/* ─── CORBEL FONT FACES ────────────────────────────────── */
    @font-face {
      font-family: 'Corbel';
      src: url('CORBEL.TTF') format('truetype');
      font-weight: 400;
      font-style: normal;
      font-display: swap;
    }
    @font-face {
      font-family: 'Corbel';
      src: url('CORBELB.TTF') format('truetype');
      font-weight: 700;
      font-style: normal;
      font-display: swap;
    }
    @font-face {
      font-family: 'Corbel';
      src: url('CORBELI.TTF') format('truetype');
      font-weight: 400;
      font-style: italic;
      font-display: swap;
    }
    @font-face {
      font-family: 'Corbel';
      src: url('CORBELZ.TTF') format('truetype');
      font-weight: 700;
      font-style: italic;
      font-display: swap;
    }

    /* ─── RESET & BASE ─────────────────────────────────────── */
    *, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
    html { scroll-behavior: smooth; }
    body {
      font-family: 'Corbel', sans-serif;
      font-weight: 400;
      color: #2c2c2c;
      background: #fff;
      line-height: 1.7;
    }
    img { max-width: 100%; display: block; }
    a { text-decoration: none; color: inherit; }
    ul { list-style: none; }

    /* ─── ADA: SKIP LINK ───────────────────────────────────── */
    .skip-link {
      position: absolute;
      top: -100px;
      left: 16px;
      background: var(--gold, #c9a96e);
      color: #fff;
      padding: 10px 20px;
      font-size: 14px;
      font-weight: 700;
      border-radius: 0 0 4px 4px;
      z-index: 9999;
      transition: top 0.2s;
      text-decoration: none;
    }
    .skip-link:focus { top: 0; }

    /* ─── ADA: FOCUS STYLES ────────────────────────────────── */
    /* Visible focus ring for ALL keyboard-navigable elements */
    :focus-visible {
      outline: 3px solid #c9a96e;
      outline-offset: 3px;
    }
    /* Remove default outline only when not keyboard-focused */
    :focus:not(:focus-visible) { outline: none; }
    /* Extra contrast for dark backgrounds */
    #site-header :focus-visible,
    footer :focus-visible,
    .dark-band :focus-visible,
    .hero :focus-visible {
      outline: 3px solid #fff;
      outline-offset: 3px;
    }

    /* ─── VARIABLES ────────────────────────────────────────── */
    :root {
      --dark:    #1a1a1a;
      --mid:     #3a3a3a;
      --light:   #f5f5f3;
      --accent:  #7a9e7e;   /* muted sage green — property management feel */
      --gold:    #c9a96e;
      --white:   #ffffff;
      --border:  #ddd;
      --text:    #444;
    }

    /* ─── GRADIENT TEXTURE ─────────────────────────────────── */
    .gradient-bg {
      /* Uses the grey gradient texture pattern */
      background:
        radial-gradient(ellipse at center, rgba(255,255,255,0.95) 30%, rgba(200,200,200,0.4) 100%),
        repeating-linear-gradient(0deg, transparent, transparent 28px, rgba(180,180,180,0.12) 28px, rgba(180,180,180,0.12) 30px),
        repeating-linear-gradient(90deg, transparent, transparent 28px, rgba(180,180,180,0.12) 28px, rgba(180,180,180,0.12) 30px);
      background-color: #f0f0ee;
    }

    /* ─── HEADER / NAV ─────────────────────────────────────── */
    #site-header {
      position: fixed;
      top: 0; left: 0; right: 0;
      z-index: 1000;
      background: rgba(26, 26, 26, 0.97);
      backdrop-filter: blur(6px);
      border-bottom: 1px solid rgba(255,255,255,0.08);
      transition: background 0.3s;
    }
    .header-inner {
      max-width: 1280px;
      margin: 0 auto;
      padding: 0 32px;
      display: flex;
      align-items: center;
      justify-content: space-between;
      height: 72px;
    }
    .logo-wrap img {
      height: 44px;
      width: auto;
    }
    .main-nav {
      display: flex;
      align-items: center;
      gap: 4px;
    }
    .main-nav a {
      color: rgba(255,255,255,0.85);
      font-size: 13px;
      font-weight: 600;
      letter-spacing: 0.08em;
      text-transform: uppercase;
      padding: 6px 12px;
      border-radius: 2px;
      transition: color 0.2s;
    }
    .main-nav a:hover { color: #fff; }
    .main-nav a.active { color: #fff; border-bottom: 2px solid var(--gold); }
    .nav-cta {
      display: flex;
      gap: 8px;
      margin-left: 16px;
    }
    .btn-outline {
      color: #fff !important;
      border: 1px solid rgba(255,255,255,0.5) !important;
      padding: 7px 14px !important;
      border-radius: 2px;
      font-size: 12px !important;
      transition: border-color 0.2s, background 0.2s !important;
    }
    .btn-outline:hover { border-color: #fff !important; background: rgba(255,255,255,0.1) !important; }
    .btn-solid {
      background: var(--gold) !important;
      color: #fff !important;
      border: 1px solid var(--gold) !important;
      padding: 7px 14px !important;
      border-radius: 2px;
      font-size: 12px !important;
      transition: background 0.2s !important;
    }
    .btn-solid:hover { background: #b8954f !important; }

    /* Hamburger */
    .hamburger {
      display: none;
      flex-direction: column;
      gap: 5px;
      cursor: pointer;
      padding: 6px;
      background: none;
      border: none;
    }
    .hamburger span {
      display: block;
      width: 24px;
      height: 2px;
      background: #fff;
      border-radius: 2px;
      transition: 0.3s;
    }

    /* ─── PAGE SYSTEM ──────────────────────────────────────── */
    .page { display: none; }
    .page.active { display: block; }

    /* ─── HERO ─────────────────────────────────────────────── */
    .hero {
      position: relative;
      height: 100vh;
      min-height: 600px;
      display: flex;
      align-items: center;
      justify-content: center;
      overflow: hidden;
    }
    .hero-bg {
      position: absolute;
      inset: 0;
      background-image: url('hero-bg.jpg');
      background-size: cover;
      background-position: center top;
      filter: brightness(0.45);
      transform: scale(1.04);
      transition: transform 8s ease;
    }
    .hero:hover .hero-bg { transform: scale(1.0); }
    .hero-overlay {
      position: absolute;
      inset: 0;
      background: linear-gradient(to bottom, rgba(0,0,0,0.2) 0%, rgba(0,0,0,0.55) 100%);
    }
    .hero-content {
      position: relative;
      z-index: 2;
      text-align: center;
      color: #fff;
      padding: 0 24px;
      max-width: 860px;
    }
    .hero-eyebrow {
      font-size: 12px;
      letter-spacing: 0.22em;
      text-transform: uppercase;
      color: var(--gold);
      margin-bottom: 20px;
      font-weight: 600;
    }
    .hero-title {
      font-family: 'Corbel', sans-serif;
      font-size: clamp(2.4rem, 5vw, 4.2rem);
      font-weight: 700;
      line-height: 1.15;
      margin-bottom: 24px;
      text-shadow: 0 2px 20px rgba(0,0,0,0.4);
    }
    .hero-sub {
      font-size: 1.05rem;
      font-weight: 300;
      max-width: 580px;
      margin: 0 auto 36px;
      opacity: 0.88;
      line-height: 1.75;
    }
    .hero-btns {
      display: flex;
      gap: 14px;
      justify-content: center;
      flex-wrap: wrap;
    }
    .btn-primary {
      background: var(--gold);
      color: #fff;
      padding: 14px 36px;
      font-size: 13px;
      font-weight: 700;
      letter-spacing: 0.1em;
      text-transform: uppercase;
      border: none;
      border-radius: 2px;
      cursor: pointer;
      transition: background 0.2s, transform 0.15s;
    }
    .btn-primary:hover { background: #b8954f; transform: translateY(-1px); }
    .btn-secondary {
      background: transparent;
      color: #fff;
      padding: 14px 36px;
      font-size: 13px;
      font-weight: 700;
      letter-spacing: 0.1em;
      text-transform: uppercase;
      border: 1px solid rgba(255,255,255,0.6);
      border-radius: 2px;
      cursor: pointer;
      transition: border-color 0.2s, background 0.2s;
    }
    .btn-secondary:hover { border-color: #fff; background: rgba(255,255,255,0.1); }
    .hero-scroll {
      position: absolute;
      bottom: 36px;
      left: 50%;
      transform: translateX(-50%);
      display: flex;
      flex-direction: column;
      align-items: center;
      gap: 6px;
      color: rgba(255,255,255,0.6);
      font-size: 11px;
      letter-spacing: 0.12em;
      text-transform: uppercase;
    }
    .scroll-line {
      width: 1px;
      height: 36px;
      background: linear-gradient(to bottom, transparent, rgba(255,255,255,0.5));
      animation: scrollPulse 2s ease-in-out infinite;
    }
    @keyframes scrollPulse {
      0%, 100% { opacity: 0.4; }
      50%       { opacity: 1; }
    }

    /* ─── SECTION BASICS ───────────────────────────────────── */
    .section { padding: 96px 24px; }
    .section-sm { padding: 64px 24px; }
    .container { max-width: 1140px; margin: 0 auto; }
    .section-label {
      font-size: 11px;
      letter-spacing: 0.2em;
      text-transform: uppercase;
      color: var(--gold);
      font-weight: 600;
      margin-bottom: 10px;
    }
    .section-title {
      font-family: 'Corbel', sans-serif;
      font-size: clamp(1.8rem, 3vw, 2.8rem);
      font-weight: 700;
      color: var(--dark);
      line-height: 1.2;
      margin-bottom: 18px;
    }
    .section-title.light { color: #fff; }
    .section-sub {
      font-size: 1rem;
      color: var(--text);
      max-width: 580px;
      line-height: 1.8;
    }
    .section-sub.light { color: rgba(255,255,255,0.78); }
    .divider {
      width: 48px;
      height: 3px;
      background: var(--gold);
      margin: 18px 0 36px;
    }
    .divider.center { margin-left: auto; margin-right: auto; }
    .text-center { text-align: center; }

    /* ─── STATS BAR ────────────────────────────────────────── */
    .stats-bar {
      background: var(--dark);
      padding: 0;
    }
    .stats-inner {
      max-width: 1140px;
      margin: 0 auto;
      display: grid;
      grid-template-columns: repeat(4, 1fr);
    }
    .stat-item {
      padding: 40px 20px;
      text-align: center;
      border-right: 1px solid rgba(255,255,255,0.08);
    }
    .stat-item:last-child { border-right: none; }
    .stat-num {
      font-family: 'Corbel', sans-serif;
      font-size: 2.6rem;
      font-weight: 700;
      color: var(--gold);
      line-height: 1;
    }
    .stat-label {
      font-size: 12px;
      letter-spacing: 0.1em;
      text-transform: uppercase;
      color: rgba(255,255,255,0.6);
      margin-top: 8px;
    }

    /* ─── SERVICES GRID ────────────────────────────────────── */
    .services-grid {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      gap: 2px;
      background: var(--border);
    }
    .service-card {
      background: #fff;
      padding: 48px 36px;
      transition: background 0.25s;
    }
    .service-card:hover { background: var(--light); }
    .service-icon {
      width: 44px;
      height: 44px;
      margin-bottom: 22px;
      opacity: 0.8;
    }
    .service-card h3 {
      font-family: 'Corbel', sans-serif;
      font-size: 1.3rem;
      font-weight: 600;
      margin-bottom: 12px;
      color: var(--dark);
    }
    .service-card p {
      font-size: 0.93rem;
      color: var(--text);
      line-height: 1.75;
    }

    /* ─── LISTINGS ─────────────────────────────────────────── */
    .listing-tabs {
      display: flex;
      gap: 0;
      margin-bottom: 40px;
      border-bottom: 2px solid var(--border);
      flex-wrap: wrap;
    }
    .tab-btn {
      background: none;
      border: none;
      padding: 14px 28px;
      font-family: 'Corbel', sans-serif;
      font-size: 13px;
      font-weight: 600;
      letter-spacing: 0.08em;
      text-transform: uppercase;
      color: #888;
      cursor: pointer;
      border-bottom: 2px solid transparent;
      margin-bottom: -2px;
      transition: color 0.2s, border-color 0.2s;
    }
    .tab-btn:hover { color: var(--dark); }
    .tab-btn.active { color: var(--dark); border-bottom-color: var(--gold); }

    .listings-grid {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      gap: 28px;
    }
    .listing-card {
      background: #fff;
      border: 1px solid var(--border);
      border-radius: 3px;
      overflow: hidden;
      transition: transform 0.2s, box-shadow 0.2s;
    }
    .listing-card:hover { transform: translateY(-4px); box-shadow: 0 12px 40px rgba(0,0,0,0.1); }
    .listing-img {
      height: 210px;
      background: var(--light);
      display: flex;
      align-items: center;
      justify-content: center;
      overflow: hidden;
      position: relative;
    }
    .listing-img img { width: 100%; height: 100%; object-fit: cover; }
    .listing-img-placeholder {
      width: 100%;
      height: 100%;
      display: flex;
      flex-direction: column;
      align-items: center;
      justify-content: center;
      background:
        radial-gradient(ellipse at center, rgba(255,255,255,0.9) 25%, rgba(190,190,190,0.35) 100%),
        repeating-linear-gradient(0deg, transparent, transparent 18px, rgba(160,160,160,0.1) 18px, rgba(160,160,160,0.1) 20px),
        repeating-linear-gradient(90deg, transparent, transparent 18px, rgba(160,160,160,0.1) 18px, rgba(160,160,160,0.1) 20px);
      background-color: #ebebeb;
    }
    .listing-img-placeholder svg { opacity: 0.25; width: 48px; height: 48px; }
    .listing-type-badge {
      position: absolute;
      top: 12px;
      left: 12px;
      background: var(--dark);
      color: #fff;
      font-size: 10px;
      letter-spacing: 0.12em;
      text-transform: uppercase;
      padding: 4px 10px;
      border-radius: 2px;
      font-weight: 600;
    }
    .listing-body { padding: 22px 24px 24px; }
    .listing-price {
      font-size: 1.25rem;
      font-weight: 700;
      color: var(--dark);
      margin-bottom: 4px;
    }
    .listing-title {
      font-family: 'Corbel', sans-serif;
      font-size: 1.05rem;
      font-weight: 600;
      color: var(--dark);
      margin-bottom: 6px;
      line-height: 1.3;
    }
    .listing-addr {
      font-size: 0.83rem;
      color: #888;
      margin-bottom: 12px;
    }
    .listing-meta {
      display: flex;
      gap: 14px;
      font-size: 0.82rem;
      color: var(--text);
      margin-bottom: 14px;
    }
    .listing-meta span { display: flex; align-items: center; gap: 4px; }
    .listing-desc {
      font-size: 0.87rem;
      color: var(--text);
      line-height: 1.65;
      margin-bottom: 16px;
      display: -webkit-box;
      -webkit-line-clamp: 3;
      -webkit-box-orient: vertical;
      overflow: hidden;
    }
    .listing-link {
      font-size: 12px;
      letter-spacing: 0.1em;
      text-transform: uppercase;
      font-weight: 700;
      color: var(--gold);
      border-bottom: 1px solid var(--gold);
      padding-bottom: 1px;
      transition: color 0.2s;
      display: inline-block;
    }
    .listing-link:hover { color: #b8954f; border-bottom-color: #b8954f; }
    .no-listings {
      grid-column: 1 / -1;
      text-align: center;
      padding: 60px 24px;
      color: #888;
      font-size: 1rem;
    }

    /* ─── ABOUT SPLIT ──────────────────────────────────────── */
    .about-split {
      display: grid;
      grid-template-columns: 1fr 1fr;
      gap: 80px;
      align-items: center;
    }
    .about-img-wrap {
      position: relative;
    }
    .about-img-wrap img {
      width: 100%;
      aspect-ratio: 4/5;
      object-fit: cover;
    }
    .about-img-accent {
      position: absolute;
      bottom: -18px;
      right: -18px;
      width: 60%;
      aspect-ratio: 1;
      background: var(--gold);
      opacity: 0.15;
      z-index: -1;
    }
    .about-text { padding: 20px 0; }
    .checkmark-list {
      margin-top: 24px;
      display: flex;
      flex-direction: column;
      gap: 12px;
    }
    .checkmark-list li {
      display: flex;
      gap: 12px;
      font-size: 0.94rem;
      color: var(--text);
    }
    .checkmark-list li::before {
      content: '✓';
      color: var(--accent);
      font-weight: 700;
      flex-shrink: 0;
      margin-top: 1px;
    }


    /* ─── PROPERTY GALLERY ─────────────────────────────────── */
    .prop-gallery {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      gap: 20px;
    }
    .prop-gallery-item {
      margin: 0;
      overflow: hidden;
      border-radius: 6px;
      box-shadow: 0 4px 16px rgba(0,0,0,0.12);
      background: var(--dark);
    }
    .prop-gallery-item img {
      width: 100%;
      height: 240px;
      object-fit: cover;
      display: block;
      transition: transform 0.4s ease;
      filter: grayscale(20%);
    }
    .prop-gallery-item:hover img {
      transform: scale(1.03);
      filter: grayscale(0%);
    }
    .prop-gallery-item figcaption {
      padding: 14px 16px;
      font-size: 13px;
      font-weight: 600;
      letter-spacing: 0.04em;
      color: rgba(255,255,255,0.85);
      text-transform: uppercase;
      background: var(--dark);
    }
    @media (max-width: 768px) {
      .prop-gallery { grid-template-columns: repeat(2, 1fr); }
      .prop-gallery-item img { height: 180px; }
    }
    @media (max-width: 480px) {
      .prop-gallery { grid-template-columns: 1fr; }
    }


    /* ─── TEAM CARDS ───────────────────────────────────────── */
    .team-grid {
      display: grid;
      grid-template-columns: repeat(4, 1fr);
      gap: 24px;
    }
    .team-card {
      background: #fff;
      border: 1px solid var(--border);
      border-radius: 6px;
      padding: 28px 22px;
      text-align: center;
    }
    .team-avatar {
      width: 64px;
      height: 64px;
      border-radius: 50%;
      background: var(--dark);
      display: flex;
      align-items: center;
      justify-content: center;
      margin: 0 auto 16px;
      font-size: 22px;
      font-weight: 700;
      color: var(--gold);
      font-family: 'Corbel', sans-serif;
      letter-spacing: 0.05em;
    }
    .team-card h3 {
      font-family: 'Corbel', sans-serif;
      font-size: 1rem;
      color: var(--dark);
      margin: 0 0 4px;
    }
    .team-card .team-title {
      font-size: 12px;
      font-weight: 600;
      letter-spacing: 0.08em;
      text-transform: uppercase;
      color: var(--gold);
      margin-bottom: 14px;
    }
    .team-card .team-contacts {
      display: flex;
      flex-direction: column;
      gap: 5px;
    }
    .team-card .team-contacts a {
      font-size: 13px;
      color: var(--text);
      text-decoration: none;
      transition: color 0.2s;
    }
    .team-card .team-contacts a:hover { color: var(--gold); }
    .team-photo {
      width: 96px;
      height: 96px;
      border-radius: 50%;
      object-fit: cover;
      object-position: center top;
      margin: 0 auto 16px;
      display: block;
      border: 3px solid var(--gold);
    }
    .team-bio {
      font-size: 13px;
      color: var(--text);
      line-height: 1.7;
      margin: 10px 0 14px;
      text-align: left;
    }
    @media (max-width: 900px) {
      .team-grid { grid-template-columns: repeat(3, 1fr); }
    }
    @media (max-width: 600px) {
      .team-grid { grid-template-columns: repeat(2, 1fr); }
    }


    /* ─── LISTING MODAL ────────────────────────────────────── */
    .listing-card { cursor: pointer; }
    .listing-card:hover { box-shadow: 0 8px 32px rgba(0,0,0,0.18); transform: translateY(-2px); }
    .modal-overlay {
      display: none;
      position: fixed; inset: 0; z-index: 1000;
      background: rgba(0,0,0,0.65);
      align-items: center; justify-content: center;
      padding: 24px;
    }
    .modal-overlay.open { display: flex; }
    .modal-box {
      background: #fff;
      border-radius: 8px;
      max-width: 680px; width: 100%;
      max-height: 90vh;
      overflow-y: auto;
      position: relative;
      box-shadow: 0 24px 64px rgba(0,0,0,0.3);
    }
    /* ── Slideshow ── */
    .modal-slideshow {
      position: relative; width: 100%; height: 340px;
      background: #111; overflow: hidden; border-radius: 8px 8px 0 0;
    }
    .modal-img {
      width: 100%; height: 340px; object-fit: cover; display: block;
      border-radius: 8px 8px 0 0;
      transition: opacity 0.3s ease;
    }
    .modal-img.fading { opacity: 0; }
    .modal-img-placeholder {
      width: 100%; height: 200px; background: var(--dark);
      display: flex; align-items: center; justify-content: center;
      border-radius: 8px 8px 0 0;
    }
    .slide-btn {
      position: absolute; top: 50%; transform: translateY(-50%);
      background: rgba(0,0,0,0.52); color: #fff; border: none; cursor: pointer;
      width: 44px; height: 44px; border-radius: 50%; font-size: 24px;
      display: flex; align-items: center; justify-content: center;
      z-index: 2; transition: background 0.2s, transform 0.15s;
      user-select: none;
    }
    .slide-btn:hover { background: rgba(0,0,0,0.85); transform: translateY(-50%) scale(1.1); }
    .slide-btn.prev { left: 12px; }
    .slide-btn.next { right: 12px; }
    .slide-counter {
      position: absolute; bottom: 62px; right: 12px;
      background: rgba(0,0,0,0.55); color: #fff; font-size: 12px;
      padding: 3px 9px; border-radius: 10px; pointer-events: none;
      letter-spacing: 0.04em;
    }
    /* Thumbnail strip */
    .slide-thumbs {
      display: flex; gap: 5px; overflow-x: auto; padding: 8px 10px;
      background: #1a1a1a; scrollbar-width: thin; scrollbar-color: #555 #1a1a1a;
      scroll-behavior: smooth;
    }
    .slide-thumbs::-webkit-scrollbar { height: 4px; }
    .slide-thumbs::-webkit-scrollbar-thumb { background: #555; border-radius: 2px; }
    .slide-thumb {
      flex: 0 0 56px; height: 42px; object-fit: cover; border-radius: 3px;
      cursor: pointer; opacity: 0.55; border: 2px solid transparent;
      transition: opacity 0.2s, border-color 0.2s;
    }
    .slide-thumb:hover { opacity: 0.85; }
    .slide-thumb.active { opacity: 1; border-color: var(--gold); }
    /* Modal body */
    .modal-body { padding: 28px 32px 32px; }
    .modal-close {
      position: absolute; top: 14px; right: 16px;
      background: rgba(0,0,0,0.5); border: none; border-radius: 50%;
      width: 36px; height: 36px; cursor: pointer;
      color: #fff; font-size: 20px; line-height: 1;
      display: flex; align-items: center; justify-content: center;
      transition: background 0.2s; z-index: 3;
    }
    .modal-close:hover { background: rgba(0,0,0,0.8); }
    .modal-type-badge {
      display: inline-block; font-size: 11px; font-weight: 700;
      letter-spacing: 0.1em; text-transform: uppercase;
      background: var(--gold); color: var(--dark);
      padding: 4px 10px; border-radius: 3px; margin-bottom: 12px;
    }
    .modal-price { font-size: 1.6rem; font-weight: 700; color: var(--dark); margin-bottom: 4px; }
    .modal-title { font-family: 'Corbel', sans-serif; font-size: 1.3rem; color: var(--dark); margin-bottom: 4px; }
    .modal-addr { font-size: 14px; color: #666; margin-bottom: 16px; font-style: normal; }
    .modal-meta { display: flex; gap: 16px; margin-bottom: 16px; flex-wrap: wrap; }
    .modal-meta span { font-size: 13px; color: var(--text); font-weight: 600; }
    .modal-desc { font-size: 15px; color: var(--text); line-height: 1.8; margin-bottom: 18px; }
    .modal-features { list-style: none; padding: 0; margin: 0 0 24px; display: flex; flex-wrap: wrap; gap: 8px; }
    .modal-features li {
      font-size: 12px; font-weight: 600; letter-spacing: 0.05em;
      background: #f4f1ea; color: var(--dark);
      padding: 5px 12px; border-radius: 3px;
    }
    .modal-actions { display: flex; gap: 12px; flex-wrap: wrap; }
    @media (max-width: 520px) {
      .modal-body { padding: 20px; }
      .modal-slideshow, .modal-img { height: 220px; }
      .slide-counter { bottom: 52px; }
      .slide-thumb { flex: 0 0 46px; height: 34px; }
    }

    /* ─── DARK BAND ────────────────────────────────────────── */
    .dark-band {
      background: var(--dark);
      padding: 80px 24px;
    }
    .dark-band-inner {
      max-width: 1140px;
      margin: 0 auto;
      display: grid;
      grid-template-columns: 1fr 1fr;
      gap: 80px;
      align-items: center;
    }

    /* ─── CONTACT ──────────────────────────────────────────── */
    .contact-grid {
      display: grid;
      grid-template-columns: 1fr 1.4fr;
      gap: 64px;
      align-items: start;
    }
    .contact-info h3 {
      font-family: 'Corbel', sans-serif;
      font-size: 1.4rem;
      margin-bottom: 24px;
      color: var(--dark);
    }
    .contact-detail {
      display: flex;
      gap: 14px;
      margin-bottom: 20px;
      align-items: flex-start;
    }
    .contact-detail .icon {
      width: 18px;
      height: 18px;
      color: var(--gold);
      flex-shrink: 0;
      margin-top: 2px;
    }
    .contact-detail p {
      font-size: 0.94rem;
      color: var(--text);
      line-height: 1.65;
    }
    .contact-form { }
    .form-row {
      display: grid;
      grid-template-columns: 1fr 1fr;
      gap: 16px;
    }
    .form-group { margin-bottom: 16px; }
    .form-group label {
      display: block;
      font-size: 12px;
      font-weight: 600;
      letter-spacing: 0.08em;
      text-transform: uppercase;
      color: #666;
      margin-bottom: 6px;
    }
    .form-group input,
    .form-group textarea,
    .form-group select {
      width: 100%;
      padding: 12px 14px;
      border: 1px solid var(--border);
      border-radius: 2px;
      font-family: 'Corbel', sans-serif;
      font-size: 0.93rem;
      color: var(--dark);
      background: #fff;
      transition: border-color 0.2s;
      outline: none;
    }
    .form-group input:focus,
    .form-group textarea:focus,
    .form-group select:focus {
      border-color: var(--gold);
    }
    .form-group textarea { height: 130px; resize: vertical; }
    .form-submit {
      background: var(--dark);
      color: #fff;
      border: none;
      padding: 14px 36px;
      font-family: 'Corbel', sans-serif;
      font-size: 13px;
      font-weight: 700;
      letter-spacing: 0.1em;
      text-transform: uppercase;
      cursor: pointer;
      transition: background 0.2s;
      border-radius: 2px;
      width: 100%;
    }
    .form-submit:hover { background: var(--gold); }
    .form-msg {
      margin-top: 12px;
      font-size: 0.88rem;
      color: #888;
      text-align: center;
    }
    .form-msg.success { color: var(--accent); }

    /* ─── FOOTER ───────────────────────────────────────────── */
    footer {
      background: #111;
      padding: 64px 24px 32px;
      color: rgba(255,255,255,0.55);
    }
    .footer-inner {
      max-width: 1140px;
      margin: 0 auto;
    }
    .footer-grid {
      display: grid;
      grid-template-columns: 2fr 1fr 1fr 1fr;
      gap: 48px;
      margin-bottom: 48px;
    }
    .footer-brand img {
      height: 36px;
      filter: brightness(0) invert(1);
      opacity: 0.8;
      margin-bottom: 18px;
    }
    .footer-brand p {
      font-size: 0.87rem;
      line-height: 1.75;
      max-width: 280px;
    }
    .footer-col h4 {
      font-size: 11px;
      letter-spacing: 0.18em;
      text-transform: uppercase;
      color: rgba(255,255,255,0.9);
      font-weight: 700;
      margin-bottom: 18px;
    }
    .footer-col ul { display: flex; flex-direction: column; gap: 10px; }
    .footer-col ul li a {
      font-size: 0.87rem;
      color: rgba(255,255,255,0.55);
      transition: color 0.2s;
    }
    .footer-col ul li a:hover { color: var(--gold); }
    .footer-bottom {
      border-top: 1px solid rgba(255,255,255,0.08);
      padding-top: 24px;
      display: flex;
      justify-content: space-between;
      align-items: center;
      font-size: 0.82rem;
      flex-wrap: wrap;
      gap: 10px;
    }
    .footer-bottom a { color: var(--gold); }

    /* ─── LISTINGS FILTER BAR ─────────────────────────────── */
    .listings-filter-bar {
      display: flex;
      align-items: center;
      gap: 12px;
      flex-wrap: wrap;
      margin-bottom: 32px;
      padding: 18px 20px;
      background: var(--light);
      border: 1px solid var(--border);
      border-radius: 3px;
    }
    .filter-search {
      flex: 1;
      min-width: 220px;
      display: flex;
      align-items: center;
      gap: 10px;
      background: #fff;
      border: 1px solid var(--border);
      border-radius: 2px;
      padding: 0 14px;
      transition: border-color 0.2s;
    }
    .filter-search:focus-within { border-color: var(--gold); }
    .filter-search svg { width: 16px; height: 16px; flex-shrink: 0; }
    .filter-search input {
      flex: 1;
      border: none;
      outline: none;
      padding: 10px 0;
      font-family: 'Corbel', sans-serif;
      font-size: 0.9rem;
      color: var(--dark);
      background: transparent;
    }
    .filter-search input::placeholder { color: #aaa; }
    .filter-selects {
      display: flex;
      gap: 10px;
      align-items: center;
      flex-wrap: wrap;
    }
    .filter-select-wrap select {
      padding: 9px 32px 9px 12px;
      border: 1px solid var(--border);
      border-radius: 2px;
      font-family: 'Corbel', sans-serif;
      font-size: 0.87rem;
      color: var(--dark);
      background: #fff url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='10' height='6' viewBox='0 0 10 6'%3E%3Cpath d='M1 1l4 4 4-4' stroke='%23888' stroke-width='1.5' fill='none' stroke-linecap='round'/%3E%3C/svg%3E") no-repeat right 10px center;
      appearance: none;
      -webkit-appearance: none;
      cursor: pointer;
      transition: border-color 0.2s;
    }
    .filter-select-wrap select:focus { border-color: var(--gold); outline: none; }
    .filter-clear-btn {
      background: none;
      border: 1px solid var(--border);
      border-radius: 2px;
      padding: 9px 16px;
      font-family: 'Corbel', sans-serif;
      font-size: 0.83rem;
      font-weight: 600;
      color: #888;
      cursor: pointer;
      letter-spacing: 0.05em;
      text-transform: uppercase;
      transition: border-color 0.2s, color 0.2s;
      white-space: nowrap;
    }
    .filter-clear-btn:hover { border-color: var(--dark); color: var(--dark); }
    .filter-results-count {
      font-size: 0.83rem;
      color: #888;
      white-space: nowrap;
      margin-left: auto;
    }
    @media (max-width: 768px) {
      .listings-filter-bar { flex-direction: column; align-items: stretch; }
      .filter-results-count { margin-left: 0; }
    }

    /* ─── TENANTS / LOCAL RESOURCES PAGE ───────────────────── */
    .page-hero {
      padding-top: 72px;
      background: var(--dark);
      padding-bottom: 0;
    }
    .page-hero-inner {
      max-width: 1140px;
      margin: 0 auto;
      padding: 80px 24px 60px;
    }
    .page-hero-inner .section-label { color: var(--gold); }
    .page-hero-inner .section-title { color: #fff; }
    .page-hero-inner .section-sub { color: rgba(255,255,255,0.7); }

    .resource-cards {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      gap: 24px;
      margin-top: 48px;
    }
    .resource-card {
      background: #fff;
      border: 1px solid var(--border);
      padding: 32px 28px;
      border-radius: 3px;
    }
    .resource-card h3 {
      font-family: 'Corbel', sans-serif;
      font-size: 1.1rem;
      margin-bottom: 10px;
    }
    .resource-card p { font-size: 0.9rem; color: var(--text); line-height: 1.7; }
    .resource-card a.resource-link {
      display: inline-block;
      margin-top: 14px;
      font-size: 12px;
      font-weight: 700;
      letter-spacing: 0.08em;
      text-transform: uppercase;
      color: var(--gold);
      border-bottom: 1px solid var(--gold);
    }

    /* ─── ADA: SCREEN-READER-ONLY UTILITY ─────────────────── */
    .sr-only {
      position: absolute;
      width: 1px;
      height: 1px;
      padding: 0;
      margin: -1px;
      overflow: hidden;
      clip: rect(0, 0, 0, 0);
      white-space: nowrap;
      border: 0;
    }

    /* ─── ADA: REDUCED MOTION ─────────────────────────────── */
    @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;
      }
      .hero-bg { transform: none !important; }
    }

    /* ─── MOBILE NAV ───────────────────────────────────────── */
    .mobile-nav {
      display: none;
      position: fixed;
      top: 72px;
      left: 0; right: 0;
      background: rgba(26,26,26,0.98);
      z-index: 999;
      padding: 20px 32px 32px;
      flex-direction: column;
      gap: 6px;
    }
    .mobile-nav.open { display: flex; }
    
    .mobile-nav a {
      color: rgba(255,255,255,0.85);
      font-size: 15px;
      font-weight: 600;
      letter-spacing: 0.05em;
      padding: 12px 0;
      border-bottom: 1px solid rgba(255,255,255,0.07);
      transition: color 0.2s;
    }
    .mobile-nav a:last-child { border-bottom: none; }
    .mobile-nav a:hover { color: #fff; }
    .mobile-nav a.active { color: var(--gold); }

    /* ─── RESPONSIVE BREAKPOINTS ───────────────────────────── */

    /* Tablet + Mobile: show hamburger, hide desktop nav */
    @media (max-width: 860px) {
      .main-nav { display: none; }
      .nav-cta  { display: none; }
      .hamburger { display: flex; }
      .header-inner { padding: 0 20px; }
    }

    /* ─── TABLET (≤ 860px) ─────────────────────────────────── */
    @media (max-width: 860px) {
      /* Stats bar: 2×2 grid */
      .stats-inner {
        grid-template-columns: repeat(2, 1fr);
      }
      .stat-item:nth-child(2) { border-right: none; }
      .stat-item:nth-child(1),
      .stat-item:nth-child(2) {
        border-bottom: 1px solid rgba(255,255,255,0.08);
      }

      /* Services: 2 columns */
      .services-grid {
        grid-template-columns: repeat(2, 1fr);
      }

      /* Listings: 2 columns */
      .listings-grid {
        grid-template-columns: repeat(2, 1fr);
      }

      /* About split: stack vertically */
      .about-split {
        grid-template-columns: 1fr;
        gap: 40px;
      }
      .about-img-wrap { max-width: 480px; }

      /* Dark band: stack */
      .dark-band-inner {
        grid-template-columns: 1fr;
        gap: 40px;
      }
      .dark-band-inner > div:last-child {
        padding-left: 0;
      }

      /* Contact: stack */
      .contact-grid {
        grid-template-columns: 1fr;
        gap: 40px;
      }

      /* Footer: 2 columns */
      .footer-grid {
        grid-template-columns: 1fr 1fr;
        gap: 36px;
      }

      /* Resource cards: 2 columns */
      .resource-cards {
        grid-template-columns: repeat(2, 1fr);
      }

      /* Section padding */
      .section { padding: 64px 20px; }
      .section-sm { padding: 44px 20px; }
      .dark-band { padding: 60px 20px; }
    }

    /* ─── MOBILE (≤ 560px) ─────────────────────────────────── */
    @media (max-width: 560px) {
      /* Stats bar: single column */
      .stats-inner {
        grid-template-columns: 1fr 1fr;
      }

      /* Services: 1 column */
      .services-grid {
        grid-template-columns: 1fr;
      }
      .service-card { padding: 32px 24px; }

      /* Listings: 1 column */
      .listings-grid {
        grid-template-columns: 1fr;
        gap: 20px;
      }

      /* Footer: single column */
      .footer-grid {
        grid-template-columns: 1fr;
        gap: 32px;
      }

      /* Resource cards: 1 column */
      .resource-cards {
        grid-template-columns: 1fr;
      }

      /* Form rows: stack */
      .form-row {
        grid-template-columns: 1fr;
      }

      /* Hero content */
      .hero-content { padding: 0 16px; }
      .hero-btns { flex-direction: column; align-items: center; }
      .btn-primary, .btn-secondary { width: 100%; max-width: 280px; text-align: center; }

      /* Section padding */
      .section { padding: 48px 16px; }
      .section-sm { padding: 36px 16px; }
      .dark-band { padding: 48px 16px; }

      /* Header */
      .header-inner { height: 62px; padding: 0 16px; }
      .mobile-nav { top: 62px; padding: 16px 20px 24px; }
      .logo-wrap img { height: 36px; }

      /* Listing tabs: wrap and shrink */
      .tab-btn { padding: 12px 16px; font-size: 12px; }

      /* Page hero */
      .page-hero-inner { padding: 56px 16px 40px; }

      /* Featured listings header: stack */
      #main-content .section > .container > div[style*="justify-content:space-between"] {
        flex-direction: column;
        align-items: flex-start;
        gap: 0;
      }
      #main-content .section > .container > div[style*="justify-content:space-between"] a.btn-primary {
        margin-bottom: 16px !important;
        align-self: flex-start;
      }

      /* Dark band CTA buttons */
      .dark-band-inner > div:last-child {
        width: 100%;
      }
      .dark-band-inner > div:last-child a {
        width: 100%;
        text-align: center;
        box-sizing: border-box;
      }

      /* Stats */
      .stat-num { font-size: 2rem; }
      .stat-item { padding: 28px 12px; }

      /* Footer bottom */
      .footer-bottom {
        flex-direction: column;
        text-ali