:root {
  --ink: #0a0a0a;
  --paper: #fafaf7;
  --paper-warm: #f4f2ec;
  --rule: rgba(10, 10, 10, 0.18);
  --muted: rgba(10, 10, 10, 0.58);
  --display: 'Playfair Display', 'Times New Roman', serif;
  --editorial: 'Cormorant Garamond', 'Times New Roman', serif;
  --mono: 'Inter', -apple-system, sans-serif;
}

* { margin: 0; padding: 0; box-sizing: border-box; }
html { scroll-behavior: smooth; }

body {
  background: var(--paper);
  color: var(--ink);
  font-family: var(--editorial);
  font-weight: 300;
  font-size: 18px;
  line-height: 1.55;
  overflow-x: hidden;
  cursor: none;
}

/* Film grain */
body::before {
  content: '';
  position: fixed;
  inset: 0;
  pointer-events: none;
  z-index: 9998;
  opacity: 0.06;
  background-image: url("data:image/svg+xml,%3Csvg viewBox='0 0 200 200' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='3' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");
}

/* Custom cursor */
.cursor {
  position: fixed;
  width: 6px; height: 6px;
  background: var(--paper);
  border: 1px solid var(--ink);
  border-radius: 50%;
  pointer-events: none;
  z-index: 9999;
  transform: translate(-50%, -50%);
  transition: width 0.25s ease, height 0.25s ease, background 0.25s ease;
  box-shadow: 0 0 0 1px rgba(250, 250, 247, 0.6);
}
.cursor-ring {
  position: fixed;
  width: 32px; height: 32px;
  border: 1.5px solid var(--ink);
  background: transparent;
  border-radius: 50%;
  pointer-events: none;
  z-index: 9999;
  transform: translate(-50%, -50%);
  transition: transform 0.18s ease, width 0.25s ease, height 0.25s ease, border-color 0.25s ease;
  box-shadow: 0 0 0 1px rgba(250, 250, 247, 0.5);
}
.cursor.hover { width: 4px; height: 4px; }
.cursor-ring.hover { width: 52px; height: 52px; }

/* Loader */
.loader {
  position: fixed;
  inset: 0;
  background: var(--ink);
  color: var(--paper);
  z-index: 10000;
  display: flex;
  align-items: center;
  justify-content: center;
  flex-direction: column;
  gap: 32px;
  transition: opacity 0.8s ease, visibility 0.8s ease;
}
.loader.done { opacity: 0; visibility: hidden; }
.loader-mark {
  font-family: var(--display);
  font-size: 64px;
  font-weight: 400;
  letter-spacing: 0.08em;
  opacity: 0;
  animation: fadeIn 0.8s ease forwards;
}
.loader-bar {
  width: 240px;
  height: 1px;
  background: rgba(250, 250, 247, 0.2);
  overflow: hidden;
}
.loader-bar::after {
  content: '';
  display: block;
  height: 100%;
  background: var(--paper);
  animation: load 1.6s ease forwards;
}
@keyframes load { from { width: 0; } to { width: 100%; } }
@keyframes fadeIn { to { opacity: 1; } }

/* Nav */
nav.top {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 100;
  padding: 24px 48px;
  display: grid;
  grid-template-columns: 1fr auto 1fr;
  align-items: center;
  gap: 24px;
  background: linear-gradient(to bottom, rgba(250, 250, 247, 0.92), rgba(250, 250, 247, 0));
  backdrop-filter: blur(8px);
}
nav.top.dark {
  background: linear-gradient(to bottom, rgba(10, 10, 10, 0.92), rgba(10, 10, 10, 0));
  color: var(--paper);
}
nav.top.dark .left, nav.top.dark .right a { color: rgba(250, 250, 247, 0.7); }
nav.top.dark .center { color: var(--paper); }
nav.top.dark .right a::after { background: var(--paper); }

nav.top .left {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
}
nav.top .center {
  font-family: var(--display);
  font-size: 22px;
  letter-spacing: 0.32em;
  font-weight: 500;
  color: var(--ink);
  text-decoration: none;
}
nav.top .right {
  justify-self: end;
  display: flex;
  align-items: center;
  gap: 28px;
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}
nav.top .right a {
  color: var(--ink);
  text-decoration: none;
  position: relative;
}
nav.top .right a::after {
  content: '';
  position: absolute;
  left: 0; bottom: -4px;
  width: 0; height: 1px;
  background: var(--ink);
  transition: width 0.3s ease;
}
nav.top .right a:hover::after { width: 100%; }
nav.top .right a.active::after { width: 100%; }

/* Dropdown nav (Services + Areas) */
.nav-dropdown {
  position: relative;
  display: inline-block;
}
.nav-dropdown-trigger {
  cursor: none;
  user-select: none;
  background: none;
  border: none;
  padding: 0;
  margin: 0;
  font: inherit;
  color: var(--ink);
  letter-spacing: inherit;
  text-transform: inherit;
  position: relative;
  display: inline-flex;
  align-items: center;
}
nav.top.dark .nav-dropdown-trigger { color: rgba(250, 250, 247, 0.7); }
.nav-dropdown-trigger::after {
  content: '▾';
  font-size: 9px;
  margin-left: 6px;
  opacity: 0.7;
  display: inline-block;
  transition: transform 0.25s ease;
}
.nav-dropdown-trigger[aria-expanded="true"]::after { transform: rotate(180deg); }
.nav-dropdown-trigger.active::before {
  content: '';
  position: absolute;
  left: 0; bottom: -4px;
  width: calc(100% - 14px);
  height: 1px;
  background: var(--ink);
}
nav.top.dark .nav-dropdown-trigger.active::before { background: var(--paper); }
.nav-dropdown-panel {
  position: absolute;
  top: 100%;
  left: 50%;
  transform: translateX(-50%) translateY(8px);
  background: var(--paper);
  border: 0.5px solid var(--ink);
  padding: 8px 0;
  min-width: 220px;
  opacity: 0;
  visibility: hidden;
  transition: opacity 0.25s ease, visibility 0.25s ease;
  z-index: 110;
  display: flex;
  flex-direction: column;
}
.nav-dropdown:hover .nav-dropdown-panel,
.nav-dropdown .nav-dropdown-trigger[aria-expanded="true"] + .nav-dropdown-panel {
  opacity: 1;
  visibility: visible;
}
.nav-dropdown-panel a {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--ink);
  text-decoration: none;
  padding: 12px 24px;
  position: relative;
  transition: opacity 0.2s ease, background 0.2s ease;
  border-bottom: 0.5px solid var(--rule);
}
.nav-dropdown-panel a:last-child { border-bottom: none; }
.nav-dropdown-panel a:hover { opacity: 1; background: var(--paper-warm); }
.nav-dropdown-panel a::after { display: none; }
nav.top.dark .nav-dropdown-panel { background: var(--paper); border-color: var(--ink); }
nav.top.dark .nav-dropdown-panel a { color: var(--ink); }

/* Mobile hamburger */
.nav-hamburger {
  display: none;
  background: none;
  border: none;
  padding: 8px;
  margin: 0;
  cursor: none;
  position: relative;
  width: 32px;
  height: 32px;
  justify-self: end;
}
.nav-hamburger span {
  display: block;
  width: 20px;
  height: 1px;
  background: var(--ink);
  margin: 5px auto;
  transition: transform 0.25s ease, opacity 0.25s ease;
}
nav.top.dark .nav-hamburger span { background: var(--paper); }
.nav-hamburger[aria-expanded="true"] span:nth-child(1) {
  transform: translateY(6px) rotate(45deg);
}
.nav-hamburger[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
.nav-hamburger[aria-expanded="true"] span:nth-child(3) {
  transform: translateY(-6px) rotate(-45deg);
}

/* Hero */
.hero {
  min-height: 100vh;
  padding: 140px 56px 80px;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
  align-items: center;
  position: relative;
}
.hero-meta {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 40px;
  display: flex;
  align-items: center;
  gap: 16px;
}
.hero-meta::before {
  content: '';
  width: 32px; height: 1px;
  background: var(--ink);
}
.hero h1 {
  font-family: var(--display);
  font-size: clamp(56px, 7vw, 104px);
  font-weight: 400;
  line-height: 0.95;
  letter-spacing: -0.02em;
  margin-bottom: 40px;
}
.hero h1 em {
  font-style: italic;
  font-family: var(--editorial);
  font-weight: 300;
}
.hero-lead {
  font-size: 22px;
  line-height: 1.55;
  max-width: 480px;
  color: rgba(10,10,10,0.78);
  margin-bottom: 48px;
}
.hero-cta {
  display: inline-flex;
  align-items: center;
  gap: 16px;
  padding: 18px 32px;
  border: 1px solid var(--ink);
  background: var(--ink);
  color: var(--paper);
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  text-decoration: none;
  transition: all 0.4s ease;
}
.hero-cta:hover {
  background: transparent;
  color: var(--ink);
}
.hero-cta .arrow { transition: transform 0.3s ease; }
.hero-cta:hover .arrow { transform: translateX(6px); }

.hero-visual {
  aspect-ratio: 4/5;
  background: var(--ink);
  position: relative;
  overflow: hidden;
}
.hero-video {
  position: absolute;
  top: 50%;
  left: 50%;
  width: 178%;
  height: 178%;
  transform: translate(-50%, -50%);
  border: 0;
  pointer-events: none;
}
.hero-video-overlay {
  position: absolute;
  inset: 0;
  z-index: 1;
  pointer-events: none;
  background:
    linear-gradient(180deg, rgba(15,15,14,0.35) 0%, rgba(15,15,14,0) 35%, rgba(15,15,14,0) 65%, rgba(15,15,14,0.45) 100%),
    linear-gradient(90deg, rgba(15,15,14,0.3) 0%, rgba(15,15,14,0) 25%, rgba(15,15,14,0) 75%, rgba(15,15,14,0.3) 100%);
}
.hero-visual::after {
  content: "TSW REALTY\A BOUTIQUE";
  white-space: pre;
  position: absolute;
  bottom: 32px;
  left: 32px;
  color: var(--paper);
  font-family: var(--display);
  font-size: 36px;
  line-height: 1.05;
  font-weight: 400;
  letter-spacing: -0.01em;
  z-index: 2;
}
.hero-visual-tag {
  position: absolute;
  top: 32px;
  right: 32px;
  color: var(--paper);
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  text-align: right;
  line-height: 1.6;
  z-index: 2;
}
.hero-corner-mark {
  position: absolute;
  top: 32px;
  left: 32px;
  color: var(--paper);
  font-family: var(--display);
  font-size: 14px;
  letter-spacing: 0.3em;
  border: 1px solid rgba(250,250,247,0.4);
  padding: 8px 14px;
  z-index: 2;
}

/* Section: What is TSW */
.what-is {
  padding: 140px 56px;
  background: var(--ink);
  color: var(--paper);
  position: relative;
}
.what-is-grid {
  max-width: 1280px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: 280px 1fr;
  gap: 80px;
}
.section-label {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: rgba(250,250,247,0.5);
  display: flex;
  align-items: flex-start;
  gap: 16px;
}
.section-label .num {
  font-family: var(--display);
  font-size: 14px;
  color: var(--paper);
  letter-spacing: 0.1em;
}
.what-is h2 {
  font-family: var(--display);
  font-size: clamp(40px, 5vw, 72px);
  font-weight: 400;
  line-height: 1.05;
  letter-spacing: -0.015em;
  margin-bottom: 56px;
}
.what-is h2 em {
  font-style: italic;
  font-family: var(--editorial);
  font-weight: 300;
}
.what-is-body {
  font-size: 21px;
  line-height: 1.65;
  color: rgba(250,250,247,0.82);
  max-width: 640px;
  margin-bottom: 64px;
}

.formula {
  display: grid;
  grid-template-columns: 1fr auto 1fr auto 1fr;
  gap: 32px;
  align-items: stretch;
  margin-top: 32px;
  padding-top: 56px;
  border-top: 1px solid rgba(250,250,247,0.18);
}
.formula-block { padding: 24px 0; }
.formula-letter {
  font-family: var(--display);
  font-size: 96px;
  font-weight: 400;
  line-height: 0.9;
  letter-spacing: -0.02em;
  margin-bottom: 16px;
}
.formula-name {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: rgba(250,250,247,0.5);
  margin-bottom: 12px;
}
.formula-fullname {
  font-family: var(--display);
  font-size: 22px;
  line-height: 1.3;
  margin-bottom: 12px;
}
.formula-desc {
  font-size: 15px;
  line-height: 1.55;
  color: rgba(250,250,247,0.7);
  font-family: var(--editorial);
}
.formula-op {
  font-family: var(--display);
  font-size: 56px;
  font-weight: 300;
  color: rgba(250,250,247,0.5);
  align-self: center;
  line-height: 1;
}

/* Sections: light bg */
.section-label.light {
  color: var(--muted);
}
.section-label.light .num {
  color: var(--ink);
}

/* Principles */
.principles { padding: 140px 56px; }
.principles-grid {
  max-width: 1280px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: 280px 1fr;
  gap: 80px;
}
.principles .section-label { color: var(--muted); }
.principles .section-label .num { color: var(--ink); }
.principles h2 {
  font-family: var(--display);
  font-size: clamp(40px, 5vw, 64px);
  font-weight: 400;
  line-height: 1.05;
  letter-spacing: -0.015em;
  margin-bottom: 64px;
}
.principles h2 em { font-style: italic; font-family: var(--editorial); font-weight: 300; }

.principle-list { display: grid; gap: 0; }
.principle {
  display: grid;
  grid-template-columns: 80px 1fr 200px;
  gap: 48px;
  padding: 40px 0;
  border-top: 1px solid var(--rule);
  align-items: baseline;
  transition: padding-left 0.4s ease;
}
.principle:last-child { border-bottom: 1px solid var(--rule); }
.principle:hover { padding-left: 24px; }
.principle-num {
  font-family: var(--display);
  font-size: 14px;
  letter-spacing: 0.2em;
  color: var(--muted);
}
.principle-title {
  font-family: var(--display);
  font-size: 32px;
  font-weight: 400;
  line-height: 1.15;
}
.principle-title em { font-style: italic; font-family: var(--editorial); }
.principle-desc {
  font-size: 15px;
  line-height: 1.6;
  color: var(--muted);
}

/* Listings (homepage feature) */
.listings {
  padding: 140px 56px;
  background: var(--paper-warm);
}
.listings-header {
  max-width: 1280px;
  margin: 0 auto 80px;
  display: grid;
  grid-template-columns: 280px 1fr auto;
  gap: 80px;
  align-items: end;
}
.listings .section-label { color: var(--muted); }
.listings .section-label .num { color: var(--ink); }
.listings h2 {
  font-family: var(--display);
  font-size: clamp(40px, 5vw, 64px);
  font-weight: 400;
  line-height: 1.05;
  letter-spacing: -0.015em;
}
.listings h2 em { font-style: italic; font-family: var(--editorial); font-weight: 300; }
.listings-view-all {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--ink);
  text-decoration: none;
  border-bottom: 1px solid var(--ink);
  padding-bottom: 4px;
}

.listings-grid {
  max-width: 1280px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 48px;
}
.listing { cursor: none; text-decoration: none; color: inherit; display: block; }
.listing-image {
  aspect-ratio: 4/5;
  background: var(--ink);
  margin-bottom: 24px;
  position: relative;
  overflow: hidden;
}
.listing-image::before {
  content: '';
  position: absolute;
  inset: 0;
  background:
    linear-gradient(135deg, transparent 30%, rgba(250,250,247,0.05) 50%, transparent 70%),
    repeating-linear-gradient(45deg, transparent 0, transparent 4px, rgba(250,250,247,0.025) 4px, rgba(250,250,247,0.025) 5px);
  transition: transform 0.8s ease;
}
.listing-image--alt::before {
  background:
    radial-gradient(ellipse at 50% 30%, rgba(250,250,247,0.05), transparent 60%),
    repeating-linear-gradient(90deg, transparent 0, transparent 3px, rgba(250,250,247,0.025) 3px, rgba(250,250,247,0.025) 4px);
}
.listing-image--alt2::before {
  background:
    linear-gradient(180deg, rgba(250,250,247,0.05) 0%, transparent 40%, rgba(250,250,247,0.03) 80%),
    repeating-linear-gradient(0deg, transparent 0, transparent 6px, rgba(250,250,247,0.025) 6px, rgba(250,250,247,0.025) 7px);
}
.listing:hover .listing-image::before { transform: scale(1.04); }
.listing-image-label {
  position: absolute;
  bottom: 24px;
  left: 24px;
  right: 24px;
  color: var(--paper);
  font-family: var(--display);
  font-size: 22px;
  line-height: 1.2;
}
.listing-image-tag {
  position: absolute;
  top: 24px;
  left: 24px;
  color: var(--paper);
  font-family: var(--mono);
  font-size: 9px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  border: 1px solid rgba(250,250,247,0.5);
  padding: 6px 10px;
}

.listing-meta {
  display: grid;
  grid-template-columns: 1fr auto;
  gap: 16px;
  align-items: baseline;
}
.listing-name {
  font-family: var(--display);
  font-size: 22px;
  line-height: 1.2;
  margin-bottom: 6px;
}
.listing-loc {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--muted);
}
.listing-price {
  font-family: var(--display);
  font-size: 18px;
  text-align: right;
}
.listing-price-label {
  display: block;
  font-family: var(--mono);
  font-size: 9px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 6px;
}

/* Partners */
.partners { padding: 140px 56px; }
.partners-grid {
  max-width: 1280px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
}
.partner {
  border-top: 1px solid var(--ink);
  padding-top: 40px;
}
.partner-init {
  font-family: var(--display);
  font-size: 14px;
  letter-spacing: 0.3em;
  color: var(--muted);
  margin-bottom: 64px;
}
.partner-portrait {
  aspect-ratio: 3/4;
  background: var(--ink);
  margin-bottom: 32px;
  position: relative;
  overflow: hidden;
}
.partner-portrait::before {
  content: '';
  position: absolute;
  inset: 0;
  background:
    radial-gradient(ellipse at 30% 30%, rgba(250,250,247,0.08), transparent 60%),
    repeating-linear-gradient(90deg, transparent 0, transparent 2px, rgba(250,250,247,0.02) 2px, rgba(250,250,247,0.02) 3px);
}
.partner-portrait-name {
  position: absolute;
  bottom: 24px;
  left: 24px;
  color: var(--paper);
  font-family: var(--display);
  font-size: 20px;
  letter-spacing: 0.04em;
}
.partner-name {
  font-family: var(--display);
  font-size: 36px;
  line-height: 1.1;
  margin-bottom: 8px;
}
.partner-role {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 24px;
}
.partner-bio {
  font-size: 17px;
  line-height: 1.6;
  color: rgba(10,10,10,0.78);
  max-width: 480px;
}

/* CTA */
.cta {
  padding: 160px 56px;
  background: var(--ink);
  color: var(--paper);
  text-align: center;
}
.cta-pre {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: rgba(250,250,247,0.5);
  margin-bottom: 32px;
}
.cta h2 {
  font-family: var(--display);
  font-size: clamp(48px, 6vw, 88px);
  font-weight: 400;
  line-height: 1.0;
  letter-spacing: -0.02em;
  max-width: 1100px;
  margin: 0 auto 56px;
}
.cta h2 em { font-style: italic; font-family: var(--editorial); font-weight: 300; }
.cta-link {
  display: inline-flex;
  align-items: center;
  gap: 16px;
  color: var(--paper);
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  text-decoration: none;
  border-bottom: 1px solid var(--paper);
  padding-bottom: 8px;
}

/* Footer */
footer {
  padding: 80px 56px 40px;
  background: var(--ink);
  color: rgba(250,250,247,0.6);
  border-top: 1px solid rgba(250,250,247,0.12);
}
.footer-grid {
  max-width: 1280px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: 2fr 1fr 1fr 1fr;
  gap: 64px;
  margin-bottom: 80px;
}
.footer-brand {
  font-family: var(--display);
  font-size: 28px;
  letter-spacing: 0.3em;
  color: var(--paper);
  margin-bottom: 16px;
}
.footer-tag {
  font-size: 14px;
  line-height: 1.5;
  max-width: 320px;
}
.footer-col-title {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: rgba(250,250,247,0.4);
  margin-bottom: 20px;
}
.footer-col a, .footer-col p {
  display: block;
  color: rgba(250,250,247,0.75);
  text-decoration: none;
  font-family: var(--editorial);
  font-size: 16px;
  line-height: 2;
}
.footer-bottom {
  max-width: 1280px;
  margin: 0 auto;
  padding-top: 32px;
  border-top: 1px solid rgba(250,250,247,0.12);
  display: flex;
  justify-content: space-between;
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: rgba(250,250,247,0.4);
}

/* PAGE: page header (used on all subpages) */
.page-header {
  padding: 180px 56px 100px;
  border-bottom: 1px solid var(--rule);
}
.page-header-inner {
  max-width: 1280px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: 280px 1fr;
  gap: 80px;
  align-items: end;
}
.page-eyebrow {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
}
.page-title {
  font-family: var(--display);
  font-size: clamp(56px, 8vw, 112px);
  font-weight: 400;
  line-height: 0.95;
  letter-spacing: -0.025em;
}
.page-title em { font-style: italic; font-family: var(--editorial); font-weight: 300; }
.page-sub {
  font-family: var(--editorial);
  font-size: 22px;
  line-height: 1.55;
  color: rgba(10,10,10,0.78);
  max-width: 640px;
  margin-top: 32px;
}

/* PAGE: Properties grid (Fox Marin-style) */
.props-toolbar {
  max-width: 1280px;
  margin: 0 auto;
  padding: 32px 0 48px;
  display: flex;
  justify-content: space-between;
  align-items: center;
  border-bottom: 1px solid var(--rule);
}
.props-filter {
  display: flex;
  gap: 32px;
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
}
.props-filter a {
  color: var(--muted);
  text-decoration: none;
  padding-bottom: 4px;
  cursor: pointer;
}
.props-filter a.active {
  color: var(--ink);
  border-bottom: 1px solid var(--ink);
}
.props-count {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
}

.props-section {
  padding: 64px 56px 140px;
}
.props-grid {
  max-width: 1280px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 48px 32px;
}
.prop-card {
  text-decoration: none;
  color: inherit;
  display: block;
  cursor: none;
}
.prop-img {
  aspect-ratio: 4/3;
  background: var(--ink);
  position: relative;
  overflow: hidden;
  margin-bottom: 20px;
}
.prop-img::before {
  content: '';
  position: absolute;
  inset: 0;
  background:
    linear-gradient(135deg, transparent 30%, rgba(250,250,247,0.05) 50%, transparent 70%),
    repeating-linear-gradient(45deg, transparent 0, transparent 4px, rgba(250,250,247,0.025) 4px, rgba(250,250,247,0.025) 5px);
  transition: transform 0.8s ease;
}
.prop-card:hover .prop-img::before { transform: scale(1.05); }

.prop-tag {
  position: absolute;
  top: 16px;
  left: 16px;
  font-family: var(--mono);
  font-size: 9px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--paper);
  border: 1px solid rgba(250,250,247,0.5);
  padding: 5px 9px;
  background: rgba(10,10,10,0.3);
  backdrop-filter: blur(4px);
}
.prop-tag.sold { background: var(--paper); color: var(--ink); border-color: var(--paper); }

.prop-price {
  font-family: var(--display);
  font-size: 28px;
  font-weight: 400;
  line-height: 1.1;
  margin-bottom: 6px;
}
.prop-hood {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 8px;
}
.prop-addr {
  font-family: var(--display);
  font-size: 20px;
  line-height: 1.25;
  font-style: italic;
  font-weight: 400;
}

.prop-pagination {
  max-width: 1280px;
  margin: 80px auto 0;
  padding-top: 48px;
  border-top: 1px solid var(--rule);
  display: flex;
  justify-content: center;
  gap: 8px;
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
}
.prop-pagination a, .prop-pagination span {
  padding: 12px 18px;
  color: var(--muted);
  text-decoration: none;
  border: 1px solid transparent;
  cursor: pointer;
}
.prop-pagination a:hover { color: var(--ink); }
.prop-pagination .current {
  color: var(--ink);
  border-color: var(--ink);
}

/* PAGE: MLS Search */
.mls-bg { background: var(--paper); }
.mls-search-bar {
  max-width: 1280px;
  margin: 0 auto;
  padding: 0 0 48px;
  border-bottom: 1px solid var(--rule);
}
.mls-search-row {
  display: grid;
  grid-template-columns: 2fr 1fr 1fr 1fr auto;
  gap: 0;
  border: 1px solid var(--ink);
  background: var(--paper);
}
.mls-input {
  border: none;
  background: transparent;
  padding: 22px 24px;
  font-family: var(--editorial);
  font-size: 17px;
  color: var(--ink);
  outline: none;
  border-right: 1px solid var(--rule);
}
.mls-input::placeholder { color: var(--muted); font-style: italic; }
.mls-select {
  border: none;
  background: transparent;
  padding: 22px 24px;
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--ink);
  outline: none;
  cursor: pointer;
  appearance: none;
  border-right: 1px solid var(--rule);
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='10' height='6' viewBox='0 0 10 6'%3E%3Cpath d='M1 1l4 4 4-4' stroke='%230a0a0a' fill='none'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 20px center;
  padding-right: 44px;
}
.mls-search-btn {
  background: var(--ink);
  color: var(--paper);
  border: none;
  padding: 0 36px;
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  cursor: pointer;
  transition: all 0.3s ease;
}
.mls-search-btn:hover { background: transparent; color: var(--ink); border-left: 1px solid var(--ink); }

.mls-tags {
  max-width: 1280px;
  margin: 32px auto 0;
  padding: 0;
  display: flex;
  gap: 12px;
  flex-wrap: wrap;
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}
.mls-tag {
  padding: 8px 14px;
  border: 1px solid var(--rule);
  border-radius: 0;
  color: var(--ink);
  cursor: pointer;
  transition: all 0.3s ease;
}
.mls-tag:hover, .mls-tag.active {
  background: var(--ink);
  color: var(--paper);
  border-color: var(--ink);
}

.mls-results {
  padding: 80px 56px 140px;
}
.mls-summary {
  max-width: 1280px;
  margin: 0 auto 40px;
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
}
.mls-summary strong { color: var(--ink); font-weight: 500; }

/* MLS list-style row */
.mls-rows {
  max-width: 1280px;
  margin: 0 auto;
}
.mls-row {
  display: grid;
  grid-template-columns: 280px 1fr 200px 140px 100px;
  gap: 32px;
  padding: 28px 0;
  border-top: 1px solid var(--rule);
  align-items: center;
  text-decoration: none;
  color: inherit;
  cursor: none;
  transition: padding-left 0.3s ease;
}
.mls-row:last-child { border-bottom: 1px solid var(--rule); }
.mls-row:hover { padding-left: 16px; background: rgba(10,10,10,0.025); }
.mls-thumb {
  aspect-ratio: 4/3;
  background: var(--ink);
  position: relative;
  overflow: hidden;
}
.mls-thumb::before {
  content: '';
  position: absolute;
  inset: 0;
  background:
    repeating-linear-gradient(45deg, transparent 0, transparent 4px, rgba(250,250,247,0.025) 4px, rgba(250,250,247,0.025) 5px);
}
.mls-thumb-tag {
  position: absolute;
  top: 8px;
  left: 8px;
  font-family: var(--mono);
  font-size: 8px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--paper);
  background: rgba(10,10,10,0.5);
  padding: 4px 7px;
  border: 1px solid rgba(250,250,247,0.4);
}
.mls-row-info { }
.mls-row-addr {
  font-family: var(--display);
  font-size: 24px;
  line-height: 1.2;
  margin-bottom: 6px;
}
.mls-row-hood {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 12px;
}
.mls-row-stats {
  font-family: var(--editorial);
  font-size: 15px;
  color: rgba(10,10,10,0.7);
  display: flex;
  gap: 18px;
}
.mls-row-stats span { display: inline-flex; align-items: baseline; gap: 6px; }
.mls-row-price {
  font-family: var(--display);
  font-size: 24px;
  text-align: right;
}
.mls-row-listed {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
  text-align: right;
}
.mls-row-arrow {
  font-family: var(--display);
  font-size: 22px;
  text-align: right;
  color: var(--muted);
  transition: transform 0.3s ease, color 0.3s ease;
}
.mls-row:hover .mls-row-arrow { transform: translateX(8px); color: var(--ink); }

/* COMMERCIAL PAGE */
.commercial-hero {
  padding: 180px 56px 120px;
  background: var(--ink);
  color: var(--paper);
}
.commercial-hero-inner {
  max-width: 1280px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: 280px 1fr;
  gap: 80px;
  align-items: end;
}
.commercial-hero .page-eyebrow { color: rgba(250,250,247,0.5); }
.commercial-hero h1 {
  font-family: var(--display);
  font-size: clamp(56px, 8vw, 112px);
  font-weight: 400;
  line-height: 0.95;
  letter-spacing: -0.025em;
}
.commercial-hero h1 em { font-style: italic; font-family: var(--editorial); font-weight: 300; }
.commercial-hero .page-sub { color: rgba(250,250,247,0.78); }

.commercial-categories {
  padding: 140px 56px;
}
.commercial-cat-grid {
  max-width: 1280px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1px;
  background: var(--rule);
  border: 1px solid var(--rule);
}
.commercial-cat {
  background: var(--paper);
  padding: 56px 48px;
  position: relative;
  transition: background 0.3s ease;
  cursor: none;
  text-decoration: none;
  color: inherit;
}
.commercial-cat:hover { background: var(--paper-warm); }
.commercial-cat-num {
  font-family: var(--display);
  font-size: 14px;
  letter-spacing: 0.2em;
  color: var(--muted);
  margin-bottom: 24px;
}
.commercial-cat-title {
  font-family: var(--display);
  font-size: 40px;
  font-weight: 400;
  line-height: 1.1;
  margin-bottom: 16px;
}
.commercial-cat-title em { font-style: italic; font-family: var(--editorial); }
.commercial-cat-desc {
  font-size: 16px;
  line-height: 1.6;
  color: var(--muted);
  margin-bottom: 32px;
  max-width: 420px;
}
.commercial-cat-link {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--ink);
  border-bottom: 1px solid var(--ink);
  padding-bottom: 4px;
  display: inline-flex;
  gap: 12px;
}

.commercial-stats {
  padding: 100px 56px;
  background: var(--paper-warm);
}
.commercial-stats-grid {
  max-width: 1280px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 48px;
}
.commercial-stat {
  border-top: 1px solid var(--ink);
  padding-top: 24px;
}
.commercial-stat-num {
  font-family: var(--display);
  font-size: 56px;
  font-weight: 400;
  line-height: 1;
  margin-bottom: 12px;
  letter-spacing: -0.02em;
}
.commercial-stat-num span {
  font-size: 28px;
  color: var(--muted);
  margin-left: 4px;
}
.commercial-stat-label {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
  line-height: 1.5;
}

.commercial-listings {
  padding: 140px 56px;
}

/* BLOG / JOURNAL */
.blog-hero {
  padding: 180px 56px 100px;
  border-bottom: 1px solid var(--rule);
}
.blog-hero-inner {
  max-width: 1280px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: 280px 1fr;
  gap: 80px;
  align-items: end;
}

.blog-feature {
  padding: 100px 56px;
  border-bottom: 1px solid var(--rule);
}
.blog-feature-inner {
  max-width: 1280px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1.2fr 1fr;
  gap: 64px;
  align-items: center;
}
.blog-feature-img {
  aspect-ratio: 4/5;
  background: var(--ink);
  position: relative;
  overflow: hidden;
}
.blog-feature-img::before {
  content: '';
  position: absolute;
  inset: 0;
  background:
    linear-gradient(135deg, transparent 30%, rgba(250,250,247,0.06) 50%, transparent 70%),
    repeating-linear-gradient(0deg, transparent 0, transparent 3px, rgba(250,250,247,0.025) 3px, rgba(250,250,247,0.025) 4px);
}
.blog-feature-cat {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 24px;
}
.blog-feature-title {
  font-family: var(--display);
  font-size: clamp(40px, 5vw, 64px);
  font-weight: 400;
  line-height: 1.05;
  letter-spacing: -0.02em;
  margin-bottom: 32px;
}
.blog-feature-title em { font-style: italic; font-family: var(--editorial); font-weight: 300; }
.blog-feature-excerpt {
  font-size: 19px;
  line-height: 1.6;
  color: rgba(10,10,10,0.78);
  margin-bottom: 32px;
}
.blog-feature-meta {
  display: flex;
  gap: 24px;
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 32px;
}
.blog-feature-link {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--ink);
  text-decoration: none;
  border-bottom: 1px solid var(--ink);
  padding-bottom: 4px;
}

.blog-list {
  padding: 100px 56px 140px;
}
.blog-list-inner {
  max-width: 1280px;
  margin: 0 auto;
}
.blog-list-header {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  margin-bottom: 64px;
}
.blog-cats {
  display: flex;
  gap: 24px;
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}
.blog-cats a {
  color: var(--muted);
  text-decoration: none;
  padding-bottom: 4px;
}
.blog-cats a.active {
  color: var(--ink);
  border-bottom: 1px solid var(--ink);
}
.blog-grid {
  display: grid;
  grid-template-columns: 1fr 1fr 1fr;
  gap: 56px 40px;
}
.blog-card {
  text-decoration: none;
  color: inherit;
  cursor: none;
  display: block;
}
.blog-card-img {
  aspect-ratio: 4/3;
  background: var(--ink);
  margin-bottom: 24px;
  position: relative;
  overflow: hidden;
}
.blog-card-img::before {
  content: '';
  position: absolute;
  inset: 0;
  transition: transform 0.6s ease;
}
.blog-card:hover .blog-card-img::before { transform: scale(1.05); }
.blog-card-img.bg1::before {
  background: linear-gradient(135deg, transparent 30%, rgba(250,250,247,0.06) 50%, transparent 70%),
    repeating-linear-gradient(45deg, transparent 0, transparent 4px, rgba(250,250,247,0.025) 4px, rgba(250,250,247,0.025) 5px);
}
.blog-card-img.bg2::before {
  background: radial-gradient(ellipse at 50% 30%, rgba(250,250,247,0.06), transparent 60%),
    repeating-linear-gradient(0deg, transparent 0, transparent 3px, rgba(250,250,247,0.025) 3px, rgba(250,250,247,0.025) 4px);
}
.blog-card-img.bg3::before {
  background: linear-gradient(180deg, rgba(250,250,247,0.06), transparent 60%),
    repeating-linear-gradient(90deg, transparent 0, transparent 3px, rgba(250,250,247,0.025) 3px, rgba(250,250,247,0.025) 4px);
}
.blog-card-img.bg4::before {
  background: linear-gradient(45deg, rgba(250,250,247,0.05), transparent 60%),
    repeating-linear-gradient(0deg, transparent 0, transparent 5px, rgba(250,250,247,0.025) 5px, rgba(250,250,247,0.025) 6px);
}
.blog-card-img.bg5::before {
  background: radial-gradient(circle at 70% 70%, rgba(250,250,247,0.06), transparent 50%),
    repeating-linear-gradient(60deg, transparent 0, transparent 4px, rgba(250,250,247,0.025) 4px, rgba(250,250,247,0.025) 5px);
}
.blog-card-img.bg6::before {
  background: linear-gradient(225deg, transparent 30%, rgba(250,250,247,0.05) 50%, transparent 70%),
    repeating-linear-gradient(135deg, transparent 0, transparent 3px, rgba(250,250,247,0.025) 3px, rgba(250,250,247,0.025) 4px);
}
.blog-card-cat {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 12px;
}
.blog-card-title {
  font-family: var(--display);
  font-size: 24px;
  font-weight: 400;
  line-height: 1.2;
  margin-bottom: 12px;
  letter-spacing: -0.01em;
}
.blog-card-title em { font-style: italic; font-family: var(--editorial); }
.blog-card-meta {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
}

/* Reveal */
.reveal {
  opacity: 0;
  transform: translateY(24px);
  transition: opacity 1s ease, transform 1s ease;
}
.reveal.visible {
  opacity: 1;
  transform: translateY(0);
}

/* INTAKE PAGES */
.intake-form {
  max-width: 880px;
  margin: 0 auto;
}
.intake-step-row {
  max-width: 880px;
  margin: 0 auto;
  padding: 48px 0 0;
  display: flex;
  gap: 32px;
  flex-wrap: wrap;
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
}
.intake-step {
  padding-bottom: 8px;
  border-bottom: 1px solid transparent;
}
.intake-step .num {
  font-family: var(--display);
  font-size: 13px;
  margin-right: 8px;
  letter-spacing: 0.1em;
}
.intake-step.active {
  color: var(--ink);
  border-bottom-color: var(--ink);
}
.intake-step.active .num { color: var(--ink); }

.intake-section {
  padding: 64px 56px 140px;
}
.intake-section-label {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 32px;
}
.intake-subhead {
  font-family: var(--editorial);
  font-style: italic;
  font-weight: 300;
  font-size: 32px;
  line-height: 1.3;
  letter-spacing: -0.005em;
  max-width: 720px;
  color: var(--ink);
  margin-bottom: 80px;
  padding-bottom: 56px;
  border-bottom: 1px solid var(--rule);
}

.intake-field {
  margin-bottom: 48px;
}
.intake-label {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 8px;
  display: block;
}
.intake-input,
.intake-textarea,
.intake-select {
  font-family: var(--editorial);
  font-weight: 300;
  font-size: 22px;
  color: var(--ink);
  background: transparent;
  border: none;
  border-bottom: 1px solid var(--rule);
  padding: 16px 0;
  width: 100%;
  outline: none;
  transition: border-color 0.3s ease;
  border-radius: 0;
  appearance: none;
}
.intake-input:focus,
.intake-textarea:focus,
.intake-select:focus {
  border-bottom: 1px solid var(--ink);
}
.intake-textarea {
  resize: vertical;
  min-height: 80px;
  line-height: 1.55;
}
.intake-helper {
  font-family: var(--editorial);
  font-style: italic;
  font-weight: 300;
  font-size: 13px;
  color: var(--muted);
  margin-top: 8px;
}

.intake-pills {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  padding-top: 8px;
}
.intake-pill {
  border: 0.5px solid var(--rule);
  padding: 10px 16px;
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  cursor: none;
  transition: all 0.3s ease;
  background: transparent;
  color: var(--ink);
  user-select: none;
}
.intake-pill:hover { border-color: var(--ink); }
.intake-pill.selected {
  background: var(--ink);
  color: var(--paper);
  border-color: var(--ink);
}

/* privacy block */
.intake-privacy {
  max-width: 880px;
  margin: 0 auto;
  padding: 64px 0;
  border-top: 1px solid var(--rule);
}
.intake-privacy-label {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 16px;
}
.intake-privacy-body {
  font-family: var(--editorial);
  font-weight: 300;
  font-size: 19px;
  line-height: 1.6;
  color: rgba(10,10,10,0.78);
  max-width: 720px;
}

/* submit row */
.intake-submit-row {
  max-width: 880px;
  margin: 0 auto;
  padding: 32px 0 0;
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 32px;
}
.intake-submit-headline {
  font-family: var(--display);
  font-size: 28px;
  font-weight: 400;
  line-height: 1.2;
  letter-spacing: -0.005em;
  max-width: 420px;
}
.intake-submit-headline em {
  font-style: italic;
  font-family: var(--editorial);
  font-weight: 300;
}
.intake-submit-col {
  display: flex;
  flex-direction: column;
  align-items: flex-end;
}
.intake-submit-btn {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  background: var(--ink);
  color: var(--paper);
  padding: 22px 40px;
  border: 1px solid var(--ink);
  cursor: none;
  display: inline-flex;
  gap: 16px;
  align-items: center;
  transition: all 0.4s ease;
  border-radius: 0;
}
.intake-submit-btn:hover {
  background: var(--paper);
  color: var(--ink);
}
.intake-submit-msg {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
  margin-top: 24px;
  opacity: 0;
  transition: opacity 0.4s ease;
  text-align: right;
}
.intake-submit-msg.visible { opacity: 1; }

/* secondary routes */
.intake-secondary {
  padding: 100px 56px;
  background: var(--paper-warm);
}
.intake-secondary-inner {
  max-width: 1280px;
  margin: 0 auto;
}
.intake-secondary-label {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 24px;
}
.intake-secondary h2 {
  font-family: var(--display);
  font-size: clamp(32px, 4vw, 48px);
  font-weight: 400;
  line-height: 1.1;
  letter-spacing: -0.015em;
  margin-bottom: 56px;
  max-width: 800px;
}
.intake-secondary h2 em { font-style: italic; font-family: var(--editorial); font-weight: 300; }
.intake-secondary-routes {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 32px;
}
.intake-secondary-card {
  border-top: 0.5px solid var(--ink);
  padding: 32px 0;
  text-decoration: none;
  color: inherit;
  cursor: none;
  transition: padding-left 0.4s ease;
  display: block;
}
.intake-secondary-card:hover { padding-left: 12px; }
.intake-secondary-name {
  font-family: var(--display);
  font-size: 24px;
  margin-bottom: 8px;
  font-weight: 400;
  letter-spacing: -0.01em;
}
.intake-secondary-desc {
  font-family: var(--editorial);
  font-weight: 300;
  font-size: 15px;
  color: var(--muted);
  line-height: 1.6;
}

/* intake header (reuses page-header but with looser title constraint) */
.intake-header { padding: 180px 56px 80px; border-bottom: 1px solid var(--rule); }
.intake-header-inner { max-width: 1280px; margin: 0 auto; }
.intake-breadcrumb {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 48px;
}
.intake-breadcrumb a { color: var(--muted); text-decoration: none; }
.intake-breadcrumb a:hover { color: var(--ink); }
.intake-headline {
  font-family: var(--display);
  font-size: clamp(56px, 7.5vw, 96px);
  font-weight: 400;
  line-height: 0.98;
  letter-spacing: -0.025em;
  margin-bottom: 48px;
  max-width: 1100px;
}
.intake-headline em { font-style: italic; font-family: var(--editorial); font-weight: 300; }
.intake-lead {
  font-family: var(--editorial);
  font-weight: 300;
  font-size: 21px;
  line-height: 1.6;
  color: rgba(10,10,10,0.78);
  max-width: 640px;
}
.intake-lead p + p { margin-top: 16px; }

@media (max-width: 900px) {
  .intake-section, .intake-secondary, .intake-header { padding-left: 24px; padding-right: 24px; }
  .intake-step-row { gap: 16px; padding-left: 0; padding-right: 0; }
  .intake-submit-row { flex-direction: column; align-items: flex-start; gap: 24px; }
  .intake-submit-col { align-items: flex-start; }
  .intake-submit-msg { text-align: left; }
  .intake-secondary-routes { grid-template-columns: 1fr 1fr; }
  .intake-subhead { font-size: 24px; padding-bottom: 32px; margin-bottom: 48px; }
  .nav-dropdown-panel { display: none; }
}

/* PROPERTY DETAIL PAGES */
.pp-header {
  padding: 180px 56px 80px;
  border-bottom: 1px solid var(--rule);
}
.pp-header-inner {
  max-width: 1280px;
  margin: 0 auto;
}
.pp-breadcrumb {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 48px;
}
.pp-breadcrumb a { color: var(--muted); text-decoration: none; }
.pp-breadcrumb a:hover { color: var(--ink); }
.pp-address {
  font-family: var(--display);
  font-size: clamp(64px, 9vw, 120px);
  font-weight: 400;
  line-height: 0.95;
  letter-spacing: -0.025em;
  margin-bottom: 56px;
}
.pp-address em { font-style: italic; font-family: var(--editorial); font-weight: 300; }
.pp-meta {
  display: flex;
  align-items: center;
  gap: 28px;
  flex-wrap: wrap;
}
.pp-status {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  border: 1px solid var(--ink);
  padding: 8px 14px;
  border-radius: 999px;
  color: var(--ink);
}
.pp-status.sold {
  background: var(--ink);
  color: var(--paper);
}
.pp-status.private {
  border-color: var(--muted);
  color: var(--muted);
}
.pp-price {
  font-family: var(--display);
  font-size: 32px;
  letter-spacing: -0.01em;
  font-weight: 400;
}
.pp-rule {
  width: 1px;
  height: 28px;
  background: var(--rule);
}
.pp-specs {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--muted);
}
.pp-specs span + span::before {
  content: ' · ';
  margin: 0 6px;
  color: var(--rule);
}

/* hero image */
.pp-hero {
  width: 100%;
  aspect-ratio: 16/9;
  max-height: 720px;
  background: var(--ink);
  position: relative;
  overflow: hidden;
}
.pp-hero img {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: cover;
  filter: grayscale(15%);
}
.pp-hero::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(15,15,14,0.25) 0%, rgba(15,15,14,0) 35%, rgba(15,15,14,0) 65%, rgba(15,15,14,0.4) 100%);
  pointer-events: none;
}

/* the story */
.pp-story {
  padding: 140px 56px;
}
.pp-story-inner {
  max-width: 980px;
  margin: 0 auto;
}
.pp-section-label {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 56px;
  display: flex;
  align-items: baseline;
  gap: 14px;
}
.pp-section-label .num {
  font-family: var(--display);
  font-size: 13px;
  color: var(--ink);
  letter-spacing: 0.1em;
}
.pp-pull {
  max-width: 720px;
  margin: 0 auto 72px;
  text-align: center;
  font-family: var(--editorial);
  font-style: italic;
  font-weight: 300;
  font-size: 38px;
  line-height: 1.25;
  letter-spacing: -0.005em;
  color: var(--ink);
  padding: 36px 0;
  border-top: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
}
.pp-prose {
  font-family: var(--editorial);
  font-weight: 300;
  font-size: 21px;
  line-height: 1.65;
  color: rgba(10,10,10,0.85);
}
.pp-prose p + p { margin-top: 28px; }

/* the numbers */
.pp-numbers {
  padding: 100px 56px;
  background: var(--ink);
  color: var(--paper);
}
.pp-numbers-inner {
  max-width: 1280px;
  margin: 0 auto;
}
.pp-numbers .pp-section-label { color: rgba(250,250,247,0.5); }
.pp-numbers .pp-section-label .num { color: var(--paper); }
.pp-numbers-grid {
  display: grid;
  grid-template-columns: repeat(5, 1fr);
  gap: 32px;
  border-top: 1px solid rgba(250,250,247,0.18);
  padding-top: 56px;
}
.pp-stat {
  display: flex;
  flex-direction: column;
  gap: 16px;
}
.pp-stat-num {
  font-family: var(--display);
  font-size: 72px;
  font-weight: 400;
  line-height: 0.95;
  letter-spacing: -0.02em;
  color: var(--paper);
}
.pp-stat-num em { font-style: italic; font-family: var(--editorial); font-weight: 300; }
.pp-stat-label {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: rgba(250,250,247,0.55);
}

/* particulars */
.pp-particulars {
  padding: 140px 56px;
}
.pp-particulars-inner {
  max-width: 1280px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: 320px 1fr;
  gap: 80px;
  align-items: start;
}
.pp-particulars-meta {
  display: flex;
  flex-direction: column;
  gap: 18px;
}
.pp-particulars-hood {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
}
.pp-particulars-addr {
  font-family: var(--display);
  font-size: 32px;
  font-weight: 400;
  line-height: 1.05;
  letter-spacing: -0.015em;
}
.pp-particulars-h {
  font-family: var(--display);
  font-size: 22px;
  margin-top: 24px;
  font-style: italic;
  font-family: var(--editorial);
  font-weight: 400;
  color: var(--muted);
}
.pp-spec-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0 48px;
  border-top: 1px solid var(--rule);
}
.pp-spec {
  display: flex;
  flex-direction: column;
  gap: 8px;
  padding: 28px 0;
  border-bottom: 1px solid var(--rule);
}
.pp-spec-label {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
}
.pp-spec-val {
  font-family: var(--display);
  font-size: 22px;
  font-weight: 400;
  letter-spacing: -0.005em;
}

/* gallery */
.pp-gallery {
  padding: 140px 56px;
}
.pp-gallery-inner {
  max-width: 1280px;
  margin: 0 auto;
}
.pp-gallery-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
}
.pp-tile {
  position: relative;
  background: var(--ink);
  overflow: hidden;
}
.pp-tile::before {
  content: '';
  position: absolute;
  inset: 0;
  background:
    linear-gradient(135deg, transparent 30%, rgba(250,250,247,0.04) 50%, transparent 70%),
    repeating-linear-gradient(0deg, transparent 0, transparent 2px, rgba(250,250,247,0.03) 2px, rgba(250,250,247,0.03) 3px);
}
.pp-tile::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(15,15,14,0.05) 0%, rgba(15,15,14,0.4) 100%);
}
.pp-tile-cap {
  position: absolute;
  bottom: 18px;
  left: 20px;
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--paper);
  z-index: 2;
}
.pp-tile.wide {
  grid-column: span 2;
  aspect-ratio: 16/9;
}
.pp-tile.square {
  aspect-ratio: 1/1;
}
.pp-tile.tall {
  aspect-ratio: 3/4;
  grid-row: span 1;
}

/* approach */
.pp-approach {
  padding: 140px 56px;
  background: var(--paper-warm);
}
.pp-approach-inner {
  max-width: 1280px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: 280px 1fr;
  gap: 80px;
}
.pp-approach h2 {
  font-family: var(--display);
  font-size: clamp(36px, 4.5vw, 56px);
  font-weight: 400;
  line-height: 1.05;
  letter-spacing: -0.015em;
  margin-bottom: 56px;
}
.pp-approach h2 em { font-style: italic; font-family: var(--editorial); font-weight: 300; }
.pp-approach-list { display: grid; gap: 0; }
.pp-approach-item {
  display: grid;
  grid-template-columns: 80px 1fr;
  gap: 32px;
  padding: 36px 0;
  border-top: 1px solid var(--rule);
  align-items: baseline;
}
.pp-approach-item:last-child { border-bottom: 1px solid var(--rule); }
.pp-approach-num {
  font-family: var(--display);
  font-size: 14px;
  letter-spacing: 0.2em;
  color: var(--muted);
}
.pp-approach-body {
  display: grid;
  gap: 12px;
}
.pp-approach-title {
  font-family: var(--editorial);
  font-style: italic;
  font-weight: 400;
  font-size: 28px;
  line-height: 1.2;
  color: var(--ink);
}
.pp-approach-desc {
  font-family: var(--editorial);
  font-size: 18px;
  font-weight: 300;
  line-height: 1.55;
  color: rgba(10,10,10,0.7);
}

/* neighbourhood */
.pp-hood-section {
  padding: 140px 56px;
}
.pp-hood-inner {
  max-width: 1280px;
  margin: 0 auto;
}
.pp-hood-head {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
  align-items: end;
  margin-bottom: 80px;
}
.pp-hood-name {
  font-family: var(--display);
  font-size: clamp(56px, 7vw, 96px);
  font-weight: 400;
  line-height: 0.95;
  letter-spacing: -0.025em;
}
.pp-hood-name em { font-style: italic; font-family: var(--editorial); font-weight: 300; }
.pp-hood-blurb {
  font-family: var(--editorial);
  font-size: 19px;
  line-height: 1.6;
  color: rgba(10,10,10,0.78);
  font-weight: 300;
}
.pp-lists {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 48px;
  border-top: 1px solid var(--rule);
  padding-top: 56px;
}
.pp-list-title {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 24px;
}
.pp-list ul {
  list-style: none;
  display: grid;
  gap: 14px;
}
.pp-list li {
  font-family: var(--editorial);
  font-weight: 400;
  font-size: 20px;
  line-height: 1.35;
  color: var(--ink);
  padding-bottom: 14px;
  border-bottom: 1px solid var(--rule);
}
.pp-list li:last-child { border-bottom: none; padding-bottom: 0; }

/* prev/next */
.pp-nav {
  padding: 80px 56px;
  border-top: 1px solid var(--rule);
}
.pp-nav-inner {
  max-width: 1280px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 32px;
}
.pp-nav a {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--ink);
  text-decoration: none;
  display: inline-block;
  padding-bottom: 6px;
  border-bottom: 1px solid transparent;
  transition: border-color 0.25s ease;
}
.pp-nav a:hover { border-bottom-color: var(--ink); }
.pp-nav-prev { text-align: left; }
.pp-nav-next { text-align: right; }
.pp-nav-eyebrow {
  display: block;
  font-size: 10px;
  letter-spacing: 0.24em;
  color: var(--muted);
  margin-bottom: 8px;
  text-transform: uppercase;
}

/* HOMEPAGE: NEIGHBOURHOOD GRID + SERVICES GRID */
.home-area-block {
  padding: 140px 56px;
  max-width: 1280px;
  margin: 0 auto;
}
.home-area-block.paper { background: var(--paper-warm); max-width: none; }
.home-area-block.paper > .home-area-inner { max-width: 1280px; margin: 0 auto; }
.home-area-block h2 {
  font-family: var(--display);
  font-weight: 400;
  font-size: clamp(40px, 5vw, 64px);
  line-height: 1.05;
  letter-spacing: -0.02em;
  margin: 24px 0 24px;
  max-width: 880px;
}
.home-area-block h2 em { font-style: italic; font-family: var(--editorial); font-weight: 300; }
.home-area-block .home-subhead {
  font-family: var(--editorial);
  font-weight: 300;
  font-size: 21px;
  line-height: 1.55;
  max-width: 640px;
  color: rgba(10, 10, 10, 0.78);
  margin-bottom: 48px;
}
.home-area-grid {
  display: grid;
  grid-template-columns: repeat(5, 1fr);
  gap: 24px;
  margin-top: 24px;
}
.home-area-card {
  display: block;
  text-decoration: none;
  color: inherit;
  border-bottom: 0.5px solid var(--rule);
  padding-bottom: 24px;
  transition: border-color 0.25s ease;
}
.home-area-card:hover { border-bottom-color: var(--ink); }
.home-area-card-image {
  width: 100%;
  aspect-ratio: 4 / 5;
  background: var(--ink);
  position: relative;
  overflow: hidden;
  margin-bottom: 20px;
}
.home-area-card-image img {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: cover;
  filter: grayscale(15%);
  transition: transform 0.4s ease;
}
.home-area-card:hover .home-area-card-image img { transform: scale(1.03); }
.home-area-card-image::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(10,10,10,0.05), rgba(10,10,10,0.22));
  pointer-events: none;
}
.home-area-card-name {
  font-family: var(--display);
  font-weight: 400;
  font-size: clamp(24px, 1.8vw, 30px);
  line-height: 1.1;
  margin: 0 0 8px;
}
.home-area-card-tag {
  font-family: var(--editorial);
  font-style: italic;
  font-size: 15px;
  line-height: 1.4;
  color: var(--muted);
  margin-bottom: 16px;
}
.home-area-card-cta {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--ink);
  position: relative;
  display: inline-block;
}
.home-area-card-cta::after {
  content: '';
  position: absolute;
  left: 0; bottom: -3px;
  width: 0; height: 1px;
  background: var(--ink);
  transition: width 0.3s ease;
}
.home-area-card:hover .home-area-card-cta::after { width: 100%; }
.home-area-viewall {
  margin-top: 48px;
  display: inline-block;
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--ink);
  text-decoration: none;
  border-bottom: 1px solid var(--ink);
  padding-bottom: 4px;
  transition: opacity 0.25s ease;
}
.home-area-viewall:hover { opacity: 0.55; }

.home-services-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  margin-top: 24px;
  background: var(--rule);
}
.home-services-card {
  display: block;
  text-decoration: none;
  color: inherit;
  background: var(--paper);
  padding: 48px 32px;
  position: relative;
  transition: background 0.25s ease;
}
.home-area-block.paper .home-services-card { background: var(--paper-warm); }
.home-services-card:hover { background: var(--ink); color: var(--paper); }
.home-area-block.paper .home-services-card:hover { background: var(--ink); color: var(--paper); }
.home-services-card-tag {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  margin-bottom: 24px;
  display: block;
  opacity: 0.62;
}
.home-services-card:hover .home-services-card-tag { opacity: 1; }
.home-services-card-name {
  font-family: var(--display);
  font-weight: 400;
  font-size: 28px;
  line-height: 1.1;
  margin-bottom: 16px;
}
.home-services-card-desc {
  font-family: var(--editorial);
  font-weight: 300;
  font-size: 17px;
  line-height: 1.55;
  margin-bottom: 32px;
  opacity: 0.85;
}
.home-services-card-cta {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  display: inline-block;
  position: relative;
}
.home-services-card-cta::after {
  content: ' →';
  margin-left: 6px;
  display: inline-block;
  transition: transform 0.3s ease;
}
.home-services-card:hover .home-services-card-cta::after { transform: translateX(6px); }
@media (max-width: 1100px) {
  .home-area-grid { grid-template-columns: repeat(3, 1fr); }
  .home-area-grid > a:nth-child(n+4) { grid-column: span 1; }
}
@media (max-width: 900px) {
  .home-area-block { padding: 80px 24px; }
  .home-area-grid { grid-template-columns: repeat(2, 1fr); gap: 16px; }
  .home-services-grid { grid-template-columns: 1fr; }
  .home-services-card { padding: 32px 24px; }
}
@media (max-width: 600px) {
  .home-area-grid { grid-template-columns: 1fr; }
}

/* HUB ASYMMETRIC LAYOUT */
.hub-flow {
  max-width: 1280px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: minmax(0, 7fr) minmax(0, 5fr);
  gap: 64px;
  padding: 140px 56px;
  align-items: start;
}
.hub-flow-text {
  font-family: var(--editorial);
  font-size: 21px;
  line-height: 1.65;
}
.hub-flow-text > * + * {
  margin-top: 1.4em;
}
.hub-flow-text p {
  font-family: var(--editorial);
  font-weight: 300;
  font-size: 21px;
  line-height: 1.65;
  margin: 0;
}
.hub-flow-text p em { font-style: italic; }
.hub-flow-text .section-label { margin-bottom: 24px; }
.hub-flow-text h2 {
  font-family: var(--display);
  font-weight: 400;
  font-size: clamp(36px, 4.5vw, 56px);
  line-height: 1.05;
  letter-spacing: -0.02em;
  margin: 24px 0 32px;
}
.hub-flow-text h2 em { font-style: italic; font-family: var(--editorial); font-weight: 300; }
.hub-flow-text .hub-pullquote {
  font-family: var(--editorial);
  font-style: italic;
  font-weight: 300;
  font-size: clamp(24px, 2.5vw, 32px);
  line-height: 1.4;
  padding: 32px 0;
  margin: 24px 0 32px;
  position: relative;
}
.hub-flow-text .hub-pullquote::before,
.hub-flow-text .hub-pullquote::after {
  content: '';
  position: absolute;
  left: 0;
  width: 80px;
  height: 1px;
  background: var(--ink);
  opacity: 0.6;
}
.hub-flow-text .hub-pullquote::before { top: 0; }
.hub-flow-text .hub-pullquote::after { bottom: 0; }
.hub-flow-aside {
  position: relative;
  position: sticky;
  top: 80px;
}
.hub-flow-aside figure {
  margin: 0 0 40px;
  display: block;
}
.hub-flow-aside img {
  width: 100%;
  height: auto;
  display: block;
  filter: grayscale(15%);
}
.hub-flow-aside figcaption {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
  margin-top: 12px;
  display: block;
}
.hub-flow.reverse {
  grid-template-columns: minmax(0, 5fr) minmax(0, 7fr);
}
.hub-flow.reverse .hub-flow-aside { order: 1; }
.hub-flow.reverse .hub-flow-text { order: 2; }
.hub-flow-breakout {
  max-width: 1280px;
  margin: 0 auto;
  padding: 0 56px;
}
.hub-flow-breakout figure { margin: 0; }
.hub-flow-breakout img {
  width: 100%;
  height: auto;
  aspect-ratio: 16 / 7;
  object-fit: cover;
  filter: grayscale(15%);
  display: block;
}
.hub-flow-breakout figcaption {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
  margin-top: 12px;
  display: block;
}
.hub-see-accent {
  display: block;
  width: 100%;
  margin-top: 24px;
}
.hub-see-accent figure { margin: 0; }
.hub-see-accent img {
  width: 100%;
  aspect-ratio: 1 / 1;
  object-fit: cover;
  filter: grayscale(15%);
  display: block;
}
.hub-see-accent figcaption {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
  margin-top: 12px;
  display: block;
}
@media (max-width: 900px) {
  .hub-flow,
  .hub-flow.reverse {
    grid-template-columns: 1fr;
    gap: 32px;
    padding: 80px 24px;
  }
  .hub-flow.reverse .hub-flow-aside { order: 0; }
  .hub-flow.reverse .hub-flow-text { order: 0; }
  .hub-flow-aside { position: relative; top: 0; }
  .hub-flow-breakout { padding: 0 24px; }
  .hub-flow-text p { font-size: 18px; }
}

/* PROPERTY DETAIL SPLIT LAYOUT */
.property-split {
  max-width: 1280px;
  margin: 0 auto;
  padding: 24px 56px 80px;
  display: grid;
  grid-template-columns: 58fr 42fr;
  gap: 64px;
  align-items: start;
}
.property-split-image img {
  width: 100%;
  aspect-ratio: 4 / 5;
  max-height: 720px;
  object-fit: cover;
  object-position: center;
  display: block;
  filter: grayscale(15%);
}
.property-split-details {
  position: sticky;
  top: 100px;
  padding-left: 8px;
}
.property-split-eyebrow {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 16px;
}
.property-split-address {
  font-family: var(--editorial);
  font-weight: 400;
  font-size: clamp(36px, 4vw, 56px);
  line-height: 1.05;
  letter-spacing: -0.01em;
  margin: 0 0 24px;
}
.property-split-status-row {
  display: flex;
  align-items: center;
  gap: 16px;
  margin-bottom: 16px;
  flex-wrap: wrap;
}
.property-status-badge {
  display: inline-block;
  padding: 8px 16px;
  background: var(--ink);
  color: var(--paper);
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
}
.property-status-badge.active { background: #1f3d2e; color: var(--paper); }
.property-status-badge.purchased {
  background: var(--paper);
  color: var(--ink);
  border: 1px solid var(--ink);
  padding: 7px 15px;
}
.property-split-date {
  font-family: var(--editorial);
  font-style: italic;
  font-size: 16px;
  color: var(--muted);
}
.property-split-summary {
  font-family: var(--editorial);
  font-style: italic;
  font-size: 17px;
  margin: 4px 0 20px;
}
.property-split-meta {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 24px;
}
.property-split-price {
  font-family: var(--editorial);
  font-weight: 400;
  font-size: 32px;
  line-height: 1.1;
  margin: 16px 0;
  letter-spacing: -0.01em;
}
.property-split-credit {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
  margin: 8px 0 32px;
  padding-top: 24px;
  border-top: 0.5px solid var(--rule);
}
.property-split-cta {
  font-family: var(--editorial);
  font-style: italic;
  font-weight: 300;
  font-size: 19px;
  line-height: 1.4;
  margin: 0 0 24px;
  max-width: 360px;
}
.property-split-button {
  display: inline-block;
  padding: 16px 32px;
  background: var(--ink);
  color: var(--paper);
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  text-decoration: none;
  transition: opacity 0.2s ease, transform 0.25s ease;
}
.property-split-button:hover { opacity: 0.85; transform: translateY(-1px); }

@media (max-width: 900px) {
  .property-split {
    grid-template-columns: 1fr;
    gap: 32px;
    padding: 24px 24px 56px;
  }
  .property-split-details {
    position: static;
    top: auto;
    padding-left: 0;
  }
  .property-split-image img {
    aspect-ratio: 4 / 3;
    max-height: 480px;
  }
  .property-split-cta { max-width: 100%; }
}

/* IMAGE TREATMENTS */
.img-frame {
  position: relative;
  overflow: hidden;
  background: var(--ink);
  display: block;
  margin: 0;
}
.img-frame img {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: cover;
  filter: grayscale(15%);
}
.img-frame::after {
  content: '';
  position: absolute;
  inset: 0;
  background:
    linear-gradient(180deg, rgba(10,10,10,0.05) 0%, rgba(10,10,10,0.22) 100%);
  pointer-events: none;
}
.img-frame--hero { aspect-ratio: 21 / 9; max-height: 600px; }
.img-frame--16x9 { aspect-ratio: 16 / 9; }
.img-frame--portrait { aspect-ratio: 4 / 5; }
.img-frame--card { aspect-ratio: 4 / 3; }
.img-frame--thumb { aspect-ratio: 1 / 1; }
.img-frame--full {
  width: 100%;
  aspect-ratio: 16 / 9;
  max-height: 720px;
}

/* NEIGHBOURHOOD HUBS */
.hub-hero {
  width: 100%;
  aspect-ratio: 21 / 9;
  max-height: 600px;
  background: var(--ink);
  position: relative;
  overflow: hidden;
}
.hub-hero img {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: cover;
  filter: grayscale(15%);
}
.hub-hero::after {
  content: '';
  position: absolute;
  inset: 0;
  background:
    linear-gradient(180deg, rgba(10,10,10,0.05) 0%, rgba(10,10,10,0.25) 100%);
  pointer-events: none;
}
.hub-section {
  padding: 100px 56px;
  max-width: 1280px;
  margin: 0 auto;
}
.hub-section--centered {
  max-width: 880px;
  padding: 140px 56px;
}
.hub-section--paper {
  background: var(--paper-warm);
  max-width: none;
}
.hub-section--paper > .hub-section-inner {
  max-width: 1280px;
  margin: 0 auto;
}
.hub-h2 {
  font-family: var(--display);
  font-weight: 400;
  font-size: clamp(36px, 4.5vw, 56px);
  line-height: 1.05;
  letter-spacing: -0.02em;
  margin: 24px 0 56px;
  max-width: 720px;
}
.hub-h2 em { font-style: italic; font-family: var(--editorial); font-weight: 300; }

.hub-glance-grid {
  border-top: 0.5px solid var(--rule);
  margin-top: 24px;
}
.hub-glance-row {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  padding: 32px 0;
  border-bottom: 0.5px solid var(--rule);
  gap: 32px;
}
.hub-glance-label {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
  max-width: 240px;
  flex: 0 0 auto;
}
.hub-glance-value {
  font-family: var(--display);
  font-weight: 400;
  font-size: clamp(32px, 4vw, 48px);
  line-height: 1;
  flex: 1;
  text-align: center;
}
.hub-glance-caption {
  font-family: var(--editorial);
  font-style: italic;
  font-size: 16px;
  color: var(--muted);
  max-width: 320px;
  text-align: right;
  flex: 0 0 auto;
  line-height: 1.45;
}

.hub-pullquote {
  font-family: var(--editorial);
  font-style: italic;
  font-weight: 300;
  font-size: clamp(28px, 3vw, 38px);
  line-height: 1.4;
  max-width: 720px;
  padding: 56px 0;
  margin: 32px 0 56px;
  position: relative;
  color: var(--ink);
}
.hub-pullquote::before,
.hub-pullquote::after {
  content: '';
  position: absolute;
  left: 0;
  width: 80px;
  height: 1px;
  background: var(--ink);
  opacity: 0.6;
}
.hub-pullquote::before { top: 0; }
.hub-pullquote::after { bottom: 0; }

.hub-prose p {
  font-family: var(--editorial);
  font-weight: 300;
  font-size: 21px;
  line-height: 1.65;
  color: var(--ink);
  margin-bottom: 24px;
  max-width: 720px;
}
.hub-prose p em { font-style: italic; }

.hub-buyer-prose {
  font-family: var(--editorial);
  font-weight: 300;
  font-size: 21px;
  line-height: 1.65;
  max-width: 760px;
  margin-top: 24px;
}

.hub-see-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 56px;
  margin-top: 32px;
}
.hub-see-col-title {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 24px;
  padding-bottom: 12px;
  border-bottom: 0.5px solid var(--rule);
}
.hub-see-item {
  margin-bottom: 28px;
}
.hub-see-item-name {
  font-family: var(--display);
  font-weight: 400;
  font-size: 22px;
  line-height: 1.25;
  margin-bottom: 6px;
}
.hub-see-item-context {
  font-family: var(--editorial);
  font-style: italic;
  font-size: 15px;
  line-height: 1.5;
  color: var(--muted);
}

.hub-current-card {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 64px;
  align-items: center;
  margin-top: 32px;
  padding: 56px 0;
  border-top: 0.5px solid var(--rule);
  border-bottom: 0.5px solid var(--rule);
}
.hub-current-card-meta {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 16px;
}
.hub-current-card-title {
  font-family: var(--display);
  font-weight: 400;
  font-size: 32px;
  line-height: 1.1;
  margin-bottom: 16px;
}
.hub-current-card-prose {
  font-family: var(--editorial);
  font-weight: 300;
  font-size: 19px;
  line-height: 1.6;
  margin-bottom: 28px;
  color: rgba(10, 10, 10, 0.82);
}
.hub-current-card-cta {
  font-family: var(--mono);
  font-size: 13px;
  letter-spacing: 0.06em;
  color: var(--ink);
  text-decoration: none;
  border-bottom: 1px solid var(--ink);
  padding-bottom: 4px;
  transition: opacity 0.2s ease;
}
.hub-current-card-cta:hover { opacity: 0.55; }
.hub-current-card-image {
  width: 100%;
  aspect-ratio: 4 / 3;
  background: var(--ink);
  position: relative;
  overflow: hidden;
}
.hub-current-card-image img {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: cover;
  filter: grayscale(15%);
}
.hub-current-card-image::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(10,10,10,0.05) 0%, rgba(10,10,10,0.22) 100%);
  pointer-events: none;
}
.hub-current-card--narrative {
  grid-template-columns: 1fr;
  max-width: 760px;
}

.hub-faq-list { margin-top: 32px; }
.hub-faq-item {
  border-top: 0.5px solid var(--rule);
  padding: 32px 0;
}
.hub-faq-item:last-child { border-bottom: 0.5px solid var(--rule); }
.hub-faq-q {
  font-family: var(--display);
  font-style: italic;
  font-weight: 400;
  font-size: 22px;
  line-height: 1.35;
  margin-bottom: 16px;
}
.hub-faq-a {
  font-family: var(--editorial);
  font-weight: 300;
  font-size: 18px;
  line-height: 1.65;
  color: rgba(10, 10, 10, 0.78);
  max-width: 720px;
}
.hub-faq-a a {
  color: var(--ink);
  text-decoration: none;
  border-bottom: 1px solid currentColor;
  padding-bottom: 1px;
}

.hub-adjacent-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
  margin-top: 32px;
}
.hub-adjacent-card {
  display: block;
  padding: 36px 32px;
  background: var(--paper);
  border: 0.5px solid var(--rule);
  text-decoration: none;
  color: inherit;
  position: relative;
  transition: background 0.25s ease, border-color 0.25s ease;
}
.hub-adjacent-card:hover {
  background: var(--ink);
  color: var(--paper);
  border-color: var(--ink);
}
.hub-adjacent-card-name {
  font-family: var(--display);
  font-weight: 400;
  font-size: 24px;
  line-height: 1.15;
  margin-bottom: 12px;
}
.hub-adjacent-card-desc {
  font-family: var(--editorial);
  font-style: italic;
  font-size: 15px;
  line-height: 1.5;
  opacity: 0.72;
  padding-right: 32px;
}
.hub-adjacent-card-arrow {
  position: absolute;
  top: 36px;
  right: 32px;
  font-family: var(--mono);
  font-size: 18px;
  opacity: 0.55;
  transition: transform 0.25s ease, opacity 0.25s ease;
}
.hub-adjacent-card:hover .hub-adjacent-card-arrow {
  transform: translateX(6px);
  opacity: 1;
}
.hub-adjacent-card--placeholder {
  opacity: 0.45;
  cursor: not-allowed;
  pointer-events: none;
}

.hub-breadcrumb {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 32px;
}
.hub-h1 {
  font-family: var(--display);
  font-weight: 400;
  font-size: clamp(64px, 9vw, 120px);
  line-height: 0.95;
  letter-spacing: -0.025em;
  margin: 0 0 40px;
  max-width: 1100px;
}
.hub-h1 em { font-style: italic; font-family: var(--editorial); font-weight: 300; }
.hub-deck {
  font-family: var(--editorial);
  font-weight: 300;
  font-size: 21px;
  line-height: 1.55;
  max-width: 640px;
  color: rgba(10, 10, 10, 0.82);
}
.hub-page-header {
  padding: 180px 56px 80px;
  border-bottom: 0.5px solid var(--rule);
}
.hub-page-header-inner { max-width: 1280px; margin: 0 auto; }

@media (max-width: 900px) {
  .hub-page-header { padding: 140px 24px 56px; }
  .hub-section, .hub-section--centered { padding-left: 24px; padding-right: 24px; padding-top: 80px; padding-bottom: 80px; }
  .hub-glance-row { flex-direction: column; align-items: flex-start; gap: 12px; }
  .hub-glance-value { text-align: left; font-size: 36px; }
  .hub-glance-caption { text-align: left; }
  .hub-see-grid { grid-template-columns: 1fr; gap: 48px; }
  .hub-current-card { grid-template-columns: 1fr; gap: 32px; padding: 32px 0; }
  .hub-adjacent-grid { grid-template-columns: 1fr; }
  .hub-pullquote { font-size: 24px; padding: 32px 0; }
  .hub-prose p { font-size: 18px; }
}

@media (max-width: 900px) {
  .pp-numbers-grid { grid-template-columns: repeat(2, 1fr); }
  .pp-particulars-inner, .pp-approach-inner, .pp-hood-head { grid-template-columns: 1fr; gap: 32px; }
  .pp-spec-grid { grid-template-columns: repeat(2, 1fr); gap: 0 24px; }
  .pp-gallery-grid, .pp-lists { grid-template-columns: 1fr; gap: 24px; }
  .pp-tile.wide { grid-column: auto; }
  .pp-pull { font-size: 26px; padding: 24px 0; }
  .pp-prose { font-size: 18px; }
  .pp-stat-num { font-size: 48px; }
  .pp-header { padding: 140px 24px 56px; }
  .pp-story, .pp-particulars, .pp-gallery, .pp-approach, .pp-hood-section { padding-left: 24px; padding-right: 24px; }
  .pp-numbers, .pp-nav { padding-left: 24px; padding-right: 24px; }
}

@media (max-width: 900px) {
  nav.top { padding: 18px 20px; grid-template-columns: 1fr auto 1fr; gap: 12px; }
  .nav-hamburger { display: block; }
  nav.top .right {
    position: fixed;
    top: 64px;
    left: 0; right: 0;
    background: var(--paper);
    border-top: 0.5px solid var(--rule);
    border-bottom: 0.5px solid var(--rule);
    padding: 16px 20px 32px;
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    max-height: calc(100vh - 64px);
    overflow-y: auto;
    transform: translateY(-100%);
    opacity: 0;
    visibility: hidden;
    transition: transform 0.3s ease, opacity 0.3s ease, visibility 0.3s ease;
    z-index: 99;
  }
  nav.top .right.mobile-open {
    transform: translateY(0);
    opacity: 1;
    visibility: visible;
  }
  nav.top .right > a {
    display: block;
    padding: 16px 0;
    border-bottom: 0.5px solid var(--rule);
    font-size: 12px;
  }
  nav.top .right > a::after { display: none; }
  nav.top .right .nav-dropdown {
    border-bottom: 0.5px solid var(--rule);
    display: block;
  }
  .nav-dropdown-trigger {
    display: flex;
    width: 100%;
    justify-content: space-between;
    align-items: center;
    padding: 16px 0;
    font-size: 12px;
    text-align: left;
  }
  .nav-dropdown-panel {
    position: static;
    transform: none;
    opacity: 1;
    visibility: visible;
    border: none;
    background: transparent;
    padding: 0 0 16px 16px;
    min-width: 0;
    max-height: 0;
    overflow: hidden;
    transition: max-height 0.3s ease, padding 0.3s ease;
  }
  .nav-dropdown .nav-dropdown-trigger[aria-expanded="true"] + .nav-dropdown-panel {
    max-height: 600px;
    padding: 0 0 16px 16px;
  }
  .nav-dropdown-panel a {
    padding: 10px 0;
    border-bottom: none;
    font-size: 11px;
  }
  .nav-dropdown-panel a:hover { background: transparent; opacity: 0.6; }
  nav.top.dark .right { background: var(--paper); }
  nav.top.dark .right > a { color: var(--ink); }
  nav.top.dark .nav-dropdown-trigger { color: var(--ink); }
  nav.top.dark .nav-dropdown-panel a { color: var(--ink); }
  .hero, .what-is, .principles, .listings, .partners, .cta, footer,
  .page-header, .props-section, .mls-results, .blog-hero,
  .blog-feature, .blog-list, .commercial-hero, .commercial-categories,
  .commercial-stats, .commercial-listings { padding-left: 24px; padding-right: 24px; }
  .hero { grid-template-columns: 1fr; padding-top: 120px; }
  .what-is-grid, .principles-grid, .page-header-inner,
  .blog-hero-inner, .commercial-hero-inner { grid-template-columns: 1fr; gap: 32px; }
  .formula { grid-template-columns: 1fr; gap: 16px; }
  .formula-op { display: none; }
  .listings-grid, .props-grid, .blog-grid, .blog-feature-inner,
  .commercial-cat-grid { grid-template-columns: 1fr; }
  .listings-header { grid-template-columns: 1fr; gap: 32px; }
  .partners-grid { grid-template-columns: 1fr; }
  .principle { grid-template-columns: 1fr; gap: 12px; }
  .footer-grid { grid-template-columns: 1fr 1fr; gap: 32px; }
  .commercial-stats-grid { grid-template-columns: 1fr 1fr; gap: 32px; }
  .mls-search-row { grid-template-columns: 1fr; }
  .mls-input, .mls-select { border-right: none; border-bottom: 1px solid var(--rule); }
  .mls-row { grid-template-columns: 1fr; gap: 16px; }
  .mls-row-price, .mls-row-listed, .mls-row-arrow { text-align: left; }
  body { cursor: auto; }
  .cursor, .cursor-ring { display: none; }
  .listing, .prop-card, .mls-row, .blog-card, .commercial-cat { cursor: pointer; }
}

/* === Featured transaction — homepage land assembly block === */
.featured-transaction-section { background: var(--paper-warm); }
.featured-transaction-section .hub-flow { padding: 140px 56px; }
.featured-transaction-image { margin: 0; }
.featured-transaction-image img {
  aspect-ratio: 4/5;
  width: 100%;
  object-fit: cover;
  display: block;
  background: var(--ink);
}
.featured-transaction-eyebrow {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 24px;
}
.featured-transaction-cta {
  display: inline-block;
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--ink);
  text-decoration: none;
  border-bottom: 1px solid var(--ink);
  padding-bottom: 4px;
  margin-top: 8px;
}
.featured-transaction-cta:hover { opacity: 0.6; }
@media (max-width: 900px) {
  .featured-transaction-section .hub-flow { padding: 80px 24px; }
}

/* === Listings card with real hero image (homepage "Selected Portfolio") === */
.listing-image > img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  filter: grayscale(15%);
  transition: filter 0.5s ease, transform 0.8s ease;
  z-index: 0;
}
.listing-image::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(10,10,10,0.32) 0%, rgba(10,10,10,0) 35%, rgba(10,10,10,0) 100%);
  pointer-events: none;
  z-index: 1;
}
.listing-image-tag, .listing-image-label { z-index: 2; }
.listing:hover .listing-image > img { filter: grayscale(0%); transform: scale(1.03); }

/* === /commercial — Featured Transaction (6200 Yonge land assembly) === */
.commercial-featured-transaction { background: var(--paper-warm); }
.commercial-featured-transaction .hub-flow { padding: 140px 56px; }
.commercial-featured-transaction-image { margin: 0; }
.commercial-featured-transaction-image img {
  aspect-ratio: 4/5;
  width: 100%;
  object-fit: cover;
  display: block;
  background: var(--ink);
}
.commercial-featured-transaction-eyebrow {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 24px;
}
.commercial-featured-transaction-cta {
  display: inline-block;
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--ink);
  text-decoration: none;
  border-bottom: 1px solid var(--ink);
  padding-bottom: 4px;
  margin-top: 8px;
}
.commercial-featured-transaction-cta:hover { opacity: 0.6; }
@media (max-width: 900px) {
  .commercial-featured-transaction .hub-flow { padding: 80px 24px; }
}