/* Mani Mahaseni — shared design system (2026 redesign) */
:root{
  --navy:#0f2744; --navy-deep:#0a1c33; --brass:#b0894f; --brass-light:#c9a86a;
  --cream:#f7f4ee; --paper:#fbfaf7; --ink:#2c2c2c; --muted:#6b6b6b; --line:#e2ddd3;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{font-family:'Montserrat',sans-serif;color:var(--ink);background:var(--paper);font-weight:300;line-height:1.75;font-size:16px;-webkit-font-smoothing:antialiased}
h1,h2,h3{font-family:'Cormorant Garamond',serif;font-weight:500;line-height:1.12;color:var(--navy);letter-spacing:.3px}
a{color:inherit;text-decoration:none}
img{max-width:100%;display:block}
.eyebrow{font-family:'Montserrat',sans-serif;font-weight:500;font-size:12px;letter-spacing:.32em;text-transform:uppercase;color:var(--brass)}
.rule{width:56px;height:1px;background:var(--brass);margin:26px 0}
.container{max-width:1180px;margin:0 auto;padding:0 32px}
.btn{display:inline-block;font-size:12px;letter-spacing:.18em;text-transform:uppercase;font-weight:500;padding:16px 34px;border:1px solid var(--brass);transition:.3s;cursor:pointer}
.btn-solid{background:var(--brass);color:#fff}
.btn-solid:hover{background:transparent;color:var(--brass)}
.btn-navy{background:var(--navy);color:#fff;border-color:var(--navy)}
.btn-navy:hover{background:var(--brass);border-color:var(--brass)}
.btn-ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.55)}
.btn-ghost:hover{background:#fff;color:var(--navy);border-color:#fff}

/* NAV */
header.site{position:fixed;top:0;left:0;right:0;z-index:50;background:rgba(15,39,68,0);transition:.4s;padding:18px 0}
header.site.solid,header.site.scrolled{background:rgba(251,250,247,.97);padding:12px 0;box-shadow:0 1px 0 var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between}
.brand{display:flex;align-items:center;gap:12px}
.brand img{height:46px;width:auto;filter:brightness(0) invert(1);transition:.4s}
header.solid .brand img,header.scrolled .brand img{filter:none}
.brand .brandname{font-family:'Cormorant Garamond',serif;font-size:24px;font-weight:600;letter-spacing:1px;color:#fff;transition:.4s}
header.solid .brand .brandname,header.scrolled .brand .brandname{color:var(--navy)}
.navlinks{display:flex;gap:32px;align-items:center}
.navlinks a{font-size:12.5px;letter-spacing:.14em;text-transform:uppercase;font-weight:500;color:rgba(255,255,255,.9);padding-bottom:4px;border-bottom:1px solid transparent;transition:.25s}
header.solid .navlinks a,header.scrolled .navlinks a{color:var(--navy)}
.navlinks a:hover{border-color:var(--brass);color:var(--brass)}
.menu-btn{display:none;background:none;border:0;color:#fff;font-size:26px;cursor:pointer}
header.solid .menu-btn,header.scrolled .menu-btn{color:var(--navy)}
.mobile-menu{display:none;position:fixed;top:0;right:0;bottom:0;width:270px;background:var(--navy);z-index:60;padding:80px 34px;flex-direction:column;gap:22px;transform:translateX(100%);transition:.35s}
.mobile-menu.open{transform:translateX(0)}
.mobile-menu a{color:#fff;font-size:14px;letter-spacing:.14em;text-transform:uppercase}
.mobile-menu .close{position:absolute;top:24px;right:28px;font-size:28px;background:none;border:0;color:#fff;cursor:pointer}

/* HERO (home) */
.hero{position:relative;min-height:100vh;display:flex;align-items:center;background:linear-gradient(180deg,rgba(10,28,51,.55) 0%,rgba(10,28,51,.45) 40%,rgba(10,28,51,.72) 100%),var(--hero-img);background-size:cover;background-position:center}
.hero-inner{color:#fff;max-width:720px;padding:120px 0}
.hero h1{color:#fff;font-size:74px;font-weight:500;margin:20px 0 8px}
.hero .sub{font-size:17px;font-weight:300;color:rgba(255,255,255,.9);max-width:520px;margin:12px 0 38px;line-height:1.9}
.hero .cta-row{display:flex;gap:18px;flex-wrap:wrap}

/* PAGE HERO (interior) */
.page-hero{position:relative;min-height:56vh;display:flex;align-items:center;background:linear-gradient(180deg,rgba(10,28,51,.5),rgba(10,28,51,.72)),var(--hero-img);background-size:cover;background-position:center;color:#fff}
.page-hero .inner{padding:150px 0 90px}
.page-hero h1{color:#fff;font-size:60px;margin-top:14px}
.page-hero p{color:rgba(255,255,255,.9);max-width:560px;margin-top:16px;font-weight:300}

/* SECTIONS */
.section{padding:100px 0}
.section-cream{background:var(--cream)}
.section h2{font-size:44px}
.lead{font-family:'Cormorant Garamond',serif;font-size:32px;line-height:1.42;color:var(--navy);font-weight:400;max-width:900px}
.lead b{font-weight:600;color:var(--brass)}
.prose p{color:var(--muted);margin-top:20px;font-size:15.5px;max-width:760px}

/* ABOUT */
.about-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:70px;align-items:center}
.frame{position:relative}
.frame img{width:100%;height:560px;object-fit:cover;position:relative;z-index:2}
.frame:before{content:"";position:absolute;top:22px;left:22px;right:-22px;bottom:-22px;border:1px solid var(--brass);z-index:1}
.about-text h2{font-size:46px;margin-bottom:6px}
.about-text p{color:var(--muted);margin-top:22px;font-size:15.5px}
.credentials{display:flex;gap:40px;margin-top:34px;flex-wrap:wrap}
.credentials .c .n{font-family:'Cormorant Garamond',serif;font-size:38px;color:var(--brass);line-height:1}
.credentials .c .l{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-top:6px}

/* STEP / APPROACH COLUMNS */
.cols{display:grid;grid-template-columns:repeat(3,1fr);gap:50px;margin-top:60px}
.col .num{font-family:'Cormorant Garamond',serif;font-size:40px;color:var(--brass);font-weight:500}
.col h3{font-size:24px;margin:14px 0 12px}
.col p{color:var(--muted);font-size:15px}
.col .divider{width:38px;height:1px;background:var(--line);margin:18px 0}
.center{text-align:center}
.center .rule{margin:26px auto}

/* STEP LIST (sell) */
.steps{margin-top:56px;display:flex;flex-direction:column;gap:2px}
.step{display:grid;grid-template-columns:120px 1fr;gap:30px;padding:34px 0;border-top:1px solid var(--line);align-items:start}
.step:last-child{border-bottom:1px solid var(--line)}
.step .idx{font-family:'Cormorant Garamond',serif;font-size:52px;color:var(--brass);line-height:.9}
.step h3{font-size:26px;margin-bottom:10px}
.step p{color:var(--muted);font-size:15.5px}

/* BAND */
.band{background:var(--navy);color:#fff;padding:100px 0;text-align:center}
.band .eyebrow{color:var(--brass-light)}
.band p{font-family:'Cormorant Garamond',serif;font-size:36px;line-height:1.4;font-weight:400;max-width:880px;margin:24px auto 0;color:#fff}

/* BLOG */
.blog-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(340px,1fr));gap:40px;margin-top:60px}
.post{background:#fff;border:1px solid var(--line);display:flex;flex-direction:column;transition:.3s}
.post:hover{box-shadow:0 18px 40px -22px rgba(15,39,68,.4);transform:translateY(-3px)}
.post .thumb{height:220px;background-size:cover;background-position:center}
.post .body{padding:30px 30px 34px}
.post .meta{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--brass);font-weight:600}
.post h3{font-size:26px;margin:12px 0 14px;line-height:1.2}
.post p{color:var(--muted);font-size:15px}
.post .more{display:inline-block;margin-top:20px;font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--navy);border-bottom:1px solid var(--brass);padding-bottom:3px}
.post .more:hover{color:var(--brass)}

/* CONTACT */
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:70px}
.contact-grid h2{font-size:46px;margin-bottom:6px}
.contact-grid .intro{color:var(--muted);margin-top:20px;max-width:420px}
.cinfo{margin-top:40px}
.cinfo .row{display:flex;gap:16px;padding:16px 0;border-top:1px solid var(--line);align-items:baseline}
.cinfo .row:last-child{border-bottom:1px solid var(--line)}
.cinfo .k{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--brass);min-width:78px;font-weight:600}
.cinfo .v{font-size:15.5px;color:var(--navy)}
form{display:flex;flex-direction:column;gap:16px}
form input,form textarea{font-family:inherit;font-size:15px;font-weight:300;padding:15px 18px;border:1px solid var(--line);background:#fff;color:var(--ink);transition:.25s}
form input:focus,form textarea:focus{outline:none;border-color:var(--brass)}
form textarea{min-height:140px;resize:vertical}
form button{align-self:flex-start;cursor:pointer;border:1px solid var(--brass);background:var(--navy);color:#fff}
form button:hover{background:var(--brass)}

/* WIDGET WRAP (buy/listings/mls) */
.widget-wrap{padding:70px 0 100px}
.widget-wrap .container>.eyebrow{display:block}
.widget-note{color:var(--muted);font-size:14px;margin-top:14px}

/* FOOTER */
footer{background:var(--navy-deep);color:rgba(255,255,255,.75);padding:56px 0 32px}
.foot-top{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:26px;padding-bottom:30px;border-bottom:1px solid rgba(255,255,255,.12)}
.foot-brand{display:flex;align-items:center;gap:26px;flex-wrap:wrap}
.foot-brand .mani{display:flex;align-items:center;gap:12px}
.foot-brand .mani img{height:42px;filter:brightness(0) invert(1)}
.foot-brand .mani .fb-name{font-family:'Cormorant Garamond',serif;font-size:22px;color:#fff;font-weight:600;letter-spacing:1px}
.brokerage{background:#fff;border-radius:5px;padding:8px 13px;display:inline-flex;align-items:center}.brokerage:before{content:"";display:block;width:54px;height:68px;background:url("data:image/png;base64,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") center/contain no-repeat}.brokerage .bk-text,.brokerage .cb{display:none}
.socials{display:flex;gap:14px}
.socials a{width:40px;height:40px;border:1px solid rgba(255,255,255,.25);border-radius:50%;display:flex;align-items:center;justify-content:center;font-size:13px;transition:.25s;color:#fff}
.socials a:hover{background:var(--brass);border-color:var(--brass)}
.foot-bottom{padding-top:24px;font-size:12.5px;letter-spacing:.04em;color:rgba(255,255,255,.5);display:flex;justify-content:space-between;flex-wrap:wrap;gap:10px}

@media(max-width:900px){
  .navlinks{display:none}.menu-btn{display:block}.mobile-menu{display:flex}
  .hero h1{font-size:50px}.page-hero h1{font-size:42px}
  .about-grid,.contact-grid{grid-template-columns:1fr;gap:44px}
  .frame:before{display:none}.frame img{height:420px}
  .cols{grid-template-columns:1fr;gap:38px}
  .lead{font-size:26px}.band p{font-size:28px}
  .step{grid-template-columns:70px 1fr;gap:18px}.step .idx{font-size:38px}
  .foot-top{flex-direction:column;align-items:flex-start}
}

/* MORTGAGE CALCULATOR */
.mcalc{background:#fff;border:1px solid var(--line);display:grid;grid-template-columns:1.15fr 1fr;text-align:left}
.mc-inputs{padding:44px 40px;display:grid;grid-template-columns:1fr 1fr;gap:6px 24px;align-content:start}
.mc-inputs label{display:block;font-size:11px;letter-spacing:.2em;text-transform:uppercase;font-weight:500;color:var(--muted);margin-bottom:16px}
.mc-inputs input,.mc-inputs select{display:block;width:100%;margin-top:8px;padding:12px 14px;border:1px solid var(--line);background:var(--paper);font-family:'Montserrat',sans-serif;font-size:15px;font-weight:400;color:var(--ink)}
.mc-inputs input:focus,.mc-inputs select:focus{outline:none;border-color:var(--brass)}
.mc-result{background:var(--navy);color:#fff;padding:40px 36px;display:flex;flex-direction:column;justify-content:center}
.mc-pay{font-family:'Cormorant Garamond',serif;font-size:52px;line-height:1;margin:14px 0 6px;color:#fff}
.mc-sub{font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--brass-light)}
.mc-rows{margin-top:26px;border-top:1px solid rgba(255,255,255,.16);padding-top:18px}
.mc-row{display:flex;justify-content:space-between;font-size:13px;color:rgba(255,255,255,.85);margin-top:8px}
.mc-row .v{font-weight:500;color:#fff}
.mc-note{font-size:11.5px;color:rgba(255,255,255,.5);margin-top:24px;line-height:1.65}
@media(max-width:860px){.mcalc{grid-template-columns:1fr}.mc-inputs{grid-template-columns:1fr;padding:28px}}

/* FORM BUTTON refinement */
form button{font-family:'Montserrat',sans-serif;font-size:12px;letter-spacing:.18em;text-transform:uppercase;font-weight:500;padding:16px 38px;transition:.3s}

/* EMBEDDED LISTINGS FRAME */
.rn-frame{width:100%;height:1500px;border:1px solid var(--line);background:#fff;display:block}
@media(max-width:860px){.rn-frame{height:1150px}}

/* ARTICLE */
.article{max-width:800px}
.article-meta{font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--brass);font-weight:500;margin-bottom:14px}
.article h2{font-size:40px;margin-bottom:28px}
.article p{margin-bottom:22px;font-size:16.5px;line-height:1.9}
.article .pull{font-family:'Cormorant Garamond',serif;font-size:27px;line-height:1.5;color:var(--navy);border-left:2px solid var(--brass);padding:8px 0 8px 30px;margin:36px 0}
.article .credit{margin-top:36px;padding-top:24px;border-top:1px solid var(--line);font-size:14px;color:var(--muted);line-height:1.8}
.article .credit a{color:var(--brass);text-decoration:underline}

/* HERO MOTION & DEPTH */
@keyframes heroZoom{from{transform:scale(1.07)}to{transform:scale(1)}}
@keyframes riseIn{from{opacity:0;transform:translateY(28px)}to{opacity:1;transform:none}}
.hero,.page-hero{position:relative;overflow:hidden;isolation:isolate}
.hero::before,.page-hero::before{content:"";position:absolute;inset:0;z-index:-1;background:inherit;background-size:cover;background-position:center;animation:heroZoom 10s ease-out both}
.hero::after,.page-hero::after{content:"";position:absolute;left:0;right:0;bottom:0;height:36%;background:linear-gradient(180deg,rgba(10,28,51,0),rgba(10,28,51,.38));z-index:-1;pointer-events:none}
.hero-inner,.page-hero .inner{animation:riseIn .95s cubic-bezier(.2,.7,.3,1) both .15s}
@media (prefers-reduced-motion:reduce){.hero::before,.page-hero::before,.hero-inner,.page-hero .inner{animation:none}}

/* SEAMLESS PHOTO THEME — one unified brand wash across every hero photo */
.hero,.page-hero{background:var(--hero-img) center/cover no-repeat}
.hero::before,.page-hero::before{background:inherit;filter:saturate(.94) contrast(1.05) brightness(.97)}
.hero::after,.page-hero::after{top:0;left:0;right:0;bottom:0;height:auto;background:
  linear-gradient(180deg,rgba(10,28,51,.52) 0%,rgba(10,28,51,.4) 42%,rgba(10,28,51,.74) 100%),
  radial-gradient(135% 115% at 50% 26%,rgba(10,28,51,0) 50%,rgba(8,20,38,.5) 100%)}
.frame img,.about-grid img{filter:saturate(.96) contrast(1.03)}
.frame{position:relative;overflow:hidden}
.frame::after{content:"";position:absolute;inset:0;background:linear-gradient(150deg,rgba(10,28,51,0) 60%,rgba(10,28,51,.14));pointer-events:none}

/* ARTICLE PHOTO */
.art-photo{float:right;width:300px;margin:8px 0 22px 34px;background:#fff;padding:10px;box-shadow:0 18px 40px rgba(15,39,68,.14)}
.art-photo img{display:block;width:100%}
@media(max-width:700px){.art-photo{float:none;width:100%;max-width:340px;margin:0 auto 26px}}

/* MOBILE-SAFE EMBED WRAPPER (iOS iframe fix) */
.rn-wrap{overflow:auto;-webkit-overflow-scrolling:touch;border:1px solid var(--line);background:#fff}
.rn-wrap .rn-frame{width:1px;min-width:100%;border:0}
.rn-open{display:none;margin-top:16px;text-align:center}
.rn-open a{display:inline-block;padding:14px 26px;background:var(--navy);color:#fff;text-decoration:none;font-size:13px;letter-spacing:.14em;text-transform:uppercase}
@media(max-width:700px){
  .rn-wrap{max-height:78vh}
  .rn-wrap .rn-frame{height:1400px}
  .rn-open{display:block}
}

/* MLS search frame: fit form height on desktop */
.rn-search{height:540px}
@media(max-width:700px){.rn-wrap .rn-frame.rn-search{height:1400px}}