:root {
  --ink: #0d0d0d;
  --ink-2: #151515;
  --ink-3: #1f1f1f;
  --ink-4: #2a2a2a;
  --paper: #ffffff;
  --paper-2: #f5f5f5;
  --paper-3: #d9d9d9;
  --mute: #8a8a8a;
  --mute-2: #6b6b6b;
  --ochre: #D01F3C;
  --ochre-soft: #E8243F;
  --ochre-deep: #A8142E;
  --sage: oklch(0.55 0.04 135);
  --line: rgba(21,19,15,0.12);
  --line-dark: rgba(242,237,227,0.12);
}

* { margin: 0; padding: 0; box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  background: var(--paper);
  color: var(--ink);
  font-family: 'Geist', -apple-system, BlinkMacSystemFont, sans-serif;
  font-weight: 400;
  font-size: 16px;
  line-height: 1.5;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  overflow-x: hidden;
}
body.theme-dark { background: var(--ink); color: var(--paper); }

.serif { font-family: 'Instrument Serif', serif; font-weight: 400; font-style: normal; letter-spacing: -0.01em; }
.mono { font-family: 'Geist Mono', ui-monospace, monospace; }

a { color: inherit; text-decoration: none; }
button { font: inherit; background: none; border: none; color: inherit; cursor: pointer; }
input, textarea, select { font: inherit; }

/* ============== NAV ============== */
.nav {
  position: fixed; inset: 0 0 auto 0; z-index: 60;
  display: flex; align-items: center; justify-content: space-between;
  padding: 22px 40px;
  transition: background 0.35s ease, border-color 0.35s ease, padding 0.35s ease;
  border-bottom: 1px solid transparent;
}
.nav.scrolled {
  background: color-mix(in oklab, var(--paper) 88%, transparent);
  backdrop-filter: blur(14px);
  -webkit-backdrop-filter: blur(14px);
  border-bottom-color: var(--line);
  padding: 14px 40px;
}
body.theme-dark .nav.scrolled {
  background: color-mix(in oklab, var(--ink) 88%, transparent);
  border-bottom-color: var(--line-dark);
}
.nav-brand { display: flex; align-items: center; gap: 14px; }
.nav-logo-img {
  height: 56px; width: auto; display: block;
  background: var(--ink); padding: 6px 10px; border-radius: 3px;
  transition: height 0.35s ease;
}
.nav.scrolled .nav-logo-img { height: 44px; }
body.theme-dark .nav-logo-img { background: transparent; padding: 0; }
.nav-name { font-size: 17px; letter-spacing: -0.02em; font-weight: 500; }
.nav-sub { font-size: 10px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--mute-2); margin-top: 1px; }
body.theme-dark .nav-sub { color: var(--paper-3); }

.nav-links { display: flex; align-items: center; gap: 32px; list-style: none; }
.nav-links a {
  font-size: 13px; letter-spacing: 0; color: var(--ink);
  opacity: 0.75; transition: opacity 0.2s;
}
.nav-links a:hover { opacity: 1; }
body.theme-dark .nav-links a { color: var(--paper); }

.btn {
  display: inline-flex; align-items: center; gap: 10px;
  padding: 12px 20px; border-radius: 999px;
  font-size: 13px; font-weight: 500; letter-spacing: -0.005em;
  transition: transform 0.2s ease, background 0.2s ease, color 0.2s ease, border-color 0.2s ease;
  cursor: pointer; border: 1px solid transparent;
}
.btn:hover { transform: translateY(-1px); }
.btn-primary { background: var(--ink); color: var(--paper); }
.btn-primary:hover { background: var(--ink-3); }
.btn-cta,
.nav-links a.btn-cta,
body.theme-dark .nav-links a.btn-cta {
  background: #D01F3C !important;
  color: #fff !important;
  opacity: 1 !important;
  font-weight: 600;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  font-size: 11.5px;
  padding: 12px 22px !important;
  border: 1px solid #D01F3C !important;
  box-shadow: 0 8px 24px -10px rgba(208,31,60,0.7), 0 0 0 1px rgba(255,255,255,0.06) inset;
}
.btn-cta:hover,
.nav-links a.btn-cta:hover {
  background: #E8243F !important;
  color: #fff !important;
  border-color: #E8243F !important;
}
body.theme-dark .btn-primary { background: var(--paper); color: var(--ink); }
body.theme-dark .btn-primary:hover { background: var(--paper-2); }
.btn-ghost { border-color: var(--line); color: var(--ink); }
.btn-ghost:hover { border-color: var(--ink); }
body.theme-dark .btn-ghost { border-color: var(--line-dark); color: var(--paper); }
body.theme-dark .btn-ghost:hover { border-color: var(--paper); }
.btn-ochre { background: var(--ochre); color: var(--ink); }
.btn-ochre:hover { background: var(--ochre-soft); }

/* ============== HERO ============== */
.hero {
  position: relative; min-height: 100vh;
  padding: 120px 40px 48px;
  display: grid; grid-template-rows: 1fr auto;
  overflow: hidden;
}
.hero-top { display: grid; grid-template-columns: 1.4fr 1fr; gap: 48px; align-items: end; padding-top: 40px;}
.hero-eyebrow { display: flex; align-items: center; gap: 12px; font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase; color: var(--mute-2); margin-bottom: 28px; }
.hero-eyebrow-dot { width: 6px; height: 6px; border-radius: 50%; background: var(--ochre); }
.hero-title {
  font-family: 'Instrument Serif', serif;
  font-size: clamp(64px, 10vw, 168px);
  line-height: 0.92;
  letter-spacing: -0.025em;
  font-weight: 400;
}
.hero-title em { font-style: italic; color: var(--ochre-deep); }
.hero-title .soft { color: var(--mute); }
.hero-copy {
  max-width: 380px;
  font-size: 15px; line-height: 1.55;
  color: var(--mute-2);
  padding-bottom: 12px;
}
body.theme-dark .hero-copy { color: var(--paper-3); }

.hero-image-wrap {
  position: relative; margin-top: 56px;
  display: grid; grid-template-columns: 1fr auto 1fr; gap: 24px; align-items: end;
}
.hero-image {
  width: 100%; aspect-ratio: 3/2;
  background-size: cover; background-position: center;
  position: relative;
  overflow: hidden;
  background-color: #000;
  border-radius: 2px;
  position: relative; overflow: hidden;
  grid-column: 1 / -1;
}
.hero-image::after {
  content: ''; position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 70%, rgba(0,0,0,0.15) 100%);
  pointer-events: none;
}
.hero-strip {
  grid-column: 1 / -1;
  display: grid; grid-template-columns: repeat(4, 1fr);
  gap: 0;
  border-top: 1px solid var(--line);
  padding-top: 20px; margin-top: 24px;
}
body.theme-dark .hero-strip { border-top-color: var(--line-dark); }
.hero-strip-item { padding-right: 24px; }
.hero-strip-item + .hero-strip-item { padding-left: 24px; border-left: 1px solid var(--line); }
body.theme-dark .hero-strip-item + .hero-strip-item { border-left-color: var(--line-dark); }
.hero-strip-num { font-family: 'Instrument Serif', serif; font-size: 40px; line-height: 1; letter-spacing: -0.02em; }
.hero-strip-num em { font-style: italic; color: var(--ochre-deep); }
.hero-strip-lbl { font-size: 11px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--mute-2); margin-top: 8px; }
body.theme-dark .hero-strip-lbl { color: var(--paper-3); }

.hero-ctas { display: flex; gap: 10px; margin-top: 28px; }

/* scroll indicator */
.hero-scroll {
  position: absolute; bottom: 28px; right: 40px;
  display: flex; flex-direction: column; align-items: center; gap: 10px;
  font-size: 10px; letter-spacing: 0.22em; text-transform: uppercase; color: var(--mute-2);
}
.hero-scroll-line {
  width: 1px; height: 48px; background: currentColor; opacity: 0.4;
  animation: scrollLine 2.2s ease-in-out infinite;
  transform-origin: top;
}
@keyframes scrollLine { 0%,100% { transform: scaleY(0.3); opacity: 0.2; } 50% { transform: scaleY(1); opacity: 0.7; } }

/* ============== MARQUEE ============== */
.marquee {
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  overflow: hidden; padding: 18px 0;
  display: flex; gap: 48px;
  white-space: nowrap;
}
body.theme-dark .marquee { border-color: var(--line-dark); }
.marquee-track {
  display: flex; gap: 48px; align-items: center;
  animation: marq 40s linear infinite;
  flex-shrink: 0;
}
@keyframes marq { to { transform: translateX(-50%); } }
.marquee-item {
  display: inline-flex; align-items: center; gap: 14px;
  font-size: 13px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--ink);
  opacity: 0.8;
}
body.theme-dark .marquee-item { color: var(--paper); }
.marquee-sep { color: var(--ochre-deep); font-family: 'Instrument Serif', serif; font-style: italic; font-size: 18px; }

/* ============== GENERIC SECTIONS ============== */
section { position: relative; padding: 120px 40px; }
.section-eyebrow {
  display: inline-flex; align-items: center; gap: 10px;
  font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase; color: var(--mute-2);
  margin-bottom: 20px;
}
.section-eyebrow-dot { width: 6px; height: 6px; border-radius: 50%; background: var(--ochre); }
.section-title {
  font-family: 'Instrument Serif', serif;
  font-size: clamp(44px, 5.5vw, 92px);
  line-height: 0.98; letter-spacing: -0.02em;
  max-width: 14ch;
}
.section-title em { font-style: italic; color: var(--ochre-deep); }
.section-body {
  font-size: 16px; line-height: 1.6; color: var(--mute-2);
  max-width: 52ch;
}
body.theme-dark .section-body { color: var(--paper-3); }

/* ============== ABOUT ============== */
.about { display: grid; grid-template-columns: 0.8fr 1.2fr; gap: 80px; align-items: start; }
.about-right { padding-top: 40px; position: sticky; top: 140px; }
.about-portrait-wrap { position: relative; }
.about-portrait {
  width: 58%;
  border-radius: 2px;
  position: relative; overflow: visible;
  background: #000;
  padding: 8% 6% 0;
  box-shadow:
    0 0 0 24px #000,
    0 0 80px 40px #000;
  -webkit-mask-image: radial-gradient(ellipse 100% 100% at 50% 50%, #000 60%, rgba(0,0,0,0.85) 78%, rgba(0,0,0,0.4) 92%, transparent 100%);
          mask-image: radial-gradient(ellipse 100% 100% at 50% 50%, #000 60%, rgba(0,0,0,0.85) 78%, rgba(0,0,0,0.4) 92%, transparent 100%);
}
.about-portrait-img {
  display: block;
  width: 100%;
  height: auto;
  object-fit: contain;
}
.about-portrait-caption {
  position: absolute; bottom: 16px; left: 16px; right: 50%;
  color: var(--paper);
  font-size: 11px; letter-spacing: 0.18em; text-transform: uppercase;
  display: flex; justify-content: space-between;
  mix-blend-mode: difference;
  pointer-events: none;
}
.about-badge {
  position: absolute; top: -22px; left: calc(58% - 92px);
  width: 100px; height: 100px; border-radius: 50%;
  background: var(--ochre); color: var(--ink);
  display: grid; place-items: center; text-align: center;
  font-family: 'Instrument Serif', serif; font-style: italic; font-size: 13px; line-height: 1.15;
  padding: 12px;
  animation: slowSpin 22s linear infinite;
}
.about-badge span { display: block; }
.about-badge-num { font-size: 32px; font-style: normal; font-weight: 400; }
@keyframes slowSpin { to { transform: rotate(360deg); } }

.about-text { padding-top: 40px; }
.about-lede {
  font-family: 'Instrument Serif', serif;
  font-size: clamp(28px, 2.6vw, 40px);
  line-height: 1.15; letter-spacing: -0.015em;
  margin-bottom: 28px;
}
.about-lede em { font-style: italic; color: var(--ochre-deep); }
.about-para { color: var(--mute-2); margin-bottom: 16px; max-width: 48ch; }
body.theme-dark .about-para { color: var(--paper-3); }
.about-sign {
  margin-top: 36px; display: flex; align-items: center; gap: 16px;
}
.about-sign-name { font-family: 'Instrument Serif', serif; font-style: italic; font-size: 36px; color: var(--ink); }
body.theme-dark .about-sign-name { color: var(--paper); }
.about-sign-role { font-size: 11px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--mute-2); }

.about-metrics {
  margin-top: 56px;
  display: grid; grid-template-columns: repeat(2, 1fr);
  gap: 0;
  border-top: 1px solid var(--line);
}
body.theme-dark .about-metrics { border-color: var(--line-dark); }
.about-metric {
  padding: 22px 0;
  border-bottom: 1px solid var(--line);
}
body.theme-dark .about-metric { border-bottom-color: var(--line-dark); }
.about-metric:nth-child(odd) { padding-right: 22px; border-right: 1px solid var(--line); }
body.theme-dark .about-metric:nth-child(odd) { border-right-color: var(--line-dark); }
.about-metric:nth-child(even) { padding-left: 22px; }
.about-metric-num { font-family: 'Instrument Serif', serif; font-size: 44px; letter-spacing: -0.02em; line-height: 1; }
.about-metric-num em { font-style: italic; color: var(--ochre-deep); }
.about-metric-lbl { font-size: 11px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--mute-2); margin-top: 8px; }

/* ============== RECOGNITION ============== */
.recognition { padding-top: 60px; }
.recognition-head { max-width: 60ch; margin-bottom: 56px; }
.recognition-title {
  font-family: 'Instrument Serif', serif;
  font-size: clamp(34px, 4vw, 56px);
  line-height: 1.02; letter-spacing: -0.02em;
  margin: 4px 0 18px;
}
.recognition-title em { font-style: italic; color: var(--ochre-deep); }
body.theme-dark .recognition-title em { color: var(--ochre); }
.recognition-sub { font-size: 16px; line-height: 1.6; color: var(--mute-2); max-width: 52ch; }
body.theme-dark .recognition-sub { color: var(--paper-3); }

.recognition-grid {
  display: grid; grid-template-columns: repeat(4, 1fr);
  border-top: 1px solid var(--line);
}
body.theme-dark .recognition-grid { border-top-color: var(--line-dark); }
.award {
  padding: 36px 32px 36px 0;
  border-right: 1px solid var(--line);
}
body.theme-dark .award { border-right-color: var(--line-dark); }
.award:last-child { border-right: none; }
.recognition-grid .award:not(:first-child) { padding-left: 32px; }
.award-mark {
  display: inline-flex; color: var(--ochre);
  margin-bottom: 22px;
}
.award-name {
  font-family: 'Instrument Serif', serif;
  font-size: 25px; line-height: 1.1; letter-spacing: -0.01em;
  margin-bottom: 10px;
}
.award-tier {
  font-size: 12px; letter-spacing: 0.06em;
  color: var(--ink); opacity: 0.78;
  margin-bottom: 14px;
}
body.theme-dark .award-tier { color: var(--paper); opacity: 0.82; }
.award-detail {
  font-family: 'Geist Mono', monospace;
  font-size: 11px; letter-spacing: 0.14em; text-transform: uppercase;
  color: var(--mute-2);
}

@media (max-width: 900px) {
  .recognition-grid { grid-template-columns: repeat(2, 1fr); }
  .award { border-bottom: 1px solid var(--line); }
  body.theme-dark .award { border-bottom-color: var(--line-dark); }
  .award:nth-child(2n) { border-right: none; }
  .recognition-grid .award:nth-child(2n+1) { padding-left: 0; }
  .recognition-grid .award:nth-child(2n) { padding-left: 32px; }
}
@media (max-width: 560px) {
  .recognition-grid { grid-template-columns: 1fr; }
  .award { border-right: none; padding: 28px 0; }
  .recognition-grid .award { padding-left: 0; }
}

/* ============== SERVICES / APPROACH ============== */
.services { background: var(--ink); color: var(--paper); }
.services .section-body, .services .section-eyebrow { color: var(--paper-3); }
.services-header { display: grid; grid-template-columns: 1fr 1fr; gap: 60px; align-items: end; margin-bottom: 72px; }
.services-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  border-top: 1px solid var(--line-dark);
  border-left: 1px solid var(--line-dark);
}
.service-card {
  padding: 40px 36px 44px;
  border-right: 1px solid var(--line-dark);
  border-bottom: 1px solid var(--line-dark);
  min-height: 300px;
  display: flex; flex-direction: column;
  position: relative; overflow: hidden;
  transition: background 0.35s ease;
}
.service-card:hover { background: var(--ink-2); }
.service-num {
  font-family: 'Geist Mono', monospace;
  font-size: 11px; letter-spacing: 0.14em;
  color: var(--ochre);
  margin-bottom: 48px;
}
.service-icon { margin-bottom: 24px; color: var(--ochre); }
.service-title { font-family: 'Instrument Serif', serif; font-size: 32px; line-height: 1.05; letter-spacing: -0.015em; margin-bottom: 14px; }
.service-body { font-size: 14px; line-height: 1.6; color: var(--paper-3); }
.service-arrow {
  margin-top: auto; padding-top: 28px;
  display: flex; align-items: center; gap: 8px;
  font-size: 11px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--paper);
  opacity: 0; transform: translateX(-8px); transition: opacity 0.3s, transform 0.3s;
}
.service-card:hover .service-arrow { opacity: 1; transform: translateX(0); }

/* ============== LISTINGS ============== */
.listings-header {
  display: flex; justify-content: space-between; align-items: flex-end;
  gap: 48px; margin-bottom: 48px; flex-wrap: wrap;
}
.listings-filters {
  display: flex; gap: 8px; align-items: center; flex-wrap: wrap;
  margin-bottom: 40px;
  padding: 16px 20px;
  border: 1px solid var(--line);
  border-radius: 999px;
  background: color-mix(in oklab, var(--paper-2) 40%, transparent);
}
body.theme-dark .listings-filters { border-color: var(--line-dark); background: var(--ink-2); }
.filter-label { font-size: 11px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--mute-2); margin-right: 4px; }
.filter-chip {
  padding: 7px 14px; border-radius: 999px;
  font-size: 12px; letter-spacing: 0;
  background: transparent; color: var(--ink);
  border: 1px solid transparent;
  transition: background 0.2s, color 0.2s;
}
body.theme-dark .filter-chip { color: var(--paper); }
.filter-chip:hover { background: var(--paper-2); }
body.theme-dark .filter-chip:hover { background: var(--ink-3); }
.filter-chip.active { background: var(--ink); color: var(--paper); }
body.theme-dark .filter-chip.active { background: var(--paper); color: var(--ink); }

.listings-grid {
  display: grid; grid-template-columns: repeat(3, 1fr); gap: 36px 28px;
}
.listing {
  position: relative; cursor: pointer;
  transition: transform 0.4s ease;
  text-decoration: none; color: inherit; display: block;
}
.listing:hover { transform: translateY(-4px); }
.listing-img {
  width: 100%; aspect-ratio: 4/5;
  background-size: cover; background-position: center;
  border-radius: 2px;
  position: relative; overflow: hidden;
  transition: aspect-ratio 0.3s;
}
.listing-img::after {
  content: ''; position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 55%, rgba(21,19,15,0.55) 100%);
  transition: opacity 0.3s;
}
.listing-img-inner {
  position: absolute; inset: 0;
  background-size: cover; background-position: center;
  transition: transform 0.9s cubic-bezier(.2,.8,.2,1);
}
.listing:hover .listing-img-inner { transform: scale(1.04); }
.listing-tag {
  position: absolute; top: 14px; left: 14px; z-index: 2;
  padding: 5px 10px; border-radius: 3px;
  background: var(--paper); color: var(--ink);
  font-size: 10px; letter-spacing: 0.16em; text-transform: uppercase; font-weight: 500;
}
.listing-tag.ochre { background: var(--ochre); }
.listing-fav {
  position: absolute; top: 14px; right: 14px; z-index: 2;
  width: 34px; height: 34px; border-radius: 50%;
  background: color-mix(in oklab, var(--paper) 90%, transparent);
  display: grid; place-items: center;
  transition: background 0.2s, transform 0.2s;
}
.listing-fav:hover { transform: scale(1.08); background: var(--paper); }
.listing-fav.is-fav svg { fill: var(--ochre-deep); stroke: var(--ochre-deep); }
.listing-info {
  padding-top: 18px;
  display: grid; grid-template-columns: 1fr auto; gap: 4px 16px;
  align-items: baseline;
}
.listing-price { font-family: 'Instrument Serif', serif; font-size: 30px; letter-spacing: -0.015em; line-height: 1; }
.listing-badges { display: flex; gap: 6px; font-size: 11px; letter-spacing: 0.12em; text-transform: uppercase; color: var(--mute-2); font-family: 'Geist Mono', monospace; }
.listing-address { grid-column: 1 / -1; font-size: 14px; color: var(--mute-2); margin-top: 4px; }
body.theme-dark .listing-address { color: var(--paper-3); }
.listing-meta {
  grid-column: 1 / -1; display: flex; gap: 18px; margin-top: 10px;
  font-size: 12px; color: var(--ink); opacity: 0.7;
  font-family: 'Geist Mono', monospace;
  letter-spacing: 0.02em;
}
body.theme-dark .listing-meta { color: var(--paper); opacity: 0.75; }

.listings-empty {
  grid-column: 1 / -1;
  padding: 80px 20px; text-align: center;
  border: 1px dashed var(--line);
  border-radius: 2px;
  color: var(--mute-2);
  font-family: 'Instrument Serif', serif; font-size: 28px;
}
body.theme-dark .listings-empty { border-color: var(--line-dark); color: var(--paper-3); }

/* ============== REGIONS (sub-areas) ============== */
.regions { background: var(--paper-2); }
body.theme-dark .regions { background: var(--ink-2); }

.region-tabs {
  display: flex; flex-wrap: wrap;
  border-bottom: 1px solid var(--line);
  margin-bottom: 28px;
}
body.theme-dark .region-tabs { border-bottom-color: var(--line-dark); }
.region-tab {
  display: inline-flex; align-items: baseline; gap: 10px;
  padding: 16px 22px 18px 0;
  margin-right: 28px;
  border: none; background: none;
  border-bottom: 2px solid transparent;
  color: var(--mute-2);
  cursor: pointer;
  transition: color 0.25s ease, border-color 0.25s ease;
  margin-bottom: -1px;
}
.region-tab:hover { color: var(--ink); }
body.theme-dark .region-tab:hover { color: var(--paper); }
.region-tab.active { color: var(--ink); border-bottom-color: var(--ochre); }
body.theme-dark .region-tab.active { color: var(--paper); }
.region-tab-num {
  font-family: 'Geist Mono', monospace; font-size: 10px;
  letter-spacing: 0.18em; color: var(--mute-2);
}
.region-tab-name {
  font-family: 'Instrument Serif', serif;
  font-size: clamp(22px, 2vw, 30px);
  letter-spacing: -0.01em; line-height: 1;
}
.region-tab.active .region-tab-name { font-style: italic; color: var(--ochre-deep); }
body.theme-dark .region-tab.active .region-tab-name { color: var(--ochre); }
.region-tab-count {
  font-family: 'Geist Mono', monospace; font-size: 10px; font-weight: 500;
  color: var(--ochre-deep);
  background: color-mix(in oklab, var(--ochre) 14%, transparent);
  padding: 2px 8px; border-radius: 999px;
  letter-spacing: 0.06em;
}

.region-cards {
  display: flex; flex-direction: column;
  border-top: 1px solid var(--line);
}
body.theme-dark .region-cards { border-top-color: var(--line-dark); }

.sub-card {
  border-bottom: 1px solid var(--line);
  transition: background 0.2s ease;
}
body.theme-dark .sub-card { border-bottom-color: var(--line-dark); }
.sub-card:hover { background: color-mix(in oklab, var(--ink) 3%, transparent); }
body.theme-dark .sub-card:hover { background: color-mix(in oklab, var(--paper) 4%, transparent); }
.sub-card.open { background: color-mix(in oklab, var(--ink) 4%, transparent); }
body.theme-dark .sub-card.open { background: color-mix(in oklab, var(--paper) 5%, transparent); }

.sub-card-header {
  width: 100%;
  display: flex; align-items: center; justify-content: space-between; gap: 24px;
  padding: 24px 28px;
  background: none; border: none;
  text-align: left;
  cursor: pointer;
  color: inherit;
}
.sub-card-heading { display: flex; flex-direction: column; gap: 6px; }
.sub-card-name {
  font-family: 'Instrument Serif', serif;
  font-size: clamp(24px, 2.4vw, 32px);
  font-weight: 400; line-height: 1.1;
  letter-spacing: -0.01em;
  color: var(--ink);
}
body.theme-dark .sub-card-name { color: var(--paper); }
.sub-card.open .sub-card-name em,
.sub-card.open .sub-card-name { color: var(--ochre-deep); }
body.theme-dark .sub-card.open .sub-card-name { color: var(--ochre); }
.sub-card-sub {
  font-family: 'Geist Mono', monospace;
  font-size: 11px; letter-spacing: 0.1em; text-transform: uppercase;
  color: var(--mute-2);
}
.sub-card-from { color: var(--ochre-deep); }
body.theme-dark .sub-card-from { color: var(--ochre); }

.sub-card-toggle {
  width: 34px; height: 34px;
  border: 1px solid var(--line);
  border-radius: 50%;
  display: inline-grid; place-items: center;
  font-family: 'Instrument Serif', serif;
  font-size: 22px; font-weight: 300;
  color: var(--mute-2);
  flex-shrink: 0;
  transition: transform 0.3s ease, border-color 0.25s ease, color 0.25s ease;
}
body.theme-dark .sub-card-toggle { border-color: var(--line-dark); }
.sub-card.open .sub-card-toggle {
  transform: rotate(45deg);
  border-color: var(--ochre);
  color: var(--ochre);
}

.sub-card-body {
  padding: 4px 28px 32px 28px;
  animation: subReveal 0.32s ease;
}
@keyframes subReveal {
  from { opacity: 0; transform: translateY(-4px); }
  to { opacity: 1; transform: translateY(0); }
}

.sub-take {
  position: relative;
  padding: 8px 0 22px 0;
  margin-bottom: 22px;
  border-bottom: 1px solid var(--line);
}
body.theme-dark .sub-take { border-bottom-color: var(--line-dark); }
.sub-take-label {
  display: block;
  font-family: 'Geist Mono', monospace; font-size: 10px;
  letter-spacing: 0.22em; text-transform: uppercase;
  color: var(--ochre-deep);
  margin-bottom: 10px;
}
body.theme-dark .sub-take-label { color: var(--ochre); }
.sub-take-text {
  font-family: 'Instrument Serif', serif;
  font-style: italic;
  font-size: clamp(17px, 1.6vw, 21px);
  line-height: 1.5;
  color: var(--mute);
  max-width: 64ch;
}
body.theme-dark .sub-take-text { color: var(--paper-2); }

.sub-section-label {
  font-family: 'Geist Mono', monospace; font-size: 10px;
  letter-spacing: 0.22em; text-transform: uppercase;
  color: var(--mute-2);
  margin: 0 0 14px;
}

.sub-prices {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(160px, 1fr));
  gap: 8px;
  margin-bottom: 24px;
}
.sub-price {
  background: var(--paper);
  border: 1px solid var(--line);
  border-top: 2px solid var(--ochre);
  padding: 14px 16px;
}
body.theme-dark .sub-price {
  background: color-mix(in oklab, var(--ink) 70%, var(--paper) 4%);
  border-color: var(--line-dark);
  border-top-color: var(--ochre);
}
.sub-price-lbl {
  font-family: 'Geist Mono', monospace; font-size: 9px;
  font-weight: 600; letter-spacing: 0.2em; text-transform: uppercase;
  color: var(--ochre-deep);
  margin-bottom: 6px;
}
body.theme-dark .sub-price-lbl { color: var(--ochre); }
.sub-price-val {
  font-family: 'Instrument Serif', serif;
  font-size: 22px; letter-spacing: -0.005em;
  color: var(--ink);
}
body.theme-dark .sub-price-val { color: var(--paper); }

.sub-details {
  display: grid;
  grid-template-columns: 1fr 1fr;
  column-gap: 32px; row-gap: 14px;
  margin-bottom: 22px;
}
.sub-row {
  display: grid; grid-template-columns: 130px 1fr; gap: 16px;
  align-items: baseline;
}
.sub-row span {
  font-family: 'Geist Mono', monospace; font-size: 10px;
  font-weight: 500; letter-spacing: 0.18em; text-transform: uppercase;
  color: var(--mute-2);
}
.sub-row p {
  font-size: 13.5px; line-height: 1.55;
  color: var(--ink);
}
body.theme-dark .sub-row p { color: var(--paper-2); }
.school-levels { display: flex; flex-direction: column; gap: 4px; }
.school-levels p { margin: 0; }
.school-levels em { font-style: normal; font-family: 'Geist Mono', monospace; font-size: 10px; letter-spacing: 0.12em; text-transform: uppercase; color: var(--mute-2); margin-right: 4px; }
.school-note { font-size: 11.5px !important; color: var(--mute-2) !important; margin-top: 2px !important; }

.sub-tags {
  display: flex; flex-wrap: wrap; gap: 6px;
  padding-top: 18px;
  border-top: 1px solid var(--line);
}
body.theme-dark .sub-tags { border-top-color: var(--line-dark); }
.sub-tag {
  font-family: 'Geist Mono', monospace; font-size: 10px;
  letter-spacing: 0.14em; text-transform: uppercase;
  color: var(--mute-2);
  background: var(--paper);
  border: 1px solid var(--line);
  padding: 5px 10px;
  border-radius: 2px;
}
body.theme-dark .sub-tag {
  background: color-mix(in oklab, var(--ink) 70%, var(--paper) 4%);
  border-color: var(--line-dark);
}

.region-footer {
  display: flex; align-items: center; justify-content: space-between;
  flex-wrap: wrap; gap: 14px;
  margin-top: 36px; padding-top: 24px;
  border-top: 1px solid var(--line);
}
body.theme-dark .region-footer { border-top-color: var(--line-dark); }
.region-footer-text {
  font-family: 'Geist Mono', monospace; font-size: 10px;
  letter-spacing: 0.18em; text-transform: uppercase;
  color: var(--mute-2);
}
.region-footer-dots { display: flex; gap: 6px; }
.region-footer-dot {
  width: 6px; height: 6px; border-radius: 50%;
  background: var(--line);
  transition: background 0.3s;
}
body.theme-dark .region-footer-dot { background: var(--line-dark); }
.region-footer-dot.on { background: var(--ochre); }

@media (max-width: 720px) {
  .sub-card-header { padding: 20px 18px; gap: 14px; }
  .sub-card-body { padding: 4px 18px 24px 18px; }
  .sub-details { grid-template-columns: 1fr; }
  .sub-row { grid-template-columns: 1fr; gap: 4px; }
  .region-tab { margin-right: 18px; padding: 14px 0 16px; }
}

/* ============== TESTIMONIAL ============== */
.testimonial-wrap {
  padding: 160px 40px;
  background: #E8DCC8;
  color: var(--ink);
  overflow: hidden;
  position: relative;
}
.testimonial-wrap::before {
  content: '"'; position: absolute;
  font-family: 'Instrument Serif', serif; font-style: italic;
  font-size: 520px; line-height: 0.7; top: -20px; left: 30px;
  color: rgba(21,19,15,0.08);
}
.testimonial {
  max-width: 900px; margin: 0 auto; position: relative; z-index: 1;
  transition: opacity 0.4s;
}
.testimonial-quote {
  font-family: 'Instrument Serif', serif;
  font-size: clamp(32px, 3.6vw, 56px);
  line-height: 1.15; letter-spacing: -0.01em;
  margin-bottom: 36px;
}
.testimonial-quote em { font-style: italic; }
.testimonial-quote-full {
  font-size: clamp(18px, 1.5vw, 22px);
  line-height: 1.55; letter-spacing: 0;
  margin-bottom: 28px;
}
.testimonial-quote-full p { margin: 0 0 16px; }
.testimonial-quote-full p:last-child { margin-bottom: 0; }
.testimonial-more {
  background: none; border: none; cursor: pointer; padding: 0;
  margin: -12px 0 36px;
  font-family: 'Geist Mono', monospace; font-size: 11px;
  letter-spacing: 0.16em; text-transform: uppercase;
  color: var(--ochre); transition: opacity 0.2s;
  border-bottom: 1px solid currentColor; padding-bottom: 2px;
}
.testimonial-more:hover { opacity: 0.7; }
.testimonial-attrib { display: flex; align-items: center; gap: 16px; }
.testimonial-avatar {
  width: 52px; height: 52px; border-radius: 50%;
  border: 1px solid var(--ink);
  display: flex; align-items: center; justify-content: center;
  font-family: 'Instrument Serif', serif;
  font-size: 20px; letter-spacing: 0.04em;
  color: var(--ink);
  background: color-mix(in oklab, var(--paper-2) 60%, transparent);
  flex-shrink: 0;
}
body.theme-dark .testimonial-avatar { border-color: var(--paper); color: var(--paper); background: rgba(255,255,255,0.04); }
.testimonial-name { font-size: 14px; letter-spacing: 0; font-weight: 500; }
.testimonial-role { font-size: 12px; letter-spacing: 0.12em; text-transform: uppercase; color: var(--ink); opacity: 0.7; margin-top: 2px; }
.testimonial-nav {
  display: flex; justify-content: space-between; align-items: center;
  margin-top: 48px; max-width: 900px; margin-left: auto; margin-right: auto;
  position: relative; z-index: 1;
}
.testimonial-dots { display: flex; gap: 10px; }
.testimonial-dot { width: 28px; height: 2px; background: rgba(21,19,15,0.25); border: none; cursor: pointer; transition: background 0.3s; padding: 0; }
.testimonial-dot.active { background: var(--ink); }
.testimonial-arrows { display: flex; gap: 10px; }
.testimonial-arrow {
  width: 44px; height: 44px; border-radius: 50%;
  border: 1px solid var(--ink); color: var(--ink);
  display: grid; place-items: center;
  transition: background 0.2s, color 0.2s;
}
.testimonial-arrow:hover { background: var(--ink); color: var(--ochre); }

/* ============== CTA ============== */
.cta {
  padding: 160px 40px;
  display: grid; grid-template-columns: 1fr 1fr; gap: 80px;
  align-items: center;
  background: var(--ink); color: var(--paper);
  position: relative;
  overflow: hidden;
  isolation: isolate;
}
.cta::before {
  content: "";
  position: absolute; inset: 0;
  background-image: url('assets/kelowna-aerial.jpg');
  background-size: cover;
  background-position: center 45%;
  opacity: 0.42;
  filter: saturate(0.85) contrast(1.02);
  z-index: 0;
  transform: scale(1.04);
}
.cta::after {
  content: "";
  position: absolute; inset: 0;
  background:
    linear-gradient(180deg, rgba(13,13,13,0.55) 0%, rgba(13,13,13,0.35) 35%, rgba(13,13,13,0.88) 100%),
    linear-gradient(90deg, rgba(13,13,13,0.72) 0%, rgba(13,13,13,0.15) 60%, rgba(13,13,13,0.55) 100%);
  z-index: 1;
}
.cta > * { position: relative; z-index: 2; }
.cta-title { font-family: 'Instrument Serif', serif; font-size: clamp(56px, 7vw, 120px); line-height: 0.95; letter-spacing: -0.02em; }
.cta-title em { font-style: italic; color: var(--ochre); }
.cta-body { color: var(--paper-3); font-size: 16px; line-height: 1.6; max-width: 40ch; margin-bottom: 28px; }
.cta-ctas { display: flex; gap: 10px; flex-wrap: wrap; }

/* ============== CONTACT ============== */
.contact { background: var(--paper-2); }
body.theme-dark .contact { background: var(--ink-2); }
.contact-layout { display: grid; grid-template-columns: 1fr 1.1fr; gap: 72px; align-items: start; }
.contact-info { padding-top: 40px; }
.contact-info-title { font-family: 'Instrument Serif', serif; font-size: clamp(40px, 4.5vw, 72px); line-height: 1; letter-spacing: -0.02em; margin-bottom: 20px; }
.contact-info-title em { font-style: italic; color: var(--ochre-deep); }
.contact-list { margin-top: 40px; display: flex; flex-direction: column; gap: 24px; }
.contact-item { display: flex; gap: 16px; align-items: flex-start; padding-bottom: 20px; border-bottom: 1px solid var(--line); }
body.theme-dark .contact-item { border-bottom-color: var(--line-dark); }
.contact-item:last-child { border-bottom: none; }
.contact-item-icon { color: var(--ochre-deep); flex-shrink: 0; margin-top: 2px; }
.contact-item-lbl { font-size: 10px; letter-spacing: 0.22em; text-transform: uppercase; color: var(--mute-2); margin-bottom: 6px; }
.contact-item-val { font-size: 16px; line-height: 1.4; }
.contact-item-val a { border-bottom: 1px solid transparent; transition: border-color 0.2s; }
.contact-item-val a:hover { border-bottom-color: var(--ink); }
body.theme-dark .contact-item-val a:hover { border-bottom-color: var(--paper); }

.contact-form {
  padding: 40px;
  background: var(--paper);
  border-radius: 2px;
  border: 1px solid var(--line);
  display: flex; flex-direction: column; gap: 18px;
}
body.theme-dark .contact-form { background: var(--ink-3); border-color: var(--line-dark); }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.form-field { display: flex; flex-direction: column; gap: 8px; position: relative; }
.form-field label { font-size: 10px; letter-spacing: 0.22em; text-transform: uppercase; color: var(--mute-2); }
.form-field input, .form-field textarea, .form-field select {
  background: transparent;
  border: none;
  border-bottom: 1px solid var(--line);
  padding: 8px 0 12px;
  color: var(--ink);
  outline: none;
  font-size: 15px;
  transition: border-color 0.2s;
  border-radius: 0;
}
body.theme-dark .form-field input, body.theme-dark .form-field textarea, body.theme-dark .form-field select { color: var(--paper); border-bottom-color: var(--line-dark); }
.form-field input:focus, .form-field textarea:focus, .form-field select:focus { border-bottom-color: var(--ochre-deep); }
.form-field textarea { resize: vertical; min-height: 90px; font-family: inherit; }
.form-goal-options { display: flex; flex-wrap: wrap; gap: 6px; margin-top: 4px; }
.form-goal-btn {
  padding: 7px 12px; border-radius: 999px;
  font-size: 12px; border: 1px solid var(--line);
  color: var(--ink);
  background: transparent;
  transition: background 0.2s, color 0.2s, border-color 0.2s;
}
body.theme-dark .form-goal-btn { border-color: var(--line-dark); color: var(--paper); }
.form-goal-btn:hover { border-color: var(--ink); }
body.theme-dark .form-goal-btn:hover { border-color: var(--paper); }
.form-goal-btn.active { background: var(--ink); color: var(--paper); border-color: var(--ink); }
body.theme-dark .form-goal-btn.active { background: var(--paper); color: var(--ink); border-color: var(--paper); }
.form-submit { margin-top: 8px; align-self: flex-start; }
.form-success {
  padding: 20px; border-radius: 2px;
  background: var(--ochre); color: var(--ink);
  font-family: 'Instrument Serif', serif; font-size: 22px;
  display: flex; align-items: center; gap: 12px;
}

/* ============== FOOTER ============== */
footer {
  background: var(--ink); color: var(--paper);
  padding: 96px 40px 28px;
}
.footer-top {
  display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr; gap: 60px;
  padding-bottom: 64px;
  border-bottom: 1px solid var(--line-dark);
}
.footer-brand-wrap { display: flex; align-items: center; gap: 16px; margin-bottom: 16px; }
.footer-logo-img { height: 72px; width: auto; display: block; }
.footer-brand-name { font-family: 'Instrument Serif', serif; font-size: 40px; letter-spacing: -0.02em; line-height: 1; margin-bottom: 6px; }
.footer-brand-name em { font-style: italic; color: var(--ochre); }
.footer-brand-sub { font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase; color: var(--ochre); margin-bottom: 24px; }
.footer-desc { font-size: 14px; line-height: 1.6; color: var(--paper-3); max-width: 36ch; }
.footer-brokerage {
  display: inline-flex;
  flex-direction: column;
  gap: 12px;
  align-items: flex-start;
  margin-top: 28px;
  max-width: 280px;
}
.footer-brokerage-label {
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--paper-3);
  opacity: 0.75;
  font-family: 'Geist Mono', monospace;
}
.footer-brokerage-logo {
  display: block;
  height: 28px;
  width: auto;
}
.footer-col-heading { font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase; color: var(--paper-3); margin-bottom: 20px; }
.footer-links { display: flex; flex-direction: column; gap: 10px; list-style: none; }
.footer-links a { font-size: 14px; color: var(--paper); opacity: 0.8; transition: opacity 0.2s; }
.footer-links a:hover { opacity: 1; color: var(--ochre); }

.footer-huge {
  padding: 60px 0 20px;
  font-family: 'Instrument Serif', serif;
  font-size: clamp(70px, 14vw, 260px);
  line-height: 0.9;
  letter-spacing: -0.035em;
  color: var(--paper);
  text-align: center;
  border-bottom: 1px solid var(--line-dark);
}
.footer-huge em { font-style: italic; color: inherit; }

.footer-bottom {
  display: flex; justify-content: space-between; align-items: center;
  padding-top: 22px; flex-wrap: wrap; gap: 14px;
  font-size: 12px; color: var(--paper-3);
}
.footer-bottom .mono { letter-spacing: 0.04em; }

/* ============== REVEAL ============== */
.reveal { opacity: 0; transform: translateY(20px); transition: opacity 0.8s ease, transform 0.8s ease; }
.reveal.visible { opacity: 1; transform: translateY(0); }
.reveal.delay-1 { transition-delay: 0.08s; }
.reveal.delay-2 { transition-delay: 0.16s; }
.reveal.delay-3 { transition-delay: 0.24s; }
.reveal.delay-4 { transition-delay: 0.32s; }

/* ============== IMAGE-CLIP REVEAL (premium) ============== */
/* Editorial clip reveal: image "unmasks" from below as the section enters view. */
.reveal-image {
  opacity: 1 !important;
  transform: none !important;
  clip-path: inset(0 0 100% 0);
  transition: clip-path 1.4s cubic-bezier(0.65, 0.05, 0.2, 1);
}
.reveal-image.visible { clip-path: inset(0 0 0 0); }
.reveal-image.delay-1 { transition-delay: 0.10s; }
.reveal-image.delay-2 { transition-delay: 0.20s; }
.reveal-image.delay-3 { transition-delay: 0.30s; }

/* Listing & sold cards: inner image clips up as the card enters. Driven by parent .listing.reveal.visible. */
.listing .listing-img-inner {
  clip-path: inset(0 0 100% 0);
  transition: clip-path 1.3s cubic-bezier(0.65, 0.05, 0.2, 1) 0.08s,
              transform 0.9s cubic-bezier(.2,.8,.2,1),
              filter 0.6s ease;
}
.listing.visible .listing-img-inner { clip-path: inset(0 0 0 0); }

/* ============== KEN BURNS (slow, imperceptible hero pan) ============== */
.hero-image-inner {
  position: absolute; inset: 0;
  background-size: cover; background-position: center;
  will-change: transform;
}
.ken-burns {
  animation: kenBurns 28s ease-in-out infinite alternate;
  transform-origin: 50% 55%;
}
@keyframes kenBurns {
  0%   { transform: scale(1.00) translate3d(0, 0, 0); }
  100% { transform: scale(1.08) translate3d(-1.2%, -1.0%, 0); }
}
.hero-image:hover .ken-burns { animation-play-state: paused; }
@media (prefers-reduced-motion: reduce) {
  .ken-burns { animation: none; }
  .reveal-image { clip-path: none; transition: none; }
  .reveal-image.visible { clip-path: none; }
  .listing .listing-img-inner { clip-path: none; transition: transform 0.9s cubic-bezier(.2,.8,.2,1), filter 0.6s ease; }
}

/* ============== SECTION DIVIDER (hairline draws across) ============== */
.section-rule {
  position: relative;
  height: 1px;
  width: 100%;
  margin: 0;
  background: transparent;
  overflow: hidden;
}
.section-rule::before {
  content: "";
  position: absolute; left: 0; top: 0; bottom: 0;
  width: 100%;
  background: var(--line);
  transform: scaleX(0);
  transform-origin: left center;
  transition: transform 1.6s cubic-bezier(0.65, 0.05, 0.2, 1);
}
body.theme-dark .section-rule::before { background: var(--line-dark); }
.section-rule.visible::before { transform: scaleX(1); }

/* ============== IMG PLACEHOLDER ============== */
.img-ph {
  background:
    repeating-linear-gradient(135deg, rgba(255,255,255,0.03) 0 10px, transparent 10px 20px),
    linear-gradient(135deg, var(--ink-3), var(--ink-4));
  display: grid; place-items: center;
  font-family: 'Geist Mono', monospace; font-size: 11px; letter-spacing: 0.16em;
  color: var(--paper-3); text-transform: uppercase;
}

/* ============== RESPONSIVE ============== */
@media (max-width: 1100px) {
  .nav { padding: 18px 24px; }
  .hero { padding: 110px 24px 36px; }
  .hero-top { grid-template-columns: 1fr; gap: 24px; }
  .hero-scroll { display: none; }
  section { padding: 80px 24px; }
  .about { grid-template-columns: 1fr; gap: 40px; }
  .about-right { position: static; padding-top: 20px; }
  .services-header { grid-template-columns: 1fr; gap: 24px; margin-bottom: 48px; }
  .services-grid { grid-template-columns: repeat(2, 1fr); }
  .listings-grid { grid-template-columns: repeat(2, 1fr); }
  .regions-layout { grid-template-columns: 1fr; gap: 32px; }
  .regions-visual { min-height: 400px; }
  .journal-grid { grid-template-columns: 1fr; }
  .testimonial-wrap { padding: 100px 24px; }
  .cta { grid-template-columns: 1fr; gap: 28px; padding: 100px 24px; }
  .contact-layout { grid-template-columns: 1fr; gap: 40px; }
  .contact-form { padding: 28px; }
  .footer-top { grid-template-columns: 1fr 1fr; gap: 36px; }
  footer { padding: 64px 24px 24px; }
}
@media (max-width: 640px) {
  .nav-links { display: none; }
  .listings-grid { grid-template-columns: 1fr; }
  .services-grid { grid-template-columns: 1fr; }
  .hero-strip { grid-template-columns: 1fr 1fr; }
  .hero-strip-item + .hero-strip-item:nth-child(3) { border-left: none; padding-left: 0; }
  .about-metrics { grid-template-columns: 1fr; }
  .about-metric:nth-child(odd) { border-right: none; padding-right: 0; }
  .about-metric:nth-child(even) { padding-left: 0; }
  .form-row { grid-template-columns: 1fr; }
  .footer-top { grid-template-columns: 1fr; }
}

/* SOLD section */
.sold { padding-top: 0; }
.sold-listing .listing-img { position: relative; }
.sold-listing .listing-img-inner { filter: grayscale(0.35) brightness(0.92); transition: filter 0.6s ease, transform 0.6s ease; }
.sold-listing:hover .listing-img-inner { filter: grayscale(0) brightness(1); }
.sold-overlay {
  position: absolute; inset: 0; pointer-events: none;
  background: linear-gradient(180deg, transparent 50%, rgba(13,13,13,0.18));
}
.listing-tag.sold-tag {
  background: var(--ink); color: var(--paper);
  letter-spacing: 0.18em; text-transform: uppercase; font-size: 10px;
}
body.theme-dark .listing-tag.sold-tag { background: var(--paper); color: var(--ink); }

/* SOLD branded square cards */
.sold-listing .listing-img { aspect-ratio: 1 / 1; }
.sold-listing .listing-img-inner { background-size: cover; background-position: center; filter: none; }
.sold-listing:hover .listing-img-inner { filter: none; }
.sold-listing .sold-overlay { display: none; }
.sold-listing .listing-tag.sold-tag { display: none; }

/* ============== MOBILE NAV / BURGER ============== */
.nav-burger {
  display: none;
  flex-direction: column; justify-content: center; gap: 5px;
  width: 44px; height: 44px; padding: 0;
  background: none; border: none; cursor: pointer; z-index: 80;
  margin: -4px;
}
.nav-burger span {
  display: block; width: 24px; height: 1.5px; margin: 0 auto;
  background: var(--ink); border-radius: 2px;
  transition: transform 0.3s ease, opacity 0.2s ease;
}
body.theme-dark .nav-burger span { background: var(--paper); }
.nav-burger.open span:nth-child(1) { transform: translateY(6.5px) rotate(45deg); }
.nav-burger.open span:nth-child(2) { opacity: 0; }
.nav-burger.open span:nth-child(3) { transform: translateY(-6.5px) rotate(-45deg); }

.nav-mobile {
  position: fixed; inset: 0; z-index: 70;
  background: var(--paper);
  display: flex; flex-direction: column; justify-content: center;
  padding: 80px 32px 40px;
  opacity: 0; visibility: hidden;
  transition: opacity 0.35s ease, visibility 0.35s ease;
}
body.theme-dark .nav-mobile { background: var(--ink); }
.nav-mobile.open { opacity: 1; visibility: visible; }
.nav-mobile-links { list-style: none; margin: 0 0 32px; padding: 0; }
.nav-mobile-links li {
  opacity: 0; transform: translateY(12px);
  transition: opacity 0.4s ease, transform 0.4s ease;
}
.nav-mobile.open .nav-mobile-links li { opacity: 1; transform: none; }
.nav-mobile-links a {
  display: block; padding: 14px 0;
  font-family: 'Instrument Serif', serif; font-size: 38px; letter-spacing: -0.01em;
  color: var(--ink); border-bottom: 1px solid var(--line);
}
body.theme-dark .nav-mobile-links a { color: var(--paper); border-bottom-color: var(--line-dark); }
.nav-mobile-cta { align-self: flex-start; margin-bottom: 36px; }
.nav-mobile-foot { display: flex; flex-direction: column; gap: 8px; }
.nav-mobile-foot a {
  font-family: 'Geist Mono', monospace; font-size: 12px; letter-spacing: 0.04em;
  color: var(--mute-2);
}
body.theme-dark .nav-mobile-foot a { color: var(--paper-3); }

/* service card is now an anchor */
a.service-card { text-decoration: none; color: inherit; display: block; }

/* CASL consent */
.form-consent {
  display: flex; align-items: flex-start; gap: 10px;
  margin: 16px 0 20px; cursor: pointer;
  font-size: 12.5px; line-height: 1.5; color: var(--mute-2);
}
body.theme-dark .form-consent { color: var(--paper-3); }
.form-consent input { margin-top: 2px; accent-color: var(--ochre); width: 15px; height: 15px; flex-shrink: 0; cursor: pointer; }

/* footer PREC* disclaimer */
.footer-disclaimer {
  margin-top: 20px; padding-top: 18px; border-top: 1px solid var(--line-dark);
  font-size: 10.5px; line-height: 1.6; color: var(--paper-3); opacity: 0.6; max-width: 720px;
}

@media (max-width: 640px) {
  .nav-burger { display: flex; }
}

/* meta accent (e.g. "Over asking") */
.listing-meta .meta-accent { color: var(--ochre); opacity: 1; font-weight: 500; }

/* ============== HOW I MARKET YOUR HOME ============== */
.marketing { max-width: 1400px; margin: 0 auto; }
.marketing-head { max-width: 760px; }
.marketing-title {
  font-family: 'Instrument Serif', serif; font-weight: 400;
  font-size: clamp(38px, 4.2vw, 64px); line-height: 1.04; letter-spacing: -0.015em;
  margin: 18px 0 20px; color: var(--ink);
}
body.theme-dark .marketing-title { color: var(--paper); }
.marketing-title em { font-style: italic; color: var(--ochre-deep); }
body.theme-dark .marketing-title em { color: var(--ochre-soft); }
.marketing-lede { font-size: 16px; line-height: 1.65; color: var(--mute-2); max-width: 620px; }
body.theme-dark .marketing-lede { color: var(--paper-3); }

.marketing-video {
  position: relative; margin: 48px 0 0;
  aspect-ratio: 16 / 9; width: 100%;
  border-radius: 2px; overflow: hidden;
  background: var(--ink);
}
.marketing-iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; }
.marketing-fallback {
  position: absolute; right: 14px; bottom: 12px; z-index: 2;
  display: inline-flex; align-items: center; gap: 6px;
  padding: 7px 12px; border-radius: 2px;
  background: rgba(13,13,13,0.72); color: var(--paper);
  font-family: 'Geist Mono', monospace; font-size: 10px; letter-spacing: 0.1em;
  text-transform: uppercase; backdrop-filter: blur(4px);
}
.marketing-fallback:hover { background: var(--ochre); }
.marketing-poster {
  position: absolute; inset: 0; width: 100%; height: 100%;
  border: none; cursor: pointer; padding: 0;
  background-size: cover; background-position: center;
  display: flex; flex-direction: column; align-items: center; justify-content: center; gap: 20px;
  transition: filter 0.4s ease;
}
.marketing-poster:hover { filter: brightness(1.06); }
.marketing-play {
  width: 84px; height: 84px; border-radius: 50%;
  background: var(--ochre); color: #fff;
  display: flex; align-items: center; justify-content: center;
  padding-left: 5px;
  box-shadow: 0 8px 30px rgba(0,0,0,0.35);
  transition: transform 0.3s ease, background 0.3s ease;
}
.marketing-poster:hover .marketing-play { transform: scale(1.08); background: var(--ochre-deep); }
.marketing-poster-label {
  font-family: 'Geist Mono', monospace; font-size: 11px; letter-spacing: 0.18em;
  text-transform: uppercase; color: var(--paper);
}

.marketing-grid {
  display: grid; grid-template-columns: repeat(5, 1fr); gap: 1px;
  margin-top: 1px; background: var(--line);
}
body.theme-dark .marketing-grid { background: var(--line-dark); }
.marketing-card {
  background: var(--paper); padding: 36px 28px 40px;
  display: flex; flex-direction: column; gap: 14px;
}
body.theme-dark .marketing-card { background: var(--ink); }
.marketing-card-icon { color: var(--ochre-deep); }
body.theme-dark .marketing-card-icon { color: var(--ochre-soft); }
.marketing-card-title {
  font-family: 'Instrument Serif', serif; font-weight: 400;
  font-size: 22px; line-height: 1.15; letter-spacing: -0.01em; color: var(--ink);
}
body.theme-dark .marketing-card-title { color: var(--paper); }
.marketing-card-body { font-size: 14px; line-height: 1.6; color: var(--mute-2); }
body.theme-dark .marketing-card-body { color: var(--paper-3); }

@media (max-width: 1100px) {
  .marketing-grid { grid-template-columns: repeat(3, 1fr); }
}
@media (max-width: 720px) {
  .marketing-grid { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 560px) {
  .marketing-grid { grid-template-columns: 1fr; }
  .marketing-play { width: 68px; height: 68px; }
}

/* ============== HOME VALUATION (lead capture) ============== */
.valuation { background: var(--ink); color: var(--paper); }
body.theme-dark .valuation { background: var(--ink-2); }
.valuation-inner {
  display: grid; grid-template-columns: 1fr 1fr; gap: 80px; align-items: center;
  max-width: 1400px; margin: 0 auto;
}
.valuation-title {
  font-family: 'Instrument Serif', serif; font-weight: 400;
  font-size: clamp(40px, 4.4vw, 68px); line-height: 1.02; letter-spacing: -0.015em;
  margin: 18px 0 22px; color: var(--paper);
}
.valuation-title em { font-style: italic; color: var(--ochre-soft); }
.valuation .section-eyebrow { color: var(--paper-3); }
.valuation-body {
  font-size: 16px; line-height: 1.65; color: var(--paper-3); max-width: 460px;
}
.valuation-trust { display: flex; gap: 48px; margin-top: 32px; }
.valuation-trust-item { display: flex; flex-direction: column; gap: 4px; }
.valuation-trust-num {
  font-family: 'Instrument Serif', serif; font-size: 34px; line-height: 1; color: var(--paper);
}
.valuation-trust-lbl {
  font-family: 'Geist Mono', monospace; font-size: 10px; letter-spacing: 0.16em;
  text-transform: uppercase; color: var(--mute);
}
.valuation-form {
  background: var(--ink-3); border: 1px solid var(--line-dark); border-radius: 2px; padding: 36px;
  display: flex; flex-direction: column; gap: 18px;
}
.valuation-form .form-field label { color: var(--paper-3); }
.valuation-form .form-field input { color: var(--paper); border-bottom-color: var(--line-dark); }
.valuation-form .form-field input::placeholder { color: var(--mute); }
.valuation-form .form-field input:focus { border-bottom-color: var(--ochre-soft); }
.valuation-form .form-goal-btn { border-color: var(--line-dark); color: var(--paper-3); }
.valuation-form .form-goal-btn:hover { border-color: var(--paper); color: var(--paper); }
.valuation-form .form-goal-btn.active { background: var(--paper); color: var(--ink); border-color: var(--paper); }
.valuation-form .form-success { color: var(--paper); }
.valuation-form-head {
  font-family: 'Instrument Serif', serif; font-size: 24px; color: var(--paper);
  padding-bottom: 6px; margin-bottom: 2px; border-bottom: 1px solid var(--line-dark);
}
.valuation-submit { margin-top: 6px; align-self: flex-start; }
.valuation-fineprint { font-size: 11px; line-height: 1.5; color: var(--mute); margin-top: -4px; }

@media (max-width: 900px) {
  .valuation-inner { grid-template-columns: 1fr; gap: 40px; }
}

/* ============== STICKY MOBILE CONTACT BAR ============== */
.mobile-bar { display: none; }
@media (max-width: 640px) {
  .mobile-bar {
    display: grid; grid-template-columns: 1fr 1fr auto;
    position: fixed; left: 0; right: 0; bottom: 0; z-index: 65;
    gap: 1px; padding: 0;
    background: var(--line-dark);
    border-top: 1px solid rgba(255,255,255,0.08);
    box-shadow: 0 -8px 24px rgba(0,0,0,0.28);
  }
  .mobile-bar-btn {
    display: flex; align-items: center; justify-content: center; gap: 8px;
    min-height: 56px; padding: 0 12px;
    background: var(--ink); color: var(--paper);
    font-size: 14px; font-weight: 500; letter-spacing: 0.01em;
  }
  .mobile-bar-btn:active { background: var(--ink-3); }
  .mobile-bar-btn-cta {
    background: var(--ochre); color: #fff; padding: 0 22px;
  }
  .mobile-bar-btn-cta:active { background: var(--ochre-deep); }
  /* keep footer + content clear of the bar */
  body { padding-bottom: 56px; }
}