/* ============================================================
   GIOVANNI VASQUEZ · SYNERGY REALTY ADVISORS
   Brand colors:
     red    #ed1c23   navy  #1b1464
     orange #ff9600   gray  #50504a
   ============================================================ */

:root {
  --red:    #ed1c23;
  --navy:   #1b1464;
  --orange: #ff9600;
  --gray:   #50504a;
  --ink:    #14123a;       /* deep text */
  --paper:  #ffffff;
  --mist:   #f4f5f9;       /* light section bg */
  --line:   #e6e7ef;

  --radius-pill: 999px;
  --shadow-sm: 0 6px 20px rgba(20, 18, 58, .08);
  --shadow-md: 0 18px 50px rgba(20, 18, 58, .16);
  --ease: cubic-bezier(.22, 1, .36, 1);          /* strong ease-out (Emil) */
  --ease-in-out: cubic-bezier(.77, 0, .175, 1);  /* strong ease-in-out for on-screen movement */

  --nav-h: 76px;
  --maxw: 1180px;

  /* semantic z-index scale */
  --z-base: 1;
  --z-search-card: 5;
  --z-nav: 100;
  --z-intro: 1000;

  --font-display: 'Boska', Georgia, 'Times New Roman', serif;  /* serif: big display headings */
  --font-head: 'Supreme', system-ui, sans-serif;              /* grotesque: UI, labels, buttons */
  --font-body: 'Supreme', system-ui, sans-serif;
}

* { box-sizing: border-box; margin: 0; padding: 0; }

html { scroll-behavior: smooth; scroll-padding-top: var(--nav-h); }

body {
  font-family: var(--font-body);
  color: var(--ink);
  background: var(--paper);
  line-height: 1.6;
  overflow-x: hidden;
  -webkit-font-smoothing: antialiased;
}

img { max-width: 100%; display: block; }
a { text-decoration: none; color: inherit; }

/* Keyboard focus — visible, on-brand, never removed without replacement */
:focus-visible { outline: 3px solid var(--orange); outline-offset: 2px; border-radius: 4px; }
.btn:focus-visible { outline-offset: 3px; }
/* don't show the ring on mouse/touch, only keyboard */
:focus:not(:focus-visible) { outline: none; }

.container { width: 100%; max-width: var(--maxw); margin: 0 auto; padding: 0 24px; }

.section__title  { font-family: var(--font-display); font-weight: 700; font-size: clamp(1.9rem, 4.2vw, 3.1rem); line-height: 1.04; color: var(--navy); letter-spacing: -.01em; text-wrap: balance; }
.section__eyebrow{ font-family: var(--font-head); font-weight: 700; letter-spacing: 3px; font-size: .78rem; color: var(--red); margin-bottom: 10px; }
.section__lead   { color: var(--gray); font-size: 1.08rem; max-width: 620px; margin-top: 12px; }

/* ============================================================
   BUTTONS — round pills, hover swaps color
   ============================================================ */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 8px;
  font-family: var(--font-head); font-weight: 700; font-size: .95rem;
  padding: 14px 30px; cursor: pointer; border: 2px solid transparent;
  border-radius: var(--radius-pill);
  transition: background-color .35s var(--ease), color .35s var(--ease),
              border-color .35s var(--ease), transform .16s var(--ease), box-shadow .35s var(--ease);
  will-change: transform;
}
.btn:active { transform: scale(.97); }
.btn--pill { letter-spacing: .3px; }

/* primary = red, hovers to navy */
.btn--primary   { background: var(--red); color: #fff; box-shadow: 0 10px 24px rgba(237,28,35,.32); }
.btn--primary:hover   { background: var(--navy); box-shadow: 0 12px 30px rgba(27,20,100,.40); transform: translateY(-2px); }

/* secondary = navy, hovers to orange */
.btn--secondary { background: var(--navy); color: #fff; }
.btn--secondary:hover { background: var(--orange); color: var(--ink); transform: translateY(-2px); }

/* ghost on dark hero = outline white -> fills red */
.btn--ghost { background: transparent; color: #fff; border-color: rgba(255,255,255,.7); }
.btn--ghost:hover { background: var(--red); border-color: var(--red); color: #fff; transform: translateY(-2px); }

/* ghost on light bg = outline navy -> fills navy */
.btn--ghost-dark { background: transparent; color: var(--navy); border-color: var(--navy); }
.btn--ghost-dark:hover { background: var(--navy); color: #fff; transform: translateY(-2px); }

/* nav cta */
.btn--nav-cta { padding: 10px 22px; background: var(--red); color: #fff; }
.btn--nav-cta:hover { background: var(--navy); }

/* ============================================================
   BRAND INTRO OVERLAY (first visit)
   ============================================================ */
.intro { position: fixed; inset: 0; z-index: var(--z-intro); background: #0d0a36;
  display: grid; place-items: center; overflow: hidden;
  opacity: 1; transition: opacity 500ms var(--ease); }
.intro.is-hiding { opacity: 0; pointer-events: none; }
.intro__video { width: 100%; height: 100%; object-fit: cover; }
.intro__skip { position: absolute; bottom: 26px; right: 26px; z-index: 2;
  font-family: var(--font-head); font-weight: 600; font-size: .8rem; letter-spacing: .5px;
  color: #fff; background: rgba(0,0,0,.35); border: 1px solid rgba(255,255,255,.35);
  padding: 9px 18px; border-radius: var(--radius-pill); cursor: pointer;
  -webkit-backdrop-filter: blur(6px); backdrop-filter: blur(6px);
  transition: background-color .25s var(--ease), border-color .25s var(--ease); }
.intro__skip:hover { background: var(--red); border-color: var(--red); }
@media (prefers-reduced-motion: reduce) { .intro { display: none; } }

/* ============================================================
   STICKY NAV
   ============================================================ */
.nav {
  position: fixed; top: 0; left: 0; right: 0; z-index: var(--z-nav);
  height: var(--nav-h);
  display: flex; align-items: center;
  background: transparent;
  transition: background-color .4s var(--ease), box-shadow .4s var(--ease);
}
.nav__inner { width: 100%; max-width: var(--maxw); margin: 0 auto; padding: 0 24px;
  display: flex; align-items: center; justify-content: space-between; }

.nav__brand { display: flex; align-items: center; gap: 12px; }
.nav__logo  { height: 40px; width: auto; }
.nav__brand-text { font-family: var(--font-head); font-weight: 800; font-size: 1.02rem; letter-spacing: 1px;
  color: #fff; transition: color .4s var(--ease); }

.nav__links { display: flex; align-items: center; gap: 28px; }
.nav__links a { font-family: var(--font-head); font-weight: 600; font-size: .92rem; color: #fff;
  position: relative; transition: color .3s var(--ease); }
.nav__links a:not(.btn)::after {
  content: ''; position: absolute; left: 0; bottom: -6px; height: 2px; width: 100%; background: var(--red);
  transform: scaleX(0); transform-origin: left; transition: transform .3s var(--ease);
}
.nav__links a:not(.btn):hover::after { transform: scaleX(1); }
.nav__links a.nav__offmarket { color: var(--orange); font-weight: 700; }
.nav.is-scrolled .nav__links a.nav__offmarket { color: var(--red); }

/* scrolled state -> solid white nav, dark text */
.nav.is-scrolled { background: #fff; box-shadow: var(--shadow-sm); }
.nav.is-scrolled .nav__brand-text { color: var(--navy); }
.nav.is-scrolled .nav__links a { color: var(--ink); }
.nav.is-scrolled .nav__links a.btn--nav-cta { color: #fff; }

.nav__toggle { display: none; flex-direction: column; gap: 5px; background: none; border: 0; cursor: pointer; padding: 8px; }
.nav__toggle span { width: 26px; height: 2.5px; background: #fff; border-radius: 2px; transition: .3s var(--ease); }
.nav.is-scrolled .nav__toggle span { background: var(--navy); }
.nav__toggle.is-open span:nth-child(1) { transform: translateY(7.5px) rotate(45deg); }
.nav__toggle.is-open span:nth-child(2) { opacity: 0; }
.nav__toggle.is-open span:nth-child(3) { transform: translateY(-7.5px) rotate(-45deg); }

/* ============================================================
   HERO — listings carousel
   ============================================================ */
.hero { position: relative; min-height: 100vh; min-height: 100svh; display: flex; align-items: center;
  color: #fff; overflow: hidden; background: #0d0a36; }

/* carousel slides */
.hero__carousel { position: absolute; inset: 0; z-index: 0; }
.hero__slide { position: absolute; inset: 0; opacity: 0; transition: opacity 1.2s var(--ease); }
.hero__slide.is-active { opacity: 1; }
/* blurred, darkened version of the photo fills the frame (hides letterbox + low-res edges) */
.hero__slide-bg { position: absolute; inset: 0; background-size: cover; background-position: center;
  filter: blur(22px) brightness(.6); transform: scale(1.18); }
/* the actual photo, shown whole (no crop, no zoom) */
.hero__slide-img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: contain; }
.hero__slide.is-active .hero__slide-bg { animation: heroZoom 10s ease-out both; }
@keyframes heroZoom { from { transform: scale(1.22); } to { transform: scale(1.14); } }

/* readability overlay (dark on left where text sits) */
.hero__overlay { position: absolute; inset: 0; z-index: 1;
  background: linear-gradient(90deg, rgba(13,10,40,.92) 0%, rgba(13,10,40,.70) 40%, rgba(13,10,40,.25) 72%, rgba(13,10,40,.15) 100%),
              linear-gradient(0deg, rgba(13,10,40,.55) 0%, transparent 40%); }

.hero__content { position: relative; z-index: 3; max-width: var(--maxw); margin: 0 auto;
  padding: 0 24px; width: 100%; }

/* slide caption (price + address) bottom-right */
.hero__caption { position: absolute; right: clamp(20px, 5vw, 70px); bottom: 96px; z-index: 3;
  text-align: right; max-width: 60%; opacity: 0; transform: translateY(10px);
  transition: opacity .6s var(--ease), transform .6s var(--ease); }
.hero__caption.show { opacity: 1; transform: none; }
.hero__caption .cap-badge { display: inline-block; background: var(--red); color: #fff;
  font-family: var(--font-head); font-weight: 700; font-size: .68rem; letter-spacing: 1px;
  padding: 5px 12px; border-radius: var(--radius-pill); margin-bottom: 8px; }
.hero__caption .cap-price { font-family: var(--font-display); font-weight: 600; font-size: 1.7rem; line-height: 1; letter-spacing: -.01em; }
.hero__caption .cap-addr { font-size: .9rem; color: #e3e3f2; margin-top: 4px; }
.hero__caption .cap-link { display: block; color: #fff; }
.hero__caption .cap-view { display: inline-block; margin-top: 8px; font-family: var(--font-head); font-weight: 600;
  font-size: .78rem; color: #fff; opacity: .85; transition: opacity .25s var(--ease); }
.hero__caption .cap-link:hover .cap-view { opacity: 1; }

/* arrows */
.hero__arrow { position: absolute; top: 50%; transform: translateY(-50%); z-index: 4;
  width: 52px; height: 52px; border-radius: 50%; border: 0; cursor: pointer;
  background: rgba(255,255,255,.12); color: #fff;
  -webkit-backdrop-filter: blur(4px); backdrop-filter: blur(4px);
  display: grid; place-items: center; transition: background-color .3s var(--ease), transform .3s var(--ease); }
.hero__arrow svg { width: 24px; height: 24px; }
.hero__arrow:hover { background: var(--red); transform: translateY(-50%) scale(1.08); }
.hero__arrow--prev { left: clamp(12px, 2vw, 28px); }
.hero__arrow--next { right: clamp(12px, 2vw, 28px); }

/* dots */
.hero__dots { position: absolute; bottom: 30px; left: 50%; transform: translateX(-50%); z-index: 4;
  display: flex; gap: 10px; }
.hero__dots button { width: 26px; height: 10px; border-radius: 6px; border: 0; cursor: pointer;
  background: rgba(255,255,255,.4); transition: background-color .3s var(--ease); padding: 0; }
.hero__dots button.is-active { background: var(--red); }
.hero__eyebrow { font-family: var(--font-head); font-weight: 700; letter-spacing: 4px; font-size: .8rem; color: var(--orange); margin-bottom: 18px; }
.hero__title { font-family: var(--font-display); font-weight: 900; font-size: clamp(3rem, 9vw, 6rem);
  line-height: .94; letter-spacing: -0.005em; text-wrap: balance; }
.hero__title span { display: block; }
.hero__title-accent { color: var(--red); }
.hero__title-pa { font-size: .34em; font-weight: 500; letter-spacing: 0; color: #fff; vertical-align: baseline; }
.hero__sub { margin-top: 22px; font-size: clamp(1rem, 2vw, 1.3rem); max-width: 560px; color: #e9e9f2; }
.hero__cta { margin-top: 34px; display: flex; gap: 16px; flex-wrap: wrap; }

.hero__scroll { position: absolute; bottom: 28px; left: 50%; transform: translateX(-50%); z-index: 2;
  width: 26px; height: 42px; border: 2px solid rgba(255,255,255,.6); border-radius: 14px; }
.hero__scroll-dot { position: absolute; top: 8px; left: 50%; transform: translateX(-50%);
  width: 4px; height: 8px; background: #fff; border-radius: 2px; animation: scrolldot 1.6s infinite; }
@keyframes scrolldot { 0% { opacity: 0; top: 8px; } 40% { opacity: 1; } 80%,100% { opacity: 0; top: 22px; } }

/* ============================================================
   SEARCH
   ============================================================ */
.search { background: var(--mist); padding: 0 0 80px; }
.search__card { background: #fff; border-radius: 24px; box-shadow: var(--shadow-md);
  padding: clamp(28px, 5vw, 54px); margin-top: -70px; position: relative; z-index: var(--z-search-card); text-align: center; }
.search__title { font-family: var(--font-display); font-weight: 700; font-size: clamp(1.6rem, 3.4vw, 2.4rem); color: var(--navy); letter-spacing: -.01em; }
.search__lead { color: var(--gray); margin-top: 6px; }

.search__tabs { display: inline-flex; gap: 6px; background: var(--mist); padding: 6px; border-radius: var(--radius-pill); margin: 24px 0 20px; }
.search__tab { font-family: var(--font-head); font-weight: 700; font-size: .9rem; border: 0; cursor: pointer;
  padding: 10px 26px; border-radius: var(--radius-pill); background: transparent; color: var(--gray);
  transition: background-color .3s var(--ease), color .3s var(--ease); }
.search__tab.is-active { background: var(--navy); color: #fff; }

.search__type { display: flex; gap: 22px; justify-content: center; margin-bottom: 16px; color: var(--gray); font-weight: 500; }
.search__type label { display: inline-flex; align-items: center; gap: 7px; cursor: pointer; }
.search__type input { accent-color: var(--red); width: 16px; height: 16px; }

.search__row { display: flex; gap: 12px; max-width: 760px; margin: 0 auto; }
.search__input { flex: 1; border: 2px solid var(--line); border-radius: var(--radius-pill);
  padding: 16px 24px; font-size: 1rem; font-family: var(--font-body); transition: border-color .3s var(--ease), box-shadow .3s var(--ease); }
.search__input::placeholder { color: #6b6b73; opacity: 1; } /* ≥4.5:1 on white */
.search__input:focus { outline: 0; border-color: var(--red); box-shadow: 0 0 0 4px rgba(237,28,35,.12); }
.search__go { white-space: nowrap; }

.search__hint { margin-top: 18px; color: var(--gray); font-size: .9rem; }
.chip { border: 1px solid var(--line); background: #fff; border-radius: var(--radius-pill);
  padding: 6px 16px; margin: 4px; cursor: pointer; font-family: var(--font-body); font-size: .85rem; color: var(--navy);
  transition: background-color .25s var(--ease), color .25s var(--ease), border-color .25s var(--ease); }
.chip:hover { background: var(--navy); color: #fff; border-color: var(--navy); }

/* ============================================================
   QUICK ACTIONS
   ============================================================ */
.actions { padding: 90px 0; }
.actions .section__title { text-align: center; margin-bottom: 50px; }
.actions__grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 26px; }
.action-card { background: #fff; border: 1px solid var(--line); border-radius: 20px; padding: 40px 32px;
  text-align: center; transition: transform .4s var(--ease), box-shadow .4s var(--ease), border-color .4s var(--ease);
  position: relative; overflow: hidden; }
.action-card::before { content: ''; position: absolute; inset: 0; height: 5px; background: var(--red); transform: scaleX(0); transform-origin: left; transition: transform .4s var(--ease); }
.action-card:hover { transform: translateY(-8px); box-shadow: var(--shadow-md); border-color: transparent; }
.action-card:hover::before { transform: scaleX(1); }
.action-card__icon { margin-bottom: 16px; color: var(--navy); transition: color .4s var(--ease), transform .4s var(--ease); }
.action-card__icon svg { width: 52px; height: 52px; }
.action-card:hover .action-card__icon { color: var(--red); transform: translateY(-2px); }
.action-card h3 { font-family: var(--font-display); font-weight: 600; font-size: 1.6rem; color: var(--navy); margin-bottom: 10px; letter-spacing: -.01em; }
.action-card p { color: var(--gray); font-size: .98rem; }
.action-card__cta { display: inline-block; margin-top: 18px; font-family: var(--font-head); font-weight: 700; color: var(--red); font-size: .9rem;
  transition: gap .3s var(--ease); }

/* ============================================================
   NEW DEVELOPMENTS BAND
   ============================================================ */
.band--developments { background: linear-gradient(135deg, var(--navy) 0%, #0d0a36 100%); color: #fff; padding: 96px 0; }
.band__inner { display: grid; grid-template-columns: 1.3fr 1fr; gap: 56px; align-items: center; }
.band__eyebrow { color: var(--orange); font-family: var(--font-head); font-weight: 700; letter-spacing: 3px; font-size: .78rem; margin-bottom: 12px; }
.band__title { font-family: var(--font-display); font-weight: 700; font-size: clamp(2.1rem, 4.5vw, 3.5rem); margin-bottom: 18px; letter-spacing: -.01em; }
.band__text p { color: #d8d8e8; margin-bottom: 26px; max-width: 520px; }
.band__stats { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.stat { text-align: center; background: rgba(255,255,255,.06); border: 1px solid rgba(255,255,255,.12); border-radius: 16px; padding: 26px 12px; }
.stat__num { font-family: var(--font-display); font-weight: 700; font-size: 2.6rem; color: #fff; display: inline; letter-spacing: -.01em; }
.stat__suffix { font-family: var(--font-display); font-weight: 700; font-size: 1.7rem; color: var(--red); }
.stat__label { display: block; margin-top: 6px; font-size: .82rem; letter-spacing: .5px; color: #c4c4d8; text-transform: uppercase; }

/* ============================================================
   COMMERCIAL
   ============================================================ */
.commercial { padding: 96px 0; background: var(--mist); }
.commercial__head { text-align: center; margin-bottom: 48px; }
.commercial__head .section__lead { margin: 12px auto 0; }
.commercial__grid { display: grid; grid-template-columns: repeat(6, 1fr); gap: 18px; }
.commercial__item { background: #fff; border: 1px solid var(--line); border-radius: 16px; padding: 28px 12px; text-align: center;
  transition: transform .35s var(--ease), box-shadow .35s var(--ease), background-color .35s var(--ease); cursor: default; }
.commercial__item .ci-icon { display: inline-flex; color: var(--navy); transition: color .35s var(--ease); }
.commercial__item .ci-icon svg { width: 38px; height: 38px; }
.commercial__item h4 { font-family: var(--font-head); font-weight: 700; font-size: .95rem; color: var(--navy); margin-top: 12px; transition: color .35s var(--ease); }
.commercial__item:hover { transform: translateY(-6px); box-shadow: var(--shadow-md); background: var(--navy); }
.commercial__item:hover h4 { color: #fff; }
.commercial__item:hover .ci-icon { color: #fff; }
.commercial__cta { text-align: center; margin-top: 44px; }

/* ============================================================
   LISTINGS
   ============================================================ */
.listings { padding: 96px 0; }
.listings__head { text-align: center; margin-bottom: 50px; }
.listings__head .section__lead { margin: 12px auto 0; }
.listings__grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; }
.card { display: block; color: inherit; background: #fff; border-radius: 18px; overflow: hidden; box-shadow: var(--shadow-sm);
  transition: transform .4s var(--ease), box-shadow .4s var(--ease); }
.card__view { display: inline-block; margin-top: 14px; font-family: var(--font-head); font-weight: 600;
  font-size: .82rem; color: var(--red); transition: opacity .3s var(--ease); }
.card:hover { transform: translateY(-8px); box-shadow: var(--shadow-md); }
.card__media { position: relative; aspect-ratio: 4/3; overflow: hidden; background: var(--mist); }
.card__media img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s var(--ease); }
.card:hover .card__media img { transform: scale(1.08); }
.card__badge { position: absolute; top: 14px; left: 14px; background: var(--red); color: #fff;
  font-family: var(--font-head); font-weight: 700; font-size: .72rem; letter-spacing: 1px; padding: 6px 14px; border-radius: var(--radius-pill); }
.card__price { position: absolute; bottom: 14px; left: 14px; background: rgba(13,10,40,.85); color: #fff;
  font-family: var(--font-display); font-weight: 600; font-size: 1.2rem; padding: 8px 16px; border-radius: 10px; }
.card__body { padding: 22px; }
.card__type { display: inline-block; font-family: var(--font-head); font-weight: 700; font-size: .68rem;
  letter-spacing: .5px; text-transform: uppercase; color: var(--red); background: rgba(237,28,35,.08);
  padding: 4px 10px; border-radius: var(--radius-pill); margin-bottom: 10px; }
.card__title { font-family: var(--font-display); font-weight: 600; font-size: 1.28rem; color: var(--navy); margin-bottom: 4px; letter-spacing: -.01em; }
.card__addr { color: var(--gray); font-size: .9rem; margin-bottom: 16px; }
.card__meta { display: flex; gap: 22px; border-top: 1px solid var(--line); padding-top: 14px; }
.card__meta span { display: flex; flex-direction: column; gap: 2px; }
.card__meta b { color: var(--ink); font-weight: 700; font-size: .95rem; line-height: 1.1; }
.card__meta em { color: var(--gray); font-size: .72rem; font-style: normal; letter-spacing: .3px; text-transform: uppercase; }
.listings__more { text-align: center; margin-top: 50px; }

/* ============================================================
   ABOUT
   ============================================================ */
.about { padding: 96px 0; background: var(--mist); }
.about__inner { display: grid; grid-template-columns: .9fr 1.1fr; gap: 60px; align-items: center; }
.about__photo { position: relative; border-radius: 22px; overflow: hidden; aspect-ratio: 4/5; box-shadow: var(--shadow-md);
  background: linear-gradient(135deg, var(--navy), #0d0a36); }
.about__photo img { width: 100%; height: 100%; object-fit: cover; }
.about__photo img.is-missing { display: none; }
.about__photo::after { content: 'Add your photo\A static/img/giovanni.jpg'; white-space: pre; position: absolute; inset: 0;
  display: flex; align-items: center; justify-content: center; text-align: center; color: rgba(255,255,255,.5);
  font-family: var(--font-head); font-size: .8rem; letter-spacing: 1px; z-index: -1; }
.about__text p { color: var(--gray); margin-bottom: 16px; max-width: 560px; }
.about__placeholder { background: #fff7e6; border: 1px solid #ffd98a; padding: 12px 16px; border-radius: 10px; font-size: .92rem; color: var(--gray); }
.about__stats { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; margin: 28px 0; }
.stat--dark { background: #fff; border: 1px solid var(--line); }
.stat--dark .stat__num { color: var(--navy); }
.stat--dark .stat__label { color: var(--gray); }

/* ============================================================
   CONTACT
   ============================================================ */
.contact { padding: 96px 0; }
.contact__inner { display: grid; grid-template-columns: 1fr 1.1fr; gap: 56px; }
.contact__details { list-style: none; margin-top: 30px; }
.contact__details li { display: flex; flex-direction: column; padding: 14px 0; border-bottom: 1px solid var(--line); }
.contact__details strong { font-family: var(--font-head); color: var(--navy); font-size: .8rem; letter-spacing: 1.5px; text-transform: uppercase; }
.contact__details a, .contact__details span { color: var(--gray); margin-top: 2px; transition: color .25s var(--ease); }
.contact__details a:hover { color: var(--red); }

.contact__form { background: #fff; border: 1px solid var(--line); border-radius: 22px; padding: 36px;
  display: grid; grid-template-columns: 1fr 1fr; gap: 20px; box-shadow: var(--shadow-sm); }
.field { position: relative; }
.field--full { grid-column: 1 / -1; }
.field input, .field select, .field textarea {
  width: 100%; border: 2px solid var(--line); border-radius: 14px; padding: 16px 16px 16px; font-size: 1rem;
  font-family: var(--font-body); background: #fff; transition: border-color .3s var(--ease), box-shadow .3s var(--ease); resize: vertical; }
.field textarea { border-radius: 14px; }
.field input:focus, .field select:focus, .field textarea:focus { outline: 0; border-color: var(--red); box-shadow: 0 0 0 4px rgba(237,28,35,.10); }
.field label { position: absolute; left: 16px; top: 16px; color: var(--gray); pointer-events: none;
  transition: .2s var(--ease); background: #fff; padding: 0 6px; }
.field input:focus + label, .field input:not(:placeholder-shown) + label,
.field textarea:focus + label, .field textarea:not(:placeholder-shown) + label {
  top: -9px; font-size: .76rem; color: var(--red); font-weight: 600; }
.label--static { position: static; padding: 0 0 6px; display: block; font-size: .78rem; letter-spacing: 1px; text-transform: uppercase; color: var(--navy); font-weight: 600; }
.field select { appearance: none; }
.contact__submit { grid-column: 1 / -1; }
.contact__status { grid-column: 1 / -1; font-size: .92rem; font-weight: 600; margin-top: -4px; min-height: 20px; }
.contact__status.ok { color: #128a4b; }
.contact__status.err { color: var(--red); }

/* ============================================================
   FOOTER
   ============================================================ */
.footer { background: #0d0a36; color: #c4c4d8; padding: 56px 0 30px; }
.footer__map { display: grid; grid-template-columns: minmax(220px, .5fr) 1.5fr; gap: 36px; align-items: stretch;
  padding-bottom: 48px; margin-bottom: 40px; border-bottom: 1px solid rgba(255,255,255,.1); }
.footer__map-info { display: flex; flex-direction: column; justify-content: center; }
.footer__map-eyebrow { font-family: var(--font-head); font-weight: 700; letter-spacing: 3px;
  font-size: .74rem; color: var(--orange); margin-bottom: 12px; }
.footer__map-addr { font-family: var(--font-display); font-weight: 500; font-size: 1.5rem; line-height: 1.35; color: #fff; }
.footer__map-cta { align-self: flex-start; margin-top: 22px; color: #fff; border-color: rgba(255,255,255,.5); }
.footer__map-cta:hover { background: var(--red); border-color: var(--red); color: #fff; }
.footer__map-frame { position: relative; z-index: 0; border-radius: 16px; overflow: hidden;
  min-height: 360px; border: 1px solid rgba(255,255,255,.12); }
.footer__map-frame .leaflet-tile-pane { filter: grayscale(.18); } /* subtle desaturation on the dark footer */
@media (max-width: 760px) {
  .footer__map { grid-template-columns: 1fr; gap: 22px; text-align: center; }
  .footer__map-cta { align-self: center; }
}
.footer__inner { display: flex; flex-direction: column; align-items: center; gap: 26px; text-align: center; }
.footer__brand { display: flex; align-items: center; gap: 16px; flex-wrap: wrap; justify-content: center; }
.footer__brand img { height: 54px; background: #fff; border-radius: 12px; padding: 8px; }
.footer__brand p { font-family: var(--font-head); font-weight: 600; color: #fff; font-size: .95rem; text-align: left; }
.footer__social { display: flex; gap: 14px; }
.footer__social a { width: 46px; height: 46px; border-radius: 50%; display: flex; align-items: center; justify-content: center;
  background: rgba(255,255,255,.08); color: #fff; transition: background-color .3s var(--ease), transform .3s var(--ease); }
.footer__social a:hover { background: var(--red); transform: translateY(-4px); }
.footer__legal { font-size: .82rem; color: #a6a6c2; } /* lifted for ≥4.5:1 on #0d0a36 */

/* ============================================================
   LISTING DETAIL PAGE
   ============================================================ */
.ld { padding-top: var(--nav-h); }
.ld__loading, .ld__missing { padding: 80px 24px; text-align: center; }
.ld__missing .btn { margin-top: 20px; }

.ld__hero { position: relative; aspect-ratio: 16 / 9; max-height: 540px; background: #0d0a36;
  overflow: hidden; display: flex; align-items: center; justify-content: center; }
.ld__hero-bg { position: absolute; inset: 0; background-size: cover; background-position: center;
  filter: blur(28px) brightness(.5); transform: scale(1.2); }
.ld__hero img { position: relative; z-index: 1; max-width: 100%; max-height: 100%; width: auto; height: auto;
  object-fit: contain; box-shadow: 0 12px 40px rgba(0,0,0,.45); }
.ld__badge { position: absolute; top: 20px; left: 20px; background: var(--red); color: #fff;
  font-family: var(--font-head); font-weight: 700; font-size: .74rem; letter-spacing: 1px;
  padding: 7px 16px; border-radius: var(--radius-pill); }

.ld__body { display: grid; grid-template-columns: 1fr 360px; gap: 48px;
  padding-top: 40px; padding-bottom: 80px; align-items: start; }
.ld__back { display: inline-block; margin-bottom: 18px; font-family: var(--font-head);
  font-weight: 600; font-size: .85rem; color: var(--gray); }
.ld__back:hover { color: var(--red); }

.ld__head { display: flex; justify-content: space-between; align-items: flex-start; gap: 24px;
  flex-wrap: wrap; margin-bottom: 26px; }
.ld__title { font-family: var(--font-display); font-weight: 700; font-size: clamp(1.8rem, 4vw, 2.8rem);
  color: var(--navy); letter-spacing: -.01em; line-height: 1.05; margin-top: 8px; }
.ld__addr { color: var(--gray); margin-top: 6px; font-size: 1.05rem; }
.ld__price { font-family: var(--font-display); font-weight: 700; font-size: clamp(1.6rem, 3.5vw, 2.4rem);
  color: var(--red); white-space: nowrap; }

.ld__facts { display: grid; grid-template-columns: repeat(auto-fit, minmax(140px, 1fr)); gap: 1px;
  background: var(--line); border: 1px solid var(--line); border-radius: 14px; overflow: hidden; margin-bottom: 36px; }
.ld__fact { background: #fff; padding: 16px 18px; }
.ld__fact dt { font-family: var(--font-head); font-size: .72rem; letter-spacing: .5px; text-transform: uppercase; color: var(--gray); margin-bottom: 4px; }
.ld__fact dd { font-family: var(--font-head); font-weight: 600; color: var(--ink); font-size: .98rem; }

.ld__section { margin-bottom: 36px; }
.ld__h2 { font-family: var(--font-display); font-weight: 700; font-size: 1.4rem; color: var(--navy); margin-bottom: 14px; }
.ld__section p { color: var(--gray); max-width: 70ch; line-height: 1.7; }
.ld__map { position: relative; z-index: 0; height: 380px; border-radius: 14px; overflow: hidden; border: 1px solid var(--line); }

.ld__agent { position: sticky; top: calc(var(--nav-h) + 20px); }
.ld__agent-card { background: #fff; border: 1px solid var(--line); border-radius: 18px; padding: 26px;
  box-shadow: var(--shadow-sm); text-align: center; }
.ld__agent-photo { width: 110px; height: 110px; border-radius: 50%; object-fit: cover; object-position: top center;
  margin: 0 auto 14px; border: 3px solid var(--mist); }
.ld__agent-name { font-family: var(--font-display); font-weight: 700; font-size: 1.3rem; color: var(--navy); }
.ld__agent-title { color: var(--gray); font-size: .9rem; margin: 6px 0 18px; }
.ld__agent-cta { width: 100%; }
.ld__agent-contact { list-style: none; margin-top: 18px; text-align: left; }
.ld__agent-contact li { display: flex; justify-content: space-between; padding: 10px 0;
  border-top: 1px solid var(--line); font-size: .92rem; }
.ld__agent-contact li span { font-family: var(--font-head); font-weight: 600; color: var(--navy); }
.ld__agent-contact a { color: var(--gray); }
.ld__agent-contact a:hover { color: var(--red); }

@media (max-width: 900px) {
  .ld__body { grid-template-columns: 1fr; }
  .ld__agent { position: static; }
}

/* ============================================================
   OFF-MARKET CTA STRIP (home page)
   ============================================================ */
.offmarket-cta { background: linear-gradient(120deg, var(--red) 0%, #b3121a 100%); color: #fff; }
.offmarket-cta__inner { display: flex; align-items: center; justify-content: space-between; gap: 30px;
  flex-wrap: wrap; padding: 56px 24px; }
.offmarket-cta__eyebrow { font-family: var(--font-head); font-weight: 700; letter-spacing: 3px;
  font-size: .74rem; opacity: .85; margin-bottom: 10px; }
.offmarket-cta__title { font-family: var(--font-display); font-weight: 700;
  font-size: clamp(1.6rem, 3.5vw, 2.4rem); letter-spacing: -.01em; }
.offmarket-cta__lead { margin-top: 8px; max-width: 48ch; color: rgba(255,255,255,.9); }
.offmarket-cta__btn { background: #fff; color: var(--navy); white-space: nowrap; }
.offmarket-cta__btn:hover { background: var(--navy); color: #fff; transform: translateY(-2px); }
@media (max-width: 760px) { .offmarket-cta__inner { flex-direction: column; align-items: flex-start; } }

/* ============================================================
   OFF-MARKET FUNNEL PAGE
   ============================================================ */
.funnel-page { background: linear-gradient(160deg, var(--navy) 0%, #0d0a36 70%, #000 100%);
  color: #fff; min-height: 100vh; min-height: 100svh; }
.funnel-page::before { content: ''; position: fixed; inset: 0; z-index: 0;
  background: radial-gradient(80% 60% at 80% 10%, rgba(237,28,35,.22), transparent 60%); pointer-events: none; }

.fnav { position: relative; z-index: 2; display: flex; align-items: center; justify-content: space-between;
  padding: 20px clamp(20px, 5vw, 56px); }
.fnav__brand { display: flex; align-items: center; gap: 12px; }
.fnav__brand img { height: 38px; background: #fff; border-radius: 9px; padding: 5px; }
.fnav__brand span { font-family: var(--font-head); font-weight: 700; font-size: .9rem; letter-spacing: .5px; color: #fff; }
.fnav__back { font-family: var(--font-head); font-weight: 600; font-size: .85rem; color: #c4c4d8; }
.fnav__back:hover { color: #fff; }

.funnel { position: relative; z-index: 2; display: flex; align-items: center; justify-content: center;
  min-height: calc(100vh - 160px); min-height: calc(100svh - 160px); padding: 20px; }
.funnel__inner { width: 100%; max-width: 640px; text-align: center; }

.funnel__progress { margin-bottom: 30px; }
.funnel__progress-bar { height: 5px; background: rgba(255,255,255,.14); border-radius: 999px; overflow: hidden; }
.funnel__progress-bar span { display: block; height: 100%; width: 100%; transform-origin: left center;
  transform: scaleX(.08); background: var(--red); border-radius: 999px; transition: transform .45s var(--ease); }
.funnel__progress-text { margin-top: 10px; font-family: var(--font-head); font-weight: 600;
  font-size: .76rem; letter-spacing: 1px; color: #9b9bba; text-transform: uppercase; }

.fn-step { animation: fnIn .45s var(--ease) both; }
@keyframes fnIn { from { opacity: 0; transform: translateY(14px); } to { opacity: 1; transform: none; } }
.fn-eyebrow { font-family: var(--font-head); font-weight: 700; letter-spacing: 3px; font-size: .76rem;
  color: var(--orange); margin-bottom: 14px; }
.fn-q { font-family: var(--font-display); font-weight: 700; font-size: clamp(1.7rem, 4.5vw, 2.8rem);
  line-height: 1.1; letter-spacing: -.01em; text-wrap: balance; }
.fn-lead { color: #c8c8e0; margin-top: 14px; font-size: 1.05rem; max-width: 30rem; margin-inline: auto; }

.fn-intent { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; margin-top: 34px; }
.fn-intent-card { background: rgba(255,255,255,.05); border: 1px solid rgba(255,255,255,.14); border-radius: 18px;
  padding: 30px 22px; cursor: pointer; text-align: center; color: #fff;
  transition: transform .35s var(--ease), border-color .35s var(--ease), background-color .35s var(--ease); }
.fn-intent-card:hover { transform: translateY(-6px); border-color: var(--red); background: rgba(237,28,35,.10); }
.fn-intent-icon { display: inline-flex; color: var(--orange); margin-bottom: 14px; }
.fn-intent-icon svg { width: 42px; height: 42px; }
.fn-intent-card h3 { font-family: var(--font-display); font-weight: 600; font-size: 1.25rem; margin-bottom: 8px; }
.fn-intent-card p { color: #b8b8d2; font-size: .9rem; }

.fn-options { display: flex; flex-direction: column; gap: 12px; margin-top: 32px; }
.fn-option { font-family: var(--font-head); font-weight: 600; font-size: 1.02rem; text-align: left;
  background: rgba(255,255,255,.05); border: 1.5px solid rgba(255,255,255,.16); border-radius: 14px;
  padding: 18px 22px; color: #fff; cursor: pointer;
  transition: border-color .25s var(--ease), background-color .25s var(--ease), transform .15s var(--ease); }
.fn-option:hover { border-color: var(--red); background: rgba(237,28,35,.10); }
.fn-option:active { transform: scale(.99); }
.fn-option.is-selected { border-color: var(--red); background: rgba(237,28,35,.16); }

.fn-input { width: 100%; margin-top: 30px; background: rgba(255,255,255,.06);
  border: 1.5px solid rgba(255,255,255,.2); border-radius: 14px; padding: 17px 20px;
  font-size: 1.05rem; font-family: var(--font-body); color: #fff;
  transition: border-color .25s var(--ease), box-shadow .25s var(--ease); }
.fn-input::placeholder { color: #9595b5; }
.fn-input:focus { outline: 0; border-color: var(--red); box-shadow: 0 0 0 4px rgba(237,28,35,.18); }
.fn-textarea { resize: vertical; min-height: 110px; }
.fn-contact { display: flex; flex-direction: column; gap: 12px; }
.fn-contact .fn-input { margin-top: 0; }
.fn-contact .fn-input:first-child { margin-top: 30px; }
.fn-error { color: #ff8b8b; font-size: .9rem; font-weight: 600; margin-top: 12px; min-height: 18px; }

.funnel__controls { display: flex; align-items: center; justify-content: space-between; gap: 14px; margin-top: 30px; }
.funnel__back { background: none; border: 0; cursor: pointer; font-family: var(--font-head); font-weight: 600;
  font-size: .92rem; color: #b8b8d2; transition: color .25s var(--ease); }
.funnel__back:hover { color: #fff; }
.funnel__next { min-width: 180px; }
.funnel__next:disabled { opacity: .6; cursor: default; }
.funnel__trust { position: relative; z-index: 2; text-align: center; color: #8c8caa; font-size: .82rem;
  padding: 0 20px 28px; max-width: 560px; margin: 0 auto; }

.fn-thanks .fn-check { width: 72px; height: 72px; border-radius: 50%; background: var(--red); color: #fff;
  font-size: 2.2rem; display: grid; place-items: center; margin: 0 auto 22px;
  animation: fnPop .5s var(--ease) both; }
@keyframes fnPop { from { transform: scale(.6); opacity: 0; } to { transform: scale(1); opacity: 1; } }
.fn-thanks .btn { margin-top: 24px; }

@media (max-width: 560px) {
  .fn-intent { grid-template-columns: 1fr; }
  .fnav__brand span { display: none; }
}

/* ============================================================
   LEGAL / PRIVACY PAGE
   ============================================================ */
.legal { padding: calc(var(--nav-h) + 50px) 0 80px; }
.legal .container { max-width: 760px; }
.legal__date { color: var(--gray); font-weight: 600; margin: 6px 0 28px; }
.legal h2 { font-family: var(--font-display); font-weight: 700; font-size: 1.5rem; color: var(--navy); margin: 34px 0 12px; }
.legal p, .legal li { color: var(--gray); line-height: 1.75; max-width: 70ch; }
.legal p { margin-bottom: 14px; }
.legal ul { margin: 0 0 14px 1.2rem; }
.legal li { margin-bottom: 6px; }
.legal a { color: var(--red); text-decoration: underline; }
.legal__note { font-size: .88rem; font-style: italic; margin-top: 30px; padding-top: 18px; border-top: 1px solid var(--line); }
.footer__legal a { color: #fff; text-decoration: underline; }

/* ============================================================
   SCROLL REVEAL
   ============================================================ */
.reveal { opacity: 0; transform: translateY(40px); transition: opacity .8s var(--ease), transform .8s var(--ease); }
.reveal.is-visible { opacity: 1; transform: none; }

@media (prefers-reduced-motion: reduce) {
  * { animation: none !important; scroll-behavior: auto !important; }
  .reveal { opacity: 1; transform: none; transition: none; }
  .hero__slide { transition: opacity .01ms; }
}

/* Touch devices: a tap fires :hover and the lift would "stick". Neutralize the
   position/shadow shift on no-hover pointers (press feedback via :active stays). */
@media (hover: none) {
  .action-card:hover, .commercial__item:hover, .card:hover,
  .btn:hover, .footer__social a:hover, .hero__arrow:hover {
    transform: none;
  }
  .action-card:hover, .card:hover { box-shadow: var(--shadow-sm); }
}

/* ============================================================
   RESPONSIVE
   ============================================================ */
@media (max-width: 980px) {
  .band__inner, .about__inner, .contact__inner { grid-template-columns: 1fr; gap: 40px; }
  .actions__grid { grid-template-columns: 1fr; }
  .commercial__grid { grid-template-columns: repeat(3, 1fr); }
  .listings__grid { grid-template-columns: repeat(2, 1fr); }
  .about__photo { max-width: 420px; }

  /* hero carousel: tighten caption on tablet */
  .hero__caption { bottom: 110px; max-width: 70%; }
}

@media (max-width: 760px) {
  .nav__links {
    position: fixed; inset: var(--nav-h) 0 auto 0; background: #fff; flex-direction: column; gap: 0;
    padding: 10px 0 18px; box-shadow: var(--shadow-md); transform: translateY(-130%); transition: transform .4s var(--ease);
  }
  .nav__links.is-open { transform: translateY(0); }
  .nav__links a { color: var(--ink); width: 100%; padding: 14px 24px; }
  .nav__links a.btn--nav-cta { margin: 10px 24px 0; width: calc(100% - 48px); }
  .nav__toggle { display: flex; }
  .nav__brand-text { color: #fff; }
  .nav.is-scrolled .nav__brand-text { color: var(--navy); }

  /* detail-page nav: no hamburger — keep its two links inline */
  .nav--detail .nav__links { position: static; transform: none; flex-direction: row; gap: 12px;
    background: transparent; box-shadow: none; padding: 0; }
  .nav--detail .nav__links a { width: auto; padding: 6px 0; font-size: .82rem; color: var(--ink); }
  .nav--detail .nav__links a.btn--nav-cta { margin: 0; width: auto; }
  .nav--detail .nav__brand-text { font-size: .8rem; }

  .hero__title { font-size: clamp(2.6rem, 14vw, 4rem); }
  .hero__overlay { background: linear-gradient(180deg, rgba(13,10,40,.5) 0%, rgba(13,10,40,.85) 100%); }
  .hero__caption { display: none; } /* hide price caption on small phones to keep it clean */
  .hero__arrow { width: 42px; height: 42px; }
  .hero__arrow svg { width: 20px; height: 20px; }
  .search__row { flex-direction: column; }
  .commercial__grid { grid-template-columns: repeat(2, 1fr); }
  .listings__grid { grid-template-columns: 1fr; }
  .contact__form { grid-template-columns: 1fr; padding: 26px; }
  .field--full, .contact__submit, .contact__status { grid-column: 1; }
}