/* ---------- Brand tokens ---------- */
  @font-face {
    font-family: 'Conthrax';
    src: url('conthrax-sb.ttf') format('truetype');
    font-weight: 600;
    font-display: swap;
  }
  :root {
    --navy: #1A2D3B;
    --navy-deep: #12212C;
    --navy-ink: #0D1820;
    --burgundy: #673536;
    --burgundy-dark: #532A2B;
    --beige: #EADFCF;
    --beige-soft: #F4EEE3;
    --off-white: #FAF7F1;
    --white: #FFFFFF;
    --text: #2A3540;
    --text-muted: #5C6A76;
    --line: rgba(26, 45, 59, 0.12);
    --font-display: 'Conthrax', 'Manrope', sans-serif;
    --font-body: 'Manrope', -apple-system, sans-serif;
    --radius: 14px;
    --shadow: 0 18px 50px -18px rgba(13, 24, 32, 0.25);
  }

  * { margin: 0; padding: 0; box-sizing: border-box; }
  html { scroll-behavior: smooth; }
  body {
    font-family: var(--font-body);
    color: var(--text);
    background: var(--off-white);
    line-height: 1.65;
    font-size: 16px;
    -webkit-font-smoothing: antialiased;
  }
  img { max-width: 100%; display: block; }
  a { text-decoration: none; color: inherit; }
  .wrap { max-width: 1220px; margin: 0 auto; padding: 0 32px; }

  /* ---------- Typography helpers ---------- */
  .kicker {
    font-family: var(--font-display);
    font-size: 11px;
    letter-spacing: 0.32em;
    text-transform: uppercase;
    color: var(--burgundy);
    display: inline-flex;
    align-items: center;
    gap: 14px;
  }
  .kicker::before {
    content: "";
    width: 34px; height: 2px;
    background: var(--burgundy);
    display: inline-block;
  }
  h1, h2, h3 { color: var(--navy); font-weight: 700; }
  .h-display {
    font-family: var(--font-display);
    font-weight: 600;
    line-height: 1.14;
    letter-spacing: 0.01em;
  }
  h2.h-display { font-size: clamp(28px, 3.6vw, 42px); margin: 18px 0 16px; }
  .lead { font-size: 17px; color: var(--text-muted); max-width: 560px; }

  /* ---------- Buttons ---------- */
  .btn {
    display: inline-flex;
    align-items: center;
    justify-content: center;
    gap: 10px;
    padding: 15px 30px;
    border-radius: 999px;
    font-family: var(--font-body);
    font-weight: 700;
    font-size: 14px;
    letter-spacing: 0.04em;
    cursor: pointer;
    border: none;
    transition: transform .18s ease, box-shadow .18s ease, background .18s ease;
  }
  .btn:hover { transform: translateY(-2px); }
  .btn-primary { background: var(--burgundy); color: var(--white); box-shadow: 0 12px 28px -10px rgba(103, 53, 54, 0.55); }
  .btn-primary:hover { background: var(--burgundy-dark); }
  .btn-ghost { background: transparent; color: var(--white); border: 1.5px solid rgba(255,255,255,0.45); }
  .btn-ghost:hover { border-color: var(--beige); color: var(--beige); }
  .btn-navy { background: var(--navy); color: var(--white); }
  .btn-navy:hover { background: var(--navy-deep); }

  /* ---------- Header ---------- */
  header {
    position: fixed;
    inset: 0 0 auto 0;
    z-index: 100;
    background: linear-gradient(180deg, rgba(13,24,32,0.85), rgba(13,24,32,0));
    transition: background .25s ease, box-shadow .25s ease;
  }
  header.scrolled {
    background: rgba(18, 33, 44, 0.96);
    backdrop-filter: blur(12px);
    box-shadow: 0 8px 30px -12px rgba(0,0,0,0.4);
  }
  .nav {
    display: flex;
    align-items: center;
    justify-content: space-between;
    padding: 20px 0;
  }
  header.scrolled .nav { padding: 14px 0; }
  .nav-logo img { height: 42px; width: auto; }
  .nav-links {
    display: flex;
    gap: 34px;
    list-style: none;
    font-size: 13.5px;
    font-weight: 600;
    letter-spacing: 0.06em;
    color: rgba(255,255,255,0.88);
  }
  .nav-links a { position: relative; padding: 6px 0; text-transform: uppercase; font-size: 12.5px; letter-spacing: 0.12em; }
  .nav-links a::after {
    content: "";
    position: absolute;
    left: 0; bottom: 0;
    width: 0; height: 2px;
    background: var(--beige);
    transition: width .22s ease;
  }
  .nav-links a:hover::after { width: 100%; }
  .nav-cta { display: flex; align-items: center; gap: 22px; }
  .nav-phone { color: var(--beige); font-weight: 700; font-size: 14px; letter-spacing: 0.03em; }
  .nav .btn { padding: 11px 24px; font-size: 13px; }
  .nav-burger { display: none; }

  /* ---------- Hero ---------- */
  .hero {
    position: relative;
    min-height: 92vh;
    display: flex;
    align-items: center;
    color: var(--white);
    overflow: hidden;
    /* fallback while the video loads */
    background: url('https://images.unsplash.com/photo-1600596542815-ffad4c1539a9?auto=format&fit=crop&w=2000&q=80') center/cover no-repeat;
  }
  .hero-media {
    position: absolute;
    inset: 0;
    z-index: 0;
    pointer-events: none;
  }
  .hero-media video {
    width: 100%;
    height: 100%;
    object-fit: cover;
  }
  .hero-scrim {
    position: absolute;
    inset: 0;
    z-index: 1;
    background: linear-gradient(100deg, rgba(13,24,32,0.92) 0%, rgba(18,33,44,0.72) 45%, rgba(26,45,59,0.35) 100%);
  }
  .hero-inner { padding-top: 160px; padding-bottom: 120px; width: 100%; position: relative; z-index: 2; }
  .hero .kicker { color: var(--beige); }
  .hero .kicker::before { background: var(--beige); }
  .hero h1 {
    font-family: var(--font-display);
    font-weight: 600;
    color: var(--white);
    font-size: clamp(34px, 5.2vw, 62px);
    line-height: 1.12;
    margin: 22px 0 20px;
    max-width: 760px;
  }
  .hero h1 .accent { color: var(--beige); }
  .hero p.sub {
    font-size: 18px;
    color: rgba(255,255,255,0.82);
    max-width: 540px;
    margin-bottom: 42px;
    font-weight: 400;
  }

  /* Appraisal widget */
  .appraise {
    background: var(--white);
    border-radius: 18px;
    padding: 10px;
    display: flex;
    gap: 10px;
    max-width: 780px;
    box-shadow: var(--shadow);
  }
  .appraise .field {
    flex: 1;
    display: flex;
    flex-direction: column;
    justify-content: center;
    padding: 8px 18px;
    border-right: 1px solid var(--line);
  }
  .appraise .field:nth-child(2) { flex: 1.8; }
  .appraise label {
    font-size: 10.5px;
    font-weight: 800;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--burgundy);
  }
  .appraise select, .appraise input {
    border: none;
    outline: none;
    font-family: var(--font-body);
    font-size: 15px;
    font-weight: 600;
    color: var(--navy);
    background: transparent;
    padding: 4px 0 2px;
  }
  .appraise input::placeholder { color: #9AA6B0; font-weight: 500; }
  .appraise .btn { border-radius: 12px; white-space: nowrap; }

  /* Address autocomplete dropdown */
  .appraise .field.addr-field { position: relative; }
  .suggest {
    position: absolute;
    top: calc(100% + 10px);
    left: 0;
    right: 0;
    background: var(--white);
    border-radius: 12px;
    box-shadow: var(--shadow);
    border: 1px solid var(--line);
    overflow: hidden;
    z-index: 50;
    display: none;
  }
  .suggest.open { display: block; }
  .suggest li {
    list-style: none;
    padding: 12px 18px;
    font-size: 14px;
    font-weight: 600;
    color: var(--navy);
    cursor: pointer;
    display: flex;
    gap: 10px;
    align-items: flex-start;
    border-bottom: 1px solid var(--line);
  }
  .suggest li:last-child { border-bottom: none; }
  .suggest li:hover, .suggest li.active { background: var(--beige-soft); }
  .suggest li .pin { color: var(--burgundy); flex: none; margin-top: 1px; }
  .suggest li small { display: block; font-weight: 500; color: var(--text-muted); }
  .suggest .powered {
    padding: 7px 18px;
    font-size: 11px;
    color: var(--text-muted);
    background: var(--beige-soft);
    text-align: right;
  }
  /* Match Google's own dropdown (when API key is used) to the design */
  .pac-container {
    border-radius: 12px;
    box-shadow: var(--shadow);
    border: 1px solid var(--line);
    font-family: var(--font-body);
    margin-top: 10px;
  }
  .pac-item { padding: 10px 18px; font-size: 13px; cursor: pointer; }
  .pac-item:hover { background: var(--beige-soft); }
  .pac-item-query { font-size: 14px; font-weight: 600; color: var(--navy); }
  .hero-note { margin-top: 18px; font-size: 13px; color: rgba(255,255,255,0.6); letter-spacing: 0.02em; }

  /* ---------- Stats strip ---------- */
  .stats { background: var(--navy); color: var(--white); }
  .stats-grid {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 24px;
    padding-top: 46px;
    padding-bottom: 46px;
  }
  .stat { text-align: center; position: relative; }
  .stat + .stat::before {
    content: "";
    position: absolute;
    left: -12px; top: 50%;
    transform: translateY(-50%);
    height: 44px; width: 1px;
    background: rgba(234,223,207,0.18);
  }
  .stat .num {
    font-family: var(--font-display);
    font-size: clamp(26px, 3vw, 38px);
    color: var(--beige);
    line-height: 1;
  }
  .stat .lbl {
    margin-top: 10px;
    font-size: 12px;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: rgba(255,255,255,0.65);
    font-weight: 600;
  }

  /* ---------- Sections ---------- */
  section { padding: 96px 0; }
  .sec-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 40px; margin-bottom: 52px; flex-wrap: wrap; }

  /* Services */
  .services-grid {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 22px;
  }
  .svc {
    background: var(--white);
    border: 1px solid var(--line);
    border-radius: var(--radius);
    padding: 36px 28px 32px;
    position: relative;
    overflow: hidden;
    transition: transform .22s ease, box-shadow .22s ease;
  }
  .svc:hover { transform: translateY(-6px); box-shadow: var(--shadow); }
  .svc::after {
    content: "";
    position: absolute;
    left: 0; top: 0;
    width: 100%; height: 4px;
    background: var(--burgundy);
    transform: scaleX(0);
    transform-origin: left;
    transition: transform .25s ease;
  }
  .svc:hover::after { transform: scaleX(1); }
  .svc .ico {
    width: 52px; height: 52px;
    border-radius: 12px;
    background: var(--beige);
    display: grid;
    place-items: center;
    margin-bottom: 22px;
  }
  .svc .ico svg { width: 24px; height: 24px; stroke: var(--navy); fill: none; stroke-width: 1.8; }
  .svc h3 { font-family: var(--font-display); font-size: 16px; letter-spacing: 0.06em; margin-bottom: 10px; }
  .svc p { font-size: 14.5px; color: var(--text-muted); margin-bottom: 18px; }
  .svc .more { font-size: 13px; font-weight: 800; color: var(--burgundy); letter-spacing: 0.08em; text-transform: uppercase; }
  .svc .more::after { content: " →"; }

  /* Listings */
  .listings { background: var(--beige-soft); }
  .listing-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 26px; }
  .card {
    background: var(--white);
    border-radius: var(--radius);
    overflow: hidden;
    box-shadow: 0 6px 24px -12px rgba(13,24,32,0.18);
    transition: transform .22s ease, box-shadow .22s ease;
  }
  .card:hover { transform: translateY(-6px); box-shadow: var(--shadow); }
  .card .photo { position: relative; aspect-ratio: 4 / 2.9; overflow: hidden; }
  .card .photo img { width: 100%; height: 100%; object-fit: cover; transition: transform .5s ease; }
  .card:hover .photo img { transform: scale(1.05); }
  .card .tag {
    position: absolute;
    top: 16px; left: 16px;
    background: var(--navy);
    color: var(--beige);
    font-size: 10.5px;
    font-weight: 800;
    letter-spacing: 0.16em;
    text-transform: uppercase;
    padding: 7px 14px;
    border-radius: 999px;
  }
  .card .tag.sale { background: var(--burgundy); color: var(--white); }
  .card .body { padding: 24px 24px 26px; }
  .card .price { font-family: var(--font-display); font-size: 20px; color: var(--navy); }
  .card .addr { font-size: 14.5px; color: var(--text-muted); margin: 8px 0 16px; }
  .card .specs {
    display: flex;
    gap: 18px;
    padding-top: 16px;
    border-top: 1px solid var(--line);
    font-size: 13.5px;
    font-weight: 700;
    color: var(--navy);
  }
  .card .specs span { display: inline-flex; align-items: center; gap: 7px; }
  .card .specs svg { width: 17px; height: 17px; stroke: var(--burgundy); fill: none; stroke-width: 1.8; }

  /* Appraisal band */
  .band {
    background:
      linear-gradient(90deg, rgba(18,33,44,0.94) 0%, rgba(26,45,59,0.88) 55%, rgba(103,53,54,0.82) 100%),
      url('https://images.unsplash.com/photo-1600607687939-ce8a6c25118c?auto=format&fit=crop&w=2000&q=80') center/cover;
    color: var(--white);
    text-align: center;
    padding: 88px 0;
  }
  .band h2 { color: var(--white); font-family: var(--font-display); font-size: clamp(26px, 3.4vw, 40px); margin-bottom: 14px; }
  .band p { color: rgba(255,255,255,0.78); max-width: 520px; margin: 0 auto 34px; }
  .band .beige-word { color: var(--beige); }

  /* Management split */
  .split { display: grid; grid-template-columns: 1.05fr 1fr; gap: 70px; align-items: center; }
  .split .photo-stack { position: relative; }
  .split .photo-stack .main-img {
    border-radius: var(--radius);
    box-shadow: var(--shadow);
    aspect-ratio: 4/4.4;
    object-fit: cover;
    width: 100%;
  }
  .split .float-card {
    position: absolute;
    right: -28px; bottom: 36px;
    background: var(--white);
    border-radius: var(--radius);
    padding: 22px 26px;
    box-shadow: var(--shadow);
    display: flex;
    align-items: center;
    gap: 16px;
  }
  .split .float-card .big { font-family: var(--font-display); font-size: 26px; color: var(--burgundy); line-height: 1; }
  .split .float-card .small { font-size: 12px; font-weight: 700; letter-spacing: 0.1em; text-transform: uppercase; color: var(--text-muted); }
  .checklist { list-style: none; margin: 28px 0 36px; display: grid; gap: 16px; }
  .checklist li { display: flex; gap: 14px; align-items: flex-start; font-size: 15.5px; }
  .checklist .tick {
    flex: none;
    width: 24px; height: 24px;
    border-radius: 50%;
    background: var(--beige);
    display: grid;
    place-items: center;
    margin-top: 2px;
  }
  .checklist .tick svg { width: 12px; height: 12px; stroke: var(--burgundy); stroke-width: 3; fill: none; }
  .checklist b { color: var(--navy); }

  /* Testimonials */
  .testi { background: var(--navy); color: var(--white); }
  .testi .kicker { color: var(--beige); } .testi .kicker::before { background: var(--beige); }
  .testi h2 { color: var(--white); }
  .testi-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; margin-top: 52px; }
  .quote {
    background: rgba(255,255,255,0.045);
    border: 1px solid rgba(234,223,207,0.14);
    border-radius: var(--radius);
    padding: 34px 30px;
    display: flex;
    flex-direction: column;
    gap: 20px;
  }
  .quote .stars { color: var(--beige); letter-spacing: 4px; font-size: 14px; }
  .quote p { font-size: 15px; color: rgba(255,255,255,0.85); flex: 1; }
  .quote .who { display: flex; align-items: center; gap: 14px; }
  .quote .avatar {
    width: 42px; height: 42px;
    border-radius: 50%;
    background: var(--burgundy);
    color: var(--beige);
    display: grid;
    place-items: center;
    font-weight: 800;
    font-size: 15px;
  }
  .quote .who .name { font-weight: 700; font-size: 14px; }
  .quote .who .role { font-size: 12.5px; color: rgba(255,255,255,0.55); }

  /* Offices */
  .offices-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
  .office {
    background: var(--white);
    border: 1px solid var(--line);
    border-radius: var(--radius);
    padding: 34px 30px;
    transition: transform .22s ease, box-shadow .22s ease;
  }
  .office:hover { transform: translateY(-5px); box-shadow: var(--shadow); }
  .office .city { font-family: var(--font-display); font-size: 17px; color: var(--navy); display: flex; align-items: center; gap: 12px; margin-bottom: 6px; }
  .office .city .dot { width: 9px; height: 9px; border-radius: 50%; background: var(--burgundy); }
  .office .country { font-size: 12px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--text-muted); font-weight: 700; margin-bottom: 18px; }
  .office p { font-size: 14.5px; color: var(--text-muted); }
  .office .tel { display: inline-block; margin-top: 14px; font-weight: 800; color: var(--burgundy); font-size: 15px; }

  /* CTA band */
  .cta-final {
    background: var(--burgundy);
    color: var(--white);
    padding: 84px 0;
  }
  .cta-final .wrap { display: flex; align-items: center; justify-content: space-between; gap: 40px; flex-wrap: wrap; }
  .cta-final h2 { color: var(--white); font-family: var(--font-display); font-size: clamp(24px, 3vw, 36px); max-width: 560px; }
  .cta-final p { color: rgba(255,255,255,0.75); margin-top: 10px; }
  .cta-final .btn { background: var(--beige); color: var(--navy); }
  .cta-final .btn:hover { background: var(--white); }

  /* Footer */
  footer { background: var(--navy-ink); color: rgba(255,255,255,0.7); padding: 72px 0 0; }
  .foot-grid {
    display: grid;
    grid-template-columns: 1.6fr 1fr 1fr 1.3fr;
    gap: 48px;
    padding-bottom: 56px;
  }
  .foot-grid img { height: 38px; width: auto; margin-bottom: 20px; }
  .foot-grid p { font-size: 14px; max-width: 300px; }
  .foot-grid h4 {
    font-family: var(--font-display);
    color: var(--beige);
    font-size: 12px;
    letter-spacing: 0.22em;
    text-transform: uppercase;
    margin-bottom: 20px;
  }
  .foot-grid ul { list-style: none; display: grid; gap: 12px; font-size: 14px; }
  .foot-grid ul a:hover { color: var(--beige); }
  .socials { display: flex; gap: 12px; margin-top: 24px; }
  .socials a {
    width: 38px; height: 38px;
    border-radius: 50%;
    border: 1px solid rgba(255,255,255,0.22);
    display: grid;
    place-items: center;
    font-size: 12px;
    font-weight: 800;
    letter-spacing: 0;
    transition: background .2s ease, color .2s ease;
  }
  .socials a:hover { background: var(--beige); color: var(--navy); border-color: var(--beige); }
  .foot-bottom {
    border-top: 1px solid rgba(255,255,255,0.1);
    padding: 26px 0;
    display: flex;
    justify-content: space-between;
    gap: 20px;
    flex-wrap: wrap;
    font-size: 13px;
    color: rgba(255,255,255,0.45);
  }

  /* ---------- Responsive ---------- */
  @media (max-width: 1020px) {
    .services-grid { grid-template-columns: repeat(2, 1fr); }
    .listing-grid { grid-template-columns: repeat(2, 1fr); }
    .testi-grid, .offices-grid { grid-template-columns: 1fr 1fr; }
    .split { grid-template-columns: 1fr; gap: 48px; }
    .split .float-card { right: 12px; }
    .foot-grid { grid-template-columns: 1fr 1fr; }
    .stats-grid { grid-template-columns: repeat(2, 1fr); gap: 36px 24px; }
    .stat + .stat::before { display: none; }
  }
  @media (max-width: 760px) {
    .nav-links, .nav-phone { display: none; }
    .nav-burger {
      display: grid;
      place-items: center;
      width: 44px; height: 44px;
      border: 1px solid rgba(255,255,255,0.3);
      border-radius: 10px;
      background: transparent;
      cursor: pointer;
    }
    .nav-burger svg { width: 20px; height: 20px; stroke: var(--white); stroke-width: 2; }
    .appraise { flex-direction: column; padding: 14px; }
    .appraise .field { border-right: none; border-bottom: 1px solid var(--line); padding: 12px 8px; }
    .appraise .btn { width: 100%; }
    .services-grid, .listing-grid, .testi-grid, .offices-grid { grid-template-columns: 1fr; }
    section { padding: 68px 0; }
    .hero-inner { padding-top: 140px; padding-bottom: 90px; }
    .cta-final .wrap { justify-content: center; text-align: center; }
  }

  /* ================= Sub-pages ================= */
  header.static-bar {
    position: sticky;
    background: var(--navy-deep);
    box-shadow: 0 8px 30px -12px rgba(0,0,0,0.4);
  }
  header.static-bar .nav { padding: 14px 0; }

  .page-hero {
    background: linear-gradient(120deg, var(--navy-ink) 0%, var(--navy) 70%, #24404F 100%);
    color: var(--white);
    padding: 64px 0 56px;
  }
  .crumbs { font-size: 12.5px; letter-spacing: 0.12em; text-transform: uppercase; font-weight: 700; color: rgba(234,223,207,0.55); margin-bottom: 18px; }
  .crumbs a:hover { color: var(--beige); }
  .crumbs .sep { margin: 0 8px; }
  .page-hero h1 { font-family: var(--font-display); font-weight: 600; color: var(--white); font-size: clamp(28px, 3.8vw, 44px); line-height: 1.15; }
  .page-hero .sub { color: rgba(255,255,255,0.7); margin-top: 12px; max-width: 560px; }

  /* Filter bar */
  .filterbar {
    background: var(--white);
    border-radius: 16px;
    padding: 10px;
    display: flex;
    gap: 4px;
    margin-top: 36px;
    box-shadow: var(--shadow);
    flex-wrap: wrap;
  }
  .filterbar .f {
    flex: 1 1 140px;
    padding: 8px 16px;
    border-right: 1px solid var(--line);
    display: flex;
    flex-direction: column;
    justify-content: center;
  }
  .filterbar .f:last-of-type { border-right: none; }
  .filterbar label { font-size: 10.5px; font-weight: 800; letter-spacing: 0.18em; text-transform: uppercase; color: var(--burgundy); }
  .filterbar select, .filterbar input {
    border: none; outline: none; background: transparent;
    font-family: var(--font-body); font-size: 14.5px; font-weight: 600;
    color: var(--navy); padding: 4px 0 2px; width: 100%;
  }
  .filterbar input::placeholder { color: #9AA6B0; font-weight: 500; }
  .filterbar .btn { border-radius: 12px; align-self: center; }

  .results-head { display: flex; align-items: center; justify-content: space-between; gap: 20px; margin: 46px 0 28px; flex-wrap: wrap; }
  .results-head .count { font-size: 15px; color: var(--text-muted); }
  .results-head .count b { color: var(--navy); }
  .sort { display: flex; align-items: center; gap: 10px; font-size: 13.5px; font-weight: 700; color: var(--text-muted); }
  .sort select {
    font-family: var(--font-body); font-weight: 700; font-size: 13.5px; color: var(--navy);
    border: 1px solid var(--line); border-radius: 10px; padding: 9px 12px; background: var(--white); outline: none;
  }

  .pagination { display: flex; gap: 8px; justify-content: center; margin-top: 60px; }
  .pagination a {
    min-width: 44px; height: 44px;
    display: grid; place-items: center;
    padding: 0 12px;
    border-radius: 12px;
    border: 1px solid var(--line);
    background: var(--white);
    font-weight: 800; font-size: 14px; color: var(--navy);
    transition: background .18s ease, color .18s ease;
  }
  .pagination a:hover { background: var(--beige); }
  .pagination a.cur { background: var(--navy); color: var(--white); border-color: var(--navy); }

  /* ---------- Property detail ---------- */
  .gal { display: grid; grid-template-columns: 1.9fr 1fr; grid-template-rows: 1fr 1fr; gap: 12px; margin-top: 30px; border-radius: 18px; overflow: hidden; }
  .gal a { position: relative; overflow: hidden; display: block; }
  .gal .main { grid-row: span 2; }
  .gal img { width: 100%; height: 100%; object-fit: cover; transition: transform .4s ease; aspect-ratio: 4/3; }
  .gal .main img { aspect-ratio: auto; height: 100%; }
  .gal a:hover img { transform: scale(1.04); }
  .gal .count-badge {
    position: absolute; right: 14px; bottom: 14px;
    background: rgba(13,24,32,0.8); color: var(--white);
    font-size: 12.5px; font-weight: 700; padding: 8px 14px; border-radius: 999px;
  }
  .detail-grid { display: grid; grid-template-columns: 1.65fr 1fr; gap: 56px; align-items: start; padding-top: 56px; padding-bottom: 90px; }
  .d-tag { display: inline-block; background: var(--burgundy); color: var(--white); font-size: 10.5px; font-weight: 800; letter-spacing: 0.16em; text-transform: uppercase; padding: 7px 14px; border-radius: 999px; margin-bottom: 16px; }
  .d-price { font-family: var(--font-display); font-size: clamp(24px, 2.6vw, 34px); color: var(--navy); }
  .d-addr { font-size: 17px; color: var(--text-muted); margin-top: 8px; }
  .spec-row {
    display: flex; gap: 26px; flex-wrap: wrap;
    padding: 22px 0; margin: 26px 0;
    border-top: 1px solid var(--line); border-bottom: 1px solid var(--line);
    font-size: 14.5px; font-weight: 700; color: var(--navy);
  }
  .spec-row span { display: inline-flex; align-items: center; gap: 9px; }
  .spec-row svg { width: 19px; height: 19px; stroke: var(--burgundy); fill: none; stroke-width: 1.8; }
  .d-section { margin-top: 40px; }
  .d-section h3 { font-family: var(--font-display); font-size: 15px; letter-spacing: 0.1em; text-transform: uppercase; color: var(--navy); margin-bottom: 18px; }
  .d-section p { color: var(--text-muted); font-size: 15.5px; margin-bottom: 14px; }
  .feature-grid { list-style: none; display: grid; grid-template-columns: 1fr 1fr; gap: 12px 24px; }
  .feature-grid li { display: flex; gap: 12px; align-items: center; font-size: 14.5px; color: var(--text); }
  .feature-grid .tick { flex: none; width: 22px; height: 22px; border-radius: 50%; background: var(--beige); display: grid; place-items: center; }
  .feature-grid .tick svg { width: 11px; height: 11px; stroke: var(--burgundy); stroke-width: 3; fill: none; }
  .inspect-row {
    display: flex; align-items: center; gap: 18px;
    background: var(--white); border: 1px solid var(--line); border-radius: 14px;
    padding: 16px 20px; margin-bottom: 12px;
  }
  .inspect-row .date {
    background: var(--navy); color: var(--beige); border-radius: 10px;
    padding: 10px 14px; text-align: center; line-height: 1.2; flex: none;
  }
  .inspect-row .date b { font-family: var(--font-display); font-size: 18px; display: block; }
  .inspect-row .date small { font-size: 10.5px; letter-spacing: 0.1em; text-transform: uppercase; }
  .inspect-row .t { font-weight: 700; color: var(--navy); font-size: 15px; }
  .inspect-row .t small { display: block; font-weight: 500; color: var(--text-muted); font-size: 13px; }
  .map-embed { border-radius: 18px; overflow: hidden; box-shadow: 0 6px 24px -12px rgba(13,24,32,0.18); }
  .map-embed iframe { width: 100%; height: 380px; border: 0; display: block; }

  /* Sticky sidebar */
  .side { position: sticky; top: 96px; display: grid; gap: 22px; }
  .side-card {
    background: var(--white); border: 1px solid var(--line); border-radius: 16px;
    padding: 30px 28px; box-shadow: 0 6px 24px -12px rgba(13,24,32,0.14);
  }
  .side-card h3 { font-family: var(--font-display); font-size: 15px; letter-spacing: 0.08em; color: var(--navy); margin-bottom: 18px; }
  .side-card .lbl { font-size: 10.5px; font-weight: 800; letter-spacing: 0.16em; text-transform: uppercase; color: var(--burgundy); display: block; margin: 14px 0 4px; }
  .side-card input, .side-card textarea, .side-card select {
    width: 100%; border: 1px solid var(--line); border-radius: 10px;
    padding: 12px 14px; font-family: var(--font-body); font-size: 14px; font-weight: 600;
    color: var(--navy); outline: none; background: var(--off-white);
    box-sizing: border-box;
  }
  .side-card input:focus, .side-card textarea:focus { border-color: var(--burgundy); }
  .side-card textarea { min-height: 96px; resize: vertical; }
  .side-card .btn { width: 100%; margin-top: 20px; }
  .agent { display: flex; align-items: center; gap: 16px; }
  .agent .ava {
    width: 54px; height: 54px; border-radius: 50%; flex: none;
    background: var(--navy); color: var(--beige);
    display: grid; place-items: center;
    font-family: var(--font-display); font-size: 17px;
  }
  .agent .name { font-weight: 800; color: var(--navy); font-size: 15px; }
  .agent .role { font-size: 12.5px; color: var(--text-muted); }
  .agent-tel { display: block; margin-top: 16px; text-align: center; font-weight: 800; color: var(--burgundy); font-size: 15px; border: 1.5px solid var(--burgundy); border-radius: 999px; padding: 11px; transition: background .18s ease, color .18s ease; }
  .agent-tel:hover { background: var(--burgundy); color: var(--white); }

  @media (max-width: 1020px) {
    .detail-grid { grid-template-columns: 1fr; gap: 44px; }
    .side { position: static; }
    .gal { grid-template-columns: 1fr; grid-template-rows: auto; }
    .gal .main { grid-row: auto; }
  }
  @media (max-width: 760px) {
    .filterbar .f { flex: 1 1 100%; border-right: none; border-bottom: 1px solid var(--line); padding: 12px 8px; }
    .filterbar .btn { width: 100%; }
    .feature-grid { grid-template-columns: 1fr; }
    .page-hero { padding: 48px 0 44px; }
  }


  /* ================= Sell / About / Contact components ================= */
  .steps { display: grid; grid-template-columns: repeat(5, 1fr); gap: 18px; }
  .step {
    background: var(--white);
    border: 1px solid var(--line);
    border-radius: var(--radius);
    padding: 28px 22px;
  }
  .step .n {
    width: 40px; height: 40px;
    border-radius: 50%;
    background: var(--navy);
    color: var(--beige);
    display: grid; place-items: center;
    font-family: var(--font-display);
    font-size: 15px;
    margin-bottom: 16px;
  }
  .step h4 { color: var(--navy); font-size: 15px; margin-bottom: 8px; font-weight: 800; }
  .step p { font-size: 13.5px; color: var(--text-muted); }

  .tag.sold { background: var(--beige); color: var(--navy); }
  .card .sold-note { font-size: 12.5px; font-weight: 800; letter-spacing: 0.08em; text-transform: uppercase; color: var(--burgundy); margin-top: 12px; }

  .team-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 22px; }
  .tm {
    background: var(--white);
    border: 1px solid var(--line);
    border-radius: var(--radius);
    padding: 34px 24px 30px;
    text-align: center;
    transition: transform .22s ease, box-shadow .22s ease;
  }
  .tm:hover { transform: translateY(-5px); box-shadow: var(--shadow); }
  .tm .ava {
    width: 84px; height: 84px;
    border-radius: 50%;
    background: var(--navy);
    color: var(--beige);
    font-family: var(--font-display);
    font-size: 24px;
    display: grid; place-items: center;
    margin: 0 auto 18px;
  }
  .tm .name { font-weight: 800; color: var(--navy); font-size: 15.5px; }
  .tm .role { font-size: 13px; color: var(--text-muted); margin-top: 4px; }
  .tm .contact { display: inline-block; margin-top: 14px; font-size: 13px; font-weight: 800; color: var(--burgundy); }

  .contact-grid { display: grid; grid-template-columns: 1.25fr 1fr; gap: 44px; align-items: start; }

  @media (max-width: 1020px) {
    .steps { grid-template-columns: repeat(2, 1fr); }
    .team-grid { grid-template-columns: repeat(2, 1fr); }
    .contact-grid { grid-template-columns: 1fr; }
  }
  @media (max-width: 760px) {
    .steps { grid-template-columns: 1fr; }
    .team-grid { grid-template-columns: 1fr; }
  }


  /* ================= Mobile menu (burger) ================= */
  .mobile-menu {
    overflow: hidden;
    max-height: 0;
    transition: max-height .32s ease;
    background: var(--navy-deep);
  }
  header.menu-open .mobile-menu { max-height: 480px; }
  header.menu-open { background: var(--navy-deep); }
  .mobile-menu ul {
    list-style: none;
    margin: 0;
    padding: 8px 32px 26px;
  }
  .mobile-menu li { border-bottom: 1px solid rgba(255,255,255,0.08); }
  .mobile-menu li:last-child, .mobile-menu li.mm-cta { border-bottom: none; }
  .mobile-menu a {
    display: block;
    padding: 14px 0;
    color: rgba(255,255,255,0.9);
    font-weight: 700;
    font-size: 14px;
    letter-spacing: 0.1em;
    text-transform: uppercase;
  }
  .mobile-menu a:hover { color: var(--beige); }
  .mobile-menu .nav-phone { display: block; color: var(--beige); text-transform: none; letter-spacing: 0.03em; font-size: 15px; }
  .mobile-menu .mm-cta { padding-top: 16px; }
  .mobile-menu .mm-cta .btn { width: 100%; text-transform: none; letter-spacing: 0.04em; }
  .nav-burger.open svg .l1 { transform: translateY(6px) rotate(45deg); }
  .nav-burger.open svg .l2 { opacity: 0; }
  .nav-burger.open svg .l3 { transform: translateY(-6px) rotate(-45deg); }
  .nav-burger svg path { transition: transform .25s ease, opacity .2s ease; transform-origin: center; }

  /* On phones the header CTA lives inside the burger menu instead */
  @media (max-width: 760px) {
    .nav-cta > .btn { display: none; }
  }

  /* ================= Team photo cards ================= */
  .team-grid.cols-3 { grid-template-columns: repeat(3, 1fr); }
  .tm.has-photo { padding: 0; overflow: hidden; text-align: left; }
  .tm .tphoto { aspect-ratio: 1 / 1.1; overflow: hidden; background: var(--beige-soft); }
  .tm .tphoto img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    object-position: top center;
    transition: transform .4s ease;
  }
  .tm.has-photo:hover .tphoto img { transform: scale(1.04); }
  .tm .tm-body { padding: 20px 22px 24px; }
  @media (max-width: 1020px) { .team-grid.cols-3 { grid-template-columns: repeat(2, 1fr); } }
  @media (max-width: 760px) { .team-grid.cols-3 { grid-template-columns: 1fr; } }

  /* ================= Checkbox filter (Sales / Rentals) ================= */
  .segfilter { display: flex; gap: 24px; align-items: center; flex-wrap: wrap; }
  .chk { display: inline-flex; align-items: center; gap: 11px; cursor: pointer; user-select: none;
         font-weight: 700; font-size: 14.5px; color: var(--navy); }
  .chk input { position: absolute; opacity: 0; width: 0; height: 0; }
  .chk .box {
    width: 23px; height: 23px; border-radius: 6px;
    border: 2px solid rgba(26,45,59,0.25);
    background: var(--white);
    display: grid; place-items: center;
    transition: background .18s ease, border-color .18s ease;
  }
  .chk .box svg { width: 13px; height: 13px; stroke: #fff; stroke-width: 3.2; fill: none;
                  opacity: 0; transform: scale(.5); transition: opacity .16s ease, transform .16s ease; }
  .chk input:checked + .box { background: var(--burgundy); border-color: var(--burgundy); }
  .chk input:checked + .box svg { opacity: 1; transform: scale(1); }
  .chk input:focus-visible + .box { box-shadow: 0 0 0 3px rgba(103,53,54,.25); }
  .chk:hover .box { border-color: var(--burgundy); }
  .filter-note { font-size: 13.5px; color: var(--text-muted); margin-top: 14px; }

  /* ================= Contact form ================= */
  .cform-section { background: var(--beige-soft); }
  .cform-shell {
    display: grid;
    grid-template-columns: 0.85fr 1.15fr;
    border-radius: 20px;
    overflow: hidden;
    box-shadow: 0 30px 70px -30px rgba(13,24,32,0.4);
    background: var(--white);
  }
  .cform-aside {
    background: linear-gradient(155deg, var(--navy-deep) 0%, var(--navy) 55%, var(--burgundy) 165%);
    color: var(--white);
    padding: 52px 44px;
    display: flex;
    flex-direction: column;
  }
  .cform-aside h2 { color: var(--white); font-family: var(--font-display); font-weight: 600;
                    font-size: clamp(24px, 2.5vw, 31px); line-height: 1.18; margin: 16px 0 14px; }
  .cform-aside .kicker { color: var(--beige); }
  .cform-aside .kicker::before { background: var(--beige); }
  .cform-aside > p { color: rgba(255,255,255,0.72); font-size: 15px; }
  .cform-aside .pts { list-style: none; margin: 30px 0 auto; display: grid; gap: 15px; }
  .cform-aside .pts li { display: flex; gap: 12px; align-items: flex-start; font-size: 14.5px; color: rgba(255,255,255,0.9); }
  .cform-aside .pts .tick { flex: none; width: 22px; height: 22px; border-radius: 50%; background: rgba(234,223,207,0.18);
                            display: grid; place-items: center; margin-top: 1px; }
  .cform-aside .pts .tick svg { width: 11px; height: 11px; stroke: var(--beige); stroke-width: 3; fill: none; }
  .cform-aside .direct { margin-top: 34px; padding-top: 26px; border-top: 1px solid rgba(255,255,255,0.14); display: grid; gap: 10px; }
  .cform-aside .direct a { color: var(--beige); font-weight: 700; font-size: 16px; }
  .cform-aside .direct span { font-size: 12.5px; letter-spacing: 0.14em; text-transform: uppercase; color: rgba(255,255,255,0.5); font-weight: 700; }

  .cform-card { padding: 50px 46px; }
  .cform-card > h3 { font-family: var(--font-display); font-size: 19px; color: var(--navy); margin-bottom: 6px; }
  .cform-card > .sub { font-size: 14.5px; color: var(--text-muted); margin-bottom: 28px; }
  .cform .row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
  .cform .fld { display: flex; flex-direction: column; gap: 8px; margin-bottom: 18px; position: relative; }
  .cform label { font-size: 10.5px; font-weight: 800; letter-spacing: 0.16em; text-transform: uppercase; color: var(--burgundy); }
  .cform label .opt { color: var(--text-muted); letter-spacing: 0.04em; text-transform: none; font-weight: 600; font-size: 11px; }
  .cform input, .cform select, .cform textarea {
    width: 100%;
    border: 1.5px solid var(--line);
    border-radius: 11px;
    padding: 14px 16px;
    font-family: var(--font-body);
    font-size: 15px;
    font-weight: 500;
    color: var(--navy);
    background: var(--off-white);
    outline: none;
    transition: border-color .18s ease, box-shadow .18s ease, background .18s ease;
  }
  .cform textarea { min-height: 108px; resize: vertical; }
  .cform input::placeholder, .cform textarea::placeholder { color: #9AA6B0; font-weight: 400; }
  .cform input:focus, .cform select:focus, .cform textarea:focus {
    border-color: var(--burgundy);
    background: var(--white);
    box-shadow: 0 0 0 3px rgba(103,53,54,0.12);
  }
  .cform .btn { width: 100%; margin-top: 6px; padding: 17px 30px; font-size: 15px; }
  .cform .privacy { margin-top: 16px; font-size: 12.5px; color: var(--text-muted); text-align: center; }
  /* suggestion dropdown inside the contact form */
  .cform .fld .suggest { top: calc(100% + 6px); }

  @media (max-width: 1020px) {
    .cform-shell { grid-template-columns: 1fr; }
    .cform-aside { padding: 42px 34px; }
    .cform-aside .pts { margin-bottom: 0; }
  }
  @media (max-width: 760px) {
    .cform-card { padding: 36px 26px; }
    .cform .row { grid-template-columns: 1fr; gap: 0; }
  }

  /* ================= Property management page ================= */
  .trust { display: flex; gap: 30px; flex-wrap: wrap; align-items: center; margin-top: 30px; }
  .trust span { display: inline-flex; align-items: center; gap: 9px; font-size: 13.5px; font-weight: 700; color: rgba(255,255,255,0.82); }
  .trust .st { color: var(--beige); letter-spacing: 2px; }
  .trust .dot2 { width: 7px; height: 7px; border-radius: 50%; background: var(--burgundy); flex: none; }

  /* comparison table */
  .cmp-tabs { display: flex; gap: 9px; margin-bottom: 26px; flex-wrap: wrap; }
  .cmp-tab {
    padding: 12px 22px; border-radius: 999px;
    border: 1.5px solid var(--line); background: var(--white);
    font-family: var(--font-body); font-weight: 700; font-size: 13.5px;
    color: var(--text-muted); cursor: pointer;
    transition: background .18s ease, color .18s ease, border-color .18s ease;
  }
  .cmp-tab:hover { border-color: var(--burgundy); color: var(--burgundy); }
  .cmp-tab.active { background: var(--navy); color: var(--beige); border-color: var(--navy); }
  .cmp-wrap { overflow-x: auto; border-radius: 16px; border: 1px solid var(--line); background: var(--white); box-shadow: var(--shadow); }
  table.cmp { width: 100%; border-collapse: collapse; min-width: 720px; }
  table.cmp th, table.cmp td { padding: 15px 20px; text-align: left; border-bottom: 1px solid var(--line); }
  table.cmp thead th {
    background: var(--navy); color: var(--white);
    font-family: var(--font-display); font-weight: 600;
    font-size: 11px; letter-spacing: 0.14em; text-transform: uppercase;
  }
  table.cmp thead th.wm { background: var(--burgundy); }
  table.cmp thead th.c, table.cmp td.c { text-align: center; width: 160px; }
  table.cmp td { font-size: 14.5px; color: var(--text); }
  table.cmp td.wm { background: rgba(103,53,54,0.045); }
  table.cmp tbody tr:last-child td { border-bottom: none; }
  table.cmp tbody tr:hover td { background: var(--beige-soft); }
  table.cmp tbody tr:hover td.wm { background: rgba(103,53,54,0.09); }
  .yes { display: inline-grid; place-items: center; width: 24px; height: 24px; border-radius: 50%; background: var(--burgundy); }
  .yes svg { width: 12px; height: 12px; stroke: #fff; stroke-width: 3.2; fill: none; }
  .yes.soft { background: rgba(26,45,59,0.16); }
  .yes.soft svg { stroke: var(--navy); }
  .no { color: rgba(26,45,59,0.28); font-weight: 700; }
  .cmp-note { font-size: 13px; color: var(--text-muted); margin-top: 16px; }
  .cmp-panel[hidden] { display: none; }

  /* everything-included list */
  .incl { list-style: none; display: grid; grid-template-columns: 1fr 1fr; gap: 15px 38px; }
  .incl li { display: flex; gap: 13px; align-items: flex-start; font-size: 15px; }
  .incl .tick { flex: none; width: 23px; height: 23px; border-radius: 50%; background: var(--beige); display: grid; place-items: center; margin-top: 1px; }
  .incl .tick svg { width: 11px; height: 11px; stroke: var(--burgundy); stroke-width: 3; fill: none; }
  .incl b { color: var(--navy); }

  /* suburb chips */
  .chips { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 18px; }
  .chip { padding: 9px 17px; border-radius: 999px; background: var(--white); border: 1px solid var(--line);
          font-size: 13.5px; font-weight: 600; color: var(--navy); }
  .chip-head { font-size: 11px; font-weight: 800; letter-spacing: 0.18em; text-transform: uppercase; color: var(--burgundy); margin-top: 26px; }

  /* final CTA with appraisal form */
  .cta-pm { background: linear-gradient(150deg, var(--navy-ink) 0%, var(--navy) 58%, var(--burgundy) 175%); color: var(--white); }
  .cta-pm .cta-grid { display: grid; grid-template-columns: 1fr 0.95fr; gap: 60px; align-items: center; }
  .cta-pm h2 { color: var(--white); font-family: var(--font-display); font-weight: 600; font-size: clamp(26px, 3.2vw, 38px); line-height: 1.16; margin: 16px 0 16px; }
  .cta-pm .kicker { color: var(--beige); } .cta-pm .kicker::before { background: var(--beige); }
  .cta-pm > .wrap > .cta-grid > div > p { color: rgba(255,255,255,0.78); font-size: 16px; max-width: 460px; }
  .cta-wins { list-style: none; display: grid; gap: 13px; margin-top: 28px; }
  .cta-wins li { display: flex; gap: 12px; align-items: flex-start; font-size: 15px; color: rgba(255,255,255,0.9); }
  .cta-wins .tick { flex: none; width: 22px; height: 22px; border-radius: 50%; background: rgba(234,223,207,0.18); display: grid; place-items: center; margin-top: 1px; }
  .cta-wins .tick svg { width: 11px; height: 11px; stroke: var(--beige); stroke-width: 3; fill: none; }
  .cta-stats { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 24px 34px; max-width: 420px; margin-top: 34px; padding-top: 26px; border-top: 1px solid rgba(255,255,255,0.15); }
  .cta-stats div .n { font-family: var(--font-display); font-size: 24px; color: var(--beige); line-height: 1; }
  .cta-stats div .l { font-size: 11px; letter-spacing: 0.14em; text-transform: uppercase; color: rgba(255,255,255,0.55); font-weight: 700; margin-top: 7px; }
  .cta-form { background: var(--white); border-radius: 18px; padding: 38px 34px; box-shadow: 0 30px 70px -30px rgba(0,0,0,0.5); }
  .cta-form h3 { font-family: var(--font-display); font-size: 17px; color: var(--navy); margin-bottom: 5px; }
  .cta-form .sub { font-size: 14px; color: var(--text-muted); margin-bottom: 24px; }

  @media (max-width: 1020px) {
    .cta-pm .cta-grid { grid-template-columns: 1fr; gap: 44px; }
    .incl { grid-template-columns: 1fr; }
  }

  /* ================= Inclusions grid (fee transparency) ================= */
  .inc-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px; }
  .inc-card {
    background: var(--white);
    border: 1px solid var(--line);
    border-radius: var(--radius);
    padding: 28px 24px 26px;
    transition: transform .22s ease, box-shadow .22s ease;
  }
  .inc-card:hover { transform: translateY(-5px); box-shadow: var(--shadow); }
  .inc-card .tk {
    width: 36px; height: 36px; border-radius: 10px;
    background: var(--beige); display: grid; place-items: center; margin-bottom: 18px;
  }
  .inc-card .tk svg { width: 15px; height: 15px; stroke: var(--burgundy); stroke-width: 3; fill: none; }
  .inc-card h4 {
    font-family: var(--font-display); font-weight: 600;
    font-size: 13px; letter-spacing: 0.07em; color: var(--navy);
    margin-bottom: 9px; line-height: 1.35;
  }
  .inc-card p { font-size: 13.5px; color: var(--text-muted); line-height: 1.6; }

  .fee-note {
    margin-top: 34px;
    background: var(--navy);
    border-radius: 18px;
    padding: 34px 38px;
    display: flex; align-items: center; justify-content: space-between;
    gap: 30px; flex-wrap: wrap;
  }
  .fee-note .ft { max-width: 700px; }
  .fee-note h4 {
    font-family: var(--font-display); font-weight: 600; color: var(--beige);
    font-size: 15px; letter-spacing: 0.05em; margin-bottom: 10px;
  }
  .fee-note p { color: rgba(255,255,255,0.78); font-size: 15px; line-height: 1.62; }
  .fee-note .btn { flex: none; background: var(--beige); color: var(--navy); }
  .fee-note .btn:hover { background: var(--white); }

  @media (max-width: 1020px) { .inc-grid { grid-template-columns: repeat(2, 1fr); } }
  @media (max-width: 760px) { .inc-grid { grid-template-columns: 1fr; } .fee-note { padding: 28px 24px; } .fee-note .btn { width: 100%; } }

  /* ================================================================
     LUXE PASS — quieter, more space, less copy
     ================================================================ */
  section { padding: 132px 0; }

  /* Minimal hero */
  .hero-min .hero-inner { padding-top: 190px; padding-bottom: 165px; }
  .hero-min h1 { font-size: clamp(42px, 6.6vw, 84px); line-height: 1.05; margin: 26px 0 22px; max-width: 900px; }
  .hero-min p.sub { font-size: 17px; max-width: 400px; margin-bottom: 44px; color: rgba(255,255,255,0.75); }
  .hero-actions { display: flex; gap: 26px; align-items: center; flex-wrap: wrap; }
  .hero-actions .phone { color: var(--beige); font-weight: 700; font-size: 14.5px; letter-spacing: 0.03em; }

  /* Section head — quiet variant */
  .head-min { max-width: 700px; margin-bottom: 64px; }
  .head-min h2 { font-family: var(--font-display); font-weight: 600; line-height: 1.1;
                 font-size: clamp(30px, 4.4vw, 52px); color: var(--navy); margin: 20px 0 0; }
  .head-min.center { margin-left: auto; margin-right: auto; text-align: center; }
  .head-min.center .kicker::before { display: none; }
  .head-row { display: flex; align-items: flex-end; justify-content: space-between; gap: 40px; flex-wrap: wrap; margin-bottom: 56px; }

  /* Services — one word, one line */
  .svc-min { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); }
  .svc-min a {
    padding: 48px 34px 44px;
    border-right: 1px solid var(--line);
    border-bottom: 1px solid var(--line);
    display: block;
    transition: background .28s ease;
  }
  .svc-min a:last-child { border-right: none; }
  .svc-min a:hover { background: var(--white); }
  .svc-min .n { font-family: var(--font-display); font-size: 10.5px; letter-spacing: 0.28em; color: var(--burgundy); }
  .svc-min h3 { font-family: var(--font-display); font-weight: 600; font-size: clamp(22px, 2.4vw, 30px); color: var(--navy); margin: 18px 0 12px; }
  .svc-min p { font-size: 14px; color: var(--text-muted); }
  .svc-min .go { display: inline-block; margin-top: 26px; font-size: 18px; color: var(--burgundy); transition: transform .22s ease; }
  .svc-min a:hover .go { transform: translateX(6px); }

  /* Quiet stats */
  .stats-quiet { display: grid; grid-template-columns: repeat(3, 1fr); gap: 40px; }
  .stats-quiet div { text-align: center; }
  .stats-quiet .n { font-family: var(--font-display); font-weight: 600; font-size: clamp(36px, 5.2vw, 64px); color: var(--navy); line-height: 1; }
  .stats-quiet .l { font-size: 10.5px; letter-spacing: 0.26em; text-transform: uppercase; color: var(--text-muted); margin-top: 14px; font-weight: 700; }

  /* Editorial split — image does the talking */
  .editorial { display: grid; grid-template-columns: 1fr 1fr; align-items: stretch; }
  .editorial .ph { min-height: 600px; background-size: cover; background-position: center; }
  .editorial .tx { padding: 90px 78px; display: flex; flex-direction: column; justify-content: center; background: var(--white); }
  .editorial .tx h2 { font-family: var(--font-display); font-weight: 600; font-size: clamp(28px, 3.6vw, 44px); line-height: 1.12; color: var(--navy); margin: 20px 0 18px; }
  .editorial .tx p { font-size: 16px; color: var(--text-muted); max-width: 400px; margin-bottom: 34px; }
  .editorial.dark .tx { background: var(--navy); }
  .editorial.dark .tx h2 { color: var(--white); }
  .editorial.dark .tx p { color: rgba(255,255,255,0.72); }
  .editorial.dark .kicker { color: var(--beige); } .editorial.dark .kicker::before { background: var(--beige); }

  /* Single large quote */
  .quote-lg { max-width: 860px; margin: 0 auto; text-align: center; }
  .quote-lg .stars { color: var(--burgundy); letter-spacing: 5px; font-size: 14px; margin-bottom: 26px; }
  .quote-lg p { font-family: var(--font-display); font-weight: 600; font-size: clamp(20px, 2.7vw, 31px);
                line-height: 1.42; color: var(--navy); letter-spacing: 0.005em; }
  .quote-lg .who { margin-top: 30px; font-size: 12px; letter-spacing: 0.2em; text-transform: uppercase; color: var(--text-muted); font-weight: 700; }

  @media (max-width: 1020px) {
    section { padding: 96px 0; }
    .svc-min { grid-template-columns: repeat(2, 1fr); }
    .svc-min a:nth-child(2n) { border-right: none; }
    .editorial { grid-template-columns: 1fr; }
    .editorial .ph { min-height: 380px; }
    .editorial .tx { padding: 62px 34px; }
  }
  @media (max-width: 760px) {
    section { padding: 78px 0; }
    .svc-min { grid-template-columns: 1fr; }
    .svc-min a { border-right: none; }
    .stats-quiet { grid-template-columns: 1fr; gap: 34px; }
    .hero-min .hero-inner { padding-top: 150px; padding-bottom: 110px; }
  }

  /* ================= Service image tiles ================= */
  .svc-tiles { display: grid; grid-template-columns: repeat(4, 1fr); gap: 16px; }
  .svc-tile {
    position: relative;
    min-height: 520px;
    border-radius: var(--radius);
    overflow: hidden;
    display: flex;
    align-items: flex-end;
    isolation: isolate;
  }
  .svc-tile img {
    position: absolute; inset: 0;
    width: 100%; height: 100%;
    object-fit: cover;
    z-index: 0;
    transition: transform .8s cubic-bezier(.2,.7,.3,1);
  }
  .svc-tile::after {
    content: "";
    position: absolute; inset: 0; z-index: 1;
    background: linear-gradient(180deg, rgba(13,24,32,0.10) 25%, rgba(13,24,32,0.55) 62%, rgba(13,24,32,0.92) 100%);
    transition: opacity .4s ease;
  }
  .svc-tile:hover img { transform: scale(1.07); }
  .svc-tile .in { position: relative; z-index: 2; padding: 36px 30px 34px; width: 100%; }
  .svc-tile .n { font-family: var(--font-display); font-size: 10.5px; letter-spacing: 0.3em; color: var(--beige); }
  .svc-tile h3 {
    font-family: var(--font-display); font-weight: 600;
    font-size: clamp(24px, 2.5vw, 32px); color: var(--white);
    margin: 14px 0 10px; line-height: 1.1;
  }
  .svc-tile p { font-size: 13.5px; color: rgba(255,255,255,0.78); max-width: 240px; min-height: 3.3em; }
  .svc-tile .go {
    display: inline-flex; align-items: center; justify-content: center;
    width: 40px; height: 40px; margin-top: 22px;
    border-radius: 50%; border: 1.5px solid rgba(255,255,255,0.4);
    color: var(--white); font-size: 16px;
    transition: background .25s ease, border-color .25s ease, color .25s ease, transform .25s ease;
  }
  .svc-tile:hover .go { background: var(--beige); border-color: var(--beige); color: var(--navy); transform: translateX(5px); }

  @media (max-width: 1020px) { .svc-tiles { grid-template-columns: repeat(2, 1fr); } .svc-tile { min-height: 420px; } }
  @media (max-width: 620px)  { .svc-tiles { grid-template-columns: 1fr; } .svc-tile { min-height: 340px; } }

  /* ---- services strip: one photo, four sliding sections ----
     A single fixed image spans the strip; the four panels are
     transparent slices over it. Hover widens a slice and squeezes the
     others — the boundaries move, the photo itself never does, so at
     every moment the strip still reads as the one full picture.
     Swap the picture by replacing assets/svc-hero.jpg. */
  .svc-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 40px; margin-bottom: 40px; }
  .svc-cap { font-family: var(--font-display); font-size: 9px; letter-spacing: 0.28em; text-transform: uppercase; color: var(--text-muted); text-align: right; line-height: 2; padding-bottom: 8px; flex: none; }
  .svc-cap b { display: block; color: var(--burgundy); font-weight: 600; }
  .svc-strip {
    display: flex; height: 520px; position: relative; overflow: hidden;
    background: linear-gradient(160deg, var(--sand), var(--beige));
  }
  .sv-bg { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
  .sv-veil {
    position: absolute; inset: 0; pointer-events: none;
    background: linear-gradient(to top, rgba(19,29,37,0.85), rgba(19,29,37,0.28) 42%, rgba(19,29,37,0.10));
  }
  .sv-panel {
    position: relative; flex: 1; overflow: hidden; display: block;
    transition: flex .55s cubic-bezier(.25,.75,.25,1);
  }
  .sv-panel + .sv-panel { border-left: 1px solid rgba(252,250,247,0.4); }
  .sv-panel:hover { flex: 2.4; }
  .sv-panel::after {
    content: ""; position: absolute; inset: 0;
    background: rgba(19,29,37,0); transition: background .4s ease;
  }
  .sv-panel:hover::after { background: rgba(19,29,37,0.16); }
  .sv-in { position: absolute; left: 26px; right: 26px; bottom: 24px; z-index: 1; }
  .sv-in .n { font-family: var(--font-display); font-size: 10.5px; letter-spacing: 0.3em; color: var(--beige); }
  .sv-in h3 { font-family: var(--font-display); font-weight: 600; font-size: clamp(24px, 2.2vw, 30px); color: var(--white); margin: 12px 0 0; line-height: 1.1; }
  .sv-more { max-height: 0; opacity: 0; overflow: hidden; transition: max-height .55s ease, opacity .45s ease .1s; }
  .sv-panel:hover .sv-more { max-height: 110px; opacity: 1; }
  .sv-more p { font-size: 14px; line-height: 1.6; color: var(--beige); margin: 8px 0 0; }
  .sv-go {
    display: inline-block; margin-top: 12px;
    font-size: 11.5px; font-weight: 700; letter-spacing: 0.22em; text-transform: uppercase;
    color: var(--white); border-bottom: 1px solid rgba(252,250,247,0.5); padding-bottom: 3px;
  }
  @media (max-width: 860px) {
    .svc-cap { display: none; }
    .svc-strip { flex-direction: column; height: auto; min-height: 760px; }
    .sv-panel, .sv-panel:hover { flex: 1; }
    .sv-panel + .sv-panel { border-left: none; border-top: 1px solid rgba(252,250,247,0.35); }
    .sv-more, .sv-panel:hover .sv-more { max-height: none; opacity: 1; }
  }
  @media (prefers-reduced-motion: reduce) {
    .sv-panel, .sv-panel::after, .sv-more { transition: none; }
  }

  /* ================= Commercial page ================= */
  .tag.lease { background: var(--navy); color: var(--beige); }
  .tag.leased { background: var(--beige); color: var(--navy); }

  .card .cspecs {
    display: flex; flex-wrap: wrap; gap: 8px;
    padding-top: 16px; margin-top: 4px;
    border-top: 1px solid var(--line);
  }
  .card .cspecs span {
    font-size: 12px; font-weight: 700; letter-spacing: 0.03em;
    color: var(--navy); background: var(--beige-soft);
    padding: 6px 11px; border-radius: 7px;
  }
  .card .yield { color: var(--burgundy); }

  /* metrics row */
  .metric-row { display: grid; grid-template-columns: repeat(4, 1fr); gap: 26px; }
  .metric { border-top: 2px solid var(--burgundy); padding-top: 22px; }
  .metric .n { font-family: var(--font-display); font-weight: 600; font-size: clamp(24px, 2.7vw, 36px); color: var(--navy); line-height: 1; }
  .metric .l { font-size: 11px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--text-muted); margin-top: 12px; font-weight: 700; }

  /* definition list — commercial explainers */
  .defs { border-top: 1px solid var(--line); }
  .defs .row {
    display: grid; grid-template-columns: 260px 1fr; gap: 40px;
    padding: 30px 0; border-bottom: 1px solid var(--line);
    transition: background .2s ease;
  }
  .defs .row:hover { background: var(--white); }
  .defs dt { font-family: var(--font-display); font-weight: 600; font-size: 14px; color: var(--navy); letter-spacing: 0.04em; }
  .defs dd { font-size: 15px; color: var(--text-muted); line-height: 1.65; }
  .defs dd b { color: var(--navy); font-weight: 700; }
  .disclaimer { margin-top: 26px; font-size: 12.5px; color: var(--text-muted); font-style: italic; }

  @media (max-width: 1020px) {
    .metric-row { grid-template-columns: repeat(2, 1fr); gap: 30px 26px; }
    .defs .row { grid-template-columns: 1fr; gap: 10px; padding: 24px 0; }
  }
  @media (max-width: 620px) { .metric-row { grid-template-columns: 1fr; } }

  /* long single-word tile labels (e.g. "Development") */
  .svc-tile.long h3 { font-size: clamp(19px, 1.9vw, 25px); }
  .svc-tile h3 { overflow-wrap: break-word; }

  /* ================================================================
     SCANDINAVIAN PASS — light, quiet, generous. Overrides above.
     ================================================================ */
  :root {
    --navy: #1F2D38;
    --navy-deep: #17232C;
    --navy-ink: #131D25;
    --burgundy: #6B3A3B;
    --beige: #E7DCCB;
    --sand: #F1ECE4;
    --paper: #FCFAF7;
    --off-white: #FCFAF7;
    --beige-soft: #F5F1EA;
    --text: #4B5762;
    --text-muted: #7C8894;
    --line: rgba(31, 45, 56, 0.10);
    --radius: 10px;
    --shadow: 0 24px 60px -34px rgba(31, 45, 56, 0.28);
  }

  body { background: var(--paper); color: var(--text); font-weight: 400; }
  .wrap { max-width: 1280px; padding: 0 40px; }
  section { padding: 150px 0; }

  h1, h2, h3, h4 { color: var(--navy); }
  .kicker { font-size: 10px; letter-spacing: 0.36em; color: var(--text-muted); gap: 16px; }
  .kicker::before { width: 26px; height: 1px; background: var(--text-muted); }
  .lead { font-size: 16.5px; color: var(--text-muted); font-weight: 400; }

  /* ---- Buttons: quieter ---- */
  .btn { padding: 15px 32px; font-size: 12.5px; font-weight: 700; letter-spacing: 0.14em; text-transform: uppercase; border-radius: 2px; }
  .btn:hover { transform: none; }
  .btn-primary { background: var(--navy); color: var(--paper); box-shadow: none; }
  .btn-primary:hover { background: var(--navy-ink); }
  .btn-navy { background: transparent; color: var(--navy); border: 1px solid rgba(31,45,56,0.28); }
  .btn-navy:hover { background: var(--navy); color: var(--paper); border-color: var(--navy); }
  .btn-ghost { border: 1px solid rgba(31,45,56,0.28); color: var(--navy); }
  .btn-ghost:hover { background: var(--navy); color: var(--paper); border-color: var(--navy); }

  /* ---- Header: light ---- */
  header { background: transparent; }
  header.scrolled, header.static-bar {
    background: rgba(252,250,247,0.88);
    backdrop-filter: blur(16px);
    border-bottom: 1px solid var(--line);
    box-shadow: none;
  }
  .nav { padding: 26px 0; }
  header.scrolled .nav { padding: 18px 0; }
  .nav-logo img { height: 34px; }
  .nav-links { gap: 40px; }
  .nav-links a { color: var(--navy); font-size: 11px; letter-spacing: 0.2em; font-weight: 600; opacity: .78; }
  .nav-links a:hover { opacity: 1; }
  .nav-links a::after { background: var(--navy); height: 1px; }
  .nav-phone { color: var(--navy); font-size: 13px; font-weight: 600; letter-spacing: 0.06em; }
  .nav .btn { padding: 12px 24px; font-size: 11px; }
  .nav-burger { border-color: rgba(31,45,56,0.25); }
  .nav-burger svg { stroke: var(--navy); }
  header.menu-open, .mobile-menu { background: var(--paper); }
  header.menu-open { border-bottom: 1px solid var(--line); }
  .mobile-menu li { border-bottom: 1px solid var(--line); }
  .mobile-menu a { color: var(--navy); }
  .mobile-menu .nav-phone { color: var(--navy); }

  /* ---- Page hero: light ---- */
  .page-hero {
    background: var(--sand);
    color: var(--navy);
    padding: 210px 0 110px;
    border-bottom: 1px solid var(--line);
  }
  .page-hero h1 { color: var(--navy); font-size: clamp(36px, 5.2vw, 66px); line-height: 1.06; }
  .page-hero .sub, .page-hero p.sub { color: var(--text-muted); font-size: 16.5px; max-width: 430px; }
  .crumbs, .crumbs a, .crumbs .sep { color: var(--text-muted); }
  .page-hero .kicker { color: var(--text-muted); }
  .trust span { color: var(--text-muted); font-weight: 600; }
  .trust .st { color: var(--burgundy); }
  .trust .dot2 { background: var(--burgundy); }
  .hero-note { color: var(--text-muted); }

  /* ---- Split hero (home) ---- */
  .hero-split { display: grid; grid-template-columns: 1fr 1fr; min-height: 100vh; background: var(--paper); }
  .hero-split .tx { display: flex; flex-direction: column; justify-content: center; padding: 170px 80px 110px 40px; }
  .hero-split .tx .inner { max-width: 520px; margin-left: auto; }
  .hero-split h1 {
    font-family: var(--font-display); font-weight: 600; color: var(--navy);
    font-size: clamp(38px, 4.6vw, 64px); line-height: 1.04; margin: 30px 0 26px;
  }
  .hero-split h1 .accent { color: var(--burgundy); }
  .hero-split p { color: var(--text-muted); font-size: 16.5px; max-width: 380px; margin-bottom: 46px; }
  .hero-split .media { position: relative; overflow: hidden; background: var(--sand); }
  .hero-split .media video, .hero-split .media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
  .hero-actions .phone { color: var(--navy); font-weight: 600; font-size: 13.5px; letter-spacing: 0.06em; }

  /* ---- Stats: hairline, no fill ---- */
  .stats { background: transparent; color: var(--navy); border-bottom: 1px solid var(--line); }
  .stats-grid { padding-top: 70px; padding-bottom: 70px; }
  .stat + .stat::before { background: var(--line); height: 38px; }
  .stat .num { color: var(--navy); font-size: clamp(28px, 3vw, 40px); }
  .stat .lbl { color: var(--text-muted); font-size: 10px; letter-spacing: 0.24em; font-weight: 600; }
  .stats-quiet .n { color: var(--navy); }
  .stats-quiet .l { color: var(--text-muted); letter-spacing: 0.24em; font-weight: 600; }

  /* ---- Section heads ---- */
  .head-min { margin-bottom: 72px; }
  .head-min h2 { font-size: clamp(30px, 3.9vw, 50px); line-height: 1.06; }
  .head-row { margin-bottom: 60px; }
  h2.h-display { font-size: clamp(28px, 3.6vw, 46px); }
  .sec-head { margin-bottom: 64px; }

  /* ---- Service tiles: image above, caption below ---- */
  .svc-tiles { gap: 28px; }
  .svc-tile { min-height: 0; display: block; border-radius: 0; overflow: visible; background: transparent; }
  .svc-tile img {
    position: relative; inset: auto;
    width: 100%; height: auto; aspect-ratio: 4 / 5;
    object-fit: cover; border-radius: var(--radius);
    filter: saturate(0.92);
    transition: opacity .5s ease;
  }
  .svc-tile::after { display: none; }
  .svc-tile:hover img { transform: none; opacity: .88; }
  .svc-tile .in { padding: 22px 2px 0; }
  .svc-tile .n { color: var(--text-muted); font-size: 10px; letter-spacing: 0.3em; }
  .svc-tile h3 { color: var(--navy); font-size: clamp(19px, 1.8vw, 24px); margin: 12px 0 8px; }
  .svc-tile.long h3 { font-size: clamp(17px, 1.6vw, 22px); }
  .svc-tile p { color: var(--text-muted); font-size: 13.5px; min-height: 0; max-width: 260px; }
  .svc-tile .go {
    display: inline-block;
    width: auto; height: auto; border: none; border-radius: 0; background: transparent;
    margin-top: 16px; font-size: 11px; letter-spacing: 0.2em; font-weight: 700;
    color: var(--navy); border-bottom: 1px solid var(--line); padding-bottom: 3px;
  }
  .svc-tile:hover .go { transform: none; background: transparent; color: var(--burgundy); border-color: var(--burgundy); }

  /* ---- Cards: hairline ---- */
  .listings { background: var(--sand); }
  .card { border: 1px solid var(--line); box-shadow: none; border-radius: var(--radius); background: var(--paper); }
  .card:hover { transform: translateY(-3px); box-shadow: var(--shadow); }
  .card .tag { background: rgba(252,250,247,0.92); color: var(--navy); font-size: 9.5px; letter-spacing: 0.2em; font-weight: 700; padding: 8px 14px; }
  .card .tag.sale { background: rgba(252,250,247,0.92); color: var(--burgundy); }
  .card .tag.lease { background: rgba(252,250,247,0.92); color: var(--navy); }
  .card .tag.sold, .card .tag.leased { background: var(--navy); color: var(--paper); }
  .card .price { font-size: 18px; color: var(--navy); }
  .card .addr { color: var(--text-muted); font-size: 14px; }
  .card .specs { color: var(--navy); font-weight: 600; }
  .card .specs svg { stroke: var(--text-muted); }
  .card .cspecs span { background: transparent; border: 1px solid var(--line); color: var(--text-muted); font-weight: 600; }
  .card .cspecs span.yield { color: var(--burgundy); border-color: rgba(107,58,59,0.3); }
  .card .sold-note { color: var(--burgundy); }

  /* ---- Editorial: light ---- */
  .editorial .ph { min-height: 640px; }
  .editorial .tx { background: var(--paper); padding: 100px 84px; }
  .editorial.dark .tx { background: var(--sand); }
  .editorial.dark .tx h2 { color: var(--navy); }
  .editorial.dark .tx p { color: var(--text-muted); }
  .editorial.dark .kicker { color: var(--text-muted); }
  .editorial.dark .kicker::before { background: var(--text-muted); }
  .editorial .tx h2 { font-size: clamp(28px, 3.4vw, 44px); line-height: 1.08; }

  /* ---- Testimonials: light ---- */
  .testi { background: var(--sand); color: var(--navy); }
  .testi h2, .testi .h-display { color: var(--navy); }
  .testi .kicker { color: var(--text-muted); } .testi .kicker::before { background: var(--text-muted); }
  .quote { background: var(--paper); border: 1px solid var(--line); }
  .quote p { color: var(--text); }
  .quote .stars { color: var(--burgundy); }
  .quote .avatar { background: var(--sand); color: var(--navy); }
  .quote .who .name { color: var(--navy); }
  .quote .who .role { color: var(--text-muted); }
  .quote-lg p { color: var(--navy); font-size: clamp(19px, 2.4vw, 28px); line-height: 1.5; }
  .quote-lg .stars { color: var(--burgundy); }
  .quote-lg .who { color: var(--text-muted); }

  /* ---- Bands / CTAs: light ---- */
  .band { background: var(--sand); color: var(--navy); padding: 130px 0; }
  .band h2 { color: var(--navy); font-size: clamp(28px, 3.6vw, 46px); }
  .band .beige-word { color: var(--burgundy); }
  .band p { color: var(--text-muted); }

  .cta-final { background: var(--sand); color: var(--navy); padding: 120px 0; }
  .cta-final h2 { color: var(--navy); }
  .cta-final p { color: var(--text-muted); }
  .cta-final .btn { background: var(--navy); color: var(--paper); }
  .cta-final .btn:hover { background: var(--navy-ink); }

  .cta-pm { background: var(--sand); color: var(--navy); }
  .cta-pm h2 { color: var(--navy); }
  .cta-pm .kicker { color: var(--text-muted); } .cta-pm .kicker::before { background: var(--text-muted); }
  .cta-pm > .wrap > .cta-grid > div > p { color: var(--text-muted); }
  .cta-wins li { color: var(--text); }
  .cta-wins .tick { background: var(--beige); }
  .cta-wins .tick svg { stroke: var(--burgundy); }
  .cta-stats { border-top: 1px solid var(--line); }
  .cta-stats div .n { color: var(--navy); }
  .cta-stats div .l { color: var(--text-muted); }
  .cta-form { box-shadow: var(--shadow); border: 1px solid var(--line); background: var(--paper); }

  /* ---- Contact form: light aside ---- */
  .cform-section { background: var(--paper); }
  .cform-shell { box-shadow: none; border: 1px solid var(--line); border-radius: var(--radius); background: var(--paper); }
  .cform-aside { background: var(--sand); color: var(--navy); padding: 64px 52px; }
  .cform-aside h2 { color: var(--navy); }
  .cform-aside > p { color: var(--text-muted); }
  .cform-aside .kicker { color: var(--text-muted); } .cform-aside .kicker::before { background: var(--text-muted); }
  .cform-aside .pts li { color: var(--text); }
  .cform-aside .pts .tick { background: var(--beige); }
  .cform-aside .pts .tick svg { stroke: var(--burgundy); }
  .cform-aside .direct { border-top: 1px solid var(--line); }
  .cform-aside .direct a { color: var(--navy); }
  .cform-aside .direct span { color: var(--text-muted); }
  .cform-card { padding: 64px 52px; }
  .cform-card > h3 { color: var(--navy); }
  .cform label { color: var(--text-muted); font-weight: 700; letter-spacing: 0.2em; font-size: 9.5px; }
  .cform input, .cform select, .cform textarea { background: var(--paper); border: 1px solid var(--line); border-radius: 3px; font-weight: 400; }
  .cform input:focus, .cform select:focus, .cform textarea:focus { border-color: var(--navy); box-shadow: none; background: var(--paper); }
  .cform .btn { border-radius: 2px; }
  .cform .privacy { color: var(--text-muted); }

  /* ---- Footer: light ---- */
  footer { background: var(--sand); color: var(--text-muted); padding-top: 110px; border-top: 1px solid var(--line); }
  .foot-grid { padding-bottom: 70px; }
  .foot-grid img { height: 30px; }
  .foot-grid p { color: var(--text-muted); font-size: 13.5px; }
  .foot-grid h4 { color: var(--navy); font-size: 10px; letter-spacing: 0.26em; }
  .foot-grid ul { font-size: 13.5px; }
  .foot-grid ul a:hover { color: var(--burgundy); }
  .socials a { border-color: var(--line); color: var(--navy); }
  .socials a:hover { background: var(--navy); color: var(--paper); border-color: var(--navy); }
  .foot-bottom { border-top: 1px solid var(--line); color: var(--text-muted); font-size: 12px; }

  /* ---- Misc components ---- */
  .svc { background: var(--paper); border: 1px solid var(--line); box-shadow: none; }
  .svc:hover { transform: translateY(-3px); box-shadow: var(--shadow); }
  .svc::after { background: var(--burgundy); height: 1px; }
  .svc .ico { background: var(--sand); border-radius: 4px; }
  .svc .ico svg { stroke: var(--navy); }
  .svc h3 { font-size: 12.5px; letter-spacing: 0.12em; }
  .svc p { color: var(--text-muted); }
  .svc .more { color: var(--navy); font-size: 11px; letter-spacing: 0.14em; }

  .step, .office, .tm, .inc-card, .side-card { background: var(--paper); border: 1px solid var(--line); box-shadow: none; }
  .step .n { background: var(--sand); color: var(--navy); }
  .step h4 { color: var(--navy); }
  .office .city { color: var(--navy); }
  .office .dot { background: var(--burgundy); }
  .office .country { color: var(--text-muted); }
  .office .tel { color: var(--navy); }
  .tm .ava { background: var(--sand); color: var(--navy); }
  .tm .name { color: var(--navy); }
  .tm .contact { color: var(--navy); }
  .inc-card .tk { background: var(--sand); border-radius: 4px; }
  .inc-card .tk svg { stroke: var(--burgundy); }

  .checklist .tick, .incl .tick { background: var(--sand); }
  .checklist .tick svg, .incl .tick svg { stroke: var(--burgundy); }
  .float-card { box-shadow: var(--shadow); border: 1px solid var(--line); border-radius: var(--radius); background: var(--paper); }
  .float-card .big { color: var(--burgundy); }

  .chk { color: var(--navy); font-weight: 600; font-size: 13px; }
  .chk .box { border-color: rgba(31,45,56,0.22); border-radius: 3px; }
  .chk input:checked + .box { background: var(--navy); border-color: var(--navy); }
  .chip { background: var(--paper); border-color: var(--line); color: var(--text-muted); }
  .chip-head { color: var(--text-muted); }

  /* comparison table */
  .cmp-tab { border-color: var(--line); border-radius: 2px; }
  .cmp-tab.active { background: var(--navy); color: var(--paper); border-color: var(--navy); }
  .cmp-wrap { box-shadow: none; border-radius: var(--radius); background: var(--paper); }
  table.cmp thead th { background: var(--sand); color: var(--navy); }
  table.cmp thead th.wm { background: var(--navy); color: var(--paper); }
  table.cmp td.wm { background: rgba(31,45,56,0.03); }
  table.cmp tbody tr:hover td { background: var(--sand); }
  .yes { background: var(--navy); }
  .yes.soft { background: rgba(31,45,56,0.10); }
  .yes.soft svg { stroke: var(--navy); }
  .cmp-note { color: var(--text-muted); }

  .metric { border-top: 1px solid var(--navy); }
  .metric .n { color: var(--navy); }
  .defs .row:hover { background: var(--sand); }
  .defs dt { color: var(--navy); }
  .filterbar { box-shadow: none; border: 1px solid var(--line); border-radius: var(--radius); background: var(--paper); }
  .filterbar label { color: var(--text-muted); }
  .appraise { box-shadow: var(--shadow); border: 1px solid var(--line); border-radius: var(--radius); }
  .appraise label { color: var(--text-muted); }
  .suggest { border-radius: 4px; }
  .map-embed { border: 1px solid var(--line); }
  .pagination a { border-color: var(--line); }
  .results-head .count b { color: var(--navy); }

  @media (max-width: 1020px) {
    section { padding: 96px 0; }
    .wrap { padding: 0 28px; }
    .hero-split { grid-template-columns: 1fr; min-height: 0; }
    .hero-split .tx { padding: 150px 28px 80px; }
    .hero-split .tx .inner { margin-left: 0; }
    .hero-split .media { min-height: 460px; }
    .editorial .tx { padding: 66px 34px; }
    .cform-aside, .cform-card { padding: 44px 32px; }
    .page-hero { padding: 160px 0 80px; }
  }


  /* hero-split must not inherit generic section padding */
  .hero-split { padding: 0; min-height: 100vh; grid-template-rows: 1fr; }
  @media (max-width: 1020px) { .hero-split { min-height: 0; grid-template-rows: auto auto; } }

  /* nav breathing room for a six-item menu */
  .nav-links { gap: 26px; }
  .nav-links a { font-size: 10.5px; letter-spacing: 0.16em; }
  .nav-cta { gap: 18px; }
  .nav-logo { margin-right: 28px; }
  @media (max-width: 1180px) { .nav-links { gap: 18px; } .nav-phone { display: none; } }

  /* footer collapses to one column on phones */
  @media (max-width: 640px) {
    .foot-grid { grid-template-columns: 1fr; gap: 34px; }
  }

  /* ================= Page-hero visual panel ================= */
  .page-hero .wrap { position: relative; }
  .ph-visual {
    position: absolute;
    top: 50%;
    right: 40px;
    transform: translateY(-50%);
    width: clamp(320px, 30vw, 430px);
  }
  .ph-visual img,
  .ph-visual video {
    width: 100%;
    aspect-ratio: 4 / 3.2;
    object-fit: cover;
    border-radius: var(--radius);
    filter: saturate(0.92);
    position: relative;
    z-index: 1;
    display: block;
    /* lifts the panel off the sand background */
    box-shadow: 0 26px 60px -34px rgba(19, 29, 37, 0.55);
    background: var(--beige-soft);
  }
  /* offset hairline frame behind the photo */
  .ph-visual::after {
    content: "";
    position: absolute;
    top: 18px; right: -18px; bottom: -18px; left: 18px;
    border: 1px solid rgba(31,45,56,0.22);
    border-radius: var(--radius);
  }
  /* Brand accent on the frame. A slim bar rather than the old 52px square,
     which sat half off the edge and read as a stray block. */
  .ph-visual::before {
    content: "";
    position: absolute;
    left: -11px; bottom: 30px;
    width: 13px; height: 78px;
    background: var(--burgundy);
    border-radius: 3px;
    z-index: 2;
  }
  /* keep hero copy clear of the visual */
  @media (min-width: 1021px) {
    .page-hero .wrap > *:not(.ph-visual) { max-width: calc(100% - 500px); }
  }
  @media (max-width: 1020px) {
    .ph-visual { display: none; }
    .page-hero .wrap > *:not(.ph-visual) { max-width: none; }
  }

  /* ================= Social follow pop-up =================
     Injected by app.js after 30s of engaged time on the site.
     Resting state stays quiet and Scandi — hairline tiles, navy
     icons; platform colour only arrives on hover, as a reward
     for intent. Markup lives in assets/app.js. */
  .sp-overlay {
    position: fixed;
    inset: 0;
    z-index: 200;
    display: grid;
    place-items: center;
    padding: 24px;
    background: rgba(31, 45, 56, 0.42);
    -webkit-backdrop-filter: blur(4px);
    backdrop-filter: blur(4px);
    opacity: 0;
    visibility: hidden;
    transition: opacity .34s ease, visibility .34s ease;
  }
  .sp-overlay.sp-open { opacity: 1; visibility: visible; }

  .sp-card {
    position: relative;
    width: 100%;
    max-width: 452px;
    background: var(--paper);
    border: 1px solid var(--line);
    border-radius: var(--radius);
    box-shadow: 0 44px 90px -42px rgba(19, 29, 37, 0.55);
    padding: 44px 44px 32px;
    text-align: center;
    transform: translateY(16px);
    transition: transform .42s cubic-bezier(.2, .7, .3, 1);
  }
  .sp-overlay.sp-open .sp-card { transform: translateY(0); }

  .sp-close {
    position: absolute;
    top: 12px; right: 12px;
    width: 34px; height: 34px;
    display: grid; place-items: center;
    background: transparent;
    border: none;
    border-radius: 50%;
    cursor: pointer;
    color: var(--text-muted);
    transition: color .2s ease, background .2s ease;
  }
  .sp-close:hover { color: var(--navy); background: var(--sand); }
  .sp-close svg { width: 15px; height: 15px; stroke: currentColor; stroke-width: 1.6; fill: none; }

  .sp-mark { height: 34px; width: auto; margin: 0 auto 22px; }
  .sp-card .kicker { justify-content: center; margin-bottom: 16px; }
  .sp-card .kicker::before { display: none; }

  .sp-card h3 {
    font-family: var(--font-display);
    font-weight: 600;
    font-size: clamp(21px, 2.5vw, 26px);
    line-height: 1.14;
    color: var(--navy);
    margin-bottom: 14px;
  }
  .sp-card h3 .sp-accent { color: var(--burgundy); }
  .sp-card > p {
    color: var(--text-muted);
    font-size: 14px;
    line-height: 1.65;
    max-width: 320px;
    margin: 0 auto;
  }

  /* ---- Platform tiles ---- */
  .sp-links {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 12px;
    margin: 30px 0 26px;
  }
  .sp-link {
    display: grid;
    justify-items: center;
    gap: 9px;
    padding: 16px 4px 13px;
    border: 1px solid var(--line);
    border-radius: 4px;
    background: var(--paper);
    color: var(--navy);
    transition: background .22s ease, border-color .22s ease, color .22s ease, transform .22s ease;
  }
  .sp-link svg { width: 21px; height: 21px; fill: currentColor; display: block; }
  .sp-link .sp-name {
    font-size: 8.5px;
    letter-spacing: 0.16em;
    text-transform: uppercase;
    font-weight: 700;
    color: var(--text-muted);
    transition: color .22s ease;
  }
  .sp-link:hover { transform: translateY(-2px); border-color: transparent; color: var(--white); }
  .sp-link:hover .sp-name { color: var(--white); }
  .sp-link:focus-visible { outline: 2px solid var(--navy); outline-offset: 2px; }

  .sp-link[data-net="facebook"]:hover  { background: #1877F2; }
  .sp-link[data-net="instagram"]:hover { background: linear-gradient(140deg, #F9A03C 0%, #DD2A7B 52%, #6A3AB2 100%); }
  .sp-link[data-net="tiktok"]:hover    { background: #111418; }
  .sp-link[data-net="youtube"]:hover   { background: #FF0033; }
  .sp-link[data-net="linkedin"]:hover  { background: #0A66C2; }

  /* ---- Dismiss ---- */
  .sp-dismiss {
    background: none;
    border: none;
    cursor: pointer;
    font-family: var(--font-body);
    font-size: 10px;
    font-weight: 700;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    color: var(--text-muted);
    padding: 10px 4px 2px;
    border-top: 1px solid var(--line);
    width: 100%;
    transition: color .2s ease;
  }
  .sp-dismiss:hover { color: var(--navy); }

  /* ---- Phones: bottom sheet ---- */
  @media (max-width: 560px) {
    .sp-overlay { place-items: end center; padding: 0; }
    .sp-card {
      max-width: none;
      border-radius: var(--radius) var(--radius) 0 0;
      border-bottom: none;
      padding: 34px 24px 24px;
      transform: translateY(100%);
    }
    .sp-mark { height: 30px; margin-bottom: 18px; }
    .sp-links { gap: 8px; margin: 24px 0 20px; }
    .sp-link { padding: 14px 2px 11px; }
  }

  @media (prefers-reduced-motion: reduce) {
    .sp-overlay, .sp-card, .sp-link { transition: none; }
    .sp-card { transform: none; }
    .sp-link:hover { transform: none; }
  }

  /* ================= Under Contract badge =================
     Pill with a dot, bottom-left of the card photo (the For Sale tag
     keeps the top-left corner). Same treatment on the detail page tag. */
  .card .photo .tag-uo {
    position: absolute;
    left: 12px; bottom: 12px;
    z-index: 2;
    display: inline-flex;
    align-items: center;
    gap: 7px;
    background: rgba(252, 250, 247, 0.95);
    color: var(--navy);
    font-size: 9.5px;
    font-weight: 700;
    letter-spacing: 0.14em;
    text-transform: uppercase;
    padding: 7px 12px;
    border-radius: 999px;
    box-shadow: 0 6px 18px -8px rgba(19, 29, 37, 0.4);
  }
  .card .photo .tag-uo::before {
    content: "";
    width: 7px; height: 7px;
    border-radius: 50%;
    background: var(--burgundy);
  }
  .d-tag.uo {
    background: var(--paper);
    color: var(--navy);
    border: 1px solid var(--line);
    display: inline-flex;
    align-items: center;
    gap: 8px;
  }
  .d-tag.uo::before {
    content: "";
    width: 8px; height: 8px;
    border-radius: 50%;
    background: var(--burgundy);
  }

  /* ================= Property photo slider =================
     Replaces the static 3-tile gallery on property.html when live data
     hydrates. Stage + arrows + counter, thumbnail rail underneath. */
  .pslider { margin-top: 30px; }
  .pslider .stage {
    position: relative;
    border-radius: 18px;
    overflow: hidden;
    background: var(--sand);
  }
  .pslider .stage img {
    width: 100%;
    aspect-ratio: 16 / 9.5;
    object-fit: cover;
    display: block;
  }
  .pslider .stage img { cursor: pointer; } /* click advances to the next photo */
  .pslider .pcount {
    position: absolute;
    right: 16px; bottom: 14px;
    background: rgba(19, 29, 37, 0.55);
    color: #fff;
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.08em;
    padding: 6px 12px;
    border-radius: 999px;
    z-index: 2;
  }
  .pslider .thumbs {
    display: flex;
    gap: 10px;
    margin-top: 12px;
    overflow-x: auto;
    padding-bottom: 4px;
    scrollbar-width: thin;
  }
  .pslider .thumbs button {
    flex: 0 0 auto;
    width: 92px;
    aspect-ratio: 4 / 3;
    border-radius: 8px;
    overflow: hidden;
    border: 2px solid transparent;
    padding: 0;
    background: none;
    cursor: pointer;
    opacity: .7;
    transition: opacity .2s ease, border-color .2s ease;
  }
  .pslider .thumbs button img { width: 100%; height: 100%; object-fit: cover; display: block; }
  .pslider .thumbs button.active { border-color: var(--navy); opacity: 1; }
  @media (max-width: 760px) {
    .pslider .stage img { aspect-ratio: 4 / 3; }
  }

  /* agent card (hydrated from the feed): every selling agent on the
     listing gets a row — generous photo, name, role, direct line */
  .side-card .agent .ava {
    overflow: hidden;
    width: 76px; height: 76px;
    flex: 0 0 76px;
  }
  .side-card .agent .ava.has-photo { background: var(--sand); }
  .side-card .agent .ava img {
    width: 100%; height: 100%;
    object-fit: cover;
    object-position: top center;
    border-radius: inherit;
    display: block;
  }
  .side-card .agent-row + .agent-row {
    border-top: 1px solid var(--line);
    margin-top: 20px;
    padding-top: 20px;
  }

  /* ---- Team roster: grouped by department, phone + email per person ---- */
  .team-group + .team-group { margin-top: 70px; }
  .tg-head {
    font-family: var(--font-display);
    font-size: 11px;
    letter-spacing: 0.3em;
    text-transform: uppercase;
    color: var(--text-muted);
    display: flex;
    align-items: center;
    gap: 16px;
    margin-bottom: 28px;
  }
  .tg-head b { color: var(--navy); font-weight: 700; }
  .tg-head::after { content: ""; flex: 1; height: 1px; background: var(--line); }
  .tm .contact { display: block; }
  .tm .contact + .contact {
    margin-top: 3px;
    font-weight: 600;
    color: var(--text-muted);
    text-transform: lowercase;
  }
  .tm .contact + .contact:hover { color: var(--burgundy); }

  /* ================= Listings hero on phones =================
     The desktop layout is deliberately generous, but at 375px that hero
     ran taller than the whole screen and the filter bar stacked five
     full-width rows, pushing the first property ~1.4 screens down. Here
     the header is sticky (not fixed), so the large top padding is purely
     decorative and can be reclaimed, and the four dropdowns pair up 2x2. */
  @media (max-width: 760px) {
    .page-hero { padding: 40px 0 26px; }
    .page-hero h1 { font-size: clamp(29px, 7.6vw, 40px); line-height: 1.08; }
    .page-hero .sub, .page-hero p.sub { font-size: 15px; margin-top: 10px; }

    .filterbar {
      display: grid;
      grid-template-columns: 1fr 1fr;
      column-gap: 14px;
      row-gap: 0;
      margin-top: 22px;
      padding: 4px 14px 14px;
      border-radius: 12px;
    }
    /* suburb search keeps the full width; the rest pair up */
    .filterbar .f { flex: none; border-right: none; border-bottom: 1px solid var(--line); padding: 11px 0 9px; }
    .filterbar .f:first-of-type { grid-column: 1 / -1; }
    .filterbar label { font-size: 9px; letter-spacing: 0.14em; }
    .filterbar select, .filterbar input { font-size: 14px; }
    .filterbar .btn { grid-column: 1 / -1; width: 100%; margin-top: 14px; }

    .results-head { margin: 24px 0 20px; }
  }

  /* ================= Mark's face =================
     Deliberately geometric rather than cartoonish — it reads as a
     character without breaking the restraint of everything else. */
  .mk-face { display: block; line-height: 0; width: 100%; border-radius: 50%; overflow: hidden; background: var(--beige); }
  .mk-face img { width: 100%; height: 100%; aspect-ratio: 1; object-fit: cover; display: block; }

  .mk-hero { padding-bottom: 64px; }
  .mk-hero-wrap { display: grid; grid-template-columns: 1fr auto; gap: 50px; align-items: center; }
  .mk-hero-tx h1 { margin-bottom: 14px; }
  .mk-hero-tx .sub { max-width: 560px; }
  .mk-start { margin-top: 30px; }
  .mk-hero-img {
    width: 230px; height: auto; display: block;
    border-radius: 14px; box-shadow: 0 28px 60px -34px rgba(19,29,37,.5);
    /* she arrives, then breathes — a still that doesn't feel printed */
    animation: mkEnter .9s cubic-bezier(.2,.7,.3,1) both, mkBreathe 7s ease-in-out 1.2s infinite;
  }
  @keyframes mkEnter { from { opacity: 0; transform: translateY(18px) scale(.97); } to { opacity: 1; transform: none; } }
  @keyframes mkBreathe { 0%, 100% { transform: translateY(0); } 50% { transform: translateY(-6px); } }
  /* the video breathes for real — CSS breathing off, entrance kept */
  .mk-hero-img.is-video {
    aspect-ratio: 480 / 756;
    object-fit: cover;
    background: var(--beige-soft);
    animation: mkEnter .9s cubic-bezier(.2,.7,.3,1) both;
  }

  /* typing caret while Maya writes her greeting */
  .mt-type.typing::after {
    content: ""; display: inline-block; width: 2px; height: 1em;
    background: var(--navy); margin-left: 2px; vertical-align: text-bottom;
    animation: mkCaret 1s steps(1) infinite;
  }
  @keyframes mkCaret { 50% { opacity: 0; } }

  /* outage / official-page card variant */
  .mt-help-link { border-left: 3px solid var(--navy); }
  .mt-help-btn { padding: 11px 18px; font-size: 11px; margin: 4px 0 2px; }

  @media (prefers-reduced-motion: reduce) {
    .mk-hero-img { animation: none; }
  }
  .mk-hero-face { position: relative; }
  .mk-hero-face::after {
    content: ""; position: absolute; right: -6px; bottom: 14px;
    width: 22px; height: 22px; border-radius: 50%;
    background: #3E9B72; border: 4px solid var(--sand);
  }
  @media (max-width: 860px) {
    .mk-hero-wrap { grid-template-columns: 1fr; gap: 26px; }
    .mk-hero-face { order: -1; }
    .mk-hero-img { width: 130px; }
    .mk-hero-face::after { width: 15px; height: 15px; border-width: 3px; bottom: 6px; right: -2px; }
  }

  /* quick-reply chips */
  .mt-chips { display: flex; flex-wrap: wrap; gap: 8px; margin: 2px 0 16px 41px; }
  .mt-chips button {
    background: var(--paper); border: 1px solid var(--line); border-radius: 999px;
    padding: 9px 16px; font-family: var(--font-body); font-size: 13.5px; font-weight: 600;
    color: var(--navy); cursor: pointer; transition: border-color .18s ease, background .18s ease;
  }
  .mt-chips button:hover { border-color: var(--navy); background: var(--sand); }

  /* the only place a phone number appears in the flow */
  .mt-emergency {
    background: var(--burgundy); color: #fff; border-radius: 12px;
    padding: 18px 20px; margin: 4px 0 16px;
  }
  .mt-emergency p { font-size: 15px; margin-bottom: 14px; }
  .mt-emergency-actions { display: flex; gap: 9px; flex-wrap: wrap; }
  .mt-emergency-actions .btn { padding: 11px 17px; font-size: 11px; }
  .mt-emergency-actions .btn-primary { background: #fff; color: var(--burgundy); }
  .mt-emergency-actions .btn-navy { background: rgba(255,255,255,0.14); color: #fff; border-color: rgba(255,255,255,0.4); }
  .mt-emergency-note { font-size: 13px; opacity: .85; margin: 14px 0 0; }

  /* urgent, but nobody in danger — deliberately calm, and no phone number */
  .mt-urgentnote {
    background: var(--sand); border-left: 3px solid var(--burgundy);
    border-radius: 8px; padding: 14px 17px; margin: 4px 0 16px;
    font-size: 14.5px; line-height: 1.65; color: var(--text);
  }
  .mt-urgentnote strong { color: var(--navy); }

  /* how-to card with a verified video */
  .mt-help {
    display: flex; gap: 15px; align-items: flex-start;
    background: var(--paper); border: 1px solid var(--line); border-radius: 12px;
    padding: 14px; margin: 2px 0 16px 41px;
  }
  .mt-help-thumb {
    position: relative; flex: none; width: 148px; border-radius: 8px; overflow: hidden;
    background: var(--sand); display: block;
  }
  .mt-help-thumb img { width: 100%; aspect-ratio: 16/9; object-fit: cover; display: block; }
  .mt-play {
    position: absolute; inset: 0; display: grid; place-items: center;
    background: rgba(19,29,37,0.22); transition: background .2s ease;
  }
  .mt-play svg { width: 34px; height: 34px; fill: #fff; filter: drop-shadow(0 2px 6px rgba(0,0,0,.4)); }
  .mt-help-thumb:hover .mt-play { background: rgba(19,29,37,0.08); }
  .mt-help-tx h4 { font-size: 14.5px; color: var(--navy); font-weight: 700; margin-bottom: 5px; }
  .mt-help-tx p { font-size: 13.5px; color: var(--text-muted); line-height: 1.6; margin-bottom: 8px; }
  .mt-help-tx > a { font-size: 12.5px; font-weight: 700; color: var(--burgundy); letter-spacing: .02em; }
  .mt-help-note { font-size: 12.5px; color: var(--text); margin-top: 10px !important; padding-top: 9px; border-top: 1px solid var(--line); }
  @media (max-width: 640px) {
    .mt-help { flex-direction: column; margin-left: 0; }
    .mt-help-thumb { width: 100%; }
  }

  /* the AI disclaimer */
  .mt-disclaimer {
    grid-column: 1 / -1;
    margin-top: 34px; padding-top: 22px; border-top: 1px solid var(--line);
    font-size: 12px; line-height: 1.75; color: var(--text-muted); max-width: 900px;
  }
  .mt-disclaimer a { color: var(--burgundy); font-weight: 700; }

  /* the "here's what I'm sending" card, in the conversation */
  .mt-summary {
    background: var(--paper); border: 1px solid var(--line); border-radius: 12px;
    padding: 20px 22px; margin: 4px 0 16px 41px;
  }
  .mt-summary h4 {
    font-family: var(--font-display); font-size: 11px; letter-spacing: .18em;
    text-transform: uppercase; color: var(--text-muted); margin-bottom: 15px;
  }
  .mt-summary dl { display: grid; grid-template-columns: 84px 1fr; gap: 9px 14px; margin-bottom: 18px; }
  .mt-summary dt { font-size: 12px; color: var(--text-muted); font-weight: 700; letter-spacing: .04em; }
  .mt-summary dd { font-size: 14.5px; color: var(--navy); margin: 0; }
  @media (max-width: 640px) {
    .mt-summary { margin-left: 0; padding: 16px 17px; }
    .mt-summary dl { grid-template-columns: 1fr; gap: 2px; }
    .mt-summary dd { margin-bottom: 8px; }
    .mt-chips { margin-left: 0; }
  }

  /* photo step on the details card */
  .mt-photos { margin: 22px 0 6px; }
  .mt-photos-lbl { display: block; font-size: 9.5px; font-weight: 800; letter-spacing: .18em; text-transform: uppercase; color: var(--text-muted); margin-bottom: 11px; }
  .mt-photos-lbl em { font-style: normal; font-weight: 600; letter-spacing: .04em; text-transform: none; opacity: .8; }
  .mt-attach-btn {
    display: inline-flex; align-items: center; gap: 8px; cursor: pointer;
    border: 1px dashed var(--line); border-radius: 9px; padding: 12px 18px;
    font-size: 13.5px; font-weight: 600; color: var(--navy); background: var(--paper);
    transition: border-color .18s ease, background .18s ease;
  }
  .mt-attach-btn:hover { border-color: var(--navy); background: var(--sand); }
  .mt-attach-btn svg { width: 15px; height: 15px; stroke: currentColor; stroke-width: 2; fill: none; }

  .mk-danger h3 { color: var(--burgundy); }
  .mk-danger a { color: var(--burgundy); font-weight: 700; border-bottom: 1px solid rgba(107,58,59,0.3); }

  /* ---- site-wide launcher ---- */
  .mk-launch {
    position: fixed; right: 22px; bottom: 22px; z-index: 120;
    display: flex; align-items: center; gap: 12px;
    background: var(--paper); border: 1px solid var(--line);
    border-radius: 999px; padding: 9px 20px 9px 9px;
    box-shadow: 0 18px 44px -20px rgba(19,29,37,0.5);
    color: var(--navy); cursor: pointer;
    transform: translateY(14px); opacity: 0;
    transition: transform .45s cubic-bezier(.2,.7,.3,1), opacity .45s ease, box-shadow .2s ease;
  }
  .mk-launch.in { transform: none; opacity: 1; }
  .mk-launch:hover { box-shadow: 0 22px 50px -20px rgba(19,29,37,0.6); }
  .mk-launch .mk-face { width: 42px; flex: none; }
  .mk-launch b { display: block; font-size: 13.5px; font-weight: 700; }
  .mk-launch span { display: block; font-size: 11.5px; color: var(--text-muted); margin-top: 1px; }
  .mk-launch-close {
    position: absolute; top: -7px; right: -7px; width: 22px; height: 22px;
    border-radius: 50%; border: 1px solid var(--line); background: var(--paper);
    color: var(--text-muted); font-size: 13px; line-height: 1; cursor: pointer; padding: 0;
  }
  @media (max-width: 560px) {
    .mk-launch { right: 12px; bottom: 12px; padding: 8px 16px 8px 8px; }
    .mk-launch .mk-face { width: 36px; }
    .mk-launch b { font-size: 12.5px; }
    .mk-launch span { font-size: 10.5px; }
  }
  @media (prefers-reduced-motion: reduce) {
    .mk-face .eye { animation: none; }
    .mk-launch { transition: none; }
  }

  /* ================= Maintenance assistant (maintenance.html) ================= */
  .page-hero.mt-hero { padding-bottom: 70px; }
  .mt-urgent {
    margin-top: 26px;
    max-width: 620px;
    font-size: 14px;
    line-height: 1.7;
    color: var(--text);
    background: var(--paper);
    border: 1px solid var(--line);
    border-left: 3px solid var(--burgundy);
    border-radius: 4px;
    padding: 16px 20px;
  }
  .mt-urgent strong { color: var(--navy); }
  .mt-urgent a { color: var(--burgundy); font-weight: 700; border-bottom: 1px solid rgba(107,58,59,0.3); }

  .mt-section { padding: 70px 0 110px; }
  .mt-wrap { display: grid; grid-template-columns: 1fr 340px; gap: 44px; align-items: start; }

  .mt-card {
    background: var(--paper);
    border: 1px solid var(--line);
    border-radius: 16px;
    padding: 34px 36px 36px;
    box-shadow: 0 30px 70px -50px rgba(19, 29, 37, 0.5);
  }
  .mt-card h2 { font-family: var(--font-display); font-weight: 600; font-size: clamp(21px, 2.3vw, 27px); color: var(--navy); margin-bottom: 8px; }
  .mt-lede { color: var(--text-muted); font-size: 15px; margin-bottom: 26px; }

  /* ---- step rail ---- */
  .mt-steps { display: flex; gap: 8px; margin-bottom: 26px; flex-wrap: wrap; }
  .mt-steps span {
    font-size: 9.5px; letter-spacing: 0.18em; text-transform: uppercase; font-weight: 700;
    color: var(--text-muted); background: var(--sand);
    padding: 7px 13px; border-radius: 999px;
  }
  .mt-steps .on { background: var(--navy); color: var(--paper); }
  .mt-steps .done { background: transparent; border: 1px solid var(--line); color: var(--text-muted); }

  /* ---- details form ---- */
  .mt-row { margin-bottom: 16px; }
  .mt-row.two { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
  .mt-form .fld { position: relative; display: flex; flex-direction: column; }
  .mt-form label { font-size: 9.5px; font-weight: 800; letter-spacing: 0.18em; text-transform: uppercase; color: var(--text-muted); margin-bottom: 7px; }
  .mt-form input, .mt-form select {
    width: 100%; background: var(--paper); border: 1px solid var(--line); border-radius: 8px;
    padding: 13px 15px; font-family: var(--font-body); font-size: 15px; font-weight: 500; color: var(--navy);
    transition: border-color .18s ease, box-shadow .18s ease;
  }
  .mt-form input:focus, .mt-form select:focus {
    outline: none; border-color: var(--navy); box-shadow: 0 0 0 3px rgba(31,45,56,0.07);
  }
  .mt-form .btn { margin-top: 10px; }

  /* ---- who you're talking to ---- */
  .mt-who { display: flex; align-items: center; gap: 14px; padding-bottom: 20px; border-bottom: 1px solid var(--line); margin-bottom: 4px; }
  .mt-ava { position: relative; width: 46px; height: 46px; flex: none; border-radius: 50%; background: var(--sand); display: grid; place-items: center; }
  /* sized for the old icon mark; Maya's photo fills the circle */
  .mt-ava img { width: 100%; height: 100%; object-fit: cover; border-radius: 50%; }
  .mt-dot {
    position: absolute; right: 0; bottom: 2px; width: 11px; height: 11px; border-radius: 50%;
    background: #3E9B72; border: 2px solid var(--paper);
  }
  .mt-name { font-family: var(--font-display); font-weight: 600; font-size: 16px; color: var(--navy); }
  .mt-role { font-size: 12px; color: var(--text-muted); margin-top: 2px; }
  .mt-human {
    margin-left: auto; background: none; border: 1px solid var(--line); border-radius: 999px;
    padding: 9px 16px; font-family: var(--font-body); font-size: 10px; font-weight: 700;
    letter-spacing: 0.14em; text-transform: uppercase; color: var(--text-muted); cursor: pointer;
    transition: color .2s ease, border-color .2s ease;
  }
  .mt-human:hover { color: var(--navy); border-color: var(--navy); }

  /* ---- conversation ---- */
  .mt-log { padding: 26px 2px 6px; max-height: 62vh; overflow-y: auto; scroll-behavior: smooth; }
  .mt-msg { display: flex; gap: 11px; margin-bottom: 16px; align-items: flex-end; animation: mtIn .32s cubic-bezier(.2,.7,.3,1) both; }
  .mt-msg.user { flex-direction: row-reverse; }
  .mt-mava { width: 34px; height: 34px; flex: none; border-radius: 50%; background: var(--sand); display: grid; place-items: center; }
  .mt-mava img { width: 100%; height: 100%; object-fit: cover; border-radius: 50%; }
  .mt-bubble {
    max-width: 78%; padding: 13px 17px; font-size: 15px; line-height: 1.6;
    border-radius: 16px; background: var(--sand); color: var(--text);
    border-bottom-left-radius: 5px;
  }
  .mt-msg.user .mt-bubble {
    background: var(--navy); color: var(--paper);
    border-bottom-left-radius: 16px; border-bottom-right-radius: 5px;
  }
  @keyframes mtIn { from { opacity: 0; transform: translateY(7px); } to { opacity: 1; transform: none; } }

  .mt-dots { display: inline-flex; gap: 4px; align-items: center; height: 10px; }
  .mt-dots i { width: 6px; height: 6px; border-radius: 50%; background: var(--text-muted); animation: mtBlink 1.3s infinite both; }
  .mt-dots i:nth-child(2) { animation-delay: .18s; }
  .mt-dots i:nth-child(3) { animation-delay: .36s; }
  @keyframes mtBlink { 0%, 60%, 100% { opacity: .28; transform: none; } 30% { opacity: 1; transform: translateY(-2px); } }

  .mt-thinking {
    display: none; margin-left: 10px; font-size: 12.5px; color: var(--text-muted); font-style: italic;
  }
  .mt-thinking.show { display: inline; animation: mtFade .5s ease both; }
  @keyframes mtFade { from { opacity: 0; } to { opacity: 1; } }

  .mt-notice {
    font-size: 14px; line-height: 1.6; padding: 13px 17px; border-radius: 10px;
    background: var(--sand); color: var(--text); margin: 0 0 16px;
  }
  .mt-notice.danger { background: var(--burgundy); color: #fff; font-weight: 600; }

  .mt-confirm { background: var(--sand); border-radius: 12px; padding: 18px 20px; margin-bottom: 16px; }
  .mt-confirm p { font-size: 15px; color: var(--navy); font-weight: 600; margin-bottom: 14px; }
  .mt-confirm-actions { display: flex; gap: 10px; flex-wrap: wrap; }
  .mt-confirm-actions .btn { padding: 11px 20px; font-size: 11px; }

  /* ---- attachments ---- */
  .mt-media { display: flex; gap: 10px; flex-wrap: wrap; padding: 4px 2px 14px; }
  .mt-thumb { position: relative; width: 74px; height: 74px; border-radius: 9px; overflow: hidden; border: 1px solid var(--line); background: var(--sand); }
  .mt-thumb img, .mt-thumb video { width: 100%; height: 100%; object-fit: cover; display: block; }
  .mt-thumb .mt-vid {
    position: absolute; left: 5px; bottom: 5px; font-size: 8px; letter-spacing: .1em; text-transform: uppercase;
    font-weight: 700; background: rgba(19,29,37,0.72); color: #fff; padding: 3px 6px; border-radius: 4px;
  }
  .mt-thumb button {
    position: absolute; top: 4px; right: 4px; width: 20px; height: 20px; border: none; border-radius: 50%;
    background: rgba(19,29,37,0.78); color: #fff; font-size: 14px; line-height: 1; cursor: pointer; padding: 0;
  }

  /* ---- composer ---- */
  .mt-compose {
    display: flex; align-items: flex-end; gap: 10px;
    border: 1px solid var(--line); border-radius: 14px; padding: 8px 8px 8px 12px;
    background: var(--paper); transition: border-color .18s ease, box-shadow .18s ease;
  }
  .mt-compose:focus-within { border-color: var(--navy); box-shadow: 0 0 0 3px rgba(31,45,56,0.07); }
  .mt-compose.is-busy { opacity: .6; }
  .mt-compose textarea {
    flex: 1; border: none; outline: none; background: none; resize: none;
    font-family: var(--font-body); font-size: 15px; line-height: 1.5; color: var(--navy);
    padding: 10px 0; max-height: 140px;
  }
  .mt-compose textarea::placeholder { color: #9AA6B0; }
  .mt-attach, .mt-send {
    flex: none; width: 40px; height: 40px; border-radius: 10px; display: grid; place-items: center;
    cursor: pointer; border: none; transition: background .18s ease, color .18s ease;
  }
  .mt-attach { background: var(--sand); color: var(--text-muted); }
  .mt-attach:hover { background: var(--beige); color: var(--navy); }
  .mt-send { background: var(--navy); color: var(--paper); }
  .mt-send:hover { background: var(--navy-ink); }
  .mt-attach svg, .mt-send svg { width: 18px; height: 18px; stroke: currentColor; stroke-width: 1.9; fill: none; }
  .mt-hint { font-size: 12px; color: var(--text-muted); margin-top: 11px; padding-left: 2px; }
  .visually-hidden { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }

  /* ---- outcome ---- */
  .mt-sending { text-align: center; padding: 40px 0; }
  .mt-sending p { color: var(--text-muted); font-size: 15px; margin-top: 14px; }
  .mt-result { text-align: center; padding: 12px 0 8px; }
  .mt-tick {
    width: 58px; height: 58px; margin: 0 auto 20px; border-radius: 50%;
    background: var(--sand); display: grid; place-items: center;
  }
  .mt-tick svg { width: 26px; height: 26px; stroke: var(--navy); stroke-width: 2.2; fill: none; }
  .mt-result.urgent .mt-tick { background: var(--burgundy); }
  .mt-result.urgent .mt-tick svg { stroke: #fff; }
  .mt-result h2 { margin-bottom: 12px; }
  .mt-result p { color: var(--text-muted); font-size: 15.5px; line-height: 1.7; max-width: 480px; margin: 0 auto 18px; }
  .mt-result a { color: var(--burgundy); font-weight: 700; }
  .mt-result ul { list-style: none; display: inline-grid; gap: 7px; text-align: left; margin: 0 auto; }
  .mt-result li { font-size: 13.5px; color: var(--text-muted); padding-left: 18px; position: relative; }
  .mt-result li::before { content: "·"; position: absolute; left: 6px; color: var(--burgundy); font-weight: 800; }
  .mt-result li.warn { color: var(--burgundy); }
  .mt-result.bad .mt-tick { display: none; }
  .mt-again { margin-top: 22px; font-size: 14px; }

  /* ---- sidebar ---- */
  .mt-side { display: grid; gap: 20px; position: sticky; top: 96px; }
  .mt-list { margin: 0 0 16px; gap: 12px; }
  .mt-list li { font-size: 14px; }
  .mt-note { font-size: 13px; color: var(--text-muted); line-height: 1.6; }

  @media (max-width: 1020px) {
    .mt-wrap { grid-template-columns: 1fr; gap: 30px; }
    .mt-side { position: static; }
  }
  @media (max-width: 640px) {
    .mt-section { padding: 40px 0 70px; }
    .mt-card { padding: 24px 20px 26px; border-radius: 13px; }
    .mt-row.two { grid-template-columns: 1fr; gap: 16px; }
    .mt-bubble { max-width: 84%; font-size: 14.5px; }
    .mt-log { max-height: none; }
    .mt-human { margin-left: 0; width: 100%; margin-top: 12px; }
    .mt-who { flex-wrap: wrap; }
  }
  @media (prefers-reduced-motion: reduce) {
    .mt-msg { animation: none; }
    .mt-dots i { animation: none; opacity: .5; }
  }

  /* ================= Agent profile page (agent.html) ================= */
  .ag-hero { background: var(--sand); border-bottom: 1px solid var(--line); padding: 46px 0 0; }
  .ag-head { display: grid; grid-template-columns: 300px 1fr; gap: 48px; align-items: center; padding-bottom: 46px; }
  .ag-portrait {
    border-radius: var(--radius);
    overflow: hidden;
    background: var(--beige-soft);
    box-shadow: var(--shadow);
  }
  .ag-portrait img { width: 100%; aspect-ratio: 1 / 1.16; object-fit: cover; object-position: top center; display: block; }
  .ag-intro h1 {
    font-family: var(--font-display);
    font-weight: 600;
    font-size: clamp(30px, 4vw, 52px);
    line-height: 1.05;
    color: var(--navy);
    margin: 14px 0 10px;
  }
  .ag-role { font-size: 17px; color: var(--burgundy); font-weight: 700; letter-spacing: 0.01em; }
  .ag-langs { font-size: 14px; color: var(--text-muted); margin-top: 10px; }
  .ag-actions { display: flex; gap: 12px; flex-wrap: wrap; margin-top: 28px; }

  .ag-stats {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 24px;
    border-top: 1px solid var(--line);
    padding: 30px 0 34px;
  }
  .ag-stats .n { font-family: var(--font-display); font-size: clamp(22px, 2.4vw, 31px); color: var(--navy); line-height: 1; }
  .ag-stats .l { font-size: 10px; letter-spacing: 0.22em; text-transform: uppercase; font-weight: 600; color: var(--text-muted); margin-top: 9px; }

  .ag-body { padding: 0; }
  .ag-grid { display: grid; grid-template-columns: 1.65fr 1fr; gap: 56px; align-items: start; padding-top: 60px; padding-bottom: 90px; }
  .ag-grid .d-section p { font-size: 16px; line-height: 1.75; }

  /* team cards link through to profiles — the portrait and the name are
     the links, because the tel:/mailto: lines inside cannot be nested */
  a.tm { display: block; color: inherit; transition: transform .22s ease, box-shadow .22s ease; }
  a.tm:hover { transform: translateY(-3px); box-shadow: var(--shadow); }
  a.tphoto { display: block; }
  a.name { display: block; transition: color .18s ease; }
  a.name:hover { color: var(--burgundy); }
  .tm.has-photo:hover .tphoto img { transform: scale(1.04); }
  /* agent names on a property page link to their profile */
  .agent .name a { color: inherit; transition: color .18s ease; }
  .agent .name a:hover { color: var(--burgundy); }

  @media (max-width: 900px) {
    .ag-head { grid-template-columns: 1fr; gap: 28px; }
    .ag-portrait { max-width: 260px; }
    .ag-stats { grid-template-columns: 1fr 1fr; gap: 20px; }
    .ag-grid { grid-template-columns: 1fr; gap: 44px; padding-top: 44px; }
  }

  /* ---- About story: the office clip is landscape 4:3 — its own crop so
     the signage stays in frame (management page keeps the tall crop) ---- */
  .split .photo-stack .main-img.office {
    aspect-ratio: 4 / 3;
    display: block;
    background: var(--sand); /* holds the frame while the poster loads */
  }
  /* On phones the overlapping year card would cover most of a 4:3 frame,
     so it drops below the image and reads as a caption instead. */
  @media (max-width: 640px) {
    .split .photo-stack { display: flex; flex-direction: column; gap: 12px; }
    .split .float-card {
      position: static;
      right: auto; bottom: auto;
      width: 100%;
      padding: 16px 20px;
      box-shadow: none;
      border: 1px solid var(--line);
    }
  }

  /* ================= Open for offers =================
     Shown only where Offerly has a live campaign for the property, so
     these marks always mean the buyer can act right now. The card pill
     borrows the Under Contract treatment — same corner, same shape —
     with the burgundy filled in rather than dotted, because this one is
     an invitation rather than a status. */
  .card .photo .tag-oo {
    position: absolute;
    left: 12px; bottom: 12px;
    z-index: 2;
    display: inline-flex;
    align-items: center;
    gap: 7px;
    background: var(--burgundy);
    color: var(--white);
    font-size: 9.5px;
    font-weight: 700;
    letter-spacing: 0.14em;
    text-transform: uppercase;
    padding: 7px 12px;
    border-radius: 999px;
    box-shadow: 0 6px 18px -8px rgba(19, 29, 37, 0.45);
  }
  .card .photo .tag-oo::before {
    content: "";
    width: 7px; height: 7px;
    border-radius: 50%;
    background: var(--white);
  }

  .d-tag.oo {
    background: var(--burgundy);
    color: var(--white);
    border: 1px solid var(--burgundy);
    margin-left: 8px;
    display: inline-flex;
    align-items: center;
    gap: 8px;
  }
  .d-tag.oo::before {
    content: "";
    width: 8px; height: 8px;
    border-radius: 50%;
    background: var(--white);
  }

  /* Sits at the very top of the sticky card, above the agent — the
     first thing in the column a buyer's eye lands on. */
  .offer-cta {
    padding-bottom: 22px;
    margin-bottom: 22px;
    border-bottom: 1px solid var(--line);
  }
  .offer-cta .btn { width: 100%; margin-top: 0; }
  .offer-cta p {
    margin: 12px 0 0;
    font-size: 12.5px;
    line-height: 1.5;
    color: var(--text-muted);
  }

  /* Maya's hero is a two-column grid, not the absolutely-positioned
     .ph-visual panel. The rule that keeps hero copy clear of that panel
     was resolving to a negative max-width on her portrait column and
     collapsing it to zero — visible only above 1020px, where that rule
     applies. Scoped off here rather than weakening it for other pages. */
  @media (min-width: 1021px) {
    .page-hero.mk-hero .wrap > * { max-width: none; }
    .page-hero.mk-hero .mk-hero-tx { max-width: 620px; }
  }

  /* ================= Maya, the site-wide concierge =================
     assets/concierge.js builds this: a collapsed avatar bottom-right
     that expands into an invitation on a first visit, opening the full
     chat panel in place. Same bubble anatomy as the maintenance chat. */
  .mc-root { position: fixed; right: 22px; bottom: 22px; z-index: 130; font-family: var(--font-body, inherit); }

  .mc-fab {
    display: grid; place-items: center; position: relative;
    width: 56px; height: 56px; border-radius: 50%; padding: 0;
    border: 1px solid var(--line); background: var(--paper); cursor: pointer;
    box-shadow: 0 18px 44px -20px rgba(19,29,37,0.55);
    transition: transform .2s ease, box-shadow .2s ease;
  }
  .mc-fab:hover { transform: translateY(-2px); box-shadow: 0 22px 50px -20px rgba(19,29,37,0.65); }
  .mc-fab img { width: 48px; height: 48px; border-radius: 50%; object-fit: cover; display: block; }
  .mc-dot {
    position: absolute; right: 2px; bottom: 3px; width: 11px; height: 11px;
    border-radius: 50%; background: #3E9B72; border: 2px solid var(--paper);
  }

  .mc-pill {
    /* Floats above the avatar button rather than replacing it — the two
       never overlap, so no animation state can leave the corner crowded. */
    position: absolute; right: 0; bottom: 68px; display: none; align-items: center;
    width: max-content; max-width: calc(100vw - 44px);
    background: var(--paper); border: 1px solid var(--line); border-radius: 999px;
    box-shadow: 0 18px 44px -20px rgba(19,29,37,0.5); white-space: nowrap;
  }
  .mc-pill-body {
    display: flex; align-items: center; gap: 12px; padding: 8px 20px 8px 8px;
    background: none; border: 0; cursor: pointer; text-align: left; font: inherit; color: var(--navy);
  }
  .mc-pill-body img { width: 42px; height: 42px; border-radius: 50%; object-fit: cover; display: block; }
  .mc-pill-t { font-size: 13px; font-weight: 700; color: var(--navy); }
  .mc-pill-s { font-size: 11px; color: var(--text-muted); margin-top: 1px; }
  .mc-pill-x {
    position: absolute; top: -7px; right: -7px; width: 22px; height: 22px;
    border-radius: 50%; border: 1px solid var(--line); background: var(--paper);
    color: var(--text-muted); font-size: 13px; line-height: 1; cursor: pointer; padding: 0;
  }
  .mc-invite .mc-pill { display: flex; animation: mcIn .4s ease; }
  @keyframes mcIn { from { opacity: 0; } to { opacity: 1; } }

  .mc-panel {
    position: absolute; right: 0; bottom: 0; display: none; flex-direction: column;
    width: 352px; height: min(600px, calc(100vh - 48px));
    padding: 0; margin: 0;
    background: var(--paper); border: 1px solid var(--line); border-radius: 16px;
    box-shadow: 0 30px 70px -50px rgba(19,29,37,0.6); overflow: hidden;
  }
  .mc-open .mc-panel { display: flex; animation: mcIn .3s ease; }
  .mc-open .mc-fab, .mc-open .mc-pill { visibility: hidden; }

  .mc-head { display: flex; align-items: center; gap: 12px; padding: 14px 16px; border-bottom: 1px solid var(--line); }
  .mc-head-ava { position: relative; width: 40px; height: 40px; flex: none; }
  .mc-head-ava img { width: 40px; height: 40px; border-radius: 50%; object-fit: cover; display: block; }
  .mc-head-ava .mc-dot { right: 0; bottom: 1px; width: 10px; height: 10px; }
  .mc-head-tx { flex: 1; min-width: 0; }
  .mc-head-t { font-family: var(--font-display); font-size: 14px; color: var(--navy); letter-spacing: .04em; }
  .mc-head-s { font-size: 11px; color: var(--text-muted); margin-top: 2px; }
  .mc-head-x { background: none; border: 0; color: var(--text-muted); font-size: 20px; line-height: 1; cursor: pointer; padding: 4px 6px; }
  .mc-head-x:hover { color: var(--navy); }

  .mc-log { flex: 1; overflow-y: auto; padding: 18px 14px; display: flex; flex-direction: column; gap: 12px; }

  .mc-row { display: flex; gap: 10px; align-items: flex-end; }
  .mc-row > img { width: 30px; height: 30px; border-radius: 50%; object-fit: cover; flex: none; }
  .mc-bub {
    background: var(--sand); color: var(--text);
    border-radius: 16px 16px 16px 5px; padding: 11px 14px;
    font-size: 14px; line-height: 1.6; max-width: 82%;
    overflow-wrap: break-word;
  }
  .mc-bub.mc-user {
    align-self: flex-end; background: var(--navy); color: var(--paper);
    border-radius: 16px 16px 5px 16px;
  }
  .mc-typeon::after { content: "|"; opacity: .6; }
  .mc-typing { display: inline-flex; gap: 4px; padding: 14px 16px; }
  .mc-typing i { width: 6px; height: 6px; border-radius: 50%; background: var(--text-muted); animation: mcDots 1.1s infinite; }
  .mc-typing i:nth-child(2) { animation-delay: .18s; }
  .mc-typing i:nth-child(3) { animation-delay: .36s; }
  @keyframes mcDots { 0%, 60%, 100% { opacity: .35; transform: none; } 30% { opacity: 1; transform: translateY(-3px); } }

  .mc-chips { display: flex; flex-wrap: wrap; gap: 8px; margin-left: 40px; }
  .mc-chip {
    background: var(--paper); border: 1px solid var(--line); border-radius: 999px;
    padding: 8px 14px; font-size: 12.5px; font-weight: 600; color: var(--navy);
    cursor: pointer; font-family: inherit; transition: border-color .15s ease, background .15s ease;
  }
  .mc-chip:hover { border-color: var(--navy); background: var(--sand); }

  .mc-att { margin-left: 40px; }
  .mc-note { font-size: 12px; color: var(--text-muted); }
  .mc-card {
    background: var(--paper); border: 1px solid var(--line); border-radius: 10px;
    padding: 14px 16px; display: flex; flex-direction: column; gap: 8px;
  }
  .mc-card-t { font-size: 13.5px; font-weight: 800; color: var(--navy); }
  .mc-card-b { font-size: 12.5px; line-height: 1.6; color: var(--text); }
  .mc-card-n { font-size: 11px; color: var(--text-muted); border: 1px dashed var(--line); border-radius: 4px; padding: 6px 9px; }
  .mc-listing { padding: 0; overflow: hidden; gap: 0; }
  .mc-photo { width: 100%; height: 118px; object-fit: cover; display: block; background: var(--sand); }
  .mc-card-in { padding: 12px 14px; display: flex; flex-direction: column; gap: 3px; }
  .mc-price { font-size: 15px; font-weight: 800; color: var(--navy); }
  .mc-addr { font-size: 12.5px; color: var(--text-muted); }
  .mc-spec { font-size: 11.5px; font-weight: 600; color: var(--navy); margin-top: 3px; }
  .mc-acts { display: flex; gap: 8px; margin-top: 9px; flex-wrap: wrap; }
  .mc-btn {
    font-size: 9px; font-weight: 700; letter-spacing: .12em; padding: 8px 13px;
    border-radius: 2px; cursor: pointer; text-decoration: none; font-family: inherit;
    display: inline-block;
  }
  .mc-btn-navy { background: var(--navy); color: var(--paper); border: 1px solid var(--navy); }
  .mc-btn-navy:hover { background: #16222b; }
  .mc-btn-line { background: none; border: 1px solid rgba(31,45,56,0.28); color: var(--navy); }
  .mc-btn-line:hover { border-color: var(--navy); background: var(--sand); }

  .mc-confirm { background: var(--sand); border-color: transparent; }
  .mc-conf-t { display: flex; align-items: center; gap: 9px; font-size: 13.5px; font-weight: 800; color: var(--navy); }
  .mc-conf-t svg { width: 20px; height: 20px; flex: none; background: var(--navy); color: var(--paper); border-radius: 50%; padding: 4px; }
  .mc-hot { background: var(--burgundy); }
  .mc-hot .mc-conf-t { color: var(--paper); }
  .mc-hot .mc-conf-t svg { background: var(--paper); color: var(--burgundy); }
  .mc-hot .mc-card-b { color: var(--beige); }

  .mc-compose { display: flex; align-items: center; gap: 10px; margin: 10px 14px 0; padding: 6px 6px 6px 14px; border: 1px solid var(--line); border-radius: 14px; }
  .mc-input { flex: 1; border: 0; background: none; font: inherit; font-size: 14px; color: var(--navy); outline: none; min-width: 0; }
  .mc-input::placeholder { color: var(--text-muted); }
  .mc-send {
    width: 38px; height: 38px; border-radius: 10px; border: 0; background: var(--navy);
    color: var(--paper); display: grid; place-items: center; cursor: pointer; flex: none;
  }
  .mc-send:disabled { opacity: .5; cursor: default; }
  .mc-send svg { width: 16px; height: 16px; }
  .mc-foot { font-size: 10px; color: var(--text-muted); text-align: center; padding: 8px 16px 12px; }

  @media (max-width: 520px) {
    .mc-root { right: 12px; bottom: 12px; }
    .mc-panel { position: fixed; left: 10px; right: 10px; bottom: 10px; width: auto; height: min(560px, calc(100dvh - 80px)); }
  }
  @media (prefers-reduced-motion: reduce) {
    .mc-invite .mc-pill, .mc-open .mc-panel { animation: none; }
    .mc-fab, .mc-fab:hover { transition: none; transform: none; }
  }

  /* ---- Management dropdown in the top nav ---- */
  .nav-links li { position: relative; }
  .nav-links .has-sub > a { display: inline-flex; align-items: center; gap: 6px; }
  .nav-links .car { width: 10px; height: 10px; stroke: currentColor; stroke-width: 2.2; fill: none; opacity: .7; transition: transform .25s ease; }
  .nav-links .has-sub:hover .car { transform: rotate(180deg); }
  .nav-sub {
    position: absolute; top: 100%; left: 50%;
    transform: translateX(-50%) translateY(8px);
    min-width: 252px; padding: 10px 0; margin-top: 12px;
    background: var(--paper); border: 1px solid var(--line); border-radius: 10px;
    box-shadow: 0 24px 54px -28px rgba(19,29,37,0.45);
    list-style: none; z-index: 300;
    opacity: 0; visibility: hidden;
    transition: opacity .22s ease, transform .22s ease, visibility 0s linear .22s;
  }
  .nav-sub::before { content: ""; position: absolute; left: 0; right: 0; top: -14px; height: 14px; }
  .has-sub:hover .nav-sub, .has-sub:focus-within .nav-sub {
    opacity: 1; visibility: visible; transform: translateX(-50%) translateY(0); transition-delay: 0s;
  }
  .nav-sub a { display: block; padding: 11px 22px; font-size: 11px; letter-spacing: 0.14em; color: var(--navy); opacity: 1; }
  .nav-sub a::after { display: none; }
  .nav-sub a:hover { background: var(--sand); color: var(--burgundy); }
  .mobile-menu .car { display: none; }
  .mobile-menu a.sub-link { font-size: 13px; opacity: .75; padding-left: 16px; }
  @media (prefers-reduced-motion: reduce) { .nav-sub, .nav-links .car { transition: none; } }

  /* ---- 360° inspections: the standout differentiator ---- */
  .feat-360 {
    display: flex; align-items: center; gap: 26px;
    background: var(--navy); border-radius: var(--radius);
    padding: 30px 36px; margin-bottom: 20px;
    position: relative; overflow: hidden;
  }
  .feat-360::before {
    content: "360°"; position: absolute; right: 8px; top: 50%; transform: translateY(-50%);
    font-family: var(--font-display); font-size: 110px; line-height: 1;
    color: rgba(252,250,247,0.05); pointer-events: none;
  }
  .f360-ico { width: 64px; height: 64px; flex: none; border-radius: 50%; background: var(--burgundy); display: grid; place-items: center; }
  .f360-ico svg { width: 34px; height: 34px; stroke: var(--paper); stroke-width: 1.5; fill: none; }
  .f360-tx { position: relative; }
  .f360-tx h3 { font-family: var(--font-display); font-weight: 600; font-size: 17px; letter-spacing: 0.08em; color: var(--white); margin-bottom: 8px; }
  .f360-tx p { font-size: 15px; line-height: 1.65; color: var(--beige); max-width: 640px; margin: 0; }
  .f360-tx p b { color: var(--white); }
  .f360-tag {
    margin-left: auto; flex: none; position: relative;
    font-family: var(--font-display); font-size: 9px; letter-spacing: 0.22em; text-transform: uppercase;
    color: var(--beige); border: 1px solid rgba(231,220,203,0.4); border-radius: 999px; padding: 11px 18px;
  }
  @media (max-width: 900px) {
    .feat-360 { flex-direction: column; align-items: flex-start; gap: 18px; padding: 26px; }
    .f360-tag { margin-left: 0; }
    .feat-360::before { display: none; }
  }

  /* ---- 360° row in the comparison table ---- */
  .cmp-panel tr.r360 td { background: var(--sand); }
  .cmp-panel tr.r360 td:first-child { border-left: 3px solid var(--burgundy); }
  .cmp-panel tr.r360 td b { color: var(--burgundy); }

  /* ---- footer credit ---- */
  .foot-bottom .built-by { font-size: 10.5px; opacity: 0.55; }
  .foot-bottom .built-by a { color: inherit; border-bottom: 1px solid currentColor; padding-bottom: 1px; transition: color .2s ease; }
  .foot-bottom .built-by a:hover { color: var(--beige); }

  /* ================= Comparison dial (management.html) =================
     One slider moves between Legal Minimum, Standard Agency and Wemark;
     the chips light up and the count follows. Chip state is set by
     app.js as .on / .off / .hot. */
  .cx { display: grid; grid-template-columns: 300px minmax(0, 1fr); gap: 56px; align-items: start; margin-top: 8px; }

  .cx-count { font-family: var(--font-display); font-size: 72px; line-height: 1; color: var(--navy); }
  .cx-count span { font-size: 28px; color: var(--text-muted); }
  .cx-level { font-family: var(--font-display); font-size: 11px; letter-spacing: 0.28em; text-transform: uppercase; color: var(--burgundy); margin-top: 12px; }

  .cx-dial { margin-top: 32px; }
  .cx-dial input[type="range"] {
    -webkit-appearance: none; appearance: none;
    width: 100%; height: 4px; border-radius: 2px;
    background: rgba(31,45,56,0.15); outline: none; cursor: pointer;
  }
  .cx-dial input[type="range"]::-webkit-slider-thumb {
    -webkit-appearance: none; appearance: none;
    width: 30px; height: 30px; border-radius: 50%;
    background: var(--burgundy); border: 4px solid var(--paper);
    box-shadow: 0 6px 18px -6px rgba(22,34,43,0.5); cursor: grab;
  }
  .cx-dial input[type="range"]::-moz-range-thumb {
    width: 24px; height: 24px; border-radius: 50%;
    background: var(--burgundy); border: 4px solid var(--paper);
    box-shadow: 0 6px 18px -6px rgba(22,34,43,0.5); cursor: grab;
  }
  .cx-dial input[type="range"]:focus-visible { outline: 2px solid var(--burgundy); outline-offset: 6px; }

  .cx-steps { display: flex; justify-content: space-between; gap: 8px; margin-top: 14px; }
  .cx-steps button {
    flex: 1; background: none; border: 0; padding: 4px 0; cursor: pointer;
    font-family: var(--font-display); font-size: 8px; letter-spacing: 0.18em;
    text-transform: uppercase; color: var(--text-muted); line-height: 1.7;
    transition: color .25s ease;
  }
  .cx-steps button:first-child { text-align: left; }
  .cx-steps button:last-child { text-align: right; }
  .cx-steps button.on { color: var(--burgundy); }
  .cx-hint { font-size: 13.5px; line-height: 1.65; color: var(--text-muted); margin-top: 28px; max-width: 270px; }

  .cx-main .cmp-tabs { margin-bottom: 18px; }
  .cx-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 10px; }
  .cx-chip {
    display: flex; align-items: center; gap: 11px;
    padding: 13px 16px; border-radius: 8px;
    font-size: 13px; font-weight: 600; line-height: 1.4;
    background: var(--paper); border: 1px solid var(--line); color: var(--navy);
    transition: background .3s ease, border-color .3s ease, color .3s ease;
  }
  .cx-chip::before {
    content: ""; width: 20px; height: 20px; border-radius: 50%; flex: none;
    background: var(--navy) url("data:image/svg+xml;charset=utf-8,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23FCFAF7' stroke-width='2.6' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M4 12.5 9.5 18 20 6'/%3E%3C/svg%3E") center / 11px no-repeat;
    transition: background .3s ease, border-color .3s ease;
  }
  .cx-chip.off { background: none; border-style: dashed; border-color: rgba(31,45,56,0.22); color: var(--text-muted); }
  .cx-chip.off::before { background: none; border: 1.5px dashed rgba(31,45,56,0.3); }
  .cx-chip.hot { background: var(--burgundy); border-color: var(--burgundy); color: var(--white); }
  .cx-chip.hot::before {
    background: var(--paper) url("data:image/svg+xml;charset=utf-8,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%236B3A3B' stroke-width='2.6' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M4 12.5 9.5 18 20 6'/%3E%3C/svg%3E") center / 11px no-repeat;
  }

  @media (max-width: 1020px) {
    .cx { grid-template-columns: 1fr; gap: 34px; }
    .cx-hint { max-width: none; }
    .cx-count { font-size: 60px; }
  }
  @media (max-width: 700px) {
    .cx-grid { grid-template-columns: 1fr; }
  }
  @media (prefers-reduced-motion: reduce) {
    .cx-chip, .cx-chip::before, .cx-steps button { transition: none; }
  }

  /* ---- legal pages + footer legal links ---- */
  .legal-prose { max-width: 760px; font-size: 15px; line-height: 1.75; color: var(--text); }
  .legal-prose h2 { font-family: var(--font-display); font-weight: 600; font-size: 17px; color: var(--navy); margin: 34px 0 10px; }
  .legal-prose p { margin: 0 0 14px; }
  .legal-prose ul { margin: 0 0 14px; padding-left: 22px; }
  .legal-prose li { margin-bottom: 7px; }
  .foot-legal { display: flex; gap: 16px; }
  .foot-legal a { color: inherit; opacity: 0.65; font-size: 12px; }
  .foot-legal a:hover { opacity: 1; color: var(--beige); }

  /* ---- suburb pages + areas hub ---- */
  .loc-grid { display: grid; grid-template-columns: minmax(0, 1fr) 320px; gap: 56px; align-items: start; }
  .loc-intro .kicker { margin-bottom: 16px; }
  .loc-intro p { font-size: 16px; line-height: 1.75; color: var(--text); margin: 0 0 16px; max-width: 640px; }
  .loc-card {
    background: var(--paper); border: 1px solid var(--line); border-radius: 10px;
    padding: 24px 26px; display: flex; flex-direction: column;
  }
  .loc-card h3 { font-family: var(--font-display); font-weight: 600; font-size: 11px; letter-spacing: 0.22em; color: var(--burgundy); margin-bottom: 12px; }
  .loc-card a { display: block; padding: 12px 0; border-top: 1px solid var(--line); font-size: 14px; font-weight: 600; color: var(--navy); }
  .loc-card a:hover { color: var(--burgundy); }
  .loc-near { display: flex; flex-wrap: wrap; gap: 10px 24px; align-items: center; border-top: 1px solid var(--line); padding-top: 24px; }
  .loc-near span { font-family: var(--font-display); font-size: 9px; letter-spacing: 0.26em; color: var(--text-muted); }
  .loc-near a { font-size: 13.5px; font-weight: 600; color: var(--navy); }
  .loc-near a:hover { color: var(--burgundy); }
  .loc-near a.all { color: var(--burgundy); }
  .loc-tiles { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 16px; }
  .loc-tile {
    background: var(--paper); border: 1px solid var(--line); border-radius: 10px;
    padding: 20px 22px; transition: transform .2s ease, box-shadow .2s ease;
  }
  .loc-tile:hover { transform: translateY(-3px); box-shadow: 0 18px 34px -22px rgba(22,34,43,0.4); }
  .lt-top { display: flex; justify-content: space-between; align-items: baseline; margin-bottom: 8px; }
  .lt-top b { font-family: var(--font-display); font-weight: 600; font-size: 15px; color: var(--navy); }
  .lt-top span { font-size: 11px; color: var(--text-muted); }
  .loc-tile p { font-size: 13px; line-height: 1.6; color: var(--text-muted); margin: 0; }
  @media (max-width: 1020px) {
    .loc-grid { grid-template-columns: 1fr; gap: 30px; }
    .loc-tiles { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  }
  @media (max-width: 620px) { .loc-tiles { grid-template-columns: 1fr; } }
  @media (prefers-reduced-motion: reduce) { .loc-tile { transition: none; } }