/* ============================================================
   Corbel & Co. Realty : The Gallery Brokerage
   Instrument Serif (display) + Archivo (body/UI)
   Gallery White / Carbon / Flint Blue (hairlines + small fills) / Putty
   ============================================================ */

:root {
  /* palette */
  --paper: #f6f5f2;        /* gallery white canvas */
  --shell: #efede7;        /* whisper band */
  --panel: #fcfbf9;        /* card / frame surface */
  --carbon: #1a1a1a;       /* ink + dark band */
  --carbon-2: #141414;     /* footer */
  --ink: #232323;          /* body ink */
  --ink-soft: #55544e;     /* secondary copy */
  --flint: #3d5266;        /* the accent: hairlines, kickers, badges, small fills */
  --flint-press: #2c3e4f;  /* hover */
  --flint-bright: #a8bccd; /* flint on dark */
  --flint-tint: #e9ebea;   /* whisper flint band */
  --putty: #cfc9bd;        /* strong hairline */
  --putty-soft: #ddd8cd;   /* light hairline */
  --bone: #f0eee8;         /* text on dark */
  --bone-soft: #b9b5ab;    /* muted text on dark */

  /* type */
  --font-display: "Instrument Serif", Georgia, serif;
  --font-body: "Archivo", -apple-system, Helvetica, Arial, sans-serif;
  --fs-hero: clamp(2.9rem, 1.3rem + 5.6vw, 5.2rem);
  --fs-h1: clamp(2.4rem, 1.3rem + 3.8vw, 3.7rem);
  --fs-h2: clamp(1.7rem, 1.15rem + 1.9vw, 2.4rem);
  --fs-h3: clamp(1.22rem, 1.05rem + 0.7vw, 1.45rem);
  --fs-body: clamp(1rem, 0.95rem + 0.2vw, 1.0625rem);
  --fs-small: 0.875rem;
  --fs-kicker: 0.72rem;
  --fs-price: clamp(1.4rem, 1.1rem + 1vw, 1.8rem);
  --fs-stat: clamp(2.7rem, 1.6rem + 3.6vw, 4.6rem);

  /* spacing */
  --s1: 4px; --s2: 8px; --s3: 12px; --s4: 16px; --s5: 24px;
  --s6: 32px; --s7: 48px; --s8: 64px; --s9: 96px; --s10: 128px;
  --section: clamp(72px, 40px + 6vw, 132px);

  /* shape + depth: gallery = sharp edges, hairlines over shadows */
  --r: 2px;
  --hairline: 1px solid var(--putty-soft);
  --hairline-strong: 1px solid var(--putty);
  --shadow-pop: 0 2px 6px rgba(26, 26, 26, 0.07), 0 14px 34px rgba(26, 26, 26, 0.09);

  /* motion */
  --t-fast: 150ms;
  --t-base: 220ms;
  --t-slow: 480ms;
}

/* ---------- reset / base ---------- */
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: var(--font-body);
  font-size: var(--fs-body);
  line-height: 1.65;
  color: var(--ink);
  background: var(--paper);
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
}
img { max-width: 100%; height: auto; display: block; }
h1, h2, h3 {
  font-family: var(--font-display);
  font-weight: 400;
  line-height: 1.1;
  letter-spacing: -0.005em;
  margin: 0 0 var(--s4);
  text-wrap: balance;
  color: var(--carbon);
}
h1 { font-size: var(--fs-h1); }
h2 { font-size: var(--fs-h2); }
h3 { font-size: var(--fs-h3); line-height: 1.25; }
h4 { font-family: var(--font-body); font-size: 1rem; margin: 0 0 var(--s3); }
p { margin: 0 0 var(--s4); text-wrap: pretty; }
a { color: var(--flint); text-decoration-thickness: 1px; text-underline-offset: 3px; }
a:hover { color: var(--flint-press); }
ul, ol { margin: 0 0 var(--s4); padding-left: 1.2em; }
li { margin-bottom: var(--s2); }
em { font-style: italic; color: var(--flint); }
strong { font-weight: 600; }
:focus-visible { outline: 2px solid var(--flint); outline-offset: 2px; border-radius: 1px; }
::selection { background: var(--flint); color: var(--paper); }

.skip-link {
  position: absolute; left: -9999px; top: 0; z-index: 200;
  background: var(--carbon); color: var(--bone); padding: 10px 18px;
}
.skip-link:focus { left: 0; }

/* ---------- typography helpers ---------- */
.kicker {
  display: block;
  font-size: var(--fs-kicker);
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--flint);
  margin: 0 0 var(--s3);
}
.lead { font-size: 1.15rem; line-height: 1.62; color: var(--ink-soft); max-width: 60ch; }
.measure { max-width: 66ch; }
.center { text-align: center; }
.center .lead { margin-left: auto; margin-right: auto; }
.small { font-size: var(--fs-small); color: var(--ink-soft); }
.micro { font-size: 0.8rem; color: var(--ink-soft); }
.num { font-variant-numeric: tabular-nums; }
.serif-num { font-family: var(--font-display); font-variant-numeric: tabular-nums; }
.smallcaps {
  font-size: 0.72rem; font-weight: 600; letter-spacing: 0.14em;
  text-transform: uppercase; color: var(--ink-soft);
}

/* ---------- layout ---------- */
.wrap { max-width: 1220px; margin: 0 auto; padding: 0 clamp(20px, 4vw, 28px); }
.wrap--narrow { max-width: 860px; }
.section { padding: var(--section) 0; }
.section--shell { background: var(--shell); }
.section--flint-tint { background: var(--flint-tint); }
.section--carbon { background: var(--carbon); color: var(--bone); }
.section--tight { padding: calc(var(--section) * 0.62) 0; }
.section-head { max-width: 70ch; margin-bottom: var(--s7); }
.section-head--center { margin-left: auto; margin-right: auto; text-align: center; }
.section-head--row {
  max-width: none; display: flex; justify-content: space-between;
  align-items: flex-end; gap: var(--s6); flex-wrap: wrap;
}
.section-head--row h2 { margin-bottom: 0; }
.section-head--row .head-side { padding-bottom: 6px; }

/* dark band typography */
.section--carbon h2, .section--carbon h3 { color: var(--bone); }
.section--carbon p { color: var(--bone-soft); }
.section--carbon .kicker { color: var(--flint-bright); }
.section--carbon a { color: var(--bone); }
/* dark-band cascade guard: light panels inside carbon keep ink type */
.section--carbon .form-panel h2, .section--carbon .form-panel h3 { color: var(--carbon); }
.section--carbon .form-panel p, .section--carbon .form-panel li { color: var(--ink-soft); }
.section--carbon .form-panel .kicker { color: var(--flint); }
.section--carbon .form-panel a { color: var(--flint); }
.section--carbon .form-panel label { color: var(--ink); }

.grid { display: grid; gap: var(--s5); }
.grid--2 { grid-template-columns: repeat(2, 1fr); }
.grid--3 { grid-template-columns: repeat(3, 1fr); }
.grid--4 { grid-template-columns: repeat(4, 1fr); }
.hr-rule { border: none; border-top: var(--hairline-strong); margin: 0; }

/* ---------- buttons: tracked-caps gallery buttons, never default pills ---------- */
.btn {
  display: inline-block;
  font-family: var(--font-body);
  font-size: 0.8rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  line-height: 1;
  padding: 17px 28px;
  border-radius: var(--r);
  border: 1px solid transparent;
  cursor: pointer;
  text-decoration: none;
  white-space: nowrap;
  transition: background-color var(--t-fast) ease-out, color var(--t-fast) ease-out,
              border-color var(--t-fast) ease-out, transform var(--t-fast) ease-out;
}
.btn:active { transform: scale(0.97); }
.btn--primary { background: var(--flint); color: #fff; }
.btn--primary:hover { background: var(--carbon); color: #fff; }
.btn--ghost { background: transparent; color: var(--carbon); border-color: var(--carbon); }
.btn--ghost:hover { background: var(--carbon); color: var(--bone); }
.btn--bone { background: var(--bone); color: var(--carbon); }
.btn--bone:hover { background: #fff; color: var(--carbon); }
.text-link {
  font-weight: 600; font-size: 0.95rem; color: var(--flint); text-decoration: none;
  border-bottom: 1px solid var(--flint); padding-bottom: 2px;
  transition: color var(--t-fast) ease-out, border-color var(--t-fast) ease-out;
}
.text-link:hover { color: var(--flint-press); border-color: var(--flint-press); }
.text-link .arrow { display: inline-block; transform: translateX(2px); }
.cta-row { display: flex; flex-wrap: wrap; gap: var(--s4); align-items: center; margin-top: var(--s6); }
.cta-note { font-size: var(--fs-small); color: var(--ink-soft); margin-top: var(--s3); }

/* ---------- utility bar + header ---------- */
.utility {
  background: var(--paper);
  border-bottom: var(--hairline);
  font-size: 0.79rem;
  letter-spacing: 0.04em;
  color: var(--ink-soft);
}
.utility .wrap { display: flex; justify-content: space-between; gap: var(--s4); padding-top: 8px; padding-bottom: 8px; }
.utility a { color: var(--carbon); text-decoration: none; font-weight: 600; font-variant-numeric: tabular-nums; }
.utility a:hover { color: var(--flint); }
.utility-note { white-space: nowrap; overflow: hidden; text-overflow: ellipsis; }

.site-header {
  position: sticky; top: 0; z-index: 90;
  background: rgba(246, 245, 242, 0.95);
  backdrop-filter: blur(8px);
  border-bottom: var(--hairline-strong);
}
.site-header .wrap { display: flex; align-items: center; justify-content: space-between; gap: var(--s5); padding-top: 16px; padding-bottom: 16px; }
.brand { display: flex; flex-direction: column; text-decoration: none; color: var(--carbon); flex-shrink: 0; line-height: 1; }
.brand-name { font-family: var(--font-display); font-size: 1.7rem; letter-spacing: 0; }
.brand-name .amp { font-style: italic; color: var(--flint); }
.brand-sub { font-size: 0.6rem; font-weight: 600; letter-spacing: 0.34em; text-transform: uppercase; color: var(--ink-soft); margin-top: 6px; }
.brand:hover .brand-name { color: var(--flint); }

.nav { display: flex; align-items: center; gap: clamp(12px, 1.8vw, 26px); }
.nav > .nav-item { position: relative; }
.nav-link {
  font-size: 0.83rem; font-weight: 600; letter-spacing: 0.07em; text-transform: uppercase;
  color: var(--carbon); text-decoration: none;
  padding: 10px 2px; display: inline-flex; align-items: center; gap: 6px;
  border-bottom: 1px solid transparent;
  transition: color var(--t-fast) ease-out;
}
.nav-link:hover { color: var(--flint); }
.nav-link[aria-current="true"] { border-bottom-color: var(--flint); }
.nav-link .caret { width: 8px; height: 8px; border-right: 1.5px solid currentColor; border-bottom: 1.5px solid currentColor; transform: rotate(45deg) translateY(-2px); }
.dropdown {
  position: absolute; top: 100%; left: 50%; transform: translateX(-50%);
  min-width: 236px; padding: 8px;
  background: var(--panel); border: var(--hairline-strong); border-radius: var(--r);
  box-shadow: var(--shadow-pop);
  opacity: 0; visibility: hidden; translate: 0 6px;
  transition: opacity var(--t-fast) ease-out, translate var(--t-fast) ease-out, visibility var(--t-fast);
}
.nav-item:hover .dropdown, .nav-item:focus-within .dropdown { opacity: 1; visibility: visible; translate: 0 0; }
.dropdown a {
  display: block; padding: 10px 14px;
  font-size: 0.92rem; font-weight: 500; color: var(--ink); text-decoration: none;
  border-bottom: 1px solid var(--shell);
}
.dropdown a:last-child { border-bottom: none; }
.dropdown a:hover { background: var(--shell); color: var(--flint-press); }
.header-cta { flex-shrink: 0; }
.header-cta .btn { padding: 14px 20px; font-size: 0.74rem; }

.nav-toggle {
  display: none; background: none; border: var(--hairline-strong); border-radius: var(--r);
  width: 44px; height: 44px; cursor: pointer; padding: 0; color: var(--carbon);
}
.nav-toggle svg { margin: 0 auto; }

/* mobile panel */
.mobile-panel { display: none; }
.mobile-panel.open {
  display: block; background: var(--paper); border-bottom: var(--hairline-strong);
  padding: var(--s4) 0 var(--s6); max-height: calc(100vh - 130px); overflow-y: auto;
}
.mobile-panel .wrap { display: flex; flex-direction: column; gap: 2px; }
.mobile-panel a {
  padding: 12px 4px; font-weight: 600; color: var(--carbon); text-decoration: none;
  border-bottom: var(--hairline); font-size: 1rem;
}
.mobile-panel a.sub { font-weight: 400; color: var(--ink-soft); padding-left: 20px; font-size: 0.94rem; }
.mobile-panel .btn { margin-top: var(--s4); text-align: center; }

/* ---------- the gallery frame (signature device) ---------- */
.frame {
  background: var(--panel);
  border: var(--hairline-strong);
  padding: clamp(10px, 1.2vw, 16px);
}
.frame img {
  width: 100%; object-fit: cover;
  outline: 1px solid rgba(26, 26, 26, 0.08); outline-offset: -1px;
}
.gallery-label { margin-top: var(--s4); }
.gallery-label .label-no {
  display: block; font-size: 0.68rem; font-weight: 600; letter-spacing: 0.2em;
  text-transform: uppercase; color: var(--flint); margin-bottom: 5px;
  font-variant-numeric: tabular-nums;
}
.gallery-label .label-title { display: block; font-family: var(--font-display); font-size: 1.18rem; color: var(--carbon); }
.gallery-label .label-meta { display: block; font-size: 0.82rem; color: var(--ink-soft); margin-top: 3px; }

/* ---------- hero (home) ---------- */
.hero { padding: clamp(56px, 4vw + 28px, 104px) 0 var(--section); }
.hero-grid { display: grid; grid-template-columns: 6fr 6fr; gap: clamp(32px, 5vw, 88px); align-items: start; }
.hero h1 { font-size: var(--fs-hero); line-height: 1.02; letter-spacing: -0.01em; margin: 0 0 var(--s5); }
.hero .lead { font-size: 1.2rem; }
.hero-copy { padding-top: clamp(8px, 2vw, 40px); }
.hero-quiet { margin-top: var(--s5); }
.hero-proof {
  display: flex; gap: var(--s3) var(--s5); align-items: baseline; margin-top: var(--s7);
  padding-top: var(--s4); border-top: var(--hairline-strong);
  font-size: 0.82rem; color: var(--ink-soft); flex-wrap: wrap;
}
.hero-proof strong { color: var(--carbon); font-weight: 600; }
.hero-frame { margin: clamp(16px, 3vw, 56px) 0 0; }
.hero-frame .frame img { aspect-ratio: 4 / 4.55; }

/* ---------- page hero (interior) ---------- */
.page-hero { padding: clamp(48px, 3vw + 26px, 80px) 0 0; }
.page-hero .lead { margin-top: var(--s2); }
.breadcrumb { font-size: 0.8rem; color: var(--ink-soft); margin-bottom: var(--s4); letter-spacing: 0.02em; }
.breadcrumb a { color: var(--ink-soft); text-decoration: none; }
.breadcrumb a:hover { color: var(--flint); }
.breadcrumb .sep { margin: 0 7px; color: var(--putty); }

/* editorial split */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(28px, 4vw, 76px); align-items: center; }
.split--wide-text { grid-template-columns: 7fr 5fr; }
.split .frame img { aspect-ratio: 4 / 3.4; }
.split .img-tall { aspect-ratio: 4 / 4.7; }

/* ---------- status + open-house chips ---------- */
.chip-row { display: flex; flex-wrap: wrap; gap: var(--s2); align-items: center; }
.chip {
  display: inline-block; font-size: 0.66rem; font-weight: 600; letter-spacing: 0.14em;
  text-transform: uppercase; line-height: 1; padding: 7px 10px 6px;
  border-radius: var(--r); white-space: nowrap;
}
.chip--sale { background: var(--flint); color: #fff; }
.chip--soon { background: transparent; color: var(--flint); border: 1px solid var(--flint); }
.chip--sold { background: var(--putty); color: var(--carbon); }
.chip--open { background: transparent; color: var(--ink-soft); border: var(--hairline-strong); }
/* chips sitting over photographs need a solid plate to stay legible */
.frame .chip--open, .frame .chip--soon {
  background: rgba(252, 251, 249, 0.95); color: var(--carbon); border-color: transparent;
}
.frame .chip--soon { color: var(--flint); }

/* ---------- listing cards + bento wall ---------- */
.bento { display: grid; grid-template-columns: repeat(12, 1fr); gap: clamp(18px, 2vw, 26px); }
.bento .cell-a { grid-column: span 7; grid-row: span 2; }
.bento .cell-b, .bento .cell-c { grid-column: span 5; }
.bento .cell-note { grid-column: span 5; }
.bento .cell-note--wide { grid-column: span 7; }

.listing-card { display: flex; flex-direction: column; text-decoration: none; color: inherit; height: 100%; }
.listing-card .frame { position: relative; }
.listing-card .frame .chip-row { position: absolute; top: clamp(20px, 2vw, 26px); left: clamp(20px, 2vw, 26px); z-index: 2; }
.listing-card img { transition: transform var(--t-slow) ease-out; aspect-ratio: 16 / 11; }
.cell-a .listing-card img { aspect-ratio: 4 / 3.55; height: 100%; }
.cell-a .listing-card .frame { flex: 1; display: flex; }
.cell-a .listing-card .frame img { width: 100%; }
.listing-card:hover img { transform: scale(1.015); }
.listing-body { padding: var(--s4) 2px 0; display: flex; flex-direction: column; flex: 1; }
.listing-addr { font-family: var(--font-display); font-size: clamp(1.25rem, 1.05rem + 0.7vw, 1.6rem); color: var(--carbon); line-height: 1.15; }
.listing-card:hover .listing-addr { color: var(--flint); }
.listing-hood { font-size: 0.8rem; letter-spacing: 0.1em; text-transform: uppercase; font-weight: 600; color: var(--ink-soft); margin-top: 5px; }
.listing-line {
  display: flex; justify-content: space-between; align-items: baseline; gap: var(--s4);
  margin-top: var(--s3); padding-top: var(--s3); border-top: var(--hairline-strong);
}
.listing-price { font-family: var(--font-display); font-size: var(--fs-price); color: var(--carbon); font-variant-numeric: tabular-nums; }
.listing-specs { font-size: 0.85rem; color: var(--ink-soft); font-variant-numeric: tabular-nums; white-space: nowrap; }
.listing-mls { font-size: 0.72rem; color: var(--ink-soft); letter-spacing: 0.06em; margin-top: 7px; font-variant-numeric: tabular-nums; }

/* the gallery-note cell inside the bento */
.cell-note .note-inner {
  height: 100%; display: flex; flex-direction: column; justify-content: center;
  background: var(--flint-tint); border: var(--hairline-strong);
  padding: clamp(24px, 2.6vw, 40px);
}
.cell-note h3 { font-size: clamp(1.35rem, 1.1rem + 1vw, 1.8rem); }
.cell-note p { color: var(--ink-soft); font-size: 0.98rem; }
.cell-note .text-link { align-self: flex-start; }

/* ---------- numbered process (signature) ---------- */
.process { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(24px, 3vw, 48px); }
.process--4 { grid-template-columns: repeat(4, 1fr); }
.process .step { border-top: 1px solid var(--carbon); padding-top: var(--s5); }
.process .step-no {
  font-family: var(--font-display); font-size: 2.6rem; line-height: 1; color: var(--flint);
  font-variant-numeric: tabular-nums; display: block; margin-bottom: var(--s4);
}
.process .step h3 { margin-bottom: var(--s2); }
.process .step p { color: var(--ink-soft); margin-bottom: 0; font-size: 0.97rem; }
/* process on carbon */
.section--carbon .process .step { border-top-color: rgba(240, 238, 232, 0.35); }
.section--carbon .process .step-no { color: var(--flint-bright); }

/* long-form numbered list (buyer/seller guides) */
.step-list { counter-reset: steps; list-style: none; padding: 0; margin: 0; }
.step-list > li {
  counter-increment: steps; display: grid; grid-template-columns: 88px 1fr;
  gap: clamp(16px, 3vw, 40px); padding: var(--s6) 0; border-top: var(--hairline-strong); margin: 0;
}
.step-list > li:last-child { border-bottom: var(--hairline-strong); }
.step-list > li::before {
  content: "0" counter(steps);
  font-family: var(--font-display); font-size: 2.2rem; line-height: 1; color: var(--flint);
  font-variant-numeric: tabular-nums;
}
.step-list h3 { margin-bottom: var(--s2); }
.step-list p { color: var(--ink-soft); max-width: 62ch; }
.step-list p:last-child { margin-bottom: 0; }

/* ---------- spec sheet (listing detail) ---------- */
.spec-sheet { border: 1px solid var(--carbon); background: var(--panel); }
.spec-sheet .sheet-head {
  display: flex; justify-content: space-between; align-items: baseline; gap: var(--s4);
  padding: 16px 20px; border-bottom: var(--hairline-strong); flex-wrap: wrap;
}
.spec-sheet .sheet-head .listing-price { font-size: clamp(1.6rem, 1.2rem + 1.4vw, 2.2rem); }
.spec-grid { display: grid; grid-template-columns: repeat(4, 1fr); }
.spec-grid .cell { padding: 14px 20px 12px; border-left: var(--hairline); }
.spec-grid .cell:first-child, .spec-grid .cell:nth-child(4n+1) { border-left: none; }
.spec-grid .cell:nth-child(n+5) { border-top: var(--hairline); }
.spec-grid .cell-label {
  display: block; font-size: 0.64rem; font-weight: 600; letter-spacing: 0.14em;
  text-transform: uppercase; color: var(--ink-soft); margin-bottom: 3px;
}
.spec-grid .cell-value { font-family: var(--font-display); font-size: 1.12rem; font-variant-numeric: tabular-nums; color: var(--carbon); }
.sheet-note { font-size: 0.75rem; color: var(--ink-soft); padding: 10px 20px 12px; border-top: var(--hairline); margin: 0; }

/* listing detail hero image */
.case-hero .frame { position: relative; }
.case-hero .frame .chip-row { position: absolute; top: clamp(20px, 2vw, 26px); left: clamp(20px, 2vw, 26px); z-index: 2; }
.case-hero .frame img { aspect-ratio: 21 / 11; }
.case-pager { display: flex; justify-content: space-between; gap: var(--s4); border-top: var(--hairline-strong); padding-top: var(--s6); margin-top: var(--s8); }
.case-pager a { text-decoration: none; max-width: 44%; }
.case-pager .pager-label { font-size: 0.68rem; font-weight: 600; letter-spacing: 0.16em; text-transform: uppercase; color: var(--ink-soft); display: block; margin-bottom: 5px; }
.case-pager .pager-title { font-family: var(--font-display); font-size: 1.2rem; color: var(--carbon); }
.case-pager a:hover .pager-title { color: var(--flint); }
.case-pager .next { text-align: right; margin-left: auto; }

.feature-list { list-style: none; padding: 0; margin: 0; columns: 2; column-gap: var(--s7); }
.feature-list li {
  padding: 9px 0 9px 26px; position: relative; break-inside: avoid;
  font-size: 0.96rem; color: var(--ink-soft); border-bottom: var(--hairline); margin: 0;
}
.feature-list li svg { position: absolute; left: 0; top: 11px; width: 15px; height: 15px; color: var(--flint); }

.prose { max-width: 66ch; }
.prose h2 { margin-top: var(--s7); }

/* ---------- sold gallery: monochrome-to-color reveals ---------- */
.sold-card { display: block; text-decoration: none; color: inherit; }
.sold-card img { aspect-ratio: 16 / 11; filter: grayscale(1); transition: filter var(--t-slow) ease-out, transform var(--t-slow) ease-out; }
.sold-card:hover img, .sold-card:focus-visible img { filter: grayscale(0); }
.sold-plate {
  height: 100%; display: flex; flex-direction: column; justify-content: space-between;
  background: var(--panel); border: var(--hairline-strong); padding: clamp(20px, 2.2vw, 30px);
  min-height: 220px;
}
.sold-plate .plate-addr { font-family: var(--font-display); font-size: 1.3rem; color: var(--carbon); line-height: 1.2; }
.sold-plate .plate-hood { font-size: 0.74rem; letter-spacing: 0.12em; text-transform: uppercase; font-weight: 600; color: var(--ink-soft); margin-top: 5px; }
.sold-plate .plate-line { margin-top: var(--s5); padding-top: var(--s3); border-top: var(--hairline-strong); display: flex; justify-content: space-between; align-items: baseline; gap: var(--s3); }
.sold-plate .plate-price { font-family: var(--font-display); font-size: 1.35rem; color: var(--flint); font-variant-numeric: tabular-nums; }
.sold-plate .plate-days { font-size: 0.8rem; color: var(--ink-soft); font-variant-numeric: tabular-nums; }

/* sold ledger table */
.ledger { width: 100%; border-collapse: collapse; font-size: 0.94rem; }
.ledger th {
  text-align: left; font-size: 0.68rem; font-weight: 600; letter-spacing: 0.14em;
  text-transform: uppercase; color: var(--ink-soft); padding: 0 14px 12px;
  border-bottom: 1px solid var(--carbon);
}
.ledger td { padding: 13px 14px; border-bottom: var(--hairline-strong); color: var(--ink-soft); font-variant-numeric: tabular-nums; }
.ledger td:first-child { font-family: var(--font-display); font-size: 1.05rem; color: var(--carbon); }
.ledger .td-price { color: var(--carbon); font-weight: 600; }
.ledger th.num-col, .ledger td.num-col { text-align: right; }

/* ---------- stat row (understated, hairline, serif numerals) ---------- */
.stat-row { display: grid; grid-template-columns: repeat(4, 1fr); gap: clamp(20px, 3vw, 48px); }
.stat-row .stat { border-top: 1px solid var(--carbon); padding-top: var(--s4); }
.stat-row .stat-num {
  font-family: var(--font-display); font-size: var(--fs-stat); line-height: 1;
  color: var(--carbon); font-variant-numeric: tabular-nums; display: block;
}
.stat-row .stat-num .unit { font-size: 0.42em; color: var(--flint); }
.stat-row .stat-label { display: block; margin-top: var(--s2); font-size: var(--fs-small); color: var(--ink-soft); }
.stat-foot { margin-top: var(--s6); font-size: 0.76rem; color: var(--ink-soft); }
/* stat row on carbon */
.section--carbon .stat-row .stat { border-top-color: rgba(240, 238, 232, 0.35); }
.section--carbon .stat-row .stat-num { color: var(--bone); }
.section--carbon .stat-row .stat-num .unit { color: var(--flint-bright); }
.section--carbon .stat-row .stat-label { color: var(--bone-soft); }
.section--carbon .stat-foot { color: var(--bone-soft); }

/* ---------- neighborhoods: typographic magazine covers ---------- */
.cover { display: flex; text-decoration: none; color: inherit; }
.cover-inner {
  width: 100%; aspect-ratio: 3 / 3.8; background: var(--panel); border: var(--hairline-strong);
  padding: clamp(18px, 2vw, 26px); display: flex; flex-direction: column;
  transition: transform var(--t-base) ease-out, box-shadow var(--t-base) ease-out, border-color var(--t-base) ease-out;
}
.cover:hover .cover-inner { transform: translateY(-4px); box-shadow: var(--shadow-pop); border-color: var(--putty); }
.cover-frame { flex: 1; border: 1px solid var(--flint); padding: clamp(14px, 1.6vw, 22px); display: flex; flex-direction: column; }
.cover-kicker { font-size: 0.62rem; font-weight: 600; letter-spacing: 0.22em; text-transform: uppercase; color: var(--flint); }
.cover-no { font-size: 0.62rem; font-weight: 600; letter-spacing: 0.18em; text-transform: uppercase; color: var(--ink-soft); margin-top: 5px; font-variant-numeric: tabular-nums; }
.cover-title { font-family: var(--font-display); font-size: clamp(1.7rem, 1.2rem + 1.6vw, 2.3rem); line-height: 1.04; color: var(--carbon); margin-top: auto; }
.cover-sub { font-size: 0.85rem; color: var(--ink-soft); margin-top: var(--s3); line-height: 1.5; }
.cover-stats { display: flex; justify-content: space-between; gap: var(--s3); margin-top: var(--s4); padding-top: var(--s3); border-top: var(--hairline-strong); }
.cover-stats .cs { font-size: 0.72rem; color: var(--ink-soft); }
.cover-stats .cs strong { display: block; font-family: var(--font-display); font-size: 1.05rem; font-weight: 400; color: var(--carbon); font-variant-numeric: tabular-nums; }
.cover:hover .cover-title { color: var(--flint); }

/* neighborhood snapshot plate */
.snapshot { border: 1px solid var(--carbon); background: var(--panel); display: grid; grid-template-columns: repeat(4, 1fr); }
.snapshot .cell { padding: 16px 18px 14px; border-left: var(--hairline); }
.snapshot .cell:first-child { border-left: none; }
.snapshot .cell-label { display: block; font-size: 0.64rem; font-weight: 600; letter-spacing: 0.14em; text-transform: uppercase; color: var(--ink-soft); margin-bottom: 4px; }
.snapshot .cell-value { font-family: var(--font-display); font-size: 1.35rem; color: var(--carbon); font-variant-numeric: tabular-nums; }
.snapshot-note { font-size: 0.75rem; color: var(--ink-soft); margin-top: var(--s2); }

/* ---------- testimonials: typeset quotes, no star kitsch ---------- */
.quote-wall { display: grid; grid-template-columns: repeat(2, 1fr); gap: clamp(24px, 3vw, 48px); }
.quote {
  border-top: 1px solid var(--carbon); padding-top: var(--s5); margin: 0;
}
.quote blockquote { margin: 0 0 var(--s4); }
.quote blockquote p {
  font-family: var(--font-display); font-size: clamp(1.2rem, 1.05rem + 0.6vw, 1.45rem);
  line-height: 1.4; color: var(--carbon);
}
.quote figcaption { font-size: 0.8rem; color: var(--ink-soft); letter-spacing: 0.08em; text-transform: uppercase; font-weight: 600; }
.quote figcaption strong { color: var(--flint); font-weight: 600; }
.pull-quote {
  font-family: var(--font-display); font-size: clamp(1.5rem, 1rem + 2vw, 2.3rem);
  line-height: 1.3; color: var(--carbon); max-width: 34ch;
  border-left: 1px solid var(--flint); padding-left: clamp(20px, 3vw, 40px); margin: 0;
}
.pull-quote .attrib { display: block; font-family: var(--font-body); font-size: 0.8rem; letter-spacing: 0.08em; text-transform: uppercase; font-weight: 600; color: var(--ink-soft); margin-top: var(--s5); }

/* ---------- team ---------- */
.team-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(24px, 3vw, 40px); }
.team-grid--intro { grid-template-columns: repeat(4, 1fr); align-items: stretch; }
.team-intro {
  border-top: 1px solid var(--carbon); padding-top: var(--s5);
  display: flex; flex-direction: column; justify-content: flex-end;
}
.team-intro p { font-size: 0.95rem; }
.person-card { text-decoration: none; color: inherit; display: block; }
.person-photo {
  aspect-ratio: 4 / 4.6; background: var(--shell); border: var(--hairline-strong);
  display: flex; align-items: center; justify-content: center; position: relative; overflow: hidden;
}
.person-photo img { width: 100%; height: 100%; object-fit: cover; filter: grayscale(1); transition: filter var(--t-slow) ease-out; }
.person-card:hover .person-photo img { filter: grayscale(0.35); }
.person-photo .initials { font-family: var(--font-display); font-size: 3.4rem; font-style: italic; color: var(--flint); }
.person-photo .photo-note {
  position: absolute; bottom: 12px; left: 0; right: 0; text-align: center;
  font-size: 0.64rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--ink-soft);
}
.person-card h3 { margin: var(--s4) 0 2px; }
.person-card:hover h3 { color: var(--flint); }
.person-role { font-size: 0.76rem; letter-spacing: 0.14em; text-transform: uppercase; font-weight: 600; color: var(--flint); display: block; margin-bottom: var(--s3); }
.person-card p { color: var(--ink-soft); font-size: 0.95rem; }

/* bio page fact list */
.fact-list { list-style: none; padding: 0; margin: 0; }
.fact-list li { display: flex; justify-content: space-between; gap: var(--s4); padding: 11px 0; border-bottom: var(--hairline-strong); font-size: 0.92rem; margin: 0; }
.fact-list .fl-label { color: var(--ink-soft); }
.fact-list .fl-value { color: var(--carbon); font-weight: 500; text-align: right; font-variant-numeric: tabular-nums; }

/* ---------- press / results ---------- */
.press-band { border-top: var(--hairline-strong); border-bottom: var(--hairline-strong); padding: var(--s6) 0; }
.press-band .wrap { display: flex; justify-content: space-between; align-items: center; gap: var(--s5) var(--s7); flex-wrap: wrap; }
.press-name { font-family: var(--font-display); font-style: italic; font-size: 1.15rem; color: var(--ink-soft); white-space: nowrap; }
.press-list { list-style: none; padding: 0; margin: 0; }
.press-list li { display: grid; grid-template-columns: 110px 1fr; gap: var(--s5); align-items: baseline; padding: var(--s5) 0; border-top: var(--hairline-strong); margin: 0; }
.press-list li:last-child { border-bottom: var(--hairline-strong); }
.press-year { font-family: var(--font-display); font-size: 1.4rem; color: var(--flint); font-variant-numeric: tabular-nums; }
.press-title { font-weight: 600; color: var(--carbon); display: block; }
.press-body { font-size: 0.95rem; color: var(--ink-soft); }

/* ---------- market report: printed journal sheet ---------- */
.journal-sheet {
  background: var(--panel); border: 1px solid var(--carbon);
  padding: clamp(28px, 4vw, 64px);
}
.journal-masthead { text-align: center; border-bottom: 1px solid var(--carbon); padding-bottom: var(--s5); margin-bottom: var(--s6); }
.journal-masthead .jm-over { font-size: 0.66rem; font-weight: 600; letter-spacing: 0.26em; text-transform: uppercase; color: var(--flint); display: block; margin-bottom: var(--s3); }
.journal-masthead h1, .journal-masthead .jm-title { font-family: var(--font-display); font-size: clamp(2rem, 1.3rem + 2.6vw, 3.2rem); line-height: 1.05; color: var(--carbon); margin: 0; }
.journal-masthead .jm-meta { font-size: 0.8rem; color: var(--ink-soft); margin-top: var(--s3); letter-spacing: 0.06em; }
.journal-cols { column-count: 2; column-gap: clamp(28px, 4vw, 56px); column-rule: var(--hairline-strong); }
.journal-cols p { font-size: 0.98rem; }
.journal-sheet .ledger { margin: var(--s5) 0; }
.journal-figure { break-inside: avoid; border: var(--hairline-strong); padding: var(--s4); margin: 0 0 var(--s5); background: var(--paper); }
.journal-figure .jf-label { font-size: 0.66rem; font-weight: 600; letter-spacing: 0.16em; text-transform: uppercase; color: var(--flint); display: block; margin-bottom: var(--s3); }

/* report teaser card */
.report-teaser { display: flex; text-decoration: none; color: inherit; }
.report-teaser .cover-inner { aspect-ratio: auto; min-height: 320px; }

/* ---------- search page: illustrative filter bar ---------- */
.filter-bar {
  display: grid; grid-template-columns: 2fr 1fr 1fr 1fr 1fr auto; gap: var(--s3);
  background: var(--panel); border: 1px solid var(--carbon); padding: var(--s4);
  align-items: end;
}
.filter-bar .field label { font-size: 0.66rem; letter-spacing: 0.12em; text-transform: uppercase; }
.filter-note { font-size: 0.78rem; color: var(--ink-soft); margin-top: var(--s3); }
.results-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(20px, 2.4vw, 30px); }
.listing-card--static { cursor: default; }
.listing-card--static:hover img { transform: none; }
.listing-card--static:hover .listing-addr { color: var(--carbon); }
.ph-frame {
  aspect-ratio: 16 / 11; background: var(--shell); border: 1px solid rgba(26, 26, 26, 0.08);
  display: flex; align-items: center; justify-content: center; flex-direction: column; gap: 8px;
  color: var(--ink-soft);
}
.ph-frame svg { width: 30px; height: 30px; color: var(--putty); }
.ph-frame span { font-size: 0.66rem; letter-spacing: 0.16em; text-transform: uppercase; font-weight: 600; }

/* ---------- forms ---------- */
.form-panel { background: var(--panel); border: 1px solid var(--carbon); padding: clamp(26px, 3vw, 44px); }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: var(--s4); }
.form-grid .full { grid-column: 1 / -1; }
.field label { display: block; font-size: 0.78rem; font-weight: 600; letter-spacing: 0.06em; color: var(--ink); margin-bottom: 6px; }
.field input, .field select, .field textarea {
  width: 100%; min-height: 48px; padding: 12px 14px;
  font-family: var(--font-body); font-size: 1rem; color: var(--ink);
  background: var(--paper); border: var(--hairline-strong); border-radius: var(--r);
  transition: border-color var(--t-fast) ease-out;
}
.field textarea { min-height: 110px; resize: vertical; }
.field input:focus, .field select:focus, .field textarea:focus { outline: 2px solid var(--flint); outline-offset: 1px; border-color: var(--flint); }
.form-consent { font-size: 0.78rem; color: var(--ink-soft); margin-top: var(--s3); }
.form-success { display: none; text-align: center; padding: var(--s7) var(--s5); }
.form-success .success-icon {
  width: 54px; height: 54px; margin: 0 auto var(--s4); border-radius: 50%;
  border: 1px solid var(--flint); color: var(--flint); display: flex; align-items: center; justify-content: center;
}
.form-success .success-icon svg { width: 26px; height: 26px; }
.form-panel.submitted form { display: none; }
.form-panel.submitted .form-success { display: block; }

/* ---------- FAQ ---------- */
.faq details { border-top: var(--hairline-strong); }
.faq details:last-child { border-bottom: var(--hairline-strong); }
.faq summary {
  list-style: none; cursor: pointer; display: flex; justify-content: space-between; gap: var(--s5);
  align-items: center; padding: 20px 4px; font-weight: 600; font-size: 1.03rem; color: var(--carbon);
}
.faq summary::-webkit-details-marker { display: none; }
.faq summary .indicator {
  flex-shrink: 0; width: 28px; height: 28px; border: 1px solid var(--putty); border-radius: 50%;
  display: flex; align-items: center; justify-content: center; color: var(--flint);
  transition: transform var(--t-base) ease-out, background-color var(--t-base) ease-out;
}
.faq summary .indicator svg { width: 14px; height: 14px; }
.faq details[open] summary .indicator { transform: rotate(45deg); background: var(--flint-tint); }
.faq .faq-body { padding: 0 4px 22px; color: var(--ink-soft); max-width: 66ch; }
.faq summary:hover { color: var(--flint); }

/* ---------- valuation closer band (sitewide conversion) ---------- */
.closer { background: var(--carbon); color: var(--bone); }
.closer .wrap { display: grid; grid-template-columns: 1.5fr 1fr; gap: var(--s7); align-items: center; }
.closer h2 { color: var(--bone); font-size: clamp(1.9rem, 1.2rem + 2.6vw, 3rem); }
.closer p { color: var(--bone-soft); }
.closer .kicker { color: var(--flint-bright); }
.closer .closer-side { text-align: right; }
.closer .band-phone { display: block; margin-top: var(--s4); font-size: var(--fs-small); color: var(--bone-soft); }
.closer .band-phone a { color: var(--bone); font-weight: 600; text-decoration: none; font-variant-numeric: tabular-nums; }
.closer .band-phone a:hover { color: #fff; }

/* ---------- footer ---------- */
.site-footer { background: var(--carbon-2); color: #a8a49a; font-size: 0.94rem; }
.footer-grid { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1.2fr; gap: var(--s7); padding: var(--s9) 0 var(--s7); }
.site-footer .brand-name { color: var(--bone); }
.site-footer .brand-sub { color: var(--flint-bright); }
.site-footer h4 { font-size: 0.68rem; font-weight: 600; letter-spacing: 0.2em; text-transform: uppercase; color: #7c786e; margin-bottom: var(--s4); }
.site-footer ul { list-style: none; padding: 0; margin: 0; }
.site-footer li { margin-bottom: 10px; }
.site-footer a { color: #a8a49a; text-decoration: none; }
.site-footer a:hover { color: var(--bone); text-decoration: underline; text-underline-offset: 3px; }
.footer-blurb { max-width: 34ch; margin-top: var(--s4); font-size: 0.9rem; line-height: 1.6; }
.footer-contact li { display: flex; gap: 10px; align-items: flex-start; }
.footer-contact svg { width: 16px; height: 16px; flex-shrink: 0; margin-top: 4px; color: var(--flint-bright); }
.footer-legal { border-top: 1px solid rgba(240, 238, 232, 0.13); padding: var(--s5) 0 var(--s7); font-size: 0.77rem; color: #7c786e; line-height: 1.7; }
.footer-legal p { margin-bottom: var(--s2); }

/* ---------- reveal motion ---------- */
.reveal { opacity: 0; transform: translateY(16px); transition: opacity var(--t-slow) ease-out, transform var(--t-slow) ease-out; transition-delay: calc(var(--i, 0) * 70ms); }
.reveal.in { opacity: 1; transform: none; }

/* ---------- responsive ---------- */
@media (max-width: 1080px) {
  .nav { display: none; }
  .header-cta { display: none; }
  .nav-toggle { display: block; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .team-grid--intro { grid-template-columns: 1fr 1fr; }
  .filter-bar { grid-template-columns: 1fr 1fr 1fr; }
  .results-grid { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 900px) {
  .bento { grid-template-columns: 1fr; }
  .bento .cell-a, .bento .cell-b, .bento .cell-c, .bento .cell-note, .bento .cell-note--wide { grid-column: 1 / -1; grid-row: auto; }
  .cell-a .listing-card .frame { display: block; flex: none; }
  .cell-a .listing-card img { aspect-ratio: 16 / 11; height: auto; }
}
@media (max-width: 860px) {
  .hero-grid, .split, .split--wide-text { grid-template-columns: 1fr; }
  .hero-frame { order: -1; margin-top: 0; }
  .hero-frame .frame img { aspect-ratio: 16 / 11; }
  .hero-copy { padding-top: 0; }
  .grid--2, .grid--3, .grid--4, .team-grid, .quote-wall { grid-template-columns: 1fr; }
  .process, .process--4 { grid-template-columns: 1fr; gap: var(--s6); }
  .stat-row { grid-template-columns: repeat(2, 1fr); }
  .spec-grid, .snapshot { grid-template-columns: repeat(2, 1fr); }
  .spec-grid .cell:nth-child(n+3) { border-top: var(--hairline); }
  .spec-grid .cell:nth-child(odd) { border-left: none; }
  .spec-grid .cell:nth-child(even) { border-left: var(--hairline); }
  .snapshot .cell:nth-child(n+3) { border-top: var(--hairline); }
  .snapshot .cell:nth-child(odd) { border-left: none; }
  .closer .wrap { grid-template-columns: 1fr; }
  .closer .closer-side { text-align: left; }
  .form-grid { grid-template-columns: 1fr; }
  .feature-list { columns: 1; }
  .journal-cols { column-count: 1; }
  .case-pager a { max-width: 100%; }
  .utility .utility-note { display: none; }
  .section-head { margin-bottom: var(--s6); }
  .step-list > li { grid-template-columns: 56px 1fr; }
  .results-grid { grid-template-columns: 1fr; }
  .filter-bar { grid-template-columns: 1fr 1fr; }
  .listing-line { flex-wrap: wrap; }
  .listing-specs { white-space: normal; }
}
@media (max-width: 560px) {
  .cta-row .btn { width: 100%; text-align: center; }
  .footer-grid { grid-template-columns: 1fr; gap: var(--s6); }
  .stat-row { grid-template-columns: 1fr 1fr; }
  .press-list li { grid-template-columns: 70px 1fr; gap: var(--s4); }
  .filter-bar { grid-template-columns: 1fr; }
}

/* ---------- reduced motion (mandatory) ---------- */
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: 0.01ms !important; animation-duration: 0.01ms !important; }
  .reveal { opacity: 1; transform: none; }
  .listing-card:hover img { transform: none; }
  .cover:hover .cover-inner { transform: none; }
  .sold-card img { filter: grayscale(0.25); }
}