/* =========================================================
   PERCH & OAK — perchandoak.properties
   Headings: Cabinet Grotesk Light · Body: Brandink Sans Light
   ========================================================= */
@font-face{font-family:"Cabinet Grotesk";src:url("../fonts/CabinetGrotesk-Light.woff2") format("woff2");font-weight:300;font-style:normal;font-display:swap}
@font-face{font-family:"Brandink Sans";src:url("../fonts/BrandinkSans-Light.woff2") format("woff2");font-weight:300;font-style:normal;font-display:swap}

:root{
  --navy:#0F2233;
  --navy-2:#1C2F3D;
  --navy-3:#28435a;
  --gold:#C9A86A;
  --gold-deep:#A8874A;
  --gold-soft:#E6D5B0;
  --cream:#F7F3EC;
  --ivory:#FAF7F0;
  --sage:#6F9D9B;
  --ink:#1C2F3D;
  --muted:#5d6b76;
  --line:rgba(15,34,51,.12);
  --line-light:rgba(247,243,236,.16);
  --radius:14px;
  --shadow:0 18px 50px -24px rgba(15,34,51,.35);
  --head:"Cabinet Grotesk",ui-sans-serif,system-ui,sans-serif;
  --body:"Brandink Sans",ui-sans-serif,system-ui,sans-serif;
  /* Compliance: brand-name-size is the MAX size the team name may appear.
     The brokerage name uses the same or larger size. */
  --brand-name-size:1.3rem;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:84px;-webkit-text-size-adjust:100%}
body{margin:0;background:var(--ivory);color:var(--ink);font-family:var(--body);font-weight:300;font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3{font-family:var(--head);font-weight:300;line-height:1.08;letter-spacing:-.01em;margin:0 0 .5em;color:var(--navy)}
h2{font-size:clamp(2rem,4vw,3.1rem)}
h3{font-size:1.35rem;line-height:1.25}
p{margin:0 0 1em}
strong,b{font-weight:300;color:var(--navy)}
.wrap{width:min(1200px,100% - 40px);margin-inline:auto}
.sr{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.skip{position:absolute;left:-999px;top:8px;background:var(--navy);color:var(--cream);padding:8px 14px;z-index:100;border-radius:6px}
.skip:focus{left:8px}
.hidden-field{display:none}
[hidden]{display:none!important}
.gold{color:var(--gold)}
.eyebrow{font-family:var(--head);text-transform:uppercase;letter-spacing:.22em;font-size:.78rem;color:var(--gold-deep);margin:0 0 .9rem}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5em;font-family:var(--head);font-weight:300;font-size:.92rem;letter-spacing:.12em;text-transform:uppercase;text-decoration:none;padding:.95em 1.6em;border-radius:999px;border:1px solid transparent;cursor:pointer;transition:background .25s,color .25s,border-color .25s,transform .25s;white-space:nowrap}
.btn:hover{transform:translateY(-1px)}
.btn-gold{background:var(--gold);color:var(--navy)}
.btn-gold:hover{background:var(--gold-soft)}
.btn-navy{background:var(--navy);color:var(--cream)}
.btn-navy:hover{background:var(--navy-3)}
.btn-ghost{border-color:var(--navy);color:var(--navy);background:transparent}
.btn-ghost:hover{background:var(--navy);color:var(--cream)}
.btn-ghost-light{border-color:var(--line-light);color:var(--cream);background:transparent}
.btn-ghost-light:hover{border-color:var(--gold);color:var(--gold)}

/* ============ Header ============ */
.site-header{position:sticky;top:0;z-index:50;background:rgba(250,247,240,.9);backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.header-inner{display:flex;align-items:center;gap:28px;height:78px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;flex-shrink:0}
.brand .logo-stack{width:62px;flex-shrink:0}
.brand-text{display:flex;flex-direction:column;line-height:1}
.brand-name{font-family:var(--head);font-size:var(--brand-name-size);letter-spacing:.2em;text-transform:uppercase;color:var(--navy)}
.brand-name em,.footer-team em{font-style:normal;color:var(--gold)}
.brand-sub{font-family:var(--head);font-size:.62rem;letter-spacing:.42em;text-transform:uppercase;color:var(--muted);margin-top:6px}
.main-nav{display:flex;align-items:center;gap:26px;margin-left:auto}
.main-nav a{white-space:nowrap;font-family:var(--head);font-size:.9rem;letter-spacing:.06em;text-decoration:none;color:var(--navy);position:relative;padding:4px 0}
.main-nav a::after{content:"";position:absolute;left:0;right:100%;bottom:-2px;height:1px;background:var(--gold);transition:right .3s}
.main-nav a:hover::after{right:0}
.main-nav .nav-main-site{color:var(--gold-deep)}
.header-cta{padding:.7em 1.2em;font-size:.82rem}
.menu-toggle{display:none;margin-left:auto;background:none;border:0;width:44px;height:44px;cursor:pointer;position:relative}
.menu-toggle span:not(.sr){position:absolute;left:10px;right:10px;height:1.5px;background:var(--navy);transition:transform .3s,top .3s}
.menu-toggle span:nth-child(1){top:17px}.menu-toggle span:nth-child(2){top:26px}
.menu-toggle[aria-expanded="true"] span:nth-child(1){top:21px;transform:rotate(45deg)}
.menu-toggle[aria-expanded="true"] span:nth-child(2){top:21px;transform:rotate(-45deg)}

/* ============ Listings / tabs ============ */
.listings{padding:0 0 110px;background:var(--cream)}
.tabbar{display:grid;grid-template-columns:1fr 1fr;background:var(--navy);border-radius:var(--radius);padding:8px;gap:8px;transform:translateY(-50%);box-shadow:var(--shadow);max-width:820px;margin:0 auto}
.tab{background:transparent;border:0;border-radius:10px;padding:16px 20px;cursor:pointer;text-align:left;color:var(--cream);display:flex;flex-direction:column;gap:2px;transition:background .25s}
.tab:hover{background:rgba(247,243,236,.06)}
.tab.active{background:var(--gold);color:var(--navy)}
.tab-title{font-family:var(--head);font-size:1.3rem;letter-spacing:.01em}
.tab-sub{font-size:.85rem;opacity:.75;letter-spacing:.04em}
.panel{animation:fade .4s ease}
@keyframes fade{from{opacity:0;transform:translateY(8px)}to{opacity:1;transform:none}}
.panel-head{display:flex;align-items:flex-end;justify-content:space-between;gap:30px;flex-wrap:wrap;margin-bottom:14px}
.panel-head h2{margin:0}
.filters{display:flex;flex-wrap:wrap;gap:10px}
.field-inline input,.field-inline select{font:inherit;font-size:.92rem;color:var(--navy);background:#fff;border:1px solid var(--line);border-radius:999px;padding:10px 16px;min-width:0}
.field-inline input{width:190px}
.result-count{color:var(--muted);font-size:.92rem;margin:0 0 22px}

.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
/* Auto-scrolling rail (3+ listings) */
.cards.rail{grid-template-columns:none;grid-auto-flow:column;grid-auto-columns:calc((100% - 56px)/3);overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;padding:6px 2px 18px;margin:-6px -2px 0}
.cards.rail::-webkit-scrollbar{display:none}
.cards.rail>.card{scroll-snap-align:start}
.cards:focus-visible{outline:2px solid var(--gold);outline-offset:6px;border-radius:var(--radius)}
.rail-ctrls{display:flex;justify-content:center;gap:12px;margin-top:10px}
.rail-ctrls button{width:46px;height:46px;border-radius:50%;border:1px solid var(--line);background:#fff;color:var(--navy);font-size:1.1rem;cursor:pointer;transition:border-color .3s,color .3s}
.rail-ctrls button:hover{border-color:var(--gold);color:var(--gold-deep)}
@media (max-width:1024px){.cards.rail{grid-auto-columns:calc((100% - 28px)/2)}}
@media (max-width:640px){.cards.rail{grid-auto-columns:86%}}
.card.spot{grid-column:span 2;flex-direction:row}
.card.spot .card-media{flex:0 0 52%;aspect-ratio:auto;min-height:100%}
.card.spot .card-body{padding:34px 36px}
.card.spot .price{font-size:2.6rem}
.card{background:#fff;border-radius:var(--radius);overflow:hidden;box-shadow:0 1px 0 var(--line),0 20px 40px -30px rgba(15,34,51,.4);display:flex;flex-direction:column;transition:transform .35s,box-shadow .35s}
.card:hover{transform:translateY(-4px);box-shadow:0 1px 0 var(--line),0 30px 60px -30px rgba(15,34,51,.5)}
.card-media{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--navy-2)}
.card-media img{width:100%;height:100%;object-fit:cover;transition:transform .8s}
.card:hover .card-media img{transform:scale(1.04)}
.badge{position:absolute;top:16px;left:16px;background:var(--navy);color:var(--cream);font-family:var(--head);font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;padding:6px 12px;border-radius:999px}
.badge.coming{background:var(--gold);color:var(--navy)}
.badge.contract{background:var(--sage)}
.card-type{position:absolute;bottom:16px;left:16px;background:rgba(250,247,240,.92);color:var(--navy);font-size:.8rem;padding:4px 12px;border-radius:999px}
.card-body{padding:24px 26px 26px;display:flex;flex-direction:column;flex:1}
.price{font-family:var(--head);font-size:2rem;color:var(--navy);line-height:1;margin-bottom:6px}
.addr{font-size:1rem;color:var(--muted);margin-bottom:14px}
.facts{display:flex;gap:18px;flex-wrap:wrap;padding:12px 0;border-block:1px solid var(--line);margin-bottom:14px;font-size:.92rem}
.facts span b{font-family:var(--head);font-size:1.1rem;margin-right:3px}
.card-headline{font-family:var(--head);font-size:1.12rem;color:var(--navy);margin-bottom:6px}
.card-blurb{font-size:.95rem;color:var(--muted);margin-bottom:16px}
.tags{display:flex;flex-wrap:wrap;gap:6px;margin-bottom:20px}
.tags span{font-size:.78rem;background:var(--cream);color:var(--navy-2);padding:3px 10px;border-radius:999px}
.card-actions{display:flex;gap:10px;margin-top:auto;flex-wrap:wrap}
.card-actions .btn{flex:1;padding:.85em 1em;font-size:.8rem}
.card.cta-card{background:var(--navy);color:var(--cream);justify-content:center;padding:40px 34px;position:relative;overflow:hidden}
.card.cta-card h3{color:var(--cream);font-size:1.8rem}
.card.cta-card p{color:rgba(247,243,236,.75)}
.card.cta-card img{position:absolute;right:-60px;bottom:-40px;width:260px;opacity:.14;pointer-events:none}
.card.cta-card .btn{align-self:flex-start;margin-top:10px}
.empty{grid-column:1/-1;text-align:center;padding:50px 20px;background:#fff;border-radius:var(--radius);color:var(--muted)}

/* Search panel */
.search-grid>*,.contact-grid>*{min-width:0}
.search-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:60px;align-items:start}
.search-intro p{color:var(--muted)}
.checks{list-style:none;padding:0;margin:24px 0}
.checks li{padding-left:30px;position:relative;margin-bottom:10px}
.checks li::before{content:"";position:absolute;left:0;top:.55em;width:16px;height:9px;border-left:1.5px solid var(--gold-deep);border-bottom:1.5px solid var(--gold-deep);transform:rotate(-45deg)}
.area-cloud{display:flex;flex-wrap:wrap;gap:8px;margin-top:10px}
.area-cloud span{font-size:.85rem;padding:5px 12px;border-radius:999px;border:1px solid var(--line);cursor:pointer;transition:all .2s}
.area-cloud span:hover{background:var(--navy);color:var(--cream);border-color:var(--navy)}
.search-card,.contact-card{background:#fff;border-radius:18px;padding:34px;box-shadow:var(--shadow);display:flex;flex-direction:column;gap:18px}
.f{display:flex;flex-direction:column;gap:7px;font-family:var(--head);font-size:.8rem;letter-spacing:.14em;text-transform:uppercase;color:var(--navy-2);border:0;padding:0;margin:0;min-width:0;flex:1}
.f legend{padding:0;margin-bottom:8px}
.f input,.f select,.f textarea{font-family:var(--body);font-size:1rem;letter-spacing:0;text-transform:none;color:var(--navy);background:var(--ivory);border:1px solid var(--line);border-radius:10px;padding:12px 14px;width:100%}
.f input:focus,.f select:focus,.f textarea:focus{outline:0;border-color:var(--gold);box-shadow:0 0 0 3px rgba(201,168,106,.22)}
.f-row{display:flex;gap:16px}
.seg-group,.chip-group{display:flex;flex-wrap:wrap;gap:6px}
.seg-group label,.chip-group label{cursor:pointer}
.seg-group input,.chip-group input{position:absolute;opacity:0;pointer-events:none}
.seg-group span,.chip-group span{display:inline-block;font-family:var(--body);text-transform:none;letter-spacing:0;font-size:.92rem;padding:8px 14px;border-radius:999px;border:1px solid var(--line);background:var(--ivory);transition:all .2s;color:var(--navy)}
.seg-group input:checked+span,.chip-group input:checked+span{background:var(--navy);color:var(--cream);border-color:var(--navy)}
.seg-group input:focus-visible+span,.chip-group input:focus-visible+span{outline:2px solid var(--gold);outline-offset:2px}
.contact-row{border-top:1px solid var(--line);padding-top:18px}
.search-actions{display:flex;gap:12px;flex-wrap:wrap}
.fine{font-size:.82rem;color:var(--muted);margin:0}

/* ============ Calculator ============ */
.calc-section{background:var(--navy);color:var(--cream);padding:110px 0 90px;position:relative;overflow:hidden}
.calc-section::before{content:"";position:absolute;width:900px;height:900px;border-radius:50%;border:1px solid rgba(201,168,106,.18);right:-380px;top:-420px}
.section-head{max-width:720px;margin:0 auto 54px;text-align:center}
.section-head p:not(.eyebrow){color:var(--muted);font-size:1.1rem}
.section-head.light h2{color:var(--cream)}
.section-head.light p:not(.eyebrow){color:rgba(247,243,236,.7)}
.section-head.light .eyebrow{color:var(--gold)}
.calc{display:grid;grid-template-columns:380px 1fr;gap:30px;position:relative}
.calc-inputs{background:rgba(247,243,236,.04);border:1px solid var(--line-light);border-radius:18px;padding:28px;display:flex;flex-direction:column;gap:16px;align-self:start}
.ci label{display:block;font-family:var(--head);font-size:.76rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-soft);margin-bottom:7px}
.ci label small{text-transform:none;letter-spacing:0;opacity:.6}
.ci.two{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.money{display:flex;align-items:center;background:rgba(247,243,236,.06);border:1px solid var(--line-light);border-radius:10px;padding:0 12px;transition:border-color .2s}
.money:focus-within{border-color:var(--gold)}
.money span{color:rgba(247,243,236,.5);font-size:.95rem}
.money input,.calc-inputs select,.calc-inputs input[type=month]{width:100%;min-width:0;background:transparent;border:0;outline:0;color:var(--cream);font-family:var(--head);font-size:1.12rem;padding:12px 6px}
.calc-inputs select,.calc-inputs input[type=month]{background:rgba(247,243,236,.06);border:1px solid var(--line-light);border-radius:10px;padding:12px;color-scheme:dark}
.calc-inputs select option{background:var(--navy);color:var(--cream)}
.pill-toggle{display:flex;background:rgba(247,243,236,.06);border:1px solid var(--line-light);border-radius:999px;padding:4px;gap:4px}
.pill-toggle button{white-space:nowrap;flex:1;font-family:var(--head);font-size:.86rem;letter-spacing:.04em;background:transparent;border:0;color:var(--cream);padding:9px 8px;border-radius:999px;cursor:pointer;transition:background .2s}
.pill-toggle button.active{background:var(--gold);color:var(--navy)}
.pill-toggle.small{display:inline-flex}
.pill-toggle.small button{padding:7px 16px}
.more{border-top:1px solid var(--line-light);padding-top:14px}
.more summary{cursor:pointer;font-family:var(--head);font-size:.95rem;color:var(--cream);list-style:none;display:flex;justify-content:space-between;margin-bottom:12px}
.more summary::-webkit-details-marker{display:none}
.more summary::after{content:"+";color:var(--gold);font-size:1.2rem;line-height:1}
.more[open] summary::after{content:"–"}
.more .ci{margin-bottom:14px}
.reset{align-self:flex-start;padding:.6em 1.2em;font-size:.75rem}

.calc-results{display:flex;flex-direction:column;gap:22px;min-width:0}
.payment-hero{display:grid;grid-template-columns:260px 1fr;gap:34px;align-items:center;background:var(--cream);color:var(--navy);border-radius:18px;padding:30px}
.donut-wrap{position:relative;width:100%;max-width:260px;aspect-ratio:1}
.donut{width:100%;height:100%;transform:rotate(-90deg)}
.donut circle{transition:stroke-dasharray .5s ease,stroke-dashoffset .5s ease}
.donut-center{position:absolute;inset:0;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center}
.dc-label{font-family:var(--head);font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.dc-value{font-family:var(--head);font-size:2.3rem;line-height:1.1;color:var(--navy)}
.legend{list-style:none;padding:0;margin:0;display:flex;flex-direction:column;gap:2px}
.legend li{display:flex;align-items:center;gap:12px;padding:10px 0;border-bottom:1px solid var(--line);font-size:.98rem}
.legend li:last-child{border-bottom:0}
.legend i{width:12px;height:12px;border-radius:3px;flex-shrink:0}
.legend .lv{margin-left:auto;font-family:var(--head);font-size:1.1rem}
.legend li.total{border-top:1px solid var(--navy);border-bottom:0;margin-top:4px}
.legend li.total .lv{font-size:1.3rem}
.stat-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line-light);border:1px solid var(--line-light);border-radius:18px;overflow:hidden}
.stat{background:var(--navy);padding:18px 20px}
.s-label{display:block;font-family:var(--head);font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:rgba(247,243,236,.6);margin-bottom:6px}
.s-val{font-family:var(--head);font-size:1.45rem;color:var(--cream)}
.savings{background:linear-gradient(90deg,rgba(201,168,106,.22),rgba(201,168,106,.06));border:1px solid rgba(201,168,106,.4);border-radius:14px;padding:16px 20px;color:var(--cream)}
.savings b{font-family:var(--head);color:var(--gold);font-size:1.15rem}
.chart-card{background:rgba(247,243,236,.04);border:1px solid var(--line-light);border-radius:18px;padding:24px}
.chart-head{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:10px;margin-bottom:14px}
.chart-head h3{color:var(--cream);margin:0;font-size:1.1rem}
.chart-key{font-size:.82rem;color:rgba(247,243,236,.7);display:flex;align-items:center;gap:8px;flex-wrap:wrap}
.k{width:14px;height:3px;border-radius:2px;display:inline-block;margin-left:8px}
.k-bal{background:var(--gold)}.k-int{background:#E08E6D}.k-prin{background:var(--sage)}
.bal-chart{width:100%;height:220px;display:block}
.chart-axis{display:flex;justify-content:space-between;font-size:.78rem;color:rgba(247,243,236,.5);margin-top:6px}

.amort{margin-top:34px;background:rgba(247,243,236,.03);border:1px solid var(--line-light);border-radius:18px;padding:26px}
.amort-head{display:flex;justify-content:space-between;align-items:center;gap:14px;flex-wrap:wrap;margin-bottom:16px}
.amort-head h3{color:var(--cream);margin:0}
.table-wrap{overflow:auto;max-height:520px;border-radius:10px}
table{width:100%;border-collapse:collapse;font-size:.95rem;min-width:620px}
th{position:sticky;top:0;background:var(--navy-2);font-family:var(--head);font-weight:300;font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-soft);text-align:right;padding:12px 14px}
th:first-child,td:first-child{text-align:left}
td{padding:11px 14px;text-align:right;border-bottom:1px solid var(--line-light);font-variant-numeric:tabular-nums;color:rgba(247,243,236,.88)}
tbody tr:hover td{background:rgba(201,168,106,.07)}
#amortMore{margin-top:16px}
.calc-cta{display:flex;align-items:center;justify-content:center;gap:16px;flex-wrap:wrap;margin-top:44px;text-align:center}
.calc-cta p{font-family:var(--head);font-size:1.4rem;margin:0 12px 0 0}
.disclaimer{font-size:.8rem;color:rgba(247,243,236,.5);text-align:center;max-width:820px;margin:28px auto 0}

/* ============ Footer ============ */
.site-footer{background:var(--navy);color:rgba(247,243,236,.72);padding:60px 0 40px;font-size:.88rem}
.footer-top{display:flex;justify-content:space-between;align-items:center;gap:30px;flex-wrap:wrap;padding-bottom:30px;border-bottom:1px solid var(--line-light);margin-bottom:26px}
.footer-brand{display:flex;align-items:center;gap:18px}
.footer-brand img{width:64px}
/* Brokerage name: sized >= team name everywhere on page (AL advertising rule) */
.brokerage-name{font-family:var(--head);font-size:calc(var(--brand-name-size) + .15rem);letter-spacing:.08em;color:var(--cream);margin:0 0 4px}
.footer-team{font-family:var(--head);font-size:.95rem;letter-spacing:.16em;text-transform:uppercase;margin:0}
.footer-nav{display:flex;gap:22px;flex-wrap:wrap}
.footer-nav a{text-decoration:none;font-family:var(--head);letter-spacing:.05em}
.footer-nav a:hover{color:var(--gold)}
.footer-legal p{margin:0 0 8px;max-width:900px}
.footer-legal a{text-decoration:none}
.eho{display:flex;align-items:center;gap:8px}
.copy{margin-top:18px!important;color:var(--gold)}


/* =========================================================
   CHARACTER LAYER — photography, ornaments, motion
   ========================================================= */
.serif-accent{font-style:normal;color:var(--gold-deep)}
.section-head.light .serif-accent,.cascade .serif-accent{color:var(--gold)}
.eyebrow .leaf{display:inline-block;width:26px;height:26px;object-fit:contain;vertical-align:-8px;margin-right:10px}
.section-head .eyebrow .leaf{margin-right:10px}
.eyebrow.light{color:var(--gold-soft)}

/* Header over hero */
.brand-light{display:none}
.site-header{transition:background .35s,border-color .35s,box-shadow .35s}
body.at-top .site-header{background:transparent;border-color:transparent;backdrop-filter:none;-webkit-backdrop-filter:none}
body.at-top .brand-dark{display:none}
body.at-top .brand-light{display:block}
.brand .logo-stack.brand-dark,.brand .logo-stack.brand-light{display:block}
body.at-top .brand .logo-stack.brand-dark{display:none}
.brand .logo-stack.brand-light{display:none}
body.at-top .brand .logo-stack.brand-light{display:block}
body.at-top .brand-name,body.at-top .main-nav a{color:var(--cream)}
body.at-top .brand-sub{color:rgba(247,243,236,.7)}
body.at-top .main-nav .nav-main-site{color:var(--gold)}
body.at-top .menu-toggle span:not(.sr){background:var(--cream)}
.site-header{position:fixed;left:0;right:0}
.header-cta{padding:.7em 1.3em;font-size:.8rem}

/* Hero */
.hero{position:relative;min-height:min(100vh,940px);display:flex;align-items:center;color:var(--cream);overflow:hidden;background:var(--navy)}
.hero-photo{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:60% 50%;transform:scale(1.06);animation:heroZoom 18s ease-out forwards}
@keyframes heroZoom{to{transform:scale(1)}}
.hero-shade{position:absolute;inset:0;background:
  linear-gradient(90deg,rgba(15,34,51,.92) 0%,rgba(15,34,51,.72) 38%,rgba(15,34,51,.2) 70%,rgba(15,34,51,.35) 100%),
  linear-gradient(0deg,rgba(15,34,51,.85) 0%,rgba(15,34,51,0) 35%)}
.hero-inner{position:relative;padding:150px 0 170px}
.hero h1{color:var(--cream);font-size:clamp(3.2rem,8vw,7rem);line-height:.95;letter-spacing:-.03em;margin-bottom:.35em}
.lede{font-size:1.25rem;color:rgba(247,243,236,.82);max-width:36ch;margin-bottom:2.2rem}
.hero-search{display:flex;align-items:center;gap:10px;background:rgba(250,247,240,.96);border-radius:999px;padding:8px 8px 8px 22px;box-shadow:0 30px 60px -20px rgba(0,0,0,.5);max-width:580px;color:var(--muted)}
.hero-search input{flex:1;min-width:0;border:0;outline:0;background:transparent;font:inherit;font-size:1.05rem;color:var(--navy);padding:10px 4px}
.hero-chips{display:flex;flex-wrap:wrap;gap:8px;margin-top:18px;max-width:580px}
.hero-chips button{font:inherit;font-size:.88rem;background:rgba(247,243,236,.08);backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px);border:1px solid rgba(247,243,236,.3);color:var(--cream);padding:6px 15px;border-radius:999px;cursor:pointer;transition:all .2s}
.hero-chips button:hover{border-color:var(--gold);background:rgba(201,168,106,.25)}
.scroll-cue{position:absolute;left:50%;bottom:120px;transform:translateX(-50%);display:flex;flex-direction:column;align-items:center;gap:10px;color:rgba(247,243,236,.7);text-decoration:none;font-family:var(--head);font-size:.7rem;letter-spacing:.3em;text-transform:uppercase}
.scroll-cue i{width:1px;height:44px;background:linear-gradient(var(--gold),transparent);animation:cue 2.2s ease-in-out infinite}
@keyframes cue{0%{transform:scaleY(0);transform-origin:top}50%{transform:scaleY(1);transform-origin:top}51%{transform-origin:bottom}100%{transform:scaleY(0);transform-origin:bottom}}

/* Tabs refinements */
.listings{position:relative}
.tabbar{position:relative;z-index:3;transform:translateY(-50%)}
.tab{flex-direction:row;align-items:center;gap:14px}
.tab>span{display:flex;flex-direction:column;gap:2px}
.tab-ic{width:34px;height:34px;flex-shrink:0;opacity:.9}
.listings::before{content:"";position:absolute;right:-120px;top:120px;width:420px;height:420px;background:url(../img/logo-art-base.webp) center/contain no-repeat;opacity:.06;pointer-events:none}

/* Gallery on cards */
.card-media{cursor:pointer}
.thumbs{position:absolute;right:14px;bottom:14px;display:flex;gap:6px}
.thumbs button{width:54px;height:40px;border-radius:6px;overflow:hidden;border:2px solid rgba(250,247,240,.6);padding:0;cursor:pointer;background:none;opacity:.8;transition:all .2s}
.thumbs button.on,.thumbs button:hover{border-color:var(--gold);opacity:1}
.thumbs img{width:100%;height:100%;object-fit:cover}
.card-media .main-img{transition:opacity .35s,transform .8s}
.card.spot .card-media{position:relative}

/* Search photo */
.search-photo{margin:26px 0 0;border-radius:18px;overflow:hidden;aspect-ratio:4/3;box-shadow:var(--shadow);position:relative}
.search-photo img{width:100%;height:100%;object-fit:cover}
.search-photo::after{content:"";position:absolute;inset:12px;border:1px solid rgba(250,247,240,.55);border-radius:12px;pointer-events:none}

/* Cascade */
.cascade{position:relative;background:var(--navy);color:var(--cream);padding:120px 0;text-align:center;overflow:hidden}
.cascade-art{position:absolute;left:50%;top:50%;width:760px;max-width:none;transform:translate(-50%,-50%);opacity:.07;pointer-events:none}
.cascade-line{position:relative;font-family:var(--head);font-size:clamp(1.7rem,3.6vw,3rem);line-height:1.25;margin:0 0 .35em;color:var(--cream)}
.cascade-line.gold{color:var(--gold);font-size:clamp(2.4rem,5.4vw,4.4rem);margin-top:.5em}
.cascade-line.gold::after{content:"";display:block;width:90px;height:1px;background:var(--gold);margin:26px auto 0}

/* Areas */
.areas{padding:110px 0;background:var(--ivory);position:relative}
.area-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:22px}
.area-card{background:#fff;border:1px solid var(--line);border-radius:18px;overflow:hidden;display:flex;flex-direction:column;transition:transform .35s,box-shadow .35s}
.area-card:hover{transform:translateY(-5px);box-shadow:var(--shadow)}
.area-art{display:block;width:100%;height:auto;background:linear-gradient(180deg,var(--navy),var(--navy-3));padding:22px 18px 8px}
.area-art .ln{fill:none;stroke:var(--cream);stroke-width:1.5;stroke-linecap:round;stroke-linejoin:round}
.area-art .thin{stroke-width:1;opacity:.7}
.area-art .gold{stroke:var(--gold)}
.area-card:hover .area-art .ln{stroke-dasharray:400;animation:draw 1.6s ease forwards}
@keyframes draw{from{stroke-dashoffset:400}to{stroke-dashoffset:0}}
.area-body{padding:22px 22px 24px;display:flex;flex-direction:column;flex:1}
.area-body p{color:var(--muted);font-size:.95rem}
.area-towns{display:flex;flex-wrap:wrap;gap:6px;margin-top:auto}
.area-towns button{font:inherit;font-size:.82rem;background:var(--cream);border:1px solid transparent;color:var(--navy);padding:5px 12px;border-radius:999px;cursor:pointer;transition:all .2s}
.area-towns button:hover{background:var(--navy);color:var(--cream)}

/* Calculator deco */
.calc-deco{position:absolute;right:-140px;top:40px;width:560px;opacity:.06;pointer-events:none}
.calc-section .section-head .eyebrow .leaf{filter:none}

/* Resources */
.resources{padding:110px 0;background:var(--cream)}
.res-layout{display:grid;grid-template-columns:1fr 1fr;gap:28px;align-items:stretch}
.res-hero{position:relative;border-radius:22px;overflow:hidden;min-height:560px;display:flex;align-items:flex-end;text-decoration:none;color:var(--cream)}
.res-hero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.2s}
.res-hero:hover img{transform:scale(1.04)}
.res-hero::before{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(15,34,51,.97) 0%,rgba(15,34,51,.9) 38%,rgba(15,34,51,.35) 70%,rgba(15,34,51,.05))}
.res-hero-copy{position:relative;padding:40px}
.res-hero h2{color:var(--cream);font-size:clamp(2rem,3.4vw,2.8rem)}
.res-hero p:not(.eyebrow){color:rgba(247,243,236,.8)}
.res-list{display:flex;flex-direction:column;gap:10px}
.res-item{display:flex;align-items:center;gap:20px;background:#fff;border:1px solid var(--line);border-radius:14px;padding:18px 22px;text-decoration:none;transition:all .3s;flex:1}
.res-item:hover{border-color:var(--gold);transform:translateX(4px);box-shadow:0 14px 30px -20px rgba(15,34,51,.4)}
.res-item h3{font-size:1.12rem;margin:0 0 2px}
.res-item p{margin:0;color:var(--muted);font-size:.92rem;line-height:1.45}
.res-num{font-family:var(--head);font-size:1.5rem;color:var(--gold);min-width:36px}
.res-arrow{margin-left:auto;font-size:1.1rem;color:var(--gold-deep);transition:transform .3s}
.res-item:hover .res-arrow{transform:translate(3px,-3px)}
.guarantee{display:flex;align-items:center;gap:28px;margin-top:28px;padding:30px 34px;border-radius:18px;text-decoration:none;background:var(--navy);color:var(--cream);position:relative;overflow:hidden}
.guarantee::after{content:"";position:absolute;right:-60px;top:-60px;width:260px;height:260px;border-radius:50%;border:1px solid rgba(201,168,106,.35)}
.guarantee img{width:60px;flex-shrink:0}
.guarantee div{flex:1}
.guarantee h3{margin-bottom:.2em;font-size:1.6rem;color:var(--cream)}
.guarantee p{margin:0;color:rgba(247,243,236,.72)}
.guarantee .eyebrow{margin-bottom:.3rem;color:var(--gold)}
.guarantee .btn-navy{background:var(--gold);color:var(--navy);position:relative;z-index:1}

/* Proof */
.proof{padding:110px 0 100px;background:var(--ivory)}
.stats{display:grid;grid-template-columns:repeat(4,1fr);border-block:1px solid var(--line);margin-top:10px}
.stats>div{padding:34px 18px;text-align:center;border-right:1px solid var(--line)}
.stats>div:last-child{border-right:0}
.stat-num{display:block;font-family:var(--head);font-size:clamp(2.2rem,4vw,3.4rem);color:var(--navy);line-height:1.05}
.stat-cap{display:block;margin-top:8px;font-family:var(--head);font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.source{font-size:.8rem;color:var(--muted);text-align:center;margin:14px 0 0}
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:60px}
.quote{margin:0;background:#fff;border-radius:18px;padding:34px 30px 28px;position:relative;border:1px solid var(--line)}
.quote::before{content:"“";position:absolute;top:-6px;left:24px;font-family:var(--head);font-size:5rem;line-height:1;color:var(--gold)}
.quote blockquote{margin:18px 0 18px;font-size:1.05rem;color:var(--navy-2)}
.quote figcaption{font-family:var(--head);font-size:.8rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-deep)}
.quote figcaption::before{content:"— "}

/* Contact photo band */
.contact{position:relative;padding:130px 0;color:var(--cream);overflow:hidden;background:var(--navy)}
.contact-photo{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 40%}
.contact-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(15,34,51,.94) 0%,rgba(15,34,51,.8) 45%,rgba(15,34,51,.55) 100%)}
.contact-grid{position:relative;display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}
.contact-grid>*{min-width:0}
.contact h2{color:var(--cream);font-size:clamp(2.4rem,4.6vw,3.8rem)}
.contact-copy>p:not(.eyebrow){color:rgba(247,243,236,.8);font-size:1.08rem;max-width:44ch}
.logo-stack{position:relative;aspect-ratio:790/705}
.logo-stack img{position:absolute;inset:0;width:100%;height:100%}
.logo-stack.small{width:170px;margin-bottom:18px}
/* Front-to-back swing: pivots from the branch, moves toward/away from the viewer (like a real porch swing seen head-on) */
.art-swing{transform-origin:49.6% 58.2%;will-change:transform;animation:swing 4.6s cubic-bezier(.45,.05,.55,.95) infinite}
@keyframes swing{
  0%,100%{transform:perspective(420px) rotateX(-30deg) scale(1.1)}
  50%{transform:perspective(420px) rotateX(30deg) scale(.9)}
}
.contact-list{list-style:none;padding:0;margin:30px 0 0}
.contact-list li{display:flex;gap:18px;padding:13px 0;border-bottom:1px solid var(--line-light)}
.contact-list span{width:110px;flex-shrink:0;font-family:var(--head);font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold);padding-top:4px}
.contact-list a{text-decoration:none;color:var(--cream)}
.contact-list a:hover{color:var(--gold)}
.contact-card{background:rgba(250,247,240,.97);color:var(--navy)}
.contact-card h3{font-size:1.7rem;margin:0}
.contact-card .btn{align-self:flex-start}

/* Reveal on scroll (only when JS is running) */
.js .reveal{opacity:0;transform:translateY(22px);transition:opacity .9s ease,transform .9s cubic-bezier(.2,.7,.2,1)}
.js .reveal.in{opacity:1;transform:none}
.js .hero .reveal{transition-duration:1.1s}
.js .cascade-line.reveal{transform:translateY(30px)}

/* ============ Responsive ============ */
@media (max-width:1180px){
  .main-nav{gap:18px}
  .header-cta{display:none}
  .area-grid{grid-template-columns:1fr 1fr}
}
@media (max-width:1080px){
  .calc{grid-template-columns:1fr}
  .cards{grid-template-columns:1fr 1fr}
  .res-layout{grid-template-columns:1fr}
  .res-hero{min-height:440px}
  .quotes{grid-template-columns:1fr}
}
@media (max-width:900px){
  .card.spot{grid-column:1/-1}
  .menu-toggle{display:block}
  .main-nav{position:fixed;inset:78px 0 auto 0;background:var(--ivory);flex-direction:column;align-items:flex-start;gap:0;padding:10px 20px 24px;border-bottom:1px solid var(--line);box-shadow:var(--shadow);transform:translateY(-8px);opacity:0;pointer-events:none;transition:all .25s}
  .main-nav.open{transform:none;opacity:1;pointer-events:auto}
  .main-nav a,body.at-top .main-nav a{padding:14px 0;width:100%;border-bottom:1px solid var(--line);font-size:1.05rem;color:var(--navy)}
  .search-grid,.contact-grid{grid-template-columns:1fr;gap:36px}
  .payment-hero{grid-template-columns:1fr;justify-items:center}
  .legend{width:100%}
  .stat-grid{grid-template-columns:1fr 1fr}
  .stats{grid-template-columns:1fr 1fr}
  .stats>div:nth-child(2){border-right:0}
  .stats>div:nth-child(-n+2){border-bottom:1px solid var(--line)}
  .hero-shade{background:linear-gradient(0deg,rgba(15,34,51,.95) 0%,rgba(15,34,51,.7) 55%,rgba(15,34,51,.45) 100%)}
}
@media (max-width:640px){
  body{font-size:16px}
  .wrap{width:calc(100% - 32px)}
  .brand-name{font-size:1.05rem;letter-spacing:.16em}
  .brand-sub{letter-spacing:.3em}
  .hero-inner{padding:120px 0 150px}
  .scroll-cue{display:none}
  .tabbar{transform:translateY(-40%)}
  .tab{padding:12px;gap:8px}
  .tab-ic{width:24px;height:24px}
  .tab-title{font-size:1rem}
  .tab-sub{font-size:.74rem}
  .filters,.field-inline,.field-inline input,.field-inline select{width:100%}
  .cards,.area-grid{grid-template-columns:1fr}
  .card.spot{grid-column:auto;flex-direction:column}
  .card.spot .card-media{aspect-ratio:4/3}
  .card.spot .card-body{padding:24px 26px 26px}
  .thumbs button{width:46px;height:34px}
  .f-row{flex-direction:column}
  .search-card,.contact-card{padding:24px}
  .guarantee{flex-direction:column;align-items:flex-start}
  .calc-inputs{padding:20px}
  .payment-hero{padding:22px}
  .hero-search{padding-left:16px}
  .hero-search .btn{padding:.85em 1.1em}
  .calc-cta p{margin:0;width:100%}
  .res-hero-copy{padding:26px}
  .res-item{padding:16px}
  .cascade{padding:90px 0}
  .contact{padding:100px 0}
  .footer-brand{align-items:flex-start}
}
@media (prefers-reduced-motion:reduce){
  *{animation:none!important;transition:none!important;scroll-behavior:auto!important}
  .js .reveal{opacity:1;transform:none}
}

@media print{
  .site-header,.hero,.listings,.resources,.cascade,.areas,.proof,.contact,.site-footer,.calc-inputs .more summary::after,.calc-cta,#amortMore{display:none!important}
  body,.calc-section{background:#fff;color:#000}
  .calc-section *{color:#000!important;border-color:#ccc!important;background:transparent!important}
  .table-wrap{max-height:none;overflow:visible}
}
/* overflow guards + header legibility over photo */
html,body{overflow-x:clip}
.listings,.areas,.resources,.proof{overflow-x:clip}
body.at-top .site-header{background:linear-gradient(180deg,rgba(15,34,51,.6),rgba(15,34,51,0))}
@media (max-width:900px){.contact-shade{background:rgba(15,34,51,.86)}}

/* ============ Heron & monogram accents ============ */
.heron-divider{display:flex;align-items:center;justify-content:center;gap:18px;margin:0 auto 22px}
.heron-divider span{width:70px;height:1px;background:linear-gradient(90deg,transparent,var(--gold))}
.heron-divider span:last-child{background:linear-gradient(90deg,var(--gold),transparent)}
.heron-divider img{height:54px;width:auto}
.cascade .heron-divider{margin-top:30px;margin-bottom:0}
.cascade .heron-divider img{height:64px}
.cascade-line.gold::after{display:none}
/* herons perched on card edges */
.perched{position:absolute;height:62px;width:auto;top:-60px;right:42px;pointer-events:none;z-index:2}
.contact-card{position:relative}
.card.cta-card{overflow:visible}
.card.cta-card .perched{position:absolute;top:-60px;right:36px;bottom:auto;left:auto;width:auto;height:62px;opacity:1}
.card.cta-card .cta-mono{position:absolute;right:26px;bottom:26px;width:120px;opacity:.12;pointer-events:none;left:auto;top:auto}
.card.cta-card img:not(.perched):not(.cta-mono){display:none}
/* monogram */
.proof{position:relative;overflow:hidden}
.proof-deco{position:absolute;left:-90px;top:50%;width:460px;transform:translateY(-50%);opacity:.05;pointer-events:none}
.proof .wrap{position:relative}
.proof-mono{display:block;width:84px;height:auto;margin:0 auto 18px}
.footer-mono{display:block;width:44px;height:auto;margin:22px 0 0;opacity:.9}
@media (max-width:640px){.perched{height:50px;top:-48px;right:28px}.proof-deco{width:300px}}
/* Footer compliance block */
.broker-line{color:var(--cream)}
.broker-label{font-family:var(--head);font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;color:var(--gold);margin-right:8px}
.disclaimers{margin:14px 0 6px;max-width:900px}
.disclaimers summary{cursor:pointer;display:inline-flex;align-items:center;gap:8px;font-family:var(--head);font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold);list-style:none;padding:8px 14px;border:1px solid var(--line-light);border-radius:999px}
.disclaimers summary::-webkit-details-marker{display:none}
.disclaimers summary::after{content:"+";font-size:1rem;line-height:1}
.disclaimers[open] summary::after{content:"–"}
.disc-body{padding:16px 0 4px}
.disc-body p{margin:0 0 10px;font-size:.84rem;line-height:1.6}
.disc-body b{color:var(--cream)}

/* ============ Brokerage name at the top (compliance, 2026-09-30) ============
   Keller Williams Mobile renders with the SAME .brand-name class (and so the
   same --brand-name-size) as "Perch & Oak", so the two can never differ. */
.brand-kw-wrap{display:flex;align-items:center;gap:10px;margin-left:6px;padding-left:16px;border-left:1px solid var(--gold);align-self:stretch}
.brand-kw-mark{height:calc(var(--brand-name-size) * 2.1);width:auto;flex:none}
.brand-kw{display:flex;flex-direction:column;line-height:1;gap:4px}
.brand-kw .kw1{letter-spacing:.06em}
@media (max-width:640px){
  .brand .logo-stack.brand-dark,.brand .logo-stack.brand-light,body.at-top .brand .logo-stack.brand-light{display:none}
  .brand-name{font-size:.8rem;letter-spacing:.1em}
  .brand-sub{font-size:.5rem}
  .brand-kw-wrap{gap:6px;padding-left:10px;margin-left:0}
  .brand-kw .kw1{letter-spacing:.02em}
}
/* With Keller Williams Mobile in the header, the full nav no longer fits
   below ~1320px, so the menu button takes over from there down. */
@media (max-width:1360px){
  .menu-toggle{display:block}
  .header-cta{display:none}
  .main-nav{position:fixed;inset:78px 0 auto 0;background:var(--ivory);flex-direction:column;align-items:flex-start;gap:0;padding:10px 20px 24px;border-bottom:1px solid var(--line);box-shadow:var(--shadow);transform:translateY(-8px);opacity:0;pointer-events:none;transition:all .25s}
  .main-nav.open{transform:none;opacity:1;pointer-events:auto}
  .main-nav a,body.at-top .main-nav a{padding:14px 0;width:100%;border-bottom:1px solid var(--line);font-size:1.05rem;color:var(--navy)}
}
@media (max-width:640px){
  .brand-kw-mark{height:26px}
  .brand{gap:0;min-width:0}
  .header-inner{gap:8px}
  .menu-toggle{flex:none;margin-left:auto}
}
/* Wide screens: this page now lives on perchandoak.com, so the outbound
   "perchandoak.com" link moves into the collapsed menu only, making room
   for Let's Talk beside the brokerage name. */
@media (min-width:1361px){.main-nav .nav-main-site{display:none}.main-nav{gap:22px}}