/* Crescent Real Estate
   Layout concept: photographic dark-green bands and warm cream sections, soft glass pills
   over imagery, large rounded cards, bold Poppins headlines with a light italic accent. */
:root {
  --green-900: #0e3021;   /* site theme colour, dark sections */
  --green-800: #0f5e3d;
  --green-600: #007a38;   /* buttons, links, active states */
  --brand: #009943;       /* logo green */
  --mint: #e1f1e7;        /* label pills on light sections */
  --mint-bright: #a8e6c1;
  --paper: #faf8f2;       /* main background */
  --sand: #f5f1e6;        /* alternate section background */
  --surface: #fffdf9;
  --cream: #fff8eb;       /* logo cream */
  --ink: #0b1f16;
  --muted: #5c6a62;
  --line: #e4dfd2;
  --on-dark: #faf8f2;
  --on-dark-muted: #c3d1c8;
  --glass: rgba(250, 248, 242, .13);
  --glass-line: rgba(250, 248, 242, .22);
  --font-display: "Poppins", "Segoe UI", system-ui, sans-serif;
  --font-body: "Lato", "Segoe UI", system-ui, sans-serif;
  --r-lg: 32px;
  --r-md: 24px;
  --r-sm: 14px;
  --gutter: clamp(16px, 4vw, 40px);
  --section: clamp(60px, 8vw, 112px);
  --arrow-white: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23fff' stroke-width='1.8' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M7 17 17 7M8 7h9v9'/%3E%3C/svg%3E");
  --arrow-green: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23007a38' stroke-width='1.8' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M7 17 17 7M8 7h9v9'/%3E%3C/svg%3E");
  --moon: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='%23a8e6c1'%3E%3Cpath d='M20 14.5A8.5 8.5 0 1 1 9.5 4a7 7 0 0 0 10.500 10.500z'/%3E%3C/svg%3E");
  --noise: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='160' height='160'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.9' numOctaves='2' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");
  color-scheme: light;
  padding-top: env(safe-area-inset-top, 0px);
  padding-bottom: env(safe-area-inset-bottom, 0px);
}

*, *::before, *::after { box-sizing: border-box; }
[hidden] { display: none !important; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--font-body);
  font-size: 1.0625rem;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
}
img, svg { max-width: 100%; }
a { color: inherit; }
h1, h2, h3, h4, p, ul, ol, figure, blockquote, dl { margin: 0; }
ul, ol { padding: 0; list-style: none; }
h1, h2, h3 { font-family: var(--font-display); font-weight: 600; line-height: 1.08; text-wrap: balance; letter-spacing: -0.025em; }
h1 { font-size: clamp(2.2rem, 6.4vw, 5rem); line-height: 1.04; letter-spacing: -0.035em; }
h2 { font-size: clamp(1.9rem, 4vw, 3.1rem); }
h3 { font-size: 1.2rem; line-height: 1.25; letter-spacing: -0.01em; }
h1 em, h2 em { font-weight: 300; font-style: italic; letter-spacing: -0.02em; }
:focus-visible { outline: 3px solid var(--brand); outline-offset: 3px; border-radius: 6px; }
section[id] { scroll-margin-top: 96px; }

.wrap { max-width: 1180px; margin-inline: auto; padding-inline: var(--gutter); }
.section { padding-block: var(--section); }
.section--white { background: var(--sand); }
.section--dark { background: var(--green-900); color: var(--on-dark); position: relative; }
.section--dark::after, .site-footer::after, .hero::after, .page-hero::after { content: ""; position: absolute; inset: 0; background-image: var(--noise); opacity: .09; mix-blend-mode: soft-light; pointer-events: none; }
.section--dark > .wrap, .site-footer > .wrap { position: relative; z-index: 1; }
.stack { display: flex; flex-direction: column; gap: 18px; }
.ico { width: 1.2em; height: 1.2em; flex: none; }

/* Label pills */
.eyebrow { display: inline-flex; align-items: center; gap: 10px; align-self: flex-start; width: fit-content; max-width: 100%; padding: 8px 16px 8px 14px; border-radius: 999px; background: var(--mint); color: var(--green-600); font: 600 0.72rem/1.35 var(--font-display); letter-spacing: 0.16em; text-transform: uppercase; }
.eyebrow::before { content: ""; width: 6px; height: 6px; border-radius: 50%; background: var(--brand); flex: none; }
.section--dark .eyebrow, .calc-result .eyebrow, .hero .eyebrow, .page-hero .eyebrow, .intent .eyebrow { background: var(--glass); border: 1px solid var(--glass-line); color: var(--on-dark); -webkit-backdrop-filter: blur(10px); backdrop-filter: blur(10px); }
.section--dark .eyebrow::before, .calc-result .eyebrow::before, .hero .eyebrow::before, .page-hero .eyebrow::before { background: #3fd98a; }
.intent .eyebrow::before { display: none; }
.lead { font-size: 1.15rem; color: var(--muted); max-width: 60ch; }
.section--dark .lead { color: var(--on-dark-muted); }
.section-head { display: flex; flex-direction: column; gap: 16px; max-width: 780px; margin-bottom: clamp(28px, 4vw, 52px); }
.section-head--row { max-width: none; flex-direction: row; flex-wrap: wrap; align-items: flex-end; justify-content: space-between; gap: 20px; }
.section-head--row > div { display: flex; flex-direction: column; gap: 16px; max-width: 720px; min-width: 0; }
.note { font-size: 0.9rem; color: var(--muted); }
.note .ico { vertical-align: -0.22em; margin-right: 4px; }
.skip { position: absolute; left: -999px; top: 8px; background: var(--surface); color: var(--ink); padding: 10px 16px; border-radius: 8px; z-index: 200; }
.skip:focus { left: 16px; }

/* Buttons */
.btn { display: inline-flex; align-items: center; justify-content: center; gap: 8px; min-height: 52px; padding: 12px 26px; border-radius: 999px; border: 1.5px solid transparent; font: 600 0.98rem/1.1 var(--font-display); text-decoration: none; cursor: pointer; transition: background-color .2s, color .2s, border-color .2s, transform .2s; }
.btn--primary { background: var(--green-600); color: #fff; box-shadow: 0 10px 24px rgba(0, 122, 56, .28); }
.btn--primary:hover { background: #00692f; }
.btn--cream { background: var(--paper); color: var(--ink); }
.btn--cream:hover { background: #ffffff; }
.btn--primary:not(.btn--small)::after, .btn--cream:not(.btn--small)::after { content: ""; flex: none; width: 36px; height: 36px; margin: -8px -16px -8px 8px; border-radius: 50%; background: rgba(255, 255, 255, .2) var(--arrow-white) center / 16px no-repeat; transition: transform .2s; }
.btn--cream:not(.btn--small)::after { background: rgba(0, 122, 56, .12) var(--arrow-green) center / 16px no-repeat; }
.btn:hover::after { transform: translate(2px, -2px); }
.btn--ghost { min-height: 44px; padding: 8px 22px; border-color: currentColor; background: transparent; color: inherit; }
.btn--ghost:hover { background: rgba(255, 255, 255, .14); }
.btn--outline { border-color: var(--green-600); color: var(--green-600); background: transparent; }
.btn--outline:hover { background: var(--mint); }
.btn--small { min-height: 44px; padding: 8px 18px; font-size: 0.9rem; box-shadow: none; }
.btn-row { display: flex; flex-wrap: wrap; align-items: center; gap: 12px; }

/* Header: a floating glass pill */
.site-header { position: fixed; inset: 0 0 auto 0; z-index: 100; padding: calc(14px + env(safe-area-inset-top, 0px)) var(--gutter) 0; color: var(--on-dark); pointer-events: none; }
.header-inner { pointer-events: auto; display: flex; align-items: center; justify-content: space-between; gap: clamp(18px, 3vw, 44px); width: fit-content; max-width: 100%; margin-inline: auto; padding: 8px 8px 8px 26px; border-radius: 999px; background: rgba(24, 38, 28, .56); border: 1px solid rgba(250, 248, 242, .16); -webkit-backdrop-filter: blur(16px) saturate(1.2); backdrop-filter: blur(16px) saturate(1.2); box-shadow: 0 12px 32px rgba(0, 0, 0, .18); transition: background-color .25s, color .25s, border-color .25s; }
.site-header.is-scrolled .header-inner, .site-header.is-open .header-inner { background: rgba(250, 248, 242, .94); color: var(--green-900); border-color: var(--line); box-shadow: 0 12px 32px rgba(14, 48, 33, .12); }
.logo { display: inline-flex; align-items: center; text-decoration: none; color: inherit; flex: none; }
.logo img { display: block; height: 40px; width: auto; }
.logo .logo-green { display: none; }
.site-header.is-scrolled .logo-light, .site-header.is-open .logo-light { display: none; }
.site-header.is-scrolled .logo-green, .site-header.is-open .logo-green { display: block; }
.nav { display: flex; gap: clamp(14px, 2vw, 28px); }
.nav a { text-decoration: none; font: 500 0.93rem var(--font-display); padding: 6px 2px; border-bottom: 2px solid transparent; white-space: nowrap; }
.nav a:hover, .nav a[aria-current="page"] { border-bottom-color: var(--brand); }
.header-cta { display: inline-flex; flex: none; }
.site-header.is-scrolled .header-cta { background: var(--green-600); color: #fff; }
.menu-btn { display: none; width: 46px; height: 46px; border: 0; border-radius: 50%; background: rgba(250, 248, 242, .16); color: inherit; cursor: pointer; align-items: center; justify-content: center; flex: none; }
.site-header.is-scrolled .menu-btn, .site-header.is-open .menu-btn { background: var(--mint); }
.menu-btn span, .menu-btn span::before { display: block; width: 18px; height: 2px; background: currentColor; border-radius: 2px; content: ""; position: relative; }
.menu-btn span { top: -3px; }
.menu-btn span::before { position: absolute; top: 6px; }
.mobile-menu { pointer-events: auto; max-width: 440px; margin: 10px auto 0; padding: 8px 22px 22px; border-radius: 28px; background: var(--paper); color: var(--green-900); border: 1px solid var(--line); box-shadow: 0 24px 60px rgba(14, 48, 33, .2); }
.mobile-menu .wrap { padding-inline: 0; }
.mobile-menu nav { display: flex; flex-direction: column; }
.mobile-menu nav a { padding: 14px 0; text-decoration: none; font: 600 1.25rem var(--font-display); letter-spacing: -0.02em; border-bottom: 1px solid var(--line); }
.mobile-menu .menu-actions { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 18px; }
.mobile-menu .menu-actions .btn { flex: 1 1 auto; }

/* Photo surfaces */
.ph { position: relative; background-color: var(--green-800); background-image: var(--ph, linear-gradient(135deg, #1d5a41 0%, #0e3021 70%)); background-size: cover; background-position: center; overflow: hidden; }
.ph-a { --ph: linear-gradient(140deg, #2a6b4e 0%, #123a29 55%, #0b241a 100%); }
.ph-b { --ph: linear-gradient(200deg, #c9b07a 0%, #6f7f5a 40%, #1a4633 100%); }
.ph-c { --ph: linear-gradient(160deg, #e4dcc6 0%, #b7b294 45%, #5e7a62 100%); }
.ph-d { --ph: linear-gradient(120deg, #8fa69a 0%, #45695a 50%, #173c2c 100%); }
.ph-e { --ph: linear-gradient(210deg, #d8c8a0 0%, #93a17c 50%, #2d5a45 100%); }
.ph-f { --ph: linear-gradient(150deg, #a7bcae 0%, #3f6a57 60%, #0e3021 100%); }
.ph > img.cover { position: absolute; inset: 0; width: 100%; height: 100%; max-width: none; object-fit: cover; }
.intent .ph > img.cover[src$="home-modern-drive.webp"] { object-position: 66% 50%; }
.hero::before, .page-hero::before, .hero::after, .page-hero::after { z-index: 1; }

/* Hero */
.hero { color: var(--on-dark); padding-top: calc(96px + clamp(36px, 7vw, 100px)); padding-bottom: clamp(124px, 13vw, 170px); }
.hero::before { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(8, 28, 19, .84) 0%, rgba(8, 28, 19, .58) 50%, rgba(8, 28, 19, .28) 100%), linear-gradient(180deg, rgba(8, 28, 19, .45) 0%, rgba(8, 28, 19, 0) 30%, rgba(8, 28, 19, .62) 100%); }
.page-hero::before { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(8, 28, 19, .9) 0%, rgba(8, 28, 19, .72) 60%, rgba(8, 28, 19, .55) 100%); }
.hero-inner, .page-hero .wrap { z-index: 2; }
.hero-inner { position: relative; display: grid; grid-template-columns: minmax(0, 1fr) auto; gap: 28px 40px; align-items: end; }
.hero-copy { display: flex; flex-direction: column; gap: 22px; max-width: 820px; min-width: 0; }
.hero-copy h1 em { opacity: .88; }
.hero-copy .lead { color: #e3ece5; font-size: clamp(1.1rem, 1.6vw, 1.3rem); }
.hero-pill { align-self: flex-start; display: inline-flex; align-items: center; gap: 10px; min-height: 44px; padding: 6px 16px 6px 6px; border-radius: 999px; background: var(--glass); border: 1px solid var(--glass-line); color: var(--on-dark); text-decoration: none; font: 500 0.9rem var(--font-display); -webkit-backdrop-filter: blur(10px); backdrop-filter: blur(10px); }
.hero-pill strong { padding: 6px 12px; border-radius: 999px; background: var(--green-600); color: #fff; font-size: 0.7rem; font-weight: 600; letter-spacing: 0.1em; text-transform: uppercase; }
.hero-pill:hover { background: rgba(250, 248, 242, .24); }
.agent-chip { align-self: flex-start; display: inline-flex; align-items: center; gap: 14px; padding: 8px 26px 8px 8px; border-radius: 999px; background: var(--glass); border: 1px solid var(--glass-line); -webkit-backdrop-filter: blur(10px); backdrop-filter: blur(10px); }
.agent-chip .avatar { position: relative; width: 52px; height: 52px; border-radius: 50%; background: var(--paper); color: var(--green-600); display: grid; place-items: center; font: 600 0.95rem var(--font-display); flex: none; }
.agent-chip .avatar::after { content: ""; position: absolute; right: 1px; bottom: 1px; width: 12px; height: 12px; border-radius: 50%; background: #1fbf6b; border: 2px solid var(--paper); }
.agent-chip strong { display: block; font: 600 1rem/1.3 var(--font-display); }
.agent-chip span { font-size: 0.9rem; color: var(--on-dark-muted); }
.seal { position: relative; width: 168px; height: 168px; flex: none; }
.seal .ring { width: 100%; height: 100%; animation: spin 36s linear infinite; }
.seal img { position: absolute; inset: 0; margin: auto; width: 68px; height: 68px; }
.scroll-link { grid-column: 1 / -1; justify-self: start; display: inline-flex; align-items: center; gap: 12px; min-height: 44px; font: 500 0.75rem var(--font-display); letter-spacing: 0.24em; text-transform: uppercase; text-decoration: none; color: var(--on-dark-muted); }
@keyframes spin { to { transform: rotate(360deg); } }

/* Search */
.search-wrap { position: relative; z-index: 3; margin-top: clamp(-92px, -8vw, -64px); }
.search { background: var(--paper); border-radius: 30px; padding: 22px; display: flex; flex-direction: column; gap: 18px; box-shadow: 0 0 0 8px rgba(250, 248, 242, .18), 0 28px 60px rgba(14, 48, 33, .22); }
.seg { display: inline-flex; background: var(--sand); border-radius: 999px; padding: 5px; align-self: flex-start; }
.seg label { position: relative; cursor: pointer; }
.seg input { position: absolute; opacity: 0; inset: 0; }
.seg span { display: block; padding: 10px 26px; border-radius: 999px; font: 500 0.98rem var(--font-display); color: var(--ink); }
.seg input:checked + span { background: var(--green-600); color: #fff; }
.seg input:focus-visible + span { outline: 3px solid var(--brand); outline-offset: 2px; }
.search-fields { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)) auto; gap: 12px 24px; align-items: end; }
.search .field { border-top: 1px solid var(--line); padding-top: 12px; gap: 2px; }
.search select { border: 0; border-radius: 8px; background: transparent; padding: 4px 0; min-height: 40px; font: 500 1.05rem var(--font-display); }
.search .btn { min-width: 190px; justify-content: space-between; }
.field { display: flex; flex-direction: column; gap: 6px; min-width: 0; }
.field label, .field .label, fieldset legend { font: 500 0.7rem var(--font-display); color: var(--muted); letter-spacing: 0.16em; text-transform: uppercase; }
.field .opt { font-weight: 400; letter-spacing: 0.04em; text-transform: none; }
select, input[type="text"], input[type="tel"], input[type="email"], textarea { width: 100%; min-height: 50px; padding: 10px 14px; border: 1.5px solid var(--line); border-radius: var(--r-sm); background: var(--surface); color: var(--ink); font: 400 1rem var(--font-body); }
textarea { min-height: 116px; resize: vertical; }
select:focus, input:focus, textarea:focus { border-color: var(--green-600); outline: none; box-shadow: 0 0 0 3px rgba(0, 122, 56, .18); }
select:disabled { opacity: .55; }

/* Marquee */
.marquee { overflow: hidden; background: var(--green-600); color: #fff; margin-top: clamp(40px, 6vw, 72px); padding-block: 20px; }
.marquee-track { display: flex; align-items: center; width: max-content; animation: slide 50s linear infinite; }
.marquee-track span { display: inline-flex; align-items: center; white-space: nowrap; font: 500 1.05rem var(--font-display); }
.marquee-track span::after { content: ""; width: 22px; height: 22px; margin-inline: 30px; background: var(--moon) center / contain no-repeat; }
@keyframes slide { to { transform: translateX(-50%); } }

/* Statement */

/* Intent cards: photo with text over it */
.intents { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 16px; }
.intent { position: relative; isolation: isolate; display: flex; align-items: flex-end; min-height: clamp(330px, 38vw, 480px); border-radius: var(--r-lg); overflow: hidden; color: #fff; text-decoration: none; }
.intent .ph { position: absolute; inset: 0; z-index: -1; }
.intent .ph img { transition: transform .6s ease; }
.intent:hover .ph img { transform: scale(1.04); }
.intent .ph::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(11, 31, 22, .38) 0%, rgba(11, 31, 22, .3) 30%, rgba(11, 31, 22, .78) 58%, rgba(11, 31, 22, .94) 100%); }
.intent-body { display: flex; flex-direction: column; gap: 10px; padding: clamp(22px, 2.6vw, 32px); }
.intent-body .eyebrow { position: absolute; top: 22px; left: 22px; }
.intent-body h3 { font-size: clamp(1.5rem, 2.3vw, 2rem); line-height: 1.1; letter-spacing: -0.025em; }
.intent-body > p:not(.eyebrow) { color: rgba(255, 255, 255, .9); }
.intent .more { position: absolute; top: 18px; right: 18px; width: 48px; height: 48px; border-radius: 50%; background: var(--glass); border: 1px solid var(--glass-line); -webkit-backdrop-filter: blur(10px); backdrop-filter: blur(10px); display: grid; place-items: center; font-size: 0; color: #fff; transition: background-color .2s; }
.intent .more .ico { width: 18px; height: 18px; }
.intent:hover .more { background: var(--green-600); }

/* Listing cards */
.cards { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 32px 24px; }
.card { display: flex; flex-direction: column; min-width: 0; }
.card-media { aspect-ratio: 1 / 1.02; border-radius: var(--r-md); }
.badges { position: absolute; top: 14px; left: 14px; display: flex; flex-wrap: wrap; gap: 6px; padding-right: 64px; }
.badge { padding: 6px 14px; border-radius: 999px; background: var(--green-600); color: #fff; font: 500 0.8rem/1.2 var(--font-display); }
.badge--rent { background: var(--green-900); }
.badge--type { background: rgba(84, 98, 91, .86); }
.badge--status { background: #fff; color: var(--green-900); font-weight: 600; }
.no-photo { position: absolute; inset: 0; display: grid; place-items: center; color: rgba(255, 255, 255, .86); font: 500 0.95rem var(--font-display); letter-spacing: .02em; }
.card--gone .card-media img.cover { filter: saturate(.35) brightness(.9); }
.listing-tabs { margin-bottom: 22px; }
.seg--lg span { padding: 13px 30px; font-size: 1.05rem; }
.seg small { font-size: 0.82em; opacity: .75; margin-left: 4px; }
.seg small:not(:empty)::before { content: "("; }
.seg small:not(:empty)::after { content: ")"; }
.empty--loading { border-style: solid; }
.sample-tag { position: absolute; left: 14px; bottom: 14px; padding: 6px 14px; border-radius: 999px; background: rgba(28, 38, 32, .72); color: #fff; font: 500 0.78rem/1.2 var(--font-display); -webkit-backdrop-filter: blur(6px); backdrop-filter: blur(6px); }
.save { position: absolute; top: 12px; right: 12px; width: 46px; height: 46px; border-radius: 50%; border: 0; background: var(--paper); color: var(--ink); display: grid; place-items: center; cursor: pointer; }
.save svg { width: 20px; height: 20px; fill: none; stroke: currentColor; stroke-width: 1.8; }
.save[aria-pressed="true"] { background: var(--green-600); color: #fff; }
.save[aria-pressed="true"] svg { fill: currentColor; }
.card-body { display: flex; flex-direction: column; gap: 6px; padding: 18px 6px 0; flex: 1; }
.card-price { font: 600 1.55rem/1.15 var(--font-display); letter-spacing: -0.02em; font-variant-numeric: tabular-nums; }
.card-price small { font: 400 0.9rem var(--font-body); color: var(--muted); letter-spacing: 0; }
.card-body h3 { font-weight: 500; font-size: 1.05rem; line-height: 1.35; letter-spacing: -0.01em; }
.card-sub { display: flex; align-items: center; gap: 8px; color: var(--muted); font-size: 0.98rem; }
.card-sub .ico, .facts .ico { color: var(--green-600); }
.facts { display: flex; flex-wrap: wrap; gap: 8px 22px; margin-top: 10px; padding-top: 14px; border-top: 1px solid var(--line); font: 500 0.95rem var(--font-display); }
.facts li { display: inline-flex; align-items: center; gap: 8px; }
.card-actions { margin-top: auto; padding-top: 14px; display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 10px 16px; }
.card-share { display: inline-flex; align-items: center; gap: 6px; min-height: 40px; padding: 6px 14px; border: 1.5px solid var(--line); border-radius: 999px; font: 500 0.88rem var(--font-display); color: var(--ink); text-decoration: none; }
.card-share:hover { border-color: var(--green-600); color: var(--green-600); }
.card-share .ico { color: var(--green-600); }
.card-link { display: inline-flex; align-items: center; gap: 6px; min-height: 44px; font: 600 0.92rem var(--font-display); color: var(--green-600); text-decoration: none; }
.card-link:hover { text-decoration: underline; }

/* Why */
.why { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1.1fr); gap: clamp(28px, 5vw, 72px); align-items: start; }
.collage { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; position: sticky; top: 110px; }
.collage .ph { border-radius: var(--r-md); aspect-ratio: 4 / 5; }
.collage .ph:nth-child(2), .collage .ph:nth-child(3) { aspect-ratio: 1 / 1; }
.reasons { display: flex; flex-direction: column; }
.reason { display: grid; grid-template-columns: 56px minmax(0, 1fr); gap: 8px 16px; padding-block: 26px; border-top: 1px solid var(--line); }
.reason:last-child { border-bottom: 1px solid var(--line); }
.reason .num { font: 600 0.95rem var(--font-display); color: var(--green-600); padding-top: 4px; }
.reason p { grid-column: 2; color: var(--muted); }

/* Steps */
.steps { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 16px; }
.step { display: flex; flex-direction: column; gap: 12px; padding: 24px; border-radius: var(--r-md); background: rgba(250, 248, 242, .06); border: 1px solid rgba(250, 248, 242, .12); }
.step .num { width: 44px; height: 44px; border-radius: 50%; display: grid; place-items: center; background: var(--green-600); color: #fff; font: 600 1.05rem var(--font-display); margin-bottom: 6px; }
.step p { color: var(--on-dark-muted); font-size: 0.98rem; }

/* Calculator */
.calc-switch { display: flex; flex-direction: column; align-items: flex-start; gap: 18px; margin-bottom: 26px; }
.calc-link { margin-top: 28px; }
.calc-link a, .note a { color: var(--green-600); font-weight: 700; }
.calc { display: grid; grid-template-columns: minmax(0, 1.1fr) minmax(0, 1fr); gap: clamp(20px, 3vw, 32px); align-items: stretch; }
.calc-controls { display: flex; flex-direction: column; justify-content: space-between; gap: 26px; background: var(--surface); border: 1px solid var(--line); border-radius: var(--r-lg); padding: clamp(22px, 3vw, 36px); }
.slider-head { display: flex; justify-content: space-between; align-items: baseline; gap: 12px; }
.slider-head label { font: 500 0.95rem var(--font-display); }
.slider-head output { font: 600 1.2rem var(--font-display); font-variant-numeric: tabular-nums; white-space: nowrap; }
input[type="range"] { width: 100%; accent-color: var(--green-600); height: 28px; margin: 4px 0 0; }
.calc-result { background: var(--green-900); color: var(--on-dark); border-radius: var(--r-lg); padding: clamp(24px, 3vw, 40px); display: flex; flex-direction: column; gap: 18px; }
.calc-result .big { font: 600 clamp(2.6rem, 6vw, 3.8rem)/1 var(--font-display); letter-spacing: -0.03em; font-variant-numeric: tabular-nums; }
.calc-result .big small { font: 400 1rem var(--font-body); letter-spacing: 0; color: var(--on-dark-muted); }
.calc-rows { display: flex; flex-direction: column; }
.calc-rows div { display: flex; justify-content: space-between; gap: 16px; padding-block: 12px; border-top: 1px solid rgba(250, 248, 242, .16); font-variant-numeric: tabular-nums; }
.calc-rows dt { color: var(--on-dark-muted); }
.calc-rows dd { margin: 0; font-weight: 700; text-align: right; }
.calc-result .note { color: var(--on-dark-muted); }

/* Agent and certificate */
.agent { display: grid; grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr); gap: clamp(28px, 5vw, 72px); align-items: center; }
.cert { position: relative; background: var(--surface); border: 1px solid var(--line); border-radius: var(--r-lg); padding: clamp(26px, 4vw, 46px); text-align: center; display: flex; flex-direction: column; align-items: center; gap: 12px; box-shadow: 0 24px 60px rgba(14, 48, 33, .1); }
.cert img { width: 76px; height: 76px; }
.cert img.ppra { width: 132px; height: auto; margin-top: 10px; border-radius: 10px; }
.cert h3 { font-size: 1.05rem; }
.cert p { color: var(--muted); font-size: 0.98rem; }
.cert .name { font: 600 clamp(1.6rem, 3.2vw, 2.1rem)/1.1 var(--font-display); letter-spacing: -0.025em; color: var(--green-900); }
.cert .stamp { margin-top: 8px; width: 86px; height: 86px; border-radius: 50%; border: 2px solid var(--brand); color: var(--green-600); display: grid; place-items: center; font: 600 0.7rem/1.3 var(--font-display); letter-spacing: 0.1em; text-transform: uppercase; transform: rotate(-8deg); }
.quote { font: 500 clamp(1.3rem, 2.3vw, 1.7rem)/1.35 var(--font-display); letter-spacing: -0.015em; }
.quote strong { font-weight: 500; color: var(--green-600); }

/* Google rating */
.g-rating { align-self: flex-start; display: inline-flex; flex-wrap: wrap; align-items: center; gap: 8px; min-height: 48px; padding: 10px 18px; border-radius: 999px; background: var(--surface); border: 1.5px solid var(--line); color: var(--ink); text-decoration: none; font: 500 0.95rem var(--font-display); transition: border-color .2s; }
@media (max-width: 640px) { .g-rating { flex-wrap: nowrap; padding-inline: 14px; gap: 6px; } .g-rating span { font-size: 0.84rem; } }
.g-rating:hover { border-color: var(--green-600); }
.g-rating .g-star { width: 20px; height: 20px; fill: var(--brand); flex: none; }
.g-rating strong { font-weight: 600; font-size: 1.1rem; }
.g-rating span { color: var(--muted); font-family: var(--font-body); }
.g-rating .ico { color: var(--green-600); }

/* Areas */
.chips { display: flex; flex-wrap: wrap; gap: 12px; }
.chip { display: inline-flex; align-items: center; min-height: 48px; padding: 10px 22px; border-radius: 999px; border: 1.5px solid var(--line); background: var(--surface); text-decoration: none; font: 500 0.95rem var(--font-display); transition: background-color .2s, border-color .2s, color .2s; }
.chip:hover { background: var(--green-600); border-color: var(--green-600); color: #fff; }
.area-groups { display: grid; grid-template-columns: repeat(6, minmax(0, 1fr)); gap: 20px; }
.area-group { grid-column: span 2; }
.area-group:nth-child(n+4) { grid-column: span 3; }
.area-group { display: flex; flex-direction: column; gap: 18px; padding: 26px; background: var(--surface); border: 1px solid var(--line); border-radius: var(--r-lg); }
.area-head { display: flex; flex-direction: column; gap: 10px; }
.area-head h3 { font-size: 1.25rem; letter-spacing: -0.015em; }
.area-links { display: flex; flex-wrap: wrap; gap: 6px 18px; }
.area-more { display: inline-flex; align-items: center; gap: 6px; font: 600 0.9rem var(--font-display); color: var(--green-600); text-decoration: none; }
.area-more:hover { text-decoration: underline; }
.area-group .chips { gap: 8px; }
.area-group .chip { min-height: 44px; padding: 8px 16px; font-size: 0.9rem; background: var(--paper); }
.area-group .chip:hover { background: var(--green-600); }
.area-media { border-radius: var(--r-lg); aspect-ratio: 4 / 5; }

/* At a glance */
.brief { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 0 clamp(24px, 4vw, 56px); }
.brief div { display: grid; grid-template-columns: 150px minmax(0, 1fr); gap: 12px; padding-block: 16px; border-top: 1px solid var(--line); }
.brief dt { font: 600 0.72rem/1.5 var(--font-display); letter-spacing: 0.14em; text-transform: uppercase; color: var(--green-600); padding-top: 4px; }
.brief dd { margin: 0; }

/* FAQ */
.faq-grid { display: grid; grid-template-columns: minmax(0, 0.8fr) minmax(0, 1.2fr); gap: clamp(24px, 5vw, 72px); align-items: start; }
.faq details { border-top: 1px solid var(--line); }
.faq details:last-child { border-bottom: 1px solid var(--line); }
.faq summary { display: flex; justify-content: space-between; align-items: center; gap: 16px; padding-block: 20px; cursor: pointer; font: 500 1.05rem/1.4 var(--font-display); letter-spacing: -0.01em; list-style: none; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; flex: none; width: 36px; height: 36px; border-radius: 50%; background: var(--mint); display: grid; place-items: center; font: 400 1.3rem/1 var(--font-body); color: var(--green-600); }
.faq details[open] summary::after { content: "\2212"; background: var(--green-600); color: #fff; }
.faq details p { padding-bottom: 22px; color: var(--muted); max-width: 64ch; }

/* CTA band */
.cta h2 { max-width: 18ch; }
.cta-grid { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr) minmax(0, 1.6fr); gap: 16px; margin-top: clamp(28px, 4vw, 44px); }
.cta-card { display: flex; flex-direction: column; gap: 6px; padding: 24px; border-radius: var(--r-md); background: rgba(250, 248, 242, .06); border: 1px solid rgba(250, 248, 242, .14); text-decoration: none; min-width: 0; transition: background-color .2s; }
.cta-card:hover { background: rgba(250, 248, 242, .12); }
.cta-card .ico { width: 26px; height: 26px; color: var(--mint-bright); margin-bottom: 6px; }
.cta-card span { font: 500 0.72rem var(--font-display); letter-spacing: 0.16em; text-transform: uppercase; color: var(--mint-bright); }
.cta-card strong { font: 600 clamp(1.05rem, 1.7vw, 1.3rem)/1.25 var(--font-display); letter-spacing: -0.015em; overflow-wrap: anywhere; user-select: all; }

/* Footer */
.site-footer { position: relative; background: #0a2419; color: var(--on-dark-muted); padding-block: clamp(48px, 6vw, 76px) 28px; font-size: 0.98rem; }
.footer-grid { display: grid; grid-template-columns: minmax(0, 1.4fr) repeat(3, minmax(0, 0.75fr)) minmax(0, 1.4fr); gap: 28px; }
.footer-grid .logo { color: var(--on-dark); margin-bottom: 14px; }
.footer-grid .logo img { height: 56px; }
.footer-grid h4 { color: var(--on-dark); font: 600 0.72rem var(--font-display); letter-spacing: 0.16em; text-transform: uppercase; margin-bottom: 14px; }
.footer-grid li { margin-bottom: 8px; overflow-wrap: anywhere; }
.footer-grid a { text-decoration: none; }
.footer-grid a:hover { color: var(--on-dark); text-decoration: underline; }
.social { display: flex; gap: 10px; margin-top: 18px; }
.social a { display: inline-grid; place-items: center; width: 46px; height: 46px; border: 1px solid rgba(250, 248, 242, .2); border-radius: 50%; background: rgba(250, 248, 242, .06); color: var(--on-dark); }
.social a:hover { background: var(--green-600); }
.social .ico { width: 20px; height: 20px; }
.footer-bottom { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 12px; margin-top: 40px; padding-top: 20px; border-top: 1px solid rgba(250, 248, 242, .14); font-size: 0.88rem; }
.footer-reg { display: flex; flex-wrap: wrap; align-items: center; gap: 14px; }
.ppra-tile { display: inline-grid; place-items: center; flex: none; padding: 6px 10px; border-radius: 12px; background: #fff; }
.ppra-tile img { display: block; width: 78px; height: auto; }
.footer-bottom { align-items: center; }
.preview-mark { padding: 2px 12px; border: 1px solid var(--mint-bright); border-radius: 999px; color: var(--mint-bright); }

/* Floating mobile bar */
.mobile-bar { display: none; position: fixed; left: 12px; right: 12px; bottom: calc(12px + env(safe-area-inset-bottom, 0px)); z-index: 90; gap: 8px; padding: 8px; border-radius: 999px; background: rgba(20, 34, 26, .78); border: 1px solid rgba(250, 248, 242, .14); -webkit-backdrop-filter: blur(16px); backdrop-filter: blur(16px); box-shadow: 0 16px 40px rgba(0, 0, 0, .28); }
.mobile-bar .btn { flex: 1; min-height: 48px; }
.mobile-bar .btn--primary { background: var(--green-800); }

/* Page hero (inner pages) */
.page-hero { color: var(--on-dark); padding-top: calc(96px + clamp(36px, 6vw, 80px)); padding-bottom: clamp(48px, 7vw, 92px); }
.page-hero .wrap { position: relative; display: flex; flex-direction: column; gap: 16px; }
.page-hero h1 { font-size: clamp(2.1rem, 5.4vw, 4.2rem); max-width: 16ch; }
.page-hero .lead { color: #e3ece5; }
.crumbs { font-size: 0.9rem; color: var(--on-dark-muted); }
.crumbs a { text-decoration: none; }
.crumbs a:hover { text-decoration: underline; }

/* Listings page */
.filters { display: grid; grid-template-columns: repeat(5, minmax(0, 1fr)); gap: 12px; background: var(--surface); border: 1px solid var(--line); border-radius: var(--r-md); padding: 20px; }
.filters select { padding-inline: 10px; font-size: 0.95rem; }
.filter-bar { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 12px; margin-block: 18px 26px; }
.filter-bar .btn-row { gap: 8px; }
.toggle[aria-pressed="true"] { background: var(--green-600); color: #fff; border-color: var(--green-600); }
.empty { grid-column: 1 / -1; padding: 48px 24px; text-align: center; background: var(--surface); border: 1px dashed var(--line); border-radius: var(--r-md); display: flex; flex-direction: column; gap: 10px; align-items: center; }
.split { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: clamp(28px, 5vw, 72px); align-items: start; }
.form { display: flex; flex-direction: column; gap: 18px; background: var(--surface); border: 1px solid var(--line); border-radius: var(--r-lg); padding: clamp(22px, 3vw, 34px); color: var(--ink); box-shadow: 0 24px 60px rgba(14, 48, 33, .08); }
.form h2 { font-size: 1.7rem; }
.form .btn { align-self: stretch; justify-content: space-between; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
fieldset { border: 0; padding: 0; margin: 0; display: flex; flex-direction: column; gap: 10px; min-width: 0; }
.pills { display: flex; flex-wrap: wrap; gap: 8px; }
.pills label { position: relative; cursor: pointer; }
.pills input { position: absolute; opacity: 0; inset: 0; }
.pills span { display: inline-flex; align-items: center; min-height: 46px; padding: 8px 20px; border: 1.5px solid var(--line); border-radius: 999px; background: var(--paper); font: 500 0.95rem var(--font-display); }
.pills input:checked + span { background: var(--green-600); border-color: var(--green-600); color: #fff; }
.pills input:focus-visible + span { outline: 3px solid var(--brand); outline-offset: 2px; }
.form-error { color: #9b2c1f; font-size: 0.92rem; font-weight: 700; }
.wa-ready { display: flex; flex-direction: column; gap: 12px; padding: 18px; border-radius: 20px; background: var(--mint); }
.wa-ready pre { margin: 0; white-space: pre-wrap; overflow-wrap: anywhere; font: 400 0.95rem/1.5 var(--font-body); background: var(--surface); border-radius: var(--r-sm); padding: 14px; user-select: all; }
.ticks { display: flex; flex-direction: column; gap: 12px; }
.ticks li { display: grid; grid-template-columns: 26px minmax(0, 1fr); gap: 10px; align-items: start; }
.ticks li::before { content: ""; width: 22px; height: 22px; margin-top: 3px; border-radius: 50%; background: var(--green-600) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23fff' stroke-width='3' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M6 12.5l4 4 8-9'/%3E%3C/svg%3E") center / 14px no-repeat; }

/* Feature grid (sell, about, area pages) */
.features { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 16px; }
.feature { display: flex; flex-direction: column; gap: 10px; padding: 26px; border-radius: var(--r-md); background: var(--surface); border: 1px solid var(--line); }
.feature::before { content: ""; width: 10px; height: 10px; border-radius: 50%; background: var(--brand); margin-bottom: 6px; }
.feature p { color: var(--muted); font-size: 0.98rem; }
.feature .area-more { margin-top: auto; padding-top: 8px; }

.features--3 { grid-template-columns: repeat(3, minmax(0, 1fr)); }

/* Property management plans */
.plans { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 20px; }
.plan { display: flex; flex-direction: column; gap: 14px; padding: clamp(24px, 3vw, 38px); border-radius: var(--r-lg); background: var(--surface); border: 1px solid var(--line); }
.plan h3 { font-size: 1.5rem; letter-spacing: -0.02em; }
.plan > p { color: var(--muted); }
.plan .ticks { margin-top: 6px; }
.plan--full { background: var(--green-900); border-color: var(--green-900); color: var(--on-dark); box-shadow: 0 24px 60px rgba(14, 48, 33, .22); }
.plan--full > p { color: var(--on-dark-muted); }

/* About */
.story { display: grid; grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr); gap: clamp(28px, 5vw, 72px); align-items: center; }
.story-media { display: grid; grid-template-columns: 1.3fr 1fr; gap: 14px; align-items: end; }
.story-media .ph { border-radius: var(--r-lg); aspect-ratio: 3 / 4; }
.story-media .ph:last-child { margin-bottom: 36px; }
.story-copy { display: flex; flex-direction: column; gap: 16px; }
.story-copy p:not(.eyebrow) { color: var(--muted); }
.timeline { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 20px; }
.timeline li { display: flex; flex-direction: column; gap: 8px; padding-top: 22px; border-top: 2px solid rgba(250, 248, 242, .24); position: relative; }
.timeline li::before { content: ""; position: absolute; top: -7px; left: 0; width: 12px; height: 12px; border-radius: 50%; background: #3fd98a; }
.timeline strong { font: 600 1.45rem var(--font-display); letter-spacing: -0.02em; }
.timeline p { color: var(--on-dark-muted); font-size: 0.98rem; }

/* Contact */
.contact-list { display: flex; flex-direction: column; margin-top: 18px; }
.contact-list a { display: flex; flex-direction: column; gap: 2px; padding-block: 16px; border-top: 1px solid var(--line); text-decoration: none; }
.contact-list a:last-child { border-bottom: 1px solid var(--line); }
.contact-list span { font: 600 0.72rem var(--font-display); letter-spacing: 0.16em; text-transform: uppercase; color: var(--green-600); }
.contact-list strong { font: 600 1.12rem/1.35 var(--font-display); letter-spacing: -0.01em; overflow-wrap: anywhere; user-select: all; }
.map { margin-top: 22px; border-radius: var(--r-lg); aspect-ratio: 16 / 9; display: grid; place-items: center; text-align: center; color: var(--on-dark); padding: 20px; }
.map .ico { width: 30px; height: 30px; }
.map > div { position: relative; display: flex; flex-direction: column; gap: 12px; align-items: center; font-family: var(--font-display); }

/* Legal */
.prose { max-width: 720px; display: flex; flex-direction: column; gap: 14px; }
.prose h2 { font-size: 1.5rem; margin-top: 18px; }
.prose p, .prose li { color: #33463b; }
.prose ul { list-style: disc; padding-left: 22px; display: flex; flex-direction: column; gap: 8px; }
.draft { padding: 14px 18px; border-left: 4px solid var(--brand); border-radius: 0 var(--r-sm) var(--r-sm) 0; background: var(--surface); font-style: italic; }

/* Responsive */
@media (max-width: 1200px) {
  .nav, .header-cta { display: none; }
  .menu-btn { display: inline-flex; }
  .header-inner { padding-left: 22px; gap: 22px; }
  .seal { display: none; }
  .hero-inner { grid-template-columns: minmax(0, 1fr); }
  .intents { grid-template-columns: 1fr 1fr; }
  .plans { grid-template-columns: minmax(0, 1fr); }
  .cards { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .steps, .features, .features--3, .timeline { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .why, .calc, .agent, .faq-grid, .split, .story, .area-groups, .brief { grid-template-columns: minmax(0, 1fr); }
  .area-group, .area-group:nth-child(n+4) { grid-column: auto; }
  .area-media { aspect-ratio: 16 / 10; }
  .collage { position: static; }
  .filters { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .search-fields { grid-template-columns: 1fr 1fr; }
  .search-fields .btn { grid-column: 1 / -1; }
}
@media (max-width: 640px) {
  body { font-size: 1rem; padding-bottom: 88px; }
  .mobile-bar { display: flex; }
  .hero { padding-bottom: 124px; }
  .intents, .cards, .steps, .features, .features--3, .timeline, .cta-grid, .footer-grid, .form-row { grid-template-columns: minmax(0, 1fr); }
  .filters { grid-template-columns: 1fr 1fr; }
  .filters .field:last-child { grid-column: 1 / -1; }
  .seg--lg { display: flex; align-self: stretch; }
  .seg--lg label { flex: 1; text-align: center; }
  .seg--lg span { padding-inline: 12px; }
  .reason { grid-template-columns: 40px minmax(0, 1fr); }
  .brief div { grid-template-columns: minmax(0, 1fr); gap: 4px; }
  /* Featured homes become a swipeable rail */
  .cards--rail { display: flex; gap: 16px; overflow-x: auto; scroll-snap-type: x mandatory; padding-bottom: 8px; scrollbar-width: none; }
  .cards--rail::-webkit-scrollbar { display: none; }
  .cards--rail .card { flex: 0 0 86%; scroll-snap-align: start; }
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .seal .ring, .marquee-track { animation: none; }
  .intent .ph img, .btn, .btn::after, .header-inner { transition: none; }
}
@media (max-width: 900px) { .cta-grid { grid-template-columns: minmax(0, 1fr); } }

/* Consent box, spam trap and cookie banner */
.hp { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }
.consent { display: flex; align-items: flex-start; gap: 12px; font: 400 0.92rem/1.5 var(--font-body); color: var(--muted); cursor: pointer; text-transform: none; letter-spacing: 0; }
.consent input { flex: none; width: 22px; height: 22px; margin-top: 1px; accent-color: var(--green-600); }
.consent a { color: var(--green-600); font-weight: 700; }
.wa-note { font-size: 0.95rem; }
.cookie-bar { position: fixed; left: 16px; right: 16px; bottom: 16px; z-index: 150; max-width: 720px; margin-inline: auto; display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 14px 20px; padding: 18px 22px; border-radius: var(--r-md); background: var(--surface); border: 1px solid var(--line); box-shadow: 0 20px 50px rgba(14, 48, 33, .22); }
.cookie-bar p { flex: 1 1 280px; font-size: 0.95rem; color: var(--ink); }
.cookie-bar a { color: var(--green-600); font-weight: 700; }
.cookie-again { background: none; border: 0; padding: 0; color: inherit; font: inherit; font-size: 0.85rem; text-decoration: underline; cursor: pointer; opacity: .8; }
@media (max-width: 640px) { .cookie-bar { bottom: 92px; } }