/* ==========================================================================
   Christina Karam, v2 design system
   Design read: personal-brand real estate site for St. Louis buyers, sellers and
   investors. Bold sans display type, one persimmon accent on deep evergreen,
   arched "doorway" frames from the brand's door motif.
   Dials: DESIGN_VARIANCE 8 / MOTION_INTENSITY 7 / VISUAL_DENSITY 4
   Tokens below are the default palette; js/cms.js rewrites them from the admin.
   ========================================================================== */

/* Default palette. :where() keeps these at zero specificity so the admin's palette
   (the #cms-theme style written by js/cms.js) always wins, wherever it sits in <head>. */
:where(:root),
:where(:root[data-theme="light"]) {
  --bg: #F1F3EE;
  --surface: #FAFBF8;
  --text: #0F1F1A;
  --brand: #0D3B31;
  --tint: #DCE9DF;
  --accent: #F0603C;
  --surface-2: #eaf1ea;
  --muted: #65706b;
  --line: #d1d5d0;
  --line-strong: #a4aba6;
  --on-brand: #FAFAF7;
  --on-brand-muted: #aebdb8;
  --on-accent: #0B0E0D;
  --accent-text: #ad4d32;
  --accent-soft: #f1dbd2;
  --brand-line: #41655d;
  --shadow: rgba(13, 59, 49, 0.14);
  --shadow-soft: rgba(13, 59, 49, 0.07);
  --scrim: rgba(6, 27, 22, 0.72);
  color-scheme: light;
}
:where(:root[data-theme="dark"]) {
  --bg: #071112;
  --surface: #081b19;
  --text: #f7f8f5;
  --brand: #0b2e27;
  --tint: #293433;
  --accent: #F0603C;
  --surface-2: #1c2a29;
  --muted: #979c9a;
  --line: #323b3b;
  --line-strong: #59605f;
  --on-brand: #FAFAF7;
  --on-brand-muted: #aeb9b4;
  --on-accent: #0B0E0D;
  --accent-text: #F0603C;
  --accent-soft: #36211a;
  --brand-line: #405b55;
  --shadow: rgba(0, 0, 0, 0.45);
  --shadow-soft: rgba(0, 0, 0, 0.3);
  color-scheme: dark;
}
@media (prefers-color-scheme: dark) {
  :where(:root[data-theme="auto"]) {
    --bg: #071112;
    --surface: #081b19;
    --text: #f7f8f5;
    --brand: #0b2e27;
    --tint: #293433;
    --surface-2: #1c2a29;
    --muted: #979c9a;
    --line: #323b3b;
    --line-strong: #59605f;
    --on-brand-muted: #aeb9b4;
    --accent-text: #F0603C;
    --accent-soft: #36211a;
    --brand-line: #405b55;
    --shadow: rgba(0, 0, 0, 0.45);
    --shadow-soft: rgba(0, 0, 0, 0.3);
    color-scheme: dark;
  }
}

:root {
  --font-display: "Clash Display", "Helvetica Neue", Arial, sans-serif;
  --font-body: "Satoshi", "Helvetica Neue", Arial, sans-serif;
  --on-image: #FAFAF7;
  --error: #B42318;

  --r-xs: 8px;
  --r-sm: 12px;
  --r-md: 18px;
  --r-lg: 28px;
  --r-btn: 999px;
  --arch: 999px 999px var(--r-md) var(--r-md);

  --ease-out: cubic-bezier(0.16, 1, 0.3, 1);
  --ease-in-out: cubic-bezier(0.7, 0, 0.2, 1);
  --container: 1320px;
  --gutter: clamp(16px, 4vw, 48px);
  --header-h: 76px;
  --section-y: clamp(72px, 9vw, 128px);

  /* z-index scale */
  --z-header: 50;
  --z-fab: 60;
  --z-preview: 70;
  --z-menu: 80;
  --z-splash: 100;
}
:root[data-radius="sharp"] { --r-xs: 0px; --r-sm: 2px; --r-md: 2px; --r-lg: 4px; --r-btn: 3px; }
:root[data-radius="round"] { --r-xs: 12px; --r-sm: 18px; --r-md: 26px; --r-lg: 40px; --r-btn: 999px; }
:root[data-arches="off"] { --arch: var(--r-lg); }
:root[data-theme="dark"] { --error: #FDA29B; }

/* ---------- base ---------- */
*, *::before, *::after { box-sizing: border-box; }
* { margin: 0; }
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 {
  font-family: var(--font-body);
  font-size: 17px;
  line-height: 1.6;
  color: var(--text);
  background: var(--bg);
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: clip;
  min-height: 100dvh;
}
img, svg, video { display: block; max-width: 100%; }
img { height: auto; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; color: inherit; }
button { cursor: pointer; background: none; border: 0; padding: 0; }
ul, ol { padding: 0; list-style: none; }
h1, h2, h3, h4 { font-family: var(--font-display); font-weight: 600; line-height: 1.05; letter-spacing: -0.01em; word-spacing: 0.04em; text-wrap: balance; }
p { text-wrap: pretty; }
::selection { background: var(--accent); color: var(--on-accent); }
:focus-visible { outline: 2.5px solid var(--accent); outline-offset: 3px; border-radius: 4px; }
[hidden] { display: none !important; }
.sr-only { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }

.skip-link {
  position: fixed; top: 12px; left: 12px; z-index: calc(var(--z-splash) + 1);
  padding: 10px 16px; border-radius: var(--r-btn);
  background: var(--text); color: var(--bg); font-weight: 600;
  transform: translateY(-160%); transition: transform 0.3s var(--ease-out);
}
.skip-link:focus { transform: none; }

.container { width: 100%; max-width: var(--container); margin-inline: auto; padding-inline: var(--gutter); }
.section { padding-block: var(--section-y); position: relative; }

.theme-switching *, .theme-switching *::before, .theme-switching *::after {
  transition: background-color 0.45s ease, color 0.45s ease, border-color 0.45s ease, fill 0.45s ease !important;
}

/* ---------- type helpers ---------- */
.eyebrow {
  font-size: 13px; font-weight: 700; letter-spacing: 0.14em; text-transform: uppercase;
  color: var(--accent-text); margin-bottom: 18px;
}
.eyebrow-on-dark { color: var(--accent); }
.section-title { font-size: clamp(2.4rem, 5.2vw, 4.4rem); max-width: 18ch; }
.section-lede { margin-top: 20px; max-width: 58ch; font-size: clamp(1.05rem, 1.4vw, 1.2rem); color: var(--muted); }
.prose p + p { margin-top: 1em; }
.prose { color: var(--muted); max-width: 62ch; }

/* ---------- buttons ---------- */
.btn {
  --mag-x: 0px; --mag-y: 0px; --fill-x: 50%; --fill-y: 50%;
  position: relative; isolation: isolate; overflow: hidden;
  display: inline-flex; align-items: center; justify-content: center; gap: 10px;
  min-height: 48px; padding: 0 24px; border-radius: var(--r-btn);
  font-weight: 700; font-size: 15.5px; letter-spacing: 0.01em; white-space: nowrap;
  border: 1.5px solid transparent;
  transform: translate3d(var(--mag-x), var(--mag-y), 0);
  transition: transform 0.45s var(--ease-out), background-color 0.3s, color 0.3s, border-color 0.3s, box-shadow 0.3s;
}
.btn i { font-size: 1.15em; transition: transform 0.45s var(--ease-out); }
.btn:hover i.ph-arrow-right, .btn:hover i.ph-arrow-up-right { transform: translateX(3px); }
.btn:active { transform: translate3d(var(--mag-x), calc(var(--mag-y) + 1px), 0) scale(0.98); }
.btn::before {
  content: ""; position: absolute; z-index: -1; left: var(--fill-x); top: var(--fill-y);
  width: 260%; aspect-ratio: 1; border-radius: 50%;
  transform: translate(-50%, -50%) scale(0); transition: transform 0.6s var(--ease-out);
}
.btn:hover::before { transform: translate(-50%, -50%) scale(1); }
.btn-accent { background: var(--accent); color: var(--on-accent); box-shadow: 0 10px 30px -12px var(--accent); }
.btn-accent::before { background: var(--text); }
.btn-accent:hover { color: var(--bg); }
.btn-ghost { border-color: var(--line-strong); color: var(--text); }
.btn-ghost::before { background: var(--text); }
.btn-ghost:hover { color: var(--bg); border-color: var(--text); }
.btn-lg { min-height: 58px; padding: 0 30px; font-size: 16.5px; }
.btn-sm { min-height: 42px; padding: 0 18px; font-size: 14.5px; }
.btn-block { width: 100%; }
.btn.is-loading { pointer-events: none; opacity: 0.8; }
.btn-ripple {
  position: absolute; width: 12px; height: 12px; border-radius: 50%; pointer-events: none;
  background: currentColor; opacity: 0.35; transform: translate(-50%, -50%) scale(0);
  animation: ripple 0.65s var(--ease-out) forwards;
}
@keyframes ripple { to { transform: translate(-50%, -50%) scale(28); opacity: 0; } }

.icon-btn {
  display: inline-grid; place-items: center; width: 44px; height: 44px; border-radius: 50%;
  border: 1.5px solid var(--line); color: var(--text); font-size: 20px;
  transition: background-color 0.3s, color 0.3s, border-color 0.3s, transform 0.3s var(--ease-out);
}
.icon-btn:hover { background: var(--text); color: var(--bg); border-color: var(--text); }
.icon-btn:active { transform: scale(0.94); }
.icon-btn-lg { width: 56px; height: 56px; font-size: 22px; }

.text-link {
  display: inline-flex; align-items: center; gap: 8px; font-weight: 700; color: var(--text);
  background: linear-gradient(currentColor, currentColor) left bottom / 0% 1.5px no-repeat;
  padding-bottom: 3px; transition: background-size 0.45s var(--ease-out), color 0.3s;
}
.text-link:hover { background-size: 100% 1.5px; color: var(--accent-text); }
.text-link i { transition: transform 0.45s var(--ease-out); }
.text-link:hover i { transform: translateX(4px); }
.text-link-lg { font-size: 1.15rem; margin-top: 40px; }
.text-link.small { font-size: 13.5px; font-weight: 600; color: var(--muted); }

/* ---------- logo mark (tinted from the transparent keyline PNG) ---------- */
.brand-mark {
  --logo-image: url("../images/brand/mark-white.png");
  display: inline-block; flex: none; width: 64px; aspect-ratio: 900 / 493;
  background-color: var(--logo-tint, var(--text));
  -webkit-mask: var(--logo-image) center / contain no-repeat;
  mask: var(--logo-image) center / contain no-repeat;
}
:root[data-logo="accent"] { --logo-tint: var(--accent); }
:root[data-logo="brand"] { --logo-tint: var(--brand); }
:root[data-logo="brand"][data-theme="dark"] { --logo-tint: var(--text); }
:root[data-logo="original"] .brand-mark {
  background: var(--logo-image) center / contain no-repeat;
  -webkit-mask: none; mask: none;
}

/* ---------- doorway intro ---------- */
.splash { position: fixed; inset: 0; z-index: var(--z-splash); display: grid; place-items: center; cursor: pointer; }
.no-splash .splash { display: none; }
.splash-leaf {
  position: absolute; top: 0; bottom: 0; width: 50.2%; background: var(--brand);
  transition: transform 1.15s var(--ease-in-out), opacity 0.6s ease 0.6s;
}
.splash-leaf-l { left: 0; transform-origin: left center; }
.splash-leaf-r { right: 0; transform-origin: right center; }
.splash-door {
  position: relative; z-index: 1; width: min(210px, 42vw); aspect-ratio: 200 / 280;
  display: grid; place-items: center;
  transition: transform 1.1s var(--ease-in-out), opacity 0.6s ease;
}
.splash-arch { position: absolute; inset: 0; width: 100%; height: 100%; overflow: visible; }
.splash-arch path {
  fill: none; stroke: var(--accent); stroke-width: 2.5; vector-effect: non-scaling-stroke;
  stroke-dasharray: 1; stroke-dashoffset: 1; stroke-linecap: round;
}
.splash-mark { width: 74%; --logo-tint: var(--on-brand); opacity: 0; transform: translateY(12px) scale(0.96); margin-top: 18%; }
:root[data-logo="original"] .splash-mark { opacity: 0; }
.splash.is-playing .splash-arch path { animation: arch-draw 1s 0.05s var(--ease-out) forwards; }
.splash.is-playing .splash-mark { animation: mark-in 0.8s 0.45s var(--ease-out) forwards; }
.splash.is-open { pointer-events: none; }
.splash.is-open .splash-leaf-l { transform: perspective(1400px) rotateY(82deg); opacity: 0; }
.splash.is-open .splash-leaf-r { transform: perspective(1400px) rotateY(-82deg); opacity: 0; }
.splash.is-open .splash-door { transform: scale(2.6); opacity: 0; }
@keyframes arch-draw { to { stroke-dashoffset: 0; } }
@keyframes mark-in { to { opacity: 1; transform: none; } }
.splash-active body { overflow: hidden; }

/* ---------- header ---------- */
.scroll-sentinel { position: absolute; top: 0; left: 0; width: 1px; height: 80px; pointer-events: none; }
.site-header {
  position: fixed; top: 0; left: 0; right: 0; z-index: var(--z-header);
  padding-top: env(safe-area-inset-top, 0px);
  transition: transform 0.5s var(--ease-out), background-color 0.4s, box-shadow 0.4s, border-color 0.4s;
  border-bottom: 1px solid transparent;
}
.site-header.is-scrolled {
  background: color-mix(in srgb, var(--bg) 84%, transparent);
  -webkit-backdrop-filter: blur(16px) saturate(160%); backdrop-filter: blur(16px) saturate(160%);
  border-bottom-color: var(--line);
}
.site-header.is-hidden { transform: translateY(-105%); }
.header-bar {
  height: var(--header-h); max-width: calc(var(--container) + 80px); margin-inline: auto;
  padding-inline: var(--gutter); display: flex; align-items: center; gap: 24px;
}
.brand { display: inline-flex; align-items: center; gap: 12px; margin-right: auto; }
.brand .brand-mark { width: 60px; transition: transform 0.6s var(--ease-out); }
.brand:hover .brand-mark { transform: rotate(-6deg) scale(1.05); }
.brand-text { display: grid; line-height: 1.1; }
.brand-text strong { font-family: var(--font-display); font-weight: 600; font-size: 1.12rem; letter-spacing: -0.01em; }
.brand-text small { font-size: 11px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--muted); font-weight: 600; }

.nav { display: flex; align-items: center; gap: 4px; }
.nav-item { position: relative; }
.nav-link {
  position: relative; display: inline-flex; align-items: center; gap: 6px; height: 42px; padding: 0 12px;
  font-size: 15px; font-weight: 600; color: var(--text); border-radius: var(--r-btn);
  transition: color 0.25s, background-color 0.25s;
}
.nav-link i { font-size: 13px; color: var(--muted); transition: transform 0.35s var(--ease-out); }
.nav-link::after {
  content: ""; position: absolute; left: 12px; right: 12px; bottom: 6px; height: 1.5px; background: var(--accent);
  transform: scaleX(0); transform-origin: right; transition: transform 0.45s var(--ease-out);
}
.nav-link:hover::after, .nav-item.is-open > .nav-link::after { transform: scaleX(1); transform-origin: left; }
.nav-item.is-open > .nav-link i.ph-caret-down { transform: rotate(180deg); }
.nav-link:hover i.ph-arrow-up-right { transform: translate(2px, -2px); }
.nav-menu {
  position: absolute; top: calc(100% + 8px); left: 0; min-width: 236px; padding: 8px;
  background: var(--surface); border: 1px solid var(--line); border-radius: var(--r-md);
  box-shadow: 0 24px 60px -20px var(--shadow); display: grid; gap: 2px;
  animation: menu-in 0.35s var(--ease-out);
}
.nav-menu::before { content: ""; position: absolute; left: 0; right: 0; top: -10px; height: 10px; }
.nav-menu a {
  display: flex; align-items: center; gap: 12px; padding: 12px 14px; border-radius: var(--r-sm);
  font-weight: 600; font-size: 15px; transition: background-color 0.25s, transform 0.35s var(--ease-out);
}
.nav-menu a i { font-size: 20px; color: var(--accent-text); }
.nav-menu a:hover { background: var(--surface-2); transform: translateX(3px); }
@keyframes menu-in { from { opacity: 0; transform: translateY(-6px) scale(0.98); } }

.header-actions { display: flex; align-items: center; gap: 10px; }
.theme-toggle { position: relative; overflow: hidden; }
.theme-toggle i { position: absolute; transition: transform 0.5s var(--ease-out), opacity 0.3s; }
.theme-toggle .ph-moon { transform: translateY(140%); opacity: 0; }
:root[data-theme="dark"] .theme-toggle .ph-sun { transform: translateY(-140%); opacity: 0; }
:root[data-theme="dark"] .theme-toggle .ph-moon { transform: none; opacity: 1; }
:root[data-visitor-toggle="off"] .theme-toggle { display: none; }

.menu-toggle { display: none; width: 46px; height: 46px; border-radius: 50%; border: 1.5px solid var(--line); position: relative; }
.menu-toggle span {
  position: absolute; left: 13px; right: 13px; height: 2px; background: var(--text); border-radius: 2px;
  transition: transform 0.45s var(--ease-out), top 0.45s var(--ease-out);
}
.menu-toggle span:first-child { top: 18px; }
.menu-toggle span:last-child { top: 25px; }
.menu-toggle[aria-expanded="true"] span:first-child { top: 21.5px; transform: rotate(45deg); }
.menu-toggle[aria-expanded="true"] span:last-child { top: 21.5px; transform: rotate(-45deg); }

.mobile-menu {
  position: fixed; inset: 0; z-index: calc(var(--z-header) - 1);
  background: var(--brand); color: var(--on-brand);
  padding: calc(var(--header-h) + 32px + env(safe-area-inset-top, 0px)) var(--gutter) calc(32px + env(safe-area-inset-bottom, 0px));
  display: flex; flex-direction: column; justify-content: space-between; overflow-y: auto;
  clip-path: inset(0 0 100% 0); transition: clip-path 0.6s var(--ease-in-out);
}
.mobile-menu.is-open { clip-path: inset(0 0 0 0); }
.menu-open .site-header { background: transparent; border-color: transparent; -webkit-backdrop-filter: none; backdrop-filter: none; }
.menu-open .site-header .brand, .menu-open .site-header .menu-toggle { color: var(--on-brand); --logo-tint: var(--on-brand); }
.menu-open .menu-toggle span { background: var(--on-brand); }
.menu-open .menu-toggle { border-color: var(--brand-line); }
.menu-open .brand-text small { color: var(--on-brand-muted); }
.menu-open body { overflow: hidden; }
.mobile-menu-inner { display: grid; gap: 6px; }
.mobile-menu-inner a {
  font-family: var(--font-display); font-size: clamp(1.9rem, 8vw, 2.8rem); font-weight: 600; letter-spacing: -0.02em;
  opacity: 0; transform: translateY(24px); transition: opacity 0.5s, transform 0.6s var(--ease-out), color 0.25s;
}
.mobile-menu.is-open .mobile-menu-inner a { opacity: 1; transform: none; }
.mobile-menu-inner a:nth-child(1) { transition-delay: 0.12s; } .mobile-menu-inner a:nth-child(2) { transition-delay: 0.16s; }
.mobile-menu-inner a:nth-child(3) { transition-delay: 0.2s; } .mobile-menu-inner a:nth-child(4) { transition-delay: 0.24s; }
.mobile-menu-inner a:nth-child(5) { transition-delay: 0.28s; } .mobile-menu-inner a:nth-child(6) { transition-delay: 0.32s; }
.mobile-menu-inner a:nth-child(7) { transition-delay: 0.36s; } .mobile-menu-inner a:nth-child(8) { transition-delay: 0.4s; }
.mobile-menu-inner a:hover { color: var(--accent); }
.mobile-menu-foot { display: flex; flex-wrap: wrap; align-items: center; gap: 20px; margin-top: 40px; font-weight: 700; }

/* ---------- arches ---------- */
.arch { position: relative; overflow: hidden; border-radius: var(--arch); isolation: isolate; background: var(--surface-2); }
.arch img { width: 100%; height: 100%; object-fit: cover; }

/* ---------- hero ---------- */
.hero { position: relative; padding-top: calc(var(--header-h) + clamp(24px, 4vw, 64px)); padding-bottom: clamp(56px, 7vw, 96px); min-height: min(100dvh, 980px); display: flex; align-items: center; }
.hero-grid { display: grid; grid-template-columns: minmax(0, 1.08fr) minmax(0, 0.92fr); gap: clamp(32px, 5vw, 80px); align-items: center; }
.hero-title { font-size: clamp(2.9rem, 6.2vw, 5.8rem); line-height: 0.98; letter-spacing: -0.02em; word-spacing: 0.06em; margin-bottom: 28px; }
.hero-line { display: block; overflow: hidden; padding-bottom: 0.1em; margin-bottom: -0.1em; }
.hero-line-inner { display: inline-block; }
.hero-sub { font-size: clamp(1.08rem, 1.5vw, 1.28rem); color: var(--muted); max-width: 46ch; margin-bottom: 36px; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 14px; }

.rotator {
  position: relative; display: inline-grid; vertical-align: bottom;
  width: var(--rotator-w, auto); max-width: 100%; transition: width 0.7s var(--ease-out);
  color: var(--accent-text); overflow: hidden; padding-bottom: 0.12em; margin-bottom: -0.12em;
}
.rotator::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: 0.06em; height: 0.07em; border-radius: 1em;
  background: var(--accent);
}
.rotator-words { display: grid; }
.rotator-word { grid-area: 1 / 1; white-space: nowrap; justify-self: start; width: max-content; }
.rotator-word:not(.is-active) { position: relative; }
.js .rotator-word { transform: translateY(110%); opacity: 0; transition: transform 0.7s var(--ease-out), opacity 0.5s; }
.js .rotator-word.is-active { transform: none; opacity: 1; }
.js .rotator-word.is-leaving { transform: translateY(-110%); opacity: 0; }
html:not(.js) .rotator-word:not(:first-of-type) { display: none; }

.hero-visual {
  --px: 0; --py: 0;
  position: relative; aspect-ratio: 0.92; width: 100%; max-height: calc(100dvh - var(--header-h) - 80px); margin-left: auto;
}
.hero-halo {
  position: absolute; right: 4%; top: 2%; width: 74%; height: 94%; border-radius: var(--arch);
  background: var(--tint); transform: translate3d(calc(var(--px) * 10px), calc(var(--py) * 10px), 0);
  transition: transform 0.9s var(--ease-out);
}
.hero-arch-main {
  position: absolute; right: 9%; top: 6%; width: 64%; height: 86%;
  transform: translate3d(calc(var(--px) * -18px), calc(var(--py) * -12px), 0);
  transition: transform 0.9s var(--ease-out), clip-path 1.3s var(--ease-in-out);
  box-shadow: 0 40px 80px -40px var(--shadow);
}
.hero-arch-portrait {
  position: absolute; left: 0; bottom: 0; width: 40%; height: 58%;
  border: 8px solid var(--bg); box-sizing: content-box;
  transform: translate3d(calc(var(--px) * 26px), calc(var(--py) * 18px), 0);
  transition: transform 0.9s var(--ease-out), clip-path 1.3s var(--ease-in-out) 0.15s;
  box-shadow: 0 30px 60px -30px var(--shadow);
}
.hero-arch-main img, .hero-arch-portrait img { transition: transform 1.6s var(--ease-out); }
.hero-arch-portrait img { object-position: center 20%; }
.hero-visual:hover .hero-arch-main img { transform: scale(1.04); }
.hero-key {
  position: absolute; left: 33%; top: 30%; width: 64px; height: 64px; border-radius: 50%;
  display: grid; place-items: center; font-size: 28px;
  background: var(--accent); color: var(--on-accent); box-shadow: 0 16px 36px -14px var(--accent);
  transform-origin: 50% -30%;
}
.hero-visual:hover .hero-key { animation: key-swing 1.4s var(--ease-out); }
@keyframes key-swing {
  0% { transform: rotate(0); } 20% { transform: rotate(16deg); } 45% { transform: rotate(-11deg); }
  70% { transform: rotate(6deg); } 100% { transform: rotate(0); }
}

/* hero entrance */
.anim .hero-line-inner { transform: translateY(108%); transition: transform 1.1s var(--ease-out); }
.anim .hero-line:nth-child(2) .hero-line-inner { transition-delay: 0.1s; }
.anim .hero-item { opacity: 0; transform: translateY(20px); transition: opacity 0.9s var(--ease-out), transform 0.9s var(--ease-out); }
.anim .hero-copy .hero-item:nth-of-type(1) { transition-delay: 0s; }
.anim .hero-sub { transition-delay: 0.3s !important; }
.anim .hero-actions { transition-delay: 0.42s !important; }
.anim .hero-arch-main { clip-path: inset(100% 0 0 0); }
.anim .hero-arch-portrait { clip-path: inset(100% 0 0 0); }
.anim .hero-arch-main img, .anim .hero-arch-portrait img { transform: scale(1.25); }
.anim .hero-halo { opacity: 0; transition: opacity 1.2s ease 0.3s, transform 0.9s var(--ease-out); }
.anim .hero-key { opacity: 0; scale: 0.4; transition: opacity 0.5s 0.9s, scale 0.8s cubic-bezier(0.34, 1.56, 0.64, 1) 0.9s; }
.anim.hero-ready .hero-line-inner, .anim.hero-ready .hero-item { opacity: 1; transform: none; }
.anim.hero-ready .hero-arch-main, .anim.hero-ready .hero-arch-portrait { clip-path: inset(0 0 0 0); }
.anim.hero-ready .hero-arch-main img, .anim.hero-ready .hero-arch-portrait img { transform: none; }
.anim.hero-ready .hero-halo { opacity: 1; }
.anim.hero-ready .hero-key { opacity: 1; scale: 1; }

/* ---------- areas marquee ---------- */
.areas {
  display: flex; align-items: center; gap: 32px; overflow: hidden;
  background: var(--brand); color: var(--on-brand); padding: 26px 0 26px var(--gutter);
}
.areas-label { flex: none; font-size: 14px; font-weight: 600; color: var(--on-brand-muted); max-width: 9.5em; line-height: 1.3; }
.marquee {
  flex: 1; overflow: hidden;
  -webkit-mask-image: linear-gradient(90deg, transparent, #000 6%, #000 94%, transparent);
  mask-image: linear-gradient(90deg, transparent, #000 6%, #000 94%, transparent);
}
.marquee-track { display: flex; width: max-content; animation: marquee var(--marquee-duration, 40s) linear infinite; }
.marquee:hover .marquee-track { animation-play-state: paused; }
.marquee-item {
  display: inline-flex; align-items: center; gap: 14px; padding-right: 44px;
  font-family: var(--font-display); font-weight: 500; font-size: clamp(1.4rem, 2.6vw, 2.2rem); letter-spacing: -0.015em;
  white-space: nowrap; transition: color 0.3s;
}
.marquee-item i { font-size: 0.75em; color: var(--accent); transition: transform 0.5s var(--ease-out); }
.marquee-item:hover { color: var(--accent); }
.marquee-item:hover i { transform: rotate(-14deg) scale(1.15); }
@keyframes marquee { to { transform: translateX(var(--marquee-distance, -50%)); } }
:root[data-motion="off"] .marquee-track, [data-reduced-motion] .marquee-track { animation: none; flex-wrap: wrap; }

/* ---------- about ---------- */
.about-grid { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: clamp(40px, 7vw, 120px); align-items: center; }
.about-media { position: relative; }
.about-arch { aspect-ratio: 4 / 5; width: 100%; }
.about-arch img { height: 112%; margin-top: -6%; }
.about-stamp {
  position: absolute; right: -28px; bottom: 48px; width: 128px; height: 128px; border-radius: 50%;
  display: grid; place-items: center; background: var(--accent);
  box-shadow: 0 20px 40px -18px var(--accent); transition: transform 0.8s var(--ease-out);
}
.about-stamp .brand-mark { width: 92px; --logo-tint: var(--on-accent); }
.about-media:hover .about-stamp { transform: rotate(-12deg) scale(1.06); }
.about-copy .section-title { margin-bottom: 26px; }
.about-statement {
  font-family: var(--font-display); font-weight: 500; font-size: clamp(1.5rem, 2.6vw, 2.2rem);
  line-height: 1.15; letter-spacing: -0.015em; margin-bottom: 26px; max-width: 22ch;
}
.about-body { margin-bottom: 34px; }

.stats {
  display: grid; grid-template-columns: repeat(var(--count, 3), minmax(0, 1fr)); gap: 0;
  margin-top: clamp(64px, 8vw, 110px); position: relative;
}
.stats::before { content: ""; position: absolute; top: 0; left: var(--gutter); right: var(--gutter); border-top: 1px solid var(--line); }
.stat { padding: 32px 28px 0 0; display: grid; gap: 10px; align-content: start; }
.stat + .stat { padding-left: 28px; border-left: 1px solid var(--line); }
.stat-value {
  font-family: var(--font-display); font-weight: 600; font-size: clamp(2.6rem, 5vw, 4.4rem);
  line-height: 1; letter-spacing: -0.02em; font-variant-numeric: tabular-nums; color: var(--text);
}
.stat:first-child .stat-value { color: var(--accent-text); }
.stat-label { color: var(--muted); max-width: 26ch; font-size: 15.5px; }

/* ---------- guided paths ---------- */
.paths .section-title { margin-bottom: clamp(32px, 4vw, 56px); }
.paths-grid {
  --c1: 1fr; --c2: 1fr;
  display: grid; grid-template-columns: var(--c1) var(--c2); gap: 18px;
  height: clamp(480px, 72vh, 660px);
  transition: grid-template-columns 0.8s var(--ease-out);
}
@media (hover: hover) and (min-width: 900px) {
  .paths-grid:has(.path-panel:first-child:hover), .paths-grid:has(.path-panel:first-child:focus-visible) { --c1: 1.55fr; }
  .paths-grid:has(.path-panel:last-child:hover), .paths-grid:has(.path-panel:last-child:focus-visible) { --c2: 1.55fr; }
}
.path-panel {
  position: relative; overflow: hidden; isolation: isolate; border-radius: var(--r-lg);
  color: var(--on-image); display: flex; align-items: flex-end; min-width: 0;
}
.path-img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; transform: scale(1.02); transition: transform 1.4s var(--ease-out); }
.path-panel:hover .path-img { transform: scale(1.09); }
.path-scrim { position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg, transparent 22%, var(--scrim) 68%, var(--scrim)); }
.path-panel::after {
  content: ""; position: absolute; inset: 0; z-index: 0; pointer-events: none; opacity: 0; transition: opacity 0.4s;
  background: radial-gradient(420px circle at var(--spot-x, 50%) var(--spot-y, 50%), rgba(255, 255, 255, 0.16), transparent 60%);
}
.path-panel:hover::after { opacity: 1; }
.path-content { position: relative; z-index: 1; display: grid; gap: 14px; padding: clamp(24px, 3.4vw, 44px); width: 100%; }
.path-label { display: inline-flex; align-items: center; gap: 8px; font-weight: 700; font-size: 14px; letter-spacing: 0.04em; }
.path-label i { font-size: 20px; color: var(--accent); }
.path-title { font-family: var(--font-display); font-weight: 600; font-size: clamp(2rem, 3.6vw, 3.2rem); line-height: 1; letter-spacing: -0.015em; }
.path-body { max-width: 40ch; color: rgba(250, 250, 247, 0.86); }
.path-cta { justify-self: start; margin-top: 6px; }
@media (hover: hover) and (min-width: 900px) {
  .path-body, .path-cta { opacity: 0; transform: translateY(14px); transition: opacity 0.5s, transform 0.6s var(--ease-out); }
  .path-panel:hover .path-body, .path-panel:hover .path-cta,
  .path-panel:focus-visible .path-body, .path-panel:focus-visible .path-cta { opacity: 1; transform: none; }
  .path-panel:hover .path-cta { transition-delay: 0.08s; }
}

/* ---------- journey ---------- */
.journey { background: var(--surface-2); overflow: hidden; }
.journey-head { margin-bottom: clamp(40px, 5vw, 64px); }
.journey-viewport { position: relative; }
.journey-road, .journey-marker { display: none; }
/* vertical (default, mobile, subtle motion) */
.journey-track { max-width: var(--container); margin-inline: auto; padding-inline: var(--gutter); }
.journey-steps { --progress: 0; position: relative; display: grid; gap: 36px; padding-left: 92px; max-width: 760px; }
.journey-steps::before, .journey-steps::after {
  content: ""; position: absolute; left: 31px; top: 32px; bottom: 32px; width: 2px; border-radius: 2px;
}
.journey-steps::before { background: var(--line-strong); }
.journey-steps::after { background: var(--accent); transform-origin: top; transform: scaleY(var(--progress)); }
.journey.is-static .journey-steps::after { transform: scaleY(1); }
.journey-step { position: relative; }
.journey-icon {
  position: absolute; left: -92px; top: -6px; width: 64px; height: 64px; border-radius: 50%;
  display: grid; place-items: center; font-size: 26px; z-index: 1;
  background: var(--surface); border: 2px solid var(--line-strong); color: var(--text);
  transition: background-color 0.4s, color 0.4s, border-color 0.4s, transform 0.6s cubic-bezier(0.34, 1.56, 0.64, 1);
}
.journey-step.is-active .journey-icon { background: var(--accent); color: var(--on-accent); border-color: var(--accent); transform: scale(1.08); }
.journey-step h3 { font-size: clamp(1.35rem, 2vw, 1.7rem); margin: 10px 0 8px; }
.journey-step p { color: var(--muted); max-width: 38ch; }
/* horizontal (desktop, full motion): pinned, the road draws as you scroll */
.journey.is-horizontal { padding-block: 0; }
.journey.is-horizontal .journey-pin { min-height: 100dvh; display: flex; flex-direction: column; justify-content: center; padding-block: calc(var(--header-h) + 24px) 48px; }
.journey.is-horizontal .journey-head { margin-bottom: 56px; }
.journey.is-horizontal .journey-track { max-width: none; margin: 0; padding-right: 0; position: relative; width: max-content; will-change: transform; }
.journey.is-horizontal .journey-steps { display: flex; gap: 56px; padding: 0; max-width: none; }
.journey.is-horizontal .journey-steps::before, .journey.is-horizontal .journey-steps::after { display: none; }
.journey.is-horizontal .journey-step { width: 300px; flex: none; padding-top: 0; }
.journey.is-horizontal .journey-icon { position: relative; left: 0; top: 0; margin-bottom: 26px; }
.journey.is-horizontal .journey-step:not(.is-active) h3, .journey.is-horizontal .journey-step:not(.is-active) p { opacity: 0.45; }
.journey.is-horizontal .journey-step h3, .journey.is-horizontal .journey-step p { transition: opacity 0.5s; }
.journey.is-horizontal .journey-road { display: block; position: absolute; left: 0; top: 0; max-width: none; overflow: visible; pointer-events: none; }
.journey-road-base { fill: none; stroke: var(--line-strong); stroke-width: 2; stroke-dasharray: 2 12; stroke-linecap: round; }
.journey-road-fill { fill: none; stroke: var(--accent); stroke-width: 4; stroke-linecap: round; }
.journey.is-horizontal .journey-marker {
  display: grid; place-items: center; position: absolute; z-index: 3; width: 50px; height: 50px; border-radius: 50%;
  background: var(--brand); color: var(--on-brand); font-size: 22px;
  transform: translate(-50%, calc(-50% - 62px + var(--marker-y, 0px)));
  box-shadow: 0 14px 30px -12px var(--shadow);
}
.journey.is-horizontal .journey-marker::after {
  content: ""; position: absolute; left: 50%; bottom: -9px; width: 14px; height: 14px; background: var(--brand);
  transform: translateX(-50%) rotate(45deg); border-radius: 2px; z-index: -1;
}
.journey.is-horizontal .journey-step[data-reveal] { opacity: 1; transform: none; }

/* ---------- valuation ---------- */
.valuation-frame {
  position: relative; overflow: hidden; isolation: isolate; border-radius: var(--r-lg);
  display: grid; grid-template-columns: minmax(0, 1.1fr) minmax(0, 0.9fr); gap: 48px; align-items: center;
  min-height: 620px; padding: clamp(32px, 6vw, 88px); color: var(--on-image);
}
.valuation-frame::before {
  content: ""; position: absolute; inset: 0; z-index: -2;
  background: var(--bg-image, none) center / cover no-repeat; transform: scale(1.06);
  transition: transform 2.4s var(--ease-out);
}
.valuation-frame::after {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background: linear-gradient(100deg, var(--scrim) 0%, var(--scrim) 30%, rgba(0, 0, 0, 0.12) 85%);
}
.valuation-frame:hover::before { transform: scale(1.1); }
.valuation-copy .section-title { max-width: 14ch; margin-bottom: 20px; }
.valuation-body { font-size: 1.12rem; max-width: 42ch; opacity: 0.9; margin-bottom: 26px; }
.perks { display: grid; gap: 12px; margin-bottom: 34px; font-weight: 600; }
.perks li { display: flex; align-items: center; gap: 10px; }
.perks i { color: var(--accent); font-size: 22px; }
.valuation-card-wrap { perspective: 1000px; justify-self: end; width: min(400px, 100%); }
.valuation-card {
  --tilt-x: 0deg; --tilt-y: 0deg;
  background: var(--surface); color: var(--text); border-radius: var(--r-lg); padding: 28px;
  box-shadow: 0 40px 80px -30px rgba(0, 0, 0, 0.5);
  transform: rotateX(var(--tilt-x)) rotateY(var(--tilt-y)); transform-style: preserve-3d;
  transition: transform 0.5s var(--ease-out);
}
.valuation-card-head { display: flex; align-items: center; gap: 12px; font-weight: 700; color: var(--muted); font-size: 14.5px; }
.valuation-card-icon { width: 40px; height: 40px; border-radius: 50%; display: grid; place-items: center; background: var(--tint); color: var(--brand); font-size: 20px; }
:root[data-theme="dark"] .valuation-card-icon { color: var(--text); }
.valuation-value {
  font-family: var(--font-display); font-weight: 600; font-size: clamp(2.6rem, 4.2vw, 3.4rem); letter-spacing: -0.02em;
  margin: 18px 0 20px; font-variant-numeric: tabular-nums; transition: opacity 0.26s, transform 0.4s var(--ease-out);
}
.valuation-card.is-swapping .valuation-value { opacity: 0; transform: translateY(8px); }
.valuation-bars { display: flex; align-items: flex-end; gap: 5px; height: 104px; margin-bottom: 20px; transform: translateZ(20px); }
.valuation-bars span {
  flex: 1; height: 100%; border-radius: 4px 4px 2px 2px; background: var(--accent);
  transform-origin: bottom; transform: scaleY(var(--h, 0.4)); opacity: calc(0.22 + var(--h, 0.4) * 0.78);
  transition: transform 0.9s var(--ease-out), opacity 0.9s;
}
.valuation-bars span:nth-child(odd) { transition-delay: 0.04s; }
.valuation-range { display: flex; align-items: center; gap: 12px; font-weight: 700; font-size: 14.5px; }
.valuation-range span:not(.valuation-range-line) { padding: 6px 12px; border-radius: var(--r-btn); background: var(--surface-2); }
.valuation-range-line { flex: 1; height: 2px; background: linear-gradient(90deg, var(--line-strong), var(--accent), var(--line-strong)); border-radius: 2px; }
.valuation-note { margin-top: 16px; font-size: 13px; color: var(--muted); }

/* ---------- recently closed ---------- */
.recent .section-lede { margin-bottom: clamp(32px, 4vw, 52px); }
.recent-grid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); grid-auto-rows: clamp(200px, 19vw, 270px); gap: 16px; }
.recent-grid[data-items="5"] .tile:first-child { grid-column: span 2; grid-row: span 2; }
.recent-grid[data-items="4"] { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.recent-grid[data-items="3"] { grid-template-columns: 2fr 1fr; }
.recent-grid[data-items="3"] .tile:first-child { grid-row: span 2; }
.recent-grid[data-items="2"] { grid-template-columns: repeat(2, minmax(0, 1fr)); grid-auto-rows: 360px; }
.recent-grid[data-items="1"] { grid-template-columns: 1fr; grid-auto-rows: 420px; }
.tile {
  position: relative; overflow: hidden; isolation: isolate; border-radius: var(--r-md);
  color: var(--on-image); display: flex; align-items: flex-end; background: var(--surface-2);
}
.tile img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; transition: transform 1.2s var(--ease-out); }
.tile:hover img { transform: scale(1.07); }
.tile-scrim { position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg, transparent 30%, var(--scrim) 82%); }
.tile::after {
  content: ""; position: absolute; inset: 0; pointer-events: none; opacity: 0; transition: opacity 0.4s;
  background: radial-gradient(320px circle at var(--spot-x, 50%) var(--spot-y, 50%), rgba(255, 255, 255, 0.14), transparent 60%);
}
.tile:hover::after { opacity: 1; }
.tile-info { display: grid; gap: 4px; padding: 22px; width: 100%; }
.tile-status { font-size: 13px; font-weight: 700; letter-spacing: 0.03em; opacity: 0.85; }
.tile-price { font-family: var(--font-display); font-weight: 600; font-size: 1.6rem; letter-spacing: -0.02em; line-height: 1.1; }
.tile:first-child .tile-price { font-size: clamp(1.8rem, 3vw, 2.6rem); }
.tile-address { font-weight: 600; }
.tile-specs { display: flex; flex-wrap: wrap; gap: 14px; font-size: 14px; margin-top: 6px; opacity: 0.9; }
.tile-specs span { display: inline-flex; align-items: center; gap: 5px; }
.tile-arrow {
  position: absolute; top: 16px; right: 16px; width: 44px; height: 44px; border-radius: 50%;
  display: grid; place-items: center; background: var(--surface); color: var(--text); font-size: 18px;
  transform: scale(0.7) rotate(-45deg); opacity: 0; transition: transform 0.5s var(--ease-out), opacity 0.3s;
}
.tile:hover .tile-arrow, .tile:focus-visible .tile-arrow { transform: none; opacity: 1; }
@media (hover: hover) {
  .tile-specs { opacity: 0; transform: translateY(8px); transition: opacity 0.4s, transform 0.5s var(--ease-out); }
  .tile:hover .tile-specs, .tile:focus-visible .tile-specs { opacity: 0.9; transform: none; }
}
.tile-skeleton, .card-skeleton {
  background: linear-gradient(100deg, var(--surface-2) 30%, var(--surface) 50%, var(--surface-2) 70%) 0 0 / 300% 100%;
  animation: shimmer 1.6s linear infinite;
}
.recent-grid .tile-skeleton:first-child { grid-column: span 2; grid-row: span 2; }
@keyframes shimmer { to { background-position: -150% 0; } }
.empty-note { color: var(--muted); padding: 40px 0; grid-column: 1 / -1; }

/* ---------- testimonials ---------- */
.testimonials-grid { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: clamp(40px, 6vw, 96px); align-items: start; }
.testimonials-side .section-title { margin-bottom: 28px; }
.rating {
  display: inline-flex; flex-wrap: nowrap; font-size: 15px; align-items: center; gap: 10px; font-weight: 600; color: var(--muted);
  padding: 10px 16px; border: 1px solid var(--line); border-radius: var(--r-btn); transition: border-color 0.3s, color 0.3s;
}
.rating:hover { border-color: var(--text); color: var(--text); }
.stars { display: inline-flex; gap: 2px; color: var(--accent); font-size: 17px; }
.carousel-controls { display: flex; align-items: center; gap: 12px; margin-top: 40px; }
.carousel-dots { display: flex; gap: 8px; margin-left: 12px; }
.carousel-dots button { width: 22px; height: 6px; border-radius: 6px; background: var(--line-strong); transition: width 0.5s var(--ease-out), background-color 0.3s; }
.carousel-dots button[aria-current="true"] { width: 44px; background: var(--accent); }
.testimonial-list { display: grid; }
.testimonial {
  grid-area: 1 / 1; position: relative; padding-top: 70px;
  opacity: 0; visibility: hidden; transform: translateY(18px);
  transition: opacity 0.6s, transform 0.7s var(--ease-out), visibility 0s 0.6s;
}
.testimonial.is-active { opacity: 1; visibility: visible; transform: none; transition: opacity 0.7s 0.1s, transform 0.8s var(--ease-out) 0.1s, visibility 0s; }
html:not(.js) .testimonial:first-child { opacity: 1; visibility: visible; transform: none; }
.testimonial::before {
  content: "\201C"; position: absolute; top: -28px; left: -6px; font-family: var(--font-display); font-weight: 600;
  font-size: 9rem; line-height: 1; color: var(--accent);
}
.testimonial-highlight {
  font-family: var(--font-display); font-weight: 500; font-size: clamp(1.5rem, 2.5vw, 2.3rem);
  line-height: 1.2; letter-spacing: -0.015em; max-width: 30ch;
}
.testimonial-full { display: grid; grid-template-rows: 0fr; transition: grid-template-rows 0.6s var(--ease-out); }
.testimonial-full > div { overflow: hidden; }
.testimonial-full p { color: var(--muted); max-width: 62ch; padding-top: 22px; }
.testimonial.is-expanded .testimonial-full { grid-template-rows: 1fr; }
.testimonial figcaption { display: flex; flex-wrap: wrap; align-items: center; gap: 14px; margin-top: 32px; }
.avatar {
  width: 52px; height: 52px; border-radius: 50%; display: grid; place-items: center; flex: none;
  background: var(--brand); color: var(--on-brand); font-family: var(--font-display); font-weight: 600; letter-spacing: 0.02em;
}
.testimonial-who { display: grid; line-height: 1.3; margin-right: auto; }
.testimonial-who small { color: var(--muted); font-size: 14.5px; }
.testimonial-toggle { font-size: 14.5px; }
.testimonial-toggle i { transition: transform 0.4s var(--ease-out); }
.testimonial-toggle[aria-expanded="true"] i { transform: rotate(180deg); }
.testimonial-toggle:hover i { transform: none; }
.testimonial-toggle[aria-expanded="true"]:hover i { transform: rotate(180deg); }

/* ---------- blog ---------- */
.blog .section-title { margin-bottom: clamp(32px, 4vw, 56px); }
.blog-list li { border-top: 1px solid var(--line); }
.blog-row {
  display: grid; grid-template-columns: 140px minmax(0, 1fr) auto; gap: 28px; align-items: center;
  padding: 32px 0; position: relative;
}
.blog-thumb { display: none; }
.blog-tag { font-weight: 700; font-size: 14px; color: var(--accent-text); }
.blog-text { display: grid; gap: 8px; transition: transform 0.6s var(--ease-out); }
.blog-title { font-family: var(--font-display); font-weight: 600; font-size: clamp(1.3rem, 2.3vw, 2rem); line-height: 1.12; letter-spacing: -0.015em; max-width: 34ch; }
.blog-excerpt { color: var(--muted); max-width: 60ch; }
.blog-arrow {
  width: 56px; height: 56px; border-radius: 50%; border: 1.5px solid var(--line-strong);
  display: grid; place-items: center; font-size: 22px;
  transition: background-color 0.35s, color 0.35s, border-color 0.35s, transform 0.5s var(--ease-out);
}
.blog-row:hover .blog-text { transform: translateX(14px); }
.blog-row:hover .blog-arrow { background: var(--accent); border-color: var(--accent); color: var(--on-accent); transform: rotate(45deg); }
.blog-preview {
  position: fixed; left: 0; top: 0; z-index: var(--z-preview); width: 300px; aspect-ratio: 4 / 3;
  border-radius: var(--r-md); overflow: hidden; pointer-events: none;
  opacity: 0; scale: 0.82; transition: opacity 0.35s, scale 0.5s var(--ease-out);
  box-shadow: 0 30px 60px -24px var(--shadow);
}
.blog-preview img { width: 100%; height: 100%; object-fit: cover; }
.blog-preview.is-visible { opacity: 1; scale: 1; }
@media (hover: none), (max-width: 900px) {
  .blog-preview { display: none; }
  .blog-row { grid-template-columns: 112px minmax(0, 1fr); gap: 18px; }
  .blog-thumb { display: block; grid-row: span 2; aspect-ratio: 1; border-radius: var(--r-sm); overflow: hidden; }
  .blog-thumb img { width: 100%; height: 100%; object-fit: cover; }
  .blog-arrow { display: none; }
  .blog-tag { align-self: end; }
}

/* ---------- contact ---------- */
.contact-frame {
  position: relative; overflow: hidden; isolation: isolate; border-radius: var(--r-lg);
  background: var(--brand); color: var(--on-brand);
  display: grid; grid-template-columns: minmax(0, 1.05fr) minmax(0, 0.95fr); gap: clamp(36px, 5vw, 72px);
  padding: clamp(28px, 5.5vw, 80px);
}
.contact-frame::before {
  content: ""; position: absolute; z-index: -1; right: -7%; bottom: -46%; width: 46%; aspect-ratio: 0.72;
  border-radius: 999px 999px 0 0; border: 1.5px solid var(--brand-line); opacity: 0.7;
}
.contact-arch { width: 112px; aspect-ratio: 3 / 4; margin-bottom: 28px; border: 3px solid var(--accent); }
.contact-arch img { object-position: center 25%; }
.contact-copy .section-title { font-size: clamp(2.2rem, 4.4vw, 3.8rem); margin-bottom: 18px; }
.contact-body { color: var(--on-brand-muted); max-width: 44ch; margin-bottom: 32px; font-size: 1.08rem; }
.contact-lines { display: grid; margin-bottom: 32px; }
.contact-line {
  display: grid; grid-template-columns: auto minmax(0, 1fr) auto; align-items: center; gap: 18px;
  padding: 18px 0; border-top: 1px solid var(--brand-line); transition: color 0.3s;
}
.contact-line > i:first-child { font-size: 26px; color: var(--accent); }
.contact-line small { display: block; color: var(--on-brand-muted); font-size: 13.5px; font-weight: 600; }
.contact-line strong { font-family: var(--font-display); font-weight: 500; font-size: clamp(1.15rem, 2vw, 1.55rem); overflow-wrap: anywhere; }
.contact-line-arrow { font-size: 22px; transition: transform 0.5s var(--ease-out); }
.contact-line:hover { color: var(--accent); }
.contact-line:hover .contact-line-arrow { transform: rotate(45deg); }
.social-row { display: flex; flex-wrap: wrap; gap: 10px; }
.social-row a {
  width: 46px; height: 46px; border-radius: 50%; display: grid; place-items: center; font-size: 21px;
  border: 1.5px solid currentColor; opacity: 0.85;
  transition: background-color 0.3s, color 0.3s, border-color 0.3s, transform 0.4s var(--ease-out), opacity 0.3s;
}
.social-row a:hover { background: var(--accent); border-color: var(--accent); color: var(--on-accent); transform: translateY(-3px); opacity: 1; }
.contact-form-card {
  align-self: start; background: var(--surface); color: var(--text); border-radius: calc(var(--r-lg) - 6px);
  padding: clamp(24px, 3vw, 40px); box-shadow: 0 40px 80px -40px rgba(0, 0, 0, 0.45);
}
.contact-form-card h3 { font-size: 1.6rem; margin-bottom: 22px; }

/* ---------- forms ---------- */
.lead-form { display: grid; gap: 18px; }
.field { display: grid; gap: 7px; min-width: 0; }
.field-row { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 14px; }
.field label, .choice-group legend { font-size: 14px; font-weight: 700; color: var(--text); }
.field-optional { font-weight: 500; color: var(--muted); }
.field input, .field select, .field textarea {
  width: 100%; height: 52px; padding: 0 16px; border-radius: var(--r-sm);
  background: var(--bg); border: 1.5px solid var(--line-strong); color: var(--text);
  transition: border-color 0.25s, box-shadow 0.25s, background-color 0.25s;
}
.field input:hover { border-color: var(--text); }
.field input:focus { outline: none; border-color: var(--accent); box-shadow: 0 0 0 4px var(--accent-soft); background: var(--surface); }
.field input[aria-invalid="true"] { border-color: var(--error); }
.choice-group { border: 0; padding: 0; display: flex; flex-wrap: wrap; gap: 8px; }
.choice-group legend { margin-bottom: 9px; }
.choice-group-stack { display: grid; }
.choice { position: relative; display: inline-flex; }
.choice input { position: absolute; opacity: 0; inset: 0; cursor: pointer; }
.choice span {
  display: inline-flex; align-items: center; min-height: 42px; padding: 8px 16px; border-radius: var(--r-btn);
  border: 1.5px solid var(--line-strong); font-weight: 600; font-size: 14.5px; cursor: pointer;
  transition: background-color 0.25s, color 0.25s, border-color 0.25s;
}
.choice-group-stack .choice span { border-radius: var(--r-sm); width: 100%; }
.choice:hover span { border-color: var(--text); }
.choice input:checked + span { background: var(--text); color: var(--bg); border-color: var(--text); }
.choice input:focus-visible + span { outline: 2.5px solid var(--accent); outline-offset: 2px; }
.consent { display: flex; gap: 12px; align-items: flex-start; font-size: 14px; color: var(--muted); cursor: pointer; }
.consent input { width: 20px; height: 20px; margin-top: 2px; accent-color: var(--accent); flex: none; }
.form-note { font-size: 13.5px; color: var(--muted); }
.form-error { color: var(--error); font-weight: 600; font-size: 14.5px; }
.form-success { display: flex; align-items: center; gap: 12px; padding: 20px; border-radius: var(--r-md); background: var(--surface-2); font-weight: 600; animation: pop-in 0.6s var(--ease-out); }
.form-success i { font-size: 30px; color: var(--accent-text); }
@keyframes pop-in { from { opacity: 0; transform: translateY(10px) scale(0.98); } }

/* ---------- footer ---------- */
.site-footer { padding-top: clamp(72px, 9vw, 120px); border-top: 1px solid var(--line); margin-top: var(--section-y); }
.contact + .site-footer, main + .site-footer { margin-top: 0; }
.footer-grid { display: grid; grid-template-columns: 1.2fr 1fr 0.8fr; gap: 48px; }
.footer-brand .brand-mark-lg { width: 132px; margin-bottom: 18px; }
.footer-note { color: var(--muted); max-width: 34ch; }
.footer-heading { font-size: 1.4rem; margin-bottom: 18px; }
.footer-col { display: grid; align-content: start; gap: 12px; }
.footer-contact { display: inline-flex; align-items: center; gap: 10px; font-weight: 600; transition: color 0.3s; width: fit-content; }
.footer-contact i { font-size: 20px; color: var(--accent-text); }
.footer-contact:hover { color: var(--accent-text); }
.footer-col .social-row { margin-top: 10px; }
.footer-col .social-row a { color: var(--text); border-color: var(--line-strong); }
.footer-links a { font-weight: 600; width: fit-content; transition: color 0.3s, transform 0.4s var(--ease-out); }
.footer-links a:hover { color: var(--accent-text); transform: translateX(4px); }
.footer-wordmark {
  margin-top: clamp(48px, 7vw, 96px); overflow: hidden;
  font-family: var(--font-display); font-weight: 600; font-size: clamp(2.6rem, 9.6vw, 9.8rem);
  line-height: 0.86; letter-spacing: -0.03em; white-space: nowrap; user-select: none;
}
.footer-wordmark span {
  display: inline-block; padding-bottom: 0.08em;
  color: transparent; -webkit-text-stroke: 1.5px var(--line-strong);
  background: linear-gradient(90deg, var(--accent) 50%, transparent 50%) 100% 0 / 200% 100% no-repeat;
  -webkit-background-clip: text; background-clip: text;
  transition: background-position 1.4s var(--ease-out), -webkit-text-stroke-color 0.6s;
}
.footer-wordmark:hover span { background-position: 0 0; -webkit-text-stroke-color: var(--accent); }
.footer-legal {
  display: flex; flex-wrap: wrap; justify-content: space-between; gap: 12px; position: relative;
  padding-block: 24px calc(28px + env(safe-area-inset-bottom, 0px));
  font-size: 14px; color: var(--muted);
}
.footer-legal::before { content: ""; position: absolute; top: 0; left: var(--gutter); right: var(--gutter); border-top: 1px solid var(--line); }
.footer-legal a:hover { color: var(--text); }

/* ---------- floating contact ---------- */
.contact-fab {
  position: fixed; right: 20px; bottom: calc(20px + env(safe-area-inset-bottom, 0px)); z-index: var(--z-fab);
  display: inline-flex; align-items: center; gap: 0; height: 56px; padding: 0 17px; border-radius: 999px;
  background: var(--brand); color: var(--on-brand); font-weight: 700; font-size: 15px;
  box-shadow: 0 18px 40px -14px var(--shadow);
  transform: translateY(140%); transition: transform 0.6s var(--ease-out), gap 0.5s var(--ease-out), background-color 0.3s;
}
.contact-fab i { font-size: 23px; }
.contact-fab .btn-label { max-width: 0; overflow: hidden; white-space: nowrap; transition: max-width 0.6s var(--ease-out); }
.page-scrolled .contact-fab { transform: none; }
.contact-fab:hover { gap: 10px; background: var(--accent); color: var(--on-accent); }
.contact-fab:hover .btn-label { max-width: 220px; }
.modal-open .contact-fab, .menu-open .contact-fab { transform: translateY(140%); }

/* ---------- dialogs ---------- */
.modal {
  border: 0; padding: 0; background: transparent; color: var(--text);
  width: min(560px, calc(100vw - 24px)); max-width: none; max-height: calc(100dvh - 24px); margin: auto; overflow: visible;
}
.modal::backdrop { background: rgba(4, 8, 8, 0.55); -webkit-backdrop-filter: blur(6px); backdrop-filter: blur(6px); animation: fade-in 0.3s ease; }
.modal[open] > * { animation: modal-in 0.5s var(--ease-out); }
.modal.is-closing > * { animation: modal-out 0.22s ease forwards; }
.modal.is-closing::backdrop { opacity: 0; transition: opacity 0.22s; }
@keyframes modal-in { from { opacity: 0; transform: translateY(24px) scale(0.97); } }
@keyframes modal-out { to { opacity: 0; transform: translateY(12px) scale(0.98); } }
@keyframes fade-in { from { opacity: 0; } }
.modal-panel {
  position: relative; background: var(--surface); border-radius: var(--r-lg); padding: clamp(24px, 4vw, 40px);
  max-height: calc(100dvh - 24px); overflow-y: auto; box-shadow: 0 50px 100px -30px rgba(0, 0, 0, 0.5);
}
.modal-panel h2, .guide-modal-body h2 { font-size: clamp(1.8rem, 3.4vw, 2.4rem); margin-bottom: 10px; padding-right: 48px; }
.modal-close { position: absolute; top: 18px; right: 18px; z-index: 2; background: var(--surface); }
.modal-intro { color: var(--muted); margin-bottom: 22px; }
.quick-actions { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 10px; margin-bottom: 26px; }
.quick-action {
  display: flex; align-items: center; gap: 12px; padding: 14px; border-radius: var(--r-md);
  border: 1.5px solid var(--line); min-width: 0;
  transition: border-color 0.3s, transform 0.4s var(--ease-out), background-color 0.3s;
}
.quick-action i { font-size: 24px; color: var(--accent-text); flex: none; }
.quick-action > span { min-width: 0; }
.quick-action small { display: block; color: var(--muted); font-size: 12.5px; font-weight: 600; }
.quick-action strong { display: block; font-size: 14px; overflow: hidden; text-overflow: ellipsis; white-space: nowrap; }
.quick-action:hover { border-color: var(--text); transform: translateY(-2px); background: var(--surface-2); }
.guide-modal { width: min(1000px, calc(100vw - 24px)); }
.guide-modal-grid {
  display: grid; grid-template-columns: 0.85fr 1.15fr; background: var(--surface); border-radius: var(--r-lg);
  overflow: hidden; max-height: calc(100dvh - 24px); box-shadow: 0 50px 100px -30px rgba(0, 0, 0, 0.5);
}
.guide-modal-media { position: relative; min-height: 100%; color: var(--on-image); }
.guide-modal-media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center 20%; }
.guide-modal-media::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, transparent 45%, var(--scrim)); }
.guide-modal-media blockquote { position: absolute; left: 28px; right: 28px; bottom: 28px; z-index: 1; }
.guide-modal-media blockquote p { font-family: var(--font-display); font-weight: 500; font-size: 1.5rem; line-height: 1.2; }
.guide-modal-media cite { display: block; margin-top: 10px; font-style: normal; font-weight: 700; color: var(--accent); }
.guide-modal-body { position: relative; padding: clamp(24px, 3.6vw, 44px); overflow-y: auto; max-height: calc(100dvh - 24px); }
.check-list { display: grid; gap: 10px; margin-bottom: 26px; }
.check-list li { display: flex; gap: 10px; align-items: flex-start; }
.check-list i { color: var(--accent-text); font-size: 20px; margin-top: 2px; flex: none; }
.guide-modal .lead-form { margin-bottom: 18px; }

/* ---------- reveal on scroll ---------- */
.anim [data-reveal] {
  opacity: 0; transform: translateY(32px);
  transition: opacity 0.9s var(--ease-out), transform 1s var(--ease-out);
  transition-delay: calc(var(--i, 0) * 90ms);
}
.anim [data-reveal].is-in { opacity: 1; transform: none; }
.word { display: inline-block; overflow: hidden; vertical-align: top; padding-bottom: 0.1em; margin-bottom: -0.1em; }
.word-inner { display: inline-block; }
.anim [data-split] .word-inner { transform: translateY(112%); transition: transform 1s var(--ease-out); transition-delay: calc(var(--w, 0) * 45ms); }
.anim [data-split].is-in .word-inner { transform: none; }
:root[data-motion="subtle"] [data-reveal] { transform: translateY(12px); }
:root[data-motion="subtle"] [data-split] .word-inner { transform: translateY(40%); opacity: 0; transition: transform 0.7s var(--ease-out), opacity 0.7s; }
:root[data-motion="subtle"] [data-split].is-in .word-inner { opacity: 1; }

/* ---------- inner pages ---------- */
.page-hero { padding-top: calc(var(--header-h) + clamp(48px, 7vw, 96px)); padding-bottom: clamp(36px, 5vw, 64px); position: relative; overflow: hidden; }
.page-hero::before {
  content: ""; position: absolute; z-index: -1; right: -6%; top: 10%; width: min(520px, 46vw); aspect-ratio: 0.8;
  border-radius: 999px 999px 0 0; background: var(--tint); opacity: 0.7;
}
.page-title { font-size: clamp(2.8rem, 7vw, 6rem); letter-spacing: -0.02em; max-width: 14ch; }
.page-lede { margin-top: 20px; font-size: clamp(1.05rem, 1.5vw, 1.25rem); color: var(--muted); max-width: 54ch; }

.property-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(min(100%, 340px), 1fr)); gap: 36px 28px; }
.property-card { display: grid; gap: 14px; position: relative; }
.property-card-media { position: relative; overflow: hidden; border-radius: var(--r-md); aspect-ratio: 4 / 3; background: var(--surface-2); }
.property-card-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.1s var(--ease-out); }
.property-card:hover .property-card-media img { transform: scale(1.06); }
.property-card-media .tile-arrow { opacity: 0; }
.property-card:hover .property-card-media .tile-arrow { transform: none; opacity: 1; }
.property-card-status { font-size: 13.5px; font-weight: 700; color: var(--accent-text); }
.property-card-price { font-family: var(--font-display); font-weight: 600; font-size: 1.75rem; letter-spacing: -0.02em; line-height: 1.05; }
.property-card-address { font-weight: 600; }
.property-card-city { color: var(--muted); font-size: 15px; }
.property-specs { display: flex; flex-wrap: wrap; gap: 8px 18px; color: var(--muted); font-size: 15px; font-weight: 600; }
.property-specs span { display: inline-flex; align-items: center; gap: 6px; }
.property-specs i { font-size: 18px; color: var(--text); }
.card-skeleton { border-radius: var(--r-md); aspect-ratio: 4 / 3.6; }
.empty-state {
  display: grid; justify-items: start; gap: 14px; padding: clamp(32px, 5vw, 56px); border-radius: var(--r-lg);
  background: var(--surface-2); max-width: 680px;
}
.empty-state i { font-size: 40px; color: var(--accent-text); }
.empty-state p { color: var(--muted); max-width: 46ch; }

.page-cta { padding-block: var(--section-y); }
.page-cta .contact-frame { grid-template-columns: minmax(0, 1fr) auto; align-items: end; }
.page-cta .contact-frame::before, .gd-closing .contact-frame::before { right: -4%; top: -60%; bottom: auto; width: 26%; }
.page-cta .section-title { font-size: clamp(2rem, 4vw, 3.4rem); }

/* property detail */
.property-detail { padding-top: calc(var(--header-h) + 36px); }
.back-link { display: inline-flex; align-items: center; gap: 8px; font-weight: 700; margin-bottom: 26px; color: var(--muted); transition: color 0.3s, gap 0.4s var(--ease-out); }
.back-link:hover { color: var(--text); gap: 12px; }
.property-layout { display: grid; grid-template-columns: minmax(0, 1.45fr) minmax(0, 1fr); gap: clamp(32px, 5vw, 72px); align-items: start; }
.gallery-main { position: relative; display: block; width: 100%; overflow: hidden; border-radius: var(--r-lg); aspect-ratio: 3 / 2; background: var(--surface-2); cursor: zoom-in; }
.gallery-main img { width: 100%; height: 100%; object-fit: cover; transition: transform 1s var(--ease-out), opacity 0.35s; }
.gallery-main:hover img { transform: scale(1.03); }
.gallery-main .gallery-expand {
  position: absolute; right: 16px; bottom: 16px; display: inline-flex; align-items: center; gap: 8px;
  padding: 10px 16px; border-radius: var(--r-btn); background: var(--surface); color: var(--text); font-weight: 700; font-size: 14px;
}
.gallery-thumbs { display: flex; gap: 10px; margin-top: 12px; overflow-x: auto; scroll-snap-type: x mandatory; padding-bottom: 6px; scrollbar-width: thin; }
.gallery-thumbs button {
  flex: none; width: 104px; aspect-ratio: 4 / 3; border-radius: var(--r-sm); overflow: hidden; scroll-snap-align: start;
  opacity: 0.6; outline-offset: 2px; transition: opacity 0.3s, transform 0.4s var(--ease-out);
  border: 2px solid transparent;
}
.gallery-thumbs button img { width: 100%; height: 100%; object-fit: cover; }
.gallery-thumbs button:hover { opacity: 1; transform: translateY(-2px); }
.gallery-thumbs button[aria-current="true"] { opacity: 1; border-color: var(--accent); }
.property-summary { position: sticky; top: calc(var(--header-h) + 24px); display: grid; gap: 16px; }
.property-summary h1 { font-size: clamp(2rem, 3.6vw, 3rem); letter-spacing: -0.015em; }
.property-summary .property-card-price { font-size: clamp(2rem, 3.4vw, 2.8rem); color: var(--accent-text); }
.property-summary .property-specs { font-size: 16px; padding-block: 16px; border-block: 1px solid var(--line); }
.property-summary .prose { font-size: 16px; }
.property-summary .btn { justify-self: start; }
.facts { margin-top: clamp(56px, 7vw, 96px); }
.facts > h2 { font-size: clamp(1.8rem, 3vw, 2.6rem); margin-bottom: 28px; }
.facts-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 18px; }
.facts-card { background: var(--surface); border: 1px solid var(--line); border-radius: var(--r-md); padding: 26px; }
.facts-card h3 { font-size: 1.25rem; margin-bottom: 16px; display: flex; align-items: center; gap: 10px; }
.facts-card h3 i { color: var(--accent-text); }
.facts-card dl { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1.2fr); gap: 10px 18px; font-size: 15px; }
.facts-card dt { color: var(--muted); }
.facts-card dd { font-weight: 600; margin: 0; overflow-wrap: anywhere; }
.facts-card .facts-group { grid-column: 1 / -1; font-weight: 700; color: var(--accent-text); margin-top: 8px; font-size: 13.5px; letter-spacing: 0.04em; }
.facts-card.is-collapsed dl > :nth-child(n + 17) { display: none; }
.facts-more { margin-top: 14px; font-size: 14.5px; }

.lightbox { width: 100vw; height: 100dvh; max-width: none; max-height: none; margin: 0; background: rgba(5, 7, 7, 0.94); color: #fafaf7; }
.lightbox[open] { display: grid; grid-template-columns: auto 1fr auto; align-items: center; gap: 12px; padding: 24px; }
.lightbox img { max-width: 100%; max-height: calc(100dvh - 48px); margin: auto; object-fit: contain; border-radius: var(--r-sm); animation: fade-in 0.35s ease; }
.lightbox .icon-btn { color: #fafaf7; border-color: rgba(250, 250, 247, 0.3); }
.lightbox .icon-btn:hover { background: #fafaf7; color: #0b0e0d; }
.lightbox .modal-close { background: transparent; position: fixed; }
.lightbox::backdrop { background: transparent; }

/* guide pages (content served by the API after the lead form) */
.guide-page { padding-top: var(--header-h); }
.guide-gate-note { padding-block: calc(var(--header-h) + 80px) 120px; text-align: left; }
.gd-hero { padding-block: clamp(48px, 6vw, 88px); }
.gd-hero-grid { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 0.9fr); gap: clamp(32px, 5vw, 72px); align-items: center; }
.gd-hero h1 { font-size: clamp(2.8rem, 6vw, 5.4rem); letter-spacing: -0.02em; margin-bottom: 20px; }
.gd-lede { font-size: clamp(1.1rem, 1.6vw, 1.3rem); color: var(--muted); max-width: 44ch; margin-bottom: 30px; }
.gd-actions { display: flex; flex-wrap: wrap; gap: 12px; }
.gd-hero-media { aspect-ratio: 4 / 5; max-height: 640px; }
.gd-note { padding-block: var(--section-y); }
.gd-note-grid { display: grid; grid-template-columns: minmax(0, 0.8fr) minmax(0, 1.2fr); gap: clamp(32px, 6vw, 96px); }
.gd-note h2 { font-size: clamp(2.2rem, 4.4vw, 3.6rem); }
.gd-break { margin: 0; height: clamp(320px, 52vw, 640px); overflow: hidden; }
.gd-break img { width: 100%; height: 118%; object-fit: cover; }
.gd-steps-section { padding-block: var(--section-y); background: var(--surface-2); }
.gd-steps-section h2 { font-size: clamp(2.2rem, 4.6vw, 3.8rem); margin-bottom: 14px; }
.gd-steps { counter-reset: step; display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 16px; margin-top: 48px; }
.gd-step {
  display: grid; grid-template-columns: auto minmax(0, 1fr); gap: 18px; padding: 26px; border-radius: var(--r-md);
  background: var(--surface); border: 1px solid var(--line); transition: transform 0.5s var(--ease-out), border-color 0.3s;
}
.gd-step:hover { transform: translateY(-4px); border-color: var(--accent); }
.gd-step-num {
  width: 52px; height: 52px; border-radius: 50%; display: grid; place-items: center;
  background: var(--brand); color: var(--on-brand); font-family: var(--font-display); font-weight: 600; font-size: 1.1rem;
  transition: background-color 0.3s, color 0.3s;
}
.gd-step:hover .gd-step-num { background: var(--accent); color: var(--on-accent); }
.gd-step h3 { font-size: 1.35rem; margin-bottom: 6px; }
.gd-step p { color: var(--muted); }
.gd-info { padding-block: var(--section-y); }
.gd-info h2 { font-size: clamp(2.2rem, 4.6vw, 3.8rem); margin-bottom: 40px; max-width: 16ch; }
.gd-info-grid { display: grid; grid-template-columns: 1.3fr 1fr; gap: 16px; }
.gd-info-card { padding: 30px; border-radius: var(--r-md); background: var(--surface); border: 1px solid var(--line); }
.gd-info-card:nth-child(1) { grid-row: span 2; background: var(--brand); color: var(--on-brand); border-color: var(--brand); }
.gd-info-card:nth-child(1) p { color: var(--on-brand-muted); }
.gd-info-card:nth-child(4) { grid-column: 1 / -1; background: var(--accent-soft); border-color: transparent; }
.gd-info-card h3 { font-size: 1.45rem; margin-bottom: 10px; }
.gd-info-card p { color: var(--muted); }
.gd-quote { padding-block: clamp(56px, 8vw, 120px); }
.gd-quote p { font-family: var(--font-display); font-weight: 500; font-size: clamp(2rem, 5vw, 4.2rem); letter-spacing: -0.015em; line-height: 1.08; max-width: 20ch; }
.gd-quote p::before { content: "\201C"; color: var(--accent); }
.gd-quote p::after { content: "\201D"; color: var(--accent); }
.gd-christina { padding-block: var(--section-y); }
.gd-christina-grid { display: grid; grid-template-columns: minmax(0, 0.8fr) minmax(0, 1.2fr); gap: clamp(32px, 6vw, 96px); align-items: center; }
.gd-christina-media { aspect-ratio: 4 / 5; max-width: 440px; }
.gd-christina h2 { font-size: clamp(2.2rem, 4.4vw, 3.6rem); margin-bottom: 20px; }
.gd-christina .prose { margin-bottom: 28px; }
.gd-closing { padding-bottom: var(--section-y); }
.gd-closing .contact-frame { grid-template-columns: minmax(0, 1fr); }
.gd-closing h2 { font-size: clamp(2.2rem, 4.6vw, 3.8rem); margin-bottom: 14px; }
.gd-closing p { color: var(--on-brand-muted); max-width: 52ch; margin-bottom: 28px; }
.gd-closing .btn-ghost { color: var(--on-brand); border-color: var(--brand-line); }
.gd-closing .btn-ghost::before { background: var(--on-brand); }
.gd-closing .btn-ghost:hover { color: var(--brand); }

/* blog posts + legal */
.post-hero { padding-top: calc(var(--header-h) + clamp(48px, 7vw, 96px)); padding-bottom: 40px; }
.post-hero h1 { font-size: clamp(2.3rem, 5.2vw, 4.6rem); letter-spacing: -0.02em; max-width: 20ch; }
.post-meta { margin-top: 22px; color: var(--muted); font-weight: 600; display: flex; align-items: center; gap: 12px; }
.post-meta .avatar { width: 40px; height: 40px; font-size: 14px; }
.post-cover { height: clamp(280px, 46vw, 600px); border-radius: var(--r-lg); overflow: hidden; }
.post-cover img { width: 100%; height: 116%; object-fit: cover; }
.post-layout { display: grid; grid-template-columns: minmax(0, 1fr) 320px; gap: clamp(40px, 6vw, 96px); padding-block: clamp(48px, 6vw, 88px) var(--section-y); align-items: start; }
.article { font-size: 18.5px; line-height: 1.75; max-width: 68ch; }
.article > * + * { margin-top: 1.1em; }
.article h2 { font-size: clamp(1.6rem, 2.6vw, 2.2rem); margin-top: 2em; line-height: 1.12; }
.article h3 { font-size: 1.35rem; margin-top: 1.6em; }
.article ul { display: grid; gap: 0.5em; padding-left: 0; }
.article ul li { position: relative; padding-left: 28px; }
.article ul li::before { content: ""; position: absolute; left: 4px; top: 0.72em; width: 10px; height: 2px; background: var(--accent); }
.article ol { list-style: decimal; padding-left: 1.4em; display: grid; gap: 0.5em; }
.article .lead { font-size: 1.25em; line-height: 1.55; color: var(--text); font-family: var(--font-display); font-weight: 500; letter-spacing: -0.01em; }
.article p { color: color-mix(in srgb, var(--text) 86%, var(--bg)); }
.article a { color: var(--accent-text); text-decoration: underline; text-underline-offset: 3px; }
.post-aside { position: sticky; top: calc(var(--header-h) + 24px); display: grid; gap: 16px; }
.aside-card { padding: 26px; border-radius: var(--r-md); background: var(--surface); border: 1px solid var(--line); display: grid; gap: 12px; }
.aside-card h3 { font-size: 1.35rem; }
.aside-card p { color: var(--muted); font-size: 15.5px; }
.aside-card-brand { background: var(--brand); color: var(--on-brand); border-color: var(--brand); }
.aside-card-brand p { color: var(--on-brand-muted); }
.legal { padding-bottom: var(--section-y); }
.legal .article section + section { margin-top: 2.4em; }
.legal .article h2 { margin-top: 0; margin-bottom: 0.5em; }
.legal-updated { color: var(--muted); font-weight: 600; margin-top: 14px; }

/* ---------- responsive ---------- */
@media (max-width: 1180px) {
  .nav, .header-cta { display: none; }
  .menu-toggle { display: inline-block; }
}
@media (max-width: 1024px) {
  .hero { min-height: auto; }
  .hero-grid, .about-grid, .testimonials-grid, .contact-frame, .valuation-frame,
  .property-layout, .gd-hero-grid, .gd-note-grid, .gd-christina-grid, .post-layout { grid-template-columns: minmax(0, 1fr); }
  .hero-visual { max-width: 560px; margin-inline: auto; max-height: none; }
  .about-media { max-width: 460px; }
  .about-stamp { right: 8px; }
  .valuation-card-wrap { justify-self: start; }
  .property-summary, .post-aside { position: static; }
  .recent-grid { grid-template-columns: repeat(2, minmax(0, 1fr)) !important; grid-auto-rows: 260px; }
  .recent-grid .tile:first-child, .recent-grid .tile-skeleton:first-child { grid-column: 1 / -1 !important; grid-row: auto !important; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .footer-brand { grid-column: 1 / -1; }
  .page-cta .contact-frame { grid-template-columns: minmax(0, 1fr); align-items: start; }
  .gd-christina-media { max-width: 360px; }
}
@media (max-width: 768px) {
  :root { --header-h: 66px; }
  body { font-size: 16px; }
  .brand .brand-mark { width: 50px; }
  .brand-text small { display: none; }
  .hero-actions .btn { flex: 1 1 100%; }
  .hero-title { font-size: clamp(2.3rem, 10.4vw, 2.9rem); }
  .areas { flex-direction: column; align-items: stretch; gap: 14px; padding-right: 0; }
  .stats { grid-template-columns: minmax(0, 1fr); }
  .stat, .stat + .stat { padding: 26px 0 0; border-left: 0; }
  .stat + .stat { border-top: 1px solid var(--line); margin-top: 26px; }
  .paths-grid { grid-template-columns: minmax(0, 1fr); height: auto; }
  .path-panel { min-height: 440px; }
  .recent-grid { grid-template-columns: minmax(0, 1fr) !important; grid-auto-rows: 300px; }
  .field-row, .quick-actions, .facts-grid, .gd-steps, .gd-info-grid { grid-template-columns: minmax(0, 1fr); }
  .gd-info-card:nth-child(1) { grid-row: auto; }
  .guide-modal-grid { grid-template-columns: minmax(0, 1fr); overflow-y: auto; }
  .guide-modal-media { min-height: 200px; }
  .guide-modal-media blockquote p { font-size: 1.2rem; }
  .guide-modal-body { max-height: none; overflow: visible; }
  .footer-grid { grid-template-columns: minmax(0, 1fr); gap: 36px; }
  .contact-fab { right: 14px; bottom: calc(14px + env(safe-area-inset-bottom, 0px)); }
  .lightbox[open] { grid-template-columns: minmax(0, 1fr); padding: 12px; }
  .lightbox [data-lb-prev], .lightbox [data-lb-next] { position: fixed; bottom: 20px; }
  .lightbox [data-lb-prev] { left: 20px; } .lightbox [data-lb-next] { right: 20px; }
}
@media (max-width: 420px) {
  .hero-title { font-size: 2.3rem; }
  .theme-toggle { display: none; }
}

/* ---------- reduced motion ---------- */
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation-duration: 0.01ms !important; animation-iteration-count: 1 !important; transition-duration: 0.01ms !important; }
  .splash { display: none; }
}
:root[data-motion="off"] *, :root[data-motion="off"] *::before, :root[data-motion="off"] *::after { animation: none !important; transition-duration: 0.01ms !important; }
:root[data-motion="off"] .splash { display: none; }

/* ---------- blog index + post cards ---------- */
.post-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 40px 28px; padding-bottom: var(--section-y); }
.post-grid[data-items="1"] { grid-template-columns: minmax(0, 1fr); max-width: 760px; }
.blog-index .post-grid .post-card:first-child:not(:only-child) { grid-column: span 2; }
.blog-index .post-grid .post-card:first-child:not(:only-child) .post-card-title { font-size: clamp(1.6rem, 2.8vw, 2.4rem); }
.post-card { display: grid; gap: 12px; align-content: start; }
.post-card-media { display: block; overflow: hidden; border-radius: var(--r-md); aspect-ratio: 16 / 10; background: var(--surface-2); }
.post-card-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.1s var(--ease-out); }
.post-card:hover .post-card-media img { transform: scale(1.06); }
.post-card-meta { display: flex; flex-wrap: wrap; align-items: center; gap: 12px; font-size: 14px; color: var(--muted); font-weight: 600; }
.post-card-title { font-family: var(--font-display); font-weight: 600; font-size: clamp(1.25rem, 1.8vw, 1.55rem); line-height: 1.15; letter-spacing: -0.01em; transition: color 0.3s; }
.post-card:hover .post-card-title { color: var(--accent-text); }
.post-card-excerpt { color: var(--muted); }
.post-card .text-link { justify-self: start; }
.post-card:hover .text-link { background-size: 100% 1.5px; color: var(--accent-text); }
.post-card:hover .text-link i { transform: translateX(4px); }
.more-posts { padding-top: clamp(32px, 4vw, 56px); border-top: 1px solid var(--line); }
.more-posts .section-title { font-size: clamp(1.8rem, 3vw, 2.6rem); margin-bottom: 32px; }
.post-hero .back-link { margin-bottom: 18px; }
.article img { width: 100%; height: auto; border-radius: var(--r-md); margin-block: 0.4em; }
.article figure { margin: 1.4em 0; }
.article figcaption { font-size: 14px; color: var(--muted); margin-top: 8px; }
.article blockquote { border-left: 3px solid var(--accent); padding: 4px 0 4px 20px; font-family: var(--font-display); font-weight: 500; font-size: 1.2em; line-height: 1.4; color: var(--text); }
.article hr { border: 0; border-top: 1px solid var(--line); margin-block: 2em; }
.blog .text-link-lg { margin-top: 36px; }
@media (max-width: 1024px) {
  .post-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
@media (max-width: 680px) {
  .post-grid { grid-template-columns: minmax(0, 1fr); }
  .blog-index .post-grid .post-card:first-child:not(:only-child) { grid-column: auto; }
}