/* ==========================================================================
   Rivera Real Estate Group
   Design system. Tokens, primitives, components, layout, motion.
   Edit tokens here. Do not hard code values in page files.
   ========================================================================== */

/* --------------------------------------------------------------------------
   1. Tokens
   -------------------------------------------------------------------------- */
:root {
  /* Palette */
  --ink:        #171716;
  --ink-80:     rgba(23, 23, 22, 0.80);
  --ink-62:     rgba(23, 23, 22, 0.62);
  --ink-45:     rgba(23, 23, 22, 0.45);
  --ink-16:     rgba(23, 23, 22, 0.16);
  --ink-08:     rgba(23, 23, 22, 0.08);

  --ivory:      #F4F0E8;
  --paper:      #FBF9F4;
  --sand:       #C7B9A3;
  --sand-soft:  #E4DCCF;
  --sage:       #7B8578;
  --clay:       #9A7056;
  --brass:      #9D835A;

  --ivory-70:   rgba(244, 240, 232, 0.70);
  --ivory-45:   rgba(244, 240, 232, 0.45);
  --ivory-18:   rgba(244, 240, 232, 0.18);

  /* Surfaces */
  --surface:        var(--paper);
  --surface-alt:    var(--ivory);
  --surface-dark:   var(--ink);
  --hairline:       var(--ink-16);
  --hairline-soft:  var(--ink-08);
  --hairline-dark:  var(--ivory-18);

  /* Type */
  --serif: "Newsreader", "Iowan Old Style", "Hoefler Text", Georgia, "Times New Roman", serif;
  --sans:  "Instrument Sans", "Helvetica Neue", Helvetica, Arial, sans-serif;

  --t-display: clamp(2.85rem, 6.2vw, 5.6rem);
  --t-h1:      clamp(2.35rem, 4.6vw, 4.1rem);
  --t-h2:      clamp(1.95rem, 3.3vw, 3.05rem);
  --t-h3:      clamp(1.45rem, 2.1vw, 1.95rem);
  --t-h4:      clamp(1.15rem, 1.4vw, 1.35rem);
  --t-lead:    clamp(1.06rem, 1.25vw, 1.28rem);
  --t-body:    1rem;
  --t-small:   0.875rem;
  --t-meta:    0.6875rem;

  --lh-tight:  1.04;
  --lh-head:   1.12;
  --lh-body:   1.62;

  /* Spacing, 4px base */
  --s-1:  4px;   --s-2:  8px;   --s-3: 12px;  --s-4: 16px;
  --s-5: 20px;   --s-6: 24px;   --s-8: 32px;  --s-10: 40px;
  --s-12: 48px;  --s-16: 64px;  --s-20: 80px; --s-24: 96px;
  --s-32: 128px; --s-40: 160px;

  --section-y: clamp(72px, 9vw, 152px);
  --gutter:    clamp(20px, 4.4vw, 64px);
  --measure:   64ch;

  /* Radii. Deliberately near square. */
  --r-0: 0px;
  --r-1: 2px;
  --r-pill: 999px;

  /* Shadow. Used rarely and softly. */
  --shadow-1: 0 1px 2px rgba(23, 23, 22, 0.05);
  --shadow-2: 0 12px 36px -18px rgba(23, 23, 22, 0.35);

  /* Motion */
  --ease:      cubic-bezier(0.22, 0.61, 0.36, 1);
  --ease-out:  cubic-bezier(0.16, 1, 0.3, 1);
  --d-fast:    180ms;
  --d-base:    380ms;
  --d-slow:    900ms;

  --nav-h: 74px;
}

@media (max-width: 760px) {
  :root { --nav-h: 62px; }
}

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

html {
  -webkit-text-size-adjust: 100%;
  scroll-behavior: smooth;
  scroll-padding-top: calc(var(--nav-h) + 24px);
}

body {
  margin: 0;
  background: var(--surface);
  color: var(--ink);
  font-family: var(--sans);
  font-size: var(--t-body);
  line-height: var(--lh-body);
  font-synthesis-weight: none;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}

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

h1, h2, h3, h4, h5 {
  font-family: var(--serif);
  font-weight: 400;
  letter-spacing: -0.012em;
  line-height: var(--lh-head);
  margin: 0;
  text-wrap: balance;
}

p { margin: 0; }
p + p { margin-top: 1.1em; }

a { color: inherit; }

ul, ol { margin: 0; padding: 0; list-style: none; }

button, input, select, textarea { font: inherit; color: inherit; }

::selection { background: var(--sand); color: var(--ink); }

:focus-visible {
  outline: 2px solid var(--clay);
  outline-offset: 3px;
}

.skip-link {
  position: absolute;
  left: var(--s-4);
  top: -100px;
  z-index: 200;
  background: var(--ink);
  color: var(--ivory);
  padding: var(--s-3) var(--s-5);
  font-size: var(--t-small);
  transition: top var(--d-fast) var(--ease);
}
.skip-link:focus { top: var(--s-4); }

.visually-hidden {
  position: absolute !important;
  width: 1px; height: 1px;
  margin: -1px; padding: 0;
  overflow: hidden;
  clip: rect(0 0 0 0);
  clip-path: inset(50%);
  white-space: nowrap;
  border: 0;
}

/* --------------------------------------------------------------------------
   3. Layout primitives
   -------------------------------------------------------------------------- */
.shell {
  width: 100%;
  max-width: 1560px;
  margin-inline: auto;
  padding-inline: var(--gutter);
}

.shell--narrow { max-width: 1180px; }
.shell--text   { max-width: 860px; }

.section { padding-block: var(--section-y); position: relative; }
.section--tight { padding-block: clamp(52px, 6vw, 96px); }
.section--flush-top { padding-top: 0; }

.grid12 {
  display: grid;
  grid-template-columns: repeat(12, minmax(0, 1fr));
  column-gap: clamp(16px, 2vw, 32px);
}

.dark {
  background: var(--surface-dark);
  color: var(--ivory);
}
.dark h1, .dark h2, .dark h3, .dark h4 { color: var(--ivory); }
.dark .eyebrow { color: var(--sand); }
.dark .lead, .dark .body-copy { color: var(--ivory-70); }
.dark .rule { background: var(--hairline-dark); }

.alt { background: var(--surface-alt); }

.rule {
  height: 1px;
  width: 100%;
  background: var(--hairline);
  border: 0;
  margin: 0;
}

/* --------------------------------------------------------------------------
   4. Type helpers
   -------------------------------------------------------------------------- */
.eyebrow {
  font-family: var(--sans);
  font-size: var(--t-meta);
  letter-spacing: 0.20em;
  text-transform: uppercase;
  color: var(--ink-45);
  font-weight: 500;
  display: block;
}

.marker {
  font-family: var(--sans);
  font-size: var(--t-meta);
  letter-spacing: 0.20em;
  text-transform: uppercase;
  color: var(--ink-45);
  display: flex;
  align-items: baseline;
  gap: var(--s-3);
}
.marker::before {
  content: "";
  width: 28px;
  height: 1px;
  background: var(--brass);
  transform: translateY(-4px);
}
.dark .marker { color: var(--ivory-45); }

.display { font-size: var(--t-display); line-height: var(--lh-tight); }
.h1 { font-size: var(--t-h1); }
.h2 { font-size: var(--t-h2); }
.h3 { font-size: var(--t-h3); }
.h4 { font-size: var(--t-h4); }

.lead {
  font-size: var(--t-lead);
  line-height: 1.52;
  color: var(--ink-80);
  max-width: 46ch;
}

.body-copy {
  color: var(--ink-80);
  max-width: var(--measure);
}
.body-copy--sm { font-size: var(--t-small); }

.accent {
  font-family: var(--serif);
  font-style: italic;
  color: var(--clay);
}

.drop-initial::first-letter {
  font-family: var(--serif);
  font-size: 3.1em;
  line-height: 0.86;
  float: left;
  padding: 0.08em 0.16em 0 0;
  color: var(--clay);
}

/* --------------------------------------------------------------------------
   5. Buttons and links
   -------------------------------------------------------------------------- */
.btn {
  display: inline-flex;
  align-items: center;
  gap: var(--s-3);
  font-family: var(--sans);
  font-size: 0.8125rem;
  letter-spacing: 0.10em;
  text-transform: uppercase;
  font-weight: 500;
  text-decoration: none;
  cursor: pointer;
  border: 1px solid transparent;
  padding: 15px 26px;
  min-height: 48px;
  border-radius: var(--r-1);
  transition: background var(--d-fast) var(--ease),
              color var(--d-fast) var(--ease),
              border-color var(--d-fast) var(--ease),
              transform var(--d-fast) var(--ease);
}

.btn--solid { background: var(--ink); color: var(--ivory); }
.btn--solid:hover { background: #2a2a27; }
.btn--solid:active { transform: translateY(1px); }

.btn--outline { border-color: var(--ink-16); color: var(--ink); background: transparent; }
.btn--outline:hover { border-color: var(--ink); background: rgba(23, 23, 22, 0.03); }

.dark .btn--solid { background: var(--ivory); color: var(--ink); }
.dark .btn--solid:hover { background: #fff; }
.dark .btn--outline { border-color: var(--ivory-18); color: var(--ivory); }
.dark .btn--outline:hover { border-color: var(--ivory); background: rgba(244, 240, 232, 0.06); }

.btn--brass { background: var(--brass); color: #fff; }
.btn--brass:hover { background: #8b7450; }

/* Text link with a rule that draws under it */
.link-rule {
  display: inline-flex;
  align-items: center;
  gap: var(--s-3);
  font-size: 0.8125rem;
  letter-spacing: 0.10em;
  text-transform: uppercase;
  font-weight: 500;
  text-decoration: none;
  padding-block: var(--s-2);
  position: relative;
  min-height: 40px;
}
.link-rule::after {
  content: "";
  position: absolute;
  left: 0; bottom: 6px;
  height: 1px; width: 100%;
  background: currentColor;
  opacity: 0.28;
  transform-origin: left;
  transition: opacity var(--d-fast) var(--ease), transform var(--d-base) var(--ease);
}
.link-rule:hover::after { opacity: 1; transform: scaleX(1.04); }
.link-rule .arrow { transition: transform var(--d-base) var(--ease-out); }
.link-rule:hover .arrow { transform: translateX(5px); }

.link-quiet {
  text-decoration: none;
  border-bottom: 1px solid var(--ink-16);
  padding-bottom: 1px;
  transition: border-color var(--d-fast) var(--ease);
}
.link-quiet:hover { border-color: var(--ink); }
.dark .link-quiet { border-color: var(--ivory-18); }
.dark .link-quiet:hover { border-color: var(--ivory); }

.btn-row {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: var(--s-4) var(--s-8);
}

/* --------------------------------------------------------------------------
   6. Survey motif. The brand's signature linework.
   -------------------------------------------------------------------------- */
.survey {
  position: absolute;
  inset: 0;
  pointer-events: none;
  overflow: hidden;
  z-index: 0;
}
.survey svg { width: 100%; height: 100%; }
.survey line, .survey path, .survey circle, .survey rect, .survey polyline {
  vector-effect: non-scaling-stroke;
}

.survey--corner {
  inset: auto auto 0 0;
  width: min(46vw, 620px);
  height: min(30vw, 360px);
  opacity: 0.5;
}

.tick-row {
  display: flex;
  align-items: center;
  gap: var(--s-3);
  font-size: var(--t-meta);
  letter-spacing: 0.20em;
  text-transform: uppercase;
  color: var(--ink-45);
}
.tick-row::before {
  content: "";
  flex: 0 0 auto;
  width: 6px; height: 6px;
  border: 1px solid var(--brass);
  transform: rotate(45deg);
}

.corner-frame { position: relative; }
.corner-frame::before,
.corner-frame::after {
  content: "";
  position: absolute;
  width: 14px; height: 14px;
  border: 1px solid var(--brass);
  opacity: 0.75;
}
.corner-frame::before { top: -1px; left: -1px; border-right: 0; border-bottom: 0; }
.corner-frame::after  { bottom: -1px; right: -1px; border-left: 0; border-top: 0; }

/* Paper grain, extremely subtle */
.grain::after {
  content: "";
  position: absolute;
  inset: 0;
  pointer-events: none;
  opacity: 0.035;
  mix-blend-mode: multiply;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='140' height='140'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='3'/%3E%3C/filter%3E%3Crect width='140' height='140' filter='url(%23n)'/%3E%3C/svg%3E");
}

/* --------------------------------------------------------------------------
   7. Navigation
   -------------------------------------------------------------------------- */
.nav {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 100;
  height: var(--nav-h);
  display: flex;
  align-items: center;
  background: transparent;
  transition: background var(--d-base) var(--ease),
              height var(--d-base) var(--ease),
              border-color var(--d-base) var(--ease),
              backdrop-filter var(--d-base) var(--ease);
  border-bottom: 1px solid transparent;
}
.nav__inner {
  width: 100%;
  max-width: 1560px;
  margin-inline: auto;
  padding-inline: var(--gutter);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--s-8);
}

.nav.is-over-dark { color: var(--ivory); }
.nav.is-stuck {
  background: rgba(251, 249, 244, 0.92);
  backdrop-filter: saturate(1.1) blur(10px);
  border-bottom-color: var(--hairline-soft);
  color: var(--ink);
  height: calc(var(--nav-h) - 10px);
}

/* Wordmark */
.wordmark {
  text-decoration: none;
  display: inline-flex;
  align-items: center;
  gap: var(--s-4);
  line-height: 1;
}
.wordmark__mark {
  width: 30px; height: 30px;
  flex: 0 0 auto;
  border: 1px solid currentColor;
  display: grid;
  place-items: center;
  font-family: var(--serif);
  font-size: 0.82rem;
  letter-spacing: 0.02em;
  opacity: 0.92;
}
.wordmark__text { display: block; }
.wordmark__name {
  font-family: var(--serif);
  font-size: 1.06rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  display: block;
}
.wordmark__sub {
  font-size: 0.5625rem;
  letter-spacing: 0.30em;
  text-transform: uppercase;
  opacity: 0.6;
  display: block;
  margin-top: 3px;
  white-space: nowrap;
}
.wordmark__name { white-space: nowrap; }
@media (max-width: 420px) {
  .wordmark__name { font-size: 0.92rem; letter-spacing: 0.13em; }
  .wordmark__sub { letter-spacing: 0.22em; }
}

.nav__links {
  display: flex;
  align-items: center;
  gap: clamp(14px, 1.7vw, 30px);
}
.nav__link {
  text-decoration: none;
  font-size: 0.75rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  padding: var(--s-2) 0;
  position: relative;
  opacity: 0.82;
  transition: opacity var(--d-fast) var(--ease);
}
.nav__link::after {
  content: "";
  position: absolute;
  left: 0; bottom: 0;
  height: 1px; width: 100%;
  background: currentColor;
  transform: scaleX(0);
  transform-origin: left;
  transition: transform var(--d-base) var(--ease);
}
.nav__link:hover { opacity: 1; }
.nav__link:hover::after, .nav__link[aria-current="page"]::after { transform: scaleX(1); }
.nav__link[aria-current="page"] { opacity: 1; }

.nav__right {
  display: flex;
  align-items: center;
  gap: clamp(12px, 1.4vw, 22px);
}

.lang {
  display: inline-flex;
  align-items: center;
  gap: var(--s-2);
  font-size: var(--t-meta);
  letter-spacing: 0.16em;
  text-transform: uppercase;
}
.lang a {
  text-decoration: none;
  opacity: 0.55;
  padding: var(--s-2) 2px;
  transition: opacity var(--d-fast) var(--ease);
}
.lang a:hover { opacity: 1; }
.lang a[aria-current="true"] { opacity: 1; border-bottom: 1px solid currentColor; }
.lang span { opacity: 0.3; }

.nav__cta {
  font-size: 0.75rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  text-decoration: none;
  border: 1px solid currentColor;
  padding: 11px 18px;
  min-height: 42px;
  display: inline-flex;
  align-items: center;
  transition: background var(--d-fast) var(--ease), color var(--d-fast) var(--ease);
}
.nav__cta:hover { background: var(--ink); color: var(--ivory); border-color: var(--ink); }
.nav.is-over-dark .nav__cta:hover { background: var(--ivory); color: var(--ink); border-color: var(--ivory); }

.nav__toggle {
  display: none;
  background: none;
  border: 0;
  padding: var(--s-3);
  margin-right: calc(var(--s-3) * -1);
  cursor: pointer;
  align-items: center;
  gap: var(--s-3);
  font-size: var(--t-meta);
  letter-spacing: 0.16em;
  text-transform: uppercase;
}
.nav__toggle-bars { display: block; width: 22px; }
.nav__toggle-bars i {
  display: block;
  height: 1px;
  background: currentColor;
  margin: 5px 0;
  transition: transform var(--d-base) var(--ease), opacity var(--d-fast) var(--ease);
}
.nav.is-open .nav__toggle-bars i:nth-child(1) { transform: translateY(6px) rotate(45deg); }
.nav.is-open .nav__toggle-bars i:nth-child(2) { opacity: 0; }
.nav.is-open .nav__toggle-bars i:nth-child(3) { transform: translateY(-6px) rotate(-45deg); }

/* Mobile menu */
.menu {
  position: fixed;
  inset: 0;
  z-index: 99;
  background: var(--ink);
  color: var(--ivory);
  padding: calc(var(--nav-h) + 28px) var(--gutter) var(--s-10);
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  opacity: 0;
  visibility: hidden;
  transform: translateY(-10px);
  transition: opacity var(--d-base) var(--ease), transform var(--d-base) var(--ease), visibility var(--d-base);
  overflow-y: auto;
}
.menu.is-open { opacity: 1; visibility: visible; transform: none; }
.menu__list { display: grid; gap: var(--s-2); }
.menu__list a {
  font-family: var(--serif);
  font-size: clamp(2rem, 9vw, 2.9rem);
  text-decoration: none;
  display: flex;
  align-items: baseline;
  gap: var(--s-5);
  padding: var(--s-2) 0;
  border-bottom: 1px solid var(--hairline-dark);
}
.menu__list a span {
  font-family: var(--sans);
  font-size: var(--t-meta);
  letter-spacing: 0.2em;
  color: var(--sand);
}
.menu__foot {
  margin-top: var(--s-10);
  display: grid;
  gap: var(--s-4);
  font-size: var(--t-small);
  color: var(--ivory-70);
}
.menu__foot a { text-decoration: none; border-bottom: 1px solid var(--hairline-dark); }

@media (max-width: 1080px) {
  .nav__links { display: none; }
  .nav__toggle { display: inline-flex; }
  .nav__cta { display: none; }
}

/* Persistent mobile call bar */
.callbar {
  position: fixed;
  left: 0; right: 0; bottom: 0;
  z-index: 90;
  display: none;
  background: var(--ink);
  color: var(--ivory);
  border-top: 1px solid var(--hairline-dark);
}
.callbar a {
  flex: 1 1 0;
  text-decoration: none;
  text-align: center;
  padding: 15px var(--s-3);
  font-size: 0.75rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  min-height: 52px;
  display: flex;
  align-items: center;
  justify-content: center;
  gap: var(--s-2);
}
.callbar a + a { border-left: 1px solid var(--hairline-dark); }
.callbar a.is-primary { background: var(--brass); color: #fff; }

@media (max-width: 760px) {
  .callbar { display: flex; }
  body { padding-bottom: 52px; }
}

/* --------------------------------------------------------------------------
   8. Image plates and placeholders
   -------------------------------------------------------------------------- */
.plate {
  position: relative;
  overflow: hidden;
  background: var(--ivory);
  border: 1px solid var(--hairline-soft);
}
.plate > img {
  width: 100%; height: 100%;
  object-fit: cover;
  display: block;
}
.plate--3x4  { aspect-ratio: 3 / 4; }
.plate--4x5  { aspect-ratio: 4 / 5; }
.plate--1x1  { aspect-ratio: 1 / 1; }
.plate--3x2  { aspect-ratio: 3 / 2; }
.plate--16x9 { aspect-ratio: 16 / 9; }
.plate--21x9 { aspect-ratio: 21 / 9; }

/* Placeholder state. Replace the inner markup with an <img> when the photo exists. */
.plate--empty {
  display: grid;
  place-content: center;
  text-align: center;
  gap: var(--s-3);
  padding: var(--s-8);
  background:
    linear-gradient(var(--sand-soft), var(--sand-soft)) padding-box;
  color: var(--ink-62);
}
.plate--empty::before {
  content: "";
  position: absolute;
  inset: 10px;
  border: 1px solid rgba(23, 23, 22, 0.10);
}
.plate--empty::after {
  content: "";
  position: absolute;
  inset: 0;
  background-image:
    linear-gradient(rgba(23,23,22,0.045) 1px, transparent 1px),
    linear-gradient(90deg, rgba(23,23,22,0.045) 1px, transparent 1px);
  background-size: 34px 34px;
  background-position: center;
}
.plate__label {
  position: relative;
  z-index: 1;
  font-size: var(--t-meta);
  letter-spacing: 0.20em;
  text-transform: uppercase;
  color: var(--ink-45);
}
.plate__spec {
  position: relative;
  z-index: 1;
  font-size: var(--t-small);
  max-width: 30ch;
  margin-inline: auto;
  color: var(--ink-62);
  line-height: 1.5;
}
.plate--dark.plate--empty {
  background: #24241f;
  color: var(--ivory-70);
}
.plate--dark .plate__label { color: var(--sand); }
.plate--dark .plate__spec { color: var(--ivory-70); }
.plate--dark.plate--empty::before { border-color: rgba(244,240,232,0.14); }
.plate--dark.plate--empty::after {
  background-image:
    linear-gradient(rgba(244,240,232,0.05) 1px, transparent 1px),
    linear-gradient(90deg, rgba(244,240,232,0.05) 1px, transparent 1px);
}

.plate-caption {
  margin-top: var(--s-3);
  font-size: var(--t-meta);
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--ink-45);
  display: flex;
  gap: var(--s-3);
  align-items: baseline;
}
.plate-caption b { font-weight: 500; color: var(--ink-62); }

/* --------------------------------------------------------------------------
   9. Hero
   -------------------------------------------------------------------------- */
.hero {
  position: relative;
  min-height: min(92vh, 900px);
  display: flex;
  align-items: flex-end;
  padding-top: calc(var(--nav-h) + 48px);
  padding-bottom: clamp(40px, 5vw, 76px);
  background: var(--ink);
  color: var(--ivory);
  overflow: hidden;
}
.hero__media {
  position: absolute;
  inset: 0;
  z-index: 0;
}
.hero__media .plate,
.hero__media img {
  width: 100%; height: 100%;
  border: 0;
}
.hero__media::after {
  content: "";
  position: absolute;
  inset: 0;
  background:
    linear-gradient(to top, rgba(12,12,11,0.82) 0%, rgba(12,12,11,0.42) 42%, rgba(12,12,11,0.22) 78%);
}
.hero__inner { position: relative; z-index: 2; width: 100%; }
.hero__title {
  font-size: var(--t-display);
  line-height: 0.98;
  letter-spacing: -0.02em;
  max-width: 15ch;
}
.hero__title .line { display: block; }
.hero__copy {
  color: var(--ivory-70);
  max-width: 44ch;
  font-size: var(--t-lead);
  line-height: 1.5;
}

/* Markers and labels sit on dark ground inside the hero */
.hero .marker { color: var(--ivory-45); }
.hero .eyebrow { color: var(--sand); }

/* The hero photograph slot annotates itself quietly in a corner
   instead of competing with the headline. */
.hero__media .plate--empty {
  display: block;
  padding: 0;
}
.hero__media .plate--empty .plate__label,
.hero__media .plate--empty .plate__spec {
  position: absolute;
  right: var(--gutter);
  text-align: right;
  max-width: 34ch;
}
.hero__media .plate--empty .plate__label { top: calc(var(--nav-h) + 24px); }
.hero__media .plate--empty .plate__spec {
  top: calc(var(--nav-h) + 46px);
  font-size: var(--t-small);
  opacity: 0.72;
}
@media (max-width: 900px) {
  .hero__media .plate--empty .plate__spec { display: none; }
  .hero__media .plate--empty .plate__label { top: auto; bottom: 14px; }
}

.hero--interior {
  min-height: auto;
  align-items: center;
  padding-top: calc(var(--nav-h) + clamp(56px, 8vw, 116px));
  padding-bottom: clamp(56px, 8vw, 116px);
  background: var(--ink);
}
.hero--interior .hero__title { max-width: 18ch; }

/* Credibility strip under hero */
.credbar {
  border-bottom: 1px solid var(--hairline);
  background: var(--surface);
}
.credbar__inner {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: var(--s-4) clamp(24px, 5vw, 72px);
  padding-block: var(--s-6);
}
.credbar__item {
  font-size: var(--t-meta);
  letter-spacing: 0.20em;
  text-transform: uppercase;
  color: var(--ink-62);
  display: flex;
  align-items: center;
  gap: var(--s-3);
}
.credbar__item i {
  width: 5px; height: 5px;
  background: var(--brass);
  display: block;
  transform: rotate(45deg);
  flex: 0 0 auto;
}
.credbar__note { margin-left: auto; font-size: var(--t-meta); color: var(--ink-45); letter-spacing: 0.08em; }

/* --------------------------------------------------------------------------
   10. Editorial compositions
   -------------------------------------------------------------------------- */
.split {
  display: grid;
  gap: clamp(28px, 5vw, 84px);
  align-items: center;
}
@media (min-width: 900px) {
  .split { grid-template-columns: 1fr 1fr; }
  .split--7-5 { grid-template-columns: 7fr 5fr; }
  .split--5-7 { grid-template-columns: 5fr 7fr; }
  .split--top { align-items: start; }
}

.stack-2  { display: grid; gap: var(--s-2); }
.stack-3  { display: grid; gap: var(--s-3); }
.stack-4  { display: grid; gap: var(--s-4); }
.stack-6  { display: grid; gap: var(--s-6); }
.stack-8  { display: grid; gap: var(--s-8); }
.stack-10 { display: grid; gap: var(--s-10); }
.stack-16 { display: grid; gap: var(--s-16); }

.offset-up   { margin-top: clamp(-64px, -5vw, -24px); }
.offset-down { margin-top: clamp(24px, 5vw, 72px); }

.head-block { max-width: 24ch; }
.head-block--wide { max-width: 34ch; }

.section-head {
  display: grid;
  gap: var(--s-6);
  margin-bottom: clamp(36px, 5vw, 72px);
}
@media (min-width: 900px) {
  .section-head--split {
    grid-template-columns: minmax(0, 1fr) minmax(0, 0.85fr);
    align-items: end;
    gap: clamp(32px, 5vw, 80px);
  }
}

/* --------------------------------------------------------------------------
   11. Services, editorial rows rather than cards
   -------------------------------------------------------------------------- */
.service-list { border-top: 1px solid var(--hairline); }
.service {
  border-bottom: 1px solid var(--hairline);
  display: grid;
  gap: var(--s-3);
  padding-block: clamp(22px, 2.6vw, 34px);
  align-items: baseline;
  position: relative;
}
@media (min-width: 860px) {
  .service {
    grid-template-columns: 64px minmax(0, 5fr) minmax(0, 7fr) auto;
    gap: clamp(20px, 3vw, 56px);
  }
}
.service__num {
  font-size: var(--t-meta);
  letter-spacing: 0.18em;
  color: var(--ink-45);
  padding-top: 0.5em;
}
.service__name {
  font-family: var(--serif);
  font-size: clamp(1.55rem, 2.6vw, 2.3rem);
  line-height: 1.06;
  transition: color var(--d-base) var(--ease);
}
.service__copy { color: var(--ink-80); max-width: 48ch; }
.service__go {
  font-size: var(--t-meta);
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--ink-45);
  white-space: nowrap;
  transition: color var(--d-fast) var(--ease), transform var(--d-base) var(--ease-out);
}
.service:hover .service__name { color: var(--clay); }
.service:hover .service__go { color: var(--ink); transform: translateX(4px); }
.service > a.service__hit {
  position: absolute;
  inset: 0;
  text-indent: -9999px;
  overflow: hidden;
}
.service > a.service__hit:focus-visible { outline-offset: -4px; }

.tag-row {
  display: flex;
  flex-wrap: wrap;
  gap: var(--s-2) var(--s-3);
  margin-top: var(--s-6);
}
.tag {
  font-size: var(--t-meta);
  letter-spacing: 0.16em;
  text-transform: uppercase;
  border: 1px solid var(--hairline);
  padding: 9px 14px;
  color: var(--ink-62);
  text-decoration: none;
  transition: border-color var(--d-fast) var(--ease), color var(--d-fast) var(--ease);
}
.tag:hover { border-color: var(--ink); color: var(--ink); }
.dark .tag { border-color: var(--hairline-dark); color: var(--ivory-70); }
.dark .tag:hover { border-color: var(--ivory); color: var(--ivory); }

/* --------------------------------------------------------------------------
   12. Properties
   -------------------------------------------------------------------------- */
.prop-grid {
  display: grid;
  gap: clamp(28px, 3.4vw, 52px) clamp(20px, 2.4vw, 36px);
  grid-template-columns: repeat(auto-fill, minmax(300px, 1fr));
}
.prop-grid--editorial { grid-template-columns: 1fr; gap: clamp(40px, 6vw, 96px); }

.prop {
  display: block;
  text-decoration: none;
  position: relative;
}
.prop__media { position: relative; overflow: hidden; }
.prop__media .plate { border: 0; }
.prop__media img,
.prop__media .plate {
  transition: transform var(--d-slow) var(--ease-out);
}
.prop:hover .prop__media img,
.prop:hover .prop__media .plate { transform: scale(1.025); }

.prop__status {
  position: absolute;
  top: var(--s-4); left: var(--s-4);
  z-index: 2;
  background: var(--ivory);
  color: var(--ink);
  font-size: var(--t-meta);
  letter-spacing: 0.18em;
  text-transform: uppercase;
  padding: 7px 11px;
}
.prop__status[data-status="pending"] { background: var(--sand); }
.prop__status[data-status="sold"] { background: var(--ink); color: var(--ivory); }

.prop__body { padding-top: var(--s-4); display: grid; gap: var(--s-2); }
.prop__price { font-family: var(--serif); font-size: 1.45rem; }
.prop__addr { font-size: 0.95rem; color: var(--ink-80); }
.prop__facts {
  display: flex;
  flex-wrap: wrap;
  gap: var(--s-3);
  font-size: var(--t-meta);
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--ink-45);
  padding-top: var(--s-2);
  border-top: 1px solid var(--hairline-soft);
  margin-top: var(--s-2);
}
.prop__facts li + li { padding-left: var(--s-3); border-left: 1px solid var(--hairline); }

.prop--editorial { display: grid; gap: clamp(20px, 3vw, 48px); align-items: center; }
@media (min-width: 900px) {
  .prop--editorial { grid-template-columns: 7fr 5fr; }
  .prop--editorial:nth-child(even) .prop__media { order: 2; }
}

/* Empty and preview states */
.empty-state {
  border: 1px solid var(--hairline);
  padding: clamp(32px, 5vw, 64px);
  display: grid;
  gap: var(--s-5);
  justify-items: start;
  position: relative;
  background: var(--surface-alt);
}
.empty-state .eyebrow { color: var(--ink-45); }

.notice {
  border-left: 2px solid var(--brass);
  padding: var(--s-4) var(--s-5);
  background: rgba(157, 131, 90, 0.07);
  font-size: var(--t-small);
  color: var(--ink-80);
  max-width: 70ch;
}
.notice code {
  font-family: ui-monospace, SFMono-Regular, Menlo, monospace;
  font-size: 0.85em;
  background: rgba(23,23,22,0.06);
  padding: 1px 5px;
}

/* Filters */
.filters {
  display: grid;
  gap: var(--s-4);
  padding-block: var(--s-6);
  border-top: 1px solid var(--hairline);
  border-bottom: 1px solid var(--hairline);
}
@media (min-width: 900px) {
  .filters { grid-template-columns: repeat(5, minmax(0, 1fr)) auto; align-items: end; gap: var(--s-5); }
}
.filters__view { display: flex; gap: var(--s-2); }
.viewbtn {
  border: 1px solid var(--hairline);
  background: transparent;
  padding: 11px 14px;
  font-size: var(--t-meta);
  letter-spacing: 0.16em;
  text-transform: uppercase;
  cursor: pointer;
  min-height: 44px;
}
.viewbtn[aria-pressed="true"] { background: var(--ink); color: var(--ivory); border-color: var(--ink); }

/* --------------------------------------------------------------------------
   13. Forms
   -------------------------------------------------------------------------- */
.form { display: grid; gap: var(--s-6); }
.form__grid { display: grid; gap: var(--s-5); }
@media (min-width: 760px) {
  .form__grid--2 { grid-template-columns: 1fr 1fr; }
  .form__grid--3 { grid-template-columns: repeat(3, 1fr); }
  .field--full { grid-column: 1 / -1; }
}

.field { display: grid; gap: var(--s-2); }
.field > label {
  font-size: var(--t-meta);
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--ink-62);
}
.field .hint { font-size: var(--t-small); color: var(--ink-45); }

.input, .select, .textarea {
  width: 100%;
  background: transparent;
  border: 0;
  border-bottom: 1px solid var(--hairline);
  padding: 12px 2px;
  min-height: 46px;
  border-radius: 0;
  transition: border-color var(--d-fast) var(--ease), background var(--d-fast) var(--ease);
}
.input::placeholder, .textarea::placeholder { color: var(--ink-45); }
.input:hover, .select:hover, .textarea:hover { border-bottom-color: var(--ink-45); }
.input:focus, .select:focus, .textarea:focus {
  outline: none;
  border-bottom-color: var(--clay);
  background: rgba(157, 131, 90, 0.05);
}
.input:focus-visible, .select:focus-visible, .textarea:focus-visible {
  outline: 2px solid var(--clay);
  outline-offset: 2px;
}
.textarea { resize: vertical; min-height: 110px; }
.select {
  appearance: none;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%23171716' stroke-width='1.2'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 4px center;
  padding-right: 26px;
}

.dark .input, .dark .select, .dark .textarea {
  border-bottom-color: var(--hairline-dark);
  color: var(--ivory);
}
.dark .field > label { color: var(--sand); }
.dark .input::placeholder, .dark .textarea::placeholder { color: var(--ivory-45); }
.dark .select {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%23F4F0E8' stroke-width='1.2'/%3E%3C/svg%3E");
}
.dark .select option { color: var(--ink); }

.choice-row { display: flex; flex-wrap: wrap; gap: var(--s-2); }
.choice {
  position: relative;
}
.choice input {
  position: absolute;
  opacity: 0;
  width: 100%; height: 100%;
  left: 0; top: 0;
  margin: 0;
  cursor: pointer;
}
.choice span {
  display: inline-flex;
  align-items: center;
  min-height: 44px;
  padding: 10px 16px;
  border: 1px solid var(--hairline);
  font-size: var(--t-small);
  transition: border-color var(--d-fast) var(--ease), background var(--d-fast) var(--ease);
}
.choice input:checked + span { border-color: var(--ink); background: var(--ink); color: var(--ivory); }
.choice input:focus-visible + span { outline: 2px solid var(--clay); outline-offset: 2px; }
.dark .choice span { border-color: var(--hairline-dark); }
.dark .choice input:checked + span { background: var(--ivory); color: var(--ink); border-color: var(--ivory); }

.field-error {
  font-size: var(--t-small);
  color: #8d3a24;
  display: none;
}
.field.has-error .field-error { display: block; }
.field.has-error .input,
.field.has-error .select,
.field.has-error .textarea { border-bottom-color: #8d3a24; }
.dark .field-error { color: #e0a08b; }

.form__status {
  font-size: var(--t-small);
  padding: var(--s-4) var(--s-5);
  border-left: 2px solid var(--sage);
  background: rgba(123, 133, 120, 0.10);
  display: none;
}
.form__status.is-visible { display: block; }
.form__status.is-error { border-left-color: #8d3a24; background: rgba(141, 58, 36, 0.08); }

.form__legal { font-size: var(--t-small); color: var(--ink-45); max-width: 56ch; }
.dark .form__legal { color: var(--ivory-45); }

/* --------------------------------------------------------------------------
   14. Process timeline
   -------------------------------------------------------------------------- */
.steps { display: grid; gap: 0; border-top: 1px solid var(--hairline); }
@media (min-width: 900px) {
  .steps--4 { grid-template-columns: repeat(4, 1fr); border-top: 0; }
}
.step {
  padding-block: clamp(24px, 3vw, 40px);
  border-bottom: 1px solid var(--hairline);
  display: grid;
  gap: var(--s-3);
  align-content: start;
}
@media (min-width: 900px) {
  .steps--4 .step {
    border-top: 1px solid var(--hairline);
    border-bottom: 0;
    padding-right: clamp(16px, 2.4vw, 40px);
  }
  .steps--4 .step + .step { border-left: 1px solid var(--hairline); padding-left: clamp(16px, 2.4vw, 40px); }
}
.step__num {
  font-family: var(--serif);
  font-size: 2.4rem;
  line-height: 1;
  color: var(--sand);
}
.dark .step__num { color: var(--brass); }
.step__name {
  font-size: var(--t-meta);
  letter-spacing: 0.20em;
  text-transform: uppercase;
}
.step__copy { color: var(--ink-80); font-size: 0.95rem; }
.dark .step__copy { color: var(--ivory-70); }

/* Numbered editorial list, buy page */
.journey { border-top: 1px solid var(--hairline); }
.journey__item {
  border-bottom: 1px solid var(--hairline);
  display: grid;
  gap: var(--s-3);
  padding-block: clamp(26px, 3vw, 44px);
}
@media (min-width: 860px) {
  .journey__item { grid-template-columns: 90px minmax(0, 4fr) minmax(0, 7fr); gap: clamp(20px, 3vw, 56px); align-items: baseline; }
}
.journey__num {
  font-family: var(--serif);
  font-size: 1.5rem;
  color: var(--brass);
}
.journey__title { font-family: var(--serif); font-size: clamp(1.3rem, 2vw, 1.75rem); }

/* --------------------------------------------------------------------------
   15. Areas
   -------------------------------------------------------------------------- */
.area-grid { display: grid; gap: clamp(28px, 3vw, 44px); }
@media (min-width: 760px)  { .area-grid { grid-template-columns: repeat(2, 1fr); } }
@media (min-width: 1180px) { .area-grid { grid-template-columns: repeat(3, 1fr); } }

.area {
  display: grid;
  gap: var(--s-4);
  text-decoration: none;
  align-content: start;
}
.area .plate { transition: transform var(--d-slow) var(--ease-out); }
.area:hover .plate { transform: translateY(-4px); }
.area__name { font-family: var(--serif); font-size: 1.5rem; }
.area__meta {
  font-size: var(--t-meta);
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--ink-45);
}
.area__copy { font-size: 0.95rem; color: var(--ink-80); }

.area--lead { grid-column: 1 / -1; }
@media (min-width: 900px) {
  .area--lead { grid-template-columns: 7fr 5fr; gap: clamp(24px, 4vw, 64px); align-items: center; }
}

.detail-list { display: grid; gap: 0; border-top: 1px solid var(--hairline); }
.detail-list div {
  display: grid;
  gap: var(--s-2) var(--s-6);
  padding-block: var(--s-4);
  border-bottom: 1px solid var(--hairline-soft);
  font-size: 0.95rem;
}
@media (min-width: 620px) {
  .detail-list div { grid-template-columns: 128px minmax(0, 1fr); align-items: baseline; }
}
.detail-list dt { color: var(--ink-45); font-size: var(--t-meta); letter-spacing: 0.16em; text-transform: uppercase; }
.detail-list dd { margin: 0; color: var(--ink-80); }

/* Areas page rhythm. Alternating sides keep the page from reading as a list. */
@media (min-width: 900px) {
  .area-section--flip .split { grid-template-columns: 7fr 5fr; }
  .area-section--flip .split > :first-child { order: 2; }
}
.area-wide { display: grid; gap: clamp(24px, 3vw, 40px); }
@media (min-width: 900px) {
  .area-wide__cols { display: grid; grid-template-columns: 5fr 7fr; gap: clamp(24px, 4vw, 72px); align-items: start; }
}

/* --------------------------------------------------------------------------
   16. Resources
   -------------------------------------------------------------------------- */
.res-grid { display: grid; gap: 0; border-top: 1px solid var(--hairline); }
.res {
  display: grid;
  gap: var(--s-3);
  padding-block: clamp(22px, 2.6vw, 32px);
  border-bottom: 1px solid var(--hairline);
  text-decoration: none;
  position: relative;
}
@media (min-width: 860px) {
  .res { grid-template-columns: 150px minmax(0, 1fr) 130px; gap: clamp(20px, 3vw, 48px); align-items: baseline; }
}
.res__cat { font-size: var(--t-meta); letter-spacing: 0.18em; text-transform: uppercase; color: var(--clay); }
.res__title { font-family: var(--serif); font-size: clamp(1.25rem, 1.8vw, 1.6rem); transition: color var(--d-fast) var(--ease); }
.res__state { font-size: var(--t-meta); letter-spacing: 0.16em; text-transform: uppercase; color: var(--ink-45); }
.res:hover .res__title { color: var(--clay); }

.chip-row { display: flex; flex-wrap: wrap; gap: var(--s-2); }
.chip {
  border: 1px solid var(--hairline);
  background: transparent;
  padding: 9px 15px;
  min-height: 40px;
  font-size: var(--t-meta);
  letter-spacing: 0.16em;
  text-transform: uppercase;
  cursor: pointer;
  transition: border-color var(--d-fast) var(--ease), background var(--d-fast) var(--ease);
}
.chip[aria-pressed="true"] { background: var(--ink); color: var(--ivory); border-color: var(--ink); }

/* --------------------------------------------------------------------------
   17. People
   -------------------------------------------------------------------------- */
.person { display: grid; gap: var(--s-6); align-content: start; }
.person__name { font-family: var(--serif); font-size: clamp(1.7rem, 2.4vw, 2.2rem); }
.person__role {
  font-size: var(--t-meta);
  letter-spacing: 0.20em;
  text-transform: uppercase;
  color: var(--ink-45);
}
.person__contact { display: grid; gap: var(--s-2); font-size: 0.95rem; }
.person__contact a { text-decoration: none; border-bottom: 1px solid var(--hairline); }
.person__contact a:hover { border-color: var(--ink); }

/* Quote */
.quote {
  font-family: var(--serif);
  font-size: clamp(1.5rem, 2.6vw, 2.3rem);
  line-height: 1.26;
  max-width: 22ch;
}
.quote__by { font-family: var(--sans); font-size: var(--t-meta); letter-spacing: 0.2em; text-transform: uppercase; color: var(--ink-45); margin-top: var(--s-5); }

/* --------------------------------------------------------------------------
   18. Footer
   -------------------------------------------------------------------------- */
.footer { background: var(--ink); color: var(--ivory); position: relative; overflow: hidden; }
.footer__top {
  display: grid;
  gap: clamp(36px, 5vw, 64px);
  padding-block: clamp(56px, 7vw, 104px);
}
@media (min-width: 980px) {
  .footer__top { grid-template-columns: minmax(0, 1.3fr) repeat(3, minmax(0, 1fr)); }
}
.footer h2, .footer h3 { color: var(--ivory); }
.footer__col-title {
  font-size: var(--t-meta);
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--sand);
  margin-bottom: var(--s-5);
}
.footer__list { display: grid; gap: var(--s-3); font-size: 0.95rem; }
.footer__list a { text-decoration: none; color: var(--ivory-70); transition: color var(--d-fast) var(--ease); }
.footer__list a:hover { color: var(--ivory); }
.footer__bottom {
  border-top: 1px solid var(--hairline-dark);
  padding-block: var(--s-8);
  display: grid;
  gap: var(--s-5);
  font-size: var(--t-small);
  color: var(--ivory-70);
}
@media (min-width: 980px) {
  .footer__bottom { grid-template-columns: 1fr auto; align-items: center; }
}
.footer__legal { display: flex; flex-wrap: wrap; gap: var(--s-3) var(--s-6); }
.footer__legal a { color: var(--ivory-70); text-decoration: none; border-bottom: 1px solid var(--hairline-dark); }
.footer__legal a:hover { color: var(--ivory); border-color: var(--ivory); }
.footer__disclosure { font-size: var(--t-small); color: var(--ivory-45); max-width: 78ch; line-height: 1.6; }
.eho {
  display: inline-flex;
  align-items: center;
  gap: var(--s-3);
  font-size: var(--t-meta);
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--ivory-45);
}

/* --------------------------------------------------------------------------
   19. Closing CTA
   -------------------------------------------------------------------------- */
.closer { position: relative; overflow: hidden; }
.closer__title { font-size: clamp(2.4rem, 5.4vw, 4.6rem); line-height: 1.02; max-width: 16ch; }

/* --------------------------------------------------------------------------
   20. Motion
   -------------------------------------------------------------------------- */
[data-reveal] {
  opacity: 0;
  transform: translateY(14px);
  transition: opacity 700ms var(--ease-out), transform 700ms var(--ease-out);
  transition-delay: var(--delay, 0ms);
}
[data-reveal].is-in { opacity: 1; transform: none; }

[data-reveal="mask"] {
  opacity: 1;
  transform: none;
  clip-path: inset(0 0 100% 0);
  transition: clip-path 1100ms var(--ease-out);
  transition-delay: var(--delay, 0ms);
}
[data-reveal="mask"].is-in { clip-path: inset(0 0 0 0); }

[data-reveal="line"] {
  opacity: 1;
  transform: none;
  transform-origin: left;
  transition: transform 900ms var(--ease-out);
}
[data-reveal="line"]:not(.is-in) { transform: scaleX(0); }

.no-js [data-reveal] { opacity: 1; transform: none; clip-path: none; }

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after {
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.01ms !important;
    scroll-behavior: auto !important;
  }
  [data-reveal] { opacity: 1 !important; transform: none !important; clip-path: none !important; }
}

/* --------------------------------------------------------------------------
   21. Utilities
   -------------------------------------------------------------------------- */
.u-hide { display: none !important; }
.u-right { text-align: right; }
.u-mt-4 { margin-top: var(--s-4); }
.u-mt-6 { margin-top: var(--s-6); }
.u-mt-8 { margin-top: var(--s-8); }
.u-mt-10 { margin-top: var(--s-10); }
.u-mt-16 { margin-top: var(--s-16); }
.u-max-56 { max-width: 56ch; }
.u-max-46 { max-width: 46ch; }
.u-max-38 { max-width: 38ch; }
.u-relative { position: relative; z-index: 1; }

@media (max-width: 620px) {
  .hero { min-height: 88vh; }
  .hero__title { font-size: clamp(2.6rem, 12vw, 3.4rem); }
  .prop-grid { grid-template-columns: 1fr; }
  .credbar__note { margin-left: 0; }
}