:root {
  --tcr-navy: #141b45;
  --tcr-navy-2: #1c2a63;
  --tcr-gold: #bd9b5d;
  --tcr-cream: #f4efe4;
  --tcr-white: #ffffff;
  --tcr-ink: #14161c;
  --tcr-muted: #5c6170;
  --tcr-border: rgba(20, 27, 69, 0.12);
  --tcr-font-display: "Playfair Display", Georgia, serif;
  --tcr-font-body: "Poppins", system-ui, sans-serif;
  --tcr-header-h: 88px;
  --tcr-rail-w: 56px;
  --tcr-max: 1180px;
  --tcr-ease: cubic-bezier(0.22, 1, 0.36, 1);
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: var(--tcr-font-body);
  font-weight: 400;
  color: var(--tcr-ink);
  background: var(--tcr-white);
  line-height: 1.6;
  overflow-x: clip;
}
img { max-width: 100%; height: auto; display: block; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; }
.screen-reader-text {
  position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px;
  overflow: hidden; clip: rect(0,0,0,0); border: 0;
}
.tcr-skip-link {
  position: absolute; left: -999px; top: 0; background: var(--tcr-gold); color: var(--tcr-ink); padding: .75rem 1rem; z-index: 10000;
}
.tcr-skip-link:focus { left: 1rem; top: 1rem; }

.tcr-container { width: min(100% - 2.5rem, var(--tcr-max)); margin-inline: auto; }
.tcr-section { padding: 5rem 0; }
.tcr-section-title {
  font-family: var(--tcr-font-display);
  font-weight: 500;
  font-size: clamp(1.75rem, 3vw, 2.5rem);
  letter-spacing: 0.04em;
  text-align: center;
  margin: 0 0 2.5rem;
  color: var(--tcr-navy);
  text-transform: none;
}
.tcr-testimonials .tcr-section-title,
.tcr-gallery .tcr-section-title,
.tcr-lead-cta .tcr-section-title { color: var(--tcr-white); }
.tcr-section-cta { text-align: center; margin-top: 2rem; }

/* Buttons */
.tcr-btn {
  display: inline-flex; align-items: center; justify-content: center;
  gap: .5rem; padding: .9rem 1.75rem;
  background: var(--tcr-ink); color: var(--tcr-white);
  border: 1px solid var(--tcr-ink);
  font-family: var(--tcr-font-body);
  font-size: .72rem; font-weight: 600;
  letter-spacing: 0.18em; text-transform: uppercase;
  cursor: pointer; transition: background .25s var(--tcr-ease), color .25s var(--tcr-ease);
  border-radius: 0;
}
.tcr-btn:hover, .tcr-btn:focus-visible {
  background: var(--tcr-white); color: var(--tcr-ink); outline: none;
}
.tcr-btn-block { width: 100%; }
.tcr-link-gold {
  color: var(--tcr-navy);
  font-size: .78rem; font-weight: 500;
  letter-spacing: 0.12em; text-transform: uppercase;
  border-bottom: 1px solid var(--tcr-gold);
  padding-bottom: 2px;
  transition: color .2s;
}
.tcr-link-gold:hover { color: var(--tcr-gold); }

/* Watermark */
.has-watermark { position: relative; }
.has-watermark::before {
  content: "";
  position: absolute; inset: 0;
  pointer-events: none; opacity: 0.045;
  background-image:
    linear-gradient(30deg, transparent 48%, var(--tcr-navy) 49%, var(--tcr-navy) 51%, transparent 52%),
    linear-gradient(-30deg, transparent 48%, var(--tcr-navy) 49%, var(--tcr-navy) 51%, transparent 52%);
  background-size: 48px 48px;
  z-index: 0;
}
.has-watermark > * { position: relative; z-index: 1; }

/* Header */
.tcr-header {
  position: fixed; top: 0; left: 0; right: 0; z-index: 900;
  height: var(--tcr-header-h);
  transition: background .3s var(--tcr-ease), box-shadow .3s;
}
.tcr-header.is-solid,
.tcr-header-solid .tcr-header,
body:not(.tcr-front) .tcr-header {
  background: var(--tcr-navy);
  box-shadow: 0 1px 0 rgba(0,0,0,.15);
}
.tcr-front .tcr-header:not(.is-solid) { background: transparent; }
.tcr-header-inner {
  height: 100%;
  width: min(100% - 2rem, 1400px);
  margin-inline: auto;
  display: flex; align-items: center; justify-content: space-between; gap: 1rem;
}
.tcr-brand .custom-logo-link,
.tcr-footer-brand .custom-logo-link {
  display: inline-flex; align-items: center; line-height: 0;
}
.tcr-brand .custom-logo-link img,
.tcr-brand .custom-logo,
.tcr-logo-img {
  max-height: 58px; width: auto; height: auto;
  background: #fff; padding: 6px 10px; object-fit: contain;
}
.tcr-footer-brand .custom-logo,
.tcr-footer-brand .tcr-logo-img {
  max-height: 72px; width: auto; margin-inline: auto;
  background: #fff; padding: 8px 12px;
}
.tcr-logo-text { color: #fff; font-family: var(--tcr-font-display); font-size: 1.25rem; letter-spacing: .06em; }
.tcr-btn-gold {
  background: var(--tcr-gold) !important;
  border-color: var(--tcr-gold) !important;
  color: var(--tcr-navy) !important;
}
.tcr-btn-gold:hover, .tcr-btn-gold:focus-visible {
  background: #fff !important; color: var(--tcr-ink) !important; border-color: #fff !important;
}

/* Reviews */
.tcr-reviews { background: var(--tcr-cream); }
.tcr-reviews-grid {
  display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.25rem;
}
.tcr-review-card {
  background: #fff; border: 1px solid var(--tcr-border);
  padding: 1.5rem 1.35rem 1.6rem;
  display: flex; flex-direction: column; gap: .75rem;
  box-shadow: 0 10px 28px rgba(20,27,69,.06);
}
.tcr-stars { color: var(--tcr-gold); letter-spacing: .12em; font-size: 1rem; line-height: 1; }
.tcr-review-card blockquote { margin: 0; }
.tcr-review-card blockquote p {
  margin: 0; font-family: var(--tcr-font-display);
  font-size: 1.05rem; line-height: 1.45; color: var(--tcr-navy); font-style: italic;
}
.tcr-review-name {
  margin: .35rem 0 0; font-weight: 600; font-size: .85rem;
  letter-spacing: .06em; text-transform: uppercase; color: var(--tcr-navy);
}
.tcr-review-meta { margin: 0; font-size: .75rem; color: var(--tcr-muted); }

/* Home valuation */
.tcr-home-val {
  background: var(--tcr-navy); color: #fff;
}
.tcr-home-val .tcr-section-title { color: #fff; text-align: left; }
.tcr-home-val-grid {
  display: grid; grid-template-columns: 1.05fr .95fr; gap: 2.5rem; align-items: center;
}
.tcr-home-val-copy p { color: rgba(255,255,255,.78); max-width: 34rem; line-height: 1.7; }
.tcr-benefit-list {
  list-style: none; margin: 1.5rem 0 0; padding: 0; display: grid; gap: .85rem;
}
.tcr-benefit-list li {
  position: relative; padding-left: 1.35rem;
  color: rgba(255,255,255,.88); font-size: .95rem; line-height: 1.45;
}
.tcr-benefit-list li::before {
  content: ""; position: absolute; left: 0; top: .45rem;
  width: .55rem; height: .55rem; background: var(--tcr-gold);
}
.tcr-home-val-card {
  background: #fff; color: var(--tcr-ink);
  padding: 1.75rem 1.5rem 1.6rem;
  box-shadow: 0 24px 50px rgba(0,0,0,.28);
}
.tcr-home-val-card .tcr-field label { color: var(--tcr-navy); opacity: 1; }
.tcr-home-val-card .tcr-field input,
.tcr-home-val-card .tcr-field textarea {
  border: 1px solid var(--tcr-border); background: #fff; color: var(--tcr-ink);
}
.tcr-home-val-card .tcr-consent { color: var(--tcr-muted); opacity: 1; }
.tcr-home-val-card .tcr-form-msg.is-error { color: #b00020; }
.tcr-home-val-card .tcr-form-msg.is-ok { color: #1a7a3a; }

/* Inner page extras */
.tcr-page-lead {
  max-width: 40rem; margin: 1rem auto 0;
  color: rgba(255,255,255,.75); font-size: 1.05rem; line-height: 1.55;
}
.tcr-profile-list { display: grid; gap: 2.5rem; }
.tcr-profile-card {
  display: grid; grid-template-columns: 1fr 1fr; gap: 2rem; align-items: center;
  background: #fff; border: 1px solid var(--tcr-border); overflow: hidden;
}
.tcr-profile-card.is-reverse .tcr-profile-media { order: 2; }
.tcr-profile-media img { width: 100%; height: 100%; min-height: 280px; object-fit: cover; aspect-ratio: 4/3; }
.tcr-profile-copy { padding: 1.75rem 1.75rem 2rem; }
.tcr-profile-copy h2 {
  font-family: var(--tcr-font-display); margin: 0 0 .85rem;
  color: var(--tcr-navy); font-weight: 500; font-size: 1.85rem;
}
.tcr-profile-copy p { color: var(--tcr-muted); line-height: 1.65; margin: 0 0 1.35rem; }
.tcr-prose { color: var(--tcr-muted); line-height: 1.7; font-size: 1.02rem; }
.tcr-prose-center { text-align: center; max-width: 46rem; margin-inline: auto; }
.tcr-narrow { max-width: 820px; margin-inline: auto; }
.tcr-split {
  display: grid; grid-template-columns: 1.2fr .8fr; gap: 2.5rem; align-items: start;
}
.tcr-stats-mini {
  background: var(--tcr-cream); padding: 1.75rem; display: grid; gap: 1.25rem;
  border: 1px solid var(--tcr-border);
}
.tcr-process-section { background: var(--tcr-cream); }
.tcr-process-steps {
  list-style: none; margin: 0; padding: 0;
  display: grid; grid-template-columns: repeat(5, 1fr); gap: 1rem;
}
.tcr-process-steps li {
  background: #fff; border: 1px solid var(--tcr-border);
  padding: 1.35rem 1.1rem 1.5rem; min-height: 100%;
}
.tcr-step-num {
  display: block; color: var(--tcr-gold); font-size: .72rem;
  letter-spacing: .18em; font-weight: 600; margin-bottom: .65rem;
}
.tcr-process-steps strong {
  display: block; font-family: var(--tcr-font-display);
  font-size: 1.2rem; color: var(--tcr-navy); margin-bottom: .55rem; font-weight: 500;
}
.tcr-process-steps p { margin: 0; color: var(--tcr-muted); font-size: .88rem; line-height: 1.5; }
.tcr-agent-meta {
  margin: -.75rem 0 1.25rem; color: var(--tcr-gold);
  font-size: .78rem; letter-spacing: .12em; text-transform: uppercase; font-weight: 600;
}
.tcr-about-grid-reverse .tcr-about-media { order: -1; }
.tcr-team-placeholder {
  aspect-ratio: 4/5; max-width: 480px; margin-inline: auto;
  background: linear-gradient(145deg, var(--tcr-navy), var(--tcr-navy-2) 55%, var(--tcr-gold));
  display: grid; place-items: center; color: #fff;
  font-family: var(--tcr-font-display); font-size: 1.75rem; letter-spacing: .04em;
}
.tcr-nav-toggle {
  display: none; background: transparent; border: 0; width: 44px; height: 44px;
  flex-direction: column; justify-content: center; gap: 6px; cursor: pointer; padding: 8px;
}
.tcr-nav-toggle-bar { display: block; height: 2px; background: #fff; width: 100%; transition: transform .25s; }
.tcr-menu {
  list-style: none; margin: 0; padding: 0;
  display: flex; flex-wrap: wrap; align-items: center; gap: .15rem .05rem;
}
.tcr-menu > li { position: relative; }
.tcr-menu a {
  display: block; padding: .55rem .7rem;
  color: #fff; font-size: .68rem; font-weight: 500;
  letter-spacing: 0.14em; text-transform: uppercase;
  transition: color .2s;
}
.tcr-menu a:hover, .tcr-menu .current-menu-item > a { color: var(--tcr-gold); }
.tcr-menu .sub-menu {
  list-style: none; margin: 0; padding: .5rem 0;
  position: absolute; top: 100%; left: 0; min-width: 200px;
  background: var(--tcr-navy-2); opacity: 0; visibility: hidden;
  transform: translateY(6px); transition: .2s var(--tcr-ease);
  box-shadow: 0 12px 32px rgba(0,0,0,.25);
}
.tcr-menu > li:hover > .sub-menu,
.tcr-menu > li:focus-within > .sub-menu {
  opacity: 1; visibility: visible; transform: none;
}
.tcr-menu .sub-menu a { padding: .65rem 1rem; white-space: nowrap; }

/* Side rail + FAB */
.tcr-side-rail {
  position: fixed; right: 12px; top: 50%; transform: translateY(-50%);
  z-index: 850; display: flex; flex-direction: column; gap: 10px;
}
.tcr-rail-btn {
  width: 42px; height: 42px; border-radius: 50%;
  background: #fff; color: var(--tcr-navy);
  display: grid; place-items: center;
  box-shadow: 0 4px 16px rgba(20,27,69,.18);
  transition: transform .2s, background .2s, color .2s;
}
.tcr-rail-btn:hover { background: var(--tcr-navy); color: #fff; transform: scale(1.06); }
.tcr-call-fab-wrap {
  position: fixed; right: 18px; bottom: 22px; z-index: 860;
}
.tcr-call-fab {
  position: relative; width: 56px; height: 56px; border-radius: 50%;
  background: var(--tcr-gold); color: var(--tcr-navy);
  display: grid; place-items: center;
  box-shadow: 0 8px 24px rgba(189,155,93,.45);
}
.tcr-call-fab-pulse {
  position: absolute; inset: 0; border-radius: 50%;
  border: 2px solid var(--tcr-gold);
  animation: tcr-pulse 2s ease-out infinite;
}
@keyframes tcr-pulse {
  0% { transform: scale(1); opacity: .8; }
  100% { transform: scale(1.55); opacity: 0; }
}
@media (prefers-reduced-motion: reduce) {
  .tcr-call-fab-pulse { animation: none; }
}

/* Hero */
.tcr-hero {
  min-height: 100dvh;
  background: center/cover no-repeat, var(--tcr-navy);
  position: relative;
  display: grid; place-items: center;
  color: #fff;
  overflow: hidden;
}
.tcr-hero-slides { position: absolute; inset: 0; }
.tcr-hero-slide {
  position: absolute; inset: 0;
  background: center/cover no-repeat;
  opacity: 0;
  transition: opacity 1.4s ease;
}
.tcr-hero-slide.is-active { opacity: 1; }
@media (prefers-reduced-motion: reduce) {
  .tcr-hero-slide { transition: none; }
}
.tcr-hero-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(20,27,69,.25) 0%, rgba(20,22,28,.35) 100%);
}
.tcr-hero-content { position: relative; z-index: 1; text-align: left; padding: 2rem; max-width: 760px; margin-inline: 5vw; align-self: end; justify-self: start; margin-bottom: 8vh; }
.tcr-hero-eyebrow {
  color: var(--tcr-gold);
  font-family: var(--tcr-font-body);
  font-size: .8rem; font-weight: 600;
  letter-spacing: 0.18em; text-transform: uppercase;
  margin: 0 0 1rem;
}
.tcr-hero-title {
  margin: 0;
  font-family: var(--tcr-font-display);
  font-weight: 400;
  font-size: clamp(2.4rem, 7vw, 5.25rem);
  letter-spacing: 0.01em;
  line-height: 1.05;
  text-shadow: 0 2px 24px rgba(0,0,0,.35);
}
.tcr-hero-accent {
  display: block;
  color: var(--tcr-gold);
  font-style: italic;
  font-weight: 400;
}
.tcr-hero-subtitle {
  font-family: var(--tcr-font-body);
  font-size: 1.05rem; font-weight: 400;
  color: rgba(255,255,255,.92);
  max-width: 480px;
  margin: 1.5rem 0 0;
  line-height: 1.6;
}
.tcr-hero-ctas { display: flex; flex-wrap: wrap; gap: 1rem; margin-top: 2rem; }
.tcr-btn-outline {
  background: transparent; border-color: rgba(255,255,255,.7); color: #fff;
}
.tcr-btn-outline:hover, .tcr-btn-outline:focus-visible {
  background: #fff; color: var(--tcr-ink); border-color: #fff;
}
@media (max-width: 640px) {
  .tcr-hero { display: block; }
  .tcr-hero-content { margin-inline: 6vw; margin-bottom: 12vh; max-width: none; }
}
.tcr-scroll-cue {
  position: absolute; bottom: 2rem; left: 50%; transform: translateX(-50%);
  z-index: 2; color: #fff; display: flex; flex-direction: column; align-items: center;
  gap: .35rem; font-size: .65rem; letter-spacing: .28em; text-transform: uppercase;
  opacity: .9;
}

/* IDX strip */
.tcr-idx-strip {
  background: var(--tcr-navy);
  color: #fff;
  padding: 1.5rem 0;
}
.tcr-idx-fallback {
  display: grid;
  grid-template-columns: 1.4fr repeat(3, 1fr) auto;
  gap: .75rem;
  align-items: stretch;
}
.tcr-idx-fallback input,
.tcr-idx-fallback select {
  background: rgba(255,255,255,.08);
  border: 1px solid rgba(255,255,255,.2);
  color: #fff;
  padding: .85rem 1rem;
}
.tcr-idx-fallback option { color: var(--tcr-ink); }
.tcr-idx-fallback .tcr-btn { background: var(--tcr-gold); border-color: var(--tcr-gold); color: var(--tcr-navy); }
.tcr-idx-fallback .tcr-btn:hover { background: #fff; color: var(--tcr-ink); border-color: #fff; }

/* Listings */
.tcr-listings-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.5rem;
}
.tcr-listing-card {
  background: #fff;
  border: 1px solid var(--tcr-border);
  overflow: hidden;
}
.tcr-listing-media {
  aspect-ratio: 4/3;
  background: linear-gradient(135deg, var(--tcr-cream), #ddd);
}
.tcr-listing-body { padding: 1.1rem 1.2rem 1.4rem; }
.tcr-listing-price {
  font-family: var(--tcr-font-display);
  font-size: 1.35rem; margin: 0 0 .35rem; color: var(--tcr-navy);
}
.tcr-listing-meta { margin: 0 0 .5rem; font-size: .8rem; color: var(--tcr-muted); }
.tcr-listing-addr { margin: 0; font-size: .9rem; }

/* Mosaic */
.tcr-mosaic {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  grid-auto-rows: 260px;
  gap: 1.25rem;
}
.tcr-mosaic-item {
  position: relative; overflow: hidden;
  background: center/cover no-repeat var(--tcr-navy-2);
  color: #fff; display: flex; flex-direction: column; justify-content: flex-end;
  padding: 1.5rem;
  border-radius: 10px;
  transition: transform .35s var(--tcr-ease);
}
.tcr-mosaic-item:hover { transform: translateY(-3px); }
.tcr-mosaic-wide { grid-column: span 2; }
.tcr-mosaic-text {
  background: var(--tcr-navy);
  justify-content: center; align-items: center; text-align: center;
  border: 1px solid rgba(189,155,93,.35);
}
.tcr-mosaic-text .tcr-mosaic-name { margin-bottom: .6rem; }
.tcr-mosaic-shade {
  position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 40%, rgba(20,22,28,.78));
}
.tcr-mosaic-name, .tcr-mosaic-desc { position: relative; z-index: 1; }
.tcr-mosaic-name {
  font-family: var(--tcr-font-display);
  font-size: 1.4rem; margin-bottom: .35rem;
}
.tcr-mosaic-desc { font-size: .85rem; opacity: .9; line-height: 1.45; }

/* Intro / Front-loaded answer */
.tcr-intro { padding-top: 2.5rem; padding-bottom: 2.5rem; text-align: center; }
.tcr-lead {
  font-family: var(--tcr-font-display);
  font-size: 1.35rem; line-height: 1.6; color: var(--tcr-navy);
  max-width: 780px; margin: 0 auto 1.75rem;
}
.tcr-intro-heading {
  font-size: 1.4rem; font-weight: 600; color: var(--tcr-navy);
  margin: 0 0 .75rem;
}
.tcr-intro > .tcr-container > p:last-child {
  color: var(--tcr-muted); max-width: 680px; margin: 0 auto;
}

/* About */
.tcr-about { background: var(--tcr-cream); }
.tcr-about-grid {
  display: grid; grid-template-columns: 1.1fr .9fr; gap: 3rem; align-items: center;
}
.tcr-about .tcr-section-title { text-align: left; }
.tcr-about-text { color: var(--tcr-muted); margin-bottom: 1.75rem; }
.tcr-about-text p { margin-top: 0; }
.tcr-about-img {
  width: 100%; max-width: 480px; margin-inline: auto;
  object-fit: cover; object-position: top center;
  filter: drop-shadow(0 20px 40px rgba(20,27,69,.2));
}

/* Testimonials */
.tcr-testimonials { background: var(--tcr-navy); color: #fff; }
.tcr-carousel { position: relative; max-width: 820px; margin: 0 auto; }
.tcr-carousel-track { overflow: hidden; }
.tcr-testimonial {
  display: none; margin: 0; text-align: center; padding: 0 2.5rem;
}
.tcr-testimonial.is-active { display: block; animation: tcr-fade .4s var(--tcr-ease); }
@keyframes tcr-fade { from { opacity: 0; transform: translateY(8px); } to { opacity: 1; transform: none; } }
.tcr-quote {
  font-family: var(--tcr-font-display);
  font-size: clamp(1.05rem, 2vw, 1.35rem);
  font-style: italic; line-height: 1.65; margin: 0 0 1.5rem;
}
.tcr-testimonial cite {
  font-style: normal; font-weight: 600; letter-spacing: .08em;
  text-transform: uppercase; font-size: .8rem; color: var(--tcr-gold);
}
.tcr-role { display: block; font-size: .75rem; opacity: .7; margin-top: .25rem; }
.tcr-carousel-btn {
  position: absolute; top: 40%; transform: translateY(-50%);
  background: transparent; border: 1px solid rgba(255,255,255,.35);
  color: #fff; width: 40px; height: 40px; cursor: pointer; font-size: 1.4rem;
}
.tcr-carousel-prev { left: -8px; }
.tcr-carousel-next { right: -8px; }
.tcr-carousel-dots { display: flex; justify-content: center; gap: .5rem; margin-top: 1.75rem; }
.tcr-carousel-dots button {
  width: 8px; height: 8px; border-radius: 50%; border: 0;
  background: rgba(255,255,255,.35); cursor: pointer; padding: 0;
}
.tcr-carousel-dots button.is-active { background: var(--tcr-gold); }

/* Gallery */
.tcr-gallery { background: var(--tcr-navy-2); }
.tcr-gallery-grid {
  display: grid; grid-template-columns: repeat(4, 1fr); gap: .75rem;
}
.tcr-gallery-item { margin: 0; overflow: hidden; aspect-ratio: 4/3; }
.tcr-gallery-item img { width: 100%; height: 100%; object-fit: cover; }

/* Stats */
.tcr-stats {
  position: relative;
  background: center/cover no-repeat var(--tcr-stats-bg), var(--tcr-navy);
  padding: 6rem 0;
}
.tcr-stats::before {
  content: ""; position: absolute; inset: 0; background: rgba(20,22,28,.55);
}
.tcr-stats .tcr-container { position: relative; z-index: 1; }
.tcr-stats-card {
  background: var(--tcr-white);
  padding: 3rem 2rem;
  max-width: 960px; margin-inline: auto;
  box-shadow: 0 24px 60px rgba(0,0,0,.25);
}
.tcr-stats-heading {
  font-family: var(--tcr-font-display);
  text-align: center; margin: 0 0 2rem;
  font-size: 1.75rem; color: var(--tcr-navy); font-weight: 500;
}
.tcr-stats-row {
  display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.5rem; text-align: center;
}
.tcr-stat-value {
  font-family: var(--tcr-font-display);
  font-size: clamp(2rem, 4vw, 3rem);
  margin: 0 0 .5rem; color: var(--tcr-navy); font-weight: 500;
}
.tcr-stat-label {
  margin: 0; font-size: .68rem; letter-spacing: .16em;
  text-transform: uppercase; color: var(--tcr-muted); font-weight: 500;
}

/* News */
.tcr-posts-grid {
  display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.75rem;
}
.tcr-post-card {
  background: #fff; border: 1px solid var(--tcr-border); overflow: hidden;
  display: flex; flex-direction: column;
}
.tcr-post-media { aspect-ratio: 16/10; overflow: hidden; background: var(--tcr-cream); }
.tcr-post-media img { width: 100%; height: 100%; object-fit: cover; }
.tcr-post-media-placeholder {
  background: linear-gradient(135deg, var(--tcr-navy) 0%, var(--tcr-navy-2) 50%, var(--tcr-gold) 100%);
  opacity: .85;
}
.tcr-post-body { padding: 1.25rem 1.35rem 1.5rem; flex: 1; display: flex; flex-direction: column; gap: .75rem; }
.tcr-post-title {
  font-family: var(--tcr-font-display);
  font-size: 1.15rem; margin: 0; color: var(--tcr-navy); line-height: 1.3;
}
.tcr-post-body p { margin: 0; font-size: .9rem; color: var(--tcr-muted); flex: 1; }

/* Lead CTA */
.tcr-lead-cta {
  background: center/cover no-repeat var(--tcr-cta-bg), var(--tcr-navy);
  position: relative; color: #fff;
}
.tcr-lead-cta::before {
  content: ""; position: absolute; inset: 0; background: rgba(20,27,69,.82);
}
.tcr-lead-cta-inner { position: relative; z-index: 1; max-width: 720px; }
.tcr-cta-subheading {
  color: var(--tcr-white); opacity: .9; font-weight: 500;
  font-size: 1.1rem; text-align: center; margin: -.5rem 0 1.5rem;
}

/* Forms */
.tcr-lead-form { display: grid; gap: 1rem; }
.tcr-form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.tcr-field label {
  display: block; font-size: .72rem; letter-spacing: .1em;
  text-transform: uppercase; margin-bottom: .4rem; opacity: .9;
}
.tcr-field input,
.tcr-field textarea {
  width: 100%; padding: .85rem 1rem;
  border: 1px solid rgba(255,255,255,.25);
  background: rgba(255,255,255,.08); color: #fff;
}
.tcr-field input::placeholder,
.tcr-field textarea::placeholder { color: rgba(255,255,255,.45); }
.tcr-popup .tcr-field input,
.tcr-popup .tcr-field textarea {
  border-color: var(--tcr-border); background: #fff; color: var(--tcr-ink);
}
.tcr-popup .tcr-field input::placeholder { color: #999; }
.tcr-consent {
  display: flex; gap: .65rem; align-items: flex-start;
  font-size: .75rem; line-height: 1.45; opacity: .9;
}
.tcr-consent input { margin-top: .2rem; }
.tcr-hp { position: absolute; left: -9999px; opacity: 0; height: 0; overflow: hidden; }
.tcr-form-msg { margin: .5rem 0 0; font-size: .9rem; min-height: 1.25em; }
.tcr-form-msg.is-error { color: #ffb4b4; }
.tcr-popup .tcr-form-msg.is-error { color: #b00020; }
.tcr-form-msg.is-ok { color: #9ddea8; }
.tcr-popup .tcr-form-msg.is-ok { color: #1a7a3a; }

/* Popup */
.tcr-popup {
  position: fixed; inset: 0; z-index: 2000;
  display: none; align-items: center; justify-content: center;
  padding: 1.25rem;
}
.tcr-popup.is-open { display: flex; }
.tcr-popup-backdrop {
  position: absolute; inset: 0; background: rgba(10,12,24,.65);
}
.tcr-popup-dialog {
  position: relative; z-index: 1;
  width: min(100%, 520px);
  background: var(--tcr-white);
  color: var(--tcr-ink);
  padding: 2rem 1.75rem 1.75rem;
  box-shadow: 0 30px 80px rgba(0,0,0,.35);
  max-height: min(92dvh, 900px); overflow: auto;
}
.tcr-popup-close {
  position: absolute; top: .75rem; right: .75rem;
  border: 0; background: transparent; font-size: 1.5rem;
  line-height: 1; cursor: pointer; color: var(--tcr-navy); width: 40px; height: 40px;
}
.tcr-popup-title {
  font-family: var(--tcr-font-display);
  margin: 0 0 .5rem; font-size: 1.65rem; color: var(--tcr-navy); text-align: center;
}
.tcr-popup-sub { text-align: center; color: var(--tcr-muted); margin: 0 0 1.5rem; font-size: .9rem; }
body.tcr-scroll-lock { overflow: hidden; }

/* Inner pages */
.tcr-page-hero {
  background: var(--tcr-navy); color: #fff;
  padding: calc(var(--tcr-header-h) + 3rem) 0 3rem;
  text-align: center;
}
.tcr-page-title {
  font-family: var(--tcr-font-display);
  font-size: clamp(1.8rem, 4vw, 2.75rem);
  margin: 0; font-weight: 500; letter-spacing: .04em;
}
.tcr-page-pad { padding: 3.5rem 0 5rem; }
.tcr-content { max-width: 760px; }
.tcr-content.tcr-container { max-width: var(--tcr-max); }
.tcr-meta { opacity: .7; letter-spacing: .1em; text-transform: uppercase; font-size: .75rem; }
.tcr-single-thumb { margin-top: -1rem; margin-bottom: 2rem; }
.tcr-single-thumb img { width: 100%; max-height: 480px; object-fit: cover; }

/* Property search full width */
.tcr-property-search-main { padding-top: var(--tcr-header-h); }
.tcr-property-search-main .tcr-idx-full {
  width: 100%; max-width: none; padding: 1.5rem 1rem 3rem;
}

/* Footer */
.tcr-footer {
  background: var(--tcr-navy);
  color: rgba(255,255,255,.88);
  padding: 3.5rem 0 2rem;
  text-align: center;
}
.tcr-footer a { color: #fff; }
.tcr-footer a:hover { color: var(--tcr-gold); }
.tcr-footer-cols {
  display: grid; grid-template-columns: 1fr auto 1fr;
  gap: 2rem; align-items: start; margin-bottom: 2rem;
}
.tcr-footer-label {
  font-size: .72rem; letter-spacing: .2em; text-transform: uppercase;
  color: var(--tcr-gold); margin: 0 0 .75rem; font-weight: 600;
}
.tcr-footer-col { text-align: left; }
.tcr-footer-col-right { text-align: right; }
.tcr-footer-brand { text-align: center; }
.tcr-footer-brand .custom-logo { max-height: 72px; margin-inline: auto; background: #fff; padding: 6px 10px; }
.tcr-footer-agents { margin: .75rem 0 0; font-size: .85rem; opacity: .8; }
.tcr-footer-social { display: flex; justify-content: center; gap: .75rem; margin-bottom: 1.5rem; }
.tcr-social-btn {
  width: 40px; height: 40px; border-radius: 50%;
  border: 1px solid rgba(255,255,255,.35);
  display: grid; place-items: center;
  font-size: .7rem; letter-spacing: .04em; text-transform: uppercase;
  transition: background .2s, color .2s, border-color .2s;
}
.tcr-social-btn:hover { background: var(--tcr-gold); border-color: var(--tcr-gold); color: var(--tcr-navy); }
.tcr-eho {
  font-size: .72rem; opacity: .65; max-width: 640px; margin: 0 auto 1rem; line-height: 1.5;
}
.tcr-eho-icon {
  display: inline-grid; place-items: center;
  width: 18px; height: 18px; border: 1px solid currentColor; border-radius: 2px;
  font-size: .65rem; margin-right: .35rem; vertical-align: middle;
}
.tcr-copy { margin: 0; font-size: .75rem; opacity: .5; }

/* Responsive */
@media (max-width: 1024px) {
  .tcr-listings-grid,
  .tcr-posts-grid,
  .tcr-reviews-grid { grid-template-columns: 1fr 1fr; }
  .tcr-mosaic { grid-template-columns: 1fr 1fr; }
  .tcr-mosaic-wide { grid-column: 1 / -1; }
  .tcr-idx-fallback { grid-template-columns: 1fr 1fr; }
  .tcr-about-grid,
  .tcr-home-val-grid,
  .tcr-split,
  .tcr-profile-card,
  .tcr-profile-card.is-reverse .tcr-profile-media { grid-template-columns: 1fr; }
  .tcr-profile-card.is-reverse .tcr-profile-media { order: 0; }
  .tcr-about-grid-reverse .tcr-about-media { order: 0; }
  .tcr-about .tcr-section-title,
  .tcr-home-val .tcr-section-title { text-align: center; }
  .tcr-about-copy { text-align: center; }
  .tcr-process-steps { grid-template-columns: 1fr 1fr; }
  .tcr-gallery-grid { grid-template-columns: repeat(3, 1fr); }
}
@media (max-width: 860px) {
  .tcr-nav-toggle { display: flex; }
  .tcr-nav {
    position: fixed; inset: var(--tcr-header-h) 0 0 0;
    background: var(--tcr-navy); padding: 1rem 0 2rem;
    transform: translateX(100%); transition: transform .3s var(--tcr-ease);
    overflow: auto;
  }
  .tcr-nav.is-open { transform: none; }
  .tcr-menu { flex-direction: column; align-items: stretch; }
  .tcr-menu a { padding: 1rem 1.5rem; font-size: .8rem; }
  .tcr-menu .sub-menu {
    position: static; opacity: 1; visibility: visible; transform: none;
    box-shadow: none; background: rgba(0,0,0,.15); max-height: 0; overflow: hidden; padding: 0;
  }
  .tcr-menu li.is-open > .sub-menu { max-height: 400px; padding: .25rem 0; }
  .tcr-side-rail { display: none; }
  .tcr-footer-cols { grid-template-columns: 1fr; text-align: center; }
  .tcr-footer-col, .tcr-footer-col-right { text-align: center; }
}
@media (max-width: 640px) {
  .tcr-listings-grid,
  .tcr-posts-grid,
  .tcr-stats-row,
  .tcr-form-row,
  .tcr-reviews-grid,
  .tcr-process-steps,
  .tcr-mosaic { grid-template-columns: 1fr; }
  .tcr-idx-fallback { grid-template-columns: 1fr; }
  .tcr-gallery-grid { grid-template-columns: 1fr 1fr; }
  .tcr-carousel-btn { display: none; }
  .tcr-testimonial { padding: 0 .25rem; }
  .tcr-brand .custom-logo-link img,
  .tcr-brand .tcr-logo-img { max-height: 46px; padding: 4px 6px; }
}

/* Community Guide pages */
.tcr-guide-hero {
  min-height: 68vh;
  background: center/cover no-repeat, var(--tcr-navy);
  position: relative;
  display: flex; align-items: flex-end;
  color: #fff;
  padding-top: var(--tcr-header-h);
}
.tcr-guide-hero-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(20,27,69,.45) 0%, rgba(20,22,28,.55) 100%);
}
.tcr-guide-hero-content {
  position: relative; z-index: 1;
  width: min(100% - 4rem, 780px);
  margin-inline: 5vw;
  padding-bottom: 4rem;
}
.tcr-guide-eyebrow {
  color: var(--tcr-gold);
  font-size: .8rem; font-weight: 600;
  letter-spacing: .18em; text-transform: uppercase;
  margin: 0 0 1rem;
}
.tcr-guide-title {
  font-family: var(--tcr-font-display);
  font-weight: 400;
  font-size: clamp(2rem, 5vw, 3.4rem);
  line-height: 1.1;
  margin: 0 0 1.25rem;
}
.tcr-guide-intro {
  font-size: 1.05rem; line-height: 1.6;
  color: rgba(255,255,255,.92);
  max-width: 620px;
  margin: 0 0 2rem;
}

.tcr-guide-stats { background: var(--tcr-navy); color: #fff; padding: 2.5rem 0; }
.tcr-guide-stats-label {
  color: var(--tcr-gold);
  font-size: .75rem; font-weight: 600;
  letter-spacing: .16em; text-transform: uppercase;
  margin: 0 0 1.5rem;
}
.tcr-guide-stats-grid {
  display: grid; grid-template-columns: repeat(4, 1fr);
}
.tcr-guide-stat {
  display: flex; flex-direction: column; gap: .35rem;
  padding: 0 1.5rem;
  border-left: 1px solid rgba(189,155,93,.4);
}
.tcr-guide-stat:first-child { border-left: none; padding-left: 0; }
.tcr-guide-stat-value {
  font-family: var(--tcr-font-display);
  font-size: 1.6rem;
}
.tcr-guide-stat-label {
  font-size: .68rem; letter-spacing: .08em;
  color: rgba(255,255,255,.7);
}

.tcr-guide-block {
  display: grid; grid-template-columns: 1fr 1fr;
  min-height: 480px;
}
.tcr-guide-block:nth-child(odd) { background: var(--tcr-white); }
.tcr-guide-block:nth-child(even) { background: var(--tcr-cream); }
.tcr-guide-block-right { direction: rtl; }
.tcr-guide-block-right > * { direction: ltr; }
.tcr-guide-block-media { position: relative; min-height: 320px; }
.tcr-guide-block-placeholder {
  position: absolute; inset: 0;
  background: linear-gradient(135deg, var(--tcr-cream) 0%, #e7ded0 100%);
}
.tcr-guide-block-media img {
  position: absolute; inset: 0;
  width: 100%; height: 100%;
  object-fit: cover;
}
.tcr-guide-block-copy {
  display: flex; flex-direction: column; justify-content: center;
  padding: 3rem clamp(1.5rem, 5vw, 4.5rem);
}
.tcr-guide-block-kicker {
  color: var(--tcr-gold);
  font-size: .72rem; font-weight: 600;
  letter-spacing: .16em; text-transform: uppercase;
  margin: 0 0 .75rem;
}
.tcr-guide-block-copy h2 {
  font-family: var(--tcr-font-display);
  font-weight: 400;
  font-size: clamp(1.5rem, 2.6vw, 2.1rem);
  color: var(--tcr-navy);
  margin: 0 0 1rem;
}
.tcr-guide-block-copy p {
  color: var(--tcr-muted);
  line-height: 1.7;
  margin: 0 0 1rem;
}
.tcr-guide-block-copy p:last-child { margin-bottom: 0; }
.tcr-guide-block-none {
  display: block;
  padding: 3.5rem clamp(1.5rem, 6vw, 6rem);
}
.tcr-guide-block-none .tcr-guide-block-copy { padding: 0; max-width: 760px; margin-inline: auto; text-align: left; }

.tcr-guide-cta-kicker {
  color: var(--tcr-gold);
  font-size: .75rem; font-weight: 600;
  letter-spacing: .16em; text-transform: uppercase;
  margin: 0 0 .75rem;
}
.tcr-guide-cta-heading {
  font-family: var(--tcr-font-display);
  font-weight: 400;
  color: #fff;
  font-size: clamp(1.8rem, 4vw, 2.6rem);
  margin: 0 0 1rem;
}
.tcr-guide-cta-text {
  color: rgba(255,255,255,.85);
  max-width: 520px;
  margin: 0 auto 1.75rem;
}
.tcr-guide-cta-ctas { justify-content: center; }
.tcr-guide-cta-phone { margin: 0 0 1.75rem; }

@media (max-width: 780px) {
  .tcr-guide-stats-grid { grid-template-columns: repeat(2, 1fr); row-gap: 1.5rem; }
  .tcr-guide-stat:nth-child(3) { border-left: none; padding-left: 0; }
  .tcr-guide-block,
  .tcr-guide-block-right { grid-template-columns: 1fr; direction: ltr; }
  .tcr-guide-block-media { min-height: 240px; }
}

/* Recently Sold CTA */
.tcr-sold-cta { background: var(--tcr-cream); padding: 3rem 0; }
.tcr-sold-cta-inner {
  display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between;
  gap: 1.5rem;
}
.tcr-sold-cta-copy { max-width: 620px; }
.tcr-sold-cta-copy .tcr-section-title { text-align: left; margin-bottom: .5rem; }
.tcr-sold-cta-copy p { color: var(--tcr-muted); margin: 0; }
@media (max-width: 640px) {
  .tcr-sold-cta-inner { flex-direction: column; align-items: flex-start; }
}

/* Latest News CTA */
.tcr-news-inner { text-align: center; }
.tcr-news-lead { color: var(--tcr-muted); max-width: 560px; margin: 0 auto 2rem; }
.tcr-news-preview {
  position: relative;
  max-height: 720px;
  overflow: hidden;
  text-align: left;
  margin-bottom: 2rem;
}
.tcr-news-preview::after {
  content: '';
  position: absolute; left: 0; right: 0; bottom: 0; height: 140px;
  background: linear-gradient(to bottom, transparent, var(--tcr-white));
  pointer-events: none;
}

/* Contact page */
.tcr-contact-hero {
  background: var(--tcr-navy); color: #fff;
  padding: calc(var(--tcr-header-h) + 3rem) 0 3.5rem;
  text-align: center;
}
.tcr-contact-hero .tcr-hero-eyebrow { justify-content: center; }
.tcr-contact-hero .tcr-page-title { color: #fff; margin: 0 0 1rem; }
.tcr-contact-hero .tcr-page-lead { color: rgba(255,255,255,.85); max-width: 620px; margin: 0 auto; }

.tcr-contact-grid-section { padding: 4rem 0; }
.tcr-contact-grid {
  display: grid; grid-template-columns: 1fr 1.3fr; gap: 3rem; align-items: start;
}
.tcr-contact-cards { display: grid; gap: 1rem; }
.tcr-contact-card {
  display: flex; flex-direction: column; gap: .35rem;
  background: var(--tcr-cream); border-radius: 12px;
  padding: 1.5rem; color: var(--tcr-navy);
  transition: transform .25s var(--tcr-ease), box-shadow .25s var(--tcr-ease);
}
a.tcr-contact-card:hover { transform: translateY(-2px); box-shadow: 0 10px 24px rgba(20,27,69,.12); }
.tcr-contact-card svg { color: var(--tcr-gold); }
.tcr-contact-card-label {
  font-size: .72rem; font-weight: 600; letter-spacing: .1em; text-transform: uppercase;
  color: var(--tcr-muted);
}
.tcr-contact-card-value { font-family: var(--tcr-font-display); font-size: 1.15rem; }
.tcr-contact-form-wrap { background: var(--tcr-white); border: 1px solid var(--tcr-border); border-radius: 14px; padding: 2rem; }
.tcr-contact-form-heading { font-family: var(--tcr-font-display); font-weight: 400; margin: 0 0 1.25rem; color: var(--tcr-navy); }

.tcr-faq { background: var(--tcr-cream); padding: 4rem 0; }
.tcr-faq-container { max-width: 760px; margin: 0 auto; }
.tcr-faq-lead { text-align: center; color: var(--tcr-muted); margin: 0 0 2rem; }
.tcr-faq-list { display: grid; gap: .75rem; }
.tcr-faq-item {
  background: var(--tcr-white); border: 1px solid var(--tcr-border); border-radius: 10px;
  padding: 0;
}
.tcr-faq-question {
  cursor: pointer; list-style: none;
  display: flex; align-items: center; justify-content: space-between; gap: 1rem;
  padding: 1.1rem 1.4rem; font-weight: 600; color: var(--tcr-navy);
}
.tcr-faq-question::-webkit-details-marker { display: none; }
.tcr-faq-icon { flex-shrink: 0; transition: transform .25s var(--tcr-ease); color: var(--tcr-gold); }
.tcr-faq-item[open] .tcr-faq-icon { transform: rotate(180deg); }
.tcr-faq-answer { margin: 0; padding: 0 1.4rem 1.25rem; color: var(--tcr-muted); line-height: 1.65; }
.tcr-faq-disclaimer { text-align: center; font-size: .8rem; color: var(--tcr-muted); margin-top: 1.75rem; }

@media (max-width: 780px) {
  .tcr-contact-grid { grid-template-columns: 1fr; }
}