/* ==========================================================================
   326 Springside Avenue — stylesheet
   No frameworks, no external fonts, no web requests. Edit with care.
   ========================================================================== */

:root{
  --ink:#0d1b2a;
  --ink-2:#1f3448;
  --slate:#34506b;
  --lease:#1f4b73;
  --lease-hover:#16395a;
  --sale:#8f5f27;
  --sale-hover:#754c1e;
  --paper:#f7f5f2;
  --paper-2:#efece7;
  --line:#dcd6cd;
  --line-2:#c9c1b5;
  --body:#3c4653;
  --muted:#6b7686;
  --white:#fff;
  --ok:#1d7a4c;

  --serif: ui-serif, Georgia, "Iowan Old Style", "Times New Roman", serif;
  --sans: -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, "Helvetica Neue", Arial, sans-serif;

  --wrap:1200px;
  --pad:clamp(1.15rem, 4vw, 2.5rem);
  --r:4px;
  --shadow:0 1px 2px rgba(13,27,42,.06), 0 8px 24px -12px rgba(13,27,42,.18);
  --shadow-lg:0 2px 4px rgba(13,27,42,.08), 0 24px 60px -20px rgba(13,27,42,.32);
  --nav-h:66px;
}

*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%; scroll-behavior:smooth}
html:focus-within{scroll-behavior:smooth}
body{
  margin:0; background:var(--paper); color:var(--body);
  font-family:var(--sans); font-size:17px; line-height:1.65;
  -webkit-font-smoothing:antialiased; overflow-x:hidden;
}
img,svg,iframe{max-width:100%; display:block}
a{color:var(--lease); text-decoration:none}
a:hover{text-decoration:underline}
button{font:inherit; cursor:pointer; border:0; background:none; color:inherit}
h1,h2,h3,h4{font-family:var(--serif); color:var(--ink); line-height:1.15; margin:0; font-weight:600; letter-spacing:-.012em}
h1{font-size:clamp(2rem,5.2vw,3.5rem)}
h2{font-size:clamp(1.6rem,3.6vw,2.4rem)}
h3{font-size:clamp(1.12rem,2vw,1.35rem)}
p{margin:0 0 1.1em}
p:last-child{margin-bottom:0}
:focus-visible{outline:3px solid var(--sale); outline-offset:3px; border-radius:2px}

.wrap{max-width:var(--wrap); margin-inline:auto; padding-inline:var(--pad)}
.sr{position:absolute!important;width:1px;height:1px;margin:-1px;padding:0;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap;border:0}
.skip{position:absolute;left:-999px;top:0;z-index:999;background:var(--ink);color:#fff;padding:.7rem 1.1rem}
.skip:focus{left:.5rem;top:.5rem}

/* --------------------------------------------------------------- ELEMENTS */
.eyebrow{
  font-family:var(--sans); font-size:.72rem; font-weight:700;
  letter-spacing:.16em; text-transform:uppercase; color:var(--sale); margin:0 0 .7rem
}
.btn{
  display:inline-flex; align-items:center; justify-content:center; gap:.5rem;
  padding:.85rem 1.5rem; border-radius:var(--r); font-weight:650; font-size:.94rem;
  letter-spacing:.01em; text-align:center; transition:background .16s, transform .16s, box-shadow .16s;
  border:1.5px solid transparent; line-height:1.25;
}
.btn:hover{text-decoration:none; transform:translateY(-1px)}
.btn:active{transform:translateY(0)}
.btn-sale{background:var(--sale); color:#fff}
.btn-sale:hover{background:var(--sale-hover); color:#fff}
.btn-lease{background:var(--lease); color:#fff}
.btn-lease:hover{background:var(--lease-hover); color:#fff}
.btn-dark{background:var(--ink); color:#fff}
.btn-dark:hover{background:var(--ink-2); color:#fff}
.btn-ghost{background:transparent; color:var(--ink); border-color:var(--line-2)}
.btn-ghost:hover{background:var(--white); border-color:var(--ink); color:var(--ink)}
.btn-ghost-lt{background:rgba(255,255,255,.1); color:#fff; border-color:rgba(255,255,255,.5); backdrop-filter:blur(6px)}
.btn-ghost-lt:hover{background:rgba(255,255,255,.2); color:#fff; border-color:#fff}
.btn-lg{padding:1.05rem 1.9rem; font-size:1rem}
.btn-sm{padding:.6rem 1rem; font-size:.84rem}
.btn-block{width:100%}

.pill{
  display:inline-flex; align-items:center; gap:.5rem; padding:.4rem .85rem;
  border-radius:100px; font-size:.74rem; font-weight:700; letter-spacing:.1em;
  text-transform:uppercase; background:var(--ok); color:#fff;
}
.pill .dot{width:7px;height:7px;border-radius:50%;background:#fff;animation:pulse 2.2s ease-in-out infinite}
@keyframes pulse{0%,100%{opacity:1}50%{opacity:.35}}

/* --------------------------------------------------------------- TOP NAV */
.topbar{
  position:sticky; top:0; z-index:60; background:rgba(247,245,242,.94);
  backdrop-filter:saturate(180%) blur(14px); border-bottom:1px solid var(--line);
}
.topbar-in{display:flex; align-items:center; gap:.85rem; height:var(--nav-h); max-width:1320px; margin-inline:auto; padding-inline:var(--pad)}
.brand{display:flex; flex-direction:column; line-height:1.15; flex:0 0 auto}
.brand b{font-family:var(--serif); font-size:1.16rem; color:var(--ink); font-weight:650; letter-spacing:-.01em}
.brand span{font-size:.7rem; letter-spacing:.1em; text-transform:uppercase; color:var(--muted)}
.brand:hover{text-decoration:none}
.nav{display:none; margin-left:auto; gap:.15rem; min-width:0}
.nav a{
  padding:.45rem .52rem; font-size:.84rem; font-weight:550; color:var(--ink-2);
  border-radius:var(--r); white-space:nowrap;
}
.nav a:hover{background:var(--paper-2); text-decoration:none; color:var(--ink)}
.nav a.on{color:var(--sale)}
.nav a.nav-cta-link{color:var(--sale); font-weight:650; border:1px solid var(--line-2); margin-left:.3rem}
.nav a.nav-cta-link:hover{background:var(--sale); border-color:var(--sale); color:#fff}
.navcta{display:none; gap:.5rem; margin-left:.6rem; flex:0 0 auto}
.navcta .btn{white-space:nowrap; padding:.6rem .85rem}
.burger{margin-left:auto; display:grid; place-items:center; width:42px; height:42px; border:1px solid var(--line-2); border-radius:var(--r)}
.burger span{display:block; width:19px; height:1.5px; background:var(--ink); margin:2.5px 0; transition:.2s}
.burger[aria-expanded="true"] span:nth-child(1){transform:translateY(4px) rotate(45deg)}
.burger[aria-expanded="true"] span:nth-child(2){opacity:0}
.burger[aria-expanded="true"] span:nth-child(3){transform:translateY(-4px) rotate(-45deg)}
.drawer{display:none; border-top:1px solid var(--line); background:var(--paper); padding:.6rem var(--pad) 1.1rem}
.drawer.open{display:block}
.drawer a{display:block; padding:.75rem .25rem; font-size:1rem; font-weight:550; color:var(--ink); border-bottom:1px solid var(--line)}
.drawer .pair{display:grid; grid-template-columns:1fr 1fr; gap:.5rem; margin-top:.9rem}
.drawer .pair a{border:0; padding:0}

@media(min-width:1180px){
  .nav,.navcta{display:flex}
  .burger{display:none}
  .drawer{display:none!important}
}

/* scroll progress + header click-to-call */
.progress{position:fixed; top:0; left:0; height:3px; width:0; z-index:70;
  background:linear-gradient(90deg,var(--sale),var(--lease)); transition:width .08s linear}
.navtel{display:none; align-items:center; gap:.4rem; padding:.45rem .65rem; flex:0 0 auto;
  font-size:.86rem; font-weight:650; color:var(--ink); border:1px solid var(--line-2);
  border-radius:var(--r); white-space:nowrap}
.navtel span{white-space:nowrap}
.navtel:hover{border-color:var(--ink); background:var(--white); text-decoration:none}
.navtel svg{color:var(--sale); flex:0 0 auto}
/* Visible from tablet up. Below the desktop nav breakpoint it takes the auto
   margin and sits beside the burger; above it, the nav takes that margin. */
@media(min-width:560px){
  .navtel{display:inline-flex; margin-left:auto}
  .burger{margin-left:.55rem}
}
@media(min-width:1180px){ .navtel{margin-left:.7rem} }

/* "Ideal for" chip row */
.idealfor{display:flex; flex-wrap:wrap; align-items:center; gap:.45rem;
  margin:0 0 1.6rem; font-size:.88rem; color:var(--muted)}
.idealfor b{color:var(--ink); font-weight:650; margin-right:.2rem}
.idealfor span{background:var(--white); border:1px solid var(--line);
  border-radius:100px; padding:.3rem .8rem; color:var(--ink-2); font-size:.83rem}

/* --------------------------------------------------------------- HERO */
.hero{position:relative; background:var(--ink); overflow:hidden; isolation:isolate}
.hero-img{position:absolute; inset:0; width:100%; height:100%; object-fit:cover; opacity:.85}
.hero::after{
  content:""; position:absolute; inset:0; z-index:1;
  background:
    linear-gradient(180deg, rgba(13,27,42,.66) 0%, rgba(13,27,42,.34) 45%, rgba(13,27,42,.86) 100%),
    linear-gradient(90deg, rgba(13,27,42,.55) 0%, rgba(13,27,42,.12) 62%, transparent 100%);
}
.hero-in{position:relative; z-index:2; max-width:var(--wrap); margin-inline:auto; padding:clamp(2.6rem,7vw,5.5rem) var(--pad) 0}
.hero h1{color:#fff; max-width:19ch; margin:1.1rem 0 .9rem; text-shadow:0 2px 30px rgba(0,0,0,.4)}
.hero .lede{color:#dfe5ec; font-size:clamp(1.02rem,1.6vw,1.2rem); max-width:60ch; margin-bottom:1.7rem}
.hero-addr{color:#b9c4d1; font-size:.9rem; letter-spacing:.06em; text-transform:uppercase; margin-bottom:1.5rem}
.hero-cta{display:flex; flex-wrap:wrap; gap:.7rem; padding-bottom:2.4rem}
@media(max-width:600px){
  /* keep the fold tight on phones: two CTAs side by side, and drop the
     3D-tour button because the sticky bottom bar already carries it */
  .hero-in{padding-top:2rem}
  .hero h1{margin:.9rem 0 .7rem}
  .hero .lede{margin-bottom:1.4rem}
  .hero-addr{margin-bottom:1.1rem; font-size:.8rem}
  .hero-cta{gap:.5rem; padding-bottom:2rem}
  .hero-cta .btn{flex:1 1 calc(50% - .25rem); padding:.9rem .55rem; font-size:.86rem}
  .hero-cta .btn-ghost-lt{display:none}
}
.hero-statsbar{
  position:relative; z-index:2; background:rgba(9,18,30,.72); backdrop-filter:blur(8px);
  border-top:1px solid rgba(255,255,255,.18);
}
.hero-stats{
  display:grid; grid-template-columns:repeat(2,1fr);
  max-width:var(--wrap); margin-inline:auto; padding-inline:var(--pad);
}
.hero-stats div{padding:1.15rem 0}
.hero-stats div + div{border-left:1px solid rgba(255,255,255,.18); padding-left:clamp(1rem,3vw,2rem)}
.hero-stats b{display:block; font-family:var(--serif); font-size:clamp(1.5rem,3vw,2.1rem); color:#fff; line-height:1.05}
.hero-stats span{font-size:.72rem; letter-spacing:.13em; text-transform:uppercase; color:#b6c3d2}
@media(max-width:759px){
  .hero-stats div:nth-child(3){border-left:0; padding-left:0}
  .hero-stats div:nth-child(-n+2){border-bottom:1px solid rgba(255,255,255,.18)}
}
@media(min-width:760px){ .hero-stats{grid-template-columns:repeat(4,1fr)} }

/* --------------------------------------------------------------- JUMP BAR */
.jump{background:var(--white); border-bottom:1px solid var(--line)}
.jump-in{display:grid; gap:1px; background:var(--line); max-width:var(--wrap); margin-inline:auto}
.jump a{
  display:flex; align-items:center; gap:1rem; background:var(--white);
  padding:1.35rem var(--pad); color:var(--ink); transition:background .16s;
}
.jump a:hover{background:var(--paper); text-decoration:none}
.jump .ico{flex:0 0 auto; width:40px; height:40px; display:grid; place-items:center; border-radius:50%; background:var(--paper-2); color:var(--slate)}
.jump b{display:block; font-family:var(--serif); font-size:1.08rem; font-weight:600}
.jump small{color:var(--muted); font-size:.83rem}
.jump .arrow{margin-left:auto; color:var(--line-2); transition:transform .16s, color .16s}
.jump a:hover .arrow{transform:translateX(4px); color:var(--sale)}
@media(min-width:820px){ .jump-in{grid-template-columns:repeat(3,1fr)} }

/* --------------------------------------------------------------- SECTIONS */
.section{padding:clamp(3rem,7vw,5.5rem) 0}
.section.alt{background:var(--white); border-block:1px solid var(--line)}
.section.dark{background:var(--ink); color:#c7d1dc}
.section.dark h2,.section.dark h3{color:#fff}
.section.dark .eyebrow{color:#d9a94a}
.section-head{max-width:64ch; margin-bottom:clamp(1.8rem,4vw,2.8rem)}
.section-head p{color:var(--muted); font-size:1.04rem; margin-top:.8rem}
.section.dark .section-head p{color:#9fadbc}

/* --------------------------------------------------------------- DUAL PATHS */
.paths{display:grid; gap:1.4rem}
@media(min-width:880px){ .paths{grid-template-columns:1fr 1fr} }
.path{
  background:var(--white); border:1px solid var(--line); border-radius:var(--r);
  border-top:4px solid var(--sale); padding:clamp(1.5rem,3.2vw,2.4rem);
  display:flex; flex-direction:column; box-shadow:var(--shadow);
}
.path.for-lease{border-top-color:var(--lease)}
.path .kicker{font-size:.72rem; font-weight:750; letter-spacing:.16em; text-transform:uppercase; color:var(--sale)}
.path.for-lease .kicker{color:var(--lease)}
.path h3{font-size:clamp(1.4rem,2.6vw,1.8rem); margin:.5rem 0 .3rem}
.path .price{font-family:var(--serif); font-size:clamp(1.7rem,3.4vw,2.3rem); color:var(--ink); line-height:1.1; margin:.9rem 0 .2rem}
.path .price.tbd{font-size:clamp(1.05rem,2vw,1.25rem); color:var(--muted); font-style:italic}
.path .price-sub{font-size:.86rem; color:var(--muted); margin-bottom:1.3rem}
.path ul{list-style:none; margin:0 0 1.8rem; padding:0; display:grid; gap:.75rem}
.path li{display:flex; gap:.7rem; font-size:.95rem; line-height:1.5}
.path li svg{flex:0 0 auto; margin-top:.28rem; color:var(--sale)}
.path.for-lease li svg{color:var(--lease)}
.path .foot{margin-top:auto; display:grid; gap:.55rem}

/* --------------------------------------------------------------- NARRATIVE */
.narr{display:grid; gap:clamp(2rem,4vw,3.5rem)}
@media(min-width:960px){ .narr{grid-template-columns:1.35fr 1fr; align-items:start} }
.narr-body p{font-size:1.06rem}
.narr-body p:first-of-type::first-letter{
  font-family:var(--serif); float:left; font-size:3.5rem; line-height:.86;
  padding:.06em .12em 0 0; color:var(--sale);
}
.narr-aside{background:var(--white); border:1px solid var(--line); border-radius:var(--r); padding:1.6rem; box-shadow:var(--shadow); position:sticky; top:calc(var(--nav-h) + 1.2rem)}
.narr-aside h4{font-size:.75rem; letter-spacing:.14em; text-transform:uppercase; color:var(--muted); font-family:var(--sans); font-weight:750; margin-bottom:1rem}
.narr-aside dl{margin:0; display:grid; gap:.7rem}
.narr-aside .row{display:flex; justify-content:space-between; gap:1rem; padding-bottom:.7rem; border-bottom:1px solid var(--line); font-size:.9rem}
.narr-aside .row:last-child{border:0; padding-bottom:0}
.narr-aside dt{color:var(--muted)}
.narr-aside dd{margin:0; font-weight:650; color:var(--ink); text-align:right}

/* --------------------------------------------------------------- HIGHLIGHTS */
.hl{display:grid; gap:1px; background:var(--line); border:1px solid var(--line); border-radius:var(--r); overflow:hidden}
@media(min-width:640px){ .hl{grid-template-columns:1fr 1fr} }
@media(min-width:1020px){ .hl{grid-template-columns:repeat(4,1fr)} }
.hl-item{background:var(--white); padding:1.6rem 1.4rem}
.hl-item .ico{width:36px;height:36px;display:grid;place-items:center;border-radius:var(--r);background:var(--paper-2);color:var(--sale);margin-bottom:1rem}
.hl-item h3{font-size:1.02rem; margin-bottom:.45rem}
.hl-item p{font-size:.9rem; color:var(--muted); line-height:1.55}

/* --------------------------------------------------------------- SPECS */
.specs{display:grid; gap:1.4rem}
@media(min-width:900px){ .specs{grid-template-columns:1fr 1fr} }
.spec-card{background:var(--white); border:1px solid var(--line); border-radius:var(--r); overflow:hidden}
.spec-card h3{
  font-family:var(--sans); font-size:.75rem; font-weight:750; letter-spacing:.14em;
  text-transform:uppercase; color:var(--white); background:var(--slate); padding:.85rem 1.25rem;
}
.spec-card dl{margin:0}
.spec-card .row{display:grid; grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr); gap:1rem; padding:.8rem 1.25rem; border-bottom:1px solid var(--paper-2); font-size:.92rem}
.spec-card .row:last-child{border:0}
.spec-card .row:nth-child(even){background:#fbfaf8}
.spec-card dt{color:var(--muted)}
.spec-card dd{margin:0; color:var(--ink); font-weight:550}
.todo{
  display:inline-block; background:#fff4d6; border:1px dashed #d9a93a; color:#8a6414;
  padding:.06em .5em; border-radius:3px; font-size:.82em; font-weight:650; font-style:normal;
}

/* --------------------------------------------------------------- GALLERY */
.filters{display:flex; gap:.4rem; overflow-x:auto; padding-bottom:.9rem; margin-bottom:1.4rem; scrollbar-width:thin}
.filters button{
  flex:0 0 auto; padding:.5rem 1rem; border:1px solid var(--line-2); border-radius:100px;
  font-size:.84rem; font-weight:600; color:var(--ink-2); background:var(--white); white-space:nowrap;
}
.filters button:hover{border-color:var(--ink)}
.filters button.on{background:var(--ink); border-color:var(--ink); color:#fff}
.filters .count{opacity:.55; font-weight:500}

.grid{display:grid; grid-template-columns:repeat(auto-fill,minmax(230px,1fr)); gap:.7rem}
.tile{
  position:relative; padding:0; border-radius:var(--r); overflow:hidden; background:var(--paper-2);
  aspect-ratio:4/3; cursor:zoom-in; display:block; width:100%;
}
.tile img{width:100%; height:100%; object-fit:cover; transition:transform .4s cubic-bezier(.2,.7,.3,1)}
.tile:hover img{transform:scale(1.05)}
.tile figcaption{
  position:absolute; inset:auto 0 0 0; padding:1.6rem .8rem .65rem; text-align:left;
  font-size:.78rem; color:#fff; line-height:1.35;
  background:linear-gradient(transparent, rgba(13,27,42,.88)); opacity:0; transition:opacity .2s;
}
.tile:hover figcaption,.tile:focus-visible figcaption{opacity:1}
.gallery-more{display:flex; justify-content:center; margin-top:1.6rem}

/* --------------------------------------------------------------- LIGHTBOX */
.lb{position:fixed; inset:0; z-index:200; background:rgba(9,15,24,.97); display:none; flex-direction:column}
.lb.open{display:flex}
.lb-top{display:flex; align-items:center; gap:1rem; padding:.9rem 1.1rem; color:#cfd8e3; font-size:.86rem}
.lb-top .n{font-variant-numeric:tabular-nums}
.lb-top .sp{margin-left:auto}
.lb-btn{width:42px;height:42px;display:grid;place-items:center;border-radius:50%;color:#fff;background:rgba(255,255,255,.1)}
.lb-btn:hover{background:rgba(255,255,255,.22)}
.lb-stage{flex:1; position:relative; display:grid; place-items:center; padding:0 .6rem; min-height:0}
.lb-stage img{max-width:100%; max-height:100%; object-fit:contain; border-radius:2px}
.lb-nav{position:absolute; top:50%; transform:translateY(-50%); width:50px; height:50px; display:grid; place-items:center; border-radius:50%; background:rgba(255,255,255,.12); color:#fff; backdrop-filter:blur(6px)}
.lb-nav:hover{background:rgba(255,255,255,.26)}
.lb-nav.prev{left:.7rem} .lb-nav.next{right:.7rem}
.lb-cap{padding:.9rem 1.2rem 1.3rem; color:#e6ebf1; font-size:.92rem; text-align:center; max-width:70ch; margin-inline:auto}
.lb-cap span{display:block; color:#8e9cad; font-size:.78rem; letter-spacing:.1em; text-transform:uppercase; margin-top:.3rem}
@media(max-width:600px){ .lb-nav{width:42px;height:42px} }

/* --------------------------------------------------------------- 3D TOUR */
.tabs{display:flex; gap:.4rem; margin-bottom:1.1rem; flex-wrap:wrap}
.tabs button{
  padding:.7rem 1.3rem; border:1px solid var(--line-2); border-radius:var(--r);
  font-size:.9rem; font-weight:650; background:var(--white); color:var(--ink-2);
}
.tabs button:hover{border-color:var(--ink)}
.tabs button[aria-selected="true"]{background:var(--lease); border-color:var(--lease); color:#fff}
.frame{
  position:relative; aspect-ratio:16/10; background:var(--ink-2); border-radius:var(--r);
  overflow:hidden; box-shadow:var(--shadow-lg);
}
.frame iframe{position:absolute; inset:0; width:100%; height:100%; border:0}
.frame-note{margin-top:.9rem; font-size:.88rem; color:var(--muted)}
.placeholder{
  position:absolute; inset:0; display:grid; place-content:center; justify-items:center;
  gap:.7rem; text-align:center; padding:2rem; color:#9fb0c2;
  background:repeating-linear-gradient(45deg,#1b2c3f,#1b2c3f 12px,#1f3448 12px,#1f3448 24px);
}
.placeholder b{font-family:var(--serif); font-size:1.3rem; color:#fff; font-weight:600}
.placeholder code{background:rgba(255,255,255,.12); padding:.2em .55em; border-radius:3px; font-size:.85rem; color:#e4ebf2}
.placeholder p{font-size:.9rem; max-width:46ch; margin:0}
@media(max-width:640px){ .frame{aspect-ratio:4/5} }

/* --------------------------------------------------------------- PLANS */
.plans{display:grid; gap:1.4rem}
@media(min-width:900px){ .plans{grid-template-columns:1fr 1fr} }
.plan{background:var(--white); border:1px solid var(--line); border-radius:var(--r); overflow:hidden; display:flex; flex-direction:column}
.plan-img{background:#fff; padding:.5rem; cursor:zoom-in; border-bottom:1px solid var(--line)}
.plan-img img{width:100%; height:auto}
.plan-meta{padding:1.2rem 1.35rem}
.plan-meta .top{display:flex; align-items:baseline; justify-content:space-between; gap:1rem; margin-bottom:.4rem}
.plan-meta h3{font-size:1.15rem}
.plan-meta .sf{font-family:var(--serif); color:var(--sale); font-size:1.05rem; font-weight:600}
.plan-meta p{font-size:.88rem; color:var(--muted); margin:0}

/* --------------------------------------------------------------- SITE PLAN */
.siteplan{display:grid; gap:1.6rem}
@media(min-width:900px){ .siteplan{grid-template-columns:1.5fr 1fr; align-items:center} }
.siteplan-svg{background:var(--white); border:1px solid var(--line); border-radius:var(--r); padding:1rem}
.legend{list-style:none; margin:0; padding:0; display:grid; gap:.8rem}
.legend li{display:flex; gap:.8rem; align-items:flex-start; font-size:.92rem;
  padding-left:.95rem; position:relative}
.legend li::before{content:""; position:absolute; left:0; top:.52rem; width:5px; height:5px;
  border-radius:50%; background:var(--sale)}
.legend b{display:block; color:var(--ink)}
.legend small{color:var(--muted)}

/* --------------------------------------------------------------- LOCATION */
.loc{display:grid; gap:1.6rem}
@media(min-width:960px){ .loc{grid-template-columns:1.25fr 1fr} }
.map{aspect-ratio:4/3; border-radius:var(--r); overflow:hidden; border:1px solid var(--line); box-shadow:var(--shadow)}
.map iframe{width:100%; height:100%; border:0}
.nearby{list-style:none; margin:0; padding:0; background:var(--white); border:1px solid var(--line); border-radius:var(--r); overflow:hidden}
.nearby li{display:flex; align-items:baseline; gap:1rem; padding:.8rem 1.15rem; border-bottom:1px solid var(--paper-2); font-size:.92rem}
.nearby li:last-child{border:0}
.nearby b{color:var(--ink); font-weight:600}
.nearby small{display:block; color:var(--muted); font-size:.8rem}
.nearby .d{margin-left:auto; font-family:var(--serif); color:var(--sale); font-weight:650; white-space:nowrap; text-align:right}
.nearby .d .t{display:block; font-family:var(--sans); color:var(--muted); font-weight:500; font-size:.74rem; letter-spacing:.02em}

/* --------------------------------------------------------------- AUDIENCES */
.aud{display:grid; gap:1px; background:rgba(255,255,255,.14); border:1px solid rgba(255,255,255,.14); border-radius:var(--r); overflow:hidden}
@media(min-width:700px){ .aud{grid-template-columns:1fr 1fr} }
@media(min-width:1060px){ .aud{grid-template-columns:repeat(3,1fr)} }
.aud-item{background:var(--ink); padding:1.7rem 1.5rem}
.aud-item h3{font-size:1.05rem; margin-bottom:.5rem}
.aud-item p{font-size:.9rem; color:#9fadbc; line-height:1.6; margin:0}

/* --------------------------------------------------------------- MARKET */
.market{list-style:none; margin:0; padding:0; display:grid; gap:.7rem; max-width:70ch}
.market li{display:flex; gap:.8rem; font-size:.95rem; padding:.9rem 1.1rem; background:var(--white); border:1px solid var(--line); border-radius:var(--r)}
.market li svg{flex:0 0 auto; margin-top:.3rem; color:var(--slate)}

/* --------------------------------------------------------------- DOCS */
.docs{display:grid; gap:.7rem}
@media(min-width:760px){ .docs{grid-template-columns:1fr 1fr} }
.doc{
  display:flex; align-items:center; gap:1.1rem; padding:1.15rem 1.3rem; text-align:left;
  background:var(--white); border:1px solid var(--line); border-radius:var(--r); width:100%;
  transition:border-color .16s, box-shadow .16s;
}
.doc:hover{border-color:var(--slate); box-shadow:var(--shadow); text-decoration:none}
.doc .ico{flex:0 0 auto; width:40px; height:44px; display:grid; place-items:center; border-radius:3px; background:var(--paper-2); color:var(--slate)}
.doc b{display:block; color:var(--ink); font-size:.98rem}
.doc small{color:var(--muted); font-size:.83rem; line-height:1.4; display:block}
.doc .tag{margin-left:auto; flex:0 0 auto; font-size:.68rem; font-weight:750; letter-spacing:.09em; text-transform:uppercase; padding:.28rem .55rem; border-radius:3px}
.doc .tag.lock{background:#fdf1e0; color:#8a5b16}
.doc .tag.soon{background:var(--paper-2); color:var(--muted)}
.doc .tag.dl{background:#e6f3ec; color:#166b41}
.doc[disabled]{opacity:.62; cursor:not-allowed}
.doc[disabled]:hover{border-color:var(--line); box-shadow:none}

/* --------------------------------------------------------------- FORMS */
.form-wrap{display:grid; gap:2rem}
@media(min-width:940px){ .form-wrap{grid-template-columns:1.15fr .85fr} }
form{background:var(--white); border:1px solid var(--line); border-radius:var(--r); padding:clamp(1.4rem,3vw,2.2rem); box-shadow:var(--shadow)}
.fieldrow{display:grid; gap:1rem; margin-bottom:1rem}
@media(min-width:560px){ .fieldrow.two{grid-template-columns:1fr 1fr} }
label{display:block; font-size:.82rem; font-weight:650; color:var(--ink-2); margin-bottom:.35rem; letter-spacing:.01em}
label .req{color:#b3341f}
input,select,textarea{
  width:100%; padding:.72rem .85rem; font:inherit; font-size:.95rem; color:var(--ink);
  background:var(--paper); border:1px solid var(--line-2); border-radius:var(--r);
  transition:border-color .15s, box-shadow .15s;
}
input:focus,select:focus,textarea:focus{outline:0; border-color:var(--lease); box-shadow:0 0 0 3px rgba(31,75,115,.14); background:#fff}
textarea{resize:vertical; min-height:110px}
select{appearance:none; background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='14' height='14' viewBox='0 0 24 24' fill='none' stroke='%236b7686' stroke-width='2.5'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E"); background-repeat:no-repeat; background-position:right .8rem center; padding-right:2.2rem}
.interest{display:grid; gap:.5rem; margin-bottom:1.2rem}
@media(min-width:560px){ .interest{grid-template-columns:1fr 1fr} }
.interest label{
  display:flex; align-items:center; gap:.6rem; margin:0; padding:.85rem 1rem; cursor:pointer;
  border:1.5px solid var(--line-2); border-radius:var(--r); background:var(--paper);
  font-size:.92rem; font-weight:600; transition:.15s;
}
.interest input{width:auto; margin:0; accent-color:var(--lease)}
.interest label:hover{border-color:var(--slate)}
.interest label:has(input:checked){border-color:var(--lease); background:#eef4f9; color:var(--lease)}
.interest label.sale:has(input:checked){border-color:var(--sale); background:#fbf5ec; color:var(--sale)}
.consent{display:flex; gap:.6rem; align-items:flex-start; font-size:.83rem; color:var(--muted); margin:1.1rem 0 1.4rem}
.consent input{width:auto; margin:.2rem 0 0; flex:0 0 auto; accent-color:var(--lease)}
.form-note{font-size:.8rem; color:var(--muted); margin-top:.9rem; text-align:center}
.card-contact{background:var(--white); border:1px solid var(--line); border-radius:var(--r); padding:1.6rem; box-shadow:var(--shadow); align-self:start}
.card-contact .who{padding-bottom:1.2rem; border-bottom:1px solid var(--line); margin-bottom:1.2rem}
.card-contact h3{font-size:1.2rem}
.card-contact .role{font-size:.85rem; color:var(--muted)}
.card-contact .lines{display:grid; gap:.7rem; margin-bottom:1.3rem}
.card-contact .lines a,.card-contact .lines span{display:flex; align-items:center; gap:.7rem; font-size:.94rem; color:var(--ink)}
.card-contact .lines svg{color:var(--slate); flex:0 0 auto}
.card-contact .resp{font-size:.85rem; color:var(--muted); background:var(--paper); padding:.85rem 1rem; border-radius:var(--r); border-left:3px solid var(--ok)}

/* optional-details disclosure inside the short form */
.moredetails{border:1px dashed var(--line-2); border-radius:var(--r); padding:.7rem .95rem; margin-bottom:.4rem}
.moredetails summary{cursor:pointer; font-size:.86rem; font-weight:600; color:var(--ink-2); list-style:none}
.moredetails summary::-webkit-details-marker{display:none}
.moredetails summary::before{content:"+"; display:inline-block; width:1.1em; color:var(--sale); font-weight:700}
.moredetails[open] summary::before{content:"–"}
.moredetails summary span{font-weight:400; color:var(--muted)}
.moredetails[open]{background:var(--paper); border-style:solid}

/* soft CTA — email capture without a conversation */
.softcta{margin-top:1.6rem; background:var(--white); border:1px solid var(--line);
  border-left:3px solid var(--lease); border-radius:var(--r); padding:1.4rem 1.5rem;
  display:grid; gap:1.1rem; box-shadow:var(--shadow)}
@media(min-width:860px){ .softcta{grid-template-columns:1.1fr .9fr; align-items:center; gap:2rem} }
.softcta h3{font-size:1.1rem; margin-bottom:.3rem}
.softcta p{font-size:.9rem; color:var(--muted); margin:0}
.softform{display:flex; gap:.5rem; background:none; border:0; box-shadow:none; padding:0; flex-wrap:wrap}
.softform input{flex:1 1 12rem; min-width:0}
.softform .btn{flex:0 0 auto; white-space:nowrap}

/* modal for gated download */
.modal{position:fixed; inset:0; z-index:180; display:none; place-items:center; padding:1rem; background:rgba(9,15,24,.72); backdrop-filter:blur(3px); overflow-y:auto}
.modal.open{display:grid}
.modal-in{background:var(--paper); border-radius:6px; max-width:520px; width:100%; box-shadow:var(--shadow-lg); position:relative; margin:auto}
.modal-in form{border:0; box-shadow:none; background:transparent}
.modal-x{position:absolute; top:.6rem; right:.6rem; width:38px; height:38px; display:grid; place-items:center; border-radius:50%; color:var(--muted); z-index:2}
.modal-x:hover{background:var(--paper-2); color:var(--ink)}
.modal-head{padding:1.6rem 1.8rem 0}
.modal-head h3{font-size:1.35rem; margin-bottom:.4rem}
.modal-head p{font-size:.9rem; color:var(--muted)}

/* --------------------------------------------------------------- FOOTER */
footer{background:var(--ink); color:#8fa0b2; padding:clamp(2.5rem,5vw,4rem) 0 8rem; font-size:.88rem}
@media(min-width:1180px){ footer{padding-bottom:3rem} }
.foot-top{display:grid; gap:2rem; padding-bottom:2rem; border-bottom:1px solid rgba(255,255,255,.13)}
@media(min-width:820px){ .foot-top{grid-template-columns:1.3fr 1fr 1fr} }
.foot-top h4{font-family:var(--serif); color:#fff; font-size:1.15rem; margin-bottom:.6rem}
.foot-top .cols{display:grid; gap:.5rem}
.foot-top a{color:#b9c6d4}
.foot-top a:hover{color:#fff}
.disclaimer{padding-top:1.8rem; font-size:.76rem; line-height:1.65; color:#7889a0; max-width:100ch}
.copy{margin-top:1.4rem; font-size:.8rem; color:#6d7d93}

/* --------------------------------------------------------------- MOBILE BAR */
.mobilebar{
  position:fixed; inset:auto 0 0 0; z-index:90; display:grid; grid-template-columns:1fr 1fr;
  gap:1px; background:rgba(255,255,255,.15); border-top:1px solid rgba(255,255,255,.12);
  padding-bottom:env(safe-area-inset-bottom);
  box-shadow:0 -8px 30px rgba(13,27,42,.28);
}
.mobilebar a{
  display:flex; align-items:center; justify-content:center; gap:.5rem; padding:1.05rem .5rem;
  background:var(--ink); color:#fff; font-size:.92rem; font-weight:650;
}
.mobilebar a:hover{text-decoration:none}
.mobilebar a.tour{background:var(--lease)}
.mobilebar a.contact{background:var(--sale)}
@media(min-width:1180px){ .mobilebar{display:none} }

/* --------------------------------------------------------------- THANKS PAGE */
.thanks{min-height:78vh; display:grid; place-items:center; text-align:center; padding:3rem var(--pad)}
.thanks .in{max-width:56ch}
.thanks .tick{width:64px; height:64px; margin:0 auto 1.5rem; display:grid; place-items:center; border-radius:50%; background:#e6f3ec; color:var(--ok)}
.thanks h1{font-size:clamp(1.8rem,4vw,2.6rem); margin-bottom:1rem}
.thanks p{color:var(--muted); font-size:1.05rem}
.thanks .btns{display:flex; gap:.7rem; justify-content:center; flex-wrap:wrap; margin-top:2rem}

@media(prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.01ms!important; transition-duration:.01ms!important; scroll-behavior:auto!important}
}
@media print{
  .topbar,.mobilebar,.jump,.lb,.modal,.filters,form{display:none!important}
  body{background:#fff; font-size:11pt}
  .section{padding:1.2rem 0; break-inside:avoid}
}