/* ==========================================================================
   ANR Realty LLC — Premium Editorial Design System
   ========================================================================== */

:root {
  --navy: #163A5F;
  --navy-soft: #1e4a75;
  --navy-mid: #255a8a;
  --slate: #2c3a50;
  --gold: #c9a84c;
  --gold-light: #e2c878;
  --gold-dim: rgba(201, 168, 76, 0.45);
  --gold-faint: rgba(201, 168, 76, 0.12);
  --cream: #F7F9FC;
  --cream-dark: #EAF4FA;
  --white: #ffffff;
  --text: #243447;
  --muted: #5a6d82;
  --font-display: "Cormorant Garamond", Georgia, serif;
  --font-body: "Inter", system-ui, sans-serif;
  --header-h: 84px;
  --max-w: 1280px;
  --ease-out: cubic-bezier(0.22, 1, 0.36, 1);
  --ease-spring: cubic-bezier(0.34, 1.56, 0.64, 1);
  --dur: 0.55s;
  --hairline: 1px solid rgba(201, 168, 76, 0.28);
  --hairline-dark: 1px solid rgba(255, 255, 255, 0.08);
}

*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

html {
  scroll-behavior: smooth;
  scrollbar-width: thin;
  scrollbar-color: var(--gold) var(--navy);
}

body {
  font-family: var(--font-body);
  font-size: 16px;
  line-height: 1.7;
  color: var(--text);
  background: var(--cream);
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}

body.is-loading * { animation-play-state: paused !important; }

img { max-width: 100%; height: auto; display: block; }
a { color: inherit; text-decoration: none; }
ul { list-style: none; }
button, input, textarea, select { font: inherit; }

.container {
  width: 100%;
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 clamp(1.25rem, 4vw, 2.5rem);
}

#about,
#listings,
#services,
#hero {
  scroll-margin-top: calc(var(--header-h) + 1rem);
}

/* ── Scroll reveal (CSS fallback only — GSAP owns motion when loaded) ── */
[data-reveal] {
  opacity: 1;
  transform: none;
}

body:not(.has-gsap) [data-reveal] {
  opacity: 0;
  transform: translateY(32px);
  transition: opacity var(--dur) var(--ease-out), transform var(--dur) var(--ease-out);
}

body:not(.has-gsap) [data-reveal].is-visible {
  opacity: 1;
  transform: translateY(0);
}

[data-reveal-delay="1"] { transition-delay: 0.1s; }
[data-reveal-delay="2"] { transition-delay: 0.2s; }
[data-reveal-delay="3"] { transition-delay: 0.3s; }
[data-reveal-delay="4"] { transition-delay: 0.4s; }

/* ── Section chrome ── */
.section-eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 0.75rem;
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 1.25rem;
}

.section-eyebrow::before {
  content: "";
  width: 32px;
  height: 1px;
  background: var(--gold);
}

.section-eyebrow--light { color: var(--gold-light); }
.section-eyebrow--light::before { background: var(--gold-light); }

.section-title {
  font-family: var(--font-display);
  font-size: clamp(2.25rem, 4.5vw, 3.75rem);
  font-weight: 500;
  line-height: 1.08;
  letter-spacing: -0.02em;
  color: var(--navy);
  margin-bottom: 1.25rem;
}

.section-title em {
  font-style: italic;
  color: var(--gold);
}

.section-title--light {
  color: var(--white);
}

.section-title--light em {
  color: var(--gold-light);
}

.section-subtitle {
  font-size: 1.05rem;
  font-weight: 300;
  color: var(--muted);
  max-width: 52ch;
  line-height: 1.75;
}

.section-header {
  margin-bottom: clamp(2.5rem, 5vw, 4rem);
}

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

.section-header--center .section-eyebrow {
  justify-content: center;
}

.section-header--center .section-subtitle {
  margin: 0 auto;
}

.section-rule {
  width: 100%;
  height: 1px;
  background: linear-gradient(90deg, transparent, var(--gold-dim), transparent);
  margin: 0;
  border: none;
}

/* ── Buttons ── */
.btn {
  position: relative;
  isolation: isolate;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.65rem;
  padding: 1rem 2rem;
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  border: var(--hairline);
  cursor: pointer;
  overflow: hidden;
  transition: color 0.4s var(--ease-out), border-color 0.4s, transform 0.35s var(--ease-out), box-shadow 0.4s;
}

.btn::before {
  content: "";
  position: absolute;
  inset: 0;
  background: var(--gold);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.45s var(--ease-out);
  z-index: -1;
}

.btn span, .btn { z-index: 1; }

.btn:hover::before { transform: scaleX(1); }
.btn:hover { border-color: var(--gold); transform: translateY(-2px); box-shadow: 0 12px 40px rgba(201, 168, 76, 0.2); }

.btn--primary {
  background: var(--gold);
  color: var(--navy);
  border-color: var(--gold);
}

.btn--primary::before { background: var(--navy); }
.btn--primary:hover { color: var(--gold); }

.btn--ghost {
  background: transparent;
  color: var(--white);
  border-color: rgba(255, 255, 255, 0.35);
}

.btn--ghost::before { background: rgba(255, 255, 255, 0.12); }
.btn--ghost:hover { color: var(--white); border-color: var(--white); }

.btn--dark {
  background: var(--navy);
  color: var(--gold);
  border-color: var(--navy);
}

.btn--dark::before { background: var(--gold); }
.btn--dark:hover { color: var(--navy); }

.btn--full { width: 100%; }

.btn__arrow {
  transition: transform 0.35s var(--ease-out);
}

.btn:hover .btn__arrow { transform: translateX(4px); }

/* ==========================================================================
   HEADER
   ========================================================================== */
.site-header-wrap {
  position: relative;
  z-index: 1000;
}

.site-header {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 1000;
  height: var(--header-h);
  background: transparent;
  transition: height 0.4s var(--ease-out), background 0.4s, border-color 0.4s, backdrop-filter 0.4s;
  border-bottom: 1px solid transparent;
}

.site-header.is-scrolled {
  height: 72px;
  background: rgba(22, 58, 95, 0.88);
  backdrop-filter: blur(20px) saturate(1.4);
  -webkit-backdrop-filter: blur(20px) saturate(1.4);
  border-bottom-color: rgba(201, 168, 76, 0.2);
}

.site-header__inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: 100%;
  gap: 1.5rem;
}

.site-header__brand {
  display: flex;
  align-items: center;
  flex-shrink: 0;
}

.site-header__logo {
  height: clamp(40px, 4.5vw, 52px);
  width: auto;
  max-width: min(200px, 42vw);
  object-fit: contain;
  filter: drop-shadow(0 2px 12px rgba(0, 0, 0, 0.35));
  transition: transform 0.4s var(--ease-out), filter 0.4s;
}

.site-header.is-scrolled .site-header__logo {
  height: clamp(34px, 4vw, 44px);
}

.site-header__brand:hover .site-header__logo {
  transform: scale(1.03);
  filter: drop-shadow(0 4px 16px rgba(201, 168, 76, 0.25));
}

.site-header__brand .custom-logo,
.site-header__brand img.custom-logo {
  height: clamp(40px, 4.5vw, 52px);
  width: auto;
  max-width: min(200px, 42vw);
}

.site-header.is-scrolled .site-header__brand .custom-logo {
  height: clamp(34px, 4vw, 44px);
}

.site-header__right {
  display: flex;
  align-items: center;
  justify-content: flex-end;
  gap: clamp(1rem, 2vw, 2rem);
  flex: 1;
  min-width: 0;
}

.site-nav {
  display: flex;
  align-items: center;
  gap: 0.15rem;
  flex-shrink: 0;
}

.site-header__contact {
  font-size: 0.72rem;
  color: rgba(255, 255, 255, 0.7);
  letter-spacing: 0.04em;
  white-space: nowrap;
  flex-shrink: 1;
  min-width: 0;
}

.site-header__contact a {
  color: var(--gold-light);
  transition: color 0.3s;
}

.site-header__contact a:hover { color: var(--white); }
.site-header__contact .divider { margin: 0 0.5rem; opacity: 0.25; }
.site-header__address { color: var(--gold-light); }

.site-nav__item { position: relative; }

.site-nav__link {
  position: relative;
  display: block;
  padding: 0.5rem 0.9rem;
  font-size: 0.7rem;
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.72);
  transition: color 0.3s;
}

.site-nav__link::after {
  content: "";
  position: absolute;
  bottom: 2px;
  left: 0.9rem;
  right: 0.9rem;
  height: 1px;
  background: var(--gold);
  transform: scaleX(0);
  transition: transform 0.4s var(--ease-out);
}

.site-nav__link:hover,
.site-nav__link.is-active { color: var(--gold-light); }

.site-nav__link:hover::after,
.site-nav__link.is-active::after { transform: scaleX(1); }

.site-nav__dropdown {
  position: absolute;
  top: calc(100% + 12px);
  left: 0;
  min-width: 240px;
  background: rgba(15, 26, 46, 0.96);
  backdrop-filter: blur(16px);
  border: var(--hairline);
  padding: 0.5rem 0;
  opacity: 0;
  visibility: hidden;
  transform: translateY(12px) scale(0.98);
  transition: all 0.4s var(--ease-out);
  transform-origin: top left;
}

.site-nav__item:hover .site-nav__dropdown,
.site-nav__item:focus-within .site-nav__dropdown {
  opacity: 1;
  visibility: visible;
  transform: translateY(0) scale(1);
}

.site-nav__dropdown a {
  display: block;
  padding: 0.7rem 1.25rem;
  font-size: 0.75rem;
  letter-spacing: 0.06em;
  color: rgba(255, 255, 255, 0.65);
  border-left: 2px solid transparent;
  transition: all 0.3s var(--ease-out);
}

.site-nav__dropdown a:hover {
  color: var(--gold);
  background: var(--gold-faint);
  border-left-color: var(--gold);
  padding-left: 1.5rem;
}

.menu-toggle {
  display: none;
  flex-direction: column;
  gap: 6px;
  background: none;
  border: none;
  cursor: pointer;
  padding: 8px;
  position: relative;
  z-index: 10002;
}

.menu-toggle span {
  display: block;
  width: 26px;
  height: 1.5px;
  background: var(--gold);
  transition: all 0.4s var(--ease-out);
}

.menu-toggle.is-active span:nth-child(1) { transform: translateY(7.5px) rotate(45deg); }
.menu-toggle.is-active span:nth-child(2) { opacity: 0; transform: scaleX(0); }
.menu-toggle.is-active span:nth-child(3) { transform: translateY(-7.5px) rotate(-45deg); }

@media (min-width: 769px) and (max-width: 1100px) {
  .site-header__contact {
    display: none;
  }
}

@media (min-width: 769px) {
  .site-header__inner {
    display: grid;
    grid-template-columns: auto 1fr;
    align-items: center;
    gap: 1.5rem;
  }

  .site-header__right {
    display: flex;
    align-items: center;
    justify-content: flex-end;
    gap: clamp(0.75rem, 1.5vw, 1.5rem);
    min-width: 0;
  }

  .site-header__contact {
    font-size: 0.68rem;
  }

  .site-nav__link {
    padding: 0.5rem 0.65rem;
    font-size: 0.65rem;
  }
}

@media (min-width: 1100px) {
  .site-header__contact {
    font-size: 0.72rem;
  }

  .site-nav__link {
    padding: 0.5rem 0.9rem;
    font-size: 0.7rem;
  }
}

/* ==========================================================================
   HERO
   ========================================================================== */
.hero {
  position: relative;
  min-height: 100vh;
  min-height: 100dvh;
  display: flex;
  align-items: flex-end;
  padding-top: var(--header-h);
  overflow: hidden;
  background: var(--navy);
}

.hero__slides {
  position: absolute;
  inset: 0;
  overflow: hidden;
}

.hero__slide {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center 42%;
  background-repeat: no-repeat;
  opacity: 1;
  transform: translate3d(100%, 0, 0);
  transition: transform 0.85s var(--ease-out);
  will-change: transform;
}

.hero__slide--1 { background-position: 55% 40%; }
.hero__slide--2 { background-position: 48% 45%; }
.hero__slide--3 { background-position: 42% 42%; }

.hero__slide.is-active {
  transform: translate3d(0, 0, 0);
}

.hero__slide.is-preparing {
  transform: translate3d(100%, 0, 0);
  transition: none;
}

.hero__slide.is-preparing-left {
  transform: translate3d(-100%, 0, 0);
  transition: none;
}

.hero__slide.is-leaving {
  transform: translate3d(-100%, 0, 0);
}

.hero__slide.is-leaving-right {
  transform: translate3d(100%, 0, 0);
}

.hero__arrows {
  position: absolute;
  z-index: 5;
  top: 50%;
  left: clamp(0.75rem, 2vw, 2rem);
  right: clamp(0.75rem, 2vw, 2rem);
  display: flex;
  justify-content: space-between;
  pointer-events: none;
  transform: translateY(-50%);
}

.hero__arrow {
  display: grid;
  width: 48px;
  height: 48px;
  padding: 0;
  place-items: center;
  color: var(--white);
  font-size: 1.35rem;
  background: rgba(22, 58, 95, 0.55);
  border: 1px solid rgba(255, 255, 255, 0.45);
  border-radius: 50%;
  cursor: pointer;
  pointer-events: auto;
  backdrop-filter: blur(8px);
  transition: color 0.25s, background 0.25s, border-color 0.25s, transform 0.25s;
}

.hero__arrow:hover,
.hero__arrow:focus-visible {
  color: var(--navy);
  background: var(--gold);
  border-color: var(--gold);
  outline: none;
  transform: scale(1.06);
}

.hero__overlay {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(160deg, rgba(22, 58, 95, 0.18) 0%, rgba(22, 58, 95, 0.32) 52%, rgba(22, 58, 95, 0.55) 100%),
    linear-gradient(90deg, rgba(22, 58, 95, 0.48) 0%, rgba(22, 58, 95, 0.18) 48%, rgba(22, 58, 95, 0.08) 100%);
}

.hero__grain {
  position: absolute;
  inset: 0;
  opacity: 0.04;
  background-image: url("data:image/svg+xml,%3Csvg viewBox='0 0 256 256' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");
  pointer-events: none;
}

.hero__layout {
  position: relative;
  z-index: 2;
  width: 100%;
  padding: clamp(3rem, 8vh, 6rem) 0 clamp(4rem, 10vh, 7rem);
}

.hero__grid {
  display: grid;
  grid-template-columns: 1fr auto;
  gap: clamp(2rem, 5vw, 5rem);
  align-items: end;
}

.hero__main { max-width: 680px; }

.hero__eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 0.75rem;
  padding: 0.45rem 1rem;
  border: var(--hairline);
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold-light);
  margin-bottom: 1.75rem;
}

.hero__title {
  font-family: var(--font-display);
  font-size: clamp(2.75rem, 6vw, 4.5rem);
  font-weight: 500;
  line-height: 1.02;
  letter-spacing: -0.03em;
  color: var(--white);
  margin-bottom: 1.5rem;
  perspective: 800px;
}

.hero__title:not(.is-split-ready) {
  opacity: 0;
  animation: fadeUp 1s var(--ease-out) 0.35s forwards;
}

.hero__title .line {
  overflow: hidden;
  display: block;
  padding-bottom: 0.08em;
}

.hero__title .word {
  display: inline-block;
  transform-origin: 50% 100%;
  margin-right: 0.2em;
}

.hero__title em {
  font-style: italic;
  color: var(--gold-light);
}

.hero__subtitle {
  font-size: clamp(1rem, 1.6vw, 1.125rem);
  font-weight: 300;
  color: rgba(255, 255, 255, 0.68);
  line-height: 1.8;
  max-width: 54ch;
  margin-bottom: 2.5rem;
}

.hero__actions {
  display: flex;
  flex-wrap: wrap;
  gap: 1rem;
}

body:not(.has-gsap) .hero__eyebrow,
body:not(.has-gsap) .hero__subtitle,
body:not(.has-gsap) .hero__actions,
body:not(.has-gsap) .hero__aside {
  opacity: 0;
  animation: fadeUp 1s var(--ease-out) forwards;
}

body:not(.has-gsap) .hero__eyebrow { animation-delay: 0.2s; }
body:not(.has-gsap) .hero__subtitle { animation-delay: 0.5s; }
body:not(.has-gsap) .hero__actions { animation-delay: 0.65s; }
body:not(.has-gsap) .hero__aside { animation-delay: 0.8s; }

.hero__scroll-progress {
  position: absolute;
  bottom: 0;
  left: 0;
  right: 0;
  height: 2px;
  background: rgba(255, 255, 255, 0.08);
  z-index: 4;
}

.hero__scroll-progress-bar {
  height: 100%;
  width: 100%;
  background: linear-gradient(90deg, var(--gold), var(--gold-light));
  transform: scaleX(0);
  transform-origin: left center;
  will-change: transform;
}

/* Shiny gold text */
.shiny-text {
  background: linear-gradient(
    120deg,
    var(--navy) 0%,
    var(--navy) 38%,
    var(--gold-light) 50%,
    var(--navy) 62%,
    var(--navy) 100%
  );
  background-size: 200% auto;
  -webkit-background-clip: text;
  background-clip: text;
  -webkit-text-fill-color: transparent;
}

.areas .shiny-text,
.page-hero .shiny-text {
  background: linear-gradient(
    120deg,
    #fff 0%,
    #fff 38%,
    var(--gold-light) 50%,
    #fff 62%,
    #fff 100%
  );
  background-size: 200% auto;
  -webkit-background-clip: text;
  background-clip: text;
  -webkit-text-fill-color: transparent;
}

.hero__aside {
  display: flex;
  flex-direction: column;
  gap: 0;
  border: var(--hairline);
  background: rgba(255, 255, 255, 0.03);
  backdrop-filter: blur(8px);
  min-width: 220px;
}

.hero__stat {
  padding: 1.25rem 1.5rem;
  border-bottom: var(--hairline-dark);
}

.hero__stat:last-child { border-bottom: none; }

.hero__stat-value {
  font-family: var(--font-body);
  font-weight: 600;
  font-size: 1.65rem;
  font-variant-numeric: tabular-nums;
  letter-spacing: -0.02em;
  color: var(--gold-light);
  line-height: 1;
  margin-bottom: 0.25rem;
}

.hero__stat-value__symbol {
  font-family: var(--font-body);
  font-weight: 500;
  font-size: 0.92em;
  opacity: 0.92;
}

.hero__stat-label {
  font-size: 0.65rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.45);
}

.hero__footer {
  position: absolute;
  bottom: 0;
  left: 0;
  right: 0;
  z-index: 3;
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 1.5rem clamp(1.25rem, 4vw, 2.5rem);
  border-top: var(--hairline-dark);
}

.hero__indicators { display: flex; gap: 0.75rem; }

.hero__indicator {
  width: 48px;
  height: 2px;
  background: rgba(255, 255, 255, 0.2);
  border: none;
  cursor: pointer;
  position: relative;
  overflow: hidden;
  transition: background 0.3s;
}

.hero__indicator::after {
  content: "";
  position: absolute;
  left: 0;
  top: 0;
  height: 100%;
  width: 0;
  background: var(--gold);
  transition: width 0.3s;
}

.hero__indicator.is-active::after {
  animation: indicatorFill 6s linear forwards;
}

.hero__scroll {
  display: flex;
  align-items: center;
  gap: 0.75rem;
  font-size: 0.65rem;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.4);
}

.hero__scroll-line {
  width: 48px;
  height: 1px;
  background: var(--gold-dim);
  position: relative;
  overflow: hidden;
}

.hero__scroll-line::after {
  content: "";
  position: absolute;
  left: -100%;
  width: 100%;
  height: 100%;
  background: var(--gold);
  animation: scrollPulse 2s ease-in-out infinite;
}

@keyframes fadeUp {
  from { opacity: 0; transform: translateY(28px); }
  to { opacity: 1; transform: translateY(0); }
}

@keyframes indicatorFill { to { width: 100%; } }

@keyframes scrollPulse {
  0%, 100% { left: -100%; }
  50% { left: 100%; }
}

/* ==========================================================================
   ABOUT — portrait stage + editorial narrative
   ========================================================================== */
.about {
  position: relative;
  padding: clamp(5rem, 10vw, 7.5rem) 0;
  background:
    radial-gradient(ellipse 70% 55% at 12% 30%, rgba(201, 168, 76, 0.1) 0%, transparent 55%),
    linear-gradient(135deg, #122f4d 0%, #1e4a75 42%, #255a8a 100%);
  overflow: hidden;
}

.about__glow {
  position: absolute;
  inset: 0;
  pointer-events: none;
  background:
    radial-gradient(circle at 78% 20%, rgba(201, 168, 76, 0.12) 0%, transparent 35%),
    radial-gradient(circle at 85% 80%, rgba(255, 255, 255, 0.03) 0%, transparent 40%);
}

.about__glow::after {
  content: "";
  position: absolute;
  inset: 0;
  opacity: 0.04;
  background-image: url("data:image/svg+xml,%3Csvg viewBox='0 0 256 256' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");
}

.about__shell {
  position: relative;
  z-index: 1;
  display: grid;
  grid-template-columns: minmax(280px, 420px) 1fr;
  gap: clamp(2.5rem, 6vw, 5.5rem);
  align-items: center;
}

.about__portrait {
  position: relative;
  display: grid;
  place-items: center;
  min-height: auto;
  isolation: isolate;
}

.about__avatar {
  position: relative;
  z-index: 2;
  width: clamp(220px, 30vw, 300px);
  aspect-ratio: 1;
  border-radius: 50%;
  padding: 4px;
  background: linear-gradient(145deg, var(--gold-light), var(--gold) 50%, rgba(201, 168, 76, 0.4) 100%);
  box-shadow:
    0 0 0 8px rgba(22, 58, 95, 0.45),
    0 20px 48px rgba(0, 0, 0, 0.4);
}

.about__avatar-clip {
  width: 100%;
  height: 100%;
  border-radius: 50%;
  overflow: hidden;
  clip-path: circle(50%);
  -webkit-clip-path: circle(50%);
  background: var(--navy-mid);
}

.about__photo {
  display: block;
  width: 100%;
  height: 100%;
  max-width: none;
  margin: 0;
  border-radius: 50%;
  object-fit: cover;
  object-position: center 8%;
  transform: none;
}

.about__tagline {
  margin-top: 1.75rem;
  text-align: center;
  display: flex;
  flex-direction: column;
  gap: 0.35rem;
  max-width: 16rem;
}

.about__tagline span {
  display: block;
  font-family: var(--font-display);
  font-size: clamp(1rem, 2vw, 1.15rem);
  font-style: italic;
  font-weight: 500;
  line-height: 1.35;
  color: var(--gold-light);
  letter-spacing: 0.02em;
}

.about__content {
  max-width: 36rem;
  color: rgba(255, 255, 255, 0.78);
}

.about__content .section-title {
  color: var(--white);
  margin-bottom: 0.85rem;
}

.about__content .section-title em {
  color: var(--gold-light);
}

.about__role {
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 1.5rem;
}

.about__quote {
  position: relative;
  margin: 0 0 1.75rem;
  padding: 1.15rem 0 1.15rem 1.35rem;
  border-left: 2px solid var(--gold);
}

.about__quote p {
  font-family: var(--font-display);
  font-size: clamp(1.25rem, 2.2vw, 1.55rem);
  font-style: italic;
  font-weight: 500;
  line-height: 1.4;
  color: rgba(255, 255, 255, 0.92);
  letter-spacing: -0.01em;
}

.about__text {
  font-size: 1.02rem;
  line-height: 1.8;
  color: rgba(255, 255, 255, 0.62);
  margin-bottom: 1rem;
}

.about__text:last-of-type {
  margin-bottom: 1.75rem;
}

.about__proof {
  list-style: none;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
  margin: 0 0 2rem;
  border-top: 1px solid rgba(201, 168, 76, 0.22);
  border-bottom: 1px solid rgba(201, 168, 76, 0.22);
}

.about__proof li {
  padding: 1.15rem 1.1rem;
  border-right: 1px solid rgba(255, 255, 255, 0.08);
}

.about__proof li:first-child {
  padding-left: 0;
}

.about__proof li:last-child {
  border-right: none;
  padding-right: 0;
}

.about__proof strong {
  display: block;
  font-family: var(--font-body);
  font-size: 1.05rem;
  font-weight: 600;
  font-variant-numeric: tabular-nums;
  letter-spacing: -0.01em;
  color: var(--gold-light);
  margin-bottom: 0.3rem;
  line-height: 1.25;
  white-space: nowrap;
}

.about__proof strong .about__proof-num {
  display: inline;
  font-family: var(--font-body);
  font-weight: 700;
  font-variant-numeric: tabular-nums;
  color: inherit;
}

.about__proof span {
  display: block;
  font-size: 0.68rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.45);
}

.about__actions {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 1.25rem 1.75rem;
}

.about__call {
  display: flex;
  flex-direction: column;
  gap: 0.15rem;
  text-decoration: none;
  transition: transform 0.35s var(--ease-out);
}

.about__call:hover {
  transform: translateY(-2px);
}

.about__call-label {
  font-size: 0.62rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.4);
}

.about__call-num {
  font-family: var(--font-display);
  font-size: 1.25rem;
  color: var(--white);
  letter-spacing: 0.02em;
}

.about__call:hover .about__call-num {
  color: var(--gold-light);
}

/* ==========================================================================
   METRICS
   ========================================================================== */
.metrics {
  position: relative;
  background: var(--white);
  border-top: var(--hairline);
  border-bottom: var(--hairline);
  z-index: 5;
}

.metrics--hero-foot {
  margin-top: 0;
  box-shadow: 0 -12px 40px rgba(22, 58, 95, 0.18);
}

.metrics__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
}

.metrics__item {
  position: relative;
  padding: clamp(2.5rem, 5vw, 3.5rem) 2rem;
  text-align: center;
  transition: background 0.4s;
}

.metrics__item:not(:last-child)::after {
  content: "";
  position: absolute;
  right: 0;
  top: 25%;
  height: 50%;
  width: 1px;
  background: linear-gradient(180deg, transparent, var(--gold-dim), transparent);
}

.metrics__item:hover { background: var(--cream); }

.metrics__number {
  font-family: var(--font-display);
  font-size: clamp(3rem, 6vw, 4.25rem);
  font-weight: 500;
  line-height: 1;
  color: var(--navy);
  margin-bottom: 0.65rem;
  letter-spacing: -0.03em;
}

.metrics__number .gold { color: var(--gold); }

.metrics__label {
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--muted);
}

/* Hide homepage metrics bar when turned off in Customizer (content stays in Elementor). */
body.anr-site.home:not(.anr-show-home-metrics) .metrics.metrics--hero-foot,
body.anr-site.front-page:not(.anr-show-home-metrics) .metrics.metrics--hero-foot,
body.anr-site.home:not(.anr-show-home-metrics) .elementor-section.anr-el-metrics,
body.anr-site.front-page:not(.anr-show-home-metrics) .elementor-section.anr-el-metrics {
  display: none !important;
}

/* ==========================================================================
   CAPABILITIES — editorial bento mosaic
   ========================================================================== */
.capabilities {
  position: relative;
  padding: clamp(5rem, 10vw, 7.5rem) 0;
  background: var(--navy);
  overflow: hidden;
}

.capabilities__ambient {
  position: absolute;
  inset: 0;
  background:
    radial-gradient(ellipse 80% 60% at 10% 0%, rgba(201, 168, 76, 0.14) 0%, transparent 55%),
    radial-gradient(ellipse 50% 40% at 95% 100%, rgba(201, 168, 76, 0.08) 0%, transparent 50%);
  pointer-events: none;
}

.capabilities__ambient::after {
  content: "";
  position: absolute;
  inset: 0;
  opacity: 0.035;
  background-image: url("data:image/svg+xml,%3Csvg viewBox='0 0 256 256' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");
}

.capabilities__wrap {
  position: relative;
  z-index: 1;
}

.capabilities__header {
  display: grid;
  grid-template-columns: 1fr auto;
  gap: clamp(2rem, 5vw, 4rem);
  align-items: end;
  margin-bottom: clamp(2.5rem, 5vw, 4rem);
  padding-bottom: clamp(2rem, 4vw, 3rem);
  border-bottom: var(--hairline-dark);
}

.capabilities__intro {
  max-width: 640px;
}

.capabilities__lede {
  font-size: 1.05rem;
  font-weight: 300;
  line-height: 1.8;
  color: rgba(255, 255, 255, 0.58);
  max-width: 48ch;
}

.capabilities__ribbon {
  display: flex;
  flex-direction: column;
  gap: 0;
  border: 1px solid rgba(201, 168, 76, 0.35);
  background: rgba(201, 168, 76, 0.06);
  backdrop-filter: blur(12px);
  min-width: 140px;
}

.capabilities__ribbon span {
  padding: 0.85rem 1.35rem;
  font-size: 0.62rem;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--gold-light);
  border-bottom: 1px solid rgba(201, 168, 76, 0.28);
  transition: color 0.35s, background 0.35s, padding-left 0.35s var(--ease-out);
}

.capabilities__ribbon span:last-child { border-bottom: none; }

.capabilities__ribbon span:hover {
  color: var(--gold);
  background: rgba(201, 168, 76, 0.14);
  padding-left: 1.65rem;
}

.capabilities__bento {
  display: grid;
  grid-template-columns: repeat(12, 1fr);
  grid-template-rows: repeat(2, minmax(260px, 280px)) minmax(220px, auto);
  gap: 1px;
  background: rgba(201, 168, 76, 0.18);
  border: 1px solid rgba(201, 168, 76, 0.18);
}

.cap-card {
  position: relative;
  min-height: 0;
  height: 100%;
  overflow: hidden;
  background: var(--navy-soft);
  cursor: default;
}

.cap-card--lead {
  grid-column: 1 / 7;
  grid-row: 1 / 3;
}

.cap-card:nth-child(2) {
  grid-column: 7 / 10;
  grid-row: 1;
}

.cap-card:nth-child(3) {
  grid-column: 10 / 13;
  grid-row: 1;
}

.cap-card:nth-child(4) {
  grid-column: 7 / 10;
  grid-row: 2;
}

.cap-card:nth-child(5) {
  grid-column: 10 / 13;
  grid-row: 2;
}

.cap-card--accent {
  grid-column: 1 / 13;
  grid-row: 3;
  min-height: 220px;
}

.cap-card--accent .cap-card__body {
  max-width: 520px;
}

.cap-card__visual {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
  transform: scale(1.02);
  transition: transform 1.1s var(--ease-out), filter 0.6s;
  filter: saturate(1.02) brightness(0.98);
}

.cap-card__shade {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(0deg, rgba(22, 58, 95, 0.78) 0%, rgba(22, 58, 95, 0.18) 52%, rgba(22, 58, 95, 0.06) 100%);
  transition: opacity 0.5s;
}

.cap-card--lead .cap-card__shade {
  background:
    linear-gradient(0deg, rgba(22, 58, 95, 0.8) 0%, rgba(22, 58, 95, 0.22) 55%, rgba(22, 58, 95, 0.08) 100%),
    linear-gradient(90deg, rgba(22, 58, 95, 0.22) 0%, transparent 60%);
}

.cap-card--accent .cap-card__shade {
  background:
    linear-gradient(90deg, rgba(22, 58, 95, 0.82) 0%, rgba(22, 58, 95, 0.42) 45%, rgba(22, 58, 95, 0.18) 100%);
}

.cap-card:nth-child(1) .cap-card__visual { background-position: center 42%; } /* dusk listing home */
.cap-card:nth-child(2) .cap-card__visual { background-position: center 35%; } /* mortgage consult */
.cap-card:nth-child(3) .cap-card__visual { background-position: center 48%; } /* staged interior */
.cap-card:nth-child(4) .cap-card__visual { background-position: center 28%; } /* agent + clients */
.cap-card:nth-child(5) .cap-card__visual { background-position: center 40%; } /* market charts */
.cap-card:nth-child(6) .cap-card__visual { background-position: center 45%; } /* keys + handshake */

.cap-card__body {
  position: absolute;
  inset: auto 0 0 0;
  padding: clamp(1.25rem, 2.5vw, 1.75rem);
  z-index: 2;
}

.cap-card__index {
  display: block;
  font-family: var(--font-display);
  font-size: 0.85rem;
  font-weight: 500;
  letter-spacing: 0.12em;
  color: var(--gold);
  margin-bottom: 0.5rem;
  opacity: 0.85;
}

.cap-card__title {
  font-family: var(--font-display);
  font-size: clamp(1.2rem, 2vw, 1.5rem);
  font-weight: 500;
  line-height: 1.15;
  color: var(--white);
  margin-bottom: 0;
  letter-spacing: -0.02em;
  transition: margin-bottom 0.45s var(--ease-out);
}

.cap-card--lead .cap-card__title {
  font-size: clamp(1.5rem, 2.5vw, 2rem);
}

.cap-card__text {
  font-size: 0.88rem;
  line-height: 1.65;
  color: rgba(255, 255, 255, 0.62);
  max-height: 0;
  opacity: 0;
  overflow: hidden;
  margin-top: 0;
  transform: translateY(8px);
  transition:
    max-height 0.55s var(--ease-out),
    opacity 0.45s,
    margin-top 0.45s var(--ease-out),
    transform 0.45s var(--ease-out);
}

.cap-card::before {
  content: "";
  position: absolute;
  top: 0;
  left: 0;
  width: 100%;
  height: 2px;
  background: linear-gradient(90deg, var(--gold), transparent);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.65s var(--ease-out);
  z-index: 3;
}

.cap-card:hover::before,
.cap-card:focus-within::before {
  transform: scaleX(1);
}

.cap-card:hover .cap-card__visual,
.cap-card:focus-within .cap-card__visual {
  transform: scale(1.08);
  filter: saturate(1) brightness(0.9);
}

.cap-card:hover .cap-card__shade,
.cap-card:focus-within .cap-card__shade {
  opacity: 0.82;
}

.cap-card:hover .cap-card__title,
.cap-card:focus-within .cap-card__title {
  margin-bottom: 0.65rem;
}

.cap-card:hover .cap-card__text,
.cap-card:focus-within .cap-card__text {
  max-height: 6rem;
  opacity: 1;
  margin-top: 0.35rem;
  transform: translateY(0);
}

.cap-card--accent::after {
  content: "";
  position: absolute;
  top: 1rem;
  right: 1rem;
  width: 8px;
  height: 8px;
  border-radius: 50%;
  background: var(--gold);
  box-shadow: 0 0 12px var(--gold);
  z-index: 3;
  animation: capPulse 2.5s ease-in-out infinite;
}

@keyframes capPulse {
  0%, 100% { opacity: 0.6; transform: scale(1); }
  50% { opacity: 1; transform: scale(1.15); }
}

@media (hover: none) {
  .cap-card__text {
    max-height: none;
    opacity: 1;
    transform: none;
    margin-top: 0.4rem;
  }

  .cap-card__title { margin-bottom: 0.5rem; }
}

@media (prefers-reduced-motion: reduce) {
  .cap-card--accent::after { animation: none; opacity: 0.8; }
}

/* ==========================================================================
   PILLARS — editorial split panels
   ========================================================================== */
.anr-testimonials {
  position: relative;
  padding: clamp(5rem, 10vw, 8rem) 0;
  overflow: visible;
  background: var(--cream);
}

.anr-testimonials::before {
  content: "\201C";
  position: absolute;
  top: -5rem;
  right: 3vw;
  color: rgba(201, 168, 76, 0.09);
  font-family: var(--font-display);
  font-size: clamp(18rem, 35vw, 34rem);
  line-height: 1;
  pointer-events: none;
}

.anr-testimonials__header {
  position: relative;
  max-width: 720px;
  margin: 0 auto clamp(2.5rem, 5vw, 4rem);
  text-align: center;
}

.anr-testimonials__header .section-subtitle {
  margin-right: auto;
  margin-left: auto;
}

.anr-testimonials__grid {
  position: relative;
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(min(100%, 360px), 1fr));
  gap: clamp(1rem, 2vw, 1.5rem);
  align-items: start;
}

.elementor-widget-anr_testimonials,
.elementor-widget-anr_testimonials > .elementor-widget-container {
  overflow: visible !important;
}

.anr-testimonial {
  display: flex;
  min-height: 0;
  height: auto;
  max-height: none;
  overflow: visible;
  padding: clamp(1.5rem, 3vw, 2.25rem);
  flex-direction: column;
  background: #fff;
  border: 1px solid rgba(22, 58, 95, 0.1);
  box-shadow: 0 18px 45px rgba(22, 58, 95, 0.07);
}

.anr-testimonial__quote-mark {
  height: 3rem;
  color: var(--gold);
  font-family: var(--font-display);
  font-size: 4.5rem;
  line-height: 1;
}

.anr-testimonial blockquote {
  margin: 1rem 0 0.75rem;
  color: var(--navy);
  font-family: var(--font-display);
  font-size: clamp(1.15rem, 1.8vw, 1.4rem);
  font-style: italic;
  line-height: 1.55;
}

.anr-testimonial__more {
  align-self: flex-start;
  margin: 0 0 1.5rem;
  padding: 0;
  border: 0;
  background: none;
  color: var(--gold);
  font-family: var(--font-body);
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  cursor: pointer;
}

.anr-testimonial__more:hover,
.anr-testimonial__more:focus-visible {
  color: var(--navy);
}

.anr-testimonial__client {
  display: flex;
  gap: 0.8rem;
  align-items: center;
  margin-top: auto;
  padding-top: 1.25rem;
  border-top: 1px solid rgba(22, 58, 95, 0.1);
}

.anr-testimonial__client img,
.anr-testimonial__initial {
  display: grid;
  width: 46px;
  height: 46px;
  flex: 0 0 46px;
  place-items: center;
  border-radius: 50%;
}

.anr-testimonial__client img {
  object-fit: cover;
}

.anr-testimonial__initial {
  color: var(--navy);
  font-family: var(--font-display);
  font-size: 1.25rem;
  font-weight: 700;
  background: rgba(201, 168, 76, 0.2);
}

.anr-testimonial__client strong,
.anr-testimonial__client small {
  display: block;
}

.anr-testimonial__client strong {
  color: var(--navy);
  font-size: 0.8rem;
  font-weight: 700;
}

.anr-testimonial__client small {
  margin-top: 0.15rem;
  color: rgba(22, 58, 95, 0.5);
  font-size: 0.68rem;
}

.pillars {
  padding: clamp(5rem, 10vw, 8rem) 0;
  background: var(--cream);
}

.pillars__intro {
  max-width: 640px;
  margin-bottom: clamp(3rem, 6vw, 5rem);
}

.pillars__grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0;
  border: var(--hairline);
}

.pillar-card {
  position: relative;
  padding: clamp(2.5rem, 4vw, 3.5rem);
  background: var(--white);
  transition: background 0.5s var(--ease-out);
  overflow: hidden;
}

.pillar-card:first-child { border-right: var(--hairline); }

.pillar-card::before {
  content: "";
  position: absolute;
  top: 0;
  left: 0;
  width: 100%;
  height: 3px;
  background: linear-gradient(90deg, var(--gold), transparent);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.6s var(--ease-out);
}

.pillar-card:hover::before { transform: scaleX(1); }
.pillar-card:hover { background: var(--cream); }

.pillar-card__index {
  font-family: var(--font-display);
  font-size: 4rem;
  font-weight: 500;
  line-height: 1;
  color: var(--gold-faint);
  color: rgba(201, 168, 76, 0.15);
  margin-bottom: 1rem;
  transition: color 0.4s;
}

.pillar-card:hover .pillar-card__index { color: rgba(201, 168, 76, 0.35); }

.pillar-card__tag {
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 1rem;
}

.pillar-card__title {
  font-family: var(--font-display);
  font-size: clamp(1.5rem, 2.5vw, 2rem);
  font-weight: 500;
  line-height: 1.2;
  color: var(--navy);
  margin-bottom: 1.25rem;
}

.pillar-card__text {
  color: var(--muted);
  line-height: 1.8;
  margin-bottom: 2rem;
  font-size: 0.95rem;
}

.pillar-card__link {
  display: inline-flex;
  align-items: center;
  gap: 0.75rem;
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--navy);
  padding-bottom: 4px;
  border-bottom: 1px solid var(--gold);
  transition: gap 0.35s var(--ease-out), color 0.3s;
}

.pillar-card__link:hover {
  gap: 1.1rem;
  color: var(--gold);
}

/* ==========================================================================
   AREAS — Google-style coverage map + radius perimeter
   ========================================================================== */
.areas {
  position: relative;
  padding: clamp(5rem, 10vw, 8rem) 0;
  background: var(--navy);
  overflow: hidden;
}

.areas::before {
  content: "";
  position: absolute;
  top: -40%;
  right: -15%;
  width: 55%;
  height: 90%;
  background: radial-gradient(ellipse, rgba(201, 168, 76, 0.07) 0%, transparent 70%);
  pointer-events: none;
}

.areas .section-title { color: var(--white); }
.areas .section-subtitle { color: rgba(255, 255, 255, 0.5); }

.areas__coverage {
  display: grid;
  grid-template-columns: minmax(0, 1.65fr) minmax(260px, 0.85fr);
  gap: clamp(1.25rem, 3vw, 2rem);
  align-items: stretch;
  margin-top: clamp(2rem, 4vw, 3rem);
}

.areas__coverage--map-only {
  grid-template-columns: 1fr;
}

.areas__coverage--map-only .areas__map-shell {
  min-height: auto;
}

.areas__map-shell--art {
  background: #f4f0e8;
  border-radius: 8px;
  padding: clamp(0.75rem, 2vw, 1.25rem);
  min-height: auto;
}

.areas__map-art {
  display: block;
  width: 100%;
  height: auto;
  border-radius: 4px;
  object-fit: contain;
}

.areas__map-shell {
  position: relative;
  min-height: clamp(380px, 52vh, 560px);
  border-radius: 4px;
  overflow: hidden;
  border: 1px solid rgba(201, 168, 76, 0.28);
  box-shadow:
    0 24px 60px rgba(0, 0, 0, 0.35),
    inset 0 0 0 1px rgba(255, 255, 255, 0.04);
  background: #0f2842;
}

.areas__map {
  position: absolute;
  inset: 0;
  z-index: 1;
  background: #0f2842;
}

.areas__map-chrome {
  position: absolute;
  z-index: 5;
  inset: 0;
  pointer-events: none;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  padding: 1rem;
}

.areas__map-search {
  align-self: flex-start;
  display: inline-flex;
  align-items: center;
  gap: 0.65rem;
  padding: 0.7rem 1rem;
  background: rgba(255, 255, 255, 0.96);
  color: #1a1f2c;
  border-radius: 2px;
  font-size: 0.82rem;
  font-weight: 500;
  letter-spacing: 0.01em;
  box-shadow: 0 8px 24px rgba(0, 0, 0, 0.22);
  max-width: min(280px, 70%);
}

.areas__map-search-pin {
  width: 10px;
  height: 10px;
  border-radius: 50%;
  background: var(--gold);
  box-shadow: 0 0 0 4px rgba(201, 168, 76, 0.25);
  flex-shrink: 0;
}

.areas__map-badge {
  align-self: flex-end;
  display: inline-flex;
  align-items: center;
  gap: 0.55rem;
  padding: 0.55rem 0.85rem;
  background: rgba(22, 58, 95, 0.88);
  border: 1px solid rgba(201, 168, 76, 0.45);
  color: rgba(255, 255, 255, 0.9);
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  backdrop-filter: blur(8px);
}

.areas__map-badge-dot {
  width: 8px;
  height: 8px;
  border-radius: 50%;
  background: var(--gold);
  animation: areas-pulse 2.4s ease-out infinite;
}

@keyframes areas-pulse {
  0% { box-shadow: 0 0 0 0 rgba(201, 168, 76, 0.55); }
  70% { box-shadow: 0 0 0 10px rgba(201, 168, 76, 0); }
  100% { box-shadow: 0 0 0 0 rgba(201, 168, 76, 0); }
}

.areas__legend {
  display: flex;
  flex-direction: column;
  gap: 1.25rem;
  padding: clamp(1.25rem, 2.5vw, 1.75rem);
  background: rgba(255, 255, 255, 0.03);
  border: 1px solid rgba(201, 168, 76, 0.2);
}

.areas__legend-kicker {
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--gold);
  margin: 0;
}

.areas__legend-list {
  list-style: none;
  margin: 0;
  padding: 0;
  display: flex;
  flex-direction: column;
  gap: 0.35rem;
  flex: 1;
}

.areas__legend-item {
  display: grid;
  grid-template-columns: 18px 1fr;
  gap: 0.85rem;
  align-items: start;
  padding: 0.85rem 0.75rem;
  border: 1px solid transparent;
  border-radius: 2px;
  cursor: pointer;
  transition: background 0.35s, border-color 0.35s;
}

.areas__legend-item:hover,
.areas__legend-item:focus-visible {
  background: rgba(255, 255, 255, 0.04);
  outline: none;
}

.areas__legend-item.is-active {
  background: rgba(201, 168, 76, 0.08);
  border-color: rgba(201, 168, 76, 0.35);
}

.areas__legend-marker {
  width: 12px;
  height: 12px;
  margin-top: 0.3rem;
  border-radius: 50%;
  background: var(--pin, var(--gold));
  box-shadow: 0 0 0 3px color-mix(in srgb, var(--pin, var(--gold)) 28%, transparent);
}

.areas__legend-copy {
  display: flex;
  flex-direction: column;
  gap: 0.2rem;
  min-width: 0;
}

.areas__legend-region {
  font-size: 0.6rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: rgba(201, 168, 76, 0.85);
}

.areas__legend-title {
  font-family: var(--font-display);
  font-size: 1.15rem;
  font-weight: 500;
  color: var(--white);
  line-height: 1.2;
}

.areas__legend-desc {
  font-size: 0.8rem;
  color: rgba(255, 255, 255, 0.5);
  line-height: 1.45;
}

.areas__radius-meta {
  display: grid;
  grid-template-columns: 28px 1fr;
  gap: 0.85rem;
  align-items: start;
  padding-top: 1rem;
  border-top: 1px solid rgba(255, 255, 255, 0.08);
}

.areas__radius-ring {
  width: 26px;
  height: 26px;
  border-radius: 50%;
  border: 2px solid rgba(201, 168, 76, 0.85);
  box-shadow: inset 0 0 0 6px rgba(201, 168, 76, 0.12);
  margin-top: 0.15rem;
}

.areas__radius-meta p {
  margin: 0;
  font-size: 0.8rem;
  line-height: 1.55;
  color: rgba(255, 255, 255, 0.55);
}

.areas__radius-meta strong {
  display: block;
  color: var(--white);
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  margin-bottom: 0.25rem;
}

/* Leaflet chrome overrides */
.areas__map .leaflet-control-attribution {
  background: rgba(22, 58, 95, 0.72) !important;
  color: rgba(255, 255, 255, 0.45) !important;
  font-size: 9px !important;
  border: none !important;
}

.areas__map .leaflet-control-attribution a {
  color: rgba(201, 168, 76, 0.8) !important;
}

.areas__map .leaflet-control-zoom {
  border: none !important;
  box-shadow: 0 8px 20px rgba(0, 0, 0, 0.3) !important;
}

.areas__map .leaflet-control-zoom a {
  background: rgba(255, 255, 255, 0.96) !important;
  color: #1a1f2c !important;
  border: none !important;
  width: 32px !important;
  height: 32px !important;
  line-height: 32px !important;
  font-size: 16px !important;
}

.areas-pin {
  background: transparent;
  border: none;
}

.areas-pin__dot {
  width: 14px;
  height: 14px;
  border-radius: 50%;
  background: var(--pin, #c9a84c);
  border: 2px solid #fff;
  box-shadow: 0 2px 8px rgba(0, 0, 0, 0.35);
  position: relative;
}

.areas-pin__dot::after {
  content: "";
  position: absolute;
  inset: -6px;
  border-radius: 50%;
  border: 1px solid var(--pin, #c9a84c);
  opacity: 0.45;
  animation: areas-pin-ring 2.8s ease-out infinite;
}

.areas-pin.is-active .areas-pin__dot {
  transform: scale(1.2);
}

.areas-pin.is-active .areas-pin__dot::after {
  animation-duration: 1.6s;
  opacity: 0.7;
}

@keyframes areas-pin-ring {
  0% { transform: scale(0.7); opacity: 0.55; }
  100% { transform: scale(1.8); opacity: 0; }
}

.areas-popup .leaflet-popup-content-wrapper {
  background: rgba(22, 58, 95, 0.96);
  color: #fff;
  border-radius: 2px;
  border: 1px solid rgba(201, 168, 76, 0.4);
  box-shadow: 0 12px 28px rgba(0, 0, 0, 0.35);
}

.areas-popup .leaflet-popup-tip {
  background: rgba(22, 58, 95, 0.96);
}

.areas-popup .leaflet-popup-content {
  margin: 0.75rem 0.9rem;
  font-size: 0.82rem;
  line-height: 1.4;
}

.areas-popup strong {
  display: block;
  font-family: var(--font-display);
  font-size: 1rem;
  font-weight: 500;
  margin-bottom: 0.15rem;
}

.areas-popup span {
  color: rgba(255, 255, 255, 0.55);
  font-size: 0.75rem;
}

.areas-tooltip {
  background: rgba(22, 58, 95, 0.96) !important;
  color: #fff !important;
  border: 1px solid rgba(201, 168, 76, 0.4) !important;
  border-radius: 2px !important;
  box-shadow: 0 12px 28px rgba(0, 0, 0, 0.35) !important;
  padding: 0 !important;
}

.areas-tooltip::before {
  border-top-color: rgba(22, 58, 95, 0.96) !important;
}

.leaflet-tooltip-bottom.areas-tooltip::before {
  border-bottom-color: rgba(22, 58, 95, 0.96) !important;
}

.areas-tooltip strong {
  display: block;
  font-family: var(--font-display);
  font-size: 0.95rem;
  font-weight: 500;
  margin-bottom: 0.1rem;
  white-space: nowrap;
}

.areas-tooltip span {
  display: block;
  color: rgba(255, 255, 255, 0.55);
  font-size: 0.72rem;
  line-height: 1.35;
  max-width: 180px;
  white-space: normal;
}

/* ==========================================================================
   CONTACT
   ========================================================================== */
.contact {
  padding: clamp(5rem, 10vw, 8rem) 0;
  background: var(--white);
}

.contact__layout {
  display: grid;
  grid-template-columns: 1fr 1.1fr;
  gap: clamp(2rem, 5vw, 4rem);
  align-items: start;
}

.contact__info { padding-top: 0.5rem; }

.contact__list {
  margin-top: 2.5rem;
  border-top: var(--hairline);
}

.contact__list-item {
  display: flex;
  justify-content: space-between;
  align-items: center;
  padding: 1.25rem 0;
  border-bottom: var(--hairline);
  font-size: 0.85rem;
}

.contact__list-item span:first-child {
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--muted);
}

.contact__list-item a {
  color: var(--navy);
  transition: color 0.3s;
}

.contact__list-item a:hover { color: var(--gold); }

.contact__form-panel {
  padding: clamp(2rem, 4vw, 3rem);
  border: var(--hairline);
  background: var(--cream);
  position: relative;
}

.contact__form-panel::before {
  content: "";
  position: absolute;
  top: -1px;
  left: 2rem;
  right: 2rem;
  height: 2px;
  background: linear-gradient(90deg, transparent, var(--gold), transparent);
}

.contact__form { margin-top: 0; }

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1.25rem;
  margin-bottom: 1.25rem;
}

.form-group {
  display: flex;
  flex-direction: column;
  gap: 0.5rem;
}

.form-group label {
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--slate);
}

.form-group input,
.form-group textarea {
  display: block;
  width: 100%;
  min-height: 48px;
  padding: 0.85rem 1rem;
  border: 1px solid rgba(22, 58, 95, 0.24) !important;
  border-radius: 4px;
  background: #fff !important;
  color: var(--text);
  box-shadow: none;
  transition: border-color 0.35s, box-shadow 0.35s var(--ease-out);
}

.form-group input:focus,
.form-group textarea:focus {
  outline: none;
  border-color: var(--gold) !important;
  box-shadow: 0 0 0 3px rgba(201, 168, 76, 0.18);
}

.form-group textarea { min-height: 120px; resize: vertical; padding-top: 0.85rem; }
.form-group--full { grid-column: 1 / -1; }

/* Contact page — common 18px body/UI text */
body.page-id-10409 .page-hero__line,
body.page-id-10409 .anr-el-hero__subtitle,
body.page-id-10409 .prose p,
body.page-id-10409 .section-subtitle,
body.page-id-10409 .contact__box .section-subtitle,
body.page-id-10409 .form-group input,
body.page-id-10409 .form-group textarea,
body.page-id-10409 .contact__form-wrapper .wpcf7-form-control:not(.wpcf7-submit),
body.elementor-page-10409 .page-hero__line,
body.elementor-page-10409 .anr-el-hero__subtitle,
body.elementor-page-10409 .prose p,
body.elementor-page-10409 .section-subtitle,
body.elementor-page-10409 .contact__box .section-subtitle,
body.elementor-page-10409 .form-group input,
body.elementor-page-10409 .form-group textarea,
body.elementor-page-10409 .contact__form-wrapper .wpcf7-form-control:not(.wpcf7-submit) {
  font-size: 18px;
}

body.page-id-10409 .form-group label,
body.page-id-10409 .contact__form-wrapper .wpcf7 form .form-group label,
body.elementor-page-10409 .form-group label,
body.elementor-page-10409 .contact__form-wrapper .wpcf7 form .form-group label {
  font-size: 0.8rem;
}

/* ==========================================================================
   PORTFOLIO
   ========================================================================== */
.portfolio {
  padding: clamp(5rem, 10vw, 8rem) 0;
  background: var(--cream);
  overflow: hidden;
}

.portfolio__header {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  margin-bottom: 3rem;
  gap: 2rem;
}

.portfolio__controls { display: flex; gap: 0; border: var(--hairline); }

.portfolio__btn {
  width: 52px;
  height: 52px;
  display: flex;
  align-items: center;
  justify-content: center;
  background: transparent;
  color: var(--navy);
  border: none;
  border-right: var(--hairline);
  cursor: pointer;
  font-size: 1.1rem;
  transition: all 0.35s var(--ease-out);
}

.portfolio__btn:last-child { border-right: none; }

.portfolio__btn:hover {
  background: var(--navy);
  color: var(--gold);
}

.portfolio__track-wrapper {
  overflow: hidden;
  margin: 0 calc(-1 * clamp(1.25rem, 4vw, 2.5rem));
  padding: 0 clamp(1.25rem, 4vw, 2.5rem);
}

.portfolio__track {
  display: flex;
  gap: 1.5rem;
  transition: transform 0.7s var(--ease-out);
  cursor: grab;
}

.portfolio__track.is-dragging {
  transition: none;
  cursor: grabbing;
}

.sold-card {
  flex: 0 0 clamp(280px, 32vw, 380px);
  position: relative;
  background: var(--white);
  border: var(--hairline);
  overflow: hidden;
  transition: transform 0.5s var(--ease-out), box-shadow 0.5s;
}

.sold-card:hover {
  transform: translateY(-6px);
  box-shadow: 0 24px 60px rgba(22, 58, 95, 0.12);
}

.sold-card__media {
  position: relative;
  height: 240px;
  overflow: hidden;
  background: var(--cream-dark);
}

.sold-card__poster,
.sold-card__video {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.8s var(--ease-out);
}

.sold-card__poster {
  z-index: 2;
  opacity: 1;
}

.sold-card__video {
  display: none;
}

.sold-card:hover .sold-card__poster {
  transform: scale(1.04);
}

.sold-card:not(:hover) .sold-card__poster {
  animation: kenBurns 12s var(--ease-out) infinite alternate;
}

.sold-card__media::after {
  content: "SOLD";
  position: absolute;
  top: 1rem;
  left: 1rem;
  z-index: 3;
  padding: 0.35rem 0.75rem;
  font-size: 0.6rem;
  font-weight: 700;
  letter-spacing: 0.2em;
  background: var(--navy);
  color: var(--gold);
  border: var(--hairline);
}

@keyframes kenBurns {
  from { transform: scale(1); }
  to { transform: scale(1.08); }
}

.sold-card__image {
  height: 220px;
  background-size: cover;
  background-position: center;
  position: relative;
  overflow: hidden;
}

.sold-card__body { padding: 1.5rem; }

.sold-card__address {
  font-family: var(--font-display);
  font-size: 1.15rem;
  color: var(--navy);
  margin-bottom: 1rem;
  line-height: 1.3;
}

.sold-card__meta {
  display: flex;
  justify-content: space-between;
  align-items: center;
  padding-top: 1rem;
  border-top: var(--hairline);
}

.sold-card__price {
  font-family: var(--font-display);
  font-size: 1.35rem;
  font-weight: 600;
  color: var(--gold);
}

.sold-card__dom {
  font-size: 0.62rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--muted);
}

.sold-card--text {
  display: flex;
  align-items: stretch;
  min-height: 140px;
}

.sold-card--text .sold-card__body {
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  width: 100%;
  padding: 1.75rem;
}

.sold-card--text .sold-card__address {
  margin-bottom: 1.25rem;
}

.portfolio__dots {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 0.55rem;
  margin-top: 2rem;
}

.portfolio__dot {
  width: 10px;
  height: 10px;
  padding: 0;
  border: 1px solid var(--navy);
  border-radius: 50%;
  background: transparent;
  cursor: pointer;
  transition: background 0.25s var(--ease-out), transform 0.25s var(--ease-out), border-color 0.25s;
}

.portfolio__dot:hover {
  transform: scale(1.15);
  border-color: var(--gold);
}

.portfolio__dot.is-active {
  background: var(--gold);
  border-color: var(--gold);
}

/* ==========================================================================
   FOOTER
   ========================================================================== */
/* Undo Hello Elementor parent-theme cap (max-width:1140px + margin-inline:auto)
   that collapses the fixed header/footer into a centered 1140px box on inner pages.
   ANR layout is full-bleed; .container handles the inner max-width. */
body.anr-site .site-header:not(.dynamic-header),
body.anr-site .site-footer:not(.dynamic-footer),
body.anr-site .site-header.header-full-width,
body.anr-site .site-footer.footer-full-width,
body.anr-site .site-header .header-inner,
body.anr-site .site-footer .footer-inner,
body.anr-site .site-main {
  max-width: none !important;
  width: 100% !important;
  margin-left: 0 !important;
  margin-right: 0 !important;
  margin-inline: 0 !important;
  padding-inline: 0;
}

body.anr-site .site-header:not(.dynamic-header),
body.anr-site .site-header.header-full-width {
  left: 0;
  right: 0;
}

body.anr-site .site-footer,
body.anr-site .site-footer.footer-full-width,
body.anr-site footer.site-footer {
  background: var(--navy-mid, #255a8a) !important;
  border-top: 1px solid rgba(201, 168, 76, 0.35);
}

.site-footer {
  background: var(--navy-mid);
  color: rgba(255, 255, 255, 0.6);
  padding: clamp(4rem, 8vw, 6rem) 0 2rem;
  border-top: 1px solid rgba(201, 168, 76, 0.35);
  box-shadow: inset 0 1px 0 rgba(255, 255, 255, 0.04);
}

.site-footer__top {
  display: grid;
  grid-template-columns: auto 1fr;
  gap: 3rem;
  align-items: start;
  padding-bottom: 3rem;
  border-bottom: var(--hairline-dark);
  margin-bottom: 2.5rem;
}

.site-footer__logos {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
  align-items: center;
}

.site-footer__logos img {
  display: block;
  width: auto;
  height: 56px;
  object-fit: contain;
}

.site-footer__logos img:first-child,
.site-footer__brand-logo {
  height: 48px;
}

.site-footer__brand-link {
  display: inline-flex;
  align-items: center;
  line-height: 0;
}

.site-footer__tagline {
  font-family: var(--font-display);
  font-size: 1.35rem;
  font-style: italic;
  color: rgba(255, 255, 255, 0.35);
  max-width: 28ch;
  line-height: 1.4;
}

.site-footer__badges {
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 1.25rem;
  margin-bottom: 2.5rem;
}

.site-footer__compliance {
  font-size: 0.8rem;
  line-height: 1.75;
  max-width: 640px;
  text-align: center;
  color: rgba(255, 255, 255, 0.4);
}

.site-footer__social {
  display: flex;
  flex-wrap: wrap;
  justify-content: center;
  gap: 0;
  margin-bottom: 2.5rem;
  border: var(--hairline-dark);
}

.site-footer__social a {
  padding: 0.85rem 1.25rem;
  font-size: 0.68rem;
  font-weight: 500;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.5);
  border-right: var(--hairline-dark);
  transition: all 0.35s var(--ease-out);
}

.site-footer__social a:last-child { border-right: none; }

.site-footer__social a:hover {
  color: var(--gold);
  background: var(--gold-faint);
}

.site-footer__social .divider { display: none; }

.site-footer__cta {
  display: flex;
  justify-content: center;
  margin: 0 0 clamp(1.75rem, 4vw, 2.5rem);
}

.site-footer__cta-btn {
  min-width: 220px;
}

.site-footer__logo-wrap .custom-logo-link {
  display: inline-block;
}

.site-footer__logo-wrap .custom-logo {
  height: 52px;
  width: auto;
  opacity: 0.9;
}

.site-footer__copyright {
  text-align: center;
  font-size: 0.68rem;
  letter-spacing: 0.08em;
  color: rgba(255, 255, 255, 0.25);
}

/* ==========================================================================
   INNER PAGES
   ========================================================================== */
.page-hero {
  background-color: var(--navy);
  background-image: url("../images/page-hero-banner.jpg");
  background-size: cover;
  background-position: right center;
  background-repeat: no-repeat;
  padding: calc(var(--header-h) + 4rem) 0 4rem;
  position: relative;
  overflow: hidden;
}

.page-hero__bg {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: right center;
  z-index: 0;
  pointer-events: none;
}

.page-hero.page-hero--has-bg-img,
.page-hero:has(.page-hero__bg) {
  background-image: none;
}

.page-hero::before {
  content: "";
  position: absolute;
  inset: 0;
  z-index: 1;
  background: linear-gradient(
    90deg,
    rgba(22, 58, 95, 0.92) 0%,
    rgba(22, 58, 95, 0.72) 38%,
    rgba(22, 58, 95, 0.28) 68%,
    rgba(22, 58, 95, 0.08) 100%
  );
  pointer-events: none;
}

.page-hero::after {
  content: "";
  position: absolute;
  bottom: 0;
  left: 0;
  right: 0;
  height: 1px;
  background: linear-gradient(90deg, transparent, var(--gold-dim), transparent);
}

.page-hero > .container {
  position: relative;
  z-index: 2;
}

.page-hero__title {
  font-family: var(--font-display);
  font-size: clamp(2.5rem, 5vw, 4rem);
  font-weight: 500;
  color: var(--white);
  margin-bottom: 1rem;
  letter-spacing: -0.02em;
}

.page-hero__subtitle {
  font-size: 1.05rem;
  font-weight: 300;
  color: rgba(255, 255, 255, 0.55);
  max-width: 52ch;
  line-height: 1.75;
}

.page-hero__subtitle br {
  display: block;
  content: "";
  margin-top: 0.35rem;
}

/* Two-line banner subtitle: gold tagline + muted description */
.page-hero__subtitle .page-hero__tagline,
.page-hero__subtitle .page-hero__line {
  display: block;
}

.page-hero__subtitle .page-hero__tagline {
  font-family: var(--font-display);
  font-size: 1.35rem;
  font-style: italic;
  font-weight: 500;
  color: var(--gold-light);
  letter-spacing: 0.01em;
  margin-bottom: 0.4rem;
}

.page-hero__subtitle .page-hero__line {
  margin-top: 0.35rem;
}

.page-hero__with-brand {
  display: grid;
  grid-template-columns: auto 1fr;
  gap: clamp(1.25rem, 3vw, 2.5rem);
  align-items: center;
}

.page-hero__brand img {
  width: clamp(180px, 28vw, 280px);
  height: auto;
  filter: drop-shadow(0 4px 18px rgba(0, 0, 0, 0.25));
}

.cta-banner__actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.85rem;
  justify-content: center;
}

/* Mortgage content — logo left, paragraph right (below banner only) */
.anr-loan-intro__grid {
  display: grid;
  grid-template-columns: auto minmax(0, 1fr);
  gap: clamp(1.5rem, 3vw, 2.75rem);
  align-items: center;
  max-width: 720px;
  width: 100%;
  margin: 0 auto 2.75rem;
}

.anr-loan-intro__logo {
  flex-shrink: 0;
}

.anr-loan-intro__logo img {
  width: 160px;
  max-width: 160px;
  height: auto;
  display: block;
}

.anr-loan-intro__copy {
  min-width: 0;
}

.anr-loan-intro__text {
  margin: 0;
  color: var(--muted);
  line-height: 1.85;
  font-size: 1.05rem;
  max-width: none;
}

@media (max-width: 800px) {
  .anr-loan-intro__grid {
    grid-template-columns: 1fr;
    text-align: center;
  }

  .anr-loan-intro__logo img {
    width: 140px;
    max-width: 140px;
    margin: 0 auto;
  }
}

/* Mortgage — Ensure Home Loans extras */
.anr-loan-benefits {
  display: grid;
  grid-template-columns: repeat(5, minmax(0, 1fr));
  gap: 0.75rem;
  margin: 2.75rem auto 0;
  max-width: 720px;
  width: 100%;
  padding: 0.75rem;
  background: linear-gradient(135deg, #f5f0ff 0%, #fbf9ff 100%);
  border: 1px solid rgba(45, 0, 108, 0.18);
  border-radius: 20px;
  box-shadow: 0 18px 45px rgba(45, 0, 108, 0.1);
}

.anr-loan-benefits__item {
  position: relative;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  text-align: center;
  gap: 0.85rem;
  min-height: 148px;
  padding: 1.15rem 0.65rem;
  overflow: hidden;
  background: var(--white);
  border: 1px solid rgba(45, 0, 108, 0.1);
  border-radius: 14px;
  box-shadow: 0 7px 20px rgba(45, 0, 108, 0.07);
  transition: transform 0.3s var(--ease-out), border-color 0.3s, box-shadow 0.3s;
}

.anr-loan-benefits__item::before {
  content: "";
  position: absolute;
  inset: 0 0 auto;
  height: 3px;
  background: linear-gradient(90deg, #6d36b5, #2d006c);
}

.anr-loan-benefits__item:hover {
  transform: translateY(-4px);
  border-color: rgba(45, 0, 108, 0.3);
  box-shadow: 0 14px 28px rgba(45, 0, 108, 0.16);
}

.anr-loan-benefits__item strong {
  font-size: 0.82rem;
  font-weight: 700;
  color: #2d1746;
  line-height: 1.35;
}

.anr-loan-benefits__icon {
  width: 58px;
  height: 58px;
  border-radius: 16px;
  background: linear-gradient(145deg, #6330a8, #2d006c);
  display: grid;
  place-items: center;
  box-shadow: 0 10px 22px rgba(45, 0, 108, 0.28);
}

.anr-loan-benefits__icon::before {
  content: "";
  width: 28px;
  height: 28px;
  background: center / contain no-repeat;
  filter: brightness(0) invert(1);
}

.anr-loan-benefits__icon--search::before {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='white' stroke-width='2'%3E%3Ccircle cx='11' cy='11' r='7'/%3E%3Cpath d='M20 20l-3.5-3.5'/%3E%3Crect x='7' y='8' width='8' height='6' rx='1'/%3E%3C/svg%3E");
}

.anr-loan-benefits__icon--rates::before {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='white' stroke-width='2'%3E%3Cpath d='M6 18V10M12 18V6M18 18v-4'/%3E%3Cpath d='M4 20h16'/%3E%3C/svg%3E");
}

.anr-loan-benefits__icon--people::before {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='white' stroke-width='2'%3E%3Ccircle cx='12' cy='8' r='3'/%3E%3Cpath d='M4 20c1.5-3 4-5 8-5s6.5 2 8 5'/%3E%3Ccircle cx='5' cy='10' r='2'/%3E%3Ccircle cx='19' cy='10' r='2'/%3E%3C/svg%3E");
}

.anr-loan-benefits__icon--clock::before {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='white' stroke-width='2'%3E%3Ccircle cx='12' cy='12' r='8'/%3E%3Cpath d='M12 8v5l3 2'/%3E%3Cpath d='M16.5 17.5l2 2'/%3E%3C/svg%3E");
}

.anr-loan-benefits__icon--dollar::before {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='white' stroke-width='2'%3E%3Cpath d='M12 3v18'/%3E%3Cpath d='M16 8c0-2-1.8-3.5-4-3.5S8 6 8 8s1.8 3 4 3.5 4 1.5 4 3.5-1.8 3.5-4 3.5S8 16.5 8 15'/%3E%3C/svg%3E");
}

@media (max-width: 800px) {
  .anr-loan-benefits {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }
}

@media (max-width: 480px) {
  .anr-loan-benefits {
    grid-template-columns: 1fr;
  }

  .anr-loan-benefits__item {
    min-height: 132px;
  }
}

.anr-loan-journey {
  background: var(--cream);
  padding: clamp(3rem, 6vw, 4.5rem) 0;
}

.anr-loan-programs {
  padding-top: clamp(3.5rem, 7vw, 5.5rem) !important;
  padding-bottom: clamp(3.5rem, 7vw, 5.5rem) !important;
}

.anr-loan-programs .prose > h2:first-child {
  margin-top: 0;
}

.anr-loan-programs .feature-card__icon {
  width: 52px;
  height: 52px;
  border-radius: 50%;
  background: rgba(201, 168, 76, 0.14);
  border: 1px solid rgba(201, 168, 76, 0.35);
  display: grid;
  place-items: center;
  margin-bottom: 1rem;
}

.anr-loan-programs .feature-card__icon::before {
  content: "";
  width: 24px;
  height: 24px;
  background: center / contain no-repeat;
}

.anr-loan-programs .feature-card__icon--conventional::before {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%231a2744' stroke-width='2'%3E%3Cpath d='M4 10.5L12 4l8 6.5V20a1 1 0 0 1-1 1h-5v-6H10v6H5a1 1 0 0 1-1-1v-9.5z'/%3E%3C/svg%3E");
}

.anr-loan-programs .feature-card__icon--fha::before {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%231a2744' stroke-width='2'%3E%3Ccircle cx='8' cy='15' r='4'/%3E%3Cpath d='M12 15h8M16 11v8'/%3E%3Cpath d='M18 9l-2 2-1.5-1.5'/%3E%3C/svg%3E");
}

.anr-loan-programs .feature-card__icon--va::before {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%231a2744' stroke-width='2'%3E%3Cpath d='M12 3l2.2 4.5 5 .7-3.6 3.5.9 5-4.5-2.4-4.5 2.4.9-5L4.8 8.2l5-.7L12 3z'/%3E%3C/svg%3E");
}

.anr-loan-programs .feature-card__icon--jumbo::before {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%231a2744' stroke-width='2'%3E%3Cpath d='M6 20V8l6-4 6 4v12'/%3E%3Cpath d='M6 12h12M10 12v8M14 12v8M10 8h4'/%3E%3C/svg%3E");
}

.anr-loan-programs .feature-card__icon--refinance::before {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%231a2744' stroke-width='2'%3E%3Cpath d='M4 12a8 8 0 0 1 13.5-5.7L20 8'/%3E%3Cpath d='M20 8v-4h-4'/%3E%3Cpath d='M20 12a8 8 0 0 1-13.5 5.7L4 16'/%3E%3Cpath d='M4 16v4h4'/%3E%3C/svg%3E");
}

.anr-loan-programs .feature-card__icon--investment::before {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%231a2744' stroke-width='2'%3E%3Cpath d='M4 20V10l4-2 4 2v10'/%3E%3Cpath d='M12 20V6l4-2 4 2v14'/%3E%3Cpath d='M8 14h2M16 10h2'/%3E%3C/svg%3E");
}

.anr-loan-journey__box {
  max-width: 720px;
  width: 100%;
  margin: 0 auto;
  background: var(--white);
  border: var(--hairline);
  padding: clamp(2rem, 4vw, 2.75rem);
}

.anr-loan-journey__title {
  font-family: var(--font-display);
  font-size: clamp(1.75rem, 3vw, 2.1rem);
  font-weight: 500;
  color: var(--navy);
  margin: 0 0 2rem;
  text-align: center;
  position: relative;
  padding-bottom: 0.95rem;
}

.anr-loan-journey__title::after {
  content: "";
  position: absolute;
  left: 50%;
  bottom: 0;
  transform: translateX(-50%);
  width: 56px;
  height: 2px;
  background: var(--gold);
}

.anr-loan-journey__timeline {
  list-style: none;
  margin: 0;
  padding: 0;
  position: relative;
}

.anr-loan-journey__timeline::before {
  content: "";
  position: absolute;
  top: 1.35rem;
  bottom: 1.35rem;
  left: 50%;
  width: 2px;
  transform: translateX(-50%);
  background: linear-gradient(
    180deg,
    rgba(201, 168, 76, 0.85),
    rgba(201, 168, 76, 0.35) 50%,
    rgba(201, 168, 76, 0.12)
  );
}

.anr-loan-journey__step {
  position: relative;
  display: grid;
  grid-template-columns: minmax(0, 1fr) 3.1rem minmax(0, 1fr);
  column-gap: 1.4rem;
  align-items: start;
  padding-bottom: 2rem;
}

.anr-loan-journey__step:last-child {
  padding-bottom: 0;
}

.anr-loan-journey__marker {
  position: relative;
  z-index: 1;
  grid-column: 2;
  grid-row: 1;
  width: 3.1rem;
  height: 3.1rem;
  border-radius: 50%;
  display: grid;
  place-items: center;
  background: var(--navy);
  color: var(--gold-light);
  font-family: var(--font-body);
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.06em;
  border: 1px solid rgba(201, 168, 76, 0.55);
  box-shadow:
    0 0 0 6px var(--white),
    0 8px 20px rgba(22, 58, 95, 0.12);
}

.anr-loan-journey__content {
  position: relative;
  grid-row: 1;
  background: rgba(248, 246, 241, 0.96);
  border: 1px solid rgba(22, 58, 95, 0.08);
  border-radius: 12px;
  padding: 1rem 1.15rem 1.1rem;
  min-height: 3.1rem;
  box-shadow: 0 8px 22px rgba(22, 58, 95, 0.06);
}

.anr-loan-journey__step:nth-child(odd) .anr-loan-journey__content {
  grid-column: 1;
  text-align: right;
}

.anr-loan-journey__step:nth-child(even) .anr-loan-journey__content {
  grid-column: 3;
  text-align: left;
}

.anr-loan-journey__content::after {
  content: "";
  position: absolute;
  top: 1.5rem;
  width: 1.4rem;
  height: 1px;
  background: rgba(201, 168, 76, 0.6);
}

.anr-loan-journey__step:nth-child(odd) .anr-loan-journey__content::after {
  right: -1.4rem;
}

.anr-loan-journey__step:nth-child(even) .anr-loan-journey__content::after {
  left: -1.4rem;
}

.anr-loan-journey__step-title {
  margin: 0 0 0.4rem;
  font-family: var(--font-display);
  font-size: 1.15rem;
  font-weight: 500;
  color: var(--navy);
  letter-spacing: -0.01em;
}

.anr-loan-journey__content p {
  margin: 0;
  color: var(--muted);
  line-height: 1.7;
  font-size: 0.94rem;
}

@media (max-width: 680px) {
  .anr-loan-journey__timeline::before {
    left: 1.25rem;
    width: 1px;
    transform: none;
  }

  .anr-loan-journey__step {
    grid-template-columns: 2.5rem 1fr;
    column-gap: 0.85rem;
    padding-bottom: 1.5rem;
  }

  .anr-loan-journey__marker {
    grid-column: 1;
    width: 2.5rem;
    height: 2.5rem;
    font-size: 0.68rem;
    box-shadow:
      0 0 0 5px var(--white),
      0 6px 14px rgba(22, 58, 95, 0.12);
  }

  .anr-loan-journey__step:nth-child(odd) .anr-loan-journey__content,
  .anr-loan-journey__step:nth-child(even) .anr-loan-journey__content {
    grid-column: 2;
    text-align: left;
  }

  .anr-loan-journey__content::after {
    display: none;
  }
}

.anr-loan-apply {
  background: var(--white);
  padding: clamp(4rem, 8vw, 6rem) 0;
  border-top: 1px solid rgba(22, 58, 95, 0.06);
}

.anr-loan-apply--top {
  max-width: 720px;
  width: 100%;
  margin: 2.75rem auto 0;
  padding: 0;
  border-top: 0;
  background: transparent;
}

.anr-loan-apply__panel {
  display: grid;
  grid-template-columns: minmax(0, 1.15fr) minmax(220px, 0.85fr);
  gap: 0;
  overflow: hidden;
  border-radius: 18px;
  border: 1px solid rgba(45, 0, 108, 0.14);
  background: #fff;
  box-shadow: 0 18px 40px rgba(45, 0, 108, 0.08);
}

.anr-loan-apply__copy {
  padding: clamp(1.5rem, 3vw, 2rem);
  background: linear-gradient(160deg, #f7f3ff 0%, #ffffff 55%);
}

.anr-loan-apply__eyebrow {
  margin: 0 0 0.45rem;
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: #2d006c;
}

.anr-loan-apply__copy h2 {
  margin: 0 0 0.65rem;
  font-family: var(--font-display);
  font-size: clamp(1.7rem, 3vw, 2.1rem);
  font-weight: 500;
  color: #2d006c;
  letter-spacing: -0.02em;
}

.anr-loan-apply__lead {
  margin: 0 0 1.25rem;
  color: var(--muted);
  line-height: 1.7;
  font-size: 0.98rem;
  max-width: 34ch;
}

.anr-loan-apply__cta {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 2.85rem;
  padding: 0.85rem 1.4rem;
  border-radius: 999px;
  background: linear-gradient(135deg, #4a1a8c, #2d006c);
  color: #fff !important;
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  text-decoration: none !important;
  box-shadow: 0 10px 24px rgba(45, 0, 108, 0.28);
  transition: transform 0.25s ease, box-shadow 0.25s ease;
}

.anr-loan-apply__cta:hover {
  transform: translateY(-2px);
  box-shadow: 0 14px 28px rgba(45, 0, 108, 0.34);
  color: #fff !important;
}

.anr-loan-apply__meta {
  margin-top: 1.25rem;
  padding-top: 1rem;
  border-top: 1px solid rgba(45, 0, 108, 0.1);
}

.anr-loan-apply__register {
  color: #1a5fb4;
  text-decoration: underline;
  font-weight: 700;
}

.anr-loan-apply__card {
  margin-top: 1.15rem;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1rem;
  padding: 1rem 1.15rem;
  background: #ececec;
  border-radius: 10px;
  max-width: 320px;
}

.anr-loan-apply__card strong {
  font-size: 1.15rem;
  color: var(--navy);
}

.anr-loan-apply__card img {
  width: 120px;
  height: 120px;
  background: #fff;
  padding: 6px;
}

.anr-loan-apply__nmls {
  margin: 0 0 0.35rem;
  color: #2d1746;
  font-size: 0.92rem;
}

.anr-loan-apply__email {
  margin: 0;
}

.anr-loan-apply__email a {
  color: #2d006c;
  font-weight: 700;
  text-decoration: none;
}

.anr-loan-apply__email a:hover {
  text-decoration: underline;
}

.anr-loan-apply__qr {
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: 0.85rem;
  padding: clamp(1.5rem, 3vw, 2rem) 1.25rem;
  background: linear-gradient(165deg, #2d006c 0%, #1a0044 100%);
  color: #fff;
  text-align: center;
}

.anr-loan-apply__qr-title {
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--gold-light, #e2c878);
}

.anr-loan-apply__qr-frame {
  width: 148px;
  height: 148px;
  padding: 10px;
  border-radius: 16px;
  background: #fff;
  box-shadow: 0 12px 28px rgba(0, 0, 0, 0.22);
}

.anr-loan-apply__qr-frame img {
  width: 100%;
  height: 100%;
  display: block;
  object-fit: contain;
}

.anr-loan-apply__qr-hint {
  font-size: 0.78rem;
  line-height: 1.4;
  color: rgba(255, 255, 255, 0.7);
}

@media (max-width: 680px) {
  .anr-loan-apply__panel {
    grid-template-columns: 1fr;
  }

  .anr-loan-apply__lead {
    max-width: none;
  }
}

.anr-loan-states-section {
  background: var(--white);
  padding: clamp(2rem, 5vw, 3.5rem) 0;
  border-top: 0;
}

.anr-loan-states-section .anr-loan-states,
.anr-loan-states--card {
  max-width: 720px;
  width: 100%;
  margin: 2.75rem auto 0;
}

.anr-loan-apply__grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: clamp(1.5rem, 4vw, 2.75rem);
  align-items: start;
  max-width: 720px;
  width: 100%;
  margin: 0 auto;
}

.anr-loan-states {
  border: 1px solid rgba(22, 58, 95, 0.1);
  border-radius: 14px;
  padding: clamp(1.25rem, 3vw, 1.75rem);
  background: #fff;
}

.anr-loan-states h3 {
  margin: 0 0 0.4rem;
  color: #8b3a12;
  font-size: 1.25rem;
}

.anr-loan-states > p {
  margin: 0 0 1rem;
  color: var(--muted);
  font-size: 0.92rem;
}

.anr-loan-states__grid {
  display: grid;
  grid-template-columns: repeat(10, minmax(0, 1fr));
  gap: 0.45rem;
}

.anr-loan-states__grid span {
  display: grid;
  place-items: center;
  min-height: 2.1rem;
  background: #f3eee4;
  color: #5c3a22;
  font-size: 0.78rem;
  font-weight: 700;
  border-radius: 6px;
}

.anr-loan-states__badges {
  display: none;
}

@media (max-width: 900px) {
  .page-hero__with-brand,
  .anr-loan-apply__grid {
    grid-template-columns: 1fr;
  }

  .anr-loan-benefits {
    grid-template-columns: repeat(3, minmax(0, 1fr));
  }

  .anr-loan-states__grid {
    grid-template-columns: repeat(5, minmax(0, 1fr));
  }
}

@media (max-width: 560px) {
  .anr-loan-benefits {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .anr-loan-states__grid {
    grid-template-columns: repeat(4, minmax(0, 1fr));
  }
}

.page-content { padding: clamp(4rem, 8vw, 6rem) 0; background: var(--cream); }

.prose { max-width: 720px; margin: 0 auto; }
.prose h2 { font-family: var(--font-display); font-size: 1.85rem; margin: 2.5rem 0 1rem; color: var(--navy); }
.prose h3 { font-size: 18px; margin: 1.75rem 0 0.65rem; color: var(--slate); letter-spacing: 0.04em; }
.prose p { color: var(--muted); margin-bottom: 1.25rem; line-height: 1.85; font-size: 18px; }
.prose ul { list-style: none; margin-bottom: 1.5rem; }
.prose li { position: relative; padding-left: 1.25rem; margin-bottom: 0.65rem; color: var(--muted); font-size: 18px; }
.prose li::before { content: "—"; position: absolute; left: 0; color: var(--gold); }
.prose strong { color: var(--navy); }

.process-steps { display: grid; gap: 0; border: var(--hairline); margin: 2.5rem 0; }

.process-step {
  display: grid;
  grid-template-columns: 72px 1fr;
  gap: 1.5rem;
  padding: 1.75rem 2rem;
  background: var(--white);
  border-bottom: var(--hairline);
  transition: background 0.4s, padding-left 0.4s var(--ease-out);
}

.process-step:last-child { border-bottom: none; }
.process-step:hover { background: var(--cream); padding-left: 2.25rem; }

.process-step__number {
  font-family: var(--font-display);
  font-size: 2rem;
  font-weight: 500;
  color: var(--gold);
  line-height: 1;
  opacity: 0.6;
  transition: opacity 0.3s;
}

.process-step:hover .process-step__number { opacity: 1; }

.process-step__title {
  font-family: var(--font-display);
  font-size: 1.2rem;
  color: var(--navy);
  margin-bottom: 0.35rem;
}

.process-step__text { font-size: 0.92rem; color: var(--muted); line-height: 1.7; }

.feature-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  background: rgba(201, 168, 76, 0.2);
  border: var(--hairline);
  margin: 2.5rem 0;
}

.feature-card {
  padding: 1.75rem;
  background: var(--white);
  transition: background 0.4s;
}

.feature-card:hover { background: var(--cream); }

.feature-card__title { font-size: 18px; color: var(--navy); margin-bottom: 0.5rem; font-weight: 600; letter-spacing: 0.04em; }
.feature-card__text { font-size: 18px; color: var(--muted); line-height: 1.65; }

.cta-banner {
  background: var(--cream);
  padding: clamp(3rem, 6vw, 5rem) 0;
  text-align: center;
  position: relative;
}

.cta-banner::before {
  display: none;
}

.cta-banner > .container,
.cta-banner__panel {
  position: relative;
  max-width: min(920px, calc(100% - 2.5rem));
  margin-left: auto;
  margin-right: auto;
  padding: clamp(2.5rem, 5vw, 3.75rem) clamp(1.5rem, 4vw, 3rem);
  background: var(--navy);
  border-radius: 24px;
  box-shadow: 0 20px 48px rgba(22, 58, 95, 0.16);
}

.cta-banner__title {
  font-family: var(--font-display);
  font-size: clamp(1.75rem, 3.5vw, 2.75rem);
  color: var(--white);
  margin-bottom: 1rem;
  position: relative;
}

.cta-banner__text {
  color: rgba(255, 255, 255, 0.72);
  max-width: 48ch;
  margin: 0 auto 2rem;
  position: relative;
  line-height: 1.7;
}

.cta-banner .btn--primary {
  position: relative;
  background: var(--gold);
  color: var(--navy);
  border-color: var(--gold);
}

.cta-banner .btn--ghost {
  color: var(--white);
  border-color: rgba(255, 255, 255, 0.4);
}

.rebate-highlight {
  display: flex;
  align-items: center;
  gap: clamp(1.75rem, 4vw, 3rem);
  padding: clamp(2rem, 4vw, 3rem) clamp(2rem, 5vw, 3.5rem);
  border: var(--hairline);
  background: var(--white);
  margin: 2.5rem 0;
  width: 100%;
  max-width: min(1100px, 100%);
  box-sizing: border-box;
}

.prose .rebate-highlight {
  width: min(1100px, 100vw - 2.5rem);
  max-width: none;
  margin-left: 50%;
  transform: translateX(-50%);
}

.rebate-highlight__amount {
  font-family: var(--font-display);
  font-size: clamp(2.5rem, 5vw, 3.5rem);
  font-weight: 500;
  color: var(--gold);
  white-space: nowrap;
  line-height: 1;
}

.rebate-highlight__visual {
  flex: 0 0 clamp(10rem, 22vw, 15rem);
  display: flex;
  align-items: center;
  justify-content: center;
}

.rebate-highlight__icon {
  display: block;
  width: 100%;
  max-width: 15rem;
  height: auto;
  object-fit: contain;
  border-radius: 10px;
}

.rebate-highlight__text {
  flex: 1 1 auto;
  color: var(--text);
  font-size: 18px;
  line-height: 1.75;
  margin: 0;
}

.rebate-examples {
  display: grid;
  gap: 1rem;
  margin: 1.25rem 0 2rem;
}

.rebate-examples__item {
  font-size: 18px !important;
  line-height: 1.7 !important;
  color: var(--text) !important;
  margin: 0 !important;
  padding: 1.15rem 1.35rem;
  border: var(--hairline);
  background: var(--white);
}

/* Key benefits card (ANR Page Content widget) */
.anr-benefits {
  padding: 2.25rem clamp(1.5rem, 4vw, 2.5rem);
  border: var(--hairline);
  background: var(--white);
  margin: 2rem 0;
  text-align: center;
}

.anr-benefits__title {
  font-family: var(--font-display);
  font-size: 1.85rem;
  font-weight: 500;
  color: var(--navy);
  margin: 0 0 1.5rem;
  position: relative;
  padding-bottom: 0.9rem;
}

.anr-benefits__title::after {
  content: "";
  position: absolute;
  bottom: 0;
  left: 50%;
  transform: translateX(-50%);
  width: 56px;
  height: 2px;
  background: var(--gold);
}

.anr-benefits__list {
  list-style: none;
  margin: 0 auto;
  padding: 0;
  max-width: 56ch;
}

.anr-benefits__list li {
  position: relative;
  padding: 0.4rem 0 0.4rem 1.75rem;
  color: var(--muted);
  line-height: 1.7;
  text-align: left;
}

.anr-benefits__list li::before {
  content: "\2713";
  position: absolute;
  left: 0;
  top: 0.4rem;
  color: var(--gold);
  font-weight: 700;
}

.valuation-box {
  padding: 2.5rem;
  border: var(--hairline);
  background: var(--white);
  margin: 2rem 0;
}

/* CF7 */
.contact__form-wrapper .wpcf7 { margin-top: 0; text-align: left; }
.contact__form-wrapper .wpcf7-form-control:not(.wpcf7-submit),
.contact__form .wpcf7-form-control:not(.wpcf7-submit),
.contact__box .wpcf7-form-control:not(.wpcf7-submit) {
  display: block;
  width: 100%;
  min-height: 48px;
  padding: 0.85rem 1rem !important;
  border: 1px solid rgba(22, 58, 95, 0.24) !important;
  border-radius: 4px;
  background: #fff !important;
  color: var(--text);
}
.contact__form-wrapper .wpcf7-form-control:focus,
.contact__form .wpcf7-form-control:focus,
.contact__box .wpcf7-form-control:focus {
  outline: none;
  border-color: var(--gold) !important;
  box-shadow: 0 0 0 3px rgba(201, 168, 76, 0.18);
}
.contact__form-wrapper textarea.wpcf7-form-control,
.contact__form textarea.wpcf7-form-control,
.contact__box textarea.wpcf7-form-control { min-height: 120px; }
.contact__form-wrapper .wpcf7-submit { width: 100%; margin-top: 1rem; }
.anr-hp {
  position: absolute !important;
  left: -9999px !important;
  width: 1px !important;
  height: 1px !important;
  overflow: hidden !important;
  opacity: 0 !important;
}
.contact__form-wrapper .wpcf7 form .form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.25rem; margin-bottom: 1.25rem; }
.contact__form-wrapper .wpcf7 form .form-group { display: flex; flex-direction: column; gap: 0.5rem; }
.contact__form-wrapper .wpcf7 form .form-group label { font-size: 0.65rem; font-weight: 600; letter-spacing: 0.16em; text-transform: uppercase; color: var(--slate); }
.contact__form-wrapper .wpcf7 form .form-group--full { grid-column: 1 / -1; }

/* ==========================================================================
   RESPONSIVE
   ========================================================================== */
@media (max-width: 1100px) {
  .areas__coverage { grid-template-columns: 1fr; }
  .areas__map-shell { min-height: 420px; }
  .areas__legend { order: 2; }
  .capabilities__header { grid-template-columns: 1fr; }
  .capabilities__ribbon { flex-direction: row; min-width: auto; width: 100%; }
  .capabilities__ribbon span { flex: 1; text-align: center; border-bottom: none; border-right: var(--hairline-dark); padding-left: 0.85rem !important; }
  .capabilities__ribbon span:last-child { border-right: none; }
  .capabilities__bento {
    grid-template-columns: repeat(2, 1fr);
    grid-template-rows: none;
  }

  .cap-card--lead { grid-column: 1 / 3; grid-row: auto; min-height: 300px; }
  .cap-card:nth-child(2),
  .cap-card:nth-child(3),
  .cap-card:nth-child(4),
  .cap-card:nth-child(5) { grid-column: auto; grid-row: auto; min-height: 240px; }
  .cap-card--accent { grid-column: 1 / 3; grid-row: auto; min-height: 220px; }
}

@media (max-width: 900px) {
  .hero__grid { grid-template-columns: 1fr; }
  .hero__aside { flex-direction: row; min-width: auto; }
  .hero__stat { flex: 1; border-bottom: none; border-right: var(--hairline-dark); }
  .hero__stat:last-child { border-right: none; }
  .about__shell { grid-template-columns: 1fr; max-width: 640px; margin: 0 auto; text-align: center; }
  .about__portrait { margin-bottom: 0.5rem; }
  .about__content { margin: 0 auto; }
  .about__quote { text-align: left; }
  .about__proof { text-align: left; }
  .about__actions { justify-content: center; }
  .contact__layout { grid-template-columns: 1fr; }
  .pillars__grid { grid-template-columns: 1fr; }
  .pillar-card:first-child { border-right: none; border-bottom: var(--hairline); }
  .site-footer__top { grid-template-columns: 1fr; }
  .anr-testimonials__grid { grid-template-columns: 1fr; }
  .anr-testimonial { min-height: 0; }
}

@media (max-width: 768px) {
  .site-header__contact { display: none; }
  .menu-toggle { display: flex; }

  .site-footer__logos {
    justify-content: center;
  }

  .site-footer__logos img {
    height: 48px;
  }

  .site-footer__logos img:first-child,
  .site-footer__brand-logo {
    height: 42px;
  }

  /* No backdrop-filter on mobile — keeps fixed nav from clipping */
  .site-header,
  .site-header.is-scrolled {
    backdrop-filter: none !important;
    -webkit-backdrop-filter: none !important;
  }

  body.nav-open {
    overflow: hidden;
  }

  body.nav-open .site-header {
    z-index: 10050;
    background: rgba(22, 58, 95, 0.98);
    border-bottom-color: rgba(201, 168, 76, 0.2);
  }

  body.nav-open .pin-spacer {
    z-index: 0 !important;
  }

  .site-nav {
    position: fixed;
    top: var(--header-h);
    left: 0;
    right: 0;
    bottom: 0;
    z-index: 10040;
    display: flex;
    flex-direction: column;
    align-items: stretch;
    background: rgba(22, 58, 95, 0.98);
    backdrop-filter: blur(20px);
    -webkit-backdrop-filter: blur(20px);
    padding: 1.25rem clamp(1.25rem, 4vw, 2rem) 2rem;
    gap: 0;
    transform: translateX(100%);
    transition: transform 0.45s var(--ease-out), visibility 0s linear 0.45s;
    overflow-x: hidden;
    overflow-y: auto;
    -webkit-overflow-scrolling: touch;
    visibility: hidden;
    pointer-events: none;
  }

  .site-nav.is-open {
    transform: translateX(0);
    visibility: visible;
    pointer-events: auto;
    transition: transform 0.45s var(--ease-out), visibility 0s;
  }

  .site-nav__item {
    flex-shrink: 0;
    border-bottom: 1px solid rgba(255, 255, 255, 0.08);
  }

  .site-nav__item:last-child {
    border-bottom: none;
  }

  .site-nav__link {
    padding: 1rem 0;
    font-size: 0.9rem;
    color: rgba(255, 255, 255, 0.92);
  }

  .site-nav__link::after { display: none; }

  .site-nav__dropdown {
    position: static;
    opacity: 1;
    visibility: visible;
    transform: none;
    background: transparent;
    border: none;
    padding: 0 0 0.75rem 0;
    min-width: 0;
  }

  .site-nav__dropdown a {
    display: block;
    padding: 0.65rem 0 0.65rem 1rem;
    font-size: 0.82rem;
    color: rgba(255, 255, 255, 0.62);
    border-left: 2px solid rgba(201, 168, 76, 0.35);
  }

  .site-nav__dropdown a:hover {
    color: var(--gold-light);
    padding-left: 1.25rem;
  }

  /* Mobile hero — inset banner with left/right breathing room */
  body.anr-site .elementor-section.anr-el-native:first-of-type {
    padding: calc(var(--header-h) + 0.75rem) clamp(1rem, 4.5vw, 1.25rem) 0 !important;
    background: transparent !important;
  }

  body.anr-site .elementor-section.anr-el-native:first-of-type > .elementor-container,
  body.anr-site .elementor-section.anr-el-native:first-of-type [class*="elementor-widget-anr_home_hero"] {
    padding-left: 0 !important;
    padding-right: 0 !important;
    margin-left: 0 !important;
    margin-right: 0 !important;
    max-width: none !important;
  }

  .hero {
    width: 100%;
    max-width: 100%;
    margin: 0;
    padding-top: 0;
    min-height: min(82vh, 680px);
    min-height: min(82dvh, 680px);
    border-radius: 16px;
    overflow: hidden;
    box-shadow:
      0 16px 40px rgba(22, 58, 95, 0.2),
      0 0 0 1px rgba(201, 168, 76, 0.16);
  }

  .hero__slides,
  .hero__overlay,
  .hero__grain {
    border-radius: inherit;
  }

  .hero__slides {
    left: 0;
    right: 0;
    width: 100%;
  }

  .hero__layout {
    padding: clamp(2rem, 5vh, 3rem) 0 clamp(2.25rem, 7vh, 3.5rem);
  }

  .hero .container,
  .hero__footer {
    padding-left: clamp(1rem, 4vw, 1.25rem);
    padding-right: clamp(1rem, 4vw, 1.25rem);
  }

  .metrics__grid { grid-template-columns: 1fr; }
  .metrics__item:not(:last-child)::after { display: none; }
  .metrics__item { border-bottom: var(--hairline); }
  .about__proof { grid-template-columns: 1fr; }
  .about__proof li {
    border-right: none;
    border-bottom: 1px solid rgba(255, 255, 255, 0.08);
    padding: 0.9rem 0;
  }
  .about__proof li:last-child { border-bottom: none; }
  .capabilities__bento { grid-template-columns: 1fr; grid-template-rows: none; }
  .cap-card--lead,
  .cap-card:nth-child(n),
  .cap-card--accent { grid-column: 1; grid-row: auto; min-height: 260px; }
  .capabilities__ribbon { flex-wrap: wrap; }
  .capabilities__ribbon span { flex: 1 1 45%; border-right: none; border-bottom: var(--hairline-dark); }
  .form-row { grid-template-columns: 1fr; }
  .feature-grid { grid-template-columns: 1fr; }
  .sold-card { flex: 0 0 85%; }
  .portfolio__header { flex-direction: column; align-items: flex-start; }
  .hero__aside { flex-direction: column; }
  .hero__stat { border-right: none; border-bottom: var(--hairline-dark); }

  .hero__slide {
    inset: 0;
    left: 0;
    right: 0;
    width: 100%;
    background-size: cover;
    background-position: center center;
  }

  .hero__arrows {
    left: 0.65rem;
    right: 0.65rem;
  }

  .hero__arrow {
    width: 42px;
    height: 42px;
    font-size: 1.15rem;
  }
  .about__avatar {
    width: min(280px, 72vw);
    margin: 0 auto;
  }
  .about__photo {
    min-height: 100%;
    aspect-ratio: 1;
  }
  .cap-card__visual {
    inset: 0;
    min-height: 100%;
    transform: none;
  }
  .cap-card__text {
    opacity: 1;
    max-height: none;
    transform: none;
  }
  .rebate-highlight {
    flex-direction: column;
    text-align: center;
  }

  .prose .rebate-highlight {
    width: 100%;
    margin-left: 0;
    transform: none;
  }

  .rebate-highlight__text {
    font-size: 1.08rem;
  }
  .contact__form-wrapper .wpcf7 form .form-row { grid-template-columns: 1fr; }
}

@media (max-width: 480px) {
  .hero__actions { flex-direction: column; }
  .hero__actions .btn { width: 100%; }
  .hero__footer { flex-direction: column; gap: 1rem; align-items: flex-start; }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    animation-duration: 0.01ms !important;
    transition-duration: 0.01ms !important;
  }
  [data-reveal] { opacity: 1; transform: none; }
}

/* Detailed mortgage program and refinance pages */
.anr-program-guide,
.anr-refinance-guide {
  background: var(--cream);
}

.anr-program-guide__intro {
  max-width: 800px;
  margin: 0 auto clamp(2.5rem, 5vw, 4rem);
  text-align: center;
}

.anr-program-guide__intro h2 {
  margin-top: 0;
}

.anr-program-guide__grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1.5rem;
  align-items: stretch;
}

.anr-program-card,
.anr-refinance-guide__panel {
  background: var(--white);
  border: var(--hairline);
  box-shadow: 0 18px 45px rgba(22, 58, 95, 0.06);
}

.anr-program-card {
  padding: clamp(1.5rem, 3vw, 2.25rem);
}

.anr-program-card:last-child {
  grid-column: 1 / -1;
}

.anr-program-card__heading {
  display: flex;
  align-items: flex-start;
  gap: 0.9rem;
  margin-bottom: 1rem;
}

.anr-program-card__icon {
  flex: 0 0 2.8rem;
  width: 2.8rem;
  height: 2.8rem;
  display: grid;
  place-items: center;
  border-radius: 50%;
  background: rgba(201, 168, 76, 0.14);
  border: 1px solid rgba(201, 168, 76, 0.35);
  font-size: 1.3rem;
}

.anr-program-card h2,
.anr-refinance-guide__panel h2 {
  margin: 0;
  color: var(--navy);
  font-family: var(--font-display);
  font-size: clamp(1.55rem, 2.5vw, 2rem);
  line-height: 1.15;
}

.anr-program-card__description {
  color: var(--text);
  line-height: 1.75;
}

.anr-program-card h3,
.anr-refinance-guide__panel h3 {
  margin: 1.5rem 0 0.75rem;
  color: var(--navy);
  font-size: 0.82rem;
  letter-spacing: 0.13em;
  text-transform: uppercase;
}

.anr-program-card ul,
.anr-check-list {
  list-style: none;
  margin: 0;
  padding: 0;
}

.anr-program-card li,
.anr-check-list li {
  position: relative;
  padding: 0.55rem 0 0.55rem 1.5rem;
  line-height: 1.55;
  border-bottom: 1px solid rgba(22, 58, 95, 0.07);
}

.anr-program-card li:last-child,
.anr-check-list li:last-child {
  border-bottom: 0;
}

.anr-program-card li::before,
.anr-check-list li::before {
  content: "✓";
  position: absolute;
  left: 0;
  color: var(--gold);
  font-weight: 700;
}

.anr-program-card__formula {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 0.75rem;
  margin: 1.5rem 0;
  padding: 1rem;
  background: var(--cream);
  color: var(--navy);
}

.anr-program-card__fraction {
  display: inline-grid;
  text-align: center;
  font-size: 0.85rem;
}

.anr-program-card__fraction span:first-child {
  padding: 0 0.6rem 0.25rem;
  border-bottom: 1px solid currentColor;
}

.anr-program-card__fraction span:last-child {
  padding: 0.25rem 0.6rem 0;
}

.anr-program-guide__disclaimer {
  max-width: 900px;
  margin: 2.5rem auto 0;
  color: var(--muted);
  font-size: 0.78rem;
  line-height: 1.65;
  text-align: center;
}

.anr-refinance-guide__grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1.5rem;
  align-items: stretch;
}

.anr-refinance-guide__panel {
  padding: clamp(1.75rem, 4vw, 3rem);
}

.anr-refinance-guide__panel--accent {
  background: var(--navy);
  color: rgba(255, 255, 255, 0.82);
  border-color: rgba(201, 168, 76, 0.35);
}

.anr-refinance-guide__panel--accent h2,
.anr-refinance-guide__panel--accent h3 {
  color: var(--white);
}

.anr-refinance-guide__panel--accent li {
  border-color: rgba(255, 255, 255, 0.1);
}

.anr-refinance-guide__eyebrow {
  display: block;
  margin-bottom: 0.65rem;
  color: var(--gold);
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.15em;
  text-transform: uppercase;
}

.anr-refinance-guide__intro {
  max-width: 820px;
  margin: 0 auto 2rem;
  font-size: 18px;
  line-height: 1.8;
  color: var(--muted);
  text-align: center;
}

.anr-refinance-guide__apply {
  margin: 0 auto 2.5rem;
  max-width: 820px;
}

.anr-refinance-guide__apply--under-benefits {
  max-width: none;
  width: 100%;
  margin: 2.25rem 0 0;
  padding-top: 1.75rem;
  border-top: 1px solid rgba(201, 168, 76, 0.28);
  background: transparent;
}

.anr-refinance-guide__apply--under-benefits .anr-loan-apply__panel {
  display: block;
  overflow: visible;
  border: 0;
  border-radius: 0;
  background: transparent;
  box-shadow: none;
}

.anr-refinance-guide__apply--under-benefits .anr-loan-apply__copy {
  padding: 0;
  background: transparent;
  text-align: center;
}

.anr-refinance-guide__apply--under-benefits .anr-loan-apply__eyebrow {
  margin: 0 0 0.55rem;
  color: var(--gold);
  letter-spacing: 0.16em;
}

.anr-refinance-guide__apply--under-benefits .anr-loan-apply__copy h2 {
  margin: 0;
  font-size: clamp(1.45rem, 2.6vw, 1.85rem);
  color: var(--navy);
}

.anr-refinance-guide__apply--under-benefits .anr-refinance-guide__apply-actions {
  justify-content: center;
  margin-top: 1.35rem;
}

.anr-refinance-guide__apply--under-benefits .btn--ghost {
  border-color: rgba(22, 58, 95, 0.18);
  color: var(--navy);
}

.anr-refinance-guide__apply--under-benefits .btn--ghost:hover {
  border-color: var(--navy);
  color: var(--navy);
}

.anr-refinance-guide__apply-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.85rem;
  margin-top: 1.25rem;
}

.anr-refinance-guide__panel--accent .anr-refinance-guide__eyebrow,
.anr-refinance-guide__panel--accent .anr-check-list li::before {
  color: var(--gold-light);
}

.anr-refinance-guide .anr-check-list {
  margin-top: 1.5rem;
}

.anr-buydown-list {
  display: grid;
  gap: 0.75rem;
  margin: 0;
}

.anr-buydown-list div {
  padding: 0.9rem 1rem;
  background: rgba(255, 255, 255, 0.06);
  border-left: 2px solid var(--gold);
}

.anr-buydown-list dt {
  color: var(--white);
  font-weight: 700;
}

.anr-buydown-list dd {
  margin: 0.25rem 0 0;
  font-size: 0.9rem;
  line-height: 1.55;
}

.anr-refinance-guide__note {
  margin: 1.25rem 0 0;
  font-size: 0.78rem;
  line-height: 1.6;
  color: rgba(255, 255, 255, 0.62);
}

@media (max-width: 800px) {
  .anr-program-guide__grid,
  .anr-refinance-guide__grid {
    grid-template-columns: 1fr;
  }

  .anr-program-card:last-child {
    grid-column: auto;
  }
}