/* ===== TQReal.com — coastal luxury, white + blue ===== */
:root{
  --bg:#ffffff; --bg-soft:#f1f6fb; --white:#ffffff;
  --navy:#173a5c; --navy-2:#0f2942;
  --blue:#2d87b9; --blue-deep:#1f6e97;
  --ink:#2a3a47; --muted:#647585; --line:#e1e8ef;
  --f-serif:"Playfair Display",Georgia,"Times New Roman",serif;
  --f-sans:"Montserrat",system-ui,-apple-system,sans-serif;
  --wrap:1180px; --prose:720px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--f-sans);color:var(--ink);background:var(--bg);font-size:16.5px;line-height:1.8;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:var(--blue-deep);text-decoration:none}
a:hover{color:var(--navy)}

h1,h2,h3{font-family:var(--f-serif);color:var(--navy);font-weight:600;line-height:1.18;margin:0 0 .45em;letter-spacing:.005em}
h1{font-size:clamp(2.4rem,5vw,4rem);font-weight:500}
h2{font-size:clamp(1.8rem,3.4vw,2.7rem);font-weight:500}
h3{font-size:1.3rem}
p{margin:0 0 1.15em}

.eyebrow{display:block;font-family:var(--f-sans);text-transform:uppercase;letter-spacing:.26em;font-size:.72rem;font-weight:600;color:var(--blue);margin-bottom:1.1em}
.eyebrow.light{color:#fff;opacity:.92}

.wrap{max-width:var(--wrap);margin:0 auto;padding:0 28px}
.section{padding:96px 0}
.section.tight{padding:64px 0}
.center{text-align:center}
.center .eyebrow{margin-left:auto;margin-right:auto}
.lead{max-width:640px}
.center .lead{margin:0 auto}
.lead p{color:var(--muted);font-size:1.08rem}

/* buttons */
.btn{display:inline-block;font-family:var(--f-sans);text-transform:uppercase;letter-spacing:.16em;font-weight:600;font-size:.74rem;padding:16px 30px;background:var(--blue);color:#fff;border:1px solid var(--blue);transition:.18s}
.btn:hover{background:var(--blue-deep);border-color:var(--blue-deep);color:#fff}
.btn-outline{background:transparent;color:#fff;border-color:rgba(255,255,255,.75)}
.btn-outline:hover{background:#fff;color:var(--navy);border-color:#fff}
.btn-navy{background:var(--navy);border-color:var(--navy)}
.btn-navy:hover{background:var(--navy-2);border-color:var(--navy-2)}
.btn+.btn{margin-left:14px}

/* header */
.site-header{position:sticky;top:0;z-index:30;display:flex;align-items:center;justify-content:space-between;gap:24px;padding:14px 36px;background:rgba(255,255,255,.95);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.brand img{height:48px;width:auto}
.site-nav{display:flex;align-items:center;gap:34px}
.site-nav a{font-family:var(--f-sans);text-transform:uppercase;letter-spacing:.16em;font-size:.74rem;font-weight:600;color:var(--navy)}
.site-nav a:hover{color:var(--blue)}
.phone-btn{font-family:var(--f-sans);text-transform:uppercase;letter-spacing:.12em;font-weight:600;font-size:.72rem;padding:12px 22px;background:var(--blue);color:#fff!important;white-space:nowrap}
.phone-btn:hover{background:var(--navy)}

/* hero */
.hero{position:relative;min-height:90vh;display:flex;align-items:center;justify-content:center;text-align:center;color:#fff;padding:90px 28px;overflow:hidden;
  background:url('/assets/img/hero.jpg');
  background-size:cover;background-position:center}
.hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center;z-index:0;opacity:0;transition:opacity 1.4s ease}
.hero-video.on{opacity:1}
.hero:before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(rgba(15,38,64,.52),rgba(15,38,64,.80))}
.hero-inner{max-width:820px;position:relative;z-index:2}
.hero h1{color:#fff;font-weight:500;font-size:clamp(2.6rem,5.6vw,4.4rem);text-shadow:0 2px 30px rgba(8,22,40,.55);margin-bottom:.3em}
.hero p.sub{font-size:1.18rem;color:#fff;max-width:600px;margin:0 auto 2em;font-weight:400;text-shadow:0 1px 16px rgba(8,22,40,.6)}

/* meet tirzo */
.meet{display:grid;grid-template-columns:0.85fr 1fr;gap:60px;align-items:center}
.meet-photo{position:relative}
.meet-photo img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:top center}
.meet-photo:before{content:"";position:absolute;inset:18px -18px -18px 18px;border:1px solid var(--blue);z-index:-1}
.rule{width:54px;height:2px;background:var(--blue);margin:0 0 26px}
.signature{font-family:var(--f-sans);font-weight:600;font-size:1.05rem;letter-spacing:.03em;color:var(--navy);margin:.3em 0 .2em}
.meet-body p{color:var(--ink)}

/* image action cards (Home Search / Valuation / Connect) */
.actions{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:8px}
.action{position:relative;display:flex;align-items:center;justify-content:center;min-height:300px;color:#fff;text-align:center;overflow:hidden}
.action img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .55s ease;z-index:0}
.action:after{content:"";position:absolute;inset:0;background:linear-gradient(rgba(18,45,72,.30),rgba(18,45,72,.58));z-index:1;transition:.3s}
.action span{position:relative;z-index:2;font-family:var(--f-sans);text-transform:uppercase;letter-spacing:.2em;font-weight:600;font-size:.92rem}
.action:hover img{transform:scale(1.06)}
.action:hover:after{background:linear-gradient(rgba(23,58,92,.4),rgba(23,58,92,.66))}

/* image band (over interior) */
.band{position:relative;color:#fff;text-align:center;
  background:linear-gradient(rgba(18,45,72,.62),rgba(18,45,72,.70)),url('/assets/img/interior-lux.jpg');
  background-size:cover;background-position:center;background-attachment:fixed}
.band h2{color:#fff}
.values{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;margin-top:14px}
.value .num{font-family:var(--f-serif);font-size:2.4rem;color:#fff;line-height:1;margin-bottom:.2em;opacity:.95}
.value h3{color:#fff;font-size:1.15rem;margin-bottom:.3em}
.value p{color:rgba(255,255,255,.85);font-size:.96rem;margin:0}

/* areas */
.areas{display:flex;flex-wrap:wrap;gap:14px;margin-top:30px}
.areas span{font-family:var(--f-sans);text-transform:uppercase;letter-spacing:.14em;font-size:.74rem;font-weight:600;color:var(--navy);border:1px solid var(--line);background:var(--bg-soft);padding:12px 20px}

/* testimonials */
.tnls{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;margin-top:42px}
.tnl{background:var(--white);border:1px solid var(--line);padding:34px 30px}
.tnl .stars{color:var(--blue);letter-spacing:.18em;font-size:.9rem;margin-bottom:14px}
.tnl p{font-family:var(--f-serif);font-style:italic;font-size:1.06rem;color:var(--ink);line-height:1.6}
.tnl cite{display:block;margin-top:16px;font-style:normal;font-family:var(--f-sans);text-transform:uppercase;letter-spacing:.14em;font-size:.72rem;font-weight:600;color:var(--blue)}

/* blog list */
.post-list{list-style:none;padding:0;margin:34px 0 0;border-top:1px solid var(--line)}
.post-list li{padding:22px 0;border-bottom:1px solid var(--line);display:flex;justify-content:space-between;gap:20px;align-items:baseline}
.post-list li a{font-family:var(--f-serif);font-size:1.2rem;color:var(--navy)}
.post-list li a:hover{color:var(--blue)}
.post-list li span{color:var(--muted);font-size:.82rem;text-transform:uppercase;letter-spacing:.12em;white-space:nowrap}

/* photo CTA */
.cta-photo{position:relative;color:#fff;text-align:center;
  background:linear-gradient(rgba(18,45,72,.55),rgba(18,45,72,.68)),url('/assets/img/interior-living.jpg');
  background-size:cover;background-position:center}
.cta-photo h2{color:#fff}
.cta-photo p{color:rgba(255,255,255,.9);max-width:540px;margin:0 auto 1.8em}

/* prose / post */
.prose{max-width:var(--prose);margin:0 auto}
.post-eyebrow a{font-family:var(--f-sans);text-transform:uppercase;letter-spacing:.18em;font-size:.72rem;font-weight:600;color:var(--blue)}
.post h1{font-size:clamp(2rem,4vw,2.9rem)}
.post-meta{color:var(--muted);font-size:.82rem;text-transform:uppercase;letter-spacing:.14em;margin-bottom:1.8em}
.post p{color:var(--ink)}
.post h2{font-size:1.7rem;margin-top:1.5em}
.post blockquote{margin:1.5em 0;padding:.5em 0 .5em 1.3em;border-left:2px solid var(--blue);color:var(--muted);font-family:var(--f-serif);font-style:italic;font-size:1.1rem}
.post hr{border:none;border-top:1px solid var(--line);margin:2.4em 0}

/* contact form */
.lead-form{display:grid;gap:14px;max-width:480px;margin-top:26px}
.lead-form input,.lead-form textarea{width:100%;padding:14px 16px;border:1px solid var(--line);background:var(--white);font:inherit;color:var(--ink)}
.lead-form input:focus,.lead-form textarea:focus{outline:none;border-color:var(--blue)}
.lead-form .btn{justify-self:start;cursor:pointer}
.consent{display:grid;grid-template-columns:auto 1fr;gap:10px;align-items:start;font-size:.82rem;line-height:1.5;color:var(--muted)}
.consent input{width:18px;height:18px;padding:0;margin:2px 0 0;border:1px solid var(--line);accent-color:var(--blue)}
.consent a{color:var(--blue-deep);text-decoration:underline}
.form-fineprint{font-size:.78rem;color:var(--muted);margin:2px 0 0}

/* footer */
.site-footer{background:#fff;color:var(--ink);border-top:1px solid var(--line);padding:62px 0 36px;font-size:.9rem}
.site-footer a{color:var(--ink)}
.site-footer a:hover{color:var(--blue)}
.feyebrow{display:block;text-transform:uppercase;letter-spacing:.2em;font-size:.68rem;color:var(--muted);font-weight:600;margin-bottom:10px}
.foot-top{display:flex;justify-content:space-between;align-items:flex-start;gap:30px;flex-wrap:wrap}
.foot-broker{height:52px;width:auto;margin-bottom:18px}
.foot-name{font-family:var(--f-serif);font-size:1.9rem;color:var(--navy);letter-spacing:.02em;margin-bottom:24px}
.foot-cols{display:flex;gap:56px;flex-wrap:wrap;line-height:1.9}
.foot-social{display:flex;gap:12px;flex-wrap:wrap}
.foot-social a{display:flex;align-items:center;justify-content:center;width:42px;height:42px;border-radius:999px;background:var(--blue);color:#fff!important;font-size:1rem;transition:.18s}
.foot-social a:hover{background:var(--navy)}
.foot-rule{border:none;border-top:1px solid var(--line);margin:38px 0}
.foot-links{display:flex;gap:48px;flex-wrap:wrap;margin-bottom:28px}
.foot-links > div{display:flex;align-items:center;gap:16px;flex-wrap:wrap}
.foot-links .feyebrow{margin:0}
.foot-links a{font-size:.78rem;text-transform:uppercase;letter-spacing:.08em}
.foot-disclaimer{color:var(--muted);font-size:.78rem;max-width:780px;margin:0 0 24px;line-height:1.6}
.foot-bottom{display:flex;justify-content:space-between;align-items:center;gap:20px;flex-wrap:wrap}
.foot-compliance{height:42px;width:auto}
.foot-copy{color:var(--muted);font-size:.76rem;margin:0}
@media(max-width:760px){.foot-top{flex-direction:column}.foot-links{flex-direction:column;gap:22px}}

@media(max-width:880px){
  .meet{grid-template-columns:1fr;gap:34px}
  .meet-photo:before{display:none}
  .values,.actions,.tnls{grid-template-columns:1fr}
  .band{background-attachment:scroll}
  .section{padding:64px 0}
  .site-header{flex-wrap:wrap;gap:12px;padding:12px 20px}
  .site-nav{order:3;width:100%;justify-content:center;gap:18px;flex-wrap:wrap}
}

/* neighborhood cards */
.nb-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;margin-top:38px}
.nb{background:var(--white);border:1px solid var(--line);overflow:hidden}
.nb-photo{position:relative;aspect-ratio:3/2;overflow:hidden}
.nb-photo img{width:100%;height:100%;object-fit:cover;transition:transform .5s ease}
.nb:hover .nb-photo img{transform:scale(1.05)}
.nb-rating{position:absolute;top:14px;right:14px;background:var(--blue);color:#fff;font-family:var(--f-sans);font-weight:700;font-size:1.05rem;line-height:1;padding:8px 12px}
.nb-rating small{font-size:.6rem;font-weight:600;opacity:.85}
.nb-body{padding:20px 22px}
.nb-body h3{margin:0 0 .3em;font-size:1.3rem}
.nb-body p{margin:0;color:var(--muted);font-size:.95rem}
@media(max-width:880px){.nb-grid{grid-template-columns:1fr}}

/* blog cards (thumbnail + title at bottom) */
.bgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;margin-top:38px}
.bcard{display:flex;flex-direction:column;background:#fff;border:1px solid var(--line);overflow:hidden;text-decoration:none;transition:box-shadow .2s ease,transform .2s ease}
.bcard:hover{box-shadow:0 14px 36px rgba(23,58,92,.15);transform:translateY(-3px)}
.bcard-photo{aspect-ratio:3/2;overflow:hidden;background:var(--bg-soft)}
.bcard-photo img{width:100%;height:100%;object-fit:cover;transition:transform .5s ease}
.bcard:hover .bcard-photo img{transform:scale(1.05)}
.bcard-body{padding:18px 20px;display:flex;flex-direction:column;gap:8px;flex:1}
.bcard-date{font-family:var(--f-sans);text-transform:uppercase;letter-spacing:.12em;font-size:.66rem;color:var(--blue);font-weight:600}
.bcard h3{font-family:var(--f-serif);font-size:1.12rem;color:var(--navy);margin:0;line-height:1.28}
@media(max-width:880px){.bgrid{grid-template-columns:1fr}}

/* chat assistant */
#tqc-btn{position:fixed;right:22px;bottom:22px;z-index:50;background:var(--blue);color:#fff;border:none;border-radius:999px;padding:14px 24px;font-family:var(--f-sans);font-weight:600;letter-spacing:.08em;text-transform:uppercase;font-size:.72rem;box-shadow:0 8px 24px rgba(23,58,92,.3);cursor:pointer}
#tqc-btn:hover{background:var(--navy)}
#tqc{position:fixed;right:22px;bottom:22px;z-index:51;width:360px;max-width:calc(100vw - 32px);height:520px;max-height:calc(100vh - 40px);background:#fff;border:1px solid var(--line);border-radius:16px;box-shadow:0 18px 50px rgba(23,58,92,.28);display:flex;flex-direction:column;overflow:hidden}
#tqc[hidden]{display:none}
.tqc-head{display:flex;justify-content:space-between;align-items:center;background:var(--navy);color:#fff;padding:14px 18px;font-family:var(--f-serif);font-size:1.1rem}
.tqc-head button{background:none;border:none;color:#fff;font-size:1.5rem;line-height:1;cursor:pointer}
#tqc-log{flex:1;overflow-y:auto;padding:16px;display:flex;flex-direction:column;gap:10px;background:var(--bg-soft)}
.tqc-m{padding:10px 13px;border-radius:12px;font-size:.92rem;line-height:1.5;max-width:86%}
.tqc-assistant{background:#fff;border:1px solid var(--line);align-self:flex-start}
.tqc-user{background:var(--blue);color:#fff;align-self:flex-end}
.tqc-book{display:block;text-align:center;background:var(--blue);color:#fff;padding:11px;font-family:var(--f-sans);text-transform:uppercase;letter-spacing:.1em;font-size:.7rem;font-weight:600}
.tqc-book:hover{background:var(--blue-deep);color:#fff}
#tqc-form{display:flex;border-top:1px solid var(--line)}
#tqc-in{flex:1;border:none;padding:14px;font:inherit;outline:none;color:var(--ink)}
#tqc-form button{border:none;background:var(--navy);color:#fff;padding:0 20px;font-family:var(--f-sans);font-weight:600;text-transform:uppercase;letter-spacing:.08em;font-size:.7rem;cursor:pointer}