/* ==========================================================
   Far West Real Estate — Site Styles (2026 Rebuild)
   Design language carried over from the Jackson Landing page:
   editorial, airy, serif-led, mobile-first.

   CONTENTS
    1. Tokens
    2. Base & typography
    3. Layout helpers
    4. Buttons & links
    5. Header & navigation
    6. Section headings
    7. Property cards & badges
    8. Forms
    9. Footer CTA & footer
   10. Newsletter popup
   11. Homepage
   12. Motion & utilities
   ========================================================== */

/* ----------------------------------------------------------
   1. Tokens
---------------------------------------------------------- */
:root {
  --black:       #010101;
  --navy:        #232932;
  --navy-deep:   #1a1f26;
  --slate:       #32475F;
  --brown:       #564D41;
  --brown-light: #8a7f74;
  --sand:        #c9bfb2;
  --white:       #ffffff;
  --off-white:   #f8f7f5;
  --stone:       #efece7;
  --border:      #e4e1dc;
  --text-body:   #3a3530;
  --text-muted:  #7a746e;
  --success:     #3f6b4f;
  --error:       #a33a2f;

  --serif: 'Playfair Display', Georgia, 'Times New Roman', serif;
  --sans:  'Inter', system-ui, -apple-system, 'Segoe UI', sans-serif;

  --max-w:       1240px;
  --max-w-narrow: 860px;
  --gutter:      clamp(20px, 5vw, 60px);
  --section-gap: clamp(72px, 10vw, 128px);
  --radius:      2px;

  --header-h:    120px;   /* topbar + navbar, desktop */
  --ease:        cubic-bezier(.22, .61, .36, 1);
}

@media (max-width: 960px) {
  :root { --header-h: 76px; }
}

/* ----------------------------------------------------------
   2. Base & typography
---------------------------------------------------------- */
*, *::before, *::after { box-sizing: border-box; }

html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; scroll-padding-top: calc(var(--header-h) + 16px); }

body {
  margin: 0;
  font-family: var(--sans);
  font-size: 16px;
  font-weight: 400;
  line-height: 1.7;
  color: var(--text-body);
  background: var(--white);
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
}

/* Pages with a solid header need room for it */
body.header-solid main { padding-top: var(--header-h); }

img, video, iframe { max-width: 100%; display: block; }
img { height: auto; }

h1, h2, h3, h4 {
  font-family: var(--serif);
  font-weight: 400;
  color: var(--navy);
  line-height: 1.15;
  margin: 0 0 .5em;
  letter-spacing: -.01em;
}
h1 { font-size: clamp(40px, 6vw, 76px); }
h2 { font-size: clamp(32px, 4.2vw, 52px); }
h3 { font-size: clamp(22px, 2.4vw, 28px); }
h4 { font-size: 20px; }
h1 em, h2 em, h3 em { font-style: italic; }

p { margin: 0 0 1.2em; }
p:last-child { margin-bottom: 0; }

a { color: var(--brown); text-decoration: none; transition: color .2s; }
a:hover { color: var(--navy); }

::selection { background: var(--brown); color: var(--white); }

.skip-link {
  position: absolute; left: 16px; top: -60px; z-index: 1000;
  background: var(--navy); color: var(--white); padding: 10px 18px;
  font-size: 14px; transition: top .2s;
}
.skip-link:focus { top: 16px; color: var(--white); }

:focus-visible { outline: 2px solid var(--brown); outline-offset: 3px; }

/* ----------------------------------------------------------
   3. Layout helpers
---------------------------------------------------------- */
.container {
  width: 100%;
  max-width: calc(var(--max-w) + var(--gutter) * 2);
  margin: 0 auto;
  padding: 0 var(--gutter);
}
.container--narrow { max-width: calc(var(--max-w-narrow) + var(--gutter) * 2); }

.section { padding: var(--section-gap) 0; }
.section--tight { padding: calc(var(--section-gap) * .65) 0; }
.section--off-white { background: var(--off-white); }
.section--stone { background: var(--stone); }
.section--dark { background: var(--navy); color: rgba(255,255,255,.72); }
.section--dark h2, .section--dark h3 { color: var(--white); }

.grid-3 {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: clamp(24px, 3vw, 40px);
}
@media (max-width: 1024px) { .grid-3 { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 640px)  { .grid-3 { grid-template-columns: 1fr; } }

.sr-only {
  position: absolute !important; width: 1px; height: 1px; padding: 0; margin: -1px;
  overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0;
}
.hp { position: absolute !important; left: -9999px; width: 1px; height: 1px; overflow: hidden; }

/* ----------------------------------------------------------
   4. Buttons & links
---------------------------------------------------------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 10px;
  padding: 16px 34px;
  font-family: var(--sans); font-size: 12px; font-weight: 500;
  letter-spacing: .16em; text-transform: uppercase; line-height: 1;
  color: var(--white); background: var(--navy);
  border: 1px solid var(--navy); border-radius: var(--radius);
  cursor: pointer; text-decoration: none;
  transition: background .25s var(--ease), color .25s var(--ease), border-color .25s var(--ease), transform .25s var(--ease);
}
.btn:hover { background: var(--brown); border-color: var(--brown); color: var(--white); }
.btn:active { transform: translateY(1px); }
.btn--small { padding: 12px 20px; font-size: 11px; }
.btn--block { width: 100%; }
.btn--brown { background: var(--brown); border-color: var(--brown); }
.btn--brown:hover { background: var(--navy); border-color: var(--navy); }
.btn--light { background: var(--white); border-color: var(--white); color: var(--navy); }
.btn--light:hover { background: transparent; color: var(--white); border-color: var(--white); }
.btn--ghost { background: transparent; color: var(--white); border-color: rgba(255,255,255,.6); }
.btn--ghost:hover { background: var(--white); color: var(--navy); border-color: var(--white); }
.btn--outline { background: transparent; color: var(--navy); border-color: var(--navy); }
.btn--outline:hover { background: var(--navy); color: var(--white); }
.btn[disabled] { opacity: .55; cursor: wait; }

.link-arrow {
  display: inline-block;
  font-family: var(--sans); font-size: 12px; font-weight: 500;
  letter-spacing: .16em; text-transform: uppercase;
  color: var(--brown); border: 0; border-bottom: 1px solid currentColor;
  padding: 0 0 4px; background: none; cursor: pointer;
}
.link-arrow:hover { color: var(--navy); }
.link-arrow--light { color: var(--sand); }
.link-arrow--light:hover { color: var(--white); }

/* ----------------------------------------------------------
   5. Header & navigation
---------------------------------------------------------- */
.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: 100;
  background: var(--white);
  box-shadow: 0 1px 0 var(--border);
  transition: background .35s var(--ease), box-shadow .35s var(--ease), transform .35s var(--ease);
}

.topbar {
  background: var(--navy);
  color: rgba(255,255,255,.7);
  font-size: 12px; letter-spacing: .06em;
  transition: background .35s var(--ease), margin .35s var(--ease);
}
.topbar__inner { display: flex; justify-content: space-between; align-items: center; height: 36px; }
.topbar p { margin: 0; }
.topbar a { color: rgba(255,255,255,.85); }
.topbar a:hover { color: var(--white); }
.topbar__contact span { margin: 0 8px; opacity: .5; }

.navbar__inner { display: flex; align-items: center; justify-content: space-between; height: 84px; gap: 24px; }

.logo { display: block; position: relative; width: 132px; flex: none; }
.logo img { width: 100%; height: auto; transition: opacity .3s; }
.logo__light { position: absolute; inset: 0; opacity: 0; }

.nav__list { display: flex; align-items: center; gap: clamp(18px, 2.4vw, 38px); list-style: none; margin: 0; padding: 0; }
.nav__item { position: relative; }
.nav__link {
  display: inline-flex; align-items: center; gap: 8px;
  padding: 30px 0;
  font-size: 12px; font-weight: 500; letter-spacing: .16em; text-transform: uppercase;
  color: var(--navy);
}
.nav__link::after {
  content: ''; position: absolute; left: 0; right: 0; bottom: 22px; height: 1px;
  background: currentColor; transform: scaleX(0); transform-origin: left;
  transition: transform .3s var(--ease);
}
.nav__item.has-menu .nav__link::after { right: 16px; }
.nav__link:hover::after, .nav__link.is-current::after { transform: scaleX(1); }
.nav__link:hover { color: var(--navy); }
.nav__caret {
  width: 6px; height: 6px; border-right: 1px solid currentColor; border-bottom: 1px solid currentColor;
  transform: rotate(45deg) translateY(-2px); transition: transform .25s;
}

.nav__menu {
  position: absolute; top: 100%; left: -24px; min-width: 230px;
  list-style: none; margin: 0; padding: 14px 0;
  background: var(--white); box-shadow: 0 18px 40px rgba(35,41,50,.12);
  border-top: 2px solid var(--brown);
  opacity: 0; visibility: hidden; transform: translateY(8px);
  transition: opacity .25s var(--ease), transform .25s var(--ease), visibility .25s;
}
.nav__menu a {
  display: block; padding: 9px 24px;
  font-size: 14px; color: var(--text-body); letter-spacing: .01em;
}
.nav__menu a:hover { color: var(--brown); background: var(--off-white); }
.nav__menu-divider { margin-top: 10px; padding-top: 10px; border-top: 1px solid var(--border); }

@media (hover: hover) and (min-width: 961px) {
  .has-menu:hover .nav__menu { opacity: 1; visibility: visible; transform: none; }
  .has-menu:hover .nav__caret { transform: rotate(225deg) translateY(-2px); }
}
.has-menu.is-open .nav__menu { opacity: 1; visibility: visible; transform: none; }
.has-menu.is-open .nav__caret { transform: rotate(225deg) translateY(-2px); }

.nav__item--cta { margin-left: 6px; }
.nav__mobile-footer { display: none; }

/* Overlay header (transparent over hero) */
body.header-overlay .site-header:not(.is-scrolled):not(.nav-open) {
  background: transparent; box-shadow: none;
}
body.header-overlay .site-header:not(.is-scrolled):not(.nav-open) .topbar {
  background: rgba(1,1,1,.18);
}
body.header-overlay .site-header:not(.is-scrolled):not(.nav-open) .logo__dark { opacity: 0; }
body.header-overlay .site-header:not(.is-scrolled):not(.nav-open) .logo__light { opacity: 1; }
body.header-overlay .site-header:not(.is-scrolled):not(.nav-open) .nav__link { color: var(--white); }
body.header-overlay .site-header:not(.is-scrolled):not(.nav-open) .nav__item--cta .btn {
  background: transparent; border-color: rgba(255,255,255,.65);
}
body.header-overlay .site-header:not(.is-scrolled):not(.nav-open) .nav__item--cta .btn:hover {
  background: var(--white); color: var(--navy);
}
body.header-overlay .site-header:not(.is-scrolled):not(.nav-open) .nav-toggle span { background: var(--white); }

/* Scrolled: compress */
.site-header.is-scrolled { box-shadow: 0 6px 30px rgba(35,41,50,.08); }
.site-header.is-scrolled .topbar { margin-top: -36px; }

/* Mobile toggle */
.nav-toggle {
  display: none; position: relative; width: 44px; height: 44px; margin-right: -10px;
  background: none; border: 0; cursor: pointer;
}
.nav-toggle span {
  position: absolute; left: 11px; right: 11px; height: 1.5px; background: var(--navy);
  transition: transform .3s var(--ease), opacity .2s, top .3s var(--ease);
}
.nav-toggle span:nth-child(1) { top: 15px; }
.nav-toggle span:nth-child(2) { top: 21px; }
.nav-toggle span:nth-child(3) { top: 27px; }
.nav-open .nav-toggle span:nth-child(1) { top: 21px; transform: rotate(45deg); }
.nav-open .nav-toggle span:nth-child(2) { opacity: 0; }
.nav-open .nav-toggle span:nth-child(3) { top: 21px; transform: rotate(-45deg); }

@media (max-width: 960px) {
  .topbar { display: none; }
  .navbar__inner { height: var(--header-h); }
  .logo { width: 104px; }
  .nav-toggle { display: block; }

  .nav {
    position: fixed; inset: var(--header-h) 0 0 0;
    background: var(--white);
    padding: 12px var(--gutter) 40px;
    overflow-y: auto;
    opacity: 0; visibility: hidden; transform: translateY(-8px);
    transition: opacity .3s var(--ease), transform .3s var(--ease), visibility .3s;
  }
  .nav-open .nav { opacity: 1; visibility: visible; transform: none; }
  .nav__list { flex-direction: column; align-items: stretch; gap: 0; }
  .nav__item { border-bottom: 1px solid var(--border); }
  .nav__link { display: flex; justify-content: space-between; width: 100%; padding: 20px 0; font-size: 13px; }
  .nav__link::after { display: none; }
  .nav__menu {
    position: static; min-width: 0; box-shadow: none; border: 0; padding: 0 0 14px;
    opacity: 1; visibility: visible; transform: none; display: none;
  }
  .has-menu.is-open .nav__menu { display: block; }
  .nav__menu a { padding: 9px 0 9px 14px; font-size: 16px; }
  .nav__menu a:hover { background: none; }
  .nav__menu-divider { margin-top: 4px; padding-top: 4px; }
  .nav__item--cta { border: 0; margin: 28px 0 0; }
  .nav__item--cta .btn { width: 100%; padding: 18px; }
  .nav__mobile-footer { display: flex; flex-direction: column; gap: 8px; margin-top: 28px; font-size: 15px; }
  body.nav-locked { overflow: hidden; }
}

/* ----------------------------------------------------------
   6. Section headings
---------------------------------------------------------- */
.eyebrow {
  font-family: var(--sans); font-size: 11px; font-weight: 500;
  letter-spacing: .24em; text-transform: uppercase;
  color: var(--brown-light);
  margin: 0 0 18px;
}
.eyebrow--light { color: var(--sand); }

.section-head { max-width: 680px; margin-bottom: clamp(36px, 5vw, 60px); }
.section-head--center { margin-left: auto; margin-right: auto; text-align: center; }
.section-title { margin: 0; }
.section-title--light, .section-head--light .section-title { color: var(--white); }
.section-head--light .eyebrow { color: var(--sand); }
.section-intro { margin: 20px 0 0; font-size: 17px; font-weight: 300; color: var(--text-muted); line-height: 1.75; }
.section-head--light .section-intro { color: rgba(255,255,255,.65); }

.section-foot { margin-top: clamp(40px, 5vw, 64px); text-align: center; }

/* ----------------------------------------------------------
   7. Property cards & badges
---------------------------------------------------------- */
.prop-card { position: relative; }
.prop-card__link { display: block; color: inherit; }
.prop-card__link:hover { color: inherit; }

.prop-card__media {
  position: relative; overflow: hidden;
  aspect-ratio: 4 / 3; background: var(--stone);
}
.prop-card__media img {
  width: 100%; height: 100%; object-fit: cover;
  transition: transform 1.2s var(--ease);
}
.prop-card__link:hover .prop-card__media img { transform: scale(1.05); }
.prop-card__media::after {
  content: ''; position: absolute; inset: 0;
  background: linear-gradient(to top, rgba(1,1,1,.18), transparent 40%);
  pointer-events: none;
}

.prop-card__body { padding: 22px 2px 0; }
.prop-card__eyebrow {
  margin: 0 0 8px; font-size: 11px; font-weight: 500; letter-spacing: .2em;
  text-transform: uppercase; color: var(--brown-light);
}
.prop-card__title {
  font-size: clamp(21px, 1.9vw, 25px); margin: 0 0 6px;
  transition: color .2s;
}
.prop-card__link:hover .prop-card__title { color: var(--brown); }
.prop-card__location { margin: 0; font-size: 14px; color: var(--text-muted); }
.prop-card__meta {
  display: flex; flex-wrap: wrap; align-items: center; gap: 6px 18px;
  margin-top: 16px; padding-top: 16px; border-top: 1px solid var(--border);
  font-size: 13px; letter-spacing: .04em; color: var(--text-muted);
}
.prop-card__price { color: var(--navy); font-weight: 500; font-size: 15px; letter-spacing: .02em; }
.prop-card--sold .prop-card__media img { filter: saturate(.75); }

.badge {
  position: absolute; top: 16px; left: 16px; z-index: 1;
  padding: 7px 12px;
  font-size: 10px; font-weight: 600; letter-spacing: .2em; text-transform: uppercase;
  background: var(--white); color: var(--navy);
}
.badge--pending { background: var(--brown); color: var(--white); }
.badge--sold { background: var(--navy); color: var(--white); }
.badge--out-of-area { background: rgba(255,255,255,.92); color: var(--brown); }

/* ----------------------------------------------------------
   8. Forms
---------------------------------------------------------- */
.form { display: grid; gap: 18px; }
.form__row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
@media (max-width: 640px) { .form__row { grid-template-columns: 1fr; } }

.field label {
  display: block; margin-bottom: 8px;
  font-size: 11px; font-weight: 500; letter-spacing: .16em; text-transform: uppercase;
  color: var(--text-muted);
}
.field input, .field select, .field textarea {
  width: 100%; padding: 14px 16px;
  font-family: var(--sans); font-size: 16px; color: var(--navy);
  background: var(--white); border: 1px solid var(--border); border-radius: var(--radius);
  transition: border-color .2s, box-shadow .2s;
  -webkit-appearance: none; appearance: none;
}
.field textarea { resize: vertical; min-height: 110px; line-height: 1.6; }
.field input:focus, .field select:focus, .field textarea:focus {
  outline: none; border-color: var(--brown); box-shadow: 0 0 0 3px rgba(86,77,65,.12);
}
.field.is-invalid input, .field.is-invalid select, .field.is-invalid textarea { border-color: var(--error); }

.select { position: relative; }
.select::after {
  content: ''; position: absolute; right: 18px; top: 50%;
  width: 7px; height: 7px; margin-top: -6px;
  border-right: 1px solid var(--text-muted); border-bottom: 1px solid var(--text-muted);
  transform: rotate(45deg); pointer-events: none;
}
.select select { padding-right: 44px; cursor: pointer; }

.form__captcha:empty { display: none; }
.form__captcha { min-height: 78px; }
.form__actions { display: flex; flex-wrap: wrap; align-items: center; gap: 16px 24px; }
.form__status { margin: 0; font-size: 14px; }
.form__status.is-error { color: var(--error); }
.form__status.is-success { color: var(--success); }

/* Dark variant (footer) */
.form--dark .field label { color: rgba(255,255,255,.55); }
.form--dark .field input, .form--dark .field select, .form--dark .field textarea {
  background: rgba(255,255,255,.05); border-color: rgba(255,255,255,.18); color: var(--white);
}
.form--dark .field select option { color: var(--navy); }
.form--dark .field input:focus, .form--dark .field select:focus, .form--dark .field textarea:focus {
  border-color: var(--sand); box-shadow: 0 0 0 3px rgba(201,191,178,.15);
}
.form--dark .select::after { border-color: rgba(255,255,255,.6); }
.form--dark .form__status.is-error { color: #f0a59b; }
.form--dark .form__status.is-success { color: #b9d8c2; }

/* ----------------------------------------------------------
   9. Footer CTA & footer
---------------------------------------------------------- */
.footer-cta { background: var(--navy); color: rgba(255,255,255,.7); padding: var(--section-gap) 0; }
.footer-cta__inner {
  display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 6fr);
  gap: clamp(40px, 7vw, 110px); align-items: start;
}
.footer-cta__intro p { font-size: 17px; font-weight: 300; line-height: 1.75; max-width: 440px; margin-top: 24px; }
.footer-cta__direct { list-style: none; margin: 36px 0 0; padding: 0; display: grid; gap: 14px; }
.footer-cta__direct li { display: flex; gap: 18px; align-items: baseline; }
.footer-cta__direct span {
  width: 52px; font-size: 11px; letter-spacing: .2em; text-transform: uppercase; color: var(--sand);
}
.footer-cta__direct a { color: var(--white); font-family: var(--serif); font-size: 22px; }
.footer-cta__direct a:hover { color: var(--sand); }
@media (max-width: 900px) { .footer-cta__inner { grid-template-columns: 1fr; } }
@media (max-width: 480px) { .footer-cta__direct a { font-size: 18px; } }

.site-footer { background: var(--navy-deep); color: rgba(255,255,255,.6); font-size: 14px; }
.site-footer__grid {
  display: grid; grid-template-columns: 2fr 1fr 1fr 1.3fr;
  gap: clamp(32px, 5vw, 64px); padding-top: 72px; padding-bottom: 56px;
}
.site-footer__logo { display: inline-block; width: 150px; margin-bottom: 22px; }
.site-footer__brand p { max-width: 360px; line-height: 1.75; }
.site-footer__awards { display: flex; gap: 14px; margin-top: 26px; align-items: center; }
.site-footer__awards img { height: 64px; width: auto; background: var(--white); padding: 4px; }
.site-footer h3 {
  font-family: var(--sans); font-size: 11px; font-weight: 500; letter-spacing: .22em;
  text-transform: uppercase; color: var(--sand); margin: 0 0 20px;
}
.site-footer ul { list-style: none; margin: 0; padding: 0; display: grid; gap: 10px; }
.site-footer a { color: rgba(255,255,255,.75); }
.site-footer a:hover { color: var(--white); }
.site-footer__contact li { display: flex; gap: 12px; }
.site-footer__contact span { width: 70px; flex: none; color: rgba(255,255,255,.4); font-size: 12px; letter-spacing: .08em; text-transform: uppercase; padding-top: 2px; }
.site-footer__col .link-arrow { margin-top: 24px; }
.site-footer__legal { border-top: 1px solid rgba(255,255,255,.08); padding: 24px 0; font-size: 12px; color: rgba(255,255,255,.4); }
.site-footer__legal .container { display: flex; justify-content: space-between; gap: 12px 32px; flex-wrap: wrap; }
.site-footer__legal p { margin: 0; }
.site-footer__legal a { color: rgba(255,255,255,.6); }
@media (max-width: 960px) { .site-footer__grid { grid-template-columns: 1fr 1fr; } .site-footer__brand { grid-column: 1 / -1; } }
@media (max-width: 520px) { .site-footer__grid { grid-template-columns: 1fr; } }

/* ----------------------------------------------------------
   10. Newsletter popup (corner, not full-screen)
---------------------------------------------------------- */
.newsletter {
  position: fixed; right: 24px; bottom: 24px; z-index: 90;
  width: min(380px, calc(100vw - 32px));
  padding: 34px 32px 26px;
  background: var(--white);
  box-shadow: 0 24px 60px rgba(26,31,38,.22);
  border-top: 3px solid var(--brown);
  opacity: 0; visibility: hidden; transform: translateY(24px);
  transition: opacity .45s var(--ease), transform .45s var(--ease), visibility .45s;
}
.newsletter.is-visible { opacity: 1; visibility: visible; transform: none; }
.newsletter .eyebrow { margin-bottom: 12px; }
.newsletter__title { font-size: 28px; margin: 0 0 12px; }
.newsletter__text { font-size: 14px; line-height: 1.65; color: var(--text-muted); margin-bottom: 20px; }
.newsletter__form { display: grid; gap: 10px; }
.newsletter__form input {
  width: 100%; padding: 13px 14px; font: inherit; font-size: 15px; color: var(--navy);
  border: 1px solid var(--border); border-radius: var(--radius);
}
.newsletter__form input:focus { outline: none; border-color: var(--brown); }
.newsletter__status { margin: 4px 0 0; font-size: 13px; }
.newsletter__status.is-error { color: var(--error); }
.newsletter__status.is-success { color: var(--success); }
.newsletter__fine { margin: 14px 0 0; font-size: 11px; color: var(--text-muted); letter-spacing: .04em; }
.newsletter__close {
  position: absolute; top: 10px; right: 12px; width: 36px; height: 36px;
  font-size: 26px; line-height: 1; color: var(--text-muted);
  background: none; border: 0; cursor: pointer;
}
.newsletter__close:hover { color: var(--navy); }
.newsletter.is-done .newsletter__form input,
.newsletter.is-done .newsletter__form button,
.newsletter.is-done .newsletter__fine { display: none; }
@media (max-width: 520px) {
  .newsletter { right: 16px; bottom: 16px; padding: 28px 22px 20px; }
  .newsletter__title { font-size: 24px; }
  .newsletter__text, .newsletter__form input[name="FNAME"], .newsletter__fine { display: none; }
}

/* ----------------------------------------------------------
   11. Homepage
---------------------------------------------------------- */

/* Hero slider */
.hero {
  position: relative; overflow: hidden;
  height: clamp(600px, 88vh, 900px);
  background: var(--navy-deep); color: var(--white);
}
.hero__slide {
  position: absolute; inset: 0;
  opacity: 0; visibility: hidden;
  transition: opacity 1.4s var(--ease), visibility 1.4s;
}
.hero__slide.is-active { opacity: 1; visibility: visible; z-index: 1; }
.hero__img {
  position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover;
  transform: scale(1.08);
}
.hero__slide.is-active .hero__img { transform: scale(1); transition: transform 9s linear; }
.hero__slide::after {
  content: ''; position: absolute; inset: 0;
  background:
    linear-gradient(to bottom, rgba(1,1,1,.42) 0%, rgba(1,1,1,0) 26%),
    linear-gradient(to top, rgba(1,1,1,.72) 0%, rgba(1,1,1,.25) 45%, rgba(1,1,1,0) 70%);
}
.hero__content {
  position: absolute; z-index: 2; left: 0; right: 0; bottom: clamp(120px, 15vh, 170px);
}
.hero__text { max-width: 760px; }
.hero__text > * {
  opacity: 0; transform: translateY(18px);
  transition: opacity .9s var(--ease), transform .9s var(--ease);
}
.hero__slide.is-active .hero__text > * { opacity: 1; transform: none; }
.hero__slide.is-active .hero__text > *:nth-child(2) { transition-delay: .12s; }
.hero__slide.is-active .hero__text > *:nth-child(3) { transition-delay: .24s; }
.hero__slide.is-active .hero__text > *:nth-child(4) { transition-delay: .36s; }

.hero__eyebrow { font-size: 12px; font-weight: 500; letter-spacing: .26em; text-transform: uppercase; color: rgba(255,255,255,.85); margin: 0 0 18px; }
.hero__title { color: var(--white); font-size: clamp(44px, 7vw, 92px); line-height: 1.02; margin: 0 0 22px; }
.hero__meta {
  display: flex; flex-wrap: wrap; gap: 8px 28px; margin: 0 0 34px;
  font-size: 14px; letter-spacing: .14em; text-transform: uppercase; color: rgba(255,255,255,.85);
}
.hero__meta span + span { position: relative; }
.hero__meta span + span::before {
  content: ''; position: absolute; left: -15px; top: 50%; width: 3px; height: 3px;
  margin-top: -1.5px; border-radius: 50%; background: rgba(255,255,255,.6);
}
.hero__actions { display: flex; flex-wrap: wrap; gap: 14px; }

.hero__controls {
  position: absolute; z-index: 3; left: 0; right: 0; bottom: 0;
  border-top: 1px solid rgba(255,255,255,.18);
  background: linear-gradient(to top, rgba(1,1,1,.35), transparent);
}
.hero__controls-inner { display: flex; align-items: stretch; }
.hero__tabs { display: flex; flex: 1; min-width: 0; }
.hero__tab {
  position: relative; flex: 1; min-width: 0;
  padding: 22px 24px 24px 0; margin-right: 24px;
  text-align: left; color: rgba(255,255,255,.55);
  background: none; border: 0; cursor: pointer; font-family: var(--sans);
  transition: color .3s;
}
.hero__tab:hover, .hero__tab.is-active { color: var(--white); }
.hero__tab-num { display: block; font-size: 11px; letter-spacing: .2em; margin-bottom: 6px; }
.hero__tab-name {
  display: block; font-family: var(--serif); font-size: 17px;
  white-space: nowrap; overflow: hidden; text-overflow: ellipsis;
}
.hero__tab-bar { position: absolute; left: 0; right: 0; top: -1px; height: 2px; background: transparent; overflow: hidden; }
.hero__tab-bar::after {
  content: ''; position: absolute; inset: 0; background: var(--white);
  transform: scaleX(0); transform-origin: left;
}
.hero__tab.is-active .hero__tab-bar::after { animation: heroProgress var(--hero-interval, 7s) linear forwards; }
.hero.is-paused .hero__tab.is-active .hero__tab-bar::after { animation-play-state: paused; }
@keyframes heroProgress { to { transform: scaleX(1); } }

.hero__arrows { display: flex; align-items: center; gap: 4px; padding-left: 12px; }
.hero__arrow {
  width: 48px; height: 48px; border: 1px solid rgba(255,255,255,.35); border-radius: 50%;
  background: none; color: var(--white); cursor: pointer; font-size: 18px;
  display: grid; place-items: center; transition: background .25s, border-color .25s;
}
.hero__arrow:hover { background: var(--white); color: var(--navy); border-color: var(--white); }

@media (max-width: 960px) {
  .hero { height: clamp(560px, 86svh, 760px); }
  .hero__tab { display: none; }
  .hero__tabs { align-items: center; gap: 8px; }
  .hero__tabs .hero__dot { display: block; }
  .hero__content { bottom: 110px; }
}
.hero__dot {
  display: none; width: 28px; height: 2px; padding: 0; border: 0; cursor: pointer;
  background: rgba(255,255,255,.35);
}
.hero__dot.is-active { background: var(--white); }
@media (max-width: 960px) {
  .hero__controls-inner { padding-top: 18px; padding-bottom: 18px; align-items: center; }
}

/* Intro */
.intro {
  display: grid; grid-template-columns: minmax(0, 6fr) minmax(0, 5fr);
  gap: clamp(40px, 7vw, 110px); align-items: center;
}
.intro__lead { font-family: var(--serif); font-size: clamp(20px, 2vw, 24px); line-height: 1.55; color: var(--navy); margin: 28px 0 22px; }
.intro__body { color: var(--text-muted); font-weight: 300; font-size: 17px; }
.stats {
  display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px;
  margin: 44px 0 40px; padding: 30px 0; border-top: 1px solid var(--border); border-bottom: 1px solid var(--border);
}
.stat__value { display: block; font-family: var(--serif); font-size: clamp(30px, 3.2vw, 44px); line-height: 1; color: var(--navy); white-space: nowrap; }
.stat__label { display: block; margin-top: 10px; font-size: 11px; font-weight: 500; letter-spacing: .18em; text-transform: uppercase; color: var(--text-muted); }
.intro__media { position: relative; }
.intro__media img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; }
.intro__badge {
  position: absolute; left: -32px; bottom: 32px;
  display: flex; gap: 10px; padding: 14px; background: var(--white);
  box-shadow: 0 18px 40px rgba(35,41,50,.12);
}
.intro__badge img { width: 64px; height: 64px; aspect-ratio: auto; object-fit: contain; }
@media (max-width: 900px) {
  .intro { grid-template-columns: 1fr; }
  .intro__media { order: -1; }
  .intro__media img { aspect-ratio: 16 / 10; }
  .intro__badge { left: 16px; bottom: -28px; }
  .intro__media { margin-bottom: 28px; }
}
@media (max-width: 480px) { .stats { grid-template-columns: 1fr; gap: 22px; text-align: left; } }

/* Category tiles */
.cat-tiles { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: clamp(12px, 1.6vw, 20px); }
.cat-tile {
  position: relative; display: block; overflow: hidden;
  aspect-ratio: 3 / 4; color: var(--white); background: var(--navy);
}
.cat-tile img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform 1.4s var(--ease); }
.cat-tile::after {
  content: ''; position: absolute; inset: 0;
  background: linear-gradient(to top, rgba(1,1,1,.75) 0%, rgba(1,1,1,.12) 55%, rgba(1,1,1,.05) 100%);
  transition: background .4s;
}
.cat-tile:hover { color: var(--white); }
.cat-tile:hover img { transform: scale(1.06); }
.cat-tile__body { position: absolute; z-index: 1; left: 0; right: 0; bottom: 0; padding: clamp(20px, 2.4vw, 32px); }
.cat-tile__count { display: block; font-size: 11px; letter-spacing: .2em; text-transform: uppercase; color: rgba(255,255,255,.75); margin-bottom: 10px; }
.cat-tile__title { display: block; font-family: var(--serif); font-size: clamp(24px, 2.4vw, 32px); line-height: 1.1; }
.cat-tile__more {
  display: inline-block; margin-top: 16px; font-size: 11px; letter-spacing: .2em; text-transform: uppercase;
  padding-bottom: 3px; border-bottom: 1px solid rgba(255,255,255,.5);
  opacity: .85; transition: opacity .3s;
}
.cat-tile:hover .cat-tile__more { opacity: 1; }
@media (max-width: 960px) { .cat-tiles { grid-template-columns: repeat(2, minmax(0, 1fr)); } .cat-tile { aspect-ratio: 4 / 5; } }
@media (max-width: 480px) {
  .cat-tile { aspect-ratio: 1 / 1; }
  .cat-tile__more { display: none; }
  .cat-tile__title { font-size: 22px; }
}

.section-row { display: flex; align-items: flex-end; justify-content: space-between; gap: 24px; margin-bottom: clamp(36px, 5vw, 56px); }
.section-row .section-head { margin-bottom: 0; }
@media (max-width: 720px) { .section-row { flex-direction: column; align-items: flex-start; } }

/* Services teaser with buy/sell toggle */
.services-teaser {
  display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr);
  align-items: stretch; background: var(--off-white);
}
.services-teaser__media { position: relative; min-height: 520px; }
.services-teaser__media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: opacity .6s var(--ease); }
.services-teaser__media img:not(.is-active) { opacity: 0; }
.services-teaser__body { padding: clamp(48px, 7vw, 110px) clamp(24px, 6vw, 96px); max-width: 680px; }
.toggle {
  display: inline-flex; padding: 4px; margin: 4px 0 32px;
  border: 1px solid var(--border); background: var(--white); border-radius: 40px;
}
.toggle__btn {
  padding: 11px 26px; border: 0; border-radius: 40px; cursor: pointer;
  font-family: var(--sans); font-size: 11px; font-weight: 500; letter-spacing: .18em; text-transform: uppercase;
  color: var(--text-muted); background: transparent; transition: background .3s, color .3s;
}
.toggle__btn.is-active { background: var(--navy); color: var(--white); }
.toggle-panel[hidden] { display: none; }
.toggle-panel { animation: fadeUp .5s var(--ease); }
.toggle-panel h3 { font-size: clamp(28px, 3vw, 38px); margin-bottom: 18px; }
.toggle-panel > p { color: var(--text-muted); font-weight: 300; font-size: 17px; }
.check-list { list-style: none; margin: 26px 0 34px; padding: 0; display: grid; gap: 12px; }
.check-list li { position: relative; padding-left: 30px; }
.check-list li::before {
  content: ''; position: absolute; left: 2px; top: 9px; width: 12px; height: 6px;
  border-left: 1.5px solid var(--brown); border-bottom: 1.5px solid var(--brown); transform: rotate(-45deg);
}
@media (max-width: 900px) {
  .services-teaser { grid-template-columns: 1fr; }
  .services-teaser__media { min-height: 300px; }
}

.empty-state { text-align: center; padding: 60px 20px; color: var(--text-muted); border: 1px solid var(--border); }

/* ----------------------------------------------------------
   12. Motion & utilities
---------------------------------------------------------- */
@keyframes fadeUp { from { opacity: 0; transform: translateY(12px); } to { opacity: 1; transform: none; } }

.js .reveal { opacity: 0; transform: translateY(28px); transition: opacity 1s var(--ease), transform 1s var(--ease); }
.js .reveal.is-in { opacity: 1; transform: none; }
.js .reveal-stagger > * { opacity: 0; transform: translateY(28px); transition: opacity .9s var(--ease), transform .9s var(--ease); }
.js .reveal-stagger.is-in > * { opacity: 1; transform: none; }
.js .reveal-stagger.is-in > *:nth-child(2) { transition-delay: .1s; }
.js .reveal-stagger.is-in > *:nth-child(3) { transition-delay: .2s; }
.js .reveal-stagger.is-in > *:nth-child(4) { transition-delay: .3s; }
.js .reveal-stagger.is-in > *:nth-child(5) { transition-delay: .4s; }
.js .reveal-stagger.is-in > *:nth-child(6) { transition-delay: .5s; }

.text-center { text-align: center; }

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation-duration: .01ms !important; transition-duration: .01ms !important; }
  html { scroll-behavior: auto; }
  .js .reveal, .js .reveal-stagger > * { opacity: 1; transform: none; }
}

/* ==========================================================
   13. Listing pages (All Properties, categories, Sold)
   ========================================================== */
.page-banner {
  position: relative; overflow: hidden; color: var(--white);
  min-height: clamp(380px, 52vh, 520px);
  display: flex; align-items: flex-end;
  padding: calc(var(--header-h) + 40px) 0 clamp(48px, 7vw, 80px);
  background: var(--navy);
}
.page-banner__img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.page-banner::after {
  content: ''; position: absolute; inset: 0;
  background: linear-gradient(to bottom, rgba(1,1,1,.45) 0%, rgba(1,1,1,.15) 35%, rgba(1,1,1,.62) 100%);
}
.page-banner__content { position: relative; z-index: 1; }
.page-banner__title { color: var(--white); font-size: clamp(42px, 6vw, 80px); margin: 0 0 16px; }
.page-banner__intro { max-width: 620px; font-size: 18px; font-weight: 300; color: rgba(255,255,255,.85); margin: 0; }

.filters {
  position: sticky; top: calc(var(--header-h) - 36px); z-index: 50;
  background: rgba(255,255,255,.97); backdrop-filter: blur(8px);
  border-bottom: 1px solid var(--border);
}
@media (max-width: 960px) { .filters { top: var(--header-h); position: relative; } }
.filters__form { padding: 18px 0; }
.filters__main { display: flex; flex-wrap: wrap; align-items: flex-end; gap: 16px 36px; }
.filters__group { border: 0; margin: 0; padding: 0; min-width: 0; }
.filters__group legend, .field--checks legend {
  padding: 0; margin-bottom: 10px;
  font-size: 10px; font-weight: 500; letter-spacing: .2em; text-transform: uppercase; color: var(--text-muted);
}
.filters__tools { display: flex; align-items: center; gap: 12px; margin-left: auto; }
.filters__more {
  display: inline-flex; align-items: center; gap: 8px; height: 40px; padding: 0 18px;
  font: 500 11px/1 var(--sans); letter-spacing: .16em; text-transform: uppercase; color: var(--navy);
  background: var(--white); border: 1px solid var(--border); border-radius: 40px; cursor: pointer;
}
.filters__more[aria-expanded="true"] { border-color: var(--navy); }
.filters__count {
  display: inline-grid; place-items: center; min-width: 20px; height: 20px; padding: 0 6px;
  font-size: 11px; letter-spacing: 0; border-radius: 10px; background: var(--brown); color: var(--white);
}
.filters__features { border: 0; margin: 16px 0 0; padding: 16px 0 0; border-top: 1px solid var(--border); }
.select--inline select {
  height: 40px; padding: 0 44px 0 18px; border: 1px solid var(--border); border-radius: 40px;
  font: 500 11px/1 var(--sans); letter-spacing: .12em; text-transform: uppercase; color: var(--navy);
  background: var(--white); -webkit-appearance: none; appearance: none; cursor: pointer;
}
.select--inline::after { margin-top: -5px; }

.chips { display: flex; flex-wrap: wrap; gap: 8px; }
.chip { position: relative; cursor: pointer; }
.chip input { position: absolute; opacity: 0; width: 1px; height: 1px; }
.chip span {
  display: inline-flex; align-items: center; gap: 8px; height: 40px; padding: 0 18px;
  font-size: 13px; color: var(--text-body); white-space: nowrap;
  border: 1px solid var(--border); border-radius: 40px; background: var(--white);
  transition: background .2s, color .2s, border-color .2s;
}
.chip span small { font-size: 11px; color: var(--text-muted); }
.chip:hover span { border-color: var(--brown-light); }
.chip input:checked + span { background: var(--navy); border-color: var(--navy); color: var(--white); }
.chip input:checked + span small { color: rgba(255,255,255,.6); }
.chip input:focus-visible + span { outline: 2px solid var(--brown); outline-offset: 2px; }
.chips--small .chip span { height: 34px; padding: 0 14px; font-size: 12.5px; }

@media (max-width: 720px) {
  .filters__main { flex-direction: column; align-items: stretch; gap: 14px; }
  .filters__group .chips { flex-wrap: nowrap; overflow-x: auto; margin: 0 calc(var(--gutter) * -1); padding: 0 var(--gutter) 2px; scrollbar-width: none; }
  .filters__group .chips::-webkit-scrollbar { display: none; }
  .filters__tools { margin-left: 0; }
  .filters__tools .select--inline { flex: 1; }
  .filters__tools select { width: 100%; }
}

.listings__body { padding-top: 40px; padding-bottom: var(--section-gap); }
.listings__status { display: flex; align-items: center; justify-content: space-between; gap: 16px; margin-bottom: 32px; }
.listings__count { margin: 0; font-size: 13px; letter-spacing: .14em; text-transform: uppercase; color: var(--text-muted); }
.listings__count [data-count] { color: var(--navy); font-weight: 600; }
.listings__grid { row-gap: clamp(44px, 5vw, 64px); }
.listings__sold-link { margin: clamp(56px, 7vw, 88px) 0 0; text-align: center; }
.prop-card[hidden] { display: none; }

/* ==========================================================
   14. Property page
   ========================================================== */
.prop-hero {
  position: relative; overflow: hidden; color: var(--white);
  min-height: clamp(560px, 86vh, 880px);
  display: flex; align-items: flex-end;
  padding: calc(var(--header-h) + 40px) 0 clamp(56px, 8vw, 96px);
  background: var(--navy);
}
.prop-hero__img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; animation: heroZoom 12s var(--ease) both; }
@keyframes heroZoom { from { transform: scale(1.06); } to { transform: scale(1); } }
.prop-hero::after {
  content: ''; position: absolute; inset: 0;
  background:
    linear-gradient(to bottom, rgba(1,1,1,.45) 0%, rgba(1,1,1,0) 28%),
    linear-gradient(to top, rgba(1,1,1,.72) 0%, rgba(1,1,1,.2) 50%, rgba(1,1,1,0) 75%);
}
.prop-hero--plain { min-height: 420px; }
.prop-hero__content { position: relative; z-index: 1; }
.prop-hero__back {
  display: inline-block; margin-bottom: 28px;
  font-size: 11px; letter-spacing: .2em; text-transform: uppercase; color: rgba(255,255,255,.8);
}
.prop-hero__back:hover { color: var(--white); }
.badge--inline { position: static; display: inline-block; margin: 0 0 18px 16px; vertical-align: top; }
.prop-hero__eyebrow { font-size: 12px; font-weight: 500; letter-spacing: .26em; text-transform: uppercase; color: rgba(255,255,255,.85); margin: 0 0 16px; }
.prop-hero__title { color: var(--white); font-size: clamp(44px, 7vw, 96px); line-height: 1.02; margin: 0 0 18px; max-width: 14ch; }
.prop-hero__tagline { font-family: var(--serif); font-style: italic; font-size: clamp(19px, 2vw, 24px); color: rgba(255,255,255,.9); margin: 0 0 22px; max-width: 640px; }
.prop-hero__meta {
  display: flex; flex-wrap: wrap; gap: 8px 28px; margin: 0 0 34px;
  font-size: 14px; letter-spacing: .14em; text-transform: uppercase; color: rgba(255,255,255,.88);
}
.prop-hero__meta span + span { position: relative; }
.prop-hero__meta span + span::before {
  content: ''; position: absolute; left: -15px; top: 50%; width: 3px; height: 3px; margin-top: -1.5px;
  border-radius: 50%; background: rgba(255,255,255,.6);
}
.prop-hero__actions { display: flex; flex-wrap: wrap; gap: 14px; }

/* Mini nav */
.subnav {
  position: sticky; top: calc(var(--header-h) - 36px); z-index: 50;
  background: var(--white); border-bottom: 1px solid var(--border);
  transition: box-shadow .3s;
}
.subnav.is-stuck { box-shadow: 0 8px 24px rgba(35,41,50,.06); }
@media (max-width: 960px) { .subnav { top: var(--header-h); } }
.subnav__inner { display: flex; align-items: center; justify-content: space-between; gap: 20px; height: 64px; }
.subnav__links {
  display: flex; gap: clamp(18px, 3vw, 40px); list-style: none; margin: 0; padding: 0;
  overflow-x: auto; scrollbar-width: none; height: 100%;
}
.subnav__links::-webkit-scrollbar { display: none; }
.subnav__links a {
  position: relative; display: flex; align-items: center; height: 100%;
  font-size: 11px; font-weight: 500; letter-spacing: .18em; text-transform: uppercase;
  color: var(--text-muted); white-space: nowrap;
}
.subnav__links a::after {
  content: ''; position: absolute; left: 0; right: 0; bottom: -1px; height: 2px; background: var(--navy);
  transform: scaleX(0); transition: transform .3s var(--ease);
}
.subnav__links a:hover, .subnav__links a.is-active { color: var(--navy); }
.subnav__links a.is-active::after { transform: scaleX(1); }
.subnav__aside { display: flex; align-items: center; gap: 18px; flex: none; }
.subnav__price { font-family: var(--serif); font-size: 20px; color: var(--navy); }
@media (max-width: 720px) {
  .subnav__inner { height: 54px; }
  .subnav__aside { display: none; }
}

/* At a glance */
.glance-section { padding-top: clamp(56px, 7vw, 88px); }
.glance { display: grid; grid-template-columns: minmax(0, 3fr) minmax(0, 9fr); gap: clamp(28px, 5vw, 72px); align-items: start; }
.glance__title { font-size: clamp(30px, 3.2vw, 42px); margin: 0; }
.glance__grid {
  display: grid; grid-template-columns: repeat(3, minmax(0, 1fr));
  margin: 0; border-top: 1px solid var(--border);
}
.glance__item { padding: 26px 24px 26px 0; border-bottom: 1px solid var(--border); }
.glance__icon { display: block; color: var(--brown); margin-bottom: 14px; }
.glance__item dt { font-size: 10.5px; font-weight: 500; letter-spacing: .2em; text-transform: uppercase; color: var(--text-muted); margin-bottom: 6px; }
.glance__item dd { margin: 0; font-family: var(--serif); font-size: clamp(19px, 1.7vw, 23px); color: var(--navy); line-height: 1.3; }
@media (max-width: 960px) {
  .glance { grid-template-columns: 1fr; }
  .glance__grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
@media (max-width: 480px) { .glance__item dd { font-size: 18px; } .glance__item { padding-right: 12px; } }

.highlights {
  display: grid; grid-template-columns: minmax(0, 2fr) minmax(0, 1fr); gap: clamp(32px, 5vw, 72px);
  margin-top: clamp(40px, 5vw, 64px); padding: clamp(28px, 4vw, 44px); background: var(--off-white);
}
.highlights:has(> :only-child) { grid-template-columns: 1fr; }
.highlights__title { font-size: 22px; margin-bottom: 18px; }
.check-list--two { grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 12px 32px; margin: 0; }
.tag-list { list-style: none; margin: 0; padding: 0; display: flex; flex-wrap: wrap; gap: 8px; }
.tag-list li { padding: 8px 14px; font-size: 13px; background: var(--white); border: 1px solid var(--border); border-radius: 30px; }
@media (max-width: 760px) {
  .highlights, .check-list--two { grid-template-columns: 1fr; }
}

/* Photo carousel */
.carousel-controls { display: flex; align-items: center; gap: 10px; }
.carousel-controls__count { margin-right: 10px; font-size: 13px; letter-spacing: .12em; color: var(--text-muted); }
.carousel-arrow {
  width: 50px; height: 50px; border-radius: 50%; border: 1px solid var(--border);
  background: var(--white); color: var(--navy); font-size: 18px; cursor: pointer;
  transition: background .25s, color .25s, border-color .25s;
}
.carousel-arrow:hover { background: var(--navy); color: var(--white); border-color: var(--navy); }
.carousel__track {
  display: flex; gap: clamp(10px, 1.4vw, 18px);
  overflow-x: auto; scroll-snap-type: x mandatory; scroll-behavior: smooth;
  padding: 0 var(--gutter);
  scroll-padding: 0 var(--gutter);
  scrollbar-width: none;
}
@media (min-width: 1360px) {
  .carousel__track { padding-left: calc((100vw - var(--max-w)) / 2); scroll-padding-left: calc((100vw - var(--max-w)) / 2); }
}
.carousel__track::-webkit-scrollbar { display: none; }
.carousel__track:focus-visible { outline-offset: -2px; }
.carousel__slide {
  flex: 0 0 auto; margin: 0; scroll-snap-align: start;
  width: min(68vw, 920px);
}
.carousel__slide:last-child { margin-right: var(--gutter); }
.carousel__open { display: block; width: 100%; padding: 0; border: 0; cursor: zoom-in; background: var(--stone); overflow: hidden; }
.carousel__open img { width: 100%; aspect-ratio: 3 / 2; object-fit: cover; transition: transform 1.2s var(--ease); }
.carousel__open:hover img { transform: scale(1.03); }
.carousel__slide figcaption { margin-top: 10px; font-size: 13px; color: var(--text-muted); }
.carousel-foot { margin-top: 36px; }
@media (max-width: 720px) {
  .carousel__slide { width: 86vw; }
  .section-row .carousel-controls { display: none; }
}

/* Description */
.prop-desc { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 4fr); gap: clamp(40px, 7vw, 110px); align-items: start; }
.prop-desc__title { margin-bottom: 30px; }
.prose { font-size: 17px; line-height: 1.85; color: var(--text-body); }
.prose p { margin-bottom: 1.3em; }
.prose h4 { font-size: 22px; margin: 1.6em 0 .6em; }
.prose ul { padding-left: 1.1em; margin: 0 0 1.4em; }
.prose li { margin-bottom: .5em; }
.prose a { border-bottom: 1px solid currentColor; }
.prose__more { animation: fadeUp .5s var(--ease); }
.prose__toggle { margin-top: 8px; }
.prop-desc__mls { margin-top: 28px; font-size: 12px; letter-spacing: .14em; text-transform: uppercase; color: var(--text-muted); }
.prop-desc__aside { position: sticky; top: calc(var(--header-h) + 64px); display: grid; gap: 20px; }
@media (max-width: 960px) {
  .prop-desc { grid-template-columns: 1fr; }
  .prop-desc__aside { position: static; }
}

.agent-card { padding: 36px 32px; background: var(--off-white); text-align: center; }
.agent-card__photo { width: 120px; height: 120px; border-radius: 50%; object-fit: cover; margin: 0 auto 20px; }
.agent-card .eyebrow { margin-bottom: 10px; }
.agent-card__name { font-size: 26px; margin: 0 0 4px; }
.agent-card__title { font-size: 13px; color: var(--text-muted); margin-bottom: 18px; }
.agent-card__contact { list-style: none; margin: 0 0 24px; padding: 0; display: grid; gap: 6px; font-size: 15px; }
.agent-card__contact small { color: var(--text-muted); font-size: 11px; letter-spacing: .1em; text-transform: uppercase; margin-left: 4px; }
.brochure-card { padding: 28px 32px; border: 1px solid var(--border); }
.brochure-card .eyebrow { margin-bottom: 10px; }
.brochure-card p:not(.eyebrow) { font-size: 15px; color: var(--text-muted); margin-bottom: 18px; }

/* Map & video */
.map-frame { position: relative; aspect-ratio: 16 / 9; background: var(--stone); overflow: hidden; }
.map-frame iframe, .map-leaflet { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; }
.map-note { margin-top: 12px; font-size: 12px; color: var(--text-muted); }
@media (max-width: 720px) { .map-frame { aspect-ratio: 4 / 5; } }
.video-frame { position: relative; aspect-ratio: 16 / 9; background: var(--black); }
.video-frame iframe, .video-frame video { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; }

.disclaimer { padding: 40px 0; border-top: 1px solid var(--border); font-size: 12px; line-height: 1.7; color: var(--text-muted); }

/* Lightbox */
.lightbox {
  position: fixed; inset: 0; z-index: 300;
  display: grid; grid-template-columns: 80px 1fr 80px; align-items: center;
  background: rgba(10,12,15,.96);
}
.lightbox[hidden] { display: none; }
.lightbox__figure { margin: 0; display: flex; flex-direction: column; align-items: center; justify-content: center; height: 100vh; padding: 60px 0; }
.lightbox__img { max-width: 100%; max-height: calc(100vh - 140px); width: auto; height: auto; object-fit: contain; }
.lightbox__caption { margin-top: 16px; font-size: 13px; letter-spacing: .1em; color: rgba(255,255,255,.65); }
.lightbox__nav, .lightbox__close {
  background: none; border: 0; color: var(--white); cursor: pointer;
}
.lightbox__nav { width: 56px; height: 56px; margin: 0 auto; border: 1px solid rgba(255,255,255,.3); border-radius: 50%; font-size: 20px; }
.lightbox__nav:hover { background: var(--white); color: var(--navy); }
.lightbox__close { position: absolute; top: 14px; right: 18px; width: 48px; height: 48px; font-size: 34px; line-height: 1; }
@media (max-width: 720px) {
  .lightbox { grid-template-columns: 1fr; }
  .lightbox__nav { position: absolute; bottom: 24px; }
  .lightbox__nav--prev { left: calc(50% - 70px); }
  .lightbox__nav--next { right: calc(50% - 70px); }
}

/* Modal (brochure form) */
.modal { position: fixed; inset: 0; z-index: 250; display: flex; align-items: center; justify-content: center; padding: 20px; }
.modal[hidden] { display: none; }
.modal__backdrop { position: absolute; inset: 0; background: rgba(26,31,38,.7); animation: fadeIn .3s; }
.modal__panel {
  position: relative; width: min(640px, 100%); max-height: calc(100vh - 40px); overflow-y: auto;
  padding: clamp(32px, 5vw, 52px); background: var(--white);
  border-top: 3px solid var(--brown);
  animation: fadeUp .4s var(--ease);
}
.modal__close { position: absolute; top: 12px; right: 14px; width: 42px; height: 42px; font-size: 30px; line-height: 1; color: var(--text-muted); background: none; border: 0; cursor: pointer; }
.modal__close:hover { color: var(--navy); }
.modal .eyebrow { margin-bottom: 10px; }
.modal__title { font-size: clamp(28px, 3.4vw, 38px); margin: 0 0 12px; }
.modal__intro { color: var(--text-muted); margin-bottom: 28px; }
.modal__done .btn { margin-top: 8px; }
@keyframes fadeIn { from { opacity: 0; } to { opacity: 1; } }

.field--checks { border: 0; margin: 0; padding: 0; }
.check { display: flex; align-items: center; gap: 10px; font-size: 14px; color: var(--text-body); cursor: pointer; }
.check input { width: 18px; height: 18px; accent-color: var(--navy); }

/* Chips/checkboxes inside form fields keep their own type styles */
.field label.chip { display: inline-block; margin: 0; font-size: inherit; font-weight: 400; letter-spacing: normal; text-transform: none; color: inherit; }


/* ==========================================================
   15. Dark sections, statement band, consult split
   (homepage rhythm: photo / light / navy / photo / light / navy / stone / navy)
   ========================================================== */
.section--navy { background: var(--navy); color: rgba(255,255,255,.72); }
.section--navy h2, .section--navy h3 { color: var(--white); }
.section--stone { background: var(--stone); }

/* Anything sitting on a dark background */
.on-dark .eyebrow { color: var(--sand); }
.on-dark .section-title { color: var(--white); }
.on-dark .prop-card__media { background: rgba(255,255,255,.06); }
.on-dark .prop-card__eyebrow { color: var(--sand); }
.on-dark .prop-card__title { color: var(--white); }
.on-dark .prop-card__link:hover .prop-card__title { color: var(--sand); }
.on-dark .prop-card__location { color: rgba(255,255,255,.55); }
.on-dark .prop-card__meta { border-top-color: rgba(255,255,255,.14); color: rgba(255,255,255,.55); }
.on-dark .prop-card__price { color: var(--sand); }
.on-dark .empty-state { border-color: rgba(255,255,255,.15); color: rgba(255,255,255,.6); }
.on-dark .empty-state a { color: var(--sand); }

/* Sand hairline under dark section headings — a small signature detail */
.section--navy .section-head .section-title::after {
  content: ''; display: block; width: 56px; height: 1px; margin-top: 26px; background: var(--sand);
}
.section--navy .section-head--center .section-title::after { margin-left: auto; margin-right: auto; }

/* Statement band: full-width photo in the middle of the page */
.statement {
  position: relative; overflow: hidden; isolation: isolate;
  min-height: clamp(560px, 82vh, 820px);
  display: flex; align-items: center;
  color: var(--white); background: var(--navy-deep);
}
.statement__bg {
  position: absolute; left: 0; right: 0; top: -12%; width: 100%; height: 124%;
  object-fit: cover; z-index: -2; will-change: transform;
}
.statement::before {
  content: ''; position: absolute; inset: 0; z-index: -1;
  background:
    linear-gradient(90deg, rgba(26,31,38,.82) 0%, rgba(26,31,38,.55) 45%, rgba(26,31,38,.15) 100%),
    linear-gradient(to top, rgba(26,31,38,.35), transparent 40%);
}
.statement__frame {
  position: absolute; inset: clamp(16px, 2.4vw, 32px); z-index: -1;
  border: 1px solid rgba(201,191,178,.45); pointer-events: none;
}
.statement__inner { padding-top: 80px; padding-bottom: 80px; }
.statement__title { color: var(--white); font-size: clamp(40px, 5.6vw, 76px); line-height: 1.05; margin: 0 0 26px; max-width: 14ch; }
.statement__title em { color: var(--sand); }
.statement__text { max-width: 520px; font-size: 18px; font-weight: 300; line-height: 1.75; color: rgba(255,255,255,.82); margin: 0 0 38px; }
.statement__actions { display: flex; flex-wrap: wrap; gap: 14px; }
@media (max-width: 720px) {
  .statement::before { background: linear-gradient(to top, rgba(26,31,38,.88) 0%, rgba(26,31,38,.55) 60%, rgba(26,31,38,.35) 100%); }
  .statement { align-items: flex-end; }
}

/* Services teaser, dark version */
.services-teaser--dark { background: var(--navy); }
.services-teaser--dark .toggle-panel h3 { color: var(--white); }
.services-teaser--dark .toggle-panel > p { color: rgba(255,255,255,.68); }
.services-teaser--dark .check-list li { color: rgba(255,255,255,.82); }
.services-teaser--dark .check-list li::before { border-color: var(--sand); }
.services-teaser--dark .toggle { background: transparent; border-color: rgba(255,255,255,.2); }
.services-teaser--dark .toggle__btn { color: rgba(255,255,255,.6); }
.services-teaser--dark .toggle__btn.is-active { background: var(--sand); color: var(--navy); }

/* Considering a sale: stone split with framed photo */
.consult {
  display: grid; grid-template-columns: minmax(0, 6fr) minmax(0, 5fr);
  gap: clamp(48px, 8vw, 120px); align-items: center;
}
.consult__body { margin: 28px 0 36px; max-width: 520px; font-size: 17px; font-weight: 300; line-height: 1.75; color: var(--text-muted); }
.consult__actions { display: flex; flex-wrap: wrap; gap: 14px; }
.consult__media { position: relative; }
.consult__media::before {
  content: ''; position: absolute; inset: 22px -22px -22px 22px;
  border: 1px solid var(--brown-light); z-index: 0;
}
.consult__media img { position: relative; z-index: 1; width: 100%; aspect-ratio: 4 / 5; object-fit: cover; }
@media (max-width: 900px) {
  .consult { grid-template-columns: 1fr; }
  .consult__media { max-width: 520px; margin-right: 22px; }
  .consult__media img { aspect-ratio: 4 / 3; }
}