-success) { display: none; }
.form.sent .form-success { display: block; grid-column: 1 / -1; }
.panel { background: #fff; box-shadow: var(--shadow); border-radius: var(--radius); padding: 32px; }

/* Tabs (tenant forms, calculators) */
.tabs { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 26px; border-bottom: 1px solid var(--line); }
.tabs button { background: none; border: 0; border-bottom: 3px solid transparent; padding: 12px 16px; font: inherit; font-size: 14px; text-transform: uppercase; letter-spacing: .07em; cursor: pointer; color: var(--muted); margin-bottom: -1px; }
.tabs button[aria-selected="true"] { color: var(--orange); border-bottom-color: var(--orange); }
.tabpanel[hidden] { display: none; }

/* Listing filters */
.filters { display: grid; grid-template-columns: repeat(5, 1fr) auto; gap: 12px; background: #fff; padding: 18px; box-shadow: var(--shadow); border-radius: var(--radius); margin-bottom: 32px; align-items: end; }
.filters label { font-size: 11px; text-transform: uppercase; letter-spacing: .1em; color: var(--muted); display: block; margin-bottom: 4px; }
.filters select, .filters input { width: 100%; height: 46px; border: 1px solid #ccc; border-radius: var(--radius); padding: 0 12px; font: inherit; font-size: 15px; background: #fff; }
.filters .btn-solid { height: 46px; }
.result-bar { display: flex; justify-content: space-between; align-items: center; margin-bottom: 18px; color: var(--muted); font-size: 14px; }
.empty { text-align: center; padding: 60px 20px; color: var(--muted); }
.type-pills { display: flex; justify-content: center; gap: 10px; margin-bottom: 26px; flex-wrap: wrap; }
.type-pills a { text-decoration: none; padding: 8px 22px; border-radius: 30px; border: 2px solid var(--charcoal); text-transform: uppercase; letter-spacing: .08em; font-size: 13px; }
.type-pills a.on, .type-pills a:hover { background: var(--charcoal); color: #fff; }

/* Property detail */
.prop-head { display: flex; justify-content: space-between; align-items: flex-end; gap: 24px; flex-wrap: wrap; margin-bottom: 22px; }
.prop-head h1 { font-size: clamp(26px, 3.4vw, 38px); margin: 0; }
.prop-head .sub { color: var(--muted); text-transform: uppercase; letter-spacing: .08em; }
.prop-head .price { color: var(--orange); font-size: 26px; font-weight: 700; }
.prop-grid { display: grid; grid-template-columns: 1.7fr 1fr; gap: 36px; align-items: start; }
.prop-photo { border-radius: var(--radius); overflow: hidden; box-shadow: var(--shadow); aspect-ratio: 4/3; background: #ddd; }
.prop-photo img { width: 100%; height: 100%; object-fit: cover; }
.prop-feats { display: flex; gap: 28px; flex-wrap: wrap; padding: 18px 0; border-bottom: 1px solid var(--line); margin-bottom: 20px; font-size: 16px; }
.prop-feats svg { width: 22px; height: 22px; stroke: var(--orange); fill: none; stroke-width: 1.6; }
.prop-feats span { display: inline-flex; gap: 8px; align-items: center; }
.sticky { position: sticky; top: 110px; }

/* Calculators */
.calc { display: grid; grid-template-columns: 1fr 1fr; gap: 36px; align-items: start; }
.calc-out { background: var(--charcoal); color: #fff; border-radius: var(--radius); padding: 30px; }
.calc-out .big { font-size: 40px; color: var(--orange); line-height: 1.1; margin: 4px 0 14px; }
.calc-out dl { display: grid; grid-template-columns: 1fr auto; gap: 8px 16px; margin: 0; font-size: 15px; }
.calc-out dt { color: #cfcfcf; }
.calc-out dd { margin: 0; text-align: right; }
.disclaimer { font-size: 12.5px; color: var(--muted); margin-top: 18px; }

/* Contact */
.contact-grid { display: grid; grid-template-columns: 1fr 1.3fr; gap: 40px; }
.contact-list { list-style: none; padding: 0; margin: 0 0 24px; }
.contact-list li { display: flex; gap: 14px; padding: 14px 0; border-bottom: 1px dotted #ccc; }
.contact-list svg { width: 22px; height: 22px; stroke: var(--orange); fill: none; stroke-width: 1.6; flex: none; margin-top: 2px; }
.contact-list a { text-decoration: none; }
.contact-list a:hover { color: var(--orange); }
.map { border: 0; width: 100%; height: 320px; border-radius: var(--radius); filter: grayscale(.3); }

/* Newsletter strip */
.newsletter { background: var(--mist); border-top: 3px solid var(--orange); }
.newsletter .container { display: flex; align-items: center; justify-content: space-between; gap: 24px; padding-top: 26px; padding-bottom: 26px; flex-wrap: wrap; }
.newsletter h3 { margin: 0; text-transform: uppercase; letter-spacing: .06em; font-size: 22px; }
.newsletter h3 small { display: block; text-transform: none; letter-spacing: 0; font-size: 15px; color: var(--muted); }
.newsletter form { display: flex; gap: 10px; flex: 1; max-width: 520px; }
.newsletter input { flex: 1; min-width: 0; height: 48px; border: 1px solid #ccc; border-radius: var(--radius); padding: 0 14px; font: inherit; }
.newsletter .btn-solid { height: 48px; }

/* Prose */
.prose { max-width: 780px; margin: 0 auto; font-size: 17px; }
.prose h2 { font-size: 26px; text-transform: uppercase; letter-spacing: .04em; margin-top: 1.6em; }
.prose blockquote { margin: 1.6em 0; padding: 4px 0 4px 22px; border-left: 3px solid var(--orange); font-size: 20px; color: #444; }

/* Stats */
.stats { display: grid; grid-template-columns: repeat(4, 1fr); gap: 24px; text-align: center; }
.stats b { display: block; font-size: 42px; font-weight: 300; color: var(--orange); line-height: 1.1; }
.stats span { text-transform: uppercase; letter-spacing: .08em; font-size: 13px; color: #cfcfcf; }

/* ---------- Footer ---------- */
.orange-band { height: 18px; background: var(--orange); }
.site-footer { background: var(--charcoal); color: #e6e6e6; padding: 56px 0 0; font-size: 15px; }
.footer-top { display: flex; justify-content: space-between; align-items: flex-start; gap: 30px; margin-bottom: 44px; flex-wrap: wrap; }
.mantra { font-size: clamp(30px, 3.6vw, 40px); line-height: 1; text-transform: uppercase; letter-spacing: -.01em; color: #8a8a8a; }
.mantra b { font-weight: 800; }
.mantra .on { color: #fff; }
.mantra .on b { color: var(--orange); }
.footer-top .btns { display: flex; flex-direction: column; gap: 14px; }
.footer-cols { display: grid; grid-template-columns: 1.2fr 1fr 1fr 1fr; gap: 36px; }
.footer-cols h4 { text-transform: uppercase; letter-spacing: .07em; font-size: 15px; margin-bottom: 18px; color: #fff; }
.footer-cols ul { list-style: none; padding: 0; margin: 0; }
.footer-cols li { border-bottom: 1px dotted #6a6a6a; }
.footer-cols li a { display: block; padding: 8px 0; text-decoration: none; font-size: 14.5px; }
.footer-cols li a::before { content: "— "; color: #bbb; }
.footer-cols li a:hover { color: var(--orange); }
.footer-cols p { font-size: 14.5px; }
.footer-cols .plain li a::before { content: none; }
.legal { border-top: 1px solid #444; margin-top: 44px; padding: 20px 0 26px; font-size: 12px; color: #aaa; display: flex; justify-content: space-between; gap: 20px; flex-wrap: wrap; }
.legal a { color: #ccc; }

/* ---------- Responsive ---------- */
@media (max-width: 1080px) {
  .nav-actions .btn-light { display: none; }
  .nav > ul > li > a { padding: 30px 8px; font-size: 13px; }
  .filters { grid-template-columns: repeat(3, 1fr); }
}
@media (max-width: 900px) {
  .menu-toggle { display: inline-block; }
  .nav { display: none; position: absolute; top: 100%; left: 0; right: 0; background: var(--charcoal-2); flex-direction: column; align-items: stretch; padding: 8px 0 20px; max-height: calc(100vh - 84px); overflow: auto; }
  .nav.open { display: flex; }
  .nav > ul { flex-direction: column; }
  .nav > ul > li + li::before { display: none; }
  .nav > ul > li > a { padding: 14px 24px; border-bottom: 1px solid #333; }
  .nav .sub { display: block; position: static; box-shadow: none; border: 0; padding: 0 0 6px 14px; background: none; }
  .nav .sub a { padding: 7px 24px; font-size: 14px; color: #aaa; }
  .nav-actions { padding: 16px 24px 0; flex-wrap: wrap; }
  .nav-actions .btn-light { display: inline-flex; }
  .tiles, .quotes { grid-template-columns: 1fr; }
  .tile-img { aspect-ratio: 16/9; }
  .services, .stats { grid-template-columns: repeat(2, 1fr); }
  .split, .appraisal .container, .prop-grid, .calc, .contact-grid { grid-template-columns: 1fr; }
  .footer-cols { grid-template-columns: 1fr 1fr; }
  .search-row { grid-template-columns: 1fr; }
  .sticky { position: static; }
  .topbar .hide-sm { display: none; }
}
@media (max-width: 560px) {
  .container { padding: 0 16px; }
  .section { padding: 52px 0; }
  .logo img { height: 36px; }
  .site-header .container { min-height: 70px; }
  .services, .stats, .footer-cols, .form { grid-template-columns: 1fr; }
  .filters { grid-template-columns: 1fr 1fr; }
  .filters .btn-solid { grid-column: 1 / -1; }
  .newsletter form { flex-direction: column; max-width: none; width: 100%; }
  .panel { padding: 22px; }
  .hero { min-height: 460px; }
}

/* Fixes */
[hidden] { display: none !important; }
.prop-grid > *, .split > *, .calc > *, .contact-grid > * { min-width: 0; }
@media (max-width: 560px) {
  .btn { white-space: normal; text-align: center; }
  .hero::before { background: linear-gradient(180deg, rgba(0,0,0,.55), rgba(0,0,0,.35) 60%, rgba(0,0,0,.55)); }
}

.split > img { object-position: center top; }

/* Hero background video (YouTube, muted, looping) */
.hero-video { position: absolute; inset: 0; z-index: 0; overflow: hidden; pointer-events: none; opacity: 0; transition: opacity 1s ease; }
.hero-video.playing { opacity: 1; }
.hero-video iframe { position: absolute; top: 50%; left: 50%; transform: translate(-50%, -50%); border: 0; }
.btn-play svg { margin-right: 2px; }

/* Video lightbox */
.video-modal { position: fixed; inset: 0; z-index: 1000; background: rgba(0,0,0,.88); display: flex; align-items: center; justify-content: center; padding: 20px; }
.video-modal .frame { position: relative; width: min(1100px, 100%); aspect-ratio: 16/9; background: #000; box-shadow: 0 20px 60px rgba(0,0,0,.5); }
.video-modal iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; }
.video-modal .close { position: absolute; top: -46px; right: 0; background: none; border: 2px solid #fff; color: #fff; border-radius: 30px; padding: 6px 16px; font: inherit; font-size: 13px; letter-spacing: .08em; text-transform: uppercase; cursor: pointer; }
.video-modal .close:hover { background: #fff; color: #222; }

/* CoreLogic / LeadPlus property report widget */
.dpr-section { background: var(--mist); display: none; }
.dpr-section.dpr-ready { display: block; }
.dpr-note { text-align: center; margin: 18px 0 0; color: var(--muted); }
.dpr-note a { color: var(--orange); text-decoration: none; font-weight: 700; }