/* ============================================================
   PREMIUM HOMES — Real Estate Consultancy
   Quiet-luxury design system · bone / pine / fern
   ============================================================ */

/* Display face is PP Fragment (as on the reference site) — a licensed
   Pangram Pangram font. Buy it at pangrampangram.com/products/fragment,
   drop the woff2 files into assets/fonts/ and uncomment this block;
   until then Cormorant (free, closest match) renders everywhere.

@font-face {
  font-family: "PP Fragment";
  src: url("../assets/fonts/PPFragment-SerifLight.woff2") format("woff2");
  font-weight: 300; font-style: normal; font-display: swap;
}
@font-face {
  font-family: "PP Fragment";
  src: url("../assets/fonts/PPFragment-SerifRegular.woff2") format("woff2");
  font-weight: 400; font-style: normal; font-display: swap;
}
@font-face {
  font-family: "PP Fragment";
  src: url("../assets/fonts/PPFragment-GlareLightItalic.woff2") format("woff2");
  font-weight: 300; font-style: italic; font-display: swap;
}
*/

:root {
  /* light theme: bone ground, pine type, fern accent */
  --bone: #F1F0E9;
  --bone-2: #E7E6DA;
  --bone-3: #D9D8C6;
  --pine: #14251C;
  --ink: #14251C;
  --ink-70: #3C4A40;
  --ink-50: #5C685C;
  --accent: #4E7A5A;
  --accent-text: #3F6549;
  --accent-soft: #A9C4A4;
  --line: rgba(20, 37, 28, .14);
  --line-strong: rgba(20, 37, 28, .3);

  --font-display: "PP Fragment", "Cormorant", Georgia, serif;
  --font-body: "Inter", -apple-system, "Segoe UI", sans-serif;

  --pad: clamp(1.25rem, 4vw, 4.5rem);
  /* Tightened 2026-07-30 to sit closer to how working brokerage sites read:
     shorter headlines, denser vertical rhythm, more listings per screen. */
  --section: clamp(3.5rem, 8vh, 5.5rem);

  --ease-out: cubic-bezier(.19, 1, .22, 1);
  --dur: 1.1s;
}

/* ---------- Reset ---------- */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

html { scroll-behavior: smooth; color-scheme: light; }

a, button, select, label { touch-action: manipulation; -webkit-tap-highlight-color: transparent; }

h1, h2, h3 { text-wrap: balance; }
p { text-wrap: pretty; }

.skip-link {
  position: fixed;
  top: .8rem; left: .8rem;
  z-index: 300;
  background: var(--ink);
  color: var(--bone);
  padding: .8em 1.4em;
  border-radius: 999px;
  font-size: .8rem;
  font-weight: 700;
  letter-spacing: .1em;
  transform: translateY(-300%);
}
.skip-link:focus-visible { transform: none; }

body {
  background: var(--bone);
  color: var(--ink);
  font-family: var(--font-body);
  font-size: 1rem;
  font-weight: 400;
  letter-spacing: .015em;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  overflow-x: clip;
  font-optical-sizing: auto;
}

img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
ul { list-style: none; }
button { font: inherit; color: inherit; background: none; border: 0; cursor: pointer; }
input, select, textarea { font: inherit; color: inherit; }

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

:focus-visible { outline: 2px solid var(--accent-text); outline-offset: 3px; }
.site-header:focus-within { transform: none; }

main [id] { scroll-margin-top: 6.5rem; }

/* ---------- Type ---------- */
h1, h2, h3, .display {
  font-family: var(--font-display);
  font-weight: 300;
  line-height: 1.04;
  letter-spacing: .01em;
}

/* Fragment/Elyse treatment: big display type runs uppercase-light */
.display-xl, .display-lg, .display-md, .footer-word .display { text-transform: uppercase; }

.display-xl { font-size: clamp(2.8rem, 5.6vw, 4.6rem); }
.display-lg { font-size: clamp(2.1rem, 3.9vw, 3.15rem); }
.display-md { font-size: clamp(1.6rem, 2.6vw, 2.25rem); }

.em { font-style: italic; color: var(--accent); }

.label {
  display: inline-flex;
  align-items: center;
  gap: .6em;
  font-size: .7rem;
  font-weight: 700;
  letter-spacing: .32em;
  text-transform: uppercase;
  color: var(--ink-50);
}
.label::before { content: "("; letter-spacing: 0; }
.label::after { content: ")"; letter-spacing: 0; margin-left: -.55em; }

.lede {
  font-size: clamp(1.05rem, 1.2vw, 1.25rem);
  font-weight: 400;
  line-height: 1.5;
  color: var(--ink-70);
  max-width: 34em;
}

/* ---------- Layout ---------- */
.wrap { padding-left: var(--pad); padding-right: var(--pad); }
.section { padding-top: var(--section); padding-bottom: var(--section); }

.section-head {
  display: flex;
  flex-direction: column;
  gap: 1.1rem;
  margin-bottom: clamp(2rem, 4vw, 3rem);
}

.rule { border: 0; border-top: 1px solid var(--line); }

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex;
  align-items: center;
  gap: .7em;
  padding: 1.05em 2.2em;
  border: 1px solid var(--ink);
  border-radius: 999px;
  font-size: .78rem;
  font-weight: 700;
  letter-spacing: .18em;
  text-transform: uppercase;
  white-space: nowrap;
  transition: background .45s var(--ease-out), color .45s var(--ease-out), border-color .45s;
}
.btn svg { width: .9em; height: .9em; transition: transform .45s var(--ease-out); }
.btn:hover { background: var(--ink); color: var(--bone); }
.btn:hover svg { transform: translateX(4px); }

.btn-solid { background: var(--ink); color: var(--bone); }
.btn-solid:hover { background: var(--accent); border-color: var(--accent); color: var(--bone); }

.btn-light { border-color: rgba(241, 240, 233, .6); color: var(--bone); }
.btn-light:hover { background: var(--bone); color: var(--ink); border-color: var(--bone); }

.btn-fill-light { background: var(--bone); color: var(--ink); border-color: var(--bone); }
.btn-fill-light:hover { background: var(--accent); border-color: var(--accent); color: var(--bone); }

.link-arrow {
  display: inline-flex;
  align-items: center;
  gap: .6em;
  font-size: .74rem;
  font-weight: 700;
  letter-spacing: .22em;
  text-transform: uppercase;
  position: relative;
  padding-bottom: .5em;
}
.link-arrow svg { width: .85em; height: .85em; flex-shrink: 0; }
.link-arrow::after {
  content: "";
  position: absolute;
  left: 0; bottom: 0;
  width: 100%; height: 1px;
  background: var(--ink);
  transform: scaleX(0);
  transform-origin: right;
  transition: transform .5s var(--ease-out);
}
.link-arrow:hover::after { transform: scaleX(1); transform-origin: left; }

/* ---------- Brand mark (one-line buildings) ----------
   Transparent PNG used as a CSS mask so the mark takes currentColor
   in any context. Ratio 1137:778. */
.brand-mark {
  display: inline-block;
  aspect-ratio: 1137 / 778;
  background: currentColor;
  -webkit-mask: url("../assets/logo-mark.png") center / contain no-repeat;
  mask: url("../assets/logo-mark.png") center / contain no-repeat;
}

/* ---------- Preloader ---------- */
.preloader {
  position: fixed;
  inset: 0;
  z-index: 200;
  background: var(--pine);
  color: var(--bone);
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: 1.6rem;
  transition: transform 1s var(--ease-out);
}
.preloader.done { transform: translateY(-101%); }
.preloader .brand-mark { width: clamp(90px, 12vw, 140px); }
.preloader-name {
  font-size: .72rem;
  font-weight: 700;
  letter-spacing: .5em;
  text-transform: uppercase;
  padding-left: .5em;
}
.preloader-count {
  font-family: var(--font-display);
  font-size: clamp(2.4rem, 5vw, 3.6rem);
  line-height: 1;
  font-variant-numeric: tabular-nums;
}

/* ---------- Header ---------- */
.site-header {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 100;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
  padding: .7rem var(--pad);
  /* frosted glass — semi-transparent + blur; tint & text colour adapt to the section behind */
  background: rgba(20, 30, 24, .18);
  backdrop-filter: blur(14px) saturate(1.1);
  -webkit-backdrop-filter: blur(14px) saturate(1.1);
  border-bottom: 1px solid rgba(241, 240, 233, .1);
  transition: transform .6s var(--ease-out), opacity .6s var(--ease-out),
              color .55s var(--ease-out), background .55s var(--ease-out), border-color .55s;
  color: var(--bone);
}
.site-header.on-light {
  color: var(--ink);
  background: rgba(241, 240, 233, .6);
  border-bottom-color: rgba(20, 37, 28, .1);
}
/* no glass while over the hero — fully transparent */
.site-header.bare {
  background: transparent;
  backdrop-filter: none;
  -webkit-backdrop-filter: none;
  border-bottom-color: transparent;
}
.site-header.hidden { transform: translateY(-110%); }
.site-header:not(.nav-in) { transform: translateY(-110%); opacity: 0; }

.brand {
  display: flex;
  align-items: center;
  gap: .65rem;
  flex-shrink: 0;
}
.brand .brand-mark { width: 30px; flex-shrink: 0; }
/* the real wordmark, lifted off the master logo artwork. Painted through a mask
   like the building mark, so it inherits the header colour — bone over the hero,
   ink on the light/solid header — instead of needing two exported files. */
.brand-wordmark {
  display: block;
  width: clamp(96px, 9.5vw, 128px);
  aspect-ratio: 910 / 137;
  background: currentColor;
  -webkit-mask: url("../assets/logo-wordmark.png") left center / contain no-repeat;
  mask: url("../assets/logo-wordmark.png") left center / contain no-repeat;
  flex-shrink: 0;
}
.brand-name {
  display: flex;
  flex-direction: column;
  line-height: 1.1;
}
.brand-name b {
  font-size: .78rem;
  font-weight: 800;
  letter-spacing: .18em;
  text-transform: uppercase;
}
.brand-name span {
  font-size: .5rem;
  font-weight: 700;
  letter-spacing: .3em;
  text-transform: uppercase;
  opacity: .65;
}

.site-nav { display: flex; gap: 2.4rem; }
.site-nav a {
  font-size: .74rem;
  font-weight: 700;
  letter-spacing: .18em;
  text-transform: uppercase;
  position: relative;
  padding: .4em 0;
}
.site-nav a::after {
  content: "";
  position: absolute;
  left: 0; bottom: 0;
  width: 100%; height: 1px;
  background: currentColor;
  transform: scaleX(0);
  transform-origin: right;
  transition: transform .5s var(--ease-out);
}
.site-nav a:hover::after { transform: scaleX(1); transform-origin: left; }

.header-cta { flex-shrink: 0; border-color: currentColor; color: inherit; }
/* default (over hero / dark sections): light outline, fills bone on hover */
.header-cta:hover { background: var(--bone); color: var(--ink); border-color: var(--bone); }
/* over light sections: dark outline, fills ink on hover */
.site-header.on-light .header-cta:hover { background: var(--ink); color: var(--bone); border-color: var(--ink); }

/* Burger */
.burger {
  display: none;
  flex-direction: column;
  justify-content: center;
  gap: 6px;
  width: 44px;
  height: 44px;
  align-items: center;
  z-index: 130;
}
.burger span {
  display: block;
  width: 26px; height: 1.5px;
  background: currentColor;
  transition: transform .45s var(--ease-out), opacity .3s;
}
.menu-open .burger span:nth-child(1) { transform: translateY(3.75px) rotate(45deg); }
.menu-open .burger span:nth-child(2) { transform: translateY(-3.75px) rotate(-45deg); }

/* Mobile menu */
.mobile-menu {
  position: fixed;
  inset: 0;
  z-index: 120;
  background: var(--pine);
  color: var(--bone);
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: var(--pad);
  padding-top: max(var(--pad), 5.5rem);
  gap: .4rem;
  overflow-y: auto;
  overscroll-behavior: contain;
  clip-path: inset(0 0 100% 0);
  visibility: hidden;
  transition: clip-path .8s var(--ease-out), visibility 0s .8s;
}
.menu-open .mobile-menu { clip-path: inset(0 0 0% 0); visibility: visible; transition: clip-path .8s var(--ease-out); }
.mobile-menu a {
  font-family: var(--font-display);
  font-size: clamp(2.6rem, 9vw, 4rem);
  line-height: 1.15;
  opacity: 0;
  transform: translateY(30px);
  transition: opacity .6s, transform .6s var(--ease-out);
}
.menu-open .mobile-menu a { opacity: 1; transform: none; }
.mobile-menu a:hover { color: var(--accent-soft); font-style: italic; }
.mobile-menu .mobile-contact {
  margin-top: 3rem;
  font-size: .72rem;
  font-weight: 700;
  letter-spacing: .25em;
  text-transform: uppercase;
  opacity: .6;
}
body.menu-open { overflow: hidden; }
body.menu-open .site-header {
  z-index: 130;
  background: transparent;
  backdrop-filter: none;
  -webkit-backdrop-filter: none;
  box-shadow: none;
  color: var(--bone);
}

/* ---------- Hero ---------- */
.hero {
  position: relative;
  min-height: 100vh;
  min-height: 100svh;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  color: var(--bone);
  overflow: clip;
}
.hero-media {
  position: absolute;
  inset: 0;
  z-index: -1;
}
.hero-media { will-change: translate, scale; }
.hero-media img {
  width: 100%; height: 100%;
  object-fit: cover;
}
.hero-video {
  position: absolute;
  inset: 0;
  width: 100%; height: 100%;
  object-fit: cover;
  opacity: 0;
  transition: opacity 1.2s var(--ease-out);
}
.hero-video.on { opacity: 1; }
.hero-media::after {
  content: "";
  position: absolute;
  inset: 0;
  /* layered scrim: darker at the bottom-left where the headline + copy sit, so the
     bright building never fights the text; lighter top-right keeps sky and palms */
  background:
    linear-gradient(180deg, rgba(14, 19, 15, .4) 0%, rgba(14, 19, 15, .18) 32%, rgba(14, 19, 15, .72) 100%),
    linear-gradient(105deg, rgba(14, 19, 15, .6) 0%, rgba(14, 19, 15, .28) 45%, rgba(14, 19, 15, 0) 78%);
}
.hero-inner {
  padding: 0 var(--pad) clamp(2.5rem, 6vh, 4.5rem);
  display: flex;
  flex-direction: column;
  gap: 2.2rem;
}
.hero .label { color: rgba(241, 240, 233, .8); }
.hero h1 { max-width: 11em; }
.hero .em { color: var(--accent-soft); }
.hero-foot {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  gap: 2rem;
  flex-wrap: wrap;
}
.hero-sub {
  max-width: 30em;
  font-weight: 400;
  color: rgba(241, 240, 233, .88);
  font-size: clamp(.95rem, 1.2vw, 1.1rem);
}
.hero-ctas { display: flex; gap: 1rem; flex-wrap: wrap; }

.scroll-cue {
  position: absolute;
  right: var(--pad);
  top: 50%;
  transform: rotate(90deg) translateX(-50%);
  transform-origin: right center;
  opacity: 0;
  transition: opacity 1s var(--ease-out) 2.2s;
  font-size: .62rem;
  font-weight: 700;
  letter-spacing: .5em;
  text-transform: uppercase;
  color: rgba(241, 240, 233, .7);
  display: flex;
  align-items: center;
  gap: 1em;
}
.scroll-cue::after {
  content: "";
  width: 48px; height: 1px;
  background: rgba(241, 240, 233, .5);
  animation: cue 2.2s var(--ease-out) infinite;
}
body.loaded .scroll-cue { opacity: 1; }

@keyframes cue {
  0% { transform: scaleX(0); transform-origin: left; }
  45% { transform: scaleX(1); transform-origin: left; }
  55% { transform: scaleX(1); transform-origin: right; }
  100% { transform: scaleX(0); transform-origin: right; }
}

/* ---------- About ---------- */
.about-grid {
  display: grid;
  grid-template-columns: 1.1fr .9fr;
  gap: clamp(2.5rem, 6vw, 6rem);
  align-items: start;
}
.about-copy { display: flex; flex-direction: column; gap: 1.6rem; }
.about-copy p { color: var(--ink-70); font-weight: 400; max-width: 36em; }
.about-media { position: relative; }
.about-media .frame { aspect-ratio: 4 / 5; }

/* ---------- Images / frames ---------- */
.frame {
  position: relative;
  overflow: clip;
  background: var(--bone-3);
}
.frame img {
  width: 100%; height: 100%;
  object-fit: cover;
  transition: transform 1.4s var(--ease-out);
}
.frame:hover img { transform: scale(1.05); }
.frame[data-parallax] img { height: 118%; position: relative; top: -9%; will-change: translate; }

/* ---------- Spaces ---------- */
.spaces { background: var(--bone-2); }
.spaces-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: clamp(1.4rem, 3vw, 2.8rem);
}
.space-card { display: flex; flex-direction: column; gap: 1.3rem; }
.space-card .frame { aspect-ratio: 3 / 4; }
.space-card-head {
  display: flex;
  align-items: baseline;
  justify-content: space-between;
  gap: 1rem;
  border-top: 1px solid var(--line-strong);
  padding-top: 1.1rem;
}
.space-card h3 { font-size: clamp(1.6rem, 2.4vw, 2.2rem); }
.space-index {
  font-size: .72rem;
  font-weight: 700;
  letter-spacing: .2em;
  color: var(--accent-text);
}
.space-card p { color: var(--ink-70); font-weight: 400; font-size: .95rem; max-width: 26em; }

/* ---------- Marquee ---------- */
.marquee {
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  overflow: clip;
  padding: clamp(1.2rem, 2.5vw, 2rem) 0;
  background: var(--bone);
}
.marquee-track {
  display: flex;
  gap: 0;
  width: max-content;
  animation: marquee 28s linear infinite;
}
.marquee:hover .marquee-track { animation-play-state: paused; }
.marquee-item {
  display: flex;
  align-items: center;
  gap: 2.2rem;
  padding-right: 2.2rem;
  font-family: var(--font-display);
  font-size: clamp(1.8rem, 3.4vw, 3rem);
  white-space: nowrap;
}
.marquee-item i { font-style: italic; color: var(--accent); }
.marquee-item svg { width: .55em; height: .55em; flex-shrink: 0; }
@keyframes marquee {
  from { transform: translateX(0); }
  to { transform: translateX(-50%); }
}

/* ---------- Approach ---------- */
.approach-grid {
  display: grid;
  grid-template-columns: .9fr 1.1fr;
  gap: clamp(2.5rem, 6vw, 6rem);
}
.approach-media {
  display: grid;
  grid-template-columns: minmax(0, 1fr); /* prevent grid min-content blowout past the column */
  gap: clamp(1.2rem, 2.5vw, 2rem);
  align-content: start;
}
.approach-media .frame:nth-child(1) { aspect-ratio: 5 / 4; }
.approach-media .frame:nth-child(2) { aspect-ratio: 4 / 5; width: 72%; justify-self: end; }
.pillars { display: flex; flex-direction: column; }
.pillar {
  display: grid;
  grid-template-columns: auto 1fr;
  gap: clamp(1.2rem, 3vw, 2.6rem);
  padding: clamp(1.6rem, 3vw, 2.4rem) 0;
  border-top: 1px solid var(--line);
}
.pillar:last-child { border-bottom: 1px solid var(--line); }
.pillar-num {
  font-size: .74rem;
  font-weight: 700;
  letter-spacing: .2em;
  color: var(--accent-text);
  padding-top: .5em;
}
.pillar h3 { font-size: clamp(1.5rem, 2.2vw, 2rem); margin-bottom: .5rem; }
.pillar p { color: var(--ink-70); font-weight: 400; font-size: .95rem; max-width: 30em; }

/* ---------- Home: three featured cards, rent first ----------
   Price sits where the building name used to, with View on the same line, so
   the rent is legible without scrolling the card. Name moves to the eyebrow. */
/* .portfolio-grid sets 2 columns further down the file, so this needs the extra
   class to win rather than relying on source order */
.portfolio-grid.portfolio-grid-3 { grid-template-columns: repeat(3, 1fr); }
.portfolio-grid-3 .unit-media { aspect-ratio: 4 / 3; }
.unit-cat i { font-style: normal; opacity: .45; margin: 0 .2em; }
.unit-headline {
  display: flex; align-items: flex-start; justify-content: space-between;
  gap: 1rem; margin: .2rem 0 .1rem;
}
.unit-headline .unit-price { margin: 0; }
.unit-headline .unit-price b { font-size: clamp(1.5rem, 2vw, 1.9rem); }
.unit-headline .unit-view { margin-top: .25rem; }
@media (max-width: 1000px) {
  .portfolio-grid.portfolio-grid-3 { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 700px) {
  .portfolio-grid.portfolio-grid-3 { grid-template-columns: 1fr; }
  .portfolio-grid-3 .unit-media { aspect-ratio: 16 / 11; }
  .unit-headline { flex-direction: column; align-items: flex-start; gap: .8rem; }
}

.portfolio-all {
  margin-top: clamp(2.2rem, 5vw, 3.5rem);
  display: flex; align-items: center; gap: 1.4rem; flex-wrap: wrap;
  border-top: 1px solid rgba(241, 240, 233, .16); padding-top: 2rem;
}
.portfolio-all span { color: rgba(241, 240, 233, .6); font-weight: 400; font-size: .92rem; max-width: 32em; }

/* ---------- Stats strip (sits between hero and listings) ---------- */
.stats-strip { border-bottom: 1px solid var(--line); }
.stats-grid {
  display: grid; grid-template-columns: repeat(3, 1fr);
  gap: 1.5rem;
  padding-top: clamp(1.8rem, 4vw, 2.8rem); padding-bottom: clamp(1.8rem, 4vw, 2.8rem);
}
.stat { display: flex; flex-direction: column; gap: .35rem; }
.stat b {
  font-family: var(--font-display); font-weight: 400;
  font-size: clamp(1.9rem, 3.4vw, 2.9rem); line-height: 1; color: var(--ink);
}
.stat span {
  font-size: .68rem; font-weight: 700; letter-spacing: .18em; text-transform: uppercase;
  color: var(--ink-70);
}
@media (max-width: 700px) {
  .stats-grid { grid-template-columns: 1fr; gap: 1.1rem; }
  .stat { flex-direction: row; align-items: baseline; gap: .7rem; }
  .stat b { font-size: 1.6rem; }
}

/* ---------- Browse tiles (commercial / residential) ---------- */
.browse-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: clamp(1rem, 2vw, 1.6rem); }
.browse-tile {
  display: flex; flex-direction: column; gap: .7rem;
  padding: clamp(1.6rem, 3vw, 2.4rem);
  border: 1px solid var(--line);
  background: var(--bone-2, transparent);
  transition: border-color .4s var(--ease-out), transform .4s var(--ease-out);
}
.browse-tile:hover { border-color: var(--line-strong); transform: translateY(-3px); }
.browse-eyebrow {
  font-size: .62rem; font-weight: 700; letter-spacing: .22em; text-transform: uppercase;
  color: var(--accent-text);
}
.browse-tile h3 { font-family: var(--font-display); font-weight: 400; font-size: clamp(1.6rem, 2.6vw, 2.2rem); line-height: 1.05; }
.browse-tile p { color: var(--ink-70); font-weight: 400; font-size: .95rem; max-width: 34em; }
.browse-tile .link-arrow { margin-top: .4rem; }
@media (max-width: 700px) { .browse-grid { grid-template-columns: 1fr; } }

/* ---------- Portfolio ---------- */
.portfolio { background: var(--pine); color: var(--bone); }
.portfolio .label { color: rgba(241, 240, 233, .55); }
.portfolio .lede { color: rgba(241, 240, 233, .75); }
.portfolio .section-head { flex-direction: row; justify-content: space-between; align-items: flex-end; flex-wrap: wrap; }
.portfolio-bar {
  display: flex; align-items: center; justify-content: space-between; gap: 1rem; flex-wrap: wrap;
  margin-bottom: clamp(1.6rem, 3vw, 2.4rem);
}
.units-pill {
  display: inline-flex; align-items: center; gap: .6em;
  font-size: .66rem; font-weight: 700; letter-spacing: .22em; text-transform: uppercase;
  color: var(--accent-soft);
  border: 1px solid rgba(241, 240, 233, .22); border-radius: 999px; padding: .6em 1.15em;
}
.units-pill::before { content: ""; width: 7px; height: 7px; border-radius: 50%; background: var(--accent-soft); }
.units-count { font-size: .72rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; color: rgba(241, 240, 233, .5); }
/* count + "view all" share the right end of the bar, so the CTA is reachable
   before scrolling past the three featured cards */
.bar-right { display: flex; align-items: center; gap: clamp(1rem, 2.5vw, 2rem); flex-wrap: wrap; }
.bar-right .link-arrow { color: var(--bone); }
.bar-right .link-arrow::after { background: var(--bone); }
@media (max-width: 600px) {
  .portfolio-bar { align-items: flex-start; }
  .bar-right { width: 100%; justify-content: space-between; gap: .8rem; }
}

.portfolio-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: clamp(2rem, 4vw, 3.5rem);
}

/* editorial listing card — no box, sits on the dark section */
.unit { display: flex; flex-direction: column; gap: 1rem; color: var(--bone); }
/* carousel crossfade: a clone of the outgoing photo sits on top and fades out
   over the incoming one — no blank frame between photos */
.img-ghost {
  position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover;
  pointer-events: none; z-index: 1;
}

/* fixed-ratio frame; image is absolutely placed so it can never stretch the card */
.unit-media {
  position: relative; width: 100%; aspect-ratio: 16 / 11;
  overflow: clip; background: var(--bone-3);
}
.unit-open {
  position: absolute; inset: 0; width: 100%; height: 100%;
  border: 0; padding: 0; background: none; cursor: zoom-in; z-index: 1;
}
.unit-open img {
  position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover;
  transition: opacity .3s var(--ease-out), transform 1.3s var(--ease-out);
}
.unit-media:hover .unit-open img { transform: scale(1.05); }
/* prev / next carousel arrows — touch only; desktop swaps photos via the dots
   and the View-cursor click into the lightbox */
.unit-arrow {
  position: absolute; top: 50%; transform: translateY(-50%); z-index: 2;
  width: 38px; height: 38px; border-radius: 50%; display: grid; place-items: center;
  background: rgba(20, 37, 28, .5); color: var(--bone); border: 0; cursor: pointer;
  backdrop-filter: blur(4px); -webkit-backdrop-filter: blur(4px);
  opacity: 0; transition: opacity .3s var(--ease-out), background .3s;
}
@media (pointer: fine) { .unit-arrow { display: none; } }
.unit-prev { left: .8rem; }
.unit-next { right: .8rem; }
.unit-media:hover .unit-arrow, .unit-arrow:focus-visible { opacity: 1; }
.unit-arrow:hover { background: rgba(20, 37, 28, .82); }
.unit-arrow svg { width: 16px; height: 16px; }
@media (pointer: coarse) { .unit-arrow { opacity: .92; } }
.unit-badge {
  position: absolute; top: .9rem; left: .9rem; z-index: 2;
  font-size: .58rem; font-weight: 800; letter-spacing: .18em; text-transform: uppercase;
  background: var(--accent); color: var(--bone); padding: .55em .9em; border-radius: 999px;
  pointer-events: none;
}
.unit-count { z-index: 2;
  position: absolute; bottom: .9rem; right: .9rem; z-index: 2;
  display: inline-flex; align-items: center; gap: .45em;
  font-size: .64rem; font-weight: 700; letter-spacing: .1em;
  background: rgba(20, 37, 28, .68); color: var(--bone); backdrop-filter: blur(6px); -webkit-backdrop-filter: blur(6px);
  padding: .45em .75em; border-radius: 999px; pointer-events: none;
}
.unit-count svg { width: 1.1em; height: 1.1em; }
/* photo dots sit beneath the card image, not over it */
.unit-dots {
  display: flex; justify-content: center; gap: 6px;
  margin-top: .9rem;
}
/* modal variant: overlaid bottom-centre of the photo */
.ud-dots {
  position: absolute; bottom: .95rem; left: 50%; transform: translateX(-50%); z-index: 2;
  margin-top: 0;
}
.unit-dots i {
  width: 5px; height: 5px; border-radius: 50%; background: rgba(255, 255, 255, .5);
  cursor: pointer; transition: width .3s var(--ease-out), background .3s;
}
.unit-dots i.on { width: 15px; border-radius: 3px; background: #fff; }
.unit-cat { font-size: .6rem; font-weight: 700; letter-spacing: .22em; text-transform: uppercase; color: var(--accent-soft); }
.unit h3 { font-size: clamp(1.2rem, 1.5vw, 1.4rem); line-height: 1.12; }
.unit-loc { display: flex; align-items: center; gap: .4em; font-size: .82rem; color: rgba(241, 240, 233, .6); font-weight: 400; }
.unit-loc svg { width: 1em; height: 1em; flex-shrink: 0; }
.unit-rule { border: 0; border-top: 1px solid rgba(241, 240, 233, .18); margin: .2rem 0; }
.unit-meta { display: flex; gap: 2.4rem; }
.unit-meta div { display: flex; flex-direction: column; gap: .3rem; }
.uf-k { font-size: .58rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; color: rgba(241, 240, 233, .5); }
.uf-v { font-family: var(--font-display); font-weight: 400; font-size: 1.3rem; color: var(--bone); }
.unit-amen { font-size: .82rem; font-weight: 400; color: rgba(241, 240, 233, .7); }
.unit-foot { display: flex; align-items: flex-end; justify-content: space-between; gap: 1rem; margin-top: .3rem; }
/* headline figure is the monthly total — the number a tenant actually budgets
   for. The per-m² rate the landlords quote in sits underneath it. */
.unit-price { display: flex; align-items: baseline; gap: .5em; flex-wrap: wrap; }
.unit-price b { font-family: var(--font-display); font-weight: 400; font-size: 1.7rem; color: var(--bone); }
.unit-price span { font-size: .66rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; color: rgba(241, 240, 233, .55); }
.unit-rate {
  flex-basis: 100%;
  font-size: .68rem; font-weight: 400; letter-spacing: .02em;
  color: rgba(241, 240, 233, .45); margin-top: .3rem;
}
.unit-view {
  display: inline-flex; align-items: center; gap: .6em; flex-shrink: 0;
  font-size: .68rem; font-weight: 700; letter-spacing: .18em; text-transform: uppercase; color: var(--bone);
  border: 1px solid rgba(241, 240, 233, .4); border-radius: 999px; padding: .85em 1.5em;
  transition: background .4s var(--ease-out), color .4s, border-color .4s;
}
.unit-view svg { width: .85em; height: .85em; transition: transform .45s var(--ease-out); }
.unit-view:hover { background: var(--bone); color: var(--ink); border-color: var(--bone); }
.unit-view:hover svg { transform: translateX(4px); }

/* ---------- Property detail drawer ---------- */
/* centered modal — photo left, details right; rises from below instead of
   sliding in from the edge */
.unit-detail {
  position: fixed; inset: 0; z-index: 240;
  display: grid; place-items: center;
  padding: clamp(1rem, 3vw, 3rem);
  background: rgba(11, 16, 12, .6);
  opacity: 0; transition: opacity .45s var(--ease-out);
}
.unit-detail[hidden] { display: none; }
.unit-detail.open { opacity: 1; }
.ud-panel {
  position: relative;
  width: min(1080px, 100%); height: min(720px, 100%);
  display: grid; grid-template-columns: 1.1fr 1fr;
  overflow: hidden;
  background: var(--bone); color: var(--ink);
  transform: translateY(56px) scale(.98); transition: transform .6s var(--ease-out);
}
.unit-detail.open .ud-panel { transform: none; }
.ud-close {
  position: absolute; top: 1rem; right: 1rem; z-index: 3;
  display: grid; place-items: center; width: 42px; height: 42px; border-radius: 50%;
  background: rgba(241, 240, 233, .85); color: var(--ink); backdrop-filter: blur(6px); cursor: pointer;
  transition: background .35s;
}
.ud-close:hover { background: var(--bone); }
.ud-close svg { width: 20px; height: 20px; }
.ud-media-wrap { position: relative; height: 100%; }
.ud-media {
  display: block; width: 100%; height: 100%; position: relative; overflow: clip;
  border: 0; padding: 0; background: var(--bone-3); cursor: zoom-in;
}
.ud-media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: opacity .3s var(--ease-out), transform 1.2s var(--ease-out); }
/* modal photo arrows — unlike the card arrows these stay on desktop too */
.ud-arrow {
  position: absolute; top: 50%; transform: translateY(-50%); z-index: 2;
  width: 38px; height: 38px; border-radius: 50%; display: grid; place-items: center;
  background: rgba(20, 37, 28, .5); color: var(--bone); border: 0; cursor: pointer;
  backdrop-filter: blur(4px); -webkit-backdrop-filter: blur(4px);
  transition: background .3s, opacity .3s;
}
/* the magnetized cursor-arrow takes the button's place (button stays clickable) */
.ud-media-wrap.mag-left .ud-prev, .ud-media-wrap.mag-right .ud-next { opacity: 0; }
.ud-arrow:hover { background: rgba(20, 37, 28, .82); }
.ud-arrow svg { width: 16px; height: 16px; }
.ud-prev { left: .8rem; }
.ud-next { right: .8rem; }
.ud-media:hover img { transform: scale(1.04); }
.ud-info {
  display: flex; flex-direction: column; gap: 1.1rem; padding: clamp(1.6rem, 4vw, 2.6rem);
  overflow-y: auto; overscroll-behavior: contain;
}
.ud-cat { font-size: .6rem; font-weight: 700; letter-spacing: .22em; text-transform: uppercase; color: var(--accent-text); }
.ud-info h3 { font-family: var(--font-display); font-weight: 300; font-size: clamp(2rem, 5vw, 2.8rem); line-height: 1.02; }
.ud-loc { display: flex; align-items: center; gap: .4em; font-size: .85rem; color: var(--ink-50); }
.ud-loc svg { width: 1em; height: 1em; color: var(--accent-text); flex-shrink: 0; }
.ud-facts {
  display: grid; grid-template-columns: repeat(2, 1fr); gap: 1.1rem 1.4rem;
  margin: .3rem 0; padding: 1.2rem 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line);
}
.ud-facts div { display: flex; flex-direction: column; gap: .3rem; }
.ud-facts dt { font-size: .58rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; color: var(--ink-50); }
.ud-facts dd { font-family: var(--font-display); font-weight: 400; font-size: 1.35rem; color: var(--ink); }
.ud-desc { font-size: .95rem; font-weight: 400; line-height: 1.7; color: var(--ink-70); }
.ud-amen-block { display: flex; flex-direction: column; gap: .9rem; }
.ud-amen-h { font-size: .62rem; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; color: var(--ink-50); }
.ud-amen { list-style: none; padding: 0; margin: 0; display: grid; grid-template-columns: 1fr 1fr; gap: .7rem 1.2rem; }
.ud-amen li { display: flex; align-items: baseline; gap: .6em; font-size: .88rem; color: var(--ink-70); }
.ud-amen li::before { content: ""; flex-shrink: 0; width: 6px; height: 6px; margin-top: .12em; border-radius: 50%; background: var(--accent); }
.ud-book { align-self: flex-start; margin-top: .6rem; }
body.ud-lock { overflow: hidden; }

/* ---------- Lightbox ---------- */
.lightbox {
  position: fixed; inset: 0; z-index: 250;
  display: flex; align-items: center; justify-content: center;
  gap: clamp(.5rem, 2vw, 2rem);
  padding: clamp(1rem, 4vw, 3rem);
  background: rgba(11, 16, 12, .94);
  opacity: 0; transition: opacity .4s var(--ease-out);
}
.lightbox[hidden] { display: none; }
.lightbox.open { opacity: 1; }
.lb-stage { display: flex; flex-direction: column; align-items: center; gap: 1.1rem; max-width: min(1100px, 90vw); }
.lb-stage img {
  max-width: 100%; max-height: 80vh; width: auto; height: auto; object-fit: contain;
  background: var(--bone-3); box-shadow: 0 30px 80px rgba(0, 0, 0, .5);
  opacity: 0; transform: scale(.985);
  transition: opacity .35s var(--ease-out), transform .35s var(--ease-out);
}
.lightbox.ready .lb-stage img { opacity: 1; transform: none; }
.lb-caption {
  display: flex; gap: 1rem; align-items: baseline;
  color: rgba(241, 240, 233, .75); font-size: .74rem; font-weight: 700;
  letter-spacing: .18em; text-transform: uppercase;
}
.lb-caption span:last-child { color: rgba(241, 240, 233, .5); font-variant-numeric: tabular-nums; }
.lb-close, .lb-nav {
  display: grid; place-items: center; flex-shrink: 0;
  width: clamp(44px, 5vw, 58px); height: clamp(44px, 5vw, 58px);
  border-radius: 50%; border: 1px solid rgba(241, 240, 233, .28);
  background: rgba(241, 240, 233, .04); color: var(--bone); cursor: pointer;
  transition: background .35s var(--ease-out), border-color .35s;
}
.lb-close:hover, .lb-nav:hover { background: rgba(241, 240, 233, .14); border-color: rgba(241, 240, 233, .5); }
.lb-close svg, .lb-nav svg { width: 46%; height: 46%; }
.lb-close { position: absolute; top: clamp(1rem, 3vw, 2rem); right: clamp(1rem, 3vw, 2rem); }
body.lb-open { overflow: hidden; }
/* text-only inventory — listings we hold but have no photography for yet */
.more-units {
  margin-top: clamp(3rem, 6vw, 5rem);
  border-top: 1px solid rgba(241, 240, 233, .16);
  padding-top: 2rem;
}
.more-units h3 {
  font-family: var(--font-body);
  font-size: .66rem; font-weight: 700; letter-spacing: .22em; text-transform: uppercase;
  color: var(--accent-soft);
  margin-bottom: 1.4rem;
}
.more-units ul { list-style: none; display: flex; flex-direction: column; }
.more-units li {
  display: grid;
  grid-template-columns: 12rem 1fr auto;
  gap: 1rem 1.6rem;
  align-items: baseline;
  padding: 1.05rem 0;
  border-bottom: 1px solid rgba(241, 240, 233, .1);
}
.more-units li:last-child { border-bottom: 0; }
.more-units b { font-size: 1.05rem; font-weight: 600; }
.mu-spec { color: rgba(241, 240, 233, .62); font-weight: 400; font-size: .88rem; }
.mu-price { font-size: 1.05rem; font-weight: 600; white-space: nowrap; }
.mu-price i {
  display: block; font-style: normal;
  font-size: .6rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase;
  color: rgba(241, 240, 233, .5);
}
@media (max-width: 760px) {
  .more-units li { grid-template-columns: 1fr auto; gap: .35rem 1rem; }
  .more-units b { grid-column: 1; }
  .mu-price { grid-column: 2; grid-row: 1; text-align: right; }
  .mu-spec { grid-column: 1 / -1; }
}

.portfolio-note {
  margin-top: clamp(2.5rem, 5vw, 4rem);
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 2rem;
  flex-wrap: wrap;
  border-top: 1px solid rgba(241, 240, 233, .16);
  padding-top: 2rem;
}
.portfolio-note p { color: rgba(241, 240, 233, .7); font-weight: 400; max-width: 34em; }
.portfolio .link-arrow::after { background: var(--bone); }

/* ---------- FAQ ---------- */
.faq-grid {
  display: grid;
  grid-template-columns: .8fr 1.2fr;
  gap: clamp(2.5rem, 6vw, 6rem);
  align-items: start;
}
.faq-list { border-top: 1px solid var(--line); }
.faq-item { border-bottom: 1px solid var(--line); }
.faq-q {
  width: 100%;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.5rem;
  text-align: left;
  padding: clamp(1.3rem, 2.5vw, 1.8rem) 0;
  font-family: var(--font-display);
  font-size: clamp(1.3rem, 2vw, 1.7rem);
  line-height: 1.2;
  transition: color .3s;
}
.faq-q:hover { color: var(--accent); }
.faq-q .faq-icon {
  flex-shrink: 0;
  width: 34px; height: 34px;
  border: 1px solid var(--line-strong);
  border-radius: 50%;
  display: grid;
  place-items: center;
  transition: background .4s, border-color .4s;
}
.faq-icon svg { width: 12px; height: 12px; transition: transform .5s var(--ease-out); }
.faq-icon line { stroke: currentColor; stroke-width: 1.5; }
.faq-item.open .faq-icon { background: var(--ink); border-color: var(--ink); color: var(--bone); }
.faq-item.open .faq-icon svg { transform: rotate(135deg); }
.faq-a {
  display: grid;
  grid-template-rows: 0fr;
  visibility: hidden;
  transition: grid-template-rows .6s var(--ease-out), visibility 0s .6s;
}
.faq-item.open .faq-a { visibility: visible; transition: grid-template-rows .6s var(--ease-out); }
.faq-a > div { overflow: hidden; }
.faq-a p {
  color: var(--ink-70);
  font-weight: 400;
  max-width: 38em;
  padding-bottom: 1.6rem;
}
.faq-item.open .faq-a { grid-template-rows: 1fr; }

/* ---------- CTA / Contact ---------- */
.contact { background: var(--bone-2); }
.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(2.5rem, 6vw, 6rem);
  align-items: stretch;
}
.contact-intro { display: flex; flex-direction: column; gap: 1.6rem; }
.contact-intro .frame { aspect-ratio: 16 / 11; margin-top: auto; }

.steps { display: flex; flex-direction: column; border-top: 1px solid var(--line); }
.steps li {
  display: grid;
  grid-template-columns: auto 1fr;
  gap: 1.2rem;
  align-items: baseline;
  padding: .9rem 0;
  border-bottom: 1px solid var(--line);
  font-weight: 400;
  color: var(--ink-70);
}
.steps li b { color: var(--ink); font-weight: 600; }
.steps .step-num {
  font-size: .7rem;
  font-weight: 700;
  letter-spacing: .2em;
  color: var(--accent-text);
}

.form { display: flex; flex-direction: column; }
.field {
  display: flex;
  flex-direction: column;
  gap: .4rem;
  padding: 1.2rem 0;
  border-bottom: 1px solid var(--line-strong);
}
.field label {
  font-size: .66rem;
  font-weight: 700;
  letter-spacing: .24em;
  text-transform: uppercase;
  color: var(--ink-50);
}
.field input, .field select, .field textarea {
  background: transparent;
  border: 0;
  font-size: 1.05rem;
  font-weight: 500;
  padding: .2rem 0;
  width: 100%;
  border-radius: 0;
}
.field input:focus-visible, .field select:focus-visible, .field textarea:focus-visible { outline-offset: 1px; }
.field:focus-within { border-bottom-color: var(--ink); }
.field:focus-within label { color: var(--ink); }
.field select {
  appearance: none;
  cursor: pointer;
  background-color: transparent;
}
.field select option {
  background: var(--bone-2);
  color: var(--ink);
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%235C685C' stroke-width='1.5'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right .2rem center;
  background-size: .7em;
  padding-right: 1.8em;
}
.field-error {
  color: #B0472E;
  font-size: .78rem;
  font-weight: 600;
  padding-top: .35rem;
}
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 0 2.5rem; }
.form .btn { margin-top: 2.2rem; align-self: flex-start; }
.form-note { margin-top: 1.2rem; font-size: .8rem; color: var(--ink-50); font-weight: 400; }
.form-success {
  display: none;
  padding: 2rem 0;
  font-family: var(--font-display);
  font-size: 1.6rem;
  color: var(--accent-text);
}
.form-success:focus { outline: none; }
.form.sent .form-success { display: block; }
.form.sent .form-body { display: none; }

/* ---------- Footer ---------- */
.site-footer {
  background: var(--pine);
  color: var(--bone);
  padding-top: var(--section);
}
.footer-top {
  display: flex;
  justify-content: space-between;
  align-items: flex-start;
  gap: 3rem;
  flex-wrap: wrap;
  padding-bottom: clamp(3rem, 7vw, 6rem);
}
.footer-brand { display: flex; flex-direction: column; gap: 1.6rem; max-width: 30em; }
.footer-brand .brand-mark { width: 96px; }
.footer-brand p { color: rgba(241, 240, 233, .65); font-weight: 400; }
.footer-cols { display: flex; gap: clamp(2.5rem, 6vw, 6rem); flex-wrap: wrap; }
.footer-col { display: flex; flex-direction: column; gap: .9rem; min-width: 10rem; }
.footer-col h3 {
  font-family: var(--font-body);
  font-size: .66rem;
  font-weight: 700;
  letter-spacing: .28em;
  text-transform: uppercase;
  color: rgba(241, 240, 233, .6);
  line-height: 1.65;
  margin-bottom: .4rem;
}
.footer-col a {
  font-weight: 500;
  font-size: .92rem;
  color: rgba(241, 240, 233, .85);
  width: fit-content;
  position: relative;
}
.footer-col a::after {
  content: "";
  position: absolute;
  left: 0; bottom: -2px;
  width: 100%; height: 1px;
  background: currentColor;
  transform: scaleX(0);
  transform-origin: right;
  transition: transform .5s var(--ease-out);
}
.footer-col a:hover::after { transform: scaleX(1); transform-origin: left; }

.footer-word {
  overflow: clip;
  border-top: 1px solid rgba(241, 240, 233, .14);
}
.footer-word .display {
  font-size: clamp(4rem, 14.5vw, 15rem);
  line-height: 1.06;
  text-align: center;
  white-space: nowrap;
  color: var(--bone);
  padding: .05em 0 0;
}
.footer-word .display i { color: var(--accent); }
.footer-bottom {
  display: flex;
  justify-content: space-between;
  gap: 1.5rem;
  flex-wrap: wrap;
  padding-top: 1.6rem;
  padding-bottom: 1.6rem;
  border-top: 1px solid rgba(241, 240, 233, .14);
  font-size: .72rem;
  font-weight: 600;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: rgba(241, 240, 233, .5);
}

/* ---------- Reveals ---------- */
.reveal {
  opacity: 0;
  transform: translateY(46px);
  transition: opacity var(--dur) var(--ease-out), transform var(--dur) var(--ease-out);
  transition-delay: var(--d, 0s);
}
.reveal.in { opacity: 1; transform: none; }

.lines .line { display: block; overflow: clip; padding-bottom: .12em; margin-bottom: -.12em; }
.lines .line > span {
  display: block;
  transform: translateY(115%);
  transition: transform 1.2s var(--ease-out);
  transition-delay: calc(var(--i, 0) * .09s);
}
.lines.in .line > span { transform: none; }

/* Char-stagger variant (hero) — the line stays the clip mask, chars rise inside it */
.lines.char-split .line > span { transform: none; transition: none; }
/* words are atomic units so lines only ever break at spaces, never mid-word */
.lines.char-split .word { display: inline-block; white-space: nowrap; }
.char {
  display: inline-block;
  transform: translateY(118%);
  transition: transform 1.05s var(--ease-out);
  transition-delay: calc(.15s + var(--ci, 0) * .04s);
}
.lines.char-split.in .char { transform: none; }

.img-reveal { clip-path: inset(0 0 100% 0); transition: clip-path 1.3s var(--ease-out); }
.img-reveal.in { clip-path: inset(0 0 0% 0); }

/* ---------- Cursor ----------
   Elyse-style follower: JS moves .cursor (translate) and squash-stretches
   .cursor-stretch along the velocity vector; state changes only ever scale
   .cursor-blob — all three layers animate transform/opacity, nothing else. */
.cursor {
  position: fixed;
  top: 0; left: 0;
  width: 0; height: 0;
  z-index: 300;
  pointer-events: none;
  transition: opacity .3s;
  opacity: 0;
}
.cursor.on { opacity: 1; }
.cursor-stretch {
  position: absolute; left: -48px; top: -48px;
  width: 96px; height: 96px;
  display: block;
  transform-origin: center;
  will-change: transform;
}
.cursor-blob {
  width: 100%; height: 100%;
  display: block;
  border-radius: 50%;
  background: var(--accent);
  transform: scale(.104);              /* ≈10px dot at rest */
  transition: transform .55s var(--ease-out), background-color .35s, opacity .3s;
}
/* sibling of .cursor-stretch, NOT inside it — the stretch layer rotates with
   the velocity vector and the text must stay level */
.cursor-label {
  position: absolute; left: 0; top: 0;
  font-family: var(--font-body);
  font-size: .62rem; font-weight: 600;
  letter-spacing: .22em; text-transform: uppercase;
  white-space: nowrap;
  color: var(--ink);
  opacity: 0; transform: translate(-50%, calc(-50% + 10px));
  transition: opacity .25s var(--ease-out), transform .45s var(--ease-out);
}
/* directional arrow shown when hovering a photo's left/right zone */
.cursor-arrow {
  position: absolute; left: 0; top: 0;
  width: 20px; height: 20px;
  color: var(--ink);
  opacity: 0; transform: translate(-50%, -50%) scale(.4);
  transition: opacity .25s var(--ease-out), transform .35s var(--ease-out);
  pointer-events: none;
}
.cursor.grow .cursor-blob { transform: scale(.5); opacity: .55; }
/* over property media: full circle + "View" */
.cursor.view .cursor-blob { transform: scale(1); background: rgba(241, 240, 233, .92); }
.cursor.view .cursor-label { opacity: 1; transform: translate(-50%, -50%); transition-delay: .1s, .1s; }
/* side zones: circle tightens, label swaps for an arrow, cursor magnets to the control */
.cursor.view.dir .cursor-blob { transform: scale(.58); }
.cursor.view.dir .cursor-label { opacity: 0; transform: translate(-50%, calc(-50% + 10px)); transition-delay: 0s, 0s; }
.cursor.view.dir .cursor-arrow { opacity: 1; transform: translate(-50%, -50%) scale(1); }
.cursor.view.dir-left .cursor-arrow { transform: translate(-50%, -50%) scale(1) rotate(180deg); }
/* over the photo dots inside a card: collapse so controls stay legible */
.cursor.view.shrink .cursor-blob { transform: scale(.16); background: var(--accent); }
.cursor.view.shrink .cursor-label { opacity: 0; transform: translate(-50%, calc(-50% + 10px)); transition-delay: 0s, 0s; }
/* press feedback while in view state */
.cursor.view.pressed .cursor-blob { transform: scale(.86); }
/* the circle IS the cursor over property media (same gate as the JS: fine pointer, motion ok) */
@media (pointer: fine) and (prefers-reduced-motion: no-preference) {
  .unit-media, .unit-media *, .ud-media-wrap, .ud-media-wrap * { cursor: none; }
}
@media (pointer: coarse) { .cursor { display: none; } }

/* ---------- Responsive ---------- */
@media (max-width: 1024px) {
  .site-nav { display: none; }
  .header-cta { display: none; }
  .burger { display: flex; }
  /* property modal becomes a full-screen sheet: photo on top, details scroll below */
  .unit-detail { padding: 0; }
  .ud-panel { width: 100%; height: 100%; display: block; overflow-y: auto; overscroll-behavior: contain; }
  .ud-media-wrap { height: auto; aspect-ratio: 4 / 3; }
  .ud-info { overflow-y: visible; }
  .about-grid, .approach-grid, .faq-grid, .contact-grid { grid-template-columns: 1fr; }
  .spaces-grid { grid-template-columns: 1fr; max-width: 560px; margin-inline: auto; }
  .portfolio-grid { grid-template-columns: repeat(2, 1fr); }
  .approach-media { grid-template-columns: 1fr 1fr; }
  .approach-media .frame:nth-child(2) { width: 100%; }
}

@media (max-width: 640px) {
  :root { --section: clamp(4.5rem, 12vh, 7rem); }

  /* headline sized so the longest word ("everything.") never clips, even on
     narrow phones — words are atomic (nowrap), so this is the hard constraint */
  .display-xl { font-size: clamp(1.9rem, 12vw, 3.4rem); letter-spacing: 0; line-height: 1.02; }
  .hero h1 { max-width: none; }
  .hero-inner { gap: 1.15rem; padding-bottom: clamp(1.5rem, 5vh, 3rem); }
  .hero .label { font-size: .58rem; letter-spacing: .2em; }

  /* full-bleed stacked CTAs — bold thumb targets */
  .hero-foot { flex-direction: column; align-items: stretch; gap: 1.6rem; }
  .hero-sub { max-width: none; }
  .hero-ctas { flex-direction: column; gap: .75rem; width: 100%; }
  .hero-ctas .btn { width: 100%; justify-content: center; padding-top: 1.2em; padding-bottom: 1.2em; }

  .scroll-cue { display: none; }
  .field-row { grid-template-columns: 1fr; gap: 0; }
  .field-row .field { border-bottom: 1px solid var(--line-strong); }
  .approach-media { grid-template-columns: 1fr; }

  /* section headings sit grander, labels get breathing room */
  .section-head { gap: 1.1rem; margin-bottom: clamp(2.5rem, 9vw, 3.5rem); }

  .portfolio-grid { grid-template-columns: 1fr; max-width: 480px; margin-inline: auto; }
  .ud-panel { width: 100%; }
  .ud-amen { grid-template-columns: 1fr; }
  /* lightbox arrows drop to the bottom on phones so they don't crowd the image */
  .lb-nav { position: absolute; bottom: clamp(1rem, 5vw, 2rem); z-index: 2; }
  .lb-prev { left: 28%; }
  .lb-next { right: 28%; }
  .lb-stage img { max-height: 70vh; }

  .footer-word .display { font-size: 17vw; }
  .form .btn { align-self: stretch; justify-content: center; }
}

/* ---------- Print ---------- */
@media print {
  :root {
    --bone: #ffffff;
    --bone-2: #ffffff;
    --bone-3: #eeeeee;
    --pine: #ffffff;
    --ink: #14251C;
    --ink-70: #3C4A40;
    --ink-50: #5C685C;
    --line: rgba(0, 0, 0, .2);
    --line-strong: rgba(0, 0, 0, .4);
  }
  .preloader, .cursor, .scroll-cue, .marquee, .burger { display: none !important; }
  .reveal, .lines .line > span, .img-reveal { opacity: 1 !important; transform: none !important; clip-path: none !important; }
  .site-header { position: static; color: var(--ink); }
  .portfolio, .site-footer { background: none; color: var(--ink); }
}

/* ---------- Reduced motion ---------- */
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after {
    animation-duration: .01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: .01ms !important;
  }
  .reveal, .lines .line > span, .img-reveal, .char { opacity: 1; transform: none; clip-path: none; }
  .site-header:not(.nav-in) { transform: none; opacity: 1; }
  .scroll-cue { opacity: 1; }
  .hero-video { display: none; }
  .cursor { display: none; }
}

/* ==========================================================================
   Subpages — /listings, /listings/<unit>, /residential
   Shares the home page's tokens; only the layout pieces are new.
   ========================================================================== */
body.subpage { background: var(--bone); }
body.subpage .site-header { position: sticky; top: 0; transform: none; opacity: 1; }
.site-header.is-solid {
  background: var(--bone);
  border-bottom: 1px solid var(--line);
  backdrop-filter: none; -webkit-backdrop-filter: none;
}
.site-header.is-solid .brand, .site-header.is-solid .site-nav a { color: var(--ink); }
body.subpage main { padding-top: clamp(1.5rem, 4vw, 2.5rem); }

.crumbs {
  display: flex; align-items: center; gap: .5em; flex-wrap: wrap;
  font-size: .68rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase;
  color: var(--ink-70); margin-bottom: 1.4rem;
}
.crumbs a { color: var(--accent-text); }
.crumbs a:hover { text-decoration: underline; }

.listings-head h1 { margin-bottom: 1rem; }
.listings-head { padding-bottom: 0; }

/* ---- filter bar ---- */
.filter-bar {
  display: flex; flex-direction: column; gap: .8rem;
  padding-top: clamp(1.4rem, 3vw, 2rem); padding-bottom: clamp(1.2rem, 2.5vw, 1.6rem);
  border-bottom: 1px solid var(--line);
}
.filter-row { display: flex; align-items: center; gap: .9rem; flex-wrap: wrap; }
.filter-label {
  font-size: .6rem; font-weight: 700; letter-spacing: .22em; text-transform: uppercase;
  color: var(--ink-70); min-width: 5.5em;
}
.chips { display: flex; gap: .5rem; flex-wrap: wrap; }
.chip {
  font-family: var(--font-body);
  font-size: .72rem; font-weight: 600; letter-spacing: .04em;
  color: var(--ink); background: none;
  border: 1px solid var(--line-strong); border-radius: 999px;
  padding: .55em 1.1em; cursor: pointer;
  transition: background .3s var(--ease-out), color .3s, border-color .3s;
}
.chip:hover { border-color: var(--accent); }
.chip.on { background: var(--accent); border-color: var(--accent); color: var(--bone); }
.chip-reset { border-style: dashed; }
.filter-actions { justify-content: space-between; }
.results-count {
  font-size: .68rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; color: var(--ink-70);
}

/* ---- listing cards (light-surface variant of the home card) ---- */
.listings-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(1.4rem, 3vw, 2.4rem); }
.lcard { display: flex; flex-direction: column; gap: .55rem; position: relative; }
.lc-media {
  position: relative; display: block; width: 100%; aspect-ratio: 16 / 11;
  overflow: clip; background: #e6e5dd; margin-bottom: .4rem;
}
.lc-media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease-out); }
.lcard:hover .lc-media img { transform: scale(1.04); }
.lc-media-empty { display: grid; place-items: center; border: 1px dashed var(--line-strong); }
.lc-media-empty span {
  font-size: .62rem; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; color: var(--ink-70);
}
.lc-badge {
  position: absolute; top: .7rem; left: .7rem; z-index: 2;
  font-size: .58rem; font-weight: 700; letter-spacing: .2em; text-transform: uppercase;
  background: var(--accent); color: var(--bone); border-radius: 999px; padding: .5em 1em;
}
.lc-sub { font-size: .6rem; font-weight: 700; letter-spacing: .22em; text-transform: uppercase; color: var(--accent-text); }
.lc-title { font-family: var(--font-display); font-weight: 400; font-size: clamp(1.2rem, 1.6vw, 1.45rem); line-height: 1.1; }
.lc-title a { color: inherit; }
.lc-title a:hover { color: var(--accent-text); }
.lc-loc { display: flex; align-items: center; gap: .4em; font-size: .8rem; font-weight: 400; color: var(--ink-70); }
.lc-loc svg { width: 1em; height: 1em; flex-shrink: 0; }
.lc-meta { display: flex; gap: 2rem; padding-top: .5rem; border-top: 1px solid var(--line); margin-top: .3rem; }
.lc-meta div { display: flex; flex-direction: column; gap: .25rem; }
.lc-meta .uf-k { color: var(--ink-70); }
.lc-meta .uf-v { font-family: var(--font-display); font-size: 1.05rem; }
.lc-foot { display: flex; align-items: flex-end; justify-content: space-between; gap: 1rem; flex-wrap: wrap; margin-top: .5rem; }
.lc-foot .unit-price b { color: var(--ink); font-size: 1.5rem; }
.lc-foot .unit-price span { color: var(--ink-70); }
.lc-foot .unit-rate { color: var(--ink-70); opacity: .8; }
.lc-foot .unit-view { color: var(--ink); border-color: var(--line-strong); }
.lc-foot .unit-view:hover { background: var(--accent); border-color: var(--accent); color: var(--bone); }
.no-results { margin-top: 2rem; color: var(--ink-70); }
.linkish { background: none; border: 0; padding: 0; font: inherit; color: var(--accent-text); text-decoration: underline; cursor: pointer; }

/* ---- unit page ---- */
.lp-head { padding-bottom: 0; }
.lp-badge { position: static; display: inline-block; margin-bottom: 1rem; }
.lp-sub { font-size: 1.05rem; color: var(--ink-70); margin: .5rem 0 .7rem; }
.lp-price { display: flex; align-items: baseline; gap: .5em; flex-wrap: wrap; margin-top: 1.4rem; }
.lp-price b { font-family: var(--font-display); font-weight: 400; font-size: clamp(2rem, 4vw, 3rem); line-height: 1; }
.lp-price > span { font-size: .7rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; color: var(--ink-70); }
.lp-price .unit-rate { color: var(--ink-70); }

.lp-gallery { display: grid; grid-template-columns: repeat(3, 1fr); gap: .7rem; margin-top: clamp(1.5rem, 3vw, 2.2rem); }
.lp-gallery img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; background: #e6e5dd; }
.lp-gallery img:first-child { grid-column: 1 / -1; aspect-ratio: 16 / 8; }
.lp-gallery-empty {
  margin-top: 2rem; padding: clamp(2rem, 5vw, 3.5rem); text-align: center;
  border: 1px dashed var(--line-strong); display: flex; flex-direction: column; align-items: center; gap: 1.2rem;
}
.lp-gallery-empty p { color: var(--ink-70); max-width: 32em; }

.lp-body { display: grid; grid-template-columns: 1.35fr 1fr; gap: clamp(2rem, 5vw, 4rem); align-items: start; }
.lp-about h2, .lp-side h2, .lp-amen h2 {
  font-family: var(--font-body);
  font-size: .66rem; font-weight: 700; letter-spacing: .22em; text-transform: uppercase;
  color: var(--ink-70); margin-bottom: 1rem;
}
.lp-about p { color: var(--ink-70); font-weight: 400; line-height: 1.75; }
.lp-amen { margin-top: 2.2rem; }
.lp-amen ul { list-style: none; display: grid; gap: .55rem; }
.lp-amen li { position: relative; padding-left: 1.3em; font-size: .95rem; font-weight: 400; }
.lp-amen li::before { content: ""; position: absolute; left: 0; top: .58em; width: 6px; height: 6px; background: var(--accent-soft); border-radius: 50%; }
.lp-details { display: grid; gap: 0; border-top: 1px solid var(--line); }
.lp-details > div { display: flex; justify-content: space-between; gap: 1.5rem; padding: .8rem 0; border-bottom: 1px solid var(--line); }
.lp-details dt { font-size: .62rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; color: var(--ink-70); }
.lp-details dd { font-family: var(--font-display); font-size: 1.05rem; text-align: right; }
.lp-cta { margin-top: 2rem; padding: 1.6rem; background: var(--pine); color: var(--bone); display: flex; flex-direction: column; gap: 1.1rem; align-items: flex-start; }
.lp-cta p { font-size: .92rem; font-weight: 400; color: rgba(241, 240, 233, .8); }
.lp-cta .link-arrow { color: var(--bone); }
.lp-cta .link-arrow::after { background: var(--bone); }

/* ---- residential ---- */
.res-hero { padding-bottom: 0; }
.res-note {
  margin-top: 1.6rem; padding: 1.2rem 1.4rem;
  border-left: 3px solid var(--accent-soft); background: rgba(78, 122, 90, .07);
  font-size: .95rem; font-weight: 400; color: var(--ink-70); max-width: 46em;
}

@media (max-width: 1000px) {
  .listings-grid { grid-template-columns: repeat(2, 1fr); }
  .lp-body { grid-template-columns: 1fr; }
}
@media (max-width: 640px) {
  .listings-grid { grid-template-columns: 1fr; }
  .lp-gallery { grid-template-columns: repeat(2, 1fr); }
  .lp-gallery img:first-child { aspect-ratio: 4 / 3; }
  .filter-label { min-width: 100%; }
  body.subpage .site-nav { display: none; }
}

/* listing cards: same rent-first order as the home cards */
.lc-sub a { color: var(--ink); font-weight: 700; }
.lc-sub a:hover { color: var(--accent-text); }
.lc-sub i { font-style: normal; opacity: .45; margin: 0 .15em; }
.lc-headline { display: flex; align-items: flex-start; justify-content: space-between; gap: 1rem; margin-top: .1rem; }
.lc-price { display: flex; align-items: baseline; gap: .45em; flex-wrap: wrap; }
.lc-price b { font-family: var(--font-display); font-weight: 400; font-size: clamp(1.45rem, 2vw, 1.7rem); color: var(--ink); }
.lc-price span { font-size: .64rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; color: var(--ink-70); }
.lcard .unit-rate { color: var(--ink-70); opacity: .85; margin-top: -.15rem; }
.lcard .unit-view { color: var(--ink); border-color: var(--line-strong); flex-shrink: 0; }
.lcard .unit-view:hover { background: var(--accent); border-color: var(--accent); color: var(--bone); }