/* =========================================================================
   HomeLuxe Realty — design system
   White + warm cream + soft beige, editorial type, restrained motion.
   ========================================================================= */

/* ------------------------------------------------------------ 1. Tokens */
:root {
  /* colour */
  --cream-50:  #F7F2E9;
  --cream-100: #F1E9DC;
  --white:     #FEFEFE;
  --beige-300: #CCAF91;
  --beige-400: #B99A78;
  --beige-100: #EDE0D1;
  --taupe:     #8F7A65;
  --charcoal:  #171717;
  --gray-700:  #4A4743;
  --gray-500:  #77716A;
  --border:    #E7DED2;
  --border-2:  #D8CCBD;
  --success:   #65745B;
  --error:     #A65E58;

  /* type */
  --serif: 'Cormorant Garamond', 'Iowan Old Style', Georgia, serif;
  --sans:  'Manrope', ui-sans-serif, system-ui, -apple-system, 'Segoe UI', sans-serif;

  /* spacing */
  --pad: clamp(20px, 5vw, 64px);
  --max: 1320px;
  --sec-lg: clamp(76px, 10vw, 152px);
  --sec:    clamp(60px, 7.5vw, 116px);
  --sec-sm: clamp(44px, 5vw, 72px);

  /* radius */
  --r-btn: 8px;
  --r-card: 14px;
  --r-input: 8px;
  --r-img: 16px;
  --r-pill: 999px;

  /* elevation */
  --sh-1: 0 1px 2px rgba(23,23,23,.03);
  --sh-2: 0 12px 40px rgba(23,23,23,.06);
  --sh-3: 0 20px 60px rgba(23,23,23,.09);

  /* motion */
  --e: cubic-bezier(.22, 1, .36, 1);
  --t-micro: 150ms;
  --t-btn: 240ms;
  --t-drop: 210ms;
  --t-acc: 300ms;
  --t-card: 400ms;
  --t-img: 600ms;
  --t-rev: 760ms;
  --nav-h: 84px;
}

/* ------------------------------------------------------------- 2. Reset */
*, *::before, *::after { box-sizing: border-box; }
* { margin: 0; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; scroll-padding-top: calc(var(--nav-h) + 20px); }
body {
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.65;
  color: var(--gray-700);
  background: var(--white);
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
img, picture, svg, video { display: block; max-width: 100%; }
img { height: auto; }
button, input, select, textarea { font: inherit; color: inherit; }
button { background: none; border: 0; padding: 0; cursor: pointer; }
a { color: inherit; text-decoration: none; }
ul, ol { list-style: none; padding: 0; }
h1, h2, h3, h4 { font-weight: 400; line-height: 1.12; }
:focus-visible {
  outline: 2px solid var(--charcoal);
  outline-offset: 3px;
  border-radius: 3px;
}
::selection { background: var(--beige-300); color: var(--charcoal); }
.sr-only {
  position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px;
  overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; border: 0;
}
.skip {
  position: fixed; top: 10px; left: 10px; z-index: 200;
  background: var(--charcoal); color: var(--cream-50);
  padding: 10px 18px; border-radius: var(--r-btn);
  transform: translateY(-160%); transition: transform var(--t-btn) var(--e);
}
.skip:focus { transform: translateY(0); }

/* --------------------------------------------------------- 3. Typography */
.d1, .h1, .h2, .h3, .h4 { font-family: var(--serif); color: var(--charcoal); letter-spacing: -.005em; }
.d1 { font-size: clamp(46px, 7.2vw, 84px); line-height: 1.04; font-weight: 400; }
.h1 { font-size: clamp(40px, 5.6vw, 64px); line-height: 1.07; }
.h2 { font-size: clamp(31px, 4vw, 49px); line-height: 1.1; }
.h3 { font-size: clamp(23px, 2.4vw, 32px); line-height: 1.18; }
.h4 { font-size: clamp(19px, 1.5vw, 23px); line-height: 1.28; }
.lead { font-size: clamp(16.5px, 1.25vw, 18px); color: var(--gray-700); max-width: 62ch; }
.small { font-size: 14px; }
.muted { color: var(--gray-500); }
em, .it { font-style: italic; }
.accent { color: var(--beige-400); }

.eyebrow {
  font-size: 11.5px; font-weight: 600; letter-spacing: .19em; text-transform: uppercase;
  color: var(--taupe); display: flex; align-items: center; gap: 12px; margin-bottom: 18px;
}
.eyebrow::before { content: ''; width: 26px; height: 1px; background: var(--beige-300); flex: none; }
.sechead--center .eyebrow { justify-content: center; }

/* ------------------------------------------------------------ 4. Layout */
.container { width: 100%; max-width: var(--max); margin-inline: auto; padding-inline: var(--pad); }
.section { padding-block: var(--sec); }
.section--lg { padding-block: var(--sec-lg); }
.section--sm { padding-block: var(--sec-sm); }
.section--cream { background: var(--cream-50); }
.section--cream2 { background: var(--cream-100); }
.section--tight { padding-top: 0; }
.grid { display: grid; gap: clamp(20px, 2.4vw, 32px); }
.btnrow { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 30px; }
.rule { height: 1px; background: var(--border); border: 0; }

.sechead {
  display: flex; align-items: flex-end; justify-content: space-between;
  gap: 20px 40px; flex-wrap: wrap;
  margin-bottom: clamp(34px, 4vw, 56px);
}
.sechead__text { max-width: 100%; }
.sechead--center { display: block; text-align: center; margin-inline: auto; max-width: 760px; }
.sechead__title {
  font-family: var(--serif); color: var(--charcoal);
  font-size: clamp(31px, 4vw, 49px); line-height: 1.1; max-width: 20ch;
}
.sechead--center .sechead__title { max-width: 24ch; margin-inline: auto; }
.sechead__lead { margin-top: 18px; max-width: 62ch; color: var(--gray-700); }
.sechead--center .sechead__lead { margin-inline: auto; }
.sechead__action { flex: none; padding-bottom: 4px; }

/* ------------------------------------------------------------ 5. Motion */
/* Reveals only hide when JavaScript is present, so a no-JS page stays readable. */
.js [data-reveal] {
  opacity: 0;
  transform: translateY(24px);
  transition: opacity var(--t-rev) var(--e), transform var(--t-rev) var(--e);
  transition-delay: var(--d, 0ms);
}
.js [data-reveal].is-in { opacity: 1; transform: none; }

/* ----------------------------------------------------------- 6. Buttons */
.btn {
  --bg: var(--beige-300); --fg: var(--charcoal); --bd: transparent;
  display: inline-flex; align-items: center; justify-content: center; gap: 9px;
  min-height: 48px; padding: 13px 22px;
  background: var(--bg); color: var(--fg); border: 1px solid var(--bd);
  border-radius: var(--r-btn);
  font-size: 14.5px; font-weight: 600; letter-spacing: .01em;
  transition: background var(--t-btn) var(--e), border-color var(--t-btn) var(--e),
              transform var(--t-btn) var(--e), color var(--t-btn) var(--e);
  cursor: pointer; text-align: center;
}
.btn__arrow { transition: transform var(--t-btn) var(--e); flex: none; }
.btn__ico { flex: none; }
.btn:hover { background: var(--beige-400); transform: translateY(-1px); }
.btn:hover .btn__arrow { transform: translateX(5px); }
.btn:active { transform: scale(.985); transition-duration: 120ms; }
.btn--primary { --bg: var(--beige-300); --fg: var(--charcoal); }
.btn--ghost { --bg: transparent; --bd: var(--border-2); }
.btn--ghost:hover { background: var(--cream-50); --bd: var(--taupe); }
.btn--dark { --bg: var(--charcoal); --fg: var(--cream-50); }
.btn--dark:hover { background: #2A2724; }
.btn--sm { min-height: 42px; padding: 10px 18px; font-size: 13.5px; }
.btn--lg { min-height: 54px; padding: 16px 28px; font-size: 15px; }
.btn--block { width: 100%; }

.tlink {
  display: inline-flex; align-items: center; gap: 8px;
  font-size: 14px; font-weight: 600; color: var(--charcoal);
  padding-bottom: 4px; position: relative;
}
.tlink::after {
  content: ''; position: absolute; left: 0; bottom: 0; height: 1px; width: 100%;
  background: var(--beige-300); transform-origin: left;
  transform: scaleX(0); transition: transform var(--t-btn) var(--e);
}
.tlink:hover::after { transform: scaleX(1); }
.tlink__arrow { transition: transform var(--t-btn) var(--e); }
.tlink:hover .tlink__arrow { transform: translateX(4px); }

.rnd {
  width: 46px; height: 46px; display: grid; place-items: center;
  border: 1px solid var(--border-2); border-radius: var(--r-pill);
  color: var(--charcoal); background: var(--white);
  transition: background var(--t-btn) var(--e), border-color var(--t-btn) var(--e), transform var(--t-btn) var(--e);
}
.rnd:hover { background: var(--cream-50); border-color: var(--taupe); }
.rnd:disabled { opacity: .35; cursor: not-allowed; }
.rnd:disabled:hover { background: var(--white); border-color: var(--border-2); }

.badge {
  display: inline-flex; align-items: center; height: 27px; padding: 0 12px;
  background: rgba(254,254,254,.94); color: var(--charcoal);
  border-radius: var(--r-pill);
  font-size: 10.5px; font-weight: 700; letter-spacing: .13em; text-transform: uppercase;
  backdrop-filter: blur(4px);
}
.badge--accent { background: var(--beige-300); }
.badge--new { background: var(--charcoal); color: var(--cream-50); }
.badge--rent { background: var(--success); color: #F4F6F1; }

/* ------------------------------------------------------- 7. Media frames */
.frame { position: relative; overflow: hidden; border-radius: var(--r-img); background: var(--cream-100); }
.frame > .media { display: block; height: 100%; }
.frame img { width: 100%; height: 100%; object-fit: cover; }
.frame--card { aspect-ratio: 4 / 3; border-radius: 0; }
.frame--loc { aspect-ratio: 4 / 5; border-radius: 0; }
.frame--icard { aspect-ratio: 3 / 2; border-radius: 0; }
.frame--cta { aspect-ratio: 5 / 4; }
.frame--news { aspect-ratio: 16 / 10; }
.frame--phero { aspect-ratio: 21 / 9; border-radius: 0; }
.frame--avatar { width: 54px; height: 54px; border-radius: var(--r-pill); flex: none; }
.media--missing { background: var(--cream-100); aspect-ratio: 4 / 3; }
.zoom img { transition: transform var(--t-img) var(--e); }

/* ------------------------------------------------------ 8. Navigation */
.nav {
  position: sticky; top: 0; z-index: 100;
  background: transparent;
  transition: background var(--t-btn) var(--e), box-shadow var(--t-btn) var(--e),
              border-color var(--t-btn) var(--e);
  border-bottom: 1px solid transparent;
}
.nav__inner {
  display: flex; align-items: center; gap: clamp(14px, 2vw, 34px);
  height: var(--nav-h);
  transition: height var(--t-btn) var(--e);
}
.nav.is-stuck {
  background: rgba(254,254,254,.86);
  backdrop-filter: blur(14px) saturate(1.4);
  border-bottom-color: var(--border);
  box-shadow: 0 6px 24px rgba(23,23,23,.04);
}
.nav.is-stuck .nav__inner { height: 68px; }

.logo { display: inline-flex; align-items: center; gap: 11px; color: var(--charcoal); flex: none; min-height: 44px; }
.logo__mark { color: var(--beige-400); flex: none; }
.logo__text { display: flex; flex-direction: column; line-height: 1; }
.logo__name { font-size: 17px; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; }
.logo__sub { font-size: 9.5px; font-weight: 500; letter-spacing: .26em; text-transform: uppercase; color: var(--taupe); margin-top: 4px; }

.nav__links { margin-left: auto; }
.nav__links > ul { display: flex; align-items: center; gap: clamp(12px, 1.7vw, 26px); }
.nav__links a, .navbtn {
  position: relative; display: inline-flex; align-items: center; gap: 5px;
  font-size: 14px; font-weight: 500; color: var(--gray-700);
  padding: 8px 2px; transition: color var(--t-btn) var(--e);
}
.nav__links a::after, .navbtn::after {
  content: ''; position: absolute; left: 0; right: 0; bottom: 2px; height: 1px;
  background: var(--beige-400); transform: scaleX(0); transform-origin: left;
  transition: transform var(--t-btn) var(--e);
}
.nav__links a:hover, .navbtn:hover, .navbtn[aria-expanded="true"] { color: var(--charcoal); }
.nav__links a:hover::after, .navbtn:hover::after { transform: scaleX(1); }
.nav__links a[aria-current="page"], .navbtn[data-active="true"] { color: var(--charcoal); font-weight: 600; }
.nav__links a[aria-current="page"]::after, .navbtn[data-active="true"]::after { transform: scaleX(1); }
.navbtn__ic { transition: transform var(--t-drop) var(--e); }
.navbtn[aria-expanded="true"] .navbtn__ic { transform: rotate(180deg); }

.has-menu { position: relative; }
.submenu {
  position: absolute; top: calc(100% + 12px); left: 50%; translate: -50% 0;
  width: 316px; background: var(--white);
  border: 1px solid var(--border); border-radius: var(--r-card);
  box-shadow: var(--sh-2); padding: 10px;
  transform-origin: top center;
}
.submenu[hidden] { display: none; }
.submenu.is-open { animation: dropIn var(--t-drop) var(--e) both; }
@keyframes dropIn {
  from { opacity: 0; transform: translateY(-6px) scaleY(.96); }
  to   { opacity: 1; transform: none; }
}
.submenu a {
  display: block; padding: 11px 13px; border-radius: 8px;
  transition: background var(--t-micro) var(--e);
}
.submenu a::after { display: none; }
.submenu a:hover { background: var(--cream-50); }
.submenu__t { display: block; font-size: 14px; font-weight: 600; color: var(--charcoal); }
.submenu__n { display: block; font-size: 12.5px; color: var(--gray-500); margin-top: 2px; line-height: 1.45; }

.nav__side { display: flex; align-items: center; gap: 14px; flex: none; }
.nav__tel {
  display: inline-flex; align-items: center; gap: 7px;
  font-size: 13.5px; font-weight: 500; color: var(--gray-700);
  transition: color var(--t-btn) var(--e);
}
.nav__tel:hover { color: var(--charcoal); }
.nav__tel svg { color: var(--beige-400); }

.burger { display: none; width: 44px; height: 44px; place-items: center; gap: 5px; flex-direction: column; }
.burger__bar { display: block; width: 20px; height: 1.5px; background: var(--charcoal); transition: transform var(--t-btn) var(--e), opacity var(--t-btn) var(--e); }
.burger[aria-expanded="true"] .burger__bar:nth-child(1) { transform: translateY(6.5px) rotate(45deg); }
.burger[aria-expanded="true"] .burger__bar:nth-child(2) { opacity: 0; }
.burger[aria-expanded="true"] .burger__bar:nth-child(3) { transform: translateY(-6.5px) rotate(-45deg); }

/* drawer */
.drawer { position: fixed; inset: 0; z-index: 150; background: rgba(23,23,23,.32); opacity: 0; transition: opacity var(--t-btn) var(--e); }
.drawer[hidden] { display: none; }
.drawer.is-open { opacity: 1; }
.drawer__panel {
  position: absolute; inset: 0 0 0 auto; width: min(420px, 100%);
  background: var(--cream-50); padding: 22px var(--pad) 30px;
  display: flex; flex-direction: column;
  transform: translateX(100%); transition: transform 380ms var(--e);
  overflow-y: auto;
}
.drawer.is-open .drawer__panel { transform: none; }
.drawer__top { display: flex; align-items: center; justify-content: space-between; margin-bottom: 34px; }
.drawer__nav { flex: 1; }
.drawer__nav ul { display: flex; flex-direction: column; }
.drawer__nav li { border-bottom: 1px solid var(--border); }
.js .drawer__nav li { opacity: 0; transform: translateY(10px); }
.drawer.is-open .drawer__nav li { animation: linkIn 420ms var(--e) forwards; animation-delay: calc(90ms + var(--i, 0) * 38ms); }
@keyframes linkIn { to { opacity: 1; transform: none; } }
.drawer__nav a {
  display: flex; align-items: center; min-height: 56px;
  font-family: var(--serif); font-size: 25px; color: var(--charcoal);
  transition: color var(--t-btn) var(--e), padding-left var(--t-btn) var(--e);
}
.drawer__nav a:hover { color: var(--beige-400); padding-left: 6px; }
.drawer__nav a[aria-current="page"] { color: var(--beige-400); }
.drawer__foot { margin-top: 32px; display: grid; gap: 16px; }
.drawer__tel { display: inline-flex; align-items: center; justify-content: center; gap: 8px; font-size: 14.5px; font-weight: 600; color: var(--charcoal); min-height: 44px; }
.drawer__tel svg { color: var(--beige-400); }

/* --------------------------------------------------------------- 9. Hero */
.hero { position: relative; background: var(--cream-50); overflow: hidden; }
.hero__grid {
  display: grid; grid-template-columns: minmax(0, .92fr) minmax(0, 1.08fr);
  align-items: center; gap: clamp(28px, 4vw, 64px);
  padding-block: clamp(38px, 5vw, 74px) clamp(30px, 4vw, 56px);
}
.hero__text { max-width: 620px; }
.hero__title { font-family: var(--serif); font-size: clamp(42px, 6.4vw, 82px); line-height: 1.03; color: var(--charcoal); }
.hero__title .accent { color: var(--beige-400); font-style: italic; }
.hero__lead { margin-top: 22px; font-size: clamp(16px, 1.2vw, 18px); color: var(--gray-700); max-width: 46ch; }
.hero__media {
  position: relative;
  /* Reach the true viewport edge, not just past the container padding. */
  margin-right: calc(-1 * ((100vw - min(100vw, var(--max))) / 2 + var(--pad)));
  border-radius: var(--r-img) 0 0 var(--r-img);
  overflow: hidden;
}
.hero__media .frame { border-radius: inherit; aspect-ratio: 16 / 12; }
.hero__media img { transform: scale(1.045); }
.hero.is-ready .hero__media img { transform: none; transition: transform 1500ms var(--e); }
.hero__parallax { will-change: transform; }
.hero__badge {
  position: absolute; left: 24px; bottom: 24px; z-index: 2;
  display: flex; align-items: center; gap: 12px;
  background: rgba(254,254,254,.93); backdrop-filter: blur(8px);
  border-radius: var(--r-card); padding: 12px 16px; box-shadow: var(--sh-2);
}
.hero__badge svg { color: var(--beige-400); }
.hero__badge b { display: block; font-size: 14px; color: var(--charcoal); font-weight: 700; }
.hero__badge span { font-size: 12px; color: var(--gray-500); }
.hero__searchwrap { padding-bottom: clamp(34px, 4vw, 56px); }

/* hero entrance */
.js .hero__text > * { opacity: 0; transform: translateY(16px); }
.js .hero.is-ready .hero__text > * { animation: heroIn 820ms var(--e) forwards; }
.hero.is-ready .hero__text > *:nth-child(1) { animation-delay: 90ms; }
.hero.is-ready .hero__text > *:nth-child(2) { animation-delay: 190ms; }
.hero.is-ready .hero__text > *:nth-child(3) { animation-delay: 280ms; }
.hero.is-ready .hero__text > *:nth-child(4) { animation-delay: 370ms; }
@keyframes heroIn { to { opacity: 1; transform: none; } }

/* trust strip */
.trust { border-block: 1px solid var(--border); background: var(--white); }
.trust__grid { display: grid; grid-template-columns: repeat(4, 1fr); }
.trust__item {
  display: flex; align-items: center; gap: 14px;
  padding: 26px clamp(16px, 2vw, 30px);
  border-left: 1px solid var(--border);
}
.trust__item:first-child { border-left: 0; padding-left: 0; }
.trust__ic {
  width: 44px; height: 44px; flex: none; display: grid; place-items: center;
  border: 1px solid var(--border); border-radius: 10px; color: var(--beige-400);
  background: var(--cream-50);
}
.trust__item b { display: block; font-size: 14.5px; font-weight: 700; color: var(--charcoal); line-height: 1.35; }
.trust__item span { font-size: 13px; color: var(--gray-500); }

/* ------------------------------------------------------- 10. Search bar */
.search {
  display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)) auto;
  gap: 0; align-items: stretch;
  background: var(--white); border: 1px solid var(--border);
  border-radius: var(--r-card); padding: 10px; box-shadow: var(--sh-2);
}
.search__field { padding: 8px 16px; border-left: 1px solid var(--border); min-width: 0; }
.search__field:first-child { border-left: 0; }
.search__field label {
  display: block; font-size: 11px; font-weight: 600; letter-spacing: .12em;
  text-transform: uppercase; color: var(--taupe); margin-bottom: 2px;
}
.search .select select {
  border: 0; padding: 0; height: 28px; background: none;
  font-size: 14.5px; font-weight: 500; color: var(--charcoal);
}
.search .select__ic { right: 0; }
.search__submit { margin-left: 10px; min-width: 168px; }

.select { position: relative; }
.select select {
  appearance: none; -webkit-appearance: none; width: 100%;
  height: 48px; padding: 0 40px 0 14px;
  background: var(--white); border: 1px solid var(--border); border-radius: var(--r-input);
  font-size: 14.5px; color: var(--charcoal); cursor: pointer;
  overflow: hidden; text-overflow: ellipsis; white-space: nowrap;
  transition: border-color var(--t-btn) var(--e), box-shadow var(--t-btn) var(--e);
}
.select select:hover { border-color: var(--border-2); }
.select select:focus-visible { outline: none; border-color: var(--beige-300); box-shadow: 0 0 0 3px rgba(204,175,145,.24); }
.select__ic { position: absolute; right: 13px; top: 50%; translate: 0 -50%; pointer-events: none; color: var(--taupe); }

/* ---------------------------------------------------- 11. Property cards */
.pgrid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: clamp(18px, 1.8vw, 26px); }
.pgrid--3 { grid-template-columns: repeat(3, minmax(0, 1fr)); }

.pcard {
  position: relative; display: flex; flex-direction: column;
  background: var(--white); border: 1px solid var(--border);
  border-radius: var(--r-card); overflow: hidden;
  transition: border-color var(--t-card) var(--e), box-shadow var(--t-card) var(--e);
}
.pcard:hover { border-color: var(--border-2); box-shadow: var(--sh-2); }
.pcard:focus-within { border-color: var(--border-2); box-shadow: var(--sh-2); }
.pcard__media { position: relative; }
.pcard__media img { transition: transform var(--t-img) var(--e); }
.pcard:hover .pcard__media img { transform: scale(1.035); }
.pcard__badges { position: absolute; top: 14px; left: 14px; display: flex; gap: 7px; z-index: 2; }
.pcard__body { padding: 18px 18px 20px; display: flex; flex-direction: column; flex: 1; }
.pcard__loc {
  display: flex; align-items: center; gap: 6px;
  font-size: 12.5px; color: var(--gray-500); margin-bottom: 8px;
}
.pcard__loc svg { color: var(--beige-400); flex: none; }
.pcard__title { font-family: var(--serif); font-size: 24px; line-height: 1.2; color: var(--charcoal); }
.pcard__title a { transition: color var(--t-btn) var(--e); }
.pcard:hover .pcard__title a { color: var(--beige-400); }
.pcard__foot {
  margin-top: auto; padding-top: 16px; border-top: 1px solid var(--border);
  display: flex; align-items: center; justify-content: space-between; gap: 12px;
}
.pcard__price { font-size: 18px; font-weight: 700; color: var(--beige-400); letter-spacing: -.01em; }
.price-per { font-size: 12px; font-weight: 500; color: var(--gray-500); }
.pcard__cta { display: inline-flex; align-items: center; gap: 6px; font-size: 12.5px; font-weight: 600; color: var(--gray-500); transition: color var(--t-btn) var(--e); }
.pcard__arrow { transition: transform var(--t-btn) var(--e); }
.pcard:hover .pcard__cta { color: var(--charcoal); }
.pcard:hover .pcard__arrow { transform: translateX(4px); }
.stretch::after { content: ''; position: absolute; inset: 0; z-index: 1; }

.specs { display: flex; flex-wrap: wrap; gap: 6px 16px; margin: 14px 0 4px; }
.specs li { display: flex; align-items: center; gap: 6px; font-size: 13px; color: var(--gray-700); }
.specs__ic { color: var(--taupe); flex: none; }

.fav {
  position: absolute; top: 12px; right: 12px; z-index: 3;
  width: 44px; height: 44px; display: grid; place-items: center;
  background: rgba(254,254,254,.86); backdrop-filter: blur(6px);
  border-radius: var(--r-pill); color: var(--charcoal);
  transition: background var(--t-btn) var(--e), color var(--t-btn) var(--e), transform 140ms var(--e);
}
.fav:hover { background: var(--white); }
.fav__ic { transition: fill var(--t-btn) var(--e), stroke var(--t-btn) var(--e); fill: transparent; }
.fav[aria-pressed="true"] { color: var(--error); }
.fav[aria-pressed="true"] .fav__ic { fill: currentColor; }
.fav.is-pulse { animation: favPulse 340ms var(--e); }
@keyframes favPulse { 40% { transform: scale(1.16); } 100% { transform: scale(1); } }

/* list view */
.pgrid.is-list { grid-template-columns: 1fr; gap: 16px; }
.is-list .pcard { flex-direction: row; }
.is-list .pcard__media { width: 38%; max-width: 380px; flex: none; }
.is-list .frame--card { height: 100%; aspect-ratio: auto; min-height: 236px; }
.is-list .pcard__body { padding: 24px 28px; }
.is-list .pcard__title { font-size: 28px; }
.is-list .pcard__foot { padding-top: 18px; }

/* -------------------------------------------------------- 12. Filter bar */
.filters { background: var(--white); border: 1px solid var(--border); border-radius: var(--r-card); padding: 18px; }
.filters__grid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 14px; }
.filters__row2 { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)) auto; gap: 14px; align-items: end; margin-top: 14px; }
.filters__label { display: block; font-size: 11px; font-weight: 600; letter-spacing: .12em; text-transform: uppercase; color: var(--taupe); margin-bottom: 7px; }
.filters__more { overflow: hidden; }
.filters__more[hidden] { display: none; }
.filters__actions { display: flex; gap: 10px; }

.resultbar { display: flex; align-items: center; justify-content: space-between; gap: 18px; flex-wrap: wrap; margin: 28px 0 24px; }
.resultbar__count { font-size: 14.5px; color: var(--gray-700); }
.resultbar__count b { color: var(--charcoal); font-weight: 700; }
.resultbar__right { display: flex; align-items: center; gap: 12px; }
.viewtoggle { display: flex; border: 1px solid var(--border); border-radius: var(--r-btn); overflow: hidden; }
.viewtoggle button {
  width: 44px; height: 44px; display: grid; place-items: center; color: var(--gray-500);
  transition: background var(--t-btn) var(--e), color var(--t-btn) var(--e);
}
.viewtoggle button + button { border-left: 1px solid var(--border); }
.viewtoggle button[aria-pressed="true"] { background: var(--cream-50); color: var(--charcoal); }

.chips { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 22px; }
.chip {
  display: inline-flex; align-items: center; gap: 7px; height: 34px; padding: 0 8px 0 13px;
  background: var(--cream-50); border: 1px solid var(--border); border-radius: var(--r-pill);
  font-size: 12.5px; color: var(--charcoal);
}
.chip button { display: grid; place-items: center; width: 22px; height: 22px; border-radius: 50%; color: var(--gray-500); transition: background var(--t-micro) var(--e), color var(--t-micro) var(--e); }
.chip button:hover { background: var(--beige-100); color: var(--charcoal); }

.empty { text-align: center; padding: clamp(48px, 8vw, 96px) 20px; border: 1px dashed var(--border-2); border-radius: var(--r-card); background: var(--cream-50); }
.empty[hidden] { display: none; }
.empty h3 { font-family: var(--serif); font-size: 31px; color: var(--charcoal); margin-bottom: 10px; }
.empty p { max-width: 46ch; margin-inline: auto; }
.empty .btnrow { justify-content: center; }

/* ------------------------------------------------------------ 13. Stats */
.stats { display: grid; grid-template-columns: repeat(4, 1fr); gap: clamp(20px, 3vw, 44px); }
.stat__value { font-family: var(--serif); font-size: clamp(40px, 4.6vw, 62px); line-height: 1; color: var(--beige-400); font-variant-numeric: tabular-nums; }
.stat__label { margin-top: 12px; font-size: 14.5px; font-weight: 600; color: var(--charcoal); }
.stat__note { margin-top: 5px; font-size: 13px; color: var(--gray-500); }

/* -------------------------------------------------------------- 14. ICP */
.icpgrid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 12px; }
.icp {
  display: flex; align-items: flex-start; gap: 16px;
  padding: 20px 22px; background: var(--white);
  border: 1px solid var(--border); border-radius: var(--r-card);
  transition: border-color var(--t-card) var(--e), background var(--t-card) var(--e), transform var(--t-card) var(--e);
}
.icp:hover { border-color: var(--border-2); background: var(--cream-50); }
.icp__ic {
  width: 44px; height: 44px; flex: none; display: grid; place-items: center;
  border-radius: 10px; background: var(--cream-100); color: var(--beige-400);
  transition: background var(--t-card) var(--e), color var(--t-card) var(--e);
}
.icp:hover .icp__ic { background: var(--beige-300); color: var(--charcoal); }
.icp__body { flex: 1; min-width: 0; }
.icp__name { display: block; font-size: 15.5px; font-weight: 700; color: var(--charcoal); }
.icp__bn { display: block; font-size: 13px; color: var(--taupe); margin-top: 2px; }
.icp__line { display: block; font-size: 13.5px; color: var(--gray-500); margin-top: 5px; line-height: 1.55; }
.icp__arrow { color: var(--taupe); flex: none; margin-top: 12px; transition: transform var(--t-btn) var(--e); }
.icp:hover .icp__arrow { transform: translateX(4px); }

/* profile detail block */
.profile { border-top: 1px solid var(--border); padding-top: clamp(34px, 4vw, 56px); margin-top: clamp(34px, 4vw, 56px); scroll-margin-top: 110px; }
.profile:first-of-type { border-top: 0; margin-top: 0; padding-top: 0; }
.profile__grid { display: grid; grid-template-columns: minmax(0, .85fr) minmax(0, 1.15fr); gap: clamp(28px, 4vw, 64px); }
.profile__head .eyebrow { margin-bottom: 14px; }
.profile__name { font-family: var(--serif); font-size: clamp(28px, 3vw, 40px); color: var(--charcoal); line-height: 1.12; }
.profile__bn { font-size: 15px; color: var(--taupe); margin-top: 6px; }
.profile__line { margin-top: 16px; font-size: 17px; color: var(--gray-700); font-family: var(--serif); font-style: italic; }
.profile__who { margin-top: 16px; font-size: 14.5px; color: var(--gray-500); }
.profile__stat { margin-top: 26px; padding: 18px 20px; background: var(--cream-50); border-radius: var(--r-card); border-left: 2px solid var(--beige-300); }
.profile__stat b { display: block; font-family: var(--serif); font-size: 31px; color: var(--charcoal); line-height: 1; }
.profile__stat span { display: block; font-size: 13px; color: var(--gray-500); margin-top: 7px; }
.profile__cols { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: clamp(20px, 3vw, 40px); }
.profile__h { font-size: 12px; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; color: var(--taupe); margin-bottom: 16px; }
.tlist li { display: flex; gap: 11px; padding: 11px 0; border-top: 1px solid var(--border); font-size: 14.5px; color: var(--gray-700); }
.tlist li:first-child { border-top: 0; padding-top: 0; }
.tlist svg { flex: none; margin-top: 4px; color: var(--beige-400); }
.profile__foot { display: flex; align-items: center; gap: 20px; flex-wrap: wrap; margin-top: 30px; }
.profile__budget { font-size: 13.5px; color: var(--gray-500); }
.profile__budget b { display: block; font-size: 16px; color: var(--charcoal); font-weight: 700; margin-top: 3px; }

/* -------------------------------------------------------- 15. Locations */
.locgrid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: clamp(16px, 1.6vw, 24px); }
.loc {
  position: relative; display: block; overflow: hidden;
  border-radius: var(--r-card); background: var(--charcoal);
}
.loc .frame { border-radius: 0; }
.loc img { transition: transform 700ms var(--e); }
.loc:hover img { transform: scale(1.05); }
.loc::after {
  content: ''; position: absolute; inset: 0;
  background: linear-gradient(to top, rgba(23,23,23,.82) 0%, rgba(23,23,23,.34) 42%, rgba(23,23,23,.04) 72%);
  transition: opacity var(--t-card) var(--e);
}
.loc__body { position: absolute; inset: auto 0 0 0; z-index: 2; padding: 22px; color: var(--white); }
.loc__top { display: flex; align-items: baseline; justify-content: space-between; gap: 10px; }
.loc__name { font-family: var(--serif); font-size: 27px; line-height: 1.15; color: var(--white); }
.loc__count { font-size: 12px; color: rgba(254,254,254,.72); flex: none; }
.loc__tag { font-size: 13px; color: rgba(254,254,254,.78); margin-top: 4px; }
.loc__cta {
  display: inline-flex; align-items: center; gap: 7px; margin-top: 14px;
  font-size: 12.5px; font-weight: 600; letter-spacing: .06em; text-transform: uppercase;
  color: var(--beige-300);
}
.loc__arrow { transition: transform var(--t-btn) var(--e); }
.loc:hover .loc__arrow { transform: translateX(5px); }

/* location detail rows */
.locrow { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1.1fr); gap: clamp(26px, 4vw, 64px); align-items: center; padding-block: clamp(34px, 4vw, 56px); border-top: 1px solid var(--border); }
.locrow:nth-child(even) .locrow__media { order: 2; }
.locrow__media .frame { aspect-ratio: 4 / 3; }
.locrow__facts { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; margin-top: 24px; padding-top: 22px; border-top: 1px solid var(--border); }
.locrow__facts b { display: block; font-family: var(--serif); font-size: 26px; color: var(--charcoal); line-height: 1; }
.locrow__facts span { display: block; font-size: 12.5px; color: var(--gray-500); margin-top: 6px; }
.notebox { margin-top: 22px; padding: 15px 18px; background: var(--cream-50); border-radius: 10px; font-size: 13.5px; color: var(--gray-700); display: flex; gap: 11px; }
.notebox svg { flex: none; color: var(--taupe); margin-top: 3px; }

/* --------------------------------------------------------- 16. Services */
.svcgrid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: clamp(16px, 1.6vw, 24px); }
.svc {
  position: relative; padding: 28px 26px 30px;
  background: var(--white); border: 1px solid var(--border); border-radius: var(--r-card);
  transition: border-color var(--t-card) var(--e), box-shadow var(--t-card) var(--e);
  scroll-margin-top: 110px;
}
.svc:hover { border-color: var(--border-2); box-shadow: var(--sh-2); }
.svc__n { position: absolute; top: 24px; right: 26px; font-family: var(--serif); font-size: 26px; color: var(--beige-100); }
.svc__ic { display: grid; place-items: center; width: 46px; height: 46px; border-radius: 10px; background: var(--cream-50); color: var(--beige-400); margin-bottom: 20px; }
.svc__title { font-family: var(--serif); font-size: 25px; color: var(--charcoal); }
.svc__lead { margin-top: 10px; font-size: 14.5px; color: var(--gray-700); }
.svc__list { margin: 18px 0 22px; display: grid; gap: 9px; }
.svc__list li { display: flex; gap: 9px; font-size: 13.5px; color: var(--gray-500); }
.svc__check { color: var(--success); flex: none; margin-top: 4px; }

/* service detail */
.svcdetail { border-top: 1px solid var(--border); padding-block: clamp(34px, 4vw, 60px); display: grid; grid-template-columns: minmax(0, .8fr) minmax(0, 1.2fr); gap: clamp(24px, 4vw, 60px); scroll-margin-top: 110px; }
.svcdetail__body p { max-width: 66ch; }
.pills { display: flex; flex-wrap: wrap; gap: 8px; margin-top: 20px; }
.pill { display: inline-flex; align-items: center; height: 32px; padding: 0 14px; border: 1px solid var(--border); border-radius: var(--r-pill); font-size: 12.5px; color: var(--gray-700); background: var(--white); transition: border-color var(--t-btn) var(--e), background var(--t-btn) var(--e); }
a.pill:hover { border-color: var(--beige-300); background: var(--cream-50); color: var(--charcoal); }

/* ---------------------------------------------------------- 17. Process */
.steps { display: grid; grid-template-columns: repeat(7, minmax(0, 1fr)); gap: 0; position: relative; }
.step { position: relative; padding: 0 14px; text-align: center; }
.step::before {
  content: ''; position: absolute; top: 27px; left: -50%; width: 100%; height: 1px;
  background: var(--border);
}
.step:first-child::before { display: none; }
.step__ic {
  position: relative; z-index: 1; width: 54px; height: 54px; margin: 0 auto 18px;
  display: grid; place-items: center; border-radius: 50%;
  background: var(--white); border: 1px solid var(--border); color: var(--beige-400);
  transition: background var(--t-card) var(--e), color var(--t-card) var(--e), border-color var(--t-card) var(--e);
}
.step:hover .step__ic { background: var(--beige-300); color: var(--charcoal); border-color: var(--beige-300); }
.step__n { font-size: 11px; font-weight: 700; letter-spacing: .16em; color: var(--taupe); }
.step__t { font-family: var(--serif); font-size: 22px; color: var(--charcoal); margin-top: 6px; }
.step__b { font-size: 13px; color: var(--gray-500); margin-top: 8px; line-height: 1.55; }

/* ------------------------------------------------------------ 18. Why us */
.why { display: grid; grid-template-columns: minmax(0, .9fr) minmax(0, 1.1fr); gap: clamp(30px, 4vw, 72px); align-items: center; }
.whylist { margin-top: 30px; }
.whylist li { display: flex; gap: 18px; padding: 22px 0; border-top: 1px solid var(--border); }
.whylist li:first-child { border-top: 0; padding-top: 0; }
.whylist__ic { width: 42px; height: 42px; flex: none; display: grid; place-items: center; border: 1px solid var(--border); border-radius: 10px; color: var(--beige-400); background: var(--white); }
.whylist b { display: block; font-size: 15.5px; font-weight: 700; color: var(--charcoal); margin-bottom: 5px; }
.whylist p { font-size: 14px; color: var(--gray-500); }
.videoframe { position: relative; border-radius: var(--r-img); overflow: hidden; }
.videoframe .frame { aspect-ratio: 4 / 3.1; border-radius: 0; }
.videoframe::after { content: ''; position: absolute; inset: 0; background: linear-gradient(to top, rgba(23,23,23,.6), rgba(23,23,23,.05) 55%); }
.videoframe__cap { position: absolute; left: 28px; bottom: 26px; z-index: 2; color: var(--white); font-family: var(--serif); font-size: clamp(24px, 2.4vw, 34px); line-height: 1.2; max-width: 12ch; }
.playbtn {
  position: absolute; z-index: 3; top: 50%; left: 50%; translate: -50% -50%;
  width: 74px; height: 74px; border-radius: 50%; display: grid; place-items: center;
  background: rgba(254,254,254,.9); color: var(--charcoal); backdrop-filter: blur(6px);
  transition: transform var(--t-btn) var(--e), background var(--t-btn) var(--e);
}
.playbtn:hover { transform: translate(-50%, -50%) scale(1.06); background: var(--white); }

/* ------------------------------------------------------- 19. Testimonials */
.quotes { max-width: 900px; margin-inline: auto; }
.quotes__viewport { overflow: hidden; }
.quotes__track { display: flex; transition: transform 620ms var(--e); }
.quote { flex: 0 0 100%; text-align: center; padding-inline: clamp(0px, 3vw, 40px); }
.quote__mark { margin: 0 auto 22px; color: var(--beige-300); }
.quote blockquote p {
  font-family: var(--serif); font-size: clamp(22px, 2.6vw, 33px); line-height: 1.42;
  color: var(--charcoal); font-style: italic;
}
.quote figcaption { display: flex; align-items: center; justify-content: center; gap: 14px; margin-top: 30px; text-align: left; }
.quote__name { font-size: 15px; font-weight: 700; color: var(--charcoal); }
.quote__role { font-size: 13px; color: var(--gray-500); }
.quotes__nav { display: flex; align-items: center; justify-content: center; gap: 20px; margin-top: 38px; }
.quotes__dots { display: flex; gap: 8px; }
.dot {
  width: 30px; height: 3px; border-radius: 2px; background: var(--border-2);
  box-sizing: content-box; padding-block: 21px; background-clip: content-box;
  transition: background var(--t-btn) var(--e), width var(--t-btn) var(--e);
}
.dot.is-on { background: var(--beige-400); width: 44px; }

/* ---------------------------------------------------------- 20. Insights */
.igrid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(20px, 2.2vw, 32px); }
.icard { position: relative; display: flex; flex-direction: column; }
.icard__media { display: block; overflow: hidden; border-radius: var(--r-card); }
.icard img { transition: transform var(--t-img) var(--e); }
.icard:hover img { transform: scale(1.04); }
.icard__body { padding-top: 20px; }
.icard__meta { display: flex; flex-wrap: wrap; align-items: center; gap: 10px; font-size: 12px; color: var(--gray-500); }
.icard__cat { color: var(--beige-400); font-weight: 700; letter-spacing: .1em; text-transform: uppercase; font-size: 11px; }
.icard__meta > span + span::before { content: '·'; margin-right: 10px; color: var(--border-2); }
.icard__title { font-family: var(--serif); font-size: 25px; line-height: 1.24; color: var(--charcoal); margin-top: 10px; }
.icard:hover .icard__title { color: var(--beige-400); }
.icard__title a { transition: color var(--t-btn) var(--e); }
.icard__ex { font-size: 14px; color: var(--gray-500); margin-top: 10px; }
.icard__cta { display: inline-flex; align-items: center; gap: 7px; margin-top: 16px; font-size: 12.5px; font-weight: 600; color: var(--charcoal); }
.icard:hover .icard__cta svg { transform: translateX(4px); }
.icard__cta svg { transition: transform var(--t-btn) var(--e); }

/* ------------------------------------------------------------ 21. CTA band */
.ctaband { background: var(--cream-50); }
.ctaband__grid { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, .78fr); gap: clamp(28px, 4vw, 72px); align-items: center; padding-block: var(--sec); }
.ctaband__title { font-family: var(--serif); font-size: clamp(31px, 4vw, 52px); line-height: 1.08; color: var(--charcoal); max-width: 16ch; }
.ctaband__body { margin-top: 18px; max-width: 52ch; }

/* --------------------------------------------------------- 22. Newsletter */
.news { background: var(--cream-100); overflow: hidden; }
.news__inner { position: relative; display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr) 0; gap: clamp(24px, 3vw, 48px); align-items: center; padding-block: clamp(40px, 4.5vw, 68px); }
.news__title { font-family: var(--serif); font-size: clamp(26px, 3vw, 38px); color: var(--charcoal); line-height: 1.14; }
.news__text p { margin-top: 10px; font-size: 14.5px; color: var(--gray-700); max-width: 44ch; }
.news__form { display: flex; gap: 10px; flex-wrap: wrap; position: relative; z-index: 2; }
.news__form input {
  flex: 1; min-width: 200px; height: 52px; padding: 0 18px;
  background: var(--white); border: 1px solid var(--border); border-radius: var(--r-input);
  transition: border-color var(--t-btn) var(--e), box-shadow var(--t-btn) var(--e);
}
.news__form input:focus-visible { outline: none; border-color: var(--beige-300); box-shadow: 0 0 0 3px rgba(204,175,145,.24); }
.news__msg { flex-basis: 100%; font-size: 13.5px; color: var(--success); min-height: 20px; }
.news__msg.is-err { color: var(--error); }
.news__media { position: absolute; right: calc(-1 * var(--pad)); top: 0; bottom: 0; width: 30%; overflow: hidden; }
.news__media .frame { height: 100%; border-radius: 0; }
.news__media::after { content: ''; position: absolute; inset: 0; background: linear-gradient(to right, var(--cream-100), rgba(241,233,220,0) 55%); }

/* ------------------------------------------------------------ 23. Footer */
.foot { background: var(--cream-50); border-top: 1px solid var(--border); padding-top: clamp(50px, 5vw, 82px); }
.foot__grid { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1.15fr 1fr; gap: clamp(24px, 3vw, 48px); padding-bottom: clamp(40px, 4vw, 64px); }
.foot__blurb { margin-top: 20px; font-size: 14px; color: var(--gray-500); max-width: 34ch; }
.foot__social { display: flex; gap: 10px; margin-top: 24px; }
.foot__social a {
  width: 40px; height: 40px; display: grid; place-items: center;
  border: 1px solid var(--border); border-radius: 50%; color: var(--gray-700);
  transition: background var(--t-btn) var(--e), color var(--t-btn) var(--e), border-color var(--t-btn) var(--e);
}
.foot__social a:hover { background: var(--beige-300); color: var(--charcoal); border-color: var(--beige-300); }
.foot__h { font-size: 13px; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; color: var(--charcoal); margin-bottom: 20px; font-family: var(--sans); }
.foot__col ul { display: grid; gap: 11px; }
.foot__col a { font-size: 14px; color: var(--gray-500); transition: color var(--t-btn) var(--e); }
.foot__col a:hover { color: var(--charcoal); }
.foot__contact li { display: flex; gap: 11px; font-size: 14px; color: var(--gray-500); line-height: 1.6; }
.foot__contact svg { flex: none; margin-top: 4px; color: var(--beige-400); }
.foot__ctatext { font-size: 14px; color: var(--gray-500); margin-bottom: 18px; }
.foot__bar {
  display: flex; align-items: center; justify-content: space-between; gap: 16px; flex-wrap: wrap;
  padding-block: 22px; border-top: 1px solid var(--border); font-size: 13px; color: var(--gray-500);
}
.foot__bar ul { display: flex; gap: 22px; }
.foot__bar a:hover { color: var(--charcoal); }

/* --------------------------------------------------------- 24. Page hero */
.phero { background: var(--cream-50); padding-block: clamp(34px, 4vw, 58px) 0; }
.phero .container { padding-bottom: clamp(34px, 4vw, 58px); }
.phero__body { max-width: 780px; }
.phero__title { font-family: var(--serif); font-size: clamp(38px, 5.2vw, 66px); line-height: 1.06; color: var(--charcoal); }
.phero__lead { margin-top: 20px; font-size: clamp(16px, 1.2vw, 18px); color: var(--gray-700); max-width: 60ch; }
.phero--img .phero__media { margin-top: 0; }
.phero--img .frame--phero { aspect-ratio: 24 / 9; }

.crumb { margin-bottom: 26px; }
.crumb ol { display: flex; flex-wrap: wrap; align-items: center; gap: 8px; font-size: 12.5px; color: var(--gray-500); }
.crumb li + li::before { content: '/'; margin-right: 8px; color: var(--border-2); }
.crumb a { transition: color var(--t-btn) var(--e); }
.crumb a:hover { color: var(--charcoal); }
.crumb [aria-current] { color: var(--charcoal); }

/* ----------------------------------------------------- 25. Property page */
.pdetail { display: grid; grid-template-columns: minmax(0, 1fr) 380px; gap: clamp(28px, 3.4vw, 56px); align-items: start; }
.gallery__main { position: relative; border-radius: var(--r-img); overflow: hidden; background: var(--cream-100); }
.gallery__main .frame { aspect-ratio: 16 / 10; border-radius: 0; }
.gallery__slide { position: absolute; inset: 0; opacity: 0; transition: opacity 380ms var(--e); }
.gallery__slide.is-on { position: relative; opacity: 1; }
.gallery__badges { position: absolute; top: 18px; left: 18px; z-index: 3; display: flex; gap: 8px; }
.gallery__count { position: absolute; right: 18px; bottom: 18px; z-index: 3; background: rgba(23,23,23,.7); color: var(--white); font-size: 12px; padding: 6px 12px; border-radius: var(--r-pill); backdrop-filter: blur(4px); }
.gallery__thumbs { display: grid; grid-template-columns: repeat(5, 1fr); gap: 10px; margin-top: 10px; }
.gallery__thumb { position: relative; border-radius: 10px; overflow: hidden; border: 1px solid transparent; transition: border-color var(--t-btn) var(--e), opacity var(--t-btn) var(--e); opacity: .92; }
.gallery__thumb .frame { aspect-ratio: 4 / 3; border-radius: 0; }
.gallery__thumb:hover { opacity: 1; }
.gallery__thumb[aria-current="true"] { opacity: 1; border-color: var(--beige-400); }

.ptitlebar { display: flex; align-items: flex-start; justify-content: space-between; gap: 24px; flex-wrap: wrap; margin-top: 34px; }
.ptitle { font-family: var(--serif); font-size: clamp(32px, 3.6vw, 46px); line-height: 1.1; color: var(--charcoal); }
.ploc { display: flex; align-items: center; gap: 7px; margin-top: 10px; font-size: 14.5px; color: var(--gray-500); }
.ploc svg { color: var(--beige-400); }
.pstats { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 1px; background: var(--border); border: 1px solid var(--border); border-radius: var(--r-card); overflow: hidden; margin-top: 30px; }
.pstat { background: var(--white); padding: 18px 20px; }
.pstat svg { color: var(--beige-400); margin-bottom: 10px; }
.pstat b { display: block; font-size: 17px; color: var(--charcoal); font-weight: 700; white-space: nowrap; }
.pstat span { font-size: 12.5px; color: var(--gray-500); }

.pblock { margin-top: clamp(38px, 4vw, 60px); }
.pblock__h { font-family: var(--serif); font-size: clamp(24px, 2.4vw, 31px); color: var(--charcoal); margin-bottom: 20px; }
.prose p { margin-bottom: 16px; max-width: 68ch; }
.prose p:last-child { margin-bottom: 0; }
.featlist { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 12px 28px; }
.featlist li { display: flex; gap: 11px; font-size: 14.5px; color: var(--gray-700); padding: 9px 0; border-bottom: 1px solid var(--border); }
.featlist svg { flex: none; margin-top: 4px; color: var(--success); }

.amen { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 12px; }
.amen li {
  display: flex; align-items: center; gap: 11px; padding: 15px 16px;
  border: 1px solid var(--border); border-radius: 10px; background: var(--white);
  font-size: 13.5px; color: var(--gray-700);
  transition: border-color var(--t-btn) var(--e), background var(--t-btn) var(--e);
}
.amen li:hover { border-color: var(--border-2); background: var(--cream-50); }
.amen__ic { color: var(--beige-400); flex: none; }

.floorplan { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 1px; background: var(--border); border: 1px solid var(--border); border-radius: var(--r-card); overflow: hidden; }
.floorplan li { background: var(--white); padding: 15px 18px; display: flex; justify-content: space-between; gap: 12px; font-size: 14px; }
.floorplan b { color: var(--charcoal); font-weight: 600; }
.floorplan span { color: var(--gray-500); font-variant-numeric: tabular-nums; }

.maprow { display: grid; grid-template-columns: minmax(0, 1.25fr) minmax(0, 1fr); gap: 24px; align-items: stretch; }
.mapbox { position: relative; border-radius: var(--r-card); overflow: hidden; border: 1px solid var(--border); background: var(--cream-50); min-height: 320px; }
.js .mapbox::before {
  content: ''; position: absolute; inset: 0; z-index: 1;
  background: linear-gradient(90deg, var(--cream-100) 25%, #F6F0E6 50%, var(--cream-100) 75%);
  background-size: 400% 100%; animation: shimmer 1.6s linear infinite;
  transition: opacity var(--t-card) var(--e);
}
.js .mapbox.is-loaded::before { opacity: 0; pointer-events: none; }
.mapbox iframe { width: 100%; height: 100%; min-height: 320px; border: 0; display: block; filter: grayscale(.32) sepia(.14) contrast(1.02); }
.nearby li { display: flex; align-items: center; justify-content: space-between; gap: 14px; padding: 13px 0; border-bottom: 1px solid var(--border); font-size: 14px; }
.nearby li:last-child { border-bottom: 0; }
.nearby span { color: var(--gray-500); font-variant-numeric: tabular-nums; }

/* sticky conversion panel */
.ppanel { position: sticky; top: calc(var(--nav-h) + 16px); display: grid; gap: 14px; }
.pbox { background: var(--white); border: 1px solid var(--border); border-radius: var(--r-card); padding: 24px; box-shadow: var(--sh-2); }
.pbox__price { font-family: var(--serif); font-size: 39px; line-height: 1; color: var(--charcoal); }
.pbox__price .price-per { font-family: var(--sans); font-size: 14px; }
.pbox__sub { font-size: 13px; color: var(--gray-500); margin-top: 8px; }
.pbox__avail { display: inline-flex; align-items: center; gap: 8px; margin-top: 16px; font-size: 13px; color: var(--success); }
.pbox__avail::before { content: ''; width: 7px; height: 7px; border-radius: 50%; background: var(--success); }
.pbox__rows { margin: 20px 0; border-top: 1px solid var(--border); }
.pbox__rows li { display: flex; justify-content: space-between; gap: 12px; padding: 11px 0; border-bottom: 1px solid var(--border); font-size: 13.5px; color: var(--gray-500); }
.pbox__rows b { color: var(--charcoal); font-weight: 600; }
.pbox .btn + .btn { margin-top: 10px; }
.advisor { display: flex; gap: 15px; align-items: center; }
.advisor__name { font-size: 15.5px; font-weight: 700; color: var(--charcoal); }
.advisor__role { font-size: 12.5px; color: var(--gray-500); margin-top: 2px; }
.advisor__links { display: flex; gap: 14px; margin-top: 10px; }
.advisor__links a { display: inline-flex; align-items: center; gap: 6px; font-size: 12.5px; color: var(--gray-700); transition: color var(--t-btn) var(--e); }
.advisor__links a:hover { color: var(--charcoal); }
.advisor__links svg { color: var(--beige-400); }

/* mobile sticky CTA */
.stickycta {
  position: fixed; left: 0; right: 0; bottom: 0; z-index: 90;
  display: none; align-items: center; gap: 12px;
  padding: 12px var(--pad) calc(12px + env(safe-area-inset-bottom));
  background: rgba(254,254,254,.95); backdrop-filter: blur(12px);
  border-top: 1px solid var(--border);
  transform: translateY(110%); transition: transform 380ms var(--e);
}
.stickycta.is-on { transform: none; }
/* Reserve room so the bar never covers the end of the page. */
@media (max-width: 1080px) {
  body:has(.stickycta) .foot__bar { padding-bottom: 84px; }
}
.stickycta__price { font-size: 17px; font-weight: 700; color: var(--charcoal); flex: 1; }
.stickycta__price span { display: block; font-size: 11.5px; font-weight: 500; color: var(--gray-500); }

/* --------------------------------------------------------- 26. Accordion */
.acc { border-top: 1px solid var(--border); }
.acc__item { border-bottom: 1px solid var(--border); }
.acc__h { margin: 0; }
.acc__btn {
  width: 100%; display: flex; align-items: center; justify-content: space-between; gap: 20px;
  padding: 22px 4px; text-align: left;
  font-family: var(--serif); font-size: clamp(18px, 1.6vw, 22px); color: var(--charcoal);
  transition: color var(--t-btn) var(--e);
}
.acc__btn:hover { color: var(--beige-400); }
.acc__ic { flex: none; color: var(--taupe); transition: transform var(--t-acc) ease-out, color var(--t-btn) var(--e); }
.acc__btn[aria-expanded="true"] .acc__ic { transform: rotate(135deg); color: var(--beige-400); }
.acc__panel { overflow: hidden; height: 0; transition: height var(--t-acc) ease-out; }
.acc__panel[hidden] { display: block; height: 0; }
.acc__inner { padding: 0 60px 24px 4px; }
.acc__inner p { font-size: 15px; color: var(--gray-700); max-width: 74ch; }

/* ------------------------------------------------------------- 27. Forms */
.formgrid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 18px; }
.field--full { grid-column: 1 / -1; }
.field label { display: block; font-size: 13px; font-weight: 600; color: var(--charcoal); margin-bottom: 8px; }
.req { color: var(--error); }
.field input, .field textarea {
  width: 100%; padding: 14px 16px;
  background: var(--white); border: 1px solid var(--border); border-radius: var(--r-input);
  font-size: 15px; color: var(--charcoal);
  transition: border-color var(--t-btn) var(--e), box-shadow var(--t-btn) var(--e);
}
.field input { min-height: 50px; }
.field textarea { resize: vertical; min-height: 120px; line-height: 1.6; }
.field input::placeholder, .field textarea::placeholder { color: #A9A29A; }
.field input:hover, .field textarea:hover { border-color: var(--border-2); }
.field input:focus-visible, .field textarea:focus-visible {
  outline: none; border-color: var(--beige-300); box-shadow: 0 0 0 3px rgba(204,175,145,.24);
}
.field__help { font-size: 12.5px; color: var(--gray-500); margin-top: 7px; }
.field__err { font-size: 12.5px; color: var(--error); margin-top: 7px; display: flex; align-items: center; gap: 6px; }
.field__err[hidden] { display: none; }
.field__err::before { content: '!'; width: 15px; height: 15px; flex: none; display: grid; place-items: center; border: 1px solid currentColor; border-radius: 50%; font-size: 10px; font-weight: 700; }
.field.is-bad input, .field.is-bad textarea, .field.is-bad select { border-color: var(--error); }
.radios { display: flex; flex-wrap: wrap; gap: 10px; }
.radio { position: relative; }
.radio input { position: absolute; opacity: 0; width: 100%; height: 100%; cursor: pointer; }
.radio span {
  display: inline-flex; align-items: center; min-height: 46px; padding: 0 20px;
  border: 1px solid var(--border); border-radius: var(--r-pill); background: var(--white);
  font-size: 14px; color: var(--gray-700); cursor: pointer;
  transition: border-color var(--t-btn) var(--e), background var(--t-btn) var(--e), color var(--t-btn) var(--e);
}
.radio input:hover + span { border-color: var(--border-2); background: var(--cream-50); }
.radio input:checked + span { border-color: var(--beige-300); background: var(--beige-300); color: var(--charcoal); font-weight: 600; }
.radio input:focus-visible + span { outline: 2px solid var(--charcoal); outline-offset: 3px; }
.formnote { font-size: 13px; color: var(--gray-500); margin-top: 18px; }
.formok {
  display: none; text-align: center; padding: clamp(36px, 5vw, 64px) 28px;
  background: var(--cream-50); border: 1px solid var(--border); border-radius: var(--r-card);
}
.formok.is-on { display: block; animation: heroIn 520ms var(--e) both; }
.formok__ic { width: 62px; height: 62px; margin: 0 auto 22px; display: grid; place-items: center; border-radius: 50%; background: var(--success); color: #fff; }
.formok h3 { font-family: var(--serif); font-size: 31px; color: var(--charcoal); margin-bottom: 10px; }
.formok p { max-width: 44ch; margin-inline: auto; }

/* ----------------------------------------------------------- 28. Booking */
.stepper { display: flex; align-items: center; gap: 0; margin-bottom: clamp(30px, 4vw, 48px); }
.stepper__item { display: flex; align-items: center; gap: 12px; flex: 1; min-width: 0; }
.stepper__item + .stepper__item::before {
  content: ''; height: 1px; flex: 1; background: var(--border); margin: 0 14px;
  transition: background var(--t-acc) var(--e);
}
.stepper__item.is-done + .stepper__item::before, .stepper__item.is-on + .stepper__item::before { background: var(--beige-300); }
.stepper__n {
  width: 40px; height: 40px; flex: none; display: grid; place-items: center; border-radius: 50%;
  border: 1px solid var(--border); background: var(--white); color: var(--gray-500);
  font-size: 13px; font-weight: 700;
  transition: background var(--t-acc) var(--e), color var(--t-acc) var(--e), border-color var(--t-acc) var(--e);
}
.stepper__item.is-on .stepper__n { background: var(--beige-300); border-color: var(--beige-300); color: var(--charcoal); }
.stepper__item.is-done .stepper__n { background: var(--charcoal); border-color: var(--charcoal); color: var(--cream-50); }
.stepper__t { font-size: 13px; color: var(--gray-500); }
.stepper__item.is-on .stepper__t, .stepper__item.is-done .stepper__t { color: var(--charcoal); font-weight: 600; }
.bstep { display: none; }
.bstep.is-on { display: block; animation: stepIn 420ms var(--e) both; }
@keyframes stepIn { from { opacity: 0; transform: translateX(14px); } to { opacity: 1; transform: none; } }
.bstep__h { font-family: var(--serif); font-size: clamp(25px, 2.6vw, 34px); color: var(--charcoal); margin-bottom: 8px; }
.bstep__lead { margin-bottom: 26px; color: var(--gray-500); }
.bnav { display: flex; justify-content: space-between; gap: 12px; margin-top: 30px; padding-top: 24px; border-top: 1px solid var(--border); }
.pickgrid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 12px; }
.pick { position: relative; }
.pick input { position: absolute; opacity: 0; inset: 0; cursor: pointer; }
.pick__box {
  display: flex; gap: 13px; padding: 12px; border: 1px solid var(--border);
  border-radius: var(--r-card); background: var(--white); cursor: pointer; height: 100%;
  transition: border-color var(--t-btn) var(--e), background var(--t-btn) var(--e);
}
.pick input:hover + .pick__box { border-color: var(--border-2); }
.pick input:checked + .pick__box { border-color: var(--beige-400); background: var(--cream-50); }
.pick input:focus-visible + .pick__box { outline: 2px solid var(--charcoal); outline-offset: 3px; }
.pick__box .frame { width: 84px; flex: none; aspect-ratio: 1; border-radius: 8px; }
.pick__t { font-size: 14.5px; font-weight: 600; color: var(--charcoal); line-height: 1.3; }
.pick__m { font-size: 12.5px; color: var(--gray-500); margin-top: 4px; }
.pick__p { font-size: 13px; font-weight: 700; color: var(--beige-400); margin-top: 6px; }
.slots { display: grid; grid-template-columns: repeat(auto-fill, minmax(112px, 1fr)); gap: 10px; }
.summary { background: var(--cream-50); border-radius: var(--r-card); padding: 24px; }
.summary li { display: flex; justify-content: space-between; gap: 16px; padding: 11px 0; border-bottom: 1px solid var(--border); font-size: 14px; }
.summary li:last-child { border-bottom: 0; }
.summary b { color: var(--charcoal); font-weight: 600; text-align: right; }

/* ------------------------------------------------------ 29. Article page */
.article { max-width: 760px; margin-inline: auto; }
.article p { font-size: 17px; line-height: 1.78; margin-bottom: 22px; color: var(--gray-700); }
.article h2 { font-family: var(--serif); font-size: clamp(26px, 2.6vw, 34px); color: var(--charcoal); margin: 44px 0 16px; }
.article table { width: 100%; border-collapse: collapse; margin: 28px 0; font-size: 14.5px; }
.article th, .article td { padding: 13px 16px; text-align: left; border-bottom: 1px solid var(--border); }
.article th { font-size: 12px; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; color: var(--taupe); background: var(--cream-50); }
.article td:not(:first-child) { font-variant-numeric: tabular-nums; }
.tablewrap { overflow-x: auto; }
.abyline { display: flex; align-items: center; gap: 14px; padding-block: 22px; border-block: 1px solid var(--border); margin-bottom: 40px; }
.abyline b { font-size: 14.5px; color: var(--charcoal); }
.abyline span { display: block; font-size: 12.5px; color: var(--gray-500); }

/* ------------------------------------------------------- 30. Misc blocks */
.split { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: clamp(28px, 4vw, 72px); align-items: center; }
.split--wide-left { grid-template-columns: minmax(0, 1.15fr) minmax(0, .85fr); }
.imgstack { position: relative; }
.imgstack__a .frame { aspect-ratio: 4 / 5; }
.imgstack__b { position: absolute; right: -8%; bottom: -12%; width: 46%; border: 8px solid var(--white); border-radius: calc(var(--r-img) + 4px); box-shadow: var(--sh-2); overflow: hidden; }
.imgstack__b .frame { aspect-ratio: 1; border-radius: 8px; }
.valuegrid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: clamp(16px, 2vw, 30px); }
.value { text-align: center; padding: 30px 20px; }
.value__ic { width: 52px; height: 52px; margin: 0 auto 18px; display: grid; place-items: center; border-radius: 50%; background: var(--cream-100); color: var(--beige-400); }
.value h3 { font-family: var(--serif); font-size: 23px; color: var(--charcoal); }
.value p { font-size: 13.5px; color: var(--gray-500); margin-top: 8px; }
.teamgrid { display: grid; grid-template-columns: repeat(5, minmax(0, 1fr)); gap: clamp(14px, 1.6vw, 24px); }
.member .frame { aspect-ratio: 1; border-radius: var(--r-card); margin-bottom: 16px; }
.member img { transition: transform var(--t-img) var(--e); }
.member:hover img { transform: scale(1.04); }
.member h3 { font-family: var(--serif); font-size: 22px; color: var(--charcoal); }
.member p { font-size: 13px; color: var(--gray-500); margin-top: 4px; }
.member__focus { font-size: 12.5px; color: var(--gray-500); margin-top: 10px; line-height: 1.5; }

.priceband { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(16px, 2vw, 26px); }
.pband { border: 1px solid var(--border); border-radius: var(--r-card); padding: 30px 28px; background: var(--white); display: flex; flex-direction: column; transition: border-color var(--t-card) var(--e), box-shadow var(--t-card) var(--e); }
.pband:hover { border-color: var(--border-2); box-shadow: var(--sh-2); }
.pband--mid { background: var(--cream-50); border-color: var(--beige-300); }
.pband__tag { font-size: 11px; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; color: var(--taupe); }
.pband__name { font-family: var(--serif); font-size: 29px; color: var(--charcoal); margin-top: 12px; }
.pband__price { font-size: 15px; color: var(--gray-500); margin-top: 12px; }
.pband__price b { display: block; font-family: var(--serif); font-size: 37px; color: var(--beige-400); line-height: 1.1; }
.pband__list { margin: 22px 0 26px; display: grid; gap: 11px; }
.pband__list li { display: flex; gap: 10px; font-size: 14px; color: var(--gray-700); }
.pband__list svg { flex: none; margin-top: 4px; color: var(--success); }
.pband .btn { margin-top: auto; }

.datatable { width: 100%; border-collapse: collapse; font-size: 14.5px; }
.datatable th, .datatable td { padding: 15px 18px; text-align: left; border-bottom: 1px solid var(--border); }
.datatable th { font-size: 11.5px; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; color: var(--taupe); }
.datatable tbody tr { transition: background var(--t-btn) var(--e); }
.datatable tbody tr:hover { background: var(--cream-50); }
.datatable td:not(:first-child) { font-variant-numeric: tabular-nums; }
.datatable .num { text-align: right; }

.infogrid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(16px, 2vw, 26px); }
.info { padding: 26px; border: 1px solid var(--border); border-radius: var(--r-card); background: var(--white); }
.info__ic { width: 44px; height: 44px; display: grid; place-items: center; border-radius: 10px; background: var(--cream-50); color: var(--beige-400); margin-bottom: 18px; }
.info h3 { font-family: var(--serif); font-size: 23px; color: var(--charcoal); margin-bottom: 8px; }
.info p { font-size: 14px; color: var(--gray-500); }
.info a { color: var(--charcoal); font-weight: 600; }
.info a:hover { color: var(--beige-400); }

.legal { max-width: 760px; }
.legal h2 { font-family: var(--serif); font-size: 30px; color: var(--charcoal); margin: 38px 0 14px; }
.legal p, .legal li { font-size: 15.5px; line-height: 1.75; margin-bottom: 14px; }
.legal ul { list-style: disc; padding-left: 22px; }

/* ------------------------------------------------------ 31. Skeletons */
.skel { background: linear-gradient(90deg, var(--cream-100) 25%, #F6F0E6 50%, var(--cream-100) 75%); background-size: 400% 100%; animation: shimmer 1.6s linear infinite; border-radius: 6px; }
@keyframes shimmer { to { background-position: -200% 0; } }

/* ---------------------------------------------------- 32. Responsive */
@media (max-width: 1180px) {
  .pgrid { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .locgrid, .svcgrid { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .foot__grid { grid-template-columns: 1.4fr 1fr 1fr 1.2fr; }
  .foot__col--cta { grid-column: 2 / -1; display: flex; flex-direction: column; align-items: flex-start; }
  .foot__col--cta .btn { width: auto; padding-inline: 26px; }
  .teamgrid { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .amen { grid-template-columns: repeat(3, minmax(0, 1fr)); }
}
@media (max-width: 1080px) {
  .nav__links { display: none; }
  .nav__tel { display: none; }
  .burger { display: flex; }
  .pdetail { grid-template-columns: 1fr; }
  .ppanel { position: static; }
  .pbox--book { display: none; }
  .stickycta { display: flex; }
  .steps { grid-template-columns: repeat(4, 1fr); row-gap: 40px; }
  .step:nth-child(5)::before { display: none; }
  .news__media { display: none; }
  .news__inner { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 900px) {
  :root { --nav-h: 72px; }
  .hero__grid { grid-template-columns: 1fr; padding-bottom: 0; }
  .hero__media { margin-right: calc(-1 * var(--pad)); margin-left: calc(-1 * var(--pad)); border-radius: 0; }
  .hero__media .frame { aspect-ratio: 16 / 11; }
  .hero__searchwrap { padding-top: 26px; }
  .search { grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 6px; }
  .search__field { border-left: 0; }
  .search__field:nth-child(3), .search__field:nth-child(4) { border-top: 1px solid var(--border); padding-top: 14px; }
  .search__submit { grid-column: 1 / -1; margin-left: 0; margin-top: 6px; }
  .trust__grid { grid-template-columns: repeat(2, 1fr); }
  .trust__item:nth-child(odd) { border-left: 0; padding-left: 0; }
  .trust__item:nth-child(n+3) { border-top: 1px solid var(--border); }
  .pgrid, .locgrid, .svcgrid, .igrid, .priceband, .infogrid, .valuegrid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .icpgrid { grid-template-columns: 1fr; }
  .stats { grid-template-columns: repeat(2, 1fr); row-gap: 34px; }
  .why, .split, .split--wide-left, .ctaband__grid, .locrow, .maprow, .profile__grid, .svcdetail { grid-template-columns: 1fr; }
  .locrow:nth-child(even) .locrow__media { order: 0; }
  .floorplan { grid-template-columns: repeat(2, 1fr); }
  .pstats { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .is-list .pcard { flex-direction: column; }
  .is-list .pcard__media { width: 100%; max-width: none; }
  .is-list .frame--card { aspect-ratio: 4 / 3; min-height: 0; }
  .is-list .pcard__body { padding: 18px; }
  .is-list .pcard__title { font-size: 24px; }
  .filters__grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .filters__row2 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .filters__actions { grid-column: 1 / -1; }
  .imgstack__b { position: static; width: 100%; margin-top: 14px; border: 0; box-shadow: none; }
  .imgstack__b .frame { aspect-ratio: 16 / 9; border-radius: var(--r-img); }
  .pickgrid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .gallery__thumbs { grid-template-columns: repeat(5, 1fr); gap: 6px; }
  .acc__inner { padding-right: 20px; }
  .foot__grid { grid-template-columns: repeat(2, 1fr); }
  .foot__brand { grid-column: 1 / -1; }
  .foot__col--cta { grid-column: auto; }
  .news__inner { grid-template-columns: 1fr; }
}
@media (max-width: 640px) {
  .pgrid, .locgrid, .svcgrid, .igrid, .priceband, .infogrid, .featlist, .formgrid, .pickgrid, .valuegrid { grid-template-columns: 1fr; }
  .amen { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .teamgrid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .steps { grid-template-columns: repeat(2, 1fr); row-gap: 34px; }
  .step::before { display: none; }
  .floorplan { grid-template-columns: 1fr; }
  .profile__cols { grid-template-columns: 1fr; }
  .stats { grid-template-columns: repeat(2, 1fr); }
  .sechead__row { flex-direction: column; align-items: flex-start; }
  .sechead--center .sechead__row { align-items: center; }
  .sechead__action { padding-bottom: 0; }
  .trust__grid { grid-template-columns: 1fr; }
  .trust__item { border-left: 0; padding-left: 0; }
  .trust__item + .trust__item { border-top: 1px solid var(--border); }
  .stepper__t { display: none; }
  .stepper__item { flex: none; }
  .stepper__item + .stepper__item::before { width: 22px; flex: none; margin: 0 8px; }
  .stepper { justify-content: center; }
  .quote figcaption { flex-direction: column; text-align: center; }
  .foot__bar { flex-direction: column; align-items: flex-start; }
  .btn { width: 100%; }
  .btnrow .btn { width: auto; flex: 1 1 auto; }
  .search__submit { width: 100%; }
  .gallery__thumbs { grid-template-columns: repeat(4, 1fr); }
  .gallery__thumb:nth-child(5) { display: none; }
}

/* --------------------------------------------- 32b. Touch target sizing */
@media (max-width: 900px) {
  .tlink { min-height: 44px; align-items: center; }
  .tlink::after { bottom: 9px; }
  .search .select select { height: 44px; }
  .search__field { padding: 6px 16px 8px; }
  .pbox .foot__contact a,
  .info a { display: inline-flex; align-items: center; min-height: 44px; }
  .advisor__links a { min-height: 44px; }
  .crumb a, .foot__bar a { display: inline-flex; align-items: center; min-height: 34px; }
}

/* ------------------------------------------------- 33. Reduced motion */
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after {
    animation-duration: .01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: .01ms !important;
    scroll-behavior: auto !important;
  }
  [data-reveal] { opacity: 1 !important; transform: none !important; }
  .hero__text > * { opacity: 1; transform: none; }
  .hero__media img { transform: none !important; }
  .pcard:hover .pcard__media img, .loc:hover img, .icard:hover img, .member:hover img { transform: none; }
  .drawer__nav li { opacity: 1; transform: none; }
}

/* --------------------------------------------------------- 34. Print */
@media print {
  .nav, .drawer, .news, .foot, .stickycta, .fav, .playbtn { display: none !important; }
  body { color: #000; }
  [data-reveal] { opacity: 1 !important; transform: none !important; }
}