/* ======================================= */
/* BASE STYLES – TREG BRAND                */
/* ======================================= */

/* Brand colors */
:root {
  --treg-charcoal: #1e180d;
  --treg-slate: #373a3a;
  --treg-cream: #fafafa;
  --treg-taupe: #c9b8a4;
  --treg-bronze: #cfb18e;
}

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

body {
  margin: 0;
  font-family: "PT Serif", system-ui, -apple-system, BlinkMacSystemFont,
    "Segoe UI", sans-serif;
  background: var(--treg-cream);
  color: var(--treg-charcoal);
}

/* Simple page frame */
.page {
  min-height: 100vh;
  display: flex;
  flex-direction: column;
}

.main {
  flex: 1 0 auto;
}

/* Layout helpers */
.container {
  max-width: 1040px;
  margin: 0 auto;
  padding: 1.75rem 1.25rem;
}

/* ========================= */
/* HEADER / NAV              */
/* ========================= */

.site-header {
  background: #fafafa;
  border-bottom: 1px solid #e5e1d8;
}

.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 1.1rem 0;
  gap: 2rem;
}

.logo-img {
  height: 48px;          /* tweak to 42 / 50 later if you want */
  width: auto;
  display: block;
}

.logo-link {
  display: flex;
  align-items: center;
  max-height: 48px;
}

.nav {
  flex: 1;
}

/* main nav list */
.nav-list {
  display: flex;
  justify-content: flex-end;
  align-items: center;
  gap: 2.2rem;
  list-style: none;
  margin: 0;
  padding: 0;
}

/* each nav item wrapper */
.nav-item {
  display: flex;
  align-items: center;
}

/* top-level nav links, including BUY | SELL | RENT */
.nav-link,
.nav-link-dropdown {
  font-family: "Oswald", system-ui, sans-serif;
  font-size: 0.95rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: #1e180d;
  cursor: pointer;
  text-decoration: none;
  border: 0;
  background: none;

  display: inline-block;
  line-height: 1;
  padding: 0.2rem 0 0.18rem;
  margin: 0;

  position: relative;
  top: -1px;
}

/* keep HOME (first item) at original baseline */
.nav-item:first-child .nav-link {
  top: 0;
}

.nav-link:hover,
.nav-link:focus,
.nav-link-dropdown:hover,
.nav-link-dropdown:focus {
  text-decoration: underline;
  text-underline-offset: 0.25em;
}

/* Dropdown container */
.nav-item.has-dropdown {
  position: relative;
}

/* Dropdown panel */
.nav-dropdown {
  position: absolute;
  right: 0;
  top: 120%;
  min-width: 180px;
  background: #ffffff;
  border: 1px solid #e5e1d8;
  box-shadow: 0 10px 30px rgba(0, 0, 0, 0.08);
  padding: 0.5rem 0;
  list-style: none;
  margin: 0;
  opacity: 0;
  visibility: hidden;
  transform: translateY(4px);
  transition: opacity 0.15s ease, transform 0.15s ease, visibility 0.15s ease;
  z-index: 20;
}

.nav-item.has-dropdown:hover .nav-dropdown,
.nav-item.has-dropdown:focus-within .nav-dropdown {
  opacity: 1;
  visibility: visible;
  transform: translateY(0);
}

/* links inside dropdown */
.nav-dropdown-link {
  display: block;
  padding: 0.5rem 1rem;
  font-family: "Roboto", system-ui, -apple-system, BlinkMacSystemFont,
    "Segoe UI", sans-serif;
  font-size: 0.9rem;
  text-transform: none;
  color: #1e180d;
  white-space: nowrap;
  text-decoration: none;
}

.nav-dropdown-link:hover,
.nav-dropdown-link:focus {
  background: #faf7f1;
}

/* ========================= */
/* HERO (GLOBAL + HOME)      */
/* ========================= */

.hero {
  background: var(--treg-cream);
  border-bottom: 1px solid rgba(0, 0, 0, 0.04);
}

.hero-inner {
  max-width: 1040px;
  margin: 0 auto;
  padding: 2.5rem 1.25rem 2.75rem;
}

.hero-label {
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.7rem;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  color: var(--treg-slate);
  margin-bottom: 0.4rem;
}

.hero-title {
  font-family: "League Spartan", system-ui, sans-serif;
  font-weight: 700;
  font-size: 2.4rem;
  text-transform: lowercase;
  margin: 0 0 0.4rem;
  color: var(--treg-charcoal);
}

.hero-subtitle {
  max-width: 1080px;
  margin: 0.4rem 0 1rem;
  color: var(--treg-slate);
}

/* Hero layout grid (for neighborhoods, if needed) */
.hero-grid {
  display: grid;
  grid-template-columns: minmax(0, 2fr) minmax(0, 1.2fr);
  gap: 2rem;
  align-items: flex-start;
}

@media (max-width: 800px) {
  .hero-grid {
    grid-template-columns: minmax(0, 1fr);
  }
}

/* Homepage full-bleed hero */
.home-hero {
  position: relative;
  min-height: 70vh;
  color: #ffffff;

  /* Image + gradients all on ONE element */
  background:
    /* vertical fade */
    linear-gradient(
      to bottom,
      rgba(10, 7, 3, 0.48) 0%,
      rgba(10, 7, 3, 0.38) 35%,
      rgba(10, 7, 3, 0.22) 70%,
      rgba(10, 7, 3, 0.12) 88%,
      rgba(10, 7, 3, 0.08) 100%
    ),
    /* horizontal fade */
    linear-gradient(
      to right,
      rgba(10, 7, 3, 0.55) 0%,
      rgba(10, 7, 3, 0.30) 40%,
      rgba(10, 7, 3, 0.16) 75%,
      rgba(10, 7, 3, 0.10) 100%
    ),
    url("/assets/img/hero-chicago.jpg");

  background-size: cover;
  background-position: center center;
  background-repeat: no-repeat;
}

.home-hero-overlay {
  width: 100%;
  height: 100%;
  background: none;  /* gradients now live on .home-hero */
}

.home-hero-inner {
  padding-top: 5rem;
  padding-bottom: 5rem;
}

.home-hero-grid {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, 1.1fr);
  align-items: center;
  gap: 2.5rem;
}

.home-hero-text {
  text-align: right;
  max-width: 840px;
  margin-left: auto;
  background: rgba(255, 255, 255, 0.12);
  padding: 2.3rem 2.9rem;
  border-radius: 16px;
  border: 1px solid rgba(255, 255, 255, 0.25);
  box-shadow: 0 14px 30px rgba(0, 0, 0, 0.18);
}

.home-hero-title {
  font-family: "League Spartan", system-ui, -apple-system, BlinkMacSystemFont,
    "Segoe UI", sans-serif;
  font-size: clamp(2.2rem, 3vw + 1.4rem, 3.1rem);
  line-height: 1.12;
  text-transform: lowercase;
  margin: 0.6rem 0 1rem;
}

.home-hero-subtitle {
  font-family: "Roboto", system-ui, -apple-system, BlinkMacSystemFont,
    "Segoe UI", sans-serif;
  font-size: 0.95rem;
  line-height: 1.6;
  max-width: 40rem;
  margin-left: auto;
  margin-bottom: 1.75rem;
}

/* Home hero label tuning */
.home-hero .hero-label {
  font-size: 0.85rem;          /* was 0.7rem */
  letter-spacing: 0.18em;      /* tiny bit more presence */
  font-weight: 500;            /* subtle bold */
  text-transform: uppercase;
}

/* Buttons inside hero */
.hero .btn-primary,
.hero .btn-ghost,
.hero .btn-white {
  font-size: 0.9rem;
  padding: 0.5rem 1.3rem;
  white-space: nowrap;
}

/* White button specifically for hero / calls-to-action */
.btn-white {
  background: rgba(255, 255, 255, 0.95);
  border: 1px solid var(--treg-charcoal);
  color: var(--treg-charcoal);
  font-size: 0.9rem;
  padding: 0.5rem 1.3rem;
  white-space: nowrap;
  border-radius: 999px;
  text-decoration: none;
}

.btn-white:hover {
  background: #ffffff;
}

/* Keep hero buttons aligned */
.hero .btn-row {
  justify-content: flex-end;
  flex-wrap: nowrap;
  gap: 0.75rem;
}

@media (max-width: 640px) {
  .hero .btn-row {
    justify-content: center;
    flex-wrap: wrap;
  }
}

/* ========================= */
/* NEIGHBORHOOD HERO IMAGE   */
/* ========================= */

.neighborhood-photo-hero {
  border-bottom: 1px solid rgba(0, 0, 0, 0.04);
  background: #111; /* mostly covered by photo */
}

.neighborhood-photo-hero-inner {
  max-width: 1040px;
  margin: 0 auto;
  padding: 1.5rem 1.25rem 0;
}

.neighborhood-photo-hero-img {
  width: 100%;
  max-height: 360px;
  object-fit: cover;
  border-radius: 14px;
  display: block;
  box-shadow: 0 18px 40px rgba(0, 0, 0, 0.22);
}

/* ========================= */
/* SNAPSHOT CARD             */
/* ========================= */

.snapshot {
  background: #ffffff;
  border-radius: 0.9rem;
  padding: 1rem 1.1rem;
  border: 1px solid rgba(0, 0, 0, 0.06);
}

.snapshot-item + .snapshot-item {
  margin-top: 0.75rem;
}

.snapshot-label {
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.7rem;
  text-transform: uppercase;
  letter-spacing: 0.14em;
  color: var(--treg-slate);
}

.snapshot-value {
  font-size: 0.9rem;
  margin-top: 0.12rem;
}

/* ========================= */
/* SECTIONS / GRID / LISTS   */
/* ========================= */

.section-heading {
  font-family: "Oswald", system-ui, sans-serif;
  font-size: 1.3rem;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  margin: 0 0 0.4rem;
}

.section-lede {
  margin: 0 0 1.25rem;
  color: var(--treg-slate);
}

.section-grid {
  display: grid;
  gap: 1.75rem;
}

.section-grid.two {
  grid-template-columns: minmax(0, 1.5fr) minmax(0, 1.1fr);
}

@media (max-width: 800px) {
  .section-grid.two {
    grid-template-columns: minmax(0, 1fr);
  }
}

/* Lists */
ul {
  padding-left: 1.1rem;
}

li + li {
  margin-top: 0.35rem;
}

/* ========================= */
/* CTA SECTIONS              */
/* ========================= */

.section-cta {
  text-align: center;
}

.section-cta-title {
  font-family: "Oswald", system-ui, sans-serif;
  font-size: 1.5rem;
  text-transform: uppercase;
  letter-spacing: 0.08em;
  margin-bottom: 0.5rem;
}

.section-cta-text {
  max-width: 640px;
  margin: 0 auto 0.75rem;
  color: var(--treg-slate);
}

.section-cta-meta {
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.8rem;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: var(--treg-slate);
  margin-bottom: 1rem;
}

/* ========================= */
/* NEIGHBORHOOD CARDS (HOME) */
/* ========================= */

.neighborhood-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(210px, 1fr));
  gap: 1rem;
}

.neighborhood-card {
  background: #ffffff;
  border-radius: 0.9rem;
  padding: 1rem 1.1rem 1.2rem;
  border: 1px solid rgba(0, 0, 0, 0.06);
}

.neighborhood-card h3 {
  font-family: "Oswald", system-ui, sans-serif;
  font-size: 1rem;
  text-transform: uppercase;
  letter-spacing: 0.08em;
  margin: 0 0 0.2rem;
}

.neighborhood-card p {
  margin: 0.3rem 0 0.8rem;
  font-size: 0.9rem;
  color: var(--treg-slate);
}

.neighborhood-card a {
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  text-decoration: none;
  color: var(--treg-charcoal);
  border-bottom: 1px solid var(--treg-bronze);
  padding-bottom: 0.03rem;
}

.neighborhood-card a:hover {
  border-bottom-color: var(--treg-charcoal);
}

/* ========================= */
/* NEIGHBORHOOD TILE GRID    */
/* ========================= */

.neighborhoods-hero {
  padding-top: 2.5rem;
  padding-bottom: 1rem;
  border-bottom: 1px solid rgba(0, 0, 0, 0.04);
}

.neighborhoods-intro {
  max-width: 720px;
  margin: 0 auto 2rem;
  text-align: center;
}

.neighborhoods-intro h1 {
  font-family: "League Spartan", system-ui, sans-serif;
  font-size: 2.2rem;
  text-transform: lowercase;
  margin: 0 0 0.5rem;
}

.neighborhoods-intro p {
  margin: 0;
  color: var(--treg-slate);
}

/* Tile grid */

.neighborhoods-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(260px, 1fr));
  gap: 1.6rem;
  padding: 2rem 0 3rem;
}

.neighborhood-tile {
  display: block;
  background: #ffffff;
  border-radius: 14px;
  padding: 1rem 1.1rem 1.4rem;
  text-decoration: none;
  color: var(--treg-charcoal);
  border: 1px solid rgba(0, 0, 0, 0.06);
  box-shadow: 0 10px 22px rgba(0, 0, 0, 0.1);
  transition: transform 0.15s ease, box-shadow 0.15s ease;
}

.neighborhood-tile:hover {
  transform: translateY(-3px);
  box-shadow: 0 16px 40px rgba(0, 0, 0, 0.12);
}

.neighborhood-tile-header {
  font-family: "League Spartan", sans-serif;
  font-size: 1.65rem;
  font-weight: 600;
  text-transform: lowercase;
  letter-spacing: 0.02em;
  margin-bottom: 0.75rem;
}

.neighborhood-tile-image-wrapper {
  width: 100%;
  height: 160px;
  overflow: hidden;
  border-radius: 10px;
  margin-bottom: 0.85rem;
}

.neighborhood-tile-image-wrapper img,
.neighborhood-thumb {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.neighborhood-tile-body {
  font-family: "Roboto", sans-serif;
  font-size: 0.92rem;
  line-height: 1.45;
  color: var(--treg-slate);
}

/* ========================= */
/* NEIGHBORHOOD OVERVIEW GRID */
/* ========================= */

.neighborhood-overview-stack .neighborhood-intro-card {
  background: #ffffff;
  border-radius: 12px;
  border: 1px solid rgba(0, 0, 0, 0.06);
  padding: 1.4rem 1.6rem 1.5rem;
  box-shadow: 0 12px 30px rgba(0, 0, 0, 0.08);
  margin-bottom: 1.6rem;
}

/* Life in <Neighborhood> card */
.neighborhood-intro-card--life {
  background: #ffffff;
  border-radius: 12px;
  border: 1px solid rgba(0, 0, 0, 0.06);
  padding: 1.4rem 1.6rem 1.6rem;
  box-shadow: 0 12px 30px rgba(0, 0, 0, 0.08);
}

/* grid holding snapshot + stats + map */
.neighborhood-overview-grid {
  display: grid;
  grid-template-columns: minmax(0, 1.05fr) minmax(0, 1.35fr);
  gap: 1.5rem;
  align-items: flex-start;
}

/* left column: snapshot + stats stacked */
.neighborhood-overview-left {
  display: flex;
  flex-direction: column;
  gap: 1rem;
}

@media (max-width: 800px) {
  .neighborhood-overview-grid {
    grid-template-columns: minmax(0, 1fr);
  }
}

/* ========================= */
/* NEIGHBORHOOD — BY THE NUMBERS CARD */
/* ========================= */

.neighborhood-numbers-card {
  background: #ffffff;
  border-radius: 0.95rem;
  border: 1px solid rgba(0, 0, 0, 0.06);
  box-shadow: 0 12px 30px rgba(0, 0, 0, 0.08);
  overflow: hidden;
  padding: 1rem 1.25rem 1.4rem;
}

.neighborhood-numbers-header {
  margin-bottom: 0.75rem;
}

.neighborhood-numbers-body {
  display: flex;
  flex-direction: column;
  gap: 0.75rem;
}

.numbers-row {
  display: flex;
  justify-content: space-between;
  align-items: center;
}

.numbers-label {
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.82rem;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: var(--treg-slate);
}

.numbers-value {
  font-family: "League Spartan", system-ui, sans-serif;
  font-size: 1.05rem;
  letter-spacing: 0.02em;
  color: var(--treg-charcoal);
}

/* Disclaimer text */
.numbers-disclaimer {
  margin-top: 1rem;
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.75rem;
  line-height: 1.45;
  color: var(--treg-slate);
  opacity: 0.85;
}

/* ========================= */
/* MAP CARD                  */
/* ========================= */

.neighborhood-map-card {
  background: #ffffff;
  border-radius: 0.95rem;
  border: 1px solid rgba(0, 0, 0, 0.06);
  box-shadow: 0 12px 30px rgba(0, 0, 0, 0.08);
  overflow: hidden;
  display: flex;
  flex-direction: column;
}

.neighborhood-map-header {
  padding: 0.85rem 1rem 0.5rem;
}

.neighborhood-map-embed iframe {
  width: 100%;
  height: 260px;
  border: 0;
  display: block;
}

.neighborhood-map-meta {
  padding: 0.6rem 1rem 0.85rem;
  font-size: 0.8rem;
  color: var(--treg-slate);
}

/* ========================= */
/* NEIGHBORHOOD HIGHLIGHTS – CAROUSEL */
/* ========================= */

.neighborhood-highlights {
  background: #faf7f1;
  padding: 2.25rem 0 2.75rem;
  border-bottom: 1px solid rgba(0, 0, 0, 0.04);
}

.neighborhood-highlights-intro {
  max-width: 720px;
  margin-bottom: 1.5rem;
}

.neighborhood-highlights-intro .section-heading {
  margin-bottom: 0.4rem;
}

/* Carousel wrapper */
.highlights-carousel {
  position: relative;
  margin: 1.75rem auto 0;
}

/* Visible window */
.highlights-window {
  position: relative;
  overflow: hidden;
  padding: 0 3.25rem; /* space so arrows sit off the card edges */
}

/* Track holds all slides horizontally (moved via JS translateX) */
.highlights-track {
  display: flex;
  gap: 1.4rem;
  transition: transform 0.4s ease;
  will-change: transform;
}

/* Each slide is a fixed-width tile so ~3 fit in the window on desktop */
.highlights-track .highlight-card {
  flex: 0 0 320px;
  max-width: 320px;
}

/* Card styling (used inside carousel and consistent site-wide) */
.highlight-card {
  background: #ffffff;
  border-radius: 1rem;
  border: 1px solid rgba(0, 0, 0, 0.06);
  box-shadow: 0 12px 30px rgba(0, 0, 0, 0.08);
  overflow: hidden;
  display: flex;
  flex-direction: column;
  height: 100%;
  transition: transform 0.18s ease, box-shadow 0.18s ease,
    border-color 0.18s ease;
}

.highlight-card:hover {
  transform: translateY(-4px);
  box-shadow: 0 18px 40px rgba(0, 0, 0, 0.16);
  border-color: rgba(0, 0, 0, 0.12);
}

/* Image */
.highlight-image {
  width: 100%;
  aspect-ratio: 16 / 10;
  overflow: hidden;
}

.highlight-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  filter: brightness(1.05) contrast(1.04) saturate(1.06);
  transform: scale(1.02);
  transition: transform 0.22s ease;
}

.highlight-card:hover .highlight-image img {
  transform: scale(1.06);
}

/* Text body */
.highlight-body {
  padding: 1rem 1.15rem 1.2rem;
}

.highlight-title {
  font-family: "League Spartan", system-ui, sans-serif;
  font-size: 1.1rem;
  text-transform: lowercase;
  letter-spacing: 0.03em;
  margin: 0 0 0.35rem;
}

.highlight-text {
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.92rem;
  line-height: 1.5;
  color: var(--treg-slate);
  margin: 0 0 0.6rem;
}

.highlight-meta {
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.78rem;
  text-transform: uppercase;
  letter-spacing: 0.14em;
  color: var(--treg-slate);
}

.highlight-meta a {
  color: var(--treg-charcoal);
  text-decoration: none;
  border-bottom: 1px solid var(--treg-bronze);
  padding-bottom: 1px;
}

.highlight-meta a:hover {
  border-bottom-color: var(--treg-charcoal);
}

/* UPDATED Prev / next buttons – larger, darker, outside cards */
.highlights-nav {
  position: absolute;
  top: 50%;
  transform: translateY(-50%);
  border: none;

  background: rgba(30, 24, 13, 0.92);
  color: #ffffff;

  width: 46px;
  height: 46px;
  font-size: 1.35rem;
  border-radius: 999px;

  display: flex;
  align-items: center;
  justify-content: center;

  cursor: pointer;
  z-index: 20;

  box-shadow: 0 6px 20px rgba(0, 0, 0, 0.25);
  transition: background 0.15s ease, transform 0.15s ease;
}

/* Hover effect */
.highlights-nav:hover {
  background: rgba(30, 24, 13, 1);
  transform: translateY(-50%) scale(1.05);
}

/* Position them OUTSIDE the visible carousel area */
.highlights-nav--prev {
  left: -2.75rem;
}

.highlights-nav--next {
  right: -2.75rem;
}

/* Dots */
.highlights-dots {
  display: flex;
  justify-content: center;
  gap: 0.4rem;
  margin-top: 1rem;
}

.highlights-dot {
  width: 8px;
  height: 8px;
  border-radius: 999px;
  border: 0;
  padding: 0;
  background: rgba(0, 0, 0, 0.18);
  cursor: pointer;
}

.highlights-dot.is-active {
  width: 16px;
  background: var(--treg-charcoal);
}

/* On small screens, rely on natural swipe/scroll and hide arrows */
@media (max-width: 740px) {
  .highlights-nav {
    display: none;
  }
}

/* ========================= */
/* ABOUT PAGE / TEAM CARDS   */
/* ========================= */

.about-photo {
  width: 100%;
  border-radius: 12px;
  object-fit: cover;
  box-shadow: 0 10px 25px rgba(0, 0, 0, 0.16);
}

.team-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(230px, 1fr));
  gap: 1.5rem;
  margin-top: 1.75rem;
}

.team-card {
  background: #ffffff;
  border-radius: 0.9rem;
  border: 1px solid rgba(0, 0, 0, 0.06);
  padding: 1.4rem 1.5rem 1.6rem;
}

.team-card-title {
  font-family: "League Spartan", system-ui, sans-serif;
  font-size: 1.1rem;
  text-transform: lowercase;
  margin: 0 0 0.2rem;
}

.team-card-role {
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.8rem;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: var(--treg-slate);
  margin-bottom: 0.6rem;
}

.team-card-text {
  font-size: 0.9rem;
  color: var(--treg-slate);
  margin: 0 0 0.9rem;
}

.team-card-link {
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.8rem;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  text-decoration: none;
  color: var(--treg-charcoal);
  border-bottom: 1px solid var(--treg-bronze);
  padding-bottom: 0.05rem;
}

.team-card-link:hover {
  border-bottom-color: var(--treg-charcoal);
}

/* ========================= */
/* FOOTER                    */
/* ========================= */

.site-footer {
  flex-shrink: 0;
  border-top: 1px solid rgba(0, 0, 0, 0.06);
  background: #ffffff;
}

.site-footer-inner {
  max-width: 1040px;
  margin: 0 auto;
  padding: 1rem 1.25rem;
  display: flex;
  flex-wrap: wrap;
  justify-content: space-between;
  gap: 0.5rem;
  font-size: 0.8rem;
}

.footer-brand {
  text-transform: uppercase;
  letter-spacing: 0.14em;
  color: var(--treg-slate);
}

.footer-links a {
  color: var(--treg-charcoal);
  text-decoration: none;
}

.footer-links a:hover {
  text-decoration: underline;
  text-underline-offset: 0.15em;
}

/* ========================= */
/* REVIEWS / TESTIMONIALS    */
/* ========================= */

.reviews-summary {
  margin-top: 1.5rem;
  padding: 1rem 1.2rem;
  border-radius: 0.9rem;
  border: 1px solid rgba(0, 0, 0, 0.06);
  background: #ffffff;
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: space-between;
  gap: 1rem;
  box-shadow: 0 10px 24px rgba(0, 0, 0, 0.08);
}

.reviews-summary-main {
  display: flex;
  align-items: center;
  gap: 0.9rem;
}

.reviews-stars {
  font-size: 1.4rem;
  line-height: 1;
  color: #f2a300; /* star gold */
}

.reviews-summary-text {
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.9rem;
  color: var(--treg-slate);
}

.reviews-summary-cta .btn {
  white-space: nowrap;
}

/* Testimonials grid */

.testimonials-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(260px, 1fr));
  gap: 1.5rem;
  margin-top: 1.75rem;
}

.testimonial-card {
  background: #ffffff;
  border-radius: 0.9rem;
  border: 1px solid rgba(0, 0, 0, 0.06);
  padding: 1.4rem 1.5rem 1.5rem;
  box-shadow: 0 10px 24px rgba(0, 0, 0, 0.08);
  display: flex;
  flex-direction: column;
  gap: 0.5rem;
}

.testimonial-type {
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.78rem;
  text-transform: uppercase;
  letter-spacing: 0.14em;
  color: var(--treg-slate);
}

.testimonial-name {
  font-family: "League Spartan", system-ui, sans-serif;
  font-size: 1.1rem;
  text-transform: lowercase;
  letter-spacing: 0.03em;
  margin: 0;
  color: var(--treg-charcoal);
}

.testimonial-text {
  font-size: 0.92rem;
  line-height: 1.6;
  color: var(--treg-slate);
  margin: 0;
}

.testimonial-meta {
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.8rem;
  color: var(--treg-slate);
  opacity: 0.9;
  margin-top: 0.2rem;
}

.reviews-bottom-cta {
  margin-top: 2.25rem;
  text-align: center;
  max-width: 640px;
  margin-left: auto;
  margin-right: auto;
}

.reviews-bottom-cta p {
  margin: 0;
  color: var(--treg-slate);
}

/* ========================= */
/* CONTACT PAGE              */
/* ========================= */

.contact-layout {
  align-items: flex-start;
}

.contact-form {
  background: #ffffff;
  border-radius: 0.9rem;
  border: 1px solid rgba(0, 0, 0, 0.06);
  padding: 1.4rem 1.6rem 1.6rem;
  box-shadow: 0 10px 24px rgba(0, 0, 0, 0.08);
}

.form-row {
  display: flex;
  flex-wrap: wrap;
  gap: 1rem;
  margin-bottom: 0.9rem;
}

.form-field {
  flex: 1 1 min(260px, 100%);
  display: flex;
  flex-direction: column;
  gap: 0.25rem;
}

.form-field label {
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.8rem;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: var(--treg-slate);
}

.form-field input,
.form-field select,
.form-field textarea {
  font-family: "PT Serif", system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  font-size: 0.9rem;
  padding: 0.45rem 0.55rem;
  border-radius: 6px;
  border: 1px solid #d0ccc4;
  background: #fefdfb;
}

.form-field input:focus,
.form-field select:focus,
.form-field textarea:focus {
  outline: none;
  border-color: var(--treg-bronze);
  box-shadow: 0 0 0 1px rgba(207, 177, 142, 0.4);
}

.form-actions {
  margin-top: 1rem;
  display: flex;
  flex-direction: column;
  gap: 0.5rem;
}

.form-note {
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.8rem;
  color: var(--treg-slate);
}

/* Contact aside cards */

.contact-aside {
  display: flex;
  flex-direction: column;
  gap: 1rem;
}

.contact-card {
  background: #ffffff;
  border-radius: 0.9rem;
  border: 1px solid rgba(0, 0, 0, 0.06);
  padding: 1.2rem 1.4rem 1.35rem;
  box-shadow: 0 10px 24px rgba(0, 0, 0, 0.08);
}

.contact-lede {
  font-size: 0.9rem;
  color: var(--treg-slate);
  margin: 0 0 0.9rem;
}

.contact-list {
  display: flex;
  flex-direction: column;
  gap: 0.6rem;
}

.contact-list-item {
  display: flex;
  flex-direction: column;
}

.contact-label {
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.78rem;
  text-transform: uppercase;
  letter-spacing: 0.14em;
  color: var(--treg-slate);
}

.contact-value {
  font-size: 0.9rem;
}

.contact-value a {
  color: var(--treg-charcoal);
  text-decoration: none;
  border-bottom: 1px solid var(--treg-bronze);
  padding-bottom: 1px;
}

.contact-value a:hover {
  border-bottom-color: var(--treg-charcoal);
}

/* Mini review block on contact */

.reviews-mini {
  display: flex;
  align-items: center;
  gap: 0.55rem;
  margin-bottom: 0.5rem;
}

.reviews-mini-stars {
  font-size: 1.2rem;
  line-height: 1;
  color: #f2a300;
}

.reviews-mini-text {
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.82rem;
  color: var(--treg-slate);
}

@media (max-width: 800px) {
  .contact-layout {
    grid-template-columns: minmax(0, 1fr) !important;
  }
}

/* ======================================= */
/* GLOBAL SECTIONS & TYPOGRAPHY (HOMEPAGE) */
/* ======================================= */

.section {
  padding: 3rem 0;
}

.section-alt {
  background-color: var(--treg-cream);
}

.section-inner,
.section-inner-cta {
  max-width: 1100px;
  margin: 0 auto;
  padding: 0 1.5rem;
}

.section-header {
  margin-bottom: 1.5rem;
}

/* base eyebrow, if used outside section-header */
.eyebrow {
  font-family: "Oswald", system-ui, sans-serif;
  font-size: 0.9rem;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  color: var(--treg-slate);
  margin-bottom: 0.35rem;
}

/* STRONGER eyebrow for HOW WE HELP / WHAT CLIENTS ARE SAYING / READY WHEN YOU ARE */
.section-header .eyebrow {
  font-size: 1.8rem;          /* really prominent */
  letter-spacing: 0.2em;
  margin-bottom: 0.05rem;     /* very tight gap before big title */
  line-height: 1.1;
}

.section-title {
  font-family: "League Spartan", system-ui, -apple-system, BlinkMacSystemFont,
    "Segoe UI", sans-serif;
  font-size: 2.2rem;          /* slightly larger to lead */
  line-height: 1.2;
  text-transform: lowercase;
  color: var(--treg-charcoal);
  margin-bottom: 0.12rem 0 0.55rem;
}

.section-intro {
  font-family: "PT Serif", Georgia, "Times New Roman", serif;
  font-size: 0.98rem;
  line-height: 1.7;
  color: var(--treg-slate);
  max-width: 48rem;
}

/* ============ */
/* BUTTONS      */
/* ============ */

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  border-radius: 999px;
  border: 1px solid transparent;
  font-family: "League Spartan", system-ui, sans-serif;
  font-size: 0.9rem;
  text-transform: lowercase;
  letter-spacing: 0.08em;
  padding: 0.7rem 1.6rem;
  text-decoration: none;
  cursor: pointer;
  gap: 0.35rem;
}

.btn-primary {
  background-color: var(--treg-charcoal);
  color: #ffffff;
}

.btn-primary:hover,
.btn-primary:focus {
  background-color: #000000;
  text-decoration: none;
}

.btn-outline {
  background-color: transparent;
  border-color: var(--treg-charcoal);
  color: var(--treg-charcoal);
}

.btn-outline:hover,
.btn-outline:focus {
  background-color: var(--treg-charcoal);
  color: #ffffff;
}

.btn-ghost {
  background-color: transparent;
  border-color: rgba(0, 0, 0, 0.08);
  color: var(--treg-charcoal);
}

.btn-ghost:hover,
.btn-ghost:focus {
  background-color: rgba(0, 0, 0, 0.04);
}

.btn-link {
  background: none;
  border: 0;
  padding: 0;
  font-family: "Oswald", system-ui, sans-serif;
  font-size: 0.8rem;
  text-transform: uppercase;
  letter-spacing: 0.18em;
  color: #ffffff;
  text-decoration: underline;
  text-underline-offset: 0.2em;
  cursor: pointer;
}

/* ============ */
/* CARDS GRID   */
/* ============ */

.cards-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1.75rem;
}

.card {
  background: #ffffff;
  border-radius: 1.25rem;
  border: 1px solid rgba(0, 0, 0, 0.06);
  padding: 1.5rem 1.6rem 1.7rem;
  box-shadow: 0 14px 30px rgba(0, 0, 0, 0.06);
}

.card-label {
  font-family: "Oswald", system-ui, sans-serif;
  font-size: 0.78rem;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  color: var(--treg-slate);
  margin-bottom: 0.4rem;
}

.card-title {
  font-family: "League Spartan", system-ui, sans-serif;
  font-size: 1.3rem;
  text-transform: lowercase;
  color: var(--treg-charcoal);
  margin-bottom: 0.45rem;
}

.card-body {
  font-family: "PT Serif", Georgia, serif;
  font-size: 0.95rem;
  line-height: 1.7;
  color: var(--treg-slate);
  margin-bottom: 0.75rem;
}

.card-list {
  margin: 0 0 0.75rem;
  padding-left: 1.15rem;
  font-family: "PT Serif", Georgia, serif;
  font-size: 0.92rem;
  color: var(--treg-slate);
}

.card-list li + li {
  margin-top: 0.25rem;
}

.card-link {
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.88rem;
  color: var(--treg-charcoal);
  text-decoration: none;
  border-bottom: 1px solid var(--treg-bronze);
  padding-bottom: 0.02rem;
}

.card-link:hover {
  border-bottom-color: var(--treg-charcoal);
}

/* ===================== */
/* NEIGHBORHOODS PREVIEW */
/* ===================== */

.neighborhoods-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1.5rem;
}

.neighborhood-tag {
  font-family: "Oswald", system-ui, sans-serif;
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  color: var(--treg-slate);
  margin-bottom: 0.4rem;
}

.neighborhood-title {
  font-family: "League Spartan", system-ui, sans-serif;
  font-size: 1.2rem;
  text-transform: lowercase;
  margin-bottom: 0.4rem;
  color: var(--treg-charcoal);
}

.neighborhood-body {
  font-family: "PT Serif", Georgia, serif;
  font-size: 0.94rem;
  line-height: 1.7;
  color: var(--treg-slate);
  margin-bottom: 0.75rem;
}

.section-cta-row {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: space-between;
  gap: 1.25rem;
  margin-top: 2rem;
}

.section-cta-text {
  max-width: 34rem;
  font-family: "PT Serif", Georgia, serif;
  font-size: 0.95rem;
  line-height: 1.7;
  color: var(--treg-slate);
}

/* SPECIAL LAYOUT FOR REVIEWS SECTION */
.section-reviews {
  background: #ffffff; /* subtle white band */
  border-top: 1px solid rgba(0, 0, 0, 0.03);
  border-bottom: 1px solid rgba(0, 0, 0, 0.03);
}

.section-reviews .section-inner {
  max-width: 1100px;
}

/* match formatting/spacing of HOW WE HELP */
.section-reviews .section-header {
  text-align: left;
  margin-bottom: 1.5rem;
}

.section-reviews .section-intro {
  margin-left: 0;
  margin-right: 0;
}

/* small rating strip above review cards */
.reviews-rating-summary {
  display: flex;
  align-items: center;
  justify-content: flex-start;
  gap: 0.55rem;
  margin-bottom: 1.6rem;
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.8rem;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  color: var(--treg-slate);
}

.reviews-rating-score {
  font-family: "League Spartan", system-ui, sans-serif;
  font-size: 1rem;
  color: var(--treg-charcoal);
}

.reviews-rating-stars {
  font-size: 0.95rem;
  letter-spacing: 0.18em;
  color: #f2a300; /* star gold */
}

.reviews-rating-label {
  opacity: 0.9;
}

/* rating / stats strip above review cards */
.reviews-stats {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1.25rem;
  margin-bottom: 2rem;
}

.reviews-stat-card {
  border-radius: 999px;
  border: 1px solid var(--treg-charcoal);
  padding: 0.7rem 1.4rem;
  background: #ffffff;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  text-align: center;
}

.reviews-stat-value {
  font-family: "League Spartan", system-ui, sans-serif;
  font-size: 1rem;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--treg-charcoal);
}

.reviews-stat-stars {
  font-size: 0.9rem;
  letter-spacing: 0.18em;
  color: #f2a300; /* star gold */
  margin-left: 0.3rem;
}

.reviews-stat-label {
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.72rem;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  color: var(--treg-slate);
  margin-top: 0.18rem;
}

/* stack stats on small screens */
@media (max-width: 720px) {
  .reviews-stats {
    grid-template-columns: minmax(0, 1fr);
  }
}

/* ============= */
/* REVIEWS GRID  */
/* ============= */

.reviews-preview {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1.5rem;
  margin-top: 1.75rem;
}

.review-card {
  background: #ffffff;
  border-radius: 1.1rem;
  border: 1px solid rgba(0, 0, 0, 0.08);
  padding: 1.6rem 1.7rem 1.7rem;
  box-shadow: none;                 /* lighter than services cards */
  position: relative;
}

/* big soft quote mark in the corner */
.review-card::before {
  content: "“";
  position: absolute;
  top: 0.4rem;
  left: 1.2rem;
  font-family: "PT Serif", Georgia, serif;
  font-size: 2.6rem;
  line-height: 1;
  color: rgba(0, 0, 0, 0.06);
}

.review-body {
  font-family: "PT Serif", Georgia, serif;
  font-size: 0.96rem;
  line-height: 1.7;
  color: var(--treg-charcoal);
  margin-bottom: 0.9rem;
  font-style: italic;
}

.review-meta {
  display: flex;
  justify-content: flex-end;     /* push name to the right */
  font-family: "Roboto", system-ui, sans-serif;
  font-size: 0.78rem;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: var(--treg-slate);
}

.review-name {
  text-align: right;
}

/* center the reviews CTA button and make it feel a bit bolder */
.section-reviews .section-cta-row {
  justify-content: center;
  margin-top: 2.25rem;
}

.reviews-cta-btn {
  padding: 0.9rem 2.6rem;
  font-size: 0.92rem;
}

/* ============= */
/* STATS GRID    */
/* ============= */

.stats-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1.5rem;
}

.stat-card {
  background: #ffffff;
  border-radius: 1.25rem;
  border: 1px solid rgba(0, 0, 0, 0.06);
  padding: 1.4rem 1.6rem 1.6rem;
  box-shadow: 0 12px 30px rgba(0, 0, 0, 0.06);
}

.stat-label {
  font-family: "Oswald", system-ui, sans-serif;
  font-size: 0.78rem;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  color: var(--treg-slate);
  margin-bottom: 0.3rem;
}

.stat-title {
  font-family: "League Spartan", system-ui, sans-serif;
  font-size: 1.2rem;
  text-transform: lowercase;
  margin-bottom: 0.4rem;
  color: var(--treg-charcoal);
}

.stat-body {
  font-family: "PT Serif", Georgia, serif;
  font-size: 0.94rem;
  line-height: 1.7;
  color: var(--treg-slate);
}

/* ============= */
/* FINAL CTA     */
/* ============= */

.section.section-cta {
  background-color: var(--treg-cream);
}

.section-inner-cta {
  display: grid;
  grid-template-columns: minmax(0, 1.1fr) minmax(0, 0.9fr);
  gap: 2.5rem;
  align-items: center;
  text-align: left;
  padding-top: 3rem;
  padding-bottom: 3rem;
}

.section-cta-text-block .section-title {
  margin-bottom: 0.75rem;
}

.section-cta-actions {
  text-align: left;
}

.section-cta-main {
  font-family: "Oswald", system-ui, sans-serif;
  font-size: 0.85rem;
  text-transform: uppercase;
  letter-spacing: 0.18em;
  color: var(--treg-charcoal);
  margin-bottom: 0.25rem;
}

.section-cta-meta {
  font-family: "PT Serif", Georgia, serif;
  font-size: 0.95rem;
  color: var(--treg-slate);
  margin-bottom: 1rem;
}

.btn-row {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
}

/* ============= */
/* HOMEPAGE META */
/* ============= */

.home-hero-meta {
  display: flex;
  flex-wrap: wrap;
  justify-content: flex-end;
  gap: 1.25rem;
  margin-top: 1.75rem;
}

.meta-item {
  text-align: right;
}

.meta-label {
  font-family: "Oswald", system-ui, sans-serif;
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  color: var(--treg-cream);
  opacity: 0.8;
  margin-bottom: 0.1rem;
}

.meta-value {
  font-family: "League Spartan", system-ui, sans-serif;
  font-size: 0.95rem;
  color: #ffffff;
}

/* Responsive tweaks */

@media (max-width: 960px) {
  .cards-grid,
  .neighborhoods-grid,
  .reviews-preview,
  .stats-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .section-inner-cta {
    grid-template-columns: minmax(0, 1fr);
  }
}

@media (max-width: 720px) {
  .cards-grid,
  .neighborhoods-grid,
  .reviews-preview,
  .stats-grid {
    grid-template-columns: minmax(0, 1fr);
  }

  .section-inner,
  .section-inner-cta {
    padding: 0 1.1rem;
  }

  .section-title {
    font-size: 1.9rem;          /* keep hierarchy on mobile */
  }

  .section-header {
    margin-bottom: 1.4rem;
  }

  .section-header .eyebrow {
    font-size: 1.4rem;
    margin-bottom: 0.05rem;
  }

  .section-cta-row {
    flex-direction: column;
    align-items: flex-start;
  }

  .section-cta-text {
    max-width: 100%;
  }

  .home-hero-meta {
    justify-content: flex-start;
    text-align: left;
  }

  .meta-item {
    text-align: left;
  }
}

/* ======================================= */
/* HOMEPAGE – SERVICES CARDS TUNING        */
/* ======================================= */

/* Layout + CTA buttons in cards */
.section-services .card {
  display: flex;
  flex-direction: column;
}

.card-footer {
  margin-top: auto;         /* pushes footer to bottom of card */
  text-align: right;
  padding-top: 0.75rem;
}

.btn-card {
  padding: 0.45rem 1.15rem;
  font-size: 0.78rem;
  text-transform: lowercase;
  letter-spacing: 0.08em;
}

/* HOW WE HELP card buttons — black default, bronze on hover */
.section-services .btn-card {
  background-color: var(--treg-charcoal);   /* black */
  border-color: var(--treg-charcoal);
  color: #ffffff;                           /* white text */
  transition: all 0.25s ease;
}

/* Hover → bronze background, white text */
.section-services .btn-card:hover,
.section-services .btn-card:focus {
  background-color: var(--treg-bronze);
  border-color: var(--treg-bronze);
  color: #ffffff;
}

/* BUY / SELL / RENT label + subtitle tuning */

.section-services .card-label {
  font-size: 1.75rem;        /* large and prominent */
  letter-spacing: 0.22em;
  text-transform: uppercase;
  margin-bottom: 0.25rem;    /* tighter pairing with subtitle */
  color: var(--treg-slate);
  font-weight: 400;          /* keep the thin, elegant look */
}

.section-services .card-title {
  margin-top: 0rem;          /* pulls subtitle closer to BUY/SELL/RENT */
  margin-bottom: 0.85rem;    /* gentle spacing before body text */
}

/* ======================================= */
/* FORCE HOMEPAGE EYEBROWS + TIGHTER GAP   */
/* ======================================= */

/* Bigger "HOW WE HELP" / "WHAT CLIENTS ARE SAYING" / "READY WHEN YOU ARE" */
.section-services .eyebrow,
.section-reviews .eyebrow,
.section-cta .eyebrow {
  font-family: "Oswald", system-ui, sans-serif;
  font-size: 1.1rem;      /* much larger */
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--treg-slate);
  margin-bottom: 0.05rem; /* tiny gap above the big line */
  line-height: 1.1;
}

/* Reduce the gap between eyebrow and the main line underneath */
.section-services .section-title,
.section-reviews .section-title,
.section-cta .section-title {
  margin-top: 0.1rem;     /* kills the big default top margin */
  margin-bottom: 0.55rem; /* keep existing bottom spacing */
}

/* Right-align the "read more client reviews" button ONLY in the reviews section */
.section-reviews .section-cta-row {
  display: flex;
  justify-content: flex-end;   /* push button to the right */
  padding-right: 2rem;         /* optional: offset from the right edge */
}

.section-reviews .section-cta-row .btn {
  margin-left: auto;           /* ensures it's fully right-aligned */
}