/* =========================================================
   LAW REAL ESTATE — Design System
   Reference: Aman Resorts × Rolls-Royce × Sotheby's Intl Realty
              × Architectural Digest × Netflix HDR Documentary
   ========================================================= */

@import url('https://fonts.googleapis.com/css2?family=Fraunces:ital,opsz,wght@0,9..144,300;0,9..144,400;0,9..144,500;0,9..144,600;1,9..144,400&family=Manrope:wght@300;400;500;600;700&display=swap');

:root{
  --ink:#0b0808;
  --ink-2:#170e0d;
  --paper:#f6f2ea;
  --paper-dim:#e8e2d5;
  --stone:#9b968a;
  --stone-dark:#5b5850;
  --line: rgba(246,242,234,0.14);
  --line-dark: rgba(10,11,12,0.1);
  --brass:#c62a2f;
  --brass-bright:#f0553f;
  --gold:#c6a35d;
  --overlay: rgba(6,7,8,0.55);

  /* city accent — overridden per page via [data-city] */
  --accent: var(--brass);
  --accent-soft: rgba(198,42,47,0.18);

  --ease: cubic-bezier(.16,.8,.24,1);
  --ease-soft: cubic-bezier(.4,0,.2,1);
  --dur-fast: .4s;
  --dur: .8s;
  --dur-slow: 1.4s;

  --container: 1360px;
  --gutter: clamp(20px, 5vw, 80px);
}

[data-city="cape-town"]{
  --accent:#c62a2f;
  --accent-soft: rgba(198,42,47,0.18);
}
[data-city="johannesburg"]{
  --accent:#c62a2f;
  --accent-soft: rgba(198,42,47,0.18);
}

*,*::before,*::after{ box-sizing:border-box; }
html{ scroll-behavior:smooth; }
html,body{ height:100%; }
body{
  margin:0;
  background:var(--ink);
  color:var(--paper);
  font-family:'Manrope', sans-serif;
  font-weight:400;
  font-size:16px;
  line-height:1.6;
  -webkit-font-smoothing:antialiased;
  overflow-x:hidden;
}
body.lock{ overflow:hidden; height:100vh; }

img,video{ max-width:100%; display:block; }
a{ color:inherit; text-decoration:none; }
ul{ list-style:none; margin:0; padding:0; }
button{ font-family:inherit; background:none; border:0; color:inherit; cursor:pointer; }
h1,h2,h3,h4{ margin:0; font-family:'Fraunces', serif; font-weight:400; letter-spacing:-0.01em; }
p{ margin:0; }

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

.container{
  width:100%;
  max-width:var(--container);
  margin:0 auto;
  padding-left:var(--gutter);
  padding-right:var(--gutter);
}

.eyebrow{
  display:flex;
  align-items:center;
  gap:14px;
  font-size:11px;
  letter-spacing:.28em;
  text-transform:uppercase;
  color:var(--accent);
  font-weight:600;
  margin-bottom:22px;
}
.eyebrow::before{
  content:'';
  width:34px;height:1px;
  background:var(--accent);
  display:inline-block;
}

.serif{ font-family:'Fraunces', serif; }

/* ---------- Preloader ---------- */
.preloader{
  position:fixed; inset:0; z-index:10000;
  background:var(--ink);
  display:flex; align-items:center; justify-content:center;
  flex-direction:column;
}
.preloader__logo{
  width:clamp(120px,14vw,168px);
  height:auto;
  margin-bottom:22px;
  opacity:0;
  filter:drop-shadow(0 0 18px rgba(198,42,47,0.25));
  animation:logoFade 1s var(--ease) .1s forwards;
}
@keyframes logoFade{ to{ opacity:1; } }
.preloader__mark{
  font-family:'Fraunces', serif;
  font-size:clamp(28px,4vw,44px);
  letter-spacing:.06em;
  color:var(--paper);
  display:flex; gap:.5em;
  overflow:hidden;
}
.preloader__mark span{
  display:inline-block;
  transform:translateY(110%);
  animation:riseUp .9s var(--ease) forwards;
}
.preloader__mark span:nth-child(2){ animation-delay:.08s; color:var(--accent); font-style:italic; }
@keyframes riseUp{ to{ transform:translateY(0); } }
.preloader__bar{
  margin-top:28px; width:220px; height:1px; background:var(--line);
  position:relative; overflow:hidden;
}
.preloader__bar span{
  position:absolute; inset:0; width:0%; background:var(--accent);
  animation:loadBar 1.6s var(--ease-soft) forwards;
}
@keyframes loadBar{ to{ width:100%; } }
.preloader__curtain{
  position:fixed; inset:0; background:var(--ink); z-index:9999;
  transform-origin:top;
}
.preloader.is-done{
  transition:opacity .6s ease .2s, visibility .6s ease .2s;
  opacity:0; visibility:hidden;
}

/* ---------- Buttons ---------- */
.btn{
  position:relative;
  display:inline-flex; align-items:center; justify-content:center;
  gap:10px;
  padding:18px 36px;
  font-size:12px; letter-spacing:.2em; text-transform:uppercase; font-weight:600;
  border:1px solid var(--line);
  overflow:hidden;
  isolation:isolate;
  transition:color .5s var(--ease-soft), border-color .5s var(--ease-soft);
}
.btn::before{
  content:''; position:absolute; inset:0; z-index:-1;
  background:var(--paper);
  transform:translateY(101%);
  transition:transform .55s var(--ease);
}
.btn:hover{ color:var(--ink); border-color:var(--paper); }
.btn:hover::before{ transform:translateY(0); }
.btn--dark{ color:var(--ink); border-color:var(--line-dark); }
.btn--dark::before{ background:var(--ink); }
.btn--dark:hover{ color:var(--paper); border-color:var(--ink); }
.btn--accent{ border-color:var(--accent); }
.btn--accent::before{ background:var(--accent); }
.btn--accent:hover{ color:var(--ink); }
.btn--ghost-lg{
  padding:0; border:0; text-transform:none; letter-spacing:0;
  font-family:'Fraunces', serif; font-size:clamp(22px,2.4vw,30px);
  gap:16px;
}
.btn--ghost-lg::before{ display:none; }
.btn--ghost-lg .ring{
  width:56px; height:56px; border-radius:50%; border:1px solid currentColor;
  display:flex; align-items:center; justify-content:center;
  transition:transform .5s var(--ease), background .4s ease;
  flex-shrink:0;
}
.btn--ghost-lg:hover .ring{ transform:rotate(45deg); background:var(--accent); border-color:var(--accent); color:var(--ink); }

/* ---------- Nav ---------- */
.nav{
  position:fixed; top:0; left:0; right:0; z-index:500;
  padding:26px 0;
  transition:padding .4s var(--ease-soft), background .4s var(--ease-soft), border-color .4s ease;
  border-bottom:1px solid transparent;
}
.nav.scrolled{
  padding:16px 0;
  background:rgba(10,11,12,0.72);
  backdrop-filter:blur(18px) saturate(140%);
  -webkit-backdrop-filter:blur(18px) saturate(140%);
  border-color:var(--line);
}
.nav__row{ display:flex; align-items:center; justify-content:space-between; gap:24px; position:relative; }
.brand{ display:flex; align-items:center; gap:12px; }
.brand--logo{ flex-direction:column; align-items:flex-start; gap:8px; }
.brand--center{ flex-shrink:0; }
.brand__logo-pill{
  display:inline-flex; align-items:center;
  background:var(--accent); border-radius:999px;
  padding:11px 16px; box-shadow:0 8px 22px rgba(198,42,47,.3);
  transition:padding .4s var(--ease-soft);
}
.brand__logo-pill img{ display:block; height:34px; width:auto; }
.nav.scrolled .brand__logo-pill{ padding:8px 13px; }
.nav.scrolled .brand__logo-pill img{ height:27px; }
.brand__logo-pill--lg{ padding:18px 34px; box-shadow:0 14px 38px rgba(198,42,47,.35); }
.brand__logo-pill--lg img{ height:46px; }
.brand__mark{
  width:38px; height:38px; border:1px solid var(--accent);
  display:flex; align-items:center; justify-content:center;
  font-family:'Fraunces', serif; font-size:16px; color:var(--accent);
  transform:rotate(45deg); flex-shrink:0;
}
.brand__mark span{ transform:rotate(-45deg); }
.brand__word{ font-family:'Fraunces', serif; font-size:19px; letter-spacing:.04em; }
.brand__word b{ font-weight:500; }
.brand__word i{ color:var(--accent); font-style:italic; }
.brand__city{
  font-size:10px; letter-spacing:.22em; text-transform:uppercase;
  color:var(--stone); margin-top:2px; display:block;
}

.nav__links{ display:flex; align-items:center; gap:40px; }
.nav__links a{
  font-size:12px; letter-spacing:.14em; text-transform:uppercase; font-weight:600;
  position:relative; padding-bottom:4px;
}
.nav__links a::after{
  content:''; position:absolute; left:0; bottom:0; width:0; height:1px; background:var(--accent);
  transition:width .4s var(--ease-soft);
}
.nav__links a:hover::after{ width:100%; }

.city-pill{
  display:flex; align-items:center; gap:6px;
  border:1px solid var(--line); border-radius:40px; padding:6px;
  font-size:11px; letter-spacing:.1em; text-transform:uppercase;
}
.city-pill a{
  padding:8px 16px; border-radius:40px; transition:background .35s ease, color .35s ease;
  color:var(--stone); font-weight:600; white-space:nowrap;
}
.city-pill a.is-active{ background:var(--paper); color:var(--ink); }

.nav__burger{
  display:none; flex-direction:column; gap:6px; width:32px; z-index:601; position:relative;
}
.nav__burger span{ height:1px; background:var(--paper); width:100%; transition:transform .3s ease, opacity .3s ease; }
.nav__burger.is-active span:nth-child(1){ transform:translateY(7px) rotate(45deg); }
.nav__burger.is-active span:nth-child(2){ opacity:0; }
.nav__burger.is-active span:nth-child(3){ transform:translateY(-7px) rotate(-45deg); }

/* ---------- Hero ---------- */
.hero{
  position:relative; height:100svh; min-height:640px; width:100%;
  display:flex; flex-direction:column; justify-content:flex-end;
  overflow:hidden;
  color:var(--paper);
}
.hero__media{ position:absolute; inset:0; z-index:0; }
.hero__media video,
.hero__media img,
.hero__media .kb{
  position:absolute; inset:0; width:100%; height:100%; object-fit:cover;
}
.hero__media .kb{
  background-size:cover; background-position:center;
  animation:kenburns 22s var(--ease-soft) infinite alternate;
}
@keyframes kenburns{
  0%{ transform:scale(1) translate3d(0,0,0); }
  100%{ transform:scale(1.08) translate3d(-0.6%, -1.2%, 0); }
}
.hero__scrim{
  position:absolute; inset:0; z-index:1;
  background:
    linear-gradient(180deg, rgba(6,7,8,.55) 0%, rgba(6,7,8,.05) 30%, rgba(6,7,8,.15) 60%, rgba(6,7,8,.86) 100%);
}
.hero__grain{
  position:absolute; inset:0; z-index:2; opacity:.05; mix-blend-mode:overlay; pointer-events:none;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='120' height='120'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='2' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");
}
.hero__content{ position:relative; z-index:3; padding:0 var(--gutter) 72px; }
.hero-search{
  position:absolute; top:132px; left:50%; transform:translateX(-50%); z-index:4;
  width:min(480px, calc(100% - 2 * var(--gutter)));
  display:flex; align-items:center; gap:10px;
  background:rgba(11,8,8,0.55); backdrop-filter:blur(12px); -webkit-backdrop-filter:blur(12px);
  border:1px solid rgba(246,242,234,0.22); border-radius:999px;
  padding:14px 22px;
  transition:border-color .3s ease, background .3s ease;
}
.hero-search:focus-within{ border-color:var(--accent); background:rgba(11,8,8,0.72); }
.hero-search__icon{ font-size:14px; opacity:.7; flex-shrink:0; }
.hero-search input{
  flex:1; background:transparent; border:0; color:var(--paper);
  font-family:'Manrope',sans-serif; font-size:14px; outline:none;
}
.hero-search input::placeholder{ color:rgba(246,242,234,0.55); }
.hero-search__suggestions{
  position:absolute; top:calc(100% + 8px); left:0; right:0; z-index:20;
  background:var(--ink); border:1px solid var(--line);
  max-height:280px; overflow-y:auto;
  box-shadow:0 20px 50px rgba(0,0,0,.5);
}
.hero-search__suggestion{
  display:flex; align-items:center; justify-content:space-between; gap:12px;
  width:100%; padding:13px 16px; font-size:13px; color:var(--paper);
  border-bottom:1px solid var(--line); text-align:left; cursor:pointer;
  transition:background .2s ease;
}
.hero-search__suggestion:last-child{ border-bottom:0; }
.hero-search__suggestion:hover{ background:rgba(198,42,47,0.12); }
.hero-search__suggestion b{ color:var(--accent-bright); font-weight:600; white-space:nowrap; }
@media (max-width:640px){
  .hero-search{ top:110px; padding:11px 18px; }
}
.hero__eyebrow{
  font-size:12px; letter-spacing:.32em; text-transform:uppercase; color:var(--gold);
  margin-bottom:26px; display:flex; align-items:center; gap:14px;
  text-shadow:0 1px 12px rgba(0,0,0,0.55);
}
.hero__eyebrow::before{ content:''; width:44px; height:1px; background:var(--gold); }
.hero__title{
  font-size:clamp(42px, 7.2vw, 108px);
  line-height:.98;
  font-weight:400;
  max-width:16ch;
}
.hero__title .word{ overflow:hidden; display:block; }
.hero__title .word span{
  display:inline-block; transform:translateY(110%);
  animation:riseUp 1.1s var(--ease) forwards;
}
.hero__title i{ font-style:italic; color:var(--accent); font-weight:300; }
.hero__title i.gold-accent{ color:var(--gold); }
.hero__sub{
  margin-top:28px; max-width:480px; font-size:17px; color:var(--paper); font-weight:300;
  text-shadow:0 2px 16px rgba(0,0,0,0.5);
}
.hero__foot{
  margin-top:56px; display:flex; align-items:flex-end; justify-content:space-between; gap:24px; flex-wrap:wrap;
}
.scroll-cue{
  display:flex; align-items:center; gap:12px; font-size:11px; letter-spacing:.2em; text-transform:uppercase; color:var(--stone);
}
.scroll-cue__line{ width:1px; height:44px; background:var(--line); position:relative; overflow:hidden; }
.scroll-cue__line::after{
  content:''; position:absolute; top:-100%; left:0; width:100%; height:100%; background:var(--accent);
  animation:scrollLine 2.2s var(--ease-soft) infinite;
}
@keyframes scrollLine{ 0%{top:-100%;} 60%{top:100%;} 100%{top:100%;} }

/* ---------- Sections ---------- */
section{ position:relative; }
.section{ padding:150px 0; }
.section--tight{ padding:100px 0; }
.bg-paper{ background:var(--paper); color:var(--ink); }
.bg-ink2{ background:var(--ink-2); }

.head-row{
  display:flex; justify-content:space-between; align-items:flex-end; gap:40px; margin-bottom:64px; flex-wrap:wrap;
}
.head-row h2{ font-size:clamp(30px, 4vw, 52px); max-width:14ch; }
.head-row p{ max-width:380px; color:var(--stone); font-weight:300; padding-bottom:6px; }
.bg-paper .head-row p{ color:var(--stone-dark); }
.bg-paper .split__inner p.lead{ color:var(--stone-dark); }
.bg-paper .eyebrow{ color:var(--stone-dark); }

/* reveal */
.reveal{ opacity:0; transform:translateY(48px); transition:opacity 1s var(--ease), transform 1s var(--ease); }
.reveal.in{ opacity:1; transform:translateY(0); }
.reveal-scale{ opacity:0; transform:scale(1.06); transition:opacity 1.2s var(--ease-soft), transform 1.4s var(--ease-soft); }
.reveal-scale.in{ opacity:1; transform:scale(1); }
.stagger.in > *{ transition-delay:calc(var(--i,0) * 90ms); }

/* ---------- Stat bar ---------- */
.stats{
  display:grid; grid-template-columns:repeat(4,1fr); border-top:1px solid var(--line); border-bottom:1px solid var(--line);
}
.stat{ padding:44px var(--gutter); border-left:1px solid var(--line); }
.stat:first-child{ border-left:0; }
.stat__num{ font-family:'Fraunces', serif; font-size:clamp(32px,3.6vw,54px); color:var(--accent); }
.stat__label{ margin-top:8px; font-size:11px; letter-spacing:.16em; text-transform:uppercase; color:var(--stone); }

/* ---------- Property cards ---------- */
.grid-listings{ display:grid; grid-template-columns:repeat(3,1fr); gap:2px; }
.card{
  position:relative; aspect-ratio:4/5; overflow:hidden; background:var(--ink-2);
  display:flex; flex-direction:column; justify-content:flex-end;
}
.card__img,.card__img-alt{
  position:absolute; inset:0; background-size:cover; background-position:center;
  transform:scale(1.001); transition:transform 1.1s var(--ease-soft), filter .8s ease, opacity .9s ease;
  filter:saturate(1) brightness(.92);
}
.card__img-alt{ opacity:0; }
.card__img-alt.is-visible{ opacity:1; }
.card:hover .card__img{ transform:scale(1.09); }
.card:hover .card__img-alt{ transform:scale(1.09); }
.card__scrim{ position:absolute; inset:0; background:linear-gradient(180deg, rgba(0,0,0,0) 40%, rgba(0,0,0,.82) 100%); }
.card__tag{
  position:absolute; top:22px; left:22px; z-index:2;
  font-size:10px; letter-spacing:.18em; text-transform:uppercase;
  padding:8px 14px; border:1px solid rgba(255,255,255,.4); color:var(--paper);
  backdrop-filter:blur(6px);
}
.card__body{ position:relative; z-index:2; padding:26px; }
.card__price{
  display:inline-flex; align-items:center;
  font-size:17px; font-weight:700; letter-spacing:.01em; font-family:'Fraunces', serif;
  color:var(--paper);
  background:rgba(11,8,8,0.5); backdrop-filter:blur(8px); -webkit-backdrop-filter:blur(8px);
  border:1px solid rgba(198,42,47,0.55);
  border-radius:999px; padding:8px 20px; margin-bottom:14px;
  text-shadow:0 2px 10px rgba(0,0,0,.4);
  box-shadow:0 4px 20px rgba(0,0,0,.25);
}
.card__title{ font-size:22px; margin-bottom:8px; }
.card__meta{ display:flex; gap:16px; font-size:12px; color:var(--paper-dim); }
.card__arrow{
  position:absolute; top:22px; right:22px; z-index:2; width:44px; height:44px; border-radius:50%;
  border:1px solid rgba(255,255,255,.4); display:flex; align-items:center; justify-content:center;
  transition:transform .5s var(--ease), background .4s ease, border-color .4s ease;
}
.card:hover .card__arrow{ transform:rotate(45deg); background:var(--accent); border-color:var(--accent); }

/* ---------- Split / editorial panel ---------- */
.split{ display:grid; grid-template-columns:1fr 1fr; align-items:stretch; }
.split__media{ position:relative; overflow:hidden; min-height:520px; }
.split__media img,.split__media .kb{ position:absolute; inset:0; width:100%; height:100%; object-fit:cover; background-size:cover; background-position:center; animation:kenburns 24s var(--ease-soft) infinite alternate; transition:opacity 1.3s ease; }
.split__media .kb-alt{ opacity:0; z-index:1; }
.split__media .kb-alt.is-visible{ opacity:1; }
.split__text{ display:flex; align-items:center; }
.split__inner{ padding:var(--gutter); max-width:520px; }
.split__inner p.lead{ font-size:19px; font-weight:300; color:var(--paper-dim); margin-top:24px; }
.split--rev{ direction:rtl; }
.split--rev > *{ direction:ltr; }

/* ---------- Neighbourhood chips ---------- */
.chip-grid{ display:grid; grid-template-columns:repeat(4,1fr); gap:2px; }
.chip{
  position:relative; aspect-ratio:1/1.05; overflow:hidden;
  display:flex; align-items:flex-end; padding:22px;
}
.chip__bg{ position:absolute; inset:0; background-size:cover; background-position:center; transition:transform 1.1s var(--ease-soft); }
.chip:hover .chip__bg{ transform:scale(1.08); }
.chip__scrim{ position:absolute; inset:0; background:linear-gradient(180deg, rgba(0,0,0,0) 40%, rgba(0,0,0,.75) 100%); }
.chip__label{ position:relative; z-index:2; font-family:'Fraunces', serif; font-size:19px; }
.chip__count{ position:relative; z-index:2; font-size:11px; color:var(--stone); display:block; margin-top:4px; letter-spacing:.08em; }

/* ---------- Marquee ---------- */
.marquee{ overflow:hidden; border-top:1px solid var(--line); border-bottom:1px solid var(--line); padding:26px 0; }
.marquee__track{ display:flex; width:max-content; animation:marquee 34s linear infinite; }
.marquee__item{
  display:flex; align-items:center; gap:16px; padding:0 40px;
  font-family:'Fraunces', serif; font-style:italic; font-size:20px; color:var(--stone); white-space:nowrap;
}
.marquee__item::after{ content:'—'; color:var(--accent); font-style:normal; margin-left:40px; }
@keyframes marquee{ from{ transform:translateX(0); } to{ transform:translateX(-50%); } }

/* ---------- Testimonials ---------- */
.testi{ max-width:820px; margin:0 auto; text-align:center; }
.testi__slide{ display:none; }
.testi__slide.is-active{ display:block; animation:fadeUp .8s var(--ease); }
@keyframes fadeUp{ from{opacity:0; transform:translateY(16px);} to{opacity:1; transform:translateY(0);} }
.testi__quote{ font-family:'Fraunces', serif; font-size:clamp(22px,2.6vw,34px); font-weight:400; line-height:1.4; }
.testi__quote::before{ content:'“'; color:var(--accent); }
.testi__quote::after{ content:'”'; color:var(--accent); }
.testi__name{ margin-top:28px; font-size:12px; letter-spacing:.14em; text-transform:uppercase; color:var(--stone); }
.testi__dots{ display:flex; justify-content:center; gap:10px; margin-top:36px; }
.testi__dots button{ width:8px; height:8px; border-radius:50%; border:1px solid var(--line); }
.testi__dots button.is-active{ background:var(--accent); border-color:var(--accent); }

/* ---------- Agent / team ---------- */
.agent-card{ position:relative; overflow:hidden; }
.agent-card__img{ aspect-ratio:3/4; background-size:cover; background-position:center; position:relative; }
.agent-card__body{ padding:20px 4px; }
.agent-card__name{ font-size:19px; }
.agent-card__role{ font-size:11px; letter-spacing:.14em; text-transform:uppercase; color:var(--accent); margin-top:6px; }

/* ---------- CTA band ---------- */
.cta-band{
  position:relative; padding:180px 0; text-align:center; overflow:hidden;
}
.cta-band__bg{ position:absolute; inset:0; background-size:cover; background-position:center; }
.cta-band__scrim{ position:absolute; inset:0; background:linear-gradient(180deg, rgba(6,7,8,.7), rgba(6,7,8,.92)); }
.cta-band__inner{ position:relative; z-index:2; }
.cta-band h2{ font-size:clamp(32px,5vw,64px); max-width:16ch; margin:0 auto 40px; }
.cta-band .btn{ margin:0 auto; }

/* ---------- Footer ---------- */
.footer{ padding:100px 0 40px; border-top:1px solid var(--line); }
.footer__top{ display:grid; grid-template-columns:1.4fr 1fr 1fr 1fr; gap:40px; padding-bottom:80px; }
.footer__about p{ color:var(--stone); max-width:320px; margin-top:20px; font-weight:300; }
.footer__col h4{ font-size:11px; letter-spacing:.18em; text-transform:uppercase; color:var(--stone); margin-bottom:22px; font-family:'Manrope',sans-serif; font-weight:600; }
.footer__col li{ margin-bottom:14px; }
.footer__col a{ color:var(--paper-dim); font-size:14px; transition:color .3s ease; }
.footer__col a:hover{ color:var(--accent); }
.footer__bottom{
  display:flex; justify-content:space-between; align-items:center; padding-top:30px; border-top:1px solid var(--line);
  font-size:12px; color:var(--stone); flex-wrap:wrap; gap:16px;
}
.footer__socials{ display:flex; gap:20px; align-items:center; }
.btn-row{ display:flex; gap:16px; flex-wrap:wrap; align-items:center; }
.btn-row .btn{ margin-top:0; }
.footer__totop{
  width:40px; height:40px; border-radius:50%; border:1px solid var(--line);
  display:flex; align-items:center; justify-content:center;
  color:var(--paper); font-size:15px; flex-shrink:0;
  transition:border-color .3s ease, color .3s ease, transform .3s ease;
}
.footer__totop:hover{ border-color:var(--accent); color:var(--accent); transform:translateY(-3px); }

/* ---------- Utility ---------- */
.text-center{ text-align:center; }
.mt-xl{ margin-top:80px; }

/* =========================================================
   Gateway / Selector page
   ========================================================= */
.gateway{ position:relative; height:100svh; min-height:680px; width:100%; overflow:hidden; }
.gateway__logo{
  position:absolute; top:40px; left:50%; transform:translateX(-50%); z-index:20;
  display:flex; flex-direction:column; align-items:center; gap:10px; text-align:center;
}
.gateway__logo .brand__mark{ width:46px; height:46px; }
.gateway__logo .brand__word{ font-size:22px; }
.gateway__tag{ font-size:10px; letter-spacing:.32em; text-transform:uppercase; color:var(--stone); }

.gateway__split{ position:absolute; inset:0; display:flex; }
.gway{
  position:relative; flex:1; overflow:hidden;
  display:flex; align-items:flex-end; justify-content:center;
  cursor:pointer;
  transition:flex 1.1s var(--ease);
}
.gateway__split:hover .gway:not(:hover){ flex:0.8; }
.gateway__split:hover .gway:hover{ flex:1.28; }

.gway__media{ position:absolute; inset:0; }
.gway__media video,.gway__media img,.gway__media .kb{ position:absolute; inset:0; width:100%; height:100%; object-fit:cover; }
.gway__media .kb{ animation:kenburns 26s var(--ease-soft) infinite alternate; }
.gway__scrim{
  position:absolute; inset:0;
  background:linear-gradient(180deg, rgba(6,7,8,.45) 0%, rgba(6,7,8,.05) 38%, rgba(6,7,8,.25) 60%, rgba(6,7,8,.92) 100%);
  transition:background .6s ease;
}
.gway:hover .gway__scrim{ background:linear-gradient(180deg, rgba(6,7,8,.25) 0%, rgba(6,7,8,.02) 38%, rgba(6,7,8,.18) 60%, rgba(6,7,8,.86) 100%); }
.gway__content{
  position:relative; z-index:3; padding:0 24px 100px; text-align:center;
  display:flex; flex-direction:column; align-items:center;
}
.gway__region{ font-size:11px; letter-spacing:.32em; text-transform:uppercase; color:var(--brass-bright); margin-bottom:18px; }
.gway__city{
  font-family:'Fraunces', serif; font-weight:400; font-size:clamp(30px,4.6vw,58px);
  overflow:hidden;
}
.gway__city span{ display:inline-block; transform:translateY(0); transition:transform .6s var(--ease); }
.gway__sub{ margin-top:16px; font-size:13px; color:var(--paper-dim); font-weight:300; max-width:280px; }
.gway__cta{
  margin-top:34px; display:flex; align-items:center; gap:14px;
  font-size:11px; letter-spacing:.2em; text-transform:uppercase; font-weight:600;
}
.gway__cta .ring{
  width:52px; height:52px; border-radius:50%; border:1px solid var(--paper);
  display:flex; align-items:center; justify-content:center; transition:transform .5s var(--ease), background .4s ease, border-color .4s ease;
}
.gway:hover .gway__cta .ring{ transform:rotate(45deg); background:var(--accent); border-color:var(--accent); color:var(--ink); }

.gateway__divider{
  position:absolute; top:0; bottom:0; left:50%; width:1px; z-index:10;
  background:rgba(255,255,255,.22); transform:translateX(-0.5px);
  pointer-events:none;
}
.gateway__divider::before{
  content:'OR'; position:absolute; top:50%; left:50%; transform:translate(-50%,-50%);
  width:40px; height:40px; border-radius:50%; background:var(--ink); border:1px solid var(--line);
  display:flex; align-items:center; justify-content:center; font-size:10px; letter-spacing:.1em; color:var(--stone);
}

@media (max-width:860px){
  .gateway__split{ flex-direction:column; }
  .gateway__split:hover .gway:not(:hover){ flex:1; }
  .gateway__split:hover .gway:hover{ flex:1; }
  .gateway__divider{ top:50%; left:0; right:0; width:auto; height:1px; }
  .gateway__divider::before{ content:'OR'; }
}

/* =========================================================
   Listing detail + viewing booking panels
   (extends the scrim / split grammar used sitewide)
   ========================================================= */
.panel{
  position:fixed; inset:0; z-index:700;
  display:flex; align-items:center; justify-content:center;
  padding:32px;
  opacity:0; pointer-events:none;
  transition:opacity var(--dur) var(--ease-soft);
}
.panel.is-open{ opacity:1; pointer-events:auto; }
.panel__scrim{
  position:absolute; inset:0;
  background:rgba(6,7,8,0.86);
  backdrop-filter:blur(6px);
}
.panel__sheet{
  position:relative; z-index:2;
  width:100%; max-width:960px; max-height:88vh; overflow:auto;
  background:var(--ink-2); border:1px solid var(--line);
  display:grid; grid-template-columns:1fr 1fr;
  transform:translateY(28px) scale(.98);
  transition:transform var(--dur) var(--ease-soft);
}
.panel.is-open .panel__sheet{ transform:translateY(0) scale(1); }
.panel__sheet--form{ grid-template-columns:1fr; max-width:560px; }
.panel__sheet--wide{ max-width:760px; }
.panel__close{
  position:absolute; top:18px; right:18px; z-index:5;
  width:42px; height:42px; border-radius:50%;
  border:1px solid var(--line); background:rgba(10,11,12,.45);
  display:flex; align-items:center; justify-content:center;
  font-size:20px; line-height:1;
  transition:background .3s ease, border-color .3s ease, color .3s ease, transform .4s var(--ease);
}
.panel__close:hover{ background:var(--accent); border-color:var(--accent); color:var(--ink); transform:rotate(90deg); }
.panel__media{ position:relative; overflow:hidden; min-height:420px; }
.panel__media .kb{ position:absolute; inset:0; background-size:cover; background-position:center; transition:opacity 1.2s ease; }
#panel-media-alt{ opacity:0; }
#panel-media-alt.is-visible{ opacity:1; }
.panel__body{ padding:var(--gutter); display:flex; flex-direction:column; gap:14px; color:var(--paper); }
.panel__body h3{ font-size:clamp(24px,2.6vw,32px); }
.panel__price{
  display:inline-flex; align-items:center;
  font-size:20px; font-weight:700; letter-spacing:.01em; font-family:'Fraunces', serif;
  color:var(--paper);
  background:rgba(198,42,47,0.12); backdrop-filter:blur(8px); -webkit-backdrop-filter:blur(8px);
  border:1px solid rgba(198,42,47,0.55);
  border-radius:999px; padding:10px 24px; margin:14px 0 4px;
  text-shadow:0 2px 10px rgba(0,0,0,.3);
}
.panel__meta{ display:flex; gap:16px; font-size:13px; color:var(--stone); }
.panel__desc{ color:var(--paper-dim); font-weight:300; line-height:1.7; }
.panel__actions{ display:flex; align-items:center; gap:14px; }
.panel__map-btn{
  width:52px; height:52px; border-radius:50%; border:1px solid var(--line);
  display:flex; align-items:center; justify-content:center; flex-shrink:0;
  font-size:19px; transition:border-color .3s ease, background .3s ease, transform .3s ease;
}
.panel__map-btn:hover{ border-color:var(--accent); background:var(--accent); transform:translateY(-2px); }
.panel__sub{ font-size:14px; color:var(--stone); }
.panel__sub span{ color:var(--paper); }
.panel__body .btn{ align-self:flex-start; margin-top:8px; }

/* ---------- Gallery trigger on panel media ---------- */
.panel__gallery-btn{
  position:absolute; left:18px; bottom:18px; z-index:5;
  display:inline-flex; align-items:center; gap:8px;
  padding:10px 16px; border-radius:30px;
  background:rgba(10,11,12,.55); backdrop-filter:blur(6px);
  border:1px solid rgba(246,242,234,.35); color:var(--paper);
  font-size:11px; letter-spacing:.14em; text-transform:uppercase;
  transition:background .3s ease, border-color .3s ease, color .3s ease;
}
.panel__gallery-btn:hover{ background:var(--accent); border-color:var(--accent); color:var(--ink); }

/* ---------- Gallery lightbox ---------- */
.lightbox{
  position:fixed; inset:0; z-index:900;
  display:flex; flex-direction:column; align-items:center; justify-content:center;
  background:rgba(4,5,6,0.97);
  opacity:0; pointer-events:none;
  transition:opacity var(--dur) var(--ease-soft);
}
.lightbox.is-open{ opacity:1; pointer-events:auto; }
.lightbox__stage{
  position:relative; width:100%; max-width:1100px; flex:1;
  display:flex; align-items:center; justify-content:center;
  padding:32px clamp(16px,6vw,90px) 12px;
  min-height:0;
}
.lightbox__stage img{
  max-width:100%; max-height:72vh; object-fit:contain;
  box-shadow:0 30px 80px rgba(0,0,0,.6);
  opacity:0; transform:scale(.985);
  transition:opacity .35s var(--ease-soft), transform .35s var(--ease-soft);
}
.lightbox__stage img.is-visible{ opacity:1; transform:scale(1); }
.lightbox__close{
  position:absolute; top:22px; right:22px; z-index:5;
  width:44px; height:44px; border-radius:50%;
  border:1px solid var(--line); background:rgba(10,11,12,.5); color:var(--paper);
  display:flex; align-items:center; justify-content:center; font-size:22px; line-height:1;
  transition:background .3s ease, border-color .3s ease, transform .4s var(--ease);
}
.lightbox__close:hover{ background:var(--accent); border-color:var(--accent); color:var(--ink); transform:rotate(90deg); }
.lightbox__nav{
  position:absolute; top:50%; transform:translateY(-50%); z-index:5;
  width:52px; height:52px; border-radius:50%;
  border:1px solid var(--line); background:rgba(10,11,12,.5); color:var(--paper);
  display:flex; align-items:center; justify-content:center; font-size:26px; line-height:1;
  transition:background .3s ease, border-color .3s ease;
}
.lightbox__nav:hover{ background:var(--accent); border-color:var(--accent); color:var(--ink); }
.lightbox__nav--prev{ left:18px; }
.lightbox__nav--next{ right:18px; }
.lightbox__counter{
  font-size:11px; letter-spacing:.16em; text-transform:uppercase; color:var(--stone);
  margin-bottom:14px;
}
.lightbox__thumbs{
  display:flex; gap:8px; padding:0 24px 26px; overflow-x:auto; max-width:100%;
  scrollbar-width:thin;
}
.lightbox__thumbs img{
  width:76px; height:56px; object-fit:cover; flex:none; cursor:pointer;
  opacity:.45; border:1px solid transparent;
  transition:opacity .3s ease, border-color .3s ease;
}
.lightbox__thumbs img:hover{ opacity:.8; }
.lightbox__thumbs img.is-active{ opacity:1; border-color:var(--accent); }

@media (max-width:768px){
  .lightbox__nav{ width:42px; height:42px; font-size:20px; }
  .lightbox__nav--prev{ left:8px; }
  .lightbox__nav--next{ right:8px; }
  .lightbox__stage{ padding:20px 50px 8px; }
  .lightbox__thumbs img{ width:56px; height:42px; }
}

/* ---------- Booking form ---------- */
.booking-form{ margin-top:8px; display:flex; flex-direction:column; gap:18px; }
.booking-form__row label{
  display:flex; flex-direction:column; gap:8px;
  font-size:11px; letter-spacing:.12em; text-transform:uppercase; color:var(--stone);
}
.booking-form__row label span{ text-transform:none; letter-spacing:0; color:var(--stone); font-size:11px; }
.booking-form__row--split{ display:grid; grid-template-columns:1fr 1fr; gap:16px; }
.booking-form input,.booking-form textarea{
  background:transparent; border:1px solid var(--line); color:var(--paper);
  padding:14px 16px; font-family:'Manrope',sans-serif; font-size:14px;
  width:100%; transition:border-color .3s ease;
}
.booking-form input:focus,.booking-form textarea:focus{ outline:none; border-color:var(--accent); }
.booking-form textarea{ resize:vertical; }
.slot-group{ display:flex; gap:10px; }
.slot{
  flex:1; padding:12px; border:1px solid var(--line);
  font-size:11px; letter-spacing:.12em; text-transform:uppercase;
  transition:background .3s ease, border-color .3s ease, color .3s ease;
}
.slot.is-active{ background:var(--accent); border-color:var(--accent); color:var(--ink); }
.booking-form__submit{ width:100%; justify-content:space-between; margin-top:4px; }
.booking-form__submit .ring{ display:inline-flex; }

.booking-success{ text-align:center; padding:36px 0 12px; }
.booking-success__ring{
  width:64px; height:64px; margin:0 auto 24px; border-radius:50%;
  border:1px solid var(--accent); color:var(--accent);
  display:flex; align-items:center; justify-content:center; font-size:24px;
  opacity:0; transform:scale(.6);
  animation:ringPop .6s var(--ease) forwards;
}
@keyframes ringPop{ to{ opacity:1; transform:scale(1); } }
.booking-success h4{ font-size:22px; margin-bottom:8px; }
.booking-success p{ color:var(--stone); font-size:14px; }

/* ---------- Leads viewer (demo) ---------- */
#leads-body{ overflow-x:auto; -webkit-overflow-scrolling:touch; }
.leads-list{ width:100%; min-width:520px; border-collapse:collapse; margin-top:20px; font-size:13px; }
.leads-list th{
  text-align:left; padding:10px 12px; font-size:10px; letter-spacing:.14em; text-transform:uppercase;
  color:var(--stone); border-bottom:1px solid var(--line);
}
.leads-list td{ padding:12px; border-bottom:1px solid var(--line); color:var(--paper-dim); }
.leads-empty{ margin-top:20px; color:var(--stone); font-size:13px; }
.footer__leads-link{
  font-size:12px; color:var(--stone); text-decoration:underline; text-underline-offset:3px;
  transition:color .3s ease;
}
.footer__leads-link:hover{ color:var(--accent); }

@media (max-width:768px){
  .panel{ padding:0; }
  .panel__sheet,.panel__sheet--form,.panel__sheet--wide{
    max-width:100%; width:100%; height:100%; max-height:100%; grid-template-columns:1fr;
  }
  .panel__media{ min-height:240px; }
  .booking-form__row--split{ grid-template-columns:1fr; }
}

/* =========================================================
   Responsive
   ========================================================= */
@media (max-width:1080px){
  .grid-listings{ grid-template-columns:repeat(2,1fr); }
  .chip-grid{ grid-template-columns:repeat(2,1fr); }
  .stats{ grid-template-columns:repeat(2,1fr); }
  .stat:nth-child(3){ border-left:0; }
  .footer__top{ grid-template-columns:1fr 1fr; }
  .split{ grid-template-columns:1fr; }
  .split__media{ min-height:380px; }
  .estimator{ grid-template-columns:1fr; }
  .estimator__media{ min-height:340px; }
}

/* ---------- Mortgage estimator ---------- */
.estimator{
  display:grid; grid-template-columns:1fr 1fr; gap:2px;
  background:var(--line); margin-top:56px;
}
.estimator__media{ position:relative; overflow:hidden; min-height:600px; background:var(--ink-2); }
.estimator__media .kb{
  position:absolute; inset:0; background-size:cover; background-position:center;
  animation:kenburns 24s var(--ease-soft) infinite alternate;
  transition:opacity 1s ease;
}
#estimator-media-alt{ opacity:0; }
#estimator-media-alt.is-visible{ opacity:1; }
.estimator__media-scrim{
  position:absolute; inset:0;
  background:linear-gradient(180deg, rgba(0,0,0,.1) 0%, rgba(0,0,0,.15) 45%, rgba(0,0,0,.88) 100%);
}
.estimator__media-info{ position:absolute; left:0; right:0; bottom:0; z-index:2; padding:40px; }
.estimator__media-info h3{ font-size:clamp(26px,3vw,38px); color:var(--paper); margin:10px 0 14px; }
.estimator__price-tag{
  display:inline-flex; align-items:center;
  font-size:19px; font-weight:700; font-family:'Fraunces', serif; color:var(--paper);
  background:rgba(11,8,8,0.5); backdrop-filter:blur(8px); -webkit-backdrop-filter:blur(8px);
  border:1px solid rgba(198,42,47,0.55); border-radius:999px; padding:9px 22px;
  text-shadow:0 2px 10px rgba(0,0,0,.4);
}
.estimator__panel{ background:var(--ink-2); padding:48px; }
.estimator__search-box{ position:relative; margin-bottom:32px; }
.estimator__search-box label{
  display:block; font-size:11px; letter-spacing:.14em; text-transform:uppercase; color:var(--stone);
  margin-bottom:10px;
}
.estimator__search-box input{
  width:100%; background:transparent; border:1px solid var(--line); color:var(--paper);
  padding:14px 16px; font-family:'Manrope',sans-serif; font-size:14px;
  transition:border-color .3s ease;
}
.estimator__search-box input:focus{ outline:none; border-color:var(--accent); }
.estimator__suggestions{
  position:absolute; top:calc(100% + 6px); left:0; right:0; z-index:20;
  background:var(--ink); border:1px solid var(--line);
  max-height:280px; overflow-y:auto;
  box-shadow:0 20px 50px rgba(0,0,0,.5);
}
.estimator__suggestion{
  display:flex; align-items:center; justify-content:space-between; gap:12px;
  width:100%; padding:13px 16px; font-size:13px; color:var(--paper);
  border-bottom:1px solid var(--line); text-align:left; cursor:pointer;
  transition:background .2s ease;
}
.estimator__suggestion:last-child{ border-bottom:0; }
.estimator__suggestion:hover{ background:rgba(198,42,47,0.12); }
.estimator__suggestion b{ color:var(--accent-bright); font-weight:600; white-space:nowrap; }
.estimator__fields{ display:grid; grid-template-columns:1fr 1fr; gap:18px; margin-bottom:32px; }
.estimator__field{ display:flex; flex-direction:column; gap:8px; }
.estimator__field span{
  font-size:11px; letter-spacing:.12em; text-transform:uppercase; color:var(--stone);
}
.estimator__field input{
  background:transparent; border:1px solid var(--line); color:var(--paper);
  padding:13px 15px; font-family:'Manrope',sans-serif; font-size:15px;
  transition:border-color .3s ease;
}
.estimator__field input:focus{ outline:none; border-color:var(--accent); }
.estimator__result{
  border-top:1px solid var(--line); border-bottom:1px solid var(--line);
  padding:28px 0; margin-bottom:22px;
}
.estimator__result-label{
  font-size:11px; letter-spacing:.16em; text-transform:uppercase; color:var(--stone); margin-bottom:12px;
}
.estimator__result-num{
  font-family:'Fraunces', serif; font-size:clamp(34px,4vw,48px); font-weight:600; color:var(--accent-bright);
  margin-bottom:16px;
}
.estimator__result-sub{ display:flex; gap:28px; flex-wrap:wrap; font-size:13px; color:var(--stone); }
.estimator__result-sub b{ color:var(--paper); font-weight:500; }
.estimator__disclaimer{ font-size:12px; line-height:1.6; color:var(--stone-dark); max-width:56ch; }

/* Re-asserted after the base .estimator rules above so the mobile stack
   actually wins the cascade (the base rules were declared later in the
   file than the old responsive block, which silently cancelled it). */
@media (max-width:1080px){
  .estimator{ grid-template-columns:1fr; }
  .estimator__media{ min-height:340px; }
}
@media (max-width:640px){
  .estimator__media{ min-height:280px; }
  .estimator__media-info{ padding:24px; }
  .estimator__price-tag{ font-size:16px; padding:8px 18px; }
}

.mobile-menu{
  position:fixed; inset:0; z-index:600; background:var(--ink);
  display:flex; flex-direction:column; justify-content:center; padding:0 var(--gutter);
  transform:translateY(-100%); transition:transform .6s var(--ease);
}
.mobile-menu.is-open{ transform:translateY(0); }
.mobile-menu a{ font-family:'Fraunces', serif; font-size:32px; padding:14px 0; border-bottom:1px solid var(--line); }
.mobile-menu__close{ position:absolute; top:26px; right:var(--gutter); font-size:12px; letter-spacing:.2em; text-transform:uppercase; }
.mobile-menu .city-pill{ margin-top:36px; align-self:stretch; width:100%; }
.mobile-menu .city-pill a{ flex:1; text-align:center; font-size:10px; }

@media (max-width:768px){
  .nav__links{ display:none; }
  .nav__actions{ display:none !important; }
  .nav__burger{ display:flex; }
  .grid-listings{ grid-template-columns:1fr; }
  .chip-grid{ grid-template-columns:repeat(2,1fr); }
  .stats{ grid-template-columns:repeat(2,1fr); }
  .section{ padding:100px 0; }
  .footer__top{ grid-template-columns:1fr 1fr; gap:40px 20px; }
  .estimator__panel{ padding:32px 24px; }
  .estimator__fields{ grid-template-columns:1fr; }
  .estimator__result-sub{ flex-direction:column; gap:10px; }
  .brand--center .brand__logo-pill{ padding:9px 18px; }
  .brand--center .brand__logo-pill img{ height:26px; }
}

/* ---------- Floating mortgage estimator CTA ---------- */
.float-cta{
  position:fixed; right:32px; bottom:32px; z-index:400;
  display:inline-flex; align-items:center; gap:10px;
  font-family:'Manrope',sans-serif; font-size:12px; font-weight:600;
  letter-spacing:.1em; text-transform:uppercase; color:var(--paper);
  background:rgba(11,8,8,0.7); backdrop-filter:blur(10px); -webkit-backdrop-filter:blur(10px);
  border:1px solid rgba(198,42,47,0.55); border-radius:999px;
  padding:16px 26px; text-decoration:none;
  box-shadow:0 10px 34px rgba(0,0,0,.4);
  opacity:0; visibility:hidden; transform:translateY(14px);
  transition:opacity .5s var(--ease), transform .5s var(--ease), visibility .5s, background .3s ease, border-color .3s ease;
}
.float-cta.is-visible{ opacity:1; visibility:visible; transform:translateY(0); }
.float-cta:hover{ background:var(--accent); border-color:var(--accent); }
.float-cta__icon{
  display:inline-flex; align-items:center; justify-content:center;
  width:20px; height:20px; border-radius:50%; border:1px solid rgba(246,242,234,0.4);
  font-size:11px; flex-shrink:0;
}
@media (max-width:640px){
  .float-cta{ right:18px; bottom:18px; padding:13px 20px; font-size:11px; }
}