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

:root{
  --red:#8C1A1C;
  --red-dark:#5E1012;
  --red-mid:#A82020;
  --amber:#B87820;
  --amber-light:#F5EBDD;
  --white:#FFFFFF;
  --warm:#FAF8F7;
  --off-white:#F5F5F5;
  --light:#F0EFEF;
  --border:#DEDEDE;
  --text:#1A1A1A;
  --charcoal:#2C2C2C;
  --muted:#5A5A5A;
  --r:8px;
}

body{font-family:'Lato',sans-serif;color:var(--text);background:var(--white);line-height:1.75;font-size:16.5px}
h1,h2,h3,h4,.display{font-family:'Montserrat',sans-serif}
a{color:inherit;text-decoration:none}
img{max-width:100%;display:block}
.container{max-width:1180px;margin:0 auto;padding:0 28px}

/* ── NAV ── */
nav{position:sticky;top:0;z-index:100;background:var(--white);border-bottom:1px solid var(--border);padding:0 28px;display:flex;align-items:center;justify-content:space-between;height:74px;box-shadow:0 1px 8px rgba(0,0,0,.05)}
.nav-logo{font-family:'Montserrat',sans-serif;font-size:19px;font-weight:800;letter-spacing:-.3px;color:var(--charcoal)}
.nav-logo span{color:var(--red)}
.nav-links{display:flex;align-items:center;gap:28px;font-size:15px;font-weight:600}
.nav-links a:hover,.nav-links a.active{color:var(--red)}
.nav-cta{background:var(--red);color:#fff!important;padding:12px 22px;border-radius:6px;transition:background .2s!important}
.nav-cta:hover{background:var(--red-dark)!important}
.nav-hamburger{display:none;flex-direction:column;gap:5px;cursor:pointer;width:26px}
.nav-hamburger span{height:2.5px;background:var(--charcoal);border-radius:2px}
.mobile-menu{display:none;position:fixed;top:74px;left:0;right:0;background:var(--white);border-bottom:2px solid var(--red);padding:18px 26px;flex-direction:column;gap:0;z-index:99;max-height:calc(100vh - 74px);overflow-y:auto}
.mobile-menu a{padding:15px 4px;border-bottom:1px solid var(--border);font-size:16px;font-weight:600}
.mobile-menu a:last-child{border-bottom:none;background:var(--red);color:#fff;margin:10px 4px 0;border-radius:8px;text-align:center}
@media(max-width:960px){.nav-links{display:none}.nav-hamburger{display:flex}}

/* ── HERO ── */
.hero{padding:80px 28px 88px;text-align:center;background:linear-gradient(180deg,var(--warm) 0%,var(--white) 100%)}
.hero-eyebrow{display:inline-flex;align-items:center;gap:10px;font-size:12.5px;font-weight:800;text-transform:uppercase;letter-spacing:2px;color:var(--amber);margin-bottom:22px}
.hero-eyebrow-dot{width:5px;height:5px;border-radius:50%;background:var(--amber)}
.hero h1{font-size:clamp(34px,5.5vw,58px);font-weight:900;color:var(--charcoal);line-height:1.12;letter-spacing:-1px;max-width:840px;margin:0 auto 24px}
.hero h1 span{color:var(--red)}
.hero-sub{font-size:19px;color:var(--muted);max-width:640px;margin:0 auto 40px;line-height:1.7}
.hero-actions{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}
.btn-primary{background:var(--red);color:#fff;padding:17px 32px;border-radius:8px;font-weight:800;font-size:16px;transition:background .2s;display:inline-block}
.btn-primary:hover{background:var(--red-dark)}
.btn-secondary{background:#fff;color:var(--charcoal);border:2px solid var(--border);padding:15px 30px;border-radius:8px;font-weight:700;font-size:16px;transition:all .2s;display:inline-block}
.btn-secondary:hover{border-color:var(--charcoal)}
.btn-outline-red{background:transparent;color:var(--red);border:2px solid var(--red);padding:15px 30px;border-radius:8px;font-weight:700;font-size:16px;transition:all .2s;display:inline-block}
.btn-outline-red:hover{background:var(--red);color:#fff}

/* ── STATS STRIP ── */
.stats-strip{display:grid;grid-template-columns:repeat(4,1fr);background:var(--charcoal);padding:0}
.stat-item{padding:34px 20px;text-align:center;border-right:1px solid rgba(255,255,255,.09)}
.stat-item:last-child{border-right:none}
.stat-num{font-family:'Montserrat',sans-serif;font-size:clamp(26px,3vw,36px);font-weight:900;color:var(--amber);line-height:1;margin-bottom:8px;letter-spacing:-.5px}
.stat-lbl{font-size:12.5px;font-weight:700;text-transform:uppercase;letter-spacing:.8px;color:rgba(255,255,255,.6)}
@media(max-width:700px){.stats-strip{grid-template-columns:repeat(2,1fr)}.stat-item:nth-child(2){border-right:none}}

/* ── SECTIONS ── */
.section{max-width:1180px;margin:0 auto;padding:88px 28px}
.section-eyebrow{font-size:12.5px;font-weight:800;text-transform:uppercase;letter-spacing:2px;color:var(--red);margin-bottom:14px}
.section-title{font-size:clamp(28px,3.5vw,42px);font-weight:900;letter-spacing:-.8px;margin-bottom:14px;color:var(--charcoal)}
.section-sub{color:var(--muted);font-size:17px;margin-bottom:44px;max-width:680px;line-height:1.7}
.section-alt{background:var(--warm)}

/* ── WHY / FEATURE CARDS ── */
.why-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(320px,1fr));gap:26px}
.why-card{background:#fff;border:1.5px solid var(--border);border-radius:var(--r);padding:32px;border-top:4px solid var(--red)}
.why-icon{font-size:30px;margin-bottom:16px}
.why-card h3{font-size:19px;font-weight:800;color:var(--charcoal);margin-bottom:12px}
.why-card p{font-size:15.5px;color:var(--muted);line-height:1.75}

/* ── SIGNS / CHECKLIST CARDS ── */
.signs-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:20px}
.sign-card{background:#fff;border:1.5px solid var(--border);border-radius:var(--r);padding:26px;display:flex;gap:16px;align-items:flex-start}
.sign-num{font-family:'Montserrat',sans-serif;font-size:22px;font-weight:900;color:var(--amber);flex-shrink:0;line-height:1}
.sign-card h4{font-size:16.5px;font-weight:800;color:var(--charcoal);margin-bottom:6px}
.sign-card p{font-size:14.5px;color:var(--muted);line-height:1.7}

/* ── LISTINGS ── */
.listings-header{margin-bottom:32px}
.filter-row{display:flex;flex-wrap:wrap;align-items:center;gap:12px;margin-bottom:28px;padding:20px;background:var(--warm);border-radius:var(--r)}
.filter-select,.filter-input{padding:11px 15px;border:1.5px solid var(--border);border-radius:6px;font-size:14.5px;font-weight:600;font-family:inherit;color:var(--text);background:#fff;cursor:pointer}
.filter-select:focus,.filter-input:focus{outline:none;border-color:var(--red)}
.filter-btn{background:#fff;border:1.5px solid var(--border);color:var(--text);font-size:14px;font-weight:700;padding:10px 20px;border-radius:6px;cursor:pointer;transition:all .18s;font-family:inherit;white-space:nowrap}
.filter-btn:hover{border-color:var(--red);color:var(--red)}
.filter-btn.active{background:var(--red);border-color:var(--red);color:#fff}
.filter-reset{padding:10px 18px;border-radius:6px;font-size:14px;font-weight:700;cursor:pointer;border:1.5px solid var(--border);background:#fff;color:var(--muted);transition:all .2s;font-family:inherit}
.filter-reset:hover{border-color:var(--red);color:var(--red)}
.listings-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:24px}
.listing-card{background:#fff;border:1.5px solid var(--border);border-radius:var(--r);overflow:hidden;transition:transform .22s,box-shadow .22s;display:block}
.listing-card:hover{transform:translateY(-4px);box-shadow:0 12px 30px rgba(0,0,0,.1)}
.listing-photo{height:210px;background-size:cover;background-position:center;position:relative}
.listing-badge{position:absolute;top:14px;left:14px;background:var(--red);color:#fff;font-size:10.5px;font-weight:800;padding:5px 11px;border-radius:4px;text-transform:uppercase;letter-spacing:.5px}
.listing-body{padding:20px}
.listing-price{font-family:'Montserrat',sans-serif;font-size:22px;font-weight:900;color:var(--charcoal);margin-bottom:6px}
.listing-address{font-size:14px;font-weight:600;color:var(--muted);margin-bottom:12px}
.listing-details{display:flex;gap:12px;flex-wrap:wrap;font-size:13.5px;color:var(--muted);margin-bottom:10px}
.listing-cta{display:block;margin-top:14px;background:var(--warm);border-radius:6px;padding:11px;text-align:center;font-size:14px;font-weight:700;color:var(--red)}
.listings-status{text-align:center;padding:70px 24px;color:var(--muted);grid-column:1/-1}
.pagination{display:flex;align-items:center;justify-content:center;gap:10px;margin-top:40px;flex-wrap:wrap;grid-column:1/-1}
.pagination-btn{padding:10px 20px;border-radius:6px;font-size:14px;font-weight:700;cursor:pointer;border:1.5px solid var(--border);background:#fff;color:var(--text);transition:all .2s;font-family:inherit}
.pagination-btn:hover:not(:disabled){border-color:var(--red);color:var(--red)}
.pagination-btn:disabled{opacity:.4;cursor:default}

/* ── COMPLEX / COMMUNITY CARDS ── */
.complex-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:24px}
.complex-card{background:#fff;border:1.5px solid var(--border);border-radius:var(--r);padding:26px;border-left:4px solid var(--amber)}
.complex-card h3{font-size:18px;font-weight:800;color:var(--charcoal);margin-bottom:6px}
.complex-meta{font-size:13px;font-weight:700;color:var(--amber);text-transform:uppercase;letter-spacing:.4px;margin-bottom:12px}
.complex-card p{font-size:14.5px;color:var(--muted);line-height:1.7}
.complex-soon{opacity:.7}

/* ── FACT/STAT CARDS ── */
.facts-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:16px}
.fact-card{background:var(--warm);border-left:3px solid var(--red);border-radius:var(--r);padding:20px 22px}
.fact-num{font-family:'Montserrat',sans-serif;font-size:26px;font-weight:900;color:var(--charcoal);margin-bottom:4px}
.fact-lbl{font-size:12px;font-weight:700;color:var(--muted);text-transform:uppercase;letter-spacing:.5px}

/* ── TESTIMONIAL / CREDENTIALS ── */
.cred-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:24px;margin:44px 0}
.cred-card{background:#fff;border:1.5px solid var(--border);border-top:4px solid var(--amber);border-radius:var(--r);padding:30px}
.cred-num{font-family:'Montserrat',sans-serif;font-size:30px;font-weight:900;color:var(--red);margin-bottom:8px}
.cred-title{font-size:16.5px;font-weight:800;color:var(--charcoal);margin-bottom:10px}
.cred-desc{font-size:14.5px;color:var(--muted);line-height:1.75}

/* ── FAQ ── */
.faq-item{border-bottom:1px solid var(--border);padding:22px 0}
.faq-item summary{font-weight:700;font-size:16.5px;color:var(--charcoal);cursor:pointer;list-style:none;position:relative;padding-right:28px}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item summary::after{content:'+';position:absolute;right:0;top:-2px;font-size:22px;color:var(--red);font-weight:400}
.faq-item[open] summary::after{content:'−'}
.faq-a{margin-top:14px;font-size:15.5px;color:var(--muted);line-height:1.8}
.faq-a a{color:var(--red);font-weight:700}

/* ── LEAD FORMS ── */
.lead-section{background:var(--charcoal);padding:88px 28px}
.lead-inner{max-width:1180px;margin:0 auto;display:grid;grid-template-columns:repeat(auto-fit,minmax(360px,1fr));gap:32px}
.lead-box{background:#fff;border-radius:12px;padding:36px}
.lead-box-label{font-size:12px;font-weight:800;text-transform:uppercase;letter-spacing:1px;color:var(--amber);margin-bottom:10px}
.lead-icon{font-size:32px;margin-bottom:14px}
.lead-box h3{font-size:22px;font-weight:900;color:var(--charcoal);margin-bottom:12px}
.lead-box>p{font-size:15px;color:var(--muted);margin-bottom:24px;line-height:1.7}
.form-group{margin-bottom:16px}
.form-group label{display:block;font-size:12px;font-weight:700;text-transform:uppercase;letter-spacing:.5px;color:var(--muted);margin-bottom:6px}
.form-group input,.form-group select,.form-group textarea{width:100%;border:1.5px solid var(--border);border-radius:6px;padding:13px 14px;font-size:15px;font-family:inherit;color:var(--text);background:var(--warm)}
.form-group input:focus,.form-group select:focus,.form-group textarea:focus{outline:none;border-color:var(--red)}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.form-submit{width:100%;background:var(--red);color:#fff;border:none;border-radius:6px;padding:16px;font-size:15px;font-weight:800;cursor:pointer;font-family:inherit;transition:background .2s}
.form-submit:hover{background:var(--red-dark)}
.lead-success-msg,.lead-error-msg{display:none;padding:14px 16px;border-radius:6px;font-size:14px;font-weight:600;margin-bottom:16px}
.lead-success-msg{background:#eaf6ee;color:#1a7a4a}
.lead-error-msg{background:#fbeaea;color:var(--red)}
.form-group .form-field-error{color:var(--red);font-size:12.5px;margin-top:4px;display:block}

/* ── CTA BAND ── */
.cta-band{background:var(--red);padding:80px 28px;text-align:center}
.cta-band h2{font-size:clamp(26px,4vw,38px);font-weight:900;color:#fff;margin-bottom:14px;letter-spacing:-.5px}
.cta-band p{font-size:17px;color:rgba(255,255,255,.85);margin-bottom:32px;max-width:560px;margin-left:auto;margin-right:auto}
.btn-white{background:#fff;color:var(--red);padding:16px 34px;border-radius:8px;font-weight:800;font-size:16px;transition:background .2s;display:inline-block}
.btn-white:hover{background:var(--off-white)}

/* ── BLOG ── */
.blog-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(320px,1fr));gap:28px}
.blog-card{border-radius:12px;overflow:hidden;box-shadow:0 4px 16px rgba(0,0,0,.07);transition:transform .25s,box-shadow .25s;display:block;background:#fff;border:1px solid var(--border)}
.blog-card:hover{transform:translateY(-6px);box-shadow:0 14px 32px rgba(0,0,0,.12)}
.blog-card-img{height:190px;background-size:cover;background-position:center;position:relative;display:flex;align-items:flex-start;padding:16px}
.blog-card-img::before{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.32) 0%,rgba(0,0,0,0) 45%)}
.blog-cat{position:relative;z-index:1;font-size:11px;font-weight:800;text-transform:uppercase;letter-spacing:.5px;background:rgba(255,255,255,.95);color:var(--red);padding:5px 12px;border-radius:20px}
.blog-card-body{padding:22px}
.blog-meta{font-size:12.5px;color:var(--muted);font-weight:600;margin-bottom:8px;text-transform:uppercase;letter-spacing:.3px}
.blog-title{font-size:18px;font-weight:800;color:var(--charcoal);line-height:1.3;margin-bottom:10px}
.blog-excerpt{font-size:14.5px;color:var(--muted);line-height:1.7;margin-bottom:14px}
.blog-read-more{font-size:13px;font-weight:800;color:var(--red);text-transform:uppercase;letter-spacing:.4px}

.article-header{padding:90px 28px 52px;display:flex;align-items:flex-end;min-height:320px;position:relative}
.article-header-inner{max-width:800px;margin:0 auto;width:100%;position:relative;z-index:1}
.article-cat{display:inline-block;font-size:11px;font-weight:800;text-transform:uppercase;letter-spacing:.7px;background:var(--red);color:#fff;padding:6px 15px;border-radius:20px;margin-bottom:16px}
.article-header h1{font-size:clamp(28px,4.2vw,44px);font-weight:900;color:#fff;line-height:1.18;letter-spacing:-.5px;margin-bottom:14px}
.article-header-meta{font-size:13.5px;color:rgba(255,255,255,.65);font-weight:600}
.article-body{padding:60px 28px 84px}
.article-content{max-width:760px;margin:0 auto;font-size:17px;line-height:1.85;color:var(--text)}
.article-content h2{font-size:25px;font-weight:900;color:var(--charcoal);margin:42px 0 16px;letter-spacing:-.3px}
.article-content p{margin-bottom:18px}
.article-content ul,.article-content ol{margin:0 0 18px 24px}
.article-content li{margin-bottom:9px;line-height:1.75}
.article-callout{background:var(--warm);border-left:4px solid var(--red);border-radius:0 var(--r) var(--r) 0;padding:26px 28px;margin:30px 0}
.article-callout p{font-size:15.5px;margin-bottom:0}
.article-related{margin:48px 0;padding-top:30px;border-top:1px solid var(--border)}
.article-related-title{font-size:12px;font-weight:800;text-transform:uppercase;letter-spacing:.6px;color:var(--muted);margin-bottom:16px}
.article-related-list{display:flex;flex-direction:column;gap:11px;list-style:none;padding:0;margin:0}
.article-related-list a{color:var(--red);font-weight:700;font-size:15px}
.article-cta-box{background:var(--charcoal);border-radius:var(--r);padding:44px 32px;margin-top:48px;text-align:center}
.cta-title{font-size:23px;font-weight:900;color:#fff;margin-bottom:12px}
.article-cta-box>p{color:rgba(255,255,255,.68);font-size:15px;margin-bottom:26px}
.btn-cta-primary{display:inline-block;background:var(--red);color:#fff!important;padding:14px 28px;border-radius:8px;font-weight:800;font-size:14.5px;text-decoration:none!important}
.btn-cta-primary:hover{background:var(--red-dark)}
.btn-cta-secondary{display:inline-block;background:transparent;color:#fff!important;border:2px solid rgba(255,255,255,.4);padding:14px 28px;border-radius:8px;font-weight:700;font-size:14.5px;text-decoration:none!important}
.btn-cta-secondary:hover{background:rgba(255,255,255,.1)}

/* ── PAGE HEADER (subpages) ── */
.page-header{padding:64px 28px;background:linear-gradient(160deg,var(--red-dark) 0%,var(--red) 100%);text-align:center}
.page-header h1{font-size:clamp(28px,4vw,44px);font-weight:900;color:#fff;margin-bottom:14px;letter-spacing:-.5px}
.page-header p{font-size:17px;color:rgba(255,255,255,.85);max-width:620px;margin:0 auto}
.breadcrumb{font-size:12.5px;color:rgba(255,255,255,.6);margin-bottom:14px}
.breadcrumb a{color:rgba(255,255,255,.6)}

/* ── STICKY MOBILE CALL BAR ── */
.sticky-cta-bar{display:none}
@media(max-width:768px){
  body{padding-bottom:64px}
  .sticky-cta-bar{display:flex;position:fixed;bottom:0;left:0;right:0;z-index:500;box-shadow:0 -2px 14px rgba(0,0,0,.18)}
  .sticky-cta-btn{flex:1;text-align:center;padding:16px 8px;font-size:15px;font-weight:800;text-decoration:none;display:flex;align-items:center;justify-content:center;gap:7px}
  .sticky-cta-call{background:var(--red);color:#fff}
  .sticky-cta-text{background:var(--charcoal);color:#fff}
}

/* ── FOOTER ── */
.footer{background:var(--charcoal);color:#fff;padding:70px 28px 36px}
.footer-top{max-width:1180px;margin:0 auto;display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:48px;margin-bottom:48px}
.footer-logo{font-family:'Montserrat',sans-serif;font-size:21px;font-weight:900;letter-spacing:-.4px;margin-bottom:14px}
.footer-logo span{color:var(--amber)}
.footer-desc{font-size:14.5px;color:#999;line-height:1.75}
.footer-heading{font-size:11.5px;font-weight:800;text-transform:uppercase;letter-spacing:.7px;color:#777;margin-bottom:18px}
.footer-links{list-style:none}
.footer-links li{margin-bottom:11px}
.footer-links a{font-size:14.5px;color:#ccc;transition:color .2s}
.footer-links a:hover{color:#fff}
.footer-bottom{max-width:1180px;margin:0 auto;border-top:1px solid #444;padding-top:28px}
.footer-bottom p{font-size:12.5px;color:#888;line-height:1.75}
@media(max-width:900px){.footer-top{grid-template-columns:1fr 1fr;gap:36px}}
@media(max-width:540px){.footer-top{grid-template-columns:1fr;gap:32px}.form-row{grid-template-columns:1fr}.section{padding:64px 20px}.hero{padding:56px 20px 64px}.filter-row{gap:8px}.listing-photo{height:190px}}