/* ==========================================================================
   Mitch & Banc Holdings — site.css
   Palette sampled from the official mark: black + metallic gold + white.
   Layout follows the design-foundation board.
   ========================================================================== */

:root {
  --black: #000000;
  --ink: #0a0a0a;
  --card: #111111;
  --card-2: #161616;
  --line: #2a2418;
  --white: #ffffff;
  --off: #f8f8f8;
  --muted: #b8b0a4;
  --gold: #c89848;
  --gold-bright: #deb571;
  --gold-avg: #c5a059;
  --gold-dark: #644f2d;
  --gold-soft: rgba(200, 152, 72, 0.16);

  --accent-realty: #3d5a80;
  --accent-construction: #c89848;
  --accent-management: #3d6b4f;
  --accent-development: #5a8fad;
  --accent-legal: #6b4f8a;
  --accent-title: #2d7a75;
  --accent-foundation: #c46a2b;

  --serif: "Cormorant Garamond", "Times New Roman", serif;
  --sans: "Source Sans 3", "Segoe UI", sans-serif;

  --max: 1280px;
  --wide: 1440px;
  --header-h: 84px;
  --ease: cubic-bezier(0.22, 1, 0.36, 1);
}

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

html {
  scroll-behavior: smooth;
  background: var(--black);
}

body {
  margin: 0;
  font-family: var(--sans);
  font-size: 17px;
  line-height: 1.65;
  color: var(--off);
  background: var(--ink);
  -webkit-font-smoothing: antialiased;
}

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

a { color: var(--gold-bright); text-decoration: none; }
a:hover { color: var(--gold); }

:focus-visible {
  outline: 2px solid var(--gold);
  outline-offset: 3px;
}

.skip-link {
  position: absolute;
  left: 12px;
  top: -60px;
  z-index: 10000;
  background: var(--gold);
  color: var(--black);
  padding: 10px 16px;
  font-weight: 600;
}
.skip-link:focus { top: 12px; }

/* -------------------------------------------------------------------------- */
/* Header                                                                     */
/* -------------------------------------------------------------------------- */

.site-header {
  position: sticky;
  top: 0;
  z-index: 1000;
  background: var(--black);
  border-bottom: 1px solid var(--gold-dark);
}

.header-inner {
  max-width: var(--wide);
  margin: 0 auto;
  min-height: var(--header-h);
  padding: 10px 28px;
  display: grid;
  grid-template-columns: auto 1fr auto;
  align-items: center;
  gap: 20px;
}

.logo img {
  height: 86px;
  width: auto;
  display: block;
}

.nav-list {
  display: flex;
  flex-wrap: wrap;
  justify-content: center;
  align-items: center;
  gap: 6px 18px;
  list-style: none;
  margin: 0;
  padding: 0;
}

.nav-list a {
  color: var(--white);
  font-size: 11.5px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  padding: 6px 0;
  position: relative;
}

.nav-list a:hover,
.nav-list a[aria-current="page"] {
  color: var(--gold-bright);
}

.nav-list a[aria-current="page"]::after {
  content: "";
  position: absolute;
  left: 0;
  right: 0;
  bottom: 0;
  height: 1px;
  background: var(--gold);
}

.nav-dropdown { position: relative; }

.nav-dropdown-menu {
  display: none;
  position: absolute;
  top: calc(100% + 8px);
  left: 50%;
  transform: translateX(-50%);
  min-width: 240px;
  background: var(--black);
  border: 1px solid var(--gold-dark);
  padding: 10px 0;
  z-index: 20;
}

.nav-dropdown:hover .nav-dropdown-menu,
.nav-dropdown:focus-within .nav-dropdown-menu {
  display: block;
}

.nav-dropdown-menu a {
  display: block;
  padding: 8px 18px;
  letter-spacing: 0.1em;
  white-space: nowrap;
}

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  min-height: 44px;
  padding: 10px 20px;
  border: 1px solid transparent;
  font-family: var(--sans);
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  cursor: pointer;
  transition: transform 0.2s var(--ease), background 0.2s, color 0.2s, border-color 0.2s;
  text-decoration: none;
}

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

.btn-gold {
  background: linear-gradient(180deg, var(--gold-bright) 0%, var(--gold) 55%, #a67b35 100%);
  color: var(--black);
  border-color: var(--gold-dark);
}

.btn-gold:hover { color: var(--black); }

.btn-outline {
  background: transparent;
  color: var(--white);
  border-color: var(--gold);
}

.btn-outline:hover {
  background: var(--gold-soft);
  color: var(--gold-bright);
}

.btn-dark {
  background: var(--black);
  color: var(--white);
  border-color: var(--gold-dark);
}

.btn-dark:hover { color: var(--gold-bright); border-color: var(--gold); }

.nav-toggle {
  display: none;
  width: 44px;
  height: 44px;
  background: transparent;
  border: 1px solid var(--gold-dark);
  color: var(--gold);
  cursor: pointer;
}

.nav-toggle span,
.nav-toggle span::before,
.nav-toggle span::after {
  display: block;
  width: 18px;
  height: 1.5px;
  background: currentColor;
  position: relative;
  margin: 0 auto;
}
.nav-toggle span::before,
.nav-toggle span::after {
  content: "";
  position: absolute;
  left: 0;
}
.nav-toggle span::before { top: -6px; }
.nav-toggle span::after { top: 6px; }

/* -------------------------------------------------------------------------- */
/* Hero                                                                       */
/* -------------------------------------------------------------------------- */

.hero {
  position: relative;
  min-height: calc(100vh - var(--header-h));
  display: flex;
  align-items: stretch;
  background: var(--black) center/cover no-repeat;
  isolation: isolate;
}

.hero::before {
  content: "";
  position: absolute;
  inset: 0;
  background:
    linear-gradient(90deg, rgba(0,0,0,0.82) 0%, rgba(0,0,0,0.55) 48%, rgba(0,0,0,0.35) 100%),
    linear-gradient(180deg, rgba(0,0,0,0.25) 0%, rgba(0,0,0,0.15) 40%, rgba(0,0,0,0.55) 100%);
  z-index: 0;
}

.hero-inner {
  position: relative;
  z-index: 1;
  width: 100%;
  max-width: var(--wide);
  margin: 0 auto;
  padding: 88px 36px 140px;
  display: block;
}


.hero-logo {
  height: 168px;
  width: auto;
  max-width: min(720px, 100%);
  display: block;
  margin: 0 0 28px;
  filter: drop-shadow(0 8px 24px rgba(0,0,0,.45));
}

.hero-copy h1 {
  font-family: var(--serif);
  font-weight: 600;
  font-size: clamp(40px, 5.4vw, 72px);
  line-height: 0.95;
  letter-spacing: 0.02em;
  text-transform: uppercase;
  color: var(--white);
  margin: 0 0 22px;
}

.hero-copy h1 .gold { color: var(--gold); }


.hero-kicker {
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.34em;
  text-transform: uppercase;
  color: var(--gold);
  margin: 0 0 16px;
}

.hero-cta { margin-top: 8px; }

.path-bar {
  position: absolute;
  left: 0;
  right: 0;
  bottom: 0;
  z-index: 2;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  background: rgba(0,0,0,.72);
  border-top: 1px solid var(--gold-dark);
  backdrop-filter: blur(8px);
}
.path-bar a {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 10px;
  padding: 18px 12px;
  color: var(--white);
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  border-right: 1px solid var(--gold-dark);
}
.path-bar a:last-child { border-right: 0; }
.path-bar a:hover { color: var(--black); background: var(--gold); }
.path-bar svg {
  width: 18px;
  height: 18px;
  fill: none;
  stroke: currentColor;
  stroke-width: 1.6;
}

.stage-section {
  padding: 80px 28px;
  background: #070707;
  border-top: 1px solid var(--gold-dark);
  border-bottom: 1px solid var(--gold-dark);
}
.stage-grid-wide {
  max-width: 920px;
  margin: 0 auto;
  gap: 28px 16px;
}
.stage-grid-wide .stage-item svg { width: 32px; height: 32px; }
.stage-grid-wide .stage-item span { font-size: 11px; }


.hero-copy .lede {
  max-width: 540px;
  color: #ece6da;
  font-size: 17.5px;
  margin: 0 0 28px;
}

.cta-tiles {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 10px;
  max-width: 640px;
}

.cta-tile {
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: 10px;
  min-height: 108px;
  padding: 16px 8px;
  color: var(--white);
  text-align: center;
  border: 1px solid transparent;
}

.cta-tile span {
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.14em;
}

.cta-tile svg { width: 26px; height: 26px; fill: none; stroke: currentColor; stroke-width: 1.6; stroke-linejoin: round; stroke-linecap: round; }

.cta-tile.buy { background: #111; border-color: #2a2a2a; }
.cta-tile.sell { background: linear-gradient(180deg, var(--gold-bright), var(--gold)); color: #000; }
.cta-tile.invest { background: #0a0a0a; border-color: var(--gold-dark); }
.cta-tile.join { background: var(--gold-dark); }

.cta-tile:hover { box-shadow: 0 0 0 1px var(--gold-bright); color: inherit; }

.hero-panel {
  background: rgba(0, 0, 0, 0.72);
  border: 1px solid var(--gold-dark);
  padding: 32px 28px 28px;
  backdrop-filter: blur(6px);
}

.hero-panel h2 {
  font-family: var(--serif);
  font-size: 22px;
  font-weight: 600;
  letter-spacing: 0.08em;
  text-align: center;
  text-transform: uppercase;
  color: var(--white);
  margin: 0 0 22px;
  line-height: 1.25;
}

.stage-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 18px 10px;
}

.stage-item {
  text-align: center;
  color: var(--white);
}

.stage-item svg {
  width: 28px;
  height: 28px;
  margin: 0 auto 8px;
  stroke: var(--gold);
  fill: none;
  stroke-width: 1.5;
}

.stage-item span {
  display: block;
  font-size: 10.5px;
  font-weight: 700;
  letter-spacing: 0.16em;
}

/* -------------------------------------------------------------------------- */
/* Sections                                                                   */
/* -------------------------------------------------------------------------- */

.section { padding: 88px 28px; }

.section-narrow { max-width: var(--max); margin: 0 auto; }
.section-wide { max-width: var(--wide); margin: 0 auto; }

.section-head {
  text-align: center;
  margin-bottom: 48px;
}

.eyebrow,
.section-head .eyebrow {
  display: block;
  font-size: 13px;
  font-weight: 700;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 12px;
}

.section-head h2,
.page-title {
  font-family: var(--serif);
  font-weight: 600;
  font-size: clamp(32px, 4vw, 48px);
  line-height: 1.1;
  color: var(--white);
  margin: 0 0 14px;
}

.gold-rule {
  width: 72px;
  height: 1px;
  background: linear-gradient(90deg, transparent, var(--gold), transparent);
  margin: 0 auto 16px;
  border: 0;
}

.section-head p {
  color: var(--muted);
  max-width: 640px;
  margin: 0 auto;
}

.page-hero {
  position: relative;
  min-height: 380px;
  display: flex;
  align-items: flex-end;
  background: var(--black) center/cover no-repeat;
}

.page-hero::before {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(0,0,0,0.28) 0%, rgba(0,0,0,0.78) 100%);
}

.page-hero h1::after {
  content: "";
  display: block;
  width: 48px;
  height: 1px;
  background: var(--gold);
  margin-top: 14px;
}

.page-hero-inner {
  position: relative;
  z-index: 1;
  width: 100%;
  max-width: var(--max);
  margin: 0 auto;
  padding: 80px 28px 40px;
}

.page-hero h1 {
  font-family: var(--serif);
  font-size: clamp(36px, 5vw, 58px);
  font-weight: 600;
  color: var(--white);
  margin: 0 0 8px;
}

.page-hero p { color: #ddd6c8; max-width: 640px; margin: 0; }

/* -------------------------------------------------------------------------- */
/* Photo cards — one image, a name, one line                                  */
/* -------------------------------------------------------------------------- */

.photo-grid,
.company-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 12px;
}

.photo-card {
  position: relative;
  display: block;
  min-height: 300px;
  overflow: hidden;
  border: 1px solid var(--gold-dark);
  color: var(--white);
  text-decoration: none;
  isolation: isolate;
}

.photo-card:hover {
  border-color: var(--gold);
  color: var(--white);
}

.photo-card-media {
  position: absolute;
  inset: 0;
  background: #111 center/cover no-repeat;
  z-index: 0;
}

.photo-card::after {
  content: "";
  position: absolute;
  inset: 0;
  z-index: 1;
  background: linear-gradient(180deg, rgba(0,0,0,0.12) 28%, rgba(0,0,0,0.82) 100%);
}

.photo-card-copy {
  position: relative;
  z-index: 2;
  min-height: 300px;
  padding: 20px 18px 18px;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
}

.photo-card-copy small {
  display: block;
  color: var(--gold);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  margin-bottom: 6px;
}

.photo-card-copy h3 {
  margin: 0 0 6px;
  font-family: var(--serif);
  font-size: 26px;
  font-weight: 600;
  line-height: 1.15;
  color: var(--white);
}

.photo-card:hover .photo-card-copy h3 {
  color: var(--gold-bright);
}

.photo-card-copy p {
  margin: 0;
  color: #ddd6c8;
  font-size: 15px;
  line-height: 1.4;
}

.company-card {
  background: var(--card);
  border: 1px solid #1c1c1c;
  display: flex;
  flex-direction: column;
  min-height: 360px;
}

.company-card-photo {
  flex: 1;
  min-height: 150px;
  background: #222 center/cover no-repeat;
}

/* -------------------------------------------------------------------------- */
/* 4-column content                                                           */
/* -------------------------------------------------------------------------- */

.content-row {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 22px;
}

.panel {
  background: var(--card);
  border: 1px solid var(--line);
  padding: 26px 22px 24px;
  display: flex;
  flex-direction: column;
}

.panel h3 {
  font-family: var(--serif);
  font-size: 26px;
  font-weight: 600;
  color: var(--white);
  margin: 0 0 16px;
}

.project-stack { display: grid; gap: 10px; margin-bottom: 18px; }

.project-thumb {
  position: relative;
  min-height: 92px;
  background: #222 center/cover no-repeat;
  border: 1px solid #222;
}

.project-thumb.lg { min-height: 140px; }

.project-thumb span {
  position: absolute;
  left: 0;
  right: 0;
  bottom: 0;
  padding: 8px 10px;
  background: linear-gradient(transparent, rgba(0,0,0,0.82));
  font-size: 12px;
  color: var(--white);
}

.check-list {
  list-style: none;
  margin: 0 0 18px;
  padding: 0;
}

.check-list li {
  position: relative;
  padding: 8px 0 8px 28px;
  color: var(--off);
  border-bottom: 1px solid #1d1d1d;
}

.check-list li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 15px;
  width: 12px;
  height: 7px;
  border-left: 2px solid var(--gold);
  border-bottom: 2px solid var(--gold);
  transform: rotate(-45deg);
}

.quote-panel { text-align: center; }

.quote-mark {
  font-family: var(--serif);
  font-size: 72px;
  line-height: 0.6;
  color: var(--gold);
  display: block;
  margin-bottom: 8px;
}

.quote-panel blockquote {
  margin: 0 0 14px;
  font-family: var(--serif);
  font-size: 20px;
  font-style: italic;
  line-height: 1.45;
  color: var(--off);
}

.quote-panel cite {
  display: block;
  font-style: normal;
  font-size: 13px;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 16px;
}

.quote-note {
  font-size: 12px;
  color: var(--muted);
  margin: -6px 0 16px;
}

.news-mini { display: grid; gap: 12px; margin-bottom: 18px; }

.news-mini a {
  display: grid;
  grid-template-columns: 72px 1fr;
  gap: 12px;
  color: var(--off);
  align-items: center;
}

.news-mini a:hover { color: var(--gold-bright); }

.news-mini img {
  width: 72px;
  height: 56px;
  object-fit: cover;
}

.news-mini strong { display: block; font-size: 14px; line-height: 1.3; }
.news-mini em {
  font-style: normal;
  font-size: 11px;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--gold);
}

.panel .btn { margin-top: auto; align-self: flex-start; }

/* -------------------------------------------------------------------------- */
/* Cards / prose                                                              */
/* -------------------------------------------------------------------------- */

.prose { max-width: 760px; }
.prose h2, .prose h3 {
  font-family: var(--serif);
  color: var(--white);
  font-weight: 600;
}
.prose h2 { font-size: 34px; margin: 1.6em 0 0.5em; }
.prose h3 { font-size: 24px; margin: 1.3em 0 0.4em; }
.prose p, .prose li { color: #d8d2c8; }
.prose ul { padding-left: 1.2em; }

.split {
  display: grid;
  grid-template-columns: 1.1fr 0.9fr;
  gap: 48px;
  align-items: center;
}

.split img { width: 100%; height: 100%; object-fit: cover; min-height: 320px; border: 1px solid var(--line); }

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

.card {
  background: var(--card);
  border: 1px solid var(--line);
  overflow: hidden;
  display: flex;
  flex-direction: column;
}

.card img { width: 100%; height: 180px; object-fit: cover; }

.card-body { padding: 20px 20px 22px; flex: 1; display: flex; flex-direction: column; }

.card-body h3 {
  font-family: var(--serif);
  font-size: 24px;
  margin: 0 0 8px;
  color: var(--white);
}

.card-body p { color: var(--muted); margin: 0 0 14px; }

.badge {
  display: inline-block;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--black);
  background: var(--gold);
  padding: 4px 8px;
  margin-bottom: 10px;
}

.two-col {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 28px;
}

.stat-note {
  border-left: 2px solid var(--gold);
  padding: 8px 0 8px 16px;
  color: var(--muted);
  font-size: 15px;
}

/* -------------------------------------------------------------------------- */
/* Forms                                                                      */
/* -------------------------------------------------------------------------- */

.form {
  display: grid;
  gap: 16px;
  background: var(--card);
  border: 1px solid var(--line);
  padding: 28px;
}

.form label {
  display: grid;
  gap: 6px;
  font-size: 13px;
  font-weight: 600;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--gold-bright);
}

.form input,
.form select,
.form textarea {
  width: 100%;
  background: #0c0c0c;
  border: 1px solid #2a2a2a;
  color: var(--white);
  font-family: var(--sans);
  font-size: 16px;
  padding: 12px 12px;
}

.form input:focus,
.form select:focus,
.form textarea:focus {
  border-color: var(--gold);
  outline: none;
}

.form textarea { min-height: 140px; resize: vertical; }

.form-note { font-size: 13px; color: var(--muted); margin: 0; }

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

.contact-details {
  display: grid;
  gap: 16px;
}

.contact-details a { color: var(--white); }
.contact-details a:hover { color: var(--gold-bright); }

.contact-item {
  display: grid;
  grid-template-columns: 28px 1fr;
  gap: 12px;
  align-items: start;
}

.contact-item svg { stroke: var(--gold); fill: none; stroke-width: 1.6; width: 22px; height: 22px; margin-top: 2px; }

/* -------------------------------------------------------------------------- */
/* Footer                                                                     */
/* -------------------------------------------------------------------------- */

.site-footer {
  background: var(--black);
  border-top: 1px solid var(--gold-dark);
  padding: 64px 28px 0;
}

.footer-grid {
  max-width: var(--wide);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1.2fr 1fr 0.7fr 1fr;
  gap: 36px;
  padding-bottom: 48px;
}

.site-footer h3 {
  font-size: 13px;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--gold);
  margin: 0 0 16px;
}

.site-footer p, .site-footer li { color: #cfc7bb; font-size: 15px; }

.site-footer ul { list-style: none; margin: 0; padding: 0; }
.site-footer li { margin-bottom: 10px; }

.footer-logo img {
  width: 100%;
  max-width: 320px;
  height: auto;
  margin-left: auto;
  display: block;
}

.social-row { display: flex; gap: 10px; }

.social-row a {
  width: 40px;
  height: 40px;
  border: 1px solid var(--gold-dark);
  border-radius: 50%;
  display: grid;
  place-items: center;
  color: var(--gold);
}

.social-row a:hover { background: var(--gold-soft); color: var(--gold-bright); }

.social-row svg { width: 16px; height: 16px; fill: currentColor; }

.footer-bar {
  background: linear-gradient(180deg, var(--gold-bright), var(--gold) 60%, var(--gold-dark));
  color: #1a1408;
  text-align: center;
  padding: 12px 20px;
  font-size: 13px;
  font-weight: 600;
  letter-spacing: 0.04em;
}

.footer-bar a { color: #1a1408; text-decoration: underline; }
.footer-bar a:hover { color: #000; }

/* -------------------------------------------------------------------------- */
/* Utilities                                                                  */
/* -------------------------------------------------------------------------- */

.sample-flag {
  display: inline-block;
  border: 1px solid var(--gold-dark);
  color: var(--gold-bright);
  font-size: 10px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  padding: 3px 7px;
  margin-bottom: 8px;
}

.legal-callout {
  border: 1px solid var(--gold-dark);
  background: #0e0c08;
  padding: 16px 18px;
  color: var(--muted);
  font-size: 14px;
}

.entity {
  color: var(--gold);
  font-weight: 600;
  letter-spacing: 0.04em;
}

.mt-0 { margin-top: 0; }
.mb-0 { margin-bottom: 0; }

/* -------------------------------------------------------------------------- */
/* Responsive                                                                 */
/* -------------------------------------------------------------------------- */

@media (max-width: 1180px) {
  .photo-grid, .company-grid { grid-template-columns: repeat(3, 1fr); }
  .company-grid .company-card:nth-child(n+5) { /* wrap naturally */ }
  .content-row { grid-template-columns: repeat(2, 1fr); }
  .header-inner { grid-template-columns: auto 1fr auto auto; }
}

@media (max-width: 980px) {
  .nav-toggle { display: inline-grid; place-items: center; }
  .primary-nav {
    display: none;
    position: absolute;
    left: 0;
    right: 0;
    top: 100%;
    background: var(--black);
    border-bottom: 1px solid var(--gold-dark);
    padding: 12px 20px 20px;
  }
  .primary-nav.open { display: block; }
  .nav-list { flex-direction: column; align-items: flex-start; gap: 4px; }
  .nav-dropdown-menu {
    position: static;
    transform: none;
    display: block;
    border: 0;
    padding: 0 0 0 12px;
    min-width: 0;
  }
  .hero-inner { grid-template-columns: 1fr; padding: 56px 22px 48px; }
  .cta-tiles { max-width: none; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .footer-logo img { margin-left: 0; }
  .split, .two-col, .card-grid { grid-template-columns: 1fr; }
}

@media (max-width: 720px) {
  .photo-grid, .company-grid { grid-template-columns: 1fr 1fr; }
  .content-row { grid-template-columns: 1fr; }
  .cta-tiles { grid-template-columns: 1fr 1fr; }
  .form-row { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr; }
  .header-inner { padding: 10px 16px; gap: 10px; }
  .logo img { height: 58px; }
  .hero-logo { height: 110px; max-width: 100%; }
  .path-bar { grid-template-columns: 1fr 1fr; }
  .hero-inner { padding: 56px 20px 160px; }
  .section { padding: 64px 18px; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .btn, .company-card { transition: none; }
}

.sound-toggle {
  position: fixed;
  left: 22px;
  bottom: 22px;
  z-index: 1100;
  display: inline-flex;
  align-items: center;
  gap: 8px;
  padding: 10px 14px 10px 12px;
  border: 1px solid var(--gold-dark);
  background: rgba(0,0,0,.78);
  color: var(--gold-bright);
  font-family: var(--sans);
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  cursor: pointer;
}
.sound-toggle svg {
  width: 16px;
  height: 16px;
  fill: none;
  stroke: currentColor;
  stroke-width: 1.6;
  stroke-linejoin: round;
  stroke-linecap: round;
}
.sound-toggle.on {
  background: var(--gold);
  color: var(--black);
  border-color: var(--gold);
}
.sound-toggle:hover { border-color: var(--gold); }
@media (max-width: 720px) {
  .sound-toggle { left: 12px; bottom: 12px; }
}


/* -------------------------------------------------------------------------- */
/* Listing search (Mitch & Banc Realty Group)                                       */
/* -------------------------------------------------------------------------- */

.listing-search {
  margin: 40px 0 32px;
  padding-top: 28px;
  border-top: 1px solid var(--gold-dark);
}
.listing-search .form {
  padding: 18px;
}
.listing-search .form-row {
  grid-template-columns: 1fr auto;
  align-items: end;
}
.listing-search .form .btn {
  min-width: 140px;
}
.listing-links {
  display: flex;
  flex-wrap: wrap;
  gap: 8px 20px;
  margin: 16px 0 0;
  font-size: 13px;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}
.listing-links a { color: var(--gold-bright); }
.listing-links a:hover { color: var(--gold); }
@media (max-width: 720px) {
  .listing-search .form-row { grid-template-columns: 1fr; }
}