/* FlaglerDave.com — one shared stylesheet.
   Design system: website/DESIGN-STUDY.md section 3.
   Rule: no text smaller than 18px anywhere. Square corners. Hairlines. No shadows. */

:root {
  --ivory: #FAF8F3;  --white: #FFFFFF;  --stone: #EFE9DE;
  --ink: #1A1A1A;    --muted: #4A4640;  --black: #0E0E0E;
  --gold: #B8963A;   --gold-bright: #C9A447;  --gold-deep: #735C1B;
  --hairline: #D9D2C5;  --muted-on-dark: #B9B2A6;

  --font-serif: "Newsreader", "Source Serif 4", Georgia, serif;
  --font-sans: "Inter", system-ui, -apple-system, sans-serif;

  --fs-h1: clamp(44px, 5vw, 72px);
  --fs-h2: clamp(36px, 3.6vw, 52px);
  --fs-h3: clamp(26px, 2.2vw, 32px);
  --fs-h4: clamp(22px, 1.7vw, 24px);
  --fs-stat: clamp(56px, 6.1vw, 88px);
  --fs-lead: clamp(20px, 1.5vw, 22px);
  --fs-body: clamp(18px, 1.32vw, 19px);
  --fs-small: 18px;

  --lh-body: 1.65;  --track-caps: 0.14em;  --track-btn: 0.12em;

  --max-page: 1280px;  --max-read: 720px;
  --gutter: clamp(24px, 3.3vw, 48px);
  --section-y: clamp(52px, 5.2vw, 80px);  /* tightened per Caesar 2026-09-23 */
  --ease: 0.3s ease;
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; text-size-adjust: 100%; }
body {
  margin: 0;
  background: var(--ivory);
  color: var(--ink);
  font-family: var(--font-sans);
  font-size: var(--fs-body);
  line-height: var(--lh-body);
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
img { display: block; max-width: 100%; height: auto; }
a { color: var(--gold-deep); text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 4px; transition: color var(--ease); }
a:hover { color: var(--ink); }
p { margin: 0 0 1.1em; }
p:last-child { margin-bottom: 0; }
strong { font-weight: 600; }

h1, h2, h3, h4 {
  font-family: var(--font-serif);
  font-weight: 400;
  color: var(--ink);
  margin: 0;
  text-wrap: balance;
}
h1 { font-size: var(--fs-h1); line-height: 1.08; letter-spacing: -0.01em; font-optical-sizing: auto; }
h2 { font-size: var(--fs-h2); line-height: 1.12; letter-spacing: -0.005em; }
h3 { font-size: var(--fs-h3); line-height: 1.2; }
h4 { font-size: var(--fs-h4); line-height: 1.3; font-weight: 500; }
p, li { text-wrap: pretty; }

.sr { position: absolute !important; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; border: 0; }
.skip-link { position: absolute; left: -9999px; top: 0; background: var(--black); color: var(--ivory); padding: 12px 20px; font-size: 18px; z-index: 100; }
.skip-link:focus { left: 16px; top: 16px; }
:focus-visible { outline: 2px solid var(--gold-deep); outline-offset: 3px; }

.wrap { max-width: calc(var(--max-page) + 2 * var(--gutter)); margin: 0 auto; padding: 0 var(--gutter); }
.read { max-width: var(--max-read); margin-left: auto; margin-right: auto; }
.section { padding: var(--section-y) 0; }
.section--stone { background: var(--stone); }
.section--white { background: var(--white); }

/* Caps label (eyebrow) with a short gold rule above */
.eyebrow {
  display: block;
  font-family: var(--font-sans);
  font-weight: 500;
  font-size: var(--fs-small);
  line-height: 1.4;
  letter-spacing: var(--track-caps);
  text-transform: uppercase;
  color: var(--gold-deep);
  margin: 0 0 20px;
  text-wrap: balance;
}
.eyebrow--rule::before {
  content: "";
  display: block;
  width: 48px; height: 2px;
  background: var(--gold);
  margin-bottom: 20px;
}
.center .eyebrow--rule::before { margin-left: auto; margin-right: auto; }
.center { text-align: center; }

.lead { font-size: var(--fs-lead); line-height: 1.6; color: var(--ink); }
.muted { color: var(--muted); }

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 12px;
  font-family: var(--font-sans); font-weight: 500; font-size: 18px; line-height: 1.2;
  letter-spacing: var(--track-btn); text-transform: uppercase; text-decoration: none;
  padding: 20px 44px; border: 1px solid var(--black); border-radius: 0;
  transition: background-color var(--ease), color var(--ease), border-color var(--ease);
  cursor: pointer; text-align: center;
}
.btn--primary { background: var(--black); color: var(--ivory); }
.btn--primary:hover { background: var(--gold); border-color: var(--gold); color: var(--black); }
.btn--secondary { background: transparent; color: var(--ink); border-color: var(--ink); }
.btn--secondary:hover { background: var(--ink); color: var(--ivory); }
.btn-row { display: flex; flex-wrap: wrap; gap: 16px; margin-top: 36px; }
.hero .btn { padding-left: 36px; padding-right: 36px; }

/* ---------- Header ---------- */
.site-header {
  position: sticky; top: 0; z-index: 50;
  background: var(--ivory);
  border-bottom: 1px solid var(--hairline);
}
.site-header .wrap {
  height: 96px;
  display: flex; align-items: center; gap: 32px;
}
.nav-link {
  justify-self: start;
  font-weight: 500; font-size: 18px; letter-spacing: var(--track-btn); text-transform: uppercase;
  color: var(--ink); text-decoration: none; padding: 8px 0;
  border-bottom: 1px solid transparent;
}
.nav-link:hover, .nav-link[aria-current="page"] { color: var(--ink); border-bottom-color: var(--gold); }
.wordmark {
  margin-right: auto;
  font-family: var(--font-serif); font-size: 28px; line-height: 1; letter-spacing: 0.01em;
  color: var(--ink); text-decoration: none; white-space: nowrap;
}
.wordmark:hover { color: var(--ink); }
.header-call {
  flex: none;
  padding: 14px 24px; font-size: 18px;
}
.header-call .short { display: none; }

/* ---------- Home hero (option A: light split) ---------- */
.hero { padding: clamp(40px, 4vw, 64px) 0 0; }
.hero .wrap {
  display: grid; grid-template-columns: minmax(0, 1.1fr) minmax(0, 0.9fr);
  gap: clamp(40px, 6vw, 96px); align-items: end;
}
.hero h1 { margin-bottom: 28px; }
.hero .lead { max-width: 600px; }
.hero-text { padding-bottom: clamp(64px, 7vw, 112px); align-self: center; }
.hero-photo { align-self: end; line-height: 0; }
.hero-photo img { display: block; width: 100%; height: auto; max-width: 500px; margin: 0 auto; }  /* cut-out: floats on the page, bottom sits on the black band */

/* ---------- Black stats band (the one dark band) ---------- */
.stats { background: var(--black); color: var(--ivory); padding: var(--section-y) 0; }
.stats .eyebrow { color: var(--gold); text-align: center; margin-bottom: 40px; }
.stats-grid { display: grid; grid-template-columns: repeat(3, 1fr); }
.stat { padding: 8px clamp(24px, 3vw, 48px); text-align: center; }
.stat + .stat { border-left: 1px solid rgba(184, 150, 58, 0.55); }
.stat-number {
  display: block; font-family: var(--font-serif); font-weight: 300;
  font-size: var(--fs-stat); line-height: 1; color: var(--gold-bright); margin-bottom: 24px;
  font-variant-numeric: lining-nums;
}
.stat-pre { display: block; font-family: var(--font-sans); font-weight: 500; font-size: 18px; line-height: 1.4; letter-spacing: var(--track-caps); text-transform: uppercase; color: var(--gold); margin-bottom: 16px; }
.stat-title { display: block; font-family: var(--font-serif); font-size: var(--fs-h4); line-height: 1.3; color: var(--ivory); margin-bottom: 12px; }
.stat-text { font-size: 18px; line-height: 1.6; color: var(--muted-on-dark); margin: 0 auto; max-width: 320px; }

/* ---------- Two-column intro ---------- */
.intro .wrap { display: grid; grid-template-columns: minmax(0, 0.8fr) minmax(0, 1.2fr); gap: clamp(40px, 6vw, 96px); }
.intro-body { max-width: var(--max-read); }
.intro-body p { font-size: var(--fs-body); }

/* ---------- Market Update feature (home) ---------- */
.feature .wrap { display: grid; grid-template-columns: minmax(0, 1.25fr) minmax(0, 0.75fr); gap: clamp(40px, 5vw, 80px); align-items: center; }
.feature-media { display: block; position: relative; text-decoration: none; }
.feature-media img { width: 100%; aspect-ratio: 16 / 9; object-fit: cover; }
.feature-media::after {
  content: ""; position: absolute; inset: 0; outline: 1px solid rgba(14,14,14,0.08); outline-offset: -1px;
}
.feature h2 { font-size: var(--fs-h3); line-height: 1.2; margin-bottom: 20px; }

/* ---------- Contact split ---------- */
.contact .wrap { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: 0; }
.contact-photo img { width: 100%; height: 100%; object-fit: cover; min-height: 100%; }
.contact-card {
  background: var(--white); border: 1px solid var(--hairline);
  padding: clamp(36px, 4.5vw, 72px);
}
.contact-card h2 { margin-bottom: 24px; }
.contact-lines { list-style: none; margin: 32px 0 0; padding: 32px 0 0; border-top: 1px solid var(--hairline); }
.contact-lines li { margin: 0 0 16px; font-size: 18px; line-height: 1.5; }
.contact-lines .k { display: block; font-weight: 500; font-size: 18px; letter-spacing: var(--track-caps); text-transform: uppercase; color: var(--gold-deep); }
.contact-phone { font-family: var(--font-serif); font-size: clamp(32px, 3vw, 40px); line-height: 1.15; color: var(--ink); text-decoration: none; }
.contact-phone:hover { color: var(--gold-deep); }
.asset-note { margin-top: 24px; padding-left: 20px; border-left: 2px solid var(--gold); color: var(--muted); }

/* ---------- Footer ---------- */
.site-footer { background: var(--black); color: var(--ivory); border-top: 1px solid var(--gold); padding: 80px 0 48px; font-size: 18px; }
.footer-grid { display: grid; grid-template-columns: 1.2fr 1.2fr 0.8fr; gap: 48px; padding-bottom: 48px; border-bottom: 1px solid rgba(185,178,166,0.25); }
.footer-name { font-family: var(--font-serif); font-size: 28px; line-height: 1.2; color: var(--ivory); margin: 0 0 8px; }
.site-footer p { color: var(--muted-on-dark); margin: 0 0 6px; }
.site-footer .k { display: block; font-weight: 500; letter-spacing: var(--track-caps); text-transform: uppercase; color: var(--gold); margin: 0 0 4px; }
.site-footer a { color: var(--ivory); text-decoration-color: rgba(201,164,71,0.7); }
.site-footer a:hover { color: var(--gold-bright); }
.footer-list { list-style: none; margin: 0; padding: 0; }
.footer-list li { margin: 0 0 14px; }
.footer-legal { padding-top: 32px; color: var(--muted-on-dark); display: flex; flex-wrap: wrap; justify-content: space-between; gap: 12px 32px; }
.footer-legal p { margin: 0; }

/* ---------- Market Update page ---------- */
.mu-title { padding: clamp(56px, 6vw, 96px) 0 56px; }
.mu-title h1 { font-size: clamp(40px, 4.6vw, 64px); margin-bottom: 20px; }
.mu-title .subline { font-family: var(--font-sans); font-size: var(--fs-lead); color: var(--muted); margin: 0 0 32px; }
.mu-title .lead { color: var(--ink); }

.video-block { max-width: 1100px; margin: 0 auto; }
.video-frame { position: relative; aspect-ratio: 16 / 9; background: var(--black); display: flex; align-items: center; justify-content: center; }
.video-frame iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; }
.video-soon { text-align: center; color: var(--ivory); padding: 24px; }
.video-soon .play {
  width: 88px; height: 88px; margin: 0 auto 24px; border: 1px solid var(--gold-bright);
  border-radius: 50%; display: flex; align-items: center; justify-content: center;
}
.video-soon .play::before { content: ""; border-style: solid; border-width: 14px 0 14px 22px; border-color: transparent transparent transparent var(--gold-bright); margin-left: 6px; }
.video-soon strong { display: block; font-family: var(--font-serif); font-weight: 400; font-size: clamp(26px, 2.4vw, 34px); line-height: 1.2; }
.video-soon span { display: block; margin-top: 10px; color: var(--muted-on-dark); font-size: 18px; }
.video-caption { max-width: var(--max-read); margin: 28px auto 0; color: var(--muted); font-size: var(--fs-body); text-align: center; }

.numbers h2, .written h2, .past h2 { margin-bottom: 36px; }
.table-card { background: var(--white); border: 1px solid var(--hairline); }
.num-table { width: 100%; border-collapse: collapse; font-variant-numeric: tabular-nums; }
.num-table th, .num-table td { padding: 20px 28px; text-align: left; border-bottom: 1px solid var(--hairline); font-size: 18px; line-height: 1.4; }
.num-table tbody tr:last-child th, .num-table tbody tr:last-child td { border-bottom: 0; }
.num-table thead th { font-weight: 500; letter-spacing: var(--track-caps); text-transform: uppercase; color: var(--muted); background: var(--white); }
.num-table tbody th { font-weight: 400; color: var(--ink); }
.num-table .val { font-size: 20px; font-weight: 600; text-align: right; color: var(--ink); white-space: nowrap; }
.num-table .chg { text-align: right; color: var(--ink); white-space: nowrap; }
.num-table thead .val, .num-table thead .chg { font-size: 18px; font-weight: 500; }
.arrow { color: var(--gold-deep); margin-right: 6px; }
.table-notes { margin-top: 28px; }
.table-notes p { font-size: 18px; }
.table-notes .note { color: var(--muted); }

.written-body h3 { margin: 56px 0 24px; }
.written-body h3:first-child { margin-top: 0; }

.callout {
  background: var(--white); border: 1px solid var(--hairline); border-left: 2px solid var(--gold);
  padding: clamp(32px, 4vw, 56px);
}
.callout-part + .callout-part { margin-top: 36px; padding-top: 36px; border-top: 1px solid var(--hairline); }
.callout .eyebrow { margin-bottom: 14px; }
.callout blockquote { margin: 0; font-size: var(--fs-lead); line-height: 1.6; color: var(--ink); }
.callout .who { margin-top: 36px; color: var(--muted); font-size: 18px; }

.transcript { border-top: 1px solid var(--hairline); border-bottom: 1px solid var(--hairline); }
.transcript summary {
  list-style: none; cursor: pointer; padding: 28px 0;
  display: flex; justify-content: space-between; align-items: center; gap: 24px;
  font-family: var(--font-serif); font-size: var(--fs-h3); line-height: 1.2; color: var(--ink);
}
.transcript summary::-webkit-details-marker { display: none; }
.transcript summary .toggle {
  flex: none; font-family: var(--font-sans); font-weight: 500; font-size: 18px; letter-spacing: var(--track-btn);
  text-transform: uppercase; color: var(--gold-deep); border-bottom: 1px solid var(--gold);
}
.transcript summary .toggle .close { display: none; }
.transcript[open] summary .toggle .open { display: none; }
.transcript[open] summary .toggle .close { display: inline; }
.transcript-body { padding: 0 0 36px; font-size: 18px; }
.transcript-sub { font-family: var(--font-sans); font-size: 18px; color: var(--muted); margin: -12px 0 0; padding-bottom: 28px; }

.month-list { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 32px; list-style: none; margin: 0; padding: 0; }
.month-card { display: block; background: var(--white); border: 1px solid var(--hairline); text-decoration: none; color: var(--ink); height: 100%; transition: border-color var(--ease); }
.month-card:hover { border-color: var(--gold); color: var(--ink); }
.month-card img { width: 100%; aspect-ratio: 16 / 9; object-fit: cover; }
.month-card .body { padding: 24px 28px 28px; }
.month-card .eyebrow { margin-bottom: 10px; }
.month-card h3 { font-size: var(--fs-h4); line-height: 1.3; font-weight: 500; }
.month-card .here { display: block; margin-top: 14px; color: var(--muted); font-size: 18px; }

/* ---------- 404 / redirect pages ---------- */
.simple { padding: clamp(80px, 10vw, 160px) 0; text-align: center; }
.simple h1 { margin-bottom: 24px; }
.simple .btn-row { justify-content: center; }


/* ---------- Market Update feature (home, big) ---------- */
.mu-feature-head { max-width: 980px; margin-bottom: 48px; }
.mu-feature-head h2 { font-size: var(--fs-h2); }
.mu-feature-video { max-width: 1280px; }
.cover-link { display: block; position: relative; text-decoration: none; background: var(--black); }
.cover-link img { width: 100%; aspect-ratio: 16 / 9; object-fit: cover; transition: opacity var(--ease); }
.cover-link:hover img { opacity: 0.9; }
.play-btn {
  position: absolute; left: 48.6%; top: 76%; transform: translate(-50%, -50%);
  width: 96px; height: 96px; border-radius: 50%;
  background: rgba(14, 14, 14, 0.78); border: 1px solid var(--gold-bright);
  display: flex; align-items: center; justify-content: center; transition: background-color var(--ease);
}
.play-btn::before { content: ""; border-style: solid; border-width: 18px 0 18px 28px; border-color: transparent transparent transparent var(--gold-bright); margin-left: 8px; }
.cover-link:hover .play-btn { background: var(--black); }
.mu-feature-video .video-frame { margin: 0; }
.mu-feature-body { display: grid; grid-template-columns: minmax(0, 1.25fr) minmax(0, 1fr); gap: clamp(40px, 5vw, 80px); margin-top: 48px; align-items: start; }
.mu-nums { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(3, auto); justify-content: start; }
.mu-nums li { padding: 4px 24px 4px 0; }
.mu-nums li + li { padding-left: 24px; border-left: 1px solid var(--hairline); }
.mu-nums .n { display: block; font-family: var(--font-serif); font-weight: 400; font-size: clamp(32px, 3vw, 44px); line-height: 1.05; color: var(--ink); margin-bottom: 10px; white-space: nowrap; font-variant-numeric: lining-nums; }
.mu-nums .n .arrow { font-size: max(18px, 0.5em); vertical-align: 0.35em; margin-right: 8px; }
.mu-nums .l { display: block; font-size: 18px; line-height: 1.45; color: var(--muted); }
.mu-feature-text .btn-row { margin-top: 28px; }

/* ---------- My story ---------- */
.story h2 { margin-bottom: 36px; }
.pull {
  font-family: var(--font-serif); font-size: var(--fs-h3); line-height: 1.25; color: var(--ink);
  margin: 36px 0; padding-left: 28px; border-left: 2px solid var(--gold);
}

/* ---------- Split sections (For agents, For asset managers) ---------- */
.split .wrap { display: grid; grid-template-columns: minmax(0, 0.85fr) minmax(0, 1.15fr); gap: clamp(40px, 6vw, 96px); align-items: start; }
.split-body { max-width: var(--max-read); }
.creds { list-style: none; margin: 40px 0 0; padding: 0; border-top: 1px solid var(--hairline); }
.creds li { text-wrap: balance; padding: 16px 0; border-bottom: 1px solid var(--hairline); font-size: 18px; line-height: 1.45; color: var(--ink); }
.service-list { list-style: none; margin: 8px 0 32px; padding: 0; border-top: 1px solid var(--hairline); }
.service-list li { padding: 16px 0 16px 28px; border-bottom: 1px solid var(--hairline); position: relative; line-height: 1.5; }
.service-list li::before { content: ""; position: absolute; left: 0; top: 29px; width: 12px; height: 1px; background: var(--gold-deep); }
.small-line { font-size: 18px; color: var(--muted); letter-spacing: 0.04em; }

/* ---------- Where I work ---------- */
.places h2 { margin-bottom: 24px; }
.county-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); max-width: 880px; margin: 56px auto 0; border-top: 1px solid var(--hairline); border-bottom: 1px solid var(--hairline); }
.county { padding: 36px 24px; text-align: center; }
.county + .county { border-left: 1px solid var(--hairline); }
.county h3 { font-size: var(--fs-h4); line-height: 1.3; margin-bottom: 10px; }
.county p { margin: 0; color: var(--muted); }

@media (max-width: 1000px) {
  .mu-feature-body, .split .wrap { grid-template-columns: 1fr; }
  .split .wrap { gap: 32px; }
}
@media (max-width: 760px) {
  .mu-feature-head { margin-bottom: 32px; }
  .mu-feature-body { margin-top: 32px; gap: 32px; }
  .mu-nums { grid-template-columns: 1fr; }
  .mu-nums li, .mu-nums li + li { padding: 18px 0; border-left: 0; border-top: 1px solid var(--hairline); display: flex; align-items: baseline; gap: 16px; }
  .mu-nums li:last-child { border-bottom: 1px solid var(--hairline); }
  .mu-nums .n { margin: 0; min-width: 150px; font-size: 34px; }
  .play-btn { width: 60px; height: 60px; left: 86%; top: 80%; }
  .play-btn::before { border-width: 11px 0 11px 17px; margin-left: 5px; }
  .county-grid { grid-template-columns: 1fr; margin-top: 40px; }
  .county { padding: 28px 0; }
  .county + .county { border-left: 0; border-top: 1px solid var(--hairline); }
  .creds { margin-top: 32px; }
}

/* ---------- Tablet ---------- */
@media (max-width: 1000px) {
  .intro .wrap, .feature .wrap { grid-template-columns: 1fr; }
  .intro .wrap { gap: 32px; }
  .contact .wrap { grid-template-columns: 1fr; }
  .contact-photo img { aspect-ratio: 3 / 2; height: auto; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .month-list { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}

/* ---------- Phone ---------- */
@media (max-width: 760px) {
  .site-header .wrap { height: 72px; grid-template-columns: 1fr auto; gap: 16px; }
  .nav-link { display: none; }
  .wordmark { justify-self: start; font-size: 24px; }
  .header-call { padding: 10px 20px; }
  .site-header .wrap { height: 68px; }
  .header-call .long { display: none; }
  .header-call .short { display: inline; }

  .hero { padding-top: 24px; }
  .hero .wrap { grid-template-columns: 1fr; gap: 8px; }
  .hero-text { padding-bottom: 0; }
  .hero-photo img { max-width: 360px; margin: 0 auto; }
  .hero h1 { font-size: min(44px, 9.4vw); line-height: 1.12; }

  .btn-row { flex-direction: column; }
  .btn { width: 100%; padding: 20px 24px; }
  .header-call.btn { width: auto; padding: 10px 20px; }

  .stats-grid { grid-template-columns: 1fr; }
  .stat { padding: 40px 0; }
  .stat:first-child { padding-top: 0; }
  .stat:last-child { padding-bottom: 0; }
  .stat + .stat { border-left: 0; border-top: 1px solid rgba(184, 150, 58, 0.55); }
  .stats .eyebrow { margin-bottom: 40px; }

  .footer-grid { grid-template-columns: 1fr; gap: 36px; }

  /* Numbers table becomes stacked rows on a phone */
  .num-table thead { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); }
  .num-table, .num-table tbody, .num-table tr, .num-table th, .num-table td { display: block; width: 100%; }
  .num-table tbody tr { display: grid; grid-template-columns: auto 1fr; column-gap: 16px; padding: 18px 20px; border-bottom: 1px solid var(--hairline); }
  .num-table tbody tr:last-child { border-bottom: 0; }
  .num-table tbody th { grid-column: 1 / -1; padding: 0 0 6px; border: 0; color: var(--muted); }
  .num-table td { padding: 0; border: 0; }
  .num-table .val { text-align: left; font-size: 22px; }
  .num-table .chg { text-align: right; align-self: end; }

  .transcript summary { font-size: 24px; }
  .month-list { grid-template-columns: 1fr; }
}

/* Anchor targets clear the sticky header */
section[id] { scroll-margin-top: calc(96px - var(--section-y) + 28px); }  /* land just below the header, not a screen of empty space */

/* Market Update feature: stack numbers above the text before they get cramped (Caesar review 2026-09-23) */
@media (max-width: 1240px) {
  .mu-feature-body { grid-template-columns: 1fr; gap: 36px; }
  .mu-feature-text { max-width: var(--max-read, 720px); }
}

/* ---------- Main menu: name left, all menu words right, small caps (rev. 3, 2026-09-23) ---------- */
.site-header .wrap { display: flex; align-items: center; gap: 24px; height: 84px; }
.wordmark { margin: 0 auto 0 0; font-size: 26px; }
.site-nav { display: flex; align-items: center; gap: 26px; }
.site-nav ul { list-style: none; margin: 0; padding: 0; }
.nav-left, .nav-right { display: flex; align-items: center; gap: 26px; }
.header-call { display: none; }
.menu-toggle { display: none; }
.site-nav a, .site-nav summary {
  font-family: var(--font-sans); font-weight: 500; font-size: 13px; letter-spacing: 0.14em; text-transform: uppercase;
  color: var(--ink); text-decoration: none; padding: 6px 0; border-bottom: 1px solid transparent; white-space: nowrap; cursor: pointer;
}
.site-nav .nav-phone a.btn { font-size: 13px; letter-spacing: 0.14em; padding: 10px 16px; border: 1px solid var(--ink); }
.site-nav .nav-phone a.btn:hover { background: var(--ink); color: var(--ivory); }
.site-nav a:hover, .site-nav summary:hover, .site-nav summary[aria-current] { border-bottom-color: var(--gold); }
.site-nav a:focus-visible, .site-nav summary:focus-visible, .menu-toggle:focus-visible { outline: 2px solid var(--gold); outline-offset: 4px; }
.nav-drop { position: relative; }
.nav-drop summary { list-style: none; display: inline-flex; align-items: center; gap: 8px; }
.nav-drop summary::-webkit-details-marker { display: none; }
.nav-drop summary::after { content: ""; width: 6px; height: 6px; border-right: 1.5px solid currentColor; border-bottom: 1.5px solid currentColor; transform: rotate(45deg) translateY(-3px); }
.nav-drop[open] summary::after { transform: rotate(-135deg) translateY(-1px); }
.nav-drop ul { position: absolute; top: calc(100% + 14px); left: -20px; min-width: 200px; background: var(--white); border: 1px solid var(--hairline); padding: 8px 0; z-index: 60; }
.nav-drop ul a { display: block; padding: 10px 20px; border: 0; }
.nav-drop ul a:hover { background: var(--ivory); }
section[id] { scroll-margin-top: calc(84px - var(--section-y) + 28px); }

@media (max-width: 1279px) {
  .site-header .wrap { gap: 18px; }
  .menu-toggle {
    display: inline-block; font: 500 13px/1 var(--font-sans); letter-spacing: 0.14em; text-transform: uppercase;
    background: transparent; color: var(--ink); border: 0; padding: 12px 0; cursor: pointer;
  }
  .header-call { display: inline-flex; }
  .header-call.btn { font-size: 13px; letter-spacing: 0.14em; padding: 10px 16px; }
  .nav-phone { display: none; }
  .site-nav { display: none; position: absolute; top: 100%; left: 0; right: 0; background: var(--ivory); border-bottom: 1px solid var(--hairline); padding: 8px var(--gutter) 20px; }
  .site-nav.is-open { display: block; }
  .nav-left, .nav-right { display: block; margin: 0; width: 100%; }
  .nav-left > li, .nav-right > li { border-top: 1px solid var(--hairline); }
  .site-nav a, .site-nav summary { display: block; padding: 16px 0; border-bottom: 0; font-size: 14px; }
  .nav-drop ul { position: static; border: 0; padding: 0 0 8px 16px; min-width: 0; background: transparent; }
  .nav-drop ul a { padding: 10px 0; }
  .nav-drop summary { display: flex; justify-content: space-between; }
}
@media (max-width: 420px) {
  .site-header .wrap { gap: 12px; height: 68px; }
  .wordmark { font-size: 22px; }
  .header-call.btn { padding: 9px 12px; }
}

/* Footer: Realtor membership mark beside Equal Housing Opportunity */
.footer-marks { display: inline-flex; align-items: center; gap: 16px; }
.footer-marks img { height: 44px; width: auto; display: block; }
/* alignment fixes (2026-09-23) */
.footer-legal { align-items: center; }
.site-nav > ul > li > a, .nav-drop summary { line-height: 20px; }
.nav-drop summary { vertical-align: middle; }
@media (min-width: 1280px) { .nav-drop summary { position: relative; top: 2.4px; } }

/* Header logo: DP mark + name in Inter caps, matching the menu (Caesar's mark, 2026-09-23) */
.wordmark.logo { display: flex; align-items: center; gap: 20px; font: inherit; }
.wordmark.logo img { height: 39px; width: auto; display: block; }
.wordmark.logo span { font: 600 15px/1 var(--font-sans); letter-spacing: 0.16em; text-transform: uppercase; color: var(--ink); white-space: nowrap; }
@media (max-width: 480px) {
  .wordmark.logo { gap: 12px; }
  .wordmark.logo img { height: 28px; }
  .wordmark.logo span { font-size: 12px; letter-spacing: 0.1em; }
}
@media (max-width: 480px) { .wordmark.logo span { display: none; } .wordmark.logo img { height: 32px; } }

/* Footer logo: white DP mark + name (2026-09-23) */
.footer-logo { display: flex; align-items: center; gap: 16px; margin: 0 0 22px; }
.footer-logo img { height: 34px; width: auto; display: block; }
.footer-logo span { font: 600 15px/1 var(--font-sans); letter-spacing: 0.16em; text-transform: uppercase; color: var(--ivory); }
/* Link out to the Realty Exchange home search, under "Where I work" */
.homes-link { max-width: 660px; margin: 48px auto 0; text-align: center; }
.homes-link p { margin: 0 0 24px; }

.sr-only { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }

/* Black band: award in the middle, bigger and taller; the two numbers either side a touch smaller (Caesar 2026-09-23) */
.stats-grid { grid-template-columns: 1fr 1.3fr 1fr; align-items: center; }
.stat + .stat { border-left: 0; }
.stats .stat:not(.stat--award) { padding-top: 0; padding-bottom: 0; }
.stats .stat:not(.stat--award) .stat-number { font-size: clamp(48px, 5vw, 72px); }
.stat--award {
  border: 1px solid rgba(201, 164, 71, 0.7);
  padding: clamp(36px, 3.4vw, 52px) clamp(24px, 3vw, 44px);
  margin: calc(-1 * clamp(20px, 2.2vw, 36px)) 0;
  background: #141414;
}
.award-mark { display: block; width: 150px; height: auto; margin: 0 auto 22px; }
.stat--award .stat-pre { margin-bottom: 10px; }
.stat-title--award { font-size: clamp(26px, 2.2vw, 32px); color: var(--gold-bright, #C9A447); }
@media (max-width: 760px) {
  .stats-grid { grid-template-columns: 1fr; }
  .stat--award { margin: 8px 0; order: -1; }
  .stats .stat:not(.stat--award) { padding: 36px 0; }
}

.stats-grid { align-items: stretch; }
.stats .stat:not(.stat--award) { align-self: start; padding-top: clamp(40px, 4vw, 64px); }
.stat--award .stat-text { max-width: 360px; }
@media (max-width: 760px) { .stats .stat:not(.stat--award) { padding-top: 36px; } }
/* award frame on all four sides (the divider rule was removing its left edge); logo 20% smaller */
.stats .stat.stat--award { border: 1px solid rgba(201, 164, 71, 0.7); }
.award-mark { width: 120px; }

/* ---------- For buyers and sellers: text left, hallway photo right (Caesar 2026-09-23) ---------- */
.buyers .wrap { display: grid; grid-template-columns: minmax(0, 1.2fr) minmax(0, 0.8fr); gap: clamp(40px, 6vw, 96px); align-items: center; }
.buyers-text { max-width: var(--max-read); }
.buyers h2 { margin-bottom: 28px; }
.buyers-photo img { width: 100%; max-width: 460px; margin-left: auto; }
@media (max-width: 760px) {
  .btn--two { flex-direction: column; gap: 8px; padding-top: 18px; padding-bottom: 18px; }
  .btn--two .btn-q { text-transform: none; letter-spacing: 0.01em; font-weight: 400; }
}
@media (max-width: 1000px) {
  .buyers .wrap { grid-template-columns: 1fr; gap: 40px; }
  .buyers-photo { order: -1; }
  .buyers-photo img { max-width: 420px; margin: 0 auto; }
}