/* ---------- Tokens ---------- */
:root {
  --blue: #1f57a6;
  --blue-deep: #163f7a;
  --ink: #14171c;
  --ink-soft: #3b4048;
  --muted: #6d727a;
  --paper: #f6f4ef;
  --stone: #ebe7de;
  --line: #d9d4c8;
  --night: #0f1318;
  --white: #ffffff;
  --hammer: #8f9398;

  --serif: "Noto Serif Display", "Times New Roman", serif;
  --sans: "Manrope", system-ui, -apple-system, "Segoe UI", sans-serif;

  --ease-out: cubic-bezier(0.22, 1, 0.36, 1);
  --ease-in-out: cubic-bezier(0.65, 0, 0.35, 1);

  --gutter: clamp(16px, 4vw, 48px);
  --max: 1240px;
  --header-h: 76px;
}

/* ---------- Base ---------- */
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: var(--header-h); -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 17px;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  -webkit-tap-highlight-color: transparent;
  overflow-x: hidden;
}
img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
h1, h2, h3 { font-family: var(--serif); font-weight: 300; line-height: 1.12; margin: 0; letter-spacing: -0.01em; text-wrap: balance; }
h2 { font-size: clamp(32px, 4.4vw, 54px); }
h3 { font-size: 24px; font-weight: 400; }
p { margin: 0 0 1em; text-wrap: pretty; }
em { font-style: italic; }
small { display: block; font-size: 12px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--muted); font-weight: 600; }
.wrap { width: 100%; max-width: var(--max); margin: 0 auto; padding: 0 var(--gutter); }

.label {
  font-size: 12px; font-weight: 700; letter-spacing: 0.22em;
  color: var(--blue); margin: 0 0 18px;
  display: flex; align-items: center; gap: 12px;
}
.label::before { content: ""; width: 28px; height: 2px; background: currentColor; }

.section-head { margin-bottom: clamp(40px, 6vw, 72px); }

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center;
  min-height: 52px; padding: 0 28px;
  font-size: 15px; font-weight: 600; letter-spacing: 0.02em;
  border-radius: 2px;
  transition: background-color 200ms var(--ease-out), color 200ms var(--ease-out), border-color 200ms var(--ease-out), transform 160ms var(--ease-out);
  user-select: none; text-align: center;
}
.btn:active { transform: scale(0.97); }
.btn-light { background: var(--white); color: var(--ink); }
.btn-ghost { color: var(--white); border: 1px solid rgba(255,255,255,0.55); }
.btn-dark { background: var(--ink); color: var(--white); }
@media (hover: hover) {
  .btn-light:hover { background: var(--stone); }
  .btn-ghost:hover { border-color: var(--white); background: rgba(255,255,255,0.08); }
  .btn-dark:hover { background: var(--blue); }
}

.link-arrow {
  display: inline-flex; align-items: center; gap: 10px;
  font-weight: 600; font-size: 15px; color: var(--blue);
  padding: 8px 0;
}
.link-arrow::after { content: "→"; transition: transform 220ms var(--ease-out); }
@media (hover: hover) { .link-arrow:hover::after { transform: translateX(4px); } }

/* ---------- Logo mark ---------- */
.m-roof { fill: var(--roof, var(--blue)); }
.m-hammer { fill: var(--hammer-c, var(--hammer)); }
.m-win { fill: var(--win, var(--ink)); }

/* ---------- Header ---------- */
.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: 50;
  height: var(--header-h);
  color: var(--white);
  --roof: var(--white); --hammer-c: rgba(255,255,255,0.7); --win: var(--white);
  transition: background-color 300ms var(--ease-out), color 300ms var(--ease-out), box-shadow 300ms var(--ease-out);
}
.site-header.is-solid {
  background: rgba(246, 244, 239, 0.92);
  backdrop-filter: saturate(1.4) blur(14px);
  -webkit-backdrop-filter: saturate(1.4) blur(14px);
  color: var(--ink);
  box-shadow: 0 1px 0 var(--line);
  --roof: var(--blue); --hammer-c: var(--hammer); --win: var(--ink);
}
.header-inner {
  height: 100%; max-width: var(--max); margin: 0 auto; padding: 0 var(--gutter);
  display: flex; align-items: center; justify-content: space-between; gap: 24px;
}
.brand { display: flex; align-items: center; gap: 12px; }
.brand-mark { width: 64px; height: 20px; overflow: visible; }
.brand-mark .m-roof, .brand-mark .m-hammer, .brand-mark .m-win { transition: fill 300ms var(--ease-out); }
.brand-text { display: flex; flex-direction: column; line-height: 1; }
.brand-name { font-weight: 700; font-size: 16px; letter-spacing: 0.14em; }
.brand-sub { font-size: 10px; letter-spacing: 0.42em; opacity: 0.75; margin-top: 5px; }

.nav { display: flex; align-items: center; gap: 30px; font-size: 14px; font-weight: 500; }
.nav a { position: relative; padding: 6px 0; }
.nav a:not(.nav-phone)::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px;
  background: currentColor; transform: scaleX(0); transform-origin: right;
  transition: transform 260ms var(--ease-out);
}
@media (hover: hover) {
  .nav a:not(.nav-phone):hover::after { transform: scaleX(1); transform-origin: left; }
}
.nav-phone {
  font-weight: 700; letter-spacing: 0.04em;
  padding: 10px 18px !important; border: 1px solid currentColor; border-radius: 2px;
  transition: background-color 200ms var(--ease-out), color 200ms var(--ease-out);
}
@media (hover: hover) {
  .site-header:not(.is-solid) .nav-phone:hover { background: var(--white); color: var(--ink); }
  .site-header.is-solid .nav-phone:hover { background: var(--ink); color: var(--white); }
}

.menu-btn {
  display: none; width: 44px; height: 44px; margin-right: -10px;
  background: none; border: 0; cursor: pointer; color: inherit; position: relative;
}
.menu-btn span {
  position: absolute; left: 11px; right: 11px; height: 1.5px; background: currentColor;
  transition: transform 300ms var(--ease-out), top 300ms var(--ease-out);
}
.menu-btn span:first-child { top: 17px; }
.menu-btn span:last-child { top: 26px; }
.menu-open .menu-btn span:first-child { top: 21.5px; transform: rotate(45deg); }
.menu-open .menu-btn span:last-child { top: 21.5px; transform: rotate(-45deg); }

@media (max-width: 960px) {
  .menu-btn { display: block; z-index: 2; }
  .nav {
    position: fixed; inset: 0; z-index: 1;
    flex-direction: column; justify-content: center; gap: 8px;
    background: var(--night); color: var(--white);
    font-family: var(--serif); font-size: 32px; font-weight: 300;
    opacity: 0; visibility: hidden;
    transition: opacity 280ms var(--ease-out), visibility 0s linear 280ms;
  }
  .nav a { padding: 8px 0; transform: translateY(8px); opacity: 0; transition: transform 400ms var(--ease-out), opacity 400ms var(--ease-out); }
  .nav .nav-phone { margin-top: 24px; font-family: var(--sans); font-size: 18px; }
  .menu-open .nav { opacity: 1; visibility: visible; transition: opacity 280ms var(--ease-out); }
  .menu-open .nav a { transform: none; opacity: 1; }
  .menu-open .nav a:nth-child(2) { transition-delay: 30ms; }
  .menu-open .nav a:nth-child(3) { transition-delay: 60ms; }
  .menu-open .nav a:nth-child(4) { transition-delay: 90ms; }
  .menu-open .nav a:nth-child(5) { transition-delay: 120ms; }
  .menu-open .nav a:nth-child(6) { transition-delay: 150ms; }
  .menu-open .site-header { color: var(--white); background: transparent; box-shadow: none; backdrop-filter: none; -webkit-backdrop-filter: none; --roof: var(--white); --win: var(--white); --hammer-c: rgba(255,255,255,0.7); }
  .menu-open { overflow: hidden; }
}

/* ---------- Hero ---------- */
.hero {
  position: relative; min-height: 100vh; min-height: 100svh;
  display: flex; align-items: flex-end;
  color: var(--white); overflow: hidden; background: var(--night);
}
.hero-media { position: absolute; inset: 0; }
.hero-media picture { display: block; width: 100%; height: 100%; }
.hero-media img {
  width: 100%; height: 100%; object-fit: cover; object-position: center 60%;
  animation: heroZoom 2400ms var(--ease-out) both;
}
@keyframes heroZoom { from { transform: scale(1.06); opacity: 0.6; } to { transform: scale(1); opacity: 1; } }
.hero-shade {
  position: absolute; inset: 0;
  background:
    linear-gradient(180deg, rgba(10,13,18,0.55) 0%, rgba(10,13,18,0) 28%),
    linear-gradient(0deg, rgba(10,13,18,0.85) 0%, rgba(10,13,18,0.4) 45%, rgba(10,13,18,0) 72%);
}
.hero-content {
  position: relative; width: 100%; max-width: var(--max); margin: 0 auto;
  padding: calc(var(--header-h) + 40px) var(--gutter) clamp(56px, 12vh, 128px);
}
.eyebrow { font-family: var(--sans); font-size: 12px; font-weight: 700; line-height: 1.6; letter-spacing: 0.24em; text-transform: uppercase; opacity: 0.85; margin: 0 0 22px; }
.hero-title { font-family: var(--serif); font-weight: 300; margin: 0; text-wrap: balance; font-size: clamp(40px, 6.6vw, 92px); line-height: 1.04; letter-spacing: -0.02em; max-width: 18ch; }
.hero-title em { font-weight: 300; color: rgba(255,255,255,0.82); }
.hero-lede { font-size: clamp(16px, 1.4vw, 19px); max-width: 52ch; margin: 28px 0 36px; color: rgba(255,255,255,0.86); }
.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; }
.hero-in { opacity: 0; transform: translateY(14px); animation: heroIn 900ms var(--ease-out) forwards; animation-delay: calc(300ms + var(--d, 0) * 110ms); }
@keyframes heroIn { to { opacity: 1; transform: none; } }

.scroll-cue {
  position: absolute; right: var(--gutter); bottom: clamp(72px, 12vh, 128px);
  width: 1px; height: 64px; background: rgba(255,255,255,0.3); overflow: hidden;
}
.scroll-cue span { position: absolute; inset: 0; background: var(--white); animation: cue 2200ms var(--ease-in-out) infinite; }
@keyframes cue { 0% { transform: translateY(-100%); } 55%, 100% { transform: translateY(100%); } }
@media (max-width: 700px) { .scroll-cue { display: none; } }

/* ---------- About ---------- */
.about { padding: clamp(88px, 12vw, 160px) 0; }
.about-grid { display: grid; grid-template-columns: 7fr 5fr; align-items: center; }
.about-media { margin: 0; aspect-ratio: 4 / 3.4; overflow: hidden; }
.about-media img { width: 100%; height: 100%; object-fit: cover; }
.about-card {
  background: var(--white); padding: clamp(32px, 4.5vw, 64px);
  margin-left: -18%; position: relative;
  box-shadow: 0 30px 60px -30px rgba(20, 23, 28, 0.25);
}
.about-card h2 { font-size: clamp(28px, 3vw, 40px); margin-bottom: 24px; }
.about-card p { color: var(--ink-soft); }
@media (max-width: 860px) {
  .about-grid { grid-template-columns: 1fr; }
  .about-card { margin: -64px 16px 0; }
}

/* ---------- Services ---------- */
.services { padding: 0 0 clamp(88px, 12vw, 160px); }
.service-list { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(20px, 2.4vw, 36px); }
.service { background: var(--white); display: flex; flex-direction: column; }
.service-img { aspect-ratio: 4 / 3; overflow: hidden; }
.service-img img { width: 100%; height: 100%; object-fit: cover; transition: transform 900ms var(--ease-out); }
@media (hover: hover) { .service:hover .service-img img { transform: scale(1.04); } }
.service-body { padding: 32px 30px 36px; }
.service-num { font-family: var(--serif); font-size: 15px; color: var(--blue); display: block; margin-bottom: 14px; }
.service h3 { margin-bottom: 14px; }
.service p { color: var(--ink-soft); font-size: 16px; margin: 0; }
.service .link-arrow { margin-top: 14px; }
@media (max-width: 960px) { .service-list { grid-template-columns: 1fr; max-width: 560px; margin: 0 auto; } }

/* ---------- Process ---------- */
.process { position: relative; background: var(--white); padding: clamp(88px, 12vw, 160px) 0; overflow: hidden; }
.process-sketch {
  position: absolute; right: -6%; bottom: -4%; width: min(620px, 70vw);
  mix-blend-mode: multiply; opacity: 0.22; pointer-events: none;
}
.process-inner { position: relative; }
.steps {
  list-style: none; margin: 0; padding: 0;
  display: grid; grid-template-columns: repeat(4, 1fr); gap: clamp(24px, 3vw, 48px);
  counter-reset: s;
}
.steps li { border-top: 1px solid var(--line); padding-top: 28px; position: relative; }
.steps li::before {
  content: ""; position: absolute; top: -1px; left: 0; width: 40px; height: 2px; background: var(--blue);
}
.step-num { font-family: var(--serif); font-size: 48px; font-weight: 300; color: var(--blue); line-height: 1; display: block; margin-bottom: 22px; }
.steps h3 { font-size: 22px; margin-bottom: 12px; }
.steps p { color: var(--ink-soft); font-size: 16px; margin: 0; }
@media (max-width: 960px) { .steps { grid-template-columns: 1fr 1fr; row-gap: 48px; } }
@media (max-width: 560px) { .steps { grid-template-columns: 1fr; row-gap: 40px; } }

/* ---------- Statement ---------- */
.statement {
  position: relative; min-height: 78vh; display: flex; align-items: center; justify-content: center;
  overflow: hidden; color: var(--white); text-align: center; background: var(--night);
}
.statement-media { position: absolute; inset: -10% 0; }
.statement-media img { width: 100%; height: 100%; object-fit: cover; will-change: transform; }
.statement-shade { position: absolute; inset: 0; background: rgba(10, 13, 18, 0.6); }
.statement-text { position: relative; margin: 0; padding: 0 var(--gutter); }
.statement-text p { font-family: var(--serif); font-weight: 300; font-size: clamp(32px, 5vw, 68px); line-height: 1.15; margin: 0; letter-spacing: -0.01em; }
.statement-text em { color: #9fbdf0; }

/* ---------- Projects ---------- */
.projects { padding: clamp(88px, 12vw, 160px) 0; }
.works { display: grid; gap: clamp(64px, 9vw, 120px); }

.work-head {
  display: grid; grid-template-columns: auto 1fr auto; gap: 8px clamp(20px, 3vw, 40px); align-items: end;
  padding-bottom: 24px; margin-bottom: clamp(16px, 2vw, 24px); border-bottom: 1px solid var(--line);
}
.work-num { font-family: var(--serif); font-weight: 300; font-size: clamp(44px, 5vw, 72px); line-height: 0.85; color: var(--blue); }
.work-loc { font-size: 12px; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; color: var(--blue); margin: 0 0 8px; }
.work-title h3 { font-size: clamp(26px, 2.8vw, 38px); font-weight: 300; }
.work-sub { margin: 6px 0 0; color: var(--ink-soft); font-size: 16px; }
.work-side { display: flex; flex-direction: column; align-items: flex-end; gap: 10px; }
.work-side .link-arrow { background: none; border: 0; cursor: pointer; font-family: inherit; padding: 4px 0; }
.work-status {
  font-size: 11px; font-weight: 700; letter-spacing: 0.12em; text-transform: uppercase;
  padding: 6px 10px; border: 1px solid var(--line); color: var(--ink-soft); white-space: nowrap;
}
.work-status.is-progress { border-color: var(--blue); color: var(--blue); }

.work-grid {
  display: grid; grid-template-columns: 2fr 1fr 1fr; grid-template-rows: repeat(2, clamp(160px, 19vw, 280px));
  gap: clamp(8px, 1vw, 14px);
}
.work-tile { position: relative; padding: 0; border: 0; cursor: zoom-in; overflow: hidden; background: var(--stone); }
.work-tile.is-cover { grid-row: span 2; }
.work-tile img { width: 100%; height: 100%; object-fit: cover; transition: transform 900ms var(--ease-out); }
@media (hover: hover) { .work-tile:hover img { transform: scale(1.04); } }
.work-more {
  position: absolute; inset: 0; display: grid; place-items: center;
  background: rgba(15, 19, 24, 0.55); color: var(--white);
  font-family: var(--serif); font-size: clamp(28px, 3vw, 40px); font-weight: 300;
}

@media (max-width: 760px) {
  .work-head { grid-template-columns: auto 1fr; }
  .work-side { grid-column: 1 / -1; flex-direction: row; justify-content: space-between; align-items: center; }
  .work-grid { grid-template-columns: 1fr 1fr; grid-template-rows: none; grid-auto-rows: 34vw; }
  .work-tile.is-cover { grid-column: 1 / -1; grid-row: span 2; }
  .work-tile:nth-child(n+4) { display: none; }
}

/* ---------- Lightbox ---------- */
.lightbox {
  width: 100vw; height: 100vh; height: 100dvh; max-width: none; max-height: none;
  margin: 0; padding: 0; border: 0; background: #0a0d12; color: var(--white); overflow: hidden;
  display: none; flex-direction: column;
}
.lightbox[open] { display: flex; animation: lbIn 260ms var(--ease-out); }
.lightbox::backdrop { background: transparent; }
@keyframes lbIn { from { opacity: 0; } to { opacity: 1; } }
.lb-top {
  display: flex; justify-content: space-between; align-items: center; gap: 16px;
  padding: calc(12px + env(safe-area-inset-top)) var(--gutter) 12px;
}
.lb-title { margin: 0; font-size: 14px; color: rgba(255,255,255,0.8); }
.lb-count { color: rgba(255,255,255,0.5); margin-left: 8px; font-variant-numeric: tabular-nums; }
.lb-close, .lb-nav {
  background: none; border: 0; color: var(--white); cursor: pointer; font-family: inherit;
  width: 48px; height: 48px; display: grid; place-items: center; border-radius: 50%;
  transition: background-color 200ms var(--ease-out);
}
.lb-close { font-size: 20px; margin-right: -10px; }
@media (hover: hover) { .lb-close:hover, .lb-nav:hover { background: rgba(255,255,255,0.1); } }
.lb-stage {
  flex: 1; min-height: 0; position: relative; display: flex; align-items: center; justify-content: center;
  padding: 0 clamp(8px, 6vw, 88px) calc(24px + env(safe-area-inset-bottom)); touch-action: pan-y;
  background: #0a0d12; isolation: isolate; overflow: hidden;
}
.lb-stage img {
  max-width: 100%; max-height: 100%; object-fit: contain; user-select: none; -webkit-user-drag: none;
}
.lb-nav { position: absolute; top: 50%; transform: translateY(-50%); font-size: 40px; line-height: 1; }
.lb-prev { left: clamp(4px, 2vw, 24px); }
.lb-next { right: clamp(4px, 2vw, 24px); }
@media (max-width: 760px) {
  .lb-nav { top: auto; bottom: calc(12px + env(safe-area-inset-bottom)); transform: none; background: rgba(255,255,255,0.08); }
  .lb-prev { left: calc(50% - 60px); } .lb-next { right: calc(50% - 60px); }
  .lb-stage { padding-bottom: 80px; }
}

/* ---------- Real estate ---------- */
.realestate { background: var(--stone); padding: clamp(88px, 12vw, 160px) 0; }
.re-head {
  display: grid; grid-template-columns: 1fr 1fr; gap: clamp(24px, 6vw, 96px); align-items: end;
  margin-bottom: clamp(40px, 6vw, 72px);
}
.re-intro { color: var(--ink-soft); max-width: 46ch; margin: 0; }
@media (max-width: 860px) { .re-head { grid-template-columns: 1fr; } }

.btn-outline { border: 1px solid var(--ink); color: var(--ink); }
@media (hover: hover) { .btn-outline:hover { background: var(--ink); color: var(--white); } }

.listings { display: grid; gap: clamp(24px, 3vw, 40px); }
.listings.is-grid { grid-template-columns: repeat(auto-fill, minmax(min(100%, 440px), 1fr)); }

.listing {
  background: var(--white);
  display: grid; grid-template-columns: 7fr 5fr;
  box-shadow: 0 30px 60px -40px rgba(20, 23, 28, 0.35);
}
.listings.is-grid .listing { grid-template-columns: 1fr; }
.listings.is-grid .listing-features, .listings.is-grid .listing-desc { display: none; }

.listing-gallery { padding: clamp(12px, 1.4vw, 20px); padding-right: 0; display: flex; flex-direction: column; gap: 10px; min-width: 0; align-self: start; }
.listings.is-grid .listing-gallery { padding-right: clamp(12px, 1.4vw, 20px); }
.listing-main { position: relative; aspect-ratio: 16 / 10; overflow: hidden; background: var(--stone); }
.listing-main img {
  width: 100%; height: 100%; object-fit: cover;
  transition: opacity 160ms var(--ease-out), transform 600ms var(--ease-out);
}
.listing-main.is-plan { background: var(--white); }
.listing-main.is-plan img { object-fit: contain; }
.listing-status, .listing-count {
  position: absolute; top: 14px;
  font-size: 11px; font-weight: 700; letter-spacing: 0.12em;
  padding: 7px 12px; border-radius: 2px;
}
.listing-status { left: 14px; background: var(--blue); color: var(--white); text-transform: uppercase; }
.listing-count { right: 14px; background: rgba(15, 19, 24, 0.7); color: var(--white); font-weight: 600; letter-spacing: 0.04em; backdrop-filter: blur(6px); -webkit-backdrop-filter: blur(6px); }

.listing-thumbs { display: grid; grid-template-columns: repeat(5, 1fr); gap: 8px; }
.listing-thumb {
  padding: 0; border: 0; background: var(--stone); cursor: pointer;
  aspect-ratio: 4 / 3; overflow: hidden; position: relative;
  opacity: 0.55; transition: opacity 200ms var(--ease-out);
}
.listing-thumb::after { content: ""; position: absolute; inset: 0; box-shadow: inset 0 0 0 2px var(--blue); opacity: 0; transition: opacity 200ms var(--ease-out); }
.listing-thumb img { width: 100%; height: 100%; object-fit: cover; }
.listing-thumb.is-active { opacity: 1; }
.listing-thumb.is-active::after { opacity: 1; }
.listing-thumb:active { transform: scale(0.97); }
@media (hover: hover) { .listing-thumb:hover { opacity: 1; } }
.listing-note { font-size: 13px; color: var(--muted); margin: 2px 0 0; }
.listing-map { margin-top: 14px; border: 1px solid var(--line); background: var(--white); }
.listing-map iframe { display: block; width: 100%; height: 240px; border: 0; filter: grayscale(0.6) contrast(1.05); }
.listing-map-foot { display: flex; justify-content: space-between; align-items: center; gap: 12px; padding: 10px 14px; font-size: 14px; color: var(--ink-soft); }
.listing-map-foot .link-arrow { white-space: nowrap; padding: 4px 0; font-size: 14px; }

.listing-body { padding: clamp(28px, 3.2vw, 48px); display: flex; flex-direction: column; min-width: 0; }
.listing-loc { font-size: 12px; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; color: var(--blue); margin-bottom: 12px; }
.listing-body h3 { font-size: clamp(26px, 2.4vw, 34px); font-weight: 300; line-height: 1.15; margin-bottom: 12px; }
.listing-summary { color: var(--ink-soft); font-size: 16px; }

.listing-facts {
  display: grid; grid-template-columns: repeat(4, 1fr); margin: 8px 0 24px;
  border-top: 1px solid var(--line); border-bottom: 1px solid var(--line);
}
.listing-facts div { padding: 16px 0; }
.listing-facts div + div { padding-left: 14px; border-left: 1px solid var(--line); }
.listing-facts dt { font-size: 11px; letter-spacing: 0.08em; color: var(--muted); font-weight: 600; margin-bottom: 4px; }
.listing-facts dd { margin: 0; font-family: var(--serif); font-size: 24px; font-weight: 500; line-height: 1.1; }

.listing-desc { color: var(--ink-soft); font-size: 16px; }
.listing-features { list-style: none; margin: 0 0 28px; padding: 0; display: grid; gap: 8px; font-size: 15px; }
.listing-features li { display: flex; gap: 12px; align-items: baseline; }
.listing-features li::before { content: ""; flex: none; width: 10px; height: 2px; background: var(--blue); transform: translateY(-4px); }

.listing-foot { margin-top: auto; padding-top: 8px; display: grid; gap: 20px; }
.listing-price span { font-family: var(--serif); font-size: clamp(32px, 3vw, 42px); font-weight: 400; line-height: 1; }
.listing-price small { margin-top: 8px; letter-spacing: 0.06em; text-transform: none; font-size: 13px; }
.listing-actions { display: flex; flex-wrap: wrap; gap: 10px; }
.listing-actions .btn { flex: 1 1 auto; padding: 0 20px; font-size: 14px; }

@media (max-width: 960px) {
  .listing { grid-template-columns: 1fr; }
  .listing-gallery { padding-right: clamp(12px, 1.4vw, 20px); position: static; }
}
@media (max-width: 480px) {
  .listing-facts { grid-template-columns: repeat(2, 1fr); }
  .listing-facts div:nth-child(3) { padding-left: 0; border-left: 0; border-top: 1px solid var(--line); }
  .listing-facts div:nth-child(4) { border-top: 1px solid var(--line); }
  .listing-thumbs { gap: 6px; }
}

.re-more {
  margin-top: clamp(32px, 4vw, 48px);
  display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 16px 32px;
}
.re-more p { margin: 0; color: var(--ink-soft); }
.re-more p a { color: var(--blue); font-weight: 600; border-bottom: 1px solid currentColor; }

/* ---------- Contact ---------- */
.contact { padding: clamp(88px, 12vw, 160px) 0; }
.contact-grid { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(40px, 6vw, 96px); align-items: stretch; }
.contact-copy h2 { margin-bottom: 24px; }
.contact-lede { color: var(--ink-soft); max-width: 44ch; margin-bottom: 40px; }
.phones { display: grid; gap: 0; border-top: 1px solid var(--line); margin-bottom: 36px; }
.phone {
  display: flex; justify-content: space-between; align-items: center; gap: 16px;
  padding: 22px 0; border-bottom: 1px solid var(--line);
  transition: color 200ms var(--ease-out), padding 300ms var(--ease-out);
}
.phone span { font-family: var(--serif); font-size: clamp(28px, 3.2vw, 40px); font-weight: 300; letter-spacing: 0.01em; }
@media (hover: hover) { .phone:hover { color: var(--blue); padding-left: 8px; } }
address { font-style: normal; font-size: 18px; line-height: 1.5; }
address small { margin-bottom: 8px; }
.map { min-height: 420px; background: var(--stone); overflow: hidden; }
.map iframe { width: 100%; height: 100%; min-height: 420px; border: 0; filter: grayscale(0.85) contrast(1.05); }
@media (max-width: 860px) { .contact-grid { grid-template-columns: 1fr; } .map, .map iframe { min-height: 320px; } }

/* ---------- Footer ---------- */
.site-footer {
  background: var(--night); color: rgba(255,255,255,0.8);
  padding: 80px 0 calc(32px + env(safe-area-inset-bottom));
  --roof: #6f9ae0; --hammer-c: rgba(255,255,255,0.45); --win: rgba(255,255,255,0.9);
}
.footer-grid { display: grid; grid-template-columns: 2fr 1fr 1fr; gap: 40px; padding-bottom: 56px; border-bottom: 1px solid rgba(255,255,255,0.12); }
.footer-mark { width: 120px; height: 36px; margin-bottom: 20px; }
.footer-name { color: var(--white); font-weight: 700; letter-spacing: 0.14em; margin-bottom: 6px; }
.footer-tag { font-size: 15px; color: rgba(255,255,255,0.6); }
.footer-col { display: flex; flex-direction: column; gap: 6px; font-size: 16px; }
.footer-col small { color: rgba(255,255,255,0.45); margin-bottom: 8px; }
.footer-col a { transition: color 200ms var(--ease-out); }
@media (hover: hover) { .footer-col a:hover, .footer-bottom a:hover { color: var(--white); } }
.footer-bottom { display: flex; justify-content: space-between; gap: 16px; padding-top: 28px; font-size: 14px; color: rgba(255,255,255,0.5); }
@media (max-width: 760px) { .footer-grid { grid-template-columns: 1fr; } .footer-bottom { flex-direction: column; } }

/* ---------- Scroll reveal ---------- */
.js .reveal { opacity: 0; transform: translateY(24px); transition: opacity 900ms var(--ease-out), transform 900ms var(--ease-out); transition-delay: calc(var(--d, 0) * 90ms); }
.js .reveal.is-in { opacity: 1; transform: none; }

/* ---------- Focus & motion preferences ---------- */
:focus-visible { outline: 2px solid var(--blue); outline-offset: 3px; }
.hero :focus-visible, .site-header:not(.is-solid) :focus-visible { outline-color: var(--white); }

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: 1ms !important; animation-iteration-count: 1 !important; transition-duration: 1ms !important; }
  .hero-in { animation-delay: 0ms !important; }
  .js .reveal { transform: none; }
  .scroll-cue { display: none; }
}
@media (max-width: 560px) { .re-more .btn { width: 100%; } }

.nojs-list { margin: 0; padding-left: 1.2em; color: var(--ink-soft); display: grid; gap: 8px; }
p.nojs-list { padding-left: 0; }

/* ---------- Landing pages ---------- */
.page-hero { min-height: 68vh; min-height: 68svh; }
.page-hero .hero-shade { background: linear-gradient(180deg, rgba(10,13,18,0.6) 0%, rgba(10,13,18,0.35) 35%, rgba(10,13,18,0.8) 100%); }
.page-hero .hero-title { font-size: clamp(34px, 5vw, 68px); max-width: 20ch; line-height: 1.08; }
.crumbs { display: flex; flex-wrap: wrap; gap: 10px; font-size: 13px; letter-spacing: 0.04em; color: rgba(255,255,255,0.75); margin-bottom: 20px; }
.crumbs a { border-bottom: 1px solid rgba(255,255,255,0.4); }
.page-section { padding: clamp(64px, 9vw, 120px) 0; }
.page-section.is-white { background: var(--white); }
.page-section.is-stone { background: var(--stone); }
.page-cols { display: grid; grid-template-columns: 7fr 4fr; gap: clamp(40px, 6vw, 96px); align-items: start; }
.prose { max-width: 66ch; }
.prose h2 { font-size: clamp(28px, 3.4vw, 44px); margin-bottom: 24px; }
.prose h3, .page-aside h3 { font-size: 22px; margin: 32px 0 14px; }
.prose p { color: var(--ink-soft); }
.prose ul { margin: 0; padding: 0; list-style: none; display: grid; gap: 10px; color: var(--ink-soft); }
.prose li { position: relative; padding-left: 24px; }
.prose li::before { content: ""; position: absolute; left: 0; top: 0.8em; width: 10px; height: 2px; background: var(--blue); }
.prose li strong { color: var(--ink); font-weight: 600; }
.page-aside { background: var(--white); padding: clamp(24px, 3vw, 40px); box-shadow: 0 30px 60px -40px rgba(20,23,28,0.3); }
.page-aside h3:first-child { margin-top: 0; }
.page-aside p { color: var(--ink-soft); }
.chips { list-style: none; margin: 0; padding: 0; display: flex; flex-wrap: wrap; gap: 8px; }
.chips li { font-size: 14px; padding: 6px 12px; border: 1px solid var(--line); }
.quick { margin: 0 0 24px; }
.quick div { padding: 14px 0; border-bottom: 1px solid var(--line); }
.quick dt { font-size: 12px; letter-spacing: 0.08em; color: var(--muted); font-weight: 600; margin-bottom: 4px; }
.quick dd { margin: 0; font-family: var(--serif); font-size: 22px; line-height: 1.2; }
.quick dd small { font-family: var(--sans); text-transform: none; letter-spacing: 0.02em; font-size: 13px; margin-top: 4px; font-weight: 500; }
.page-aside .btn { width: 100%; }
.faq-wrap { max-width: 900px; }
.faq details { border-bottom: 1px solid var(--line); }
.faq details:first-child { border-top: 1px solid var(--line); }
.faq summary { cursor: pointer; list-style: none; padding: 22px 40px 22px 0; position: relative; font-family: var(--serif); font-size: clamp(20px, 2vw, 24px); line-height: 1.3; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; position: absolute; right: 4px; top: 18px; font-family: var(--sans); font-size: 24px; font-weight: 400; color: var(--blue); transition: transform 240ms var(--ease-out); }
.faq details[open] summary::after { transform: rotate(45deg); }
.faq details p { color: var(--ink-soft); margin: 0 0 24px; max-width: 64ch; }
.cta-band { background: var(--blue-deep); color: var(--white); padding: clamp(56px, 8vw, 96px) 0; }
.cta-inner { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 24px 40px; }
.cta-inner h2 { font-size: clamp(28px, 3.6vw, 46px); }
.cta-actions { display: flex; flex-wrap: wrap; gap: 12px; }
.footer-links { display: flex; flex-wrap: wrap; gap: 8px 28px; padding-top: 24px; font-size: 14px; color: rgba(255,255,255,0.55); }
@media (hover: hover) { .footer-links a:hover { color: var(--white); } }
@media (max-width: 860px) { .page-cols { grid-template-columns: 1fr; } }
.text-link { color: var(--blue); font-weight: 600; border-bottom: 1px solid currentColor; }