/* =========================================================
   Aranya Estates — design system
   Warm minimalism: forest green, soft stone, restrained brass.
   Display: Cormorant Garamond · Text: Manrope
   ========================================================= */

:root {
  --forest: #1E3A2F;
  --forest-2: #15291F;
  --forest-3: #2C4D40;
  --stone: #F4F0E8;
  --stone-2: #EAE3D6;
  --stone-3: #DCD3C3;
  --paper: #FBF9F5;
  --ink: #1B1E1C;
  --ink-2: #3E433F;
  --muted: #6D716B;
  --line: #E2DBCD;
  --line-dark: rgba(255,255,255,.14);
  --brass: #A8834F;
  --brass-2: #C4A574;
  --brass-soft: #EFE5D3;
  --danger: #9B3B2E;
  --ok: #2F6B4C;

  --serif: "Cormorant Garamond", "Cormorant", Georgia, "Times New Roman", serif;
  --sans: "Manrope", system-ui, -apple-system, "Segoe UI", Roboto, sans-serif;

  --wrap: 1280px;
  --gutter: clamp(20px, 4vw, 56px);
  --radius: 2px;
  --radius-lg: 4px;
  --shadow: 0 1px 2px rgba(27,30,28,.04), 0 12px 32px -12px rgba(27,30,28,.18);
  --shadow-lg: 0 30px 80px -30px rgba(21,41,31,.45);
  --ease: cubic-bezier(.22,.7,.2,1);
  --hdr-h: 84px;
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; scroll-padding-top: 96px; }
body {
  margin: 0; background: var(--paper); color: var(--ink);
  font: 400 16px/1.65 var(--sans); letter-spacing: .005em;
  -webkit-font-smoothing: antialiased; text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; color: inherit; }
button { cursor: pointer; }
[hidden] { display: none !important; }
::selection { background: var(--brass-soft); color: var(--forest-2); }

:focus-visible { outline: 2px solid var(--brass); outline-offset: 3px; border-radius: 1px; }
.skip { position: absolute; left: 12px; top: -60px; z-index: 200; background: var(--forest); color: #fff; padding: 10px 16px; transition: top .2s; }
.skip:focus { top: 12px; }
.sr { position: absolute !important; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }

/* ---------- Typography ---------- */
.eyebrow {
  display: inline-flex; align-items: center; gap: 12px;
  font: 600 11.5px/1.2 var(--sans); letter-spacing: .22em; text-transform: uppercase; color: var(--brass);
}
.eyebrow::before { content: ""; width: 28px; height: 1px; background: currentColor; opacity: .7; }
.eyebrow.plain::before { display: none; }
.display, .h1, .h2, .h3, .h4 { font-family: var(--serif); font-weight: 500; letter-spacing: -.01em; margin: 0; color: var(--forest-2); }
.display { font-size: clamp(46px, 7.4vw, 104px); line-height: .98; font-weight: 400; letter-spacing: -.02em; }
.h1 { font-size: clamp(42px, 5.6vw, 76px); line-height: 1.02; font-weight: 400; }
.h2 { font-size: clamp(34px, 4vw, 54px); line-height: 1.06; font-weight: 400; }
.h3 { font-size: clamp(25px, 2.3vw, 32px); line-height: 1.15; }
.h4 { font-size: 22px; line-height: 1.2; }
.display em, .h1 em, .h2 em, .h3 em { font-style: italic; color: var(--brass); font-weight: 400; }
.lead { font-size: clamp(17px, 1.4vw, 19.5px); line-height: 1.7; color: var(--ink-2); max-width: 60ch; margin: 0; }
.muted { color: var(--muted); }
.small { font-size: 14px; }
.tiny { font-size: 12.5px; }
p { margin: 0 0 1em; }
.prose p { color: var(--ink-2); font-size: 17px; line-height: 1.8; max-width: 66ch; }
.prose h3 { font: 500 28px/1.2 var(--serif); color: var(--forest-2); margin: 1.6em 0 .5em; }
.prose h3:first-child { margin-top: 0; }
.prose blockquote { margin: 1.8em 0; padding: 0 0 0 28px; border-left: 1px solid var(--brass); font: italic 400 clamp(24px, 2.4vw, 30px)/1.35 var(--serif); color: var(--forest); max-width: 36ch; }
.prose ul { padding-left: 1.1em; color: var(--ink-2); }
.prose li { margin: .35em 0; }
.num { font-variant-numeric: tabular-nums; }

/* ---------- Layout ---------- */
.wrap { width: 100%; max-width: var(--wrap); margin: 0 auto; padding: 0 var(--gutter); }
.wrap.narrow { max-width: 900px; }
.section { padding: clamp(72px, 10vw, 140px) 0; }
.section.tight { padding: clamp(48px, 6vw, 88px) 0; }
.section.stone { background: var(--stone); }
.section.forest { background: var(--forest); color: #E9E6DD; }
.section.forest .h1, .section.forest .h2, .section.forest .h3, .section.forest .h4 { color: #F6F2EA; }
.section.forest .lead, .section.forest .muted { color: rgba(233,230,221,.74); }
.section.forest .eyebrow { color: var(--brass-2); }
.stack > * + * { margin-top: 18px; }
.stack-lg > * + * { margin-top: 32px; }
.section-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 32px; margin-bottom: clamp(36px, 5vw, 64px); flex-wrap: wrap; }
.section-head .stack { max-width: 640px; }
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(40px, 7vw, 110px); align-items: center; }
.split.wide-left { grid-template-columns: 1.15fr .85fr; }
.grid-3 { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(20px, 2.4vw, 36px); }
.grid-2 { display: grid; grid-template-columns: repeat(2, 1fr); gap: clamp(20px, 2.4vw, 36px); }
.grid-4 { display: grid; grid-template-columns: repeat(4, 1fr); gap: clamp(16px, 2vw, 28px); }
.rule { height: 1px; background: var(--line); border: 0; margin: 0; }
.center { text-align: center; }
.center .eyebrow { justify-content: center; }
.center .lead { margin-left: auto; margin-right: auto; }

/* ---------- Buttons & links ---------- */
.btn {
  --bg: var(--forest); --fg: #fff; --bd: var(--forest);
  display: inline-flex; align-items: center; justify-content: center; gap: 12px;
  min-height: 52px; padding: 0 28px; border: 1px solid var(--bd); background: var(--bg); color: var(--fg);
  font: 600 13px/1 var(--sans); letter-spacing: .14em; text-transform: uppercase; border-radius: var(--radius);
  transition: background .35s var(--ease), color .35s var(--ease), border-color .35s var(--ease), transform .35s var(--ease);
  position: relative; overflow: hidden; white-space: nowrap;
}
.btn:hover { --bg: var(--forest-2); }
.btn svg { width: 16px; height: 16px; transition: transform .35s var(--ease); }
.btn:hover svg { transform: translateX(4px); }
.btn.brass { --bg: var(--brass); --bd: var(--brass); --fg: #fff; }
.btn.brass:hover { --bg: #94723F; --bd: #94723F; }
.btn.ghost { --bg: transparent; --fg: var(--forest); --bd: rgba(30,58,47,.35); }
.btn.ghost:hover { --bg: var(--forest); --fg: #fff; --bd: var(--forest); }
.btn.light { --bg: #fff; --fg: var(--forest-2); --bd: #fff; }
.btn.light:hover { --bg: var(--stone); --bd: var(--stone); }
.btn.ghost-light { --bg: transparent; --fg: #fff; --bd: rgba(255,255,255,.5); }
.btn.ghost-light:hover { --bg: #fff; --fg: var(--forest-2); --bd: #fff; }
.btn.sm { min-height: 42px; padding: 0 20px; font-size: 12px; }
.btn.block { width: 100%; }
.btn[disabled] { opacity: .55; pointer-events: none; }
.btn-row { display: flex; flex-wrap: wrap; gap: 14px; align-items: center; }

.link {
  display: inline-flex; align-items: center; gap: 10px; font: 600 12.5px/1 var(--sans);
  letter-spacing: .16em; text-transform: uppercase; color: var(--forest); padding: 6px 0;
  background: linear-gradient(currentColor, currentColor) 0 100% / 100% 1px no-repeat;
  transition: background-size .45s var(--ease), color .3s;
}
.link:hover { background-size: 0 1px; background-position: 100% 100%; color: var(--brass); }
.link svg { width: 14px; height: 14px; }
.section.forest .link { color: var(--brass-2); }

/* ---------- Header ---------- */
.hdr {
  position: fixed; inset: 0 0 auto 0; z-index: 60; height: var(--hdr-h);
  display: flex; align-items: center; color: var(--ink);
  transition: background .45s var(--ease), color .45s var(--ease), box-shadow .45s var(--ease), height .45s var(--ease);
}
.hdr .wrap { display: flex; align-items: center; justify-content: space-between; gap: 24px; max-width: 1440px; }
.hdr.solid, .hdr.scrolled { background: rgba(251,249,245,.94); backdrop-filter: saturate(1.4) blur(14px); -webkit-backdrop-filter: saturate(1.4) blur(14px); box-shadow: 0 1px 0 var(--line); }
.hdr.scrolled { --hdr-h: 70px; height: 70px; }
.hdr.over:not(.scrolled) { color: #fff; }
.brand { display: inline-flex; align-items: center; gap: 12px; }
.brand-mark { width: 38px; height: 38px; flex: none; color: var(--brass); }
.brand-word { display: flex; flex-direction: column; line-height: 1; }
.brand-word b { font: 500 23px/1 var(--serif); letter-spacing: .28em; text-transform: uppercase; margin-right: -.28em; }
.brand-word small { font: 600 8.5px/1 var(--sans); letter-spacing: .34em; text-transform: uppercase; margin-top: 6px; opacity: .72; }
.brand img.brand-logo { height: 42px; width: auto; }
.nav { display: flex; align-items: center; gap: clamp(18px, 2.4vw, 38px); }
.nav a.nl { position: relative; font: 500 13.5px/1 var(--sans); letter-spacing: .06em; padding: 10px 0; opacity: .88; transition: opacity .3s; }
.nav a.nl::after { content: ""; position: absolute; left: 0; right: 0; bottom: 2px; height: 1px; background: var(--brass); transform: scaleX(0); transform-origin: right; transition: transform .45s var(--ease); }
.nav a.nl:hover, .nav a.nl[aria-current="page"] { opacity: 1; }
.nav a.nl:hover::after, .nav a.nl[aria-current="page"]::after { transform: scaleX(1); transform-origin: left; }
.hdr-actions { display: flex; align-items: center; gap: 10px; }
.icon-btn { width: 44px; height: 44px; display: inline-grid; place-items: center; border: 0; background: transparent; border-radius: 50%; position: relative; transition: background .3s; }
.icon-btn:hover { background: rgba(30,58,47,.07); }
.hdr.over:not(.scrolled) .icon-btn:hover { background: rgba(255,255,255,.12); }
.icon-btn svg { width: 20px; height: 20px; }
.badge { position: absolute; top: 5px; right: 4px; min-width: 17px; height: 17px; padding: 0 4px; border-radius: 9px; background: var(--brass); color: #fff; font: 700 10px/17px var(--sans); text-align: center; }
.hdr .btn.sm { min-height: 44px; }
.hdr.over:not(.scrolled) .btn.hdr-cta { --bg: transparent; --fg: #fff; --bd: rgba(255,255,255,.55); }
.hdr.over:not(.scrolled) .btn.hdr-cta:hover { --bg: #fff; --fg: var(--forest-2); --bd: #fff; }
.menu-btn { display: none; }

/* Mobile drawer */
.drawer { position: fixed; inset: 0; z-index: 90; pointer-events: none; }
.drawer-scrim { position: absolute; inset: 0; background: rgba(21,41,31,.45); opacity: 0; transition: opacity .4s var(--ease); }
.drawer-panel { position: absolute; inset: 0 0 0 auto; width: min(420px, 100%); background: var(--forest); color: #F1EDE4; transform: translateX(100%); transition: transform .55s var(--ease); display: flex; flex-direction: column; padding: 22px var(--gutter) 32px; overflow-y: auto; }
.drawer.open { pointer-events: auto; }
.drawer.open .drawer-scrim { opacity: 1; }
.drawer.open .drawer-panel { transform: none; }
.drawer-top { display: flex; justify-content: space-between; align-items: center; margin-bottom: 40px; }
.drawer-top .icon-btn { color: #fff; }
.drawer nav a { display: flex; justify-content: space-between; align-items: baseline; font: 400 36px/1.1 var(--serif); padding: 14px 0; border-bottom: 1px solid var(--line-dark); }
.drawer nav a span { font: 500 11px var(--sans); letter-spacing: .2em; color: var(--brass-2); }
.drawer-foot { margin-top: auto; padding-top: 36px; display: grid; gap: 14px; font-size: 15px; color: rgba(241,237,228,.75); }
.drawer-foot a { color: #fff; }

/* Mobile action bar */
.mbar { display: none; }

/* ---------- Hero ---------- */
.hero { position: relative; min-height: max(720px, 100svh); display: flex; align-items: flex-end; color: #fff; overflow: hidden; background: var(--forest-2); }
.hero-media { position: absolute; inset: 0; }
.hero-slide { position: absolute; inset: 0; opacity: 0; transition: opacity 1.8s var(--ease); }
.hero-slide.on { opacity: 1; }
.hero-slide img { width: 100%; height: 100%; object-fit: cover; transform: scale(1.08); transition: transform 9s linear; }
.hero-slide.on img { transform: scale(1); }
.hero::after { content: ""; position: absolute; inset: 0; background:
  linear-gradient(180deg, rgba(12,24,18,.55) 0%, rgba(12,24,18,.05) 28%, rgba(12,24,18,.1) 50%, rgba(12,24,18,.78) 100%),
  linear-gradient(90deg, rgba(12,24,18,.5) 0%, rgba(12,24,18,0) 60%); pointer-events: none; }
.hero-inner { position: relative; z-index: 2; width: 100%; padding-bottom: clamp(40px, 6vw, 72px); padding-top: 140px; }
.hero .eyebrow { color: var(--brass-2); }
.hero h1 { color: #fff; max-width: 12ch; margin: 22px 0 22px; text-shadow: 0 2px 30px rgba(0,0,0,.2); }
.hero h1 em { color: #E6CFA3; }
.hero .lead { color: rgba(255,255,255,.86); max-width: 46ch; }
.hero .btn-row { margin-top: 36px; }
.hero-foot { display: flex; justify-content: space-between; align-items: flex-end; gap: 32px; margin-top: clamp(40px, 6vw, 80px); padding-top: 24px; border-top: 1px solid rgba(255,255,255,.22); font-size: 13.5px; color: rgba(255,255,255,.78); }
.hero-caption b { color: #fff; font-weight: 600; }
.hero-dots { display: flex; gap: 10px; }
.hero-dots button { width: 36px; height: 20px; border: 0; background: transparent; padding: 0; position: relative; }
.hero-dots button::before { content: ""; position: absolute; left: 0; right: 0; top: 50%; height: 1px; background: rgba(255,255,255,.4); }
.hero-dots button::after { content: ""; position: absolute; left: 0; top: 50%; height: 1px; width: 0; background: #fff; }
.hero-dots button.on::after { animation: dotfill 7s linear forwards; }
@keyframes dotfill { to { width: 100%; } }

/* Search panel */
.search-panel { position: relative; z-index: 5; margin-top: -1px; background: var(--paper); }
.search-bar {
  display: grid; grid-template-columns: 1.3fr 1fr 1fr 1fr auto; gap: 0; background: #fff;
  box-shadow: var(--shadow-lg); transform: translateY(-50%); border: 1px solid var(--line);
}
.search-bar .sf { padding: 18px 24px; border-right: 1px solid var(--line); display: flex; flex-direction: column; gap: 4px; min-width: 0; }
.search-bar label, .field-label { font: 600 10.5px/1 var(--sans); letter-spacing: .2em; text-transform: uppercase; color: var(--muted); }
.search-bar select { border: 0; background: transparent; padding: 4px 0; font-size: 16px; color: var(--ink); appearance: none; -webkit-appearance: none; cursor: pointer; width: 100%;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='12' viewBox='0 0 24 24' fill='none' stroke='%23A8834F' stroke-width='2'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right center; padding-right: 20px; }
.search-bar select:focus-visible { outline-offset: 6px; }
.search-bar .btn { min-height: 100%; border-radius: 0; padding: 0 36px; }

/* ---------- Property cards ---------- */
.pgrid { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(28px, 3vw, 44px) clamp(20px, 2.4vw, 32px); }
.pcard { position: relative; display: flex; flex-direction: column; }
.pcard-media { position: relative; aspect-ratio: 4 / 3.1; overflow: hidden; background: var(--stone-2); }
.pcard-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.4s var(--ease); }
.pcard:hover .pcard-media img { transform: scale(1.05); }
.pcard-media::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0,0,0,.18), transparent 30%); pointer-events: none; }
.tag { position: absolute; left: 16px; top: 16px; z-index: 2; background: rgba(251,249,245,.94); color: var(--forest-2); font: 600 10.5px/1 var(--sans); letter-spacing: .18em; text-transform: uppercase; padding: 8px 11px; }
.tag.new { background: var(--forest); color: #fff; }
.tag.offer { background: var(--brass); color: #fff; }
.tag.sold { background: var(--ink); color: #fff; }
.save-btn { position: absolute; right: 12px; top: 12px; z-index: 3; width: 42px; height: 42px; border-radius: 50%; border: 0; background: rgba(251,249,245,.94); color: var(--forest); display: grid; place-items: center; transition: transform .3s var(--ease), background .3s; }
.save-btn:hover { transform: scale(1.08); }
.save-btn svg { width: 18px; height: 18px; }
.save-btn[aria-pressed="true"] { color: var(--brass); }
.save-btn[aria-pressed="true"] svg path { fill: currentColor; }
.pcard-body { padding: 22px 2px 0; display: flex; flex-direction: column; gap: 8px; flex: 1; min-width: 0; }
.pcard-loc { font: 600 11px/1 var(--sans); letter-spacing: .2em; text-transform: uppercase; color: var(--brass); }
.pcard-title { font: 500 27px/1.12 var(--serif); color: var(--forest-2); margin: 0; }
.pcard-title a::after { content: ""; position: absolute; inset: 0; z-index: 1; }
.pcard-price { font: 500 17px/1.3 var(--sans); color: var(--ink); margin-top: 2px; }
.pcard-meta { display: flex; flex-wrap: wrap; gap: 6px 18px; font-size: 13.5px; color: var(--muted); padding-top: 14px; margin-top: auto; border-top: 1px solid var(--line); }
.pcard-meta span { display: inline-flex; align-items: center; gap: 7px; }
.pcard-meta svg { width: 15px; height: 15px; color: var(--brass); }
.pcard.row { flex-direction: row; gap: 28px; }
.pcard.row .pcard-media { width: 44%; flex: none; }

/* Featured large card */
.feature-grid { display: grid; grid-template-columns: 1.35fr 1fr; gap: clamp(20px, 2.4vw, 32px); }
.feature-grid .col { display: grid; gap: clamp(20px, 2.4vw, 32px); }
.feature-grid .pcard.big .pcard-media { aspect-ratio: auto; flex: 1; min-height: 520px; }
.feature-grid .pcard.big { height: 100%; }
.feature-grid .pcard.big .pcard-body { flex: none; }

/* ---------- Editorial blocks ---------- */
.img-frame { position: relative; overflow: hidden; background: var(--stone-2); }
.img-frame img { width: 100%; height: 100%; object-fit: cover; }
.img-frame.tall { aspect-ratio: 4 / 5; }
.img-frame.wide { aspect-ratio: 16 / 10; }
.img-duo { position: relative; padding-bottom: 14%; }
.img-duo .img-frame.a { width: 78%; aspect-ratio: 4/5; }
.img-duo .img-frame.b { position: absolute; right: 0; bottom: 0; width: 48%; aspect-ratio: 1; border: 10px solid var(--paper); }
.section.stone .img-duo .img-frame.b { border-color: var(--stone); }
.caption { font-size: 12.5px; color: var(--muted); margin-top: 12px; letter-spacing: .02em; }
.signature { display: flex; align-items: center; gap: 16px; padding-top: 8px; }

.pillars { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); }
.pillar { padding: 32px 28px 8px 0; }
.pillar + .pillar { padding-left: 28px; border-left: 1px solid var(--line); }
.pillar .n { font: 400 15px var(--serif); font-style: italic; color: var(--brass); }
.pillar h3 { font: 500 26px/1.15 var(--serif); color: var(--forest-2); margin: 10px 0 10px; }
.pillar p { color: var(--muted); font-size: 15px; margin: 0; }
.section.forest .pillars, .section.forest .pillar + .pillar { border-color: var(--line-dark); }
.section.forest .pillar p { color: rgba(233,230,221,.7); }
.section.forest .pillar h3 { color: #F6F2EA; }

/* Neighbourhood cards */
.hoods { display: grid; grid-template-columns: repeat(12, 1fr); gap: 16px; }
.hood { position: relative; overflow: hidden; color: #fff; min-height: 340px; display: flex; align-items: flex-end; background: var(--forest); }
.hood:nth-child(1) { grid-column: span 5; min-height: 520px; grid-row: span 2; }
.hood:nth-child(2) { grid-column: span 7; }
.hood:nth-child(3) { grid-column: span 3; }
.hood:nth-child(4) { grid-column: span 4; }
.hood img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform 1.4s var(--ease); }
.hood:hover img { transform: scale(1.06); }
.hood::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, transparent 35%, rgba(12,24,18,.82)); }
.hood-body { position: relative; z-index: 2; padding: 28px; }
.hood-body small { font: 600 10.5px var(--sans); letter-spacing: .22em; text-transform: uppercase; color: var(--brass-2); }
.hood-body h3 { font: 400 34px/1.05 var(--serif); margin: 8px 0 6px; color: #fff; }
.hood-body p { margin: 0; font-size: 14.5px; color: rgba(255,255,255,.8); max-width: 36ch; }

/* Seller band */
.band { position: relative; min-height: 640px; display: flex; align-items: center; overflow: hidden; color: #fff; background: var(--forest-2); }
.band > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.band::before { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(12,24,18,.86) 0%, rgba(12,24,18,.55) 45%, rgba(12,24,18,.1) 100%); z-index: 1; }
.band .wrap { position: relative; z-index: 2; }
.band .h2 { color: #fff; max-width: 14ch; }
.band .lead { color: rgba(255,255,255,.82); }
.band .eyebrow { color: var(--brass-2); }

/* Advisor */
.advisor { display: flex; gap: 20px; align-items: center; }
.avatar { width: 64px; height: 64px; border-radius: 50%; flex: none; display: grid; place-items: center; background: var(--forest); color: #E6CFA3; font: 500 24px/1 var(--serif); letter-spacing: .04em; position: relative; }
.avatar::after { content: ""; position: absolute; inset: -5px; border-radius: 50%; border: 1px solid var(--brass-2); opacity: .6; }
.avatar.lg { width: 120px; height: 120px; font-size: 44px; }
.avatar.xl { width: 100%; height: auto; aspect-ratio: 4/5; border-radius: 0; font-size: 88px; background:
  radial-gradient(120% 90% at 20% 0%, #2F5646 0%, var(--forest) 45%, var(--forest-2) 100%); }
.avatar.xl::after { inset: 14px; border-radius: 0; }
.advisor h4 { font: 500 22px/1.2 var(--serif); margin: 0; color: var(--forest-2); }
.advisor p { margin: 2px 0 0; font-size: 14px; color: var(--muted); }
.team { display: grid; grid-template-columns: repeat(4, 1fr); gap: 28px; }
.member .avatar.xl { margin-bottom: 20px; }
.member h3 { font: 500 26px/1.15 var(--serif); margin: 0; color: var(--forest-2); }
.member .role { font: 600 11px var(--sans); letter-spacing: .18em; text-transform: uppercase; color: var(--brass); margin: 8px 0 12px; }
.member p { font-size: 14.5px; color: var(--muted); margin: 0 0 10px; }
.member .langs { font-size: 13px; color: var(--ink-2); }

/* Contact CTA */
.closing { text-align: center; }
.closing .h1 { margin: 20px auto 20px; max-width: 16ch; }
.closing .lead { margin: 0 auto; }
.closing .btn-row { justify-content: center; margin-top: 36px; }

/* ---------- Page hero (inner) ---------- */
.page-hero { padding: calc(var(--hdr-h) + clamp(56px, 7vw, 100px)) 0 clamp(48px, 6vw, 80px); background: var(--stone); position: relative; }
.page-hero .h1 { margin: 20px 0 22px; max-width: 18ch; }
.page-hero.img { color: #fff; background: var(--forest-2); min-height: 72vh; display: flex; align-items: flex-end; overflow: hidden; }
.page-hero.img > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.page-hero.img::before { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(12,24,18,.5), rgba(12,24,18,.15) 35%, rgba(12,24,18,.8)); z-index: 1; }
.page-hero.img .wrap { position: relative; z-index: 2; }
.page-hero.img .h1 { color: #fff; }
.page-hero.img .lead { color: rgba(255,255,255,.85); }
.page-hero.img .eyebrow { color: var(--brass-2); }
.crumbs { display: flex; gap: 10px; font-size: 12.5px; letter-spacing: .06em; color: var(--muted); }
.crumbs a:hover { color: var(--brass); }
.page-hero.img .crumbs { color: rgba(255,255,255,.7); }

/* ---------- Properties page ---------- */
.listing-layout { display: grid; grid-template-columns: 290px 1fr; gap: clamp(28px, 4vw, 56px); align-items: start; }
.filters { position: sticky; top: 96px; display: grid; gap: 26px; }
.filters h2 { font: 500 26px var(--serif); margin: 0; color: var(--forest-2); }
.fgroup { display: grid; gap: 10px; }
.fgroup + .fgroup { padding-top: 22px; border-top: 1px solid var(--line); }
.input, .select, textarea.input {
  width: 100%; min-height: 50px; padding: 12px 16px; border: 1px solid var(--stone-3); background: #fff; border-radius: var(--radius);
  font-size: 15.5px; transition: border-color .25s, box-shadow .25s; appearance: none; -webkit-appearance: none;
}
.select { background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='12' viewBox='0 0 24 24' fill='none' stroke='%23A8834F' stroke-width='2'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 16px center; padding-right: 40px; cursor: pointer; }
.input:focus, .select:focus { outline: none; border-color: var(--forest); box-shadow: 0 0 0 3px rgba(30,58,47,.1); }
textarea.input { min-height: 120px; resize: vertical; line-height: 1.6; }
.seg { display: grid; grid-auto-flow: column; grid-auto-columns: 1fr; border: 1px solid var(--stone-3); background: #fff; }
.seg button { border: 0; background: transparent; min-height: 44px; font-size: 14px; color: var(--ink-2); }
.seg button + button { border-left: 1px solid var(--stone-3); }
.seg button[aria-pressed="true"] { background: var(--forest); color: #fff; }
.chips { display: flex; flex-wrap: wrap; gap: 8px; }
.chip { border: 1px solid var(--stone-3); background: #fff; min-height: 38px; padding: 0 14px; border-radius: 40px; font-size: 13.5px; color: var(--ink-2); transition: all .25s; display: inline-flex; align-items: center; gap: 8px; }
.chip:hover { border-color: var(--forest); }
.chip[aria-pressed="true"] { background: var(--forest); border-color: var(--forest); color: #fff; }
.toolbar { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 16px; padding-bottom: 22px; margin-bottom: 32px; border-bottom: 1px solid var(--line); }
.toolbar .count { font: 400 22px var(--serif); color: var(--forest-2); }
.toolbar .count b { font-weight: 600; }
.toolbar-r { display: flex; align-items: center; gap: 12px; flex-wrap: wrap; }
.toolbar .select { min-height: 44px; width: auto; font-size: 14px; }
.view-toggle { display: flex; border: 1px solid var(--stone-3); background: #fff; }
.view-toggle button { width: 44px; height: 42px; border: 0; background: transparent; display: grid; place-items: center; color: var(--muted); }
.view-toggle button[aria-pressed="true"] { background: var(--forest); color: #fff; }
.view-toggle svg { width: 18px; height: 18px; }
.filters-btn { display: none; }
.active-filters { display: flex; flex-wrap: wrap; gap: 8px; margin: -12px 0 28px; }
.active-filters .chip { background: var(--brass-soft); border-color: transparent; color: var(--forest-2); }
.empty { padding: 72px 24px; text-align: center; background: var(--stone); }
.empty .h3 { margin-bottom: 10px; }
.alert-card { margin-top: 48px; display: grid; grid-template-columns: 1fr auto; gap: 24px; align-items: center; padding: clamp(28px, 4vw, 44px); background: var(--forest); color: #EDE9E0; }
.alert-card .h3 { color: #fff; }
.alert-card p { color: rgba(237,233,224,.75); margin: 8px 0 0; }

/* Map */
.map-wrap { display: grid; grid-template-columns: 1.3fr 1fr; gap: 24px; align-items: start; }
.map-wrap > *, .map-list .pcard { min-width: 0; }
.map { position: relative; background: #E8E2D4; aspect-ratio: 4 / 5; overflow: hidden; border: 1px solid var(--line); }
.map svg.base { position: absolute; inset: 0; width: 100%; height: 100%; }
.pin { position: absolute; transform: translate(-50%, -100%); border: 0; background: var(--forest); color: #fff; font: 600 12px/1 var(--sans); padding: 8px 10px; white-space: nowrap; box-shadow: 0 6px 18px -6px rgba(0,0,0,.4); transition: background .25s, transform .25s; z-index: 2; }
.pin::after { content: ""; position: absolute; left: 50%; bottom: -6px; transform: translateX(-50%); border: 6px solid transparent; border-bottom: 0; border-top-color: inherit; border-top-color: var(--forest); }
.pin:hover, .pin.on { background: var(--brass); z-index: 3; transform: translate(-50%, -100%) scale(1.06); }
.pin:hover::after, .pin.on::after { border-top-color: var(--brass); }
.map-note { position: absolute; left: 12px; bottom: 10px; font-size: 11px; color: var(--muted); letter-spacing: .06em; }
.map-list { display: grid; gap: 16px; max-height: 760px; overflow-y: auto; overflow-x: hidden; padding: 10px 12px 10px 10px; }
.map-list .pcard.row .pcard-media { aspect-ratio: 1; width: 38%; }
.map-list .pcard-title { font-size: 22px; }
.map-list .pcard.on { outline: 1px solid var(--brass); outline-offset: 8px; }

/* ---------- Property detail ---------- */
.pd-head { padding: calc(var(--hdr-h) + 36px) 0 28px; }
.pd-head-row { display: flex; justify-content: space-between; align-items: flex-end; gap: 32px; flex-wrap: wrap; }
.pd-head .h1 { margin: 16px 0 12px; max-width: 20ch; font-size: clamp(38px, 4.6vw, 64px); }
.pd-price { text-align: right; }
.pd-price .v { font: 400 clamp(32px, 3.2vw, 44px)/1 var(--serif); color: var(--forest-2); }
.pd-price .s { font-size: 13px; color: var(--muted); margin-top: 8px; }
.pd-actions { display: flex; gap: 10px; margin-top: 14px; justify-content: flex-end; }
.pd-actions .btn { min-height: 42px; padding: 0 16px; font-size: 11.5px; }
.gallery { display: grid; grid-template-columns: 2fr 1fr 1fr; grid-template-rows: 280px 280px; gap: 10px; }
.gallery button { border: 0; padding: 0; background: var(--stone-2); overflow: hidden; position: relative; }
.gallery button img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease); }
.gallery button:hover img { transform: scale(1.04); }
.gallery button:first-child { grid-row: span 2; }
.gallery.g4 button:nth-child(2) { grid-column: span 2; }
.gallery .more { position: absolute; right: 16px; bottom: 16px; background: rgba(251,249,245,.95); color: var(--forest-2); font: 600 11px var(--sans); letter-spacing: .16em; text-transform: uppercase; padding: 11px 14px; display: inline-flex; gap: 8px; align-items: center; }
.gallery .more svg { width: 14px; height: 14px; }
.pd-body { display: grid; grid-template-columns: 1fr 380px; gap: clamp(40px, 6vw, 96px); align-items: start; padding-top: clamp(48px, 6vw, 80px); }
.facts { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.fact { padding: 22px 16px 22px 0; }
.fact + .fact { padding-left: 20px; border-left: 1px solid var(--line); }
.fact b { display: block; font: 400 32px/1 var(--serif); color: var(--forest-2); }
.fact span { font-size: 12px; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); }
.pd-block { padding: clamp(40px, 5vw, 64px) 0; border-bottom: 1px solid var(--line); }
.pd-block:last-child { border-bottom: 0; }
.pd-block > .h3 { margin-bottom: 24px; }
.opening { font: 400 clamp(24px, 2.4vw, 31px)/1.4 var(--serif); color: var(--forest-2); margin: 36px 0 0; max-width: 34ch; }
.spec { width: 100%; border-collapse: collapse; font-size: 15px; }
.spec th, .spec td { text-align: left; padding: 14px 0; border-bottom: 1px solid var(--line); vertical-align: top; }
.spec th { font-weight: 500; color: var(--muted); width: 42%; }
.spec td { color: var(--ink); }
.feat-groups { display: grid; grid-template-columns: repeat(2, 1fr); gap: 32px 48px; }
.feat-groups h4 { font: 600 11.5px var(--sans); letter-spacing: .2em; text-transform: uppercase; color: var(--brass); margin: 0 0 14px; }
.feat-groups ul { list-style: none; padding: 0; margin: 0; }
.feat-groups li { padding: 9px 0 9px 26px; position: relative; font-size: 15px; color: var(--ink-2); border-bottom: 1px solid var(--line); }
.feat-groups li::before { content: ""; position: absolute; left: 2px; top: 17px; width: 12px; height: 1px; background: var(--brass); }
.nearby { display: grid; grid-template-columns: 1fr 1fr; gap: 28px; align-items: start; }
.nearby ul { list-style: none; padding: 0; margin: 0; }
.nearby li { display: flex; justify-content: space-between; gap: 12px; padding: 12px 0; border-bottom: 1px solid var(--line); font-size: 15px; }
.nearby li span:last-child { color: var(--muted); white-space: nowrap; }
.mini-map { aspect-ratio: 1; }
.aside-card { position: sticky; top: 96px; background: #fff; border: 1px solid var(--line); padding: 32px; box-shadow: var(--shadow); }
.aside-card .h4 { margin-bottom: 6px; }
.aside-card .advisor { padding: 20px 0; border-bottom: 1px solid var(--line); margin-bottom: 22px; }
.aside-contact { display: grid; gap: 6px; font-size: 14px; margin-top: 18px; padding-top: 18px; border-top: 1px solid var(--line); }
.aside-contact a:hover { color: var(--brass); }

/* Lightbox */
.lightbox { position: fixed; inset: 0; z-index: 120; background: rgba(12,20,16,.985); display: grid; grid-template-rows: auto 1fr auto; color: #fff; opacity: 0; pointer-events: none; transition: opacity .35s var(--ease); }
.lightbox.open { opacity: 1; pointer-events: auto; }
.lb-top { display: flex; justify-content: space-between; align-items: center; padding: 16px var(--gutter); font-size: 13px; letter-spacing: .1em; }
.lb-top .icon-btn { color: #fff; }
.lb-stage { position: relative; display: grid; place-items: center; padding: 0 clamp(16px, 7vw, 110px); min-height: 0; }
.lb-stage img { max-height: 100%; max-width: 100%; object-fit: contain; }
.lb-nav { position: absolute; top: 50%; transform: translateY(-50%); width: 56px; height: 56px; border-radius: 50%; border: 1px solid rgba(255,255,255,.3); background: transparent; color: #fff; display: grid; place-items: center; }
.lb-nav:hover { background: rgba(255,255,255,.1); }
.lb-nav.prev { left: 24px; } .lb-nav.next { right: 24px; }
.lb-nav svg { width: 20px; height: 20px; }
.lb-cap { text-align: center; padding: 16px var(--gutter) 24px; color: rgba(255,255,255,.75); font-size: 14px; }

/* ---------- Forms ---------- */
.form { display: grid; gap: 18px; }
.form .row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.field { display: grid; gap: 8px; }
.field .field-label { color: var(--ink-2); letter-spacing: .14em; }
.field .req { color: var(--brass); }
.field .err { color: var(--danger); font-size: 13px; min-height: 0; }
.field.invalid .input, .field.invalid .select { border-color: var(--danger); }
.check { display: flex; gap: 12px; align-items: flex-start; font-size: 13.5px; color: var(--muted); line-height: 1.5; cursor: pointer; }
.check input { width: 18px; height: 18px; margin: 2px 0 0; accent-color: var(--forest); flex: none; }
.form-note { font-size: 13px; color: var(--muted); display: flex; gap: 10px; align-items: flex-start; }
.form-note svg { width: 16px; height: 16px; flex: none; margin-top: 2px; color: var(--brass); }
.success { text-align: center; padding: 28px 8px; }
.success .tick { width: 64px; height: 64px; margin: 0 auto 18px; border-radius: 50%; border: 1px solid var(--brass); color: var(--brass); display: grid; place-items: center; }
.success .tick svg { width: 26px; height: 26px; }
.success .h3 { margin-bottom: 10px; }
.day-chips { display: grid; grid-template-columns: repeat(4, 1fr); gap: 8px; }
.day-chip { border: 1px solid var(--stone-3); background: #fff; padding: 10px 4px; text-align: center; line-height: 1.2; transition: all .25s; }
.day-chip small { display: block; font-size: 10.5px; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); }
.day-chip b { font: 500 22px var(--serif); }
.day-chip[aria-pressed="true"] { background: var(--forest); color: #fff; border-color: var(--forest); }
.day-chip[aria-pressed="true"] small { color: rgba(255,255,255,.7); }
.form-card { background: #fff; padding: clamp(28px, 4vw, 52px); border: 1px solid var(--line); box-shadow: var(--shadow); }

/* Stepper (valuation) */
.stepper { display: flex; gap: 8px; margin-bottom: 30px; }
.stepper span { flex: 1; height: 2px; background: var(--stone-3); position: relative; overflow: hidden; }
.stepper span.on::after { content: ""; position: absolute; inset: 0; background: var(--brass); animation: grow .6s var(--ease); }
@keyframes grow { from { transform: scaleX(0); transform-origin: left; } }
.step-label { font: 600 11px var(--sans); letter-spacing: .2em; text-transform: uppercase; color: var(--muted); margin-bottom: 10px; }
.opt-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 10px; }
.opt { border: 1px solid var(--stone-3); background: #fff; padding: 18px; text-align: left; transition: all .25s; display: grid; gap: 4px; }
.opt b { font: 500 21px var(--serif); color: var(--forest-2); }
.opt small { color: var(--muted); font-size: 13px; }
.opt:hover { border-color: var(--forest); }
.opt[aria-pressed="true"] { border-color: var(--forest); background: var(--stone); box-shadow: inset 0 0 0 1px var(--forest); }

/* ---------- Process / timeline ---------- */
.process { counter-reset: step; display: grid; gap: 0; }
.pstep { display: grid; grid-template-columns: 120px 1fr 1fr; gap: clamp(20px, 4vw, 64px); padding: clamp(32px, 4vw, 48px) 0; border-top: 1px solid var(--line); align-items: start; }
.pstep:last-child { border-bottom: 1px solid var(--line); }
.pstep .n { font: 300 clamp(56px, 6vw, 84px)/.9 var(--serif); color: var(--brass); font-style: italic; }
.pstep h3 { font: 500 clamp(28px, 2.6vw, 36px)/1.1 var(--serif); color: var(--forest-2); margin: 0 0 6px; }
.pstep .when { font: 600 11px var(--sans); letter-spacing: .2em; text-transform: uppercase; color: var(--muted); }
.pstep p { color: var(--ink-2); margin: 0 0 12px; }
.pstep ul { list-style: none; margin: 0; padding: 0; }
.pstep li { padding: 8px 0 8px 22px; position: relative; font-size: 15px; color: var(--ink-2); }
.pstep li::before { content: ""; position: absolute; left: 0; top: 19px; width: 10px; height: 1px; background: var(--brass); }

/* FAQ */
.faq { border-top: 1px solid var(--line); }
.faq details { border-bottom: 1px solid var(--line); }
.faq summary { list-style: none; cursor: pointer; display: flex; justify-content: space-between; gap: 24px; align-items: center; padding: 26px 0; font: 500 clamp(21px, 2vw, 25px)/1.3 var(--serif); color: var(--forest-2); }
.faq summary::-webkit-details-marker { display: none; }
.faq summary .pm { width: 34px; height: 34px; flex: none; border: 1px solid var(--stone-3); border-radius: 50%; position: relative; transition: transform .4s var(--ease), background .3s; }
.faq summary .pm::before, .faq summary .pm::after { content: ""; position: absolute; left: 50%; top: 50%; width: 12px; height: 1px; background: var(--forest); transform: translate(-50%, -50%); }
.faq summary .pm::after { transform: translate(-50%, -50%) rotate(90deg); transition: transform .4s var(--ease); }
.faq details[open] summary .pm { background: var(--forest); border-color: var(--forest); }
.faq details[open] summary .pm::before, .faq details[open] summary .pm::after { background: #fff; }
.faq details[open] summary .pm::after { transform: translate(-50%, -50%) rotate(0); }
.faq .ans { padding: 0 60px 28px 0; color: var(--ink-2); max-width: 72ch; }

/* ---------- Journal ---------- */
.tabs { display: flex; gap: 6px; flex-wrap: wrap; margin-bottom: 44px; }
.jcard { display: flex; flex-direction: column; position: relative; }
.jcard .img-frame { aspect-ratio: 4 / 3; margin-bottom: 20px; }
.jcard .img-frame img { transition: transform 1.4s var(--ease); }
.jcard:hover .img-frame img { transform: scale(1.05); }
.jcard .meta { display: flex; gap: 14px; font: 600 10.5px var(--sans); letter-spacing: .2em; text-transform: uppercase; color: var(--brass); }
.jcard .meta span + span { color: var(--muted); }
.jcard h3 { font: 500 28px/1.15 var(--serif); color: var(--forest-2); margin: 12px 0 10px; }
.jcard h3 a::after { content: ""; position: absolute; inset: 0; }
.jcard p { color: var(--muted); font-size: 15px; margin: 0; }
.jfeature { display: grid; grid-template-columns: 1.3fr 1fr; gap: clamp(28px, 5vw, 72px); align-items: center; margin-bottom: clamp(56px, 7vw, 96px); position: relative; }
.jfeature .img-frame { aspect-ratio: 16 / 11; }
.jfeature h2 a::after { content: ""; position: absolute; inset: 0; }
.article-hero { padding: calc(var(--hdr-h) + 64px) 0 48px; text-align: center; }
.article-hero .h1 { max-width: 20ch; margin: 22px auto 22px; }
.article-hero .lead { margin: 0 auto; }
.article-meta { display: flex; justify-content: center; gap: 24px; font-size: 13px; color: var(--muted); margin-top: 28px; }
.article-cover { aspect-ratio: 21 / 9; max-height: 640px; }
.article-body { display: grid; grid-template-columns: 1fr 300px; gap: clamp(40px, 6vw, 96px); padding-top: clamp(48px, 6vw, 88px); align-items: start; }
.fact-box { position: sticky; top: 100px; background: var(--stone); padding: 28px; }
.fact-box h4 { font: 600 11px var(--sans); letter-spacing: .2em; text-transform: uppercase; color: var(--brass); margin: 0 0 14px; }
.fact-box dl { margin: 0; display: grid; gap: 12px; }
.fact-box dt { font-size: 12px; color: var(--muted); letter-spacing: .06em; }
.fact-box dd { margin: 0; font: 500 19px/1.3 var(--serif); color: var(--forest-2); }

/* ---------- Contact ---------- */
.contact-grid { display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(40px, 6vw, 96px); align-items: start; }
.contact-list { display: grid; gap: 0; border-top: 1px solid var(--line); }
.contact-list > div { padding: 22px 0; border-bottom: 1px solid var(--line); display: grid; grid-template-columns: 110px 1fr; gap: 16px; }
.contact-list dt { font: 600 10.5px/1.9 var(--sans); letter-spacing: .2em; text-transform: uppercase; color: var(--muted); }
.contact-list dd { margin: 0; font: 400 21px/1.4 var(--serif); color: var(--forest-2); }
.contact-list dd a:hover { color: var(--brass); }
.contact-list dd small { display: block; font: 400 13.5px var(--sans); color: var(--muted); margin-top: 4px; }
.open-now { display: inline-flex; align-items: center; gap: 8px; font: 600 11px var(--sans); letter-spacing: .14em; text-transform: uppercase; color: var(--ok); margin-top: 6px; }
.open-now::before { content: ""; width: 7px; height: 7px; border-radius: 50%; background: currentColor; box-shadow: 0 0 0 4px rgba(47,107,76,.15); }
.open-now.closed { color: var(--muted); }
.open-now.closed::before { box-shadow: none; }

/* ---------- Legal ---------- */
.legal { display: grid; grid-template-columns: 240px 1fr; gap: clamp(32px, 6vw, 96px); align-items: start; }
.legal nav { position: sticky; top: 100px; display: grid; gap: 4px; }
.legal nav a { font-size: 14px; color: var(--muted); padding: 8px 0 8px 16px; border-left: 1px solid var(--line); }
.legal nav a:hover { color: var(--forest); border-color: var(--brass); }
.legal section + section { margin-top: 56px; padding-top: 56px; border-top: 1px solid var(--line); }
.note { background: var(--brass-soft); padding: 16px 20px; font-size: 14px; color: var(--forest-2); border-left: 2px solid var(--brass); }

/* ---------- Footer ---------- */
.ftr { background: var(--forest-2); color: rgba(233,230,221,.72); padding: clamp(64px, 8vw, 110px) 0 32px; font-size: 14.5px; }
.ftr-top { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1.3fr; gap: 48px; padding-bottom: 56px; border-bottom: 1px solid var(--line-dark); }
.ftr .brand { color: #F4EFE6; }
.ftr-line { font: 400 25px/1.35 var(--serif); color: #F1ECE2; margin: 26px 0 0; max-width: 24ch; }
.ftr h4 { font: 600 10.5px var(--sans); letter-spacing: .22em; text-transform: uppercase; color: var(--brass-2); margin: 0 0 18px; }
.ftr ul { list-style: none; padding: 0; margin: 0; display: grid; gap: 10px; }
.ftr a:hover { color: #fff; }
.news { display: flex; border-bottom: 1px solid rgba(255,255,255,.3); margin-top: 6px; }
.news input { flex: 1; background: transparent; border: 0; color: #fff; padding: 12px 0; font-size: 15px; min-width: 0; }
.news input::placeholder { color: rgba(255,255,255,.45); }
.news input:focus { outline: none; }
.news button { background: transparent; border: 0; color: var(--brass-2); font: 600 11px var(--sans); letter-spacing: .18em; text-transform: uppercase; }
.socials { display: flex; gap: 10px; margin-top: 22px; }
.socials a { width: 40px; height: 40px; border-radius: 50%; border: 1px solid var(--line-dark); display: grid; place-items: center; transition: all .3s; }
.socials a:hover { background: var(--brass); border-color: var(--brass); color: #fff; }
.socials svg { width: 16px; height: 16px; }
.ftr-legal { padding-top: 28px; display: grid; gap: 14px; font-size: 12.5px; color: rgba(233,230,221,.5); }
.ftr-legal .row { display: flex; justify-content: space-between; gap: 20px; flex-wrap: wrap; }
.ftr-legal .links { display: flex; gap: 22px; flex-wrap: wrap; }

/* ---------- Toast ---------- */
.toast { position: fixed; left: 50%; bottom: 28px; transform: translate(-50%, 30px); background: var(--forest-2); color: #fff; padding: 14px 22px; font-size: 14px; z-index: 150; opacity: 0; pointer-events: none; transition: all .4s var(--ease); box-shadow: var(--shadow-lg); display: flex; gap: 10px; align-items: center; }
.toast.show { opacity: 1; transform: translate(-50%, 0); }
.toast svg { width: 16px; height: 16px; color: var(--brass-2); }

/* ---------- Reveal ---------- */
.rv { opacity: 0; transform: translateY(26px); transition: opacity 1s var(--ease), transform 1s var(--ease); }
.rv.in { opacity: 1; transform: none; }
.rv.d1 { transition-delay: .1s; } .rv.d2 { transition-delay: .2s; } .rv.d3 { transition-delay: .3s; }
.img-reveal { clip-path: inset(0 0 100% 0); transition: clip-path 1.3s var(--ease); }
.img-reveal.in { clip-path: inset(0 0 0 0); }

.marquee { overflow: hidden; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); padding: 22px 0; white-space: nowrap; }
.marquee-track { display: inline-flex; gap: 56px; animation: marquee 48s linear infinite; font: italic 400 clamp(26px, 3vw, 38px)/1 var(--serif); color: var(--forest); }
.marquee-track span { display: inline-flex; align-items: center; gap: 56px; }
.marquee-track span::after { content: "✦"; font-size: 14px; color: var(--brass); font-style: normal; }
@keyframes marquee { to { transform: translateX(-50%); } }

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; scroll-behavior: auto !important; }
  .rv { opacity: 1; transform: none; }
  .img-reveal { clip-path: none; }
  .hero-slide img { transform: none !important; }
}

/* ---------- Responsive ---------- */
.filters-close { display: none !important; }
@media (max-width: 1100px) {
  .nav { display: none; }
  .menu-btn { display: inline-grid; }
  .pgrid { grid-template-columns: repeat(2, 1fr); }
  .team { grid-template-columns: repeat(2, 1fr); }
  .pillars { grid-template-columns: repeat(2, 1fr); }
  .pillar:nth-child(3) { padding-left: 0; border-left: 0; }
  .pillar:nth-child(n+3) { border-top: 1px solid var(--line); }
  .ftr-top { grid-template-columns: 1fr 1fr; }
  .pd-body { grid-template-columns: 1fr; }
  .aside-card { position: static; }
  .listing-layout { grid-template-columns: 1fr; }
  .filters { position: fixed; inset: 0 auto 0 0; width: min(380px, 92vw); z-index: 95; background: var(--paper); padding: 24px var(--gutter) 32px; overflow-y: auto; transform: translateX(-102%); transition: transform .5s var(--ease); box-shadow: var(--shadow-lg); top: 0; align-content: start; }
  .filters.open { transform: none; }
  .filters-btn { display: inline-flex; }
  .filters-close { display: inline-grid !important; }
  .article-body { grid-template-columns: 1fr; }
  .fact-box { position: static; }
  .feature-grid { grid-template-columns: 1fr; }
  .feature-grid .pcard.big .pcard-media { min-height: 420px; }
  .feature-grid .col { grid-template-columns: 1fr 1fr; }
}
.filters-scrim { position: fixed; inset: 0; background: rgba(21,41,31,.4); z-index: 94; opacity: 0; pointer-events: none; transition: opacity .4s; }
.filters-scrim.open { opacity: 1; pointer-events: auto; }

@media (max-width: 860px) {
  :root { --hdr-h: 68px; }
  .hdr .btn.hdr-cta { display: none; }
  .split, .split.wide-left, .contact-grid, .jfeature, .map-wrap, .nearby { grid-template-columns: 1fr; }
  .grid-3, .grid-4 { grid-template-columns: 1fr 1fr; }
  .search-bar { grid-template-columns: 1fr 1fr; transform: none; margin-top: 28px; }
  .search-bar .sf:nth-child(2n) { border-right: 0; }
  .search-bar .sf { border-bottom: 1px solid var(--line); }
  .search-bar .btn { grid-column: span 2; min-height: 56px; }
  .hoods { grid-template-columns: 1fr 1fr; }
  .hood:nth-child(n) { grid-column: span 1; grid-row: auto; min-height: 280px; }
  .hood:nth-child(1) { grid-column: span 2; min-height: 360px; }
  .pstep { grid-template-columns: 1fr; gap: 12px; }
  .gallery { grid-template-columns: 1fr 1fr; grid-template-rows: 300px 160px; }
  .gallery button:first-child { grid-column: span 2; grid-row: auto; }
  .gallery button:nth-child(2), .gallery.g4 button:nth-child(2) { grid-column: auto; }
  .gallery button:nth-child(n+4) { display: none; }
  .facts { grid-template-columns: 1fr 1fr; }
  .fact:nth-child(3) { padding-left: 0; border-left: 0; }
  .fact:nth-child(n+3) { border-top: 1px solid var(--line); }
  .pd-price { text-align: left; }
  .pd-actions { justify-content: flex-start; }
  .legal { grid-template-columns: 1fr; }
  .legal nav { position: static; }
  .alert-card { grid-template-columns: 1fr; }
  .band::before { background: linear-gradient(180deg, rgba(12,24,18,.35), rgba(12,24,18,.85)); }
  .band { align-items: flex-end; padding: 80px 0 56px; }
  .map { aspect-ratio: 1; }
  .mbar { display: grid; grid-template-columns: 1fr 1fr 1.4fr; position: fixed; left: 12px; right: 12px; bottom: 12px; z-index: 70; background: rgba(21,41,31,.96); backdrop-filter: blur(10px); -webkit-backdrop-filter: blur(10px); box-shadow: var(--shadow-lg); transform: translateY(140%); transition: transform .5s var(--ease); }
  .mbar.show { transform: none; }
  .mbar a { display: flex; align-items: center; justify-content: center; gap: 8px; min-height: 54px; color: #fff; font: 600 11.5px var(--sans); letter-spacing: .14em; text-transform: uppercase; }
  .mbar a + a { border-left: 1px solid rgba(255,255,255,.14); }
  .mbar a.cta { background: var(--brass); }
  .mbar svg { width: 16px; height: 16px; }
  body { padding-bottom: 0; }
  .ftr { padding-bottom: 96px; }
}
@media (max-width: 600px) {
  body { font-size: 15.5px; }
  .pgrid, .grid-3, .grid-2, .grid-4, .team, .feature-grid .col { grid-template-columns: 1fr; }
  .pillars { grid-template-columns: 1fr; }
  .pillar, .pillar + .pillar { padding: 26px 0 8px; border-left: 0; border-top: 1px solid var(--line); }
  .pillar:first-child { border-top: 0; }
  .ftr-top { grid-template-columns: 1fr; gap: 36px; }
  .form .row, .opt-grid, .feat-groups { grid-template-columns: 1fr; }
  .hero h1 { font-size: clamp(44px, 12.5vw, 60px); }
  .hero-foot { flex-direction: column; align-items: flex-start; gap: 16px; }
  .hero .btn-row .btn { flex: 1 1 100%; }
  .btn { white-space: normal; text-align: center; }
  .search-bar .sf { padding: 14px 16px; }
  .brand-word b { font-size: 20px; }
  .brand-word small { display: none; }
  .brand-mark { width: 32px; height: 32px; }
  .hoods { grid-template-columns: 1fr; }
  .hood:nth-child(n) { grid-column: auto; min-height: 300px; }
  .pcard.row { flex-direction: column; gap: 0; }
  .pcard.row .pcard-media, .map-list .pcard.row .pcard-media { width: 100%; aspect-ratio: 16/10; }
  .contact-list > div { grid-template-columns: 1fr; gap: 4px; }
  .day-chips { grid-template-columns: repeat(4, 1fr); }
  .img-duo .img-frame.b { border-width: 6px; }
  .toolbar-r { width: 100%; }
  .toolbar-r .select { flex: 1; }
  .faq .ans { padding-right: 0; }
  .article-cover { aspect-ratio: 4/3; }
  .lb-nav { width: 44px; height: 44px; }
  .lb-nav.prev { left: 8px; } .lb-nav.next { right: 8px; }
  .gallery { grid-template-rows: 260px 130px; }
}