/* =========================================================
   BLACKRIDGE PROPERTY GROUP — design tokens (from flyer + sign)
   ========================================================= */
:root{
  --ink:#000000;        /* primary black */
  --paper:#FFFFFF;      /* primary white */
  --mist:#F5F5F3;       /* alt section ground */
  --line:#E0E0E0;       /* hairlines */
  --line-2:#D9D9D9;
  --sub:#333333;        /* body copy on white */
  --muted:#5E5E5E;      /* captions (4.5:1 on white) */
  --on-ink:#E0E0E0;     /* body copy on black */
  --on-ink-muted:#A8A8A8;
  --display:'Bebas Neue', 'Archivo Narrow', sans-serif;
  --body:'Archivo', system-ui, sans-serif;
  --ease:cubic-bezier(.2,.7,.1,1);
  --ease-out:cubic-bezier(.16,1,.3,1);
  --gutter:clamp(16px,4vw,56px);
  --max:1440px;
  --nav-h:76px;
  --gold:#C2A26B;       /* champagne accent — text on black, fills, lines */
  --gold-ink:#8A6B2F;   /* gold for small text on white (4.9:1) */
  --gold-soft:#EFE6D4;  /* tint for washes */
}
*{box-sizing:border-box}
[hidden]{display:none!important}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--body);font-size:16px;line-height:1.55;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
button,input,select,textarea{font:inherit;color:inherit}
button{cursor:pointer;background:none;border:0;padding:0}
:focus-visible{outline:2px solid var(--ink);outline-offset:3px}
.on-ink :focus-visible{outline-color:#fff}
::selection{background:var(--ink);color:#fff}
.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--gutter)}
.eyebrow{font-size:12px;font-weight:500;letter-spacing:.3em;text-transform:uppercase}
.display{font-family:var(--display);font-weight:400;line-height:.9;letter-spacing:.01em;margin:0}
.h-xl{font-size:clamp(64px,11vw,184px)}
.h-lg{font-size:clamp(48px,7vw,112px)}
.h-md{font-size:clamp(38px,4.6vw,72px)}
.h-sm{font-size:clamp(28px,2.6vw,40px)}
.lead{font-size:clamp(17px,1.4vw,20px);line-height:1.6;color:var(--sub);max-width:56ch}
.on-ink{background:var(--ink);color:#fff}
.on-ink .lead{color:var(--on-ink)}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:12px;min-height:52px;padding:0 28px;font-size:13px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;border:1px solid var(--ink);background:var(--ink);color:#fff;position:relative;overflow:hidden;isolation:isolate;transition:color .5s var(--ease)}
.btn::before{content:"";position:absolute;inset:0;background:#fff;transform:translateY(101%);transition:transform .5s var(--ease);z-index:-1}
.btn:hover{color:var(--ink)}
.btn:hover::before{transform:translateY(0)}
.btn.ghost{background:transparent;color:var(--ink)}
.btn.ghost::before{background:var(--ink)}
.btn.ghost:hover{color:#fff}
.on-ink .btn{background:#fff;color:var(--ink);border-color:#fff}
.on-ink .btn::before{background:var(--ink)}
.on-ink .btn:hover{color:#fff}
.on-ink .btn.ghost{background:transparent;color:#fff}
.on-ink .btn.ghost::before{background:#fff}
.on-ink .btn.ghost:hover{color:var(--ink)}
.btn .arr{transition:transform .5s var(--ease)}
.btn:hover .arr{transform:translateX(5px)}
.link-u{position:relative;display:inline-block}
.link-u::after{content:"";position:absolute;left:0;right:0;bottom:-3px;height:1px;background:currentColor;transform:scaleX(0);transform-origin:right;transition:transform .5s var(--ease)}
.link-u:hover::after{transform:scaleX(1);transform-origin:left}

/* Reveal animations */
.rv{opacity:0;transform:translateY(28px);transition:opacity 1.1s var(--ease-out),transform 1.1s var(--ease-out)}
.rv.in{opacity:1;transform:none}
.rv.d1{transition-delay:.08s}.rv.d2{transition-delay:.16s}.rv.d3{transition-delay:.24s}.rv.d4{transition-delay:.32s}
.mask{display:block;overflow:hidden;padding-bottom:.04em}
.mask>span{display:block;transform:translateY(105%);transition:transform 1.2s var(--ease-out)}
.in .mask>span,.mask.in>span{transform:none}
.mask:nth-child(2)>span{transition-delay:.1s}.mask:nth-child(3)>span{transition-delay:.2s}
@media (prefers-reduced-motion:reduce){*,*::before,*::after{transition-duration:.01ms!important;animation-duration:.01ms!important}.rv,.mask>span{opacity:1;transform:none}}

/* =========================================================
   NAV
   ========================================================= */
.nav{position:fixed;inset:0 0 auto 0;height:var(--nav-h);z-index:900;display:flex;align-items:center;transition:background .5s var(--ease),color .5s var(--ease),border-color .5s,transform .5s var(--ease);border-bottom:1px solid transparent;color:var(--ink);background:#fff;border-color:var(--line)}
.nav.over{background:transparent;color:#fff;border-color:transparent}
.nav.hide{transform:translateY(-100%)}
.nav .wrap{width:100%;display:flex;align-items:center;justify-content:space-between;gap:24px}
.logo{display:flex;align-items:center;color:inherit;min-height:44px}
.logo svg{display:block;height:28px;width:auto}
@media (max-width:520px){.logo svg{height:22px}}
.nav-links{display:flex;gap:36px;font-size:13px;font-weight:500;letter-spacing:.14em;text-transform:uppercase}
.nav-links a{padding:8px 0}
.nav-links a.active::after{transform:scaleX(1)}
.nav-cta{display:flex;align-items:center;gap:22px;font-size:13px;letter-spacing:.08em}
.nav .btn{min-height:44px;padding:0 20px;font-size:12px}
.nav.over .btn{background:#fff;color:var(--ink);border-color:#fff}
.nav.over .btn::before{background:var(--ink)}
.nav.over .btn:hover{color:#fff}
.burger{display:none;width:44px;height:44px;position:relative}
.burger span{position:absolute;left:10px;right:10px;height:1.5px;background:currentColor;transition:transform .4s var(--ease),top .4s var(--ease)}
.burger span:first-child{top:17px}.burger span:last-child{top:26px}
.menu-open .burger span:first-child{top:21px;transform:rotate(45deg)}
.menu-open .burger span:last-child{top:21px;transform:rotate(-45deg)}
.mmenu{position:fixed;inset:0;z-index:850;background:var(--ink);color:#fff;display:flex;flex-direction:column;justify-content:center;padding:calc(var(--nav-h) + 24px) var(--gutter) 40px;clip-path:inset(0 0 100% 0);transition:clip-path .8s var(--ease-out)}
.mmenu{visibility:hidden;transition:clip-path .8s var(--ease-out),visibility 0s .8s}
.menu-open .mmenu{clip-path:inset(0);visibility:visible;transition:clip-path .8s var(--ease-out)}
.mmenu a.big{font-family:var(--display);font-size:clamp(52px,14vw,88px);line-height:1;display:block;padding:4px 0}
.mmenu .meta{margin-top:auto;color:var(--on-ink);font-size:14px;display:grid;gap:4px}
.menu-open .nav{color:#fff;background:transparent;border-color:transparent}
@media (max-width:1080px){.nav-links,.nav-cta .phone{display:none}.burger{display:block}}
@media (max-width:520px){.nav-cta .btn{display:none}}

/* =========================================================
   PAGES / ROUTER
   ========================================================= */
.page{display:block;animation:pageIn .9s var(--ease-out) backwards}
@keyframes pageIn{from{opacity:0;transform:translateY(14px)}to{opacity:1;transform:none}}
.page-head{padding:calc(var(--nav-h) + clamp(56px,9vw,120px)) 0 clamp(48px,6vw,80px);border-bottom:1px solid var(--line)}
.page-head .eyebrow{color:var(--muted);margin-bottom:22px}
.page-head .row{display:grid;grid-template-columns:1.3fr 1fr;gap:48px;align-items:end}
@media (max-width:860px){.page-head .row{grid-template-columns:1fr;gap:24px}}
section.block{padding:clamp(80px,11vw,160px) 0}

/* =========================================================
   HOME
   ========================================================= */
.hero{position:relative;min-height:100svh;display:flex;align-items:flex-end;color:#fff;background:var(--ink);overflow:hidden}
.hero-media{position:absolute;inset:0}
.hero-media img{width:100%;height:100%;object-fit:cover;animation:kb 3.2s var(--ease-out) backwards}
.hero-media::after{content:"";position:absolute;inset:0;background:rgba(0,0,0,.38)}
@keyframes kb{from{transform:scale(1.12)}to{transform:scale(1)}}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.55) 0%,rgba(0,0,0,0) 28%,rgba(0,0,0,0) 45%,rgba(0,0,0,.85) 100%)}
.hero .wrap{position:relative;z-index:2;width:100%;padding-bottom:clamp(36px,6vw,72px)}
.hero .eyebrow{color:var(--on-ink);margin-bottom:26px}
.hero h1{font-size:clamp(76px,14.5vw,236px)}
.hero-foot{display:grid;grid-template-columns:1fr auto;gap:40px;align-items:end;margin-top:clamp(28px,4vw,48px)}
.hero-foot p{margin:0;max-width:44ch;color:var(--on-ink);font-size:17px}
.scroll-cue{display:flex;align-items:center;gap:14px;font-size:11px;letter-spacing:.3em;color:var(--on-ink)}
.scroll-cue i{width:1px;height:56px;background:rgba(255,255,255,.3);position:relative;overflow:hidden}
.scroll-cue i::after{content:"";position:absolute;left:0;top:0;width:1px;height:40%;background:#fff;animation:cue 2.2s var(--ease) infinite}
@keyframes cue{from{transform:translateY(-100%)}to{transform:translateY(250%)}}

/* Hero search */
.hsearch{margin-top:clamp(28px,4vw,44px);display:grid;grid-template-columns:auto 1fr auto;background:#fff;color:var(--ink);max-width:880px;align-items:stretch}
.hsearch .seg{display:flex;border-right:1px solid var(--line)}
.hsearch .seg button{padding:0 22px;font-size:12px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);transition:color .3s}
.hsearch .seg button[aria-pressed=true]{color:var(--ink);box-shadow:inset 0 -2px 0 var(--ink)}
.hsearch input{border:0;padding:0 22px;min-height:68px;font-size:17px;outline:none;background:transparent;min-width:0}
.hsearch input::placeholder{color:var(--muted)}
.hsearch .btn{min-height:68px}
@media (max-width:700px){.hsearch{grid-template-columns:1fr}.hsearch .seg{border-right:0;border-bottom:1px solid var(--line)}.hsearch .seg button{flex:1;min-height:52px}.hero-foot{grid-template-columns:1fr}.scroll-cue{display:none}}

/* Marquee */
.marquee{border-bottom:1px solid var(--line);overflow:hidden;white-space:nowrap;padding:22px 0}
.marquee .track{display:inline-flex;gap:56px;animation:mq 60s linear infinite;padding-left:56px;will-change:transform}
.marquee span{font-family:var(--display);font-size:30px;letter-spacing:.04em;color:var(--ink);display:inline-flex;align-items:center;gap:56px}
.marquee span::after{content:"";width:6px;height:6px;background:var(--ink);border-radius:50%}
@keyframes mq{to{transform:translateX(-50%)}}
.marquee:hover .track,.marquee.off .track{animation-play-state:paused}
.hero.off .scroll-cue i::after{animation-play-state:paused}

/* Intro statement */
.statement{display:grid;grid-template-columns:1fr 2fr;gap:48px}
.statement .eyebrow{color:var(--muted)}
.statement p.big{font-size:clamp(26px,3vw,44px);line-height:1.22;font-weight:300;margin:0;letter-spacing:-.01em}
.statement p.big em{font-style:normal;font-weight:600}
@media (max-width:860px){.statement{grid-template-columns:1fr;gap:24px}}

/* Section head */
.shead{display:flex;justify-content:space-between;align-items:end;gap:32px;margin-bottom:clamp(36px,5vw,64px);flex-wrap:wrap}
.shead .eyebrow{color:var(--muted);margin-bottom:18px}
.on-ink .shead .eyebrow{color:var(--on-ink-muted)}

/* Featured grid */
.feat-grid{display:grid;grid-template-columns:1.35fr 1fr;grid-template-rows:auto auto;gap:clamp(16px,2vw,28px)}
.feat-grid .card:first-child{grid-row:span 2}
.feat-grid .card:first-child .ph{aspect-ratio:auto;height:100%;min-height:520px}
@media (max-width:860px){.feat-grid{grid-template-columns:1fr}.feat-grid .card:first-child{grid-row:auto}.feat-grid .card:first-child .ph{min-height:0;aspect-ratio:4/3}}

/* Property card (shared) */
.card{display:flex;flex-direction:column;position:relative;cursor:pointer;text-align:left;width:100%}
.card .ph{position:relative;overflow:hidden;aspect-ratio:4/3;background:#EAEAEA}
.card .ph img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease-out),opacity .6s}
.card:hover .ph img{transform:scale(1.045)}
.card .ph .tags{position:absolute;left:14px;top:14px;display:flex;gap:6px;z-index:2}
.tag{font-size:10.5px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;padding:7px 10px;background:#fff;color:var(--ink);line-height:1}
.tag.dark{background:var(--ink);color:#fff}
.tag.line{background:rgba(255,255,255,.88);color:var(--sub);backdrop-filter:blur(6px)}
.card .save{position:absolute;right:10px;top:10px;z-index:3;width:44px;height:44px;display:grid;place-items:center;color:#fff;transition:transform .3s var(--ease)}
.card .save svg{width:22px;height:22px;filter:drop-shadow(0 1px 3px rgba(0,0,0,.45))}
.card .save[aria-pressed=true] svg path{fill:#fff}
.card .save:hover{transform:scale(1.1)}
.card .ph .dots{position:absolute;left:0;right:0;bottom:12px;display:flex;justify-content:center;gap:5px;z-index:2;opacity:0;transition:opacity .4s}
.card:hover .ph .dots{opacity:1}
.card .ph .dots i{width:5px;height:5px;border-radius:50%;background:rgba(255,255,255,.55)}
.card .ph .dots i.on{background:#fff}
.card .ph .nav-ph{position:absolute;top:50%;transform:translateY(-50%);z-index:3;width:36px;height:36px;background:rgba(255,255,255,.92);color:var(--ink);display:grid;place-items:center;opacity:0;transition:opacity .3s}
.card:hover .ph .nav-ph{opacity:1}
.card .ph .nav-ph.prev{left:10px}.card .ph .nav-ph.next{right:10px}
.card .body{padding:18px 2px 6px;display:grid;gap:6px}
.card .price{font-family:var(--display);font-size:30px;line-height:1;letter-spacing:.02em}
.card .addr{font-size:15px;color:var(--sub)}
.card .addr b{color:var(--ink);font-weight:600}
.card .specs{display:flex;flex-wrap:wrap;gap:4px 16px;font-size:13.5px;color:var(--muted);margin-top:4px}
.card .specs span{display:inline-flex;align-items:center;gap:6px}
.card .specs svg{width:16px;height:16px;stroke:var(--ink)}
.card.hot .ph{outline:2px solid var(--ink);outline-offset:4px}
.card .by{font-size:12px;color:var(--muted);letter-spacing:.04em;margin-top:2px}
.ph img.broken{opacity:0}

/* Values */
.values{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid rgba(255,255,255,.25)}
.values .v{padding:40px 36px 8px 0;border-right:1px solid rgba(255,255,255,.18);margin-right:36px}
.values .v:last-child{border-right:0;margin-right:0}
.values .n{font-family:var(--display);font-size:64px;line-height:1;color:#fff}
.values h3{font-size:22px;font-weight:600;margin:28px 0 10px}
.values p{margin:0;color:var(--on-ink);max-width:34ch}
@media (max-width:860px){.values{grid-template-columns:1fr}.values .v{border-right:0;margin-right:0;border-bottom:1px solid rgba(255,255,255,.18);padding-bottom:36px}}

/* Services preview */
.svc-list{border-top:1px solid var(--ink)}
.svc-row{display:grid;grid-template-columns:90px 1.2fr 1.4fr 56px;gap:24px;align-items:center;padding:34px 0;border-bottom:1px solid var(--line);position:relative}
.svc-row>*{transition:transform .6s var(--ease)}
.svc-row:hover>*{transform:translateX(20px)}
.svc-row:hover>.arrow{transform:translateX(-20px) rotate(-45deg)}
.svc-row::before{content:"";position:absolute;inset:0;background:var(--mist);transform:scaleY(0);transform-origin:bottom;transition:transform .6s var(--ease);z-index:-1}
.svc-row:hover::before{transform:scaleY(1)}
.svc-row .n{font-family:var(--display);font-size:26px;color:var(--muted)}
.svc-row h3{font-family:var(--display);font-weight:400;font-size:clamp(34px,3.6vw,52px);line-height:1;margin:0}
.svc-row p{margin:0;color:var(--sub)}
.svc-row .arrow{width:52px;height:52px;border:1px solid var(--ink);border-radius:50%;display:grid;place-items:center;transition:background .4s,color .4s,transform .6s var(--ease)}
.svc-row:hover .arrow{background:var(--ink);color:#fff}
.svc-wrap{position:relative;isolation:isolate}
@media (max-width:860px){.svc-row{grid-template-columns:1fr auto;gap:10px}.svc-row .n{grid-column:1/-1}.svc-row p{grid-column:1/-1}.svc-row .arrow{grid-row:2;grid-column:2}}

/* Areas */
.areas{display:grid;grid-template-columns:1fr 1.4fr;gap:clamp(32px,6vw,96px);align-items:start}
.area-list{border-top:1px solid var(--ink)}
.area-list a{display:flex;justify-content:space-between;align-items:baseline;padding:20px 0;border-bottom:1px solid var(--line)}
.area-list a b{transition:transform .5s var(--ease)}
.area-list a:hover b{transform:translateX(12px)}
.area-list a b{font-family:var(--display);font-weight:400;font-size:clamp(30px,3vw,42px);line-height:1}
.area-list a span{font-size:13px;color:var(--muted);letter-spacing:.08em}
@media (max-width:860px){.areas{grid-template-columns:1fr}}

/* CTA band */
.cta-band{position:relative;overflow:hidden}
.cta-band .inner{display:grid;grid-template-columns:1.4fr 1fr;gap:48px;align-items:end}
.cta-band .phone-xl{font-family:var(--display);font-size:clamp(56px,8vw,128px);line-height:.9;letter-spacing:.03em;display:inline-block}
.cta-band .ghostword{position:absolute;right:-2vw;bottom:-4vw;font-family:var(--display);font-size:32vw;line-height:.8;color:rgba(255,255,255,.04);pointer-events:none;white-space:nowrap}
@media (max-width:860px){.cta-band .inner{grid-template-columns:1fr}}

/* Footer */
footer{background:var(--ink);color:#fff;padding:clamp(64px,8vw,110px) 0 32px;border-top:1px solid rgba(255,255,255,.12)}
.foot-grid{display:grid;grid-template-columns:1.6fr 1fr 1fr 1fr;gap:40px}
footer h4{font-size:12px;letter-spacing:.3em;font-weight:500;color:var(--on-ink-muted);margin:0 0 20px;text-transform:uppercase}
footer ul{list-style:none;margin:0;padding:0;display:grid;gap:10px;color:var(--on-ink)}
footer .foot-logo svg{display:block;width:min(240px,70%);height:auto;color:#fff}
footer .fine{margin-top:72px;padding-top:24px;border-top:1px solid rgba(255,255,255,.14);display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;font-size:12.5px;color:var(--on-ink-muted)}
@media (max-width:860px){.foot-grid{grid-template-columns:1fr 1fr}.foot-grid>div:first-child{grid-column:1/-1}}

/* =========================================================
   PROPERTIES (CMS + MAP)
   ========================================================= */
#page-properties{padding-top:var(--nav-h)}
.fbar{position:sticky;top:var(--nav-h);z-index:500;background:#fff;border-bottom:1px solid var(--line);transition:top .5s var(--ease)}
.nav.hide ~ main .fbar{top:0}
.fbar .wrap{display:flex;gap:10px;align-items:center;padding-top:14px;padding-bottom:14px;flex-wrap:wrap;max-width:none}
.sbox{position:relative;flex:1 1 280px;min-width:220px}
.sbox input{width:100%;min-height:48px;border:1px solid var(--line-2);padding:0 44px 0 46px;font-size:15px;outline:none;background:#fff;transition:border-color .3s}
.sbox input:focus{border-color:var(--ink)}
.sbox .ic{position:absolute;left:16px;top:50%;transform:translateY(-50%);width:18px;height:18px;pointer-events:none}
.sbox .clr{position:absolute;right:4px;top:50%;transform:translateY(-50%);width:40px;height:40px;display:none;place-items:center;color:var(--muted)}
.sbox.has .clr{display:grid}
.suggest{position:absolute;left:0;right:0;top:calc(100% + 6px);background:#fff;border:1px solid var(--ink);z-index:20;display:none;max-height:340px;overflow:auto;box-shadow:0 24px 48px rgba(0,0,0,.12)}
.suggest.open{display:block;animation:pop .25s var(--ease-out)}
@keyframes pop{from{opacity:0;transform:translateY(-6px)}}
.suggest button{display:flex;justify-content:space-between;width:100%;padding:13px 16px;text-align:left;font-size:14.5px;border-bottom:1px solid var(--line)}
.suggest button:last-child{border-bottom:0}
.suggest button:hover,.suggest button.kb{background:var(--mist)}
.suggest button small{color:var(--muted);font-size:12px;letter-spacing:.06em}
.suggest .grp{padding:10px 16px 6px;font-size:10.5px;letter-spacing:.28em;color:var(--muted);text-transform:uppercase}
.segm{display:inline-flex;border:1px solid var(--line-2);min-height:48px;padding:3px;gap:2px;background:#fff}
.segm button{padding:0 16px;font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);position:relative;z-index:1;transition:color .35s}
.segm button[aria-pressed=true]{color:#fff}
.segm{position:relative}
.segm .pill{position:absolute;top:3px;bottom:3px;background:var(--ink);transition:left .45s var(--ease),width .45s var(--ease);z-index:0}
.fbtn{min-height:48px;padding:0 16px;border:1px solid var(--line-2);display:inline-flex;align-items:center;gap:10px;font-size:13.5px;font-weight:500;background:#fff;transition:border-color .3s;white-space:nowrap}
.fbtn:hover{border-color:var(--ink)}
.fbtn.on{border-color:var(--ink);box-shadow:inset 0 0 0 1px var(--ink)}
.fbtn .badge{min-width:20px;height:20px;border-radius:10px;background:var(--ink);color:#fff;font-size:11px;display:inline-grid;place-items:center;padding:0 6px}
.fbtn svg{width:16px;height:16px}
.popwrap{position:relative}
.popover{position:absolute;top:calc(100% + 8px);left:0;background:#fff;border:1px solid var(--ink);padding:22px;z-index:30;min-width:320px;display:none;box-shadow:0 24px 48px rgba(0,0,0,.12)}
.popover.open{display:block;animation:pop .25s var(--ease-out)}
.popover h5{margin:0 0 12px;font-size:11px;letter-spacing:.28em;font-weight:500;color:var(--muted);text-transform:uppercase}
.pop-actions{display:flex;justify-content:space-between;margin-top:18px;padding-top:14px;border-top:1px solid var(--line)}
.pop-actions button{font-size:13px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;min-height:40px}
.pop-actions .done{background:var(--ink);color:#fff;padding:0 18px}
.qchips{display:flex;gap:6px;overflow-x:auto;scrollbar-width:none}
.qchips::-webkit-scrollbar{display:none}
@media (max-width:1180px){.hide-md{display:none!important}}

.chips{display:flex;flex-wrap:wrap;gap:8px}
.chip{min-height:40px;padding:0 15px;border:1px solid var(--line-2);font-size:13.5px;display:inline-flex;align-items:center;gap:8px;transition:all .3s var(--ease);background:#fff;white-space:nowrap}
.chip:hover{border-color:var(--ink)}
.chip[aria-pressed=true]{background:var(--ink);border-color:var(--ink);color:#fff}
.stepper{display:flex;border:1px solid var(--line-2)}
.stepper button{flex:1;min-height:44px;font-size:13.5px;border-right:1px solid var(--line-2);transition:background .3s,color .3s}
.stepper button:last-child{border-right:0}
.stepper button[aria-pressed=true]{background:var(--ink);color:#fff}
.range2{display:grid;grid-template-columns:1fr auto 1fr;gap:10px;align-items:center}
.range2 span{color:var(--muted);font-size:13px}
.sel{position:relative}
.sel select{appearance:none;-webkit-appearance:none;width:100%;min-height:46px;border:1px solid var(--line-2);padding:0 36px 0 14px;font-size:14px;background:#fff;outline:none;cursor:pointer}
.sel select:focus{border-color:var(--ink)}
.sel::after{content:"";position:absolute;right:15px;top:50%;width:7px;height:7px;border-right:1.5px solid var(--ink);border-bottom:1.5px solid var(--ink);transform:translateY(-70%) rotate(45deg);pointer-events:none}

.active-chips{display:flex;gap:8px;flex-wrap:wrap;padding:0 var(--gutter) 12px}
.active-chips:empty{display:none}
.achip{font-size:12.5px;padding:7px 8px 7px 12px;background:var(--mist);display:inline-flex;gap:8px;align-items:center}
.achip button{width:20px;height:20px;display:grid;place-items:center;border-radius:50%}
.achip button:hover{background:var(--ink);color:#fff}
.achip.clear{background:transparent;text-decoration:underline;text-underline-offset:3px;cursor:pointer}

.results{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);min-height:calc(100vh - var(--nav-h) - 77px)}
.rlist{padding:28px var(--gutter) 80px}
.rhead{display:flex;justify-content:space-between;align-items:center;gap:16px;margin-bottom:24px;flex-wrap:wrap}
.rhead .count{font-family:var(--display);font-size:40px;line-height:1}
.rhead .count small{font-family:var(--body);font-size:14px;color:var(--muted);margin-left:10px;letter-spacing:.02em}
.rhead .right{display:flex;gap:10px;align-items:center}
.rhead .sel select{min-height:42px;font-size:13.5px}
.grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:36px 24px}
.grid .card{animation:cardIn .7s var(--ease-out) backwards}
@keyframes cardIn{from{opacity:0;transform:translateY(16px)}}
.empty{padding:80px 0;text-align:center;display:none}
.empty.show{display:block}
.empty p{color:var(--muted);margin:10px auto 26px;max-width:40ch}
.rmap{position:sticky;top:calc(var(--nav-h) + 77px);height:calc(100vh - var(--nav-h) - 77px);border-left:1px solid var(--line);transition:top .5s var(--ease),height .5s var(--ease)}
.nav.hide ~ main .rmap{top:77px;height:calc(100vh - 77px)}
#map{position:absolute;inset:0;background:#EDEDED}
.map-ui{position:absolute;z-index:450;left:16px;right:16px;top:16px;display:flex;justify-content:space-between;gap:10px;pointer-events:none}
.map-ui>*{pointer-events:auto}
.mtoggle{background:#fff;min-height:44px;padding:0 16px;display:inline-flex;align-items:center;gap:10px;font-size:13px;font-weight:500;box-shadow:0 6px 24px rgba(0,0,0,.14)}
.mtoggle .sw{width:34px;height:20px;border-radius:10px;background:var(--line-2);position:relative;transition:background .3s}
.mtoggle .sw::after{content:"";position:absolute;left:3px;top:3px;width:14px;height:14px;border-radius:50%;background:#fff;transition:transform .35s var(--ease)}
.mtoggle[aria-pressed=true] .sw{background:var(--ink)}
.mtoggle[aria-pressed=true] .sw::after{transform:translateX(14px)}
.redo{position:absolute;z-index:450;left:50%;top:76px;transform:translate(-50%,-20px);opacity:0;pointer-events:none;background:var(--ink);color:#fff;min-height:44px;padding:0 20px;font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;transition:all .45s var(--ease);box-shadow:0 10px 30px rgba(0,0,0,.25)}
.redo.show{opacity:1;transform:translate(-50%,0);pointer-events:auto}
.region-bar{position:absolute;z-index:450;left:16px;right:16px;bottom:16px;display:flex;gap:6px;overflow-x:auto;scrollbar-width:none;padding:2px}
.region-bar::-webkit-scrollbar{display:none}
.region-bar button{background:#fff;min-height:38px;padding:0 14px;font-size:12.5px;font-weight:500;white-space:nowrap;box-shadow:0 4px 16px rgba(0,0,0,.12);transition:background .3s,color .3s}
.region-bar button[aria-pressed=true]{background:var(--ink);color:#fff}
.legend{background:#fff;padding:8px 14px;font-size:12px;display:flex;gap:14px;align-items:center;box-shadow:0 6px 24px rgba(0,0,0,.14);min-height:44px}
.legend i{display:inline-block;width:10px;height:10px;margin-right:6px;vertical-align:-1px}
.legend .k1{background:var(--ink)}.legend .k2{background:#fff;border:1.5px solid var(--ink)}

/* Leaflet theme */
.leaflet-container{font-family:var(--body)}

.leaflet-control-zoom{border:0!important;box-shadow:0 6px 24px rgba(0,0,0,.14)!important;margin-top:76px!important}
.leaflet-control-zoom a{width:40px!important;height:40px!important;line-height:40px!important;color:var(--ink)!important;border-radius:0!important;border-bottom:1px solid var(--line)!important}
.leaflet-control-attribution{font-size:10px!important;background:rgba(255,255,255,.8)!important}
.pin{transform:translate(-50%,-100%);display:inline-block;white-space:nowrap}
.pin b{display:block;font-family:var(--display);font-weight:400;font-size:17px;letter-spacing:.04em;line-height:1;padding:7px 10px 6px;background:var(--ink);color:#fff;box-shadow:0 6px 16px rgba(0,0,0,.25);position:relative;transition:transform .3s var(--ease),background .3s,color .3s}
.pin b::after{content:"";position:absolute;left:50%;bottom:-5px;width:10px;height:10px;background:inherit;transform:translateX(-50%) rotate(45deg);z-index:-1}
.pin.mk b{background:#fff;color:var(--ink);outline:1.5px solid var(--ink);outline-offset:-1.5px}
.pin.sold b{opacity:.82}
.pin.hot b{transform:scale(1.18) translateY(-3px);background:var(--ink);color:#fff}
.leaflet-marker-icon.hotz{z-index:9999!important}
.leaflet-popup-content-wrapper{border-radius:0;padding:0;box-shadow:0 18px 40px rgba(0,0,0,.25)}
.leaflet-popup-content{margin:0;width:260px!important}
.leaflet-popup-tip{box-shadow:none}
.mpop{cursor:pointer}
.mpop img{width:100%;height:150px;object-fit:cover;background:#EAEAEA}
.mpop .t{padding:12px 14px 14px}
.mpop .p{font-family:var(--display);font-size:24px;line-height:1}
.mpop .a{font-size:13px;color:var(--sub);margin-top:4px}
.mpop .s{font-size:12px;color:var(--muted);margin-top:4px}
.leaflet-container a.leaflet-popup-close-button{color:#fff;text-shadow:0 1px 4px rgba(0,0,0,.6);width:32px;height:32px;font-size:22px}

.mswitch{display:none;position:fixed;left:50%;bottom:20px;transform:translateX(-50%);z-index:600;background:var(--ink);color:#fff;min-height:50px;padding:0 24px;font-size:12px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;box-shadow:0 12px 30px rgba(0,0,0,.3);align-items:center;gap:10px}
@media (max-width:1080px){
  .results{grid-template-columns:1fr}
  .rmap{position:fixed;inset:calc(var(--nav-h) + 77px) 0 0 0;height:auto;z-index:400;border-left:0;transform:translateY(102%);transition:transform .6s var(--ease-out)}
  .show-map .rmap{transform:none}
  .mswitch{display:inline-flex}
}
@media (max-width:640px){.grid{grid-template-columns:1fr}.fbar .segm button{padding:0 11px}}

/* Drawer (all filters) */
.scrim{position:fixed;inset:0;background:rgba(0,0,0,.4);z-index:950;opacity:0;pointer-events:none;transition:opacity .5s var(--ease)}
.scrim.open{opacity:1;pointer-events:auto}
.drawer{position:fixed;top:0;right:0;bottom:0;width:min(520px,100%);background:#fff;z-index:960;transform:translateX(100%);transition:transform .7s var(--ease-out);display:flex;flex-direction:column}
.drawer{visibility:hidden;transition:transform .7s var(--ease-out),visibility 0s .7s}
.drawer.open{transform:none;visibility:visible;transition:transform .7s var(--ease-out)}
.drawer header{display:flex;justify-content:space-between;align-items:center;padding:22px 28px;border-bottom:1px solid var(--line)}
.drawer header h3{font-family:var(--display);font-weight:400;font-size:36px;margin:0;line-height:1}
.xbtn{width:44px;height:44px;display:grid;place-items:center;border:1px solid var(--line-2);transition:background .3s,color .3s}
.xbtn:hover{background:var(--ink);color:#fff}
.drawer .scroll{overflow:auto;padding:8px 28px 28px;flex:1}
.fgroup{padding:24px 0;border-bottom:1px solid var(--line)}
.fgroup:last-child{border-bottom:0}
.fgroup h5{margin:0 0 14px;font-size:11px;letter-spacing:.28em;font-weight:500;color:var(--muted);text-transform:uppercase;display:flex;justify-content:space-between}
.fgroup .sub{display:grid;gap:14px}
.fgroup label.l{font-size:13px;color:var(--sub);display:block;margin-bottom:8px}
.drawer footer{display:flex;gap:12px;padding:18px 28px;border-top:1px solid var(--line);background:#fff}
.drawer footer .btn{flex:1}

/* Property detail overlay */
.dtop{position:relative;margin-top:var(--nav-h);z-index:5;display:flex;justify-content:space-between;align-items:center;padding:14px var(--gutter);background:rgba(255,255,255,.94);backdrop-filter:blur(12px);border-bottom:1px solid var(--line)}
.dtop .l{display:flex;align-items:center;gap:16px}
.dtop .back{display:inline-flex;align-items:center;gap:10px;font-size:12px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;min-height:44px}
.dtop .r{display:flex;gap:8px}
.gallery{display:grid;grid-template-columns:2fr 1fr;grid-template-rows:1fr 1fr;gap:8px;height:min(72vh,720px);padding:8px var(--gutter) 0}
.gallery button{position:relative;overflow:hidden;background:#EAEAEA}
.gallery button:first-child{grid-row:span 2}
.gallery img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease-out)}
.gallery button:hover img{transform:scale(1.04)}
.gallery .all{position:absolute;right:14px;bottom:14px;background:#fff;padding:10px 14px;font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase}
@media (max-width:760px){.gallery{grid-template-columns:1fr;grid-template-rows:auto;height:auto}.gallery button{aspect-ratio:4/3}.gallery button:not(:first-child){display:none}.gallery button:first-child{grid-row:auto}}
.dbody{display:grid;grid-template-columns:minmax(0,1.6fr) minmax(320px,1fr);gap:clamp(32px,6vw,96px);padding:48px var(--gutter) 120px;max-width:var(--max);margin:0 auto}
@media (max-width:960px){.dbody{grid-template-columns:1fr}}
.dbody .kicker{display:flex;gap:8px;flex-wrap:wrap;margin-bottom:18px}
.dbody .dprice{font-family:var(--display);font-size:clamp(48px,6vw,84px);line-height:.9;margin:0}
.dbody .daddr{font-size:20px;margin:12px 0 0;color:var(--sub)}
.dspecs{display:grid;grid-template-columns:repeat(5,1fr);border-top:1px solid var(--ink);border-bottom:1px solid var(--line);margin:36px 0}
.dspecs div{padding:20px 0;border-right:1px solid var(--line);padding-left:16px}
.dspecs div:first-child{padding-left:0}
.dspecs div:last-child{border-right:0}
.dspecs b{display:block;font-family:var(--display);font-weight:400;font-size:38px;line-height:1}
.dspecs span{font-size:11px;letter-spacing:.22em;color:var(--muted);text-transform:uppercase}
@media (max-width:640px){.dspecs{grid-template-columns:repeat(3,1fr)}.dspecs div:nth-child(3){border-right:0}.dspecs div:nth-child(4){padding-left:0}}
.dsec{padding:32px 0;border-bottom:1px solid var(--line)}
.dsec h4{margin:0 0 16px;font-size:12px;letter-spacing:.3em;font-weight:500;color:var(--muted);text-transform:uppercase}
.dsec p{margin:0 0 12px;color:var(--sub);font-size:17px}
.flist{display:grid;grid-template-columns:repeat(2,1fr);gap:10px 24px;list-style:none;padding:0;margin:0}
.flist li{display:flex;gap:10px;align-items:center;font-size:15px}
.flist li::before{content:"";width:14px;height:1px;background:var(--ink)}
#dmap{height:320px;background:#EDEDED}
.calc{display:grid;gap:16px}
.calc .row{display:grid;grid-template-columns:1fr 1fr 1fr;gap:12px}
.calc label{font-size:12px;color:var(--muted);letter-spacing:.06em;display:grid;gap:6px}
.calc input{min-height:46px;border:1px solid var(--line-2);padding:0 12px;font-size:15px;outline:none;width:100%}
.calc input:focus{border-color:var(--ink)}
.calc .out{display:flex;justify-content:space-between;align-items:baseline;padding:18px 20px;background:var(--mist)}
.calc .out b{font-family:var(--display);font-weight:400;font-size:40px;line-height:1}
.calc .note{font-size:12px;color:var(--muted)}
@media (max-width:560px){.calc .row{grid-template-columns:1fr}}
.aside{position:sticky;top:96px;align-self:start;display:grid;gap:16px}
.agent{border:1px solid var(--ink);padding:28px}
.agent .who{display:flex;gap:16px;align-items:center;margin-bottom:22px}
.agent .av{width:60px;height:60px;border-radius:50%;background:var(--ink);color:#fff;display:grid;place-items:center;font-family:var(--display);font-size:24px;letter-spacing:.04em}
.agent .who b{display:block;font-size:17px}
.agent .who span{font-size:13px;color:var(--muted)}
.agent .bigphone{font-family:var(--display);font-size:42px;line-height:1;display:block;margin-bottom:18px}
.agent .btn{width:100%}
.agent .ext{margin-top:12px;font-size:12.5px;color:var(--muted);line-height:1.5}
.inspect{background:var(--ink);color:#fff;padding:22px 28px}
.inspect .eyebrow{color:var(--on-ink-muted);font-size:11px}
.inspect b{display:block;font-family:var(--display);font-weight:400;font-size:30px;margin-top:6px;line-height:1}

/* Lightbox */

/* Forms */
.form{display:grid;gap:18px}
.form .two{display:grid;grid-template-columns:1fr 1fr;gap:18px}
@media (max-width:640px){.form .two{grid-template-columns:1fr}}
.field{position:relative}
.field input,.field textarea,.field select{width:100%;border:0;border-bottom:1px solid var(--line-2);padding:26px 0 10px;font-size:17px;background:transparent;outline:none;border-radius:0;transition:border-color .3s;appearance:none;-webkit-appearance:none}
.field textarea{min-height:120px;resize:vertical}
.field label{position:absolute;left:0;top:26px;font-size:17px;color:var(--muted);pointer-events:none;transition:all .35s var(--ease)}
.field input:focus,.field textarea:focus,.field select:focus{border-color:var(--ink)}
.field input:focus+label,.field input:not(:placeholder-shown)+label,.field textarea:focus+label,.field textarea:not(:placeholder-shown)+label,.field select+label{top:2px;font-size:11px;letter-spacing:.24em;text-transform:uppercase}
.on-ink .field input,.on-ink .field textarea,.on-ink .field select{border-color:rgba(255,255,255,.3);color:#fff}
.on-ink .field select option{color:#000}
.on-ink .field label{color:var(--on-ink-muted)}
.on-ink .field input:focus,.on-ink .field textarea:focus{border-color:#fff}
.form .ok{display:none;padding:28px;border:1px solid currentColor}
.form.sent .ok{display:block;animation:pageIn .6s var(--ease-out)}
.form.sent .fields{display:none}
.fields{display:grid;gap:18px}

/* Generic two-col content */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,96px);align-items:start}
@media (max-width:860px){.split{grid-template-columns:1fr}}
.imgblock{position:relative;overflow:hidden;background:#EAEAEA;aspect-ratio:4/5}
.imgblock img{width:100%;height:100%;object-fit:cover}
.imgblock.par img{height:118%;will-change:transform}
.svc-detail{display:grid;grid-template-columns:120px 1fr 1fr;gap:40px;padding:56px 0;border-top:1px solid var(--line)}
.svc-detail:first-child{border-top:1px solid var(--ink)}
.svc-detail .n{font-family:var(--display);font-size:56px;line-height:1;color:var(--muted)}
.svc-detail h3{font-family:var(--display);font-weight:400;font-size:clamp(40px,4.4vw,64px);line-height:.95;margin:0 0 16px}
.svc-detail ul{list-style:none;padding:0;margin:0;display:grid;gap:12px}
.svc-detail li{display:flex;gap:14px;padding-bottom:12px;border-bottom:1px solid var(--line);font-size:15.5px}
.svc-detail li::before{content:"—";color:var(--muted)}
@media (max-width:860px){.svc-detail{grid-template-columns:1fr;gap:16px}}
.process{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid rgba(255,255,255,.25)}
.process .st{padding:32px 28px 0 0}
.process .st b{font-family:var(--display);font-weight:400;font-size:20px;color:var(--on-ink-muted);letter-spacing:.1em}
.process .st h4{font-size:20px;font-weight:600;margin:16px 0 8px}
.process .st p{margin:0;color:var(--on-ink);font-size:15px}
@media (max-width:860px){.process{grid-template-columns:1fr 1fr;gap:32px 0}}
.contact-grid{display:grid;grid-template-columns:1fr 1.3fr;gap:clamp(40px,7vw,120px)}
@media (max-width:860px){.contact-grid{grid-template-columns:1fr}}
.cinfo{display:grid;gap:36px}
.cinfo .eyebrow{color:var(--muted);margin-bottom:10px}
.cinfo .v{font-size:20px}
.cinfo .v.big{font-family:var(--display);font-size:56px;line-height:1}
#cmap{height:360px;background:#EDEDED;margin-top:clamp(60px,8vw,100px)}
.demo-flag{display:inline-flex;align-items:center;gap:8px;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.demo-flag::before{content:"";width:6px;height:6px;border-radius:50%;background:var(--muted)}
.toast{position:fixed;left:50%;bottom:28px;transform:translate(-50%,30px);background:var(--ink);color:#fff;padding:14px 22px;font-size:13.5px;z-index:999;opacity:0;pointer-events:none;transition:all .5s var(--ease)}
.toast.show{opacity:1;transform:translate(-50%,0)}

/* ---------- listings v2: tiles, clusters, paging, detail ---------- */
.tile{position:absolute;inset:0;display:flex;flex-direction:column;justify-content:space-between;padding:18px 20px;background:var(--mist);color:var(--ink);overflow:hidden}
.tile.dark{background:#0E0E0E;color:#fff}
.tile .art{position:absolute;right:-6%;bottom:-4%;width:78%;opacity:.16;transition:transform 1.2s var(--ease-out)}
.card:hover .tile .art{transform:translateY(-4px) scale(1.03)}
.tile .tl{font-size:11px;letter-spacing:.28em;text-transform:uppercase;font-weight:600;margin-left:auto;position:relative}
.tile .tb{position:relative}
.tile .te{font-family:var(--display);font-size:clamp(30px,3vw,44px);line-height:.92;letter-spacing:.02em;max-width:85%}
.tile .ts{font-size:12px;letter-spacing:.2em;text-transform:uppercase;margin-top:8px;opacity:.75}
.tile.big{padding:clamp(24px,4vw,56px)}
.tile.big .te{font-size:clamp(56px,9vw,140px)}
.tile.big .ts{font-size:13px}
.tile.big .art{width:min(46%,560px);right:4%;bottom:-2%;opacity:.14}
.card .tags{flex-wrap:wrap;max-width:calc(100% - 60px)}
.card .save{color:var(--ink)}
.card .save svg{filter:none}
.card .save[aria-pressed=true] svg path{fill:var(--ink)}
.card .ph:has(.tile.dark) .save,.card .ph:has(img) .save{color:#fff}
.card .ph:has(.tile.dark) .save[aria-pressed=true] svg path,.card .ph:has(img) .save[aria-pressed=true] svg path{fill:#fff}
.card .ph:has(img) .save svg{filter:drop-shadow(0 1px 3px rgba(0,0,0,.45))}
.card .by{min-height:1em}
.more{display:flex;justify-content:center;margin-top:44px}
.clu{transform:translate(-50%,-50%);width:44px;height:44px;border-radius:50%;background:var(--ink);color:#fff;display:grid;place-items:center;box-shadow:0 0 0 6px rgba(0,0,0,.12),0 8px 18px rgba(0,0,0,.25);font-family:var(--display);font-size:19px;letter-spacing:.04em;transition:transform .3s var(--ease)}
.clu.lg{width:52px;height:52px;font-size:21px}
.clu.xl{width:62px;height:62px;font-size:24px;box-shadow:0 0 0 8px rgba(0,0,0,.12),0 8px 18px rgba(0,0,0,.25)}
.clu:hover{transform:translate(-50%,-50%) scale(1.08)}
.pin.hold b{background:#fff;color:var(--ink);outline:1.5px solid var(--ink);outline-offset:-1.5px}
.pin.sold b{background:#6b6b6b}
.mpop .mph{position:relative;height:120px;overflow:hidden}
.mpop .mph img{width:100%;height:100%;object-fit:cover}
.mpop .mph .tile{padding:12px 14px}.mpop .mph .te{font-size:28px}
.mpop .go{font-size:11px;letter-spacing:.2em;text-transform:uppercase;font-weight:600;margin-top:10px}
.dhero{position:relative;height:min(52vh,560px);margin:8px var(--gutter) 0;overflow:hidden;background:var(--mist)}
.dhero>img{width:100%;height:100%;object-fit:cover}
.dhero .dnote{position:absolute;left:clamp(24px,4vw,56px);top:clamp(20px,3vw,40px);font-size:11px;letter-spacing:.24em;text-transform:uppercase;font-weight:600;opacity:.7;z-index:1;color:inherit}
.dhero:has(.tile.dark) .dnote{color:#fff}
.breakdown{display:grid;border-top:1px solid var(--line)}
.breakdown div{display:flex;justify-content:space-between;align-items:baseline;padding:14px 0;border-bottom:1px solid var(--line);font-size:16px}
.breakdown span{color:var(--sub)}
.breakdown b{font-weight:600}
.breakdown .tot b{font-family:var(--display);font-weight:400;font-size:34px;line-height:1}
.kv{margin:0;display:grid;grid-template-columns:1fr 1fr;gap:0 32px}
.kv div{padding:14px 0;border-bottom:1px solid var(--line)}
.kv dt{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted);margin-bottom:4px}
.kv dd{margin:0;font-size:16px}
@media (max-width:640px){.kv{grid-template-columns:1fr}}
.checks{display:grid;gap:10px;margin:4px 0 2px}
.checks label{display:flex;gap:10px;align-items:center;font-size:14.5px;cursor:pointer;min-height:28px}
.checks input{width:18px;height:18px;accent-color:#000}
.grid.sim{grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}
.grid.sim .tile .te{font-size:26px}
@media (max-width:860px){.grid.sim{grid-template-columns:1fr}}
.chips .rg{width:100%;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);margin:6px 0 0}
.chips .rg:first-child{margin-top:0}
.achip.clear{border:0;font:inherit;font-size:12.5px}

/* ---------- gold accent ---------- */
.on-ink .eyebrow,.hero .eyebrow{color:var(--gold)!important}
.values .n,.process .st b{color:var(--gold)}
.values{border-top-color:var(--gold)}
.hero h1 .mask:last-child>span{color:var(--gold)}
.page-head .eyebrow,.shead .eyebrow,.statement .eyebrow,.cinfo .eyebrow{color:var(--gold-ink)!important}
.svc-row .n,.svc-detail .n{color:var(--gold-ink)}
.svc-row:hover .arrow{background:var(--gold);border-color:var(--gold);color:#000}
.svc-list,.area-list,.svc-detail:first-child{border-top-color:var(--gold)!important}
.marquee span::after{background:var(--gold)}
.link-u::after{background:var(--gold)}
.btn::before{background:var(--gold)}
.btn.ghost::before{background:var(--ink)}
.on-ink .btn::before{background:var(--gold)}
.on-ink .btn:hover,.nav.over .btn:hover{color:#000}
.nav.over .btn::before{background:var(--gold)}
.cta-band .phone-xl{color:var(--gold)}
.ghostword{color:rgba(194,162,107,.06)!important}

footer h4{color:var(--gold)!important}
.tag.gold{background:var(--gold);color:#000}
.tile.dark .ts{color:var(--gold);opacity:1}
.tile.dark .art{color:var(--gold);opacity:.32}
.tile:not(.dark) .ts{color:var(--gold-ink);opacity:1}
.card .price{transition:color .4s}
.card:hover .price{color:var(--gold-ink)}
.card.hot .ph{outline-color:var(--gold)}
.segm .pill{background:var(--ink);box-shadow:inset 0 -2px 0 var(--gold)}
.chip[aria-pressed=true],.stepper button[aria-pressed=true],.region-bar button[aria-pressed=true]{box-shadow:inset 0 -2px 0 var(--gold)}
.fbtn .badge,#savedCount{background:var(--gold);color:#000}
.pin.hot b,.pin b:hover{background:var(--gold)!important;color:#000!important}
.clu{box-shadow:0 0 0 2px var(--gold),0 0 0 7px rgba(194,162,107,.22),0 8px 18px rgba(0,0,0,.25)}
.clu.xl{box-shadow:0 0 0 2px var(--gold),0 0 0 9px rgba(194,162,107,.22),0 8px 18px rgba(0,0,0,.25)}
.dspecs{border-top-color:var(--gold)}
.breakdown .tot b{color:var(--ink)}
.breakdown .tot{border-bottom:2px solid var(--gold)!important}
.inspect{border-left:3px solid var(--gold)}
.inspect .eyebrow{color:var(--gold)!important}
.agent{border-color:var(--ink);box-shadow:inset 0 3px 0 var(--gold)}
.agent .av{background:var(--ink);color:var(--gold)}
.calc .out{background:var(--gold-soft)}
.checks input{accent-color:var(--gold-ink)}
.daddr .ref{display:inline-block;margin-left:10px;font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-ink);border:1px solid var(--gold);padding:4px 8px;vertical-align:3px}
.dsec h4,.fgroup h5,.popover h5{color:var(--gold-ink)}
.mmenu a.big:hover{color:var(--gold)}
.mmenu .meta a{color:var(--gold)}
.cta-band .eyebrow{color:var(--gold)!important}
:focus-visible{outline-color:var(--gold-ink)}
/* "More homes in …" — readable list */
.simlist{border-top:1px solid var(--ink)}
.srow{display:grid;grid-template-columns:150px 1fr 32px;gap:20px;align-items:center;padding:18px 4px;border-bottom:1px solid var(--line);transition:background .3s}
.srow:hover{background:var(--mist)}
.srow .sp{font-family:var(--display);font-size:28px;line-height:1}
.srow .sh b{display:block;font-weight:600;font-size:16px}
.srow .sh small{display:block;color:var(--muted);font-size:13.5px;margin-top:2px}
.srow .sa{font-size:20px;color:var(--gold-ink);transition:transform .4s var(--ease)}
.srow:hover .sa{transform:translateX(4px)}
@media (max-width:560px){.srow{grid-template-columns:1fr 24px}.srow .sp{grid-column:1/-1}}

/* map place names in black: greys pushed to black, white halos stay white */
.labels-pane{filter:grayscale(1) brightness(.72) contrast(2.4)}

/* =========================================================
   Multi-page additions
   ========================================================= */
.skip{position:absolute;left:12px;top:-60px;z-index:1000;background:var(--ink);color:#fff;padding:12px 18px;font-size:14px;transition:top .2s}
.skip:focus{top:12px}
.nav-links a.active::after{transform:scaleX(1)}
.nav .logo{transition:color .5s var(--ease)}
.card .addr a{color:inherit}
.card .addr a::after{content:"";position:absolute;inset:0;z-index:1}
.card .save,.card .tags{z-index:3}
.card{cursor:pointer}
.prop-page{padding-bottom:0}
.prop-page .dtop{background:#fff}
.crumbs{display:flex;gap:10px;align-items:center;font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);flex-wrap:wrap}
.crumbs a{color:var(--ink)}
.crumbs a:hover{color:var(--gold-ink)}
.form .err{display:none;margin:0;padding:12px 14px;border:1px solid #9B2C2C;color:#7A1F1F;background:#FDF3F3;font-size:14px}
.form.failed .err{display:block}
.form.sending button[type=submit]{opacity:.6;pointer-events:none}
.form .consent{font-size:12.5px;color:var(--muted);margin:0}
.form .consent a{text-decoration:underline;text-underline-offset:2px}
.on-ink .form .consent{color:var(--on-ink-muted)}
.hp{position:absolute!important;left:-9999px!important;width:1px;height:1px;overflow:hidden}
.prose{max-width:760px}
.prose h2{font-family:var(--display);font-weight:400;font-size:clamp(30px,3vw,42px);line-height:1;margin:48px 0 14px}
.prose p,.prose li{color:var(--sub);font-size:17px;line-height:1.65}
.prose ul{padding-left:20px}
.prose a{text-decoration:underline;text-underline-offset:3px}
.nf{min-height:70vh;display:flex;align-items:center;padding:calc(var(--nav-h) + 60px) 0 80px}
.nf .big{font-family:var(--display);font-size:clamp(120px,22vw,300px);line-height:.8;color:var(--gold)}
.rhead h1.count{margin:0;font-weight:400}
.dsec h2.h4{margin:0 0 16px;font-family:var(--body);font-size:12px;letter-spacing:.3em;font-weight:500;color:var(--gold-ink);text-transform:uppercase;line-height:1.4}
.process .st .h4x{font-size:20px;font-weight:600;margin:16px 0 8px}
.svc-detail .h3x{font-family:var(--display);font-weight:400;font-size:clamp(40px,4.4vw,64px);line-height:.95;margin:0 0 16px}
.gallery-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(220px,1fr));gap:8px}
.gallery-grid img{width:100%;aspect-ratio:4/3;object-fit:cover;background:var(--mist)}
.card .tags{pointer-events:none}
.prop-page .dhero{margin-top:0}

/* =========================================================
   LAYOUT v2 — content held to 70% of the screen on desktop.
   Sections and backgrounds stay full width; only the content
   inside is narrowed, by widening the side gutter.
     ≥1440px  → content 70%     1180–1439 → 80%
     900–1179 → 90%             <900      → full width less 16–36px
   Type sizes follow the content width (--cw), so headings can
   never be wider than the space they sit in.
   ========================================================= */
:root{ --max:none; --gutter:clamp(16px,4vw,36px); --cw:calc(100vw - 2*var(--gutter)); }
@media (min-width:900px){ :root{ --gutter:5vw } }
@media (min-width:1180px){ :root{ --gutter:10vw } }
@media (min-width:1440px){ :root{ --gutter:15vw } }
.wrap{max-width:none;padding:0 var(--gutter)}
img,svg,video{max-width:100%}
.lead{max-width:min(56ch,100%)}
.wrap,.dbody,.results,.rlist,.foot-grid>*{min-width:0}

/* headings scale with the content width */
.h-xl{font-size:clamp(46px,calc(var(--cw)*.085),150px)}
.h-lg{font-size:clamp(38px,calc(var(--cw)*.072),104px)}
.h-md{font-size:clamp(32px,calc(var(--cw)*.05),64px)}
.h-sm{font-size:clamp(26px,calc(var(--cw)*.03),40px)}
.display{overflow-wrap:break-word}
.statement p.big{font-size:clamp(22px,calc(var(--cw)*.03),40px)}
.svc-row h3{font-size:clamp(30px,calc(var(--cw)*.04),52px)}
.svc-detail .h3x{font-size:clamp(34px,calc(var(--cw)*.048),60px)}
.area-list a b{font-size:clamp(26px,calc(var(--cw)*.032),40px)}
.cta-band .phone-xl{font-size:clamp(40px,calc(var(--cw)*.065),110px);white-space:nowrap}
.dbody .dprice{font-size:clamp(42px,calc(var(--cw)*.06),84px)}
.values .n{font-size:clamp(44px,calc(var(--cw)*.05),64px)}
.ghostword{max-width:100vw;overflow:hidden}

/* hero: content always starts below the nav, never underneath it */
.hero{padding-top:calc(var(--nav-h) + clamp(32px,6vh,72px))}
.hero h1{font-size:clamp(44px,calc(var(--cw)*.13),200px);line-height:.88}
.hero .wrap{width:100%}
.hsearch{max-width:min(880px,100%)}
.hero-foot{grid-template-columns:minmax(0,1fr) auto}
@media (max-height:760px) and (min-width:900px){ .hero h1{font-size:clamp(44px,calc(var(--cw)*.1),150px)} }

/* page header: big title above, intro beside it only when there's room */
.page-head .row{grid-template-columns:minmax(0,1.4fr) minmax(0,1fr)}
@media (max-width:1180px){ .page-head .row{grid-template-columns:minmax(0,1fr);gap:20px} }

/* navigation: never crowds — phone number hides first, then the links fold into the menu */
.nav .wrap{gap:clamp(12px,2vw,24px)}
.nav-links{gap:clamp(16px,1.8vw,34px)}
.nav-cta{gap:clamp(12px,1.4vw,22px);flex-shrink:0}
.logo{flex-shrink:0}
@media (max-width:1720px){ .nav-cta .phone{display:none} }
@media (max-width:1179px){ .nav-links{display:none} .burger{display:block} }
@media (max-width:520px){ .nav-cta .btn{display:none} }

/* grids that could push wider than the screen */
.feat-grid{grid-template-columns:minmax(0,1.35fr) minmax(0,1fr)}
@media (max-width:1180px){ .feat-grid{grid-template-columns:minmax(0,1fr)} .feat-grid .card:first-child{grid-row:auto} .feat-grid .card:first-child .ph{min-height:0;height:auto;aspect-ratio:4/3} }
.split{grid-template-columns:minmax(0,1fr) minmax(0,1fr)}
@media (max-width:1180px){ .split{grid-template-columns:minmax(0,1fr)} }
.areas{grid-template-columns:minmax(0,1fr) minmax(0,1.4fr)}
@media (max-width:1180px){ .areas{grid-template-columns:minmax(0,1fr)} }
.statement{grid-template-columns:minmax(0,1fr) minmax(0,2fr)}
@media (max-width:1180px){ .statement{grid-template-columns:minmax(0,1fr)} }
.contact-grid{grid-template-columns:minmax(0,1fr) minmax(0,1.3fr)}
@media (max-width:1180px){ .contact-grid{grid-template-columns:minmax(0,1fr)} }
.cta-band .inner{grid-template-columns:minmax(0,1.4fr) minmax(0,1fr)}
@media (max-width:1180px){ .cta-band .inner{grid-template-columns:minmax(0,1fr)} }
.values{grid-template-columns:repeat(3,minmax(0,1fr))}
.values .v{padding-right:clamp(16px,2vw,36px);margin-right:clamp(16px,2vw,36px)}
@media (max-width:900px){ .values{grid-template-columns:minmax(0,1fr)} .values .v{margin-right:0;padding-right:0} }
.process{grid-template-columns:repeat(4,minmax(0,1fr))}
@media (max-width:1180px){ .process{grid-template-columns:repeat(2,minmax(0,1fr))} }
@media (max-width:520px){ .process{grid-template-columns:minmax(0,1fr)} }
.svc-row{grid-template-columns:70px minmax(0,1.2fr) minmax(0,1.4fr) 52px}
@media (max-width:1180px){ .svc-row{grid-template-columns:minmax(0,1fr) auto;gap:10px} .svc-row .n,.svc-row p{grid-column:1/-1} .svc-row .arrow{grid-row:2;grid-column:2} }
.svc-detail{grid-template-columns:90px minmax(0,1fr) minmax(0,1fr);gap:clamp(20px,3vw,40px)}
@media (max-width:1180px){ .svc-detail{grid-template-columns:minmax(0,1fr);gap:16px} }
.shead>*{min-width:0}

/* footer */
.foot-grid{grid-template-columns:minmax(0,1.6fr) repeat(3,minmax(0,1fr));gap:clamp(24px,3vw,40px)}
footer ul li,footer a{overflow-wrap:anywhere}
@media (max-width:1180px){ .foot-grid{grid-template-columns:repeat(2,minmax(0,1fr))} .foot-grid>div:first-child{grid-column:1/-1} }
@media (max-width:560px){ .foot-grid{grid-template-columns:minmax(0,1fr)} }

/* properties page: search bar, list and map all inside the same 70% */
.fbar .wrap{padding-left:var(--gutter);padding-right:var(--gutter)}
.results{padding:0 var(--gutter);grid-template-columns:minmax(0,1.05fr) minmax(0,.95fr)}
.rlist{padding:28px clamp(16px,2vw,32px) 80px 0}
.rmap{border-right:1px solid var(--line)}
.grid{grid-template-columns:repeat(auto-fill,minmax(min(100%,260px),1fr));gap:32px 20px}
.rhead{flex-wrap:wrap}
.rhead .right{flex-wrap:wrap}
@media (max-width:1080px){ .results{grid-template-columns:minmax(0,1fr)} .rlist{padding:24px 0 100px} .rmap{border-right:0} }
.mswitch{white-space:nowrap}

/* property page */
.prop-page .dtop{padding-left:var(--gutter);padding-right:var(--gutter)}
.dhero{margin-left:var(--gutter);margin-right:var(--gutter)}
.dbody{max-width:none;padding-left:var(--gutter);padding-right:var(--gutter);grid-template-columns:minmax(0,1.6fr) minmax(300px,1fr)}
@media (max-width:1180px){ .dbody{grid-template-columns:minmax(0,1fr)} .aside{position:static} }
.dspecs{grid-template-columns:repeat(auto-fit,minmax(90px,1fr))!important}
.dspecs b{font-size:clamp(28px,calc(var(--cw)*.03),38px)}
.kicker,.crumbs{flex-wrap:wrap}
.daddr .ref{margin-left:0;margin-top:8px}
.calc .row{grid-template-columns:repeat(3,minmax(0,1fr))}
@media (max-width:560px){ .calc .row{grid-template-columns:minmax(0,1fr)} }
.agent .bigphone{font-size:clamp(32px,calc(var(--cw)*.03),42px);white-space:nowrap}
.srow{grid-template-columns:minmax(110px,150px) minmax(0,1fr) 28px}
.agent,.inspect{min-width:0}

/* forms */
.form .two{grid-template-columns:repeat(2,minmax(0,1fr))}
@media (max-width:640px){ .form .two{grid-template-columns:minmax(0,1fr)} }
.field input,.field select,.field textarea{min-width:0}
/* descenders (g, p, y) are never clipped by the reveal mask */
.mask{padding-bottom:.12em;margin-bottom:-.08em}
/* tall portrait screens: no huge empty band above the hero text */
@media (orientation:portrait){ .hero{min-height:min(100svh,max(560px,92vw))} }
/* phones: the reference already shows under the price, so drop it from the banner */
@media (max-width:640px){ .tile.big .tl{display:none} .dhero .dnote{right:clamp(24px,4vw,56px)} .dhero{height:auto;aspect-ratio:4/3} }
.prose a{overflow-wrap:anywhere}
.tile .tb{margin-top:auto}
@media (max-width:640px){ .dhero .tile.big{padding-top:64px} }

/* =========================================================
   CALM v3 — breathable listings, one card colour, List / Map tabs
   ========================================================= */
/* cards: one soft colour, fewer labels, more air */
.tile,.tile.dark{background:#F4F2EE;color:var(--ink)}
.tile .art,.tile.dark .art{color:var(--ink);opacity:.10;width:64%;right:-2%;bottom:-6%}
.tile .te{font-size:clamp(24px,2vw,30px);letter-spacing:.03em}
.tile .ts,.tile.dark .ts,.tile:not(.dark) .ts{color:var(--gold-ink);opacity:1;font-size:11px;letter-spacing:.22em;margin-top:6px}
.tile.big .te{font-size:clamp(46px,calc(var(--cw)*.08),110px)}
.tile.big .art{opacity:.10}
.dhero .dnote,.dhero:has(.tile.dark) .dnote{color:var(--muted)}
.card .save,.card .ph:has(.tile.dark) .save{color:var(--ink)}
.card .ph:has(.tile.dark) .save[aria-pressed=true] svg path{fill:var(--ink)}
.card .ph{aspect-ratio:3/2;border-radius:2px}
.card .tags:empty{display:none}
.card .body{padding:20px 0 0;gap:8px}
.card .price{font-size:28px}
.card .addr{font-size:15px;line-height:1.45}
.card .specs{gap:6px 18px;font-size:13.5px;color:var(--muted);margin-top:2px}
.card .specs svg{stroke:var(--muted)}
.card .by{font-size:12.5px;color:#8A8A8A;letter-spacing:.02em}
.card.hot .ph{outline:1px solid var(--gold);outline-offset:3px}

/* grid: max four across, generous spacing */
.grid{grid-template-columns:repeat(auto-fill,minmax(max(260px,calc((100% - 3*36px)/4)),1fr));gap:64px 36px}

/* results area */
.results{display:block;padding:8px var(--gutter) 110px}
.toolbar{display:flex;justify-content:space-between;align-items:center;gap:16px;flex-wrap:wrap;padding:20px 0 4px;border-bottom:1px solid var(--line)}
.toolbar .right{display:flex;gap:10px;align-items:center;flex-wrap:wrap}
.toolbar .sel select{min-height:44px;font-size:13.5px}
.viewtabs{display:flex;gap:28px}
.viewtabs button{display:inline-flex;align-items:center;gap:10px;min-height:48px;font-size:12px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);border-bottom:2px solid transparent;margin-bottom:-1px;transition:color .3s,border-color .3s}
.viewtabs button svg{width:18px;height:18px}
.viewtabs button:hover{color:var(--ink)}
.viewtabs button[aria-selected=true]{color:var(--ink);border-bottom-color:var(--gold)}
.results>.count{font-family:var(--display);font-weight:400;font-size:clamp(34px,calc(var(--cw)*.03),44px);line-height:1;margin:36px 0 36px}
.results>.count small{font-family:var(--body);font-size:14px;color:var(--muted);margin-left:12px;letter-spacing:.02em}
.empty{padding:60px 0}

/* map view: one large, colourful map inside the page */
#mapView.rmap{position:relative!important;inset:auto!important;top:auto!important;transform:none!important;z-index:1!important;
  height:clamp(460px,calc(100svh - var(--nav-h) - 260px),860px)!important;border:1px solid var(--line)!important;border-radius:2px;overflow:hidden}
#mapView[hidden]{display:none!important}
.results.view-map .demo-flag{margin-top:20px!important}
.mswitch{display:none!important}
.leaflet-tile-pane{filter:saturate(1.05)}

/* phones */
@media (max-width:640px){
  .toolbar{padding-top:12px}
  .viewtabs{gap:20px}
  .toolbar .right{width:100%}
  .toolbar .right .sel{flex:1}
  .results>.count{margin:24px 0}
  .grid{gap:44px}
  #mapView.rmap{height:calc(100svh - var(--nav-h) - 220px)!important;min-height:420px}
}

/* ---- photos, floor plans & brochure download (v4) ---- */
.fplan{display:block;background:#F4F2EE;padding:clamp(16px,3vw,36px);cursor:zoom-in}
.fplan img{display:block;width:100%;max-height:720px;object-fit:contain;mix-blend-mode:multiply}
.bro-note{font-size:13px;line-height:1.55;color:var(--muted);margin:2px 0 6px}
.form .ok .btn{display:inline-flex}
.optin{display:flex;gap:10px;align-items:flex-start;font-size:13px;line-height:1.5;color:var(--sub,#333);margin:4px 0 0;cursor:pointer}
.optin input{margin-top:3px;accent-color:var(--gold-ink,#8A6B2F);flex:none}
.on-ink .optin{color:inherit}