:root {
  --paper: #f7f0e3;
  --paper-bright: #fff9f0;
  --sand: #e8d6b2;
  --ink: #241713;
  --cedar: #2b1b16;
  --clay: #b7604b;
  --olive: #718069;
  --mist: #dde3d3;
  --muted: #6a6055;
  --saffron: #c9a35c;
  --twilight-deep: #17100d;
  --line: rgba(36, 23, 19, .16);
  --serif: "Playfair Display", Georgia, serif;
  --sans: "DM Sans", Arial, sans-serif;
  --mono: "DM Mono", monospace;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; overflow-x: hidden; background: var(--paper); color: var(--ink); font-family: var(--sans); font-size: 16px; line-height: 1.45; }
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; }
button { cursor: pointer; }
button, a { -webkit-tap-highlight-color: transparent; }
button:focus-visible, a:focus-visible, input:focus-visible, select:focus-visible, textarea:focus-visible { outline: 2px solid var(--clay); outline-offset: 3px; }
::selection { background: var(--clay); color: white; }

.skip-link { position: fixed; left: 1rem; top: 1rem; z-index: 100; padding: .75rem 1rem; background: var(--clay); color: white; transform: translateY(-170%); transition: transform .2s ease; }
.skip-link:focus { transform: translateY(0); }
.top-instagram-bar { display: flex; align-items: center; justify-content: center; gap: .48rem; min-height: 38px; padding: .45rem 1rem; background: var(--saffron); color: var(--ink); font-family: var(--mono); font-size: .68rem; font-weight: 700; letter-spacing: .045em; text-align: center; text-transform: uppercase; transition: background .2s, color .2s; }
.top-instagram-bar span { display: grid; width: 18px; height: 18px; place-items: center; border: 1px solid currentColor; border-radius: 50%; font-size: .8rem; line-height: 1; }
.top-instagram-bar b { font-family: var(--sans); font-size: .72rem; letter-spacing: 0; text-transform: none; }
.top-instagram-bar em { font-family: var(--sans); font-size: .9rem; font-style: normal; }
.top-instagram-bar:hover { background: var(--paper-bright); color: var(--cedar); }
.section-pad { padding: clamp(5rem, 9vw, 9rem) 6vw; }
.kicker { display: flex; align-items: center; gap: .55rem; margin: 0 0 1.1rem; color: var(--olive); font-family: var(--mono); font-size: .62rem; letter-spacing: .09em; text-transform: uppercase; }
.kicker span { width: 23px; height: 1px; background: currentColor; }
.kicker-light { color: rgba(252,250,246,.63); }
h1, h2, h3, p { margin-top: 0; }
h1, h2 { font-family: var(--serif); font-weight: 600; letter-spacing: -.06em; line-height: .95; }
h1 { margin-bottom: 0; font-size: clamp(3.8rem, 7vw, 7.7rem); }
h2 { font-size: clamp(2.8rem, 5vw, 5.3rem); }
h1 em, h2 em { color: var(--clay); }

.site-header { position: sticky; top: 0; z-index: 30; background: var(--cedar); color: var(--paper-bright); }
.header-inner { height: 92px; display: flex; align-items: center; padding: 0 6vw; border-bottom: 1px solid rgba(255,255,255,.12); }
.brand { display: inline-flex; align-items: center; gap: .72rem; min-width: 320px; }
.brand-mark { display: grid; width: 76px; height: 58px; flex: 0 0 auto; place-items: center; }
.brand-mark img { display: block; width: 100%; height: 100%; object-fit: contain; }
.brand-wordmark { display: grid; gap: .21rem; padding-left: .72rem; border-left: 1px solid rgba(252,250,246,.26); }
.brand-wordmark strong { font-size: 1.02rem; letter-spacing: .125em; line-height: 1; }
.brand-wordmark small { color: rgba(255,248,237,.74); font-family: var(--mono); font-size: .57rem; letter-spacing: .09em; line-height: 1.15; }
.desktop-nav { display: flex; align-items: center; gap: clamp(1rem, 2vw, 2.25rem); margin-left: auto; }
.desktop-nav a { color: rgba(252,250,246,.82); font-size: .76rem; font-weight: 500; transition: color .2s; }
.desktop-nav a:hover { color: #fff; }
.header-instagram { display: inline-flex; align-items: center; gap: .38rem; margin-left: clamp(1rem, 2vw, 2rem); color: rgba(255,249,240,.82); font-family: var(--mono); font-size: .63rem; font-weight: 700; letter-spacing: .055em; text-transform: uppercase; transition: color .2s; }
.header-instagram span { display: grid; width: 20px; height: 20px; place-items: center; border: 1px solid currentColor; border-radius: 50%; color: var(--saffron); font-size: .82rem; line-height: 1; }
.header-instagram b { color: var(--saffron); font-size: .85rem; }
.header-instagram:hover { color: var(--paper-bright); }
.header-cta { display: inline-flex; align-items: center; gap: .5rem; margin-left: .7rem; padding: .8rem 1rem; border: 1px solid var(--clay); background: var(--clay); color: white; font-size: .75rem; font-weight: 700; transition: background .2s, color .2s, transform .2s; }
.header-cta:hover { background: var(--paper-bright); border-color: var(--paper-bright); color: var(--cedar); transform: translateY(-1px); }
.results-menu { position: relative; }
.results-menu summary { display: inline-flex; align-items: center; gap: .35rem; color: rgba(252,250,246,.82); cursor: pointer; font-size: .76rem; font-weight: 500; list-style: none; transition: color .2s; }
.results-menu summary::-webkit-details-marker { display: none; }
.results-menu summary:hover, .results-menu[open] summary { color: white; }
.results-menu summary span { display: inline-block; color: var(--saffron); font-size: .88rem; line-height: .7; transition: transform .2s; }
.results-menu[open] summary span { transform: rotate(180deg); }
.results-menu-panel { position: absolute; top: calc(100% + 1rem); right: -1rem; display: grid; min-width: 184px; padding: .35rem; border: 1px solid rgba(255,255,255,.16); background: var(--twilight-deep); box-shadow: 0 18px 32px rgba(0,0,0,.24); }
.desktop-nav .results-menu-panel a { padding: .65rem .7rem; color: rgba(255,252,255,.78); font-size: .68rem; white-space: nowrap; }
.desktop-nav .results-menu-panel a:hover { background: rgba(255,255,255,.1); color: white; }
.menu-button, .mobile-nav { display: none; }

.hero { display: grid; grid-template-columns: minmax(0, .95fr) minmax(380px, .85fr); gap: clamp(2rem, 7vw, 8rem); min-height: 650px; padding: clamp(4.2rem, 8vw, 8rem) 6vw clamp(6rem, 9vw, 9.2rem); overflow: hidden; position: relative; background: var(--paper); }
.hero::before { content: ""; position: absolute; top: -320px; left: -270px; width: 610px; height: 610px; border-radius: 50%; background: rgba(228,216,197,.58); }
.hero-copy { position: relative; z-index: 1; align-self: center; }
.hero-signature { display: inline-flex; align-items: center; gap: .75rem; margin-bottom: 2.15rem; color: var(--cedar); }
.hero-monogram { display: grid; width: 48px; height: 48px; place-items: center; border: 1px solid currentColor; background: var(--paper-bright); box-shadow: 0 7px 15px rgba(28,36,32,.08); font-family: var(--serif); font-size: 1.25rem; font-weight: 600; letter-spacing: -.1em; }
.hero-signature > span:last-child { display: grid; gap: .22rem; }
.hero-signature strong { font-size: .78rem; letter-spacing: .14em; line-height: 1; }
.hero-signature small { color: #697067; font-family: var(--mono); font-size: .49rem; letter-spacing: .08em; line-height: 1.2; }
.hero-copy .kicker { color: var(--olive); }
.hero-lede { max-width: 455px; margin: 1.65rem 0 2.1rem; color: #655a50; font-size: 1.05rem; line-height: 1.62; }
.hero-actions { display: flex; align-items: center; flex-wrap: wrap; gap: 1.25rem; }
.button { display: inline-flex; align-items: center; justify-content: center; gap: .75rem; min-height: 50px; padding: .78rem 1.02rem; border: 1px solid transparent; font-size: .8rem; font-weight: 700; transition: transform .2s, background .2s, color .2s, border-color .2s; }
.button:hover { transform: translateY(-2px); }
.button-dark { background: var(--cedar); color: white; }
.button-dark:hover { background: #33483c; }
.button-outline { border-color: var(--ink); color: var(--ink); }
.button-outline:hover { background: var(--ink); color: white; }
.inline-link { padding-bottom: .3rem; border-bottom: 1px solid currentColor; font-size: .82rem; font-weight: 700; }
.inline-link span { margin-left: .35rem; }
.hero-note { display: flex; align-items: flex-start; gap: .85rem; margin-top: clamp(4rem, 8vw, 7rem); }
.hero-note span { color: var(--clay); font-family: var(--mono); font-size: .67rem; }
.hero-note p { margin: 0; color: var(--olive); font-family: var(--mono); font-size: .62rem; line-height: 1.55; letter-spacing: .04em; text-transform: uppercase; }
.hero-visual { position: relative; align-self: center; min-height: 450px; }
.hero-image-frame { position: absolute; inset: 0 5% 0 0; overflow: hidden; background: var(--sand); }
.hero-image-frame::after { content: ""; position: absolute; inset: 0; background: linear-gradient(160deg, transparent 58%, rgba(30,41,35,.21)); }
.hero-image-frame img { width: 100%; height: 100%; object-fit: cover; }
.hero-stamp { position: absolute; top: -2rem; right: 0; display: grid; place-items: center; width: 114px; height: 114px; padding: .75rem; border-radius: 50%; background: var(--clay); color: white; text-align: center; transform: rotate(8deg); }
.hero-stamp span { font-family: var(--serif); font-size: 1.6rem; line-height: 1; }
.hero-stamp p { margin: .25rem 0 0; font-family: var(--mono); font-size: .48rem; letter-spacing: .06em; line-height: 1.35; text-transform: uppercase; }
.hero-card { position: absolute; right: -1.2rem; bottom: 2.2rem; min-width: 188px; padding: 1.1rem; background: var(--cedar); color: var(--paper-bright); box-shadow: 0 18px 30px rgba(44,34,27,.18); }
.hero-card span { display: block; margin-bottom: .65rem; color: rgba(252,250,246,.62); font-family: var(--mono); font-size: .49rem; letter-spacing: .08em; }
.hero-card strong { font-family: var(--serif); font-size: 1.12rem; font-weight: 600; line-height: 1.2; letter-spacing: -.035em; }

.market-search-wrap { position: relative; z-index: 2; margin: -3.35rem 6vw 0; }
.market-search { max-width: 1160px; margin: 0 auto; padding: .8rem; background: var(--paper-bright); box-shadow: 0 17px 40px rgba(44,34,27,.16); }
.market-tabs { display: flex; gap: .25rem; overflow-x: auto; padding: 0 0 .75rem; scrollbar-width: none; }
.market-tabs::-webkit-scrollbar { display: none; }
.market-tab { flex: 0 0 auto; padding: .48rem .72rem; border: 0; border-radius: 99px; background: transparent; color: #76695e; font-size: .74rem; }
.market-tab.active { background: var(--cedar); color: white; font-weight: 700; }
.market-search-row { display: grid; grid-template-columns: 1.5fr .65fr auto; gap: 1px; background: rgba(44,34,27,.12); }
.market-field { position: relative; display: grid; gap: .17rem; min-height: 64px; padding: .75rem .95rem; background: white; }
.market-field:focus-within { z-index: 25; outline: 2px solid var(--clay); outline-offset: -2px; }
.field-label { color: var(--olive); font-family: var(--mono); font-size: .54rem; letter-spacing: .08em; text-transform: uppercase; }
.market-field input, .market-field select { width: 100%; padding: 0; border: 0; outline: 0; background: transparent; color: var(--ink); font-size: .86rem; }
.market-field input::placeholder { color: #908478; }
.search-submit { min-width: 172px; border: 0; background: var(--clay); color: white; font-size: .78rem; font-weight: 700; transition: background .2s; }
.search-submit:hover { background: #a65e3f; }
.search-suggestions { position: absolute; z-index: 24; top: calc(100% + 8px); right: -1px; left: -1px; max-height: 320px; overflow-y: auto; border: 1px solid rgba(11,23,54,.2); background: var(--paper-bright); box-shadow: 0 18px 35px rgba(11,23,54,.18); }
.search-suggestions[hidden] { display: none; }
.search-suggestion { display: grid; width: 100%; grid-template-columns: 24px 1fr; align-items: center; gap: .65rem; padding: .76rem .85rem; border: 0; border-bottom: 1px solid rgba(11,23,54,.1); background: transparent; color: var(--ink); text-align: left; transition: background .18s, color .18s; }
.search-suggestion:last-child { border-bottom: 0; }
.search-suggestion:hover, .search-suggestion.is-active, .search-suggestion:focus-visible { background: var(--cedar); color: white; outline: none; }
.search-suggestion-icon { display: grid; width: 23px; height: 23px; place-items: center; border: 1px solid currentColor; border-radius: 50%; color: var(--clay); font-size: .7rem; }
.search-suggestion:hover .search-suggestion-icon, .search-suggestion.is-active .search-suggestion-icon, .search-suggestion:focus-visible .search-suggestion-icon { color: var(--saffron); }
.search-suggestion-copy { display: grid; gap: .08rem; }
.search-suggestion-copy strong { font-size: .78rem; font-weight: 700; line-height: 1.25; }
.search-suggestion-copy small { color: var(--muted); font-family: var(--mono); font-size: .54rem; letter-spacing: .04em; line-height: 1.3; }
.search-suggestion:hover .search-suggestion-copy small, .search-suggestion.is-active .search-suggestion-copy small, .search-suggestion:focus-visible .search-suggestion-copy small { color: rgba(255,252,255,.7); }
.search-empty { padding: .9rem; color: var(--muted); font-size: .75rem; }

.section-heading { display: flex; justify-content: space-between; align-items: flex-end; gap: 2rem; margin-bottom: 2.6rem; }
.section-heading > p { max-width: 330px; margin: 0 0 .3rem; color: #6e6258; font-size: .95rem; line-height: 1.6; }
.split-heading { align-items: flex-end; }
.lane-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.lane-card { display: flex; min-height: 320px; flex-direction: column; justify-content: space-between; padding: 1.45rem; background: var(--paper-bright); position: relative; overflow: hidden; transition: background .25s, color .25s; }
.lane-card::after { content: ""; position: absolute; right: -65px; bottom: -75px; width: 180px; height: 180px; border: 1px solid currentColor; border-radius: 50%; opacity: .12; }
.lane-card:hover { background: var(--cedar); color: white; }
.lane-number { color: var(--clay); font-family: var(--mono); font-size: .65rem; }
.lane-type { display: block; margin-bottom: .75rem; color: var(--olive); font-family: var(--mono); font-size: .57rem; letter-spacing: .08em; text-transform: uppercase; }
.lane-card:hover .lane-type { color: rgba(255,255,255,.62); }
.lane-card h3 { margin: 0; font-family: var(--serif); font-size: clamp(1.55rem, 2.2vw, 2.25rem); font-weight: 600; letter-spacing: -.05em; line-height: 1.02; }
.lane-card p { max-width: 190px; margin: .8rem 0 0; color: #75685c; font-size: .76rem; line-height: 1.55; }
.lane-card:hover p { color: rgba(255,255,255,.72); }
.lane-card b { position: relative; z-index: 1; align-self: flex-end; display: grid; width: 34px; height: 34px; place-items: center; border: 1px solid currentColor; border-radius: 50%; font-family: var(--sans); font-size: .95rem; }
.lane-commercial { background: #e7d8c6; }
.lane-business { background: #e6e9e2; }
.lane-plaza { background: #ead0be; }

.residential { background: var(--paper-bright); }
.listing-heading { align-items: flex-end; }
.preview-note { margin: .9rem 0 0; color: #87776b; font-size: .68rem; }
.listing-controls { display: grid; justify-items: end; gap: .72rem; }
.filter-set { display: flex; flex-wrap: wrap; justify-content: flex-end; gap: .38rem; }
.listing-filter { padding: .48rem .65rem; border: 1px solid var(--line); border-radius: 99px; background: transparent; color: #76695e; font-size: .7rem; }
.listing-filter.active { border-color: var(--ink); background: var(--ink); color: white; }
.all-mls-link { display: inline-flex; align-items: center; gap: .45rem; color: var(--cedar); font-family: var(--mono); font-size: .61rem; font-weight: 700; letter-spacing: .06em; text-transform: uppercase; }
.all-mls-link span { color: var(--clay); font-size: .92rem; }
.all-mls-link:hover { color: var(--clay); }
.all-mls-link sup { font-size: .6em; }
.live-listing-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 1rem; }
.live-listing-card { display: grid; min-height: 380px; grid-template-rows: 132px 1fr; overflow: hidden; border: 1px solid rgba(44,34,27,.12); background: white; transition: transform .25s, box-shadow .25s; }
.live-listing-card:hover { box-shadow: 0 16px 30px rgba(44,34,27,.12); transform: translateY(-4px); }
.live-listing-banner { position: relative; display: flex; align-items: flex-start; justify-content: space-between; overflow: hidden; padding: 1rem; background: var(--sand); color: var(--ink); }
.live-listing-banner::before, .live-listing-banner::after { position: absolute; content: ""; border: 1px solid currentColor; border-radius: 50%; opacity: .14; }
.live-listing-banner::before { right: -50px; bottom: -82px; width: 192px; height: 192px; }
.live-listing-banner::after { right: 69px; top: -98px; width: 158px; height: 158px; }
.live-listing--Residential .live-listing-banner { background: #dbe2d8; color: #294238; }
.live-listing--Business .live-listing-banner { background: #ead4c0; color: #654130; }
.live-listing--Commercial .live-listing-banner { background: #d9d4c7; color: #3b4139; }
.live-listing--Lease .live-listing-banner { background: var(--cedar); color: var(--paper-bright); }
.live-listing-label { position: relative; z-index: 1; display: inline-flex; align-items: center; gap: .42rem; max-width: 70%; padding: .3rem .45rem; border: 1px solid currentColor; color: inherit; font-family: var(--mono); font-size: .5rem; letter-spacing: .06em; line-height: 1.25; text-transform: uppercase; }
.live-listing-label i { display: block; width: 5px; height: 5px; border-radius: 50%; background: currentColor; }
.live-listing-mls { position: relative; z-index: 1; color: inherit; font-family: var(--mono); font-size: .52rem; letter-spacing: .06em; text-transform: uppercase; }
.live-listing-mls small { display: block; margin-bottom: .25rem; opacity: .65; font-size: .45rem; }
.live-listing-mls b { font-size: .69rem; font-weight: 500; }
.live-listing-body { display: flex; flex-direction: column; padding: 1rem; }
.live-listing-location { display: block; margin-bottom: .55rem; color: var(--olive); font-family: var(--mono); font-size: .53rem; letter-spacing: .05em; line-height: 1.4; text-transform: uppercase; }
.live-listing-body h3 { margin: 0; font-family: var(--serif); font-size: clamp(1.25rem, 1.8vw, 1.55rem); font-weight: 600; line-height: 1.05; letter-spacing: -.045em; }
.live-listing-price { display: block; margin: .65rem 0 .78rem; font-size: .92rem; font-weight: 700; }
.live-listing-facts { display: flex; flex-wrap: wrap; gap: .36rem .7rem; margin: 0 0 .95rem; padding: .72rem 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); color: #706458; font-family: var(--mono); font-size: .52rem; letter-spacing: .035em; line-height: 1.4; text-transform: uppercase; }
.live-listing-facts span:not(:last-child)::after { margin-left: .7rem; color: var(--clay); content: "•"; }
.live-listing-link { display: inline-flex; align-items: center; gap: .4rem; margin-top: auto; font-size: .7rem; font-weight: 700; }
.live-listing-link span { font-size: .9rem; }
.live-listing-empty { display: grid; min-height: 210px; grid-column: 1 / -1; align-content: center; gap: .55rem; padding: 2rem; border: 1px solid var(--line); background: var(--paper); }
.live-listing-empty strong { font-family: var(--serif); font-size: 1.45rem; font-weight: 600; letter-spacing: -.035em; }
.live-listing-empty p { max-width: 440px; margin: 0; color: #6e6258; font-size: .84rem; line-height: 1.55; }
.listing-index-footer { display: flex; align-items: center; justify-content: space-between; gap: 1.5rem; margin-top: 1.45rem; padding-top: 1rem; border-top: 1px solid var(--line); }
.listing-index-footer p { margin: 0; color: #7d7166; font-family: var(--mono); font-size: .55rem; letter-spacing: .045em; line-height: 1.5; text-transform: uppercase; }
.residential-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1.25rem; }
.property-card { overflow: hidden; border: 1px solid rgba(44,34,27,.1); background: white; transition: transform .25s, box-shadow .25s, opacity .25s; }
.property-card:hover { box-shadow: 0 14px 32px rgba(44,34,27,.12); transform: translateY(-4px); }
.property-card.is-hidden { display: none; }
.property-image { position: relative; overflow: hidden; aspect-ratio: .9; background: var(--sand); }
.property-image img { width: 100%; height: 100%; object-fit: cover; transition: transform .5s ease; }
.property-card:hover .property-image img { transform: scale(1.04); }
.property-badge { position: absolute; top: .7rem; left: .7rem; padding: .3rem .45rem; background: var(--clay); color: white; font-family: var(--mono); font-size: .51rem; letter-spacing: .06em; text-transform: uppercase; }
.property-open { background: var(--cedar); }
.save-button { display: grid; width: 33px; height: 33px; place-items: center; padding: 0; border: 0; border-radius: 50%; background: var(--paper-bright); color: var(--ink); font-size: 1.2rem; line-height: 1; transition: background .2s, transform .2s; }
.property-image .save-button { position: absolute; top: .65rem; right: .65rem; }
.save-button:hover, .save-button.saved { background: var(--clay); color: white; transform: scale(1.06); }
.property-body { padding: 1rem; }
.property-meta { display: flex; justify-content: space-between; gap: .5rem; color: var(--olive); font-family: var(--mono); font-size: .53rem; letter-spacing: .05em; text-transform: uppercase; }
.property-body h3 { margin: .7rem 0 .35rem; font-family: var(--serif); font-size: 1.25rem; line-height: 1.05; letter-spacing: -.04em; }
.property-body strong { font-size: .83rem; }
.property-body ul { display: flex; flex-wrap: wrap; gap: .55rem; margin: .95rem 0; padding: .75rem 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); list-style: none; color: #75685c; font-family: var(--mono); font-size: .53rem; text-transform: uppercase; }
.property-body a { font-size: .72rem; font-weight: 700; }
.property-body a span { margin-left: .35rem; }
.center-action { display: flex; justify-content: center; margin-top: 2.4rem; }

.commercial { background: var(--cedar); color: var(--paper-bright); }
.commercial h2 em { color: #deb18b; }
.commercial-heading > p { color: rgba(252,250,246,.65); }
.opportunity-bar { display: flex; align-items: center; justify-content: space-between; gap: 1rem; padding: .8rem 0; border-top: 1px solid rgba(255,255,255,.18); border-bottom: 1px solid rgba(255,255,255,.18); }
.opportunity-filters { display: flex; gap: .35rem; overflow-x: auto; scrollbar-width: none; }
.opportunity-filters::-webkit-scrollbar { display: none; }
.opportunity-filter { flex: 0 0 auto; padding: .44rem .65rem; border: 1px solid transparent; border-radius: 99px; background: transparent; color: rgba(252,250,246,.68); font-size: .7rem; }
.opportunity-filter.active { border-color: var(--paper-bright); background: var(--paper-bright); color: var(--cedar); font-weight: 700; }
.opportunity-bar > span { color: rgba(252,250,246,.55); font-family: var(--mono); font-size: .55rem; letter-spacing: .06em; text-transform: uppercase; white-space: nowrap; }
.opportunity-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1.25rem; margin-top: 1.3rem; }
.opportunity-card { display: flex; min-height: 326px; flex-direction: column; padding: 1.05rem; background: #f9f5ee; color: var(--ink); transition: transform .25s, opacity .25s; }
.opportunity-card:hover { transform: translateY(-4px); }
.opportunity-card.is-hidden { display: none; }
.opportunity-top { display: flex; justify-content: space-between; align-items: center; gap: .5rem; }
.opportunity-badge { padding: .31rem .45rem; background: #e5d3be; color: #5d4535; font-family: var(--mono); font-size: .5rem; letter-spacing: .06em; text-transform: uppercase; }
.private-badge { background: var(--cedar); color: white; }
.deal-save { background: transparent; border: 1px solid rgba(44,34,27,.2); font-size: 1.08rem; }
.opportunity-card > p { margin: 1.55rem 0 .45rem; color: var(--olive); font-family: var(--mono); font-size: .54rem; letter-spacing: .06em; text-transform: uppercase; }
.opportunity-card h3 { margin: 0; font-family: var(--serif); font-size: 1.42rem; line-height: 1.05; letter-spacing: -.045em; }
.opportunity-card > strong { margin: 1rem 0 .85rem; font-size: .85rem; }
.opportunity-card dl { display: grid; grid-template-columns: 1fr 1fr; gap: .65rem; margin: 0; padding: .85rem 0; border-top: 1px solid var(--line); }
.opportunity-card dl div:last-child { grid-column: span 2; }
.opportunity-card dt { margin: 0 0 .1rem; color: #8a796b; font-family: var(--mono); font-size: .49rem; letter-spacing: .06em; text-transform: uppercase; }
.opportunity-card dd { margin: 0; font-size: .69rem; font-weight: 700; }
.opportunity-card > a { margin-top: auto; padding-top: .75rem; border-top: 1px solid var(--line); font-size: .7rem; font-weight: 700; }
.opportunity-card > a span { margin-left: .35rem; }
.deal-number { color: var(--olive); font-family: var(--mono); font-size: .57rem; letter-spacing: .06em; }
.commercial-disclaimer { max-width: 760px; margin: 1.1rem 0 0; color: rgba(252,250,246,.49); font-size: .65rem; line-height: 1.55; }

.private-brief { display: grid; grid-template-columns: .32fr 1.05fr .73fr; align-items: end; gap: clamp(1.5rem, 4vw, 4rem); background: var(--sand); }
.brief-number { align-self: start; color: var(--olive); font-family: var(--mono); font-size: .6rem; letter-spacing: .06em; }
.brief-copy p { margin-bottom: 1.5rem; color: #655a50; font-size: .93rem; line-height: 1.6; }

.sell { display: grid; grid-template-columns: .85fr 1fr; padding: 0; background: var(--paper-bright); }
.sell-image { min-height: 640px; }
.sell-image img { width: 100%; height: 100%; object-fit: cover; }
.sell-content { align-self: center; padding: clamp(4rem, 8vw, 8rem) 10vw; }
.sell-content > p:not(.kicker) { max-width: 465px; margin: 1.55rem 0 1.65rem; color: #665a50; line-height: 1.65; }
.sell-list { display: grid; gap: .55rem; margin: 0 0 2rem; }
.sell-list span { display: grid; grid-template-columns: 36px 1fr; padding-bottom: .55rem; border-bottom: 1px solid var(--line); color: var(--clay); font-family: var(--mono); font-size: .6rem; }
.sell-list b { color: var(--ink); font-family: var(--sans); font-size: .76rem; font-weight: 600; }

.about { background: #eee5d8; }
.about-grid { display: grid; grid-template-columns: 1.1fr .6fr .33fr; align-items: end; gap: 3rem; }
.about-grid p { margin: 0; color: #655a50; font-size: .96rem; line-height: 1.65; }
.dark-link { align-self: end; justify-self: start; }

.awards { position: relative; overflow: hidden; background: var(--sand); }
.awards::after { position: absolute; top: -170px; right: -130px; width: 450px; height: 450px; border: 1px solid rgba(23,53,44,.12); border-radius: 50%; content: ""; }
.awards-heading { position: relative; z-index: 1; display: flex; align-items: flex-end; justify-content: space-between; gap: 2rem; margin-bottom: 2.6rem; }
.awards-heading > p { max-width: 355px; margin: 0 0 .35rem; color: #655a50; font-size: .95rem; line-height: 1.6; }
.awards-layout { position: relative; z-index: 1; display: grid; grid-template-columns: minmax(270px, .72fr) minmax(0, 1.28fr); gap: 1px; border: 1px solid rgba(28,36,32,.18); background: rgba(28,36,32,.18); }
.award-feature { display: grid; min-height: 430px; align-content: end; gap: 2.15rem; padding: clamp(1.3rem, 3vw, 2.2rem); background: var(--cedar); color: var(--paper-bright); }
.award-seal { display: grid; width: 91px; height: 91px; place-items: center; border: 1px solid rgba(255,248,237,.62); border-radius: 50%; color: var(--paper-bright); text-align: center; transform: rotate(-8deg); }
.award-seal span { grid-area: 1 / 1; align-self: end; margin-bottom: 18px; font-family: var(--mono); font-size: .56rem; letter-spacing: .09em; }
.award-seal b { grid-area: 1 / 1; align-self: start; margin-top: 18px; color: #d8b277; font-size: 1.1rem; }
.award-eyebrow { display: block; margin-bottom: .7rem; color: var(--olive); font-family: var(--mono); font-size: .53rem; letter-spacing: .09em; line-height: 1.35; text-transform: uppercase; }
.award-feature .award-eyebrow { color: rgba(255,248,237,.67); }
.award-eyebrow sup { font-size: .55em; }
.award-feature h3 { margin: 0; font-family: var(--serif); font-size: clamp(2.2rem, 3vw, 3.35rem); font-weight: 600; line-height: .92; letter-spacing: -.065em; }
.award-feature p { max-width: 265px; margin: 1rem 0 0; color: rgba(255,248,237,.72); font-size: .8rem; line-height: 1.55; }
.award-list { display: grid; background: var(--paper-bright); }
.award-row { display: grid; grid-template-columns: 106px 1fr auto; align-items: center; gap: clamp(.85rem, 2vw, 1.6rem); padding: 1.35rem clamp(1rem, 2.5vw, 2.2rem); border-bottom: 1px solid rgba(28,36,32,.13); transition: background .2s, color .2s; }
.award-row:last-child { border-bottom: 0; }
.award-row:hover { background: #f0e6d8; }
.award-date { color: var(--clay); font-family: var(--mono); font-size: .53rem; letter-spacing: .06em; line-height: 1.4; }
.award-row .award-eyebrow { margin-bottom: .27rem; }
.award-row h3 { margin: 0; font-family: var(--serif); font-size: clamp(1.1rem, 1.65vw, 1.45rem); font-weight: 600; line-height: 1.08; letter-spacing: -.035em; }
.award-arrow { display: grid; width: 31px; height: 31px; place-items: center; border: 1px solid rgba(28,36,32,.3); border-radius: 50%; color: var(--cedar); font-size: .83rem; transition: background .2s, color .2s; }
.award-row:hover .award-arrow { background: var(--cedar); color: white; }
.award-certificate-strip { position: relative; z-index: 1; margin: 0 0 1.35rem; border: 1px solid rgba(11,23,54,.16); background: #171515; overflow-x: auto; }
.award-certificate-strip img { width: 100%; min-width: 720px; }
.award-certificate-strip figcaption { padding: .62rem .8rem; background: var(--paper-bright); color: var(--muted); font-family: var(--mono); font-size: .53rem; letter-spacing: .055em; text-transform: uppercase; }

.sold { background: var(--twilight-deep); color: var(--paper-bright); }
.sold h2 em { color: var(--saffron); }
.sold-heading { display: flex; align-items: flex-end; justify-content: space-between; gap: 2rem; margin-bottom: 2.6rem; }
.sold-heading > p { max-width: 355px; margin: 0 0 .35rem; color: rgba(255,249,240,.69); font-size: .95rem; line-height: 1.6; }
.sold-tabs { display: inline-flex; flex-wrap: wrap; gap: .35rem; margin-bottom: 1.3rem; padding: .35rem; border: 1px solid rgba(255,249,240,.2); background: rgba(255,249,240,.06); }
.sold-tab { min-height: 40px; padding: .55rem .9rem; border: 1px solid transparent; background: transparent; color: rgba(255,249,240,.72); font-size: .76rem; font-weight: 700; transition: background .2s, color .2s, border-color .2s; }
.sold-tab:hover { border-color: rgba(201,163,92,.68); color: var(--paper-bright); }
.sold-tab.active { border-color: var(--saffron); background: var(--saffron); color: var(--ink); }
.sold-panel:focus-visible { outline: 2px solid var(--saffron); outline-offset: 5px; }
.sold-grid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 1.15rem; }
.sold-collection-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 1.5rem; margin: .15rem 0 1.25rem; }
.sold-collection-label { margin: 0 0 .48rem; color: var(--saffron); font-family: var(--mono); font-size: .57rem; font-weight: 700; letter-spacing: .13em; text-transform: uppercase; }
.sold-collection-head h3 { margin: 0; font-family: var(--serif); font-size: clamp(1.7rem, 3vw, 2.75rem); font-weight: 600; line-height: .94; letter-spacing: -.055em; }
.sold-collection-head h3 em { color: var(--saffron); }
.sold-collection-head > p { max-width: 365px; margin: 0 0 .28rem; color: rgba(255,249,240,.66); font-size: .88rem; line-height: 1.55; }
.sold-grid-2026 { margin-top: 0; }
.sold-archive { margin-top: clamp(3rem, 7vw, 5.5rem); padding-top: clamp(2rem, 4vw, 3rem); border-top: 1px solid rgba(255,255,255,.18); }
.sold-archive-head { margin-bottom: 1.25rem; }
.sold-card { overflow: hidden; border: 1px solid rgba(255,255,255,.14); background: rgba(255,255,255,.05); box-shadow: 0 12px 22px rgba(0,0,0,.16); transition: transform .25s ease, border-color .25s ease; }
.sold-card:hover { border-color: rgba(201,163,92,.72); transform: translateY(-5px); }
.sold-card-media { position: relative; display: block; overflow: hidden; background: #0a2634; }
.sold-card img, .sold-card-media img { display: block; width: 100%; aspect-ratio: 1.48 / 1; object-fit: cover; transition: transform .5s ease; }
.sold-card:hover img { transform: scale(1.035); }
.sold-card:not(.sold-card-2026) .sold-card-media img { transform: scale(1.26); transform-origin: right bottom; }
.sold-card:not(.sold-card-2026):hover .sold-card-media img { transform: scale(1.3); }
.sold-ribbon { position: absolute; z-index: 1; top: .12rem; left: -4.75rem; display: grid; width: 15.2rem; height: 3.55rem; place-items: center; border: 2px solid rgba(255,246,237,.72); background: #d84236; box-shadow: 0 5px 12px rgba(0,0,0,.28); color: #fff7ef; font-family: var(--sans); font-size: 1.06rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; transform: rotate(-42deg); }
.sold-card-copy { padding: .95rem 1rem 1.05rem; }
.sold-card-copy > span { display: inline-block; margin-bottom: .42rem; color: var(--saffron); font-family: var(--mono); font-size: .53rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; }
.sold-card h3 { margin: 0; font-family: var(--serif); font-size: clamp(1.15rem, 1.55vw, 1.5rem); font-weight: 600; line-height: 1.05; letter-spacing: -.045em; }
.sold-card p { margin: .42rem 0 0; color: rgba(255,249,240,.64); font-family: var(--mono); font-size: .54rem; letter-spacing: .065em; text-transform: uppercase; }
.business-sold-empty { display: grid; min-height: 338px; max-width: 780px; align-content: center; justify-items: start; padding: clamp(1.7rem, 4vw, 3.4rem); border: 1px solid rgba(255,249,240,.18); background: linear-gradient(125deg, rgba(255,249,240,.09), rgba(201,163,92,.12)); }
.business-sold-empty .kicker { margin-bottom: .85rem; }
.business-sold-empty h3 { max-width: 600px; margin: 0; font-family: var(--serif); font-size: clamp(2rem, 3.7vw, 3.65rem); font-weight: 600; line-height: .98; letter-spacing: -.055em; }
.business-sold-empty > p:not(.kicker) { max-width: 510px; margin: 1.1rem 0 1.5rem; color: rgba(255,249,240,.72); font-size: .95rem; line-height: 1.6; }
.sold-button { border-color: var(--saffron); background: var(--saffron); color: var(--ink); }
.sold-button:hover { background: var(--paper-bright); border-color: var(--paper-bright); }
.sold-footer { display: flex; align-items: center; justify-content: space-between; gap: 1rem; margin-top: 1.45rem; padding-top: 1rem; border-top: 1px solid rgba(255,255,255,.18); }
.sold-footer p { margin: 0; color: rgba(255,249,240,.55); font-family: var(--mono); font-size: .55rem; letter-spacing: .055em; text-transform: uppercase; }
.sold-footer .inline-link { color: var(--paper-bright); }

#awards, #sold { scroll-margin-top: 110px; }

.field-notes { overflow: hidden; background: var(--paper-bright); }
.field-notes-heading { display: flex; align-items: flex-end; justify-content: space-between; gap: 2rem; margin-bottom: 2.6rem; }
.field-notes-heading > p { max-width: 345px; margin: 0 0 .35rem; color: #6e6258; font-size: .95rem; line-height: 1.6; }
.social-stage { display: grid; grid-template-columns: minmax(230px, .8fr) minmax(0, 1.2fr); gap: clamp(1.2rem, 3vw, 2.6rem); align-items: stretch; }
.featured-reel, .reel-card { position: relative; display: block; overflow: hidden; background: var(--cedar); color: white; isolation: isolate; }
.featured-reel { min-height: 480px; aspect-ratio: 3 / 4; }
.featured-reel::after, .reel-card::after { position: absolute; z-index: -1; inset: 0; content: ""; background: linear-gradient(180deg, rgba(20,14,10,.04) 36%, rgba(20,14,10,.82) 100%); }
.featured-reel img, .reel-card img { width: 100%; height: 100%; object-fit: cover; transition: transform .55s ease; }
.featured-reel:hover img, .reel-card:hover img { transform: scale(1.045); }
.featured-reel > img, .reel-card > img { position: absolute; z-index: -2; inset: 0; }
.reel-play { position: absolute; top: 1rem; right: 1rem; display: grid; width: 44px; height: 44px; place-items: center; padding-left: 2px; border-radius: 50%; background: var(--clay); box-shadow: 0 7px 18px rgba(0,0,0,.2); font-size: .75rem; transition: transform .2s, background .2s; }
.featured-reel:hover .reel-play, .reel-card:hover .reel-play { background: var(--paper-bright); color: var(--cedar); transform: scale(1.06); }
.reel-caption { position: absolute; right: 1.2rem; bottom: 1.2rem; left: 1.2rem; display: grid; gap: .33rem; }
.reel-caption small { color: rgba(255,255,255,.7); font-family: var(--mono); font-size: .54rem; letter-spacing: .09em; text-transform: uppercase; }
.reel-caption strong { max-width: 320px; font-family: var(--serif); font-size: clamp(1.45rem, 2vw, 2rem); font-weight: 600; line-height: 1.02; letter-spacing: -.045em; }
.reel-caption em { margin-top: .4rem; font-family: var(--sans); font-size: .68rem; font-style: normal; font-weight: 700; }
.reel-rail-wrap { display: grid; min-width: 0; grid-template-rows: 1fr auto; gap: 1.15rem; }
.reel-rail { display: grid; grid-template-columns: repeat(3, minmax(180px, 1fr)); gap: 1rem; min-width: 0; }
.reel-card { min-height: 370px; aspect-ratio: 9 / 14; }
.reel-card .reel-play { width: 37px; height: 37px; font-size: .6rem; }
.reel-card .reel-caption { right: .9rem; bottom: .95rem; left: .9rem; }
.reel-card .reel-caption strong { font-size: 1.14rem; }
.reel-card .reel-caption em { display: none; }
.reel-controls { display: flex; justify-content: flex-end; gap: .5rem; }
.reel-controls button { display: grid; width: 42px; height: 42px; place-items: center; border: 1px solid var(--line); border-radius: 50%; background: transparent; color: var(--ink); font-size: 1rem; transition: background .2s, color .2s, transform .2s; }
.reel-controls button:hover { background: var(--cedar); color: white; transform: translateY(-2px); }
.social-channel-links { display: flex; flex-wrap: wrap; gap: .6rem; margin-top: 1.45rem; padding-top: 1.15rem; border-top: 1px solid var(--line); }
.social-channel-links a { display: inline-flex; align-items: center; gap: .5rem; padding: .6rem .76rem; border: 1px solid var(--line); color: #5a5047; font-family: var(--mono); font-size: .59rem; letter-spacing: .07em; text-transform: uppercase; transition: background .2s, color .2s, border-color .2s; }
.social-channel-links a:hover { border-color: var(--cedar); background: var(--cedar); color: white; }
.social-channel-links b { display: grid; width: 18px; height: 18px; place-items: center; border: 1px solid currentColor; border-radius: 50%; font-family: var(--sans); font-size: .73rem; line-height: 1; }

.contact { display: grid; grid-template-columns: 1fr .88fr; gap: clamp(3rem, 10vw, 12rem); padding: clamp(5rem, 9vw, 9rem) 6vw; background: var(--ink); color: var(--paper-bright); }
.contact h2 em { color: #deb18b; }
.contact-copy > p:not(.kicker) { max-width: 420px; margin: 1.5rem 0 0; color: rgba(252,250,246,.68); line-height: 1.65; }
.contact-form { display: grid; align-content: start; gap: 1.15rem; }
.contact-form label { display: grid; gap: .38rem; color: rgba(252,250,246,.62); font-family: var(--mono); font-size: .55rem; letter-spacing: .07em; text-transform: uppercase; }
.contact-form input, .contact-form select, .contact-form textarea { width: 100%; resize: vertical; padding: .65rem 0; border: 0; border-bottom: 1px solid rgba(252,250,246,.31); outline: 0; background: transparent; color: white; font-family: var(--sans); font-size: .9rem; letter-spacing: 0; text-transform: none; }
.contact-form select option { color: var(--ink); }
.contact-form input::placeholder, .contact-form textarea::placeholder { color: rgba(252,250,246,.45); }
.contact-form input:focus, .contact-form select:focus, .contact-form textarea:focus { border-color: #deb18b; }
.contact-form button { justify-self: start; margin-top: .45rem; padding: .8rem 1rem; border: 0; background: var(--clay); color: white; font-size: .76rem; font-weight: 700; }
.contact-form button span { margin-left: .5rem; }
.contact-form > p { margin: 0; color: rgba(252,250,246,.43); font-size: .62rem; }

.site-footer { display: grid; grid-template-columns: 1fr auto auto 1fr; align-items: center; gap: 2rem; padding: 1.7rem 6vw; background: #17110e; color: var(--paper-bright); }
.footer-brand .brand-wordmark small { color: rgba(252,250,246,.55); }
.site-footer p { margin: 0; color: rgba(252,250,246,.55); font-family: var(--mono); font-size: .55rem; line-height: 1.55; letter-spacing: .05em; text-align: center; text-transform: uppercase; }
.footer-region { display: grid; gap: .55rem; justify-items: center; }
.footer-local-links { display: flex; flex-wrap: wrap; justify-content: center; gap: .6rem; }
.footer-local-links a { color: rgba(252,250,246,.76); font-family: var(--mono); font-size: .52rem; letter-spacing: .06em; text-transform: uppercase; }
.footer-local-links a:hover { color: white; }
.site-footer > a:last-child { justify-self: end; color: rgba(252,250,246,.72); font-size: .72rem; }
.site-footer > a:last-child:hover { color: white; }
.footer-social { display: flex; flex-wrap: wrap; gap: .65rem; }
.footer-social a { color: rgba(252,250,246,.64); font-family: var(--mono); font-size: .55rem; letter-spacing: .06em; text-transform: uppercase; transition: color .2s; }
.footer-social a:hover { color: white; }
.toast { position: fixed; z-index: 50; left: 50%; bottom: 1.4rem; max-width: calc(100vw - 2rem); padding: .8rem 1rem; background: var(--cedar); color: white; box-shadow: 0 12px 30px rgba(0,0,0,.2); font-size: .8rem; opacity: 0; pointer-events: none; transform: translate(-50%, 18px); transition: opacity .22s, transform .22s; }
.toast.show { opacity: 1; transform: translate(-50%, 0); }

/* Espresso & Champagne: warm ivory, dark espresso, real gold and restrained terracotta. */
.kicker-light { color: rgba(255,249,240,.7); }
.brand-wordmark { border-left-color: rgba(255,249,240,.3); }
.brand-wordmark small, .hero-card span, .footer-brand .brand-wordmark small { color: rgba(255,249,240,.72); }
.desktop-nav a { color: rgba(255,249,240,.86); }
.hero { background: linear-gradient(135deg, #f7f0e3 0%, #f0e2ca 57%, #dde3d3 100%); }
.hero::before { top: -330px; left: -250px; width: 650px; height: 650px; border-radius: 43% 57% 62% 38% / 48% 43% 57% 52%; background: radial-gradient(circle at 60% 68%, rgba(201,163,92,.43), rgba(232,214,178,.12) 63%, transparent 64%); transform: rotate(-18deg); }
.hero::after { position: absolute; top: 0; right: 12%; bottom: 0; width: 1px; background: linear-gradient(transparent, rgba(43,27,22,.2) 20%, rgba(183,96,75,.42) 70%, transparent); content: ""; }
.hero-lede, .brief-copy p, .about-grid p, .awards-heading > p { color: var(--muted); }
.hero-signature small { color: var(--muted); }
.hero-image-frame { border: 5px solid rgba(255,249,240,.82); box-shadow: 18px 20px 0 rgba(43,27,22,.16); }
.hero-image-frame::after { background: linear-gradient(160deg, transparent 53%, rgba(36,23,19,.33)); }
.hero-stamp { color: var(--ink); box-shadow: 0 10px 22px rgba(36,23,19,.16); }
.hero-card { border-left: 5px solid var(--saffron); box-shadow: 0 18px 30px rgba(36,23,19,.22); }
.button-dark:hover { background: #3a251e; }
.market-search { border-top: 3px solid var(--saffron); box-shadow: 0 17px 40px rgba(36,23,19,.16); }
.market-search-row { background: rgba(36,23,19,.13); }
.market-tab, .listing-filter { color: var(--muted); }
.market-field input::placeholder { color: #8a7d70; }
.search-submit:hover { background: #974b3d; }
.section-heading > p, .live-listing-empty p, .field-notes-heading > p { color: var(--muted); }
.lane-commercial { background: #e9d8b7; }
.lane-business { background: #dde3d3; }
.lane-plaza { background: #eacdc0; }
.lane-card p, .property-body ul { color: var(--muted); }
.preview-note, .listing-index-footer p { color: var(--muted); }
.live-listing-card { border-color: rgba(36,23,19,.12); }
.live-listing-card:hover { box-shadow: 0 16px 30px rgba(36,23,19,.12); }
.live-listing--Residential .live-listing-banner { background: #dde3d3; color: #344236; }
.live-listing--Business .live-listing-banner { background: #e8cec0; color: #54372e; }
.live-listing--Commercial .live-listing-banner { background: #e8d9bb; color: #504128; }
.live-listing-facts { color: var(--muted); }
.commercial h2 em, .contact h2 em { color: var(--saffron); }
.commercial-heading > p { color: rgba(255,249,240,.72); }
.opportunity-card { background: var(--paper-bright); }
.opportunity-badge { background: #e8d1a4; color: #4b3512; }
.private-badge { background: var(--cedar); color: white; }
.opportunity-card > p, .opportunity-card dt { color: var(--muted); }
.commercial-disclaimer { color: rgba(255,249,240,.58); }
.private-brief { background: var(--mist); }
.sell-content > p:not(.kicker) { color: var(--muted); }
.sell-list span { color: var(--clay); }
.sell-list b { color: var(--ink); }
.about { background: #f1e4d0; }
.awards::after { border-color: rgba(36,23,19,.12); }
.awards-layout { border-color: rgba(36,23,19,.18); background: rgba(36,23,19,.18); }
.award-seal b { color: var(--saffron); }
.award-row { border-bottom-color: rgba(36,23,19,.13); }
.award-row:hover { background: #f3e5d0; }
.award-arrow { border-color: rgba(36,23,19,.3); color: var(--cedar); }
.featured-reel::after, .reel-card::after { background: linear-gradient(180deg, rgba(23,16,13,.04) 36%, rgba(23,16,13,.84) 100%); }
.social-channel-links a { color: var(--muted); }
.contact-copy > p:not(.kicker) { color: rgba(255,249,240,.75); }
.contact-form label { color: rgba(255,249,240,.7); }
.contact-form input, .contact-form select, .contact-form textarea { border-bottom-color: rgba(255,249,240,.33); }
.contact-form input::placeholder, .contact-form textarea::placeholder { color: rgba(255,249,240,.5); }
.contact-form input:focus, .contact-form select:focus, .contact-form textarea:focus { border-color: var(--saffron); }
.header-cta, .search-submit, .contact-form button { color: var(--ink); }
.site-footer { background: var(--twilight-deep); }
.site-footer p, .site-footer > a:last-child, .footer-social a { color: rgba(255,249,240,.7); }

/* Story-led editorial presentation: original, restrained, and built around Bal's own work. */
.site-header { background: var(--twilight-deep); }
.desktop-nav a, .results-menu summary { font-family: var(--mono); font-size: .63rem; letter-spacing: .055em; text-transform: uppercase; }
.header-cta { border-color: var(--saffron); background: var(--saffron); color: var(--ink); }
.header-cta:hover { border-color: var(--paper-bright); background: var(--paper-bright); color: var(--ink); }
.results-menu-panel { background: var(--twilight-deep); }
.hero { min-height: 720px; color: var(--paper-bright); background: var(--twilight-deep); }
.hero::before { top: -390px; left: -250px; width: 760px; height: 760px; border-radius: 50%; background: radial-gradient(circle at 62% 72%, rgba(201,163,92,.25), rgba(23,16,13,.02) 61%, transparent 62%); transform: none; }
.hero::after { right: 8%; background: linear-gradient(transparent, rgba(201,163,92,.56) 28%, rgba(201,163,92,.16) 74%, transparent); }
.hero-signature { color: var(--paper-bright); }
.hero-signature small, .hero-lede { color: rgba(255,249,240,.73); }
.hero-copy .kicker, .hero-note p { color: var(--saffron); }
.hero h1 em { color: var(--saffron); }
.hero-monogram { border-color: rgba(255,249,240,.72); background: transparent; color: var(--saffron); box-shadow: none; }
.hero-note span { color: var(--saffron); }
.hero-image-frame { border: 1px solid rgba(255,249,240,.48); box-shadow: 22px 22px 0 rgba(201,163,92,.18); }
.hero-image-frame::after { background: linear-gradient(180deg, rgba(23,16,13,.05), rgba(23,16,13,.42)); }
.hero-stamp { background: var(--saffron); color: var(--ink); box-shadow: 0 10px 22px rgba(0,0,0,.28); }
.hero-card { border-left: 4px solid var(--saffron); background: var(--paper-bright); color: var(--ink); box-shadow: 0 18px 30px rgba(0,0,0,.34); }
.hero-card span { color: var(--muted); }
.hero-actions .button-dark { background: var(--saffron); color: var(--ink); }
.hero-actions .button-dark:hover { background: var(--paper-bright); }
.hero-actions .inline-link { color: var(--paper-bright); }
.hero-instagram-link { display: inline-flex; align-items: center; gap: .5rem; min-height: 46px; padding: .62rem .78rem; border: 1px solid rgba(255,249,240,.5); color: var(--paper-bright); font-size: .76rem; font-weight: 700; transition: border-color .2s, background .2s, color .2s, transform .2s; }
.hero-instagram-link span { display: grid; width: 21px; height: 21px; place-items: center; border: 1px solid currentColor; border-radius: 50%; color: var(--saffron); font-size: .86rem; line-height: 1; }
.hero-instagram-link b { color: var(--saffron); font-size: .9rem; }
.hero-instagram-link:hover { border-color: var(--saffron); background: var(--saffron); color: var(--ink); transform: translateY(-2px); }
.hero-instagram-link:hover span, .hero-instagram-link:hover b { color: var(--ink); }
.market-search { border-top: 1px solid rgba(201,163,92,.9); box-shadow: 0 18px 45px rgba(0,0,0,.28); }
.market-tab.active { background: var(--twilight-deep); }
.search-submit { background: var(--twilight-deep); color: var(--paper-bright); }
.search-submit:hover { background: var(--cedar); }
.market-lanes { background: var(--paper-bright); }
.lane-residential, .lane-commercial, .lane-business, .lane-plaza { background: var(--paper-bright); }
.lane-card { border-top: 3px solid transparent; }
.lane-card:hover { border-top-color: var(--saffron); background: var(--twilight-deep); }
.lane-card:hover .lane-number { color: var(--saffron); }
.residential { background: var(--paper); }
.commercial { background: var(--twilight-deep); }
.opportunity-card { border-top: 3px solid var(--saffron); }
.private-brief { background: #e9dfd0; }
.about { background: var(--paper-bright); }
.awards { background: var(--paper); }
.sold { background: var(--twilight-deep); }

@media (max-width: 1080px) {
  .desktop-nav { gap: 1rem; }
  .header-cta { margin-left: 1rem; }
  .hero { gap: 3rem; }
  .residential-grid, .opportunity-grid, .live-listing-grid, .sold-grid { grid-template-columns: repeat(2, 1fr); }
  .lane-grid { grid-template-columns: repeat(2, 1fr); }
  .lane-card { min-height: 270px; }
  .private-brief { grid-template-columns: .3fr 1fr; }
  .brief-copy { grid-column: 2; }
}

@media (max-width: 1120px) and (min-width: 791px) {
  .desktop-nav, .header-instagram, .header-cta { display: none; }
  .menu-button { display: grid; width: 42px; height: 42px; place-content: center; gap: 6px; margin-left: auto; border: 0; background: transparent; }
  .menu-button span { width: 22px; height: 1px; background: white; transition: transform .2s; }
  .menu-button[aria-expanded="true"] span:first-child { transform: translateY(3.5px) rotate(45deg); }
  .menu-button[aria-expanded="true"] span:last-child { transform: translateY(-3.5px) rotate(-45deg); }
  .mobile-nav { position: absolute; top: 92px; right: 0; left: 0; z-index: 40; padding: .75rem 6vw 1.15rem; border-top: 1px solid rgba(255,255,255,.12); background: var(--cedar); box-shadow: 0 15px 22px rgba(0,0,0,.18); }
  .mobile-nav:not([hidden]) { display: grid; }
  .mobile-nav a { padding: .67rem 0; border-bottom: 1px solid rgba(255,255,255,.12); color: rgba(252,250,246,.88); font-size: .88rem; }
}

@media (max-width: 790px) {
  .header-inner { height: 78px; padding: 0 5vw; }
  .brand { min-width: 0; }
  .brand-mark { width: 50px; height: 50px; }
  .brand-wordmark { gap: .12rem; padding-left: .65rem; }
  .brand-wordmark strong { font-size: .78rem; }
  .desktop-nav, .header-instagram, .header-cta { display: none; }
  .menu-button { display: grid; width: 42px; height: 42px; place-content: center; gap: 6px; margin-left: auto; border: 0; background: transparent; }
  .menu-button span { width: 22px; height: 1px; background: white; transition: transform .2s; }
  .menu-button[aria-expanded="true"] span:first-child { transform: translateY(3.5px) rotate(45deg); }
  .menu-button[aria-expanded="true"] span:last-child { transform: translateY(-3.5px) rotate(-45deg); }
  .mobile-nav { position: absolute; top: 78px; right: 0; left: 0; z-index: 40; padding: .75rem 5vw 1.15rem; background: var(--cedar); border-top: 1px solid rgba(255,255,255,.12); box-shadow: 0 15px 22px rgba(0,0,0,.18); }
  .mobile-nav:not([hidden]) { display: grid; }
  .mobile-nav a { padding: .67rem 0; border-bottom: 1px solid rgba(255,255,255,.12); color: rgba(252,250,246,.88); font-size: .88rem; }
  .hero { grid-template-columns: 1fr; min-height: 0; padding: 4rem 5vw 7rem; }
  .hero-copy { max-width: 700px; }
  .hero-signature { margin-bottom: 1.6rem; }
  .hero-visual { min-height: 390px; width: min(560px, 92%); margin-left: auto; }
  .market-search-wrap { margin: -3.2rem 5vw 0; }
  .market-search-row { grid-template-columns: 1fr auto; }
  .market-keyword { grid-column: span 2; }
  .search-submit { min-width: 154px; }
  .section-pad { padding-right: 5vw; padding-left: 5vw; }
  .section-heading { align-items: flex-start; flex-direction: column; gap: 1rem; }
  .filter-set { justify-content: flex-start; }
  .listing-controls { justify-items: start; }
  .listing-index-footer { align-items: flex-start; flex-direction: column; gap: .8rem; }
  .private-brief { grid-template-columns: 1fr; gap: 1.2rem; }
  .brief-copy { grid-column: auto; }
  .sell { grid-template-columns: 1fr; }
  .sell-image { min-height: 380px; }
  .sell-content { padding: 4.5rem 8vw; }
  .about-grid { grid-template-columns: 1fr 1fr; gap: 2rem; }
  .about-grid > a { grid-column: span 2; }
  .awards-heading { align-items: flex-start; flex-direction: column; gap: 1rem; }
  .awards-layout { grid-template-columns: .78fr 1.22fr; }
  .award-row { grid-template-columns: 92px 1fr auto; }
  .sold-heading { align-items: flex-start; flex-direction: column; gap: 1rem; }
  .sold-footer { align-items: flex-start; flex-direction: column; gap: .8rem; }
  .field-notes-heading { align-items: flex-start; flex-direction: column; gap: 1rem; }
  .social-stage { grid-template-columns: minmax(205px, .7fr) minmax(0, 1.3fr); }
  .reel-rail { display: flex; overflow-x: auto; padding-bottom: .35rem; scroll-snap-type: x mandatory; scrollbar-width: thin; }
  .reel-card { flex: 0 0 min(250px, 60vw); scroll-snap-align: start; }
  .contact { grid-template-columns: 1fr; gap: 3rem; padding-right: 5vw; padding-left: 5vw; }
  .site-footer { grid-template-columns: 1fr auto; padding: 1.6rem 5vw; }
  .site-footer p { display: none; }
  .footer-social { grid-column: span 2; }
  .site-footer > a:last-child { align-self: center; }
}

@media (max-width: 520px) {
  h1 { font-size: clamp(3.25rem, 15vw, 4.6rem); }
  h2 { font-size: clamp(2.65rem, 12vw, 3.75rem); }
  .top-instagram-bar { gap: .34rem; padding-right: .55rem; padding-left: .55rem; font-size: .6rem; }
  .top-instagram-bar b { font-size: .65rem; }
  .brand-wordmark small { font-size: .44rem; }
  .hero { padding-top: 3.25rem; }
  .hero-lede { font-size: .95rem; }
  .hero-actions { align-items: flex-start; flex-direction: column; gap: 1rem; }
  .hero-note { margin-top: 3rem; }
  .hero-visual { min-height: 320px; width: 100%; }
  .hero-image-frame { right: 8%; }
  .hero-stamp { top: -1.3rem; width: 88px; height: 88px; }
  .hero-stamp span { font-size: 1.25rem; }
  .hero-card { right: 0; bottom: 1rem; min-width: 157px; padding: .85rem; }
  .market-search { padding: .6rem; }
  .market-search-row { grid-template-columns: 1fr; }
  .market-keyword { grid-column: auto; }
  .market-field { min-height: 58px; }
  .search-submit { min-height: 55px; width: 100%; }
  .lane-grid, .residential-grid, .opportunity-grid, .live-listing-grid, .sold-grid { grid-template-columns: 1fr; }
  .live-listing-card { min-height: 340px; grid-template-rows: 115px 1fr; }
  .lane-card { min-height: 238px; }
  .opportunity-bar { align-items: flex-start; flex-direction: column; }
  .opportunity-card { min-height: 300px; }
  .about-grid { grid-template-columns: 1fr; gap: 1.25rem; }
  .about-grid > a { grid-column: auto; }
  .awards-layout { grid-template-columns: 1fr; }
  .award-feature { min-height: 320px; }
  .award-row { grid-template-columns: 80px 1fr auto; padding: 1.15rem 1rem; }
  .award-row h3 { font-size: 1.1rem; }
  .social-stage { grid-template-columns: 1fr; }
  .featured-reel { min-height: 440px; max-width: 390px; }
  .reel-card { flex-basis: min(250px, 72vw); min-height: 350px; }
  .social-channel-links { gap: .45rem; }
  .social-channel-links a { padding: .55rem .6rem; font-size: .54rem; }
  .contact { padding-top: 5rem; padding-bottom: 5rem; }
  .site-footer { grid-template-columns: 1fr; gap: 1rem; }
  .footer-social { grid-column: auto; }
  .site-footer > a:last-child { justify-self: start; }
}

/* B.C. Marketplace refresh: search-first, operational, and distinct to Bal Dhaliwal. */
:root {
  --paper: #f1f6f6;
  --paper-bright: #ffffff;
  --sand: #dce9e7;
  --ink: #102a35;
  --cedar: #0e2733;
  --clay: #ce6d4e;
  --olive: #52756f;
  --mist: #d5e5e3;
  --muted: #556b74;
  --saffron: #f2b765;
  --twilight-deep: #0e2733;
  --line: rgba(16, 42, 53, .15);
}

.top-instagram-bar { background: var(--saffron); }
.site-header { background: var(--twilight-deep); }
.header-inner { height: 82px; }
.desktop-nav { gap: clamp(.85rem, 1.5vw, 1.65rem); }
.desktop-nav a, .results-menu summary { font-size: .6rem; }
.header-cta { border-radius: 999px; }

.hero {
  display: block;
  min-height: 510px;
  padding: clamp(4.75rem, 8vw, 7.25rem) 6vw 12.75rem;
  background:
    radial-gradient(circle at 50% 0%, rgba(63, 141, 151, .36), transparent 37%),
    linear-gradient(138deg, #0a2633 0%, #123e4c 57%, #164f55 100%);
  color: var(--paper-bright);
}
.hero::before { top: -370px; left: 50%; width: 760px; height: 760px; background: radial-gradient(circle, rgba(242, 183, 101, .15), rgba(242, 183, 101, 0) 67%); transform: translateX(-50%); }
.hero::after { right: 50%; height: 240px; opacity: .5; transform: translateX(50%); }
.hero-copy { max-width: 760px; margin: 0 auto; text-align: center; }
.hero-signature { justify-content: center; margin-bottom: 1.35rem; }
.hero-signature strong { letter-spacing: .16em; }
.hero-copy .kicker { justify-content: center; color: #c8e4df; }
.hero h1 { max-width: 700px; margin-right: auto; margin-left: auto; font-size: clamp(3.6rem, 7.2vw, 6.2rem); line-height: .91; }
.hero h1 em { color: var(--saffron); }
.hero-lede { max-width: 610px; margin: 1.35rem auto 1.9rem; color: rgba(255, 255, 255, .8); font-size: 1.03rem; }
.hero-actions { justify-content: center; }
.hero-actions .inline-link { color: rgba(255, 255, 255, .9); }
.hero-note { justify-content: center; margin-top: 2.3rem; }
.hero-note p { color: #c8e4df; text-align: left; }
.hero-visual { display: none; }

.market-search-wrap { z-index: 5; max-width: 1260px; margin: -11.25rem auto 0; padding: 0 6vw; }
.market-search { max-width: none; padding: 1rem; border: 0; border-radius: 18px; background: var(--paper-bright); box-shadow: 0 24px 60px rgba(3, 22, 29, .25); }
.market-tabs { gap: .35rem; padding: 0 0 .85rem; border-bottom: 1px solid var(--line); }
.market-tab { min-height: 39px; padding: .52rem .83rem; border: 1px solid transparent; border-radius: 999px; color: var(--muted); font-family: var(--sans); font-size: .76rem; font-weight: 700; letter-spacing: 0; text-transform: none; }
.market-tab:hover { color: var(--cedar); background: #edf5f4; }
.market-tab.active { background: var(--twilight-deep); color: var(--paper-bright); }
.market-search-row { grid-template-columns: minmax(0, 1.6fr) minmax(170px, .64fr) auto; gap: .65rem; margin-top: .85rem; background: transparent; }
.market-field { min-height: 68px; padding: .75rem .85rem; border: 1px solid var(--line); border-radius: 10px; background: #f7fbfb; }
.market-field:focus-within { border-color: #31868a; box-shadow: 0 0 0 3px rgba(49, 134, 138, .12); }
.field-label { color: var(--muted); }
.market-field input, .market-field select { color: var(--ink); font-size: .93rem; }
.search-submit { min-height: 68px; padding: 0 1.2rem; border-radius: 10px; background: var(--clay); color: white; font-size: .82rem; }
.search-submit:hover { background: #ad563d; }
.market-search-footer { display: flex; align-items: center; flex-wrap: wrap; gap: .7rem 1.1rem; padding: .9rem 1rem 0; color: rgba(255, 255, 255, .82); font-size: .72rem; }
.market-search-footer > span { color: #cae6e0; font-family: var(--mono); font-size: .58rem; letter-spacing: .08em; text-transform: uppercase; }
.market-city-chips { display: flex; flex-wrap: wrap; gap: .38rem; }
.market-city-chips button { min-height: 29px; padding: .3rem .58rem; border: 1px solid rgba(255, 255, 255, .3); border-radius: 999px; background: rgba(255, 255, 255, .08); color: white; font-family: var(--sans); font-size: .68rem; transition: background .2s, color .2s, border-color .2s; }
.market-city-chips button:hover { border-color: var(--saffron); background: var(--saffron); color: var(--ink); }
.market-search-footer > a { margin-left: auto; color: var(--saffron); font-family: var(--sans); font-size: .7rem; font-weight: 700; }
.market-search-footer > a:hover { color: white; }
.agent-highlight { padding: 1.5rem 6vw 2rem; background: var(--paper); }
.agent-highlight-recognition { max-width: 920px; margin: 0 auto; padding: 0 clamp(1.25rem, 3vw, 2rem); border: 1px solid rgba(8,52,71,.16); border-left: 3px solid var(--saffron); border-radius: 14px; background: var(--cedar); color: #fff; box-shadow: 0 8px 18px rgba(16,42,53,.08); list-style: none; }
.agent-highlight-recognition > li { margin: 0; padding: 1.25rem 0; font-size: 1rem; line-height: 1.6; }
.agent-highlight-recognition > li + li { border-top: 1px solid rgba(255,255,255,.2); }
.agent-highlight-recognition strong { color: var(--saffron); font-size: clamp(1rem, 1.7vw, 1.25rem); font-weight: 700; line-height: 1.5; }
.agent-highlight-ranking > strong { display: block; }
.agent-highlight-ranking small { display: block; margin-top: .35rem; color: #d5e3e8; font-size: .875rem; line-height: 1.6; }
.agent-highlight-top { display: flex; flex-wrap: wrap; align-items: baseline; gap: .25rem .5rem; }

.market-lanes { padding-top: clamp(4.4rem, 7vw, 7rem); background: var(--paper-bright); }
.lane-grid { gap: .9rem; border: 0; background: transparent; }
.lane-card { min-height: 250px; padding: 1.35rem; border: 1px solid var(--line); border-top: 4px solid transparent; border-radius: 14px; background: #f8fbfb; box-shadow: 0 8px 18px rgba(16, 42, 53, .04); }
.lane-residential, .lane-commercial, .lane-business, .lane-plaza { background: #f8fbfb; }
.lane-card:hover { border-top-color: var(--clay); background: var(--twilight-deep); box-shadow: 0 16px 28px rgba(16, 42, 53, .15); }
.lane-card:hover .lane-number { color: var(--saffron); }
.lane-card:hover .lane-type, .lane-card:hover h3, .lane-card:hover p, .lane-card:hover b { color: white; }
.lane-card:hover p { color: rgba(255, 255, 255, .73); }

.residential { background: var(--paper); }
.listing-heading { align-items: end; }
.listing-toolbar { display: flex; align-items: center; justify-content: space-between; gap: 1rem; margin: 1.35rem 0 1rem; padding: .84rem 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.listing-toolbar > p { margin: 0; color: var(--muted); font-size: .77rem; line-height: 1.45; }
.listing-toolbar-actions { display: flex; align-items: center; flex-wrap: wrap; justify-content: flex-end; gap: .7rem; }
.listing-toolbar label { display: inline-flex; align-items: center; gap: .45rem; color: var(--muted); font-family: var(--mono); font-size: .55rem; letter-spacing: .06em; text-transform: uppercase; }
.listing-toolbar select { min-height: 33px; padding: 0 .55rem; border: 1px solid var(--line); border-radius: 6px; background: var(--paper-bright); color: var(--ink); font-family: var(--sans); font-size: .72rem; letter-spacing: 0; text-transform: none; }
.results-map-link { display: inline-flex; align-items: center; min-height: 33px; padding: 0 .62rem; border: 1px solid #2b7377; border-radius: 6px; color: #1b6067; font-size: .69rem; font-weight: 700; }
.results-map-link:hover { background: #1b6067; color: white; }
.live-listing-grid { gap: 1.05rem; }
.live-listing-card { min-height: 375px; grid-template-rows: 124px 1fr; border: 1px solid var(--line); border-radius: 14px; box-shadow: 0 8px 16px rgba(16, 42, 53, .04); }
.live-listing-card:hover { box-shadow: 0 18px 34px rgba(16, 42, 53, .14); }
.live-listing-banner { padding: 1rem 1.05rem; }
.live-listing-body { padding: 1.05rem; }
.live-listing-location { color: #367277; }
.live-listing-actions { display: flex; align-items: center; justify-content: space-between; gap: .8rem; margin-top: auto; }
.live-listing-link { margin-top: 0; }
.save-button { display: inline-flex; align-items: center; gap: .3rem; min-height: 34px; padding: 0 .28rem; border: 0; background: transparent; color: var(--muted); font-family: var(--sans); font-size: .68rem; font-weight: 700; }
.save-button span { display: grid; width: 26px; height: 26px; place-items: center; border: 1px solid currentColor; border-radius: 50%; font-size: .92rem; }
.save-button small { font: inherit; }
.save-button:hover, .save-button.saved { color: var(--clay); }
.listing-index-footer { justify-content: center; margin-top: 1.8rem; }
.load-more-listings { min-height: 42px; padding: 0 .9rem; border: 1px solid var(--cedar); border-radius: 7px; background: var(--paper-bright); color: var(--cedar); font-family: var(--sans); font-size: .75rem; font-weight: 700; }
.load-more-listings:hover { background: var(--cedar); color: white; }

@media (max-width: 790px) {
  .header-inner { height: 78px; }
  .hero { min-height: 0; padding: 3.8rem 5vw 11.2rem; }
  .hero h1 { font-size: clamp(3rem, 13vw, 4.4rem); }
  .hero-signature { margin-bottom: 1.1rem; }
  .hero-note { margin-top: 1.8rem; }
  .market-search-wrap { margin-top: -9.6rem; padding: 0 5vw; }
  .market-search { padding: .75rem; border-radius: 14px; }
  .market-search-row { grid-template-columns: 1fr; }
  .market-field, .search-submit { min-height: 60px; }
  .market-search-footer { gap: .6rem .75rem; padding: .8rem .2rem 0; }
  .market-search-footer > a { width: 100%; margin-left: 0; }
  .market-lanes { padding-top: 4.1rem; }
  .listing-heading { align-items: flex-start; }
  .listing-toolbar { align-items: flex-start; flex-direction: column; }
  .listing-toolbar-actions { justify-content: flex-start; }
}

@media (max-width: 520px) {
  .hero { padding-top: 3.25rem; }
  .hero-lede { font-size: .93rem; }
  .market-tabs { gap: .25rem; }
  .market-tab { padding: .45rem .68rem; font-size: .7rem; }
  .market-search-footer > span { width: 100%; }
  .market-city-chips { gap: .3rem; }
  .market-city-chips button { font-size: .65rem; }
  .listing-toolbar-actions { align-items: flex-start; flex-direction: column; }
  .live-listing-actions { gap: .35rem; }
}

/* Property-finder concept: an original, information-first B.C. search surface. */
:root {
  --paper: #f4f8f8;
  --paper-bright: #ffffff;
  --sand: #d9eeea;
  --ink: #15313a;
  --cedar: #153b43;
  --clay: #dc6044;
  --olive: #47746f;
  --mist: #d7eeea;
  --muted: #59737a;
  --saffron: #e9b56d;
  --twilight-deep: #153b43;
  --line: rgba(21, 49, 58, .16);
}

main { display: flex; flex-direction: column; }
main > .hero { order: 1; }
main > .market-search-wrap { order: 2; }
main > .residential { order: 3; }
main > .market-lanes { order: 4; }
main > .awards { order: 5; }
main > .sold { order: 6; }
main > .commercial { order: 7; }
main > .private-brief { order: 8; }
main > .sell { order: 9; }
main > .about { order: 10; }
main > .field-notes { order: 11; }
main > .contact { order: 12; }

.hero {
  min-height: 420px;
  padding: clamp(3.8rem, 6vw, 5.6rem) 6vw 11.7rem;
  background:
    radial-gradient(circle at 52% 4%, rgba(201, 241, 230, .9), transparent 34%),
    linear-gradient(160deg, #eaf7f3 0%, #d5ece7 46%, #c8e6df 100%);
  color: var(--ink);
}
.hero::before { top: -400px; width: 840px; height: 840px; background: radial-gradient(circle, rgba(228, 96, 68, .14), rgba(228, 96, 68, 0) 66%); }
.hero::after { background: linear-gradient(transparent, rgba(21, 59, 67, .18) 20%, rgba(21, 59, 67, 0)); }
.hero-signature { color: var(--cedar); }
.hero-signature small { color: var(--muted); }
.hero-monogram { border-color: #5c9189; color: var(--cedar); }
.hero-copy .kicker { color: #2c716d; }
.hero h1 { max-width: 800px; color: var(--cedar); font-size: clamp(3rem, 5.8vw, 5.35rem); }
.hero h1 em { color: var(--clay); }
.hero-lede { max-width: 650px; color: var(--muted); }
.hero-actions .button-dark { background: var(--clay); color: white; }
.hero-actions .button-dark:hover { background: #b94934; color: white; }
.hero-actions .inline-link { color: var(--cedar); }
.hero-note span { color: var(--clay); }
.hero-note p { color: #41716d; }

.market-search-wrap { max-width: 1280px; margin-top: -8.7rem; }
.market-search { padding: 1.05rem; border: 1px solid rgba(21, 49, 58, .12); border-radius: 12px; box-shadow: 0 20px 45px rgba(20, 62, 67, .16); }
.market-tabs { padding-bottom: .75rem; }
.market-tab { border-radius: 7px; }
.market-tab.active { background: var(--cedar); }
.market-search-row { grid-template-columns: minmax(0, 1.72fr) minmax(170px, .62fr) auto; }
.market-field { min-height: 64px; border-radius: 7px; background: #fbfefe; }
.search-submit { min-height: 64px; border-radius: 7px; }
.market-search-footer { margin: .55rem .15rem 0; padding: .55rem 0 0; color: var(--muted); }
.market-search-footer > span { color: var(--muted); }
.market-city-chips button { border-color: rgba(21, 59, 67, .22); background: var(--paper-bright); color: var(--cedar); }
.market-city-chips button:hover { border-color: var(--clay); background: var(--clay); color: white; }
.market-search-footer > a { color: #1b6665; }
.market-search-footer > a:hover { color: var(--clay); }

.residential { padding-top: clamp(3.8rem, 6vw, 5.8rem); background: var(--paper); }
.marketplace-heading { display: flex; align-items: flex-end; justify-content: space-between; gap: 2rem; margin-bottom: 1.75rem; }
.marketplace-heading > p { max-width: 410px; margin: 0; color: var(--muted); line-height: 1.6; }
.listing-workspace { display: grid; grid-template-columns: minmax(215px, 250px) minmax(0, 1fr); align-items: start; gap: 1.15rem; }
.listing-filter-panel { position: sticky; top: 100px; display: grid; gap: 1.05rem; padding: 1rem; border: 1px solid var(--line); border-radius: 12px; background: var(--paper-bright); box-shadow: 0 8px 18px rgba(21, 49, 58, .05); }
.filter-panel-group { display: grid; gap: .6rem; padding-bottom: 1rem; border-bottom: 1px solid var(--line); }
.filter-panel-label { color: var(--muted); font-family: var(--mono); font-size: .55rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; }
.filter-panel-options { display: grid; gap: .32rem; }
.listing-filter { justify-content: flex-start; width: 100%; min-height: 35px; padding: 0 .6rem; border: 1px solid transparent; border-radius: 6px; background: transparent; color: var(--cedar); font-family: var(--sans); font-size: .76rem; font-weight: 600; text-align: left; }
.listing-filter:hover { border-color: rgba(21, 59, 67, .17); background: #eff8f5; }
.listing-filter.active { background: var(--cedar); color: white; }
.filter-panel-cities { display: flex; flex-wrap: wrap; gap: .36rem; }
.filter-panel-cities button { min-height: 28px; padding: .25rem .52rem; border: 1px solid rgba(21, 59, 67, .2); border-radius: 999px; background: white; color: #255e5e; font-family: var(--sans); font-size: .68rem; }
.filter-panel-cities button:hover { border-color: var(--clay); background: #fff2ed; color: #a84430; }
.filter-reset { justify-self: start; padding: .25rem 0; border: 0; background: transparent; color: #36716e; font-family: var(--sans); font-size: .72rem; font-weight: 700; text-decoration: underline; text-underline-offset: .18em; }
.filter-reset:hover { color: var(--clay); }
.official-map-card { position: relative; display: grid; gap: .65rem; overflow: hidden; min-height: 174px; padding: 1rem; border-radius: 9px; background: linear-gradient(145deg, #163f47, #1f6664); color: white; }
.official-map-card::after { position: absolute; inset: auto -35px -65px auto; width: 156px; height: 156px; border: 1px solid rgba(255, 255, 255, .28); border-radius: 50%; content: ""; }
.official-map-card span { position: relative; z-index: 1; color: #c6ece5; font-family: var(--mono); font-size: .5rem; letter-spacing: .07em; text-transform: uppercase; }
.official-map-card strong { position: relative; z-index: 1; max-width: 174px; font-family: var(--serif); font-size: 1.23rem; font-weight: 600; line-height: 1.04; letter-spacing: -.035em; }
.official-map-card b { position: relative; z-index: 1; font-size: 1rem; }
.official-map-card:hover { background: linear-gradient(145deg, #1b5960, #dc6044); }
.listing-results-surface { min-width: 0; }
.listing-toolbar { margin-top: 0; background: transparent; }
.live-listing-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.live-listing-card { min-height: 360px; border-radius: 10px; }
.live-listing-banner { min-height: 116px; }
.listing-index-footer { justify-content: space-between; }

@media (max-width: 980px) {
  .listing-workspace { grid-template-columns: 1fr; }
  .listing-filter-panel { position: static; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); align-items: start; }
  .filter-panel-group { min-height: 100%; }
  .filter-reset { grid-column: 1; }
  .official-map-card { grid-column: 2; grid-row: 2; min-height: 100px; }
}

@media (max-width: 790px) {
  .hero { padding-bottom: 10rem; }
  .market-search-wrap { margin-top: -7.6rem; }
  .marketplace-heading { align-items: flex-start; flex-direction: column; gap: .75rem; }
  .marketplace-heading > p { max-width: 580px; }
  .listing-filter-panel { grid-template-columns: 1fr; }
  .filter-panel-group { min-height: auto; }
  .filter-reset, .official-map-card { grid-column: auto; grid-row: auto; }
  .live-listing-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}

@media (max-width: 520px) {
  .hero { padding-top: 3rem; padding-bottom: 9.5rem; }
  .hero h1 { font-size: clamp(2.75rem, 12.5vw, 3.7rem); }
  .market-search-wrap { margin-top: -7.1rem; }
  .market-search-footer { align-items: flex-start; flex-direction: column; }
  .listing-filter-panel { padding: .85rem; }
  .live-listing-grid { grid-template-columns: 1fr; }
  .listing-index-footer { align-items: flex-start; flex-direction: column; }
}

/* Quiet property finder: one clear job per area, with detail on demand. */
.header-inner { height: 76px; }
.desktop-nav { gap: 1.4rem; }
.desktop-nav a { font-family: var(--sans); font-size: .75rem; font-weight: 600; letter-spacing: 0; text-transform: none; }

.hero { min-height: 345px; padding: 3.8rem 6vw 10.4rem; }
.hero-copy { max-width: 720px; }
.hero-copy .kicker { margin-bottom: .85rem; }
.hero h1 { margin-bottom: .95rem; font-size: clamp(3rem, 5.4vw, 4.85rem); }
.hero-lede { margin: 0 auto; font-size: 1rem; }
.hero-note { display: inline-flex; align-items: center; justify-content: center; gap: .45rem; margin: 1.25rem 0 0; color: #47716e; font-family: var(--sans); font-size: .79rem; letter-spacing: 0; text-transform: none; }
.hero-note span { color: var(--clay); font-family: var(--sans); font-size: .95rem; }

.market-search-wrap { margin-top: -6.75rem; }
.market-search { padding: .85rem; border-radius: 14px; }
.market-tabs { gap: .25rem; padding-bottom: .65rem; }
.market-tab { min-height: 35px; padding: .4rem .68rem; font-size: .72rem; }
.market-search-row { grid-template-columns: minmax(0, 1.75fr) minmax(155px, .62fr) auto; gap: .5rem; margin-top: .65rem; }
.market-field, .search-submit { min-height: 58px; }
.market-field { padding: .63rem .75rem; }
.search-submit { padding: 0 1rem; font-size: .78rem; }
.market-search-footer { justify-content: center; margin-top: .45rem; padding-top: .45rem; }
.market-search-footer > span { display: none; }
.market-search-footer > a { display: none; }
.market-city-chips { justify-content: center; }

.residential { padding-top: 3.75rem; }
.marketplace-heading { align-items: center; gap: 1.5rem; margin-bottom: 1.1rem; }
.marketplace-heading h2 { font-size: clamp(2.2rem, 4vw, 3.5rem); }
.marketplace-heading > p { max-width: 390px; font-size: .88rem; }
.listing-workspace { display: block; }
.listing-filter-panel { position: static; display: flex; align-items: center; flex-wrap: wrap; gap: .65rem; padding: 0 0 1rem; border: 0; border-bottom: 1px solid var(--line); border-radius: 0; background: transparent; box-shadow: none; }
.filter-panel-group { display: flex; align-items: center; gap: .6rem; padding: 0; border: 0; }
.filter-panel-label { flex: 0 0 auto; color: var(--muted); font-size: .58rem; }
.filter-panel-options { display: flex; flex-wrap: wrap; gap: .35rem; }
.listing-filter { width: auto; min-height: 32px; padding: 0 .62rem; border: 1px solid rgba(21, 59, 67, .18); border-radius: 999px; background: white; color: var(--cedar); font-size: .7rem; white-space: nowrap; }
.listing-filter:hover { border-color: #36716e; background: #f0f8f6; }
.listing-filter.active { border-color: var(--cedar); background: var(--cedar); color: white; }
.filter-reset { min-height: 32px; padding: 0 .25rem; color: var(--muted); font-size: .68rem; text-decoration: none; }
.filter-reset:hover { color: var(--clay); }
.official-map-card { display: inline-flex; align-items: center; gap: .4rem; min-height: 32px; min-width: 0; padding: 0 .68rem; border: 1px solid #1d6a67; border-radius: 999px; background: white; color: #1d6a67; }
.official-map-card::after { display: none; }
.official-map-card span { color: inherit; font-family: var(--sans); font-size: .85rem; letter-spacing: 0; text-transform: none; }
.official-map-card strong { max-width: none; color: inherit; font-family: var(--sans); font-size: .7rem; font-weight: 700; line-height: 1; letter-spacing: 0; }
.official-map-card b { color: inherit; font-size: .8rem; }
.official-map-card:hover { border-color: var(--cedar); background: var(--cedar); color: white; }
.listing-results-surface { margin-top: 0; }
.listing-toolbar { margin: 0; padding: .85rem 0; }
.listing-toolbar > p { font-size: .73rem; }
.listing-toolbar-actions { gap: .5rem; }
.listing-toolbar label { font-size: .58rem; }
.listing-toolbar select { min-height: 32px; }
.saved-listings-toggle { min-height: 32px; padding: 0 .65rem; border: 1px solid rgba(21, 59, 67, .22); border-radius: 7px; background: white; color: var(--cedar); font-family: var(--sans); font-size: .69rem; font-weight: 700; }
.saved-listings-toggle:hover, .saved-listings-toggle.active { border-color: var(--clay); background: #fff1ec; color: #ae452f; }
.live-listing-grid { grid-template-columns: repeat(3, minmax(0, 1fr)); gap: .8rem; }
.live-listing-card { min-height: 335px; border-radius: 10px; }
.live-listing-banner { min-height: 102px; padding: .85rem; }
.live-listing-body { padding: .9rem; }
.live-listing-body h3 { font-size: 1.28rem; }
.live-listing-facts { margin-bottom: .7rem; padding: .58rem 0; }
.listing-index-footer { justify-content: center; margin-top: 1.2rem; }

.market-lanes { padding-top: 3.6rem; padding-bottom: 3.6rem; }
.lane-card { min-height: 205px; padding: 1.1rem; }
.lane-card h3 { font-size: 1.5rem; }

@media (max-width: 980px) {
  .live-listing-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}

@media (max-width: 790px) {
  .hero { min-height: 0; padding-top: 3.2rem; padding-bottom: 9.2rem; }
  .market-search-wrap { margin-top: -5.6rem; }
  .market-search-row { grid-template-columns: 1fr; }
  .market-field, .search-submit { min-height: 56px; }
  .marketplace-heading { align-items: flex-start; flex-direction: column; gap: .55rem; }
  .listing-filter-panel { align-items: flex-start; flex-direction: column; }
  .filter-panel-group { align-items: flex-start; flex-direction: column; gap: .42rem; }
  .filter-panel-options { flex-wrap: nowrap; max-width: 100%; overflow-x: auto; padding-bottom: .15rem; }
  .listing-toolbar { align-items: flex-start; flex-direction: column; gap: .65rem; }
  .listing-toolbar-actions { justify-content: flex-start; }
}

@media (max-width: 520px) {
  .hero h1 { font-size: clamp(2.7rem, 12vw, 3.6rem); }
  .hero-note { align-items: flex-start; justify-content: flex-start; text-align: left; }
  .market-search-wrap { margin-top: -5rem; }
  .market-city-chips { justify-content: flex-start; }
  .live-listing-grid { grid-template-columns: 1fr; }
}

/* Coastline monogram keeps the brand legible at compact header sizes. */
@media (max-width: 790px) {
  .brand-mark { width: 64px; height: 48px; }
}

@media (max-width: 520px) {
  .brand-mark { width: 58px; height: 45px; }
  .brand-wordmark { padding-left: .55rem; }
}

/* A quiet proof point in the hero leads to the full awards section. */
.hero { isolation: isolate; }
.hero-copy { z-index: 2; }
.hero-awards-watermark {
  position: absolute;
  z-index: 1;
  top: 1.8rem;
  right: clamp(1.5rem, 6vw, 6rem);
  display: grid;
  gap: .32rem;
  max-width: 225px;
  padding: .9rem 1rem;
  border: 1px solid rgba(21, 59, 67, .24);
  background: rgba(255,255,255,.14);
  color: #245d5d;
  font-family: var(--mono);
  text-decoration: none;
  backdrop-filter: blur(2px);
  transition: background .2s, border-color .2s, transform .2s;
}
.hero-awards-watermark > span { color: #397671; font-size: .5rem; letter-spacing: .075em; text-transform: uppercase; }
.hero-awards-watermark strong { font-family: var(--sans); font-size: .68rem; font-weight: 700; letter-spacing: 0; line-height: 1.25; }
.hero-awards-watermark small { margin-top: .12rem; color: #397671; font-family: var(--sans); font-size: .62rem; font-weight: 700; }
.hero-awards-watermark small b { margin-left: .25rem; color: var(--clay); font-size: .78rem; }
.hero-awards-watermark:hover { border-color: rgba(21, 59, 67, .42); background: rgba(255,255,255,.32); transform: translateY(-2px); }
.hero-awards-watermark:focus-visible { outline: 3px solid var(--clay); outline-offset: 4px; }

.medallion-recognition {
  position: relative;
  z-index: 1;
  display: grid;
  gap: .34rem;
  margin: 0 0 1.35rem;
  padding: 1.15rem 1.25rem 1.2rem;
  border-left: 4px solid var(--saffron);
  background: var(--twilight-deep);
  color: var(--paper-bright);
}
.medallion-recognition > span { color: rgba(255,249,240,.68); font-family: var(--mono); font-size: .55rem; letter-spacing: .075em; text-transform: uppercase; }
.medallion-recognition h3 { margin: 0; font-family: var(--serif); font-size: clamp(1.3rem, 2.4vw, 1.85rem); font-weight: 600; letter-spacing: -.035em; line-height: 1.1; }
.medallion-recognition h3 em { color: var(--saffron); font-style: normal; }
.medallion-recognition p { margin: .05rem 0 0; color: rgba(255,249,240,.82); font-family: var(--sans); font-size: .78rem; font-weight: 700; }

/* Official certificates stay readable as a compact, newest-first collection. */
.awards-gallery-intro {
  position: relative;
  z-index: 1;
  margin: 0 0 .9rem;
  color: var(--muted);
  font-family: var(--mono);
  font-size: .58rem;
  letter-spacing: .06em;
  text-transform: uppercase;
}
.awards-gallery {
  position: relative;
  z-index: 1;
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: .9rem;
  margin: 0;
  padding: 0;
  list-style: none;
}
.awards-gallery > li { min-width: 0; }
.award-card {
  display: block;
  height: 100%;
  overflow: hidden;
  border: 1px solid rgba(21,59,67,.18);
  background: var(--paper-bright);
  box-shadow: 0 10px 22px rgba(21,49,58,.08);
  color: var(--ink);
  text-decoration: none;
  transition: border-color .22s ease, box-shadow .22s ease, transform .22s ease;
}
.award-card:hover { border-color: var(--saffron); box-shadow: 0 16px 30px rgba(21,49,58,.14); transform: translateY(-4px); }
.award-card:focus-visible { outline: 3px solid var(--clay); outline-offset: 4px; }
.award-card-media {
  display: grid;
  aspect-ratio: 4 / 5;
  place-items: center;
  padding: .48rem;
  background: #f7f4ee;
}
.award-card-media img { display: block; width: 100%; height: 100%; object-fit: contain; }
.award-card-featured .award-card { border-color: rgba(201,163,92,.78); }
.award-card-featured .award-card-media { background: #171515; }
.award-card-copy { display: grid; gap: .42rem; padding: .85rem .9rem .9rem; }
.award-card-date { color: var(--olive); font-family: var(--mono); font-size: .5rem; font-weight: 700; letter-spacing: .06em; line-height: 1.35; text-transform: uppercase; }
.award-card-copy strong { min-height: 2.3em; font-family: var(--serif); font-size: clamp(1rem, 1.45vw, 1.32rem); font-weight: 600; letter-spacing: -.035em; line-height: 1.06; }
.award-card-copy small { color: var(--muted); font-family: var(--sans); font-size: .64rem; font-weight: 700; }
.award-card-copy small b { margin-left: .15rem; color: var(--clay); font-size: .85rem; }

.contact-details {
  display: grid;
  gap: .35rem;
  max-width: 360px;
  margin-top: 1.6rem;
  padding-top: 1.1rem;
  border-top: 1px solid rgba(255,249,240,.26);
}
.contact-details span, .contact-details small { color: rgba(255,249,240,.68); font-family: var(--mono); font-size: .59rem; letter-spacing: .055em; text-transform: uppercase; }
.contact-details a { width: fit-content; color: var(--paper-bright); font-family: var(--sans); font-size: .9rem; font-weight: 700; text-decoration: none; }
.contact-details a:hover { color: var(--saffron); }
.contact-details a:focus-visible { outline: 2px solid var(--saffron); outline-offset: 4px; }

@media (max-width: 790px) {
  .hero-awards-watermark { display: none; }
  .sold-collection-head { align-items: flex-start; flex-direction: column; gap: .75rem; }
  .sold-collection-head > p { margin: 0; }
  .awards-gallery { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}

@media (max-width: 520px) {
  .medallion-recognition { padding: 1rem; }
  .awards-gallery { grid-template-columns: minmax(0, 320px); justify-content: center; }
  .contact-details a { font-size: .83rem; }
}

/* Keep the core search paths and contact route visible in the header at every screen size. */
.mobile-market-tabs {
  display: grid;
  grid-template-columns: repeat(5, minmax(0, 1fr));
  gap: .34rem;
  padding: .5rem 5vw .58rem;
  border-top: 1px solid rgba(255,255,255,.12);
  border-bottom: 1px solid rgba(255,255,255,.1);
  background: var(--twilight-deep);
}
.header-market-tab, .header-contact-tab {
  display: grid;
  place-items: center;
  min-width: 0;
  min-height: 34px;
  padding: .38rem .24rem;
  border: 1px solid transparent;
  border-radius: 7px;
  background: transparent;
  color: rgba(255,249,240,.76);
  font-family: var(--sans);
  font-size: .69rem;
  font-weight: 700;
  line-height: 1;
  text-decoration: none;
  white-space: nowrap;
}
.header-market-tab:hover, .header-contact-tab:hover { background: rgba(255,255,255,.1); color: var(--paper-bright); }
.header-market-tab.active { border-color: rgba(255,249,240,.16); background: var(--paper-bright); color: var(--cedar); }
.header-market-tab:focus-visible, .header-contact-tab:focus-visible { outline: 2px solid var(--saffron); outline-offset: 2px; }

@media (max-width: 1120px) {
  .mobile-nav { top: 129px; }
}

@media (max-width: 520px) {
  .mobile-market-tabs { gap: .22rem; padding-right: 4vw; padding-left: 4vw; }
  .header-market-tab, .header-contact-tab { font-size: .59rem; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { scroll-behavior: auto !important; transition-duration: .01ms !important; animation-duration: .01ms !important; animation-iteration-count: 1 !important; }
}

/* 2026 real-estate direction: clean coastal blues, authentic property imagery, and stronger architectural contrast. */
:root {
  --paper: #eef5f6;
  --paper-bright: #ffffff;
  --sand: #d7e7eb;
  --ink: #092736;
  --cedar: #073447;
  --clay: #d96846;
  --olive: #28747e;
  --mist: #dcecf0;
  --muted: #587078;
  --saffron: #e5ae58;
  --twilight-deep: #061e2a;
  --line: rgba(9, 39, 54, .16);
}

body { background: var(--paper); }
.site-header { background: rgba(6, 31, 43, .98); box-shadow: 0 1px 0 rgba(255,255,255,.08); }
.header-inner { height: 84px; border-bottom-color: rgba(255,255,255,.11); }
.brand-wordmark small { color: rgba(238,245,246,.7); }
.desktop-nav a { color: rgba(238,245,246,.82); }
.desktop-nav a:hover { color: #fff; }
.header-cta { border-color: var(--saffron); background: var(--saffron); color: #092736; }
.header-cta:hover { border-color: #fff; background: #fff; color: var(--cedar); }

.hero.real-estate-hero {
  display: block;
  min-height: clamp(640px, 75vw, 770px);
  padding: clamp(5.1rem, 10vw, 8.6rem) 6vw clamp(8rem, 13vw, 11.2rem);
  background: #082e40;
  color: #fff;
  isolation: isolate;
}
.hero.real-estate-hero::before { display: none; }
.hero-backdrop { position: absolute; z-index: -3; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center; }
.hero-overlay { position: absolute; z-index: -2; inset: 0; background: linear-gradient(90deg, rgba(4,26,37,.94) 0%, rgba(4,26,37,.78) 39%, rgba(4,26,37,.26) 70%, rgba(4,26,37,.22) 100%), linear-gradient(0deg, rgba(4,26,37,.56) 0%, transparent 40%); }
.hero.real-estate-hero .hero-copy { max-width: 625px; color: #fff; }
.hero-kicker { margin: 0 0 1.25rem; color: rgba(255,255,255,.78); font-family: var(--mono); font-size: .69rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.hero.real-estate-hero h1 { max-width: 650px; color: #fff; font-size: clamp(4.05rem, 7.7vw, 8.4rem); line-height: .9; text-shadow: 0 3px 30px rgba(0,0,0,.16); }
.hero.real-estate-hero h1 em { color: var(--saffron); }
.hero.real-estate-hero .hero-lede { max-width: 550px; margin: 1.75rem 0 2rem; color: rgba(255,255,255,.89); font-size: clamp(1rem, 1.45vw, 1.18rem); line-height: 1.62; }
.hero.real-estate-hero .hero-actions { display: flex; align-items: center; flex-wrap: wrap; gap: .8rem; }
.button-primary { border-color: var(--saffron); background: var(--saffron); color: #092736; }
.button-primary:hover { border-color: #fff; background: #fff; color: #092736; }
.button-ghost { border-color: rgba(255,255,255,.5); background: rgba(5,31,42,.17); color: #fff; backdrop-filter: blur(4px); }
.button-ghost:hover { border-color: #fff; background: rgba(255,255,255,.12); color: #fff; }
.hero.real-estate-hero .hero-note { margin-top: 2.7rem; color: rgba(255,255,255,.78); font-family: var(--mono); font-size: .64rem; letter-spacing: .07em; text-transform: uppercase; }
.hero.real-estate-hero .hero-note span { color: var(--saffron); font-size: .63rem; }
.hero.real-estate-hero .hero-awards-watermark { top: auto; right: 6vw; bottom: 14.4rem; z-index: 2; max-width: 242px; border-color: rgba(255,255,255,.24); background: rgba(5,31,42,.62); color: #fff; box-shadow: 0 18px 35px rgba(0,0,0,.14); backdrop-filter: blur(10px); }
.hero.real-estate-hero .hero-awards-watermark > span, .hero.real-estate-hero .hero-awards-watermark small { color: rgba(255,255,255,.7); }
.hero.real-estate-hero .hero-awards-watermark small b { color: var(--saffron); }
.hero.real-estate-hero .hero-awards-watermark:hover { border-color: rgba(255,255,255,.7); background: rgba(5,31,42,.83); }
.hero-property-chip { position: absolute; z-index: 1; right: 6vw; bottom: 8rem; display: grid; gap: .37rem; min-width: 255px; padding: .9rem 1rem; border-left: 2px solid var(--saffron); background: rgba(5,31,42,.72); color: #fff; box-shadow: 0 12px 24px rgba(0,0,0,.1); backdrop-filter: blur(8px); }
.hero-property-chip span { color: rgba(255,255,255,.67); font-family: var(--mono); font-size: .54rem; letter-spacing: .07em; text-transform: uppercase; }
.hero-property-chip strong { font-family: var(--serif); font-size: 1.12rem; font-weight: 600; letter-spacing: -.03em; line-height: 1.08; }

.market-search-wrap { margin-top: -3.55rem; }
.market-search { padding: .85rem; border: 1px solid rgba(8,52,71,.16); background: #fff; box-shadow: 0 20px 48px rgba(4,31,42,.2); }
.market-tab.active { background: var(--cedar); }
.market-field:focus-within { outline-color: var(--saffron); }
.search-submit { background: var(--cedar); }
.search-submit:hover { background: #0e586d; }
.market-search-footer { border-top-color: rgba(8,52,71,.14); }
.market-search-footer > span, .market-search-footer > a { color: var(--olive); }
.market-city-chips button { border-color: rgba(8,52,71,.18); color: var(--cedar); }
.market-city-chips button:hover { border-color: var(--cedar); background: var(--cedar); color: #fff; }

.market-lanes { background: #f5f9fa; }
.section-heading > p { color: #526a72; }
.lane-grid { grid-template-columns: 1.28fr 1.28fr .85fr .85fr; gap: 1rem; border: 0; background: transparent; }
.lane-card { min-height: 370px; padding: 1.45rem; border: 1px solid rgba(8,52,71,.15); background: #fff; box-shadow: 0 10px 25px rgba(8,52,71,.07); }
.lane-card::after { width: 210px; height: 210px; }
.lane-card:hover { background: var(--cedar); color: #fff; box-shadow: 0 18px 34px rgba(8,52,71,.2); }
.lane-card-photo { color: #fff; }
.lane-card-image { position: absolute; z-index: 0; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform .55s ease; }
.lane-card:hover .lane-card-image { transform: scale(1.05); }
.lane-card-shade { position: absolute; z-index: 0; inset: 0; background: linear-gradient(0deg, rgba(4,28,40,.9) 0%, rgba(4,28,40,.32) 72%); transition: background .25s ease; }
.lane-card-photo:hover .lane-card-shade { background: linear-gradient(0deg, rgba(4,28,40,.94) 0%, rgba(4,28,40,.45) 100%); }
.lane-card > :not(.lane-card-image):not(.lane-card-shade) { position: relative; z-index: 1; }
.lane-card-photo .lane-number, .lane-card-photo .lane-type, .lane-card-photo p { color: rgba(255,255,255,.76); }
.lane-card-photo h3 { color: #fff; }
.lane-card-photo .lane-number { color: var(--saffron); }
.lane-card-photo:hover p, .lane-card-photo:hover .lane-type { color: rgba(255,255,255,.78); }
.lane-commercial { background: #0d5266; }
.lane-business { background: #e7f0f2; }
.lane-plaza { background: #d7e4e6; }
.lane-business:hover, .lane-plaza:hover { background: #0a4659; }
.lane-number { color: var(--clay); }
.lane-type { color: var(--olive); }
.lane-card p { color: #587078; }
.lane-card:hover p, .lane-card:hover .lane-type { color: rgba(255,255,255,.78); }

.residential { background: #fff; }
.commercial { background: #072c3d; }
.sold { background: #082b3a; }
.about { background: #dfecef; }
.site-footer { background: #061e2a; }

@media (max-width: 1080px) {
  .lane-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .lane-card { min-height: 310px; }
}

@media (max-width: 790px) {
  .header-inner { height: 76px; }
  .hero.real-estate-hero { min-height: 675px; padding: 4.8rem 6vw 10.7rem; }
  .hero-overlay { background: linear-gradient(90deg, rgba(4,26,37,.91) 0%, rgba(4,26,37,.56) 100%), linear-gradient(0deg, rgba(4,26,37,.66) 0%, transparent 52%); }
  .hero.real-estate-hero h1 { font-size: clamp(3.5rem, 12vw, 5.1rem); }
  .hero.real-estate-hero .hero-awards-watermark { display: none; }
  .hero-property-chip { right: 6vw; bottom: 2rem; left: 6vw; min-width: 0; }
  .market-search-wrap { margin-top: -5rem; }
}

@media (max-width: 620px) {
  .hero.real-estate-hero { min-height: 650px; padding-right: 5vw; padding-left: 5vw; }
  .hero.real-estate-hero .hero-lede { font-size: 1rem; }
  .hero.real-estate-hero .hero-actions { align-items: stretch; flex-direction: column; max-width: 260px; }
  .hero.real-estate-hero .button { width: 100%; }
  .hero-property-chip { right: 5vw; left: 5vw; }
  .market-search-wrap { margin-right: 5vw; margin-left: 5vw; }
  .lane-grid { grid-template-columns: 1fr; }
  .lane-card { min-height: 290px; }
}

/* Fuller laptop canvas: more room for real property imagery and the proof point. */
@media (min-width: 791px) {
  :root { --desktop-gutter: clamp(1.5rem, 3vw, 4rem); }

  .header-inner { padding-right: var(--desktop-gutter); padding-left: var(--desktop-gutter); }
  .section-pad, .contact { padding-right: var(--desktop-gutter); padding-left: var(--desktop-gutter); }
  .site-footer { padding-right: var(--desktop-gutter); padding-left: var(--desktop-gutter); }
  .hero.real-estate-hero { padding-right: var(--desktop-gutter); padding-left: var(--desktop-gutter); }
  .market-search-wrap { width: 100%; max-width: none; margin-right: auto; margin-left: auto; padding-right: var(--desktop-gutter); padding-left: var(--desktop-gutter); }
  .hero.real-estate-hero .hero-awards-watermark { right: var(--desktop-gutter); bottom: clamp(17.5rem, 20vw, 21.5rem); max-width: 270px; }
  .hero-property-chip { right: var(--desktop-gutter); }
}

/* Keep the opening promise on one confident line and put the proof point in view. */
@media (min-width: 791px) {
  .hero.real-estate-hero .hero-copy {
    max-width: min(1050px, calc(100% - 350px));
    margin: 0;
    text-align: left;
  }

  .hero.real-estate-hero h1 {
    max-width: none;
    margin: 0;
    font-size: clamp(3.15rem, 5.15vw, 6.1rem);
    line-height: .95;
    white-space: nowrap;
  }

  .hero.real-estate-hero .hero-awards-watermark {
    top: clamp(2rem, 4.25vw, 4.8rem);
    right: var(--desktop-gutter);
    bottom: auto;
    z-index: 3;
    width: min(300px, 23vw);
    max-width: 300px;
    padding: 1.05rem 1.15rem;
    border: 1px solid rgba(255,255,255,.34);
    border-left: 3px solid var(--saffron);
    background: rgba(5,31,42,.88);
    box-shadow: 0 18px 38px rgba(0,0,0,.28);
  }

  .hero.real-estate-hero .hero-awards-watermark > span { font-size: .54rem; }
  .hero.real-estate-hero .hero-awards-watermark strong { font-size: .76rem; }
  .hero.real-estate-hero .hero-awards-watermark small { font-size: .66rem; }
}

@media (min-width: 791px) and (max-width: 1100px) {
  .hero.real-estate-hero .hero-copy { max-width: calc(100% - 290px); }
  .hero.real-estate-hero h1 { font-size: clamp(3rem, 5.4vw, 4.3rem); }
  .hero.real-estate-hero .hero-awards-watermark { width: 230px; }
}

@media (max-width: 790px) {
  .hero.real-estate-hero h1 { white-space: normal; }
}