@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,300;0,400;0,500;0,600;1,300;1,400;1,500&family=Jost:wght@300;400;500;600&display=swap');

:root {
  --forest: #1f3028;
  --forest-mid: #2d4438;
  --forest-light: #3d5c4a;
  --sand: #f5f0e8;
  --sand-deep: #ede5d4;
  --ivory: #faf8f4;
  --brass: #b8955a;
  --brass-light: #d4af78;
  --brass-dark: #8f6f3a;
  --charcoal: #2a2a2a;
  --warm-gray: #6b6560;
  --mist: #ddd8ce;
  --white: #ffffff;

  --font-display: 'Cormorant Garamond', Georgia, serif;
  --font-body: 'Jost', sans-serif;

  --max-width: 1280px;
  --section-pad: 96px;
  --radius: 2px;
}

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

html { scroll-behavior: smooth; }

body {
  font-family: var(--font-body);
  color: var(--charcoal);
  background: var(--ivory);
  font-size: 16px;
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}

/* ── TYPOGRAPHY ── */
h1, h2, h3, h4 { font-family: var(--font-display); font-weight: 400; line-height: 1.15; }
h1 { font-size: clamp(2.4rem, 5vw, 4.2rem); }
h2 { font-size: clamp(1.8rem, 3.5vw, 3rem); }
h3 { font-size: clamp(1.3rem, 2.5vw, 1.9rem); }
h4 { font-size: 1.3rem; }
p { line-height: 1.75; color: var(--warm-gray); }

a { color: inherit; text-decoration: none; }

.label {
  font-family: var(--font-body);
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--brass);
}

.serif-italic { font-family: var(--font-display); font-style: italic; font-weight: 300; }

/* ── LAYOUT ── */
.container { max-width: var(--max-width); margin: 0 auto; padding: 0 40px; }
@media (max-width: 768px) { .container { padding: 0 24px; } }

section { padding: var(--section-pad) 0; }

/* ── NAV ── */
nav {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 100;
  background: rgba(31, 48, 40, 0.97);
  backdrop-filter: blur(12px);
  border-bottom: 1px solid rgba(184, 149, 90, 0.2);
}

.nav-inner {
  max-width: var(--max-width);
  margin: 0 auto;
  padding: 0 40px;
  height: 68px;
  display: flex;
  align-items: center;
  justify-content: space-between;
}

.nav-brand {
  display: flex;
  flex-direction: column;
  gap: 1px;
}

.nav-brand-main {
  font-family: var(--font-display);
  font-size: 1.3rem;
  font-weight: 500;
  color: var(--sand);
  letter-spacing: 0.02em;
  line-height: 1;
}

.nav-brand-sub {
  font-size: 0.62rem;
  font-weight: 500;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--brass);
}

.nav-links {
  display: flex;
  align-items: center;
  gap: 32px;
  list-style: none;
}

.nav-links a {
  font-size: 0.72rem;
  font-weight: 500;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: rgba(245, 240, 232, 0.75);
  transition: color 0.2s;
}

.nav-links a:hover { color: var(--brass-light); }

.nav-cta {
  background: var(--brass) !important;
  color: var(--forest) !important;
  padding: 8px 20px !important;
  font-weight: 600 !important;
  transition: background 0.2s !important;
}
.nav-cta:hover { background: var(--brass-light) !important; }

.nav-hamburger {
  display: none;
  flex-direction: column;
  gap: 5px;
  cursor: pointer;
  background: none;
  border: none;
  padding: 4px;
}
.nav-hamburger span {
  display: block;
  width: 24px;
  height: 2px;
  background: var(--sand);
  transition: all 0.3s;
}

@media (max-width: 900px) {
  .nav-links { display: none; }
  .nav-hamburger { display: flex; }
}

/* ── HERO ── */
.hero {
  min-height: calc(100vh - 68px);
  background: var(--forest);
  position: relative;
  overflow: hidden;
  margin-top: 68px;
  display: flex;
  align-items: center;
}

.hero-bg-pattern {
  position: absolute;
  inset: 0;
  background-image: repeating-linear-gradient(
    -45deg,
    transparent, transparent 60px,
    rgba(184, 149, 90, 0.03) 60px, rgba(184, 149, 90, 0.03) 61px
  );
  pointer-events: none;
}

.hero-content {
  position: relative;
  z-index: 2;
  width: 100%;
  max-width: var(--max-width);
  margin: 0 auto;
  padding: 100px 40px;
  display: flex;
  flex-direction: column;
  align-items: center;
  text-align: center;
}

.hero-eyebrow {
  display: flex;
  align-items: center;
  gap: 16px;
  margin-bottom: 28px;
}

.hero-eyebrow-line {
  width: 40px;
  height: 1px;
  background: var(--brass);
}

.hero h1 {
  color: var(--sand);
  margin-bottom: 20px;
  max-width: 820px;
}

.hero h1 em {
  font-style: italic;
  color: var(--brass-light);
}

.hero-sub {
  font-size: 1.05rem;
  color: rgba(245, 240, 232, 0.65);
  max-width: 520px;
  margin-bottom: 44px;
  line-height: 1.75;
}

.hero-actions {
  display: flex;
  gap: 16px;
  flex-wrap: wrap;
  justify-content: center;
  margin-bottom: 64px;
}

.hero-stats {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1px;
  background: rgba(184, 149, 90, 0.15);
  border: 1px solid rgba(184, 149, 90, 0.2);
  width: 100%;
  max-width: 680px;
}

.hero-stat {
  background: rgba(20, 36, 28, 0.7);
  padding: 22px 16px;
  text-align: center;
}

.hero-stat-num {
  font-family: var(--font-display);
  font-size: 2rem;
  color: var(--brass-light);
  line-height: 1;
  display: block;
  margin-bottom: 6px;
}

.hero-stat-label {
  font-size: 0.62rem;
  letter-spacing: 0.13em;
  text-transform: uppercase;
  color: rgba(245, 240, 232, 0.45);
  line-height: 1.4;
}

@media (max-width: 768px) {
  .hero-content { padding: 60px 24px; }
  .hero-stats {
    grid-template-columns: 1fr 1fr;
    max-width: 100%;
  }
  .hero-stat { padding: 20px 16px; }
}

/* ── BUTTONS ── */
.btn {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  padding: 14px 28px;
  font-family: var(--font-body);
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  cursor: pointer;
  transition: all 0.2s;
  border: none;
  text-decoration: none;
}

.btn-brass {
  background: var(--brass);
  color: var(--forest);
}
.btn-brass:hover { background: var(--brass-light); }

.btn-outline {
  background: transparent;
  color: var(--sand);
  border: 1px solid rgba(245, 240, 232, 0.35);
}
.btn-outline:hover {
  border-color: var(--brass);
  color: var(--brass-light);
}

.btn-forest {
  background: var(--forest);
  color: var(--sand);
}
.btn-forest:hover { background: var(--forest-mid); }

.btn-outline-dark {
  background: transparent;
  color: var(--forest);
  border: 1px solid var(--forest);
}
.btn-outline-dark:hover {
  background: var(--forest);
  color: var(--sand);
}

/* ── MARKET HUB SECTION ── */
.hubs-section {
  background: var(--ivory);
  padding: var(--section-pad) 0;
}

.section-header {
  text-align: center;
  margin-bottom: 64px;
}

.section-header .label { display: block; margin-bottom: 16px; }
.section-header h2 { color: var(--forest); margin-bottom: 16px; }
.section-header p { max-width: 520px; margin: 0 auto; }

.hub-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 2px;
  background: var(--mist);
}

.hub-card {
  background: var(--white);
  padding: 44px 36px;
  transition: all 0.25s;
  cursor: pointer;
  position: relative;
  overflow: hidden;
}

.hub-card::after {
  content: '';
  position: absolute;
  bottom: 0; left: 0; right: 0;
  height: 3px;
  background: var(--brass);
  transform: scaleX(0);
  transition: transform 0.25s;
}

.hub-card:hover::after { transform: scaleX(1); }

.hub-card:hover {
  background: var(--sand);
}

.hub-icon {
  width: 44px;
  height: 44px;
  background: var(--sand-deep);
  display: flex;
  align-items: center;
  justify-content: center;
  margin-bottom: 20px;
  font-size: 1.2rem;
}

.hub-card h3 {
  color: var(--forest);
  font-size: 1.4rem;
  margin-bottom: 10px;
}

.hub-card p {
  font-size: 0.88rem;
  line-height: 1.65;
  margin-bottom: 24px;
}

.hub-towns {
  list-style: none;
  display: flex;
  flex-wrap: wrap;
  gap: 6px;
  margin-bottom: 28px;
}

.hub-towns li {
  font-size: 0.68rem;
  font-weight: 500;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--warm-gray);
  padding: 4px 10px;
  background: var(--sand-deep);
}

.hub-link {
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--brass);
  display: flex;
  align-items: center;
  gap: 8px;
}

.hub-link::after { content: '→'; transition: transform 0.2s; }
.hub-card:hover .hub-link::after { transform: translateX(4px); }

@media (max-width: 1024px) { .hub-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 600px) { .hub-grid { grid-template-columns: 1fr; } }

/* ── INTEL BANNER (Home page hero quote section) ── */
.intel-banner {
  background: var(--charcoal);
  padding: 80px 0;
  text-align: center;
  position: relative;
  overflow: hidden;
}

.intel-banner::before {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(135deg, var(--forest) 0%, var(--charcoal) 100%);
}

.intel-banner-inner {
  position: relative;
  z-index: 2;
}

.intel-banner h2 {
  color: var(--white);
  margin-bottom: 10px;
  font-size: clamp(1.8rem, 4vw, 3rem);
}

.intel-banner h2 em {
  font-style: italic;
  color: var(--brass-light);
}

.intel-banner .sub {
  font-size: 1rem;
  color: rgba(255,255,255,0.55);
  max-width: 560px;
  margin: 0 auto 32px;
}

.intel-actions {
  display: flex;
  justify-content: center;
  gap: 16px;
  flex-wrap: wrap;
  margin-bottom: 64px;
}

.testimonial-block {
  max-width: 680px;
  margin: 0 auto;
  padding: 40px;
  border-top: 1px solid rgba(184, 149, 90, 0.2);
}

.testimonial-text {
  font-family: var(--font-display);
  font-size: 1.3rem;
  font-style: italic;
  color: rgba(255,255,255,0.85);
  line-height: 1.6;
  margin-bottom: 20px;
}

.testimonial-attr {
  font-size: 0.68rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.4);
}
.testimonial-attr span { color: var(--brass); }

/* ── INTELLIGENCE / BLOG ── */
.intel-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2px;
  background: var(--mist);
}

.intel-card {
  background: var(--white);
  padding: 40px 36px;
  transition: background 0.2s;
  cursor: pointer;
}

.intel-card:hover { background: var(--sand); }

.intel-card-tag {
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--brass);
  margin-bottom: 14px;
  display: block;
}

.intel-card h3 {
  color: var(--forest);
  font-size: 1.25rem;
  margin-bottom: 12px;
  line-height: 1.25;
}

.intel-card p {
  font-size: 0.88rem;
  line-height: 1.65;
  margin-bottom: 24px;
}

.intel-card-meta {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding-top: 20px;
  border-top: 1px solid var(--mist);
}

.intel-card-date {
  font-size: 0.68rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--warm-gray);
}

.intel-card-link {
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--brass);
}

@media (max-width: 900px) { .intel-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 600px) { .intel-grid { grid-template-columns: 1fr; } }

/* ── FORM ── */
.inquiry-section {
  background: var(--sand);
  padding: var(--section-pad) 0;
}

.inquiry-wrap {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: 80px;
  align-items: start;
}

.inquiry-left h2 { color: var(--forest); margin-bottom: 16px; }
.inquiry-left p { margin-bottom: 24px; }

.promise-list {
  list-style: none;
  display: flex;
  flex-direction: column;
  gap: 12px;
}

.promise-list li {
  display: flex;
  align-items: flex-start;
  gap: 14px;
  font-size: 0.9rem;
  color: var(--charcoal);
}

.promise-list li::before {
  content: '—';
  color: var(--brass);
  font-weight: 600;
  flex-shrink: 0;
  margin-top: 2px;
}

.inquiry-form {
  background: var(--white);
  padding: 44px;
  border: 1px solid var(--mist);
}

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 16px;
}

.form-group {
  display: flex;
  flex-direction: column;
  gap: 6px;
  margin-bottom: 18px;
}

.form-group label {
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--forest);
}

.form-group input,
.form-group select,
.form-group textarea {
  padding: 12px 16px;
  border: 1px solid var(--mist);
  background: var(--ivory);
  font-family: var(--font-body);
  font-size: 0.9rem;
  color: var(--charcoal);
  outline: none;
  transition: border-color 0.2s;
  border-radius: 0;
  -webkit-appearance: none;
}

.form-group input:focus,
.form-group select:focus,
.form-group textarea:focus {
  border-color: var(--brass);
}

.form-group textarea { resize: vertical; min-height: 100px; }

.form-submit {
  width: 100%;
  padding: 16px;
  background: var(--forest);
  color: var(--sand);
  font-family: var(--font-body);
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  cursor: pointer;
  border: none;
  transition: background 0.2s;
}

.form-submit:hover { background: var(--forest-mid); }

@media (max-width: 900px) {
  .inquiry-wrap { grid-template-columns: 1fr; gap: 48px; }
  .form-row { grid-template-columns: 1fr; }
}

/* ── ABOUT STRIP ── */
.about-strip {
  background: var(--forest);
  padding: var(--section-pad) 0;
}

.about-inner {
  display: grid;
  grid-template-columns: 1fr 2fr;
  gap: 80px;
  align-items: center;
}

.about-photo-wrap {
  position: relative;
}

.about-photo-wrap img {
  width: 100%;
  display: block;
  filter: grayscale(15%);
}

.about-photo-wrap::after {
  content: '';
  position: absolute;
  bottom: -12px;
  right: -12px;
  width: 100%;
  height: 100%;
  border: 1px solid var(--brass);
  pointer-events: none;
  z-index: -1;
}

.about-text .label { margin-bottom: 20px; display: block; }
.about-text h2 { color: var(--sand); margin-bottom: 20px; }
.about-text p { color: rgba(245, 240, 232, 0.65); margin-bottom: 16px; font-size: 0.95rem; }

.about-details {
  display: flex;
  gap: 40px;
  margin-top: 32px;
  padding-top: 32px;
  border-top: 1px solid rgba(184, 149, 90, 0.2);
}

.about-detail-item label {
  font-size: 0.62rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--brass);
  display: block;
  margin-bottom: 4px;
}

.about-detail-item span {
  font-size: 0.88rem;
  color: var(--sand);
}

@media (max-width: 900px) {
  .about-inner { grid-template-columns: 1fr; }
  .about-photo-wrap { max-width: 280px; }
}

/* ── PAGE HERO ── */
.page-hero {
  background: var(--forest);
  padding: 140px 0 80px;
  position: relative;
  overflow: hidden;
}

.page-hero::before {
  content: '';
  position: absolute;
  inset: 0;
  background-image: repeating-linear-gradient(
    -45deg,
    transparent, transparent 60px,
    rgba(184,149,90,0.04) 60px, rgba(184,149,90,0.04) 61px
  );
}

.page-hero-inner {
  position: relative;
  z-index: 2;
}

.page-hero .label { display: block; margin-bottom: 16px; }
.page-hero h1 { color: var(--sand); margin-bottom: 16px; max-width: 680px; }
.page-hero .sub { color: rgba(245,240,232,0.6); max-width: 520px; font-size: 1rem; }

/* ── INTELLIGENCE PAGE ── */
.intel-page-grid {
  display: grid;
  grid-template-columns: 2fr 1fr;
  gap: 64px;
  padding: var(--section-pad) 0;
}

.intel-main-post {
  background: var(--white);
  border: 1px solid var(--mist);
  overflow: hidden;
}

.intel-main-post-img {
  width: 100%;
  height: 280px;
  background: linear-gradient(135deg, var(--forest) 0%, var(--forest-light) 100%);
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: var(--font-display);
  font-size: 2rem;
  color: rgba(184,149,90,0.5);
  letter-spacing: 0.04em;
}

.intel-main-post-body { padding: 40px; }
.intel-main-post-body .label { display: block; margin-bottom: 12px; }
.intel-main-post-body h2 { color: var(--forest); margin-bottom: 14px; }
.intel-main-post-body p { margin-bottom: 24px; }

.intel-sidebar { display: flex; flex-direction: column; gap: 2px; }

.intel-sidebar-post {
  background: var(--white);
  padding: 28px 28px;
  border-left: 3px solid transparent;
  transition: border-color 0.2s, background 0.2s;
  cursor: pointer;
}

.intel-sidebar-post:hover {
  border-left-color: var(--brass);
  background: var(--sand);
}

.intel-sidebar-post .label { font-size: 0.6rem; display: block; margin-bottom: 8px; }
.intel-sidebar-post h4 { color: var(--forest); font-size: 1.1rem; margin-bottom: 8px; }
.intel-sidebar-post p { font-size: 0.82rem; }

@media (max-width: 900px) {
  .intel-page-grid { grid-template-columns: 1fr; }
}

/* ── HUB PAGE ── */
.hub-page-hero {
  background: var(--forest);
  padding: 140px 0 80px;
  position: relative;
  overflow: hidden;
}

.hub-page-hero::before {
  content: '';
  position: absolute;
  inset: 0;
  background-image: repeating-linear-gradient(-45deg, transparent, transparent 60px, rgba(184,149,90,0.04) 60px, rgba(184,149,90,0.04) 61px);
}

.hub-page-hero-inner { position: relative; z-index: 2; }
.hub-page-hero .label { display: block; margin-bottom: 16px; }
.hub-page-hero h1 { color: var(--sand); margin-bottom: 16px; }
.hub-page-hero .sub { color: rgba(245,240,232,0.6); max-width: 560px; font-size: 1rem; }

.sub-hubs-section { padding: var(--section-pad) 0; background: var(--ivory); }

.sub-hub-group { margin-bottom: 64px; }
.sub-hub-group-header {
  display: flex;
  align-items: baseline;
  gap: 20px;
  margin-bottom: 24px;
  padding-bottom: 16px;
  border-bottom: 1px solid var(--mist);
}
.sub-hub-group-header h3 { color: var(--forest); }
.sub-hub-group-header .label { margin-top: 4px; }

.town-pills {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
}

.town-pill {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  padding: 10px 20px;
  background: var(--white);
  border: 1px solid var(--mist);
  font-size: 0.78rem;
  font-weight: 500;
  letter-spacing: 0.06em;
  color: var(--charcoal);
  transition: all 0.2s;
  text-decoration: none;
}

.town-pill:hover {
  border-color: var(--brass);
  color: var(--brass-dark);
  background: var(--sand);
}

/* ── TESTIMONIALS ── */
.testimonials-section {
  background: var(--forest);
  padding: var(--section-pad) 0;
}

.testimonials-section .section-header .label { color: var(--brass); }
.testimonials-section .section-header h2 { color: var(--sand); }
.testimonials-section .section-header p { color: rgba(245, 240, 232, 0.55); }

.testimonials-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2px;
  background: rgba(184, 149, 90, 0.1);
  margin-top: 48px;
}

.testimonial-card {
  background: rgba(31, 48, 40, 0.7);
  padding: 44px 40px;
  display: flex;
  flex-direction: column;
  gap: 20px;
  transition: background 0.2s;
}

.testimonial-card:hover {
  background: rgba(45, 68, 56, 0.9);
}

.testimonial-quote-mark {
  font-family: var(--font-display);
  font-size: 4rem;
  color: var(--brass);
  line-height: 0.8;
  opacity: 0.6;
}

.testimonial-body {
  font-family: var(--font-display);
  font-size: 1.1rem;
  font-style: italic;
  color: rgba(245, 240, 232, 0.88);
  line-height: 1.65;
  flex: 1;
}

.testimonial-footer {
  display: flex;
  align-items: center;
  gap: 16px;
  margin-top: 8px;
}

.testimonial-line {
  width: 28px;
  height: 1px;
  background: var(--brass);
  flex-shrink: 0;
}

.testimonial-meta {
  display: flex;
  flex-direction: column;
  gap: 2px;
}

.testimonial-role {
  font-size: 0.68rem;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: rgba(245, 240, 232, 0.45);
}

.testimonial-location {
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--brass);
}

@media (max-width: 900px) {
  .testimonials-grid { grid-template-columns: 1fr; }
  .testimonial-card { padding: 32px 28px; }
}

/* ── FOOTER ── */
footer {
  background: var(--forest);
  color: var(--sand);
  padding: 72px 0 32px;
  border-top: 3px solid var(--brass);
}

.footer-grid {
  display: grid;
  grid-template-columns: 1.5fr 1fr 1fr 1fr;
  gap: 48px;
  margin-bottom: 48px;
}

.footer-brand-name {
  font-family: var(--font-display);
  font-size: 1.4rem;
  color: var(--sand);
  margin-bottom: 6px;
}

.footer-brand-sub {
  font-size: 0.62rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--brass);
  margin-bottom: 16px;
}

.footer-desc {
  font-size: 0.85rem;
  color: rgba(245,240,232,0.55);
  line-height: 1.7;
  margin-bottom: 24px;
}

.footer-contact a {
  display: block;
  font-size: 0.82rem;
  color: rgba(245,240,232,0.7);
  margin-bottom: 6px;
  transition: color 0.2s;
}
.footer-contact a:hover { color: var(--brass-light); }

.footer-col h5 {
  font-family: var(--font-body);
  font-size: 0.65rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--brass);
  margin-bottom: 16px;
}

.footer-col ul { list-style: none; }
.footer-col ul li { margin-bottom: 8px; }
.footer-col ul li a {
  font-size: 0.82rem;
  color: rgba(245,240,232,0.6);
  transition: color 0.2s;
}
.footer-col ul li a:hover { color: var(--sand); }

.footer-bottom {
  padding-top: 28px;
  border-top: 1px solid rgba(184,149,90,0.15);
  display: flex;
  justify-content: space-between;
  align-items: center;
  flex-wrap: wrap;
  gap: 12px;
}

.footer-bottom p {
  font-size: 0.72rem;
  color: rgba(245,240,232,0.35);
}

@media (max-width: 1024px) { .footer-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 600px) { .footer-grid { grid-template-columns: 1fr; } }

/* ── UTILITIES ── */
.text-center { text-align: center; }
.text-brass { color: var(--brass); }
.text-forest { color: var(--forest); }
.mt-4 { margin-top: 16px; }
.mt-8 { margin-top: 32px; }
.mt-12 { margin-top: 48px; }
.mb-8 { margin-bottom: 32px; }

/* ── DIVIDER ── */
.divider {
  width: 48px;
  height: 2px;
  background: var(--brass);
  margin: 20px auto;
}

/* Fade in animation */
@keyframes fadeUp {
  from { opacity: 0; transform: translateY(24px); }
  to { opacity: 1; transform: translateY(0); }
}

.fade-up {
  animation: fadeUp 0.6s ease forwards;
}

.fade-up-2 { animation-delay: 0.15s; opacity: 0; }
.fade-up-3 { animation-delay: 0.3s; opacity: 0; }
.fade-up-4 { animation-delay: 0.45s; opacity: 0; }

/* Referral banner */
.referral-banner {
  background: var(--brass);
  padding: 64px 0;
  text-align: center;
}

.referral-banner h2 {
  color: var(--forest);
  margin-bottom: 12px;
}

.referral-banner p {
  color: rgba(31,48,40,0.7);
  margin-bottom: 28px;
  font-size: 1rem;
}

/* FAQ */
.faq-section { padding: var(--section-pad) 0; background: var(--sand); }
.faq-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; margin-top: 48px; }
.faq-item { background: var(--white); padding: 28px 32px; border-left: 3px solid var(--brass); }
.faq-item h4 { color: var(--forest); margin-bottom: 10px; font-size: 1.05rem; }
.faq-item p { font-size: 0.88rem; }
@media (max-width: 768px) { .faq-grid { grid-template-columns: 1fr; } }