/* ============================================================
   Elmvia v2 — "Midnight frame, Gallery heart"
   One design system, two complete token sets:
   - :root          = Gallery (light)  — the heart
   - .band--dark    = Midnight VIP     — the frame
   A future visitor dark-mode toggle (Phase 2) only needs to
   re-point the :root set; keep both sets complete.
   ============================================================ */

:root{
  /* brand constants (never change between themes) */
  --navy:#0E2B4D; --navy-deep:#08203D;
  --teal:#1FA9B5; --teal-deep:#138B95;
  --gold-core:#D4A028;

  /* Gallery (light) semantic set */
  --bg:#FAF7F1; --paper:#FFFFFF;
  --ink:#1A1F2E; --ink-soft:#4B5563; --ink-muted:#6B7280;
  --hairline:#D1D5DB;
  --head:#0E2B4D;                /* display headlines */
  --eyebrow:#0E7A84;             /* AA-deepened teal for small text on cream */
  --link:#0E7A84;
  --accent:#D4A028; --accent-hover:#B0851F;
  --accent-soft:#F7E9C2; --accent-text:#8a6a14;  /* AA gold-family text on light */
  --seam:#D4A028;                /* gold hairline at band boundaries, light side */
  --stat:#0E2B4D;

  --maxw:1200px;
  --display:"Barlow Condensed",-apple-system,sans-serif;
  --body:"Inter",-apple-system,system-ui,sans-serif;
}
.band--dark{
  /* Midnight VIP semantic set */
  --bg:#15130F; --paper:#1F1C17;
  --ink:#F0E9D8; --ink-soft:#C9C0AC; --ink-muted:#9A917E;
  --hairline:rgba(240,233,216,.16);
  --head:#F0E9D8;
  --eyebrow:#1FA9B5;
  --link:#1FA9B5;
  --accent:#E8B945; --accent-hover:#F0CB6E;
  --accent-soft:#3D3015; --accent-text:#E8B945;
  --seam:#E8B945;
  --stat:#E8B945;
  background-color:var(--bg); color:var(--ink);
}

/* ---------- base ---------- */
*{box-sizing:border-box;margin:0;padding:0}
html{-webkit-text-size-adjust:100%}
body{background:var(--bg);color:var(--ink);font-family:var(--body);font-size:18px;line-height:1.65;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
img{display:block;max-width:100%;height:auto}
a{color:var(--link);text-decoration:none}
.wrap{max-width:var(--maxw);margin:0 auto;padding-left:36px;padding-right:36px}
@media(max-width:640px){.wrap{padding-left:22px;padding-right:22px}}

/* ---------- mobile tap targets (>=44px) — touch comfort, phones only ----------
   Desktop sizing is untouched; these only apply at the existing 640px break. */
@media(max-width:640px){
  /* full-bleed primary actions read as comfortable touch targets */
  .btn{min-height:48px;padding-top:14px;padding-bottom:14px}
  /* form controls — bump to a clear 44px+ hit area on phones */
  .field input,.field select{min-height:48px}
  .field textarea{min-height:120px}
  /* filter chips on the practices grid were ~33px tall — too small to tap */
  .fchip{min-height:44px;padding-top:11px;padding-bottom:11px}
  /* the stepper +/- controls on the valuation tool */
  .stepper button{min-height:46px}

  /* ----- no horizontal overflow at 360px ----- */
  /* section head: title + "view all" link sit on one row at desktop; let it
     wrap on phones so the nowrap link can't push past the viewport edge */
  .sec-head{flex-wrap:wrap;align-items:flex-start}
  /* long unbroken strings (emails, refs) wrap instead of forcing scroll */
  body{overflow-wrap:break-word}
  /* keep the metric strip from spilling: each metric value can wrap */
  .metrics .mv{overflow-wrap:anywhere}
  /* filter / trait rows already wrap; this guards their inline children */
  .traits,.filters{max-width:100%}
}
h1,h2,h3{font-family:var(--display);font-weight:800;line-height:1.0;letter-spacing:-.01em;color:var(--head)}
.eyebrow{font-weight:600;font-size:12.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--eyebrow)}
.lede{font-size:20px;font-weight:300;color:var(--ink-soft);line-height:1.6}
:focus-visible{outline:2px solid var(--teal-deep);outline-offset:3px}
.band--dark :focus-visible{outline-color:var(--accent)}
.skip{position:absolute;left:-9999px;top:0;background:var(--accent);color:var(--navy-deep);padding:10px 18px;z-index:99;font-weight:600}
.skip:focus{left:12px;top:12px}

/* ---------- band textures (velvet dark / paper light) ---------- */
.band--dark{
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='160' height='160'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='2' stitchTiles='stitch'/%3E%3CfeColorMatrix type='saturate' values='0'/%3E%3CfeComponentTransfer%3E%3CfeFuncA type='linear' slope='0.028'/%3E%3C/feComponentTransfer%3E%3C/filter%3E%3Crect width='160' height='160' filter='url(%23n)'/%3E%3C/svg%3E");
}
.band--light{
  /* full light re-declaration so a light band inside a dark scope
     flips back completely (and vice versa) */
  --bg:#FAF7F1; --paper:#FFFFFF;
  --ink:#1A1F2E; --ink-soft:#4B5563; --ink-muted:#6B7280;
  --hairline:#D1D5DB;
  --head:#0E2B4D; --eyebrow:#0E7A84; --link:#0E7A84;
  --accent:#D4A028; --accent-hover:#B0851F;
  --accent-soft:#F7E9C2; --accent-text:#8a6a14;
  --seam:#D4A028; --stat:#0E2B4D;
  background-color:var(--bg); color:var(--ink);
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='180' height='180'%3E%3Cfilter id='g'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.75' numOctaves='2' stitchTiles='stitch'/%3E%3CfeColorMatrix type='saturate' values='0'/%3E%3CfeComponentTransfer%3E%3CfeFuncA type='linear' slope='0.015'/%3E%3C/feComponentTransfer%3E%3C/filter%3E%3Crect width='180' height='180' filter='url(%23g)'/%3E%3C/svg%3E");
}
html{background:#15130F} /* dark over-scroll at both page ends */

/* ---------- gold seams at every dark/light boundary ----------
   dark side rules in #E8B945, light side in #D4A028 (via --seam) */
.seam-btm{border-bottom:1px solid var(--seam)}
.seam-top{border-top:1px solid var(--seam)}

/* ---------- contour line-art backdrop (dark bands only) ---------- */
.has-contours{position:relative;overflow:hidden}
.contours{position:absolute;inset:0;pointer-events:none;color:#E8B945;opacity:.55}
.contours svg{position:absolute;width:1400px;height:auto;max-width:none}
.contours--hero svg{right:-280px;top:-180px}
.contours--band svg{left:-320px;bottom:-300px}
.has-contours > .wrap{position:relative}

/* ---------- buttons ---------- */
.btn{display:inline-flex;align-items:center;gap:.5em;font-family:var(--body);font-weight:600;font-size:15px;padding:15px 28px;border-radius:2px;cursor:pointer;border:1px solid transparent;transition:background-color .2s,color .2s,border-color .2s;text-decoration:none;white-space:nowrap}
.btn-gold{background:var(--accent);color:var(--navy-deep)}
.btn-gold:hover{background:var(--accent-hover);color:var(--navy-deep)}
:root .btn-gold:hover{color:#fff;background:var(--accent-hover)}
.band--dark .btn-gold:hover{color:var(--navy-deep)}
.btn-line{background:transparent;color:var(--head);border-color:var(--ink-soft)}
.btn-line:hover{border-color:var(--accent);color:var(--accent-text)}
.band--dark .btn-line{color:var(--ink);border-color:rgba(240,233,216,.4)}
.band--dark .btn-line:hover{border-color:var(--accent);color:var(--accent)}

/* ---------- gold underline glide (motion pattern 2) ---------- */
.glide{background-image:linear-gradient(var(--accent),var(--accent));background-repeat:no-repeat;background-size:0% 2px;background-position:0 100%;transition:background-size .25s ease;padding-bottom:4px}
.glide:hover,.glide:focus-visible{background-size:100% 2px}

/* ---------- header (Midnight, the frame) ---------- */
.brass{height:3px;background:linear-gradient(90deg,#D4A028,#F0CB6E 40%,#E8B945);position:sticky;top:0;z-index:51}
header.site{position:sticky;top:3px;z-index:50;box-shadow:0 1px 0 rgba(232,185,69,.16),0 16px 32px -24px rgba(0,0,0,.75)}
header.site .in{display:flex;justify-content:space-between;align-items:center;padding-top:18px;padding-bottom:18px}
header.site img.logo{width:196px;height:auto}
header.site nav{display:flex;align-items:center;gap:30px}
header.site nav a.link{font-size:13.5px;font-weight:500;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-soft)}
header.site nav a.link:hover{color:var(--ink)}
header.site nav a.link[aria-current="page"]{color:var(--ink);background-size:100% 2px}
/* hamburger toggle (button injected by JS into the header bar) */
.navtoggle{display:none;align-items:center;justify-content:center;width:44px;height:44px;background:transparent;border:1px solid var(--hairline);border-radius:2px;cursor:pointer;color:var(--ink);padding:0}
.navtoggle:hover{border-color:var(--accent);color:var(--accent)}
.navtoggle svg{width:21px;height:21px}
.navtoggle .ic-close{display:none}
header.site.nav-open .navtoggle .ic-open{display:none}
header.site.nav-open .navtoggle .ic-close{display:block}

@media(max-width:1040px){
  .navtoggle{display:inline-flex}
  header.site nav{
    position:absolute;top:100%;left:0;right:0;
    flex-direction:column;align-items:stretch;gap:0;
    background:var(--bg);border-bottom:1px solid var(--seam);
    box-shadow:0 18px 34px -24px rgba(0,0,0,.8);
    padding:6px 0 16px;display:none;
  }
  header.site.nav-open nav{display:flex}
  header.site nav a.link{display:block;padding:15px 36px;font-size:15px;border-bottom:1px solid var(--hairline)}
  header.site nav a.link[aria-current="page"]{color:var(--accent);background-size:0 2px}
  header.site nav a.navcta{margin:16px 36px 0;justify-content:center;padding:14px 20px;font-size:14px}
}
@media(max-width:640px){
  header.site img.logo{width:148px}
  header.site nav a.link{padding-left:22px;padding-right:22px}
  header.site nav a.navcta{margin-left:22px;margin-right:22px}
}

/* ---------- hero (Midnight engraved frame + sheen) ---------- */
.hero{padding:64px 0 80px}
/* Bottom padding seats the hero copy ABOVE the skyline band along the base,
   so the CTA buttons never overlap the cityscape (band is ~clamp 150..260px;
   the cityscape reads in its lower ~60%). Content stays centered. */
.hero .frame{border:0;position:relative;padding:84px 56px clamp(150px,24vh,228px);text-align:center;overflow:hidden}
@media(max-width:640px){.hero .frame{padding:56px 22px clamp(128px,30vh,172px)}}
.hero h1{font-size:clamp(48px,7vw,94px);max-width:14ch;margin:22px auto 0}
.hero .rule{width:56px;height:3px;background:var(--accent);margin:28px auto 0}
.hero .lede{margin:26px auto 0;max-width:54ch}
.hero .cta-row{display:flex;gap:14px;margin-top:36px;flex-wrap:wrap;justify-content:center}
/* sheen pass (motion pattern 3) — one slow diagonal light sweep */
.sheen::after{content:"";position:absolute;top:-60%;bottom:-60%;width:34%;left:-50%;transform:rotate(14deg);background:linear-gradient(90deg,transparent,rgba(240,233,216,.05) 45%,rgba(232,185,69,.09) 50%,rgba(240,233,216,.05) 55%,transparent);animation:sheen 2.6s ease-out .6s 1 forwards;pointer-events:none}
@keyframes sheen{to{left:130%}}

/* ---------- "Quiet settlements" strip (renders from listings/settled.json) ---------- */
.qsettle{margin-top:54px;border-top:1px solid var(--hairline);padding-top:32px}
.qsettle .qs-label{margin-bottom:22px}
.qsettle ul{list-style:none;max-width:58ch;margin:0 auto}
.qsettle li{font-family:var(--display);font-weight:700;font-size:clamp(19px,2.3vw,25px);line-height:1.3;letter-spacing:.005em;color:var(--ink)}
.qsettle li + li{border-top:1px solid rgba(232,185,69,.38);margin-top:20px;padding-top:20px}
:root .qsettle li + li,.band--light .qsettle li + li{border-top-color:rgba(212,160,40,.45)}

/* ---------- sections ---------- */
.section{padding:84px 0}
.sec-head{margin-bottom:44px;display:flex;align-items:flex-end;justify-content:space-between;gap:24px}
.sec-head h2{font-size:clamp(32px,4vw,50px);margin-top:12px}
.sec-head .more{font-size:14px;font-weight:600;color:var(--head);white-space:nowrap}

/* ---------- listing cards (Gallery heart) ---------- */
.lgrid{display:grid;grid-template-columns:7fr 5fr;gap:28px;align-items:stretch}
.lgrid .stack{display:grid;gap:28px}
@media(max-width:900px){.lgrid{grid-template-columns:1fr}}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
@media(max-width:980px){.grid3{grid-template-columns:repeat(2,1fr)}}
@media(max-width:640px){.grid3{grid-template-columns:1fr}}

.card{background:var(--paper);border:1px solid var(--hairline);display:flex;flex-direction:column;transition:transform .2s ease,border-color .2s ease,box-shadow .2s ease;border-radius:2px;position:relative}
.card:hover{transform:translateY(-4px);border-color:#C8B98A;box-shadow:0 20px 44px -28px rgba(14,43,77,.35)}
.card .photo{padding:12px 12px 0;flex:1;display:flex;flex-direction:column}
.card .photo .duo{flex:1;display:flex}
.card .photo img{width:100%;flex:1;min-height:230px;object-fit:cover}

/* abstract teaser plate — brand art for listings without photography.
   Navy panel + gold contours + state monogram; nothing is invented
   about the practice, so the confidentiality rule holds. */
.plate-abs{position:relative;overflow:hidden;flex:1;min-height:230px;background:linear-gradient(150deg,#0E2B4D 18%,#071E3A 82%)}
.plate-sky{position:absolute;left:0;right:0;bottom:0;width:100%;height:auto;display:block}
/* one-line capital skyline on the plate — sits along the base like .plate-sky.
   Default (no-JS / progressive enhancement) = fully visible. JS hides-then-
   draws it once on scroll-in only when motion is allowed. */
.plate-line{position:absolute;left:0;right:0;bottom:0;width:100%;height:auto;display:block}
.plate-abs::before{content:"";position:absolute;left:14px;top:14px;width:13px;height:13px;border-left:1px solid rgba(212,160,40,.5);border-top:1px solid rgba(212,160,40,.5);pointer-events:none}
.plate-abs::after{content:"";position:absolute;right:14px;bottom:14px;width:13px;height:13px;border-right:1px solid rgba(212,160,40,.3);border-bottom:1px solid rgba(212,160,40,.3);pointer-events:none}
.plate-brand{position:absolute;left:18px;top:16px;font-family:var(--display);font-weight:700;font-size:11px;letter-spacing:.34em;color:rgba(201,192,172,.8);text-transform:uppercase}
.plate-state{position:absolute;left:15px;top:30px;font-family:var(--display);font-weight:800;font-size:60px;line-height:1;color:#F0CB6E;letter-spacing:.02em}
.plate-rule{position:absolute;left:18px;top:96px;width:92px;height:1px;background:rgba(212,160,40,.5)}
.plate-ref{position:absolute;left:18px;top:104px;font-family:var(--display);font-weight:700;font-size:13px;letter-spacing:.2em;color:rgba(240,233,216,.6);text-transform:uppercase}
.photo--slim .plate-abs{min-height:170px}
.photo--slim .plate-state{font-size:46px;top:26px}
.photo--slim .plate-rule{top:80px;width:74px}
.photo--slim .plate-ref{top:88px}
/* state badge overlaid on photo cards — keeps the state visible for reference when a real photo replaces the navy state plate */
.card .photo .duo{position:relative}
.photo-plate{position:absolute;left:0;top:0;z-index:4;display:flex;flex-direction:column;gap:1px;padding:11px 16px 18px;background:linear-gradient(135deg,rgba(8,32,61,.88) 0%,rgba(8,32,61,.55) 45%,rgba(8,32,61,0) 100%);pointer-events:none}
.photo-plate .pp-state{font-family:var(--display);font-weight:800;font-size:34px;line-height:1;color:#F0CB6E;letter-spacing:.02em;text-shadow:0 1px 6px rgba(0,0,0,.45)}
.photo-plate .pp-ref{font-family:var(--display);font-weight:700;font-size:11px;letter-spacing:.2em;color:rgba(240,233,216,.92);text-transform:uppercase;text-shadow:0 1px 4px rgba(0,0,0,.5)}
.card .bodyc{padding:26px 30px 24px;display:flex;flex-direction:column;flex:1}
.card .photo + .bodyc{flex:0 0 auto}
.toprow{display:flex;align-items:center;justify-content:space-between;margin-bottom:16px;gap:10px}
.ref{font-size:11px;letter-spacing:.14em;color:var(--ink-muted);text-transform:uppercase;font-weight:600}
.card .region{margin-bottom:8px}
.card h3{font-size:28px;color:var(--head)}
.lgrid .stack .card h3,.grid3 .card h3{font-size:25px}
.card .summary{font-size:15.5px;font-weight:300;color:var(--ink-soft);line-height:1.6;margin:12px 0 22px}

/* status chip — small gold-bordered */
.chip{font-weight:600;font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--accent-text);border:1px solid var(--accent);padding:4px 10px;border-radius:2px;background:transparent;white-space:nowrap}
.chip--solid{background:var(--accent);color:var(--navy-deep);border-color:var(--accent)}

/* one-line trait row, thin gold separators */
.traits{display:flex;flex-wrap:wrap;align-items:center;margin:0 0 22px;font-size:13px;font-weight:500;color:var(--ink-soft);row-gap:6px}
.traits span{display:inline-flex;align-items:center}
.traits span + span::before{content:"";display:inline-block;width:1px;height:12px;background:var(--accent);opacity:.55;margin:0 12px}

.metrics{display:flex;border-top:1px solid var(--hairline);margin-top:auto;padding-top:16px}
.metrics .m{flex:1;padding-right:12px;min-width:0}
.metrics .m+.m{border-left:1px solid var(--hairline);padding-left:16px}
.metrics .ml{font-size:9.5px;letter-spacing:.13em;text-transform:uppercase;color:var(--ink-muted);font-weight:600}
.metrics .mv{font-family:var(--display);font-weight:700;font-size:19px;color:var(--head);margin-top:3px;line-height:1.05}
.card .foot{display:flex;align-items:center;justify-content:space-between;gap:12px;margin-top:22px;padding-top:16px;border-top:1px solid var(--hairline)}
.card .price{font-family:var(--display);font-weight:700;font-size:17px;color:var(--ink);letter-spacing:.005em}
.imlink{font-size:14px;font-weight:600;color:var(--head);display:inline-flex;align-items:center;gap:.4em;white-space:nowrap}
.imlink:hover{color:var(--accent-hover)}
.band--dark .imlink:hover{color:var(--accent)}
.card a.cover::after{content:"";position:absolute;inset:0}

/* ---------- duotone photo treatment ---------- */
.duo{position:relative;overflow:hidden;isolation:isolate}
.duo img{filter:grayscale(1) contrast(1.07) brightness(1.01)}
.duo::before,.duo::after{content:"";position:absolute;inset:0;pointer-events:none}
/* light sections: navy shadows, warm highlights */
.duo--light::before{background:#0E2B4D;mix-blend-mode:lighten}
.duo--light::after{background:#F7E9C2;mix-blend-mode:multiply}
/* dark sections: charcoal shadows, gold highlights */
.duo--dark::before{background:#1F1C17;mix-blend-mode:lighten}
.duo--dark::after{background:#EED9A0;mix-blend-mode:multiply}
/* asset grade: 60–70% duotone blend — the photograph must read clearly
   but visibly belong to the palette (benchmark: sits cohesively beside
   the navy REF-watermark plates). Full-strength duotone is reserved for
   hero/atmosphere imagery. */
.duo--soft img{filter:grayscale(.72) contrast(1.05) brightness(1.01)}
.duo--soft::before{opacity:.78}
.duo--soft::after{opacity:.82}

/* ---------- filter chips (grid page) ---------- */
.filters{display:flex;flex-wrap:wrap;gap:10px;margin-bottom:38px}
.fchip{font-family:var(--body);font-weight:600;font-size:13px;letter-spacing:.06em;color:var(--ink-soft);border:1px solid var(--hairline);background:var(--paper);border-radius:999px;padding:8px 18px;cursor:pointer;transition:border-color .2s,color .2s,background-color .2s}
.fchip .ct{color:var(--ink-muted);font-weight:500;margin-left:6px}
.fchip:hover{border-color:var(--accent);color:var(--ink)}
.fchip[aria-pressed="true"]{background:var(--navy);border-color:var(--navy);color:#fff}
.fchip[aria-pressed="true"] .ct{color:#C5D2E0}

/* ---------- why (sticky-left editorial) ---------- */
.why-cols{display:grid;grid-template-columns:5fr 7fr;gap:64px}
@media(max-width:860px){.why-cols{grid-template-columns:1fr;gap:40px}}
.why-cols .left{align-self:start;position:sticky;top:36px}
@media(max-width:860px){.why-cols .left{position:static;top:auto}}
.why-cols .left h2{font-size:clamp(32px,4vw,48px);margin-top:12px;max-width:13ch}
.why-cols .left p{margin-top:18px;font-size:16.5px;font-weight:300;color:var(--ink-soft);max-width:38ch}
.why-item{border-top:1px solid var(--hairline);padding:28px 0 30px;display:grid;grid-template-columns:64px 1fr;gap:18px}
.why-item:last-child{border-bottom:1px solid var(--hairline)}
.why-item .n{font-family:var(--display);font-weight:700;font-size:18px;color:var(--accent-text);letter-spacing:.06em;padding-top:5px}
.why-item h3{font-size:24px;margin-bottom:9px}
.why-item p{font-size:16px;font-weight:300;color:var(--ink-soft);line-height:1.62}

/* ---------- three-up feature columns (light editorial) ---------- */
.cols3{display:grid;grid-template-columns:repeat(3,1fr);gap:44px}
@media(max-width:860px){.cols3{grid-template-columns:1fr;gap:36px}}
.cols3 .n{font-family:var(--display);font-weight:800;font-size:40px;color:var(--accent);line-height:1}
.cols3 .div{width:34px;height:1px;background:var(--accent);opacity:.55;margin:14px 0 16px}
.cols3 h3{font-size:24px;margin-bottom:10px}
.cols3 p{font-size:16px;font-weight:300;color:var(--ink-soft);line-height:1.62}

/* ---------- contact rows ---------- */
.crows{max-width:680px}
.crow{display:flex;justify-content:space-between;align-items:baseline;gap:18px;padding:22px 0;border-bottom:1px solid var(--hairline);flex-wrap:wrap}
.crow:first-child{border-top:1px solid var(--hairline)}
.crow .k{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-muted);font-weight:600}
.crow .v{font-family:var(--display);font-weight:700;font-size:23px;color:var(--head);letter-spacing:.005em}
.crow .v a{color:var(--head)}
.crow .v a:hover{color:var(--accent-hover)}

/* ---------- quote band (Midnight) ---------- */
/* framed pull-quote — gold hairlines top & bottom give the testimonial a
   contained "brass fittings" boundary so it doesn't merge into an adjacent
   dark band (e.g. a form or the footer). */
.section.quote{padding-top:60px;padding-bottom:60px}
.quote .inner{max-width:860px;margin:0 auto;text-align:center;padding:52px 24px;border-top:1px solid rgba(232,185,69,.55);border-bottom:1px solid rgba(232,185,69,.55)}
.quote .orn{margin:0 auto 26px;color:var(--accent);width:44px;height:24px}
.quote blockquote{font-family:var(--display);font-weight:700;font-size:clamp(28px,3.8vw,42px);line-height:1.16;color:var(--head);letter-spacing:-.01em}
.quote .cite{margin-top:24px;font-size:13.5px;letter-spacing:.08em;text-transform:uppercase;color:var(--ink-muted);font-weight:500}

/* ---------- dual CTA (structural navy) ---------- */
.dual{background-color:var(--navy-deep)}
.dual .pair{display:grid;grid-template-columns:1fr 1fr}
@media(max-width:760px){.dual .pair{grid-template-columns:1fr}}
.dual .panel{padding:30px 56px 30px 0}
.dual .panel+.panel{border-left:1px solid rgba(255,255,255,.14);padding:30px 0 30px 56px}
@media(max-width:760px){.dual .panel{padding:26px 0;border-left:0;border-top:1px solid rgba(255,255,255,.14)}.dual .panel:first-child{border-top:0}}
.dual .eyebrow{color:#7FD3DB}
.dual h3{font-size:32px;color:#fff;margin:12px 0 12px}
.dual p{font-size:16px;font-weight:300;color:#C5D2E0;margin-bottom:26px;line-height:1.6;max-width:44ch}
.dual .btn-line{color:#fff;border-color:rgba(255,255,255,.45)}
.dual .btn-line:hover{border-color:var(--accent);color:var(--accent)}

/* ---------- footer (Midnight) ---------- */
footer.site{padding:58px 0 40px}
footer.site .top{display:flex;justify-content:space-between;gap:44px;flex-wrap:wrap;padding-bottom:36px;border-bottom:1px solid var(--hairline)}
footer.site img.logo{width:178px;height:auto}
footer.site .tag{font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--ink-muted);margin-top:14px}
footer.site .cols{display:flex;gap:64px;flex-wrap:wrap}
footer.site .cols .h{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-muted);margin-bottom:13px;font-weight:600}
footer.site .cols a,footer.site .cols .li{display:block;color:var(--ink-soft);font-size:15px;margin-bottom:9px}
footer.site .cols a:hover{color:var(--ink)}
footer.site .legal{margin-top:28px;font-size:12.5px;color:var(--ink-muted);line-height:1.7}
footer.site .legal .conf{color:var(--accent);font-weight:600}

/* ---------- listing detail ---------- */
.dhead{padding:64px 0 58px}
.dhead .topline{display:flex;align-items:center;gap:14px;flex-wrap:wrap;margin-bottom:22px}
.dhead h1{font-size:clamp(40px,5.6vw,76px);max-width:18ch;margin-top:14px}
.dhead .traits{margin:24px 0 0;color:var(--ink-soft);font-size:14px}
.dhead .metrics{max-width:760px;margin-top:34px;border-top:1px solid var(--hairline)}
.dhead .price-line{margin-top:30px;font-family:var(--display);font-weight:700;font-size:clamp(22px,2.6vw,30px);color:var(--accent)}
.dbody{padding:74px 0}
.dbody .cols{display:grid;grid-template-columns:7fr 5fr;gap:64px;align-items:start}
@media(max-width:900px){.dbody .cols{grid-template-columns:1fr;gap:44px}}
.dbody .narrative p{margin-bottom:1.2em;font-weight:300;color:var(--ink-soft)}
.dbody .narrative p:last-child{margin-bottom:0}
.dbody figure{border:1px solid var(--hairline);background:var(--paper);padding:12px 12px 10px;margin-bottom:28px}
.dbody figure figcaption{font-size:12px;letter-spacing:.06em;color:var(--ink-muted);margin-top:10px}
.figgrid{display:grid;grid-template-columns:3fr 2fr;gap:14px}
.figgrid.single{grid-template-columns:1fr}
@media(max-width:640px){.figgrid{grid-template-columns:1fr}}
/* Detail-page gallery — natural photos, all supplied images (Ben, 2026-07-28).
   Distinct from the card .duo treatment: no navy duotone here so buyers can see
   the actual fit-out. Responsive 1/2/3 columns; a lone photo spans full width. */
.gallery{display:grid;gap:12px;grid-template-columns:repeat(2,1fr)}
.gallery--n1{grid-template-columns:1fr}
@media(min-width:760px){.gallery{grid-template-columns:repeat(3,1fr)}
  .gallery--n1{grid-template-columns:1fr}.gallery--n2{grid-template-columns:repeat(2,1fr)}
  .gallery--n4{grid-template-columns:repeat(2,1fr)}}
@media(max-width:520px){.gallery{grid-template-columns:1fr}}
.gphoto{position:relative;overflow:hidden;border-radius:3px;aspect-ratio:4/3;background:#0E2B4D}
.gphoto img{width:100%;height:100%;object-fit:cover;display:block;
  filter:saturate(1.03) contrast(1.03);transition:transform .5s ease;cursor:zoom-in}
.gphoto:hover img{transform:scale(1.03)}
/* Click-to-enlarge lightbox (Ben, 2026-08-03) */
.lightbox{position:fixed;inset:0;z-index:200;display:none;align-items:center;justify-content:center;background:rgba(11,37,64,.92);padding:24px;cursor:zoom-out}
.lightbox.open{display:flex}
.lightbox img{max-width:min(1100px,94vw);max-height:92vh;border-radius:4px;box-shadow:0 24px 70px rgba(0,0,0,.55);cursor:default}
.lightbox-close{position:absolute;top:18px;right:22px;width:42px;height:42px;border:none;border-radius:50%;background:rgba(255,255,255,.15);color:#fff;font-size:26px;line-height:1;cursor:pointer;transition:background .15s ease}
.lightbox-close:hover{background:rgba(255,255,255,.28)}
@media (prefers-reduced-motion:no-preference){.lightbox.open img{animation:lb-in .22s ease}}
@keyframes lb-in{from{opacity:0;transform:scale(.96)}to{opacity:1;transform:none}}
.dstats{display:grid;grid-template-columns:repeat(2,1fr);gap:2px;background:var(--hairline);border:1px solid var(--hairline);margin-bottom:30px}
.dstats .cell{background:var(--paper);padding:24px 22px}
.dstats .v{font-family:var(--display);font-weight:800;font-size:36px;color:var(--head);line-height:1}
.dstats .l{font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-muted);font-weight:600;margin-top:7px}
.hl{list-style:none}
.hl li{padding:13px 0 13px 26px;border-bottom:1px solid var(--hairline);font-size:15.5px;font-weight:300;color:var(--ink-soft);position:relative}
.hl li::before{content:"";position:absolute;left:2px;top:22px;width:12px;height:1px;background:var(--accent)}
.suited{border-left:3px solid var(--accent);padding:6px 0 6px 24px;margin-top:30px}
.suited .lab{font-size:11.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--ink-muted);font-weight:600;margin-bottom:8px}
.suited p{font-weight:300;color:var(--ink-soft)}
.attrib{margin-top:34px;font-size:13px;color:var(--ink-muted);letter-spacing:.04em}

/* ---------- enquiry form (dark band) ---------- */
.enq{max-width:680px}
.enq h2{font-size:clamp(30px,3.6vw,44px);margin:12px 0 14px}
.enq .sub{font-weight:300;color:var(--ink-soft);margin-bottom:34px;max-width:52ch}
.fgrid{display:grid;grid-template-columns:1fr 1fr;gap:18px}
@media(max-width:640px){.fgrid{grid-template-columns:1fr}}
.field{display:flex;flex-direction:column;gap:7px}
.field.full{grid-column:1/-1}
.field label{font-size:12.5px;letter-spacing:.12em;text-transform:uppercase;font-weight:600;color:var(--ink-soft)}
.field input,.field textarea,.field select{font-family:var(--body);font-size:16px;color:var(--ink);background:var(--paper);border:1px solid var(--hairline);border-radius:2px;padding:13px 14px;width:100%}
.field input:focus,.field textarea:focus,.field select:focus{outline:2px solid var(--accent);outline-offset:1px;border-color:var(--accent)}
.field select{appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%236B7280' stroke-width='1.6'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 14px center;padding-right:38px}
.field textarea{min-height:120px;resize:vertical}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.form-msg{margin-top:18px;font-size:15px;display:none;padding:14px 16px;border-radius:2px}
.form-msg.ok{display:block;background:var(--accent-soft);color:var(--accent-text)}
.band--dark .form-msg.ok{color:var(--accent)}
.form-msg.err{display:block;background:rgba(180,60,40,.12);color:#C96A4A;border:1px solid rgba(201,106,74,.4)}
.btn[disabled]{opacity:.55;cursor:default}

/* ---------- empty / loading states ---------- */
.empty{border:1px dashed var(--hairline);padding:44px;text-align:center;color:var(--ink-muted);font-weight:300}

/* ---------- motion pattern 1: scroll-reveal rise ---------- */
.reveal{opacity:0;transform:translateY(16px);transition:opacity .6s ease,transform .6s ease}
.reveal.in{opacity:1;transform:none}

/* ---------- reduced motion: kill all three patterns ---------- */
@media(prefers-reduced-motion:reduce){
  .reveal{opacity:1;transform:none;transition:none}
  .sheen::after{animation:none;display:none}
  .card:hover{transform:none}
  .glide{transition:none}
  *{scroll-behavior:auto!important}
}

/* ============================================================
   HOMEPAGE HERO — premium pass (scoped; touches .hero only)
   Warm near-black band (#15130F). NO navy anywhere.
   - static NSW skyline along the base, fading UP into the black
   - soft gold radial glow behind the headline
   - one-time entrance animation on the hero content (reduced-motion safe)
   ============================================================ */

/* Headline glow — subtle gold radial, sits behind .frame content.
   Tuned to read on black without becoming a slab. */
.hero .frame::before{
  content:"";
  position:absolute;
  left:50%; top:34%;
  width:min(820px,116%); height:min(520px,150%);
  transform:translate(-50%,-50%);
  background:radial-gradient(ellipse at center,
    rgba(232,185,69,.16) 0%,
    rgba(232,185,69,.07) 38%,
    rgba(232,185,69,0) 70%);
  pointer-events:none;
  z-index:0;
}
/* keep hero copy above glow + skyline */
.hero .frame > *{position:relative;z-index:1}

/* One-line skyline band along the hero base, full width, anchored bottom.
   heroSky() injects one .hs-layer (the traced city) + one .hs-name (the
   spaced-uppercase city label). The comet dot traces each single path. */
.hero-sky{
  position:absolute;
  left:0; right:0; bottom:0;
  height:clamp(150px,26vh,260px);
  pointer-events:none;
  z-index:0;
  overflow:hidden;
}
.hero-sky .hs-layer{
  position:absolute;
  left:0; right:0; bottom:0;
  height:100%;
  opacity:0;              /* JS fades to .42 (visible) per city, then back to 0 */
  transition:opacity .9s ease;
}
.hero-sky .hs-layer svg{
  position:absolute;
  left:0; bottom:0;
  width:100%; height:100%;
  display:block;
  overflow:visible;
}
/* The comet: a small glowing gold dot that traces the city line. */
.hero-sky .hs-comet{
  filter:drop-shadow(0 0 3px rgba(251,230,166,.95))
         drop-shadow(0 0 7px rgba(232,185,69,.7));
  transition:opacity .4s ease;
}
/* City name — spaced uppercase Barlow Condensed, gold, fades with the layer. */
.hero-sky .hs-name{
  position:absolute;
  left:auto; right:clamp(18px,5vw,48px);
  bottom:clamp(40px,8vh,76px);
  text-align:right;
  font-family:var(--display);
  text-transform:uppercase;
  opacity:0;
  transition:opacity .9s ease;
  pointer-events:none;
  z-index:1;
}
/* big state code over a smaller capital name */
.hero-sky .hs-name .hs-st{
  display:block;
  font-weight:800;
  font-size:clamp(30px,4vw,46px);
  letter-spacing:.1em;
  line-height:.9;
  color:#E8B945;
  text-shadow:0 0 16px rgba(232,185,69,.4);
}
.hero-sky .hs-name .hs-cap{
  display:block;
  font-weight:600;
  font-size:clamp(11px,1.3vw,14px);
  letter-spacing:.34em;
  margin-top:6px;
  color:#C9C0AC;
}
/* Scrim: fade the skyline UP into the real background black
   (rgb(21,19,15) = #15130F). NOT navy. */
.hero-sky::after{
  content:"";
  position:absolute;
  inset:0;
  background:linear-gradient(to top,
    rgba(21,19,15,0) 0%,
    rgba(21,19,15,.45) 46%,
    rgba(21,19,15,.85) 78%,
    rgba(21,19,15,1) 100%);
  pointer-events:none;
}

/* One-time entrance: eyebrow -> h1 -> rule -> lede -> cta-row rise+fade.
   Tight stagger, ~0.9s overall feel, cubic-bezier ease. Runs once. */
.hero .frame > .eyebrow,
.hero .frame > h1,
.hero .frame > .rule,
.hero .frame > .lede,
.hero .frame > .cta-row{
  opacity:0;
  transform:translateY(18px);
  animation:heroRise .62s cubic-bezier(.22,.61,.36,1) forwards;
}
.hero .frame > .eyebrow{animation-delay:.05s}
.hero .frame > h1{animation-delay:.16s}
.hero .frame > .rule{animation-delay:.30s}
.hero .frame > .lede{animation-delay:.40s}
.hero .frame > .cta-row{animation-delay:.52s}
@keyframes heroRise{
  to{opacity:1;transform:none}
}

/* Reduced-motion guard: disable BOTH the entrance animation
   (content visible, no motion) and any skyline transition. */
@media(prefers-reduced-motion:reduce){
  .hero .frame > .eyebrow,
  .hero .frame > h1,
  .hero .frame > .rule,
  .hero .frame > .lede,
  .hero .frame > .cta-row{
    opacity:1;
    transform:none;
    animation:none;
  }
  .hero-sky .hs-layer{transition:none;opacity:.42}
  .hero-sky .hs-name{transition:none;opacity:1}
}

/* ── Mobile refinements for the comet hero ──────────────────────────
   Keep the skyline band within the hero's mobile bottom padding so the
   cityscape sits clear of the stacked buttons, and size the state label
   sensibly on narrow screens. */
@media(max-width:640px){
  .hero-sky{height:clamp(118px,30vh,168px)}
  .hero-sky .hs-name{right:18px;bottom:30px}
  .hero-sky .hs-name .hs-st{font-size:30px;letter-spacing:.08em}
  .hero-sky .hs-name .hs-cap{font-size:10.5px;letter-spacing:.3em}
}

/* ── State landing-page hero ─────────────────────────────────────────
   The hero carries a one-line capital skyline along its base (the
   .state-skyband, height 200px). Extra bottom padding seats the copy +
   CTA buttons clear ABOVE that band, the same fix as the homepage hero.
   On desktop the two buttons sit inline/left as before; on mobile they
   stack as comfortable, matched-width tap targets with even spacing and
   clearance from the cityscape. */
.state-hero{padding:64px 0 clamp(214px,26vh,264px)}
.state-hero-cta{display:flex;flex-wrap:wrap;gap:14px;margin-top:30px}
/* Skyline band sits along the base, IN FRONT of the background (no scrim over
   it, so the gold line stays crisp — not washed out). The svg uses meet so the
   WHOLE skyline shows (tower tops never cropped), bottom-anchored. Sized by
   class so it can shrink on phones. */
.state-skyband{position:absolute;left:0;right:0;bottom:0;height:200px;z-index:0;overflow:hidden;pointer-events:none}
.state-skyband .state-skyline{position:absolute;left:0;right:0;bottom:0;width:100%;height:100%;display:block;opacity:.62}
@media(max-width:640px){
  /* smaller scape on phones so the whole skyline reads without ballooning */
  .state-skyband{height:120px}
  .state-skyband .state-skyline{opacity:.7}
  /* clearance tuned to the smaller band; stacked matched-width buttons */
  .state-hero{padding:48px 0 clamp(138px,24vh,176px)}
  .state-hero-cta{flex-direction:column;align-items:stretch;gap:12px;margin-top:26px}
  .state-hero-cta .btn{width:100%;justify-content:center;min-height:50px}
}

/* ============================================================
   INSIGHTS (blog) — additive; new selectors only, blog pages only.
   ============================================================ */

/* ---------- insights: index cards ---------- */
.icard{text-decoration:none}
.icard .iplate{position:relative;overflow:hidden;flex:0 0 auto;height:208px;background:#0C2746}
.icard .iplate svg{display:block;width:100%;height:100%}
.icard .meta{display:flex;align-items:center;gap:10px;margin-top:auto;padding-top:16px;border-top:1px solid var(--hairline);font-size:12.5px;color:var(--ink-muted);letter-spacing:.02em}
.icard .meta .dot{width:3px;height:3px;border-radius:50%;background:var(--accent)}
.icard .cat{font-weight:600;font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--accent-text)}
.icard h3{margin-top:10px;font-size:25px}
.icard .excerpt{font-size:15.5px;font-weight:300;color:var(--ink-soft);line-height:1.6;margin:12px 0 0}

/* featured lead — newest article large across the top, rest beneath */
.ifeature{display:grid;grid-template-columns:1.12fr .88fr;background:var(--paper);border:1px solid var(--hairline);border-radius:2px;overflow:hidden;text-decoration:none;transition:transform .2s ease,border-color .2s ease,box-shadow .2s ease;margin-bottom:28px}
.ifeature:hover{transform:translateY(-4px);border-color:#C8B98A;box-shadow:0 20px 44px -28px rgba(14,43,77,.35)}
.ifeature .iplate{position:relative;overflow:hidden;background:#0C2746;min-height:340px}
.ifeature .iplate svg{display:block;width:100%;height:100%}
.ifeature .bodyc{padding:44px 44px 40px;display:flex;flex-direction:column;justify-content:center}
.ifeature .cat{font-weight:600;font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--accent-text)}
.ifeature h3{margin-top:12px;font-size:clamp(28px,3.2vw,40px);line-height:1.04}
.ifeature .excerpt{font-size:17px;font-weight:300;color:var(--ink-soft);line-height:1.6;margin:16px 0 0;max-width:46ch}
.ifeature .meta{display:flex;align-items:center;gap:10px;margin-top:22px;font-size:12.5px;color:var(--ink-muted);letter-spacing:.02em}
.ifeature .meta .dot{width:3px;height:3px;border-radius:50%;background:var(--accent)}
.ifeature .readmore{margin-top:22px;font-size:14px;font-weight:600;color:var(--head);display:inline-flex;align-items:center;gap:.4em}
.ifeature:hover .readmore{color:var(--accent-hover)}
@media(max-width:760px){
  .ifeature{grid-template-columns:1fr}
  .ifeature .iplate{min-height:200px}
  .ifeature .bodyc{padding:28px 26px 26px}
}

/* ---------- insights: article ---------- */
.article{max-width:740px;margin:0 auto}
.article-hero{margin:0 auto 8px;max-width:980px}
.article-hero .iplate{background:#0C2746;border:1px solid var(--hairline)}
.article-hero .iplate svg{display:block;width:100%;height:auto}
.article-hero figcaption{font-size:12px;letter-spacing:.04em;color:var(--ink-muted);margin-top:11px;text-align:center}
.article .standfirst{font-size:21px;font-weight:300;color:var(--ink-soft);line-height:1.55;margin-bottom:8px}
.article p{font-size:18.5px;line-height:1.72;color:var(--ink);font-weight:400;margin-bottom:1.25em}
.article h2{font-family:var(--display);font-weight:800;font-size:clamp(26px,3vw,34px);color:var(--head);letter-spacing:-.01em;line-height:1.06;margin:1.9em 0 .5em}
.article h3{font-family:var(--display);font-weight:700;font-size:22px;color:var(--head);margin:1.5em 0 .4em}
.article ul,.article ol{margin:0 0 1.4em;padding-left:0;list-style:none}
.article ul li,.article ol li{position:relative;padding:0 0 12px 28px;font-size:18px;line-height:1.6;color:var(--ink)}
.article ul li::before{content:"";position:absolute;left:2px;top:13px;width:13px;height:1px;background:var(--accent)}
.article ol{counter-reset:s}
.article ol li{counter-increment:s}
.article ol li::before{content:counter(s);position:absolute;left:0;top:1px;font-family:var(--display);font-weight:700;font-size:15px;color:var(--accent-text)}
.article a{color:var(--link);text-decoration:underline;text-underline-offset:2px;text-decoration-thickness:1px;text-decoration-color:rgba(212,160,40,.5)}
.article a:hover{text-decoration-color:var(--accent)}
.article .pull{border-left:4px solid var(--accent);padding:4px 0 4px 28px;margin:1.8em 0;font-family:var(--display);font-weight:700;font-size:clamp(24px,3vw,32px);line-height:1.18;color:var(--head);letter-spacing:-.01em}
.article figure.inline{margin:2em 0}
.article figure.inline figcaption{font-size:12.5px;color:var(--ink-muted);margin-top:10px}
.article .aside{background:var(--paper);border:1px solid var(--hairline);border-top:3px solid var(--accent);padding:26px 28px;margin:2em 0}
.article .aside .lab{font-size:11.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--ink-muted);font-weight:600;margin-bottom:12px}
.article .aside p:last-child,.article .aside ul:last-child{margin-bottom:0}
.article .endnote{margin-top:2.4em;padding-top:22px;border-top:1px solid var(--hairline);font-size:14px;color:var(--ink-muted);font-style:normal}

/* ---------- insights: per-article navigation ---------- */
.article .article-back{display:inline-flex;align-items:center;gap:.45em;font-size:13px;font-weight:600;letter-spacing:.04em;text-transform:uppercase;color:var(--accent-text);text-decoration:none;margin-bottom:24px}
.article .article-back:hover{color:var(--accent-hover)}
.apager{max-width:980px;margin:54px auto 0;padding-top:30px;border-top:1px solid var(--seam);display:grid;grid-template-columns:1fr auto 1fr;gap:28px;align-items:center}
.apager a{text-decoration:none}
.apager-prev,.apager-next{display:flex;flex-direction:column;gap:7px}
.apager-next{text-align:right;align-items:flex-end}
.apager .apdir{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--accent-text);font-weight:600}
.apager .aptitle{font-family:var(--display);font-weight:700;font-size:18px;line-height:1.12;color:var(--head)}
.apager-prev:hover .aptitle,.apager-next:hover .aptitle{color:var(--accent-hover)}
.apager-all{justify-self:center;font-size:12.5px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--head);border:1px solid var(--hairline);padding:11px 20px;border-radius:2px;white-space:nowrap}
.apager-all:hover{border-color:var(--accent);color:var(--accent-hover)}
@media(max-width:640px){
  .apager{grid-template-columns:1fr;gap:20px}
  .apager-next{text-align:left;align-items:flex-start}
  .apager-all{justify-self:start;order:3}
}