/* Fairfax Realty Select navy on a light ground. Tokens only — no literals below. */
:root{
  --navy:#14375f;        /* sampled from the Fairfax Realty Select mark */
  --navy-700:#0f2a49;
  --navy-100:#e7edf4;
  --ink:#16202b;
  --muted:#5d6b7a;
  --line:#dde3ea;
  --ground:#fbfcfd;
  --card:#ffffff;
  --accent:#b98b2e;      /* restrained gold for status chips */
  --leased:#6b7280;
  --radius:10px;
  --maxw:1120px;
  --pad:clamp(16px,4vw,32px);
  --font:"Inter",-apple-system,BlinkMacSystemFont,"Segoe UI",Helvetica,Arial,sans-serif;
  --serif:"Source Serif 4",Georgia,"Times New Roman",serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--ground);color:var(--ink);font:16px/1.6 var(--font);-webkit-font-smoothing:antialiased}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 var(--pad)}
a{color:var(--navy);text-underline-offset:3px}
h1,h2,h3{font-family:var(--serif);font-weight:600;line-height:1.2;margin:0 0 .4em}
h1{font-size:clamp(28px,4.4vw,44px)}
h2{font-size:clamp(22px,3vw,30px)}
h3{font-size:19px}
p{margin:0 0 1em}
.small{font-size:13.5px;color:var(--muted)}

/* ---- header + compliance bar (Maryland needs this in the top 25% of the page) ---- */
header.site{background:var(--card);border-bottom:1px solid var(--line)}
.brandrow{display:flex;align-items:center;gap:18px;padding-block:14px;flex-wrap:wrap}
.brandrow img{height:44px;width:auto}
.brandname{font-family:var(--serif);font-size:20px;font-weight:600;color:var(--navy);line-height:1.15}
.brandname span{display:block;font-family:var(--font);font-size:12.5px;font-weight:500;color:var(--muted);letter-spacing:.02em}
nav.main{margin-left:auto;display:flex;gap:22px;flex-wrap:wrap}
nav.main a{color:var(--ink);text-decoration:none;font-size:15px}
nav.main a:hover,nav.main a[aria-current]{color:var(--navy);text-decoration:underline}
.compliance{background:var(--navy-100);border-bottom:1px solid var(--line);font-size:13px;color:var(--navy-700)}
.compliance .wrap{padding-top:9px;padding-bottom:9px}
.compliance b{font-weight:600}

/* ---- hero ---- */
.hero{padding:44px 0 8px}
.hero-grid{display:grid;gap:32px;grid-template-columns:1.05fr .95fr;align-items:start}
@media(max-width:860px){.hero-grid{grid-template-columns:1fr}}
.lede{font-size:18px;color:var(--muted);max-width:52ch}

/* ---- contact form ---- */
.card{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:22px}
.form-card{box-shadow:0 1px 2px rgba(20,55,95,.06),0 8px 28px rgba(20,55,95,.06)}
label{display:block;font-size:13.5px;font-weight:600;margin:12px 0 5px}
input,select,textarea{width:100%;padding:11px 12px;border:1px solid var(--line);border-radius:8px;font:15px var(--font);background:#fff;color:var(--ink)}
input:focus,select:focus,textarea:focus{outline:2px solid var(--navy);outline-offset:1px;border-color:var(--navy)}
textarea{min-height:104px;resize:vertical}
.btn{display:inline-block;background:var(--navy);color:#fff;border:0;border-radius:8px;padding:13px 22px;font:600 15px var(--font);cursor:pointer;text-decoration:none}
.btn:hover{background:var(--navy-700)}
.btn.block{width:100%}
.consent{display:flex;gap:9px;align-items:flex-start;margin-top:14px}
.consent input{width:auto;margin-top:3px;flex:0 0 auto}
.consent span{font-size:12.5px;color:var(--muted);line-height:1.45}
.hp{position:absolute;left:-9999px}
.formnote{margin-top:10px}
.ok{background:#eef7f0;border:1px solid #cfe6d6;color:#1e5b33;padding:12px 14px;border-radius:8px}
.err{background:#fdf1f1;border:1px solid #f0d0d0;color:#8a2020;padding:12px 14px;border-radius:8px}

/* ---- sections ---- */
section{padding:40px 0}
section.tight{padding:26px 0}
.sec-head{display:flex;align-items:baseline;gap:14px;margin-bottom:18px;flex-wrap:wrap}
.sec-head h2{margin:0}
.grid{display:grid;gap:20px}
.g3{grid-template-columns:repeat(3,1fr)}
.g2{grid-template-columns:repeat(2,1fr)}
@media(max-width:860px){.g3,.g2{grid-template-columns:1fr}}

/* ---- listing cards ---- */
.listing{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;display:flex;flex-direction:column}
.listing .ph{aspect-ratio:4/3;background:var(--navy-100);background-size:cover;background-position:center}
.listing .body{padding:16px;display:flex;flex-direction:column;gap:6px;flex:1}
.addr{font-family:var(--serif);font-size:18px;font-weight:600;margin:0}
.meta{font-size:13.5px;color:var(--muted)}
.chip{display:inline-block;font-size:11.5px;font-weight:700;letter-spacing:.06em;text-transform:uppercase;padding:4px 9px;border-radius:999px}
.chip.leased{background:#eef0f2;color:var(--leased);border:1px solid #e0e3e7}
.chip.sold{background:#eef0f2;color:var(--leased);border:1px solid #e0e3e7}
.chip.active{background:#eaf3ea;color:#256b34;border:1px solid #cfe4d2}
.chip.type{background:var(--navy-100);color:var(--navy-700);border:1px solid #d5e0ec}

/* ---- footer ---- */
footer.site{background:var(--navy);color:#dbe4ef;margin-top:44px;padding:34px 0 26px;font-size:14px}
footer.site a{color:#fff}
footer.site .cols{display:grid;gap:26px;grid-template-columns:1.4fr 1fr 1fr}
@media(max-width:860px){footer.site .cols{grid-template-columns:1fr}}
footer.site .legal{border-top:1px solid rgba(255,255,255,.18);margin-top:24px;padding-top:16px;color:#b9c7d8;font-size:12.5px}
.eho{height:34px;width:auto;margin-top:10px;filter:brightness(0) invert(1);opacity:.9}

/* ---- brand bar, matching the BOV treatment: navy field, letter-spaced caps, gold rule ---- */
.brandbar{background:var(--navy);color:#fff;border-bottom:3px solid var(--accent)}
.brandbar .wrap{display:flex;align-items:center;gap:6px 16px;padding-block:11px;flex-wrap:wrap}
.brandbar .mark{font:600 15px/1 var(--font);letter-spacing:.22em;text-transform:uppercase}
.brandbar .tag{margin-left:auto;font-size:11.5px;letter-spacing:.12em;text-transform:uppercase;color:#c8d6e6}
header.site{border-bottom:1px solid var(--line)}

/* ---- stats strip ---- */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden}
@media(max-width:760px){.stats{grid-template-columns:repeat(2,1fr)}}
.stat{background:var(--card);padding:18px 16px}
.stat b{display:block;font-family:var(--serif);font-size:26px;color:var(--navy);line-height:1.1}
.stat span{font-size:12.5px;color:var(--muted)}

/* ---- transaction record table ---- */
.record{width:100%;border-collapse:collapse;font-size:14px;background:var(--card);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden}
.record th{text-align:left;font-size:11.5px;letter-spacing:.08em;text-transform:uppercase;color:var(--muted);padding:11px 14px;border-bottom:1px solid var(--line);background:#f6f8fa;font-weight:600}
.record td{padding:11px 14px;border-bottom:1px solid var(--line);vertical-align:top}
.record tr:last-child td{border-bottom:0}
.record .a{font-weight:600;color:var(--ink)}
.record .n{white-space:nowrap}
.tablewrap{overflow-x:auto}

/* ---- closed-transaction tiles: typographic, no photo needed ---- */
.tiles{display:grid;gap:18px;grid-template-columns:repeat(4,1fr)}
@media(max-width:1000px){.tiles{grid-template-columns:repeat(2,1fr)}}
@media(max-width:560px){.tiles{grid-template-columns:1fr}}
.tile{position:relative;background:linear-gradient(160deg,var(--navy) 0%,var(--navy-700) 100%);
  color:#fff;border-radius:var(--radius);padding:20px 18px 18px;min-height:190px;
  display:flex;flex-direction:column;overflow:hidden}
.tile::after{content:"";position:absolute;right:-42px;bottom:-42px;width:130px;height:130px;
  border:2px solid rgba(255,255,255,.14);border-radius:50%}
.tile .yr{font-size:11.5px;letter-spacing:.14em;text-transform:uppercase;color:#a9bed6}
.tile .ad{font-family:var(--serif);font-size:20px;line-height:1.2;margin:7px 0 2px}
.tile .ci{font-size:13px;color:#c3d3e5}
.tile .amt{margin-top:auto;font-family:var(--serif);font-size:23px;color:#fff}
.tile .side{font-size:12px;color:#a9bed6;margin-top:3px}
.tile .badge{position:absolute;top:14px;right:14px;font-size:10.5px;font-weight:700;
  letter-spacing:.08em;text-transform:uppercase;background:var(--accent);color:#231a05;
  padding:3px 8px;border-radius:999px}

/* tiles that have a cleared photo: image behind, navy scrim so the text stays readable */
.tile.photo{background:var(--navy-700)}
.tile.photo .bg{position:absolute;inset:0;background-size:cover;background-position:center;opacity:.5}
.tile.photo::before{content:"";position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(15,42,73,.25) 0%,rgba(15,42,73,.92) 72%)}
.tile.photo>*{position:relative;z-index:2}

/* ---- blog ---- */
.posts{display:grid;gap:18px;grid-template-columns:repeat(2,1fr)}
@media(max-width:800px){.posts{grid-template-columns:1fr}}
.post-card{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:22px}
.post-card h3{margin:0 0 6px}
.post-card a{text-decoration:none}
.post-card .d{font-size:12.5px;color:var(--muted);letter-spacing:.04em;text-transform:uppercase}
article.post{max-width:720px}
article.post p{font-size:16.5px}
article.post h2{font-size:22px;margin-top:28px}
article.post .d{font-size:13px;color:var(--muted);margin-bottom:18px}

/* ---- market figures ---- */
.pulse-wrap{text-align:center}
.pulse-head{font-size:11.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);
  margin:0 0 12px}
.pulse{display:grid;grid-template-columns:repeat(6,1fr);gap:1px;background:var(--line);
  border:1px solid var(--line);border-radius:var(--radius);overflow:hidden}
@media(max-width:900px){.pulse{grid-template-columns:repeat(3,1fr)}}
@media(max-width:560px){.pulse{grid-template-columns:repeat(2,1fr)}}
.pulse .p{background:var(--card);padding:20px 12px;display:flex;flex-direction:column;
  align-items:center;justify-content:center;gap:4px}
.pulse .p b{font-family:var(--serif);font-size:25px;color:var(--navy);line-height:1.05}
.pulse .p span{font-size:11.5px;letter-spacing:.06em;text-transform:uppercase;color:var(--muted);
  text-align:center}
.pulse-foot{margin:12px 0 0;font-size:13.5px;color:var(--muted)}
.pulse-foot a{text-decoration:none}
.pulse-foot a:hover{text-decoration:underline}

.mkt{width:100%;border-collapse:collapse;font-size:14.5px;background:var(--card);
  border:1px solid var(--line);border-radius:var(--radius);overflow:hidden}
.mkt th{text-align:left;font-size:11.5px;letter-spacing:.08em;text-transform:uppercase;
  color:var(--muted);padding:12px 14px;background:#f6f8fa;border-bottom:1px solid var(--line)}
.mkt td{padding:12px 14px;border-bottom:1px solid var(--line)}
.mkt tr:last-child td{border-bottom:0}
.mkt .v{font-family:var(--serif);font-size:19px;color:var(--navy)}

/* Phones: header = logo + menu button on one row, name below, menu drops down full width. */
header.site{position:relative}
.menu-btn{display:none;margin-left:auto;width:44px;height:44px;padding:11px 10px;border:1px solid var(--line);border-radius:8px;background:var(--card);cursor:pointer;flex-direction:column;justify-content:space-between}
.menu-btn span{display:block;height:2px;border-radius:2px;background:var(--navy);transition:transform .2s,opacity .2s}
.menu-btn[aria-expanded="true"] span:nth-child(1){transform:translateY(9px) rotate(45deg)}
.menu-btn[aria-expanded="true"] span:nth-child(2){opacity:0}
.menu-btn[aria-expanded="true"] span:nth-child(3){transform:translateY(-9px) rotate(-45deg)}
@media(max-width:760px){
  .brandrow{gap:10px 12px}
  .brandrow img{height:38px}
  .menu-btn{display:flex;order:2}
  .brandname{order:3;flex-basis:100%}
  nav.main{display:none;position:absolute;top:100%;left:0;right:0;z-index:30;margin:0;flex-direction:column;gap:0;
    background:var(--card);border-bottom:1px solid var(--line);box-shadow:0 10px 24px rgba(16,37,66,.12);padding:4px var(--pad) 10px}
  nav.main.open{display:flex}
  nav.main a{padding:13px 0;font-size:16px;border-bottom:1px solid var(--line)}
  nav.main a:last-child{border-bottom:0}
}
@media(max-width:560px){.brandbar .tag{margin-left:0;flex-basis:100%}}

/* Sixth market tile: the call to action. Navy so it reads as a button, not a seventh statistic. */
.pulse a.p.cta{background:var(--navy);text-decoration:none;justify-content:center}
.pulse a.p.cta b{color:#fff;font-size:19px}
.pulse a.p.cta span{color:#dbe4ef;text-transform:none;letter-spacing:0;font-size:13px}
.pulse a.p.cta:hover{background:var(--navy-700)}
/* Payment estimator */
.calc-row{display:flex;gap:8px}.calc-row input{flex:1}.calc-row select{flex:0 0 74px}
.calc-out{margin-top:18px;padding:16px;border-radius:8px;background:var(--navy-100);color:var(--navy-700)}
.calc-out b{display:block;font-family:var(--serif);font-size:30px;color:var(--navy);line-height:1.1}
.calc-out span{display:block;font-size:13.5px;margin-top:4px}
.consent-note{font-size:12.5px;color:var(--muted);line-height:1.45;margin:14px 0 0}