/* ==========================================================================
   NCK Realty — Laura Kuzelka
   Design system + site styles
   ========================================================================== */

/* --------------------------------------------------------------------------
   1. Tokens
   -------------------------------------------------------------------------- */
:root {
  /* Colour */
  --bg:          #FCFBF9;
  --bg-alt:      #F4F2ED;
  --surface:     #FFFFFF;
  --ink:         #1A222C;
  --ink-2:       #414B57;
  --muted:       #737C87;
  --line:        #E4E2DC;
  --line-soft:   #EFEDE7;

  /* Brand colours sampled from the NCK Realty logo. */
  --brand:       #33465C;   /* mid navy  — icons, small marks            */
  --brand-dk:    #253240;   /* deep navy — buttons, links, strong text   */
  --brand-lt:    #EDF1F6;   /* pale navy — icon chips, notices           */
  --accent:      #BD9A55;   /* logo gold — decorative fills only         */
  --accent-ink:  #7A5E26;   /* darker gold that passes contrast as TEXT  */

  /* Type */
  --font-sans:    'Plus Jakarta Sans', ui-sans-serif, system-ui, -apple-system, 'Segoe UI', Roboto, sans-serif;
  --font-display: 'Fraunces', ui-serif, Georgia, 'Times New Roman', serif;

  /* Space & shape */
  --container: 1180px;
  --gutter: clamp(20px, 5vw, 40px);
  --section-y: clamp(72px, 9vw, 128px);
  --r-sm: 8px;
  --r-md: 14px;
  --r-lg: 22px;
  --r-pill: 999px;

  /* Elevation */
  --shadow-sm: 0 1px 2px rgba(20,28,38,.05), 0 2px 8px rgba(20,28,38,.04);
  --shadow-md: 0 2px 6px rgba(20,28,38,.05), 0 14px 34px -12px rgba(20,28,38,.14);
  --shadow-lg: 0 4px 10px rgba(20,28,38,.06), 0 30px 60px -22px rgba(20,28,38,.22);

  /* Motion */
  --ease: cubic-bezier(.16, 1, .3, 1);
  --header-h: 78px;
}

/* --------------------------------------------------------------------------
   2. Reset & base
   -------------------------------------------------------------------------- */
*, *::before, *::after { box-sizing: border-box; }

html {
  -webkit-text-size-adjust: 100%;
  scroll-behavior: smooth;
  scroll-padding-top: calc(var(--header-h) + 16px);
}

body {
  margin: 0;
  background: var(--bg);
  color: var(--ink-2);
  font-family: var(--font-sans);
  font-size: 17px;
  font-weight: 400;
  line-height: 1.68;
  letter-spacing: -0.005em;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  overflow-x: hidden;
}

body.nav-open { overflow: hidden; }

img, svg, video { display: block; max-width: 100%; }
img { height: auto; }

h1, h2, h3, h4 {
  font-family: var(--font-display);
  color: var(--ink);
  font-weight: 400;
  line-height: 1.12;
  letter-spacing: -0.018em;
  margin: 0 0 .5em;
  font-variation-settings: 'SOFT' 0, 'WONK' 0;
}

h1 { font-size: clamp(2.4rem, 5.4vw, 4.15rem); }
h2 { font-size: clamp(1.95rem, 3.7vw, 2.95rem); }
h3 { font-size: clamp(1.25rem, 1.9vw, 1.5rem); line-height: 1.25; }
h4 { font-size: 1.06rem; font-family: var(--font-sans); font-weight: 600; letter-spacing: -0.01em; }

p { margin: 0 0 1.1em; }
p:last-child { margin-bottom: 0; }

a { color: var(--brand-dk); text-decoration: none; transition: color .2s var(--ease); }
a:hover { color: var(--brand); }

ul, ol { margin: 0 0 1.1em; padding-left: 1.15em; }
li { margin-bottom: .4em; }

hr { border: 0; border-top: 1px solid var(--line); margin: 0; }

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

::selection { background: var(--brand-lt); color: var(--brand-dk); }

.skip-link {
  position: absolute; left: 12px; top: -60px; z-index: 200;
  background: var(--ink); color: #fff; padding: 10px 18px;
  border-radius: var(--r-sm); font-size: .9rem; font-weight: 600;
  transition: top .2s var(--ease);
}
.skip-link:focus { top: 12px; color: #fff; }

/* --------------------------------------------------------------------------
   3. Layout primitives
   -------------------------------------------------------------------------- */
.container {
  width: 100%;
  max-width: var(--container);
  margin-inline: auto;
  padding-inline: var(--gutter);
}
.container--narrow { max-width: 800px; }

.section { padding-block: var(--section-y); }
.section--tight { padding-block: clamp(52px, 6vw, 84px); }
.section--alt { background: var(--bg-alt); }
.section--ink { background: var(--ink); color: rgba(255,255,255,.76); }
.section--ink h2, .section--ink h3 { color: #fff; }

.eyebrow {
  display: inline-flex; align-items: center; gap: .6em;
  font-size: .745rem; font-weight: 600;
  letter-spacing: .16em; text-transform: uppercase;
  color: var(--accent-ink); margin: 0 0 1.15em;
}
.eyebrow::before {
  content: ''; width: 26px; height: 1px; background: currentColor; opacity: .55;
}
.eyebrow--center { justify-content: center; }
.section--ink .eyebrow { color: #D9BC7E; }

.lede {
  font-size: clamp(1.06rem, 1.5vw, 1.2rem);
  line-height: 1.62;
  color: var(--ink-2);
}

.section-head { max-width: 660px; margin-bottom: clamp(38px, 5vw, 62px); }
.section-head--center { margin-inline: auto; text-align: center; }
.section-head p { color: var(--muted); }

.grid { display: grid; gap: clamp(20px, 2.6vw, 30px); }
.grid--2 { grid-template-columns: repeat(auto-fit, minmax(300px, 1fr)); }
.grid--3 { grid-template-columns: repeat(auto-fit, minmax(288px, 1fr)); }
.grid--4 { grid-template-columns: repeat(auto-fit, minmax(228px, 1fr)); }

/* --------------------------------------------------------------------------
   4. Buttons
   -------------------------------------------------------------------------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: .6em;
  font-family: var(--font-sans);
  font-size: .95rem; font-weight: 600; letter-spacing: -0.005em;
  padding: 15px 28px;
  border-radius: var(--r-pill);
  border: 1px solid transparent;
  cursor: pointer;
  text-align: center;
  transition: background-color .25s var(--ease), color .25s var(--ease),
              border-color .25s var(--ease), transform .25s var(--ease),
              box-shadow .25s var(--ease);
  will-change: transform;
}
.btn:hover { transform: translateY(-2px); }
.btn:active { transform: translateY(0); }

.btn--primary { background: var(--brand-dk); color: #fff; box-shadow: var(--shadow-sm); }
.btn--primary:hover { background: var(--brand); color: #fff; box-shadow: var(--shadow-md); }

.btn--ghost { background: transparent; color: var(--ink); border-color: var(--line); }
.btn--ghost:hover { background: var(--surface); border-color: #D4CFC3; color: var(--ink); box-shadow: var(--shadow-sm); }

.btn--light { background: rgba(255,255,255,.14); color: #fff; border-color: rgba(255,255,255,.5); backdrop-filter: blur(8px); -webkit-backdrop-filter: blur(8px); }
.btn--light:hover { background: #fff; color: var(--ink); border-color: #fff; }

.btn--white { background: #fff; color: var(--ink); box-shadow: var(--shadow-sm); }
.btn--white:hover { background: #fff; color: var(--brand-dk); box-shadow: var(--shadow-md); }

.btn-row { display: flex; flex-wrap: wrap; gap: 14px; }
.btn-row--center { justify-content: center; }

.link-arrow {
  display: inline-flex; align-items: center; gap: .5em;
  font-weight: 600; font-size: .95rem; color: var(--brand-dk);
}
.link-arrow svg { transition: transform .3s var(--ease); }
.link-arrow:hover svg { transform: translateX(5px); }

/* --------------------------------------------------------------------------
   5. Header / navigation
   -------------------------------------------------------------------------- */
.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: 100;
  height: var(--header-h);
  display: flex; align-items: center;
  background: transparent;
  border-bottom: 1px solid transparent;
  transition: background-color .35s var(--ease), border-color .35s var(--ease),
              backdrop-filter .35s var(--ease), height .35s var(--ease);
}
.site-header .container { display: flex; align-items: center; justify-content: space-between; gap: 22px; }

.site-header.is-solid {
  background: rgba(252,251,249,.9);
  backdrop-filter: saturate(180%) blur(14px);
  -webkit-backdrop-filter: saturate(180%) blur(14px);
  border-bottom-color: var(--line);
  height: 68px;
}

/* Brand */
.brand { display: flex; align-items: center; gap: 12px; color: var(--ink); }
.brand:hover { color: var(--ink); }
.brand__logo { display: block; flex: none; position: relative; line-height: 0; }
.brand__logo img { height: 42px; width: auto; transition: height .35s var(--ease); }
.brand__logo .logo--light { display: none; }
.site-header.is-solid .brand__logo img { height: 38px; }
.brand__text { display: flex; flex-direction: column; line-height: 1.08; }
.brand__name {
  font-family: var(--font-sans);
  font-size: 1.08rem; font-weight: 700; letter-spacing: .005em; color: inherit;
}
.brand__tag {
  font-size: .625rem; font-weight: 600; letter-spacing: .13em;
  text-transform: uppercase; color: var(--muted);
  transition: color .35s var(--ease);
}

/* Nav */
.nav { display: flex; align-items: center; gap: 4px; }
.nav a {
  position: relative;
  padding: 9px 14px;
  font-size: .935rem; font-weight: 500; color: var(--ink-2);
  border-radius: var(--r-pill);
  transition: color .2s var(--ease), background-color .2s var(--ease);
}
.nav a:hover { color: var(--ink); background: rgba(20,28,38,.05); }
.nav a[aria-current="page"] { color: var(--brand-dk); font-weight: 600; }
.header-cta { margin-left: 10px; padding: 11px 22px; font-size: .9rem; }
/* `.nav a` outranks `.btn--primary` on specificity — restate the button colours
   at matching weight so the header CTA keeps white text on green. */
.nav a.btn--primary,
.nav a.btn--primary:hover,
.site-header:not(.is-solid) .nav a.btn--primary,
.site-header:not(.is-solid) .nav a.btn--primary:hover { color: #fff; }
.nav a.btn--primary { background: var(--brand-dk); }
.nav a.btn--primary:hover { background: var(--brand); }
.site-header:not(.is-solid) .nav a.btn--primary { background: var(--brand-dk); }
.site-header:not(.is-solid) .nav a.btn--primary:hover { background: var(--brand); }

/* Transparent (over hero) state */
.site-header:not(.is-solid) .brand,
.site-header:not(.is-solid) .brand__name { color: #fff; }
.site-header:not(.is-solid) .brand__tag { color: rgba(255,255,255,.72); }
/* over the hero photo the navy half of the logo would disappear — swap to the
   knockout variant, which renders those shapes in white. */
.site-header:not(.is-solid) .brand__logo .logo--dark { display: none; }
.site-header:not(.is-solid) .brand__logo .logo--light { display: block; }
.site-header:not(.is-solid) .nav a { color: rgba(255,255,255,.9); }
.site-header:not(.is-solid) .nav a:hover { color: #fff; background: rgba(255,255,255,.14); }
.site-header:not(.is-solid) .nav a[aria-current="page"] { color: #fff; }
.site-header:not(.is-solid) .nav-toggle span { background: #fff; }

/* Mobile toggle */
.nav-toggle {
  display: none; width: 44px; height: 44px; padding: 0;
  background: transparent; border: 0; cursor: pointer;
  position: relative; z-index: 120;
}
.nav-toggle span {
  position: absolute; left: 11px; width: 22px; height: 1.8px;
  background: var(--ink); border-radius: 2px;
  transition: transform .35s var(--ease), opacity .2s var(--ease), background-color .35s var(--ease);
}
.nav-toggle span:nth-child(1) { top: 17px; }
.nav-toggle span:nth-child(2) { top: 23px; }
.nav-toggle span:nth-child(3) { top: 29px; }
.nav-toggle[aria-expanded="true"] span { background: var(--ink); }
.nav-toggle[aria-expanded="true"] span:nth-child(1) { transform: translateY(6px) rotate(45deg); }
.nav-toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
.nav-toggle[aria-expanded="true"] span:nth-child(3) { transform: translateY(-6px) rotate(-45deg); }

@media (max-width: 900px) {
  .nav-toggle { display: block; }
  .nav {
    position: fixed; top: 0; left: 0; width: 100vw; height: 100vh; height: 100dvh;
    overflow-y: auto;
    flex-direction: column; align-items: stretch; justify-content: center;
    gap: 2px;
    padding: 90px var(--gutter) 40px;
    background: var(--bg);
    transform: translateY(-101%);
    visibility: hidden; pointer-events: none;
    transition: transform .5s var(--ease), visibility 0s .5s;
    z-index: 110;
  }
  .nav.is-open { transform: translateY(0); visibility: visible; pointer-events: auto; transition: transform .5s var(--ease); }
  /* backdrop-filter on the solid header would otherwise trap the fixed panel inside it */
  .site-header.is-solid { backdrop-filter: none; -webkit-backdrop-filter: none; background: rgba(252,251,249,.97); }
  .site-header:not(.is-solid) .nav a,
  .nav a {
    color: var(--ink); font-family: var(--font-display);
    font-size: 1.85rem; font-weight: 400; letter-spacing: -0.02em;
    padding: 13px 0; border-radius: 0;
    border-bottom: 1px solid var(--line-soft);
  }
  .site-header:not(.is-solid) .nav a:hover,
  .nav a:hover { background: transparent; color: var(--brand-dk); }
  .header-cta, .site-header:not(.is-solid) .header-cta {
    margin: 26px 0 0; font-family: var(--font-sans);
    font-size: .98rem; font-weight: 600; border-bottom: 0;
    background: var(--brand-dk); color: #fff; padding: 16px 24px;
    justify-content: center;
  }
}

/* --------------------------------------------------------------------------
   6. Hero (home)
   -------------------------------------------------------------------------- */
.hero {
  position: relative;
  min-height: min(94vh, 860px);
  display: flex; align-items: flex-end;
  padding-top: calc(var(--header-h) + 40px);
  padding-bottom: clamp(56px, 8vw, 104px);
  overflow: hidden;
  background: #2A332E;
}
.hero__media { position: absolute; inset: 0; overflow: hidden; }
.hero__media img {
  width: 100%; height: 100%; object-fit: cover; object-position: center 58%;
  transform: scale(1.09);
  animation: heroIn 2s var(--ease) forwards;
}
@keyframes heroIn { to { transform: scale(1); } }

.hero__scrim {
  position: absolute; inset: 0;
  background:
    linear-gradient(to top, rgba(18,24,21,.88) 0%, rgba(18,24,21,.6) 40%, rgba(18,24,21,.26) 72%, rgba(18,24,21,.38) 100%);
}
.hero__inner { position: relative; z-index: 2; width: 100%; }
.hero__content { max-width: 780px; color: #fff; }
.hero h1 {
  color: #fff; margin-bottom: .34em; text-wrap: balance;
  text-shadow: 0 1px 24px rgba(10,16,13,.55);
}

/* Eyebrow over photography: a frosted chip so it stays legible on any image,
   rather than pale text floating on an unpredictable background. */
.hero .eyebrow {
  color: #fff;
  font-size: .78rem;
  font-weight: 700;
  letter-spacing: .16em;
  padding: 9px 18px;
  border-radius: var(--r-pill);
  background: rgba(18,25,34,.7);
  border: 1px solid rgba(255,255,255,.38);
  box-shadow: 0 2px 18px rgba(10,16,13,.3);
  backdrop-filter: saturate(160%) blur(10px);
  -webkit-backdrop-filter: saturate(160%) blur(10px);
  text-shadow: 0 1px 10px rgba(12,18,15,.5);
}
.hero .eyebrow::before { display: none; }
@media (max-width: 520px) {
  /* keep the chip on one line on small phones */
  .hero .eyebrow { font-size: .645rem; letter-spacing: .115em; padding: 7px 13px; }
}

.hero__sub {
  font-size: clamp(1.06rem, 1.55vw, 1.24rem);
  color: rgba(255,255,255,.94);
  max-width: 620px; margin-bottom: 2em; line-height: 1.6;
  text-shadow: 0 1px 16px rgba(12,18,15,.5);
}
.hero .btn-row { margin-bottom: 0; }

.hero__scroll {
  position: absolute; left: 50%; bottom: 26px; transform: translateX(-50%);
  z-index: 2; color: rgba(255,255,255,.66);
  font-size: .68rem; letter-spacing: .18em; text-transform: uppercase; font-weight: 600;
  display: flex; flex-direction: column; align-items: center; gap: 8px;
}
.hero__scroll::after {
  content: ''; width: 1px; height: 34px;
  background: linear-gradient(to bottom, rgba(255,255,255,.65), rgba(255,255,255,0));
  animation: scrollHint 2.4s var(--ease) infinite;
}
@keyframes scrollHint {
  0%   { transform: scaleY(.25); transform-origin: top; opacity: 0; }
  40%  { transform: scaleY(1);   transform-origin: top; opacity: 1; }
  100% { transform: scaleY(1);   transform-origin: bottom; opacity: 0; }
}
@media (max-width: 700px) { .hero__scroll { display: none; } }

/* --------------------------------------------------------------------------
   7. Page hero (interior pages)
   -------------------------------------------------------------------------- */
.page-hero {
  padding-top: calc(var(--header-h) + clamp(46px, 7vw, 88px));
  padding-bottom: clamp(38px, 5vw, 66px);
  background: var(--bg-alt);
  border-bottom: 1px solid var(--line);
}
.page-hero__inner { max-width: 760px; }
.page-hero h1 { margin-bottom: .3em; text-wrap: balance; }
.page-hero p { color: var(--muted); font-size: clamp(1.04rem, 1.4vw, 1.16rem); margin-bottom: 0; }

.crumbs {
  font-size: .8rem; color: var(--muted); margin-bottom: 1.4em;
  display: flex; gap: .55em; align-items: center; flex-wrap: wrap;
}
.crumbs a { color: var(--muted); }
.crumbs a:hover { color: var(--brand-dk); }
.crumbs span[aria-hidden] { opacity: .5; }

/* --------------------------------------------------------------------------
   8. Trust bar
   -------------------------------------------------------------------------- */
.trustbar { border-bottom: 1px solid var(--line); background: var(--surface); }
.trustbar__grid {
  display: grid; grid-template-columns: repeat(4, 1fr);
  padding-block: clamp(28px, 3.4vw, 44px);
}
.trustbar__item { text-align: center; padding-inline: 14px; position: relative; }
.trustbar__item + .trustbar__item::before {
  content: ''; position: absolute; left: 0; top: 12%; height: 76%;
  width: 1px; background: var(--line);
}
.trustbar__num {
  font-family: var(--font-display); font-size: clamp(1.55rem, 2.6vw, 2.15rem);
  color: var(--ink); line-height: 1; margin-bottom: .3em; display: block;
}
.trustbar__lbl {
  font-size: .755rem; letter-spacing: .11em; text-transform: uppercase;
  color: var(--muted); font-weight: 600; line-height: 1.4;
}
@media (max-width: 720px) {
  .trustbar__grid { grid-template-columns: repeat(2, 1fr); gap: 26px 0; }
  .trustbar__item:nth-child(odd)::before { display: none; }
}

/* --------------------------------------------------------------------------
   9. Split (image + text)
   -------------------------------------------------------------------------- */
.split {
  display: grid; grid-template-columns: 1fr 1fr;
  gap: clamp(32px, 5.5vw, 78px); align-items: center;
}
.split--portrait { grid-template-columns: 1fr 1.06fr; }
.split--flip .split__media { order: 2; }
@media (max-width: 860px) {
  .split, .split--portrait { grid-template-columns: 1fr; }
  .split--flip .split__media { order: 0; }
}

.split__media { position: relative; }
.figure {
  position: relative; border-radius: var(--r-lg); overflow: hidden;
  box-shadow: var(--shadow-lg); background: var(--bg-alt);
}
.figure img { width: 100%; height: 100%; object-fit: cover; }
.figure--tall { aspect-ratio: 4 / 5; }
.figure--wide { aspect-ratio: 3 / 2; }

.figure-badge {
  position: absolute; left: 0; bottom: 0;
  background: var(--surface); border-radius: 0 var(--r-md) 0 var(--r-lg);
  padding: 16px 22px 15px; max-width: 78%;
  box-shadow: -10px -10px 26px -18px rgba(20,28,38,.35);
}
.figure-badge strong {
  display: block; font-family: var(--font-display); font-size: 1.06rem;
  font-weight: 500; color: var(--ink); line-height: 1.25;
}
.figure-badge span {
  font-size: .74rem; letter-spacing: .1em; text-transform: uppercase;
  color: var(--accent-ink); font-weight: 600;
}

.signature {
  font-family: var(--font-display); font-size: 1.5rem;
  font-variation-settings: 'SOFT' 60, 'WONK' 1;
  color: var(--ink); margin-top: .5em;
}
.signature small {
  display: block; font-family: var(--font-sans); font-size: .78rem;
  letter-spacing: .1em; text-transform: uppercase; color: var(--muted);
  font-weight: 600; margin-top: .5em;
}

/* --------------------------------------------------------------------------
   10. Cards
   -------------------------------------------------------------------------- */
.card {
  background: var(--surface);
  border: 1px solid var(--line);
  border-radius: var(--r-lg);
  padding: clamp(26px, 3vw, 34px);
  display: flex; flex-direction: column;
  transition: transform .4s var(--ease), box-shadow .4s var(--ease), border-color .4s var(--ease);
}
.card:hover { transform: translateY(-4px); box-shadow: var(--shadow-md); border-color: #DCD8CE; }
.card h3 { margin-bottom: .45em; }
.card p { color: var(--muted); font-size: .965rem; }
.card__icon {
  width: 46px; height: 46px; border-radius: 13px;
  background: var(--brand-lt); color: var(--brand-dk);
  display: grid; place-items: center; margin-bottom: 20px;
}
.card__icon svg { width: 22px; height: 22px; }
.card__list { list-style: none; padding: 0; margin: 16px 0 0; }
.card__list li {
  position: relative; padding-left: 20px; margin-bottom: .38em;
  font-size: .915rem; color: var(--ink-2);
}
.card__list li::before {
  content: ''; position: absolute; left: 0; top: .62em;
  width: 6px; height: 6px; border-radius: 50%; background: var(--accent); opacity: .95;
}
.card__foot { margin-top: auto; padding-top: 22px; }

/* Numbered / value cards */
.value { display: flex; gap: 18px; align-items: flex-start; }
.value__num {
  flex: none; width: 38px; height: 38px; border-radius: 50%;
  border: 1px solid var(--line); display: grid; place-items: center;
  font-family: var(--font-display); font-size: 1rem; color: var(--brand-dk);
  background: var(--surface);
}
.value h4 { margin-bottom: .3em; }
.value p { color: var(--muted); font-size: .95rem; margin: 0; }

/* --------------------------------------------------------------------------
   11. Listings
   -------------------------------------------------------------------------- */
.filters {
  display: flex; flex-wrap: wrap; gap: 9px;
  margin-bottom: clamp(28px, 3.4vw, 40px);
}
.filter {
  font-family: inherit; font-size: .875rem; font-weight: 600;
  padding: 9px 18px; border-radius: var(--r-pill);
  border: 1px solid var(--line); background: var(--surface); color: var(--ink-2);
  cursor: pointer;
  transition: background-color .25s var(--ease), color .25s var(--ease), border-color .25s var(--ease);
}
.filter:hover { border-color: #CFC9BC; color: var(--ink); }
.filter[aria-pressed="true"] { background: var(--ink); border-color: var(--ink); color: #fff; }

.listing-grid { display: grid; gap: clamp(22px, 2.6vw, 30px); grid-template-columns: repeat(auto-fill, minmax(300px, 1fr)); }

.listing {
  background: var(--surface);
  border: 1px solid var(--line);
  border-radius: var(--r-lg);
  overflow: hidden;
  display: flex; flex-direction: column;
  transition: transform .45s var(--ease), box-shadow .45s var(--ease), border-color .45s var(--ease), opacity .3s var(--ease);
}
.listing:hover { transform: translateY(-5px); box-shadow: var(--shadow-lg); border-color: #DCD8CE; }
.listing[hidden] { display: none; }

.listing__media { position: relative; aspect-ratio: 4 / 3; overflow: hidden; background: var(--bg-alt); }
.listing__media img {
  width: 100%; height: 100%; object-fit: cover;
  transition: transform .8s var(--ease);
}
.listing:hover .listing__media img { transform: scale(1.055); }

.listing__status {
  position: absolute; top: 14px; left: 14px;
  background: rgba(255,255,255,.94);
  backdrop-filter: blur(6px); -webkit-backdrop-filter: blur(6px);
  color: var(--ink); font-size: .695rem; font-weight: 700;
  letter-spacing: .1em; text-transform: uppercase;
  padding: 7px 12px; border-radius: var(--r-pill);
  box-shadow: var(--shadow-sm);
}
.listing__status--sold { background: rgba(20,28,38,.9); color: #fff; }
.listing__status--lease { background: rgba(37,50,64,.94); color: #fff; }

.listing__body { padding: 22px 24px 26px; display: flex; flex-direction: column; flex: 1; }
.listing__type {
  font-size: .7rem; letter-spacing: .12em; text-transform: uppercase;
  color: var(--accent-ink); font-weight: 700; margin-bottom: .6em;
}
.listing__price {
  font-family: var(--font-display); font-size: 1.42rem; color: var(--ink);
  line-height: 1.1; margin-bottom: .32em;
}
.listing__addr { font-size: .95rem; color: var(--ink-2); margin: 0 0 2px; font-weight: 500; }
.listing__city { font-size: .875rem; color: var(--muted); margin: 0; }

.listing__specs {
  display: flex; flex-wrap: wrap; gap: 6px 18px;
  margin-top: auto; padding-top: 18px;
  border-top: 1px solid var(--line-soft);
  font-size: .845rem; color: var(--muted);
}
.listing__specs span { display: inline-flex; align-items: center; gap: 6px; }
.listing__specs svg { width: 15px; height: 15px; color: var(--brand); opacity: .8; flex: none; }

.notice {
  display: flex; gap: 14px; align-items: flex-start;
  background: var(--brand-lt); border: 1px solid #D6DEE8;
  border-radius: var(--r-md); padding: 16px 20px;
  font-size: .92rem; color: var(--brand-dk);
  margin-bottom: clamp(26px, 3vw, 36px);
}
.notice svg { width: 19px; height: 19px; flex: none; margin-top: 2px; }
.notice p { margin: 0; }

.empty-state {
  text-align: center; padding: clamp(46px, 7vw, 80px) 24px;
  border: 1px dashed var(--line); border-radius: var(--r-lg);
  background: var(--surface); color: var(--muted);
}

/* --------------------------------------------------------------------------
   12. Forms
   -------------------------------------------------------------------------- */
.form-layout {
  display: grid; grid-template-columns: 1.35fr .65fr;
  gap: clamp(32px, 5vw, 68px); align-items: start;
}
@media (max-width: 900px) { .form-layout { grid-template-columns: 1fr; } }

.form-card {
  background: var(--surface); border: 1px solid var(--line);
  border-radius: var(--r-lg); padding: clamp(26px, 3.6vw, 44px);
  box-shadow: var(--shadow-sm);
}

.field-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 18px 20px; }
@media (max-width: 620px) { .field-grid { grid-template-columns: 1fr; } }
.field--full { grid-column: 1 / -1; }

.field { display: flex; flex-direction: column; gap: 7px; }
.field label {
  font-size: .845rem; font-weight: 600; color: var(--ink);
  letter-spacing: -0.005em;
}
.field label .req { color: var(--accent); margin-left: 2px; }
.field .hint { font-size: .8rem; color: var(--muted); }

.field input,
.field select,
.field textarea {
  font-family: inherit; font-size: .965rem; color: var(--ink);
  background: var(--bg); border: 1px solid var(--line);
  border-radius: var(--r-md); padding: 13px 15px;
  width: 100%;
  transition: border-color .22s var(--ease), box-shadow .22s var(--ease), background-color .22s var(--ease);
}
.field textarea { resize: vertical; min-height: 132px; line-height: 1.6; }
.field select {
  appearance: none;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='14' height='14' viewBox='0 0 24 24' fill='none' stroke='%23737E78' stroke-width='2.4' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpolyline points='6 9 12 15 18 9'/%3E%3C/svg%3E");
  background-repeat: no-repeat; background-position: right 15px center;
  padding-right: 40px;
}
.field input::placeholder, .field textarea::placeholder { color: #A6ADA8; }
.field input:focus, .field select:focus, .field textarea:focus {
  outline: none; background: var(--surface);
  border-color: var(--brand);
  box-shadow: 0 0 0 3px rgba(37,50,64,.15);
}

.checkbox {
  display: flex; gap: 11px; align-items: flex-start;
  font-size: .875rem; color: var(--muted); line-height: 1.55;
}
.checkbox input {
  width: 17px; height: 17px; margin: 3px 0 0; flex: none;
  accent-color: var(--brand-dk); cursor: pointer;
}
.checkbox label { font-weight: 400; font-size: .875rem; color: var(--muted); }

.form-foot { margin-top: 26px; display: flex; flex-direction: column; gap: 16px; }
.form-foot .btn { align-self: flex-start; }
@media (max-width: 520px) { .form-foot .btn { align-self: stretch; } }

.hp-field { position: absolute !important; left: -9999px; opacity: 0; height: 0; overflow: hidden; }

/* Contact aside */
.contact-aside { display: flex; flex-direction: column; gap: 12px; }
.contact-item {
  display: flex; gap: 15px; align-items: flex-start;
  background: var(--surface); border: 1px solid var(--line);
  border-radius: var(--r-md); padding: 20px 22px;
  transition: border-color .3s var(--ease), box-shadow .3s var(--ease);
}
.contact-item:hover { border-color: #DCD8CE; box-shadow: var(--shadow-sm); }
.contact-item__icon {
  flex: none; width: 40px; height: 40px; border-radius: 11px;
  background: var(--brand-lt); color: var(--brand-dk);
  display: grid; place-items: center;
}
.contact-item__icon svg { width: 19px; height: 19px; }
.contact-item__lbl {
  font-size: .72rem; letter-spacing: .11em; text-transform: uppercase;
  color: var(--muted); font-weight: 700; margin-bottom: 3px;
}
.contact-item__val { font-size: 1.02rem; font-weight: 600; color: var(--ink); word-break: break-word; }
.contact-item__val a { color: inherit; }
.contact-item__val a:hover { color: var(--brand-dk); }
.contact-item__note { font-size: .84rem; color: var(--muted); margin-top: 3px; }

/* --------------------------------------------------------------------------
   13. Confirmation page
   -------------------------------------------------------------------------- */
.confirm { min-height: 82vh; display: flex; align-items: center; padding-top: var(--header-h); }
.confirm__inner { text-align: center; max-width: 640px; margin-inline: auto; padding-block: clamp(56px, 8vw, 100px); }
.confirm__check {
  width: 82px; height: 82px; border-radius: 50%;
  background: var(--brand-lt); color: var(--brand-dk);
  display: grid; place-items: center; margin: 0 auto 30px;
  animation: popIn .7s var(--ease) both;
}
.confirm__check svg { width: 38px; height: 38px; }
@keyframes popIn { from { transform: scale(.7); opacity: 0; } to { transform: scale(1); opacity: 1; } }

.next-steps {
  list-style: none; padding: 0; margin: 34px 0 0;
  text-align: left; display: grid; gap: 10px;
}
.next-steps li {
  display: flex; gap: 14px; align-items: flex-start;
  background: var(--surface); border: 1px solid var(--line);
  border-radius: var(--r-md); padding: 17px 20px;
  font-size: .95rem; color: var(--ink-2); margin: 0;
}
.next-steps__num {
  flex: none; width: 26px; height: 26px; border-radius: 50%;
  background: var(--brand-dk); color: #fff;
  display: grid; place-items: center; font-size: .78rem; font-weight: 700;
}

/* --------------------------------------------------------------------------
   14. CTA band
   -------------------------------------------------------------------------- */
.cta-band { position: relative; overflow: hidden; background: var(--ink); }
.cta-band__bg { position: absolute; inset: 0; opacity: .2; }
.cta-band__bg img { width: 100%; height: 100%; object-fit: cover; }
.cta-band .container { position: relative; z-index: 2; }
.cta-band__inner {
  padding-block: clamp(64px, 8vw, 108px); text-align: center;
  max-width: 720px; margin-inline: auto;
}
.cta-band h2 { color: #fff; margin-bottom: .45em; text-wrap: balance; }
.cta-band p { color: rgba(255,255,255,.76); font-size: 1.06rem; margin-bottom: 2em; }

/* --------------------------------------------------------------------------
   15. Footer
   -------------------------------------------------------------------------- */
.site-footer { background: var(--bg-alt); border-top: 1px solid var(--line); }
.footer__grid {
  display: grid; grid-template-columns: 1.5fr 1fr 1fr;
  gap: clamp(30px, 5vw, 60px);
  padding-block: clamp(48px, 6vw, 74px);
}
@media (max-width: 780px) { .footer__grid { grid-template-columns: 1fr 1fr; } .footer__brandcol { grid-column: 1 / -1; } }
@media (max-width: 460px) { .footer__grid { grid-template-columns: 1fr; } }

.footer__brandcol .brand { margin-bottom: 18px; }
.footer__lockup { display: block; margin-bottom: 20px; }
.footer__lockup img { height: 96px; width: auto; }
.footer__brandcol p { color: var(--muted); font-size: .935rem; max-width: 330px; }
.footer__tag {
  font-family: var(--font-display); font-size: 1.12rem; color: var(--ink);
  font-variation-settings: 'SOFT' 40; margin-bottom: .6em !important;
}

.footer__head {
  font-size: .735rem; letter-spacing: .13em; text-transform: uppercase;
  color: var(--ink); font-weight: 700; margin-bottom: 16px;
}
.footer__list { list-style: none; padding: 0; margin: 0; }
.footer__list li { margin-bottom: .55em; }
.footer__list a, .footer__list span { color: var(--muted); font-size: .935rem; }
.footer__list a:hover { color: var(--brand-dk); }

.footer__bottom {
  border-top: 1px solid var(--line);
  padding-block: 22px;
  display: flex; flex-wrap: wrap; gap: 10px 24px;
  justify-content: space-between; align-items: center;
  font-size: .825rem; color: var(--muted);
}
.footer__bottom p { margin: 0; }
.footer__legal { display: flex; gap: 18px; flex-wrap: wrap; }

.eho {
  display: inline-flex; align-items: center; gap: 9px;
  font-size: .78rem; color: var(--muted); margin-top: 18px;
}
.eho svg { width: 22px; height: 22px; flex: none; opacity: .7; }

/* --------------------------------------------------------------------------
   16. Scroll reveal
   -------------------------------------------------------------------------- */
.reveal {
  opacity: 0;
  transform: translateY(26px);
  transition: opacity .85s var(--ease), transform .85s var(--ease);
  transition-delay: var(--d, 0ms);
  will-change: opacity, transform;
}
.reveal.is-visible { opacity: 1; transform: none; }

/* NOTE: the clip lives on the inner <img>, never on .reveal-img itself.
   IntersectionObserver measures an element's *visible* box — a clip-path on the
   observed element gives it zero area, so it would never fire. */
.reveal-img > img {
  clip-path: inset(0 0 100% 0);
  transform: scale(1.06);
  transition: clip-path 1.15s var(--ease), transform 1.4s var(--ease);
  transition-delay: var(--d, 0ms);
}
.reveal-img.is-visible > img { clip-path: inset(0 0 0 0); transform: scale(1); }

.reveal-img .figure-badge {
  opacity: 0; transform: translateY(12px);
  transition: opacity .6s var(--ease), transform .6s var(--ease);
  transition-delay: calc(var(--d, 0ms) + 480ms);
}
.reveal-img.is-visible .figure-badge { opacity: 1; transform: none; }

/* Progress bar */
.scroll-progress {
  position: fixed; top: 0; left: 0; height: 2px; width: 100%;
  transform: scaleX(0); transform-origin: 0 50%;
  background: var(--brand); z-index: 101; pointer-events: none;
}

/* --------------------------------------------------------------------------
   17. Utilities
   -------------------------------------------------------------------------- */
.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;
}
.text-center { text-align: center; }
.mb-0 { margin-bottom: 0 !important; }
.mt-l { margin-top: clamp(28px, 3.4vw, 44px); }

/* --------------------------------------------------------------------------
   18. Reduced motion
   -------------------------------------------------------------------------- */
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after {
    animation-duration: .001ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: .001ms !important;
    scroll-behavior: auto !important;
  }
  .reveal { opacity: 1; transform: none; }
  .reveal-img > img { clip-path: none; transform: none; }
  .reveal-img .figure-badge { opacity: 1; transform: none; }
  .hero__media img { transform: none; animation: none; }
  .hero__scroll::after { animation: none; }
}

/* --------------------------------------------------------------------------
   19. Print
   -------------------------------------------------------------------------- */
@media print {
  .site-header, .hero__scroll, .cta-band, .scroll-progress, .nav-toggle { display: none !important; }
  body { background: #fff; font-size: 12pt; }
  .reveal { opacity: 1; transform: none; }
}

/* FAQ */
.container--narrow { max-width: 820px; }
.faq { margin-top: 36px; border-top: 1px solid var(--line); }
.faq__item { border-bottom: 1px solid var(--line); }
.faq__item summary { list-style: none; cursor: pointer; padding: 20px 40px 20px 0; position: relative; }
.faq__item summary::-webkit-details-marker { display: none; }
.faq__item summary h3 { font-size: 1.15rem; font-weight: 500; margin: 0; }
.faq__item summary::after { content: "+"; position: absolute; right: 4px; top: 16px; font-size: 1.5rem; color: var(--brand); transition: transform .3s var(--ease); }
.faq__item[open] summary::after { transform: rotate(45deg); }
.faq__item p { margin: 0 0 22px; color: var(--muted, #4a5250); max-width: 66ch; }