/* ==========================================================================
   Palm & Tide Realty — design system
   Editorial coastal: deep ink, warm sand, tide teal. Fraunces + Inter.
   ========================================================================== */

:root {
  --ink: #0d1b22;
  --ink-2: #14303b;
  --ink-3: #1d4552;
  --paper: #ffffff;
  --sand: #f5f0e8;
  --sand-2: #ece5d8;
  --line: #e2dbcd;
  --text: #1b2a32;
  --muted: #66757e;
  --tide: #177a88;
  --tide-dark: #0e5b66;
  --tide-light: #e1f0f2;
  --gold: #c6a25f;
  --danger: #b4483a;

  --font-display: "Fraunces", "Iowan Old Style", Georgia, serif;
  --font-body: "Inter", system-ui, -apple-system, "Segoe UI", sans-serif;

  --radius: 18px;
  --radius-sm: 12px;
  --shadow-sm: 0 1px 2px rgba(13, 27, 34, .06), 0 4px 14px rgba(13, 27, 34, .06);
  --shadow: 0 2px 6px rgba(13, 27, 34, .06), 0 18px 40px rgba(13, 27, 34, .12);
  --shadow-lg: 0 10px 30px rgba(13, 27, 34, .18), 0 40px 80px rgba(13, 27, 34, .18);

  --container: 1240px;
  --gutter: 24px;
  --header-h: 84px;
  --ease: cubic-bezier(.22, 1, .36, 1);
}

@media (max-width: 720px) {
  :root { --gutter: 16px; --header-h: 68px; }
}

/* ---------- base ---------- */
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  font-family: var(--font-body);
  font-size: 16px;
  line-height: 1.6;
  color: var(--text);
  background: var(--paper);
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
img { max-width: 100%; height: auto; display: block; }
a { color: inherit; text-decoration: none; }
h1, h2, h3, h4 { font-family: var(--font-display); font-weight: 400; line-height: 1.08; margin: 0; color: var(--ink); letter-spacing: -.01em; }
p { margin: 0 0 1em; }
p:last-child { margin-bottom: 0; }
.container { width: 100%; max-width: var(--container); margin: 0 auto; padding: 0 var(--gutter); }
.container--narrow { max-width: 860px; }
.container--wide { max-width: 1400px; }

.display-1 { font-size: clamp(44px, 6.4vw, 84px); font-weight: 300; font-variation-settings: "opsz" 144, "SOFT" 40; letter-spacing: -.02em; }
.display-2 { font-size: clamp(34px, 4.2vw, 56px); font-weight: 300; font-variation-settings: "opsz" 144, "SOFT" 30; letter-spacing: -.02em; }
.h2 { font-size: clamp(30px, 3.4vw, 44px); font-weight: 400; }
.h3 { font-size: clamp(22px, 2.2vw, 28px); font-weight: 500; }
.lead { font-size: clamp(17px, 1.4vw, 20px); color: var(--muted); line-height: 1.6; max-width: 62ch; }
.eyebrow {
  display: inline-flex; align-items: center; gap: 10px;
  font-size: 12px; font-weight: 600; letter-spacing: .18em; text-transform: uppercase; color: var(--tide);
  margin-bottom: 18px;
}
.eyebrow::before { content: ""; width: 28px; height: 1px; background: currentColor; opacity: .7; }
.eyebrow--light { color: var(--gold); }
.muted { color: var(--muted); }
.serif-i { font-family: var(--font-display); font-style: italic; font-weight: 300; }

/* ---------- buttons ---------- */
.btn {
  --bg: var(--ink); --fg: #fff; --bd: var(--ink);
  display: inline-flex; align-items: center; justify-content: center; gap: 10px;
  padding: 15px 26px; border-radius: 999px; border: 1px solid var(--bd);
  background: var(--bg); color: var(--fg);
  font: 600 14px/1 var(--font-body); letter-spacing: .02em;
  cursor: pointer; white-space: nowrap;
  transition: transform .35s var(--ease), background .25s, color .25s, border-color .25s, box-shadow .35s;
}
.btn:hover { transform: translateY(-2px); box-shadow: var(--shadow); }
.btn:active { transform: translateY(0); }
.btn--tide { --bg: var(--tide); --bd: var(--tide); }
.btn--tide:hover { --bg: var(--tide-dark); --bd: var(--tide-dark); }
.btn--light { --bg: #fff; --fg: var(--ink); --bd: #fff; }
.btn--ghost { --bg: transparent; --fg: var(--ink); --bd: rgba(13,27,34,.25); }
.btn--ghost:hover { --bg: var(--ink); --fg: #fff; --bd: var(--ink); }
.btn--ghost-light { --bg: transparent; --fg: #fff; --bd: rgba(255,255,255,.45); }
.btn--ghost-light:hover { --bg: #fff; --fg: var(--ink); --bd: #fff; }
.btn--lg { padding: 18px 32px; font-size: 15px; }
.btn--sm { padding: 11px 18px; font-size: 13px; }
.btn svg { width: 16px; height: 16px; }
.btn--block { width: 100%; }
.btn[disabled] { opacity: .6; cursor: progress; transform: none; box-shadow: none; }
.link-arrow { display: inline-flex; align-items: center; gap: 8px; font-weight: 600; font-size: 14px; color: var(--tide); }
.link-arrow svg { width: 16px; height: 16px; transition: transform .3s var(--ease); }
.link-arrow:hover svg { transform: translateX(4px); }

/* ---------- header ---------- */
.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: 100; height: var(--header-h);
  display: flex; align-items: center;
  color: #fff;
  transition: background .35s, box-shadow .35s, color .35s;
}
.site-header::before {
  content: ""; position: absolute; inset: 0; pointer-events: none;
  background: linear-gradient(to bottom, rgba(13,27,34,.55), rgba(13,27,34,0));
  opacity: 1; transition: opacity .35s;
}
.site-header.is-solid, .site-header.is-static { background: rgba(13,27,34,.96); backdrop-filter: blur(10px); -webkit-backdrop-filter: blur(10px); box-shadow: 0 1px 0 rgba(255,255,255,.06); }
.site-header.is-solid::before, .site-header.is-static::before { opacity: 0; }
.site-header .container { display: flex; align-items: center; justify-content: space-between; gap: 24px; position: relative; }
.brand { display: inline-flex; align-items: center; gap: 12px; font-family: var(--font-display); font-size: 24px; font-weight: 500; letter-spacing: -.01em; color: #fff; line-height: 1; }
.brand svg { width: 36px; height: 36px; flex: 0 0 36px; }
.brand small { display: block; font-family: var(--font-body); font-size: 9.5px; font-weight: 600; letter-spacing: .24em; text-transform: uppercase; opacity: .72; margin-top: 5px; }
.nav { display: flex; align-items: center; gap: 34px; }
.nav a { font-size: 14px; font-weight: 500; letter-spacing: .01em; opacity: .9; position: relative; padding: 6px 0; }
.nav a::after { content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px; background: currentColor; transform: scaleX(0); transform-origin: left; transition: transform .3s var(--ease); }
.nav a:hover::after, .nav a.active::after { transform: scaleX(1); }
.header-actions { display: flex; align-items: center; gap: 22px; }
.header-actions .phone { font-size: 14px; font-weight: 500; opacity: .9; }
.header-actions .btn { --bg: #fff; --fg: var(--ink); --bd: #fff; }
.nav-toggle { display: none; width: 44px; height: 44px; border: 0; background: transparent; color: #fff; cursor: pointer; padding: 0; margin-right: -8px; }
.nav-toggle span { display: block; width: 24px; height: 2px; background: currentColor; margin: 5px auto; transition: transform .3s, opacity .3s; }
body.nav-open .nav-toggle span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
body.nav-open .nav-toggle span:nth-child(2) { opacity: 0; }
body.nav-open .nav-toggle span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

@media (max-width: 1080px) {
  .header-actions .phone { display: none; }
  .nav { gap: 24px; }
}
@media (max-width: 900px) {
  .nav-toggle { display: block; }
  .header-actions { display: none; }
  .nav {
    position: fixed; inset: var(--header-h) 0 0 0; background: var(--ink); color: #fff;
    flex-direction: column; align-items: flex-start; justify-content: flex-start; gap: 6px;
    padding: 28px var(--gutter) 40px; transform: translateY(-8px); opacity: 0; pointer-events: none;
    transition: opacity .3s, transform .35s var(--ease); overflow: auto;
  }
  .nav a { font-family: var(--font-display); font-size: 34px; font-weight: 300; padding: 10px 0; opacity: 1; }
  .nav .nav-cta { margin-top: 24px; display: flex; flex-direction: column; gap: 12px; width: 100%; }
  .nav .nav-cta a { font: 600 14px/1 var(--font-body); }
  body.nav-open .nav { opacity: 1; transform: none; pointer-events: auto; }
  body.nav-open { overflow: hidden; }
  body.nav-open .site-header { background: var(--ink); }
}
@media (min-width: 901px) { .nav .nav-cta { display: none; } }

/* ---------- hero ---------- */
.hero {
  position: relative; min-height: min(100svh, 980px); display: flex; align-items: flex-end;
  color: #fff; overflow: hidden; isolation: isolate;
  padding: calc(var(--header-h) + 40px) 0 56px;
}
.hero__media { position: absolute; inset: 0; z-index: -2; }
.hero__media img { width: 100%; height: 100%; object-fit: cover; object-position: center; transform: scale(1.06); animation: heroZoom 9s var(--ease) forwards; }
@keyframes heroZoom { to { transform: scale(1); } }
.hero::after {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background:
    linear-gradient(to top, rgba(13,27,34,.86) 0%, rgba(13,27,34,.45) 38%, rgba(13,27,34,.12) 70%, rgba(13,27,34,.25) 100%);
}
.hero__inner { width: 100%; min-width: 0; }
.hero__title { color: #fff; max-width: 14ch; margin-bottom: 18px; }
.hero__title em { font-style: italic; font-weight: 300; color: #fff; }
.hero__sub { font-size: clamp(16px, 1.4vw, 19px); max-width: 56ch; color: rgba(255,255,255,.82); margin-bottom: 34px; }
.hero--short { min-height: min(68svh, 720px); padding-bottom: 72px; }
.hero--short .hero__title { max-width: 18ch; }
.hero__scroll { position: absolute; right: var(--gutter); bottom: 34px; display: none; align-items: center; gap: 10px; font-size: 11px; letter-spacing: .2em; text-transform: uppercase; color: rgba(255,255,255,.7); }
@media (min-width: 1100px) { .hero__scroll { display: flex; } }
.hero__scroll i { width: 1px; height: 46px; background: rgba(255,255,255,.5); position: relative; overflow: hidden; }
.hero__scroll i::after { content: ""; position: absolute; inset: 0; background: #fff; transform: translateY(-100%); animation: scrollLine 2.2s var(--ease) infinite; }
@keyframes scrollLine { 50% { transform: translateY(0); } 100% { transform: translateY(100%); } }

/* ---------- search card ---------- */
.search-card {
  width: 100%;
  background: #fff; color: var(--text); border-radius: 22px; box-shadow: var(--shadow-lg);
  padding: 10px 10px 12px; max-width: 1080px;
}
.search-card__tabs { display: flex; gap: 4px; padding: 6px 8px 0; }
.search-card__tabs button {
  border: 0; background: transparent; padding: 10px 16px; border-radius: 999px;
  font: 600 13px/1 var(--font-body); letter-spacing: .04em; text-transform: uppercase; color: var(--muted); cursor: pointer;
  transition: background .25s, color .25s;
}
.search-card__tabs button.is-active { background: var(--ink); color: #fff; }
.search-card__row { display: grid; grid-template-columns: 1.5fr 1.2fr 1fr 1fr .8fr auto; gap: 6px; padding: 8px; }
.field { position: relative; min-width: 0; display: flex; flex-direction: column; gap: 4px; padding: 10px 14px; border-radius: 14px; background: var(--sand); transition: background .25s, box-shadow .25s; }
.field:focus-within { background: #fff; box-shadow: inset 0 0 0 1.5px var(--tide); }
.field label { font-size: 10.5px; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); }
.field select, .field input {
  appearance: none; -webkit-appearance: none; border: 0; background: transparent; padding: 0; margin: 0;
  font: 500 15px/1.3 var(--font-body); color: var(--ink); width: 100%; outline: none;
}
.field select { padding-right: 18px; cursor: pointer; }
.field--select::after { content: ""; position: absolute; right: 14px; bottom: 16px; width: 8px; height: 8px; border-right: 1.5px solid var(--muted); border-bottom: 1.5px solid var(--muted); transform: rotate(45deg); pointer-events: none; }
.search-card__submit { align-self: stretch; border-radius: 14px; padding: 0 26px; }
.search-card__chips { display: flex; flex-wrap: wrap; gap: 8px; padding: 6px 8px 4px; }
.chip { display: inline-flex; align-items: center; gap: 6px; padding: 8px 14px; border-radius: 999px; border: 1px solid var(--line); font-size: 13px; font-weight: 500; color: var(--text); background: #fff; transition: background .2s, border-color .2s, color .2s; }
.chip:hover { background: var(--ink); color: #fff; border-color: var(--ink); }
.chip svg { width: 14px; height: 14px; opacity: .7; }
@media (max-width: 1000px) { .search-card__row { grid-template-columns: 1fr 1fr 1fr; } .search-card__submit { grid-column: 1 / -1; padding: 16px; } }
@media (max-width: 600px) { .search-card__row { grid-template-columns: 1fr 1fr; } .search-card__row .field:first-child { grid-column: 1 / -1; } .search-card__chips { display: none; } }

/* ---------- sections ---------- */
.section { padding: clamp(72px, 9vw, 128px) 0; }
.section--tight { padding: clamp(48px, 6vw, 80px) 0; }
.section--sand { background: var(--sand); }
.section--ink { background: var(--ink); color: rgba(255,255,255,.85); }
.section--ink h2, .section--ink h3 { color: #fff; }
.section-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 32px; margin-bottom: clamp(32px, 4vw, 56px); }
.section-head .lead { margin-top: 12px; }
.section-head > a, .section-head > .scroller-nav { flex-shrink: 0; margin-bottom: 8px; }
@media (max-width: 720px) { .section-head { flex-direction: column; align-items: flex-start; gap: 16px; } }

/* stats band */
.stats { background: var(--ink); color: #fff; }
.stats__grid { display: grid; grid-template-columns: repeat(4, 1fr); }
.stats__item { padding: 36px 28px; border-left: 1px solid rgba(255,255,255,.1); }
.stats__item:first-child { border-left: 0; }
.stats__value { font-family: var(--font-display); font-size: clamp(30px, 3vw, 44px); font-weight: 300; line-height: 1; color: #fff; }
.stats__value sup { font-size: .5em; vertical-align: top; top: .3em; position: relative; color: var(--gold); }
.stats__label { margin-top: 10px; font-size: 13px; letter-spacing: .04em; color: rgba(255,255,255,.62); }
@media (max-width: 860px) { .stats__grid { grid-template-columns: repeat(2, 1fr); } .stats__item { padding: 26px 20px; } .stats__item:nth-child(3) { border-left: 0; } .stats__item:nth-child(n+3) { border-top: 1px solid rgba(255,255,255,.1); } }

/* ---------- listing cards ---------- */
.grid { display: grid; gap: 28px; }
.grid--3 { grid-template-columns: repeat(3, 1fr); }
.grid--4 { grid-template-columns: repeat(4, 1fr); }
.grid--2 { grid-template-columns: repeat(2, 1fr); }
@media (max-width: 1000px) { .grid--3, .grid--4 { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 600px) { .grid--3, .grid--4, .grid--2 { grid-template-columns: 1fr; gap: 20px; } }

.card {
  display: flex; flex-direction: column; background: #fff; border-radius: var(--radius); overflow: hidden;
  box-shadow: var(--shadow-sm); transition: transform .5s var(--ease), box-shadow .5s var(--ease);
  color: var(--text);
}
.card:hover { transform: translateY(-6px); box-shadow: var(--shadow); }
.card__media { position: relative; aspect-ratio: 4 / 3; overflow: hidden; background: var(--sand-2); }
.card__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease); }
.card:hover .card__media img { transform: scale(1.06); }
.card__media::after { content: ""; position: absolute; inset: auto 0 0 0; height: 45%; background: linear-gradient(to top, rgba(13,27,34,.55), transparent); opacity: .9; }
.card__badge { position: absolute; z-index: 2; top: 14px; left: 14px; padding: 7px 11px; border-radius: 999px; background: rgba(255,255,255,.92); color: var(--ink); font-size: 11px; font-weight: 600; letter-spacing: .1em; text-transform: uppercase; backdrop-filter: blur(6px); }
.card__badge--new { background: var(--tide); color: #fff; }
.card__save { position: absolute; z-index: 2; top: 12px; right: 12px; width: 38px; height: 38px; border-radius: 50%; background: rgba(13,27,34,.45); backdrop-filter: blur(6px); display: grid; place-items: center; color: #fff; transition: background .25s; border: 0; cursor: pointer; }
.card__save svg { width: 17px; height: 17px; }
.card__save:hover { background: var(--danger); }
.card__photos { position: absolute; z-index: 2; bottom: 12px; right: 14px; color: #fff; font-size: 12px; font-weight: 500; display: inline-flex; align-items: center; gap: 6px; opacity: .95; }
.card__photos svg { width: 14px; height: 14px; }
.card__body { padding: 20px 22px 22px; display: flex; flex-direction: column; gap: 6px; }
.card__price { font-family: var(--font-display); font-size: 26px; font-weight: 500; color: var(--ink); letter-spacing: -.01em; line-height: 1; }
.card__price small { font: 500 13px var(--font-body); color: var(--muted); margin-left: 4px; }
.card__meta { display: flex; flex-wrap: wrap; gap: 6px 14px; font-size: 13.5px; color: var(--muted); margin-top: 4px; }
.card__meta b { color: var(--text); font-weight: 600; }
.card__address { margin-top: 8px; font-size: 15px; font-weight: 500; color: var(--ink); white-space: nowrap; overflow: hidden; text-overflow: ellipsis; }
.card__city { font-size: 13.5px; color: var(--muted); }
.card--skeleton .card__media { background: linear-gradient(90deg, var(--sand-2) 25%, #f7f3ec 50%, var(--sand-2) 75%); background-size: 200% 100%; animation: shimmer 1.4s infinite; }
.card--skeleton .card__media::after { display: none; }
.card--skeleton .card__body > span { display: block; height: 14px; border-radius: 6px; background: var(--sand-2); margin: 6px 0; }
.card--skeleton .card__body > span:first-child { height: 24px; width: 45%; }
.card--skeleton .card__body > span:nth-child(2) { width: 70%; }
.card--skeleton .card__body > span:nth-child(3) { width: 55%; }
@keyframes shimmer { to { background-position: -200% 0; } }
.empty-state { grid-column: 1 / -1; padding: 60px 24px; text-align: center; color: var(--muted); background: var(--sand); border-radius: var(--radius); }

/* horizontal scroller */
.scroller { display: grid; grid-auto-flow: column; grid-auto-columns: minmax(300px, 1fr); gap: 24px; overflow-x: auto; scroll-snap-type: x mandatory; padding: 8px var(--gutter) 24px; margin: -8px calc(var(--gutter) * -1) 0; scrollbar-width: none; }
.scroller::-webkit-scrollbar { display: none; }
.scroller > * { scroll-snap-align: start; }
@media (min-width: 1300px) { .scroller { grid-auto-columns: 340px; } }
.scroller-nav { display: flex; gap: 10px; }
.scroller-nav button { width: 46px; height: 46px; border-radius: 50%; border: 1px solid var(--line); background: #fff; display: grid; place-items: center; cursor: pointer; color: var(--ink); transition: background .25s, color .25s, border-color .25s; }
.scroller-nav button:hover { background: var(--ink); color: #fff; border-color: var(--ink); }
.scroller-nav svg { width: 18px; height: 18px; }

/* ---------- community cards ---------- */
.community {
  position: relative; display: block; border-radius: var(--radius); overflow: hidden; aspect-ratio: 4 / 5; color: #fff;
  box-shadow: var(--shadow-sm); transition: transform .5s var(--ease), box-shadow .5s var(--ease);
}
.community:hover { transform: translateY(-6px); box-shadow: var(--shadow); }
.community img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform 1.4s var(--ease); }
.community:hover img { transform: scale(1.07); }
.community::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to top, rgba(13,27,34,.85) 0%, rgba(13,27,34,.25) 50%, rgba(13,27,34,.05) 100%); }
.community__body { position: absolute; inset: auto 0 0 0; z-index: 2; padding: 26px; }
.community__name { font-family: var(--font-display); font-size: 28px; font-weight: 400; color: #fff; line-height: 1.1; }
.community__tag { margin-top: 6px; font-size: 13.5px; color: rgba(255,255,255,.78); }
.community__cta { margin-top: 16px; display: inline-flex; align-items: center; gap: 8px; font-size: 13px; font-weight: 600; letter-spacing: .04em; opacity: 0; transform: translateY(6px); transition: opacity .4s, transform .4s var(--ease); }
.community__cta svg { width: 14px; height: 14px; }
.community:hover .community__cta { opacity: 1; transform: none; }
@media (hover: none) { .community__cta { opacity: 1; transform: none; } }
.community--wide { aspect-ratio: 16 / 9; }
@media (max-width: 600px) { .community { aspect-ratio: 4 / 3; } }

/* ---------- split editorial ---------- */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(40px, 6vw, 96px); align-items: center; }
.split__media { position: relative; border-radius: var(--radius); overflow: hidden; aspect-ratio: 4 / 5; }
.split__media img { width: 100%; height: 100%; object-fit: cover; }
.split__media--landscape { aspect-ratio: 5 / 4; }
.split__badge { position: absolute; left: 24px; bottom: 24px; background: #fff; border-radius: 14px; padding: 16px 20px; box-shadow: var(--shadow); max-width: 260px; }
.split__badge b { display: block; font-family: var(--font-display); font-size: 26px; font-weight: 500; color: var(--ink); line-height: 1; }
.split__badge span { font-size: 13px; color: var(--muted); }
.split__body .h2, .split__body .display-2 { margin-bottom: 20px; }
.split__body p { color: var(--muted); font-size: 17px; }
.split__body .btn { margin-top: 28px; }
.split--reverse .split__media { order: 2; }
@media (max-width: 860px) { .split { grid-template-columns: 1fr; } .split--reverse .split__media { order: 0; } .split__media { aspect-ratio: 4 / 3; } }

.feature-list { list-style: none; padding: 0; margin: 28px 0 0; display: grid; gap: 14px; }
.feature-list li { display: flex; gap: 14px; align-items: flex-start; font-size: 15.5px; color: var(--text); }
.feature-list li::before { content: ""; flex: 0 0 22px; height: 22px; border-radius: 50%; background: var(--tide-light) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23177a88' stroke-width='3' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M5 12l5 5L20 7'/%3E%3C/svg%3E") center/12px no-repeat; margin-top: 1px; }

/* ---------- map band ---------- */
.map-band { position: relative; overflow: hidden; color: #fff; isolation: isolate; }
.map-band > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; }
.map-band::after { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, rgba(13,27,34,.92) 0%, rgba(13,27,34,.7) 50%, rgba(13,27,34,.35) 100%); }
.map-band .container { display: grid; grid-template-columns: 1.1fr .9fr; gap: 48px; align-items: center; padding-top: clamp(80px, 10vw, 140px); padding-bottom: clamp(80px, 10vw, 140px); }
.map-band h2 { color: #fff; }
.map-band p { color: rgba(255,255,255,.78); font-size: 17px; max-width: 52ch; }
.map-band__actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 30px; }
.map-band__panel { background: rgba(255,255,255,.08); border: 1px solid rgba(255,255,255,.14); border-radius: var(--radius); padding: 28px; backdrop-filter: blur(10px); }
.map-band__panel ul { list-style: none; margin: 0; padding: 0; display: grid; gap: 16px; }
.map-band__panel li { display: flex; gap: 14px; align-items: flex-start; font-size: 15px; color: rgba(255,255,255,.85); }
.map-band__panel li svg { flex: 0 0 22px; width: 22px; height: 22px; color: var(--gold); }
.map-band__panel li b { display: block; color: #fff; font-weight: 600; margin-bottom: 2px; }
@media (max-width: 860px) { .map-band .container { grid-template-columns: 1fr; } }

/* ---------- testimonials ---------- */
.quotes { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.quote { background: #fff; border-radius: var(--radius); padding: 34px 30px; box-shadow: var(--shadow-sm); display: flex; flex-direction: column; gap: 20px; }
.quote__mark { font-family: var(--font-display); font-size: 64px; line-height: .6; color: var(--gold); font-weight: 300; }
.quote p { font-family: var(--font-display); font-size: 20px; font-weight: 300; line-height: 1.45; color: var(--ink); flex: 1; }
.quote footer { display: flex; align-items: center; gap: 12px; font-size: 13.5px; color: var(--muted); }
.quote footer b { display: block; color: var(--text); font-weight: 600; }
.quote__avatar { width: 40px; height: 40px; border-radius: 50%; background: var(--ink); color: #fff; display: grid; place-items: center; font: 600 13px var(--font-body); letter-spacing: .05em; }
.stars { color: var(--gold); letter-spacing: 2px; font-size: 13px; }
@media (max-width: 900px) { .quotes { grid-template-columns: 1fr; } }

/* ---------- lead form / CTA band ---------- */
.cta-band { background: var(--ink-2); color: #fff; position: relative; overflow: hidden; }
.cta-band::before { content: ""; position: absolute; width: 60vw; height: 60vw; max-width: 900px; max-height: 900px; right: -20vw; top: -30vw; border-radius: 50%; background: radial-gradient(circle, rgba(23,122,136,.45), transparent 65%); pointer-events: none; }
.cta-band .container { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(40px, 6vw, 96px); align-items: center; position: relative; }
.cta-band h2 { color: #fff; }
.cta-band p { color: rgba(255,255,255,.75); font-size: 17px; }
@media (max-width: 860px) { .cta-band .container { grid-template-columns: 1fr; } }

.form { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; position: relative; }
.form .field { background: rgba(255,255,255,.08); }
.form .field:focus-within { background: rgba(255,255,255,.14); box-shadow: inset 0 0 0 1.5px var(--gold); }
.form .field label { color: rgba(255,255,255,.6); }
.form .field input, .form .field select, .form .field textarea { color: #fff; }
.form .field select option { color: var(--ink); }
.form .field textarea { border: 0; background: transparent; resize: vertical; min-height: 96px; font: 500 15px/1.5 var(--font-body); outline: none; width: 100%; padding: 0; }
.form .field input::placeholder, .form .field textarea::placeholder { color: rgba(255,255,255,.4); }
.form .span-2 { grid-column: 1 / -1; }
.form .btn { grid-column: 1 / -1; margin-top: 4px; }
.form__note { grid-column: 1 / -1; font-size: 12.5px; color: rgba(255,255,255,.5); }
.form--light .field { background: var(--sand); }
.form--light .field:focus-within { background: #fff; box-shadow: inset 0 0 0 1.5px var(--tide); }
.form--light .field label { color: var(--muted); }
.form--light .field input, .form--light .field select, .form--light .field textarea { color: var(--ink); }
.form--light .field input::placeholder, .form--light .field textarea::placeholder { color: #a0aab0; }
.form--light .form__note { color: var(--muted); }
.form .hp { position: absolute; left: -9999px; opacity: 0; height: 0; width: 0; overflow: hidden; }
.form-status { grid-column: 1 / -1; font-size: 14px; padding: 12px 16px; border-radius: 12px; display: none; }
.form-status.is-ok { display: block; background: rgba(23,122,136,.18); color: #cfe9ec; }
.form--light .form-status.is-ok { background: var(--tide-light); color: var(--tide-dark); }
.form-status.is-err { display: block; background: rgba(180,72,58,.18); color: #f3c9c2; }
.form--light .form-status.is-err { background: #f7e3df; color: var(--danger); }
@media (max-width: 520px) { .form { grid-template-columns: 1fr; } }

/* ---------- footer ---------- */
.site-footer { background: var(--ink); color: rgba(255,255,255,.7); padding: 72px 0 36px; font-size: 14px; }
.site-footer .brand { margin-bottom: 18px; }
.footer__grid { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1.2fr; gap: 40px; padding-bottom: 48px; border-bottom: 1px solid rgba(255,255,255,.1); }
.footer__grid h4 { font: 600 11px var(--font-body); letter-spacing: .18em; text-transform: uppercase; color: rgba(255,255,255,.5); margin-bottom: 18px; }
.footer__grid ul { list-style: none; padding: 0; margin: 0; display: grid; gap: 10px; }
.footer__grid a:hover { color: #fff; }
.footer__about { max-width: 38ch; line-height: 1.7; }
.footer__contact li { display: flex; gap: 10px; align-items: flex-start; }
.footer__contact svg { width: 16px; height: 16px; flex: 0 0 16px; margin-top: 3px; color: var(--gold); }
.footer__legal { display: grid; grid-template-columns: auto 1fr; gap: 24px; align-items: start; padding-top: 30px; font-size: 12.5px; line-height: 1.6; color: rgba(255,255,255,.45); }
.footer__legal svg { width: 44px; height: 44px; color: rgba(255,255,255,.6); }
.footer__bottom { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 12px; margin-top: 30px; font-size: 12.5px; color: rgba(255,255,255,.4); }
@media (max-width: 900px) { .footer__grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 520px) { .footer__grid { grid-template-columns: 1fr; } .footer__legal { grid-template-columns: 1fr; } }

/* ---------- page-specific helpers ---------- */
.page-intro { max-width: 760px; }
.filters { display: flex; flex-wrap: wrap; gap: 10px; align-items: stretch; background: #fff; border-radius: 18px; padding: 10px; box-shadow: var(--shadow-sm); margin-bottom: 36px; }
.filters .field { min-width: 150px; flex: 1; }
.filters .field--select::after { bottom: 15px; }
.filters .btn { align-self: center; }
.results-count { font-size: 14px; color: var(--muted); margin-bottom: 20px; }
.results-count b { color: var(--ink); font-weight: 600; }
.steps { counter-reset: step; display: grid; grid-template-columns: repeat(4, 1fr); gap: 24px; }
.step { position: relative; padding: 32px 26px 28px; background: #fff; border-radius: var(--radius); box-shadow: var(--shadow-sm); }
.step::before { counter-increment: step; content: "0" counter(step); font-family: var(--font-display); font-size: 44px; font-weight: 300; color: var(--gold); line-height: 1; display: block; margin-bottom: 18px; }
.step h3 { font-size: 20px; font-weight: 500; margin-bottom: 8px; }
.step p { font-size: 14.5px; color: var(--muted); }
@media (max-width: 1000px) { .steps { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 560px) { .steps { grid-template-columns: 1fr; } }
.pillars { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.pillar { padding: 34px 30px; border-radius: var(--radius); background: #fff; box-shadow: var(--shadow-sm); }
.pillar svg { width: 34px; height: 34px; color: var(--tide); margin-bottom: 20px; }
.pillar h3 { font-size: 22px; font-weight: 500; margin-bottom: 10px; }
.pillar p { color: var(--muted); font-size: 15px; }
@media (max-width: 900px) { .pillars { grid-template-columns: 1fr; } }
.stat-row { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; margin: 36px 0 0; }
.stat-row div { padding: 22px; background: var(--sand); border-radius: 14px; }
.stat-row b { display: block; font-family: var(--font-display); font-size: 30px; font-weight: 400; color: var(--ink); line-height: 1; }
.stat-row span { font-size: 13px; color: var(--muted); }
.stat-row b.is-loading { color: var(--sand-2); }
@media (max-width: 560px) { .stat-row { grid-template-columns: 1fr; } }
.contact-info { display: grid; gap: 22px; }
.contact-info div { display: flex; gap: 16px; align-items: flex-start; }
.contact-info svg { width: 22px; height: 22px; color: var(--tide); flex: 0 0 22px; margin-top: 2px; }
.contact-info b { display: block; font-weight: 600; color: var(--ink); margin-bottom: 2px; }
.contact-info span { color: var(--muted); font-size: 15px; }
.notice { padding: 20px 24px; border-radius: 14px; background: var(--tide-light); color: var(--tide-dark); font-size: 14.5px; }
.breadcrumb { display: flex; gap: 8px; align-items: center; font-size: 13px; color: rgba(255,255,255,.7); margin-bottom: 20px; }
.breadcrumb a:hover { color: #fff; }
.breadcrumb span { opacity: .5; }
.prose p { font-size: 17px; color: var(--muted); line-height: 1.75; }
.prose p:first-of-type { color: var(--text); }

/* IDX hosted page wrapper */
body.idx-wrapper-page { background: var(--sand); }
.idx-shell { padding-top: calc(var(--header-h) + 24px); min-height: 50vh; }
.idx-shell .container { background: #fff; border-radius: var(--radius); padding: 24px; box-shadow: var(--shadow-sm); margin-bottom: 48px; }
@media (max-width: 720px) { .idx-shell .container { padding: 12px; border-radius: 12px; } }

/* ---------- reveal ---------- */
.reveal { opacity: 0; transform: translateY(22px); transition: opacity .9s var(--ease), transform .9s var(--ease); }
.reveal.is-visible { opacity: 1; transform: none; }
.reveal[data-delay="1"] { transition-delay: .1s; } .reveal[data-delay="2"] { transition-delay: .2s; } .reveal[data-delay="3"] { transition-delay: .3s; } .reveal[data-delay="4"] { transition-delay: .4s; } .reveal[data-delay="5"] { transition-delay: .5s; }
@media (prefers-reduced-motion: reduce) { .reveal { opacity: 1; transform: none; transition: none; } .hero__media img { animation: none; transform: none; } }

.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); border: 0; }

/* ---------- IDX hosted page overrides (styles.css loads after IDX's own CSS inside the wrapper) ---------- */
body.idx-wrapper-page #IDX-main, body.idx-wrapper-page .IDX-wrapper-standard { font-family: var(--font-body); color: var(--text); }
body.idx-wrapper-page #IDX-main a { color: var(--tide); }
body.idx-wrapper-page .IDX-btn-primary, body.idx-wrapper-page .IDX-btn-primary:hover, body.idx-wrapper-page .IDX-btn-primary:focus,
body.idx-wrapper-page #IDX-main input[type="submit"], body.idx-wrapper-page #IDX-main button[type="submit"],
body.idx-wrapper-page .IDX-btn__PL { background: var(--tide) !important; border-color: var(--tide) !important; color: #fff !important; border-radius: 999px !important; text-transform: none !important; letter-spacing: .02em !important; font-weight: 600 !important; }
body.idx-wrapper-page .IDX-btn-primary:hover, body.idx-wrapper-page #IDX-main input[type="submit"]:hover { background: var(--tide-dark) !important; border-color: var(--tide-dark) !important; }
body.idx-wrapper-page .IDX-btn--link, body.idx-wrapper-page .IDX-btn-link { color: var(--ink) !important; border-color: rgba(13,27,34,.3) !important; border-radius: 999px !important; text-transform: none !important; }
body.idx-wrapper-page .IDX-btn--link:hover, body.idx-wrapper-page .IDX-btn-link:hover { background: var(--ink) !important; color: #fff !important; border-color: var(--ink) !important; }
body.idx-wrapper-page #IDX-main h1, body.idx-wrapper-page #IDX-main h2, body.idx-wrapper-page #IDX-main h3,
body.idx-wrapper-page .IDX-detailsAddress, body.idx-wrapper-page #IDX-detailsAddress { font-family: var(--font-display); font-weight: 400; color: var(--ink); }
body.idx-wrapper-page #IDX-main .IDX-panel-heading, body.idx-wrapper-page #IDX-main .IDX-panel-title { background: var(--sand) !important; color: var(--ink) !important; border-color: var(--line) !important; }
body.idx-wrapper-page #IDX-main .IDX-newSearchLink, body.idx-wrapper-page #IDX-detailsNewSearch, body.idx-wrapper-page .IDX-navHeader { background: var(--ink) !important; }
body.idx-wrapper-page #IDX-main .IDX-resultsPrice, body.idx-wrapper-page #IDX-main .IDX-price { color: var(--ink); font-family: var(--font-display); }
body.idx-wrapper-page .IDX-resultsCell, body.idx-wrapper-page .IDX-panel { border-radius: 12px; }