/* =====================================================================
   EMERALD HILL REAL ESTATE — Editorial Brand System (Rebrand)
   Palette: Dark Green #13322B · Sage #C4CEC2 · Cream #D9E7C4
   ===================================================================== */
@import url('https://fonts.googleapis.com/css2?family=Fraunces:ital,opsz,wght@0,9..144,300..600;1,9..144,300..500&family=Jost:wght@300;400;500;600&display=swap');

:root{
  --green:#13322B;
  --green-deep:#0D231D;
  --green-soft:#1C4438;
  --sage:#C4CEC2;
  --sage-deep:#AEBBAB;
  --cream:#D9E7C4;
  --cream-tint:#EAF0DE;
  --paper:#F5F4EF;
  --paper-2:#EDEBE2;
  --ink:#1D2420;
  --muted:#68726B;
  --line:rgba(19,50,43,.16);
  --line-dark:rgba(217,231,196,.22);
  --shadow:0 30px 70px -34px rgba(13,35,29,.45);
  --serif:'Fraunces','Cormorant Garamond',Georgia,serif;
  --sans:'Jost',-apple-system,Helvetica,sans-serif;
  --ease:cubic-bezier(.22,.61,.36,1);
  /* legacy aliases → mapped to new palette */
  --gold:var(--cream);--gold-deep:var(--green);--champagne:var(--cream);
  --emerald:var(--green);--emerald-deep:var(--green-deep);--charcoal:var(--ink);
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth;overflow-x:hidden}
body{font-family:var(--sans);color:var(--ink);background:var(--paper);font-weight:300;line-height:1.75;overflow-x:hidden;max-width:100vw;-webkit-font-smoothing:antialiased}
img{display:block;max-width:100%}
a{text-decoration:none;color:inherit}
ul{list-style:none}
::selection{background:var(--green);color:var(--cream)}
h1,h2,h3,h4{font-family:var(--serif);font-weight:400;line-height:1.05;letter-spacing:-.01em}
.container{width:min(1300px,92%);margin-inline:auto}
.eyebrow{font-family:var(--sans);font-size:.7rem;letter-spacing:.34em;text-transform:uppercase;font-weight:500;color:var(--green);display:inline-flex;align-items:center;gap:.9rem}
.eyebrow::before{content:'';width:38px;height:1px;background:currentColor;opacity:.7}
.eyebrow.center::after{content:'';width:38px;height:1px;background:currentColor;opacity:.7}
.eyebrow.light{color:var(--cream)}
.section{padding:clamp(5rem,9vw,9.5rem) 0}
.section--emerald{background:var(--green);color:var(--cream-tint)}
.section--emerald h1,.section--emerald h2,.section--emerald h3{color:#fff}
.section--sage{background:var(--sage)}
.section--cream{background:var(--cream-tint)}
.section--dark{background:var(--green-deep);color:var(--cream-tint)}
.gold-text{color:var(--green)}
.section--emerald .gold-text{color:var(--cream)}
.divider-gold{width:70px;height:1px;background:var(--green);opacity:.5;margin:1.5rem 0}
.section--emerald .divider-gold{background:var(--cream);opacity:.5}

/* ---------- Buttons ---------- */
.btn{position:relative;display:inline-flex;align-items:center;justify-content:center;gap:.65rem;
  font-family:var(--sans);font-size:.7rem;letter-spacing:.24em;text-transform:uppercase;font-weight:500;
  padding:1.15rem 2.4rem;border:1px solid transparent;cursor:pointer;overflow:hidden;
  transition:color .5s var(--ease),background .5s var(--ease),border-color .5s var(--ease),transform .5s var(--ease)}
.btn i{font-size:.85rem}
.btn-gold{background:var(--green);color:var(--cream-tint)}
.btn-gold:hover{background:var(--green-deep);transform:translateY(-2px)}
.btn-outline{background:transparent;border-color:var(--green);color:var(--green)}
.btn-outline:hover{background:var(--green);color:var(--cream-tint);transform:translateY(-2px)}
.btn-ghost{background:transparent;border-color:rgba(245,244,239,.45);color:#fff}
.btn-ghost:hover{background:var(--cream-tint);color:var(--green);border-color:var(--cream-tint)}
.btn-dark{background:var(--green);color:var(--cream-tint)}
.btn-dark:hover{background:var(--green-deep);transform:translateY(-2px)}
.btn-sm{padding:.8rem 1.5rem;font-size:.62rem}
/* dark-context primary → light fill */
.hero .btn-gold,.section--emerald .btn-gold,.cta-band .btn-gold,.section--dark .btn-gold,.page-hero .btn-gold{background:var(--cream-tint);color:var(--green)}
.hero .btn-gold:hover,.section--emerald .btn-gold:hover,.cta-band .btn-gold:hover,.section--dark .btn-gold:hover,.page-hero .btn-gold:hover{background:#fff;color:var(--green-deep)}
.section--emerald .btn-outline,.cta-band .btn-outline,.section--dark .btn-outline{border-color:var(--cream);color:var(--cream)}
.section--emerald .btn-outline:hover,.cta-band .btn-outline:hover,.section--dark .btn-outline:hover{background:var(--cream);color:var(--green)}

/* ---------- Header ---------- */
.site-header{position:fixed;top:0;left:0;width:100%;z-index:1000;transition:background .5s var(--ease),box-shadow .5s var(--ease),padding .5s var(--ease);padding:1.5rem 0;
  background:linear-gradient(180deg,rgba(13,35,29,.55) 0%,rgba(13,35,29,.18) 55%,transparent 100%)}
.site-header .bar{width:min(1840px,92%);display:flex;align-items:center;gap:2.4rem}
.site-header .brand{margin-right:auto}
.site-header nav{margin-left:auto}
.site-header.scrolled{background:var(--paper);padding:.9rem 0;box-shadow:0 8px 30px -18px rgba(13,35,29,.4);border-bottom:1px solid var(--line)}
.brand{display:flex;flex-direction:column;line-height:1}
.brand b{font-family:var(--serif);font-size:3.1rem;font-weight:600;letter-spacing:.005em;color:#fff;white-space:nowrap;transition:color .5s var(--ease),font-size .5s var(--ease)}
.brand span{font-size:.58rem;letter-spacing:.5em;text-transform:uppercase;color:var(--cream);margin-top:.28rem;padding-left:.1em;transition:color .5s var(--ease)}
.site-header.scrolled .brand b{color:var(--green);font-size:2.7rem}
.site-header.scrolled .brand span{color:var(--green);opacity:.7}
.nav{display:flex;align-items:center;gap:.1rem}
.nav>li{position:relative}
.nav>li>a{display:block;padding:.7rem .95rem;font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.92);font-weight:400;position:relative;transition:color .35s}
.nav>li>a::after{content:'';position:absolute;left:1rem;right:1rem;bottom:.4rem;height:1px;background:currentColor;transform:scaleX(0);transform-origin:left;transition:transform .4s var(--ease)}
.nav>li>a:hover::after{transform:scaleX(1)}
.site-header.scrolled .nav>li>a{color:var(--green)}
.nav>li.has-sub>a{padding-right:1.7rem}
.nav>li.has-sub>a::before{content:'\f107';font-family:'Font Awesome 6 Free';font-weight:900;font-size:.6rem;position:absolute;right:.8rem;top:50%;transform:translateY(-50%);opacity:.7}
.subnav{position:absolute;top:100%;left:0;min-width:210px;background:var(--green);padding:.5rem 0;opacity:0;visibility:hidden;transform:translateY(10px);transition:opacity .3s var(--ease),transform .3s var(--ease);box-shadow:var(--shadow);z-index:60}
.nav>li.has-sub:hover .subnav{opacity:1;visibility:visible;transform:translateY(0)}
.subnav li a{display:block;padding:.75rem 1.4rem;font-size:.66rem;letter-spacing:.18em;text-transform:uppercase;color:var(--cream-tint)!important;white-space:nowrap;transition:background .3s,color .3s}
.subnav li a::after{display:none}
.subnav li a:hover{background:var(--green-deep);color:#fff!important;padding-left:1.7rem}
.header-right{display:flex;align-items:center;gap:1.4rem;margin-left:.8rem}
.header-phone{display:flex;align-items:center;gap:.5rem;color:#fff;font-size:.76rem;letter-spacing:.08em}
.site-header.scrolled .header-phone{color:var(--green)}
.menu-toggle{display:flex;align-items:center;gap:.7rem;background:none;border:none;cursor:pointer;color:#fff;font-family:var(--sans);font-size:.7rem;letter-spacing:.24em;text-transform:uppercase;font-weight:500;padding:.4rem}
.site-header.scrolled .menu-toggle{color:var(--green)}
.menu-toggle .bars{display:flex;flex-direction:column;gap:5px}
.menu-toggle .bars span{width:24px;height:1.5px;background:currentColor;transition:.4s var(--ease)}

/* ---------- Slide-out menu panel (Ayre-style) ---------- */
.nav-scrim{position:fixed;inset:0;z-index:1090;background:rgba(13,35,29,.5);opacity:0;visibility:hidden;
  transition:opacity .5s var(--ease),visibility 0s linear .5s}
.nav-scrim.open{opacity:1;visibility:visible;transition:opacity .5s var(--ease)}

.overlay-menu{position:fixed;top:0;right:0;z-index:1100;width:clamp(300px,32vw,620px);height:100dvh;
  background:var(--paper-2);color:var(--ink);overflow-y:auto;overscroll-behavior:contain;
  transform:translateX(100%);visibility:hidden;
  transition:transform .55s var(--ease),visibility 0s linear .55s}
.overlay-menu.open{transform:translateX(0);visibility:visible;transition:transform .55s var(--ease)}

.om-inner{display:flex;flex-direction:column;min-height:100%;padding:1.7rem clamp(1.6rem,3.2vw,3.4rem) 2.2rem}
.om-close{align-self:flex-end;width:46px;height:46px;background:none;border:none;cursor:pointer;
  color:var(--green);font-size:1.5rem;line-height:1;margin-bottom:clamp(1.6rem,6vh,4.4rem);transition:opacity .3s}
.om-close:hover{opacity:.55}
.om-close:focus-visible{outline:2px solid var(--green);outline-offset:3px}

.om-links{display:flex;flex-direction:column}
.om-item+.om-item{border-top:1px solid var(--line)}
.om-row{display:flex;align-items:center;justify-content:space-between;gap:1rem;width:100%;
  padding:clamp(.7rem,1.5vh,1.15rem) 0;background:none;border:none;cursor:pointer;text-align:left;
  color:var(--green);font-family:var(--serif);font-weight:400;letter-spacing:-.01em;
  font-size:clamp(1.5rem,2.4vw,2.15rem);line-height:1.15;transition:opacity .3s}
.om-row:hover{opacity:.55}
.om-row:focus-visible{outline:2px solid var(--green);outline-offset:2px}
.om-chev{flex:0 0 auto;font-size:.8rem;transition:transform .4s var(--ease)}
.om-row[aria-expanded="true"] .om-chev{transform:rotate(180deg)}

.om-sub{overflow:hidden;max-height:0;transition:max-height .45s var(--ease)}
.om-sub a{display:block;padding:.5rem 0;color:var(--muted);font-family:var(--sans);
  font-size:.74rem;letter-spacing:.18em;text-transform:uppercase;transition:color .3s}
.om-sub a:hover{color:var(--green)}
.om-sub li:last-child a{padding-bottom:1.1rem}

.om-side{margin-top:auto;padding-top:2.4rem;font-family:var(--sans);font-size:.86rem;
  line-height:1.9;color:var(--muted)}
.om-side .om-office{font-family:var(--sans);font-size:.7rem;letter-spacing:.28em;
  text-transform:uppercase;color:var(--green);margin-bottom:.5rem}
.om-side a{color:var(--ink)}
.om-side a:hover{color:var(--green);text-decoration:underline}
.om-social{display:flex;gap:.6rem;margin-top:1.2rem}
.om-social a{width:38px;height:38px;border:1px solid var(--line);display:flex;align-items:center;
  justify-content:center;color:var(--green);transition:.35s}
.om-social a:hover{background:var(--green);color:var(--cream);text-decoration:none}

@media (max-width:640px){ .overlay-menu{width:100%} }
@media (prefers-reduced-motion:reduce){
  .overlay-menu,.nav-scrim,.om-sub,.om-chev{transition-duration:1ms !important}
}

/* ---------- Hero (rotating images) ---------- */
.hero{position:relative;min-height:100vh;display:flex;align-items:center;color:#fff;overflow:hidden}
.hero-slides{position:absolute;inset:0;z-index:0}
.hero-slide{position:absolute;inset:0;background-size:cover;background-position:center;opacity:0;transform:scale(1.08);transition:opacity 1.6s var(--ease),transform 7s linear}
.hero-slide.active{opacity:1;transform:scale(1)}
.hero .overlay{position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(13,35,29,.5) 0%,rgba(13,35,29,.5) 45%,rgba(13,35,29,.82) 100%)}
.hero-content{position:relative;z-index:2;padding-top:4rem;display:flex;flex-direction:column;align-items:center;justify-content:center;width:100%}
.hero h1{font-size:clamp(2.8rem,6.6vw,6rem);font-weight:300;max-width:15ch;margin:1.8rem 0 1.5rem;letter-spacing:-.015em}
.hero h1 em{font-style:italic;color:var(--cream)}
.hero p.sub{font-size:clamp(1rem,1.5vw,1.3rem);letter-spacing:.02em;color:rgba(245,244,239,.9);max-width:48ch;font-weight:300}
.hero-dots{position:absolute;bottom:2.2rem;left:0;right:0;z-index:3}
.hero-dots .container{display:flex;gap:.6rem}
.hero-dots button{width:34px;height:2px;background:rgba(245,244,239,.35);border:none;cursor:pointer;transition:.4s;padding:0}
.hero-dots button.active{background:var(--cream)}

/* page hero */
.page-hero{position:relative;min-height:60vh;display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.page-hero .hero-bg{position:absolute;inset:0;background-size:cover;background-position:center;z-index:0;transform:scale(1.05)}
.page-hero .overlay{position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(13,35,29,.45),rgba(13,35,29,.85))}
.page-hero .container{position:relative;z-index:2;padding-bottom:4.5rem;padding-top:9rem}
.page-hero h1{font-size:clamp(2.6rem,5.4vw,4.8rem);font-weight:300;margin-top:1.2rem}
.crumbs{font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:rgba(245,244,239,.7);margin-top:1.2rem}
.crumbs a:hover{color:var(--cream)}
.crumbs span{color:var(--cream)}

/* ---------- Search widget (compact, hero-overlapping) ---------- */
.search-card{width:min(920px,100%);margin-inline:auto;background:rgba(255,255,255,.13);
  border:1px solid rgba(255,255,255,.28);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);
  border-radius:999px;padding:.42rem .42rem .42rem 1.5rem;display:flex;align-items:center;gap:1rem;
  box-shadow:0 24px 60px -30px rgba(13,35,29,.7)}
.search-tabs{display:flex;gap:.25rem;flex:0 0 auto;padding-right:1rem;border-right:1px solid rgba(255,255,255,.26)}
.search-tabs button{background:transparent;border:none;border-radius:999px;color:rgba(255,255,255,.75);
  font-family:var(--sans);font-size:.62rem;letter-spacing:.2em;text-transform:uppercase;font-weight:500;
  padding:.55rem 1.05rem;cursor:pointer;transition:background .35s var(--ease),color .35s var(--ease)}
.search-tabs button.active{background:#fff;color:var(--green)}
.search-tabs button:not(.active):hover{color:#fff}

.search-row{flex:1 1 auto;display:grid;grid-template-columns:1.6fr 1fr auto;align-items:center;gap:0}
.search-field{display:flex;align-items:center;gap:.7rem;padding:0 1.2rem;min-width:0}
.search-field+.search-field{border-left:1px solid rgba(255,255,255,.22)}
.search-field i{color:rgba(255,255,255,.6);font-size:.82rem;flex:0 0 auto}
.search-field input,.search-field select{background:transparent;border:none;color:#fff;width:100%;
  font-family:var(--sans);font-size:.92rem;font-weight:300;outline:none;padding:.85rem 0;
  text-overflow:ellipsis;cursor:pointer}
.search-field input{cursor:text}
.search-field select option{background:var(--green-deep);color:#fff}
.search-field input::placeholder{color:rgba(255,255,255,.62)}
.search-field:focus-within i{color:#fff}

.search-go{display:inline-flex;align-items:center;justify-content:center;gap:.6rem;flex:0 0 auto;
  background:var(--cream-tint);color:var(--green);border:none;border-radius:999px;cursor:pointer;
  font-family:var(--sans);font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;font-weight:500;
  padding:1rem 2.1rem;transition:background .35s var(--ease),color .35s var(--ease)}
.search-go:hover{background:#fff}
.search-go:focus-visible,.search-tabs button:focus-visible{outline:2px solid #fff;outline-offset:3px}

/* ---------- Stats ---------- */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:2rem;text-align:center}
.stat .num{font-family:var(--serif);font-size:clamp(2.8rem,4.4vw,4rem);color:var(--cream);font-weight:300;line-height:1}
.section--sage .stat .num,.section--cream .stat .num,.section .stat .num{color:var(--green)}
.section--emerald .stat .num{color:var(--cream)}
.stat .lbl{font-size:.68rem;letter-spacing:.24em;text-transform:uppercase;color:var(--muted);margin-top:.8rem}
.section--emerald .stat .lbl{color:rgba(217,231,196,.75)}

/* ---------- Section heading ---------- */
.sec-head{max-width:680px;margin-bottom:3.6rem}
.sec-head.center{margin-inline:auto;text-align:center}
.sec-head h2{font-size:clamp(2.2rem,4.4vw,3.8rem);font-weight:300;margin:1.3rem 0 .5rem}
.sec-head p{color:var(--muted);font-size:1.05rem}
.section--emerald .sec-head p{color:rgba(217,231,196,.78)}
.sec-head-row{display:flex;justify-content:space-between;align-items:flex-end;gap:2rem;margin-bottom:3.2rem;flex-wrap:wrap}

/* ---------- Property cards ---------- */
.prop-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2.2rem}
.prop-card{background:var(--paper);position:relative;overflow:hidden;transition:transform .55s var(--ease);border:1px solid var(--line)}
.section--emerald .prop-card{background:var(--green-soft);border-color:var(--line-dark)}
.prop-card:hover{transform:translateY(-6px)}
.prop-media{display:block;position:relative;height:300px;overflow:hidden}
.prop-media img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease)}
.prop-card:hover .prop-media img{transform:scale(1.08)}
.prop-tag{position:absolute;top:1.1rem;left:1.1rem;background:var(--cream);color:var(--green);font-size:.58rem;letter-spacing:.2em;text-transform:uppercase;padding:.5rem 1rem;font-weight:500;z-index:2}
.prop-tag.dark{background:var(--green);color:var(--cream)}
.prop-fav{position:absolute;top:1.1rem;right:1.1rem;width:38px;height:38px;border-radius:50%;background:rgba(13,35,29,.55);backdrop-filter:blur(6px);display:flex;align-items:center;justify-content:center;color:#fff;z-index:2;border:1px solid rgba(245,244,239,.4);transition:.4s}
.prop-fav:hover{background:var(--cream);color:var(--green)}
.prop-body{padding:1.7rem}
.prop-price{font-family:var(--serif);font-size:1.7rem;color:var(--green);font-weight:400}
.section--emerald .prop-price{color:var(--cream)}
.prop-addr{font-size:1.06rem;color:var(--ink);margin:.4rem 0 .2rem;font-weight:400}
.section--emerald .prop-addr{color:#fff}
.prop-sub{font-size:.84rem;color:var(--muted);letter-spacing:.02em}
.section--emerald .prop-sub{color:rgba(217,231,196,.65)}
.prop-feats{display:flex;gap:1.4rem;padding:1.1rem 0;margin-top:1.1rem;border-top:1px solid var(--line);font-size:.82rem;color:var(--ink)}
.section--emerald .prop-feats{border-color:var(--line-dark);color:var(--cream-tint)}
.prop-feats span{display:flex;align-items:center;gap:.45rem}
.prop-feats i{color:var(--green);opacity:.65}
.section--emerald .prop-feats i{color:var(--cream)}
.prop-agent{display:flex;align-items:center;gap:.7rem;margin-top:1rem;padding-top:1rem;border-top:1px solid var(--line)}
.section--emerald .prop-agent{border-color:var(--line-dark)}
.prop-agent img{width:38px;height:38px;border-radius:50%;object-fit:cover}
.prop-agent small{font-size:.72rem;color:var(--muted);display:block}
.section--emerald .prop-agent small{color:rgba(217,231,196,.65)}
.prop-agent b{font-size:.84rem;font-weight:500}
.prop-actions{display:flex;gap:.6rem;margin-top:1.3rem}
.prop-actions .btn{flex:1;padding:.85rem;font-size:.6rem}

/* ---------- Feature split ---------- */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,5vw,5.5rem);align-items:center}
.split.rev .split-media{order:2}
.split-media{position:relative}
.split-media img{width:100%;height:580px;object-fit:cover}
.split-media .frame{position:absolute;inset:20px;border:1px solid var(--cream);pointer-events:none;z-index:2;mix-blend-mode:overlay}
.split-media .badge{position:absolute;bottom:-26px;right:-26px;background:var(--green);color:var(--cream-tint);padding:1.7rem;text-align:center;z-index:3}
.split-media .badge .n{font-family:var(--serif);font-size:2.5rem;font-weight:300;line-height:1;color:#fff}
.split-media .badge .t{font-size:.6rem;letter-spacing:.2em;text-transform:uppercase;margin-top:.4rem;color:var(--cream)}
.split-text h2{font-size:clamp(2.1rem,3.8vw,3.2rem);font-weight:300;margin:1.3rem 0}
.feature-list{margin-top:1.8rem;display:grid;gap:1.3rem}
.feature-list li{display:flex;gap:1rem;align-items:flex-start}
.feature-list i{color:var(--green);font-size:1rem;margin-top:.35rem}
.section--emerald .feature-list i{color:var(--cream)}
.feature-list b{display:block;font-family:var(--serif);font-size:1.25rem;font-weight:400;margin-bottom:.2rem}
.feature-list p{font-size:.92rem;color:var(--muted)}
.section--emerald .feature-list p{color:rgba(217,231,196,.68)}

/* ---------- Services / cards grid ---------- */
.cards-3{display:grid;grid-template-columns:repeat(3,1fr);gap:1.8rem}
.cards-4{display:grid;grid-template-columns:repeat(4,1fr);gap:1.8rem}
.lux-card{padding:2.8rem 2.2rem;background:var(--paper);border:1px solid var(--line);transition:.5s var(--ease);position:relative;overflow:hidden}
.section--emerald .lux-card{background:var(--green-soft);border-color:var(--line-dark)}
.section--sage .lux-card,.section--cream .lux-card{background:#fff;border-color:var(--line)}
.lux-card::before{content:'';position:absolute;top:0;left:0;width:0;height:2px;background:var(--green);transition:width .55s var(--ease)}
.section--emerald .lux-card::before{background:var(--cream)}
.lux-card:hover::before{width:100%}
.lux-card:hover{transform:translateY(-5px)}
.lux-icon{width:60px;height:60px;border:1px solid var(--green);display:flex;align-items:center;justify-content:center;color:var(--green);font-size:1.3rem;margin-bottom:1.6rem;transition:.5s}
.section--emerald .lux-icon{border-color:var(--cream);color:var(--cream)}
.lux-card:hover .lux-icon{background:var(--green);color:var(--cream)}
.section--emerald .lux-card:hover .lux-icon{background:var(--cream);color:var(--green)}
.lux-card h3{font-size:1.55rem;font-weight:400;margin-bottom:.7rem}
.lux-card p{font-size:.92rem;color:var(--muted)}
.section--emerald .lux-card p{color:rgba(217,231,196,.7)}
.lux-card .more{display:inline-flex;align-items:center;gap:.5rem;margin-top:1.4rem;color:var(--green);font-size:.66rem;letter-spacing:.2em;text-transform:uppercase}
.section--emerald .lux-card .more{color:var(--cream)}
.lux-card .more i{transition:transform .4s}
.lux-card:hover .more i{transform:translateX(6px)}

/* ---------- Agents ---------- */
.agent-grid{display:flex;flex-wrap:wrap;justify-content:center;gap:1.5rem}
.agent-card{flex:0 1 calc(20% - 1.2rem);min-width:190px}
.agent-card{text-align:center}
.agent-photo{position:relative;overflow:hidden;margin-bottom:1.3rem}
.agent-photo img{width:100%;height:clamp(260px,20vw,340px);object-fit:cover;object-position:center top;filter:grayscale(.15);transition:transform 1s var(--ease),filter .6s}
.agent-card:hover .agent-photo img{transform:scale(1.06);filter:grayscale(0)}
.agent-photo .socials{position:absolute;left:0;right:0;bottom:-50px;display:flex;justify-content:center;gap:.6rem;z-index:3;transition:bottom .5s var(--ease)}
.agent-card:hover .socials{bottom:16px}
.agent-photo .socials a{width:36px;height:36px;border-radius:50%;background:var(--cream);color:var(--green);display:flex;align-items:center;justify-content:center;font-size:.8rem}
.agent-card h3{font-size:clamp(1.05rem,1.25vw,1.3rem);font-weight:400}
.agent-card .role{font-size:.6rem;letter-spacing:.16em;text-transform:uppercase;color:var(--green);opacity:.75;margin:.5rem 0}
.section--emerald .agent-card .role{color:var(--cream);opacity:1}
.agent-card .ph{font-size:.84rem;color:var(--muted)}
.section--emerald .agent-card .ph{color:rgba(217,231,196,.65)}

/* ---------- Testimonials ---------- */
.testi-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.8rem}
.testi{padding:2.6rem;background:#fff;border:1px solid var(--line);position:relative}
.section--emerald .testi{background:var(--green-soft);border-color:var(--line-dark)}
.testi .quote{font-family:var(--serif);font-size:3.4rem;color:var(--green);line-height:0;position:absolute;top:2.2rem;right:1.8rem;opacity:.2}
.section--emerald .testi .quote{color:var(--cream);opacity:.35}
.testi .stars{color:var(--green);font-size:.78rem;letter-spacing:.2em;margin-bottom:1rem;opacity:.8}
.section--emerald .testi .stars{color:var(--cream);opacity:1}
.testi p{font-family:var(--serif);font-style:italic;font-size:1.15rem;line-height:1.55;font-weight:300}
.testi .who{margin-top:1.5rem;display:flex;align-items:center;gap:.8rem}
.testi .who .avatar{width:46px;height:46px;border-radius:50%;flex:0 0 auto;background:var(--green);
  color:var(--cream);display:flex;align-items:center;justify-content:center;
  font-family:var(--serif);font-size:1.25rem;line-height:1}

.g-badge{display:inline-flex;align-items:center;gap:.7rem;margin-top:1.6rem;padding:.65rem 1.3rem;
  border:1px solid var(--line);border-radius:999px;background:#fff;transition:box-shadow .35s var(--ease)}
.g-badge:hover{box-shadow:0 12px 30px -18px rgba(13,35,29,.5)}
.g-mark{width:26px;height:26px;border-radius:50%;background:var(--green);color:var(--cream);
  display:flex;align-items:center;justify-content:center;font-family:var(--serif);font-size:.95rem;flex:0 0 auto}
.g-score{font-family:var(--serif);font-size:1.25rem;color:var(--green);line-height:1}
.g-stars{color:#E8B24A;font-size:.85rem;letter-spacing:.12em}
.g-count{font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
@media (max-width:520px){ .g-badge{flex-wrap:wrap;justify-content:center;border-radius:18px} }
.testi .who b{font-family:var(--sans);font-weight:500;font-size:.92rem}
.testi .who small{display:block;font-size:.74rem;color:var(--muted)}
.section--emerald .testi .who small{color:rgba(217,231,196,.65)}

/* ---------- Suburb cards ---------- */
.suburb-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.8rem}
.suburb-card{position:relative;height:360px;overflow:hidden;display:flex;align-items:flex-end;color:#fff}
.suburb-card img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease)}
.suburb-card:hover img{transform:scale(1.08)}
.suburb-card::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,transparent 32%,rgba(13,35,29,.9))}
.suburb-card .meta{position:relative;z-index:2;padding:1.9rem;width:100%}
.suburb-card h3{font-size:1.7rem;font-weight:400}
.suburb-card .stat-row{display:flex;justify-content:space-between;margin-top:.9rem;font-size:.78rem;color:rgba(245,244,239,.85);border-top:1px solid var(--line-dark);padding-top:.9rem}
.suburb-card .stat-row b{color:var(--cream);display:block;font-family:var(--serif);font-size:1.15rem;font-weight:400}

/* ---------- CTA band ---------- */
.cta-band{position:relative;color:#fff;text-align:center;overflow:hidden}
.cta-band .bg{position:absolute;inset:0;background-size:cover;background-position:center;z-index:0}
.cta-band .overlay{position:absolute;inset:0;background:rgba(13,35,29,.9);z-index:1}
.cta-band .container{position:relative;z-index:2}
.cta-band h2{font-size:clamp(2.4rem,5vw,4.2rem);font-weight:300;margin:1.5rem auto;max-width:16ch}
.cta-band h2 em{font-style:italic;color:var(--cream)}

/* ---------- Footer ---------- */
.footer{background:var(--green-deep);color:rgba(217,231,196,.72);padding-top:5.5rem}
.footer .cols{display:grid;grid-template-columns:1.5fr 1fr 1fr 1.3fr;gap:3rem;padding-bottom:3.5rem;border-bottom:1px solid var(--line-dark)}
.footer .brand-col .flogo{font-family:var(--serif);font-size:2.2rem;color:#fff;font-weight:400;line-height:1}
.footer .brand-col .fsub{font-size:.58rem;letter-spacing:.5em;text-transform:uppercase;color:var(--cream);margin:.4rem 0 1.4rem;display:block}
.footer .brand-col p{font-size:.9rem;line-height:1.85;max-width:34ch}
.footer .socials{display:flex;gap:.7rem;margin-top:1.6rem}
.footer .socials a{width:40px;height:40px;border:1px solid var(--line-dark);display:flex;align-items:center;justify-content:center;color:var(--cream);transition:.4s}
.footer .socials a:hover{background:var(--cream);color:var(--green)}
.footer h4{color:#fff;font-size:1.2rem;font-weight:400;margin-bottom:1.4rem;position:relative;padding-bottom:.8rem}
.footer h4::after{content:'';position:absolute;left:0;bottom:0;width:34px;height:1px;background:var(--cream)}
.footer li{margin-bottom:.7rem}
.footer .links a{font-size:.88rem;transition:.3s;display:inline-flex;align-items:center;gap:.5rem}
.footer .links a:hover{color:var(--cream);padding-left:.4rem}
.footer .contact-li{display:flex;gap:.8rem;font-size:.88rem;margin-bottom:1rem;align-items:flex-start}
.footer .contact-li i{color:var(--cream);margin-top:.3rem}
.footer .ffoot{display:flex;justify-content:space-between;align-items:center;padding:1.7rem 0;font-size:.78rem;flex-wrap:wrap;gap:1rem}
.footer .reviews{display:flex;align-items:center;gap:.7rem;background:rgba(217,231,196,.06);border:1px solid var(--line-dark);padding:.8rem 1.2rem}
.footer .reviews .g{color:var(--cream);font-family:var(--serif);font-size:1.5rem;font-weight:400}
.footer .reviews .stars{color:var(--cream);font-size:.7rem}
.mini-form{margin-top:1rem;display:grid;gap:.7rem}
.mini-form input,.mini-form textarea{background:rgba(245,244,239,.05);border:1px solid var(--line-dark);color:#fff;padding:.85rem 1rem;font-family:var(--sans);font-size:.84rem;outline:none}
.mini-form input::placeholder,.mini-form textarea::placeholder{color:rgba(217,231,196,.45)}
.mini-form input:focus,.mini-form textarea:focus{border-color:var(--cream)}

/* ---------- Floating lead dock ---------- */
.lead-dock{position:fixed;right:1.4rem;bottom:1.6rem;z-index:900;display:flex;flex-direction:column;gap:.8rem}
.lead-dock a{width:54px;height:54px;border-radius:50%;display:flex;align-items:center;justify-content:center;color:#fff;font-size:1.15rem;box-shadow:var(--shadow);transition:transform .4s var(--ease);position:relative}
.lead-dock a:hover{transform:scale(1.08) translateY(-2px)}
.lead-dock .call{background:var(--green)}
.lead-dock .wa{background:#1e6b52}
.lead-dock .appraise{background:var(--cream);color:var(--green)}
.lead-dock a .tip{position:absolute;right:120%;top:50%;transform:translateY(-50%);background:var(--green-deep);color:#fff;font-size:.64rem;letter-spacing:.1em;text-transform:uppercase;padding:.5rem .8rem;white-space:nowrap;opacity:0;pointer-events:none;transition:.3s}
.lead-dock a:hover .tip{opacity:1}

/* ---------- Forms / generic ---------- */
.form-card{background:#fff;box-shadow:var(--shadow);padding:clamp(2rem,4vw,3.4rem);border:1px solid var(--line)}
.field{margin-bottom:1.3rem}
.field label{display:block;font-size:.64rem;letter-spacing:.22em;text-transform:uppercase;color:var(--green);opacity:.8;margin-bottom:.6rem}
.field input,.field select,.field textarea{width:100%;padding:1rem 1.1rem;border:1px solid var(--line);background:var(--paper);font-family:var(--sans);font-size:.94rem;outline:none;transition:border-color .3s}
.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--green)}
.grid-2{display:grid;grid-template-columns:1fr 1fr;gap:1.3rem}

/* ---------- Property detail ---------- */
.gallery{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:1fr 1fr;gap:10px;height:580px}
.gallery .g0{grid-row:span 2;position:relative}
.gallery .gitem{position:relative;overflow:hidden;cursor:pointer}
.gallery .gitem img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.gallery .gitem:hover img{transform:scale(1.06)}
.gallery .more-btn{position:absolute;bottom:1rem;right:1rem;background:var(--green);color:var(--cream);border:none;padding:.75rem 1.3rem;font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;z-index:3}
.detail-grid{display:grid;grid-template-columns:1fr 380px;gap:3.5rem;margin-top:3rem;align-items:start}
.sticky-panel{position:sticky;top:110px;background:#fff;border:1px solid var(--line)}
.sticky-panel .top{background:var(--green);color:#fff;padding:1.9rem}
.sticky-panel .top .p{font-family:var(--serif);font-size:2rem;color:var(--cream);font-weight:400}
.sticky-panel .body{padding:1.9rem}
.detail-feats{display:flex;flex-wrap:wrap;gap:1.8rem;padding:1.7rem 0;border-block:1px solid var(--line);margin:1.7rem 0}
.detail-feats .f{text-align:center}
.detail-feats .f i{color:var(--green);opacity:.7;font-size:1.25rem}
.detail-feats .f b{display:block;font-family:var(--serif);font-size:1.4rem;font-weight:400;margin-top:.4rem}
.detail-feats .f small{font-size:.64rem;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.amenities{display:grid;grid-template-columns:1fr 1fr;gap:1rem;margin-top:1.4rem}
.amenities li{display:flex;align-items:center;gap:.7rem;font-size:.92rem}
.amenities i{color:var(--green);opacity:.7}
.floor-plan img{width:100%;border:1px solid var(--line);background:#fff;padding:1rem}
.map-embed{height:380px;background:var(--green);position:relative;overflow:hidden;border:1px solid var(--line)}
.map-embed iframe{width:100%;height:100%;border:0;filter:grayscale(.35) contrast(1.05)}
.calc-row{display:flex;justify-content:space-between;align-items:center;padding:.8rem 0;border-bottom:1px dashed var(--line);font-size:.92rem}
.calc-row b{font-family:var(--serif);font-size:1.3rem;color:var(--green)}
.range{width:100%;accent-color:var(--green);margin:.5rem 0}
.tabs{display:flex;gap:.4rem;border-bottom:1px solid var(--line);margin-bottom:2rem;flex-wrap:wrap}
.tabs button{background:none;border:none;padding:1rem 1.4rem;font-family:var(--sans);font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);cursor:pointer;border-bottom:2px solid transparent;transition:.3s}
.tabs button.active{color:var(--green);border-bottom-color:var(--green)}
.tab-pane{display:none}
.tab-pane.active{display:block;animation:fade .5s var(--ease)}
@keyframes fade{from{opacity:0;transform:translateY(10px)}to{opacity:1;transform:none}}

/* ---------- Filter bar ---------- */
.filter-bar{background:#fff;box-shadow:var(--shadow);padding:1.5rem;display:flex;gap:1rem;flex-wrap:wrap;align-items:flex-end;border:1px solid var(--line)}
.filter-bar .field{margin:0;flex:1;min-width:150px}
.result-meta{display:flex;justify-content:space-between;align-items:center;margin:2.6rem 0 2rem;flex-wrap:wrap;gap:1rem}
.result-meta h3{font-size:1.5rem;font-weight:400}

/* ---------- Reveal ---------- */
.reveal{opacity:0;transform:translateY(38px);transition:opacity .95s var(--ease),transform .95s var(--ease)}
.reveal.in{opacity:1;transform:none}
.reveal.d1{transition-delay:.1s}.reveal.d2{transition-delay:.2s}.reveal.d3{transition-delay:.3s}.reveal.d4{transition-delay:.4s}.reveal.d5{transition-delay:.5s}

/* ---------- Responsive ---------- */
@media(max-width:1080px){
  .nav,.header-phone{display:none}
  .prop-grid,.cards-3,.cards-4,.testi-grid,.suburb-grid{grid-template-columns:1fr 1fr}
  .agent-card{flex:0 1 calc(33.333% - 1rem)}
  .search-card{flex-direction:column;align-items:stretch;border-radius:22px;padding:1rem;gap:.8rem}
  .search-tabs{border-right:none;padding-right:0;justify-content:center}
  .search-field{border-left:none !important;border-bottom:1px solid rgba(255,255,255,.22);padding:0 .6rem}
  .search-go{width:100%;border-radius:999px}
  .detail-grid{grid-template-columns:1fr}
  .sticky-panel{position:static}
}
@media(max-width:760px){
  .brand b{font-size:2.35rem}
  .split,.split.rev{grid-template-columns:1fr}
  .split.rev .split-media{order:0}
  .split-media img{height:400px}
  .stats{grid-template-columns:1fr 1fr;gap:2.5rem}
  .prop-grid,.cards-3,.cards-4,.testi-grid,.suburb-grid{grid-template-columns:1fr}
  .agent-card{flex:0 1 calc(50% - .75rem);min-width:0}
  .footer .cols{grid-template-columns:1fr;gap:2.5rem}
  .gallery{grid-template-columns:1fr 1fr;height:auto}
  .gallery .g0{grid-column:span 2;height:280px}
  .gallery .gitem{height:160px}
  .grid-2{grid-template-columns:1fr}
  .search-row{grid-template-columns:1fr}
  .btn{padding:1rem 1.8rem}
}
@media(max-width:480px){
  .site-header .bar{width:92%;gap:.8rem;flex-wrap:nowrap}
  .brand b{font-size:1.95rem}
  .brand span{font-size:.46rem;letter-spacing:.32em}
  .header-right{gap:.6rem}
  .header-right .btn{display:none}
  .menu-toggle{font-size:.62rem;letter-spacing:.18em;gap:.5rem;padding:.3rem}
  .lead-dock{bottom:1rem;right:1rem;gap:.6rem}
  .lead-dock a{width:46px;height:46px;font-size:1rem}
  .hero h1{font-size:2.4rem}
  .hero .eyebrow{font-size:.58rem;letter-spacing:.18em}
  .hero .eyebrow::before{width:26px}
}

/* =====================================================================
   PROPERTY SEARCH — bar, filter panel, results
   ===================================================================== */
.ps{position:relative;z-index:6}

.ps-bar{display:flex;align-items:stretch;gap:0;background:#fff;border:1px solid var(--line);
  border-radius:999px;padding:.4rem .4rem .4rem .3rem;box-shadow:0 26px 60px -38px rgba(13,35,29,.55)}
.ps-mode{display:flex;align-items:center;padding:0 .4rem 0 1rem;border-right:1px solid var(--line)}
.ps-mode select{background:transparent;border:none;outline:none;cursor:pointer;color:var(--green);
  font-family:var(--sans);font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;font-weight:500;padding:.6rem .4rem}
.ps-loc{flex:1 1 auto;display:flex;align-items:center;gap:.7rem;padding:0 1.2rem;min-width:0}
.ps-loc i{color:var(--muted);font-size:.85rem;flex:0 0 auto}
.ps-loc input{flex:1 1 auto;width:100%;min-width:0;background:transparent;border:none;outline:none;
  font-family:var(--sans);font-size:.95rem;font-weight:300;color:var(--ink);padding:.9rem 0}
.ps-loc input::placeholder{color:var(--muted)}

.ps-more{display:inline-flex;align-items:center;gap:.55rem;flex:0 0 auto;background:transparent;
  border:none;border-left:1px solid var(--line);cursor:pointer;color:var(--green);
  font-family:var(--sans);font-size:.66rem;letter-spacing:.18em;text-transform:uppercase;font-weight:500;
  padding:0 1.4rem;transition:opacity .3s}
.ps-more:hover{opacity:.6}
.ps-more.on{color:var(--green-deep)}
.ps-badge{display:inline-flex;align-items:center;justify-content:center;min-width:19px;height:19px;
  border-radius:999px;background:var(--green);color:var(--cream);font-size:.62rem;letter-spacing:0}
.ps-badge[hidden]{display:none}

.ps-go{display:inline-flex;align-items:center;justify-content:center;gap:.6rem;flex:0 0 auto;
  background:var(--green);color:var(--cream-tint);border:none;border-radius:999px;cursor:pointer;
  font-family:var(--sans);font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;font-weight:500;
  padding:1rem 2.2rem;transition:background .35s var(--ease)}
.ps-go:hover{background:var(--green-deep)}
.ps-go:focus-visible,.ps-more:focus-visible{outline:2px solid var(--green);outline-offset:3px}


/* advanced panel */
.ps-panel{display:grid;grid-template-columns:repeat(3,1fr);gap:1.8rem 2.4rem;margin-top:1.2rem;
  padding:2.2rem;background:#fff;border:1px solid var(--line);box-shadow:var(--shadow)}
.ps-panel[hidden]{display:none}
.ps-group h4{font-family:var(--sans);font-size:.66rem;letter-spacing:.22em;text-transform:uppercase;
  font-weight:500;color:var(--green);margin-bottom:.9rem}
.ps-opts{display:flex;flex-wrap:wrap;gap:.45rem}
.ps-opt{background:#fff;border:1px solid var(--line);cursor:pointer;color:var(--ink);
  font-family:var(--sans);font-size:.78rem;padding:.5rem 1rem;transition:.25s var(--ease)}
.ps-opt:hover{border-color:var(--green)}
.ps-opt.on{background:var(--green);border-color:var(--green);color:var(--cream-tint)}

.ps-range{display:flex;align-items:center;gap:.6rem;flex-wrap:wrap}
.ps-range select,.ps-range input{flex:1 1 0;min-width:88px;background:#fff;border:1px solid var(--line);
  font-family:var(--sans);font-size:.82rem;color:var(--ink);padding:.6rem .8rem;outline:none}
.ps-range select:focus,.ps-range input:focus{border-color:var(--green)}
.ps-range span{font-size:.76rem;color:var(--muted);flex:0 0 auto}

.ps-foot{grid-column:1/-1;display:flex;align-items:center;justify-content:space-between;gap:1rem;
  padding-top:1.4rem;border-top:1px solid var(--line)}
.ps-reset{background:none;border:none;cursor:pointer;color:var(--muted);font-family:var(--sans);
  font-size:.74rem;letter-spacing:.06em;text-decoration:underline;text-underline-offset:4px}
.ps-reset:hover{color:var(--green)}

/* results header */
.ps-head{display:flex;align-items:flex-end;justify-content:space-between;gap:1.4rem;flex-wrap:wrap;
  margin:3rem 0 2rem}
.ps-head h3{font-size:clamp(1.4rem,2.4vw,2rem);font-weight:400;max-width:26ch}
.ps-tools{display:flex;align-items:center;gap:1rem;flex-wrap:wrap}
.ps-view{display:flex;border:1px solid var(--line);background:#fff}
.ps-view button{display:inline-flex;align-items:center;gap:.45rem;background:none;border:none;cursor:pointer;
  color:var(--muted);font-family:var(--sans);font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;
  padding:.65rem 1rem;transition:.25s}
.ps-view button.on{background:var(--green);color:var(--cream-tint)}
#ps-sort{background:#fff;border:1px solid var(--line);font-family:var(--sans);font-size:.78rem;
  color:var(--ink);padding:.65rem 1rem;outline:none;cursor:pointer}

/* list view */
.prop-grid--list{grid-template-columns:1fr !important}
.prop-grid--list .prop-card{display:grid;grid-template-columns:minmax(240px,38%) 1fr}
.prop-grid--list .prop-media{height:100%;min-height:280px}
.prop-grid--list .prop-body{display:flex;flex-direction:column;justify-content:center}

.ps-empty{grid-column:1/-1;text-align:center;padding:4.5rem 1.5rem;border:1px solid var(--line);background:#fff}
.ps-empty i{font-size:1.7rem;color:var(--green);opacity:.45}
.ps-empty h3{font-size:1.6rem;margin:1.1rem 0 .5rem;font-weight:400}
.ps-empty p{color:var(--muted);margin-bottom:1.6rem}

@media (max-width:1000px){
  .ps-panel{grid-template-columns:repeat(2,1fr)}
}
@media (max-width:760px){
  .ps-bar{flex-direction:column;align-items:stretch;border-radius:20px;padding:.8rem;gap:.2rem}
  .ps-mode{border-right:none;border-bottom:1px solid var(--line);padding:0 .6rem}
  .ps-loc{padding:0 .6rem}
  .ps-more{border-left:none;border-top:1px solid var(--line);justify-content:center;padding:.9rem 0}
  .ps-go{width:100%;margin-top:.4rem}
  .ps-panel{grid-template-columns:1fr;padding:1.4rem}
  .prop-grid--list .prop-card{grid-template-columns:1fr}
  .prop-grid--list .prop-media{height:300px;min-height:0}
}


/* ---------- Hero search pill (refined design) ---------- */
.hero .search-card{display:inline-flex !important;align-items:center;gap:.6rem;width:auto !important;max-width:100% !important;flex:0 0 auto;padding:.4rem !important;border-radius:999px;background:rgba(13,35,29,.5) !important;backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);border:1px solid rgba(249,248,245,.25);box-shadow:0 20px 45px rgba(0,0,0,.3)}
.hero .search-card .search-tabs{display:flex;gap:.2rem;margin:0 !important;background:rgba(249,248,245,.14);border-radius:999px;padding:.22rem}
.hero .search-card .search-tabs button{border:0 !important;border-radius:999px;padding:.6rem 1.6rem !important;font-size:.62rem !important;letter-spacing:.22em;color:rgba(249,248,245,.85);background:transparent;transition:background .3s,color .3s}
.hero .search-card .search-tabs button.active{background:#F5F4EF !important;color:#0D231D !important}
.hero .search-card .search-tabs button:hover{color:#fff}
.hero .search-card .search-row{display:flex !important;margin:0;border:0}
.hero .search-card .search-go{border-radius:999px !important;padding:.82rem 2.1rem !important;font-size:.64rem !important;letter-spacing:.24em;white-space:nowrap;transition:transform .3s,box-shadow .3s}
.hero .search-card .search-go:hover{transform:translateY(-1px);box-shadow:0 10px 24px rgba(0,0,0,.25)}
.hero .search-card + *, .hero .search-widget{display:flex;justify-content:center}
@media (max-width:560px){
  .hero .search-card{gap:.4rem;padding:.35rem !important}
  .hero .search-card .search-tabs button{padding:.55rem 1rem !important;letter-spacing:.16em}
  .hero .search-card .search-go{padding:.75rem 1.15rem !important;letter-spacing:.16em}
}

/* ---------- EH Property Lightbox ---------- */
.prop-media{cursor:zoom-in}
.eh-lb{position:fixed;inset:0;z-index:9999;display:none;align-items:center;justify-content:center;background:rgba(8,20,17,.94);backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px);padding:clamp(1rem,4vw,3rem)}
.eh-lb.open{display:flex}
.eh-lb-stage{margin:0;display:flex;flex-direction:column;align-items:center;gap:1rem;max-width:100%;max-height:100%}
.eh-lb-stage img{max-width:min(1200px,92vw);max-height:80vh;width:auto;height:auto;object-fit:contain;box-shadow:0 30px 70px rgba(0,0,0,.5)}
.eh-lb-count{font-family:var(--sans);font-size:.66rem;letter-spacing:.24em;text-transform:uppercase;color:rgba(249,248,245,.7)}
.eh-lb-close{position:absolute;top:clamp(1rem,3vw,2rem);right:clamp(1rem,3vw,2rem);width:46px;height:46px;border-radius:50%;border:1px solid rgba(249,248,245,.3);background:rgba(249,248,245,.08);color:#F5F4EF;font-size:1.1rem;cursor:pointer;transition:background .3s,border-color .3s}
.eh-lb-close:hover{background:rgba(249,248,245,.2);border-color:rgba(249,248,245,.6)}
.eh-lb-nav{position:absolute;top:50%;transform:translateY(-50%);width:52px;height:52px;border-radius:50%;border:1px solid rgba(249,248,245,.3);background:rgba(249,248,245,.08);color:#F5F4EF;font-size:1rem;cursor:pointer;transition:background .3s,border-color .3s}
.eh-lb-nav:hover{background:rgba(249,248,245,.2);border-color:rgba(249,248,245,.6)}
.eh-lb-prev{left:clamp(.6rem,3vw,2.4rem)}
.eh-lb-next{right:clamp(.6rem,3vw,2.4rem)}
@media (max-width:640px){
  .eh-lb-stage img{max-height:70vh}
  .eh-lb-nav{width:42px;height:42px}
}

/* keep the hero search pill on one row at tablet and mobile (overrides legacy stacked rule) */
@media (max-width:1080px){
  .hero .search-card{flex-direction:row !important;align-items:center !important;border-radius:999px !important;padding:.4rem !important;gap:.6rem}
  .hero .search-card .search-tabs{width:auto}
  .hero .search-card .search-row{width:auto}
}
@media (max-width:560px){
  .hero .search-card{gap:.35rem;padding:.3rem !important}
  .hero .search-card .search-tabs button{padding:.55rem .95rem !important;letter-spacing:.14em}
  .hero .search-card .search-go{padding:.72rem 1.05rem !important;letter-spacing:.14em}
}

/* ---------- Hero background video ---------- */
.hero-media{position:absolute;inset:0;z-index:0;background-size:cover;background-position:center;background-repeat:no-repeat}
.hero-video{width:100%;height:100%;object-fit:cover;display:block;opacity:0;transition:opacity 1.2s var(--ease)}
.hero-video.ready{opacity:1}

@media (prefers-reduced-motion: reduce){
  .hero-video{display:none}
}

/* ---------- Hero scrim: darken only where text sits, leave the footage vivid ---------- */
.hero .overlay{background:
  linear-gradient(180deg,rgba(13,35,29,.62) 0%,rgba(13,35,29,.28) 16%,rgba(13,35,29,0) 34%),
  linear-gradient(0deg,rgba(13,35,29,.42) 0%,rgba(13,35,29,0) 22%)}


/* ============ Footer legal band ============ */
.footer .ffoot{display:block;padding:1.7rem 0 2rem;font-size:.78rem;border-top:1px solid rgba(245,240,230,.14)}
.footer .flegal{display:flex;flex-wrap:wrap;gap:.35rem 1.5rem;margin:0 0 .9rem}
.footer .flegal a{color:var(--cream);opacity:.86;text-decoration:none;border-bottom:1px solid transparent;transition:opacity .25s var(--ease),border-color .25s var(--ease);padding:.15rem 0}
.footer .flegal a:hover,.footer .flegal a:focus-visible{opacity:1;border-bottom-color:currentColor}
.footer .flegal-note{margin:0 0 .7rem;max-width:70ch;opacity:.62;line-height:1.6;font-size:.74rem}
.footer .fcopy{display:block;opacity:.62;font-size:.74rem}
@media (max-width:600px){
  .footer .ffoot{padding:1.3rem 0 1.6rem}
  .footer .flegal{flex-direction:column;gap:.1rem}
  .footer .flegal a{padding:.42rem 0}
}


/* ============ Hero video: responsive delivery ============ */
.hero{min-height:100svh}
.hero-media{background-color:var(--green,#0D231D)}
.hero-video{background:var(--green,#0D231D)}
@media (max-width:900px) and (orientation:portrait){
  .hero-video{object-position:center 42%}
}
@media (max-width:560px){
  .hero{min-height:88svh}
}
@media (prefers-reduced-motion: reduce){
  .hero-video{display:none}
}


/* ============ Legal / long-form documents ============ */
.legal-doc{max-width:74ch;margin:0 auto;font-size:1rem;line-height:1.85;color:var(--ink,#22302b)}
.legal-doc h2{font-size:clamp(1.25rem,2.2vw,1.6rem);font-weight:400;margin:2.6rem 0 .8rem;letter-spacing:-.01em}
.legal-doc h2:first-of-type{margin-top:2rem}
.legal-doc p{margin:0 0 1.15rem}
.legal-doc a{color:var(--green,#0D231D);text-decoration:underline;text-underline-offset:.18em}
.legal-doc a:hover{opacity:.72}
.legal-doc .legal-lead{font-size:.86rem;letter-spacing:.02em;opacity:.72;padding:1rem 1.2rem;border-left:2px solid var(--gold,#C7A252);background:rgba(13,35,29,.035);margin-bottom:2rem;line-height:1.7}
.legal-doc .legal-updated{margin-top:2.6rem;padding-top:1.2rem;border-top:1px solid rgba(13,35,29,.12);font-size:.8rem;opacity:.6}
@media (max-width:600px){
  .legal-doc{font-size:.96rem;line-height:1.8}
  .legal-doc h2{margin:2.1rem 0 .7rem}
}

/* ---------------------------------------------------------------------------
   Property gallery carousel
   Replaces the fixed five-item mosaic so every photo in the feed is reachable.
   --------------------------------------------------------------------------- */
.eh-carousel { display: block; }

.ehc-stage {
  position: relative;
  background: var(--green, #13322B);
  overflow: hidden;
}

.ehc-main {
  display: block;
  width: 100%;
  height: clamp(320px, 52vh, 620px);
  object-fit: cover;
}

.ehc-nav {
  position: absolute;
  top: 50%;
  transform: translateY(-50%);
  z-index: 2;
  width: 46px;
  height: 46px;
  border: 0;
  border-radius: 50%;
  background: rgba(255, 255, 255, .9);
  color: var(--green, #13322B);
  font-size: 1.6rem;
  line-height: 1;
  cursor: pointer;
  transition: background .3s ease, transform .3s ease;
}
.ehc-nav:hover { background: #fff; transform: translateY(-50%) scale(1.06); }
.ehc-prev { left: 16px; }
.ehc-next { right: 16px; }

.ehc-count {
  position: absolute;
  right: 16px;
  bottom: 14px;
  z-index: 2;
  padding: .35rem .7rem;
  border-radius: 2px;
  background: rgba(19, 50, 43, .78);
  color: #fff;
  font-family: var(--sans, sans-serif);
  font-size: .68rem;
  letter-spacing: .16em;
}

.ehc-thumbs {
  display: flex;
  gap: 8px;
  margin-top: 10px;
  overflow-x: auto;
  padding-bottom: 4px;
  scrollbar-width: thin;
}

.ehc-thumb {
  flex: 0 0 auto;
  width: 104px;
  height: 72px;
  padding: 0;
  border: 0;
  cursor: pointer;
  opacity: .55;
  transition: opacity .3s ease, outline-color .3s ease;
  outline: 2px solid transparent;
  outline-offset: -2px;
}
.ehc-thumb img { width: 100%; height: 100%; object-fit: cover; display: block; }
.ehc-thumb:hover { opacity: .85; }
.ehc-thumb.on { opacity: 1; outline-color: var(--green, #13322B); }

@media (max-width: 640px) {
  .ehc-nav { width: 38px; height: 38px; font-size: 1.3rem; }
  .ehc-thumb { width: 78px; height: 56px; }
}

/* Initials avatar for contacts without a headshot, e.g. the leasing mailbox. */
.prop-avatar-initials {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 40px;
  height: 40px;
  flex: 0 0 40px;
  border-radius: 50%;
  background: var(--green, #13322B);
  color: var(--cream-tint, #F5F4EF);
  font-family: var(--sans, sans-serif);
  font-size: .72rem;
  font-weight: 500;
  letter-spacing: .06em;
}

/* ---------------------------------------------------------------------------
   Renter FAQ accordion
   --------------------------------------------------------------------------- */
.eh-faq {
  max-width: 860px;
  margin: 0 auto;
  border-top: 1px solid var(--line, #e0ded7);
}

.eh-faq-item { border-bottom: 1px solid var(--line, #e0ded7); }

.eh-faq-q {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.5rem;
  width: 100%;
  padding: 1.6rem 0;
  border: 0;
  background: none;
  cursor: pointer;
  text-align: left;
  font-family: var(--serif, Georgia, serif);
  font-size: clamp(1.05rem, 1.7vw, 1.3rem);
  font-weight: 400;
  color: var(--green, #13322B);
  transition: color .3s ease;
}
.eh-faq-q:hover { color: var(--green-deep, #0c211c); }

.eh-faq-icon {
  position: relative;
  flex: 0 0 18px;
  width: 18px;
  height: 18px;
}
.eh-faq-icon::before,
.eh-faq-icon::after {
  content: '';
  position: absolute;
  left: 50%;
  top: 50%;
  background: currentColor;
  transform: translate(-50%, -50%);
  transition: opacity .3s ease, transform .3s ease;
}
.eh-faq-icon::before { width: 16px; height: 1px; }
.eh-faq-icon::after  { width: 1px; height: 16px; }
.eh-faq-item.open .eh-faq-icon::after { opacity: 0; transform: translate(-50%, -50%) rotate(90deg); }

/* Answers stay in the markup and are readable without JavaScript; the script
   adds .is-ready and only then are they collapsed. */
.eh-faq.is-ready .eh-faq-a {
  max-height: 0;
  overflow: hidden;
  transition: max-height .4s ease;
}
.eh-faq.is-ready .eh-faq-item.open .eh-faq-a { max-height: 1600px; }

.eh-faq-a {
  display: grid;
  grid-template-rows: 0fr;
  transition: grid-template-rows .35s ease;
}
.eh-faq.is-ready .eh-faq-a > * { overflow: hidden; }
.eh-faq.is-ready .eh-faq-item.open .eh-faq-a { grid-template-rows: 1fr; }

.eh-faq-a {
  color: var(--muted, #5c635f);
  font-size: .95rem;
  line-height: 1.75;
}
.eh-faq-a > *:first-child { padding-top: .2rem; }
.eh-faq-a > *:last-child { padding-bottom: 1.8rem; }
.eh-faq-a p { margin: 0 0 1rem; }
.eh-faq-a a { color: var(--green, #13322B); text-decoration: underline; text-underline-offset: 3px; }

.eh-faq-list {
  margin: 0 0 1.2rem;
  padding-left: 1.1rem;
  list-style: disc;
}
.eh-faq-list li { margin-bottom: .5rem; }

.eh-faq-foot {
  max-width: 860px;
  margin: 2.4rem auto 0;
  text-align: center;
  color: var(--muted, #5c635f);
  font-size: .92rem;
}

/* Open for inspection times on the property detail page. */
.eh-insp { list-style: none; margin: 1rem 0 0; padding: 0; }
.eh-insp li {
  display: flex;
  align-items: center;
  gap: .7rem;
  padding: .85rem 0;
  border-bottom: 1px solid var(--line, #e0ded7);
  font-family: var(--sans, sans-serif);
  font-size: .95rem;
  color: var(--ink, #1c211f);
}
.eh-insp li:last-child { border-bottom: 0; }
.eh-insp i { color: var(--green, #13322B); }

/* Full screen photo viewer, opened from the carousel. */
.ehlb {
  position: fixed;
  inset: 0;
  z-index: 10000;
  display: flex;
  align-items: center;
  justify-content: center;
  background: rgba(10, 18, 16, .94);
  padding: 3rem 4.5rem;
}
.ehlb-img {
  max-width: 100%;
  max-height: 100%;
  width: auto;
  height: auto;
  object-fit: contain;
  display: block;
}
.ehlb-close {
  position: absolute;
  top: 1.1rem;
  right: 1.4rem;
  width: 44px;
  height: 44px;
  border: 0;
  border-radius: 50%;
  background: rgba(255,255,255,.14);
  color: #fff;
  font-size: 1.8rem;
  line-height: 1;
  cursor: pointer;
}
.ehlb-close:hover { background: rgba(255,255,255,.26); }
.ehlb-nav {
  position: absolute;
  top: 50%;
  transform: translateY(-50%);
  width: 52px;
  height: 52px;
  border: 0;
  border-radius: 50%;
  background: rgba(255,255,255,.14);
  color: #fff;
  font-size: 2rem;
  line-height: 1;
  cursor: pointer;
}
.ehlb-nav:hover { background: rgba(255,255,255,.26); }
.ehlb-prev { left: 1.2rem; }
.ehlb-next { right: 1.2rem; }
.ehlb-count {
  position: absolute;
  bottom: 1.3rem;
  left: 50%;
  transform: translateX(-50%);
  color: rgba(255,255,255,.8);
  font-family: var(--sans, sans-serif);
  font-size: .72rem;
  letter-spacing: .18em;
}

/* The listing address on a card is a link, not just decoration. */
.prop-title-link { color: inherit; text-decoration: none; }
.prop-title-link:hover { text-decoration: underline; text-underline-offset: 3px; }

@media (max-width: 640px) {
  .ehlb { padding: 3.5rem 1rem; }
  .ehlb-nav { width: 40px; height: 40px; font-size: 1.5rem; }
}

/* Open for inspection times, shown inside the sticky enquiry panel. */
.eh-insp-block {
  margin-top: 1.4rem;
  padding-top: 1.3rem;
  border-top: 1px solid var(--line, #e0ded7);
}
.eh-insp-block:empty { display: none; }

.eh-insp-head {
  margin: 0 0 .7rem;
  font-family: var(--sans, sans-serif);
  font-size: .66rem;
  font-weight: 500;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: var(--muted, #5c635f);
}

.eh-insp {
  list-style: none;
  margin: 0;
  padding: 0;
}
.eh-insp li {
  display: flex;
  align-items: center;
  gap: .6rem;
  padding: .62rem .8rem;
  margin-bottom: .45rem;
  background: rgba(19, 50, 43, .06);
  border-left: 2px solid var(--green, #13322B);
  font-family: var(--sans, sans-serif);
  font-size: .88rem;
  color: var(--ink, #1c211f);
}
.eh-insp li:last-child { margin-bottom: 0; }

/* Statement of Information. Legally required for Victorian sales, so it is
   given the weight of a call to action rather than a quiet footnote. */
.eh-docs-block {
  margin-top: 1.2rem;
  padding-top: 1.2rem;
  border-top: 1px solid var(--line, #e0ded7);
}
.eh-docs-block:empty { display: none; }

.eh-docs-head {
  margin: 0 0 .7rem;
  font-family: var(--sans, sans-serif);
  font-size: .66rem;
  font-weight: 500;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: var(--muted, #5c635f);
}

.eh-doc {
  position: relative;
  display: flex;
  align-items: center;
  gap: .7rem;
  padding: .95rem 2.4rem .95rem 1rem;
  margin-bottom: .5rem;
  background: var(--cream, #D9E7C4);
  border: 1px solid var(--green, #13322B);
  border-radius: 2px;
  font-family: var(--sans, sans-serif);
  font-size: .84rem;
  font-weight: 500;
  letter-spacing: .06em;
  text-transform: uppercase;
  color: var(--green, #13322B);
  text-decoration: none;
  transition: background .25s ease, transform .25s ease;
}
.eh-doc::before {
  content: '';
  flex: 0 0 16px;
  width: 16px;
  height: 20px;
  background: currentColor;
  clip-path: polygon(0 0, 66% 0, 100% 28%, 100% 100%, 0 100%);
  opacity: .85;
}
.eh-doc::after {
  content: '\2193';
  position: absolute;
  right: 1rem;
  font-size: 1rem;
  opacity: .55;
}
.eh-doc:hover {
  background: #cfe0b4;
  transform: translateY(-1px);
}
.eh-doc:last-child { margin-bottom: 0; }

/* Listing description. The feed sends each paragraph separately; without a
   margin they ran together as one unbroken block. */
#d-desc p {
  margin: 0 0 1.1rem;
  line-height: 1.75;
}
#d-desc p:last-child { margin-bottom: 0; }