/* ============================================================
   CRF Properties · shared stylesheet
   Brand green #056839 · editorial, credible, calm
   Full mockup build · JJ Kirkland Studios
   ============================================================ */

:root {
  --forest:       #056839;
  --forest-deep:  #04552e;
  --forest-dark:  #033a20;
  --forest-night: #072b1c;
  --forest-soft:  #0b7d46;
  --forest-tint:  #edf4ee;
  --forest-wash:  #f4f8f3;
  --mint:         #a5e2c1;
  --ink:          #1a221d;
  --ink-soft:     #2c3831;
  --stone:        #5d675f;
  --stone-light:  #879088;
  --sand:         #faf8f3;
  --paper:        #ffffff;
  --line:         #e4e7e1;
  --line-soft:    #eef0ec;
  --line-strong:  #d7ddd6;
  --brass:        #a98a4b;
  --shadow-sm:    0 1px 2px rgba(20,30,24,0.05), 0 1px 1px rgba(20,30,24,0.03);
  --shadow-md:    0 1px 2px rgba(20,30,24,0.05), 0 18px 44px -22px rgba(9,38,23,0.26);
  --shadow-lg:    0 2px 5px rgba(20,30,24,0.05), 0 34px 74px -28px rgba(9,38,23,0.36);
  --ring:         0 0 0 3px rgba(5,104,57,0.14);
  --ease:         cubic-bezier(0.22, 1, 0.36, 1);
}

* { margin: 0; padding: 0; box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 90px; }
body {
  font-family: 'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;
  background: var(--sand);
  color: var(--ink);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
::selection { background: var(--forest-deep); color: #fff; }

:focus-visible { outline: 2px solid var(--forest); outline-offset: 3px; }
.band-dark :focus-visible, .cta :focus-visible, footer :focus-visible { outline-color: var(--mint); }

.serif { font-family: 'Fraunces', Georgia, 'Times New Roman', serif; }

/* ---------- Layout helpers ---------- */
.wrap { max-width: 1120px; margin: 0 auto; padding: 0 6%; }
.wrap-wide { max-width: 1320px; margin: 0 auto; padding: 0 5%; }
section { padding: 1.35rem 0; }
.tight { padding: 0.8rem 0; }
.eyebrow {
  font-size: 0.7rem; font-weight: 600; letter-spacing: 0.18em;
  text-transform: uppercase; color: var(--forest);
  display: inline-flex; align-items: center; gap: 0.65rem; margin-bottom: 0.8rem;
}
.eyebrow::before { content: ''; width: 28px; height: 1px; background: linear-gradient(90deg, var(--forest), rgba(5,104,57,0.25)); }
.heading {
  font-family: 'Fraunces', Georgia, serif; font-weight: 400;
  font-size: clamp(1.8rem, 3.2vw, 2.7rem); line-height: 1.1; color: var(--ink);
  letter-spacing: -0.015em;
  font-variant-ligatures: common-ligatures;
}
.heading em { font-style: italic; color: var(--forest); }
.heading-sm { font-size: clamp(1.35rem, 2.2vw, 1.8rem); }
.lead { font-size: 0.97rem; color: var(--stone); max-width: 620px; line-height: 1.62; }
.center { text-align: center; }
.center .eyebrow { justify-content: center; }
.center .lead { margin-left: auto; margin-right: auto; }
.sec-head { margin-bottom: 1.1rem; }
.link-green { color: var(--forest); font-weight: 600; }
.link-green:hover { text-decoration: underline; text-underline-offset: 3px; }

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; gap: 0.5rem;
  font-size: 0.82rem; font-weight: 600; letter-spacing: 0.015em;
  padding: 0.9rem 1.7rem; border-radius: 3px; transition: all 0.18s var(--ease);
  border: 1px solid transparent; cursor: pointer; font-family: inherit;
}
.btn-primary {
  background: linear-gradient(180deg, #077140 0%, var(--forest) 52%, var(--forest-deep) 100%);
  color: #fff;
  box-shadow: inset 0 1px 0 rgba(255,255,255,0.14), 0 1px 2px rgba(9,38,23,0.22);
}
.btn-primary:hover {
  background: linear-gradient(180deg, var(--forest) 0%, var(--forest-deep) 60%, var(--forest-dark) 100%);
  transform: translateY(-1px);
  box-shadow: inset 0 1px 0 rgba(255,255,255,0.1), var(--shadow-md);
}
.btn-ghost { border-color: var(--line-strong); color: var(--ink-soft); background: rgba(255,255,255,0.5); }
.btn-ghost:hover { border-color: var(--forest); color: var(--forest); background: #fff; box-shadow: var(--shadow-sm); }
.btn-white { background: #fff; color: var(--forest); box-shadow: 0 1px 2px rgba(3,42,23,0.25); }
.btn-white:hover { transform: translateY(-1px); box-shadow: 0 14px 34px -14px rgba(3,42,23,0.5); color: var(--forest-deep); }
.btn-outline-light { color: #fff; border-color: rgba(255,255,255,0.38); background: rgba(255,255,255,0.02); }
.btn-outline-light:hover { border-color: rgba(255,255,255,0.85); background: rgba(255,255,255,0.09); }
.btn-sm { padding: 0.6rem 1.1rem; font-size: 0.76rem; }
.btn-arrow::after { content: '\2192'; font-weight: 400; transition: transform 0.18s var(--ease); }
.btn-arrow:hover::after { transform: translateX(3px); }

/* ---------- Top bar ---------- */
.topbar {
  background: linear-gradient(180deg, var(--forest-deep), #04502b);
  color: rgba(255,255,255,0.78);
  font-size: 0.76rem; letter-spacing: 0.02em;
  border-bottom: 1px solid rgba(255,255,255,0.06);
}
.topbar .wrap-wide { display: flex; justify-content: space-between; align-items: center; padding-top: 0.5rem; padding-bottom: 0.5rem; gap: 1rem; }
.topbar a { color: rgba(255,255,255,0.92); transition: color 0.15s; }
.topbar a:hover { color: var(--mint); }
.topbar-left { display: flex; gap: 1.4rem; align-items: center; }
.topbar-left span { display: inline-flex; align-items: center; gap: 0.4rem; }
.topbar svg { width: 13px; height: 13px; opacity: 0.75; }
@media (max-width: 760px) { .topbar-right { display: none; } .topbar-left { gap: 1rem; font-size: 0.72rem; } }

/* ---------- Nav ---------- */
.nav {
  position: sticky; top: 0; z-index: 100;
  display: flex; justify-content: space-between; align-items: center;
  padding: 0.9rem 5%; background: rgba(250,248,243,0.88);
  backdrop-filter: blur(14px) saturate(1.5);
  -webkit-backdrop-filter: blur(14px) saturate(1.5);
  border-bottom: 1px solid var(--line);
  transition: padding 0.24s var(--ease), box-shadow 0.24s var(--ease), background 0.24s var(--ease);
}
.nav.stuck { padding: 0.55rem 5%; background: rgba(250,248,243,0.94); box-shadow: 0 1px 0 rgba(20,30,24,0.04), 0 10px 32px -20px rgba(20,30,24,0.4); }
.nav-logo img { height: 42px; width: auto; transition: height 0.24s var(--ease); }
.nav.stuck .nav-logo img { height: 34px; }
.nav-links { display: flex; gap: 1.7rem; align-items: center; list-style: none; }
.nav-links a {
  font-size: 0.85rem; font-weight: 500; color: var(--ink-soft);
  transition: color 0.15s; position: relative; padding: 0.2rem 0;
}
.nav-links a::after {
  content: ''; position: absolute; left: 0; right: 0; bottom: -4px;
  height: 2px; background: var(--forest); border-radius: 2px;
  transform: scaleX(0); transform-origin: left; transition: transform 0.22s var(--ease);
}
.nav-links a:hover, .nav-links a.active { color: var(--forest); }
.nav-links a:hover::after, .nav-links a.active::after { transform: scaleX(1); }
/* Payment reads as a plain nav link, no button treatment */
.nav-cta { font-weight: 500; }
.nav-toggle { display: none; background: none; border: 0; cursor: pointer; padding: 6px; }
.nav-toggle span { display: block; width: 24px; height: 2px; background: var(--ink); margin: 5px 0; transition: 0.22s var(--ease); border-radius: 2px; }
.nav.open .nav-toggle span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.nav.open .nav-toggle span:nth-child(2) { opacity: 0; }
.nav.open .nav-toggle span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

/* ---------- Scroll progress ---------- */
.progress { position: fixed; top: 0; left: 0; height: 2px; width: 0; background: linear-gradient(90deg, var(--forest-deep), var(--forest) 70%, var(--forest-soft)); z-index: 200; transition: width 0.08s linear; }

/* ---------- Hero ---------- */
.hero {
  position: relative; padding: 1.15rem 0 1.15rem; overflow: hidden;
  background:
    radial-gradient(56rem 32rem at 84% -14%, rgba(5,104,57,0.075), transparent 62%),
    radial-gradient(42rem 26rem at -12% 112%, rgba(5,104,57,0.055), transparent 60%),
    linear-gradient(180deg, #fcfbf7 0%, var(--sand) 88%);
}
.hero-canvas {
  position: absolute; inset: 0; z-index: 0; opacity: 0.85;
  -webkit-mask-image: radial-gradient(110% 105% at 72% 38%, #000 26%, rgba(0,0,0,0.35) 58%, transparent 82%);
          mask-image: radial-gradient(110% 105% at 72% 38%, #000 26%, rgba(0,0,0,0.35) 58%, transparent 82%);
}
.hero::after {
  content: ''; position: absolute; left: 0; right: 0; bottom: 0; height: 90px;
  background: linear-gradient(180deg, rgba(250,248,243,0), var(--sand));
  pointer-events: none; z-index: 1;
}
.hero .wrap { position: relative; z-index: 2; }
.hero-grid { display: grid; grid-template-columns: 1.15fr 0.85fr; gap: 3rem; align-items: center; }
.hero h1 {
  font-family: 'Fraunces', Georgia, serif; font-weight: 400;
  font-size: clamp(2.2rem, 4.2vw, 3.5rem); line-height: 1.06;
  letter-spacing: -0.022em; color: var(--ink); margin-bottom: 1rem;
}
.hero h1 em { font-style: italic; color: var(--forest); }
.hero-sub { font-size: 1.02rem; color: var(--stone); max-width: 520px; line-height: 1.68; margin-bottom: 1.35rem; }
.hero-actions { display: flex; gap: 0.9rem; flex-wrap: wrap; margin-bottom: 1.1rem; }
.hero-stats { display: flex; gap: 2.6rem; padding-top: 0.85rem; border-top: 1px solid var(--line-strong); }
.stat-val { font-family: 'Fraunces', serif; font-size: 2.1rem; font-weight: 500; color: var(--forest); line-height: 1; letter-spacing: -0.01em; font-variant-numeric: lining-nums; }
.stat-label { font-size: 0.73rem; color: var(--stone); margin-top: 0.45rem; letter-spacing: 0.03em; }

.hero-card {
  background: var(--paper); border: 1px solid rgba(20,30,24,0.09); border-radius: 10px;
  box-shadow: var(--shadow-lg), inset 0 1px 0 rgba(255,255,255,0.9); overflow: hidden;
  position: relative;
}
.hero-card::before {
  content: ''; position: absolute; top: 0; left: 0; right: 0; height: 3px; z-index: 1;
  background: linear-gradient(90deg, var(--forest), var(--forest-soft) 55%, var(--mint));
}
.hero-card-top { padding: 1.5rem 1.7rem 1.35rem; border-bottom: 1px solid var(--line-soft); background: linear-gradient(180deg, #fff 20%, var(--forest-wash)); }
.hero-card-top .label { font-size: 0.68rem; letter-spacing: 0.15em; text-transform: uppercase; color: var(--stone-light); font-weight: 600; }
.hero-card-top .val { font-family: 'Fraunces', serif; font-size: 1.32rem; color: var(--ink); margin-top: 0.35rem; letter-spacing: -0.01em; }
.hero-card-list { list-style: none; }
.hero-card-list li {
  display: flex; justify-content: space-between; align-items: center;
  padding: 0.9rem 1.7rem; border-bottom: 1px solid var(--line-soft); font-size: 0.86rem;
  transition: background 0.15s, padding-left 0.18s var(--ease);
}
.hero-card-list li:hover { background: var(--forest-wash); padding-left: 1.95rem; }
.hero-card-list li:last-child { border-bottom: 0; }
.hero-card-list .k { color: var(--stone); }
.hero-card-list .v { color: var(--ink); font-weight: 600; font-variant-numeric: lining-nums; }
.pill {
  font-size: 0.64rem; font-weight: 600; letter-spacing: 0.08em; text-transform: uppercase;
  color: var(--forest-deep); background: var(--forest-tint); padding: 0.28rem 0.65rem; border-radius: 100px;
  white-space: nowrap; box-shadow: inset 0 0 0 1px rgba(5,104,57,0.16);
}
.pill-dark { color: #fff; background: linear-gradient(180deg, var(--forest-soft), var(--forest)); box-shadow: inset 0 0 0 1px rgba(255,255,255,0.08); }
.pill-brass { color: #6b541f; background: #f4ecd9; box-shadow: inset 0 0 0 1px rgba(169,138,75,0.3); }

/* ---------- Trust strip ---------- */
.trust { background: var(--paper); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); padding: 1.1rem 0; }
.trust-row { display: flex; align-items: center; justify-content: space-between; gap: 2rem; flex-wrap: wrap; }
.trust-item { display: flex; align-items: center; gap: 0.65rem; font-size: 0.82rem; font-weight: 500; color: var(--stone); }
.trust-item svg { width: 18px; height: 18px; color: var(--forest); flex-shrink: 0; }

/* ---------- Focus areas ---------- */
.focus { background: var(--paper); border-bottom: 1px solid var(--line); }
.focus-top { display: grid; grid-template-columns: 1fr 1fr; gap: 2.4rem; align-items: end; margin-bottom: 1.5rem; }
.focus-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); border-radius: 6px; overflow: hidden; }
.focus-grid.five { grid-template-columns: repeat(5, 1fr); }
@media (max-width: 1080px) {
  .focus-grid.five { grid-template-columns: repeat(6, 1fr); }
  .focus-grid.five > .focus-card:nth-child(-n+3) { grid-column: span 2; }
  .focus-grid.five > .focus-card:nth-child(n+4) { grid-column: span 3; }
}
.focus-card {
  background: var(--paper); padding: 1.3rem 1.4rem; position: relative;
  display: block; text-decoration: none; color: inherit;
  transition: background 0.22s var(--ease), transform 0.22s var(--ease);
}
.focus-card:hover { transform: translateY(-2px); }
.focus-card:focus-visible { outline: 2px solid var(--forest); outline-offset: 3px; }
.focus-card::before { content: ''; position: absolute; left: 0; top: 0; bottom: 0; width: 3px; background: linear-gradient(180deg, var(--forest), var(--forest-soft)); transform: scaleY(0); transform-origin: top; transition: transform 0.28s var(--ease); }
.focus-card:hover { background: linear-gradient(180deg, var(--forest-wash), var(--sand)); }
.focus-card:hover::before { transform: scaleY(1); }
.focus-num { font-family: 'Fraunces', serif; font-style: italic; font-size: 1.5rem; color: var(--forest); opacity: 0.45; }
.focus-icon { width: 34px; height: 34px; margin: 0.4rem 0 1.15rem; color: var(--forest); }
.focus-card h3 { font-family: 'Fraunces', serif; font-weight: 500; font-size: 1.25rem; color: var(--ink); margin-bottom: 0.55rem; letter-spacing: -0.01em; }
.focus-card p { font-size: 0.88rem; color: var(--stone); line-height: 1.65; margin-bottom: 0.95rem; }
.focus-card .more { font-size: 0.78rem; font-weight: 600; color: var(--forest); letter-spacing: 0.02em; }
.focus-card .more::after { content: '\2192'; display: inline-block; margin-left: 0.4rem; transition: transform 0.18s var(--ease); }
.focus-card:hover .more::after { transform: translateX(3px); }

/* ---------- Feature / split ---------- */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: 3rem; align-items: center; }
.split.flip .split-media { order: 2; }
.split-media {
  aspect-ratio: 16/11; max-height: 290px; border-radius: 8px; overflow: hidden; border: 1px solid rgba(20,30,24,0.1);
  background: linear-gradient(135deg, var(--forest-tint), #dfeae2); position: relative;
  box-shadow: var(--shadow-md);
}
.split-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.8s var(--ease); }
.split-media:hover img { transform: scale(1.035); }
.split-media::after {
  content: ''; position: absolute; inset: 0; z-index: 1; pointer-events: none;
  box-shadow: inset 0 0 0 1px rgba(7,43,28,0.12), inset 0 1px 0 rgba(255,255,255,0.14);
  border-radius: inherit;
}
.split-media:has(> img)::after {
  background:
    linear-gradient(155deg, rgba(4,85,46,0.28) 0%, rgba(4,85,46,0.06) 42%, rgba(4,85,46,0) 60%),
    linear-gradient(0deg, rgba(7,43,28,0.24) 0%, rgba(7,43,28,0) 38%);
  mix-blend-mode: multiply;
}
.split-media img { filter: saturate(0.85) contrast(1.04); }
.split-media .badge {
  position: absolute; left: 16px; bottom: 16px; z-index: 2; background: rgba(255,255,255,0.96);
  backdrop-filter: blur(4px);
  border-radius: 6px; padding: 0.7rem 1.05rem; box-shadow: 0 10px 30px -12px rgba(7,43,28,0.5);
  border-left: 3px solid var(--forest);
}
.split-media .badge .b-val { font-family: 'Fraunces', serif; font-size: 1.2rem; color: var(--forest-deep); line-height: 1; }
.split-media .badge .b-lab { font-size: 0.66rem; color: var(--stone); text-transform: uppercase; letter-spacing: 0.09em; margin-top: 0.3rem; font-weight: 600; }
.check-list { list-style: none; margin-top: 1rem; }
.check-list li { display: flex; gap: 0.7rem; padding: 0.32rem 0; font-size: 0.89rem; color: var(--ink-soft); }
.check-list li::before {
  content: ''; flex-shrink: 0; width: 19px; height: 19px; margin-top: 3px; border-radius: 50%;
  background: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='12' viewBox='0 0 24 24' fill='none' stroke='%23056839' stroke-width='3' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpolyline points='20 6 9 17 4 12'/%3E%3C/svg%3E") center / 11px no-repeat,
              linear-gradient(180deg, #f2f8f3, var(--forest-tint));
  box-shadow: inset 0 0 0 1px rgba(5,104,57,0.2), 0 1px 2px rgba(20,30,24,0.06);
}

/* ---------- Values / dark band ---------- */
.band-dark {
  position: relative;
  background:
    radial-gradient(50rem 28rem at 88% -18%, rgba(165,226,193,0.1), transparent 60%),
    radial-gradient(44rem 30rem at -10% 118%, rgba(11,125,70,0.28), transparent 62%),
    linear-gradient(160deg, var(--forest-deep) 0%, var(--forest-dark) 68%, var(--forest-night) 100%);
  color: #fff;
}
.band-dark::before {
  content: ''; position: absolute; top: 0; left: 0; right: 0; height: 1px;
  background: linear-gradient(90deg, transparent 5%, rgba(165,226,193,0.35), transparent 95%);
  pointer-events: none;
}
.band-dark .eyebrow { color: var(--mint); }
.band-dark .eyebrow::before { background: linear-gradient(90deg, var(--mint), rgba(165,226,193,0.2)); }
.band-dark .heading { color: #fff; }
.band-dark .heading em { color: var(--mint); }
.band-dark .lead { color: rgba(255,255,255,0.68); }
.band-ink { background: linear-gradient(180deg, #1c241e, var(--ink)); color: #fff; }
.why-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1.3rem; margin-top: 1.2rem; }
.why-card { padding-top: 1rem; border-top: 2px solid rgba(255,255,255,0.22); transition: border-color 0.25s var(--ease); }
.why-card:hover { border-color: var(--mint); }
.why-card h4 { font-size: 1rem; font-weight: 600; margin-bottom: 0.5rem; color: #fff; }
.why-card p { font-size: 0.82rem; line-height: 1.58; color: rgba(255,255,255,0.64); }
.why-card .n { font-family: 'Fraunces', serif; font-style: italic; font-size: 1.1rem; color: var(--mint); display: block; margin-bottom: 0.6rem; }

/* ---------- Stat strip ---------- */
.stat-strip { display: grid; grid-template-columns: repeat(4, 1fr); gap: 2rem; text-align: center; }
.stat-strip .big { font-family: 'Fraunces', serif; font-size: clamp(2.2rem, 4vw, 3rem); color: var(--forest); line-height: 1; letter-spacing: -0.015em; font-variant-numeric: lining-nums; }
.stat-strip .cap { font-size: 0.76rem; color: var(--stone); margin-top: 0.65rem; letter-spacing: 0.04em; text-transform: uppercase; font-weight: 500; }
.band-dark .stat-strip .big { color: var(--mint); }
.band-dark .stat-strip .cap { color: rgba(255,255,255,0.6); }

/* ---------- Photo band ---------- */
.photo-band { width: 100%; height: 240px; overflow: hidden; border-bottom: 1px solid var(--line); position: relative; }
.photo-band img { width: 100%; height: 100%; object-fit: cover; object-position: center; filter: saturate(0.85) contrast(1.04); }
.photo-band::after {
  content: ''; position: absolute; inset: 0;
  background:
    linear-gradient(90deg, rgba(4,77,43,0.55) 0%, rgba(4,77,43,0.18) 40%, rgba(4,77,43,0) 70%),
    linear-gradient(0deg, rgba(7,43,28,0.28), rgba(7,43,28,0) 45%);
  mix-blend-mode: multiply;
}
@media (max-width: 900px) { .photo-band { height: 170px; } }

/* ---------- Property filter + cards ---------- */
.filter-bar {
  display: flex; align-items: center; justify-content: space-between; gap: 1rem;
  flex-wrap: wrap; margin-bottom: 1.8rem; padding-bottom: 1.1rem; border-bottom: 1px solid var(--line);
}
.filters { display: flex; gap: 0.5rem; flex-wrap: wrap; }
.filter-btn {
  font-family: inherit; font-size: 0.78rem; font-weight: 600; letter-spacing: 0.02em;
  padding: 0.5rem 1.05rem; border: 1px solid var(--line-strong); background: var(--paper);
  color: var(--stone); border-radius: 100px; cursor: pointer; transition: all 0.16s var(--ease);
}
.filter-btn:hover { border-color: var(--forest); color: var(--forest); box-shadow: var(--shadow-sm); }
.filter-btn.on {
  background: linear-gradient(180deg, #077140, var(--forest) 60%, var(--forest-deep));
  border-color: var(--forest-deep); color: #fff;
  box-shadow: inset 0 1px 0 rgba(255,255,255,0.14), 0 2px 6px -2px rgba(9,38,23,0.35);
}
.filter-count { font-size: 0.8rem; color: var(--stone-light); font-variant-numeric: lining-nums; }
.search-box { position: relative; }
.search-box input {
  font-family: inherit; font-size: 0.85rem; padding: 0.55rem 0.9rem 0.55rem 2.1rem;
  border: 1px solid var(--line-strong); border-radius: 100px; background: var(--paper);
  color: var(--ink); width: 220px; transition: border-color 0.15s, box-shadow 0.15s, width 0.24s var(--ease);
}
.search-box input:focus { outline: none; border-color: var(--forest); width: 260px; box-shadow: var(--ring); }
.search-box svg { position: absolute; left: 0.75rem; top: 50%; transform: translateY(-50%); width: 15px; height: 15px; color: var(--stone-light); }

.prop-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1.2rem; }
.prop-card {
  background: var(--paper); border: 1px solid rgba(20,30,24,0.1); border-radius: 8px; overflow: hidden;
  transition: transform 0.22s var(--ease), box-shadow 0.22s var(--ease), opacity 0.24s, border-color 0.2s;
  cursor: pointer; text-align: left; font-family: inherit; padding: 0; width: 100%; display: block;
  box-shadow: var(--shadow-sm);
}
.prop-card:hover { transform: translateY(-4px); box-shadow: var(--shadow-lg); border-color: rgba(5,104,57,0.28); }
.prop-card.hide { display: none; }
.prop-photo {
  aspect-ratio: 16/10; background: linear-gradient(135deg, #e7efe9, #d6e5db); position: relative;
  display: flex; align-items: center; justify-content: center; overflow: hidden;
}
.prop-photo img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.7s var(--ease); filter: saturate(0.85) contrast(1.04); }
.prop-card:hover .prop-photo img { transform: scale(1.05); }
.prop-photo::after {
  content: ''; position: absolute; inset: 0; z-index: 1; pointer-events: none;
  background:
    linear-gradient(160deg, rgba(4,85,46,0.2) 0%, rgba(4,85,46,0) 45%),
    linear-gradient(0deg, rgba(7,43,28,0.22), rgba(7,43,28,0) 40%);
  mix-blend-mode: multiply;
}
.prop-photo > svg { width: 46px; height: 46px; color: var(--forest); opacity: 0.4; }
.prop-photo .tag { position: absolute; top: 12px; left: 12px; z-index: 2; }
.prop-photo .status-dot {
  position: absolute; top: 12px; right: 12px; z-index: 2; font-size: 0.66rem; font-weight: 600;
  background: rgba(255,255,255,0.94); backdrop-filter: blur(3px); color: var(--ink);
  padding: 0.27rem 0.62rem; border-radius: 100px;
  display: inline-flex; align-items: center; gap: 0.35rem;
  box-shadow: 0 2px 8px -3px rgba(7,43,28,0.4);
}
.status-dot i { width: 6px; height: 6px; border-radius: 50%; background: var(--forest); display: block; box-shadow: 0 0 0 2.5px rgba(5,104,57,0.15); }
.status-dot.vacant i { background: var(--brass); box-shadow: 0 0 0 2.5px rgba(169,138,75,0.18); }
.prop-body { padding: 0.9rem 1rem 1rem; }
.prop-body h4 { font-family: 'Fraunces', serif; font-weight: 500; font-size: 1.08rem; margin-bottom: 0.3rem; color: var(--ink); letter-spacing: -0.01em; }
.prop-body .loc { font-size: 0.8rem; color: var(--stone); margin-bottom: 0.9rem; display: flex; align-items: center; gap: 0.35rem; }
.prop-meta { display: flex; gap: 1.3rem; border-top: 1px solid var(--line-soft); padding-top: 0.85rem; }
.prop-meta div .m-val { font-weight: 600; font-size: 0.88rem; color: var(--ink); font-variant-numeric: lining-nums; }
.prop-meta div .m-lab { font-size: 0.65rem; color: var(--stone-light); text-transform: uppercase; letter-spacing: 0.07em; }
.empty-state { text-align: center; padding: 3rem 0; color: var(--stone); font-size: 0.92rem; }

/* ---------- Modal ---------- */
.modal-back {
  position: fixed; inset: 0; background: rgba(10,20,14,0.66); backdrop-filter: blur(5px);
  z-index: 300; display: flex; align-items: center; justify-content: center; padding: 5vh 5vw;
  opacity: 0; pointer-events: none; transition: opacity 0.24s var(--ease);
}
.modal-back.open { opacity: 1; pointer-events: auto; }
.modal {
  background: var(--paper); border-radius: 12px; max-width: 820px; width: 100%;
  max-height: 90vh; overflow-y: auto; box-shadow: 0 40px 90px -20px rgba(3,26,15,0.6);
  transform: translateY(18px) scale(0.98); transition: transform 0.28s var(--ease);
}
.modal-back.open .modal { transform: none; }
.modal-media { height: 260px; background: linear-gradient(135deg, #e7efe9, #d6e5db); position: relative; }
.modal-media img { width: 100%; height: 100%; object-fit: cover; filter: saturate(0.85) contrast(1.04); }
.modal-media::after {
  content: ''; position: absolute; inset: 0; z-index: 1; pointer-events: none;
  background:
    linear-gradient(155deg, rgba(4,85,46,0.22) 0%, rgba(4,85,46,0) 45%),
    linear-gradient(0deg, rgba(7,43,28,0.26), rgba(7,43,28,0) 40%);
  mix-blend-mode: multiply;
}
.modal-close {
  position: absolute; top: 14px; right: 14px; z-index: 3; width: 34px; height: 34px; border-radius: 50%;
  background: rgba(255,255,255,0.94); backdrop-filter: blur(3px); border: 0; cursor: pointer;
  font-size: 1.1rem; color: var(--ink); box-shadow: 0 4px 14px -4px rgba(7,43,28,0.45);
  display: flex; align-items: center; justify-content: center; transition: transform 0.18s var(--ease), background 0.15s;
}
.modal-close:hover { transform: rotate(90deg); background: #fff; }
.modal-body { padding: 1.9rem 2.1rem 2.1rem; }
.modal-body h3 { font-family: 'Fraunces', serif; font-weight: 500; font-size: 1.6rem; margin-bottom: 0.3rem; letter-spacing: -0.015em; }
.modal-specs { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1rem; margin: 1.1rem 0; padding: 0.9rem 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.modal-specs .s-val { font-family: 'Fraunces', serif; font-size: 1.15rem; color: var(--forest); font-variant-numeric: lining-nums; }
.modal-specs .s-lab { font-size: 0.66rem; color: var(--stone-light); text-transform: uppercase; letter-spacing: 0.07em; margin-top: 0.25rem; }
.modal-actions { display: flex; gap: 0.7rem; margin-top: 1.5rem; flex-wrap: wrap; }

/* ---------- Tabs ---------- */
.tabs { display: flex; gap: 0.4rem; border-bottom: 1px solid var(--line); margin-bottom: 1.3rem; flex-wrap: wrap; }
.tab {
  font-family: inherit; font-size: 0.83rem; font-weight: 600; color: var(--stone);
  background: none; border: 0; border-bottom: 2px solid transparent; padding: 0.75rem 1.05rem;
  cursor: pointer; transition: all 0.16s; margin-bottom: -1px; white-space: nowrap;
}
.tab:hover { color: var(--forest); background: linear-gradient(180deg, rgba(5,104,57,0), rgba(5,104,57,0.04)); }
.tab.on { color: var(--forest); border-bottom-color: var(--forest); }
.tab-panel { display: none; }
.tab-panel.on { display: block; animation: fadeUp 0.32s var(--ease); }
@keyframes fadeUp { from { opacity: 0; transform: translateY(8px); } to { opacity: 1; transform: none; } }

/* ---------- Forms ---------- */
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 0.8rem; }
.field { display: flex; flex-direction: column; gap: 0.4rem; }
.field.full { grid-column: 1 / -1; }
.field label { font-size: 0.72rem; font-weight: 600; letter-spacing: 0.05em; color: var(--ink-soft); text-transform: uppercase; }
.field input, .field select, .field textarea {
  font-family: inherit; font-size: 0.9rem; padding: 0.62rem 0.85rem;
  border: 1px solid var(--line-strong); border-radius: 4px; background: #fff; color: var(--ink);
  transition: border-color 0.15s, box-shadow 0.15s;
  box-shadow: inset 0 1px 2px rgba(20,30,24,0.03);
}
.field input:hover, .field select:hover, .field textarea:hover { border-color: #c3ccc4; }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--forest); box-shadow: var(--ring); }
.field input.err, .field select.err, .field textarea.err { border-color: #b4472f; box-shadow: 0 0 0 3px rgba(180,71,47,0.1); }
.field textarea { resize: vertical; min-height: 70px; }
.field .hint { font-size: 0.72rem; color: var(--stone-light); }
.radio-row { display: flex; gap: 0.6rem; flex-wrap: wrap; }
.radio-chip { position: relative; }
.radio-chip input { position: absolute; opacity: 0; }
.radio-chip span {
  display: inline-block; font-size: 0.8rem; font-weight: 500; padding: 0.55rem 1rem;
  border: 1px solid var(--line-strong); border-radius: 100px; cursor: pointer;
  transition: all 0.16s var(--ease); color: var(--stone); background: #fff;
}
.radio-chip span:hover { border-color: var(--forest); color: var(--forest); }
.radio-chip input:checked + span { background: var(--forest-tint); border-color: var(--forest); color: var(--forest-deep); font-weight: 600; box-shadow: inset 0 0 0 1px rgba(5,104,57,0.2); }
.radio-chip input:focus-visible + span { outline: 2px solid var(--forest); outline-offset: 2px; }
.form-note { font-size: 0.74rem; color: var(--stone-light); font-style: italic; }
.form-success {
  display: none; background: linear-gradient(180deg, #f0f7f1, var(--forest-tint));
  border: 1px solid #cbe1d3; border-left: 3px solid var(--forest);
  border-radius: 5px; padding: 1.1rem 1.3rem; font-size: 0.9rem; color: var(--forest-deep); margin-top: 1rem;
}
.form-success.on { display: block; animation: fadeUp 0.3s var(--ease); }
.card-panel {
  background: var(--paper); border: 1px solid rgba(20,30,24,0.09); border-radius: 10px;
  padding: 1.4rem; box-shadow: var(--shadow-md), inset 0 1px 0 rgba(255,255,255,0.9);
}

/* ---------- Info cards ---------- */
.info-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.4rem; }
.info-card {
  background: var(--paper); border: 1px solid rgba(20,30,24,0.09); border-radius: 8px;
  padding: 1.2rem 1.3rem; box-shadow: var(--shadow-sm);
  transition: transform 0.2s var(--ease), box-shadow 0.2s var(--ease), border-color 0.2s;
}
.info-card:hover { transform: translateY(-3px); box-shadow: var(--shadow-md); border-color: rgba(5,104,57,0.22); }
.info-card .ic { width: 28px; height: 28px; color: var(--forest); margin-bottom: 0.9rem; }
.info-card h4 { font-size: 0.74rem; letter-spacing: 0.11em; text-transform: uppercase; color: var(--stone); margin-bottom: 0.45rem; }
.info-card p { font-size: 0.98rem; color: var(--ink); font-weight: 500; }
.info-card a { color: var(--forest); }
.info-card a:hover { color: var(--forest-deep); text-decoration: underline; text-underline-offset: 3px; }
.note { font-size: 0.74rem; color: var(--stone-light); font-style: italic; }

/* ---------- Pricing / screening ---------- */
.price-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.5rem; }
.price-card {
  background: var(--paper); border: 1px solid rgba(20,30,24,0.1); border-radius: 10px; padding: 2rem 1.8rem;
  position: relative; box-shadow: var(--shadow-sm); overflow: hidden;
  transition: transform 0.2s var(--ease), box-shadow 0.2s var(--ease);
}
.price-card:hover { transform: translateY(-4px); box-shadow: var(--shadow-lg); }
.price-card.feature { border-color: rgba(5,104,57,0.45); box-shadow: var(--shadow-md); }
.price-card.feature::before {
  content: ''; position: absolute; top: 0; left: 0; right: 0; height: 3px;
  background: linear-gradient(90deg, var(--forest), var(--forest-soft) 55%, var(--mint));
}
.price-card .tag-top { position: absolute; top: -11px; left: 1.8rem; }
.price-card h4 { font-family: 'Fraunces', serif; font-weight: 500; font-size: 1.2rem; margin-bottom: 0.4rem; letter-spacing: -0.01em; }
.price-card .amt { font-family: 'Fraunces', serif; font-size: 2.4rem; color: var(--forest); line-height: 1; margin: 0.8rem 0 0.3rem; letter-spacing: -0.015em; font-variant-numeric: lining-nums; }
.price-card .per { font-size: 0.72rem; color: var(--stone-light); text-transform: uppercase; letter-spacing: 0.09em; font-weight: 600; }
.price-card .desc { font-size: 0.86rem; color: var(--stone); margin-top: 0.9rem; line-height: 1.65; }
.price-card .check-list { margin-top: 1.1rem; }
.price-card .check-list li { font-size: 0.85rem; padding: 0.35rem 0; }

/* ---------- Timeline ---------- */
.timeline { position: relative; padding-left: 2rem; }
.timeline::before {
  content: ''; position: absolute; left: 5px; top: 6px; bottom: 6px; width: 1px;
  background: linear-gradient(180deg, var(--forest) 0%, rgba(5,104,57,0.25) 55%, rgba(5,104,57,0.08) 100%);
}
.tl-item { position: relative; padding-bottom: 1.8rem; }
.tl-item:last-child { padding-bottom: 0; }
.tl-item::before {
  content: ''; position: absolute; left: -2rem; top: 5px; width: 11px; height: 11px;
  border-radius: 50%; background: var(--forest-tint); border: 2px solid var(--forest);
  box-shadow: 0 0 0 3px rgba(5,104,57,0.1);
}
.tl-year { font-family: 'Fraunces', serif; font-style: italic; font-size: 1.05rem; color: var(--forest); margin-bottom: 0.25rem; }
.tl-item h4 { font-size: 0.98rem; font-weight: 600; margin-bottom: 0.3rem; }
.tl-item p { font-size: 0.88rem; color: var(--stone); line-height: 1.65; }

/* ---------- Process steps ---------- */
.steps { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1.4rem; counter-reset: step; }
.step { position: relative; padding-top: 2.6rem; }
.step::before {
  counter-increment: step; content: counter(step, decimal-leading-zero);
  position: absolute; top: 0; left: 0; font-family: 'Fraunces', serif; font-style: italic;
  font-size: 1.5rem; color: var(--forest); opacity: 0.5;
}
.band-dark .step::before { color: var(--mint); opacity: 0.75; }
.step::after {
  content: ''; position: absolute; top: 1.1rem; left: 2.5rem; right: -0.7rem; height: 1px;
  background: linear-gradient(90deg, currentColor, transparent); opacity: 0.22;
}
.band-dark .step::after { opacity: 0.28; }
.step:last-child::after { display: none; }
.step h4 { font-size: 0.98rem; font-weight: 600; margin-bottom: 0.4rem; }
.step p { font-size: 0.85rem; color: var(--stone); line-height: 1.6; }
.band-dark .step p { color: rgba(255,255,255,0.64); }

/* ---------- Testimonials ---------- */
.quote-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.5rem; }
.quote-card {
  background: var(--paper); border: 1px solid rgba(20,30,24,0.09); border-radius: 8px; padding: 1.9rem 1.7rem;
  position: relative; box-shadow: var(--shadow-sm);
  transition: transform 0.2s var(--ease), box-shadow 0.2s var(--ease);
}
.quote-card:hover { transform: translateY(-3px); box-shadow: var(--shadow-md); }
.quote-card::before {
  content: '\201C'; font-family: 'Fraunces', serif; font-size: 3.6rem; color: var(--forest);
  opacity: 0.14; position: absolute; top: 0.45rem; right: 1.2rem; line-height: 1;
}
.quote-card p { font-size: 0.92rem; color: var(--ink-soft); line-height: 1.7; margin-bottom: 1.2rem; }
.quote-who { display: flex; align-items: center; gap: 0.7rem; padding-top: 1rem; border-top: 1px solid var(--line-soft); }
.quote-av {
  width: 34px; height: 34px; border-radius: 50%;
  background: linear-gradient(180deg, #f2f8f3, var(--forest-tint)); color: var(--forest-deep);
  box-shadow: inset 0 0 0 1px rgba(5,104,57,0.18);
  display: flex; align-items: center; justify-content: center; font-size: 0.76rem; font-weight: 700; flex-shrink: 0;
}
.quote-who .n { font-size: 0.85rem; font-weight: 600; color: var(--ink); }
.quote-who .r { font-size: 0.74rem; color: var(--stone-light); }
.stars { display: flex; gap: 2px; margin-bottom: 0.9rem; }
.stars svg { width: 14px; height: 14px; color: var(--brass); fill: var(--brass); }

/* ---------- FAQ accordion ---------- */
.faq { border-top: 1px solid var(--line); }
.faq-item { border-bottom: 1px solid var(--line); transition: border-color 0.2s; }
.faq-item.open { border-bottom-color: rgba(5,104,57,0.3); }
.faq-q {
  width: 100%; text-align: left; font-family: inherit; font-size: 0.98rem; font-weight: 600;
  color: var(--ink); background: none; border: 0; padding: 1.2rem 2.5rem 1.2rem 0;
  cursor: pointer; position: relative; transition: color 0.16s;
}
.faq-q:hover, .faq-item.open .faq-q { color: var(--forest); }
.faq-q::after {
  content: ''; position: absolute; right: 0.5rem; top: 50%; width: 9px; height: 9px;
  border-right: 1.5px solid var(--stone-light); border-bottom: 1.5px solid var(--stone-light);
  transform: translateY(-70%) rotate(45deg);
  transition: transform 0.24s var(--ease), border-color 0.16s;
}
.faq-q:hover::after { border-color: var(--forest); }
.faq-item.open .faq-q::after { transform: translateY(-30%) rotate(-135deg); border-color: var(--forest); }
.faq-a { max-height: 0; overflow: hidden; transition: max-height 0.32s var(--ease); }
.faq-a p { font-size: 0.92rem; color: var(--stone); line-height: 1.75; padding: 0 2.5rem 1.3rem 0; }

/* ---------- CTA band ---------- */
.cta {
  background:
    radial-gradient(circle at 18% 130%, rgba(165,226,193,0.16), transparent 52%),
    radial-gradient(circle at 86% -30%, rgba(255,255,255,0.1), transparent 48%),
    linear-gradient(150deg, #07743f 0%, var(--forest) 45%, var(--forest-deep) 100%);
  color: #fff; text-align: center; padding: 2.4rem 6%; position: relative; overflow: hidden;
}
.cta::before {
  content: ''; position: absolute; top: 0; left: 0; right: 0; height: 1px;
  background: linear-gradient(90deg, transparent 5%, rgba(165,226,193,0.4), transparent 95%);
}
.cta > * { position: relative; z-index: 2; }
.cta .eyebrow { color: rgba(255,255,255,0.65); justify-content: center; }
.cta .eyebrow::before { background: linear-gradient(90deg, rgba(255,255,255,0.55), rgba(255,255,255,0.1)); }
.cta h2 { font-family: 'Fraunces', serif; font-weight: 400; font-size: clamp(1.8rem, 3.4vw, 2.5rem); line-height: 1.08; letter-spacing: -0.015em; color: #fff; margin-bottom: 0.7rem; }
.cta h2 em { font-style: italic; color: var(--mint); }
.cta p { color: rgba(255,255,255,0.82); max-width: 520px; margin: 0 auto 1.3rem; }
.cta-actions { display: flex; gap: 0.9rem; justify-content: center; flex-wrap: wrap; }

/* ---------- Page header ---------- */
.page-head {
  background:
    radial-gradient(44rem 20rem at 88% -30%, rgba(5,104,57,0.06), transparent 60%),
    var(--paper);
  border-bottom: 1px solid var(--line); padding: 1rem 0 0.9rem;
}
.page-head .heading { max-width: 720px; }
.page-head .lead { margin-top: 0.62rem; }
.crumbs { font-size: 0.74rem; color: var(--stone-light); margin-bottom: 0.8rem; letter-spacing: 0.04em; text-transform: uppercase; font-weight: 500; }
.crumbs a { transition: color 0.15s; }
.crumbs a:hover { color: var(--forest); }

/* ---------- Footer ---------- */
footer {
  background: linear-gradient(180deg, #1d251f 0%, #161d18 100%);
  color: rgba(255,255,255,0.62); padding: 0.95rem 0 0.8rem;
  border-top: 1px solid rgba(165,226,193,0.12);
}
.fs-row { display: flex; align-items: center; justify-content: space-between; gap: 1.6rem; flex-wrap: wrap; padding-bottom: 0.95rem; border-bottom: 1px solid rgba(255,255,255,0.09); }
.fs-logo img { height: 34px; width: auto; display: block; filter: brightness(0) invert(1); opacity: 0.92; }
.fs-nav { display: flex; gap: 1.4rem; flex-wrap: wrap; }
.fs-nav a { font-size: 0.83rem; transition: color 0.15s; }
.fs-nav a:hover { color: var(--mint); }
.fs-contact { display: flex; gap: 1.1rem; font-size: 0.83rem; }
.fs-contact a { color: var(--mint); opacity: 0.9; transition: opacity 0.15s; }
.fs-contact a:hover { opacity: 1; }
.fs-bottom { display: flex; justify-content: space-between; align-items: center; padding-top: 0.85rem; font-size: 0.74rem; color: rgba(255,255,255,0.4); flex-wrap: wrap; gap: 0.6rem; }
.fs-cred { color: rgba(255,255,255,0.32); letter-spacing: 0.04em; }
@media (max-width: 700px) {
  .fs-row { flex-direction: column; align-items: flex-start; gap: 0.9rem; }
  .fs-nav { gap: 1rem; }
  .fs-bottom { flex-direction: column; align-items: flex-start; }
}

/* ---------- Back to top ---------- */
.totop {
  position: fixed; right: 22px; bottom: 22px; width: 42px; height: 42px; border-radius: 50%;
  background: linear-gradient(180deg, #077140, var(--forest) 55%, var(--forest-deep));
  color: #fff; border: 1px solid rgba(255,255,255,0.14); cursor: pointer; z-index: 90;
  display: flex; align-items: center; justify-content: center;
  box-shadow: inset 0 1px 0 rgba(255,255,255,0.14), 0 10px 26px -10px rgba(9,38,23,0.55);
  opacity: 0; pointer-events: none; transform: translateY(10px); transition: all 0.24s var(--ease);
}
.totop.on { opacity: 1; pointer-events: auto; transform: none; }
.totop:hover { background: linear-gradient(180deg, var(--forest), var(--forest-deep) 60%, var(--forest-dark)); transform: translateY(-2px); }
.totop svg { width: 17px; height: 17px; }

/* ---------- Reveal animation ---------- */
.reveal { opacity: 0; transform: translateY(16px); transition: opacity 0.6s var(--ease), transform 0.6s var(--ease); }
.reveal.in { opacity: 1; transform: none; }
.reveal.d1 { transition-delay: 0.08s; }
.reveal.d2 { transition-delay: 0.16s; }
.reveal.d3 { transition-delay: 0.24s; }
@media (prefers-reduced-motion: reduce) {
  .reveal { opacity: 1; transform: none; transition: none; }
  html { scroll-behavior: auto; }
  .btn, .btn::after, .nav-links a::after, .prop-card, .info-card, .price-card, .quote-card,
  .split-media img, .prop-photo img, .focus-card::before, .totop, .modal, .tab-panel.on,
  .form-success.on { transition: none !important; animation: none !important; }
}

/* ---------- Responsive ---------- */
@media (max-width: 1000px) {
  .nav-links { gap: 1.2rem; }
  .nav-links a { font-size: 0.8rem; }
}
@media (max-width: 900px) {
  .nav-links { display: none; }
  .nav-toggle { display: block; }
  .nav.open .nav-links {
    display: flex; position: absolute; top: 100%; left: 0; right: 0;
    flex-direction: column; align-items: flex-start; gap: 0; background: var(--sand);
    border-bottom: 1px solid var(--line); padding: 1rem 5%; box-shadow: var(--shadow-md);
  }
  .nav.open .nav-links li { width: 100%; padding: 0.7rem 0; border-bottom: 1px solid var(--line-soft); }
  .nav.open .nav-links a::after { display: none; }
  .hero-grid, .focus-top, .split, .footer-top { grid-template-columns: 1fr; gap: 2.4rem; }
  .split.flip .split-media { order: 0; }
  .focus-grid, .why-grid, .info-grid, .stat-strip, .form-grid, .price-grid, .quote-grid, .steps { grid-template-columns: 1fr; }
  .focus-grid.five { grid-template-columns: 1fr; }
  .focus-grid.five > .focus-card { grid-column: auto !important; }
  .prop-grid { grid-template-columns: repeat(2, 1fr); }
  .step::after { display: none; }
  .hero-card { max-width: 460px; }
  section { padding: 2rem 0; }
  .footer-top { grid-template-columns: 1fr 1fr; }
  .modal-specs { grid-template-columns: repeat(2, 1fr); }
  .card-panel { padding: 1.6rem; }
  .split-media { aspect-ratio: 16/10; }
}
@media (max-width: 560px) {
  .prop-grid { grid-template-columns: 1fr; }
  .hero-stats { flex-wrap: wrap; gap: 1.6rem; }
  .footer-top { grid-template-columns: 1fr; }
  .footer-bottom { flex-direction: column; align-items: flex-start; }
  .search-box input, .search-box input:focus { width: 100%; }
  .search-box { width: 100%; }
  .filter-bar { flex-direction: column; align-items: stretch; }
}

/* ---------- Print / PDF ----------
   Everything hidden behind scroll, tabs, or accordions is forced
   open so a printed or exported copy shows the whole page.
   ------------------------------------------------------------ */
@media print {
  html, body { background: #fff; }
  * { -webkit-print-color-adjust: exact !important; print-color-adjust: exact !important; }

  /* Reveal everything that JS would normally unveil */
  .reveal { opacity: 1 !important; transform: none !important; transition: none !important; }
  .tab-panel { display: block !important; page-break-inside: avoid; margin-bottom: 2rem; }
  .tab { display: none; }
  .faq-a { max-height: none !important; overflow: visible !important; }
  .faq-a p { padding-bottom: 1.1rem; }
  .faq-item .faq-q::after { display: none; }

  /* Screen-only furniture */
  .progress, .totop, .nav-toggle, .modal-back, .hero-canvas, iframe { display: none !important; }

  .nav { position: static; box-shadow: none; backdrop-filter: none; background: #fff; }
  .nav-links { display: flex !important; }

  /* Keep blocks intact across page breaks */
  section { padding: 2.2rem 0; page-break-inside: avoid; }
  .focus-card, .prop-card, .price-card, .quote-card, .info-card, .why-card,
  .step, .tl-item, .card-panel, .hero-card { page-break-inside: avoid; }
  .cta, .band-dark { page-break-inside: avoid; }
  .prop-card.hide { display: block !important; }
  .prop-grid, .quote-grid, .info-grid, .price-grid { gap: 1rem; }

  a { text-decoration: none; }
}

/* ---------- Interaction feel ---------- */
.btn:active { transform: translateY(1px) scale(0.988); }
.filter-btn:active, .tab:active, .radio-chip:active { transform: scale(0.97); }
.prop-card:active { transform: translateY(-2px) scale(0.995); }
.faq-q:active { opacity: 0.75; }
.prop-card { cursor: pointer; }
.prop-card:focus-visible, .focus-card:focus-visible, .btn:focus-visible,
.filter-btn:focus-visible, .tab:focus-visible, .faq-q:focus-visible {
  outline: 2px solid var(--forest); outline-offset: 3px;
}
.hero-card-list li a { display: flex; align-items: center; justify-content: space-between; width: 100%; color: inherit; }
.hero-card-list li:hover .k { color: var(--forest); }

/* Copy button beside a contact value */
.copy-btn {
  background: none; border: 0; cursor: pointer; padding: 4px; margin-left: 0.35rem;
  color: var(--stone-light); line-height: 0; border-radius: 4px; transition: color 0.15s, background 0.15s;
  vertical-align: middle;
}
.copy-btn:hover { color: var(--forest); background: var(--forest-wash); }
.copy-btn svg { width: 14px; height: 14px; }

/* Toast */
.toast {
  position: fixed; left: 50%; bottom: 26px; transform: translate(-50%, 14px);
  background: #1d251f; color: #fff; font-size: 0.82rem; letter-spacing: 0.01em;
  padding: 0.6rem 1.1rem; border-radius: 999px; z-index: 200;
  box-shadow: 0 14px 34px -16px rgba(20,30,24,0.75);
  opacity: 0; pointer-events: none; transition: opacity 0.22s var(--ease), transform 0.22s var(--ease);
}
.toast.on { opacity: 1; transform: translate(-50%, 0); }

/* Modal: step through properties */
.modal-nav {
  position: absolute; top: 50%; transform: translateY(-50%); z-index: 3;
  width: 36px; height: 36px; border-radius: 50%; cursor: pointer;
  background: rgba(255,255,255,0.92); border: 1px solid rgba(20,30,24,0.1);
  color: var(--ink); display: flex; align-items: center; justify-content: center;
  transition: background 0.18s var(--ease), transform 0.18s var(--ease);
}
.modal-nav:hover { background: #fff; }
.modal-nav:active { transform: translateY(-50%) scale(0.92); }
.modal-nav svg { width: 17px; height: 17px; }
.modal-nav.prev { left: 12px; }
.modal-nav.next { right: 12px; }
.modal-count {
  position: absolute; left: 50%; bottom: 12px; transform: translateX(-50%); z-index: 3;
  font-size: 0.7rem; letter-spacing: 0.12em; text-transform: uppercase;
  background: rgba(255,255,255,0.9); color: var(--stone);
  padding: 0.25rem 0.7rem; border-radius: 999px;
}
.modal-hint { font-size: 0.72rem; color: var(--stone-light); margin-top: 0.9rem; }
@media (hover: none) { .modal-nav { display: none !important; } }

/* ---------- Compact contact bar (home) ---------- */
.contact-bar { display: grid; grid-template-columns: auto 1fr auto; gap: 2.4rem; align-items: center; }
.cb-details { display: grid; grid-template-columns: auto auto minmax(190px, 1fr); gap: 2rem; }
.cb-item { display: flex; flex-direction: column; gap: 0.15rem; }
.cb-lab { font-size: 0.68rem; font-weight: 600; letter-spacing: 0.13em; text-transform: uppercase; color: var(--stone-light); }
.cb-val { font-size: 0.88rem; color: var(--ink); display: flex; align-items: center; white-space: nowrap; }
.cb-item:last-child .cb-val { white-space: normal; }
.cb-val a { transition: color 0.15s; }
.cb-val a:hover { color: var(--forest); }
.cb-actions { display: flex; flex-direction: column; gap: 0.55rem; }
@media (max-width: 1040px) {
  .contact-bar { grid-template-columns: 1fr; gap: 1.2rem; }
  .cb-actions { flex-direction: row; flex-wrap: wrap; }
}
@media (max-width: 620px) { .cb-details { grid-template-columns: 1fr; gap: 0.9rem; } }

/* ---------- Optional form fields, revealed on request ---------- */
.more-fields { gap: 0; }
.more-toggle {
  align-self: flex-start; background: none; border: 0; cursor: pointer; font-family: inherit;
  font-size: 0.8rem; font-weight: 600; color: var(--forest); padding: 0.35rem 0;
  display: inline-flex; align-items: center; gap: 0.45rem;
}
.more-toggle::before { content: '+'; font-size: 1rem; line-height: 1; transition: transform 0.2s var(--ease); }
.more-fields.open .more-toggle::before { transform: rotate(45deg); }
.more-toggle:hover { text-decoration: underline; text-underline-offset: 3px; }
.more-panel {
  display: grid; grid-template-columns: 1fr 1fr; gap: 0.8rem;
  max-height: 0; overflow: hidden; opacity: 0;
  transition: max-height 0.3s var(--ease), opacity 0.25s var(--ease), margin-top 0.3s var(--ease);
}
.more-fields.open .more-panel { max-height: 200px; opacity: 1; margin-top: 0.6rem; }
@media (max-width: 620px) { .more-panel { grid-template-columns: 1fr; } }

/* Six-column form grid, so name / phone / email share one row */
.form-6 { grid-template-columns: repeat(6, 1fr); }
.form-6 .field { grid-column: span 3; }
.form-6 .field.trio { grid-column: span 2; }
.form-6 .field.full { grid-column: 1 / -1; }
@media (max-width: 700px) { .form-6 .field, .form-6 .field.trio { grid-column: 1 / -1; } }


/* --- awaiting photography --- */
.prop-photo.no-photo,
.modal-media.no-photo {
  background: repeating-linear-gradient(135deg,
    var(--forest-wash) 0 13px, var(--forest-tint) 13px 26px);
}
.prop-photo.no-photo::after,
.modal-media.no-photo::after { display: none; }
.prop-photo.no-photo .soon,
.modal-media .soon {
  font-size: 0.7rem; letter-spacing: 0.13em; text-transform: uppercase; font-weight: 600;
  color: var(--forest, #056839); opacity: 0.62;
  border: 1px dashed currentColor; border-radius: 100px; padding: 0.4rem 0.9rem;
  background: rgba(255,255,255,0.55);
}
.modal-media .soon {
  position: absolute; top: 50%; left: 50%; transform: translate(-50%,-50%); z-index: 2;
}
.modal-media .soon[hidden] { display: none; }


/* --- loading screen: the mark assembling from its own parts --- */
/* Eight layers cut from crf-logo.png itself (7,715 px, no pixel lost or repeated).
   Each is the full 278x125 canvas, so stacking them rebuilds the logo exactly. */
#loader {
  position: fixed; inset: 0; z-index: 999;
  background: var(--sand);
  display: flex; flex-direction: column; align-items: center; justify-content: center; gap: 1.7rem;
  transition: opacity 0.55s var(--ease), visibility 0.55s var(--ease);
}
#loader.done { opacity: 0; visibility: hidden; }

#loader .ld-stage { position: relative; width: 250px; max-width: 70vw; aspect-ratio: 278 / 125; }
#loader .ld-grid { position: absolute; inset: -20% -11%; }
#loader .ld-grid line {
  stroke: rgba(5,104,57,0.13); stroke-width: 1; vector-effect: non-scaling-stroke;
  opacity: 0; animation: ldGrid 0.55s var(--ease) both;
}
#loader .ld-el {
  position: absolute; inset: 0; display: block;
  background-repeat: no-repeat; background-position: center; background-size: 100% 100%;
  opacity: 0;
}
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#loader .ld-props { background-image: url("data:image/png;base64,iVBORw0KGgoAAAANSUhEUgAAARYAAAB9CAYAAABnCUxiAAAJTUlEQVR42u3beaxdRR3A8W/pQhEQEGXRItBSlmIw7KYoCLgAihYpiEklSpoIyDlylEWWsAgoYHB0hshSsQFFUbZAEARKKaYoCKKoIFSrkLKWsrdYuvrHnZsO1/Pa9wpt//l+kpt3350z98w5987vzPnNXJAkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSe+wQZ4CDVRVN0OAfYF1gEX55SHAK8DMFMPTLXU2B3bJ37klxfdvLWAW8EiKYeEK9rs3sCuwATAf+CswPcXwWh/bbwHsDCwGlub9DQKeA/6dYnippc52wHZFndIQ4HXgvhTDf3va9R5gQc+2c4HHy/NR1c1m+RjK89BrGPBsiuH+XGdT4HDgthTDv3raOxZ4H7CwpW8Pycf5t5bj3AX4CLBJbsfDwB3lcRlYtDqDynDgLmBsH5ssBqYAR6cYnsh1tgL+DGy4nLd+ArgwxXBJyz4PB84Gtm+p9yIQUgzn9dTZFngIWLeP/c0DLk8xfLOocyBwaz9Ow0Mphl1znQQct5xtFwM3pxi+kIPrMwM43YelGK6r6mZqDuQzgTEphgV53zcAh/TjfSakGK7OdUYBVwD7tGw3Czg+xXDD2/2erGVX0QBt3BNUns5B4fn8/2Dg08DUqm7Wy6/tWQSVN3MHeQZ4Engjv74V8OOqbr7UEyBq4FdFUJkDPAD8p2jPuVXdXNvTzr2KoDI/b/9kHnGQy5qqbi4u6owrni/JI44FxWMx8Cpwf7HdgcXz5/M+ZhUBZDBwSFU3twLDgZcHcK5fyX9HFMe6dj4vG/QElfn50W3rwjyafCp/Rt06U4ugMg24COgGki2A66u62cvAotVtae5wAH8HRgEjgW2AT+aOBbA1ML4IJl1Xpxi2yXVGAqOBy4ry71Z1Myh3hO2BHxVl3wF2SDHsAewAHJU7E8D4HITKjtY1KcVQ7u+Y4hbu61XdjGg5zqPzMY0uHtsCI1MMxxbbdW8dXgc+WhzXKOCgIuAeCOyWyz4G7J4fM3L5AuAT+TZpL2B0imFKLnut2Ef39mn9Yt8zetpZtnfLFMO0vN3ngQ/m5zHFsG+K4YQUw6HAxOKYTn67X5Ih9hOtRGDp5h4Wpxi6QWMuMKWqm3OBSfm1HYo6b+nwRb1ngKOruhmfr8ib5lv0pT1f8EtTDGd2/8n1J1d18yJwU3751KpuLstl5T7fyHWW5I5+aVU3BwEH5/KR+cpe5ikeSzE834/zsbg4xpfzPpbkwHVbvlU6N28zNsVwLTC9GJF1g8aSFMNdA/gcFhX7fiPF8FQ/6mxePH+4LEgxXJFvBQ8Ffu+IRWs6yPR67wpyeHNbcii700lYdjvJkqpu1spX8K5z2hqQYrg552/IQWnPls3akqTDW4JD6d0DPRcphhdbXv9Q8fyfLeVDu+eqqpuNV/JzGNzP7R4tnl9S1U2o6ma/qm7WyedyPDAqxXC+IxatScOqutmw6IhHAGcW5X9oqbNfVTenFf+PAr5a/B/y3y2B93c7RIpheUnPaXRmf7q5mt/1lG9QtHNr4Nh829YNOo+1vGes6uaMotMOysFvJnBSimFGb6Cq6ubCnIMpcza7Fbczv1xFn8M2Vd082BKw5gM3FoHiFuD2nAMbBhyfH3OqupkO/CKPqDCwaE0aQ2dWpm30OyXFcGNLnd2KzlaaAVxTzO6sXZQ9t4J2zCuet80CHZMfS1qu7if0MdLo5kraRiCXF7kRivae2LL9nDyiOj7F8PIq+hzWybmZNh8Azs8jkqXAAfl2dWIe4XVHmeOAcVXdPAoc0TZFbWDR6lQGlIV0Zl9uAk7tY/tH6Ezp7g58vKh3TIphah+3Jyu6RVi7pw30sayiG1RezSOPmGK4so/3TMCfWl5/JsVwZ8vrC4Cf532MLwLc9BTDIav4M3gaOK2Psntabh9Pr+rmPGB/YKc8gtm7uFjcWtXNjn2tDzKwaFWbCUwo8i0v9i7ganFniuGknFs5OV9NhwJXVnUzNsUwK2/3LDAb2AwYU9XNRsu54pfT30+2lF8D/CAP/+cDz7Ut4uvxsxTDAwM4F/OBr6UYFlV1cxZwZ55VGlfVzdll4nkVeH45AbLMZY3Jo6qfpBjuzbdGt9CZifsU8Ou8+HBEHlVONbBoTXg1xXDfAOu8q7hyXlDVzc7AF/OX+Rbgw7lsblU399KZpRgKfAs4vaWz7EFnehbyqti226wBBoneJDT9XGy6GfBUiuGJqm4OBv6Ry86o6uaPKYbfrKLPYWg/tzufzkzYZ+ms1i1HMXdUdXMVUPV+Ts4KaXUbyttf7X0sy9a57FTVzfFF2Q+L56dVdfOVltmk64uXLk4xvN6yz/VXom3DV6LOWkVHfYzO4rOun+afQvAO/hxn0AD78exu0KzqJvacy416Rn5PYY5Fq9HgotOt2886w/vqsCmGl6q6qegkRAHOqepmcorh1RTD9KpuvgeckssmV3VzHJ1p0y2KHA10lu+f2ZPQZIBX3/J4JvV2Pt46CzUxr5dZu/h9T29i+BTgyDw62ARogO/z/4nXbp5o8ArO37AiiCwt2rttVTez+hpVAmelGK4DzgK+nN+nqupmNHA3sFFuZ3cW7toUw18csWh1mltcKV/qbw6geP5aSzJxEsumptdj2cI6UgynAt8u1r/smjtHGVSuB/bu+RFjOT39Qj/beV9PwnhEH48JRaeeXQSGeT3HtTB32K7PtOzzzWLB2zyWvwhvWLGieA7L1sUMXU5bdyQv/c+L6PbKuTGAA4AL8vntBpUbetrsiEWrXorhlZw/2Ae4qp/V7gG+kXMQqY9tPkdnJukFli14K3MxV+bcwE75Cjs/T/nenWJ4sKWdt1d1cyKd3yhd1M9juzSv5F3R4riHi19GT8yP+1MMs1ve87dV3RxJZ+He5Jb3mpAft6cY+gosRwGH0Ul8L8zvuygnXPdfQVsX5NxVtz0PVnWzY85d7UbnV9lLgceBaSuRM5MkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZIkSZL0zvofTwTV+RDud1AAAAAASUVORK5CYII="); }

/* the two halves of the gable slide in and meet at the apex */
#loader .ld-roofl { transform: translateX(-46px); animation: ldFromL 0.90s var(--ease) 0.35s forwards; }
#loader .ld-roofr { transform: translateX(46px);  animation: ldFromR 0.90s var(--ease) 0.35s forwards; }
/* the two figures rise into the house */
#loader .ld-kidl  { transform: translateY(26px); animation: ldRise 0.60s var(--ease) 1.25s forwards; }
#loader .ld-kidr  { transform: translateY(26px); animation: ldRise 0.60s var(--ease) 1.42s forwards; }
/* C, R, F drop in one at a time */
#loader .ld-c     { transform: translateY(-18px); animation: ldDrop 0.45s var(--ease) 2.10s forwards; }
#loader .ld-r     { transform: translateY(-18px); animation: ldDrop 0.45s var(--ease) 2.26s forwards; }
#loader .ld-f     { transform: translateY(-18px); animation: ldDrop 0.45s var(--ease) 2.42s forwards; }
/* and the wordmark settles under it */
#loader .ld-props { transform: translateY(8px);  animation: ldRise 0.55s var(--ease) 2.95s forwards; }

#loader .ld-rule { width: 250px; max-width: 70vw; height: 1px; background: rgba(5,104,57,0.13); overflow: hidden; }
#loader .ld-rule i {
  display: block; height: 100%; width: 100%;
  background: linear-gradient(90deg, var(--forest), var(--brass));
  transform: scaleX(0); transform-origin: left;
  animation: ldRule 0.70s var(--ease) 3.45s forwards;
}

@keyframes ldGrid  { to { opacity: 1; } }
@keyframes ldFromL { to { opacity: 1; transform: translateX(0); } }
@keyframes ldFromR { to { opacity: 1; transform: translateX(0); } }
@keyframes ldRise  { to { opacity: 1; transform: translateY(0); } }
@keyframes ldDrop  { to { opacity: 1; transform: translateY(0); } }
@keyframes ldRule  { to { transform: scaleX(1); } }

@media (prefers-reduced-motion: reduce) {
  #loader .ld-el { opacity: 1; transform: none; animation: none; }
  #loader .ld-grid line { opacity: 1; animation: none; }
  #loader .ld-rule i { transform: none; animation: none; }
}

/* ---- Hero photo backdrop (home) ------------------------------------ */
.hero-photo { padding: 3.4rem 0 3.6rem; }
.hero-photo .hero-bg { position: absolute; inset: 0; z-index: 0; overflow: hidden; }
.hero-photo .hero-bg img {
  width: 100%; height: 100%; object-fit: cover; object-position: center 42%; display: block;
}
/* Scrim rides on top of the photo, under the copy (.hero .wrap is z-index 2) */
.hero-photo .hero-bg::after {
  content: ""; position: absolute; inset: 0; z-index: 1;
  background:
    linear-gradient(100deg,
      rgba(252,251,247,0.985) 0%,
      rgba(252,251,247,0.965) 34%,
      rgba(252,251,247,0.82)  52%,
      rgba(252,251,247,0.34)  74%,
      rgba(252,251,247,0.12) 100%),
    linear-gradient(180deg, rgba(252,251,247,0.55) 0%, rgba(252,251,247,0) 22%);
}
.hero-photo .hero-canvas { z-index: 1; opacity: 0.5; }
.hero-single { grid-template-columns: 1fr; max-width: 44rem; }

@media (max-width: 860px) {
  .hero-photo { padding: 2.6rem 0 2.8rem; }
  .hero-photo .hero-bg img { object-position: center 46%; }
  .hero-photo .hero-bg::after {
    background: linear-gradient(180deg,
      rgba(252,251,247,0.975) 0%,
      rgba(252,251,247,0.955) 58%,
      rgba(252,251,247,0.90) 100%);
  }
}

/* About page media: the stand-in photo is a wide banner source, so give it a
   wider box than the default 16/11 and stop cover cropping most of it away. */
.about-media { aspect-ratio: 2 / 1; max-height: 240px; }


/* ---------- About page ---------- */
.about-hero { display: flex; align-items: center; min-height: calc(100vh - 4.6rem); padding: 2.2rem 0; }
.about-hero .wrap { width: 100%; }
.about-hero .split { gap: 4rem; align-items: center; }
.about-hero .crumbs { margin-bottom: 1.1rem; }
.about-hero .heading { font-size: clamp(2.3rem, 4.6vw, 3.9rem); margin-top: 0.2rem; }
.about-hero .lead { font-size: clamp(1rem, 1.3vw, 1.18rem); max-width: 38ch; margin-top: 1.2rem; }
.about-hero .hero-actions { margin-top: 1.7rem; }
.about-stats {
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1.5rem 2rem; text-align: left; margin-top: 2.4rem;
  padding-top: 1.9rem; border-top: 1px solid var(--line);
}
.about-stats .big { font-size: clamp(1.6rem, 2.2vw, 2.1rem); }
.about-stats .cap { margin-top: 0.3rem; }
.about-media { aspect-ratio: 4/5; max-height: min(80vh, 720px); }
@media (max-width: 900px) {
  .about-hero { min-height: 0; padding: 1.4rem 0 0.4rem; }
  .about-hero .split { gap: 2.2rem; }
  .about-media { aspect-ratio: 16/11; max-height: 320px; }
  .about-stats { margin-top: 2rem; padding-top: 1.5rem; }
}