/* Owning Halifax Real Estate — site styles (Concept A, editorial) */
:root{
  --ink:#161616; --ink-2:#2a2a2a; --paper:#ffffff; --cream:#faf9f7; --off:#faf9f7; --line:#e6e3de;
  --red:#b5121b; --red-dark:#8f0e15; --grey:#6a6a6a; --grey-2:#9a9a9a; --text:#3a3a3a;
  --serif:"Cormorant Garamond",Georgia,"Times New Roman",serif;
  --sans:"Inter",-apple-system,BlinkMacSystemFont,"Segoe UI",Helvetica,Arial,sans-serif;
  --max:1280px; --pad:clamp(20px,5vw,64px);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--paper);line-height:1.6;font-size:16px;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3,.serif{font-family:var(--serif);font-weight:500;letter-spacing:-.01em;line-height:1.05;margin:0}
h1{font-size:clamp(42px,6vw,80px)}
h2{font-size:clamp(32px,4vw,54px)}
h3{font-size:clamp(22px,2.3vw,30px)}
p{margin:0 0 1.1em}
.wrap{max-width:var(--max);margin:0 auto;padding-left:var(--pad);padding-right:var(--pad)}
.eyebrow,.kicker{font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--grey);font-weight:500;margin:0 0 18px}
.muted{color:var(--grey)}
.small{font-size:13px}
.tiny{font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--grey-2)}
.lead{font-size:clamp(17px,1.4vw,20px);color:var(--text);max-width:640px}
section{padding:clamp(64px,9vw,120px) 0}
.dark{background:var(--off);color:var(--ink)}
.cream{background:var(--off)}
.section-head,.head{display:flex;align-items:flex-end;justify-content:space-between;gap:24px;margin-bottom:clamp(32px,4vw,56px);flex-wrap:wrap}
.section-head p{max-width:560px;margin:10px 0 0;color:var(--grey)}
.rule,.hr{border:0;border-top:1px solid var(--line);margin:0}
.reveal{opacity:0;transform:translateY(18px);transition:opacity .8s ease,transform .8s ease}
.reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}}

/* buttons & links */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:12px;padding:16px 26px;font-size:12px;font-weight:500;letter-spacing:.18em;text-transform:uppercase;text-decoration:none;border:1px solid var(--ink);background:var(--ink);color:#fff;cursor:pointer;transition:background .2s,color .2s,border-color .2s;font-family:var(--sans);line-height:1.2}
.btn:hover{background:#000}
.btn.red{background:var(--ink);border-color:var(--ink)}
.btn.red:hover{background:#000}
.btn.ghost,.btn.light{background:transparent;color:var(--ink)}
.btn.ghost:hover,.btn.light:hover{background:var(--ink);color:#fff}
.btn.sm{padding:12px 18px;font-size:11px}
.link{font-size:12px;letter-spacing:.18em;text-transform:uppercase;font-weight:500;color:var(--ink);text-decoration:none;padding-bottom:4px;border-bottom:1px solid var(--red)}
.link:hover{color:var(--red)}

/* top strip: retired (no promotional badges) */
.strip{display:none}

/* header */
header.site{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.94);backdrop-filter:saturate(160%) blur(10px);border-bottom:1px solid var(--line)}
header.site .wrap{display:flex;align-items:center;gap:32px;min-height:84px}
.brand{display:flex;align-items:center;gap:14px;text-decoration:none;color:var(--ink)}
.brand img{width:40px;height:40px}
.brand b{display:block;font-family:var(--serif);font-weight:600;font-size:20px;letter-spacing:.04em;line-height:1;text-transform:none}
.brand span{display:block;font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:var(--grey);margin-top:4px}
nav.main{margin-left:auto;display:flex;gap:30px;align-items:center}
nav.main a{font-size:11.5px;letter-spacing:.18em;text-transform:uppercase;text-decoration:none;font-weight:500;color:var(--ink);padding:8px 0;border-bottom:1px solid transparent}
nav.main a:hover,nav.main a[aria-current]{border-color:var(--red)}
nav.main a.btn{display:none}
.nav-toggle{display:none;margin-left:auto;background:none;border:0;padding:10px 0;font-size:11px;letter-spacing:.18em;text-transform:uppercase;font-weight:500;cursor:pointer;font-family:var(--sans)}
@media (max-width:1000px){
  nav.main{display:none;position:absolute;left:0;right:0;top:100%;background:#fff;border-bottom:1px solid var(--line);flex-direction:column;align-items:stretch;gap:0;padding:12px var(--pad) 20px}
  nav.main.open{display:flex}
  nav.main a{padding:14px 0;border-bottom:1px solid var(--line)}
  .nav-toggle{display:block}
}

/* hero (inner pages: photo with text at the base) */
.hero{position:relative;background:var(--ink);color:#fff;overflow:hidden;padding:0}
.hero .photo{position:absolute;inset:0;z-index:1}
.hero .photo img{width:100%;height:100%;object-fit:cover;object-position:center 40%}
.hero .photo::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.12) 20%,rgba(0,0,0,.72))}
.hero .wrap{position:relative;z-index:2;min-height:min(70vh,640px);display:flex;align-items:flex-end;padding-top:120px;padding-bottom:clamp(40px,6vw,72px)}
.hero .wrap>div{max-width:760px}
.hero .eyebrow{color:#e6e6e6}
.hero h1{margin:0 0 20px;text-shadow:0 2px 24px rgba(0,0,0,.25)}
.hero .lead{color:#f0f0f0;max-width:600px;margin-bottom:28px}
.hero .cta{display:flex;gap:14px;flex-wrap:wrap}
.hero .btn{background:#fff;color:var(--ink);border-color:#fff}
.hero .btn:hover{background:var(--ink);color:#fff;border-color:var(--ink)}
.hero .btn.ghost{background:transparent;color:#fff;border-color:#fff}
.hero .btn.ghost:hover{background:#fff;color:var(--ink)}
.search{display:grid;grid-template-columns:1.6fr 1fr 1fr auto;background:#fff;margin:28px 0 18px;max-width:640px;border:1px solid var(--line)}
.search input,.search select{border:0;border-right:1px solid var(--line);padding:16px 16px;font:14px var(--sans);color:var(--ink);background:#fff;min-width:0}
.search input:focus,.search select:focus{outline:2px solid var(--ink);outline-offset:-2px}
.search button{border:0;background:var(--ink);color:#fff;padding:0 24px;font:500 11px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;cursor:pointer}
.chips{display:flex;flex-wrap:wrap;gap:8px;margin:0 0 26px}
.chips a{font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;text-decoration:none;color:var(--ink);border:1px solid var(--line);padding:8px 14px}
.chips a:hover{border-color:var(--ink)}
.hero .chips a{color:#fff;border-color:rgba(255,255,255,.4)}
@media (max-width:860px){
  .hero .wrap{min-height:520px;padding-top:96px}
  .search{grid-template-columns:1fr 1fr}
  .search input:first-child{grid-column:1/-1}
  .search button{grid-column:1/-1;padding:16px}
}

/* grids & cards */
.grid{display:grid;gap:clamp(24px,3vw,48px)}
.g2{grid-template-columns:repeat(2,1fr)}
.g3{grid-template-columns:repeat(3,1fr)}
.g4{grid-template-columns:repeat(4,1fr)}
.g5{grid-template-columns:repeat(5,1fr)}
@media (max-width:980px){.g3,.g4,.g5{grid-template-columns:repeat(2,1fr)}}
@media (max-width:600px){.g2,.g3,.g4,.g5{grid-template-columns:1fr}}
.card{background:transparent;border:0;border-top:1px solid var(--ink);padding:22px 0 0;text-decoration:none;color:var(--ink);display:flex;flex-direction:column;gap:12px;transition:border-color .2s}
a.card:hover{border-color:var(--red)}
.card .num{width:auto;height:auto;border-radius:0;background:none;color:var(--grey);display:block;font-family:var(--serif);font-size:15px;letter-spacing:.06em;font-weight:500}
.card h3{font-size:24px}
.card p{color:var(--grey);font-size:15px;margin:0}
.card .link{margin-top:auto;align-self:flex-start}

/* listing / sold cards */
.listing{text-decoration:none;color:var(--ink);display:block}
.listing .img{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--off)}
.listing .img img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s ease}
.listing:hover .img img{transform:scale(1.03)}
.listing .tag{position:absolute;left:0;bottom:0;background:rgba(22,22,22,.78);color:#fff;font-size:10px;letter-spacing:.16em;text-transform:uppercase;font-weight:500;padding:8px 12px}
.listing .tag.dark{background:rgba(22,22,22,.78)}
.listing h3{font-size:26px;margin:18px 0 6px;font-family:var(--serif);font-weight:500;letter-spacing:-.01em}
.listing .meta{font-size:13px;color:var(--grey)}
.listing .price{font-weight:500;color:var(--grey)}

/* reviews */
.stars{color:var(--ink);letter-spacing:2px;font-size:12px}
.review{background:transparent;border:0;border-top:1px solid var(--line);padding:28px 0 0}
.review p{font-family:var(--serif);font-size:clamp(21px,1.9vw,26px);line-height:1.3;margin:14px 0 18px;color:var(--ink)}
.review .who{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--grey)}
.rating{display:flex;gap:18px;align-items:center;flex-wrap:wrap}
.rating .big{font-family:var(--serif);font-size:52px;line-height:1}

/* neighbourhood tiles */
.tile{position:relative;aspect-ratio:1/1;overflow:hidden;background:var(--ink-2);text-decoration:none;color:#fff;display:flex;align-items:flex-end;padding:22px}
.tile img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.2s ease}
.tile:hover img{transform:scale(1.04)}
.tile::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,0) 45%,rgba(0,0,0,.65))}
.tile .t{position:relative;z-index:2}
.tile .t b{font-family:var(--serif);font-weight:500;font-size:24px;display:block}
.tile .t span{font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:#e6e6e6}
.tile.text{background:var(--ink);align-items:center;justify-content:center;text-align:center}
.tile.text::after{display:none}

/* stats */
.stats{display:grid;grid-template-columns:repeat(2,1fr);gap:26px 40px}
.stat .n{font-family:var(--serif);font-size:clamp(36px,4vw,56px);line-height:1}
.stat .l{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--grey);margin-top:10px}
.stat .d{font-size:12px;color:var(--grey);margin-top:4px}
.stat .d.down{color:var(--red)}
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,7vw,110px);align-items:center}
@media (max-width:860px){.split{grid-template-columns:1fr}}

/* portrait / poster */
.poster{position:relative;overflow:hidden;background:var(--off);aspect-ratio:3/4;max-width:420px}
.poster img{width:100%;height:100%;object-fit:cover}
.poster .play{position:absolute;left:50%;top:50%;transform:translate(-50%,-50%);width:76px;height:76px;border-radius:50%;background:#fff;display:flex;align-items:center;justify-content:center;color:var(--ink);box-shadow:0 10px 30px rgba(0,0,0,.3)}
.poster .play svg{margin-left:4px}
.poster .cap{position:absolute;left:24px;bottom:24px;color:#fff;text-shadow:0 2px 10px rgba(0,0,0,.6)}
.poster .cap i{font-family:var(--serif);font-style:italic;font-size:14px;display:block}
.poster .cap b{font-family:var(--serif);font-weight:500;font-size:26px}
.creds{display:flex;gap:14px;flex-wrap:wrap;margin:18px 0 26px}
.creds span{font-size:11px;letter-spacing:.14em;text-transform:uppercase;border:1px solid var(--line);padding:6px 10px;color:var(--grey)}

/* event strip / gallery */
.events{display:grid;grid-template-columns:2fr 1fr 1fr;gap:14px}
.events a{position:relative;aspect-ratio:4/3;overflow:hidden;display:block;background:var(--off)}
.events a:first-child{grid-row:span 2;aspect-ratio:auto}
.events img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s ease}
.events a:hover img{transform:scale(1.03)}
@media (max-width:700px){.events{grid-template-columns:1fr 1fr}.events a:first-child{grid-column:1/-1;grid-row:auto;aspect-ratio:16/10}}
.gallery{display:grid;grid-template-columns:repeat(4,1fr);gap:10px}
.gallery a,.gallery div{aspect-ratio:4/3;overflow:hidden;background:var(--off);display:block}
.gallery img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s ease}
.gallery a:hover img{transform:scale(1.03)}
.gallery .wide{grid-column:span 2}
@media (max-width:860px){.gallery{grid-template-columns:repeat(2,1fr)}}

/* contact band (quiet, off-white) */
.band{background:var(--off);color:var(--ink);border-top:1px solid var(--line)}
.band .split{align-items:start}
.band h2{color:var(--ink)}
.band p{color:var(--grey)}
.band .eyebrow{color:var(--grey)}
.band a{color:var(--ink)}
.band .btn{color:#fff}
.band .btn.ghost,.band .btn.light{color:var(--ink)}
.band .btn.ghost:hover,.band .btn.light:hover{color:#fff}
form.lead{background:#fff;color:var(--ink);padding:32px;display:grid;gap:14px;grid-template-columns:1fr 1fr;border:1px solid var(--line)}
form.lead h3{grid-column:1/-1;font-size:26px}
form.lead label{display:block;font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--grey);margin-bottom:8px}
form.lead input,form.lead select,form.lead textarea{width:100%;border:1px solid var(--line);padding:13px 12px;font:14px var(--sans);color:var(--ink);background:#fff}
form.lead input:focus,form.lead select:focus,form.lead textarea:focus{outline:2px solid var(--ink);outline-offset:-2px}
form.lead .full{grid-column:1/-1}
form.lead .msg{grid-column:1/-1;font-size:13px;color:var(--grey);min-height:1em}
form.lead button{justify-self:start}
form.lead .tiny{text-transform:none;letter-spacing:0;font-size:12px;color:var(--grey-2)}
@media (max-width:600px){form.lead{grid-template-columns:1fr}}

/* footer */
footer.site{background:#fff;color:var(--grey);padding:56px 0 32px;font-size:13px;border-top:1px solid var(--line)}
footer.site .cols{display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:32px}
footer.site h4{color:var(--ink);font-family:var(--serif);font-weight:500;font-size:18px;letter-spacing:.02em;text-transform:none;margin:0 0 14px}
footer.site a{color:var(--grey);text-decoration:none;display:block;margin-bottom:8px}
footer.site a:hover{color:var(--ink)}
footer.site .legal{border-top:1px solid var(--line);margin-top:40px;padding-top:20px;font-size:11.5px;color:var(--grey-2);display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap}
@media (max-width:860px){footer.site .cols{grid-template-columns:1fr 1fr}}
@media (max-width:520px){footer.site .cols{grid-template-columns:1fr}}

/* page hero (inner pages, text only) */
.page-hero{padding:clamp(64px,9vw,120px) 0 clamp(48px,6vw,80px)}
.page-hero h1{max-width:880px}
.page-hero .lead{margin-top:22px}
.dark.page-hero .lead{color:var(--text)}
.prose{max-width:720px;font-size:17px;line-height:1.75;color:var(--text)}
.prose h2{font-size:34px;margin:52px 0 16px;color:var(--ink)}
.prose h3{font-size:25px;margin:36px 0 10px;color:var(--ink)}
.prose ul,.prose ol{padding-left:22px}
.prose li{margin-bottom:8px}
.prose img{margin:28px 0}
.prose blockquote{border-left:1px solid var(--red);margin:28px 0;padding:4px 0 4px 22px;font-family:var(--serif);font-size:24px;line-height:1.3;color:var(--ink)}
.prose a{color:var(--ink);text-decoration:underline;text-decoration-color:var(--red);text-underline-offset:3px}
.sticky-side{position:sticky;top:110px}
.aside-card{background:var(--off);padding:28px;border:0}
.aside-card h3{font-size:24px;margin-bottom:8px}
.aside-card p{font-size:14px;color:var(--grey)}
.aside-card p a{color:var(--ink);text-decoration:underline;text-decoration-color:var(--red);text-underline-offset:3px}
.layout{display:grid;grid-template-columns:minmax(0,1fr) 340px;gap:clamp(32px,6vw,90px);align-items:start}
@media (max-width:980px){.layout{grid-template-columns:1fr}.sticky-side{position:static}}

/* blog cards */
.post-card{text-decoration:none;color:var(--ink);display:flex;flex-direction:column;gap:12px}
.post-card .img{aspect-ratio:16/10;overflow:hidden;background:var(--off)}
.post-card .img img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s ease}
.post-card:hover .img img{transform:scale(1.03)}
.post-card h3{font-size:26px;line-height:1.15}
.post-card .meta{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--grey)}
.post-card p{font-size:15px;color:var(--grey);margin:0}
.cat-nav{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:36px}
.cat-nav a{font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;text-decoration:none;color:var(--ink);border:1px solid var(--line);padding:9px 14px}
.cat-nav a:hover,.cat-nav a.active{background:var(--ink);color:#fff;border-color:var(--ink)}
.status{font-size:14px;color:var(--grey);padding:24px 0}

/* misc */
.logos{display:flex;gap:40px;align-items:center;flex-wrap:wrap;justify-content:center;opacity:.85}
.logos img{height:54px;width:auto}
.badge-row{display:grid;grid-template-columns:repeat(4,1fr);gap:28px;text-align:left}
.badge-row b{font-family:var(--serif);font-size:clamp(34px,3.6vw,52px);color:var(--ink);display:block;font-weight:500;line-height:1}
.badge-row span{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--grey);display:block;margin-top:10px}
@media (max-width:700px){.badge-row{grid-template-columns:repeat(2,1fr)}}
.faq details{border-top:1px solid var(--line);padding:20px 0}
.faq details:last-child{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;font-family:var(--serif);font-size:24px;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:20px}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-size:26px;color:var(--red);font-family:var(--sans);font-weight:300}
.faq details[open] summary::after{content:"–"}
.faq p{margin:14px 0 0;color:var(--grey);max-width:760px}
.sr{position:absolute;left:-9999px}
.step{display:grid;grid-template-columns:72px 1fr;gap:20px;padding:28px 0;border-top:1px solid var(--line)}
.step:last-child{border-bottom:1px solid var(--line)}
.step .n{font-family:var(--serif);font-size:20px;color:var(--grey);line-height:1.4;letter-spacing:.06em}
.step h3{font-size:25px;margin-bottom:8px}
.step p{color:var(--grey);margin:0}

/* home page sections (Concept A) */
.home-hero{padding:0}
.home-hero .img{position:relative;height:min(82vh,860px);min-height:520px;overflow:hidden;background:var(--ink)}
.home-hero .img img{width:100%;height:100%;object-fit:cover}
.home-hero .img::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.05) 40%,rgba(0,0,0,.45))}
.home-hero .text{position:absolute;left:0;right:0;bottom:0;color:#fff;padding-bottom:clamp(40px,6vw,80px);z-index:2}
.home-hero h1{max-width:820px;text-shadow:0 2px 24px rgba(0,0,0,.25)}
.home-hero .eyebrow{color:#e6e6e6}
.home-hero .lead{color:#f2f2f2;margin:22px 0 32px;max-width:560px}
.home-hero .cta{display:flex;gap:14px;flex-wrap:wrap}
.home-hero .btn{background:#fff;color:var(--ink);border-color:#fff}
.home-hero .btn:hover{background:var(--ink);color:#fff;border-color:var(--ink)}
.home-hero .btn.ghost{background:transparent;color:#fff;border-color:#fff}
.home-hero .btn.ghost:hover{background:#fff;color:var(--ink)}
.intro{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(40px,7vw,110px);align-items:center}
.intro .photo{aspect-ratio:4/5;overflow:hidden;background:var(--off)}
.intro .photo img{width:100%;height:100%;object-fit:cover;object-position:top}
.intro h2{margin-bottom:26px}
.intro p{font-size:17px;color:var(--text)}
@media (max-width:900px){.intro{grid-template-columns:1fr}.intro .photo{max-width:480px}}
.paths{display:grid;grid-template-columns:1fr 1fr;gap:clamp(24px,4vw,56px)}
.path{text-decoration:none;color:inherit;display:block}
.path .img{aspect-ratio:4/3;overflow:hidden;margin-bottom:26px;background:var(--off)}
.path .img img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s ease}
.path:hover .img img{transform:scale(1.03)}
.path h3{margin-bottom:12px}
.path p{color:var(--grey);max-width:460px}
@media (max-width:760px){.paths{grid-template-columns:1fr}}
.both{margin-top:clamp(40px,6vw,72px);padding:clamp(28px,4vw,44px);border:1px solid var(--line);display:grid;grid-template-columns:1fr auto;gap:28px;align-items:center}
.both h3{margin-bottom:8px}.both p{margin:0;color:var(--grey);max-width:640px}
@media (max-width:760px){.both{grid-template-columns:1fr}}
.pillars{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(24px,3vw,48px);margin-top:clamp(40px,5vw,64px)}
.pillar{border-top:1px solid var(--ink);padding-top:22px}
.pillar .n{font-family:var(--serif);font-size:15px;color:var(--grey);margin-bottom:12px;letter-spacing:.06em}
.pillar h3{font-size:24px;margin-bottom:12px}
.pillar p{color:var(--grey);font-size:15px;margin:0}
@media (max-width:900px){.pillars{grid-template-columns:1fr 1fr}}@media (max-width:520px){.pillars{grid-template-columns:1fr}}
.cred{display:grid;grid-template-columns:repeat(5,1fr);gap:24px}
.cred b{font-family:var(--serif);font-weight:500;font-size:clamp(34px,3.6vw,52px);display:block;line-height:1}
.cred span{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--grey);display:block;margin-top:10px}
@media (max-width:1000px){.cred{grid-template-columns:1fr 1fr 1fr}}
@media (max-width:760px){.cred{grid-template-columns:1fr 1fr}}
.props{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,3vw,40px)}
.prop{text-decoration:none;color:inherit}
.prop .img{aspect-ratio:4/3;overflow:hidden;margin-bottom:18px;background:var(--off)}
.prop .img img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s ease}
.prop:hover .img img{transform:scale(1.03)}
.prop .addr{font-family:var(--serif);font-size:26px;line-height:1.1}
.prop .meta{font-size:13px;color:var(--grey);margin-top:8px}
.prop .tag{font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--red);margin-bottom:8px;display:block}
@media (max-width:900px){.props{grid-template-columns:1fr}}
.team-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,3vw,40px)}
.tm{text-decoration:none;color:inherit;display:block}
.tm .img{aspect-ratio:4/5;overflow:hidden;margin-bottom:20px;background:var(--off)}
.tm .img img{width:100%;height:100%;object-fit:cover;object-position:top;transition:transform 1.2s ease}
.tm:hover .img img{transform:scale(1.03)}
.tm h3{font-size:28px}
.tm .role{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--grey);margin:6px 0 12px}
.tm p{font-size:15px;color:var(--grey);margin:0}
@media (max-width:760px){.team-grid{grid-template-columns:1fr;max-width:460px}}
.quotes{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,5vw,72px)}
.quote{border-top:1px solid var(--line);padding-top:28px}
.quote q{font-family:var(--serif);font-size:clamp(22px,2vw,28px);line-height:1.3;quotes:"\201C" "\201D";display:block;margin-bottom:18px}
.quote .who{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--grey)}
@media (max-width:760px){.quotes{grid-template-columns:1fr}}
.comm{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}
.comm a{position:relative;aspect-ratio:1/1;overflow:hidden;display:block;color:#fff;text-decoration:none;background:var(--off)}
.comm img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s ease}
.comm a:hover img{transform:scale(1.04)}
.comm a::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,0) 45%,rgba(0,0,0,.65))}
.comm b{position:absolute;left:18px;bottom:16px;z-index:2;font-family:var(--serif);font-weight:500;font-size:24px}
@media (max-width:760px){.comm{grid-template-columns:1fr 1fr}}
.final{background:var(--off);text-align:center;border-top:1px solid var(--line)}
.final .lead{margin:20px auto 32px}

/* people pages */
.profile{display:grid;grid-template-columns:minmax(0,440px) 1fr;gap:clamp(32px,6vw,96px);align-items:start}
.profile .photo{aspect-ratio:4/5;overflow:hidden;background:var(--off)}
.profile .photo img{width:100%;height:100%;object-fit:cover;object-position:top}
.profile .role{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--grey);margin:14px 0 24px}
.profile .contact{display:flex;gap:20px;flex-wrap:wrap;font-size:14px;margin-top:24px}
.profile .contact a{color:var(--ink);text-decoration:none;border-bottom:1px solid var(--red);padding-bottom:3px}
.profile .facts{border-top:1px solid var(--line);margin-top:32px;padding-top:24px;display:grid;grid-template-columns:1fr 1fr;gap:18px 32px;font-size:14px}
.profile .facts b{display:block;font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--grey);font-weight:500;margin-bottom:4px}
@media (max-width:860px){.profile{grid-template-columns:1fr}.profile .photo{max-width:440px}.profile .facts{grid-template-columns:1fr}}
.member{display:grid;grid-template-columns:minmax(0,420px) 1fr;gap:clamp(28px,5vw,64px);align-items:start;padding:clamp(40px,6vw,72px) 0;border-top:1px solid var(--line)}
.member:first-child{border-top:0;padding-top:0}
.member .photo{aspect-ratio:4/5;overflow:hidden;background:var(--off)}
.member .photo img{width:100%;height:100%;object-fit:cover;object-position:top}
.member h2{font-size:clamp(30px,3.6vw,44px)}
.member .role{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--grey);margin:10px 0 18px}
.member p{color:var(--text);font-size:16px}
.member .contact{display:flex;gap:20px;flex-wrap:wrap;font-size:14px;margin-top:8px}
.member .contact a{color:var(--ink);text-decoration:none}
@media (max-width:860px){.member{grid-template-columns:1fr}}

/* trusted trades directory */
.first-call{background:var(--ink);color:#fff;padding:clamp(28px,4vw,44px);display:grid;grid-template-columns:repeat(6,1fr);gap:22px}
.first-call .k{font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:#bdbdbd;margin-bottom:6px}
.first-call a{color:#fff;text-decoration:none;font-family:var(--serif);font-size:22px;line-height:1.1;display:block}
.first-call span{display:block;font-size:12px;color:#bdbdbd;margin-top:4px}
@media (max-width:900px){.first-call{grid-template-columns:repeat(3,1fr)}}@media (max-width:560px){.first-call{grid-template-columns:1fr 1fr}}
.dir h2{margin-top:clamp(48px,6vw,80px);padding-bottom:14px;border-bottom:1px solid var(--ink)}
.dir h2:first-child{margin-top:0}
.dir .lead{margin-top:14px}
.cat{font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:var(--grey);margin:clamp(28px,4vw,40px) 0 16px;font-weight:500}
.vends{display:grid;grid-template-columns:1fr 1fr;gap:16px}
@media (max-width:760px){.vends{grid-template-columns:1fr}}
.vend{border:1px solid var(--line);padding:22px 22px 20px;display:flex;flex-direction:column;gap:6px;background:#fff}
.vend.go{border-left:3px solid var(--ink)}
.vend .top{display:flex;justify-content:space-between;align-items:flex-start;gap:12px}
.vend h3{font-size:22px;line-height:1.1}
.vend .sub{font-size:12px;color:var(--grey)}
.vend .tag{font-size:9.5px;letter-spacing:.16em;text-transform:uppercase;white-space:nowrap;padding:5px 8px;border:1px solid var(--line);color:var(--grey)}
.vend .tag.go{background:var(--ink);color:#fff;border-color:var(--ink)}
.vend .tag.rate{border-color:var(--line);color:var(--ink)}
.vend p{font-size:14.5px;color:var(--text);margin:4px 0 6px}
.vend .c{font-size:14px;display:flex;flex-wrap:wrap;gap:6px 14px}
.vend .c a{color:var(--ink);text-decoration:none;border-bottom:1px solid var(--red);padding-bottom:2px}
.box{border:1px solid var(--line);border-top:2px solid var(--red);padding:clamp(24px,3vw,36px);margin-top:clamp(32px,4vw,48px)}
.box h3{font-size:14px;letter-spacing:.2em;text-transform:uppercase;font-family:var(--sans);font-weight:500;margin-bottom:14px}
.box ol,.box ul{margin:0;padding-left:20px;columns:2;column-gap:40px;font-size:15px;color:var(--text)}
.box li{break-inside:avoid;margin-bottom:8px}
@media (max-width:700px){.box ol,.box ul{columns:1}}
.offers{width:100%;border-collapse:collapse;font-size:14.5px;margin-top:20px}
.offers th{text-align:left;font-size:10.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--grey);font-weight:500;padding:0 12px 10px 0;border-bottom:1px solid var(--ink)}
.offers td{padding:12px 12px 12px 0;border-bottom:1px solid var(--line);vertical-align:top;color:var(--text)}
.offers td:first-child{color:var(--ink);font-weight:500}
.offers a{color:var(--ink)}
@media (max-width:700px){.offers thead{display:none}.offers td{display:block;padding:4px 0}.offers tr{display:block;padding:12px 0;border-bottom:1px solid var(--line)}.offers td{border:0}}

/* homepage: three conversion paths */
.final .ways{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;max-width:1040px;margin:0 auto;text-align:left}
.final .way{display:block;text-decoration:none;color:inherit;background:#fff;border:1px solid var(--line);padding:28px 26px 24px;transition:border-color .2s}
.final .way:hover{border-color:var(--ink)}
.final .way .eyebrow{display:block;margin-bottom:10px}
.final .way h3{font-family:var(--serif);font-weight:500;font-size:26px;line-height:1.15;margin:0 0 10px}
.final .way p{font-size:15px;line-height:1.55;color:var(--grey);margin:0 0 16px}
@media(max-width:820px){.final .ways{grid-template-columns:1fr}}

/* selling page: case studies */
.cases{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(24px,3vw,40px);margin-top:40px}
.case .img{aspect-ratio:4/3;overflow:hidden;background:var(--cream);margin-bottom:18px}
.case .img img{width:100%;height:100%;object-fit:cover;display:block}
.case h3{font-size:26px;margin:6px 0 14px}
.case .stats{display:flex;gap:18px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:14px 0;margin-bottom:16px}
.case .stats div{flex:1}
.case .stats b{display:block;font-family:var(--serif);font-weight:500;font-size:22px;line-height:1.1}
.case .stats span{display:block;font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--grey);margin-top:4px}
.case p{font-size:15px;line-height:1.6;color:var(--text);margin:0 0 10px}
.case p strong{font-weight:600;color:var(--ink)}
@media(max-width:900px){.cases{grid-template-columns:1fr}}
/* client events: expandable full gallery */
.full-gallery summary{list-style:none;cursor:pointer;display:inline-block}
.full-gallery summary::-webkit-details-marker{display:none}
.full-gallery[open] summary{display:none}

/* giving back */
.pillars.three{grid-template-columns:repeat(3,1fr)}
.badges{display:flex;flex-direction:column;gap:28px;align-items:center;justify-content:center}
.badges img{max-width:360px;width:100%;height:auto}
@media (max-width:900px){.pillars.three{grid-template-columns:1fr}}

/* listings: cards and detail pages */
.listing .price{font-family:var(--serif);font-size:22px;color:var(--ink);margin-top:8px;font-weight:500}
.lst-cta{display:flex;gap:12px;flex-wrap:wrap;align-items:center;margin-top:28px}
.lst-hero{display:block;aspect-ratio:16/9;overflow:hidden;background:var(--off)}
.lst-hero img{width:100%;height:100%;object-fit:cover;display:block}
.lst-strip{margin-top:10px}
.split.top{align-items:start}
.lst-desc p{font-size:17px;color:var(--text);margin:0 0 16px;line-height:1.6}
.facts{display:grid;grid-template-columns:1fr 1fr;gap:0 28px;margin:0;border-top:1px solid var(--ink)}
.facts div{display:flex;justify-content:space-between;gap:16px;padding:11px 0;border-bottom:1px solid var(--line);font-size:14px}
.facts dt{color:var(--grey);flex:0 0 auto}
.facts dd{margin:0;text-align:right;color:var(--ink)}
.agent-card{display:flex;gap:16px;align-items:center;border:1px solid var(--line);padding:20px;margin-top:28px}
.agent-card img{width:64px;height:64px;border-radius:50%;object-fit:cover;object-position:top;flex:0 0 64px}
.agent-card b{display:block;font-family:var(--serif);font-weight:500;font-size:22px;line-height:1.1;margin-bottom:4px}
.agent-card span{font-size:13px;color:var(--grey);display:block}
.agent-card a{color:var(--ink);text-decoration:none}
.rooms{width:100%;border-collapse:collapse;font-size:14px}
.rooms th{text-align:left;font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--grey);font-weight:500;padding:0 0 12px;border-bottom:1px solid var(--ink)}
.rooms td{padding:10px 12px 10px 0;border-bottom:1px solid var(--line);vertical-align:top}
.rooms td:first-child{color:var(--grey);white-space:nowrap}
.rooms td:last-child{text-align:right;white-space:nowrap;padding-right:0}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chips span{font-size:11px;letter-spacing:.12em;text-transform:uppercase;border:1px solid var(--line);padding:6px 10px;color:var(--grey)}
.lst-map{display:block;width:100%;aspect-ratio:16/7;border:0;background:var(--off)}
@media (max-width:860px){.facts{grid-template-columns:1fr}.lst-map{aspect-ratio:4/3}.lst-hero{aspect-ratio:4/3}}