html{-webkit-text-size-adjust:100%}
body{margin:0}
img{max-width:100%}

/* Layout: full-bleed Hervey Bay aerial hero, black + cream bands, real listing photography, image-led sections. Brand-locked single theme. */
:root{
  --black:#141414; --black-hi:#262626; --black-mid:#151515; --black-lo:#0a0a0a; --charcoal:#1e1e1e;
  --gold:#d1ba71; --gold-ink:#a8883f; --gold-pale:#f3eedf; --gold-line:#e3d6ad;
  --cream:#faf8f3; --profit:#3fb57a; --profit-soft:#a9dcc0; --card:#ffffff; --line:#ece6d6;
  --ink:#141414; --body:#5c5c5c; --white:#ffffff; --mist:#cfcfcf; --mist-2:#9a9a9a;
  --font:'Sora', ui-sans-serif, system-ui, -apple-system, 'Segoe UI', sans-serif;
  --r:28px; --ease:cubic-bezier(.2,.7,.2,1);
  color-scheme: light;
}
*{box-sizing:border-box}
[hidden]{display:none!important}
html{scroll-behavior:smooth}
body{background:var(--cream);color:var(--body);font-family:var(--font);font-size:16px;line-height:1.65}
body::before{content:"";position:fixed;inset:0 0 auto;height:env(safe-area-inset-top,0px);z-index:60;background:var(--black-lo)}
h1,h2,h3{font-family:var(--font);color:var(--ink);text-wrap:balance;margin:0;line-height:1.1;font-weight:600;letter-spacing:-.02em}
p{margin:0}
a{color:inherit}
img{display:block;max-width:100%}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px;border-radius:6px}
.wrap{max-width:1200px;margin:0 auto;padding-left:max(16px,env(safe-area-inset-left,0px));padding-right:max(16px,env(safe-area-inset-right,0px))}
.eyebrow{font-size:.72rem;font-weight:600;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-ink);display:inline-flex;align-items:center;gap:12px}
.eyebrow::before{content:"";width:28px;height:1px;background:currentColor}
.dark .eyebrow{color:var(--gold)}
.h2{font-size:clamp(2rem,4.2vw,3.1rem);margin-top:14px}
.h2 em{font-style:normal;font-weight:300;color:var(--gold-ink)}
.dark .h2 em{color:var(--gold)}
.btn{position:relative;overflow:hidden;display:inline-flex;align-items:center;gap:.6em;font:600 .92rem var(--font);padding:1em 1.6em;border-radius:999px;border:1px solid transparent;text-decoration:none;cursor:pointer;transition:transform .2s,background .2s,color .2s,border-color .2s}
.btn:hover{transform:translateY(-1px)}
.btn::after{content:"";position:absolute;inset:0;background:linear-gradient(110deg,transparent 30%,rgba(255,255,255,.35) 50%,transparent 70%);transform:translateX(-120%);transition:transform .7s}
.btn:hover::after{transform:translateX(120%)}
.btn-gold{background:var(--gold);color:var(--black-lo)}
.btn-gold:hover{background:#dcc887}
.btn-ghost{border-color:rgba(255,255,255,.4);color:var(--white);background:rgba(255,255,255,.04);backdrop-filter:blur(6px)}
.btn-ghost:hover{border-color:var(--gold);color:var(--gold)}
.btn-dark{background:var(--black);color:var(--white)}
.btn-line{border-color:var(--ink);color:var(--ink);background:transparent}
.btn-line:hover{background:var(--ink);color:var(--white)}
.arrow{transition:transform .25s}
.btn:hover .arrow,a:hover>.arrow{transform:translateX(4px)}

/* ---------- Header ---------- */
header{position:fixed;left:0;right:0;top:env(safe-area-inset-top,0px);z-index:50;transition:background .35s,box-shadow .35s,border-color .35s;border-bottom:1px solid transparent}
header.scrolled{background:rgba(10,10,10,.94);backdrop-filter:blur(10px);border-color:rgba(209,186,113,.18);box-shadow:0 10px 30px -18px rgba(0,0,0,.6)}
.nav{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-block:16px;transition:padding .35s}
header.scrolled .nav{padding-block:10px}
.brand{display:flex;align-items:center;text-decoration:none;flex:none}
.logo{height:58px;width:auto;display:block}
.logo-sm{height:44px}
.links{display:flex;gap:2px;align-items:center}
.links a{color:#ececec;text-decoration:none;font-size:.88rem;padding:.5em .85em;position:relative}
.links a:not(.btn)::after{content:"";position:absolute;left:.85em;right:.85em;bottom:.2em;height:1px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform .3s}
.links a:not(.btn):hover::after{transform:scaleX(1)}
.links a:hover{color:var(--white)}
.links .btn{margin-left:10px;padding:.72em 1.25em;font-size:.86rem;color:var(--black-lo)}
.socials{display:flex;align-items:center;gap:6px;margin-left:auto}
.socials a{width:36px;height:36px;display:grid;place-items:center;border-radius:50%;border:1px solid rgba(209,186,113,.4);color:var(--gold);transition:background .25s,color .25s,border-color .25s}
.socials a:hover{background:var(--gold);color:var(--black-lo);border-color:var(--gold)}
.socials svg{width:16px;height:16px;fill:currentColor}
.menu-btn{display:none;background:rgba(0,0,0,.25);border:1px solid rgba(209,186,113,.5);color:var(--white);border-radius:999px;padding:.5em 1em;font:500 .85rem var(--font);cursor:pointer}
@media (min-width:1101px){.socials{order:3;margin-left:14px;padding-left:16px;border-left:1px solid rgba(209,186,113,.25)}.links{margin-left:auto}}
@media (max-width:1100px){
  .menu-btn{display:inline-flex}
  .links{display:none;position:absolute;left:0;right:0;top:100%;flex-direction:column;align-items:stretch;background:var(--black-lo);padding:8px max(16px,env(safe-area-inset-right,0px)) 18px max(16px,env(safe-area-inset-left,0px));border-bottom:1px solid rgba(209,186,113,.2)}
  .links.open{display:flex}
  .links a{padding:.85em .4em;border-bottom:1px solid rgba(255,255,255,.06)}
  .links .btn{margin:12px 0 0;justify-content:center}
}
@media (max-width:520px){.logo{height:46px}}
@media (max-width:380px){.socials a{width:32px;height:32px}.socials{gap:4px}}

/* ---------- Hero ---------- */
.hero{position:relative;overflow:hidden;background:var(--black-lo);color:var(--mist);isolation:isolate}
.hero-img{position:absolute;inset:0;z-index:-2}
.hero-img img{width:100%;height:100%;object-fit:cover;object-position:center 55%;transform-origin:60% 40%;animation:kenburns 22s var(--ease) both}
.hero::before{content:"";position:absolute;inset:0;z-index:-1;background:
  linear-gradient(90deg,rgba(10,10,10,.92) 0%,rgba(10,10,10,.72) 38%,rgba(10,10,10,.25) 70%,rgba(10,10,10,.15) 100%),
  linear-gradient(180deg,rgba(10,10,10,.55) 0%,rgba(10,10,10,0) 22%,rgba(10,10,10,0) 70%,rgba(10,10,10,.85) 100%)}
.hero-grid{display:grid;grid-template-columns:minmax(0,820px);gap:48px;align-items:end;padding-block:clamp(150px,16vw,200px) 40px}
.hero-copy{position:relative;padding-left:30px;min-width:0}
.hero-copy::before{content:"";position:absolute;left:0;top:0;bottom:0;width:1px;background:linear-gradient(var(--gold),rgba(209,186,113,.1));transform-origin:top;animation:lineGrow 1.1s var(--ease) .2s both}
.hero h1{color:var(--white);font-size:clamp(2.5rem,6.2vw,4.9rem);font-weight:600;margin-top:20px;letter-spacing:-.03em}
.hero h1 span{display:block;font-weight:200;color:var(--gold)}
.hero .lede{max-width:50ch;margin-top:24px;font-size:1.08rem;color:#e0e0e0}
.ctas{display:flex;flex-wrap:wrap;gap:12px;margin-top:34px}
.facts{background:rgba(20,20,20,.62);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);border:1px solid rgba(209,186,113,.28);border-radius:var(--r);padding:26px;display:grid;gap:16px}
.facts h2{font-size:.72rem;letter-spacing:.24em;text-transform:uppercase;color:var(--gold);font-weight:600}
.fact{display:grid;grid-template-columns:auto 1fr;gap:16px;align-items:baseline;padding-top:16px;border-top:1px solid rgba(209,186,113,.18)}
.fact strong{font-size:1.7rem;color:var(--white);font-weight:600;font-variant-numeric:tabular-nums;min-width:4.4ch}
.fact span{font-size:.86rem;color:#dcdcdc}
.hero-foot{display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;padding-block:18px;border-top:1px solid rgba(255,255,255,.12);font-size:.78rem;color:#bdbdbd}
.hero-foot b{color:var(--gold);font-weight:500}
.scroll-cue{display:inline-flex;align-items:center;gap:10px;text-decoration:none}
.scroll-cue i{width:1px;height:26px;background:linear-gradient(var(--gold),transparent);animation:cue 2.2s ease-in-out infinite}
@media (max-width:900px){.hero-grid{grid-template-columns:1fr;gap:32px;padding-block:130px 40px}.hero::before{background:linear-gradient(180deg,rgba(10,10,10,.7) 0%,rgba(10,10,10,.55) 45%,rgba(10,10,10,.92) 100%)}}


.quick{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:14px;padding-bottom:28px;animation:rise 1s var(--ease) .95s both}
@media (max-width:760px){.quick{grid-template-columns:1fr;gap:10px}}
.quick a{display:grid;grid-template-columns:auto 1fr auto;gap:14px;align-items:center;text-decoration:none;color:var(--white);background:rgba(20,20,20,.55);backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px);border:1px solid rgba(209,186,113,.3);border-radius:22px;padding:18px 20px;transition:background .3s,border-color .3s,transform .3s}
.quick a:hover{background:rgba(209,186,113,.16);border-color:var(--gold);transform:translateY(-3px)}
.quick svg{width:30px;height:30px;color:var(--gold)}
.quick b{display:block;font-weight:600;font-size:1.02rem}
.quick small{display:block;font-size:.8rem;color:#d4d4d4;line-height:1.4}
.quick .go{color:var(--gold);font-size:1.1rem;transition:transform .25s}
.quick a:hover .go{transform:translateX(4px)}


.calc-teaser{display:grid;grid-template-columns:auto minmax(0,1fr) auto;gap:16px;align-items:center;margin-top:26px;max-width:620px;text-decoration:none;color:var(--white);background:linear-gradient(120deg,rgba(209,186,113,.2),rgba(20,20,20,.55) 60%);backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px);border:1px solid rgba(209,186,113,.55);border-radius:22px;padding:16px 18px;transition:transform .3s,border-color .3s,background .3s}
.calc-teaser:hover{transform:translateY(-3px);border-color:var(--gold);background:linear-gradient(120deg,rgba(209,186,113,.3),rgba(20,20,20,.55) 60%)}
.ct-ico{width:48px;height:48px;border-radius:14px;background:var(--gold);color:var(--black-lo);display:grid;place-items:center}
.ct-ico svg{width:26px;height:26px}
.ct-tag{display:block;font-size:.62rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);font-weight:600}
.ct-txt b{display:block;font-weight:600;font-size:1.02rem;margin-top:2px}
.ct-txt small{display:block;font-size:.8rem;color:#d9d9d9;line-height:1.45;margin-top:2px}
.ct-go{font-weight:600;font-size:.88rem;color:var(--gold);white-space:nowrap}
.calc-teaser:hover .ct-go{color:var(--white)}
@media (max-width:560px){.calc-teaser{grid-template-columns:auto minmax(0,1fr)}.ct-go{grid-column:2}}
.hero-copy>.calc-teaser{animation-delay:.9s}
/* header calculator shortcut, shown once scrolling */
.hdr-calc{display:none;align-items:center;gap:8px;text-decoration:none;color:var(--gold);border:1px solid rgba(209,186,113,.55);border-radius:999px;padding:.55em 1em;font:600 .84rem var(--font);white-space:nowrap;transition:background .25s,color .25s}
.hdr-calc svg{width:17px;height:17px}
.hdr-calc:hover{background:var(--gold);color:var(--black-lo)}

@media (min-width:1101px){.hdr-calc{order:2;margin-left:10px}}
@media (max-width:1180px) and (min-width:1101px){.hdr-calc span{display:none}.hdr-calc{padding:.55em .7em}}
@media (max-width:1100px){.hdr-calc{margin-left:auto;padding:.5em .8em}.hdr-calc span{display:none}}
.links a{white-space:nowrap}
@media (max-width:1100px) and (min-width:1101px){.links a{padding:.5em .6em;font-size:.84rem}}

/* ---------- Suburb ribbon ---------- */
.ribbon{background:var(--black);border-block:1px solid rgba(209,186,113,.22);overflow:hidden;padding-block:16px}
.ribbon-track{display:flex;gap:44px;width:max-content;animation:marquee 46s linear infinite}
.ribbon span{font-size:.8rem;letter-spacing:.26em;text-transform:uppercase;color:#d8d8d8;white-space:nowrap;display:inline-flex;align-items:center;gap:44px}
.ribbon span::after{content:"";width:6px;height:6px;transform:rotate(45deg);background:var(--gold)}

/* ---------- Sections ---------- */
section{padding-block:56px}
#buy{padding-block:36px 40px}
@media (max-width:600px){section{padding-block:44px}#buy{padding-block:30px 34px}}
.sec-head{display:flex;justify-content:space-between;align-items:end;gap:20px 40px;flex-wrap:wrap;margin-bottom:30px}
.sec-head p{max-width:44ch}
.dark{background:linear-gradient(160deg,var(--black-hi),var(--black-mid) 55%,var(--black-lo));color:var(--mist)}
.dark h2,.dark h3{color:var(--white)}

/* Listings */
.filters{display:flex;gap:8px;flex-wrap:wrap}
.chip{font:500 .85rem var(--font);padding:.6em 1.15em;border-radius:999px;border:1px solid var(--line);background:var(--card);color:var(--ink);cursor:pointer;transition:background .2s,color .2s,border-color .2s}
.chip:hover{border-color:var(--gold-line)}
.chip b{font-weight:500;color:var(--gold-ink);margin-left:6px;font-variant-numeric:tabular-nums}
.chip[aria-pressed="true"]{background:var(--black);border-color:var(--black);color:var(--white)}
.chip[aria-pressed="true"] b{color:var(--gold)}
.grid-list{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px}
@media (max-width:1000px){.grid-list{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:640px){.grid-list{grid-template-columns:1fr}}
.listing{border:1px solid var(--line);border-radius:var(--r);overflow:hidden;background:var(--card);display:flex;flex-direction:column;min-width:0;text-decoration:none;color:inherit;transition:transform .45s var(--ease),box-shadow .45s,border-color .45s}
.listing:hover{transform:translateY(-6px);box-shadow:0 30px 60px -34px rgba(10,10,10,.5);border-color:var(--gold-line)}
.ph{aspect-ratio:4/3;max-width:100%;position:relative;overflow:hidden;background:var(--black)}
.ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.listing:hover .ph img{transform:scale(1.06)}
.ph::after{content:"";position:absolute;inset:auto 0 0;height:45%;background:linear-gradient(transparent,rgba(10,10,10,.75))}
.tags{position:absolute;top:16px;left:16px;right:16px;display:flex;justify-content:space-between;gap:8px;z-index:1}
.tag{font-size:.66rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;background:var(--gold);color:var(--black-lo);padding:.5em 1em;border-radius:999px}
.tag.lease{background:var(--white)}
.tag.uc{background:var(--black);color:var(--gold);border:1px solid var(--gold)}
.ph-price{position:absolute;left:20px;bottom:16px;z-index:1;color:var(--white);font-weight:600;font-size:1.3rem;letter-spacing:-.01em}
.ph-price small{display:block;font-size:.66rem;font-weight:500;letter-spacing:.18em;text-transform:uppercase;color:var(--gold)}
.l-body{padding:22px 24px 24px;display:flex;flex-direction:column;gap:6px;flex:1}
.l-title{font-size:1.08rem;font-weight:600;color:var(--ink);line-height:1.3}
.l-addr{font-size:.9rem}
.l-feat{display:flex;gap:16px;flex-wrap:wrap;margin-top:auto;padding-top:14px;border-top:1px solid var(--line);font-size:.84rem;color:var(--ink);font-variant-numeric:tabular-nums}
.l-feat span{display:inline-flex;gap:6px;align-items:center}
.l-feat svg{color:var(--gold-ink)}
.l-body .spacer{height:8px}
.list-foot{margin-top:22px;display:flex;justify-content:space-between;align-items:center;gap:16px;flex-wrap:wrap;font-size:.86rem}

/* Lifestyle */
.life-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:56px;align-items:center}
@media (max-width:960px){.life-grid{grid-template-columns:1fr;gap:40px}}
.collage{position:relative;min-height:520px}
.collage figure{margin:0;position:absolute;overflow:hidden;border-radius:var(--r);box-shadow:0 40px 80px -40px rgba(0,0,0,.8)}
.collage img{width:100%;height:100%;object-fit:cover}
.collage .c1{inset:0 18% 18% 0}
.collage .c2{width:52%;aspect-ratio:4/3;right:0;bottom:0;border:6px solid var(--black-mid)}
.collage figcaption{position:absolute;left:16px;bottom:14px;font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;color:var(--white);background:rgba(10,10,10,.55);padding:.45em .9em;border-radius:999px;backdrop-filter:blur(6px)}
@media (max-width:600px){.collage{min-height:380px}}
.life-copy>p{margin-top:20px;max-width:48ch}
.life-head p{max-width:52ch;color:var(--mist)}
.life-copy .local{margin-top:0}
.local{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0;margin-top:34px;border-top:1px solid rgba(209,186,113,.22)}
.local div{padding:22px 18px 22px 0;border-bottom:1px solid rgba(209,186,113,.22)}
.local div:nth-child(odd){padding-right:22px;border-right:1px solid rgba(209,186,113,.22)}
.local div:nth-child(even){padding-left:22px}
.local strong{display:block;font-size:1.9rem;color:var(--gold);font-weight:300;letter-spacing:-.02em;font-variant-numeric:tabular-nums}
.local span{font-size:.86rem;color:#d4d4d4}

/* Services */
.services{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px}
@media (max-width:960px){.services{grid-template-columns:1fr}}
.service{position:relative;border-radius:var(--r);overflow:hidden;min-height:440px;display:flex;flex-direction:column;justify-content:flex-end;text-decoration:none;color:var(--mist);isolation:isolate;background:var(--black)}
.service img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;transition:transform 1.4s var(--ease)}
.service::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(10,10,10,.05) 20%,rgba(10,10,10,.9) 78%);transition:background .5s}
.service:hover img{transform:scale(1.07)}
.service-in{padding:30px;display:grid;gap:10px}
.service .num{font-size:.72rem;letter-spacing:.24em;color:var(--gold);font-weight:600}
.service h3{font-size:1.5rem;color:var(--white)}
.service p{font-size:.92rem;color:#d9d9d9}
.service .more{margin-top:8px;font-weight:600;font-size:.9rem;color:var(--gold);display:inline-flex;gap:8px}
@media (max-width:960px){.service{min-height:360px}}

/* Property management */
.pm-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:56px;align-items:start}
@media (max-width:960px){.pm-grid{grid-template-columns:1fr}}
.pm-photo{margin:34px 0 0;border-radius:var(--r);overflow:hidden;position:relative;aspect-ratio:16/10;max-width:100%}
.pm-photo img{width:100%;height:100%;object-fit:cover}
.pm-photo figcaption{position:absolute;left:16px;bottom:14px;font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;color:var(--white);background:rgba(10,10,10,.6);padding:.45em .9em;border-radius:999px}
.fees{border:1px solid rgba(209,186,113,.3);border-radius:var(--r);overflow:hidden;background:rgba(30,30,30,.6)}
.fee{display:grid;grid-template-columns:1fr auto;gap:16px;padding:20px 26px;border-bottom:1px solid rgba(209,186,113,.16);align-items:baseline;transition:background .3s}
.fee:hover{background:rgba(209,186,113,.05)}
.fee:last-child{border-bottom:0}
.fee b{color:var(--white);font-weight:500}
.fee small{display:block;font-size:.8rem;color:var(--mist-2);margin-top:2px}
.fee .v{color:var(--gold);font-weight:600;font-size:1.15rem;font-variant-numeric:tabular-nums;text-align:right}
.fee .v.nil{color:#e2e2e2;font-weight:400;font-size:.95rem}
.steps{list-style:none;margin:28px 0 0;padding:0;display:grid}
.steps li{display:grid;grid-template-columns:44px 1fr;gap:14px;padding:16px 0;border-top:1px solid rgba(209,186,113,.18)}
.steps li:last-child{border-bottom:1px solid rgba(209,186,113,.18)}
.steps .n{color:var(--gold);font-weight:600;font-variant-numeric:tabular-nums}
.steps b{color:var(--white);font-weight:500;display:block}
.steps.light li{border-color:var(--line)}
.steps.light .n{color:var(--gold-ink)}
.steps.light b{color:var(--ink)}

/* Sell */
.sell-grid{display:grid;grid-template-columns:minmax(0,.95fr) minmax(0,1.05fr);gap:56px;align-items:start}
@media (max-width:960px){.sell-grid{grid-template-columns:1fr}}
.sell-photo{margin:0 0 34px;border-radius:var(--r);overflow:hidden;aspect-ratio:16/10;position:relative;max-width:100%}
.sell-photo img{width:100%;height:100%;object-fit:cover}
.sell-photo .badge{position:absolute;right:16px;bottom:16px;background:var(--black);color:var(--white);border-radius:20px;padding:14px 18px;display:grid;gap:2px}
.sell-photo .badge small{font-size:.64rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold)}
.sell-photo .badge b{font-weight:600}
form.card{position:relative;background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:34px;display:grid;gap:16px;box-shadow:0 40px 80px -60px rgba(10,10,10,.5)}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:14px}
@media (max-width:520px){.row2{grid-template-columns:1fr}form.card{padding:22px}}
label{display:grid;gap:6px;font-size:.8rem;font-weight:600;color:var(--ink);letter-spacing:.02em}
input,select,textarea{font:400 .95rem var(--font);color:var(--ink);background:var(--cream);border:1px solid var(--line);border-radius:14px;padding:.8em 1em;width:100%}
input:focus,select:focus,textarea:focus{outline:2px solid var(--gold);outline-offset:1px;border-color:var(--gold)}
textarea{min-height:96px;resize:vertical}
.seg{display:flex;gap:8px;flex-wrap:wrap}
.seg label{display:inline-flex;align-items:center;gap:8px;font-weight:500;padding:.6em 1em;border:1px solid var(--line);border-radius:999px;background:var(--cream);cursor:pointer}
.seg input{width:auto;accent-color:var(--black)}
.ok{background:var(--gold-pale);border:1px solid var(--gold-line);border-radius:16px;padding:14px 16px;color:var(--ink);font-size:.9rem}

/* Contact band */
.contact-band{position:relative;isolation:isolate;overflow:hidden;color:var(--mist)}
.contact-band>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}
.contact-band::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(10,10,10,.94),rgba(10,10,10,.78) 60%,rgba(10,10,10,.6))}
.contact-band h2{color:var(--white)}
.contact{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px;margin-top:32px}
@media (max-width:900px){.contact{grid-template-columns:1fr}}
.c-item{border-top:1px solid var(--gold);padding-top:18px;display:grid;gap:6px;min-width:0}
.c-item .eyebrow::before{display:none}
.c-item b{color:var(--white);font-size:1.15rem;font-weight:500;overflow-wrap:anywhere}
.c-item b a{text-decoration:none}
.c-item b a:hover{color:var(--gold)}
footer{background:var(--black-lo);color:var(--mist-2);font-size:.82rem}
.foot{display:flex;justify-content:space-between;align-items:center;gap:16px;flex-wrap:wrap;padding-block:28px;border-top:1px solid rgba(209,186,113,.25)}


/* Insights */
.news{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px}
@media (max-width:960px){.news{grid-template-columns:1fr}}
.post{display:flex;flex-direction:column;background:var(--card);border:1px solid var(--line);border-radius:var(--r);overflow:hidden;text-align:left;font:inherit;color:inherit;padding:0;cursor:pointer;min-width:0;transition:transform .45s var(--ease),box-shadow .45s,border-color .45s}
.post:hover{transform:translateY(-6px);box-shadow:0 30px 60px -34px rgba(10,10,10,.45);border-color:var(--gold-line)}
.post .ph{aspect-ratio:16/10}
.post .ph::after{display:none}
.post-body{padding:22px 24px 26px;display:flex;flex-direction:column;gap:10px;flex:1}
.meta{display:flex;gap:10px;align-items:center;flex-wrap:wrap;font-size:.74rem;color:var(--body)}
.cat{font-size:.64rem;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-ink);border:1px solid var(--gold-line);padding:.35em .8em;border-radius:999px}
.post h3{font-size:1.2rem;line-height:1.3}
.post p{font-size:.92rem}
.post .more{margin-top:auto;padding-top:6px;font-weight:600;font-size:.88rem;color:var(--ink);display:inline-flex;gap:8px}
.post .stat{display:flex;gap:18px;padding:12px 0 2px;border-top:1px solid var(--line);margin-top:4px}
.post .stat b{display:block;font-size:1.15rem;color:var(--ink);font-weight:600;font-variant-numeric:tabular-nums}
.post .stat small{font-size:.72rem}
dialog.article{border:0;padding:0;border-radius:var(--r);width:min(780px,calc(100% - 32px));max-height:calc(100% - 48px);background:var(--cream);color:var(--body);box-shadow:0 40px 120px -20px rgba(0,0,0,.6)}
dialog.article::backdrop{background:rgba(10,10,10,.72);backdrop-filter:blur(4px)}
.a-hero{position:relative;aspect-ratio:16/7;max-width:100%;overflow:hidden;background:var(--black)}
.a-hero img{width:100%;height:100%;object-fit:cover}
.a-close{position:absolute;top:14px;right:14px;width:42px;height:42px;border-radius:50%;border:1px solid rgba(255,255,255,.5);background:rgba(10,10,10,.6);color:var(--white);font-size:1.2rem;cursor:pointer;display:grid;place-items:center}
.a-close:hover{background:var(--gold);color:var(--black-lo);border-color:var(--gold)}
.a-in{padding:30px clamp(20px,5vw,48px) 40px}
.a-in h2{font-size:clamp(1.6rem,3.6vw,2.2rem);margin:12px 0 6px}
.a-in h3{font-size:1.1rem;margin:26px 0 8px}
.a-in p{margin-top:12px;max-width:65ch}
.a-in ul{margin:12px 0 0;padding-left:1.1em;max-width:65ch}
.a-in li{margin-top:6px}
.a-in li::marker{color:var(--gold-ink)}
.a-stats{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:12px;margin-top:22px}
@media (max-width:560px){.a-stats{grid-template-columns:repeat(2,minmax(0,1fr))}}
.a-stats div{background:var(--card);border:1px solid var(--line);border-radius:18px;padding:14px 16px}
.a-stats b{display:block;font-size:1.35rem;color:var(--ink);font-weight:600;font-variant-numeric:tabular-nums}
.a-stats small{font-size:.76rem}
.a-src{margin-top:28px;padding-top:16px;border-top:1px solid var(--line);font-size:.78rem}
.a-src a{color:var(--gold-ink)}
.a-cta{margin-top:26px;display:flex;gap:10px;flex-wrap:wrap}


/* ---------- Property page ---------- */
body.on-prop header{background:rgba(10,10,10,.96);border-color:rgba(209,186,113,.18)}
#propView{padding-top:calc(env(safe-area-inset-top,0px) + 96px);background:var(--cream)}
.crumbs{display:flex;gap:10px;align-items:center;flex-wrap:wrap;font-size:.84rem;padding-block:22px 18px}
.crumbs a{text-decoration:none;color:var(--ink);font-weight:500}
.crumbs a:hover{color:var(--gold-ink)}
.crumbs span{color:var(--mist-2)}
.gal{display:grid;grid-template-columns:minmax(0,1fr);gap:12px}
.gal-main{position:relative;border-radius:var(--r);overflow:hidden;background:var(--black);aspect-ratio:16/9;max-height:72vh;width:100%;max-width:100%}
.gal-main img{width:100%;height:100%;object-fit:cover;transition:opacity .35s}
.gal-nav{position:absolute;top:50%;transform:translateY(-50%);width:46px;height:46px;border-radius:50%;border:1px solid rgba(255,255,255,.5);background:rgba(10,10,10,.55);color:var(--white);font-size:1.2rem;cursor:pointer;display:grid;place-items:center}
.gal-nav:hover{background:var(--gold);color:var(--black-lo);border-color:var(--gold)}
.gal-prev{left:16px}.gal-next{right:16px}
.gal-count{position:absolute;right:16px;bottom:16px;background:rgba(10,10,10,.65);color:var(--white);font-size:.78rem;padding:.4em .9em;border-radius:999px;font-variant-numeric:tabular-nums}
.gal-tags{position:absolute;left:16px;top:16px;display:flex;gap:8px}
.gal-note{position:absolute;left:16px;bottom:16px;max-width:60%;background:rgba(10,10,10,.65);color:#e6e6e6;font-size:.7rem;padding:.4em .9em;border-radius:12px}
.thumbs{display:grid;grid-auto-flow:column;grid-auto-columns:132px;gap:10px;overflow-x:auto;padding-bottom:4px}
@media (max-width:600px){.thumbs{grid-auto-columns:104px}}
.thumbs button{padding:0;border:2px solid transparent;border-radius:16px;overflow:hidden;cursor:pointer;aspect-ratio:4/3;background:var(--black);opacity:.7;transition:opacity .2s,border-color .2s}
.thumbs button[aria-current="true"],.thumbs button:hover{opacity:1;border-color:var(--gold)}
.thumbs img{width:100%;height:100%;object-fit:cover}
.gal.single{grid-template-columns:1fr}
.gal.single .thumbs{display:none}
.p-grid{display:grid;grid-template-columns:minmax(0,1fr) 400px;gap:48px;align-items:start;padding-block:32px 64px}
@media (max-width:1000px){.p-grid{grid-template-columns:1fr}}
.p-head{display:flex;justify-content:space-between;gap:20px 32px;flex-wrap:wrap;align-items:end;padding-bottom:26px;border-bottom:1px solid var(--line)}
.p-head h1{font-size:clamp(1.8rem,4vw,2.7rem)}
.p-head .sub{margin-top:8px;font-size:1rem}
.p-price small{display:block;font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-ink);font-weight:600}
.p-price b{font-size:clamp(1.6rem,3vw,2.1rem);color:var(--ink);font-weight:600;font-variant-numeric:tabular-nums}
.p-stats{display:flex;flex-wrap:wrap;gap:12px;margin-top:24px}
.p-stats div{background:var(--card);border:1px solid var(--line);border-radius:18px;padding:12px 18px;min-width:110px}
.p-stats small{display:block;font-size:.66rem;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-ink);font-weight:600}
.p-stats b{font-size:1.15rem;color:var(--ink);font-weight:600}
.p-sec{margin-top:40px}
.p-sec h2{font-size:1.35rem;margin-top:10px}
.p-sec p{margin-top:12px;max-width:65ch}
.p-lead{font-size:1.25rem;color:var(--ink);font-weight:500;line-height:1.45;margin-top:14px;max-width:40ch}
.p-feat{list-style:none;padding:0;margin:18px 0 0;display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 28px}
@media (max-width:560px){.p-feat{grid-template-columns:1fr}}
.p-feat li{display:flex;gap:12px;align-items:baseline;padding:13px 0;border-bottom:1px solid var(--line);color:var(--ink)}
.p-feat li::before{content:"✓";color:var(--gold-ink);font-weight:600}
.p-table{margin-top:18px;border:1px solid var(--line);border-radius:20px;overflow:hidden;background:var(--card)}
.p-table div{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.2fr);gap:16px;padding:14px 20px;border-bottom:1px solid var(--line)}
.p-table div:last-child{border-bottom:0}
.p-table dt{font-size:.86rem}
.p-table dd{margin:0;color:var(--ink);font-weight:500}
.p-loc{margin-top:18px;display:flex;gap:16px;align-items:center;flex-wrap:wrap;background:var(--black);color:var(--mist);border-radius:20px;padding:20px 22px}
.p-loc b{color:var(--white);font-weight:500;display:block}
.p-loc .btn{margin-left:auto}
.aside{position:sticky;top:calc(env(safe-area-inset-top,0px) + 96px);display:grid;gap:16px}
@media (max-width:1000px){.aside{position:static}}
.agent{display:flex;gap:16px;align-items:center;background:var(--black);color:var(--mist);border-radius:var(--r);padding:22px}
.agent .av{width:56px;height:56px;border-radius:50%;background:var(--charcoal);border:1px solid var(--gold);display:grid;place-items:center;color:var(--gold);font-weight:600;flex:none}
.agent b{color:var(--white);display:block;font-weight:500}
.agent small{display:block;font-size:.66rem;letter-spacing:.18em;text-transform:uppercase;color:var(--gold)}
.agent a{text-decoration:none;font-size:.88rem;display:block;overflow-wrap:anywhere}
.agent a:hover{color:var(--gold)}
form.enq{background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:26px;display:grid;gap:14px;position:relative;box-shadow:0 40px 80px -60px rgba(10,10,10,.5)}
form.enq h2{font-size:1.25rem}
.enq-for{display:flex;gap:12px;align-items:center;background:var(--cream);border:1px solid var(--line);border-radius:16px;padding:10px}
.enq-for img{width:64px;height:48px;object-fit:cover;border-radius:10px;flex:none}
.enq-for b{display:block;color:var(--ink);font-size:.88rem;font-weight:600;line-height:1.3}
.enq-for small{font-size:.76rem}
.checks{display:flex;flex-wrap:wrap;gap:8px}
.checks label{display:inline-flex;align-items:center;gap:8px;font-weight:500;padding:.55em .9em;border:1px solid var(--line);border-radius:999px;background:var(--cream);cursor:pointer;font-size:.8rem}
.checks input{width:auto;accent-color:var(--black)}
.similar{padding-block:56px 64px;border-top:1px solid var(--line);background:var(--white)}


/* ---------- Manage listings (editors only) ---------- */
.manage-btn{position:fixed;right:max(16px,env(safe-area-inset-right,0px));bottom:calc(16px + env(safe-area-inset-bottom,0px));z-index:70;box-shadow:0 18px 40px -16px rgba(0,0,0,.6)}
dialog.admin{border:0;padding:0;border-radius:24px;width:min(1100px,calc(100% - 24px));height:min(860px,calc(100% - 24px));max-height:none;background:var(--cream);color:var(--body);box-shadow:0 40px 120px -20px rgba(0,0,0,.6);overflow:hidden}
dialog.admin[open]{display:grid;grid-template-rows:auto minmax(0,1fr) auto}
dialog.admin::backdrop{background:rgba(10,10,10,.72)}
.ad-top{display:flex;align-items:center;justify-content:space-between;gap:12px;padding:16px 22px;background:var(--black);color:var(--mist)}
.ad-top b{color:var(--white);font-weight:600}
.ad-top small{display:block;font-size:.72rem;color:var(--mist-2)}
.ad-x{width:38px;height:38px;border-radius:50%;border:1px solid rgba(255,255,255,.35);background:transparent;color:var(--white);cursor:pointer;font-size:1rem;flex:none}
.ad-main{display:grid;grid-template-columns:300px minmax(0,1fr);min-height:0}
@media (max-width:760px){.ad-main{grid-template-columns:1fr;grid-template-rows:200px minmax(0,1fr)}}
.ad-list{border-right:1px solid var(--line);overflow:auto;background:var(--white);padding:10px}
@media (max-width:760px){.ad-list{border-right:0;border-bottom:1px solid var(--line)}}
.ad-item{display:grid;grid-template-columns:52px minmax(0,1fr);gap:10px;align-items:center;width:100%;text-align:left;padding:8px;border:1px solid transparent;border-radius:14px;background:none;cursor:pointer;font:inherit;color:var(--ink)}
.ad-item:hover{background:var(--cream)}
.ad-item[aria-current="true"]{border-color:var(--gold);background:var(--gold-pale)}
.ad-item img{width:52px;height:40px;object-fit:cover;border-radius:8px;background:var(--line)}
.ad-item b{display:block;font-size:.84rem;font-weight:600;white-space:nowrap;overflow:hidden;text-overflow:ellipsis}
.ad-item small{font-size:.72rem;color:var(--body)}
.pill{display:inline-block;font-size:.62rem;font-weight:600;letter-spacing:.08em;text-transform:uppercase;padding:.2em .6em;border-radius:999px;background:var(--line);color:var(--ink);margin-right:4px}
.pill.uc,.pill.sold,.pill.leased{background:var(--black);color:var(--gold)}
.pill.hidden{background:#f4e1dc;color:#8a2c17}
.ad-add{width:100%;margin-bottom:8px;justify-content:center}
.ad-form{overflow:auto;padding:22px 26px 30px;display:grid;gap:16px;align-content:start}
.ad-form h3{font-size:1.2rem}
.ad-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:12px}
.ad-grid .w2{grid-column:span 2}.ad-grid .w4{grid-column:1/-1}
@media (max-width:760px){.ad-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
.ad-form label{font-size:.74rem;display:block}
.ad-form label>input,.ad-form label>select,.ad-form label>textarea{display:block;margin-top:6px}
.ad-form input,.ad-form select,.ad-form textarea{font-size:.9rem;padding:.65em .85em;border-radius:12px;background:var(--white)}
.ad-form textarea{min-height:84px}
.ad-hint{font-size:.74rem;color:var(--mist-2);font-weight:400}
.ad-photos{display:flex;flex-wrap:wrap;gap:10px}
.ad-ph{position:relative;width:118px;aspect-ratio:4/3;border-radius:12px;overflow:hidden;border:2px solid var(--line);background:var(--line)}
.ad-ph.cover{border-color:var(--gold)}
.ad-ph img{width:100%;height:100%;object-fit:cover}
.ad-ph .acts{position:absolute;inset:auto 0 0;display:flex;justify-content:space-between;padding:4px;background:linear-gradient(transparent,rgba(0,0,0,.7))}
.ad-ph button{border:0;border-radius:8px;background:rgba(255,255,255,.92);font:600 .66rem var(--font);padding:.3em .5em;cursor:pointer;color:var(--ink)}
.ad-ph .tagc{position:absolute;top:4px;left:4px;background:var(--gold);color:var(--black-lo);font-size:.6rem;font-weight:700;padding:.15em .5em;border-radius:999px}
.ad-upload{width:118px;aspect-ratio:4/3;border:2px dashed var(--gold-line);border-radius:12px;display:grid;place-items:center;text-align:center;font-size:.74rem;color:var(--gold-ink);cursor:pointer;background:var(--white)}
.ad-upload input{position:absolute;width:1px;height:1px;opacity:0}
.ad-bottom{display:flex;align-items:center;justify-content:space-between;gap:12px;flex-wrap:wrap;padding:14px 22px;border-top:1px solid var(--line);background:var(--white)}
.ad-msg{font-size:.84rem;color:var(--ink)}
.ad-msg.warn{color:#8a2c17}
.ad-danger{background:none;border:1px solid #e0b4a8;color:#8a2c17}
.ad-danger:hover{background:#8a2c17;color:var(--white)}
.ad-confirm{display:flex;gap:8px;align-items:center;flex-wrap:wrap;background:#fbeee9;border:1px solid #e0b4a8;border-radius:14px;padding:10px 12px;font-size:.84rem;color:#8a2c17}


/* Holiday management */
.hol{background:var(--white);border-block:1px solid var(--line)}
.hol-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:0;border-top:1px solid var(--line)}
@media (max-width:900px){.hol-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:560px){.hol-grid{grid-template-columns:1fr}}
.hol-item{padding:26px 26px 26px 0;border-bottom:1px solid var(--line);display:grid;gap:8px;align-content:start}
.hol-item:not(:nth-child(3n+1)){padding-left:26px;border-left:1px solid var(--line)}
@media (max-width:900px){.hol-item:not(:nth-child(3n+1)){padding-left:0;border-left:0}.hol-item:nth-child(even){padding-left:26px;border-left:1px solid var(--line)}}
@media (max-width:560px){.hol-item:nth-child(even){padding-left:0;border-left:0}.hol-item{padding-right:0}}
.hol-item svg{width:28px;height:28px;color:var(--gold-ink)}
.hol-item h3{font-size:1.08rem}
.hol-item p{font-size:.92rem}
.hol-cta{margin-top:30px;display:flex;justify-content:space-between;align-items:center;gap:16px 24px;flex-wrap:wrap;background:var(--black);color:var(--mist);border-radius:var(--r);padding:26px 30px}
.hol-cta b{display:block;color:var(--white);font-size:1.15rem;font-weight:600}
.hol-cta .seasons{display:flex;gap:8px;flex-wrap:wrap;margin-top:10px}
.hol-cta .seasons span{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;border:1px solid rgba(209,186,113,.4);color:var(--gold);padding:.35em .8em;border-radius:999px}


/* ---------- Calculators ---------- */
.calc{background:var(--cream)}
.tabs{display:inline-flex;gap:4px;background:var(--white);border:1px solid var(--line);border-radius:999px;padding:4px;flex-wrap:wrap}
.tabs button{font:600 .88rem var(--font);border:0;background:none;color:var(--ink);padding:.7em 1.3em;border-radius:999px;cursor:pointer}
.tabs button[aria-selected="true"]{background:var(--black);color:var(--white)}
.calc-grid{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,.9fr);gap:28px;margin-top:26px;align-items:start}
@media (max-width:900px){.calc-grid{grid-template-columns:1fr}}
.calc-in{background:var(--white);border:1px solid var(--line);border-radius:var(--r);padding:28px;display:grid;gap:18px}
.calc-in h3{font-size:1.15rem}
.calc-in .grp{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:14px;align-items:end}
@media (max-width:520px){.calc-in .grp{grid-template-columns:1fr}.calc-in{padding:20px}}
.calc-in .grp .w2{grid-column:1/-1}
.calc-in label{display:block;font-size:.76rem}
.calc-in .fld{position:relative;margin-top:6px}
.calc-in .fld input{padding-left:1.9em;font-variant-numeric:tabular-nums}
.calc-in .fld select{font:400 .95rem var(--font);color:var(--ink);background:var(--cream);border:1px solid var(--line);border-radius:14px;padding:.8em 1em;width:100%}
.calc-in .fld.pct input{padding-left:1em;padding-right:2em}
.calc-in .fld .u{position:absolute;top:50%;transform:translateY(-50%);left:.9em;color:var(--mist-2);font-size:.9rem;pointer-events:none}
.calc-in .fld.pct .u{left:auto;right:.9em}
.calc-in .fld.plain input{padding-left:1em}
.calc-in .sub{font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-ink);font-weight:600;padding-top:6px;border-top:1px solid var(--line)}
.calc-in .help{font-weight:400;color:var(--mist-2);font-size:.72rem;display:block;margin-top:3px}
.calc-in .chk{display:flex;gap:10px;align-items:center;font-size:.84rem;font-weight:500;color:var(--ink)}
.calc-in .chk input{width:auto;accent-color:var(--black)}
.calc-out{position:sticky;top:calc(env(safe-area-inset-top,0px) + 96px);background:var(--black);color:var(--mist);border-radius:var(--r);padding:28px;display:grid;gap:18px}
@media (max-width:900px){.calc-out{position:static}}
.calc-out .big small{display:block;font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);font-weight:600}
.calc-out .big b{display:block;font-size:clamp(2rem,4.5vw,2.8rem);color:var(--white);font-weight:600;letter-spacing:-.02em;font-variant-numeric:tabular-nums;margin-top:4px}
.calc-out .big>span{font-size:.86rem}
.periods{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:8px}
.periods div{background:var(--charcoal);border:1px solid rgba(209,186,113,.2);border-radius:16px;padding:12px 14px}
.periods small{display:block;font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold)}
.periods b{display:block;color:var(--white);font-size:1.1rem;font-weight:600;font-variant-numeric:tabular-nums;margin-top:2px;overflow-wrap:anywhere}
.rows{display:grid}
.rows div{display:flex;justify-content:space-between;gap:16px;padding:10px 0;border-bottom:1px solid rgba(255,255,255,.08);font-size:.88rem}
.rows div span:last-child{font-variant-numeric:tabular-nums;color:var(--white);white-space:nowrap}
.rows div.neg span:last-child{color:#e8b9a8}
.rows div.tot{border-bottom:0;border-top:1px solid var(--gold);font-weight:600;color:var(--white);padding-top:12px}
.rows div.tot span:last-child{color:var(--profit)}
.calc-out .btn{justify-content:center}
#calcCta .btn{width:100%}
.disc-in{font-size:.76rem;line-height:1.6;color:#d6d6d6;background:var(--charcoal);border:1px solid rgba(209,186,113,.45);border-left:3px solid var(--gold);border-radius:14px;padding:14px 16px;margin:0}
.disc-in b{color:var(--gold)}
.disc-top{font-size:.76rem;line-height:1.6;color:var(--body);background:var(--gold-pale);border:1px solid var(--gold-line);border-left:3px solid var(--gold);border-radius:14px;padding:12px 16px;margin:0}
.disc-top b{color:var(--ink)}
.disclaim{margin-top:22px;font-size:.78rem;line-height:1.6;color:var(--body);background:var(--white);border:1px solid var(--line);border-left:3px solid var(--gold);border-radius:14px;padding:14px 18px;max-width:none}
.disclaim b{color:var(--ink)}


.calc-out{position:relative}
.calc-tools{position:absolute;top:18px;right:18px;display:flex;gap:6px;z-index:1}
.calc-tools button,.calc-tools a{width:38px;height:38px;border-radius:50%;border:1px solid rgba(209,186,113,.45);background:var(--charcoal);color:var(--gold);display:grid;place-items:center;cursor:pointer;transition:background .2s,color .2s}
.calc-tools button:hover,.calc-tools a:hover{background:var(--gold);color:var(--black-lo)}
.calc-tools svg{width:18px;height:18px}
.calc-toast{position:absolute;top:64px;right:18px;background:var(--gold);color:var(--black-lo);font-size:.76rem;font-weight:600;padding:.45em .9em;border-radius:999px;z-index:1}
#calcRes .big{padding-right:130px}
@media (max-width:420px){#calcRes .big{padding-right:0;padding-top:40px}}
.print-head{display:none}
@media print{
  @page{margin:14mm}
  body{background:#fff!important}
  body>*:not(#homeView),#homeView>*:not(#calc),body::before{display:none!important}
  #homeView{display:block!important}
  #calc{padding:0!important;background:#fff!important}
  #calc .wrap{max-width:none;padding:0!important}
  #calc .sec-head,#calc .tabs,.calc-tools,.calc-toast,#calcCta,header,.manage-btn{display:none!important}
  .print-head{display:flex!important;justify-content:space-between;align-items:center;border-bottom:2px solid #d1ba71;padding-bottom:10px;margin-bottom:14px}
  .print-head img{height:52px}
  .calc-grid{grid-template-columns:1fr 1fr!important;gap:16px!important;margin-top:0!important}
  .calc-in,.calc-out{box-shadow:none!important;position:static!important;padding:18px!important}
  #calc{zoom:.82}
  #calcRes .big{padding-right:0!important}
  .calc-out .big b{font-size:30px!important}
  .calc-grid{grid-template-columns:1.05fr .95fr!important;align-items:start}
  .calc-out{-webkit-print-color-adjust:exact;print-color-adjust:exact}
  .rv{opacity:1!important;transform:none!important}
}


/* calculator visuals */
.cmp{display:grid;grid-template-columns:1fr 1fr;gap:10px}
.cmp-card{background:var(--charcoal);border:1px solid rgba(255,255,255,.1);border-radius:18px;padding:14px 16px;display:grid;gap:2px;min-width:0}
.cmp-card.win{border-color:var(--profit);background:linear-gradient(160deg,rgba(63,181,122,.2),rgba(63,181,122,.04))}
.cmp-card small{font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold);font-weight:600}
.cmp-card b{font-size:1.45rem;color:var(--white);font-weight:600;font-variant-numeric:tabular-nums}
.cmp-card>span{font-size:.78rem;color:#d4d4d4}
.cmp-card em{font-style:normal;font-size:.72rem;color:var(--mist-2)}
.mc-plot.two .pair{display:flex;gap:2px;align-items:flex-end;height:100%;width:100%;justify-content:center}
.mc-plot.two .pair i{max-width:12px;flex:1}
.mc-plot.two .pair i.r{background:var(--profit-soft)}
.mc-plot.two .mc-col:hover i.r,.mc-plot.two .mc-col:focus-visible i.r{background:#d6f0e1}
.mc-leg{display:flex;gap:16px;font-size:.76rem;color:#d6d6d6;margin-top:14px}
.mc-leg span{display:inline-flex;gap:6px;align-items:center}.mc-leg s{width:10px;height:10px;border-radius:3px;display:block}

.calc-in .lock{display:inline-block;margin-left:6px;font-size:.6rem;letter-spacing:.14em;text-transform:uppercase;font-weight:600;color:var(--gold-ink);border:1px solid var(--gold-line);border-radius:999px;padding:.15em .55em;vertical-align:1px}
.calc-in .fld.fixed input{background:var(--gold-pale);border-color:var(--gold-line);color:var(--ink);font-weight:600;cursor:default;pointer-events:none}

.mc{position:relative;display:grid;gap:10px;background:var(--charcoal);border:1px solid rgba(209,186,113,.2);border-radius:18px;padding:16px 16px 12px}
.mc-head small{font-size:.66rem;letter-spacing:.18em;text-transform:uppercase;color:var(--gold);font-weight:600}
.mc-plot{display:grid;grid-template-columns:repeat(12,minmax(0,1fr));gap:4px;height:150px;align-items:end;border-bottom:1px solid rgba(255,255,255,.14)}
.mc-col{position:relative;height:100%;display:flex;flex-direction:column;justify-content:flex-end;align-items:center;cursor:default;outline-offset:2px}
.mc-col i{display:block;width:100%;max-width:26px;background:var(--profit);border-radius:4px 4px 0 0;transition:height .7s var(--ease)}
.mc-col:hover i,.mc-col:focus-visible i{background:#6fd09d}
.mc-col em{position:absolute;bottom:-20px;font-style:normal;font-size:.66rem;color:var(--mist-2)}
.mc-val{font-size:.62rem;color:var(--white);font-variant-numeric:tabular-nums;white-space:nowrap;margin-bottom:3px;min-height:1em}
.mc-note{font-size:.76rem;color:#cfcfcf;margin-top:16px}
.mc-note b{color:var(--white);font-weight:500}
.mc .bd-tip{top:4px}

.bd{display:grid;gap:12px;position:relative}
.bd-bar{display:flex;gap:2px;height:16px;border-radius:4px;overflow:visible}
.bd-bar i{display:block;min-width:3px;height:100%;transition:flex-grow .7s var(--ease);cursor:default;outline-offset:2px}
.bd-bar i:first-child{border-radius:4px 0 0 4px}.bd-bar i:last-child{border-radius:0 4px 4px 0}.bd-bar i:only-child{border-radius:4px}
.bd-bar i:hover,.bd-bar i:focus-visible{filter:brightness(1.18)}
.bd-leg{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:8px 16px}
@media (max-width:420px){.bd-leg{grid-template-columns:1fr}}
.bd-leg li{display:grid;grid-template-columns:10px 1fr auto;gap:8px;align-items:baseline;font-size:.8rem;color:#d6d6d6}
.bd-leg li s{width:10px;height:10px;border-radius:3px;display:block;transform:translateY(1px)}
.bd-leg li b{color:var(--white);font-weight:500;font-variant-numeric:tabular-nums;white-space:nowrap}
.bd-leg li b em{font-style:normal;color:var(--mist-2);font-weight:400;margin-left:4px}
.bd-tip{position:absolute;top:-38px;transform:translateX(-50%);background:var(--white);color:var(--black);font-size:.76rem;font-weight:600;padding:.4em .75em;border-radius:10px;white-space:nowrap;pointer-events:none;box-shadow:0 8px 20px -8px rgba(0,0,0,.6)}
.bd-note{font-size:.8rem;color:#e8b9a8}
@keyframes glow{0%{text-shadow:0 0 0 rgba(209,186,113,0)}35%{text-shadow:0 0 28px rgba(209,186,113,.65)}100%{text-shadow:0 0 0 rgba(209,186,113,0)}}
.calc-out .big b.pulse{animation:glow 1.1s ease-out}
@keyframes cardIn{from{opacity:0;transform:translateY(10px)}to{opacity:1;transform:none}}
.periods.enter div{animation:cardIn .5s var(--ease) both}
.periods.enter div:nth-child(2){animation-delay:.07s}.periods.enter div:nth-child(3){animation-delay:.14s}
.compare{background:linear-gradient(135deg,rgba(209,186,113,.16),rgba(209,186,113,.04));border:1px solid rgba(209,186,113,.45);border-radius:18px;padding:16px 18px;display:grid;gap:10px}
.compare small{font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);font-weight:600}
.compare p{font-size:.88rem;color:#e6e6e6}
.compare p b{color:var(--white)}
.compare .up{color:var(--profit)}
.compare button{justify-self:start;font:600 .84rem var(--font);background:none;border:1px solid var(--gold);color:var(--gold);border-radius:999px;padding:.55em 1.1em;cursor:pointer}
.compare button:hover{background:var(--gold);color:var(--black-lo)}
@media (max-width:900px){.calc-mini{position:fixed;left:0;right:0;bottom:0;z-index:65;background:rgba(10,10,10,.96);border-top:1px solid rgba(209,186,113,.4);padding:10px max(16px,env(safe-area-inset-right,0px)) calc(10px + env(safe-area-inset-bottom,0px)) max(16px,env(safe-area-inset-left,0px));display:flex;justify-content:space-between;align-items:center;gap:12px;color:var(--mist);font-size:.78rem;transform:translateY(110%);transition:transform .35s var(--ease)}
.calc-mini.show{transform:none}.calc-mini b{color:var(--profit);font-size:1.15rem;font-variant-numeric:tabular-nums}.calc-mini a{color:var(--white);font-weight:600;text-decoration:none}}
@media (min-width:901px){.calc-mini{display:none}}
@media print{.calc-mini,.compare button{display:none!important}}
@media (prefers-reduced-motion:reduce){.bd-bar i{transition:none}}


/* inputs and results joined as one panel */
.calc-grid{gap:0!important;align-items:stretch!important}
#calcInputs{display:grid}
#calcInputs .calc-in{border-radius:var(--r) 0 0 var(--r);border-right:0;height:100%;align-content:start}
.calc-out{position:relative!important;top:auto!important;border-radius:0 var(--r) var(--r) 0;align-content:start}
@media (max-width:900px){#calcInputs .calc-in{border-radius:var(--r) var(--r) 0 0;border-right:1px solid var(--line);border-bottom:0}.calc-out{border-radius:0 0 var(--r) var(--r)}}
@media print{#calcInputs .calc-in{border-radius:18px 0 0 18px}}


/* contact band with region map */
.contact-band.map{background:linear-gradient(160deg,#262626,#151515 55%,#0a0a0a);padding-block:64px}
.contact-band.map>img{left:auto;right:0;width:min(66%,1000px);height:100%;object-fit:contain;object-position:right center}
.contact-band.map::before{background:linear-gradient(90deg,#1b1b1b 0%,#1b1b1b 34%,rgba(27,27,27,.75) 46%,rgba(27,27,27,0) 62%)}
.contact-band.map .contact{grid-template-columns:.8fr .9fr 1.5fr;max-width:700px;gap:20px}
.contact-band.map .c-item b{overflow-wrap:normal;white-space:nowrap}
.contact-band.map .c-item b{font-size:1.02rem}
@media (max-width:900px){
  .contact-band.map{padding-block:0 48px}
  .contact-band.map>img{position:static;width:100%;height:auto;display:block;margin-bottom:8px}
  .contact-band.map::before{display:none}
  .contact-band.map .contact{grid-template-columns:1fr;max-width:none}
}


/* contact: details + form over the map */
.contact-band.map>img{width:min(80%,1180px)!important;opacity:.85}
.contact-band.map::before{background:linear-gradient(90deg,#1b1b1b 0%,#1b1b1b 28%,rgba(27,27,27,.55) 46%,rgba(27,27,27,.1) 100%)!important}
.ct-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,440px);gap:40px;align-items:center}
.contact-band.map .ct-info .contact{grid-template-columns:1fr 1fr;max-width:520px;gap:22px 28px}
.contact-band.map .ct-info .c-item:last-child{grid-column:1/-1}
form.ct-form{padding:28px;gap:14px;box-shadow:0 40px 90px -40px rgba(0,0,0,.8)}
form.ct-form textarea{min-height:90px}
@media (max-width:900px){.ct-grid{grid-template-columns:1fr;gap:28px}.contact-band.map>img{opacity:1}.contact-band.map .ct-info .contact{grid-template-columns:1fr}}


/* map as full background of the contact section */
.contact-band.map>img{position:absolute!important;inset:0!important;left:0!important;right:0!important;width:100%!important;height:100%!important;object-fit:cover!important;object-position:62% 45%!important;opacity:.98!important;display:block!important;margin:0!important}
.contact-band.map::before{display:block!important;background:linear-gradient(90deg,rgba(20,20,20,.6) 0%,rgba(20,20,20,.3) 45%,rgba(20,20,20,0) 100%)!important}
.contact-band.map{padding-block:72px!important}
@media (max-width:900px){.contact-band.map{padding-block:56px!important}.contact-band.map>img{object-fit:contain!important;object-position:center 22%!important;transform:scale(1.6);transform-origin:center 22%;opacity:.98!important}.contact-band.map::before{background:linear-gradient(180deg,rgba(20,20,20,.35),rgba(20,20,20,.75) 60%,rgba(20,20,20,.9))!important}}


/* contact details: full-width gold rules */
.contact-band.map .ct-info .contact{gap:0 28px!important;border-top:1px solid var(--gold);max-width:none!important}
.contact-band.map .ct-info .c-item{border-top:0!important;padding-block:18px}
.contact-band.map .ct-info .c-item:last-child{grid-column:1/-1;border-top:1px solid var(--gold)!important}
@media (max-width:900px){.contact-band.map .ct-info .c-item+.c-item{border-top:1px solid var(--gold)!important}}


/* contact tiles, styled like the hero quick links */
.ct-tiles{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:12px;margin-top:30px}
.ct-tile{display:grid;gap:4px;align-content:start;text-decoration:none;color:var(--white);background:rgba(20,20,20,.55);backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px);border:1px solid rgba(209,186,113,.3);border-radius:22px;padding:18px;min-width:0;transition:background .3s,border-color .3s,transform .3s}
.ct-tile:hover{background:rgba(209,186,113,.16);border-color:var(--gold);transform:translateY(-3px)}
.ct-tile svg{width:26px;height:26px;color:var(--gold);margin-bottom:8px}
.ct-tile small{font-size:.64rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);font-weight:600}
.ct-tile b{font-weight:600;font-size:.95rem;overflow-wrap:anywhere}
.ct-tile[href^="mailto"] b{font-size:.84rem;letter-spacing:-.01em}
.ct-tile span{font-size:.78rem;color:#d4d4d4;line-height:1.4}
.ct-tile em{font-style:normal;font-size:.8rem;color:var(--gold);font-weight:600;margin-top:6px}
@media (min-width:901px){.ct-grid{align-items:center!important;grid-template-columns:minmax(0,1fr) minmax(0,420px)!important}}
@media (max-width:1100px){.ct-tiles{grid-template-columns:1fr}}
@media (max-width:900px){.ct-tiles{grid-template-columns:repeat(3,minmax(0,1fr))}}
@media (max-width:640px){.ct-tiles{grid-template-columns:1fr}.ct-tile{grid-template-columns:auto 1fr;column-gap:14px}.ct-tile svg{grid-row:span 4;margin:0}}


/* privacy page + footer links */
#privacyView{padding-top:calc(env(safe-area-inset-top,0px) + 96px);background:var(--cream)}
.legal{max-width:820px;padding-block:8px 72px}
.legal h1{font-size:clamp(2rem,4.5vw,3rem);margin-top:12px}
.legal-meta{font-size:.84rem;color:var(--mist-2);margin-top:10px}
.legal h2{font-size:1.2rem;margin-top:34px}
.legal p{margin-top:12px;max-width:68ch}
.legal ul{margin:12px 0 0;padding-left:1.2em;max-width:68ch}
.legal li{margin-top:6px}.legal li::marker{color:var(--gold-ink)}
.legal a{color:var(--gold-ink)}
.legal-contact{display:grid;gap:4px;margin-top:12px;background:var(--card);border:1px solid var(--line);border-radius:18px;padding:18px 20px}
.legal-contact b{color:var(--ink)}
.foot-links{display:flex;gap:18px;flex-wrap:wrap}
.foot-legal{line-height:1.6}
@media (min-width:901px){.foot-legal{text-align:right}}
.foot-links a{color:var(--mist);text-decoration:none;font-size:.84rem}
.foot-links a:hover{color:var(--gold)}
body.on-legal header{background:rgba(10,10,10,.96);border-color:rgba(209,186,113,.18)}

/* ---------- Carousel preview ---------- */
@media (max-width:760px){.quick{grid-auto-flow:column;grid-template-columns:none!important;grid-auto-columns:84%;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none}.quick::-webkit-scrollbar{display:none}.quick a{scroll-snap-align:start}}
.carousel{display:grid!important;grid-auto-flow:column;grid-template-columns:none!important;grid-auto-columns:calc((100% - 48px)/3);gap:24px!important;overflow-x:auto;overscroll-behavior-x:contain;scroll-snap-type:x mandatory;scroll-behavior:smooth;scrollbar-width:none;padding:6px 2px 18px;margin:-6px -2px -18px;border-top:0!important}
.carousel::-webkit-scrollbar{display:none}
.carousel>*{scroll-snap-align:start;min-width:0}
@media (max-width:1000px){.carousel{grid-auto-columns:calc((100% - 24px)/2)}}
@media (max-width:640px){.carousel{grid-auto-columns:86%;gap:14px!important}}
.services.carousel>.service{min-height:400px}
.hol-grid.carousel .hol-item{border:1px solid var(--line)!important;border-radius:var(--r);padding:26px!important;background:var(--cream);height:100%}
.car-wrap{position:relative}
.car-wrap::after{content:"";position:absolute;top:0;right:-2px;bottom:18px;width:60px;pointer-events:none;background:linear-gradient(90deg,transparent,var(--fade,var(--cream)));opacity:var(--fo,1);transition:opacity .3s}
.car-nav{display:flex;gap:8px;align-items:center}
.car-nav button{width:44px;height:44px;border-radius:50%;border:1px solid var(--line);background:var(--card);color:var(--ink);font-size:1.1rem;cursor:pointer;display:grid;place-items:center;transition:background .2s,color .2s,opacity .2s}
.car-nav button:hover:not(:disabled){background:var(--black);color:var(--white);border-color:var(--black)}
.car-nav button:disabled{opacity:.35;cursor:default}
.car-dots{display:flex;gap:6px;justify-content:center;margin-top:18px}
.car-dots i{width:7px;height:7px;border-radius:999px;background:var(--line);transition:width .3s,background .3s}
.car-dots i.on{width:22px;background:var(--gold-ink)}
.sec-head .head-tools{display:flex;gap:14px;align-items:center;flex-wrap:wrap}

/* ---------- Motion ---------- */
@keyframes rise{from{opacity:0;transform:translateY(22px)}to{opacity:1;transform:none}}
@keyframes lineGrow{from{transform:scaleY(0)}to{transform:scaleY(1)}}
@keyframes kenburns{from{transform:scale(1.14)}to{transform:scale(1.02)}}
@keyframes marquee{to{transform:translateX(-50%)}}
@keyframes cue{0%,100%{transform:scaleY(.4);transform-origin:top;opacity:.4}50%{transform:scaleY(1);opacity:1}}
@keyframes sheen{0%{background-position:-160% 0}100%{background-position:260% 0}}
.hero-copy>*{animation:rise .9s var(--ease) both}
.hero-copy>.eyebrow{animation-delay:.25s}
.hero-copy>h1{animation-delay:.4s}
.hero-copy>.lede{animation-delay:.6s}
.hero-copy>.ctas{animation-delay:.75s}
.facts{animation:rise 1s var(--ease) .95s both}
.hero h1 span{background:linear-gradient(100deg,var(--gold) 0%,var(--gold) 40%,#f6ebc4 50%,var(--gold) 60%,var(--gold) 100%);background-size:250% 100%;-webkit-background-clip:text;background-clip:text;color:transparent;animation:sheen 3.2s ease-in-out 1.3s both}
.rv{opacity:0;transform:translateY(28px);transition:opacity .9s var(--ease) var(--d,0s),transform .9s var(--ease) var(--d,0s)}
.rv.in{opacity:1;transform:none}
.listing.rv{transition:opacity .9s var(--ease) var(--d,0s),transform .9s var(--ease) var(--d,0s),box-shadow .45s,border-color .45s}
.collage .c2.rv{transform:translateY(60px)}
.collage .c2.rv.in{transform:none}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation:none!important;transition:none!important}
  .rv{opacity:1;transform:none}
  .hero h1 span{color:var(--gold);background:none}
}