/* ============================================================
   FORWARD REAL ESTATE EXPERTS — Invest. Manage. Prosper.
   Raw Chalk surface · Obsidian Navy structure · Terracotta accents
   Sharp corners throughout.
   ============================================================ */

:root {
  --ink: #0D1824;          /* Obsidian Navy */
  --ink-deep: #0A121B;
  --rust: #C2503A;         /* Terracotta Rust — precious, sparing */
  --chalk: #E9E6DC;        /* Raw Chalk — the surface */
  --chalk-70: rgba(233, 230, 220, 0.70);
  --chalk-45: rgba(233, 230, 220, 0.45);
  --chalk-25: rgba(233, 230, 220, 0.25);
  --chalk-12: rgba(233, 230, 220, 0.12);
  --ink-70: rgba(13, 24, 36, 0.72);
  --ink-45: rgba(13, 24, 36, 0.48);
  --ink-25: rgba(13, 24, 36, 0.26);
  --ink-12: rgba(13, 24, 36, 0.13);
  --ink-06: rgba(13, 24, 36, 0.07);
  /* display token — DM Sans Light per brand book (serif deviation retired) */
  --serif: 'DM Sans', -apple-system, 'Segoe UI', sans-serif;
  --sans: 'DM Sans', -apple-system, 'Segoe UI', sans-serif;
  /* Shared web type scale: readable body copy, restrained labels, and a
     limited set of display sizes. Components should use these roles instead
     of introducing one-off sizes. */
  --type-label: 0.75rem;
  --type-meta: 0.875rem;
  --type-body: clamp(1rem, 0.98rem + 0.14vw, 1.125rem);
  --type-body-lg: clamp(1.125rem, 1.04rem + 0.35vw, 1.35rem);
  --type-heading-sm: clamp(1.75rem, 1.5rem + 0.9vw, 2.25rem);
  --type-display-sm: clamp(2.25rem, 1.8rem + 1.6vw, 3.25rem);
  --gutter: clamp(24px, 6.6vw, 96px);
  --ease: cubic-bezier(0.22, 1, 0.36, 1);
}

* { margin: 0; padding: 0; box-sizing: border-box; border-radius: 0; }
[hidden] { display: none !important; }

html { scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
}

body {
  background: var(--chalk);
  color: var(--ink);
  font-family: var(--sans);
  font-weight: 300;
  font-size: 16px;
  line-height: 1.7;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}

::selection { background: var(--rust); color: var(--chalk); }

img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font-family: inherit; }

.serif { font-family: var(--serif); font-weight: 300; }
.serif em, .hero__title em { font-style: italic; font-weight: 300; }

/* Rust used as punctuation — small, precious */
.dot { color: var(--rust); }

/* ---------- kicker labels ---------- */
.kicker {
  font-size: var(--type-label);
  font-weight: 700;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--rust);
  margin-bottom: 28px;
}

/* ---------- reveal animation ---------- */
.reveal {
  opacity: 0;
  transform: translateY(28px);
  transition: opacity 1s var(--ease), transform 1.1s var(--ease);
}
.reveal[data-reveal-delay="1"] { transition-delay: 0.15s; }
.reveal[data-reveal-delay="2"] { transition-delay: 0.3s; }
.reveal.in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) {
  .reveal { opacity: 1; transform: none; transition: none; }
}

/* ============================================================
   FIXED CHROME — transparent chalk-on-dark over the hero,
   solid chalk bar with ink type once scrolled onto the surface.
   ============================================================ */
.chrome {
  position: fixed;
  inset: 0 0 auto 0;
  z-index: 60;
  display: flex;
  justify-content: space-between;
  align-items: center;
  padding: 22px var(--gutter);
  pointer-events: none;
  background: transparent;
  border-bottom: 1px solid transparent;
  transition: background 0.5s ease, border-color 0.5s ease;
}
.chrome a { pointer-events: auto; }
.chrome .wordmark__mark,
.chrome .wordmark__sub,
.chrome__loc { text-shadow: 0 1px 16px rgba(13, 24, 36, 0.65); }

.chrome--solid {
  background: rgba(233, 230, 220, 0.94);
  -webkit-backdrop-filter: blur(10px);
  backdrop-filter: blur(10px);
  border-bottom-color: var(--ink-12);
}
.chrome--solid .wordmark__mark,
.chrome--solid .wordmark__sub,
.chrome--solid .chrome__loc { text-shadow: none; }

.chrome--static {
  position: sticky;
  top: 0;
  z-index: 60;
  background: var(--chalk);
  border-bottom-color: var(--ink-12);
  -webkit-backdrop-filter: none;
  backdrop-filter: none;
}
.chrome--static .wordmark__logo { filter: none; }

.wordmark { display: inline-flex; flex-direction: column; gap: 3px; }
/* brand logo (assets/brand/logo.png) replaces the text wordmark once loaded */
.wordmark__logo { display: none; height: 30px; width: auto; }
.wordmark.has-logo .wordmark__logo { display: block; }
.wordmark.has-logo .wordmark__mark,
.wordmark.has-logo .wordmark__sub { display: none; }
.chrome:not(.chrome--solid) .wordmark__logo { filter: drop-shadow(0 1px 14px rgba(13, 24, 36, 0.55)); }
.footer .wordmark__logo { height: 34px; }
.footer__mark.wordmark { align-items: center; }
@media (max-width: 820px) {
  .wordmark__logo { height: 24px; }
}
.wordmark__mark {
  font-size: 13px;
  font-weight: 700;
  letter-spacing: 0.42em;
  color: var(--chalk);
}
.wordmark__sub {
  font-size: 8px;
  font-weight: 500;
  letter-spacing: 0.34em;
  text-transform: uppercase;
  color: var(--chalk-45);
}
.chrome--solid .wordmark__mark { color: var(--ink); }
.chrome--solid .wordmark__sub { color: var(--ink-45); }

.chrome__right {
  display: flex;
  align-items: center;
  gap: 28px;
}
.chrome__loc {
  font-size: 9px;
  font-weight: 500;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--chalk-45);
}
.chrome--solid .chrome__loc { color: var(--ink-45); }

.chrome__nav {
  display: flex;
  align-items: center;
  gap: clamp(18px, 3vw, 40px);
}
.chrome__menu-toggle {
  display: none;
  width: 44px;
  height: 44px;
  padding: 0;
  border: 0;
  background: transparent;
  color: var(--ink);
  cursor: pointer;
  pointer-events: auto;
  position: relative;
}
.chrome__menu-toggle span {
  position: absolute;
  left: 10px;
  width: 24px;
  height: 1px;
  background: currentColor;
  transition: transform 220ms ease, top 220ms ease;
}
.chrome__menu-toggle span:first-child { top: 18px; }
.chrome__menu-toggle span:last-child { top: 26px; }
.chrome__menu-toggle.is-open span:first-child { top: 22px; transform: rotate(45deg); }
.chrome__menu-toggle.is-open span:last-child { top: 22px; transform: rotate(-45deg); }
.chrome__nav a {
  font-size: 15px;
  font-weight: 700;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--chalk-70);
  transition: color 0.4s;
  text-shadow: 0 1px 16px rgba(13, 24, 36, 0.65);
}
.chrome__nav a:hover { color: var(--rust); }
.chrome__nav a.chrome__cta { color: var(--chalk); }
.chrome__nav a.chrome__cta:hover { color: var(--rust); }
.chrome--solid .chrome__nav a { color: var(--ink-70); text-shadow: none; }
.chrome--solid .chrome__nav a:hover { color: var(--rust); }
.chrome--solid .chrome__nav a.chrome__cta { color: var(--ink); }
.chrome--solid .chrome__nav a.chrome__cta:hover { color: var(--rust); }
@media (max-width: 820px) {
  .chrome__nav { gap: 16px; }
  .chrome__nav a { font-size: 10px; letter-spacing: 0.2em; }
}
.chrome__cta {
  font-size: 15px;
  font-weight: 700;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  padding-bottom: 4px;
  border-bottom: 1px solid var(--chalk-25);
  transition: color 0.4s, border-color 0.4s;
}
.chrome--solid .chrome__cta { border-color: var(--ink-25); }
.chrome__cta:hover { border-color: var(--rust); }

@media (max-width: 820px) {
  .chrome { padding-top: 16px; padding-bottom: 16px; }
  .chrome__loc { display: none; }
}

@media (max-width: 680px) {
  .chrome.has-mobile-nav {
    min-height: 76px;
    padding: 16px 22px;
    align-items: center;
    flex-direction: row;
    gap: 20px;
  }
  .chrome.has-mobile-nav .wordmark,
  .chrome.has-mobile-nav .chrome__menu-toggle { z-index: 62; }
  .chrome__menu-toggle { display: block; margin-left: auto; }
  .chrome.mobile-nav-open .chrome__menu-toggle { color: var(--chalk); }
  .chrome.has-mobile-nav .chrome__nav {
    position: fixed;
    inset: 0;
    z-index: 61;
    width: auto;
    min-height: 100vh;
    min-height: 100dvh;
    padding: 116px 24px 48px;
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    justify-content: center;
    gap: 24px;
    background: var(--ink);
    opacity: 0;
    visibility: hidden;
    pointer-events: none;
    transition: opacity 220ms ease, visibility 220ms ease;
  }
  .chrome.has-mobile-nav .chrome__nav.is-open {
    opacity: 1;
    visibility: visible;
    pointer-events: auto;
  }
  .chrome.has-mobile-nav .chrome__nav a,
  .chrome.has-mobile-nav.chrome--solid .chrome__nav a {
    color: var(--chalk);
    font-size: 26px;
    font-weight: 500;
    letter-spacing: -0.02em;
    text-transform: none;
    text-shadow: none;
  }
  .chrome.has-mobile-nav .chrome__nav a[aria-current='page'] { color: var(--rust); }
  .chrome.has-mobile-nav .chrome__nav a.chrome__cta,
  .chrome.has-mobile-nav.chrome--solid .chrome__nav a.chrome__cta {
    margin-top: 20px;
    padding: 17px 22px;
    border: 1px solid rgba(233, 230, 220, 0.5);
    color: var(--chalk);
    font-size: 11px;
    font-weight: 700;
    letter-spacing: 0.18em;
    text-transform: uppercase;
  }
  body.menu-open { overflow: hidden; }
}

/* ============================================================
   01 · HERO — stays obsidian: video, scrim, chalk type
   ============================================================ */
.hero {
  position: relative;
  height: 100svh;
  min-height: 560px;
  display: flex;
  align-items: flex-end;
  overflow: hidden;
  color: var(--chalk);
  /* graceful poster: obsidian gradient before/without the video */
  background:
    radial-gradient(120% 90% at 70% 10%, #16283A 0%, var(--ink) 55%, var(--ink-deep) 100%);
}

.hero__media { position: absolute; inset: 0; }
.hero__video {
  width: 100%;
  height: 100%;
  object-fit: cover;
  opacity: 0;
  transition: opacity 2.2s ease;
}
.hero__video.ready { opacity: 1; }

.hero__scrim {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(180deg, rgba(13, 24, 36, 0.55) 0%, rgba(13, 24, 36, 0.18) 40%, rgba(13, 24, 36, 0.82) 100%);
}

.hero__content {
  position: relative;
  z-index: 2;
  padding: 0 var(--gutter) 18vh;
  max-width: 1100px;
}

.hero__title {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(52px, 8.4vw, 118px);
  line-height: 1.02;
  letter-spacing: -0.02em;
  margin-bottom: 34px;
}

.hero__tagline {
  font-size: 13.5px;
  font-weight: 500;
  letter-spacing: 0.5em;
  text-transform: uppercase;
  color: var(--chalk-70);
}

.hero__cue {
  position: absolute;
  bottom: 0;
  left: 50%;
  transform: translateX(-50%);
  z-index: 2;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 14px;
}
.hero__cue-label {
  font-size: 9px;
  font-weight: 500;
  letter-spacing: 0.4em;
  text-transform: uppercase;
  color: var(--chalk-45);
}
.hero__cue-line {
  width: 1px;
  height: 72px;
  background: var(--chalk-25);
  position: relative;
  overflow: hidden;
}
.hero__cue-line::after {
  content: '';
  position: absolute;
  left: 0; top: -40%;
  width: 100%; height: 40%;
  background: var(--rust);
  animation: cue-drop 2.6s var(--ease) infinite;
}
@keyframes cue-drop {
  0%   { top: -40%; }
  60%, 100% { top: 110%; }
}
@media (prefers-reduced-motion: reduce) {
  .hero__cue-line::after { animation: none; top: 0; }
}

/* sound toggle — bottom right of hero */
.hero__sound {
  position: absolute;
  right: var(--gutter);
  bottom: 44px;
  z-index: 3;
  display: flex;
  align-items: center;
  gap: 12px;
  background: none;
  border: none;
  cursor: pointer;
  color: var(--chalk-45);
  transition: color 0.4s;
}
.hero__sound:hover { color: var(--chalk); }
.hero__sound.on { color: var(--chalk); }
.hero__sound-label {
  font-family: var(--sans);
  font-size: 9px;
  font-weight: 700;
  letter-spacing: 0.35em;
  text-transform: uppercase;
}
.hero__sound-bars {
  display: flex;
  align-items: flex-end;
  gap: 3px;
  height: 12px;
}
.hero__sound-bars i {
  width: 1px;
  height: 3px;
  background: currentColor;
}
.hero__sound.on .hero__sound-bars i {
  background: var(--rust);
  animation: eq 1.1s ease-in-out infinite;
}
.hero__sound.on .hero__sound-bars i:nth-child(2) { animation-delay: 0.18s; }
.hero__sound.on .hero__sound-bars i:nth-child(3) { animation-delay: 0.36s; }
.hero__sound.on .hero__sound-bars i:nth-child(4) { animation-delay: 0.54s; }
@keyframes eq {
  0%, 100% { height: 3px; }
  50% { height: 12px; }
}
@media (prefers-reduced-motion: reduce) {
  .hero__sound.on .hero__sound-bars i { animation: none; height: 9px; }
}

@media (max-width: 820px) {
  .hero__content { padding-bottom: 22vh; }
}

/* ============================================================
   02 · PROPERTY SEARCH — chalk surface, ink type
   ============================================================ */
.search {
  padding: clamp(140px, 22vh, 260px) var(--gutter);
  display: flex;
  flex-direction: column;
  align-items: center;
  border-bottom: 1px solid var(--ink-12);
}
.search__tabs {
  display: flex;
  gap: clamp(40px, 6vw, 72px);
  margin-bottom: clamp(48px, 7vh, 80px);
}
.search__tab {
  background: none;
  border: none;
  cursor: pointer;
  font-family: var(--sans);
  font-size: 15px;
  font-weight: 700;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--ink-45);
  padding: 0 2px 14px;
  position: relative;
  transition: color 0.4s;
}
.search__tab::after {
  content: '';
  position: absolute;
  left: 0;
  right: 0;
  bottom: 0;
  height: 1px;
  background: var(--rust);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.5s var(--ease);
}
.search__tab:hover { color: var(--ink); }
.search__tab.is-active { color: var(--ink); }
.search__tab.is-active::after { transform: scaleX(1); }

.search__form {
  display: flex;
  align-items: center;
  gap: 24px;
  width: min(100%, 720px);
  border-bottom: 1px solid var(--ink-25);
  transition: border-color 0.4s;
}
.search__form:focus-within { border-color: var(--ink-70); }
.search__input {
  flex: 1;
  background: none;
  border: none;
  outline: none;
  color: var(--ink);
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(22px, 2.6vw, 32px);
  letter-spacing: -0.01em;
  padding: 18px 0 22px;
}
.search__input::placeholder { color: var(--ink-25); }
.search__go {
  background: none;
  border: none;
  cursor: pointer;
  color: var(--ink-45);
  padding: 10px 2px;
  transition: color 0.4s, transform 0.5s var(--ease);
}
.search__go:hover { color: var(--rust); transform: translateX(6px); }

@media (max-width: 820px) {
  .search { padding-top: 100px; padding-bottom: 110px; }
  .search__input { font-size: 20px; }
}

/* ============================================================
   03 · POSITIONING STRIP
   ============================================================ */
.strip {
  padding: clamp(120px, 18vh, 220px) var(--gutter);
  display: flex;
  justify-content: center;
}
.strip__line {
  font-family: var(--serif);
  font-size: clamp(24px, 3.4vw, 44px);
  line-height: 1.35;
  letter-spacing: -0.01em;
  text-align: center;
  max-width: 21em;
}
.strip__line em { font-style: italic; }

/* ============================================================
   04 / 05 · INVEST + MANAGE
   ============================================================ */
.vertical {
  display: grid;
  grid-template-columns: 1fr 1fr;
  border-top: 1px solid var(--ink-12);
}
.vertical--manage { direction: rtl; }
.vertical--manage > * { direction: ltr; }

.vertical__media {
  position: relative;
  min-height: 100vh;
}
.vertical__media img {
  position: sticky;
  top: 0;
  width: 100%;
  height: 100vh;
  object-fit: cover;
}
.vertical__media-scrim {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(13,24,36,0.32), rgba(13,24,36,0.12) 45%, rgba(13,24,36,0.55));
  pointer-events: none;
}
.vertical__media-label {
  position: absolute;
  left: 32px;
  bottom: 30px;
  font-family: var(--serif);
  font-style: italic;
  font-size: 22px;
  color: var(--chalk);
  text-shadow: 0 1px 20px rgba(13, 24, 36, 0.6);
}

.vertical__copy {
  padding: clamp(100px, 16vh, 200px) var(--gutter);
  max-width: 720px;
}
.vertical__title {
  font-size: clamp(40px, 4.8vw, 72px);
  line-height: 1.05;
  letter-spacing: -0.01em;
  margin-bottom: 36px;
}
.vertical__lede {
  font-size: 17px;
  line-height: 1.8;
  color: var(--ink-70);
  max-width: 34em;
}
.vertical__note {
  margin-top: 26px;
  font-family: var(--serif);
  font-size: 21px;
  color: var(--ink);
}
.vertical__note em { color: var(--rust); font-style: italic; }

.features {
  list-style: none;
  margin-top: 64px;
}
.features li {
  padding: 30px 0;
  border-top: 1px solid var(--ink-12);
}
.features li:last-child { border-bottom: 1px solid var(--ink-12); }
.features h4 {
  font-size: 13px;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  margin-bottom: 10px;
  position: relative;
  padding-left: 26px;
}
.features h4::before {
  content: '';
  position: absolute;
  left: 0;
  top: 0.55em;
  width: 14px;
  height: 1px;
  background: var(--rust);
}
.features p {
  color: var(--ink-70);
  font-size: 15px;
  padding-left: 26px;
  max-width: 30em;
}

@media (max-width: 820px) {
  .vertical { grid-template-columns: 1fr; }
  .vertical__media { min-height: 62svh; }
  .vertical__media img { position: static; height: 62svh; }
  .vertical__copy { padding-top: 80px; padding-bottom: 90px; }
}

/* ============================================================
   06 · THE VIEW — breather (image, chalk type over scrim)
   ============================================================ */
.breather {
  position: relative;
  height: 130vh;
  overflow: hidden;
}
.breather__media {
  position: absolute;
  inset: -12% 0;
  will-change: transform;
}
.breather__media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}
.breather__overlay {
  position: absolute;
  inset: 0;
  display: flex;
  align-items: center;
  justify-content: center;
  background: rgba(13, 24, 36, 0.28);
}
.breather__line {
  font-size: clamp(32px, 4.6vw, 64px);
  letter-spacing: -0.01em;
  text-align: center;
  padding: 0 var(--gutter);
  color: var(--chalk);
  text-shadow: 0 2px 40px rgba(13, 24, 36, 0.65);
}
@media (max-width: 820px) {
  .breather { height: 88svh; }
}

/* ============================================================
   07 · WHY FORWARD
   ============================================================ */
.why {
  padding: clamp(120px, 18vh, 220px) var(--gutter);
  border-bottom: 1px solid var(--ink-12);
}
.why__title {
  font-size: clamp(38px, 5vw, 70px);
  line-height: 1.08;
  letter-spacing: -0.01em;
  margin-bottom: clamp(60px, 10vh, 120px);
  max-width: 14em;
}
.why__grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1px;
  background: var(--ink-12);
  border: 1px solid var(--ink-12);
}
.why__item {
  background: var(--chalk);
  padding: 44px 34px 52px;
}
.why__num {
  display: block;
  font-size: 15px;
  font-weight: 700;
  letter-spacing: 0.3em;
  color: var(--rust);
  margin-bottom: 56px;
}
.why__item h4 {
  font-size: 16px;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  margin-bottom: 14px;
}
.why__item p {
  font-size: 16.5px;
  color: var(--ink-70);
}
@media (max-width: 820px) {
  .why__grid { grid-template-columns: 1fr; }
  .why__num { margin-bottom: 28px; }
}

/* ============================================================
   08 · CONTACT
   ============================================================ */
.contact {
  padding: clamp(120px, 18vh, 220px) var(--gutter) clamp(100px, 14vh, 180px);
}
.contact__title {
  font-size: clamp(40px, 5.4vw, 76px);
  line-height: 1.05;
  letter-spacing: -0.01em;
}
.contact__sub {
  margin-top: 26px;
  color: var(--ink-70);
  max-width: 34em;
}
.contact__grid {
  margin-top: clamp(60px, 9vh, 110px);
  display: grid;
  grid-template-columns: minmax(0, 1.4fr) minmax(0, 1fr);
  gap: clamp(48px, 7vw, 120px);
  align-items: start;
}

.field { margin-bottom: 34px; }
.field label {
  display: block;
  font-size: var(--type-label);
  font-weight: 700;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--ink-45);
  margin-bottom: 10px;
}
.field input,
.field textarea {
  width: 100%;
  background: transparent;
  border: none;
  border-bottom: 1px solid var(--ink-25);
  color: var(--ink);
  font-family: var(--sans);
  font-weight: 300;
  font-size: var(--type-body);
  padding: 10px 0 14px;
  outline: none;
  transition: border-color 0.4s;
  resize: vertical;
}
.field input:focus,
.field textarea:focus { border-color: var(--rust); }

.btn {
  display: inline-block;
  background: transparent;
  border: 1px solid var(--ink-25);
  color: var(--ink);
  font-family: var(--sans);
  font-size: var(--type-label);
  font-weight: 700;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  padding: 20px 46px;
  cursor: pointer;
  transition: border-color 0.4s, color 0.4s;
}
.btn:hover { border-color: var(--rust); color: var(--rust); }

.contact__form-note {
  margin-top: 22px;
  font-size: 13px;
  color: var(--ink-45);
  min-height: 1.4em;
}

.contact__card {
  border: 1px solid var(--ink-12);
  padding: 44px 40px;
}
.contact__card-title {
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  margin-bottom: 36px;
  padding-bottom: 20px;
  border-bottom: 1px solid var(--ink-12);
}
.contact__card dl div {
  display: grid;
  grid-template-columns: 92px 1fr;
  gap: 16px;
  padding: 14px 0;
}
.contact__card dt {
  font-size: 9px;
  font-weight: 700;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--ink-45);
  padding-top: 4px;
}
.contact__card dd {
  font-size: 15px;
  color: var(--ink);
}
.contact__card dd a {
  border-bottom: 1px solid var(--ink-25);
  padding-bottom: 2px;
  transition: color 0.4s, border-color 0.4s;
}
.contact__card dd a:hover { color: var(--rust); border-color: var(--rust); }

@media (max-width: 960px) {
  .contact__grid { grid-template-columns: 1fr; }
}

/* ============================================================
   PROOF BAR — obsidian band, numbers before adjectives
   ============================================================ */
.proof {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  /* 1px gutters are the hairline dividers between boxes — the spacing
     between a number and its label is set inside each box instead */
  gap: 1px;
  background: rgba(233, 230, 220, 0.16);
  border-top: 1px solid var(--ink-12);
  border-bottom: 1px solid var(--ink-12);
}
/* Each box centres its number and label as one block, across and down, so
   boxes whose labels wrap to different lengths still line up (Lenoy, 29 Oct 2026). */
.proof__item {
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  row-gap: 14px;
  background: var(--ink);
  padding: clamp(44px, 7vh, 76px) 34px;
  text-align: center;
}
.proof__value {
  font-family: var(--serif);
  font-size: clamp(44px, 4.6vw, 68px);
  line-height: 1;
  color: var(--rust);
}
.proof__label {
  font-size: 12.5px;
  font-weight: 700;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--chalk-45);
}
@media (max-width: 900px) {
  .proof { grid-template-columns: repeat(2, 1fr); }
}

/* ============================================================
   FEATURED PROPERTIES + PROPERTY CARDS
   ============================================================ */
.featured {
  padding: clamp(110px, 16vh, 200px) var(--gutter);
  border-bottom: 1px solid var(--ink-12);
}
.featured__head {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  gap: 32px;
  flex-wrap: wrap;
  margin-bottom: clamp(48px, 7vh, 88px);
}
.featured__title {
  font-size: clamp(36px, 4.6vw, 64px);
  line-height: 1.06;
  letter-spacing: -0.01em;
}
.featured__head .kicker { margin-bottom: 16px; }
.featured__head > div:first-child { flex: 1 1 auto; }
.featured__all {
  font-size: 11.5px;
  font-weight: 700;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--ink);
  padding-bottom: 5px;
  border-bottom: 1px solid var(--ink-25);
  white-space: nowrap;
  transition: color 0.4s, border-color 0.4s;
}
.featured__all:hover { color: var(--rust); border-color: var(--rust); }

.featured__grid,
.shortlist__grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: clamp(24px, 3vw, 44px);
}
@media (max-width: 1080px) {
  .featured__grid, .shortlist__grid { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 680px) {
  .featured__grid, .shortlist__grid { grid-template-columns: 1fr; }
}

.prop-card { display: block; }
.prop-card__media {
  position: relative;
  aspect-ratio: 4 / 3;
  overflow: hidden;
  background: var(--ink-06);
}
.prop-card__media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 1.4s var(--ease);
}
.prop-card:hover .prop-card__media img { transform: scale(1.05); }
.prop-card__badge {
  position: absolute;
  top: 0;
  left: 0;
  background: var(--ink);
  color: var(--chalk);
  font-size: 8px;
  font-weight: 700;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  padding: 9px 14px 8px 16px;
}
.prop-card__body { padding: 24px 0 0; }
.prop-card__community {
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--rust);
  margin-bottom: 10px;
}
.prop-card__title {
  font-size: clamp(21px, 1.8vw, 26px);
  line-height: 1.2;
  letter-spacing: -0.01em;
  margin-bottom: 10px;
  transition: color 0.4s;
}
.prop-card:hover .prop-card__title { color: var(--ink-70); }
.prop-card__facts {
  font-size: 13.5px;
  color: var(--ink-45);
  letter-spacing: 0.04em;
  margin-bottom: 12px;
}
.prop-card__price {
  font-size: 16px;
  font-weight: 500;
  color: var(--ink);
  letter-spacing: 0.02em;
}

/* ============================================================
   SUBPAGE SHARED — page hero, CTA band, section button
   ============================================================ */
.btn--section { margin-top: 56px; }

.page-hero {
  padding: clamp(160px, 24vh, 260px) var(--gutter) clamp(70px, 10vh, 120px);
  text-align: center;
  display: flex;
  flex-direction: column;
  align-items: center;
}
.page-hero__title {
  font-size: clamp(44px, 6.4vw, 92px);
  line-height: 1.02;
  letter-spacing: -0.01em;
}
.page-hero__title em { color: var(--rust); font-style: normal; }
.page-hero__sub {
  margin-top: 28px;
  color: var(--ink-70);
  max-width: 38em;
}

.cta-band {
  padding: clamp(90px, 14vh, 160px) var(--gutter);
  text-align: center;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 40px;
  border-top: 1px solid var(--ink-12);
}
.cta-band__line {
  font-size: clamp(26px, 3.4vw, 44px);
  letter-spacing: -0.01em;
  max-width: 22em;
}

/* ============================================================
   SHORTLIST PAGE
   ============================================================ */
.shortlist .page-hero {
  /* Keep the catalogue in view on first load. The shared subpage hero is
     intentionally generous; for a results page it pushed the first cards
     too far below the fold and made a populated catalogue look empty. */
  padding-top: clamp(128px, 16vh, 176px);
  padding-bottom: clamp(40px, 5vh, 64px);
}
.shortlist__filter {
  display: flex;
  gap: clamp(28px, 4vw, 52px);
  margin-top: clamp(32px, 4vh, 48px);
}
.shortlist__grid {
  padding: clamp(24px, 3vh, 40px) var(--gutter) clamp(100px, 14vh, 160px);
}
.shortlist__empty {
  text-align: center;
  color: var(--ink-45);
  padding: 0 var(--gutter) 120px;
  font-family: var(--serif);
  font-size: 22px;
}

/* ============================================================
   LISTING PAGE
   ============================================================ */
.listing__hero {
  position: relative;
  /* About 70% of the window, at most 760 px, so the property type and
     community show under the photo without scrolling (Lenoy, 29 Oct 2026).
     Phones: 55% (below). Holiday-home pages use the same rule (.hd-hero). */
  height: min(70vh, 760px);
  height: min(70svh, 760px);
  overflow: hidden;
  background: var(--ink-deep);
  color: var(--chalk);
  /* peek carousel: padding reserves the "next/prev sliver" strip on
     each side — overflow:hidden clips exactly at the padding edge,
     so neighbouring slides show through it instead of being blank */
  padding: 0 var(--gutter);
  box-sizing: border-box;
}
.listing__track {
  display: flex;
  height: 100%;
  gap: 10px;
  transition: transform 0.6s var(--ease);
  will-change: transform;
}
.listing__slide {
  flex: 0 0 100%;
  height: 100%;
  position: relative;
}
.listing__slide img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}
.listing__hero-heading {
  position: absolute;
  left: 0;
  right: 0;
  bottom: 96px;
  z-index: 2;
}
.listing__hero-heading h1 {
  font-size: clamp(34px, 4.6vw, 66px);
  line-height: 1.06;
  letter-spacing: -0.01em;
  max-width: 16em;
}
.listing__loc {
  margin-top: 14px;
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--chalk-70);
}
.listing__hero-bar {
  position: absolute;
  left: var(--gutter);
  right: var(--gutter);
  bottom: 24px;
  z-index: 3;
  display: flex;
  align-items: center;
  justify-content: space-between;
}
@media (max-width: 820px) {
  .listing__hero { padding: 0; }
}
.listing__hero-controls { display: flex; align-items: center; gap: 18px; }
.gallery-btn {
  background: rgba(13, 24, 36, 0.72);
  border: 1px solid rgba(233, 230, 220, 0.48);
  color: var(--chalk);
  width: 44px;
  height: 44px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
  transition: border-color 0.4s, color 0.4s;
}
.gallery-btn:hover { border-color: var(--rust); color: var(--rust); }
.listing__counter {
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 0.2em;
  color: var(--chalk);
  background: rgba(13, 24, 36, 0.72);
  padding: 8px 10px;
  min-width: 52px;
  text-align: center;
}
.listing__all {
  background: rgba(13, 24, 36, 0.72);
  border: 1px solid rgba(233, 230, 220, 0.48);
  cursor: pointer;
  font-family: var(--sans);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--chalk);
  padding: 13px 18px;
  transition: color 0.4s, border-color 0.4s;
}
.listing__all:hover { color: var(--rust); border-color: var(--rust); }

.listing__identity {
  padding: clamp(36px, 5vw, 64px) var(--gutter) clamp(48px, 6vw, 80px);
  border-bottom: 1px solid var(--ink-12);
}
.listing__breadcrumb {
  display: flex;
  align-items: center;
  gap: 12px;
  margin-bottom: clamp(40px, 5vw, 64px);
  color: var(--ink-45);
  font-size: var(--type-meta);
  letter-spacing: 0.06em;
}
.listing__breadcrumb a { transition: color 0.3s ease; }
.listing__breadcrumb a:hover { color: var(--rust); }
/* Short laptop screens (800 px tall or less): less space around the breadcrumb,
   so the property type and community still show under the photo (Lenoy, 29 Oct 2026). */
@media (min-width: 561px) and (max-height: 800px) {
  .listing__identity { padding-top: 40px; }
  .listing__breadcrumb { margin-bottom: 40px; }
}
.listing__identity-grid {
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto;
  gap: clamp(32px, 6vw, 96px);
  align-items: end;
}
.listing__identity-meta {
  display: flex;
  align-items: baseline;
  gap: 22px;
  margin-bottom: 18px;
}
.listing__identity-meta .kicker { margin: 0; }
.listing__identity .listing__loc {
  margin: 0;
  color: var(--ink-45);
}
.listing__identity h1 {
  max-width: 18ch;
  color: var(--ink);
  font-size: clamp(2.5rem, 5vw, 5.25rem);
  font-weight: 300;
  line-height: 1.02;
  letter-spacing: -0.045em;
}
.listing__request {
  min-width: 220px;
  text-align: center;
  scroll-margin-top: 110px;
}

.listing__facts {
  display: grid;
  grid-template-columns: minmax(270px, 0.9fr) minmax(0, 2fr);
  gap: clamp(40px, 5vw, 84px);
  padding: clamp(56px, 7vw, 88px) var(--gutter);
  border-bottom: 1px solid var(--ink-12);
}
.listing__price-label {
  display: block;
  font-size: var(--type-label);
  font-weight: 700;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--ink-45);
  margin-bottom: 16px;
}
.listing__price-value {
  font-family: var(--serif);
  font-size: clamp(2rem, 2.2vw, 2.75rem);
  font-weight: 400;
  line-height: 1.08;
  color: var(--ink);
}
.listing__facts-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 30px 36px;
}
.listing__facts-grid dt {
  font-size: var(--type-label);
  font-weight: 700;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--ink-45);
  margin-bottom: 10px;
}
.listing__facts-grid dd { font-size: var(--type-body); color: var(--ink); line-height: 1.4; }

.listing__body {
  display: grid;
  grid-template-columns: minmax(0, 1.65fr) minmax(320px, 0.8fr);
  gap: clamp(48px, 7vw, 120px);
  padding: clamp(64px, 8vw, 104px) var(--gutter);
  align-items: start;
  border-bottom: 1px solid var(--ink-12);
}
.listing__editorial { max-width: 760px; }
.listing__lead {
  max-width: 30ch;
  margin-bottom: 34px;
  color: var(--ink);
  font-family: var(--serif);
  font-size: var(--type-heading-sm);
  font-weight: 300;
  line-height: 1.28;
  letter-spacing: -0.02em;
}
.listing__lead--long {
  max-width: 44em;
  font-family: var(--sans);
  font-size: var(--type-body-lg);
  font-weight: 300;
  line-height: 1.6;
  letter-spacing: 0;
}
.listing__desc p:not(.kicker) {
  color: var(--ink-70);
  font-size: var(--type-body);
  line-height: 1.7;
  max-width: 39em;
  margin-bottom: 24px;
}
.listing__amenities-block {
  margin-top: 68px;
  padding-top: 30px;
  border-top: 1px solid var(--ink-12);
}
.listing__section-head { max-width: 34em; }
.listing__section-head .kicker { margin-bottom: 16px; }
.listing__section-head h2 {
  font-size: var(--type-heading-sm);
  font-weight: 300;
  line-height: 1.12;
  letter-spacing: -0.025em;
}
.listing__amenities {
  list-style: none;
  margin-top: 34px;
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 0 34px;
}
.listing__amenities li {
  display: grid;
  grid-template-columns: 16px minmax(0, 1fr);
  column-gap: 8px;
  align-items: start;
  font-size: var(--type-body);
  color: var(--ink-70);
  padding: 15px 0;
  border-top: 1px solid var(--ink-12);
}
.listing__amenities li::before {
  content: '';
  width: 4px;
  height: 4px;
  margin: 9px 0 0 4px;
  align-self: start;
  background: var(--rust);
}

.listing__enquire {
  border: 1px solid var(--ink-12);
  padding: 40px 36px;
  position: sticky;
  top: 96px;
  background: var(--chalk);
}
.listing__enquire h4 {
  font-size: var(--type-label);
  font-weight: 700;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  margin-bottom: 8px;
}
.listing__ref {
  font-size: var(--type-meta);
  color: var(--ink-45);
  letter-spacing: 0.1em;
  margin-bottom: 30px;
  padding-bottom: 20px;
  border-bottom: 1px solid var(--ink-12);
}
.listing__form .field { margin-bottom: 24px; }
.listing__wa {
  display: block;
  margin-top: 26px;
  font-size: var(--type-meta);
  color: var(--ink-70);
  border-top: 1px solid var(--ink-12);
  padding-top: 22px;
  transition: color 0.4s;
}
.listing__wa:hover { color: var(--rust); }

.listing__community {
  display: grid;
  grid-template-columns: minmax(280px, 0.8fr) minmax(0, 1.2fr);
  min-height: 520px;
  background: var(--ink);
  color: var(--chalk);
}
.listing__community-copy {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: clamp(64px, 9vw, 132px) var(--gutter);
}
.listing__community-copy .kicker { margin-bottom: 18px; }
.listing__community-copy h2 {
  max-width: 10ch;
  color: var(--chalk);
  font-size: var(--type-display-sm);
  font-weight: 300;
  line-height: 1.03;
  letter-spacing: -0.035em;
}
.listing__community-location {
  margin-top: 28px;
  color: var(--chalk);
  font-size: var(--type-label);
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}
.listing__community-note {
  max-width: 30em;
  margin-top: 18px;
  color: var(--chalk-70);
  font-size: var(--type-body);
  line-height: 1.65;
}
.listing__community-map { min-height: 360px; }
.listing__community-map iframe {
  width: 100%;
  height: 100%;
  min-height: 360px;
  border: 0;
  filter: grayscale(1) saturate(0.5) contrast(1.05);
}

.lightbox {
  position: fixed;
  inset: 0;
  z-index: 100;
  background: rgba(10, 18, 27, 0.97);
  overflow-y: auto;
}
.lightbox__close {
  position: fixed;
  top: 24px;
  right: var(--gutter);
  z-index: 101;
  background: none;
  border: 1px solid var(--chalk-25);
  color: var(--chalk);
  font-family: var(--sans);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  padding: 14px 26px;
  cursor: pointer;
  transition: border-color 0.4s, color 0.4s;
}
.lightbox__close:hover { border-color: var(--rust); color: var(--rust); }
.lightbox__track {
  max-width: 1200px;
  margin: 0 auto;
  padding: 100px var(--gutter) 80px;
  display: flex;
  flex-direction: column;
  gap: 24px;
}
.lightbox__track img { width: 100%; height: auto; }

@media (max-width: 900px) {
  .listing__facts, .listing__body { grid-template-columns: 1fr; }
  .listing__facts-grid { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .listing__enquire { position: static; }
  .listing__identity-grid { grid-template-columns: 1fr; align-items: start; }
  .listing__request { justify-self: start; }
  .listing__community { grid-template-columns: 1fr; }
  .listing__community-copy { min-height: 380px; }
  .listing__community-map { min-height: 380px; }
}
@media (max-width: 560px) {
  .listing__hero { height: 55vh; height: 55svh; }
  .listing__hero-bar { left: 16px; right: 16px; bottom: 16px; }
  .listing__identity-meta { align-items: flex-start; flex-direction: column; gap: 8px; }
  .listing__breadcrumb { margin-bottom: 32px; }
  .listing__identity h1 { font-size: clamp(2.25rem, 11vw, 3.5rem); }
  .listing__facts-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 24px 18px; }
  .listing__amenities { grid-template-columns: 1fr; }
}

/* ============================================================
   FILTER DRAWER — slides in from the right
   ============================================================ */
.filter-open {
  background: none;
  border: none;
  cursor: pointer;
  color: var(--ink-45);
  padding: 10px 2px;
  transition: color 0.4s;
  display: inline-flex;
  align-items: center;
  gap: 10px;
  font-family: var(--sans);
  font-size: 11.5px;
  font-weight: 700;
  letter-spacing: 0.28em;
  text-transform: uppercase;
}
.filter-open:hover { color: var(--rust); }
.filter-open--labelled {
  border: 1px solid var(--ink-25);
  color: var(--ink);
  padding: 14px 24px;
}
.filter-open--labelled:hover { border-color: var(--rust); color: var(--rust); }

.fdrawer { position: fixed; inset: 0; z-index: 90; pointer-events: none; }
.fdrawer__scrim {
  position: absolute;
  inset: 0;
  background: rgba(13, 24, 36, 0.45);
  opacity: 0;
  transition: opacity 0.5s ease;
}
.fdrawer__panel {
  position: absolute;
  top: 0;
  right: 0;
  height: 100%;
  width: min(430px, 94vw);
  background: var(--chalk);
  border-left: 1px solid var(--ink-12);
  transform: translateX(102%);
  transition: transform 0.6s var(--ease);
  padding: 38px 42px 34px;
  overflow-y: auto;
  display: flex;
  flex-direction: column;
}
.fdrawer.open { pointer-events: auto; }
.fdrawer.open .fdrawer__scrim { opacity: 1; }
.fdrawer.open .fdrawer__panel { transform: none; }

.fdrawer__head {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding-bottom: 26px;
  margin-bottom: 38px;
  border-bottom: 1px solid var(--ink-12);
}
.fdrawer__head h4 {
  font-size: 13px;
  font-weight: 700;
  letter-spacing: 0.3em;
  text-transform: uppercase;
}
.fdrawer__close {
  background: none;
  border: none;
  cursor: pointer;
  font-family: var(--sans);
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--ink-45);
  transition: color 0.4s;
}
.fdrawer__close:hover { color: var(--rust); }

.fdrawer__section { margin-bottom: 40px; }
.fdrawer__label {
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--ink-45);
  margin-bottom: 20px;
}
.fdrawer__checks {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 16px 20px;
}
.fdrawer__checks label {
  display: flex;
  align-items: center;
  gap: 12px;
  font-size: 14.5px;
  cursor: pointer;
}
.fdrawer__checks input {
  appearance: none;
  -webkit-appearance: none;
  width: 16px;
  height: 16px;
  border: 1px solid var(--ink-25);
  background: transparent;
  cursor: pointer;
  flex: none;
  transition: background 0.3s, border-color 0.3s;
}
.fdrawer__checks input:checked {
  background: var(--rust);
  border-color: var(--rust);
}
.fdrawer__range {
  display: flex;
  align-items: center;
  gap: 16px;
}
.fdrawer__range span { color: var(--ink-25); }
.fdrawer__range input {
  width: 100%;
  background: transparent;
  border: none;
  border-bottom: 1px solid var(--ink-25);
  color: var(--ink);
  font-family: var(--sans);
  font-weight: 300;
  font-size: 16px;
  padding: 8px 0 12px;
  outline: none;
  transition: border-color 0.4s;
  -moz-appearance: textfield;
}
.fdrawer__range input::-webkit-outer-spin-button,
.fdrawer__range input::-webkit-inner-spin-button { -webkit-appearance: none; margin: 0; }
.fdrawer__range input:focus { border-color: var(--rust); }
.fdrawer__range input::placeholder { color: var(--ink-25); }

.fdrawer__chips {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
}
.fdrawer__chips button {
  background: none;
  border: 1px solid var(--ink-25);
  color: var(--ink-70);
  font-family: var(--sans);
  font-size: 12.5px;
  font-weight: 500;
  letter-spacing: 0.08em;
  padding: 10px 18px;
  cursor: pointer;
  transition: border-color 0.3s, color 0.3s;
}
.fdrawer__chips button:hover { border-color: var(--rust); color: var(--rust); }
.fdrawer__chips button.is-active {
  border-color: var(--rust);
  color: var(--rust);
}

.fdrawer__actions {
  margin-top: auto;
  padding-top: 30px;
  border-top: 1px solid var(--ink-12);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 20px;
}
.fdrawer__clear {
  background: none;
  border: none;
  cursor: pointer;
  font-family: var(--sans);
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--ink-45);
  transition: color 0.4s;
}
.fdrawer__clear:hover { color: var(--rust); }

/* ============================================================
   FOOTER — obsidian close
   ============================================================ */
.footer {
  border-top: 1px solid var(--ink-12);
  padding: 80px var(--gutter) 60px;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 26px;
  text-align: center;
  background: var(--ink-deep);
  color: var(--chalk);
}
.footer__mark { display: flex; flex-direction: column; gap: 4px; }
.footer__tagline {
  font-size: 10px;
  font-weight: 500;
  letter-spacing: 0.5em;
  text-transform: uppercase;
  color: var(--chalk-70);
}
.footer__legal {
  font-size: 12px;
  color: var(--chalk-45);
  letter-spacing: 0.06em;
}