/* ============================================================
   LOVEPHX agent site — design system
   Brand: Love PHX Real Estate, Co.
   Palette from brand kit: forest #426957 · terracotta #B65A27 ·
   teal #2C5C6D · cream #E1E0D4 · ink #010101 · slate #424040
   ============================================================ */

:root {
  /* type scale */
  --text-xs: clamp(0.75rem, 0.7rem + 0.25vw, 0.875rem);
  --text-sm: clamp(0.875rem, 0.8rem + 0.35vw, 1rem);
  --text-base: clamp(1rem, 0.95rem + 0.25vw, 1.125rem);
  --text-lg: clamp(1.125rem, 1rem + 0.75vw, 1.5rem);
  --text-xl: clamp(1.5rem, 1.2rem + 1.25vw, 2.25rem);
  --text-2xl: clamp(2rem, 1.2rem + 2.5vw, 3.5rem);
  --text-3xl: clamp(2.5rem, 1rem + 4vw, 5rem);

  /* spacing */
  --space-1: 0.25rem; --space-2: 0.5rem; --space-3: 0.75rem;
  --space-4: 1rem; --space-5: 1.25rem; --space-6: 1.5rem;
  --space-8: 2rem; --space-10: 2.5rem; --space-12: 3rem;
  --space-16: 4rem; --space-20: 5rem; --space-24: 6rem; --space-32: 8rem;

  /* brand palette */
  --color-bg: #F6F4EE;
  --color-surface: #FCFBF7;
  --color-surface-offset: #EDEBE3;
  --color-cream: #E1E0D4;
  --color-divider: #DAD7CC;
  --color-border: #CBC8BB;

  --color-text: #21201C;
  --color-text-muted: #6B6A61;
  --color-text-faint: #A3A196;
  --color-text-inverse: #F7F6F1;

  --color-primary: #426957;        /* forest green */
  --color-primary-hover: #355446;
  --color-primary-deep: #2C4A3C;
  --color-accent: #B65A27;         /* terracotta */
  --color-accent-hover: #98491D;
  --color-teal: #2C5C6D;
  --color-ink: #010101;
  --color-slate: #424040;

  --color-dark-bg: #1E3329;        /* deep forest section */
  --color-dark-bg-2: #16261E;

  --radius-sm: 0.375rem;
  --radius-md: 0.5rem;
  --radius-lg: 0.875rem;
  --radius-xl: 1.25rem;
  --radius-full: 9999px;

  --transition-interactive: 180ms cubic-bezier(0.16, 1, 0.3, 1);

  --shadow-sm: 0 1px 2px rgba(33, 32, 28, 0.06);
  --shadow-md: 0 4px 14px rgba(33, 32, 28, 0.08);
  --shadow-lg: 0 16px 40px rgba(33, 32, 28, 0.13);

  --content-default: 1080px;
  --content-narrow: 720px;
  --content-wide: 1240px;

  --font-body: 'Switzer', 'Helvetica Neue', Arial, sans-serif;
  --font-display: 'Switzer', 'Helvetica Neue', Arial, sans-serif;

  --header-h: 76px;
}

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

html {
  -webkit-text-size-adjust: none;
  -moz-text-size-adjust: none;
  text-size-adjust: none;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  text-rendering: optimizeLegibility;
  scroll-behavior: smooth;
  scroll-padding-top: calc(var(--header-h) + var(--space-4));
  hanging-punctuation: first last;
}

body {
  min-height: 100dvh;
  line-height: 1.6;
  font-family: var(--font-body);
  font-size: var(--text-base);
  color: var(--color-text);
  background-color: var(--color-bg);
  display: flex;
  flex-direction: column;
}

img, picture, video, canvas, svg { display: block; max-width: 100%; height: auto; }
ul[role='list'], ol[role='list'] { list-style: none; }
input, button, textarea, select { font: inherit; color: inherit; }

h1, h2, h3, h4, h5, h6 {
  text-wrap: balance;
  line-height: 1.12;
  font-family: var(--font-display);
  letter-spacing: -0.015em;
  color: var(--color-text);
}
p, li, figcaption { text-wrap: pretty; }

::selection { background: rgba(66, 105, 87, 0.22); }

:focus-visible {
  outline: 2px solid var(--color-primary);
  outline-offset: 3px;
  border-radius: var(--radius-sm);
}

a {
  color: var(--color-primary);
  text-decoration: none;
  transition: color var(--transition-interactive);
}
a:hover { color: var(--color-primary-hover); }

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.01ms !important;
    scroll-behavior: auto !important;
  }
}

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

/* ---------- layout helpers ---------- */
.wrap { width: min(var(--content-default), 100% - 2 * var(--space-6)); margin-inline: auto; }
.wrap-wide { width: min(var(--content-wide), 100% - 2 * var(--space-6)); margin-inline: auto; }
.wrap-narrow { width: min(var(--content-narrow), 100% - 2 * var(--space-6)); margin-inline: auto; }

main { flex: 1; }

section { padding-block: clamp(var(--space-12), 7vw, var(--space-24)); }
.section-tight { padding-block: clamp(var(--space-8), 5vw, var(--space-16)); }

.eyebrow {
  display: inline-flex;
  align-items: center;
  gap: var(--space-2);
  font-size: var(--text-xs);
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--color-accent);
}
.eyebrow::before {
  content: '';
  width: 28px;
  height: 2px;
  background: var(--color-accent);
}
.eyebrow.on-dark { color: #D9A26B; }
.eyebrow.on-dark::before { background: #D9A26B; }

.section-title { font-size: var(--text-xl); font-weight: 600; margin-block: var(--space-3) var(--space-5); }
.page-title { font-size: var(--text-2xl); font-weight: 600; }
.lede { font-size: var(--text-lg); color: var(--color-text-muted); line-height: 1.55; max-width: 62ch; }

/* ---------- buttons ---------- */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: var(--space-2);
  padding: var(--space-3) var(--space-6);
  border-radius: var(--radius-full);
  font-size: var(--text-sm);
  font-weight: 600;
  letter-spacing: 0.01em;
  cursor: pointer;
  border: 1.5px solid transparent;
  transition: background var(--transition-interactive), color var(--transition-interactive),
              border-color var(--transition-interactive), transform var(--transition-interactive),
              box-shadow var(--transition-interactive);
}
.btn:hover { transform: translateY(-1px); }
.btn:active { transform: translateY(0); }

.btn-primary { background: var(--color-primary); color: #fff; }
.btn-primary:hover { background: var(--color-primary-hover); color: #fff; box-shadow: var(--shadow-md); }

.btn-accent { background: var(--color-accent); color: #fff; }
.btn-accent:hover { background: var(--color-accent-hover); color: #fff; box-shadow: var(--shadow-md); }

.btn-outline { border-color: var(--color-primary); color: var(--color-primary); }
.btn-outline:hover { background: var(--color-primary); color: #fff; }

.btn-outline-light { border-color: rgba(255, 255, 255, 0.55); color: #fff; }
.btn-outline-light:hover { background: #fff; color: var(--color-primary-deep); }

.btn-light { background: #fff; color: var(--color-primary-deep); }
.btn-light:hover { background: var(--color-cream); color: var(--color-ink); }

/* ---------- header ---------- */
.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(246, 244, 238, 0.92);
  backdrop-filter: blur(10px);
  -webkit-backdrop-filter: blur(10px);
  border-bottom: 1px solid var(--color-divider);
}
.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--space-6);
  min-height: var(--header-h);
}
.brand {
  display: inline-flex;
  align-items: center;
  gap: var(--space-4);
  flex-shrink: 0;
}
.brand img { height: 44px; width: auto; }
.brand-mark { display: none; height: 34px; }
.brand-id {
  display: flex;
  flex-direction: column;
  line-height: 1.3;
  border-left: 1px solid var(--color-border);
  padding-left: var(--space-4);
}
.brand-id b { font-size: 0.9375rem; font-weight: 600; color: var(--color-text); letter-spacing: 0.01em; }
.brand-site { font-size: var(--text-xs); color: var(--color-text-muted); letter-spacing: 0.05em; }

@media (max-width: 560px) {
  .brand { gap: var(--space-3); }
  .brand-id { padding-left: var(--space-3); }
  .brand-site { display: none; }
  .header-cta { gap: var(--space-2); }
}

.nav-links { display: flex; align-items: center; gap: var(--space-1); list-style: none; }
.nav-links a {
  display: inline-block;
  padding: var(--space-2) var(--space-3);
  font-size: var(--text-sm);
  font-weight: 500;
  color: var(--color-text);
  border-radius: var(--radius-md);
}
.nav-links a:hover { color: var(--color-primary); background: rgba(66, 105, 87, 0.08); }
.nav-links a[aria-current='page'] { color: var(--color-primary); font-weight: 600; }

.header-cta { display: flex; align-items: center; gap: var(--space-3); flex-shrink: 0; }
.header-phone {
  display: inline-flex;
  align-items: center;
  gap: var(--space-2);
  font-size: var(--text-sm);
  font-weight: 600;
  color: var(--color-primary-deep);
}
.header-phone svg { width: 16px; height: 16px; }

.nav-toggle {
  display: none;
  flex-direction: column;
  gap: 5px;
  padding: var(--space-2);
  cursor: pointer;
}
.nav-mobile-cta { display: none; }
.nav-toggle span { width: 22px; height: 2px; background: var(--color-text); border-radius: 2px; transition: transform var(--transition-interactive), opacity var(--transition-interactive); }
.nav-toggle[aria-expanded='true'] span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.nav-toggle[aria-expanded='true'] span:nth-child(2) { opacity: 0; }
.nav-toggle[aria-expanded='true'] span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

@media (max-width: 960px) {
  .nav-toggle { display: flex; }
  .nav-mobile-cta { display: block; }
  .brand img { height: 38px; }
  .brand-full { display: none; }
  .brand-mark { display: block; }
  .nav-links {
    position: absolute;
    top: var(--header-h);
    left: 0;
    right: 0;
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    background: var(--color-surface);
    border-bottom: 1px solid var(--color-divider);
    box-shadow: var(--shadow-lg);
    padding: var(--space-4) var(--space-6) var(--space-6);
    display: none;
  }
  .nav-links.open { display: flex; }
  .nav-links a { padding: var(--space-3) var(--space-2); font-size: var(--text-base); border-bottom: 1px solid var(--color-divider); border-radius: 0; }
  .nav-links li:last-child a { border-bottom: none; }
  .header-phone span { display: none; }
}

/* ---------- hero ---------- */
.hero {
  position: relative;
  min-height: min(92vh, 760px);
  display: flex;
  align-items: flex-end;
  color: #fff;
  padding-block: var(--space-24) var(--space-16);
  background: var(--color-primary-deep);
  overflow: hidden;
}
.hero-img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  z-index: 0;
}
.hero::after {
  content: '';
  position: absolute;
  inset: 0;
  z-index: 1;
  background: linear-gradient(to top, rgba(13, 26, 20, 0.82) 0%, rgba(13, 26, 20, 0.35) 45%, rgba(13, 26, 20, 0.25) 100%);
}
.hero-content { position: relative; z-index: 2; width: 100%; }
.hero h1 {
  font-size: var(--text-3xl);
  font-weight: 600;
  color: #fff;
  max-width: 16ch;
  margin-block: var(--space-4) var(--space-5);
}
.hero .lede { color: rgba(255, 255, 255, 0.85); max-width: 52ch; }
.hero-actions { display: flex; flex-wrap: wrap; gap: var(--space-4); margin-top: var(--space-8); }

.hero-badge {
  display: inline-flex;
  align-items: center;
  gap: var(--space-3);
  padding: var(--space-2) var(--space-5);
  border-radius: var(--radius-full);
  background: rgba(255, 255, 255, 0.12);
  border: 1px solid rgba(255, 255, 255, 0.25);
  backdrop-filter: blur(6px);
  font-size: var(--text-xs);
  font-weight: 600;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: #F3EBDD;
}
.hero-badge svg { width: 18px; height: 18px; flex-shrink: 0; }

/* interior page hero */
.page-hero {
  background: linear-gradient(135deg, var(--color-primary-deep) 0%, var(--color-primary) 60%, #4E7A64 100%);
  color: #fff;
  padding-block: clamp(var(--space-16), 8vw, var(--space-24));
  position: relative;
  overflow: hidden;
}
.page-hero::after {
  content: '';
  position: absolute;
  right: -120px;
  top: 50%;
  transform: translateY(-50%);
  width: 420px;
  opacity: 0.16;
}
.page-hero h1 { font-size: var(--text-2xl); color: #fff; margin-block: var(--space-3) var(--space-4); max-width: 22ch; }
.page-hero .lede { color: rgba(255, 255, 255, 0.82); }
.page-hero .wrap { position: relative; z-index: 1; }

/* ---------- cards ---------- */
.card-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(260px, 1fr));
  gap: var(--space-6);
}
.card {
  background: var(--color-surface);
  border: 1px solid var(--color-divider);
  border-radius: var(--radius-lg);
  padding: var(--space-8);
  box-shadow: var(--shadow-sm);
  transition: transform var(--transition-interactive), box-shadow var(--transition-interactive);
  display: flex;
  flex-direction: column;
  gap: var(--space-3);
}
.card:hover { transform: translateY(-3px); box-shadow: var(--shadow-lg); }
.card h3 { font-size: var(--text-lg); font-weight: 600; }
.card p { color: var(--color-text-muted); font-size: var(--text-base); flex: 1; }
.card .card-link {
  margin-top: var(--space-2);
  font-weight: 600;
  font-size: var(--text-sm);
  color: var(--color-primary);
  display: inline-flex;
  align-items: center;
  gap: var(--space-2);
}
.card .card-link:hover { color: var(--color-accent); gap: var(--space-3); }

.icon-chip {
  width: 46px;
  height: 46px;
  border-radius: var(--radius-md);
  background: rgba(66, 105, 87, 0.1);
  color: var(--color-primary);
  display: flex;
  align-items: center;
  justify-content: center;
  margin-bottom: var(--space-2);
}
.icon-chip svg { width: 22px; height: 22px; }

/* ---------- split sections ---------- */
.split {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(var(--space-8), 5vw, var(--space-16));
  align-items: center;
}
.split-img { border-radius: var(--radius-xl); overflow: hidden; box-shadow: var(--shadow-lg); }
.split-img img { width: 100%; height: 100%; object-fit: cover; aspect-ratio: 4 / 3; }
.split.reverse .split-img { order: 2; }
@media (max-width: 800px) {
  .split { grid-template-columns: 1fr; }
  .split.reverse .split-img { order: 0; }
}

/* ---------- stats / trust bar ---------- */
.agent-intro {
  display: flex;
  align-items: center;
  gap: var(--space-6);
  margin-bottom: var(--space-6);
}
.agent-intro-photo {
  width: 148px;
  height: 148px;
  flex-shrink: 0;
  object-fit: contain;
  border-radius: var(--radius-lg);
  border: 3px solid var(--color-cream);
}
.agent-intro .section-title { margin-bottom: 0; }
.agent-profile {
  padding: var(--space-8);
  background: var(--color-surface-offset);
  border: 1px solid var(--color-divider);
  border-radius: var(--radius-xl);
  text-align: center;
}
.agent-profile img {
  width: min(300px, 100%);
  height: auto;
  aspect-ratio: 1;
  object-fit: contain;
  border-radius: var(--radius-lg);
  margin-inline: auto;
}
.agent-profile figcaption {
  display: grid;
  gap: var(--space-1);
  margin-top: var(--space-5);
  font-size: var(--text-sm);
  color: var(--color-text-muted);
}
.agent-profile figcaption strong { color: var(--color-primary-deep); font-size: var(--text-lg); }
@media(max-width: 560px) {
  .agent-intro { align-items: flex-start; gap: var(--space-4); }
  .agent-intro-photo { width: 112px; height: 112px; }
  .agent-intro .eyebrow { letter-spacing: .08em; }
  .agent-intro .eyebrow::before { display: none; }
  .agent-profile { padding: var(--space-6); }
}

.stats {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(180px, 1fr));
  gap: var(--space-6);
}
.stat { text-align: left; padding: var(--space-6); border-left: 3px solid var(--color-accent); }
.stat b { display: block; font-size: var(--text-xl); font-weight: 700; color: var(--color-primary-deep); font-family: var(--font-display); letter-spacing: -0.02em; }
.stat span { font-size: var(--text-sm); color: var(--color-text-muted); line-height: 1.45; display: block; margin-top: var(--space-1); }

/* ---------- dark sections ---------- */
.dark-section {
  background:
    radial-gradient(1100px 500px at 85% -10%, rgba(66, 105, 87, 0.55), transparent 60%),
    var(--color-dark-bg);
  color: var(--color-text-inverse);
}
.dark-section h2, .dark-section h3 { color: #fff; }
.dark-section p { color: rgba(255, 255, 255, 0.78); }
.dark-section .lede { color: rgba(255, 255, 255, 0.72); }

/* ---------- steps (buy page) ---------- */
.steps { display: grid; gap: var(--space-6); counter-reset: steps; }
.step {
  display: grid;
  grid-template-columns: 64px 1fr;
  gap: var(--space-6);
  padding: var(--space-8);
  background: var(--color-surface);
  border: 1px solid var(--color-divider);
  border-radius: var(--radius-lg);
}
.step::before {
  counter-increment: steps;
  content: counter(steps, decimal-leading-zero);
  font-family: var(--font-display);
  font-size: var(--text-lg);
  font-weight: 700;
  color: var(--color-accent);
  border-right: 2px solid var(--color-cream);
  padding-right: var(--space-4);
  height: fit-content;
}
.step h3 { font-size: var(--text-lg); font-weight: 600; margin-bottom: var(--space-2); }
.step p { color: var(--color-text-muted); }
@media (max-width: 560px) {
  .step { grid-template-columns: 1fr; gap: var(--space-3); }
  .step::before { border-right: none; border-bottom: 2px solid var(--color-cream); padding: 0 0 var(--space-2); }
}

/* ---------- testimonials ---------- */
.quote-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(300px, 1fr));
  gap: var(--space-6);
}
.quote {
  background: var(--color-surface);
  border: 1px solid var(--color-divider);
  border-radius: var(--radius-lg);
  padding: var(--space-8);
  display: flex;
  flex-direction: column;
  gap: var(--space-5);
}
.quote blockquote { font-size: var(--text-base); line-height: 1.65; color: var(--color-text); flex: 1; }
.quote blockquote::before { content: '\201C'; font-size: 3rem; line-height: 0.6; display: block; color: var(--color-accent); font-family: Georgia, serif; margin-bottom: var(--space-4); }
.quote figcaption { font-weight: 600; font-size: var(--text-sm); color: var(--color-primary-deep); }
.quote figcaption span { display: block; font-weight: 400; color: var(--color-text-faint); font-size: var(--text-xs); }

/* ---------- resources / tools grid ---------- */
.resource-section-title {
  font-size: var(--text-xs);
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--color-primary);
  margin: var(--space-12) 0 var(--space-4);
}
.resource-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(230px, 1fr));
  gap: var(--space-4);
}
.resource {
  display: flex;
  align-items: center;
  gap: var(--space-3);
  padding: var(--space-4) var(--space-5);
  background: var(--color-surface);
  border: 1px solid var(--color-divider);
  border-radius: var(--radius-md);
  font-size: var(--text-sm);
  font-weight: 500;
  color: var(--color-text);
  transition: border-color var(--transition-interactive), transform var(--transition-interactive), box-shadow var(--transition-interactive);
}
.resource:hover { border-color: var(--color-primary); transform: translateY(-2px); box-shadow: var(--shadow-md); color: var(--color-primary-deep); }
.resource svg { width: 17px; height: 17px; flex-shrink: 0; color: var(--color-accent); }

/* ---------- video ---------- */
.video-frame {
  position: relative;
  padding-bottom: 56.25%;
  height: 0;
  border-radius: var(--radius-xl);
  overflow: hidden;
  box-shadow: var(--shadow-lg);
  background: #000;
}
.video-frame iframe { position: absolute; top: 0; left: 0; width: 100%; height: 100%; border: 0; }

/* ---------- CTA band ---------- */
.cta-band {
  background:
    radial-gradient(900px 400px at 15% 120%, rgba(182, 90, 39, 0.35), transparent 60%),
    var(--color-primary-deep);
  color: #fff;
  text-align: center;
}
.cta-band h2 { color: #fff; font-size: var(--text-2xl); font-weight: 600; max-width: 20ch; margin-inline: auto; }
.cta-band p { color: rgba(255, 255, 255, 0.8); max-width: 56ch; margin: var(--space-4) auto var(--space-8); }
.cta-band .hero-actions { justify-content: center; margin-top: 0; }

/* ---------- contact ---------- */
.contact-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(240px, 1fr));
  gap: var(--space-6);
}
.contact-card {
  background: var(--color-surface);
  border: 1px solid var(--color-divider);
  border-radius: var(--radius-lg);
  padding: var(--space-8);
  text-align: center;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: var(--space-2);
}
.contact-card .icon-chip { margin-bottom: var(--space-2); }
.contact-card h3 { font-size: var(--text-lg); }
.contact-card a { font-weight: 600; color: var(--color-primary-deep); font-size: var(--text-base); word-break: break-word; }
.contact-card p { color: var(--color-text-muted); font-size: var(--text-sm); }

.form {
  display: grid;
  gap: var(--space-4);
  background: var(--color-surface);
  border: 1px solid var(--color-divider);
  border-radius: var(--radius-lg);
  padding: clamp(var(--space-6), 4vw, var(--space-10));
  box-shadow: var(--shadow-md);
}
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: var(--space-4); }
@media (max-width: 560px) { .form-row { grid-template-columns: 1fr; } }
.field label { display: block; font-size: var(--text-sm); font-weight: 600; margin-bottom: var(--space-2); }
.field input, .field textarea {
  width: 100%;
  padding: var(--space-3) var(--space-4);
  border: 1.5px solid var(--color-border);
  border-radius: var(--radius-md);
  background: var(--color-bg);
  font-size: var(--text-base);
  transition: border-color var(--transition-interactive);
}
.field input:focus, .field textarea:focus { outline: none; border-color: var(--color-primary); }
.form-note { font-size: var(--text-xs); color: var(--color-text-faint); }

/* ---------- footer ---------- */
.site-footer {
  background: var(--color-dark-bg-2);
  color: rgba(255, 255, 255, 0.75);
  padding-top: var(--space-16);
  font-size: var(--text-sm);
}
.footer-grid {
  display: grid;
  grid-template-columns: 1.3fr 1fr 1fr 1fr;
  gap: var(--space-10);
  padding-bottom: var(--space-12);
}
.footer-grid h4 {
  color: #fff;
  font-size: var(--text-xs);
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  margin-bottom: var(--space-4);
}
.footer-grid ul { list-style: none; display: grid; gap: var(--space-2); }
.footer-grid a { color: rgba(255, 255, 255, 0.72); }
.footer-grid a:hover { color: #fff; }
.footer-brand img { height: 64px; width: auto; margin-bottom: var(--space-5); }
.footer-brand p { max-width: 34ch; font-size: var(--text-sm); }
.footer-social { display: flex; gap: var(--space-3); margin-top: var(--space-5); }
.footer-social a {
  width: 38px;
  height: 38px;
  border-radius: var(--radius-full);
  border: 1px solid rgba(255, 255, 255, 0.25);
  display: flex;
  align-items: center;
  justify-content: center;
  color: rgba(255, 255, 255, 0.8);
}
.footer-social a:hover { background: rgba(255, 255, 255, 0.1); color: #fff; }
.footer-social svg { width: 16px; height: 16px; }
.footer-bottom {
  border-top: 1px solid rgba(255, 255, 255, 0.12);
  padding-block: var(--space-6);
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: space-between;
  gap: var(--space-4);
  font-size: var(--text-xs);
  color: rgba(255, 255, 255, 0.5);
}
.footer-bottom a { color: rgba(255, 255, 255, 0.6); text-decoration: underline; text-underline-offset: 3px; }
.footer-bottom a:hover { color: #fff; }
.fh-note { display: flex; align-items: center; gap: var(--space-3); }
@media (max-width: 860px) {
  .footer-grid { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 540px) {
  .footer-grid { grid-template-columns: 1fr; gap: var(--space-8); }
}



/* ---------- misc ---------- */
.full-bleed { padding: 0; }
.full-bleed img { width: 100%; height: clamp(300px, 55vh, 560px); object-fit: cover; }

.divider-mark { display: flex; justify-content: center; padding-block: var(--space-10); }
.divider-mark img { height: 40px; opacity: 0.85; }

.mark-list { display: grid; gap: var(--space-3); list-style: none; }
.mark-list li { display: flex; gap: var(--space-3); align-items: baseline; color: var(--color-text-muted); }
.mark-list li::before { content: ''; width: 7px; height: 7px; border-radius: 50%; background: var(--color-accent); flex-shrink: 0; transform: translateY(-1px); }

.leadership-list { display: grid; gap: var(--space-2); list-style: none; }
.leadership-list li {
  padding: var(--space-3) 0 var(--space-3) var(--space-6);
  border-bottom: 1px solid var(--color-divider);
  position: relative;
  color: var(--color-text);
}
.dark-section .leadership-list li {
  color: rgba(255, 255, 255, 0.88);
  border-bottom-color: rgba(255, 255, 255, 0.14);
}
.leadership-list li::before {
  content: '';
  position: absolute;
  left: 0;
  top: 50%;
  transform: translateY(-50%);
  width: 10px;
  height: 10px;
  border-radius: 2px;
  background: var(--color-primary);
  opacity: 0.85;
}
.site-footer .fair-housing-logo {
  width: 34px;
  height: 34px;
  object-fit: contain;
  flex-shrink: 0;
}