/* ==========================================================================
   Kevin Rutois — Miami Luxury Real Estate
   Shared design system for every page (EN + ES)
   ========================================================================== */

/* ---------- Fonts (self-hosted) ---------- */
@font-face {
  font-family: "Montserrat";
  font-style: normal;
  font-weight: 300 600;
  font-display: swap;
  src: url("../fonts/montserrat-var-latin.woff2") format("woff2");
  unicode-range: U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD;
}
@font-face {
  font-family: "Montserrat";
  font-style: normal;
  font-weight: 300 600;
  font-display: swap;
  src: url("../fonts/montserrat-var-latin-ext.woff2") format("woff2");
  unicode-range: U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C4, U+2113, U+2C60-2C7F, U+A720-A7FF;
}
@font-face {
  font-family: "Tenor Sans";
  font-style: normal;
  font-weight: 400;
  font-display: swap;
  src: url("../fonts/tenor-sans-latin.woff2") format("woff2");
  unicode-range: U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD;
}
@font-face {
  font-family: "Tenor Sans";
  font-style: normal;
  font-weight: 400;
  font-display: swap;
  src: url("../fonts/tenor-sans-latin-ext.woff2") format("woff2");
  unicode-range: U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C4, U+2113, U+2C60-2C7F, U+A720-A7FF;
}

/* ---------- Design tokens ---------- */
:root {
  /* Brand palette (from kevinrutois.com) */
  --espresso: #3c2311;
  --espresso-90: #2e1b0d;
  --sage: #819482;
  --sage-deep: #5f7560;
  --sage-ink: #46574a;
  --sand: #e2dad0;
  --sand-soft: #ece6de;
  --cream: #f6f2ec;
  --paper: #fbf9f6;
  --white: #ffffff;

  /* Roles */
  --bg: var(--paper);
  --text: #2c2520;
  --text-soft: #5d544c;
  --text-mute: #8a8178;
  --line: rgba(60, 35, 17, 0.14);
  --line-strong: rgba(60, 35, 17, 0.28);
  --on-dark: #f6f2ec;
  --on-dark-soft: rgba(246, 242, 236, 0.78);
  --line-dark: rgba(246, 242, 236, 0.22);
  --accent: var(--sage-deep);
  --focus: #5f7560;

  /* Type */
  --f-display: "Tenor Sans", "Didot", Georgia, serif;
  --f-body: "Montserrat", "Helvetica Neue", Arial, sans-serif;
  --fs-xs: 0.72rem;
  --fs-sm: 0.86rem;
  --fs-base: 1rem;
  --fs-md: 1.125rem;
  --fs-lg: clamp(1.25rem, 1.05rem + 0.8vw, 1.6rem);
  --fs-xl: clamp(1.6rem, 1.2rem + 1.6vw, 2.5rem);
  --fs-2xl: clamp(2rem, 1.3rem + 2.8vw, 3.6rem);
  --fs-hero: clamp(2.1rem, 1.1rem + 3.6vw, 4.3rem);
  --track-wide: 0.28em;
  --track-head: 0.08em;

  /* Space */
  --s-1: 0.25rem;
  --s-2: 0.5rem;
  --s-3: 0.75rem;
  --s-4: 1rem;
  --s-5: 1.5rem;
  --s-6: 2rem;
  --s-7: 3rem;
  --s-8: 4rem;
  --section: clamp(3.5rem, 2rem + 6vw, 7rem);
  --gutter: clamp(1rem, 0.5rem + 3vw, 2.5rem);
  --container: 1240px;
  --container-narrow: 820px;
  --header-h: 84px;

  /* Misc */
  --radius: 2px;
  --ease: cubic-bezier(0.22, 0.61, 0.36, 1);
  --shadow: 0 18px 40px -24px rgba(46, 27, 13, 0.45);
}

/* ---------- Reset ---------- */
*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; overflow-x: hidden; }
@supports (overflow-x: clip) { html, body { overflow-x: clip; } }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }
body {
  margin: 0;
  background: var(--bg);
  color: var(--text);
  font-family: var(--f-body);
  font-weight: 400;
  font-size: var(--fs-base);
  line-height: 1.7;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
img, svg, video { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; color: inherit; }
button { cursor: pointer; background: none; border: 0; padding: 0; }
h1, h2, h3, h4 { margin: 0; font-weight: 400; }
p { margin: 0 0 1em; }
p:last-child { margin-bottom: 0; }
ul { margin: 0; padding: 0; list-style: none; }
figure, blockquote, dl, dd { margin: 0; }
:focus-visible { outline: 2px solid var(--focus); outline-offset: 3px; }
.sr-only {
  position: absolute !important; width: 1px; height: 1px; padding: 0; margin: -1px;
  overflow: hidden; clip: rect(0, 0, 0, 0); white-space: nowrap; border: 0;
}
.skip-link {
  position: absolute; left: var(--s-4); top: -60px; z-index: 200;
  background: var(--espresso); color: var(--on-dark); padding: var(--s-2) var(--s-4);
  font-size: var(--fs-sm); letter-spacing: 0.1em; text-transform: uppercase;
}
.skip-link:focus { top: var(--s-4); }

/* ---------- Typography ---------- */
.display, .h1, .h2, .h3, .h4 {
  font-family: var(--f-display);
  text-transform: uppercase;
  letter-spacing: var(--track-head);
  line-height: 1.15;
  color: inherit;
}
.h1 { font-size: var(--fs-2xl); }
.h2 { font-size: var(--fs-xl); }
.h3 { font-size: var(--fs-lg); letter-spacing: 0.06em; }
.h4 { font-size: var(--fs-md); letter-spacing: 0.12em; }
.eyebrow {
  display: inline-block;
  font-family: var(--f-body);
  font-size: var(--fs-xs);
  font-weight: 500;
  letter-spacing: var(--track-wide);
  text-transform: uppercase;
  color: var(--accent);
  margin-bottom: var(--s-4);
}
.on-dark .eyebrow, .eyebrow--light { color: var(--sand); }
.lede { font-size: var(--fs-md); line-height: 1.75; color: var(--text-soft); font-weight: 300; }
.on-dark .lede { color: var(--on-dark-soft); }
.rule { width: 56px; height: 1px; background: var(--sage); border: 0; margin: var(--s-5) 0; }
.center .rule, .rule--center { margin-left: auto; margin-right: auto; }
.prose p { color: var(--text-soft); font-weight: 300; }
.prose strong { font-weight: 500; color: var(--text); }
.on-dark .prose p { color: var(--on-dark-soft); }

/* ---------- Layout ---------- */
.container { width: 100%; max-width: calc(var(--container) + var(--gutter) * 2); margin: 0 auto; padding: 0 var(--gutter); }
.container--narrow { max-width: calc(var(--container-narrow) + var(--gutter) * 2); }
.section { padding: var(--section) 0; }
.section--tight { padding: calc(var(--section) * 0.6) 0; }
.section--cream { background: var(--cream); }
.section--sand { background: var(--sand-soft); }
.section--sage { background: var(--sage-deep); color: var(--on-dark); }
.section--dark { background: var(--espresso); color: var(--on-dark); }
.center { text-align: center; }
.section-head { max-width: 760px; margin-bottom: clamp(2rem, 1.5rem + 2vw, 3.5rem); }
.section-head.center { margin-left: auto; margin-right: auto; }
.section-head .h2 + .lede, .section-head .h2 + p { margin-top: var(--s-5); }
.section-head--row {
  max-width: none; display: flex; align-items: flex-end; justify-content: space-between; gap: var(--s-5); flex-wrap: wrap;
}
.grid { display: grid; gap: clamp(1.25rem, 0.8rem + 1.6vw, 2.25rem); }
.grid--2 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.grid--3 { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.grid--4 { grid-template-columns: repeat(4, minmax(0, 1fr)); }
@media (max-width: 1024px) {
  .grid--4 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .grid--3 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
@media (max-width: 640px) {
  .grid--2, .grid--3, .grid--4 { grid-template-columns: minmax(0, 1fr); }
}

/* ---------- Buttons & links ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 0.6em;
  min-height: 50px; padding: 0.85em 2em;
  font-family: var(--f-body); font-size: var(--fs-xs); font-weight: 500;
  letter-spacing: 0.24em; text-transform: uppercase; line-height: 1.2; text-align: center;
  border: 1px solid currentColor; border-radius: var(--radius);
  transition: background-color .35s var(--ease), color .35s var(--ease), border-color .35s var(--ease);
}
.btn--dark { color: var(--espresso); }
.btn--dark:hover { background: var(--espresso); color: var(--on-dark); border-color: var(--espresso); }
.btn--light { color: var(--white); border-color: rgba(255,255,255,.75); }
.btn--light:hover { background: var(--white); color: var(--espresso); border-color: var(--white); }
.btn--solid { background: var(--sage-deep); border-color: var(--sage-deep); color: var(--white); }
.btn--solid:hover { background: var(--espresso); border-color: var(--espresso); }
.on-dark .btn--solid:hover, .section--sage .btn--solid:hover { background: var(--white); border-color: var(--white); color: var(--espresso); }
.section--sage .btn--solid { background: var(--espresso); border-color: var(--espresso); }
.btn-row { display: flex; flex-wrap: wrap; gap: var(--s-4); margin-top: var(--s-6); }
.center .btn-row { justify-content: center; }
.link-arrow {
  display: inline-flex; align-items: center; gap: 0.7em;
  font-size: var(--fs-xs); font-weight: 500; letter-spacing: 0.22em; text-transform: uppercase;
  color: var(--espresso); padding-bottom: 4px; border-bottom: 1px solid var(--line-strong);
  transition: gap .3s var(--ease), border-color .3s var(--ease);
}
.link-arrow::after { content: "\2192"; letter-spacing: 0; }
.link-arrow:hover { gap: 1.1em; border-color: var(--espresso); }
.on-dark .link-arrow { color: var(--on-dark); border-color: var(--line-dark); }
.on-dark .link-arrow:hover { border-color: var(--on-dark); }

/* ---------- Header ---------- */
.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: 100;
  height: var(--header-h);
  color: var(--white);
  transition: background-color .4s var(--ease), color .4s var(--ease), box-shadow .4s var(--ease), height .4s var(--ease);
}
.site-header::before {
  content: ""; position: absolute; inset: 0; pointer-events: none;
  background: linear-gradient(to bottom, rgba(20,12,6,.55), rgba(20,12,6,0));
  transition: opacity .4s var(--ease);
}
.site-header.is-solid {
  background: rgba(251, 249, 246, 0.97); color: var(--espresso);
  box-shadow: 0 1px 0 var(--line); height: 70px;
  -webkit-backdrop-filter: saturate(140%) blur(8px); backdrop-filter: saturate(140%) blur(8px);
}
.site-header.is-solid::before { opacity: 0; }
.header-inner {
  position: relative; height: 100%;
  display: flex; align-items: center; justify-content: space-between; gap: var(--s-5);
}
.brand { display: inline-flex; flex-direction: column; line-height: 1; flex-shrink: 0; }
.brand__name {
  font-family: var(--f-display); font-size: clamp(1.05rem, 0.9rem + 0.5vw, 1.35rem);
  letter-spacing: 0.3em; text-transform: uppercase; white-space: nowrap;
}
.brand__sub {
  margin-top: 7px; font-size: 0.56rem; font-weight: 500; letter-spacing: 0.34em;
  text-transform: uppercase; opacity: .8; white-space: nowrap;
}
.nav { display: flex; align-items: center; gap: clamp(1rem, 0.2rem + 1.4vw, 2rem); }
.nav__list { display: flex; align-items: center; gap: clamp(0.9rem, 0.1rem + 1.3vw, 1.8rem); }
.nav__item { position: relative; }
.nav__link {
  display: inline-flex; align-items: center; gap: 6px; padding: 10px 0;
  font-size: 0.7rem; font-weight: 500; letter-spacing: 0.2em; text-transform: uppercase;
  white-space: nowrap; position: relative;
}
.nav__link::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: 4px; height: 1px;
  background: currentColor; transform: scaleX(0); transform-origin: left; transition: transform .35s var(--ease);
}
.nav__link:hover::after, .nav__link[aria-current="page"]::after { transform: scaleX(1); }
.nav__caret { width: 8px; height: 8px; transition: transform .3s var(--ease); }
.nav__item:hover .nav__caret, .nav__item:focus-within .nav__caret { transform: rotate(180deg); }
.dropdown {
  position: absolute; top: 100%; left: 50%; min-width: 240px;
  transform: translate(-50%, 8px); opacity: 0; visibility: hidden;
  background: var(--paper); color: var(--espresso); box-shadow: var(--shadow);
  padding: var(--s-4) 0; border-top: 2px solid var(--sage);
  transition: opacity .25s var(--ease), transform .25s var(--ease), visibility .25s;
}
.nav__item:hover .dropdown, .nav__item:focus-within .dropdown { opacity: 1; visibility: visible; transform: translate(-50%, 0); }
.dropdown a {
  display: block; padding: 9px 24px; font-size: 0.74rem; letter-spacing: 0.14em; text-transform: uppercase;
  transition: background-color .2s, color .2s;
}
.dropdown a:hover, .dropdown a[aria-current="page"] { background: var(--cream); color: var(--sage-deep); }
.header-actions { display: flex; align-items: center; gap: var(--s-4); }
.lang-toggle { display: inline-flex; align-items: center; gap: 6px; font-size: 0.68rem; font-weight: 500; letter-spacing: 0.18em; }
.lang-toggle a { opacity: .6; padding: 6px 2px; transition: opacity .2s; }
.lang-toggle a:hover, .lang-toggle a[aria-current="true"] { opacity: 1; }
.lang-toggle span { opacity: .4; }
.header-cta { min-height: 42px; padding: 0.7em 1.4em; }
.site-header .header-cta { color: inherit; }
.site-header .header-cta:hover { background: var(--white); color: var(--espresso); border-color: var(--white); }
.site-header.is-solid .header-cta:hover { background: var(--espresso); color: var(--on-dark); border-color: var(--espresso); }
.menu-btn {
  display: none; width: 44px; height: 44px; align-items: center; justify-content: center; margin-right: -10px;
}
.menu-btn__bars { position: relative; width: 26px; height: 12px; }
.menu-btn__bars::before, .menu-btn__bars::after {
  content: ""; position: absolute; left: 0; right: 0; height: 1.5px; background: currentColor;
  transition: transform .35s var(--ease), top .35s var(--ease);
}
.menu-btn__bars::before { top: 0; }
.menu-btn__bars::after { top: 10px; }
@media (max-width: 1140px) {
  .nav__list, .header-cta { display: none; }
  .menu-btn { display: inline-flex; }
}
@media (max-width: 480px) {
  .brand__sub { display: none; }
  .header-actions .lang-toggle { display: none; }
}

/* ---------- Full-screen menu ---------- */
.menu {
  position: fixed; inset: 0; z-index: 150;
  background: var(--espresso-90); color: var(--on-dark);
  overflow-y: auto; overscroll-behavior: contain;
  opacity: 0; visibility: hidden; transition: opacity .4s var(--ease), visibility .4s;
}
.menu.is-open { opacity: 1; visibility: visible; }
.menu__top { display: flex; align-items: center; justify-content: space-between; height: var(--header-h); }
.menu__close { width: 44px; height: 44px; position: relative; margin-right: -10px; color: var(--on-dark); }
.menu__close::before, .menu__close::after {
  content: ""; position: absolute; left: 9px; right: 9px; top: 50%; height: 1.5px; background: currentColor;
}
.menu__close::before { transform: rotate(45deg); }
.menu__close::after { transform: rotate(-45deg); }
.menu__grid {
  display: grid; grid-template-columns: 1.3fr 1fr 1fr; gap: var(--s-7);
  padding: clamp(1.5rem, 1rem + 3vw, 4rem) 0 var(--s-8);
}
.menu__primary a {
  display: block; font-family: var(--f-display); text-transform: uppercase;
  font-size: clamp(1.4rem, 1rem + 1.6vw, 2.3rem); letter-spacing: 0.08em; line-height: 1.5;
  opacity: .9; transition: color .25s, padding-left .3s var(--ease);
}
.menu__primary a:hover, .menu__primary a[aria-current="page"] { color: var(--sage); padding-left: 8px; }
.menu__col h2 {
  font-family: var(--f-body); font-size: var(--fs-xs); font-weight: 500; letter-spacing: var(--track-wide);
  text-transform: uppercase; color: var(--sage); margin-bottom: var(--s-4);
}
.menu__col li a { display: inline-block; padding: 5px 0; font-size: var(--fs-sm); letter-spacing: 0.08em; color: var(--on-dark-soft); }
.menu__col li a:hover { color: var(--white); }
.menu__col + .menu__col { padding-top: 0; }
.menu__foot {
  border-top: 1px solid var(--line-dark); padding: var(--s-5) 0 var(--s-6);
  display: flex; flex-wrap: wrap; gap: var(--s-4) var(--s-6); align-items: center; justify-content: space-between;
  font-size: var(--fs-sm); color: var(--on-dark-soft);
}
.menu__foot .lang-toggle { font-size: 0.75rem; }
@media (max-width: 860px) {
  .menu__grid { grid-template-columns: 1fr 1fr; gap: var(--s-6) var(--s-5); }
  .menu__primary { grid-column: 1 / -1; }
}

/* ---------- Contact drawer ---------- */
.drawer-backdrop {
  position: fixed; inset: 0; z-index: 160; background: rgba(30, 18, 9, 0.55);
  opacity: 0; visibility: hidden; transition: opacity .35s var(--ease), visibility .35s;
}
.drawer {
  position: fixed; top: 0; right: 0; bottom: 0; z-index: 170;
  width: min(520px, 100%); background: var(--paper); color: var(--text);
  transform: translateX(100%); transition: transform .45s var(--ease);
  display: flex; flex-direction: column; box-shadow: -20px 0 50px -30px rgba(0,0,0,.5);
  visibility: hidden;
}
.drawer.is-open { transform: none; visibility: visible; }
.drawer.is-open + .drawer-backdrop, .drawer-backdrop.is-open { opacity: 1; visibility: visible; }
.drawer__head { display: flex; align-items: flex-start; justify-content: space-between; gap: var(--s-4); padding: var(--s-6) var(--s-6) 0; }
.drawer__close { width: 40px; height: 40px; position: relative; flex-shrink: 0; margin: -6px -8px 0 0; color: var(--espresso); }
.drawer__close::before, .drawer__close::after {
  content: ""; position: absolute; left: 9px; right: 9px; top: 50%; height: 1.5px; background: currentColor;
}
.drawer__close::before { transform: rotate(45deg); }
.drawer__close::after { transform: rotate(-45deg); }
.drawer__body { padding: var(--s-5) var(--s-6) var(--s-6); overflow-y: auto; flex: 1; }
.drawer__contact { margin-top: var(--s-6); padding-top: var(--s-5); border-top: 1px solid var(--line); font-size: var(--fs-sm); color: var(--text-soft); }
.drawer__contact a { color: var(--espresso); }
@media (max-width: 520px) {
  .drawer__head { padding: var(--s-5) var(--s-5) 0; }
  .drawer__body { padding: var(--s-4) var(--s-5) var(--s-5); }
}
body.is-locked { overflow: hidden; }

/* ---------- Forms ---------- */
.form { display: grid; gap: var(--s-4); }
.form__row { display: grid; grid-template-columns: 1fr 1fr; gap: var(--s-4); }
@media (max-width: 520px) { .form__row { grid-template-columns: 1fr; } }
.field { display: grid; gap: 6px; }
.field label {
  font-size: 0.66rem; font-weight: 500; letter-spacing: 0.2em; text-transform: uppercase; color: var(--text-soft);
}
.field input, .field select, .field textarea {
  width: 100%; min-height: 48px; padding: 0.7em 0.9em;
  background: var(--white); border: 1px solid var(--line-strong); border-radius: var(--radius);
  font-size: 16px; font-weight: 400; color: var(--text);
  transition: border-color .2s, box-shadow .2s;
}
.field textarea { min-height: 120px; resize: vertical; }
.field select {
  appearance: none; -webkit-appearance: none; padding-right: 2.5em;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%233c2311' stroke-width='1.4'/%3E%3C/svg%3E");
  background-repeat: no-repeat; background-position: right 1em center;
}
.field input:focus, .field select:focus, .field textarea:focus {
  outline: none; border-color: var(--sage-deep); box-shadow: 0 0 0 3px rgba(95, 117, 96, 0.18);
}
.field--hp { position: absolute !important; left: -9999px !important; width: 1px; height: 1px; overflow: hidden; }
.form__note { font-size: 0.78rem; color: var(--text-mute); line-height: 1.6; }
.form .btn { width: 100%; }
.on-dark .field label { color: var(--on-dark-soft); }
.on-dark .field input, .on-dark .field select, .on-dark .field textarea {
  background: rgba(255,255,255,.06); border-color: var(--line-dark); color: var(--on-dark);
}
.on-dark .field select option { color: var(--text); }
.on-dark .field select {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%23f6f2ec' stroke-width='1.4'/%3E%3C/svg%3E");
}
.on-dark .form__note { color: var(--on-dark-soft); }

/* ---------- Home hero slideshow ---------- */
.hero {
  position: relative; min-height: 100vh; min-height: 100svh; color: var(--white);
  display: flex; align-items: flex-end; overflow: hidden; background: var(--espresso-90);
}
.hero__slides { position: absolute; inset: 0; }
.hero__slide {
  position: absolute; inset: 0; opacity: 0; transition: opacity 1.6s var(--ease);
}
.hero__slide img {
  width: 100%; height: 100%; object-fit: cover; transform: scale(1.08);
  transition: transform 9s linear;
}
.hero__slide.is-active { opacity: 1; }
.hero__slide.is-active img { transform: scale(1); }
.hero::after {
  content: ""; position: absolute; inset: 0;
  background:
    linear-gradient(to top, rgba(22,13,6,.78) 0%, rgba(22,13,6,.25) 45%, rgba(22,13,6,.15) 70%, rgba(22,13,6,.45) 100%);
}
.hero__content { position: relative; z-index: 2; width: 100%; padding-bottom: clamp(3.5rem, 2rem + 6vw, 7rem); padding-top: calc(var(--header-h) + 3rem); }
.hero__title { font-size: var(--fs-hero); max-width: 19ch; line-height: 1.08; letter-spacing: 0.06em; }
.hero__lede { max-width: 46ch; margin-top: var(--s-5); color: rgba(255,255,255,.85); font-weight: 300; font-size: var(--fs-md); }
.hero__dots {
  position: absolute; z-index: 3; right: var(--gutter); bottom: clamp(3.5rem, 2rem + 6vw, 7rem);
  display: flex; flex-direction: column; gap: 12px;
}
.hero__dot { width: 10px; height: 10px; border-radius: 50%; border: 1px solid rgba(255,255,255,.8); transition: background-color .3s; }
.hero__dot[aria-current="true"] { background: var(--white); }
.hero__scroll {
  position: absolute; z-index: 3; left: 50%; bottom: 22px; transform: translateX(-50%);
  width: 1px; height: 46px; background: rgba(255,255,255,.35); overflow: hidden;
}
.hero__scroll::after {
  content: ""; position: absolute; left: 0; top: -46px; width: 1px; height: 46px; background: var(--white);
  animation: scrollcue 2.4s var(--ease) infinite;
}
@keyframes scrollcue { to { top: 46px; } }
@media (max-width: 640px) {
  .hero__dots { flex-direction: row; right: auto; left: var(--gutter); bottom: 22px; }
  .hero__scroll { display: none; }
}

/* ---------- Interior page hero ---------- */
.page-hero {
  position: relative; min-height: clamp(420px, 62vh, 640px); color: var(--white);
  display: flex; align-items: flex-end; overflow: hidden; background: var(--espresso-90);
}
.page-hero--short { min-height: clamp(340px, 46vh, 460px); }
.page-hero__media { position: absolute; inset: 0; }
.page-hero__media img { width: 100%; height: 100%; object-fit: cover; }
.page-hero::after {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(to top, rgba(22,13,6,.8) 0%, rgba(22,13,6,.3) 55%, rgba(22,13,6,.45) 100%);
}
.page-hero__content { position: relative; z-index: 2; width: 100%; padding-top: calc(var(--header-h) + 2rem); padding-bottom: clamp(2.5rem, 1.5rem + 4vw, 4.5rem); }
.page-hero__title { font-size: var(--fs-2xl); max-width: 20ch; }
.page-hero__lede { max-width: 58ch; margin-top: var(--s-4); color: rgba(255,255,255,.85); font-weight: 300; font-size: var(--fs-md); }
.crumbs { position: relative; display: flex; flex-wrap: wrap; gap: 8px; font-size: 0.66rem; letter-spacing: 0.2em; text-transform: uppercase; color: rgba(255,255,255,.75); margin-bottom: var(--s-4); }
.crumbs a:hover { color: var(--white); }
.crumbs span[aria-hidden] { opacity: .5; }

/* ---------- Split (image + text) ---------- */
.split { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: clamp(2rem, 1rem + 5vw, 6rem); align-items: center; }
.split--wide-media { grid-template-columns: 1.15fr 1fr; }
.split--reverse .split__media { order: 2; }
.split__media { position: relative; }
.split__media img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; }
.split__media--landscape img { aspect-ratio: 4 / 3; }
.split__media::before {
  content: ""; position: absolute; inset: 22px -22px -22px 22px; border: 1px solid var(--sage); z-index: -1;
}
.split--reverse .split__media::before { inset: 22px 22px -22px -22px; }
.split__media--plain::before { display: none; }
.split__body .h2 + .prose, .split__body .h2 + .lede, .split__body .h2 + p { margin-top: var(--s-5); }
@media (max-width: 900px) {
  .split, .split--wide-media { grid-template-columns: minmax(0, 1fr); }
  .split--reverse .split__media { order: 0; }
  .split__media::before { display: none; }
  .split__media img { aspect-ratio: 4 / 3; }
}

/* ---------- Cards ---------- */
.card { position: relative; display: flex; flex-direction: column; background: var(--white); height: 100%; }
.card--flat { background: transparent; }
.card__media { position: relative; overflow: hidden; background: var(--sand); }
.card__media img { width: 100%; aspect-ratio: 3 / 2; object-fit: cover; transition: transform 1.1s var(--ease); }
.card:hover .card__media img, .card:focus-within .card__media img { transform: scale(1.05); }
.card__body { padding: var(--s-5) var(--s-5) var(--s-6); display: flex; flex-direction: column; gap: var(--s-2); flex: 1; }
.card--flat .card__body { padding: var(--s-5) 0 0; }
.card__kicker { font-size: 0.66rem; font-weight: 500; letter-spacing: 0.22em; text-transform: uppercase; color: var(--sage-deep); }
.card__title { font-family: var(--f-display); text-transform: uppercase; letter-spacing: 0.06em; font-size: 1.12rem; line-height: 1.35; }
.card__meta { font-size: var(--fs-sm); color: var(--text-soft); letter-spacing: 0.04em; }
.card__price { font-family: var(--f-display); font-size: 1.25rem; letter-spacing: 0.04em; color: var(--espresso); margin-top: auto; padding-top: var(--s-3); }
.card__text { font-size: var(--fs-sm); color: var(--text-soft); font-weight: 300; }
.card__cta { margin-top: auto; padding-top: var(--s-4); }
.card__link::after { content: ""; position: absolute; inset: 0; z-index: 1; }
.badge {
  position: absolute; top: 16px; left: 16px; z-index: 2;
  background: var(--paper); color: var(--espresso); padding: 6px 12px;
  font-size: 0.62rem; font-weight: 600; letter-spacing: 0.2em; text-transform: uppercase;
}
.badge--sold { background: var(--espresso); color: var(--on-dark); }

/* Image tile with overlaid title (neighborhoods / developments) */
.tile { position: relative; display: block; overflow: hidden; color: var(--white); background: var(--espresso); }
.tile img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; transition: transform 1.2s var(--ease), opacity .6s; opacity: .92; }
.tile--wide img { aspect-ratio: 3 / 2; }
.tile::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to top, rgba(22,13,6,.78), rgba(22,13,6,0) 55%); }
.tile__body { position: absolute; z-index: 2; left: 0; right: 0; bottom: 0; padding: var(--s-5); }
.tile__kicker { display: block; font-size: 0.64rem; letter-spacing: 0.24em; text-transform: uppercase; color: var(--sand); margin-bottom: 6px; }
.tile__title { font-family: var(--f-display); text-transform: uppercase; letter-spacing: 0.08em; font-size: clamp(1.1rem, 0.95rem + 0.6vw, 1.45rem); line-height: 1.25; }
.tile__more {
  display: inline-block; margin-top: 10px; font-size: 0.64rem; letter-spacing: 0.24em; text-transform: uppercase;
  opacity: 0; transform: translateY(6px); transition: opacity .35s var(--ease), transform .35s var(--ease);
}
.tile:hover img, .tile:focus-visible img { transform: scale(1.06); opacity: 1; }
.tile:hover .tile__more, .tile:focus-visible .tile__more { opacity: 1; transform: none; }
@media (hover: none) { .tile__more { opacity: 1; transform: none; } }

/* ---------- Sliders (scroll-snap) ---------- */
.slider { position: relative; }
.slider__track {
  display: grid; grid-auto-flow: column; grid-auto-columns: calc((100% - (var(--per-view, 3) - 1) * var(--slider-gap, 24px)) / var(--per-view, 3));
  gap: var(--slider-gap, 24px);
  overflow-x: auto; scroll-snap-type: x mandatory; scroll-behavior: smooth;
  scrollbar-width: none; -ms-overflow-style: none; overscroll-behavior-x: contain;
}
.slider__track::-webkit-scrollbar { display: none; }
.slider__track > * { scroll-snap-align: start; min-width: 0; }
.slider--3 { --per-view: 3; }
.slider--1 { --per-view: 1; --slider-gap: 0px; }
@media (max-width: 1024px) { .slider--3 { --per-view: 2; } }
@media (max-width: 640px) { .slider--3 { --per-view: 1.15; --slider-gap: 16px; } }
.slider__controls { display: flex; align-items: center; justify-content: space-between; gap: var(--s-5); margin-top: var(--s-6); }
.slider__arrows { display: flex; gap: 10px; }
.slider__arrow {
  width: 50px; height: 50px; border: 1px solid var(--line-strong); border-radius: 50%;
  display: inline-flex; align-items: center; justify-content: center; color: var(--espresso);
  transition: background-color .3s, color .3s, border-color .3s, opacity .3s;
}
.slider__arrow svg { width: 16px; height: 16px; }
.slider__arrow:hover { background: var(--espresso); color: var(--on-dark); border-color: var(--espresso); }
.slider__arrow:disabled { opacity: .3; pointer-events: none; }
.on-dark .slider__arrow { color: var(--on-dark); border-color: var(--line-dark); }
.on-dark .slider__arrow:hover { background: var(--on-dark); color: var(--espresso); }
.slider__dots { display: flex; flex-wrap: wrap; gap: 10px; }
.slider__dot { width: 28px; height: 2px; background: var(--line-strong); transition: background-color .3s, width .3s; position: relative; }
.slider__dot::before { content: ""; position: absolute; inset: -12px 0; }
.slider__dot[aria-current="true"] { background: var(--espresso); width: 44px; }
.on-dark .slider__dot { background: var(--line-dark); }
.on-dark .slider__dot[aria-current="true"] { background: var(--on-dark); }
.slider__count { font-family: var(--f-display); letter-spacing: 0.12em; font-size: var(--fs-sm); color: var(--text-soft); }

/* Featured property slide */
.feature-slide { position: relative; display: grid; grid-template-columns: 1.55fr 1fr; background: var(--white); min-height: 100%; }
.feature-slide__media { overflow: hidden; }
.feature-slide__media img { width: 100%; height: 100%; aspect-ratio: 16 / 10; object-fit: cover; }
.feature-slide__body { padding: clamp(1.75rem, 1rem + 3vw, 3.5rem); display: flex; flex-direction: column; justify-content: center; gap: var(--s-3); }
.feature-slide__specs { display: flex; flex-wrap: wrap; gap: 6px 18px; font-size: var(--fs-sm); color: var(--text-soft); letter-spacing: 0.05em; padding: var(--s-3) 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); margin: var(--s-3) 0; }
.feature-slide__price { font-family: var(--f-display); font-size: var(--fs-xl); letter-spacing: 0.04em; color: var(--espresso); }
@media (max-width: 860px) {
  .feature-slide { grid-template-columns: 1fr; }
  .feature-slide__media img { aspect-ratio: 3 / 2; height: auto; }
}

/* ---------- Logo wall ---------- */
.logos { display: flex; flex-wrap: wrap; align-items: center; justify-content: center; gap: clamp(1.5rem, 1rem + 3vw, 4.5rem); }
.logos a, .logos span { display: inline-flex; }
.logos img {
  height: clamp(30px, 24px + 1.2vw, 44px); width: auto;
  filter: grayscale(1) contrast(1.1); opacity: .62; mix-blend-mode: multiply;
  transition: filter .45s var(--ease), opacity .45s var(--ease);
}
.logos a:hover img, .logos a:focus-visible img { filter: none; opacity: 1; }
.logos--lg img { height: clamp(40px, 30px + 2vw, 64px); }

/* ---------- Press cards ---------- */
.press-card {
  position: relative; display: flex; flex-direction: column; gap: var(--s-4); height: 100%;
  background: var(--white); padding: clamp(1.5rem, 1rem + 1.5vw, 2.25rem);
  border-top: 2px solid var(--sage); transition: transform .4s var(--ease), box-shadow .4s var(--ease);
}
.press-card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.press-card__logo { height: 30px; display: flex; align-items: center; }
.press-card__logo img { max-height: 30px; width: auto; filter: grayscale(1); opacity: .8; transition: filter .4s, opacity .4s; }
.press-card:hover .press-card__logo img { filter: none; opacity: 1; }
.press-card__title { font-family: var(--f-display); font-size: 1.12rem; letter-spacing: 0.03em; line-height: 1.4; text-transform: none; }
.press-card__text { font-size: var(--fs-sm); color: var(--text-soft); font-weight: 300; }
.press-card .link-arrow { margin-top: auto; align-self: flex-start; }

/* ---------- Quotes / testimonials ---------- */
.quote { display: flex; flex-direction: column; gap: var(--s-5); height: 100%; padding: clamp(1.5rem, 1rem + 2vw, 2.75rem); background: var(--white); }
.quote__stars { color: var(--sage-deep); letter-spacing: 0.2em; font-size: 0.85rem; }
.quote__text { font-family: var(--f-display); font-size: clamp(1rem, 0.95rem + 0.3vw, 1.15rem); line-height: 1.7; color: var(--text); letter-spacing: 0.01em; }
.quote__who { margin-top: auto; font-size: var(--fs-xs); letter-spacing: 0.22em; text-transform: uppercase; color: var(--text-soft); }
.quote__who strong { color: var(--espresso); font-weight: 600; }
.on-dark .quote { background: rgba(255,255,255,.06); }
.on-dark .quote__text { color: var(--on-dark); }
.on-dark .quote__who, .on-dark .quote__who strong { color: var(--on-dark-soft); }
.on-dark .quote__stars { color: var(--sand); }
.rating { display: inline-flex; align-items: center; gap: var(--s-4); flex-wrap: wrap; }
.rating__score { font-family: var(--f-display); font-size: var(--fs-2xl); line-height: 1; }
.rating__meta { font-size: var(--fs-sm); line-height: 1.5; }
.rating__stars { color: var(--sage-deep); letter-spacing: 0.2em; }
.on-dark .rating__stars { color: var(--sand); }

/* ---------- Stats / facts band ---------- */
.facts { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); }
.facts--3 { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.fact { padding: var(--s-5) var(--s-4); text-align: center; border-left: 1px solid var(--line); }
.fact:first-child { border-left: 0; }
.on-dark .fact { border-color: var(--line-dark); }
.fact__value { font-family: var(--f-display); font-size: var(--fs-xl); letter-spacing: 0.04em; line-height: 1.1; }
.fact__label { margin-top: 10px; font-size: 0.66rem; letter-spacing: 0.22em; text-transform: uppercase; color: var(--text-soft); }
.on-dark .fact__label { color: var(--on-dark-soft); }
@media (max-width: 760px) {
  .facts, .facts--3 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .fact:nth-child(odd) { border-left: 0; }
  .fact:nth-child(n+3) { border-top: 1px solid var(--line); }
  .on-dark .fact:nth-child(n+3) { border-top-color: var(--line-dark); }
  .facts--3 .fact:last-child { grid-column: 1 / -1; }
}

/* ---------- Pillars / feature list ---------- */
.pillar { padding-top: var(--s-5); border-top: 1px solid var(--line-strong); }
.pillar__icon { width: 40px; height: 40px; color: var(--sage-deep); margin-bottom: var(--s-4); }
.pillar__num { display: block; font-family: var(--f-display); font-size: var(--fs-sm); letter-spacing: 0.2em; color: var(--sage-deep); margin-bottom: var(--s-3); }
.pillar__title { font-family: var(--f-display); text-transform: uppercase; letter-spacing: 0.08em; font-size: 1.05rem; line-height: 1.35; margin-bottom: var(--s-3); }
.pillar p { font-size: var(--fs-sm); color: var(--text-soft); font-weight: 300; }
.on-dark .pillar { border-color: var(--line-dark); }
.on-dark .pillar__icon, .on-dark .pillar__num { color: var(--sand); }
.on-dark .pillar p { color: var(--on-dark-soft); }

.feature-list { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: var(--s-5) clamp(1.5rem, 1rem + 2vw, 3rem); }
.feature-list li { padding-left: var(--s-5); position: relative; }
.feature-list li::before { content: ""; position: absolute; left: 0; top: 0.75em; width: 10px; height: 1px; background: var(--sage-deep); }
.feature-list strong { display: block; font-family: var(--f-display); font-weight: 400; text-transform: uppercase; letter-spacing: 0.08em; font-size: 0.95rem; margin-bottom: 4px; color: var(--espresso); }
.feature-list span { font-size: var(--fs-sm); color: var(--text-soft); font-weight: 300; }
@media (max-width: 640px) { .feature-list { grid-template-columns: 1fr; } }

/* ---------- Tabs (amenities + neighborhoods explorer) ---------- */
.tabs__list { display: flex; flex-wrap: wrap; gap: 0; border-bottom: 1px solid var(--line); margin-bottom: var(--s-6); }
.tabs__tab {
  padding: 14px 22px; font-size: 0.7rem; font-weight: 500; letter-spacing: 0.2em; text-transform: uppercase;
  color: var(--text-soft); border-bottom: 2px solid transparent; margin-bottom: -1px; transition: color .25s, border-color .25s;
}
.tabs__tab[aria-selected="true"] { color: var(--espresso); border-color: var(--sage-deep); }
.tabs__tab:hover { color: var(--espresso); }
.tabs__panel[hidden] { display: none; }
@media (max-width: 640px) {
  .tabs__list { flex-wrap: nowrap; overflow-x: auto; scrollbar-width: none; }
  .tabs__list::-webkit-scrollbar { display: none; }
  .tabs__tab { white-space: nowrap; padding: 12px 16px; }
}
.amenities { display: grid; grid-template-columns: repeat(auto-fill, minmax(190px, 1fr)); border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.amenities li { border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); padding: var(--s-5) var(--s-4); font-family: var(--f-display); font-size: 0.92rem; letter-spacing: 0.06em; text-transform: uppercase; display: flex; align-items: center; gap: 12px; }
.amenities li::before { content: ""; width: 6px; height: 6px; border: 1px solid var(--sage-deep); transform: rotate(45deg); flex-shrink: 0; }

/* Neighborhood explorer (home) */
.explorer { display: grid; grid-template-columns: 260px minmax(0, 1fr); gap: clamp(1.5rem, 1rem + 3vw, 4rem); align-items: start; }
.explorer__list { display: flex; flex-direction: column; border-top: 1px solid var(--line); }
.explorer__tab {
  text-align: left; padding: 14px 0; border-bottom: 1px solid var(--line);
  font-family: var(--f-display); text-transform: uppercase; letter-spacing: 0.1em; font-size: 0.95rem; color: var(--text-mute);
  display: flex; justify-content: space-between; align-items: center; transition: color .25s, padding-left .3s var(--ease);
}
.explorer__tab::after { content: "\2192"; font-family: var(--f-body); opacity: 0; transition: opacity .25s; }
.explorer__tab[aria-selected="true"], .explorer__tab:hover { color: var(--espresso); padding-left: 8px; }
.explorer__tab[aria-selected="true"]::after { opacity: 1; color: var(--sage-deep); }
.explorer__panel { display: grid; grid-template-columns: 1.1fr 1fr; gap: clamp(1.5rem, 1rem + 2vw, 3rem); align-items: center; }
.explorer__panel[hidden] { display: none; }
.explorer__panel img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; }
.explorer__panel .h2 { margin-bottom: var(--s-4); }
@media (max-width: 960px) {
  .explorer { grid-template-columns: minmax(0, 1fr); }
  .explorer__list { flex-direction: row; overflow-x: auto; border-top: 0; border-bottom: 1px solid var(--line); scrollbar-width: none; }
  .explorer__list::-webkit-scrollbar { display: none; }
  .explorer__tab { white-space: nowrap; border-bottom: 2px solid transparent; padding: 12px 16px; font-size: 0.8rem; }
  .explorer__tab::after { display: none; }
  .explorer__tab[aria-selected="true"] { border-bottom-color: var(--sage-deep); padding-left: 16px; }
  .explorer__tab:hover { padding-left: 16px; }
  .explorer__panel { grid-template-columns: minmax(0, 1fr); }
  .explorer__panel img { aspect-ratio: 3 / 2; }
}

/* ---------- Parallax / image band ---------- */
.band {
  position: relative; color: var(--white); overflow: hidden; background: var(--espresso-90);
  padding: clamp(5rem, 3rem + 8vw, 10rem) 0;
}
.band__media { position: absolute; inset: -12% 0; }
.band__media img { width: 100%; height: 100%; object-fit: cover; }
.band::after { content: ""; position: absolute; inset: 0; background: rgba(22, 13, 6, 0.55); }
.band__content { position: relative; z-index: 2; }
.band .h2, .band .display { max-width: 22ch; margin: 0 auto; }
.band p { color: rgba(255,255,255,.85); }

/* ---------- Schools / info card ---------- */
.info-card { background: var(--white); padding: clamp(1.75rem, 1rem + 2.5vw, 3rem); }
.info-list li { padding: 14px 0; border-bottom: 1px solid var(--line); display: flex; justify-content: space-between; gap: var(--s-4); align-items: baseline; }
.info-list li:first-child { border-top: 1px solid var(--line); }
.info-list a { font-family: var(--f-display); letter-spacing: 0.04em; transition: color .2s; }
.info-list a:hover { color: var(--sage-deep); }
.info-list small { font-size: 0.72rem; color: var(--text-mute); letter-spacing: 0.08em; white-space: nowrap; }

/* ---------- Gallery strip ---------- */
.gallery { display: grid; grid-template-columns: 2fr 1fr; grid-template-rows: 1fr 1fr; gap: 12px; }
.gallery img { width: 100%; height: 100%; object-fit: cover; }
.gallery > :first-child { grid-row: 1 / 3; }
.gallery > :first-child img { aspect-ratio: 4 / 3; }
@media (max-width: 640px) {
  .gallery { grid-template-columns: 1fr 1fr; grid-template-rows: auto; }
  .gallery > :first-child { grid-column: 1 / -1; grid-row: auto; }
  .gallery > :not(:first-child) img { aspect-ratio: 1; }
}

/* ---------- Steps ---------- */
.steps { counter-reset: step; }

/* ---------- Contact blocks ---------- */
.contact-grid { display: grid; grid-template-columns: 1fr 1.1fr; gap: clamp(2rem, 1rem + 5vw, 6rem); align-items: start; }
.contact-details { display: grid; gap: var(--s-5); margin-top: var(--s-6); }
.contact-details dt { font-size: 0.66rem; letter-spacing: 0.22em; text-transform: uppercase; color: var(--sage-deep); font-weight: 500; margin-bottom: 4px; }
.contact-details dd { margin: 0; font-family: var(--f-display); font-size: 1.05rem; letter-spacing: 0.03em; }
.contact-details a:hover { color: var(--sage-deep); }
.form-panel { background: var(--white); padding: clamp(1.5rem, 1rem + 2.5vw, 3rem); box-shadow: var(--shadow); }
@media (max-width: 900px) { .contact-grid { grid-template-columns: minmax(0, 1fr); } }

/* ---------- Newsletter ---------- */
.newsletter { background: var(--sand-soft); padding: clamp(3rem, 2rem + 4vw, 5rem) 0; }
.newsletter__inner { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(1.5rem, 1rem + 4vw, 5rem); align-items: center; }
.newsletter__form { min-height: 60px; }
@media (max-width: 860px) { .newsletter__inner { grid-template-columns: minmax(0, 1fr); } }
/* Constant Contact inline form: blend into the brand */
.newsletter .ctct-inline-form .ctct-form-embed.form_0 .ctct-form-defaults,
.newsletter .ctct-form-defaults { background: transparent !important; padding: 0 !important; }
.newsletter .ctct-form-header, .newsletter .ctct-form-text { display: none !important; }
.newsletter .ctct-form-label { font-family: var(--f-body) !important; font-size: 0.66rem !important; letter-spacing: 0.2em !important; text-transform: uppercase !important; color: var(--text-soft) !important; }
.newsletter .ctct-form-element { font-family: var(--f-body) !important; border-radius: var(--radius) !important; border-color: var(--line-strong) !important; min-height: 48px !important; }
.newsletter .ctct-form-button {
  background: var(--sage-deep) !important; border-color: var(--sage-deep) !important; border-radius: var(--radius) !important;
  font-family: var(--f-body) !important; font-size: 0.72rem !important; letter-spacing: 0.24em !important; text-transform: uppercase !important; min-height: 50px !important;
}
.newsletter .ctct-form-button:hover { background: var(--espresso) !important; border-color: var(--espresso) !important; }
.newsletter .ctct-gdpr-text, .newsletter .ctct-form-footer { font-size: 0.72rem !important; color: var(--text-mute) !important; }

/* ---------- Footer ---------- */
.site-footer { background: var(--espresso); color: var(--on-dark-soft); padding: clamp(3.5rem, 2rem + 5vw, 6rem) 0 var(--s-6); font-size: var(--fs-sm); }
.footer-top { display: grid; grid-template-columns: 1.5fr repeat(4, 1fr); gap: var(--s-7) var(--s-6); }
.footer-brand .brand { color: var(--on-dark); }
.footer-brand p { margin-top: var(--s-5); max-width: 32ch; line-height: 1.75; }
.footer-brand address { font-style: normal; margin-top: var(--s-5); line-height: 1.8; }
.footer-brand address a:hover { color: var(--white); }
.site-footer h2 { font-family: var(--f-body); font-size: 0.66rem; font-weight: 500; letter-spacing: var(--track-wide); text-transform: uppercase; color: var(--sage); margin-bottom: var(--s-4); }
.site-footer li a { display: inline-block; padding: 4px 0; transition: color .2s; }
.site-footer li a:hover { color: var(--white); }
.socials { display: flex; gap: 10px; margin-top: var(--s-5); }
.socials a {
  width: 40px; height: 40px; border: 1px solid var(--line-dark); border-radius: 50%;
  display: inline-flex; align-items: center; justify-content: center; color: var(--on-dark); transition: background-color .3s, color .3s;
}
.socials a:hover { background: var(--on-dark); color: var(--espresso); }
.socials svg { width: 16px; height: 16px; }
.footer-bottom {
  margin-top: clamp(2.5rem, 2rem + 3vw, 4.5rem); padding-top: var(--s-5); border-top: 1px solid var(--line-dark);
  display: flex; flex-wrap: wrap; gap: var(--s-3) var(--s-6); justify-content: space-between; font-size: 0.74rem; line-height: 1.7;
}
.footer-bottom p { margin: 0; max-width: 80ch; }
.eho { display: inline-flex; align-items: center; gap: 8px; }
.eho svg { width: 22px; height: 22px; }
@media (max-width: 1024px) {
  .footer-top { grid-template-columns: repeat(3, 1fr); }
  .footer-brand { grid-column: 1 / -1; }
}
@media (max-width: 600px) {
  .footer-top { grid-template-columns: repeat(2, 1fr); }
}

/* ---------- Reveal on scroll ---------- */
.reveal { opacity: 0; transform: translateY(26px); transition: opacity 1s var(--ease), transform 1s var(--ease); }
.reveal.is-visible { opacity: 1; transform: none; }
.reveal[data-delay="1"] { transition-delay: .12s; }
.reveal[data-delay="2"] { transition-delay: .24s; }
.reveal[data-delay="3"] { transition-delay: .36s; }
.no-js .reveal { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) {
  .reveal { opacity: 1; transform: none; transition: none; }
  .hero__slide img { transition: none; transform: none; }
  .hero__scroll::after { animation: none; }
}

/* ---------- Utilities ---------- */
.mt-0 { margin-top: 0 !important; }
.mt-4 { margin-top: var(--s-4); }
.mt-5 { margin-top: var(--s-5); }
.mt-6 { margin-top: var(--s-6); }
.mt-7 { margin-top: var(--s-7); }
.text-soft { color: var(--text-soft); }
.nowrap { white-space: nowrap; }

/* ---------- Thank-you / 404 ---------- */
.message-page { min-height: 100vh; min-height: 100svh; display: flex; align-items: center; position: relative; color: var(--white); background: var(--espresso-90); overflow: hidden; }
.message-page .page-hero__media::after { content: ""; position: absolute; inset: 0; background: rgba(22,13,6,.62); }
.message-page__content { position: relative; z-index: 2; padding: calc(var(--header-h) + 3rem) 0 4rem; }

/* ---------- Additions ---------- */
.socials--light a { border-color: var(--line-strong); color: var(--espresso); }
.socials--light a:hover { background: var(--espresso); color: var(--on-dark); }
.fact__value--text { font-size: clamp(1.05rem, 0.9rem + 0.6vw, 1.4rem); line-height: 1.3; padding-top: 0.35em; }
.legal h2 { font-family: var(--f-display); text-transform: uppercase; letter-spacing: var(--track-head); font-size: var(--fs-lg); margin: 2.5rem 0 1rem; }
.legal h3 { font-family: var(--f-display); letter-spacing: 0.04em; font-size: 1.15rem; margin: 2rem 0 .75rem; }
.legal h4 { font-size: var(--fs-xs); font-weight: 600; letter-spacing: 0.18em; text-transform: uppercase; margin: 1.5rem 0 .5rem; color: var(--sage-deep); }
.legal p, .legal li { color: var(--text-soft); font-weight: 300; }
.legal ul { list-style: disc; padding-left: 1.25rem; margin: 0 0 1em; }
.legal li { margin-bottom: .5em; }
.legal a { color: var(--sage-deep); text-decoration: underline; text-underline-offset: 3px; }
.legal strong { font-weight: 500; color: var(--text); }
.logos img.is-square { height: clamp(44px, 36px + 1.6vw, 62px); }
.logos--lg img.is-square { height: clamp(56px, 44px + 2.4vw, 84px); }
.press-card__logo { height: 44px; }
.press-card__logo img { max-height: 30px; }
.press-card__logo img.is-square { max-height: 44px; }
@media (max-width: 640px) {
  .slider__dots { flex-wrap: nowrap; gap: 6px; }
  .slider__dot { width: 14px; }
  .slider__dot[aria-current="true"] { width: 24px; }
  .slider__arrow { width: 44px; height: 44px; }
}
/* Hero background video */
.hero__video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; opacity: 0; transition: opacity 1.4s var(--ease); }
.hero.has-video .hero__video { opacity: 1; }
.hero.has-video .hero__dots { display: none; }
@media (max-width: 640px) {
  .crumbs { display: none; }
  .page-hero__lede { font-size: var(--fs-base); }
  .amenities { grid-template-columns: 1fr 1fr; }
  .amenities li { font-size: 0.74rem; padding: 14px 10px; gap: 8px; letter-spacing: 0.04em; }
}
/* Vertical video reel */
.split__media--reel { display: flex; justify-content: center; }
.split__media--reel::before { display: none; }
.split__media--reel:not(.split__media--plain) .reel { overflow: visible; box-shadow: 22px 22px 0 -1px var(--paper), 22px 22px 0 0 var(--sage); }
@media (max-width: 900px) { .split__media--reel:not(.split__media--plain) .reel { box-shadow: none; } }
.reel { position: relative; width: 100%; max-width: 420px; aspect-ratio: 9 / 16; background: var(--espresso-90); overflow: hidden; }
.reel__video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.reel__sound {
  position: absolute; right: 14px; bottom: 14px; z-index: 2; width: 44px; height: 44px; border-radius: 50%;
  display: inline-flex; align-items: center; justify-content: center;
  background: rgba(22, 13, 6, 0.55); color: var(--white); border: 1px solid rgba(255,255,255,.4);
  -webkit-backdrop-filter: blur(6px); backdrop-filter: blur(6px); transition: background-color .3s;
}
.reel__sound:hover { background: rgba(22, 13, 6, 0.8); }
.reel__sound svg { width: 20px; height: 20px; }
.reel__sound .reel__wave { display: none; }
.reel__sound[aria-pressed="true"] .reel__wave { display: inline; }
.reel__sound[aria-pressed="true"] .reel__mute { display: none; }
@media (max-width: 900px) { .reel { max-width: 340px; } }
.split__media--natural img { aspect-ratio: auto; }
.btn svg { width: 14px; height: 14px; }
/* Buy / sell page */
.phone-group { display: grid; grid-template-columns: minmax(118px, 132px) 1fr; gap: 8px; }
.service { display: flex; flex-direction: column; background: var(--white); height: 100%; }
.service__media img { width: 100%; aspect-ratio: 16 / 9; object-fit: cover; }
.service__body { padding: clamp(1.75rem, 1rem + 2.5vw, 3rem); display: flex; flex-direction: column; flex: 1; }
.service__body .btn { margin-top: auto; align-self: flex-start; }
.checklist { margin: var(--s-5) 0 var(--s-6); display: grid; gap: 12px; }
.checklist li { position: relative; padding-left: 30px; font-size: var(--fs-sm); color: var(--text-soft); font-weight: 300; line-height: 1.6; }
.checklist li::before { content: ""; position: absolute; left: 2px; top: 0.35em; width: 14px; height: 8px; border-left: 1.5px solid var(--sage-deep); border-bottom: 1.5px solid var(--sage-deep); transform: rotate(-45deg); }
/* Centered grids: an incomplete last row sits in the middle */
.grid--center { display: flex; flex-wrap: wrap; justify-content: center; }
.grid--center > * { flex: 0 0 calc((100% - 2 * clamp(1.25rem, 0.8rem + 1.6vw, 2.25rem)) / 3); max-width: calc((100% - 2 * clamp(1.25rem, 0.8rem + 1.6vw, 2.25rem)) / 3); }
@media (max-width: 1024px) {
  .grid--center > * { flex-basis: calc((100% - clamp(1.25rem, 0.8rem + 1.6vw, 2.25rem)) / 2); max-width: calc((100% - clamp(1.25rem, 0.8rem + 1.6vw, 2.25rem)) / 2); }
}
@media (max-width: 640px) {
  .grid--center > * { flex-basis: 100%; max-width: 100%; }
}
.grid--center > .card { height: auto; align-self: stretch; }