:root {
    --bg: #f7f5f0;
    --card: #fff;
    --ink: #0f1a24;
    --muted: #6b7280;
    --border: #e5e1d8;
    --emerald: #0f4c3a;
    --emerald-fg: #f2efe6;
    --gold: #c9a55c;
    --gold-fg: #1a1408;
    --radius: 14px
}

* {
    box-sizing: border-box;
    margin: 0;
    padding: 0
}

body {
    font-family: Inter, system-ui, sans-serif;
    background: var(--bg);
    color: var(--ink);
    line-height: 1.6;
    overflow-wrap: break-word
}

img {
    display: block;
    max-width: 100%
}

a {
    color: inherit;
    text-decoration: none
}

h1,
h2,
h3,
h4,
.display {
    font-family: Syne, sans-serif;
    line-height: 1.1;
    letter-spacing: -.01em
}

.container {
    max-width: 1160px;
    margin: 0 auto;
    padding: 0 24px
}

.eyebrow {
    font-size: 11px;
    font-weight: 600;
    letter-spacing: .2em;
    text-transform: uppercase;
    color: var(--gold)
}

.section {
    padding-block: 96px
}

.section h2 {
    font-size: clamp(32px, 4vw, 48px);
    margin-top: 12px
}

.lead {
    color: var(--muted);
    max-width: 620px;
    margin-top: 14px
}

.dark {
    background: var(--ink);
    color: var(--emerald-fg)
}

.dark .lead {
    color: #c8c4b8
}

.gold-rule {
    height: 1px;
    width: 160px;
    background: linear-gradient(90deg, transparent, var(--gold), transparent)
}

.btn {
    display: inline-flex;
    align-items: center;
    justify-content: center;
    gap: 8px;
    border: 0;
    cursor: pointer;
    border-radius: 10px;
    padding: 13px 24px;
    font: 600 14px Inter, sans-serif;
    transition: opacity .2s, transform .2s
}

.btn:hover {
    opacity: .9
}

.btn-primary {
    background: var(--ink);
    color: #fff
}

.btn-emerald {
    background: var(--emerald);
    color: var(--emerald-fg)
}

.btn-gold {
    background: var(--gold);
    color: var(--gold-fg)
}

.btn-outline {
    background: transparent;
    border: 1px solid var(--border);
    color: inherit
}

.pill {
    border-radius: 999px
}

/* header */
.site-header {
    position: fixed;
    inset: 16px 16px auto;
    z-index: 50
}

.nav {
    max-width: 1160px;
    margin: 0 auto;
    display: flex;
    align-items: center;
    gap: 24px;
    min-height: 60px;
    padding: 10px 12px 10px 20px;
    border-radius: 999px;
    background: rgba(255, 255, 255, .82);
    backdrop-filter: blur(14px);
    border: 1px solid rgba(255, 255, 255, .6);
    box-shadow: 0 10px 30px rgba(15, 26, 36, .12)
}

.logo {
    font: 800 20px Syne, sans-serif;
    display: flex;
    align-items: center;
    gap: 8px;
    flex-shrink: 0;
    white-space: nowrap
}

.logo i {
    width: 32px;
    height: 32px;
    border-radius: 50%;
    background: var(--emerald);
    color: var(--gold);
    display: grid;
    place-items: center;
    font-style: normal;
    font-size: 14px
}

.logo b {
    color: var(--gold)
}

.nav ul {
    display: flex;
    gap: 22px;
    list-style: none;
    margin-left: 12px;
    flex-wrap: nowrap
}

.nav>ul>li {
    display: flex;
    align-items: center;
    flex: 0 0 auto;
    position: relative
}

.nav>ul>li>a {
    display: flex;
    align-items: center;
    gap: 6px;
    padding: 6px 0;
    font-size: 14px;
    line-height: 1.4;
    color: var(--muted);
    white-space: nowrap;
    position: relative
}

.nav>ul>li>a:after {
    content: "";
    position: absolute;
    left: 0;
    right: 0;
    bottom: 0;
    height: 1.5px;
    background: var(--gold);
    transform: scaleX(0);
    transform-origin: left center;
    transition: transform .25s
}

.nav>ul>li>a:hover,
.nav>ul>li>a.active {
    color: var(--ink)
}

.nav>ul>li>a.trail {
    color: var(--ink)
}

.nav>ul>li>a.trail:after {
    transform: scaleX(1);
    opacity: .45
}

.nav>ul>li>a:hover:after,
.nav>ul>li>a.active:after {
    transform: scaleX(1);
    opacity: 1
}

.nav>ul>li.has-drop>a i {
    font-style: normal;
    font-size: 14px;
    line-height: 1;
    transition: transform .25s
}

.nav>ul>li.has-drop:hover>a i,
.nav>ul>li.has-drop:focus-within>a i {
    transform: rotate(180deg)
}

.nav-right {
    margin-left: auto;
    display: flex;
    gap: 10px;
    align-items: center;
    flex-shrink: 0
}

.nav-right .btn {
    padding: 10px 20px;
    line-height: 1.2
}

.icon-btn {
    position: relative;
    width: 40px;
    height: 40px;
    border-radius: 50%;
    border: 1px solid var(--ink);
    background: transparent;
    display: grid;
    place-items: center;
    cursor: pointer;
    font-size: 16px
}

.badge {
    position: absolute;
    top: -4px;
    right: -4px;
    background: var(--gold);
    color: var(--gold-fg);
    font-size: 10px;
    font-weight: 700;
    border-radius: 50%;
    width: 18px;
    height: 18px;
    display: grid;
    place-items: center
}

/* dropdowns */
.drop {
    position: absolute;
    top: calc(100% + 18px);
    left: 50%;
    transform: translateX(-50%) translateY(-8px);
    min-width: 240px;
    padding: 10px;
    display: grid;
    gap: 2px;
    background: #fff;
    border: 1px solid var(--border);
    border-radius: 16px;
    box-shadow: 0 24px 48px rgba(15, 26, 36, .16);
    opacity: 0;
    visibility: hidden;
    pointer-events: none;
    transition: opacity .22s, transform .22s, visibility .22s;
    z-index: 60
}

.drop:before {
    content: "";
    position: absolute;
    top: -18px;
    left: 0;
    right: 0;
    height: 18px
}

.has-drop:hover>.drop,
.has-drop:focus-within>.drop {
    opacity: 1;
    visibility: visible;
    pointer-events: auto;
    /* transform: translateX(-50%) translateY(0) */
}

.drop a {
    display: flex;
    justify-content: space-between;
    align-items: center;
    gap: 18px;
    padding: 10px 14px;
    border-radius: 10px;
    font-size: 14px;
    line-height: 1.4;
    color: var(--muted);
    white-space: nowrap
}

.drop a:hover {
    background: var(--bg);
    color: var(--ink)
}

.drop a.active {
    color: var(--emerald);
    font-weight: 600;
    background: rgba(15, 76, 58, .06)
}

.menu-toggle {
    display: none
}

@media(max-width:1180px) {
    .nav {
        gap: 16px
    }

    .nav ul {
        gap: 15px;
        margin-left: 4px
    }
}

@media(max-width:1080px) {
    .nav .btn.list-btn {
        display: none
    }
}

@media(max-width:960px) {
    .nav {
        padding: 10px 10px 10px 14px;
        gap: 12px
    }

    .logo {
        font-size: 20px;
        gap: 7px
    }

    .logo i {
        width: 28px;
        height: 28px;
        font-size: 12px
    }

    .nav-right {
        gap: 8px
    }

    .nav:has(ul.open) {
        box-shadow: 0 18px 46px rgba(15, 26, 36, .2)
    }

    .nav ul {
        display: none;
        position: absolute;
        top: calc(100% + 8px);
        left: 0;
        right: 0;
        flex-direction: column;
        gap: 2px;
        margin-left: 0;
        background: #fff;
        padding: 14px;
        border-radius: 20px;
        box-shadow: 0 22px 50px rgba(15, 26, 36, .18);
        max-height: calc(100vh - 108px);
        max-height: calc(100dvh - 108px);
        overflow-y: auto;
        overscroll-behavior: contain
    }

    .nav ul.open {
        display: flex
    }

    .menu-toggle {
        display: grid
    }

    .nav>ul>li {
        flex-direction: column;
        align-items: stretch;
        width: 100%
    }

    .nav>ul>li>a {
        width: 100%;
        padding: 11px 12px;
        font-size: 15px;
        border-radius: 10px
    }

    .nav>ul>li>a:after {
        display: none
    }

    .nav>ul>li>a:hover,
    .nav>ul>li>a.active {
        background: var(--bg)
    }

    .nav>ul>li>a.trail {
        color: var(--ink);
        background: rgba(15, 26, 36, .05)
    }

    .nav>ul>li.has-drop>a i {
        display: none
    }

    .drop {
        position: static;
        transform: none;
        opacity: 1;
        visibility: visible;
        pointer-events: auto;
        min-width: 0;
        margin: 2px 0 4px 20px;
        padding: 0 0 4px 12px;
        border: 0;
        border-left: 1px solid var(--border);
        border-radius: 0;
        background: transparent;
        box-shadow: none
    }

    .drop:before {
        display: none
    }

    .drop a {
        padding: 9px 12px;
        font-size: 14px
    }

    .drop a.active {
        background: rgba(15, 76, 58, .06)
    }
}

@media(max-width:430px) {
    .nav {
        padding: 9px 8px 9px 11px;
        gap: 8px
    }

    .logo {
        font-size: 17px;
        gap: 6px
    }

    .logo i {
        width: 25px;
        height: 25px;
        font-size: 11px
    }

    .nav-right {
        gap: 6px
    }

    .nav ul {
        padding: 12px;
        border-radius: 18px
    }

    .nav>ul>li>a {
        padding: 10px;
        font-size: 14px
    }

    .drop {
        margin-left: 16px;
        padding-left: 10px
    }

    .drop a {
        padding: 8px 10px;
        font-size: 13px
    }
}

/* hero */
.hero {
    position: relative;
    min-height: 92vh;
    display: flex;
    align-items: flex-end;
    color: #fff;
    overflow: hidden
}

.hero>img {
    position: absolute;
    inset: 0;
    width: 100%;
    height: 100%;
    object-fit: cover
}

.hero:after {
    content: "";
    position: absolute;
    inset: 0;
    background: linear-gradient(180deg, rgba(15, 26, 36, .7), rgba(15, 26, 36, .3), rgba(15, 26, 36, .85))
}

.hero .container {
    position: relative;
    z-index: 1;
    padding-top: 160px;
    padding-bottom: 64px;
    width: 100%
}

.hero h1 {
    font-size: clamp(42px, 6.5vw, 80px);
    max-width: 820px;
    margin-top: 18px
}

.hero h1 span {
    color: var(--gold)
}

.hero p.sub {
    max-width: 560px;
    margin-top: 20px;
    color: rgba(255, 255, 255, .78)
}

.page-hero {
    min-height: 52vh
}

/* search */
.search {
    margin-top: 44px;
    background: rgba(255, 255, 255, .85);
    backdrop-filter: blur(14px);
    border-radius: 18px;
    padding: 8px;
    color: var(--ink)
}

.tabs {
    display: flex;
    gap: 4px;
    padding: 8px 12px 0
}

.tab {
    border: 0;
    background: transparent;
    border-radius: 999px;
    padding: 8px 20px;
    font: 500 14px Inter;
    cursor: pointer;
    color: var(--muted)
}

.tab.active {
    background: var(--emerald);
    color: var(--emerald-fg)
}

.search-row {
    margin-top: 8px;
    display: flex;
    background: rgba(255, 255, 255, .75);
    border-radius: 12px;
    align-items: stretch;
    flex-wrap: wrap
}

.field {
    flex: 1;
    min-width: 160px;
    padding: 12px 20px;
    display: flex;
    flex-direction: column;
    gap: 3px;
    border-right: 1px solid var(--border)
}

.field span {
    font-size: 10px;
    font-weight: 600;
    letter-spacing: .18em;
    text-transform: uppercase;
    color: var(--muted)
}

.field select,
.field input {
    border: 0;
    background: transparent;
    font: 500 14px Inter;
    outline: none;
    color: var(--ink)
}

.search-row .go {
    padding: 8px;
    display: flex
}

.search-row .go .btn {
    width: 100%
}

/* cards */
.grid {
    display: grid;
    gap: 28px;
    grid-template-columns: repeat(auto-fill, minmax(min(310px, 100%), 1fr));
    margin-top: 48px
}

.card {
    background: var(--card);
    border-radius: var(--radius);
    overflow: hidden;
    border: 1px solid var(--border);
    transition: transform .35s, box-shadow .35s
}

.card:hover {
    transform: translateY(-6px);
    box-shadow: 0 24px 48px rgba(15, 26, 36, .14)
}

.card-media {
    position: relative;
    aspect-ratio: 4/3;
    overflow: hidden
}

.card-media img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    transition: transform .9s
}

.card:hover .card-media img {
    transform: scale(1.06)
}

.card-tag {
    position: absolute;
    top: 14px;
    left: 14px;
    background: rgba(15, 26, 36, .75);
    color: #fff;
    font-size: 11px;
    padding: 5px 12px;
    border-radius: 999px;
    letter-spacing: .06em
}

.fav {
    position: absolute;
    top: 12px;
    right: 12px;
    width: 38px;
    height: 38px;
    border-radius: 50%;
    border: 0;
    background: rgba(255, 255, 255, .9);
    cursor: pointer;
    font-size: 17px;
    color: var(--ink)
}

.fav.on {
    color: #c0392b
}

.slide-btn {
    position: absolute;
    top: 50%;
    transform: translateY(-50%);
    width: 32px;
    height: 32px;
    border-radius: 50%;
    border: 0;
    background: rgba(255, 255, 255, .85);
    cursor: pointer;
    opacity: 0;
    transition: opacity .2s
}

.card:hover .slide-btn {
    opacity: 1
}

.slide-btn.prev {
    left: 10px
}

.slide-btn.next {
    right: 10px
}

.card-body {
    padding: 22px
}

.price {
    font: 700 22px Syne;
    color: var(--emerald)
}

.card-body h3 {
    font-size: 18px;
    margin-top: 6px
}

.loc {
    font-size: 13px;
    color: var(--muted);
    margin-top: 4px
}

.specs {
    display: flex;
    gap: 18px;
    border-top: 1px solid var(--border);
    margin-top: 16px;
    padding-top: 14px;
    font-size: 13px;
    color: var(--muted)
}

.specs b {
    color: var(--ink)
}

.status {
    font-size: 11px;
    font-weight: 700;
    letter-spacing: .14em;
    text-transform: uppercase;
    color: var(--gold)
}

.empty {
    grid-column: 1/-1;
    text-align: center;
    padding: 60px;
    border: 1px dashed var(--border);
    border-radius: var(--radius);
    color: var(--muted)
}

/* districts */
.districts {
    display: grid;
    gap: 20px;
    grid-template-columns: repeat(auto-fill, minmax(min(240px, 100%), 1fr));
    margin-top: 48px
}

.district {
    position: relative;
    aspect-ratio: 3/4;
    border-radius: var(--radius);
    overflow: hidden;
    color: #fff
}

.district img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    transition: transform .9s
}

.district:hover img {
    transform: scale(1.1)
}

.district:after {
    content: "";
    position: absolute;
    inset: 0;
    background: linear-gradient(0deg, var(--ink), transparent 60%)
}

.district div {
    position: absolute;
    bottom: 20px;
    left: 20px;
    z-index: 1
}

.district h3 {
    font-size: 22px
}

.district p {
    font-size: 13px;
    opacity: .75
}

/* stats, features */
.stats {
    display: grid;
    grid-template-columns: repeat(auto-fit, minmax(min(180px, 100%), 1fr));
    gap: 24px;
    margin-top: 48px
}

.stat b {
    display: block;
    font: 800 44px Syne;
    color: var(--gold)
}

.stat span {
    font-size: 14px;
    color: var(--muted)
}

.dark .stat span {
    color: #c8c4b8
}

.features {
    display: grid;
    grid-template-columns: repeat(auto-fit, minmax(min(250px, 100%), 1fr));
    gap: 24px;
    margin-top: 48px
}

.feature {
    background: var(--card);
    border: 1px solid var(--border);
    border-radius: var(--radius);
    padding: 28px
}

.dark .feature {
    background: rgba(255, 255, 255, .05);
    border-color: rgba(255, 255, 255, .1)
}

.feature .num {
    font: 800 14px Syne;
    color: var(--gold)
}

.feature h3 {
    font-size: 20px;
    margin: 10px 0 8px
}

.feature p {
    font-size: 14px;
    color: var(--muted)
}

.dark .feature p {
    color: #c8c4b8
}

.split {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 64px;
    align-items: center
}

@media(max-width:860px) {
    .split {
        grid-template-columns: 1fr
    }
}

.split img {
    border-radius: var(--radius);
    aspect-ratio: 4/3;
    object-fit: cover;
    width: 100%
}

/* testimonials */
.quote {
    background: var(--card);
    border: 1px solid var(--border);
    border-radius: var(--radius);
    padding: 28px
}

.quote p {
    font-size: 16px;
    color: black;
}

.quote cite {
    display: block;
    margin-top: 16px;
    font-style: normal;
    font-size: 13px;
    color: var(--muted)
}

/* forms */
.form {
    display: grid;
    gap: 12px;
    margin-top: 28px
}

.form .row {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 12px
}

.form .row>* {
    min-width: 0
}

.input {
    width: 100%;
    min-width: 0;
    border: 1px solid var(--border);
    background: var(--card);
    border-radius: 10px;
    padding: 13px 16px;
    font: 14px Inter;
    outline: none;
    color: var(--ink)
}

.input:focus {
    border-color: var(--gold)
}

textarea.input {
    min-height: 120px;
    resize: vertical
}

.msg {
    font-size: 14px;
    color: var(--emerald);
    font-weight: 600;
    min-height: 20px
}

.err {
    color: #b3261e
}

@media(max-width:600px) {
    .form .row {
        grid-template-columns: 1fr
    }
}

/* agents */
.agent {
    background: var(--card);
    border: 1px solid var(--border);
    border-radius: var(--radius);
    padding: 24px
}

.agent .head {
    display: flex;
    gap: 14px;
    align-items: center
}

.avatar {
    width: 56px;
    height: 56px;
    border-radius: 50%;
    background: var(--emerald);
    color: var(--emerald-fg);
    display: grid;
    place-items: center;
    font: 700 18px Syne;
    flex-shrink: 0
}

.agent .role {
    font-size: 13px;
    color: var(--muted)
}

.agent .links {
    display: flex;
    gap: 10px;
    margin-top: 16px;
    flex-wrap: wrap
}

.agent .links a {
    border: 1px solid var(--border);
    border-radius: 8px;
    padding: 8px 14px;
    font-size: 13px
}

.dark .agent {
    background: rgba(255, 255, 255, .05);
    border-color: rgba(255, 255, 255, .1)
}

.dark .agent h3,
.dark .agent .name {
    color: #fff
}

.dark .agent .role {
    color: #c8c4b8
}

.dark .agent .links a {
    border-color: rgba(255, 255, 255, .18);
    color: #c8c4b8
}

.dark .agent .links a:hover {
    border-color: var(--gold);
    color: var(--gold)
}

/* toolbar */
.toolbar {
    display: flex;
    flex-wrap: wrap;
    gap: 12px;
    background: var(--card);
    border: 1px solid var(--border);
    border-radius: var(--radius);
    padding: 14px;
    margin-top: 32px
}

.toolbar .input {
    flex: 1;
    min-width: 150px;
    padding: 10px 14px
}

.result-meta {
    margin-top: 20px;
    font-size: 14px;
    color: var(--muted)
}

/* property page */
.gallery {
    display: grid;
    grid-template-columns: 2fr 1fr;
    gap: 12px;
    margin-top: 32px
}

.gallery img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    border-radius: 12px;
    cursor: pointer
}

.gallery .main {
    aspect-ratio: 16/10
}

.gallery .side {
    display: grid;
    gap: 12px
}

.detail {
    display: grid;
    grid-template-columns: 2fr 1fr;
    gap: 48px;
    margin-top: 48px
}

@media(max-width:860px) {

    .detail,
    .gallery {
        grid-template-columns: 1fr
    }
}

.facts {
    display: grid;
    grid-template-columns: repeat(2, 1fr);
    gap: 12px;
    margin-top: 24px
}

.facts div {
    background: var(--card);
    border: 1px solid var(--border);
    border-radius: 10px;
    padding: 14px
}

.facts span {
    display: block;
    font-size: 11px;
    letter-spacing: .14em;
    text-transform: uppercase;
    color: var(--muted)
}

.sticky {
    position: sticky;
    top: 110px;
    align-self: start
}

.calc output {
    display: block;
    font: 800 28px Syne;
    color: var(--emerald);
    margin-top: 10px
}

/* faq */
details {
    border-bottom: 1px solid var(--border);
    padding: 18px 0
}

summary {
    cursor: pointer;
    font-weight: 600;
    list-style: none;
    display: flex;
    justify-content: space-between
}

summary:after {
    content: "+";
    color: var(--gold);
    font-size: 20px
}

details[open] summary:after {
    content: "–"
}

details p {
    margin-top: 10px;
    color: var(--muted);
    font-size: 15px
}

/* timeline */
.timeline {
    margin-top: 40px;
    border-left: 1px solid var(--gold);
    padding-left: 28px;
    display: grid;
    gap: 28px
}

.timeline b {
    font: 800 18px Syne;
    color: var(--gold)
}

/* footer */
footer {
    background: var(--ink);
    color: #b9b5aa;
    font-size: 14px
}

.foot {
    display: grid;
    grid-template-columns: repeat(auto-fit, minmax(min(200px, 100%), 1fr));
    gap: 40px;
    padding: 80px 24px
}

footer h4 {
    color: #fff;
    font-size: 14px;
    margin-bottom: 14px
}

footer ul {
    list-style: none;
    display: grid;
    gap: 8px
}

footer a:hover {
    color: var(--gold)
}

.foot-bottom {
    border-top: 1px solid rgba(255, 255, 255, .1);
    padding: 22px 24px;
    display: flex;
    justify-content: space-between;
    flex-wrap: wrap;
    gap: 8px;
    font-size: 12px
}

footer .input {
    background: rgba(255, 255, 255, .08);
    border-color: rgba(255, 255, 255, .2);
    color: #fff
}

/* modal / lightbox / toast */
.lightbox {
    position: fixed;
    inset: 0;
    background: rgba(0, 0, 0, .9);
    display: none;
    place-items: center;
    z-index: 100;
    cursor: zoom-out
}

.lightbox.open {
    display: grid
}

.lightbox img {
    max-height: 88vh;
    max-width: 92vw;
    border-radius: 10px
}

.toast {
    position: fixed;
    bottom: 24px;
    left: 50%;
    transform: translateX(-50%) translateY(100px);
    background: var(--ink);
    color: #fff;
    padding: 12px 22px;
    border-radius: 999px;
    font-size: 14px;
    transition: transform .3s;
    z-index: 120
}

.toast.show {
    transform: translateX(-50%) translateY(0)
}

.reveal {
    opacity: 0;
    transform: translateY(24px);
    transition: opacity .7s, transform .7s
}

.reveal.in {
    opacity: 1;
    transform: none
}

/* chips + tags */
.chips {
    display: flex;
    flex-wrap: wrap;
    gap: 8px;
    margin-top: 22px
}

.chip {
    border: 1px solid var(--border);
    border-radius: 999px;
    padding: 7px 15px;
    font-size: 13px;
    color: var(--muted);
    background: var(--card);
    cursor: pointer;
    font-family: Inter, sans-serif
}

.chip:hover {
    color: var(--ink)
}

.chip.active {
    background: var(--emerald);
    border-color: var(--emerald);
    color: var(--emerald-fg);
    font-weight: 600
}

.dark .chip {
    background: rgba(255, 255, 255, .05);
    border-color: rgba(255, 255, 255, .16);
    color: #c8c4b8
}

.dark .chip.active {
    background: var(--gold);
    border-color: var(--gold);
    color: var(--gold-fg)
}

.tag {
    display: inline-block;
    font-size: 11px;
    font-weight: 600;
    letter-spacing: .14em;
    text-transform: uppercase;
    color: var(--emerald);
    background: rgba(15, 76, 58, .07);
    border-radius: 999px;
    padding: 5px 12px
}

.dark .tag {
    background: rgba(201, 165, 92, .14);
    color: var(--gold)
}

.note {
    border: 1px solid var(--border);
    border-left: 3px solid var(--gold);
    background: var(--card);
    border-radius: 10px;
    padding: 20px 24px;
    font-size: 14px;
    color: var(--muted)
}

.dark .note {
    background: rgba(255, 255, 255, .05);
    border-color: rgba(255, 255, 255, .1);
    border-left-color: var(--gold);
    color: #c8c4b8
}

/* press strip */
.strip {
    border-top: 1px solid var(--border);
    border-bottom: 1px solid var(--border);
    padding: 24px 0;
    overflow: hidden
}

.strip-track {
    display: flex;
    gap: 60px;
    align-items: center;
    white-space: nowrap;
    width: max-content;
    animation: marquee 38s linear infinite
}

.strip-track span {
    font: 600 15px Syne, sans-serif;
    letter-spacing: .05em;
    color: var(--muted);
    opacity: .75
}

@keyframes marquee {
    from {
        transform: translateX(0)
    }

    to {
        transform: translateX(-50%)
    }
}

@media(prefers-reduced-motion:reduce) {
    .strip-track {
        animation: none
    }
}

/* press quotes */
.press {
    display: grid;
    grid-template-columns: repeat(auto-fit, minmax(min(250px, 100%), 1fr));
    gap: 24px;
    margin-top: 48px
}

.press .quote {
    display: flex;
    flex-direction: column;
    justify-content: space-between
}

.press cite {
    display: block;
    margin-top: 20px;
    font-style: normal;
    font-size: 11px;
    letter-spacing: .16em;
    text-transform: uppercase;
    color: var(--gold)
}

/* cta band */
.band {
    position: relative;
    overflow: hidden;
    background: var(--ink);
    color: #fff
}

.band>img {
    position: absolute;
    inset: 0;
    width: 100%;
    height: 100%;
    object-fit: cover
}

.band:after {
    content: "";
    position: absolute;
    inset: 0;
    background: linear-gradient(90deg, rgba(15, 26, 36, .93) 10%, rgba(15, 26, 36, .6))
}

.band .container {
    position: relative;
    z-index: 1;
    padding-top: 88px;
    padding-bottom: 88px
}

.band h2 {
    font-size: clamp(30px, 4vw, 46px);
    max-width: 620px;
    margin-top: 12px
}

.band p.sub {
    max-width: 540px;
    margin-top: 16px;
    color: rgba(255, 255, 255, .76)
}

.band .btn-row {
    display: flex;
    gap: 14px;
    flex-wrap: wrap;
    margin-top: 30px
}

/* horizontal rail */
.rail {
    display: flex;
    gap: 22px;
    overflow-x: auto;
    scroll-snap-type: x mandatory;
    padding-bottom: 14px;
    margin-top: 44px
}

.rail>* {
    flex: 0 0 min(380px, 86%);
    scroll-snap-align: start
}

.rail::-webkit-scrollbar {
    height: 6px
}

.rail::-webkit-scrollbar-thumb {
    background: var(--border);
    border-radius: 999px
}

/* journal */
.posts {
    display: grid;
    gap: 28px;
    grid-template-columns: repeat(auto-fill, minmax(min(320px, 100%), 1fr));
    margin-top: 48px
}

.post {
    display: flex;
    flex-direction: column;
    background: var(--card);
    border: 1px solid var(--border);
    border-radius: var(--radius);
    overflow: hidden;
    transition: transform .35s, box-shadow .35s
}

.post:hover {
    transform: translateY(-6px);
    box-shadow: 0 24px 48px rgba(15, 26, 36, .14)
}

.post-media {
    aspect-ratio: 16/10;
    overflow: hidden;
    background: var(--border)
}

.post-media img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    transition: transform .9s
}

.post:hover .post-media img {
    transform: scale(1.06)
}

.post-body {
    padding: 24px;
    display: flex;
    flex-direction: column;
    flex: 1
}

.post-cat {
    font-size: 11px;
    font-weight: 700;
    letter-spacing: .16em;
    text-transform: uppercase;
    color: var(--gold)
}

.post-body h3 {
    font-size: 20px;
    margin: 10px 0 8px
}

.post-body p {
    font-size: 14px;
    color: var(--muted)
}

.post-meta {
    margin-top: auto;
    padding-top: 18px;
    border-top: 1px solid var(--border);
    display: flex;
    justify-content: space-between;
    gap: 10px;
    font-size: 12px;
    color: var(--muted)
}

.post-featured {
    display: grid;
    grid-template-columns: 1.15fr 1fr;
    background: var(--card);
    border: 1px solid var(--border);
    border-radius: var(--radius);
    overflow: hidden
}

@media(max-width:860px) {
    .post-featured {
        grid-template-columns: 1fr
    }
}

.post-featured .post-media {
    min-height: 320px;
    aspect-ratio: auto
}

.post-featured h2 {
    font-size: clamp(26px, 3.4vw, 38px);
    margin: 12px 0 14px
}

/* article */
.article-hero {
    position: relative;
    min-height: 58vh;
    display: flex;
    align-items: flex-end;
    color: #fff;
    overflow: hidden
}

.article-hero>img {
    position: absolute;
    inset: 0;
    width: 100%;
    height: 100%;
    object-fit: cover
}

.article-hero:after {
    content: "";
    position: absolute;
    inset: 0;
    background: linear-gradient(180deg, rgba(15, 26, 36, .78), rgba(15, 26, 36, .32), rgba(15, 26, 36, .9))
}

.article-hero .container {
    position: relative;
    z-index: 1;
    padding-top: 150px;
    padding-bottom: 56px;
    width: 100%
}

.article-hero h1 {
    font-size: clamp(34px, 5vw, 58px);
    max-width: 820px;
    margin-top: 16px
}

.article-layout {
    display: grid;
    grid-template-columns: minmax(0, 1fr) 290px;
    gap: 60px;
    margin-top: 56px
}

@media(max-width:980px) {
    .article-layout {
        grid-template-columns: 1fr
    }
}

.toc {
    position: sticky;
    top: 110px;
    align-self: start;
    font-size: 14px
}

.toc h4 {
    font-size: 11px;
    letter-spacing: .2em;
    text-transform: uppercase;
    color: var(--gold);
    margin-bottom: 16px
}

.toc ul {
    list-style: none;
    display: grid;
    gap: 10px
}

.toc a {
    color: var(--muted);
    display: block
}

.toc a:hover,
.toc a.active {
    color: var(--ink);
    font-weight: 600
}

.toc .toc-box {
    background: var(--card);
    border: 1px solid var(--border);
    border-radius: var(--radius);
    padding: 24px
}

.prose {
    max-width: 740px
}

.prose p {
    font-size: 17px;
    margin-top: 20px;
    color: #2c3644
}

.prose h2 {
    font-size: clamp(24px, 3vw, 32px);
    margin-top: 52px
}

.prose h3 {
    font-size: 20px;
    margin-top: 36px
}

.prose ul {
    margin: 20px 0 0 22px;
    display: grid;
    gap: 10px;
    font-size: 16px;
    color: #2c3644
}

.prose blockquote {
    border-left: 3px solid var(--gold);
    padding: 4px 0 4px 24px;
    font: 600 20px Syne, sans-serif;
    color: var(--ink);
    margin-top: 34px
}

.prose figure {
    margin-top: 38px
}

.prose figcaption {
    font-size: 12px;
    color: var(--muted);
    margin-top: 10px
}

.byline {
    display: flex;
    gap: 14px;
    align-items: center;
    margin-top: 26px
}

.byline .avatar {
    width: 46px;
    height: 46px;
    font-size: 15px
}

.byline b {
    font-size: 14px
}

.byline span {
    font-size: 13px;
    color: var(--gold)
}

.share-row {
    display: flex;
    gap: 10px;
    flex-wrap: wrap;
    margin-top: 34px
}

.share-row a {
    border: 1px solid var(--border);
    border-radius: 999px;
    padding: 9px 16px;
    font-size: 13px
}

.share-row a:hover {
    border-color: var(--gold);
    color: var(--gold)
}

.crumbs {
    display: flex;
    gap: 10px;
    align-items: center;
    flex-wrap: wrap;
    font-size: 13px;
    color: var(--ink);
    margin-top: 26px
}

.crumbs a:hover {
    color: #fff
}

.crumbs span {
    opacity: .45
}

.crumbs .sep {
    opacity: .45
}

/* services */
.services-grid {
    display: grid;
    grid-template-columns: repeat(auto-fit, minmax(min(340px, 100%), 1fr));
    gap: 24px;
    margin-top: 48px
}

.service {
    display: grid;
    grid-template-columns: 64px 1fr;
    gap: 22px;
    background: var(--card);
    border: 1px solid var(--border);
    border-radius: var(--radius);
    padding: 32px;
    align-items: start
}

@media(max-width:520px) {
    .service {
        grid-template-columns: 1fr
    }
}

.service .glyph {
    width: 64px;
    height: 64px;
    border-radius: 16px;
    background: rgba(15, 76, 58, .08);
    color: var(--emerald);
    display: grid;
    place-items: center;
    font: 700 20px Syne, sans-serif
}

.service h3 {
    font-size: 22px
}

.service>p {
    font-size: 14px;
    color: var(--muted);
    margin-top: 8px
}

.service ul {
    list-style: none;
    display: grid;
    gap: 8px;
    margin-top: 16px;
    font-size: 14px;
    color: var(--muted)
}

.service li:before {
    content: "—";
    color: var(--gold);
    margin-right: 10px
}

.service .btn {
    margin-top: 20px
}

/* tables */
.table-wrap {
    overflow-x: auto;
    border: 1px solid var(--border);
    border-radius: var(--radius);
    background: var(--card);
    margin-top: 40px
}

table {
    width: 100%;
    border-collapse: collapse;
    font-size: 14px;
    min-width: 680px
}

th,
td {
    padding: 15px 20px;
    text-align: left;
    border-bottom: 1px solid var(--border)
}

th {
    font-size: 11px;
    letter-spacing: .16em;
    text-transform: uppercase;
    color: var(--muted);
    font-weight: 600;
    background: #fbf9f5;
    white-space: nowrap
}

td b {
    font-family: Syne, sans-serif
}

tbody tr:last-child td {
    border-bottom: 0
}

tbody tr:hover td {
    background: #fbf9f5
}

.up {
    color: var(--emerald);
    font-weight: 600
}

.down {
    color: #b3261e;
    font-weight: 600
}

.compare td:first-child,
.compare th:first-child {
    position: sticky;
    left: 0;
    background: var(--card);
    z-index: 1;
    box-shadow: 1px 0 0 var(--border)
}

.compare th:first-child {
    background: #fbf9f5
}

.compare .price {
    font-size: 18px
}

/* charts */
.bars {
    display: grid;
    gap: 22px;
    margin-top: 40px
}

.bar-row {
    display: grid;
    grid-template-columns: minmax(0, 190px) minmax(0, 1fr) minmax(0, 96px);
    gap: 22px;
    align-items: center
}

@media(max-width:720px) {
    .bar-row {
        grid-template-columns: 1fr;
        gap: 8px
    }

    .bar-row b {
        text-align: left
    }
}

.bar-row>span {
    font-size: 14px
}

.bar-row b {
    font: 700 15px Syne, sans-serif;
    text-align: right
}

.bar {
    height: 12px;
    border-radius: 999px;
    background: var(--border);
    overflow: hidden
}

.bar i {
    display: block;
    height: 100%;
    width: var(--v, 50%);
    background: linear-gradient(90deg, var(--emerald), var(--gold));
    border-radius: 999px
}

.dark .bar {
    background: rgba(255, 255, 255, .12)
}

.bars-lg .bar {
    height: 18px
}

/* scores + history + spec */
.scores {
    display: grid;
    gap: 18px;
    margin-top: 26px
}

.score {
    display: grid;
    grid-template-columns: minmax(0, 132px) minmax(0, 1fr) minmax(0, 46px);
    gap: 16px;
    align-items: center;
    font-size: 14px
}

@media(max-width:560px) {
    .score {
        grid-template-columns: minmax(0, 1fr) auto;
        gap: 6px 14px
    }

    .score .bar {
        grid-column: 1/-1
    }
}

.history {
    margin-top: 22px
}

.history div {
    display: grid;
    grid-template-columns: minmax(0, 120px) minmax(0, 1fr) auto;
    gap: 16px;
    padding: 14px 0;
    border-bottom: 1px solid var(--border);
    font-size: 14px
}

.score b {
    font-family: Syne, sans-serif;
    text-align: right
}

@media(max-width:560px) {
    .history div {
        grid-template-columns: minmax(0, 1fr) auto;
        gap: 4px 12px
    }

    .history div b:first-child {
        grid-column: 1/-1
    }
}

.history div:last-child {
    border-bottom: 0
}

.spec {
    width: 100%;
    min-width: 0;
    margin-top: 26px
}

.spec th {
    background: transparent;
    padding: 14px 0
}

.spec td {
    padding: 14px 0
}

.spec td:first-child {
    color: var(--muted);
    width: 42%
}

/* profile */
.profile {
    display: grid;
    grid-template-columns: minmax(0, 330px) minmax(0, 1fr);
    gap: 56px;
    margin-top: 40px;
    align-items: start
}

@media(max-width:880px) {
    .profile {
        grid-template-columns: 1fr;
        gap: 32px
    }
}

@media(max-width:880px) {
    .profile-card {
        position: static;
        top: auto
    }
}

@media(max-width:400px) {
    .profile-stats {
        grid-template-columns: 1fr
    }
}

.profile-card {
    background: var(--card);
    border: 1px solid var(--border);
    border-radius: var(--radius);
    padding: 30px;
    text-align: center;
    position: sticky;
    top: 110px
}

.profile-card .avatar {
    width: 96px;
    height: 96px;
    font-size: 30px;
    margin: 0 auto 18px
}

.profile-card .role {
    font-size: 13px;
    color: var(--muted)
}

.profile-stats {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 12px;
    margin-top: 24px;
    text-align: left
}

.profile-stats div {
    border: 1px solid var(--border);
    border-radius: 10px;
    padding: 14px
}

.profile-stats b {
    display: block;
    font: 800 20px Syne, sans-serif;
    color: var(--emerald)
}

.profile-stats span {
    font-size: 10px;
    letter-spacing: .12em;
    text-transform: uppercase;
    color: var(--muted)
}

.langs {
    display: flex;
    gap: 8px;
    flex-wrap: wrap;
    justify-content: center;
    margin-top: 20px
}

.langs span {
    font-size: 12px;
    border: 1px solid var(--border);
    border-radius: 999px;
    padding: 5px 12px;
    color: var(--muted)
}

/* misc blocks */
.film {
    position: relative;
    aspect-ratio: 16/9;
    border-radius: var(--radius);
    overflow: hidden;
    margin-top: 26px;
    background: var(--ink)
}

.film img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    opacity: .68
}

.film button {
    position: absolute;
    inset: 0;
    margin: auto;
    width: 76px;
    height: 76px;
    border-radius: 50%;
    border: 0;
    background: rgba(255, 255, 255, .94);
    color: var(--ink);
    font-size: 22px;
    cursor: pointer
}

.film .film-label {
    position: absolute;
    left: 24px;
    bottom: 22px;
    z-index: 1;
    color: #fff;
    font-size: 13px;
    letter-spacing: .14em;
    text-transform: uppercase
}

.awards {
    margin-top: 40px
}

.awards>div {
    display: grid;
    grid-template-columns: minmax(0, 120px) minmax(0, 1fr);
    gap: 26px;
    padding: 24px 0;
    border-top: 1px solid var(--border)
}

@media(max-width:620px) {
    .awards>div {
        grid-template-columns: 1fr;
        gap: 8px
    }
}

.awards b {
    font: 800 15px Syne, sans-serif;
    color: var(--gold);
    letter-spacing: .06em
}

.hours,
.dept {
    margin-top: 20px
}

.hours>div,
.dept>div {
    display: flex;
    justify-content: space-between;
    gap: 16px;
    padding: 12px 0;
    border-bottom: 1px solid var(--border);
    font-size: 14px
}

.hours>div:last-child,
.dept>div:last-child {
    border-bottom: 0
}

.hours span:last-child,
.dept span:last-child {
    color: var(--muted);
    text-align: right
}

.faq-search {
    max-width: 540px;
    margin-top: 30px
}

.faq-group {
    margin-top: 44px;
    max-width: 820px
}

.faq-group>h3 {
    font-size: 22px;
    margin-bottom: 6px
}

.faq-count {
    font-size: 13px;
    color: var(--muted);
    margin-top: 24px
}

.checklist {
    list-style: none;
    display: grid;
    gap: 12px;
    margin-top: 22px
}

.checklist li {
    display: grid;
    grid-template-columns: minmax(0, 22px) minmax(0, 1fr);
    gap: 12px;
    font-size: 15px;
    color: #2c3644
}

.checklist li:before {
    content: "✓";
    color: var(--emerald);
    font-weight: 700
}

.compare-note {
    font-size: 12px;
    color: var(--muted);
    margin-top: 14px
}

.mobile-cta {
    position: fixed;
    left: 16px;
    right: 16px;
    bottom: 16px;
    z-index: 60;
    display: none;
    gap: 10px;
    background: white;
    padding: 17px 24px;
    border-radius: 37px;
    box-shadow: 0 0 7px #00000012;
}

@media(max-width:720px) {
    .mobile-cta {
        /* display: flex */
    }

    .mobile-cta .btn {
        flex: 1
    }
}

/* ---------- small-screen hardening ---------- */
.split>*,
.grid>*,
.posts>*,
.districts>*,
.features>*,
.press>*,
.stats>*,
.services-grid>*,
.article-layout>*,
.profile>*,
.detail>*,
.gallery>*,
.article-layout .split>*,
.post-featured>* {
    min-width: 0
}

.hours>div,
.dept>div {
    flex-wrap: wrap;
    gap: 4px 16px
}

.post-meta,
.byline {
    flex-wrap: wrap
}

.spec th {
    white-space: normal
}

.table-wrap {
    -webkit-overflow-scrolling: touch
}

.tabs {
    flex-wrap: wrap
}

@media(max-width:980px) {
    .toc {
        position: static;
        top: auto
    }

    .article-layout {
        gap: 32px;
        margin-top: 36px
    }
}

@media(max-width:860px) {
    .split {
        gap: 36px
    }

    .slide-btn {
        display: none
    }
}

@media(max-width:700px) {
    .hero .container {
        padding-top: 132px;
        padding-bottom: 52px
    }

    .article-hero .container {
        padding-top: 126px;
        padding-bottom: 48px
    }
}

@media(max-width:560px) {
    .section {
        padding-block: 64px
    }

    .grid,
    .posts,
    .districts,
    .stats,
    .features,
    .press,
    .services-grid {
        margin-top: 32px;
        gap: 20px
    }

    .grid,
    .posts,
    .services-grid {
        gap: 18px
    }

    .detail {
        gap: 32px
    }

    .prose p {
        font-size: 16px
    }

    .prose ul {
        font-size: 15px;
        margin-left: 18px
    }

    .prose blockquote {
        font-size: 18px;
        padding-left: 18px
    }

    .foot {
        padding: 56px 20px;
        gap: 32px
    }
}

@media(max-width:430px) {
    .container {
        padding: 0 20px
    }

    .section {
        padding-block: 52px
    }

    .section h2 {
        font-size: clamp(26px, 7.4vw, 34px)
    }

    .foot {
        padding: 48px 16px;
        gap: 28px
    }

    .foot-bottom {
        padding: 18px 16px
    }

    .facts {
        grid-template-columns: 1fr
    }

    .empty {
        padding: 34px 20px
    }

    .quote,
    .service,
    .feature,
    .agent,
    .profile-card {
        padding: 22px
    }

    .note {
        padding: 16px 18px
    }

    .timeline {
        padding-left: 18px
    }

    th,
    td {
        padding: 12px 14px
    }

    .tabs {
        padding: 6px 6px 0
    }

    .tab {
        padding: 8px 14px;
        font-size: 13px
    }

    .field {
        min-width: 140px;
        padding: 12px 14px;
        border-right: 0;
        border-bottom: 1px solid var(--border)
    }

    .search-row .go {
        padding: 8px 8px 10px
    }

    .search-row .go .btn {
        width: 100%
    }

    .search-row {
        gap: 0
    }

    .rail {
        gap: 16px;
        padding-bottom: 10px
    }

    .toast {
        left: 16px;
        right: 16px;
        bottom: 88px;
        transform: translateX(0) translateY(100px);
        text-align: center
    }

    .toast.show {
        transform: translateX(0) translateY(0)
    }

    .lightbox img {
        max-height: 76vh;
        max-width: 94vw
    }
}

@media(max-width:380px) {
    .mobile-cta .btn {
        padding: 12px 8px;
        font-size: 12px
    }
}