/* ==========================================================================
   Satish Chigullapally Real Estate — v2.0 redesign
   Brand: navy + silver (from the supplied logo), Cormorant Garamond + Montserrat
   ========================================================================== */

/* Self-hosted fonts (latin subset) */
@font-face{font-family:"Cormorant Garamond";font-style:normal;font-weight:500;font-display:swap;src:url("../fonts/cormorant-garamond-latin-500-normal.woff2") format("woff2")}
@font-face{font-family:"Cormorant Garamond";font-style:normal;font-weight:600;font-display:swap;src:url("../fonts/cormorant-garamond-latin-600-normal.woff2") format("woff2")}
@font-face{font-family:"Cormorant Garamond";font-style:normal;font-weight:700;font-display:swap;src:url("../fonts/cormorant-garamond-latin-700-normal.woff2") format("woff2")}
@font-face{font-family:"Cormorant Garamond";font-style:italic;font-weight:500;font-display:swap;src:url("../fonts/cormorant-garamond-latin-500-italic.woff2") format("woff2")}
@font-face{font-family:"Cormorant Garamond";font-style:italic;font-weight:600;font-display:swap;src:url("../fonts/cormorant-garamond-latin-600-italic.woff2") format("woff2")}
@font-face{font-family:"Montserrat";font-style:normal;font-weight:400;font-display:swap;src:url("../fonts/montserrat-latin-400-normal.woff2") format("woff2")}
@font-face{font-family:"Montserrat";font-style:normal;font-weight:500;font-display:swap;src:url("../fonts/montserrat-latin-500-normal.woff2") format("woff2")}
@font-face{font-family:"Montserrat";font-style:normal;font-weight:600;font-display:swap;src:url("../fonts/montserrat-latin-600-normal.woff2") format("woff2")}
@font-face{font-family:"Montserrat";font-style:normal;font-weight:700;font-display:swap;src:url("../fonts/montserrat-latin-700-normal.woff2") format("woff2")}

:root {
  --navy: #0b3d91;
  --navy-2: #072f74;
  --ink: #061630;
  --ink-2: #0a2147;
  --silver: #a9afb8;
  --muted: #5b6574;
  --mist: #d7dbe2;
  --ice: #f5f8fc;
  --line: #dce4ef;
  --sky: #9fc0ff;
  --text: #3f4652;
  --serif: "Cormorant Garamond", Georgia, "Times New Roman", serif;
  --sans: "Montserrat", system-ui, -apple-system, "Segoe UI", Arial, sans-serif;
  --shell: min(1380px, calc(100% - 64px));
  --ease: cubic-bezier(0.2, 0.75, 0.25, 1);
  --logo-h: clamp(108px, min(12.5vw, 21vh), 172px);
  --logo-h-solid: 72px;
  --header-h: calc(var(--logo-h) + 20px);
  --radius: 26px;
}

*,
*::before,
*::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; scroll-padding-top: calc(var(--header-h) + 8px); }
body {
  margin: 0;
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.7;
  color: var(--text);
  background: #fff;
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
body.menu-open { overflow: hidden; }
img, video { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button { font: inherit; cursor: pointer; }
h1, h2, h3, h4, p { margin: 0; }
h1, h2, h3 { font-family: var(--serif); font-weight: 600; color: var(--ink); line-height: 1.04; letter-spacing: -0.01em; font-variant-numeric: lining-nums; font-feature-settings: "lnum" 1; }
h2 { font-size: clamp(2.3rem, 4.6vw, 4.2rem); }
h2 em, h3 em { font-style: italic; font-weight: 500; color: var(--navy); display: block; }
:focus-visible { outline: 3px solid var(--sky); outline-offset: 3px; border-radius: 6px; }
.skip-link { position: fixed; left: 16px; top: -60px; z-index: 200; background: #fff; color: var(--ink); padding: 10px 16px; border-radius: 8px; transition: top 0.2s; }
.skip-link:focus { top: 16px; }

.shell { width: var(--shell); margin-inline: auto; }
.num { font-family: var(--serif); font-weight: 600; font-variant-numeric: lining-nums; letter-spacing: -0.01em; }
.section { padding: clamp(80px, 9vw, 150px) 0; }

/* ---------- Kicker / links / buttons ---------- */
.kicker {
  display: inline-flex; align-items: center; gap: 14px;
  font-size: 12px; font-weight: 600; letter-spacing: 0.24em; text-transform: uppercase;
  color: var(--navy); margin-bottom: 22px;
}
.kicker::before { content: ""; width: 38px; height: 1px; background: currentColor; opacity: 0.7; }
.kicker.on-dark { color: var(--sky); }

.text-link { font-size: 13px; font-weight: 600; letter-spacing: 0.1em; text-transform: uppercase; color: var(--navy); border-bottom: 1px solid currentColor; padding-bottom: 4px; transition: opacity 0.2s, gap 0.2s; white-space: nowrap; }
.text-link:hover { opacity: 0.7; }
.text-link.on-dark { color: #fff; }

.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 12px;
  padding: 16px 30px; border-radius: 999px; border: 1px solid transparent;
  font-size: 12px; font-weight: 600; letter-spacing: 0.14em; text-transform: uppercase; line-height: 1.2;
  transition: transform 0.3s var(--ease), background 0.3s, color 0.3s, border-color 0.3s, box-shadow 0.3s;
  white-space: nowrap;
}
.btn .arr { transition: transform 0.3s var(--ease); }
.btn:hover .arr { transform: translateX(5px); }
.btn:hover { transform: translateY(-2px); }
.btn-primary { background: linear-gradient(135deg, #1d5bd6, var(--navy) 60%, var(--navy-2)); color: #fff; box-shadow: 0 10px 30px rgba(11, 61, 145, 0.4), inset 0 1px 0 rgba(255,255,255,.18); }
.btn-primary:hover { box-shadow: 0 16px 40px rgba(11, 61, 145, 0.55), inset 0 1px 0 rgba(255,255,255,.25); }
.btn-light { background: #fff; color: var(--navy-2); box-shadow: 0 10px 30px rgba(0, 0, 0, 0.18); }
.btn-light:hover { background: var(--ice); }
.btn-ghost { background: rgba(255, 255, 255, 0.08); color: #fff; border-color: rgba(255, 255, 255, 0.5); backdrop-filter: blur(8px); }
.btn-ghost:hover { background: #fff; color: var(--navy-2); }
.btn-outline { color: var(--navy); border-color: var(--navy); }
.btn-outline:hover { background: var(--navy); color: #fff; }

/* ---------- Reveal ---------- */
.js .reveal { opacity: 0; transform: translateY(34px); transition: opacity 0.9s var(--ease), transform 0.9s var(--ease); }
.js .reveal.in { opacity: 1; transform: none; }
.reveal[data-delay="1"] { transition-delay: 0.08s; }
.reveal[data-delay="2"] { transition-delay: 0.16s; }
.reveal[data-delay="3"] { transition-delay: 0.24s; }
.reveal[data-delay="4"] { transition-delay: 0.32s; }

/* ==========================================================================
   HEADER — transparent + very large logo, solid on scroll
   ========================================================================== */
.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: 100;
  padding: 10px 0;
  background: linear-gradient(to bottom, rgba(3, 12, 30, 0.62), rgba(3, 12, 30, 0.22) 60%, transparent);
  transition: background 0.45s var(--ease), padding 0.45s var(--ease), box-shadow 0.45s var(--ease);
}
.nav-shell { width: min(1560px, calc(100% - 64px)); margin-inline: auto; display: flex; align-items: center; justify-content: space-between; gap: 32px; }
.brand { position: relative; display: block; height: var(--logo-h); aspect-ratio: 1101 / 711; flex: none; transition: height 0.45s var(--ease); }
.brand img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: contain; transition: opacity 0.4s; }
.brand .logo-on-dark { filter: drop-shadow(0 4px 22px rgba(0, 0, 0, 0.4)); }
.brand .logo-on-light { opacity: 0; }

.desktop-nav { display: flex; align-items: center; gap: clamp(16px, 1.9vw, 34px); margin-left: auto; }
.nav-link { position: relative; font-size: 12px; font-weight: 600; letter-spacing: 0.16em; text-transform: uppercase; color: #fff; padding: 8px 0; text-shadow: 0 1px 14px rgba(0, 0, 0, 0.45); transition: color 0.3s; }
.nav-link::after { content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px; background: currentColor; transform: scaleX(0); transform-origin: left; transition: transform 0.4s var(--ease); }
.nav-link:hover::after, .nav-link.is-active::after { transform: scaleX(1); }
.nav-actions { display: flex; align-items: center; gap: 14px; }
.nav-cta { padding: 14px 24px; }
.menu-toggle { display: none; width: 52px; height: 52px; border-radius: 50%; border: 1px solid rgba(255,255,255,.55); background: rgba(255,255,255,.1); backdrop-filter: blur(8px); position: relative; }
.menu-toggle span { position: absolute; left: 15px; right: 15px; height: 2px; background: #fff; border-radius: 2px; transition: background .3s; }
.menu-toggle span:nth-child(1) { top: 19px; } .menu-toggle span:nth-child(2) { top: 25px; } .menu-toggle span:nth-child(3) { top: 31px; }

/* solid state */
.site-header.is-solid {
  padding: 10px 0;
  background: rgba(255, 255, 255, 0.94);
  backdrop-filter: blur(16px) saturate(1.4);
  -webkit-backdrop-filter: blur(16px) saturate(1.4);
  box-shadow: 0 1px 0 var(--line), 0 14px 40px rgba(6, 22, 48, 0.1);
}
.header-compact { --header-h: calc(var(--logo-h-solid) + 16px); }
.header-compact .site-header.is-solid { padding: 8px 0; }
.header-compact .site-header.is-solid .brand { height: var(--logo-h-solid); }
.site-header.is-solid .logo-on-dark { opacity: 0; }
.site-header.is-solid .logo-on-light { opacity: 1; }
.site-header.is-solid .nav-link { color: var(--ink); text-shadow: none; }
.site-header.is-solid .nav-link.is-active { color: var(--navy); }
.site-header.is-solid .menu-toggle { border-color: var(--line); background: #fff; }
.site-header.is-solid .menu-toggle span { background: var(--ink); }

/* drawer */
.drawer-bg { position: fixed; inset: 0; z-index: 140; background: rgba(3, 12, 30, 0.6); backdrop-filter: blur(4px); opacity: 0; pointer-events: none; transition: opacity 0.4s; }
.drawer-bg.show { opacity: 1; pointer-events: auto; }
.drawer { visibility: hidden; position: fixed; top: 0; right: 0; bottom: 0; z-index: 150; width: min(420px, 92vw); background: #fff; padding: 24px 28px 32px; transform: translateX(100%); transition: transform 0.5s var(--ease), visibility 0s linear 0.5s; display: flex; flex-direction: column; overflow-y: auto; }
.drawer.open { transform: none; visibility: visible; }
.drawer-head { display: flex; align-items: center; justify-content: space-between; }
.drawer-head img { height: 96px; width: auto; }
.drawer-close { width: 46px; height: 46px; border-radius: 50%; border: 1px solid var(--line); background: #fff; font-size: 26px; line-height: 1; color: var(--ink); }
.drawer nav { display: flex; flex-direction: column; margin: 18px 0 26px; }
.drawer nav a { font-family: var(--serif); font-size: 2rem; font-weight: 600; color: var(--ink); padding: 12px 0; border-bottom: 1px solid var(--line); }
.drawer-cta { margin-top: auto; }

/* ==========================================================================
   HERO — film sequence
   ========================================================================== */
.hero {
  position: relative; isolation: isolate; min-height: 100vh; min-height: 100svh;
  display: flex; flex-direction: column; justify-content: flex-end;
  padding: calc(var(--logo-h) + 36px) 0 clamp(24px, 3vw, 44px);
  background: var(--ink) url("../images/first-aerial.jpg") center / cover no-repeat;
  color: #fff; overflow: hidden;
}
.hero-stage { position: absolute; inset: 0; z-index: -1; }
.hero-video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; opacity: 0; transition: opacity 1.1s ease; }
.hero-video.on { opacity: 1; }
.hero-video.kb { animation: none; }
.hero-shade {
  position: absolute; inset: 0;
  background:
    linear-gradient(90deg, rgba(4, 14, 36, 0.82) 0%, rgba(4, 14, 36, 0.52) 38%, rgba(4, 14, 36, 0.1) 72%),
    linear-gradient(to top, rgba(4, 14, 36, 0.78) 0%, rgba(4, 14, 36, 0) 42%),
    rgba(4, 14, 36, 0.14);
}
.hero-inner { display: flex; flex-direction: column; gap: clamp(26px, 3.4vw, 48px); }
.hero-copy { max-width: 980px; }
.hero-eyebrow { font-size: 12px; font-weight: 600; letter-spacing: 0.26em; text-transform: uppercase; color: #dbe7ff; margin-bottom: 22px; display: flex; flex-wrap: wrap; gap: 10px; align-items: center; }
.hero-eyebrow span { color: var(--sky); }
.hero-title { color: #fff; font-size: clamp(3rem, 6vw, 5.6rem); line-height: 0.98; text-shadow: 0 4px 40px rgba(0, 0, 0, 0.35); }
.hero-title em { display: block; font-style: italic; font-weight: 500; color: #cfe0ff; margin-top: 6px; }
.hero-lead { margin-top: 22px; max-width: 700px; font-size: clamp(1rem, 1.25vw, 1.15rem); color: rgba(255, 255, 255, 0.9); line-height: 1.75; text-shadow: 0 1px 18px rgba(0, 0, 0, 0.45); }
.hero-actions { margin-top: 28px; display: flex; flex-wrap: wrap; gap: 14px; }
.hero-proof { margin-top: 24px; font-size: 12px; font-weight: 600; letter-spacing: 0.16em; text-transform: uppercase; color: #dbe7ff; }
.hero-proof span { color: var(--sky); margin: 0 8px; }

.hero-bottom { display: grid; grid-template-columns: minmax(0, 1fr) minmax(280px, 400px); gap: 28px; align-items: end; }

/* search bar (glass) */
.search {
  display: grid; grid-template-columns: 215px 1.5fr 1fr 1fr auto; gap: 0; align-items: stretch;
  background: rgba(6, 22, 48, 0.5); border: 1px solid rgba(255, 255, 255, 0.22);
  border-radius: 22px; padding: 10px; backdrop-filter: blur(22px) saturate(1.3); -webkit-backdrop-filter: blur(22px) saturate(1.3);
  box-shadow: 0 30px 70px rgba(0, 0, 0, 0.3);
}
.search-title { display: flex; flex-direction: column; justify-content: center; padding: 6px 22px; border-right: 1px solid rgba(255,255,255,.18); }
.search-title span { font-size: 10px; font-weight: 600; letter-spacing: 0.22em; text-transform: uppercase; color: var(--sky); }
.search-title strong { font-family: var(--serif); font-size: 1.35rem; font-weight: 600; color: #fff; line-height: 1.1; margin-top: 4px; }
.search label { display: flex; flex-direction: column; justify-content: center; padding: 6px 20px; border-right: 1px solid rgba(255,255,255,.18); min-width: 0; }
.search label span { font-size: 10px; font-weight: 600; letter-spacing: 0.2em; text-transform: uppercase; color: rgba(255,255,255,.65); }
.search input, .search select { width: 100%; background: transparent; border: 0; outline: 0; color: #fff; font: 500 15px var(--sans); padding: 4px 0; appearance: none; -webkit-appearance: none; }
.search input::placeholder { color: rgba(255,255,255,.7); }
.search select option { color: #111; }
.search .btn { margin-left: 10px; align-self: center; padding: 18px 28px; }

/* chapters */
.chapters { display: grid; grid-template-columns: repeat(4, 1fr); gap: 10px; }
.chap { background: none; border: 0; padding: 0; text-align: left; color: rgba(255,255,255,.7); display: flex; flex-direction: column; gap: 8px; transition: color .3s; }
.chap:hover, .chap.is-active { color: #fff; }
.chap .bar { display: block; height: 3px; border-radius: 3px; background: rgba(255,255,255,.28); overflow: hidden; }
.chap .bar b { display: block; height: 100%; width: 0%; background: #fff; border-radius: 3px; }
.chap small { font-size: 10px; font-weight: 600; letter-spacing: .2em; color: var(--sky); }
.chap span { font-size: 11px; font-weight: 600; letter-spacing: .06em; line-height: 1.3; margin-top: -4px; }

/* ==========================================================================
   STATS
   ========================================================================== */
.stats { background: #fff; border-bottom: 1px solid var(--line); position: relative; z-index: 2; }
.stats-grid { display: grid; grid-template-columns: repeat(5, 1fr); }
.stat { padding: clamp(34px, 4vw, 58px) 20px; text-align: center; border-right: 1px solid var(--line); display: flex; flex-direction: column; align-items: center; }
.stat:last-child { border-right: 0; }
.stat strong { font-size: clamp(2.6rem, 4.2vw, 4rem); line-height: 1; color: var(--navy); }
.stat strong i { font-style: normal; font-size: .55em; margin-left: 6px; vertical-align: .35em; color: var(--muted); }
.stat span { margin-top: 14px; font-size: 12px; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; color: var(--ink); }
.stat small { font-size: 11px; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); font-weight: 500; }

/* ==========================================================================
   PERFORMANCE
   ========================================================================== */
.performance { position: relative; overflow: hidden; background: radial-gradient(1200px 600px at 85% 20%, #123e86 0%, transparent 60%), linear-gradient(160deg, var(--ink) 0%, #081b3d 100%); color: rgba(255,255,255,.82); padding: clamp(90px, 10vw, 170px) 0; }
.performance-mark { position: absolute; right: -2vw; top: 50%; transform: translateY(-50%); font-family: var(--serif); font-weight: 600; font-size: clamp(22rem, 46vw, 52rem); line-height: .8; color: transparent; -webkit-text-stroke: 1px rgba(159, 192, 255, .18); pointer-events: none; user-select: none; letter-spacing: -.04em; }
.performance-grid { position: relative; display: grid; grid-template-columns: 1fr 1.05fr; gap: clamp(40px, 6vw, 110px); align-items: center; }
.performance h2 { color: #fff; }
.performance h2 em { color: var(--sky); }
.performance-copy p { margin: 28px 0 34px; max-width: 540px; font-size: 1.05rem; }
.performance-cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; }
.pcard { background: linear-gradient(180deg, rgba(255,255,255,.1), rgba(255,255,255,.03)); border: 1px solid rgba(255,255,255,.16); border-radius: 22px; padding: 34px 24px 30px; backdrop-filter: blur(10px); display: flex; flex-direction: column; transition: transform .5s var(--ease), border-color .4s; }
.pcard:hover { transform: translateY(-8px); border-color: rgba(159,192,255,.6); }
.pcard span { font-size: 11px; font-weight: 600; letter-spacing: .18em; text-transform: uppercase; color: var(--sky); }
.pcard strong { font-size: clamp(2.6rem, 4vw, 3.8rem); color: #fff; line-height: 1.1; margin: 22px 0 8px; }
.pcard small { font-size: 11px; letter-spacing: .14em; text-transform: uppercase; color: rgba(255,255,255,.6); }
.performance-foot { grid-column: 1 / -1; margin-top: 10px; padding: 18px 24px; text-align: center; font-size: 12px; font-weight: 600; letter-spacing: .18em; text-transform: uppercase; color: #fff; border: 1px solid rgba(255,255,255,.16); border-radius: 999px; }
.performance-foot span { color: var(--sky); margin: 0 8px; }

/* ==========================================================================
   LISTINGS
   ========================================================================== */
.listings { background: var(--ice); }
.section-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 30px; margin-bottom: clamp(40px, 5vw, 70px); }
.property-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px; }
.property-card { position: relative; aspect-ratio: 3 / 4.3; border-radius: var(--radius); overflow: hidden; background: linear-gradient(150deg, #123e86, var(--ink)); color: #fff; cursor: pointer; isolation: isolate; box-shadow: 0 24px 60px rgba(6, 22, 48, .14); }
.property-card.hidden { display: none; }
.property-card::before, .area-card::before { content: ""; position: absolute; z-index: -2; left: 50%; top: 38%; width: 46%; aspect-ratio: 1101 / 711; transform: translate(-50%, -50%); background: url("../images/logo-white.png") center / contain no-repeat; opacity: .1; }
img.img-fail { opacity: 0; }
.property-card > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; transition: transform 1.2s var(--ease); }
.property-card::after { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(to top, rgba(4,14,36,.92) 0%, rgba(4,14,36,.3) 45%, transparent 70%); }
.property-card:hover > img { transform: scale(1.07); }
.badge { position: absolute; top: 20px; left: 20px; padding: 8px 14px; border-radius: 999px; background: #fff; color: var(--navy-2); font-size: 10px; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; }
.badge.blue { background: var(--navy); color: #fff; }
.heart { position: absolute; top: 14px; right: 14px; width: 42px; height: 42px; border-radius: 50%; border: 1px solid rgba(255,255,255,.5); background: rgba(255,255,255,.15); backdrop-filter: blur(8px); color: #fff; font-size: 20px; line-height: 1; transition: transform .3s, background .3s; }
.heart:hover { transform: scale(1.1); background: rgba(255,255,255,.3); }
.heart.active { color: #ff7a90; }
.property-body { position: absolute; left: 0; right: 0; bottom: 0; padding: 26px 24px 26px; transform: translateY(32px); transition: transform .6s var(--ease); }
.property-card:hover .property-body, .property-card:focus-visible .property-body { transform: none; }
.property-price { font-family: var(--serif); font-size: 2.3rem; font-weight: 600; line-height: 1; font-variant-numeric: lining-nums; }
.property-address { margin-top: 10px; font-size: 13px; color: rgba(255,255,255,.85); }
.property-specs { display: flex; flex-wrap: wrap; gap: 6px 16px; margin-top: 16px; padding-top: 16px; border-top: 1px solid rgba(255,255,255,.25); font-size: 11px; font-weight: 600; letter-spacing: .1em; text-transform: uppercase; opacity: 0; transition: opacity .5s .1s; }
.property-card:hover .property-specs, .property-card:focus-visible .property-specs { opacity: 1; }

/* ==========================================================================
   HOOK
   ========================================================================== */
.hook { position: relative; isolation: isolate; color: #fff; overflow: hidden; background: var(--ink); }
.hook-media { position: absolute; inset: -12% 0; z-index: -2; }
.hook-media img { width: 100%; height: 100%; object-fit: cover; will-change: transform; }
.hook::before { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(100deg, rgba(4,14,36,.9) 0%, rgba(4,14,36,.62) 45%, rgba(4,14,36,.18) 100%); }
.hook-inner { padding: clamp(110px, 13vw, 220px) 0 clamp(90px, 10vw, 160px); }
.hook-copy { max-width: 880px; }
.hook h2 { color: #fff; font-size: clamp(2.8rem, 6.4vw, 6rem); line-height: .98; }
.hook h2 strong { display: block; font-weight: 600; }
.hook h2 span { display: block; font-style: italic; font-weight: 500; color: #cfe0ff; margin-top: 8px; }
.hook-copy p { margin-top: 30px; max-width: 620px; font-size: 1.08rem; color: rgba(255,255,255,.88); }
.marquee { border-top: 1px solid rgba(255,255,255,.2); border-bottom: 0; overflow: hidden; background: rgba(4,14,36,.4); backdrop-filter: blur(6px); }
.marquee-track { display: flex; width: max-content; animation: marquee 42s linear infinite; }
.marquee span { font-family: var(--serif); font-style: italic; font-size: clamp(1.6rem, 2.6vw, 2.4rem); padding: 20px 34px; color: #fff; white-space: nowrap; display: inline-flex; align-items: center; gap: 68px; }
.marquee span::after { content: "◆"; font-style: normal; font-size: .4em; color: var(--sky); }
@keyframes marquee { to { transform: translateX(-50%); } }

/* ==========================================================================
   SERVICES (buyer / seller)
   ========================================================================== */
.services { background: #fff; }
.panels { display: grid; grid-template-columns: 1fr 1fr; gap: 22px; }
.panel { position: relative; isolation: isolate; min-height: clamp(560px, 62vw, 760px); border-radius: 32px; overflow: hidden; display: flex; align-items: flex-end; color: #fff; background: var(--ink); }
.panel-img, .panel-vid { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; transition: transform 1.4s var(--ease), opacity .8s; }
.panel-vid { opacity: 0; }
.panel.playing .panel-vid { opacity: 1; }
.panel:hover .panel-img, .panel:hover .panel-vid { transform: scale(1.05); }
.panel::after { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(to top, rgba(4,14,36,.94) 0%, rgba(4,14,36,.72) 38%, rgba(4,14,36,.1) 75%); }
.panel-copy { padding: clamp(28px, 3.4vw, 54px); width: 100%; }
.panel h3 { color: #fff; font-size: clamp(2.2rem, 3.6vw, 3.4rem); }
.panel h3 em { color: #cfe0ff; }
.panel p { margin: 22px 0 28px; max-width: 540px; color: rgba(255,255,255,.88); }
.panel-actions { display: flex; align-items: center; flex-wrap: wrap; gap: 14px 28px; }

/* ==========================================================================
   IMPACT
   ========================================================================== */
.impact { position: relative; overflow: hidden; color: #fff; background: radial-gradient(900px 420px at 10% 0%, #2d6be0 0%, transparent 60%), linear-gradient(120deg, var(--navy-2), var(--navy) 55%, #0a2c6b); padding: clamp(80px, 9vw, 140px) 0; }
.impact::after { content: ""; position: absolute; right: -8%; top: -40%; width: 52vw; aspect-ratio: 1; border-radius: 50%; border: 1px solid rgba(255,255,255,.14); box-shadow: inset 0 0 0 60px rgba(255,255,255,.02), 0 0 0 80px rgba(255,255,255,.025); pointer-events: none; }
.impact-inner { position: relative; z-index: 1; display: flex; align-items: center; justify-content: space-between; gap: 40px; }
.impact h2 { color: #fff; font-size: clamp(2.8rem, 6.2vw, 5.8rem); }
.impact h2 span { display: block; font-style: italic; font-weight: 500; font-size: .5em; line-height: 1.15; color: #cfe0ff; margin-top: 14px; max-width: 820px; }
.impact p { margin-top: 22px; color: rgba(255,255,255,.85); font-size: 1.08rem; }

/* ==========================================================================
   REVIEWS
   ========================================================================== */
.reviews { background: var(--ice); }
.reviews-head { align-items: flex-end; }
.zillow-summary { display: flex; gap: clamp(20px, 3vw, 44px); }
.zillow-summary div { display: flex; flex-direction: column; text-align: center; padding-left: clamp(20px, 3vw, 44px); border-left: 1px solid var(--line); }
.zillow-summary div:first-child { border-left: 0; padding-left: 0; }
.zillow-summary strong { font-size: clamp(2.2rem, 3.4vw, 3.2rem); color: var(--navy); line-height: 1; }
.zillow-summary span { margin-top: 8px; font-size: 11px; font-weight: 600; letter-spacing: .16em; text-transform: uppercase; color: var(--muted); white-space: nowrap; }
.review-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.review { position: relative; background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 48px 38px 38px; box-shadow: 0 20px 50px rgba(6,22,48,.06); transition: transform .5s var(--ease), box-shadow .5s; overflow: hidden; }
.review::before { content: "“"; position: absolute; top: -6px; right: 26px; font-family: var(--serif); font-size: 9rem; line-height: 1; color: var(--ice); font-weight: 700; }
.review:hover { transform: translateY(-8px); box-shadow: 0 30px 70px rgba(6,22,48,.12); }
.stars { position: relative; color: #e0a526; font-size: 1.1rem; letter-spacing: 3px; }
.review p { position: relative; margin: 20px 0 30px; font-family: var(--serif); font-size: 1.55rem; line-height: 1.35; color: var(--ink); font-weight: 500; }
.review-meta { padding-top: 22px; border-top: 1px solid var(--line); display: flex; flex-direction: column; }
.review-meta strong { font-size: 13px; letter-spacing: .08em; color: var(--ink); }
.review-meta span { font-size: 12px; color: var(--muted); letter-spacing: .06em; }
.reviews-cta { margin-top: 44px; }

/* ==========================================================================
   ABOUT
   ========================================================================== */
.about { position: relative; overflow: hidden; background: radial-gradient(800px 500px at 15% 50%, #0f3274 0%, transparent 65%), linear-gradient(180deg, #050c1c, var(--ink)); color: rgba(255,255,255,.82); padding: clamp(90px, 10vw, 170px) 0; }
.about-grid { display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(40px, 7vw, 120px); align-items: center; }
.about-photo { position: relative; border-radius: 34px; overflow: hidden; aspect-ratio: 4 / 5; box-shadow: 0 40px 90px rgba(0,0,0,.5), 0 0 0 1px rgba(255,255,255,.12); }
.about-photo img { width: 100%; height: 100%; object-fit: cover; object-position: center 22%; }
.about-photo::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to top, rgba(4,10,24,.85), transparent 36%); }
.about-label { position: absolute; z-index: 1; left: 22px; right: 22px; bottom: 22px; padding: 18px 22px; border-radius: 18px; background: rgba(255,255,255,.1); border: 1px solid rgba(255,255,255,.2); backdrop-filter: blur(16px); display: flex; flex-direction: column; }
.about-label strong { font-family: var(--serif); font-size: 1.6rem; color: #fff; font-weight: 600; line-height: 1.15; }
.about-label span { font-size: 11px; letter-spacing: .18em; text-transform: uppercase; color: var(--sky); }
.about h2 { color: #fff; }
.about h2 em { color: var(--sky); }
.about-copy p { margin-top: 24px; max-width: 620px; font-size: 1.05rem; }
.about-stats { display: grid; grid-template-columns: repeat(3, 1fr); gap: 0; margin: 40px 0; max-width: 620px; border-top: 1px solid rgba(255,255,255,.2); border-bottom: 1px solid rgba(255,255,255,.2); }
.about-stats div { padding: 26px 18px; border-left: 1px solid rgba(255,255,255,.2); display: flex; flex-direction: column; }
.about-stats div:first-child { border-left: 0; padding-left: 0; }
.about-stats strong { font-size: clamp(2.4rem, 3.6vw, 3.4rem); color: #fff; line-height: 1; }
.about-stats span { margin-top: 10px; font-size: 11px; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; color: var(--sky); }

/* ==========================================================================
   AREAS
   ========================================================================== */
.areas { background: #fff; }
.areas-intro { max-width: 900px; margin-bottom: clamp(40px, 5vw, 70px); }
.areas-intro p { margin-top: 26px; max-width: 760px; font-size: 1.05rem; }
.area-grid { display: grid; grid-template-columns: repeat(4, 1fr); grid-auto-rows: clamp(200px, 20vw, 290px); gap: 18px; }
.area-card { position: relative; isolation: isolate; border-radius: 24px; overflow: hidden; color: #fff; display: flex; align-items: flex-end; background: linear-gradient(150deg, #123e86, var(--ink)); }
.area-lead { grid-column: span 2; grid-row: span 2; }
.area-wide { grid-column: span 2; }
.area-card img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; transition: transform 1.3s var(--ease); }
.area-card::after { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(to top, rgba(4,14,36,.88) 0%, rgba(4,14,36,.15) 60%); transition: background .5s; }
.area-card:hover img { transform: scale(1.08); }
.area-card:hover::after { background: linear-gradient(to top, rgba(7,47,116,.92) 0%, rgba(4,14,36,.25) 70%); }
.area-card > div { padding: 24px 26px; width: 100%; }
.area-card span { font-size: 11px; font-weight: 700; letter-spacing: .24em; color: var(--sky); }
.area-card h3 { color: #fff; font-size: 2rem; margin-top: 2px; }
.area-lead h3 { font-size: clamp(2.8rem, 4.4vw, 4.4rem); }
.area-card p { font-size: 13px; color: rgba(255,255,255,.85); max-height: 0; opacity: 0; overflow: hidden; transition: max-height .5s var(--ease), opacity .5s, margin .5s; }
.area-card:hover p, .area-lead p { max-height: 60px; opacity: 1; margin-top: 8px; }

/* ==========================================================================
   INSIGHTS
   ========================================================================== */
.insights { background: var(--ice); }
.insight-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.insight { background: #fff; border-radius: var(--radius); overflow: hidden; border: 1px solid var(--line); display: flex; flex-direction: column; transition: transform .5s var(--ease), box-shadow .5s; }
.insight:hover { transform: translateY(-8px); box-shadow: 0 30px 70px rgba(6,22,48,.12); }
.insight-img { aspect-ratio: 16 / 10; overflow: hidden; background: var(--ink); }
.insight-img img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease); }
.insight:hover .insight-img img { transform: scale(1.06); }
.insight-body { padding: 30px 32px 34px; display: flex; flex-direction: column; flex: 1; }
.insight small { font-size: 11px; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; color: var(--navy); }
.insight h3 { font-size: 2.2rem; margin: 10px 0 12px; }
.insight p { color: var(--text); }
.insight a { margin-top: auto; padding-top: 22px; font-size: 12px; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; color: var(--navy); }

/* ==========================================================================
   CONTACT + FOOTER
   ========================================================================== */
.contact { position: relative; isolation: isolate; color: #fff; overflow: hidden; padding: clamp(90px, 10vw, 170px) 0; background: var(--ink); }
.contact-bg { position: absolute; inset: 0; z-index: -2; }
.contact-bg img { width: 100%; height: 100%; object-fit: cover; }
.contact::before { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(100deg, rgba(4,14,36,.94), rgba(7,47,116,.82)); }
.contact-grid { display: grid; grid-template-columns: 1.1fr 1fr; gap: clamp(40px, 6vw, 100px); align-items: center; }
.contact h2 { color: #fff; font-size: clamp(2.6rem, 5.4vw, 5rem); }
.contact h2 em { color: #cfe0ff; }
.contact-copy p { margin: 26px 0 34px; max-width: 540px; font-size: 1.08rem; color: rgba(255,255,255,.88); }
.contact-actions { display: flex; flex-wrap: wrap; gap: 14px; }
.contact-form { background: rgba(255,255,255,.08); border: 1px solid rgba(255,255,255,.22); border-radius: 30px; padding: clamp(24px, 3vw, 44px); backdrop-filter: blur(22px); display: flex; flex-direction: column; gap: 16px; box-shadow: 0 40px 90px rgba(0,0,0,.3); }
.contact-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.contact-form input, .contact-form textarea { width: 100%; background: rgba(255,255,255,.1); border: 1px solid rgba(255,255,255,.25); border-radius: 14px; padding: 18px 20px; color: #fff; font: 500 15px var(--sans); outline: 0; transition: border-color .3s, background .3s; resize: vertical; }
.contact-form input::placeholder, .contact-form textarea::placeholder { color: rgba(255,255,255,.7); }
.contact-form input:focus, .contact-form textarea:focus { border-color: var(--sky); background: rgba(255,255,255,.16); }
.contact-form .btn { align-self: flex-start; }

.footer { background: #030a18; color: rgba(255,255,255,.7); padding: clamp(60px, 7vw, 100px) 0 28px; }
.footer-grid { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1.3fr; gap: 40px; }
.footer-logo img { height: 150px; width: auto; }
.footer-logo p { margin-top: 18px; max-width: 320px; font-size: 14px; color: #bbd9fd; }
.footer-title { font-family: var(--sans); font-size: 12px; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; color: #f0f5ff; margin-bottom: 20px; }
.footer a, .footer span { display: block; font-size: 14px; color: #bbd9fd; margin-bottom: 10px; }
.footer a:hover { color: #fff; }
.footer-bottom { display: flex; justify-content: space-between; gap: 20px; flex-wrap: wrap; margin-top: 50px; padding-top: 24px; border-top: 1px solid rgba(255,255,255,.12); }
.footer-bottom span { font-size: 12px; margin: 0; color: rgba(255,255,255,.55); }

/* ---------- modal + toast ---------- */
.modal { position: fixed; inset: 0; z-index: 300; display: grid; place-items: center; padding: 20px; background: rgba(3,12,30,.72); backdrop-filter: blur(8px); opacity: 0; pointer-events: none; transition: opacity .3s; }
.modal.open { opacity: 1; pointer-events: auto; }
.modal-card { position: relative; width: min(980px, 100%); max-height: 92vh; overflow: auto; background: #fff; border-radius: 28px; transform: translateY(20px) scale(.98); transition: transform .4s var(--ease); }
.modal.open .modal-card { transform: none; }
.modal-close { position: absolute; z-index: 2; top: 16px; right: 16px; width: 44px; height: 44px; border-radius: 50%; border: 0; background: #fff; font-size: 26px; line-height: 1; box-shadow: 0 6px 20px rgba(0,0,0,.2); }
.property-modal { display: grid; grid-template-columns: 1.2fr 1fr; }
.property-modal img { width: 100%; height: 100%; min-height: 340px; object-fit: cover; background: linear-gradient(150deg,#123e86,var(--ink)); }
.property-modal .details { padding: 44px 36px; display: flex; flex-direction: column; justify-content: center; }
.property-modal h2 { font-size: 2.8rem; }
.property-modal .property-specs { opacity: 1; border-top: 1px solid var(--line); color: var(--ink); margin: 18px 0 28px; }
.toast { position: fixed; left: 50%; bottom: 28px; z-index: 400; transform: translate(-50%, 30px); background: var(--ink); color: #fff; padding: 14px 24px; border-radius: 999px; font-size: 13px; box-shadow: 0 16px 40px rgba(0,0,0,.3); opacity: 0; pointer-events: none; transition: .4s var(--ease); }
.toast.show { opacity: 1; transform: translate(-50%, 0); }

/* ==========================================================================
   RESPONSIVE
   ========================================================================== */
@media (max-height: 820px) and (min-width: 1241px) {
  .hero-proof { display: none; }
  .hero-lead { font-size: 1rem; }
}
@media (max-width: 1240px) {
  .desktop-nav, .nav-cta { display: none; }
  .menu-toggle { display: block; }
  .nav-shell { width: calc(100% - 40px); }
  .search { grid-template-columns: 1fr 1fr 1fr auto; }
  .search-title { grid-column: 1 / -1; border-right: 0; border-bottom: 1px solid rgba(255,255,255,.18); padding: 4px 20px 12px; margin-bottom: 8px; flex-direction: row; align-items: baseline; gap: 14px; }
  .hero-bottom { grid-template-columns: minmax(0, 1fr); }
  .chapters { order: -1; max-width: 640px; }
  .property-grid { grid-template-columns: repeat(2, 1fr); }
  .performance-grid { grid-template-columns: minmax(0, 1fr); }
  .performance-mark { opacity: .6; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 980px) {
  .stats-grid { grid-template-columns: repeat(3, 1fr); }
  .stat { border-bottom: 1px solid var(--line); }
  .stat:nth-child(3) { border-right: 0; }
  .stat:nth-child(n+4) { border-bottom: 0; }
  .panels, .about-grid, .contact-grid { grid-template-columns: minmax(0, 1fr); }
  .about-photo { max-width: 520px; }
  .review-grid, .insight-grid { grid-template-columns: minmax(0, 1fr); }
  .section-head, .reviews-head { flex-direction: column; align-items: flex-start; }
  .impact-inner { flex-direction: column; align-items: flex-start; }
  .area-grid { grid-template-columns: repeat(2, 1fr); }
  .area-lead { grid-column: span 2; grid-row: span 1; }
  .area-wide { grid-column: span 2; }
  .area-card p { max-height: 60px; opacity: 1; margin-top: 8px; }
  .property-modal { grid-template-columns: minmax(0, 1fr); }
}
@media (max-width: 720px) {
  :root { --shell: calc(100% - 32px); --logo-h: 96px; --logo-h-solid: 56px; }
  .nav-shell { width: calc(100% - 32px); }
  .hero { padding-top: calc(var(--logo-h) + 40px); }
  .hero-title { font-size: clamp(2.6rem, 12vw, 3.6rem); }
  .hero-actions .btn { flex: 1 1 auto; }
  .hero-actions .btn-ghost:last-child { display: none; }
  .search { grid-template-columns: 1fr 1fr; border-radius: 20px; }
  .search label { border-right: 0; border-bottom: 1px solid rgba(255,255,255,.15); padding: 10px 14px; }
  .search label:nth-of-type(1) { grid-column: 1 / -1; }
  .search .btn { grid-column: 1 / -1; margin: 10px 0 0; }
  .chapters span { display: none; }
  .chap small { margin-top: 2px; }
  .stats-grid { grid-template-columns: repeat(2, 1fr); }
  .stat:nth-child(n) { border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
  .stat:nth-child(2n) { border-right: 0; }
  .stat:last-child { grid-column: 1 / -1; border-bottom: 0; border-right: 0; }
  .performance-cards { grid-template-columns: minmax(0, 1fr); }
  .property-grid { grid-template-columns: minmax(0, 1fr); }
  .property-card { aspect-ratio: 4 / 5; }
  .property-body { transform: none; }
  .property-specs { opacity: 1; }
  .panel { min-height: 600px; }
  .zillow-summary { flex-wrap: wrap; }
  .contact-row { grid-template-columns: minmax(0, 1fr); }
  .area-grid { grid-template-columns: minmax(0, 1fr); grid-auto-rows: 240px; }
  .area-lead, .area-wide { grid-column: auto; }
  .area-lead { grid-row: span 2; }
  .about-stats strong { font-size: 2.2rem; }
  .footer-grid { grid-template-columns: minmax(0, 1fr); }
  .footer-logo img { height: 120px; }
  .marquee span { padding: 14px 22px; gap: 44px; }
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .marquee-track { animation: none; }
  .js .reveal { opacity: 1; transform: none; transition: none; }
  *, *::before, *::after { transition-duration: .01ms !important; }
}

/* ==========================================================================
   v2.1 — centred headings + centred search bar, hero chapters hidden
   ========================================================================== */
.chapters { display: none; }
.hero-bottom { grid-template-columns: minmax(0, 1fr); justify-items: center; }
.search { width: 100%; max-width: 1120px; margin-inline: auto; }

.kicker { justify-content: center; }
.kicker::after { content: ""; width: 38px; height: 1px; background: currentColor; opacity: 0.7; }

.hero-copy, .section-head, .areas-intro, .performance-copy, .hook-copy, .about-copy, .contact-copy, .impact-inner > div { text-align: center; margin-inline: auto; }
.hero-eyebrow, .hero-actions, .contact-actions { justify-content: center; }
.hero-lead, .performance-copy p, .hook-copy p, .about-copy p, .contact-copy p, .areas-intro p { margin-inline: auto; }
.hero-title em, .hook h2 span, .impact h2 span { margin-inline: auto; }
.about-stats { margin-inline: auto; text-align: center; }
.about-stats div { align-items: center; padding-left: 18px; }
.about-stats div:first-child { padding-left: 18px; }

.section-head, .reviews-head { flex-direction: column; align-items: center; gap: 22px; }
.zillow-summary { justify-content: center; }
.impact-inner { flex-direction: column; justify-content: center; text-align: center; gap: 34px; }
.reviews-cta { display: flex; width: fit-content; margin-inline: auto; }
.contact-form .btn { align-self: center; }
.performance-copy .text-link { display: inline-block; }
.panel .kicker { justify-content: flex-start; }
.panel .kicker::after { display: none; }

/* ==========================================================================
   v3 — inner pages
   ========================================================================== */
.page-hero { position: relative; isolation: isolate; display: flex; align-items: flex-end; justify-content: center; text-align: center; color: #fff; min-height: clamp(460px, 62vh, 640px); padding: calc(var(--logo-h) + 40px) 0 clamp(56px, 6vw, 96px); background: linear-gradient(160deg, var(--ink), #0d2a5c); overflow: hidden; }
.page-hero.short { min-height: clamp(380px, 46vh, 480px); }
.page-hero-bg { position: absolute; inset: 0; z-index: -2; }
.page-hero-bg img { width: 100%; height: 100%; object-fit: cover; }
.page-hero::before { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(to bottom, rgba(4,14,36,.72) 0%, rgba(4,14,36,.5) 45%, rgba(4,14,36,.86) 100%), linear-gradient(90deg, rgba(7,47,116,.35), transparent 60%); }
.page-hero-inner { max-width: 960px; }
.page-hero h1 { color: #fff; font-size: clamp(2.4rem, 5.2vw, 4.6rem); line-height: 1.02; text-shadow: 0 4px 40px rgba(0,0,0,.35); }
.page-hero h1 em { display: block; font-style: italic; font-weight: 500; color: #cfe0ff; margin-top: 6px; }
.page-hero h1, .page-hero h1 em { text-wrap: balance; }
.page-lead { margin: 24px auto 0; max-width: 720px; font-size: clamp(1rem, 1.25vw, 1.15rem); color: rgba(255,255,255,.9); line-height: 1.75; }
.crumbs { display: flex; justify-content: center; gap: 10px; margin-bottom: 26px; font-size: 11px; font-weight: 600; letter-spacing: .18em; text-transform: uppercase; color: rgba(255,255,255,.7); }
.crumbs a:hover { color: #fff; }
.crumbs span[aria-current] { color: var(--sky); }

.section.alt { background: var(--ice); }
.narrow { width: min(860px, calc(100% - 64px)); margin-inline: auto; }
.center { text-align: center; }
.lead { margin-top: 20px; font-size: 1.12rem; }
.small { font-size: 13px; color: var(--muted); margin: 18px 0; }
.muted { color: var(--muted); font-size: 13px; }

.steps { display: grid; grid-template-columns: repeat(5, 1fr); gap: 18px; counter-reset: s; }
.step { position: relative; background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 34px 26px 30px; box-shadow: 0 18px 44px rgba(6,22,48,.05); transition: transform .5s var(--ease), box-shadow .5s, border-color .4s; }
.step:hover { transform: translateY(-8px); box-shadow: 0 30px 70px rgba(6,22,48,.12); border-color: var(--navy); }
.step-n { display: block; font-size: 3.2rem; line-height: 1; color: transparent; -webkit-text-stroke: 1px var(--navy); margin-bottom: 18px; }
.step h3 { font-size: 1.7rem; margin-bottom: 10px; }
.step p { font-size: 14.5px; }

.feature-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(240px, 1fr)); gap: 20px; }
.feature { background: #fff; border: 1px solid var(--line); border-top: 3px solid var(--navy); border-radius: 18px; padding: 34px 30px; transition: transform .5s var(--ease), box-shadow .5s; }
.feature:hover { transform: translateY(-6px); box-shadow: 0 26px 60px rgba(6,22,48,.1); }
.feature h3 { font-size: 1.8rem; margin-bottom: 10px; }

.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(36px, 6vw, 100px); align-items: center; }
.split.reverse .split-media { order: 2; }
.split-media { border-radius: 30px; overflow: hidden; aspect-ratio: 4 / 3; background: linear-gradient(150deg, #123e86, var(--ink)); box-shadow: 0 30px 70px rgba(6,22,48,.18); }
.split-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.4s var(--ease); }
.split-media:hover img { transform: scale(1.05); }
.split-copy h2 { margin-bottom: 20px; }
.split-copy p { margin-bottom: 14px; max-width: 560px; }
.ticks { list-style: none; padding: 0; margin: 0 0 30px; display: grid; gap: 14px; }
.ticks li { position: relative; padding-left: 34px; }
.ticks li::before { content: "✓"; position: absolute; left: 0; top: 1px; width: 22px; height: 22px; border-radius: 50%; background: var(--navy); color: #fff; font-size: 12px; display: grid; place-items: center; }
.inline-actions { display: flex; flex-wrap: wrap; align-items: center; gap: 14px 26px; margin-top: 24px; }

.faq { display: grid; gap: 12px; }
.faq details { background: #fff; border: 1px solid var(--line); border-radius: 18px; padding: 0 28px; transition: box-shadow .3s; }
.faq details[open] { box-shadow: 0 18px 44px rgba(6,22,48,.08); border-color: var(--navy); }
.faq summary { cursor: pointer; list-style: none; padding: 22px 0; font-family: var(--serif); font-size: 1.45rem; font-weight: 600; color: var(--ink); display: flex; justify-content: space-between; gap: 18px; align-items: center; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; font-family: var(--sans); font-size: 1.6rem; color: var(--navy); transition: transform .3s; }
.faq details[open] summary::after { transform: rotate(45deg); }
.faq p { padding: 0 0 24px; }

.value-form { margin-top: 36px; display: grid; grid-template-columns: 1.6fr 1fr 1fr auto; gap: 12px; text-align: left; }
.value-form input { background: #fff; border: 1px solid var(--line); border-radius: 999px; padding: 17px 24px; font: 500 15px var(--sans); outline: 0; min-width: 0; }
.value-form input:focus { border-color: var(--navy); box-shadow: 0 0 0 3px rgba(11,61,145,.15); }
.value-form input[type=hidden] { display: none; }

.filterbar { display: grid; grid-template-columns: 1.6fr 1fr 1fr auto; gap: 0; background: #fff; border: 1px solid var(--line); border-radius: 22px; padding: 10px; box-shadow: 0 24px 60px rgba(6,22,48,.08); margin-bottom: 18px; align-items: stretch; }
.filterbar label { display: flex; flex-direction: column; justify-content: center; padding: 8px 22px; border-right: 1px solid var(--line); min-width: 0; }
.filterbar label span { font-size: 10px; font-weight: 600; letter-spacing: .2em; text-transform: uppercase; color: var(--muted); }
.filterbar input, .filterbar select { border: 0; outline: 0; background: transparent; font: 500 15px var(--sans); color: var(--ink); padding: 4px 0; appearance: none; -webkit-appearance: none; width: 100%; }
.filterbar .btn { margin-left: 10px; align-self: center; }
.result-count { margin: 6px 4px 26px; font-size: 13px; color: var(--muted); letter-spacing: .06em; }
.grid-8 { grid-template-columns: repeat(4, 1fr); }
.empty { text-align: center; padding: 50px 0; font-size: 1.05rem; }
.empty a, .disclaimer a { color: var(--navy); text-decoration: underline; }
.disclaimer { margin-top: 40px; text-align: center; font-size: 12.5px; color: var(--muted); }

.area-jump { position: sticky; top: var(--header-h); z-index: 20; background: rgba(255,255,255,.94); backdrop-filter: blur(12px); border-bottom: 1px solid var(--line); }
.area-jump .shell { display: flex; justify-content: center; flex-wrap: wrap; gap: 6px 28px; padding: 14px 0; }
.area-jump a { font-size: 12px; font-weight: 600; letter-spacing: .16em; text-transform: uppercase; color: var(--ink); padding: 4px 0; border-bottom: 1px solid transparent; transition: border-color .3s, color .3s; }
.area-jump a:hover { color: var(--navy); border-color: var(--navy); }
.area-media { aspect-ratio: 5 / 4; }
:target { scroll-margin-top: 130px; }

.info-cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.info-card { display: flex; flex-direction: column; background: #fff; border: 1px solid var(--line); border-radius: var(--radius); padding: 40px 34px; text-align: center; align-items: center; box-shadow: 0 18px 44px rgba(6,22,48,.05); transition: transform .5s var(--ease), box-shadow .5s, border-color .4s; }
a.info-card:hover { transform: translateY(-8px); border-color: var(--navy); box-shadow: 0 30px 70px rgba(6,22,48,.12); }
.info-card span { font-size: 11px; font-weight: 700; letter-spacing: .22em; text-transform: uppercase; color: var(--navy); }
.info-card strong { font-family: var(--serif); font-size: 2.2rem; color: var(--ink); line-height: 1.15; margin: 12px 0 8px; font-weight: 600; }
.info-card strong.small-strong { font-size: 1.55rem; word-break: break-word; }
.info-card small { color: var(--muted); font-size: 13px; }

.center-row { justify-content: center; margin-bottom: 50px; }
.page-about { padding-top: clamp(70px, 8vw, 120px); }
.form-note { color: rgba(255,255,255,.65); font-size: 12px; text-align: center; }
.legal-links a { display: inline; margin: 0; color: rgba(255,255,255,.7); font-size: 12px; }
.legal-links a:hover { color: #fff; }

.prose { max-width: 820px; }
.prose h2 { font-size: 2rem; margin: 38px 0 10px; }
.prose p { margin-bottom: 14px; }
.prose a { color: var(--navy); text-decoration: underline; }
.legal-note { background: var(--ice); border-left: 3px solid var(--navy); padding: 14px 18px; border-radius: 8px; font-size: 14px; margin: 18px 0 8px; }

@media (max-width: 1240px) {
  .steps { grid-template-columns: repeat(3, 1fr); }
  .grid-8 { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 980px) {
  .split, .info-cards { grid-template-columns: minmax(0, 1fr); }
  .split.reverse .split-media { order: 0; }
  .steps { grid-template-columns: repeat(2, 1fr); }
  .value-form, .filterbar { grid-template-columns: 1fr 1fr; }
  .value-form input:first-of-type { grid-column: 1 / -1; }
  .filterbar label:first-child { grid-column: 1 / -1; border-bottom: 1px solid var(--line); border-right: 0; }
  .filterbar .btn, .value-form .btn { grid-column: 1 / -1; margin: 10px 0 0; }
  .area-jump { position: static; }
}
@media (max-width: 720px) {
  .narrow { width: calc(100% - 32px); }
  .steps, .grid-8 { grid-template-columns: minmax(0, 1fr); }
  .value-form, .filterbar { grid-template-columns: minmax(0, 1fr); }
  .filterbar label { border-right: 0; border-bottom: 1px solid var(--line); }
  .page-hero { min-height: 420px; }
  .area-jump .shell { gap: 6px 18px; }
}
.split-media { position: relative; }
.split-media::before { content: ""; position: absolute; z-index: 0; left: 50%; top: 50%; width: 42%; aspect-ratio: 1101 / 711; transform: translate(-50%, -50%); background: url("../images/logo-white.png") center / contain no-repeat; opacity: .12; }
.split-media img { position: relative; z-index: 1; }

/* ---- v3.1 audit fixes ---- */
.drawer.open { transition: transform 0.5s var(--ease), visibility 0s; }
.card-open { position: absolute; inset: 0; z-index: 1; width: 100%; background: none; border: 0; padding: 0; cursor: pointer; border-radius: inherit; }
.card-open:focus-visible { outline: 3px solid var(--sky); outline-offset: -6px; }
.property-card .heart, .property-card .badge { z-index: 2; }
.form-status { margin-top: 6px; font-size: 13px; text-align: center; color: #fff; }
.form-status.err { color: #ffd3d3; }
.hp-field { position: absolute !important; left: -9999px; width: 1px; height: 1px; opacity: 0; }

/* ---- v3.2: counters + centred layout on tablet / mobile ---- */
.num .count { display: inline-block; text-align: center; font: inherit; letter-spacing: inherit; text-transform: none; margin: 0; color: inherit; line-height: inherit; font-variant-numeric: lining-nums tabular-nums; }

@media (max-width: 980px) {
  .split-copy, .panel-copy, .step, .feature, .review, .insight-body, .info-card, .footer-grid > div, .area-card > div, .property-body, .about-copy, .performance-copy, .pcard { text-align: center; }
  .split-copy p, .panel p, .performance-copy p { margin-inline: auto; }
  .split-copy .kicker, .panel .kicker, .about-copy .kicker { justify-content: center; }
  .panel .kicker::after { display: inline-block; }
  .inline-actions, .panel-actions, .journey-actions, .contact-actions { justify-content: center; }
  .ticks { justify-items: center; text-align: left; width: fit-content; margin-inline: auto; }
  .split-copy .btn, .panel .btn, .about-copy > .btn { margin-inline: auto; }
  .pcard { align-items: center; }
  .review-meta, .insight-body { align-items: center; }
  .insight a { align-self: center; }
  .stars { text-align: center; }
  .step-n { margin-inline: auto; }
  .property-specs { justify-content: center; }
  .footer-grid { text-align: center; justify-items: center; }
  .footer-logo p { margin-inline: auto; }
  .footer-bottom { justify-content: center; text-align: center; }
  .about-photo { margin-inline: auto; }
  .area-card > div { text-align: center; }
  .performance-foot { border-radius: 24px; }
}
@media (max-width: 720px) {
  .hero-actions .btn, .panel-actions .btn, .contact-actions .btn, .inline-actions .btn, .reviews-cta { width: 100%; max-width: 420px; justify-content: center; }
  .hero-actions, .panel-actions, .contact-actions, .inline-actions { flex-direction: column; align-items: center; }
  .hero-actions .btn-ghost:last-child { display: inline-flex; }
  .reviews-cta { margin-inline: auto; display: flex; }
  .section-head .text-link, .reviews-head .text-link { align-self: center; }
  .contact-form .btn, .value-form .btn, .filterbar .btn, .search .btn { width: 100%; }
  .about-stats { max-width: 100%; }
  .zillow-summary { justify-content: center; gap: 20px; }
  .zillow-summary div { padding-left: 20px; }
  .impact .btn { align-self: center; }
  .drawer nav a { text-align: center; }
  .drawer-head { justify-content: space-between; }
}

/* ==========================================================================
   WordPress layer (theme v1.0.0)
   ========================================================================== */
.screen-reader-text, .sr-only { border: 0; clip: rect(1px,1px,1px,1px); clip-path: inset(50%); height: 1px; margin: -1px; overflow: hidden; padding: 0; position: absolute; width: 1px; word-wrap: normal !important; }
.screen-reader-text:focus { background: #fff; clip: auto; clip-path: none; color: var(--ink); display: block; height: auto; left: 8px; top: 8px; padding: 14px 20px; width: auto; z-index: 100000; border-radius: 8px; }
.admin-bar .site-header, .admin-bar #siteHeader { top: 32px; }
@media (max-width: 782px) { .admin-bar .site-header, .admin-bar #siteHeader { top: 46px; } }

/* Consent checkbox in forms */
.consent { display: flex; align-items: flex-start; gap: 12px; font-size: 13px; line-height: 1.5; color: rgba(255,255,255,.88); text-align: left; cursor: pointer; }
.consent input { width: 20px; height: 20px; min-width: 20px; margin: 2px 0 0; padding: 0; accent-color: var(--navy); }
.consent a { text-decoration: underline; color: #fff; }
.form-note { color: rgba(255,255,255,.7); font-size: 12px; }
.form-status:empty { display: none; }
.form-status { font-size: 14px; font-weight: 600; color: #fff; }
.form-status.err { color: #ffd0d0; }
.stats-note { margin-top: 28px; font-size: 12.5px; color: var(--muted); text-align: center; }
.footer-disclosure { margin-top: 36px; padding-top: 22px; border-top: 1px solid rgba(255,255,255,.12); font-size: 12px; line-height: 1.7; color: rgba(255,255,255,.6); text-align: center; }
.footer-disclosure a { text-decoration: underline; }

/* Editor-authored content */
.entry-content > * + * { margin-top: 1.1em; }
.entry-content h2, .entry-content h3 { margin-top: 1.6em; }
.entry-content h2 { font-size: clamp(1.9rem, 3vw, 2.6rem); }
.entry-content h3 { font-size: clamp(1.5rem, 2.2vw, 1.9rem); }
.entry-content a { color: var(--navy); text-decoration: underline; }
.entry-content ul, .entry-content ol { padding-left: 1.3em; }
.entry-content img { height: auto; border-radius: 14px; }
.entry-content .alignleft { float: left; margin: 0 1.5em 1em 0; }
.entry-content .alignright { float: right; margin: 0 0 1em 1.5em; }
.entry-content .aligncenter { margin-inline: auto; }
.entry-content blockquote { border-left: 3px solid var(--navy); margin-inline: 0; padding-left: 1.2em; color: var(--ink-2); font-style: italic; }
.entry-content::after { content: ""; display: block; clear: both; }
.wp-caption-text, figcaption { font-size: 13px; color: var(--muted); }

/* Blog index */
.post-list { display: grid; grid-template-columns: repeat(auto-fill, minmax(min(100%, 340px), 1fr)); gap: 28px; }
.post-card { background: #fff; border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; display: flex; flex-direction: column; }
.post-card-img img { width: 100%; aspect-ratio: 16/10; object-fit: cover; }
.post-card-body { padding: 26px; display: flex; flex-direction: column; gap: 10px; }
.post-card-body h2, .post-card-body h3 { font-size: 1.7rem; }
.post-card-body a:hover { color: var(--navy); }

/* Pagination */
.pagination, .navigation.pagination { display: flex; justify-content: center; gap: 10px; flex-wrap: wrap; margin-top: 56px; }
.pagination .nav-links { display: flex; gap: 10px; flex-wrap: wrap; justify-content: center; }
.page-num, .pagination .page-numbers { min-width: 46px; height: 46px; padding: 0 14px; display: inline-flex; align-items: center; justify-content: center; border: 1px solid var(--line); border-radius: 999px; font-weight: 600; font-size: 14px; color: var(--ink); background: #fff; transition: background .25s, color .25s; }
a.page-num:hover, .pagination a.page-numbers:hover { background: var(--ice); }
.page-num.current, .pagination .page-numbers.current { background: var(--navy); border-color: var(--navy); color: #fff; }

/* Single property */
.property-single-grid { display: grid; grid-template-columns: minmax(0, 1.6fr) minmax(300px, 1fr); gap: clamp(28px, 4vw, 60px); align-items: start; }
.property-single-photo img { width: 100%; aspect-ratio: 16/10; object-fit: cover; border-radius: var(--radius); }
.property-specbar { list-style: none; margin: 24px 0; padding: 0; display: flex; flex-wrap: wrap; gap: 12px; }
.property-specbar li { background: var(--ice); border: 1px solid var(--line); border-radius: 16px; padding: 12px 20px; display: flex; flex-direction: column; font-size: 13px; }
.property-specbar li span { font-size: 11px; letter-spacing: .12em; text-transform: uppercase; color: var(--muted); }
.property-specbar li strong { color: var(--ink); font-size: 16px; }
.property-details { display: grid; grid-template-columns: max-content 1fr; gap: 8px 24px; margin: 24px 0; }
.property-details dt { font-weight: 700; color: var(--ink); }
.property-details dd { margin: 0; }
.inquiry-card { position: sticky; top: 110px; background: var(--ink); color: #fff; border-radius: var(--radius); padding: clamp(24px, 3vw, 40px); }
.inquiry-card h2 { color: #fff; font-size: clamp(1.8rem, 2.6vw, 2.4rem); margin-bottom: 20px; }
.inquiry-card .contact-form { box-shadow: none; padding: 0; border: 0; background: transparent; backdrop-filter: none; }
@media (max-width: 960px) {
  .property-single-grid { grid-template-columns: minmax(0, 1fr); }
  .inquiry-card { position: static; }
  .property-specbar { justify-content: center; }
}

/* Plain-permalink GET filter forms keep working */
.filterbar input[type="hidden"] { display: none; }
img.img-fail { visibility: hidden; }

/* Reduced motion and admin-disabled motion */
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .001ms !important; animation-iteration-count: 1 !important; transition-duration: .001ms !important; }
  .reveal { opacity: 1 !important; transform: none !important; }
}

/* ==========================================================================
   v1.1 — dropdown menus, value form, area pages
   ========================================================================== */
.nav-item { position: relative; display: flex; align-items: center; gap: 2px; }
.sub-toggle { width: 22px; height: 22px; padding: 0; border: 0; background: transparent; color: #fff; display: inline-flex; align-items: center; justify-content: center; border-radius: 50%; cursor: pointer; }
.sub-toggle span { width: 7px; height: 7px; border-right: 2px solid currentColor; border-bottom: 2px solid currentColor; transform: rotate(45deg) translate(-1px, -1px); transition: transform .3s var(--ease); }
.nav-item.is-open .sub-toggle span, .nav-item:hover .sub-toggle span { transform: rotate(225deg) translate(-1px, -1px); }
.site-header.is-solid .sub-toggle { color: var(--ink); }
.desktop-nav .sub-menu {
  position: absolute; top: 100%; left: -18px; min-width: 240px; padding: 10px;
  background: #fff; border: 1px solid var(--line); border-radius: 18px; box-shadow: 0 24px 60px rgba(6, 22, 48, .22);
  display: flex; flex-direction: column; gap: 2px;
  opacity: 0; visibility: hidden; transform: translateY(8px);
  transition: opacity .25s var(--ease), transform .25s var(--ease), visibility 0s linear .25s;
  z-index: 5;
}
.desktop-nav .sub-menu::before { content: ""; position: absolute; left: 0; right: 0; top: -16px; height: 16px; }
.desktop-nav .nav-item:hover > .sub-menu, .desktop-nav .nav-item:focus-within > .sub-menu, .desktop-nav .nav-item.is-open > .sub-menu { opacity: 1; visibility: visible; transform: none; transition-delay: 0s; }
.desktop-nav .sub-link { display: block; padding: 11px 16px; border-radius: 10px; font-size: 12px; font-weight: 600; letter-spacing: .12em; text-transform: uppercase; color: var(--ink); text-shadow: none; transition: background .2s, color .2s; white-space: nowrap; }
.desktop-nav .sub-link:hover, .desktop-nav .sub-link:focus-visible, .desktop-nav .sub-link.is-active { background: var(--ice); color: var(--navy); }
.nav-item.is-current > .nav-link::after { transform: scaleX(1); }

/* mobile drawer: accordion sub-menus */
.drawer .nav-item { display: block; position: relative; border-bottom: 1px solid var(--line); }
.drawer .nav-item > a:first-child { display: block; border-bottom: 0; padding-inline: 52px; text-align: center; }
.drawer .sub-toggle { position: absolute; right: 0; top: 8px; width: 44px; height: 44px; color: var(--ink); border-radius: 50%; }
.drawer .sub-toggle span { width: 10px; height: 10px; }
.drawer .nav-item.is-open > .sub-toggle span { transform: rotate(225deg) translate(-1px, -1px); }
.drawer .sub-menu { display: none; flex-direction: column; align-items: center; padding: 0 0 14px; }
.drawer .nav-item.is-open > .sub-menu { display: flex; }
.drawer nav .drawer-sub-link, .drawer .sub-menu a { font-family: var(--sans); font-size: 13px; font-weight: 600; letter-spacing: .12em; text-transform: uppercase; color: var(--navy); padding: 12px 0; border-bottom: 0; text-align: center; }

/* lining numerals for the big ghost rank */
.performance-mark { font-variant-numeric: lining-nums; font-feature-settings: "lnum" 1; }

/* Home value form (light background) */
.value-form { grid-template-columns: 1.5fr 1fr 1fr; align-items: stretch; max-width: 980px; margin-inline: auto; }
.value-form input { width: 100%; }
.value-form .consent { grid-column: 1 / -1; justify-content: center; color: var(--text); text-align: left; }
.value-form .consent a { color: var(--navy); }
.value-form .consent input { width: 20px; height: 20px; padding: 0; border-radius: 4px; accent-color: var(--navy); flex: none; }
.value-form .btn, .value-form .form-note { grid-column: 1 / -1; justify-self: center; }
.value-form .form-status { grid-column: 1 / -1; text-align: center; color: var(--navy); }
.value-form .form-status.err { color: #b3261e; }
@media (max-width: 960px) { .value-form { grid-template-columns: 1fr 1fr; } .value-form input:first-of-type { grid-column: 1 / -1; } }
@media (max-width: 560px) { .value-form { grid-template-columns: minmax(0, 1fr); } }

/* Area guide pages */
.area-answer { max-width: 900px; margin: 0 auto clamp(36px, 4vw, 60px); padding: clamp(26px, 3vw, 44px); background: var(--ice); border: 1px solid var(--line); border-left: 4px solid var(--navy); border-radius: var(--radius); text-align: left; }
.area-answer p { font-family: var(--serif); font-size: clamp(1.35rem, 2.1vw, 1.8rem); line-height: 1.4; color: var(--ink); margin-top: 10px; }
.area-chips { display: flex; flex-wrap: wrap; gap: 12px; justify-content: center; }
.area-chips a { padding: 13px 24px; border: 1px solid var(--line); border-radius: 999px; background: #fff; font-size: 12px; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; color: var(--ink); transition: background .25s, color .25s, border-color .25s; }
.area-chips a:hover { background: var(--navy); border-color: var(--navy); color: #fff; }
.crumbs a:hover { text-decoration: underline; }

/* v1.3 — About merged with Proven Performance */
.about-mark { position: absolute; right: -2vw; top: 50%; transform: translateY(-50%); font-family: var(--serif); font-weight: 600; font-size: clamp(22rem, 46vw, 52rem); line-height: .8; color: transparent; -webkit-text-stroke: 1px rgba(159, 192, 255, .14); pointer-events: none; user-select: none; letter-spacing: -.04em; font-variant-numeric: lining-nums; font-feature-settings: "lnum" 1; }
.about-grid { position: relative; }
.about-stats.about-stats-4 { grid-template-columns: repeat(4, 1fr); max-width: 680px; }
.about-stats-4 strong { font-size: clamp(1.9rem, 2.8vw, 2.8rem); }
.about-stats-4 div { padding-inline: 12px; }
.about-actions { display: flex; flex-wrap: wrap; gap: 14px 28px; align-items: center; justify-content: center; }
@media (max-width: 560px) {
  .about-stats.about-stats-4 { grid-template-columns: repeat(2, 1fr); }
  .about-stats-4 div:nth-child(3) { border-left: 0; }
  .about-stats-4 div:nth-child(n+3) { border-top: 1px solid rgba(255,255,255,.2); }
}
.about h2, .about h2 em { text-wrap: balance; }

/* ==========================================================================
   v1.4 — Listing page
   ========================================================================== */
.listing-head { background: radial-gradient(900px 420px at 80% -10%, #123e86 0%, transparent 60%), linear-gradient(165deg, var(--ink), #0a2147); color: #fff; padding: calc(var(--logo-h) + 34px) 0 34px; }
.crumbs.left { justify-content: flex-start; margin-bottom: 22px; flex-wrap: wrap; }
.listing-head-grid { display: grid; grid-template-columns: minmax(0, 1fr) auto; gap: 24px 40px; align-items: end; }
.listing-tags { display: flex; flex-wrap: wrap; gap: 10px; align-items: center; margin-bottom: 14px; }
.lh-badge { padding: 6px 14px; border-radius: 999px; background: var(--navy); color: #fff; font-size: 11px; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; }
.lh-badge.sample { background: rgba(255,255,255,.14); border: 1px solid rgba(255,255,255,.3); }
.lh-mls { font-size: 12px; letter-spacing: .12em; color: var(--sky); text-transform: uppercase; font-weight: 600; }
.listing-title { color: #fff; font-size: clamp(2rem, 4.2vw, 3.6rem); line-height: 1.05; text-wrap: balance; font-variant-numeric: lining-nums; }
.listing-sub { margin-top: 10px; color: rgba(255,255,255,.78); font-size: 1.05rem; }
.listing-price-box { text-align: right; }
.listing-price { font-family: var(--serif); font-weight: 600; font-size: clamp(2.4rem, 4.6vw, 4rem); line-height: 1; color: #fff; font-variant-numeric: lining-nums; }
.listing-est { display: inline-block; margin-top: 10px; color: var(--sky); font-size: 13px; font-weight: 600; letter-spacing: .06em; border-bottom: 1px solid currentColor; }
.listing-chips { list-style: none; margin: 26px 0 0; padding: 0; display: flex; flex-wrap: wrap; gap: 10px; }
.listing-chips li { padding: 9px 18px; border-radius: 999px; background: rgba(255,255,255,.1); border: 1px solid rgba(255,255,255,.18); font-size: 13px; font-weight: 600; letter-spacing: .04em; }

.listing-gallery-wrap { background: #fff; padding: 22px 0 0; }
.gallery { position: relative; display: grid; gap: 10px; grid-template-columns: repeat(4, 1fr); grid-template-rows: repeat(2, clamp(150px, 17vw, 250px)); border-radius: 22px; overflow: hidden; }
.g-item { position: relative; padding: 0; border: 0; background: var(--ice); cursor: zoom-in; overflow: hidden; }
.g-item img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s var(--ease); }
.g-item:hover img { transform: scale(1.04); }
.g-item:focus-visible { outline: 3px solid var(--navy); outline-offset: -3px; z-index: 1; }
.g-main { grid-column: 1 / 3; grid-row: 1 / 3; }
.gallery.g-1 { grid-template-columns: minmax(0, 1fr); grid-template-rows: clamp(280px, 40vw, 560px); }
.gallery.g-1 .g-main { grid-column: auto; grid-row: auto; }
.gallery.g-2 { grid-template-columns: 2fr 1fr; grid-template-rows: clamp(280px, 36vw, 520px); }
.gallery.g-2 .g-main { grid-column: auto; grid-row: auto; }
.gallery.g-3 { grid-template-columns: 2fr 1fr; grid-template-rows: repeat(2, clamp(140px, 18vw, 260px)); }
.gallery.g-3 .g-main { grid-column: 1; grid-row: 1 / 3; }
.gallery.g-4 { grid-template-columns: 2fr 1fr 1fr; }
.gallery.g-4 .g-main { grid-column: 1; grid-row: 1 / 3; }
.g-tools { position: absolute; right: 16px; bottom: 16px; display: flex; gap: 10px; flex-wrap: wrap; justify-content: flex-end; }
.g-btn { padding: 11px 20px; border-radius: 999px; background: #fff; color: var(--ink); border: 1px solid var(--line); font-size: 12px; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; box-shadow: 0 8px 24px rgba(6,22,48,.18); cursor: pointer; transition: transform .25s; }
.g-btn:hover { transform: translateY(-2px); }
.listing-credit { margin: 12px 4px 0; font-size: 12px; color: var(--muted); }

.listing-nav { position: sticky; top: var(--header-h); z-index: 20; background: rgba(255,255,255,.94); backdrop-filter: blur(12px); border-bottom: 1px solid var(--line); margin-top: 18px; }
.listing-nav-inner { display: flex; justify-content: space-between; align-items: center; gap: 16px; min-height: 56px; }
.listing-nav nav { display: flex; gap: 6px; overflow-x: auto; scrollbar-width: none; }
.listing-nav nav a { padding: 8px 16px; border-radius: 999px; font-size: 12px; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; color: var(--muted); white-space: nowrap; }
.listing-nav nav a:hover, .listing-nav nav a.on { background: var(--ice); color: var(--navy); }
.listing-actions { display: flex; gap: 10px; align-items: center; }
.heart-inline { position: static; width: 40px; height: 40px; background: var(--ice); border: 1px solid var(--line); color: var(--ink); }
.heart-inline:hover { background: var(--line); }
.heart-inline.active { color: #e0466a; }
.share-btn { height: 40px; padding: 0 18px; border-radius: 999px; background: var(--ice); border: 1px solid var(--line); color: var(--ink); font-size: 12px; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; cursor: pointer; }

.listing-body { padding-top: clamp(36px, 4vw, 60px); }
.listing-grid { display: grid; grid-template-columns: minmax(0, 1fr) 380px; gap: clamp(28px, 4vw, 64px); align-items: start; }
.listing-aside { position: sticky; top: calc(var(--header-h) + 76px); display: grid; grid-template-columns: minmax(0, 1fr); gap: 18px; }
.listing-aside > *, .listing-main { min-width: 0; }
.sample-banner { margin: 0 0 24px; padding: 14px 18px; border-radius: 14px; background: #fff7e0; border: 1px solid #f1dc9a; color: #6b5200; font-size: 14px; }
.fact-cards { list-style: none; margin: 0 0 40px; padding: 0; display: grid; grid-template-columns: repeat(auto-fill, minmax(min(165px, 100%), 1fr)); gap: 12px; }
.fact-cards li { background: var(--ice); border: 1px solid var(--line); border-radius: 18px; padding: 18px; display: flex; flex-direction: column; gap: 6px; }
.fact-cards span { font-size: 11px; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); font-weight: 600; }
.fact-cards strong { color: var(--ink); font-size: 1.05rem; line-height: 1.25; font-variant-numeric: lining-nums; }

.lsec { padding: 36px 0; border-top: 1px solid var(--line); scroll-margin-top: calc(var(--header-h) + 70px); }
.lsec:first-of-type { border-top: 0; }
.lsec h2 { font-size: clamp(1.7rem, 2.4vw, 2.2rem); margin-bottom: 14px; text-align: left; }
.lsec h3 { font-size: 1.3rem; margin: 0 0 12px; text-align: left; }
.lsec-meta { color: var(--muted); font-size: 13px; letter-spacing: .06em; margin: 0 0 16px; }
.overview-body { text-align: left; }
.overview-body.is-clamped { max-height: 230px; overflow: hidden; position: relative; -webkit-mask-image: linear-gradient(#000 60%, transparent); mask-image: linear-gradient(#000 60%, transparent); }
.read-more { margin-top: 12px; background: none; border: 0; padding: 0; color: var(--navy); font-weight: 700; font-size: 14px; border-bottom: 1px solid currentColor; cursor: pointer; }
.open-houses { margin-top: 26px; padding: 20px 22px; background: var(--ice); border-radius: 18px; border: 1px solid var(--line); }
.open-houses ul { margin: 0; padding-left: 20px; }

.loc-address { color: var(--muted); margin: 0 0 16px; text-align: left; }
.loc-map { position: relative; height: clamp(260px, 34vw, 380px); border-radius: 20px; overflow: hidden; background: linear-gradient(135deg, #dfe9fb, #c9daf6); border: 1px solid var(--line); display: grid; place-items: center; }
.loc-map iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; }
.loc-show { background: #fff; border: 1px solid var(--line); border-radius: 16px; padding: 18px 28px; display: flex; flex-direction: column; gap: 4px; cursor: pointer; box-shadow: 0 10px 30px rgba(6,22,48,.12); }
.loc-show span { font-weight: 700; color: var(--ink); letter-spacing: .08em; text-transform: uppercase; font-size: 13px; }
.loc-show small { color: var(--muted); font-size: 12px; }
.loc-none { color: var(--muted); padding: 20px; text-align: center; }
.loc-actions { display: flex; gap: 12px; flex-wrap: wrap; align-items: center; margin-top: 16px; }
.btn-sm { padding: 10px 20px; font-size: 12px; }
.btn-block { display: flex; width: 100%; justify-content: center; }

.calc { background: #fff; border: 1px solid var(--line); border-radius: 22px; padding: clamp(20px, 3vw, 34px); box-shadow: var(--shadow-sm, 0 10px 40px rgba(6,22,48,.06)); }
.calc-total { display: flex; align-items: baseline; gap: 6px; }
.calc-total strong { font-family: var(--serif); font-size: clamp(2.4rem, 4vw, 3.4rem); color: var(--ink); line-height: 1; font-variant-numeric: lining-nums; }
.calc-total span { color: var(--muted); font-weight: 600; }
.calc-top p { margin: 8px 0 0; color: var(--muted); font-size: 14px; text-align: left; }
.calc-bar { display: flex; height: 14px; border-radius: 999px; overflow: hidden; background: var(--line); margin: 22px 0 16px; gap: 2px; }
.calc-bar i { flex: 0 0 auto; flex-basis: 0; min-width: 0; }
.calc-bar i[data-seg="pi"], .k-pi { background: var(--navy); }
.calc-bar i[data-seg="tax"], .k-tax { background: #5b8fe0; }
.calc-bar i[data-seg="hoa"], .k-hoa { background: var(--sky); }
.calc-bar i[data-seg="ins"], .k-ins { background: #b7c4dc; }
.calc-legend { list-style: none; margin: 0 0 22px; padding: 0; display: grid; grid-template-columns: repeat(2, 1fr); gap: 10px 24px; }
.calc-legend li { display: grid; grid-template-columns: 12px 1fr auto; gap: 10px; align-items: center; font-size: 14px; }
.calc-legend i { width: 12px; height: 12px; border-radius: 4px; }
.calc-legend strong { color: var(--ink); font-variant-numeric: lining-nums; }
.calc-fields { display: grid; grid-template-columns: repeat(2, 1fr); gap: 16px 20px; }
.calc-fields label { display: flex; flex-direction: column; gap: 6px; font-size: 12px; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; color: var(--muted); }
.calc-fields input[type=number], .calc-fields select { height: 46px; border: 1px solid var(--line); border-radius: 12px; padding: 0 14px; font: inherit; font-size: 15px; color: var(--ink); background: #fff; letter-spacing: 0; text-transform: none; font-weight: 500; }
.calc-fields input[type=range] { width: 100%; accent-color: var(--navy); height: 46px; }
.calc-fields output { color: var(--navy); font-weight: 700; letter-spacing: 0; text-transform: none; }
.calc-foot { margin: 14px 0 0; text-align: left; }
.calc-foot .text-link { background: none; border-width: 0 0 1px; border-style: solid; border-color: currentColor; padding: 0 0 4px; cursor: pointer; font-family: inherit; }
.calc-note { margin: 10px 0 0; font-size: 12px; color: var(--muted); text-align: left; }

.spec-block { margin-bottom: 30px; }
.spec-table { margin: 0; border-top: 1px solid var(--line); }
.spec-table > div { display: grid; grid-template-columns: minmax(150px, 38%) 1fr; gap: 20px; padding: 13px 0; border-bottom: 1px solid var(--line); font-size: 15px; }
.spec-table dt { color: var(--muted); }
.spec-table dd { margin: 0; color: var(--ink); font-weight: 500; font-variant-numeric: lining-nums; }
.attribution { font-size: 12.5px; color: var(--muted); }
.attribution p { margin: 0 0 8px; text-align: left; }
.attribution .disclaimer { margin-top: 14px; }

.agent-card { background: #fff; border: 1px solid var(--line); border-radius: 22px; padding: 22px; display: grid; gap: 12px; box-shadow: 0 14px 40px rgba(6,22,48,.08); }
.agent-top { display: flex; gap: 14px; align-items: center; margin-bottom: 4px; }
.agent-photo { width: 64px; height: 64px; border-radius: 50%; overflow: hidden; flex: none; background: var(--ice); }
.agent-photo img { width: 100%; height: 100%; object-fit: cover; object-position: center 20%; }
.agent-top strong { display: block; color: var(--ink); font-size: 1.05rem; }
.agent-top span { font-size: 12px; color: var(--muted); letter-spacing: .08em; text-transform: uppercase; }
.inquiry-card { position: static; scroll-margin-top: calc(var(--header-h) + 80px); }
.inquiry-card h2 { font-size: 1.5rem; color: #fff; margin-bottom: 16px; text-align: left; }
html.lb-open { overflow: hidden; }
.lightbox { position: fixed; inset: 0; z-index: 400; background: rgba(3,9,22,.94); display: grid; grid-template-columns: 64px 1fr 64px; align-items: center; padding: 24px; }
.lightbox[hidden] { display: none; }
.lightbox figure { margin: 0; display: grid; justify-items: center; gap: 14px; min-width: 0; }
.lightbox img { max-width: 100%; max-height: 82vh; object-fit: contain; border-radius: 10px; }
.lb-count { color: rgba(255,255,255,.75); font-size: 13px; letter-spacing: .12em; }
.lightbox button { background: rgba(255,255,255,.12); border: 1px solid rgba(255,255,255,.25); color: #fff; width: 52px; height: 52px; border-radius: 50%; font-size: 30px; line-height: 1; cursor: pointer; }
.lightbox button:hover { background: rgba(255,255,255,.24); }
.lightbox button:focus-visible { outline: 3px solid var(--sky); }
.lb-close { position: absolute; top: 18px; right: 18px; font-size: 28px !important; }
.lb-prev { justify-self: start; } .lb-next { justify-self: end; }

@media (max-width: 1000px) {
  .listing-grid { grid-template-columns: minmax(0, 1fr); }
  .listing-aside { position: static; order: -1; }
  .listing-aside .agent-card { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .listing-aside .agent-top { grid-column: 1 / -1; }
}
@media (max-width: 760px) {
  .listing-aside .agent-card { grid-template-columns: minmax(0, 1fr); }
  .listing-head-grid { grid-template-columns: minmax(0, 1fr); }
  .listing-price-box { text-align: left; }
  .gallery, .gallery.g-3, .gallery.g-4 { grid-template-columns: 1fr 1fr; grid-template-rows: clamp(220px, 58vw, 320px) clamp(100px, 26vw, 150px); }
  .g-main, .gallery.g-3 .g-main, .gallery.g-4 .g-main { grid-column: 1 / -1; grid-row: 1; }
  .gallery .g-item:nth-child(n+4) { display: none; }
  .gallery.g-2 { grid-template-columns: minmax(0, 1fr); grid-template-rows: clamp(240px, 62vw, 340px); }
  .gallery.g-2 .g-item:nth-child(2) { display: none; }
  .calc-fields, .calc-legend { grid-template-columns: minmax(0, 1fr); }
  .spec-table > div { grid-template-columns: minmax(0, 1fr); gap: 2px; }
  .listing-actions .share-btn { display: none; }
  .lightbox { grid-template-columns: minmax(0, 1fr); padding: 12px; }
  .lb-prev, .lb-next { position: absolute; top: 50%; transform: translateY(-50%); z-index: 2; }
  .lb-prev { left: 10px; } .lb-next { right: 10px; }
}
@media (prefers-reduced-motion: reduce) { .g-item img { transition: none; } }

/* v1.4.1 — About page: split hero with portrait */
.about-hero { align-items: center; text-align: left; min-height: clamp(560px, 78vh, 760px); padding-bottom: clamp(48px, 5vw, 80px); }
.about-hero::before { background: linear-gradient(90deg, rgba(4,14,36,.9) 0%, rgba(4,14,36,.72) 48%, rgba(4,14,36,.45) 100%), linear-gradient(to bottom, rgba(4,14,36,.55) 0%, transparent 30%, rgba(4,14,36,.7) 100%); }
.about-hero-grid { display: grid; grid-template-columns: minmax(0, 1.12fr) minmax(0, .88fr); gap: clamp(32px, 6vw, 96px); align-items: center; width: var(--shell); margin-inline: auto; }
.about-hero-copy { max-width: 640px; }
.about-hero-copy .crumbs { justify-content: flex-start; }
.about-hero-copy .kicker { justify-content: flex-start; margin-bottom: 18px; }
.about-hero-copy h1 { font-size: clamp(2.3rem, 4.4vw, 4rem); }
.about-hero-copy .page-lead { margin: 22px 0 0; max-width: 560px; }
.about-hero-copy .inline-actions { margin-top: 32px; justify-content: flex-start; }
.about-hero-stats { display: grid; grid-template-columns: repeat(3, auto); justify-content: start; margin-top: 36px; border-top: 1px solid rgba(255,255,255,.2); }
.about-hero-stats div { padding: 20px 28px 0 0; margin-right: 28px; border-right: 1px solid rgba(255,255,255,.2); display: flex; flex-direction: column; }
.about-hero-stats div:last-child { border-right: 0; margin-right: 0; padding-right: 0; }
.about-hero-stats strong { font-size: clamp(1.9rem, 2.6vw, 2.5rem); color: #fff; line-height: 1; font-variant-numeric: lining-nums; }
.about-hero-stats span { margin-top: 8px; font-size: 10.5px; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; color: var(--sky); }
.about-hero-photo { position: relative; margin: 0; justify-self: end; width: min(100%, 440px); aspect-ratio: 4 / 5; border-radius: 30px; overflow: hidden; box-shadow: 0 40px 90px rgba(0,0,0,.5), 0 0 0 1px rgba(255,255,255,.16); background: var(--ink-2); }
.about-hero-photo img { width: 100%; height: 100%; object-fit: cover; object-position: center 20%; }
.about-hero-photo::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to top, rgba(4,10,24,.8), transparent 34%); pointer-events: none; }
.about-hero-photo figcaption { position: absolute; z-index: 1; left: 16px; right: 16px; bottom: 16px; padding: 14px 18px; border-radius: 16px; background: rgba(255,255,255,.1); border: 1px solid rgba(255,255,255,.2); backdrop-filter: blur(14px); display: flex; flex-direction: column; text-align: left; }
.about-hero-photo figcaption strong { font-family: var(--serif); font-size: 1.4rem; color: #fff; font-weight: 600; line-height: 1.15; }
.about-hero-photo figcaption span { font-size: 10.5px; letter-spacing: .18em; text-transform: uppercase; color: var(--sky); }
.page-about.is-text .about-grid { grid-template-columns: minmax(0, 1fr); }
.page-about.is-text .about-copy { max-width: 760px; }

@media (max-width: 900px) {
  .about-hero { min-height: 0; text-align: center; padding-top: calc(var(--logo-h) + 24px); }
  .about-hero-grid { grid-template-columns: minmax(0, 1fr); gap: 36px; }
  .about-hero-copy { max-width: none; margin-inline: auto; }
  .about-hero-copy .crumbs, .about-hero-copy .kicker, .about-hero-copy .inline-actions { justify-content: center; }
  .about-hero-copy .page-lead { margin-inline: auto; }
  .about-hero-stats { justify-content: center; }
  .about-hero-photo { justify-self: center; width: min(100%, 360px); }
}
@media (max-width: 520px) {
  .about-hero-stats { grid-template-columns: repeat(3, minmax(0, 1fr)); width: 100%; }
  .about-hero-stats div { padding: 16px 6px 0; margin: 0; align-items: center; }
  .about-hero-stats strong { font-size: 1.7rem; }
  .about-hero-stats span { font-size: 9.5px; letter-spacing: .08em; text-align: center; }
  .about-hero-copy .inline-actions { flex-direction: column; align-items: center; gap: 16px; }
}
.about-hero { min-height: 0; padding-top: calc(var(--logo-h) + 8px); padding-bottom: clamp(40px, 4vw, 64px); }
.about-hero-copy h1 { font-size: clamp(2.1rem, 3.6vw, 3.4rem); }
.about-hero-copy .crumbs { margin-bottom: 18px; }
.about-hero-copy .page-lead { margin-top: 16px; font-size: 1rem; line-height: 1.7; }
.about-hero-copy .inline-actions { margin-top: 24px; }
.about-hero-stats { margin-top: 26px; }
.about-hero-photo { width: min(100%, 400px); }
.about-hero { padding-top: calc(var(--logo-h) + 36px); }
@media (max-width: 900px) { .about-hero { padding-top: calc(var(--logo-h) + 28px); } }

/* v1.5 — mobile hardening */
html { overflow-x: clip; }
.btn { max-width: 100%; }
.drawer-cta { width: 100%; text-align: center; }
@media (max-width: 480px) {
  .btn { padding: 15px 20px; letter-spacing: .1em; font-size: 11.5px; text-align: center; white-space: normal; }
  .contact-actions { flex-direction: column; align-items: stretch; }
  .contact-actions .btn { width: 100%; }
  .contact-form .btn { align-self: stretch; }
  .drawer { padding-inline: 20px; }
}

/* v1.6 — social links, hours, licence */
.social-links { display: flex; flex-wrap: wrap; gap: 8px 14px; margin-top: 14px; }
.footer .social-links a { display: inline-block; margin: 0; padding: 6px 12px; border: 1px solid rgba(255,255,255,.25); border-radius: 999px; font-size: 11px; letter-spacing: .12em; text-transform: uppercase; }
.social-links.on-light a { display: inline-block; padding: 8px 16px; border: 1px solid var(--line); border-radius: 999px; font-size: 11px; font-weight: 600; letter-spacing: .12em; text-transform: uppercase; color: var(--navy); background: #fff; }
.contact-follow { display: flex; flex-wrap: wrap; align-items: center; justify-content: center; gap: 12px 18px; margin-top: 28px; }
.contact-follow > span { font-size: 11px; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; color: var(--muted); }
.hours-list { list-style: none; margin: 10px 0 0; padding: 0; display: grid; gap: 4px; font-size: 14.5px; }
.hours-list b { font-weight: 600; color: var(--ink); }
.footer-license { margin-top: 14px; font-size: 12px; color: rgba(255,255,255,.55); }
@media (max-width: 760px) { .footer .social-links { justify-content: center; } }