:root {
  --ink: #172522;
  --green: #21443d;
  --green2: #2f5d53;
  --gold: #c39a5b;
  --cream: #f7f4ee;
  --line: #dfe5e1;
  --muted: #66736f;
  --white: #fff;
  --danger: #a33;
  --shadow: 0 18px 50px rgba(17,35,31,.1);
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  color: var(--ink);
  font-family: Arial,Helvetica,sans-serif;
  line-height: 1.65;
  background: #fff;
}

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

img {
  display: block;
  max-width: 100%;
}

.container {
  width: min(1180px,calc(100% - 40px));
  margin: auto;
}

.topbar {
  background: var(--ink);
  color: #dce6e2;
  font-size: .82rem;
}

.topbar-inner {
  display: flex;
  justify-content: space-between;
  gap: 20px;
  padding: 9px 0;
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(255,255,255,.97);
  border-bottom: 1px solid var(--line);
}

.nav-wrap {
  height: 88px;
  display: flex;
  align-items: center;
  justify-content: space-between;
}

.brand {
  display: flex;
  align-items: center;
  gap: 12px;
}

.brand-mark {
  width: 45px;
  height: 45px;
  border-radius: 50%;
  display: grid;
  place-items: center;
  background: var(--green);
  color: #fff;
  font-family: Georgia,serif;
  font-size: 1.1rem;
}

.brand strong,.brand small {
  display: block;
}

.brand strong {
  font-family: Georgia,serif;
  font-size: 1.25rem;
}

.brand small {
  font-size: .72rem;
  letter-spacing: .08em;
  text-transform: uppercase;
  color: var(--muted);
}

.main-nav {
  display: flex;
  align-items: center;
  gap: 26px;
  font-weight: 700;
  font-size: .94rem;
}

.menu-toggle {
  display: none;
  background: none;
  border: 0;
  padding: 8px;
}

.menu-toggle span {
  display: block;
  width: 27px;
  height: 2px;
  background: var(--ink);
  margin: 5px;
}

.btn {
  display: inline-flex;
  justify-content: center;
  align-items: center;
  border: 0;
  border-radius: 4px;
  background: var(--gold);
  color: #17201e;
  padding: 14px 22px;
  font-weight: 800;
  cursor: pointer;
}

.btn:hover {
  filter: brightness(.96);
  transform: translateY(-1px);
}

.btn-small {
  padding: 10px 16px;
}

.btn-block {
  width: 100%;
}

.hero-card .btn-block {
  margin-top: 24px;
}

.btn-ghost {
  background: transparent;
  color: #fff;
  border: 1px solid rgba(255,255,255,.5);
}

.btn-dark {
  background: var(--green);
  color: #fff;
}

.hero {
  background: linear-gradient(120deg,rgba(20,50,44,.98),rgba(32,72,63,.9));
  color: #fff;
  padding: 80px 0;
}

.hero-grid {
  display: grid;
  grid-template-columns: 1.35fr .65fr;
  gap: 70px;
  align-items: center;
}

.eyebrow {
  display: block;
  color: var(--gold);
  font-size: .78rem;
  font-weight: 800;
  letter-spacing: .16em;
  text-transform: uppercase;
  margin-bottom: 12px;
}

.hero h1,.page-hero h1,.listing-head h1 {
  font-family: Georgia,serif;
  font-weight: 500;
  line-height: 1.08;
}

.hero h1 {
  font-size: clamp(2.8rem,5.5vw,5.3rem);
  margin: 0 0 24px;
}

.hero-copy>p {
  font-size: 1.12rem;
  color: #d9e4e0;
  max-width: 720px;
}

.hero-actions {
  display: flex;
  gap: 12px;
  margin: 30px 0;
}

.trust-row {
  display: flex;
  gap: 30px;
  border-top: 1px solid rgba(255,255,255,.18);
  padding-top: 25px;
  font-size: .8rem;
  color: #c9d6d1;
}

.trust-row strong {
  display: block;
  color: #fff;
  font-size: 1.1rem;
}

.hero-card,.contact-card,.contact-form,.filter-panel {
  background: #fff;
  color: var(--ink);
  padding: 30px;
  border-radius: 10px;
  box-shadow: var(--shadow);
}

.hero-card-label {
  font-family: Georgia,serif;
  font-size: 1.5rem;
}

.hero-card label,.contact-form label {
  display: block;
  font-size: .78rem;
  font-weight: 800;
  margin-top: 16px;
}

.hero-card input,.hero-card select,.contact-form input,.contact-form textarea,.filter-grid input,.filter-grid select {
  width: 100%;
  border: 1px solid var(--line);
  border-radius: 4px;
  padding: 13px;
  background: #fff;
  font: inherit;
}

.form-two {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 12px;
}

.section {
  padding: 85px 0;
}

.soft {
  background: var(--cream);
}

.section-heading {
  display: flex;
  align-items: end;
  justify-content: space-between;
  margin-bottom: 30px;
}

.section h2,.cta h2 {
  font-family: Georgia,serif;
  font-size: clamp(2rem,4vw,3.5rem);
  font-weight: 500;
  line-height: 1.15;
  margin: 0 0 20px;
}

.text-link {
  font-weight: 800;
  color: var(--green2);
}

.property-grid {
  display: grid;
  grid-template-columns: repeat(3,1fr);
  gap: 24px;
}

.property-card {
  border: 1px solid var(--line);
  background: #fff;
  transition: .2s;
}

.property-card:hover {
  box-shadow: var(--shadow);
  transform: translateY(-3px);
}

.property-image {
  height: 260px;
  position: relative;
  overflow: hidden;
}

.property-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.status {
  display: inline-block;
  padding: 7px 10px;
  border-radius: 3px;
  background: var(--green);
  color: #fff;
  font-size: .7rem;
  font-weight: 900;
  text-transform: uppercase;
  letter-spacing: .08em;
}

.property-image .status {
  position: absolute;
  left: 15px;
  top: 15px;
}

.status-sold {
  background: #515a57;
}

.status-pending,.status-under_contract {
  background: #9a6d28;
}

.status-coming_soon {
  background: #315c78;
}

.property-body {
  padding: 21px;
}

.property-body h3 {
  font-family: Georgia,serif;
  font-size: 1.3rem;
  margin: 0;
}

.property-body .location {
  color: var(--muted);
  margin: 4px 0;
}

.price {
  font-weight: 900;
  font-size: 1.25rem;
  margin: 10px 0 4px;
}

.facts {
  color: var(--muted);
  font-size: .9rem;
}

.empty-state {
  grid-column: 1/-1;
  text-align: center;
  padding: 60px;
  border: 1px dashed #b9c4c0;
  background: #fafbfa;
}

.split {
  display: grid;
  grid-template-columns: 1.2fr .8fr;
  gap: 80px;
  align-items: center;
}

.experience-panel {
  background: var(--green);
  color: #fff;
  padding: 50px;
}

.experience-panel strong {
  font-family: Georgia,serif;
  font-size: 5rem;
  color: var(--gold);
  display: block;
  line-height: 1;
}

.experience-panel span {
  font-size: 1.2rem;
}

.service-grid,.content-cards {
  display: grid;
  grid-template-columns: repeat(3,1fr);
  gap: 25px;
}

.service-grid article,.content-cards article {
  padding: 32px;
  border-top: 3px solid var(--gold);
  background: var(--cream);
}

.service-grid article>span {
  font-weight: 900;
  color: var(--gold);
}

.service-grid h3,.content-cards h3 {
  font-family: Georgia,serif;
  font-size: 1.5rem;
}

.service-grid a {
  font-weight: 800;
  color: var(--green);
}

.cta {
  background: var(--ink);
  color: #fff;
  padding: 85px 0;
  text-align: center;
}

.cta p {
  color: #c7d2ce;
}

.page-hero {
  padding: 75px 0;
  background: var(--cream);
}

.page-hero h1 {
  font-size: clamp(2.7rem,5vw,4.7rem);
  margin: 0;
}

.page-hero p {
  font-size: 1.1rem;
  max-width: 700px;
}

.filter-grid {
  display: grid;
  grid-template-columns: 1.6fr repeat(4,1fr) auto;
  gap: 10px;
}

.results-bar {
  display: flex;
  justify-content: space-between;
  padding: 28px 0;
}

.listing-head {
  padding: 45px 0;
}

.listing-head .container {
  display: flex;
  justify-content: space-between;
  align-items: end;
}

.listing-head h1 {
  font-size: clamp(2rem,4vw,3.6rem);
  margin: 14px 0 0;
}

.listing-price {
  font-family: Georgia,serif;
  font-size: 2.6rem;
}

.gallery {
  display: grid;
  grid-template-columns: 2fr 1fr 1fr;
  grid-template-rows: 230px 230px;
  gap: 8px;
}

.gallery img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.gallery-main {
  grid-row: 1/3;
}

.gallery-main img {
  height: 100%;
}

.listing-layout {
  display: grid;
  grid-template-columns: 1fr 340px;
  gap: 60px;
}

.listing-facts {
  display: grid;
  grid-template-columns: repeat(4,1fr);
  border: 1px solid var(--line);
  margin-bottom: 45px;
}

.listing-facts span {
  padding: 20px;
  text-align: center;
  border-right: 1px solid var(--line);
  font-size: .75rem;
  color: var(--muted);
}

.listing-facts strong {
  display: block;
  color: var(--ink);
  font-size: 1.3rem;
}

.prose {
  font-size: 1.05rem;
}

.details-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  border: 1px solid var(--line);
}

.details-grid span {
  padding: 18px;
  border-bottom: 1px solid var(--line);
}

.details-grid small,.contact-details small {
  display: block;
  text-transform: uppercase;
  letter-spacing: .08em;
  color: var(--muted);
}

.contact-card {
  height: max-content;
  position: sticky;
  top: 130px;
}

.phone-link {
  display: block;
  text-align: center;
  font-weight: 900;
  margin-top: 18px;
}

.narrow {
  max-width: 880px;
}

.lead {
  font-size: 1.22rem;
  color: var(--muted);
}

.content-cards {
  margin: 35px 0;
}

.contact-layout {
  display: grid;
  grid-template-columns: .8fr 1.2fr;
  gap: 70px;
}

.contact-details {
  display: grid;
  gap: 18px;
}

.contact-details a,.contact-details span {
  font-size: 1.05rem;
  font-weight: 800;
}

.alert {
  padding: 12px;
  margin-bottom: 15px;
}

.alert.success {
  background: #e6f3ed;
}

.alert.error {
  background: #f9e6e6;
  color: var(--danger);
}

.site-footer {
  background: #101d1a;
  color: #cad4d0;
  padding-top: 65px;
}

.footer-grid {
  display: grid;
  grid-template-columns: 1.5fr .6fr 1fr;
  gap: 60px;
}

.brand-light strong {
  color: #fff;
}

.site-footer h3 {
  color: #fff;
}

.site-footer a {
  display: block;
  margin: 8px 0;
}

.footer-bottom {
  display: flex;
  justify-content: space-between;
  border-top: 1px solid #30413d;
  margin-top: 45px;
  padding: 20px 0;
  font-size: .78rem;
}

.admin-body {
  background: #f1f4f2;
}

.admin-shell {
  display: grid;
  grid-template-columns: 260px 1fr;
  min-height: 100vh;
}

.admin-sidebar {
  background: #142622;
  color: #d9e3df;
  padding: 28px;
  position: sticky;
  top: 0;
  height: 100vh;
}

.admin-sidebar .brand {
  margin-bottom: 35px;
}

.admin-sidebar nav {
  display: grid;
  gap: 8px;
}

.admin-sidebar nav a {
  padding: 12px;
  border-radius: 5px;
}

.admin-sidebar nav a:hover {
  background: #29423c;
}

.admin-main {
  padding: 35px;
}

.admin-header {
  display: flex;
  justify-content: space-between;
  align-items: center;
  margin-bottom: 30px;
}

.stat-grid {
  display: grid;
  grid-template-columns: repeat(4,1fr);
  gap: 18px;
}

.stat {
  background: #fff;
  padding: 24px;
  border: 1px solid var(--line);
}

.stat strong {
  display: block;
  font-size: 2rem;
}

.admin-card {
  background: #fff;
  border: 1px solid var(--line);
  padding: 25px;
  margin-bottom: 24px;
}

.admin-table {
  width: 100%;
  border-collapse: collapse;
}

.admin-table th,.admin-table td {
  text-align: left;
  padding: 13px;
  border-bottom: 1px solid var(--line);
}

.admin-actions {
  display: flex;
  gap: 8px;
}

.admin-form {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 18px;
}

.admin-form label {
  font-weight: 800;
  font-size: .82rem;
}

.admin-form input,.admin-form select,.admin-form textarea {
  display: block;
  width: 100%;
  padding: 12px;
  border: 1px solid var(--line);
  margin-top: 6px;
  font: inherit;
}

.admin-form .full {
  grid-column: 1/-1;
}

.login-wrap {
  min-height: 100vh;
  display: grid;
  place-items: center;
  background: var(--cream);
}

.login-card {
  width: min(430px,calc(100% - 30px));
  padding: 40px;
  background: #fff;
  box-shadow: var(--shadow);
}

@media (max-width:900px) {
  .main-nav {
    display: none;
    position: absolute;
    top: 88px;
    left: 0;
    right: 0;
    background: #fff;
    padding: 20px;
    flex-direction: column;
    align-items: stretch;
    border-top: 1px solid var(--line);
  }
  .main-nav.is-open {
    display: flex;
  }
  .menu-toggle {
    display: block;
  }
  .hero-grid,.split,.contact-layout,.listing-layout {
    grid-template-columns: 1fr;
  }
  .hero {
    padding: 55px 0;
  }
  .trust-row {
    flex-wrap: wrap;
  }
  .property-grid,.service-grid,.content-cards {
    grid-template-columns: repeat(2,1fr);
  }
  .filter-grid {
    grid-template-columns: 1fr 1fr;
  }
  .listing-head .container {
    align-items: start;
    flex-direction: column;
    gap: 15px;
  }
  .gallery {
    grid-template-columns: 1fr 1fr;
    grid-template-rows: 300px 180px;
  }
  .gallery-main {
    grid-column: 1/3;
    grid-row: auto;
  }
  .listing-facts {
    grid-template-columns: 1fr 1fr;
  }
  .contact-card {
    position: static;
  }
  .admin-shell {
    grid-template-columns: 1fr;
  }
  .admin-sidebar {
    position: static;
    height: auto;
  }
  .stat-grid {
    grid-template-columns: 1fr 1fr;
  }
  .admin-form {
    grid-template-columns: 1fr;
  }
  .admin-form .full {
    grid-column: auto;
  }
}

@media (max-width:600px) {
  .container {
    width: min(100% - 24px,1180px);
  }
  .topbar-inner span {
    display: none;
  }
  .topbar-inner {
    justify-content: center;
  }
  .hero h1 {
    font-size: 2.65rem;
  }
  .hero-actions,.section-heading,.footer-bottom {
    align-items: stretch;
    flex-direction: column;
  }
  .form-two,.property-grid,.service-grid,.content-cards,.filter-grid,.footer-grid,.details-grid {
    grid-template-columns: 1fr;
  }
  .property-image {
    height: 230px;
  }
  .section {
    padding: 60px 0;
  }
  .gallery {
    display: block;
  }
  .gallery img {
    height: 260px;
    margin-bottom: 8px;
  }
  .listing-facts {
    grid-template-columns: 1fr 1fr;
  }
  .stat-grid {
    grid-template-columns: 1fr;
  }
  .admin-main {
    padding: 18px;
  }
  .admin-table {
    font-size: .8rem;
  }
  .admin-table th:nth-child(3),.admin-table td:nth-child(3) {
    display: none;
  }
}

/* About Tracy */

.about-hero {
  background: linear-gradient(115deg,#f7f4ee 0%,#f7f4ee 58%,#edf1ee 58%,#edf1ee 100%);
}

.about-hero p {
  max-width: 760px;
  color: var(--muted);
}

.about-intro-section {
  overflow: hidden;
}

.about-intro-grid {
  display: grid;
  grid-template-columns: minmax(320px,.82fr) minmax(0,1.18fr);
  gap: 90px;
  align-items: center;
}

.about-portrait-wrap {
  position: relative;
  max-width: 500px;
}

.about-portrait-placeholder {
  aspect-ratio: 4/5;
  background: linear-gradient(145deg,#dfe7e3,#b7c9c2);
  display: flex;
  flex-direction: column;
  justify-content: center;
  align-items: center;
  color: var(--green);
  border-radius: 2px;
  overflow: hidden;
  box-shadow: var(--shadow);
  border: 10px solid #fff;
  outline: 1px solid var(--line);
}

.about-portrait-placeholder span {
  width: 150px;
  height: 150px;
  border-radius: 50%;
  display: grid;
  place-items: center;
  background: rgba(255,255,255,.62);
  font-family: Georgia,serif;
  font-size: 3.4rem;
  letter-spacing: .08em;
}

.about-portrait-placeholder small {
  margin-top: 24px;
  text-transform: uppercase;
  letter-spacing: .12em;
  font-weight: 800;
  font-size: .7rem;
}

.about-portrait-photo {
  padding: 0;
  background: #ece2d6;
  align-items: stretch;
  justify-content: stretch;
}

.about-portrait-photo img {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: 82% center;
}

.about-experience-badge {
  position: absolute;
  right: -28px;
  bottom: 35px;
  width: 175px;
  background: var(--green);
  color: #fff;
  padding: 24px;
  box-shadow: 0 18px 40px rgba(17,35,31,.22);
}

.about-experience-badge strong {
  display: block;
  color: var(--gold);
  font-family: Georgia,serif;
  font-size: 3.3rem;
  line-height: 1;
}

.about-experience-badge span {
  display: block;
  font-size: .82rem;
  line-height: 1.35;
  margin-top: 7px;
}

.about-copy h2 {
  font-family: Georgia,serif;
  font-size: clamp(2.2rem,4vw,4rem);
  font-weight: 500;
  line-height: 1.08;
  margin: 0 0 24px;
}

.about-copy>p:not(.lead) {
  color: #4f5e59;
}

.about-signature {
  margin: 30px 0 25px;
  padding-left: 20px;
  border-left: 3px solid var(--gold);
}

.about-signature strong,.about-signature span {
  display: block;
}

.about-signature strong {
  font-family: Georgia,serif;
  font-size: 1.45rem;
}

.about-signature span {
  color: var(--muted);
  font-size: .86rem;
}

.about-actions {
  display: flex;
  align-items: center;
  gap: 25px;
}

.about-values-heading {
  max-width: 760px;
}

.about-values-grid {
  display: grid;
  grid-template-columns: repeat(4,1fr);
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
}

.about-values-grid article {
  background: #fff;
  padding: 35px 28px;
  min-height: 270px;
}

.about-values-grid article>span {
  font-size: .74rem;
  font-weight: 900;
  color: var(--gold);
  letter-spacing: .12em;
}

.about-values-grid h3 {
  font-family: Georgia,serif;
  font-size: 1.45rem;
  margin: 45px 0 12px;
}

.about-values-grid p {
  color: var(--muted);
  font-size: .93rem;
  margin: 0;
}

.about-quote-section {
  background: var(--green);
  color: #fff;
  padding: 70px 0;
}

.about-quote-grid {
  display: grid;
  grid-template-columns: 1fr auto;
  gap: 60px;
  align-items: center;
}

.about-quote-grid blockquote {
  font-family: Georgia,serif;
  font-size: clamp(1.65rem,3vw,2.65rem);
  line-height: 1.35;
  margin: 0;
  max-width: 850px;
}

.about-quote-grid>div {
  display: grid;
  gap: 14px;
  text-align: center;
}

.about-quote-grid>div span {
  font-size: .82rem;
  color: #d0ddd8;
}

@media (max-width:900px) {
  .about-intro-grid {
    grid-template-columns: 1fr;
    gap: 60px;
  }
  .about-portrait-wrap {
    margin: auto;
    width: min(100%,500px);
  }
  .about-values-grid {
    grid-template-columns: 1fr 1fr;
  }
  .about-quote-grid {
    grid-template-columns: 1fr;
    text-align: center;
  }
  .about-quote-grid blockquote {
    margin: auto;
  }
  .about-quote-grid>div {
    justify-items: center;
  }
}

@media (max-width:600px) {
  .about-hero {
    background: var(--cream);
  }
  .about-intro-grid {
    gap: 48px;
  }
  .about-experience-badge {
    right: 12px;
    bottom: 18px;
    width: 150px;
    padding: 18px;
  }
  .about-experience-badge strong {
    font-size: 2.6rem;
  }
  .about-copy h2 {
    font-size: 2.35rem;
  }
  .about-actions {
    align-items: flex-start;
    flex-direction: column;
  }
  .about-values-grid {
    grid-template-columns: 1fr;
  }
  .about-values-grid article {
    min-height: auto;
  }
  .about-values-grid h3 {
    margin-top: 25px;
  }
  .about-quote-section {
    padding: 55px 0;
  }
}

/* Upgraded login */

.login-page {
  margin: 0;
  background: #edf2ef;
}

.login-layout {
  min-height: 100vh;
  display: grid;
  grid-template-columns: 1.08fr .92fr;
}

.login-welcome {
  position: relative;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  padding: 48px clamp(36px,6vw,90px);
  color: #fff;
  background: linear-gradient(145deg,rgba(18,43,37,.96),rgba(35,78,68,.91)),url('../images/property-placeholder.svg') center/cover;
}

.login-brand {
  display: flex;
  align-items: center;
  gap: 14px;
}

.login-brand .brand-mark {
  background: var(--gold);
  color: var(--ink);
}

.login-brand strong,.login-brand small {
  display: block;
}

.login-brand strong {
  font-family: Georgia,serif;
  font-size: 1.35rem;
}

.login-brand small {
  font-size: .72rem;
  text-transform: uppercase;
  letter-spacing: .1em;
  color: #d2dfda;
}

.login-welcome-copy {
  max-width: 680px;
}

.login-welcome h1 {
  font-family: Georgia,serif;
  font-weight: 500;
  font-size: clamp(2.7rem,5vw,5.4rem);
  line-height: 1.05;
  margin: 0 0 24px;
}

.login-welcome p {
  max-width: 620px;
  font-size: 1.08rem;
  color: #d6e2dd;
}

.login-site-link {
  font-weight: 800;
  color: #fff;
}

.login-panel {
  display: grid;
  place-items: center;
  padding: 36px;
}

.login-card-upgraded {
  width: min(480px,100%);
  padding: 48px;
  border-radius: 14px;
  border: 1px solid var(--line);
  box-shadow: 0 24px 70px rgba(18,43,37,.13);
}

.login-card-upgraded h2 {
  font-family: Georgia,serif;
  font-size: 2.2rem;
  font-weight: 500;
  margin: 0 0 8px;
}

.login-card-upgraded>p {
  color: var(--muted);
  margin-bottom: 28px;
}

.login-card-upgraded label {
  display: block;
  font-size: .8rem;
  font-weight: 800;
  margin-top: 18px;
}

.login-card-upgraded input {
  width: 100%;
  padding: 14px;
  border: 1px solid #ccd7d2;
  border-radius: 6px;
  margin-top: 7px;
  font: inherit;
}

.login-card-upgraded input:focus {
  outline: 3px solid rgba(195,154,91,.2);
  border-color: var(--gold);
}

.login-submit {
  margin-top: 24px;
  padding: 15px;
}

.login-help {
  display: block;
  text-align: center;
  color: var(--muted);
  margin-top: 17px;
}

.login-mobile-brand {
  display: none;
}

/* Better admin property management */

.admin-header h1 {
  margin: 0;
}

.admin-header p {
  margin: 5px 0 0;
  color: var(--muted);
}

.admin-table-wrap {
  overflow-x: auto;
}

.property-admin-table {
  min-width: 920px;
}

.admin-property-cell {
  display: flex;
  align-items: center;
  gap: 12px;
  min-width: 230px;
}

.admin-property-cell img {
  width: 74px;
  height: 55px;
  object-fit: cover;
  border-radius: 5px;
  background: var(--cream);
}

.admin-property-cell small {
  display: block;
  color: var(--muted);
}

.admin-actions form {
  margin: 0;
}

.btn-danger {
  background: #a84040;
  color: #fff;
}

.empty-admin {
  text-align: center;
  padding: 45px;
}

.property-editor-form {
  max-width: 1100px;
}

.editor-section {
  padding: 30px;
}

.editor-section-heading {
  display: flex;
  align-items: flex-start;
  gap: 15px;
  border-bottom: 1px solid var(--line);
  padding-bottom: 18px;
  margin-bottom: 24px;
}

.editor-section-heading>span {
  width: 34px;
  height: 34px;
  flex: 0 0 34px;
  border-radius: 50%;
  display: grid;
  place-items: center;
  background: var(--green);
  color: #fff;
  font-weight: 900;
}

.editor-section-heading h2 {
  font-family: Georgia,serif;
  font-size: 1.55rem;
  font-weight: 500;
  margin: 0;
}

.editor-section-heading p {
  margin: 2px 0 0;
  color: var(--muted);
}

.photo-upload-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 18px;
}

.upload-box {
  display: flex;
  flex-direction: column;
  justify-content: center;
  min-height: 145px;
  padding: 24px;
  border: 2px dashed #b9c9c3;
  border-radius: 9px;
  background: #f8faf9;
  cursor: pointer;
}

.upload-box:hover {
  border-color: var(--gold);
  background: #fffaf2;
}

.upload-box strong {
  font-size: 1rem;
}

.upload-box small {
  color: var(--muted);
  margin: 5px 0 15px;
}

.admin-photo-gallery {
  display: grid;
  grid-template-columns: repeat(4,1fr);
  gap: 14px;
  margin-top: 25px;
}

.admin-photo {
  position: relative;
  margin: 0;
  border: 1px solid var(--line);
  background: #fff;
}

.admin-photo img {
  width: 100%;
  height: 155px;
  object-fit: cover;
}

.admin-photo figcaption,.admin-photo button {
  position: absolute;
  left: 8px;
  bottom: 8px;
  border: 0;
  padding: 7px 10px;
  border-radius: 4px;
  font-size: .72rem;
  font-weight: 900;
}

.admin-photo figcaption {
  background: var(--gold);
  color: var(--ink);
}

.admin-photo button {
  background: rgba(145,35,35,.94);
  color: #fff;
  cursor: pointer;
}

.admin-photo.featured {
  outline: 3px solid var(--gold);
}

.photo-note {
  color: var(--muted);
}

.publish-options {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 15px;
  margin-bottom: 25px;
}

.publish-options label {
  display: flex;
  align-items: flex-start;
  gap: 12px;
  padding: 18px;
  border: 1px solid var(--line);
  border-radius: 7px;
}

.publish-options input {
  margin-top: 5px;
}

.publish-options strong,.publish-options small {
  display: block;
}

.publish-options small {
  color: var(--muted);
}

.editor-save {
  min-width: 220px;
}

/* Modern listing gallery */

.modern-gallery {
  position: relative;
  display: grid;
  grid-template-columns: 2fr 1fr 1fr;
  grid-template-rows: 235px 235px;
  gap: 7px;
  overflow: hidden;
  border-radius: 10px;
}

.gallery-tile {
  position: relative;
  border: 0;
  padding: 0;
  background: #e7ece9;
  overflow: hidden;
  cursor: pointer;
}

.gallery-tile img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform .25s;
}

.gallery-tile:hover img {
  transform: scale(1.025);
}

.gallery-tile-1 {
  grid-row: 1/3;
}

.gallery-empty {
  background: linear-gradient(135deg,#e7ece9,#d5ded9);
}

.gallery-count-button {
  position: absolute;
  right: 18px;
  bottom: 18px;
  border: 1px solid #222;
  background: #fff;
  padding: 10px 14px;
  border-radius: 5px;
  font-weight: 800;
  cursor: pointer;
}

.view-all-photos {
  position: absolute;
  inset: 0;
  display: grid;
  place-items: center;
  background: rgba(10,22,19,.55);
  color: #fff;
  font-weight: 900;
}

.gallery-lightbox {
  position: fixed;
  inset: 0;
  z-index: 1000;
  display: none;
  align-items: center;
  justify-content: center;
  background: rgba(6,12,10,.96);
}

.gallery-lightbox.is-open {
  display: flex;
}

.lightbox-stage {
  width: min(1100px,82vw);
  height: 84vh;
  display: flex;
  align-items: center;
  justify-content: center;
  position: relative;
}

.lightbox-stage img {
  max-width: 100%;
  max-height: 100%;
  object-fit: contain;
}

.lightbox-counter {
  position: absolute;
  bottom: 8px;
  left: 50%;
  transform: translateX(-50%);
  background: rgba(0,0,0,.65);
  color: #fff;
  padding: 7px 12px;
  border-radius: 20px;
}

.lightbox-close,.lightbox-prev,.lightbox-next {
  position: absolute;
  border: 0;
  background: rgba(255,255,255,.14);
  color: #fff;
  cursor: pointer;
}

.lightbox-close {
  right: 25px;
  top: 20px;
  width: 48px;
  height: 48px;
  border-radius: 50%;
  font-size: 2rem;
}

.lightbox-prev,.lightbox-next {
  top: 50%;
  transform: translateY(-50%);
  width: 56px;
  height: 70px;
  font-size: 3rem;
}

.lightbox-prev {
  left: 20px;
}

.lightbox-next {
  right: 20px;
}

html.lightbox-open,body.lightbox-open {
  overflow: hidden !important;
  overscroll-behavior: none;
}

@media (max-width:900px) {
  .login-layout {
    grid-template-columns: 1fr;
  }
  .login-welcome {
    display: none;
  }
  .login-panel {
    min-height: 100vh;
  }
  .login-mobile-brand {
    display: block;
    margin-bottom: 22px;
  }
  .photo-upload-grid,.publish-options {
    grid-template-columns: 1fr;
  }
  .admin-photo-gallery {
    grid-template-columns: repeat(3,1fr);
  }
  .modern-gallery {
    grid-template-columns: 1fr 1fr;
    grid-template-rows: 320px 180px;
  }
  .gallery-tile-1 {
    grid-column: 1/3;
    grid-row: auto;
  }
  .gallery-tile-4,.gallery-tile-5 {
    display: none;
  }
  .lightbox-stage {
    width: 78vw;
  }
}

@media (max-width:600px) {
  .login-panel {
    padding: 18px;
  }
  .login-card-upgraded {
    padding: 30px 24px;
  }
  .admin-photo-gallery {
    grid-template-columns: 1fr 1fr;
  }
  .admin-photo img {
    height: 130px;
  }
  .modern-gallery {
    display: block;
    border-radius: 0;
  }
  .gallery-tile {
    display: none;
  }
  .gallery-tile-1 {
    display: block;
    width: 100%;
    height: 300px;
  }
  .gallery-count-button {
    right: 12px;
    bottom: 12px;
  }
  .lightbox-stage {
    width: 74vw;
    height: 78vh;
  }
  .lightbox-prev,.lightbox-next {
    width: 42px;
    height: 60px;
  }
  .lightbox-prev {
    left: 5px;
  }
  .lightbox-next {
    right: 5px;
  }
  .lightbox-close {
    right: 10px;
    top: 10px;
  }
}

/* Financing and payment calculator */

.payment-calculator {
  margin-top: 42px;
  padding: 28px;
  border: 1px solid var(--line);
  border-radius: 10px;
  background: #f8faf9;
}

.payment-calculator h2 {
  margin-top: 6px;
}

.calc-grid {
  display: grid;
  grid-template-columns: repeat(2,1fr);
  gap: 14px;
}

.calc-grid label {
  font-size: .78rem;
  font-weight: 800;
}

.calc-grid input,.calc-grid select {
  width: 100%;
  margin-top: 6px;
  padding: 12px;
  border: 1px solid #cbd6d1;
  border-radius: 5px;
  background: #fff;
  font: inherit;
}

.payment-total {
  display: flex;
  align-items: baseline;
  gap: 10px;
  margin: 24px 0 10px;
  padding: 20px;
  background: var(--green);
  color: #fff;
  border-radius: 8px;
}

.payment-total strong {
  font-family: Georgia,serif;
  font-size: 2.25rem;
}

.payment-total small {
  color: #d7e3df;
}

.payment-breakdown {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 8px 18px;
}

.payment-breakdown span {
  display: flex;
  justify-content: space-between;
  border-bottom: 1px solid var(--line);
  padding: 9px 0;
}

.calculator-disclaimer {
  font-size: .78rem;
  color: var(--muted);
}

.finance-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 60px;
  align-items: start;
}

.partner-card {
  display: flex;
  gap: 18px;
  padding: 22px;
  border: 1px solid var(--line);
  border-radius: 9px;
  margin: 25px 0;
  background: #fff;
}

.partner-monogram {
  width: 70px;
  height: 70px;
  flex: 0 0 70px;
  display: grid;
  place-items: center;
  border-radius: 50%;
  background: var(--green);
  color: #fff;
  font-family: Georgia,serif;
  font-size: 1.5rem;
}

.partner-card h3 {
  margin: 0 0 6px;
}

.partner-card p {
  margin: 0;
  color: var(--muted);
}

.finance-note {
  padding: 18px;
  border-left: 4px solid var(--gold);
  background: #fffaf2;
}

.update-grid {
  display: grid;
  grid-template-columns: repeat(3,1fr);
  gap: 20px;
}

.update-grid article {
  padding: 25px;
  background: #fff;
  border: 1px solid var(--line);
  border-radius: 8px;
}

.update-grid article>span {
  font-size: .72rem;
  text-transform: uppercase;
  letter-spacing: .12em;
  color: var(--gold);
  font-weight: 900;
}

.update-grid h3 {
  font-family: Georgia,serif;
  font-size: 1.35rem;
}

.update-grid p {
  color: var(--muted);
}

@media (max-width:800px) {
  .finance-grid {
    grid-template-columns: 1fr;
  }
  .update-grid {
    grid-template-columns: 1fr;
  }
  .calc-grid {
    grid-template-columns: 1fr;
  }
  .payment-breakdown {
    grid-template-columns: 1fr;
  }
}

.property-features,.property-specifications {
  margin-top: 52px;
}

.feature-list {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
}

.feature-list span {
  padding: 10px 14px;
  background: var(--cream);
  border: 1px solid var(--line);
  font-weight: 700;
}

.spec-groups {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 18px;
}

.spec-group {
  border: 1px solid var(--line);
  background: #fff;
}

.spec-group h3 {
  margin: 0;
  padding: 16px 18px;
  background: var(--cream);
  font-family: Georgia,serif;
}

.spec-group div {
  display: flex;
  justify-content: space-between;
  gap: 20px;
  padding: 13px 18px;
  border-top: 1px solid var(--line);
}

.spec-group div span {
  color: var(--muted);
}

.spec-group div strong {
  text-align: right;
}

.mls-note {
  color: var(--muted);
  font-size: .85rem;
}

.related-properties {
  border-top: 1px solid var(--line);
}

.admin-form small {
  display: block;
  color: var(--muted);
  font-weight: 400;
  margin-top: 5px;
}

@media (max-width:700px) {
  .spec-groups {
    grid-template-columns: 1fr;
  }
  .spec-group div {
    align-items: flex-start;
    flex-direction: column;
    gap: 2px;
  }
  .spec-group div strong {
    text-align: left;
  }
}

/* Tracy Dawson public redesign: black, ivory and warm gold */

.site-header {
  background: #0d0f0f;
  border-bottom: 1px solid rgba(190,143,70,.55);
}

.topbar {
  background: #080909;
  color: #d8d2c8;
  border-bottom: 1px solid rgba(255,255,255,.08);
}

.topbar a {
  color: #d2a251;
}

.site-header .brand-mark {
  background: #bd8a3d;
  color: #0b0c0c;
}

.site-header .brand strong {
  color: #d2a251;
  font-family: "Brush Script MT","Segoe Script",cursive;
  font-size: 1.6rem;
  font-weight: 500;
}

.site-header .brand small {
  color: #f3eee5;
}

.site-header .main-nav>a:not(.btn) {
  color: #f7f3eb;
}

.site-header .main-nav>a:not(.btn):hover {
  color: #d2a251;
}

.site-header .menu-toggle span {
  background: #fff;
}

.site-header .btn-small {
  background: #bd8a3d;
  color: #111;
}

.tracy-home-hero {
  position: relative;
  overflow: hidden;
  padding: 72px 0 0;
  background: radial-gradient(circle at 26% 28%,rgba(255,255,255,.96),rgba(248,239,225,.93) 34%,rgba(212,176,120,.3) 65%,rgba(10,11,11,.12)),linear-gradient(105deg,#f8f1e6 0%,#efe2cf 60%,#c79959 100%);
  color: #131313;
  border-bottom: 7px solid #111;
}

.tracy-home-hero:before {
  content: "";
  position: absolute;
  inset: auto -8% -48% 44%;
  height: 78%;
  background: rgba(255,255,255,.32);
  border-radius: 50%;
  transform: rotate(-8deg);
}

.tracy-hero-grid {
  position: relative;
  z-index: 2;
  grid-template-columns: 1.08fr .92fr;
  gap: 38px;
  align-items: end;
}

.tracy-hero-copy {
  padding: 20px 0 58px;
}

.tracy-hero-copy .eyebrow {
  color: #6a4a1f;
}

.tracy-hero-copy h1 {
  font-size: clamp(3rem,5.4vw,5.8rem);
  color: #111;
  line-height: .98;
  letter-spacing: -.035em;
  margin-bottom: 25px;
}

.tracy-hero-copy h1 em {
  display: inline-block;
  color: #a8752e;
  font-family: "Brush Script MT","Segoe Script",cursive;
  font-size: 1.05em;
  font-weight: 500;
  letter-spacing: 0;
}

.tracy-hero-copy>p {
  color: #39332c;
  font-family: Georgia,serif;
  font-size: 1.25rem;
  max-width: 680px;
}

.tracy-hero-copy .btn {
  background: linear-gradient(135deg,#c79a55,#a8742c);
  color: #fff;
  border: 1px solid rgba(93,57,12,.25);
  box-shadow: 0 12px 28px rgba(95,61,18,.18);
}

.tracy-hero-copy .btn-ghost {
  background: #111;
  color: #fff;
  border-color: #111;
}

.tracy-hero-copy .trust-row {
  border-color: rgba(26,21,16,.18);
  color: #695f54;
}

.tracy-hero-copy .trust-row strong {
  color: #111;
}

.tracy-portrait-wrap {
  position: relative;
  align-self: stretch;
  display: flex;
  align-items: flex-end;
  justify-content: center;
  min-height: 560px;
}

.tracy-portrait-frame {
  position: relative;
  width: min(100%,470px);
  height: 560px;
  overflow: hidden;
  border-radius: 240px 240px 0 0;
  border: 2px solid rgba(177,125,49,.55);
  border-bottom: 0;
  box-shadow: 0 28px 55px rgba(48,31,13,.24);
  background: #dedbd6;
}

.tracy-portrait-frame:after {
  content: "";
  position: absolute;
  inset: 0;
  box-shadow: inset 0 0 70px rgba(0,0,0,.12);
  pointer-events: none;
}

.tracy-portrait-frame img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 16%;
}

.portrait-signature {
  position: absolute;
  right: 0;
  bottom: 24px;
  background: rgba(10,11,11,.94);
  color: #fff;
  padding: 15px 22px;
  border-left: 4px solid #bd8a3d;
  box-shadow: 0 10px 30px rgba(0,0,0,.24);
}

.portrait-signature strong,.portrait-signature span {
  display: block;
}

.portrait-signature strong {
  font-family: "Brush Script MT","Segoe Script",cursive;
  color: #d2a251;
  font-size: 1.65rem;
  font-weight: 500;
}

.portrait-signature span {
  font-size: .68rem;
  letter-spacing: .16em;
  text-transform: uppercase;
}

.hero-property-search {
  position: relative;
  z-index: 3;
  transform: translateY(34px);
}

.hero-property-search form {
  display: grid;
  grid-template-columns: 1.45fr repeat(3,1fr) auto;
  gap: 12px;
  align-items: end;
  background: #101111;
  padding: 20px 22px;
  border-top: 3px solid #bd8a3d;
  box-shadow: 0 18px 45px rgba(0,0,0,.2);
}

.hero-property-search label span {
  display: block;
  color: #d6a557;
  font-size: .68rem;
  font-weight: 900;
  letter-spacing: .12em;
  text-transform: uppercase;
  margin-bottom: 6px;
}

.hero-property-search input,.hero-property-search select {
  width: 100%;
  height: 48px;
  border: 1px solid #454545;
  background: #f9f5ee;
  color: #111;
  padding: 0 12px;
  font: inherit;
}

.hero-property-search .btn {
  height: 48px;
  white-space: nowrap;
  background: #bd8a3d;
  color: #111;
}

.tracy-home-hero + .section {
  padding-top: 120px;
}

@media (max-width:900px) {
  .site-header .main-nav {
    background: #0d0f0f;
    border-color: #2d2d2d;
  }
  .tracy-hero-grid {
    grid-template-columns: 1fr;
  }
  .tracy-hero-copy {
    padding-bottom: 20px;
  }
  .tracy-portrait-wrap {
    min-height: 460px;
  }
  .tracy-portrait-frame {
    height: 460px;
    width: min(82vw,420px);
  }
  .hero-property-search form {
    grid-template-columns: 1fr 1fr;
  }
  .hero-property-search .btn {
    width: 100%;
  }
}

@media (max-width:600px) {
  .tracy-home-hero {
    padding-top: 42px;
  }
  .tracy-hero-copy {
    text-align: center;
  }
  .tracy-hero-copy .hero-actions,.tracy-hero-copy .trust-row {
    justify-content: center;
  }
  .tracy-hero-copy h1 {
    font-size: 3.1rem;
  }
  .tracy-hero-copy>p {
    font-size: 1.05rem;
  }
  .tracy-portrait-wrap {
    min-height: 390px;
  }
  .tracy-portrait-frame {
    height: 390px;
    width: 100%;
    border-radius: 170px 170px 0 0;
  }
  .portrait-signature {
    right: 10px;
    bottom: 10px;
  }
  .hero-property-search {
    transform: translateY(24px);
  }
  .hero-property-search form {
    grid-template-columns: 1fr;
    padding: 18px;
  }
  .tracy-home-hero + .section {
    padding-top: 90px;
  }
}

/* 2026 waterfront luxury homepage */

:root {
  --luxe-black: #0b0d0d;
  --luxe-gold: #bd8840;
  --luxe-gold-light: #d5aa68;
  --luxe-ivory: #f4eee5;
  --luxe-paper: #fbf8f3;
  --luxe-line: #dfd2bf;
}

.luxe-header {
  position: sticky;
  top: 0;
  background: var(--luxe-black);
  border-bottom: 1px solid rgba(189,136,64,.7);
  z-index: 80;
}

.luxe-nav-wrap {
  height: 92px;
}

.luxe-brand {
  display: flex;
  flex-direction: column;
  align-items: flex-start;
  gap: 0;
}

.brand-script,.script-title {
  font-family: "Brush Script MT","Segoe Script",cursive;
  color: var(--luxe-gold);
  font-weight: 500;
}

.brand-script {
  font-size: 2.25rem;
  line-height: 1;
}

.luxe-brand small {
  color: #fff;
  letter-spacing: .18em;
  font-size: .68rem;
  margin-top: 7px;
}

.luxe-main-nav {
  gap: 25px;
  font-size: .8rem;
  text-transform: uppercase;
  letter-spacing: .04em;
}

.luxe-main-nav a {
  color: #fff;
}

.luxe-main-nav a:hover {
  color: var(--luxe-gold-light);
}

.waterfront-hero {
  position: relative;
  min-height: 620px;
  overflow: hidden;
  background: #dbc5a5;
}

.waterfront-bg {
  position: absolute;
  inset: 0;
  background: url('../images/tracy-water-hero.jpg') center center/cover no-repeat;
  transform: scale(1.01);
}

.waterfront-shade {
  position: absolute;
  inset: 0;
  background: linear-gradient(90deg,rgba(250,246,239,.98) 0%,rgba(250,246,239,.9) 38%,rgba(250,246,239,.18) 62%,rgba(0,0,0,.03) 100%);
}

.waterfront-inner {
  position: relative;
  z-index: 2;
  min-height: 620px;
  display: flex;
  align-items: center;
}

.waterfront-copy {
  width: min(58%,670px);
  padding: 70px 0;
}

.luxe-kicker {
  display: block;
  text-transform: uppercase;
  letter-spacing: .18em;
  font-size: .76rem;
  color: #34302a;
  margin-bottom: 16px;
}

.waterfront-copy h1 {
  font-family: Georgia,serif;
  font-size: clamp(3.1rem,5.4vw,5.7rem);
  line-height: .96;
  margin: 0 0 22px;
  color: #121212;
  letter-spacing: -.045em;
}

.waterfront-copy h1 em {
  display: inline-block;
  font-family: "Brush Script MT","Segoe Script",cursive;
  color: #a66f29;
  font-size: 1.06em;
  font-weight: 500;
  letter-spacing: 0;
}

.waterfront-copy p {
  max-width: 650px;
  font-family: Georgia,serif;
  font-size: 1.28rem;
  color: #2f2923;
}

.luxe-gold-btn {
  background: linear-gradient(135deg,#c99a56,#a96f24);
  color: #fff;
  border-radius: 2px;
}

.luxe-dark-btn {
  background: #0c0e0e;
  color: #fff;
  border-radius: 2px;
}

.luxe-home {
  background: var(--luxe-paper);
}

.luxe-featured {
  padding: 78px 0;
}

.luxe-section-heading {
  align-items: end;
}

.script-title {
  display: block;
  font-size: 2.65rem;
  line-height: .85;
}

.luxe-section-heading h2,.luxe-search-copy h2 {
  font-family: Georgia,serif;
  text-transform: uppercase;
  letter-spacing: .06em;
  font-size: 2.35rem;
  margin: 4px 0 0;
}

.luxe-property-grid {
  grid-template-columns: repeat(4,1fr);
  gap: 18px;
}

.luxe-property-card {
  border: 1px solid var(--luxe-line);
  border-radius: 0;
  box-shadow: 0 8px 22px rgba(56,39,18,.08);
  background: #fff;
}

.luxe-property-card .property-image {
  height: 250px;
}

.luxe-property-card .property-body {
  padding: 17px;
}

.luxe-property-card h3 {
  font-family: Georgia,serif;
  text-transform: uppercase;
  font-size: 1rem;
  letter-spacing: .04em;
}

.luxe-property-card .price {
  color: #a66f29;
  font-family: Georgia,serif;
  font-size: 1.3rem;
}

.luxe-property-card .facts {
  font-size: .72rem;
  text-transform: uppercase;
  letter-spacing: .03em;
}

.luxe-empty {
  grid-column: 1/-1;
}

.luxe-search-section {
  background: linear-gradient(90deg,#f1e8dc,#fbf8f3);
  border-top: 1px solid var(--luxe-line);
  border-bottom: 1px solid var(--luxe-line);
}

.luxe-search-layout {
  display: grid;
  grid-template-columns: .8fr 2.2fr;
  gap: 50px;
  align-items: center;
}

.luxe-search-copy p {
  color: #665d53;
}

.luxe-search-form {
  display: grid;
  grid-template-columns: repeat(3,1fr);
  gap: 15px;
  padding: 28px;
  background: rgba(255,255,255,.8);
  border: 1px solid var(--luxe-line);
  box-shadow: 0 10px 30px rgba(70,48,20,.08);
}

.luxe-search-form label span {
  display: block;
  text-transform: uppercase;
  letter-spacing: .08em;
  font-size: .66rem;
  font-weight: 800;
  margin-bottom: 6px;
}

.luxe-search-form input,.luxe-search-form select {
  width: 100%;
  height: 48px;
  padding: 0 12px;
  border: 1px solid #d5c9b8;
  background: #fff;
  font: inherit;
}

.luxe-search-form button {
  grid-column: 3;
}

.luxe-services {
  padding: 60px 0;
}

.luxe-service-grid {
  display: grid;
  grid-template-columns: repeat(3,1fr);
  gap: 18px;
}

.luxe-service-grid article {
  background: #fff;
  border: 1px solid var(--luxe-line);
  padding: 30px;
}

.luxe-service-grid h3 {
  font-family: Georgia,serif;
  font-size: 1.45rem;
  margin: 8px 0;
}

.luxe-service-grid a {
  color: #9d6824;
  font-weight: 800;
}

.luxe-ask {
  background: #0b0d0d;
  color: #fff;
  padding: 38px 0;
  border-top: 3px solid var(--luxe-gold);
}

.luxe-ask-grid {
  display: grid;
  grid-template-columns: 1.1fr 1.6fr auto;
  gap: 35px;
  align-items: center;
}

.luxe-ask-grid>div {
  display: flex;
  gap: 20px;
  align-items: center;
}

.ask-icon {
  width: 78px;
  height: 78px;
  border: 2px solid #fff;
  border-radius: 50%;
  display: grid;
  place-items: center;
  color: var(--luxe-gold);
  font-size: 2rem;
}

.luxe-ask h2 {
  font-family: Georgia,serif;
  text-transform: uppercase;
  letter-spacing: .06em;
  margin: 0;
}

.luxe-ask .script-title {
  font-size: 2rem;
  margin: 0;
}

.luxe-footer {
  background: #eee5da;
  color: #151515;
  padding-top: 0;
}

.luxe-footer-grid {
  display: grid;
  grid-template-columns: 170px 1.5fr .8fr 1fr;
  gap: 35px;
  align-items: center;
  padding: 48px 0;
}

.footer-portrait img {
  width: 160px;
  height: 190px;
  object-fit: cover;
  object-position: center 20%;
  border-bottom: 4px solid var(--luxe-gold);
}

.luxe-footer a {
  display: block;
  margin: 6px 0;
}

.luxe-footer .btn {
  display: inline-flex;
}

.luxe-footer .footer-bottom {
  border-top: 1px solid #cfc1ae;
  color: #5d564d;
}

@media (max-width:1000px) {
  .luxe-main-nav {
    gap: 15px;
  }
  .luxe-property-grid {
    grid-template-columns: repeat(2,1fr);
  }
  .luxe-search-layout {
    grid-template-columns: 1fr;
  }
  .luxe-footer-grid {
    grid-template-columns: 140px 1fr 1fr;
  }
  .luxe-footer-grid>div:last-child {
    grid-column: 2/4;
  }
  .waterfront-copy {
    width: 64%;
  }
}

@media (max-width:800px) {
  .luxe-nav-wrap {
    height: 78px;
  }
  .brand-script {
    font-size: 1.8rem;
  }
  .luxe-main-nav {
    background: var(--luxe-black) !important;
  }
  .waterfront-hero,.waterfront-inner {
    min-height: 690px;
  }
  .waterfront-bg {
    background-position: 68% center;
  }
  .waterfront-shade {
    background: linear-gradient(180deg,rgba(250,246,239,.97) 0%,rgba(250,246,239,.88) 53%,rgba(250,246,239,.08) 78%);
  }
  .waterfront-inner {
    align-items: flex-start;
  }
  .waterfront-copy {
    width: 100%;
    padding-top: 62px;
    text-align: center;
  }
  .waterfront-copy p {
    margin-left: auto;
    margin-right: auto;
  }
  .waterfront-copy .hero-actions {
    justify-content: center;
  }
  .luxe-search-form {
    grid-template-columns: 1fr 1fr;
  }
  .luxe-search-form button {
    grid-column: 1/-1;
  }
  .luxe-service-grid,.luxe-ask-grid {
    grid-template-columns: 1fr;
  }
  .luxe-ask-grid {
    text-align: center;
  }
  .luxe-ask-grid>div {
    justify-content: center;
  }
  .luxe-ask-grid .btn {
    justify-self: center;
  }
  .luxe-footer-grid {
    grid-template-columns: 120px 1fr;
  }
  .luxe-footer-grid>div:nth-child(3),.luxe-footer-grid>div:last-child {
    grid-column: auto;
  }
}

@media (max-width:560px) {
  .container {
    width: min(100% - 28px,1180px);
  }
  .waterfront-hero,.waterfront-inner {
    min-height: 630px;
  }
  .waterfront-copy h1 {
    font-size: 3.15rem;
  }
  .waterfront-copy p {
    font-size: 1.05rem;
  }
  .waterfront-bg {
    background-position: 72% center;
  }
  .waterfront-copy .hero-actions {
    flex-direction: column;
  }
  .luxe-property-grid,.luxe-search-form,.luxe-service-grid {
    grid-template-columns: 1fr;
  }
  .luxe-property-card .property-image {
    height: 235px;
  }
  .luxe-section-heading {
    align-items: flex-start;
    gap: 18px;
  }
  .luxe-footer-grid {
    grid-template-columns: 1fr;
    text-align: center;
  }
  .footer-portrait {
    display: flex;
    justify-content: center;
  }
  .luxe-footer-grid>div:nth-child(3),.luxe-footer-grid>div:last-child {
    grid-column: auto;
  }
  .luxe-footer .btn {
    margin-left: auto;
    margin-right: auto;
  }
}

/* Final Tracy waterfront homepage refinement */

.waterfront-hero {
  min-height: 680px;
  background: #e8d4b7;
  border-bottom: 3px solid var(--luxe-gold);
}

.waterfront-bg {
  background-image: url('../images/tracy-water-hero-final.webp');
  background-position: center center;
  background-size: cover;
  transform: none;
}

.waterfront-shade {
  background: linear-gradient(90deg,rgba(251,247,240,.97) 0%,rgba(251,247,240,.91) 29%,rgba(251,247,240,.62) 43%,rgba(251,247,240,.08) 58%,rgba(0,0,0,0) 100%);
}

.waterfront-inner {
  min-height: 680px;
}

.waterfront-copy {
  width: min(52%,640px);
  padding: 78px 0 72px;
}

.waterfront-copy h1 {
  font-size: clamp(3.35rem,5.7vw,6rem);
  line-height: .94;
  text-shadow: 0 2px 18px rgba(255,255,255,.4);
}

.waterfront-copy h1 em {
  font-size: 1.08em;
}

.waterfront-copy p {
  max-width: 580px;
  font-size: 1.2rem;
  line-height: 1.55;
}

.waterfront-copy .hero-actions {
  margin-top: 32px;
}

.waterfront-copy .btn {
  min-height: 54px;
  padding-inline: 25px;
  text-transform: uppercase;
  letter-spacing: .035em;
  font-size: .78rem;
}

.luxe-featured {
  background: var(--luxe-paper);
}

.luxe-property-card .property-image img {
  transition: transform .35s ease;
}

.luxe-property-card:hover .property-image img {
  transform: scale(1.035);
}

.luxe-property-card .status {
  background: rgba(10,12,12,.9);
  border: 1px solid rgba(255,255,255,.35);
}

.luxe-search-section {
  position: relative;
  overflow: hidden;
}

.luxe-search-section:after {
  content: "";
  position: absolute;
  inset: 0 0 0 auto;
  width: 35%;
  background: linear-gradient(90deg,transparent,rgba(189,136,64,.08));
  pointer-events: none;
}

.luxe-search-layout {
  position: relative;
  z-index: 1;
}

@media (max-width:1000px) {
  .waterfront-copy {
    width: 58%;
  }
  .waterfront-shade {
    background: linear-gradient(90deg,rgba(251,247,240,.96) 0%,rgba(251,247,240,.86) 38%,rgba(251,247,240,.22) 58%,transparent 100%);
  }
}

@media (max-width:800px) {
  .waterfront-hero,.waterfront-inner {
    min-height: 760px;
  }
  .waterfront-bg {
    background-position: 68% center;
  }
  .waterfront-shade {
    background: linear-gradient(180deg,rgba(251,247,240,.98) 0%,rgba(251,247,240,.94) 42%,rgba(251,247,240,.52) 61%,rgba(251,247,240,.04) 78%);
  }
  .waterfront-copy {
    width: 100%;
    max-width: 640px;
    margin-inline: auto;
    padding-top: 52px;
  }
  .waterfront-copy h1 {
    font-size: clamp(3rem,10vw,4.7rem);
  }
}

@media (max-width:560px) {
  .waterfront-hero,.waterfront-inner {
    min-height: 720px;
  }
  .waterfront-bg {
    background-position: 71% center;
  }
  .waterfront-copy {
    padding-top: 40px;
  }
  .waterfront-copy h1 {
    font-size: 3rem;
  }
  .waterfront-copy p {
    font-size: 1rem;
    line-height: 1.45;
  }
  .waterfront-copy .btn {
    width: 100%;
  }
}

/* Refined Tracy footer — no brokerage logo block */

.tracy-footer {
  background: linear-gradient(90deg,#eee4d7 0%,#faf6ef 52%,#eee4d7 100%);
  color: #171717;
  padding: 0;
}

.tracy-footer-main {
  display: grid;
  grid-template-columns: 1.45fr 1fr .75fr;
  gap: 0;
  align-items: stretch;
  padding: 0;
}

.tracy-footer-profile,.tracy-footer-center,.tracy-footer-links {
  padding: 46px 42px;
  min-height: 265px;
}

.tracy-footer-profile {
  display: grid;
  grid-template-columns: 150px 1fr;
  gap: 30px;
  align-items: end;
}

.tracy-footer-profile .footer-portrait {
  align-self: end;
}

.tracy-footer-profile .footer-portrait img {
  width: 150px;
  height: 220px;
  object-fit: cover;
  object-position: center 15%;
  border: 0;
  filter: saturate(.96) contrast(1.02);
}

.footer-connect-copy .script-title {
  font-size: 2.55rem;
  margin-bottom: 18px;
}

.footer-connect-copy p {
  max-width: 330px;
  margin: 0 0 16px;
  color: #3f3932;
  line-height: 1.55;
}

.footer-contact-link {
  display: flex !important;
  align-items: center;
  gap: 10px;
  margin: 8px 0 !important;
  font-size: .92rem;
  font-weight: 600;
}

.footer-contact-link span {
  width: 18px;
  text-align: center;
  color: #a66f29;
}

.tracy-footer-center {
  border-left: 1px solid #d7c9b7;
  border-right: 1px solid #d7c9b7;
  text-align: center;
  display: flex;
  flex-direction: column;
  justify-content: center;
  align-items: center;
}

.footer-small-title {
  text-transform: uppercase;
  letter-spacing: .13em;
  font-size: .72rem;
  font-weight: 800;
  margin: 0 0 16px;
}

.footer-social-row {
  display: flex;
  justify-content: center;
  gap: 12px;
  margin-bottom: 20px;
}

.footer-social-row a {
  width: 42px;
  height: 42px;
  border-radius: 50%;
  background: #0b0d0d;
  color: #fff;
  display: grid !important;
  place-items: center;
  margin: 0 !important;
  font-size: 1.08rem;
  transition: .2s ease;
}

.footer-social-row a:hover {
  background: #bd8840;
  transform: translateY(-2px);
}

.footer-quote {
  font-family: "Brush Script MT","Segoe Script",cursive;
  color: #6a5d4f;
  font-size: 1.42rem;
  line-height: 1.3;
  max-width: 360px;
  margin: 0;
}

.footer-heart {
  color: #bd8840;
  font-size: 1.8rem;
  line-height: 1;
  margin-top: 8px;
}

.tracy-footer-links nav {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 4px 20px;
}

.tracy-footer-links nav a {
  margin: 0 !important;
  padding: 5px 0;
  font-weight: 700;
  font-size: .86rem;
}

.tracy-footer-links nav a:hover {
  color: #a66f29;
}

.footer-license {
  font-size: .78rem;
  color: #665d53;
  margin: 22px 0 0;
  line-height: 1.5;
}

.tracy-footer-bottom {
  background: #0b0d0d;
  color: #d7d2ca;
  border-top: 1px solid #bd8840;
}

.tracy-footer-bottom .container {
  display: flex;
  justify-content: space-between;
  gap: 24px;
  padding: 16px 0;
  font-size: .74rem;
  letter-spacing: .025em;
}

@media (max-width:980px) {
  .tracy-footer-main {
    grid-template-columns: 1fr 1fr;
  }
  .tracy-footer-profile {
    grid-column: 1/-1;
  }
  .tracy-footer-center {
    border-left: 0;
    border-top: 1px solid #d7c9b7;
  }
  .tracy-footer-links {
    border-top: 1px solid #d7c9b7;
    border-left: 1px solid #d7c9b7;
  }
}

@media (max-width:650px) {
  .tracy-footer-main {
    grid-template-columns: 1fr;
  }
  .tracy-footer-profile,.tracy-footer-center,.tracy-footer-links {
    padding: 34px 24px;
    min-height: 0;
  }
  .tracy-footer-profile {
    grid-column: auto;
    grid-template-columns: 1fr;
    text-align: center;
  }
  .tracy-footer-profile .footer-portrait {
    display: flex;
    justify-content: center;
  }
  .tracy-footer-profile .footer-portrait img {
    width: 170px;
    height: 215px;
  }
  .footer-connect-copy p {
    margin-left: auto;
    margin-right: auto;
  }
  .footer-contact-link {
    justify-content: center;
  }
  .tracy-footer-center,.tracy-footer-links {
    border-left: 0;
    border-right: 0;
    border-top: 1px solid #d7c9b7;
    text-align: center;
  }
  .tracy-footer-links nav {
    max-width: 300px;
    margin: auto;
  }
  .tracy-footer-bottom .container {
    flex-direction: column;
    text-align: center;
    align-items: center;
    gap: 6px;
  }
}

/* Mirrored waterfront footer */

.tracy-footer-mirrored {
  background: #f2eadf;
  overflow: hidden;
}

.tracy-footer-shell {
  display: grid;
  grid-template-columns: minmax(330px,39%) 1fr;
  min-height: 410px;
  border-top: 1px solid #c3944f;
}

.tracy-footer-visual {
  position: relative;
  overflow: hidden;
  min-height: 410px;
  background: #d9c8b3;
}

.tracy-footer-visual::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(90deg,rgba(242,234,223,0) 64%,#f2eadf 100%);
  pointer-events: none;
}

.tracy-footer-visual img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: 79% center;
  transform: scaleX(-1);
  transform-origin: center;
  filter: saturate(.95) contrast(1.02);
}

.tracy-footer-content {
  display: grid;
  grid-template-columns: 1.12fr 1fr .72fr;
  align-items: stretch;
  min-width: 0;
}

.tracy-footer-mirrored .footer-connect-copy,.tracy-footer-mirrored .tracy-footer-center,.tracy-footer-mirrored .tracy-footer-links {
  padding: 58px 44px;
  min-height: 410px;
}

.tracy-footer-mirrored .footer-connect-copy {
  display: flex;
  flex-direction: column;
  justify-content: center;
}

.tracy-footer-mirrored .footer-connect-copy .script-title {
  font-size: 3rem;
  line-height: 1;
  color: #a66f29;
  margin-bottom: 24px;
}

.tracy-footer-mirrored .footer-connect-copy p {
  font-size: 1rem;
  max-width: 330px;
  margin: 0 0 20px;
  color: #38322c;
}

.tracy-footer-mirrored .tracy-footer-center {
  border-left: 1px solid #d7c9b7;
  border-right: 1px solid #d7c9b7;
}

.tracy-footer-mirrored .tracy-footer-links {
  display: flex;
  flex-direction: column;
  justify-content: center;
}

.tracy-footer-mirrored .tracy-footer-links nav {
  grid-template-columns: 1fr;
}

.tracy-footer-mirrored .tracy-footer-links nav a::before {
  content: "›";
  color: #ad7d38;
  font-size: 1.25rem;
  margin-right: 9px;
  vertical-align: -1px;
}

@media (max-width:1180px) {
  .tracy-footer-shell {
    grid-template-columns: minmax(290px,34%) 1fr;
  }
  .tracy-footer-content {
    grid-template-columns: 1fr 1fr;
  }
  .tracy-footer-mirrored .footer-connect-copy {
    grid-column: 1/-1;
    min-height: auto;
    padding-bottom: 38px;
  }
  .tracy-footer-mirrored .tracy-footer-center,.tracy-footer-mirrored .tracy-footer-links {
    min-height: 320px;
    border-top: 1px solid #d7c9b7;
  }
  .tracy-footer-mirrored .tracy-footer-center {
    border-left: 0;
  }
}

@media (max-width:820px) {
  .tracy-footer-shell {
    grid-template-columns: 1fr;
  }
  .tracy-footer-visual {
    min-height: 430px;
  }
  .tracy-footer-visual::after {
    background: linear-gradient(180deg,rgba(242,234,223,0) 72%,#f2eadf 100%);
  }
  .tracy-footer-visual img {
    object-position: 76% center;
  }
  .tracy-footer-content {
    grid-template-columns: 1fr 1fr;
  }
}

@media (max-width:650px) {
  .tracy-footer-visual {
    min-height: 360px;
  }
  .tracy-footer-visual img {
    object-position: 74% center;
  }
  .tracy-footer-content {
    grid-template-columns: 1fr;
    text-align: center;
  }
  .tracy-footer-mirrored .footer-connect-copy,.tracy-footer-mirrored .tracy-footer-center,.tracy-footer-mirrored .tracy-footer-links {
    padding: 36px 24px;
    min-height: 0;
  }
  .tracy-footer-mirrored .footer-connect-copy {
    grid-column: auto;
  }
  .tracy-footer-mirrored .footer-contact-link {
    justify-content: center;
  }
  .tracy-footer-mirrored .footer-connect-copy p {
    margin-left: auto;
    margin-right: auto;
  }
  .tracy-footer-mirrored .tracy-footer-center,.tracy-footer-mirrored .tracy-footer-links {
    border-left: 0;
    border-right: 0;
    border-top: 1px solid #d7c9b7;
  }
  .tracy-footer-mirrored .tracy-footer-links nav {
    max-width: 260px;
    margin: auto;
    text-align: left;
  }
}

/* Coastal lifestyle and signature homepage sections */

.coastal-lifestyle {
  background: #0b0d0d;
  color: #fff;
  padding: 58px 0;
  border-top: 1px solid #bd8840;
  border-bottom: 1px solid #bd8840;
}

.coastal-layout {
  display: grid;
  grid-template-columns: 235px 1fr;
  gap: 26px;
  align-items: stretch;
}

.coastal-intro {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: 18px 8px;
}

.coastal-intro .script-title {
  font-size: 3.05rem;
  line-height: 1.12;
  color: #c9974d;
}

.coastal-intro p {
  text-transform: uppercase;
  letter-spacing: .14em;
  font-size: 1rem;
  line-height: 1.9;
  margin: 18px 0 0;
}

.coastal-rule {
  color: #c9974d;
  font-size: 2rem;
  margin-top: 12px;
}

.coastal-cards {
  display: grid;
  grid-template-columns: repeat(4,1fr);
  gap: 7px;
}

.coastal-card {
  position: relative;
  min-height: 340px;
  overflow: hidden;
  border: 1px solid #bd8840;
  background: #171717;
}

.coastal-card img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform .35s ease,filter .35s ease;
}

.coastal-card:after {
  content: "";
  position: absolute;
  inset: 45% 0 0;
  background: linear-gradient(transparent,rgba(0,0,0,.8));
}

.coastal-card span {
  position: absolute;
  z-index: 2;
  left: 15px;
  right: 15px;
  bottom: 16px;
  text-align: center;
  font-family: "Brush Script MT","Segoe Script",cursive;
  font-size: 2rem;
  color: #fff;
  text-shadow: 0 2px 8px #000;
}

.coastal-card:hover img {
  transform: scale(1.045);
  filter: saturate(1.08);
}

.signature-section {
  background: #f5eee5;
  padding: 24px 0 30px;
}

.signature-grid {
  display: grid;
  grid-template-columns: repeat(3,1fr);
  gap: 8px;
}

.signature-card {
  position: relative;
  min-height: 455px;
  padding: 42px 42px 36px;
  background: linear-gradient(145deg,#fffaf3,#f3e9dc);
  border: 1px solid #dfd2bf;
  box-shadow: 0 10px 28px rgba(70,48,20,.08);
  text-align: center;
  display: flex;
  flex-direction: column;
  align-items: center;
}

.signature-card .script-title {
  font-size: 2.7rem;
  line-height: 1.05;
}

.signature-card h2,.signature-card h3 {
  font-family: Georgia,serif;
  font-weight: 500;
  color: #171717;
  margin: 8px 0 16px;
}

.signature-card h2 {
  font-size: 2.1rem;
  line-height: 1.1;
}

.signature-card h3 {
  font-size: 1.15rem;
  text-transform: uppercase;
  letter-spacing: .12em;
}

.signature-card p {
  max-width: 310px;
  color: #474038;
  margin: 0 auto 25px;
}

.signature-card .btn {
  margin-top: auto;
  min-width: 175px;
}

.signature-icon {
  font-size: 3.6rem;
  color: #b47b2e;
  line-height: 1;
  margin-bottom: 18px;
}

.horse-icon {
  font-size: 3.25rem;
  color: #2c2925;
  letter-spacing: .08em;
}

.book-illustration {
  width: 150px;
  height: 205px;
  background: #121414;
  color: #d5a350;
  border-radius: 5px;
  box-shadow: 10px 12px 20px rgba(0,0,0,.2);
  display: flex;
  flex-direction: column;
  justify-content: center;
  align-items: center;
  transform: rotate(-6deg);
  font-weight: 800;
  text-transform: uppercase;
  letter-spacing: .08em;
  line-height: 1.55;
  margin: 4px 0 24px;
}

.book-illustration span {
  font-size: .86rem;
}

.book-illustration::after {
  content: "";
  position: absolute;
  right: -6px;
  top: 8px;
  bottom: 8px;
  width: 5px;
  background: #b98436;
  border-radius: 0 3px 3px 0;
}

.giving-card {
  border-color: #c99a56;
  box-shadow: 0 12px 34px rgba(167,105,34,.15);
}

.giving-card:before {
  content: "Community";
  position: absolute;
  top: 14px;
  right: 18px;
  text-transform: uppercase;
  letter-spacing: .16em;
  font-size: .62rem;
  color: #a66f29;
  font-weight: 800;
}

@media (max-width:1000px) {
  .coastal-layout {
    grid-template-columns: 1fr;
  }
  .coastal-intro {
    text-align: center;
    align-items: center;
  }
  .coastal-intro .script-title br {
    display: none;
  }
  .coastal-cards {
    grid-template-columns: repeat(2,1fr);
  }
  .signature-grid {
    grid-template-columns: 1fr 1fr;
  }
  .giving-card {
    grid-column: 1/-1;
  }
}

@media (max-width:650px) {
  .coastal-cards,.signature-grid {
    grid-template-columns: 1fr;
  }
  .coastal-card {
    min-height: 300px;
  }
  .signature-card,.giving-card {
    grid-column: auto;
    min-height: 410px;
    padding: 34px 24px;
  }
  .coastal-intro .script-title {
    font-size: 2.55rem;
  }
}

/* Footer interior portrait, cropped above the mug */

.tracy-footer-mirrored .tracy-footer-visual {
  background: #ddd0c0;
}

.tracy-footer-mirrored .tracy-footer-visual img {
  content: url('../images/footer-tracy-home.jpg');
  transform: none;
  object-fit: cover;
  object-position: center top;
  filter: saturate(.96) contrast(1.02);
}

/* Final footer: Tracy's real portrait, full-bleed and mug-free */

.tracy-footer-home {
  background: #f3ebdf;
  overflow: hidden;
}

.tracy-footer-home .tracy-footer-shell {
  display: grid;
  grid-template-columns: minmax(310px,36%) 1fr;
  min-height: 430px;
  border-top: 1px solid #c3944f;
}

.tracy-footer-home .tracy-footer-visual {
  position: relative;
  overflow: hidden;
  min-height: 430px;
  background: linear-gradient(145deg,#dfd0be 0%,#f1e7db 54%,#e6d7c4 100%);
}

.tracy-footer-home .tracy-footer-visual:before {
  content: "";
  position: absolute;
  inset: 0;
  background: radial-gradient(circle at 18% 22%,rgba(255,255,255,.86) 0 9%,transparent 30%),linear-gradient(90deg,rgba(78,52,30,.14),transparent 34%),linear-gradient(180deg,transparent 62%,rgba(64,42,25,.16));
  z-index: 0;
}

.tracy-footer-home .tracy-footer-visual:after {
  content: "";
  position: absolute;
  right: -1px;
  top: 0;
  bottom: 0;
  width: 26%;
  background: linear-gradient(90deg,transparent,#f3ebdf);
  z-index: 2;
  pointer-events: none;
}

.tracy-footer-home .footer-home-glow {
  position: absolute;
  left: 7%;
  top: 9%;
  width: 92px;
  height: 145px;
  border-radius: 46px 46px 8px 8px;
  background: rgba(255,248,229,.7);
  box-shadow: 0 0 42px rgba(255,239,196,.8);
  z-index: 0;
}

.tracy-footer-home .footer-home-glow:after {
  content: "";
  position: absolute;
  width: 150px;
  height: 8px;
  left: -29px;
  bottom: -42px;
  border-radius: 50%;
  background: rgba(104,72,45,.2);
  box-shadow: 0 36px 0 rgba(104,72,45,.09);
}

.tracy-footer-home .tracy-footer-visual img {
  position: absolute;
  z-index: 1;
  left: 3%;
  bottom: -1%;
  width: 91%;
  height: 106%;
  object-fit: cover;
  object-position: center 13%;
  border: 0;
  box-shadow: none;
  filter: saturate(.95) contrast(1.01);
}

.tracy-footer-home .tracy-footer-content {
  display: grid;
  grid-template-columns: 1.08fr 1fr .76fr;
  align-items: stretch;
  min-width: 0;
}

.tracy-footer-home .footer-connect-copy,.tracy-footer-home .tracy-footer-center,.tracy-footer-home .tracy-footer-links {
  padding: 58px 42px;
  min-height: 430px;
}

.tracy-footer-home .footer-connect-copy {
  display: flex;
  flex-direction: column;
  justify-content: center;
}

.tracy-footer-home .footer-connect-copy .script-title {
  font-size: 3rem;
  line-height: 1;
  color: #a66f29;
  margin-bottom: 24px;
}

.tracy-footer-home .footer-connect-copy p {
  font-size: 1rem;
  max-width: 330px;
  margin: 0 0 20px;
  color: #38322c;
}

.tracy-footer-home .tracy-footer-center {
  border-left: 1px solid #d7c9b7;
  border-right: 1px solid #d7c9b7;
}

.tracy-footer-home .tracy-footer-links {
  display: flex;
  flex-direction: column;
  justify-content: center;
}

.tracy-footer-home .tracy-footer-links nav {
  grid-template-columns: 1fr;
}

.tracy-footer-home .tracy-footer-links nav a:before {
  content: "›";
  color: #ad7d38;
  font-size: 1.25rem;
  margin-right: 9px;
  vertical-align: -1px;
}

@media (max-width:1180px) {
  .tracy-footer-home .tracy-footer-shell {
    grid-template-columns: minmax(285px,33%) 1fr;
  }
  .tracy-footer-home .tracy-footer-content {
    grid-template-columns: 1fr 1fr;
  }
  .tracy-footer-home .footer-connect-copy {
    grid-column: 1/-1;
    min-height: auto;
    padding-bottom: 38px;
  }
  .tracy-footer-home .tracy-footer-center,.tracy-footer-home .tracy-footer-links {
    min-height: 320px;
    border-top: 1px solid #d7c9b7;
  }
  .tracy-footer-home .tracy-footer-center {
    border-left: 0;
  }
}

@media (max-width:820px) {
  .tracy-footer-home .tracy-footer-shell {
    grid-template-columns: 1fr;
  }
  .tracy-footer-home .tracy-footer-visual {
    min-height: 440px;
  }
  .tracy-footer-home .tracy-footer-visual:after {
    top: auto;
    left: 0;
    right: 0;
    bottom: 0;
    width: auto;
    height: 24%;
    background: linear-gradient(180deg,transparent,#f3ebdf);
  }
  .tracy-footer-home .tracy-footer-visual img {
    left: 18%;
    width: 64%;
    height: 104%;
    object-position: center 10%;
  }
  .tracy-footer-home .tracy-footer-content {
    grid-template-columns: 1fr 1fr;
  }
}

@media (max-width:650px) {
  .tracy-footer-home .tracy-footer-visual {
    min-height: 385px;
  }
  .tracy-footer-home .tracy-footer-visual img {
    left: 6%;
    width: 88%;
    height: 104%;
  }
  .tracy-footer-home .tracy-footer-content {
    grid-template-columns: 1fr;
    text-align: center;
  }
  .tracy-footer-home .footer-connect-copy,.tracy-footer-home .tracy-footer-center,.tracy-footer-home .tracy-footer-links {
    padding: 36px 24px;
    min-height: 0;
  }
  .tracy-footer-home .footer-connect-copy {
    grid-column: auto;
  }
  .tracy-footer-home .footer-contact-link {
    justify-content: center;
  }
  .tracy-footer-home .footer-connect-copy p {
    margin-left: auto;
    margin-right: auto;
  }
  .tracy-footer-home .tracy-footer-center,.tracy-footer-home .tracy-footer-links {
    border-left: 0;
    border-right: 0;
    border-top: 1px solid #d7c9b7;
  }
  .tracy-footer-home .tracy-footer-links nav {
    max-width: 260px;
    margin: auto;
    text-align: left;
  }
}

/* Final approved homepage adjustments: full-width coastal cards and mug hero */

.waterfront-bg {
  background-image: url('../images/tracy-water-hero-final.webp') !important;
}

.coastal-layout {
  display: block;
}

.coastal-intro {
  text-align: center;
  align-items: center;
  padding: 0 0 30px;
}

.coastal-intro .script-title {
  font-size: clamp(2.7rem,5vw,4.4rem);
  line-height: 1.05;
}

.coastal-intro p {
  margin: 12px 0 0;
  line-height: 1.4;
}

.coastal-cards {
  width: 100%;
  grid-template-columns: repeat(4,minmax(0,1fr));
  gap: 16px;
}

.coastal-card {
  min-height: 380px;
  border-radius: 8px;
}

@media (max-width:900px) {
  .coastal-cards {
    grid-template-columns: repeat(2,minmax(0,1fr));
  }
  .coastal-card {
    min-height: 340px;
  }
}

@media (max-width:560px) {
  .coastal-cards {
    grid-template-columns: 1fr;
  }
  .coastal-card {
    min-height: 320px;
  }
}

/* Final homepage composition — square coastal images with HTML labels */

.coastal-lifestyle {
  padding: 54px 0 58px;
  background: #0b0d0d;
}

.coastal-intro {
  display: block;
  text-align: center;
  padding: 0 0 32px;
}

.coastal-intro .script-title {
  margin: 0;
  color: #c9974d;
  font-size: clamp(2.7rem,5vw,4.25rem);
  font-weight: 500;
  line-height: 1.05;
}

.coastal-intro p {
  margin: 13px 0 0;
  color: #fff;
  text-transform: uppercase;
  letter-spacing: .13em;
  font-size: .94rem;
  line-height: 1.4;
}

.coastal-intro p span {
  color: #c9974d;
  font-size: 1.35rem;
  margin-left: 5px;
}

.coastal-cards {
  display: grid;
  grid-template-columns: repeat(4,minmax(0,1fr));
  gap: 14px;
  width: 100%;
}

.coastal-card {
  display: flex;
  flex-direction: column;
  min-height: 0;
  overflow: hidden;
  border: 1px solid #b98031;
  border-radius: 7px;
  background: #111;
  color: #fff;
  text-decoration: none;
  box-shadow: 0 8px 22px rgba(0,0,0,.2);
}

.coastal-card:after {
  display: none;
}

.coastal-image {
  display: block;
  aspect-ratio: 1/1;
  overflow: hidden;
  background: #222;
}

.coastal-card img {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform .35s ease,filter .35s ease;
}

.coastal-label {
  position: static;
  display: block;
  padding: 16px 10px 18px;
  text-align: center;
  font-family: "Brush Script MT","Segoe Script",cursive;
  font-size: clamp(1.65rem,2.4vw,2.25rem);
  line-height: 1;
  color: #d1a15c;
  text-shadow: none;
  background: #111;
}

.coastal-card:hover img {
  transform: scale(1.045);
  filter: saturate(1.08);
}

.coastal-card:hover .coastal-label {
  color: #f0c47e;
}

.signature-section {
  padding: 22px 0 30px;
  background: #f6efe5;
}

.signature-grid {
  gap: 10px;
}

.signature-card {
  min-height: 470px;
  padding: 34px 34px 30px;
  justify-content: flex-start;
}

.signature-card .script-title {
  margin: 0;
  color: #a66f29;
  font-size: clamp(2.2rem,3.5vw,3rem);
  font-weight: 500;
  line-height: 1.03;
}

.signature-card p {
  margin-top: 18px;
}

.signature-divider {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 10px;
  color: #b47b2e;
  font-size: 1.25rem;
  margin: 10px 0 4px;
}

.signature-divider span {
  width: 48px;
  height: 1px;
  background: #c79a59;
}

.signature-icon {
  margin: 0 0 12px;
  font-size: 3.2rem;
}

.giving-horses {
  font-size: 4.4rem;
  line-height: .8;
  color: #1c1c1c;
  margin: 3px 0 18px;
}

.giving-horses small {
  font-size: 1.5rem;
  color: #b47b2e;
}

.black-book-card .book-illustration {
  margin: 17px auto 4px;
}

.signature-card .btn {
  margin-top: auto;
}

/* Footer: use the approved living-room Tracy asset, crop away the mug, and mirror hero placement */

.tracy-footer-home .tracy-footer-shell {
  grid-template-columns: minmax(320px,34%) 1fr;
  min-height: 390px;
}

.tracy-footer-home .tracy-footer-visual {
  min-height: 390px;
  background: #e8ddcf;
}

.tracy-footer-home .tracy-footer-visual:before,.tracy-footer-home .footer-home-glow {
  display: none;
}

.tracy-footer-home .tracy-footer-visual:after {
  width: 22%;
  background: linear-gradient(90deg,transparent,#f3ebdf);
}

.tracy-footer-home .tracy-footer-visual img {
  content: url('../images/footer-tracy-home.jpg');
  left: 0;
  bottom: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 12%;
  transform: none;
  filter: saturate(.96) contrast(1.02);
}

.tracy-footer-home .tracy-footer-content {
  grid-template-columns: 1.1fr 1fr .72fr;
}

.tracy-footer-home .footer-connect-copy,.tracy-footer-home .tracy-footer-center,.tracy-footer-home .tracy-footer-links {
  min-height: 390px;
  padding: 48px 38px;
}

@media (max-width:900px) {
  .coastal-cards {
    grid-template-columns: repeat(2,minmax(0,1fr));
  }
  .signature-grid {
    grid-template-columns: 1fr 1fr;
  }
  .giving-card {
    grid-column: 1/-1;
  }
}

@media (max-width:650px) {
  .coastal-cards,.signature-grid {
    grid-template-columns: 1fr;
  }
  .giving-card {
    grid-column: auto;
  }
  .coastal-label {
    font-size: 2rem;
  }
  .tracy-footer-home .tracy-footer-visual {
    min-height: 360px;
  }
  .tracy-footer-home .tracy-footer-visual img {
    left: 0;
    width: 100%;
    height: 100%;
    object-position: center 10%;
  }
}

/* 2026-07-14 hard fix: restore the coastal city grid and keep footer portrait fully in frame */

.coastal-lifestyle .container {
  width: min(1240px,calc(100% - 40px));
}

.coastal-lifestyle .coastal-intro {
  display: block !important;
  position: relative !important;
  text-align: center !important;
  padding: 0 0 34px !important;
}

.coastal-lifestyle .coastal-intro .script-title {
  margin: 0 !important;
}

.coastal-lifestyle .coastal-cards {
  display: grid !important;
  grid-template-columns: repeat(4,minmax(0,1fr)) !important;
  gap: 16px !important;
  width: 100% !important;
  position: relative !important;
}

.coastal-lifestyle .coastal-card {
  display: flex !important;
  flex-direction: column !important;
  position: relative !important;
  min-width: 0 !important;
  min-height: 0 !important;
  overflow: hidden !important;
  border: 1px solid #b98031 !important;
  border-radius: 7px !important;
  background: #111 !important;
}

.coastal-lifestyle .coastal-card::after {
  content: none !important;
  display: none !important;
}

.coastal-lifestyle .coastal-card .coastal-image {
  display: block !important;
  position: relative !important;
  inset: auto !important;
  left: auto !important;
  right: auto !important;
  bottom: auto !important;
  z-index: auto !important;
  width: 100% !important;
  aspect-ratio: 1 / 1 !important;
  overflow: hidden !important;
  background: #222 !important;
  padding: 0 !important;
  font: inherit !important;
  color: inherit !important;
  text-shadow: none !important;
}

.coastal-lifestyle .coastal-card .coastal-image img {
  display: block !important;
  width: 100% !important;
  height: 100% !important;
  object-fit: cover !important;
  object-position: center !important;
}

.coastal-lifestyle .coastal-card .coastal-label {
  display: block !important;
  position: static !important;
  inset: auto !important;
  left: auto !important;
  right: auto !important;
  bottom: auto !important;
  z-index: auto !important;
  width: 100% !important;
  padding: 16px 10px 18px !important;
  background: #111 !important;
  color: #d1a15c !important;
  text-align: center !important;
  text-shadow: none !important;
  font-family: "Brush Script MT","Segoe Script",cursive !important;
  font-size: clamp(1.65rem,2.4vw,2.25rem) !important;
  line-height: 1 !important;
}

.tracy-footer-home .tracy-footer-visual {
  display: flex !important;
  align-items: flex-end !important;
  justify-content: center !important;
  overflow: hidden !important;
  background: #e8ddcf !important;
}

.tracy-footer-home .tracy-footer-visual::after {
  display: none !important;
  content: none !important;
}

.tracy-footer-home .tracy-footer-visual img {
  content: normal !important;
  position: static !important;
  display: block !important;
  width: auto !important;
  max-width: 100% !important;
  height: 100% !important;
  max-height: 390px !important;
  object-fit: contain !important;
  object-position: center bottom !important;
  transform: none !important;
  margin: 0 auto !important;
}

@media (max-width:900px) {
  .coastal-lifestyle .coastal-cards {
    grid-template-columns: repeat(2,minmax(0,1fr)) !important;
  }
  .tracy-footer-home .tracy-footer-visual img {
    max-height: 440px !important;
  }
}

@media (max-width:560px) {
  .coastal-lifestyle .container {
    width: min(100% - 24px,1240px);
  }
  .coastal-lifestyle .coastal-cards {
    grid-template-columns: 1fr !important;
  }
  .tracy-footer-home .tracy-footer-visual img {
    max-height: 385px !important;
  }
}

/* Exact compact footer model — 2026-07-14 */

.tracy-footer-model {
  background: #f4ede3;
  color: #181512;
  border-top: 1px solid #c79242;
  font-family: Arial,Helvetica,sans-serif;
}

.tracy-footer-model__main {
  display: grid;
  grid-template-columns: minmax(280px,31%) 1.05fr .9fr .66fr;
  min-height: 320px;
  max-width: 1500px;
  margin: 0 auto;
  background: #f4ede3;
}

.tracy-footer-model__photo {
  min-width: 0;
  overflow: hidden;
  background: #ddd0bf;
}

.tracy-footer-model__photo img {
  display: block;
  width: 100%;
  height: 100%;
  min-height: 320px;
  object-fit: cover;
  object-position: center 18%;
  border: 0;
  margin: 0;
  transform: none;
}

.tracy-footer-model__connect,.tracy-footer-model__social,.tracy-footer-model__links {
  padding: 35px 38px;
  display: flex;
  flex-direction: column;
  justify-content: center;
  min-width: 0;
}

.tracy-footer-model__social,.tracy-footer-model__links {
  border-left: 1px solid #d8c7af;
}

.tracy-footer-model h2 {
  margin: 0;
}

.tracy-footer-model__script {
  font-family: "Brush Script MT","Segoe Script",cursive;
  font-size: 2.45rem;
  font-weight: 400;
  line-height: 1;
  color: #aa7028;
  margin-bottom: 18px !important;
}

.tracy-footer-model__connect>p {
  font-size: .94rem;
  line-height: 1.55;
  max-width: 310px;
  margin: 0 0 22px;
}

.tracy-footer-model__contact-list {
  display: grid;
  gap: 13px;
}

.tracy-footer-model__contact-list a,.tracy-footer-model__contact-list>span {
  display: grid;
  grid-template-columns: 20px 1fr;
  gap: 11px;
  align-items: center;
  font-size: .82rem;
  min-width: 0;
}

.tracy-footer-model__contact-list span span,.tracy-footer-model__contact-list a span {
  color: #af752e;
  font-size: 1rem;
}

.tracy-footer-model__contact-list strong {
  overflow-wrap: anywhere;
}

.tracy-footer-model__social {
  text-align: center;
  align-items: center;
}

.tracy-footer-model__social h2,.tracy-footer-model__links h2 {
  font-size: .72rem;
  letter-spacing: .08em;
  font-weight: 800;
  margin-bottom: 18px;
  color: #2a251f;
}

.tracy-footer-model__social-row {
  display: flex;
  justify-content: center;
  gap: 11px;
  margin-bottom: 12px;
}

.tracy-footer-model__social-row a {
  width: 34px;
  height: 34px;
  border-radius: 50%;
  display: grid;
  place-items: center;
  background: #111;
  color: #fff;
  font-size: .92rem;
  font-weight: 800;
}

.tracy-footer-model__heart {
  color: #b2792d;
  font-size: 1.7rem;
  line-height: 1;
}

.tracy-footer-model__quote {
  font-family: "Brush Script MT","Segoe Script",cursive;
  font-size: 1.28rem;
  line-height: 1.35;
  max-width: 280px;
  margin: 10px auto;
  color: #2d2924;
}

.tracy-footer-model__links nav {
  display: grid;
  gap: 4px;
}

.tracy-footer-model__links nav a {
  font-size: .79rem;
  line-height: 1.3;
}

.tracy-footer-model__links nav a:hover {
  color: #a66f29;
}

.tracy-footer-model__bottom {
  min-height: 58px;
  background: #0d1010;
  color: #eee;
  display: flex;
  align-items: center;
  padding: 13px max(32px,calc((100vw - 1420px)/2));
  font-size: .72rem;
  gap: 14px;
}

.tracy-footer-model__legal {
  margin-left: auto;
  display: flex;
  gap: 14px;
  align-items: center;
}

.tracy-footer-model__bottom a:hover {
  color: #d19a4a;
}

@media (max-width:1050px) {
  .tracy-footer-model__main {
    grid-template-columns: minmax(250px,36%) 1fr 1fr;
  }
  .tracy-footer-model__links {
    grid-column: 2/-1;
    border-top: 1px solid #d8c7af;
    border-left: 0;
    display: grid;
    grid-template-columns: auto 1fr;
    gap: 28px;
    align-items: start;
    padding-top: 26px;
    padding-bottom: 26px;
  }
  .tracy-footer-model__links nav {
    grid-template-columns: repeat(3,minmax(0,1fr));
    gap: 7px 20px;
  }
}

@media (max-width:760px) {
  .tracy-footer-model__main {
    grid-template-columns: 1fr;
  }
  .tracy-footer-model__photo {
    height: 390px;
  }
  .tracy-footer-model__photo img {
    min-height: 390px;
    object-position: center 12%;
  }
  .tracy-footer-model__connect,.tracy-footer-model__social,.tracy-footer-model__links {
    padding: 34px 26px;
    text-align: center;
    border-left: 0;
    border-top: 1px solid #d8c7af;
  }
  .tracy-footer-model__connect>p {
    margin-left: auto;
    margin-right: auto;
  }
  .tracy-footer-model__contact-list {
    width: min(390px,100%);
    margin: auto;
    text-align: left;
  }
  .tracy-footer-model__links {
    display: flex;
    align-items: center;
  }
  .tracy-footer-model__links nav {
    grid-template-columns: repeat(2,minmax(0,1fr));
    text-align: left;
    width: min(360px,100%);
  }
  .tracy-footer-model__bottom {
    flex-wrap: wrap;
    justify-content: center;
    text-align: center;
    padding: 18px 20px;
    gap: 8px 12px;
  }
  .tracy-footer-model__legal {
    margin-left: 0;
    width: 100%;
    justify-content: center;
  }
}

@media (max-width:440px) {
  .tracy-footer-model__photo {
    height: 340px;
  }
  .tracy-footer-model__photo img {
    min-height: 340px;
  }
  .tracy-footer-model__script {
    font-size: 2.1rem;
  }
}

/* Wide, bleeding footer portrait — mirrors the hero treatment */

.tracy-footer-model__main {
  grid-template-columns: minmax(380px,38%) 1fr .9fr .66fr;
  min-height: 355px;
  max-width: none;
}

.tracy-footer-model__photo {
  position: relative;
  min-height: 355px;
  overflow: hidden;
  background: #6e817d;
}

.tracy-footer-model__photo img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  min-height: 0;
  object-fit: cover;
  object-position: 62% center;
  transform: scale(1.015);
  transform-origin: center;
  border: 0;
  margin: 0;
}

.tracy-footer-model__photo-shade {
  position: absolute;
  inset: 0;
  background: linear-gradient(90deg,rgba(9,20,18,.04) 0%,rgba(9,20,18,0) 62%,rgba(244,237,227,.9) 100%);
  pointer-events: none;
}

.tracy-footer-model__connect,.tracy-footer-model__social,.tracy-footer-model__links {
  position: relative;
  z-index: 2;
  background: #f4ede3;
}

@media (max-width:1180px) {
  .tracy-footer-model__main {
    grid-template-columns: minmax(330px,38%) 1fr 1fr;
  }
  .tracy-footer-model__links {
    grid-column: 2/-1;
  }
}

@media (max-width:760px) {
  .tracy-footer-model__main {
    grid-template-columns: 1fr;
  }
  .tracy-footer-model__photo {
    height: 430px;
    min-height: 430px;
  }
  .tracy-footer-model__photo img {
    position: absolute;
    min-height: 0;
    object-position: 62% center;
  }
  .tracy-footer-model__photo-shade {
    background: linear-gradient(180deg,transparent 62%,rgba(244,237,227,.92) 100%);
  }
}

@media (max-width:440px) {
  .tracy-footer-model__photo {
    height: 360px;
    min-height: 360px;
  }
  .tracy-footer-model__photo img {
    object-position: 64% center;
  }
}

/* Footer layout: Tracy living-room image on the left, bleeding softly to the right */

.tracy-footer-model {
  padding-top: 0;
  background: #f4ede3;
  color: #181512;
  border-top: 1px solid #c79242;
  font-family: Arial,Helvetica,sans-serif;
}

.tracy-footer-model__main {
  position: relative;
  display: grid;
  grid-template-columns: minmax(390px,38vw) minmax(0,1fr);
  align-items: stretch;
  max-width: none;
  min-height: 355px;
  background: #f4ede3;
  overflow: hidden;
}

.tracy-footer-model__photo {
  position: relative;
  min-height: 355px;
  overflow: hidden;
  background: #d8c6b0;
  margin-right: -110px;
  z-index: 0;
}

.tracy-footer-model__photo img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: 72% center;
  transform: scale(1.015);
  margin: 0;
  border: 0;
}

.tracy-footer-model__photo-shade {
  position: absolute;
  inset: 0;
  background: linear-gradient(90deg,rgba(244,237,227,0) 52%,rgba(244,237,227,.28) 72%,rgba(244,237,227,.78) 91%,rgba(244,237,227,.96) 100%);
  pointer-events: none;
}

.tracy-footer-model__content {
  position: relative;
  z-index: 1;
  display: grid;
  grid-template-columns: 1.04fr .88fr .72fr;
  align-items: stretch;
  min-width: 0;
  padding-right: max(20px,calc((100vw - 1180px)/2));
  background: transparent;
}

.tracy-footer-model__connect,.tracy-footer-model__social,.tracy-footer-model__links {
  position: relative;
  z-index: 1;
  display: flex;
  flex-direction: column;
  justify-content: center;
  min-width: 0;
  padding: 35px 30px;
}

.tracy-footer-model__connect {
  padding-left: 72px;
  background: linear-gradient(90deg,rgba(244,237,227,0) 0%,rgba(244,237,227,.58) 22%,rgba(244,237,227,.9) 38%,#f4ede3 56%);
}

.tracy-footer-model__social,.tracy-footer-model__links {
  background: #f4ede3;
  border-left: 1px solid #d8c7af;
}

.tracy-footer-model h2 {
  margin: 0;
}

.tracy-footer-model__script {
  font-family: "Brush Script MT","Segoe Script",cursive;
  font-size: 2.45rem;
  font-weight: 400;
  line-height: 1;
  color: #aa7028;
  margin-bottom: 18px !important;
}

.tracy-footer-model__connect>p {
  font-size: .94rem;
  line-height: 1.55;
  max-width: 310px;
  margin: 0 0 22px;
}

.tracy-footer-model__contact-list {
  display: grid;
  gap: 13px;
}

.tracy-footer-model__contact-list a,.tracy-footer-model__contact-list>span {
  display: grid;
  grid-template-columns: 20px 1fr;
  gap: 11px;
  align-items: center;
  font-size: .82rem;
  min-width: 0;
}

.tracy-footer-model__contact-list span span,.tracy-footer-model__contact-list a span {
  color: #af752e;
  font-size: 1rem;
}

.tracy-footer-model__contact-list strong {
  overflow-wrap: anywhere;
}

.tracy-footer-model__social {
  text-align: center;
  align-items: center;
}

.tracy-footer-model__social h2,.tracy-footer-model__links h2 {
  font-size: .72rem;
  letter-spacing: .08em;
  font-weight: 800;
  margin-bottom: 18px;
  color: #2a251f;
}

.tracy-footer-model__social-row {
  display: flex;
  justify-content: center;
  gap: 11px;
  margin-bottom: 12px;
}

.tracy-footer-model__social-row a {
  width: 34px;
  height: 34px;
  border-radius: 50%;
  display: grid;
  place-items: center;
  background: #111;
  color: #fff;
  font-size: .92rem;
  font-weight: 800;
}

.tracy-footer-model__heart {
  color: #b2792d;
  font-size: 1.7rem;
  line-height: 1;
}

.tracy-footer-model__quote {
  font-family: "Brush Script MT","Segoe Script",cursive;
  font-size: 1.28rem;
  line-height: 1.35;
  max-width: 280px;
  margin: 10px auto;
  color: #2d2924;
}

.tracy-footer-model__links nav {
  display: grid;
  gap: 4px;
}

.tracy-footer-model__links nav a {
  font-size: .79rem;
  line-height: 1.3;
}

.tracy-footer-model__links nav a:hover,.tracy-footer-model__bottom a:hover {
  color: #a66f29;
}

.tracy-footer-model__bottom {
  min-height: 58px;
  background: #0d1010;
  color: #eee;
  display: flex;
  align-items: center;
  padding: 13px max(20px,calc((100vw - 1180px)/2));
  font-size: .72rem;
  gap: 14px;
}

.tracy-footer-model__legal {
  margin-left: auto;
  display: flex;
  gap: 14px;
  align-items: center;
}

@media (max-width:1180px) {
  .tracy-footer-model__main {
    grid-template-columns: minmax(320px,38vw) minmax(0,1fr);
  }
  .tracy-footer-model__photo {
    margin-right: -84px;
  }
  .tracy-footer-model__content {
    grid-template-columns: 1fr .88fr .72fr;
    padding-right: 20px;
  }
  .tracy-footer-model__connect,.tracy-footer-model__social,.tracy-footer-model__links {
    padding: 32px 24px;
  }
  .tracy-footer-model__connect {
    padding-left: 58px;
  }
}

@media (max-width:920px) {
  .tracy-footer-model__main {
    grid-template-columns: 1fr;
  }
  .tracy-footer-model__photo {
    margin-right: 0;
    height: 420px;
    min-height: 420px;
  }
  .tracy-footer-model__photo img {
    object-position: 60% center;
  }
  .tracy-footer-model__photo-shade {
    background: linear-gradient(180deg,transparent 58%,rgba(244,237,227,.94) 100%);
  }
  .tracy-footer-model__content {
    grid-template-columns: 1fr;
    padding: 0;
  }
  .tracy-footer-model__connect,.tracy-footer-model__social,.tracy-footer-model__links {
    padding: 34px 26px;
    text-align: center;
    border-left: 0;
    border-top: 1px solid #d8c7af;
    background: #f4ede3;
  }
  .tracy-footer-model__connect {
    padding-left: 26px;
  }
  .tracy-footer-model__connect>p {
    margin-left: auto;
    margin-right: auto;
  }
  .tracy-footer-model__contact-list {
    width: min(390px,100%);
    margin: auto;
    text-align: left;
  }
  .tracy-footer-model__links nav {
    grid-template-columns: repeat(2,minmax(0,1fr));
    gap: 7px 20px;
    text-align: left;
    width: min(360px,100%);
    margin-inline: auto;
  }
  .tracy-footer-model__bottom {
    flex-wrap: wrap;
    justify-content: center;
    text-align: center;
    padding: 18px 20px;
    gap: 8px 12px;
  }
  .tracy-footer-model__legal {
    margin-left: 0;
    width: 100%;
    justify-content: center;
  }
}

@media (max-width:520px) {
  .tracy-footer-model__photo {
    height: 350px;
    min-height: 350px;
  }
  .tracy-footer-model__script {
    font-size: 2.1rem;
  }
  .tracy-footer-model__links nav {
    grid-template-columns: 1fr;
  }
}

/* Full homepage responsive pass — desktop, tablet, and mobile */

html,body {
  max-width: 100%;
  overflow-x: hidden;
}

.luxe-home img {
  max-width: 100%;
  height: auto;
}

/* Hero keeps Tracy visible while copy remains readable */

.waterfront-hero,.waterfront-inner {
  min-height: clamp(620px,72vw,760px);
}

.waterfront-bg {
  background-size: cover !important;
  background-position: 64% center !important;
}

.waterfront-copy {
  position: relative;
  z-index: 2;
}

/* Every homepage card collection behaves as a true responsive grid */

.coastal-cards,.signature-grid {
  min-width: 0;
}

.coastal-card,.signature-card {
  min-width: 0;
  width: 100%;
}

.coastal-image {
  width: 100%;
}

.coastal-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

@media (max-width:1100px) {
  .container,.coastal-lifestyle .container {
    width: min(100% - 36px,1180px);
  }
  .waterfront-bg {
    background-position: 67% center !important;
  }
  .waterfront-copy {
    width: min(57%,620px);
  }
  .coastal-cards {
    grid-template-columns: repeat(2,minmax(0,1fr)) !important;
    gap: 18px !important;
  }
  .signature-grid {
    grid-template-columns: repeat(2,minmax(0,1fr));
    gap: 14px;
  }
  .signature-card {
    min-height: 440px;
  }
  .giving-card {
    grid-column: 1/-1;
  }
}

@media (max-width:820px) {
  .waterfront-hero,.waterfront-inner {
    min-height: 760px;
  }
  .waterfront-bg {
    background-position: 70% center !important;
  }
  .waterfront-shade {
    background: linear-gradient(180deg,rgba(250,246,239,.98) 0%,rgba(250,246,239,.9) 44%,rgba(250,246,239,.32) 62%,rgba(250,246,239,0) 78%) !important;
  }
  .waterfront-inner {
    align-items: flex-start;
  }
  .waterfront-copy {
    width: 100%;
    max-width: 620px;
    margin-inline: auto;
    padding: 48px 0 0;
    text-align: center;
  }
  .waterfront-copy h1 {
    font-size: clamp(3rem,9vw,4.45rem);
    line-height: .96;
  }
  .waterfront-copy p {
    max-width: 540px;
    margin-inline: auto;
  }
  .waterfront-copy .hero-actions {
    justify-content: center;
    flex-wrap: wrap;
  }
  .coastal-lifestyle {
    padding: 48px 0;
  }
  .coastal-intro {
    padding-bottom: 26px !important;
  }
  .coastal-intro .script-title {
    font-size: clamp(2.5rem,8vw,3.7rem) !important;
  }
  .coastal-cards {
    grid-template-columns: repeat(2,minmax(0,1fr)) !important;
  }
  .coastal-label {
    font-size: clamp(1.75rem,5vw,2.2rem) !important;
  }
  .signature-section {
    padding: 28px 0;
  }
  .signature-grid {
    grid-template-columns: repeat(2,minmax(0,1fr));
  }
  .signature-card {
    min-height: 420px;
    padding: 30px 26px;
  }
  .giving-card {
    grid-column: 1/-1;
  }
  .partner-stripe__inner {
    grid-template-columns: 1fr !important;
    gap: 22px !important;
    text-align: center;
    padding-top: 34px !important;
    padding-bottom: 36px !important;
  }
  .partner-stripe__logo {
    justify-content: center;
  }
  .partner-stripe__copy p {
    margin-inline: auto;
  }
  .partner-stripe__button {
    grid-column: auto !important;
    justify-self: center !important;
    width: min(100%,310px);
  }
  .tracy-footer-model__main {
    grid-template-columns: 1fr;
  }
  .tracy-footer-model__photo {
    margin-right: 0;
    height: 430px;
    min-height: 430px;
  }
  .tracy-footer-model__photo img {
    object-position: 62% center;
  }
  .tracy-footer-model__photo-shade {
    background: linear-gradient(180deg,transparent 58%,rgba(244,237,227,.95) 100%);
  }
  .tracy-footer-model__content {
    grid-template-columns: 1fr;
    padding: 0;
  }
  .tracy-footer-model__connect,.tracy-footer-model__social,.tracy-footer-model__links {
    padding: 34px 28px;
    text-align: center;
    border-left: 0;
    border-top: 1px solid #d8c7af;
    background: #f4ede3;
  }
  .tracy-footer-model__connect {
    padding-left: 28px;
  }
  .tracy-footer-model__connect>p {
    margin-inline: auto;
  }
  .tracy-footer-model__contact-list {
    width: min(390px,100%);
    margin-inline: auto;
    text-align: left;
  }
  .tracy-footer-model__links nav {
    grid-template-columns: repeat(2,minmax(0,1fr));
    gap: 8px 20px;
    width: min(380px,100%);
    margin-inline: auto;
    text-align: left;
  }
}

@media (max-width:560px) {
  .container,.coastal-lifestyle .container {
    width: min(100% - 24px,1180px);
  }
  .topbar-inner {
    font-size: .72rem;
  }
  .luxe-nav-wrap {
    height: 74px;
  }
  .brand-script {
    font-size: 1.6rem;
  }
  .waterfront-hero,.waterfront-inner {
    min-height: 720px;
  }
  .waterfront-bg {
    background-size: auto 100% !important;
    background-position: 69% center !important;
  }
  .waterfront-shade {
    background: linear-gradient(180deg,rgba(250,246,239,.99) 0%,rgba(250,246,239,.91) 43%,rgba(250,246,239,.34) 60%,rgba(250,246,239,0) 76%) !important;
  }
  .waterfront-copy {
    padding-top: 34px;
  }
  .luxe-kicker {
    font-size: .66rem;
    letter-spacing: .13em;
  }
  .waterfront-copy h1 {
    font-size: clamp(2.55rem,12vw,3.35rem);
    line-height: .98;
    margin-bottom: 18px;
  }
  .waterfront-copy p {
    font-size: 1rem;
    line-height: 1.42;
  }
  .waterfront-copy .hero-actions {
    display: grid;
    grid-template-columns: 1fr;
    width: 100%;
    gap: 10px;
    margin-top: 24px;
  }
  .waterfront-copy .btn {
    width: 100%;
    min-height: 50px;
  }
  .coastal-cards {
    grid-template-columns: 1fr !important;
    gap: 16px !important;
  }
  .coastal-card {
    border-radius: 6px !important;
  }
  .coastal-image {
    aspect-ratio: 1/1 !important;
  }
  .coastal-label {
    padding: 15px 10px 17px !important;
    font-size: 2rem !important;
  }
  .signature-grid {
    grid-template-columns: 1fr;
  }
  .signature-card,.giving-card {
    grid-column: auto;
    min-height: auto;
    padding: 32px 22px;
  }
  .signature-card .btn {
    margin-top: 26px;
    width: 100%;
  }
  .partner-stripe__inner {
    padding-inline: 0 !important;
  }
  .partner-stripe__logo {
    flex-direction: column;
    gap: 10px;
  }
  .partner-stripe__logo-mark {
    width: 62px;
    height: 62px;
    flex-basis: 62px;
  }
  .partner-stripe__copy h2 {
    font-size: 1.7rem;
  }
  .partner-stripe__copy p {
    font-size: .9rem;
    line-height: 1.55;
  }
  .tracy-footer-model__photo {
    height: 360px;
    min-height: 360px;
  }
  .tracy-footer-model__photo img {
    object-position: 62% center;
  }
  .tracy-footer-model__connect,.tracy-footer-model__social,.tracy-footer-model__links {
    padding: 30px 20px;
  }
  .tracy-footer-model__connect {
    padding-left: 20px;
  }
  .tracy-footer-model__links nav {
    grid-template-columns: 1fr;
    text-align: center;
  }
  .tracy-footer-model__bottom {
    flex-direction: column;
    gap: 5px;
    padding: 17px 16px;
  }
  .tracy-footer-model__divider {
    display: none;
  }
  .tracy-footer-model__legal {
    width: auto;
    flex-wrap: wrap;
  }
}

@media (max-width:390px) {
  .waterfront-hero,.waterfront-inner {
    min-height: 690px;
  }
  .waterfront-bg {
    background-position: 67% center !important;
  }
  .waterfront-copy h1 {
    font-size: 2.45rem;
  }
  .coastal-intro .script-title {
    font-size: 2.3rem !important;
  }
  .tracy-footer-model__photo {
    height: 320px;
    min-height: 320px;
  }
}

/* Sticky in-page navigation for individual property pages */

.property-scroll-section {
  scroll-margin-top: 164px;
}

.property-section-nav {
  position: sticky;
  top: 88px;
  z-index: 44;
  background: rgba(255,255,255,.98);
  border-top: 1px solid #e1e5e3;
  border-bottom: 1px solid #d5dbd8;
  box-shadow: 0 5px 18px rgba(17,35,31,.055);
  backdrop-filter: blur(10px);
}

.property-section-nav__inner {
  display: flex;
  align-items: stretch;
  min-height: 68px;
  gap: 28px;
}

.property-section-nav__back {
  display: flex;
  align-items: center;
  gap: 10px;
  flex: 0 0 auto;
  color: #2f6860;
  font-size: .94rem;
  padding-right: 25px;
  border-right: 1px solid #e0e5e2;
}

.property-section-nav__back span {
  font-size: 1.65rem;
  line-height: 1;
  font-weight: 300;
}

.property-section-nav__links {
  display: flex;
  align-items: stretch;
  gap: 34px;
  min-width: 0;
  overflow-x: auto;
  scrollbar-width: none;
}

.property-section-nav__links::-webkit-scrollbar {
  display: none;
}

.property-section-nav__links a {
  position: relative;
  display: flex;
  align-items: center;
  gap: 7px;
  flex: 0 0 auto;
  padding: 0 2px;
  color: #201f1c;
  font-size: .98rem;
  white-space: nowrap;
}

.property-section-nav__links a::after {
  content: "";
  position: absolute;
  left: 0;
  right: 0;
  bottom: 0;
  height: 3px;
  background: #1d2a27;
  transform: scaleX(0);
  transform-origin: center;
  transition: transform .2s ease;
}

.property-section-nav__links a:hover,.property-section-nav__links a.is-active {
  font-weight: 800;
}

.property-section-nav__links a:hover::after,.property-section-nav__links a.is-active::after {
  transform: scaleX(1);
}

.property-section-nav__count {
  display: grid;
  place-items: center;
  min-width: 23px;
  height: 23px;
  padding: 0 6px;
  border-radius: 20px;
  background: #edf2f0;
  color: #294d47;
  font-size: .72rem;
  font-weight: 900;
}

.gallery-count-button {
  display: flex;
  align-items: center;
  gap: 7px;
  box-shadow: 0 3px 12px rgba(0,0,0,.12);
}

.gallery-count-button::before {
  content: "📷";
  font-size: .95rem;
}

@media (max-width:900px) {
  .property-scroll-section {
    scroll-margin-top: 145px;
  }
  .property-section-nav {
    top: 88px;
  }
  .property-section-nav__inner {
    width: 100%;
    min-height: 62px;
    padding-left: 20px;
  }
  .property-section-nav__back {
    padding-right: 18px;
  }
  .property-section-nav__links {
    gap: 25px;
    padding-right: 20px;
  }
  .property-section-nav__links a {
    font-size: .9rem;
  }
}

@media (max-width:600px) {
  .property-scroll-section {
    scroll-margin-top: 130px;
  }
  .property-section-nav {
    top: 88px;
  }
  .property-section-nav__inner {
    min-height: 56px;
    gap: 15px;
    padding-left: 12px;
  }
  .property-section-nav__back {
    gap: 5px;
    padding-right: 12px;
    font-size: .82rem;
  }
  .property-section-nav__back span {
    font-size: 1.35rem;
  }
  .property-section-nav__links {
    gap: 21px;
    padding-right: 14px;
  }
  .property-section-nav__links a {
    font-size: .84rem;
  }
  .property-section-nav__count {
    min-width: 20px;
    height: 20px;
    font-size: .65rem;
  }
  .gallery-count-button {
    font-size: .78rem;
    padding: 9px 11px;
  }
}

/* Breathing room between the sticky property navigation and photo gallery */

.property-section-nav + .modern-gallery {
  margin-top: 32px;
}

@media (max-width:900px) {
  .property-section-nav + .modern-gallery {
    margin-top: 24px;
  }
}

@media (max-width:600px) {
  .property-section-nav + .modern-gallery {
    margin-top: 16px;
  }
}

/* Property page scroll safety: only the open gallery may lock the document. */

html:not(.lightbox-open),html:not(.lightbox-open) body {
  overflow-y: auto !important;
}

.property-page {
  min-height: 100%;
  overflow: visible !important;
}

.property-page .listing-head,.property-page .modern-gallery,.property-page .section {
  overflow: visible;
}

.gallery-lightbox[aria-hidden="true"] {
  display: none !important;
  pointer-events: none;
}

.gallery-lightbox.is-open[aria-hidden="false"] {
  display: flex !important;
  pointer-events: auto;
}

.td-corporate-footer__compliance-marks {
  display: flex;
  align-items: center;
  margin-top: 24px;
}

.td-corporate-footer__combined-logos {
  display: block;
  width: 200px;
  max-width: 100%;
  height: auto;
  object-fit: contain;
}

/* Tracy Control security */

.login-secondary-link {
  display: block;
  margin-top: 16px;
  text-align: center;
  font-size: .82rem;
  font-weight: 800;
  color: var(--muted);
}

.admin-logout-form {
  margin: 0;
}

.admin-logout-form button {
  width: 100%;
  padding: 12px;
  border: 0;
  border-radius: 5px;
  background: transparent;
  color: inherit;
  font: inherit;
  text-align: left;
  cursor: pointer;
}

.admin-logout-form button:hover,
.admin-logout-form button:focus-visible {
  background: #29423c;
}

.security-alert {
  max-width: 980px;
}

.security-grid {
  display: grid;
  grid-template-columns: minmax(0, 1.2fr) minmax(320px, .8fr);
  gap: 24px;
  align-items: start;
}

.security-card {
  border-radius: 10px;
}

.security-card h2 {
  margin: 10px 0 8px;
}

.security-card h3 {
  margin: 26px 0 8px;
  font-size: 1rem;
}

.security-card p {
  color: var(--muted);
}

.security-card-heading {
  display: flex;
  justify-content: space-between;
  gap: 20px;
  align-items: flex-start;
}

.security-status {
  display: inline-flex;
  align-items: center;
  min-height: 28px;
  padding: 5px 10px;
  border-radius: 999px;
  font-size: .68rem;
  font-weight: 900;
  letter-spacing: .08em;
  text-transform: uppercase;
}

.security-status-on {
  background: #e5f3ec;
  color: #1e624e;
}

.security-status-warn {
  background: #f4ead8;
  color: #795822;
}

.security-big-state {
  color: var(--green);
  white-space: nowrap;
  font-size: .82rem;
  letter-spacing: .08em;
}

.security-facts {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 12px;
  margin: 22px 0;
}

.security-facts span {
  padding: 14px;
  border: 1px solid var(--line);
  border-radius: 7px;
  background: #f8faf9;
}

.security-facts small,
.security-facts strong {
  display: block;
}

.security-facts small {
  margin-bottom: 5px;
  color: var(--muted);
  font-size: .69rem;
  text-transform: uppercase;
  letter-spacing: .06em;
}

.security-facts strong {
  overflow-wrap: anywhere;
}

.security-facts.compact {
  margin: 16px 0;
}

.security-form {
  display: grid;
  gap: 14px;
  margin-top: 18px;
}

.security-form label {
  display: block;
  font-size: .78rem;
  font-weight: 800;
}

.security-form input {
  display: block;
  width: 100%;
  margin-top: 7px;
  padding: 12px 13px;
  border: 1px solid #ccd7d2;
  border-radius: 6px;
  background: #fff;
  font: inherit;
}

.security-form input:focus {
  outline: 3px solid rgba(195,154,91,.18);
  border-color: var(--gold);
}

.security-inline-form,
.security-cancel-form {
  margin: 18px 0 0;
}

.security-text-button {
  padding: 0;
  border: 0;
  background: transparent;
  color: var(--muted);
  font: inherit;
  font-size: .8rem;
  font-weight: 800;
  text-decoration: underline;
  cursor: pointer;
}

.two-factor-setup {
  margin-top: 24px;
  padding-top: 22px;
  border-top: 1px solid var(--line);
}

.setup-key {
  margin: 16px 0;
  padding: 16px;
  border: 1px dashed #aebdb7;
  border-radius: 8px;
  background: #f4f7f5;
}

.setup-key small,
.setup-key code {
  display: block;
}

.setup-key small {
  margin-bottom: 6px;
  color: var(--muted);
  font-size: .68rem;
  font-weight: 900;
  text-transform: uppercase;
  letter-spacing: .08em;
}

.setup-key code {
  font-size: clamp(.82rem, 1.6vw, 1rem);
  line-height: 1.7;
  overflow-wrap: anywhere;
}

.recovery-code-card {
  border: 2px solid #c79c5a;
}

.recovery-code-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 9px;
  margin: 20px 0;
}

.recovery-code-grid code {
  padding: 11px 12px;
  border: 1px solid var(--line);
  border-radius: 5px;
  background: #f7f8f7;
  text-align: center;
  font-size: .86rem;
  font-weight: 800;
}

.security-note {
  font-size: .83rem;
}

.security-danger-zone {
  border-color: #e0b8b8;
}

.security-danger-form {
  max-width: 560px;
}

.security-table {
  min-width: 620px;
}

@media (max-width: 1000px) {
  .security-grid {
    grid-template-columns: 1fr;
  }
}

@media (max-width: 620px) {
  .security-card-heading {
    display: block;
  }

  .security-big-state {
    display: block;
    margin-top: 12px;
  }

  .security-facts,
  .recovery-code-grid {
    grid-template-columns: 1fr;
  }

  .security-card {
    padding: 20px;
  }
}

/* Quiet anti-bot field: remains available to automated form fillers but not to visitors. */
.tracy-honeypot {
  position: absolute !important;
  left: -10000px !important;
  top: auto !important;
  width: 1px !important;
  height: 1px !important;
  overflow: hidden !important;
  opacity: 0 !important;
  pointer-events: none !important;
}