/* Shared styles for topazgroup.co (home, /buy, /sell).
   Brand v2: Linen ground, gold as accent only, Bronze for gold-colored text,
   one gold button per screen, pill buttons. */
:root{
  --linen:#F5F1EA; --paper:#FCFAF6; --mist:#E3DCD0; --edge:#D8D0C1;
  --gold:#C4A55E; --glint:#D8BC7E; --bronze:#6B5214; --btn-ink:#3A2F12;
  --ink:#2A2621; --stone:#635C51; --umber:#3A342B;
  --wrap:64rem; --pad:1.25rem; --bar:3.6rem;
}
*{box-sizing:border-box;margin:0;padding:0}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;scroll-padding-top:calc(var(--bar) + 1rem)}
body{font-family:'Inter',system-ui,-apple-system,sans-serif;background:var(--linen);color:var(--ink);
  font-size:1.0625rem;line-height:1.65;overflow-x:hidden}
img{max-width:100%;display:block}
a{color:var(--bronze)}
.wrap{max-width:var(--wrap);margin:0 auto;padding-left:var(--pad);padding-right:var(--pad)}
h1,h2,h3,h4{font-family:'Fraunces',Georgia,serif;font-weight:500;line-height:1.15;letter-spacing:-.015em}
.eyebrow{font-size:.7rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--bronze)}

/* ---------- sections ---------- */
.sec{padding:4rem 0}
.sec.tight{padding-top:1.5rem}
.sec.paper{background:var(--paper);border-top:1px solid var(--mist);border-bottom:1px solid var(--mist)}
.sec-head{margin-bottom:1.75rem}
.sec-head .eyebrow{margin-bottom:.5rem}
.sec-head h2{font-size:clamp(1.6rem,4.4vw,2.15rem)}
.sec-head p{margin-top:.6rem;color:var(--stone);max-width:56ch;font-size:.99rem}
.sec-head p.eyebrow{margin-top:0;color:var(--bronze);font-size:.7rem}
.more{display:inline-block;margin-top:1.4rem;font-size:.9rem;font-weight:600;color:var(--bronze);
  text-decoration:none;border-bottom:1.5px solid var(--gold);padding-bottom:.1rem}
.more:hover{color:var(--ink)}

/* ---------- buttons ---------- */
.btn{display:inline-block;font-family:'Inter',sans-serif;font-weight:600;font-size:.95rem;
  padding:.8rem 1.4rem;border-radius:999px;text-decoration:none;cursor:pointer;
  border:1.6px solid var(--gold);background:var(--gold);color:var(--btn-ink);transition:background .12s,border-color .12s}
.btn:hover{background:var(--glint);border-color:var(--glint)}
.btn-line{background:transparent;color:var(--ink);border-color:var(--edge)}
.btn-line:hover{background:var(--paper);border-color:var(--gold)}
.btn-sm{font-size:.85rem;padding:.5rem 1rem}
.btn:disabled{opacity:.6;cursor:wait}

/* ---------- sticky bar ---------- */
.bar{position:sticky;top:0;z-index:60;height:var(--bar);display:flex;align-items:center;
  background:rgba(245,241,234,.94);border-bottom:1px solid var(--edge);backdrop-filter:saturate(1.6) blur(8px)}
.bar .wrap{display:flex;align-items:center;justify-content:space-between;gap:1rem;width:100%}
.bar .mark{display:flex;align-items:center;text-decoration:none;flex:0 0 auto}
.bar .mark img{height:1.25rem;width:auto}
.bar nav{display:flex;gap:1.3rem;overflow-x:auto;scrollbar-width:none;margin-left:auto}
.bar nav::-webkit-scrollbar{display:none}
.bar nav a{color:var(--stone);text-decoration:none;font-size:.82rem;font-weight:500;white-space:nowrap;
  padding:.2rem 0;border-bottom:2px solid transparent;transition:color .12s}
.bar nav a:hover,.bar nav a.on,.bar nav a[aria-current="page"]{color:var(--bronze);border-bottom-color:var(--gold)}
.bar .cta{flex:0 0 auto;margin-left:1.2rem}
@media (max-width:56rem){ .bar .cta{display:none} }

/* neighborhoods dropdown */
.navdrop{font-family:inherit;font-size:.82rem;font-weight:500;color:var(--stone);
  background:none;border:none;border-bottom:2px solid transparent;padding:.2rem 0;
  cursor:pointer;white-space:nowrap;display:inline-flex;align-items:center;gap:.3rem;transition:color .12s}
.navdrop::after{content:"";width:.34rem;height:.34rem;margin-top:-.18rem;
  border-right:1.5px solid currentColor;border-bottom:1.5px solid currentColor;
  transform:rotate(45deg);transition:transform .18s ease}
.navdrop:hover,.navdrop[aria-expanded="true"]{color:var(--bronze)}
.navdrop[aria-expanded="true"]::after{transform:rotate(-135deg);margin-top:.1rem}
.nbmenu{position:fixed;z-index:80;width:19rem;max-width:calc(100vw - 1.5rem);
  background:var(--paper);border:1px solid var(--edge);border-radius:1rem;padding:.5rem;
  opacity:0;transform:translateY(-6px);transition:opacity .16s ease,transform .16s ease}
.nbmenu.open{opacity:1;transform:none}
.nbmenu[hidden]{display:none}
.nbhead{font-size:.64rem;font-weight:600;letter-spacing:.15em;text-transform:uppercase;
  color:var(--bronze);padding:.5rem .7rem .35rem}
.nbmenu a{display:block;text-decoration:none;padding:.6rem .7rem;border-radius:.6rem;transition:background .12s}
.nbmenu a:hover,.nbmenu a:focus-visible{background:var(--linen);outline:none}
.nbmenu a b{display:block;font-family:'Fraunces',Georgia,serif;font-weight:500;font-size:.98rem;color:var(--ink);margin-bottom:.1rem}
.nbmenu a span{display:block;font-size:.8rem;line-height:1.45;color:var(--stone)}
.nbmenu a.nbask{border-top:1px solid var(--edge);border-radius:0 0 .6rem .6rem;margin-top:.3rem;padding-top:.7rem}

/* ---------- home hero ---------- */
.hero{padding:3.4rem 0 0}
.hgrid{display:grid;grid-template-columns:1.05fr .95fr;gap:3rem;align-items:center}
.hero .eyebrow{margin-bottom:.9rem}
.hero h1{font-size:clamp(2.2rem,5.6vw,3.5rem);max-width:16ch;line-height:1.08}
.hero h1 em{font-style:normal;color:var(--bronze)}
.lede{margin-top:1.1rem;max-width:46ch;color:var(--stone);font-size:1.04rem}
.cta-row{display:flex;flex-wrap:wrap;gap:.7rem;margin-top:1.9rem}
.lic{margin-top:1.9rem;padding-top:1.1rem;border-top:1px solid var(--edge);
  font-size:.82rem;color:var(--stone);letter-spacing:.02em}
.lic b{color:var(--ink);font-weight:600}
.shot{aspect-ratio:4/5;border-radius:1rem;overflow:hidden;background:var(--mist) center/cover no-repeat}
@media (max-width:52rem){.hgrid{grid-template-columns:1fr;gap:1.8rem}
  .shot{aspect-ratio:16/10;max-height:22rem}}

/* three doors */
.doors{display:grid;grid-template-columns:repeat(3,1fr);margin-top:2.6rem;
  border-top:1px solid var(--edge);border-bottom:1px solid var(--edge)}
.doors a{padding:1.5rem 1.4rem 1.6rem;text-decoration:none;color:var(--ink);
  border-right:1px solid var(--edge);transition:background .14s}
.doors a:last-child{border-right:none}
.doors a:hover{background:var(--paper)}
.doors .dn{font-size:.68rem;letter-spacing:.16em;text-transform:uppercase;color:var(--bronze);font-weight:600}
.doors h3{font-size:1.22rem;margin:.35rem 0 .25rem}
.doors p{font-size:.87rem;color:var(--stone);line-height:1.5}
.doors .go{display:inline-block;margin-top:.7rem;font-size:.83rem;font-weight:600;color:var(--bronze)}
@media (max-width:44rem){.doors{grid-template-columns:1fr}
  .doors a{border-right:none;border-bottom:1px solid var(--edge)}
  .doors a:last-child{border-bottom:none}}

/* recognition strip */
.proof{display:grid;grid-template-columns:repeat(4,1fr);border-bottom:1px solid var(--edge)}
.proof div{padding:1.4rem 1.2rem;border-right:1px solid var(--edge)}
.proof div:last-child{border-right:none}
.proof .k{font-family:'Fraunces',Georgia,serif;font-weight:500;font-size:1.2rem;color:var(--ink);line-height:1.2}
.proof .v{font-size:.78rem;color:var(--stone);margin-top:.3rem;line-height:1.45}
.proof a{color:inherit;text-decoration:none}
.proof a:hover .k{color:var(--bronze)}
@media (max-width:52rem){.proof{grid-template-columns:1fr 1fr}
  .proof div:nth-child(2){border-right:none}
  .proof div:nth-child(-n+2){border-bottom:1px solid var(--edge)}}

/* ---------- landing page header ---------- */
.phead{padding:3.2rem 0 1rem}
.phead .eyebrow{margin-bottom:.8rem}
.phead h1{font-size:clamp(2rem,5vw,3rem);max-width:20ch}
.phead .lede{max-width:56ch}

/* ---------- process steps ---------- */
.steps{counter-reset:st;border-top:1px solid var(--mist)}
.step{counter-increment:st;display:grid;grid-template-columns:2.6rem 1fr;gap:1.1rem;
  padding:1.15rem 0;border-bottom:1px solid var(--mist);align-items:start}
.step::before{content:counter(st);font-family:'Fraunces',serif;font-weight:600;font-size:1.15rem;color:var(--bronze);line-height:1.3}
.step h4{font-size:1.06rem;margin-bottom:.25rem}
.step p{font-size:.94rem;color:var(--umber);max-width:58ch}

/* ---------- layout ---------- */
.split{display:grid;grid-template-columns:1.1fr .9fr;gap:2rem;align-items:start}
@media (max-width:56rem){.split{grid-template-columns:1fr}}

/* guide box */
.guidebox{margin-top:1.6rem;background:var(--paper);border:1px solid var(--edge);
  border-left:3px solid var(--gold);border-radius:1rem;padding:1.3rem 1.4rem}
.guidebox .gb-k{font-size:.68rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--bronze);margin-bottom:.4rem}
.guidebox h4{font-size:1.14rem;margin-bottom:.45rem}
.guidebox p{font-size:.92rem;color:var(--umber);margin-bottom:.9rem}

.gets{list-style:none;margin:1rem 0 1.2rem}
.gets li{position:relative;padding-left:1.35rem;font-size:.94rem;line-height:1.5;margin-bottom:.5rem;color:var(--umber)}
.gets li::before{content:'';position:absolute;left:0;top:.55rem;width:.4rem;height:.4rem;border-radius:50%;background:var(--gold)}

/* ---------- forms ---------- */
.card{background:var(--paper);border:1px solid var(--edge);border-radius:1rem;padding:1.5rem;max-width:33rem}
.f{margin-bottom:.85rem}
.f label{display:block;font-weight:600;font-size:.84rem;margin-bottom:.28rem;color:var(--ink)}
.f .o{font-weight:400;color:var(--stone)}
.f input,.f select,.f textarea{width:100%;font-family:inherit;font-size:1rem;padding:.66rem .8rem;
  border:1.5px solid var(--mist);border-radius:.75rem;background:var(--linen);color:var(--ink)}
.f textarea{min-height:5.2rem;resize:vertical}
.f input:focus,.f select:focus,.f textarea:focus{outline:2px solid var(--gold);outline-offset:1px;border-color:var(--gold)}
.two{display:grid;grid-template-columns:1fr 1fr;gap:.85rem}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.msg{margin-top:.8rem;font-size:.92rem;font-weight:600;display:none}
.msg.ok{display:block;color:#3F7D52}
.msg.err{display:block;color:#A8412C}
.fine{font-size:.79rem;color:var(--stone);margin-top:.8rem;line-height:1.45}

/* ---------- reviews ---------- */
.tstage{background:var(--paper);border:1px solid var(--edge);border-radius:1rem;
  padding:2rem 2rem 1.4rem;min-height:12.5rem}
.tq{font-family:'Fraunces',Georgia,serif;font-size:clamp(1.05rem,2.6vw,1.3rem);line-height:1.5;color:var(--ink)}
.tq::before{content:'\201C';color:var(--bronze);font-size:2.4rem;line-height:0;vertical-align:-.35rem;margin-right:.2rem}
.tmeta{margin-top:1rem;font-size:.85rem;color:var(--stone)}
.tmeta b{color:var(--ink)}
.tmeta .plat{color:var(--bronze);font-weight:600}
.tdots{display:flex;gap:.45rem;margin-top:1.3rem}
.tdots:empty{display:none}
.tdots button{width:.5rem;height:.5rem;border-radius:999px;border:none;padding:0;background:var(--mist);cursor:pointer}
.tdots button[aria-current="true"]{background:var(--gold);width:1.4rem}
.revs{display:grid;grid-template-columns:repeat(auto-fit,minmax(14rem,1fr));gap:.8rem;margin-top:1.2rem}
.rev{background:var(--paper);border:1px solid var(--edge);border-radius:1rem;padding:1.2rem 1.3rem;
  text-decoration:none;display:block;transition:border-color .12s}
.rev:hover{border-color:var(--gold)}
.rev .src{font-family:'Fraunces',serif;font-weight:500;font-size:1.04rem;color:var(--ink)}
.rev .d{display:block;font-size:.87rem;color:var(--stone);margin-top:.3rem;line-height:1.45}
.rev .go{font-size:.79rem;font-weight:600;color:var(--bronze);margin-top:.6rem;display:block}

/* ---------- commitments ---------- */
.commit{display:grid;grid-template-columns:repeat(2,1fr);gap:1rem}
@media (max-width:44rem){.commit{grid-template-columns:1fr}}
.commit .c{background:var(--paper);border:1px solid var(--edge);border-radius:1rem;padding:1.3rem 1.35rem}
.commit .n{font-family:'Fraunces',Georgia,serif;color:var(--bronze);font-size:1.1rem;font-weight:500;margin-bottom:.35rem}
.commit h3{font-size:1.04rem;margin-bottom:.3rem}
.commit p{font-size:.9rem;color:var(--stone);line-height:1.55}

/* ---------- neighborhood cards ---------- */
.hoods{display:grid;grid-template-columns:repeat(auto-fit,minmax(16rem,1fr));gap:1rem}
.hood{display:block;background:var(--paper);border:1px solid var(--edge);border-radius:1rem;
  padding:1.4rem 1.4rem 1.3rem;text-decoration:none;color:var(--ink);transition:border-color .12s}
.hood:hover{border-color:var(--gold)}
.hood .eyebrow{display:block;margin-bottom:.4rem}
.hood h3{font-size:1.2rem;margin-bottom:.35rem}
.hood p{font-size:.9rem;color:var(--stone);line-height:1.5}
.hood .go{display:block;margin-top:.8rem;font-size:.83rem;font-weight:600;color:var(--bronze)}
.hood.ask{background:transparent;border-style:dashed}

/* ---------- about ---------- */
.about{display:grid;grid-template-columns:9rem 1fr;gap:1.7rem;align-items:start}
.headshot{width:9rem;height:9rem;border-radius:1rem;object-fit:cover;border:1px solid var(--edge);background:var(--mist)}
.about p{font-size:.99rem;margin-bottom:.8rem;max-width:58ch}
.about .creds{font-size:.84rem;color:var(--stone);border-top:1px solid var(--edge);padding-top:.9rem;margin-top:1.1rem;line-height:1.6}
.links{display:flex;flex-wrap:wrap;gap:.45rem;margin-top:1.1rem}
.lnk{display:inline-block;font-size:.86rem;font-weight:600;text-decoration:none;padding:.5rem .95rem;
  border-radius:999px;border:1.5px solid var(--edge);color:var(--bronze);background:var(--paper);transition:border-color .12s}
.lnk:hover{border-color:var(--gold)}

/* ---------- umber feature band (one per page) ---------- */
.band{background:var(--umber);color:var(--paper);border-radius:1rem;padding:2rem}
.band h2{color:var(--paper);font-size:clamp(1.5rem,4vw,1.95rem)}
.band .eyebrow{color:var(--glint);margin-bottom:.5rem}
.band p{color:#D9D1C4}
.band a{color:var(--glint)}
.band .card{color:var(--ink)}
.band .card p.fine{color:var(--stone)}
.band .card a{color:var(--bronze)}
.band.cta-band{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:1.2rem}
.band .btn-line{color:var(--paper);border-color:rgba(216,188,126,.55)}
.band .btn-line:hover{background:rgba(216,188,126,.14)}

/* ---------- footer ---------- */
footer{background:var(--umber);color:var(--paper);border-top:3px solid var(--gold);padding:2.6rem 0 3rem}
.tmark{height:1.4rem;margin-bottom:.6rem}
footer .n{font-family:'Fraunces',serif;font-weight:500;font-size:1.05rem}
footer .m{font-size:.82rem;color:#B5AC9E;margin-top:.35rem;line-height:1.65}
footer a{color:var(--glint)}
.fcols{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:1.6rem}
.fcol h5{font-size:.72rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--glint);margin-bottom:.7rem}
.fcol a{display:block;font-size:.87rem;color:#D9D1C4;text-decoration:none;margin-bottom:.4rem}
.fcol a:hover{color:var(--glint)}
.disc{font-size:.73rem;color:#A39A8C;margin-top:1.6rem;padding-top:1rem;
  border-top:1px solid rgba(216,188,126,.2);max-width:72ch;line-height:1.55}
.disc + .disc{margin-top:.7rem;padding-top:.7rem}
.disc b{color:#C9C1B4}

@media (max-width:56rem){.fcols{grid-template-columns:1fr 1fr}}
@media (max-width:44rem){
  .two{grid-template-columns:1fr}
  .about{grid-template-columns:1fr;gap:1rem}
  .fcols{grid-template-columns:1fr}
  .sec{padding:2.75rem 0}
  .band{padding:1.5rem}
}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}