/* ================================================
   REETA BALWANI | HOWARD HANNA REAL ESTATE
   Premium Elevated Redesign — styles.css
   ================================================ */

:root {
  /* Howard Hanna Brand Colors */
  --hh-green:        #0e3a32;
  --hh-green-deep:   #0a2921;
  --hh-green-mid:    #1c6448;
  --hh-green-light:  #2e8b57;
  --hh-green-pale:   #e8f5ec;
  --hh-green-frost:  #f0f8f2;

  --hh-gold:         #c9a84c;
  --hh-gold-light:   #d9bc72;
  --hh-gold-pale:    #f7efd2;
  --hh-gold-deep:    #9e7e2a;

  /* Neutrals */
  --ivory:           #faf8f3;
  --ivory-warm:      #f4f0e8;
  --cream:           #e8e2d6;
  --white:           #ffffff;
  --off-white:       #f8f7f4;

  /* Text */
  --text-dark:       #1a2420;
  --text-mid:        #4a5c50;
  --text-muted:      #7a8e80;

  /* Typography */
  --font-serif: 'Cormorant Garamond', Georgia, serif;
  --font-sans:  'DM Sans', -apple-system, BlinkMacSystemFont, sans-serif;

  /* Layout */
  --section-py:    112px;
  --container-max: 1240px;
  --radius:        12px;
  --radius-lg:     20px;

  /* Easing */
  --ease-out:    cubic-bezier(.22, 1, .36, 1);
  --ease-smooth: cubic-bezier(.4, 0, .2, 1);
  --ease-spring: cubic-bezier(.34, 1.56, .64, 1);
}

/* ================================================
   RESET & BASE
   ================================================ */
*, *::before, *::after { margin: 0; padding: 0; box-sizing: border-box; }
html { scroll-behavior: smooth; font-size: 16px; -webkit-font-smoothing: antialiased; -moz-osx-font-smoothing: grayscale; }
body {
  font-family: var(--font-sans);
  font-weight: 400;
  color: var(--text-dark);
  background: var(--ivory);
  line-height: 1.72;
  overflow-x: hidden;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button { cursor: pointer; border: none; background: none; font-family: inherit; }
select, input, textarea { font-family: inherit; }

/* ================================================
   LAYOUT UTILITIES
   ================================================ */
.container { max-width: var(--container-max); margin: 0 auto; padding: 0 28px; }
.section { padding: var(--section-py) 0; position: relative; }

.section-label {
  font-family: var(--font-sans);
  font-size: .68rem;
  font-weight: 600;
  letter-spacing: .24em;
  text-transform: uppercase;
  color: var(--hh-gold-deep);
  margin-bottom: 12px;
  display: block;
}
.section-heading {
  font-family: var(--font-serif);
  font-size: clamp(2.1rem, 4.5vw, 3.2rem);
  font-weight: 600;
  line-height: 1.1;
  color: var(--hh-green);
  margin-bottom: 18px;
  letter-spacing: -.01em;
}
.section-heading em { font-style: italic; color: var(--hh-green-mid); }
.section-sub {
  font-size: 1.02rem;
  color: var(--text-mid);
  max-width: 580px;
  line-height: 1.78;
}
.section-header.center { text-align: center; margin-bottom: 60px; }
.section-header.center .section-sub { margin: 0 auto; }

/* ================================================
   BUTTONS
   ================================================ */
.btn {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  font-family: var(--font-sans);
  font-size: .78rem;
  font-weight: 600;
  letter-spacing: .08em;
  text-transform: uppercase;
  padding: 13px 28px;
  border-radius: 6px;
  transition: all .32s var(--ease-smooth);
  white-space: nowrap;
  cursor: pointer;
  position: relative;
  overflow: hidden;
}
.btn::after {
  content: '';
  position: absolute;
  inset: 0;
  background: rgba(255,255,255,0);
  transition: background .28s;
}
.btn:hover::after { background: rgba(255,255,255,.08); }

.btn-lg { padding: 16px 34px; font-size: .82rem; }

.btn-gold {
  background: var(--hh-gold);
  color: var(--hh-green-deep);
  box-shadow: 0 4px 16px rgba(201,168,76,.3);
}
.btn-gold:hover {
  background: var(--hh-gold-light);
  transform: translateY(-2px);
  box-shadow: 0 10px 30px rgba(201,168,76,.45);
}
.btn-green {
  background: var(--hh-green);
  color: var(--white);
  box-shadow: 0 4px 16px rgba(14,58,50,.2);
}
.btn-green:hover {
  background: var(--hh-green-mid);
  transform: translateY(-2px);
  box-shadow: 0 10px 28px rgba(14,58,50,.3);
}
.btn-outline-light {
  background: transparent;
  color: var(--white);
  border: 1.5px solid rgba(255,255,255,.38);
}
.btn-outline-light:hover {
  background: rgba(255,255,255,.1);
  border-color: rgba(255,255,255,.7);
  transform: translateY(-1px);
}
.btn-outline-green {
  background: transparent;
  color: var(--hh-green);
  border: 1.5px solid var(--hh-green);
  display: inline-flex;
  align-items: center;
  gap: 8px;
  font-family: var(--font-sans);
  font-size: .78rem;
  font-weight: 600;
  letter-spacing: .08em;
  text-transform: uppercase;
  padding: 13px 28px;
  border-radius: 6px;
  transition: all .32s var(--ease-smooth);
  cursor: pointer;
}
.btn-outline-green:hover {
  background: var(--hh-green);
  color: var(--white);
  transform: translateY(-2px);
}
.btn-full { width: 100%; justify-content: center; }

/* ================================================
   SCROLL REVEAL
   ================================================ */
.reveal {
  opacity: 0;
  transform: translateY(28px);
  transition: opacity .8s var(--ease-out), transform .8s var(--ease-out);
}
.reveal.visible { opacity: 1; transform: translateY(0); }

/* ================================================
   STICKY CTA
   ================================================ */
.sticky-cta {
  position: fixed;
  bottom: 28px;
  right: 28px;
  z-index: 900;
  display: inline-flex;
  align-items: center;
  gap: 9px;
  background: var(--hh-gold);
  color: var(--hh-green-deep);
  font-family: var(--font-sans);
  font-size: .75rem;
  font-weight: 700;
  letter-spacing: .1em;
  text-transform: uppercase;
  padding: 14px 24px;
  border-radius: 100px;
  box-shadow: 0 8px 36px rgba(201,168,76,.5), 0 2px 8px rgba(0,0,0,.14);
  transform: translateY(100px);
  opacity: 0;
  transition: transform .55s var(--ease-out), opacity .55s var(--ease-out), background .28s, box-shadow .28s;
  white-space: nowrap;
}
.sticky-cta.visible { transform: translateY(0); opacity: 1; }
.sticky-cta:hover {
  background: var(--hh-gold-light);
  box-shadow: 0 14px 44px rgba(201,168,76,.6);
  transform: translateY(-3px);
}
@media (max-width: 600px) {
  .sticky-cta {
    bottom: 16px; right: 16px; left: 16px;
    justify-content: center;
    border-radius: 10px;
  }
}

/* ================================================
   HEADER
   ================================================ */
.site-header {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 1000;
  transition: background .4s, box-shadow .4s, padding .4s;
  padding: 20px 0;
}
.site-header.scrolled {
  background: rgba(10, 41, 33, .97);
  backdrop-filter: blur(16px);
  -webkit-backdrop-filter: blur(16px);
  box-shadow: 0 2px 28px rgba(0,0,0,.25);
  padding: 10px 0;
}
.header-inner {
  max-width: var(--container-max);
  margin: 0 auto; padding: 0 28px;
  display: flex; align-items: center; justify-content: space-between;
}
.logo { display: flex; align-items: center; gap: 14px; }
.logo-name {
  font-family: var(--font-serif);
  font-size: 1.3rem; font-weight: 600;
  color: var(--white); letter-spacing: .01em;
}
.logo-divider { width: 1px; height: 18px; background: rgba(255,255,255,.22); }
.logo-title {
  font-size: .63rem; font-weight: 500;
  letter-spacing: .15em; text-transform: uppercase;
  color: rgba(255,255,255,.42);
}
.main-nav { display: flex; align-items: center; gap: 2px; }
.nav-link {
  font-size: .74rem; font-weight: 500; letter-spacing: .04em;
  padding: 8px 14px; border-radius: 5px;
  color: rgba(255,255,255,.75);
  transition: all .25s;
}
.nav-link:hover { color: #fff; background: rgba(255,255,255,.08); }
.nav-cta {
  background: var(--hh-gold) !important;
  color: var(--hh-green-deep) !important;
  font-weight: 700; padding: 9px 22px; margin-left: 10px;
  border-radius: 5px;
}
.nav-cta:hover { background: var(--hh-gold-light) !important; transform: translateY(-1px); }

/* Hamburger */
.menu-toggle { display: none; flex-direction: column; gap: 5px; width: 28px; padding: 4px 0; z-index: 1100; }
.menu-toggle span { display: block; height: 2px; background: #fff; border-radius: 2px; transition: all .36s var(--ease-out); }
.menu-toggle.active span:nth-child(1) { transform: rotate(45deg) translate(5px, 5px); }
.menu-toggle.active span:nth-child(2) { opacity: 0; transform: scaleX(0); }
.menu-toggle.active span:nth-child(3) { transform: rotate(-45deg) translate(5px, -5px); }

/* Mobile overlay */
.mobile-nav-overlay {
  position: fixed; inset: 0; z-index: 1050;
  background: rgba(10, 41, 33, .98);
  backdrop-filter: blur(20px);
  -webkit-backdrop-filter: blur(20px);
  display: flex; align-items: center; justify-content: center;
  opacity: 0; visibility: hidden;
  transition: all .4s var(--ease-out);
}
.mobile-nav-overlay.open { opacity: 1; visibility: visible; }
.mobile-nav { text-align: center; display: flex; flex-direction: column; gap: 4px; }
.mobile-nav a {
  font-family: var(--font-serif);
  font-size: 2.1rem; font-weight: 500;
  color: var(--white); padding: 8px 0;
  transition: color .28s;
  letter-spacing: .01em;
}
.mobile-nav a:hover { color: var(--hh-gold); }
.mobile-nav-contact {
  margin-top: 32px;
  display: flex; flex-direction: column; gap: 6px;
  padding-top: 24px;
  border-top: 1px solid rgba(255,255,255,.1);
}
.mobile-nav-contact a,
.mobile-nav-contact span { font-size: .86rem; color: rgba(255,255,255,.4); }
.mobile-nav-contact a { color: var(--hh-gold); font-weight: 600; }

/* ================================================
   HERO
   ================================================ */
.hero {
  position: relative;
  min-height: 100vh;
  background: var(--hh-green);
  display: flex; align-items: center;
  overflow: hidden;
}
.hero-bg {
  position: absolute; inset: 0;
  pointer-events: none;
}
.hero-orb {
  position: absolute;
  border-radius: 50%;
  filter: blur(70px);
  opacity: .45;
}
.hero-orb-1 {
  width: 700px; height: 700px;
  background: radial-gradient(circle, rgba(30,100,72,.7) 0%, transparent 70%);
  top: -200px; right: -100px;
}
.hero-orb-2 {
  width: 500px; height: 500px;
  background: radial-gradient(circle, rgba(201,168,76,.14) 0%, transparent 70%);
  bottom: -100px; left: -50px;
}
.hero-lines {
  position: absolute; inset: 0;
  background-image: repeating-linear-gradient(
    -52deg, transparent, transparent 60px,
    rgba(255,255,255,.012) 60px, rgba(255,255,255,.012) 61px
  );
}

.hero-inner {
  position: relative; z-index: 2;
  width: 100%; max-width: var(--container-max);
  margin: 0 auto;
  padding: 140px 28px 96px;
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: 72px;
  align-items: center;
}

/* Photo column */
.hero-photo-col { display: flex; justify-content: center; align-items: center; }
.hero-photo-wrapper {
  position: relative;
  width: 100%;
  max-width: 380px;
}
.hero-photo-ring {
  position: absolute;
  inset: -18px;
  border-radius: 20px;
  border: 1px solid rgba(201,168,76,.2);
  z-index: 0;
  animation: ringPulse 4s ease-in-out infinite;
}
@keyframes ringPulse {
  0%, 100% { opacity: .25; transform: scale(1); }
  50% { opacity: .45; transform: scale(1.01); }
}
.hero-photo-frame {
  position: relative; z-index: 2;
  width: 100%; aspect-ratio: 3/4;
  border-radius: 16px;
  overflow: hidden;
  box-shadow: 0 40px 80px rgba(0,0,0,.45), 0 0 0 1px rgba(255,255,255,.06);
}
.hero-photo-img { width: 100%; height: 100%; object-fit: cover; object-position: center top; }
.hero-photo-placeholder {
  width: 100%; height: 100%;
  min-height: 460px;
  display: flex; flex-direction: column;
  align-items: center; justify-content: center; gap: 16px;
  background: linear-gradient(160deg, #1c6448 0%, #0e3a32 100%);
}
.photo-silhouette {
  width: 130px; height: 130px; border-radius: 50%;
  background: rgba(255,255,255,.06);
  display: flex; align-items: center; justify-content: center;
}
.photo-silhouette svg { width: 72px; height: 72px; opacity: .16; color: white; }
.photo-hint {
  font-size: .6rem; letter-spacing: .2em; text-transform: uppercase;
  color: rgba(255,255,255,.2);
}
.hero-photo-badge {
  position: absolute;
  bottom: -14px;
  right: -14px;
  z-index: 3;
  background: var(--hh-gold);
  color: var(--hh-green-deep);
  border-radius: 12px;
  padding: 10px 16px;
  box-shadow: 0 8px 24px rgba(201,168,76,.4);
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 2px;
}
.hpb-stars { font-size: .72rem; letter-spacing: .06em; }
.hpb-text { font-size: .66rem; font-weight: 700; letter-spacing: .05em; white-space: nowrap; }
.hero-photo-tag {
  position: absolute;
  top: 18px;
  left: -14px;
  z-index: 3;
  background: var(--hh-green-deep);
  color: rgba(255,255,255,.75);
  border-radius: 8px;
  padding: 7px 14px;
  font-size: .68rem;
  font-weight: 600;
  letter-spacing: .08em;
  text-transform: uppercase;
  display: flex;
  align-items: center;
  gap: 6px;
  border: 1px solid rgba(255,255,255,.1);
  box-shadow: 0 4px 16px rgba(0,0,0,.3);
}

/* Hero text column */
.hero-text-col { display: flex; flex-direction: column; }
.hero-eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  font-size: .68rem;
  font-weight: 600;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: var(--hh-gold);
  margin-bottom: 18px;
}
.hero-eyebrow-dot {
  width: 6px; height: 6px;
  border-radius: 50%;
  background: var(--hh-gold);
  flex-shrink: 0;
}
.hero-name {
  font-family: var(--font-serif);
  line-height: 1;
  margin-bottom: 10px;
  letter-spacing: -.02em;
}
.hero-name-first {
  display: block;
  font-size: clamp(3.8rem, 8vw, 6.4rem);
  font-weight: 700;
  color: var(--white);
}
.hero-name-last {
  display: block;
  font-size: clamp(3rem, 6.5vw, 5.2rem);
  font-weight: 400;
  font-style: italic;
  color: rgba(255,255,255,.7);
}
.hero-credential {
  font-size: .84rem;
  color: rgba(255,255,255,.38);
  letter-spacing: .06em;
  margin-bottom: 26px;
}
.hero-headline {
  font-family: var(--font-serif);
  font-size: clamp(1.22rem, 2.2vw, 1.55rem);
  line-height: 1.4;
  color: rgba(255,255,255,.88);
  margin-bottom: 14px;
}
.hero-headline em {
  font-style: italic;
  color: var(--hh-gold);
}
.hero-sub {
  font-size: .95rem;
  color: rgba(255,255,255,.55);
  line-height: 1.78;
  max-width: 480px;
  margin-bottom: 28px;
}
.hero-trust-row {
  display: flex;
  align-items: center;
  flex-wrap: wrap;
  gap: 8px 0;
  margin-bottom: 30px;
}
.htr-item {
  display: inline-flex;
  align-items: center;
  gap: 7px;
  font-size: .72rem;
  font-weight: 500;
  color: rgba(255,255,255,.55);
  padding: 0 16px;
}
.htr-item:first-child { padding-left: 0; }
.htr-item svg { color: var(--hh-gold); flex-shrink: 0; }
.htr-sep {
  width: 1px;
  height: 16px;
  background: rgba(255,255,255,.16);
}
.hero-ctas {
  display: flex;
  gap: 12px;
  flex-wrap: wrap;
  margin-bottom: 20px;
}
.hero-phone {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  color: var(--hh-gold);
  font-size: .96rem;
  font-weight: 600;
  margin-bottom: 24px;
  transition: color .25s;
}
.hero-phone:hover { color: var(--hh-gold-light); }
.hero-phone svg { flex-shrink: 0; }
.hero-phone-sub {
  font-size: .72rem;
  font-weight: 400;
  color: rgba(255,255,255,.35);
  letter-spacing: .06em;
}

/* Hero Quick Form */
.hero-quick-form {
  background: rgba(255,255,255,.06);
  border: 1px solid rgba(255,255,255,.12);
  border-radius: 14px;
  padding: 20px 22px;
  max-width: 560px;
  backdrop-filter: blur(10px);
  -webkit-backdrop-filter: blur(10px);
}
.hero-quick-form-label {
  display: flex;
  align-items: center;
  gap: 7px;
  font-size: .68rem;
  font-weight: 700;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: var(--hh-gold);
  margin-bottom: 13px;
}
.hero-quick-form-inner {
  display: grid;
  grid-template-columns: 1fr 1fr 1fr auto;
  gap: 10px;
  align-items: center;
}
.hqf-select,
.hqf-input {
  width: 100%;
  padding: 11px 14px;
  border-radius: 8px;
  border: 1.5px solid rgba(255,255,255,.16);
  background: rgba(255,255,255,.08);
  color: var(--white);
  font-family: var(--font-sans);
  font-size: .82rem;
  outline: none;
  transition: border-color .28s, background .28s;
}
.hqf-select option { color: var(--text-dark); background: var(--white); }
.hqf-select:focus, .hqf-input:focus {
  border-color: var(--hh-gold);
  background: rgba(255,255,255,.12);
}
.hqf-input::placeholder { color: rgba(255,255,255,.38); }
.hqf-btn { white-space: nowrap; padding: 11px 20px; }
.hero-quick-trust {
  font-size: .7rem;
  color: rgba(255,255,255,.32);
  margin-top: 10px;
}

/* Hero scroll hint */
.hero-scroll-hint {
  position: absolute;
  bottom: 32px;
  left: 50%;
  transform: translateX(-50%);
  z-index: 3;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 8px;
  color: rgba(255,255,255,.3);
  font-size: .64rem;
  letter-spacing: .18em;
  text-transform: uppercase;
}
.hero-scroll-line {
  width: 1px;
  height: 40px;
  background: linear-gradient(to bottom, rgba(255,255,255,.3), transparent);
  animation: scrollLine 2s ease-in-out infinite;
}
@keyframes scrollLine {
  0%, 100% { opacity: .4; transform: scaleY(1); transform-origin: top; }
  50% { opacity: .9; }
}

/* ================================================
   TRUST BAR
   ================================================ */
.trust-bar {
  background: var(--white);
  border-bottom: 1px solid var(--cream);
  box-shadow: 0 4px 32px rgba(14,58,50,.07);
}
.trust-bar-grid {
  display: flex; align-items: stretch;
  max-width: var(--container-max);
  margin: 0 auto; padding: 0 28px;
}
.trust-item {
  display: flex; align-items: center; gap: 14px;
  flex: 1; padding: 26px 20px;
}
.trust-item > div { display: flex; flex-direction: column; }
.trust-item strong { font-size: .87rem; font-weight: 600; color: var(--hh-green); line-height: 1.3; }
.trust-item span { font-size: .74rem; color: var(--text-muted); margin-top: 2px; }
.trust-icon-wrap { color: var(--hh-gold); flex-shrink: 0; }
.trust-sep { width: 1px; background: var(--cream); margin: 14px 0; }

/* ================================================
   PROOF STRIP
   ================================================ */
.proof-strip {
  background: var(--hh-green);
  border-top: 1px solid rgba(255,255,255,.06);
  padding: 52px 0;
  position: relative;
  overflow: hidden;
}
.proof-strip::before {
  content: '';
  position: absolute; inset: 0;
  background: radial-gradient(ellipse at 50% 50%, rgba(201,168,76,.07) 0%, transparent 70%);
}
.proof-strip-inner {
  display: flex;
  align-items: stretch;
  justify-content: space-between;
  gap: 0;
  position: relative;
}
.proof-stat {
  flex: 1;
  text-align: center;
  padding: 0 28px;
  display: flex;
  flex-direction: column;
  gap: 8px;
}
.ps-number {
  font-family: var(--font-serif);
  font-size: clamp(1.3rem, 2.5vw, 1.9rem);
  font-weight: 700;
  color: var(--hh-gold);
  line-height: 1.1;
}
.ps-label {
  font-size: .78rem;
  color: rgba(255,255,255,.5);
  line-height: 1.55;
  font-style: italic;
  font-family: var(--font-serif);
}
.proof-divider {
  width: 1px;
  background: rgba(255,255,255,.1);
  margin: 6px 0;
  flex-shrink: 0;
}

/* ================================================
   ABOUT
   ================================================ */
.about { background: var(--ivory); }
.about-grid { display: grid; grid-template-columns: 1.1fr 1fr; gap: 80px; align-items: start; }
.about-lead {
  font-family: var(--font-serif);
  font-size: 1.16rem; line-height: 1.72;
  color: var(--hh-green); margin-bottom: 18px;
}
.about-body { font-size: .95rem; color: var(--text-mid); line-height: 1.84; margin-bottom: 14px; }
.lang-tags { display: flex; gap: 8px; flex-wrap: wrap; margin-top: 20px; }
.lang-tag {
  font-size: .69rem; font-weight: 600; letter-spacing: .08em; text-transform: uppercase;
  background: var(--hh-green-pale); color: var(--hh-green);
  padding: 6px 14px; border-radius: 100px;
  border: 1px solid rgba(14,58,50,.14);
}
.about-side { display: flex; flex-direction: column; gap: 22px; }
.about-quote-card {
  background: var(--hh-green);
  border-radius: var(--radius-lg);
  padding: 46px 42px;
  position: relative;
  overflow: hidden;
  box-shadow: 0 20px 60px rgba(14,58,50,.25);
}
.about-quote-card::before {
  content: '';
  position: absolute;
  top: 0; right: 0;
  width: 200px; height: 200px;
  background: radial-gradient(circle, rgba(201,168,76,.1) 0%, transparent 70%);
}
.quote-mark {
  font-family: var(--font-serif);
  font-size: 8rem; line-height: .6;
  color: var(--hh-gold); opacity: .25;
  position: absolute; top: 20px; left: 28px;
  pointer-events: none; user-select: none;
}
.quote-body {
  font-family: var(--font-serif);
  font-size: 1.06rem; font-style: italic;
  color: rgba(255,255,255,.82); line-height: 1.72;
  margin-bottom: 24px; position: relative; z-index: 1;
}
.quote-footer { display: flex; flex-direction: column; gap: 3px; }
.quote-attr { font-family: var(--font-serif); font-size: .95rem; font-weight: 600; color: var(--hh-gold); }
.quote-sub { font-size: .7rem; color: rgba(255,255,255,.38); letter-spacing: .08em; }
.about-values {
  background: var(--white);
  border-radius: var(--radius);
  padding: 30px 32px;
  border: 1px solid var(--cream);
  display: flex; flex-direction: column; gap: 13px;
  box-shadow: 0 4px 20px rgba(14,58,50,.06);
}
.value-row { display: flex; align-items: center; gap: 13px; font-size: .9rem; color: var(--text-mid); }
.vdot { width: 7px; height: 7px; border-radius: 50%; background: var(--hh-gold); flex-shrink: 0; }

/* ================================================
   BUYERS / SELLERS
   ================================================ */
.buyers { background: var(--ivory-warm); }
.sellers { background: var(--ivory); }
.split-wrap {
  display: grid; grid-template-columns: 1fr 1fr;
  gap: 80px; align-items: center;
}
.split-wrap.split-reverse .split-visual { order: -1; }
.split-body { font-size: .96rem; color: var(--text-mid); line-height: 1.82; margin-bottom: 28px; }
.split-actions { display: flex; gap: 12px; flex-wrap: wrap; }
.pillars { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; margin-bottom: 30px; }
.pillar {
  background: var(--white);
  border-radius: var(--radius); padding: 20px 22px;
  border: 1px solid var(--cream);
  transition: box-shadow .32s, border-color .28s, transform .32s;
}
.pillar:hover { box-shadow: 0 8px 28px rgba(14,58,50,.1); border-color: var(--hh-gold); transform: translateY(-2px); }
.pillar h4 { font-size: .82rem; font-weight: 700; color: var(--hh-green); margin-bottom: 6px; letter-spacing: .03em; }
.pillar p { font-size: .81rem; color: var(--text-mid); line-height: 1.66; }

/* Visual cards */
.visual-card {
  border-radius: var(--radius-lg); overflow: hidden;
  box-shadow: 0 28px 64px rgba(14,58,50,.18);
  min-height: 440px;
}
.buyer-card {
  background: linear-gradient(145deg, var(--hh-green) 0%, #1a5c44 60%, var(--hh-green-mid) 100%);
}
.seller-card {
  background: linear-gradient(145deg, #1a5c44 0%, var(--hh-green-mid) 60%, #3a8a60 100%);
}
.vc-inner {
  display: flex; flex-direction: column;
  align-items: center; justify-content: center;
  height: 100%; min-height: 440px;
  padding: 52px 40px; text-align: center;
  position: relative;
}
.vc-inner::before {
  content: '';
  position: absolute; inset: 0;
  background-image: repeating-linear-gradient(
    45deg, transparent, transparent 40px,
    rgba(255,255,255,.015) 40px, rgba(255,255,255,.015) 41px
  );
}
.vc-icon { color: rgba(255,255,255,.18); margin-bottom: 28px; position: relative; z-index: 1; }
.vc-quote {
  font-family: var(--font-serif);
  font-size: 1.12rem; font-style: italic;
  color: rgba(255,255,255,.84); line-height: 1.66; margin-bottom: 18px;
  position: relative; z-index: 1;
}
.vc-attr { font-size: .72rem; letter-spacing: .12em; color: var(--hh-gold); position: relative; z-index: 1; }
.vc-stat-row {
  display: flex;
  gap: 0;
  margin-top: 28px;
  border-top: 1px solid rgba(255,255,255,.1);
  padding-top: 22px;
  width: 100%;
  position: relative; z-index: 1;
}
.vc-stat {
  flex: 1;
  display: flex; flex-direction: column; gap: 2px;
  text-align: center;
}
.vc-stat:not(:last-child) { border-right: 1px solid rgba(255,255,255,.1); }
.vc-stat span:first-child { font-size: .68rem; font-weight: 600; letter-spacing: .06em; color: var(--hh-gold); text-transform: uppercase; }
.vc-stat span:last-child { font-size: .76rem; color: rgba(255,255,255,.55); }

/* Seller result cards */
.seller-result-cards { display: flex; flex-direction: column; gap: 10px; margin-top: 8px; width: 100%; position: relative; z-index: 1; }
.src {
  background: rgba(255,255,255,.08);
  border: 1px solid rgba(255,255,255,.1);
  border-radius: 8px; padding: 12px 18px;
  display: flex; flex-direction: column; gap: 2px;
  text-align: left;
}
.src-label { font-family: var(--font-serif); font-size: 1.06rem; font-style: italic; color: var(--white); }
.src-source { font-size: .68rem; color: var(--hh-gold); letter-spacing: .06em; }

/* ================================================
   WHAT'S MY HOME WORTH BAND
   ================================================ */
.valuation-band {
  background: linear-gradient(135deg, var(--hh-green-deep) 0%, var(--hh-green) 100%);
  padding: 72px 0;
  position: relative;
  overflow: hidden;
}
.valuation-band::before {
  content: '';
  position: absolute; inset: 0;
  background: radial-gradient(ellipse at 80% 50%, rgba(201,168,76,.12) 0%, transparent 60%);
}
.valuation-band-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 48px;
  position: relative;
  z-index: 1;
}
.vb-left { display: flex; gap: 24px; align-items: flex-start; flex: 1; }
.vb-icon {
  width: 60px; height: 60px; flex-shrink: 0;
  background: rgba(201,168,76,.15);
  border: 1px solid rgba(201,168,76,.2);
  border-radius: 14px;
  display: flex; align-items: center; justify-content: center;
  color: var(--hh-gold);
}
.vb-eyebrow { font-size: .66rem; font-weight: 600; letter-spacing: .2em; text-transform: uppercase; color: var(--hh-gold); margin-bottom: 8px; display: block; }
.vb-heading {
  font-family: var(--font-serif);
  font-size: clamp(1.5rem, 2.8vw, 2.1rem);
  font-weight: 600; color: var(--white); line-height: 1.2; margin-bottom: 10px;
}
.vb-sub { font-size: .9rem; color: rgba(255,255,255,.55); line-height: 1.7; max-width: 420px; }
.vb-right { display: flex; flex-direction: column; gap: 12px; flex-shrink: 0; }

/* ================================================
   LEAD MAGNETS
   ================================================ */
.lead-magnet { background: var(--ivory-warm); }
.lead-magnet-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 22px;
}
.lm-card {
  background: var(--white);
  border-radius: var(--radius-lg);
  padding: 38px 32px;
  border: 1px solid var(--cream);
  box-shadow: 0 8px 36px rgba(14,58,50,.07);
  display: flex; flex-direction: column;
  transition: transform .38s var(--ease-out), box-shadow .38s, border-color .28s;
}
.lm-card:hover {
  transform: translateY(-5px);
  box-shadow: 0 20px 56px rgba(14,58,50,.14);
  border-color: rgba(201,168,76,.3);
}
.lm-card-green { background: var(--hh-green); }
.lm-card-ivory { background: var(--ivory); border-color: var(--cream); }
.lm-card-gold {
  background: linear-gradient(145deg, var(--hh-green-deep) 0%, var(--hh-green) 100%);
}
.lm-icon {
  width: 64px; height: 64px;
  border-radius: 14px;
  display: flex; align-items: center; justify-content: center;
  margin-bottom: 18px; flex-shrink: 0;
}
.lm-card:not(.lm-card-green):not(.lm-card-gold) .lm-icon {
  background: var(--hh-green-pale); color: var(--hh-green);
}
.lm-card-green .lm-icon, .lm-card-gold .lm-icon {
  background: rgba(201,168,76,.14);
  color: var(--hh-gold);
}
.lm-badge {
  font-size: .62rem; font-weight: 800; letter-spacing: .18em; text-transform: uppercase;
  padding: 5px 12px; border-radius: 100px;
  display: inline-flex; align-self: flex-start;
  margin-bottom: 14px;
}
.lm-card:not(.lm-card-green):not(.lm-card-gold) .lm-badge {
  background: var(--hh-green-pale); color: var(--hh-green);
  border: 1px solid rgba(14,58,50,.14);
}
.lm-badge-gold {
  background: rgba(201,168,76,.18) !important;
  color: var(--hh-gold) !important;
  border: 1px solid rgba(201,168,76,.22) !important;
}
.lm-badge-dark {
  background: rgba(201,168,76,.15) !important;
  color: var(--hh-gold) !important;
  border: 1px solid rgba(201,168,76,.2) !important;
}
.lm-title {
  font-family: var(--font-serif);
  font-size: 1.38rem; font-weight: 600; line-height: 1.2;
  margin-bottom: 12px;
}
.lm-card:not(.lm-card-green):not(.lm-card-gold) .lm-title { color: var(--hh-green); }
.lm-card-green .lm-title, .lm-card-gold .lm-title { color: var(--white); }
.lm-desc { font-size: .86rem; line-height: 1.78; margin-bottom: 18px; }
.lm-card:not(.lm-card-green):not(.lm-card-gold) .lm-desc { color: var(--text-mid); }
.lm-card-green .lm-desc, .lm-card-gold .lm-desc { color: rgba(255,255,255,.6); }
.lm-bullets {
  list-style: none;
  margin-bottom: 24px;
  display: flex; flex-direction: column; gap: 8px;
  flex: 1;
}
.lm-bullets li {
  font-size: .84rem;
  padding-left: 18px;
  position: relative;
}
.lm-bullets li::before {
  content: '✓';
  position: absolute; left: 0;
  font-weight: 700; font-size: .78rem;
}
.lm-card:not(.lm-card-green):not(.lm-card-gold) .lm-bullets li { color: var(--text-mid); }
.lm-card:not(.lm-card-green):not(.lm-card-gold) .lm-bullets li::before { color: var(--hh-green-mid); }
.lm-card-green .lm-bullets li, .lm-card-gold .lm-bullets li { color: rgba(255,255,255,.6); }
.lm-card-green .lm-bullets li::before, .lm-card-gold .lm-bullets li::before { color: var(--hh-gold); }
.lm-btn { margin-top: auto; }
.lm-trust { font-size: .7rem; margin-top: 10px; text-align: center; }
.lm-card:not(.lm-card-green):not(.lm-card-gold) .lm-trust { color: var(--text-muted); }
.lm-card-green .lm-trust, .lm-card-gold .lm-trust { color: rgba(255,255,255,.3); }

/* ================================================
   SPECIALTIES
   ================================================ */
.specialties { background: var(--white); }
.specialty-grid { display: grid; grid-template-columns: repeat(5, 1fr); gap: 18px; }
.specialty-card {
  background: var(--ivory);
  border-radius: var(--radius);
  padding: 32px 22px;
  border: 1px solid var(--cream);
  text-align: center;
  transition: transform .36s var(--ease-out), box-shadow .36s, border-color .28s, background .28s;
}
.specialty-card:hover {
  transform: translateY(-5px);
  box-shadow: 0 16px 48px rgba(14,58,50,.12);
  border-color: var(--hh-gold);
  background: var(--white);
}
.sc-icon {
  width: 58px; height: 58px; border-radius: 14px;
  background: var(--hh-green-pale); color: var(--hh-green);
  display: flex; align-items: center; justify-content: center;
  margin: 0 auto 16px;
  transition: background .3s, color .3s;
}
.specialty-card:hover .sc-icon { background: var(--hh-green); color: var(--white); }
.specialty-card h3 { font-family: var(--font-serif); font-size: 1.06rem; font-weight: 600; color: var(--hh-green); margin-bottom: 8px; }
.specialty-card p { font-size: .8rem; color: var(--text-mid); line-height: 1.66; }

/* ================================================
   AREAS SERVED
   ================================================ */
.areas { background: var(--ivory-warm); }
.areas-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 18px; }
.area-card {
  background: var(--white);
  border-radius: var(--radius);
  padding: 28px 26px;
  border: 1px solid var(--cream);
  transition: transform .36s var(--ease-out), box-shadow .36s, border-color .28s;
}
.area-card:hover {
  transform: translateY(-3px);
  box-shadow: 0 14px 44px rgba(14,58,50,.1);
  border-color: var(--hh-gold);
}
.area-top { display: flex; align-items: center; justify-content: space-between; margin-bottom: 10px; gap: 8px; }
.area-top h3 { font-family: var(--font-serif); font-size: 1.24rem; font-weight: 600; color: var(--hh-green); }
.area-badge {
  font-size: .58rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase;
  background: var(--hh-green); color: var(--hh-gold);
  padding: 4px 10px; border-radius: 4px;
  white-space: nowrap; flex-shrink: 0;
}
.area-card p { font-size: .83rem; color: var(--text-mid); line-height: 1.72; }
.areas-cta {
  text-align: center;
  margin-top: 40px;
  font-size: .9rem;
  color: var(--text-mid);
}
.areas-cta a { color: var(--hh-green-mid); font-weight: 600; text-decoration: underline; text-underline-offset: 3px; transition: color .25s; }
.areas-cta a:hover { color: var(--hh-gold-deep); }

/* ================================================
   MORTGAGE CALCULATOR
   ================================================ */
.mortgage { background: var(--ivory); }
.mortgage-layout {
  display: grid;
  grid-template-columns: 1fr 1.4fr;
  gap: 80px;
  align-items: start;
}
.mortgage-sub { font-size: .95rem; color: var(--text-mid); line-height: 1.8; margin-bottom: 32px; }
.mortgage-note {
  background: var(--hh-green);
  border-radius: var(--radius-lg);
  padding: 28px 30px;
  display: flex;
  gap: 18px;
  align-items: flex-start;
}
.mn-icon {
  width: 44px; height: 44px; flex-shrink: 0;
  background: rgba(201,168,76,.15);
  border-radius: 10px;
  display: flex; align-items: center; justify-content: center;
  color: var(--hh-gold);
}
.mortgage-note strong { color: var(--white); font-size: .94rem; display: block; margin-bottom: 6px; }
.mortgage-note p { font-size: .84rem; color: rgba(255,255,255,.55); line-height: 1.7; }
.calc-card {
  background: var(--white);
  border-radius: var(--radius-lg);
  padding: 44px 42px;
  border: 1px solid var(--cream);
  box-shadow: 0 8px 40px rgba(14,58,50,.08);
}
.calc-title {
  font-family: var(--font-serif);
  font-size: 1.55rem; font-weight: 600;
  color: var(--hh-green);
  margin-bottom: 28px;
}
.calc-field { margin-bottom: 22px; }
.calc-field label {
  display: block;
  font-size: .75rem; font-weight: 600; letter-spacing: .06em;
  color: var(--text-mid); text-transform: uppercase;
  margin-bottom: 8px;
}
.calc-input-wrap {
  display: flex; align-items: center;
  border: 1.5px solid var(--cream);
  border-radius: 8px;
  overflow: hidden;
  background: var(--ivory);
  transition: border-color .28s;
}
.calc-input-wrap:focus-within { border-color: var(--hh-green-mid); }
.calc-prefix {
  padding: 12px 14px;
  background: var(--hh-green-pale);
  color: var(--hh-green);
  font-weight: 700;
  font-size: .9rem;
  flex-shrink: 0;
  border-right: 1px solid var(--cream);
}
.calc-input-wrap input {
  flex: 1;
  padding: 12px 16px;
  border: none;
  background: transparent;
  font-size: .94rem;
  color: var(--text-dark);
  outline: none;
  font-family: var(--font-sans);
}
.calc-field select {
  width: 100%;
  padding: 12px 16px;
  border: 1.5px solid var(--cream);
  border-radius: 8px;
  background: var(--ivory);
  font-size: .9rem;
  color: var(--text-dark);
  outline: none;
  transition: border-color .28s;
  font-family: var(--font-sans);
  cursor: pointer;
}
.calc-field select:focus { border-color: var(--hh-green-mid); }
.calc-range {
  width: 100%;
  margin-top: 10px;
  -webkit-appearance: none;
  height: 4px;
  border-radius: 4px;
  background: var(--cream);
  outline: none;
  cursor: pointer;
}
.calc-range::-webkit-slider-thumb {
  -webkit-appearance: none;
  width: 18px; height: 18px;
  border-radius: 50%;
  background: var(--hh-green);
  cursor: pointer;
  box-shadow: 0 2px 8px rgba(14,58,50,.3);
  transition: background .25s, transform .25s;
}
.calc-range::-webkit-slider-thumb:hover { background: var(--hh-green-mid); transform: scale(1.15); }
.calc-result {
  background: var(--hh-green);
  border-radius: var(--radius);
  padding: 24px 28px;
  margin-bottom: 16px;
  position: relative;
  overflow: hidden;
}
.calc-result::before {
  content: '';
  position: absolute; inset: 0;
  background: radial-gradient(ellipse at 80% 50%, rgba(201,168,76,.1) 0%, transparent 60%);
}
.cr-main {
  display: flex;
  align-items: center;
  justify-content: space-between;
  margin-bottom: 14px;
  position: relative;
}
.cr-label { font-size: .76rem; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; color: rgba(255,255,255,.55); }
.cr-amount {
  font-family: var(--font-serif);
  font-size: 2.2rem; font-weight: 700;
  color: var(--hh-gold);
  line-height: 1;
}
.cr-breakdown { position: relative; }
.crb-item {
  display: flex;
  justify-content: space-between;
  font-size: .78rem;
  color: rgba(255,255,255,.5);
  padding: 3px 0;
}
.crb-note { font-size: .72rem; color: rgba(255,255,255,.28); margin-top: 4px; }
.crb-note span { text-align: right; }
.calc-disclaimer {
  font-size: .72rem;
  color: var(--text-muted);
  line-height: 1.6;
  text-align: center;
}

/* ================================================
   COMMUNITY
   ================================================ */
.community {
  background: var(--hh-green);
  position: relative; overflow: hidden;
}
.community::before {
  content: '';
  position: absolute; inset: 0;
  background-image: repeating-linear-gradient(
    -52deg, transparent, transparent 64px,
    rgba(255,255,255,.01) 64px, rgba(255,255,255,.01) 65px
  );
  pointer-events: none;
}
.community .section-label { color: var(--hh-gold); }
.community .section-heading { color: var(--white); }
.community .section-heading em { color: var(--hh-gold); }
.community-layout { display: grid; grid-template-columns: 1fr 1.9fr; gap: 80px; align-items: start; }
.community-intro { font-size: .96rem; color: rgba(255,255,255,.58); line-height: 1.82; }
.community-cards { display: flex; flex-direction: column; gap: 16px; }
.community-card {
  display: flex; gap: 20px; align-items: flex-start;
  background: rgba(255,255,255,.05);
  border: 1px solid rgba(255,255,255,.09);
  border-radius: var(--radius);
  padding: 26px 30px;
  transition: background .3s, border-color .3s, transform .3s;
}
.community-card:hover { background: rgba(255,255,255,.08); border-color: rgba(201,168,76,.2); transform: translateX(4px); }
.cc-icon {
  width: 48px; height: 48px; flex-shrink: 0;
  border-radius: 12px;
  background: rgba(201,168,76,.12);
  display: flex; align-items: center; justify-content: center;
  color: var(--hh-gold);
}
.cc-body h3 { font-family: var(--font-serif); font-size: 1.1rem; font-weight: 600; color: var(--white); margin-bottom: 7px; }
.cc-body p { font-size: .87rem; color: rgba(255,255,255,.55); line-height: 1.76; }

/* ================================================
   TESTIMONIALS
   ================================================ */
.testimonials { background: var(--ivory-warm); }
.testimonials-meta {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 12px;
  margin-top: 8px;
}
.tm-stars { color: var(--hh-gold); font-size: 1.1rem; letter-spacing: .1em; }
.tm-count { font-size: .8rem; color: var(--text-muted); }

/* Pull quote highlights */
.review-pullquotes {
  display: flex;
  gap: 0;
  margin-bottom: 44px;
  border-radius: var(--radius);
  overflow: hidden;
  border: 1px solid var(--cream);
}
.rpq-item {
  flex: 1;
  padding: 22px 24px;
  background: var(--white);
  text-align: center;
  display: flex;
  flex-direction: column;
  gap: 6px;
  position: relative;
  transition: background .28s;
}
.rpq-item:not(:last-child) { border-right: 1px solid var(--cream); }
.rpq-item:hover { background: var(--ivory); }
.rpq-quote {
  font-family: var(--font-serif);
  font-size: 1.05rem;
  font-style: italic;
  font-weight: 600;
  color: var(--hh-green);
  line-height: 1.3;
}
.rpq-name { font-size: .72rem; font-weight: 600; letter-spacing: .08em; color: var(--hh-gold-deep); text-transform: uppercase; }

/* Review slider */
.review-slider {
  position: relative;
  overflow: hidden;
  border-radius: var(--radius-lg);
  box-shadow: 0 8px 40px rgba(14,58,50,.1);
}
.review-track {
  display: flex;
  transition: transform .5s var(--ease-out);
  will-change: transform;
}
.review-card {
  min-width: 100%; width: 100%;
  background: var(--white);
  padding: 48px 52px;
  display: flex; flex-direction: column;
  position: relative;
  overflow: hidden;
}
.review-card::before {
  content: '';
  position: absolute;
  top: 0; left: 0; right: 0;
  height: 3px;
  background: linear-gradient(90deg, var(--hh-gold) 0%, transparent 100%);
}
.rc-featured {
  background: linear-gradient(160deg, var(--white) 0%, var(--hh-green-frost) 100%);
}
.rc-featured::before {
  background: linear-gradient(90deg, var(--hh-gold) 0%, var(--hh-green-mid) 100%);
}
.rc-stars { color: var(--hh-gold); font-size: 1.05rem; letter-spacing: .12em; margin-bottom: 16px; }
.rc-quote-mark {
  font-family: var(--font-serif);
  font-size: 6rem; line-height: .5;
  color: var(--hh-gold); opacity: .15;
  position: absolute; top: 36px; right: 44px;
  pointer-events: none; user-select: none;
  font-weight: 700;
}
.rc-text {
  font-family: var(--font-serif);
  font-size: 1.1rem;
  font-style: italic;
  line-height: 1.78;
  color: var(--text-dark);
  margin-bottom: 0;
  flex: 1;
}
.rc-text strong {
  font-style: normal;
  color: var(--hh-green);
  background: var(--hh-green-pale);
  padding: 0 3px;
  border-radius: 3px;
}
.rc-footer {
  display: flex;
  flex-wrap: wrap;
  gap: 10px 14px;
  align-items: center;
  padding-top: 22px;
  margin-top: 24px;
  border-top: 1px solid var(--cream);
}
.rc-name { font-size: .92rem; font-weight: 700; color: var(--hh-green); }
.rc-badge, .rc-source { font-size: .7rem; letter-spacing: .08em; text-transform: uppercase; }
.rc-badge {
  background: var(--hh-green-pale); color: var(--hh-green);
  padding: 5px 12px; border-radius: 100px;
  border: 1px solid rgba(14,58,50,.12);
}
.rc-source { color: var(--text-muted); }

.review-controls {
  display: flex; align-items: center; justify-content: center;
  gap: 20px; margin-top: 28px;
}
.slider-btn {
  width: 46px; height: 46px;
  border-radius: 50%;
  display: inline-flex; align-items: center; justify-content: center;
  border: 1.5px solid var(--cream);
  background: var(--white);
  color: var(--hh-green);
  transition: all .28s var(--ease-smooth);
  box-shadow: 0 4px 16px rgba(14,58,50,.07);
}
.slider-btn:hover {
  background: var(--hh-green);
  color: var(--white);
  border-color: var(--hh-green);
  transform: scale(1.05);
}
.slider-dots { display: flex; align-items: center; gap: 8px; }
.slider-dot {
  width: 8px; height: 8px;
  border-radius: 50%;
  background: rgba(14,58,50,.18);
  transition: all .32s ease;
  cursor: pointer;
  border: none;
}
.slider-dot.active {
  width: 28px;
  border-radius: 100px;
  background: var(--hh-gold);
}

/* ================================================
   TESTIMONIAL CTA
   ================================================ */
.testimonial-cta {
  background: var(--white);
  border-top: 1px solid var(--cream);
  padding: 72px 0;
}
.tcta-inner { text-align: center; max-width: 640px; margin: 0 auto; }
.tcta-stars { color: var(--hh-gold); font-size: 1.4rem; letter-spacing: .1em; margin-bottom: 20px; }
.tcta-heading {
  font-family: var(--font-serif);
  font-size: clamp(1.9rem, 3.5vw, 2.6rem);
  font-weight: 600; color: var(--hh-green); margin-bottom: 14px; line-height: 1.18;
}
.tcta-sub { font-size: .96rem; color: var(--text-mid); line-height: 1.72; margin-bottom: 32px; }
.tcta-actions {
  display: flex; gap: 14px; justify-content: center;
  flex-wrap: wrap; margin-bottom: 22px;
}
.tcta-micro { font-size: .74rem; color: var(--text-muted); letter-spacing: .04em; }

/* ================================================
   FAQ
   ================================================ */
.faq { background: var(--ivory-warm); }
.faq-layout { display: grid; grid-template-columns: 1fr 1.6fr; gap: 80px; align-items: start; }
.faq-sub { font-size: .95rem; color: var(--text-mid); line-height: 1.8; }
.faq-list { display: flex; flex-direction: column; gap: 0; }
.faq-item {
  border-bottom: 1px solid var(--cream);
}
.faq-item:first-child { border-top: 1px solid var(--cream); }
.faq-q {
  width: 100%;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 16px;
  padding: 20px 4px;
  text-align: left;
  font-size: .95rem;
  font-weight: 600;
  color: var(--hh-green);
  background: transparent;
  cursor: pointer;
  border: none;
  font-family: var(--font-sans);
  transition: color .25s;
}
.faq-q:hover { color: var(--hh-green-mid); }
.faq-q[aria-expanded="true"] { color: var(--hh-green-mid); }
.faq-icon {
  flex-shrink: 0;
  color: var(--hh-gold);
  transition: transform .36s var(--ease-out);
}
.faq-q[aria-expanded="true"] .faq-icon { transform: rotate(180deg); }
.faq-a {
  max-height: 0;
  overflow: hidden;
  transition: max-height .44s var(--ease-out), padding .32s;
  padding: 0 4px;
}
.faq-a.open {
  max-height: 300px;
  padding-bottom: 20px;
}
.faq-a p { font-size: .9rem; color: var(--text-mid); line-height: 1.82; }

/* ================================================
   CTA BANDS
   ================================================ */
.cta-band { padding: 68px 0; }
.cta-band-green {
  background: var(--hh-green);
  position: relative; overflow: hidden;
}
.cta-band-green::before {
  content: '';
  position: absolute; inset: 0;
  background: radial-gradient(ellipse at 80% 50%, rgba(30,100,72,.7) 0%, transparent 60%);
  pointer-events: none;
}
.cta-band-inner {
  display: flex; align-items: center;
  justify-content: space-between; gap: 44px;
  position: relative; z-index: 1;
}
.cta-band-eyebrow {
  font-size: .66rem; font-weight: 700; letter-spacing: .22em; text-transform: uppercase;
  margin-bottom: 8px; display: block;
}
.cta-band-green .cta-band-eyebrow { color: var(--hh-gold); }
.cta-band-heading {
  font-family: var(--font-serif);
  font-size: clamp(1.65rem, 2.8vw, 2.3rem);
  font-weight: 600; line-height: 1.15; margin-bottom: 10px;
}
.cta-band-green .cta-band-heading { color: var(--white); }
.cta-band-sub { font-size: .9rem; line-height: 1.72; max-width: 480px; }
.cta-band-green .cta-band-sub { color: rgba(255,255,255,.58); }
.cta-band-actions {
  display: flex; gap: 12px; flex-shrink: 0; flex-wrap: wrap; align-items: center;
}

/* ================================================
   CONTACT
   ================================================ */
.contact { background: var(--ivory); }
.contact-grid { display: grid; grid-template-columns: 1fr 1.1fr; gap: 80px; align-items: start; }
.contact-intro { font-size: .97rem; color: var(--text-mid); line-height: 1.82; margin-bottom: 34px; }
.contact-details { display: flex; flex-direction: column; gap: 18px; margin-bottom: 24px; }
.contact-item { display: flex; flex-direction: column; gap: 3px; }
.ci-label { font-size: .66rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; color: var(--text-muted); }
.ci-val { font-size: .93rem; color: var(--hh-green); line-height: 1.5; }
.ci-link { transition: color .25s; }
.ci-link:hover { color: var(--hh-gold-deep); }
.view-map-link {
  display: inline-flex; align-items: center; gap: 5px;
  font-size: .74rem; font-weight: 600; letter-spacing: .07em; text-transform: uppercase;
  color: var(--hh-gold-deep); margin-top: 5px;
  transition: color .25s;
}
.view-map-link:hover { color: var(--hh-green-mid); }
.contact-languages {
  font-size: .84rem; color: var(--text-mid);
  padding-top: 16px; border-top: 1px solid var(--cream);
  margin-bottom: 22px;
}
.contact-languages span { font-weight: 700; color: var(--hh-green); }
.contact-cta-row { margin-top: 4px; }

/* Form */
.contact-form-wrap {
  background: var(--white);
  border-radius: var(--radius-lg); padding: 46px;
  border: 1px solid var(--cream);
  box-shadow: 0 8px 40px rgba(14,58,50,.08);
  position: relative;
}
.form-title { font-family: var(--font-serif); font-size: 1.45rem; font-weight: 600; margin-bottom: 22px; color: var(--hh-green); }
.form-trust-row {
  display: flex; gap: 14px; flex-wrap: wrap;
  margin-bottom: 22px; padding: 10px 14px;
  background: var(--hh-green-pale); border-radius: 8px;
}
.form-trust-item { font-size: .71rem; font-weight: 600; color: var(--hh-green); letter-spacing: .03em; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; margin-bottom: 14px; }
.form-group { margin-bottom: 14px; position: relative; }
.form-group label { display: block; font-size: .73rem; font-weight: 600; letter-spacing: .05em; color: var(--text-mid); margin-bottom: 5px; }
.form-group input,
.form-group select,
.form-group textarea {
  width: 100%; padding: 13px 16px;
  border: 1.5px solid var(--cream);
  border-radius: 8px; font-size: .9rem;
  color: var(--text-dark); background: var(--ivory);
  transition: border-color .3s, box-shadow .3s;
  outline: none;
}
.form-group input:focus,
.form-group select:focus,
.form-group textarea:focus {
  border-color: var(--hh-green-mid);
  box-shadow: 0 0 0 3px rgba(28,100,72,.1);
}
.form-group textarea { resize: vertical; min-height: 105px; }
.form-error { display: none; font-size: .71rem; color: #c0392b; margin-top: 4px; }
.form-group.error input,
.form-group.error select,
.form-group.error textarea { border-color: #c0392b; }
.form-group.error .form-error { display: block; }
.form-disclaimer { font-size: .72rem; color: var(--text-muted); text-align: center; margin-top: 12px; line-height: 1.6; }
.form-success { display: none; text-align: center; padding: 40px; }
.form-success.show { display: block; }
.success-icon {
  width: 64px; height: 64px; border-radius: 50%;
  background: var(--hh-green); color: var(--hh-gold);
  font-size: 1.6rem;
  display: flex; align-items: center; justify-content: center;
  margin: 0 auto 20px;
  box-shadow: 0 8px 24px rgba(14,58,50,.25);
}
.form-success h3 { font-family: var(--font-serif); font-size: 1.6rem; margin-bottom: 10px; color: var(--hh-green); }
.form-success p { color: var(--text-mid); font-size: .92rem; line-height: 1.7; }

/* ================================================
   FOOTER
   ================================================ */
.site-footer {
  background: var(--hh-green-deep);
  color: rgba(255,255,255,.5);
  padding: 72px 0 38px;
}
.footer-top {
  display: grid; grid-template-columns: 1.6fr 1fr 1fr; gap: 60px;
  padding-bottom: 48px;
  border-bottom: 1px solid rgba(255,255,255,.08);
}
.footer-name { font-family: var(--font-serif); font-size: 1.5rem; font-weight: 700; color: var(--white); display: block; }
.footer-sub { font-size: .64rem; letter-spacing: .16em; text-transform: uppercase; color: var(--hh-gold); display: block; margin-top: 4px; }
.footer-tagline { margin-top: 16px; font-size: .84rem; line-height: 1.68; max-width: 340px; }
.footer-social-links { display: flex; gap: 10px; flex-wrap: wrap; margin-top: 20px; }
.footer-link-pill {
  font-size: .68rem; font-weight: 600; letter-spacing: .07em; text-transform: uppercase;
  padding: 7px 14px;
  background: rgba(201,168,76,.12);
  color: var(--hh-gold);
  border: 1px solid rgba(201,168,76,.2);
  border-radius: 100px;
  transition: background .25s, border-color .25s;
  white-space: nowrap;
}
.footer-link-pill:hover { background: rgba(201,168,76,.2); border-color: rgba(201,168,76,.4); }
.footer-links h4 { font-family: var(--font-serif); font-size: 1.06rem; font-weight: 600; color: var(--white); margin-bottom: 16px; }
.footer-links a,
.footer-links span {
  display: block; font-size: .83rem;
  color: rgba(255,255,255,.4); line-height: 1.5; margin-bottom: 8px;
  transition: color .25s;
}
.footer-links a:hover { color: var(--hh-gold); }
.footer-lic { font-size: .72rem !important; color: rgba(255,255,255,.24) !important; margin-top: 8px; }
.footer-langs { margin-top: 14px; font-size: .76rem; color: rgba(255,255,255,.28); letter-spacing: .04em; }
.footer-bottom { padding-top: 28px; text-align: center; }
.footer-bottom p { font-size: .74rem; color: rgba(255,255,255,.24); margin-bottom: 4px; }
.footer-eho { font-size: .68rem !important; }

/* ================================================
   RESPONSIVE
   ================================================ */
@media (max-width: 1100px) {
  .specialty-grid { grid-template-columns: repeat(3, 1fr); }
  .areas-grid { grid-template-columns: repeat(2, 1fr); }
  .lead-magnet-grid { grid-template-columns: repeat(2, 1fr); }
  .proof-strip-inner { flex-wrap: wrap; gap: 24px; }
  .proof-stat { min-width: 44%; }
  .proof-divider { display: none; }
  .mortgage-layout { grid-template-columns: 1fr; gap: 44px; }
}

@media (max-width: 900px) {
  :root { --section-py: 80px; }

  .main-nav { display: none; }
  .menu-toggle { display: flex; }

  .hero-inner {
    grid-template-columns: 1fr;
    text-align: center;
    padding-top: 116px;
    padding-bottom: 80px;
    gap: 48px;
  }
  .hero-photo-col { order: -1; }
  .hero-photo-wrapper { max-width: 230px; }
  .hero-photo-frame { aspect-ratio: 1/1; border-radius: 50%; }
  .hero-photo-placeholder { min-height: 230px; }
  .hero-photo-ring { border-radius: 50%; }
  .hero-photo-badge { right: -8px; bottom: -8px; }
  .hero-photo-tag { left: -8px; }
  .hero-eyebrow { justify-content: center; }
  .hero-name-first, .hero-name-last { display: inline; }
  .hero-name { display: block; }
  .hero-trust-row { justify-content: center; }
  .hero-ctas { justify-content: center; }
  .hero-phone { justify-content: center; }
  .hero-sub { margin: 0 auto 28px; }
  .hero-scroll-hint { display: none; }

  .trust-bar-grid { flex-wrap: wrap; }
  .trust-item { flex: 1 1 44%; }
  .trust-sep:nth-child(4) { display: none; }

  .about-grid { grid-template-columns: 1fr; gap: 44px; }
  .split-wrap,
  .split-wrap.split-reverse { grid-template-columns: 1fr; gap: 44px; }
  .split-wrap.split-reverse .split-visual { order: 0; }
  .vc-inner { min-height: 280px; }
  .visual-card { min-height: auto; }

  .specialty-grid { grid-template-columns: repeat(2, 1fr); }
  .areas-grid { grid-template-columns: repeat(2, 1fr); }
  .community-layout { grid-template-columns: 1fr; gap: 44px; }
  .contact-grid { grid-template-columns: 1fr; gap: 48px; }
  .footer-top { grid-template-columns: 1fr; gap: 40px; }
  .cta-band-inner { flex-direction: column; text-align: center; }
  .cta-band-sub { max-width: 100%; }
  .cta-band-actions { justify-content: center; }
  .valuation-band-inner { flex-direction: column; text-align: center; }
  .vb-left { flex-direction: column; align-items: center; text-align: center; }
  .vb-right { flex-direction: row; flex-wrap: wrap; justify-content: center; }
  .faq-layout { grid-template-columns: 1fr; gap: 44px; }
  .review-pullquotes { flex-wrap: wrap; }
  .rpq-item { min-width: 44%; }
}

@media (max-width: 768px) {
  .review-card { padding: 32px 28px; }
  .rc-text { font-size: 1rem; }
  .review-controls { gap: 14px; }
  .slider-btn { width: 42px; height: 42px; }
  .contact-form-wrap { padding: 32px 26px; }
  .proof-stat { min-width: 100%; }
}

@media (max-width: 600px) {
  :root { --section-py: 64px; }

  .hero-inner { padding: 100px 20px 70px; }
  .hero-photo-wrapper { max-width: 190px; }
  .hero-photo-placeholder { min-height: 190px; }
  .hero-name-first { font-size: 3.2rem; }
  .hero-name-last { font-size: 2.5rem; }
  .hero-ctas .btn { width: 100%; max-width: 300px; justify-content: center; }
  .hero-quick-form-inner { grid-template-columns: 1fr; }
  .hqf-btn { width: 100%; justify-content: center; }

  .trust-item { flex: 1 1 100%; }
  .trust-sep { display: none; }

  .specialty-grid { grid-template-columns: 1fr 1fr; }
  .areas-grid { grid-template-columns: 1fr; }
  .pillars { grid-template-columns: 1fr; }
  .form-row { grid-template-columns: 1fr; }
  .about-quote-card { padding: 36px 28px; }
  .lead-magnet-grid { grid-template-columns: 1fr; }
  .calc-card { padding: 28px 22px; }
  .review-card { padding: 28px 20px; }
  .rc-quote-mark { display: none; }
  .review-pullquotes { flex-direction: column; }
  .rpq-item { min-width: 100%; border-right: none !important; border-bottom: 1px solid var(--cream); }
  .tcta-actions .btn { width: 100%; max-width: 320px; justify-content: center; }
  .btn { padding: 15px 26px; min-height: 50px; }
  .btn-lg { padding: 17px 30px; }
  .footer-top { gap: 32px; }
  .vc-stat-row { flex-direction: column; gap: 10px; }
  .vc-stat { border-right: none !important; border-bottom: 1px solid rgba(255,255,255,.1); padding-bottom: 10px; }
  .vc-stat:last-child { border-bottom: none; }
}