/* Look follows the 708 Rivergate Pkwy flyer: cream paper, navy rules, burnt-orange accents, serif headline */
:root{
  --navy:#1f2d4f; --navy-deep:#141e36; --orange:#c4561f; --orange-ink:#a9461a;
  --cream:#fbfaf6; --tile:#f2f0ea; --ink:#1b2335; --body:#3c4253; --muted:#6b7080; --line:#d9d5ca;
  --serif:Fraunces,Georgia,"Times New Roman",serif;
  --sans:Inter,system-ui,-apple-system,Segoe UI,Roboto,sans-serif;
  --firm-size:clamp(1.35rem,2.8vw,1.85rem); /* firm name, never smaller than licensee name */
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);color:var(--body);background:var(--cream);line-height:1.6;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
a[href^="tel"]{white-space:nowrap}
.wrap{width:100%;max-width:80%;margin:0 auto;padding:0 20px}
h1,h2,h3{color:var(--navy);line-height:1.12;margin:0 0 .5em}
h1,h2{font-family:var(--serif);font-weight:500;letter-spacing:-.01em}
h2{font-size:clamp(1.6rem,3.2vw,2.3rem)}
h3{font-size:1.15rem;font-weight:700}
h1,h2,h3,.agent-firm,.footer-firm{text-wrap:balance}
p,li{text-wrap:pretty}
sup a{color:var(--orange);text-decoration:none;font-weight:700;font-size:.75em}
.kicker{color:var(--orange);letter-spacing:.2em;text-transform:uppercase;font-size:.78rem;font-weight:700;margin:0 0 12px}
.kicker-light{color:#f0a477}

/* Header */
.site-header{position:sticky;top:0;z-index:20;background:rgba(251,250,246,.97);backdrop-filter:blur(8px);border-bottom:2px solid var(--navy)}
.header-inner{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-top:10px;padding-bottom:10px}
.brand-logo{width:auto;height:110px;object-fit:contain}
.listed-by{display:flex;flex-direction:column;align-items:flex-end;text-align:right;min-width:0}
.lb-kicker{font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);font-weight:600}
.firm-name{font-weight:700;color:var(--navy);font-size:clamp(.95rem,1.9vw,1.2rem);line-height:1.25}
.lb-sub{font-size:.85rem;color:var(--muted)}
.lb-sub a{color:var(--navy);font-weight:700;text-decoration:none}

/* Buttons */
.btn{display:inline-block;font-weight:700;text-decoration:none;padding:13px 22px;border:2px solid transparent;font-size:.95rem;text-align:center;letter-spacing:.01em}
.btn-orange{background:var(--orange);color:#fff}
.btn-orange:hover{background:var(--orange-ink)}
.btn-navy{background:var(--navy);color:#fff}
.btn-navy:hover{background:var(--navy-deep)}
.btn-line{border-color:var(--navy);color:var(--navy)}
.btn-line-light{border-color:#fff;color:#fff}

/* Hero */
.hero{padding-top:24px;padding-bottom:56px}
.hero-photo{position:relative}
.hero-photo img{width:100%;aspect-ratio:21/9;max-height:640px;object-fit:cover}
.tag{position:absolute;color:#fff;font-weight:700;letter-spacing:.18em;text-transform:uppercase;font-size:.85rem;padding:10px 20px}
.tag-sale{top:0;left:0;background:var(--orange)}
.tag-lot{bottom:0;right:0;background:var(--navy)}
.hero-title{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap;padding:26px 0 18px;border-bottom:2px solid var(--navy)}
.hero h1{font-size:clamp(2.4rem,6vw,4rem);margin:0}
.hero-loc{margin:6px 0 0;font-size:1.05rem;color:var(--body)}
.hero-price{text-align:right}
.price{display:block;font-family:var(--serif);font-size:clamp(2.2rem,5vw,3.4rem);color:var(--orange);line-height:1}
.price-label{display:block;font-size:.75rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);font-weight:600;margin-top:8px}
.facts{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));border-bottom:2px solid var(--navy)}
.fact{padding:18px 18px 18px 0;border-right:1px solid var(--line)}
.fact+.fact{padding-left:18px}
.fact:last-child{border-right:0}
.fact-value{display:block;font-size:1.5rem;font-weight:700;color:var(--navy)}
.fact-label{display:block;font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);font-weight:600}
.hero-ctas{display:flex;flex-wrap:wrap;gap:12px;margin-top:26px}

/* Sections */
.section{padding:72px 0}
.section.wrap{padding-left:20px;padding-right:20px}
.section-alt{background:#fff;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.two-col{display:grid;grid-template-columns:1.25fr .75fr;gap:48px;padding-top:24px!important}
.two-col>*{min-width:0}
.lead{font-family:var(--serif);font-size:1.3rem;line-height:1.5;color:var(--ink);margin:0 0 20px}
.dash{list-style:none;padding:0;margin:0}
.dash li{position:relative;padding-left:30px;margin-bottom:8px}
.dash li::before{content:"";position:absolute;left:0;top:.8em;width:16px;height:2px;background:var(--orange)}
.suited{list-style:none;padding:0;margin:0}
.suited li{background:var(--tile);border-left:3px solid var(--navy);padding:12px 16px;margin-bottom:8px;font-weight:600;color:var(--navy)}

.video{position:relative;aspect-ratio:16/9;background:#000;margin:24px 0}
.video iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.gallery{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}
.gallery figure{margin:0}
.gallery img{width:100%;aspect-ratio:4/3;object-fit:cover}
.gallery figcaption{font-size:.85rem;color:var(--muted);margin-top:6px}

.buyer{display:grid;grid-template-columns:300px 1fr;gap:28px;padding:28px 0;border-top:1px solid var(--line)}
.buyer:first-of-type{border-top:0;margin-top:8px}
.buyer>img{width:100%;aspect-ratio:4/3;object-fit:cover}
.stats{display:flex;flex-wrap:wrap;gap:12px;margin:6px 0 14px}
.stat{background:var(--tile);border-left:3px solid var(--orange);padding:10px 14px;min-width:150px;flex:1}
.stat-num{display:block;font-size:1.45rem;font-weight:800;color:var(--navy)}
.stat-cap{display:block;font-size:.85rem}
.mini{padding-left:18px;margin:4px 0 12px}

/* Agent (mirrors rayarceneaux.org about hero) */
.agent{background:var(--navy-deep);color:#dbe1ec;padding:80px 0;overflow:hidden}
.agent-inner{display:grid;grid-template-columns:1.15fr .85fr;gap:40px;align-items:center}
.agent-firm{font-size:var(--firm-size);font-weight:700;color:#fff;margin:0 0 6px;line-height:1.25}
.agent-name{font-family:var(--sans);color:#fff;font-size:var(--firm-size);font-weight:700;margin:0 0 8px}
.agent-title{color:#f0a477;font-weight:600;font-size:.95rem;margin:0 0 20px}
.agent-copy p{max-width:58ch}
.agent-contact{display:flex;flex-wrap:wrap;gap:12px;margin:24px 0 18px}
.agent-firmline{font-size:1.05rem;color:#fff}
.agent-firmline>*{display:block}
.agent-firmline a{color:#f0a477;text-decoration:none;margin-top:4px}
.agent-photo{position:relative;display:flex;justify-content:center}
.agent-photo .glow{position:absolute;inset:8% 6%;background:radial-gradient(circle,rgba(240,164,119,.22) 0%,rgba(240,164,119,.06) 45%,transparent 70%);filter:blur(10px)}
.agent-photo img{position:relative;width:min(460px,100%);height:auto;object-fit:contain;filter:drop-shadow(0 25px 35px rgba(0,0,0,.55))}

.sources ol{padding-left:20px;font-size:.9rem}
.sources li{margin-bottom:8px;overflow-wrap:anywhere}
.sources a{color:var(--orange-ink)}
.fineprint{font-size:.85rem;color:var(--muted);margin-top:18px}

/* Footer */
.site-footer{background:var(--navy);color:#cbd2df;padding:48px 0 28px;font-size:.9rem}
.footer-top{display:grid;grid-template-columns:auto 1fr auto;gap:22px;align-items:center;padding-bottom:26px;border-bottom:1px solid rgba(255,255,255,.14)}
.footer-logo{width:120px;height:120px;object-fit:contain;background:#fff;padding:6px}
.footer-firm{font-size:1.25rem;font-weight:700;color:#fff;margin:0}
.footer-sub{margin:2px 0;color:#9aa4b8}
.footer-phone{margin:4px 0 0;font-size:1.25rem;font-weight:800}
.footer-phone a{color:#f0a477;text-decoration:none}
.footer-agent p{margin:0;text-align:right}
.footer-agent p:first-child{font-size:1.05rem;font-weight:700;color:#fff}
.footer-agent a{color:#cbd2df}
.disclosures{padding-top:22px;color:#9aa4b8;font-size:.82rem}
.disclosures strong{color:#e6e9ef}
.copy{margin-top:18px}

/* Responsive */
@media (max-width:900px){
  .wrap{max-width:none}
  .facts{grid-template-columns:repeat(2,minmax(0,1fr))}
  .fact:nth-child(2){border-right:0}
  .fact:nth-child(3){padding-left:0}
  .fact:nth-child(-n+2){border-bottom:1px solid var(--line)}
  .two-col{grid-template-columns:1fr;gap:28px}
  .hero-price{text-align:left}
  .buyer{grid-template-columns:1fr}
  .gallery{grid-template-columns:1fr 1fr}
  .agent-inner{grid-template-columns:1fr}
  .agent-photo{order:-1}
  .agent-photo img{width:min(300px,80%)}
  .footer-top{grid-template-columns:auto 1fr}
  .footer-agent{grid-column:1/-1}
  .footer-agent p{text-align:left}
}
@media (max-width:600px){
  .wrap,.section.wrap{padding-left:16px;padding-right:16px}
  .brand-logo{height:70px}
  .lb-kicker{font-size:.6rem;letter-spacing:.14em}
  .firm-name{font-size:.84rem}
  .lb-sub{font-size:.78rem}
  .hero-photo img{aspect-ratio:4/3}
  .tag{font-size:.68rem;padding:7px 12px;letter-spacing:.12em}
  .hero-loc span{display:block}
  .loc-sep{display:none!important}
  .fact-value{font-size:1.2rem}
  .section{padding:52px 0}
  .gallery{grid-template-columns:1fr}
  .btn{width:100%}
}

/* ---------- Multi-page additions ---------- */
.site-nav{border-top:1px solid var(--line);background:var(--cream)}
.nav-inner{display:flex;gap:4px;overflow-x:auto;scrollbar-width:none}
.nav-inner::-webkit-scrollbar{display:none}
.nav-inner a{flex-shrink:0;text-decoration:none;color:var(--navy);font-weight:600;font-size:.92rem;padding:10px 14px;border-bottom:3px solid transparent}
.nav-inner a:first-child{padding-left:0}
.nav-inner a:hover{color:var(--orange)}
.nav-inner a[aria-current="page"]{border-bottom-color:var(--orange);color:var(--orange)}

.page-head{padding-top:48px;padding-bottom:24px;border-bottom:2px solid var(--navy);margin-bottom:8px}
.page-head h1{font-size:clamp(2.2rem,5vw,3.4rem);margin:0 0 10px}
.page-sub{font-size:1.15rem;max-width:60ch;margin:0}

.suited li a{text-decoration:none;display:block}
.suited li a:hover{color:var(--orange)}

.tiles{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px;margin-top:22px}
.tile{display:flex;flex-direction:column;text-decoration:none;background:var(--cream);border:1px solid var(--line);border-top:3px solid var(--navy);transition:border-color .15s}
.tile:hover{border-top-color:var(--orange)}
.tile img{width:100%;aspect-ratio:16/10;object-fit:cover}
.tile-k{font-family:var(--serif);font-size:1.5rem;color:var(--navy);padding:14px 16px 2px}
.tile-t{padding:0 16px 18px;font-size:.95rem}

.spec-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:32px}
.spec{align-self:start;width:100%;border-collapse:collapse;font-size:.97rem}
.spec caption{text-align:left;color:var(--orange);letter-spacing:.2em;text-transform:uppercase;font-size:.78rem;font-weight:700;padding-bottom:10px}
.spec th,.spec td{text-align:left;padding:11px 0;border-bottom:1px solid var(--line);vertical-align:top}
.spec th{width:42%;color:var(--muted);font-weight:600;padding-right:14px}
.spec td{color:var(--ink);font-weight:500}

.side-fig{margin:22px 0 0}
.side-fig img{width:100%;aspect-ratio:16/10;object-fit:cover}
.side-fig figcaption{font-size:.85rem;color:var(--muted);margin-top:6px}

.cta-band{background:var(--navy);color:#fff;padding:40px 0}
.cta-inner{display:flex;justify-content:space-between;align-items:center;gap:24px;flex-wrap:wrap}
.cta-title{font-family:var(--serif);font-size:1.6rem;margin:0}
.cta-sub{margin:4px 0 0;color:#cbd2df}
.cta-sub a{color:#f0a477;font-weight:700;text-decoration:none}
.cta-btns{display:flex;gap:12px;flex-wrap:wrap}

.contact-cards{display:grid;gap:14px}
.contact-cards .ccard{white-space:normal}
.ccard{display:block;text-decoration:none;background:#fff;border:1px solid var(--line);border-left:4px solid var(--orange);padding:18px 20px}
.ccard:hover{border-left-color:var(--navy)}
.ccard-k{display:block;font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);font-weight:700}
.ccard-v{display:block;font-size:1.6rem;font-weight:700;color:var(--navy);margin:2px 0}
.ccard-email{font-size:1.2rem;overflow-wrap:anywhere}
.ccard-s{display:block;font-size:.9rem}
.steps{padding-left:20px;margin:0}
.steps li{margin-bottom:14px}
.steps a{color:var(--orange-ink);font-weight:600}

.footer-nav{display:flex;flex-wrap:wrap;gap:6px 20px;padding:18px 0;border-bottom:1px solid rgba(255,255,255,.14)}
.footer-nav a{color:#e6e9ef;text-decoration:none;font-weight:600;font-size:.9rem}
.footer-nav a:hover{color:#f0a477}

@media (max-width:900px){
  .tiles{grid-template-columns:1fr}
  .tile{flex-direction:row;align-items:center}
  .tile img{width:38%;aspect-ratio:4/3}
  .tile-k{padding:12px 14px 2px;font-size:1.25rem}
  .tile-t{padding:0 14px 12px;font-size:.88rem}
  .spec-grid{grid-template-columns:1fr}
}
@media (max-width:600px){
  .page-head{padding-top:32px}
  .tile{flex-direction:column;align-items:stretch}
  .tile img{width:100%;aspect-ratio:16/9}
  .spec th{width:40%}
  .cta-title{font-size:1.3rem}
  .nav-inner{gap:0;justify-content:space-between}
  .nav-inner a{padding:10px 3px;font-size:.82rem}
  .ccard-v{font-size:1.35rem}
}