/* ==========================================================================
   Maria Vassileva — Rare Real Estate
   Design tokens, base, components, sections, pages, responsive.
   ========================================================================== */

:root {
  --ivory: #f3efe8;
  --ivory-2: #ebe6dd;
  --paper: #faf8f4;
  --white: #ffffff;
  --ink: #141414;
  --ink-2: #2a2a2a;
  --taupe: #7d756c;
  --taupe-2: #a59d92;
  --line: #d8d1c6;
  --line-2: #e6e1d8;
  --accent: #b9a98e;

  --font-display: "Bodoni Moda", "Didot", "Playfair Display", Georgia, serif;
  --font-body: "EB Garamond", "Cormorant Garamond", Georgia, serif;
  --font-sans: "Jost", "Futura", "Helvetica Neue", Arial, sans-serif;
  --font-script: "Homemade Apple", "Segoe Script", cursive;

  --container: 1280px;
  --gutter: clamp(20px, 4vw, 56px);
  --section: clamp(72px, 9vw, 128px);

  --ease: cubic-bezier(.22, .61, .36, 1);
  --dur: .45s;
}

/* Base --------------------------------------------------------------------- */
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation: none !important; transition: none !important; }
}
body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--font-body);
  font-size: 1.125rem;
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  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: 1.02; margin: 0; letter-spacing: -.005em; }
p { margin: 0 0 1em; }
ul { margin: 0; padding: 0; list-style: none; }
button { font: inherit; color: inherit; background: none; border: 0; cursor: pointer; }
::selection { background: var(--ink); color: var(--paper); }

.container { width: min(100% - 2 * var(--gutter), var(--container)); margin-inline: auto; }
.section { padding-block: var(--section); }
.section--tight { padding-block: calc(var(--section) * .7); }
.bg-ivory { background: var(--ivory); }
.bg-paper { background: var(--paper); }
.bg-white { background: var(--white); }
.bg-ink { background: var(--ink); color: var(--paper); }

/* Typography helpers ------------------------------------------------------- */
.eyebrow {
  font-family: var(--font-sans);
  font-size: .72rem;
  letter-spacing: .32em;
  text-transform: uppercase;
  color: var(--taupe);
  margin: 0 0 1.25rem;
  font-weight: 400;
}
.eyebrow--ink { color: var(--ink); }
.eyebrow--light { color: rgba(255,255,255,.7); }
.display-xl { font-size: clamp(3.2rem, 8.5vw, 7.6rem); line-height: .92; text-transform: uppercase; letter-spacing: -.01em; }
.display-lg { font-size: clamp(2.4rem, 5vw, 4.4rem); text-transform: uppercase; letter-spacing: -.005em; }
.display-md { font-size: clamp(1.9rem, 3.4vw, 3rem); text-transform: uppercase; }
.display-sm { font-size: clamp(1.4rem, 2vw, 1.75rem); text-transform: uppercase; letter-spacing: .01em; }
.lede { font-size: clamp(1.15rem, 1.5vw, 1.3rem); line-height: 1.55; max-width: 34em; }
.italic { font-style: italic; }
.tagline { font-family: var(--font-display); font-style: italic; font-size: clamp(1.4rem, 2.6vw, 2rem); text-transform: none; letter-spacing: 0; }
.script { font-family: var(--font-script); font-size: clamp(1.1rem, 1.9vw, 1.5rem); line-height: 1.4; }
.muted { color: var(--taupe); }
.measure { max-width: 62ch; }

/* Buttons & links ---------------------------------------------------------- */
.btn {
  display: inline-flex; align-items: center; gap: .9em;
  font-family: var(--font-sans); font-size: .74rem; letter-spacing: .28em; text-transform: uppercase;
  padding: 1.05em 1.9em; border: 1px solid var(--ink); color: var(--ink);
  position: relative; isolation: isolate; overflow: hidden;
  transition: color var(--dur) var(--ease), border-color var(--dur) var(--ease);
}
.btn::before {
  content: ""; position: absolute; inset: 0; z-index: -1; background: var(--ink);
  transform: scaleX(0); transform-origin: left; transition: transform var(--dur) var(--ease);
}
.btn:hover, .btn:focus-visible { color: var(--paper); }
.btn:hover::before, .btn:focus-visible::before { transform: scaleX(1); }
.btn .arrow { transition: transform var(--dur) var(--ease); }
.btn:hover .arrow { transform: translateX(4px); }
.btn--light { border-color: rgba(255,255,255,.7); color: var(--paper); }
.btn--light::before { background: var(--paper); }
.btn--light:hover, .btn--light:focus-visible { color: var(--ink); border-color: var(--paper); }
.btn--solid { background: var(--ink); color: var(--paper); }
.btn--solid::before { background: var(--paper); }
.btn--solid:hover, .btn--solid:focus-visible { color: var(--ink); }

.text-link {
  display: inline-flex; align-items: center; gap: .7em;
  font-family: var(--font-sans); font-size: .72rem; letter-spacing: .28em; text-transform: uppercase;
  padding-bottom: .35em; position: relative;
}
.text-link::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px; background: currentColor;
  transform: scaleX(1); transform-origin: right; transition: transform var(--dur) var(--ease);
}
.text-link:hover::after { transform: scaleX(0); transform-origin: right; animation: underline-in .6s var(--ease) forwards; }
@keyframes underline-in { 0% { transform: scaleX(0); transform-origin: left; } 100% { transform: scaleX(1); transform-origin: left; } }
.text-link .arrow { transition: transform var(--dur) var(--ease); }
.text-link:hover .arrow { transform: translateX(4px); }
.arrow { display: inline-block; width: 1.05em; height: 1em; }
.arrow svg { width: 100%; height: 100%; display: block; }

/* Skip link / a11y --------------------------------------------------------- */
.skip-link { position: absolute; left: -999px; top: 8px; background: var(--ink); color: var(--paper); padding: .6em 1em; z-index: 200; font-family: var(--font-sans); font-size: .8rem; }
.skip-link:focus { left: 8px; }
.visually-hidden { position: absolute !important; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
:focus-visible { outline: 2px solid var(--ink); outline-offset: 3px; }

/* Header ------------------------------------------------------------------- */
.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: 100;
  padding-block: 22px;
  transition: background var(--dur) var(--ease), padding var(--dur) var(--ease), box-shadow var(--dur) var(--ease);
}
/* No backdrop-filter here: it would turn the header into the containing block for the fixed mobile nav overlay. */
.site-header--solid { background: rgba(250,248,244,.97); padding-block: 12px; box-shadow: 0 1px 0 var(--line-2); }
.site-header .container { display: flex; align-items: center; justify-content: space-between; gap: 2rem; }
.brand { display: inline-flex; align-items: center; gap: 14px; }
.brand__mark { width: 44px; height: 44px; flex: 0 0 auto; }
.brand__name { font-family: var(--font-sans); font-size: .72rem; letter-spacing: .32em; text-transform: uppercase; }
.nav { display: flex; align-items: center; gap: clamp(1.2rem, 2.4vw, 2.4rem); }
.nav a { font-family: var(--font-sans); font-size: .7rem; letter-spacing: .28em; text-transform: uppercase; padding: .4em 0; position: relative; }
.nav a::after { content: ""; position: absolute; left: 0; bottom: 0; width: 100%; height: 1px; background: currentColor; transform: scaleX(0); transform-origin: right; transition: transform var(--dur) var(--ease); }
.nav a:hover::after, .nav a[aria-current="page"]::after { transform: scaleX(1); transform-origin: left; }
.nav__tag { font-family: var(--font-sans); font-size: .68rem; letter-spacing: .32em; text-transform: uppercase; color: var(--taupe); padding-left: clamp(1rem, 2vw, 2rem); border-left: 1px solid var(--line); margin-left: .5rem; white-space: nowrap; }
.nav-toggle { display: none; width: 44px; height: 44px; align-items: center; justify-content: center; }
.nav-toggle span { display: block; width: 26px; height: 1px; background: var(--ink); position: relative; transition: transform .35s var(--ease), background .2s; }
.nav-toggle span::before, .nav-toggle span::after { content: ""; position: absolute; left: 0; width: 100%; height: 1px; background: var(--ink); transition: transform .35s var(--ease), top .35s var(--ease); }
.nav-toggle span::before { top: -8px; } .nav-toggle span::after { top: 8px; }
.nav-open .nav-toggle span { background: transparent; }
.nav-open .nav-toggle span::before { top: 0; transform: rotate(45deg); }
.nav-open .nav-toggle span::after { top: 0; transform: rotate(-45deg); }

/* Hero --------------------------------------------------------------------- */
.hero {
  position: relative; min-height: clamp(600px, 50vw, 100svh); display: grid; align-items: center; overflow: hidden;
  padding-top: 110px; padding-bottom: 64px; background: var(--ivory-2);
}
.hero__media { position: absolute; inset: 0; z-index: 0; }
.hero__media picture { display: contents; }
.hero__media img { width: 100%; height: 100%; object-fit: cover; object-position: 66% 40%; }
.hero__media::after {
  content: ""; position: absolute; inset: 0;
  background:
    linear-gradient(90deg, rgba(243,239,232,.82) 0%, rgba(243,239,232,.62) 26%, rgba(243,239,232,.18) 46%, rgba(243,239,232,0) 60%),
    linear-gradient(180deg, rgba(243,239,232,.55) 0%, rgba(243,239,232,0) 22%);
}
.hero .container { position: relative; z-index: 1; display: grid; grid-template-columns: minmax(0, 1.1fr) minmax(0, .9fr); align-items: end; gap: 2rem; }
.hero__copy { align-self: center; }
.hero__title { margin: .2em 0 .25em; }
.hero__title span { display: block; }
.hero__cta { margin-top: 2.2rem; }
.hero__pillars { margin-top: 3.2rem; padding-left: 1.4rem; border-left: 1px solid var(--ink); font-family: var(--font-sans); font-size: .74rem; letter-spacing: .3em; text-transform: uppercase; line-height: 2.1; }
.hero__script { justify-self: end; align-self: end; text-align: right; color: var(--ink); max-width: 14ch; position: relative; padding-bottom: 1.2rem; transform: rotate(-6deg); }
.hero__script::after { content: ""; position: absolute; right: 0; bottom: .1rem; width: 6rem; height: 1px; background: var(--ink); opacity: .6; }

/* Approach ----------------------------------------------------------------- */
.approach .container { display: grid; grid-template-columns: minmax(0, 1.05fr) auto minmax(0, .95fr); gap: clamp(2rem, 5vw, 5rem); align-items: stretch; }
.approach__copy .display-lg { margin-bottom: 1.6rem; }
.approach__copy .btn { margin-top: 1.2rem; }
.approach__divider { width: 1px; background: var(--line); align-self: stretch; }
.approach__aside { display: grid; grid-template-columns: auto 1fr; gap: 2rem; align-items: end; }
.approach__values { font-family: var(--font-sans); font-size: .72rem; letter-spacing: .3em; text-transform: uppercase; line-height: 2.2; }
.approach__values::before { content: ""; display: block; width: 2rem; height: 1px; background: var(--ink); margin-bottom: 1.2rem; }
.monogram-ghost { width: clamp(120px, 12vw, 170px); opacity: .35; margin-bottom: 1rem; }
.approach__img { position: relative; overflow: hidden; aspect-ratio: 4 / 3; }
.approach__img img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease); }
.approach__img:hover img { transform: scale(1.04); }

/* Section headers ---------------------------------------------------------- */
.section-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 2rem; margin-bottom: clamp(1.8rem, 3vw, 3rem); }
.section-head .eyebrow { margin: 0; }

/* Listing cards ------------------------------------------------------------ */
.listing-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(1.2rem, 2.2vw, 2rem); }
.listing-card { display: block; }
.listing-card__media { position: relative; overflow: hidden; aspect-ratio: 3 / 2; background: var(--ivory-2); }
.listing-card__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.1s var(--ease), filter 1.1s var(--ease); }
.listing-card:hover .listing-card__media img { transform: scale(1.05); }
.listing-card__status { position: absolute; top: 14px; left: 14px; font-family: var(--font-sans); font-size: .62rem; letter-spacing: .3em; text-transform: uppercase; padding: .55em .9em .45em; background: rgba(250,248,244,.92); color: var(--ink); }
.listing-card__status--sold { background: var(--ink); color: var(--paper); }
.listing-card__price { position: absolute; right: 14px; bottom: 14px; font-family: var(--font-sans); font-size: .72rem; letter-spacing: .18em; padding: .55em .9em .45em; background: rgba(20,20,20,.82); color: var(--paper); }
.listing-card__body { padding-top: 1.1rem; }
.listing-card__title { display: flex; align-items: center; gap: 1rem; font-family: var(--font-display); font-size: clamp(1.1rem, 1.5vw, 1.35rem); text-transform: uppercase; letter-spacing: .01em; }
.listing-card__title::after { content: ""; flex: 0 0 2.4rem; height: 1px; background: var(--ink); opacity: .5; transition: flex-basis var(--dur) var(--ease); }
.listing-card:hover .listing-card__title::after { flex-basis: 3.6rem; }
.listing-card__meta { font-family: var(--font-sans); font-size: .66rem; letter-spacing: .28em; text-transform: uppercase; color: var(--taupe); margin-top: .5rem; }
.listing-card__meta .dot { margin-inline: .6em; }
.listing-card__specs { font-family: var(--font-sans); font-size: .68rem; letter-spacing: .14em; text-transform: uppercase; color: var(--ink-2); margin-top: .55rem; display: flex; gap: 1.2rem; flex-wrap: wrap; }

/* Representation ----------------------------------------------------------- */
.representation { position: relative; overflow: hidden; }
.representation .container { display: grid; grid-template-columns: minmax(0, 1fr) clamp(220px, 24vw, 330px); gap: clamp(2rem, 4vw, 4rem); align-items: stretch; }
.representation__head { display: flex; align-items: flex-end; justify-content: space-between; gap: 2rem; margin-bottom: clamp(2rem, 4vw, 3.5rem); }
.representation__head h2 { flex: 0 0 auto; }
.representation__head .tagline { margin-bottom: .3em; max-width: 22ch; }
.services { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); }
.service { padding: 0 clamp(1rem, 2.5vw, 2.5rem) .5rem 0; border-left: 1px solid var(--line); padding-left: clamp(1rem, 2.5vw, 2.5rem); }
.service:first-child { border-left: 0; padding-left: 0; }
.service__num { font-family: var(--font-sans); font-size: .72rem; letter-spacing: .2em; color: var(--taupe); margin-right: 1.2em; }
.service__title { display: inline; font-size: clamp(1.15rem, 1.6vw, 1.45rem); text-transform: uppercase; }
.service__list { margin: 1.4rem 0 1.5rem 2.6rem; line-height: 1.55; font-size: 1.05rem; }
.service .text-link { margin-left: 2.6rem; }
.representation__aside { position: relative; overflow: hidden; background: var(--ivory-2); display: flex; align-items: flex-end; min-height: 320px; }
.representation__aside img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; opacity: .9; }
.representation__aside p { position: relative; z-index: 1; margin: 0; padding: 1.8rem; font-family: var(--font-sans); font-size: .74rem; letter-spacing: .3em; text-transform: uppercase; line-height: 2; background: linear-gradient(180deg, rgba(243,239,232,0), rgba(243,239,232,.85) 40%); width: 100%; }

/* Neighbourhoods ----------------------------------------------------------- */
.nbhd-grid { display: grid; grid-template-columns: repeat(6, minmax(0, 1fr)); gap: clamp(.8rem, 1.5vw, 1.4rem); }
.nbhd { display: block; }
.nbhd__media { aspect-ratio: 4 / 3; overflow: hidden; background: var(--ivory-2); }
.nbhd__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.1s var(--ease); }
.nbhd:hover .nbhd__media img { transform: scale(1.06); }
.nbhd__name { font-family: var(--font-sans); font-size: .64rem; letter-spacing: .28em; text-transform: uppercase; margin-top: .9rem; }

/* CTA band ----------------------------------------------------------------- */
.cta-band { position: relative; color: var(--paper); overflow: hidden; min-height: clamp(360px, 30vw, 540px); display: grid; align-items: center; }
.cta-band__media { position: absolute; inset: 0; }
.cta-band__media picture { display: contents; }
.cta-band__media img { width: 100%; height: 100%; object-fit: cover; object-position: center 55%; }
.cta-band__media::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(10,10,10,.72), rgba(10,10,10,.35) 55%, rgba(10,10,10,.55)); }
.cta-band .container { position: relative; z-index: 1; display: flex; align-items: center; justify-content: space-between; gap: 2rem; padding-block: clamp(3rem, 6vw, 5rem); }
.cta-band .display-lg { text-transform: uppercase; }

/* Footer ------------------------------------------------------------------- */
.site-footer { border-top: 1px solid var(--line-2); padding-block: 2.2rem; font-family: var(--font-sans); font-size: .64rem; letter-spacing: .28em; text-transform: uppercase; }
.site-footer .container { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 1.5rem 3rem; }
.site-footer__brand { display: flex; align-items: center; gap: 1.2rem; }
.site-footer__brand .brand__mark { width: 38px; height: 38px; }
.site-footer__brand .sep { width: 1px; height: 1.1rem; background: var(--line); }
.site-footer__nav { display: flex; flex-wrap: wrap; align-items: center; gap: 1.4rem; }
.site-footer__nav a:hover { color: var(--taupe); }
.site-footer__social { display: flex; align-items: center; gap: 1.1rem; padding-left: 1.4rem; border-left: 1px solid var(--line); }
.site-footer__social svg { width: 18px; height: 18px; display: block; }
.site-footer__legal { width: 100%; display: flex; flex-wrap: wrap; justify-content: space-between; gap: .8rem 2rem; color: var(--taupe); font-size: .6rem; letter-spacing: .2em; margin-top: 1rem; padding-top: 1.2rem; border-top: 1px solid var(--line-2); }
.site-footer__legal a:hover { color: var(--ink); }

/* Interior pages ----------------------------------------------------------- */
.page-hero { position: relative; padding-top: clamp(140px, 18vw, 200px); padding-bottom: clamp(48px, 6vw, 80px); background: var(--ivory); overflow: hidden; }
.page-hero .container { display: grid; grid-template-columns: minmax(0, 1.1fr) minmax(0, .9fr); gap: clamp(2rem, 5vw, 5rem); align-items: end; }
.page-hero__title { margin: .1em 0 .3em; }
.page-hero__media { aspect-ratio: 4 / 3; overflow: hidden; }
.page-hero__media img { width: 100%; height: 100%; object-fit: cover; }
.page-hero--simple .container { grid-template-columns: 1fr; }

/* Full-bleed image hero (service pages) */
.page-hero--bleed { background: var(--ink); color: var(--paper); min-height: clamp(560px, 68vh, 760px); display: grid; align-items: end; padding-top: 160px; padding-bottom: clamp(48px, 6vw, 80px); }
.page-hero--bleed .page-hero__bg { position: absolute; inset: 0; }
.page-hero--bleed .page-hero__bg picture { display: contents; }
.page-hero--bleed .page-hero__bg img { width: 100%; height: 100%; object-fit: cover; object-position: center; transform: scale(1.04); animation: hero-settle 2.4s var(--ease) forwards; }
@keyframes hero-settle { to { transform: scale(1); } }
.page-hero--bleed .page-hero__bg::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(10,10,10,.35) 0%, rgba(10,10,10,.05) 35%, rgba(10,10,10,.72) 100%), linear-gradient(90deg, rgba(10,10,10,.55) 0%, rgba(10,10,10,.1) 60%); }
.page-hero--bleed .container { position: relative; z-index: 1; grid-template-columns: minmax(0, 1fr) auto; align-items: end; }
.page-hero--bleed .container > .reveal { max-width: 640px; }
.page-hero--bleed .eyebrow { color: rgba(255,255,255,.75); }
.page-hero--bleed .lede { color: rgba(255,255,255,.88); }
.page-hero--bleed .page-hero__aside { font-family: var(--font-sans); font-size: .7rem; letter-spacing: .3em; text-transform: uppercase; line-height: 2.2; color: rgba(255,255,255,.85); padding-left: 1.4rem; border-left: 1px solid rgba(255,255,255,.5); }
.site-header--on-dark:not(.site-header--solid) { color: var(--paper); }
.site-header--on-dark:not(.site-header--solid) .nav-toggle span, .site-header--on-dark:not(.site-header--solid) .nav-toggle span::before, .site-header--on-dark:not(.site-header--solid) .nav-toggle span::after { background: var(--paper); }
.site-header--on-dark:not(.site-header--solid) .nav__tag { color: rgba(255,255,255,.7); border-color: rgba(255,255,255,.35); }
.page-hero--simple .lede { margin-top: 1rem; }

.two-col { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: clamp(2rem, 5vw, 6rem); align-items: start; }
.two-col--narrow { grid-template-columns: minmax(0, .8fr) minmax(0, 1.2fr); }
.two-col .display-md, .two-col .display-lg { margin-bottom: 1.2rem; }
.sticky { position: sticky; top: 110px; }
.prose p { font-size: 1.15rem; }
.prose h3 { margin: 2.2rem 0 .8rem; }
.prose h3:first-child { margin-top: 0; }

.steps { counter-reset: step; display: grid; gap: 0; border-top: 1px solid var(--line); }
.step { display: grid; grid-template-columns: 4rem minmax(0, 1fr); grid-template-rows: auto auto; column-gap: 1rem; row-gap: .5rem; padding: 1.8rem 0; border-bottom: 1px solid var(--line); }
.step::before { counter-increment: step; content: "0" counter(step); grid-row: 1 / span 2; font-family: var(--font-sans); font-size: .72rem; letter-spacing: .2em; color: var(--taupe); padding-top: .5rem; }
.step h3 { grid-column: 2; font-size: 1.35rem; text-transform: uppercase; }
.step p { grid-column: 2; margin: 0; color: var(--ink-2); }

.value-grid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 1px; background: var(--line-2); border: 1px solid var(--line-2); }
.value-grid > div { background: var(--paper); padding: 2rem 1.6rem; }
.value-grid h3 { font-size: 1.2rem; text-transform: uppercase; margin-bottom: .6rem; }
.value-grid p { margin: 0; font-size: 1.02rem; color: var(--ink-2); }

.quote-block { border-left: 1px solid var(--ink); padding-left: 2rem; max-width: 40ch; }
.quote-block p { font-family: var(--font-display); font-style: italic; font-size: clamp(1.4rem, 2.2vw, 1.9rem); line-height: 1.25; }

/* Properties page ---------------------------------------------------------- */
.filters { display: flex; flex-wrap: wrap; gap: .6rem 1.8rem; align-items: center; margin-bottom: clamp(1.6rem, 3vw, 2.6rem); padding-bottom: 1.2rem; border-bottom: 1px solid var(--line); }
.filters button { font-family: var(--font-sans); font-size: .68rem; letter-spacing: .28em; text-transform: uppercase; color: var(--taupe); padding: .5em 0; position: relative; }
.filters button::after { content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px; background: var(--ink); transform: scaleX(0); transform-origin: left; transition: transform var(--dur) var(--ease); }
.filters button[aria-pressed="true"] { color: var(--ink); }
.filters button[aria-pressed="true"]::after, .filters button:hover::after { transform: scaleX(1); }
.filters__count { margin-left: auto; font-family: var(--font-sans); font-size: .66rem; letter-spacing: .24em; text-transform: uppercase; color: var(--taupe); }
.realtor-note { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 1.5rem; padding: 2rem; border: 1px solid var(--line); background: var(--ivory); margin-top: clamp(2.5rem, 4vw, 4rem); }
.realtor-note p { margin: 0; max-width: 60ch; }
.empty-state { text-align: center; padding: 4rem 1rem; color: var(--taupe); }

/* Contact page ------------------------------------------------------------- */
.contact-grid { display: grid; grid-template-columns: minmax(0, .85fr) minmax(0, 1.15fr); gap: clamp(2rem, 6vw, 6rem); }
.contact-details dl { display: grid; grid-template-columns: auto 1fr; gap: .8rem 1.5rem; margin: 0; }
.contact-details dt { font-family: var(--font-sans); font-size: .64rem; letter-spacing: .28em; text-transform: uppercase; color: var(--taupe); padding-top: .35em; }
.contact-details dd { margin: 0; font-size: 1.1rem; }
.contact-details dd a:hover { text-decoration: underline; text-underline-offset: .25em; }
.form { display: grid; grid-template-columns: 1fr 1fr; gap: 1.4rem 1.6rem; }
.form .full { grid-column: 1 / -1; }
.field label { display: block; font-family: var(--font-sans); font-size: .64rem; letter-spacing: .28em; text-transform: uppercase; color: var(--taupe); margin-bottom: .5rem; }
.field input, .field select, .field textarea {
  width: 100%; font: inherit; font-size: 1.05rem; color: var(--ink); background: transparent;
  border: 0; border-bottom: 1px solid var(--line); padding: .7em 0; border-radius: 0; -webkit-appearance: none; appearance: none;
  transition: border-color var(--dur) var(--ease);
}
.field select { background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%23141414' stroke-width='1.2'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right .2em center; padding-right: 1.6em; }
.field textarea { min-height: 140px; resize: vertical; }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--ink); }
.field input::placeholder, .field textarea::placeholder { color: var(--taupe-2); }
.form__foot { grid-column: 1 / -1; display: flex; flex-wrap: wrap; align-items: center; gap: 1.5rem; margin-top: .4rem; }
.form__note { font-family: var(--font-sans); font-size: .66rem; letter-spacing: .12em; color: var(--taupe); max-width: 40ch; margin: 0; }
.form__status { grid-column: 1 / -1; font-family: var(--font-sans); font-size: .78rem; letter-spacing: .08em; padding: 1em 1.2em; border: 1px solid var(--line); display: none; }
.form__status[data-state="success"] { display: block; border-color: var(--ink); }
.form__status[data-state="error"] { display: block; border-color: #a0442e; color: #a0442e; }
.hp { position: absolute; left: -9999px; opacity: 0; height: 0; overflow: hidden; }

/* Reveal on scroll --------------------------------------------------------- */
.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; }
.no-js .reveal { opacity: 1; transform: none; }

/* Responsive --------------------------------------------------------------- */
@media (max-width: 1100px) {
  .nav__tag { display: none; }
  .nbhd-grid { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .value-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
@media (max-width: 960px) {
  .nav-toggle { display: inline-flex; }
  .nav {
    position: fixed; inset: 0; background: var(--paper); flex-direction: column; justify-content: center; gap: 1.8rem;
    transform: translateY(-100%); opacity: 0; transition: transform .5s var(--ease), opacity .4s var(--ease); z-index: 90;
  }
  .nav a { font-size: 1rem; letter-spacing: .32em; }
  .nav-open .nav { transform: none; opacity: 1; }
  .nav-open { overflow: hidden; }
  .site-header .brand, .site-header .nav-toggle { position: relative; z-index: 95; }
  /* Stacked hero: photo on top, copy below on ivory */
  .hero { display: block; min-height: 0; padding: 0; background: var(--ivory); }
  .hero__media { position: relative; height: min(68vh, 560px); }
  .hero__media img { object-position: 64% 12%; }
  .hero__media::after { background: linear-gradient(180deg, rgba(243,239,232,.55) 0%, rgba(243,239,232,0) 22%, rgba(243,239,232,0) 78%, var(--ivory) 100%); }
  .hero .container { grid-template-columns: 1fr; padding-top: 1.6rem; padding-bottom: 3.5rem; }
  .hero__title { font-size: clamp(3rem, 13vw, 4.6rem); }
  .hero__script { justify-self: start; text-align: left; transform: rotate(-4deg); margin-top: 1.6rem; }
  .hero__script::after { right: auto; left: 0; }
  .approach .container { grid-template-columns: 1fr; }
  .approach__divider { display: none; }
  .approach__aside { grid-template-columns: 1fr; }
  .listing-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .representation .container { grid-template-columns: 1fr; }
  .representation__aside { min-height: 220px; }
  .services { grid-template-columns: 1fr; gap: 2rem; }
  .service { border-left: 0; padding-left: 0; padding-top: 1.6rem; border-top: 1px solid var(--line); }
  .service:first-child { border-top: 0; padding-top: 0; }
  .page-hero .container, .two-col, .contact-grid { grid-template-columns: 1fr; }
  .page-hero--bleed { min-height: 72vh; padding-top: 140px; }
  .page-hero--bleed .page-hero__aside { display: none; }
  .sticky { position: static; }
  .cta-band { min-height: 320px; }
  .cta-band__media img { object-position: center 60%; }
  .cta-band .container { flex-direction: column; align-items: flex-start; }
}
@media (max-width: 600px) {
  body { font-size: 1.05rem; }
  .listing-grid, .nbhd-grid { grid-template-columns: 1fr 1fr; }
  .listing-grid { grid-template-columns: 1fr; }
  .form { grid-template-columns: 1fr; }
  .section-head, .representation__head { flex-direction: column; align-items: flex-start; gap: 1rem; }
  .hero__pillars { margin-top: 2.4rem; }
  .value-grid { grid-template-columns: 1fr; }
  .site-footer__nav { gap: 1rem; }
  .site-footer__social { padding-left: 0; border-left: 0; }
}

/* Print */
@media print {
  .site-header, .cta-band, .nav-toggle { display: none !important; }
  body { background: #fff; color: #000; }
}