/* TC West Realty Group — site styles. Phone first; desktop from 900px. */
:root{
  --bone:#F5F3EE; --white:#FFFFFF; --ink:#141414; --ink-2:#3d3b37; --muted:#6A6760;
  --line:#E4E1DA; --dash:#CFCAC0; --gold:#C5944B; --gold-text:#946A2E;
  --font:"Urbanist","Helvetica Neue",Arial,sans-serif;
  --r:14px; --gutter:20px; --tabbar:72px;
  color-scheme:light;
}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{margin:0;background:var(--bone);color:var(--ink);font:400 17px/1.5 var(--font);-webkit-font-smoothing:antialiased;padding-bottom:calc(var(--tabbar) + env(safe-area-inset-bottom,0px))}
img{max-width:100%;display:block}
a{color:inherit}
a:hover{color:var(--gold-text)}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px;border-radius:4px}
h1,h2,h3{margin:0;line-height:1.05;letter-spacing:-.02em;text-wrap:balance}
p{margin:0}
.lt{font-weight:300}
.wrap{max-width:1280px;margin-inline:auto;padding-inline:var(--gutter)}
.row{display:flex;flex-wrap:wrap;gap:10px}
.lede{font-size:19px;line-height:1.45;color:var(--ink-2);max-width:36ch}
.eyebrow{font-size:13px;font-weight:700;letter-spacing:.14em;text-transform:uppercase}
.gold{color:var(--gold)}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;min-height:48px;padding:0 20px;border-radius:12px;font:700 16px var(--font);text-decoration:none;border:1.5px solid transparent;cursor:pointer}
.btn.lg{min-height:54px;padding:0 26px}
.btn.block{width:100%}
.btn.dark{background:var(--ink);color:var(--bone)}
.btn.dark:hover{color:var(--gold)}
.btn.line{border-color:var(--ink);background:transparent;color:var(--ink)}
.btn.gold{background:var(--gold);color:var(--ink)}
.btn.gold:hover{filter:brightness(1.06);color:var(--ink)}
.btn svg{width:18px;height:18px;fill:none;stroke:currentColor;stroke-width:2}

/* header */
.top{position:sticky;top:0;z-index:20;background:rgba(245,243,238,.94);backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px)}
.top-in{display:flex;align-items:center;justify-content:space-between;min-height:64px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none}
.brand img{width:34px;height:auto}
.brand-t{display:grid;gap:2px}
.brand .nm{font-size:16px;line-height:1.1}
.brand .nm b{font-weight:800}
.brand .bk{font-size:11px;color:var(--muted)}
.topnav{display:none}

/* bottom tab bar (phones) */
.tabbar{position:fixed;left:0;right:0;bottom:0;z-index:30;display:grid;grid-template-columns:repeat(5,1fr);background:var(--white);border-top:1px solid var(--line);padding:6px 8px calc(8px + env(safe-area-inset-bottom,0px))}
.tabbar a{display:flex;flex-direction:column;align-items:center;gap:3px;padding:6px 0;text-decoration:none;font-size:12px;font-weight:500;color:var(--muted);min-height:48px;justify-content:center}
.tabbar svg{width:22px;height:22px;fill:none;stroke:currentColor;stroke-width:2}
.tabbar a[aria-current=page]{color:var(--ink);font-weight:700}
.tabbar a[aria-current=page] svg{stroke:var(--gold)}

/* hero */
.hero{display:grid;gap:24px;padding-block:20px 32px}
.hero-copy{display:grid;gap:22px;justify-items:start}
.hero-w{width:104px;height:auto}
.hero h1{font-size:clamp(46px,11vw,104px);font-weight:800;line-height:.95}
.hero h1 .lt,.hero h1 .bd{display:block}

/* proof panel */
.proof{margin:0;background:var(--ink);color:var(--bone);border-radius:20px;padding:18px 12px;display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:8px}
.proof > div{display:grid;gap:4px;text-align:center;align-content:start}
.proof dt{font-size:36px;font-weight:300;line-height:1;color:var(--gold)}
.proof dd{margin:0;font-size:12px;line-height:1.3;color:#cfcac0}

/* recently sold (staged; shows when SOLD_PHOTOS has entries) */
.sold{display:grid;gap:16px;padding-block:8px 28px}
.sold-row{display:grid;grid-auto-flow:column;grid-auto-columns:78%;gap:12px;overflow-x:auto;scroll-snap-type:x mandatory;padding-bottom:4px}
.sold-card{margin:0;background:var(--white);border-radius:18px;overflow:hidden;scroll-snap-align:start}
.sold-card img{display:block;width:100%;aspect-ratio:4/3;object-fit:cover}
.sold-card figcaption{padding:12px 14px;display:grid;gap:2px}
.sold-card figcaption span{font-size:14px;color:var(--muted)}

/* bands */
.band{padding-block:28px}
.band.white{background:var(--white)}
.split{display:grid;gap:18px}
.label{display:flex;align-items:center;gap:10px;font-size:13px;font-weight:700;letter-spacing:.14em;text-transform:uppercase}
.v polyline{fill:none;stroke:var(--gold);stroke-width:2.5}
.grid3{display:grid}
.item{border-top:1px solid var(--line);padding-block:16px;display:grid;gap:4px;align-content:start}
.item h3{font-size:24px;font-weight:700}
.item p{color:var(--muted);font-size:16px}
.item p+p{margin-top:8px}.item p b{color:var(--ink);font-weight:600}
.grid4{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:10px}
.card{background:var(--white);border-radius:16px;padding:18px;display:grid;gap:8px;align-content:start}
.card .num{font-size:32px;font-weight:300;color:var(--gold-text);line-height:1}
.card h3{font-size:17px;font-weight:700}
.card p{font-size:14px;line-height:1.4;color:var(--muted)}

/* team band */
.teamband{background:var(--ink);color:var(--bone);border-radius:20px;padding:24px;display:grid;gap:18px;margin-block:8px 28px}
.tb-left{display:grid;gap:14px}
.faces{display:flex}
.faces img,.faces .face-w{width:56px;height:56px;border-radius:50%;object-fit:cover;object-position:50% 20%;border:3px solid var(--ink)}
.faces > *+*{margin-left:-14px}
.face-w{background:#2a2926;display:flex;align-items:center;justify-content:center}
.faces .face-w img{width:24px;height:auto;border:0;border-radius:0;object-fit:contain}
.tb-line{font-size:22px;font-weight:700;line-height:1.25;margin-top:6px}

/* page heads */
.pagehead{padding-block:24px 24px;display:grid;gap:12px}
.pagehead h1{font-size:clamp(40px,8vw,80px);font-weight:800}

/* team */
.agents{display:grid;gap:12px}
.agent-card{display:flex;align-items:center;gap:14px;background:var(--white);border-radius:18px;padding:14px;text-decoration:none}
.ac-photo{width:88px;height:88px;border-radius:14px;object-fit:cover;object-position:50% 20%;flex:none}
.ph-w{background:var(--ink);display:flex;align-items:center;justify-content:center}
.ph-w img{width:44%;height:auto}
.ac-body{flex-grow:1;display:flex;align-items:center;justify-content:space-between;gap:10px;min-width:0}
.ac-body > div{display:grid;gap:3px;min-width:0}
.ac-body h2{font-size:20px;font-weight:700}
.role{font-size:14px;font-weight:600;color:var(--gold-text)}
.role.lg{font-size:17px}
.area{font-size:13px;color:var(--muted)}
.chev polyline{fill:none;stroke:var(--gold);stroke-width:2.5}
.chev{flex:none}
.dashed{border:1.5px dashed var(--dash);border-radius:18px;padding:22px;display:grid;gap:8px;margin-block:24px 40px;align-content:center}
.dashed h2{font-size:19px;font-weight:700;letter-spacing:0}
.dashed p{color:var(--muted);font-size:15px}
.dashed a{font-weight:700;font-size:15px}

/* agent page */
.agent{display:grid;gap:24px;padding-block:8px 48px}
.agent-side{display:grid;gap:12px;align-content:start}
.who{display:grid;gap:6px;text-align:center;padding-block:4px 6px}
.who h1{font-size:38px;font-weight:800}
.who-d{display:none}
.agent-photo{position:relative;justify-self:center;width:180px}
.ap-img{width:180px;height:180px;border-radius:50%;object-fit:cover;object-position:50% 20%}
.badge{position:absolute;right:4px;bottom:8px;width:50px;height:50px;border-radius:50%;background:var(--ink);border:3px solid var(--bone);display:flex;align-items:center;justify-content:center}
.badge img{width:26px;height:auto}
.acts{display:grid;gap:8px}
.acts.cols4{grid-template-columns:repeat(4,minmax(0,1fr))}
.acts.cols3{grid-template-columns:repeat(3,minmax(0,1fr))}
.act{min-height:76px;border-radius:16px;background:var(--white);display:flex;flex-direction:column;align-items:center;justify-content:center;gap:6px;text-decoration:none;font-size:13px;font-weight:700}
.act svg{width:22px;height:22px;fill:none;stroke:var(--ink);stroke-width:2}
.act svg .dot{fill:var(--ink);stroke:none}
.act.primary{background:var(--ink);color:var(--bone)}
.act.primary svg{stroke:var(--gold)}
.act.primary:hover{color:var(--gold)}
.agent-main{display:grid;gap:12px;align-content:start}
.back{display:none;font-weight:600;font-size:15px;text-decoration:none}
.agent-main h2.who-d{font-size:72px;font-weight:800}
.meta{font-size:14px;color:var(--muted)}
.bio{font-size:17px;line-height:1.6;color:var(--ink-2);background:var(--white);border-radius:18px;padding:20px;margin-top:8px;display:grid;gap:12px}
.igcard{display:flex;align-items:center;gap:14px;background:var(--white);border-radius:18px;padding:18px 20px;text-decoration:none;font-size:15px}
.igcard > svg:first-child{width:28px;height:28px;fill:none;stroke:var(--ink);stroke-width:2;flex:none}
.igcard > svg:first-child .dot{fill:var(--ink);stroke:none}
.igcard span{flex-grow:1}

/* message form */
.msg{background:var(--ink);color:var(--bone);border-radius:20px;padding:20px;display:grid;gap:12px;margin-top:8px}
.msg h2{font-size:22px;font-weight:700;letter-spacing:0}
.f2{display:grid;gap:12px}
.msg label{display:grid;gap:4px;font-size:13px;color:#bdb9b0}
.msg input:not([type=checkbox]),.msg textarea{font:400 16px var(--font);color:var(--ink);background:var(--white);border:0;border-radius:10px;padding:12px;width:100%}
.msg textarea{resize:vertical;min-height:84px}
.msg .consent{display:flex;gap:10px;align-items:flex-start;font-size:12px;line-height:1.45}
.msg .consent input{margin-top:2px;width:18px;height:18px;accent-color:var(--gold);flex:none}
.formnote{font-size:15px;color:var(--gold)}

/* listings */
.filters{display:flex;gap:6px;flex-wrap:wrap}
.filters button{font:600 15px var(--font);padding:10px 16px;border-radius:999px;border:0;background:var(--white);color:var(--ink);cursor:pointer;min-height:44px}
.filters button[aria-selected=true]{background:var(--ink);color:var(--bone);font-weight:700}
.lgrid{display:grid;gap:14px;padding-bottom:40px}
.lgrid[hidden]{display:none}
.lgrid .dashed{margin:0}
.lcard{background:var(--white);border-radius:18px;overflow:hidden}
.lcard img{width:100%;aspect-ratio:3/2;object-fit:cover}
.lc-body{padding:16px;display:grid;gap:4px}
.lc-top{display:flex;justify-content:space-between;align-items:baseline;gap:10px}
.price{font-size:26px;font-weight:800}
.tag{font-size:12px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--gold-text)}
.lcard h3{font-size:17px;font-weight:600;letter-spacing:0}
.lcard p{font-size:14px;color:var(--muted)}

/* footer */
.foot{border-top:1px solid var(--line);padding-block:28px}
.foot-in{display:grid;gap:18px;font-size:13px;line-height:1.55;color:var(--muted)}
.foot-a{display:grid;gap:10px}
.foot-brand{display:flex;align-items:center;gap:12px;font-size:19px;color:var(--ink)}
.foot-brand img{width:40px;height:auto}
.foot-brand .lt{font-weight:400}.foot-brand b{font-weight:700}
.foot-b{display:grid;gap:6px}
.foot-b strong{color:var(--ink);font-weight:600}
.foot-b a.trec{font-size:14px;color:var(--ink)} /* TREC 531.20: at least 10pt on the homepage */

/* ---------- desktop ---------- */
@media (min-width:900px){
  :root{--gutter:64px;--tabbar:0px}
  .tabbar{display:none}
  .top-in{min-height:84px}
  .brand img{width:42px;height:auto}
  .brand .nm{font-size:18px}
  .topnav{display:flex;align-items:center;gap:36px;font-weight:600;font-size:16px}
  .topnav a:not(.btn){text-decoration:none;padding-block:4px;border-bottom:2px solid transparent}
  .topnav a[aria-current=page]{border-color:var(--gold)}
  .hero{padding-block:40px 48px}
  .hero-copy{grid-template-columns:auto 1fr auto;align-items:center;column-gap:28px;row-gap:24px;align-content:center;justify-items:start}
  .hero-w{width:112px;grid-column:1;grid-row:1}
  .hero h1{grid-column:2;grid-row:1;font-size:clamp(56px,5.4vw,84px);white-space:nowrap}
  .hero h1 .lt,.hero h1 .bd{display:block}
  .hero .lede{grid-column:1 / 3;grid-row:2;max-width:40ch}
  .hero .row{grid-column:3;grid-row:1 / 3;justify-self:end;align-self:center;flex-direction:column;align-items:stretch;gap:14px;min-width:300px}
  .proof{border-radius:28px;padding:36px 40px;grid-template-columns:1fr;gap:0;align-content:center}
  .proof > div{grid-template-columns:120px 1fr;align-items:center;gap:20px;padding-block:22px;border-top:1px solid #2e2d2a;text-align:left}
  .proof > div:first-child{border-top:0}
  .proof dt{font-size:64px}
  .proof dd{font-size:16px}
  .lede{font-size:22px}
  .hero-card{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:28px;background:var(--ink);border-radius:28px;min-height:420px}
  .hero-card > img{width:240px;height:auto}
  .pills{display:flex;gap:8px}
  .pills span{border:1px solid #3a3935;color:var(--bone);padding:8px 14px;border-radius:999px;font-size:14px;font-weight:600}
  .band{padding-block:48px}
  .split{gap:20px}
  .grid3{grid-template-columns:repeat(3,minmax(0,1fr));gap:40px}
  .sold{padding-block:8px 48px}
  .sold-row{grid-auto-flow:row;grid-auto-columns:auto;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px;overflow:visible}
  .item{padding-top:20px}
  .item h3{font-size:30px}
  .item p{font-size:17px}
  .grid4{grid-template-columns:repeat(4,minmax(0,1fr));gap:16px}
  .card{padding:24px;border-radius:20px}
  .card .num{font-size:40px}
  .card h3{font-size:19px}
  .card p{font-size:15px}
  .teamband{grid-template-columns:1fr auto;align-items:center;padding:40px 48px;border-radius:28px;margin-block:0 48px}
  .tb-left{grid-template-columns:auto 1fr;align-items:center;gap:28px}
  .faces img,.faces .face-w{width:72px;height:72px}
  .faces > *+*{margin-left:-18px}
  .tb-line{font-size:28px}
  .pagehead{padding-block:56px 40px}
  .ph-row{grid-template-columns:1fr auto;align-items:end}
  .agents{grid-template-columns:repeat(3,minmax(0,1fr));gap:24px}
  .agent-card{flex-direction:column;align-items:stretch;padding:0;border-radius:24px;overflow:hidden;gap:0}
  .ac-photo{width:100%;height:380px;border-radius:0}
  .ac-body{padding:22px 24px}
  .ac-body h2{font-size:24px}
  .dashed{margin-block:40px 72px}
  .agent{grid-template-columns:5fr 6fr;gap:48px;padding-block:32px 72px}
  .agent-photo{width:100%;justify-self:stretch}
  .ap-img{width:100%;height:520px;border-radius:28px}
  .badge{left:20px;right:auto;bottom:20px;width:64px;height:64px}
  .badge img{width:34px}
  .act{min-height:84px;border-radius:18px;font-size:14px}
  .back{display:inline-block}
  .who{display:none}
  .who-d{display:block}
  .agent-main h2.who-d{display:block}
  .bio{background:none;padding:0;font-size:19px}
  .f2{grid-template-columns:1fr 1fr}
  .msg{padding:24px;border-radius:22px}
  .lgrid{grid-template-columns:repeat(3,minmax(0,1fr));gap:24px;padding-bottom:72px}
  .lgrid .dashed{grid-column:span 2;padding:40px}
  .lcard{border-radius:24px}
  .foot-in{grid-template-columns:1fr auto;align-items:end}
  .foot-b{text-align:right}
}
@media (prefers-reduced-motion:reduce){*{scroll-behavior:auto!important}}

/* form extras */
[hidden]{display:none!important}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.formsub{font-size:14px;color:#bdb9b0;margin-top:-6px}
.formnote.ok{color:#9fd3a8}
.msg button[disabled]{opacity:.7;cursor:wait}
.msg{scroll-margin-top:96px}

/* contact sheet (computers) */
.sheet{position:fixed;inset:0;z-index:50;background:rgba(20,20,20,.45);display:flex;align-items:center;justify-content:center;padding:20px}
.sheet-card{position:relative;background:var(--white);border-radius:22px;padding:28px;max-width:420px;width:100%;display:grid;gap:10px}
.sheet-card h2{font-size:26px;font-weight:800}
.sheet-num{font-size:30px;font-weight:300;letter-spacing:.01em;user-select:all}
.sheet-hint{font-size:15px;color:var(--muted);margin-bottom:6px}
.sheet-x{position:absolute;top:12px;right:14px;width:40px;height:40px;border:0;background:none;font-size:28px;line-height:1;cursor:pointer;color:var(--muted)}

/* agent contact card */
.contact{display:grid;background:var(--white);border-radius:18px;padding:6px 20px;margin-top:8px}
.crow{display:flex;align-items:center;gap:14px;padding:14px 0;text-decoration:none;min-width:0}
.crow + .crow{border-top:1px solid var(--line)}
.crow > svg{width:24px;height:24px;flex:none;fill:none;stroke:var(--gold-text);stroke-width:2}
.crow > svg .dot{fill:var(--gold-text);stroke:none}
.crow span{display:grid;gap:2px;font-size:18px;font-weight:600;min-width:0;overflow-wrap:anywhere}
.crow small{font-size:12px;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.crow.big span{font-size:26px;font-weight:800;letter-spacing:-.01em}
@media (min-width:900px){
  .contact{padding:8px 24px;margin-top:4px}
  .crow.big span{font-size:30px}
  .crow span{font-size:20px}
}

/* stat under a what-we-do item */
.stat{display:flex;align-items:center;gap:14px;margin-top:18px;padding-top:16px;border-top:1px solid var(--line)}
.stat-n{font-size:44px;font-weight:700;line-height:1;color:var(--gold-text);letter-spacing:-.02em}
.stat-l{font-size:13px;line-height:1.35;color:var(--muted);font-weight:500}

/* How we do it: step flow by transaction type */
.flow{display:grid;gap:16px}
.flow-lede{font-size:18px;line-height:1.45;color:var(--ink);font-weight:500;max-width:46ch}
.flow-tabs{flex-wrap:nowrap;overflow-x:auto;scrollbar-width:none;margin-inline:calc(var(--gutter) * -1);padding-inline:var(--gutter)}
.flow-tabs::-webkit-scrollbar{display:none}
.flow-tabs button{flex:none}
.promise{font-size:15px;font-weight:600;color:var(--gold-text);margin-bottom:12px}
.steps{list-style:none;margin:0;padding:0;display:grid;background:var(--white);border-radius:16px;padding:8px 18px}
.steps li{display:grid;grid-template-columns:40px 1fr;column-gap:12px;row-gap:2px;padding:14px 0;border-top:1px solid var(--line);position:relative}
.steps li:first-child{border-top:0}
.steps .sn{grid-row:1 / 3;font-size:24px;font-weight:300;color:var(--gold-text);line-height:1.05}
.steps h3{font-size:17px;font-weight:700}
.steps p{font-size:14px;line-height:1.45;color:var(--muted)}
@media (min-width:900px){
  .split.full{grid-template-columns:1fr;gap:20px}
  .flow{gap:20px}
  .flow-top{display:flex;justify-content:space-between;align-items:end;gap:24px}
  .flow-lede{font-size:20px}
  .flow-tabs{margin-inline:0;padding-inline:0;flex-wrap:wrap}
  .promise{font-size:16px;margin-bottom:14px}
  .steps{grid-template-columns:repeat(5,minmax(0,1fr));gap:12px;background:none;padding:0;border-radius:0}
  .steps li{grid-template-columns:1fr;align-content:start;background:var(--white);border-radius:20px;padding:22px;border:0;row-gap:8px}
  .steps .sn{grid-row:auto;font-size:36px}
  .steps h3{font-size:18px;line-height:1.2}
  .steps p{font-size:15px}
  .steps li:not(:last-child)::after{content:"";position:absolute;top:40px;right:-12px;width:12px;height:2px;background:var(--gold)}
}

/* Agent page, desktop: photo and contact buttons stay in view while the bio and form scroll */
@media (min-width:900px){
  .agent{align-items:start}
  .agent-side{position:sticky;top:104px}
  .ap-img{height:min(520px, calc(100vh - 330px));min-height:340px}
}

/* Google reviews (loaded live from /api/reviews) */
.reviews{display:grid;gap:16px;padding-block:8px 32px}
.rv-head{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:8px 16px}
.rv-score{display:inline-flex;align-items:center;gap:6px;text-decoration:none;font-size:15px;color:var(--ink)}
.rv-score b{font-size:17px}
.rv-score span:last-child{color:var(--muted)}
.rv-score.big{font-size:17px}.rv-score.big b{font-size:26px}
.rv-stars{color:var(--gold);letter-spacing:1px}
.rv-grid{display:grid;gap:12px}
.rv{background:var(--white);border-radius:18px;padding:18px 20px;display:grid;gap:10px;align-content:start;margin:0}
.rv blockquote{margin:0;font-size:16px;line-height:1.55;color:var(--ink-2)}
.rv .rv-more{border:0;background:none;padding:0;font:600 14px var(--font);color:var(--gold-text);cursor:pointer;justify-self:start}
.rv figcaption{display:flex;justify-content:space-between;gap:8px;font-size:13px;color:var(--muted)}
.rv figcaption b{color:var(--ink);font-weight:700}
.rv figcaption a{color:inherit}
.rv-links{justify-content:flex-start}
.rv-cta{margin-block:16px 40px}
.rv-wait{color:var(--muted)}
.agent-reviews{display:grid;gap:12px;margin-top:8px}
@media (min-width:900px){
  .reviews{padding-block:8px 48px}
  .rv-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}
  .rv-grid.one{grid-template-columns:1fr}
  .reviews.page .rv-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
  .rv{padding:24px;border-radius:22px}
}

/* Google rating badge */
.g-badge{display:inline-flex;align-items:center;gap:10px;background:var(--white);border:1px solid var(--line);border-radius:14px;padding:8px 14px;text-decoration:none;color:var(--ink);min-height:54px}
.g-badge:hover{border-color:var(--gold);color:var(--ink)}
.g-logo{width:26px;height:26px;flex:none}
.g-txt{display:grid;grid-template-columns:auto auto;column-gap:8px;align-items:center;line-height:1.1}
.g-txt b{font-size:20px;font-weight:800}
.g-txt .rv-stars{font-size:15px}
.g-txt small{grid-column:1 / -1;font-size:12px;color:var(--muted);margin-top:2px}
.g-badge.big{padding:10px 18px}.g-badge.big .g-logo{width:32px;height:32px}.g-badge.big .g-txt b{font-size:26px}
.hero .row{align-items:center}
@media (min-width:900px){.hero .row{align-items:stretch}.hero .row .g-badge{justify-content:center}}

/* Floating W badge + rising hearts (like reactions on a live story) */
button.badge{padding:0;cursor:pointer;font:inherit}
.badge{z-index:2;animation:wbob 3.2s ease-in-out infinite;transform-origin:50% 100%}
.badge:hover,.badge:focus-visible{animation-play-state:paused;transform:scale(1.08)}
.badge.pop{animation:wpop .35s ease-out}
@keyframes wbob{0%,100%{transform:translateY(0)}50%{transform:translateY(-5px)}}
@keyframes wpop{0%{transform:scale(1)}40%{transform:scale(1.18)}100%{transform:scale(1)}}
.ac-ph{position:relative;flex:none;display:block}
.badge.sm{width:32px;height:32px;right:-6px;bottom:-6px;border-width:2px}
.badge.sm img{width:17px}
.float-fx{position:absolute;pointer-events:none;z-index:3;width:22px;height:22px;margin-left:-11px;animation:rise var(--dur,2.4s) cubic-bezier(.2,.6,.3,1) forwards}
.float-fx svg{width:100%;height:100%;display:block;filter:drop-shadow(0 2px 4px rgba(0,0,0,.25))}
@keyframes rise{0%{opacity:0;transform:translate(0,0) scale(.4)}12%{opacity:1;transform:translate(calc(var(--dx)*.15),-18px) scale(1)}100%{opacity:0;transform:translate(var(--dx),var(--rise,-170px)) rotate(var(--rot,0deg)) scale(.9)}}
@media (min-width:900px){.badge.sm{width:44px;height:44px;left:16px;right:auto;bottom:16px}.badge.sm img{width:24px}}
@media (prefers-reduced-motion:reduce){.badge,.float-fx{animation:none!important}.float-fx{display:none}}

/* TC West Developments teaser + page */
.devwrap{margin-block:4px 8px}
.devband{position:relative;overflow:hidden;display:grid;gap:18px;background:var(--ink);color:var(--bone);border-radius:20px;padding:26px 24px;text-decoration:none;
  background-image:linear-gradient(rgba(197,148,75,.07) 1px,transparent 1px),linear-gradient(90deg,rgba(197,148,75,.07) 1px,transparent 1px);background-size:28px 28px}
.devband .db-mark{position:absolute;right:-28px;bottom:-34px;width:170px;height:auto;opacity:.12;pointer-events:none}
.db-copy{position:relative;display:grid;gap:8px}
.db-h{font-size:26px;font-weight:700;line-height:1.15;color:#fff}
.band.white .steps li{background:var(--bone)}
.band.white .steps{background:var(--bone)}
.db-sub{color:rgba(245,243,238,.75);font-size:16px;max-width:46ch}
.devband .btn{position:relative;justify-self:start}
.devband:hover .btn{filter:brightness(1.06)}
.steps.six li:nth-child(3n)::after{display:none}
.devnote{font-size:15px;color:var(--muted);margin-top:4px}
.devlegal{font-size:13px;color:var(--muted);margin:-24px 0 40px}
.devlink{color:inherit}
@media (min-width:900px){
  .devwrap{margin-block:0 8px}
  .devband{grid-template-columns:1fr auto;align-items:center;padding:40px 48px;border-radius:28px}
  .devband .db-mark{right:220px;bottom:-40px;width:230px}
  .db-h{font-size:34px}
  .db-h .lt{display:block}
  .band.white .steps{background:none}
  .steps.six{grid-template-columns:repeat(3,minmax(0,1fr))}
  .devlegal{margin:-56px 0 72px}
}

/* Projects */
.pgrid{display:grid;gap:16px}
.pcard{display:grid;background:var(--bone);border-radius:20px;overflow:hidden;text-decoration:none;color:inherit}
.pc-cover{position:relative;aspect-ratio:16/10;background:var(--ink);display:grid;place-items:center;
  background-image:linear-gradient(rgba(197,148,75,.08) 1px,transparent 1px),linear-gradient(90deg,rgba(197,148,75,.08) 1px,transparent 1px);background-size:24px 24px}
.pc-cover img{width:100%;height:100%;object-fit:cover}
.pc-cover .pc-mark{width:38%;height:auto;opacity:.9;object-fit:contain}
.pc-status{position:absolute;left:14px;top:14px;background:var(--gold);color:var(--ink);font-size:12px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;padding:6px 10px;border-radius:999px}
.pc-body{display:grid;gap:4px;padding:18px 20px 20px}
.pc-body h3{font-size:22px;font-weight:700}
.pc-meta{color:var(--muted);font-size:15px}
.pc-now{font-size:14px;font-weight:600;color:var(--gold-text);margin-top:6px}
.pcard.pc-soon{border:1.5px dashed var(--dash);background:none;align-content:center}
.pc-link{font-weight:700;margin-top:8px}
.stages li{position:relative}
.st-tag{justify-self:start;font-size:12px;font-weight:700;letter-spacing:.06em;text-transform:uppercase;color:var(--muted);grid-column:2}
.st-tag.now{color:var(--ink);background:var(--gold);padding:4px 8px;border-radius:999px}
.stages li.done .sn,.stages li.done h3{opacity:.55}
.stages li.now{box-shadow:inset 0 0 0 2px var(--gold)}
.updates{display:grid;gap:16px}
.upd{background:var(--white);border-radius:18px;padding:20px;display:grid;gap:6px}
.upd time{font-size:13px;font-weight:700;color:var(--gold-text);letter-spacing:.06em;text-transform:uppercase}
.upd h3{font-size:19px;font-weight:700}.upd p{color:var(--muted)}
.upd img{width:100%;border-radius:12px;margin-top:6px}
.upd.empty{border:1.5px dashed var(--dash);background:none}
.upd.empty a{font-weight:700;margin-top:4px}
.devhead .back{font-weight:600;font-size:15px}
@media (min-width:900px){
  .pgrid{grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}
  .st-tag{grid-column:auto}
  .stages li.now{box-shadow:inset 0 0 0 2px var(--gold)}
}
.devlegal.solo{margin:20px 0 40px}
@media (min-width:900px){.devlegal.solo{margin:28px 0 64px}}

.devband .db-acts{position:relative;display:grid;gap:12px;justify-items:start}
.db-link{color:var(--bone);font-weight:600;font-size:15px;opacity:.85}
.db-link:hover{color:var(--gold);opacity:1}
.devhead .row{display:flex;flex-wrap:wrap;gap:12px;margin-top:6px}
@media (min-width:900px){.devband .db-acts{justify-items:center}}

/* ---- DRAFT: hero with Developments card ---- */
.soon{display:inline-block;justify-self:start;background:var(--gold);color:var(--ink);font-size:11px;font-weight:800;letter-spacing:.12em;text-transform:uppercase;padding:5px 10px;border-radius:999px}
.hero2{display:grid;gap:22px;padding-block:20px 32px}
.h2-copy{display:grid;gap:20px;justify-items:start}
.h2-acts{display:flex;flex-wrap:wrap;gap:12px;align-items:center}
.h2-dev{position:relative;overflow:hidden;display:grid;gap:10px;align-content:start;background:var(--ink);color:var(--bone);border-radius:20px;padding:24px;text-decoration:none;
  background-image:linear-gradient(rgba(197,148,75,.07) 1px,transparent 1px),linear-gradient(90deg,rgba(197,148,75,.07) 1px,transparent 1px);background-size:26px 26px}
.h2-dev:hover{color:var(--bone)}
.h2-mark{position:absolute;right:-24px;bottom:-30px;width:150px;height:auto;opacity:.13;pointer-events:none}
.h2-dev-h{font-size:26px;font-weight:700;line-height:1.15;color:#fff}
.h2-dev-p{color:rgba(245,243,238,.75);font-size:16px;max-width:34ch}
.h2-dev-link{font-weight:700;font-size:15px;color:var(--gold);margin-top:4px}
.h2-dev:hover .h2-dev-link{text-decoration:underline}
.pcard .soon{margin-bottom:6px}
@media (min-width:900px){
  .hero2{grid-template-columns:minmax(0,1fr) 400px;align-items:stretch;column-gap:48px;padding-block:48px 56px}
  .h2-copy{align-content:center}
  .hero2 h1{font-size:clamp(64px,6.4vw,96px)}
  .h2-dev{padding:36px;border-radius:28px;align-content:center;gap:12px}
  .h2-dev-h{font-size:34px}
  .h2-dev-h .lt{display:block}
  .h2-mark{width:210px;right:-30px;bottom:-40px}
}
@media (min-width:900px){.hero2 h1,.hero2 .lede,.hero2 .h2-acts{grid-column:auto;grid-row:auto}.hero2 .lede{max-width:34ch}}
/* ---- DRAFT: bigger W in the header ---- */
.top-in{min-height:76px}
.brand{gap:12px}
.brand img{width:50px}
.brand .nm{font-size:17px}
.brand .bk{font-size:11px}
.brand-t{padding-left:12px;border-left:1.5px solid var(--gold)}
.foot-brand img{width:60px;height:auto}
@media (min-width:900px){
  .top-in{min-height:108px}
  .brand{gap:16px}
  .brand img{width:78px}
  .brand .nm{font-size:22px}
  .brand .bk{font-size:12.5px}
  .brand-t{padding-left:16px}
}
/* ---- DRAFT v3: even bigger W, no broker line in header ---- */
.top-in{min-height:84px}
.brand img{width:62px}
.brand .nm{font-size:18px}
@media (min-width:900px){
  .top-in{min-height:128px}
  .brand{gap:20px}
  .brand img{width:104px}
  .brand .nm{font-size:24px}
  .brand-t{padding-left:20px;padding-block:6px}
}
@media (min-width:900px){.top-in{min-height:140px;padding-block:14px}}
.top-in{padding-block:8px}
/* ---- DRAFT v4: wordmark stacked and sized to the W ---- */
.brand .nm{display:grid;font-size:21px;line-height:1.02;letter-spacing:-.01em}
.brand .nm .lt,.brand .nm b{display:block}
@media (min-width:900px){
  .brand .nm{font-size:36px}
  .brand-t{padding-block:4px}
  /* TREC: broker name at least half the size of the largest team name (36px) */
  .foot-b strong{font-size:18px}
}
.foot-lic{font-size:13px;font-weight:600;color:var(--ink)}
.foot-brand .nm{white-space:nowrap}
/* ---- DRAFT v5: "Every closing is a W." brand ---- */
.brand .nm{display:block;font-size:17px;line-height:1.1;white-space:nowrap}
.brand .nm .lt,.brand .nm b{display:inline}
.brand-t{display:grid;gap:3px}
.slogan{font-size:12px;font-weight:700;color:var(--gold-text);letter-spacing:.01em;white-space:nowrap}
.brand img{width:54px}
.foot-brand .brand-t{border:0;padding:0}
.foot-brand .slogan{font-size:13px}
.wl{font-weight:800;color:var(--gold-text);font-size:15px;margin-top:2px}
.item .wl{margin-bottom:4px}
.wtxt{color:var(--ink);font-weight:800}
.wwrap{margin-block:0}
.wband{position:relative;overflow:hidden;display:grid;gap:16px;background:var(--ink);color:var(--bone);border-radius:20px;padding:26px 24px;margin-block:28px 0}
.wb-mark{width:96px;height:auto}
.wb-copy{display:grid;gap:8px}
.wb-h{font-size:26px;line-height:1.15;color:#fff;font-weight:300}
.wb-h b{font-weight:800}
.wb-p{color:rgba(245,243,238,.78);font-size:16px;max-width:52ch}
.wband .btn{justify-self:start}
@media (min-width:900px){
  .top-in{min-height:132px}
  .brand img{width:96px}
  .brand .nm{font-size:30px;letter-spacing:-.01em}
  .slogan{font-size:17px}
  .brand-t{gap:6px;padding-block:8px}
  .wband{grid-template-columns:auto 1fr auto;align-items:center;column-gap:36px;padding:40px 48px;border-radius:28px;margin-block:48px 0}
  .wb-mark{width:130px}
  .wb-h{font-size:36px}
  .hero2 h1{font-size:clamp(60px,6vw,90px)}
}
/* ---- DRAFT v8: back to the stacked header lockup ---- */
.top .brand .nm{display:grid;font-size:21px;line-height:1.02;white-space:normal}
.top .brand .nm .lt,.top .brand .nm b{display:block}
.top .brand img{width:62px}
.top .brand-t{gap:0;padding-left:12px;border-left:1.5px solid var(--gold)}
@media (min-width:900px){
  .top-in{min-height:140px}
  .top .brand img{width:104px}
  .top .brand .nm{font-size:36px}
  .top .brand-t{padding-left:20px;padding-block:4px}
}
/* ---- DRAFT v9: footer lockup matches the header ---- */
.foot-brand{gap:14px;align-items:center}
.foot-brand img{width:64px}
.foot-brand .brand-t{display:grid;gap:6px;padding:2px 0 2px 14px;border-left:1.5px solid var(--gold)}
.foot-brand .nm{display:grid;font-size:22px;line-height:1.02;letter-spacing:-.01em;white-space:normal}
.foot-brand .nm .lt,.foot-brand .nm b{display:block}
.foot-brand .nm b{font-weight:800}
.foot-brand .slogan{font-size:13px;line-height:1.2;font-weight:700;letter-spacing:0}
@media (min-width:900px){
  .foot-brand img{width:84px}
  .foot-brand .nm{font-size:28px}
  .foot-brand .slogan{font-size:15px}
  .foot-brand .brand-t{padding-left:18px}
}
/* project page hero with drawing */
.projhead{display:grid;gap:20px}
.ph-copy{display:grid;gap:12px;align-content:start}
.proj-fig{margin:0;display:grid;gap:8px}
.proj-fig img{width:100%;height:auto;border-radius:18px;display:block;background:#141414}
.proj-fig figcaption{font-size:13px;color:var(--muted);font-weight:600}
.pc-cover img:not(.pc-mark){object-fit:cover;object-position:center 60%}
@media (min-width:900px){
  .projhead{grid-template-columns:minmax(0,1fr) minmax(0,1.15fr);align-items:center;column-gap:48px}
  .proj-fig img{border-radius:24px}
}
/* agent page: save + share */
.agent-btns{display:grid;grid-template-columns:1fr auto;gap:10px}
.agent-btns .btn{width:100%}
.share-toast{position:fixed;left:50%;bottom:92px;transform:translateX(-50%);background:var(--ink);color:var(--bone);font-weight:700;font-size:15px;padding:12px 18px;border-radius:999px;z-index:60;opacity:0;transition:opacity .2s}
.share-toast.on{opacity:1}
@media (min-width:900px){.share-toast{bottom:32px}}