/* ============================================================
   MOTŁAWA Estates — warm editorial / architectural
   ============================================================ */

:root{
  --paper:#F4F1E9;          /* warm cream */
  --paper-2:#FAF8F2;        /* lighter panel */
  --panel:#ECE7DB;          /* slightly deeper cream block */
  --ink:#1A1814;            /* warm near-black */
  --ink-soft:#5A554B;
  --wood:#B0784C;           /* warm tan accent */
  --wood-deep:#8C5C36;
  --brass:#B0894F;          /* salt-crystal / key brass */
  --stone:#CFC8B8;
  --line:rgba(26,24,20,.14);
  --line-2:rgba(26,24,20,.08);

  --maxw:1320px;
  --pad:clamp(20px,5vw,72px);

  --serif:"Fraunces",Georgia,serif;
  --sans:"Space Grotesk",system-ui,-apple-system,sans-serif;
  --mono:"Space Mono","SFMono-Regular",ui-monospace,monospace;
}

*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{
  font-family:var(--sans);
  background:var(--paper);
  color:var(--ink);
  line-height:1.5;
  -webkit-font-smoothing:antialiased;
  text-rendering:optimizeLegibility;
  overflow-x:hidden;
}
body::before{
  content:"";position:fixed;inset:0;z-index:-1;pointer-events:none;
  background-image:radial-gradient(rgba(26,24,20,.025) 1px,transparent 1px);
  background-size:3px 3px;opacity:.6;
}
img{display:block;width:100%;height:100%;object-fit:cover}
a{color:inherit;text-decoration:none}
em{font-style:italic}
.mono{font-family:var(--mono);font-weight:400}
.display{font-family:var(--serif);font-weight:300;letter-spacing:-.01em}
.center{text-align:center}

/* ---------- typographic helpers ---------- */
.kicker{
  font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;
  color:var(--wood-deep);display:inline-block;margin-bottom:1.4rem;
}
.h-lg{
  font-family:var(--serif);font-weight:300;
  font-size:clamp(1.7rem,3.4vw,3.1rem);line-height:1.08;
  letter-spacing:-.02em;max-width:20ch;
}

/* ---------- buttons ---------- */
.btn{
  font-family:var(--mono);font-size:.78rem;letter-spacing:.06em;
  text-transform:uppercase;display:inline-flex;align-items:center;
  gap:.6em;padding:.95em 1.6em;border:1px solid var(--ink);
  border-radius:100px;transition:.35s cubic-bezier(.4,0,.1,1);white-space:nowrap;
}
.btn .arr{transition:transform .35s}
.btn:hover .arr{transform:translateX(4px)}
.btn--solid{background:var(--ink);color:var(--paper)}
.btn--solid:hover{background:var(--wood-deep);border-color:var(--wood-deep)}
.btn--ghost{background:transparent}
.btn--ghost:hover{background:var(--ink);color:var(--paper)}
.btn--block{width:100%;justify-content:center;padding:1.1em}
.link-underline{
  font-family:var(--mono);font-size:.8rem;letter-spacing:.04em;
  border-bottom:1px solid var(--line);padding-bottom:3px;transition:.3s;
}
.link-underline:hover{border-color:var(--ink);color:var(--wood-deep)}

/* ============================================================
   NAV
   ============================================================ */
.nav{position:sticky;top:0;z-index:50;
  background:color-mix(in srgb,var(--paper) 86%,transparent);
  backdrop-filter:blur(14px);border-bottom:1px solid var(--line-2);
}
.nav__inner{
  max-width:var(--maxw);margin:0 auto;padding:.9rem var(--pad);
  display:flex;align-items:center;justify-content:space-between;gap:1.5rem;
}
.brand{display:flex;align-items:baseline;gap:.45rem}
.brand__mark{font-family:var(--serif);font-weight:500;font-size:1.32rem;letter-spacing:.06em;white-space:nowrap}
.brand__sub{font-size:.62rem;letter-spacing:.22em;text-transform:uppercase;
  color:var(--wood-deep);transform:translateY(-1px)}
/* salt crystal in place of the "i" in the wordmark */
.salt{display:inline-block;width:.5em;height:.5em;margin:0 .26em;vertical-align:.08em}
.salt svg{width:100%;height:100%;display:block;overflow:visible}
.salt svg path{fill:none;stroke:var(--brass);stroke-width:1.5;stroke-linejoin:round}
.salt svg circle{fill:var(--brass)}
.footer__brand .salt{margin:0 .22em}
/* key + salt-crystal logo mark */
.brand__logo{align-self:center;display:inline-flex;flex:none}
.brand__logo svg,.brand__logo img{height:1.5em;width:auto;display:block;overflow:visible}
.brand__logo .kg{stroke:var(--brass)}
.brand__logo .ki{stroke:#3A3733}
.footer .brand__logo .ki{stroke:var(--stone)}
.footer__lock{display:flex;align-items:center;gap:clamp(.8rem,1.5vw,1.3rem)}
.footer__lock .brand__logo svg,.footer__lock .brand__logo img{height:clamp(2.4rem,5.2vw,3.6rem)}
.nav__links{display:flex;gap:2rem}
.nav__links a{font-size:.86rem;letter-spacing:.02em;position:relative;padding:.2em 0;color:var(--ink-soft)}
.nav__links a::after{content:"";position:absolute;left:0;bottom:-2px;height:1px;width:0;background:var(--ink);transition:width .3s}
.nav__links a:hover{color:var(--ink)}
.nav__links a:hover::after{width:100%}
.nav__actions{display:flex;align-items:center;gap:1rem}
.lang{font-family:var(--mono);font-size:.78rem;letter-spacing:.08em;background:none;border:none;cursor:pointer;color:var(--ink);display:flex;gap:.25em}
.lang__sep{opacity:.4}
.lang .lang__off{opacity:.4}
.lang.is-en .lang__on{opacity:.4}
.lang.is-en .lang__off{opacity:1}
.burger{display:none;flex-direction:column;gap:5px;background:none;border:none;cursor:pointer;padding:6px}
.burger span{width:22px;height:1.5px;background:var(--ink);transition:.3s}
.burger.is-open span:nth-child(1){transform:translateY(3.2px) rotate(45deg)}
.burger.is-open span:nth-child(2){transform:translateY(-3.2px) rotate(-45deg)}

/* ============================================================
   HERO — FORMA-style asymmetric
   ============================================================ */
.hero{max-width:var(--maxw);margin:0 auto;padding:2.4rem var(--pad) 0}
.hero__meta{
  display:flex;gap:.7rem;align-items:center;font-size:.72rem;letter-spacing:.1em;
  color:var(--ink-soft);border-bottom:1px solid var(--line);
  padding-bottom:1.4rem;margin-bottom:clamp(2rem,4.5vw,3.4rem);flex-wrap:wrap;
}
.hero__meta .dot{color:var(--wood)}

.hero__lead{
  display:grid;grid-template-columns:1fr 1.04fr;gap:clamp(2rem,4.5vw,4rem);
  align-items:center;
}
.hero__type .kicker{margin-bottom:1.6rem}
.hero__h{display:flex;flex-direction:column;margin-bottom:1.8rem}
.hero__h .sans{
  font-family:var(--sans);font-weight:600;
  font-size:clamp(2.5rem,6.4vw,5.2rem);line-height:.92;
  letter-spacing:-.02em;text-transform:uppercase;
}
.hero__h .serif{
  font-family:var(--serif);font-style:italic;font-weight:300;
  font-size:clamp(2.1rem,5.3vw,4.4rem);line-height:1;letter-spacing:-.01em;
}
.hero__h .serif.accent{color:var(--wood-deep)}
.hero__lede{max-width:44ch;color:var(--ink-soft);font-size:1.02rem;line-height:1.6;margin-bottom:2rem}
.hero__cta{display:flex;align-items:center;gap:1.8rem;flex-wrap:wrap}

/* ---------- full-bleed video hero ---------- */
.hero--video{
  position:relative;max-width:none;margin:0;padding:0;
  min-height:clamp(540px,82vh,820px);
  display:flex;overflow:hidden;background:var(--ink);
  border-bottom:1px solid var(--line);
}
.hero__bg{
  position:absolute;inset:0;width:100%;height:100%;
  object-fit:cover;object-position:center;z-index:0;
}
.hero__scrim{
  position:absolute;inset:0;z-index:1;pointer-events:none;
  background:
    linear-gradient(102deg,rgba(16,13,9,.82) 0%,rgba(16,13,9,.5) 30%,rgba(16,13,9,.12) 52%,rgba(16,13,9,0) 70%),
    linear-gradient(to top,rgba(16,13,9,.72) 0%,rgba(16,13,9,.12) 32%,rgba(16,13,9,0) 52%),
    linear-gradient(to bottom,rgba(16,13,9,.42) 0%,rgba(16,13,9,0) 24%);
}
.hero__inner{
  position:relative;z-index:2;width:100%;max-width:var(--maxw);margin:0 auto;
  padding:clamp(1.4rem,3.5vw,2.6rem) var(--pad) clamp(2.2rem,5vw,3.6rem);
  display:flex;flex-direction:column;justify-content:space-between;
  gap:clamp(2rem,7vw,4.5rem);color:var(--paper);
}
.hero__topline{display:flex;align-items:flex-start;justify-content:space-between;gap:1.2rem 1.8rem;flex-wrap:wrap}
.hero--video .hero__meta{border:none;padding:0;margin:0;color:rgba(244,241,233,.82)}
.hero--video .hero__meta .dot{color:var(--brass)}
.hero--video .hero__type{max-width:none;text-shadow:0 2px 34px rgba(12,9,6,.5)}
.hero--video .kicker{color:#E4BF8C}
.hero--video .hero__h .sans{color:var(--paper)}
.hero--video .hero__h .serif{color:var(--paper)}
.hero--video .hero__h .serif.accent{color:#E8C696}
.hero--video .hero__lede{color:rgba(244,241,233,.88);max-width:46ch}
.hero--video .btn--solid{background:var(--paper);color:var(--ink);border-color:var(--paper)}
.hero--video .btn--solid:hover{background:var(--brass);border-color:var(--brass);color:var(--ink)}
.hero--video .link-underline{color:rgba(244,241,233,.92);border-color:rgba(244,241,233,.42)}
.hero--video .link-underline:hover{color:#fff;border-color:#fff}
.hero--video .chips{
  position:static;flex-direction:row;flex-wrap:wrap;justify-content:flex-end;
  align-items:flex-start;gap:.55rem;max-width:560px;
}
.hero-strip{max-width:var(--maxw);margin:0 auto;padding:clamp(2.2rem,4vw,3.2rem) var(--pad) 0}
.hero-strip .hero__slider{margin-top:0;border-top:none;padding-top:0}

/* hero photo with chips */
.hero__shot{position:relative}
figure{margin:0}
.hero__shot .media{aspect-ratio:4/4.3}
.media{position:relative;overflow:hidden;background:var(--stone);border-radius:3px}
.media[data-grad]{background:linear-gradient(135deg,#d9d2c2,#c4bba8 55%,#b9a98f)}
.media[data-grad="1"]{background:linear-gradient(140deg,#dfd8c8,#c0b59e 60%,#a98e6e)}
.media[data-grad="2"]{background:linear-gradient(140deg,#d6d8d2,#b9bfb6 60%,#8f9a8c)}
.media[data-grad="3"]{background:linear-gradient(140deg,#dad4ca,#bcae97 60%,#9ab0bd)}
.media[data-grad="4"]{background:linear-gradient(140deg,#e2dccd,#c9bca3 60%,#b39773)}
.media[data-grad="5"]{background:linear-gradient(140deg,#d4d6d1,#b7b2a4 60%,#8d8475)}
.media[data-grad="6"]{background:linear-gradient(140deg,#ddd6c6,#c2b59c 60%,#a3917a)}
.media img{transition:transform 1.1s cubic-bezier(.2,0,.1,1),opacity .8s}
.media img.is-broken{opacity:0}
.broker-vid{width:100%;height:100%;object-fit:cover;display:block;background:var(--stone)}
.broker-sound{position:absolute;bottom:14px;right:14px;z-index:3;width:38px;height:38px;border-radius:50%;
  background:color-mix(in srgb,var(--ink) 58%,transparent);color:var(--paper);border:1px solid rgba(244,241,233,.45);
  display:grid;place-items:center;cursor:pointer;backdrop-filter:blur(6px);transition:.3s}
.broker-sound:hover{background:var(--ink)}
.broker-sound svg{width:17px;height:17px}
.broker-sound .sp{fill:currentColor}
.broker-sound .ln{fill:none;stroke:currentColor;stroke-width:2;stroke-linecap:round}
.broker-sound .on{display:none}
.broker-sound.is-on .off{display:none}
.broker-sound.is-on .on{display:block}

.bracket{position:absolute;width:26px;height:26px;z-index:3;pointer-events:none}
.bracket--tl{top:-7px;left:-7px;border-top:1.5px solid var(--ink);border-left:1.5px solid var(--ink)}
.bracket--br{bottom:-7px;right:-7px;border-bottom:1.5px solid var(--ink);border-right:1.5px solid var(--ink)}

.chips{position:absolute;top:18px;right:-14px;z-index:4;display:flex;flex-direction:column;gap:.6rem;align-items:flex-end}
.chip{
  display:inline-flex;align-items:center;gap:.55em;
  background:var(--paper-2);color:var(--ink);
  font-size:.68rem;letter-spacing:.02em;padding:.6em .95em;border-radius:100px;
  box-shadow:0 8px 24px -12px rgba(26,24,20,.4);border:1px solid var(--line-2);
}
.chip .ic{width:15px;height:15px;flex:none;fill:none;stroke:var(--wood-deep);stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round}

/* hero slider strip */
.hero__slider{
  display:grid;grid-template-columns:auto 1fr auto;gap:clamp(1.2rem,3vw,2.4rem);
  align-items:center;border-top:1px solid var(--line);
  margin-top:clamp(2rem,4vw,3rem);padding-top:1.6rem;
}
.slide-counter{font-size:.78rem;letter-spacing:.1em;color:var(--ink-soft);white-space:nowrap}
.slide-counter b{font-family:var(--serif);font-weight:400;font-size:1.6rem;color:var(--ink);margin-right:.3em}
.slide-track{position:relative;min-height:2.6em;overflow:hidden}
.slide{position:absolute;inset:0;font-size:1rem;color:var(--ink-soft);
  opacity:0;transform:translateY(10px);transition:opacity .5s,transform .5s;line-height:1.5;max-width:60ch}
.slide.is-active{opacity:1;transform:none;position:relative}
.slide strong{font-family:var(--serif);font-weight:500;font-style:italic;color:var(--ink);font-size:1.08em}
.slide-nav{display:flex;gap:.5rem}
.slide-nav button{
  width:42px;height:42px;border-radius:50%;border:1px solid var(--line);
  background:none;cursor:pointer;font-size:1rem;color:var(--ink);transition:.3s;
}
.slide-nav button:hover{background:var(--ink);color:var(--paper);border-color:var(--ink)}

/* approach band */
.approach{
  display:grid;grid-template-columns:1.3fr 1fr .9fr;gap:clamp(2rem,4vw,3.5rem);
  border-top:1px solid var(--line);margin-top:clamp(2.5rem,5vw,4rem);
  padding-top:clamp(2.5rem,4vw,3.4rem);align-items:center;
}
.approach__big{font-family:var(--serif);font-weight:300;font-size:clamp(1.4rem,2.3vw,2rem);
  line-height:1.18;letter-spacing:-.01em;margin-bottom:1.6rem;max-width:24ch}
.approach__big em{color:var(--wood-deep)}
.approach__stats{display:grid;gap:0}
.vstat{display:flex;align-items:baseline;gap:1rem;padding:.85rem 0;border-bottom:1px solid var(--line-2)}
.vstat:first-child{border-top:1px solid var(--line-2)}
.vstat__n{font-size:clamp(1.7rem,2.6vw,2.4rem);font-weight:300;line-height:1;min-width:3.4em}
.vstat__n small{font-size:.45em;color:var(--wood-deep);margin-left:.05em}
.vstat__l{font-size:.7rem;letter-spacing:.06em;color:var(--ink-soft);text-transform:uppercase}
.approach__sketch{display:flex;flex-direction:column;gap:.7rem;align-items:flex-start}
.approach__sketch svg{width:100%;max-width:220px}
.approach__sketch .ln{stroke:var(--ink);stroke-width:1.1;fill:none;stroke-linejoin:round;stroke-linecap:round;opacity:.65}
.approach__sketch .dash{stroke-dasharray:3 4;opacity:.4}
.approach__sketch .dot-pt{fill:var(--wood-deep)}
.sketch__cap{font-size:.64rem;letter-spacing:.1em;color:var(--ink-soft);text-transform:uppercase}

/* ============================================================
   SECTION scaffold
   ============================================================ */
.section{max-width:var(--maxw);margin:0 auto;padding:clamp(4rem,9vw,8rem) var(--pad)}
.section__head{margin-bottom:clamp(2.5rem,5vw,4rem)}
.section__head--split{display:grid;grid-template-columns:1.4fr 1fr;gap:2.5rem;align-items:end}
.section__note{color:var(--ink-soft);font-size:.98rem;line-height:1.6;max-width:42ch}

/* ============================================================
   LISTINGS
   ============================================================ */
.listings{display:grid;grid-template-columns:repeat(2,1fr);gap:clamp(1.6rem,3.5vw,3rem) clamp(1.6rem,3vw,2.6rem)}
.card{display:flex;flex-direction:column}
.card--wide{grid-column:span 2;flex-direction:row;gap:clamp(1.5rem,3vw,3rem);align-items:stretch}
.card--wide .card__media{flex:1.15;aspect-ratio:16/11}
.card--wide .card__body{flex:1;display:flex;flex-direction:column;justify-content:center}
.card--reverse{flex-direction:row-reverse}
.card__media{position:relative;aspect-ratio:4/3.4;overflow:hidden;margin-bottom:1.4rem;display:block}
.card:not(.card--wide) .card__media{aspect-ratio:4/3.6}
.card__media:hover img{transform:scale(1.05)}
.tag{position:absolute;top:14px;left:14px;z-index:2;background:var(--paper);color:var(--ink);
  font-size:.62rem;letter-spacing:.16em;padding:.45em .9em;border-radius:100px}
.sold{position:absolute;top:14px;right:14px;z-index:2;display:inline-flex;align-items:center;gap:.45em;
  background:var(--wood-deep);color:var(--paper);font-size:.58rem;letter-spacing:.07em;text-transform:uppercase;
  padding:.5em .85em;border-radius:100px;box-shadow:0 7px 18px -9px rgba(26,24,20,.55)}
.sold svg{width:11px;height:11px;fill:currentColor;flex:none}
.card__row{display:flex;justify-content:space-between;font-size:.72rem;letter-spacing:.06em;
  color:var(--ink-soft);text-transform:uppercase;border-bottom:1px solid var(--line);padding-bottom:.7rem;margin-bottom:.9rem}
.card__id{color:var(--wood-deep)}
.card__title{font-family:var(--serif);font-weight:400;font-size:clamp(1.25rem,2vw,1.7rem);
  line-height:1.12;letter-spacing:-.015em;margin-bottom:.7rem}
.card--wide .card__title{font-size:clamp(1.5rem,2.6vw,2.3rem)}
.card__desc{color:var(--ink-soft);font-size:.95rem;line-height:1.55;margin-bottom:1.1rem;max-width:40ch}
.card__specs{display:flex;align-items:center;gap:.7rem;flex-wrap:wrap;font-size:.78rem;color:var(--ink-soft);margin-bottom:1.3rem}
.card__specs .bar{width:1px;height:11px;background:var(--line)}
.card__foot{display:flex;align-items:baseline;justify-content:space-between;gap:1rem;margin-top:auto;border-top:1px solid var(--line-2);padding-top:1rem}
.price{font-size:clamp(1.2rem,2vw,1.6rem);font-weight:300}
.price small{font-size:.55em;color:var(--ink-soft);margin-left:.15em}

/* ============================================================
   MANIFESTO
   ============================================================ */
.manifesto{background:var(--ink);color:var(--paper);padding:clamp(4.5rem,10vw,9rem) var(--pad);text-align:center}
.manifesto .kicker{color:var(--wood);margin-bottom:2.5rem}
.manifesto__text{max-width:24ch;margin:0 auto;font-size:clamp(2rem,5.5vw,4.4rem);line-height:1.08;font-weight:300;letter-spacing:-.02em}
.manifesto__text em{color:var(--wood);display:inline}
.manifesto__sign{margin-top:2.5rem;font-size:.78rem;letter-spacing:.1em;color:var(--stone);text-transform:uppercase}

/* ============================================================
   DISTRICTS
   ============================================================ */
.districts{display:grid;gap:clamp(.5rem,1vw,.9rem);
  grid-template-columns:repeat(6,1fr);grid-template-rows:repeat(3,1fr);
  aspect-ratio:6 / 3.5;
  grid-template-areas:
    "big big big a a b"
    "big big big c c b"
    "d d e e f f";}
.d-big{grid-area:big}.d-a{grid-area:a}.d-b{grid-area:b}.d-c{grid-area:c}
.d-d{grid-area:d}.d-e{grid-area:e}.d-f{grid-area:f}
.dtile{position:relative;overflow:hidden;border-radius:3px;display:block;background:var(--stone);min-height:120px}
.dtile img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.1s cubic-bezier(.2,0,.1,1)}
.dtile:hover img{transform:scale(1.05)}
.dtile::after{content:"";position:absolute;inset:0;pointer-events:none;
  background:linear-gradient(to top,rgba(20,18,15,.76),rgba(20,18,15,.05) 42%,transparent 68%)}
.dtile__cap{position:absolute;left:0;right:0;bottom:0;z-index:2;padding:clamp(.85rem,1.4vw,1.3rem);
  display:grid;grid-template-columns:auto 1fr;align-items:baseline;column-gap:.55rem;row-gap:.35rem;color:var(--paper)}
.dtile__no{font-size:.7rem;letter-spacing:.06em;color:var(--brass)}
.dtile__name{font-family:var(--serif);font-weight:400;font-size:clamp(1rem,1.5vw,1.35rem);line-height:1.05;letter-spacing:-.01em}
.dtile__price{grid-column:1 / -1;font-size:.64rem;letter-spacing:.04em;color:rgba(244,241,233,.82);white-space:nowrap}
.d-big .dtile__name{font-size:clamp(1.5rem,2.7vw,2.4rem)}
.d-big .dtile__no{font-size:.8rem}
.d-big .dtile__price{font-size:.72rem;margin-top:.1rem}

/* ============================================================
   METHOD — timeline with icons
   ============================================================ */
.timeline{list-style:none;display:grid;grid-template-columns:repeat(5,1fr);gap:clamp(1rem,2vw,1.8rem);position:relative}
.timeline::before{content:"";position:absolute;top:27px;left:0;right:0;height:1px;
  background:repeating-linear-gradient(90deg,var(--line) 0 8px,transparent 8px 14px)}
.tstep{position:relative;display:flex;flex-direction:column}
.tstep__ic{width:54px;height:54px;border-radius:50%;background:var(--paper);
  border:1px solid var(--line);display:grid;place-items:center;position:relative;z-index:1;margin-bottom:1.5rem}
.tstep__ic svg{width:24px;height:24px;fill:none;stroke:var(--wood-deep);stroke-width:1.5;stroke-linecap:round;stroke-linejoin:round}
.tstep__no{font-size:.72rem;color:var(--wood-deep);letter-spacing:.12em;margin-bottom:.5rem}
.tstep__t{font-family:var(--serif);font-weight:400;font-size:1.16rem;margin-bottom:.6rem;letter-spacing:-.01em;line-height:1.15}
.tstep__d{color:var(--ink-soft);font-size:.86rem;line-height:1.5}

/* ============================================================
   AGENT / TEAM
   ============================================================ */
.agent{display:grid;grid-template-columns:.82fr 1.18fr;gap:clamp(2.5rem,6vw,5.5rem);align-items:center}
.agent__photo{position:relative}
.agent__photo .media{aspect-ratio:4/4.7}
.agent__photo figcaption{display:flex;justify-content:space-between;gap:1rem;flex-wrap:wrap;
  font-size:.7rem;letter-spacing:.08em;color:var(--ink-soft);padding-top:.7rem;text-transform:uppercase}
.agent__p{color:var(--ink-soft);font-size:1.02rem;line-height:1.65;margin:1.8rem 0 1.8rem;max-width:50ch}
.agent__meta{display:flex;gap:2rem;flex-wrap:wrap;margin-bottom:2.2rem}
.agent__contact{font-size:.86rem;letter-spacing:.03em;border-bottom:1px solid var(--line);padding-bottom:3px;transition:.3s}
.agent__contact:hover{color:var(--wood-deep);border-color:var(--wood-deep)}
.about__people{display:grid;grid-template-columns:1fr 1fr;gap:1.4rem 2rem;border-top:1px solid var(--line);padding-top:1.8rem}
.person{display:flex;flex-direction:column;gap:.3rem}
.person__n{font-family:var(--serif);font-size:1.08rem}
.person__r{font-size:.68rem;letter-spacing:.05em;color:var(--ink-soft);text-transform:uppercase}

/* ============================================================
   CONTACT
   ============================================================ */
.contact{border-top:1px solid var(--line)}
.contact__grid{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(2.5rem,6vw,5rem)}
.contact__h{font-size:clamp(1.9rem,3.6vw,3rem);line-height:1.08;margin-bottom:2.5rem;max-width:16ch}
.contact__lines{display:flex;flex-direction:column;gap:.7rem;font-size:.86rem;letter-spacing:.03em}
.contact__lines a:hover{color:var(--wood-deep)}
.contact__form{display:flex;flex-direction:column;gap:1.2rem;background:var(--paper-2);padding:clamp(1.6rem,3vw,2.6rem);border:1px solid var(--line-2)}
.field{display:flex;flex-direction:column;gap:.5rem}
.field label{font-size:.68rem;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-soft)}
.field input,.field select,.field textarea{font-family:var(--sans);font-size:.95rem;color:var(--ink);
  background:transparent;border:none;border-bottom:1px solid var(--line);padding:.55rem 0;transition:.3s;resize:none}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--ink)}
.form__ok{color:var(--wood-deep);font-size:.78rem;text-align:center;letter-spacing:.04em}

/* ============================================================
   FOOTER
   ============================================================ */
.footer{background:var(--ink);color:var(--paper);padding:clamp(3rem,6vw,5rem) var(--pad) 2rem}
.footer__top{max-width:var(--maxw);margin:0 auto;display:flex;justify-content:space-between;align-items:baseline;
  gap:1.5rem;flex-wrap:wrap;padding-bottom:2.5rem;border-bottom:1px solid rgba(244,241,233,.16)}
.footer__brand{font-size:clamp(2.4rem,7vw,5rem);letter-spacing:.04em;font-weight:400}
.footer__tag{font-size:.8rem;letter-spacing:.04em;color:var(--stone)}
.footer__bottom{max-width:var(--maxw);margin:1.6rem auto 0;display:flex;justify-content:space-between;gap:1rem;flex-wrap:wrap;
  font-size:.7rem;letter-spacing:.06em;color:var(--stone)}
.footer__bottom a:hover{color:var(--paper)}

/* ============================================================
   REVEAL
   ============================================================ */
.reveal{opacity:0;transform:translateY(26px);transition:opacity .9s ease,transform .9s cubic-bezier(.2,0,.1,1)}
.reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){
  .reveal{opacity:1;transform:none;transition:none}
  html{scroll-behavior:auto}
  .media img{transition:none}
}

/* ============================================================
   RESPONSIVE
   ============================================================ */
@media (max-width:1080px){
  .districts{grid-template-columns:repeat(4,1fr);grid-template-rows:repeat(4,1fr);aspect-ratio:4 / 4.7;
    grid-template-areas:
      "big big a a"
      "big big c c"
      "b b d d"
      "e e f f";}
  .timeline{grid-template-columns:repeat(2,1fr);gap:2rem}
  .timeline::before{display:none}
  .approach{grid-template-columns:1fr 1fr;gap:2.5rem}
  .approach__sketch{grid-column:1 / -1;flex-direction:row;align-items:center;gap:1.5rem}
  .approach__sketch svg{max-width:160px}
}
/* hide the nav CTA before the links would crowd it (8 links need the room) */
@media (max-width:1320px){
  .nav__actions .btn--ghost{display:none}
}
@media (max-width:1200px){
  .nav__links{position:fixed;inset:0 0 auto 0;top:57px;flex-direction:column;gap:0;z-index:60;
    background:var(--paper);border-bottom:1px solid var(--line);padding:1rem var(--pad) 1.6rem;
    transform:translateY(-120%);transition:transform .4s cubic-bezier(.4,0,.1,1)}
  .nav__links.is-open{transform:translateY(0)}
  .nav__links a{padding:.9rem 0;border-bottom:1px solid var(--line-2);font-size:1rem}
  .burger{display:flex}
}
@media (max-width:860px){
  .hero--video{min-height:clamp(460px,74vh,640px)}
  .hero--video .hero__inner{gap:2.6rem}
  .hero--video .hero__topline .chips{display:none}
  .hero__lead{grid-template-columns:1fr}
  .hero__shot{margin-top:.5rem}
  .hero__shot .media{aspect-ratio:16/12}
  .chips{top:auto;bottom:14px;right:14px;left:14px;flex-direction:row;flex-wrap:wrap;justify-content:flex-start}
  .hero__slider{grid-template-columns:auto 1fr;grid-template-areas:"c t" "n n";row-gap:1.2rem}
  .slide-counter{grid-area:c}.slide-track{grid-area:t}.slide-nav{grid-area:n;justify-content:flex-end}
  .approach{grid-template-columns:1fr;gap:2rem}
  .approach__sketch{display:none}
  .section__head--split{grid-template-columns:1fr}
  .listings{grid-template-columns:1fr}
  .card--wide,.card--reverse{flex-direction:column;grid-column:auto}
  .card--wide .card__media{aspect-ratio:4/3}
  .agent{grid-template-columns:1fr}
  .agent__photo{order:-1;max-width:380px}
  .contact__grid{grid-template-columns:1fr}
}
@media (max-width:560px){
  .districts{grid-template-columns:1fr;grid-template-rows:none;grid-template-areas:none;aspect-ratio:auto}
  .dtile{grid-area:auto;aspect-ratio:4 / 3}
  .d-big{aspect-ratio:4 / 3.3}
  .timeline{grid-template-columns:1fr}
  .about__people{grid-template-columns:1fr}
  .hero__cta{gap:1.2rem}
  .chips .chip:nth-child(2){display:none}
}

/* ============================================================
   VALUE CALCULATOR
   ============================================================ */
.calc__grid{display:grid;grid-template-columns:1.25fr .9fr;gap:clamp(2rem,4vw,3.5rem);align-items:start}
.calc__controls{display:flex;flex-direction:column;gap:clamp(1.6rem,3vw,2.3rem)}
.calc__field{display:flex;flex-direction:column;gap:.95rem}
.calc__label{font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-soft)}
.calc__labelrow{display:flex;justify-content:space-between;align-items:baseline}
.calc__fval{font-size:.92rem;color:var(--wood-deep)}

.calc__districts{display:flex;flex-wrap:wrap;gap:.6rem}
.cd{font-family:var(--sans);font-size:.85rem;padding:.55em 1.05em;border:1px solid var(--line);border-radius:100px;background:transparent;color:var(--ink-soft);cursor:pointer;transition:.25s}
.cd:hover{border-color:var(--ink);color:var(--ink)}
.cd.is-active{background:var(--ink);color:var(--paper);border-color:var(--ink)}

.calc__range{-webkit-appearance:none;appearance:none;width:100%;height:2px;background:var(--line);outline:none;cursor:pointer;border-radius:2px;margin:.6rem 0}
.calc__range::-webkit-slider-thumb{-webkit-appearance:none;appearance:none;width:24px;height:24px;border-radius:50%;background:var(--paper);border:1.5px solid var(--ink);box-shadow:0 5px 14px -5px rgba(26,24,20,.55);transition:.2s}
.calc__range::-webkit-slider-thumb:hover{background:var(--wood);border-color:var(--wood-deep)}
.calc__range::-moz-range-thumb{width:22px;height:22px;border-radius:50%;background:var(--paper);border:1.5px solid var(--ink);box-shadow:0 5px 14px -5px rgba(26,24,20,.55);cursor:pointer}

.calc__seg{display:inline-flex;border:1px solid var(--line);border-radius:100px;overflow:hidden;align-self:flex-start;flex-wrap:wrap}
.calc__seg button{font-family:var(--sans);font-size:.82rem;padding:.62em 1.15em;background:transparent;border:none;border-right:1px solid var(--line);color:var(--ink-soft);cursor:pointer;transition:.25s}
.calc__seg button:last-child{border-right:none}
.calc__seg button.is-active{background:var(--ink);color:var(--paper)}

.calc__toggles{display:flex;flex-wrap:wrap;gap:.6rem}
.calc__toggles button{font-family:var(--sans);font-size:.85rem;padding:.55em 1.05em;border:1px solid var(--line);border-radius:100px;background:transparent;color:var(--ink-soft);cursor:pointer;transition:.25s;display:inline-flex;align-items:center;gap:.5em}
.calc__toggles button::before{content:"+";font-family:var(--mono);color:var(--wood-deep);transition:.25s}
.calc__toggles button:hover{border-color:var(--ink);color:var(--ink)}
.calc__toggles button.is-active{background:var(--wood-deep);border-color:var(--wood-deep);color:var(--paper)}
.calc__toggles button.is-active::before{content:"✓";color:var(--paper)}

.calc__result{background:var(--ink);color:var(--paper);padding:clamp(1.8rem,3vw,2.6rem);border-radius:3px;position:sticky;top:84px}
.calc__rlabel{font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;color:var(--stone);margin-bottom:1rem}
.calc__value{font-size:clamp(1.5rem,2.7vw,2.1rem);font-weight:300;line-height:1.1;letter-spacing:-.01em}
.calc__value small{font-size:.5em;color:var(--stone);margin-left:.15em}
.calc__ppm{font-size:.84rem;letter-spacing:.04em;color:var(--wood);margin-top:.6rem}
.calc__bar{margin:1.8rem 0}
.calc__bartrack{position:relative;height:3px;background:rgba(244,241,233,.16);border-radius:3px}
.calc__barfill{position:absolute;left:0;top:0;height:100%;background:var(--wood);border-radius:3px;width:0;transition:width .35s cubic-bezier(.2,0,.1,1)}
.calc__barmark{position:absolute;top:50%;width:12px;height:12px;border-radius:50%;background:var(--paper);border:2px solid var(--wood);transform:translate(-50%,-50%);left:0;transition:left .35s cubic-bezier(.2,0,.1,1)}
.calc__barends{display:flex;justify-content:space-between;gap:.5rem;margin-top:.75rem;font-size:.62rem;letter-spacing:.06em;color:var(--stone);text-transform:uppercase}
.calc__barends span:nth-child(2){text-align:center;opacity:.65}
.calc__disc{font-size:.67rem;line-height:1.55;color:var(--stone);margin:1.4rem 0;letter-spacing:.02em}
.calc__result .btn{border-color:var(--paper);background:var(--paper);color:var(--ink)}
.calc__result .btn:hover{background:var(--wood);border-color:var(--wood);color:var(--ink)}
@media (max-width:860px){
  .calc__grid{grid-template-columns:1fr}
  .calc__result{position:static}
}

/* ============================================================
   COMMISSION / 1% FEE  (dark)
   ============================================================ */
.fee{background:var(--ink);color:var(--paper);position:relative;overflow:hidden}
.fee::before{content:"";position:absolute;inset:0;pointer-events:none;z-index:0;
  background:radial-gradient(115% 75% at 88% -5%,rgba(176,137,79,.18),transparent 58%)}
.fee__inner{position:relative;z-index:1;max-width:var(--maxw);margin:0 auto;padding:clamp(4rem,9vw,8rem) var(--pad)}
.fee .kicker{color:var(--wood)}
.fee__head{max-width:62ch;margin-bottom:clamp(2.4rem,5vw,3.6rem)}
.fee__h{font-family:var(--serif);font-weight:300;font-size:clamp(2.2rem,5.4vw,4.3rem);line-height:1.03;letter-spacing:-.02em}
.fee__h em{display:block;color:var(--wood);font-style:italic}
.fee__intro{margin-top:1.5rem;max-width:56ch;color:rgba(244,241,233,.78);font-size:1.04rem;line-height:1.65}

.fee__compare{display:grid;grid-template-columns:.82fr 1.18fr;gap:clamp(2rem,5vw,4.5rem);align-items:center;
  padding:clamp(2.2rem,4vw,3.2rem) 0;border-top:1px solid rgba(244,241,233,.14);border-bottom:1px solid rgba(244,241,233,.14)}
.fee__stat{display:flex;flex-direction:column;gap:.55rem}
.fee__pct{font-family:var(--serif);font-weight:300;font-size:clamp(5rem,13vw,10rem);line-height:.82;color:var(--wood);letter-spacing:-.03em}
.fee__pct small{font-size:.3em;color:var(--paper);margin-left:.04em;vertical-align:.55em}
.fee__statlabel{font-size:1.04rem;color:var(--paper);max-width:19ch;line-height:1.32}
.fee__zero{display:inline-flex;align-items:center;gap:.55em;margin-top:.7rem;width:fit-content;
  font-size:.8rem;letter-spacing:.02em;color:var(--paper);
  background:rgba(244,241,233,.07);border:1px solid rgba(244,241,233,.2);border-radius:100px;padding:.5em .95em}
.fee__zero svg{width:16px;height:16px;flex:none;fill:none;stroke:var(--wood);stroke-width:1.8;stroke-linecap:round}

.fee__barshead{font-size:.66rem;letter-spacing:.14em;text-transform:uppercase;color:var(--stone);margin-bottom:1.3rem}
.fbar{display:grid;grid-template-columns:9.5rem 1fr auto;align-items:center;gap:clamp(.8rem,1.6vw,1.2rem);padding:.62rem 0}
.fbar__name{font-family:var(--serif);font-size:1.02rem;color:rgba(244,241,233,.82);display:flex;align-items:center;white-space:nowrap}
.fbar__track{position:relative;height:12px;background:rgba(244,241,233,.1);border-radius:6px;overflow:hidden}
.fbar__fill{position:absolute;left:0;top:0;height:100%;width:0;border-radius:6px;background:var(--stone);
  transition:width 1.1s cubic-bezier(.2,0,.1,1)}
.fbar__fill--ours{background:linear-gradient(90deg,var(--wood),var(--brass))}
.fbar__val{font-family:var(--mono);font-size:.85rem;color:rgba(244,241,233,.62);min-width:3rem;text-align:right}
.fbar--ours .fbar__name{color:var(--paper)}
.fbar--ours .fbar__val{color:var(--brass);font-weight:700}
.fee__note{margin-top:1.05rem;font-size:.66rem;letter-spacing:.03em;color:rgba(244,241,233,.45)}

.fee__calc{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,5vw,4rem);align-items:center;margin-top:clamp(2.6rem,5vw,4rem)}
.fee__calclabel{display:block;font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;color:var(--stone);margin-bottom:.55rem}
.fee__price{display:block;font-family:var(--serif);font-weight:300;font-size:clamp(2.2rem,5vw,3.4rem);color:var(--paper);letter-spacing:-.01em;margin-bottom:1.3rem}
.fee__range{width:100%;-webkit-appearance:none;appearance:none;height:3px;background:rgba(244,241,233,.22);border-radius:3px;outline:none;cursor:pointer}
.fee__range::-webkit-slider-thumb{-webkit-appearance:none;appearance:none;width:24px;height:24px;border-radius:50%;background:var(--brass);border:3px solid var(--ink);box-shadow:0 0 0 1px var(--brass);cursor:pointer;transition:transform .2s}
.fee__range::-webkit-slider-thumb:hover{transform:scale(1.12)}
.fee__range::-moz-range-thumb{width:22px;height:22px;border-radius:50%;background:var(--brass);border:3px solid var(--ink);cursor:pointer}
.fee__ticks{display:flex;justify-content:space-between;margin-top:.7rem;font-size:.66rem;letter-spacing:.06em;color:rgba(244,241,233,.5)}
.fee__calcout{background:rgba(244,241,233,.05);border:1px solid rgba(244,241,233,.14);border-radius:4px;padding:clamp(1.4rem,3vw,2rem)}
.fee__orow{display:flex;justify-content:space-between;align-items:baseline;gap:1rem;padding:.72rem 0;border-bottom:1px solid rgba(244,241,233,.1)}
.fee__okey{font-size:.78rem;letter-spacing:.03em;color:rgba(244,241,233,.68)}
.fee__oval{font-family:var(--serif);font-weight:400;font-size:1.32rem;color:rgba(244,241,233,.8)}
.fee__orow--ours .fee__okey{color:var(--paper)}
.fee__orow--ours .fee__oval{color:var(--paper)}
.fee__save{display:flex;justify-content:space-between;align-items:center;gap:1rem;margin-top:1.05rem;padding-top:1.1rem}
.fee__savekey{font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;color:var(--wood);max-width:11ch;line-height:1.3}
.fee__saveval{font-family:var(--serif);font-weight:300;font-size:clamp(1.9rem,4.2vw,2.7rem);color:var(--brass);letter-spacing:-.01em;white-space:nowrap}

.fee__why{margin-top:clamp(3rem,6vw,5rem)}
.fee__whyhead{font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--stone);margin-bottom:1.8rem;text-align:center}
.fee__pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1.4rem,3vw,2.4rem)}
.fpill{padding:clamp(1.4rem,2.5vw,1.9rem);border:1px solid rgba(244,241,233,.14);border-radius:4px;background:rgba(244,241,233,.03);transition:border-color .3s,background .3s}
.fpill:hover{border-color:rgba(176,137,79,.5);background:rgba(176,137,79,.06)}
.fpill__ic{display:inline-grid;place-items:center;width:46px;height:46px;border-radius:50%;border:1px solid rgba(176,137,79,.42);margin-bottom:1.1rem}
.fpill__ic svg{width:22px;height:22px;fill:none;stroke:var(--brass);stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round}
.fpill__t{font-family:var(--serif);font-weight:400;font-size:1.28rem;color:var(--paper);margin-bottom:.65rem;letter-spacing:-.01em}
.fpill__d{font-size:.92rem;line-height:1.6;color:rgba(244,241,233,.72)}

@media (max-width:860px){
  .fee__compare{grid-template-columns:1fr;gap:2.4rem}
  .fee__calc{grid-template-columns:1fr;gap:1.8rem}
  .fee__pillars{grid-template-columns:1fr}
  .fbar{grid-template-columns:1fr auto;grid-template-areas:"name name" "track val";row-gap:.5rem;column-gap:1rem}
  .fbar__name{grid-area:name}
  .fbar__track{grid-area:track}
  .fbar__val{grid-area:val}
}

/* ============================================================
   MARKET INFOGRAPHIC
   ============================================================ */
.market__grid{display:grid;grid-template-columns:1.25fr .9fr;gap:clamp(2rem,4vw,3.5rem);align-items:start}
.market__chart{display:flex;flex-direction:column}
.mbar{display:grid;grid-template-columns:7rem 1fr auto;align-items:center;gap:clamp(.7rem,1.6vw,1.3rem);
  cursor:pointer;padding:.75rem 0;border:none;border-bottom:1px solid var(--line-2);background:none;text-align:left;width:100%;font:inherit;color:inherit}
.mbar__name{font-family:var(--serif);font-size:1.04rem;letter-spacing:-.01em;transition:color .25s}
.mbar__track{position:relative;height:10px;background:var(--panel);border-radius:6px;overflow:hidden}
.mbar__fill{position:absolute;left:0;top:0;height:100%;width:0;background:var(--stone);border-radius:6px;
  transition:width 1.05s cubic-bezier(.2,0,.1,1),background .25s}
.mbar__val{font-family:var(--mono);font-size:.8rem;color:var(--ink-soft);white-space:nowrap;min-width:5.6rem;text-align:right}
.mbar:hover .mbar__name{color:var(--ink)}
.mbar:hover .mbar__fill{background:var(--wood)}
.mbar.is-active .mbar__name{color:var(--wood-deep)}
.mbar.is-active .mbar__fill{background:var(--wood-deep)}

.market__detail{background:var(--ink);color:var(--paper);padding:clamp(1.8rem,3vw,2.6rem);border-radius:3px;position:sticky;top:84px}
.md__kicker{font-size:.66rem;letter-spacing:.14em;text-transform:uppercase;color:var(--stone)}
.md__name{font-size:clamp(1.6rem,2.6vw,2.2rem);font-weight:300;margin:.5rem 0 1.5rem;line-height:1}
.md__stats{display:grid;grid-template-columns:1fr 1fr;gap:1.4rem 1rem;border-top:1px solid rgba(244,241,233,.16);padding-top:1.5rem}
.md__v{font-size:clamp(1.45rem,2.4vw,1.95rem);font-weight:300;line-height:1}
.md__v small{font-size:.5em;color:var(--stone);margin-left:.06em;letter-spacing:.02em}
.md__stat--up .md__v{color:var(--wood)}
.md__l{font-size:.64rem;letter-spacing:.06em;color:var(--stone);text-transform:uppercase;display:block;margin-top:.55rem;max-width:15ch}
.md__spark{margin:1.7rem 0 1.5rem}
.md__sparkhead{display:flex;justify-content:space-between;align-items:baseline;gap:1rem;font-size:.62rem;letter-spacing:.06em;color:var(--stone);text-transform:uppercase;margin-bottom:.55rem}
.md__sparkhead #mdTrend{color:var(--wood)}
.md__sparksvg{width:100%;height:84px;display:block;overflow:visible}
.md__sparkline{fill:none;stroke:var(--wood);stroke-width:2.4;vector-effect:non-scaling-stroke;stroke-linecap:round;stroke-linejoin:round}
.md__sparkdot{fill:var(--paper);stroke:var(--wood);stroke-width:2}
.market__detail .link-underline{color:var(--paper);border-color:rgba(244,241,233,.4)}
.market__detail .link-underline:hover{color:var(--wood);border-color:var(--wood)}
@media (max-width:860px){
  .market__grid{grid-template-columns:1fr}
  .market__detail{position:static}
  .mbar{grid-template-columns:5.5rem 1fr auto}
  .mbar__val{min-width:auto;font-size:.72rem}
}

/* ============================================================
   QUIZ landing
   ============================================================ */
.quizwrap{max-width:920px;margin:0 auto;padding:clamp(2rem,5vw,4.5rem) var(--pad) clamp(3.5rem,7vw,6.5rem);min-height:62vh;display:flex;align-items:center}
.quiz{width:100%}
.q-in{animation:qIn .5s cubic-bezier(.2,0,.1,1)}
@keyframes qIn{from{opacity:0;transform:translateY(16px)}to{opacity:1;transform:none}}
.q-h{font-family:var(--serif);font-weight:300;font-size:clamp(1.7rem,4vw,2.8rem);line-height:1.08;letter-spacing:-.02em;margin:.5rem 0 1.5rem;max-width:20ch}
.q-lead{color:var(--ink-soft);font-size:1.05rem;line-height:1.6;max-width:50ch;margin-bottom:2.2rem}

.q-progress{height:3px;background:var(--line);border-radius:3px;overflow:hidden}
.q-progress span{display:block;height:100%;background:var(--wood-deep);border-radius:3px;transition:width .5s cubic-bezier(.2,0,.1,1)}
.q-step{font-family:var(--mono);font-size:.7rem;letter-spacing:.1em;color:var(--ink-soft);text-align:right;margin:.5rem 0 1.6rem}

.q-modes{display:grid;grid-template-columns:1fr 1fr;gap:1.2rem}
.q-mode{display:flex;flex-direction:column;align-items:flex-start;gap:.45rem;text-align:left;cursor:pointer;
  background:var(--paper-2);border:1px solid var(--line);border-radius:5px;padding:clamp(1.5rem,3vw,2.1rem);transition:.3s;font:inherit;color:inherit}
.q-mode:hover{border-color:var(--ink);transform:translateY(-3px);box-shadow:0 20px 44px -24px rgba(26,24,20,.42)}
.q-mode__t{font-family:var(--serif);font-size:clamp(1.5rem,2.6vw,2rem);font-weight:400}
.q-mode__d{color:var(--ink-soft);font-size:.94rem;line-height:1.5}
.q-mode__a{font-family:var(--mono);font-size:.76rem;letter-spacing:.04em;color:var(--wood-deep);margin-top:.7rem}

.q-opts{display:grid;grid-template-columns:1fr 1fr;gap:.8rem;margin-bottom:1.5rem}
.q-opts--wrap{grid-template-columns:repeat(auto-fit,minmax(150px,1fr))}
.q-opt{text-align:left;cursor:pointer;background:var(--paper-2);border:1px solid var(--line);border-radius:100px;
  padding:1.05em 1.5em;font:inherit;color:inherit;font-size:1rem;transition:.25s}
.q-opt:hover{border-color:var(--wood-deep);background:var(--paper);color:var(--wood-deep);transform:translateX(3px)}
.q-back{background:none;border:none;cursor:pointer;font-family:var(--mono);font-size:.78rem;letter-spacing:.03em;color:var(--ink-soft);padding:0}
.q-back:hover{color:var(--ink)}

.q-result__name{font-size:clamp(2.4rem,6.5vw,4.6rem);font-weight:300;line-height:1;letter-spacing:-.025em;margin:.4rem 0 1.1rem;color:var(--wood-deep)}
.q-result__name small{font-size:.42em;color:var(--ink-soft);letter-spacing:0}
.q-result__why{font-size:1.12rem;line-height:1.55;color:var(--ink);max-width:44ch;margin-bottom:2rem}
.q-result__why em{font-style:italic;color:var(--wood-deep)}
.q-result__stats{display:grid;grid-template-columns:repeat(4,1fr);gap:1rem;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:1.6rem 0;margin-bottom:2rem}
.q-rs__v{font-family:var(--serif);font-size:clamp(1.3rem,2.2vw,1.7rem);font-weight:300;display:block;line-height:1}
.q-rs__v small{font-size:.5em;color:var(--ink-soft)}
.q-rs__v.up{color:var(--wood-deep)}
.q-rs__l{font-size:.62rem;letter-spacing:.05em;color:var(--ink-soft);text-transform:uppercase;display:block;margin-top:.55rem}
.q-result__cta{display:flex;align-items:center;gap:1.6rem;flex-wrap:wrap;margin-bottom:1.4rem}
.q-seller__prio{color:var(--ink-soft);font-size:1.02rem;line-height:1.55;max-width:46ch;margin:0 0 1.8rem;padding-left:1.1rem;border-left:2px solid var(--wood)}
.q-disc{font-size:.7rem;color:var(--ink-soft);line-height:1.5;max-width:48ch;margin-bottom:1.2rem}
.q-restart{background:none;border:none;cursor:pointer;font-family:var(--mono);font-size:.78rem;letter-spacing:.03em;color:var(--ink-soft);padding:0}
.q-restart:hover{color:var(--wood-deep)}
@media (max-width:620px){.q-modes,.q-opts{grid-template-columns:1fr}.q-result__stats{grid-template-columns:1fr 1fr}}

/* ============================================================
   FLOOR PLAN (generated)
   ============================================================ */
.fp{width:100%;height:auto;display:block;overflow:visible}
.fp-room{fill:#E7E3D8}
.fp-room--out{fill:#DCD7C9}
.fp-wall{stroke:var(--ink);fill:none;stroke-linecap:square}
.fp-wall--out{stroke-width:21}
.fp-wall--in{stroke-width:11}
.fp-erase{stroke:#E7E3D8;stroke-linecap:butt}
.fp-erase--out{stroke-width:24}
.fp-erase--in{stroke-width:13}
.fp-win line{stroke:var(--ink-soft);stroke-width:2.4;fill:none}
.fp-door{stroke:var(--ink-soft);stroke-width:3;fill:none;opacity:.65}
.fp-furn .fp-f{stroke:#928B7C;stroke-width:4.2;fill:none;stroke-linejoin:round;stroke-linecap:round}
.fp-furn .fp-fa{stroke:#928B7C;stroke-width:2.2;opacity:.7}
.fp-water{fill:#CFE1E2}
.fp-poolring{fill:none;stroke:#928B7C;stroke-width:4}
.fp-dim line{stroke:var(--ink-soft);stroke-width:1.4;opacity:.8}
.fp-dimtext{fill:var(--ink-soft);font-family:var(--mono);font-size:22px}
.fp-axis{stroke:var(--ink-soft);stroke-dasharray:5 8;stroke-width:1.2;opacity:.38}
.fp-axiscirc{fill:var(--paper-2);stroke:var(--ink-soft);stroke-width:1.5}
.fp-axistext{fill:var(--ink);font-family:var(--mono);font-size:24px}
.fp-num{fill:var(--paper);stroke:var(--ink);stroke-width:1.7}
.fp-numtext{fill:var(--ink);font-family:var(--mono);font-size:23px;font-weight:700}

/* ============================================================
   OFFER (property landing) pages
   ============================================================ */
.offer-back{max-width:var(--maxw);margin:0 auto;padding:1.4rem var(--pad) 0}
.offer-back a{font-family:var(--mono);font-size:.78rem;letter-spacing:.04em;color:var(--ink-soft);transition:.3s}
.offer-back a:hover{color:var(--wood-deep)}

.offer-hero{max-width:var(--maxw);margin:0 auto;padding:1.2rem var(--pad) 0}
.offer-hero__media{position:relative;aspect-ratio:16/8;overflow:hidden;border-radius:3px}
.offer-hero__media img{transition:transform 1.2s cubic-bezier(.2,0,.1,1)}
.offer-hero__media::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,18,15,.28),transparent 30%,transparent 60%,rgba(20,18,15,.5))}
.offer-tag{position:absolute;top:18px;left:18px;z-index:2;display:flex;gap:.5rem;align-items:center}
.offer-tag span{background:var(--paper);color:var(--ink);font-family:var(--mono);font-size:.64rem;letter-spacing:.16em;padding:.5em .95em;border-radius:100px}
.offer-tag .offer-tag__id{background:rgba(244,241,233,.16);color:var(--paper);border:1px solid rgba(244,241,233,.4)}
.offer-hero__cap{position:absolute;left:18px;bottom:16px;z-index:2;color:var(--paper);font-family:var(--mono);font-size:.7rem;letter-spacing:.08em;text-transform:uppercase;text-shadow:0 1px 12px rgba(0,0,0,.4)}

.offer-masthead{max-width:var(--maxw);margin:0 auto;padding:clamp(2rem,4vw,3rem) var(--pad) 0;
  display:grid;grid-template-columns:1.5fr 1fr;gap:2rem;align-items:end;
  border-bottom:1px solid var(--line);padding-bottom:clamp(1.8rem,3vw,2.6rem)}
.offer-title{font-family:var(--serif);font-weight:300;font-size:clamp(1.9rem,4vw,3.2rem);line-height:1.05;letter-spacing:-.02em}
.offer-loc{font-family:var(--mono);font-size:.8rem;letter-spacing:.08em;color:var(--ink-soft);text-transform:uppercase;margin-top:1rem;display:flex;gap:.6rem;flex-wrap:wrap;align-items:center}
.offer-loc .pin{color:var(--wood-deep)}
.offer-price{text-align:right}
.offer-price .p{font-family:var(--serif);font-weight:300;font-size:clamp(1.6rem,3vw,2.4rem)}
.offer-price .p small{font-size:.5em;color:var(--ink-soft);margin-left:.2em}
.offer-price .ppm{font-family:var(--mono);font-size:.72rem;letter-spacing:.06em;color:var(--ink-soft);margin-top:.4rem}

.offer-keyspecs{max-width:var(--maxw);margin:0 auto;padding:0 var(--pad);
  display:grid;grid-template-columns:repeat(4,1fr);border-bottom:1px solid var(--line)}
.kspec{padding:1.4rem 1.2rem 1.4rem 0;border-right:1px solid var(--line-2)}
.kspec:last-child{border-right:none}
.kspec__v{font-family:var(--serif);font-size:clamp(1.3rem,2vw,1.8rem);font-weight:300;line-height:1}
.kspec__l{font-family:var(--mono);font-size:.66rem;letter-spacing:.08em;color:var(--ink-soft);text-transform:uppercase;display:block;margin-top:.5rem}

.offer-section{max-width:var(--maxw);margin:0 auto;padding:clamp(3.5rem,7vw,6rem) var(--pad)}
.offer-section--tight{padding-top:clamp(2.5rem,5vw,4rem);padding-bottom:clamp(2.5rem,5vw,4rem)}

.offer-overview{display:grid;grid-template-columns:1.3fr 1fr;gap:clamp(2rem,5vw,4.5rem)}
.offer-lead p{font-size:1.05rem;line-height:1.7;color:var(--ink-soft);margin-bottom:1.2rem;max-width:54ch}
.offer-lead p:first-of-type{font-family:var(--serif);font-weight:300;font-size:clamp(1.2rem,1.7vw,1.5rem);line-height:1.45;color:var(--ink);letter-spacing:-.01em}
.highlights{list-style:none;border-top:1px solid var(--line)}
.highlights li{display:flex;gap:.9rem;align-items:flex-start;padding:.95rem 0;border-bottom:1px solid var(--line-2);font-size:.95rem;color:var(--ink)}
.highlights li::before{content:"";width:7px;height:7px;margin-top:.5em;flex:none;background:var(--wood-deep);border-radius:50%}

/* floor plan */
.offer-plan{display:grid;grid-template-columns:1.4fr .8fr;gap:clamp(2rem,4vw,3.5rem);align-items:center}
.planwrap{background:var(--paper-2);border:1px solid var(--line-2);padding:clamp(1.5rem,3vw,2.5rem);position:relative}
.planwrap svg{width:100%;height:auto;display:block}
.planwrap .wall{stroke:var(--ink);fill:none;stroke-linejoin:miter}
.planwrap .wall-out{stroke-width:3}
.planwrap .wall-in{stroke-width:1.6}
.planwrap .door{stroke:var(--wood-deep);stroke-width:1.2;fill:none;opacity:.7}
.planwrap .dim{stroke:var(--ink-soft);stroke-width:.8;opacity:.6}
.planwrap .plabel{font-family:var(--mono);font-size:11px;letter-spacing:.06em;fill:var(--ink-soft);text-transform:uppercase}
.planwrap .parea{font-family:var(--mono);font-size:10px;fill:var(--wood-deep)}
.planwrap .dimtext{font-family:var(--mono);font-size:10px;fill:var(--ink-soft);letter-spacing:.04em}
.planwrap .ncircle{fill:none;stroke:var(--ink-soft);stroke-width:1}
.planwrap__cap{font-family:var(--mono);font-size:.64rem;letter-spacing:.1em;color:var(--ink-soft);text-transform:uppercase;margin-top:1rem}
.plan-legend{list-style:none}
.plan-legend li{display:flex;justify-content:space-between;gap:1rem;padding:.7rem 0;border-bottom:1px solid var(--line-2);font-size:.9rem}
.plan-legend li:first-child{border-top:1px solid var(--line)}
.plan-legend .rname{color:var(--ink)}
.plan-legend .rarea{font-family:var(--mono);font-size:.8rem;color:var(--ink-soft)}

/* gallery */
.offer-gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1rem,2vw,1.6rem)}
.gitem .media{aspect-ratio:4/3.2;margin-bottom:.7rem}
.gitem:hover img{transform:scale(1.05)}
.gitem__cap{font-family:var(--mono);font-size:.72rem;letter-spacing:.06em;color:var(--ink-soft);text-transform:uppercase}

/* spec table */
.offer-specs{display:grid;grid-template-columns:repeat(2,1fr);gap:0 clamp(2rem,5vw,4rem)}
.spec{display:flex;justify-content:space-between;gap:1rem;padding:.95rem 0;border-bottom:1px solid var(--line-2)}
.spec__l{font-family:var(--mono);font-size:.74rem;letter-spacing:.04em;color:var(--ink-soft);text-transform:uppercase}
.spec__v{font-size:.95rem;text-align:right}

/* CTA band */
.offer-cta{background:var(--ink);color:var(--paper)}
.offer-cta__in{max-width:var(--maxw);margin:0 auto;padding:clamp(3rem,6vw,5rem) var(--pad);
  display:grid;grid-template-columns:1.4fr 1fr;gap:2.5rem;align-items:center}
.offer-cta h2{font-family:var(--serif);font-weight:300;font-size:clamp(1.7rem,3vw,2.6rem);line-height:1.1;letter-spacing:-.01em;max-width:18ch}
.offer-cta .kicker{color:var(--wood)}
.offer-broker{display:flex;flex-direction:column;gap:1rem;align-items:flex-start}
.offer-broker .ob__name{font-family:var(--serif);font-size:1.2rem}
.offer-broker .ob__role{font-family:var(--mono);font-size:.68rem;letter-spacing:.06em;color:var(--stone);text-transform:uppercase}
.offer-broker a.btn{border-color:var(--paper);color:var(--paper)}
.offer-broker a.btn:hover{background:var(--paper);color:var(--ink)}
.offer-broker .ob__lines{display:flex;flex-direction:column;gap:.35rem;font-family:var(--mono);font-size:.8rem;color:var(--stone)}
.offer-broker .ob__lines a:hover{color:var(--paper)}

/* prev / next */
.offer-nav{max-width:var(--maxw);margin:0 auto;padding:clamp(2.5rem,4vw,3.5rem) var(--pad);
  display:flex;justify-content:space-between;gap:1rem;border-top:1px solid var(--line)}
.offer-nav a{font-family:var(--mono);font-size:.8rem;letter-spacing:.04em;color:var(--ink-soft);transition:.3s;max-width:45%}
.offer-nav a:hover{color:var(--wood-deep)}
.offer-nav a small{display:block;font-size:.64rem;letter-spacing:.1em;text-transform:uppercase;opacity:.7;margin-bottom:.3rem}
.offer-nav a.is-next{text-align:right;margin-left:auto}

@media (max-width:860px){
  .offer-hero__media{aspect-ratio:4/3}
  .offer-masthead{grid-template-columns:1fr;gap:1.2rem}
  .offer-price{text-align:left}
  .offer-keyspecs{grid-template-columns:1fr 1fr}
  .kspec:nth-child(2){border-right:none}
  .kspec{border-bottom:1px solid var(--line-2)}
  .offer-overview{grid-template-columns:1fr;gap:2.5rem}
  .offer-plan{grid-template-columns:1fr;gap:2rem}
  .offer-gallery{grid-template-columns:1fr}
  .offer-specs{grid-template-columns:1fr}
  .offer-cta__in{grid-template-columns:1fr}
}

/* ============================================================
   LIGHTBOX  (click a photo → fullscreen)
   ============================================================ */
.media.zoomable{cursor:zoom-in}
.media.zoomable::after{
  content:"";position:absolute;z-index:4;top:50%;left:50%;transform:translate(-50%,-50%) scale(.82);
  width:54px;height:54px;border-radius:50%;pointer-events:none;
  background:rgba(16,13,9,.5) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23F4F1E9' stroke-width='1.7' stroke-linecap='round' stroke-linejoin='round'%3E%3Ccircle cx='11' cy='11' r='7'/%3E%3Cpath d='M21 21l-4.2-4.2M11 8.2v5.6M8.2 11h5.6'/%3E%3C/svg%3E") center/24px no-repeat;
  backdrop-filter:blur(2px);border:1px solid rgba(244,241,233,.45);
  opacity:0;transition:opacity .3s,transform .3s}
.media.zoomable:hover::after{opacity:1;transform:translate(-50%,-50%) scale(1)}

.lightbox{
  position:fixed;inset:0;z-index:200;display:none;align-items:center;justify-content:center;
  background:rgba(14,11,8,.95);backdrop-filter:blur(5px);padding:clamp(1rem,4vw,3rem)}
.lightbox.is-open{display:flex;animation:lbIn .28s ease}
@keyframes lbIn{from{opacity:0}to{opacity:1}}
.lightbox__stage{margin:0;display:flex;flex-direction:column;align-items:center;gap:1rem;max-width:94vw;cursor:default}
.lightbox__img{
  max-width:94vw;max-height:82vh;width:auto;height:auto;object-fit:contain;
  border-radius:3px;background:var(--ink);box-shadow:0 40px 120px -30px rgba(0,0,0,.85)}
.lightbox__cap{font-size:.74rem;letter-spacing:.05em;color:rgba(244,241,233,.82);text-align:center;max-width:60ch}
.lightbox__close{position:absolute;top:clamp(.8rem,3vw,1.8rem);right:clamp(.8rem,3vw,1.8rem)}
.lightbox__close,.lightbox__nav{
  width:48px;height:48px;border-radius:50%;border:1px solid rgba(244,241,233,.28);
  background:rgba(244,241,233,.07);color:var(--paper);cursor:pointer;display:grid;place-items:center;
  line-height:1;transition:.25s;backdrop-filter:blur(4px)}
.lightbox__close{font-size:1.25rem}
.lightbox__nav{position:absolute;top:50%;transform:translateY(-50%);width:54px;height:54px;font-size:1.9rem}
.lightbox__close:hover,.lightbox__nav:hover{background:var(--paper);color:var(--ink);border-color:var(--paper)}
.lightbox__prev{left:clamp(.5rem,2.5vw,1.8rem)}
.lightbox__next{right:clamp(.5rem,2.5vw,1.8rem)}
.lightbox__count{position:absolute;bottom:clamp(.9rem,3vw,1.8rem);left:50%;transform:translateX(-50%);
  font-size:.72rem;letter-spacing:.12em;color:rgba(244,241,233,.6)}
.lightbox--single .lightbox__nav,.lightbox--single .lightbox__count{display:none}
@media (max-width:560px){
  .lightbox__nav{width:42px;height:42px;font-size:1.5rem}
  .lightbox__img{max-height:74vh}
}