/* ============================================================
   DEL REAL GROUP — Editorial Real Estate + Mortgage
   Aesthetic: Strict editorial minimalism. Helvetica + Cormorant Garamond.
   Inspiration: The Agency, Oppenheim Group, Loro Piana editorial.
   ============================================================ */

:root {
  --bg: #ffffff;
  --bg-dim: #faf9f7;
  --ink: #0a0a0a;
  --ink-soft: #2a2a2a;
  --muted: #767676;
  --muted-light: #b8b8b8;
  --rule: #e4e2dd;
  --rule-strong: #1a1a1a;
  --accent: #6b5a3e; /* warm bronze for very subtle hover/accent */

  --serif: "Cormorant Garamond", "Times New Roman", serif;
  --sans: "Inter Tight", -apple-system, BlinkMacSystemFont, "Helvetica Neue", Helvetica, Arial, sans-serif;
  --mono: ui-monospace, "SF Mono", Menlo, monospace;

  --max-w: 1440px;
  --gutter: clamp(20px, 4vw, 56px);
}

* { box-sizing: border-box; margin: 0; padding: 0; }

html { scroll-behavior: smooth; }

body {
  background: var(--bg);
  color: var(--ink);
  font-family: var(--sans);
  font-weight: 300;
  font-size: 15px;
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  letter-spacing: 0.005em;
}

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

a {
  color: inherit;
  text-decoration: none;
  transition: opacity .25s ease, color .25s ease;
}

a:hover { opacity: .55; }

/* ---------------- Type system ---------------- */

.display {
  font-family: var(--serif);
  font-weight: 300;
  letter-spacing: -0.01em;
  line-height: 1.02;
}

.eyebrow {
  font-family: var(--sans);
  font-size: 10px;
  font-weight: 400;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--ink);
}

.eyebrow--muted { color: var(--muted); }

.body-lg {
  font-size: 17px;
  line-height: 1.55;
  font-weight: 300;
  letter-spacing: 0.005em;
}

.tracked {
  letter-spacing: 0.28em;
  text-transform: uppercase;
  font-size: 11px;
  font-weight: 400;
}

/* ---------------- Logo mark (D + house) ---------------- */
.logo-mark { display: inline-block; vertical-align: middle; }
.logo-mark path,
.logo-mark rect { vector-effect: non-scaling-stroke; }

/* ---------------- Navigation ---------------- */

.nav {
  position: sticky;
  top: 0;
  z-index: 100;
  background: rgba(255,255,255,0.92);
  backdrop-filter: blur(20px);
  -webkit-backdrop-filter: blur(20px);
  border-bottom: 1px solid var(--rule);
}

.nav__inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 18px var(--gutter);
}

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

.nav__brand-text {
  font-size: 10px;
  font-weight: 400;
  letter-spacing: 0.38em;
  text-transform: uppercase;
  line-height: 1.2;
}

.nav__brand-text span { display: block; }

.nav__menu {
  display: flex;
  gap: 32px;
  list-style: none;
  align-items: center;
}

.nav__menu a {
  font-size: 11px;
  font-weight: 400;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  position: relative;
  white-space: nowrap;
}

.nav__menu a.active::after {
  content: "";
  position: absolute;
  left: 50%; bottom: -7px;
  transform: translateX(-50%);
  width: 4px; height: 4px;
  background: var(--ink);
  border-radius: 50%;
}

/* Dropdown */
.nav__has-dropdown { position: relative; }
.nav__has-dropdown > a::after {
  content: " +";
  font-size: 9px;
  margin-left: 4px;
  opacity: 0.5;
}

.nav__dropdown {
  position: absolute;
  top: calc(100% + 18px);
  left: 50%;
  transform: translateX(-50%) translateY(-4px);
  background: var(--bg);
  border: 1px solid var(--rule);
  min-width: 240px;
  padding: 18px 0;
  list-style: none;
  opacity: 0;
  pointer-events: none;
  transition: opacity .25s ease, transform .25s ease;
  z-index: 200;
}

.nav__has-dropdown:hover .nav__dropdown,
.nav__has-dropdown:focus-within .nav__dropdown {
  opacity: 1;
  pointer-events: auto;
  transform: translateX(-50%) translateY(0);
}

.nav__dropdown li { padding: 0; }
.nav__dropdown a {
  display: block;
  padding: 10px 24px;
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  white-space: nowrap;
}
.nav__dropdown a:hover { background: var(--bg-dim); opacity: 1; }
.nav__dropdown a.active::after { display: none; }

.nav__cta {
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  padding: 12px 18px;
  border: 1px solid var(--ink);
  border-radius: 0;
  transition: background .25s ease, color .25s ease;
}

.nav__cta:hover {
  background: var(--ink);
  color: var(--bg);
  opacity: 1;
}

.nav__toggle { display: none; }

@media (max-width: 880px) {
  .nav__menu { display: none; }
  .nav__menu.open {
    display: flex;
    position: absolute;
    top: 100%; left: 0; right: 0;
    flex-direction: column;
    gap: 0;
    background: var(--bg);
    border-bottom: 1px solid var(--rule);
    padding: 8px 0;
  }
  .nav__menu.open li { padding: 18px var(--gutter); border-top: 1px solid var(--rule); }
  .nav__toggle {
    display: block;
    background: none; border: none;
    font-size: 11px; letter-spacing: 0.22em;
    text-transform: uppercase;
    cursor: pointer;
    padding: 8px;
  }
  .nav__cta { display: none; }
}

/* ---------------- Container ---------------- */

.container {
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 var(--gutter);
}

.container--narrow {
  max-width: 980px;
}

section {
  padding: clamp(60px, 9vw, 120px) 0;
}

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

.footer {
  border-top: 1px solid var(--rule);
  padding: 64px var(--gutter) 32px;
  font-size: 12px;
  color: var(--muted);
}

.footer__grid {
  max-width: var(--max-w);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1.4fr 1fr 1fr;
  gap: 48px;
  padding-bottom: 48px;
  border-bottom: 1px solid var(--rule);
}

.footer__brand-text {
  font-family: var(--serif);
  font-size: 22px;
  letter-spacing: 0.04em;
  color: var(--ink);
  margin: 16px 0 12px;
}

.footer__contact-line { display: block; color: var(--ink-soft); margin-top: 4px; font-size: 13px; }

.footer__col h6 {
  font-size: 10px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  font-weight: 400;
  color: var(--ink);
  margin-bottom: 18px;
}

.footer__col ul { list-style: none; }
.footer__col li { margin-bottom: 8px; font-size: 13px; color: var(--ink-soft); }

.footer__bottom {
  max-width: var(--max-w);
  margin: 0 auto;
  padding-top: 24px;
  display: flex;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: 16px;
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
}

@media (max-width: 760px) {
  .footer__grid { grid-template-columns: 1fr; gap: 32px; }
  .footer__bottom { flex-direction: column; }
}

/* ---------------- Buttons / CTAs ---------------- */

.btn {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  padding: 16px 28px;
  font-size: 11px;
  font-weight: 400;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  border: 1px solid var(--ink);
  background: var(--ink);
  color: var(--bg);
  cursor: pointer;
  transition: background .3s, color .3s, transform .3s;
  font-family: var(--sans);
}

.btn:hover { background: var(--bg); color: var(--ink); opacity: 1; }

.btn--ghost {
  background: transparent;
  color: var(--ink);
}
.btn--ghost:hover { background: var(--ink); color: var(--bg); }

.btn__arrow {
  display: inline-block;
  width: 18px; height: 1px;
  background: currentColor;
  position: relative;
  transition: width .3s;
}
.btn__arrow::after {
  content: "";
  position: absolute;
  right: -1px; top: -3px;
  width: 7px; height: 7px;
  border-top: 1px solid currentColor;
  border-right: 1px solid currentColor;
  transform: rotate(45deg);
}
.btn:hover .btn__arrow { width: 28px; }

/* ---------------- Hero (home) ---------------- */

.hero {
  min-height: calc(100vh - 80px);
  display: grid;
  grid-template-columns: 1fr 1fr;
  align-items: stretch;
  border-bottom: 1px solid var(--rule);
}

.hero__copy {
  padding: clamp(40px, 7vw, 100px) var(--gutter);
  display: flex;
  flex-direction: column;
  justify-content: center;
  gap: 32px;
}

.hero__eyebrow {
  font-size: 10px;
  letter-spacing: 0.4em;
  text-transform: uppercase;
  color: var(--muted);
}

.hero__headline {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(46px, 6vw, 84px);
  line-height: 1.02;
  letter-spacing: -0.015em;
}

.hero__headline em {
  font-style: italic;
  font-weight: 300;
}

.hero__sub {
  font-size: 16px;
  line-height: 1.55;
  color: var(--ink-soft);
  max-width: 38ch;
  font-weight: 300;
}

.hero__actions { display: flex; gap: 16px; flex-wrap: wrap; }

.hero__image {
  background: var(--bg-dim);
  position: relative;
  overflow: hidden;
}

.hero__image img {
  width: 100%; height: 100%; object-fit: cover; object-position: center top;
  filter: grayscale(1) contrast(1.02);
}

.hero__caption {
  position: absolute;
  bottom: 24px; right: 24px;
  font-size: 9px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--bg);
  mix-blend-mode: difference;
}

@media (max-width: 900px) {
  .hero { grid-template-columns: 1fr; }
  .hero__image { aspect-ratio: 4/5; }
}

/* ---------------- Marquee strip ---------------- */

.strip {
  border-top: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
  padding: 26px 0;
  background: var(--bg-dim);
  overflow: hidden;
}

.strip__track {
  display: flex;
  gap: 64px;
  white-space: nowrap;
  animation: marquee 50s linear infinite;
  font-size: 11px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--ink-soft);
  font-weight: 400;
}

.strip__track span::after { content: "·"; margin-left: 64px; color: var(--muted-light); }

@keyframes marquee {
  from { transform: translateX(0); }
  to   { transform: translateX(-50%); }
}

/* ---------------- Two-column intro ---------------- */

.two-col {
  display: grid;
  grid-template-columns: 1fr 1.4fr;
  gap: clamp(40px, 7vw, 100px);
  align-items: start;
}

.two-col__label { padding-top: 8px; }

.two-col__body p { margin-bottom: 20px; font-size: 17px; line-height: 1.55; color: var(--ink-soft); }
.two-col__body p:first-child::first-letter {
  font-family: var(--serif);
  font-size: 4em;
  float: left;
  line-height: 0.85;
  padding: 6px 12px 0 0;
  font-weight: 400;
}

@media (max-width: 760px) {
  .two-col { grid-template-columns: 1fr; gap: 24px; }
}

/* ---------------- Services split ---------------- */

.split {
  display: grid;
  grid-template-columns: 1fr 1fr;
  border-top: 1px solid var(--rule);
}

.split__cell {
  padding: clamp(50px, 7vw, 96px) var(--gutter);
  border-right: 1px solid var(--rule);
  position: relative;
  min-height: 480px;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
}

.split__cell:last-child { border-right: none; }

.split__number {
  font-family: var(--serif);
  font-style: italic;
  font-size: 18px;
  color: var(--muted);
}

.split__title {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(32px, 4vw, 52px);
  line-height: 1.05;
  letter-spacing: -0.01em;
  margin: 24px 0 16px;
}

.split__desc {
  color: var(--ink-soft);
  font-size: 15px;
  line-height: 1.6;
  max-width: 44ch;
}

.split__list {
  list-style: none;
  margin-top: 32px;
  padding: 0;
}
.split__list li {
  border-top: 1px solid var(--rule);
  padding: 14px 0;
  font-size: 13px;
  display: flex;
  justify-content: space-between;
  letter-spacing: 0.04em;
}
.split__list li:last-child { border-bottom: 1px solid var(--rule); }
.split__list li span:last-child { color: var(--muted); font-family: var(--serif); font-style: italic; }

.split__cta {
  margin-top: 36px;
  display: inline-flex;
  align-items: center;
  gap: 14px;
  font-size: 11px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  padding-bottom: 8px;
  border-bottom: 1px solid var(--ink);
  align-self: flex-start;
}

@media (max-width: 880px) {
  .split { grid-template-columns: 1fr; }
  .split__cell { border-right: none; border-bottom: 1px solid var(--rule); min-height: auto; }
}

/* ---------------- Quote / Pull ---------------- */

.pull {
  text-align: center;
  padding: clamp(80px, 11vw, 160px) var(--gutter);
  border-top: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
}

.pull__quote {
  font-family: var(--serif);
  font-weight: 300;
  font-style: italic;
  font-size: clamp(28px, 3.4vw, 48px);
  line-height: 1.2;
  max-width: 22ch;
  margin: 0 auto;
  letter-spacing: -0.005em;
}

.pull__attr {
  margin-top: 28px;
  font-size: 10px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--muted);
}

/* ---------------- Numbers ---------------- */

.metrics {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  border-top: 1px solid var(--rule);
}

.metric {
  padding: 56px var(--gutter);
  border-right: 1px solid var(--rule);
  text-align: left;
}
.metric:last-child { border-right: none; }

.metric__num {
  font-family: var(--serif);
  font-size: clamp(48px, 5vw, 72px);
  font-weight: 300;
  line-height: 1;
  letter-spacing: -0.02em;
}

.metric__num sup {
  font-size: 0.45em;
  vertical-align: top;
  margin-left: 4px;
  font-family: var(--sans);
  font-weight: 400;
}

.metric__label {
  margin-top: 14px;
  font-size: 10px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--muted);
}

@media (max-width: 880px) {
  .metrics { grid-template-columns: 1fr 1fr; }
  .metric:nth-child(2) { border-right: none; }
  .metric:nth-child(1), .metric:nth-child(2) { border-bottom: 1px solid var(--rule); }
}

/* ---------------- Page header ---------------- */

.page-header {
  padding: clamp(70px, 10vw, 140px) var(--gutter) clamp(40px, 6vw, 80px);
  border-bottom: 1px solid var(--rule);
}

.page-header__inner {
  max-width: var(--max-w);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1fr 2fr;
  gap: clamp(30px, 5vw, 80px);
  align-items: end;
}

.page-header__eyebrow {
  font-size: 10px;
  letter-spacing: 0.4em;
  text-transform: uppercase;
  color: var(--muted);
}

.page-header__title {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(44px, 6vw, 96px);
  line-height: 1;
  letter-spacing: -0.015em;
}

.page-header__title em { font-style: italic; }

@media (max-width: 760px) {
  .page-header__inner { grid-template-columns: 1fr; }
}

/* ---------------- About specific ---------------- */

.about-grid {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: clamp(40px, 6vw, 100px);
  align-items: start;
}

.about-grid__image img {
  filter: grayscale(1) contrast(1.02);
  aspect-ratio: 4/5;
  object-fit: cover;
  width: 100%;
}

.about-grid__body p {
  margin-bottom: 24px;
  font-size: 16px;
  line-height: 1.7;
  color: var(--ink-soft);
}

.about-credentials {
  margin-top: 48px;
  padding-top: 32px;
  border-top: 1px solid var(--rule);
}

.about-credentials__row {
  display: grid;
  grid-template-columns: 1fr 2fr;
  gap: 24px;
  padding: 20px 0;
  border-bottom: 1px solid var(--rule);
  font-size: 14px;
}

.about-credentials__row strong {
  font-weight: 400;
  font-size: 10px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--muted);
  align-self: center;
}

@media (max-width: 760px) {
  .about-grid { grid-template-columns: 1fr; }
}

/* ---------------- Services page ---------------- */

.svc-section {
  border-top: 1px solid var(--rule);
}

.svc-row {
  max-width: var(--max-w);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1fr 1.6fr;
  gap: clamp(30px, 6vw, 80px);
  padding: clamp(60px, 8vw, 110px) var(--gutter);
}

.svc-row__label {
  font-family: var(--serif);
  font-style: italic;
  font-size: 16px;
  color: var(--muted);
}

.svc-row__title {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(34px, 4vw, 60px);
  line-height: 1.04;
  letter-spacing: -0.01em;
  margin-bottom: 28px;
}

.svc-row__body {
  font-size: 16px;
  line-height: 1.7;
  color: var(--ink-soft);
  max-width: 60ch;
  margin-bottom: 36px;
}

.svc-row__list {
  list-style: none;
  border-top: 1px solid var(--rule);
}
.svc-row__list li {
  display: grid;
  grid-template-columns: 60px 1fr;
  gap: 20px;
  padding: 22px 0;
  border-bottom: 1px solid var(--rule);
  font-size: 14px;
}
.svc-row__list li span:first-child {
  font-family: var(--serif);
  font-style: italic;
  color: var(--muted);
}

@media (max-width: 760px) {
  .svc-row { grid-template-columns: 1fr; }
}

/* ---------------- Contact page ---------------- */

.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1.3fr;
  gap: clamp(40px, 6vw, 100px);
}

.contact-info h4 {
  font-size: 10px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  margin-bottom: 16px;
  margin-top: 32px;
  font-weight: 400;
}

.contact-info h4:first-child { margin-top: 0; }

.contact-info p,
.contact-info a {
  font-family: var(--serif);
  font-size: 22px;
  line-height: 1.35;
  font-weight: 300;
  letter-spacing: 0.005em;
}

.contact-info--small p { font-family: var(--sans); font-size: 14px; }

.contact-divider { height: 1px; background: var(--rule); margin: 24px 0; }

/* Form */
.form { display: grid; gap: 22px; }

.field {
  display: flex;
  flex-direction: column;
  gap: 6px;
}

.field label {
  font-size: 10px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 400;
}

.field input,
.field select,
.field textarea {
  background: transparent;
  border: none;
  border-bottom: 1px solid var(--rule-strong);
  padding: 10px 0;
  font-size: 16px;
  font-family: var(--sans);
  font-weight: 300;
  color: var(--ink);
  outline: none;
  border-radius: 0;
  transition: border-color .25s;
}

.field input:focus,
.field select:focus,
.field textarea:focus {
  border-bottom-color: var(--ink);
}

.field textarea { resize: vertical; min-height: 100px; }

.field--row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 22px;
}

.form__submit {
  margin-top: 12px;
  justify-self: start;
}

.form__note {
  font-size: 11px;
  color: var(--muted);
  margin-top: 4px;
  letter-spacing: 0.04em;
}

.form__ok {
  display: none;
  padding: 20px 0;
  border-top: 1px solid var(--ink);
  border-bottom: 1px solid var(--ink);
  margin-top: 24px;
}
.form__ok p {
  font-family: var(--serif);
  font-style: italic;
  font-size: 20px;
}
.form__ok.show { display: block; }

@media (max-width: 760px) {
  .contact-grid { grid-template-columns: 1fr; }
  .field--row { grid-template-columns: 1fr; }
}

/* ---------------- Page transitions / reveal ---------------- */

.reveal {
  opacity: 0;
  transform: translateY(20px);
  transition: opacity .9s ease, transform .9s ease;
}
.reveal.in {
  opacity: 1;
  transform: translateY(0);
}

/* Stagger groups */
.stagger > * {
  opacity: 0;
  transform: translateY(20px);
  transition: opacity .8s ease, transform .8s ease;
}
.stagger.in > *:nth-child(1) { opacity: 1; transform: none; transition-delay: 0ms; }
.stagger.in > *:nth-child(2) { opacity: 1; transform: none; transition-delay: 80ms; }
.stagger.in > *:nth-child(3) { opacity: 1; transform: none; transition-delay: 160ms; }
.stagger.in > *:nth-child(4) { opacity: 1; transform: none; transition-delay: 240ms; }
.stagger.in > *:nth-child(5) { opacity: 1; transform: none; transition-delay: 320ms; }
.stagger.in > *:nth-child(6) { opacity: 1; transform: none; transition-delay: 400ms; }

/* Reduce motion respect */
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    transition: none !important;
    animation: none !important;
  }
  .reveal, .stagger > * { opacity: 1 !important; transform: none !important; }
}

/* ============================================================
   ADDITIONAL PAGE STYLES (Properties, Testimonials, FAQ, Apply, Programs, BBYS)
   ============================================================ */

/* ---------------- Properties grid ---------------- */

.properties {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: clamp(30px, 4vw, 60px);
  padding-top: clamp(40px, 6vw, 80px);
}

.property {
  display: block;
  text-decoration: none;
  color: inherit;
  transition: opacity .3s;
}

.property:hover { opacity: 1; }
.property:hover .property__image img { transform: scale(1.03); }

.property__image {
  aspect-ratio: 4/3;
  overflow: hidden;
  background: var(--bg-dim);
  margin-bottom: 24px;
}

.property__image img {
  width: 100%; height: 100%;
  object-fit: cover;
  filter: grayscale(0.15) contrast(1.02);
  transition: transform 1.2s ease;
}

.property__status {
  font-size: 10px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 12px;
  font-weight: 400;
}

.property__status--featured { color: var(--ink); }

.property__address {
  font-family: var(--serif);
  font-size: clamp(24px, 2.6vw, 34px);
  font-weight: 300;
  line-height: 1.1;
  letter-spacing: -0.005em;
  margin-bottom: 6px;
}

.property__loc {
  font-size: 13px;
  color: var(--muted);
  margin-bottom: 18px;
  letter-spacing: 0.04em;
}

.property__meta {
  display: flex;
  gap: 28px;
  padding-top: 18px;
  border-top: 1px solid var(--rule);
  font-size: 12px;
  letter-spacing: 0.05em;
}

.property__meta span strong {
  font-family: var(--serif);
  font-size: 18px;
  font-weight: 400;
  display: block;
  color: var(--ink);
  margin-bottom: 2px;
}

.property__meta span {
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
}

.property__price {
  font-family: var(--serif);
  font-size: 22px;
  margin-left: auto;
  font-weight: 400;
}

@media (max-width: 760px) {
  .properties { grid-template-columns: 1fr; }
}

/* ---------------- Testimonials ---------------- */

.testimonials {
  display: grid;
  grid-template-columns: 1fr;
  gap: 0;
}

.testimonial {
  border-top: 1px solid var(--rule);
  padding: clamp(40px, 6vw, 70px) 0;
  display: grid;
  grid-template-columns: 1fr 2.5fr;
  gap: clamp(24px, 4vw, 60px);
  align-items: start;
}

.testimonial:last-child { border-bottom: 1px solid var(--rule); }

.testimonial__meta { padding-top: 8px; }

.testimonial__num {
  font-family: var(--serif);
  font-style: italic;
  color: var(--muted);
  font-size: 16px;
  margin-bottom: 8px;
}

.testimonial__name {
  font-family: var(--serif);
  font-size: 22px;
  font-weight: 400;
  letter-spacing: -0.005em;
  margin-bottom: 4px;
}

.testimonial__role {
  font-size: 10px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--muted);
}

.testimonial__quote {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(20px, 2.4vw, 32px);
  line-height: 1.4;
  letter-spacing: -0.005em;
  color: var(--ink);
}

.testimonial__quote::before {
  content: "\"";
  font-family: var(--serif);
  font-size: 1.4em;
  vertical-align: -0.1em;
  margin-right: 4px;
  color: var(--muted);
}

.testimonial__quote::after {
  content: "\"";
  font-family: var(--serif);
  margin-left: 2px;
  color: var(--muted);
}

@media (max-width: 760px) {
  .testimonial { grid-template-columns: 1fr; }
}

/* ---------------- FAQ ---------------- */

.faq {
  display: flex;
  flex-direction: column;
}

.faq__group { margin-bottom: 64px; }
.faq__group:last-child { margin-bottom: 0; }

.faq__group h3 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(28px, 3.2vw, 42px);
  margin-bottom: 8px;
  letter-spacing: -0.005em;
}

.faq__group-num {
  font-family: var(--serif);
  font-style: italic;
  color: var(--muted);
  font-size: 16px;
  margin-bottom: 24px;
}

.faq__item {
  border-top: 1px solid var(--rule);
}

.faq__item:last-child { border-bottom: 1px solid var(--rule); }

.faq__item summary {
  list-style: none;
  cursor: pointer;
  padding: 26px 0;
  display: flex;
  justify-content: space-between;
  align-items: flex-start;
  gap: 24px;
  font-size: 17px;
  font-weight: 400;
  letter-spacing: 0.005em;
  font-family: var(--serif);
}

.faq__item summary::-webkit-details-marker { display: none; }

.faq__item summary::after {
  content: "+";
  font-size: 22px;
  font-weight: 300;
  font-family: var(--sans);
  transition: transform .3s;
  flex-shrink: 0;
}

.faq__item[open] summary::after {
  content: "−";
  transform: rotate(180deg);
}

.faq__item-body {
  padding: 0 0 28px;
  color: var(--ink-soft);
  font-size: 15px;
  line-height: 1.7;
  max-width: 72ch;
}

/* ---------------- Apply / CTA hero ---------------- */

.apply-hero {
  min-height: calc(100vh - 80px);
  display: flex;
  flex-direction: column;
  justify-content: center;
  text-align: center;
  padding: clamp(60px, 10vw, 140px) var(--gutter);
  border-bottom: 1px solid var(--rule);
}

.apply-hero__inner {
  max-width: 820px;
  margin: 0 auto;
}

.apply-hero__eyebrow {
  font-size: 10px;
  letter-spacing: 0.4em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 32px;
}

.apply-hero__title {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(48px, 7vw, 96px);
  line-height: 1.02;
  letter-spacing: -0.02em;
}

.apply-hero__title em { font-style: italic; }

.apply-hero__sub {
  margin-top: 32px;
  font-size: 18px;
  line-height: 1.55;
  color: var(--ink-soft);
  max-width: 60ch;
  margin-left: auto;
  margin-right: auto;
}

.apply-hero__actions {
  margin-top: 48px;
  display: flex;
  gap: 16px;
  justify-content: center;
  flex-wrap: wrap;
}

/* Trust strip below apply hero */
.trust-strip {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  border-top: 1px solid var(--rule);
}

.trust-strip__cell {
  padding: 48px var(--gutter);
  border-right: 1px solid var(--rule);
  text-align: center;
}
.trust-strip__cell:last-child { border-right: none; }

.trust-strip__icon {
  display: block;
  margin: 0 auto 14px;
  color: var(--ink);
}

.trust-strip__label {
  font-size: 10px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 8px;
}

.trust-strip__value {
  font-family: var(--serif);
  font-size: 22px;
  font-weight: 400;
}

@media (max-width: 760px) {
  .trust-strip { grid-template-columns: 1fr; }
  .trust-strip__cell { border-right: none; border-bottom: 1px solid var(--rule); }
}

/* ---------------- Programs grid ---------------- */

.programs {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  border-top: 1px solid var(--rule);
}

.program {
  padding: clamp(40px, 5vw, 70px) clamp(30px, 4vw, 60px);
  border-right: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
  position: relative;
}

.program:nth-child(2n) { border-right: none; }

.program__num {
  font-family: var(--serif);
  font-style: italic;
  color: var(--muted);
  font-size: 15px;
  margin-bottom: 16px;
}

.program__name {
  font-family: var(--serif);
  font-size: clamp(28px, 3vw, 40px);
  font-weight: 300;
  line-height: 1.08;
  letter-spacing: -0.005em;
  margin-bottom: 14px;
}

.program__name em { font-style: italic; }

.program__desc {
  font-size: 15px;
  line-height: 1.65;
  color: var(--ink-soft);
  margin-bottom: 24px;
  max-width: 46ch;
}

.program__specs {
  list-style: none;
  border-top: 1px solid var(--rule);
  margin-top: 24px;
}

.program__specs li {
  display: flex;
  justify-content: space-between;
  gap: 16px;
  padding: 12px 0;
  border-bottom: 1px solid var(--rule);
  font-size: 12px;
  letter-spacing: 0.02em;
}

.program__specs li span:first-child {
  color: var(--muted);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
}

.program__specs li span:last-child {
  font-family: var(--serif);
  font-style: italic;
  color: var(--ink);
  font-size: 14px;
}

@media (max-width: 760px) {
  .programs { grid-template-columns: 1fr; }
  .program { border-right: none; }
}

/* ---------------- BBYS step diagram ---------------- */

.steps {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0;
  margin-top: 48px;
  border-top: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
}

.step {
  padding: 40px clamp(20px, 3vw, 36px);
  border-right: 1px solid var(--rule);
  position: relative;
}
.step:last-child { border-right: none; }

.step__num {
  font-family: var(--serif);
  font-style: italic;
  font-size: 48px;
  font-weight: 300;
  line-height: 1;
  color: var(--ink);
  margin-bottom: 16px;
}

.step__title {
  font-family: var(--serif);
  font-size: 22px;
  font-weight: 400;
  margin-bottom: 12px;
  letter-spacing: -0.005em;
}

.step__desc {
  font-size: 13px;
  line-height: 1.6;
  color: var(--ink-soft);
}

@media (max-width: 880px) {
  .steps { grid-template-columns: 1fr 1fr; }
  .step:nth-child(2n) { border-right: none; }
  .step:nth-child(1), .step:nth-child(2) { border-bottom: 1px solid var(--rule); }
}
@media (max-width: 500px) {
  .steps { grid-template-columns: 1fr; }
  .step { border-right: none; border-bottom: 1px solid var(--rule); }
  .step:last-child { border-bottom: none; }
}

/* ---------------- Comparison table (BBYS) ---------------- */

.compare {
  border-top: 1px solid var(--rule);
  margin-top: 48px;
}

.compare__row {
  display: grid;
  grid-template-columns: 1fr 1fr 1fr;
  border-bottom: 1px solid var(--rule);
}

.compare__row > div {
  padding: 22px 24px;
  border-right: 1px solid var(--rule);
  font-size: 14px;
  line-height: 1.5;
}

.compare__row > div:last-child { border-right: none; }

.compare__row--head > div {
  font-size: 10px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  font-weight: 400;
  color: var(--ink);
  background: var(--bg-dim);
  padding: 16px 24px;
}

.compare__row--head > div:first-child { background: var(--ink); color: var(--bg); }

.compare__row > div:first-child {
  font-family: var(--serif);
  font-style: italic;
  color: var(--muted);
  font-size: 13px;
}

.compare__row > div:nth-child(2) {
  color: var(--muted);
}

.compare__row > div:nth-child(3) {
  font-weight: 400;
  color: var(--ink);
}

@media (max-width: 700px) {
  .compare__row { grid-template-columns: 1fr; }
  .compare__row > div { border-right: none; border-bottom: 1px solid var(--rule); }
  .compare__row > div:last-child { border-bottom: none; }
}

/* ============================================================
   PROGRAMS PAGE
   ============================================================ */

.programs-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1px;
  background: var(--rule);
  border: 1px solid var(--rule);
}

.program-card {
  background: var(--bg);
  padding: 40px 36px;
  display: flex;
  flex-direction: column;
}

.program-card__label {
  font-size: 9px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 20px;
}

.program-card__title {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(24px, 2.5vw, 32px);
  line-height: 1.1;
  letter-spacing: -0.01em;
  margin-bottom: 16px;
}

.program-card__desc {
  color: var(--ink-soft);
  font-size: 14px;
  line-height: 1.65;
  margin-bottom: 24px;
  flex: 1;
}

.program-card__list {
  list-style: none;
  padding: 0;
  margin: 0 0 24px;
  border-top: 1px solid var(--rule);
}

.program-card__list li {
  display: flex;
  justify-content: space-between;
  padding: 10px 0;
  border-bottom: 1px solid var(--rule);
  font-size: 12px;
}

.program-card__list li span:first-child {
  color: var(--muted);
  letter-spacing: 0.04em;
}

.program-card__list li span:last-child {
  font-family: var(--serif);
  font-style: italic;
  color: var(--ink);
}

.program-card__cta {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  font-size: 10px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  padding-bottom: 6px;
  border-bottom: 1px solid var(--ink);
  align-self: flex-start;
}

@media (max-width: 760px) {
  .programs-grid { grid-template-columns: 1fr; }
  .program-card { padding: 32px 24px; }
}

/* ============================================================
   BUY BEFORE YOU SELL PAGE
   ============================================================ */

.bbys-steps {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1px;
  background: var(--rule);
  border-top: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
}

.bbys-step {
  background: var(--bg);
  padding: 40px 28px;
}

.bbys-step__num {
  font-family: var(--serif);
  font-style: italic;
  font-size: 16px;
  color: var(--muted);
  margin-bottom: 24px;
}

.bbys-step__title {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(24px, 2.4vw, 30px);
  line-height: 1.1;
  margin-bottom: 16px;
}

.bbys-step__desc {
  font-size: 14px;
  line-height: 1.65;
  color: var(--ink-soft);
}

@media (max-width: 900px) {
  .bbys-steps { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 540px) {
  .bbys-steps { grid-template-columns: 1fr; }
}

.bbys-benefits {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 56px;
}

.bbys-benefit {
  padding: 8px 0;
}

.bbys-benefit__icon {
  margin-bottom: 24px;
  color: var(--ink);
}

.bbys-benefit__title {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(24px, 2.4vw, 32px);
  line-height: 1.15;
  margin-bottom: 16px;
}

.bbys-benefit__desc {
  font-size: 15px;
  line-height: 1.7;
  color: var(--ink-soft);
}

@media (max-width: 860px) {
  .bbys-benefits { grid-template-columns: 1fr; gap: 40px; }
}

.bbys-fit__list {
  list-style: none;
  padding: 0;
  margin: 0;
  border-top: 1px solid var(--rule);
}

.bbys-fit__list li {
  display: grid;
  grid-template-columns: 80px 1fr;
  gap: 32px;
  padding: 32px 0;
  border-bottom: 1px solid var(--rule);
}

.bbys-fit__list strong {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 22px;
  display: block;
  margin-bottom: 10px;
  line-height: 1.2;
}

.bbys-fit__list p {
  color: var(--ink-soft);
  font-size: 15px;
  line-height: 1.65;
}

.bbys-fit__num {
  font-family: var(--serif);
  font-style: italic;
  font-size: 18px;
  color: var(--muted);
  padding-top: 4px;
}

@media (max-width: 600px) {
  .bbys-fit__list li { grid-template-columns: 1fr; gap: 12px; }
}

/* FAQ items used on BBYS and FAQ page */
.faq-list { border-top: 1px solid var(--rule); }

.faq-item {
  border-bottom: 1px solid var(--rule);
  padding: 0;
}

.faq-item summary {
  list-style: none;
  cursor: pointer;
  font-family: var(--serif);
  font-size: clamp(20px, 2vw, 26px);
  font-weight: 300;
  padding: 24px 40px 24px 0;
  position: relative;
  letter-spacing: -0.005em;
  transition: opacity .25s;
}

.faq-item summary::-webkit-details-marker { display: none; }

.faq-item summary::after {
  content: "+";
  position: absolute;
  right: 0;
  top: 50%;
  transform: translateY(-50%);
  font-family: var(--sans);
  font-size: 22px;
  font-weight: 300;
  color: var(--muted);
  transition: transform .25s, color .25s;
  width: 24px;
  text-align: center;
}

.faq-item[open] summary::after {
  content: "−";
  color: var(--ink);
}

.faq-item summary:hover { opacity: 0.6; }

.faq-item p {
  padding: 0 40px 28px 0;
  color: var(--ink-soft);
  font-size: 15px;
  line-height: 1.7;
  max-width: 70ch;
}