/* =====================================================================
   MERIDIAN ESTATES — Real Estate & Property Company
   Stylesheet
   1.  Tokens & reset
   2.  Typography helpers
   3.  Buttons
   4.  Header (topbar / brand plate / nav bar / mobile drawer)
   5.  Hero slider
   6.  Search strip
   7.  Sections (about, properties, services, counters, process…)
   8.  Cards & sliders
   9.  Inner page banner & page blocks
   10. Footer
   11. Utilities, reveal, responsive
   ===================================================================== */

/* ============================ 1. TOKENS ============================= */
:root{
  --brand:#F1601B;
  --brand-d:#D74E0E;
  --brand-l:#FF8443;
  --ink:#0B1120;
  --ink-2:#111A2C;
  --ink-3:#1B2438;
  --body:#5B6579;
  --head:#0B1120;
  --muted:#8B95A8;
  --line:#E5E8EE;
  --line-d:rgba(255,255,255,.10);
  --soft:#F4F6F9;
  --white:#fff;

  --f-body:'Inter',system-ui,-apple-system,'Segoe UI',sans-serif;
  --f-head:'Roboto Condensed','Inter',system-ui,sans-serif;

  /* container width, half of its content box, the space left over at the window
     edge, and the narrower column the hero is inset by so the orange runs
     header -> nav -> hero */
  --cw:1290px;
  --half:625px;
  --edge:max(0px,calc(50vw - var(--half)));
  --inset:min(var(--edge),78px);

  --r:4px;
  --shadow:0 18px 50px rgba(11,17,32,.10);
  --shadow-lg:0 30px 70px rgba(11,17,32,.16);
  --t:.35s cubic-bezier(.4,0,.2,1);
  --gutter:20px;
}

*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{
  margin:0;
  font-family:var(--f-body);
  font-size:16px;
  line-height:1.75;
  color:var(--body);
  background:var(--white);
  overflow-x:hidden;
}
body.is-locked{overflow:hidden}
img{max-width:100%;height:auto;display:block}
a{color:inherit;text-decoration:none}
ul,ol{margin:0;padding:0;list-style:none}
button,input,select,textarea{font:inherit;color:inherit}
button{background:none;border:0;cursor:pointer}
svg{display:block}
::selection{background:var(--brand);color:#fff}

.container{width:100%;max-width:var(--cw);margin:0 auto;padding:0 var(--gutter)}

/* large desktops get a wider container (the edge/inset maths follow --half) */
@media (min-width:1700px){
  :root{--cw:1400px;--half:680px}
}

/* ========================= 2. TYPOGRAPHY ============================ */
h1,h2,h3,h4,h5,h6{
  font-family:var(--f-head);
  color:var(--head);
  margin:0 0 .5em;
  font-weight:700;
  line-height:1.12;
  letter-spacing:.005em;
}
h1{font-size:clamp(38px,6.4vw,68px);text-transform:uppercase;font-weight:800}
h2{font-size:clamp(28px,3.6vw,46px);text-transform:uppercase;font-weight:800}
h3{font-size:clamp(20px,2vw,26px)}
h4{font-size:19px}
p{margin:0 0 18px}
p:last-child{margin-bottom:0}
/* long addresses, emails and headline words wrap instead of stretching a column */
p,li,a,h1,h2,h3,h4,td{overflow-wrap:break-word}
/* the nav bar is sticky, so in-page anchors need clearance */
[id]{scroll-margin-top:96px}

.eyebrow{
  display:inline-flex;align-items:center;gap:9px;
  font-family:var(--f-head);font-weight:700;font-size:15px;
  letter-spacing:.16em;text-transform:uppercase;color:var(--brand);
  margin-bottom:14px;
}
.eyebrow svg{width:20px;height:20px;fill:var(--brand);flex:none}
.eyebrow--light{color:var(--brand-l)}
.eyebrow--light svg{fill:var(--brand-l)}

.sec-head{max-width:660px;margin-bottom:46px}
.sec-head--center{margin-left:auto;margin-right:auto;text-align:center}
.sec-head p{color:var(--body)}
.sec-head--light h2,.on-dark h2,.on-dark h3,.on-dark h4{color:#fff}
.sec-head--light p,.on-dark p{color:#B4BCCB}

.lead{font-size:17px;line-height:1.8}
.section{padding:clamp(64px,8vw,110px) 0}
.section--soft{background:var(--soft)}
.section--dark{background:var(--ink);color:#B4BCCB}
.section--tight{padding-top:0}

/* ========================== 3. BUTTONS ============================== */
.btn{
  --bg:var(--brand);--fg:#fff;--bd:var(--brand);
  position:relative;display:inline-flex;align-items:center;gap:10px;
  padding:15px 28px;background:var(--bg);color:var(--fg);
  border:1px solid var(--bd);border-radius:var(--r);
  font-family:var(--f-head);font-weight:700;font-size:15px;
  letter-spacing:.11em;text-transform:uppercase;
  transition:background var(--t),color var(--t),border-color var(--t),transform var(--t);
  overflow:hidden;white-space:nowrap;
}
.btn svg{width:16px;height:16px;fill:none;stroke:currentColor;stroke-width:2;
  stroke-linecap:round;stroke-linejoin:round;transition:transform var(--t)}
.btn:hover{transform:translateY(-2px)}
.btn:hover svg{transform:translateX(4px)}
.btn--brand:hover{--bg:var(--ink);--bd:var(--ink)}
.btn--dark{--bg:var(--ink);--bd:var(--ink)}
.btn--dark:hover{--bg:var(--brand);--bd:var(--brand)}
.btn--ghost{--bg:transparent;--fg:#fff;--bd:rgba(255,255,255,.35)}
.btn--ghost:hover{--bg:var(--brand);--bd:var(--brand);--fg:#fff}
.btn--outline{--bg:transparent;--fg:var(--ink);--bd:var(--line)}
.btn--outline:hover{--bg:var(--ink);--bd:var(--ink);--fg:#fff}
.btn--sm{padding:11px 20px;font-size:13px}
.btn--block{width:100%;justify-content:center}

.link-arrow{
  display:inline-flex;align-items:center;gap:8px;font-family:var(--f-head);
  font-weight:700;text-transform:uppercase;letter-spacing:.1em;font-size:14px;color:var(--ink);
  transition:color var(--t);
}
.link-arrow svg{width:15px;height:15px;fill:none;stroke:currentColor;stroke-width:2;
  stroke-linecap:round;stroke-linejoin:round;transition:transform var(--t)}
.link-arrow:hover{color:var(--brand)}
.link-arrow:hover svg{transform:translateX(4px)}

/* ========================== 4. HEADER ============================== */
.header{position:relative;z-index:60}

/* --- topbar --- */
.topbar{background:var(--ink);color:#C6CDDA;font-size:13.5px}
.topbar .container{
  display:flex;align-items:center;justify-content:space-between;gap:18px;
  min-height:46px;
}
.topbar__note{display:flex;align-items:center;gap:9px;letter-spacing:.02em}
.topbar__note svg{width:15px;height:15px;fill:var(--brand);flex:none}
.topbar__right{display:flex;align-items:center;gap:20px}
.topbar__meta{display:flex;align-items:center;gap:8px;color:#C6CDDA}
.topbar__meta svg{width:14px;height:14px;fill:var(--brand)}
.socials{display:flex;align-items:center;gap:14px}
.socials a{
  width:22px;height:22px;display:grid;place-items:center;color:#C6CDDA;
  transition:color var(--t),transform var(--t);
}
.socials a svg{width:15px;height:15px;fill:currentColor}
.socials a:hover{color:var(--brand);transform:translateY(-2px)}

/* --- brand plate (white row + orange angled band) --- */
/* overflow:hidden contains the band's -50vw bleed, which otherwise widens the
   document on every page at >=1024 and only looks fine because body clips it */
.brandbar{background:#fff;position:relative;overflow:hidden}
.brandbar .container{display:flex;align-items:stretch;gap:0}
.logo{display:flex;align-items:center;gap:12px;padding:18px 34px 18px 0;flex:none}
.logo__mark{width:46px;height:46px;color:var(--brand);flex:none}
.logo__mark svg{width:100%;height:100%}
.logo__text{display:flex;flex-direction:column;line-height:1}
.logo__name{
  font-family:var(--f-head);font-weight:800;font-size:31px;letter-spacing:.02em;
  text-transform:uppercase;color:var(--ink);
}
.logo__tag{
  font-size:10.5px;letter-spacing:.34em;text-transform:uppercase;
  color:var(--brand);font-weight:600;margin-top:5px;
}
.brandbar__band{
  flex:1;position:relative;display:flex;align-items:center;justify-content:flex-end;
  gap:clamp(20px,3vw,52px);padding:16px 0 16px 76px;color:#fff;
}
/* the -1px bottom keeps the clipped edge's anti-aliasing out of the seam with
   the nav row's orange strip below it */
.brandbar__band::before{
  content:"";position:absolute;inset:0 -50vw -1px 0;background:var(--brand);
  clip-path:polygon(0 50%,54px 0,100% 0,100% 100%,54px 100%);
  z-index:0;
}
.info{position:relative;z-index:1;display:flex;align-items:center;gap:13px}
.info__icon{
  width:44px;height:44px;border-radius:50%;background:#fff;color:var(--brand);
  display:grid;place-items:center;flex:none;
}
.info__icon svg{width:19px;height:19px;fill:currentColor}
.info__label{display:block;font-size:12.5px;line-height:1.4;color:rgba(255,255,255,.86)}
.info__value{
  display:block;font-family:var(--f-head);font-weight:700;font-size:18px;
  letter-spacing:.02em;color:#fff;
}
.info + .info{border-left:1px solid rgba(255,255,255,.3);padding-left:clamp(20px,3vw,52px)}

/* --- nav bar --- */
.navbar{position:relative;z-index:40;background:#fff}
/* the orange band from the brand plate carries on past the nav bar to the
   window edge, so it meets the hero wedge with no seam */
.navbar::after{
  content:"";position:absolute;top:-1px;bottom:0;right:0;width:var(--edge);
  background:var(--brand);
}
.navbar__inner{
  background:var(--ink);display:flex;align-items:stretch;justify-content:space-between;
  gap:16px;position:relative;
}
/* on scroll the bar detaches and runs edge to edge in solid ink — the white
   left margin, the orange right strip and the container-width plate all go */
.header.is-stuck .navbar{
  position:fixed;top:0;left:0;right:0;background:var(--ink);
  box-shadow:0 12px 30px rgba(11,17,32,.22);
}
.header.is-stuck .navbar::after{content:none}
.header.is-stuck .navbar__inner{background:transparent}
.header.is-stuck .nav__link{padding-top:19px;padding-bottom:19px}
.header.is-stuck .navbar__cta{background:var(--brand);color:#fff}
.header.is-stuck .navbar__cta:hover{background:var(--brand-d)}
.header.is-stuck + .hero,.header.is-stuck ~ .page-hero{padding-top:0}

.nav{display:flex}
.nav__list{display:flex;align-items:stretch}
.nav__item{position:relative}
.nav__link{
  display:flex;align-items:center;gap:7px;height:100%;padding:22px 19px;
  font-family:var(--f-head);font-weight:700;font-size:15.5px;letter-spacing:.1em;
  text-transform:uppercase;color:#fff;transition:color var(--t);position:relative;
}
.nav__link::after{
  content:"";position:absolute;left:19px;right:19px;bottom:16px;height:2px;
  background:var(--brand);transform:scaleX(0);transform-origin:left;
  transition:transform var(--t);
}
.nav__item:hover > .nav__link,.nav__link.is-active{color:var(--brand-l)}
.nav__item:hover > .nav__link::after,.nav__link.is-active::after{transform:scaleX(1)}
.nav__plus{font-size:13px;font-weight:700;opacity:.75;line-height:1}

.dropdown{
  position:absolute;top:100%;left:0;min-width:236px;background:#fff;
  padding:10px 0;box-shadow:var(--shadow-lg);border-top:3px solid var(--brand);
  opacity:0;visibility:hidden;transform:translateY(14px);
  transition:opacity var(--t),transform var(--t),visibility var(--t);
}
.nav__item:hover > .dropdown{opacity:1;visibility:visible;transform:translateY(0)}
.dropdown a{
  display:block;padding:9px 24px;font-size:15px;color:var(--ink-2);
  transition:color var(--t),padding var(--t),background var(--t);
}
.dropdown a:hover{color:var(--brand);padding-left:30px;background:var(--soft)}

.navbar__mob{
  display:none;align-items:center;font-family:var(--f-head);font-weight:700;font-size:14px;
  letter-spacing:.14em;text-transform:uppercase;color:#fff;
}
.navbar__actions{display:flex;align-items:center;gap:12px}
.icon-btn{
  width:42px;height:42px;border-radius:50%;border:1px solid rgba(255,255,255,.22);
  display:grid;place-items:center;color:#fff;transition:background var(--t),
  border-color var(--t),color var(--t),transform var(--t);flex:none;
}
.icon-btn svg{width:17px;height:17px;fill:none;stroke:currentColor;stroke-width:2;
  stroke-linecap:round;stroke-linejoin:round}
.icon-btn.fill svg{fill:currentColor;stroke:none}
.icon-btn:hover{background:var(--brand);border-color:var(--brand);transform:translateY(-2px)}
.navbar__cta{
  display:inline-flex;align-items:center;gap:9px;background:#fff;color:var(--brand);
  padding:0 30px;align-self:stretch;font-family:var(--f-head);font-weight:700;
  font-size:14.5px;letter-spacing:.12em;text-transform:uppercase;
  /* colour snaps rather than cross-fades, so the sticky swap never leaves the
     label briefly the same tone as the plate behind it */
  transition:background .18s ease;white-space:nowrap;position:relative;z-index:1;
}
.navbar__cta svg{width:15px;height:15px;fill:none;stroke:currentColor;stroke-width:2;
  stroke-linecap:round;stroke-linejoin:round;transition:transform var(--t)}
.navbar__cta:hover{background:var(--brand);color:#fff}
.navbar__cta:hover svg{transform:translateX(4px)}

.burger{
  width:44px;height:44px;display:none;place-items:center;gap:5px;
  flex-direction:column;border:1px solid rgba(255,255,255,.22);border-radius:var(--r);
}
.burger span{display:block;width:20px;height:2px;background:#fff;transition:transform var(--t),opacity var(--t)}
.burger[aria-expanded="true"] span:nth-child(1){transform:translateY(7px) rotate(45deg)}
.burger[aria-expanded="true"] span:nth-child(2){opacity:0}
.burger[aria-expanded="true"] span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}

/* --- search overlay --- */
.search-modal{
  position:fixed;inset:0;z-index:120;background:rgba(11,17,32,.96);
  display:grid;place-items:center;padding:24px;
  opacity:0;visibility:hidden;transition:opacity var(--t),visibility var(--t);
}
.search-modal.is-open{opacity:1;visibility:visible}
.search-modal form{width:min(680px,100%);display:flex;border-bottom:2px solid rgba(255,255,255,.3)}
.search-modal input{
  flex:1;background:none;border:0;outline:none;color:#fff;padding:16px 4px;
  font-family:var(--f-head);font-size:clamp(20px,4vw,32px);text-transform:uppercase;
  letter-spacing:.04em;
}
.search-modal input::placeholder{color:rgba(255,255,255,.4)}
.search-modal .icon-btn{border-color:rgba(255,255,255,.3)}
.search-modal__close{position:absolute;top:26px;right:26px}

/* --- mobile drawer --- */
.drawer{
  position:fixed;top:0;right:0;bottom:0;width:min(360px,88vw);background:var(--ink);
  z-index:130;padding:26px 24px 40px;overflow-y:auto;
  transform:translateX(102%);transition:transform var(--t);
  -webkit-overflow-scrolling:touch;
}
.drawer.is-open{transform:translateX(0)}
.drawer__top{display:flex;align-items:center;justify-content:space-between;margin-bottom:26px}
.drawer__top .logo{padding:0}
.drawer__top .logo__name{color:#fff;font-size:24px}
.drawer__close{width:40px;height:40px;border:1px solid rgba(255,255,255,.2);border-radius:var(--r);
  display:grid;place-items:center;color:#fff}
.drawer__close svg{width:18px;height:18px;stroke:currentColor;stroke-width:2;fill:none;stroke-linecap:round}
.drawer__list{border-top:1px solid var(--line-d)}
.drawer__list li{border-bottom:1px solid var(--line-d)}
.drawer__link{
  display:flex;align-items:center;justify-content:space-between;gap:12px;padding:14px 2px;
  font-family:var(--f-head);font-weight:700;font-size:16px;letter-spacing:.1em;
  text-transform:uppercase;color:#fff;width:100%;text-align:left;
}
.drawer__link[aria-expanded="true"],.drawer__link.is-active{color:var(--brand-l)}
.drawer__link span.toggle{
  width:26px;height:26px;border:1px solid var(--line-d);border-radius:3px;
  display:grid;place-items:center;font-size:15px;color:#fff;flex:none;transition:background var(--t)
}
.drawer__link[aria-expanded="true"] span.toggle{background:var(--brand);border-color:var(--brand)}
.drawer__sub{max-height:0;overflow:hidden;transition:max-height .4s ease}
.drawer__sub a{display:block;padding:9px 0 9px 14px;font-size:14.5px;color:#AEB7C6;
  border-left:2px solid var(--line-d);margin-left:2px}
.drawer__sub a:hover{color:var(--brand-l)}
.drawer__sub li:last-child{padding-bottom:12px;border:0}
.drawer__foot{margin-top:28px;display:grid;gap:12px}
.drawer__foot .info__label{color:#8B95A8}
.drawer__foot .info__icon{background:rgba(255,255,255,.08);color:var(--brand)}
.drawer__foot .info__value{font-size:16px}
.overlay{
  position:fixed;inset:0;background:rgba(11,17,32,.6);backdrop-filter:blur(2px);
  z-index:125;opacity:0;visibility:hidden;transition:opacity var(--t),visibility var(--t);
}
.overlay.is-open{opacity:1;visibility:visible}

/* =========================== 5. HERO =============================== */
.hero{position:relative;background:#fff;overflow:hidden}
.hero__slides{
  position:relative;min-height:min(672px,82vh);
  margin-right:var(--inset);background:var(--ink);
}
.hero__slide{
  position:absolute;inset:0;opacity:0;visibility:hidden;
  transition:opacity .9s ease,visibility .9s ease;
}
.hero__slide.is-active{opacity:1;visibility:visible}
.hero__media{position:absolute;inset:0;z-index:0;overflow:hidden}
.hero__media img{width:100%;height:100%;object-fit:cover;transform:scale(1.12);transition:transform 7s linear}
.hero__slide.is-active .hero__media img{transform:scale(1)}
/* two stacked gradients: a hard-edged diagonal slab over a soft base wash */
.hero__media::after{
  content:"";position:absolute;inset:0;
  background:
    linear-gradient(104deg,rgba(11,17,32,.82) 0 46%,rgba(11,17,32,0) 46.4% 100%),
    linear-gradient(90deg,rgba(11,17,32,.9) 0%,rgba(11,17,32,.78) 34%,rgba(11,17,32,.42) 68%,rgba(11,17,32,.34) 100%);
}
/* sits in the inset column, flush under the nav bar's orange edge; its left
   side stays glued to the hero image while it tapers away on the right */
.hero__wedge{
  position:absolute;top:0;right:0;width:max(var(--inset),64px);height:52%;
  background:var(--brand);clip-path:polygon(0 0,100% 0,0 100%);z-index:4;pointer-events:none;
}
/* overhangs the hero's bottom edge so the last (fractional) pixel row can't
   show a grey sliver of the dark slide under the white cut */
.hero__corner{
  position:absolute;left:0;bottom:-2px;width:clamp(120px,16vw,260px);height:106px;
  background:#fff;clip-path:polygon(0 100%,0 26%,100% 100%);z-index:4;pointer-events:none;
}
/* the bottom padding leaves room for the search card that overlaps the hero */
.hero__body{position:relative;z-index:5;padding:clamp(62px,7.5vw,104px) 0 clamp(118px,13vw,190px)}
.hero__inner{max-width:760px;padding-left:clamp(0px,5vw,74px)}
.hero h1{color:#fff;margin-bottom:20px}
.hero h1 em{font-style:normal;color:var(--brand)}
.hero p{color:#C3CAD8;max-width:540px;font-size:17px;margin-bottom:32px}
.hero__actions{display:flex;flex-wrap:wrap;gap:14px}

.hero__slide .hero__inner > *{
  opacity:0;transform:translateY(28px);
  transition:opacity .8s ease,transform .8s cubic-bezier(.2,.7,.3,1);
}
.hero__slide.is-active .hero__inner > *{opacity:1;transform:none}
.hero__slide.is-active .hero__inner > *:nth-child(1){transition-delay:.15s}
.hero__slide.is-active .hero__inner > *:nth-child(2){transition-delay:.28s}
.hero__slide.is-active .hero__inner > *:nth-child(3){transition-delay:.41s}
.hero__slide.is-active .hero__inner > *:nth-child(4){transition-delay:.54s}

.hero__dots{
  position:absolute;left:36px;top:50%;transform:translateY(-50%);z-index:6;
  display:flex;flex-direction:column;align-items:center;gap:14px;
}
.hero__dots::before,.hero__dots::after{content:"";width:1px;height:52px;background:var(--brand)}
.hero__dots button{
  width:9px;height:9px;border-radius:50%;background:var(--brand);opacity:.55;
  transition:transform var(--t),opacity var(--t),box-shadow var(--t);
}
.hero__dots button.is-active{opacity:1;transform:scale(1.15);box-shadow:0 0 0 6px rgba(241,96,27,.22)}

.hero__play{
  position:absolute;right:clamp(24px,17vw,300px);top:52%;transform:translateY(-50%);z-index:6;
  width:78px;height:78px;border-radius:50%;background:var(--brand);color:#fff;
  display:grid;place-items:center;transition:transform var(--t),background var(--t);
}
.hero__play svg{width:22px;height:22px;fill:currentColor;margin-left:3px}
.hero__play::after{
  content:"";position:absolute;inset:-14px;border-radius:50%;border:1px solid rgba(241,96,27,.45);
  animation:pulse 2.4s ease-out infinite;
}
.hero__play:hover{background:#fff;color:var(--brand);transform:translateY(-50%) scale(1.06)}
@keyframes pulse{0%{transform:scale(.85);opacity:1}100%{transform:scale(1.25);opacity:0}}

/* ======================== 6. SEARCH STRIP ========================== */
.search-strip{position:relative;z-index:10;margin-top:-42px}
.search-card{
  background:#fff;box-shadow:var(--shadow-lg);padding:26px;
  border-bottom:4px solid var(--brand);
}
.search-card__tabs{display:flex;gap:8px;flex-wrap:wrap;margin-bottom:20px}
.search-card__tabs button{
  padding:9px 20px;font-family:var(--f-head);font-weight:700;font-size:13.5px;
  letter-spacing:.1em;text-transform:uppercase;color:var(--ink);background:var(--soft);
  border-radius:var(--r);transition:background var(--t),color var(--t);
}
.search-card__tabs button.is-active,.search-card__tabs button:hover{background:var(--brand);color:#fff}
.search-form{display:grid;grid-template-columns:repeat(4,1fr) auto;gap:14px;align-items:end}
.field{display:flex;flex-direction:column;gap:6px;min-width:0}
.field label{
  font-family:var(--f-head);font-weight:700;font-size:12px;letter-spacing:.14em;
  text-transform:uppercase;color:var(--muted);
}
.field select,.field input,.field textarea{
  width:100%;padding:13px 14px;border:1px solid var(--line);border-radius:var(--r);
  background:#fff;font-size:15px;color:var(--ink);outline:none;
  transition:border-color var(--t),box-shadow var(--t);
}
.field select{appearance:none;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%235B6579' stroke-width='2'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E");
  background-repeat:no-repeat;background-position:right 12px center;background-size:16px;padding-right:38px}
.field textarea{min-height:140px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{
  border-color:var(--brand);box-shadow:0 0 0 3px rgba(241,96,27,.12)}

/* ========================= 7. SECTIONS ============================= */
/* --- about --- */
.about-grid{display:grid;grid-template-columns:1.05fr 1fr;gap:clamp(30px,5vw,64px);align-items:center}
.about-media{position:relative;padding-bottom:56px;padding-right:56px}
.about-media__main{position:relative;overflow:hidden}
.about-media__main img{width:100%;aspect-ratio:4/3.4;object-fit:cover}
.about-media__sub{
  position:absolute;right:0;bottom:0;width:56%;border:8px solid #fff;overflow:hidden;box-shadow:var(--shadow);
}
.about-media__sub img{width:100%;aspect-ratio:4/3;object-fit:cover}
.about-badge{
  position:absolute;left:0;top:0;background:var(--brand);color:#fff;padding:20px 24px;
  z-index:2;max-width:180px;
}
.about-badge strong{display:block;font-family:var(--f-head);font-size:44px;line-height:1;font-weight:800}
.about-badge span{font-size:13px;line-height:1.4;display:block;margin-top:6px}
.check-list{display:grid;gap:12px;margin:22px 0 28px}
.check-list li{display:flex;gap:12px;align-items:flex-start;font-weight:500;color:var(--ink-2)}
.check-list svg{width:20px;height:20px;flex:none;margin-top:3px;fill:var(--brand)}
.about-stats{display:flex;flex-wrap:wrap;gap:34px;margin-bottom:28px}
.about-stats div strong{
  display:block;font-family:var(--f-head);font-size:38px;line-height:1;color:var(--ink);font-weight:800}
.about-stats div span{font-size:14px;letter-spacing:.04em}

/* --- property cards --- */
.grid{display:grid;gap:26px}
/* grid items default to min-width:auto, so a long word or a nowrap row can
   push a column wider than its track — never let that reach the page */
.grid > *,.with-side > *,.split > *,.about-grid > *,.footer__top > *{min-width:0}
.grid--3{grid-template-columns:repeat(3,1fr)}
.grid--2{grid-template-columns:repeat(2,1fr)}
.grid--4{grid-template-columns:repeat(4,1fr)}

.property{
  background:#fff;border:1px solid var(--line);overflow:hidden;
  transition:box-shadow var(--t),transform var(--t),border-color var(--t);display:flex;flex-direction:column;
}
.property:hover{box-shadow:var(--shadow-lg);transform:translateY(-6px);border-color:transparent}
.property__media{position:relative;overflow:hidden}
.property__media img{width:100%;aspect-ratio:4/3;object-fit:cover;transition:transform .7s ease}
.property:hover .property__media img{transform:scale(1.07)}
.property__tag{
  position:absolute;top:16px;left:16px;background:var(--brand);color:#fff;
  padding:6px 13px;font-family:var(--f-head);font-weight:700;font-size:12px;
  letter-spacing:.12em;text-transform:uppercase;
}
.property__tag--rent{background:var(--ink)}
.property__fav{
  position:absolute;top:14px;right:14px;width:36px;height:36px;border-radius:50%;
  background:rgba(255,255,255,.92);color:var(--ink);display:grid;place-items:center;
  transition:background var(--t),color var(--t);
}
.property__fav svg{width:16px;height:16px;fill:none;stroke:currentColor;stroke-width:2}
.property__fav:hover,.property__fav.is-on{background:var(--brand);color:#fff}
.property__fav.is-on svg{fill:currentColor}
.property__price{
  position:absolute;left:0;bottom:0;background:rgba(11,17,32,.9);color:#fff;
  padding:9px 16px;font-family:var(--f-head);font-weight:700;font-size:20px;letter-spacing:.02em;
}
.property__price small{font-size:12px;font-weight:600;opacity:.7;letter-spacing:.06em}
.property__body{padding:22px 22px 0}
.property__title{margin-bottom:8px;font-size:21px}
.property__title a{transition:color var(--t)}
.property__title a:hover{color:var(--brand)}
.property__place{display:flex;gap:8px;align-items:flex-start;font-size:14.5px;color:var(--body)}
.property__place svg{width:16px;height:16px;fill:var(--brand);flex:none;margin-top:4px}
.property__specs{
  display:flex;flex-wrap:wrap;gap:6px 18px;margin-top:16px;padding:16px 22px;
  border-top:1px solid var(--line);
}
.property__specs li{display:flex;align-items:center;gap:7px;font-size:14px;color:var(--body)}
.property__specs svg{width:17px;height:17px;fill:var(--muted);flex:none}
.property__foot{
  display:flex;align-items:center;justify-content:space-between;gap:12px;
  padding:0 22px 20px;margin-top:auto;
}
.property__agent{display:flex;align-items:center;gap:10px;font-size:13.5px}
.property__agent img{width:34px;height:34px;border-radius:50%;object-fit:cover}

/* --- services --- */
.service{
  position:relative;background:#fff;padding:36px 30px;border:1px solid var(--line);
  overflow:hidden;transition:transform var(--t),box-shadow var(--t),background var(--t);
  height:100%;
}
.service::after{
  content:"";position:absolute;right:-40px;bottom:-40px;width:120px;height:120px;
  background:var(--brand);opacity:.08;transform:rotate(45deg);transition:transform var(--t),opacity var(--t);
}
.service:hover{transform:translateY(-6px);box-shadow:var(--shadow-lg)}
.service:hover::after{transform:rotate(45deg) scale(1.25);opacity:.14}
.service__icon{
  width:66px;height:66px;display:grid;place-items:center;background:var(--soft);
  color:var(--brand);margin-bottom:20px;transition:background var(--t),color var(--t);
}
.service__icon svg{width:30px;height:30px;fill:currentColor}
.service:hover .service__icon{background:var(--brand);color:#fff}
.service__num{
  position:absolute;top:22px;right:24px;font-family:var(--f-head);font-weight:800;
  font-size:38px;color:var(--line);line-height:1;transition:color var(--t);z-index:1;
}
.service:hover .service__num{color:rgba(241,96,27,.28)}
.service h3{margin-bottom:10px;position:relative;z-index:1}
.service p{font-size:15px;margin-bottom:16px;position:relative;z-index:1}
.service .link-arrow{position:relative;z-index:1}

/* --- counters --- */
.counters{
  position:relative;background:var(--ink);color:#fff;overflow:hidden;
  padding:clamp(56px,7vw,88px) 0;
}
.counters__bg{position:absolute;inset:0;opacity:.16}
.counters__bg img{width:100%;height:100%;object-fit:cover}
.counters .container{position:relative;z-index:2}
.counter{text-align:center;padding:14px 10px}
.counter svg{width:38px;height:38px;fill:var(--brand);margin:0 auto 14px}
.counter strong{
  display:block;font-family:var(--f-head);font-weight:800;font-size:clamp(34px,4vw,50px);
  line-height:1;color:#fff;
}
.counter span{display:block;margin-top:8px;font-size:14.5px;color:#AEB7C6;letter-spacing:.06em}

/* --- process --- */
.step{position:relative;text-align:center;padding:0 12px}
.step__circle{
  width:104px;height:104px;margin:0 auto 22px;border-radius:50%;background:#fff;
  border:1px dashed rgba(241,96,27,.5);display:grid;place-items:center;color:var(--brand);
  position:relative;transition:background var(--t),color var(--t);
}
.step__circle svg{width:38px;height:38px;fill:currentColor}
.step:hover .step__circle{background:var(--brand);color:#fff}
.step__num{
  position:absolute;right:-4px;top:-4px;width:34px;height:34px;border-radius:50%;
  background:var(--ink);color:#fff;display:grid;place-items:center;font-family:var(--f-head);
  font-weight:700;font-size:15px;
}
.step h3{font-size:20px;margin-bottom:8px}
.step p{font-size:15px}

/* --- split feature (why choose) --- */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(30px,5vw,70px);align-items:center}
.split__media{position:relative;overflow:hidden}
.split__media img{width:100%;aspect-ratio:5/4.6;object-fit:cover}
.feature-list{display:grid;gap:22px;margin-top:26px}
.feature{display:flex;gap:18px;align-items:flex-start}
.feature__icon{
  width:56px;height:56px;flex:none;background:rgba(241,96,27,.1);color:var(--brand);
  display:grid;place-items:center;transition:background var(--t),color var(--t);
}
.feature__icon svg{width:26px;height:26px;fill:currentColor}
.feature:hover .feature__icon{background:var(--brand);color:#fff}
.feature h4{margin-bottom:5px;font-size:20px}
.feature p{font-size:15px}
.on-dark .feature__icon{background:rgba(255,255,255,.07)}

.progress{margin-top:8px}
.progress + .progress{margin-top:18px}
.progress__top{display:flex;justify-content:space-between;font-family:var(--f-head);
  font-weight:700;letter-spacing:.08em;text-transform:uppercase;font-size:14px;color:var(--ink);margin-bottom:8px}
.on-dark .progress__top{color:#fff}
.progress__bar{height:6px;background:var(--line);border-radius:99px;overflow:hidden}
.on-dark .progress__bar{background:rgba(255,255,255,.12)}
.progress__bar i{display:block;height:100%;width:0;background:var(--brand);transition:width 1.4s ease}

/* --- neighbourhoods --- */
.place{
  position:relative;overflow:hidden;display:block;min-height:290px;
}
.place img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .8s ease}
.place:hover img{transform:scale(1.08)}
.place::after{
  content:"";position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(11,17,32,0) 30%,rgba(11,17,32,.88) 100%);
}
.place__body{position:absolute;left:0;right:0;bottom:0;z-index:2;padding:24px;color:#fff}
.place__name{
  display:block;font-family:var(--f-head);font-weight:700;font-size:22px;line-height:1.2;
  color:#fff;margin-bottom:3px;
}
.place__body span{font-size:14px;color:#C3CAD8}
.place__count{
  position:absolute;top:18px;right:18px;z-index:2;background:var(--brand);color:#fff;
  padding:5px 12px;font-family:var(--f-head);font-weight:700;font-size:12.5px;letter-spacing:.1em;
  text-transform:uppercase;
}
.place--tall{min-height:100%}

/* --- team --- */
.agent{position:relative;overflow:hidden;background:var(--ink)}
.agent__media{position:relative;overflow:hidden}
.agent__media img{width:100%;aspect-ratio:3/3.5;object-fit:cover;transition:transform .7s ease}
.agent:hover .agent__media img{transform:scale(1.06)}
.agent__socials{
  position:absolute;right:16px;bottom:16px;display:grid;gap:8px;z-index:3;
}
.agent__socials a{
  width:38px;height:38px;background:#fff;color:var(--ink);display:grid;place-items:center;
  opacity:0;transform:translateX(18px);transition:all var(--t);
}
.agent__socials a svg{width:15px;height:15px;fill:currentColor}
.agent:hover .agent__socials a{opacity:1;transform:none}
.agent:hover .agent__socials a:nth-child(2){transition-delay:.06s}
.agent:hover .agent__socials a:nth-child(3){transition-delay:.12s}
.agent__socials a:hover{background:var(--brand);color:#fff}
.agent__body{padding:20px 22px;background:#fff;border:1px solid var(--line);border-top:0;
  transition:background var(--t)}
.agent__body h3{font-size:21px;margin-bottom:2px;transition:color var(--t)}
.agent__body span{font-size:14px;color:var(--brand);letter-spacing:.06em}
.agent:hover .agent__body{background:var(--ink);border-color:var(--ink)}
.agent:hover .agent__body h3{color:#fff}

/* --- testimonials --- */
.quote{
  background:#fff;padding:34px 30px;border:1px solid var(--line);position:relative;height:100%;
  display:flex;flex-direction:column;gap:18px;
}
.quote__mark{position:absolute;right:26px;top:22px;font-family:var(--f-head);font-size:76px;
  line-height:1;color:rgba(241,96,27,.16);font-weight:800}
.stars{display:flex;gap:3px}
.stars svg{width:16px;height:16px;fill:#F5A623}
.quote p{font-size:16px;color:var(--ink-2);position:relative;z-index:1}
.quote__by{display:flex;align-items:center;gap:13px;margin-top:auto;padding-top:6px}
.quote__by img{width:52px;height:52px;border-radius:50%;object-fit:cover}
.quote__by strong{display:block;font-family:var(--f-head);font-size:18px;color:var(--ink)}
.quote__by span{font-size:13.5px;color:var(--muted)}

/* --- generic slider --- */
.slider{position:relative}
.slider__track{
  display:flex;gap:26px;overflow-x:auto;scroll-snap-type:x mandatory;
  scroll-behavior:smooth;padding-bottom:6px;-ms-overflow-style:none;scrollbar-width:none;
}
.slider__track::-webkit-scrollbar{display:none}
.slider__track > *{scroll-snap-align:start;flex:0 0 calc((100% - 52px)/3)}
.slider__nav{display:flex;gap:10px;justify-content:center;margin-top:34px}
.slider__nav button{
  width:46px;height:46px;border:1px solid var(--line);border-radius:50%;color:var(--ink);
  display:grid;place-items:center;transition:all var(--t);
}
.slider__nav button svg{width:17px;height:17px;fill:none;stroke:currentColor;stroke-width:2;stroke-linecap:round;stroke-linejoin:round}
.slider__nav button:hover{background:var(--brand);border-color:var(--brand);color:#fff}
.on-dark .slider__nav button{border-color:var(--line-d);color:#fff}

/* --- CTA banner --- */
.cta{position:relative;overflow:hidden;background:var(--ink);color:#fff}
.cta__bg{position:absolute;inset:0;opacity:.28}
.cta__bg img{width:100%;height:100%;object-fit:cover}
.cta::after{
  content:"";position:absolute;top:0;right:0;bottom:0;width:42%;background:var(--brand);
  opacity:.92;clip-path:polygon(22% 0,100% 0,100% 100%,0 100%);
}
.cta .container{position:relative;z-index:3}
.cta__grid{display:grid;grid-template-columns:1.4fr auto;gap:34px;align-items:center;
  padding:clamp(48px,6vw,76px) 0}
.cta h2{color:#fff;margin-bottom:10px}
.cta p{color:#D8DDE6;max-width:560px;margin:0}
.cta__actions{display:flex;flex-wrap:wrap;gap:14px}

/* --- blog --- */
.post{background:#fff;border:1px solid var(--line);overflow:hidden;height:100%;
  display:flex;flex-direction:column;transition:box-shadow var(--t),transform var(--t)}
.post:hover{box-shadow:var(--shadow-lg);transform:translateY(-6px)}
.post__media{position:relative;overflow:hidden}
.post__media img{width:100%;aspect-ratio:4/2.7;object-fit:cover;transition:transform .7s ease}
.post:hover .post__media img{transform:scale(1.07)}
.post__date{
  position:absolute;left:16px;bottom:16px;background:var(--brand);color:#fff;
  padding:8px 14px;text-align:center;font-family:var(--f-head);font-weight:700;line-height:1.1;
}
.post__date strong{display:block;font-size:22px}
.post__date span{font-size:11.5px;letter-spacing:.12em;text-transform:uppercase}
.post__body{padding:24px;display:flex;flex-direction:column;gap:12px;flex:1}
.post__meta{display:flex;flex-wrap:wrap;gap:16px;font-size:13.5px;color:var(--muted)}
.post__meta span{display:flex;align-items:center;gap:7px}
.post__meta svg{width:15px;height:15px;fill:var(--brand)}
.post h3{font-size:21px;margin:0}
.post h3 a{transition:color var(--t)}
.post h3 a:hover{color:var(--brand)}
.post .link-arrow{margin-top:auto}

/* --- brands --- */
.brands{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:30px}
.brands span{
  font-family:var(--f-head);font-weight:800;font-size:clamp(20px,2.4vw,28px);
  letter-spacing:.08em;text-transform:uppercase;color:#C2C9D5;transition:color var(--t);
}
.brands span:hover{color:var(--brand)}

/* --- accordion --- */
.acc{border:1px solid var(--line);background:#fff}
.acc + .acc{margin-top:14px}
.acc__head{
  width:100%;display:flex;align-items:center;justify-content:space-between;gap:16px;
  padding:18px 22px;font-family:var(--f-head);font-weight:700;font-size:18px;
  color:var(--ink);text-align:left;transition:color var(--t)
}
.acc__head i{
  width:30px;height:30px;flex:none;border-radius:50%;background:var(--soft);color:var(--brand);
  display:grid;place-items:center;font-style:normal;font-size:17px;transition:all var(--t)
}
.acc.is-open .acc__head{color:var(--brand)}
.acc.is-open .acc__head i{background:var(--brand);color:#fff;transform:rotate(180deg)}
.acc__body{max-height:0;overflow:hidden;transition:max-height .4s ease}
.acc__body p{padding:0 22px 20px;font-size:15.5px;margin:0}

/* ===================== 9. INNER PAGE BLOCKS ======================== */
.page-hero{position:relative;background:var(--ink);overflow:hidden;isolation:isolate}
.page-hero__bg{position:absolute;inset:0;z-index:-2}
.page-hero__bg img{width:100%;height:100%;object-fit:cover;opacity:.42}
.page-hero::before{
  content:"";position:absolute;inset:0;z-index:-1;
  background:linear-gradient(90deg,rgba(11,17,32,.95),rgba(11,17,32,.55));
}
.page-hero__wedge{
  position:absolute;top:0;right:0;width:max(var(--inset),60px);height:62%;background:var(--brand);
  clip-path:polygon(0 0,100% 0,0 100%);
}
.page-hero .container{position:relative;z-index:2;padding-top:clamp(60px,8vw,104px);
  padding-bottom:clamp(60px,8vw,104px)}
.page-hero h1{color:#fff;margin-bottom:12px;font-size:clamp(32px,5vw,56px)}
.crumbs{display:flex;flex-wrap:wrap;align-items:center;gap:10px;font-size:14.5px;color:#C3CAD8}
.crumbs a{transition:color var(--t)}
.crumbs a:hover{color:var(--brand-l)}
.crumbs span{color:var(--brand-l)}
.crumbs i{font-style:normal;opacity:.5}

.side-card{background:var(--soft);padding:26px;border-bottom:3px solid var(--brand)}
.side-card + .side-card{margin-top:26px}
.side-card h3{font-size:20px;margin-bottom:16px}
.side-list li + li{margin-top:2px}
.side-list a{
  display:flex;align-items:center;justify-content:space-between;gap:10px;padding:12px 16px;
  background:#fff;font-family:var(--f-head);font-weight:700;font-size:15.5px;color:var(--ink);
  letter-spacing:.05em;transition:all var(--t)
}
.side-list a:hover,.side-list a.is-active{background:var(--brand);color:#fff}
.side-list svg{width:15px;height:15px;fill:none;stroke:currentColor;stroke-width:2;stroke-linecap:round}
.side-cta{
  position:relative;overflow:hidden;background:var(--ink);color:#fff;padding:34px 26px;text-align:center;
}
.side-cta h3{color:#fff}
.side-cta__icon{width:58px;height:58px;margin:0 auto 16px;border-radius:50%;background:var(--brand);
  display:grid;place-items:center}
.side-cta__icon svg{width:24px;height:24px;fill:#fff}
.side-cta p{color:#AEB7C6;font-size:15px}
.side-cta strong{display:block;font-family:var(--f-head);font-size:26px;color:#fff;margin:6px 0 18px}

.tags{display:flex;flex-wrap:wrap;gap:9px}
.tags a{padding:7px 14px;background:#fff;font-size:13.5px;border:1px solid var(--line);
  transition:all var(--t)}
.tags a:hover{background:var(--brand);border-color:var(--brand);color:#fff}

.mini-post{display:flex;gap:14px;align-items:center}
.mini-post + .mini-post{margin-top:18px;padding-top:18px;border-top:1px solid var(--line)}
.mini-post img{width:74px;height:74px;object-fit:cover;flex:none}
.mini-post h4{font-size:16.5px;margin:0 0 4px;line-height:1.35}
.mini-post h4 a:hover{color:var(--brand)}
.mini-post span{font-size:13px;color:var(--muted)}

.rich h2{margin-top:34px}
.rich h3{margin-top:28px}
.rich ul{display:grid;gap:10px;margin:0 0 20px}
.rich ul li{display:flex;gap:11px}
.rich ul li::before{content:"";width:8px;height:8px;background:var(--brand);flex:none;margin-top:9px;
  transform:rotate(45deg)}
.pull{
  border-left:4px solid var(--brand);background:var(--soft);padding:24px 26px;margin:26px 0;
  font-size:18px;color:var(--ink-2);font-style:italic;
}
.gallery-2{display:grid;grid-template-columns:1fr 1fr;gap:22px;margin:26px 0}
.gallery-2 img{width:100%;aspect-ratio:4/3;object-fit:cover}

.spec-table{width:100%;border-collapse:collapse;font-size:15px}
.spec-table td{padding:13px 16px;border:1px solid var(--line)}
.spec-table td:first-child{font-family:var(--f-head);font-weight:700;color:var(--ink);
  letter-spacing:.05em;background:var(--soft);width:44%}

.map-frame{border:0;width:100%;height:420px;filter:grayscale(.25)}
.contact-card{
  background:#fff;border:1px solid var(--line);padding:30px 26px;text-align:center;height:100%;
  transition:all var(--t)
}
.contact-card:hover{box-shadow:var(--shadow-lg);transform:translateY(-6px)}
.contact-card__icon{width:64px;height:64px;margin:0 auto 18px;border-radius:50%;
  background:rgba(241,96,27,.1);color:var(--brand);display:grid;place-items:center;transition:all var(--t)}
.contact-card:hover .contact-card__icon{background:var(--brand);color:#fff}
.contact-card__icon svg{width:26px;height:26px;fill:currentColor}
.contact-card h3{font-size:20px;margin-bottom:8px}
.contact-card p{font-size:15px;margin:0}
.contact-card a:hover{color:var(--brand)}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.form-grid .full{grid-column:1/-1}

/* --- sidebar layout & pagination --- */
.with-side{display:grid;grid-template-columns:minmax(0,1fr) 350px;gap:clamp(28px,4vw,46px);align-items:start}
.with-side--left{grid-template-columns:350px minmax(0,1fr)}
.with-side--left > aside{order:-1}
.pager{display:flex;flex-wrap:wrap;gap:8px;justify-content:center;margin-top:44px}
.pager a{
  min-width:46px;height:46px;padding:0 14px;display:grid;place-items:center;border:1px solid var(--line);
  background:#fff;font-family:var(--f-head);font-weight:700;color:var(--ink);transition:all var(--t);
}
.pager a:hover,.pager a.is-active{background:var(--brand);border-color:var(--brand);color:#fff}

/* --- property detail helpers --- */
.detail-head{display:flex;flex-wrap:wrap;gap:16px;justify-content:space-between;align-items:flex-end;margin-bottom:24px}
.detail-price{font-family:var(--f-head);font-weight:800;font-size:clamp(28px,3.4vw,40px);color:var(--brand);line-height:1}
.detail-gallery{display:grid;grid-template-columns:2fr 1fr;gap:14px;margin-bottom:34px}
.detail-gallery img{width:100%;height:100%;object-fit:cover}
.detail-gallery__side{display:grid;grid-template-rows:1fr 1fr;gap:14px}
.detail-gallery > img{aspect-ratio:4/3}
.fact-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:16px;margin:26px 0}
.fact{background:var(--soft);padding:18px;text-align:center}
.fact svg{width:24px;height:24px;fill:var(--brand);margin:0 auto 8px}
.fact strong{display:block;font-family:var(--f-head);font-size:20px;color:var(--ink)}
.fact span{font-size:13.5px}
.amenities{display:grid;grid-template-columns:repeat(3,1fr);gap:12px}
.amenities li{display:flex;gap:10px;align-items:center;font-size:15px}
.amenities svg{width:18px;height:18px;fill:var(--brand);flex:none}
.agent-card{background:var(--soft);padding:26px;text-align:center;border-bottom:3px solid var(--brand)}
.agent-card img{width:96px;height:96px;border-radius:50%;object-fit:cover;margin:0 auto 14px}
.agent-card h3{margin-bottom:2px;font-size:21px}
.agent-card > span{display:block;color:var(--brand);font-size:14px;margin-bottom:16px}

@media (max-width:1024px){
  .with-side,.with-side--left{grid-template-columns:minmax(0,1fr)}
  .with-side--left > aside{order:0}
  .fact-grid{grid-template-columns:repeat(2,1fr)}
  .amenities{grid-template-columns:repeat(2,1fr)}
}
@media (max-width:640px){
  .detail-gallery{grid-template-columns:1fr}
  .detail-gallery__side{grid-template-columns:1fr 1fr;display:grid}
  .amenities{grid-template-columns:1fr}
  .fact-grid{gap:12px}
}

/* =========================== 10. FOOTER ============================ */
.footer{background:var(--ink);color:#AEB7C6;position:relative;overflow:hidden}
.footer::before{
  content:"";position:absolute;left:0;top:0;width:clamp(120px,14vw,240px);height:6px;background:var(--brand)}
.footer__top{
  display:grid;grid-template-columns:1.5fr 1fr 1fr 1.3fr;gap:clamp(26px,4vw,50px);
  padding:clamp(56px,7vw,86px) 0 clamp(40px,5vw,60px);
}
.footer h4{
  color:#fff;font-size:20px;letter-spacing:.06em;text-transform:uppercase;margin-bottom:22px;
  position:relative;padding-bottom:12px;
}
.footer h4::after{content:"";position:absolute;left:0;bottom:0;width:38px;height:3px;background:var(--brand)}
.footer .logo{padding:0;margin-bottom:20px}
.footer .logo__name{color:#fff}
.footer p{font-size:15px}
.footer-links li + li{margin-top:11px}
.footer-links a{display:inline-flex;align-items:center;gap:9px;font-size:15px;transition:all var(--t)}
.footer-links a::before{content:"";width:6px;height:6px;background:var(--brand);transform:rotate(45deg);flex:none}
.footer-links a:hover{color:#fff;transform:translateX(4px)}
.footer-contact li{display:flex;gap:13px;margin-bottom:16px;font-size:15px}
.footer-contact svg{width:18px;height:18px;fill:var(--brand);flex:none;margin-top:4px}
.newsletter{display:flex;margin-top:18px;border:1px solid var(--line-d)}
.newsletter input{flex:1;min-width:0;background:none;border:0;outline:none;color:#fff;padding:13px 16px;font-size:15px}
.newsletter input::placeholder{color:#7C8598}
.newsletter button{background:var(--brand);color:#fff;padding:0 18px;display:grid;place-items:center;
  transition:background var(--t)}
.newsletter button svg{width:18px;height:18px;fill:currentColor}
.newsletter button:hover{background:#fff;color:var(--brand)}
.footer__bar{
  border-top:1px solid var(--line-d);padding:20px 0;display:flex;flex-wrap:wrap;
  align-items:center;justify-content:space-between;gap:12px;font-size:14px;
}
.footer__bar a:hover{color:var(--brand-l)}
.footer__bar nav{display:flex;flex-wrap:wrap;gap:20px}

.to-top{
  position:fixed;right:22px;bottom:22px;z-index:90;width:46px;height:46px;border-radius:50%;
  background:var(--brand);color:#fff;display:grid;place-items:center;box-shadow:var(--shadow);
  opacity:0;visibility:hidden;transform:translateY(14px);transition:all var(--t);
}
.to-top.is-on{opacity:1;visibility:visible;transform:none}
.to-top svg{width:18px;height:18px;fill:none;stroke:currentColor;stroke-width:2;stroke-linecap:round;stroke-linejoin:round}

/* ==================== 11. UTILITIES / REVEAL ======================= */
.reveal{opacity:0;transform:translateY(34px);transition:opacity .8s ease,transform .8s cubic-bezier(.2,.7,.3,1)}
.reveal.is-in{opacity:1;transform:none}
.d1{transition-delay:.1s}.d2{transition-delay:.2s}.d3{transition-delay:.3s}
.mt-0{margin-top:0}.mb-0{margin-bottom:0}
.text-center{text-align:center}
.head-row{display:flex;align-items:flex-end;justify-content:space-between;gap:26px;margin-bottom:46px;flex-wrap:wrap}
.head-row .sec-head{margin-bottom:0}
.video-modal{
  position:fixed;inset:0;z-index:140;background:rgba(11,17,32,.94);display:grid;place-items:center;
  padding:20px;opacity:0;visibility:hidden;transition:opacity var(--t),visibility var(--t)
}
.video-modal.is-open{opacity:1;visibility:visible}
.video-modal__inner{width:min(940px,100%);aspect-ratio:16/9;background:#000}
.video-modal iframe{width:100%;height:100%;border:0}
.video-modal .icon-btn{position:absolute;top:24px;right:24px;border-color:rgba(255,255,255,.3)}

@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.01ms!important;animation-iteration-count:1!important;
    transition-duration:.01ms!important;scroll-behavior:auto!important}
}

/* ========================== RESPONSIVE ============================= */
@media (max-width:1200px){
  .nav__link{padding:20px 14px;font-size:14.5px}
  .navbar__cta{padding:0 22px;font-size:13.5px}
  .hero__play{right:clamp(20px,6vw,90px)}
  .slider__track > *{flex:0 0 calc((100% - 26px)/2)}
}

@media (max-width:1024px){
  :root{--gutter:18px}
  .nav,.navbar__cta,.navbar__actions .icon-btn.grid{display:none}
  .burger{display:flex;justify-content:center}
  .navbar{background:var(--ink)}
  .navbar__inner{background:transparent;padding:10px 0;justify-content:space-between;align-items:center}
  .navbar__mob{display:flex}
  .topbar .container{flex-wrap:wrap;row-gap:2px}
  .topbar__meta{display:none}
  /* below the desktop layout --edge is 0, so the wedge becomes a corner accent
     instead of a tall spike running down through the headline */
  .hero__wedge{width:clamp(56px,9vw,110px);height:32%}
  .hero__inner{max-width:640px}
  .brandbar__band{gap:20px;padding-left:48px}
  .brandbar__band .info:nth-child(3){display:none}
  .grid--4{grid-template-columns:repeat(2,1fr)}
  .grid--3{grid-template-columns:repeat(2,1fr)}
  .about-grid,.split{grid-template-columns:1fr}
  .about-media{max-width:640px}
  .search-form{grid-template-columns:repeat(2,1fr)}
  .search-form .btn{grid-column:1/-1}
  .footer__top{grid-template-columns:1fr 1fr}
  .cta__grid{grid-template-columns:1fr}
  .cta::after{width:100%;height:44%;top:auto;clip-path:polygon(0 24%,100% 0,100% 100%,0 100%)}
}

@media (max-width:860px){
  .topbar__note span.long{display:none}
  .brandbar .container{flex-wrap:wrap}
  .brandbar__band{display:none}
  .logo{padding:14px 0}
  .hero__media::after{
    background:linear-gradient(180deg,rgba(11,17,32,.55) 0%,rgba(11,17,32,.82) 62%,rgba(11,17,32,.92) 100%),
               linear-gradient(90deg,rgba(11,17,32,.9),rgba(11,17,32,.55));
  }
  .hero__dots{
    left:calc(var(--gutter) + 10px);top:auto;bottom:26px;transform:none;flex-direction:row;
  }
  .hero__dots::before,.hero__dots::after{display:none}
  /* bottom:76px keeps it clear of the search card that overlaps the hero by 42px */
  .hero__play{
    top:auto;bottom:76px;right:20px;transform:none;width:60px;height:60px;
  }
  .hero__play svg{width:18px;height:18px}
  .hero__play::after{inset:-10px}
  .hero__play:hover{transform:scale(1.06)}
  .hero__corner{display:none}
  .slider__track > *{flex:0 0 100%}
  .form-grid,.gallery-2{grid-template-columns:1fr}
}

@media (max-width:640px){
  :root{--gutter:16px}
  body{font-size:15.5px}
  .section{padding:56px 0}
  .topbar .container{min-height:42px;justify-content:center;font-size:12.5px}
  .topbar__right .topbar__meta{display:none}
  .topbar__note{text-align:center}
  .logo__name{font-size:26px}
  .logo__mark{width:38px;height:38px}
  .hero__slides{min-height:0}
  .hero__slide{position:relative;display:none}
  .hero__slide.is-active{display:block}
  .hero__body{padding:64px 0 70px}
  .hero__inner{padding-left:26px}
  .hero p{font-size:16px;margin-bottom:26px}
  .hero__actions .btn{padding:13px 20px;font-size:13px}
  .hero__wedge{width:64px;height:34%}
  .hero__play{bottom:26px}   /* no card overlap at this size */
  .search-strip{margin-top:0;padding-top:40px}
  .search-card{padding:20px 16px}
  .search-form{grid-template-columns:1fr;gap:12px}
  .grid{gap:20px}
  .grid--3,.grid--2,.grid--4{grid-template-columns:1fr}
  .sec-head{margin-bottom:32px}
  .about-media{padding-bottom:0;padding-right:0}
  .about-media__sub{position:relative;width:100%;border:0;margin-top:14px;box-shadow:none}
  .about-badge{padding:14px 18px;max-width:150px}
  .about-badge strong{font-size:34px}
  .about-stats{gap:22px}
  .head-row{margin-bottom:32px}
  .quote{padding:26px 20px}
  .service{padding:28px 22px}
  .footer__top{grid-template-columns:1fr;gap:34px;padding:48px 0 34px}
  .footer__bar{justify-content:center;text-align:center}
  .footer__bar nav{justify-content:center;gap:14px}
  .to-top{right:14px;bottom:14px;width:42px;height:42px}
  .page-hero .container{padding-top:52px;padding-bottom:52px}
  .drawer{padding:20px 18px 32px}
  .spec-table td{padding:10px 12px;font-size:14px}
  .map-frame{height:300px}
}

/* small phones (iPhone SE / 360px Androids and narrower) */
@media (max-width:400px){
  :root{--gutter:14px}
  h1{font-size:clamp(30px,8.6vw,38px)}
  h2{font-size:clamp(24px,6.6vw,30px)}
  .section{padding:48px 0}
  .navbar__actions{gap:8px}
  .navbar__mob{font-size:12.5px;letter-spacing:.1em}
  .logo__name{font-size:23px}
  .logo__tag{letter-spacing:.26em;font-size:9.5px}
  .hero__inner{padding-left:16px}
  .hero__body{padding:52px 0 64px}
  .hero__actions{gap:10px;width:100%}
  .hero__actions .btn{padding:12px 14px;letter-spacing:.05em;font-size:12.5px;flex:1 1 auto;justify-content:center}
  .hero__play{width:52px;height:52px;bottom:22px;right:14px}
  .hero__play svg{width:16px;height:16px}
  .btn{padding:13px 18px;font-size:13.5px;letter-spacing:.08em}
  .search-card{padding:16px 14px}
  .search-card__tabs{gap:6px}
  .search-card__tabs button{padding:8px 13px;font-size:12px}
  .drawer{width:min(300px,92vw);padding:18px 14px 28px}
  .drawer__foot .btn{padding:13px 14px;font-size:12.5px;letter-spacing:.06em}
  .about-badge{padding:12px 14px;max-width:132px}
  .about-badge strong{font-size:28px}
  .about-stats{gap:16px}
  .about-stats div strong{font-size:30px}
  .property__body,.property__specs,.property__foot{padding-left:16px;padding-right:16px}
  .property__specs{gap:6px 12px}
  .property__price{font-size:17px;padding:7px 12px}
  .service{padding:24px 18px}
  .quote{padding:22px 16px}
  .side-card,.contact-card{padding:20px 16px}
  .spec-table td{padding:9px 10px;font-size:13.5px}
  .footer h4{font-size:18px}
  .pager a{min-width:40px;height:40px;padding:0 10px}
  .crumbs{font-size:13px}
}