/* Gary Hobson · RE/MAX Edge — sample site
   Palette: navy / RE/MAX red (accent only) / lake teal / mist / ink */
:root{
  --navy:#14243B; --navy-2:#1E3352;
  --red:#DC1C2E; --red-dk:#B5121F;
  --teal:#2F6F73; --teal-lt:#D9E7E6;
  --mist:#EEF2F1; --paper:#FFFFFF;
  --ink:#1B1F24; --ink-2:#4A5361; --line:#D6DDE0;
  --display:"Fraunces", Georgia, serif;
  --body:"Public Sans", system-ui, -apple-system, "Segoe UI", sans-serif;
  --mono:"JetBrains Mono", ui-monospace, Menlo, monospace;
  --wrap:1180px; --gutter:clamp(16px,4vw,48px);
  --r:10px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{animation:none!important;transition:none!important}}
body{margin:0;font-family:var(--body);color:var(--ink);background:var(--paper);line-height:1.55;font-size:17px}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3{font-family:var(--display);font-weight:600;line-height:1.08;margin:0 0 .5em;letter-spacing:-.01em}
h1{font-size:clamp(2.6rem,6.2vw,5rem);font-variation-settings:"opsz" 144}
h2{font-size:clamp(1.9rem,3.6vw,2.8rem);font-variation-settings:"opsz" 96}
h3{font-size:1.25rem}
p{margin:0 0 1em}
.eyebrow{font-family:var(--body);font-weight:600;font-size:.8rem;letter-spacing:.14em;text-transform:uppercase;color:var(--teal);margin:0 0 .9em}
.fine{font-size:.9rem;color:var(--ink-2)}
:focus-visible{outline:3px solid var(--red);outline-offset:3px;border-radius:4px}

/* buttons */
.btn{display:inline-block;padding:.85em 1.4em;border-radius:999px;font-weight:600;text-decoration:none;border:2px solid transparent;cursor:pointer;font:inherit;font-weight:600;transition:transform .15s ease,background .15s ease}
.btn:hover{transform:translateY(-1px)}
.btn-red{background:var(--red);color:#fff}.btn-red:hover{background:var(--red-dk)}
.btn-navy{background:var(--navy);color:#fff}.btn-navy:hover{background:var(--navy-2)}
.btn-ghost{background:rgba(255,255,255,.12);color:#fff;border-color:rgba(255,255,255,.55);backdrop-filter:blur(6px)}
.btn-ghost:hover{background:rgba(255,255,255,.22)}

/* sample bar */
.sample-bar{background:#FFF3C4;color:#5B4300;font-size:.85rem;text-align:center;padding:.5em var(--gutter);border-bottom:1px solid #E8D48A}

/* nav */
.nav{position:sticky;top:0;z-index:20;display:flex;align-items:center;gap:2rem;padding:.9rem var(--gutter);background:rgba(255,255,255,.92);backdrop-filter:blur(10px);border-bottom:1px solid transparent;transition:border-color .2s,box-shadow .2s}
.nav.scrolled{border-color:var(--line);box-shadow:0 6px 24px rgba(20,36,59,.08)}
.brand{text-decoration:none;display:flex;flex-direction:column;line-height:1.05}
.brand-name{font-family:var(--display);font-weight:700;font-size:1.35rem;color:var(--navy)}
.brand-sub{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-2);margin-top:.2em}
.brand-sub::before{content:"";display:inline-block;width:.55em;height:.55em;background:var(--red);border-radius:50%;margin-right:.5em;vertical-align:middle}
.nav nav{display:flex;gap:1.6rem;margin-left:auto}
.nav nav a{text-decoration:none;font-weight:500;color:var(--ink-2);font-size:.95rem}
.nav nav a:hover{color:var(--navy)}
.nav-cta{padding:.6em 1.1em;font-size:.9rem}
@media (max-width:820px){.nav nav{display:none}.nav-cta{margin-left:auto}}

/* hero */
.hero{position:relative;min-height:min(92vh,860px);display:grid;align-content:end;color:#fff;isolation:isolate}
.hero-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 60%;z-index:-2}
.hero-scrim{position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(20,36,59,.15) 0%,rgba(20,36,59,.25) 45%,rgba(20,36,59,.82) 100%)}
.hero-copy{padding:clamp(6rem,14vh,10rem) var(--gutter) 2.5rem;max-width:var(--wrap);width:100%;margin:0 auto}
.hero .eyebrow{color:#F3D27A}
.hero h1{text-shadow:0 2px 24px rgba(0,0,0,.35);margin-bottom:.35em}
.lede{font-size:clamp(1.05rem,1.6vw,1.3rem);max-width:38em;color:rgba(255,255,255,.92)}
.hero-actions{display:flex;gap:.8rem;flex-wrap:wrap;margin-top:1.4rem}
.hero-stats{list-style:none;margin:0;padding:1.4rem max(var(--gutter),calc((100% - var(--wrap))/2));display:grid;grid-template-columns:repeat(4,1fr);gap:1rem;background:var(--navy);border-top:1px solid rgba(255,255,255,.12)}
.hero-stats li{display:flex;flex-direction:column;gap:.1em;max-width:var(--wrap);}
.hero-stats .num{font-family:var(--display);font-size:clamp(1.8rem,3vw,2.6rem);font-weight:600;line-height:1;color:#fff}
.hero-stats .num small{font-size:.5em;font-weight:500;color:rgba(255,255,255,.75)}
.hero-stats .lbl{font-size:.82rem;color:rgba(255,255,255,.72);letter-spacing:.02em}
@media (max-width:700px){.hero-stats{grid-template-columns:1fr 1fr}}

/* section wrapper defaults */
main > section{padding:clamp(4rem,8vw,7rem) var(--gutter)}
main > section > *{max-width:var(--wrap);margin-left:auto;margin-right:auto}
.hero{padding:0}
.hero > .hero-img,.hero > .hero-scrim,.hero > .hero-stats{max-width:none}
.hero-copy{max-width:none;padding-inline:max(var(--gutter),calc((100% - var(--wrap))/2))}

/* about */
.about{display:grid;grid-template-columns:minmax(260px,380px) 1fr;gap:clamp(2rem,5vw,5rem);align-items:start;padding-inline:max(var(--gutter),calc((100% - var(--wrap))/2))}
.about > *{margin:0}
.about-photo{position:sticky;top:6rem}
.about-photo img{border-radius:var(--r) var(--r) 0 0;aspect-ratio:1;object-fit:cover;box-shadow:0 30px 60px -30px rgba(20,36,59,.45)}
.about-photo figcaption{font-size:.8rem;color:var(--ink-2);padding:.7em 0 0;border-top:3px solid var(--red)}
.about-copy h2{font-style:italic;font-weight:500}
.sig{font-family:var(--display);font-size:1.25rem;color:var(--navy)}
.facts{display:grid;gap:.9rem;margin:2.2rem 0 0;padding-top:1.6rem;border-top:1px solid var(--line)}
.facts div{display:grid;grid-template-columns:120px 1fr;gap:1rem}
.facts dt{font-size:.78rem;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-2);padding-top:.25em}
.facts dd{margin:0}
@media (max-width:820px){.about{grid-template-columns:1fr}.about-photo{position:static;max-width:320px}.facts div{grid-template-columns:1fr;gap:.2rem}}

/* niches */
.niches{background:var(--mist)}
.niche-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1.2rem;margin-top:2rem}
.niche-grid article{background:#fff;padding:1.6rem 1.5rem;border-radius:var(--r);border-top:4px solid var(--teal)}
.niche-grid article:nth-child(1){border-color:var(--teal)}
.niche-grid article:nth-child(2){border-color:#7A9A3C}
.niche-grid article:nth-child(3){border-color:var(--red)}
.niche-grid article:nth-child(4){border-color:var(--navy)}
.niche-grid h3{margin-bottom:.4em}
.niche-grid p{margin:0;color:var(--ink-2);font-size:.97rem}
@media (max-width:980px){.niche-grid{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.niche-grid{grid-template-columns:1fr}}

/* areas + map */
.areas{display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(2rem,5vw,5rem);align-items:center;padding-inline:max(var(--gutter),calc((100% - var(--wrap))/2))}
.areas > *{margin:0}
.town-list{list-style:none;padding:0;margin:1.5rem 0 1rem;display:grid;gap:.45rem}
.town-list li{display:flex;justify-content:space-between;gap:1rem;padding:.55em 0;border-bottom:1px dashed var(--line);font-size:1.02rem}
.town-list li b{font-weight:600;color:var(--navy)}
.town-list li span{font-family:var(--mono);font-size:.82rem;color:var(--teal)}
.map{background:var(--navy);border-radius:var(--r);padding:1.2rem 1.2rem .6rem;box-shadow:0 40px 80px -40px rgba(20,36,59,.6)}
.map svg{width:100%;height:auto;display:block}
.map figcaption{font-size:.75rem;color:rgba(255,255,255,.55);text-align:right;padding:.5em .2em 0}
.map .road{fill:none;stroke:rgba(255,255,255,.22);stroke-width:5;stroke-linecap:round}
.map .road-thin{stroke-width:3;stroke-dasharray:1 8}
.map .road-lbl{fill:rgba(255,255,255,.5);font:600 11px var(--mono)}
.map .ring{fill:none;stroke:rgba(255,255,255,.14);stroke-width:1.5;stroke-dasharray:4 6}
.map .spokes line{stroke:var(--teal);stroke-opacity:.8;stroke-width:1.5}
.map .town circle{fill:#F3D27A;stroke:var(--navy);stroke-width:3}
.map .town text{fill:#fff;font:500 14px var(--body);text-anchor:middle}
.map .town.home circle:first-child{fill:var(--red);stroke:none;opacity:.9}
.map .town.home circle:nth-child(2){fill:#fff;stroke:none}
.map .town.home text{font-weight:600;font-size:16px}
.map .town.home .sub{font:500 10px var(--mono);fill:rgba(255,255,255,.6)}
@media (max-width:900px){.areas{grid-template-columns:1fr}}

/* listings */
.section-head{display:flex;justify-content:space-between;align-items:end;gap:1.5rem;flex-wrap:wrap}
.section-head h2{margin-bottom:0}
.notice{background:#FFF3C4;color:#5B4300;border-left:4px solid #E3B83A;padding:.7em 1em;border-radius:6px;font-size:.92rem;margin:1.5rem auto}
.notice.light{background:rgba(255,255,255,.12);color:#fff;border-color:#F3D27A}
.notice.light a{color:#F3D27A}
.card-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.4rem;margin-top:1.5rem}
.card{position:relative;background:#fff;border:1px solid var(--line);border-radius:var(--r);overflow:hidden;transition:transform .2s ease,box-shadow .2s ease}
.card:hover{transform:translateY(-4px);box-shadow:0 24px 40px -24px rgba(20,36,59,.35)}
.card img{aspect-ratio:4/3;object-fit:cover;width:100%}
.badge{position:absolute;top:.8rem;left:.8rem;background:#FFF3C4;color:#5B4300;font-size:.7rem;font-weight:600;letter-spacing:.08em;text-transform:uppercase;padding:.35em .7em;border-radius:999px;z-index:1}
.card-body{padding:1.1rem 1.2rem 1.3rem}
.price{font-family:var(--mono);font-size:1.25rem;color:var(--navy);margin:0 0 .2em}
.card h3{font-family:var(--body);font-weight:600;font-size:1.02rem;margin:0 0 .3em}
.specs{font-family:var(--mono);font-size:.78rem;color:var(--ink-2);margin:0 0 .7em}
.tag{display:inline-block;font-size:.75rem;font-weight:600;color:var(--teal);background:var(--teal-lt);padding:.25em .7em;border-radius:999px;margin:0}
@media (max-width:980px){.card-grid{grid-template-columns:1fr 1fr}}
@media (max-width:600px){.card-grid{grid-template-columns:1fr}}

/* reviews */
.reviews{position:relative;color:#fff;isolation:isolate;overflow:hidden}
.reviews-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}
.reviews::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(20,36,59,.94),rgba(20,36,59,.78))}
.reviews .eyebrow{color:#F3D27A}
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:1.4rem;margin-top:1.5rem}
.quotes blockquote{margin:0;padding:1.6rem;background:rgba(255,255,255,.08);border-radius:var(--r);border:1px solid rgba(255,255,255,.14)}
.quotes p{font-family:var(--display);font-size:1.15rem;line-height:1.4;font-weight:400}
.quotes footer{font-size:.8rem;color:rgba(255,255,255,.65);letter-spacing:.03em}
@media (max-width:900px){.quotes{grid-template-columns:1fr}}

/* contact */
.contact{display:grid;grid-template-columns:1fr 1.2fr;gap:clamp(2rem,5vw,5rem);padding-inline:max(var(--gutter),calc((100% - var(--wrap))/2));background:var(--mist)}
.contact > *{margin:0}
.contact-list{list-style:none;padding:0;margin:1.5rem 0 0;display:grid;gap:1rem}
.contact-list li{display:grid;grid-template-columns:80px 1fr;gap:1rem;align-items:start}
.contact-list .links{display:flex;gap:.5rem;flex-wrap:wrap}
.contact-list span{font-size:.75rem;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-2);padding-top:.3em}
.contact-list a{color:var(--navy);font-weight:500}
.contact-list address{font-style:normal}
.lead-form{background:#fff;padding:2rem;border-radius:var(--r);border:1px solid var(--line);display:grid;gap:1rem}
.form-note{font-size:.82rem;color:#5B4300;background:#FFF3C4;padding:.5em .8em;border-radius:6px;margin:0}
.lead-form .row{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
.lead-form label{display:grid;gap:.35rem;font-size:.85rem;font-weight:600;color:var(--ink-2)}
.lead-form input,.lead-form textarea{font:inherit;font-size:1rem;padding:.7em .85em;border:1.5px solid var(--line);border-radius:8px;background:#fff;color:var(--ink)}
.lead-form input:focus,.lead-form textarea:focus{outline:none;border-color:var(--navy);box-shadow:0 0 0 3px rgba(20,36,59,.12)}
.lead-form fieldset{border:0;padding:0;margin:0;display:flex;gap:.5rem;flex-wrap:wrap}
.lead-form legend{font-size:.85rem;font-weight:600;color:var(--ink-2);margin-bottom:.5rem;width:100%}
.chip{display:inline-flex!important}
.chip input{position:absolute;opacity:0;width:1px;height:1px}
.chip span{padding:.45em .95em;border:1.5px solid var(--line);border-radius:999px;font-weight:500;color:var(--ink);cursor:pointer}
.chip input:checked + span{background:var(--navy);color:#fff;border-color:var(--navy)}
.chip input:focus-visible + span{outline:3px solid var(--red);outline-offset:2px}
.lead-form button{justify-self:start}
.form-fine{font-size:.78rem;color:var(--ink-2);margin:0}
.form-ok{margin:0;padding:.7em 1em;background:var(--teal-lt);color:var(--teal);border-radius:8px;font-weight:500}
@media (max-width:900px){.contact{grid-template-columns:1fr}.lead-form .row{grid-template-columns:1fr}.lead-form{padding:1.4rem}}

/* footer */
.foot{background:var(--navy);color:rgba(255,255,255,.78);padding:3rem var(--gutter) 2rem;font-size:.9rem}
.foot-grid{max-width:var(--wrap);margin:0 auto;display:grid;grid-template-columns:1.4fr 1.2fr .6fr;gap:2rem;align-items:start}
.foot .brand-name{color:#fff;margin:0 0 .3em}
.foot p{margin:0 0 .4em}
.eho{display:flex;gap:.8rem;align-items:center;color:rgba(255,255,255,.78)}
.eho svg{flex:none}
.foot-links{display:flex;flex-direction:column;gap:.4rem}
.foot-links a{color:#fff;text-decoration:none}
.foot-links a:hover{text-decoration:underline}
.copy{max-width:var(--wrap);margin:2rem auto 0;padding-top:1.2rem;border-top:1px solid rgba(255,255,255,.14);font-size:.78rem;color:rgba(255,255,255,.55)}
@media (max-width:820px){.foot-grid{grid-template-columns:1fr}}