/* belrealtor.com — refined luxury-editorial design system (elevated 2026-06-02 via frontend-design).
   Aesthetic: warm gold-on-ivory, generous negative space, elegant Cormorant display with tight
   optical leading, restrained orchestrated motion, film-grain on dark sections, tactile card depth.
   All class names preserved from the deployed build. */
:root{
  --gold:#d09945;--gold-light:#e3bd8a;--gold-tint:rgba(208,153,69,.10);--gold-strong:#b07c2c;--gold-deep:#9a6a22;
  --charcoal:#221a12;--charcoal-2:#1a130b;--charcoal-3:#34322d;--ivory:#f6f1e8;--ivory-2:#efe7d8;--terracotta:#b15a32;--terracotta-deep:#9a4a28;--teal:#2f7d78;--mid:#6f6a61;--white:#fff;
  --line:rgba(31,26,22,.09);
  --font-display:"Cormorant Garamond",Georgia,serif;
  --font-body:"Raleway","Helvetica Neue",Arial,sans-serif;
  --maxw:1240px;
  --ease:cubic-bezier(.22,.61,.36,1);
  --shadow-sm:0 2px 10px rgba(31,26,22,.05);
  --shadow-md:0 14px 40px rgba(31,26,22,.09);
  --shadow-lg:0 30px 70px rgba(31,26,22,.14);
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;background:var(--ivory);color:var(--charcoal);font-family:var(--font-body);font-weight:400;line-height:1.62;font-size:16.5px;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility;overflow-x:hidden}
/* Subtle paper grain over the whole page for warmth */
body::before{content:"";position:fixed;inset:0;z-index:9999;pointer-events:none;opacity:.025;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='120' height='120'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.9' numOctaves='3'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");mix-blend-mode:multiply}
img{max-width:100%;height:auto;display:block}
a{color:var(--charcoal);text-decoration:none;transition:color .25s var(--ease)}
a:hover{color:var(--gold-strong)}
.container{max-width:var(--maxw);margin:0 auto;padding:0 28px}
h1,h2,h3,h4{font-family:var(--font-display);font-weight:500;color:var(--charcoal);line-height:1.04;margin:0 0 .4em;letter-spacing:-.012em}
h1{font-size:clamp(2.6rem,5.4vw,4.9rem)}
h2{font-size:clamp(2rem,3.6vw,3.15rem)}
h3{font-size:clamp(1.4rem,2.2vw,1.95rem);font-weight:600;letter-spacing:-.005em}
p{margin:0 0 1.05em}
.kicker{font-family:var(--font-body);font-size:.74rem;font-weight:600;letter-spacing:.26em;text-transform:uppercase;color:#946417;display:inline-block;margin-bottom:20px;position:relative}
.kicker.muted{color:var(--mid)}
.rule{display:block;width:58px;height:2px;background:linear-gradient(90deg,var(--gold),var(--terracotta));margin:16px 0 24px;border:0;border-radius:2px}
.rule.center{margin-left:auto;margin-right:auto}
.accent{color:var(--gold);font-style:italic;font-weight:500}
.muted{color:var(--mid)}
/* Buttons — refined with arrow slide + lift */
.btn{position:relative;display:inline-flex;align-items:center;gap:.6em;padding:15px 30px;font:600 .79rem/1 var(--font-body);letter-spacing:.16em;text-transform:uppercase;border-radius:2px;cursor:pointer;border:1.5px solid transparent;transition:all .3s var(--ease);text-decoration:none;overflow:hidden}
.btn-gold{background:var(--gold-deep);color:#fff;border-color:var(--gold-deep);box-shadow:0 8px 24px rgba(208,153,69,.28)}
.btn-gold:hover{background:#855a1c;border-color:#855a1c;color:#fff;transform:translateY(-2px);box-shadow:0 12px 30px rgba(208,153,69,.38)}
.btn-outline{background:transparent;color:#fff;border-color:rgba(255,255,255,.7);backdrop-filter:blur(2px)}
.btn-outline:hover{background:#fff;color:var(--charcoal);border-color:#fff;transform:translateY(-2px)}
.btn-outline-dark{background:transparent;color:var(--charcoal);border-color:rgba(31,26,22,.4)}
.btn-outline-dark:hover{background:var(--charcoal);color:#fff;border-color:var(--charcoal);transform:translateY(-2px)}
/* Nav — refined with scroll-shrink + hairline + animated underline */
.nav{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.94);backdrop-filter:saturate(120%) blur(14px);border-bottom:1px solid var(--line);transition:box-shadow .3s var(--ease),background .3s var(--ease)}
.nav.scrolled{box-shadow:0 4px 20px rgba(31,26,22,.06);background:rgba(255,255,255,.98)}
.nav-inner{max-width:var(--maxw);margin:0 auto;padding:0 28px;display:flex;align-items:center;justify-content:space-between;min-height:92px;gap:24px;transition:min-height .3s var(--ease)}
.nav.scrolled .nav-inner{min-height:74px}
.nav-brand{display:flex;align-items:center;gap:10px;color:var(--charcoal);font-family:var(--font-display);font-size:1.5rem;letter-spacing:.04em;flex-shrink:0}
.nav-brand img{height:50px;width:auto;flex-shrink:0;max-width:none;transition:height .3s var(--ease)}@media(max-width:680px){.nav-brand img{height:38px}}@media(max-width:420px){.nav-brand img{height:30px}}
.nav.scrolled .nav-brand img{height:42px}
.nav-links{display:none;list-style:none;padding:0;margin:0;gap:34px}
.nav-links a{position:relative;font:600 .8rem/1 var(--font-body);letter-spacing:.16em;text-transform:uppercase;color:var(--charcoal);padding:4px 0}
.nav-links a::after{content:"";position:absolute;left:0;bottom:-2px;width:0;height:1.5px;background:var(--gold);transition:width .3s var(--ease)}
.nav-links a:hover{color:var(--gold-strong)}
.nav-links a:hover::after{width:100%}
.nav-cta{display:inline-flex;align-items:center;gap:.5em;background:var(--gold-deep);color:#fff;border-radius:999px;padding:11px 20px;font:600 .8rem/1 var(--font-body);letter-spacing:.08em;box-shadow:0 6px 18px rgba(208,153,69,.3);transition:all .3s var(--ease)}
.nav-cta:hover{background:#855a1c;color:#fff;transform:translateY(-1px);box-shadow:0 10px 24px rgba(208,153,69,.4)}
.nav-cta svg{width:14px;height:14px}
@media (min-width:900px){.nav-links{display:flex}}
/* Hero — taller, refined gradient, orchestrated load, slow zoom */
.hero{position:relative;color:#fff;padding:165px 0 135px;overflow:hidden;background:var(--charcoal)}
.hero-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0;animation:heroZoom 18s var(--ease) forwards}
@keyframes heroZoom{from{transform:scale(1.06)}to{transform:scale(1)}}
.hero-overlay{position:absolute;inset:0;background:linear-gradient(90deg,rgba(23,19,15,.32),rgba(23,19,15,.06) 55%,rgba(23,19,15,0));z-index:1}
.hero-overlay::after{content:"";position:absolute;inset:0;background:linear-gradient(to top,rgba(23,19,15,.22),transparent 34%)}
.hero-inner{position:relative;z-index:2;max-width:var(--maxw);margin:0 auto;padding:0 28px;text-align:center}
.hero .kicker{color:var(--gold-light);text-shadow:0 1px 10px rgba(0,0,0,.5);opacity:0;animation:fadeUp .8s var(--ease) .1s forwards}
.hero h1{color:#fff;max-width:940px;margin:0 auto;text-shadow:0 2px 26px rgba(0,0,0,.45),0 1px 3px rgba(0,0,0,.4);opacity:0;animation:fadeUp .9s var(--ease) .24s forwards}
.hero p.lead{max-width:720px;margin:22px auto 32px;font-size:1.12rem;line-height:1.6;color:#fff;text-shadow:0 1px 14px rgba(0,0,0,.55);opacity:0;animation:fadeUp .9s var(--ease) .4s forwards;text-shadow:0 1px 12px rgba(0,0,0,.55)}
.hero .ctas{display:flex;gap:16px;justify-content:center;flex-wrap:wrap;opacity:0;animation:fadeUp .9s var(--ease) .56s forwards}
.hero.left{text-align:left}
.hero.left .hero-inner{text-align:left}
.hero.left h1,.hero.left p.lead{margin-left:0;margin-right:auto;text-align:left}
.hero.left .ctas{justify-content:flex-start}
@keyframes fadeUp{from{opacity:0;transform:translateY(22px)}to{opacity:1;transform:translateY(0)}}
/* Trust row — floating card, refined dividers, serif numerals */
.trust{background:var(--ivory)}
.trust-grid{max-width:var(--maxw);margin:-62px auto 0;background:#fff;display:grid;grid-template-columns:1fr;gap:0;padding:14px 0;border-radius:8px;box-shadow:var(--shadow-md);position:relative;z-index:5;border:1px solid var(--line)}
.trust-cell{padding:26px 18px;text-align:center;border-bottom:1px solid var(--line);transition:transform .3s var(--ease)}
.trust-cell:last-child{border-bottom:0}
.trust-cell:hover{transform:translateY(-3px)}
.trust-cell .icon{width:26px;height:26px;margin:0 auto 12px;color:var(--gold)}
.trust-cell .big{font-family:var(--font-display);font-size:2rem;font-weight:600;color:var(--charcoal);line-height:1}
.trust-cell .lbl{font-family:var(--font-body);font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:#6f6a61;margin-top:8px}
@media(min-width:768px){.trust-grid{grid-template-columns:repeat(4,1fr);padding:6px 0}.trust-cell{border-bottom:0;border-right:1px solid var(--line)}.trust-cell:last-child{border-right:0}}
/* Sections */
section.s{padding:108px 0}
section.s.dark{background:var(--charcoal);color:#fff;position:relative;overflow:hidden}
section.s.dark::before{content:"";position:absolute;inset:0;background-image:radial-gradient(circle at center,rgba(208,153,69,.10) 1px,transparent 1.6px);background-size:16px 16px;opacity:.5}
section.s.dark::after{content:"";position:absolute;inset:0;opacity:.04;pointer-events:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='120' height='120'%3E%3Cfilter id='n2'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.85' numOctaves='3'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n2)'/%3E%3C/svg%3E")}
section.s.dark .container{position:relative;z-index:1}
section.s.dark h2,section.s.dark h3{color:#fff}
section.s.tight{padding:78px 0}
section.s.split{padding:108px 0}
.split-grid{display:grid;grid-template-columns:1fr;gap:52px;align-items:center}
@media(min-width:900px){.split-grid{grid-template-columns:1fr 1fr;gap:72px}}
.split-img{width:100%;height:auto;border-radius:8px;box-shadow:var(--shadow-lg)}
.section-head{max-width:720px;margin:0 auto 60px;text-align:center}
.section-head .kicker{display:inline-block}
.section-head p.sub{color:var(--mid);font-size:1.05rem;line-height:1.6}
/* Card grid */
.card-grid{display:grid;grid-template-columns:1fr;gap:26px}
@media(min-width:700px){.card-grid{grid-template-columns:repeat(2,1fr)}}
@media(min-width:1000px){.card-grid{grid-template-columns:repeat(3,1fr)}}
.card{background:rgba(255,255,255,.04);border:1px solid rgba(255,255,255,.10);border-radius:8px;padding:34px 32px;color:#fff;transition:transform .35s var(--ease),border-color .35s var(--ease),background .35s var(--ease);position:relative;overflow:hidden}
.card::before{content:"";position:absolute;top:0;left:0;width:100%;height:2px;background:linear-gradient(90deg,var(--gold),var(--gold-light));transform:scaleX(0);transform-origin:left;transition:transform .4s var(--ease)}
.card:hover{transform:translateY(-6px);border-color:rgba(208,153,69,.5);background:rgba(255,255,255,.06)}
.card:hover::before{transform:scaleX(1)}
.card .icon{width:28px;height:28px;color:var(--gold);margin-bottom:16px}
.card h3{color:#fff;margin-bottom:10px}
.card p{margin:0;color:rgba(255,255,255,.76);font-size:.96rem}
.card.light{background:#fff;color:var(--charcoal);border-color:var(--line);box-shadow:var(--shadow-sm)}
.card.light:hover{box-shadow:var(--shadow-md);border-color:rgba(208,153,69,.4)}
.card.light h3{color:var(--charcoal)}
.card.light p{color:var(--charcoal-3)}
.card a.more,.card .more{display:inline-flex;align-items:center;gap:.4em;margin-top:16px;font:600 .76rem/1 var(--font-body);letter-spacing:.14em;text-transform:uppercase;color:var(--gold-strong);transition:gap .3s var(--ease)}
.card:hover .more{gap:.8em}
/* FAQ */
.faq{max-width:880px;margin:0 auto}
.faq details{border-bottom:1px solid var(--line);padding:22px 0;transition:padding .3s var(--ease)}
.faq details[open]{padding-bottom:24px}
.faq details[open] summary::after{transform:rotate(180deg)}
.faq summary{cursor:pointer;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:20px;font:600 1.18rem/1.35 var(--font-display);color:var(--charcoal);transition:color .25s var(--ease)}
.faq summary:hover{color:var(--gold-strong)}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"";flex:none;width:16px;height:16px;background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23d09945' stroke-width='2'%3E%3Cpolyline points='6 9 12 15 18 9'/%3E%3C/svg%3E") center/contain no-repeat;transition:transform .35s var(--ease)}
.faq p{margin:16px 0 0;color:var(--charcoal-3);line-height:1.65}
/* CTA strip */
.cta-strip{background:var(--charcoal);color:#fff;padding:84px 0;text-align:center;position:relative;overflow:hidden}
.cta-strip::before{content:"";position:absolute;inset:0;background:radial-gradient(ellipse at center,rgba(208,153,69,.14),transparent 70%)}
.cta-strip .container{position:relative;z-index:1}
.cta-strip h2{color:#fff}
.cta-strip .ctas{display:flex;gap:16px;justify-content:center;margin-top:26px;flex-wrap:wrap}
/* Breadcrumb */
.breadcrumb{font-size:.84rem;color:var(--mid);padding:26px 28px;max-width:var(--maxw);margin:0 auto;letter-spacing:.02em}
.breadcrumb a{color:var(--mid);text-decoration:none;border-bottom:1px solid transparent;transition:border-color .25s}
.breadcrumb a:hover{color:var(--gold-strong);border-color:var(--gold-light)}
.breadcrumb .sep{margin:0 10px;color:var(--gold-light)}
/* Footer */
footer{background:var(--charcoal-2);color:#cfc8be;padding:80px 0 30px;margin-top:0;position:relative}
footer::before{content:"";position:absolute;top:0;left:0;width:100%;height:3px;background:linear-gradient(90deg,var(--gold-deep),var(--gold),var(--gold-light),var(--gold))}
footer .grid{display:grid;grid-template-columns:1fr;gap:38px}
@media(min-width:800px){footer .grid{grid-template-columns:2fr 1fr 1fr 1fr}}
footer h3{font-family:var(--font-body);font-size:.74rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-light);margin:0 0 16px}
footer a{color:#cfc8be}
footer a:hover{color:#fff}
footer p{margin:0 0 11px;line-height:1.6;font-size:.93rem}
footer .nap{font-size:.95rem;line-height:1.75}
footer .legal{margin-top:46px;border-top:1px solid rgba(255,255,255,.08);padding-top:22px;font-size:.78rem;color:#8f887d;display:flex;justify-content:space-between;flex-wrap:wrap;gap:10px;letter-spacing:.02em}
/* Body-page grid + sticky related sidebar */
.body-grid{display:grid;grid-template-columns:1fr;gap:52px;padding:72px 28px;max-width:var(--maxw);margin:0 auto}
@media(min-width:900px){.body-grid{grid-template-columns:1fr 330px;gap:72px}}
.body-grid article h2{margin-top:52px}
.body-grid article h2:first-child{margin-top:0}
.body-grid article p{font-size:1.04rem;line-height:1.78;color:var(--charcoal-3)}
.body-grid article ul{padding-left:1.15em}
.body-grid article ul li{margin:.45em 0;line-height:1.7}
.related{background:#fff;border:1px solid var(--line);border-radius:8px;padding:28px;align-self:start;position:sticky;top:118px;box-shadow:var(--shadow-sm)}
.related h3{font-size:1.2rem;margin-bottom:10px}
.related ul{list-style:none;padding:0;margin:0}
.related li{border-top:1px solid var(--line);padding:11px 0;font-size:.95rem}
.related li:first-child{border-top:0}
.related li a{color:var(--charcoal-3);display:inline-flex;align-items:center;gap:.4em;transition:gap .25s var(--ease),color .25s}
.related li a:hover{color:var(--gold-strong);gap:.7em}
/* Scroll-reveal (progressive enhancement; visible by default if JS off) */
[data-reveal]{opacity:1;transform:none}
.js [data-reveal]{opacity:0;transform:translateY(26px);transition:opacity .8s var(--ease),transform .8s var(--ease)}
.js [data-reveal].in{opacity:1;transform:none}
.js [data-reveal-delay="1"]{transition-delay:.08s}
.js [data-reveal-delay="2"]{transition-delay:.16s}
.js [data-reveal-delay="3"]{transition-delay:.24s}
/* Utility */
.text-center{text-align:center}
.sr-only{position:absolute;width:1px;height:1px;margin:-1px;padding:0;overflow:hidden;clip:rect(0,0,0,0);border:0}
@media (prefers-reduced-motion:reduce){*{animation-duration:.01ms!important;transition-duration:.01ms!important}.hero-img{animation:none}.js [data-reveal]{opacity:1;transform:none}}
.body-grid article a{color:#8c5e10;text-decoration:underline;text-underline-offset:2px;text-decoration-thickness:1px}.body-grid article a:hover{color:#855a1c}
.trec{max-width:var(--maxw);margin:32px auto 0;padding:18px 0 0;border-top:1px solid rgba(255,255,255,.08);display:flex;justify-content:space-between;flex-wrap:wrap;gap:12px;font-size:13px;line-height:1.5}.trec-broker{color:#cfc8be}.trec-links{display:flex;flex-wrap:wrap;gap:18px}.trec-links a{color:#e3d8c4;text-decoration:underline;text-underline-offset:2px;font-size:13px}.trec-links a:hover{color:#fff}
section.s:not(.dark) .accent{color:#946417}

/* ---- High-end elevation (Featured Communities + hero explore) ---- */
.hero-explore{margin-top:24px;margin-bottom:6px;display:flex;flex-wrap:wrap;gap:10px;align-items:center}
.hero-explore .lbl{font-family:var(--font-body);font-size:.7rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.92);margin-right:4px;text-shadow:0 1px 6px rgba(0,0,0,.5)}
.hero-explore a{font-family:var(--font-body);font-size:.82rem;letter-spacing:.05em;color:#fff;background:rgba(23,19,15,.42);border:1px solid rgba(255,255,255,.45);border-radius:999px;padding:8px 16px;transition:all .25s var(--ease);backdrop-filter:blur(3px);text-shadow:0 1px 4px rgba(0,0,0,.4)}
.hero-explore a:hover{background:#fff;color:var(--charcoal);border-color:#fff}
.feature-grid{display:grid;grid-template-columns:1fr;gap:22px}
@media(min-width:680px){.feature-grid{grid-template-columns:repeat(2,1fr)}}
@media(min-width:1000px){.feature-grid{grid-template-columns:repeat(3,1fr)}}
.feature-card{position:relative;display:block;overflow:hidden;border-radius:6px;aspect-ratio:4/3;box-shadow:0 14px 34px rgba(31,26,22,.12);background:var(--charcoal)}
.feature-card img{width:100%;height:100%;object-fit:cover;transition:transform .7s var(--ease)}
.feature-card:hover img{transform:scale(1.06)}
.feature-card .label{position:absolute;inset:0;display:flex;flex-direction:column;justify-content:flex-end;padding:24px;background:linear-gradient(to top,rgba(23,19,15,.78),rgba(23,19,15,.12) 52%,rgba(23,19,15,0));color:#fff}
.feature-card .label .meta{font-family:var(--font-body);font-size:.68rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-light);margin-bottom:6px}
.feature-card .label h3{color:#fff;margin:0;font-size:1.6rem;line-height:1.1}
.feature-card .label .cta{margin-top:10px;font:600 .72rem/1 var(--font-body);letter-spacing:.16em;text-transform:uppercase;color:#fff;opacity:.92;transition:opacity .25s}
.feature-card:hover .label .cta{opacity:1}
/* The Bel Standard band */
.standard-grid{display:grid;grid-template-columns:1fr;gap:30px;margin-top:8px}
@media(min-width:780px){.standard-grid{grid-template-columns:repeat(3,1fr)}}
.standard-item{text-align:center;padding:0 10px}
.standard-item .num{font-family:var(--font-display);font-size:2.2rem;color:#946417;line-height:1}
.standard-item h3{margin:.4em 0 .3em;font-size:1.25rem}
.standard-item p{color:var(--charcoal-3);font-size:.96rem;margin:0}
/* editorial polish */
.section-head h2{letter-spacing:-.005em}

/* ---- San Antonio: Spanish azulejo tile divider ---- */
.sa-tile{height:46px;background-color:var(--ivory);background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='46' height='46' viewBox='0 0 46 46'%3E%3Cg fill='none' stroke='%23b15a32' stroke-width='1.1'%3E%3Cpath d='M23 3 L43 23 L23 43 L3 23 Z'/%3E%3Cpath d='M23 13 L33 23 L23 33 L13 23 Z'/%3E%3C/g%3E%3Cg fill='%23b07c2c'%3E%3Ccircle cx='23' cy='23' r='2.1'/%3E%3Ccircle cx='0' cy='23' r='2.1'/%3E%3Ccircle cx='46' cy='23' r='2.1'/%3E%3Ccircle cx='23' cy='0' r='2.1'/%3E%3Ccircle cx='23' cy='46' r='2.1'/%3E%3C/g%3E%3C/svg%3E");background-repeat:repeat-x;background-position:center;background-size:auto 40px;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}