/* Ashlyn Hadfield Real Estate
   Layout: bright editorial site. Full-bleed photography, generous white space,
   a serif display face for headlines and a clean grotesk for everything else.
   Light, soft palette: warm white, blush and dusty rose with cocoa text.
   COLOURS ARE INTERIM. Ashlyn's own palette replaces the tokens below. */
:root {
  --paper:   #FCFAF8;   /* Linen: page background, warm white               */
  --salt:    #F7EFEB;   /* Blush: alternate section background              */
  --petal:   #F1E2DC;   /* Petal: deeper blush for feature bands            */
  --ink:     #3B302D;   /* Cocoa: text                                      */
  --cedar:   #915F53;   /* Dusty rose: accent, buttons                      */
  --rose-deep:#7A4D44;  /* Deep rose: button hover                          */
  --seaglass:#E6CFC6;   /* Rosewater: soft highlight                        */
  --stone:   #6E605B;   /* Taupe: secondary text                            */
  --line:    #EADDD7;
  --white:   #FFFFFF;

  --heading: "Noto Serif Display", "Didot", "Bodoni 72", Georgia, serif;   /* section and page headings, set condensed */
  --display: "Instrument Serif", "Iowan Old Style", Georgia, serif;   /* numbers, quotes, menu, small display text */
  --name: "Cormorant Garamond", "Garamond", "Times New Roman", serif;  /* Ashlyn's name only */
  --body: "Hanken Grotesk", "Helvetica Neue", Arial, sans-serif;

  --wrap: 1240px;
  --gutter: max(20px, env(safe-area-inset-left, 0px));
  --gutter-r: max(20px, env(safe-area-inset-right, 0px));
  --section: clamp(48px, 6vw, 88px);
  --radius: 2px;
  --ease: cubic-bezier(.2, .7, .2, 1);
  color-scheme: light;
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
body {
  margin: 0; background: var(--paper); color: var(--ink);
  font-family: var(--body); font-size: 17px; line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}
img { max-width: 100%; display: block; }
a { color: inherit; }
:focus-visible { outline: 2px solid var(--cedar); outline-offset: 3px; }
::selection { background: var(--seaglass); color: var(--ink); }

/* ---------- type ---------- */
h1, h2, h3 { font-family: var(--heading); font-weight: 300; font-stretch: 70%; line-height: 1.02; letter-spacing: -.005em; margin: 0; text-wrap: balance; }
.display { font-family: var(--display); font-weight: 400; line-height: 1.04; margin: 0; }
h1 { font-size: clamp(48px, 7.6vw, 116px); }
h2 { font-size: clamp(40px, 5.2vw, 76px); }
h3 { font-size: clamp(27px, 2.5vw, 35px); line-height: 1.1; font-weight: 400; font-stretch: 75%; }

h1 em, h2 em, h3 em { font-style: italic; }
p { margin: 0; }
.lede { font-size: clamp(17px, 1.4vw, 19px); line-height: 1.55; color: var(--stone); max-width: 36em; }
.eyebrow { font-size: 12px; font-weight: 600; letter-spacing: .16em; text-transform: uppercase; color: var(--stone); }
.prose p + p { margin-top: 1em; }
.prose { max-width: 38em; }

/* ---------- layout ---------- */
.wrap { max-width: var(--wrap); margin: 0 auto; padding-left: var(--gutter); padding-right: var(--gutter-r); }
.section { padding-block: var(--section); }
.section--salt { background: var(--salt); }
.section--petal { background: var(--petal); }
.section--ink { background: var(--petal); color: var(--ink); }
.section--ink .lede, .section--ink .eyebrow { color: var(--stone); }
.stack { display: flex; flex-direction: column; gap: 20px; }
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(28px, 5vw, 72px); align-items: center; }
.split > * { min-width: 0; }
.head-row { display: flex; justify-content: space-between; align-items: end; gap: 24px; flex-wrap: wrap; margin-bottom: clamp(28px, 3.5vw, 44px); }
@media (max-width: 860px) { .split { grid-template-columns: 1fr; } }

/* ---------- buttons ---------- */
.btn {
  display: inline-flex; align-items: center; gap: 10px; padding: 16px 26px;
  font: 600 14px/1 var(--body); letter-spacing: .06em; text-transform: uppercase; text-decoration: none;
  background: var(--cedar); color: var(--white); border: 1px solid var(--cedar); border-radius: 999px;
  cursor: pointer; transition: background .25s var(--ease), color .25s var(--ease), border-color .25s;
}
.btn:hover { background: var(--rose-deep); border-color: var(--rose-deep); }
.btn--ghost { background: transparent; color: var(--ink); border-color: var(--ink); }
.btn--ghost:hover { background: var(--cedar); border-color: var(--cedar); color: var(--white); }
.btn--light { background: var(--paper); color: var(--ink); border-color: var(--paper); }
.btn--light:hover { background: var(--salt); border-color: var(--salt); }
.btn--line-light { background: transparent; color: var(--paper); border-color: rgba(255,255,255,.6); }
.btn--line-light:hover { background: var(--paper); color: var(--ink); }
.link-arrow { font-weight: 600; font-size: 15px; text-decoration: none; border-bottom: 1px solid currentColor; padding-bottom: 3px; white-space: nowrap; }
.link-arrow::after { content: " \2192"; transition: margin .25s var(--ease); }
.link-arrow:hover::after { margin-left: 4px; }
.btn-row { display: flex; gap: 12px; flex-wrap: wrap; }

/* ---------- header (Menu · lockup · Let's talk) ---------- */
body::before { content: ""; position: fixed; inset: 0 0 auto; height: env(safe-area-inset-top, 0px); z-index: 80; background: var(--paper); }
.site-header {
  position: sticky; top: env(safe-area-inset-top, 0px); z-index: 70;
  background: var(--paper); color: var(--ink);
  border-bottom: 1px solid var(--line); transition: background .35s var(--ease), color .35s var(--ease), border-color .35s;
}
.site-header .wrap { display: grid; grid-template-columns: 1fr auto 1fr; align-items: center; height: 84px; gap: 16px; }
/* home: header floats over the photo, turns solid on scroll */
.has-hero .site-header { position: fixed; left: 0; right: 0; background: transparent; color: var(--white); border-color: transparent; }
.has-hero .site-header.is-scrolled { background: var(--paper); color: var(--ink); border-color: var(--line); }

.menu-btn { justify-self: start; display: inline-flex; align-items: center; gap: 14px; background: none; border: 0; padding: 10px 0; cursor: pointer; color: inherit; font: 600 13px var(--body); letter-spacing: .24em; text-transform: uppercase; }
.menu-btn__bars { display: block; width: 30px; }
.menu-btn__bars span { display: block; height: 1.5px; background: currentColor; transition: transform .35s var(--ease), opacity .2s; }
.menu-btn__bars span + span { margin-top: 7px; }

.lockup { display: flex; align-items: center; gap: clamp(12px, 1.6vw, 22px); text-decoration: none; color: inherit; }
.lockup__exp { display: grid; justify-items: center; line-height: .9; }
.lockup__exp b { font: 700 30px/1 var(--body); letter-spacing: -.04em; }
.lockup__exp small { font: 600 8.5px var(--body); letter-spacing: .28em; margin-top: 3px; }
.lockup__rule { width: 1px; align-self: stretch; margin-block: 4px; background: currentColor; opacity: .5; }
.lockup__name { display: grid; line-height: 1; }
.lockup__name b { font: 500 clamp(20px, 2.1vw, 28px)/1 var(--name); letter-spacing: .1em; text-transform: uppercase; white-space: nowrap; }
.lockup__name small { font: 600 9px var(--body); letter-spacing: .3em; text-transform: uppercase; margin-top: 6px; opacity: .8; }

.talk { justify-self: end; text-decoration: none; color: inherit; border: 1.5px solid currentColor; border-radius: 40px; padding: 13px 28px; font: 600 13px var(--body); letter-spacing: .2em; text-transform: uppercase; white-space: nowrap; transition: background .25s, color .25s; }
.talk:hover { background: var(--cedar); border-color: var(--cedar); color: var(--white); }
@media (max-width: 760px) {
  .site-header .wrap { height: 70px; grid-template-columns: auto 1fr auto; }
  .menu-btn__label { display: none; }
  .lockup { justify-self: center; gap: 10px; }
  .lockup__exp b { font-size: 22px; } .lockup__exp small { font-size: 6.5px; }
  .lockup__name b { font-size: 13px; letter-spacing: .06em; } .lockup__name small { font-size: 7px; letter-spacing: .22em; }
  .talk { padding: 8px 12px; font-size: 10.5px; letter-spacing: .1em; }
  .site-header .wrap { gap: 10px; }
}
@media (max-width: 380px) { .talk { display: none; } .site-header .wrap { grid-template-columns: auto 1fr 30px; } }

/* side menu: dark cocoa panel from the left; the page behind gets a light veil */
.menu-veil {
  position: fixed; inset: 0; z-index: 85; background: rgba(252,250,248,.72);
  -webkit-backdrop-filter: blur(5px) saturate(.8); backdrop-filter: blur(5px) saturate(.8);
  opacity: 0; visibility: hidden; transition: opacity .45s var(--ease), visibility .45s; cursor: pointer;
}
.menu {
  position: fixed; top: 0; bottom: 0; left: 0; z-index: 90; width: min(420px, 92vw);
  background: var(--ink); color: var(--paper);
  padding: calc(28px + env(safe-area-inset-top, 0px)) 36px calc(32px + env(safe-area-inset-bottom, 0px)) max(32px, env(safe-area-inset-left, 0px));
  display: flex; flex-direction: column; gap: 36px; overflow-y: auto;
  transform: translateX(-100%); visibility: hidden;
  transition: transform .5s var(--ease), visibility .5s;
  box-shadow: 24px 0 60px -30px rgba(59,48,45,.45);
}
.menu-open .menu { transform: none; visibility: visible; }
.menu-open .menu-veil { opacity: 1; visibility: visible; }
.menu-open { overflow: hidden; }
.menu__close {
  position: absolute; top: env(safe-area-inset-top, 0px); right: 0; width: 52px; height: 52px; border: 0;
  background: var(--cedar); color: var(--white); font-size: 30px; line-height: 1; cursor: pointer; transition: background .25s;
}
.menu__close:hover { background: var(--rose-deep); }
.menu__lockup { color: var(--paper); align-self: flex-start; margin-right: 56px; gap: 12px; }
.menu__lockup .lockup__exp b { font-size: 24px; } .menu__lockup .lockup__exp small { font-size: 7px; }
.menu__lockup .lockup__name b { font-size: 17px; letter-spacing: .08em; } .menu__lockup .lockup__name small { font-size: 8px; }
.menu__nav ul { list-style: none; margin: 0; padding: 0; }
.menu__nav > ul > li { opacity: 0; transform: translateX(-10px); transition: opacity .5s var(--ease), transform .5s var(--ease); }
.menu-open .menu__nav > ul > li { opacity: 1; transform: none; }
.menu-open .menu__nav > ul > li:nth-child(2) { transition-delay: .04s; } .menu-open .menu__nav > ul > li:nth-child(3) { transition-delay: .08s; }
.menu-open .menu__nav > ul > li:nth-child(4) { transition-delay: .12s; } .menu-open .menu__nav > ul > li:nth-child(5) { transition-delay: .16s; }
.menu-open .menu__nav > ul > li:nth-child(6) { transition-delay: .2s; } .menu-open .menu__nav > ul > li:nth-child(7) { transition-delay: .24s; }
.menu-open .menu__nav > ul > li:nth-child(8) { transition-delay: .28s; }
.menu__row { display: flex; align-items: center; justify-content: space-between; gap: 16px; }
.menu__row > a { text-decoration: none; font: 500 17px/1.2 var(--body); letter-spacing: .16em; text-transform: uppercase; padding-block: 13px; }
.menu__row > a:hover, .menu__row > a[aria-current="page"] { color: var(--seaglass); }
.sub-toggle { width: 36px; height: 36px; flex: none; background: none; border: 0; color: inherit; font-size: 22px; font-weight: 300; cursor: pointer; border-radius: 50%; transition: background .2s; }
.sub-toggle:hover { background: rgba(255,255,255,.08); }
.sub { display: grid; gap: 2px; padding: 0 0 12px 14px; border-left: 1px solid rgba(255,255,255,.18); margin: 0 0 6px 2px; }
.sub[hidden] { display: none; }
.sub a { text-decoration: none; color: #D5C6C0; font-size: 13.5px; letter-spacing: .12em; text-transform: uppercase; padding: 6px 0; display: inline-block; }
.sub a:hover { color: var(--white); }
.menu__contact { margin-top: auto; display: grid; gap: 6px; padding-top: 24px; border-top: 1px solid rgba(255,255,255,.14); font-size: 14px; }
.menu__contact a { text-decoration: none; color: #D5C6C0; overflow-wrap: anywhere; }
.menu__contact a:hover { color: var(--white); }

/* ---------- hero (full-bleed, name centred) ---------- */
.hero { position: relative; height: min(100svh, 980px); min-height: 600px; display: grid; place-items: center; overflow: hidden; color: var(--white); background: var(--ink); }
.hero > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transform: scale(1.06); animation: settle 2.6s var(--ease) forwards; }
@keyframes settle { to { transform: scale(1); } }
.hero__shade { position: absolute; inset: 0; background: rgba(28,24,22,.38); }
.hero > img { filter: brightness(.82) saturate(.92); }
.hero__content { text-shadow: 0 2px 24px rgba(40,30,28,.35); }
.hero .btn { text-shadow: none; }
.hero__content { position: relative; text-align: center; display: grid; justify-items: center; gap: 18px; padding: 120px var(--gutter-r) 80px var(--gutter); }
.hero__name { font-family: var(--name); font-weight: 500; font-size: clamp(38px, 6.4vw, 96px); line-height: 1; letter-spacing: .05em; text-transform: uppercase; }
.hero__title { font-size: clamp(14px, 1.7vw, 22px); letter-spacing: .32em; text-transform: uppercase; font-weight: 500; }
.hero__team { font-size: 13px; letter-spacing: .2em; text-transform: uppercase; opacity: .95; font-weight: 500; }
.hero .btn-row { justify-content: center; margin-top: 18px; }
.hero__cue { position: absolute; bottom: calc(26px + env(safe-area-inset-bottom, 0px)); left: 50%; translate: -50% 0; width: 1px; height: 54px; background: rgba(255,255,255,.5); overflow: hidden; }
.hero__cue::after { content: ""; position: absolute; left: 0; top: -40%; width: 1px; height: 40%; background: var(--white); animation: cue 2.2s var(--ease) infinite; }
@keyframes cue { to { top: 100%; } }
@media (max-width: 700px) { .hero { min-height: 560px; height: 88svh; } .hero__title { letter-spacing: .22em; } }

/* page hero (inner pages) */
.page-hero { padding-top: clamp(40px, 6vw, 80px); padding-bottom: clamp(32px, 4vw, 52px); }
.page-hero h1 { font-size: clamp(50px, 7.4vw, 108px); max-width: 13em; }
.page-hero .lede { margin-top: 24px; }
/* title band: full-width petal background (same tone as the footer) */
.page-hero { background: var(--petal); box-shadow: 0 0 0 100vmax var(--petal); clip-path: inset(0 -100vmax); }
.page-hero + .wrap, .page-hero + section.wrap { padding-top: clamp(32px, 4vw, 56px); }
.page-hero h1 { color: var(--rose-deep); }
.page-hero h1 em { color: var(--cedar); }
.page-hero__img { aspect-ratio: 21 / 9; overflow: hidden; max-width: 100%; }
.page-hero__img img { width: 100%; height: 100%; object-fit: cover; }
@media (max-width: 700px) { .page-hero__img { aspect-ratio: 4 / 3; } }

/* ---------- proof strip ---------- */
.proof { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.proof__item { padding: 32px 24px 28px 0; display: grid; gap: 6px; align-content: start; }
.proof__item + .proof__item { padding-left: 24px; border-left: 1px solid var(--line); }
.proof__item:nth-child(3n+1) { padding-left: 0; border-left: 0; }
.proof__item:nth-child(n+4) { border-top: 1px solid var(--line); }
.proof__num { font-family: var(--display); font-size: clamp(42px, 4.6vw, 64px); line-height: 1; font-variant-numeric: tabular-nums; }
.proof__label { font-size: 14px; color: var(--stone); line-height: 1.4; }
.footnote { font-size: 12px; color: var(--stone); margin-top: 14px; }
@media (max-width: 860px) {
  .proof { grid-template-columns: 1fr 1fr; }
  .proof__item:nth-child(n) { padding-left: 24px; border-left: 1px solid var(--line); }
  .proof__item:nth-child(odd) { padding-left: 0; border-left: 0; }
  .proof__item:nth-child(n+3) { border-top: 1px solid var(--line); }
}

/* ---------- intro / about block ---------- */
.portrait { position: relative; aspect-ratio: 4 / 5; background: var(--salt); overflow: hidden; max-width: 100%; }
.portrait img { width: 100%; height: 100%; object-fit: cover; }
.portrait__ph { position: absolute; inset: 0; display: grid; place-items: center; text-align: center; color: var(--stone); }
.portrait__ph span { font-family: var(--name); font-size: clamp(90px, 12vw, 160px); line-height: 1; color: var(--cedar); opacity: .18; display: block; }
.portrait__ph small { font-size: 12px; letter-spacing: .14em; text-transform: uppercase; }
.signature { font-family: var(--display); font-style: italic; font-size: 34px; color: var(--cedar); }

/* ---------- services ---------- */
.services { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.service { background: var(--white); padding: clamp(28px, 3vw, 44px); display: flex; flex-direction: column; gap: 14px; min-height: 300px; text-decoration: none; transition: background .3s var(--ease); }
.service:nth-child(1) { background: var(--salt); }
.service:nth-child(2) { background: var(--petal); }
.service:nth-child(3) { background: var(--seaglass); }
.service:nth-child(2) .eyebrow, .service:nth-child(3) .eyebrow { color: var(--rose-deep); }
.service:nth-child(2) p { color: #64554F; }
.service:nth-child(3) p { color: #5A4C48; }
.service { transition: background .3s var(--ease), filter .3s var(--ease); }
.service:hover { filter: brightness(.97); }
.service h3 { margin-top: auto; }
.service p { color: var(--stone); font-size: 16px; }
.service .eyebrow { color: var(--cedar); }
@media (max-width: 900px) { .services { grid-template-columns: 1fr; } .service { min-height: 0; } .service h3 { margin-top: 8px; } }

/* ---------- listings (centred caption, brokerage line) ---------- */
.cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(20px, 2.4vw, 32px); }
.cards > * { min-width: 0; }
@media (max-width: 960px) { .cards { grid-template-columns: 1fr 1fr; } }
@media (max-width: 620px) { .cards { grid-template-columns: 1fr; } }
.listing { text-decoration: none; display: grid; background: var(--white); transition: box-shadow .4s var(--ease), transform .4s var(--ease); }
.listing:hover { box-shadow: 0 18px 40px -22px rgba(28,35,33,.35); transform: translateY(-3px); }
.listing__img { position: relative; aspect-ratio: 4 / 3; overflow: hidden; background: var(--petal); max-width: 100%; }
.listing__img img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease); }
.listing:hover .listing__img img { transform: scale(1.04); }
.tag { position: absolute; top: 14px; left: 14px; background: var(--paper); color: var(--ink); font-size: 11px; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; padding: 7px 10px; }
.tag--sold { background: var(--cedar); color: var(--white); }
.listing__body { text-align: center; display: grid; gap: 6px; padding: 26px 20px 24px; }
.listing__addr { font-family: var(--display); font-size: clamp(24px, 2.2vw, 30px); line-height: 1.1; }
.listing__price { font-size: 20px; letter-spacing: .04em; font-variant-numeric: tabular-nums; }
.listing__type { font-size: 15px; }
.listing__facts { font-size: 13px; color: var(--stone); letter-spacing: .06em; }
.listing__mls { font-size: 13px; color: var(--stone); padding-top: 10px; margin-top: 6px; border-top: 1px solid var(--line); }
.sample-note { font-size: 12px; color: var(--stone); font-style: italic; }

/* ---------- kicker, framed portrait, circle link ---------- */
.kicker { display: grid; gap: 18px; justify-items: start; }
.kicker::after { content: ""; width: 44px; height: 1px; background: var(--cedar); }

.name-head { font-family: var(--name); font-weight: 500; font-size: clamp(40px, 5vw, 72px); line-height: 1; letter-spacing: .06em; text-transform: uppercase; color: var(--cedar); }
.framed { position: relative; max-width: 100%; margin: 0 32px 32px 0; }
.framed::before { content: ""; position: absolute; inset: 24px -32px -32px 32px; border: 1px solid var(--cedar); z-index: 0; }
.framed > * { position: relative; z-index: 1; box-shadow: 0 30px 60px -30px rgba(28,35,33,.35); }
.circle-link { display: inline-flex; align-items: center; gap: 18px; text-decoration: none; font: 600 13px var(--body); letter-spacing: .22em; text-transform: uppercase; }
.circle-link i { width: 64px; height: 64px; border-radius: 50%; background: var(--cedar); display: grid; place-items: center; transition: transform .4s var(--ease), background .3s; flex: none; }
.circle-link i::before { content: ""; width: 18px; height: 1.5px; background: var(--white); transition: width .4s var(--ease); }
.circle-link:hover i { transform: scale(1.08); background: var(--rose-deep); }
.circle-link:hover i::before { width: 26px; }

/* ---------- neighbourhood carousel (split) ---------- */
.hood-split h2 { font-size: clamp(38px, 3.8vw, 58px); }
.hood-split { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 2.1fr); gap: clamp(32px, 5vw, 72px); align-items: center; }
.hood-track { display: grid; grid-auto-flow: column; grid-auto-columns: clamp(220px, 22vw, 300px); gap: clamp(28px, 3vw, 48px); overflow-x: auto; scroll-snap-type: x mandatory; padding: 0 40px 44px 0; scrollbar-width: none; }
.hood-track::-webkit-scrollbar { display: none; }
.hood-track > * { scroll-snap-align: start; }
.hood-frame { position: relative; }
.hood-frame::before { content: ""; position: absolute; inset: 36px -24px -20px 30px; border: 1px solid var(--cedar); }
.hood-frame .hood { aspect-ratio: 2 / 3; display: block; box-shadow: 0 24px 50px -28px rgba(28,35,33,.45); }
.arrows { display: flex; gap: 10px; justify-content: flex-end; }
.arrows button { width: 56px; height: 56px; border-radius: 50%; border: 1px solid var(--cedar); background: transparent; color: var(--cedar); font-size: 22px; cursor: pointer; transition: background .25s; }
.arrows button:hover { background: var(--cedar); color: var(--white); }
@media (max-width: 860px) {
  .hood-split { grid-template-columns: 1fr; }
  .hood-track { grid-auto-columns: 64%; }
  .arrows { justify-content: flex-start; }
}

/* ---------- neighbourhoods ---------- */
.hoods { display: grid; grid-template-columns: repeat(4, 1fr); gap: 16px; }
.hood { position: relative; aspect-ratio: 3 / 4; overflow: hidden; text-decoration: none; color: var(--white); background: var(--ink); max-width: 100%; }
.hood img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease), opacity .4s; opacity: .92; }
.hood::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to top, rgba(59,48,45,.62), rgba(59,48,45,0) 55%); }
.hood__text { position: absolute; left: 20px; right: 20px; bottom: 18px; z-index: 1; display: grid; gap: 4px; }
.hood__name { font-family: var(--display); font-size: clamp(26px, 2.4vw, 34px); line-height: 1.05; }
.hood__hint { font-size: 13px; opacity: .85; }
.hood:hover img { transform: scale(1.05); opacity: 1; }
.hood--wide { grid-column: span 2; aspect-ratio: auto; }
.hood--wide img { position: absolute; inset: 0; }
@media (max-width: 960px) { .hoods { grid-template-columns: repeat(2, 1fr); } .hood--wide { aspect-ratio: 16 / 10; } }
@media (max-width: 520px) { .hoods { grid-template-columns: 1fr 1fr; gap: 10px; } .hood__text { left: 14px; bottom: 12px; } .hood__hint { display: none; } }

/* horizontal scroller on home */
.scroller { display: grid; grid-auto-flow: column; grid-auto-columns: minmax(240px, 24%); gap: 16px; overflow-x: auto; scroll-snap-type: x mandatory; padding-bottom: 12px; scrollbar-width: thin; }
.scroller > * { scroll-snap-align: start; }
@media (max-width: 700px) { .scroller { grid-auto-columns: 72%; } }

/* ---------- process ---------- */
.steps { display: grid; grid-template-columns: repeat(4, 1fr); gap: clamp(20px, 3vw, 40px); counter-reset: step; }
.step { border-top: 1px solid currentColor; padding-top: 22px; display: grid; gap: 10px; align-content: start; }
.step__n { font-family: var(--display); font-size: 22px; font-style: italic; color: var(--cedar); }
.step p { font-size: 15.5px; color: var(--stone); }
.steps--3 { grid-template-columns: repeat(3, 1fr); }
@media (max-width: 900px) { .steps, .steps--3 { grid-template-columns: 1fr 1fr; } }
@media (max-width: 520px) { .steps, .steps--3 { grid-template-columns: 1fr; } }

/* ---------- testimonials ---------- */
.quote { display: grid; gap: 28px; max-width: 980px; }
.quote blockquote { margin: 0; font-family: var(--display); font-size: clamp(28px, 3.6vw, 48px); line-height: 1.18; text-wrap: balance; }
.quote cite { font-style: normal; font-size: 14px; letter-spacing: .08em; text-transform: uppercase; }
.quote-nav { display: flex; gap: 10px; align-items: center; }
.quote-nav button { width: 46px; height: 46px; border-radius: 50%; border: 1px solid currentColor; background: none; color: inherit; cursor: pointer; font-size: 18px; }
.quote-nav button:hover { background: var(--cedar); border-color: var(--cedar); color: var(--white); }
.quote-count { font-size: 13px; letter-spacing: .1em; margin-left: 8px; font-variant-numeric: tabular-nums; }
.placeholder-flag { display: inline-block; font-size: 11px; letter-spacing: .12em; text-transform: uppercase; border: 1px dashed currentColor; padding: 4px 8px; opacity: .7; }

/* ---------- valuation / CTA band ---------- */
.cta-band { position: relative; overflow: hidden; color: var(--ink); background: var(--salt); }
.cta-band > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.cta-band::before { content: ""; position: absolute; inset: 0; z-index: 1; background: linear-gradient(90deg, rgba(252,250,248,.95) 0%, rgba(252,250,248,.86) 42%, rgba(252,250,248,.15) 78%, rgba(252,250,248,0)); }
@media (max-width: 760px) { .cta-band::before { background: rgba(252,250,248,.86); } }
.cta-band .wrap { position: relative; z-index: 2; padding-block: clamp(56px, 8vw, 112px); display: grid; gap: 24px; justify-items: start; }
/* split variant: photo fills the right side only (keeps smaller photos sharp) */
.cta-band--split > img { left: auto; width: 60%; object-position: 50% 50%; }
.cta-band--split .wrap { grid-template-columns: minmax(0, 1fr) 62%; }
.cta-band--split .wrap > * { grid-column: 1; }
.cta-band--split::before { background: linear-gradient(90deg, var(--salt) 0%, var(--salt) 40%, rgba(247,239,235,.7) 46%, rgba(247,239,235,0) 58%); }
@media (max-width: 760px) {
  .cta-band--split { display: flex; flex-direction: column-reverse; }
  .cta-band--split > img { position: static; width: 100%; height: auto; aspect-ratio: 4 / 3; }
  .cta-band--split::before { display: none; }
  .cta-band--split .wrap { padding-block: 48px 40px; grid-template-columns: 1fr; }
}
.cta-band--plain { background: var(--salt); }
.cta-band--plain::before { display: none; }
.cta-band h2 { max-width: 12em; }
.cta-band p { max-width: 32em; font-size: 18px; color: var(--stone); }
.cta-band .btn--light { background: var(--cedar); border-color: var(--cedar); color: var(--white); }
.cta-band .btn--light:hover { background: var(--rose-deep); border-color: var(--rose-deep); }
.cta-band .btn--line-light { color: var(--ink); border-color: var(--ink); }
.cta-band .btn--line-light:hover { background: var(--ink); color: var(--paper); }

/* ---------- forms ---------- */
.form { display: grid; grid-template-columns: 1fr 1fr; gap: 18px 20px; }
.form .full { grid-column: 1 / -1; }
.field { display: grid; gap: 7px; min-width: 0; }
.field label { font-size: 12px; font-weight: 600; letter-spacing: .12em; text-transform: uppercase; color: var(--stone); }
.field input, .field select, .field textarea {
  font: inherit; font-size: 16px; color: var(--ink); background: var(--white);
  border: 1px solid var(--line); border-radius: 10px; padding: 14px 14px; width: 100%;
}
.field textarea { min-height: 120px; resize: vertical; }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--cedar); box-shadow: 0 0 0 3px color-mix(in srgb, var(--seaglass) 50%, transparent); }
.chips { display: flex; flex-wrap: wrap; gap: 8px; position: relative; }
.chips input { position: absolute; left: 0; top: 0; width: 1px; height: 1px; margin: 0; opacity: 0; pointer-events: none; }
.chips label { font-size: 14px; letter-spacing: 0; text-transform: none; font-weight: 500; color: var(--ink); border: 1px solid var(--line); background: var(--white); padding: 10px 14px; cursor: pointer; border-radius: 40px; transition: all .2s; }
.chips input:checked + label { background: var(--cedar); color: var(--white); border-color: var(--cedar); }
.chips input:focus-visible + label { outline: 2px solid var(--cedar); outline-offset: 2px; }
.form-note { font-size: 13px; color: var(--stone); }
.form-done { display: none; padding: 28px; background: var(--white); border: 1px solid var(--line); }
.form.is-done { display: none; }
.form.is-done + .form-done { display: block; }
@media (max-width: 620px) { .form { grid-template-columns: 1fr; } }
.panel { background: var(--white); padding: clamp(24px, 4vw, 48px); border: 1px solid var(--line); border-radius: 16px; }

/* ---------- journal ---------- */
.posts { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(24px, 3vw, 40px); }
.posts > * { min-width: 0; }
.post { text-decoration: none; display: grid; gap: 12px; align-content: start; }
.post__img { aspect-ratio: 3 / 2; overflow: hidden; max-width: 100%; }
.post__img img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease); }
.post:hover .post__img img { transform: scale(1.04); }
.post h3 { font-size: clamp(26px, 2.3vw, 32px); }
.post p { color: var(--stone); font-size: 15.5px; }
.post__meta { font-size: 12px; letter-spacing: .12em; text-transform: uppercase; color: var(--cedar); font-weight: 600; }
@media (max-width: 900px) { .posts { grid-template-columns: 1fr 1fr; } }
@media (max-width: 600px) { .posts { grid-template-columns: 1fr; } }

/* ---------- misc blocks ---------- */
.list-check { list-style: none; padding: 0; margin: 0; display: grid; gap: 14px; }
.list-check li { padding-left: 30px; position: relative; }
.list-check li::before { content: ""; position: absolute; left: 0; top: .55em; width: 16px; height: 1px; background: var(--cedar); }
.list-plain { list-style: none; padding: 0; margin: 0; display: grid; gap: 12px; }
.cred { gap: 18px; }
.cred li { display: grid; gap: 2px; padding-left: 0; }
.cred li::before { display: none; }
.cred b { font-weight: 600; }
.cred span { font-size: 15px; color: var(--stone); }
.facts { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.facts div { background: var(--paper); padding: 22px; display: grid; gap: 4px; }
.facts b { font-family: var(--display); font-weight: 400; font-size: 32px; line-height: 1.1; font-variant-numeric: tabular-nums; }
.facts span { font-size: 13px; color: var(--stone); }
@media (max-width: 760px) { .facts { grid-template-columns: 1fr 1fr; } }
.faq { border-top: 1px solid var(--line); }
.faq details { border-bottom: 1px solid var(--line); padding: 22px 0; }
.faq summary { cursor: pointer; list-style: none; display: flex; justify-content: space-between; gap: 20px; font-family: var(--display); font-size: clamp(22px, 2.2vw, 28px); line-height: 1.2; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; font-family: var(--body); font-weight: 300; font-size: 26px; line-height: 1; transition: transform .3s var(--ease); }
.faq details[open] summary::after { transform: rotate(45deg); }
.faq details p { margin-top: 12px; color: var(--stone); max-width: 44em; }
.mls-box { border: 1px dashed var(--stone); padding: clamp(24px, 4vw, 44px); display: grid; gap: 18px; background: var(--white); }
.search-bar { display: grid; grid-template-columns: 2fr 1fr 1fr 1fr auto; gap: 10px; }
.search-bar > * { min-width: 0; }
@media (max-width: 860px) { .search-bar { grid-template-columns: 1fr 1fr; } .search-bar .field:first-child, .search-bar .btn { grid-column: 1 / -1; justify-content: center; } }
.filters { display: flex; flex-wrap: wrap; gap: 8px; }
.filter { font: 500 14px var(--body); padding: 9px 16px; border: 1px solid var(--line); background: var(--white); border-radius: 40px; cursor: pointer; color: var(--ink); }
.filter[aria-pressed="true"] { background: var(--cedar); color: var(--white); border-color: var(--cedar); }
.toc { align-self: start; align-content: start; position: sticky; top: calc(100px + env(safe-area-inset-top, 0px)); display: grid; gap: 10px; font-size: 15px; }
.toc a { text-decoration: none; color: var(--stone); }
.toc a:hover { color: var(--ink); }
.article-grid { display: grid; grid-template-columns: 220px 1fr; gap: clamp(32px, 6vw, 96px); }
.article-grid > * { min-width: 0; }
.article-grid h2 { font-size: clamp(32px, 3.4vw, 46px); margin: 40px 0 16px; }
.article-grid h2:first-child { margin-top: 0; }
@media (max-width: 860px) { .article-grid { grid-template-columns: 1fr; } .toc { position: static; grid-auto-flow: column; overflow-x: auto; gap: 18px; white-space: nowrap; padding-bottom: 8px; border-bottom: 1px solid var(--line); } }

/* ---------- footer ---------- */
.site-footer { background: var(--petal); color: var(--ink); border-top: 1px solid var(--seaglass); padding-top: clamp(48px, 6vw, 80px); font-size: 14px; }
.footer-bottom { background: var(--seaglass); margin-top: clamp(40px, 5vw, 64px); padding-top: 32px; padding-bottom: calc(32px + env(safe-area-inset-bottom, 0px)); }
.site-footer a { text-decoration: none; }
.site-footer a:hover { color: var(--rose-deep); }
.footer-top { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr; gap: 40px; }
.footer-top > * { min-width: 0; }
.footer-top h4 { font: 600 12px var(--body); letter-spacing: .16em; text-transform: uppercase; color: var(--rose-deep); margin: 0 0 16px; }
.footer-top ul { list-style: none; padding: 0; margin: 0; display: grid; gap: 10px; }
.footer-brand { font-family: var(--name); font-weight: 500; text-transform: uppercase; letter-spacing: .05em; font-size: clamp(40px, 4vw, 56px); color: var(--rose-deep); line-height: 1; }
.footer-legal { display: grid; grid-template-columns: auto 1fr; gap: 32px; font-size: 12.5px; line-height: 1.6; color: #5E504C; align-items: start; }
.footer-legal > * { min-width: 0; }
.brokerage { display: flex; flex-wrap: wrap; gap: 12px 28px; align-items: center; }
.logo-link { display: inline-flex; align-items: center; padding: 6px; border-radius: 6px; transition: opacity .2s, background .2s; }
.logo-link:hover { background: rgba(252,250,248,.45); }
.logo-link img { width: auto; max-width: none; }
.logo-exp { height: 46px; }
.logo-pinnacle { height: 66px; }
.social { display: flex; gap: 10px; margin-top: 20px; }
.social a { width: 42px; height: 42px; border-radius: 50%; border: 1px solid var(--line); display: grid; place-items: center; }
.social a { border-color: var(--seaglass); }
.social a:hover { background: var(--rose-deep); border-color: var(--rose-deep); color: var(--white); }
.social svg { width: 18px; height: 18px; }
@media (max-width: 900px) { .footer-top { grid-template-columns: 1fr 1fr; } .footer-top > :first-child { grid-column: 1 / -1; } .footer-legal { grid-template-columns: 1fr; } }

/* sticky mobile contact bar */
.mobile-bar { display: none; }
@media (max-width: 700px) {
  .mobile-bar {
    display: grid; grid-template-columns: 1fr 1fr; gap: 8px; position: fixed; left: 0; right: 0; bottom: 0; z-index: 40;
    padding: 10px var(--gutter-r) calc(10px + env(safe-area-inset-bottom, 0px)) var(--gutter);
    background: color-mix(in srgb, var(--paper) 94%, transparent); backdrop-filter: blur(10px); border-top: 1px solid var(--line);
    transform: translateY(110%); transition: transform .4s var(--ease);
  }
  .mobile-bar.is-visible { transform: none; }
  .mobile-bar .btn { justify-content: center; padding: 14px 10px; }
  .footer-bottom { padding-bottom: calc(100px + env(safe-area-inset-bottom, 0px)); }
}

/* reveal: visible at rest, gentle rise when JS runs */
.js .reveal { opacity: 0; transform: translateY(18px); transition: opacity .9s var(--ease), transform .9s var(--ease); }
.js .reveal.is-in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation: none !important; transition: none !important; scroll-behavior: auto !important; }
  .js .reveal { opacity: 1; transform: none; }
}

/* ---------- article pages (Insights) ---------- */
.article { max-width: 720px; margin: 0 auto; }
.article > * { margin: 0 0 20px; }
.article > *:last-child { margin-bottom: 0; }
.article > h2 { font-size: clamp(30px, 3.2vw, 42px); margin: 56px 0 18px; }
.article > h3 { font-size: clamp(22px, 2vw, 26px); margin: 36px 0 12px; }
.article > h2 + h3 { margin-top: 8px; }
.article p, .article li { font-size: 18px; line-height: 1.7; }
.article ul, .article ol { padding-left: 1.3em; display: grid; gap: 10px; }
.article li { padding-left: 4px; }
.article li::marker { color: var(--cedar); }
.article > .facts { margin: 32px 0 40px; }
.article-meta { font-size: 13px; letter-spacing: .12em; text-transform: uppercase; color: var(--stone); }
.article > .article-cta { margin-top: 56px; padding: clamp(24px, 4vw, 40px); background: var(--petal); border-radius: 16px; display: grid; gap: 14px; justify-items: start; }
.article-cta h3, .article-cta p { margin: 0; }
.article > .source { font-size: 13px; color: var(--stone); margin-top: 28px; }
.article > .source a { color: inherit; }
/* guide pages (Oak Bay) use .prose inside .article-grid */
.article-grid .prose > * { margin: 0 0 18px; }
.article-grid .prose > h2 { margin: 56px 0 18px; }
.article-grid .prose > h2:first-child { margin-top: 0; }
.article-grid .prose > .faq { margin-top: 8px; }

/* photos inside split sections and articles */
.split-photo { aspect-ratio: 4 / 3; overflow: hidden; max-width: 100%; margin-bottom: 12px; }
.split-photo img { width: 100%; height: 100%; object-fit: cover; }
.article > .article-photo { margin: 36px 0; }
.article-photo img { width: 100%; height: auto; }

/* guide intro: photo beside stats (for smaller neighbourhood photos) */
.guide-intro { display: grid; grid-template-columns: minmax(0, 380px) minmax(0, 1fr); gap: clamp(24px, 4vw, 56px); align-items: center; }
.guide-intro__img { aspect-ratio: 4 / 5; overflow: hidden; max-width: 100%; }
.guide-intro__img img { width: 100%; height: 100%; object-fit: cover; }
.facts--2 { grid-template-columns: 1fr 1fr; }
@media (max-width: 760px) { .guide-intro { grid-template-columns: 1fr; } .guide-intro__img { aspect-ratio: 4 / 3; } }
.fav-list { list-style: none; padding: 0; display: grid; gap: 12px; }
.fav-list li { padding: 14px 18px; background: var(--salt); border-left: 3px solid var(--cedar); }

/* anchored sections land below the sticky header */
[id] { scroll-margin-top: 104px; }
@media (max-width: 760px) { [id] { scroll-margin-top: 86px; } }
#connect { scroll-margin-top: 84px; }
@media (max-width: 760px) { #connect { scroll-margin-top: 70px; } }

/* stacked prose: one gap between paragraphs, not stack gap plus paragraph margin */
.stack.prose { gap: 14px; }
.stack.prose p + p { margin-top: 0; }
.footer-talk { margin-top: 22px; }
/* four stats in one row (Sell page) */
@media (min-width: 861px) {
  .proof--4 { grid-template-columns: repeat(4, 1fr); }
  .proof--4 .proof__item:nth-child(n) { border-top: 0; padding-left: 24px; border-left: 1px solid var(--line); }
  .proof--4 .proof__item:first-child { padding-left: 0; border-left: 0; }
}
/* Neighbourhoods grid: closing tile that invites a question */
.hood--cta { background: var(--rose-deep); }
.hood--cta .hood__name { font-size: clamp(22px, 2vw, 28px); line-height: 1.15; }
.hood--cta .hood__hint { display: block; }