/* Phase 5.1 design system ("Quiet luxury"): midnight navy, warm ivory, champagne, charcoal. Newsreader (headlines) + Inter (everything else), both bundled (open licence, no third-party requests).
   Loaded after site.css; colours come from theme.css (editable in the CRM). */
@font-face { font-family: "Newsreader Variable"; font-style: normal; font-weight: 200 800; font-display: swap; src: url("/site/fonts/newsreader-latin-wght-normal.woff2") format("woff2"); }
@font-face { font-family: "Newsreader Variable"; font-style: italic; font-weight: 200 800; font-display: swap; src: url("/site/fonts/newsreader-latin-wght-italic.woff2") format("woff2"); }
@font-face { font-family: "Inter Variable"; font-style: normal; font-weight: 100 900; font-display: swap; src: url("/site/fonts/inter-latin-wght-normal.woff2") format("woff2"); }

:root { --radius: 4px; --line: #e3dccf; --muted: #5d6670; --shadow: 0 1px 0 rgba(17, 27, 44, .04), 0 12px 32px -16px rgba(17, 27, 44, .22); --sans: "Inter Variable", system-ui, -apple-system, "Segoe UI", Roboto, sans-serif; --gold-text: #7a6140; }
body { font: 400 1rem/1.65 var(--sans); color: var(--ink); background: var(--paper); -webkit-font-smoothing: antialiased; }
h1, h2, h3 { font-weight: 450; letter-spacing: -.012em; line-height: 1.12; }
h1 { font-size: clamp(2.25rem, 5.4vw, 4.1rem); } h2 { font-size: clamp(1.75rem, 3.4vw, 2.6rem); } h3 { font-size: 1.3rem; }
.lede-dark, .lede { font-size: 1.125rem; line-height: 1.6; }

/* buttons: confident rectangles, not pills */
.btn { border-radius: 3px; padding: 13px 24px; font: 600 .92rem/1.2 var(--sans); letter-spacing: .02em; transition: background .2s, color .2s, border-color .2s; }
.btn:hover { transform: none; box-shadow: none; }
.btn-primary { background: var(--primary); color: #fff; border-color: var(--primary); } .btn-primary:hover { background: #1d2c47; border-color: #1d2c47; }
.btn-accent { background: var(--primary); color: #fff; border-color: var(--primary); } .btn-accent:hover { background: var(--accent); border-color: var(--accent); color: #fff; }
.btn-ghost { background: transparent; color: var(--primary); border-color: var(--primary); } .btn-ghost:hover { background: var(--primary); color: #fff; }
.btn-ghost-light { background: transparent; color: #fff; border-color: rgba(255, 255, 255, .55); } .btn-ghost-light:hover { background: #fff; color: var(--primary); }
.hero .btn-accent, .band-primary .btn-accent { background: var(--champagne); color: var(--primary); border-color: var(--champagne); } .hero .btn-accent:hover, .band-primary .btn-accent:hover { background: #fff; border-color: #fff; color: var(--primary); }

/* header */
.site-header { background: rgba(255, 255, 255, .97); border-bottom: 1px solid var(--line); }
.bar { min-height: 78px; gap: 28px; }
.brand-text strong { font: 500 1.28rem var(--font-head); letter-spacing: -.005em; } .brand-text span { font: 500 .68rem var(--sans); letter-spacing: .16em; text-transform: uppercase; color: var(--gold-text); }
.nav ul { gap: 26px; } .nav a { font: 500 .82rem var(--sans); letter-spacing: .08em; text-transform: uppercase; color: var(--primary); } .nav a:hover, .nav a[aria-current="page"] { color: var(--gold-text); }
.nav .btn.nav-cta { color: #fff; padding: 11px 20px; font-size: .78rem; letter-spacing: .1em; text-transform: uppercase; } .nav .btn.nav-cta:hover { color: #fff; }
.nav-link-quiet { font-size: .78rem !important; }
.brok-logo { height: 46px; }

/* eyebrow and section titles */
.eyebrow, .eyebrow-dark { font: 600 .72rem var(--sans); letter-spacing: .22em; text-transform: uppercase; }
.eyebrow { color: var(--champagne); } .eyebrow-dark { color: var(--gold-text); }
.band { padding: clamp(56px, 9vw, 120px) 0; }
.band-soft { background: var(--soft); } .band-primary { background: var(--primary); }
.band .section-title { padding-bottom: .55em; } .band .section-title::after { width: 56px; height: 1px; background: var(--champagne); }

/* hero: split composition (copy + search left, image right) */
.hero { min-height: 0; background: var(--primary); }
.hero-plain::before { display: none; }
.hero-split { display: block; }
.hero-grid { display: grid; grid-template-columns: minmax(0, 1.05fr) minmax(0, .95fr); align-items: stretch; min-height: clamp(540px, 78vh, 760px); max-width: none; padding: 0; }
.hero-copy { padding: clamp(48px, 7vw, 104px) clamp(20px, 5vw, 72px) clamp(48px, 7vw, 96px) max(20px, calc((100vw - var(--max)) / 2 + 32px)); display: flex; flex-direction: column; justify-content: center; }
.hero-copy h1 { color: #fff; max-width: 12em; margin-bottom: .4em; } .hero-copy .lede { color: #d6dbe3; max-width: 30em; margin-bottom: 0; }
.hero-copy .hero-actions { margin: 28px 0 32px; }
.hero-visual { position: relative; margin: 0; overflow: hidden; min-height: 320px; background: #ddd3c1; }
.hero-visual img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.hero-visual.placeholder { background:
  linear-gradient(90deg, transparent 0 calc(25% - .5px), rgba(17, 27, 44, .22) calc(25% - .5px) calc(25% + .5px), transparent calc(25% + .5px) calc(50% - .5px), rgba(17, 27, 44, .22) calc(50% - .5px) calc(50% + .5px), transparent calc(50% + .5px) calc(75% - .5px), rgba(17, 27, 44, .22) calc(75% - .5px) calc(75% + .5px), transparent calc(75% + .5px)),
  linear-gradient(0deg, rgba(17, 27, 44, .22) 0 1px, transparent 1px 100%) 0 0 / 100% 16.66%,
  linear-gradient(160deg, #e7dfd0 0%, #d3c7b2 100%); }
.ph-label { position: absolute; left: 16px; bottom: 14px; font: 600 .68rem var(--sans); letter-spacing: .14em; text-transform: uppercase; color: rgba(17, 27, 44, .6); background: rgba(255, 255, 255, .75); padding: 5px 9px; }
.hero-full .hero-inner { padding-top: 96px; padding-bottom: 96px; }
.hero-art::after { background: linear-gradient(90deg, rgba(17, 27, 44, .88), rgba(17, 27, 44, .5) 60%, rgba(17, 27, 44, .2)); }
.quick-search { border-radius: 3px; padding: 8px; gap: 8px; max-width: 640px; box-shadow: none; border: 1px solid rgba(255, 255, 255, .25); grid-template-columns: 1fr 1fr auto; }
.quick-search input[type=search] { grid-column: 1 / -1; }
.quick-search input, .quick-search select { border-radius: 2px; border-color: var(--line); padding: 13px 14px; font: 500 .95rem var(--sans); }
.quick-search .btn { background: var(--primary); color: #fff; } .quick-search .btn:hover { background: var(--accent); }
.band .quick-search { border-color: var(--line); background: #fff; margin-left: auto; margin-right: auto; }
.hero-meta { display: flex; flex-wrap: wrap; gap: 8px 26px; margin-top: 26px; font: 500 .8rem var(--sans); letter-spacing: .06em; color: #aeb8c6; } .hero-meta span::before { content: ""; display: inline-block; width: 5px; height: 5px; background: var(--champagne); margin-right: 9px; vertical-align: middle; }
@media (max-width: 900px) {
  .hero-grid { grid-template-columns: 1fr; min-height: 0; } .hero-visual { display: none; } .hero-copy { padding: 44px 20px 48px; }
  .quick-search { grid-template-columns: 1fr 1fr; } .quick-search .btn { grid-column: 1 / -1; }
  .nav a { font-size: .9rem; }
}

/* agent introduction: portrait with an offset champagne frame */
.agent-photo { position: relative; } .agent-photo::before { content: ""; position: absolute; left: -14px; top: 18px; right: 14px; bottom: -18px; border: 1px solid var(--champagne); z-index: 0; }
.agent-photo img { position: relative; z-index: 1; border-radius: 0; box-shadow: none; max-width: 440px; }
@media (max-width: 800px) { .agent-photo::before { display: none; } }
.facts li::before { background: var(--champagne); border-radius: 0; }

/* audience paths: editorial panels */
.paths { gap: 0; border: 1px solid var(--line); background: #fff; }
.path { border: 0; border-radius: 0; border-top: 0; padding: clamp(28px, 4vw, 52px); position: relative; background: #fff; gap: 12px; } .path + .path { border-left: 1px solid var(--line); }
.path::before { content: ""; position: absolute; left: clamp(28px, 4vw, 52px); top: 0; width: 44px; height: 3px; background: var(--champagne); transition: width .25s; }
.path:hover { box-shadow: none; transform: none; background: var(--soft); } .path:hover::before { width: 88px; }
.path h3 { font-size: 1.8rem; margin-top: 8px; } .path p { font-size: 1.02rem; }
.path-link { color: var(--primary); font: 600 .8rem var(--sans); letter-spacing: .12em; text-transform: uppercase; }
@media (max-width: 700px) { .path + .path { border-left: 0; border-top: 1px solid var(--line); } }

/* neighbourhood cards: image slot with a quiet caption */
.ngrid { gap: 18px; }
.ncard-type { padding: 0; border: 1px solid var(--line); border-radius: 0; background: #fff; border-top: 1px solid var(--line); overflow: hidden; min-height: 0; }
.ncard-type::before { content: ""; display: block; aspect-ratio: 16 / 9; background: linear-gradient(0deg, rgba(17, 27, 44, .14) 0 1px, transparent 1px) 0 0 / 100% 25%, linear-gradient(90deg, rgba(17, 27, 44, .14) 0 1px, transparent 1px) 0 0 / 20% 100%, linear-gradient(160deg, #e9e2d4, #d6cbb7); }
.ncard-type .ncard-name { padding: 18px 20px 0; font-size: 1.55rem; } .ncard-type .ncard-sub { padding: 4px 20px 0; } .ncard-type .path-link { padding: 12px 20px 20px; }
.ncard-type:hover { border-top-color: var(--line); transform: none; box-shadow: var(--shadow); }

/* listing cards */
.lgrid { gap: 28px; grid-template-columns: repeat(auto-fill, minmax(300px, 1fr)); }
.lcard { border: 1px solid var(--line); border-radius: 0; box-shadow: none; background: #fff; overflow: hidden; transition: box-shadow .25s; } .lcard:hover { box-shadow: var(--shadow); transform: none; }
.lcard-img { aspect-ratio: 3 / 2; } .lcard-img img { width: 100%; height: 100%; object-fit: cover; }
.lcard-body { padding: 18px 20px 20px; } .lcard-price { font: 500 1.7rem var(--font-head); color: var(--primary); letter-spacing: -.01em; }
.lcard-title { font: 600 1rem var(--sans); letter-spacing: 0; } .lcard-title a { color: var(--ink); text-decoration: none; } .lcard-meta { color: var(--muted); font-size: .9rem; }
.lcard-facts { display: flex; gap: 0; border-top: 1px solid var(--line); margin-top: 12px; padding-top: 12px; font: 500 .85rem var(--sans); color: var(--ink); } .lcard-facts span { padding-right: 14px; margin-right: 14px; border-right: 1px solid var(--line); } .lcard-facts span:last-child { border: 0; }
.badge { border-radius: 0; letter-spacing: .08em; text-transform: uppercase; font-size: .66rem; }

/* forms, FAQ, stats, quotes */
input, select, textarea { font-family: var(--sans); }
.lead-form input[type=text], .lead-form input[type=email], .lead-form input[type=tel], .lead-form select, .lead-form textarea, .field input, .field select, .field textarea { border-radius: 2px; border: 1px solid #cfc6b6; padding: 12px 14px; font: 400 1rem var(--sans); background: #fff; width: 100%; } .lead-form input:focus, .lead-form select:focus, .lead-form textarea:focus { border-color: var(--primary); outline: 2px solid var(--champagne); outline-offset: 1px; }
.form-card, .card { border-radius: 0; box-shadow: none; border: 1px solid var(--line); }
.stats div { border-radius: 0; background: #fff; } .stats dd { font-weight: 450; }
.faq summary { font: 500 1.08rem var(--font-head); }
.tcard { border-radius: 0; }
.sample-note, .sample-banner { border-radius: 0; background: #faf6ec; border-color: #e3d6b8; }

/* footer */
.site-footer { background: var(--primary); padding: 72px 0 32px; border-top: 3px solid var(--champagne); }
.site-footer strong { font: 500 1.15rem var(--font-head); } .site-footer address { color: #cdd4de; }
.site-footer .foot > div > strong:not(:first-child), .foot ul li a { color: #e5e9ef; }
.social a { border-color: rgba(181, 162, 138, .7); color: var(--champagne); } .social a:hover { background: var(--champagne); color: var(--primary); }
.site-footer .fine { color: #97a3b4; border-top: 1px solid rgba(255, 255, 255, .12); padding-top: 18px; }
.brok-tile { border-radius: 2px; }

/* motion: restrained, and off for people who ask */
@media (prefers-reduced-motion: no-preference) { .lcard, .path, .ncard-type, .btn { transition-duration: .25s; } }
@media (prefers-reduced-motion: reduce) { * { transition: none !important; scroll-behavior: auto !important; } }

.hero-split:not(:has(.quick-search)) .hero-grid { min-height: clamp(340px, 50vh, 500px); }

/* header fit */
.brand { flex-shrink: 0; } .brand-text, .brand-text strong, .brand-text span { white-space: nowrap; }
.brok-link { flex-shrink: 0; margin-right: auto; }
.nav { gap: 18px; flex-wrap: nowrap; } .nav ul { gap: 20px; } .nav a { white-space: nowrap; font-size: .76rem; letter-spacing: .07em; }
.bar { gap: 22px; }
@media (max-width: 1180px) { .nav ul { gap: 14px; } .nav a { font-size: .72rem; letter-spacing: .04em; } .nav-link-quiet { display: none; } .brok-link { padding-left: 14px; } }
@media (max-width: 1060px) { .brand-text span { display: none; } }
/* richer architectural placeholder: tall window bays of varied width */
.hero-visual.placeholder { background:
  linear-gradient(90deg, transparent 0 11%, rgba(17,27,44,.16) 11% 11.3%, transparent 11.3% 38%, rgba(17,27,44,.16) 38% 38.3%, transparent 38.3% 62%, rgba(17,27,44,.16) 62% 62.3%, transparent 62.3% 88%, rgba(17,27,44,.16) 88% 88.3%, transparent 88.3%),
  linear-gradient(0deg, rgba(17,27,44,.16) 0 1px, transparent 1px) 0 0 / 100% 20%,
  linear-gradient(0deg, rgba(255,255,255,.35) 0 34%, transparent 34%) 11.3% 0 / 26.7% 100% no-repeat,
  linear-gradient(0deg, rgba(255,255,255,.22) 0 52%, transparent 52%) 62.3% 0 / 25.7% 100% no-repeat,
  linear-gradient(165deg, #e9e1d2 0%, #cfc2ab 100%); }

/* collapse the menu earlier than the base stylesheet (the uppercase nav needs ~1100px) and fit phones */
@media (max-width: 1100px) {
  .nav-toggle { display: inline-flex; background: none; border: 1px solid var(--line); border-radius: 3px; padding: 8px 14px; font: 600 .78rem var(--sans); letter-spacing: .1em; text-transform: uppercase; color: var(--primary); cursor: pointer; }
  .nav { display: none; position: absolute; left: 0; right: 0; top: 100%; flex-direction: column; align-items: stretch; background: #fff; border-bottom: 1px solid var(--line); padding: 12px 20px 20px; gap: 12px; }
  .nav.open { display: flex; } .nav ul { flex-direction: column; gap: 0; } .nav li a { display: block; padding: 14px 0; border-bottom: 1px solid var(--line); font-size: .85rem; }
  .nav-link-quiet { display: block; }
  .brok-link { margin-left: auto; margin-right: 8px; }
}
@media (max-width: 480px) {
  .bar { gap: 10px; min-height: 68px; } .brand { gap: 8px; } .brand-text strong { font-size: .98rem; } .logo-img { height: 28px; width: auto; }
  .brok-link { padding-left: 10px; margin-right: 0; } .brok-logo { height: 30px; max-width: 96px; }
  .nav-toggle { padding: 7px 10px; letter-spacing: .06em; }
}

.ph-panel { position: relative; aspect-ratio: 4 / 3; background:
  linear-gradient(0deg, rgba(17,27,44,.14) 0 1px, transparent 1px) 0 0 / 100% 25%,
  linear-gradient(90deg, rgba(17,27,44,.14) 0 1px, transparent 1px) 0 0 / 20% 100%,
  linear-gradient(160deg, #e9e2d4, #d3c7b1); }
.split-img img { border-radius: 0; box-shadow: none; }

/* ===== section background photos (every section type; set in the visual editor) ===== */
.has-bg { position: relative; overflow: hidden; isolation: isolate; }
.bg-layer { position: absolute; inset: 0; z-index: -1; } .bg-layer picture, .bg-layer img { display: block; width: 100%; height: 100%; } .bg-layer img { object-fit: cover; }
.bg-scrim { position: absolute; inset: 0; } .bgt-navy { background: #111B2C; } .bgt-black { background: #000; } .bgt-ivory { background: #F5F1E9; }
.ov-0 { opacity: 0; }
.ov-5 { opacity: 0.05; }
.ov-10 { opacity: 0.1; }
.ov-15 { opacity: 0.15; }
.ov-20 { opacity: 0.2; }
.ov-25 { opacity: 0.25; }
.ov-30 { opacity: 0.3; }
.ov-35 { opacity: 0.35; }
.ov-40 { opacity: 0.4; }
.ov-45 { opacity: 0.45; }
.ov-50 { opacity: 0.5; }
.ov-55 { opacity: 0.55; }
.ov-60 { opacity: 0.6; }
.ov-65 { opacity: 0.65; }
.ov-70 { opacity: 0.7; }
.ov-75 { opacity: 0.75; }
.ov-80 { opacity: 0.8; }
.ov-85 { opacity: 0.85; }
.ov-90 { opacity: 0.9; }
.bp-lt { object-position: left top; }
.bp-ct { object-position: center top; }
.bp-rt { object-position: right top; }
.bp-lm { object-position: left center; }
.bp-cm { object-position: center center; }
.bp-rm { object-position: right center; }
.bp-lb { object-position: left bottom; }
.bp-cb { object-position: center bottom; }
.bp-rb { object-position: right bottom; }

.has-bg:not(.bg-light) .section-title, .has-bg:not(.bg-light) .lede-dark, .has-bg:not(.bg-light) .prose, .has-bg:not(.bg-light) .prose p, .has-bg:not(.bg-light) .eyebrow-dark, .has-bg:not(.bg-light) .facts li, .has-bg:not(.bg-light) .split-text h2, .has-bg:not(.bg-light) .agent-text h2, .has-bg:not(.bg-light) > .wrap > h1, .has-bg:not(.bg-light) .hero-inner h1 { color: #fff; }
.has-bg:not(.bg-light) .eyebrow-dark { color: var(--champagne); } .has-bg:not(.bg-light) .section-title::after { background: var(--champagne); }
.has-bg:not(.bg-light) .btn-ghost { color: #fff; border-color: rgba(255, 255, 255, .65); } .has-bg:not(.bg-light) .btn-ghost:hover { background: #fff; color: var(--primary); }
.has-bg:not(.bg-light) .btn-primary { background: var(--champagne); border-color: var(--champagne); color: var(--primary); }
.has-bg:not(.bg-light) .fine, .has-bg:not(.bg-light) .muted { color: #d6dbe3; }
.has-bg.bg-light .section-title, .has-bg.bg-light .prose { color: var(--ink); } .has-bg.bg-light .section-title { color: var(--primary); }
.has-bg.hero-full .hero-inner h1, .has-bg.hero-full .lede { color: #fff; }
.bg-h-tall { min-height: 560px; display: flex; flex-direction: column; justify-content: center; } .bg-h-screen { min-height: 82vh; display: flex; flex-direction: column; justify-content: center; }
.bg-h-tall > .wrap, .bg-h-screen > .wrap { width: 100%; }
.hero-full { min-height: clamp(460px, 72vh, 720px); display: flex; flex-direction: column; justify-content: center; }
@media (max-width: 700px) { .bg-h-tall { min-height: 420px; } .bg-h-screen { min-height: 70vh; } .hero-full { min-height: 0; } .hero-full .hero-inner { padding-top: 56px; padding-bottom: 56px; } }

/* ===================== Phase 5.2 finishing pass ===================== */
/* navigation: readable sentence-case, direct consultation button, phone for one-tap calling */
.nav a { text-transform: none; font: 500 .98rem var(--sans); letter-spacing: .005em; color: var(--primary); }
.nav a[aria-current="page"] { color: var(--primary); box-shadow: inset 0 -2px 0 var(--champagne); }
.nav .btn.nav-cta { text-transform: none; letter-spacing: .01em; font-size: .92rem; padding: 12px 20px; }
.nav-phone { font: 600 .95rem var(--sans) !important; white-space: nowrap; color: var(--primary); text-decoration: none; }
.nav-link-quiet { text-transform: none; font-size: .92rem !important; }
.bar { min-height: 74px; }
@media (max-width: 1320px) and (min-width: 1101px) { .nav-phone { display: none; } }
@media (max-width: 1100px) { .nav-phone { display: block; padding: 14px 0; border-bottom: 1px solid var(--line); font-size: 1.05rem !important; } .nav li a { font-size: 1.05rem; padding: 15px 0; } }

/* concept illustrations are always tagged */
.concept-tag { position: absolute; right: 8px; bottom: 8px; z-index: 2; font: 600 .62rem var(--sans); letter-spacing: .12em; text-transform: uppercase; background: rgba(17, 27, 44, .78); color: #fff; padding: 4px 8px; pointer-events: none; }
.split-img { position: relative; } .split-solo { grid-template-columns: 1fr; } .split-solo .split-img { display: none; } .split-solo .split-text { max-width: 44em; }
.ph-panel { aspect-ratio: 16 / 9; }

/* hero compositions: gallery (dark collage), duo (light pair), band (light headline) */
.hero-gallery, .hero-duo, .hero-band { min-height: 0; }
.hero-gallery .hero-copy, .hero-duo .hero-copy, .hero-band .hero-copy { padding: 0; display: block; }
.hg-fig { position: relative; margin: 0; overflow: hidden; } .hg-fig img { display: block; width: 100%; height: auto; }
.hg-fig.slot { min-height: 120px; background: #e6dfd0; display: grid; place-items: center; }
.hero-gallery { background: var(--primary); }
.hg-grid { display: grid; grid-template-columns: minmax(0, .9fr) minmax(0, 1.1fr); gap: clamp(28px, 5vw, 72px); align-items: center; padding-top: clamp(44px, 6vw, 88px); padding-bottom: clamp(44px, 6vw, 88px); }
.hg-mosaic { display: grid; gap: 12px; max-width: 738px; width: 100%; justify-self: end; } .hg-row { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; }
.hg-a { outline: 1px solid rgba(181, 162, 138, .7); outline-offset: 6px; margin: 6px; }
.hero-gallery h1 { max-width: 11em; }
.hero-duo { background: var(--soft); border-bottom: 1px solid var(--line); }
.hero-duo .hero-copy h1, .hero-band .hero-copy h1 { color: var(--primary); } .hero-duo .lede, .hero-band .lede { color: var(--ink); } .hero-duo .eyebrow, .hero-band .eyebrow { color: var(--gold-text); }
.hd-grid { display: grid; grid-template-columns: minmax(0, 1.1fr) minmax(0, .9fr); gap: clamp(28px, 5vw, 80px); align-items: center; padding-top: clamp(48px, 7vw, 96px); padding-bottom: clamp(48px, 7vw, 96px); }
.hd-imgs { display: grid; gap: 18px; max-width: 368px; justify-self: end; } .hd-b { margin-left: 18%; } .hd-a { outline: 1px solid var(--champagne); outline-offset: 8px; margin: 8px; }
.hero-band { background: var(--soft); border-bottom: 1px solid var(--line); }
.hb-wrap { padding-top: clamp(52px, 8vw, 104px); padding-bottom: clamp(44px, 6vw, 80px); } .hero-band h1 { max-width: 14em; font-size: clamp(2.4rem, 5.6vw, 4.4rem); }
.hero-band .lede { max-width: 38em; } .hb-strip { margin-top: 36px; max-width: 738px; border: 1px solid var(--line); }
.hero-duo .quick-search, .hero-band .quick-search { background: #fff; border: 1px solid #d8cfbe; }
.hero-solo .hg-grid, .hero-solo .hd-grid, .hero-solo .hero-grid { grid-template-columns: 1fr; } .hero-solo .hero-copy { max-width: 46em; }
@media (max-width: 900px) {
  .hg-grid, .hd-grid { grid-template-columns: 1fr; gap: 28px; } .hg-mosaic, .hd-imgs { justify-self: stretch; max-width: 560px; } .hg-row, .hd-b { display: none; } .hg-a, .hd-a { margin: 0; outline: 0; }
  .hero-band h1 { font-size: clamp(2.1rem, 9vw, 3rem); }
}

/* how I work */
.principles { list-style: none; margin: 36px 0 0; padding: 0; display: grid; grid-template-columns: repeat(auto-fit, minmax(230px, 1fr)); border-top: 1px solid var(--line); }
.principles li { padding: 30px 30px 8px 0; margin-right: 30px; border-right: 1px solid var(--line); } .principles li:last-child { border-right: 0; }
.pr-num { display: block; font: 500 2.2rem var(--font-head); color: var(--champagne); line-height: 1; margin-bottom: 14px; } .principles h3 { font-size: 1.35rem; } .principles p { color: var(--muted); }
@media (max-width: 700px) { .principles li { border-right: 0; border-bottom: 1px solid var(--line); margin-right: 0; padding-right: 0; } }

/* neighbourhood tiles: typographic and numbered (no empty picture blocks) */
.ngrid { counter-reset: tile; } .ncard-type { counter-increment: tile; } .ncard-type::before { display: none !important; }
.ncard-type { padding: 24px 24px 22px; border-top: 1px solid var(--line); min-height: 170px; }
.ncard-type .ncard-name { padding: 0; font-size: 1.7rem; } .ncard-type .ncard-name::before { content: counter(tile, decimal-leading-zero); display: block; font: 600 .7rem var(--sans); letter-spacing: .22em; color: var(--gold-text); margin-bottom: 10px; }
.ncard-type .ncard-sub { padding: 6px 0 0; } .ncard-type .path-link { padding: 14px 0 0; }

/* article cards: editorial */
.pgrid { gap: 28px; } .pcard { border-radius: 0; padding: 28px; border-top: 3px solid var(--champagne); } .pcard strong { font-size: 1.45rem; line-height: 1.2; font-weight: 450; } .pcard .eyebrow-dark { font-size: .68rem; }

/* footer: clear hierarchy */
.site-footer { padding-top: 64px; } .foot { grid-template-columns: 1.4fr 1.2fr .8fr; gap: 48px; }
.foot > div:nth-child(2) ul { columns: 2; column-gap: 32px; } .foot ul li { break-inside: avoid; margin-bottom: 8px; }
.site-footer strong { letter-spacing: .01em; }
@media (max-width: 900px) { .foot { grid-template-columns: 1fr; gap: 32px; } .foot > div:nth-child(2) ul { columns: 2; } }

/* header fit at common laptop widths: secondary items appear only when there is room */
@media (min-width: 1101px) and (max-width: 1499px) { .nav-phone, .nav-link-quiet { display: none; } }
@media (min-width: 1500px) { .nav-link-quiet { display: inline; } }

/* hero content boxes fill the container (the base .hero is a grid, which would otherwise shrink and centre them) */
.hero > .wrap { width: 100%; }
.hg-grid { grid-template-columns: minmax(0, .82fr) minmax(0, 1.18fr); }
.hero-gallery h1 { font-size: clamp(2.2rem, 4.4vw, 3.6rem); max-width: 10.5em; }
.hg-mosaic { align-self: center; }
.hg-grid { grid-template-columns: minmax(0, .9fr) minmax(0, 1.1fr); } .hero-gallery .hero-actions .btn { padding: 13px 20px; }

/* single column on tablets and phones (kept last so it wins over the desktop column ratios above) */
@media (max-width: 900px) {
  .hg-grid, .hd-grid { grid-template-columns: 1fr; }
  .hero-gallery h1 { max-width: none; } .hero-gallery .hero-actions .btn { padding: 13px 22px; }
  .hg-mosaic, .hd-imgs { justify-self: stretch; max-width: none; }
  .hg-a, .hd-a { margin: 0; outline: 0; }
}
.hero .eyebrow { margin-bottom: 14px; line-height: 1.5; }

/* brand statement (slogan) */
.statement { padding: clamp(56px, 8vw, 104px) 0; border-bottom: 1px solid var(--line); }
.statement-text { font: 400 clamp(1.9rem, 4.2vw, 3.1rem)/1.15 var(--font-head); font-style: italic; color: var(--primary); margin: 0 0 18px; letter-spacing: -.01em; text-wrap: balance; }
.statement-by { font: 600 .72rem var(--sans); letter-spacing: .2em; text-transform: uppercase; color: var(--gold-text); margin: 0; }
.has-bg:not(.bg-light) .statement-text { color: #fff; }
.foot-tag { margin-top: 14px; font: italic 400 1.1rem var(--font-head); color: #e9d2ad; }

/* form feedback */
.field-error, .form-error { color: #9b2c2c; font: 500 .9rem var(--sans); margin: 6px 0 0; } .form-error { border: 1px solid #e3b8b8; background: #fdf3f3; padding: 12px 14px; margin: 0 0 16px; }
input[aria-invalid="true"] { border-color: #9b2c2c !important; }
.agent-q legend { font-weight: 600; } .agent-q label { margin-right: 22px; cursor: pointer; } .agent-q input[type=radio] { width: 20px; height: 20px; accent-color: var(--primary); vertical-align: -4px; margin-right: 8px; }

/* ===================== Phase 5.3: one photograph per hero ===================== */
.hero-one { background: var(--primary); } .hero-one.hero-light { background: var(--soft); border-bottom: 1px solid var(--line); }
.ho-grid { display: grid; grid-template-columns: minmax(0, .92fr) minmax(0, 1.08fr); gap: clamp(28px, 5vw, 80px); align-items: center; padding-top: clamp(52px, 7vw, 104px); padding-bottom: clamp(52px, 7vw, 104px); }
.hero-one .hero-copy { padding: 0; display: block; }
.hero-one h1 { font-size: clamp(2.4rem, 5vw, 4.3rem); max-width: 11em; } .hero-one .lede { font-size: 1.2rem; max-width: 32em; }
.hero-one.hero-light h1 { color: var(--primary); } .hero-one.hero-light .lede { color: var(--ink); } .hero-one.hero-light .eyebrow { color: var(--gold-text); } .hero-one.hero-light .quick-search { background: #fff; border: 1px solid #d8cfbe; }
.ho-fig { position: relative; margin: 8px; justify-self: end; width: calc(100% - 16px); outline: 1px solid rgba(181, 162, 138, .7); outline-offset: 8px; } .hero-light .ho-fig { outline-color: var(--champagne); }
.ho-fig img { display: block; width: 100%; height: auto; } .ho-fig.slot { min-height: 160px; background: #e6dfd0; display: grid; place-items: center; }
.ho-fig.cw-738 { max-width: 738px; } .ho-fig.cw-368 { max-width: 500px; } .ho-fig.cw-352 { max-width: 480px; } .ho-fig.cw-186 { max-width: 738px; }
.hero-flip .ho-grid { grid-template-columns: minmax(0, 1.08fr) minmax(0, .92fr); } .hero-flip .ho-fig { order: -1; justify-self: start; }
.hero-solo .ho-grid { grid-template-columns: 1fr; } .hero-solo .hero-copy { max-width: 46em; }
@media (max-width: 900px) { .ho-grid, .hero-flip .ho-grid { grid-template-columns: 1fr; gap: 28px; } .ho-fig, .hero-flip .ho-fig { order: 0; justify-self: stretch; width: 100%; max-width: none !important; margin: 0; outline: 0; } }

/* ===================== typography refinements ===================== */
h1, h2, h3 { text-wrap: balance; font-feature-settings: "liga", "kern"; } h1 { letter-spacing: -.018em; line-height: 1.06; } h2 { letter-spacing: -.014em; line-height: 1.12; }
p, li { text-wrap: pretty; } body { line-height: 1.7; } .prose p { margin-bottom: 1.1em; } .lede-dark, .lede { line-height: 1.6; }
.fine, .xs { font-size: .9rem; } .btn { font-size: .95rem; } label { font-size: .95rem; }
.eyebrow, .eyebrow-dark { font-size: .76rem; } .nav a { font-size: 1rem; }
@media (max-width: 700px) { h1 { font-size: clamp(2.15rem, 9.5vw, 3rem); } h2 { font-size: clamp(1.6rem, 7vw, 2.1rem); } .hero-one h1 { max-width: none; } }
/* hero balance: the photo column gets the width it needs (still never above the image's own pixels) */
.hero-one:not(.hero-light) .ho-grid { grid-template-columns: minmax(0, .8fr) minmax(0, 1.2fr); }
.hero-one:not(.hero-light) h1 { font-size: clamp(2.3rem, 4.5vw, 3.9rem); }
@media (max-width: 900px) { .hero-one:not(.hero-light) .ho-grid { grid-template-columns: 1fr; } }
.hero-one:not(.hero-light) .ho-grid { align-items: start; }
.hero-one:not(.hero-light) .ho-fig { margin-top: clamp(24px, 6vw, 96px); }
.hero-one .hero-actions { flex-wrap: wrap; }
@media (max-width: 900px) { .hero-one:not(.hero-light) .ho-fig { margin-top: 0; } }