/* Toast Realty website sections — scoped to .tr-site */
.tr-site{--ink:#121715;--ink-2:#1e2622;--forest:#1c3a2e;--forest-2:#244b3b;
  --sand:#f5f0e6;--sand-2:#ebe3d3;--paper:#fffdf8;
  --gold:#b8923a;--gold-2:#d4ad52;--muted:#6b7570;--line:rgba(18,23,21,.12);
  --serif:'Cormorant Garamond',Georgia,serif;--sans:'Manrope',system-ui,sans-serif;
  --max:1180px;--r:4px;}
.tr-site h1,.tr-site h2,.tr-site h3,.tr-site h4{font-family:var(--serif);font-weight:500;line-height:1.1;letter-spacing:-.01em}
.tr-site h1{font-size:clamp(2.6rem,6vw,4.8rem)}
.tr-site h2{font-size:clamp(2rem,4vw,3.2rem)}
.tr-site h3{font-size:clamp(1.35rem,2.2vw,1.75rem)}
.tr-site p{max-width:62ch}
.tr-site .wrap{width:min(var(--max),calc(100% - 3rem));margin-inline:auto}
.tr-site .eyebrow{font-family:var(--sans);font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);font-weight:600;display:flex;align-items:center;gap:.75rem;margin-bottom:1.1rem}
.tr-site .eyebrow::before{content:"";width:28px;height:1px;background:var(--gold)}
.tr-site .lede{font-size:1.15rem;color:var(--muted);max-width:58ch}
.tr-site section{padding:clamp(4rem,8vw,7rem) 0}
.tr-site .dark{background:var(--ink);color:var(--sand)}
.tr-site .dark .lede,.tr-site .dark .muted{color:rgba(245,240,230,.65)}
.tr-site .dark .eyebrow{color:var(--gold-2)}
.tr-site .forest{background:var(--forest);color:var(--sand)}
.tr-site .forest .lede,.tr-site .forest .muted{color:rgba(245,240,230,.7)}
.tr-site .forest .eyebrow{color:var(--gold-2)}
.tr-site .sandbg{background:var(--sand)}
.tr-site .muted{color:var(--muted)}
.tr-site .center{text-align:center}
.tr-site .center p,.tr-site .center .lede{margin-inline:auto}
.tr-site .grid{display:grid;gap:2rem}
.tr-site .g2{grid-template-columns:repeat(auto-fit,minmax(300px,1fr))}
.tr-site .g3{grid-template-columns:repeat(auto-fit,minmax(260px,1fr))}
.tr-site .g4{grid-template-columns:repeat(auto-fit,minmax(220px,1fr))}
.tr-site .split{display:grid;grid-template-columns:1fr 1fr;gap:4rem;align-items:center}
@media(max-width:860px){.tr-site .split{grid-template-columns:1fr;gap:2.5rem}}
.tr-site .btn{display:inline-flex;align-items:center;gap:.6rem;padding:.95rem 1.7rem;border-radius:var(--r);font-weight:600;font-size:.9rem;letter-spacing:.04em;border:1px solid transparent;transition:.25s;cursor:pointer;font-family:var(--sans)}
.tr-site .btn-gold{background:var(--gold);color:var(--ink)}
.tr-site .btn-gold:hover{background:var(--gold-2)}
.tr-site .btn-ghost{border-color:currentColor;background:transparent}
.tr-site .btn-ghost:hover{background:rgba(255,255,255,.08)}
.tr-site .btn-ink{background:var(--ink);color:var(--sand)}
.tr-site .btn-ink:hover{background:var(--forest)}
.tr-site .btn svg{width:16px;height:16px}
.tr-site .btns{display:flex;flex-wrap:wrap;gap:1rem;margin-top:2.2rem}
.tr-site .hero{position:relative;overflow:hidden;background:var(--ink);color:var(--sand);min-height:88vh;display:flex;align-items:center;padding:6rem 0}
.tr-site .hero .bg{position:absolute;inset:0;opacity:.55}
.tr-site .hero .wrap{position:relative}
.tr-site .hero h1{max-width:14ch}
.tr-site .hero .lede{color:rgba(245,240,230,.72);margin-top:1.5rem;font-size:1.2rem}
.tr-site .hero .sub{font-family:var(--serif);font-size:1.4rem;font-style:italic;color:var(--gold-2);margin-top:1.2rem}
.tr-site .hero-stats{display:flex;gap:3rem;margin-top:3.5rem;flex-wrap:wrap;border-top:1px solid rgba(245,240,230,.15);padding-top:2rem}
.tr-site .hero-stats div b{display:block;font-family:var(--serif);font-size:2.2rem;color:var(--gold-2);font-weight:500}
.tr-site .hero-stats div small{font-size:.75rem;letter-spacing:.15em;text-transform:uppercase;color:rgba(245,240,230,.6)}
.tr-site .page-hero{background:var(--ink);color:var(--sand);padding:clamp(5rem,10vw,8rem) 0 clamp(3rem,6vw,5rem);position:relative;overflow:hidden}
.tr-site .page-hero .bg{position:absolute;inset:0;opacity:.35}
.tr-site .page-hero .wrap{position:relative}
.tr-site .page-hero h1{max-width:16ch}
.tr-site .page-hero .lede{margin-top:1.3rem;color:rgba(245,240,230,.7)}
.tr-site .card{background:var(--paper);border:1px solid var(--line);padding:2rem;border-radius:var(--r);transition:.3s;position:relative}
.tr-site .card:hover{transform:translateY(-4px);box-shadow:0 20px 40px -20px rgba(18,23,21,.3);border-color:var(--gold)}
.tr-site .card .ico{width:44px;height:44px;color:var(--gold);margin-bottom:1.3rem}
.tr-site .card h3{margin-bottom:.7rem}
.tr-site .card p{font-size:.95rem;color:var(--muted)}
.tr-site .card .num{position:absolute;top:1.5rem;right:1.5rem;font-family:var(--serif);font-size:1.3rem;color:var(--gold);opacity:.6}
.tr-site .dark .card{background:rgba(255,255,255,.04);border-color:rgba(255,255,255,.1);color:var(--sand)}
.tr-site .dark .card p{color:rgba(245,240,230,.65)}
.tr-site .list{list-style:none;display:grid;gap:.7rem;margin-top:1.5rem}
.tr-site .list li{padding-left:1.6rem;position:relative;font-size:.97rem}
.tr-site .list li::before{content:"";position:absolute;left:0;top:.6em;width:8px;height:8px;border:1.5px solid var(--gold);transform:rotate(45deg)}
.tr-site .two-col{columns:2;column-gap:2.5rem}
@media(max-width:700px){.tr-site .two-col{columns:1}}
.tr-site .ratio{padding:2.5rem;border:1px solid rgba(255,255,255,.12);border-radius:var(--r);background:linear-gradient(160deg,rgba(255,255,255,.05),transparent)}
.tr-site .ratio b{display:block;font-family:var(--serif);font-size:3.4rem;color:var(--gold-2);font-weight:500;line-height:1}
.tr-site .ratio h4{font-family:var(--sans);font-size:.8rem;letter-spacing:.18em;text-transform:uppercase;margin:1rem 0 .8rem;color:var(--sand)}
.tr-site .ratio p{font-size:.95rem;color:rgba(245,240,230,.65)}
.tr-site .steps{counter-reset:s;display:grid;gap:0;border-top:1px solid var(--line)}
.tr-site .step{display:grid;grid-template-columns:90px 1fr;gap:2rem;padding:2rem 0;border-bottom:1px solid var(--line);align-items:start}
.tr-site .step::before{counter-increment:s;content:"0" counter(s);font-family:var(--serif);font-size:2.6rem;color:var(--gold);line-height:1}
.tr-site .step h3{margin-bottom:.4rem}
.tr-site .step p{color:var(--muted);font-size:.97rem}
@media(max-width:600px){.tr-site .step{grid-template-columns:60px 1fr;gap:1rem}
.tr-site .step::before{font-size:2rem}}
.tr-site .trio{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:0;border:1px solid var(--line)}
.tr-site .trio > div{padding:2.5rem;border-right:1px solid var(--line)}
.tr-site .trio > div:last-child{border-right:0}
.tr-site .trio h3{margin-bottom:.8rem}
.tr-site .trio p{font-size:.95rem;color:var(--muted)}
@media(max-width:800px){.tr-site .trio > div{border-right:0;border-bottom:1px solid var(--line)}
.tr-site .trio > div:last-child{border-bottom:0}}
.tr-site .quote{font-family:var(--serif);font-size:clamp(1.6rem,3.2vw,2.6rem);font-style:italic;line-height:1.3;max-width:28ch;margin-inline:auto;text-align:center}
.tr-site .quote::before{content:"“";color:var(--gold);font-size:1.5em;line-height:0;vertical-align:-.2em;margin-right:.1em}
.tr-site .cta{background:var(--gold);color:var(--ink);padding:5rem 0}
.tr-site .cta .inner{display:flex;justify-content:space-between;align-items:center;gap:2rem;flex-wrap:wrap}
.tr-site .cta h2{max-width:18ch}
.tr-site .cta p{margin-top:.6rem;color:rgba(18,23,21,.75)}
.tr-site .loc{display:grid;grid-template-columns:1fr 1fr;gap:3rem;align-items:center;padding:3rem 0;border-bottom:1px solid var(--line)}
.tr-site .loc:last-child{border-bottom:0}
.tr-site .loc.flip .art{order:2}
.tr-site .art{background:var(--sand-2);aspect-ratio:4/3;border-radius:var(--r);overflow:hidden;position:relative}
.tr-site .art svg{width:100%;height:100%}
@media(max-width:800px){.tr-site .loc{grid-template-columns:1fr}
.tr-site .loc.flip .art{order:0}}
.tr-site .tabs{display:flex;gap:.5rem;flex-wrap:wrap;margin-bottom:2rem}
.tr-site .tab{padding:.6rem 1.1rem;border:1px solid var(--line);border-radius:999px;font-size:.82rem;font-weight:600;cursor:pointer;background:transparent;font-family:var(--sans)}
.tr-site .tab.active{background:var(--ink);color:var(--sand);border-color:var(--ink)}
.tr-js .tr-site .reveal{opacity:0;transform:translateY(18px);transition:.7s ease}
.tr-js .tr-site .reveal.in{opacity:1;transform:none}
.tr-site .tagline{font-family:var(--serif);font-style:italic;color:var(--gold-2)}
.tr-site .marquee{overflow:hidden;border-block:1px solid var(--line);padding:1rem 0;white-space:nowrap}
.tr-site .marquee div{display:inline-block;animation:mq 40s linear infinite;font-family:var(--serif);font-size:1.3rem;letter-spacing:.05em}
.tr-site .marquee span{margin:0 2rem;color:var(--muted)}
.tr-site .marquee span::before{content:"◆";color:var(--gold);margin-right:2rem;font-size:.6rem;vertical-align:middle}
@keyframes mq{to{transform:translateX(-50%)}}
.tr-site{font-family:var(--sans);color:var(--ink);line-height:1.65;font-size:16px;-webkit-font-smoothing:antialiased}
.tr-site *,.tr-site *::before,.tr-site *::after{box-sizing:border-box}
.tr-site h1,.tr-site h2,.tr-site h3,.tr-site h4,.tr-site p,.tr-site ul{margin:0;padding:0}
.tr-site a{text-decoration:none;color:inherit}
.tr-site svg{display:block;max-width:100%}
.tr-site section{margin:0}
.tr-site .hero,.tr-site .page-hero,.tr-site .cta,.tr-site .dark,.tr-site .forest,.tr-site .sandbg,.tr-site .marquee{margin-left:calc(50% - 50vw);margin-right:calc(50% - 50vw);padding-left:calc(50vw - 50%);padding-right:calc(50vw - 50%)}
.tr-site.tr-contained .hero,.tr-site.tr-contained .page-hero,.tr-site.tr-contained .cta,.tr-site.tr-contained .dark,.tr-site.tr-contained .forest,.tr-site.tr-contained .sandbg,.tr-site.tr-contained .marquee{margin-left:0;margin-right:0;padding-left:0;padding-right:0}
.tr-site .hero .lede p+p{margin-top:.8rem}
.tr-site .split p+p,.tr-site .reveal p+p{margin-top:1rem}
.tr-site .disclaimer-light{font-size:.8rem;color:var(--muted);line-height:1.6;max-width:80ch}
.tr-site .ico{width:44px;height:44px;color:var(--gold);margin-bottom:1.3rem}
.tr-site .tabs{display:flex;gap:.5rem;flex-wrap:wrap}.tr-site .tab{padding:.6rem 1.1rem;border:1px solid var(--line);border-radius:999px;font-size:.82rem;font-weight:600}

/* ---- theme blending (v1.5) ---- */
.tr-site{--dark:var(--ink);--on-accent:#121715}
.tr-theme{--serif:inherit;--sans:inherit;--paper:transparent}
.tr-theme,.tr-theme .eyebrow,.tr-theme .btn,.tr-theme .tab,.tr-theme .hero-stats small,.tr-theme .ratio h4{font-family:var(--sans)}
.tr-theme h1,.tr-theme h2,.tr-theme h3,.tr-theme .quote,.tr-theme .tagline,.tr-theme .hero .sub,.tr-theme .hero-stats b,.tr-theme .ratio b,.tr-theme .step::before,.tr-theme .card .num,.tr-theme .marquee div{font-family:var(--serif)}
.tr-theme h1,.tr-theme h2,.tr-theme h3{font-weight:var(--heading-weight,600);letter-spacing:0}
.tr-theme .card h3{font-size:1.2rem}
.tr-site .dark,.tr-site .hero,.tr-site .page-hero{background:var(--dark)}
.tr-site .forest{background:color-mix(in srgb,var(--dark) 82%,var(--gold))}
.tr-theme .sandbg{background:color-mix(in srgb,var(--ink) 5%,transparent)}
.tr-theme .card,.tr-theme .trio>div,.tr-theme .art{background:color-mix(in srgb,var(--ink) 3%,transparent)}
.tr-theme .card:hover{box-shadow:0 20px 40px -20px color-mix(in srgb,var(--ink) 35%,transparent)}
.tr-site .btn-gold{color:var(--on-accent)}
.tr-site .cta{color:var(--on-accent)}.tr-site .cta p{color:color-mix(in srgb,var(--on-accent) 75%,transparent)}
.tr-theme .btn-ink{background:var(--ink);color:var(--paper,#fff)}
.tr-theme .marquee span{color:color-mix(in srgb,var(--ink) 60%,transparent)}
.tr-theme .muted,.tr-theme .lede,.tr-theme .card p,.tr-theme .trio p,.tr-theme .step p{color:color-mix(in srgb,var(--ink) 65%,transparent)}
.tr-theme .line,.tr-theme .card,.tr-theme .trio,.tr-theme .trio>div,.tr-theme .steps,.tr-theme .step,.tr-theme .loc,.tr-theme .tab{border-color:color-mix(in srgb,var(--ink) 12%,transparent)}

/* ---- hard reset of theme heading/text effects inside sections (v1.5.1) ---- */
.tr-site h1,.tr-site h2,.tr-site h3,.tr-site h4,.tr-site h5,.tr-site h6,.tr-site p,.tr-site a,.tr-site li,.tr-site span,.tr-site small,.tr-site b,.tr-site dt,.tr-site dd{text-shadow:none!important;-webkit-text-stroke:0!important;filter:none!important;text-transform:none;background-image:none;-webkit-text-fill-color:currentColor}
.tr-site h1,.tr-site h2,.tr-site h3,.tr-site h4,.tr-site h5,.tr-site h6{margin:0;padding:0;border:0;color:inherit;font-style:normal;text-decoration:none;text-align:inherit}
.tr-site h1::before,.tr-site h1::after,.tr-site h2::before,.tr-site h2::after,.tr-site h3::before,.tr-site h3::after{content:none!important}
.tr-toast h1,.tr-toast h2,.tr-toast h3,.tr-toast h4,.tr-toast .quote,.tr-toast .tagline,.tr-toast .hero .sub,.tr-toast .hero-stats b,.tr-toast .ratio b,.tr-toast .step::before,.tr-toast .card .num,.tr-toast .marquee div{font-family:var(--serif)!important;font-weight:500!important}
.tr-toast,.tr-toast .eyebrow,.tr-toast .btn,.tr-toast .tab,.tr-toast p,.tr-toast li,.tr-toast small{font-family:var(--sans)!important}
.tr-toast .hero h1,.tr-toast .page-hero h1,.tr-toast .dark h2,.tr-toast .forest h2,.tr-toast .dark h3,.tr-toast .forest h3,.tr-toast .dark p,.tr-toast .forest p,.tr-toast .hero p{color:var(--sand)}
.tr-toast .dark .card p,.tr-toast .forest .muted,.tr-toast .dark .muted{color:rgba(245,240,230,.65)}
.tr-toast .hero h1,.tr-toast .page-hero h1{color:var(--sand)!important}
.tr-toast .eyebrow{color:var(--gold)!important}.tr-toast .dark .eyebrow,.tr-toast .forest .eyebrow,.tr-toast .hero .eyebrow,.tr-toast .page-hero .eyebrow{color:var(--gold-2)!important}
.tr-toast .cta h2,.tr-toast .cta p{color:var(--ink)!important}
.tr-site .wrap{box-shadow:none;background:transparent}
.tr-site a:not(.btn){box-shadow:none;border-bottom:0;text-decoration:none}
.tr-site .btn,.tr-site .btn:hover,.tr-site .card,.tr-site .card:hover a{box-shadow:none;text-decoration:none!important;border-bottom-width:1px}.tr-site a.btn{border-bottom:1px solid transparent}.tr-site .btn-ghost{border:1px solid currentColor}.tr-site .card:hover{box-shadow:0 20px 40px -20px rgba(18,23,21,.3)}