/* ==========================================================================
   Property management site — styles
   ========================================================================== */
:root {
  --brand: #1f4d45;          /* deep pine */
  --brand-2: #2e6b60;
  --brand-ink: #0f2a25;
  --accent: #d98c3f;         /* prairie amber */
  --accent-2: #f3c78e;
  --bg: #fbf8f3;
  --surface: #ffffff;
  --sand: #f2ece2;
  --ink: #1c2321;
  --muted: #5d6763;
  --line: #e4ddd2;
  --ok: #2f7d4f;
  --warn: #b45a1c;
  --danger: #b3261e;
  --radius: 14px;
  --radius-sm: 9px;
  --shadow: 0 1px 2px rgba(20,30,28,.06), 0 8px 24px rgba(20,30,28,.07);
  --shadow-lg: 0 18px 50px rgba(20,30,28,.16);
  --max: 1180px;
  --head: "Fraunces", Georgia, serif;
  --body: "Manrope", system-ui, -apple-system, "Segoe UI", sans-serif;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  margin: 0; background: var(--bg); color: var(--ink);
  font: 16px/1.6 var(--body); -webkit-font-smoothing: antialiased;
}
img, svg { max-width: 100%; display: block; }
a { color: var(--brand-2); text-decoration-thickness: 1px; text-underline-offset: 3px; }
a:hover { color: var(--brand); }
h1, h2, h3, h4 { font-family: var(--head); line-height: 1.15; margin: 0 0 .5em; color: var(--brand-ink); font-weight: 600; letter-spacing: -.01em; }
h1 { font-size: clamp(2.1rem, 4.6vw, 3.5rem); }
h2 { font-size: clamp(1.6rem, 3.2vw, 2.4rem); }
h3 { font-size: 1.25rem; }
p { margin: 0 0 1em; }
.container { max-width: var(--max); margin: 0 auto; padding: 0 20px; }
.muted { color: var(--muted); }
.eyebrow { font: 700 .78rem/1 var(--body); letter-spacing: .14em; text-transform: uppercase; color: var(--accent); margin-bottom: 14px; display: inline-block; }
.center { text-align: center; }
.lead { font-size: 1.15rem; color: var(--muted); max-width: 640px; }
.center .lead { margin-left: auto; margin-right: auto; }
.skip { position: absolute; left: -999px; top: 8px; background: #fff; padding: 8px 12px; z-index: 100; }
.skip:focus { left: 8px; }
:focus-visible { outline: 3px solid var(--accent); outline-offset: 2px; }

/* ---------- buttons ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 8px;
  padding: 13px 22px; border-radius: 999px; border: 2px solid transparent;
  font: 700 .95rem/1 var(--body); text-decoration: none; cursor: pointer;
  transition: transform .15s, background .15s, box-shadow .15s, color .15s;
  white-space: nowrap;
}
.btn:hover { transform: translateY(-1px); }
.btn-primary { background: var(--accent); color: #231607; }
.btn-primary:hover { background: #e79b4f; color: #231607; box-shadow: 0 8px 20px rgba(217,140,63,.35); }
.btn-dark { background: var(--brand); color: #fff; }
.btn-dark:hover { background: var(--brand-2); color: #fff; }
.btn-ghost { border-color: currentColor; color: var(--brand); background: transparent; }
.btn-ghost:hover { background: rgba(31,77,69,.06); }
.btn-light { background: #fff; color: var(--brand-ink); }
.btn-light:hover { color: var(--brand-ink); box-shadow: var(--shadow-lg); }
.btn-sm { padding: 9px 16px; font-size: .88rem; }
.btn-block { width: 100%; }
.btn[disabled] { opacity: .6; cursor: wait; transform: none; }

/* ---------- top bar + header ---------- */
.topbar { background: var(--brand-ink); color: #cfe0db; font-size: .85rem; }
.topbar .container { display: flex; justify-content: space-between; gap: 16px; padding-top: 8px; padding-bottom: 8px; flex-wrap: wrap; }
.topbar a { color: #fff; text-decoration: none; font-weight: 600; }
.topbar .emerg { color: var(--accent-2); }
.site-header { position: sticky; top: 0; z-index: 50; background: rgba(251,248,243,.92); backdrop-filter: saturate(1.4) blur(10px); border-bottom: 1px solid var(--line); }
.site-header .container { display: flex; align-items: center; gap: 24px; height: 74px; }
.logo { display: flex; align-items: center; gap: 10px; text-decoration: none; color: var(--brand-ink); font: 600 1.25rem/1 var(--head); }
.logo svg { width: 38px; height: 38px; flex: none; }
.logo small { display: block; font: 600 .66rem/1.2 var(--body); letter-spacing: .16em; text-transform: uppercase; color: var(--muted); margin-top: 3px; }
.nav { display: flex; gap: 4px; margin-left: auto; align-items: center; }
.nav a { padding: 9px 13px; border-radius: 999px; text-decoration: none; color: var(--ink); font-weight: 600; font-size: .95rem; }
.nav a:hover, .nav a[aria-current="page"] { background: var(--sand); color: var(--brand); }
.nav .btn { margin-left: 8px; }
.nav a.btn-dark, .nav a.btn-dark:hover { color: #fff; background: var(--brand); }
.nav a.btn-dark:hover { background: var(--brand-2); }
.menu-btn { display: none; margin-left: auto; background: none; border: 0; padding: 10px; cursor: pointer; color: var(--brand-ink); }
.menu-btn svg { width: 26px; height: 26px; }
@media (max-width: 960px) {
  .menu-btn { display: block; }
  .nav { position: fixed; inset: 74px 0 auto 0; flex-direction: column; align-items: stretch; background: var(--bg); padding: 14px 20px 24px; border-bottom: 1px solid var(--line); box-shadow: var(--shadow-lg); display: none; }
  .nav.open { display: flex; }
  .nav a { padding: 13px 14px; font-size: 1.05rem; }
  .nav .btn { margin: 10px 0 0; }
  .topbar .hide-sm { display: none; }
}

/* ---------- hero ---------- */
.hero { position: relative; overflow: hidden; background: linear-gradient(160deg, #1f4d45 0%, #16392f 55%, #102822 100%); color: #eaf2ef; }
.hero .container { position: relative; display: grid; grid-template-columns: 1.1fr .9fr; gap: 48px; padding-top: 84px; padding-bottom: 96px; align-items: center; }
.hero h1 { color: #fff; }
.hero h1 em { font-style: italic; color: var(--accent-2); font-weight: 500; }
.hero .lead { color: #bcd2cb; }
.hero-ctas { display: flex; gap: 12px; flex-wrap: wrap; margin: 28px 0 32px; }
.hero .btn-ghost { color: #fff; }
.hero .btn-ghost:hover { background: rgba(255,255,255,.08); }
.hero-trust { display: flex; gap: 28px; flex-wrap: wrap; font-size: .9rem; color: #bcd2cb; }
.hero-trust strong { display: block; font: 600 1.7rem/1.1 var(--head); color: #fff; }
.hero-art { position: relative; }
.hero-art .card-float { position: absolute; background: #fff; color: var(--ink); border-radius: var(--radius); box-shadow: var(--shadow-lg); padding: 14px 16px; font-size: .88rem; display: flex; gap: 12px; align-items: center; }
.hero-art .card-float b { display: block; font-size: .95rem; }
.hero-art .f1 { left: -24px; bottom: 34px; }
.hero-art .f2 { right: -10px; top: 26px; }
.dot { width: 36px; height: 36px; border-radius: 50%; display: grid; place-items: center; flex: none; }
.dot svg { width: 18px; height: 18px; }
.hero-art .scene { border-radius: 22px; overflow: hidden; box-shadow: var(--shadow-lg); border: 6px solid rgba(255,255,255,.08); }
.hero-bg { position: absolute; inset: 0; opacity: .12; background-image: radial-gradient(circle at 1px 1px, #fff 1px, transparent 0); background-size: 26px 26px; pointer-events: none; }
@media (max-width: 900px) {
  .hero .container { grid-template-columns: 1fr; padding-top: 56px; padding-bottom: 64px; }
  .hero-art .f1 { left: 8px; } .hero-art .f2 { right: 8px; }
}

/* ---------- audience split ---------- */
.split { margin-top: -48px; position: relative; z-index: 2; display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.split a { background: var(--surface); border-radius: var(--radius); padding: 26px; box-shadow: var(--shadow); text-decoration: none; color: var(--ink); border: 1px solid var(--line); transition: transform .15s, box-shadow .15s; display: block; }
.split a:hover { transform: translateY(-3px); box-shadow: var(--shadow-lg); color: var(--ink); }
.split h3 { margin: 14px 0 6px; }
.split p { color: var(--muted); margin: 0 0 12px; font-size: .95rem; }
.split .go { font-weight: 700; color: var(--brand-2); font-size: .92rem; }
.icon-tile { width: 48px; height: 48px; border-radius: 12px; display: grid; place-items: center; background: var(--sand); color: var(--brand); }
.icon-tile svg { width: 24px; height: 24px; }
@media (max-width: 860px) { .split { grid-template-columns: 1fr; margin-top: -32px; } }

/* ---------- sections ---------- */
section { padding: 88px 0; }
.section-sm { padding: 56px 0; }
.section-sand { background: var(--sand); }
.section-dark { background: var(--brand-ink); color: #cfe0db; }
.section-dark h2, .section-dark h3 { color: #fff; }
.section-head { display: flex; justify-content: space-between; align-items: end; gap: 20px; margin-bottom: 36px; flex-wrap: wrap; }
.section-head h2 { margin: 0; }
.grid-2 { display: grid; grid-template-columns: 1fr 1fr; gap: 56px; align-items: center; }
.grid-3 { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.grid-4 { display: grid; grid-template-columns: repeat(4, 1fr); gap: 22px; }
@media (max-width: 960px) { .grid-4 { grid-template-columns: repeat(2, 1fr); } .grid-3 { grid-template-columns: 1fr 1fr; } }
@media (min-width: 761px) { .grid-2.wide { grid-template-columns: 1.5fr 1fr; } }
@media (max-width: 760px) { .grid-2, .grid-3, .grid-4 { grid-template-columns: 1fr; gap: 28px; } section { padding: 64px 0; } }

.feature { background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius); padding: 26px; }
.feature h3 { margin: 16px 0 8px; }
.feature p { color: var(--muted); margin: 0; font-size: .96rem; }
.section-dark .feature { background: rgba(255,255,255,.04); border-color: rgba(255,255,255,.1); }
.section-dark .feature p { color: #a9c1ba; }
.section-dark .icon-tile { background: rgba(255,255,255,.08); color: var(--accent-2); }

.checklist { list-style: none; padding: 0; margin: 0 0 1.4em; }
.checklist li { position: relative; padding-left: 32px; margin-bottom: 12px; }
.checklist li::before { content: ""; position: absolute; left: 0; top: 3px; width: 20px; height: 20px; border-radius: 50%; background: var(--ok) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='white' stroke-width='3.2' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M5 12.5l4.5 4.5L19 7.5'/%3E%3C/svg%3E") center/13px no-repeat; }

.steps { counter-reset: step; display: grid; grid-template-columns: repeat(4, 1fr); gap: 22px; }
.step { position: relative; padding-top: 58px; }
.step::before { counter-increment: step; content: counter(step); position: absolute; top: 0; left: 0; width: 42px; height: 42px; border-radius: 50%; background: var(--accent); color: #231607; font: 700 1.1rem/42px var(--body); text-align: center; }
.step p { color: var(--muted); font-size: .95rem; }
.section-dark .step p { color: #a9c1ba; }
@media (max-width: 860px) { .steps { grid-template-columns: 1fr 1fr; } }
@media (max-width: 520px) { .steps { grid-template-columns: 1fr; } }

.stats { display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px; }
.stat { text-align: center; padding: 10px; }
.stat strong { display: block; font: 600 clamp(2rem, 4vw, 2.8rem)/1 var(--head); color: var(--brand); margin-bottom: 6px; }
.section-dark .stat strong { color: var(--accent-2); }
.stat span { color: var(--muted); font-size: .92rem; }
.section-dark .stat span { color: #a9c1ba; }
@media (max-width: 760px) { .stats { grid-template-columns: 1fr 1fr; } }

.quote { background: var(--surface); border-radius: var(--radius); padding: 28px; border: 1px solid var(--line); display: flex; flex-direction: column; }
.quote blockquote { margin: 0 0 18px; font: 500 1.08rem/1.55 var(--head); color: var(--brand-ink); flex: 1; }
.quote .who { display: flex; gap: 12px; align-items: center; font-size: .9rem; }
.quote .who b { display: block; }
.avatar { width: 42px; height: 42px; border-radius: 50%; display: grid; place-items: center; font-weight: 800; color: #fff; flex: none; }
.stars { color: var(--accent); letter-spacing: 2px; margin-bottom: 10px; }

.cta-band { background: linear-gradient(120deg, var(--brand) 0%, var(--brand-2) 100%); color: #dcebe6; border-radius: 22px; padding: 48px; display: flex; gap: 28px; align-items: center; justify-content: space-between; flex-wrap: wrap; }
.cta-band h2 { color: #fff; margin-bottom: 8px; }
.cta-band p { margin: 0; }
@media (max-width: 600px) { .cta-band { padding: 32px 24px; } }

/* ---------- page hero ---------- */
.page-hero { background: var(--brand-ink); color: #cfe0db; padding: 64px 0 56px; position: relative; overflow: hidden; }
.page-hero h1 { color: #fff; margin-bottom: 12px; }
.page-hero .lead { color: #a9c1ba; margin: 0; }
.page-hero .hero-bg { opacity: .08; }
.crumbs { font-size: .85rem; margin-bottom: 14px; color: #8fb0a7; }
.crumbs a { color: #cfe0db; text-decoration: none; }

/* ---------- listing cards ---------- */
.listings { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
@media (max-width: 1000px) { .listings { grid-template-columns: 1fr 1fr; } }
@media (max-width: 640px) { .listings { grid-template-columns: 1fr; } }
.lcard { background: var(--surface); border-radius: var(--radius); overflow: hidden; border: 1px solid var(--line); box-shadow: var(--shadow); text-decoration: none; color: var(--ink); display: flex; flex-direction: column; transition: transform .15s, box-shadow .15s; }
.lcard:hover { transform: translateY(-3px); box-shadow: var(--shadow-lg); color: var(--ink); }
.lcard .media { position: relative; aspect-ratio: 16/10; background: var(--sand); }
.lcard .media svg, .lcard .media img { width: 100%; height: 100%; object-fit: cover; }
.badge { position: absolute; top: 12px; left: 12px; padding: 6px 11px; border-radius: 999px; font: 800 .72rem/1 var(--body); letter-spacing: .06em; text-transform: uppercase; background: #fff; color: var(--ok); box-shadow: 0 2px 8px rgba(0,0,0,.12); }
.badge.coming { color: var(--warn); }
.badge.leased { color: #fff; background: #6b7470; }
.price-tag { position: absolute; right: 12px; bottom: 12px; background: var(--brand-ink); color: #fff; padding: 7px 12px; border-radius: 10px; font: 700 1.05rem/1 var(--body); }
.price-tag small { font-weight: 600; opacity: .7; font-size: .75rem; }
.lcard .body { padding: 18px 20px 20px; display: flex; flex-direction: column; flex: 1; }
.lcard h3 { font-size: 1.12rem; margin-bottom: 4px; }
.lcard .addr { color: var(--muted); font-size: .9rem; margin-bottom: 14px; }
.specs { display: flex; gap: 16px; flex-wrap: wrap; font-size: .9rem; font-weight: 600; color: var(--ink); border-top: 1px solid var(--line); padding-top: 14px; margin-top: auto; }
.specs span { display: inline-flex; align-items: center; gap: 6px; }
.specs svg { width: 17px; height: 17px; color: var(--brand-2); }
.lcard.is-leased { opacity: .72; }

/* filters */
.filters { background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius); padding: 16px; display: grid; grid-template-columns: 2fr repeat(4, 1fr) auto; gap: 12px; align-items: end; box-shadow: var(--shadow); margin-bottom: 26px; }
.filters label { font-size: .76rem; font-weight: 700; color: var(--muted); text-transform: uppercase; letter-spacing: .06em; display: block; margin-bottom: 5px; }
@media (max-width: 1000px) { .filters { grid-template-columns: 1fr 1fr 1fr; } }
@media (max-width: 560px) { .filters { grid-template-columns: 1fr 1fr; } .filters .f-search { grid-column: 1 / -1; } }
.result-bar { display: flex; justify-content: space-between; align-items: center; margin-bottom: 18px; gap: 12px; flex-wrap: wrap; }
.empty { text-align: center; padding: 60px 20px; background: var(--surface); border: 1px dashed var(--line); border-radius: var(--radius); }

/* ---------- forms ---------- */
.form-card { background: var(--surface); border-radius: var(--radius); border: 1px solid var(--line); box-shadow: var(--shadow); padding: 30px; }
.form-card h3 { margin-bottom: 4px; }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.form-grid .full { grid-column: 1 / -1; }
@media (max-width: 560px) { .form-grid { grid-template-columns: 1fr; } .form-card { padding: 22px; } }
.field label { display: block; font-weight: 700; font-size: .88rem; margin-bottom: 6px; }
.field label .req { color: var(--danger); }
.field .hint { font-size: .8rem; color: var(--muted); margin-top: 4px; }
input, select, textarea {
  width: 100%; font: inherit; font-size: 1rem; color: var(--ink);
  padding: 12px 14px; border: 1.5px solid var(--line); border-radius: var(--radius-sm); background: #fff;
  transition: border-color .15s, box-shadow .15s;
}
textarea { min-height: 120px; resize: vertical; }
input:focus, select:focus, textarea:focus { outline: none; border-color: var(--brand-2); box-shadow: 0 0 0 4px rgba(46,107,96,.14); }
.field.invalid input, .field.invalid select, .field.invalid textarea { border-color: var(--danger); }
.field .err { color: var(--danger); font-size: .8rem; margin-top: 4px; display: none; }
.field.invalid .err { display: block; }
.choice-row { display: flex; gap: 10px; flex-wrap: wrap; }
.choice { position: relative; }
.choice input { position: absolute; opacity: 0; width: 1px; height: 1px; }
.choice span { display: inline-block; padding: 10px 16px; border: 1.5px solid var(--line); border-radius: 999px; font-weight: 600; font-size: .92rem; cursor: pointer; background: #fff; }
.choice input:checked + span { border-color: var(--brand-2); background: rgba(46,107,96,.08); color: var(--brand); }
.choice input:focus-visible + span { outline: 3px solid var(--accent); outline-offset: 2px; }
.checkbox { display: flex; gap: 10px; align-items: flex-start; font-size: .9rem; color: var(--muted); }
.checkbox input { width: 18px; height: 18px; margin-top: 3px; flex: none; accent-color: var(--brand-2); }
.form-success { display: none; text-align: center; padding: 30px 10px; }
.form-success .dot { width: 64px; height: 64px; margin: 0 auto 16px; background: rgba(47,125,79,.12); color: var(--ok); }
.form-success .dot svg { width: 30px; height: 30px; }
form.sent { display: none; }
form.sent + .form-success { display: block; }
.form-note { font-size: .8rem; color: var(--muted); margin-top: 12px; }

/* multi-step */
.progress { display: flex; gap: 8px; margin-bottom: 26px; }
.progress div { flex: 1; }
.progress i { display: block; height: 6px; border-radius: 6px; background: var(--line); margin-bottom: 8px; transition: background .2s; }
.progress span { font-size: .78rem; font-weight: 700; color: var(--muted); }
.progress .done i, .progress .active i { background: var(--brand-2); }
.progress .active span { color: var(--brand); }
@media (max-width: 560px) { .progress span { display: none; } }
.fstep { display: none; }
.fstep.active { display: block; animation: fade .25s; }
@keyframes fade { from { opacity: 0; transform: translateY(6px); } to { opacity: 1; transform: none; } }
.step-nav { display: flex; justify-content: space-between; margin-top: 24px; gap: 12px; }
.review { background: var(--sand); border-radius: var(--radius-sm); padding: 18px; font-size: .92rem; }
.review dl { display: grid; grid-template-columns: 180px 1fr; gap: 6px 14px; margin: 0; }
.review dt { color: var(--muted); font-weight: 600; }
.review dd { margin: 0; word-break: break-word; }
@media (max-width: 560px) { .review dl { grid-template-columns: 1fr; } .review dd { margin-bottom: 8px; } }

/* ---------- pricing ---------- */
.plans { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; align-items: stretch; }
@media (max-width: 960px) { .plans { grid-template-columns: 1fr; max-width: 520px; margin: 0 auto; } }
.plan { background: var(--surface); border: 1px solid var(--line); border-radius: 18px; padding: 30px; display: flex; flex-direction: column; position: relative; }
.plan.featured { border: 2px solid var(--brand-2); box-shadow: var(--shadow-lg); }
.plan .ribbon { position: absolute; top: -13px; left: 50%; transform: translateX(-50%); background: var(--accent); color: #231607; font: 800 .72rem/1 var(--body); letter-spacing: .08em; text-transform: uppercase; padding: 7px 12px; border-radius: 999px; white-space: nowrap; }
.plan .price { font: 600 2.6rem/1 var(--head); color: var(--brand-ink); margin: 12px 0 4px; }
.plan .price small { font: 600 .95rem var(--body); color: var(--muted); }
.plan .checklist { margin-top: 20px; flex: 1; font-size: .95rem; }
.plan .btn { margin-top: 8px; }

/* ---------- calculator ---------- */
.calc { display: grid; grid-template-columns: 1fr 1fr; gap: 0; background: var(--surface); border-radius: 18px; overflow: hidden; border: 1px solid var(--line); box-shadow: var(--shadow); }
.calc .in { padding: 30px; display: grid; gap: 18px; }
.calc .out { background: var(--brand-ink); color: #cfe0db; padding: 30px; display: flex; flex-direction: column; justify-content: center; }
.calc .out .big { font: 600 3rem/1 var(--head); color: #fff; margin: 6px 0 18px; }
.calc .out table { width: 100%; border-collapse: collapse; font-size: .93rem; }
.calc .out td { padding: 8px 0; border-bottom: 1px solid rgba(255,255,255,.1); }
.calc .out td:last-child { text-align: right; font-variant-numeric: tabular-nums; color: #fff; font-weight: 600; }
.range-row { display: flex; justify-content: space-between; font-weight: 700; font-size: .9rem; margin-bottom: 6px; }
input[type=range] { padding: 0; border: 0; accent-color: var(--brand-2); height: 28px; }
input[type=range]:focus { box-shadow: none; }
@media (max-width: 760px) { .calc { grid-template-columns: 1fr; } }

/* ---------- faq ---------- */
.faq details { background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius-sm); margin-bottom: 10px; }
.faq summary { cursor: pointer; padding: 18px 52px 18px 20px; font-weight: 700; list-style: none; position: relative; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; position: absolute; right: 20px; top: 50%; transform: translateY(-50%); font: 400 1.6rem/1 var(--body); color: var(--brand-2); transition: transform .2s; }
.faq details[open] summary::after { transform: translateY(-50%) rotate(45deg); }
.faq details > div { padding: 0 20px 18px; color: var(--muted); }

/* ---------- property detail ---------- */
.prop-top { display: grid; grid-template-columns: 1.6fr 1fr; gap: 32px; align-items: start; }
@media (max-width: 960px) { .prop-top { grid-template-columns: 1fr; } }
.gallery .main { border-radius: 18px; overflow: hidden; aspect-ratio: 16/10; background: var(--sand); }
.gallery .main svg, .gallery .main img { width: 100%; height: 100%; object-fit: cover; }
.thumbs { display: grid; grid-template-columns: repeat(4, 1fr); gap: 10px; margin-top: 10px; }
.thumbs button { padding: 0; border: 2px solid transparent; border-radius: 10px; overflow: hidden; aspect-ratio: 16/10; cursor: pointer; background: var(--sand); }
.thumbs button.on { border-color: var(--brand-2); }
.thumbs svg, .thumbs img { width: 100%; height: 100%; object-fit: cover; }
.sticky-card { position: sticky; top: 96px; }
.prop-price { font: 600 2.4rem/1 var(--head); color: var(--brand-ink); }
.prop-price small { font: 600 1rem var(--body); color: var(--muted); }
.kv { display: grid; grid-template-columns: repeat(4, 1fr); border: 1px solid var(--line); border-radius: var(--radius); background: var(--surface); margin: 24px 0; }
.kv div { padding: 16px; text-align: center; border-right: 1px solid var(--line); }
.kv div:last-child { border-right: 0; }
.kv b { display: block; font: 600 1.4rem/1.1 var(--head); color: var(--brand-ink); }
.kv span { font-size: .8rem; color: var(--muted); font-weight: 600; text-transform: uppercase; letter-spacing: .05em; }
@media (max-width: 560px) { .kv { grid-template-columns: 1fr 1fr; } .kv div:nth-child(2) { border-right: 0; } .kv div:nth-child(-n+2) { border-bottom: 1px solid var(--line); } }
.tags { display: flex; flex-wrap: wrap; gap: 8px; }
.tags span { background: var(--sand); border-radius: 999px; padding: 7px 13px; font-size: .88rem; font-weight: 600; }
.map { border-radius: var(--radius); overflow: hidden; border: 1px solid var(--line); aspect-ratio: 16/8; background: var(--sand); }
.map iframe { width: 100%; height: 100%; border: 0; }
.meta-list { list-style: none; padding: 0; margin: 16px 0; font-size: .93rem; }
.meta-list li { display: flex; justify-content: space-between; padding: 9px 0; border-bottom: 1px solid var(--line); }
.meta-list li span:first-child { color: var(--muted); }
.meta-list li span:last-child { font-weight: 700; }

/* ---------- notice / alerts ---------- */
.alert { border-radius: var(--radius); padding: 18px 20px; display: flex; gap: 14px; align-items: flex-start; }
.alert svg { width: 24px; height: 24px; flex: none; margin-top: 2px; }
.alert-danger { background: #fdecea; color: #7a1c16; border: 1px solid #f5c7c2; }
.alert-danger a { color: #7a1c16; font-weight: 800; }
.alert-info { background: #e9f3f0; color: var(--brand-ink); border: 1px solid #cfe3dc; }

.portal-tiles { display: grid; grid-template-columns: repeat(4, 1fr); gap: 16px; }
.portal-tiles a { background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius); padding: 22px; text-decoration: none; color: var(--ink); display: flex; flex-direction: column; gap: 10px; transition: transform .15s, box-shadow .15s; }
.portal-tiles a:hover { transform: translateY(-2px); box-shadow: var(--shadow-lg); color: var(--ink); }
.portal-tiles b { font-size: 1.02rem; }
.portal-tiles span { font-size: .88rem; color: var(--muted); }
@media (max-width: 900px) { .portal-tiles { grid-template-columns: 1fr 1fr; } }
@media (max-width: 480px) { .portal-tiles { grid-template-columns: 1fr; } }

.team { display: grid; grid-template-columns: repeat(4, 1fr); gap: 22px; }
.team .member { text-align: center; }
.team .ph { aspect-ratio: 1; border-radius: 18px; margin-bottom: 14px; display: grid; place-items: center; font: 600 2.6rem var(--head); color: #fff; }
.team b { display: block; }
.team span { color: var(--muted); font-size: .9rem; }
@media (max-width: 860px) { .team { grid-template-columns: 1fr 1fr; } }

/* ---------- footer ---------- */
.site-footer { background: #0c1f1b; color: #9fb8b0; padding: 64px 0 28px; font-size: .92rem; }
.site-footer a { color: #d6e6e1; text-decoration: none; }
.site-footer a:hover { color: #fff; text-decoration: underline; }
.foot-grid { display: grid; grid-template-columns: 1.5fr 1fr 1fr 1.2fr; gap: 36px; }
.foot-grid h4 { font: 700 .78rem/1 var(--body); letter-spacing: .14em; text-transform: uppercase; color: #fff; margin-bottom: 16px; }
.foot-grid ul { list-style: none; padding: 0; margin: 0; }
.foot-grid li { margin-bottom: 9px; }
.site-footer .logo { color: #fff; margin-bottom: 14px; }
.site-footer .logo small { color: #8fb0a7; }
.foot-bottom { border-top: 1px solid rgba(255,255,255,.1); margin-top: 44px; padding-top: 22px; display: flex; justify-content: space-between; gap: 16px; flex-wrap: wrap; font-size: .82rem; }
.foot-bottom .eho { display: flex; gap: 10px; align-items: center; }
.foot-bottom .eho svg { width: 30px; height: 30px; }
@media (max-width: 860px) { .foot-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 520px) { .foot-grid { grid-template-columns: 1fr; } }

/* toast */
.toast { position: fixed; left: 50%; bottom: 24px; transform: translateX(-50%) translateY(120px); background: var(--brand-ink); color: #fff; padding: 14px 20px; border-radius: 12px; box-shadow: var(--shadow-lg); z-index: 200; transition: transform .3s, opacity .3s; opacity: 0; visibility: hidden; font-weight: 600; max-width: calc(100% - 32px); }
.toast.show { transform: translateX(-50%) translateY(0); opacity: 1; visibility: visible; }

.prose { max-width: 760px; }
.prose h2 { font-size: 1.5rem; margin-top: 1.8em; }
.prose ul { padding-left: 1.2em; }
.prose li { margin-bottom: .4em; }