/* Eva Slewa Real Estate. Dusk palette taken from the approved comp: umber near black,
   champagne type, a single gold hairline accent. One theme, locked dark. */
:root {
  --bg: oklch(16% 0.014 60);
  --bg-2: oklch(20% 0.016 60);
  --bg-3: oklch(24% 0.018 60);
  --ink: oklch(93% 0.02 80);
  --ink-2: oklch(80% 0.02 80);
  --ink-3: oklch(66% 0.018 80);
  --gold: oklch(76% 0.09 85);
  --gold-2: oklch(62% 0.09 80);
  --line: oklch(93% 0.02 80 / 0.16);
  --line-strong: oklch(93% 0.02 80 / 0.34);
  --scrim: oklch(10% 0.01 60);
  --display: "Cormorant Garamond", "Cormorant", Georgia, serif;
  --script: "Alex Brush", "Snell Roundhand", cursive;
  --caps: "Cinzel", "Trajan Pro", Georgia, serif;
  --ease-out: cubic-bezier(0.22, 1, 0.36, 1);
  --ease-in-out: cubic-bezier(0.77, 0, 0.175, 1);
  --gutter: clamp(16px, 4vw, 64px);
  --measure: 62ch;
  --z-nav: 10;
  --z-menu: 20;
  color-scheme: dark;
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }
body {
  margin: 0;
  background: var(--bg);
  color: var(--ink);
  font-family: var(--display);
  font-weight: 400;
  font-size: clamp(17px, 1.05vw + 10px, 20px);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
  overflow-x: clip;
}
img, picture, video, svg { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
h1, h2, h3 { font-weight: 300; margin: 0; text-wrap: balance; letter-spacing: 0.01em; }
p { margin: 0; text-wrap: pretty; max-width: var(--measure); }
button, input, select, textarea { font: inherit; color: inherit; }
:focus-visible { outline: 1px solid var(--gold); outline-offset: 4px; }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; border: 0; }

.ic { width: 1em; height: 1em; fill: currentColor; flex: none; }
.caps {
  font-family: var(--caps);
  font-weight: 400;
  font-size: 0.68rem;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  line-height: 1.4;
}
.script { font-family: var(--script); font-weight: 400; letter-spacing: 0; }

/* ---------- navigation ---------- */
.nav {
  position: absolute; inset: 0 0 auto 0; z-index: var(--z-nav);
  display: grid; grid-template-columns: 1fr auto 1fr; align-items: start;
  padding: clamp(14px, 1.2vw, 22px) var(--gutter) 0;
  height: 72px;
}
.nav-group { display: flex; gap: clamp(18px, 2.4vw, 44px); margin: 0; padding: 0; list-style: none; }
.nav-group.right { justify-content: flex-end; }
.nav-group a {
  font-family: var(--caps); font-size: clamp(10px, 0.72vw, 14px); letter-spacing: 0.3em; text-transform: uppercase;
  color: var(--ink); padding: 6px 0; position: relative; white-space: nowrap;
}
.nav-group a::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px; background: var(--ink);
  transform: scaleX(0); transform-origin: left; transition: transform 220ms var(--ease-out);
}
.nav-group a[aria-current="page"]::after, .nav-group a:hover::after { transform: scaleX(1); }
.nav-group .slash { color: var(--ink-3); font-family: var(--caps); font-size: clamp(10px, 0.72vw, 14px); align-self: center; margin: 0 -8px; }
.nav-brand { display: block; color: var(--ink); text-align: center; }
.nav-burger {
  display: none; grid-column: 3; justify-self: end; background: none; border: 0; padding: 8px; margin: -8px;
  color: var(--ink); font-size: 28px; cursor: pointer;
}

/* TAR monogram: T on the left, a smaller A tucked into its shoulder, R falling below right. */
.monogram { position: relative; display: block; width: 1em; height: 1em; font-family: var(--display); font-weight: 400; line-height: 1; color: var(--ink); }
.monogram span { position: absolute; line-height: 1; }
.monogram .t { left: 0; top: 0; font-size: 0.86em; }
.monogram .a { left: 0.5em; top: 0.1em; font-size: 0.48em; }
.monogram .r { left: 0.56em; top: 0.42em; font-size: 0.64em; }
.wordmark { display: grid; justify-items: center; gap: 0.5em; }
.wordmark .name { font-family: var(--caps); letter-spacing: 0.42em; text-transform: uppercase; text-indent: 0.42em; }
.wordmark .tags { font-family: var(--caps); letter-spacing: 0.34em; text-transform: uppercase; text-indent: 0.34em; color: var(--ink-2); }

/* full screen menu, phones and narrow tablets */
.menu { border: 0; padding: 0; margin: 0; max-width: none; max-height: none; width: 100%; height: 100dvh; background: var(--scrim); color: var(--ink); z-index: var(--z-menu); }
.menu::backdrop { background: transparent; }
.menu-inner { display: grid; grid-template-rows: auto 1fr auto; height: 100%; padding: 20px var(--gutter) 40px; }
.menu-top { display: flex; justify-content: space-between; align-items: center; }
.menu-close { background: none; border: 0; color: var(--ink); font-size: 30px; padding: 8px; margin: -8px; cursor: pointer; }
.menu-links { list-style: none; margin: 0; padding: 0; align-self: center; display: grid; gap: 14px; }
.menu-links a { font-family: var(--display); font-weight: 300; font-size: clamp(34px, 9vw, 52px); letter-spacing: 0.04em; text-transform: uppercase; }
.menu-links a[aria-current="page"] { color: var(--gold); }
.menu-foot { display: grid; gap: 10px; color: var(--ink-2); }
.menu[open] .menu-links li { animation: rise 420ms var(--ease-out) both; animation-delay: calc(var(--i) * 40ms); }

/* ---------- hero (home) ---------- */
.hero {
  position: relative; isolation: isolate; color: var(--ink);
  min-height: 100svh; display: grid; grid-template-rows: 1fr auto;
  overflow: clip;
}
.hero-bg { position: absolute; inset: 0; z-index: -1; }
.hero-bg img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 50%; }
.hero-bg::after {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(to bottom, oklch(0% 0 0 / 0.28), transparent 18%, transparent 70%, oklch(0% 0 0 / 0.42));
}
.hero-center {
  display: grid; justify-items: center; align-content: center; text-align: center;
  padding: clamp(72px, 6.5vw, 104px) var(--gutter) clamp(24px, 3vw, 44px);
  gap: 0;
}
.hero .brand { display: grid; justify-items: center; gap: 0.9em; margin-bottom: clamp(28px, 5.5vw, 96px); }
.hero .brand .monogram { font-size: clamp(64px, 6.2vw, 128px); }
.hero .brand .name { font-size: clamp(13px, 1.25vw, 26px); }
.hero .brand .tags { font-size: clamp(9px, 0.62vw, 13px); }
.hero h1 { display: grid; justify-items: center; }
.hero h1 .given {
  font-family: var(--display); font-weight: 300; text-transform: uppercase;
  font-size: clamp(2.75rem, 7.6vw, 7rem); line-height: 0.95; letter-spacing: 0.06em; text-indent: 0.06em;
}
.hero h1 .trade {
  font-family: var(--script); font-weight: 400; color: var(--ink);
  font-size: clamp(2.1rem, 4.7vw, 4.6rem); line-height: 1; margin-top: 0.05em; padding-bottom: 0.14em;
}
.hero .tagline {
  margin-top: clamp(24px, 3.4vw, 60px); max-width: none; white-space: nowrap;
  font-family: var(--caps); font-size: clamp(9px, 0.9vw, 17px); letter-spacing: 0.4em; text-indent: 0.4em; text-transform: uppercase;
}
.hero .rule { width: clamp(90px, 8vw, 170px); height: 1px; background: var(--gold); margin: clamp(16px, 1.6vw, 30px) 0; }
.cta {
  display: inline-flex; align-items: center; gap: 0.9em;
  font-family: var(--caps); font-size: clamp(10px, 0.78vw, 15px); letter-spacing: 0.34em; text-transform: uppercase; text-indent: 0.34em;
  color: var(--ink); padding: 10px 4px; position: relative;
}
.cta .ic { font-size: 1.5em; transition: transform 200ms var(--ease-out); }
.cta:hover .ic { transform: translateX(5px); }
.cta:active { transform: scale(0.98); }

.strip {
  display: flex; justify-content: center; align-items: stretch;
  padding: clamp(18px, 2.4vw, 42px) var(--gutter) clamp(22px, 2.6vw, 46px);
  background: linear-gradient(to bottom, transparent, oklch(10% 0.012 60 / 0.55) 40%);
  border-top: 1px solid oklch(93% 0.02 80 / 0.08);
}
.strip li { list-style: none; display: flex; align-items: center; gap: clamp(14px, 1.3vw, 26px); padding: 0 clamp(26px, 3.2vw, 70px); }
.strip li + li { border-left: 1px solid var(--line-strong); }
.strip ul { display: contents; }
.strip .ic { font-size: clamp(26px, 1.9vw, 40px); color: var(--ink-2); }
.strip span { font-family: var(--caps); font-size: clamp(10px, 0.72vw, 14px); letter-spacing: 0.26em; text-transform: uppercase; white-space: nowrap; }

/* ---------- inner page hero ---------- */
.page-hero { position: relative; isolation: isolate; min-height: 62svh; display: grid; align-content: end; padding: 140px var(--gutter) clamp(40px, 6vw, 80px); overflow: clip; }
.page-hero .hero-bg::after { background: linear-gradient(to bottom, oklch(0% 0 0 / 0.3), transparent 25%, oklch(16% 0.014 60 / 0.6) 75%, var(--bg)); }
.page-hero h1 { font-size: clamp(2.6rem, 6vw, 5.5rem); line-height: 1; text-transform: uppercase; letter-spacing: 0.05em; }
.page-hero .sub { font-family: var(--script); font-size: clamp(1.8rem, 3.4vw, 3.2rem); color: var(--gold); line-height: 1.1; margin-top: 0.3em; padding-bottom: 0.1em; }
.page-hero .lede { margin-top: 1.4em; color: var(--ink-2); max-width: 54ch; }

/* ---------- sections ---------- */
.section { padding: clamp(72px, 9vw, 150px) var(--gutter); }
.section.tight { padding-block: clamp(48px, 6vw, 96px); }
.wrap { max-width: 1400px; margin-inline: auto; }
.h2 { font-size: clamp(2rem, 3.6vw, 3.6rem); line-height: 1.05; }
.h3 { font-size: clamp(1.4rem, 2vw, 2rem); line-height: 1.15; }
.lead { color: var(--ink-2); font-size: 1.08em; }
.muted { color: var(--ink-3); }
.gold { color: var(--gold); }
.hairline { height: 1px; background: var(--line); border: 0; margin: 0; }

/* intro: portrait beside the words */
.intro { display: grid; grid-template-columns: minmax(260px, 5fr) 7fr; gap: clamp(32px, 6vw, 110px); align-items: end; }
.portrait { position: relative; align-self: end; }
.portrait::before {
  content: ""; position: absolute; left: 6%; right: 6%; bottom: 0; top: 24%;
  background: radial-gradient(ellipse at 50% 100%, oklch(40% 0.06 70 / 0.55), transparent 70%);
}
.portrait img { position: relative; width: min(100%, 440px); margin-inline: auto; filter: drop-shadow(0 30px 40px oklch(0% 0 0 / 0.5)); }
.intro-copy { display: grid; gap: 1.4em; padding-bottom: clamp(8px, 2vw, 40px); }
.intro-copy p { max-width: 56ch; }
.facts { display: grid; grid-template-columns: repeat(3, auto); gap: clamp(20px, 3vw, 56px); justify-content: start; margin-top: 1.2em; padding-top: 1.6em; border-top: 1px solid var(--line); }
.facts div { display: grid; gap: 4px; }
.facts b { font-weight: 400; font-size: 1.5em; line-height: 1.1; }
.facts small { font-family: var(--caps); font-size: 0.62rem; letter-spacing: 0.22em; text-transform: uppercase; color: var(--ink-3); }

/* featured listing: full bleed photograph with the details sitting on it */
.feature { position: relative; isolation: isolate; min-height: 78svh; display: grid; align-content: end; padding: clamp(48px, 7vw, 110px) var(--gutter); color: var(--ink); }
.feature .hero-bg::after { background: linear-gradient(to top, oklch(0% 0 0 / 0.78), oklch(0% 0 0 / 0.1) 55%, oklch(0% 0 0 / 0.25)); }
.feature-grid { display: grid; grid-template-columns: 1fr auto; gap: 32px; align-items: end; max-width: 1400px; margin-inline: auto; width: 100%; }
.feature h2 { font-size: clamp(2.2rem, 4.4vw, 4.4rem); line-height: 1; }
.feature .spec { display: flex; flex-wrap: wrap; gap: 0 28px; margin-top: 14px; color: var(--ink-2); }
.feature .price { font-size: clamp(1.6rem, 2.6vw, 2.6rem); line-height: 1; }
.feature-actions { display: grid; gap: 18px; justify-items: end; }
.link {
  display: inline-flex; align-items: center; gap: 0.6em; font-family: var(--caps); font-size: 0.68rem; letter-spacing: 0.26em; text-transform: uppercase;
  padding-bottom: 6px; border-bottom: 1px solid var(--line-strong); transition: border-color 200ms var(--ease-out);
}
.link:hover { border-color: var(--gold); }
.link .ic { font-size: 1.3em; transition: transform 200ms var(--ease-out); }
.link:hover .ic { transform: translate(3px, -3px); }

/* sales: horizontal snap rail */
.rail-head { display: flex; justify-content: space-between; align-items: end; gap: 24px; margin-bottom: clamp(28px, 3vw, 44px); }
.rail { display: grid; grid-auto-flow: column; grid-auto-columns: clamp(260px, 26vw, 360px); gap: clamp(16px, 2vw, 28px); overflow-x: auto; scroll-snap-type: x proximity; padding-bottom: 12px; margin-inline: calc(var(--gutter) * -1); padding-inline: var(--gutter); scrollbar-width: none; }
.rail::-webkit-scrollbar { display: none; }
.sale { scroll-snap-align: start; display: grid; gap: 14px; }
.sale figure { margin: 0; aspect-ratio: 4 / 3; overflow: hidden; background: var(--bg-3); }
.sale img { width: 100%; height: 100%; object-fit: cover; transition: transform 700ms var(--ease-out); }
@media (hover: hover) and (pointer: fine) { .sale:hover img { transform: scale(1.04); } }
.sale .addr { font-size: 1.25em; line-height: 1.2; }
.sale .meta { display: flex; justify-content: space-between; gap: 12px; color: var(--ink-3); font-size: 0.92em; }
.sale .side { font-family: var(--caps); font-size: 0.58rem; letter-spacing: 0.22em; text-transform: uppercase; color: var(--gold); }

/* words from clients: one large, two smaller */
.quotes { display: grid; grid-template-columns: 7fr 5fr; gap: clamp(32px, 5vw, 96px); align-items: start; }
.quote-lg { font-size: clamp(1.5rem, 2.6vw, 2.5rem); line-height: 1.3; font-weight: 300; max-width: none; }
.quote-lg::before, .quote-sm p::before { content: "\201C"; color: var(--gold); margin-right: 0.1em; }
.quote-lg::after, .quote-sm p::after { content: "\201D"; color: var(--gold); margin-left: 0.05em; }
.quotes cite { display: block; font-style: normal; margin-top: 18px; font-family: var(--caps); font-size: 0.6rem; letter-spacing: 0.24em; text-transform: uppercase; color: var(--ink-3); }
.quote-sm { display: grid; gap: clamp(28px, 3vw, 44px); padding-top: 0.6em; }
.quote-sm blockquote { margin: 0; padding-top: 28px; border-top: 1px solid var(--line); }
.quote-sm p { color: var(--ink-2); max-width: none; }
.rating { display: flex; align-items: center; gap: 10px; margin-top: 36px; color: var(--ink-2); }
.rating .stars { display: flex; gap: 2px; color: var(--gold); font-size: 15px; }

/* buy sell invest triptych */
.triptych { display: grid; grid-template-columns: repeat(3, 1fr); gap: 4px; min-height: 70svh; }
.panel { position: relative; isolation: isolate; display: grid; align-content: end; padding: clamp(28px, 3vw, 48px); color: var(--ink); overflow: clip; min-height: 420px; }
.panel .hero-bg img { transition: transform 900ms var(--ease-out); }
.panel .hero-bg::after { background: linear-gradient(to top, oklch(0% 0 0 / 0.72), oklch(0% 0 0 / 0.15) 50%, transparent); transition: opacity 400ms var(--ease-out); }
@media (hover: hover) and (pointer: fine) { .panel:hover .hero-bg img { transform: scale(1.05); } }
.panel h3 { font-size: clamp(2rem, 3.2vw, 3.2rem); text-transform: uppercase; letter-spacing: 0.06em; line-height: 1; }
.panel .script { font-size: clamp(1.4rem, 2vw, 2rem); color: var(--gold); line-height: 1.1; margin: 0.15em 0 0.5em; padding-bottom: 0.1em; }
.panel p { color: var(--ink-2); max-width: 32ch; margin-bottom: 1.1em; }
.panel .link { border-color: var(--ink-2); }

/* areas */
.areas { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(32px, 5vw, 96px); align-items: start; }
.area-list { columns: 2; column-gap: 40px; list-style: none; margin: 0; padding: 0; font-size: clamp(1.3rem, 2vw, 2rem); line-height: 1.5; font-weight: 300; }
.area-list li { break-inside: avoid; }

/* contact */
.contact { display: grid; grid-template-columns: 5fr 7fr; gap: clamp(32px, 6vw, 120px); align-items: start; }
.contact-lines { display: grid; gap: 22px; margin-top: 2em; }
.contact-lines a, .contact-lines div { display: flex; align-items: center; gap: 16px; font-size: 1.15em; }
.contact-lines .ic { font-size: 1.3em; color: var(--gold); }
.form { display: grid; grid-template-columns: 1fr 1fr; gap: 26px 24px; }
.field { display: grid; gap: 8px; }
.field.full { grid-column: 1 / -1; }
.field label { font-family: var(--caps); font-size: 0.6rem; letter-spacing: 0.24em; text-transform: uppercase; color: var(--ink-2); }
.field input, .field select, .field textarea {
  width: 100%; background: transparent; border: 0; border-bottom: 1px solid var(--line-strong); border-radius: 0;
  padding: 10px 0 12px; color: var(--ink); transition: border-color 200ms var(--ease-out); appearance: none;
}
.field select { background: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 256 256' fill='%23c9b791'%3E%3Cpath d='M213,101,131,183a4,4,0,0,1-5.66,0L43,101a4,4,0,0,1,5.66-5.66L128,174.69l79.31-79.32A4,4,0,0,1,213,101Z'/%3E%3C/svg%3E") no-repeat right 0 center / 16px; padding-right: 28px; }
.field select option { background: var(--bg-2); color: var(--ink); }
.field textarea { min-height: 112px; resize: vertical; }
.field input::placeholder, .field textarea::placeholder { color: var(--ink-3); }
.field input:focus-visible, .field select:focus-visible, .field textarea:focus-visible { outline: 0; border-color: var(--gold); }
.field .err { display: none; font-size: 0.85em; color: oklch(80% 0.12 40); }
.field.invalid input, .field.invalid select { border-color: oklch(70% 0.14 40); }
.field.invalid .err { display: block; }
.form-foot { grid-column: 1 / -1; display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 20px; margin-top: 6px; }
.btn {
  display: inline-flex; align-items: center; gap: 0.9em; cursor: pointer;
  font-family: var(--caps); font-size: 0.7rem; letter-spacing: 0.3em; text-transform: uppercase; text-indent: 0.3em;
  color: var(--bg); background: var(--ink); border: 1px solid var(--ink); padding: 16px 26px 16px 30px;
  transition: background-color 200ms var(--ease-out), color 200ms var(--ease-out), transform 160ms var(--ease-out);
}
.btn .ic { font-size: 1.5em; transition: transform 200ms var(--ease-out); }
.btn:hover { background: var(--gold); border-color: var(--gold); }
.btn:hover .ic { transform: translateX(4px); }
.btn:active { transform: scale(0.97); }
.btn[disabled] { opacity: 0.6; cursor: progress; }
.form-note { color: var(--ink-3); font-size: 0.88em; max-width: 34ch; }
.form-done { display: none; grid-column: 1 / -1; padding: 40px 0; border-top: 1px solid var(--line); }
.form-done.show { display: grid; gap: 12px; animation: rise 500ms var(--ease-out) both; }
.form-done .h3 { color: var(--gold); }
.form-error { display: none; grid-column: 1 / -1; color: oklch(80% 0.12 40); }
.form-error.show { display: block; }

/* footer */
.footer { padding: clamp(56px, 7vw, 110px) var(--gutter) 40px; border-top: 1px solid var(--line); background: var(--bg); }
.footer-grid { display: grid; grid-template-columns: auto 1fr auto; gap: clamp(32px, 5vw, 96px); align-items: start; }
.footer .monogram { font-size: 64px; }
.footer-cols { display: grid; grid-template-columns: repeat(3, auto); gap: clamp(24px, 4vw, 72px); justify-content: start; }
.footer-cols ul { list-style: none; margin: 0; padding: 0; display: grid; gap: 10px; }
.footer-cols a, .footer-cols span { font-family: var(--caps); font-size: 0.62rem; letter-spacing: 0.24em; text-transform: uppercase; color: var(--ink-2); }
.footer-cols a:hover { color: var(--ink); }
.footer-cols .head { color: var(--ink-3); margin-bottom: 6px; display: block; }
.footer-brand { text-align: right; display: grid; gap: 8px; justify-items: end; color: var(--ink-2); }
.footer-brand .name { font-family: var(--caps); font-size: 0.8rem; letter-spacing: 0.4em; text-transform: uppercase; color: var(--ink); text-indent: 0.4em; }
.footer-brand .tags { font-family: var(--caps); font-size: 0.58rem; letter-spacing: 0.3em; text-transform: uppercase; color: var(--ink-3); }
.legal { margin-top: clamp(40px, 5vw, 72px); padding-top: 24px; border-top: 1px solid var(--line); display: flex; flex-wrap: wrap; justify-content: space-between; gap: 12px 32px; color: var(--ink-3); font-size: 0.86em; }
.legal p { max-width: none; }

/* ---------- prose pages ---------- */
.prose { display: grid; gap: 1.2em; max-width: var(--measure); }
.prose h2 { font-size: clamp(1.7rem, 2.6vw, 2.6rem); margin-top: 0.8em; }
.steps { display: grid; grid-template-columns: repeat(auto-fit, minmax(260px, 1fr)); gap: clamp(28px, 4vw, 64px); counter-reset: step; }
.steps li { list-style: none; display: grid; gap: 10px; padding-top: 22px; border-top: 1px solid var(--line); }
.steps li::before { counter-increment: step; content: counter(step, upper-roman); font-family: var(--caps); font-size: 0.72rem; letter-spacing: 0.3em; color: var(--gold); }
.steps h3 { font-size: 1.5rem; }
.steps p { color: var(--ink-2); }
.two-col { display: grid; grid-template-columns: 5fr 7fr; gap: clamp(32px, 6vw, 110px); align-items: start; }
.sticky { position: sticky; top: 100px; }
.listing-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(300px, 1fr)); gap: clamp(20px, 2.6vw, 36px); }
.listing-hero { display: grid; grid-template-columns: 7fr 5fr; gap: clamp(24px, 4vw, 72px); align-items: end; }
.listing-hero figure { margin: 0; aspect-ratio: 4 / 3; overflow: hidden; }
.listing-hero img { width: 100%; height: 100%; object-fit: cover; }
.tag { font-family: var(--caps); font-size: 0.6rem; letter-spacing: 0.26em; text-transform: uppercase; color: var(--gold); }

/* ---------- motion ---------- */
@keyframes rise { from { opacity: 0; transform: translateY(14px); } to { opacity: 1; transform: none; } }
@keyframes settle { from { transform: scale(1.045); } to { transform: none; } }
html.js .hero-bg.animate img { animation: settle 1800ms var(--ease-out) both; }
html.js [data-rise] { animation: rise 720ms var(--ease-out) both; animation-delay: calc(var(--d, 0) * 1ms); }
@supports (animation-timeline: view()) {
  .reveal { animation: rise 1ms linear both; animation-timeline: view(); animation-range: entry 5% entry 45%; }
  .reveal[data-stagger] { animation: none; }
  .reveal[data-stagger] > * { animation: rise 1ms linear both; animation-timeline: view(); animation-range: entry calc(5% + var(--i, 0) * 6%) entry calc(45% + var(--i, 0) * 6%); }
}
@media (prefers-reduced-motion: reduce) {
  html.js .hero-bg.animate img { animation: none; }
  html.js [data-rise] { animation-name: fade; animation-duration: 400ms; }
  .reveal, .reveal[data-stagger] > * { animation: none !important; }
  .menu[open] .menu-links li { animation: none; }
  .sale img, .panel .hero-bg img, .cta .ic, .link .ic, .btn .ic { transition: none !important; }
}
@keyframes fade { from { opacity: 0; } to { opacity: 1; } }

/* ---------- responsive ---------- */
@media (max-width: 1100px) {
  .intro { grid-template-columns: 1fr 1.2fr; }
  .quotes, .areas, .contact, .two-col, .listing-hero { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: auto 1fr; }
  .footer-brand { grid-column: 1 / -1; text-align: left; justify-items: start; }
}
@media (max-width: 900px) {
  .nav { grid-template-columns: 1fr auto 1fr; height: 64px; padding-top: 16px; }
  .nav-group { display: none; }
  .nav-burger { display: block; }
  .hero { grid-template-rows: 1fr auto; }
  .hero-center { padding-top: 110px; }
  .hero .brand { margin-bottom: 44px; }
  .hero .brand .monogram { font-size: 64px; }
  .hero .brand .name { font-size: 12px; }
  .hero .brand .tags { font-size: 8.5px; letter-spacing: 0.26em; }
  .hero .tagline { font-size: 9.5px; letter-spacing: 0.3em; text-indent: 0.3em; white-space: normal; }
  .strip { flex-wrap: wrap; padding: 10px 10px 18px; background: oklch(12% 0.012 60 / 0.72); }
  .strip li { width: 50%; padding: 14px 12px; justify-content: center; border-left: 0 !important; }
  .strip li:nth-child(n+3) { border-top: 1px solid var(--line); }
  .strip span { font-size: 9.5px; letter-spacing: 0.2em; }
  .intro { grid-template-columns: 1fr; }
  .portrait img { width: min(70%, 340px); }
  .facts { grid-template-columns: 1fr; gap: 18px; }
  .triptych { grid-template-columns: 1fr; min-height: 0; }
  .panel { min-height: 360px; }
  .feature-grid { grid-template-columns: 1fr; }
  .feature-actions { justify-items: start; }
  .form { grid-template-columns: 1fr; }
  .footer-cols { grid-template-columns: 1fr 1fr; }
  .page-hero { padding-top: 120px; min-height: 52svh; }
  .area-list { columns: 1; }
}
@media (max-width: 480px) {
  .hero h1 .given { font-size: 2.6rem; letter-spacing: 0.05em; }
  .hero h1 .trade { font-size: 2rem; }
  .strip li { padding: 12px 6px; }
  .strip span { font-size: 9px; letter-spacing: 0.16em; }
  .footer-cols { grid-template-columns: 1fr; }
}