/* =========================================================================
   WREN & WILDE — Real estate website template (Premium)
   -------------------------------------------------------------------------
   1. Design tokens  ← colours, fonts, spacing, grid and shapes
   2. Fonts
   3. Base
   4. Layout helpers and type
   5. Buttons, links and form controls
   6. Header and navigation
   7. Property cards and listing grids
   8. Home page
   9. Search results page
   10. Property page (gallery, facts, enquiry)
   11. Agents
   12. Neighbourhoods and developments
   13. Sell, about, contact, FAQ, legal, saved, 404
   14. Footer
   15. Responsive adjustments
   16. Motion and reduced motion
   ========================================================================= */

/* 1. DESIGN TOKENS ------------------------------------------------------- */
:root {
  --color-bg: #FAF9F6;            /* warm white page */
  --color-surface: #FFFFFF;
  --color-surface-2: #F2F0EB;     /* quiet panels */
  --color-ink: #171717;           /* near-black text and buttons */
  --color-grey: #77756F;          /* brand grey: icons, large text, lines */
  --color-muted: #6B6963;         /* secondary small text (the brand grey, darkened slightly to pass AA) */
  --color-border: #E8E6E1;
  --color-border-strong: #D2CEC5;
  --color-accent: #B8A47A;        /* champagne: rules, details, focus on dark */
  --color-accent-text: #7A6840;   /* champagne for small text on light backgrounds (AA) */
  --color-dark: #1B1A18;          /* dark sections */
  --color-on-dark: #F3F1EC;
  --color-on-dark-muted: #B9B5AC;
  --color-sale: #2F5D45;          /* status colours */
  --color-rent: #3B5577;
  --color-sold: #77756F;
  --color-error: #A3261E;
  --color-success: #2F5D45;

  --font-serif: 'Lora', Georgia, 'Times New Roman', serif;
  --font-sans: 'Inter', system-ui, -apple-system, 'Segoe UI', Roboto, sans-serif;
  --text-xs: .75rem;
  --text-sm: .875rem;
  --text-md: 1rem;
  --text-lg: 1.125rem;
  --text-h3: 1.375rem;
  --text-h2: clamp(1.875rem, 1.3rem + 2vw, 2.875rem);
  --text-h1: clamp(2.5rem, 1.4rem + 4.4vw, 5.25rem);

  --space-1: 4px; --space-2: 8px; --space-3: 12px; --space-4: 16px; --space-5: 24px;
  --space-6: 32px; --space-7: 48px; --space-8: 64px; --space-9: 96px;
  --section-y: clamp(72px, 9vw, 136px);

  --container: 1360px;
  --container-narrow: 780px;
  --gutter: clamp(16px, 3.5vw, 48px);
  --grid-gap: clamp(16px, 2vw, 28px);

  --radius: 2px;                  /* restrained, almost square corners */
  --radius-pill: 999px;
  --shadow: 0 1px 2px rgba(23, 23, 23, .04), 0 16px 40px rgba(23, 23, 23, .08);

  --ease: cubic-bezier(.2, .7, .2, 1);
  --dur: .25s;
  --header-h: 76px;
}

/* 2. FONTS — Lora (unmodified, SIL OFL with Reserved Font Name) and Inter (SIL OFL) */
@font-face { font-family: 'Lora'; src: url('../assets/fonts/Lora-Variable.ttf') format('truetype'); font-weight: 400 700; font-display: swap; }
@font-face { font-family: 'Inter'; src: url('../assets/fonts/inter-400.woff') format('woff'); font-weight: 400; font-display: swap; }
@font-face { font-family: 'Inter'; src: url('../assets/fonts/inter-500.woff') format('woff'); font-weight: 500; font-display: swap; }
@font-face { font-family: 'Inter'; src: url('../assets/fonts/inter-600.woff') format('woff'); font-weight: 600 700; font-display: swap; }

/* 3. BASE ---------------------------------------------------------------- */
*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-padding-top: calc(var(--header-h) + 16px); }
@media (prefers-reduced-motion: no-preference) { html { scroll-behavior: smooth; } }
body { margin: 0; background: var(--color-bg); color: var(--color-ink); font-family: var(--font-sans); font-size: var(--text-md); line-height: 1.6; -webkit-font-smoothing: antialiased; }
body.is-locked { overflow: hidden; }
h1, h2, h3, h4 { margin: 0; font-family: var(--font-serif); font-weight: 400; line-height: 1.12; letter-spacing: -0.015em; text-wrap: balance; }
h1 { font-size: var(--text-h1); letter-spacing: -0.025em; line-height: 1.04; }
h2 { font-size: var(--text-h2); }
h3 { font-size: var(--text-h3); }
p { margin: 0; }
p + p { margin-top: var(--space-4); }
img, svg { display: block; max-width: 100%; }
img { height: auto; }
a { color: inherit; text-underline-offset: 3px; text-decoration-thickness: 1px; }
:where(ul[role="list"], ol[role="list"]) { list-style: none; margin: 0; padding: 0; }
button, input, select, textarea { font: inherit; color: inherit; }
button { cursor: pointer; }
:focus-visible { outline: 2px solid var(--color-ink); outline-offset: 3px; }
.visually-hidden { position: absolute !important; width: 1px; height: 1px; margin: -1px; padding: 0; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; border: 0; }
.skip-link { position: absolute; left: 16px; top: -60px; z-index: 300; padding: 10px 16px; background: var(--color-ink); color: #fff; text-decoration: none; transition: top var(--dur); }
.skip-link:focus { top: 12px; }
.ph { width: 1em; height: 1em; flex: none; }
[hidden] { display: none !important; }

/* 4. LAYOUT HELPERS AND TYPE --------------------------------------------- */
.container { width: 100%; max-width: calc(var(--container) + 2 * var(--gutter)); margin-inline: auto; padding-inline: var(--gutter); }
.container--narrow { max-width: calc(var(--container-narrow) + 2 * var(--gutter)); }
.section { padding-block: var(--section-y); }
.section--tight { padding-block: calc(var(--section-y) * .6); }
.section--alt { background: var(--color-surface-2); }
.section--dark { background: var(--color-dark); color: var(--color-on-dark); }
.section--dark h2, .section--dark h3 { color: #fff; }
.eyebrow { display: inline-flex; align-items: center; gap: 12px; margin-bottom: var(--space-4); font-size: var(--text-xs); font-weight: 500; letter-spacing: .16em; text-transform: uppercase; color: var(--color-muted); }
.eyebrow::before { content: ""; width: 28px; height: 1px; background: var(--color-accent); }
.section--dark .eyebrow { color: var(--color-on-dark-muted); }
.lead { font-size: var(--text-lg); line-height: 1.65; color: var(--color-muted); }
.section-head { display: flex; flex-wrap: wrap; align-items: flex-end; justify-content: space-between; gap: 16px 40px; margin-bottom: clamp(32px, 4vw, 56px); }
.section-head .lead { max-width: 520px; margin-top: var(--space-4); }
.demo-note { display: flex; gap: 8px; align-items: flex-start; font-size: var(--text-xs); color: var(--color-muted); line-height: 1.5; }
.demo-note .ph { font-size: 15px; margin-top: 1px; }
.prose-block p { color: var(--color-ink); line-height: 1.75; }
.rule { height: 1px; background: var(--color-border); border: 0; margin: 0; }

/* 5. BUTTONS, LINKS AND FORM CONTROLS ------------------------------------ */
.btn { display: inline-flex; align-items: center; justify-content: center; gap: 10px; min-height: 52px; padding: 0 28px; border: 1px solid var(--color-ink); border-radius: var(--radius); background: var(--color-ink); color: #fff; font-size: var(--text-sm); font-weight: 500; letter-spacing: .04em; text-decoration: none; white-space: nowrap; transition: background-color var(--dur) var(--ease), color var(--dur) var(--ease), border-color var(--dur) var(--ease); }
.btn:hover { background: #33312D; border-color: #33312D; }
.btn .ph { font-size: 18px; transition: transform var(--dur) var(--ease); }
.btn:hover .ph-arrow-right { transform: translateX(3px); }
.btn-outline { background: transparent; color: var(--color-ink); }
.btn-outline:hover { background: var(--color-ink); color: #fff; }
.btn-light { background: #fff; border-color: #fff; color: var(--color-ink); }
.btn-light:hover { background: var(--color-bg); border-color: var(--color-bg); }
.btn-ghost-light { background: transparent; border-color: rgba(255, 255, 255, .55); color: #fff; }
.btn-ghost-light:hover { background: #fff; color: var(--color-ink); border-color: #fff; }
.btn-sm { min-height: 42px; padding: 0 18px; }
.btn-block { width: 100%; }
.btn-row { display: flex; flex-wrap: wrap; gap: 12px; align-items: center; }
.link { position: relative; display: inline-flex; align-items: center; gap: 8px; padding: 6px 0; font-size: var(--text-sm); font-weight: 500; text-decoration: none; color: var(--color-ink); }
.link::after { content: ""; position: absolute; left: 0; right: 0; bottom: 2px; height: 1px; background: currentColor; transform-origin: left; transition: transform var(--dur) var(--ease); }
.link:hover::after { transform: scaleX(.4); }
.link .ph { font-size: 16px; }
.icon-btn { display: inline-grid; place-items: center; position: relative; width: 44px; height: 44px; border: 0; border-radius: 50%; background: transparent; color: inherit; font-size: 20px; text-decoration: none; transition: background-color var(--dur); }
.icon-btn:hover { background: rgba(23, 23, 23, .06); }
.field { display: grid; gap: 6px; align-content: start; }
.field > label, .field legend, .label { font-size: var(--text-xs); font-weight: 500; letter-spacing: .08em; text-transform: uppercase; color: var(--color-muted); }
.input, .select, .textarea { width: 100%; min-height: 50px; padding: 12px 14px; border: 1px solid var(--color-border-strong); border-radius: var(--radius); background: var(--color-surface); color: var(--color-ink); font-size: 16px; transition: border-color var(--dur), box-shadow var(--dur); }
.textarea { min-height: 130px; resize: vertical; }
.select { appearance: none; padding-right: 40px; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 256 256' fill='%23171717'%3E%3Cpath d='M213.66,101.66l-80,80a8,8,0,0,1-11.32,0l-80-80A8,8,0,0,1,53.66,90.34L128,164.69l74.34-74.35a8,8,0,0,1,11.32,11.32Z'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 14px center; background-size: 14px; }
.input:focus, .select:focus, .textarea:focus { outline: none; border-color: var(--color-ink); box-shadow: 0 0 0 1px var(--color-ink); }
[aria-invalid="true"] { border-color: var(--color-error) !important; }
.field-error { font-size: var(--text-xs); font-weight: 500; color: var(--color-error); }
.field-error:empty { display: none; }
.check { display: grid; grid-template-columns: 20px minmax(0, 1fr); gap: 10px; align-items: start; font-size: var(--text-sm); color: var(--color-ink); text-transform: none; letter-spacing: 0; font-weight: 400; }
.check input { width: 18px; height: 18px; margin: 2px 0 0; accent-color: var(--color-ink); }
.hp { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }
.form-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 18px; }
.field--full { grid-column: 1 / -1; }
.form-status { padding: 12px 14px; border-radius: var(--radius); font-size: var(--text-sm); }
.form-status:empty { display: none; }
.form-status.is-demo { background: #F6EFDD; color: #5A4512; border: 1px solid #E6D6AE; }
.form-status.is-success { background: #E6EFE9; color: #1F4A33; border: 1px solid #BFD6C7; }
.form-status.is-error { background: #F8E3E1; color: var(--color-error); border: 1px solid #ECC0BB; }
.segmented { display: inline-flex; flex-wrap: wrap; gap: 6px; }
.segmented button, .segmented label { display: inline-flex; align-items: center; min-height: 40px; padding: 0 14px; border: 1px solid var(--color-border-strong); border-radius: var(--radius); background: var(--color-surface); font-size: var(--text-sm); cursor: pointer; }
.segmented button[aria-pressed="true"], .segmented input:checked + span { background: var(--color-ink); color: #fff; border-color: var(--color-ink); }
.segmented label { padding: 0; border: 0; background: none; }
.segmented label span { display: inline-flex; align-items: center; min-height: 40px; padding: 0 14px; border: 1px solid var(--color-border-strong); border-radius: var(--radius); background: var(--color-surface); }
.segmented input { position: absolute; opacity: 0; width: 1px; height: 1px; }
.segmented input:focus-visible + span { outline: 2px solid var(--color-ink); outline-offset: 2px; }

/* 6. HEADER AND NAVIGATION ----------------------------------------------- */
.site-header { position: sticky; top: 0; z-index: 80; background: var(--color-bg); border-bottom: 1px solid var(--color-border); transition: background-color var(--dur), border-color var(--dur), color var(--dur); }
.header-inner { display: flex; align-items: center; gap: 24px; min-height: var(--header-h); }
.brand { display: inline-flex; align-items: center; padding: 6px 0; flex: none; }
.brand img { width: 168px; height: auto; }
.brand .logo-light { display: none; }
.nav-main { margin-left: auto; }
.nav-main ul { display: flex; gap: 4px; }
.nav-main a { position: relative; display: inline-flex; align-items: center; min-height: 44px; padding: 0 12px; font-size: var(--text-sm); text-decoration: none; }
.nav-main a::after { content: ""; position: absolute; left: 12px; right: 12px; bottom: 8px; height: 1px; background: currentColor; transform: scaleX(0); transform-origin: left; transition: transform var(--dur) var(--ease); }
.nav-main a:hover::after, .nav-main a[aria-current]::after { transform: scaleX(1); }
.header-actions { display: flex; align-items: center; gap: 4px; padding-left: 16px; border-left: 1px solid var(--color-border); }
.header-link { display: inline-flex; align-items: center; gap: 8px; min-height: 44px; padding: 0 10px; font-size: var(--text-sm); text-decoration: none; white-space: nowrap; }
.header-link:hover { text-decoration: underline; }
.header-link .ph { font-size: 19px; }
.saved-count { min-width: 20px; height: 20px; padding: 0 6px; border-radius: 10px; background: var(--color-accent); color: var(--color-ink); font-size: 11px; font-weight: 600; line-height: 20px; text-align: center; }
.saved-count[data-count="0"] { display: none; }
.menu-btn { display: none; }
/* Transparent header over the home page photograph */
.site-header--overlay { position: fixed; left: 0; right: 0; background: transparent; border-bottom-color: rgba(255, 255, 255, .18); color: #fff; }
.site-header--overlay .brand .logo-dark { display: none; }
.site-header--overlay .brand .logo-light { display: block; }
.site-header--overlay .header-actions { border-left-color: rgba(255, 255, 255, .25); }
.site-header--overlay :focus-visible { outline-color: #fff; }
.site-header--overlay.is-solid { background: var(--color-bg); color: var(--color-ink); border-bottom-color: var(--color-border); }
.site-header--overlay.is-solid .brand .logo-dark { display: block; }
.site-header--overlay.is-solid .brand .logo-light { display: none; }
.site-header--overlay.is-solid .header-actions { border-left-color: var(--color-border); }
.site-header--overlay.is-solid :focus-visible { outline-color: var(--color-ink); }
.mobile-menu { position: fixed; inset: 0; z-index: 200; display: flex; flex-direction: column; background: var(--color-bg); color: var(--color-ink); visibility: hidden; opacity: 0; transition: opacity var(--dur), visibility 0s linear var(--dur); }
.mobile-menu.is-open { visibility: visible; opacity: 1; transition: opacity var(--dur); }
.mobile-menu-head { display: flex; align-items: center; justify-content: space-between; min-height: var(--header-h); padding-inline: var(--gutter); border-bottom: 1px solid var(--color-border); }
.mobile-menu nav { flex: 1; overflow-y: auto; padding: 16px var(--gutter) 40px; }
.mobile-menu nav a { display: flex; align-items: center; justify-content: space-between; min-height: 60px; border-bottom: 1px solid var(--color-border); font-family: var(--font-serif); font-size: 1.625rem; text-decoration: none; }
.mobile-menu .secondary a { min-height: 48px; font-family: var(--font-sans); font-size: var(--text-md); border: 0; }
.mobile-menu .secondary { margin-top: 24px; }

/* 7. PROPERTY CARDS AND LISTING GRIDS ------------------------------------ */
.listing-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(36px, 4vw, 56px) var(--grid-gap); }
.listing-grid--2 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.listing-grid--4 { grid-template-columns: repeat(4, minmax(0, 1fr)); }
.pcard { position: relative; display: flex; flex-direction: column; }
.pcard-media { position: relative; overflow: hidden; aspect-ratio: 4 / 3; background: var(--color-surface-2); }
.pcard-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .9s var(--ease); }
.pcard:hover .pcard-media img { transform: scale(1.04); }
.status { position: absolute; left: 14px; top: 14px; z-index: 1; display: inline-flex; align-items: center; gap: 6px; padding: 5px 10px; background: rgba(255, 255, 255, .94); font-size: 11px; font-weight: 600; letter-spacing: .1em; text-transform: uppercase; color: var(--color-ink); }
.status::before { content: ""; width: 7px; height: 7px; border-radius: 50%; background: var(--color-sale); }
.status--rent::before { background: var(--color-rent); }
.status--sold::before { background: var(--color-sold); }
.save-btn { position: absolute; right: 10px; top: 10px; z-index: 2; display: grid; place-items: center; width: 44px; height: 44px; border: 0; border-radius: 50%; background: rgba(255, 255, 255, .94); color: var(--color-ink); font-size: 20px; transition: transform var(--dur) var(--ease); }
.save-btn:hover { transform: scale(1.06); }
.save-btn .icon-on { display: none; color: #9C2F2F; }
.save-btn[aria-pressed="true"] .icon-on { display: block; }
.save-btn[aria-pressed="true"] .icon-off { display: none; }
.pcard-body { display: grid; gap: 4px; padding-top: 16px; }
.pcard-price { font-family: var(--font-serif); font-size: 1.5rem; line-height: 1.2; }
.pcard-price small { font-family: var(--font-sans); font-size: var(--text-sm); color: var(--color-muted); }
.pcard-title { font-size: var(--text-md); font-weight: 500; }
.pcard-title a { display: inline-block; padding: 4px 0; text-decoration: none; }
.pcard-title a::after { content: ""; position: absolute; inset: 0; z-index: 1; }
.pcard-title a:hover { text-decoration: underline; }
.pcard-address { font-size: var(--text-sm); color: var(--color-muted); }
.facts { display: flex; flex-wrap: wrap; gap: 6px 18px; margin-top: 10px; padding-top: 12px; border-top: 1px solid var(--color-border); font-size: var(--text-sm); color: var(--color-ink); }
.facts span { display: inline-flex; align-items: center; gap: 6px; }
.facts .ph { font-size: 17px; color: var(--color-grey); }
.pcard-cta { position: relative; z-index: 2; justify-self: start; margin-top: 10px; }
/* Editorial grid with varied image proportions (home page) */
.editorial-grid { display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); gap: clamp(36px, 4vw, 56px) var(--grid-gap); }
.editorial-grid > :nth-child(6n+1) { grid-column: span 7; }
.editorial-grid > :nth-child(6n+2) { grid-column: span 5; }
.editorial-grid > :nth-child(6n+3), .editorial-grid > :nth-child(6n+4), .editorial-grid > :nth-child(6n+5) { grid-column: span 4; }
.editorial-grid > :nth-child(6n+6) { grid-column: span 12; }
.editorial-grid > :nth-child(6n+1) .pcard-media { aspect-ratio: 16 / 10; }
.editorial-grid > :nth-child(6n+2) .pcard-media { aspect-ratio: 4 / 3.65; }
.editorial-grid > :nth-child(6n+3) .pcard-media, .editorial-grid > :nth-child(6n+5) .pcard-media { aspect-ratio: 4 / 5; }
.editorial-grid > :nth-child(6n+4) .pcard-media { aspect-ratio: 1 / 1; }
.editorial-grid > :nth-child(6n+6) .pcard-media { aspect-ratio: 21 / 8; }
/* List view */
.listing-grid.is-list { grid-template-columns: minmax(0, 1fr); gap: 0; }
.is-list .pcard { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: 28px; padding: 24px 0; border-bottom: 1px solid var(--color-border); }
.is-list .pcard-body { padding-top: 0; align-content: center; }
.empty { grid-column: 1 / -1; padding: 72px 24px; text-align: center; border: 1px solid var(--color-border); background: var(--color-surface); }
.empty h2 { font-size: 2rem; }
.empty p { max-width: 460px; margin: 12px auto 24px; color: var(--color-muted); }
/* Unknown listing, advisor or neighborhood: keep the reserved height so the footer does not jump into view */
.page-missing { min-height: 100vh; padding: 48px 0 96px; }
/* Space kept for content drawn by JavaScript, so the page doesn't jump when it appears */
.js [data-prop-root]:empty, .js [data-agent-root]:empty, .js [data-nb-root]:empty, .js [data-dev-list]:empty,
.js [data-results]:empty, .js [data-agent-grid][data-directory]:empty { min-height: 100vh; }
.js [data-disc-grid]:empty { min-height: 1100px; }
.js [data-nb-grid]:empty { min-height: 900px; }
.js [data-agent-grid]:empty, .js [data-saved-grid]:empty { min-height: 600px; }
html:not(.js) [data-disc-tabs], html:not(.js) [data-agent-tools] { display: none; }
.noscript-note { padding: 24px; border: 1px dashed var(--color-border-strong); text-align: center; color: var(--color-muted); }

/* 8. HOME PAGE ----------------------------------------------------------- */
.hero { position: relative; min-height: max(640px, 100svh); display: flex; align-items: flex-end; color: #fff; overflow: hidden; background-color: #1B1F2C; } /* dark fallback keeps text readable if the image fails */
.hero-img { position: absolute; inset: 0; }
.hero-img img { width: 100%; height: 100%; object-fit: cover; object-position: 100% 70%; }
.hero::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(10, 10, 12, .72) 0%, rgba(10, 10, 12, .5) 38%, rgba(10, 10, 12, 0) 70%), linear-gradient(180deg, rgba(10, 10, 12, .45) 0%, rgba(10, 10, 12, .1) 30%, rgba(10, 10, 12, .15) 55%, rgba(10, 10, 12, .62) 100%); }
.hero-content { position: relative; z-index: 1; width: 100%; padding-top: calc(var(--header-h) + 64px); padding-bottom: clamp(32px, 5vw, 64px); }
.hero h1 { max-width: 900px; color: #fff; }
.hero-lead { max-width: 520px; margin-top: var(--space-5); font-size: clamp(1.0625rem, 1rem + .3vw, 1.25rem); color: rgba(255, 255, 255, .9); }
.hero-search { margin-top: clamp(28px, 4vw, 48px); padding: 8px; background: rgba(255, 255, 255, .96); color: var(--color-ink); box-shadow: var(--shadow); max-width: 1120px; }
.search-tabs { display: flex; gap: 2px; padding: 0 8px; border-bottom: 1px solid var(--color-border); }
.search-tabs label { position: relative; cursor: pointer; }
.search-tabs input { position: absolute; opacity: 0; width: 1px; height: 1px; }
.search-tabs span { display: inline-flex; align-items: center; min-height: 48px; padding: 0 16px; font-size: var(--text-sm); font-weight: 500; color: var(--color-muted); border-bottom: 2px solid transparent; transition: color var(--dur), border-color var(--dur); }
.search-tabs input:checked + span { color: var(--color-ink); border-bottom-color: var(--color-ink); }
.search-tabs input:focus-visible + span { outline: 2px solid var(--color-ink); outline-offset: -4px; }
.search-row { display: grid; grid-template-columns: minmax(0, 2.4fr) repeat(4, minmax(0, 1fr)) auto; gap: 0; padding: 8px; }
.search-row .field { padding: 8px 14px; border-right: 1px solid var(--color-border); }
.search-row .field:last-of-type { border-right: 0; }
.search-row .input, .search-row .select { min-height: 36px; padding: 4px 0; border: 0; background-color: transparent; font-size: var(--text-md); }
.search-row .select { padding-right: 24px; background-position: right 0 center; }
.search-row .input:focus, .search-row .select:focus { box-shadow: none; }
.search-row .field:focus-within { background: var(--color-surface-2); }
.search-row .btn { align-self: stretch; min-height: 64px; margin-left: 8px; }
.hero-scroll { display: flex; align-items: center; gap: 10px; margin-top: 24px; font-size: var(--text-xs); letter-spacing: .14em; text-transform: uppercase; color: rgba(255, 255, 255, .85); text-decoration: none; }
.tabs-row { display: flex; flex-wrap: wrap; gap: 6px 2px; margin-bottom: 32px; border-bottom: 1px solid var(--color-border); }
.tab { position: relative; min-height: 48px; padding: 0 16px; border: 0; background: none; font-size: var(--text-sm); font-weight: 500; color: var(--color-muted); }
.tab::after { content: ""; position: absolute; left: 16px; right: 16px; bottom: -1px; height: 2px; background: var(--color-ink); transform: scaleX(0); transition: transform var(--dur) var(--ease); }
.tab[aria-selected="true"] { color: var(--color-ink); }
.tab[aria-selected="true"]::after { transform: scaleX(1); }
.tab:hover { color: var(--color-ink); }
.tab-intro { margin: -12px 0 32px; color: var(--color-muted); max-width: 640px; }
.split { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: clamp(40px, 6vw, 112px); align-items: center; }
.split-media img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; }
.split .lead { margin-top: var(--space-5); }
.split .btn-row { margin-top: var(--space-6); }
.checks { display: grid; gap: 12px; margin-top: var(--space-6); }
.checks li { display: grid; grid-template-columns: 24px minmax(0, 1fr); gap: 12px; }
.checks .ph { font-size: 20px; color: var(--color-accent-text); margin-top: 2px; }
.statement { max-width: 980px; font-family: var(--font-serif); font-size: clamp(1.75rem, 1.2rem + 2vw, 3rem); line-height: 1.25; letter-spacing: -0.015em; }
.statement em { font-style: normal; color: var(--color-accent-text); }
.pillars { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: var(--grid-gap); margin-top: clamp(40px, 5vw, 72px); }
.pillar { padding-top: 20px; border-top: 1px solid var(--color-ink); }
.pillar h3 { font-size: 1.375rem; }
.pillar p { margin-top: 10px; font-size: var(--text-sm); color: var(--color-muted); }
.cta-band { position: relative; overflow: hidden; display: grid; grid-template-columns: minmax(0, 1fr) auto; align-items: end; gap: 32px; padding: clamp(40px, 6vw, 88px); background: var(--color-dark); color: var(--color-on-dark); }
.cta-band h2 { color: #fff; max-width: 680px; }
.cta-band p { margin-top: 16px; color: var(--color-on-dark-muted); max-width: 520px; }
.cta-band :focus-visible { outline-color: #fff; }

/* 9. SEARCH RESULTS PAGE ------------------------------------------------- */
.page-head { padding: clamp(40px, 6vw, 80px) 0 clamp(24px, 3vw, 40px); }
.page-head .lead { margin-top: 16px; max-width: 640px; }
.crumbs ol { display: flex; flex-wrap: wrap; align-items: center; gap: 6px; margin-bottom: 20px; font-size: var(--text-xs); color: var(--color-muted); }
.crumbs li { display: flex; align-items: center; }
.crumbs li + li::before { content: "/"; margin-right: 6px; color: var(--color-border-strong); }
.crumbs a { display: inline-block; padding: 6px 0; text-decoration: none; }
.crumbs a:hover { text-decoration: underline; }
.crumbs [aria-current] { display: inline-block; padding: 6px 0; color: var(--color-ink); }
.searchbar { display: flex; flex-wrap: wrap; align-items: center; gap: 12px; padding: 16px 0; border-top: 1px solid var(--color-border); border-bottom: 1px solid var(--color-border); }
.searchbar .q { position: relative; flex: 1 1 320px; }
.searchbar .q .ph { position: absolute; left: 14px; top: 50%; transform: translateY(-50%); color: var(--color-grey); font-size: 18px; pointer-events: none; }
.searchbar .q .input { padding-left: 44px; }
.searchbar-tools { display: flex; flex-wrap: wrap; align-items: center; gap: 12px; }
.searchbar-tools .select { width: auto; min-height: 46px; }
.view-toggle { display: inline-flex; border: 1px solid var(--color-border-strong); }
.view-toggle button { display: inline-flex; align-items: center; gap: 6px; min-height: 44px; padding: 0 14px; border: 0; background: var(--color-surface); font-size: var(--text-sm); }
.view-toggle button + button { border-left: 1px solid var(--color-border-strong); }
.view-toggle button[aria-pressed="true"] { background: var(--color-ink); color: #fff; }
.filters-btn { display: none; }
.results-layout { display: grid; grid-template-columns: 280px minmax(0, 1fr); gap: clamp(24px, 4vw, 56px); align-items: start; padding: 32px 0 var(--section-y); }
.filters { position: sticky; top: calc(var(--header-h) + 16px); display: grid; gap: 28px; max-height: calc(100vh - var(--header-h) - 32px); overflow-y: auto; padding-right: 4px; }
.filters fieldset { margin: 0; padding: 0; border: 0; display: grid; gap: 10px; }
.filters legend { margin-bottom: 10px; }
.range { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: 8px; }
.range .input { min-height: 44px; padding: 8px 10px; font-size: 15px; }
.filter-checks { display: grid; gap: 4px; }
.filter-checks label { display: flex; align-items: center; gap: 10px; min-height: 36px; font-size: var(--text-sm); cursor: pointer; }
.filter-checks input { width: 18px; height: 18px; accent-color: var(--color-ink); }
.filters-head { display: none; }
.filters-foot { display: flex; gap: 12px; }
.results-bar { display: flex; flex-wrap: wrap; align-items: baseline; justify-content: space-between; gap: 8px 16px; margin-bottom: 24px; }
.results-count { font-family: var(--font-serif); font-size: 1.5rem; min-height: 1.6em; }
/* Space for the property types written by search.js (6 types × 36 px + gaps); avoids a layout shift */
.js .filter-checks:empty { min-height: 236px; }
.active-filters { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 24px; }
.active-filters button { display: inline-flex; align-items: center; gap: 6px; min-height: 36px; padding: 0 12px; border: 1px solid var(--color-border-strong); background: var(--color-surface); font-size: var(--text-xs); }
.active-filters button:hover { border-color: var(--color-ink); }
.load-more { display: flex; flex-direction: column; align-items: center; gap: 12px; margin-top: 48px; font-size: var(--text-sm); color: var(--color-muted); }
.map-split { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: var(--grid-gap); align-items: start; }
.map-split .listing-grid { grid-template-columns: minmax(0, 1fr); }
.map-split .is-list .pcard { grid-template-columns: minmax(0, 2fr) minmax(0, 3fr); }
.map { position: sticky; top: calc(var(--header-h) + 16px); background: var(--color-surface-2); border: 1px solid var(--color-border); }
.map-canvas { position: relative; aspect-ratio: 5 / 4; }
.map-canvas img { width: 100%; height: 100%; }
.pin { position: absolute; z-index: 1; display: grid; place-items: center; min-width: 44px; height: 30px; padding: 0 8px; transform: translate(-50%, -100%); border: 0; background: var(--color-ink); color: #fff; font-size: 12px; font-weight: 600; font-variant-numeric: tabular-nums; white-space: nowrap; box-shadow: 0 4px 12px rgba(23, 23, 23, .25); transition: transform var(--dur) var(--ease), background-color var(--dur); }
.pin::after { content: ""; position: absolute; left: 50%; bottom: -6px; transform: translateX(-50%); border: 6px solid transparent; border-bottom: 0; border-top-color: inherit; border-top-color: var(--color-ink); }
.pin:hover, .pin.is-active { z-index: 2; transform: translate(-50%, -100%) scale(1.1); background: var(--color-accent-text); }
.pin.is-active::after, .pin:hover::after { border-top-color: var(--color-accent-text); }
.map-note { padding: 12px 16px; border-top: 1px solid var(--color-border); }
.pcard.is-highlighted .pcard-media { outline: 2px solid var(--color-accent-text); outline-offset: 3px; }

/* 10. PROPERTY PAGE ------------------------------------------------------ */
.gallery { display: grid; grid-template-columns: minmax(0, 3fr) minmax(0, 1fr); gap: 8px; }
.gallery-main { position: relative; overflow: hidden; aspect-ratio: 16 / 10; background: var(--color-surface-2); }
.gallery-main img { width: 100%; height: 100%; object-fit: cover; }
.gallery-thumbs { display: grid; grid-template-rows: repeat(4, minmax(0, 1fr)); gap: 8px; }
.gallery-thumbs button { position: relative; padding: 0; border: 0; background: var(--color-surface-2); overflow: hidden; }
.gallery-thumbs img { width: 100%; height: 100%; object-fit: cover; opacity: .72; transition: opacity var(--dur); }
.gallery-thumbs button:hover img, .gallery-thumbs button[aria-current="true"] img { opacity: 1; }
.gallery-thumbs button[aria-current="true"]::after { content: ""; position: absolute; inset: 0; box-shadow: inset 0 0 0 2px var(--color-ink); }
.gallery-controls { position: absolute; left: 16px; right: 16px; bottom: 16px; display: flex; align-items: center; justify-content: space-between; gap: 8px; }
.gallery-controls .count { padding: 4px 10px; background: rgba(255, 255, 255, .94); font-size: var(--text-xs); font-variant-numeric: tabular-nums; }
.gallery-controls .btns { display: flex; gap: 8px; }
.round-btn { display: inline-grid; place-items: center; width: 44px; height: 44px; border: 0; border-radius: 50%; background: rgba(255, 255, 255, .94); color: var(--color-ink); font-size: 18px; }
.round-btn:hover { background: #fff; }
.pill-btn { display: inline-flex; align-items: center; gap: 8px; min-height: 44px; padding: 0 16px; border: 0; background: rgba(255, 255, 255, .94); font-size: var(--text-sm); font-weight: 500; }
.lightbox { position: fixed; inset: 0; z-index: 250; display: flex; flex-direction: column; background: rgba(12, 12, 12, .96); color: #fff; visibility: hidden; opacity: 0; transition: opacity var(--dur), visibility 0s linear var(--dur); }
.lightbox.is-open { visibility: visible; opacity: 1; transition: opacity var(--dur); }
.lightbox-head { display: flex; align-items: center; justify-content: space-between; gap: 12px; min-height: 64px; padding: 0 16px 0 24px; font-size: var(--text-sm); }
.lightbox-stage { flex: 1; display: flex; align-items: center; justify-content: center; gap: 12px; min-height: 0; padding: 0 12px 24px; }
.lightbox-stage img { max-width: min(1400px, 100%); max-height: 100%; object-fit: contain; }
.lightbox .round-btn { background: rgba(255, 255, 255, .12); color: #fff; flex: none; }
.lightbox .round-btn:hover { background: rgba(255, 255, 255, .24); }
.lightbox :focus-visible { outline-color: #fff; }
.prop-layout { display: grid; grid-template-columns: minmax(0, 1fr) 380px; gap: clamp(32px, 5vw, 80px); align-items: start; padding: 40px 0 var(--section-y); }
.prop-head { display: grid; gap: 10px; padding-bottom: 28px; border-bottom: 1px solid var(--color-border); }
.prop-head .status { position: static; justify-self: start; background: var(--color-surface-2); }
.prop-price { font-family: var(--font-serif); font-size: clamp(2rem, 1.5rem + 1.6vw, 3rem); line-height: 1.1; }
.prop-price small { font-family: var(--font-sans); font-size: var(--text-md); color: var(--color-muted); }
.prop-title { font-family: var(--font-sans); font-size: var(--text-lg); font-weight: 500; letter-spacing: 0; }
.prop-meta { display: flex; flex-wrap: wrap; gap: 4px 16px; font-size: var(--text-sm); color: var(--color-muted); }
.prop-actions { display: flex; flex-wrap: wrap; gap: 8px; margin-top: 8px; }
.prop-actions button { display: inline-flex; align-items: center; gap: 8px; min-height: 44px; padding: 0 16px; border: 1px solid var(--color-border-strong); background: var(--color-surface); font-size: var(--text-sm); }
.prop-actions button:hover { border-color: var(--color-ink); }
.prop-actions [aria-pressed="true"] .ph { color: #9C2F2F; }
.keyfacts { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); border-bottom: 1px solid var(--color-border); }
.keyfacts div { padding: 24px 16px 24px 0; }
.keyfacts div + div { padding-left: 20px; border-left: 1px solid var(--color-border); }
.keyfacts dt { font-size: var(--text-xs); letter-spacing: .1em; text-transform: uppercase; color: var(--color-muted); }
.keyfacts dd { margin: 6px 0 0; font-family: var(--font-serif); font-size: 1.5rem; }
.prop-section { padding: 48px 0; border-bottom: 1px solid var(--color-border); }
.prop-section h2 { font-size: clamp(1.625rem, 1.3rem + 1vw, 2.125rem); margin-bottom: 20px; }
.prop-section .description p { line-height: 1.8; }
.prop-section .description p:last-child { font-size: var(--text-sm); color: var(--color-muted); }
.amenities { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 14px 32px; }
.amenities li { display: flex; align-items: center; gap: 12px; }
.amenities .ph { font-size: 20px; color: var(--color-accent-text); }
.floorplan { border: 1px solid var(--color-border); background: var(--color-surface); }
.floorplan img { width: 100%; }
.location { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: 32px; align-items: start; }
.mini-map { position: relative; border: 1px solid var(--color-border); }
.mini-map .pin { pointer-events: none; }
.inquiry { position: sticky; top: calc(var(--header-h) + 24px); display: grid; gap: 20px; padding: 28px; background: var(--color-surface); border: 1px solid var(--color-border); }
.agent-mini { display: grid; grid-template-columns: 72px minmax(0, 1fr); gap: 16px; align-items: center; padding-bottom: 20px; border-bottom: 1px solid var(--color-border); }
.agent-mini img { width: 72px; height: 88px; object-fit: cover; }
.agent-mini strong { display: block; font-family: var(--font-serif); font-size: 1.25rem; font-weight: 400; }
.agent-mini span { font-size: var(--text-sm); color: var(--color-muted); }
.agent-mini a { font-size: var(--text-sm); }
.inquiry .form-grid { grid-template-columns: minmax(0, 1fr); gap: 14px; }
.inquiry h2 { font-size: 1.5rem; }
.contact-lines { display: grid; gap: 4px; font-size: var(--text-sm); }
.contact-lines a { display: inline-flex; align-items: center; gap: 8px; min-height: 36px; text-decoration: none; }
.contact-lines a:hover { text-decoration: underline; }
.mobile-contact { display: none; }

/* 11. AGENTS ------------------------------------------------------------- */
.agent-tools { display: flex; flex-wrap: wrap; align-items: center; gap: 12px 24px; margin-bottom: 40px; }
.agent-tools .q { position: relative; flex: 1 1 280px; max-width: 420px; }
.agent-tools .q .ph { position: absolute; left: 14px; top: 50%; transform: translateY(-50%); color: var(--color-grey); pointer-events: none; }
.agent-tools .q .input { padding-left: 44px; }
.agent-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 56px var(--grid-gap); }
.acard { position: relative; display: flex; flex-direction: column; }
.acard-media { aspect-ratio: 4 / 5; overflow: hidden; background: var(--color-surface-2); }
.acard-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .9s var(--ease); }
.acard:hover .acard-media img { transform: scale(1.03); }
.acard h3 { margin-top: 18px; font-size: 1.625rem; }
.acard h3 a { text-decoration: none; }
.acard h3 a::after { content: ""; position: absolute; inset: 0; }
.acard h3 a:hover { text-decoration: underline; }
.acard-role { margin-top: 4px; font-size: var(--text-sm); color: var(--color-muted); }
.tags { display: flex; flex-wrap: wrap; gap: 6px; margin-top: 12px; }
.tags span { padding: 4px 10px; border: 1px solid var(--color-border-strong); font-size: var(--text-xs); }
.acard-foot { position: relative; z-index: 1; display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 12px; margin-top: 16px; padding-top: 14px; border-top: 1px solid var(--color-border); font-size: var(--text-sm); color: var(--color-muted); }
.agent-hero { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: clamp(32px, 6vw, 96px); align-items: end; padding-bottom: var(--section-y); }
.agent-hero img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; }
.agent-hero h1 { font-size: clamp(2.5rem, 1.6rem + 3.4vw, 4.5rem); }
.agent-hero .role { margin-top: 10px; font-size: var(--text-lg); color: var(--color-muted); }
.agent-hero .bio { margin-top: 28px; font-size: var(--text-lg); line-height: 1.75; }
.agent-dl { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 24px; margin-top: 32px; padding-top: 28px; border-top: 1px solid var(--color-border); }
.agent-dl dt { font-size: var(--text-xs); letter-spacing: .1em; text-transform: uppercase; color: var(--color-muted); }
.agent-dl dd { margin: 8px 0 0; }
.agent-dl a { text-decoration: none; }
.agent-dl a:hover { text-decoration: underline; }

/* 12. NEIGHBOURHOODS AND DEVELOPMENTS ------------------------------------ */
.nb-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 64px var(--grid-gap); }
.nbcard { position: relative; display: flex; flex-direction: column; }
.nbcard-media { aspect-ratio: 16 / 10; overflow: hidden; background: var(--color-surface-2); }
.nbcard-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .9s var(--ease); }
.nbcard:hover .nbcard-media img { transform: scale(1.03); }
.nbcard h3 { margin-top: 20px; font-size: 2rem; }
.nbcard h3 a { text-decoration: none; }
.nbcard h3 a::after { content: ""; position: absolute; inset: 0; }
.nbcard .tagline { margin-top: 6px; font-family: var(--font-serif); font-size: 1.125rem; color: var(--color-muted); }
.nbcard p.desc { margin-top: 12px; color: var(--color-ink); }
.nb-highlights { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 8px 20px; margin-top: 16px; font-size: var(--text-sm); }
.nb-highlights li { display: flex; gap: 8px; align-items: flex-start; }
.nb-highlights .ph { color: var(--color-accent-text); margin-top: 3px; }
.nb-foot { position: relative; z-index: 1; display: flex; flex-wrap: wrap; justify-content: space-between; align-items: center; gap: 12px; margin-top: 18px; padding-top: 14px; border-top: 1px solid var(--color-border); font-size: var(--text-sm); }
.nb-foot .range { display: block; color: var(--color-muted); }
.nb-hero { position: relative; min-height: 560px; display: flex; align-items: flex-end; color: #fff; }
.nb-hero img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.nb-hero::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(10, 10, 12, .3), rgba(10, 10, 12, .78)); }
.nb-hero .container { position: relative; z-index: 1; padding-bottom: 48px; }
.nb-hero h1 { color: #fff; }
.nb-hero .crumbs ol, .nb-hero .crumbs [aria-current] { color: rgba(255, 255, 255, .85); }
.nb-hero p { margin-top: 12px; max-width: 560px; font-size: var(--text-lg); color: rgba(255, 255, 255, .9); }
.nb-hero :focus-visible { outline-color: #fff; }
.dev { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 5fr); gap: clamp(32px, 5vw, 80px); align-items: center; padding: 56px 0; border-top: 1px solid var(--color-border); }
.dev:nth-child(even) .dev-media { order: 2; }
.dev-media img { width: 100%; aspect-ratio: 16 / 10; object-fit: cover; }
.dev h2 { margin-top: 8px; }
.dev .summary { margin-top: 16px; color: var(--color-muted); font-size: var(--text-lg); }
.dev dl { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 16px; margin: 28px 0; padding: 20px 0; border-top: 1px solid var(--color-border); border-bottom: 1px solid var(--color-border); }
.dev dt { font-size: var(--text-xs); letter-spacing: .1em; text-transform: uppercase; color: var(--color-muted); }
.dev dd { margin: 6px 0 0; font-family: var(--font-serif); font-size: 1.25rem; }
.dev .checks { margin-top: 0; margin-bottom: 28px; }

/* 13. SELL, ABOUT, CONTACT, FAQ, LEGAL, SAVED, 404 ----------------------- */
.compare { position: relative; overflow: hidden; aspect-ratio: 16 / 10; background: var(--color-surface-2); --pos: 50%; user-select: none; }
.compare img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.compare .after { clip-path: inset(0 0 0 var(--pos)); }
.compare-line { position: absolute; top: 0; bottom: 0; left: var(--pos); width: 2px; margin-left: -1px; background: #fff; pointer-events: none; }
.compare-line::after { content: ""; position: absolute; top: 50%; left: 50%; width: 44px; height: 44px; transform: translate(-50%, -50%); border-radius: 50%; background: #fff; box-shadow: var(--shadow); }
.compare-labels { position: absolute; left: 16px; right: 16px; top: 16px; display: flex; justify-content: space-between; pointer-events: none; }
.compare-labels span { padding: 4px 10px; background: rgba(255, 255, 255, .94); font-size: var(--text-xs); font-weight: 600; letter-spacing: .1em; text-transform: uppercase; }
.compare input[type="range"] { position: absolute; inset: 0; width: 100%; height: 100%; margin: 0; opacity: 0; cursor: ew-resize; }
.compare:has(input:focus-visible) { outline: 2px solid var(--color-ink); outline-offset: 3px; }
html:not(.js) .compare .after { clip-path: none; }
html:not(.js) .compare-line, html:not(.js) .compare input { display: none; }
.steps { display: grid; grid-template-columns: repeat(5, minmax(0, 1fr)); gap: var(--grid-gap); counter-reset: step; }
.step { padding-top: 20px; border-top: 1px solid var(--color-ink); }
.step::before { counter-increment: step; content: "0" counter(step); display: block; margin-bottom: 16px; font-family: var(--font-serif); font-size: 1.75rem; color: var(--color-accent-text); }
.step h3 { font-size: 1.25rem; }
.step p { margin-top: 8px; font-size: var(--text-sm); color: var(--color-muted); }
.services { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: var(--grid-gap); }
.service .ph { font-size: 28px; color: var(--color-accent-text); }
.service h3 { margin-top: 16px; font-size: 1.25rem; }
.service p { margin-top: 8px; font-size: var(--text-sm); color: var(--color-muted); }
.form-panel { padding: clamp(24px, 4vw, 48px); background: var(--color-surface); border: 1px solid var(--color-border); }
.faq { border-top: 1px solid var(--color-ink); }
.faq details { border-bottom: 1px solid var(--color-border); }
.faq summary { display: flex; align-items: center; justify-content: space-between; gap: 24px; min-height: 68px; padding: 16px 0; cursor: pointer; list-style: none; font-family: var(--font-serif); font-size: 1.25rem; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary .ph { font-size: 18px; transition: transform var(--dur) var(--ease); }
.faq details[open] summary .ph { transform: rotate(45deg); }
.faq .answer { padding: 0 48px 24px 0; color: var(--color-muted); line-height: 1.7; }
.faq .answer a { color: var(--color-ink); }
.faq-group + .faq-group { margin-top: 56px; }
.faq-group h2 { font-size: 1.75rem; margin-bottom: 16px; }
.faq-layout { display: grid; grid-template-columns: 240px minmax(0, 1fr); gap: clamp(32px, 5vw, 80px); align-items: start; padding-bottom: var(--section-y); }
.side-nav { position: sticky; top: calc(var(--header-h) + 24px); display: grid; gap: 2px; }
.side-nav a { display: block; padding: 8px 0; font-size: var(--text-sm); color: var(--color-muted); text-decoration: none; }
.side-nav a:hover { color: var(--color-ink); }
.offices { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: var(--grid-gap); }
.office { padding-top: 20px; border-top: 1px solid var(--color-ink); font-size: var(--text-sm); }
.office h3 { font-size: 1.375rem; margin-bottom: 10px; }
.office p { color: var(--color-muted); }
.office a { display: inline-block; padding: 4px 0; }
.contact-layout { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 4fr); gap: clamp(32px, 5vw, 80px); align-items: start; padding-bottom: var(--section-y); }
.prose { max-width: 760px; }
.prose h2 { font-size: 2rem; margin-top: 56px; }
.prose h2:first-child { margin-top: 0; }
.prose h3 { margin-top: 24px; font-family: var(--font-sans); font-size: var(--text-md); font-weight: 600; letter-spacing: 0; }
.prose p, .prose ul { margin-top: 10px; line-height: 1.75; }
.prose ul { padding-left: 20px; }
.template-note { display: flex; gap: 10px; margin-top: 16px; padding: 12px 14px; border: 1px dashed var(--color-border-strong); font-size: var(--text-sm); color: var(--color-muted); }
.template-note .ph { margin-top: 3px; }
.error-page { position: relative; min-height: 80vh; display: flex; align-items: center; color: #fff; background-color: #1B1F2C; }
.error-page img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.error-page::after { content: ""; position: absolute; inset: 0; background: rgba(10, 10, 12, .72); }
.error-page .container { position: relative; z-index: 1; }
.error-page h1 { color: #fff; max-width: 760px; }
.error-page p { margin: 20px 0 32px; max-width: 520px; font-size: var(--text-lg); color: rgba(255, 255, 255, .9); }
.error-page .eyebrow { color: rgba(255, 255, 255, .85); }
.error-page :focus-visible { outline-color: #fff; }

/* 14. FOOTER ------------------------------------------------------------- */
.site-footer { padding: clamp(56px, 7vw, 96px) 0 28px; background: var(--color-dark); color: var(--color-on-dark-muted); font-size: var(--text-sm); }
.footer-top { display: grid; grid-template-columns: minmax(0, 2fr) repeat(4, minmax(0, 1fr)); gap: 40px; padding-bottom: 56px; border-bottom: 1px solid rgba(243, 241, 236, .14); }
.footer-brand img { width: 180px; }
.footer-brand p { margin-top: 20px; max-width: 320px; }
.footer-col h2 { margin-bottom: 14px; font-family: var(--font-sans); font-size: var(--text-xs); font-weight: 500; letter-spacing: .14em; text-transform: uppercase; color: #fff; }
.footer-col a { display: inline-block; min-width: 28px; padding: 5px 0; color: var(--color-on-dark-muted); text-decoration: none; }
.footer-col a:hover { color: #fff; text-decoration: underline; }
.footer-col address { font-style: normal; line-height: 1.8; }
.footer-bottom { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: center; gap: 16px; padding-top: 24px; font-size: var(--text-xs); }
.footer-bottom ul { display: flex; flex-wrap: wrap; gap: 4px 20px; }
.footer-bottom a { display: inline-block; padding: 4px 0; color: var(--color-on-dark-muted); }
.footer-bottom a:hover { color: #fff; }
.footer-note { max-width: 640px; }
.social { display: flex; gap: 6px; }
.social a { display: grid; place-items: center; width: 40px; height: 40px; border: 1px solid rgba(243, 241, 236, .22); border-radius: 50%; color: #fff; font-size: 17px; }
.social a:hover { border-color: var(--color-accent); }
.site-footer :focus-visible { outline-color: #fff; }

/* 15. RESPONSIVE --------------------------------------------------------- */
@media (max-width: 1240px) {
  .nav-main a { padding: 0 8px; }
  .nav-main a::after { left: 8px; right: 8px; }
  .header-link .label-text { display: none; }
  .search-row { grid-template-columns: minmax(0, 1fr) minmax(0, 1fr) minmax(0, 1fr); }
  .search-row .field:first-child { grid-column: 1 / -1; border-right: 0; border-bottom: 1px solid var(--color-border); }
  .search-row .field:nth-child(3) { border-right: 1px solid var(--color-border); }
  .search-row .btn { grid-column: 1 / -1; margin: 8px 0 0; min-height: 52px; }
  .steps { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .listing-grid--4 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
@media (max-width: 1100px) {
  .hero::after { background: linear-gradient(90deg, rgba(10, 10, 12, .74) 0%, rgba(10, 10, 12, .58) 60%, rgba(10, 10, 12, .15) 92%), linear-gradient(180deg, rgba(10, 10, 12, .45) 0%, rgba(10, 10, 12, .1) 30%, rgba(10, 10, 12, .15) 55%, rgba(10, 10, 12, .62) 100%); }
  .nav-main, .header-actions .header-link--contact { display: none; }
  .menu-btn { display: inline-grid; }
  .header-actions { margin-left: auto; border-left: 0; padding-left: 0; }
  .prop-layout { grid-template-columns: minmax(0, 1fr); }
  .inquiry { position: static; }
  .listing-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .agent-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .services { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .footer-top { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .footer-brand { grid-column: 1 / -1; }
  .mobile-contact { position: fixed; left: 0; right: 0; bottom: 0; z-index: 60; display: flex; gap: 10px; padding: 12px var(--gutter); background: var(--color-surface); border-top: 1px solid var(--color-border); box-shadow: 0 -8px 24px rgba(23, 23, 23, .08); }
  .mobile-contact .btn { flex: 1; min-height: 48px; padding: 0 12px; }
  body:has(.mobile-contact) .site-footer { padding-bottom: 104px; }
}
@media (max-width: 960px) {
  .results-layout { grid-template-columns: minmax(0, 1fr); padding-top: 24px; }
  .filters-btn { display: inline-flex; }
  .js .filters { position: fixed; inset: 0; z-index: 220; max-height: none; padding: 0 var(--gutter) 24px; background: var(--color-bg); overflow-y: auto; visibility: hidden; opacity: 0; transition: opacity var(--dur), visibility 0s linear var(--dur); }
  .js .filters.is-open { visibility: visible; opacity: 1; transition: opacity var(--dur); }
  .js .filters-head { position: sticky; top: 0; z-index: 1; display: flex; align-items: center; justify-content: space-between; min-height: 64px; margin: 0 calc(-1 * var(--gutter)); padding: 0 var(--gutter); background: var(--color-bg); border-bottom: 1px solid var(--color-border); }
  .js .filters-foot { position: sticky; bottom: 0; margin: 0 calc(-1 * var(--gutter)); padding: 12px var(--gutter); background: var(--color-bg); border-top: 1px solid var(--color-border); }
  .js .filters-foot .btn { flex: 1; }
  .map-split { grid-template-columns: minmax(0, 1fr); }
  .map-split .map { position: relative; top: 0; order: -1; }
  .split, .location, .agent-hero, .dev, .contact-layout, .faq-layout { grid-template-columns: minmax(0, 1fr); }
  .dev:nth-child(even) .dev-media { order: 0; }
  .side-nav { position: static; display: flex; flex-wrap: wrap; gap: 4px 16px; }
  .pillars, .offices { grid-template-columns: minmax(0, 1fr); }
  .nb-grid { grid-template-columns: minmax(0, 1fr); }
  .editorial-grid > * { grid-column: span 6 !important; }
  .editorial-grid > * .pcard-media { aspect-ratio: 4 / 3 !important; }
  .cta-band { grid-template-columns: minmax(0, 1fr); }
  .gallery { grid-template-columns: minmax(0, 1fr); }
  .gallery-thumbs { grid-template-rows: none; grid-template-columns: repeat(4, minmax(0, 1fr)); }
  .gallery-thumbs button { aspect-ratio: 16 / 10; }
}
@media (max-width: 700px) {
  .listing-grid, .listing-grid--2, .listing-grid--4, .agent-grid { grid-template-columns: minmax(0, 1fr); }
  .editorial-grid > * { grid-column: span 12 !important; }
  .is-list .pcard { grid-template-columns: minmax(0, 1fr); gap: 0; }
  .is-list .pcard-body { padding-top: 16px; }
  .search-row { grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); }
  .search-row .field:nth-child(3) { border-right: 0; }
  .search-row .field:nth-child(2), .search-row .field:nth-child(4) { border-right: 1px solid var(--color-border); }
  .search-row .field:nth-child(2), .search-row .field:nth-child(3) { border-bottom: 1px solid var(--color-border); }
  .keyfacts { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .keyfacts div:nth-child(3) { padding-left: 0; border-left: 0; }
  .keyfacts div:nth-child(n+3) { border-top: 1px solid var(--color-border); }
  .amenities, .nb-highlights, .form-grid, .agent-dl { grid-template-columns: minmax(0, 1fr); }
  .steps, .services { grid-template-columns: minmax(0, 1fr); }
  .dev dl { grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); }
  .footer-top { grid-template-columns: minmax(0, 1fr); }
  .brand img { width: 140px; }
  .header-link { padding: 0 8px; }
  /* Phones: the photograph sits behind the headline, the search panel follows on a dark ground */
  .hero { display: block; min-height: 0; background: var(--color-dark); }
  .hero-img { bottom: auto; height: 600px; }
  .hero::after { bottom: auto; height: 600px; background: linear-gradient(180deg, rgba(10, 10, 12, .62) 0%, rgba(10, 10, 12, .55) 55%, rgba(10, 10, 12, .2) 75%, rgba(10, 10, 12, .7) 100%); }
  .hero-img img { object-position: 70% 100%; }
  .hero-content { padding-top: calc(var(--header-h) + 40px); }
  .hero-search { margin-top: 170px; }
  .tabs-row { flex-wrap: nowrap; overflow-x: auto; margin-inline: calc(-1 * var(--gutter)); padding-inline: var(--gutter); scrollbar-width: none; }
  .tab { flex: none; }
  .searchbar-tools { width: 100%; }
  .searchbar-tools .select { flex: 1 1 auto; }
  .faq .answer { padding-right: 0; }
  .agent-tools .segmented { flex-wrap: nowrap; overflow-x: auto; margin-inline: calc(-1 * var(--gutter)); padding: 2px var(--gutter); scrollbar-width: none; }
  .agent-tools .segmented button { flex: none; }
  .acard-media { aspect-ratio: 1 / 1; }
  .acard-media img { object-position: center 20%; }
}

/* Without JavaScript: the phone menu cannot open, so the main links show in a scrollable row */
html:not(.js) .site-header--overlay { position: absolute; }
@media (max-width: 1100px) {
  html:not(.js) .header-inner { flex-wrap: wrap; row-gap: 0; }
  html:not(.js) .nav-main { display: block; order: 3; width: 100%; margin: 0 0 8px; overflow-x: auto; }
  html:not(.js) .nav-main ul { flex-wrap: nowrap; }
  html:not(.js) .nav-main a { white-space: nowrap; }
  html:not(.js) .menu-btn { display: none; }
}

/* 16. MOTION AND REDUCED MOTION ------------------------------------------ */
.js .reveal { opacity: 0; transform: translateY(18px); transition: opacity .8s var(--ease), transform .8s var(--ease); }
.js .reveal.is-visible { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { transition-duration: .01ms !important; animation-duration: .01ms !important; }
  .js .reveal { opacity: 1; transform: none; }
  .pcard:hover .pcard-media img, .acard:hover .acard-media img, .nbcard:hover .nbcard-media img { transform: none; }
}