/* ============================================================================
   Everline Property Group — editorial luxury system
   Warm cream ground, espresso ink, sage accent. Single committed light theme.
   ========================================================================= */

:root {
  /* ground */
  --cream: #f7f5ef;
  --cream-2: #f1eee5;
  --paper: #fdfcf9;
  --ink: #14150f;
  --ink-soft: #3a3c33;
  --ink-mute: #6b6d61;
  --hair: rgba(20, 21, 15, 0.09);
  --hair-2: rgba(20, 21, 15, 0.05);

  /* accents */
  --sage: #5c6b4e;
  --sage-soft: #c9d4bd;
  --sage-wash: #e6ece0;
  --clay: #b4785c;

  /* form */
  --r-lg: 2rem;
  --r-md: 1.25rem;
  --r-sm: 0.75rem;
  --pad-shell: 0.5rem;

  /* soft ambient depth, never a hard drop shadow */
  --lift-1: 0 1px 2px rgba(20, 21, 15, 0.04), 0 8px 24px -12px rgba(20, 21, 15, 0.12);
  --lift-2: 0 2px 4px rgba(20, 21, 15, 0.03), 0 24px 60px -24px rgba(20, 21, 15, 0.22);
  --inner: inset 0 1px 0 rgba(255, 255, 255, 0.7);

  /* motion */
  --ease: cubic-bezier(0.32, 0.72, 0, 1);
  --ease-out: cubic-bezier(0.16, 1, 0.3, 1);

  --shell-w: 1220px;
  color-scheme: light;
}

* { box-sizing: border-box; }

html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }

body {
  margin: 0;
  background: var(--cream);
  color: var(--ink);
  font-family: 'Plus Jakarta Sans', ui-sans-serif, system-ui, -apple-system, 'Segoe UI', sans-serif;
  font-size: 1rem;
  font-weight: 400;
  line-height: 1.65;
  letter-spacing: -0.006em;
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}

/* film grain — fixed, non-interactive, never on a scrolling container */
body::after {
  content: '';
  position: fixed;
  inset: 0;
  z-index: 60;
  pointer-events: none;
  opacity: 0.035;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='140' height='140'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='3'/%3E%3C/filter%3E%3Crect width='140' height='140' filter='url(%23n)'/%3E%3C/svg%3E");
}

img { max-width: 100%; height: auto; display: block; }
iframe { border: 0; max-width: 100%; }

a { color: inherit; text-decoration-color: var(--hair); text-underline-offset: 3px; }
a:hover { text-decoration-color: currentColor; }

:focus-visible {
  outline: 2px solid var(--sage);
  outline-offset: 3px;
  border-radius: 4px;
}

.sr-only {
  position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px;
  overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; border: 0;
}

.skip {
  position: absolute; left: 50%; top: -100px; transform: translateX(-50%);
  z-index: 200; background: var(--ink); color: var(--cream);
  padding: 0.75rem 1.25rem; border-radius: 999px; text-decoration: none;
  transition: top 0.25s var(--ease);
}
.skip:focus { top: 1rem; }

/* ---------------------------------------------------------- typography --- */

.display {
  font-family: 'Fraunces', 'Iowan Old Style', Georgia, serif;
  font-optical-sizing: auto;
  font-weight: 300;
  font-variation-settings: 'SOFT' 0, 'WONK' 0;
  line-height: 1.02;
  letter-spacing: -0.028em;
  font-size: clamp(2.15rem, 1.1rem + 3.4vw, 4.1rem);
  margin: 0 0 1.1rem;
  text-wrap: balance;
}

h1.display { font-size: clamp(2.5rem, 1.1rem + 4.6vw, 5rem); }

.hero-h1 { font-size: clamp(2.6rem, 1rem + 5.4vw, 5.6rem); }

h2:not(.display), h3, h4 {
  font-family: 'Fraunces', Georgia, serif;
  font-weight: 400;
  letter-spacing: -0.018em;
  line-height: 1.18;
}

h2:not(.display) { font-size: clamp(1.5rem, 1.1rem + 1.1vw, 2rem); margin: 3rem 0 0.9rem; }
h3 { font-size: 1.22rem; margin: 0 0 0.5rem; }

.eyebrow {
  display: inline-block;
  font-size: 0.625rem;
  font-weight: 500;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--sage);
  background: var(--sage-wash);
  border-radius: 999px;
  padding: 0.4rem 0.85rem;
  margin: 0 0 1.1rem;
}
.eyebrow-light { color: #eef2e8; background: rgba(255, 255, 255, 0.14); backdrop-filter: blur(8px); }

.lede {
  font-size: clamp(1rem, 0.94rem + 0.28vw, 1.12rem);
  color: var(--ink-mute);
  max-width: 56ch;
  margin: 0 0 1.75rem;
  text-wrap: pretty;
}

.fine { font-size: 0.78rem; color: var(--ink-mute); line-height: 1.55; }

.prose { max-width: 68ch; color: var(--ink-soft); text-wrap: pretty; }
.prose p { margin: 0 0 1.25rem; }
.prose.narrow { max-width: 72ch; }
.prose ul { padding-left: 1.15rem; }
.prose li { margin-bottom: 0.5rem; }

.byline { font-size: 0.9rem; color: var(--ink-mute); margin: 0; }

.ic { width: 1.05em; height: 1.05em; flex: none; }
.rot90 { transform: rotate(90deg); }
.rot-90 { transform: rotate(-90deg); }

/* ------------------------------------------------------------- layout --- */

.shell {
  width: 100%;
  max-width: var(--shell-w);
  margin-inline: auto;
  padding-inline: clamp(1rem, 4vw, 2.5rem);
}

.sec { padding-block: clamp(4.5rem, 9vw, 9rem); }
.sec-tight { padding-block: clamp(2rem, 4vw, 3.5rem); }
.page-head { padding-block: clamp(4rem, 8vw, 7rem) clamp(1rem, 3vw, 2rem); }
.page-head .lede { max-width: 62ch; }

.row { display: flex; flex-wrap: wrap; gap: 0.75rem; align-items: center; }

.sec-head {
  display: flex;
  justify-content: space-between;
  align-items: flex-end;
  gap: 2rem;
  margin-bottom: clamp(2rem, 4vw, 3.5rem);
}
.sec-head .display { margin-bottom: 0; }
.sec-head .lede { margin: 1rem 0 0; }
.sec-head-action { flex: none; padding-bottom: 0.35rem; }

.grid-3 {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(310px, 1fr));
  gap: clamp(1rem, 2vw, 1.6rem);
}

.crumbs { font-size: 0.8rem; color: var(--ink-mute); margin-bottom: 1.5rem; }
.crumbs a { text-decoration: none; }
.crumbs a:hover { text-decoration: underline; }
.crumbs span { padding-inline: 0.35rem; }

/* --------------------------------------- double-bezel card architecture --- */

.card-shell {
  background: var(--paper);
  border: 1px solid var(--hair-2);
  border-radius: var(--r-lg);
  padding: var(--pad-shell);
  box-shadow: var(--lift-1), var(--inner);
  overflow: hidden;
}
.card-shell > img,
.card-shell > iframe,
.card-shell > .card-media > img {
  border-radius: calc(var(--r-lg) - var(--pad-shell));
}

.card { transition: transform 0.6s var(--ease); }
.card:hover { transform: translateY(-4px); }

.card-media {
  position: relative;
  display: block;
  aspect-ratio: 4 / 3;
  border-radius: calc(var(--r-lg) - var(--pad-shell));
  overflow: hidden;
  background: var(--cream-2);
}
.card-media img {
  width: 100%; height: 100%; object-fit: cover;
  transition: transform 0.9s var(--ease);
}
.card:hover .card-media img { transform: scale(1.035); }

.card-body { padding: 1.1rem 1rem 0.9rem; }
.card-title { font-size: 1.12rem; margin: 0.1rem 0 0.35rem; }
.card-title a { text-decoration: none; }
.card-title a::after { content: ''; position: absolute; inset: 0; }
.listing-card .card-shell, .post-card .card-shell { position: relative; }

.card-meta {
  display: flex; flex-wrap: wrap; gap: 0.9rem;
  font-size: 0.78rem; color: var(--ink-mute); margin: 0 0 0.5rem;
}
.card-meta span { display: inline-flex; align-items: center; gap: 0.32rem; }

.card-sub {
  display: flex; align-items: flex-start; gap: 0.32rem;
  font-size: 0.88rem; color: var(--ink-mute); margin: 0 0 0.9rem;
}
.post-card .card-sub { display: block; }

.card-price {
  font-family: 'Fraunces', Georgia, serif;
  font-size: 1.42rem; font-weight: 400; letter-spacing: -0.02em;
  margin: 0; padding-top: 0.75rem; border-top: 1px solid var(--hair-2);
}
.card-date { font-size: 0.78rem; color: var(--ink-mute); margin: 0; padding-top: 0.75rem; border-top: 1px solid var(--hair-2); }

.chip {
  position: absolute; top: 0.75rem; left: 0.75rem;
  font-size: 0.64rem; font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase;
  padding: 0.4rem 0.7rem; border-radius: 999px;
  background: rgba(253, 252, 249, 0.92);
  backdrop-filter: blur(6px);
  color: var(--ink);
}
.chip-lg { top: 1.25rem; left: 1.25rem; font-size: 0.7rem; padding: 0.5rem 0.9rem; }
.chip-for-sale { color: var(--sage); }
.chip-pending { color: var(--clay); }
.chip-sold { background: var(--ink); color: var(--cream); }

/* ------------------------------------------------------------ buttons --- */

.btn {
  display: inline-flex; align-items: center; gap: 0.6rem;
  padding: 0.85rem 0.85rem 0.85rem 1.4rem;
  border-radius: 999px; border: 1px solid transparent;
  font: inherit; font-size: 0.9rem; font-weight: 500;
  text-decoration: none; cursor: pointer;
  transition: transform 0.5s var(--ease), background-color 0.5s var(--ease), color 0.5s var(--ease), border-color 0.5s var(--ease);
}
.btn:active { transform: scale(0.98); }
.btn-sm { padding: 0.6rem 0.6rem 0.6rem 1.05rem; font-size: 0.82rem; }
.btn-block { width: 100%; justify-content: center; padding-left: 1.4rem; }

.btn-ic {
  width: 2rem; height: 2rem; flex: none;
  display: inline-flex; align-items: center; justify-content: center;
  border-radius: 999px; background: rgba(255, 255, 255, 0.14);
  transition: transform 0.5s var(--ease), background-color 0.5s var(--ease);
}
.btn-sm .btn-ic { width: 1.6rem; height: 1.6rem; }
.btn:hover .btn-ic { transform: translate(3px, -1px) scale(1.05); }

.btn-dark { background: var(--ink); color: var(--cream); }
.btn-dark:hover { background: #26281d; }

.btn-cream { background: var(--cream); color: var(--ink); }
.btn-cream .btn-ic { background: rgba(20, 21, 15, 0.07); }
.btn-cream:hover { background: #fff; }

.btn-ghost {
  background: transparent; color: var(--ink); border-color: var(--hair);
  padding-right: 1.4rem;
}
.btn-ghost .btn-ic { background: rgba(20, 21, 15, 0.06); margin-right: -0.55rem; }
.btn-ghost:hover { background: var(--cream-2); border-color: transparent; }

.rnd {
  width: 2.6rem; height: 2.6rem; border-radius: 999px;
  border: 1px solid var(--hair); background: transparent; color: var(--ink);
  display: inline-flex; align-items: center; justify-content: center; cursor: pointer;
  transition: background-color 0.5s var(--ease), transform 0.5s var(--ease);
}
.rnd:hover { background: var(--cream-2); }
.rnd:active { transform: scale(0.94); }

.linkish {
  background: none; border: 0; padding: 0; font: inherit; cursor: pointer;
  color: var(--sage); text-decoration: underline; text-underline-offset: 3px;
}

/* -------------------------------------------------------------- navbar --- */

.nav-wrap {
  position: sticky; top: 0; z-index: 80;
  padding: 1.15rem clamp(1rem, 4vw, 2.5rem) 0.5rem;
}
.nav {
  max-width: var(--shell-w); margin-inline: auto;
  display: flex; align-items: center; gap: 1.5rem;
  background: rgba(253, 252, 249, 0.72);
  backdrop-filter: blur(18px) saturate(1.4);
  -webkit-backdrop-filter: blur(18px) saturate(1.4);
  border: 1px solid var(--hair-2);
  border-radius: 999px;
  padding: 0.5rem 0.5rem 0.5rem 1.1rem;
  box-shadow: var(--lift-1);
}

.brand { display: inline-flex; align-items: center; gap: 0.6rem; text-decoration: none; flex: none; }
.brand-mark {
  width: 2.1rem; height: 2.1rem; border-radius: 0.7rem;
  background: var(--ink); color: var(--sage-soft);
  display: grid; place-items: center;
  font-family: 'Fraunces', Georgia, serif; font-size: 1.05rem;
}
.brand-text { font-family: 'Fraunces', Georgia, serif; font-size: 1.15rem; letter-spacing: -0.02em; }

.nav-links { display: flex; gap: 0.25rem; margin-inline: auto; }
.nav-links a {
  padding: 0.5rem 0.85rem; border-radius: 999px;
  font-size: 0.87rem; text-decoration: none; color: var(--ink-soft);
  transition: background-color 0.4s var(--ease), color 0.4s var(--ease);
}
.nav-links a:hover { background: var(--cream-2); color: var(--ink); }
.nav-links a[aria-current] { color: var(--ink); background: var(--sage-wash); }

.nav-end { display: flex; align-items: center; gap: 0.5rem; flex: none; }

.burger {
  display: none; width: 2.6rem; height: 2.6rem; border-radius: 999px;
  border: 1px solid var(--hair); background: transparent; cursor: pointer;
  position: relative;
}
.burger span {
  position: absolute; top: 50%; left: 50%;
  width: 1.05rem; height: 1.25px; background: var(--ink);
  transition: transform 0.5s var(--ease);
}
.burger span:nth-child(1) { transform: translate(-50%, -50%) translateY(-3.5px); }
.burger span:nth-child(2) { transform: translate(-50%, -50%) translateY(3.5px); }
.burger[aria-expanded='true'] span:nth-child(1) { transform: translate(-50%, -50%) rotate(45deg); }
.burger[aria-expanded='true'] span:nth-child(2) { transform: translate(-50%, -50%) rotate(-45deg); }

.sheet {
  position: fixed; inset: 0; z-index: 90;
  background: rgba(247, 245, 239, 0.9);
  backdrop-filter: blur(28px);
  -webkit-backdrop-filter: blur(28px);
  display: grid; place-items: center;
}
.sheet[hidden] { display: none; }
.sheet-inner { display: flex; flex-direction: column; gap: 0.4rem; text-align: center; padding: 2rem; }
.sheet-inner a {
  font-family: 'Fraunces', Georgia, serif;
  font-size: clamp(1.9rem, 8vw, 2.8rem);
  font-weight: 300; letter-spacing: -0.025em; text-decoration: none;
  opacity: 0; transform: translateY(2.5rem);
  animation: reveal 0.7s var(--ease-out) forwards;
  animation-delay: calc(var(--i) * 55ms + 60ms);
}
.sheet-tel { font-size: 1.15rem !important; color: var(--sage); margin-top: 1rem; }

@keyframes reveal { to { opacity: 1; transform: none; } }
body.sheet-open { overflow: hidden; }

/* ---------------------------------------------------------------- hero --- */

.hero { padding: 0.5rem clamp(1rem, 4vw, 2.5rem) 0; }
.hero-frame {
  position: relative;
  max-width: var(--shell-w); margin-inline: auto;
  border-radius: var(--r-lg);
  overflow: hidden;
  min-height: clamp(540px, 76vh, 760px);
  display: flex; flex-direction: column; justify-content: flex-end;
  padding: clamp(1.5rem, 4vw, 3rem);
  isolation: isolate;
}
.hero-img {
  position: absolute; inset: 0; z-index: -2;
  width: 100%; height: 100%; object-fit: cover;
}
.hero-veil {
  position: absolute; inset: 0; z-index: -1;
  background:
    linear-gradient(to top, rgba(12, 13, 9, 0.82) 0%, rgba(12, 13, 9, 0.35) 45%, rgba(12, 13, 9, 0.2) 100%);
}
.hero-copy { color: #f6f4ee; max-width: 62ch; margin-bottom: clamp(1.75rem, 4vw, 3rem); }
.hero-copy .display { margin-bottom: 0.9rem; }
.hero-lede { color: rgba(246, 244, 238, 0.82); font-size: clamp(0.98rem, 0.9rem + 0.3vw, 1.1rem); max-width: 54ch; margin: 0; }

/* --------------------------------------------------------- search bar --- */

.search-shell {
  background: rgba(253, 252, 249, 0.9);
  backdrop-filter: blur(20px);
  -webkit-backdrop-filter: blur(20px);
  border: 1px solid rgba(255, 255, 255, 0.4);
  border-radius: calc(var(--r-lg) - 0.5rem);
  padding: 1.15rem;
  box-shadow: var(--lift-2);
}
.search-title {
  font-family: 'Fraunces', Georgia, serif; font-size: 1.02rem;
  margin: 0 0 0.85rem; letter-spacing: -0.015em;
}
.search-row { display: grid; grid-template-columns: repeat(5, 1fr) auto; gap: 0.6rem; align-items: end; }
.search-go { justify-content: center; padding: 0.85rem 1.3rem; }
.search-go .ic { width: 1rem; height: 1rem; }

.sf { display: flex; flex-direction: column; gap: 0.3rem; min-width: 0; }
.sf > span { font-size: 0.66rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--ink-mute); }
.sf select, .sf input {
  font: inherit; font-size: 0.88rem;
  padding: 0.65rem 0.8rem;
  border: 1px solid var(--hair);
  border-radius: var(--r-sm);
  background: var(--paper);
  color: var(--ink);
  width: 100%;
  appearance: none;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8' fill='none' stroke='%236b6d61' stroke-width='1.4'%3E%3Cpath d='m1 1.5 5 5 5-5'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 0.75rem center;
  padding-right: 2rem;
  transition: border-color 0.4s var(--ease), box-shadow 0.4s var(--ease);
}
.sf select:hover, .sf input:hover { border-color: rgba(20, 21, 15, 0.2); }

/* ------------------------------------------------------------- filters --- */

.filters {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(130px, 1fr));
  gap: 0.6rem;
  align-items: end;
  background: var(--paper);
  border: 1px solid var(--hair-2);
  border-radius: var(--r-md);
  padding: 1rem;
  box-shadow: var(--lift-1);
}
.filters button[type='reset'] { justify-content: center; height: fit-content; }
.result-count { font-size: 0.85rem; color: var(--ink-mute); margin: 1rem 0 0; }
.empty { text-align: center; color: var(--ink-mute); padding: 4rem 1rem; }

/* --------------------------------------------------------------- bento --- */

.bento {
  display: grid;
  grid-template-columns: repeat(12, 1fr);
  gap: clamp(1rem, 1.6vw, 1.4rem);
}
.bento-a { grid-column: span 7; grid-row: span 2; }
.bento-b { grid-column: span 5; }
.bento-c { grid-column: span 5; }
.bento-d { grid-column: span 12; }

.bento > article > .card-shell { height: 100%; display: flex; flex-direction: column; }
.bento-a .card-shell { padding: var(--pad-shell); }
.bento-a img { width: 100%; aspect-ratio: 16 / 10; object-fit: cover; }
.bento-a-copy { padding: 1.6rem 1.25rem 1.1rem; }
.bento-a-copy h3 { font-size: 1.55rem; }
.bento-a-copy p, .bento-b p, .bento-c p { color: var(--ink-mute); font-size: 0.94rem; margin: 0; }

.bento-b .card-shell, .bento-c .card-shell { padding: 1.75rem 1.6rem; justify-content: flex-end; gap: 0.4rem; }
.bento-ic { width: 1.9rem; height: 1.9rem; color: var(--sage); margin-bottom: 1.4rem; }

.price-badge {
  flex-direction: row !important; align-items: center; justify-content: space-between;
  flex-wrap: wrap; gap: 1rem; padding: 1.5rem 1.6rem;
  background: var(--sage-wash); border-color: transparent;
}
.price-badge .eyebrow { background: rgba(255, 255, 255, 0.6); margin: 0; }
.price-big {
  font-family: 'Fraunces', Georgia, serif; font-weight: 300;
  font-size: clamp(1.9rem, 1.2rem + 2.2vw, 3rem); letter-spacing: -0.03em;
  margin: 0; flex: 1; min-width: 8ch;
}

/* --------------------------------------------------------------- band --- */

.band { background: var(--ink); color: var(--cream); }
.stats {
  display: grid; grid-template-columns: repeat(auto-fit, minmax(180px, 1fr));
  padding-block: clamp(3rem, 6vw, 5rem);
}
.stat { padding: 0.5rem 1.5rem 0.5rem 0; border-left: 1px solid rgba(247, 245, 239, 0.14); padding-left: 1.5rem; }
.stat:first-child { border-left: 0; padding-left: 0; }
.stat-v {
  font-family: 'Fraunces', Georgia, serif; font-weight: 300;
  font-size: clamp(2.2rem, 1.4rem + 2.4vw, 3.4rem); letter-spacing: -0.03em;
  margin: 0 0 0.25rem; color: var(--sage-soft);
}
.stat-l { font-size: 0.82rem; color: rgba(247, 245, 239, 0.62); margin: 0; }

/* --------------------------------------------------------------- split --- */

.split { display: grid; grid-template-columns: 1.05fr 0.95fr; gap: clamp(1.5rem, 4vw, 4rem); align-items: center; }
.split-media .card-shell img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; }
.split-copy .display { margin-bottom: 1.25rem; }

.hood-minis { display: grid; grid-template-columns: repeat(3, 1fr); gap: 0.7rem; margin-top: 0.7rem; }
.hood-mini {
  position: relative; display: block; border-radius: var(--r-md); overflow: hidden;
  aspect-ratio: 3 / 2; text-decoration: none; color: #fff;
}
.hood-mini img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.9s var(--ease); }
.hood-mini:hover img { transform: scale(1.06); }
.hood-mini span {
  position: absolute; inset: auto 0 0 0; padding: 0.85rem 0.8rem 0.7rem;
  background: linear-gradient(to top, rgba(12, 13, 9, 0.88), transparent);
  display: flex; flex-direction: column; line-height: 1.3;
}
.hood-mini strong { font-size: 0.82rem; font-weight: 500; }
.hood-mini em { font-style: normal; font-size: 0.7rem; opacity: 0.75; }

/* ----------------------------------------------------------- valuation --- */

.valuation {
  display: grid; grid-template-columns: 1fr 1fr; gap: clamp(1.5rem, 4vw, 4rem);
  align-items: start;
}
.ticks { list-style: none; padding: 0; margin: 0; display: grid; gap: 0.7rem; }
.ticks li { display: flex; gap: 0.6rem; align-items: flex-start; font-size: 0.92rem; color: var(--ink-soft); }
.ticks .ic { color: var(--sage); margin-top: 0.28em; }
.ticks.two-col { grid-template-columns: repeat(auto-fit, minmax(240px, 1fr)); column-gap: 1.5rem; }

/* --------------------------------------------------------------- forms --- */

.lead-form {
  background: var(--paper);
  border: 1px solid var(--hair-2);
  border-radius: var(--r-lg);
  padding: clamp(1.4rem, 2.5vw, 2rem);
  box-shadow: var(--lift-2), var(--inner);
}
.form-head { margin-bottom: 1.4rem; }
.form-head h3 { font-size: 1.35rem; margin: 0 0 0.3rem; }
.form-head p { font-size: 0.86rem; color: var(--ink-mute); margin: 0; }

.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 0.85rem; }
.fld { display: flex; flex-direction: column; gap: 0.35rem; min-width: 0; }
.fld-wide { grid-column: 1 / -1; }
.fld > span { font-size: 0.7rem; letter-spacing: 0.12em; text-transform: uppercase; color: var(--ink-mute); }
.fld input, .fld select, .fld textarea {
  font: inherit; font-size: 0.92rem;
  padding: 0.7rem 0.85rem;
  border: 1px solid var(--hair);
  border-radius: var(--r-sm);
  background: var(--cream);
  color: var(--ink);
  width: 100%;
  transition: border-color 0.4s var(--ease), background-color 0.4s var(--ease);
}
.fld textarea { resize: vertical; min-height: 5.5rem; }
.fld input:focus, .fld select:focus, .fld textarea:focus { background: #fff; }
.fld input[aria-invalid='true'], .fld textarea[aria-invalid='true'] { border-color: var(--clay); }

.consent { display: flex; gap: 0.65rem; align-items: flex-start; margin: 1.1rem 0 1.2rem; font-size: 0.8rem; color: var(--ink-mute); line-height: 1.5; }
.consent input { margin-top: 0.22rem; accent-color: var(--sage); flex: none; width: 1rem; height: 1rem; }

.hp { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }

.form-status { font-size: 0.86rem; margin: 0.85rem 0 0; min-height: 1.2em; }
.form-status.ok { color: var(--sage); }
.form-status.err { color: var(--clay); }

.alert-box {
  display: grid; grid-template-columns: 1fr 1fr; gap: clamp(1.5rem, 4vw, 4rem);
  align-items: center;
  background: var(--cream-2);
  border-radius: var(--r-lg);
  padding: clamp(1.5rem, 4vw, 3.5rem);
}

/* ----------------------------------------------------------------- faq --- */

.faq-grid { display: grid; grid-template-columns: 0.85fr 1.15fr; gap: clamp(1.5rem, 4vw, 4rem); align-items: start; }
.faq-aside { margin-top: 2rem; border-radius: var(--r-md); overflow: hidden; }
.faq-aside img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; }
.faq-list { display: flex; flex-direction: column; }

.faq-item { border-bottom: 1px solid var(--hair-2); }
.faq-item summary {
  display: flex; justify-content: space-between; align-items: center; gap: 1.5rem;
  padding: 1.4rem 0.25rem; cursor: pointer; list-style: none;
  font-size: 1.02rem; font-weight: 500;
  transition: color 0.4s var(--ease);
}
.faq-item summary::-webkit-details-marker { display: none; }
.faq-item summary:hover { color: var(--sage); }
.faq-chev { width: 1.15rem; height: 1.15rem; flex: none; color: var(--ink-mute); transition: transform 0.5s var(--ease); }
.faq-item[open] .faq-chev { transform: rotate(180deg); }
.faq-body { padding: 0 3rem 1.5rem 0.25rem; }
.faq-body p { margin: 0; color: var(--ink-mute); font-size: 0.94rem; max-width: 62ch; }

/* -------------------------------------------------------- testimonials --- */

.tst-nav { display: flex; gap: 0.5rem; }
.tst-stage { position: relative; }
.tst {
  display: grid; grid-template-columns: 0.8fr 1.2fr; gap: clamp(1.5rem, 3vw, 3rem);
  align-items: center; margin: 0;
  background: var(--paper); border: 1px solid var(--hair-2);
  border-radius: var(--r-lg); padding: var(--pad-shell);
  box-shadow: var(--lift-1);
}
.tst[hidden] { display: none; }
.tst-photo { border-radius: calc(var(--r-lg) - var(--pad-shell)); overflow: hidden; }
.tst-photo img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; }
.tst-body { padding: 1.5rem 2.5rem 1.5rem 0.5rem; }
.tst-quote { width: 2.2rem; height: 2.2rem; color: var(--sage-soft); margin-bottom: 1rem; }
.tst blockquote { margin: 0 0 1.5rem; }
.tst blockquote p {
  font-family: 'Fraunces', Georgia, serif; font-weight: 300;
  font-size: clamp(1.15rem, 0.95rem + 0.8vw, 1.6rem); line-height: 1.35;
  letter-spacing: -0.02em; margin: 0; text-wrap: pretty;
}
.tst figcaption { display: flex; flex-direction: column; font-size: 0.86rem; }
.tst figcaption span { color: var(--ink-mute); }

/* ----------------------------------------------------------------- cta --- */

.cta {
  position: relative; border-radius: var(--r-lg); overflow: hidden;
  min-height: 400px; display: grid; place-items: center; text-align: center;
  padding: clamp(3rem, 7vw, 6rem) 1.5rem;
  isolation: isolate;
}
.cta-bg { position: absolute; inset: 0; z-index: -2; width: 100%; height: 100%; object-fit: cover; }
.cta::before {
  content: ''; position: absolute; inset: 0; z-index: -1;
  background: linear-gradient(to right, rgba(12, 13, 9, 0.85), rgba(12, 13, 9, 0.55));
}
.cta-inner { color: #f6f4ee; max-width: 46ch; }
.cta-inner .display { margin-bottom: 0.75rem; }
.cta-inner p { color: rgba(246, 244, 238, 0.78); margin: 0 0 2rem; }

/* -------------------------------------------------------------- detail --- */

.gal { display: grid; gap: 0.7rem; }
.gal-main { padding: var(--pad-shell); position: relative; }
.gal-main img { width: 100%; aspect-ratio: 16 / 9; object-fit: cover; }
.gal-rail { display: grid; grid-template-columns: repeat(auto-fit, minmax(120px, 1fr)); gap: 0.7rem; }
.gal-thumb {
  padding: 0; border: 1px solid var(--hair-2); background: none; cursor: pointer;
  border-radius: var(--r-md); overflow: hidden; aspect-ratio: 4 / 3;
  opacity: 0.6; transition: opacity 0.5s var(--ease), transform 0.5s var(--ease);
}
.gal-thumb img { width: 100%; height: 100%; object-fit: cover; }
.gal-thumb:hover { opacity: 0.9; }
.gal-thumb.is-active { opacity: 1; transform: translateY(-2px); }

.detail { display: grid; grid-template-columns: 1.55fr 0.95fr; gap: clamp(1.5rem, 4vw, 4rem); align-items: start; }
.detail-main h2 { margin-top: 2.75rem; }
.detail-price {
  font-family: 'Fraunces', Georgia, serif; font-weight: 300;
  font-size: clamp(2rem, 1.4rem + 2vw, 2.9rem); letter-spacing: -0.03em; margin: 0 0 0.5rem;
}
.detail-price .was { font-size: 0.9rem; font-family: inherit; color: var(--ink-mute); letter-spacing: 0; }
.detail-sub { display: flex; gap: 0.4rem; align-items: center; color: var(--ink-mute); font-size: 0.94rem; margin: 0 0 2rem; }

.spec-row {
  list-style: none; display: flex; flex-wrap: wrap; gap: 0.5rem; padding: 0; margin: 0;
}
.spec-row li {
  display: inline-flex; align-items: center; gap: 0.45rem;
  background: var(--cream-2); border-radius: 999px;
  padding: 0.6rem 1rem; font-size: 0.85rem; color: var(--ink-soft);
}
.spec-row strong { font-weight: 600; color: var(--ink); }

.facts { display: grid; grid-template-columns: repeat(auto-fit, minmax(220px, 1fr)); gap: 0; margin: 0; }
.facts > div { display: flex; justify-content: space-between; gap: 1rem; padding: 0.85rem 0; border-bottom: 1px solid var(--hair-2); }
.facts dt { font-size: 0.85rem; color: var(--ink-mute); }
.facts dd { margin: 0; font-size: 0.9rem; font-weight: 500; text-align: right; }

.map iframe { width: 100%; aspect-ratio: 16 / 7; display: block; }
.detail-side .sticky { position: sticky; top: 6rem; display: grid; gap: 1rem; }
@media (max-width: 900px) { .detail-side .sticky { position: static; } }

.agent-card { display: flex; gap: 1rem; align-items: center; padding: 1rem; }
.agent-card img { width: 4rem; height: 4rem; border-radius: 999px; object-fit: cover; flex: none; }
.agent-card p { margin: 0 0 0.2rem; font-size: 0.92rem; line-height: 1.4; }
.agent-card span { color: var(--ink-mute); font-size: 0.82rem; }

.calc-mini { padding: 1.25rem; display: grid; gap: 0.7rem; }
.calc-mini h3 { font-size: 1.05rem; margin: 0; }
.calc-out {
  font-family: 'Fraunces', Georgia, serif; font-weight: 300;
  font-size: 1.9rem; letter-spacing: -0.03em; margin: 0; color: var(--sage);
}
.calc { padding: clamp(1.4rem, 2.5vw, 2rem); }
.calc-head { margin-bottom: 1.4rem; }
.calc-out-lg { font-size: clamp(2.4rem, 1.6rem + 2.4vw, 3.4rem); color: var(--ink); }
.calc-break { margin: 1.4rem 0 0.75rem; display: grid; gap: 0; }
.calc-break > div { display: flex; justify-content: space-between; padding: 0.7rem 0; border-top: 1px solid var(--hair-2); }
.calc-break dt { font-size: 0.85rem; color: var(--ink-mute); }
.calc-break dd { margin: 0; font-size: 0.9rem; font-weight: 500; }

/* --------------------------------------------------------------- steps --- */

.steps { list-style: none; padding: 0; margin: 0; display: grid; grid-template-columns: repeat(auto-fit, minmax(300px, 1fr)); gap: clamp(1.25rem, 2.5vw, 2.25rem); }
.step { display: flex; gap: 1.1rem; padding-top: 1.5rem; border-top: 1px solid var(--hair); }
.step-n {
  font-family: 'Fraunces', Georgia, serif; font-size: 0.95rem; color: var(--sage);
  flex: none; padding-top: 0.15rem;
}
.step p { color: var(--ink-mute); font-size: 0.92rem; margin: 0; }

.includes { list-style: none; padding: 0; margin: 0; }
.inc { background: var(--paper); border: 1px solid var(--hair-2); border-radius: var(--r-md); padding: 1.6rem 1.4rem; box-shadow: var(--lift-1); }
.inc h3 { display: flex; gap: 0.55rem; align-items: center; font-size: 1.08rem; }
.inc h3 .ic { color: var(--sage); }
.inc p { color: var(--ink-mute); font-size: 0.9rem; margin: 0; }

.hero-strip { padding: var(--pad-shell); }
.hero-strip img { width: 100%; aspect-ratio: 21 / 9; object-fit: cover; }

/* -------------------------------------------------------- neighbourhoods --- */

.hood-list { display: grid; gap: clamp(1rem, 2vw, 1.6rem); }
.hood .card-shell { display: grid; grid-template-columns: 0.95fr 1.05fr; gap: 0; align-items: stretch; }
.hood:nth-child(even) .card-shell > .hood-media { order: 2; }
.hood-media { border-radius: calc(var(--r-lg) - var(--pad-shell)); overflow: hidden; }
.hood-media img { width: 100%; height: 100%; min-height: 280px; object-fit: cover; }
.hood-body { padding: clamp(1.5rem, 3vw, 2.75rem); display: flex; flex-direction: column; justify-content: center; }
.hood-body h2 { font-family: 'Fraunces', Georgia, serif; font-size: clamp(1.6rem, 1.2rem + 1.4vw, 2.2rem); font-weight: 300; letter-spacing: -0.025em; margin: 0 0 0.75rem; }
.hood-body > p { color: var(--ink-mute); margin: 0 0 1.5rem; max-width: 52ch; }
.hood-stats { display: flex; gap: 2.5rem; margin: 0 0 1.75rem; }
.hood-stats dt { font-size: 0.7rem; letter-spacing: 0.12em; text-transform: uppercase; color: var(--ink-mute); margin-bottom: 0.2rem; }
.hood-stats dd { margin: 0; font-family: 'Fraunces', Georgia, serif; font-size: 1.35rem; font-weight: 400; }
.hood-body .btn { align-self: flex-start; }

/* ------------------------------------------------------------- article --- */

.article { display: grid; grid-template-columns: 220px 1fr; gap: clamp(2rem, 5vw, 5rem); align-items: start; }
.article-toc .sticky { position: sticky; top: 6rem; }
.article-toc h2 { font-size: 0.7rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--ink-mute); font-family: inherit; font-weight: 500; margin: 0 0 0.9rem; }
.article-toc ul { list-style: none; padding: 0; margin: 0; display: grid; gap: 0.6rem; }
.article-toc a { font-size: 0.86rem; color: var(--ink-mute); text-decoration: none; line-height: 1.4; display: block; }
.article-toc a:hover { color: var(--ink); }
.article-body h2:first-child { margin-top: 0; }

/* ------------------------------------------------------ related searches --- */

.rel-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(260px, 1fr)); gap: clamp(0.75rem, 1.5vw, 1.1rem); }
.rel-card {
  display: grid; grid-template-columns: 1fr auto; align-items: end; gap: 0.5rem 1rem;
  background: var(--paper); border: 1px solid var(--hair-2); border-radius: var(--r-md);
  padding: 1.4rem 1.3rem; text-decoration: none; box-shadow: var(--lift-1);
  transition: transform 0.6s var(--ease), background-color 0.6s var(--ease);
}
.rel-card:hover { transform: translateY(-3px); background: var(--cream-2); }
.rel-eyebrow {
  grid-column: 1 / -1;
  font-size: 0.62rem; letter-spacing: 0.18em; text-transform: uppercase; color: var(--sage);
}
.rel-title {
  font-family: 'Fraunces', Georgia, serif; font-size: 1.08rem; font-weight: 400;
  letter-spacing: -0.015em; line-height: 1.25;
}
.rel-ic { width: 1.5rem; height: 1.5rem; color: var(--ink-mute); flex: none; }
.rel-card:hover .rel-ic { color: var(--sage); }

/* -------------------------------------------------------------- contact --- */

.contact-grid { display: grid; grid-template-columns: 0.9fr 1.1fr; gap: clamp(1.5rem, 4vw, 3.5rem); align-items: start; }
.contact-info { display: grid; gap: 1rem; }
.contact-card { padding: clamp(1.4rem, 2.5vw, 2rem); }
.contact-card h2 { font-size: 1.3rem; margin: 0 0 1.25rem; }
.contact-card ul { display: grid; gap: 1rem; }
.contact-card li { display: flex; gap: 0.7rem; align-items: flex-start; font-size: 0.94rem; }
.contact-card .ic { color: var(--sage); margin-top: 0.3em; }
.ind { color: var(--ink-mute); font-size: 0.88rem; }

ul.plain { list-style: none; padding: 0; margin: 0; }

/* --------------------------------------------------------------- footer --- */

.footer { background: var(--ink); color: var(--cream); margin-top: clamp(3rem, 6vw, 6rem); padding-block: clamp(3.5rem, 7vw, 6rem) 2rem; }
.footer .eyebrow { color: var(--sage-soft); background: rgba(247, 245, 239, 0.08); }
.footer .lede { color: rgba(247, 245, 239, 0.6); }
.footer .btn-ghost { color: var(--cream); border-color: rgba(247, 245, 239, 0.2); }
.footer .btn-ghost:hover { background: rgba(247, 245, 239, 0.08); }
.footer .btn-dark { background: var(--cream); color: var(--ink); }
.footer .btn-dark .btn-ic { background: rgba(20, 21, 15, 0.08); }
.footer .btn-dark:hover { background: #fff; }

.footer-top { display: grid; grid-template-columns: 1fr 1.15fr; gap: clamp(2rem, 5vw, 5rem); padding-bottom: clamp(2.5rem, 5vw, 4rem); }
.footer-lead .display { font-size: clamp(1.9rem, 1.2rem + 2.4vw, 3.1rem); }
.footer-cols { display: grid; grid-template-columns: repeat(auto-fit, minmax(170px, 1fr)); gap: 2rem; }
.footer-cols h3 { font-family: inherit; font-size: 0.68rem; letter-spacing: 0.16em; text-transform: uppercase; color: rgba(247, 245, 239, 0.58); font-weight: 500; margin: 0 0 1rem; }
.footer-cols ul { list-style: none; padding: 0; margin: 0; display: grid; gap: 0.6rem; }
.footer-cols li, .footer-cols a { font-size: 0.88rem; color: rgba(247, 245, 239, 0.78); text-decoration: none; }
.footer-cols a:hover { color: var(--cream); text-decoration: underline; }

.footer-areas { display: flex; flex-wrap: wrap; gap: 0.75rem 1.25rem; align-items: baseline; padding-block: 2rem; border-top: 1px solid rgba(247, 245, 239, 0.1); }
.footer-areas h3 { font-family: inherit; font-size: 0.68rem; letter-spacing: 0.16em; text-transform: uppercase; color: rgba(247, 245, 239, 0.58); font-weight: 500; margin: 0; }
.footer-areas ul { list-style: none; padding: 0; margin: 0; display: flex; flex-wrap: wrap; gap: 0.5rem 1.1rem; }
.footer-areas li { font-size: 0.82rem; color: rgba(247, 245, 239, 0.6); }

.footer-base { padding-top: 2rem; border-top: 1px solid rgba(247, 245, 239, 0.1); display: grid; gap: 0.5rem; }
.footer-base p { margin: 0; font-size: 0.8rem; color: rgba(247, 245, 239, 0.5); }
.footer-base .fine { max-width: 80ch; color: rgba(247, 245, 239, 0.55); }
.footer-base a { color: rgba(247, 245, 239, 0.7); }

/* ------------------------------------------------------ scroll reveals --- */

[data-reveal] {
  opacity: 0;
  transform: translateY(2.5rem);
  filter: blur(6px);
  transition: opacity 0.9s var(--ease-out), transform 0.9s var(--ease-out), filter 0.9s var(--ease-out);
  will-change: transform, opacity;
}
[data-reveal].is-in { opacity: 1; transform: none; filter: none; will-change: auto; }

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.01ms !important;
  }
  [data-reveal] { opacity: 1; transform: none; filter: none; }
}

/* ---------------------------------------------------------- responsive --- */

@media (max-width: 1080px) {
  .search-row { grid-template-columns: repeat(3, 1fr); }
  .search-go { grid-column: 1 / -1; }
  .nav-links { display: none; }
  .burger { display: inline-flex; }
  .article { grid-template-columns: 1fr; }
  .article-toc { display: none; }
}

@media (max-width: 900px) {
  .bento-a, .bento-b, .bento-c, .bento-d { grid-column: 1 / -1; grid-row: auto; }
  .split, .valuation, .alert-box, .faq-grid, .contact-grid, .detail, .tst, .footer-top {
    grid-template-columns: 1fr;
  }
  .hood .card-shell { grid-template-columns: 1fr; }
  .hood:nth-child(even) .card-shell > .hood-media { order: 0; }
  .hood-media img { min-height: 220px; aspect-ratio: 16 / 10; }
  .tst-body { padding: 0.5rem 1.25rem 1.5rem; }
  .tst-photo img { aspect-ratio: 16 / 10; }
  .sec-head { flex-direction: column; align-items: flex-start; }
  .stat { border-left: 0; padding-left: 0; }
  .faq-aside { display: none; }
  .footer-lead { margin-bottom: 1rem; }
}

@media (max-width: 640px) {
  .search-row { grid-template-columns: 1fr 1fr; }
  /* Native selects truncate rather than wrap, so buy back width with type size. */
  .sf select, .sf input { font-size: 0.82rem; padding-inline: 0.65rem 1.8rem; }
  .form-grid { grid-template-columns: 1fr; }
  .hero-frame { min-height: 600px; }
  .facts > div { padding: 0.7rem 0; }
  .hood-stats { gap: 1.5rem; }
  .btn { width: auto; }
  .nav { padding-left: 0.85rem; }
  .brand-text { display: none; }
}