/* ============================================================
   COOLAM DEVELOPMENT, design tokens
   ============================================================ */
:root{
  --bone:#EEF4F1;        /* canvas, cool off-white */
  --cream:#F8FCFA;       /* raised surface */
  --sand:#DBE7E2;        /* hairlines / soft fills */
  --sand-deep:#C4D6CE;
  --ink:#16201C;         /* primary text, cool near-black */
  --ink-soft:#384741;    /* body text */
  --stone:#637069;       /* muted / labels */
  --clay:#2F7459;        /* primary accent, teal */
  --clay-deep:#245C46;
  --forest:#1C302A;      /* deep section, teal charcoal */
  --forest-soft:#26413A;
  --forest-line:#34503F;
  --gold:#56CF98;        /* mint highlight accent */
  --paper-on-dark:#E6F1EC;
  --muted-on-dark:#94A89F;

  --maxw:1240px;
  --gutter:clamp(1.25rem, 5vw, 4.5rem);
  --sec-pad:clamp(5rem, 11vw, 9.5rem);
  --r:14px;
  --r-lg:22px;
  --ease:cubic-bezier(.22,.61,.36,1);
  --shadow-soft:0 1px 2px rgba(22,32,28,.04), 0 18px 40px -24px rgba(22,32,28,.28);
  --shadow-lift:0 2px 4px rgba(22,32,28,.05), 0 40px 70px -30px rgba(22,32,28,.42);
}

*{box-sizing:border-box;}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%;}
body{
  margin:0;
  background:var(--bone);
  color:var(--ink-soft);
  font-family:"Hanken Grotesk", system-ui, sans-serif;
  font-size:clamp(1rem, .96rem + .25vw, 1.125rem);
  line-height:1.65;
  -webkit-font-smoothing:antialiased;
  text-rendering:optimizeLegibility;
  overflow-x:hidden;
}
img{max-width:100%;display:block;}
a{color:inherit;text-decoration:none;}
button{font:inherit;cursor:pointer;border:none;background:none;color:inherit;}

/* film grain, atmosphere, very subtle */
body::after{
  content:"";position:fixed;inset:0;z-index:9999;pointer-events:none;opacity:.05;mix-blend-mode:multiply;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='160' height='160'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.9' numOctaves='2' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");
}

/* ---- typography helpers ---- */
.eyebrow{
  font-size:.72rem;
  font-weight:600;
  letter-spacing:.26em;
  text-transform:uppercase;
  color:var(--clay);
  display:inline-flex;
  align-items:center;
  gap:.7em;
}
.eyebrow::before{
  content:"";width:1.8em;height:1px;background:currentColor;opacity:.6;
}

.container{max-width:var(--maxw);margin-inline:auto;padding-inline:var(--gutter);}
section{scroll-margin-top:84px;}

/* visually-hidden, but available to screen readers */
.sr-only{
  position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;
  overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0;
}
/* skip-to-content link — appears only on keyboard focus */
.skip-link{
  position:fixed;top:.75rem;left:.75rem;z-index:1000;
  background:var(--clay);color:var(--bone);font-size:.85rem;font-weight:600;
  padding:.7rem 1.2rem;border-radius:100px;
  transform:translateY(-160%);transition:transform .25s var(--ease);
}
.skip-link:focus-visible{transform:none;outline:2px solid var(--gold);outline-offset:2px;}

/* ============================================================
   HEADER / NAV
   ============================================================ */
.site-header{
  position:fixed;top:0;left:0;right:0;z-index:100;
  transition:background .4s var(--ease), box-shadow .4s var(--ease), padding .4s var(--ease);
  padding:1.4rem 0;
}
.site-header.scrolled{
  background:rgba(238,244,241,.82);
  backdrop-filter:blur(14px) saturate(1.2);
  -webkit-backdrop-filter:blur(14px) saturate(1.2);
  box-shadow:0 1px 0 rgba(22,32,28,.07);
  padding:.85rem 0;
}
.nav{display:flex;align-items:center;justify-content:space-between;gap:1.5rem;}

/* brand lockup */
.brand{display:flex;align-items:center;gap:.85rem;color:var(--ink);}
/* logo image sizing */
.brand-logo{height:30px;width:auto;display:block;transition:filter .4s var(--ease);}
.site-header.scrolled .brand-logo{filter:brightness(0);}

/* light brand variant over the dark hero */
.site-header:not(.scrolled) .brand{color:var(--paper-on-dark);}

@media (min-width: 920px) {
  .nav-links {
    margin-right: -4rem;
  }
  .brand{margin-left:-3rem;}
}
@media (min-width: 1400px) {
  .brand{margin-left:-6rem;}
}
.nav-links{display:flex;align-items:center;gap:2.2rem;}
.nav-links a{
  font-size: .95rem;font-weight:500;letter-spacing:.04em;color:var(--ink-soft);position:relative;padding:.4rem 0;
  transition:color .3s var(--ease);
}
.site-header:not(.scrolled) .nav-links a{color:var(--paper-on-dark);}
.nav-links a::after{
  content:"";position:absolute;left:0;bottom:0;width:100%;height:1px;background:var(--clay);
  transform:scaleX(0);transform-origin:right;transition:transform .35s var(--ease);
}
.nav-links a:hover::after,.nav-links a:focus-visible::after{transform:scaleX(1);transform-origin:left;}
.site-header:not(.scrolled) .nav-links a::after{background:var(--gold);}

.nav-cta{
  font-size:.95rem;font-weight:600;letter-spacing:.04em;color:var(--bone)!important;line-height:1;white-space:nowrap;
  background:var(--clay);padding:.90rem 1.9rem;border-radius:100px;display:inline-flex;align-items:center;
  -webkit-tap-highlight-color:transparent;
  transition:background .3s var(--ease), transform .3s var(--ease);
}
.nav-cta::after{display:none;}
.nav-cta:hover{background:var(--clay-deep);transform:translateY(-1px);}
.site-header:not(.scrolled) .nav-cta{color:var(--ink)!important;background:var(--gold);}
.site-header:not(.scrolled) .nav-cta:hover{background:#6BD8A6;}

.menu-toggle{display:none;width:46px;height:46px;border-radius:50%;align-items:center;justify-content:center;color:var(--ink);}
.site-header:not(.scrolled) .menu-toggle{color:var(--paper-on-dark);}
.menu-toggle svg{width:24px;height:24px;}

/* ============================================================
   HERO  (content vertically centered, sits higher on the page)
   ============================================================ */
.hero{
  position:relative;min-height:100vh;min-height:100svh;display:flex;align-items:center;
  background:var(--forest);color:var(--paper-on-dark);overflow:hidden;isolation:isolate;
  padding-block:clamp(6rem, 9vh, 8rem);
}
.hero h1{
  font-family:"Fraunces",serif;font-weight:380;font-optical-sizing:auto;
  font-size:clamp(2.9rem, 1rem + 6.4vw, 6.6rem);
  line-height:.97;letter-spacing:-.018em;color:var(--paper-on-dark);
  margin:1.4rem 0 0;max-width:none;white-space:nowrap;
  text-shadow:0 2px 26px rgba(7,14,11,.45);
}
@media(max-width:680px){.hero h1{white-space:normal;}}
.hero h1 em{
  font-style:italic;font-weight:340;
  color:#fff;
  animation:emGoldFade 2.4s var(--ease) forwards;
  animation-delay:2s;
}
@keyframes emGoldFade{
  from{color:#fff;}
  to{color:var(--gold);}
}
.hero-actions{margin-top:2.5rem;display:flex;flex-wrap:wrap;gap:1rem 1.6rem;align-items:center;}

.btn{
  display:inline-flex;align-items:center;gap:.7rem;font-weight:600;letter-spacing:.02em;font-size:.95rem;
  padding:1.05rem 1.9rem;border-radius:100px;transition:transform .35s var(--ease),background .35s var(--ease),color .35s var(--ease),box-shadow .35s var(--ease);
  min-height:44px;
}
.btn svg{width:18px;height:18px;transition:transform .35s var(--ease);}
.btn-primary{background:var(--gold);color:var(--ink);box-shadow:0 14px 30px -12px rgba(86,207,152,.7);}
.btn-primary:hover{background:#6BD8A6;transform:translateY(-2px);}
.btn-primary:hover svg{transform:translateX(4px);}

.scroll-cue{
  position:absolute;right:var(--gutter);bottom:clamp(2rem,5vw,4rem);z-index:1;display:flex;flex-direction:column;align-items:center;gap:.9rem;
  font-size:.62rem;letter-spacing:.3em;text-transform:uppercase;color:var(--muted-on-dark);writing-mode:vertical-rl;
}
.scroll-cue .bar{width:1px;height:54px;background:linear-gradient(var(--gold),transparent);animation:cue 2.2s var(--ease) infinite;}
@keyframes cue{0%{transform:scaleY(.2);transform-origin:top;opacity:.4}50%{transform:scaleY(1);opacity:1}100%{transform:scaleY(.2);transform-origin:bottom;opacity:.4}}

/* ============================================================
   VIDEO HERO  (full-screen looping background, centered content)
   ============================================================ */
.hero-video-mode{justify-content:center;text-align:center;}
.hero-video-mode::before{content:none;}            /* drop the old decorative wash — the video is the backdrop */

.hero-bg-video{
  position:absolute;inset:0;z-index:-3;
  width:100%;height:100%;object-fit:cover;object-position:center;
  background:var(--forest);
}
/* cinematic legibility wash so the centered white text always clears WCAG contrast */
.hero-bg-overlay{
  position:absolute;inset:0;z-index:-2;pointer-events:none;
  background:
    linear-gradient(180deg,
      rgba(10,18,14,.66) 0%,
      rgba(10,18,14,.34) 28%,
      rgba(10,18,14,.40) 60%,
      rgba(8,16,12,.76) 100%),
    radial-gradient(120% 82% at 50% 46%, transparent 28%, rgba(8,16,12,.48) 100%);
}

.hero-center{
  position:relative;z-index:2;width:100%;max-width:var(--maxw);
  padding-inline:var(--gutter);
  display:flex;flex-direction:column;align-items:center;
  gap:clamp(2rem,4vw,2.9rem);
}
.hero-video-mode h1{
  margin:0;max-width:none;text-align:center;
  text-shadow:0 2px 34px rgba(6,12,9,.6);
}
.hero-video-mode .hero-actions{margin-top:0;justify-content:center;}

/* respect reduced motion: swap the video for a calm static brand gradient */
@media(prefers-reduced-motion:reduce){
  .hero-bg-video{display:none;}
  .hero-video-mode{
    background:
      radial-gradient(120% 90% at 82% 18%, rgba(86,207,152,.30), transparent 46%),
      linear-gradient(160deg,#13211B 0%,#18332A 48%,#102019 100%);
  }
}

/* ============================================================
   LIQUID GLASS BUTTON  (vanilla port of the shadcn LiquidButton —
   real SVG backdrop distortion + frosted bevel, for use over the dark hero)
   ============================================================ */
.btn-glass{
  position:relative;isolation:isolate;overflow:hidden;
  background:transparent;color:var(--paper-on-dark);
  border-radius:100px;
  transition:transform .3s var(--ease);
}
.btn-glass:hover{transform:scale(1.05);}
/* frosted bevel — layered insets give the glass its edge highlights */
.btn-glass-shadow{
  position:absolute;inset:0;z-index:0;border-radius:inherit;pointer-events:none;
  box-shadow:
    0 0 8px rgba(0,0,0,.03),
    0 2px 6px rgba(0,0,0,.08),
    inset 3px 3px .5px -3.5px rgba(255,255,255,.5),
    inset -3px -3px .5px -3.5px rgba(255,255,255,.85),
    inset 1px 1px 1px -.5px rgba(255,255,255,.6),
    inset -1px -1px 1px -.5px rgba(255,255,255,.6),
    inset 0 0 6px 6px rgba(255,255,255,.12),
    inset 0 0 2px 2px rgba(255,255,255,.06),
    0 0 12px rgba(0,0,0,.15);
}
/* real backdrop distortion via the #container-glass SVG filter (graceful fallback to a plain blur) */
.btn-glass-distort{
  position:absolute;inset:0;z-index:-1;border-radius:inherit;overflow:hidden;pointer-events:none;
  -webkit-backdrop-filter:blur(2px);
          backdrop-filter:blur(2px);
}
@supports (backdrop-filter:url("#container-glass")) or (-webkit-backdrop-filter:url("#container-glass")){
  .btn-glass-distort{
    -webkit-backdrop-filter:url("#container-glass");
            backdrop-filter:url("#container-glass");
  }
}
.btn-glass-label{position:relative;z-index:10;display:inline-flex;align-items:center;gap:.7rem;}
.btn-glass-label svg{width:18px;height:18px;transition:transform .35s var(--ease);}
.btn-glass:hover .btn-glass-label svg{transform:translateX(4px);}

/* ============================================================
   ABOUT  (Our Story + stats over the kitchen background)
   ============================================================ */
.about{position:relative;background:var(--cream);}

/* ---- story: airy editorial split — light copy + framed feature photo ---- */
.about-story{
  display:grid;grid-template-columns:1fr;align-items:center;
  gap:clamp(2.5rem,5vw,4rem);
  background:var(--cream);color:var(--ink);
  padding-block:clamp(4rem,8vw,7rem);
  padding-inline:var(--gutter);
}
@media(min-width:900px){
  .about-story{
    grid-template-columns:1fr 1.06fr;
    gap:clamp(3rem,5vw,5.5rem);
    max-width:var(--maxw);margin-inline:auto;
  }
}

.about-story-panel{display:flex;align-items:center;}
.about-story-inner{width:100%;max-width:38rem;}
.about-story .eyebrow{color:var(--clay);}
.about-story .eyebrow::before{background:var(--clay);opacity:.85;}

.about-story-head h2{
  margin:1rem 0 0;font-family:"Fraunces",serif;font-weight:360;
  font-size:clamp(2rem,1.2rem+2.4vw,3rem);line-height:1.06;letter-spacing:-.015em;color:var(--ink);
}
.about-narrative{margin-top:clamp(1.4rem,2.6vw,2rem);}
.about-narrative p{margin:0;color:var(--ink-soft);line-height:1.72;font-size:clamp(1.05rem,1rem+.35vw,1.18rem);}

/* stats: 2x2 hairline grid */
.about-stats{
  margin-top:clamp(2rem,4vw,3rem);
  display:grid;grid-template-columns:1fr 1fr;
}
.astat{padding:clamp(1.1rem,2vw,1.45rem) 0;border-top:1px solid var(--sand);}
.astat:nth-child(2n+1){padding-right:clamp(1.25rem,2.4vw,2rem);}
.astat:nth-child(2n){border-left:1px solid var(--sand);padding-left:clamp(1.25rem,2.4vw,2rem);}
.astat b{display:block;font-family:"Fraunces",serif;font-weight:420;font-size:clamp(1.55rem,1rem+1.4vw,2.15rem);color:var(--ink);line-height:1.05;letter-spacing:-.01em;text-wrap:balance;}
.astat span{display:block;margin-top:.5rem;font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;color:var(--stone);font-weight:600;}

/* feature photos — two-image editorial stack (exterior over interior, offset) */
.about-story-media{position:relative;}
@media(min-width:900px){.about-story-media{align-self:center;}}
.story-photo{
  position:relative;margin:0;border-radius:var(--r);overflow:hidden;
  background:var(--sand);box-shadow:var(--shadow-lift);aspect-ratio:3/2;
}
.story-photo img{
  display:block;width:100%;height:100%;object-fit:cover;object-position:center;
  filter:saturate(.96) contrast(1.02);transition:transform 1.1s var(--ease);
}
.story-photo:hover img{transform:scale(1.04);}
.story-photo-top{width:90%;margin-right:auto;z-index:1;}
.story-photo-bottom{width:84%;margin-left:auto;margin-top:clamp(1rem,2.2vw,1.85rem);z-index:2;}
@media(max-width:899px){
  .story-photo-top{width:97%;}
  .story-photo-bottom{width:88%;}
}

/* ---- 4. foundation (pillars) ---- */
.about-foundation{
  position:relative;
  padding-block:clamp(3.5rem,7vw,6rem) clamp(7rem,13vw,11rem);
  background:var(--cream);
  overflow:hidden;isolation:isolate;
}
/* ambient mesh-gradient: drifting earth-tone blobs */
.about-foundation::before{
  content:none;position:absolute;inset:-18%;z-index:-2;pointer-events:none;
  background:
    radial-gradient(28% 24% at 22% 40%, rgba(86,207,152,.24), transparent 65%),
    radial-gradient(32% 28% at 78% 18%, rgba(47,116,89,.18), transparent 65%),
    radial-gradient(42% 34% at 52% 84%, rgba(90,120,108,.22), transparent 70%),
    radial-gradient(26% 22% at 88% 70%, rgba(86,207,152,.22), transparent 65%),
    radial-gradient(24% 20% at 12% 78%, rgba(21,36,31,.14), transparent 65%);
  filter:blur(6px);
  animation:foundation-mesh 32s ease-in-out infinite alternate;
  will-change:transform;
}
@keyframes foundation-mesh{
  0%   {transform:translate3d(0,0,0) scale(1) rotate(0deg);}
  50%  {transform:translate3d(2.2%,-1.6%,0) scale(1.09) rotate(1.5deg);}
  100% {transform:translate3d(-1.8%,2.4%,0) scale(1.04) rotate(-1.5deg);}
}
/* dot-orbit: subtle drifting grid of dots */
.about-foundation::after{
  content:none;position:absolute;inset:0;z-index:-1;pointer-events:none;
  background-image:radial-gradient(circle, rgba(44,68,57,.11) 1px, transparent 1.6px);
  background-size:30px 30px;
  -webkit-mask-image:radial-gradient(ellipse 76% 64% at 50% 50%, black 15%, transparent 85%);
          mask-image:radial-gradient(ellipse 76% 64% at 50% 50%, black 15%, transparent 85%);
  animation:foundation-dots 70s linear infinite;
}
@keyframes foundation-dots{
  to {background-position:30px 30px;}
}
.about-foundation > .container{position:relative;z-index:1;}
@media (prefers-reduced-motion: reduce){
  .about-foundation::before,
  .about-foundation::after{animation:none;}
}
.about-foundation .pillars{margin-top:0;}

/* pillars */
.pillars{margin-top:clamp(3.5rem,7vw,6rem);}
.pillars-head{display:flex;flex-direction:column;gap:1rem;margin-bottom:clamp(2rem,4vw,3rem);}
.pillars-head h2{margin:0;font-family:"Fraunces",serif;font-weight:380;font-size:clamp(1.7rem,1.2rem+1.8vw,2.6rem);line-height:1.08;color:var(--ink);letter-spacing:-.015em;}
.pillar-grid{display:grid;gap:1.4rem;grid-template-columns:1fr;}
@media(min-width:760px){.pillar-grid{grid-template-columns:repeat(3,1fr);}}
.pillar{
  background:var(--cream);border:1px solid var(--sand);border-radius:var(--r-lg);
  padding:clamp(1.8rem,3vw,2.6rem);position:relative;overflow:hidden;
  transition:transform .5s var(--ease),box-shadow .5s var(--ease),border-color .5s var(--ease);
}
.pillar::before{
  content:"";position:absolute;left:0;top:0;height:100%;width:3px;background:var(--clay);
  transform:scaleY(0);transform-origin:top;transition:transform .5s var(--ease);
}
.pillar:hover{transform:translateY(-6px);box-shadow:var(--shadow-soft);border-color:var(--sand-deep);}
.pillar:hover::before{transform:scaleY(1);}
.pillar .pnum{display:block;font-family:"Fraunces",serif;font-style:italic;font-size:1rem;color:var(--clay);margin-bottom:1.3rem;}
.pillar h3{margin:0 0 .7rem;font-family:"Fraunces",serif;font-weight:480;font-size:1.5rem;color:var(--ink);letter-spacing:-.01em;}
.pillar p{margin:0;font-size:.97rem;color:var(--ink-soft);line-height:1.62;}

/* ============================================================
   PROPERTIES
   ============================================================ */
.properties{
  background:
    radial-gradient(125% 80% at 50% -12%, #16291F 0%, transparent 58%),
    linear-gradient(177deg, #11211A 0%, #0D1813 55%, #0A130F 100%);
  color:var(--paper-on-dark);padding-block:var(--sec-pad);position:relative;overflow:hidden;
}
.properties::before{content:"";position:absolute;inset:0;background:radial-gradient(52% 42% at 82% -4%,rgba(86,207,152,.05),transparent 55%);pointer-events:none;}
.prop-head{position:relative;display:flex;flex-direction:column;gap:.9rem;}
.prop-head .eyebrow{color:var(--gold);}
.prop-head .eyebrow::before{background:var(--gold);}
.prop-head h2{margin:.4rem 0 0;font-family:"Fraunces",serif;font-weight:360;font-size:clamp(2rem,1.3rem+2.4vw,3.2rem);line-height:1.05;color:var(--paper-on-dark);letter-spacing:-.015em;}
.prop-head h2 em{font-style:italic;color:var(--gold);}
.prop-head p{margin:.3rem 0 0;color:var(--muted-on-dark);}

.prop-grid{position:relative;margin-top:clamp(1.75rem,3vw,2.5rem);display:grid;gap:1.5rem;grid-template-columns:1fr;}
@media(min-width:640px){.prop-grid{grid-template-columns:repeat(2,1fr);}}

.prop-card{
  text-align:left;background:transparent;border-radius:var(--r-lg);overflow:hidden;position:relative;
  border:1px solid var(--forest-line);transition:transform .5s var(--ease),box-shadow .5s var(--ease),border-color .5s var(--ease);
  display:flex;flex-direction:column;width:100%;
}
.prop-card:hover{transform:translateY(-8px);box-shadow:var(--shadow-lift);border-color:var(--gold);}
.prop-card:focus-visible{outline:2px solid var(--gold);outline-offset:3px;}

/* art-directed CSS "photograph" placeholder */
.ph{position:relative;aspect-ratio:5/4;overflow:hidden;background:var(--forest-soft);}
.ph .img{position:absolute;inset:0;transition:transform .9s var(--ease);}
.prop-card:hover .ph .img{transform:scale(1.06);}
.ph .img::before{
  content:"";position:absolute;inset:0;
  background:
    radial-gradient(70% 90% at 78% 14%, rgba(214,238,228,.55), transparent 55%),
    linear-gradient(155deg, var(--p1) 0%, var(--p2) 55%, var(--p3) 100%);
}
.ph .img svg{position:absolute;inset:0;width:100%;height:100%;opacity:.5;}
.ph .img .floor{position:absolute;left:0;right:0;bottom:0;height:34%;background:linear-gradient(180deg,transparent,rgba(12,22,18,.5));}
.ph-grain{position:absolute;inset:0;opacity:.5;mix-blend-mode:overlay;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='120' height='120'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.85' numOctaves='2'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");}
.ph-tag{
  position:absolute;top:1rem;left:1rem;z-index:2;background:rgba(20,32,27,.55);-webkit-backdrop-filter:blur(6px);backdrop-filter:blur(6px);
  color:var(--paper-on-dark);font-size:.66rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;
  padding:.5rem .9rem;border-radius:100px;border:1px solid rgba(230,241,236,.2);
}
.prop-info{padding:1.4rem 1.5rem 1.6rem;background:#16261E;flex:1;display:flex;flex-direction:column;}
.prop-info h3{margin:0;font-family:"Fraunces",serif;font-weight:460;font-size:1.45rem;color:var(--paper-on-dark);letter-spacing:-.01em;}
.prop-info .meta{margin:.4rem 0 0;font-size:.82rem;letter-spacing:.04em;color:var(--muted-on-dark);}
/* sold badge on cards (top-right corner) */
.ph-status{position:absolute;top:1rem;right:1rem;z-index:3;font-size:.64rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;padding:.46rem .8rem;border-radius:100px;line-height:1;}
.ph-status.is-sold{background:var(--gold);color:var(--ink);box-shadow:0 6px 18px -8px rgba(0,0,0,.5);}

/* portfolio: refined dark-section treatment (neutral hairlines, restrained accent) */
.properties .prop-card{border-color:rgba(229,241,236,.1);}
.properties .ph-status.is-sold{
  background:rgba(9,17,13,.5);
  -webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px);
  color:#7FE0B0;
  border:1px solid rgba(127,224,176,.4);
  box-shadow:0 8px 22px -12px rgba(0,0,0,.6);
}

/* in-development teaser banner */
.dev-teaser{margin-top:clamp(2.75rem,5.5vw,4rem);display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:1.5rem 2.5rem;padding:clamp(1.75rem,3.5vw,2.75rem);border:1px dashed rgba(86,207,152,.42);border-radius:var(--r-lg);background:rgba(86,207,152,.13);}
.dev-teaser-copy{max-width:48ch;}
.dev-teaser-copy .eyebrow{color:var(--gold);}
.dev-teaser-copy .eyebrow::before{background:var(--gold);}
.dev-teaser-copy h3{margin:.7rem 0 0;font-family:"Fraunces",serif;font-weight:400;font-size:clamp(1.35rem,1.1rem+1vw,1.85rem);color:var(--paper-on-dark);letter-spacing:-.01em;}
.dev-teaser-copy p{margin:.55rem 0 0;color:var(--muted-on-dark);}
.dev-teaser-cta{flex:none;}

/* ============================================================
   UPCOMING / IN DEVELOPMENT
   ============================================================ */
.upcoming{background:var(--bone);color:var(--ink);padding-block:var(--sec-pad);position:relative;}
.up-head{max-width:54ch;}
.up-head .eyebrow{color:var(--clay);}
.up-head .eyebrow::before{background:var(--clay);opacity:.85;}
.up-head h2{margin:.5rem 0 0;font-family:"Fraunces",serif;font-weight:360;font-size:clamp(2rem,1.3rem+2.4vw,3.2rem);line-height:1.05;color:var(--ink);letter-spacing:-.015em;}
.up-head h2 em{font-style:italic;color:var(--clay);}
.up-head > p{margin:.9rem 0 0;color:var(--ink-soft);line-height:1.65;font-size:clamp(1.02rem,1rem+.3vw,1.15rem);}

.up-phase{margin-top:1.5rem;}
.up-phase:first-child{margin-top:clamp(2rem,4vw,3rem);}

.up-grid{display:grid;gap:1.5rem;grid-template-columns:1fr;}
@media(min-width:640px){.up-grid{grid-template-columns:repeat(2,1fr);}}

.up-card{background:var(--cream);border:1px solid var(--sand);border-radius:var(--r-lg);overflow:hidden;display:flex;flex-direction:column;transition:transform .5s var(--ease),box-shadow .5s var(--ease),border-color .5s var(--ease);}
.up-card:hover{transform:translateY(-6px);box-shadow:var(--shadow-soft);border-color:var(--sand-deep);}
.up-card:hover .ph .img{transform:scale(1.05);}
.up-card:hover .ph-photo{transform:scale(1.05);}

/* status badge variants (over the rendering) */
.ph-status.is-soon{background:var(--gold);color:var(--ink);box-shadow:0 6px 18px -8px rgba(0,0,0,.5);}
.ph-status.is-building{background:var(--clay);color:var(--bone);box-shadow:0 6px 18px -8px rgba(0,0,0,.5);}
.ph-status.is-planning{background:rgba(20,32,27,.62);color:var(--paper-on-dark);-webkit-backdrop-filter:blur(5px);backdrop-filter:blur(5px);}

.up-info{padding:1.4rem 1.5rem 1.6rem;display:flex;flex-direction:column;flex:1;}
.up-info h3{margin:0;font-family:"Fraunces",serif;font-weight:460;font-size:1.4rem;color:var(--ink);letter-spacing:-.01em;}
.up-info .meta{margin:.4rem 0 0;font-size:.82rem;letter-spacing:.04em;color:var(--stone);}

/* 3-stage progress stepper */
.up-track{list-style:none;display:flex;margin:1.35rem 0 .2rem;padding:0;}
.up-track li{flex:1;position:relative;display:flex;flex-direction:column;align-items:center;gap:.55rem;text-align:center;}
.up-track li::before{content:"";position:absolute;top:6px;left:-50%;width:100%;height:2px;background:var(--sand-deep);z-index:0;}
.up-track li:first-child::before{display:none;}
.up-track .dot{width:14px;height:14px;border-radius:50%;border:2px solid var(--sand-deep);background:var(--bone);position:relative;z-index:1;transition:background .4s var(--ease),border-color .4s var(--ease),box-shadow .4s var(--ease);}
.up-track b{font-size:.6rem;font-weight:700;letter-spacing:.11em;text-transform:uppercase;color:var(--stone);line-height:1.1;}
.up-track li.is-done .dot{background:var(--clay);border-color:var(--clay);}
.up-track li.is-done::before{background:var(--clay);}
.up-track li.is-done b{color:var(--ink-soft);}
.up-track li.is-active::before{background:var(--clay);}
.up-track li.is-active .dot{background:var(--gold);border-color:var(--gold);box-shadow:0 0 0 4px rgba(86,207,152,.22);}
.up-track li.is-active b{color:var(--clay-deep);}

/* ============================================================
   TEAM
   ============================================================ */
.team{padding-block:var(--sec-pad) clamp(3rem,6vw,5rem);}
.team-head{max-width:48ch;}
.team-head h2{margin:.4rem 0 0;font-family:"Fraunces",serif;font-weight:360;font-size:clamp(2rem,1.3rem+2.4vw,3.2rem);line-height:1.05;color:var(--ink);letter-spacing:-.015em;}
.team-head h2 em{font-style:italic;color:var(--clay);}

.team-grid{margin-top:clamp(2.5rem,5vw,3.5rem);display:grid;gap:1.75rem;grid-template-columns:1fr;}
@media(min-width:780px){.team-grid{grid-template-columns:repeat(2,1fr);}}
.member{
  background:var(--cream);border:1px solid var(--sand);border-radius:var(--r-lg);overflow:hidden;
  display:flex;flex-direction:column;transition:transform .5s var(--ease),box-shadow .5s var(--ease);
}
.member:hover{transform:translateY(-5px);box-shadow:var(--shadow-soft);}
.member-row{display:flex;gap:0;align-items:stretch;flex:1;}
.member-portrait{flex:none;width:44%;min-width:175px;min-height:clamp(20rem,26vw,24rem);position:relative;overflow:hidden;background:var(--sand);}
.member-portrait .pp{position:absolute;inset:0;}
.member-portrait .pp::before{content:"";position:absolute;inset:0;background:linear-gradient(165deg,var(--c1),var(--c2));}
.member-portrait svg{position:absolute;inset:0;width:100%;height:100%;}
.member-text{flex:1;padding:clamp(2rem,3vw,3rem);display:flex;flex-direction:column;justify-content:flex-start;}
.member-text .role{font-size:.78rem;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--clay);}
.member-text h3{margin:.8rem 0 1.05rem;font-family:"Fraunces",serif;font-weight:480;font-size:clamp(1.85rem,1.3rem+1.2vw,2.4rem);color:var(--ink);letter-spacing:-.01em;}
.member-text .tenure{font-size:.88rem;letter-spacing:.01em;color:var(--stone);margin-bottom:1.25rem;white-space:nowrap;}
.member-text p{margin:0;font-size:clamp(1.05rem,1rem+.3vw,1.18rem);color:var(--ink-soft);line-height:1.68;}

/* ============================================================
   CONTACT
   ============================================================ */
.contact{padding-block:var(--sec-pad);background:linear-gradient(180deg,var(--bone),#E4EDE9);}
.contact-grid{display:grid;gap:clamp(2.5rem,5vw,4.5rem);grid-template-columns:1fr;}
@media(min-width:900px){.contact-grid{grid-template-columns:.85fr 1.15fr;align-items:start;}}
.contact-intro h2{margin:.5rem 0 0;font-family:"Fraunces",serif;font-weight:360;font-size:clamp(2.1rem,1.3rem+2.6vw,3.4rem);line-height:1.04;color:var(--ink);letter-spacing:-.015em;}
.contact-intro h2 em{font-style:italic;color:var(--clay);}
.contact-intro p{margin:1.3rem 0 0;color:var(--ink-soft);max-width:40ch;}
.contact-detail{margin-top:2.2rem;display:grid;gap:1.2rem;}
.contact-detail a,.contact-detail div{display:flex;align-items:center;gap:.9rem;color:var(--ink);font-size:.96rem;}
.contact-detail svg{width:20px;height:20px;color:var(--clay);flex:none;}
.contact-detail a{transition:color .3s var(--ease);}
.contact-detail a:hover{color:var(--clay);}

.form-wrap{background:var(--cream);border:1px solid var(--sand);border-radius:var(--r-lg);padding:clamp(1.8rem,4vw,3rem);box-shadow:var(--shadow-soft);position:relative;}
.field{margin-bottom:1.4rem;}
.field:last-of-type{margin-bottom:0;}
.field label{display:block;font-size:.72rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--stone);margin-bottom:.55rem;}
.field label .req{color:var(--clay);}
.field input,.field textarea{
  width:100%;font:inherit;font-size:1rem;color:var(--ink);background:var(--bone);
  border:1px solid var(--sand-deep);border-radius:10px;padding:.95rem 1.05rem;transition:border-color .3s var(--ease),box-shadow .3s var(--ease),background .3s var(--ease);
}
.field textarea{resize:vertical;min-height:130px;}
.field input::placeholder,.field textarea::placeholder{color:#8C9C95;}
.field input:focus,.field textarea:focus{outline:none;border-color:var(--clay);box-shadow:0 0 0 3px rgba(47,116,89,.14);background:#fff;}
.field-row{display:grid;gap:1.4rem;grid-template-columns:1fr;}
@media(min-width:560px){.field-row{grid-template-columns:1fr 1fr;}}
.submit-btn{
  width:100%;margin-top:1.7rem;background:var(--clay);color:var(--bone);font-weight:600;letter-spacing:.02em;
  padding:1.05rem;border-radius:100px;min-height:48px;display:inline-flex;align-items:center;justify-content:center;gap:.6rem;
  transition:background .35s var(--ease),transform .35s var(--ease);
}
.submit-btn svg{width:18px;height:18px;transition:transform .35s var(--ease);}
.submit-btn:hover{background:var(--clay-deep);transform:translateY(-2px);}
.submit-btn:hover svg{transform:translateX(4px);}
.submit-btn.is-sending{opacity:.72;cursor:progress;transform:none;}
.submit-btn:disabled{cursor:not-allowed;}
.form-error{margin:1rem 0 0;color:#C0392B;font-size:.86rem;line-height:1.5;}
.form-error a{color:inherit;text-decoration:underline;font-weight:600;}
.form-error[hidden]{display:none;}

/* success state */
.form-success{position:absolute;inset:0;background:var(--cream);border-radius:var(--r-lg);display:none;flex-direction:column;align-items:center;justify-content:center;text-align:center;padding:2.5rem;}
.form-success.show{display:flex;animation:pop .55s var(--ease);}
@keyframes pop{from{opacity:0;transform:scale(.96)}to{opacity:1;transform:scale(1)}}
.form-success .check{width:64px;height:64px;border-radius:50%;background:var(--clay);color:var(--bone);display:flex;align-items:center;justify-content:center;margin-bottom:1.3rem;}
.form-success .check svg{width:30px;height:30px;}
.form-success h3{margin:0;font-family:"Fraunces",serif;font-weight:480;font-size:1.7rem;color:var(--ink);}
.form-success p{margin:.7rem 0 1.5rem;color:var(--ink-soft);max-width:34ch;}
.form-success button{font-size:.82rem;font-weight:600;letter-spacing:.04em;color:var(--clay);border-bottom:1px solid currentColor;padding-bottom:2px;}

/* ============================================================
   FOOTER
   ============================================================ */
.site-footer{background:var(--ink);color:var(--paper-on-dark);padding-block:clamp(3.5rem,7vw,5.5rem) clamp(1.8rem,3vw,2.5rem);}
.footer-top{display:grid;gap:2.5rem;grid-template-columns:1fr;align-items:start;}
@media(min-width:760px){.footer-top{grid-template-columns:1.6fr 1fr;gap:3rem;}.footer-col{justify-self:end;}}
.footer-brand .brand{margin-left:0!important;}
.footer-brand p{margin:1.4rem 0 0;color:var(--muted-on-dark);max-width:34ch;font-size:.95rem;line-height:1.6;padding-left:0;margin-left:0;}
.footer-col h4{margin:0 0 1.1rem;font-size:.72rem;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);}
.footer-col ul{list-style:none;margin:0;padding:0;display:grid;gap:.7rem;}
.footer-col a,.footer-col li{color:var(--muted-on-dark);font-size:.95rem;transition:color .3s var(--ease);}
.footer-col a:hover{color:var(--paper-on-dark);}
.footer-bottom{margin-top:clamp(3rem,5vw,4rem);padding-top:1.8rem;border-top:1px solid rgba(230,241,236,.13);display:flex;flex-wrap:wrap;gap:.8rem 2rem;align-items:center;justify-content:space-between;}
.footer-bottom small{color:var(--muted-on-dark);font-size:.8rem;letter-spacing:.02em;}
.footer-bottom .tagfoot{font-family:"Fraunces",serif;font-style:italic;color:var(--gold);font-size:.95rem;}

/* ============================================================
   REVEAL ANIMATIONS
   ============================================================ */
.reveal{opacity:0;transform:translateY(26px);transition:opacity .8s var(--ease),transform .8s var(--ease);}
.reveal.in{opacity:1;transform:none;}
.reveal[data-d="1"]{transition-delay:.08s}
.reveal[data-d="2"]{transition-delay:.16s}
.reveal[data-d="3"]{transition-delay:.24s}
.reveal[data-d="4"]{transition-delay:.32s}

/* hero entrance */
.hero .hl{opacity:0;transform:translateY(30px);animation:heroIn 1s var(--ease) forwards;}
.hero .hl.d1{animation-delay:.15s}
.hero .hl.d2{animation-delay:.3s}
.hero .hl.d3{animation-delay:.45s}
.hero .hl.d4{animation-delay:.6s}
@keyframes heroIn{to{opacity:1;transform:none}}

/* ============================================================
   MOBILE NAV
   ============================================================ */
@media(max-width:880px){
  .nav-links{
    position:fixed;inset:0 0 0 auto;width:min(82vw,360px);background:var(--forest);color:var(--paper-on-dark);
    flex-direction:column;align-items:flex-start;justify-content:center;gap:1.8rem;padding:2rem 2.4rem;
    transform:translateX(100%);transition:transform .45s var(--ease);box-shadow:var(--shadow-lift);
  }
  .nav-links.open{transform:none;}
  .nav-links a{color:var(--paper-on-dark)!important;font-family:"Fraunces",serif;font-size:1.5rem;font-weight:420;}
  .nav-links a::after{background:var(--gold);}
  .nav-links .nav-cta{font-family:"Hanken Grotesk",sans-serif!important;font-size:.9rem;color:var(--ink)!important;background:var(--gold);}
  .menu-toggle{display:flex;z-index:120;}
  body.nav-open{overflow:hidden;}
}

@media(max-width:520px){
  .member-row{flex-direction:column;}
  .member-portrait{width:100%;aspect-ratio:16/10;}
  .scroll-cue{display:none;}
}

/* ============================================================
   ACCESSIBILITY: reduced motion
   ============================================================ */
@media(prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.001ms!important;animation-iteration-count:1!important;transition-duration:.001ms!important;scroll-behavior:auto!important;}
  .reveal{opacity:1;transform:none;}
  .hero .hl{opacity:1;transform:none;animation:none;}
}

/* focus visibility */
a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible{outline:2px solid var(--clay);outline-offset:3px;}
.site-header:not(.scrolled) a:focus-visible,.hero a:focus-visible{outline-color:var(--gold);}
/* CTA pill: focus shown as a soft pill-shaped halo, never a rectangular box */
.nav-cta:focus{outline:none;}
.nav-cta:focus-visible{outline:none;border-radius:100px;box-shadow:0 0 0 3px rgba(47,116,89,.45);}
.site-header:not(.scrolled) .nav-cta:focus-visible{box-shadow:0 0 0 3px rgba(86,207,152,.55);}

/* ============================================================
   REAL PHOTO LAYERS (drop over CSS placeholders; fall back gracefully)
   ============================================================ */
/* property card photos */
.ph-photo{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:1;transition:transform .9s var(--ease);}
.prop-card:hover .ph .ph-photo{transform:scale(1.06);}
/* keep the duplex tag above any photo */
.ph-tag{z-index:3;}
/* team headshots */
.member-photo{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center top;z-index:1;}

/* ---- unify portfolio photos: normalize white balance / exposure, then a
   consistent brand-tone grade so cool and warm shots read as one set ---- */
.ph-photo{
  filter:saturate(.82) contrast(1.04) brightness(.97) sepia(.1) hue-rotate(-8deg);
}

/* ============================================================
   LIQUID GLASS BUTTONS — multi-layer bevel + backdrop blur + shine
   ============================================================ */
.btn-liquid{
  position:relative;isolation:isolate;overflow:hidden;
}
.btn-liquid::before{
  content:"";position:absolute;inset:0;border-radius:inherit;
  z-index:0;pointer-events:none;
  box-shadow:
    0 1px 2px rgba(0,0,0,.06),
    0 14px 32px -10px rgba(0,0,0,.24),
    inset 0 1px 0 rgba(255,255,255,.45),
    inset 0 -1px 0 rgba(0,0,0,.18),
    inset 1px 0 1px rgba(255,255,255,.18),
    inset -1px 0 1px rgba(0,0,0,.14);
}
/* slow shine streak on hover, like light catching across glass */
.btn-liquid::after{
  content:"";position:absolute;inset:0;border-radius:inherit;
  z-index:1;pointer-events:none;
  background:linear-gradient(115deg, transparent 35%, rgba(255,255,255,.35) 50%, transparent 65%);
  background-size:220% 100%;background-position:-120% 0;
  opacity:0;transition:opacity .45s var(--ease), background-position .9s var(--ease);
}
.btn-liquid:hover::after{opacity:1;background-position:220% 0;}
.btn-liquid > *{position:relative;z-index:2;}

/* light variant — for use over the dark hero / dark sections */
.btn-liquid-light{
  background:linear-gradient(180deg, rgba(240,251,246,.16) 0%, rgba(240,251,246,.04) 100%);
  color:var(--paper-on-dark);
  backdrop-filter:blur(14px) saturate(1.3);
  -webkit-backdrop-filter:blur(14px) saturate(1.3);
  border:1px solid rgba(230,241,236,.20);
  transition:background .45s var(--ease), border-color .45s var(--ease), transform .35s var(--ease);
}
.btn-liquid-light:hover{
  background:linear-gradient(180deg, rgba(240,251,246,.26) 0%, rgba(240,251,246,.08) 100%);
  border-color:rgba(230,241,236,.34);
  transform:translateY(-2px);
}
.btn-liquid-light svg{transition:transform .35s var(--ease);}
.btn-liquid-light:hover svg{transform:translateX(4px);}

/* dark variant — for use over light cream / bone sections (Team, Contact) */
.btn-liquid-dark{
  background:linear-gradient(180deg, rgba(255,255,255,.55) 0%, rgba(255,255,255,.18) 100%);
  color:var(--ink);
  backdrop-filter:blur(12px) saturate(1.2);
  -webkit-backdrop-filter:blur(12px) saturate(1.2);
  border:1px solid rgba(22,32,28,.14);
  transition:background .45s var(--ease), border-color .45s var(--ease), transform .35s var(--ease), color .45s var(--ease);
}
.btn-liquid-dark::before{
  box-shadow:
    0 1px 2px rgba(0,0,0,.08),
    0 14px 32px -10px rgba(0,0,0,.18),
    inset 0 1px 0 rgba(255,255,255,.75),
    inset 0 -1px 0 rgba(22,32,28,.14),
    inset 1px 0 1px rgba(255,255,255,.45),
    inset -1px 0 1px rgba(22,32,28,.1);
}
.btn-liquid-dark:hover{
  background:linear-gradient(180deg, rgba(255,255,255,.78) 0%, rgba(255,255,255,.32) 100%);
  border-color:rgba(47,116,89,.42);
  color:var(--clay);
  transform:translateY(-2px);
}
.btn-liquid-dark svg{transition:transform .35s var(--ease);}
.btn-liquid-dark:hover svg{transform:translateX(4px);}

/* shared wrapper for centered section-closing CTAs */
.section-cta{
  margin-top:clamp(2.5rem,5vw,4rem);
  display:flex;justify-content:center;
}

/* glass bevel enhancement for existing semi-transparent surfaces */
.ph-tag{
  box-shadow:
    inset 0 1px 0 rgba(240,251,246,.18),
    inset 0 -1px 0 rgba(0,0,0,.32),
    0 6px 14px -4px rgba(0,0,0,.35);
}
.ph::after{
  content:"";position:absolute;inset:0;z-index:2;pointer-events:none;
  background:
    linear-gradient(180deg, rgba(14,24,20,0) 42%, rgba(13,23,19,.5) 100%),
    rgba(40,58,50,.16);
  mix-blend-mode:multiply;
}