/* ── FOOTER ── */
[hidden] { display: none !important; }
:focus-visible { outline: 3px solid var(--clay-light); outline-offset: 5px; }
.nav::before { background: rgba(21,19,15,0.8); }
.nav-links { gap: clamp(1rem, 2.5vw, 2.5rem); }
.nav-links a { font-size: 0.76rem; color: var(--paper); letter-spacing: 0.08em; }
.card { position: relative; }
.card-addr { font-size: 0.9rem; font-weight: 400; color: var(--forest-mid); }
.card-detail-link::after { content: ''; position: absolute; inset: 0; }
.card-footer a { position: relative; z-index: 1; }
.card-meta { font-size: 0.82rem; color: #665d4f; flex-wrap: wrap; }
.card:focus-within { border-top-color: var(--brass); box-shadow: var(--shadow-md); }
.tab, .calc-label, .calc-term-btn { font-size: 0.82rem; color: #665d4f; }
.about-body p, .calc-intro-item p { font-weight: 400; }
.calc-result-sub { color: rgba(250,246,237,0.8); font-size: 0.82rem; margin-top: 12px; }
.calc-breakdown-lbl { color: var(--forest-mid); }
.calc-card { min-width: 0; }
.calc-breakdown { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.calc-breakdown-item { min-width: 0; padding: 0.9rem 0.4rem; }
.calc-breakdown-val, .calc-breakdown-lbl { display: block; overflow-wrap: anywhere; }
.calc-breakdown-val { font-size: clamp(0.85rem, 2.5vw, 1rem); }
.listing-actions { margin-top: 2rem; text-align: center; }
.listing-intro { margin: 1.25rem 0 2rem; max-width: 650px; }
.badge-pending { background: #70401e; color: #fff8ec; }
.card-status-note { margin: .55rem 0 0; font-size: .78rem; line-height: 1.55; color: var(--forest-mid); }
.property-page main { padding-top: 82px; }
.video-control { position: absolute; right: 1.5rem; top: 100px; z-index: 5; background: rgba(21,19,15,0.85); color: var(--paper); padding: 0.75rem 1rem; border: 1px solid var(--brass-hair); border-radius: 3px; font-size: 0.8rem; }
#formStatus:not(:empty) { margin-bottom: 1.25rem; padding: 1rem; border: 1px solid var(--brass-hair); }
.cf { color: var(--obsidian); }
.cf-input, .cf-select, .cf-textarea { font-size: 1rem; color: var(--obsidian); }
.cf-field label { font-size: 0.78rem; color: #665d4f; }
@media (max-width: 1080px) { .video-control, .hero-visual video { display: none; } }
.footer { background: var(--obsidian); border-top: 1px solid var(--brass-hair); padding: 0 0 2.5rem; }
.footer-topo { width: 100%; height: 60px; opacity: 0.32; filter: invert(1) brightness(1.4); margin-bottom: 3.5rem; }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1.2fr; gap: 3rem; margin-bottom: 3rem; }
.footer-brand { display: flex; align-items: center; gap: 12px; margin-bottom: 1.25rem; }
.footer-tagline { font-size: 0.85rem; color: rgba(250,246,237,0.5); font-weight: 300; max-width: 320px; line-height: 1.7; }
.footer-heading { font-size: 0.66rem; font-weight: 600; letter-spacing: 0.14em; text-transform: uppercase; color: var(--brass-light); margin-bottom: 1.25rem; }
.footer-links { display: flex; flex-direction: column; gap: 0.7rem; list-style: none; }
.footer-links a { font-size: 0.85rem; color: rgba(250,246,237,0.6); transition: color 0.2s, padding-left 0.2s; }
.footer-links a:hover { color: var(--paper); padding-left: 6px; }
.footer-bottom { display: flex; align-items: center; justify-content: space-between; flex-wrap: wrap; gap: 1.5rem; padding-top: 2rem; border-top: 1px solid rgba(250,246,237,0.08); }
.footer-copy { font-size: 0.72rem; color: rgba(250,246,237,0.4); line-height: 1.7; }
.footer-logos { display: flex; align-items: center; gap: 1.5rem; }
.footer-logos img { height: 34px; width: auto; opacity: 0.55; transition: opacity 0.25s; }
.footer-logos img:hover { opacity: 0.9; }
.footer-legal { display: flex; gap: 1.5rem; font-size: 0.7rem; }
.footer-legal a { color: rgba(250,246,237,0.45); }
.footer-legal a:hover { color: var(--brass-light); }

/* ── SCROLL REVEAL SYSTEM ── */
.reveal { opacity: 1; transform: translateY(0); transition: opacity 0.9s var(--ease-soft), transform 0.9s var(--ease-soft); }
.reveal.will-animate { opacity: 0; transform: translateY(36px); }
.reveal.will-animate.in { opacity: 1; transform: translateY(0); }
.reveal-scale.will-animate { opacity: 0; transform: scale(0.94); }
.reveal-scale.will-animate.in { opacity: 1; transform: scale(1); }
.reveal.will-animate .rule { transform: scaleX(0); transform-origin: left; }
.reveal.will-animate.in .rule { transform: scaleX(1); transition: transform 0.7s 0.25s var(--ease); }
.reveal.will-animate .rule::before { opacity: 0; }
.reveal.will-animate.in .rule::before { opacity: 1; transition: opacity 0.3s 0.85s; }

/* ── UTILITY ── */
.to-top {
  position: fixed; bottom: 1.75rem; right: 1.75rem; z-index: 250;
  width: 46px; height: 46px; border-radius: 50%;
  background: var(--obsidian); color: var(--paper);
  display: flex; align-items: center; justify-content: center;
  box-shadow: var(--shadow-md);
  opacity: 0; transform: translateY(12px); pointer-events: none;
  transition: opacity 0.3s, transform 0.3s;
}
.to-top.show { opacity: 1; transform: translateY(0); pointer-events: auto; }
.to-top:hover { background: var(--clay); }

/* ── RESPONSIVE ── */
@media (max-width: 1080px) {
  .hero { grid-template-columns: 1fr; }
  .hero-visual { position: absolute; inset: 0; z-index: 1; }
  .hero-copy { position: relative; z-index: 2; min-height: 100svh; justify-content: flex-end; padding-bottom: 5rem; }
  .hero-visual-overlay { background: linear-gradient(180deg, rgba(21,19,15,0.3) 0%, rgba(21,19,15,0.55) 40%, rgba(21,19,15,0.92) 85%, var(--obsidian) 100%); }
  .hero-topo { opacity: 0.25; }
  .hero-badge, .hero-scroll-cue { display: none; }
  .about-grid { grid-template-columns: 1fr; gap: 3rem; }
  .about-portrait { aspect-ratio: 16/10; }
  .about-ribbon { right: 0; }
  .card-grid { grid-template-columns: repeat(2, 1fr); }
  .calc-grid { grid-template-columns: 1fr; }
  .contact-grid { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .cert-grid { grid-template-columns: repeat(3, 1fr); }
}
@media (max-width: 900px) {
  .nav-links, .nav-cta { display: none; }
  .nav-toggle { display: flex; }
}
@media (max-width: 720px) {
  .card-grid { grid-template-columns: 1fr; }
  .cert-grid { grid-template-columns: 1fr 1fr; }
  .footer-grid { grid-template-columns: 1fr; gap: 2rem; }
  .hero-actions { flex-direction: column; }
  .hero-actions .btn { width: 100%; }
  .hero-ledger { flex-wrap: wrap; gap: 1.25rem 1.5rem; }
  .hero-ledger-div { display: none; }
  .cf-row { grid-template-columns: 1fr; }
  .footer-bottom { flex-direction: column; align-items: flex-start; }
  .section { padding: 3.5rem 0; }
}
@media (max-width: 480px) {
  .cert-grid { grid-template-columns: 1fr; }
  .about-portrait-frame { right: -12px; bottom: -12px; }
  .about-ribbon { right: 0.5rem; bottom: -1.25rem; padding: 1rem 1.25rem; }
  .t-marquee::before, .t-marquee::after { width: 48px; }
  .calc-terms { gap: 6px; }
  .calc-term-btn { padding: 9px 2px; }
}