:root{
  /* Brand palette */
  --navy:#191970;
  --concrete:#8c8378;
  --concrete-dark:#5b554e;
  --clay:#b4502e;

  /* Design tokens (mapped to brand palette) */
  --ink:var(--navy);
  --gray-900:var(--navy);
  --gray-600:var(--concrete-dark);
  --gray-400:var(--concrete);
  --gray-200:#e7e7e5;
  --gray-100:#f5f5f4;
  --paper:#ffffff;
  --red:var(--clay);
  --green:#16a34a;
  --radius-lg:20px;
  --radius-md:14px;
  --radius-sm:10px;
  --shadow-soft:0 20px 45px -20px rgba(25,25,112,0.18);
  --shadow-card:0 10px 30px -12px rgba(25,25,112,0.12);
}

*{box-sizing:border-box;}
html, body{
  overflow-x:hidden;
  max-width:100%;
}
html, body,
h1, h2, h3, h4, h5, h6,
p, a, span, div, button, input, select, textarea, label {
    font-family: 'Lora', serif !important;
}
html{scroll-behavior:auto;}
body{
  margin:0;
  font-family:"Hanken Grotesk",system-ui,-apple-system,Segoe UI,Roboto,sans-serif;
  color:var(--ink);
  background:var(--paper);
  -webkit-font-smoothing:antialiased;
}
a{color:inherit;text-decoration:none;}
ul{list-style:none;margin:0;padding:0;}
button{font-family:inherit;}
img{max-width:100%;display:block;}
h1,h2,h3,h4,h5,h6{
  font-family:"Playfair Display",Georgia,"Times New Roman",serif;
}

/* Homepage redesign (client-directed: sans-serif headings, near-black ink,
   non-white dotted background — scoped to .home so other pages are untouched) */
body.home{
  --ink:#121214;
  --heading-font:"Hanken Grotesk",system-ui,-apple-system,Segoe UI,Roboto,sans-serif;
  background-color:#fbfbfa;
  background-image:radial-gradient(rgba(0,0,0,0.08) 1px, transparent 1px);
  background-size:22px 22px;
}
.home h1,.home h2,.home h3{
  font-family:var(--heading-font);
  letter-spacing:-0.02em;
}

.page-container{max-width:1200px;margin:0 auto;padding:0 24px;}

/* Buttons */
.btn{
  display:inline-flex;align-items:center;gap:6px;
  padding:11px 20px;
  border-radius:999px;
  font-size:14px;font-weight:600;
  border:1px solid transparent;
  cursor:pointer;
  transition:transform .15s ease, background .15s ease, opacity .15s ease;
  white-space:nowrap;
}
.btn:hover{transform:translateY(-1px);}
.btn-dark{background:var(--ink);color:#fff;}
.btn-dark:hover{background:#000;}
.btn-ghost{background:transparent;color:var(--ink);border-color:var(--gray-200);}
.btn-ghost:hover{background:var(--gray-100);}
.btn-sm{padding:8px 16px;font-size:13px;}

/* Header */
.site-header{
  position:sticky;top:0;z-index:50;
  background:rgba(255,255,255,0.9);
  backdrop-filter:blur(10px);
  border-bottom:1px solid var(--gray-100);
  border-radius:0 0 24px 24px;
}
.header-inner{
  max-width:1200px;margin:0 auto;padding:14px 24px;
  display:flex;align-items:center;justify-content:space-between;gap:24px;
}
.logo{display:flex;align-items:center;flex-shrink:0;}
.logo img{height:54px;width:auto;}
.main-nav{display:flex;align-items:center;gap:22px;font-size:14px;font-weight:500;color:var(--gray-600);white-space:nowrap;}
.main-nav a{position:relative;transition:color .15s ease;}
.main-nav a:hover{color:var(--ink);}
.main-nav a.active{color:var(--ink);}
.main-nav a.active::after{
  content:"";position:absolute;left:0;right:0;bottom:-20px;height:2px;background:var(--ink);
}
.header-actions{display:flex;align-items:center;gap:10px;flex-shrink:0;}
.nav-toggle{display:none;flex-direction:column;gap:4px;background:none;border:none;cursor:pointer;padding:8px;}
.nav-toggle span{width:20px;height:2px;background:var(--ink);border-radius:2px;transition:transform .15s ease, opacity .15s ease;}

/* Nav dropdowns */
.nav-dropdown{position:relative;display:flex;align-items:center;padding-bottom:18px;margin-bottom:-18px;}
.nav-dropdown > a{display:flex;align-items:center;gap:5px;}
.nav-dropdown > a::before{
  content:"";
  width:0;height:0;
  border-left:4px solid transparent;
  border-right:4px solid transparent;
  border-top:5px solid currentColor;
  opacity:0.55;
  order:2;
}
.dropdown-menu{
  position:absolute;top:100%;left:50%;
  transform:translateX(-50%) translateY(4px);
  min-width:190px;
  background:#fff;
  border:1px solid var(--gray-100);
  border-radius:10px;
  box-shadow:var(--shadow-card);
  padding:8px;
  display:flex;flex-direction:column;gap:2px;
  opacity:0;visibility:hidden;pointer-events:none;
  transition:opacity .15s ease, transform .15s ease;
  z-index:60;
}
.dropdown-menu a{
  display:block;
  padding:9px 12px;border-radius:6px;
  white-space:nowrap;
  color:var(--gray-600);font-size:14px;
}
.dropdown-menu a:hover{background:var(--gray-100);color:var(--ink);}
.nav-dropdown:hover .dropdown-menu,
.nav-dropdown:focus-within .dropdown-menu{
  opacity:1;visibility:visible;pointer-events:auto;
  transform:translateX(-50%) translateY(0);
}

.mobile-panel{
  display:none;
  flex-direction:column;
  gap:18px;
  padding:8px 24px 22px;
  border-top:1px solid var(--gray-100);
}
.mobile-panel nav{display:flex;flex-direction:column;gap:16px;font-size:15px;font-weight:500;color:var(--gray-600);}
.mobile-panel nav a.active{color:var(--ink);font-weight:600;}
.mobile-nav-label{
  font-size:12px;font-weight:700;letter-spacing:0.04em;text-transform:uppercase;
  color:var(--gray-400);
  margin-top:4px;
}
.mobile-panel nav a.submenu-link{padding-left:12px;font-size:14px;}
.mobile-actions{display:flex;gap:10px;}
.mobile-actions .btn{flex:1;justify-content:center;}

.site-header.open .mobile-panel{display:flex;}
.site-header.open .nav-toggle span:nth-child(1){transform:translateY(6px) rotate(45deg);}
.site-header.open .nav-toggle span:nth-child(2){opacity:0;}
.site-header.open .nav-toggle span:nth-child(3){transform:translateY(-6px) rotate(-45deg);}

/* Hero */
.hero{
  position:relative;padding:56px 0 0;
  margin-bottom:40px;
  overflow:hidden;
}
.hero-map-bg{
  position:absolute;
  top:0;left:50%;
  width:100vw;height:100%;
  transform:translateX(-50%);
  z-index:0;
  pointer-events:none;
}
.hero-map-canvas{
  position:absolute;inset:0;
  background:#eae7e0;
  pointer-events:auto;
  filter:saturate(0.8) brightness(1.02) contrast(0.97);
}
.hero-map-fade{
  position:absolute;inset:0;
  pointer-events:none;
  background:linear-gradient(to bottom,
    rgba(251,251,250,1) 0%,
    rgba(251,251,250,0.98) 18%,
    rgba(251,251,250,0.92) 32%,
    rgba(251,251,250,0.68) 44%,
    rgba(251,251,250,0.32) 56%,
    rgba(251,251,250,0) 68%,
    rgba(251,251,250,0) 82%,
    rgba(251,251,250,0.92) 100%);
}
.hero-inner{position:relative;z-index:1;max-width:1200px;margin:0 auto;padding:0 24px;text-align:center;pointer-events:none;}
.hero-inner h1,
.hero-inner .hero-sub,
.hero-inner .search-bar{pointer-events:auto;}

h1{
  font-size:clamp(32px,5.4vw,58px);
  line-height:1.08;
  font-weight:700;
  letter-spacing:-0.02em;
  margin:0 0 20px;
}

.hero-sub{
  max-width:520px;margin:0 auto 32px;
  color:var(--gray-600);
  font-size:16px;line-height:1.6;
}

/* Search bar */
.search-bar{
  max-width:640px;margin:0 auto 40px;
  background:#fff;
  border:1px solid rgba(255,255,255,0.6);
  border-radius:999px;
  padding:8px 8px 8px 24px;
  display:flex;align-items:center;
  box-shadow:0 25px 60px -15px rgba(15,15,20,0.35), 0 10px 25px -8px rgba(15,15,20,0.18);
  gap:8px;
}
.search-field{flex:1;text-align:left;min-width:0;}
.search-field label{
  display:block;font-size:11.5px;color:var(--gray-400);font-weight:500;margin-bottom:2px;
}
.search-field select{
  border:none;background:transparent;font-size:14px;font-weight:600;color:var(--ink);
  padding:0;width:100%;appearance:none;cursor:pointer;
}
.divider{width:1px;height:34px;background:var(--gray-200);flex-shrink:0;}
.search-btn{
  width:44px;height:44px;border-radius:50%;
  background:var(--ink);border:none;cursor:pointer;
  display:flex;align-items:center;justify-content:center;
  flex-shrink:0;transition:background .15s ease;
}
.search-btn:hover{background:#000;}

/* Map stage (pins + property card float here, full-bleed width) */
.map-stage{
  position:relative;
  left:50%;width:100vw;
  transform:translateX(-50%);
  height:460px;
  margin-top:8px;
  z-index:1;
  pointer-events:none;
}
.map-stage > *{pointer-events:auto;}
.map-label{
  position:absolute;
  font-size:12px;color:var(--gray-400);font-weight:500;
  white-space:nowrap;
}
.map-label.big{font-size:15px;color:var(--gray-600);font-weight:600;}

.map-pin{
  position:absolute;
  width:38px;height:38px;border-radius:50%;
  background:#fff;border:2px solid #fff;
  box-shadow:var(--shadow-card);
  display:flex;align-items:center;justify-content:center;
  overflow:hidden;
}
@media (max-width:640px){
  .map-pin{width:28px;height:28px;border-width:1.5px;}
}
.map-pin-pop{
  width:100%;height:100%;
  display:flex;align-items:center;justify-content:center;
  transform:scale(1);
  opacity:1;
  transition:transform .4s cubic-bezier(.34,1.56,.64,1), opacity .25s ease;
  transition-delay:var(--pin-delay, 0s);
}
.map-pin-pop.pin-enter{
  transform:scale(0);
  opacity:0;
}
.map-pin-pop img{width:100%;height:100%;object-fit:cover;border-radius:50%;transition:transform .15s ease;}
.map-pin:hover .map-pin-pop img{transform:scale(1.1);}
.map-pin.active{
  width:40px;height:40px;
  background:var(--ink);color:#fff;
  font-weight:700;font-size:14px;
  border:none;
}

.property-card{
  position:absolute;
  top:8%;left:50%;transform:translateX(-50%);
  width:280px;
  background:#fff;
  border-radius:var(--radius-lg);
  box-shadow:var(--shadow-soft);
  overflow:hidden;
  text-align:left;
}
.property-thumb{
  height:150px;
  position:relative;
  background:var(--gray-100);
}
.property-thumb img{width:100%;height:100%;object-fit:cover;}
.badge-new{
  position:absolute;top:12px;right:12px;
  background:#fff;color:var(--ink);
  font-size:11px;font-weight:700;
  padding:4px 10px;border-radius:999px;
}
.property-body{padding:16px 18px 18px;}
.property-body h3{margin:0 0 6px;font-size:15px;font-weight:700;}
.property-loc{margin:0 0 6px;font-size:12.5px;color:var(--gray-600);}
.property-specs{margin:0 0 12px;font-size:12px;color:var(--gray-600);}
.property-foot{display:flex;align-items:center;justify-content:space-between;gap:10px;}
.price{font-size:14.5px;font-weight:700;}
.price em{color:var(--green);font-style:normal;font-weight:600;font-size:12.5px;}

/* Client logo bar */
.gallery-section{
  position:relative;left:50%;width:100vw;transform:translateX(-50%);
  margin-top:8px;
  background:var(--gray-100);
  padding:40px 0 44px;
  text-align:center;
}
.gallery-section h2{
  font-size:clamp(22px,2.4vw,28px);
  font-weight:700;letter-spacing:-0.01em;
  margin:0 0 28px;
}
.home .gallery-section h2::before{
  content:"";
  display:block;
  width:40px;height:4px;border-radius:999px;
  background:var(--red);
  margin:0 auto 16px;
}
.gallery-track{
  overflow:hidden;
  mask-image:linear-gradient(to right, transparent, #000 6%, #000 94%, transparent);
  -webkit-mask-image:linear-gradient(to right, transparent, #000 6%, #000 94%, transparent);
}
.gallery-track-inner{
  display:flex;
  align-items:center;
  gap:56px;
  width:max-content;
  animation:gallery-scroll 40s linear infinite;
}
.gallery-track:hover .gallery-track-inner{animation-play-state:paused;}
@keyframes gallery-scroll{
  from{transform:translateX(0);}
  to{transform:translateX(-50%);}
}
@media (prefers-reduced-motion:reduce){
  .gallery-track-inner{animation:none;}
}
.gallery-item{
  flex:0 0 auto;
  height:48px;
  display:flex;align-items:center;
}
.gallery-item img{
  display:block;
  max-height:100%;max-width:140px;
  width:auto;height:auto;
  object-fit:contain;
}

/* Stats */
.stats-bar{
  display:flex;flex-wrap:wrap;
  justify-content:center;
  gap:0;
  max-width:520px;
  margin:0 auto;
  padding:56px 0 24px;
}
.stat{
  display:flex;flex-direction:column;align-items:center;text-align:center;
  flex:1 1 0;
  padding:0 32px;
  position:relative;
}
.stat + .stat::before{
  content:"";
  position:absolute;left:0;top:6px;bottom:6px;
  width:1px;background:var(--gray-200);
}
.stat strong{
  font-size:38px;font-weight:800;letter-spacing:-0.02em;
  background:linear-gradient(135deg, var(--ink), var(--gray-600));
  -webkit-background-clip:text;background-clip:text;color:transparent;
}
.stat span{font-size:11px;color:var(--gray-400);font-weight:600;letter-spacing:0.04em;margin-top:6px;line-height:1.4;}

/* Value section */
.value-section{padding:8px 0 96px;}
.value-inner{
  display:grid;
  grid-template-columns:minmax(260px,380px) 1fr;
  gap:56px;
  align-items:center;
}
.eyebrow{color:var(--red);font-size:13px;font-weight:600;margin:0 0 14px;}
.value-left{max-width:380px;text-align:left;}
.value-left h2{
  font-size:clamp(28px,3.4vw,40px);
  line-height:1.15;font-weight:700;letter-spacing:-0.01em;
  margin:0 0 18px;
}
.value-left h2::before{
  content:"";
  display:block;
  width:44px;height:4px;border-radius:999px;
  background:var(--red);
  margin:0 0 18px;
}
.value-copy{color:var(--gray-600);font-size:16px;line-height:1.7;margin:0 0 28px;}

/* Value section — icon cards (2-up, with the 3rd spanning full width) */
.value-cards{
  display:grid;
  grid-template-columns:1fr 1fr;
  gap:16px;
}
.value-card{
  background:#fff;
  border:1px solid var(--gray-200);
  border-radius:var(--radius-md);
  padding:22px;
  box-shadow:var(--shadow-card);
  transition:box-shadow .2s ease, transform .2s ease;
}
.value-card:hover{box-shadow:var(--shadow-soft);transform:translateY(-3px);}
.value-card:last-child{grid-column:1 / -1;}
.value-card .icon-badge{margin-bottom:16px;}
.value-card h4{margin:0 0 8px;font-size:15px;font-weight:700;line-height:1.35;}
.value-card p{margin:0;font-size:13px;color:var(--gray-600);line-height:1.6;}

/* Bottom-wide card: text left, small square team-photo slideshow right */
.value-card-photo{display:flex;align-items:center;justify-content:space-between;gap:20px;}
.value-card-photo-text{flex:1;min-width:0;}

/* Fast-paced crossfade of team headshots — photo above, name/title below (not overlaid) */
.team-slider{
  position:relative;flex-shrink:0;
  width:150px;height:196px;
}
.team-slide{
  position:absolute;inset:0;
  display:flex;flex-direction:column;align-items:center;
  opacity:0;
  transition:opacity .5s ease;
}
.team-slide.active{opacity:1;z-index:1;}
.team-slide-photo{
  width:150px;height:150px;
  border-radius:18px;
  overflow:hidden;
  box-shadow:var(--shadow-card);
  margin-bottom:10px;
}
.team-slide-photo img{width:100%;height:100%;object-fit:cover;display:block;}
.team-slide-caption{
  text-align:center;
  font-size:13px;font-weight:700;color:var(--ink);
  line-height:1.3;
}
.team-slide-caption em{display:block;font-style:normal;font-weight:500;font-size:11.5px;color:var(--gray-600);margin-top:1px;}

@media (max-width:860px){
  .value-inner{grid-template-columns:1fr;gap:32px;}
  .value-left{max-width:700px;margin:0 auto;text-align:center;}
  .value-left h2::before{margin:0 auto 18px;}
}
@media (max-width:640px){
  .value-cards{grid-template-columns:1fr;}
  .value-card:last-child{grid-column:auto;}
  .team-slider{width:110px;height:148px;}
  .team-slide-photo{width:110px;height:110px;border-radius:15px;}
}

.icon-badge{
  width:32px;height:32px;border-radius:9px;
  background:var(--ink);
  display:flex;align-items:center;justify-content:center;
  margin-bottom:14px;
  flex-shrink:0;
}
.icon-badge.sm{width:36px;height:36px;border-radius:10px;}

/* Shared section head */
.section-head{
  display:flex;justify-content:space-between;align-items:flex-end;gap:24px;
  margin-bottom:36px;
}
.section-head h2{
  font-size:clamp(24px,2.6vw,32px);
  line-height:1.25;font-weight:700;letter-spacing:-0.01em;margin:0;
}
.home .section-head h2::before{
  content:"";
  display:block;
  width:40px;height:4px;border-radius:999px;
  background:var(--red);
  margin-bottom:14px;
}
.section-head-center{flex-direction:column;align-items:center;text-align:center;}
.home .section-head-center h2::before{margin:0 auto 14px;}
.section-head-actions{display:flex;align-items:center;gap:20px;flex-shrink:0;}
.link-arrow{font-size:14px;font-weight:600;white-space:nowrap;}
.link-arrow:hover{text-decoration:underline;}
.carousel-nav{display:flex;gap:8px;}
.carousel-btn{
  width:36px;height:36px;border-radius:50%;
  border:none;background:rgba(15,15,16,0.55);backdrop-filter:blur(4px);
  box-shadow:0 4px 14px rgba(15,15,16,0.18);
  font-size:18px;line-height:1;color:#fff;
  cursor:pointer;display:flex;align-items:center;justify-content:center;
  transition:background .15s ease;
}
.carousel-btn:hover{background:rgba(15,15,16,0.8);}

/* Featured properties */
.properties-section{padding:40px 0 96px;}
.properties-carousel{position:relative;}
.carousel-btn.track-nav{
  position:absolute;top:75px;translate:0 -50%;z-index:3;
}
.carousel-btn.track-nav.prev{left:12px;}
.carousel-btn.track-nav.next{right:12px;}
.properties-track{
  display:flex;
  gap:16px;
  overflow-x:auto;
  scroll-snap-type:x mandatory;
  padding-bottom:4px;
  scrollbar-width:none;
}
.properties-track::-webkit-scrollbar{display:none;}
.listing-card{
  background:#fff;border:1px solid var(--gray-200);
  border-radius:var(--radius-md);
  overflow:hidden;
  flex:0 0 auto;
  width:250px;
  scroll-snap-align:start;
}
.listing-thumb{height:150px;position:relative;background:var(--gray-100);}
.listing-thumb img{width:100%;height:100%;object-fit:cover;}
.badge-tag{
  position:absolute;top:12px;left:12px;
  background:var(--ink);color:#fff;
  font-size:11px;font-weight:700;
  padding:4px 10px;border-radius:999px;
}
.badge-tag.red{background:var(--red);}
.badge-tag.purple{background:#7c3aed;}
.listing-body{padding:14px 16px 16px;}
.listing-body h4{margin:0 0 6px;font-size:14.5px;font-weight:700;}
.listing-loc{margin:0 0 6px;font-size:12px;color:var(--gray-600);}
.listing-specs{margin:0 0 12px;font-size:11.5px;color:var(--gray-600);}
.listing-foot{display:flex;align-items:baseline;gap:6px;}
.listing-foot .price{font-size:13.5px;}

/* IG-style story bubbles */
.stories-inline{text-align:center;margin-bottom:28px;}
.stories-inline .eyebrow{margin-bottom:12px;}
.rec-indicator{
  display:inline-flex;align-items:center;gap:7px;
  margin:0 0 12px;
  font-size:12px;font-weight:700;letter-spacing:0.06em;text-transform:uppercase;
  color:var(--gray-400);
}
.rec-dot{
  width:8px;height:8px;border-radius:50%;
  background:var(--red);
  animation:recPulse 1.6s ease-in-out infinite;
}
.rec-ig-icon{
  width:15px;height:15px;border-radius:4px;
  object-fit:cover;
  display:inline-block;
}
@keyframes recPulse{
  0%, 100%{opacity:1;box-shadow:0 0 0 0 rgba(180,80,46,0.45);}
  50%{opacity:0.55;box-shadow:0 0 0 5px rgba(180,80,46,0);}
}
@media (prefers-reduced-motion: reduce){
  .rec-dot{animation:none;}
}
.stories-row{
  display:flex;
  justify-content:center;
  gap:20px;
  overflow-x:auto;
  padding:4px 4px 4px;
  scrollbar-width:none;
}
.stories-row::-webkit-scrollbar{display:none;}
.story-bubble{
  display:flex;flex-direction:column;align-items:center;gap:8px;
  background:none;border:none;cursor:pointer;font-family:inherit;
  flex:0 0 auto;width:78px;
}
.story-ring{
  width:68px;height:68px;border-radius:50%;
  padding:3px;
  background:linear-gradient(135deg,#f97316,#dc2626,#7c3aed);
  display:flex;align-items:center;justify-content:center;
  transition:transform .15s ease;
}
.story-bubble:hover .story-ring{transform:scale(1.06);}
.story-ring img{
  width:100%;height:100%;border-radius:50%;
  object-fit:cover;
  border:2.5px solid #fff;
  display:block;
}
.story-label{
  font-size:11px;font-weight:600;color:var(--ink);
  text-align:center;line-height:1.3;
  display:-webkit-box;-webkit-line-clamp:2;-webkit-box-orient:vertical;overflow:hidden;
}
.stories-row.compact{gap:16px;}
.stories-row.compact .story-bubble{width:56px;gap:0;}
.stories-row.compact .story-ring{width:52px;height:52px;padding:2px;}
.stories-row.compact .story-label{display:none;}

/* IG-style story viewer */
.story-viewer{
  position:fixed;inset:0;
  background:rgba(10,10,12,0.92);
  display:none;
  align-items:center;justify-content:center;
  z-index:300;
  padding:24px;
}
.story-viewer.open{display:flex;}
.story-viewer-inner{
  position:relative;
  width:min(400px, calc(100vw - 48px));
  height:min(calc(100vh - 48px), 720px);
  background:#000;
  border-radius:16px;
  overflow:hidden;
  box-shadow:0 30px 80px rgba(0,0,0,0.5);
}
#story-video{width:100%;height:100%;object-fit:contain;background:#000;display:block;}
.story-progress{
  position:absolute;top:12px;left:12px;right:12px;
  display:flex;gap:5px;z-index:3;
}
.story-progress span{
  flex:1;height:3px;border-radius:999px;
  background:rgba(255,255,255,0.3);
  overflow:hidden;
}
.story-progress span i{
  display:block;height:100%;width:0%;
  background:#fff;
}
.story-title{
  position:absolute;top:26px;left:14px;right:50px;z-index:3;
  color:#fff;font-size:13px;font-weight:600;
  margin:0;
  text-shadow:0 1px 4px rgba(0,0,0,0.5);
}
.story-close{
  position:absolute;top:16px;right:12px;z-index:4;
  width:30px;height:30px;border-radius:50%;
  background:rgba(0,0,0,0.45);color:#fff;border:none;
  font-size:15px;cursor:pointer;
  display:flex;align-items:center;justify-content:center;
}
.story-nav{
  position:absolute;top:0;bottom:0;width:34%;
  background:none;border:none;cursor:pointer;z-index:2;
}
.story-nav.prev{left:0;}
.story-nav.next{right:0;}

/* Services (advantages) */
.advantages-section{padding:24px 0 96px;}
.advantages-track{
  display:flex;
  gap:16px;
  overflow-x:auto;
  scroll-snap-type:x mandatory;
  padding-bottom:4px;
  scrollbar-width:none;
}
.advantages-track::-webkit-scrollbar{display:none;}
.adv-card{
  background:var(--gray-100);
  border-radius:var(--radius-md);
  padding:22px;
  flex:0 0 auto;
  width:270px;
  scroll-snap-align:start;
}
.adv-card h4{margin:0 0 8px;font-size:15px;font-weight:700;line-height:1.35;}
.adv-card p{margin:0;font-size:12.5px;color:var(--gray-600);line-height:1.55;}

/* CTA */
.cta-section{
  margin:0 -24px 96px;
  padding:72px 24px;
  text-align:center;
  background:
    radial-gradient(ellipse at 50% 120%, rgba(255,196,120,0.22), transparent 60%),
    var(--gray-100);
  position:relative;
  overflow:hidden;
}
.cta-section::after{
  content:"";
  position:absolute;inset:0;
  background:
    radial-gradient(ellipse at 50% 120%, rgba(130,150,255,0.22), transparent 60%),
    #14151f;
  opacity:0;
  z-index:0;
  animation:ctaSkyCycle 22s ease-in-out infinite;
}
.cta-section::before{
  content:"";
  position:absolute;left:0;right:0;bottom:0;height:150px;
  z-index:1;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 200 140'%3E%3Cg fill='%230f0f10' fill-opacity='0.12'%3E%3Crect x='0' y='100' width='14' height='40'/%3E%3Crect x='14' y='85' width='10' height='55'/%3E%3Crect x='26' y='105' width='16' height='35'/%3E%3Crect x='44' y='70' width='8' height='70'/%3E%3Crect x='54' y='90' width='20' height='50'/%3E%3Crect x='76' y='50' width='12' height='90'/%3E%3Crect x='79' y='30' width='2' height='20'/%3E%3Crect x='90' y='75' width='18' height='65'/%3E%3Crect x='110' y='95' width='10' height='45'/%3E%3Crect x='122' y='40' width='22' height='100'/%3E%3Crect x='131' y='18' width='2' height='22'/%3E%3Crect x='146' y='80' width='14' height='60'/%3E%3Crect x='162' y='105' width='10' height='35'/%3E%3Crect x='174' y='65' width='16' height='75'/%3E%3Crect x='192' y='90' width='8' height='50'/%3E%3C/g%3E%3C/svg%3E");
  background-repeat:repeat-x;
  background-position:bottom left;
  background-size:auto 100%;
  mask-image:linear-gradient(to top, black, transparent);
  -webkit-mask-image:linear-gradient(to top, black, transparent);
  animation:ctaSkylineCycle 22s ease-in-out infinite;
}
@keyframes ctaSkyCycle{
  0%, 32%{opacity:0;}
  50%, 82%{opacity:1;}
  100%{opacity:0;}
}
@keyframes ctaSkylineCycle{
  0%, 32%{filter:none;}
  50%, 82%{filter:invert(1) brightness(1.7) opacity(0.55);}
  100%{filter:none;}
}
@keyframes ctaHeadingCycle{
  0%, 32%{color:var(--ink);}
  50%, 82%{color:#fff;}
  100%{color:var(--ink);}
}
@keyframes ctaCopyCycle{
  0%, 32%{color:var(--gray-600);}
  50%, 82%{color:rgba(255,255,255,0.72);}
  100%{color:var(--gray-600);}
}
@keyframes ctaGhostCycle{
  0%, 32%{color:var(--ink);border-color:var(--gray-200);}
  50%, 82%{color:#fff;border-color:rgba(255,255,255,0.4);}
  100%{color:var(--ink);border-color:var(--gray-200);}
}
@media (prefers-reduced-motion: reduce){
  .cta-section::after, .cta-section::before,
  .cta-inner h2, .cta-copy, .cta-actions .btn-ghost{animation:none;}
}
.cta-inner{position:relative;z-index:2;max-width:560px;margin:0 auto;}
.cta-inner h2{
  font-size:clamp(26px,3vw,34px);font-weight:700;letter-spacing:-0.01em;margin:0 0 14px;
  animation:ctaHeadingCycle 22s ease-in-out infinite;
}
.home .cta-inner h2::before{
  content:"";
  display:block;
  width:40px;height:4px;border-radius:999px;
  background:var(--red);
  margin:0 auto 16px;
}
.cta-copy{
  color:var(--gray-600);font-size:15px;line-height:1.7;margin:0 0 28px;
  animation:ctaCopyCycle 22s ease-in-out infinite;
}
.cta-actions{display:flex;gap:12px;justify-content:center;flex-wrap:wrap;}
.cta-actions .btn-ghost{animation:ctaGhostCycle 22s ease-in-out infinite;}

/* Team */
.page #teamSection.team-section {
  padding: 0 !important;
}
.team-intro{max-width:720px;color:var(--gray-600);font-size:15px;line-height:1.7;margin:-16px 0 40px;}
.team-grid{
  display:grid;
  grid-template-columns:repeat(3,1fr);
  gap:20px;
}
.team-card{
  display:block;
  background:var(--gray-100);
  border-radius:var(--radius-md);
  padding:24px;
  text-align:left;
  transition:transform .15s ease;
}
.team-card:hover{transform:translateY(-2px);}
.team-card img{
  width:64px;height:64px;border-radius:50%;
  object-fit:cover;margin-bottom:16px;
}
.team-card h4{margin:0 0 4px;font-size:16px;font-weight:700;}
.team-role{margin:0 0 12px;font-size:13px;font-weight:600;color:var(--red);}
.team-bio{margin:0;font-size:13px;color:var(--gray-600);line-height:1.6;}

/* Testimonials */
.testimonials-section{padding:0 0 96px;}
.testimonials-track{
  display:grid;
  grid-template-columns:repeat(3,1fr);
  gap:16px;
}
.testimonial-card{
  background:var(--gray-100);
  border-radius:var(--radius-md);
  padding:24px;
}
.stars{color:#f5a623;font-size:13px;letter-spacing:2px;margin-bottom:14px;}
.testimonial-card p{margin:0 0 20px;font-size:14px;line-height:1.6;color:var(--ink);}
.testimonial-person strong{display:block;font-size:13.5px;font-weight:700;}
.testimonial-person span{font-size:12px;color:var(--gray-600);}

/* Footer */
.site-footer{
  border-top:1px solid var(--gray-100);
  padding:56px 0 0;
}
.footer-grid{
  display:grid;
  grid-template-columns:1.4fr 1fr;
  gap:32px;
  padding-bottom:40px;
}
.footer-logo{height:64px;width:auto;margin-bottom:14px;}
.footer-grid > div:first-child p{font-size:13.5px;color:var(--gray-600);line-height:1.6;max-width:320px;}
.footer-grid h3{margin:0 0 14px;font-size:13px;font-weight:700;}
.footer-grid a{display:block;font-size:13.5px;color:var(--gray-600);margin-bottom:10px;}
.footer-grid a:hover{color:var(--ink);}
.footer-grid p{font-size:13.5px;color:var(--gray-600);margin:0 0 8px;line-height:1.5;}
.footer-bottom{
  border-top:1px solid var(--gray-100);
  padding:20px 0;
  display:flex;justify-content:space-between;flex-wrap:wrap;gap:8px;
  font-size:12px;color:var(--gray-400);
}

/* Subpage hero */
.subpage-hero{padding:48px 0 40px;text-align:center;}
.subpage-hero .eyebrow{text-align:center;}
.subpage-hero h1{font-size:clamp(28px,4vw,44px);margin:0 0 14px;}
.subpage-hero p{max-width:560px;margin:0 auto;color:var(--gray-600);font-size:15px;line-height:1.7;}

/* Properties search map */
.properties-map{
  position:relative;
  left:50%;width:100vw;
  transform:translateX(-50%);
  height:520px;
  margin:0 0 32px;
  overflow:hidden;
}
.map-pin.map-pin-btn{cursor:pointer;border:none;padding:0;}

/* Rich showcase popup (mirrors the .property-card treatment) */
.maplibregl-popup{max-width:230px !important;}
.maplibregl-popup-content{
  font-family:"Hanken Grotesk",system-ui,sans-serif;
  padding:0;border-radius:var(--radius-lg);
  box-shadow:var(--shadow-soft);
  overflow:hidden;
}
.maplibregl-popup-close-button{
  color:#fff;font-size:18px;padding:4px 8px;right:2px;top:2px;
  text-shadow:0 1px 3px rgba(0,0,0,0.4);
}
.map-popup-card{width:220px;text-align:left;position:relative;}
.map-popup-close{
  position:absolute;top:6px;left:6px;z-index:2;
  width:26px;height:26px;border:0;border-radius:50%;
  background:rgba(15,15,16,0.72);color:#fff;
  font-size:20px;line-height:24px;padding:0;cursor:pointer;
}
.map-popup-close:hover{background:var(--ink);}
.map-popup-thumb{height:120px;position:relative;background:var(--gray-100);}
.map-popup-thumb img{width:100%;height:100%;object-fit:cover;}
.map-popup-thumb .badge-new{
  position:absolute;top:10px;right:10px;
  background:#fff;color:var(--ink);
  font-size:10.5px;font-weight:700;
  padding:3px 9px;border-radius:999px;
}
.map-popup-body{padding:12px 14px 14px;}
.map-popup-body h3{margin:0 0 5px;font-size:13.5px;font-weight:700;line-height:1.3;}
.map-popup-body p{margin:0 0 4px;font-size:11.5px;color:var(--gray-600);line-height:1.4;}
.map-popup-foot{display:flex;align-items:center;justify-content:space-between;gap:8px;margin-top:8px;}
.map-popup-foot .price{font-size:12.5px;font-weight:700;}
.map-popup-foot .btn{padding:6px 12px;font-size:11.5px;}

/* Filter bar (Properties / Closed Deals) */
.filter-bar{
  display:flex;flex-wrap:wrap;align-items:center;gap:8px;
  background:#fff;border:1px solid var(--gray-200);border-radius:var(--radius-md);
  padding:16px;margin-bottom:40px;box-shadow:var(--shadow-card);
}
.filter-field{flex:1 1 140px;min-width:130px;}
.filter-field label{display:block;font-size:11.5px;color:var(--gray-400);font-weight:600;margin-bottom:4px;text-transform:uppercase;letter-spacing:0.02em;}
.filter-field select,.filter-field input{
  width:100%;border:1px solid var(--gray-200);background:var(--gray-100);
  border-radius:var(--radius-sm);padding:10px 12px;font-size:13.5px;font-weight:600;color:var(--ink);
  font-family:inherit;appearance:none;cursor:pointer;
}
.filter-field input{cursor:text;font-weight:500;}
.filter-bar .btn{flex-shrink:0;align-self:flex-end;}

/* Listings grid (full Properties page) */
.page-section{padding:24px 0 96px;}
.results-meta{display:flex;justify-content:space-between;align-items:center;margin-bottom:24px;font-size:13.5px;color:var(--gray-600);}
.results-meta strong{color:var(--ink);}
.listings-grid{
  display:grid;
  grid-template-columns:repeat(3,1fr);
  gap:20px;
}
.listings-grid .listing-card{width:auto;}
.listings-grid .listing-card a.card-link{position:absolute;inset:0;z-index:1;}
.listing-card{position:relative;}
.empty-state{
  display:none;
  text-align:center;padding:64px 24px;color:var(--gray-600);
  background:var(--gray-100);border-radius:var(--radius-md);font-size:14px;line-height:1.7;
}
.empty-state.show{display:block;}
.listings-grid.hidden{display:none;}

/* Property detail */
.detail-gallery{margin:0 -24px 32px;}
.detail-hero-fig{position:relative;height:420px;background:var(--gray-100);}
.detail-hero-fig img{width:100%;height:100%;object-fit:cover;display:block;}
.detail-hero-counter{
  position:absolute;bottom:14px;right:14px;z-index:2;
  background:rgba(15,15,16,0.65);color:#fff;
  font-size:12px;font-weight:600;
  padding:5px 11px;border-radius:999px;
}
.detail-thumbs{
  display:flex;gap:10px;
  overflow-x:auto;
  padding:12px 24px 0;
  scrollbar-width:none;
}
.detail-thumbs::-webkit-scrollbar{display:none;}
.detail-thumb{
  flex:0 0 auto;width:76px;height:56px;
  padding:0;border:2px solid transparent;border-radius:var(--radius-sm);
  overflow:hidden;cursor:pointer;background:none;
  opacity:0.6;transition:opacity .15s ease, border-color .15s ease;
}
.detail-thumb img{width:100%;height:100%;object-fit:cover;display:block;}
.detail-thumb:hover{opacity:0.85;}
.detail-thumb.active{opacity:1;border-color:var(--ink);}
.detail-hero-nav{
  position:absolute;top:50%;translate:0 -50%;z-index:2;
  width:36px;height:36px;border-radius:50%;
  border:none;background:rgba(15,15,16,0.55);color:#fff;
  font-size:20px;line-height:1;cursor:pointer;
  display:flex;align-items:center;justify-content:center;
  transition:background .15s ease;
}
.detail-hero-nav:hover{background:rgba(15,15,16,0.8);}
.detail-hero-nav.prev{left:14px;}
.detail-hero-nav.next{right:14px;}
.detail-head{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap;margin:24px 0 32px;}
.detail-head h1{font-size:clamp(24px,3vw,34px);margin:0 0 8px;}
.detail-head .loc{color:var(--gray-600);font-size:14.5px;}
.badge-tag.static{position:static;display:inline-block;margin-bottom:10px;}
.detail-layout{display:grid;grid-template-columns:1.7fr 1fr;gap:40px;align-items:start;}
.section-label{font-size:12px;font-weight:700;letter-spacing:0.06em;text-transform:uppercase;color:var(--gray-400);margin:0 0 14px;}
.spec-table{border:1px solid var(--gray-200);border-radius:var(--radius-md);overflow:hidden;margin-bottom:32px;}
.spec-row{display:grid;grid-template-columns:1fr 1fr;gap:16px;padding:12px 16px;font-size:13.5px;}
.spec-row:nth-child(even){background:var(--gray-100);}
.spec-row span{color:var(--gray-600);}
.spec-row strong{font-weight:700;text-align:left;}
.downloads-list{display:flex;flex-direction:column;gap:2px;margin-bottom:32px;}
.download-link{
  display:flex;align-items:center;gap:10px;
  padding:12px 4px;
  border-bottom:1px solid var(--gray-200);
  font-size:13.5px;font-weight:600;color:var(--ink);
  background:none;border-left:none;border-right:none;border-top:none;
  width:100%;text-align:left;cursor:pointer;
}
.download-link:last-child{border-bottom:none;}
.download-link:hover{color:var(--red);}
.detail-address{color:var(--gray-600);font-size:13.5px;margin:0 0 6px;}
.fact-grid{
  display:grid;grid-template-columns:repeat(4,1fr);gap:16px;
  background:var(--gray-100);border-radius:var(--radius-md);padding:20px;margin-bottom:32px;
}
.fact-grid div span{display:block;font-size:11px;color:var(--gray-400);font-weight:600;text-transform:uppercase;margin-bottom:4px;}
.fact-grid div strong{font-size:15px;font-weight:700;}
.detail-content h2{font-size:19px;font-weight:700;margin:0 0 14px;}
.detail-content p.body-copy{color:var(--gray-600);font-size:14.5px;line-height:1.75;margin:0 0 32px;}
.property-gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:12px;margin-bottom:32px;}
.property-gallery img{width:100%;height:130px;object-fit:cover;border-radius:var(--radius-sm);}
.detail-map{height:220px;border-radius:var(--radius-md);overflow:hidden;margin-bottom:32px;}
.broker-card{
  display:flex;align-items:center;gap:16px;
  background:var(--gray-100);border-radius:var(--radius-md);padding:20px;margin-bottom:32px;
}
.broker-card img{width:56px;height:56px;border-radius:50%;object-fit:cover;flex-shrink:0;}
.broker-card h4{margin:0 0 2px;font-size:15px;font-weight:700;}
.broker-card p{margin:0 0 6px;font-size:12.5px;color:var(--gray-600);}
.broker-card a{font-size:13px;font-weight:600;text-decoration:underline;}
.doc-actions{display:flex;flex-wrap:wrap;gap:10px;}

/* Sticky lead form */
.form-card{
  background:var(--gray-100);border-radius:var(--radius-md);
  padding:26px;position:sticky;top:96px;
}
.form-card h3{margin:0 0 6px;font-size:17px;font-weight:700;}
.form-card p.form-sub{margin:0 0 20px;font-size:13px;color:var(--gray-600);line-height:1.5;}
.form-field{margin-bottom:14px;}
.form-field label{display:block;font-size:12.5px;font-weight:600;margin-bottom:6px;}
.form-field input,.form-field select,.form-field textarea{
  width:100%;border:1px solid var(--gray-200);background:#fff;
  border-radius:var(--radius-sm);padding:11px 13px;font-size:13.5px;color:var(--ink);
  font-family:inherit;resize:vertical;
}
.form-field textarea{min-height:96px;}
.form-card .btn{width:100%;justify-content:center;margin-top:6px;}
.form-note{margin:14px 0 0;font-size:11.5px;color:var(--gray-400);text-align:center;}

/* Share-to-phone modal (property detail pages) */
.share-modal{position:fixed;inset:0;z-index:300;display:flex;align-items:center;justify-content:center;padding:20px;}
.share-modal[hidden]{display:none;}
.share-modal-backdrop{position:absolute;inset:0;background:rgba(15,15,20,0.55);}
.share-modal-card{
  position:relative;background:#fff;border-radius:var(--radius-lg);
  padding:32px;max-width:400px;width:100%;box-shadow:var(--shadow-soft);
}
.share-modal-close{
  position:absolute;top:14px;right:14px;
  width:32px;height:32px;border-radius:50%;border:none;
  background:var(--gray-100);color:var(--ink);font-size:18px;line-height:1;cursor:pointer;
}
.share-modal-card h3{margin:0 0 6px;font-size:19px;font-weight:700;}
.share-modal-sub{margin:0 0 22px;color:var(--gray-600);font-size:13px;line-height:1.5;}
.share-modal-form .btn{width:100%;justify-content:center;margin-top:4px;}
.share-modal-success{margin:14px 0 0;color:var(--red);font-weight:600;font-size:13.5px;text-align:center;}

/* Standalone contact / lead page card (non-sticky, wider) */
.contact-layout{display:grid;grid-template-columns:1fr 1fr;gap:48px;align-items:start;}
.info-list{margin:28px 0 0;}
.info-row{display:flex;gap:14px;padding:16px 0;border-top:1px solid var(--gray-200);}
.info-row:first-child{border-top:none;}
.info-row .icon-badge{margin-bottom:0;}
.info-row h4{margin:0 0 4px;font-size:14px;font-weight:700;}
.info-row p{margin:0;font-size:13.5px;color:var(--gray-600);line-height:1.6;}
.contact-map{height:220px;border-radius:var(--radius-md);margin-top:24px;overflow:hidden;position:relative;}

/* Closed deals */
.deals-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:20px;}
.deal-card{
  display:flex;gap:18px;background:var(--gray-100);border-radius:var(--radius-md);
  padding:18px;align-items:center;
}
.deal-thumb{width:110px;height:88px;border-radius:var(--radius-sm);overflow:hidden;flex-shrink:0;background:#fff;}
.deal-thumb img{width:100%;height:100%;object-fit:cover;}
.deal-card .badge-tag{position:static;display:inline-block;margin-bottom:8px;background:var(--green);}
.deal-card h4{margin:0 0 4px;font-size:14.5px;font-weight:700;}
.deal-card p{margin:0;font-size:12.5px;color:var(--gray-600);}

/* Resources / articles */
.articles-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;}
.article-card{background:var(--gray-100);border-radius:var(--radius-md);overflow:hidden;}
.article-thumb{height:120px;background:linear-gradient(135deg,#e7e7ea,#f4f4f6);position:relative;}
.article-card .cat-tag{position:absolute;top:12px;left:12px;background:var(--ink);color:#fff;font-size:10.5px;font-weight:700;padding:4px 10px;border-radius:999px;}
.article-body{padding:18px 20px 20px;}
.article-body h4{margin:0 0 8px;font-size:15px;font-weight:700;line-height:1.35;}
.article-body p{margin:0;font-size:13px;color:var(--gray-600);line-height:1.6;}
.offmarket-section{
  margin-top:24px;
  background:var(--ink);color:#fff;border-radius:var(--radius-lg);
  padding:48px;display:grid;grid-template-columns:1fr 1fr;gap:40px;align-items:center;
}
.offmarket-section.newsletter{grid-template-columns:1fr auto;}
.offmarket-section.newsletter .search-bar{width:100%;}
.offmarket-section.newsletter .search-field{min-width:0;}
.offmarket-section h2{color:#fff;font-size:clamp(22px,2.6vw,30px);margin:0 0 14px;}
.offmarket-section p{color:rgba(255,255,255,0.7);font-size:14.5px;line-height:1.7;margin:0;}
.offmarket-section .form-card{background:rgba(255,255,255,0.06);position:static;}
.offmarket-section .form-field input,.offmarket-section .form-field select,.offmarket-section .form-field textarea{
  background:rgba(255,255,255,0.9);border-color:transparent;
}
.offmarket-section .form-card h3{color:#fff;}
.offmarket-section .form-card p.form-sub{color:rgba(255,255,255,0.65);}
.offmarket-section .btn-dark{background:#fff;color:var(--ink);}
.offmarket-section .btn-dark:hover{background:#f1f1f1;}

/* Services detail */
.service-detail{
  display:grid;grid-template-columns:80px 1fr;gap:24px;
  padding:32px 0;border-top:1px solid var(--gray-200);
}
.service-detail:first-of-type{border-top:none;}
.service-detail .icon-badge{
  width:56px;height:56px;border-radius:14px;margin-bottom:0;
  color:#fff;font-size:20px;font-weight:700;
  font-family:"Hanken Grotesk",system-ui,sans-serif;
  flex-shrink:0;
}
.service-detail h3{margin:0 0 10px;font-size:20px;font-weight:700;}
.service-detail p{margin:0;color:var(--gray-600);font-size:14.5px;line-height:1.75;max-width:640px;}

/* Company page bios */
.about-copy{max-width:760px;color:var(--gray-600);font-size:15.5px;line-height:1.8;margin:0 0 64px;}
.bio-card{
  display:grid;grid-template-columns:120px 1fr;gap:24px;
  padding:32px 0;border-top:1px solid var(--gray-200);
  scroll-margin-top:110px;
}
.bio-card:first-of-type{border-top:none;}
.bio-card img{width:120px;height:120px;border-radius:var(--radius-md);object-fit:cover;}
.bio-card h3{margin:0 0 2px;font-size:19px;font-weight:700;}
.bio-card .team-role{margin:0 0 14px;}
.bio-card p.bio-copy{margin:0;color:var(--gray-600);font-size:14.5px;line-height:1.75;}

/* Responsive */
@media (max-width:1080px){
  .main-nav{display:none;}
  .header-actions{display:none;}
  .nav-toggle{display:flex;}
}
@media (max-width:900px){
  .search-bar{flex-wrap:wrap;border-radius:24px;padding:14px;gap:12px;}
  .divider{display:none;}
  .search-field{flex:1 1 40%;}
  .search-btn{margin-left:auto;}
  .map{height:520px;}
  .property-card{width:88%;}
  .section-head{flex-direction:column;align-items:flex-start;gap:16px;}
  .section-head-center{align-items:center;}
  .adv-card{width:70%;min-width:220px;}
  .listing-card{width:78%;min-width:230px;}
  .team-grid{grid-template-columns:1fr;}
  .testimonials-track{grid-template-columns:1fr 1fr;}
  .footer-grid{grid-template-columns:1fr 1fr;}

  .listings-grid{grid-template-columns:1fr 1fr;}
  .detail-layout{grid-template-columns:1fr;}
  .form-card{position:static;}
  .fact-grid{grid-template-columns:1fr 1fr;}
  .property-gallery{grid-template-columns:1fr 1fr;}
  .contact-layout{grid-template-columns:1fr;}
  .deals-grid{grid-template-columns:1fr;}
  .articles-grid{grid-template-columns:1fr 1fr;}
  .offmarket-section{grid-template-columns:1fr;padding:32px;}
  .offmarket-section.newsletter{grid-template-columns:1fr;}
  .service-detail{grid-template-columns:56px 1fr;}
  .bio-card{grid-template-columns:88px 1fr;}
  .bio-card img{width:88px;height:88px;}
}
@media (max-width:560px){
  .stat{padding:0 12px;}
  .stat strong{font-size:26px;}
  .stat span{font-size:9px;}
  .cta-section{margin:0 -24px 72px;padding:56px 24px;}
  .testimonials-track{grid-template-columns:1fr;}
  .footer-grid{grid-template-columns:1fr;}
  .footer-bottom{justify-content:center;text-align:center;}

  .listings-grid{grid-template-columns:1fr;}
  .filter-bar{flex-direction:column;align-items:stretch;gap:12px;padding:14px;}
  .filter-field{flex:none;width:100%;min-width:0;}
  .filter-bar .btn{width:100%;justify-content:center;}
  .fact-grid{grid-template-columns:1fr 1fr;}
  .property-gallery{grid-template-columns:1fr;}
  .articles-grid{grid-template-columns:1fr;}
  .service-detail{grid-template-columns:1fr;}
  .service-detail .icon-badge{margin-bottom:12px;}
  .bio-card{grid-template-columns:1fr;}
  .bio-card img{width:72px;height:72px;}
}

/* ════════════════════════════════════════════════════════════
   V2 design system — animated nav, navy palette, redesigned
   homepage hero/value/team sections. Loaded after the base
   rules above, so these win wherever selectors overlap.
   ════════════════════════════════════════════════════════════ */
:root{
  --navy:#191970;
  --concrete:#8c8378;
  --concrete-dark:#5b554e;
  --clay:#b4502e;
  --ink:#121214;
  --gray-900:#121214;
  --gray-600:#5b554e;
  --gray-400:#8c8378;
  --gray-200:#e7e7e5;
  --gray-100:#f5f5f4;
  --paper:#ffffff;
  --red:var(--clay);
  --green:#16a34a;
  --radius-lg:20px;
  --radius-md:14px;
  --radius-sm:10px;
  --shadow-soft:0 20px 45px -20px rgba(25,25,112,0.18);
  --shadow-card:0 10px 30px -12px rgba(25,25,112,0.12);
}

*{box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{
  margin:0;
  font-family:"Hanken Grotesk",system-ui,-apple-system,Segoe UI,Roboto,sans-serif;
  color:var(--ink);
  background:var(--paper);
  -webkit-font-smoothing:antialiased;
}
a{color:inherit;text-decoration:none;}
ul{list-style:none;margin:0;padding:0;}
button{font-family:inherit;}
img{max-width:100%;display:block;}
h1,h2,h3,h4,h5,h6{
  font-family:"Hanken Grotesk",system-ui,-apple-system,Segoe UI,Roboto,sans-serif;
  letter-spacing:-0.02em;
  color:var(--navy);
}

/* ─── Buttons ────────────────────────────────────────────── */
.btn{
  display:inline-flex;align-items:center;gap:6px;
  padding:11px 20px;
  border-radius:999px;
  font-size:14px;font-weight:600;
  border:1px solid transparent;
  cursor:pointer;
  transition:transform .15s ease, background .15s ease, opacity .15s ease;
  white-space:nowrap;
}
.btn:hover{transform:translateY(-1px);}
.btn-dark{background:var(--navy);color:#fff;}
.btn-dark:hover{background:#0f0f50;}
.btn-ghost{background:transparent;color:var(--navy);border-color:var(--navy);}
.btn-ghost:hover{background:rgba(25,25,112,0.06);}
.btn-header{
  position:relative;
  background:rgba(255,255,255,0.08);color:#fff;
  border:1px solid rgba(255,255,255,0.14);
  overflow:hidden;
}
.btn-header::after{
  content:"";
  position:absolute;inset:0;
  background:linear-gradient(110deg,
    transparent 0%, rgba(255,255,255,0.12) 45%, transparent 100%
  );
  background-size:200% 100%;
  background-position:-100% 0;
  transition:background-position 0.6s ease;
}
.btn-header:hover{background:rgba(255,255,255,0.14);}
.btn-header:hover::after{background-position:150% 0;}
.btn-sm{padding:8px 16px;font-size:13px;}

/* ─── Layout container ───────────────────────────────────── */
.section-inner{
  max-width:1400px;margin:0 auto;padding:0 48px;
}
@media (max-width:768px){
  .section-inner{padding:0 24px;}
}

/* ─── Header (dark, animated) ───────────────────────────── */
@keyframes navBgFlow {
  0%   { background-position:0% 50%;   }   /* deep navy      */
  20%  { background-position:40% 50%;  }   /* easing toward indigo */
  35%  { background-position:55% 50%;  }   /* rich indigo/purple   */
  50%  { background-position:75% 50%;  }   /* dark teal            */
  65%  { background-position:88% 50%;  }   /* warm burgundy        */
  80%  { background-position:95% 50%;  }   /* easing back          */
  100% { background-position:0% 50%;   }   /* back to deep navy    */
}
@keyframes navLineFlow {
  0%   { background-position:200% 0; }
  100% { background-position:-200% 0; }
}
.site-header{
  position:sticky;top:0;z-index:50;
  /* 6-stop gradient: navy → indigo → dark teal → burgundy → back */
  background:linear-gradient(110deg,
    rgba(6,8,20,0.98)   0%,
    rgba(6,8,20,0.98)   8%,
    rgba(24,10,58,0.98) 20%,   /* deep indigo/purple */
    rgba(6,8,20,0.98)   32%,
    rgba(5,32,38,0.98)  44%,   /* dark teal          */
    rgba(6,8,20,0.98)   56%,
    rgba(38,8,22,0.98)  68%,   /* deep burgundy      */
    rgba(6,8,20,0.98)   80%,
    rgba(14,8,40,0.98)  90%,   /* indigo again       */
    rgba(6,8,20,0.98)   100%
  );
  background-size:500% 500%;
  animation:navBgFlow 22s ease-in-out infinite;
  backdrop-filter:blur(18px);
}
.site-header::after{
  content:"";
  position:absolute;bottom:0;left:0;right:0;height:1px;
  background:linear-gradient(90deg,
    transparent 0%,
    rgba(180,80,46,0.0) 5%,
    rgba(180,80,46,0.6) 25%,
    rgba(140,110,240,0.45) 50%,
    rgba(180,80,46,0.4) 75%,
    rgba(180,80,46,0.0) 95%,
    transparent 100%
  );
  background-size:200% 100%;
  animation:navLineFlow 6s linear infinite;
}
.header-inner{
  max-width:1400px;margin:0 auto;padding:14px 48px;
  display:flex;align-items:center;justify-content:space-between;gap:24px;
}
.logo{display:flex;align-items:center;flex-shrink:0;}
.logo img{
  height:50px;width:auto;
  filter:brightness(0) invert(1);
}
.main-nav{
  display:flex;align-items:center;gap:22px;
  font-size:12px;font-weight:600;
  letter-spacing:0.07em;text-transform:uppercase;
  color:rgba(255,255,255,0.6);
  white-space:nowrap;
}
.main-nav a{position:relative;transition:color .15s ease;}
.main-nav a:hover{color:#fff;}
.main-nav a.active{color:#fff;}
.main-nav a.active::after{
  content:"";position:absolute;left:-4px;right:-4px;bottom:-22px;height:2px;
  background:linear-gradient(90deg, rgba(180,80,46,0.3), rgba(180,80,46,0.95), rgba(140,110,240,0.5));
  border-radius:999px;
  box-shadow:0 0 8px rgba(180,80,46,0.4);
}
.header-actions{display:flex;align-items:center;gap:10px;flex-shrink:0;}
.nav-toggle{display:none;flex-direction:column;gap:4px;background:none;border:none;cursor:pointer;padding:8px;}
.nav-toggle span{width:20px;height:2px;background:#fff;border-radius:2px;transition:transform .15s ease, opacity .15s ease;}

/* Nav dropdowns */
.nav-dropdown{position:relative;display:flex;align-items:center;padding-bottom:18px;margin-bottom:-18px;}
.nav-dropdown > a{display:flex;align-items:center;gap:5px;}
.nav-dropdown > a::before{
  content:"";
  width:0;height:0;
  border-left:4px solid transparent;
  border-right:4px solid transparent;
  border-top:5px solid currentColor;
  opacity:0.55;
  order:2;
}
.dropdown-menu{
  position:absolute;top:100%;left:50%;
  transform:translateX(-50%) translateY(4px);
  min-width:190px;
  background:#1a1b2e;
  border:1px solid rgba(255,255,255,0.08);
  border-radius:10px;
  box-shadow:0 20px 40px rgba(0,0,0,0.4);
  padding:8px;
  display:flex;flex-direction:column;gap:2px;
  opacity:0;visibility:hidden;pointer-events:none;
  transition:opacity .15s ease, transform .15s ease;
  z-index:60;
}
.dropdown-menu a{
  display:block;
  padding:9px 12px;border-radius:6px;
  white-space:nowrap;
  color:rgba(255,255,255,0.6);font-size:12px;
  letter-spacing:0.07em;text-transform:uppercase;
}
.dropdown-menu a:hover{background:rgba(255,255,255,0.07);color:#fff;}
.nav-dropdown:hover .dropdown-menu,
.nav-dropdown:focus-within .dropdown-menu{
  opacity:1;visibility:visible;pointer-events:auto;
  transform:translateX(-50%) translateY(0);
}

/* Mobile panel */
.mobile-panel{
  display:none;
  flex-direction:column;
  gap:18px;
  padding:8px 24px 22px;
  background:rgba(13,14,31,0.98);
  border-top:1px solid rgba(255,255,255,0.06);
}
.mobile-panel nav{display:flex;flex-direction:column;gap:16px;font-size:13px;font-weight:600;letter-spacing:0.06em;text-transform:uppercase;color:rgba(255,255,255,0.6);}
.mobile-panel nav a.active{color:#fff;font-weight:700;}
.mobile-nav-label{
  font-size:11px;font-weight:700;letter-spacing:0.04em;text-transform:uppercase;
  color:rgba(255,255,255,0.3);
  margin-top:4px;
}
.mobile-panel nav a.submenu-link{padding-left:12px;font-size:12px;}
.mobile-actions{display:flex;gap:10px;}
.mobile-actions .btn{flex:1;justify-content:center;}

.site-header.open .mobile-panel{display:flex;}
.site-header.open .nav-toggle span:nth-child(1){transform:translateY(6px) rotate(45deg);}
.site-header.open .nav-toggle span:nth-child(2){opacity:0;}
.site-header.open .nav-toggle span:nth-child(3){transform:translateY(-6px) rotate(-45deg);}

/* ─── Page background (dotted, like v1) ──────────────────── */
body.home{
  background-color:#fbfbfa;
  background-image:radial-gradient(rgba(0,0,0,0.08) 1px, transparent 1px);
  background-size:22px 22px;
}

/* ─── Hero + Map Zone ────────────────────────────────────── */
.hero-map-zone{
  position:relative;
  background:#fbfbfa; /* prevents body-dots from bleeding through hero gradient */
}

/* Map is first child — defines zone height, acts as background */
.hero-map-zone .listings-map-canvas{
  height:960px;
  filter:saturate(1.5) brightness(1.05) contrast(1.02);
}

/* Hero floats above map at top of zone — clean gradient, no dots over map */
.hero{
  position:absolute;
  top:0;left:0;right:0;
  z-index:2;
  padding:72px 0 60px;
  background:linear-gradient(to bottom,
    rgba(251,251,250,1)    0%,
    rgba(251,251,250,1)    38%,
    rgba(251,251,250,0.96) 52%,
    rgba(251,251,250,0.78) 62%,
    rgba(251,251,250,0.3)  73%,
    transparent            82%
  );
  pointer-events:none;
}
.hero-inner,
.hero-inner *{ pointer-events:auto; }

.hero-inner{
  max-width:1400px;margin:0 auto;padding:0 48px;
  text-align:center;
  position:relative;z-index:1;
}

h1{
  font-size:clamp(32px,5.4vw,62px);
  line-height:1.08;
  font-weight:800;
  letter-spacing:-0.03em;
  margin:0 0 20px;
}
.hero-sub{
  max-width:520px;margin:0 auto 32px;
  color:var(--gray-600);
  font-size:16px;line-height:1.6;
  text-shadow:0 0 18px rgba(251,251,250,1),0 0 8px rgba(251,251,250,1);
}

/* Search bar */
.search-bar{
  max-width:660px;margin:0 auto;
  background:#fff;
  border:1px solid rgba(255,255,255,0.6);
  border-radius:999px;
  padding:8px 8px 8px 24px;
  display:flex;align-items:center;
  box-shadow:0 15px 35px -15px rgba(0,0,0,0.25), 0 5px 13px -8px rgba(0,0,0,0.13);
  gap:8px;
}
.search-field{flex:1;text-align:left;min-width:0;}
.search-field label{
  display:block;font-size:11.5px;color:var(--gray-400);font-weight:500;margin-bottom:2px;
}
.search-field select{
  border:none;background:transparent;font-size:14px;font-weight:600;color:var(--ink);
  padding:0;width:100%;appearance:none;cursor:pointer;
}
.divider{width:1px;height:34px;background:var(--gray-200);flex-shrink:0;}
.search-btn{
  width:44px;height:44px;border-radius:50%;
  background:var(--ink);border:none;cursor:pointer;
  display:flex;align-items:center;justify-content:center;
  flex-shrink:0;transition:background .15s ease;
}
.search-btn:hover{background:#000;}

/* ─── Stats bar ──────────────────────────────────────────── */
.stats-bar{
  display:flex;flex-wrap:wrap;
  justify-content:center;
  gap:0;
  max-width:720px;
  margin:0 auto;
  padding:56px 0 24px;
}
.stat{
  display:flex;flex-direction:column;align-items:center;text-align:center;
  flex:1 1 0;
  padding:0 36px;
  position:relative;
}
.stat + .stat::before{
  content:"";
  position:absolute;left:0;top:6px;bottom:6px;
  width:1px;background:var(--gray-200);
}
.stat strong{
  font-size:40px;font-weight:800;letter-spacing:-0.02em;
  color:var(--navy);
}
.stat span{
  font-size:11px;color:var(--gray-400);
  font-weight:600;letter-spacing:0.05em;
  text-transform:uppercase;
  margin-top:8px;line-height:1.5;
}

/* ─── Value section ──────────────────────────────────────── */
.value-section{padding:56px 0 64px;background:var(--paper);}
.value-inner{
  max-width:1080px;margin:0 auto;padding:0 48px;
  display:grid;
  grid-template-columns:minmax(240px,300px) 1fr;
  gap:56px;
  align-items:start;
}
.value-left{max-width:300px;}
.value-left h2{
  font-size:clamp(26px,3vw,38px);
  line-height:1.1;font-weight:800;letter-spacing:-0.02em;
  margin:0 0 12px;
}
.value-left h2::before{
  content:"";
  display:block;
  width:44px;height:4px;border-radius:999px;
  background:var(--red);
  margin:0 0 18px;
}
.value-copy{color:var(--gray-600);font-size:15px;line-height:1.6;margin:0 0 20px;}

/* Value cards grid */
.value-cards{
  display:grid;
  grid-template-columns:1fr 1fr;
  gap:16px;
}
/* Relationship-Driven (first card) spans full width on top */
.value-card:first-child{grid-column:1 / -1;}
/* Reset: the other cards are side by side */
.value-card:last-child{grid-column:auto;}

.value-card{
  background:#fff;
  border:1px solid var(--gray-200);
  border-radius:var(--radius-md);
  padding:16px 20px;
  box-shadow:var(--shadow-card);
  transition:box-shadow .2s ease, transform .2s ease;
}
.value-card:hover{box-shadow:var(--shadow-soft);transform:translateY(-3px);}
.value-card .icon-badge{margin-bottom:10px;}
.value-card h4{margin:0 0 6px;font-size:14.5px;font-weight:700;line-height:1.35;}
.value-card p{margin:0;font-size:13px;color:var(--gray-600);line-height:1.55;}

/* Bottom-wide card: text left, team-photo slideshow right */
.value-card-photo{display:flex;align-items:center;justify-content:space-between;gap:24px;}
.value-card-photo-text{flex:1;min-width:0;}

/* Team headshot crossfade — portrait photo + name/title below */
.team-slider{
  position:relative;flex-shrink:0;
  width:120px;height:162px;
}
.team-slide{
  position:absolute;inset:0;
  display:flex;flex-direction:column;align-items:center;
  opacity:0;
  transition:opacity .5s ease;
}
.team-slide.active{opacity:1;z-index:1;}
.team-slide-photo{
  width:120px;height:120px;
  border-radius:16px;
  overflow:hidden;
  box-shadow:0 8px 24px -6px rgba(25,25,112,0.15);
  margin-bottom:8px;
}
.team-slide-photo img{width:100%;height:100%;object-fit:cover;display:block;}
.team-slide-caption{
  text-align:center;
  font-size:13px;font-weight:700;color:var(--ink);
  line-height:1.3;
}
.team-slide-caption em{display:block;font-style:normal;font-weight:500;font-size:11.5px;color:var(--gray-600);margin-top:1px;}

.icon-badge{
  width:32px;height:32px;border-radius:9px;
  background:var(--ink);
  display:flex;align-items:center;justify-content:center;
  margin-bottom:14px;
  flex-shrink:0;
}
.icon-badge.sm{width:36px;height:36px;border-radius:10px;}

/* ─── Listings map (directly under hero) ─────────────────── */
.listings-map-canvas{
  width:100%;
  height:500px;
  display:block;
  /* more vibrant than the original desaturated hero map */
  filter:saturate(1.5) brightness(1.05) contrast(1.02);
}

/* ─── Client logo gallery ──────────────────────────────────── */
.gallery-section{
  background:var(--gray-100);
  padding:48px 0 52px;
  text-align:center;
}
.gallery-section h2{
  font-size:clamp(20px,2.2vw,26px);
  font-weight:700;letter-spacing:-0.01em;
  margin:0 0 28px;
}
.gallery-section h2::before{
  content:"";
  display:block;
  width:40px;height:4px;border-radius:999px;
  background:var(--red);
  margin:0 auto 16px;
}
.gallery-track{
  overflow:hidden;
  mask-image:linear-gradient(to right, transparent, #000 6%, #000 94%, transparent);
  -webkit-mask-image:linear-gradient(to right, transparent, #000 6%, #000 94%, transparent);
}
.gallery-track-inner{
  display:flex;
  align-items:center;
  gap:56px;
  width:max-content;
  animation:gallery-scroll 40s linear infinite;
}
.gallery-track:hover .gallery-track-inner{animation-play-state:paused;}
@keyframes gallery-scroll{
  from{transform:translateX(0);}
  to{transform:translateX(-50%);}
}
@media (prefers-reduced-motion:reduce){
  .gallery-track-inner{animation:none;}
}
.gallery-item{
  flex:0 0 auto;
  height:48px;
  display:flex;align-items:center;
}
.gallery-item img{
  display:block;
  max-height:100%;max-width:140px;
  width:auto;height:auto;
  object-fit:contain;
}

/* ─── Shared section head ─────────────────────────────────── */
.section-head{
  display:flex;justify-content:space-between;align-items:flex-end;gap:24px;
  margin-bottom:36px;
}
.section-head h2{
  font-size:clamp(24px,2.6vw,32px);
  line-height:1.25;font-weight:800;letter-spacing:-0.02em;margin:0;
}
.section-head h2::before{
  content:"";
  display:block;
  width:40px;height:4px;border-radius:999px;
  background:var(--red);
  margin-bottom:14px;
}
.section-head-center{flex-direction:column;align-items:center;text-align:center;}
.section-head-center h2::before{margin:0 auto 14px;}
.section-head-actions{display:flex;align-items:center;gap:20px;flex-shrink:0;}
.link-arrow{font-size:14px;font-weight:600;white-space:nowrap;}
.link-arrow:hover{text-decoration:underline;}
.carousel-btn{
  width:36px;height:36px;border-radius:50%;
  border:none;background:rgba(15,15,16,0.55);backdrop-filter:blur(4px);
  box-shadow:0 4px 14px rgba(15,15,16,0.18);
  font-size:18px;line-height:1;color:#fff;
  cursor:pointer;display:flex;align-items:center;justify-content:center;
  transition:background .15s ease;
}
.carousel-btn:hover{background:rgba(15,15,16,0.8);}

/* ─── Featured properties ─────────────────────────────────── */
.properties-section{padding:72px 0 96px;}
.properties-section .section-inner{max-width:1400px;margin:0 auto;padding:0 48px;}
.properties-carousel{position:relative;}
.carousel-btn.track-nav{
  position:absolute;top:75px;translate:0 -50%;z-index:3;
}
.carousel-btn.track-nav.prev{left:12px;}
.carousel-btn.track-nav.next{right:12px;}
.properties-track{
  display:flex;
  gap:16px;
  overflow-x:auto;
  scroll-snap-type:x mandatory;
  padding-bottom:4px;
  scrollbar-width:none;
}
.properties-track::-webkit-scrollbar{display:none;}
.listing-card{
  background:#fff;border:1px solid var(--gray-200);
  border-radius:var(--radius-md);
  overflow:hidden;
  flex:0 0 auto;
  width:260px;
  scroll-snap-align:start;
  position:relative;
}
.listing-thumb{height:155px;position:relative;background:var(--gray-100);}
.listing-thumb img{width:100%;height:100%;object-fit:cover;}
.badge-tag{
  position:absolute;top:12px;left:12px;
  background:var(--ink);color:#fff;
  font-size:11px;font-weight:700;
  padding:4px 10px;border-radius:999px;
}
.badge-tag.red{background:var(--red);}
.badge-tag.purple{background:#7c3aed;}
.listing-body{padding:14px 16px 16px;}
.listing-body h4{margin:0 0 6px;font-size:14.5px;font-weight:700;}
.listing-loc{margin:0 0 6px;font-size:12px;color:var(--gray-600);}
.listing-specs{margin:0 0 12px;font-size:11.5px;color:var(--gray-600);}
.listing-foot{display:flex;align-items:baseline;gap:6px;}
.listing-foot .price{font-size:13.5px;font-weight:700;}

/* IG stories */
.stories-inline{text-align:center;margin-bottom:28px;}
.rec-indicator{
  display:inline-flex;align-items:center;gap:7px;
  margin:0 0 12px;
  font-size:12px;font-weight:700;letter-spacing:0.06em;text-transform:uppercase;
  color:var(--gray-400);
}
.rec-dot{
  width:8px;height:8px;border-radius:50%;
  background:var(--red);
  animation:recPulse 1.6s ease-in-out infinite;
}
.rec-ig-icon{width:15px;height:15px;border-radius:4px;object-fit:cover;display:inline-block;}
@keyframes recPulse{
  0%, 100%{opacity:1;box-shadow:0 0 0 0 rgba(180,80,46,0.45);}
  50%{opacity:0.55;box-shadow:0 0 0 5px rgba(180,80,46,0);}
}
@media (prefers-reduced-motion: reduce){.rec-dot{animation:none;}}
.stories-row{
  display:flex;justify-content:center;gap:20px;
  overflow-x:auto;padding:4px;scrollbar-width:none;
}
.stories-row::-webkit-scrollbar{display:none;}
.story-bubble{
  display:flex;flex-direction:column;align-items:center;gap:8px;
  background:none;border:none;cursor:pointer;font-family:inherit;
  flex:0 0 auto;width:78px;
}
.story-ring{
  width:68px;height:68px;border-radius:50%;
  padding:3px;
  background:linear-gradient(135deg,#f97316,#dc2626,#7c3aed);
  display:flex;align-items:center;justify-content:center;
  transition:transform .15s ease;
}
.story-bubble:hover .story-ring{transform:scale(1.06);}
.story-ring img{width:100%;height:100%;border-radius:50%;object-fit:cover;border:2.5px solid #fff;display:block;}
.story-label{font-size:11px;font-weight:600;color:var(--ink);text-align:center;line-height:1.3;}
.stories-row.compact{gap:16px;}
.stories-row.compact .story-bubble{width:56px;gap:0;}
.stories-row.compact .story-ring{width:52px;height:52px;padding:2px;}
.stories-row.compact .story-label{display:none;}

/* IG story viewer */
.story-viewer{
  position:fixed;inset:0;
  background:rgba(10,10,12,0.92);
  display:none;align-items:center;justify-content:center;
  z-index:300;padding:24px;
}
.story-viewer.open{display:flex;}
.story-viewer-inner{
  position:relative;
  width:min(400px, calc(100vw - 48px));
  height:min(calc(100vh - 48px), 720px);
  background:#000;border-radius:16px;overflow:hidden;
  box-shadow:0 30px 80px rgba(0,0,0,0.5);
}
#story-video{width:100%;height:100%;object-fit:contain;background:#000;display:block;}
.story-progress{position:absolute;top:12px;left:12px;right:12px;display:flex;gap:5px;z-index:3;}
.story-progress span{flex:1;height:3px;border-radius:999px;background:rgba(255,255,255,0.3);overflow:hidden;}
.story-progress span i{display:block;height:100%;width:0%;background:#fff;}
.story-title{position:absolute;top:26px;left:14px;right:50px;z-index:3;color:#fff;font-size:13px;font-weight:600;margin:0;text-shadow:0 1px 4px rgba(0,0,0,0.5);}
.story-close{position:absolute;top:16px;right:12px;z-index:4;width:30px;height:30px;border-radius:50%;background:rgba(0,0,0,0.45);color:#fff;border:none;font-size:15px;cursor:pointer;display:flex;align-items:center;justify-content:center;}
.story-nav{position:absolute;top:0;bottom:0;width:34%;background:none;border:none;cursor:pointer;z-index:2;}
.story-nav.prev{left:0;}
.story-nav.next{right:0;}

/* ─── CTA section (same dynamic as original) ─────────────── */
.cta-section{
  padding:80px 0;
  text-align:center;
  background:
    radial-gradient(ellipse at 50% 120%, rgba(255,196,120,0.22), transparent 60%),
    var(--gray-100);
  position:relative;
  overflow:hidden;
}
.cta-section::after{
  content:"";
  position:absolute;inset:0;
  background:
    radial-gradient(ellipse at 50% 120%, rgba(130,150,255,0.22), transparent 60%),
    #14151f;
  opacity:0;z-index:0;
  animation:ctaSkyCycle 22s ease-in-out infinite;
}
.cta-section::before{
  content:"";
  position:absolute;left:0;right:0;bottom:0;height:150px;
  z-index:1;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 200 140'%3E%3Cg fill='%230f0f10' fill-opacity='0.12'%3E%3Crect x='0' y='100' width='14' height='40'/%3E%3Crect x='14' y='85' width='10' height='55'/%3E%3Crect x='26' y='105' width='16' height='35'/%3E%3Crect x='44' y='70' width='8' height='70'/%3E%3Crect x='54' y='90' width='20' height='50'/%3E%3Crect x='76' y='50' width='12' height='90'/%3E%3Crect x='79' y='30' width='2' height='20'/%3E%3Crect x='90' y='75' width='18' height='65'/%3E%3Crect x='110' y='95' width='10' height='45'/%3E%3Crect x='122' y='40' width='22' height='100'/%3E%3Crect x='131' y='18' width='2' height='22'/%3E%3Crect x='146' y='80' width='14' height='60'/%3E%3Crect x='162' y='105' width='10' height='35'/%3E%3Crect x='174' y='65' width='16' height='75'/%3E%3Crect x='192' y='90' width='8' height='50'/%3E%3C/g%3E%3C/svg%3E");
  background-repeat:repeat-x;background-position:bottom left;background-size:auto 100%;
  mask-image:linear-gradient(to top, black, transparent);
  -webkit-mask-image:linear-gradient(to top, black, transparent);
  animation:ctaSkylineCycle 22s ease-in-out infinite;
}
@keyframes ctaSkyCycle{0%,32%{opacity:0;}50%,82%{opacity:1;}100%{opacity:0;}}
@keyframes ctaSkylineCycle{0%,32%{filter:none;}50%,82%{filter:invert(1) brightness(1.7) opacity(0.55);}100%{filter:none;}}
@keyframes ctaHeadingCycle{0%,32%{color:var(--ink);}50%,82%{color:#fff;}100%{color:var(--ink);}}
@keyframes ctaCopyCycle{0%,32%{color:var(--gray-600);}50%,82%{color:rgba(255,255,255,0.72);}100%{color:var(--gray-600);}}
@keyframes ctaGhostCycle{0%,32%{color:var(--ink);border-color:var(--gray-200);}50%,82%{color:#fff;border-color:rgba(255,255,255,0.4);}100%{color:var(--ink);border-color:var(--gray-200);}}
@media (prefers-reduced-motion: reduce){
  .cta-section::after,.cta-section::before,.cta-inner h2,.cta-copy,.cta-actions .btn-ghost{animation:none;}
}
.cta-inner{position:relative;z-index:2;max-width:600px;margin:0 auto;padding:0 48px;}
.cta-inner h2{
  font-size:clamp(26px,3vw,38px);font-weight:800;letter-spacing:-0.02em;margin:0 0 14px;
  animation:ctaHeadingCycle 22s ease-in-out infinite;
}
.cta-inner h2::before{
  content:"";display:block;width:40px;height:4px;border-radius:999px;
  background:var(--red);margin:0 auto 16px;
}
.cta-copy{color:var(--gray-600);font-size:15px;line-height:1.7;margin:0 0 28px;animation:ctaCopyCycle 22s ease-in-out infinite;}
.cta-actions{display:flex;gap:12px;justify-content:center;flex-wrap:wrap;}
.cta-actions .btn-ghost{animation:ctaGhostCycle 22s ease-in-out infinite;}

/* ─── Testimonials ────────────────────────────────────────── */
.testimonials-section{padding:72px 0 96px;}
.testimonials-section .section-inner{max-width:1400px;margin:0 auto;padding:0 48px;}
.testimonials-track{
  display:grid;
  grid-template-columns:repeat(3,1fr);
  gap:16px;
}
.testimonial-card{background:var(--gray-100);border-radius:var(--radius-md);padding:28px;}
.stars{color:#f5a623;font-size:13px;letter-spacing:2px;margin-bottom:14px;}
.testimonial-card p{margin:0 0 20px;font-size:14px;line-height:1.6;color:var(--ink);}
.testimonial-person strong{display:block;font-size:13.5px;font-weight:700;}
.testimonial-person span{font-size:12px;color:var(--gray-600);}

/* ─── Page section (deals, newsletter) ───────────────────── */
.page-section{padding:24px 0 96px;}
.page-section .section-inner{max-width:1400px;margin:0 auto;padding:0 48px;}
.deals-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:20px;}
.deal-card{display:flex;gap:18px;background:var(--gray-100);border-radius:var(--radius-md);padding:18px;align-items:center;}
.deal-thumb{width:110px;height:88px;border-radius:var(--radius-sm);overflow:hidden;flex-shrink:0;background:#fff;}
.deal-thumb img{width:100%;height:100%;object-fit:cover;}
.deal-card .badge-tag{position:static;display:inline-block;margin-bottom:8px;background:var(--green);}
.deal-card h4{margin:0 0 4px;font-size:14.5px;font-weight:700;}
.deal-card p{margin:0;font-size:12.5px;color:var(--gray-600);}

/* Newsletter */
.offmarket-section{
  background:var(--ink);color:#fff;border-radius:var(--radius-lg);
  padding:48px;display:grid;grid-template-columns:1fr auto;gap:40px;align-items:center;
}
.offmarket-section h2{color:#fff;font-size:clamp(20px,2.4vw,28px);margin:0 0 14px;}
.offmarket-section p{color:rgba(255,255,255,0.7);font-size:14.5px;line-height:1.7;margin:0;}
.offmarket-section .search-bar{width:100%;max-width:420px;background:rgba(255,255,255,0.95);}
.offmarket-section .search-field{min-width:0;}

/* ─── Footer ─────────────────────────────────────────────── */
.site-footer{
  border-top:1px solid var(--gray-100);
  padding:56px 0 0;
}
.footer-grid{
  max-width:1400px;margin:0 auto;padding:0 48px 40px;
  display:grid;grid-template-columns:1.4fr 1fr;gap:32px;
}
.footer-logo{height:64px;width:auto;margin-bottom:14px;}
.footer-grid > div:first-child p{font-size:13.5px;color:var(--gray-600);line-height:1.6;max-width:320px;}
.footer-grid h3{margin:0 0 14px;font-size:13px;font-weight:700;}
.footer-grid a{display:block;font-size:13.5px;color:var(--gray-600);margin-bottom:10px;}
.footer-grid a:hover{color:var(--ink);}
.footer-grid p{font-size:13.5px;color:var(--gray-600);margin:0 0 8px;line-height:1.5;}
.footer-bottom{
  border-top:1px solid var(--gray-100);
  padding:20px 48px;
  display:flex;justify-content:space-between;flex-wrap:wrap;gap:8px;
  font-size:12px;color:var(--gray-400);
}

/* ─── Map popups ──────────────────────────────────────────── */
.maplibregl-popup{max-width:230px !important;}
.maplibregl-popup-content{
  font-family:"Hanken Grotesk",system-ui,sans-serif;
  padding:0;border-radius:var(--radius-lg);
  box-shadow:var(--shadow-soft);overflow:hidden;
}
.maplibregl-popup-close-button{color:#fff;font-size:18px;padding:4px 8px;right:2px;top:2px;text-shadow:0 1px 3px rgba(0,0,0,0.4);}
.map-popup-card{width:220px;text-align:left;position:relative;}
.map-popup-close{
  position:absolute;top:6px;left:6px;z-index:2;
  width:26px;height:26px;border:0;border-radius:50%;
  background:rgba(15,15,16,0.72);color:#fff;
  font-size:20px;line-height:24px;padding:0;cursor:pointer;
}
.map-popup-close:hover{background:var(--ink);}
.map-popup-thumb{height:120px;position:relative;background:var(--gray-100);}
.map-popup-thumb img{width:100%;height:100%;object-fit:cover;}
.map-popup-thumb .badge-new{position:absolute;top:10px;right:10px;background:#fff;color:var(--ink);font-size:10.5px;font-weight:700;padding:3px 9px;border-radius:999px;}
.map-popup-body{padding:12px 14px 14px;}
.map-popup-body h3{margin:0 0 5px;font-size:13.5px;font-weight:700;line-height:1.3;}
.map-popup-body p{margin:0 0 4px;font-size:11.5px;color:var(--gray-600);line-height:1.4;}
.map-popup-foot{display:flex;align-items:center;justify-content:space-between;gap:8px;margin-top:8px;}
.map-popup-foot .price{font-size:12.5px;font-weight:700;}
.map-popup-foot .btn{padding:6px 12px;font-size:11.5px;}
.map-pin{
  width:38px;height:38px;border-radius:50%;
  background:#fff;border:2px solid #fff;
  box-shadow:var(--shadow-card);
  display:flex;align-items:center;justify-content:center;
  overflow:hidden;
}
.map-pin-btn{cursor:pointer;border:none;padding:0;}
.map-pin-pop{
  width:100%;height:100%;display:flex;align-items:center;justify-content:center;
  transform:scale(1);opacity:1;
  transition:transform .4s cubic-bezier(.34,1.56,.64,1), opacity .25s ease;
  transition-delay:var(--pin-delay, 0s);
}
.map-pin-pop.pin-enter{transform:scale(0);opacity:0;}
.map-pin-pop img{width:100%;height:100%;object-fit:cover;border-radius:50%;transition:transform .15s ease;}
.map-pin:hover .map-pin-pop img{transform:scale(1.1);}

/* ─── Responsive ─────────────────────────────────────────── */
@media (max-width:1100px){
  .main-nav{display:none;}
  .header-actions{display:none;}
  .nav-toggle{display:flex;}
  .header-inner{padding:14px 24px;}
}
@media (max-width:960px){
  .value-inner{grid-template-columns:1fr;gap:32px;padding:0 32px;}
  .value-left{max-width:700px;margin:0 auto;text-align:center;}
  .value-left h2::before{margin:0 auto 18px;}
  .value-card-photo{flex-direction:column;}
  .team-slider{width:110px;height:148px;}
  .team-slide-photo{width:110px;height:110px;border-radius:15px;}
  .footer-grid{grid-template-columns:1fr 1fr;padding:0 24px 40px;}
  .footer-bottom{padding:20px 24px;}
  .hero-map-zone .listings-map-canvas{height:640px;}
  .map-pin{width:28px;height:28px;}
}
@media (max-width:768px){
  .section-inner{padding:0 24px;}
  .value-inner{padding:0 24px;}
  .value-cards{grid-template-columns:1fr;}
  .value-card:first-child{grid-column:auto;}
  .testimonials-track{grid-template-columns:1fr;}
  .deals-grid{grid-template-columns:1fr;}
  .offmarket-section{grid-template-columns:1fr;padding:32px 24px;}
  .properties-section .section-inner{padding:0 24px;}
  .testimonials-section .section-inner{padding:0 24px;}
  .page-section .section-inner{padding:0 24px;}
  .listing-card{width:80%;min-width:230px;}
  .stats-bar{padding:48px 24px 20px;}
  .stat{padding:0 20px;}
  .stat strong{font-size:32px;}
}
@media (max-width:560px){
  .hero{padding:64px 0 40px;}
  .hero-map-zone .listings-map-canvas{height:700px;}
  .map-pin{width:24px;height:24px;}
  .map-pin-pop img{border-radius:50%;}
  .hero-inner{padding:0 24px;}
  .search-bar{flex-wrap:wrap;border-radius:24px;padding:14px;gap:12px;}
  .divider{display:none;}
  .search-field{flex:1 1 40%;}
  .search-btn{margin-left:auto;}
  .cta-section{padding:64px 24px;}
  .cta-inner{padding:0 24px;}
  .stat strong{font-size:28px;}
  .footer-grid{grid-template-columns:1fr;padding:0 24px 32px;}
  .footer-bottom{justify-content:center;text-align:center;padding:20px 24px;}
}
/* Shared status-message styling for AJAX forms (newsletter + property inquiry) */
.xag-form-msg{
  min-height: 18px;
  margin-top: 8px;
  font-size: 13px;
  font-weight: 600;
}
form.is-submitted .form-field,
form.is-submitted button[type="submit"]{
  opacity: 0.6;
  pointer-events: none;
}
/* Listing status badges */
.badge-status-active{
  background: #16233d; /* navy — replace with your exact brand navy */
  color: #f7f1e4;      /* cream — replace with your exact brand cream */
}
.badge-status-under-contract{
  background: #c6a15b; /* gold — replace with your exact brand gold */
  color: #16233d;      /* navy text */
}
.badge-status-closed{
  background: #16233d;
  color: #f7f1e4;
}
.badge-status-inactive{
  background: #6b6b6b;
  color: #ffffff;
}
/* ─── Modal overlay (used by both the PDF-download gate and the
   newsletter interests popup) ─────────────────────────────── */
.share-modal {
  position: fixed;
  inset: 0;
  z-index: 9999;
  display: flex;
  align-items: center;
  justify-content: center;
  background: rgba(15, 15, 20, 0.55);
  padding: 20px;
}

.share-modal[hidden] {
  display: none;
}

.share-modal-inner {
  position: relative;
  background: #ffffff;
  border-radius: 16px;
  padding: 32px;
  width: 100%;
  max-width: 440px;
  max-height: 90vh;
  overflow-y: auto;
  box-shadow: 0 20px 60px rgba(0, 0, 0, 0.25);
}

.share-modal-close {
  position: absolute;
  top: 14px;
  right: 14px;
  width: 32px;
  height: 32px;
  border: none;
  background: transparent;
  font-size: 22px;
  line-height: 1;
  cursor: pointer;
  color: var(--gray-600, #666);
}

.share-modal-close:hover {
  color: var(--ink, #111);
}

.share-modal-inner h3 {
  margin: 0 0 8px;
  font-size: 20px;
}

.share-modal-inner > p {
  margin: 0 0 20px;
  color: var(--gray-600, #666);
  font-size: 14px;
}

/* ─── Interest checkboxes ──────────────────────────────────── */
.xag-interest-options {
  display: flex;
  flex-wrap: wrap;
  gap: 12px 20px;
  margin-bottom: 16px;
}

.xag-checkbox {
  display: flex;
  align-items: center;
  gap: 8px;
  font-size: 14px;
  font-weight: 600;
  color: var(--ink, #111);
  cursor: pointer;
}

.xag-checkbox input[type="checkbox"] {
  width: 18px;
  height: 18px;
  accent-color: var(--ink, #111);
  cursor: pointer;
}

#xag-newsletter-other-text {
  width: 100%;
  box-sizing: border-box;
  padding: 10px 14px;
  margin-bottom: 16px;
  border: 1px solid #ddd;
  border-radius: 8px;
  font-family: inherit;
  font-size: 14px;
}

.xag-form-msg {
  margin-top: 10px;
  font-size: 13px;
}
@media (max-width: 768px) {
  .site-header {
    backdrop-filter: none !important;
    -webkit-backdrop-filter: none !important;
  }
}