/* =====================================================================
   MANSFELD IMMOBILIÈRE — Design System
   Premium real-estate site. Anthracite + brass-gold + ivory.
   All colors / radii / fonts are CSS variables → easy rebranding.
   Author: built for mansfeld-immo.lu
   ===================================================================== */

/* ----------------------------- Tokens ------------------------------ */
:root {
  /* Brand palette */
  --ink:        #15181d;   /* near-black anthracite */
  --ink-2:      #20252d;
  --ink-3:      #363d47;
  --paper:      #ffffff;
  --bone:       #f7f4ef;   /* warm ivory section background */
  --bone-2:     #efe9e0;
  --sand:       #e7ddcf;
  --accent:     #b18a52;   /* brass / gold */
  --accent-2:   #c8a36a;
  --accent-deep:#8f6d3c;
  --muted:      #6c7682;
  --text:       #1c2127;
  --line:       #e8e2d8;
  --line-2:     #d9d1c4;
  --ok:         #2f9e44;
  --err:        #c0392b;

  /* Effects */
  --shadow-sm: 0 1px 2px rgba(20,23,28,.06), 0 2px 6px rgba(20,23,28,.05);
  --shadow:    0 18px 40px -22px rgba(20,23,28,.45);
  --shadow-lg: 0 40px 80px -28px rgba(20,23,28,.45);
  --ring:      0 0 0 3px rgba(177,138,82,.35);

  /* Shape */
  --r:    14px;
  --r-sm: 9px;
  --r-lg: 22px;
  --r-pill: 999px;

  /* Type */
  --ff-serif: "Cormorant Garamond", "Playfair Display", Constantia, "Hoefler Text", Georgia, "Times New Roman", serif;
  --ff-sans:  -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Helvetica, Arial, "Apple Color Emoji", sans-serif;

  /* Layout */
  --container: 1240px;
  --gutter: clamp(20px, 5vw, 56px);
  --header-h: 78px;
  --ease: cubic-bezier(.22,.61,.36,1);
}

/* ----------------------------- Reset ------------------------------- */
*, *::before, *::after { box-sizing: border-box; }
* { margin: 0; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .001ms !important; transition-duration: .001ms !important; }
}
body {
  font-family: var(--ff-sans);
  color: var(--text);
  background: var(--paper);
  line-height: 1.65;
  font-size: 17px;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
img, picture, svg, video { display: block; max-width: 100%; }
img { height: auto; }
button, input, select, textarea { font: inherit; color: inherit; }
button { cursor: pointer; background: none; border: 0; }
a { color: inherit; text-decoration: none; }
ul, ol { list-style: none; padding: 0; }
:focus-visible { outline: 2px solid var(--accent); outline-offset: 3px; border-radius: 4px; }

/* --------------------------- Typography ---------------------------- */
h1, h2, h3, h4 { font-family: var(--ff-serif); font-weight: 600; line-height: 1.08; color: var(--ink); letter-spacing: -.01em; }
h1 { font-size: clamp(2.6rem, 6vw, 4.7rem); font-weight: 500; }
h2 { font-size: clamp(2rem, 4.2vw, 3.2rem); font-weight: 500; }
h3 { font-size: clamp(1.4rem, 2.4vw, 1.9rem); }
h4 { font-size: 1.2rem; }
p { color: var(--text); }
strong { font-weight: 600; }

.overline {
  display: inline-flex; align-items: center; gap: .6em;
  font-family: var(--ff-sans);
  font-size: .78rem; font-weight: 600;
  letter-spacing: .22em; text-transform: uppercase;
  color: var(--accent-deep);
}
.overline::before { content: ""; width: 30px; height: 1px; background: var(--accent); opacity: .8; }
.overline.center::after { content: ""; width: 30px; height: 1px; background: var(--accent); opacity: .8; }
.overline.center { justify-content: center; }

.lead { font-size: clamp(1.05rem, 1.5vw, 1.22rem); color: var(--muted); line-height: 1.7; }
.muted { color: var(--muted); }
.serif { font-family: var(--ff-serif); }

/* --------------------------- Layout -------------------------------- */
.container { width: 100%; max-width: var(--container); margin-inline: auto; padding-inline: var(--gutter); }
.container-wide { max-width: 1480px; }
.container-narrow { max-width: 820px; }
.section { padding-block: clamp(64px, 9vw, 130px); }
.section--tight { padding-block: clamp(48px, 6vw, 80px); }
.bg-bone { background: var(--bone); }
.bg-ink { background: var(--ink); color: #d9dde3; }
.bg-ink h1, .bg-ink h2, .bg-ink h3, .bg-ink h4 { color: #fff; }

.section-head { max-width: 680px; margin-bottom: clamp(36px, 5vw, 64px); }
.section-head.center { margin-inline: auto; text-align: center; }
.section-head h2 { margin-top: .35em; }
.section-head p { margin-top: 1rem; }

.grid { display: grid; gap: clamp(20px, 3vw, 34px); }
.grid-2 { grid-template-columns: repeat(2, 1fr); }
.grid-3 { grid-template-columns: repeat(3, 1fr); }
.grid-4 { grid-template-columns: repeat(4, 1fr); }
@media (max-width: 960px) { .grid-3, .grid-4 { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 620px) { .grid-2, .grid-3, .grid-4 { grid-template-columns: 1fr; } }

/* --------------------------- Buttons ------------------------------- */
.btn {
  --btn-bg: var(--ink); --btn-fg: #fff; --btn-bd: var(--ink);
  display: inline-flex; align-items: center; justify-content: center; gap: .6em;
  padding: .95em 1.7em;
  background: var(--btn-bg); color: var(--btn-fg);
  border: 1px solid var(--btn-bd);
  border-radius: var(--r-pill);
  font-size: .92rem; font-weight: 600; letter-spacing: .02em;
  transition: transform .35s var(--ease), background .3s, color .3s, border-color .3s, box-shadow .35s;
  will-change: transform;
}
.btn:hover { transform: translateY(-2px); box-shadow: var(--shadow); }
.btn:active { transform: translateY(0); }
.btn--gold { --btn-bg: var(--accent); --btn-bd: var(--accent); --btn-fg: #fff; }
.btn--gold:hover { --btn-bg: var(--accent-deep); --btn-bd: var(--accent-deep); }
.btn--ghost { --btn-bg: transparent; --btn-fg: var(--ink); --btn-bd: var(--line-2); }
.btn--ghost:hover { --btn-bg: var(--ink); --btn-fg: #fff; --btn-bd: var(--ink); }
.btn--light { --btn-bg: #fff; --btn-fg: var(--ink); --btn-bd: #fff; }
.btn--block { width: 100%; }
.btn--lg { padding: 1.1em 2.2em; font-size: 1rem; }

.link-arrow {
  display: inline-flex; align-items: center; gap: .55em;
  font-weight: 600; font-size: .92rem; letter-spacing: .02em;
  color: var(--ink); border-bottom: 1px solid transparent; padding-bottom: 2px;
  transition: color .3s, gap .3s, border-color .3s;
}
.link-arrow svg { transition: transform .3s var(--ease); }
.link-arrow:hover { color: var(--accent-deep); gap: .8em; border-color: var(--accent); }
.link-arrow:hover svg { transform: translateX(3px); }

/* --------------------------- Header -------------------------------- */
.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: 100;
  height: var(--header-h);
  display: flex; align-items: center;
  transition: background .4s var(--ease), box-shadow .4s, border-color .4s;
  border-bottom: 1px solid transparent;
}
.site-header .container { display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.site-header.scrolled,
.site-header.solid {
  background: rgba(255,255,255,.92);
  backdrop-filter: saturate(160%) blur(14px);
  -webkit-backdrop-filter: saturate(160%) blur(14px);
  box-shadow: 0 1px 0 rgba(20,23,28,.06);
  border-bottom-color: var(--line);
}

/* Brand logo (anthracite artwork on transparent PNG → inverted to white on dark) */
.brand { display: inline-flex; align-items: center; gap: 12px; line-height: 1; flex: none; }
.brand img { display: block; height: auto; transition: filter .4s var(--ease); }
.brand-mark { width: 44px; }
.brand-word { width: 150px; }
.site-header:not(.scrolled):not(.solid) .brand img { filter: invert(1) brightness(2); }
@media (max-width: 520px) {
  .brand { gap: 10px; }
  .brand-mark { width: 40px; }
  .brand-word { width: 136px; }
}
.brand--footer .brand-full { width: 190px; filter: invert(1) brightness(2); opacity: .92; }

/* Primary nav */
.nav { display: flex; align-items: center; gap: clamp(18px, 2.4vw, 36px); }
.nav-links { display: flex; align-items: center; gap: clamp(16px, 2vw, 30px); }
.nav-links a {
  position: relative; font-size: .86rem; font-weight: 600;
  letter-spacing: .06em; text-transform: uppercase; color: var(--ink-2);
  padding-block: 6px; transition: color .3s; white-space: nowrap;
}
.nav-links a::after {
  content: ""; position: absolute; left: 0; right: 100%; bottom: 0; height: 1.5px;
  background: var(--accent); transition: right .35s var(--ease);
}
.nav-links a:hover, .nav-links a[aria-current="page"] { color: var(--ink); }
.nav-links a:hover::after, .nav-links a[aria-current="page"]::after { right: 0; }
.site-header:not(.scrolled):not(.solid) .nav-links a { color: rgba(255,255,255,.82); }
.site-header:not(.scrolled):not(.solid) .nav-links a:hover,
.site-header:not(.scrolled):not(.solid) .nav-links a[aria-current="page"] { color: #fff; }

.nav-actions { display: flex; align-items: center; gap: 14px; }
.nav-actions .btn { white-space: nowrap; }

/* Language switcher */
.lang { position: relative; }
.lang-toggle {
  display: inline-flex; align-items: center; gap: 7px;
  font-size: .82rem; font-weight: 600; letter-spacing: .08em; text-transform: uppercase;
  color: var(--ink-2); padding: 8px 6px;
}
.lang-toggle svg { transition: transform .3s; }
.lang[aria-expanded="true"] .lang-toggle svg { transform: rotate(180deg); }
.site-header:not(.scrolled):not(.solid) .lang-toggle { color: rgba(255,255,255,.85); }
.lang-menu {
  position: absolute; top: calc(100% + 12px); right: 0;
  background: #fff; border: 1px solid var(--line); border-radius: var(--r-sm);
  box-shadow: var(--shadow); padding: 7px; min-width: 158px;
  opacity: 0; visibility: hidden; transform: translateY(-8px);
  transition: opacity .25s, transform .25s, visibility .25s;
}
.lang[aria-expanded="true"] .lang-menu { opacity: 1; visibility: visible; transform: translateY(0); }
.lang-menu button {
  display: flex; width: 100%; align-items: center; gap: 10px;
  padding: 9px 12px; border-radius: 7px; font-size: .9rem; color: var(--ink-2);
  transition: background .2s;
}
.lang-menu button:hover { background: var(--bone); }
.lang-menu button[aria-current="true"] { color: var(--accent-deep); font-weight: 700; }
.lang-flag { font-size: 1.05rem; line-height: 1; }

/* Burger + mobile drawer */
.burger { display: none; width: 42px; height: 42px; align-items: center; justify-content: center; }
.burger span { position: relative; width: 22px; height: 2px; background: var(--ink); border-radius: 2px; transition: background .3s; }
.burger span::before, .burger span::after { content: ""; position: absolute; left: 0; width: 22px; height: 2px; background: var(--ink); border-radius: 2px; transition: transform .35s var(--ease), top .35s; }
.burger span::before { top: -7px; } .burger span::after { top: 7px; }
.site-header:not(.scrolled):not(.solid) .burger span,
.site-header:not(.scrolled):not(.solid) .burger span::before,
.site-header:not(.scrolled):not(.solid) .burger span::after { background: #fff; }
body.menu-open .burger span { background: transparent !important; }
body.menu-open .burger span::before { top: 0; transform: rotate(45deg); background: var(--ink) !important; }
body.menu-open .burger span::after { top: 0; transform: rotate(-45deg); background: var(--ink) !important; }

@media (max-width: 980px) {
  /* keep the burger (→ close "X") above the open drawer */
  .burger { display: inline-flex; position: relative; z-index: 2; }
  .nav { position: fixed; inset: 0 0 0 auto; width: min(86vw, 380px);
    background: #fff; flex-direction: column; align-items: stretch; justify-content: flex-start;
    padding: calc(var(--header-h) + 24px) 32px 32px; gap: 0;
    transform: translateX(100%); transition: transform .45s var(--ease);
    box-shadow: var(--shadow-lg); overflow-y: auto; }
  body.menu-open .nav { transform: translateX(0); }
  .nav-links { flex-direction: column; align-items: stretch; gap: 0; }
  .nav-links a { padding: 16px 0; border-bottom: 1px solid var(--line); color: var(--ink) !important; font-size: 1rem; }
  .nav-links a::after { display: none; }
  .nav-actions { flex-direction: column; align-items: stretch; gap: 14px; margin-top: 24px; }
  .nav-actions .btn { width: 100%; }
  .lang { margin-top: 8px; }
  .lang-menu { position: static; opacity: 1; visibility: visible; transform: none; box-shadow: none; border: 0; padding: 0; margin-top: 8px; }
  .lang-toggle { display: none; }
  .lang-menu { display: flex; flex-wrap: wrap; gap: 6px; }
  .lang-menu button { width: auto; border: 1px solid var(--line); }
}
.nav-backdrop { position: fixed; inset: 0; background: rgba(15,18,22,.5); opacity: 0; visibility: hidden; transition: opacity .4s, visibility .4s; z-index: 99; }
body.menu-open .nav-backdrop { opacity: 1; visibility: visible; }

/* ----------------------------- Hero -------------------------------- */
.hero { position: relative; min-height: 100vh; display: flex; align-items: flex-end; color: #fff; overflow: hidden; padding-top: var(--header-h); }
.hero--inner { min-height: 64vh; }
.hero-bg { position: absolute; inset: 0; z-index: 0; }
.hero-bg img { width: 100%; height: 100%; object-fit: cover; }
.hero-bg::after {
  content: ""; position: absolute; inset: 0;
  background:
    linear-gradient(180deg, rgba(15,18,22,.55) 0%, rgba(15,18,22,.12) 32%, rgba(15,18,22,.18) 60%, rgba(15,18,22,.86) 100%);
}
.hero-inner { position: relative; z-index: 1; padding-block: clamp(32px, 6vh, 72px) clamp(40px, 7vh, 80px); width: 100%; }
.hero h1 { color: #fff; max-width: 16ch; }
.hero .overline { color: var(--accent-2); }
.hero .overline::before { background: var(--accent-2); }
.hero-sub { margin-top: 1.2rem; max-width: 56ch; font-size: clamp(1.05rem, 1.6vw, 1.3rem); color: rgba(255,255,255,.86); }
.hero-cta { margin-top: 2.2rem; display: flex; flex-wrap: wrap; gap: 14px; }

.scroll-cue { position: absolute; bottom: 26px; left: 50%; transform: translateX(-50%); z-index: 2; display: flex; flex-direction: column; align-items: center; gap: 8px; color: rgba(255,255,255,.7); font-size: .68rem; letter-spacing: .25em; text-transform: uppercase; }
.scroll-cue span { width: 1px; height: 42px; background: linear-gradient(rgba(255,255,255,.7), transparent); animation: cue 2.4s var(--ease) infinite; }
@keyframes cue { 0%{transform:scaleY(0);transform-origin:top} 45%{transform:scaleY(1);transform-origin:top} 55%{transform:scaleY(1);transform-origin:bottom} 100%{transform:scaleY(0);transform-origin:bottom} }

/* Quick search bar (hero) */
.quick-search {
  position: relative; z-index: 3; margin-top: 2.6rem;
  background: rgba(255,255,255,.96); border-radius: var(--r); box-shadow: var(--shadow-lg);
  padding: 14px; display: grid; gap: 10px;
  grid-template-columns: 1.1fr 1.4fr 1fr auto; align-items: end;
}
.quick-search .qs-field { display: flex; flex-direction: column; gap: 6px; padding: 6px 10px; }
.quick-search label { font-size: .68rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); }
.quick-search select, .quick-search input {
  border: 0; background: transparent; font-size: 1rem; font-weight: 600; color: var(--ink); padding: 2px 0;
}
.quick-search select { appearance: none; cursor: pointer; }
.qs-field + .qs-field { border-left: 1px solid var(--line); }
.quick-search .btn { height: 100%; }
@media (max-width: 820px) {
  .quick-search { grid-template-columns: 1fr 1fr; }
  .qs-field + .qs-field { border-left: 0; }
  .quick-search .btn { grid-column: 1 / -1; }
}

/* --------------------- Property card + grid ------------------------ */
.listings-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(20px, 2.4vw, 32px); }
@media (max-width: 980px) { .listings-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 600px) { .listings-grid { grid-template-columns: 1fr; } }

.card {
  position: relative; background: #fff; border-radius: var(--r); overflow: hidden;
  border: 1px solid var(--line); box-shadow: var(--shadow-sm);
  transition: transform .5s var(--ease), box-shadow .5s var(--ease), border-color .4s;
  display: flex; flex-direction: column;
}
.card:hover { transform: translateY(-6px); box-shadow: var(--shadow-lg); border-color: var(--line-2); }
.card-media { position: relative; aspect-ratio: 4 / 3; overflow: hidden; background: linear-gradient(135deg, var(--bone-2), var(--sand)); }
.card-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease); }
.card:hover .card-media img { transform: scale(1.06); }
.card-badges { position: absolute; top: 14px; left: 14px; display: flex; gap: 8px; flex-wrap: wrap; }
.badge {
  font-size: .68rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase;
  padding: 6px 11px; border-radius: var(--r-pill); background: rgba(255,255,255,.94); color: var(--ink); backdrop-filter: blur(6px);
}
.badge--sale { background: var(--ink); color: #fff; }
.badge--rent { background: var(--accent); color: #fff; }
.badge--new  { background: #fff; color: var(--accent-deep); }
.card-fav { position: absolute; top: 12px; right: 12px; width: 38px; height: 38px; border-radius: 50%; background: rgba(255,255,255,.9); display: grid; place-items: center; color: var(--ink); transition: background .3s, color .3s, transform .3s; }
.card-fav:hover { background: var(--ink); color: #fff; transform: scale(1.08); }
.card-price-tag { position: absolute; bottom: 0; left: 0; padding: 18px 16px 12px; width: 100%;
  background: linear-gradient(transparent, rgba(15,18,22,.78)); color: #fff;
  font-family: var(--ff-serif); font-size: 1.5rem; font-weight: 600; letter-spacing: .01em; }
.card-price-tag small { font-family: var(--ff-sans); font-size: .8rem; font-weight: 500; opacity: .82; letter-spacing: .03em; }

.card-body { padding: 20px 22px 22px; display: flex; flex-direction: column; gap: 12px; flex: 1; }
.card-loc { display: flex; align-items: center; gap: 7px; color: var(--muted); font-size: .82rem; font-weight: 600; letter-spacing: .04em; }
.card-title { font-family: var(--ff-serif); font-size: 1.32rem; font-weight: 600; color: var(--ink); line-height: 1.2; }
.card-specs { display: flex; flex-wrap: wrap; gap: 16px; margin-top: auto; padding-top: 14px; border-top: 1px solid var(--line); color: var(--ink-2); font-size: .86rem; font-weight: 600; }
.card-specs .spec { display: inline-flex; align-items: center; gap: 7px; }
.card-specs .spec svg { color: var(--accent-deep); }
.card-ref { font-size: .72rem; color: var(--muted); letter-spacing: .08em; }
.card-link-cover { position: absolute; inset: 0; z-index: 1; }
.card-fav, .card a { position: relative; z-index: 2; }

/* ------------------------- Filter bar ------------------------------ */
.filters {
  position: sticky; top: var(--header-h); z-index: 40;
  background: rgba(255,255,255,.95); backdrop-filter: blur(12px);
  border-block: 1px solid var(--line);
}
.filters-row { display: flex; flex-wrap: wrap; align-items: center; gap: 12px; padding-block: 16px; }
.filter { position: relative; display: flex; flex-direction: column; gap: 3px; min-width: 130px; }
.filter label { font-size: .64rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); }
.field {
  appearance: none; border: 1px solid var(--line-2); background: #fff; border-radius: var(--r-sm);
  padding: 11px 14px; font-size: .92rem; font-weight: 600; color: var(--ink); min-height: 46px; width: 100%;
  transition: border-color .25s, box-shadow .25s;
}
select.field { padding-right: 38px; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath fill='%238f6d3c' d='M6 8 0 0h12z'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 14px center; cursor: pointer; }
.field:focus { outline: none; border-color: var(--accent); box-shadow: var(--ring); }
.filters .filter-actions { margin-left: auto; display: flex; align-items: center; gap: 14px; }
.results-count { font-size: .9rem; color: var(--muted); font-weight: 600; }
.results-count b { color: var(--ink); }
@media (max-width: 700px) {
  .filter { flex: 1 1 calc(50% - 12px); min-width: 0; }
  .filters .filter-actions { width: 100%; justify-content: space-between; margin-left: 0; }
}

/* --------------------------- Stats --------------------------------- */
.stats { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); border-radius: var(--r); overflow: hidden; }
.stat { background: #fff; padding: clamp(26px, 4vw, 44px) 22px; text-align: center; }
.bg-ink .stats { background: rgba(255,255,255,.1); border-color: rgba(255,255,255,.12); }
.bg-ink .stat { background: var(--ink); }
.stat-num { font-family: var(--ff-serif); font-size: clamp(2.4rem, 4.6vw, 3.4rem); font-weight: 600; color: var(--accent); line-height: 1; }
.stat-label { margin-top: 10px; font-size: .82rem; letter-spacing: .08em; text-transform: uppercase; color: var(--muted); }
.bg-ink .stat-label { color: rgba(255,255,255,.6); }
@media (max-width: 720px) { .stats { grid-template-columns: repeat(2, 1fr); } }

/* ------------------------ Services / features ---------------------- */
.feature { padding: clamp(26px, 3vw, 38px); background: #fff; border: 1px solid var(--line); border-radius: var(--r); transition: transform .45s var(--ease), box-shadow .45s, border-color .4s; height: 100%; }
.feature:hover { transform: translateY(-5px); box-shadow: var(--shadow); border-color: var(--sand); }
.feature-ico { width: 56px; height: 56px; border-radius: 14px; display: grid; place-items: center; background: var(--bone); color: var(--accent-deep); margin-bottom: 20px; transition: background .4s, color .4s; }
.feature:hover .feature-ico { background: var(--accent); color: #fff; }
.feature-ico svg { width: 26px; height: 26px; }
.feature-ico--img { width: 82px; height: 82px; background: transparent; border-radius: 0; }
.feature-ico--img img { width: 100%; height: 100%; object-fit: contain; transition: transform .45s var(--ease); }
.feature:hover .feature-ico--img { background: transparent; }
.feature:hover .feature-ico--img img { transform: scale(1.06); }
.feature h3 { font-size: 1.25rem; margin-bottom: 8px; }
.feature p { color: var(--muted); font-size: .96rem; }

/* --------------------------- Process ------------------------------- */
.steps { counter-reset: step; display: grid; grid-template-columns: repeat(4, 1fr); gap: clamp(20px, 3vw, 36px); }
@media (max-width: 860px) { .steps { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 480px) { .steps { grid-template-columns: 1fr; } }
.step { position: relative; }
.step-num { font-family: var(--ff-serif); font-size: 1.1rem; font-weight: 700; color: var(--accent); width: 50px; height: 50px; border: 1px solid var(--line-2); border-radius: 50%; display: grid; place-items: center; margin-bottom: 18px; }
.step h4 { font-size: 1.18rem; margin-bottom: 6px; }
.step p { color: var(--muted); font-size: .94rem; }

/* ------------------------- Split / media --------------------------- */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(32px, 6vw, 80px); align-items: center; }
.split--media-right { direction: ltr; }
@media (max-width: 880px) { .split { grid-template-columns: 1fr; gap: 36px; } }
.media-frame { position: relative; border-radius: var(--r-lg); overflow: hidden; box-shadow: var(--shadow-lg); }
.media-frame img { width: 100%; aspect-ratio: 4/3.2; object-fit: cover; }
.media-frame--tall img { aspect-ratio: 3/4; }
.media-badge { position: absolute; bottom: 22px; left: 22px; background: rgba(255,255,255,.95); border-radius: var(--r); padding: 16px 22px; box-shadow: var(--shadow); }
.media-badge .stat-num { font-size: 2rem; }
.media-badge .stat-label { font-size: .7rem; margin-top: 4px; }

/* ----------------------- Testimonials ------------------------------ */
.quote { background: #fff; border: 1px solid var(--line); border-radius: var(--r); padding: clamp(26px, 3vw, 40px); height: 100%; display: flex; flex-direction: column; gap: 18px; }
.quote-mark { font-family: var(--ff-serif); font-size: 3.4rem; line-height: .6; color: var(--accent); }
.quote p { font-size: 1.06rem; font-style: italic; color: var(--ink-2); }
.quote-author { display: flex; align-items: center; gap: 12px; margin-top: auto; }
.quote-avatar { width: 46px; height: 46px; border-radius: 50%; background: var(--bone-2); display: grid; place-items: center; font-family: var(--ff-serif); font-weight: 700; color: var(--accent-deep); }
.quote-author b { display: block; color: var(--ink); }
.quote-author span { font-size: .85rem; color: var(--muted); }
.stars { color: var(--accent); letter-spacing: 2px; }

/* --------------------------- Team ---------------------------------- */
.team-card { text-align: center; }
.team-photo { aspect-ratio: 3/3.4; border-radius: var(--r); overflow: hidden; background: linear-gradient(160deg, var(--bone-2), var(--sand)); margin-bottom: 18px; position: relative; }
.team-photo img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 20%; transition: transform .7s var(--ease); }
.team-card:hover .team-photo img { transform: scale(1.05); }
.team-initials { position: absolute; inset: 0; display: grid; place-items: center; font-family: var(--ff-serif); font-size: 2.6rem; color: var(--accent-deep); }
.team-card h4 { font-size: 1.3rem; }
.team-role { color: var(--accent-deep); font-size: .82rem; font-weight: 600; letter-spacing: .1em; text-transform: uppercase; margin-top: 4px; }
.team-contact { margin-top: 10px; display: flex; justify-content: center; gap: 14px; }
.team-contact a { width: 38px; height: 38px; border: 1px solid var(--line-2); border-radius: 50%; display: grid; place-items: center; color: var(--ink-2); transition: all .3s; }
.team-contact a:hover { background: var(--ink); color: #fff; border-color: var(--ink); }

/* ----------------------- CTA band ---------------------------------- */
.cta-band { position: relative; overflow: hidden; border-radius: var(--r-lg); padding: clamp(40px, 6vw, 80px); color: #fff; }
.cta-band .cta-bg { position: absolute; inset: 0; z-index: 0; }
.cta-band .cta-bg img { width: 100%; height: 100%; object-fit: cover; }
.cta-band .cta-bg::after { content: ""; position: absolute; inset: 0; background: linear-gradient(110deg, rgba(15,18,22,.92), rgba(15,18,22,.55)); }
.cta-band > * { position: relative; z-index: 1; }
.cta-band h2 { color: #fff; max-width: 18ch; }
.cta-band p { color: rgba(255,255,255,.82); max-width: 52ch; margin-top: 1rem; }
.cta-band .hero-cta { margin-top: 2rem; }

/* ----------------------------- Forms ------------------------------- */
.form-card { background: #fff; border: 1px solid var(--line); border-radius: var(--r-lg); padding: clamp(26px, 4vw, 48px); box-shadow: var(--shadow); }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 18px 20px; }
@media (max-width: 620px) { .form-grid { grid-template-columns: 1fr; } }
.form-field { display: flex; flex-direction: column; gap: 7px; }
.form-field.col-2 { grid-column: 1 / -1; }
.form-field label { font-size: .8rem; font-weight: 700; letter-spacing: .04em; color: var(--ink-2); }
.form-field label .req { color: var(--accent-deep); }
.form-field input, .form-field select, .form-field textarea {
  border: 1px solid var(--line-2); background: var(--bone); border-radius: var(--r-sm);
  padding: 13px 15px; font-size: 1rem; color: var(--ink); transition: border-color .25s, box-shadow .25s, background .25s;
}
.form-field textarea { resize: vertical; min-height: 130px; }
.form-field input:focus, .form-field select:focus, .form-field textarea:focus { outline: none; border-color: var(--accent); box-shadow: var(--ring); background: #fff; }
.form-field select { appearance: none; cursor: pointer; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath fill='%238f6d3c' d='M6 8 0 0h12z'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 14px center; padding-right: 38px; }
.choice-grid { display: flex; flex-wrap: wrap; gap: 10px; }
.choice { position: relative; }
.choice input { position: absolute; opacity: 0; }
.choice span { display: inline-flex; align-items: center; gap: 8px; padding: 11px 16px; border: 1px solid var(--line-2); border-radius: var(--r-pill); font-size: .9rem; font-weight: 600; color: var(--ink-2); transition: all .25s; cursor: pointer; }
.choice input:checked + span { background: var(--ink); color: #fff; border-color: var(--ink); }
.choice input:focus-visible + span { box-shadow: var(--ring); }
.consent { display: flex; gap: 12px; align-items: flex-start; font-size: .88rem; color: var(--muted); }
.consent input { margin-top: 4px; width: 18px; height: 18px; accent-color: var(--accent); flex: none; }
.consent a { color: var(--accent-deep); text-decoration: underline; }
.form-note { font-size: .82rem; color: var(--muted); }
.form-status { padding: 14px 18px; border-radius: var(--r-sm); font-weight: 600; font-size: .92rem; display: none; }
.form-status.show { display: block; }
.form-status.ok { background: #eaf6ed; color: #1e7a32; border: 1px solid #bfe3c8; }
.form-status.err { background: #fbeceb; color: #a5281c; border: 1px solid #f0c4bf; }
.hp-field { position: absolute; left: -5000px; opacity: 0; height: 0; overflow: hidden; }

/* --------------------- Property detail page ------------------------ */
.pd-header { padding-top: calc(var(--header-h) + 40px); }
.pd-gallery { display: grid; grid-template-columns: 2fr 1fr; gap: 10px; border-radius: var(--r-lg); overflow: hidden; max-height: 560px; }
.pd-gallery .pd-main { grid-row: span 2; }
.pd-gallery figure { position: relative; overflow: hidden; cursor: pointer; background: var(--bone-2); }
.pd-gallery img { width: 100%; height: 100%; object-fit: cover; transition: transform .7s var(--ease); aspect-ratio: 1; }
.pd-gallery .pd-main img { aspect-ratio: 16/12; }
.pd-gallery figure:hover img { transform: scale(1.05); }
.pd-gallery .more-photos { position: absolute; inset: 0; background: rgba(15,18,22,.55); color: #fff; display: grid; place-items: center; font-weight: 700; letter-spacing: .05em; font-size: 1.05rem; }
@media (max-width: 760px) { .pd-gallery { grid-template-columns: 1fr; max-height: none; } .pd-gallery .pd-thumb { display: none; } .pd-gallery .pd-thumb:first-of-type { display: block; } }

.pd-layout { display: grid; grid-template-columns: 1fr 360px; gap: clamp(28px, 4vw, 56px); align-items: start; }
@media (max-width: 940px) { .pd-layout { grid-template-columns: 1fr; } }
.pd-title-row { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 16px; align-items: flex-start; }
.pd-price { font-family: var(--ff-serif); font-size: clamp(2rem, 3.5vw, 2.8rem); font-weight: 600; color: var(--ink); }
.pd-price small { display: block; font-family: var(--ff-sans); font-size: .8rem; font-weight: 600; color: var(--muted); letter-spacing: .05em; }
.pd-keyfacts { display: grid; grid-template-columns: repeat(auto-fit, minmax(120px, 1fr)); gap: 1px; background: var(--line); border: 1px solid var(--line); border-radius: var(--r); overflow: hidden; margin-block: 30px; }
.pd-fact { background: #fff; padding: 22px 18px; text-align: center; }
.pd-fact svg { color: var(--accent-deep); margin-bottom: 8px; }
.pd-fact b { display: block; font-size: 1.3rem; font-family: var(--ff-serif); color: var(--ink); }
.pd-fact span { font-size: .76rem; letter-spacing: .08em; text-transform: uppercase; color: var(--muted); }
.pd-section { padding-block: 28px; border-top: 1px solid var(--line); }
.pd-section h3 { margin-bottom: 16px; }
.pd-desc { color: var(--ink-2); line-height: 1.85; white-space: pre-line; }
.pd-features { display: grid; grid-template-columns: repeat(2, 1fr); gap: 12px 24px; }
@media (max-width: 520px) { .pd-features { grid-template-columns: 1fr; } }
.pd-features li { display: flex; align-items: center; gap: 10px; color: var(--ink-2); }
.pd-features svg { color: var(--accent); flex: none; }
.pd-aside { position: sticky; top: calc(var(--header-h) + 20px); }
.agent-box { background: #fff; border: 1px solid var(--line); border-radius: var(--r-lg); padding: 28px; box-shadow: var(--shadow); }
.agent-head { display: flex; align-items: center; gap: 14px; margin-bottom: 20px; }
.agent-avatar { width: 56px; height: 56px; border-radius: 50%; background: var(--bone-2); display: grid; place-items: center; font-family: var(--ff-serif); font-weight: 700; color: var(--accent-deep); font-size: 1.2rem; }
.agent-head b { display: block; font-size: 1.1rem; color: var(--ink); }
.agent-head span { font-size: .82rem; color: var(--muted); }
.epc { display: inline-flex; align-items: center; gap: 0; border-radius: 6px; overflow: hidden; font-weight: 700; font-size: .9rem; }
.epc-class { padding: 6px 12px; color: #fff; }
.epc-A { background:#2f9e44 } .epc-B { background:#74b816 } .epc-C { background:#fab005 } .epc-D { background:#f08c00 } .epc-E { background:#e8590c } .epc-F { background:#e03131 } .epc-G { background:#c92a2a } .epc-H { background:#a51111 } .epc-I { background:#7d0a0a } .epc-NA { background:#868e96 }

/* --------------------------- Lightbox ------------------------------ */
.lightbox { position: fixed; inset: 0; z-index: 200; background: rgba(15,18,22,.96); display: none; align-items: center; justify-content: center; padding: 40px; }
.lightbox.open { display: flex; }
.lightbox img { max-width: 92vw; max-height: 86vh; object-fit: contain; border-radius: 6px; box-shadow: var(--shadow-lg); }
.lb-close, .lb-prev, .lb-next { position: absolute; background: rgba(255,255,255,.12); color: #fff; width: 52px; height: 52px; border-radius: 50%; display: grid; place-items: center; transition: background .3s; backdrop-filter: blur(6px); }
.lb-close:hover, .lb-prev:hover, .lb-next:hover { background: rgba(255,255,255,.28); }
.lb-close { top: 24px; right: 24px; }
.lb-prev { left: 24px; top: 50%; transform: translateY(-50%); }
.lb-next { right: 24px; top: 50%; transform: translateY(-50%); }
.lb-count { position: absolute; bottom: 26px; left: 50%; transform: translateX(-50%); color: rgba(255,255,255,.8); font-size: .9rem; letter-spacing: .1em; }

/* --------------------------- Footer -------------------------------- */
.site-footer { background: var(--ink); color: rgba(255,255,255,.66); padding-top: clamp(56px, 7vw, 90px); }
.footer-top { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1.3fr; gap: clamp(28px, 4vw, 56px); padding-bottom: 56px; border-bottom: 1px solid rgba(255,255,255,.1); }
@media (max-width: 900px) { .footer-top { grid-template-columns: 1fr 1fr; } }
@media (max-width: 520px) { .footer-top { grid-template-columns: 1fr; } }
.footer-about p { margin-top: 18px; max-width: 34ch; font-size: .94rem; }
.footer-col h4 { color: #fff; font-family: var(--ff-sans); font-size: .8rem; letter-spacing: .14em; text-transform: uppercase; margin-bottom: 18px; }
.footer-col ul { display: flex; flex-direction: column; gap: 11px; }
.footer-col a { font-size: .95rem; transition: color .3s; }
.footer-col a:hover { color: var(--accent-2); }
.footer-contact li { display: flex; gap: 12px; margin-bottom: 14px; font-size: .95rem; align-items: flex-start; }
.footer-contact svg { color: var(--accent); flex: none; margin-top: 3px; }
.footer-contact a:hover { color: #fff; }
.footer-bottom { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 14px; padding-block: 26px; font-size: .84rem; }
.footer-bottom a:hover { color: var(--accent-2); }
.footer-social { display: flex; gap: 12px; }
.footer-social a { width: 38px; height: 38px; border: 1px solid rgba(255,255,255,.18); border-radius: 50%; display: grid; place-items: center; transition: all .3s; }
.footer-social a:hover { background: var(--accent); border-color: var(--accent); color: #fff; }

/* ----------------------- Page intro header ------------------------- */
.page-hero { position: relative; padding: calc(var(--header-h) + clamp(60px, 9vw, 110px)) 0 clamp(48px, 7vw, 86px); color: #fff; overflow: hidden; }
.page-hero .hero-bg::after { background: linear-gradient(120deg, rgba(15,18,22,.86), rgba(15,18,22,.5)); }
.page-hero h1 { color: #fff; }
.page-hero .lead { color: rgba(255,255,255,.85); margin-top: 1rem; max-width: 60ch; }
.breadcrumb { display: flex; gap: 8px; font-size: .82rem; color: rgba(255,255,255,.7); margin-bottom: 18px; letter-spacing: .04em; }
.breadcrumb a:hover { color: #fff; }
.breadcrumb span { color: rgba(255,255,255,.45); }

/* --------------------------- Utilities ----------------------------- */
.reveal { opacity: 0; transform: translateY(26px); transition: opacity .8s var(--ease), transform .8s var(--ease); }
.reveal.is-visible { opacity: 1; transform: none; }
.reveal[data-delay="1"] { transition-delay: .08s; }
.reveal[data-delay="2"] { transition-delay: .16s; }
.reveal[data-delay="3"] { transition-delay: .24s; }
.reveal[data-delay="4"] { transition-delay: .32s; }
.text-center { text-align: center; }
.mt-0 { margin-top: 0; } .mt-1 { margin-top: 1rem; } .mt-2 { margin-top: 2rem; } .mt-3 { margin-top: 3rem; }
.flex-center { display: flex; justify-content: center; }
.divider { height: 1px; background: var(--line); border: 0; }
.skeleton { background: linear-gradient(100deg, var(--bone-2) 30%, var(--bone) 50%, var(--bone-2) 70%); background-size: 200% 100%; animation: sk 1.4s infinite; border-radius: var(--r); }
@keyframes sk { to { background-position: -200% 0; } }
.empty-state { text-align: center; padding: 60px 20px; color: var(--muted); }
.empty-state svg { color: var(--line-2); margin-bottom: 16px; }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); border: 0; }

/* --------------------------- Print --------------------------------- */
/* --------------------------- Story / Video ------------------------- */
.video-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(16px, 2vw, 26px); }
@media (max-width: 900px) { .video-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 560px) { .video-grid { grid-template-columns: 1fr; } }
.video-card { position: relative; border-radius: var(--r); overflow: hidden; border: 1px solid var(--line); background: #000; box-shadow: var(--shadow-sm); transition: transform .45s var(--ease), box-shadow .45s; }
.video-card:hover { transform: translateY(-5px); box-shadow: var(--shadow-lg); }
.video-facade { position: relative; display: block; width: 100%; aspect-ratio: 16/9; border: 0; cursor: pointer; background: #111 center/cover no-repeat; }
.video-facade::after { content: ""; position: absolute; inset: 0; background: linear-gradient(transparent 45%, rgba(0,0,0,.72)); transition: background .3s; }
.video-facade:hover::after { background: linear-gradient(transparent 35%, rgba(0,0,0,.8)); }
.video-play { position: absolute; inset: 0; margin: auto; width: 62px; height: 62px; border-radius: 50%; background: rgba(177,138,82,.92); display: grid; place-items: center; z-index: 1; transition: transform .3s var(--ease), background .3s; }
.video-facade:hover .video-play { transform: scale(1.09); background: var(--accent); }
.video-play svg { color: #fff; margin-left: 4px; }
.video-title { position: absolute; left: 0; right: 0; bottom: 0; padding: 14px 16px; color: #fff; font-weight: 600; font-size: .9rem; line-height: 1.3; z-index: 1; text-align: left; }
.video-card iframe { width: 100%; aspect-ratio: 16/9; border: 0; display: block; }
.story-quote { font-family: var(--ff-serif); font-size: clamp(1.6rem, 3.4vw, 2.7rem); line-height: 1.3; font-weight: 500; }
.story-quote .q { color: var(--accent); font-size: 1.4em; line-height: 0; }
.office-grid { display: grid; grid-template-columns: 1.25fr 1fr; gap: clamp(14px, 2vw, 24px); }
@media (max-width: 760px) { .office-grid { grid-template-columns: 1fr; } }
.office-grid img { width: 100%; height: 100%; object-fit: cover; border-radius: var(--r); aspect-ratio: 3/2; box-shadow: var(--shadow); }

/* ---------------- Home: evaluation tool + video rail --------------- */
.eval-videos { display: grid; grid-template-columns: 1.45fr 1fr; gap: clamp(22px, 3vw, 46px); align-items: start; }
@media (max-width: 920px) { .eval-videos { grid-template-columns: 1fr; } }
.eval-tool { background: #fff; border: 1px solid var(--line); border-radius: var(--r-lg); padding: clamp(24px, 3.2vw, 46px); box-shadow: var(--shadow); }
.eval-tool .overline { color: var(--accent-deep); }
.eval-lead { font-size: 1.18rem; color: var(--muted); margin-top: 10px; }
.eval-form { margin-top: 24px; }
.eval-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; margin-bottom: 16px; }
@media (max-width: 560px) { .eval-row { grid-template-columns: 1fr; } }
.eval-field { display: flex; flex-direction: column; gap: 8px; }
.eval-field > span { font-size: 1.02rem; font-weight: 700; color: var(--ink-2); }
.eval-field input, .eval-field select { font-size: 1.15rem; padding: 15px 16px; min-height: 60px; border: 2px solid var(--line-2); background: var(--bone); border-radius: var(--r-sm); color: var(--ink); transition: border-color .25s, box-shadow .25s, background .25s; }
.eval-field input:focus, .eval-field select:focus { outline: none; border-color: var(--accent); box-shadow: var(--ring); background: #fff; }
.eval-field select { appearance: none; cursor: pointer; padding-right: 44px; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath fill='%238f6d3c' d='M6 8 0 0h12z'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 16px center; }
.eval-submit { width: 100%; font-size: 1.2rem; padding: 17px; margin-top: 4px; }
.eval-callnote { text-align: center; margin: 18px 0 0; color: var(--muted); font-size: 1rem; }
.eval-phone { display: block; text-align: center; font-family: var(--ff-serif); font-size: 1.9rem; font-weight: 600; color: var(--ink); margin-top: 2px; letter-spacing: .01em; }
.eval-phone:hover { color: var(--accent-deep); }
.video-rail { background: var(--bone); border: 1px solid var(--line); border-radius: var(--r-lg); padding: clamp(18px, 2.2vw, 26px); }
.video-rail-title { font-size: 1.3rem; margin-bottom: 16px; }
.video-rail #homeVideos { display: flex; flex-direction: column; gap: 14px; }
.video-rail .video-title { font-size: .82rem; padding: 12px 14px; }

@media print {
  .site-header, .site-footer, .filters, .quick-search, .scroll-cue, .nav-backdrop, .lightbox, .card-fav { display: none !important; }
  body { font-size: 12pt; }
  .hero, .page-hero { color: var(--ink); min-height: auto; }
  .hero-bg, .cta-bg { display: none; }
}