/* ============================================================
   JOE SELLERS — joesellersrealtor.com
   Design system: quiet luxury. Deep navy, antique gold, warm paper.
   Display serif: Cormorant Garamond · Text: Jost
   ============================================================ */
:root{
  --navy:#14273c;
  --navy-deep:#0c1a2a;
  --navy-soft:#22374f;
  --gold:#b28c34;
  --gold-light:#cda959;
  --gold-pale:#e9dcc0;
  --paper:#fbf8f1;
  --cream:#f4eddd;
  --ink:#23282e;
  --ink-soft:#4c545e;
  --line:#ddd2ba;
  --white:#ffffff;
  --shadow:0 24px 60px rgba(12,26,42,.18);
  --serif:'Cormorant Garamond',Georgia,'Times New Roman',serif;
  --sans:'Jost','Segoe UI',Helvetica,Arial,sans-serif;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{font-family:var(--sans);color:var(--ink);background:var(--paper);line-height:1.65;font-size:17px;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:var(--navy);text-decoration:none}
.wrap{max-width:1180px;margin:0 auto;padding:0 24px}

/* ---------- typography helpers ---------- */
.eyebrow{font-family:var(--sans);font-size:.78rem;letter-spacing:.34em;text-transform:uppercase;color:var(--gold);font-weight:500}
.eyebrow.center{text-align:center}
h1,h2,h3{font-family:var(--serif);font-weight:500;color:var(--navy);line-height:1.12}
h2{font-size:2.65rem;margin:.35em 0 .5em}
h3{font-size:1.55rem}
.lede{font-size:1.13rem;color:var(--ink-soft);max-width:44em}
.gold-rule{border:0;height:1px;background:linear-gradient(90deg,transparent,var(--gold),transparent);margin:26px auto;width:180px}
.gold-rule.left{margin-left:0;background:linear-gradient(90deg,var(--gold),transparent)}
section{padding:96px 0}
.btn{display:inline-block;font-family:var(--sans);letter-spacing:.14em;text-transform:uppercase;font-size:.85rem;font-weight:500;padding:16px 34px;border:1px solid var(--gold);transition:.25s}
.btn-gold{background:var(--gold);color:#fff}
.btn-gold:hover{background:var(--navy);border-color:var(--navy)}
.btn-outline{color:var(--navy);background:transparent}
.btn-outline:hover{background:var(--navy);color:#fff}
.btn-light{color:#fff;border-color:rgba(255,255,255,.75)}
.btn-light:hover{background:#fff;color:var(--navy)}

/* ---------- top strip + header ---------- */
.topstrip{background:var(--navy-deep);color:var(--gold-pale);font-size:.78rem;letter-spacing:.22em;text-transform:uppercase;text-align:center;padding:9px 16px}
header.site{position:sticky;top:0;z-index:50;background:rgba(251,248,241,.96);backdrop-filter:blur(6px);border-bottom:1px solid var(--line)}
.header-in{display:flex;align-items:center;justify-content:space-between;gap:20px;padding:16px 0}
.brand{text-align:left;line-height:1}
.brand .name{font-family:var(--serif);font-size:1.9rem;letter-spacing:.14em;color:var(--navy);font-weight:600}
.brand .firm{font-size:.68rem;letter-spacing:.3em;text-transform:uppercase;color:var(--gold);margin-top:5px}
nav.main{display:flex;gap:30px;font-size:.82rem;letter-spacing:.18em;text-transform:uppercase}
nav.main a{color:var(--navy-soft);padding:6px 0;border-bottom:1px solid transparent}
nav.main a:hover{border-color:var(--gold);color:var(--navy)}
.header-phone{font-family:var(--serif);font-size:1.3rem;color:var(--navy);white-space:nowrap}
.header-phone small{display:block;font-family:var(--sans);font-size:.62rem;letter-spacing:.28em;text-transform:uppercase;color:var(--gold);text-align:right}
@media(max-width:900px){nav.main{display:none}.header-phone small{text-align:left}}

/* ---------- hero ---------- */
.hero{position:relative;color:#fff;background:var(--navy-deep)}
.hero .bg{position:absolute;inset:0;background:url('images/hero-street.jpg') center/cover no-repeat;opacity:.5}
.hero .veil{position:absolute;inset:0;background:linear-gradient(180deg,rgba(12,26,42,.55),rgba(12,26,42,.78))}
.hero-in{position:relative;padding:130px 0 110px;text-align:center}
.hero h1{color:#fff;font-size:3.6rem;max-width:16em;margin:.3em auto .35em;font-weight:500}
.hero h1 em{color:var(--gold-light);font-style:italic}
.hero p{max-width:38em;margin:0 auto 38px;color:#e8e2d2;font-size:1.12rem}
.hero .cta-row{display:flex;gap:16px;justify-content:center;flex-wrap:wrap}
@media(max-width:640px){.hero h1{font-size:2.5rem}section{padding:64px 0}}

/* ---------- stats ---------- */
.stats{background:var(--navy);color:#fff}
.stats-in{display:grid;grid-template-columns:repeat(4,1fr);text-align:center}
.stat{padding:44px 12px;border-left:1px solid rgba(255,255,255,.12)}
.stat:first-child{border-left:0}
.stat .num{font-family:var(--serif);font-size:2.6rem;color:var(--gold-light);line-height:1}
.stat .lbl{font-size:.72rem;letter-spacing:.26em;text-transform:uppercase;color:#cfd6dd;margin-top:10px}
@media(max-width:800px){.stats-in{grid-template-columns:repeat(2,1fr)}.stat{border-left:0}}

/* ---------- listings ---------- */
.listing-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(320px,1fr));gap:34px;margin-top:48px}
.listing-card{background:#fff;box-shadow:var(--shadow);overflow:hidden;display:flex;flex-direction:column}
.listing-card .photo{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--navy-soft)}
.listing-card .photo img{width:100%;height:100%;object-fit:cover;transition:transform .8s}
.listing-card:hover .photo img{transform:scale(1.045)}
.status-tag{position:absolute;top:16px;left:16px;background:var(--navy);color:#fff;font-size:.68rem;letter-spacing:.24em;text-transform:uppercase;padding:7px 14px}
.status-tag.sold{background:#6e1f1f}
.status-tag.pending{background:var(--gold);color:var(--navy-deep)}
.listing-card .body{padding:28px 30px 32px;display:flex;flex-direction:column;gap:8px;flex:1}
.listing-card .price{font-family:var(--serif);font-size:2rem;color:var(--navy)}
.listing-card .addr{font-family:var(--serif);font-size:1.35rem;color:var(--ink)}
.listing-card .facts{font-size:.85rem;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-soft);border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:10px 0;margin:8px 0 14px}
.listing-card .view{margin-top:auto;font-size:.8rem;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);font-weight:500}
.listings-empty{background:#fff;border:1px dashed var(--gold);padding:54px 40px;text-align:center;margin-top:48px}
.listings-empty h3{margin-bottom:8px}

/* ---------- two-column feature sections ---------- */
.split{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}
@media(max-width:900px){.split{grid-template-columns:1fr;gap:36px}}
.checklist{list-style:none;margin-top:22px}
.checklist li{padding:11px 0 11px 34px;position:relative;border-bottom:1px solid var(--line);color:var(--ink-soft)}
.checklist li::before{content:"";position:absolute;left:2px;top:19px;width:14px;height:8px;border-left:2px solid var(--gold);border-bottom:2px solid var(--gold);transform:rotate(-45deg)}
.checklist li strong{color:var(--navy);font-weight:500}
.panel{background:var(--navy);color:#e9e4d4;padding:52px 48px;box-shadow:var(--shadow)}
.panel h3{color:#fff}
.panel .eyebrow{color:var(--gold-light)}
.panel p{color:#cfd3d8}
.frame-photo{box-shadow:var(--shadow);border:10px solid #fff;outline:1px solid var(--line)}

/* ---------- about / headshot placeholder ---------- */
.headshot-slot{aspect-ratio:4/5;background:linear-gradient(160deg,var(--navy-soft),var(--navy-deep));display:flex;flex-direction:column;align-items:center;justify-content:center;color:var(--gold-pale);text-align:center;padding:30px;box-shadow:var(--shadow)}
.headshot-slot .mono{font-family:var(--serif);font-size:5rem;border:1px solid var(--gold);border-radius:50%;width:150px;height:150px;display:flex;align-items:center;justify-content:center;color:var(--gold-light);margin-bottom:20px}
.headshot-slot .note{font-size:.72rem;letter-spacing:.26em;text-transform:uppercase;color:#9fb0c1}

/* ---------- neighborhoods ---------- */
.hoods{display:grid;grid-template-columns:repeat(3,1fr);gap:26px;margin-top:48px}
@media(max-width:900px){.hoods{grid-template-columns:repeat(2,1fr)}}
@media(max-width:600px){.hoods{grid-template-columns:1fr}}
.hood{background:#fff;border-top:3px solid var(--gold);padding:30px 28px;box-shadow:0 10px 30px rgba(12,26,42,.07)}
.hood h3{font-size:1.45rem;margin-bottom:6px}
.hood .sales{font-size:.7rem;letter-spacing:.24em;text-transform:uppercase;color:var(--gold);margin-bottom:10px}
.hood p{color:var(--ink-soft);font-size:.97rem}

/* ---------- testimonials ---------- */
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:26px;margin-top:48px}
@media(max-width:900px){.quotes{grid-template-columns:1fr}}
.quote{background:var(--cream);padding:36px 32px;text-align:center}
.quote .mark{font-family:var(--serif);font-size:3rem;color:var(--gold);line-height:.4;display:block;margin-bottom:18px}
.quote p{font-family:var(--serif);font-size:1.25rem;font-style:italic;color:var(--navy)}
.quote .who{margin-top:16px;font-size:.72rem;letter-spacing:.24em;text-transform:uppercase;color:var(--ink-soft)}
.quote.placeholder{border:1px dashed var(--gold);background:transparent}
.quote.placeholder p{color:var(--ink-soft)}

/* ---------- contact / form ---------- */
.contact-grid{display:grid;grid-template-columns:5fr 7fr;gap:60px;align-items:start}
@media(max-width:900px){.contact-grid{grid-template-columns:1fr}}
.contact-info .big-phone{font-family:var(--serif);font-size:2.2rem;color:var(--navy)}
form.lead{background:#fff;padding:42px;box-shadow:var(--shadow)}
form.lead label{display:block;font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:var(--navy);margin:20px 0 7px;font-weight:500}
form.lead label:first-child{margin-top:0}
form.lead input,form.lead select,form.lead textarea{width:100%;padding:14px 16px;border:1px solid var(--line);background:var(--paper);font-family:var(--sans);font-size:1rem;color:var(--ink)}
form.lead input:focus,form.lead select:focus,form.lead textarea:focus{outline:2px solid var(--gold);border-color:var(--gold)}
form.lead .row{display:grid;grid-template-columns:1fr 1fr;gap:18px}
@media(max-width:600px){form.lead .row{grid-template-columns:1fr}}
form.lead button{width:100%;margin-top:26px;cursor:pointer}
.form-note{font-size:.85rem;color:var(--ink-soft);margin-top:14px;text-align:center}

/* ---------- footer ---------- */
footer.site{background:var(--navy-deep);color:#b9c2cc;padding:70px 0 40px;margin-top:0}
footer.site .brand .name{color:#fff}
footer.site a{color:var(--gold-light)}
.foot-grid{display:grid;grid-template-columns:2fr 1fr 1fr;gap:40px}
@media(max-width:800px){.foot-grid{grid-template-columns:1fr}}
.foot-grid h4{font-family:var(--sans);font-size:.74rem;letter-spacing:.28em;text-transform:uppercase;color:var(--gold-light);margin-bottom:14px;font-weight:500}
.foot-fine{border-top:1px solid rgba(255,255,255,.14);margin-top:46px;padding-top:24px;font-size:.82rem;color:#8b98a5;display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap}
.eho{display:inline-flex;align-items:center;gap:10px}
.eho .box{border:1.5px solid #b9c2cc;padding:2px 7px;font-size:.72rem;letter-spacing:.08em;color:#dfe5ea}

/* ============================================================
   LISTING DETAIL (the "bougie" page)
   ============================================================ */
.listing-hero{position:relative;background:var(--navy-deep);color:#fff}
.listing-hero .bg{position:absolute;inset:0;background-size:cover;background-position:center;opacity:.92}
.listing-hero .veil{position:absolute;inset:0;background:linear-gradient(180deg,rgba(12,26,42,.28) 40%,rgba(12,26,42,.88))}
.listing-hero-in{position:relative;min-height:78vh;display:flex;flex-direction:column;justify-content:flex-end;padding:120px 0 54px}
.listing-hero .status-tag{position:static;display:inline-block;margin-bottom:18px;align-self:flex-start}
.listing-hero h1{color:#fff;font-size:3.4rem;font-weight:500}
.listing-hero .sub{font-family:var(--serif);font-style:italic;font-size:1.4rem;color:var(--gold-pale)}
@media(max-width:640px){.listing-hero h1{font-size:2.3rem}}
.facts-strip{background:#fff;box-shadow:var(--shadow);margin-top:-34px;position:relative;z-index:5}
.facts-in{display:grid;grid-template-columns:repeat(5,1fr);text-align:center}
.fact{padding:26px 8px;border-left:1px solid var(--line)}
.fact:first-child{border-left:0}
.fact .v{font-family:var(--serif);font-size:1.7rem;color:var(--navy);line-height:1.1}
.fact .k{font-size:.66rem;letter-spacing:.26em;text-transform:uppercase;color:var(--gold);margin-top:6px}
@media(max-width:800px){.facts-in{grid-template-columns:repeat(2,1fr)}.fact{border-left:0}}
.listing-body{display:grid;grid-template-columns:7fr 5fr;gap:60px;align-items:start}
@media(max-width:900px){.listing-body{grid-template-columns:1fr}}
.listing-body .story p{margin-bottom:20px;color:var(--ink-soft);font-size:1.06rem}
.listing-body .story p:first-of-type::first-letter{font-family:var(--serif);font-size:3.2em;float:left;line-height:.85;padding:6px 12px 0 0;color:var(--gold)}
.feature-list{list-style:none;columns:2;column-gap:34px;margin-top:10px}
.feature-list li{padding:9px 0 9px 24px;position:relative;border-bottom:1px solid var(--line);color:var(--ink-soft);break-inside:avoid}
.feature-list li::before{content:"";position:absolute;left:0;top:16px;width:7px;height:7px;background:var(--gold);transform:rotate(45deg)}
.map-art{background:var(--navy);padding:34px;box-shadow:var(--shadow);color:#e9e4d4}
.map-art h3{color:#fff;font-size:1.35rem}
.map-art .cap{font-size:.85rem;color:#aeb9c4;margin-top:12px}
.map-art svg{width:100%;height:auto;display:block;background:#1b3049}
.cta-band{background:var(--cream);border-top:1px solid var(--line);border-bottom:1px solid var(--line);text-align:center}
.cta-band h2{font-size:2.2rem}
.back-link{font-size:.8rem;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);display:inline-block;margin:26px 0 0}

/* ============================================================
   ADMIN (plain and big on purpose)
   ============================================================ */
.admin-body{background:#eef1f4;font-family:var(--sans)}
.admin-wrap{max-width:860px;margin:0 auto;padding:34px 20px 80px}
.admin-card{background:#fff;border-radius:14px;box-shadow:0 8px 30px rgba(12,26,42,.12);padding:36px;margin-bottom:28px}
.admin-card h1{font-size:2rem}
.admin-card h2{font-size:1.7rem;margin-bottom:6px}
.admin-card p.big{font-size:1.1rem;color:var(--ink-soft)}
.admin-card label{display:block;font-size:1.02rem;font-weight:600;color:var(--navy);margin:22px 0 8px}
.admin-card input,.admin-card select,.admin-card textarea{width:100%;font-size:1.15rem;padding:15px;border:2px solid #c8d0d8;border-radius:10px;font-family:var(--sans)}
.admin-card input:focus,.admin-card select:focus,.admin-card textarea:focus{outline:none;border-color:var(--gold)}
.admin-row{display:grid;grid-template-columns:1fr 1fr;gap:18px}
@media(max-width:600px){.admin-row{grid-template-columns:1fr}}
.big-btn{display:block;width:100%;background:#1e7a34;color:#fff;font-size:1.35rem;font-weight:700;padding:20px;border:0;border-radius:12px;cursor:pointer;margin-top:28px}
.big-btn:hover{background:#17612a}
.big-btn.blue{background:var(--navy)}
.big-btn.blue:hover{background:var(--navy-soft)}
.admin-listing{border:2px solid #e2e7ec;border-radius:12px;padding:20px;margin-top:16px;display:flex;gap:18px;align-items:center;flex-wrap:wrap}
.admin-listing img{width:110px;height:82px;object-fit:cover;border-radius:8px}
.admin-listing .info{flex:1;min-width:200px}
.admin-listing .info .a{font-size:1.15rem;font-weight:700;color:var(--navy)}
.admin-listing .btns{display:flex;gap:10px;flex-wrap:wrap}
.mini-btn{font-size:1rem;font-weight:600;padding:12px 20px;border-radius:9px;border:2px solid var(--navy);background:#fff;color:var(--navy);cursor:pointer}
.mini-btn:hover{background:var(--navy);color:#fff}
.mini-btn.red{border-color:#a33;color:#a33}
.mini-btn.red:hover{background:#a33;color:#fff}
.mini-btn.gold{border-color:var(--gold);color:#8a6d24}
.mini-btn.gold:hover{background:var(--gold);color:#fff}
.sample-flag{display:inline-block;background:#fff3cd;color:#7a5b00;border:1px solid #e3c86b;border-radius:6px;font-size:.8rem;font-weight:700;padding:3px 10px;margin-left:8px;vertical-align:middle}
.admin-note{background:#fff8e1;border:1.5px solid #e3c86b;border-radius:10px;padding:18px 20px;font-size:1.02rem;margin-top:18px}
.success-banner{background:#e4f4e8;border:2px solid #1e7a34;color:#14532
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