/* ============================================================
   NIN TANG REALTOR — Home by Heart design system
   ============================================================ */
:root{
  /* Home by Heart: warm cream, deep ink, and the red of her painted heart. */
  --ink:        #1c1918;
  --ink-soft:   #2b2624;
  --paper:      #f8f3ec;
  --paper-warm: #f1e8dc;
  --bone:       #e9dfd1;
  --teak:       #74605a;
  --teak-deep:  #2b2219;
  --clay:       #a67c36;
  --clay-soft:  #d6b26b;
  --ochre:      #c49a52;
  --sage:       #7c8a6a;
  --rule:       rgba(28, 25, 24, 0.14);
  --rule-light: rgba(244, 237, 225, 0.16);

  /* Typography */
  --f-display: "Fraunces", "Cormorant Garamond", Georgia, serif;
  --f-body:    "Archivo", -apple-system, BlinkMacSystemFont, sans-serif;
  --f-mono:    "JetBrains Mono", ui-monospace, SFMono-Regular, monospace;

  /* Rhythm */
  --nav-h: 88px;
  --nav-h-shrunk: 68px;
  --page-max: 1440px;
  --gutter: clamp(20px, 4vw, 64px);

  /* Motion */
  --ease-out-quart: cubic-bezier(0.25, 1, 0.5, 1);
  --ease-in-out-quart: cubic-bezier(0.76, 0, 0.24, 1);
}

/* ============================================================
   RESET & BASE
   ============================================================ */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html {
  scroll-behavior: smooth;
  -webkit-text-size-adjust: 100%;
  overflow-x: hidden;
  max-width: 100%;
}
body{
  font-family: var(--f-body);
  font-weight: 400;
  font-size: 16px;
  line-height: 1.6;
  color: var(--ink);
  background: var(--paper);
  overflow-x: hidden;
  max-width: 100vw;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  text-rendering: optimizeLegibility;
}
main, .page, section { max-width: 100%; }
img { max-width: 100%; display: block; height: auto; }
a { color: inherit; text-decoration: none; }
button { font-family: inherit; cursor: pointer; border: none; background: none; color: inherit; }
:focus-visible { outline: 2px solid var(--clay); outline-offset: 3px; }

/* ============================================================
   MOBILE OVERFLOW HARDENING
   Prevents content from bleeding past the viewport on narrow phones
   (iPhone SE 320px, older Androids, taller/narrower devices).
   Fights three common causes:
     1. Grid/flex children refusing to shrink below content width
     2. Long unbreakable text (emails, URLs, no-space words)
     3. Fixed-size type/padding that doesn't scale down enough
============================================================ */

/* Every flex/grid child gets min-width: 0 so it can actually shrink.
   Without this, a wide inner element forces the parent to expand. */
main *, .page * {
  min-width: 0;
}

/* Break long unbreakable strings (emails, URLs, filenames) so they wrap
   instead of pushing the container wider than the viewport. */
p, li, dd, dt, blockquote, figcaption,
.listing-card__address, .listing-card__city,
.sold-card__address, .sold-card__city, .sold-card__deal,
.testimonial__quote, .testimonial__attribution,
.press-card__excerpt, .press-card__title,
.chats-list__email, .chat-msg,
.contact__info a, .footer__col a {
  overflow-wrap: anywhere;
  word-break: normal;
  hyphens: auto;
}

/* Extra-narrow phone tightening (≤ 400px covers iPhone SE, mini,
   many Android budget devices). Reduces grid gaps, tightens padding,
   and enforces smaller floors on the biggest display type so a single
   word can't be wider than the screen. */
@media (max-width: 400px){
  :root {
    --gutter: 16px;
  }
  .hero__title{
    font-size: clamp(2.4rem, 11vw, 3.4rem) !important;
    line-height: 1.05;
    word-break: break-word;
  }
  .page-hero__title,
  .sec-head__title{
    font-size: clamp(2rem, 8.5vw, 3rem) !important;
    line-height: 1.1;
    word-break: break-word;
  }
  .cta-block__title{
    font-size: clamp(1.7rem, 7.5vw, 2.6rem) !important;
    line-height: 1.15;
  }
  .stats__cell{ padding: 32px 18px; }
  .stats__cell--featured{ padding: 40px 22px; }
  .stats__cell--featured .stats__num{
    font-size: clamp(2.8rem, 12vw, 4rem) !important;
  }
  .stats__num{
    font-size: clamp(2.2rem, 9vw, 3rem) !important;
  }
  .listings-grid, .sold-grid{
    gap: 32px 20px !important;
  }
  .footer__grid, .contact-grid{
    gap: 32px !important;
  }
  .chat-panel{
    width: calc(100vw - 24px);
    right: 12px;
  }
  .chat-widget{ right: 12px; bottom: 12px; }
}

/* Very narrow (≤ 340px covers oldest iPhones + some folded screens). */
@media (max-width: 340px){
  :root {
    --gutter: 12px;
  }
  .hero__title{
    font-size: clamp(2rem, 12vw, 2.8rem) !important;
  }
}

/* Subtle paper grain on the body — Eichler warmth */
body::before{
  content: "";
  position: fixed;
  inset: 0;
  pointer-events: none;
  z-index: 1;
  opacity: 0.035;
  mix-blend-mode: multiply;
  background-image: url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='200' height='200'><filter id='n'><feTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='2' stitchTiles='stitch'/><feColorMatrix values='0 0 0 0 0.1  0 0 0 0 0.08  0 0 0 0 0.06  0 0 0 0.8 0'/></filter><rect width='200' height='200' filter='url(%23n)'/></svg>");
}

/* ============================================================
   TYPOGRAPHY SYSTEM
   ============================================================ */
.display-xl{
  font-family: var(--f-display);
  font-weight: 300;
  font-size: clamp(3.2rem, 9.5vw, 9rem);
  line-height: 0.92;
  letter-spacing: -0.02em;
  font-variation-settings: "opsz" 144;
}
.display-l{
  font-family: var(--f-display);
  font-weight: 300;
  font-size: clamp(2.4rem, 6vw, 5.4rem);
  line-height: 0.98;
  letter-spacing: -0.015em;
  font-variation-settings: "opsz" 144;
}
.display-m{
  font-family: var(--f-display);
  font-weight: 400;
  font-size: clamp(1.8rem, 3.2vw, 3rem);
  line-height: 1.1;
  letter-spacing: -0.01em;
  font-variation-settings: "opsz" 96;
}
.display-s{
  font-family: var(--f-display);
  font-weight: 400;
  font-size: clamp(1.4rem, 2.2vw, 2rem);
  line-height: 1.2;
  letter-spacing: -0.005em;
}
.eyebrow{
  font-family: var(--f-mono);
  font-size: 11px;
  font-weight: 400;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--teak);
}
.eyebrow--light{ color: var(--clay-soft); }
.mono { font-family: var(--f-mono); letter-spacing: 0.04em; }
em, .italic { font-style: italic; font-weight: 300; }

/* ============================================================
   LAYOUT PRIMITIVES
   ============================================================ */
.container{
  width: 100%;
  max-width: var(--page-max);
  margin: 0 auto;
  padding: 0 var(--gutter);
  position: relative;
}
.section{ padding: clamp(80px, calc(12 * var(--vh, 1vh)), 160px) 0; position: relative; }
.section--dark{ background: var(--ink); color: var(--paper); }
.section--teak{ background: var(--teak-deep); color: var(--paper); }
.section--warm{ background: var(--paper-warm); }
.section--bone{ background: var(--bone); }

.divider{
  width: 100%;
  height: 1px;
  background: var(--rule);
  margin: 0;
}
.divider--light{ background: var(--rule-light); }

/* ============================================================
   NAVIGATION
   ============================================================ */
.nav{
  position: fixed;
  top: 0; left: 0; right: 0;
  height: var(--nav-h);
  z-index: 100;
  background: var(--ink);
  border-bottom: 1px solid var(--rule-light);
  transition: height 0.5s var(--ease-out-quart), background 0.4s ease;
  display: flex;
  align-items: center;
}
.nav.shrunk{ height: var(--nav-h-shrunk); }
.nav__inner{
  width: 100%;
  max-width: var(--page-max);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 40px;
}
.nav__logo{
  height: 100%;
  max-height: var(--nav-h);
  max-width: 220px;
  width: auto;
  object-fit: contain;
  display: block;
  transition: max-height 0.5s var(--ease-out-quart);
}
.nav__logo-link{
  display: flex;
  align-items: stretch;
  height: 100%;
  padding: 4px 0;
}
/* The bundled default logo is dark-on-white; invert it so it reads on the
   dark nav. When a custom logo is uploaded via the CMS, JS removes this
   class so the uploaded (transparent) logo is shown as-is. */
.nav__logo.logo-needs-invert{
  filter: brightness(0) invert(1);
}
.nav.shrunk .nav__logo{ max-height: var(--nav-h-shrunk); }
.nav__menu{
  display: flex;
  gap: 36px;
  list-style: none;
  align-items: center;
}
.nav__link{
  font-family: var(--f-mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--paper);
  opacity: 0.78;
  position: relative;
  padding: 6px 0;
  transition: opacity 0.3s ease;
}
.nav__link::after{
  content: "";
  position: absolute;
  left: 0; right: 0; bottom: -2px;
  height: 1px;
  background: var(--clay);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.4s var(--ease-out-quart);
}
.nav__link:hover{ opacity: 1; }
.nav__link:hover::after,
.nav__link.active::after{ transform: scaleX(1); }
.nav__link.active{ opacity: 1; }

.nav__cta{
  font-family: var(--f-mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--paper);
  padding: 10px 22px;
  border: 1px solid var(--clay);
  background: transparent;
  transition: all 0.3s ease;
}
.nav__cta:hover{
  background: var(--clay);
  color: var(--ink);
}

.nav__burger{
  display: none;
  width: 32px;
  height: 32px;
  flex-direction: column;
  justify-content: center;
  gap: 5px;
}
.nav__burger span{
  display: block;
  height: 1px;
  background: var(--paper);
  transition: transform 0.4s var(--ease-out-quart), opacity 0.3s ease;
}
.nav__burger span:nth-child(1){ width: 24px; }
.nav__burger span:nth-child(2){ width: 18px; margin-left: auto; }
.nav__burger.open span:nth-child(1){ transform: translateY(6px) rotate(45deg); width: 24px; }
.nav__burger.open span:nth-child(2){ transform: translateY(-6px) rotate(-45deg); width: 24px; margin-left: 0; }

@media (max-width: 960px){
  .nav__menu, .nav__cta { display: none; }
  .nav__burger{ display: flex; }
}

/* Mobile menu overlay */
.mobile-menu{
  position: fixed;
  inset: 0;
  background: var(--ink);
  z-index: 99;
  opacity: 0;
  pointer-events: none;
  transition: opacity 0.5s var(--ease-out-quart);
  display: flex;
  flex-direction: column;
  justify-content: center;
  align-items: center;
  padding: var(--nav-h) var(--gutter) 40px;
}
.mobile-menu.open{ opacity: 1; pointer-events: auto; }
.mobile-menu__list{ list-style: none; text-align: center; }
.mobile-menu__list li{
  margin: 20px 0;
  opacity: 0;
  transform: translateY(14px);
  transition: opacity 0.5s ease, transform 0.5s var(--ease-out-quart);
}
.mobile-menu.open .mobile-menu__list li{ opacity: 1; transform: none; }
.mobile-menu.open .mobile-menu__list li:nth-child(1){ transition-delay: 0.15s; }
.mobile-menu.open .mobile-menu__list li:nth-child(2){ transition-delay: 0.22s; }
.mobile-menu.open .mobile-menu__list li:nth-child(3){ transition-delay: 0.29s; }
.mobile-menu.open .mobile-menu__list li:nth-child(4){ transition-delay: 0.36s; }
.mobile-menu.open .mobile-menu__list li:nth-child(5){ transition-delay: 0.43s; }
.mobile-menu.open .mobile-menu__list li:nth-child(6){ transition-delay: 0.50s; }
.mobile-menu.open .mobile-menu__list li:nth-child(7){ transition-delay: 0.57s; }
.mobile-menu a{
  font-family: var(--f-display);
  font-size: clamp(1.8rem, 5vw, 2.6rem);
  font-weight: 300;
  color: var(--paper);
  font-style: italic;
}

/* ============================================================
   PAGES (SPA)
   ============================================================ */
.page{
  display: none;
  padding-top: var(--nav-h);
  min-height: calc(100 * var(--vh, 1vh));
}
.page.active{ display: block; animation: pageIn 0.6s var(--ease-out-quart) both; }
@keyframes pageIn{
  from{ opacity: 0; }
  to{ opacity: 1; }
}

/* ============================================================
   BUTTONS
   ============================================================ */
.btn{
  display: inline-flex;
  align-items: center;
  gap: 12px;
  font-family: var(--f-mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  padding: 18px 32px;
  transition: all 0.4s var(--ease-out-quart);
  position: relative;
  overflow: hidden;
  cursor: pointer;
  border: 1px solid currentColor;
  background: transparent;
}
.btn__arrow{
  display: inline-block;
  width: 14px;
  height: 1px;
  background: currentColor;
  position: relative;
  transition: transform 0.4s var(--ease-out-quart);
}
.btn__arrow::after{
  content: "";
  position: absolute;
  right: 0; top: 50%;
  width: 6px; height: 6px;
  border-top: 1px solid currentColor;
  border-right: 1px solid currentColor;
  transform: translateY(-50%) rotate(45deg);
}
.btn:hover .btn__arrow{ transform: translateX(6px); }

.btn--filled{
  background: var(--clay);
  color: var(--ink);
  border-color: var(--clay);
}
.btn--filled:hover{
  background: var(--ink);
  color: var(--paper);
  border-color: var(--ink);
}
.btn--outline-dark{ color: var(--ink); border-color: var(--ink); }
.btn--outline-dark:hover{ background: var(--ink); color: var(--paper); }
.btn--outline-light{ color: var(--paper); border-color: var(--paper); }
.btn--outline-light:hover{ background: var(--paper); color: var(--ink); }

/* ============================================================
   REVEAL ON SCROLL
   ============================================================ */
.reveal{
  opacity: 0;
  transform: translateY(30px);
  transition: opacity 1s var(--ease-out-quart), transform 1s var(--ease-out-quart);
}
.reveal.in{ opacity: 1; transform: none; }
.reveal.delay-1{ transition-delay: 0.1s; }
.reveal.delay-2{ transition-delay: 0.2s; }
.reveal.delay-3{ transition-delay: 0.3s; }
.reveal.delay-4{ transition-delay: 0.4s; }
.reveal.delay-5{ transition-delay: 0.5s; }

/* Character reveal for hero */
.char-reveal{ display: inline-block; overflow: hidden; }
.char-reveal > span{
  display: inline-block;
  transform: translateY(110%);
  transition: transform 1.1s var(--ease-out-quart);
}
.char-reveal.in > span{ transform: translateY(0); }
.char-reveal .w{ display: inline-block; white-space: nowrap; }

/* ============================================================
   HERO (HOME)
   ============================================================ */
.hero{
  min-height: calc(calc(100 * var(--vh, 1vh)) - var(--nav-h));
  position: relative;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding: var(--gutter);
  overflow: hidden;
  background: var(--ink);
  color: var(--paper);
}
.hero__bg{
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
  background-image: var(--hero-bg, none);
  transform: scale(1.08);
  opacity: 0;
  transition: opacity 1.4s ease;
}
.hero.has-bg .hero__bg{ opacity: 1; animation: heroZoom 14s ease-out forwards; }
@keyframes heroZoom{
  from{ transform: scale(1.15); }
  to{ transform: scale(1); }
}
.hero__bg::after{
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg,
    rgba(28,25,24,0.55) 0%,
    rgba(28,25,24,0.35) 40%,
    rgba(28,25,24,0.75) 100%);
}
.hero__grain{
  position: absolute;
  inset: 0;
  pointer-events: none;
  opacity: 0.08;
  background-image: url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='200' height='200'><filter id='n'><feTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='2' stitchTiles='stitch'/></filter><rect width='200' height='200' filter='url(%23n)'/></svg>");
  mix-blend-mode: overlay;
}
.hero__inner{
  position: relative;
  z-index: 2;
  max-width: var(--page-max);
  margin: 0 auto;
  width: 100%;
  padding-bottom: clamp(40px, calc(8 * var(--vh, 1vh)), 96px);
}
.hero__meta{
  display: flex;
  justify-content: space-between;
  align-items: flex-end;
  padding-bottom: 40px;
  border-bottom: 1px solid var(--rule-light);
  margin-bottom: 40px;
  flex-wrap: wrap;
  gap: 20px;
}
.hero__meta-left{
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  opacity: 0.7;
  line-height: 1.8;
}
.hero__meta-right{
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  opacity: 0.7;
  text-align: right;
  line-height: 1.8;
}
.hero__title{
  font-family: var(--f-display);
  font-weight: 300;
  font-size: clamp(3.4rem, 10vw, 9.5rem);
  line-height: 0.92;
  letter-spacing: -0.025em;
  font-variation-settings: "opsz" 144;
  margin-bottom: 36px;
}
.hero__title em{
  font-style: italic;
  font-weight: 300;
  color: var(--clay-soft);
}
.hero__sub{
  display: flex;
  justify-content: space-between;
  align-items: flex-end;
  gap: 40px;
  flex-wrap: wrap;
}
.hero__lede{
  max-width: 440px;
  font-size: 15px;
  line-height: 1.7;
  opacity: 0.85;
  font-weight: 300;
}
.hero__scroll{
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  display: flex;
  align-items: center;
  gap: 12px;
  opacity: 0.7;
}
.hero__scroll-line{
  display: inline-block;
  width: 40px;
  height: 1px;
  background: currentColor;
  position: relative;
  overflow: hidden;
}
.hero__scroll-line::after{
  content: "";
  position: absolute;
  top: 0; left: -40px;
  width: 40px;
  height: 1px;
  background: var(--clay);
  animation: scrollLine 2.4s infinite var(--ease-out-quart);
}
@keyframes scrollLine{
  0%{ left: -40px; }
  100%{ left: 40px; }
}

/* Ticker between hero and next section */
.ticker{
  background: var(--ink);
  color: var(--paper);
  padding: 22px 0;
  overflow: hidden;
  border-top: 1px solid var(--rule-light);
  border-bottom: 1px solid var(--rule-light);
}
.ticker__track{
  display: flex;
  gap: 60px;
  animation: tickerScroll 42s linear infinite;
  white-space: nowrap;
  width: max-content;
}
.ticker__item{
  font-family: var(--f-display);
  font-size: clamp(1.4rem, 2.4vw, 2rem);
  font-weight: 300;
  font-style: italic;
  padding-right: 60px;
  position: relative;
}
.ticker__item::after{
  content: "◆";
  position: absolute;
  right: 0;
  top: 50%;
  transform: translateY(-50%);
  font-size: 10px;
  color: var(--clay);
  font-style: normal;
}
.ticker__item:last-child::after{ display: none; }
@keyframes tickerScroll{
  from{ transform: translateX(0); }
  to{ transform: translateX(-50%); }
}

/* ============================================================
   STATS BAR
   ============================================================ */
.stats{
  padding: clamp(60px, calc(10 * var(--vh, 1vh)), 120px) 0;
  background: var(--paper);
}
.stats__grid{
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0;
  border-top: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
}
.stats__cell{
  padding: 48px 28px;
  border-right: 1px solid var(--rule);
  position: relative;
}
.stats__cell:last-child{ border-right: none; }
.stats__cell--featured{
  grid-column: span 2;
  padding: 56px 40px;
}
.stats__num{
  font-family: var(--f-display);
  font-size: clamp(2.8rem, 5vw, 4.4rem);
  font-weight: 300;
  line-height: 1;
  letter-spacing: -0.02em;
  font-variation-settings: "opsz" 144;
  margin-bottom: 14px;
  color: var(--ink);
}
.stats__cell--featured .stats__num{
  font-size: clamp(3.8rem, 8vw, 6.8rem);
  margin-bottom: 20px;
}
.stats__num .suffix{ color: var(--clay); font-style: italic; font-weight: 300; }
.stats__label{
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--teak);
  line-height: 1.6;
}
.stats__cell--featured .stats__label{ font-size: 11px; }
@media (max-width: 780px){
  .stats__grid{ grid-template-columns: repeat(2, 1fr); }
  .stats__cell{ border-right: 1px solid var(--rule); }
  .stats__cell:nth-child(2n){ border-right: none; }
  .stats__cell--featured{
    grid-column: span 2;
    border-bottom: 1px solid var(--rule);
    border-right: none;
  }
}

/* ============================================================
   ABOUT PREVIEW (asymmetric editorial)
   ============================================================ */
.about-preview{
  display: grid;
  grid-template-columns: 1.1fr 1fr;
  gap: clamp(40px, 7vw, 96px);
  align-items: center;
}
.about-preview__image{
  position: relative;
  aspect-ratio: 3/4;
  overflow: hidden;
}
.about-preview__image img{
  width: 100%; height: 100%;
  object-fit: cover;
  transition: transform 1.2s var(--ease-out-quart);
}
.about-preview__image:hover img{ transform: scale(1.04); }
.about-preview__image::before{
  content: "";
  position: absolute;
  inset: 16px;
  border: 1px solid var(--clay);
  z-index: 2;
  pointer-events: none;
  opacity: 0.6;
}
.about-preview__meta{
  position: absolute;
  top: 28px;
  left: 28px;
  z-index: 3;
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--paper);
  background: rgba(28, 25, 24, 0.6);
  backdrop-filter: blur(8px);
  padding: 8px 14px;
}
.about-preview__content > .eyebrow{ display: block; margin-bottom: 28px; }
.about-preview__heading{
  font-family: var(--f-display);
  font-size: clamp(2rem, 3.8vw, 3.4rem);
  font-weight: 400;
  line-height: 1.05;
  letter-spacing: -0.015em;
  margin-bottom: 32px;
  font-variation-settings: "opsz" 96;
}
.about-preview__heading em{ color: var(--clay); }
.about-preview__text{
  font-size: 16px;
  line-height: 1.75;
  color: var(--teak-deep);
  margin-bottom: 20px;
  max-width: 520px;
}
.about-preview__signature{
  margin-top: 40px;
  padding-top: 32px;
  border-top: 1px solid var(--rule);
  display: flex;
  align-items: center;
  gap: 20px;
}
.about-preview__signature-name{
  font-family: var(--f-display);
  font-style: italic;
  font-size: 1.6rem;
  font-weight: 300;
}
.about-preview__signature-meta{
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--teak);
  line-height: 1.7;
}
@media (max-width: 880px){
  .about-preview{ grid-template-columns: 1fr; }
}

/* ============================================================
   SECTION HEADING (editorial)
   ============================================================ */
.sec-head{
  display: grid;
  grid-template-columns: auto 1fr auto;
  gap: 40px;
  align-items: baseline;
  margin-bottom: clamp(48px, calc(8 * var(--vh, 1vh)), 96px);
  padding-bottom: 32px;
  border-bottom: 1px solid var(--rule);
}
.sec-head__number{
  font-family: var(--f-mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  color: var(--clay);
}
.sec-head__title{
  font-family: var(--f-display);
  font-size: clamp(2rem, 4vw, 3.4rem);
  font-weight: 400;
  line-height: 1.05;
  letter-spacing: -0.015em;
  font-variation-settings: "opsz" 96;
}
.sec-head__title em{ color: var(--clay); font-weight: 300; }
.sec-head__aside{
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--teak);
  text-align: right;
  line-height: 1.7;
}
.section--dark .sec-head,
.section--teak .sec-head{ border-bottom-color: var(--rule-light); }
.section--dark .sec-head__aside,
.section--teak .sec-head__aside{ color: var(--clay-soft); }
.section--dark .sec-head__number,
.section--teak .sec-head__number{ color: var(--clay-soft); }
@media (max-width: 780px){
  .sec-head{ grid-template-columns: 1fr; gap: 16px; }
  .sec-head__aside{ text-align: left; }
}

/* ============================================================
   FEATURED LISTINGS
   ============================================================ */

/* ---- TRANSACTION TABS ---- */
.tx-tabs{
  display: flex;
  gap: 4px;
  border-bottom: 1px solid var(--rule);
  margin-bottom: 48px;
  padding-bottom: 0;
}
.tx-tab{
  background: transparent;
  border: none;
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--teak);
  padding: 16px 24px;
  cursor: pointer;
  position: relative;
  display: inline-flex;
  align-items: center;
  gap: 10px;
  transition: color 0.3s ease;
}
.tx-tab:hover{ color: var(--clay); }
.tx-tab.active{ color: var(--ink); }
.tx-tab.active::after{
  content: "";
  position: absolute;
  left: 0; right: 0; bottom: -1px;
  height: 2px;
  background: var(--clay);
}
.tx-tab__count{
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-width: 22px;
  height: 22px;
  padding: 0 6px;
  border-radius: 12px;
  background: var(--bone);
  color: var(--teak);
  font-size: 9px;
  letter-spacing: 0.1em;
}
.tx-tab.active .tx-tab__count{
  background: var(--ink);
  color: var(--paper);
}
.tx-panel{
  display: none;
  animation: txFade 0.35s ease both;
}
.tx-panel.active{ display: block; }
.tx-panel__intro{
  margin-bottom: 40px;
  max-width: 680px;
}
.tx-panel__intro .eyebrow{ margin-bottom: 12px; display: block; }
.tx-panel__intro p{
  font-family: var(--f-body);
  font-size: 15px;
  line-height: 1.6;
  color: var(--teak);
}
.listings-count-line{ display: none; }
@keyframes txFade{
  from{ opacity: 0; transform: translateY(4px); }
  to{ opacity: 1; transform: translateY(0); }
}
@media (max-width: 560px){
  .tx-tab{ padding: 14px 16px; font-size: 9px; }
}
/* ---- end tabs ---- */

.listings-grid{
  display: grid;
  grid-template-columns: repeat(12, 1fr);
  gap: 40px 32px;
}
.listing-card{
  grid-column: span 6;
  position: relative;
  cursor: pointer;
}
.listing-card--wide{ grid-column: span 12; }
.listing-card__image{
  position: relative;
  aspect-ratio: 4/3;
  overflow: hidden;
  background: var(--ink-soft);
}
.listing-card--wide .listing-card__image{ aspect-ratio: 16/7; }
.listing-card__image img{
  width: 100%; height: 100%;
  object-fit: cover;
  transition: transform 1.4s var(--ease-out-quart), filter 0.8s ease;
  filter: brightness(0.96);
}
.listing-card:hover .listing-card__image img{
  transform: scale(1.05);
  filter: brightness(1);
}
.listing-card__status{
  position: absolute;
  top: 20px;
  left: 20px;
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  background: var(--paper);
  color: var(--ink);
  padding: 8px 14px;
  z-index: 2;
}
.listing-card__status--new{ background: var(--clay); color: var(--paper); }
.listing-card__body{
  padding: 28px 0 0;
  display: grid;
  grid-template-columns: 1fr auto;
  gap: 20px;
  align-items: flex-start;
}
.listing-card__info{}
.listing-card__address{
  font-family: var(--f-display);
  font-size: clamp(1.3rem, 2vw, 1.75rem);
  font-weight: 400;
  line-height: 1.15;
  margin-bottom: 6px;
  letter-spacing: -0.01em;
}
.listing-card__city{
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--teak);
}
.listing-card__price{
  font-family: var(--f-display);
  font-size: clamp(1.2rem, 1.8vw, 1.5rem);
  font-weight: 400;
  color: var(--ink);
  font-style: italic;
}
.listing-card__specs{
  grid-column: 1 / -1;
  margin-top: 20px;
  padding-top: 20px;
  border-top: 1px solid var(--rule);
  display: flex;
  gap: 28px;
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--teak);
}
.listing-card__specs span strong{
  color: var(--ink);
  font-weight: 500;
  margin-right: 6px;
}
@media (max-width: 880px){
  .listing-card{ grid-column: span 12; }
}

/* ============================================================
   EICHLER GLOSSARY (signature section)
   ============================================================ */
.glossary{
  background: var(--ink);
  color: var(--paper);
  position: relative;
}
.glossary::before{
  content: "";
  position: absolute;
  inset: 0;
  background-image: url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='200' height='200'><filter id='n'><feTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='2' stitchTiles='stitch'/></filter><rect width='200' height='200' filter='url(%23n)' opacity='0.04'/></svg>");
  pointer-events: none;
}
.glossary__grid{
  display: grid;
  grid-template-columns: repeat(12, 1fr);
  gap: 48px;
  position: relative;
  z-index: 1;
}
.glossary__intro{ grid-column: span 5; }
.glossary__intro h3{
  font-family: var(--f-display);
  font-size: clamp(1.8rem, 3.4vw, 2.6rem);
  font-weight: 400;
  line-height: 1.15;
  margin-bottom: 28px;
  letter-spacing: -0.01em;
}
.glossary__intro h3 em{ color: var(--clay-soft); }
.glossary__intro p{
  opacity: 0.8;
  line-height: 1.75;
  font-size: 15px;
  max-width: 420px;
}
.glossary__terms{
  grid-column: span 7;
  display: flex;
  flex-direction: column;
}
.glossary__term{
  display: grid;
  grid-template-columns: 60px 1fr;
  gap: 32px;
  padding: 28px 0;
  border-top: 1px solid var(--rule-light);
  transition: padding 0.4s var(--ease-out-quart);
  cursor: default;
}
.glossary__term:last-child{ border-bottom: 1px solid var(--rule-light); }
.glossary__term:hover{ padding-left: 12px; }
.glossary__term-num{
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.2em;
  color: var(--clay);
  padding-top: 6px;
}
.glossary__term-word{
  font-family: var(--f-display);
  font-size: clamp(1.3rem, 2vw, 1.7rem);
  font-weight: 400;
  font-style: italic;
  margin-bottom: 10px;
  letter-spacing: -0.005em;
}
.glossary__term-def{
  font-size: 14px;
  line-height: 1.7;
  opacity: 0.75;
  max-width: 520px;
}
@media (max-width: 880px){
  .glossary__intro, .glossary__terms{ grid-column: span 12; }
}

/* ============================================================
   TESTIMONIALS (magazine pull-quote)
   ============================================================ */
.testimonials{
  background: var(--paper-warm);
  padding: clamp(80px, calc(14 * var(--vh, 1vh)), 180px) 0;
}
.testimonial-rail{
  position: relative;
  overflow: hidden;
}
.testimonial-track{
  display: flex;
  transition: transform 1s var(--ease-in-out-quart);
}
.testimonial{
  flex: 0 0 100%;
  padding: 0 clamp(0px, 6vw, 80px);
  display: grid;
  grid-template-columns: 1fr;
  gap: 40px;
}
.testimonial__mark{
  font-family: var(--f-display);
  font-size: 7rem;
  line-height: 0.6;
  color: var(--clay);
  font-style: italic;
  margin-bottom: 20px;
  opacity: 0.9;
}
.testimonial__quote{
  font-family: var(--f-display);
  font-size: clamp(1.4rem, 2.6vw, 2.2rem);
  font-weight: 300;
  line-height: 1.4;
  color: var(--ink);
  max-width: 900px;
  margin: 0 auto;
  text-align: center;
  letter-spacing: -0.005em;
}
.testimonial__quote em{ color: var(--clay); font-weight: 300; }
.testimonial__attr{
  margin-top: 44px;
  text-align: center;
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--teak);
  line-height: 1.8;
}
.testimonial__attr strong{ color: var(--ink); font-weight: 500; }
.testimonial-nav{
  display: flex;
  justify-content: center;
  gap: 10px;
  margin-top: 64px;
}
.testimonial-dot{
  width: 28px;
  height: 1px;
  background: var(--rule);
  cursor: pointer;
  transition: background 0.3s ease;
}
.testimonial-dot.active{ background: var(--ink); }

/* ============================================================
   SERVICES
   ============================================================ */
.services{
  background: var(--paper);
}
.services__grid{
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  border-top: 1px solid var(--rule);
}
.service{
  padding: 56px 40px;
  border-right: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
  position: relative;
  transition: background 0.4s ease;
}
.service:nth-child(3n){ border-right: none; }
.service:hover{ background: var(--bone); }
.service__num{
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.2em;
  color: var(--clay);
  margin-bottom: 28px;
  display: block;
}
.service__title{
  font-family: var(--f-display);
  font-size: 1.6rem;
  font-weight: 400;
  line-height: 1.2;
  margin-bottom: 18px;
  letter-spacing: -0.005em;
}
.service__title em{ color: var(--clay); font-weight: 300; }
.service__desc{
  font-size: 14.5px;
  line-height: 1.7;
  color: var(--teak-deep);
  opacity: 0.85;
}
@media (max-width: 880px){
  .services__grid{ grid-template-columns: 1fr; }
  .service{ border-right: none; }
}

/* ============================================================
   CTA BLOCK
   ============================================================ */
.cta-block{
  background: var(--teak-deep);
  color: var(--paper);
  padding: clamp(80px, calc(16 * var(--vh, 1vh)), 180px) var(--gutter);
  text-align: center;
  position: relative;
  overflow: hidden;
}
.cta-block::before{
  content: "";
  position: absolute;
  inset: 0;
  background-image: var(--cta-bg, url("https://images.unsplash.com/photo-1600607687939-ce8a6c25118c?auto=format&fit=crop&w=2400&q=80"));
  background-size: cover;
  background-position: center;
  opacity: 0.15;
  mix-blend-mode: screen;
}
.cta-block__inner{ position: relative; z-index: 1; max-width: 880px; margin: 0 auto; }
.cta-block__eyebrow{
  color: var(--clay-soft);
  margin-bottom: 32px;
}
.cta-block__title{
  font-family: var(--f-display);
  font-size: clamp(2.4rem, 6vw, 5rem);
  font-weight: 300;
  line-height: 1;
  letter-spacing: -0.02em;
  margin-bottom: 40px;
  font-variation-settings: "opsz" 144;
}
.cta-block__title em{ color: var(--clay); }
.cta-block__text{
  font-size: 16px;
  line-height: 1.75;
  opacity: 0.85;
  max-width: 560px;
  margin: 0 auto 48px;
}

/* ============================================================
   FOOTER
   ============================================================ */
.footer{
  background: var(--ink);
  color: var(--paper);
  padding: 96px 0 32px;
  position: relative;
}
.footer__grid{
  display: grid;
  grid-template-columns: 2fr 1fr 1fr 1fr;
  gap: 56px;
  padding-bottom: 64px;
  border-bottom: 1px solid var(--rule-light);
}
.footer__brand-logo{
  height: 52px;
  max-width: 200px;
  width: auto;
  object-fit: contain;
  margin-bottom: 32px;
}
.footer__brand-logo.logo-needs-invert{
  filter: brightness(0) invert(1);
}
.footer__brand-text{
  font-size: 14.5px;
  line-height: 1.75;
  opacity: 0.7;
  max-width: 360px;
  margin-bottom: 32px;
}
.footer__col h4, .footer__col .footer__heading{
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--clay-soft);
  margin-bottom: 24px;
  font-weight: 500;
}
.footer__col ul{ list-style: none; }
.footer__col li{ margin-bottom: 14px; }
.footer__col a{
  font-size: 14.5px;
  opacity: 0.75;
  transition: opacity 0.3s ease, color 0.3s ease;
}
.footer__col a:hover{ opacity: 1; color: var(--clay-soft); }
.footer__contact-item{
  font-size: 14.5px;
  line-height: 1.6;
  opacity: 0.75;
  margin-bottom: 14px;
}
.footer__contact-item strong{
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--clay-soft);
  display: block;
  margin-bottom: 6px;
  font-weight: 400;
}
.footer__bottom{
  padding-top: 32px;
  display: flex;
  justify-content: space-between;
  align-items: center;
  flex-wrap: wrap;
  gap: 16px;
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  opacity: 0.6;
}
.footer__bottom a{ color: var(--clay-soft); }
@media (max-width: 880px){
  .footer__grid{ grid-template-columns: 1fr 1fr; gap: 40px; }
  .footer__brand{ grid-column: span 2; }
}
@media (max-width: 560px){
  .footer__grid{ grid-template-columns: 1fr; }
  .footer__brand{ grid-column: span 1; }
}

/* ============================================================
   ABOUT PAGE
   ============================================================ */
.about-hero{
  padding: clamp(80px, calc(14 * var(--vh, 1vh)), 160px) 0 clamp(60px, calc(10 * var(--vh, 1vh)), 120px);
  background: var(--paper);
  border-bottom: 1px solid var(--rule);
}
.about-hero__inner{
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(40px, 6vw, 96px);
  align-items: end;
}
.about-hero__title{
  font-family: var(--f-display);
  font-size: clamp(2.6rem, 6.5vw, 5.4rem);
  font-weight: 300;
  line-height: 0.98;
  letter-spacing: -0.02em;
  font-variation-settings: "opsz" 144;
}
.about-hero__title em{ color: var(--clay); }
.about-hero__meta{
  font-family: var(--f-mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--teak);
  line-height: 1.9;
}
@media (max-width: 780px){
  .about-hero__inner{ grid-template-columns: 1fr; }
}

.about-body{
  padding: clamp(80px, calc(12 * var(--vh, 1vh)), 140px) 0;
  background: var(--paper);
}
.about-body__grid{
  display: grid;
  grid-template-columns: 5fr 6fr;
  gap: clamp(40px, 6vw, 96px);
  align-items: start;
}
.about-body__image{
  position: sticky;
  top: calc(var(--nav-h) + 40px);
  aspect-ratio: 3/4;
  overflow: hidden;
}
.about-body__image img{ width: 100%; height: 100%; object-fit: cover; }
.about-body__text > .eyebrow{ display: block; margin-bottom: 28px; }
.about-body__text h2{
  font-family: var(--f-display);
  font-size: clamp(1.8rem, 3vw, 2.6rem);
  font-weight: 400;
  line-height: 1.15;
  letter-spacing: -0.01em;
  margin-bottom: 40px;
}
.about-body__text h2 em{ color: var(--clay); font-weight: 300; }
.about-body__text p{
  font-size: 16px;
  line-height: 1.8;
  color: var(--teak-deep);
  margin-bottom: 24px;
  max-width: 620px;
}
.about-body__text p:first-of-type::first-letter{
  font-family: var(--f-display);
  font-size: 4.2rem;
  float: left;
  line-height: 0.85;
  padding: 6px 14px 0 0;
  color: var(--clay);
  font-weight: 300;
  font-variation-settings: "opsz" 144;
}
.credentials{
  margin-top: 56px;
  padding-top: 40px;
  border-top: 1px solid var(--rule);
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 32px;
}
.credentials__item{}
.credentials__label{
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--clay);
  margin-bottom: 10px;
}
.credentials__value{
  font-family: var(--f-display);
  font-size: 1.2rem;
  font-weight: 400;
  color: var(--ink);
}
@media (max-width: 880px){
  .about-body__grid{ grid-template-columns: 1fr; }
  .about-body__image{ position: static; }
}

/* ============================================================
   LISTINGS PAGE
   ============================================================ */
.page-hero{
  padding: clamp(80px, calc(14 * var(--vh, 1vh)), 160px) 0 clamp(48px, calc(8 * var(--vh, 1vh)), 96px);
  border-bottom: 1px solid var(--rule);
}
.page-hero__inner{
  display: grid;
  grid-template-columns: auto 1fr auto;
  gap: 40px;
  align-items: flex-end;
}
.page-hero__eyebrow{ padding-bottom: 12px; }
.page-hero__title{
  font-family: var(--f-display);
  font-size: clamp(2.6rem, 7vw, 6rem);
  font-weight: 300;
  line-height: 0.95;
  letter-spacing: -0.02em;
  font-variation-settings: "opsz" 144;
}
.page-hero__title em{ color: var(--clay); }
.page-hero__count{
  font-family: var(--f-mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--teak);
  text-align: right;
  line-height: 1.6;
}
.page-hero__count strong{
  font-family: var(--f-display);
  font-size: 2rem;
  font-weight: 300;
  color: var(--ink);
  display: block;
  margin-bottom: 6px;
  font-style: italic;
}
@media (max-width: 780px){
  .page-hero__inner{ grid-template-columns: 1fr; gap: 20px; }
  .page-hero__count{ text-align: left; }
}

.listings-full{
  padding: clamp(64px, calc(10 * var(--vh, 1vh)), 120px) 0;
}
.listings-full .listings-grid{ gap: 64px 32px; }

/* ============================================================
   LISTING DETAIL PAGE
   ============================================================ */
.detail-hero{
  padding-top: 40px;
  background: var(--paper);
}
.detail-hero__image{
  width: 100%;
  aspect-ratio: 16/9;
  overflow: hidden;
  margin-bottom: 48px;
}
.detail-hero__image img{ width: 100%; height: 100%; object-fit: cover; }
.detail-hero__meta{
  display: grid;
  grid-template-columns: 2fr 1fr;
  gap: 48px;
  padding-bottom: 48px;
  border-bottom: 1px solid var(--rule);
}
.detail-hero__address{
  font-family: var(--f-display);
  font-size: clamp(2rem, 4vw, 3.4rem);
  font-weight: 400;
  line-height: 1.05;
  letter-spacing: -0.015em;
  margin-bottom: 12px;
}
.detail-hero__city{
  font-family: var(--f-mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--teak);
}
.detail-hero__price{
  font-family: var(--f-display);
  font-size: clamp(1.6rem, 3vw, 2.4rem);
  font-style: italic;
  font-weight: 300;
  color: var(--clay);
  text-align: right;
}
.detail-specs{
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0;
  padding: 40px 0;
  border-bottom: 1px solid var(--rule);
}
.detail-specs__item{
  padding: 0 28px;
  border-right: 1px solid var(--rule);
}
.detail-specs__item:first-child{ padding-left: 0; }
.detail-specs__item:last-child{ border-right: none; padding-right: 0; }
.detail-specs__label{
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--teak);
  margin-bottom: 10px;
}
.detail-specs__value{
  font-family: var(--f-display);
  font-size: 1.8rem;
  font-weight: 300;
  letter-spacing: -0.01em;
}
.detail-body{
  padding: clamp(64px, calc(10 * var(--vh, 1vh)), 120px) 0;
  display: grid;
  grid-template-columns: 2fr 1fr;
  gap: clamp(40px, 6vw, 96px);
}
.detail-description p{
  font-size: 16.5px;
  line-height: 1.85;
  color: var(--teak-deep);
  margin-bottom: 24px;
  max-width: 640px;
}
.detail-sidebar{
  padding: 40px;
  background: var(--bone);
  position: sticky;
  top: calc(var(--nav-h) + 40px);
  height: fit-content;
}
.detail-sidebar h4{
  font-family: var(--f-display);
  font-size: 1.3rem;
  font-weight: 400;
  margin-bottom: 20px;
  font-style: italic;
}
.detail-sidebar p{
  font-size: 14.5px;
  line-height: 1.7;
  color: var(--teak-deep);
  margin-bottom: 28px;
}
@media (max-width: 880px){
  .detail-hero__meta{ grid-template-columns: 1fr; }
  .detail-hero__price{ text-align: left; }
  .detail-specs{ grid-template-columns: repeat(2, 1fr); gap: 24px 0; }
  .detail-specs__item:nth-child(2){ border-right: none; }
  .detail-specs__item{ padding: 0 20px; }
  .detail-body{ grid-template-columns: 1fr; }
  .detail-sidebar{ position: static; }
}

/* ============================================================
   PRESS
   ============================================================ */
.press-grid{
  display: grid;
  grid-template-columns: 1fr;
  border-top: 1px solid var(--rule);
}
.press-item{
  display: grid;
  grid-template-columns: 1fr 3fr 1fr auto;
  gap: 48px;
  align-items: center;
  padding: 40px 0;
  border-bottom: 1px solid var(--rule);
  transition: padding 0.4s var(--ease-out-quart);
}
.press-item:hover{ padding-left: 16px; padding-right: 16px; background: var(--bone); }
.press-item__date{
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--teak);
}
.press-item__title{
  font-family: var(--f-display);
  font-size: clamp(1.2rem, 2vw, 1.7rem);
  font-weight: 400;
  line-height: 1.25;
  letter-spacing: -0.005em;
}
.press-item__title em{ color: var(--clay); }
.press-item__outlet{
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--ink);
  text-align: right;
}
.press-item__arrow{
  width: 32px;
  height: 1px;
  background: var(--ink);
  position: relative;
  transition: width 0.4s var(--ease-out-quart);
}
.press-item__arrow::after{
  content: "";
  position: absolute;
  right: 0; top: 50%;
  width: 8px; height: 8px;
  border-top: 1px solid var(--ink);
  border-right: 1px solid var(--ink);
  transform: translateY(-50%) rotate(45deg);
}
.press-item:hover .press-item__arrow{ width: 48px; }
@media (max-width: 780px){
  .press-item{ grid-template-columns: 1fr; gap: 12px; }
  .press-item__outlet, .press-item__arrow{ text-align: left; }
}

/* ============================================================
   SOLD PAGE
   ============================================================ */
.sold-grid{
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 48px 32px;
}
.empty-state{
  grid-column: 1 / -1;
  padding: 80px 24px;
  text-align: center;
  font-family: var(--f-mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--teak);
  opacity: 0.7;
}
.sold-card{ cursor: default; }
.sold-card__image{
  position: relative;
  aspect-ratio: 4/3;
  overflow: hidden;
  margin-bottom: 20px;
}
.sold-card__image img{
  width: 100%; height: 100%;
  object-fit: cover;
  filter: grayscale(0.4) brightness(0.9);
  transition: filter 0.8s ease, transform 1s var(--ease-out-quart);
}
.sold-card:hover .sold-card__image img{ filter: grayscale(0) brightness(1); transform: scale(1.03); }
.sold-card__badge{
  position: absolute;
  top: 20px;
  left: 20px;
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  background: var(--ink);
  color: var(--paper);
  padding: 8px 14px;
  z-index: 2;
}
.sold-card__address{
  font-family: var(--f-display);
  font-size: 1.25rem;
  font-weight: 400;
  line-height: 1.2;
  margin-bottom: 6px;
}
.sold-card__city{
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--teak);
  margin-bottom: 14px;
}
.sold-card__deal{
  display: flex;
  justify-content: space-between;
  font-family: var(--f-mono);
  font-size: 11px;
  letter-spacing: 0.12em;
  color: var(--teak-deep);
  padding-top: 14px;
  border-top: 1px solid var(--rule);
}
.sold-card__deal strong{
  color: var(--ink);
  font-weight: 500;
}
.sold-card__deal .over{ color: var(--clay); font-weight: 500; }
@media (max-width: 880px){
  .sold-grid{ grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 560px){
  .sold-grid{ grid-template-columns: 1fr; }
}

/* ============================================================
   CONTACT PAGE
   ============================================================ */
.contact-grid{
  display: grid;
  grid-template-columns: 5fr 6fr;
  gap: clamp(40px, 6vw, 96px);
  padding: clamp(64px, calc(10 * var(--vh, 1vh)), 120px) 0;
}
.contact-info h2{
  font-family: var(--f-display);
  font-size: clamp(2rem, 4vw, 3.2rem);
  font-weight: 300;
  line-height: 1.05;
  letter-spacing: -0.015em;
  margin-bottom: 32px;
  font-variation-settings: "opsz" 144;
}
.contact-info h2 em{ color: var(--clay); }
.contact-info > p{
  font-size: 16px;
  line-height: 1.75;
  color: var(--teak-deep);
  margin-bottom: 48px;
  max-width: 500px;
}
.contact-methods{
  border-top: 1px solid var(--rule);
}
.contact-method{
  padding: 24px 0;
  border-bottom: 1px solid var(--rule);
  display: grid;
  grid-template-columns: 120px 1fr;
  gap: 24px;
  align-items: center;
}
.contact-method__label{
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--clay);
}
.contact-method__value{
  font-family: var(--f-display);
  font-size: 1.15rem;
  font-weight: 400;
  letter-spacing: -0.005em;
}
.contact-method__value a{ transition: color 0.3s ease; }
.contact-method__value a:hover{ color: var(--clay); }

.contact-form{
  padding: 48px;
  background: var(--bone);
}
.form-row{
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 24px;
  margin-bottom: 24px;
}
.form-field{ position: relative; }
.form-field--full{ grid-column: span 2; }
.form-field label{
  display: block;
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--teak);
  margin-bottom: 10px;
}
.form-field input,
.form-field textarea,
.form-field select{
  width: 100%;
  padding: 14px 0;
  border: none;
  border-bottom: 1px solid var(--rule);
  background: transparent;
  font-family: var(--f-body);
  font-size: 15px;
  color: var(--ink);
  transition: border-color 0.3s ease;
}
.form-field input:focus,
.form-field textarea:focus,
.form-field select:focus{
  outline: none;
  border-color: var(--clay);
}
.form-field textarea{ resize: vertical; min-height: 120px; }
.form-submit{ margin-top: 16px; }
.form-submit[disabled]{ opacity: 0.55; cursor: wait; }
.form-status{
  margin-top: 20px;
  font-family: var(--f-mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  line-height: 1.6;
  min-height: 1em;
}
.form-status--ok{ color: var(--ink); }
.form-status--err{ color: var(--clay); text-transform: none; letter-spacing: 0.02em; font-size: 13px; }
@media (max-width: 780px){
  .contact-grid{ grid-template-columns: 1fr; }
  .form-row{ grid-template-columns: 1fr; }
  .form-field--full{ grid-column: span 1; }
  .contact-form{ padding: 32px 24px; }
}

/* ============================================================
   UTILITY
   ============================================================ */
/* ============================================================
   AFFILIATIONS STRIP (above footer)
   ============================================================ */
.affiliations{
  padding: clamp(56px, calc(8 * var(--vh, 1vh)), 96px) 0;
  background: var(--bone);
  border-top: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
}
.affiliations__head{
  text-align: center;
  margin-bottom: clamp(40px, calc(6 * var(--vh, 1vh)), 64px);
}
.affiliations__eyebrow{ margin-bottom: 18px; }
.affiliations__title{
  font-family: var(--f-display);
  font-size: clamp(1.4rem, 2.4vw, 2rem);
  font-weight: 400;
  line-height: 1.2;
  letter-spacing: -0.005em;
  color: var(--ink);
}
.affiliations__title em{ color: var(--clay); font-weight: 300; }
.affiliations__grid{
  display: grid;
  grid-template-columns: repeat(5, 1fr);
  gap: 0;
  border-top: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
}
.affiliation-cell{
  aspect-ratio: 5/3;
  display: flex;
  align-items: stretch;
  justify-content: center;
  padding: 0;
  border-right: 1px solid var(--rule);
  position: relative;
  transition: background 0.4s ease;
  background: var(--paper);
  overflow: hidden;
}
.affiliation-cell:last-child{ border-right: none; }
.affiliation-cell:hover{ background: var(--bone); }
.affiliation-cell img{
  /* Span the full cell from top to bottom; width flows naturally. */
  height: 100%;
  width: 100%;
  max-width: 100%;
  object-fit: contain;
  padding: 12px 16px;
  filter: grayscale(1) brightness(0.7);
  opacity: 0.85;
  transition: filter 0.4s ease, opacity 0.4s ease;
}
.affiliation-cell:hover img{
  filter: grayscale(0) brightness(1);
  opacity: 1;
}
.affiliation-cell--placeholder{
  font-family: var(--f-mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--teak);
  opacity: 0.5;
  text-align: center;
  line-height: 1.6;
  padding: 28px 24px;
  align-items: center;
}
@media (max-width: 880px){
  .affiliations__grid{ grid-template-columns: repeat(2, 1fr); }
  .affiliation-cell:nth-child(2n){ border-right: none; }
  .affiliation-cell{ border-bottom: 1px solid var(--rule); }
  .affiliation-cell:nth-last-child(-n+2){ border-bottom: none; }
}
@media (max-width: 480px){
  .affiliations__grid{ grid-template-columns: 1fr; }
  .affiliation-cell{ border-right: none; }
}

.text-center{ text-align: center; }
.mx-auto{ margin-left: auto; margin-right: auto; }

/* ============================================================
   HOME BY HEART POLISH
============================================================ */
img[src=""]{ visibility: hidden; }
.hero__hbh{
  width: clamp(130px, 13vw, 180px); height: auto; margin: 0 0 14px -8px;
  filter: drop-shadow(0 6px 24px rgba(0,0,0,0.35));
}
.hero__bg::after{
  background: linear-gradient(180deg,
    rgba(28,25,24,0.50) 0%, rgba(28,25,24,0.18) 38%, rgba(28,25,24,0.82) 100%) !important;
}

.hbh{
  display: grid; grid-template-columns: 1.15fr 1fr; align-items: stretch;
  background: var(--paper);
}
.hbh__photo{ position: relative; min-height: 560px; overflow: hidden; }
.hbh__photo img{ position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: 60% 30%;
  transition: transform 1.6s var(--ease-out-quart); }
.hbh:hover .hbh__photo img{ transform: scale(1.03); }
.hbh__text{ padding: clamp(56px, 9vw, 128px) clamp(28px, 6vw, 96px); display: flex; flex-direction: column; justify-content: center; }
.hbh__logo{ width: 120px; height: auto; margin: 0 0 28px -10px; }
.hbh__title{ font-family: var(--f-display); font-weight: 300; font-size: clamp(2rem, 3.4vw, 3rem); line-height: 1.1; margin: 20px 0 28px; letter-spacing: -0.01em; }
.hbh__title em{ color: var(--clay); }
.hbh__body p{ color: var(--ink-soft); margin-bottom: 1.1em; max-width: 520px; }
.hbh__actions{ margin-top: 20px; }
@media (max-width: 900px){
  .hbh{ grid-template-columns: 1fr; }
  .hbh__photo{ min-height: 0; aspect-ratio: 16 / 10; }
}

.testimonials{ position: relative; overflow: hidden; }
.testimonial__mark{ text-align: center; font-size: 6rem; margin: 0 0 4px; color: var(--clay); }
.testimonial__quote{ font-size: clamp(1.2rem, 2vw, 1.7rem) !important; line-height: 1.5 !important; }
.testimonial__attr{ margin-top: 32px !important; }
.testimonial-dot.active{ background: var(--clay) !important; }

.cta-block::before{ opacity: 0.22 !important; mix-blend-mode: luminosity !important; }
.cta-block{ background: radial-gradient(120% 140% at 50% 0%, #3d3122 0%, var(--teak-deep) 55%, #1a140f 100%) !important; }

.about-band{ margin: 0; position: relative; height: clamp(320px, 52vw, 640px); overflow: hidden; }
.about-band img{ width: 100%; height: 100%; object-fit: cover; object-position: 60% 30%; }
.about-band figcaption{
  position: absolute; right: var(--gutter); bottom: 20px; color: var(--paper);
  font-family: var(--f-mono); font-size: 10px; letter-spacing: 0.22em; text-transform: uppercase;
  text-shadow: 0 1px 12px rgba(0,0,0,0.5);
}

.listing-card__image img, .sold-card__image img{ transition: transform 1s var(--ease-out-quart); }
a.listing-card:hover .listing-card__image img, a.sold-card:hover .sold-card__image img{ transform: scale(1.05); }
.sold-card__image, .listing-card__image{ overflow: hidden; }

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

/* On dark bands the heart red is too dim — use the soft red and a cream button */
.cta-block__title em, .glossary em, .footer em{ color: var(--clay-soft) !important; }
.cta-block .btn--filled{ background: var(--paper); color: var(--ink); border-color: var(--paper); }
.cta-block .btn--filled:hover{ background: var(--clay-soft); color: var(--ink); border-color: var(--clay-soft); }
.cta-block__eyebrow{ color: var(--clay-soft) !important; }

/* ============================================================
   NIN TANG ADDITIONS — blog, article reader, linked cards, legal
============================================================ */
a.sold-card, a.listing-card { display: block; color: inherit; cursor: pointer; }
a.sold-card:hover .sold-card__address { color: var(--clay); }

.blog-tabs{ display: flex; flex-wrap: wrap; gap: 12px; margin-bottom: 24px; }
.blog-tab{
  font-family: var(--f-mono); font-size: 0.78rem; letter-spacing: 0.14em; text-transform: uppercase;
  padding: 12px 20px; border: 1px solid var(--rule); border-radius: 999px; color: var(--ink);
  transition: background 0.25s ease, color 0.25s ease, border-color 0.25s ease;
}
.blog-tab:hover{ border-color: var(--ink); }
.blog-tab.active{ background: var(--ink); color: var(--paper); border-color: var(--ink); }
.blog-tab__intro{ max-width: 640px; color: var(--ink-soft); margin-bottom: 56px; }

.blog-grid{ display: grid; grid-template-columns: repeat(auto-fill, minmax(300px, 1fr)); gap: 56px 40px; }
.blog-card{ display: flex; flex-direction: column; color: inherit; }
.blog-card__image{ aspect-ratio: 4 / 3; overflow: hidden; background: var(--bone); margin-bottom: 22px; }
.blog-card__image img{ width: 100%; height: 100%; object-fit: cover; transition: transform 0.8s var(--ease-out-quart); }
.blog-card:hover .blog-card__image img{ transform: scale(1.04); }
.blog-card__date{ font-family: var(--f-mono); font-size: 0.72rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--clay); margin-bottom: 10px; }
.blog-card__title{ font-family: var(--f-display); font-weight: 400; font-size: 1.5rem; line-height: 1.2; margin-bottom: 12px; }
.blog-card__excerpt{ color: var(--ink-soft); font-size: 0.95rem; margin-bottom: 16px; }
.blog-card__more{ margin-top: auto; font-family: var(--f-mono); font-size: 0.75rem; letter-spacing: 0.14em; text-transform: uppercase; }
.blog-card:hover .blog-card__more{ color: var(--clay); }

.article{ padding: calc(var(--nav-h) + 72px) 0 120px; }
.article__container{ max-width: 760px; }
.article__back{ font-family: var(--f-mono); font-size: 0.75rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--ink-soft); }
.article__back:hover{ color: var(--clay); }
.article__meta{ margin-top: 40px; font-family: var(--f-mono); font-size: 0.75rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--clay); }
.article__title{ font-family: var(--f-display); font-weight: 300; font-size: clamp(2.2rem, 5vw, 3.8rem); line-height: 1.08; margin: 18px 0 40px; }
.article__image{ width: 100%; margin-bottom: 48px; }
.article__body p{ font-size: 1.08rem; line-height: 1.8; margin-bottom: 1.4em; }
.article__foot{ margin-top: 64px; }

.hire-form{ max-width: 760px; margin: 0 auto 120px; }
.about-body__text [data-bind-paras] p{ margin-bottom: 1.2em; }
.footer__legal{ margin-top: 48px; font-size: 0.78rem; line-height: 1.6; opacity: 0.6; max-width: 900px; }


/* ============================================================
   MULTI-PAGE BUILD — semantic headings keep their designed look
============================================================ */
h2.sold-card__address, h3.listing-card__address, h3.glossary__term-word,
h2.blog-card__title, h2.affiliations__title, h2.footer__heading{ font-weight: 400; }
h2.footer__heading{ font-weight: 500; }
blockquote.testimonial__quote{ margin: 0 auto; }
figure.testimonial{ margin: 0; }
.skip-link{
  position: absolute; left: 16px; top: -60px; z-index: 1000;
  background: var(--ink); color: var(--paper); padding: 10px 16px;
  font-family: var(--f-mono); font-size: 11px; letter-spacing: 0.14em; text-transform: uppercase;
}
.skip-link:focus{ top: 12px; }
.blog-panel[hidden]{ display: none; }
.article__foot{ display: flex; flex-wrap: wrap; gap: 16px; }
.testimonial-dot{ border: 0; padding: 0; cursor: pointer; }

/* ============================================================
   SMOOTHNESS — page transitions, entrances, image fade-in
============================================================ */
/* Cross-fade between pages (multi-page view transitions); the nav stays put. */
@view-transition { navigation: auto; }
::view-transition-old(root), ::view-transition-new(root){ animation-duration: .45s; animation-timing-function: cubic-bezier(0.25, 1, 0.5, 1); }
.nav{ view-transition-name: site-nav; }
.page.active{ animation: none; }

/* Hero entrance runs in CSS (no flash before scripts load). */
@keyframes ntRise{ from{ opacity: 0; transform: translateY(26px); } to{ opacity: 1; transform: none; } }
.hero__meta-left, .hero__meta-right, .hero__title, .hero__lede, .hero__scroll{ animation: ntRise 1.2s cubic-bezier(0.22, 1, 0.36, 1) both; }
.hero__meta-left{ animation-delay: .15s; } .hero__meta-right{ animation-delay: .25s; }
.hero__title{ animation-delay: .35s; } .hero__lede{ animation-delay: .55s; } .hero__scroll{ animation-delay: .7s; }
.page-hero__inner > *, .about-hero__inner > *{ animation: ntRise 1s cubic-bezier(0.22, 1, 0.36, 1) both; }
.page-hero__inner > :nth-child(2), .about-hero__inner > :nth-child(2){ animation-delay: .12s; }
.page-hero__inner > :nth-child(3){ animation-delay: .24s; }

/* Softer, longer scroll reveals. */
.reveal{ transform: translateY(22px); transition: opacity 1.1s cubic-bezier(0.22, 1, 0.36, 1), transform 1.1s cubic-bezier(0.22, 1, 0.36, 1); }
.reveal.delay-1{ transition-delay: .08s; } .reveal.delay-2{ transition-delay: .16s; }
.reveal.delay-3{ transition-delay: .24s; } .reveal.delay-4{ transition-delay: .32s; }

/* Photos fade in as they arrive instead of popping. */
.js img[loading="lazy"]{ opacity: 0; transition: opacity .7s ease; }
.js img[loading="lazy"].is-loaded{ opacity: 1; }
.listing-card__image, .sold-card__image, .blog-card__image, .about-preview__image, .hbh__photo{ background: var(--bone); }

/* Gentler hovers everywhere. */
a, button, .btn, .nav__link, .blog-card, .listing-card, .sold-card{ -webkit-tap-highlight-color: transparent; }
.btn{ transition: background-color .35s ease, color .35s ease, border-color .35s ease, transform .35s cubic-bezier(0.22, 1, 0.36, 1); }
.btn:active{ transform: scale(.98); }
.nav{ transition: height .4s cubic-bezier(0.22, 1, 0.36, 1), background-color .4s ease, box-shadow .4s ease; }

@media (prefers-reduced-motion: reduce){
  *, *::before, *::after{ animation-duration: .01ms !important; transition-duration: .01ms !important; }
  @view-transition { navigation: none; }
}

/* Inside the visual editor: no entrance animations. */
.nt-editing .hero__meta-left, .nt-editing .hero__meta-right, .nt-editing .hero__title, .nt-editing .hero__lede,
.nt-editing .hero__scroll, .nt-editing .page-hero__inner > *, .nt-editing .about-hero__inner > *{ animation: none; }
.nt-editing img[loading="lazy"]{ opacity: 1; }

/* ============================================================
   CUSTOM SCROLLBAR — slim gold thumb on the page's warm paper
============================================================ */
html{ scrollbar-width: thin; scrollbar-color: var(--clay) var(--paper-warm); }
::-webkit-scrollbar{ width: 10px; height: 10px; }
::-webkit-scrollbar-track{ background: var(--paper-warm); }
::-webkit-scrollbar-thumb{
  background: var(--clay); border-radius: 99px;
  border: 3px solid var(--paper-warm);            /* inset look: thumb floats in the track */
}
::-webkit-scrollbar-thumb:hover{ background: var(--ink); }
::-webkit-scrollbar-corner{ background: var(--paper-warm); }

/* Credentials row at the very bottom of every page (footer) */
.footer__meta{ display: flex; justify-content: space-between; align-items: flex-start; gap: 20px; flex-wrap: wrap;
  margin-top: 40px; padding-top: 28px; border-top: 1px solid var(--rule-light);
  font-family: var(--f-mono); font-size: 10px; letter-spacing: .2em; text-transform: uppercase; line-height: 1.9; color: var(--clay-soft); }
.footer__meta-right{ text-align: right; }
@media (max-width: 600px){ .footer__meta-right{ text-align: left; } }

/* Beds / baths / sqft on sold cards + MLS courtesy line */
.sold-card__specs{ display: flex; flex-wrap: wrap; gap: 6px 18px; margin-top: 10px; font-family: var(--f-mono); font-size: 10px;
  letter-spacing: .16em; text-transform: uppercase; color: var(--teak); }
.sold-card__specs strong, .listing-card__specs strong{ color: var(--ink); font-weight: 500; }
.listing-card__specs span strong{ display: inline; margin: 0 4px 0 0; font-size: inherit; }
.listing-courtesy{ grid-column: 1 / -1; margin-top: 8px; font-size: 11px; line-height: 1.4; color: var(--teak); opacity: .8; }

/* Entrances wait for the loading screen to lift */
html.nt-loading .hero__meta-left, html.nt-loading .hero__meta-right, html.nt-loading .hero__title, html.nt-loading .hero__lede,
html.nt-loading .hero__scroll, html.nt-loading .page-hero__inner > *, html.nt-loading .about-hero__inner > *,
html.nt-loading .hero.has-bg .hero__bg{ animation-play-state: paused; }