/* ============================================================
   EverGreen — real estate landing page
   ============================================================ */

:root{
  --bg:#e9e9e3;
  --white:#fff;
  --soft:#f3f3ef;
  --soft-2:#eeeee8;
  --ink:#0f1712;
  --ink-2:#1b241d;
  --muted:#7c837b;
  --muted-2:#9aa098;
  --line:#e7e7e0;
  --accent:#8fdc46;
  --accent-dark:#7bc93a;
  --radius:18px;
  --radius-lg:26px;
  --container:1400px;
  --ease:cubic-bezier(.22,.61,.36,1);
}

*,*::before,*::after{box-sizing:border-box}

html{scroll-behavior:smooth}

body{
  margin:0;
  background:var(--white);
  color:var(--ink);
  font-family:'Inter',system-ui,-apple-system,'Segoe UI',sans-serif;
  font-size:14px;
  line-height:1.6;
  -webkit-font-smoothing:antialiased;
}

img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
button{font:inherit;color:inherit;cursor:pointer;border:0;background:none}
h1,h2,h3{margin:0;font-family:'Outfit',system-ui,sans-serif;font-weight:400;letter-spacing:-.025em}
p{margin:0}

.shell{
  background:var(--white);
  overflow:hidden;
  position:relative;
}

.container{
  width:100%;
  max-width:var(--container);
  margin:0 auto;
  padding:0 40px;
}

/* ---------- buttons ---------- */
.btn{
  display:inline-flex;
  align-items:center;
  gap:9px;
  border-radius:999px;
  padding:14px 27px;
  font-size:13.5px;
  font-weight:500;
  line-height:1;
  white-space:nowrap;
  transition:transform .35s var(--ease),background .3s var(--ease),color .3s var(--ease),box-shadow .3s var(--ease);
}
.btn:hover{transform:translateY(-2px)}
.btn .arr{width:16px;height:16px;fill:none;stroke:currentColor;stroke-width:1.7;stroke-linecap:round;stroke-linejoin:round;transition:transform .35s var(--ease)}
.btn:hover .arr{transform:translateX(3px)}

.btn-accent{background:var(--accent);color:var(--ink);box-shadow:0 4px 14px rgba(143,220,70,.28);padding:12px 26px}
.btn-accent:hover{background:var(--accent-dark)}
.btn-dark{background:var(--ink);color:#fff}
.btn-dark:hover{background:#1e2b22;box-shadow:0 8px 22px rgba(15,23,18,.22)}
.btn-light{background:#fff;color:var(--ink)}
.btn-light:hover{box-shadow:0 10px 26px rgba(0,0,0,.2)}
.btn-ghost{background:#fff;color:var(--ink);border:1px solid var(--line);padding:11px 24px;font-size:12.5px}
.btn-ghost:hover{border-color:var(--ink)}
.btn-sm{padding:10px 18px;font-size:12px}

.round-btn{
  width:44px;height:44px;flex:0 0 44px;
  border-radius:50%;
  border:1px solid var(--line);
  display:grid;place-items:center;
  background:#fff;
  transition:background .3s var(--ease),color .3s var(--ease),border-color .3s var(--ease),transform .3s var(--ease);
}
.round-btn svg{width:17px;height:17px;fill:none;stroke:currentColor;stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round}
.round-btn:hover{background:var(--ink);color:#fff;border-color:var(--ink);transform:scale(1.06)}
.round-btn.is-dark{background:var(--ink);color:#fff;border-color:var(--ink)}
.round-btn.is-dark:hover{background:#2a3a2f}

/* ============================================================
   HEADER
   ============================================================ */
.site-header{
  position:absolute;
  inset:0 0 auto 0;
  z-index:40;
  height:84px;
  display:flex;
  align-items:center;
  justify-content:space-between;
  padding:0 38px;
  color:#fff;
}
.brand{
  font-family:'Outfit',sans-serif;
  font-size:19px;
  font-weight:500;
  letter-spacing:-.01em;
}
.nav-pill{
  position:absolute;
  left:50%;
  transform:translateX(-50%);
  display:flex;
  align-items:center;
  gap:2px;
  padding:5px;
  border-radius:999px;
  background:rgba(255,255,255,.13);
  border:1px solid rgba(255,255,255,.16);
  backdrop-filter:blur(14px);
  -webkit-backdrop-filter:blur(14px);
}
.nav-pill a{
  padding:9px 19px;
  border-radius:999px;
  font-size:13px;
  font-weight:400;
  color:rgba(255,255,255,.82);
  transition:background .3s var(--ease),color .3s var(--ease);
}
.nav-pill a:hover{color:#fff;background:rgba(255,255,255,.12)}
.nav-pill a.is-active{background:#fff;color:var(--ink);font-weight:500}

.header-right{display:flex;align-items:center;gap:12px}

.nav-toggle{display:none;flex-direction:column;gap:4px;padding:6px}
.nav-toggle span{display:block;width:20px;height:1.6px;background:#fff;border-radius:2px;transition:transform .3s var(--ease),opacity .3s}
.nav-toggle[aria-expanded="true"] span:nth-child(1){transform:translateY(5.6px) rotate(45deg)}
.nav-toggle[aria-expanded="true"] span:nth-child(2){opacity:0}
.nav-toggle[aria-expanded="true"] span:nth-child(3){transform:translateY(-5.6px) rotate(-45deg)}

.mobile-menu{
  display:none;
  position:absolute;
  top:84px;left:12px;right:12px;
  z-index:39;
  background:rgba(12,18,14,.94);
  backdrop-filter:blur(16px);
  border-radius:14px;
  padding:10px;
  flex-direction:column;
}
.mobile-menu a{padding:11px 14px;color:#fff;font-size:13px;border-radius:10px}
.mobile-menu a:hover{background:rgba(255,255,255,.1)}
.mobile-menu.is-open{display:flex;animation:fadeDown .3s var(--ease)}

/* ============================================================
   HERO
   ============================================================ */
.hero{
  position:relative;
  min-height:930px;
  display:flex;
  align-items:flex-end;
  padding:0 0 40px;
  isolation:isolate;
}
/* clipping lives on the media so search-card dropdowns can overhang the hero */
.hero-media{position:absolute;inset:0;z-index:-1;overflow:hidden}
.hero-media img{width:100%;height:100%;object-fit:cover;object-position:50% 58%;animation:heroZoom 14s var(--ease) forwards}
.hero-scrim{
  position:absolute;inset:0;
  background:
    linear-gradient(180deg,rgba(7,12,9,.66) 0%,rgba(7,12,9,.14) 22%,rgba(7,12,9,.10) 38%,rgba(7,12,9,.72) 100%),
    linear-gradient(96deg,rgba(7,12,9,.74) 0%,rgba(7,12,9,.40) 42%,rgba(7,12,9,.12) 100%);
}
@keyframes heroZoom{from{transform:scale(1.1)}to{transform:scale(1)}}

.hero-inner{position:relative;z-index:2}

.hero-chips{display:flex;gap:9px;margin-bottom:26px}
.chip{
  padding:9px 22px;
  border-radius:999px;
  font-size:12.5px;
  color:rgba(255,255,255,.9);
  border:1px solid rgba(255,255,255,.3);
  background:rgba(255,255,255,.1);
  backdrop-filter:blur(10px);
  -webkit-backdrop-filter:blur(10px);
  transition:background .3s var(--ease),color .3s var(--ease),border-color .3s var(--ease);
}
.chip:hover{background:rgba(255,255,255,.24)}
.chip.is-active{background:#fff;color:var(--ink);border-color:#fff;font-weight:500}

.hero-head{
  display:flex;
  align-items:flex-start;
  justify-content:space-between;
  gap:44px;
}
.hero-title{
  font-size:66px;
  line-height:1.1;
  font-weight:300;
  color:#fff;
  letter-spacing:-.03em;
  max-width:740px;
}
.hero-sub{
  font-size:12px;
  line-height:1.78;
  color:rgba(255,255,255,.74);
  max-width:305px;
  padding-top:10px;
}

/* ---------- search card ---------- */
.search-card{
  margin-top:52px;
  background:#fff;
  border-radius:20px;
  padding:28px 30px 26px;
  box-shadow:0 24px 60px rgba(6,12,8,.22);
}
.search-title{font-size:19px;font-weight:500;margin-bottom:22px}
.search-grid{
  display:grid;
  grid-template-columns:repeat(4,1fr);
  gap:26px;
  padding-bottom:24px;
}
.field{display:block}
.field-label{display:block;font-size:11.5px;color:var(--muted);margin-bottom:8px}
.field input,.field select{
  width:100%;
  border:1px solid var(--line);
  border-radius:9px;
  padding:12px 14px;
  font-size:12.5px;
  font-family:inherit;
  color:var(--ink);
  background:#fff;
  outline:none;
  transition:border-color .25s var(--ease),box-shadow .25s var(--ease);
}
.field input::placeholder{color:var(--muted-2)}
.field input:focus,.field select:focus{border-color:var(--ink);box-shadow:0 0 0 3px rgba(15,23,18,.06)}

/* ---------- custom dropdown ---------- */
.dd{position:relative}
.dd-btn{
  width:100%;
  display:flex;
  align-items:center;
  justify-content:space-between;
  gap:10px;
  border:1px solid var(--line);
  border-radius:9px;
  padding:12px 14px;
  font-size:12.5px;
  background:#fff;
  text-align:left;
  transition:border-color .25s var(--ease),box-shadow .25s var(--ease);
}
.dd-btn:hover{border-color:#cfcfc4}
.dd-btn:focus-visible{outline:none;border-color:var(--ink);box-shadow:0 0 0 3px rgba(15,23,18,.06)}
.dd.is-open .dd-btn{border-color:var(--ink);box-shadow:0 0 0 3px rgba(15,23,18,.06)}
.dd-value{overflow:hidden;text-overflow:ellipsis;white-space:nowrap}
.dd-value.is-placeholder{color:var(--muted-2)}
.dd-btn .caret{
  width:15px;height:15px;flex:0 0 15px;
  fill:none;stroke:var(--muted);stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round;
  transition:transform .3s var(--ease);
}
.dd.is-open .dd-btn .caret{transform:rotate(180deg)}

.dd-list{
  position:absolute;
  z-index:60;
  top:calc(100% + 7px);
  left:0;right:0;
  margin:0;padding:6px;
  list-style:none;
  background:#fff;
  border:1px solid var(--line);
  border-radius:12px;
  box-shadow:0 16px 40px rgba(10,18,12,.16);
  max-height:246px;
  overflow-y:auto;
  opacity:0;
  visibility:hidden;
  transform:translateY(-6px);
  transition:opacity .22s var(--ease),transform .22s var(--ease),visibility .22s;
}
.dd.is-open .dd-list{opacity:1;visibility:visible;transform:none}
.dd.is-up .dd-list{top:auto;bottom:calc(100% + 7px);transform:translateY(6px)}
.dd.is-up.is-open .dd-list{transform:none}
.dd-list li{
  display:flex;
  align-items:center;
  justify-content:space-between;
  gap:10px;
  padding:9px 12px;
  border-radius:8px;
  font-size:12.5px;
  color:var(--ink);
  cursor:pointer;
  transition:background .18s var(--ease);
}
.dd-list li:hover,.dd-list li.is-cursor{background:var(--soft)}
.dd-list li[aria-selected="true"]{background:var(--soft-2);font-weight:500}
.dd-list li[aria-selected="true"]::after{
  content:'';
  width:13px;height:13px;flex:0 0 13px;
  background:no-repeat center/contain url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%230f1712' stroke-width='2.4' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M20 6 9 17l-5-5'/%3E%3C/svg%3E");
}
.dd-count{font-size:10.5px;color:var(--muted-2);font-weight:400}

.search-foot{
  display:flex;
  align-items:center;
  justify-content:space-between;
  gap:20px;
  border-top:1px solid var(--line);
  padding-top:22px;
  flex-wrap:wrap;
}
.filter-row{display:flex;align-items:center;gap:9px;flex-wrap:wrap}
.filter-label{font-size:12px;color:var(--muted);margin-right:3px}
.tag{
  padding:7px 17px;
  border-radius:999px;
  font-size:12px;
  border:1px solid var(--line);
  color:var(--muted);
  background:#fff;
  transition:all .28s var(--ease);
}
.tag:hover{border-color:var(--ink);color:var(--ink)}
.tag.is-active{background:var(--soft-2);color:var(--ink);border-color:var(--soft-2);font-weight:500}

/* ============================================================
   PRIMARY / ABOUT
   ============================================================ */
.primary{padding:98px 0 0}

.sec-head{
  display:flex;
  align-items:flex-start;
  justify-content:space-between;
  gap:44px;
  margin-bottom:44px;
}
.sec-title{
  font-size:46px;
  line-height:1.16;
  font-weight:400;
  letter-spacing:-.03em;
}
.sec-lede{font-size:12px;color:var(--muted);line-height:1.8;margin-top:12px}
.sec-aside{display:flex;align-items:center;gap:16px;max-width:360px;padding-top:8px}
.sec-aside p{font-size:12px;color:var(--muted);line-height:1.72}
.sec-aside-text{font-size:12px;color:var(--muted);line-height:1.85;max-width:445px;padding-top:8px}

.play-btn{
  position:relative;
  width:58px;height:58px;flex:0 0 58px;
  border-radius:50%;
  overflow:hidden;
  transition:transform .35s var(--ease);
}
.play-btn img{width:100%;height:100%;object-fit:cover}
.play-btn svg{
  position:absolute;inset:0;margin:auto;
  width:24px;height:24px;fill:#fff;
  filter:drop-shadow(0 1px 3px rgba(0,0,0,.5));
}
.play-btn::after{content:'';position:absolute;inset:0;background:rgba(10,16,12,.3);transition:background .3s var(--ease)}
.play-btn:hover{transform:scale(1.08)}
.play-btn:hover::after{background:rgba(10,16,12,.12)}

/* ---------- showcase ---------- */
.showcase{
  display:grid;
  grid-template-columns:1.52fr .96fr 1fr;
  gap:16px;
  height:400px;
}
.showcase > figure{margin:0;position:relative;border-radius:var(--radius);overflow:hidden}
.showcase > figure > img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease),opacity .45s var(--ease)}
.showcase > figure:hover > img{transform:scale(1.05)}
.showcase > figure > img.is-swapping{opacity:0}

.avatar-stack{position:absolute;left:50%;bottom:20px;transform:translateX(-50%);display:flex;z-index:3}
.avatar-stack img{width:38px;height:38px;border-radius:50%;border:2px solid #fff;object-fit:cover;box-shadow:0 2px 8px rgba(0,0,0,.18)}
.avatar-stack img+img{margin-left:-13px}

.show-note{
  background:var(--soft);
  border-radius:var(--radius);
  padding:30px 28px 26px;
  display:flex;
  flex-direction:column;
}
.show-note h3{font-size:22px;line-height:1.32;font-weight:500;letter-spacing:-.025em}
.show-note p{font-size:12px;color:var(--muted);line-height:1.78;margin-top:14px;flex:1}
.show-note .btn{align-self:flex-start;margin-top:16px}

.show-side::after{
  content:'';position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(8,14,10,0) 42%,rgba(8,14,10,.74) 100%);
}
.show-side-body{
  position:absolute;
  left:20px;right:20px;bottom:20px;
  z-index:2;
  display:flex;
  flex-direction:column;
  align-items:flex-start;
  gap:12px;
}
.price-note{font-size:12.5px;color:rgba(255,255,255,.85)}
.price-note strong{font-weight:500;color:#fff}

.showcase-foot{
  display:flex;
  align-items:center;
  justify-content:space-between;
  gap:30px;
  margin-top:20px;
  padding-left:calc(1.52 / 3.48 * 100%);
}
.showcase-cap{font-size:12px;color:var(--muted);line-height:1.75;max-width:360px}
.arrows{display:flex;gap:10px}

/* ============================================================
   STATS
   ============================================================ */
.stats{padding:72px 0 78px}
.stats-row{display:grid;grid-template-columns:repeat(4,1fr)}
.stat{padding:4px 0 4px 38px;position:relative}
.stat:first-child{padding-left:0}
.stat+.stat::before{
  content:'';position:absolute;left:0;top:2px;bottom:2px;width:1px;background:var(--line);
}
.stat-num{
  font-family:'Outfit',sans-serif;
  font-size:47px;
  font-weight:400;
  letter-spacing:-.035em;
  line-height:1.1;
}
.stat-label{font-size:12px;color:var(--muted);margin-top:5px}

/* ============================================================
   MAP BAND
   ============================================================ */
.mapband{background:var(--soft);padding:106px 0}
.mapband-row{
  display:grid;
  grid-template-columns:1.04fr 1fr;
  gap:58px;
  align-items:center;
}
.map-wrap{position:relative;border-radius:var(--radius);overflow:hidden;height:308px;background:#e7e9e2}
.map{width:100%;height:100%}
.map-badge{
  position:absolute;
  z-index:500;
  left:50%;top:50%;
  transform:translate(-50%,-190%);
  background:#fff;
  border-radius:999px;
  padding:7px 15px 7px 10px;
  font-size:11.5px;
  font-weight:500;
  display:flex;align-items:center;gap:8px;
  box-shadow:0 6px 18px rgba(10,20,12,.18);
  pointer-events:none;
  white-space:nowrap;
}
.map-dot{width:10px;height:10px;border-radius:50%;background:var(--accent);box-shadow:0 0 0 3px rgba(143,220,70,.3)}

.mapband-copy .sec-title{font-size:38px}
.mapband-copy p{font-size:12px;color:var(--muted);line-height:1.85;margin:18px 0 26px;max-width:420px}

/* leaflet tuning */
.leaflet-container{background:#eef0e9;font-family:inherit}
.leaflet-tile-pane{filter:saturate(.7) brightness(1.03)}
.leaflet-control-attribution{font-size:8px;background:rgba(255,255,255,.6)}
.pin{position:relative;width:28px;height:28px}
.pin span{
  position:absolute;inset:0;
  border-radius:50% 50% 50% 4px;
  transform:rotate(-45deg);
  background:var(--ink);
  border:2.5px solid #fff;
  box-shadow:0 3px 10px rgba(0,0,0,.3);
}
.pin.is-accent span{background:var(--accent)}
.leaflet-popup-content-wrapper{border-radius:10px;box-shadow:0 8px 24px rgba(0,0,0,.16)}
.leaflet-popup-content{margin:9px 12px;font-size:11.5px;line-height:1.5}
.leaflet-popup-content b{font-weight:500}

/* ============================================================
   PROPERTIES
   ============================================================ */
.explore{padding:84px 0 24px}
.explore .sec-head{align-items:flex-start;margin-bottom:46px}
.explore .sec-title{font-size:39px}

.result-note{font-size:12px;color:var(--muted);margin-bottom:18px}

.prop-grid{
  display:grid;
  grid-template-columns:repeat(3,1fr);
  gap:34px 22px;
}
.prop-media{
  position:relative;
  border-radius:15px;
  overflow:hidden;
  aspect-ratio:1 / .96;
  background:var(--soft);
}
.prop-media img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}
.prop-card:hover .prop-media img{transform:scale(1.06)}
.badge{
  position:absolute;top:14px;left:14px;
  background:#fff;
  border-radius:999px;
  padding:6px 15px;
  font-size:11px;
  font-weight:500;
  box-shadow:0 2px 8px rgba(0,0,0,.1);
}
.prop-meta{display:flex;gap:20px;margin-top:15px}
.prop-meta span{display:flex;align-items:center;gap:6px;font-size:11px;color:var(--muted)}
.prop-meta svg{width:14px;height:14px;fill:none;stroke:var(--muted);stroke-width:1.5;stroke-linecap:round;stroke-linejoin:round}
.prop-title{font-size:17.5px;font-weight:500;margin-top:9px;letter-spacing:-.018em;transition:color .3s var(--ease)}
.prop-card:hover .prop-title{color:var(--accent-dark)}
.prop-foot{display:flex;align-items:baseline;gap:12px;margin-top:6px}
.prop-price{font-size:13px;font-weight:500}
.prop-addr{font-size:11px;color:var(--muted)}

.empty-note{margin-top:28px;font-size:13px;color:var(--muted);text-align:center}
.empty-note button{color:var(--ink);text-decoration:underline;font-size:13px}

/* ============================================================
   FAQ
   ============================================================ */
.faq{padding:88px 0 10px}
.faq .sec-head{margin-bottom:36px}

.accordion{display:flex;flex-direction:column;gap:11px}
.acc-item{
  border:1px solid var(--line);
  border-radius:14px;
  background:#fff;
  overflow:hidden;
  transition:border-color .3s var(--ease),box-shadow .3s var(--ease);
}
.acc-item:hover{border-color:#d8d8ce}
.acc-item.is-open{box-shadow:0 6px 22px rgba(15,23,18,.05)}
.acc-head{
  width:100%;
  display:flex;
  align-items:center;
  justify-content:space-between;
  gap:20px;
  padding:20px 26px;
  text-align:left;
  font-size:14.5px;
  font-weight:450;
}
.acc-head .caret{
  width:17px;height:17px;flex:0 0 17px;
  fill:none;stroke:var(--muted);stroke-width:1.7;stroke-linecap:round;stroke-linejoin:round;
  transition:transform .38s var(--ease);
}
.acc-item.is-open .acc-head .caret{transform:rotate(180deg)}
.acc-body{
  display:grid;
  grid-template-rows:0fr;
  transition:grid-template-rows .42s var(--ease);
}
.acc-item.is-open .acc-body{grid-template-rows:1fr}
.acc-body > .acc-body-inner{overflow:hidden}
.acc-body-inner{
  display:flex;
  gap:30px;
  align-items:flex-start;
}
.acc-body-inner p{
  font-size:12px;
  color:var(--muted);
  line-height:1.9;
  padding:0 26px 24px;
  flex:1;
}
.acc-body-inner img{
  width:132px;height:94px;
  object-fit:cover;
  border-radius:10px;
  margin:0 26px 24px 0;
  flex:0 0 132px;
}

/* ============================================================
   TESTIMONIALS
   ============================================================ */
.testimonials{padding:86px 0 10px}
.testimonials .sec-head{margin-bottom:32px}
.testimonials .sec-title{font-size:42px}
.review-count{display:flex;align-items:center;gap:16px;padding-top:10px}
.review-count p{font-size:12px;color:var(--muted);line-height:1.6}
.review-count strong{color:var(--ink);font-weight:600}
.avatar-row{display:flex}
.avatar-row img{width:38px;height:38px;border-radius:50%;border:2px solid #fff;object-fit:cover;box-shadow:0 1px 4px rgba(0,0,0,.12)}
.avatar-row img+img{margin-left:-14px}

.quote-row{
  display:flex;align-items:center;gap:22px;
  max-width:1120px;margin:0 auto;
}
.quote-card{
  flex:1;
  display:grid;
  grid-template-columns:300px 1fr;
  gap:30px;
  align-items:stretch;
  transition:opacity .4s var(--ease),transform .4s var(--ease);
}
.quote-card.is-swapping{opacity:0;transform:translateY(8px)}
.quote-photo{margin:0;border-radius:16px;overflow:hidden;min-height:302px}
.quote-photo img{width:100%;height:100%;object-fit:cover}
.quote-body{
  background:var(--soft);
  border-radius:16px;
  padding:30px 36px;
  position:relative;
  display:flex;
  flex-direction:column;
  justify-content:center;
}
.quote-mark{
  position:absolute;top:22px;left:32px;
  width:38px;height:38px;fill:#d5dbd0;
}
.quote-body blockquote{
  margin:26px 0 0;
  font-family:'Outfit',sans-serif;
  font-size:19.5px;
  line-height:1.5;
  font-weight:400;
  letter-spacing:-.018em;
  max-width:420px;
}
.quote-name{font-size:13.5px;font-weight:600;margin-top:26px}
.quote-role{font-size:11.5px;color:var(--muted);margin-top:2px}
.stars{display:flex;gap:2px;margin-top:12px}
.stars svg{width:14px;height:14px;fill:var(--accent)}

/* ============================================================
   CTA
   ============================================================ */
.cta-band{padding:86px 0 0}
.cta-inner{
  position:relative;
  min-height:352px;
  display:grid;
  place-items:center;
  overflow:hidden;
  isolation:isolate;
  text-align:center;
}
.cta-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 62%;filter:brightness(1.28) saturate(.9);z-index:-2}
.cta-scrim{position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(10,16,12,.30),rgba(10,16,12,.52))}
.cta-copy{padding:56px 24px}
.cta-copy h2{font-size:43px;line-height:1.22;color:#fff;font-weight:400;letter-spacing:-.03em}
.cta-copy p{font-size:12px;color:rgba(255,255,255,.72);margin:18px 0 28px}

/* ============================================================
   FOOTER
   ============================================================ */
.site-footer{background:var(--white);padding:64px 0 0}
.footer-top{
  display:flex;
  align-items:flex-start;
  justify-content:space-between;
  gap:40px;
  padding-bottom:52px;
}
.footer-title{
  font-size:49px;
  line-height:1.22;
  font-weight:500;
  letter-spacing:-.035em;
}
.footer-title span{color:var(--muted-2);font-weight:300}
.footer-address{
  font-style:normal;
  font-size:12px;
  color:var(--muted);
  line-height:1.9;
  text-align:right;
  padding-top:8px;
}
.footer-address a:hover{color:var(--ink)}

.footer-mid{
  display:grid;
  grid-template-columns:1fr auto 1fr;
  align-items:center;
  gap:20px;
  border-top:1px solid var(--line);
  border-bottom:1px solid var(--line);
  padding:20px 0;
}
.footer-links{display:flex;gap:30px}
.footer-links a{font-size:12px;color:var(--muted);transition:color .3s var(--ease)}
.footer-links a:hover{color:var(--ink)}
.footer-links-end{justify-content:flex-end}
.footer-brand{font-family:'Outfit',sans-serif;font-size:16.5px;font-weight:500}

.footer-bottom-band{background:var(--soft);margin-top:28px}
.footer-bottom{
  display:flex;
  align-items:center;
  justify-content:space-between;
  gap:20px;
  padding-top:18px;
  padding-bottom:18px;
  font-size:11px;
  color:var(--muted);
}
.footer-bottom a:hover{color:var(--ink)}

/* ============================================================
   SUBPAGE HERO
   ============================================================ */
.page-hero{
  position:relative;
  min-height:452px;
  display:flex;
  align-items:flex-end;
  padding:0 0 54px;
  isolation:isolate;
}
.page-hero-media{position:absolute;inset:0;z-index:-1;overflow:hidden}
.page-hero-media img{width:100%;height:100%;object-fit:cover;object-position:50% 54%;filter:brightness(1.05)}
.page-hero-media span{
  position:absolute;inset:0;
  background:
    linear-gradient(180deg,rgba(7,12,9,.66) 0%,rgba(7,12,9,.16) 40%,rgba(7,12,9,.58) 100%),
    linear-gradient(96deg,rgba(7,12,9,.62) 0%,rgba(7,12,9,.22) 62%,rgba(7,12,9,.06) 100%);
}
.crumbs{display:flex;align-items:center;gap:9px;font-size:12px;color:rgba(255,255,255,.66);margin-bottom:16px}
.crumbs a:hover{color:#fff}
.crumbs svg{width:13px;height:13px;fill:none;stroke:currentColor;stroke-width:1.7;stroke-linecap:round;stroke-linejoin:round}
.page-hero h1{
  font-size:60px;
  line-height:1.1;
  font-weight:300;
  color:#fff;
  letter-spacing:-.03em;
  max-width:820px;
}
.page-hero p{
  font-size:13px;
  line-height:1.8;
  color:rgba(255,255,255,.76);
  max-width:520px;
  margin-top:18px;
}

/* ============================================================
   SPLIT / STORY
   ============================================================ */
.split{padding:98px 0}
.split-row{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.split-row.is-flipped .split-media{order:2}
.split-media{position:relative;border-radius:var(--radius);overflow:hidden;aspect-ratio:4/3.4}
.split-media img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease)}
.split-media:hover img{transform:scale(1.05)}
.split-tag{
  display:inline-flex;align-items:center;gap:8px;
  font-size:11.5px;font-weight:500;color:var(--muted);
  text-transform:uppercase;letter-spacing:.09em;
  margin-bottom:16px;
}
.split-tag::before{content:'';width:22px;height:1.5px;background:var(--accent)}
.split-copy p{font-size:13px;color:var(--muted);line-height:1.9;margin-top:20px;max-width:520px}
.split-copy .btn{margin-top:30px}

.mini-stats{display:flex;gap:44px;margin-top:34px;flex-wrap:wrap}
.mini-stats div strong{
  display:block;
  font-family:'Outfit',sans-serif;font-size:32px;font-weight:400;letter-spacing:-.03em;
}
.mini-stats div span{font-size:11.5px;color:var(--muted)}

/* ============================================================
   CARD GRIDS (values / team / offices)
   ============================================================ */
.tile-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.tile-grid.is-4{grid-template-columns:repeat(4,1fr)}
.tile{
  background:var(--soft);
  border-radius:var(--radius);
  padding:32px 30px 34px;
  transition:transform .4s var(--ease),box-shadow .4s var(--ease),background .4s var(--ease);
}
.tile:hover{transform:translateY(-5px);box-shadow:0 18px 40px rgba(15,23,18,.08);background:#f7f7f4}
.tile-ico{
  width:48px;height:48px;
  border-radius:14px;
  background:var(--ink);
  display:grid;place-items:center;
  margin-bottom:22px;
}
.tile-ico svg{width:22px;height:22px;fill:none;stroke:var(--accent);stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round}
.tile h3{font-size:19px;font-weight:500;letter-spacing:-.02em}
.tile p{font-size:12px;color:var(--muted);line-height:1.85;margin-top:12px}

.person{border-radius:var(--radius);overflow:hidden;background:var(--soft)}
.person-photo{aspect-ratio:1/1.06;overflow:hidden}
.person-photo img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}
.person:hover .person-photo img{transform:scale(1.06)}
.person-body{padding:20px 22px 24px}
.person-body h3{font-size:16.5px;font-weight:500}
.person-body p{font-size:11.5px;color:var(--muted);margin-top:3px}
.person-body .person-meta{margin-top:12px;font-size:11px;color:var(--muted-2)}

/* ============================================================
   PROPERTIES PAGE
   ============================================================ */
.toolbar{
  display:flex;align-items:center;justify-content:space-between;
  gap:22px;flex-wrap:wrap;
  padding-bottom:26px;
  border-bottom:1px solid var(--line);
  margin-bottom:34px;
}
.toolbar-left{display:flex;align-items:center;gap:10px;flex-wrap:wrap}
.toolbar-count{font-size:12.5px;color:var(--muted)}
.toolbar-count strong{color:var(--ink);font-weight:600}
.sort-wrap{display:flex;align-items:center;gap:10px}
.sort-wrap .dd{min-width:186px}
.sort-label{font-size:12px;color:var(--muted)}

.panel-search{
  background:var(--soft);
  border-radius:22px;
  padding:30px 32px 28px;
  margin-bottom:44px;
}
.panel-search .search-card{margin-top:0;box-shadow:none;padding:0;background:transparent;border-radius:0}
.panel-search .search-title{margin-bottom:20px}
.panel-search .dd-btn,.panel-search .field input{background:#fff}

.map-full{height:420px;border-radius:var(--radius);overflow:hidden;position:relative;background:#e7e9e2}
.map-full .map{width:100%;height:100%}

/* ============================================================
   CONTACT PAGE
   ============================================================ */
.contact-grid{display:grid;grid-template-columns:1.15fr 1fr;gap:60px;align-items:start}
.form-card{
  background:var(--soft);
  border-radius:22px;
  padding:38px 38px 34px;
}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:20px}
.form-grid .field-full{grid-column:span 2}
.form-card .field-label{font-size:11.5px;margin-bottom:8px}
.form-card input,.form-card textarea{
  width:100%;
  border:1px solid var(--line);
  border-radius:10px;
  padding:13px 15px;
  font-size:12.5px;
  font-family:inherit;
  color:var(--ink);
  background:#fff;
  outline:none;
  transition:border-color .25s var(--ease),box-shadow .25s var(--ease);
}
.form-card textarea{resize:vertical;min-height:124px;line-height:1.7}
.form-card input::placeholder,.form-card textarea::placeholder{color:var(--muted-2)}
.form-card input:focus,.form-card textarea:focus{border-color:var(--ink);box-shadow:0 0 0 3px rgba(15,23,18,.06)}
.form-card input[aria-invalid="true"],.form-card textarea[aria-invalid="true"]{border-color:#d4553f;box-shadow:0 0 0 3px rgba(212,85,63,.09)}
.err{display:block;font-size:10.5px;color:#c04a34;margin-top:6px;min-height:14px}
.form-card .btn{margin-top:26px}
.form-ok{
  display:none;
  align-items:flex-start;gap:14px;
  background:#fff;border:1px solid var(--line);border-radius:14px;
  padding:20px 22px;margin-top:24px;
}
.form-ok.is-shown{display:flex;animation:popIn .35s var(--ease)}
.form-ok svg{width:22px;height:22px;flex:0 0 22px;fill:none;stroke:var(--accent-dark);stroke-width:2;stroke-linecap:round;stroke-linejoin:round;margin-top:1px}
.form-ok p{font-size:12.5px;line-height:1.7;color:var(--muted)}
.form-ok strong{color:var(--ink);font-weight:600;display:block;margin-bottom:3px;font-size:13.5px}

.info-list{display:flex;flex-direction:column;gap:14px}
.info-item{
  display:flex;gap:18px;align-items:flex-start;
  border:1px solid var(--line);
  border-radius:15px;
  padding:22px 24px;
  transition:border-color .3s var(--ease),transform .3s var(--ease);
}
.info-item:hover{border-color:#d3d3c8;transform:translateY(-2px)}
.info-ico{
  width:42px;height:42px;flex:0 0 42px;
  border-radius:12px;background:var(--soft);
  display:grid;place-items:center;
}
.info-ico svg{width:19px;height:19px;fill:none;stroke:var(--ink);stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round}
.info-item h3{font-size:14.5px;font-weight:500}
.info-item p{font-size:12px;color:var(--muted);line-height:1.8;margin-top:5px}
.info-item a:hover{color:var(--ink);text-decoration:underline}

.hours{border:1px solid var(--line);border-radius:15px;padding:24px;margin-top:14px}
.hours h3{font-size:14.5px;font-weight:500;margin-bottom:14px}
.hours dl{margin:0;display:grid;grid-template-columns:1fr auto;gap:10px 20px;font-size:12px}
.hours dt{color:var(--muted)}
.hours dd{margin:0;text-align:right}

/* ============================================================
   MODAL
   ============================================================ */
.modal{
  position:fixed;inset:0;z-index:200;
  display:grid;place-items:center;
  background:rgba(8,13,10,.62);
  backdrop-filter:blur(4px);
  animation:fadeIn .3s var(--ease);
  padding:20px;
}
.modal[hidden]{display:none}
.modal-card{
  position:relative;
  background:#fff;
  border-radius:16px;
  overflow:hidden;
  max-width:640px;width:100%;
  animation:popIn .35s var(--ease);
}
.modal-close{
  position:absolute;top:10px;right:14px;z-index:2;
  font-size:26px;line-height:1;color:#fff;
  text-shadow:0 1px 6px rgba(0,0,0,.5);
}
.modal-body img{width:100%;aspect-ratio:16/9;object-fit:cover}
.modal-body p{padding:16px 20px;font-size:12.5px;color:var(--muted)}

/* ============================================================
   ANIMATION
   ============================================================ */
[data-reveal]{
  opacity:0;
  transform:translateY(22px);
  transition:opacity .8s var(--ease),transform .8s var(--ease);
}
[data-reveal].is-in{opacity:1;transform:none}

.prop-card{
  opacity:0;
  transform:translateY(18px);
  animation:cardIn .6s var(--ease) forwards;
}
@keyframes cardIn{to{opacity:1;transform:none}}
@keyframes fadeIn{from{opacity:0}to{opacity:1}}
@keyframes fadeDown{from{opacity:0;transform:translateY(-8px)}to{opacity:1;transform:none}}
@keyframes popIn{from{opacity:0;transform:scale(.96)}to{opacity:1;transform:none}}

@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.001ms!important;transition-duration:.001ms!important}
  [data-reveal]{opacity:1;transform:none}
  .prop-card{opacity:1;transform:none}
  .hero-media img{animation:none}
}

/* ============================================================
   RESPONSIVE
   ============================================================ */
@media (max-width:1180px){
  .page-hero h1{font-size:44px}
  .split-row{gap:40px}
  .tile-grid,.tile-grid.is-4{grid-template-columns:repeat(2,1fr)}
  .contact-grid{grid-template-columns:1fr;gap:40px}
  .hero{min-height:820px}
  .hero-title{font-size:52px}
  .sec-title{font-size:38px}
  .explore .sec-title,.testimonials .sec-title,.mapband-copy .sec-title{font-size:34px}
  .footer-title{font-size:40px}
  .showcase{grid-template-columns:1.3fr 1fr;height:auto;grid-auto-rows:280px}
  .show-side{grid-column:span 2}
  .showcase-foot{padding-left:0}
  .mapband{padding:80px 0}
  .mapband-row{grid-template-columns:1fr;gap:30px}
  .prop-grid{grid-template-columns:repeat(2,1fr)}
  .quote-card{grid-template-columns:230px 1fr}
}

@media (max-width:820px){
  .page-hero{min-height:340px;padding-bottom:38px}
  .page-hero h1{font-size:32px}
  .split{padding:64px 0}
  .split-row{grid-template-columns:1fr;gap:28px}
  .split-row.is-flipped .split-media{order:0}
  .tile-grid,.tile-grid.is-4{grid-template-columns:1fr}
  .form-grid{grid-template-columns:1fr}
  .form-grid .field-full{grid-column:auto}
  .form-card,.panel-search{padding:26px 22px}
  .map-full{height:300px}
  .toolbar{flex-direction:column;align-items:stretch}
  .nav-pill{display:none}
  .nav-toggle{display:flex}
  .hero{min-height:auto;padding:130px 0 36px}
  .hero-head{flex-direction:column;gap:18px}
  .hero-title{font-size:40px}
  .hero-sub{max-width:460px}
  .search-grid{grid-template-columns:repeat(2,1fr);gap:18px}
  .search-foot{flex-direction:column;align-items:stretch}
  .search-foot .btn{justify-content:center}
  .sec-head{flex-direction:column;gap:20px}
  .sec-title,.explore .sec-title,.testimonials .sec-title,.mapband-copy .sec-title{font-size:30px}
  .primary,.explore,.faq,.testimonials{padding-top:64px}
  .showcase{grid-template-columns:1fr;grid-auto-rows:250px}
  .show-side{grid-column:auto}
  .stats-row{grid-template-columns:repeat(2,1fr);gap:30px 0}
  .stat{padding-left:26px}
  .stat:nth-child(odd){padding-left:0}
  .stat:nth-child(3)::before{display:none}
  .stat-num{font-size:36px}
  .quote-row{flex-direction:column}
  .quote-card{grid-template-columns:1fr}
  .quote-photo{min-height:240px}
  .cta-band{padding-top:56px}
  .footer-top{flex-direction:column}
  .footer-address{text-align:left}
  .footer-mid{grid-template-columns:1fr;justify-items:center;gap:14px}
  .footer-links-end{justify-content:center}
  .footer-bottom{flex-direction:column;text-align:center}
  .acc-body-inner img{display:none}
  .cta-copy h2{font-size:29px}
  .footer-title{font-size:30px}
}

@media (max-width:560px){
  .shell{margin:8px;border-radius:18px}
  .site-header{padding:0 18px}
  .container{padding:0 18px}
  .prop-grid{grid-template-columns:1fr}
  .search-grid{grid-template-columns:1fr}
  .hero-title{font-size:33px}
}