/* =========================================================
   David Wainwright Jr — RE/MAX Select | Static Netlify build
   Recreated design system (Raleway + gold accent)
   ========================================================= */
:root{
  --gold:#ffc03a;
  --gold-dark:#e0a41f;
  --ink:#111111;
  --black:#0d0d0d;
  --white:#ffffff;
  --band:#d7d7d7;      /* light grey content bands */
  --band-2:#ededed;
  --muted:#5b5b5b;
  --line:#dcdcdc;
  --maxw:1200px;
  --font:'Raleway',-apple-system,BlinkMacSystemFont,'Segoe UI',Roboto,Helvetica,Arial,sans-serif;
}
*{box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{
  margin:0;font-family:var(--font);color:var(--ink);
  background:var(--white);font-weight:400;line-height:1.6;
  -webkit-font-smoothing:antialiased;
}
img{max-width:100%;display:block;}
a{color:inherit;text-decoration:none;}
.container{max-width:var(--maxw);margin:0 auto;padding:0 24px;}
.tight{max-width:1000px;}
h1,h2,h3,h4{font-weight:400;line-height:1.15;margin:0 0 .5em;}
h2.section-title{
  font-size:24px;text-transform:uppercase;
  letter-spacing:normal;font-weight:700;color:#191919;margin-bottom:.7em;
}
p{margin:0 0 1.1em;}
.btn{
  display:inline-flex;align-items:center;gap:.5em;cursor:pointer;
  font-family:var(--font);font-weight:700;font-size:16px;
  padding:14px 26px;border:none;border-radius:2px;transition:.2s;
  text-transform:none;
}
.btn-gold{background:var(--gold);color:#1a1a1a;}
.btn-gold:hover{background:var(--gold-dark);}
.btn-dark{background:var(--black);color:#fff;}
.btn-dark:hover{background:#2a2a2a;}
.btn-outline{background:transparent;border:1px solid var(--gold);color:var(--gold);}
.btn-lg{font-size:20px;padding:16px 34px;}

/* ---------- Header ---------- */
.site-header{
  position:sticky;top:0;z-index:50;background:var(--black);
  border-bottom:3px solid transparent;
}
.site-header .container{max-width:1600px;}
.header-inner{display:flex;align-items:center;gap:16px;height:116px;}
.logo img{height:82px;width:auto;}
.main-nav{display:flex;align-items:center;gap:17px;margin-left:6px;flex:1;flex-wrap:nowrap;}
.main-nav a{
  color:#f2f2f2;font-size:15.5px;font-weight:500;letter-spacing:.4px;
  text-transform:uppercase;padding:6px 0;position:relative;white-space:nowrap;
}
.main-nav a:hover{color:var(--gold);}
.main-nav a.active{color:#fff;}
.main-nav a.active::after{
  content:"";position:absolute;left:0;right:0;bottom:-40px;height:4px;background:var(--gold);
}
.has-drop{position:relative;}
.has-drop>.drop{
  position:absolute;top:100%;left:-14px;background:var(--black);
  min-width:250px;padding:10px 0;display:none;box-shadow:0 12px 30px rgba(0,0,0,.35);
  border-top:3px solid var(--gold);z-index:60;
}
.has-drop:hover>.drop{display:block;}
.drop a{display:block;padding:11px 22px;text-transform:none;letter-spacing:.3px;font-size:15px;}
.drop a::after{display:none;}
.header-cta{display:flex;align-items:center;gap:12px;margin-left:auto;}
.header-cta a{font-size:13.5px;font-weight:600;letter-spacing:.4px;text-transform:uppercase;color:#fff;padding:10px 16px;border:1px solid #555;border-radius:2px;}
.header-cta a.reg{border-color:var(--gold);color:var(--gold);}
.header-cta a:hover{border-color:var(--gold);color:var(--gold);}
.nav-toggle{display:none;background:none;border:none;color:#fff;font-size:26px;margin-left:auto;cursor:pointer;}

/* ---------- Hero ---------- */
.hero{position:relative;min-height:640px;display:flex;align-items:center;justify-content:center;overflow:hidden;background:#1a1a1a;}
.hero video,.hero .hero-fallback{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;}
.hero::after{content:"";position:absolute;inset:0;background:rgba(0,0,0,.5);}
.hero-content{position:relative;z-index:2;text-align:center;color:#fff;max-width:1000px;padding:60px 24px 40px;}
.hero-content h1{font-size:clamp(34px,5.4vw,70px);font-weight:400;color:#fff;line-height:1.08;text-shadow:0 2px 18px rgba(0,0,0,.4);}
.hero-content .sub{font-size:clamp(18px,2.2vw,26px);max-width:840px;margin:20px auto 0;color:#fff;font-weight:400;}

/* Search widget */
.search-widget{position:relative;z-index:3;margin:-64px auto 0;max-width:820px;background:#fff;box-shadow:0 20px 50px rgba(0,0,0,.25);border-radius:4px;overflow:hidden;}
.search-tabs{display:flex;}
.search-tabs button{flex:1;padding:16px;background:#efefef;border:none;font-family:var(--font);font-size:16px;font-weight:600;cursor:pointer;color:#444;}
.search-tabs button.active{background:var(--black);color:#fff;}
.search-body{display:flex;padding:20px;gap:12px;}
.search-body input{flex:1;padding:15px 16px;border:1px solid var(--line);border-radius:2px;font-family:var(--font);font-size:15px;}
.search-body .btn{border-radius:2px;}

/* ---------- CTA bands ---------- */
.cta-band{position:relative;background-size:cover;background-position:center;color:#fff;}
.cta-band::before{content:"";position:absolute;inset:0;background:rgba(20,22,26,.62);}
.cta-band .container{position:relative;z-index:2;display:flex;align-items:center;justify-content:space-between;gap:30px;padding-top:70px;padding-bottom:70px;flex-wrap:wrap;}
.cta-band h2{font-size:clamp(26px,3vw,32px);font-weight:700;max-width:640px;margin:0;}

/* ---------- Sections ---------- */
.section{padding:70px 0;}
.section.band{background:var(--band);}
.section.band-2{background:var(--band-2);}
.lead{font-size:clamp(19px,2vw,24px);color:#191919;max-width:960px;line-height:1.4;font-weight:400;}
.cols-3{display:grid;grid-template-columns:repeat(3,1fr);gap:34px;margin-top:34px;}
.col h3{font-size:18px;font-weight:700;color:#414676;margin-bottom:.5em;}
.col p{font-size:14px;color:#7585b1;line-height:1.65;}

/* ---------- Listing cards ---------- */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:26px;margin-top:30px;}
.card{background:#fff;border:1px solid var(--line);border-radius:4px;overflow:hidden;box-shadow:0 4px 14px rgba(0,0,0,.06);transition:.2s;}
.card:hover{box-shadow:0 10px 26px rgba(0,0,0,.12);transform:translateY(-3px);}
.card .photo{position:relative;aspect-ratio:3/2;background:linear-gradient(135deg,#c9ccd1,#e9ebee);display:flex;align-items:center;justify-content:center;color:#8b9099;}
.card .photo svg{width:64px;height:64px;opacity:.5;}
.card .count{position:absolute;right:10px;bottom:10px;background:rgba(0,0,0,.6);color:#fff;font-size:12px;padding:3px 8px;border-radius:3px;display:flex;gap:5px;align-items:center;}
.card .status{position:absolute;left:10px;top:10px;background:var(--gold);color:#1a1a1a;font-size:12px;font-weight:700;padding:4px 9px;border-radius:3px;}
.card .facts{display:flex;justify-content:space-between;padding:14px 16px;border-bottom:1px solid var(--line);font-size:13.5px;color:#444;}
.card .facts b{font-weight:600;}
.card .meta{padding:14px 16px;}
.card .price{font-size:22px;font-weight:700;color:#1a1a1a;}
.card .addr{color:#282828;font-weight:500;margin:8px 0 5px;font-size:18px;}
.card .addr:hover{color:var(--gold-dark);}
.card .brokerage{font-size:12px;color:#8a8a8a;text-transform:uppercase;letter-spacing:.3px;}
.card .tags{font-size:12px;color:#666;margin-top:6px;}
.center{text-align:center;}
.more-link{display:inline-block;margin-top:30px;color:#222;font-weight:600;border-bottom:2px solid var(--gold);padding-bottom:3px;}

/* ---------- Blog ---------- */
.post-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;margin-top:30px;}
.post-card{background:#fff;border:1px solid var(--line);border-radius:4px;overflow:hidden;display:flex;flex-direction:column;transition:.2s;}
.post-card:hover{box-shadow:0 10px 26px rgba(0,0,0,.12);transform:translateY(-3px);}
.post-card .thumb{aspect-ratio:16/9;background:#dfe3e8 center/cover no-repeat;}
.post-card .body{padding:18px 20px;flex:1;display:flex;flex-direction:column;}
.post-card h3{font-size:18px;font-weight:600;line-height:1.25;}
.post-card .date{font-size:12.5px;color:#8a8a8a;text-transform:uppercase;letter-spacing:.4px;margin-bottom:10px;}
.post-card .excerpt{font-size:14px;color:#4a4a4a;flex:1;}
.post-card .view{margin-top:14px;color:var(--gold-dark);font-weight:600;font-size:14px;}
.post-feature{display:grid;grid-template-columns:minmax(0,420px) 1fr;gap:34px;align-items:center;background:#fff;border:1px solid var(--line);border-radius:4px;overflow:hidden;}
.post-feature .thumb{aspect-ratio:4/3;background:#dfe3e8 center/cover no-repeat;height:100%;}
.post-feature .body{padding:30px;}

/* ---------- Article ---------- */
.article{max-width:820px;margin:0 auto;padding:60px 24px;}
.article h1{font-size:clamp(28px,4vw,42px);font-weight:500;}
.article .byline{color:#8a8a8a;font-size:14px;margin-bottom:24px;}
.article h2{font-size:24px;font-weight:600;margin-top:1.6em;}
.article p{font-size:17px;color:#2b2b2b;}

/* ---------- Work with us ---------- */
.work{position:relative;background-size:cover;background-position:center;padding:90px 0;}
.work::before{content:"";position:absolute;inset:0;background:rgba(0,0,0,.35);}
.work .box{position:relative;z-index:2;max-width:720px;margin:0 auto;background:rgba(216,216,216,.94);border:2px solid #111;padding:44px;text-align:center;}
.work .box h2{font-size:30px;font-weight:600;letter-spacing:1px;}
.work .box p{font-size:17px;color:#222;}

/* ---------- Simple page hero ---------- */
.page-head{background:var(--black);color:#fff;padding:64px 0 56px;text-align:center;}
.page-head h1{font-size:clamp(30px,4vw,46px);font-weight:400;color:#fff;}
.page-head p{color:#cfcfcf;max-width:760px;margin:10px auto 0;}

/* steps */
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:36px;}
.step{background:#fff;border:1px solid var(--line);border-radius:4px;padding:26px;position:relative;}
.step .n{width:44px;height:44px;border-radius:50%;background:var(--black);color:var(--gold);display:flex;align-items:center;justify-content:center;font-weight:700;font-size:18px;margin-bottom:14px;}
.step h3{font-size:18px;font-weight:600;}

/* generic prose block */
.prose h2{font-size:26px;font-weight:600;margin-top:1.4em;color:#1a1a1a;}
.prose h3{font-size:20px;font-weight:600;margin-top:1.2em;color:var(--gold-dark);}
.prose p{font-size:16.5px;color:#2f2f2f;}
.prose ul{font-size:16.5px;color:#2f2f2f;line-height:1.7;}
.svc-list{display:grid;grid-template-columns:repeat(2,1fr);gap:20px;margin-top:30px;}
.svc{border:1px solid var(--line);border-left:4px solid var(--gold);padding:22px 24px;background:#fff;border-radius:3px;}
.svc h3{font-size:18px;font-weight:600;margin-bottom:.3em;}
.svc a{color:var(--gold-dark);font-weight:600;font-size:14px;}

/* placeholder notice */
.placeholder-note{background:#fff8e6;border:1px solid #f0d98a;border-radius:4px;padding:14px 18px;font-size:14px;color:#6b5a1e;margin-top:24px;}
.calc-mock{max-width:720px;margin:0 auto;background:#fff;border:1px solid var(--line);border-radius:6px;padding:30px;box-shadow:0 6px 20px rgba(0,0,0,.06);}
.calc-mock .row{display:flex;justify-content:space-between;gap:16px;margin-bottom:16px;}
.calc-mock label{font-size:14px;color:#444;font-weight:600;}
.calc-mock input,.calc-mock select{width:55%;padding:11px 12px;border:1px solid var(--line);border-radius:3px;font-family:var(--font);}
.calc-mock .result{background:var(--black);color:#fff;border-radius:4px;padding:20px;text-align:center;margin-top:10px;}
.calc-mock .result .big{font-size:32px;font-weight:700;color:var(--gold);}

/* ---------- Footer ---------- */
.site-footer{background:var(--black);color:#c9c9c9;padding:56px 0 0;font-size:14px;}
.footer-top{display:grid;grid-template-columns:1.1fr 2fr;gap:40px;padding-bottom:34px;border-bottom:1px solid #262626;}
.f-agent .brand{color:var(--gold);font-weight:700;letter-spacing:1px;font-size:15px;margin-bottom:8px;}
.f-agent h3{color:#fff;font-size:20px;font-weight:600;margin:0 0 6px;}
.f-agent p{margin:2px 0;color:#bdbdbd;}
.f-agent a{color:var(--gold);}
.f-badges{display:flex;gap:14px;flex-wrap:wrap;align-items:center;margin-top:18px;}
.f-badges img{height:44px;width:auto;background:#fff;padding:5px;border-radius:3px;}
.f-qr{margin-top:20px;}
.f-qr .qr{width:120px;height:120px;background:#fff;display:flex;align-items:center;justify-content:center;color:#333;font-size:12px;border-radius:4px;}
.f-nav{display:grid;grid-template-columns:repeat(3,1fr);gap:14px 20px;align-content:start;}
.f-nav a{color:#d4d4d4;font-size:13.5px;text-transform:uppercase;letter-spacing:.5px;padding:4px 0;}
.f-nav a:hover{color:var(--gold);}
.f-social{display:flex;gap:14px;padding:22px 0;border-bottom:1px solid #262626;}
.f-social a{width:38px;height:38px;border-radius:50%;background:#1f1f1f;display:flex;align-items:center;justify-content:center;color:#cfcfcf;transition:.2s;}
.f-social a:hover{background:var(--gold);color:#111;}
.f-social svg{width:18px;height:18px;fill:currentColor;}
.f-legal{padding:22px 0;color:#8f8f8f;font-size:12px;line-height:1.6;}
.f-legal img{height:34px;margin-bottom:10px;background:#fff;padding:3px;border-radius:2px;}
.f-bottom{background:#060606;padding:16px 0;color:#7d7d7d;font-size:12px;}
.f-bottom a{color:#9a9a9a;}
.f-bottom a:hover{color:var(--gold);}

/* ---------- Responsive ---------- */
@media(max-width:960px){
  .cols-3,.cards,.post-grid,.steps,.svc-list{grid-template-columns:1fr 1fr;}
  .footer-top{grid-template-columns:1fr;}
  .post-feature{grid-template-columns:1fr;}
}
@media(max-width:760px){
  .main-nav,.header-cta{display:none;}
  .main-nav.open{display:flex;position:absolute;top:118px;left:0;right:0;background:var(--black);flex-direction:column;padding:14px 24px;gap:10px;align-items:flex-start;}
  .main-nav.open a::after{display:none;}
  .nav-toggle{display:block;}
  .cols-3,.cards,.post-grid,.steps,.svc-list{grid-template-columns:1fr;}
  .search-body{flex-direction:column;}
  .cta-band .container{flex-direction:column;align-items:flex-start;}
  .f-nav{grid-template-columns:1fr 1fr;}
}

/* ---------- Ruuster listing carousel ---------- */
.listing-carousel{position:relative;margin-top:30px;}
.lc-track{display:flex;gap:22px;overflow-x:auto;scroll-behavior:smooth;scroll-snap-type:x mandatory;padding:6px 2px 18px;-webkit-overflow-scrolling:touch;}
.lc-track::-webkit-scrollbar{height:8px;}
.lc-track::-webkit-scrollbar-thumb{background:#cfcfcf;border-radius:4px;}
.lc-track::-webkit-scrollbar-track{background:#f0f0f0;border-radius:4px;}
.lc-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:30px;}
.lc-card{flex:0 0 330px;scroll-snap-align:start;background:#fff;border:1px solid var(--line);border-radius:6px;overflow:hidden;box-shadow:0 4px 14px rgba(0,0,0,.06);transition:.2s;text-decoration:none;color:inherit;display:block;}
.lc-card:hover{box-shadow:0 12px 28px rgba(0,0,0,.14);transform:translateY(-3px);}
.lc-photo{position:relative;aspect-ratio:3/2;background-size:cover;background-position:center;background-color:#dfe3e8;}
.lc-badge{position:absolute;left:12px;top:12px;background:var(--gold);color:#1a1a1a;font-size:12px;font-weight:700;padding:4px 10px;border-radius:3px;box-shadow:0 2px 6px rgba(0,0,0,.2);}
.lc-body{padding:16px 18px;}
.lc-price{font-size:22px;font-weight:700;color:#1a1a1a;}
.lc-facts{display:flex;gap:16px;color:#666;font-size:14px;margin:8px 0 10px;}
.lc-facts b{color:#1a1a1a;font-weight:600;}
.lc-addr{color:#282828;font-size:17px;font-weight:500;line-height:1.2;}
.lc-sub{color:#7585b1;font-size:13.5px;margin-top:3px;}
.lc-arrow{position:absolute;top:34%;z-index:5;width:46px;height:46px;border-radius:50%;background:#fff;border:1px solid var(--line);box-shadow:0 4px 14px rgba(0,0,0,.15);cursor:pointer;display:flex;align-items:center;justify-content:center;font-size:24px;line-height:1;color:#222;padding-bottom:3px;}
.lc-arrow:hover{background:var(--gold);color:#111;border-color:var(--gold);}
.lc-prev{left:-12px;}
.lc-next{right:-12px;}
@media(max-width:960px){.lc-grid{grid-template-columns:1fr 1fr;}}
@media(max-width:760px){.lc-card{flex-basis:80%;}.lc-arrow{display:none;}.lc-grid{grid-template-columns:1fr;}}

/* ---------- Fello home-value widget + Ruuster search embeds ---------- */
.fello-embed{max-width:760px;margin:0 auto;min-height:90px;}
.fello-embed fello-search-widget{display:block;width:100%;}
.ruuster-embed{margin-top:20px;border:1px solid var(--line);border-radius:8px;overflow:hidden;box-shadow:0 6px 20px rgba(0,0,0,.06);background:#fff;}
.ruuster-embed iframe{width:100%;height:1500px;border:0;display:block;}
@media(max-width:760px){.ruuster-embed iframe{height:1700px;}}