/* DIVITO REAL ESTATE GROUP — SHARED STYLESHEET */
@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,300;0,400;0,600;0,700;1,400&family=Inter:wght@300;400;500;600;700;800&display=swap');
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0;}
:root{
  --black:#0D0D0D;--black2:#1C1C1C;--charcoal:#2A2A2A;
  --white:#FFFFFF;--cream:#F5F3F0;--cream2:#EDEAE5;
  --gray:#6B6B6B;--border:#E0DDD8;--gold:#C9A84C;
  --serif:'Cormorant Garamond',Georgia,serif;--sans:'Inter',sans-serif;
}
html{scroll-behavior:smooth;}
body{font-family:var(--sans);background:var(--cream);color:var(--black);overflow-x:hidden;line-height:1.6;}
img{max-width:100%;display:block;}
a{color:inherit;text-decoration:none;}
h2{font-family:var(--serif);font-size:clamp(2.2rem,4.5vw,4rem);font-weight:300;line-height:1.08;color:var(--black);letter-spacing:0.01em;}
h2 em{font-style:italic;font-weight:400;}
h3{font-family:var(--serif);font-size:clamp(1.2rem,2vw,1.6rem);font-weight:600;color:var(--black);}
p{font-size:15px;font-weight:300;color:var(--gray);line-height:1.8;}
section{padding:5.5rem 5%;}
.inner{max-width:1200px;margin:0 auto;}

/* NAV */
nav{position:fixed;top:0;left:0;right:0;z-index:500;padding:0 5%;display:flex;align-items:center;justify-content:space-between;height:80px;transition:all 0.35s;background:transparent;}
nav.scrolled{background:rgba(13,13,13,0.97);backdrop-filter:blur(20px);box-shadow:0 2px 30px rgba(0,0,0,0.3);}
.inner-page nav{background:rgba(13,13,13,0.97);}
.nav-logo{background:#fff;border-radius:4px;padding:4px 10px;display:flex;align-items:center;}
.nav-logo img{height:44px;width:auto;object-fit:contain;display:block;}
.nav-links{display:flex;align-items:center;gap:1.8rem;list-style:none;}
.nav-links a{color:rgba(255,255,255,0.75);font-size:12px;font-weight:500;letter-spacing:0.1em;text-transform:uppercase;transition:color 0.2s;}
.nav-links a:hover{color:var(--white);}
.nav-cta{background:var(--white);color:var(--black)!important;padding:0.5rem 1.3rem;border-radius:2px;font-weight:700!important;}
.nav-cta:hover{background:var(--cream2)!important;}
.nav-ham{display:none;flex-direction:column;gap:5px;background:none;border:none;cursor:pointer;padding:6px;}
.nav-ham span{display:block;width:24px;height:2px;background:var(--white);border-radius:2px;transition:all 0.3s;}
.nav-ham.open span:nth-child(1){transform:translateY(7px) rotate(45deg);}
.nav-ham.open span:nth-child(2){opacity:0;}
.nav-ham.open span:nth-child(3){transform:translateY(-7px) rotate(-45deg);}
.mobile-nav{display:none;position:fixed;top:80px;left:0;right:0;background:var(--black2);z-index:499;padding:1.5rem 5%;flex-direction:column;}
.mobile-nav.open{display:flex;}
.mobile-nav a{display:block;color:rgba(255,255,255,0.7);font-size:13px;font-weight:500;letter-spacing:0.1em;text-transform:uppercase;padding:0.9rem 0;border-bottom:1px solid rgba(255,255,255,0.07);transition:color 0.2s;}
.mobile-nav a:hover{color:var(--white);}
.mob-cta-link{margin-top:1rem;background:var(--white);color:var(--black)!important;text-align:center;padding:0.9rem!important;border-radius:2px;font-weight:700!important;border-bottom:none!important;}

/* INNER HERO */
.inner-hero{position:relative;padding:10rem 5% 5.5rem;overflow:hidden;}
.ih-bg{position:absolute;inset:0;background-size:cover;background-position:center;}
.ih-overlay{position:absolute;inset:0;background:linear-gradient(105deg,rgba(0,0,0,0.92) 0%,rgba(0,0,0,0.78) 55%,rgba(0,0,0,0.55) 100%);}
.ih-content{position:relative;z-index:2;max-width:720px;}
.ih-content h1{font-family:var(--serif);font-size:clamp(2.8rem,5.5vw,5rem);font-weight:300;color:var(--white);line-height:1.05;margin-bottom:1rem;}
.ih-content h1 strong{font-weight:600;display:block;}
.ih-content p{font-size:17px;color:rgba(255,255,255,0.6);max-width:540px;}

/* BREADCRUMB */
.breadcrumb{display:flex;align-items:center;gap:0.5rem;font-size:12px;color:rgba(255,255,255,0.35);margin-bottom:1.25rem;letter-spacing:0.05em;}
.breadcrumb a{color:rgba(255,255,255,0.35);transition:color 0.2s;}
.breadcrumb a:hover{color:rgba(255,255,255,0.7);}
.breadcrumb span{color:rgba(255,255,255,0.2);}

/* TAG */
.d-tag{display:inline-flex;align-items:center;gap:10px;font-size:10px;font-weight:700;letter-spacing:0.3em;text-transform:uppercase;color:rgba(255,255,255,0.45);margin-bottom:0.8rem;}
.d-tag::before{content:'';width:24px;height:1px;background:rgba(255,255,255,0.3);}
.d-tag.dark{color:var(--charcoal);}
.d-tag.dark::before{background:var(--charcoal);}

/* BUTTONS */
.btn-primary{display:inline-flex;align-items:center;gap:8px;background:var(--black);color:var(--white);font-family:var(--sans);font-size:12px;font-weight:700;letter-spacing:0.12em;text-transform:uppercase;padding:1rem 2rem;border-radius:2px;border:none;cursor:pointer;transition:background 0.2s,transform 0.15s;}
.btn-primary:hover{background:var(--charcoal);transform:translateY(-2px);}
.btn-outline{display:inline-flex;align-items:center;gap:8px;background:transparent;color:var(--black);font-family:var(--sans);font-size:12px;font-weight:600;letter-spacing:0.12em;text-transform:uppercase;padding:1rem 2rem;border-radius:2px;border:1.5px solid var(--black);cursor:pointer;transition:all 0.2s;}
.btn-outline:hover{background:var(--black);color:var(--white);}
.btn-white{display:inline-flex;align-items:center;gap:8px;background:var(--white);color:var(--black);font-family:var(--sans);font-size:12px;font-weight:700;letter-spacing:0.12em;text-transform:uppercase;padding:1rem 2rem;border-radius:2px;border:none;cursor:pointer;transition:background 0.2s;}
.btn-white:hover{background:var(--cream2);}
.btn-ghost-w{display:inline-flex;align-items:center;gap:8px;background:transparent;color:rgba(255,255,255,0.8);font-family:var(--sans);font-size:12px;font-weight:600;letter-spacing:0.12em;text-transform:uppercase;padding:1rem 2rem;border-radius:2px;border:1px solid rgba(255,255,255,0.3);cursor:pointer;transition:all 0.2s;}
.btn-ghost-w:hover{border-color:rgba(255,255,255,0.7);color:var(--white);}

/* SECTION LABEL */
.s-label{display:flex;align-items:center;gap:12px;margin-bottom:0.75rem;}
.s-label::before{content:'';width:28px;height:1px;background:var(--charcoal);}
.s-label span{font-size:10px;font-weight:700;letter-spacing:0.3em;text-transform:uppercase;color:var(--charcoal);}
.s-label.light::before{background:rgba(255,255,255,0.4);}
.s-label.light span{color:rgba(255,255,255,0.4);}

/* STAT NUMBERS */
.stat-num{font-family:var(--serif);font-size:3rem;font-weight:600;color:var(--black);line-height:1;}
.stat-num em{font-style:normal;color:var(--gold);}
.stat-lbl{font-size:11px;font-weight:600;letter-spacing:0.18em;text-transform:uppercase;color:var(--gray);margin-top:4px;}

/* STEPS */
.steps-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:2rem;margin-top:3.5rem;position:relative;}
.steps-grid::before{content:'';position:absolute;top:28px;left:10%;right:10%;height:1px;background:var(--border);}
.step{text-align:center;position:relative;z-index:1;}
.step-num{width:56px;height:56px;border-radius:50%;background:var(--black);color:var(--white);font-family:var(--serif);font-size:1.4rem;font-weight:600;display:flex;align-items:center;justify-content:center;margin:0 auto 1.25rem;border:2px solid var(--cream);box-shadow:0 0 0 1px var(--border);}
.step-num.gold{background:var(--gold);}
.step h3{font-size:1rem;margin-bottom:0.4rem;}
.step p{font-size:13px;}

/* CARDS */
.card-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.5rem;}
.card-grid.two{grid-template-columns:repeat(2,1fr);}
.card-grid.four{grid-template-columns:repeat(4,1fr);}
.d-card{background:var(--white);border:1px solid var(--border);border-radius:8px;padding:2rem;transition:box-shadow 0.3s,transform 0.3s,border-color 0.3s;position:relative;overflow:hidden;}
.d-card::before{content:'';position:absolute;top:0;left:0;right:0;height:3px;background:var(--black);transform:scaleX(0);transform-origin:left;transition:transform 0.3s;}
.d-card:hover{box-shadow:0 16px 48px rgba(0,0,0,0.1);transform:translateY(-4px);border-color:rgba(0,0,0,0.15);}
.d-card:hover::before{transform:scaleX(1);}
.card-icon{width:52px;height:52px;background:var(--black);border-radius:6px;display:flex;align-items:center;justify-content:center;margin-bottom:1.5rem;}
.card-icon svg{width:22px;height:22px;fill:var(--white);}
.card-n{position:absolute;top:1.5rem;right:1.75rem;font-family:var(--serif);font-size:4rem;font-weight:700;color:rgba(0,0,0,0.04);line-height:1;}
.card-title{font-family:var(--serif);font-size:1.35rem;color:var(--black);margin-bottom:0.6rem;}
.card-desc{font-size:14px;color:var(--gray);line-height:1.75;}
.card-link{display:inline-flex;align-items:center;gap:6px;margin-top:1rem;font-size:11px;font-weight:700;letter-spacing:0.14em;text-transform:uppercase;color:var(--black);transition:gap 0.2s;cursor:pointer;}
.card-link:hover{gap:10px;}

/* TWO-COL GRID */
.two-col{display:grid;grid-template-columns:1fr 1fr;gap:5rem;align-items:center;}
.two-col.reverse{direction:rtl;}
.two-col.reverse>*{direction:ltr;}
.col-img img{width:100%;height:520px;object-fit:cover;border-radius:4px;display:block;}
.col-img.tall img{height:620px;}

/* TESTIMONIALS */
.tgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.5rem;margin-top:3.5rem;}
.tcard{background:rgba(255,255,255,0.05);border:1px solid rgba(255,255,255,0.08);border-radius:8px;padding:2rem;}
.tcard-stars{letter-spacing:2px;font-size:13px;margin-bottom:1rem;color:var(--gold);}
.tcard-text{font-family:var(--serif);font-size:1.1rem;font-style:italic;color:rgba(255,255,255,0.85);line-height:1.7;margin-bottom:1.5rem;}
.tcard-av{width:40px;height:40px;border-radius:50%;background:rgba(255,255,255,0.12);display:flex;align-items:center;justify-content:center;font-size:14px;font-weight:700;color:var(--white);flex-shrink:0;}
.tcard-name{font-size:13px;font-weight:600;color:var(--white);}
.tcard-role{font-size:11px;color:rgba(255,255,255,0.35);}

/* CTA BAND */
.cta-band{background:var(--black);padding:5rem 5%;text-align:center;}
.cta-band h2{color:var(--white);margin-bottom:0.75rem;}
.cta-band p{color:rgba(255,255,255,0.45);font-size:16px;margin-bottom:2.5rem;max-width:520px;margin-left:auto;margin-right:auto;}
.cta-btns{display:flex;gap:1rem;justify-content:center;flex-wrap:wrap;}

/* BLOG CARDS */
.blog-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem;margin-top:3.5rem;}
.blog-card{background:var(--white);border:1px solid var(--border);border-radius:8px;overflow:hidden;transition:transform 0.3s,box-shadow 0.3s;display:block;text-decoration:none;color:inherit;cursor:pointer;}
.blog-card:hover{transform:translateY(-4px);box-shadow:0 16px 48px rgba(0,0,0,0.1);}
.blog-img{height:210px;overflow:hidden;}
.blog-img img{width:100%;height:100%;object-fit:cover;transition:transform 0.4s;}
.blog-card:hover .blog-img img{transform:scale(1.04);}
.blog-body{padding:1.75rem;}
.blog-cat{font-size:10px;font-weight:700;letter-spacing:0.2em;text-transform:uppercase;color:var(--charcoal);margin-bottom:0.6rem;}
.blog-title{font-family:var(--serif);font-size:1.3rem;color:var(--black);margin-bottom:0.75rem;line-height:1.35;}
.blog-excerpt{font-size:13px;color:var(--gray);line-height:1.75;}
.blog-meta{display:flex;gap:1rem;margin-top:1.25rem;font-size:11px;color:rgba(107,107,107,0.6);font-weight:500;}

/* CONTACT FORM */
.contact-wrap{display:grid;grid-template-columns:1fr 1fr;}
.contact-left{background:var(--black);padding:5rem 4rem;}
.contact-right{padding:5rem 4rem;background:var(--white);}
.cinfo{display:flex;align-items:flex-start;gap:1rem;margin-top:2rem;}
.cinfo-icon{width:40px;height:40px;border-radius:50%;border:1px solid rgba(255,255,255,0.1);display:flex;align-items:center;justify-content:center;flex-shrink:0;}
.cinfo-icon svg{width:16px;height:16px;fill:rgba(255,255,255,0.5);}
.cinfo-lbl{font-size:10px;font-weight:700;letter-spacing:0.15em;text-transform:uppercase;color:rgba(255,255,255,0.25);margin-bottom:3px;}
.cinfo-val{font-size:15px;font-weight:500;color:var(--white);}
.cinfo-val a{color:var(--white);transition:color 0.2s;}
.cinfo-val a:hover{color:rgba(255,255,255,0.6);}
.c-form{display:flex;flex-direction:column;gap:1rem;}
.c-row{display:grid;grid-template-columns:1fr 1fr;gap:1rem;}
.c-field{display:flex;flex-direction:column;gap:6px;}
.c-field label{font-size:10px;font-weight:700;letter-spacing:0.18em;text-transform:uppercase;color:var(--gray);}
.c-field input,.c-field select,.c-field textarea{border:1.5px solid var(--border);border-radius:4px;padding:0.8rem 1rem;font-family:var(--sans);font-size:14px;color:var(--black);background:var(--cream);outline:none;transition:border-color 0.2s;appearance:none;}
.c-field input:focus,.c-field select:focus,.c-field textarea:focus{border-color:var(--black);background:var(--white);}
.c-field textarea{resize:none;}
.c-submit{width:100%;padding:1.1rem;background:var(--black);color:var(--white);border:none;border-radius:4px;font-family:var(--sans);font-size:12px;font-weight:700;letter-spacing:0.14em;text-transform:uppercase;cursor:pointer;transition:background 0.2s;}
.c-submit:hover{background:var(--charcoal);}

/* MODAL */
.d-overlay{display:none;position:fixed;inset:0;z-index:2000;background:rgba(0,0,0,0.8);backdrop-filter:blur(4px);align-items:center;justify-content:center;padding:1.5rem;}
.d-overlay.active{display:flex;}
.d-modal{background:var(--white);border-radius:8px;padding:2.5rem;width:100%;max-width:500px;position:relative;animation:mIn 0.25s ease;max-height:94vh;overflow-y:auto;}
@keyframes mIn{from{opacity:0;transform:translateY(16px);}to{opacity:1;transform:none;}}
.d-close{position:absolute;top:1rem;right:1rem;background:none;border:none;cursor:pointer;font-size:20px;color:var(--gray);padding:4px;line-height:1;transition:color 0.2s;}
.d-close:hover{color:var(--black);}
.d-modal-title{font-family:var(--serif);font-size:2rem;color:var(--black);margin-bottom:0.4rem;}
.m-row{display:grid;grid-template-columns:1fr 1fr;gap:1rem;margin-bottom:1rem;}
.m-field{display:flex;flex-direction:column;gap:6px;margin-bottom:1rem;}
.m-field label{font-size:10px;font-weight:700;letter-spacing:0.18em;text-transform:uppercase;color:var(--gray);}
.m-field input,.m-field select,.m-field textarea{border:1.5px solid var(--border);border-radius:4px;padding:0.8rem 1rem;font-family:var(--sans);font-size:14px;color:var(--black);background:var(--cream);outline:none;transition:border-color 0.2s;appearance:none;}
.m-field input:focus,.m-field select:focus,.m-field textarea:focus{border-color:var(--black);background:var(--white);}
.m-field textarea{resize:none;}

/* COMMUNITY CARDS */
.comm-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1.25rem;margin-top:2.5rem;}
.comm-card{background:var(--white);border:1px solid var(--border);border-radius:8px;padding:1.5rem;transition:border-color 0.3s,box-shadow 0.3s;}
.comm-card:hover{border-color:var(--black);box-shadow:0 8px 32px rgba(0,0,0,0.08);}
.comm-county{font-size:10px;font-weight:700;letter-spacing:0.18em;text-transform:uppercase;color:var(--charcoal);margin-bottom:0.4rem;}
.comm-name{font-family:var(--serif);font-size:1.2rem;color:var(--black);margin-bottom:0.4rem;}
.comm-cities{font-size:12px;color:var(--gray);line-height:1.7;}

/* MORTGAGE CALC */
.calc-wrap{background:var(--black);border-radius:8px;padding:2.5rem;max-width:680px;margin:3rem auto 0;}
.calc-grid{display:grid;grid-template-columns:1fr 1fr;gap:1.25rem;margin-bottom:1.5rem;}
.calc-field{display:flex;flex-direction:column;gap:6px;}
.calc-field label{font-size:10px;font-weight:700;letter-spacing:0.18em;text-transform:uppercase;color:rgba(255,255,255,0.4);}
.calc-field input,.calc-field select{border:1px solid rgba(255,255,255,0.12);border-radius:4px;padding:0.8rem 1rem;font-family:var(--sans);font-size:15px;font-weight:500;color:var(--white);background:rgba(255,255,255,0.06);outline:none;appearance:none;transition:border-color 0.2s;}
.calc-field input:focus,.calc-field select:focus{border-color:rgba(255,255,255,0.4);}
.calc-field input::placeholder{color:rgba(255,255,255,0.25);}
.calc-result{text-align:center;border-top:1px solid rgba(255,255,255,0.08);padding-top:1.75rem;}
.calc-payment{font-family:var(--serif);font-size:3.5rem;font-weight:600;color:var(--white);line-height:1;}
.calc-payment-lbl{font-size:11px;font-weight:600;letter-spacing:0.2em;text-transform:uppercase;color:rgba(255,255,255,0.3);margin-top:4px;}
.calc-breakdown{display:flex;justify-content:center;gap:2rem;margin-top:1.25rem;flex-wrap:wrap;}
.calc-bd-item{text-align:center;}
.calc-bd-val{font-size:14px;font-weight:600;color:rgba(255,255,255,0.7);}
.calc-bd-lbl{font-size:10px;letter-spacing:0.15em;text-transform:uppercase;color:rgba(255,255,255,0.25);}

/* REVEAL */
.reveal{opacity:0;transform:translateY(22px);transition:opacity 0.65s ease,transform 0.65s ease;}
.reveal.visible{opacity:1;transform:none;}

/* FOOTER */
footer{background:var(--black);padding:4rem 5% 2.5rem;}
.f-inner{max-width:1200px;margin:0 auto;}
.f-top{display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:3rem;padding-bottom:3rem;border-bottom:1px solid rgba(255,255,255,0.07);}
.f-logo{background:var(--white);border-radius:4px;padding:4px 10px;display:inline-flex;align-items:center;margin-bottom:1.1rem;}
.f-logo img{height:36px;width:auto;display:block;}
.f-desc{font-size:13px;color:rgba(255,255,255,0.28);line-height:1.8;max-width:260px;margin-bottom:1.25rem;}
.f-socials{display:flex;gap:0.75rem;}
.f-socials a{width:34px;height:34px;border:1px solid rgba(255,255,255,0.1);border-radius:50%;display:flex;align-items:center;justify-content:center;transition:border-color 0.2s,background 0.2s;}
.f-socials a:hover{border-color:rgba(255,255,255,0.4);background:rgba(255,255,255,0.06);}
.f-socials svg{width:13px;height:13px;fill:rgba(255,255,255,0.4);}
.f-col h4{font-family:var(--sans);font-size:10px;font-weight:700;letter-spacing:0.2em;text-transform:uppercase;color:rgba(255,255,255,0.25);margin-bottom:1rem;}
.f-col ul{list-style:none;display:flex;flex-direction:column;gap:0.6rem;}
.f-col a{font-size:13px;color:rgba(255,255,255,0.38);transition:color 0.2s;}
.f-col a:hover{color:var(--white);}
.f-bot{display:flex;justify-content:space-between;align-items:center;padding-top:2rem;flex-wrap:wrap;gap:1rem;}
.f-bot p{font-size:12px;color:rgba(255,255,255,0.18);}
.f-bot div a{font-size:12px;color:rgba(255,255,255,0.2);margin-left:1.5rem;transition:color 0.2s;}
.f-bot div a:hover{color:rgba(255,255,255,0.5);}
.mob-sticky{display:none;position:fixed;bottom:0;left:0;right:0;z-index:998;background:var(--black);color:var(--white);text-align:center;padding:1rem;font-size:13px;font-weight:700;letter-spacing:0.1em;text-transform:uppercase;box-shadow:0 -4px 20px rgba(0,0,0,0.3);}

/* RESPONSIVE */
@media(max-width:1024px){
  .card-grid{grid-template-columns:repeat(2,1fr);}
  .card-grid.four{grid-template-columns:repeat(2,1fr);}
  .two-col{grid-template-columns:1fr;gap:3rem;}
  .two-col.reverse{direction:ltr;}
  .f-top{grid-template-columns:1fr 1fr;}
  .comm-grid{grid-template-columns:repeat(2,1fr);}
}
@media(max-width:768px){
  section{padding:4rem 5%;}
  .nav-links{display:none;}
  .nav-ham{display:flex;}
  .steps-grid{grid-template-columns:repeat(2,1fr);}
  .steps-grid::before{display:none;}
  .tgrid{grid-template-columns:1fr;}
  .blog-grid{grid-template-columns:1fr;}
  .contact-wrap{grid-template-columns:1fr;}
  .contact-left,.contact-right{padding:3.5rem 5%;}
  .c-row{grid-template-columns:1fr;}
  .m-row{grid-template-columns:1fr;}
  .calc-grid{grid-template-columns:1fr;}
  .comm-grid{grid-template-columns:repeat(2,1fr);}
  .f-top{grid-template-columns:1fr;}
  .mob-sticky{display:block;}
  body{padding-bottom:56px;}
  .ih-content h1{font-size:2.6rem;}
}
@media(max-width:480px){
  .card-grid,.card-grid.two{grid-template-columns:1fr;}
  .comm-grid{grid-template-columns:1fr;}
}