/* ============================================================
   Encore Realty — shared stylesheet
   Palette: ivory base, green #285838 (brand), orange #F37021 (action)
   Type: Source Serif 4 (display) + Inter (body)
   ============================================================ */

*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

:root {
  /* Color tokens */
  --ivory:       #F7F4EE;   /* page background */
  --beige:       #EDE8DD;   /* alternate sections */
  --paper:       #FDFCF9;   /* cards, fields */
  --ink:         #1C1A17;   /* primary text */
  --ink-soft:    #55514A;   /* secondary text */
  --line:        #DDD6C8;   /* hairlines, borders */
  --green:       #285838;   /* brand */
  --green-deep:  #1D4029;   /* brand hover */
  --green-tint:  #E4EBE4;   /* brand wash for badges */
  --orange:      #F37021;   /* action */
  --orange-deep: #A64312;   /* text-safe orange — 5.5:1 on ivory, do not lighten */

  --font-serif: 'Source Serif 4', Georgia, serif;
  --font-sans:  'Inter', system-ui, -apple-system, sans-serif;

  --max-w: 1200px;
  --nav-h: 76px;
  --radius: 8px;
}

html { scroll-behavior: smooth; }

body {
  background: var(--ivory);
  color: var(--ink);
  font-family: var(--font-sans);
  font-size: 16px;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
}

img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
ul { list-style: none; }

:focus-visible {
  outline: 2px solid var(--orange-deep);
  outline-offset: 3px;
}

::selection { background: var(--green); color: var(--ivory); }

/* ── Utilities ─────────────────────────────────────────── */
.skip-link {
  position: absolute;
  top: -60px;
  left: 16px;
  z-index: 200;
  background: var(--green);
  color: var(--ivory);
  padding: 12px 20px;
  border-radius: 0 0 var(--radius) var(--radius);
  font-size: 14px;
  font-weight: 600;
  transition: top 0.2s;
}
.skip-link:focus { top: 0; }

.container {
  width: 100%;
  max-width: var(--max-w);
  margin-inline: auto;
  padding-inline: 32px;
}

.eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  font-size: 13px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--green);
}
.eyebrow::before {
  content: "";
  width: 18px;
  height: 1px;
  background: var(--green);
}

.section-title {
  font-family: var(--font-serif);
  font-size: clamp(30px, 4vw, 42px);
  font-weight: 600;
  line-height: 1.15;
  letter-spacing: -0.01em;
  margin-top: 16px;
}

.lead {
  font-size: 18px;
  color: var(--ink-soft);
  max-width: 62ch;
  margin-top: 16px;
}

section { padding-block: 96px; }
.section-beige { background: var(--beige); }
.section-head { max-width: 720px; margin-bottom: 56px; }

/* ── Buttons ───────────────────────────────────────────── */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  min-height: 48px;
  padding: 12px 28px;
  border-radius: var(--radius);
  font-family: var(--font-sans);
  font-size: 15px;
  font-weight: 600;
  letter-spacing: 0.01em;
  cursor: pointer;
  border: 1px solid transparent;
  transition: background 0.2s, border-color 0.2s, transform 0.15s;
}
.btn:active { transform: translateY(1px); }

.btn-primary {
  background: var(--orange);
  color: var(--ink);
}
.btn-primary:hover { background: #E4620F; }

.btn-ghost {
  background: transparent;
  color: var(--green);
  border-color: var(--green);
}
.btn-ghost:hover { background: var(--green); color: var(--ivory); }

.btn-dark {
  background: var(--green);
  color: var(--ivory);
}
.btn-dark:hover { background: var(--green-deep); }

/* ── Header / Navigation ───────────────────────────────── */
header.site-header {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 100;
  height: var(--nav-h);
  display: flex;
  align-items: center;
  background: rgba(247, 244, 238, 0.9);
  backdrop-filter: blur(10px);
  -webkit-backdrop-filter: blur(10px);
  border-bottom: 1px solid var(--line);
}

.nav-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  width: 100%;
  max-width: var(--max-w);
  margin-inline: auto;
  padding-inline: 32px;
}

.logo { display: flex; align-items: center; }
.logo img { height: 44px; width: auto; display: block; }
footer.site-footer .logo img { height: 56px; }

nav.primary-nav {
  display: flex;
  align-items: center;
  gap: 36px;
}

nav.primary-nav > a:not(.nav-cta),
.nav-drop > button {
  font-size: 14px;
  font-weight: 500;
  letter-spacing: 0.02em;
  color: var(--ink-soft);
  background: none;
  border: none;
  font-family: var(--font-sans);
  cursor: pointer;
  padding: 6px 0;
  transition: color 0.2s;
  display: inline-flex;
  align-items: center;
  gap: 6px;
}
nav.primary-nav > a:not(.nav-cta):hover,
.nav-drop > button:hover { color: var(--ink); }
nav.primary-nav > a[aria-current="page"] {
  color: var(--green);
  font-weight: 600;
}

.nav-drop { position: relative; }
.nav-drop > button svg { transition: transform 0.2s; }
.nav-drop.open > button svg { transform: rotate(180deg); }

.drop-menu {
  position: absolute;
  top: calc(100% + 14px);
  left: 50%;
  transform: translateX(-50%);
  min-width: 220px;
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  box-shadow: 0 12px 32px rgba(28, 26, 23, 0.10);
  padding: 8px;
  display: none;
}
.nav-drop.open .drop-menu { display: block; }
.drop-menu a {
  display: block;
  padding: 11px 14px;
  border-radius: 6px;
  font-size: 14px;
  font-weight: 500;
  color: var(--ink-soft);
}
.drop-menu a:hover { background: var(--green-tint); color: var(--green); }
.drop-menu a[aria-current="page"] { color: var(--green); font-weight: 600; }

.nav-cta { min-height: 42px; padding: 9px 20px; font-size: 14px; }

/* Mobile nav */
.nav-toggle {
  display: none;
  flex-direction: column;
  justify-content: center;
  gap: 5px;
  width: 44px;
  height: 44px;
  padding: 10px;
  background: none;
  border: none;
  cursor: pointer;
}
.nav-toggle span {
  display: block;
  height: 2px;
  width: 100%;
  background: var(--ink);
  transition: transform 0.25s, opacity 0.2s;
}
.nav-toggle[aria-expanded="true"] span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.nav-toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
.nav-toggle[aria-expanded="true"] span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

.mobile-menu {
  position: fixed;
  top: var(--nav-h); left: 0; right: 0; bottom: 0;
  z-index: 99;
  background: var(--ivory);
  padding: 32px;
  display: none;
  flex-direction: column;
  gap: 4px;
  overflow-y: auto;
}
.mobile-menu.open { display: flex; }
/* Never show the mobile overlay at desktop widths, even if it was
   left open before a resize/rotation */
@media (min-width: 769px) {
  .mobile-menu, .mobile-menu.open { display: none; }
}
.mobile-menu a:not(.btn) {
  font-family: var(--font-serif);
  font-size: 26px;
  font-weight: 600;
  padding: 12px 0;
  border-bottom: 1px solid var(--line);
}
.mobile-menu a.sub { font-family: var(--font-sans); font-size: 17px; font-weight: 500; color: var(--ink-soft); padding-left: 16px; }
.mobile-menu .btn { justify-content: center; }
.mobile-menu .btn { margin-top: 24px; }

/* ── Hero (homepage) ───────────────────────────────────── */
.hero {
  padding-top: calc(var(--nav-h) + 88px);
  padding-bottom: 72px;
}
.hero-grid {
  display: grid;
  grid-template-columns: 1.1fr 0.9fr;
  gap: 56px;
  align-items: center;
}
.hero-media {
  position: relative;
  aspect-ratio: 4 / 3;
  background: var(--beige);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  overflow: hidden;
}
.hero-media img { width: 100%; height: 100%; object-fit: cover; }
/* parcel ticks — same signature as property cards */
.hero-media::before,
.hero-media::after {
  content: "";
  position: absolute;
  width: 16px;
  height: 16px;
  z-index: 2;
}
.hero-media::before {
  top: 14px; left: 14px;
  border-top: 2px solid var(--green);
  border-left: 2px solid var(--green);
}
.hero-media::after {
  bottom: 14px; right: 14px;
  border-bottom: 2px solid var(--green);
  border-right: 2px solid var(--green);
}
.media-ph {
  position: absolute;
  inset: 0;
  display: flex;
  align-items: center;
  justify-content: center;
  flex-direction: column;
  gap: 8px;
  color: var(--ink-soft);
  font-size: 12px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}
@media (max-width: 1024px) {
  .hero-grid { grid-template-columns: 1fr; gap: 40px; }
  .hero-media { max-width: 560px; }
}
.hero h1 {
  font-family: var(--font-serif);
  font-size: clamp(40px, 6vw, 64px);
  font-weight: 600;
  line-height: 1.08;
  letter-spacing: -0.015em;
  max-width: 15ch;
}
.hero h1 em { font-style: italic; color: var(--green); }
.hero .lead { font-size: 19px; max-width: 54ch; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 16px; margin-top: 36px; }

/* Page hero (subpages) */
.page-hero {
  padding-top: calc(var(--nav-h) + 72px);
  padding-bottom: 64px;
  border-bottom: 1px solid var(--line);
}
.page-hero h1 {
  font-family: var(--font-serif);
  font-size: clamp(34px, 5vw, 52px);
  font-weight: 600;
  line-height: 1.1;
  letter-spacing: -0.01em;
  margin-top: 16px;
}

/* ── The Ledger (signature element) ────────────────────── */
.ledger { border-top: 2px solid var(--ink); }
.ledger-caption {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  padding-block: 14px;
  font-size: 13px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--ink-soft);
}
.ledger-row {
  display: grid;
  grid-template-columns: 110px 1fr 200px 160px;
  gap: 24px;
  align-items: baseline;
  padding-block: 20px;
  border-top: 1px solid var(--line);
}
.ledger-row .l-date {
  font-size: 13px;
  font-weight: 500;
  color: var(--ink-soft);
  font-variant-numeric: tabular-nums;
}
.ledger-row .l-address {
  font-family: var(--font-serif);
  font-size: 20px;
  font-weight: 600;
  line-height: 1.25;
}
.ledger-row .l-address small {
  display: block;
  font-family: var(--font-sans);
  font-size: 13px;
  font-weight: 400;
  color: var(--ink-soft);
  margin-top: 2px;
}
.ledger-row .l-action {
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--green);
}
.ledger-row .l-figure {
  font-size: 17px;
  font-weight: 600;
  text-align: right;
  font-variant-numeric: tabular-nums;
  color: var(--green);
}

/* ── Cards ─────────────────────────────────────────────── */
.card-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(300px, 1fr));
  gap: 28px;
}

/* 2×2 variant for four-card sections — keeps rows balanced
   instead of wrapping 3 + 1 */
.card-grid--2 {
  grid-template-columns: repeat(2, 1fr);
}
.card-grid--2 .card { padding: 40px; }
.card-grid--2 .service-card h3 { font-size: 26px; }
.card-grid--2 .service-card p { font-size: 16px; }
@media (max-width: 768px) {
  .card-grid--2 { grid-template-columns: 1fr; }
  .card-grid--2 .card { padding: 28px; }
}

.card {
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 32px;
  transition: border-color 0.2s, transform 0.2s;
}
.card:hover { border-color: var(--green); }

.service-card { display: flex; flex-direction: column; gap: 14px; min-height: 100%; }
.service-card h3 {
  font-family: var(--font-serif);
  font-size: 24px;
  font-weight: 600;
}
.service-card p { color: var(--ink-soft); font-size: 15px; flex-grow: 1; }
.service-card .card-link {
  font-size: 14px;
  font-weight: 600;
  color: var(--green);
  display: inline-flex;
  align-items: center;
  gap: 6px;
}
.service-card .card-link:hover { color: var(--orange-deep); }
.service-card .service-num {
  font-size: 13px;
  font-weight: 600;
  letter-spacing: 0.12em;
  color: var(--ink-soft);
  text-transform: uppercase;
}

/* Property card — with parcel-tick corners */
.prop-card {
  position: relative;
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  overflow: hidden;
  display: flex;
  flex-direction: column;
  transition: border-color 0.2s, box-shadow 0.2s;
}
.prop-card:hover {
  border-color: var(--green);
  box-shadow: 0 10px 30px rgba(40, 88, 56, 0.08);
}
.prop-media {
  aspect-ratio: 4 / 3;
  background: var(--beige);
  position: relative;
  overflow: hidden;
}
.prop-media img { width: 100%; height: 100%; object-fit: cover; }
.prop-media .media-placeholder {
  position: absolute;
  inset: 0;
  display: flex;
  align-items: center;
  justify-content: center;
  flex-direction: column;
  gap: 8px;
  color: var(--ink-soft);
  font-size: 12px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}
/* parcel ticks */
.prop-media::before,
.prop-media::after {
  content: "";
  position: absolute;
  width: 14px;
  height: 14px;
  z-index: 2;
}
.prop-media::before {
  top: 12px; left: 12px;
  border-top: 2px solid var(--green);
  border-left: 2px solid var(--green);
}
.prop-media::after {
  bottom: 12px; right: 12px;
  border-bottom: 2px solid var(--green);
  border-right: 2px solid var(--green);
}

.prop-body { padding: 24px; display: flex; flex-direction: column; gap: 10px; flex-grow: 1; }
.prop-badges { display: flex; flex-wrap: wrap; gap: 8px; }
.prop-status {
  align-self: flex-start;
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  padding: 5px 10px;
  border-radius: 4px;
}
.prop-status.available { background: var(--orange); color: var(--ink); }
.prop-status.closed { background: var(--green-tint); color: var(--green); }
.prop-card h3 {
  font-family: var(--font-serif);
  font-size: 21px;
  font-weight: 600;
  line-height: 1.25;
}
.prop-card .prop-city { font-size: 14px; color: var(--ink-soft); }
.prop-meta {
  display: flex;
  flex-wrap: wrap;
  gap: 8px 20px;
  margin-top: 6px;
  padding-top: 14px;
  border-top: 1px solid var(--line);
  font-size: 14px;
  color: var(--ink-soft);
}
.prop-meta strong { color: var(--ink); font-weight: 600; font-variant-numeric: tabular-nums; }
.prop-card .prop-cta {
  margin-top: auto;
  padding: 0 24px 24px;
}
.prop-card .prop-cta a {
  font-size: 14px;
  font-weight: 600;
  color: var(--green);
}
.prop-card .prop-cta a:hover { color: var(--orange-deep); }

/* ── Filter tabs (Properties page) ─────────────────────── */
.filter-bar {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin-bottom: 40px;
}
.filter-bar button {
  min-height: 44px;
  padding: 10px 20px;
  border-radius: 999px;
  border: 1px solid var(--line);
  background: var(--paper);
  font-family: var(--font-sans);
  font-size: 14px;
  font-weight: 500;
  color: var(--ink-soft);
  cursor: pointer;
  transition: all 0.2s;
}
.filter-bar button:hover { border-color: var(--green); color: var(--green); }
.filter-bar button[aria-pressed="true"] {
  background: var(--green);
  border-color: var(--green);
  color: var(--ivory);
  font-weight: 600;
}

/* ── Two-column feature rows ───────────────────────────── */
.split {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 64px;
  align-items: center;
}
.split .split-media {
  aspect-ratio: 4 / 3;
  background: var(--beige);
  border-radius: var(--radius);
  border: 1px solid var(--line);
  position: relative;
  overflow: hidden;
}
.split .split-media img { width: 100%; height: 100%; object-fit: cover; }

/* ── Checklist / feature list ──────────────────────────── */
.check-list { display: flex; flex-direction: column; gap: 14px; margin-top: 24px; }
.check-list li {
  display: flex;
  gap: 12px;
  align-items: flex-start;
  font-size: 16px;
  color: var(--ink-soft);
}
.check-list li strong { color: var(--ink); }
.check-list .tick {
  flex-shrink: 0;
  width: 20px;
  height: 20px;
  margin-top: 3px;
  color: var(--green);
}

/* ── Process steps ─────────────────────────────────────── */
.steps {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(220px, 1fr));
  gap: 28px;
  counter-reset: step;
}
.step {
  counter-increment: step;
  padding-top: 20px;
  border-top: 2px solid var(--ink);
}
.step::before {
  content: "Step " counter(step);
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--green);
}
.step h3 {
  font-family: var(--font-serif);
  font-size: 21px;
  font-weight: 600;
  margin-top: 8px;
}
.step p { font-size: 15px; color: var(--ink-soft); margin-top: 8px; }

/* ── Testimonials ──────────────────────────────────────── */
.quote-band { background: var(--green); color: var(--ivory); }
.quote-band blockquote {
  font-family: var(--font-serif);
  font-size: clamp(22px, 3vw, 30px);
  font-weight: 500;
  line-height: 1.4;
  max-width: 26ch;
}
.quote-band cite {
  display: block;
  margin-top: 24px;
  font-family: var(--font-sans);
  font-style: normal;
  font-size: 14px;
  color: rgba(247, 244, 238, 0.75);
}

/* ── Reviews (verified Google quotes on the green band) ── */
.quote-band .stars {
  color: var(--orange);
  font-size: 18px;
  letter-spacing: 3px;
  line-height: 1;
}
.reviews-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 40px;
  margin-top: 36px;
}
.reviews-grid .review {
  display: flex;
  flex-direction: column;
  gap: 16px;
}
.reviews-grid .review blockquote {
  font-family: var(--font-serif);
  font-size: 19px;
  font-weight: 500;
  line-height: 1.5;
  max-width: none;
  color: var(--ivory);
}
.reviews-grid .review figcaption {
  font-family: var(--font-sans);
  font-size: 14px;
  font-weight: 600;
  color: var(--ivory);
  margin-top: auto;
}
.reviews-grid .review figcaption span {
  display: block;
  font-weight: 400;
  color: rgba(247, 244, 238, 0.72);
  margin-top: 2px;
}
.reviews-source {
  margin-top: 36px;
  font-size: 14px;
  color: rgba(247, 244, 238, 0.72);
}
.reviews-source a {
  color: var(--ivory);
  text-decoration: underline;
  text-underline-offset: 2px;
}
.reviews-source a:hover { color: var(--orange); }
@media (max-width: 768px) {
  .reviews-grid { grid-template-columns: 1fr; gap: 32px; }
}

/* ── CTA band ──────────────────────────────────────────── */
.cta-band {
  text-align: center;
  padding-block: 96px;
}
.cta-band h2 {
  font-family: var(--font-serif);
  font-size: clamp(30px, 4vw, 44px);
  font-weight: 600;
  line-height: 1.15;
}
.cta-band p { color: var(--ink-soft); margin-top: 16px; font-size: 17px; }
.cta-band .hero-actions { justify-content: center; }

/* ── Forms ─────────────────────────────────────────────── */
.form { display: flex; flex-direction: column; gap: 22px; }
.form label {
  display: block;
  font-size: 14px;
  font-weight: 600;
  margin-bottom: 8px;
}
.form input,
.form select,
.form textarea {
  width: 100%;
  min-height: 48px;
  padding: 12px 16px;
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  font-family: var(--font-sans);
  font-size: 16px;
  color: var(--ink);
  transition: border-color 0.2s;
}
.form textarea { min-height: 140px; resize: vertical; }
.form input:focus,
.form select:focus,
.form textarea:focus {
  outline: none;
  border-color: var(--green);
  box-shadow: 0 0 0 3px rgba(40, 88, 56, 0.12);
}
.form .form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 20px;
}
.form .field-error {
  display: none;
  font-size: 13px;
  color: var(--orange-deep);
  margin-top: 6px;
}
.form .invalid input,
.form .invalid select,
.form .invalid textarea { border-color: var(--orange-deep); }
.form .invalid .field-error { display: block; }

/* ── Contact info block ────────────────────────────────── */
.contact-info { display: flex; flex-direction: column; gap: 24px; }
.contact-info .info-item h3 {
  font-size: 13px;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--green);
  margin-bottom: 6px;
}
.contact-info .info-item p, .contact-info .info-item a { font-size: 17px; color: var(--ink); }
.contact-info .info-item a:hover { color: var(--orange-deep); }

/* ── Footer ────────────────────────────────────────────── */
footer.site-footer {
  background: var(--green);
  color: var(--ivory);
  padding-block: 72px 0;
}
.footer-grid {
  display: grid;
  grid-template-columns: 2fr 1fr 1fr 1.4fr;
  gap: 48px;
  padding-bottom: 56px;
}
.footer-grid .f-brand .logo { color: var(--ivory); }
.footer-grid .f-brand .logo .logo-mark { background: var(--orange); }
.footer-grid .f-brand p {
  margin-top: 16px;
  font-size: 14px;
  color: rgba(247, 244, 238, 0.72);
  max-width: 34ch;
}
.footer-grid h3 {
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: rgba(247, 244, 238, 0.78); /* ≥4.5:1 on the green footer */
  margin-bottom: 16px;
}
.footer-grid ul { display: flex; flex-direction: column; gap: 10px; }
.footer-grid ul a, .footer-grid address {
  font-size: 14px;
  font-style: normal;
  color: rgba(247, 244, 238, 0.85);
  line-height: 1.7;
}
.footer-grid ul a:hover { color: var(--ivory); text-decoration: underline; }
.footer-bottom {
  border-top: 1px solid rgba(247, 244, 238, 0.18);
  padding-block: 24px;
  display: flex;
  flex-wrap: wrap;
  justify-content: space-between;
  gap: 12px;
  font-size: 13px;
  color: rgba(247, 244, 238, 0.78); /* ≥4.5:1 on the green footer */
}

/* ── AI scene imagery ──────────────────────────────────────
   Warm, palette-tied treatment so generated architectural
   photos sit inside the ivory/green system. Real listing
   photos and headshots still belong in .prop-media and
   .team-photo — these rules only touch .scene images. */

/* soft warm scrim that melts a framed scene into the page */
.media-scrim {
  position: absolute;
  inset: 0;
  z-index: 1;
  pointer-events: none;
  background:
    linear-gradient(180deg, rgba(29, 64, 41, 0.12) 0%, rgba(29, 64, 41, 0) 34%, rgba(29, 64, 41, 0.08) 100%),
    radial-gradient(132% 120% at 50% 42%, rgba(247, 244, 238, 0) 50%, rgba(247, 244, 238, 0.62) 100%);
}

/* homepage hero scene: gentle soft-focus so it reads as
   atmosphere behind the headline, not a hard stock photo */
.hero-media img.scene {
  transform: scale(1.09);
  filter: blur(3px) saturate(0.9) brightness(1.02);
}

/* split-media scenes: mostly sharp, lightly warmed */
.split-media img.scene { filter: saturate(0.92) brightness(1.01); }

/* service page-hero background scene (leasing / brokerage):
   heavily softened behind an ivory veil so ink text stays
   readable — this is the "blur so it fits in" treatment */
.page-hero.has-media { position: relative; overflow: hidden; }
.page-hero.has-media > .container { position: relative; z-index: 2; }
.page-hero-bg {
  position: absolute;
  inset: 0;
  z-index: 0;
  background-size: cover;
  background-position: center 62%;
  filter: blur(7px) saturate(0.82);
  transform: scale(1.12);
}
.page-hero-bg::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg,
    rgba(247, 244, 238, 0.86) 0%,
    rgba(247, 244, 238, 0.74) 52%,
    rgba(247, 244, 238, 0.92) 100%);
}

/* ── Reveal animation ──────────────────────────────────── */
.reveal {
  opacity: 0;
  transform: translateY(18px);
  transition: opacity 0.6s ease, transform 0.6s ease;
}
.reveal.visible { opacity: 1; transform: none; }

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .reveal { opacity: 1; transform: none; transition: none; }
  * { animation: none !important; transition-duration: 0.01ms !important; }
}

/* ── Responsive ────────────────────────────────────────── */
@media (max-width: 1024px) {
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .split { gap: 40px; }
}

@media (max-width: 768px) {
  section { padding-block: 64px; }
  nav.primary-nav { display: none; }
  .nav-toggle { display: flex; }
  .split { grid-template-columns: 1fr; }
  .ledger-row {
    grid-template-columns: 1fr auto;
    grid-template-areas:
      "date   action"
      "addr   addr"
      "figure figure";
    gap: 6px 16px;
  }
  .ledger-row .l-date { grid-area: date; }
  .ledger-row .l-action { grid-area: action; text-align: right; }
  .ledger-row .l-address { grid-area: addr; }
  .ledger-row .l-figure { grid-area: figure; text-align: left; }
  .form .form-row { grid-template-columns: 1fr; }
}

@media (max-width: 640px) {
  .container { padding-inline: 20px; }
  .nav-inner { padding-inline: 20px; }
  .hero { padding-top: calc(var(--nav-h) + 56px); }
  .footer-grid { grid-template-columns: 1fr; gap: 32px; }
  .card { padding: 24px; }
}