:root{
  --ink:#16211d;
  --pine:#1e3a31;
  --pine-deep:#142e27;
  --lake:#2c6e7f;
  --gold:#c29b43;
  --gold-deep:#a9842f;
  --paper:#f1f0e8;
  --paper-2:#e7e6db;
  --card:#fcfcf8;
  --muted:#5b665f;
  --line:rgba(22,33,29,.14);
  --line-light:rgba(255,255,255,.16);
  --shadow:0 18px 50px -22px rgba(20,40,33,.5);
  --maxw:1200px;
  --r:14px;
  --ease:cubic-bezier(.2,.7,.2,1);
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{
  font-family:"Newsreader",Georgia,serif;
  color:var(--ink);
  background:var(--paper);
  line-height:1.6;
  font-size:18px;
  -webkit-font-smoothing:antialiased;
  overflow-x:hidden;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
h1,h2,h3,h4{font-family:"Fraunces",Georgia,serif;font-weight:600;line-height:1.04;letter-spacing:-.01em}

/* ---------- utility ---------- */
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 clamp(20px,5vw,48px)}
.kicker{
  font-family:"Inter",sans-serif;font-weight:600;font-size:.74rem;
  letter-spacing:.18em;text-transform:uppercase;color:var(--gold-deep);
  display:inline-flex;align-items:center;gap:.7rem;
}
.kicker::before{content:"";width:26px;height:1.5px;background:var(--gold);display:inline-block}
.dark .kicker{color:var(--gold)}
.eyebrow{font-family:"Inter",sans-serif;font-weight:600;font-size:.72rem;letter-spacing:.22em;text-transform:uppercase}
.btn{
  font-family:"Inter",sans-serif;font-weight:600;font-size:.82rem;letter-spacing:.04em;
  display:inline-flex;align-items:center;gap:.55rem;cursor:pointer;border:none;
  padding:.92em 1.5em;border-radius:999px;transition:transform .25s var(--ease),box-shadow .25s var(--ease),background .25s;
  text-transform:uppercase;
}
.btn svg{width:15px;height:15px}
.btn-gold{background:var(--gold);color:#1c160a;box-shadow:0 10px 26px -12px rgba(194,155,67,.9)}
.btn-gold:hover{transform:translateY(-2px);background:var(--gold-deep)}
.btn-dark{background:var(--pine);color:var(--paper)}
.btn-dark:hover{transform:translateY(-2px);background:var(--pine-deep)}
.btn-ghost{background:transparent;border:1.5px solid var(--line);color:var(--ink)}
.btn-ghost:hover{border-color:var(--ink);transform:translateY(-2px)}
.dark .btn-ghost{border-color:var(--line-light);color:var(--paper)}
.dark .btn-ghost:hover{border-color:var(--paper)}
.link-arrow{font-family:"Inter",sans-serif;font-weight:600;font-size:.8rem;letter-spacing:.04em;text-transform:uppercase;color:var(--lake);display:inline-flex;align-items:center;gap:.4rem;transition:gap .25s var(--ease)}
.link-arrow:hover{gap:.75rem}
.dark .link-arrow{color:var(--gold)}

/* media wrapper w/ graceful fallback if an image fails */
.media{position:relative;overflow:hidden;background:linear-gradient(135deg,var(--pine),var(--lake));isolation:isolate}
.media img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease),opacity .4s}
.media img.failed{opacity:0}

/* section rhythm */
.section{padding:clamp(64px,9vw,120px) 0}
.section.dark{background:var(--pine);color:var(--paper)}
.section.pine-deep{background:var(--pine-deep);color:var(--paper)}
.section.alt{background:var(--paper-2)}
.dark p{color:rgba(241,240,232,.82)}
.lead{font-size:clamp(1.15rem,2vw,1.4rem);color:var(--muted);max-width:60ch;line-height:1.5}
.dark .lead{color:rgba(241,240,232,.85)}
.section-head{max-width:62ch;margin-bottom:clamp(32px,5vw,56px)}
.section-head h2{font-size:clamp(2rem,4.6vw,3.4rem);margin:.5rem 0 .9rem}

/* reveal animation */
.reveal{opacity:0;transform:translateY(26px);transition:opacity .8s var(--ease),transform .8s var(--ease)}
.reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){
  .reveal{opacity:1;transform:none;transition:none}
  html{scroll-behavior:auto}
  .media img{transition:none}
}

/* ---------- header / masthead ---------- */
.masthead{
  position:sticky;top:0;z-index:60;background:rgba(241,240,232,.86);
  backdrop-filter:blur(14px);border-bottom:1px solid var(--line);
  transition:padding .3s var(--ease),background .3s;
  width:100%;left:0;
}
.masthead.shrunk{background:rgba(241,240,232,.95)}
.mast-inner{display:flex;align-items:center;justify-content:space-between;gap:1.5rem;padding:.95rem clamp(20px,5vw,48px);transition:padding .3s var(--ease);max-width:var(--maxw);margin:0 auto;}
.masthead.shrunk .mast-inner{padding:.6rem clamp(20px,5vw,48px)}
.brand{display:flex;flex-direction:column;line-height:.92}
.brand b{font-family:"Fraunces",serif;font-weight:600;font-size:1.45rem;letter-spacing:-.02em;color:var(--ink)}
.brand b i{font-style:normal;color:var(--gold-deep)}
.brand span{font-family:"Inter",sans-serif;font-size:.56rem;letter-spacing:.34em;text-transform:uppercase;color:var(--muted);margin-top:3px}
.nav{display:flex;align-items:center;gap:1.7rem}
.nav a{font-family:"Inter",sans-serif;font-weight:500;font-size:.86rem;color:var(--ink);position:relative;padding:.2rem 0}
.nav a::after{content:"";position:absolute;left:0;bottom:-3px;width:0;height:1.5px;background:var(--gold);transition:width .3s var(--ease)}
.nav a:hover::after,.nav a.active::after{width:100%}
.nav a.active{color:var(--gold-deep)}
.mast-cta{display:flex;align-items:center;gap:1rem}
.hamburger{display:none;background:none;border:none;cursor:pointer;width:30px;height:24px;position:relative}
.hamburger span{position:absolute;left:0;height:2px;width:100%;background:var(--ink);transition:.3s var(--ease)}
.hamburger span:nth-child(1){top:2px}
.hamburger span:nth-child(2){top:11px}
.hamburger span:nth-child(3){top:20px}
.hamburger.open span:nth-child(1){top:11px;transform:rotate(45deg)}
.hamburger.open span:nth-child(2){opacity:0}
.hamburger.open span:nth-child(3){top:11px;transform:rotate(-45deg)}

@media(max-width:940px){
  .nav,.mast-cta .btn{display:none}
  .hamburger{display:block}
  .nav.mobile-open{
    display:flex;flex-direction:column;align-items:flex-start;gap:0;
    position:fixed;top:0;right:0;height:100vh;width:min(80vw,320px);
    background:var(--pine);padding:6rem 2rem 2rem;z-index:55;box-shadow:var(--shadow);
  }
  .nav.mobile-open a{color:var(--paper);font-size:1.3rem;font-family:"Fraunces",serif;padding:.7rem 0;width:100%;border-bottom:1px solid var(--line-light)}
  .nav.mobile-open a::after{display:none}
  .nav-backdrop{position:fixed;inset:0;background:rgba(20,33,29,.5);z-index:54;opacity:0;visibility:hidden;transition:.3s}
  .nav-backdrop.show{opacity:1;visibility:visible}
}

/* ---------- pages ---------- */
.page{display:none}
.page.active{display:block;animation:fade .5s var(--ease)}
@keyframes fade{from{opacity:0}to{opacity:1}}

/* ---------- hero / magazine cover ---------- */
.cover{position:relative;min-height:92vh;display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.cover .media{position:absolute;inset:0;z-index:-2}
.cover::after{content:"";position:absolute;inset:0;z-index:-1;
  background:linear-gradient(180deg,rgba(20,33,29,.34) 0%,rgba(20,33,29,.15) 35%,rgba(20,40,33,.86) 100%)}
.cover-inner{padding-bottom:clamp(48px,7vw,90px);padding-top:120px;width:100%}
.dateline{display:flex;align-items:center;gap:1rem;flex-wrap:wrap;font-family:"Inter",sans-serif;
  font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.85);
  padding-bottom:1.4rem;margin-bottom:1.6rem;border-bottom:1px solid rgba(255,255,255,.25)}
.dateline b{color:var(--gold)}
.cover h1{font-size:clamp(2.7rem,7vw,5.6rem);font-weight:600;max-width:16ch;text-shadow:0 2px 30px rgba(0,0,0,.3)}
.cover h1 em{font-style:italic;font-weight:400;color:var(--gold)}
.cover .sub{font-size:clamp(1.1rem,2vw,1.4rem);max-width:46ch;margin:1.4rem 0 2rem;color:rgba(255,255,255,.92);line-height:1.5}
.cover-actions{display:flex;gap:1rem;flex-wrap:wrap}
.cover-lines{position:absolute;right:clamp(20px,5vw,48px);top:130px;max-width:230px;text-align:right;display:none}
@media(min-width:1100px){.cover-lines{display:block}}
.cover-line{font-family:"Inter",sans-serif;font-size:.78rem;letter-spacing:.05em;color:rgba(255,255,255,.9);padding:.7rem 0;border-top:1px solid rgba(255,255,255,.25)}
.cover-line b{color:var(--gold);display:block;font-size:.68rem;letter-spacing:.18em;text-transform:uppercase;margin-bottom:.2rem}

/* ---------- trust strip ---------- */
.trust{background:var(--ink);color:var(--paper);padding:1.4rem 0}
.trust-inner{display:flex;align-items:center;justify-content:center;gap:clamp(1.5rem,5vw,4rem);flex-wrap:wrap;text-align:center}
.trust-item{font-family:"Inter",sans-serif;font-size:.78rem;letter-spacing:.12em;text-transform:uppercase;color:rgba(241,240,232,.78);display:flex;align-items:center;gap:.6rem}
.trust-item b{color:var(--gold);font-family:"Fraunces",serif;font-size:1.4rem;letter-spacing:0}
.trust-dot{width:5px;height:5px;border-radius:50%;background:var(--gold);opacity:.6}
@media(max-width:700px){.trust-dot{display:none}}

/* ---------- benefits ---------- */
.benefits{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1.2rem,2.5vw,2.2rem)}
@media(max-width:860px){.benefits{grid-template-columns:1fr}}
.benefit{background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:2.2rem;transition:transform .4s var(--ease),box-shadow .4s}
.benefit:hover{transform:translateY(-6px);box-shadow:var(--shadow)}
.benefit .num{font-family:"Fraunces",serif;font-size:2.4rem;color:var(--gold);line-height:1}
.benefit h3{font-size:1.5rem;margin:.9rem 0 .6rem}
.benefit p{color:var(--muted);font-size:1.02rem}

/* ---------- services preview / grid ---------- */
.svc-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1.2rem,2.5vw,2rem)}
@media(max-width:900px){.svc-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:600px){.svc-grid{grid-template-columns:1fr}}
.services-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.8rem;margin-top:2rem}
@media(max-width:860px){.services-grid{grid-template-columns:1fr}}
.svc-card{background:var(--card);border:1px solid var(--line);border-radius:var(--r);overflow:hidden;display:flex;flex-direction:column;transition:transform .4s var(--ease),box-shadow .4s}
.svc-card:hover{transform:translateY(-6px);box-shadow:var(--shadow)}
.svc-card .media{aspect-ratio:16/10}
.svc-card:hover .media img{transform:scale(1.06)}
.svc-body{padding:1.6rem 1.7rem 1.9rem;flex:1;display:flex;flex-direction:column}
.svc-body h3{font-size:1.4rem;margin:.7rem 0 .55rem}
.svc-body p{color:var(--muted);font-size:1rem;flex:1;margin-bottom:1rem}

/* ---------- featured split ---------- */
.feature{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(2rem,5vw,4.5rem);align-items:center}
@media(max-width:880px){.feature{grid-template-columns:1fr}}
.feature .media{border-radius:var(--r);aspect-ratio:4/3;box-shadow:var(--shadow)}
.feature.flip .ftxt{order:2}

/* ---------- testimonials ---------- */
.testimonials{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1.2rem,2.5vw,2rem)}
@media(max-width:860px){.testimonials{grid-template-columns:1fr}}
.testi{background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:1.8rem 2rem;display:flex;flex-direction:column;gap:1.2rem}
.testi p{font-family:"Newsreader",serif;font-size:1.12rem;line-height:1.65;color:var(--ink);flex:1}
.testi footer{display:flex;align-items:center;gap:.9rem;margin-top:auto}
.testi footer img{width:52px;height:52px;border-radius:50%;object-fit:cover;flex-shrink:0}
.testi footer b{font-family:"Inter",sans-serif;font-size:.9rem;display:block}
.testi footer cite{font-style:normal;font-family:"Inter",sans-serif;font-size:.8rem;color:var(--muted)}
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1.2rem,2.5vw,2rem)}
@media(max-width:900px){.quotes{grid-template-columns:1fr}}
.quote{padding:2.1rem;border-radius:var(--r);background:rgba(255,255,255,.05);border:1px solid var(--line-light)}
.quote .mark{font-family:"Fraunces",serif;font-size:3rem;color:var(--gold);line-height:.6;height:1.1rem}
.quote p{font-family:"Newsreader",serif;font-size:1.12rem;font-style:italic;color:rgba(241,240,232,.92);margin:.4rem 0 1.3rem}
.quote .who{display:flex;align-items:center;gap:.85rem}
.quote .avatar{width:44px;height:44px;border-radius:50%;overflow:hidden;flex:none}
.quote .who b{font-family:"Inter",sans-serif;font-size:.92rem;display:block;color:#fff}
.quote .who span{font-family:"Inter",sans-serif;font-size:.76rem;color:var(--gold);letter-spacing:.05em}

/* ---------- steps ---------- */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:1.4rem;counter-reset:s}
@media(max-width:880px){.steps{grid-template-columns:repeat(2,1fr)}}
@media(max-width:520px){.steps{grid-template-columns:1fr}}
.step{position:relative;padding-top:1.4rem;border-top:2px solid var(--gold)}
.step .sn{font-family:"Fraunces",serif;font-size:2.6rem;color:var(--gold);line-height:1}
.step h3{font-size:1.3rem;margin:.5rem 0 .5rem}
.step p{color:var(--muted);font-size:.98rem}
.dark .step p{color:rgba(241,240,232,.8)}

/* ---------- listings (offers + real estate) ---------- */
.filters{display:flex;gap:.6rem;flex-wrap:wrap;margin-bottom:2.2rem}
.chip{font-family:"Inter",sans-serif;font-size:.78rem;font-weight:600;letter-spacing:.05em;text-transform:uppercase;
  padding:.6em 1.1em;border-radius:999px;border:1.5px solid var(--line);background:transparent;color:var(--ink);cursor:pointer;transition:.25s}
.chip:hover{border-color:var(--ink)}
.chip.active{background:var(--pine);color:var(--paper);border-color:var(--pine)}
.listings{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1.2rem,2.5vw,2rem)}
@media(max-width:900px){.listings{grid-template-columns:repeat(2,1fr)}}
@media(max-width:600px){.listings{grid-template-columns:1fr}}
.listing{background:var(--card);border:1px solid var(--line);border-radius:var(--r);overflow:hidden;display:flex;flex-direction:column;cursor:pointer;transition:transform .4s var(--ease),box-shadow .4s}
.listing:hover{transform:translateY(-6px);box-shadow:var(--shadow)}
.listing .media{aspect-ratio:3/2;position:relative}
.listing:hover .media img{transform:scale(1.06)}
.listing .tag{position:absolute;top:.85rem;left:.85rem;font-family:"Inter",sans-serif;font-size:.66rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase;background:var(--gold);color:#1c160a;padding:.4em .8em;border-radius:999px;z-index:2}
.listing .price{position:absolute;bottom:.85rem;right:.85rem;font-family:"Fraunces",serif;font-weight:600;font-size:1.15rem;background:rgba(20,33,29,.86);color:#fff;padding:.35em .8em;border-radius:8px;z-index:2}
.listing-body{padding:1.4rem 1.5rem 1.7rem;flex:1;display:flex;flex-direction:column}
.listing-body .cat{font-family:"Inter",sans-serif;font-size:.7rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--lake)}
.listing-body h3{font-size:1.35rem;margin:.45rem 0 .5rem;line-height:1.12}
.listing-body p{color:var(--muted);font-size:.98rem;flex:1;margin-bottom:1rem}
.listing-meta{display:flex;gap:1.1rem;font-family:"Inter",sans-serif;font-size:.78rem;color:var(--muted);border-top:1px solid var(--line);padding-top:.9rem;flex-wrap:wrap}
.listing-meta span{display:flex;align-items:center;gap:.35rem}


/* ══════════════════════════════════════════
   LISTING DETAIL — full feature set
══════════════════════════════════════════ */

/* Gallery grid */
.ld-gallery{display:grid;grid-template-columns:repeat(4,1fr);grid-template-rows:260px 180px;gap:.5rem;max-height:460px;overflow:hidden;background:var(--ink)}
.ld-gallery__thumb{border:none;padding:0;cursor:pointer;overflow:hidden;position:relative;background:#1a2a24}
.ld-gallery__thumb--main{grid-column:span 2;grid-row:span 2}
.ld-gallery__thumb img{width:100%;height:100%;object-fit:cover;transition:transform .4s var(--ease);display:block}
.ld-gallery__thumb:hover img{transform:scale(1.04)}
.ld-gallery__thumb:nth-child(n+6){display:none}
.ld-gallery__count{position:absolute;bottom:.7rem;right:.8rem;background:rgba(22,33,29,.82);color:#fff;font-family:"Inter",sans-serif;font-size:.75rem;font-weight:600;padding:.3rem .7rem;border-radius:6px;display:flex;align-items:center;gap:.4rem;backdrop-filter:blur(4px)}
@media(max-width:700px){
  .ld-gallery{grid-template-columns:1fr 1fr;grid-template-rows:200px 120px 120px}
  .ld-gallery__thumb--main{grid-column:span 2}
  .ld-gallery__thumb:nth-child(n+5){display:none}
}
@media(max-width:480px){
  .ld-gallery{grid-template-columns:1fr;grid-template-rows:56vw auto auto;max-height:none}
  .ld-gallery__thumb--main{grid-column:1}
  .ld-gallery__thumb:nth-child(n+3){display:none}
}

/* Lightbox */
.ld-lightbox{position:fixed;inset:0;z-index:1000;background:rgba(10,16,14,.96);display:flex;flex-direction:column;align-items:center;justify-content:center;backdrop-filter:blur(6px)}
.ld-lightbox[hidden]{display:none}
.ld-lightbox__stage{flex:1;display:flex;flex-direction:column;align-items:center;justify-content:center;width:100%;padding:60px 80px 20px;max-height:calc(100vh - 120px)}
.ld-lightbox__stage img{max-width:100%;max-height:calc(100vh - 180px);object-fit:contain;border-radius:6px;user-select:none}
.ld-lightbox__caption{display:flex;justify-content:space-between;align-items:center;color:rgba(255,255,255,.7);font-family:"Inter",sans-serif;font-size:.8rem;padding:.6rem 0;width:100%;max-width:800px}
.ld-lightbox__close{position:absolute;top:1rem;right:1rem;background:rgba(255,255,255,.12);border:none;color:#fff;border-radius:50%;width:42px;height:42px;cursor:pointer;display:flex;align-items:center;justify-content:center;transition:background .2s}
.ld-lightbox__close:hover{background:rgba(255,255,255,.22)}
.ld-lightbox__nav{position:absolute;top:50%;transform:translateY(-50%);background:rgba(255,255,255,.1);border:none;color:#fff;border-radius:50%;width:48px;height:48px;cursor:pointer;display:flex;align-items:center;justify-content:center;transition:background .2s;z-index:2}
.ld-lightbox__nav:hover{background:rgba(255,255,255,.22)}
.ld-lightbox__nav--prev{left:1rem}
.ld-lightbox__nav--next{right:1rem}
.ld-lightbox__dots{display:flex;gap:.4rem;padding:.6rem}
.ld-lightbox__dot{width:8px;height:8px;border-radius:50%;background:rgba(255,255,255,.3);border:none;cursor:pointer;transition:background .2s;padding:0}
.ld-lightbox__dot.active{background:#fff}
@media(max-width:600px){
  .ld-lightbox__stage{padding:60px 12px 10px}
  .ld-lightbox__nav{width:38px;height:38px}
  .ld-lightbox__nav--prev{left:.3rem}
  .ld-lightbox__nav--next{right:.3rem}
}

/* Wrap + back link */
.ld-wrap{padding-top:clamp(1.5rem,4vw,3rem);padding-bottom:4rem}
.ld-back{display:inline-flex;align-items:center;gap:.4rem;font-family:"Inter",sans-serif;font-size:.85rem;color:var(--muted);margin-bottom:1.4rem;transition:color .2s}
.ld-back:hover{color:var(--lake)}

/* Header */
.ld-header{display:flex;justify-content:space-between;align-items:flex-start;gap:1.5rem;flex-wrap:wrap;margin-bottom:1.4rem}
.ld-header__left{flex:1;min-width:0}
.ld-header__right{text-align:right;flex-shrink:0}
.ld-badges{display:flex;flex-wrap:wrap;gap:.4rem;margin-bottom:.7rem}
.ld-badge{font-family:"Inter",sans-serif;font-size:.7rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;padding:.25rem .6rem;border-radius:4px}
.ld-badge--cat{background:var(--lake);color:#fff}
.ld-badge--tag{background:var(--pine);color:#fff}
.ld-badge--featured{background:var(--gold);color:#1c160a}
.ld-badge--pending{background:#d97706;color:#fff}
.ld-badge--sold{background:#64748b;color:#fff}
.ld-header h1{font-size:clamp(1.7rem,4vw,2.9rem);line-height:1.06;margin:.5rem 0 .5rem}
.ld-address{font-family:"Inter",sans-serif;font-size:.88rem;color:var(--muted);display:flex;align-items:center;gap:.35rem}
.ld-price{font-family:"Fraunces",serif;font-weight:700;font-size:clamp(1.8rem,3.5vw,2.6rem);color:var(--gold-deep);line-height:1}
.ld-price-sub{font-family:"Inter",sans-serif;font-size:.78rem;color:var(--muted);margin-top:.2rem}

/* Share button */
.ld-share{position:relative;margin-top:.8rem}
.ld-share__btn{display:inline-flex;align-items:center;gap:.4rem;font-family:"Inter",sans-serif;font-size:.82rem;font-weight:600;background:var(--paper-2);border:1px solid var(--line);border-radius:6px;padding:.4rem .85rem;cursor:pointer;color:var(--ink);transition:background .2s}
.ld-share__btn:hover{background:var(--paper)}
.ld-share__menu{position:absolute;right:0;top:calc(100% + .4rem);background:#fff;border:1px solid var(--line);border-radius:10px;box-shadow:0 8px 28px rgba(20,40,33,.14);min-width:170px;z-index:50;overflow:hidden}
.ld-share__menu button,.ld-share__menu a{display:block;width:100%;text-align:left;padding:.7rem 1rem;font-family:"Inter",sans-serif;font-size:.85rem;background:none;border:none;cursor:pointer;color:var(--ink);text-decoration:none;transition:background .15s}
.ld-share__menu button:hover,.ld-share__menu a:hover{background:var(--paper)}

/* Highlights strip */
.ld-highlights{display:flex;flex-wrap:wrap;gap:.5rem 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:.9rem 0;margin-bottom:2rem}
.ld-highlights__item{flex:1;min-width:80px;text-align:center;padding:.4rem .5rem;border-right:1px solid var(--line)}
.ld-highlights__item:last-child{border-right:none}
.ld-highlights__val{display:block;font-family:"Fraunces",serif;font-size:1.25rem;font-weight:600;color:var(--ink)}
.ld-highlights__key{display:block;font-family:"Inter",sans-serif;font-size:.68rem;text-transform:uppercase;letter-spacing:.1em;color:var(--muted);margin-top:.1rem}

/* Open house banner */
.ld-open-house{display:flex;align-items:center;gap:.8rem;background:linear-gradient(135deg,var(--pine) 0%,var(--lake) 100%);color:#fff;padding:1rem 1.3rem;border-radius:var(--r);margin-bottom:1.8rem}
.ld-open-house svg{flex-shrink:0;opacity:.8}
.ld-open-house strong{display:block;font-family:"Inter",sans-serif;font-size:.78rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;opacity:.8}
.ld-open-house span{font-family:"Fraunces",serif;font-size:1.1rem}

/* Body + sidebar grid */
.ld-grid{display:grid;grid-template-columns:1.55fr .9fr;gap:clamp(2rem,4vw,3.5rem);align-items:start}
@media(max-width:860px){.ld-grid{grid-template-columns:1fr}}

/* Body text */
.ld-body h2{font-family:"Fraunces",serif;font-size:1.5rem;font-weight:600;margin:2.2rem 0 .8rem;padding-top:2rem;border-top:1px solid var(--line)}
.ld-body h2:first-child{border-top:none;padding-top:0;margin-top:0}
.ld-description p{margin-bottom:1rem;line-height:1.7;color:#3a443f}

/* Specs table */
.ld-specs{list-style:none;display:grid;grid-template-columns:1fr 1fr;gap:0;margin:1rem 0 1.6rem;border:1px solid var(--line);border-radius:var(--r);overflow:hidden}
.ld-specs li{display:flex;justify-content:space-between;align-items:center;padding:.65rem 1rem;border-bottom:1px solid var(--line);border-right:1px solid var(--line)}
.ld-specs li:nth-child(even){border-right:none}
.ld-specs li:nth-last-child(-n+2){border-bottom:none}
.ld-specs__key{font-family:"Inter",sans-serif;font-size:.82rem;color:var(--muted)}
.ld-specs__val{font-family:"Inter",sans-serif;font-size:.88rem;font-weight:600;color:var(--ink)}
@media(max-width:500px){.ld-specs{grid-template-columns:1fr}.ld-specs li{border-right:none}.ld-specs li:nth-last-child(1){border-bottom:none}.ld-specs li:nth-last-child(2){border-bottom:1px solid var(--line)}}

/* Video */
.ld-video{position:relative;aspect-ratio:16/9;border-radius:var(--r);overflow:hidden;margin:1rem 0 1.6rem;background:#111;cursor:pointer}
.ld-video__poster{position:absolute;inset:0}
.ld-video__poster img{width:100%;height:100%;object-fit:cover}
.ld-video__play{position:absolute;inset:0;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:.7rem;background:rgba(14,26,21,.35);color:#fff;transition:background .25s}
.ld-video:hover .ld-video__play{background:rgba(14,26,21,.22)}
.ld-video__circle{width:72px;height:72px;border-radius:50%;background:var(--gold);display:flex;align-items:center;justify-content:center;color:#1c160a;transition:transform .3s var(--ease);box-shadow:0 8px 24px rgba(194,155,67,.4)}
.ld-video:hover .ld-video__circle{transform:scale(1.1)}
.ld-video__play span{font-family:"Inter",sans-serif;font-size:.78rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase}

/* Map */
.ld-map{position:relative;aspect-ratio:16/7;border-radius:var(--r);overflow:hidden;margin:1rem 0 1.6rem;background:var(--paper-2)}
@media(max-width:600px){.ld-map{aspect-ratio:4/3}}

/* Neighborhood */
.ld-neighborhood{background:var(--paper-2);border-radius:var(--r);padding:1.2rem 1.4rem;margin-bottom:1.6rem}
.ld-neighborhood h3{font-size:1rem;margin-bottom:.4rem}
.ld-neighborhood p{font-size:.9rem;color:var(--muted);margin:0;line-height:1.6}

/* Documents */
.ld-documents{list-style:none;display:flex;flex-direction:column;gap:.5rem;margin:1rem 0 1.6rem}
.ld-documents a{display:inline-flex;align-items:center;gap:.5rem;font-family:"Inter",sans-serif;font-size:.88rem;color:var(--lake);font-weight:500;text-decoration:underline;text-decoration-color:transparent;transition:text-decoration-color .2s}
.ld-documents a:hover{text-decoration-color:var(--lake)}

/* Sidebar */
.ld-aside{position:sticky;top:96px;display:flex;flex-direction:column;gap:1rem}
@media(max-width:860px){.ld-aside{position:static}}
.ld-aside__card{background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:1.6rem;box-shadow:0 4px 24px rgba(20,40,33,.07)}
.ld-aside__price{font-family:"Fraunces",serif;font-weight:700;font-size:1.9rem;color:var(--gold-deep);margin-bottom:.3rem}
.ld-aside__meta{display:flex;align-items:center;justify-content:space-between;font-family:"Inter",sans-serif;font-size:.78rem;color:var(--muted);margin-bottom:1rem;padding-bottom:.9rem;border-bottom:1px solid var(--line)}
.ld-status{font-weight:600}
.ld-status--active{color:#16a34a}
.ld-status--pending{color:#d97706}
.ld-status--sold{color:#64748b}
.ld-aside__seller{display:flex;align-items:center;gap:.85rem;margin-bottom:1.3rem;padding-bottom:1.3rem;border-bottom:1px solid var(--line)}
.ld-aside__avatar{width:50px;height:50px;border-radius:50%;overflow:hidden;flex-shrink:0;background:var(--paper-2)}
.ld-aside__avatar img{width:100%;height:100%;object-fit:cover}
.ld-aside__seller strong{font-family:"Inter",sans-serif;font-size:.92rem;display:block;margin-bottom:.15rem}
.ld-aside__seller span{font-family:"Inter",sans-serif;font-size:.76rem;color:var(--muted)}
.ld-aside__btn{width:100%;justify-content:center;margin-bottom:.7rem;display:flex;align-items:center;gap:.5rem}
.ld-aside__secondary{display:block;text-align:center;font-family:"Inter",sans-serif;font-size:.82rem;color:var(--lake);font-weight:600;margin-top:.3rem}
.ld-aside__url{font-family:"Inter",sans-serif;font-size:.7rem;color:var(--muted);text-align:center;word-break:break-all;padding:.4rem}

/* Mortgage calculator */
.ld-mortgage h3{font-size:1rem;margin-bottom:.8rem}
.ld-mortgage__result{display:flex;align-items:baseline;gap:.4rem;margin-bottom:1rem;padding-bottom:1rem;border-bottom:1px solid var(--line)}
.ld-mortgage__mo{font-family:"Fraunces",serif;font-size:1.8rem;font-weight:700;color:var(--ink)}
.ld-mortgage__label{font-family:"Inter",sans-serif;font-size:.78rem;color:var(--muted)}
.ld-mortgage__fields{display:grid;grid-template-columns:1fr 1fr;gap:.6rem;margin-bottom:.7rem}
.ld-mortgage__fields label:last-child{grid-column:span 2}
.ld-mortgage__fields label{font-family:"Inter",sans-serif;font-size:.76rem;color:var(--muted);font-weight:600;letter-spacing:.04em}
.ld-mortgage__input-row{display:flex;align-items:center;gap:.3rem;margin-top:.25rem}
.ld-mortgage__input-row span{font-family:"Inter",sans-serif;font-size:.85rem;color:var(--muted)}
.ld-mortgage__fields input,.ld-mortgage__fields select{width:100%;padding:.45rem .6rem;border:1px solid var(--line);border-radius:6px;font-size:.88rem;background:#fff;color:var(--ink);margin-top:.25rem}
.ld-mortgage__disclaimer{font-family:"Inter",sans-serif;font-size:.7rem;color:var(--muted);line-height:1.4}

/* Print styles */
@media print{
  .masthead,.ld-gallery__count,.ld-share,.ld-aside__btn,.ld-aside__secondary,.ld-mortgage,.ld-lightbox,footer{display:none!important}
  .ld-grid{grid-template-columns:1fr}
  .ld-gallery{grid-template-columns:1fr 1fr;max-height:none}
  .ld-gallery__thumb:nth-child(n+6){display:block}
}

/* ---------- FAQ ---------- */
.faq{max-width:820px;margin:0 auto}
.faq details{border-bottom:1px solid var(--line);padding:.4rem 0}
.faq summary{cursor:pointer;list-style:none;padding:1.1rem 0;font-family:"Fraunces",serif;font-size:1.25rem;font-weight:500;display:flex;justify-content:space-between;align-items:center;gap:1rem}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-family:"Inter",sans-serif;font-size:1.5rem;color:var(--gold-deep);transition:transform .3s}
.faq details[open] summary::after{transform:rotate(45deg)}
.faq p{color:var(--muted);padding:0 0 1.2rem;font-size:1.02rem}

/* ---------- CTA band ---------- */
.cta-band{position:relative;overflow:hidden;color:#fff;text-align:center}
.cta-band .media{position:absolute;inset:0;z-index:-2}
.cta-band::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(rgba(20,40,33,.82),rgba(20,40,33,.9))}
.cta-band h2{font-size:clamp(2.1rem,5vw,3.6rem);max-width:20ch;margin:0 auto 1rem}
.cta-band p{color:rgba(255,255,255,.85);max-width:52ch;margin:0 auto 2rem;font-size:1.1rem}
.cta-actions{display:flex;gap:1rem;justify-content:center;flex-wrap:wrap}

/* ---------- about story ---------- */
.story{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,5vw,4.5rem);align-items:center}
@media(max-width:880px){.story{grid-template-columns:1fr}}
.story .media{aspect-ratio:3/4;border-radius:var(--r);box-shadow:var(--shadow)}
.values{display:grid;grid-template-columns:repeat(2,1fr);gap:1.4rem 2.5rem;margin-top:1.6rem}
@media(max-width:560px){.values{grid-template-columns:1fr}}
.value h4{font-family:"Fraunces",serif;font-size:1.2rem;margin-bottom:.3rem;display:flex;align-items:center;gap:.55rem}
.value h4 .d{width:8px;height:8px;background:var(--gold);border-radius:50%;flex:none}
.value p{color:var(--muted);font-size:.98rem}
.dark .value p{color:rgba(241,240,232,.8)}

/* ---------- stats row ---------- */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem;text-align:center}
@media(max-width:700px){.stats{grid-template-columns:repeat(2,1fr)}}
.stat b{font-family:"Fraunces",serif;font-size:clamp(2.4rem,5vw,3.4rem);color:var(--gold);display:block;line-height:1}
.stat span{font-family:"Inter",sans-serif;font-size:.78rem;letter-spacing:.12em;text-transform:uppercase;color:rgba(241,240,232,.78)}

/* ---------- contact ---------- */
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,5vw,4rem);align-items:start}
@media(max-width:860px){.contact-grid{grid-template-columns:1fr}}
.contact-info .info-item{display:flex;gap:1rem;padding:1.2rem 0;border-bottom:1px solid var(--line)}
.contact-info .info-item .ic{width:42px;height:42px;border-radius:10px;background:var(--pine);color:var(--gold);display:flex;align-items:center;justify-content:center;flex:none}
.contact-info .info-item .ic svg{width:19px;height:19px}
.contact-info .info-item b{font-family:"Inter",sans-serif;font-size:.74rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);display:block;margin-bottom:.2rem}
.contact-info .info-item p,.contact-info .info-item a{font-family:"Newsreader",serif;font-size:1.15rem;color:var(--ink)}
.contact-info .info-item a:hover{color:var(--gold-deep)}
.photo-collage{display:grid;grid-template-columns:1fr 1fr;gap:.7rem;margin-top:1.8rem}
.photo-collage .media{border-radius:10px;aspect-ratio:1}
.photo-collage .media.tall{grid-row:span 2;aspect-ratio:auto}
.form-card{background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:clamp(1.6rem,4vw,2.6rem);box-shadow:var(--shadow)}
.field{margin-bottom:1.2rem}
.field label{font-family:"Inter",sans-serif;font-size:.78rem;font-weight:600;letter-spacing:.06em;text-transform:uppercase;color:var(--muted);display:block;margin-bottom:.5rem}
.field input,.field textarea,.field select{
  width:100%;font-family:"Newsreader",serif;font-size:1.05rem;padding:.85rem 1rem;border:1.5px solid var(--line);border-radius:10px;background:#fff;color:var(--ink);transition:border .25s}
.field input:focus,.field textarea:focus,.field select:focus{outline:none;border-color:var(--gold)}
.field textarea{resize:vertical;min-height:130px}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.form-note{font-family:"Inter",sans-serif;font-size:.78rem;color:var(--muted);margin-top:.4rem;display:flex;align-items:center;gap:.5rem}
.form-msg{padding:.9rem 1rem;border-radius:10px;font-family:"Inter",sans-serif;font-size:.9rem;margin-bottom:1.2rem;display:none}
.form-msg.ok{display:block;background:rgba(44,110,127,.12);color:var(--lake);border:1px solid rgba(44,110,127,.3)}
.form-msg.err{display:block;background:rgba(180,60,50,.1);color:#b43c32;border:1px solid rgba(180,60,50,.3)}

/* ---------- footer ---------- */
footer{background:var(--ink);color:var(--paper);padding:clamp(56px,8vw,84px) 0 2rem}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:2.5rem;padding-bottom:3rem;border-bottom:1px solid var(--line-light)}
@media(max-width:820px){.foot-grid{grid-template-columns:1fr 1fr}}
@media(max-width:520px){.foot-grid{grid-template-columns:1fr}}
.foot-brand b{font-family:"Fraunces",serif;font-size:1.5rem}
.foot-brand b i{font-style:normal;color:var(--gold)}
.foot-brand p{color:rgba(241,240,232,.7);font-size:.98rem;margin:.8rem 0 1.2rem;max-width:32ch}
.foot-col h5{font-family:"Inter",sans-serif;font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);margin-bottom:1.1rem}
.foot-col a,.foot-col p{display:block;color:rgba(241,240,232,.75);font-size:.98rem;padding:.32rem 0;transition:color .2s}
.foot-col a:hover{color:var(--gold)}
.socials{display:flex;gap:.7rem;margin-top:.4rem}
.socials a{width:40px;height:40px;border-radius:50%;border:1px solid var(--line-light);display:flex;align-items:center;justify-content:center;color:var(--paper);transition:.25s}
.socials a:hover{background:var(--gold);color:var(--ink);border-color:var(--gold)}
.socials svg{width:17px;height:17px}
.foot-bottom{display:flex;justify-content:space-between;align-items:center;gap:1rem;flex-wrap:wrap;padding-top:1.6rem;font-family:"Inter",sans-serif;font-size:.8rem;color:rgba(241,240,232,.55)}
.foot-bottom a{color:rgba(241,240,232,.7)}
.skip-link{position:absolute;left:-999px;top:0;background:var(--gold);color:#1c160a;padding:.6rem 1rem;z-index:100;font-family:"Inter",sans-serif;border-radius:0 0 8px 0}
.skip-link:focus{left:0}
:focus-visible{outline:2.5px solid var(--gold);outline-offset:3px;border-radius:4px}
@import "offer-facts.css";

/* ── Offer quick-facts strip ── */
.ld-offer-facts{display:flex;flex-wrap:wrap;gap:0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:.9rem 0;margin-bottom:2rem}
.ld-offer-facts__item{flex:1;min-width:100px;padding:.5rem 1rem;border-right:1px solid var(--line);display:flex;flex-direction:column;gap:.2rem}
.ld-offer-facts__item:last-child{border-right:none}
.ld-offer-facts__key{font-family:"Inter",sans-serif;font-size:.7rem;text-transform:uppercase;letter-spacing:.1em;color:var(--muted)}
.ld-offer-facts__val{font-family:"Inter",sans-serif;font-size:.92rem;font-weight:600;color:var(--ink)}
@media(max-width:600px){.ld-offer-facts{flex-direction:column}.ld-offer-facts__item{border-right:none;border-bottom:1px solid var(--line);flex-direction:row;justify-content:space-between;align-items:center}.ld-offer-facts__item:last-child{border-bottom:none}}

/* ── Featured seller block at top of offer sidebar ── */
.ld-aside__seller--featured{display:flex;align-items:center;gap:1rem;padding-bottom:1.2rem;margin-bottom:1.2rem;border-bottom:1px solid var(--line)}
.ld-aside__seller--featured .ld-aside__avatar{width:64px;height:64px;border-radius:50%;overflow:hidden;flex-shrink:0;background:var(--paper-2);border:2px solid var(--gold)}
.ld-aside__seller--featured .ld-aside__avatar img{width:100%;height:100%;object-fit:cover}
.ld-aside__seller--featured strong{font-family:"Fraunces",serif;font-size:1.1rem;display:block;margin-bottom:.2rem}
.ld-aside__seller--featured span{font-family:"Inter",sans-serif;font-size:.78rem;color:var(--muted)}

/* testimonial attribution fix */
.testi footer, .testi-attr{display:flex;align-items:center;gap:.9rem;margin-top:auto;background:none;padding:0;color:var(--ink)}
.testi footer img, .testi-attr img{width:52px;height:52px;border-radius:50%;object-fit:cover;flex-shrink:0}
.testi footer b, .testi-attr b{font-family:"Inter",sans-serif;font-size:.9rem;display:block;color:var(--ink)}

/* about split */
.about-split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,5vw,4.5rem);align-items:center}
.about-split .about-text{color:var(--paper)}
.about-split .about-text h2{color:var(--paper)}
.about-split .about-text p{color:rgba(241,240,232,.8);margin-bottom:1rem}
.about-img{aspect-ratio:4/3;border-radius:var(--r);overflow:hidden}
.about-img img{width:100%;height:100%;object-fit:cover}
@media(max-width:860px){.about-split{grid-template-columns:1fr}}

/* services card fixes */
.svc-body h3{color:var(--ink)}
.svc-body .kicker{color:var(--lake)}
.link-arrow svg{width:16px;height:16px;flex-shrink:0}