:root {
  --navy: #123762;
  --navy-dark: #071b2f;
  --burgundy: #6f1732;
  --gold: #c99a44;
  --sage: #6f8174;
  --ink: #17202a;
  --muted: #63717f;
  --line: #d9dee3;
  --paper: #f7f4ef;
  --white: #ffffff;
  --shadow: 0 20px 60px rgba(7, 27, 47, 0.18);
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  color: var(--ink);
  background: var(--white);
}

body.nav-open {
  overflow: hidden;
}

img {
  display: block;
  max-width: 100%;
}

a {
  color: inherit;
  text-decoration: none;
}

.site-header {
  position: fixed;
  inset: 0 0 auto;
  z-index: 20;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  height: 72px;
  padding: 0 clamp(18px, 4vw, 56px);
  color: var(--white);
  transition: background 180ms ease, border-color 180ms ease, color 180ms ease;
}

.site-header.is-scrolled,
.site-header.nav-active {
  color: var(--ink);
  background: rgba(255, 255, 255, 0.96);
  border-bottom: 1px solid rgba(217, 222, 227, 0.9);
  backdrop-filter: blur(14px);
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 11px;
  min-width: 0;
}

.brand-mark {
  display: inline-grid;
  width: 42px;
  height: 42px;
  place-items: center;
  border: 1px solid currentColor;
  border-radius: 8px;
  font-weight: 800;
  letter-spacing: 0;
}

.brand strong,
.brand small {
  display: block;
  line-height: 1.1;
}

.brand strong {
  font-size: 0.98rem;
}

.brand small {
  margin-top: 3px;
  font-size: 0.72rem;
  opacity: 0.78;
}

.site-nav {
  display: flex;
  align-items: center;
  gap: clamp(18px, 2.4vw, 34px);
  font-size: 0.86rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.08em;
}

.site-nav a {
  padding: 8px 0;
  border-bottom: 2px solid transparent;
}

.site-nav a:hover,
.site-nav a:focus-visible {
  border-color: currentColor;
}

.nav-toggle {
  display: none;
  width: 44px;
  height: 44px;
  padding: 10px;
  border: 1px solid currentColor;
  border-radius: 8px;
  color: inherit;
  background: transparent;
}

.nav-toggle span {
  display: block;
  height: 2px;
  margin: 5px 0;
  background: currentColor;
}

.hero {
  position: relative;
  min-height: min(760px, calc(100svh - 64px));
  overflow: hidden;
  color: var(--white);
  background: var(--navy-dark);
}

.hero-bg,
.hero-overlay {
  position: absolute;
  inset: 0;
}

.hero-bg {
  background: url("assets/elmwood-front.jpg") center / cover no-repeat;
  transform: scale(1.03);
}

.hero-overlay {
  background:
    linear-gradient(90deg, rgba(7, 27, 47, 0.88) 0%, rgba(7, 27, 47, 0.68) 46%, rgba(7, 27, 47, 0.2) 100%),
    linear-gradient(0deg, rgba(7, 27, 47, 0.45), rgba(7, 27, 47, 0.15));
}

.hero-inner {
  position: relative;
  z-index: 1;
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(280px, 420px);
  align-items: end;
  gap: clamp(28px, 5vw, 80px);
  max-width: 1220px;
  min-height: inherit;
  margin: 0 auto;
  padding: 138px clamp(18px, 4vw, 42px) 54px;
}

.hero-copy {
  max-width: 760px;
  padding-bottom: clamp(12px, 5vw, 72px);
}

.eyebrow,
.section-kicker {
  margin: 0 0 16px;
  color: var(--gold);
  font-size: 0.78rem;
  font-weight: 800;
  letter-spacing: 0.16em;
  line-height: 1.35;
  text-transform: uppercase;
}

h1,
h2,
h3,
p {
  margin-top: 0;
}

h1 {
  max-width: 900px;
  margin-bottom: 22px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(3.2rem, 8vw, 7.6rem);
  font-weight: 500;
  letter-spacing: 0;
  line-height: 0.9;
}

.hero-lede {
  max-width: 660px;
  margin-bottom: 28px;
  font-size: clamp(1.05rem, 2vw, 1.32rem);
  line-height: 1.6;
  color: rgba(255, 255, 255, 0.88);
}

.hero-actions,
.badge-row,
.direct-contact {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 12px;
}

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 48px;
  padding: 0 20px;
  border: 1px solid transparent;
  border-radius: 8px;
  font-size: 0.86rem;
  font-weight: 800;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  transition: transform 160ms ease, background 160ms ease, border-color 160ms ease;
}

.button:hover,
.button:focus-visible {
  transform: translateY(-1px);
}

.button.primary {
  color: var(--white);
  background: var(--burgundy);
}

.button.secondary {
  color: var(--white);
  border-color: rgba(255, 255, 255, 0.62);
  background: rgba(255, 255, 255, 0.08);
}

.button.full {
  width: 100%;
}

.agent-portrait {
  margin: 0;
  align-self: end;
}

.agent-portrait img {
  width: min(100%, 380px);
  aspect-ratio: 3 / 4;
  object-fit: cover;
  object-position: center top;
  border: 1px solid rgba(255, 255, 255, 0.45);
  border-radius: 8px;
  box-shadow: var(--shadow);
}

.agent-portrait figcaption {
  display: flex;
  justify-content: space-between;
  gap: 14px;
  width: min(100%, 380px);
  padding-top: 12px;
  color: rgba(255, 255, 255, 0.86);
  font-size: 0.86rem;
}

.agent-portrait span {
  text-align: right;
}

.proof-strip {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  background: var(--navy);
  color: var(--white);
}

.proof-strip div {
  min-height: 112px;
  padding: 26px clamp(18px, 3vw, 34px);
  border-right: 1px solid rgba(255, 255, 255, 0.18);
}

.proof-strip strong,
.proof-strip span {
  display: block;
}

.proof-strip strong {
  margin-bottom: 8px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.55rem, 3vw, 2.3rem);
  font-weight: 500;
}

.proof-strip span {
  color: rgba(255, 255, 255, 0.74);
  line-height: 1.45;
}

.section {
  padding: clamp(66px, 9vw, 112px) clamp(18px, 4vw, 56px);
}

.intro,
.process,
.testimonials {
  background: var(--white);
}

.intro-grid,
.section-heading,
.about,
.neighborhoods {
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr);
  gap: clamp(28px, 5vw, 72px);
  max-width: 1180px;
  margin: 0 auto;
}

.intro h2,
.section-heading h2,
.gallery-copy h2,
.process h2,
.neighborhood-copy h2,
.about h2,
.testimonials h2,
.contact-panel h2 {
  margin-bottom: 0;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2rem, 4.5vw, 4.5rem);
  font-weight: 500;
  letter-spacing: 0;
  line-height: 1.02;
}

.intro-copy {
  color: var(--muted);
  font-size: 1.03rem;
  line-height: 1.75;
}

.service-grid,
.property-grid,
.quote-grid,
.timeline {
  display: grid;
  gap: 18px;
  max-width: 1180px;
  margin: 44px auto 0;
}

.service-grid {
  grid-template-columns: repeat(4, 1fr);
}

.service-card,
.property-card,
.timeline article,
blockquote {
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--white);
}

.service-card {
  min-height: 248px;
  padding: 24px;
}

.service-number {
  display: block;
  margin-bottom: 42px;
  color: var(--burgundy);
  font-size: 0.8rem;
  font-weight: 900;
  letter-spacing: 0.16em;
}

.service-card h3,
.property-card h3,
.timeline h3 {
  margin-bottom: 10px;
  font-size: 1.12rem;
}

.service-card p,
.property-card p,
.timeline p,
blockquote p,
.neighborhood-copy p,
.about-copy p,
.contact-panel p {
  color: var(--muted);
  line-height: 1.65;
}

.media-band {
  background: var(--paper);
}

.section-heading {
  align-items: end;
}

.section-heading.compact {
  display: block;
}

.text-link {
  justify-self: end;
  color: var(--burgundy);
  font-weight: 800;
  border-bottom: 2px solid currentColor;
}

.property-grid {
  grid-template-columns: 1.08fr 0.96fr 0.96fr;
  align-items: stretch;
}

.property-card {
  overflow: hidden;
}

.property-card img {
  width: 100%;
  height: 268px;
  object-fit: cover;
}

.property-card.feature img {
  height: 392px;
}

.property-content {
  padding: 22px;
}

.status {
  display: inline-flex;
  margin-bottom: 16px;
  padding: 7px 10px;
  border-radius: 999px;
  color: var(--navy);
  background: rgba(18, 55, 98, 0.09);
  font-size: 0.72rem;
  font-weight: 900;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.status.active {
  color: #356346;
  background: rgba(111, 129, 116, 0.16);
}

.status.sold {
  color: var(--burgundy);
  background: rgba(111, 23, 50, 0.1);
}

.gallery-strip {
  display: grid;
  grid-template-columns: 1fr minmax(320px, 0.9fr) 1fr;
  min-height: 420px;
  background: var(--navy-dark);
  color: var(--white);
}

.gallery-strip img {
  width: 100%;
  height: 100%;
  min-height: 420px;
  object-fit: cover;
}

.gallery-copy {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: clamp(32px, 5vw, 58px);
}

.gallery-copy span {
  margin-bottom: 18px;
  color: var(--gold);
  font-size: 0.78rem;
  font-weight: 900;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.timeline {
  grid-template-columns: repeat(4, 1fr);
}

.timeline article {
  min-height: 230px;
  padding: 24px;
}

.timeline span {
  display: grid;
  width: 38px;
  height: 38px;
  margin-bottom: 42px;
  place-items: center;
  border-radius: 50%;
  color: var(--white);
  background: var(--navy);
  font-weight: 800;
}

.neighborhoods {
  align-items: center;
  background: var(--navy-dark);
  color: var(--white);
}

.neighborhoods.section {
  max-width: none;
  margin: 0;
}

.neighborhood-copy,
.area-list {
  max-width: 560px;
}

.neighborhood-copy {
  justify-self: end;
}

.neighborhood-copy p {
  color: rgba(255, 255, 255, 0.72);
}

.area-list {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 12px;
}

.area-list span,
.badge-row span {
  display: inline-flex;
  align-items: center;
  min-height: 42px;
  padding: 0 14px;
  border: 1px solid rgba(255, 255, 255, 0.2);
  border-radius: 8px;
  color: rgba(255, 255, 255, 0.86);
}

.about {
  align-items: center;
}

.about-media img {
  width: 100%;
  max-height: 680px;
  object-fit: cover;
  object-position: center top;
  border-radius: 8px;
}

.about-copy p {
  font-size: 1.02rem;
}

.about .badge-row span {
  color: var(--navy);
  border-color: rgba(18, 55, 98, 0.2);
  background: rgba(18, 55, 98, 0.05);
  font-size: 0.84rem;
  font-weight: 800;
}

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

blockquote {
  margin: 0;
  min-height: 220px;
  padding: 28px;
}

blockquote p {
  margin-bottom: 30px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.35rem, 2vw, 1.75rem);
  line-height: 1.25;
  color: var(--ink);
}

blockquote cite {
  color: var(--burgundy);
  font-size: 0.78rem;
  font-style: normal;
  font-weight: 900;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.seller-calculator {
  background: var(--paper);
}

.calculator-note {
  align-self: end;
  max-width: 430px;
  margin: 0;
  color: var(--muted);
  line-height: 1.65;
}

.calculator-layout {
  display: grid;
  grid-template-columns: minmax(0, 1.35fr) minmax(320px, 0.65fr);
  gap: 22px;
  max-width: 1180px;
  margin: 44px auto 0;
  align-items: start;
}

.proceeds-form,
.proceeds-summary {
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--white);
  box-shadow: 0 18px 46px rgba(7, 27, 47, 0.1);
}

.proceeds-form {
  display: grid;
  gap: 20px;
  padding: clamp(22px, 4vw, 34px);
}

.proceeds-form fieldset {
  margin: 0;
  padding: 0 0 22px;
  border: 0;
  border-bottom: 1px solid var(--line);
}

.proceeds-form fieldset:last-of-type {
  padding-bottom: 4px;
  border-bottom: 0;
}

.proceeds-form legend {
  margin-bottom: 16px;
  color: var(--navy);
  font-family: Georgia, "Times New Roman", serif;
  font-size: 1.36rem;
  font-weight: 600;
}

.field-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 16px;
}

.field-hint {
  color: var(--muted);
  font-size: 0.76rem;
  font-weight: 600;
  letter-spacing: 0;
  line-height: 1.4;
  text-transform: none;
}

.proceeds-summary {
  position: sticky;
  top: 92px;
  padding: clamp(24px, 4vw, 34px);
  color: var(--white);
  background:
    linear-gradient(150deg, rgba(111, 23, 50, 0.96), rgba(18, 55, 98, 0.98)),
    var(--navy);
}

.summary-label {
  display: block;
  margin-bottom: 12px;
  color: rgba(255, 255, 255, 0.78);
  font-size: 0.76rem;
  font-weight: 900;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}

.proceeds-summary strong {
  display: block;
  margin-bottom: 12px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2.5rem, 5vw, 4.2rem);
  font-weight: 500;
  letter-spacing: 0;
  line-height: 0.98;
}

.proceeds-summary p {
  color: rgba(255, 255, 255, 0.78);
  line-height: 1.6;
}

.proceeds-meter {
  height: 10px;
  margin: 22px 0 24px;
  overflow: hidden;
  border-radius: 999px;
  background: rgba(255, 255, 255, 0.18);
}

.proceeds-meter span {
  display: block;
  width: 0;
  height: 100%;
  border-radius: inherit;
  background: var(--gold);
  transition: width 180ms ease;
}

.summary-breakdown {
  display: grid;
  gap: 0;
  margin: 0 0 24px;
}

.summary-breakdown div {
  display: flex;
  justify-content: space-between;
  gap: 16px;
  padding: 13px 0;
  border-top: 1px solid rgba(255, 255, 255, 0.18);
}

.summary-breakdown dt {
  color: rgba(255, 255, 255, 0.72);
  font-weight: 700;
}

.summary-breakdown dd {
  margin: 0;
  font-weight: 900;
  text-align: right;
}

.summary-breakdown .summary-total {
  border-top-color: rgba(255, 255, 255, 0.36);
}

.button.secondary.dark {
  color: var(--navy-dark);
  border-color: var(--white);
  background: var(--white);
}

.payoff-calculator {
  background: var(--white);
}

.payoff-layout {
  grid-template-columns: minmax(0, 1.1fr) minmax(320px, 0.9fr);
}

.payoff-summary {
  background:
    linear-gradient(150deg, rgba(7, 27, 47, 0.98), rgba(111, 129, 116, 0.94)),
    var(--navy-dark);
}

.rentbuy-calculator {
  background: var(--paper);
}

.rentbuy-layout {
  display: grid;
  grid-template-columns: minmax(0, 0.98fr) minmax(380px, 1.02fr);
  gap: 22px;
  max-width: 1180px;
  margin: 44px auto 0;
  align-items: start;
}

.rentbuy-results {
  position: sticky;
  top: 92px;
  display: grid;
  gap: 18px;
}

.rentbuy-summary {
  position: static;
  background:
    linear-gradient(150deg, rgba(18, 55, 98, 0.98), rgba(111, 23, 50, 0.92)),
    var(--navy);
}

.rentbuy-chart-card {
  padding: clamp(18px, 3vw, 26px);
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--white);
  box-shadow: 0 18px 46px rgba(7, 27, 47, 0.1);
}

.chart-topline {
  display: flex;
  justify-content: space-between;
  gap: 16px;
  margin-bottom: 14px;
}

.chart-topline h2,
.chart-topline h3 {
  margin-bottom: 0;
  font-size: 1rem;
}

.chart-legend {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  color: var(--muted);
  font-size: 0.82rem;
  font-weight: 800;
}

.chart-legend span {
  display: inline-flex;
  align-items: center;
  gap: 6px;
}

.chart-legend i {
  display: inline-block;
  width: 20px;
  height: 3px;
  border-radius: 999px;
}

.legend-buy {
  background: var(--burgundy);
}

.legend-rent {
  background: var(--sage);
}

.rentbuy-chart {
  width: 100%;
  height: auto;
  min-height: 280px;
  overflow: visible;
}

.rentbuy-chart .chart-grid {
  stroke: rgba(23, 32, 42, 0.12);
  stroke-width: 1;
}

.rentbuy-chart .chart-axis,
.rentbuy-chart .chart-tick {
  stroke: rgba(23, 32, 42, 0.42);
  stroke-width: 1;
}

.rentbuy-chart .chart-label {
  fill: var(--muted);
  font-size: 12px;
  font-weight: 700;
}

.rentbuy-chart .chart-buy-line,
.rentbuy-chart .chart-rent-line {
  fill: none;
  stroke-width: 4;
  stroke-linecap: round;
  stroke-linejoin: round;
}

.rentbuy-chart .chart-buy-line {
  stroke: var(--burgundy);
}

.rentbuy-chart .chart-rent-line {
  stroke: var(--sage);
}

.rentbuy-chart .chart-cross {
  stroke: var(--gold);
  stroke-width: 2;
  stroke-dasharray: 6 6;
}

.rentbuy-chart .chart-cross-label {
  fill: var(--navy-dark);
  font-size: 12px;
  font-weight: 900;
}

.contact-section {
  padding: clamp(66px, 9vw, 112px) clamp(18px, 4vw, 56px);
  background: var(--paper);
}

.contact-panel {
  display: grid;
  grid-template-columns: minmax(0, 0.86fr) minmax(300px, 0.72fr);
  gap: clamp(28px, 5vw, 72px);
  max-width: 1180px;
  margin: 0 auto;
  padding: clamp(28px, 5vw, 56px);
  border-radius: 8px;
  background: var(--white);
  box-shadow: var(--shadow);
}

.contact-form {
  display: grid;
  gap: 14px;
}

label {
  display: grid;
  gap: 7px;
  color: var(--ink);
  font-size: 0.78rem;
  font-weight: 900;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

input,
select,
textarea {
  width: 100%;
  border: 1px solid var(--line);
  border-radius: 8px;
  padding: 13px 12px;
  color: var(--ink);
  font: inherit;
  background: var(--white);
}

textarea {
  resize: vertical;
}

.direct-contact {
  justify-content: center;
  max-width: 1180px;
  margin: 22px auto 0;
  color: var(--muted);
  font-size: 0.92rem;
}

.direct-contact a {
  color: var(--navy);
  font-weight: 800;
}

.site-footer {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: space-between;
  gap: 18px;
  min-height: 112px;
  padding: 28px clamp(18px, 4vw, 56px);
  color: rgba(255, 255, 255, 0.72);
  background: var(--navy-dark);
}

.site-footer img {
  width: 180px;
  height: auto;
}

.site-footer p {
  margin: 0;
}

.page-main {
  padding-top: 72px;
}

.home-page main > .seller-calculator,
.home-page main > .payoff-calculator,
.home-page main > .rentbuy-calculator {
  display: none;
}

.page-title {
  margin-bottom: 0;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(2rem, 4.8vw, 4.6rem);
  font-weight: 500;
  letter-spacing: 0;
  line-height: 1.02;
}

.resource-hero {
  padding: clamp(112px, 16vw, 164px) clamp(18px, 4vw, 56px) clamp(54px, 7vw, 82px);
  color: var(--white);
  background:
    linear-gradient(90deg, rgba(7, 27, 47, 0.92), rgba(18, 55, 98, 0.78)),
    url("assets/elmwood-front.jpg") center / cover no-repeat;
}

.resource-hero > div {
  max-width: 960px;
}

.resource-hero h1 {
  max-width: 900px;
  margin-bottom: 20px;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(3rem, 7vw, 6.6rem);
  font-weight: 500;
  letter-spacing: 0;
  line-height: 0.94;
}

.resource-hero p:not(.eyebrow) {
  max-width: 680px;
  margin-bottom: 0;
  color: rgba(255, 255, 255, 0.82);
  font-size: clamp(1.02rem, 2vw, 1.22rem);
  line-height: 1.62;
}

.resource-hub {
  background: var(--paper);
}

.resource-preview {
  background: var(--paper);
}

.resource-strip {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 18px;
  max-width: 1180px;
  margin: 44px auto 0;
}

.resource-strip a {
  display: grid;
  gap: 12px;
  min-height: 150px;
  align-content: end;
  padding: 24px;
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--white);
  transition: transform 160ms ease, border-color 160ms ease;
}

.resource-strip a:hover,
.resource-strip a:focus-visible {
  border-color: rgba(111, 23, 50, 0.42);
  transform: translateY(-2px);
}

.resource-strip span {
  color: var(--burgundy);
  font-size: 0.74rem;
  font-weight: 900;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}

.resource-strip strong {
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.55rem, 3vw, 2.35rem);
  font-weight: 500;
  line-height: 1.05;
}

.resource-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 18px;
  max-width: 1180px;
  margin: 0 auto;
}

.resource-card {
  display: flex;
  min-height: 340px;
  flex-direction: column;
  justify-content: space-between;
  gap: 18px;
  padding: 26px;
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--white);
  box-shadow: 0 18px 46px rgba(7, 27, 47, 0.08);
}

.resource-card span {
  color: var(--burgundy);
  font-size: 0.74rem;
  font-weight: 900;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}

.resource-card h2 {
  margin-bottom: 0;
  font-family: Georgia, "Times New Roman", serif;
  font-size: clamp(1.8rem, 3vw, 2.6rem);
  font-weight: 500;
  letter-spacing: 0;
  line-height: 1.05;
}

.resource-card p {
  color: var(--muted);
  line-height: 1.65;
}

.button.outline {
  color: var(--navy);
  border-color: rgba(18, 55, 98, 0.3);
  background: var(--white);
}

.contact-card-actions {
  display: grid;
  align-content: center;
  gap: 12px;
}

@media (max-width: 1020px) {
  .hero-inner,
  .intro-grid,
  .section-heading,
  .about,
  .contact-panel,
  .calculator-layout,
  .rentbuy-layout,
  .neighborhoods {
    grid-template-columns: 1fr;
  }

  .hero-inner {
    align-items: start;
    padding-top: 120px;
  }

  .agent-portrait {
    display: none;
  }

  .proof-strip,
  .service-grid,
  .property-grid,
  .timeline,
  .quote-grid,
  .resource-strip {
    grid-template-columns: repeat(2, 1fr);
  }

  .resource-grid {
    grid-template-columns: 1fr;
  }

  .property-card.feature img {
    height: 268px;
  }

  .gallery-strip {
    grid-template-columns: 1fr;
  }

  .gallery-strip img {
    min-height: 260px;
  }

  .neighborhood-copy {
    justify-self: start;
  }

  .proceeds-summary {
    position: static;
  }

  .rentbuy-results {
    position: static;
  }
}

@media (max-width: 760px) {
  .site-header {
    height: 66px;
  }

  .brand small {
    display: none;
  }

  .nav-toggle {
    display: block;
  }

  .site-nav {
    position: fixed;
    inset: 66px 0 auto;
    display: grid;
    gap: 0;
    padding: 18px;
    color: var(--ink);
    background: var(--white);
    border-bottom: 1px solid var(--line);
    box-shadow: 0 18px 40px rgba(7, 27, 47, 0.12);
    transform: translateY(-130%);
    transition: transform 180ms ease;
  }

  .site-nav.is-open {
    transform: translateY(0);
  }

  .site-nav a {
    padding: 16px 4px;
    border-bottom: 1px solid var(--line);
  }

  .hero {
    min-height: 82svh;
  }

  .hero-overlay {
    background:
      linear-gradient(90deg, rgba(7, 27, 47, 0.88), rgba(7, 27, 47, 0.58)),
      linear-gradient(0deg, rgba(7, 27, 47, 0.48), rgba(7, 27, 47, 0.2));
  }

  .hero-inner {
    padding-top: 106px;
    padding-bottom: 40px;
  }

  .hero-actions .button {
    width: 100%;
  }

  .proof-strip,
  .service-grid,
  .property-grid,
  .timeline,
  .quote-grid,
  .field-grid,
  .resource-strip,
  .area-list {
    grid-template-columns: 1fr;
  }

  .proof-strip div {
    min-height: 92px;
    border-right: 0;
    border-bottom: 1px solid rgba(255, 255, 255, 0.18);
  }

  .section,
  .contact-section {
    padding-top: 58px;
    padding-bottom: 58px;
  }

  .text-link {
    justify-self: start;
  }

  .contact-panel {
    padding: 24px;
  }

  .chart-topline {
    display: grid;
  }

  .site-footer {
    display: grid;
  }
}