/* ============================================================================
   Estate system, v0.1 (Greg Drake Digital, 2026-10-14)
   One photographic design system for real-estate agent sites: full-bleed
   photographs, bento mosaics, text on photographs, a centred lockup header.
   Extracted from the Kelly Robinson estate revision (commit 5944765,
   site/assets/css/site.css + estate.css) and flattened: no override layering.
   Client settings live in :root. Everything below :root is the system.
   See MARKUP.md for the HTML each component expects.
   ========================================================================= */

/* ---- Client settings (override these in the client stylesheet) ---------- */
:root {
  --font-display: "Iowan Old Style", "Palatino Linotype", Georgia, serif;
  --font-text: "Avenir Next", "Helvetica Neue", Arial, sans-serif;
  --display-weight: 300;          /* hero and page titles */
  --heading-weight: 400;          /* section headings */
  --paper: #faf9f6;
  --linen: #eeede7;
  --stone: #e4e1d6;
  --line: #d8d5c8;
  --line-strong: #c3bfae;
  --ink: #1f2418;
  --ink-soft: #454b3a;
  --ink-mute: #5e6451;
  --brand: #535e30;
  --brand-deep: #353c1d;
  --accent: #ab5838;
  --accent-soft: #ecd4ae;
  --white: #fff;
  --scrim: 20, 25, 12;            /* rgb triplet behind text on photographs */
  --paper-rgb: 250, 249, 246;
  --brand-rgb: 83, 94, 48;
  --brand-deep-rgb: 53, 60, 29;
  --lockup-w: 240px;              /* header lockup width, desktop */
  --lockup-w-phone: 200px;
  --lockup-w-footer: 310px;
  --gutter: clamp(22px, 4.5vw, 76px);
  --container: min(1240px, calc(100% - 2 * var(--gutter)));
  --container-wide: min(1480px, calc(100% - 2 * var(--gutter)));
  --section: clamp(64px, 7.5vw, 110px);
  --header-h: 92px;
  --header-h-solid: 76px;
  --ease: cubic-bezier(.22, .61, .21, 1);
}

/* ---- Base ---------------------------------------------------------------- */
*, *::before, *::after { box-sizing: border-box; }
html { overflow-x: clip; scroll-behavior: smooth; scroll-padding-top: calc(var(--header-h-solid) + 16px); -webkit-text-size-adjust: 100%; }
body { margin: 0; background: var(--paper); color: var(--ink); font-family: var(--font-text); font-size: 1.0625rem; font-weight: 400; line-height: 1.65; overflow-x: clip; -webkit-font-smoothing: antialiased; }
img { display: block; height: auto; max-width: 100%; }
picture { display: block; }
svg { max-width: 100%; }
a { color: inherit; text-decoration: none; }
p { margin: 0 0 1.2em; }
p:last-child { margin-bottom: 0; }
figure, blockquote { margin: 0; }
button, input, select, textarea { font: inherit; color: inherit; }
button, summary, select { cursor: pointer; }
ul, ol { margin: 0; padding: 0; list-style: none; }
strong, b { font-weight: 500; }
sup.reg { font-size: .45em; vertical-align: super; line-height: 0; }
[hidden] { display: none !important; }

h1, h2, h3, h4 { font-family: var(--font-display); font-weight: var(--heading-weight); letter-spacing: -.025em; line-height: 1.1; margin: 0; text-wrap: balance; word-spacing: 0; }
h1 { font-size: clamp(46px, 5.6vw, 84px); font-weight: var(--display-weight); line-height: 1.06; }
h2 { font-size: clamp(36px, 4.1vw, 62px); }
h3 { font-size: clamp(24px, 2vw, 30px); line-height: 1.2; }
h4 { font-size: 1.25rem; letter-spacing: -.01em; }

:focus-visible { outline: 2px solid var(--brand); outline-offset: 3px; }
.on-dark :focus-visible, .on-photo :focus-visible, .site-header:not(.is-solid) :focus-visible, .photo-tile:focus-visible, .tile:focus-visible { outline-color: var(--white); }
.photo-tile:focus-visible, .tile:focus-visible, .card:focus-within { outline: 3px solid var(--accent-soft); outline-offset: -7px; }
.visually-hidden { border: 0; clip: rect(0 0 0 0); height: 1px; margin: -1px; overflow: hidden; padding: 0; position: absolute; white-space: nowrap; width: 1px; }
.skip-link { background: var(--white); color: var(--ink); font-size: .875rem; font-weight: 500; left: 1rem; padding: .75rem 1.25rem; position: fixed; top: -120px; z-index: 1000; }
.skip-link:focus { top: 1rem; }

.container { margin-inline: auto; width: var(--container); }
.container-wide { margin-inline: auto; width: var(--container-wide); }
.section { padding-block: var(--section); position: relative; }
.section.tight { padding-block: clamp(44px, 5vw, 72px); }
.surface-paper { background: var(--paper); }
.surface-linen { background: var(--linen); }
.surface-stone { background: var(--stone); }
.on-dark { background: var(--brand-deep); color: var(--white); }
main > .section + .section { border-top: 1px solid var(--line); }
main > .section + .section.surface-linen, main > .section.surface-linen + .section { border-top: 0; }

/* ---- Labels, links, buttons --------------------------------------------- */
.eyebrow, .estate-label { color: var(--ink-mute); display: block; font: 400 10px/1.5 var(--font-text); letter-spacing: .24em; margin: 0 0 22px; text-transform: uppercase; }
.on-dark .eyebrow, .on-photo .eyebrow, .on-dark .estate-label, .on-photo .estate-label { color: rgba(255, 255, 255, .85); }
.lede { color: var(--ink-soft); font-size: clamp(1.0625rem, 1rem + .3vw, 1.2rem); line-height: 1.6; }
.estate-link { align-items: center; border-bottom: 1px solid currentColor; display: inline-flex; font: 400 10px/1.5 var(--font-text); gap: 30px; justify-content: space-between; letter-spacing: .18em; padding: 0 0 11px; text-transform: uppercase; transition: opacity .25s var(--ease); }
.estate-link span { font-size: 19px; line-height: 1; }
.estate-link.light { color: var(--white); }
.estate-link:hover { opacity: .72; }
.text-link { align-items: center; border-bottom: 1px solid currentColor; display: inline-flex; font-size: .75rem; font-weight: 500; gap: .7em; letter-spacing: .16em; line-height: 1.2; padding: .5rem 0; text-transform: uppercase; transition: color .25s var(--ease), gap .25s var(--ease); }
.text-link:hover { color: var(--accent); gap: 1.1em; }
.on-dark .text-link:hover, .on-photo .text-link:hover { color: var(--accent-soft); }
.prose a, .inline-link { border-bottom: 1px solid var(--line-strong); transition: border-color .2s, color .2s; }
.prose a:hover, .inline-link:hover { border-color: var(--accent); color: var(--accent); }
.button { align-items: center; background: transparent; border: 1px solid currentColor; border-radius: 0; color: inherit; display: inline-flex; font-size: 11px; font-weight: 400; gap: .9em; justify-content: center; letter-spacing: .14em; line-height: 1.2; min-height: 50px; padding: 1rem 1.8rem; text-align: center; text-transform: uppercase; transition: background .3s var(--ease), color .3s var(--ease), border-color .3s var(--ease); }
.button .arrow { display: inline-block; transition: transform .3s var(--ease); }
.button:hover .arrow { transform: translateX(4px); }
.button-solid { background: var(--brand); border-color: var(--brand); color: var(--white); }
.button-solid:hover { background: var(--brand-deep); border-color: var(--brand-deep); }
.button-line:hover { background: var(--brand); border-color: var(--brand); color: var(--white); }
.on-photo .button-solid, .on-dark .button-solid { background: var(--paper); border-color: var(--paper); color: var(--ink); }
.on-photo .button-solid:hover, .on-dark .button-solid:hover { background: var(--accent-soft); border-color: var(--accent-soft); color: var(--ink); }
.on-photo .button-line, .on-dark .button-line { border-color: rgba(255, 255, 255, .8); color: var(--white); }
.on-photo .button-line:hover, .on-dark .button-line:hover { background: var(--white); border-color: var(--white); color: var(--brand-deep); }
.button-row { align-items: center; display: flex; flex-wrap: wrap; gap: 1rem 1.5rem; }
.estate-source { color: var(--ink-mute); font-size: 10px; letter-spacing: .015em; line-height: 1.5; margin: 16px 0 0; }
.estate-source a { border-bottom: 1px solid currentColor; }
.fine-print { color: var(--ink-mute); font-size: .8125rem; line-height: 1.55; }
.fine-print a { border-bottom: 1px solid var(--line-strong); }

/* ---- Header: centred lockup, links either side ---------------------------- */
.site-header { align-items: center; color: var(--white); display: grid; grid-template-columns: 1fr auto 1fr; height: var(--header-h); inset: 0 0 auto; padding-inline: var(--gutter); position: fixed; transition: background .4s var(--ease), color .4s var(--ease), height .4s var(--ease), box-shadow .4s var(--ease); z-index: 100; }
.site-header::before { background: linear-gradient(180deg, rgba(var(--scrim), .42), rgba(var(--scrim), 0)); content: ""; inset: 0 0 -40px; pointer-events: none; position: absolute; transition: opacity .4s var(--ease); z-index: -1; }
.site-header.is-solid { background: rgba(var(--paper-rgb), .97); box-shadow: 0 1px 0 var(--line); color: var(--ink); height: var(--header-h-solid); }
.site-header.is-solid::before { opacity: 0; }
html:not(.js) .site-header { background: var(--paper); box-shadow: 0 1px 0 var(--line); color: var(--ink); }
html:not(.js) .site-header::before { display: none; }
.nav { align-items: center; display: flex; gap: clamp(1.1rem, 2.1vw, 2.4rem); }
.nav-left { justify-self: start; }
.nav-right { justify-self: end; }
.nav a { font-size: 11px; font-weight: 400; letter-spacing: .14em; padding: .6rem 0; position: relative; text-transform: uppercase; white-space: nowrap; }
.nav a:not(.nav-cta)::after { background: currentColor; bottom: .25rem; content: ""; height: 1px; left: 0; position: absolute; transform: scaleX(0); transform-origin: left; transition: transform .35s var(--ease); width: 100%; }
.nav a:not(.nav-cta):hover::after, .nav a[aria-current="page"]::after { transform: scaleX(1); }
.nav-cta { border: 1px solid currentColor; padding: .9rem 1.7rem !important; transition: background .3s var(--ease), color .3s var(--ease), border-color .3s var(--ease); }
.site-header:not(.is-solid) .nav-cta { background: transparent; border-color: rgba(255, 255, 255, .8); }
.nav-cta:hover { background: var(--white); border-color: var(--white); color: var(--brand-deep); }
.is-solid .nav-cta { background: var(--brand); border-color: var(--brand); color: var(--white); }
.is-solid .nav-cta:hover { background: var(--brand-deep); border-color: var(--brand-deep); }
.brand { color: inherit; display: block; justify-self: center; line-height: 0; padding: 0; }
.brand-lockup { display: block; fill: currentColor; height: auto; overflow: visible; width: var(--lockup-w); }
.brand-lockup--compact { display: none; }
.footer-brand .brand-lockup { width: var(--lockup-w-footer); }

.menu-toggle { align-items: center; background: none; border: 0; color: inherit; display: none; gap: .7rem; justify-self: end; min-height: 48px; padding: .5rem 0; }
.menu-toggle-label { font-size: 11px; font-weight: 400; letter-spacing: .2em; text-transform: uppercase; }
.menu-toggle-icon { display: grid; gap: 6px; width: 26px; }
.menu-toggle-icon span { background: currentColor; display: block; height: 1px; transition: transform .35s var(--ease), opacity .2s; width: 100%; }
.menu-open .menu-toggle-icon span:first-child { transform: translateY(3.5px) rotate(45deg); }
.menu-open .menu-toggle-icon span:last-child { transform: translateY(-3.5px) rotate(-45deg); }
.menu-panel { background: var(--brand-deep); color: var(--white); display: flex; flex-direction: column; inset: 0; opacity: 0; overflow-y: auto; padding: calc(var(--header-h) + 1.5rem) var(--gutter) 2.5rem; position: fixed; transition: opacity .35s var(--ease), visibility .35s; visibility: hidden; z-index: 90; }
.menu-open .menu-panel { opacity: 1; visibility: visible; }
.menu-open .site-header { background: transparent; box-shadow: none; color: var(--white); }
.menu-open .site-header::before { opacity: 0; }
.menu-open .site-header .brand, .menu-open .site-header .nav { visibility: hidden; }
.menu-panel nav { display: grid; gap: .15rem; margin-block: auto; text-align: center; }
.menu-panel nav a { font-family: var(--font-display); font-size: clamp(1.8rem, 1.3rem + 3vw, 2.5rem); font-weight: var(--display-weight); line-height: 1.25; padding: .3rem 0; }
.menu-panel nav a[aria-current="page"] { text-decoration: underline; text-underline-offset: .25em; }
.menu-contact { border-top: 1px solid rgba(255, 255, 255, .2); display: grid; gap: .35rem; margin-top: 2rem; padding-top: 1.5rem; text-align: center; }
.menu-contact a { font-size: 1rem; letter-spacing: .04em; padding: .35rem; }
.menu-contact .eyebrow { color: var(--accent-soft); margin-bottom: .4rem; }

/* ---- Home hero: full-bleed photograph(s), copy bottom-left, caption bar --- */
.estate-hero { background: var(--brand-deep); color: var(--white); height: min(960px, 100svh); isolation: isolate; min-height: 640px; overflow: hidden; position: relative; }
.estate-hero .hero-slides { inset: 0; position: absolute; z-index: -2; }
.hero-slide { inset: 0; opacity: 0; position: absolute; transition: opacity .65s ease; }
.hero-slide.is-active { opacity: 1; z-index: 1; }
.hero-slide picture, .hero-slide img { height: 100%; width: 100%; }
.hero-slide img { object-fit: cover; object-position: var(--focus, 50% 50%); }
.estate-hero::after { background: linear-gradient(90deg, rgba(var(--scrim), .40), transparent 78%), linear-gradient(0deg, rgba(var(--scrim), .65), transparent 42%); content: ""; inset: 0; pointer-events: none; position: absolute; z-index: -1; }
.estate-hero-copy { bottom: 23%; left: 8.4%; max-width: min(1000px, 84%); position: absolute; }
.estate-location { font-size: 11px; letter-spacing: .16em; margin: 0 0 26px; text-transform: uppercase; }
.estate-hero h1 { color: var(--white); font-size: clamp(58px, 7vw, 104px); font-weight: var(--display-weight); letter-spacing: -.045em; line-height: 1.02; margin: 0 0 30px; max-width: 1000px; }
.hero-lede { font-size: 17px; line-height: 1.6; margin: -8px 0 34px; max-width: 52ch; text-shadow: 0 1px 12px rgba(var(--scrim), .6); }
.estate-hero-actions { display: flex; flex-wrap: wrap; gap: 20px 34px; }
.estate-hero-actions .estate-link { min-width: 180px; }
.estate-hero-foot { align-items: end; border-top: 1px solid rgba(255, 255, 255, .45); bottom: 30px; display: flex; gap: 24px; justify-content: space-between; left: var(--gutter); padding-top: 18px; position: absolute; right: var(--gutter); }
.hero-caption { color: var(--white); display: grid; gap: 6px; letter-spacing: 0; margin: 0; text-align: left; }
.hero-caption strong { font: 400 15px/1.3 var(--font-text); letter-spacing: .03em; }
.hero-caption span { font: 400 10px/1.3 var(--font-text); letter-spacing: .06em; }
.hero-controls { align-items: center; display: flex; gap: 16px; }
.hero-controls button { align-items: center; background: none; border: 0; border-radius: 0; color: var(--white); display: inline-flex; height: 32px; justify-content: center; padding: 4px; width: 26px; }
.hero-controls button:hover { opacity: .65; }
.hero-controls svg { height: 14px; width: 14px; }
.hero-count { font-size: 10px; font-variant-numeric: tabular-nums; letter-spacing: .14em; min-width: 3rem; text-align: center; }
[data-hero-toggle] .icon-pause, [data-hero].is-playing [data-hero-toggle] .icon-play { display: none; }
[data-hero-toggle] .icon-play, [data-hero].is-playing [data-hero-toggle] .icon-pause { display: block; }
.estate-hero.is-single .hero-controls { display: none; }

/* ---- Sections ------------------------------------------------------------ */
.estate-section { padding: clamp(64px, 7vw, 105px) var(--gutter) 0; }
.estate-section.closed { padding-bottom: clamp(64px, 7vw, 105px); }
.estate-section-head { align-items: end; display: flex; gap: 24px; justify-content: space-between; margin-bottom: 32px; }
.estate-section-head h2 { margin: 0; max-width: 24ch; }
.estate-section-head .estate-link { flex-shrink: 0; }
.section-heading { margin: 0 0 2rem; }
.section-heading h2 { margin: 0; max-width: 28ch; }
.section-heading .lede { margin: 1rem 0 0; max-width: 65ch; }

/* ---- Photo tiles and mosaics: the photograph sits behind the words -------- */
.photo-tile { background: var(--brand-deep); color: var(--white); display: block; isolation: isolate; min-width: 0; overflow: hidden; position: relative; }
.photo-tile picture, .photo-tile > img { height: 100%; inset: 0; position: absolute; width: 100%; z-index: -2; }
.photo-tile img { height: 100%; object-fit: cover; object-position: var(--focus, 50% 50%); transition: transform .7s ease; width: 100%; }
.photo-tile::after { background: linear-gradient(0deg, rgba(var(--scrim), .70), rgba(var(--scrim), .03) 62%); content: ""; inset: 0; pointer-events: none; position: absolute; z-index: -1; }
.photo-tile:hover img { transform: scale(1.025); }
.photo-tile-copy { bottom: 32px; left: 32px; position: absolute; right: 65px; }
.photo-tile-copy > span { display: block; font-size: 12px; letter-spacing: .06em; margin-bottom: 10px; }
.photo-tile h3 { color: var(--white); font-size: clamp(27px, 2.6vw, 40px); line-height: 1.1; margin: 0; }
.photo-tile p { color: rgba(255, 255, 255, .9); font-size: 14px; line-height: 1.55; margin: 10px 0 0; max-width: 42ch; }
.photo-tile-arrow { bottom: 32px; font: 300 27px/1 var(--font-text); position: absolute; right: 26px; }
.mosaic-lead { grid-row: span 2; }
.mosaic-lead h3 { font-size: clamp(38px, 4vw, 62px); }
.property-mosaic, .place-mosaic { display: grid; gap: 10px; grid-template-columns: 1.42fr 1fr; grid-template-rows: repeat(2, clamp(240px, 24vw, 370px)); }
.place-mosaic { grid-template-columns: 1.7fr 1fr; grid-template-rows: repeat(2, clamp(230px, 20vw, 310px)); }
.sold-mosaic, .tile-row { display: grid; gap: 10px; grid-template-columns: repeat(3, minmax(0, 1fr)); grid-template-rows: clamp(230px, 22vw, 330px); margin-top: 10px; }
.tile-row.two { grid-template-columns: repeat(2, minmax(0, 1fr)); grid-template-rows: clamp(260px, 26vw, 400px); }
.tile-row.four { grid-template-columns: repeat(4, minmax(0, 1fr)); }
.service-mosaic { display: grid; gap: 8px; grid-template-columns: 1fr 1fr; grid-template-rows: repeat(2, clamp(280px, 28vw, 430px)); }
.service-mosaic.three { grid-template-columns: 1.3fr 1fr; }
.service-mosaic .photo-tile-copy { bottom: 44px; left: var(--gutter); }
.service-mosaic .photo-tile h3 { font-size: clamp(36px, 4vw, 62px); }
.service-mosaic .photo-tile-arrow { bottom: 44px; right: 40px; }
.estate-services { margin-bottom: clamp(60px, 6vw, 96px); padding: 0; }
.photo-band { display: block; isolation: isolate; overflow: hidden; position: relative; }
.photo-band picture, .photo-band img { height: 100%; width: 100%; }
.photo-band img { aspect-ratio: 21 / 9; object-fit: cover; object-position: var(--focus, 50% 50%); }
.photo-band.thin img { aspect-ratio: auto; }
.photo-band figcaption, .photo-caption { color: var(--white); font-size: 10px; letter-spacing: .03em; margin: 0; position: absolute; right: var(--gutter); bottom: 14px; text-shadow: 0 1px 5px rgba(0, 0, 0, .8); }

/* Placeholder tile: a photograph the client still has to supply. */
.photo-placeholder { align-items: end; background: repeating-linear-gradient(135deg, var(--linen) 0 14px, var(--stone) 14px 15px); border: 1px dashed var(--line-strong); color: var(--ink-soft); display: grid; min-height: 100%; padding: 24px; }
.photo-placeholder .shot { display: grid; gap: 6px; }
.photo-placeholder .shot > span:first-child { font: 400 10px/1.5 var(--font-text); letter-spacing: .2em; text-transform: uppercase; }
.photo-placeholder .shot > strong { font: 400 clamp(18px, 1.6vw, 24px)/1.25 var(--font-display); }
.photo-placeholder .shot > small { font-size: 12px; line-height: 1.5; }
.photo-placeholder .inset { background: var(--paper); margin-bottom: 14px; padding: 8px; width: fit-content; }
.photo-placeholder .inset img { width: 120px; }

/* ---- Meet the agent: montage + copy -------------------------------------- */
.estate-meet { align-items: center; display: grid; gap: clamp(45px, 7vw, 110px); grid-template-columns: 1.15fr 1fr; margin: 0; padding: clamp(84px, 10vw, 150px) var(--gutter); }
.meet-montage { display: grid; gap: 12px; grid-template-columns: 1.1fr .8fr; grid-template-rows: 1fr 1fr; height: clamp(480px, 43vw, 650px); }
.meet-montage > * { margin: 0; min-width: 0; overflow: hidden; }
.meet-montage img { height: 100%; object-fit: cover; width: 100%; }
.montage-portrait { align-self: stretch; grid-row: 1 / 3; margin-top: 58px !important; }
.montage-portrait img { object-position: 50% 28%; }
.montage-detail { margin-bottom: 58px !important; }
.estate-meet-copy { max-width: 480px; }
.estate-meet-copy h2 { margin: 0 0 30px; }
.estate-meet-copy p:not(.estate-label) { color: var(--ink-soft); font-size: 16px; line-height: 1.8; }
.estate-meet-copy p:not(.estate-label) + p:not(.estate-label) { margin-top: 14px; }
.estate-meet-copy .estate-link { margin-top: 24px; }
.estate-credentials { border-top: 1px solid var(--line); display: flex; flex-wrap: wrap; font-size: 10px; gap: 10px 28px; letter-spacing: .08em; margin-top: 44px; padding-top: 22px; text-transform: uppercase; }
.estate-credentials a { border-bottom: 1px solid currentColor; }

/* ---- Recognition / proof band -------------------------------------------- */
.estate-recognition { padding: 0 var(--gutter) clamp(56px, 6vw, 90px); }
.estate-recognition-inner { border-top: 1px solid var(--line); padding-top: 34px; }
.estate-recognition .estate-label { margin-bottom: 26px; }
.recognition-list { display: grid; gap: 24px; grid-template-columns: repeat(4, minmax(0, 1fr)); }
.recognition-list.three { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.recognition-list li { border-left: 1px solid var(--line); min-width: 0; padding-left: 22px; }
.recognition-list li:first-child { border-left: 0; padding-left: 0; }
.rec-year { color: var(--ink-mute); display: block; font: 400 10px/1.5 var(--font-text); letter-spacing: .2em; margin-bottom: 8px; text-transform: uppercase; }
.rec-name { display: block; font-family: var(--font-display); font-size: clamp(20px, 1.7vw, 26px); letter-spacing: -.01em; line-height: 1.2; }
.rec-name a { border-bottom: 1px solid var(--line-strong); }
.estate-recognition .estate-source { margin-top: 24px; }

/* ---- Tile grid: photo behind heading, description, link ------------------ */
.tile-grid { display: grid; gap: 8px; grid-template-columns: repeat(4, minmax(0, 1fr)); }
.tile-grid.three { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.tile-grid.two { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.tile { color: var(--white); display: block; isolation: isolate; min-height: clamp(380px, 30vw, 460px); overflow: hidden; position: relative; }
.tile picture, .tile > img { height: 100%; inset: 0; position: absolute; width: 100%; z-index: -2; }
.tile img { height: 100%; object-fit: cover; object-position: var(--focus, 50% 50%); width: 100%; }
.tile::before { background: linear-gradient(0deg, rgba(var(--scrim), .76), transparent 75%); content: ""; display: block; inset: 0; position: absolute; transition: background-color .5s var(--ease); z-index: -1; }
.tile:hover::before, .tile:focus-visible::before { background-color: transparent; }
.tile-body { bottom: 0; padding: 28px; position: absolute; }
.tile-body h3 { color: var(--white); font-size: clamp(24px, 2vw, 30px); margin: 0 0 .6rem; }
.tile-body p { color: var(--white); font-size: 14px; line-height: 1.6; margin: 0 0 1rem; max-width: 30ch; }
.tile-more { align-items: center; color: var(--white); display: inline-flex; font-size: 9px; font-weight: 400; gap: .7em; letter-spacing: .2em; text-transform: uppercase; }
.tile-more::after { background: currentColor; content: ""; height: 1px; transition: width .4s var(--ease); width: 28px; }
.tile:hover .tile-more::after { width: 52px; }

/* ---- Testimonial band: a photograph with a paper quote card -------------- */
.estate-testimonial { align-items: center; color: var(--ink); display: flex; isolation: isolate; justify-content: flex-end; margin: 0; min-height: 720px; padding: 100px var(--gutter); position: relative; }
.estate-testimonial-photo { inset: 0; position: absolute; z-index: -2; }
.estate-testimonial-photo picture, .estate-testimonial-photo img { height: 100%; width: 100%; }
.estate-testimonial-photo img { object-fit: cover; object-position: var(--focus, 50% 62%); }
.estate-quote { background: var(--paper); padding: 50px 44px; width: min(430px, 42%); }
.estate-quote blockquote { font: var(--heading-weight) clamp(25px, 2.4vw, 36px)/1.4 var(--font-display); letter-spacing: -.025em; margin: 0 0 30px; }
.estate-reviewer { font-size: 12px; margin: 0 0 34px; }
.estate-reviewer span { color: var(--ink-mute); display: block; font-size: 10px; line-height: 1.5; margin-top: 8px; }
.estate-reviewer a { border-bottom: 1px solid currentColor; }
.estate-ratings { align-items: center; color: var(--ink-soft); display: flex; flex-wrap: wrap; font-size: 11px; gap: 6px 10px; letter-spacing: .04em; margin: -16px 0 30px; }
.estate-ratings a { border-bottom: 1px solid currentColor; color: inherit; }
.estate-photo-credit { bottom: 24px; color: var(--white); font-size: 10px; left: var(--gutter); letter-spacing: .03em; margin: 0; position: absolute; text-shadow: 0 1px 5px #000; }

/* ---- Review rail: cards that scroll sideways ------------------------------ */
.rail-wrap { position: relative; }
.rail { display: grid; gap: clamp(1rem, 1.6vw, 1.5rem); grid-auto-columns: clamp(300px, 31.5%, 420px); grid-auto-flow: column; overflow-x: auto; overscroll-behavior-x: contain; padding-bottom: 1rem; scroll-snap-type: x mandatory; scrollbar-width: none; }
.rail::-webkit-scrollbar { display: none; }
.review { background: var(--white); border: 1px solid var(--line); display: flex; flex-direction: column; padding: clamp(1.6rem, 2.4vw, 2.4rem); scroll-snap-align: start; }
.surface-linen .review { background: var(--paper); }
.review-kicker { color: var(--ink-mute); font-size: 10px; letter-spacing: .2em; margin-bottom: 1.2rem; text-transform: uppercase; }
.review blockquote p { font: var(--heading-weight) clamp(1.1rem, 1.05rem + .3vw, 1.3rem)/1.5 var(--font-display); margin: 0 0 1.75rem; }
.review footer { border-top: 1px solid var(--line); display: grid; font-size: .9375rem; gap: .1rem; margin-top: auto; padding-top: 1.1rem; }
.review footer span { color: var(--ink-mute); font-size: .8125rem; }
.rail-controls { align-items: center; display: flex; gap: .5rem; justify-content: flex-start; margin-top: 1rem; }
.round-button { align-items: center; background: none; border: 1px solid var(--line-strong); border-radius: 50%; color: inherit; display: inline-flex; height: 48px; justify-content: center; transition: background .25s, color .25s, border-color .25s; width: 48px; }
.round-button:hover:not(:disabled) { background: var(--brand); border-color: var(--brand); color: var(--white); }
.round-button:disabled { cursor: default; opacity: .35; }
.round-button svg { height: 14px; width: 14px; }
.review-grid { display: grid; gap: clamp(1rem, 1.6vw, 1.5rem); grid-template-columns: repeat(2, minmax(0, 1fr)); }
.lead-quote { max-width: 940px; margin: 0 auto; text-align: center; }
.lead-quote blockquote { font: var(--heading-weight) clamp(27px, 3vw, 42px)/1.3 var(--font-display); letter-spacing: -.02em; }
.lead-quote figcaption { color: var(--ink-mute); font-size: 14px; margin-top: 24px; }
.rating-row { border-block: 1px solid var(--line); display: grid; grid-template-columns: repeat(3, 1fr); margin: 0 auto 1.25rem; max-width: 60rem; }
.rating { border-left: 1px solid var(--line); display: grid; gap: .2rem; justify-items: center; padding: 1.5rem 1rem; text-align: center; }
.rating:first-child { border-left: 0; }
.rating-score { font-family: var(--font-display); font-size: 2.4rem; font-weight: var(--display-weight); line-height: 1; }
.rating-source { font-size: 10px; letter-spacing: .2em; margin-top: .4rem; text-transform: uppercase; }
.rating-count { color: var(--ink-mute); font-size: .875rem; }

/* ---- Interior page hero: the photograph spans the viewport --------------- */
.page-hero { align-items: flex-end; background: var(--brand-deep); color: var(--white); display: flex; height: auto; isolation: isolate; min-height: 76svh; overflow: hidden; padding: clamp(150px, 22vh, 250px) 0 90px; position: relative; }
.page-hero::before { background: linear-gradient(0deg, rgba(var(--scrim), .74), rgba(var(--scrim), .03) 78%); content: ""; display: block; inset: 0; pointer-events: none; position: absolute; z-index: 1; }
.page-hero-media { height: 100%; inset: 0; position: absolute; width: 100%; z-index: 0; }
.page-hero-media picture, .page-hero-media img { height: 100%; width: 100%; }
.page-hero-media img { object-fit: cover; object-position: var(--focus, 50% 50%); }
.page-hero-heading { margin-inline: auto; position: relative; width: var(--container); z-index: 2; }
.page-hero h1 { color: var(--white); font-size: clamp(46px, 5.6vw, 84px); font-weight: var(--display-weight); line-height: 1.06; max-width: 24ch; }
.page-hero .lede { color: var(--white); font-size: 17px; line-height: 1.65; margin-top: 24px; max-width: 58ch; }
.page-hero .eyebrow, .page-hero .crumbs { color: var(--white); }
.crumbs { display: flex; flex-wrap: wrap; font-size: 10px; gap: .6rem; letter-spacing: .2em; margin: 0 0 24px; opacity: .85; text-transform: uppercase; }
.crumbs li + li::before { content: "/"; margin-right: .6rem; opacity: .6; }
.page-hero .photo-caption { bottom: 18px; max-width: 70%; right: var(--gutter); text-align: right; width: auto; z-index: 2; }
.page-hero .button-row { margin-top: 25px; }
.page-hero.property-hero { min-height: 88svh; }
.page-hero.plain { background: var(--paper); color: var(--ink); min-height: 0; padding-block: calc(var(--header-h) + 65px) 30px; }
.page-hero.plain::before { display: none; }
.page-hero.plain h1 { color: var(--ink); }
.page-hero.plain .lede { color: var(--ink-soft); }
.page-hero.plain .crumbs, .page-hero.plain .eyebrow { color: var(--ink-mute); }
.page-hero.plain + .section { border-top: 0; }

/* ---- Cards: photograph with the text over it (listings, sales) ----------- */
.card-grid { display: grid; gap: 10px; grid-template-columns: repeat(2, minmax(0, 1fr)); }
.card-grid.three { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.card { background: var(--brand-deep); color: var(--white); display: flex; flex-direction: column; isolation: isolate; justify-content: flex-end; min-height: 520px; min-width: 0; overflow: hidden; position: relative; }
.card-media { inset: 0; position: absolute; z-index: -2; }
.card-media picture, .card-media img { height: 100%; width: 100%; }
.card-media img { object-fit: cover; object-position: var(--focus, 50% 50%); transition: transform 1.2s var(--ease); }
.card:hover .card-media img { transform: scale(1.03); }
.card::before { background: linear-gradient(0deg, rgba(var(--scrim), .88), rgba(var(--scrim), .08) 72%); content: ""; inset: 0; pointer-events: none; position: absolute; z-index: -1; }
.card-body { display: block; padding: 32px; }
.card-body h3 { color: var(--white); font-size: clamp(30px, 3.4vw, 50px); line-height: 1.12; margin: 10px 0 18px; }
.card-body h3 a::after { content: ""; inset: 0; position: absolute; }
.card-kicker { color: var(--white); font-size: 11px; letter-spacing: .04em; margin: 0; text-transform: uppercase; }
.card-meta { color: var(--white); display: flex; flex-wrap: wrap; font-size: 14px; gap: 10px 20px; line-height: 1.6; margin: 0; }
.card-meta span + span::before { content: "·"; margin-right: 20px; opacity: .7; }
.card-role { color: rgba(255, 255, 255, .84); font-size: 11px; margin: 16px 0 0; }
.card-tag { background: rgba(var(--paper-rgb), .95); color: var(--ink); font-size: 10px; left: 24px; letter-spacing: .13em; padding: .5rem .9rem; position: absolute; text-transform: uppercase; top: 22px; z-index: 1; }
.card-grid > .card:nth-child(3n + 1) { grid-column: 1 / -1; min-height: 560px; }
.card-grid > .card:nth-child(3n + 1) .card-body { max-width: 850px; }
.card-grid.even > .card:nth-child(3n + 1) { grid-column: auto; min-height: 520px; }

/* ---- Guides: photo tiles with a heading and one line ---------------------- */
.guide-grid { display: grid; gap: 10px; grid-auto-rows: minmax(330px, auto); grid-template-columns: minmax(0, 1.18fr) minmax(0, 1fr); }
.guide { background: var(--brand-deep); color: var(--white); display: flex; flex-direction: column; isolation: isolate; min-height: 330px; overflow: hidden; position: relative; }
.guide:first-child { grid-row: span 2; }
.guide-media { inset: 0; position: absolute; z-index: -2; }
.guide-media picture, .guide-media img { height: 100%; width: 100%; }
.guide-media img { object-fit: cover; object-position: var(--focus, 50% 50%); }
.guide::before { background: linear-gradient(0deg, rgba(var(--scrim), .86), rgba(var(--scrim), .03) 85%); content: ""; inset: 0; pointer-events: none; position: absolute; z-index: -1; }
.guide-body { display: flex; flex: 1; flex-direction: column; justify-content: flex-end; padding: 34px; }
.guide-body .eyebrow { color: var(--white); font-size: 10px; letter-spacing: .12em; margin: 0 0 15px; }
.guide-body h3 { color: var(--white); font-size: clamp(29px, 2.8vw, 42px); line-height: 1.16; margin: 0; max-width: 22ch; padding-right: 20px; }
.guide:first-child h3 { font-size: clamp(36px, 3.3vw, 50px); }
.guide-body h3 a::after { content: ""; inset: 0; position: absolute; }
.guide-body p { color: rgba(255, 255, 255, .9); font-size: 13px; line-height: 1.55; margin: 12px 0 0; max-width: 46ch; padding-right: 28px; }
.guide-arrow { bottom: 30px; color: var(--white); font-size: 26px; position: absolute; right: 22px; }
.guide-grid.compact { grid-auto-rows: minmax(360px, auto); }
.guide-grid.compact .guide:first-child { grid-row: auto; }
.guide-grid.compact .guide:first-child h3 { font-size: clamp(29px, 2.8vw, 42px); }

/* ---- Gallery: bento of photographs, opens a lightbox ---------------------- */
.gallery { display: grid; gap: 9px; grid-auto-rows: clamp(200px, 21vw, 310px); grid-template-columns: repeat(3, minmax(0, 1fr)); }
.gallery > li { display: contents; }
.gallery-item { background: var(--stone); display: block; height: 100%; min-width: 0; overflow: hidden; position: relative; width: 100%; }
.gallery-item::after { align-items: center; background: rgba(0, 0, 0, .3); border: 1px solid rgba(255, 255, 255, .8); bottom: 16px; color: var(--white); content: ""; background: url("/assets/arrow-diagonal.svg") center/20px no-repeat; filter: brightness(0) invert(1); display: grid; font-size: 21px; height: 36px; place-items: center; pointer-events: none; position: absolute; right: 18px; width: 36px; }
.gallery-item picture, .gallery-item img { height: 100%; width: 100%; }
.gallery-item img { object-fit: cover; }
.gallery > li:first-child .gallery-item, .gallery > li:nth-child(9n) .gallery-item { grid-column: span 2; grid-row: span 2; }
.gallery > li:nth-child(7n) .gallery-item { grid-column: span 2; }
.lightbox { background: var(--brand-deep); border: 0; color: var(--white); max-height: 96svh; max-width: 96vw; padding: 60px 75px 35px; width: 1400px; }
.lightbox::backdrop { background: rgba(var(--scrim), .93); }
.lightbox img { height: min(70svh, 850px); object-fit: contain; width: 100%; }
.lightbox figcaption { font-size: 14px; margin: 16px auto 0; max-width: 900px; text-align: center; }
.lightbox-close { background: transparent; border: 0; color: var(--white); font-size: 30px; height: 44px; position: absolute; right: 20px; top: 10px; width: 44px; }
.lightbox-prev, .lightbox-next { background: transparent; border: 0; color: var(--white); font-size: 30px; height: 60px; position: absolute; top: 45%; width: 44px; }
.lightbox-prev { left: 12px; }
.lightbox-next { right: 12px; }
.lightbox-count { color: rgba(255, 255, 255, .7); font-size: 12px; margin-top: 10px; text-align: center; }

/* ---- Split: photograph one side, words the other -------------------------- */
.split { align-items: center; display: grid; gap: clamp(2rem, 6vw, 6rem); grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); }
.split-media { min-width: 0; }
.split-media img { aspect-ratio: 5 / 4; object-fit: cover; object-position: var(--focus, 50% 50%); width: 100%; }
.split.flip .split-media { order: 2; }
.split-copy h2 { font-size: clamp(32px, 3.4vw, 50px); margin-bottom: 1.3rem; }
.split-copy p { color: var(--ink-soft); max-width: 52ch; }
.split-copy .estate-link, .split-copy .text-link { margin-top: .8rem; }
.on-dark .split-copy p { color: rgba(255, 255, 255, .84); }
.split-copy ul.plain { display: grid; gap: .5rem 2rem; grid-template-columns: 1fr 1fr; margin: 1.4rem 0; }
.split-copy ul.plain li { border-top: 1px solid var(--line); font-size: .9375rem; padding-top: .6rem; }
.on-dark .split-copy ul.plain li { border-color: rgba(255, 255, 255, .25); }

/* ---- Closing contact over a photograph ------------------------------------ */
.closing-contact { background: var(--brand-deep); color: var(--white); display: grid; isolation: isolate; min-height: 520px; overflow: hidden; padding: 95px var(--gutter); place-items: center; position: relative; }
.closing-photo { inset: 0; position: absolute; z-index: -2; }
.closing-photo picture, .closing-photo img { height: 100%; width: 100%; }
.closing-photo img { object-fit: cover; object-position: var(--focus, 50% 55%); }
.closing-contact::before { background: rgba(var(--scrim), .5); content: ""; inset: 0; position: absolute; z-index: -1; }
.closing-inner { display: block; max-width: 850px; text-align: center; width: 100%; }
.closing-inner h2 { color: var(--white); font-size: clamp(44px, 5vw, 76px); margin: 0 auto; max-width: 20ch; }
.closing-inner p { font-size: 17px; margin: 22px auto 0; max-width: 48ch; }
.closing-actions { align-items: center; display: flex; flex-wrap: wrap; font-size: 12px; gap: 25px; justify-content: center; margin-top: 34px; }
.closing-actions .button { background: transparent; border-color: rgba(255, 255, 255, .8); color: var(--white); }
.closing-actions .button:hover { background: var(--white); color: var(--brand-deep); }
.closing-actions > a:not(.button) { border-bottom: 1px solid rgba(255, 255, 255, .6); }

/* ---- Footer ------------------------------------------------------------- */
.site-footer { background: var(--brand-deep); color: rgba(255, 255, 255, .82); font-size: .9375rem; padding-block: clamp(3.5rem, 6vw, 5.5rem) 2rem; }
.footer-brand { border-bottom: 1px solid rgba(255, 255, 255, .16); color: var(--white); display: grid; justify-items: center; margin-bottom: clamp(2.5rem, 4vw, 3.5rem); padding-bottom: clamp(2.25rem, 4vw, 3.25rem); text-align: center; }
.footer-brand p { font-family: var(--font-text); font-size: 13px; letter-spacing: .04em; margin: 1.1rem 0 0; opacity: .85; }
.footer-grid { display: grid; gap: 2.5rem clamp(1.5rem, 4vw, 4rem); grid-template-columns: repeat(4, 1fr); }
.footer-col { align-content: start; display: grid; gap: .5rem; }
.footer-label { color: var(--accent-soft); font-size: 10px; letter-spacing: .22em; margin: 0 0 .6rem; text-transform: uppercase; }
.footer-col a { transition: color .2s; width: fit-content; }
.footer-col a:hover { color: var(--white); text-decoration: underline; text-underline-offset: .3em; }
.footer-col span { color: rgba(255, 255, 255, .7); }
.footer-legal { border-top: 1px solid rgba(255, 255, 255, .16); color: rgba(255, 255, 255, .68); display: grid; font-size: .8125rem; gap: .6rem; line-height: 1.55; margin-top: clamp(2.5rem, 4vw, 3.5rem); padding-top: 1.75rem; text-align: center; }
.footer-legal p { margin: 0 auto; max-width: 92ch; }
.footer-legal a { border-bottom: 1px solid rgba(255, 255, 255, .3); }
.footer-legal a:hover { color: var(--white); }
.footer-base { align-items: center; display: flex; flex-wrap: wrap; gap: .5rem 1.5rem; justify-content: center; margin-top: .6rem; }

/* ---- Reading: prose, statements, lists, FAQ, facts, steps ----------------- */
.prose { max-width: 42rem; }
.prose > p:first-child, .prose .lead-p { color: var(--ink); font-size: clamp(1.15rem, 1.08rem + .35vw, 1.35rem); line-height: 1.55; }
.prose p, .prose li { color: var(--ink-soft); }
.prose h2 { font-size: clamp(1.7rem, 1.4rem + 1.2vw, 2.3rem); margin: 3rem 0 1rem; }
.prose h2:first-child { margin-top: 0; }
.prose h3 { margin: 2rem 0 .6rem; }
.prose ul { display: grid; gap: .6rem; margin: 0 0 1.5rem; }
.prose ul li { padding-left: 1.5rem; position: relative; }
.prose ul li::before { background: var(--accent); content: ""; height: 1px; left: 0; position: absolute; top: .85em; width: .8rem; }
.statement { font-family: var(--font-display); font-size: clamp(26px, 2.6vw, 38px); font-weight: var(--heading-weight); letter-spacing: -.02em; line-height: 1.3; margin: 0; max-width: 32ch; text-wrap: balance; }
.intro-grid { align-items: start; display: grid; gap: clamp(2rem, 6vw, 6rem); grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); }
.intro-copy p { color: var(--ink-soft); }
.check-list { display: grid; gap: .85rem; }
.check-list li { display: grid; gap: .9rem; grid-template-columns: 1.25rem 1fr; }
.check-list li::before { background: var(--accent); content: ""; height: 1px; margin-top: .85em; width: .8rem; }
.faq { border-top: 1px solid var(--line-strong); }
.faq details { border-bottom: 1px solid var(--line); scroll-margin-top: 110px; }
.faq summary { align-items: center; display: grid; font-family: var(--font-display); font-size: clamp(22px, 1.9vw, 27px); gap: 1.5rem; grid-template-columns: 1fr auto; line-height: 1.3; list-style: none; padding: 1.5rem 0; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { border: 1px solid var(--line-strong); border-radius: 50%; content: "+"; display: grid; font-family: var(--font-text); font-size: 1.15rem; font-weight: 300; height: 38px; place-items: center; transition: transform .35s var(--ease), background .25s, color .25s; width: 38px; }
.faq details[open] summary::after { background: var(--brand); border-color: var(--brand); color: var(--white); transform: rotate(45deg); }
.faq summary:hover { color: var(--brand); }
.faq-answer { color: var(--ink-soft); max-width: 66ch; padding: 0 0 1.75rem; }
.faq-answer .answer-lead { color: var(--ink); font-size: 1.15rem; line-height: 1.55; }
.facts { border-block: 1px solid var(--line); display: grid; grid-template-columns: repeat(auto-fit, minmax(150px, 1fr)); margin: 0; }
.fact { border-left: 1px solid var(--line); display: grid; gap: .3rem; padding: 1.4rem 1rem; text-align: center; }
.fact:first-child { border-left: 0; }
.fact dt { color: var(--ink-mute); font-size: 10px; letter-spacing: .2em; text-transform: uppercase; }
.fact dd { font-family: var(--font-display); font-size: 1.35rem; margin: 0; }
.steps { counter-reset: step; display: grid; gap: clamp(1.5rem, 3vw, 3rem); grid-template-columns: repeat(3, minmax(0, 1fr)); }
.steps.two { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.step { border-top: 1px solid var(--line-strong); counter-increment: step; padding-top: 1.4rem; }
.steps.numbered .step::before { color: var(--accent); content: "0" counter(step); display: block; font-size: 1.6rem; font-weight: 300; letter-spacing: .06em; line-height: 1; margin-bottom: 1rem; }
.step h3 { font-size: clamp(22px, 1.8vw, 26px); margin-bottom: .6rem; }
.step p { color: var(--ink-soft); font-size: 1rem; margin: 0; }
.on-dark .step { border-top-color: rgba(255, 255, 255, .28); }
.on-dark .step p { color: rgba(255, 255, 255, .82); }
.ledger { border-top: 1px solid var(--line-strong); margin: 0; }
.ledger-row { align-items: baseline; border-bottom: 1px solid var(--line); display: grid; gap: .5rem 1.5rem; grid-template-columns: 7.5rem 1fr auto; padding: 1.05rem 0; transition: padding .3s var(--ease); }
a.ledger-row:hover { padding-left: .6rem; }
.ledger-row > b, .ledger-row > dt { font-family: var(--font-display); font-size: 1.5rem; font-weight: var(--heading-weight); }
.ledger-row > span, .ledger-row > dd { margin: 0; }
.ledger-row > .overline { color: var(--ink-mute); font-size: 10px; letter-spacing: .18em; text-transform: uppercase; }
.ledger-row a { border-bottom: 1px solid var(--line-strong); }
.link-list { display: grid; gap: 28px 60px; grid-template-columns: 1fr 1fr; }
.link-list li { border-top: 1px solid var(--line); padding-top: 20px; }
.link-list a, .link-list b { display: inline-block; font-weight: 500; line-height: 1.45; }
.link-list a { border-bottom: 1px solid var(--line-strong); }
.link-list span { color: var(--ink-mute); display: block; font-size: 15px; margin-top: 9px; }
.record-table { border-collapse: collapse; font-size: .9375rem; width: 100%; }
.record-table th { border-bottom: 1px solid var(--line-strong); color: var(--ink-mute); font-size: 10px; font-weight: 500; letter-spacing: .2em; padding: .9rem 1rem; text-align: left; text-transform: uppercase; }
.record-table td { border-bottom: 1px solid var(--line); padding: 1rem; vertical-align: baseline; }
.record-table td:first-child { font-family: var(--font-display); font-size: 1.1rem; }
.pager { align-items: center; border-top: 1px solid var(--line); display: grid; gap: 1rem; grid-template-columns: 1fr auto 1fr; padding-top: 2rem; }
.pager a { display: grid; gap: .2rem; }
.pager a:last-child { justify-items: end; text-align: right; }
.pager small { color: var(--ink-mute); font-size: 10px; letter-spacing: .2em; text-transform: uppercase; }
.pager span { font-family: var(--font-display); font-size: 1.2rem; }

/* ---- Forms ---------------------------------------------------------------- */
.form-card { background: var(--white); border: 1px solid var(--line); display: grid; gap: 1.25rem; padding: clamp(1.75rem, 3.4vw, 3rem); }
.field { display: grid; gap: .45rem; }
.field label, .field legend, .form-card > label, .form-card legend { font-size: 10px; font-weight: 500; letter-spacing: .18em; padding: 0; text-transform: uppercase; }
.form-card input:not([type="radio"]):not([type="checkbox"]), .form-card textarea, .form-card select { background: var(--paper); border: 1px solid var(--line-strong); border-radius: 0; font-size: 1rem; margin-top: .45rem; min-height: 52px; padding: .8rem 1rem; transition: border-color .2s, box-shadow .2s; width: 100%; }
.form-card textarea { min-height: 140px; resize: vertical; }
.form-card input:focus, .form-card textarea:focus, .form-card select:focus { border-color: var(--brand); box-shadow: 0 0 0 3px rgba(var(--brand-rgb), .16); outline: none; }
.form-card input[aria-invalid="true"], .form-card textarea[aria-invalid="true"] { border-color: #9a3224; }
.field-pair, .row2 { display: grid; gap: 1.25rem; grid-template-columns: 1fr 1fr; }
.form-card fieldset { border: 0; margin: 0; padding: 0; }
.choice-row, .opts { display: flex; flex-wrap: wrap; gap: .6rem 1.4rem; margin-top: .5rem; }
.opts label { align-items: center; display: inline-flex !important; font-size: .9375rem; gap: .5rem; letter-spacing: 0; text-transform: none; }
.consent { align-items: start; display: flex !important; font-size: .875rem !important; gap: .75rem; letter-spacing: 0 !important; text-transform: none !important; }
.consent input { margin: .35rem 0 0; }
.form-note, .form-status { color: var(--ink-mute); font-size: .8125rem; line-height: 1.5; margin: 0; }
.form-status { background: var(--paper); border: 1px solid var(--line); color: var(--ink); font-size: 1rem; margin-top: 1rem; padding: 1.25rem; }
.form-status.fail { border-color: #9a3224; }
.form-status ul { list-style: disc; padding-left: 1.2rem; }
.form-status a { text-decoration: underline; }
.hp { clip-path: inset(100%); height: 1px; overflow: hidden; position: absolute !important; width: 1px; }
.contact-grid { align-items: start; display: grid; gap: clamp(2.5rem, 6vw, 6rem); grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); }
.contact-methods > a { display: block; font: var(--heading-weight) 1.6rem/1.5 var(--font-display); overflow-wrap: anywhere; }
.contact-methods .text-link { font: 500 .75rem var(--font-text); margin-top: .8rem; }

/* ---- Motion --------------------------------------------------------------- */
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
  .photo-tile:hover img, .card:hover .card-media img { transform: none; }
}

/* ---- Tablet --------------------------------------------------------------- */
@media (max-width: 1160px) {
  .nav { display: none; }
  .site-header { grid-template-columns: auto 1fr; }
  .brand { justify-self: start; }
  .brand-lockup { width: calc(var(--lockup-w) * .9); }
  .menu-toggle { display: inline-flex; }
  .estate-hero h1 { font-size: 8.6vw; }
  .estate-hero-copy { left: var(--gutter); }
  .estate-meet { gap: 45px; }
  .estate-meet-copy h2 { font-size: 46px; }
  .estate-quote { padding: 34px; width: 43%; }
  .tile-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .tile-grid.three { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .tile-body { padding: 22px; }
  .tile-body h3 { font-size: 26px; }
  .card { min-height: 460px; }
  .card-body { padding: 26px; }
  .guide-body { padding: 27px; }
  .recognition-list, .recognition-list.three { grid-template-columns: repeat(2, minmax(0, 1fr)); row-gap: 1.75rem; }
  .recognition-list li:nth-child(odd) { border-left: 0; padding-left: 0; }
  .steps { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .footer-grid { grid-template-columns: repeat(2, 1fr); }
  .intro-grid, .contact-grid { grid-template-columns: 1fr; }
}

/* ---- Phone ---------------------------------------------------------------- */
@media (max-width: 760px) {
  :root { --header-h: 78px; --header-h-solid: 70px; }
  body { font-size: 1.0625rem; }
  .brand-lockup { width: var(--lockup-w-phone); }
  .footer-brand .brand-lockup { width: min(var(--lockup-w-footer), 85vw); }
  .estate-hero { height: 90svh; max-height: 940px; min-height: 620px; }
  .hero-slide img { object-position: var(--focus-phone, var(--focus, 59% 50%)); }
  .estate-hero-copy { bottom: 24%; left: 24px; max-width: none; right: 24px; }
  .estate-hero h1 { font-size: clamp(38px, 9.6vw, 70px); letter-spacing: -.04em; line-height: 1.08; margin-bottom: 28px; }
  .estate-location { font-size: 9px; letter-spacing: .09em; line-height: 1.7; margin-bottom: 22px; max-width: 32ch; }
  .hero-lede { font-size: 15px; margin-bottom: 26px; }
  .estate-hero-actions { flex-wrap: wrap; gap: 16px 22px; }
  .estate-hero-actions .estate-link { font-size: 9px; gap: 16px; min-width: 0; }
  .estate-hero-foot { bottom: 23px; padding-top: 16px; }
  .hero-caption strong { font-size: 13px; }
  .hero-caption span { font-size: 8px; }
  .hero-controls { gap: 6px; }
  .hero-count { font-size: 9px; }
  .estate-section { padding-top: 55px; }
  .estate-section.closed { padding-bottom: 55px; }
  .estate-section-head { display: block; margin-bottom: 27px; }
  .estate-section-head h2 { font-size: 39px; }
  .estate-section-head .estate-link { margin-top: 23px; }
  .property-mosaic, .place-mosaic { gap: 7px; grid-template-columns: 1fr 1fr; grid-template-rows: 400px 270px; }
  .property-mosaic .mosaic-lead, .place-mosaic .mosaic-lead { grid-column: 1 / -1; grid-row: auto; }
  .sold-mosaic, .tile-row, .tile-row.four { gap: 7px; grid-template-columns: 1fr 1fr; grid-template-rows: auto; grid-auto-rows: 270px; }
  .tile-row.two { grid-template-columns: 1fr; grid-auto-rows: 330px; }
  .photo-tile-copy { bottom: 22px; left: 17px; right: 25px; }
  .photo-tile-copy > span { font-size: 11px; letter-spacing: 0; margin-bottom: 8px; }
  .photo-tile h3 { font-size: 25px; }
  .photo-tile p { font-size: 13px; }
  .mosaic-lead h3 { font-size: 38px; }
  .photo-tile-arrow { bottom: 14px; font-size: 20px; right: 14px; }
  .estate-source { font-size: 9px; }
  .estate-meet { display: block; padding: 70px var(--gutter); }
  .meet-montage { gap: 8px; grid-template-columns: 1.15fr .8fr; height: 430px; margin-bottom: 40px; }
  .montage-portrait { margin-top: 40px !important; }
  .montage-detail { margin-bottom: 40px !important; }
  .estate-meet-copy { max-width: 600px; }
  .estate-meet-copy h2 { font-size: 44px; margin-bottom: 25px; }
  .estate-credentials { font-size: 9px; margin-top: 30px; }
  .service-mosaic, .service-mosaic.three { gap: 6px; grid-template-columns: 1fr 1fr; grid-template-rows: 480px 320px; }
  .service-mosaic .mosaic-lead { grid-column: 1 / -1; grid-row: auto; }
  .service-mosaic .photo-tile-copy { bottom: 28px; left: 22px; right: 22px; }
  .service-mosaic .photo-tile h3 { font-size: 32px; }
  .service-mosaic .mosaic-lead h3 { font-size: 46px; }
  .service-mosaic .photo-tile-arrow { bottom: 15px; font-size: 21px; right: 18px; }
  .estate-testimonial { min-height: 0; padding: 275px 22px 55px; }
  .estate-testimonial-photo img { object-position: 26% 50%; }
  .estate-quote { max-width: 500px; padding: 32px; width: 100%; }
  .estate-quote blockquote { font-size: 30px; }
  .estate-photo-credit { bottom: 17px; font-size: 8px; left: 22px; }
  .page-hero { min-height: 74svh; padding: 160px 0 68px; }
  .page-hero h1 { font-size: clamp(40px, 8vw, 62px); max-width: 20ch; }
  .page-hero .lede { font-size: 15px; line-height: 1.6; margin-top: 20px; }
  .crumbs { font-size: 9px; margin-bottom: 22px; }
  .page-hero.property-hero { min-height: 80svh; }
  .page-hero .photo-caption { bottom: 10px; font-size: 8px; max-width: 84%; }
  .closing-contact { min-height: 440px; padding: 72px 22px; }
  .closing-inner h2 { font-size: 43px; }
  .closing-inner p { font-size: 15px; }
  .closing-actions { gap: 18px; }
  .closing-actions .button { flex-basis: 100%; margin-inline: 50px; max-width: 220px; }
  .tile-grid, .tile-grid.three, .tile-grid.two { grid-template-columns: 1fr; }
  .tile { min-height: 400px; }
  .tile-body h3 { font-size: 35px; }
  .card-grid, .card-grid.three { gap: 8px; grid-template-columns: 1fr; }
  .card, .card-grid > .card:nth-child(3n + 1) { grid-column: auto; min-height: 440px; }
  .card-body { padding: 25px 23px; }
  .card-body h3 { font-size: 36px; }
  .guide-grid, .guide-grid.compact { gap: 8px; grid-auto-rows: minmax(310px, auto); grid-template-columns: 1fr; }
  .guide, .guide:first-child { grid-row: auto; min-height: 310px; }
  .guide-body { padding: 28px 24px; }
  .guide-body h3, .guide:first-child h3 { font-size: 34px; }
  .gallery { gap: 6px; grid-auto-rows: 170px; grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .gallery > li:first-child .gallery-item, .gallery > li:nth-child(9n) .gallery-item { grid-column: 1 / -1; grid-row: span 2; }
  .gallery > li:nth-child(7n) .gallery-item { grid-column: 1 / -1; }
  .gallery-item::after { bottom: 9px; font-size: 18px; height: 28px; right: 9px; width: 28px; }
  .lightbox { max-height: 100svh; max-width: 100vw; padding: 55px 15px 22px; width: 100vw; }
  .lightbox img { height: 63svh; }
  .lightbox-prev, .lightbox-next { bottom: 7px; top: auto; }
  .split, .split.flip { grid-template-columns: 1fr; }
  .split.flip .split-media { order: 0; }
  .split-copy ul.plain { grid-template-columns: 1fr; }
  .review-grid { grid-template-columns: 1fr; }
  .rail { grid-auto-columns: 86%; }
  .rating-row { grid-template-columns: 1fr; }
  .rating { border-left: 0; border-top: 1px solid var(--line); }
  .rating:first-child { border-top: 0; }
  .lead-quote blockquote { font-size: 29px; line-height: 1.35; }
  .recognition-list, .recognition-list.three { grid-template-columns: 1fr; }
  .recognition-list li { border-left: 0; padding-left: 0; }
  .steps, .steps.two { grid-template-columns: 1fr; }
  .facts { grid-template-columns: 1fr 1fr; }
  .fact:nth-child(odd) { border-left: 0; }
  .fact:nth-child(n + 3) { border-top: 1px solid var(--line); }
  .faq summary { font-size: 22px; padding: 1.25rem 0; }
  .ledger-row { gap: .2rem 1rem; grid-template-columns: 5rem 1fr; }
  .ledger-row > .overline { grid-column: 2; }
  .link-list { grid-template-columns: 1fr; gap: 22px; }
  .field-pair, .row2 { grid-template-columns: 1fr; }
  .pager { grid-template-columns: 1fr 1fr; }
  .pager .pager-all { grid-column: 1 / -1; grid-row: 1; justify-self: center; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .photo-band img { aspect-ratio: 16 / 9; }
  .photo-band.thin img { aspect-ratio: auto; }
}
@media (max-width: 480px) {
  .property-mosaic, .place-mosaic { grid-template-columns: 1fr; grid-template-rows: 400px 330px 330px; }
  .sold-mosaic, .tile-row, .tile-row.four { grid-template-columns: 1fr; grid-auto-rows: 330px; }
  .service-mosaic, .service-mosaic.three { grid-template-columns: 1fr; grid-template-rows: 440px 350px 350px; }
  .photo-tile-copy { bottom: 28px; left: 24px; right: 45px; }
  .photo-tile h3 { font-size: 34px; }
  .mosaic-lead h3 { font-size: 38px; }
  .photo-tile-arrow { bottom: 28px; right: 20px; }
  .footer-grid { grid-template-columns: 1fr; text-align: center; }
  .footer-col a, .footer-col span { margin-inline: auto; }
}
@media (max-width: 360px) {
  .brand-lockup--full { display: none; }
  .brand-lockup--compact { display: block; width: 150px; }
  .estate-hero h1 { font-size: 36px; }
  .estate-hero-actions { gap: 16px; }
  .card-body h3, .guide-body h3, .guide:first-child h3 { font-size: 30px; }
}
@media print {
  .site-header, .menu-panel, .estate-hero-foot, .rail-controls, .lightbox, .closing-contact { display: none !important; }
  body { background: #fff; }
}