:root{
  --paper:#fbf9f5; --paper-2:#f3eee4; --paper-3:#ece5d7;
  --ink:#1c1b19; --ink-2:#2c2a26; --ink-soft:#46423b; --stone:#8a8275;
  --brass:#a9824e; --brass-deep:#876238; --brass-soft:#cda972;
  --pine:#22382e; --pine-2:#2d4639;
  --remax-red:#E2231A; --remax-blue:#003DA5;
  --line:rgba(28,27,25,.12); --line-soft:rgba(28,27,25,.07);
  --shadow:0 30px 70px -34px rgba(28,27,25,.40);
  --shadow-sm:0 14px 34px -16px rgba(28,27,25,.30);
  --radius:18px; --radius-lg:24px; --maxw:1180px;
  --ease:cubic-bezier(.22,.61,.36,1);
  --s1:6px; --s2:12px; --s3:20px; --s4:32px; --s5:52px; --s6:84px; --s7:128px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:'Inter',system-ui,-apple-system,Segoe UI,Roboto,sans-serif;color:var(--ink);
  background:var(--paper);line-height:1.65;-webkit-font-smoothing:antialiased}
h1,h2,h3,h4,.display{font-family:'Fraunces','Georgia',serif;line-height:1.06;font-weight:500;letter-spacing:-.012em}
a{color:inherit;text-decoration:none}
img{max-width:100%;display:block}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 28px}
.eyebrow{font-size:.72rem;letter-spacing:.30em;text-transform:uppercase;font-weight:600;color:var(--brass-deep)}
.lede{color:var(--ink-soft);font-weight:300}
.skip{position:absolute;left:-999px;top:0;background:var(--ink);color:#fff;padding:10px 16px;z-index:100;border-radius:0 0 8px 0}
.skip:focus{left:0}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:9px;font-weight:600;font-size:.92rem;letter-spacing:.01em;
  padding:15px 26px;border-radius:999px;cursor:pointer;border:1.5px solid transparent;transition:.3s var(--ease);min-height:52px}
.btn-brass{background:linear-gradient(135deg,#bd955d,var(--brass));color:#241a0c;box-shadow:var(--shadow-sm)}
.btn-brass:hover{transform:translateY(-2px);box-shadow:0 20px 40px -18px rgba(169,130,78,.65)}
.btn-ghost{background:transparent;border-color:var(--line);color:var(--ink)}
.btn-ghost:hover{border-color:var(--ink);background:rgba(28,27,25,.03)}
.btn-ghost-light{background:transparent;border-color:rgba(255,255,255,.35);color:#fbf6ec}
.btn-ghost-light:hover{border-color:#fff;background:rgba(255,255,255,.08)}

/* nav */
header.nav{position:sticky;top:0;z-index:50;background:rgba(251,249,245,.86);backdrop-filter:blur(14px);
  border-bottom:1px solid var(--line-soft)}
.nav-in{display:flex;align-items:center;justify-content:space-between;padding:16px 28px;max-width:var(--maxw);margin:0 auto}
.brand{display:flex;align-items:center;gap:13px}
.crest{width:46px;height:46px;border-radius:11px;display:flex;align-items:center;justify-content:center;flex:none;
  background:radial-gradient(circle at 34% 26%,#36302a,var(--ink));border:1.5px solid var(--brass);
  color:var(--brass-soft);font-family:'Fraunces',serif;font-weight:600;font-size:1.02rem;letter-spacing:.02em}
.brand .name{font-family:'Fraunces',serif;font-weight:600;font-size:1.12rem}
.brand .sub{font-size:.60rem;letter-spacing:.20em;text-transform:uppercase;color:var(--stone);font-weight:600;margin-top:1px}
/* VOX-251: Suba's wordmark logo (wide 3.15:1) — render at fixed height, not the square crest */
.brand-logo{height:38px;width:auto;display:block}
@media(max-width:560px){.brand-logo{height:30px}}
.ph{outline:1px dashed rgba(169,130,78,.5);outline-offset:2px}
.nav-links{display:flex;align-items:center;gap:28px;font-size:.86rem;font-weight:500;color:var(--ink-soft)}
.nav-links a{transition:.2s}
.nav-links a:hover,.nav-links a[aria-current="page"]{color:var(--brass-deep)}
.nav-links a[aria-current="page"]{font-weight:600}
.nav-cta{display:flex;align-items:center;gap:14px}
.nav .btn{padding:11px 20px;min-height:0;font-size:.84rem}
@media(max-width:880px){.nav-links{display:none}}

/* hero (home) */
.hero{position:relative;min-height:78vh;display:flex;align-items:flex-end;overflow:hidden}
.hero-img{position:absolute;inset:0;background-position:center;background-size:cover;background-repeat:no-repeat;filter:saturate(.92)}
.hero-img::after{content:"";position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(20,18,15,.30) 0%,rgba(20,18,15,.10) 38%,rgba(20,18,15,.78) 100%)}
.hero-in{position:relative;z-index:2;padding:0 28px 76px;max-width:var(--maxw);margin:0 auto;width:100%}
.hero h1{color:#fdfbf6;font-size:clamp(2.7rem,6.4vw,4.7rem);font-weight:500;margin:18px 0 0;max-width:15ch}
.hero .lede{color:rgba(253,251,246,.86);font-size:clamp(1.04rem,2.1vw,1.24rem);max-width:50ch;margin:22px 0 34px}
.hero .eyebrow{color:var(--brass-soft)}
.hero-cta{display:flex;gap:14px;flex-wrap:wrap}

/* page-hero (inner pages, shorter) */
.phero{position:relative;min-height:46vh;display:flex;align-items:flex-end;overflow:hidden}
.phero.short{min-height:38vh}
.phero-img{position:absolute;inset:0;background-position:center;background-size:cover;filter:saturate(.92)}
.phero-img::after{content:"";position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(20,18,15,.34) 0%,rgba(20,18,15,.14) 40%,rgba(20,18,15,.80) 100%)}
.phero-in{position:relative;z-index:2;padding:0 28px 56px;max-width:var(--maxw);margin:0 auto;width:100%}
.phero h1{color:#fdfbf6;font-size:clamp(2.3rem,5.2vw,3.7rem);margin:14px 0 0;max-width:18ch}
.phero .lede{color:rgba(253,251,246,.86);font-size:clamp(1.02rem,2vw,1.18rem);max-width:54ch;margin:18px 0 0}
.phero .eyebrow{color:var(--brass-soft)}

/* sections */
.section{padding:var(--s7) 0}
.section.tight{padding:var(--s6) 0}
.sec-head{max-width:62ch}
.sec-head.center{margin:0 auto;text-align:center}
.sec-head h2{font-size:clamp(2rem,4.6vw,3.05rem);margin:14px 0 0}
.sec-head p{color:var(--ink-soft);font-weight:300;margin-top:16px;font-size:1.06rem}

/* journey doors */
.doors{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:var(--s5)}
.door{position:relative;border:1px solid var(--line);border-radius:var(--radius-lg);padding:34px 30px 30px;
  background:var(--paper);transition:.35s var(--ease);display:flex;flex-direction:column;min-height:330px;overflow:hidden}
.door::before{content:"";position:absolute;left:0;top:0;height:4px;width:100%;
  background:linear-gradient(90deg,var(--brass-soft),var(--brass));opacity:0;transition:.35s}
.door:hover{transform:translateY(-4px);box-shadow:var(--shadow);border-color:transparent}
.door:hover::before{opacity:1}
.door .num{font-family:'Fraunces',serif;font-size:.9rem;color:var(--brass);letter-spacing:.08em}
.door h3{font-size:1.65rem;margin:18px 0 10px;font-weight:500}
.door p{color:var(--ink-soft);font-size:.95rem;font-weight:300;flex:1}
.door .go{margin-top:22px;display:inline-flex;align-items:center;gap:8px;font-weight:600;font-size:.88rem;color:var(--brass-deep);transition:.25s}
.door:hover .go{gap:13px}
.door.feature{background:radial-gradient(125% 120% at 28% 8%,#2f3b33 0%,var(--pine) 60%,#1d2c24 100%);border-color:transparent;color:#eaf0ea}
.door.feature h3,.door.feature .num{color:#fbf6ec}
.door.feature p{color:#c2cdc4}
.door.feature .go{color:var(--brass-soft)}
.door.feature .pill{position:absolute;top:22px;right:22px;font-size:.58rem;font-weight:700;letter-spacing:.16em;
  text-transform:uppercase;color:#241a0c;background:linear-gradient(135deg,#e6c486,var(--brass-soft));padding:5px 11px;border-radius:999px}
@media(max-width:860px){.doors{grid-template-columns:1fr}}

/* promise pillars */
.promise{background:var(--paper-2)}
.pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;margin-top:var(--s5)}
.pillar .k{font-family:'Fraunces',serif;font-size:1.3rem;font-weight:500;margin-bottom:9px;display:flex;align-items:center;gap:11px}
.pillar .dot{width:9px;height:9px;border-radius:50%;background:var(--brass);flex:none}
.pillar p{color:var(--ink-soft);font-size:.95rem;font-weight:300}
@media(max-width:760px){.pillars{grid-template-columns:1fr;gap:30px}}

/* process steps (buying/selling) */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;margin-top:var(--s5);counter-reset:step}
.steps.three{grid-template-columns:repeat(3,1fr)}
.step{padding-top:22px;border-top:2px solid var(--line)}
.step .sn{font-family:'Fraunces',serif;font-size:2.2rem;font-weight:600;color:var(--brass);line-height:1}
.step h3{font-size:1.2rem;margin:14px 0 8px;font-weight:500}
.step p{color:var(--ink-soft);font-size:.93rem;font-weight:300}
@media(max-width:860px){.steps,.steps.three{grid-template-columns:1fr 1fr}}
@media(max-width:540px){.steps,.steps.three{grid-template-columns:1fr}}

/* feature rows (alternating media+copy) */
.frow{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center;margin-top:var(--s5)}
.frow.reverse .fmedia{order:2}
.fmedia{border-radius:var(--radius-lg);overflow:hidden;box-shadow:var(--shadow);min-height:360px;background-position:center;background-size:cover}
.fcopy h3{font-size:clamp(1.6rem,3vw,2.2rem);margin:12px 0 0;font-weight:500}
.fcopy p{color:var(--ink-soft);font-weight:300;margin-top:16px;font-size:1.02rem}
.fcopy ul{list-style:none;margin-top:18px;display:flex;flex-direction:column;gap:10px}
.fcopy li{display:flex;gap:11px;align-items:flex-start;color:var(--ink-soft);font-weight:300;font-size:.97rem}
.fcopy li::before{content:"";width:8px;height:8px;border-radius:50%;background:var(--brass);margin-top:9px;flex:none}
@media(max-width:820px){.frow,.frow.reverse{grid-template-columns:1fr;gap:30px}.frow.reverse .fmedia{order:0}}

/* valuation conversion */
.valuation{background:radial-gradient(135% 130% at 22% 6%,#34302a,#23211c 55%,var(--ink));color:#f3ede1}
.val-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:64px;align-items:center}
.val-copy .eyebrow{color:var(--brass-soft)}
.val-copy h2{color:#fdfbf6;font-size:clamp(2rem,4.4vw,2.95rem);margin:14px 0 0}
.val-copy p{color:rgba(243,237,225,.74);font-weight:300;margin-top:18px;font-size:1.05rem;max-width:46ch}
.val-steps{margin-top:30px;display:flex;flex-direction:column;gap:14px}
.val-step{display:flex;gap:14px;align-items:flex-start;font-size:.92rem;color:rgba(243,237,225,.82)}
.val-step .vn{flex:none;width:26px;height:26px;border-radius:50%;border:1.5px solid var(--brass);color:var(--brass-soft);
  display:flex;align-items:center;justify-content:center;font-size:.78rem;font-weight:600;font-family:'Fraunces',serif}

/* form card */
.form-card{background:var(--paper);color:var(--ink);border-radius:var(--radius-lg);padding:38px 36px;box-shadow:var(--shadow)}
.form-card.bare{box-shadow:var(--shadow-sm);border:1px solid var(--line)}
.form-card .fh{font-family:'Fraunces',serif;font-size:1.45rem;font-weight:500}
.form-card .fsub{color:var(--stone);font-size:.86rem;margin-top:5px}
.progress{display:flex;gap:6px;margin:22px 0 24px}
.progress span{height:4px;border-radius:2px;flex:1;background:var(--paper-3)}
.progress span.on{background:linear-gradient(90deg,var(--brass-soft),var(--brass))}
.field{margin-bottom:16px}
.field label{display:block;font-size:.74rem;font-weight:600;letter-spacing:.04em;text-transform:uppercase;color:var(--ink-soft);margin-bottom:7px}
.field input,.field select,.field textarea{width:100%;padding:14px 15px;border:1.5px solid var(--line);border-radius:12px;font:inherit;font-size:.95rem;background:#fff;transition:.2s;color:var(--ink)}
.field textarea{min-height:120px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--brass);box-shadow:0 0 0 3px rgba(169,130,78,.14)}
.field .opt{font-weight:400;text-transform:none;letter-spacing:0;color:var(--stone);font-size:.7rem}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:13px}
.form-card .btn{width:100%;justify-content:center;margin-top:6px}
.reassure{display:flex;align-items:center;gap:8px;justify-content:center;margin-top:16px;font-size:.76rem;color:var(--stone);text-align:center}
.stub-note{margin-top:14px;font-size:.7rem;color:var(--stone);text-align:center;letter-spacing:.04em}
/* Live lead-capture feedback (VOX-205) */
.eo-status{display:none;margin-top:14px;font-size:.78rem;text-align:center;line-height:1.5}
.eo-status[data-kind="err"]{color:#9a3324}
.sub-form .eo-status{flex-basis:100%}
.eo-done{text-align:center;padding:14px 6px}
.eo-done-ic{width:46px;height:46px;margin:0 auto 12px;border-radius:50%;background:linear-gradient(135deg,#bd955d,var(--brass));color:#241a0c;font-size:1.4rem;line-height:46px;font-weight:700}
.eo-done-t{font-family:'Fraunces',Georgia,serif;font-size:1.15rem;margin:0 0 6px;color:var(--ink)}
.eo-done-m{font-size:.84rem;color:var(--ink-soft);font-weight:300;margin:0;line-height:1.6}
.casl{margin-top:12px;font-size:.68rem;line-height:1.5;color:var(--stone);font-weight:300}
.casl a{color:inherit;text-decoration:underline}
.foot-sub .casl{margin-top:10px}
@media(max-width:880px){.val-grid{grid-template-columns:1fr;gap:40px}}

/* featured residence */
.res-grid{display:grid;grid-template-columns:1.25fr .75fr;gap:0;border-radius:var(--radius-lg);overflow:hidden;box-shadow:var(--shadow);margin-top:var(--s5);background:#1c1b19}
.res-photo{position:relative;min-height:440px;background-position:center;background-size:cover}
.res-flag{position:absolute;top:18px;left:18px;background:var(--remax-red);color:#fff;font-size:.66rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;padding:6px 13px;border-radius:6px}
.res-sample{position:absolute;bottom:18px;left:18px;background:rgba(0,0,0,.6);color:#fff;font-size:.62rem;letter-spacing:.12em;text-transform:uppercase;font-weight:600;padding:6px 12px;border-radius:6px;backdrop-filter:blur(4px)}
.res-info{padding:44px 40px;background:var(--paper);display:flex;flex-direction:column;justify-content:center}
.res-info .loc{font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;color:var(--brass-deep);font-weight:600}
.res-info h3{font-size:1.7rem;margin:10px 0 4px;font-weight:500}
.res-info .price{font-family:'Fraunces',serif;font-size:2.4rem;font-weight:600;line-height:1;margin-top:14px}
.specs{display:flex;gap:26px;margin:24px 0;flex-wrap:wrap}
.spec .n{font-family:'Fraunces',serif;font-weight:600;font-size:1.4rem}
.spec .l{font-size:.66rem;letter-spacing:.08em;text-transform:uppercase;color:var(--stone);margin-top:3px;font-weight:600}
@media(max-width:820px){.res-grid{grid-template-columns:1fr}.res-photo{min-height:300px}}

/* communities grid */
.comms{display:grid;grid-template-columns:repeat(4,1fr);gap:16px;margin-top:var(--s5)}
.comms.two{grid-template-columns:repeat(2,1fr)}
.comm{position:relative;border-radius:var(--radius);overflow:hidden;min-height:240px;
  background:linear-gradient(180deg,rgba(28,27,25,0) 30%,rgba(28,27,25,.82));display:flex;align-items:flex-end}
.comm.tall{min-height:320px}
.comm img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-1}
.comm .cn{position:relative;padding:18px;color:#fff}
.comm .cn b,.comm .cn h3{font-family:'Fraunces',serif;font-weight:500;font-size:1.15rem;margin:0;line-height:1.1;color:#fff}
.comm .cn span{display:block;font-size:.72rem;color:rgba(255,255,255,.78);margin-top:2px}
.comm .cn .desc{display:block;font-size:.82rem;color:rgba(255,255,255,.85);margin-top:8px;font-weight:300;max-width:34ch}
@media(max-width:860px){.comms{grid-template-columns:1fr 1fr}}
@media(max-width:540px){.comms,.comms.two{grid-template-columns:1fr}}

/* about editorial */
.about-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:60px;align-items:start}
.portrait{position:relative;border-radius:var(--radius-lg);overflow:hidden;box-shadow:var(--shadow);
  background:radial-gradient(circle at 40% 30%,#2c352e,var(--pine));min-height:480px;display:flex;align-items:center;justify-content:center;flex-direction:column;gap:14px;text-align:center;padding:30px}
.portrait .mono{width:120px;height:120px;border-radius:50%;border:2px solid var(--brass);color:var(--brass-soft);
  font-family:'Fraunces',serif;font-size:3rem;display:flex;align-items:center;justify-content:center}
/* VOX-251: real headshot fills the portrait frame (favour the face, upper-centre) */
.portrait img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 26%}
.portrait .plabel{color:#cdd6cd;font-size:.72rem;letter-spacing:.16em;text-transform:uppercase}
.prose p{color:var(--ink-soft);font-weight:300;font-size:1.06rem;margin-top:18px}
.prose p:first-child{margin-top:0}
.creds{margin-top:var(--s4);border-top:1px solid var(--line);padding-top:26px;display:grid;grid-template-columns:1fr 1fr;gap:22px}
.cred .ck{font-family:'Fraunces',serif;font-size:1.05rem;font-weight:500}
.cred .cv{color:var(--stone);font-size:.9rem;margin-top:4px;font-weight:300}
@media(max-width:820px){.about-grid{grid-template-columns:1fr;gap:34px}.portrait{min-height:340px}.creds{grid-template-columns:1fr}}

/* contact methods */
.contact-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:56px;align-items:start}
.cmethods{display:flex;flex-direction:column;gap:16px;margin-top:var(--s4)}
.cmethod{display:flex;gap:16px;align-items:flex-start;padding:20px 22px;border:1px solid var(--line);border-radius:var(--radius);background:var(--paper);transition:.25s var(--ease)}
.cmethod:hover{border-color:var(--brass);transform:translateX(3px)}
.cmethod .ico{font-size:1.3rem;flex:none}
.cmethod .ck{font-family:'Fraunces',serif;font-size:1.12rem;font-weight:500}
.cmethod .cv{color:var(--ink-soft);font-size:.92rem;margin-top:3px;font-weight:300}
.cmethod .cv b{color:var(--brass-deep);font-weight:600}
@media(max-width:820px){.contact-grid{grid-template-columns:1fr;gap:32px}}

/* journal / blog cards */
.posts{display:grid;grid-template-columns:repeat(3,1fr);gap:26px;margin-top:var(--s5)}
.post{border:1px solid var(--line);border-radius:var(--radius-lg);overflow:hidden;background:var(--paper);transition:.35s var(--ease);display:flex;flex-direction:column}
.post:hover{transform:translateY(-4px);box-shadow:var(--shadow);border-color:transparent}
.post .pimg{height:200px;background-position:center;background-size:cover}
.post .pbody{padding:24px 24px 26px;display:flex;flex-direction:column;flex:1}
.post .ptag{font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;color:var(--brass-deep);font-weight:600}
.post h3{font-size:1.3rem;margin:12px 0 8px;font-weight:500}
.post p{color:var(--ink-soft);font-size:.92rem;font-weight:300;flex:1}
.post .pmeta{margin-top:18px;font-size:.78rem;color:var(--stone)}
@media(max-width:860px){.posts{grid-template-columns:1fr 1fr}}
@media(max-width:540px){.posts{grid-template-columns:1fr}}

/* simple CTA band */
.cta-band{background:var(--pine);color:#eaf0ea;text-align:center}
.cta-band h2{color:#fbf6ec;font-size:clamp(1.8rem,4vw,2.7rem)}
.cta-band p{color:#c2cdc4;font-weight:300;margin:16px auto 28px;max-width:48ch}
.cta-band .btn-row{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}

/* footer */
footer{background:var(--ink);color:#c8c2b6;padding:var(--s6) 0 36px}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.3fr;gap:44px}
.foot-brand .name{font-family:'Fraunces',serif;color:#fbf6ec;font-size:1.25rem;font-weight:600;display:flex;align-items:center;gap:8px}
.foot-brand p{font-size:.88rem;margin-top:12px;max-width:30ch;font-weight:300;color:#a39c8f}
/* VOX-251: black wordmark inverted to white on the dark footer */
.foot-logo{height:38px;width:auto;display:block;filter:brightness(0) invert(1)}
/* RE/MAX co-brand (full colour) — white chip for legibility + brand compliance; never inverted */
.foot-remax{display:inline-block;background:#fff;border-radius:10px;padding:11px 15px;margin-top:20px}
.foot-remax img{height:72px;width:auto;display:block}
.foot-col h4{font-family:'Inter',sans-serif;font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:var(--brass-soft);font-weight:600;margin-bottom:16px}
.foot-col a{display:block;font-size:.9rem;margin-bottom:11px;color:#c8c2b6;transition:.2s}
.foot-col a:hover{color:#fff}
.sub-form{display:flex;gap:8px;margin-top:14px}
.sub-form input{flex:1;min-width:0;padding:12px 14px;border-radius:10px;border:1px solid rgba(255,255,255,.16);background:rgba(255,255,255,.05);color:#fff;font:inherit;font-size:.88rem}
.sub-form input::placeholder{color:#857e72}
.sub-form .btn{padding:12px 18px;min-height:0;font-size:.82rem;white-space:nowrap}
.foot-sub p{font-size:.84rem;color:#a39c8f;font-weight:300}
.foot-bottom{border-top:1px solid rgba(255,255,255,.1);margin-top:var(--s5);padding-top:26px;display:flex;justify-content:space-between;flex-wrap:wrap;gap:14px;font-size:.74rem;color:#857e72}
.foot-legal{margin-top:14px;display:flex;flex-wrap:wrap;gap:8px 18px;font-size:.74rem}
.foot-legal a{color:#857e72;transition:.2s}
.foot-legal a:hover{color:#c8c2b6}
.credits{margin-top:18px;font-size:.72rem;color:#857e72}
.credits>summary{cursor:pointer;letter-spacing:.04em;color:#9a9285;list-style:none;user-select:none}
.credits>summary::-webkit-details-marker{display:none}
.credits>summary::before{content:"+ ";color:#6f685d}
.credits[open]>summary::before{content:"\2212 "}
.credits>summary:hover{color:var(--brass-soft)}
.credits ul{margin:12px 0 0;padding-left:0;list-style:none;display:grid;gap:6px;max-width:none}
.credits li{line-height:1.55}
.credits a{color:#9a9285;text-decoration:underline;text-underline-offset:2px}
.credits a:hover{color:var(--brass-soft)}
@media(max-width:860px){.foot-grid{grid-template-columns:1fr 1fr;gap:34px}}
@media(max-width:560px){.foot-grid{grid-template-columns:1fr}}

/* preview banner */
.ref-banner{background:var(--remax-blue);color:#fff;font-size:.78rem;letter-spacing:.04em;text-align:center;padding:9px 16px;font-weight:600}
.ref-banner b{font-weight:700}

/* mobile polish */
@media(max-width:560px){
  .wrap{padding:0 20px}
  .nav-in{padding:14px 20px}
  .section{padding:var(--s6) 0}
  .section.tight{padding:var(--s5) 0}
  .hero{min-height:560px}
  .hero-in{padding:0 20px 52px}
  .phero-in{padding:0 20px 40px}
  .form-card{padding:30px 24px}
  .val-grid{gap:32px}
}

/* reduced motion */
@media(prefers-reduced-motion:reduce){
  *{transition:none!important;scroll-behavior:auto!important}
  .door:hover,.post:hover,.btn:hover,.cmethod:hover{transform:none!important}
}

/* FAQ (valuation + buying) — visible accordion paired with FAQPage JSON-LD */
.faq-wrap{max-width:820px}
.faq{margin-top:var(--s5);border-top:1px solid var(--line)}
.faq-item{border-bottom:1px solid var(--line)}
.faq-item summary{list-style:none;cursor:pointer;padding:22px 40px 22px 0;position:relative;
  font-family:'Fraunces',serif;font-size:1.12rem;font-weight:500;color:var(--ink)}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item summary::after{content:'+';position:absolute;right:6px;top:50%;transform:translateY(-50%);
  font-family:'Inter',sans-serif;font-size:1.4rem;font-weight:300;color:var(--brass);transition:.25s var(--ease)}
.faq-item[open] summary::after{content:'\2013'}
.faq-item summary:hover{color:var(--brass-deep)}
.faq-a{padding:0 40px 24px 0}
.faq-a p{color:var(--ink-soft);font-weight:300;font-size:1rem}

/* ---- VOX-223 blog: tag filter chips, multi-tag cards, article prose ---- */
.blogfilter{display:flex;flex-wrap:wrap;gap:10px;margin:var(--s4) 0 4px}
.blogfilter .chip{font:inherit;font-size:.78rem;font-weight:500;padding:7px 15px;border-radius:999px;border:1px solid var(--line);background:var(--paper);color:var(--ink-soft);cursor:pointer;transition:.2s var(--ease)}
.blogfilter .chip:hover{border-color:var(--brass-deep);color:var(--brass-deep)}
.blogfilter .chip.on{background:var(--pine);border-color:var(--pine);color:#eaf0ea}
.blogfilter .chip.topic{font-style:italic}
.post .ptags{display:flex;flex-wrap:wrap;gap:8px}
.post .ptags .ptag{font-size:.64rem;letter-spacing:.14em;text-transform:uppercase;color:var(--brass-deep);font-weight:600}
.post .ptags .ptag.topic{color:var(--stone)}
.post h3 a{color:inherit}
.post h3 a:hover{color:var(--brass-deep)}
.post a.pimg{display:block}

/* article detail page (/blog/<slug>) */
.article{max-width:72ch;margin:0 auto;padding:var(--s5) 0}
.article .akicker{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:14px}
.article .akicker .ptag{font-size:.66rem;letter-spacing:.14em;text-transform:uppercase;color:var(--brass-deep);font-weight:600}
.article h1{font-family:'Fraunces',serif;font-size:clamp(2rem,4.4vw,2.9rem);font-weight:500;line-height:1.12;margin:0 0 14px}
.article .adek{font-size:1.12rem;color:var(--ink-soft);font-weight:300;margin-bottom:10px}
.article .ameta{font-size:.82rem;color:var(--stone);margin-bottom:26px}
.article .ahero{height:340px;border-radius:var(--radius-lg);background-position:center;background-size:cover;margin-bottom:8px}
.article .ahero-cap{font-size:.74rem;color:var(--stone);margin:0 0 28px}
.aprose h2{font-family:'Fraunces',serif;font-size:1.55rem;font-weight:500;margin:34px 0 12px}
.aprose h3{font-size:1.18rem;font-weight:600;margin:24px 0 8px}
.aprose p{color:var(--ink);font-size:1.02rem;font-weight:300;line-height:1.75;margin:0 0 16px}
.aprose ul{margin:0 0 18px 1.1em;color:var(--ink);font-weight:300;line-height:1.7}
.aprose li{margin-bottom:6px}
.aprose a{color:var(--brass-deep);text-decoration:underline;text-underline-offset:2px}
.a-takeaway{background:var(--paper);border:1px solid var(--line);border-left:3px solid var(--brass-deep);border-radius:var(--radius);padding:20px 24px;margin:28px 0}
.a-takeaway h2{margin-top:0}
.a-cta{margin:30px 0;padding:24px;border-radius:var(--radius-lg);background:var(--pine);color:#eaf0ea}
.a-cta a{color:#fbf6ec;font-weight:600;text-decoration:underline}
.a-sources{margin-top:34px;border-top:1px solid var(--line);padding-top:20px}
.a-sources h2{font-size:1.1rem;margin-bottom:10px}
.a-sources ol{font-size:.86rem;color:var(--ink-soft);margin-left:1.1em}
.a-sources li{margin-bottom:6px}
.a-author{display:flex;gap:14px;align-items:flex-start;margin-top:30px;padding-top:22px;border-top:1px solid var(--line);font-size:.9rem;color:var(--ink-soft)}
.a-author .an{font-weight:600;color:var(--ink)}