/**
 * Simpson Real Estate Services — chrome + section components.
 *
 * Loaded after tokens.css. Header/footer first, then per-section styles
 * (added as sections are built). Figma file: sK7c0qxHSDP3K3uaStrzSI.
 */

/* ============================================================= HEADER */

.site-header {
	position: sticky;
	top: 0;
	z-index: 100;
	background: var(--c-white);
	border-bottom: 1px solid var(--c-border);
}
.site-header__inner {
	display: flex;
	align-items: center;
	justify-content: space-between;
	min-height: 78px;
	gap: 32px;
}
/* flex-shrink:0 all the way down: the img is sized by height with width:auto, so
   any shrink applied to an ancestor compresses the wordmark horizontally instead
   of scaling it. Nothing added to the header may squash the logo. */
.site-branding { display: flex; align-items: center; flex-shrink: 0; }
.site-logo { display: inline-flex; align-items: center; flex-shrink: 0; }
.site-logo img { height: 68px; width: auto; flex-shrink: 0; display: block; }

.main-navigation { display: flex; align-items: center; gap: 40px; }
.nav-panel { display: flex; align-items: center; gap: 40px; }
.primary-menu {
	display: flex;
	align-items: center;
	gap: 36px;
	list-style: none;
}
.primary-menu a {
	color: var(--c-navy);
	font-size: 15px;
	font-weight: 500;
}
.primary-menu a:hover,
.primary-menu .current-menu-item > a { color: var(--c-orange); }

.site-header__cta { padding: 13px 24px; }

.menu-toggle { display: none; }

/* ====================================================== PAGE HERO (inner) */

.page-hero {
	position: relative;
	overflow: hidden;
	background: var(--c-navy-hero);
	color: var(--c-white);
	padding: clamp(96px, 13vh, 150px) 0 clamp(64px, 9vh, 110px);
}
/* Figma patterned hero (About / Properties / Contact / News) — reuses the shared
   blueprint grid tile that .milestones also uses. */
.page-hero::before {
	content: "";
	position: absolute;
	inset: 0;
	background-image: url("../images/figma/milestones-grid.png");
	background-repeat: repeat-y;
	background-position: left top;
	background-size: 100% auto;
	pointer-events: none;
}
.page-hero .container { position: relative; z-index: 1; }
.page-hero__heading {
	font-size: clamp(40px, 5.4vw, 64px);
	font-weight: 800;
	color: var(--c-white);
	letter-spacing: -0.03em;
	line-height: 1.05;
	max-width: 18ch;
}
.page-hero__subhead {
	margin-top: 18px;
	max-width: 640px;
	font-size: 18px;
	line-height: 1.55;
	color: var(--c-on-dark);
}

/* ============================================================= FOOTER */

.site-footer {
	position: relative;
	background: var(--c-navy);
	color: var(--c-on-dark);
	overflow: hidden;
}
.site-footer__bg {
	position: absolute;
	inset: 0;
	background-size: cover;
	background-position: center bottom;
	opacity: 0.5;
	mix-blend-mode: soft-light;
	pointer-events: none;
}
.site-footer .container { position: relative; z-index: 1; }

.footer-banner {
	display: flex;
	align-items: center;
	justify-content: space-between;
	gap: 60px;
	padding: 80px 0;
	border-bottom: 1px solid rgba(255, 255, 255, 0.1);
}
.footer-banner__years { text-align: center; flex: none; }
.footer-banner__serving,
.footer-banner__yrs {
	margin: 0;
	font-weight: 900;
	font-size: clamp(18px, 2vw, 28px);
	letter-spacing: 0.08em;
	line-height: 1.2;
	color: var(--c-white);
}
.footer-banner__100 {
	margin: 0;
	font-weight: 900;
	font-size: clamp(110px, 14vw, 180px);
	line-height: 0.9;
	letter-spacing: -0.06em;
	color: var(--c-orange);
}
.footer-banner__pitch { max-width: 560px; }
.footer-banner__tagline {
	margin: 8px 0;
	font-size: clamp(28px, 3vw, 36px);
	font-weight: 700;
	letter-spacing: -0.02em;
	line-height: 1.15;
	color: var(--c-white);
}
.footer-banner__blurb { color: rgba(255, 255, 255, 0.65); font-size: 16px; }

.footer-nav { display: flex; gap: 80px; padding: 64px 0; }
.footer-col { flex: 1; min-width: 0; }
.footer-col--brand { width: 320px; flex: none; }
.footer-logo { display: inline-block; }
.footer-logo img { height: 45px; width: auto; margin-bottom: 20px; }
.footer-address {
	font-style: normal;
	color: rgba(255, 255, 255, 0.5);
	font-size: 14px;
	line-height: 1.7;
}
.footer-address a { color: rgba(255, 255, 255, 0.5); }
.footer-address a:hover { color: var(--c-white); }
.footer-col__heading {
	margin: 0 0 16px;
	color: var(--c-orange);
	font-size: 12px;
	font-weight: 600;
	letter-spacing: 0.1em;
	text-transform: uppercase;
}
.footer-col__menu { list-style: none; display: flex; flex-direction: column; gap: 16px; }
.footer-col__menu a { color: rgba(255, 255, 255, 0.85); font-size: 15px; font-weight: 500; }
.footer-col__menu a:hover { color: var(--c-white); }

.footer-bottom {
	display: flex;
	align-items: center;
	justify-content: space-between;
	gap: 20px;
	padding: 32px 0;
	border-top: 1px solid rgba(255, 255, 255, 0.1);
	font-size: 13px;
}
.footer-bottom__copy { margin: 0; color: rgba(255, 255, 255, 0.5); }
.footer-bottom__links { display: flex; gap: 24px; flex-wrap: wrap; }
.footer-bottom__links a { color: rgba(255, 255, 255, 0.65); font-weight: 500; }
.footer-bottom__links a:hover { color: var(--c-white); }

/* ============================================== GRAVITY FORMS (Simpson) */

.gf-simpson .gform_wrapper { margin: 0; }
.gf-simpson .gform_required_legend { display: none; }
.gf-simpson .gfield_label {
	font-size: 12px;
	font-weight: 600;
	letter-spacing: 0.06em;
	text-transform: uppercase;
	color: var(--c-navy);
	margin-bottom: 8px;
	display: block;
}
.gf-simpson .ginput_container input,
.gf-simpson .ginput_container select,
.gf-simpson .ginput_container textarea {
	width: 100%;
	padding: 14px 16px;
	border: 1px solid var(--c-border);
	border-radius: var(--radius);
	font-family: var(--font-sans);
	font-size: 15px;
	color: var(--c-navy);
	background: var(--c-white);
}
.gf-simpson .ginput_container textarea { min-height: 92px; resize: vertical; }
.gf-simpson .ginput_container input:focus,
.gf-simpson .ginput_container select:focus,
.gf-simpson .ginput_container textarea:focus {
	outline: none;
	border-color: var(--c-orange);
	box-shadow: 0 0 0 3px rgba(234, 90, 43, 0.12);
}
.gf-simpson .gform_footer { margin-top: 8px; padding: 0; }
/* Style the submit button directly. !important + extra specificity so the
   Simpson orange beats Gravity Forms' own theme CSS (loaded after main.css). */
.gf-simpson .gform_wrapper .gform_footer input[type="submit"],
.gf-simpson .gform_wrapper input.gform_button,
.gf-simpson .gform_footer .btn {
	width: 100%;
	display: inline-flex;
	align-items: center;
	justify-content: center;
	padding: 18px 32px !important;
	border: 0 !important;
	border-radius: var(--radius) !important;
	background: var(--c-orange) !important;
	color: var(--c-white) !important;
	font-family: var(--font-sans);
	font-size: 15px;
	font-weight: 600;
	letter-spacing: 0.02em;
	line-height: 1;
	cursor: pointer;
	transition: background-color 0.18s ease;
}
.gf-simpson .gform_wrapper .gform_footer input[type="submit"]:hover,
.gf-simpson .gform_wrapper input.gform_button:hover,
.gf-simpson .gform_footer .btn:hover { background: var(--c-orange-dark) !important; }
/* Flexbox layout with !important so it beats Gravity Forms' own CSS grid
   (which loads after main.css). gf-half fields pair up; the rest go full-width. */
.gf-simpson .gform_fields { display: flex !important; flex-wrap: wrap; gap: 18px; margin: 0; padding: 0; list-style: none; }
.gf-simpson .gform_fields > .gfield { flex: 1 1 100% !important; max-width: 100%; min-width: 0; margin: 0; }
.gf-simpson .gform_fields > .gfield.gf-half { flex: 1 1 calc(50% - 9px) !important; max-width: calc(50% - 9px); }
.gf-simpson .gform_fields > .gfield.gform_hidden { display: none !important; }
.gf-simpson .validation_message { color: #c0341d; font-size: 13px; margin-top: 6px; }
@media (max-width: 540px) { .gf-simpson .gform_fields > .gfield.gf-half { flex-basis: 100% !important; max-width: 100%; } }

/* dark variant (navy lead form) */
.gf-simpson--navy .gfield_label { color: rgba(255, 255, 255, 0.85); }
.gf-simpson--navy .ginput_container input,
.gf-simpson--navy .ginput_container select,
.gf-simpson--navy .ginput_container textarea {
	background: rgba(255, 255, 255, 0.06);
	border-color: rgba(255, 255, 255, 0.18);
	color: var(--c-white);
}
.gf-simpson--navy .ginput_container input::placeholder,
.gf-simpson--navy .ginput_container textarea::placeholder { color: rgba(255, 255, 255, 0.4); }

.gf-simpson__placeholder {
	padding: 24px;
	border: 1px dashed var(--c-border);
	border-radius: var(--radius);
	color: var(--c-muted);
	text-align: center;
}

/* ============================================================ RESPONSIVE */

@media (max-width: 900px) {
	.menu-toggle {
		display: inline-flex;
		align-items: center;
		justify-content: center;
		width: 44px;
		height: 44px;
		background: transparent;
		border: 0;
		cursor: pointer;
		order: 3;
	}
	.menu-toggle__bars,
	.menu-toggle__bars::before,
	.menu-toggle__bars::after {
		display: block;
		width: 24px;
		height: 2px;
		background: var(--c-navy);
		position: relative;
		transition: transform .2s ease, opacity .2s ease;
	}
	.menu-toggle__bars::before { content: ""; position: absolute; top: -7px; left: 0; }
	.menu-toggle__bars::after  { content: ""; position: absolute; top: 7px; left: 0; }
	.main-navigation[data-open="true"] .menu-toggle__bars { background: transparent; }
	.main-navigation[data-open="true"] .menu-toggle__bars::before { transform: translateY(7px) rotate(45deg); }
	.main-navigation[data-open="true"] .menu-toggle__bars::after  { transform: translateY(-7px) rotate(-45deg); }

	.main-navigation { gap: 0; }

	/* The dropdown is the panel itself — links and CTA are laid out inside it, so
	   neither can leak back into the header row and shrink the branding. It hangs
	   off .site-header (position: sticky = the containing block). */
	.nav-panel {
		display: none;
		position: absolute;
		left: 0;
		right: 0;
		top: 100%;
		flex-direction: column;
		align-items: stretch;
		gap: 0;
		background: var(--c-white);
		border-top: 1px solid var(--c-border);
		box-shadow: 0 14px 24px rgba(14, 27, 50, 0.08);
		padding: 8px 0;
	}
	.main-navigation[data-open="true"] .nav-panel { display: flex; }
	.nav-panel .primary-menu { flex-direction: column; gap: 0; }
	.nav-panel .primary-menu li { padding: 0 var(--gutter); }
	.nav-panel .primary-menu a { display: block; padding: 14px 0; }
	.nav-panel .site-header__cta {
		margin: 12px var(--gutter) 16px;
		justify-content: center;
	}

	.footer-banner { flex-direction: column; align-items: flex-start; gap: 32px; padding: 56px 0; }
	.footer-banner__years { text-align: left; align-self: center; }
	.footer-nav { flex-wrap: wrap; gap: 40px; padding: 48px 0; }
	.footer-col--brand { width: 100%; }
	.footer-bottom { flex-direction: column; align-items: flex-start; gap: 12px; }
}

/* ============================================================== HOME: HERO */

.hero {
	position: relative;
	min-height: 780px;
	display: flex;
	flex-direction: column;
	justify-content: space-between;
	background: var(--c-navy-hero);
	overflow: hidden;
}
.hero__bg { position: absolute; inset: 0; z-index: 0; }
.hero__media { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center top; }
/* The video sits on top of the still and only fades up once it is genuinely
   playing, so a slow or blocked autoplay degrades to the still rather than to a
   blank panel — and the hand-off reads as a dissolve instead of a jump cut. */
.hero__video { opacity: 0; transition: opacity 900ms ease; }
.hero__video.is-playing { opacity: 1; }
@media (prefers-reduced-motion: reduce) {
	.hero__video { display: none; }
}
.hero__overlay {
	position: absolute;
	inset: 0;
	background:
		linear-gradient(to right, rgba(0,0,0,0.40), rgba(0,0,0,0.23) 50%, rgba(0,0,0,0.11)),
		linear-gradient(149deg, rgba(26,54,96,0.85) 0%, rgba(30,77,140,0.85) 38%, rgba(24,95,165,0.46) 76%);
}
.hero__inner { position: relative; z-index: 1; padding-top: 135px; padding-bottom: 40px; }
.hero__content { max-width: 720px; color: var(--c-white); }
.hero__badge {
	display: inline-flex;
	align-items: center;
	gap: 10px;
	border: 1px solid rgba(234, 90, 43, 0.6);
	border-radius: 100px;
	padding: 8px 16px;
	color: var(--c-orange);
	font-size: 12px;
	font-weight: 600;
	letter-spacing: 0.12em;
}
.hero__badge-dot { width: 6px; height: 6px; border-radius: 50%; background: var(--c-orange); }
.hero__heading {
	margin: 24px 0;
	font-size: clamp(46px, 7.2vw, 104px);
	font-weight: 900;
	line-height: 0.95;
	letter-spacing: -0.03em;
	color: var(--c-white);
	text-shadow: 0 4px 20px rgba(0, 0, 0, 0.3);
}
.hero__subhead { max-width: 640px; margin-bottom: 32px; font-size: 18px; line-height: 1.55; color: rgba(255, 255, 255, 0.9); }
.hero__ctas { display: flex; gap: 16px; flex-wrap: wrap; }

.hero__stats {
	position: relative;
	z-index: 1;
	display: flex;
	justify-content: space-between;
	gap: 24px;
	border-top: 1px solid rgba(255, 255, 255, 0.15);
	padding: 24px 0 40px;
}
.hero-stat { display: flex; align-items: center; gap: 16px; }
/* tabular-nums keeps every digit the same advance width, so the count-up tickers
   (main.js) don't wobble sub-pixel as the digits change. Paired with the
   min-width pin in the JS, which stops the box resizing as digits are gained. */
.hero-stat__value,
.prop-stat__value,
.prop-hero-stat__value { font-variant-numeric: tabular-nums; }
.hero-stat__value { font-size: 36px; font-weight: 700; letter-spacing: -0.02em; color: var(--c-white); }
.hero-stat__label { max-width: 150px; font-size: 11px; font-weight: 500; letter-spacing: 0.1em; text-transform: uppercase; color: rgba(255, 255, 255, 0.6); }

/* ============================== HISTORY CAROUSEL (About story + reused bits) */

.history-slide { position: absolute; inset: 0; margin: 0; opacity: 0; transition: opacity 0.45s ease; }
.history-slide.is-active { opacity: 1; }
.history-slide img { width: 100%; height: 100%; object-fit: cover; }
.history-slide__grad { position: absolute; inset: 0; background: linear-gradient(161deg, rgba(14,27,50,0) 55%, rgba(14,27,50,0.61) 86%); }
.history-carousel__arrows { position: absolute; right: 24px; bottom: 24px; display: flex; gap: 12px; z-index: 2; }
.hc-arrow { width: 48px; height: 48px; border-radius: 999px; display: inline-flex; align-items: center; justify-content: center; font-size: 18px; cursor: pointer; transition: transform 0.15s ease; }
.hc-arrow:hover { transform: scale(1.06); }
.hc-arrow--prev { background: rgba(255, 255, 255, 0.15); border: 1px solid rgba(255, 255, 255, 0.3); color: var(--c-white); }
.hc-arrow--next { background: var(--c-white); border: 1px solid var(--c-white); color: var(--c-navy); }
.hc-cap { display: none; }
.hc-cap.is-active { display: block; }

/* ================================================= HOME: MILESTONES (navy) */

/* Lighter "navy-hero" band (#1a3660). Two layers behind the content: the Figma
   blueprint grid exported from the design — scaled to full width (aspect kept, so
   cells stay square) and tiled down the Y axis to fill the band (::before; the
   tile is 9 cells / 432px tall so the vertical repeat is seamless) — and an orange
   dot-matrix accent (::after): a 180px-wide column inset 40px from the top, right
   and bottom edges (the Figma "Dot Pattern" box), fading out toward the right. */
.milestones {
	position: relative;
	background: var(--c-navy-hero);
	overflow: hidden;
}
.milestones::before {
	content: "";
	position: absolute;
	inset: 0;
	background-image: url("../images/figma/milestones-grid.png");
	background-repeat: repeat-y;
	background-position: left top;
	background-size: 100% auto;
	pointer-events: none;
}
.milestones::after {
	content: "";
	position: absolute;
	top: 40px;
	right: 40px;
	bottom: 40px;
	width: 180px;            /* 10 columns of 18px — the Figma dot box */
	/* Dot fill 45% (Figma brightest column), fading right to ~2% via the mask:
	   ~45% left → ~19% mid → ~2% right, matching the Figma per-column opacities. */
	background-image: radial-gradient(rgba(234, 90, 43, 0.45) 1px, transparent 1.5px);
	background-size: 18px 18px;
	-webkit-mask-image: linear-gradient(to right, #000 0%, rgba(0, 0, 0, 0.42) 50%, rgba(0, 0, 0, 0.05) 100%);
	        mask-image: linear-gradient(to right, #000 0%, rgba(0, 0, 0, 0.42) 50%, rgba(0, 0, 0, 0.05) 100%);
	pointer-events: none;
}
.milestones .container { position: relative; z-index: 1; }

.milestones__head { max-width: 820px; margin: 0 auto 64px; text-align: center; }
.milestones__head .eyebrow { display: block; }
.milestones__heading { color: var(--c-white); }
.milestones__intro { margin: 20px 0 0; font-size: 17px; line-height: 1.6; color: rgba(255, 255, 255, 0.7); }

.milestones__timeline {
	list-style: none;
	position: relative;
	display: grid;
	grid-template-columns: repeat(4, 1fr);
	gap: 32px;
	padding-top: 60px;
}
/* Orange timeline line — bleeds off the left edge of the viewport and ends at
   the right content edge (left: 50% - 50vw is the standard full-bleed trick). */
.milestones__timeline::before {
	content: "";
	position: absolute;
	top: 19px;
	left: calc(50% - 50vw);
	right: 0;
	height: 2px;
	background: var(--c-orange);
}
/* Right-pointing arrowhead at the end of the line */
.milestones__timeline::after {
	content: "";
	position: absolute;
	top: 14px;
	right: -1px;
	width: 0;
	height: 0;
	border-top: 6px solid transparent;
	border-bottom: 6px solid transparent;
	border-left: 11px solid var(--c-orange);
}
.milestone { position: relative; text-align: center; }
/* Ring node sitting on the line: orange ring + orange centre dot */
.milestone__dot {
	position: absolute;
	top: -48px;
	left: 50%;
	transform: translateX(-50%);
	width: 16px;
	height: 16px;
	border: 2px solid var(--c-orange);
	border-radius: 50%;
	background: var(--c-navy-hero);
	transition: transform 0.2s ease, background-color 0.2s ease, box-shadow 0.2s ease;
}
.milestone__dot::after {
	content: "";
	position: absolute;
	top: 50%;
	left: 50%;
	transform: translate(-50%, -50%);
	width: 6px;
	height: 6px;
	border-radius: 50%;
	background: var(--c-orange);
	transition: background-color 0.2s ease;
}
/* Hover the milestone column → the marker grows, fills, and glows */
.milestone:hover .milestone__dot {
	transform: translateX(-50%) scale(1.35);
	background: var(--c-orange);
	box-shadow: 0 0 0 6px rgba(234, 90, 43, 0.18);
}
.milestone:hover .milestone__dot::after { background: var(--c-white); }
.milestone:hover .milestone__year { color: var(--c-orange-dark); }
.milestone__year { margin: 0 0 8px; font-size: 32px; font-weight: 900; letter-spacing: -0.02em; color: var(--c-orange); }
.milestone__title { margin: 0 0 8px; font-size: 17px; font-weight: 600; color: var(--c-white); }
.milestone__text { margin: 0; font-size: 14px; line-height: 1.5; color: rgba(255, 255, 255, 0.65); }

/* ========================================================= HOME: SERVICES */

.services__head { max-width: 900px; margin-bottom: 64px; }
.services__intro { margin-top: 20px; max-width: 820px; }
/* 3-up grid inside the 1280 content box (Figma "What We Do", node 134:723):
   410px columns on a 24px gutter, 64px between rows. Cards stretch to a common
   row height and center their content vertically, as the design does. */
.service-grid {
	display: grid;
	grid-template-columns: repeat(3, 1fr);
	gap: 64px 24px;
}
.service-card {
	display: flex;
	flex-direction: column;
	justify-content: center;
	padding: 40px 36px;
	background: var(--c-cream);
	/* The orange cap sits above the cream field, full card width. */
	border-top: 3px solid var(--c-orange);
}
/* Oversized ghosted numeral — decorative, hidden from AT in the markup. */
.service-card__num { font-size: 48px; font-weight: 700; line-height: 1; letter-spacing: -0.02em; color: #d5dae1; }
.service-card__title { margin: 26px 0 0; font-size: 22px; font-weight: 700; line-height: 1.25; color: var(--c-navy); }
.service-card__rule { display: block; width: 28px; height: 2px; margin: 20px 0 22px; background: var(--c-orange); }
.service-card__body { margin: 0; font-size: 15px; line-height: 1.6; color: var(--c-body); }
/* Wordmark filling the cell the 5 cards leave empty. */
.service-grid__mark { display: flex; align-items: center; justify-content: center; padding: 24px; }
.service-grid__mark img { width: 274px; max-width: 100%; height: auto; }

/* ================================================ HOME: FEATURED PROPERTIES */

/* Clip the closed preview drawers (absolutely positioned beside each card) so the
   rightmost card's drawer can't push horizontal page scroll. Open drawers stay
   inside the section — the rightmost flips left via JS — so nothing visible is cut. */
.featured { overflow-x: clip; }
.featured__head { display: flex; align-items: flex-end; justify-content: space-between; gap: 24px; margin-bottom: 64px; }
.featured__viewall { display: inline-flex; align-items: center; gap: 10px; color: var(--c-navy); font-size: 14px; font-weight: 600; letter-spacing: 0.02em; white-space: nowrap; }
.featured__viewall:hover { color: var(--c-orange); }
.featured__viewall .btn__arrow { color: var(--c-orange); }

.property-grid { display: grid; gap: 24px; }
.property-grid--home { grid-template-columns: repeat(4, 1fr); }
.property-card { position: relative; display: block; color: inherit; }
/* Transparent full-card trigger — whole card opens the preview drawer */
.property-card__trigger {
	position: absolute;
	inset: 0;
	z-index: 2;
	width: 100%;
	margin: 0;
	padding: 0;
	border: 0;
	background: transparent;
	cursor: pointer;
}
.property-card__trigger:focus-visible { outline: 2px solid var(--c-orange); outline-offset: 3px; }
.property-card__media {
	position: relative;
	height: 320px;
	border-radius: 2px;
	overflow: hidden;
	background-size: cover;
	background-position: center;
	transition: transform 0.25s ease, box-shadow 0.25s ease;
}
.property-card:hover .property-card__media { transform: translateY(-4px); box-shadow: 0 16px 30px rgba(14, 27, 50, 0.16); }
.property-card__tag {
	position: absolute;
	top: 16px;
	left: 16px;
	background: var(--c-white);
	color: var(--c-navy);
	font-size: 10px;
	font-weight: 600;
	letter-spacing: 0.1em;
	padding: 6px 12px;
	border-radius: 2px;
}
.property-card__title { margin: 20px 0 6px; font-size: 20px; font-weight: 700; letter-spacing: -0.01em; color: var(--c-navy); }
.property-card:hover .property-card__title { color: var(--c-orange); }
.property-card__sub { margin: 0; font-size: 14px; color: #73808f; }

/* Featured card preview drawer — slides in over the card on click; CTA links through */
.property-preview {
	position: absolute;
	top: 0;
	bottom: 0;
	left: calc(100% + 24px);   /* pops out beside the card on the right (grid gap = 24px) */
	width: 100%;
	z-index: 4;
	display: flex;
	flex-direction: column;
	padding: 28px;
	background: var(--c-white);
	border: 1px solid var(--c-border);
	border-radius: 2px;
	box-shadow: 0 26px 50px -12px rgba(20, 43, 71, 0.24), 0 6px 14px -6px rgba(20, 43, 71, 0.12);
	opacity: 0;
	visibility: hidden;
	transform: translateX(-16px);
	pointer-events: none;
	transition: opacity 0.28s ease, transform 0.28s ease, visibility 0.28s;
}
/* Flip to the left of the card when popping right would run off the edge (JS-toggled) */
.property-preview.is-left { left: auto; right: calc(100% + 24px); transform: translateX(16px); }
.property-card.is-open { z-index: 5; }
.property-card.is-open .property-preview {
	opacity: 1;
	visibility: visible;
	transform: none;
	pointer-events: auto;
}
.property-preview__close {
	position: absolute;
	top: 12px;
	right: 14px;
	width: 30px;
	height: 30px;
	padding: 0;
	border: 0;
	background: none;
	font-size: 24px;
	line-height: 1;
	color: var(--c-muted);
	cursor: pointer;
}
.property-preview__close:hover { color: var(--c-navy); }
.property-preview__eyebrow { color: var(--c-orange); font-size: 11px; font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase; }
.property-preview__title { margin: 8px 0 0; font-size: 22px; font-weight: 700; line-height: 1.15; letter-spacing: -0.01em; color: var(--c-navy); }
.property-preview__address { margin: 8px 0 0; font-size: 14px; line-height: 1.5; color: var(--c-muted); }
.property-preview__meta { margin: 18px 0 0; display: flex; flex-direction: column; gap: 12px; padding-top: 18px; border-top: 1px solid var(--c-border); }
.property-preview__meta > div { display: flex; align-items: baseline; justify-content: space-between; gap: 16px; }
.property-preview__meta dt { margin: 0; font-size: 11px; font-weight: 600; letter-spacing: 0.1em; text-transform: uppercase; color: var(--c-muted); }
.property-preview__meta dd { margin: 0; font-size: 14px; font-weight: 700; color: var(--c-navy); text-align: right; }
.property-preview__cta { margin-top: auto; align-self: stretch; justify-content: center; }

/* ========================================================= HOME: LEAD FORM */

.lead-form { position: relative; background: var(--c-navy-hero); overflow: hidden; }
.lead-form__bg { position: absolute; inset: 0; background-size: cover; background-position: center; opacity: 0.58; mix-blend-mode: multiply; }
.lead-form::after { content: ""; position: absolute; inset: 0; background: linear-gradient(127deg, rgba(26,54,96,0) 33%, rgba(26,54,96,0.95) 92%); pointer-events: none; }
.lead-form__grid { position: relative; z-index: 1; display: grid; grid-template-columns: 1fr 1fr; gap: 64px; align-items: center; padding-top: 120px; padding-bottom: 120px; }
.lead-form__copy { max-width: 560px; color: var(--c-white); }
.lead-form__heading { margin: 24px 0; font-size: clamp(36px, 4vw, 52px); font-weight: 700; line-height: 1.05; letter-spacing: -0.02em; color: var(--c-white); }
.lead-form__body { margin-bottom: 32px; font-size: 17px; line-height: 1.6; color: rgba(255, 255, 255, 0.7); }
.lead-form__contact { display: flex; flex-direction: column; gap: 16px; margin: 20px 0 0; }
.lead-form__contact dt { margin-bottom: 4px; font-size: 11px; font-weight: 500; letter-spacing: 0.1em; color: rgba(255, 255, 255, 0.5); }
.lead-form__contact dd { margin: 0; font-size: 16px; font-weight: 600; color: var(--c-white); }
.lead-form__contact dd a { color: var(--c-white); }
.lead-form__card {
	background: var(--c-white);
	border: 1px solid #f0ede6;
	border-radius: 12px;
	padding: 48px;
	box-shadow: 0 24px 48px -12px rgba(20, 43, 71, 0.18), 0 4px 12px -4px rgba(20, 43, 71, 0.08);
}
.lead-form__card-intro { margin: 0 0 28px; font-size: 16px; line-height: 1.5; color: #2b3a50; }
.lead-form__card-intro a { color: var(--c-orange); }

/* ===================================================== HOME RESPONSIVE */

@media (max-width: 1100px) {
	.lead-form__grid { grid-template-columns: 1fr; gap: 40px; padding-top: 80px; padding-bottom: 80px; }
	.lead-form__card { padding: 32px; }
	/* Three 410px columns stop fitting here — drop to 2-up rather than squeeze. */
	.service-grid { grid-template-columns: repeat(2, 1fr); gap: 48px 24px; }
}
@media (max-width: 900px) {
	.hero { min-height: 0; }
	/* Phones and portrait tablets keep the still — matches the JS gate, which
	   never downloads the loop below this breakpoint. */
	.hero__video { display: none; }
	.hero__inner { padding-top: 110px; padding-bottom: 32px; }
	.hero__stats { flex-wrap: wrap; gap: 20px 32px; }
	.hero-stat { flex: 1 1 40%; }
	.property-grid--home { grid-template-columns: repeat(2, 1fr); }
	.milestones__timeline { grid-template-columns: repeat(2, 1fr); gap: 48px 32px; padding-top: 0; }
	.milestones__timeline::before,
	.milestones__timeline::after { display: none; }
	.milestone__dot { display: none; }
}
@media (max-width: 560px) {
	/* The sticky header is in normal flow, so this padding is breathing room, not
	   header clearance — 110px reads as dead space above the badge on a phone. */
	.hero__inner { padding-top: 52px; }
	.service-grid { grid-template-columns: 1fr; gap: 32px; }
	.service-card { padding: 32px 24px; }
	/* A lone wordmark under a single column of cards reads as a stray image. */
	.service-grid__mark { display: none; }
	.property-grid--home { grid-template-columns: 1fr; }
	.milestones__timeline { grid-template-columns: 1fr; }
	.featured__head { flex-direction: column; align-items: flex-start; }
	/* No room to pop out beside a full-width card — cover it instead */
	.property-preview,
	.property-preview.is-left { left: 0; right: 0; width: auto; transform: translateY(12px); }
	.property-card.is-open .property-preview { transform: none; }
}


/* ============================================================ ABOUT PAGE */

/* Our Story */
.about-story__grid { display: grid; grid-template-columns: 1fr 1fr; gap: 64px; align-items: center; }
.about-story__photo { position: relative; height: 520px; border-radius: var(--radius); background-size: cover; background-position: center; }
.about-story__photo--carousel { overflow: hidden; border: 1px solid var(--c-navy); }
.about-story__caption { position: absolute; left: 24px; bottom: 24px; z-index: 2; display: flex; flex-direction: column; gap: 2px; background: var(--c-white); padding: 12px 18px; border-radius: var(--radius); }
.about-story__photo--carousel .about-story__caption { max-width: calc(100% - 180px); }
.about-story__caption .hc-cap.is-active { display: flex; flex-direction: column; gap: 2px; }
.about-story__caption-label { color: var(--c-orange); font-size: 11px; font-weight: 600; letter-spacing: 0.1em; text-transform: uppercase; }
.about-story__caption-text { color: var(--c-navy); font-size: 14px; font-weight: 600; }
.about-story__prose .section-heading { margin: 12px 0 24px; }
.about-story__body { color: var(--c-body); font-size: 16px; line-height: 1.7; }
.about-story__body p { margin-bottom: 1em; }

/* History timeline — fixed-height fade-masked scroll rail with hover cards */
.history__head { max-width: 760px; margin-bottom: 48px; }
.history__intro { margin-top: 16px; }
.history__scroll {
	max-height: 840px;
	overflow-y: auto;
	scrollbar-width: none;
	-ms-overflow-style: none;
}
.history__scroll::-webkit-scrollbar { display: none; }
/* Fades are toggled by JS based on scroll position: top fade only once scrolled
   down, bottom fade only while there's more below. (Falls back to no fade.) */
.history__scroll.fade-bottom:not(.fade-top) { -webkit-mask-image: linear-gradient(to bottom, #000 80%, transparent 100%); mask-image: linear-gradient(to bottom, #000 80%, transparent 100%); }
.history__scroll.fade-top:not(.fade-bottom) { -webkit-mask-image: linear-gradient(to bottom, transparent 0, #000 12%); mask-image: linear-gradient(to bottom, transparent 0, #000 12%); }
.history__scroll.fade-top.fade-bottom { -webkit-mask-image: linear-gradient(to bottom, transparent 0, #000 12%, #000 80%, transparent 100%); mask-image: linear-gradient(to bottom, transparent 0, #000 12%, #000 80%, transparent 100%); }
.history__rail { list-style: none; margin: 0; padding: 0; }
.history-entry { display: grid; grid-template-columns: 120px 32px minmax(0, 820px); column-gap: 32px; }
.history-entry__decade { text-align: right; padding-top: 20px; font-size: 26px; font-weight: 800; letter-spacing: -0.01em; color: var(--c-navy); }
.history-entry__rail { position: relative; display: flex; justify-content: center; }
.history-entry__rail::before { content: ""; position: absolute; top: 0; bottom: 0; left: 50%; width: 2px; transform: translateX(-50%); background: rgba(14, 27, 50, 0.18); }
.history-entry:first-child .history-entry__rail::before { top: 30px; }
.history-entry:last-child .history-entry__rail::before { bottom: auto; height: 30px; }
.history-entry__marker {
	position: relative; z-index: 1;
	margin-top: 22px;
	width: 18px; height: 18px;
	border-radius: 50%;
	background: var(--c-cream);
	border: 2px solid var(--c-orange);
	transition: transform 0.2s ease, background-color 0.2s ease, box-shadow 0.2s ease;
}
.history-entry__content { position: relative; padding: 20px 0 40px; }
.history-entry__card {
	position: absolute;
	inset: 6px -28px 28px -28px;
	z-index: 0;
	opacity: 0;
	border-radius: 20px;
	background: linear-gradient(to bottom, #fdeae1, #fad4bc);
	border: 1.25px solid rgba(234, 90, 43, 0.28);
	box-shadow: 0 20px 44px rgba(14, 27, 50, 0.12), 0 4px 12px rgba(14, 27, 50, 0.1);
	transition: opacity 0.25s ease;
}
.history-entry__kicker { position: relative; z-index: 1; margin: 0 0 12px; font-size: 12px; font-weight: 700; letter-spacing: 0.16em; color: var(--c-orange); }
.history-entry__text { position: relative; z-index: 1; margin: 0; max-width: 760px; font-size: 16px; line-height: 1.75; color: var(--c-body); }
.history-entry:hover .history-entry__card { opacity: 1; }
.history-entry:hover .history-entry__marker { transform: scale(1.35); background: var(--c-orange); box-shadow: 0 0 0 6px rgba(234, 90, 43, 0.18); }

/* Community (navy + pills) */
.community { position: relative; overflow: hidden; background: var(--c-navy-hero); color: var(--c-white); padding: 120px 0; }
.community__bg { position: absolute; inset: 0; background-size: cover; background-position: center; opacity: 0.55; mix-blend-mode: multiply; }
.community::after { content: ""; position: absolute; inset: 0; background: linear-gradient(132deg, rgba(26,54,96,0) 33%, rgba(26,54,96,0.95) 92%); pointer-events: none; }
.community__inner { position: relative; z-index: 1; }
.community__head { max-width: 820px; margin-bottom: 48px; }
.community__heading { color: var(--c-white); max-width: 720px; }
.community__intro { margin-top: 16px; max-width: 800px; font-size: 17px; line-height: 1.6; color: rgba(255, 255, 255, 0.85); }
/* Partner logos: white tiles on the navy band, since most of the supplied marks
   are dark on transparent. Uniform tile height with the logo contained inside
   does the normalising — the art itself is untouched, so brand colour survives. */
.community__logos { list-style: none; display: grid; grid-template-columns: repeat(5, 1fr); gap: 16px; }
.community-logo {
	display: flex;
	align-items: center;
	justify-content: center;
	min-height: 108px;
	padding: 20px 24px;
	background: var(--c-white);
	border-radius: var(--radius);
}
.community-logo img { width: auto; max-width: 100%; max-height: 60px; }
/* Partners with no logo file yet — set the name so the grid stays even. */
.community-logo--text { padding: 20px 16px; }
.community-logo__name { font-size: 13px; font-weight: 600; line-height: 1.35; text-align: center; color: var(--c-navy); }

/* Team grid + modal */
.team__head { max-width: 720px; margin-bottom: 56px; }
.team__intro { margin-top: 16px; }
.team-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.team-card { display: flex; flex-direction: column; align-items: center; text-align: center; gap: 6px; padding: 32px; background: var(--c-cream); border: 1px solid var(--c-border); border-radius: var(--radius-lg); font-family: inherit; cursor: pointer; transition: box-shadow 0.2s ease, transform 0.2s ease; }
.team-card:hover { transform: translateY(-3px); box-shadow: 0 12px 24px rgba(14, 27, 50, 0.1); }
.team-card__photo { width: 120px; height: 120px; margin-bottom: 16px; border-radius: 50%; background-size: cover; background-position: center; background-color: var(--c-navy); }
/* No headshot yet — navy tile with the member's initials */
.team-card__photo--initials { display: flex; align-items: center; justify-content: center; font-size: 34px; font-weight: 700; letter-spacing: 0.04em; color: rgba(255, 255, 255, 0.85); }
.team-card__name { font-size: 15px; font-weight: 700; letter-spacing: 0.03em; text-transform: uppercase; color: var(--c-navy); }
.team-card__cred { font-weight: 500; }
.team-card__rule { width: 28px; height: 2px; margin: 12px 0; background: var(--c-orange); }
.team-card__role { font-size: 14px; line-height: 1.5; color: var(--c-body); }
.team-card__role-line { display: block; }
.team-card__role-line + .team-card__role-line { margin-top: 10px; }
.team-card__contact { margin-top: auto; display: inline-flex; align-items: center; gap: 6px; padding: 8px 18px; border: 1px solid var(--c-orange); border-radius: 999px; background: var(--c-orange); color: var(--c-white); font-size: 13px; font-weight: 600; text-decoration: none; transition: background-color 0.18s ease, color 0.18s ease; }
.team-card:hover .team-card__contact { background: transparent; color: var(--c-orange); }
/* Static (non-modal) cards: only the Contact link is interactive */
.team-card--static { cursor: default; }
.team-card--static .team-card__contact:hover { background: transparent; color: var(--c-orange); }
.team-card__bio { display: none; }

.team-modal { position: fixed; inset: 0; z-index: 1000; display: flex; align-items: center; justify-content: center; padding: 20px; }
.team-modal[hidden] { display: none; }
.team-modal__backdrop { position: absolute; inset: 0; background: rgba(14, 27, 50, 0.6); }
.team-modal__card { position: relative; z-index: 1; width: 100%; max-width: 640px; max-height: 90vh; overflow: auto; padding: 48px; text-align: center; background: var(--c-white); border-radius: 12px; box-shadow: 0 30px 60px rgba(0, 0, 0, 0.3); }
.team-modal__close { position: absolute; top: 14px; right: 20px; border: 0; background: none; font-size: 28px; line-height: 1; color: var(--c-muted); cursor: pointer; }
.team-modal__photo { display: block; width: 96px; height: 96px; margin: 0 auto 16px; border-radius: 50%; background-size: cover; background-position: center; background-color: var(--c-navy); }
.team-modal__name { margin: 0 0 4px; font-size: 22px; color: var(--c-navy); }
.team-modal__role { margin: 0 0 20px; font-size: 14px; font-weight: 600; color: var(--c-orange); }
.team-modal__bio { margin-bottom: 24px; text-align: left; color: var(--c-body); line-height: 1.7; }
.team-modal__bio p { margin-bottom: 1em; }

/* Closing CTA band */
.cta-band__inner { display: flex; align-items: center; justify-content: space-between; gap: 32px; padding-top: 64px; padding-bottom: 64px; }
.cta-band__heading { margin: 0; font-size: clamp(26px, 3vw, 34px); font-weight: 700; letter-spacing: -0.02em; color: var(--c-navy); }
.cta-band__subhead { margin: 8px 0 0; color: var(--c-body); }

@media (max-width: 1024px) {
	.about-story__grid { grid-template-columns: 1fr; gap: 40px; }
	.about-story__photo { height: 420px; }
	.team-grid { grid-template-columns: repeat(2, 1fr); }
	.community__logos { grid-template-columns: repeat(4, 1fr); }
}
@media (max-width: 820px) {
	.community__logos { grid-template-columns: repeat(3, 1fr); gap: 12px; }
}
@media (max-width: 640px) {
	.community__logos { grid-template-columns: repeat(2, 1fr); }
	.community-logo { min-height: 88px; padding: 16px 18px; }
	.community-logo img { max-height: 48px; }
	.history-entry { grid-template-columns: 64px 24px minmax(0, 1fr); column-gap: 16px; }
	.history-entry__decade { padding-top: 18px; font-size: 17px; }
	.history__scroll { max-height: 520px; }
	.history-entry__card { inset: 4px -14px 22px -14px; }
	.team-grid { grid-template-columns: 1fr; }
	.community { padding: 64px 0; }
	.cta-band__inner { flex-direction: column; align-items: flex-start; }
	.team-modal__card { padding: 32px 24px; }
}

/* ====================================================== PROPERTIES LISTING */

.prop-listing__head { max-width: 820px; margin-bottom: 40px; }
.prop-listing__intro { margin-top: 16px; }
.prop-filter { display: flex; align-items: center; gap: 20px; flex-wrap: wrap; padding: 20px 0; margin-bottom: 40px; border-top: 1px solid var(--c-border); border-bottom: 1px solid var(--c-border); }
.prop-filter__label { font-size: 12px; font-weight: 700; letter-spacing: 0.08em; text-transform: uppercase; color: var(--c-navy); }
.prop-filter__pills { display: flex; gap: 10px; flex-wrap: wrap; flex: 1; }
.prop-pill { padding: 8px 18px; border: 1px solid var(--c-border); border-radius: 999px; background: var(--c-white); color: var(--c-body); font-family: inherit; font-size: 14px; font-weight: 500; cursor: pointer; transition: background-color 0.15s ease, border-color 0.15s ease, color 0.15s ease; }
.prop-pill:hover { border-color: var(--c-navy); color: var(--c-navy); }
.prop-pill.is-active { background: var(--c-navy); border-color: var(--c-navy); color: var(--c-white); }
.prop-filter__count { font-size: 14px; color: var(--c-muted); white-space: nowrap; }
.property-grid--listing { grid-template-columns: repeat(3, 1fr); gap: 36px 24px; }
.prop-listing__empty { padding: 32px 0; color: var(--c-muted); }

/* Listing card — white rounded card, orange tag, orange top-border accent (Figma 176:294). */
.prop-listing-card {
	display: block;
	color: inherit;
	background: var(--c-white);
	border-radius: 16px;
	overflow: hidden;
	box-shadow: 0 4px 14px rgba(14, 27, 50, 0.12);
	transition: transform 0.2s ease, box-shadow 0.2s ease;
}
.prop-listing-card:hover { transform: translateY(-4px); box-shadow: 0 16px 32px rgba(14, 27, 50, 0.18); }
.prop-listing-card__media { position: relative; height: 220px; background-size: cover; background-position: center; }
.prop-listing-card__tag {
	position: absolute;
	top: 14px;
	left: 14px;
	padding: 5px 10px;
	border-radius: 3px;
	background: var(--c-orange);
	color: var(--c-white);
	font-size: 10px;
	font-weight: 700;
	letter-spacing: 0.08em;
	text-transform: uppercase;
}
.prop-listing-card__body { padding: 18px 20px 20px; border-top: 4px solid var(--c-orange); }
.prop-listing-card__title { margin: 0 0 8px; font-size: 17px; font-weight: 700; letter-spacing: -0.01em; color: var(--c-navy); }
.prop-listing-card:hover .prop-listing-card__title { color: var(--c-orange); }
.prop-listing-card__meta { display: flex; flex-wrap: wrap; gap: 4px 14px; font-size: 12px; color: var(--c-body); }
.prop-listing-card__meta span { white-space: nowrap; }
.prop-listing-card[hidden] { display: none; }

/* Display-only cards (development / new-construction showcases) — no link affordances. */
.prop-listing-card--static { cursor: default; }
.prop-listing-card--static:hover { transform: none; box-shadow: 0 4px 14px rgba(14, 27, 50, 0.12); }
.prop-listing-card--static:hover .prop-listing-card__title { color: var(--c-navy); }

/* Properties stats band */
/* Portfolio stats — lighter navy-hero band with the shared blueprint grid (Figma) */
.prop-stats { position: relative; overflow: hidden; background: var(--c-navy-hero); }
.prop-stats::before {
	content: "";
	position: absolute;
	inset: 0;
	background-image: url("../images/figma/milestones-grid.png");
	background-repeat: repeat-y;
	background-position: left top;
	background-size: 100% auto;
	pointer-events: none;
}
.prop-stats .container { position: relative; z-index: 1; }
.prop-stats__heading { max-width: 820px; margin: 0 auto 48px; text-align: center; color: var(--c-white); }
.prop-stats__grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 32px; border-top: 1px solid rgba(255, 255, 255, 0.15); padding-top: 48px; }
.prop-stat { text-align: center; }
.prop-stat__value { display: block; font-size: 48px; font-weight: 800; letter-spacing: -0.02em; color: var(--c-orange); }
.prop-stat__label { display: block; margin-top: 8px; font-size: 14px; color: rgba(255, 255, 255, 0.7); }

/* ======================================================= SINGLE PROPERTY */

/* Full-bleed photo hero (PM redesign 8.4.26). The featured image fills the
   band under a bottom-heavy navy scrim; stats (optional ACF repeater) sit
   bottom-right and simply flex away when the property has none. */
.prop-hero {
	position: relative;
	overflow: hidden;
	display: flex;
	align-items: flex-end;
	min-height: clamp(540px, 74vh, 760px);
	background: var(--c-navy);
}
.prop-hero__media { position: absolute; inset: 0; background-size: cover; background-position: center 40%; }
.prop-hero::after {
	content: "";
	position: absolute;
	inset: 0;
	background: linear-gradient(180deg, rgba(14, 27, 50, 0.2) 0%, rgba(14, 27, 50, 0.3) 45%, rgba(14, 27, 50, 0.94) 100%);
}
.prop-hero__content {
	position: relative;
	z-index: 1;
	display: flex;
	justify-content: space-between;
	align-items: flex-end;
	gap: 40px;
	flex-wrap: wrap;
	padding-top: 140px;
	padding-bottom: 56px;
}
.prop-hero__main { max-width: 760px; }
.prop-hero .breadcrumb { margin-bottom: 28px; }
.prop-hero__tag { display: inline-block; margin-bottom: 22px; padding: 6px 14px; border-radius: 2px; background: var(--c-orange); color: var(--c-white); font-size: 11px; font-weight: 700; letter-spacing: 0.1em; text-transform: uppercase; }
.prop-hero__eyebrow { color: var(--c-white); margin-bottom: 14px; }
.prop-hero__eyebrow.eyebrow--rule::before { background: var(--c-orange); }
.prop-hero__title { font-size: clamp(36px, 5.5vw, 64px); font-weight: 800; letter-spacing: -0.02em; line-height: 1.02; color: var(--c-white); }
.prop-hero__address { margin: 16px 0 0; font-size: 17px; color: rgba(255, 255, 255, 0.78); }
.prop-hero__stats { display: flex; gap: 36px; flex-shrink: 0; }
.prop-hero-stat__value { display: block; font-size: 40px; font-weight: 800; letter-spacing: -0.02em; color: var(--c-orange); }
.prop-hero-stat__label { display: block; margin-top: 4px; font-size: 12px; font-weight: 600; letter-spacing: 0.08em; text-transform: uppercase; color: var(--c-on-dark-muted); }

/* Breadcrumb (light, for the photo hero) */
.breadcrumb ol { display: flex; flex-wrap: wrap; align-items: center; gap: 10px; list-style: none; margin: 0; padding: 0; font-size: 13px; }
.breadcrumb__item { display: flex; align-items: center; gap: 10px; color: rgba(255, 255, 255, 0.55); }
.breadcrumb__item:not(:last-child)::after { content: "/"; color: rgba(255, 255, 255, 0.3); }
.breadcrumb__item a { color: rgba(255, 255, 255, 0.75); font-weight: 500; }
.breadcrumb__item a:hover { color: var(--c-orange); }
.breadcrumb__item [aria-current] { color: var(--c-white); }

/* Info strip — the one section with guaranteed data on every property.
   Hairlines come from a 1px grid gap over the border color so the column
   count can change responsively without border bookkeeping. */
.prop-strip { border-bottom: 1px solid var(--c-border); background: var(--c-border); }
.prop-strip__grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr; gap: 1px; }
.prop-strip__cell { background: var(--c-white); padding: 34px 42px; }
.prop-strip__cell:first-child { padding-left: var(--gutter); }
.prop-strip__cell:last-child { padding-right: var(--gutter); }
.prop-strip__label { display: block; margin-bottom: 10px; font-size: 11px; font-weight: 700; letter-spacing: 0.12em; text-transform: uppercase; color: var(--c-muted); }
.prop-strip__value { display: block; font-size: 20px; font-weight: 700; letter-spacing: -0.01em; color: var(--c-navy); }
.prop-strip__sub { display: block; margin-top: 4px; font-size: 14px; color: var(--c-muted); }

/* Overview — lead line (optional ACF field) beside the body copy */
.prop-overview__grid { display: grid; grid-template-columns: 1fr 1.2fr; gap: 80px; }
.prop-overview__lead { margin: 0; font-size: clamp(22px, 2vw, 27px); font-weight: 600; line-height: 1.45; letter-spacing: -0.01em; color: var(--c-navy); }
.prop-overview__body { font-size: 17px; line-height: 1.75; color: var(--c-body); }
.prop-overview__body p { margin-bottom: 1.1em; }

/* Photo mosaic — layout adapts to how many gallery photos the property has:
   6+ asymmetric mosaic, 3–5 even grid, 1–2 wide band. */
.prop-gallery__head { margin-bottom: 36px; }
.prop-mosaic { display: grid; gap: 10px; }
.prop-tile { position: relative; display: block; overflow: hidden; margin: 0; padding: 0; border: 0; border-radius: var(--radius); background: var(--c-navy); cursor: zoom-in; }
.prop-tile[hidden] { display: none; } /* overflow photos beyond the 6-tile mosaic — lightbox-only */
.prop-tile img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.6s cubic-bezier(0.2, 0.8, 0.2, 1); }
.prop-tile:hover img { transform: scale(1.05); }
.prop-tile__more { position: absolute; inset: 0; display: flex; align-items: center; justify-content: center; background: rgba(14, 27, 50, 0.55); color: var(--c-white); font-size: 15px; font-weight: 600; }
.prop-mosaic--six { grid-template-columns: repeat(6, 1fr); grid-auto-rows: 130px; }
.prop-mosaic--six .prop-tile:nth-child(1) { grid-column: 1 / 4; grid-row: 1 / 4; }
.prop-mosaic--six .prop-tile:nth-child(2) { grid-column: 4 / 7; grid-row: 1 / 3; }
.prop-mosaic--six .prop-tile:nth-child(3) { grid-column: 4 / 6; grid-row: 3 / 6; }
.prop-mosaic--six .prop-tile:nth-child(4) { grid-column: 6 / 7; grid-row: 3 / 6; }
.prop-mosaic--six .prop-tile:nth-child(5) { grid-column: 1 / 3; grid-row: 4 / 6; }
.prop-mosaic--six .prop-tile:nth-child(6) { grid-column: 3 / 4; grid-row: 4 / 6; }
.prop-mosaic--grid { grid-template-columns: repeat(6, 1fr); }
.prop-mosaic--grid .prop-tile { grid-column: span 2; aspect-ratio: 4 / 3; }
.prop-mosaic--grid[data-count="4"] .prop-tile { grid-column: span 3; aspect-ratio: 16 / 10; }
.prop-mosaic--grid[data-count="5"] .prop-tile:nth-child(-n+2) { grid-column: span 3; aspect-ratio: 16 / 10; }
.prop-mosaic--band { grid-template-columns: 1fr; }
.prop-mosaic--band .prop-tile { aspect-ratio: 21 / 9; }
.prop-mosaic--band[data-count="2"] { grid-template-columns: 1fr 1fr; }
.prop-mosaic--band[data-count="2"] .prop-tile { aspect-ratio: 16 / 9; }

/* Lightbox ("spotlight") */
.prop-lightbox { position: fixed; inset: 0; z-index: 1000; display: flex; align-items: center; justify-content: center; padding: 40px; background: rgba(14, 27, 50, 0.92); }
.prop-lightbox[hidden] { display: none; }
.prop-lightbox__img { max-width: 92vw; max-height: 86vh; border-radius: 6px; box-shadow: 0 20px 60px rgba(0, 0, 0, 0.5); }
.prop-lightbox__btn { position: absolute; display: flex; align-items: center; justify-content: center; width: 52px; height: 52px; border-radius: 50%; background: rgba(255, 255, 255, 0.12); border: 1px solid rgba(255, 255, 255, 0.3); color: var(--c-white); font-size: 24px; line-height: 1; cursor: pointer; }
.prop-lightbox__btn:hover { background: rgba(255, 255, 255, 0.22); }
.prop-lightbox__prev { left: 28px; top: 50%; transform: translateY(-50%); }
.prop-lightbox__next { right: 28px; top: 50%; transform: translateY(-50%); }
.prop-lightbox__close { top: 24px; right: 28px; }

/* Highlights — navy band, hairline-gapped icon cards */
.prop-hl__head { margin-bottom: 48px; }
.prop-hl__head .section-heading { max-width: 560px; }
.prop-hl__grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--c-on-dark-faint); border: 1px solid var(--c-on-dark-faint); }
.prop-hl__item { background: var(--c-navy); padding: 36px 32px; transition: background-color 0.3s ease; }
.prop-hl__item:hover { background: var(--c-navy-hero); }
.prop-hl__item p { margin: 0; font-size: 16px; line-height: 1.55; color: var(--c-on-dark); }
.prop-hl__icon { display: block; margin-bottom: 18px; color: var(--c-orange); }
.prop-hl__icon svg { width: 28px; height: 28px; }

/* Location — full-width neighborhood map (amenity chips pulled 8.5.26) */
.prop-amen__head { margin-bottom: 36px; }
.prop-amen__map { border: 1px solid var(--c-border); border-radius: var(--radius); overflow: hidden; }
.prop-map__embed iframe { width: 100%; min-height: 480px; border: 0; display: block; }

/* Availability — suite cards for the manual repeater path */
.prop-availability__head { margin-bottom: 36px; }
.prop-avail-cards { display: grid; gap: 14px; max-width: 880px; }
.prop-avail-card { display: flex; justify-content: space-between; align-items: center; gap: 20px; flex-wrap: wrap; padding: 26px 30px; background: var(--c-white); border: 1px solid var(--c-border); border-radius: var(--radius); }
.prop-avail-card__suite { margin: 0; font-size: 18px; font-weight: 700; color: var(--c-navy); }
.prop-avail-card__meta { margin: 4px 0 0; font-size: 14px; color: var(--c-muted); }
.prop-avail-card__rate { font-size: 15px; font-weight: 600; color: var(--c-navy); white-space: nowrap; }
/* LoopLink / LoopNet embed (replaces the manual availability table when set) */
.prop-loopnet { background: var(--c-white); border: 1px solid var(--c-border); border-radius: 6px; overflow: hidden; }
.prop-loopnet iframe { display: block; width: 100%; min-height: 800px; border: 0; }

/* Broker + Contact — full-bleed two-panel band (white broker | cream form). */
.prop-contact { padding: 0; }
.prop-contact__row { display: grid; grid-template-columns: 48% 52%; align-items: stretch; }
.prop-contact__broker { background: var(--c-white); padding: 64px 56px 64px var(--gutter); }
.prop-contact__form-panel { background: var(--c-cream); border-left: 1px solid var(--c-border); padding: 56px 72px; }
.prop-contact__h { margin: 0 0 18px; font-size: 18px; font-weight: 700; color: var(--c-navy); }
.prop-contact__rule { height: 1px; margin: 0 0 22px; border: 0; background: var(--c-border); }
.prop-broker-row { display: flex; gap: 14px; align-items: center; margin-bottom: 22px; }
.prop-broker-row__avatar { flex: none; width: 56px; height: 56px; border-radius: 50%; background-size: cover; background-position: center; background-color: var(--c-navy); }
.prop-broker-row__name { margin: 0; font-size: 15px; font-weight: 600; color: var(--c-navy); }
.prop-broker-row__contact { margin: 3px 0 0; font-size: 13px; color: var(--c-body); }
.prop-broker-row__role { margin: 3px 0 0; font-size: 12px; color: rgba(74, 84, 105, 0.65); }
.prop-broker__bio { max-width: 480px; font-size: 14px; line-height: 1.7; color: var(--c-body); }
.prop-broker__bio p { margin: 0 0 1em; }
.prop-broker__actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 26px; }

/* About — closing CTA: form beside the 100-years banner (mirrors .footer-banner__years type) */
.about-cta__grid { display: grid; grid-template-columns: 1.05fr 1fr; gap: 80px; align-items: center; }
.about-cta__h { margin: 0 0 18px; font-size: 18px; font-weight: 700; color: var(--c-white); }
.about-cta__rule { height: 1px; margin: 0 0 22px; border: 0; background: rgba(255, 255, 255, 0.15); }
.about-cta__years { text-align: center; }
.about-cta__serving,
.about-cta__yrs { margin: 0; font-weight: 900; font-size: clamp(18px, 2vw, 26px); letter-spacing: 0.08em; line-height: 1.2; color: var(--c-white); }
.about-cta__100 { margin: 0; font-weight: 900; font-size: clamp(96px, 11vw, 150px); line-height: 0.9; letter-spacing: -0.06em; color: var(--c-orange); }
.about-cta__next { margin: 30px auto 0; max-width: 460px; font-size: 20px; font-weight: 600; line-height: 1.4; color: var(--c-white); }
.about-cta__sub { margin: 10px auto 0; max-width: 460px; font-size: 15px; color: rgba(255, 255, 255, 0.65); }

/* Reveal-on-scroll (IntersectionObserver in main.js adds .in) */
.reveal { opacity: 0; transform: translateY(24px); transition: opacity 0.7s ease, transform 0.7s ease; }
.reveal.in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) {
	.reveal { opacity: 1; transform: none; transition: none; }
}

@media (max-width: 1024px) {
	.property-grid--listing { grid-template-columns: repeat(2, 1fr); }
	.prop-strip__grid { grid-template-columns: 1fr 1fr; }
	.prop-strip__cell,
	.prop-strip__cell:first-child,
	.prop-strip__cell:last-child { padding: 26px var(--gutter); }
	.prop-overview__grid { grid-template-columns: 1fr; gap: 32px; }
	.prop-hl__grid { grid-template-columns: 1fr 1fr; }
	.about-cta__grid { grid-template-columns: 1fr; gap: 56px; }
	.about-cta__years { order: -1; }
	.prop-contact__row { grid-template-columns: 1fr; }
	.prop-contact__broker { padding: 48px var(--gutter); }
	.prop-contact__form-panel { padding: 40px var(--gutter); border-left: 0; border-top: 1px solid var(--c-border); }
	.prop-stats__grid { grid-template-columns: repeat(2, 1fr); gap: 40px 32px; }
}
@media (max-width: 640px) {
	.property-grid--listing { grid-template-columns: 1fr; }
	/* Label + count share the top row; pills drop to their own full-width
	   row so they stay on one line (scrollable if more types are added). */
	.prop-filter { gap: 14px 20px; }
	.prop-filter__label { flex: 1; }
	.prop-filter__pills { order: 3; flex: 0 0 100%; flex-wrap: nowrap; overflow-x: auto; -webkit-overflow-scrolling: touch; scrollbar-width: none; }
	.prop-filter__pills::-webkit-scrollbar { display: none; }
	.prop-pill { flex-shrink: 0; white-space: nowrap; }
	.prop-hero { min-height: 480px; }
	.prop-hero__content { padding-top: 96px; padding-bottom: 40px; }
	.prop-hero__stats { gap: 24px; }
	.prop-hero-stat__value { font-size: 30px; }
	.prop-strip__grid { grid-template-columns: 1fr; }
	.prop-hl__grid { grid-template-columns: 1fr; }
	.prop-mosaic--six,
	.prop-mosaic--grid,
	.prop-mosaic--band[data-count="2"] { grid-template-columns: 1fr; grid-auto-rows: auto; }
	.prop-mosaic--six .prop-tile,
	.prop-mosaic--grid .prop-tile,
	.prop-mosaic--grid[data-count="4"] .prop-tile,
	.prop-mosaic--grid[data-count="5"] .prop-tile:nth-child(-n+2),
	.prop-mosaic--band .prop-tile,
	.prop-mosaic--band[data-count="2"] .prop-tile { grid-column: auto; grid-row: auto; aspect-ratio: 4 / 3; }
}

/* ============================================================== CONTACT */

.contact__grid { display: grid; grid-template-columns: 1.15fr 0.85fr; gap: 64px; align-items: start; }
.contact__intro { margin-bottom: 28px; font-size: 16px; line-height: 1.6; color: var(--c-body); }
.contact__intro a { color: var(--c-orange); }
.contact__info { display: flex; flex-direction: column; gap: 32px; }
.contact-block__label { display: block; margin-bottom: 10px; font-size: 11px; font-weight: 700; letter-spacing: 0.1em; text-transform: uppercase; color: var(--c-orange); }
.contact-block__big { display: block; font-size: 24px; font-weight: 700; color: var(--c-navy); }
.contact-block__big:hover { color: var(--c-orange); }
.contact-block__meta { font-size: 13px; color: var(--c-muted); }
.contact-block__addr { margin: 0 0 8px; line-height: 1.6; color: var(--c-body); }
.contact-block__addr strong { color: var(--c-navy); }
.contact-block__link { display: inline-flex; align-items: center; gap: 6px; font-size: 14px; font-weight: 600; color: var(--c-orange); }
.contact-block__hours { margin: 0; line-height: 1.7; color: var(--c-body); }

/* ============================================================ NEWS / PRESS */

.press__head { max-width: 720px; margin-bottom: 48px; }
.press-list { border-top: 1px solid var(--c-border); }
.press-item { display: grid; grid-template-columns: 200px 1fr; gap: 40px; padding: 36px 0; border-bottom: 1px solid var(--c-border); }
.press-item__meta { display: flex; flex-direction: column; gap: 10px; }
.press-item__date { font-size: 13px; font-weight: 600; letter-spacing: 0.04em; color: var(--c-muted); }
.press-item__cat { font-size: 11px; font-weight: 700; letter-spacing: 0.1em; color: var(--c-orange); }
.press-item__title { margin: 0 0 10px; font-size: 22px; font-weight: 700; line-height: 1.3; color: var(--c-navy); }
.press-item__title a { color: inherit; }
.press-item__title a:hover { color: var(--c-orange); }
.press-item__excerpt { margin: 0 0 14px; max-width: 780px; line-height: 1.6; color: var(--c-body); }
.press-item__more { display: inline-flex; align-items: center; gap: 6px; font-size: 14px; font-weight: 600; color: var(--c-orange); }
.press-pagination { display: flex; justify-content: center; margin-top: 48px; }
.press-pagination .nav-links,
.press-pagination .page-numbers { display: inline-flex; gap: 8px; }
.press-pagination .page-numbers { align-items: center; justify-content: center; min-width: 40px; height: 40px; padding: 0 12px; border: 1px solid var(--c-border); border-radius: var(--radius); color: var(--c-navy); font-weight: 600; font-size: 14px; text-decoration: none; }
.press-pagination .page-numbers.current { background: var(--c-orange); border-color: var(--c-orange); color: var(--c-white); }
.press-pagination a.page-numbers:hover { border-color: var(--c-navy); }
.press__empty { padding: 32px 0; color: var(--c-muted); }

/* ====================================================== SINGLE POST / PAGE */

.post-hero {
	position: relative;
	overflow: hidden;
	background: var(--c-navy-hero);
	padding: clamp(96px, 13vh, 140px) 0 56px;
}
/* Same blueprint-grid pattern as the other inner-page heroes (.page-hero / .prop-stats). */
.post-hero::before {
	content: "";
	position: absolute;
	inset: 0;
	background-image: url("../images/figma/milestones-grid.png");
	background-repeat: repeat-y;
	background-position: left top;
	background-size: 100% auto;
	pointer-events: none;
}
.post-hero .container { position: relative; z-index: 1; }
.post-hero__meta { display: flex; gap: 16px; align-items: center; margin-bottom: 18px; font-size: 13px; color: rgba(255, 255, 255, 0.7); }
.post-hero__cat { font-weight: 700; letter-spacing: 0.1em; color: var(--c-orange); }
.post-hero__title { max-width: 22ch; font-size: clamp(30px, 4vw, 46px); font-weight: 800; line-height: 1.12; letter-spacing: -0.02em; color: var(--c-white); }
.post-body__inner, .page-content__inner { max-width: 760px; }
.post-body__featured { margin-bottom: 32px; }
.post-body__featured img { border-radius: var(--radius-lg); width: 100%; height: auto; }
.post-body__content, .page-content__inner { font-size: 17px; line-height: 1.8; color: var(--c-body); }
.post-body__content p, .page-content__inner p { margin-bottom: 1.2em; }
.post-body__content h2, .post-body__content h3, .page-content__inner h2, .page-content__inner h3 { color: var(--c-navy); margin: 1.4em 0 0.5em; }
/* In-prose links (legal pages, news copy) need more than colour to be distinguishable.
   Excludes .btn — these selectors outrank `.btn` in tokens.css, so without the
   :not() any button placed inside this wrapper picks up a prose underline. */
.post-body__content a:not(.btn), .page-content__inner a:not(.btn) { text-decoration: underline; text-underline-offset: 2px; overflow-wrap: break-word; }
/* "Last updated" line at the top of a legal page. */
.page-content__updated { font-size: 15px; color: var(--c-muted); margin-bottom: 2em; }

/* ---- 404 ---- */
.error-404__lead { font-size: 18px; }
.error-404__ctas { display: flex; flex-wrap: wrap; gap: 16px; margin: 28px 0 48px; }
.error-404__nav { padding-top: 32px; border-top: 1px solid var(--c-border); }
/* Also qualified: this is an <h2>, and `.page-content__inner h2` above scores
   (0,1,1) — it would otherwise win both the colour and the margins here. */
.page-content__inner .error-404__nav-title {
	margin: 0 0 16px;
	font-size: 12px;
	font-weight: 700;
	letter-spacing: 0.1em;
	text-transform: uppercase;
	color: var(--c-orange);
}
.error-404__list { display: flex; flex-wrap: wrap; gap: 12px 32px; margin: 0; padding: 0; list-style: none; }
/* Qualified with .page-content__inner deliberately: these are navigation, not prose,
   and the prose-underline rule above scores (0,2,1) thanks to its :not(.btn), so an
   unqualified `.error-404__list a` would lose to it and get underlined. */
.page-content__inner .error-404__list a { font-weight: 600; color: var(--c-navy); text-decoration: none; }
.page-content__inner .error-404__list a:hover { color: var(--c-orange); text-decoration: underline; text-underline-offset: 2px; }
@media (max-width: 560px) {
	.error-404__ctas { flex-direction: column; align-items: stretch; }
	.error-404__ctas .btn { justify-content: center; }
	.error-404__list { flex-direction: column; gap: 12px; }
}
.post-body__back { margin-top: 40px; }
.post-body__back a { font-weight: 600; color: var(--c-orange); }
/* External-article link + event photo gallery on news posts */
.post-body__source { margin-top: 36px; }
.post-gallery { margin-top: 52px; }
.post-gallery__grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 12px; }
.post-gallery__item { margin: 0; padding: 0; border: 0; background: none; cursor: zoom-in; display: block; border-radius: var(--radius); overflow: hidden; }
.post-gallery__item img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; display: block; transition: transform 0.3s ease; }
.post-gallery__item:hover img { transform: scale(1.04); }
@media (max-width: 560px) { .post-gallery__grid { grid-template-columns: 1fr; } }

@media (max-width: 900px) {
	.contact__grid { grid-template-columns: 1fr; gap: 40px; }
	.press-item { grid-template-columns: 1fr; gap: 12px; }
	.press-item__meta { flex-direction: row; gap: 16px; align-items: center; }
}