/* ============================================================
   Borders Realty — design system
   Derived from the triple-line "b" monogram: navy ink, ivory
   paper, hairline rules, editorial serif + grotesque pairing.
   ============================================================ */

:root{
  --navy:      #001636;
  --navy-soft: #0d2242;
  --ink:       #101c2c;
  --muted:     #5d6673;
  --paper:     #f7f4ee;
  --paper-2:   #efeae1;
  --white:     #ffffff;
  --line:      #ddd6c9;
  --line-dark: rgba(0,22,54,.16);
  --brass:     #a5875a;
  --brass-soft:#c3ab82;

  --serif: "Fraunces", Georgia, "Times New Roman", serif;
  --sans:  "Archivo", "Helvetica Neue", Arial, sans-serif;

  --wrap: 1280px;
  --gutter: clamp(20px, 4vw, 56px);

  --ease: cubic-bezier(.22,.75,.25,1);
}

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

html{ scroll-behavior:smooth; -webkit-text-size-adjust:100%; }

body{
  font-family:var(--sans);
  font-size:16px;
  line-height:1.65;
  color:var(--ink);
  background:var(--white);
  -webkit-font-smoothing:antialiased;
  text-rendering:optimizeLegibility;
  overflow-x:hidden;
}

img{ display:block; max-width:100%; height:auto; }
a{ color:inherit; text-decoration:none; }
ul,ol{ list-style:none; }
button{ font:inherit; background:none; border:0; cursor:pointer; color:inherit; }
::selection{ background:var(--navy); color:var(--white); }

/* ---------- type scale ---------- */

h1,h2,h3,.serif{
  font-family:var(--serif);
  font-weight:400;
  line-height:1.08;
  letter-spacing:-0.015em;
  color:var(--navy);
}

.display{
  font-size:clamp(2.6rem, 6vw, 4.9rem);
  font-weight:340;
}
.h-xl{ font-size:clamp(2.1rem, 4.4vw, 3.4rem); font-weight:360; }
.h-lg{ font-size:clamp(1.7rem, 3vw, 2.4rem); font-weight:380; }
.h-md{ font-size:clamp(1.25rem, 1.8vw, 1.55rem); font-weight:420; letter-spacing:-0.01em; }

.lead{
  font-family:var(--serif);
  font-size:clamp(1.25rem, 2.1vw, 1.7rem);
  line-height:1.42;
  font-weight:380;
  color:var(--navy);
  letter-spacing:-0.005em;
}

.small{ font-size:.86rem; }
.muted{ color:var(--muted); }

/* eyebrow label with triple-line mark — straight from the monogram */
.eyebrow{
  display:flex; align-items:center; gap:14px;
  font-size:.68rem; font-weight:600;
  letter-spacing:.26em; text-transform:uppercase;
  color:var(--navy);
}
.eyebrow::before{
  content:""; flex:0 0 auto;
  width:34px; height:11px;
  background:repeating-linear-gradient(to bottom, currentColor 0 1.5px, transparent 1.5px 5px);
}
.eyebrow.on-dark{ color:var(--brass-soft); }
.eyebrow.brass{ color:var(--brass); }
.eyebrow.center{ justify-content:center; }

/* ---------- layout ---------- */

.wrap{
  width:100%;
  max-width:var(--wrap);
  margin-inline:auto;
  padding-inline:var(--gutter);
}

.section{ padding-block:clamp(72px, 9vw, 132px); }
.section.tight{ padding-block:clamp(48px, 6vw, 84px); }
.section.paper{ background:var(--paper); }
.section.navy{ background:var(--navy); color:#eef1f6; }
.section.navy h1,.section.navy h2,.section.navy h3{ color:var(--white); }

.rule{ height:1px; background:var(--line); border:0; }
.rule.dark{ background:rgba(255,255,255,.18); }

/* triple hairline divider */
.tri{
  width:100%; height:13px;
  background:repeating-linear-gradient(to bottom, var(--line-dark) 0 1px, transparent 1px 6px);
}
.tri.on-dark{ background:repeating-linear-gradient(to bottom, rgba(255,255,255,.35) 0 1px, transparent 1px 6px); }

/* ---------- buttons & links ---------- */

.btn{
  display:inline-flex; align-items:center; gap:12px;
  padding:16px 30px;
  font-size:.72rem; font-weight:600;
  letter-spacing:.22em; text-transform:uppercase;
  border:1px solid var(--navy);
  color:var(--navy); background:transparent;
  transition:background .35s var(--ease), color .35s var(--ease), border-color .35s var(--ease), transform .35s var(--ease);
}
.btn:hover{ background:var(--navy); color:var(--white); }
.btn.solid{ background:var(--navy); color:var(--white); }
.btn.solid:hover{
  background:var(--navy-soft); border-color:var(--navy-soft);
  transform:translateY(-3px) scale(1.03);
  box-shadow:0 14px 30px rgba(16,32,54,.22);
}
.btn.on-dark{ border-color:rgba(255,255,255,.85); color:var(--white); }
.btn.on-dark:hover{
  background:var(--white); color:var(--navy);
  transform:translateY(-3px) scale(1.03);
  box-shadow:0 14px 30px rgba(0,0,0,.3);
}

.tlink{
  display:inline-flex; align-items:center; gap:10px;
  font-size:.72rem; font-weight:600;
  letter-spacing:.22em; text-transform:uppercase;
  color:var(--navy);
  padding-bottom:6px;
  border-bottom:1px solid var(--line-dark);
  transition:border-color .3s var(--ease), gap .3s var(--ease);
}
.tlink:hover{ border-color:var(--navy); gap:16px; }
.tlink .arrow{ font-family:var(--serif); font-size:1rem; letter-spacing:0; }
.tlink.on-dark{ color:var(--white); border-color:rgba(255,255,255,.4); }
.tlink.on-dark:hover{ border-color:var(--white); }

/* ---------- header ---------- */

.site-header{
  position:fixed; inset:0 0 auto 0; z-index:130;
  transition:background .4s var(--ease), box-shadow .4s var(--ease), border-color .4s var(--ease);
  border-bottom:1px solid transparent;
}
.site-header .header-inner{
  max-width:var(--wrap); margin-inline:auto;
  padding-inline:var(--gutter);
  height:88px;
  display:flex; align-items:center; justify-content:space-between; gap:24px;
  transition:height .4s var(--ease);
}
.site-header.solid{
  background:rgba(255,255,255,.94);
  backdrop-filter:blur(14px);
  -webkit-backdrop-filter:blur(14px);
  border-bottom-color:var(--line);
}
.site-header.solid .header-inner{ height:68px; }

/* transparent-over-hero state (home only) */
.site-header.overlay:not(.solid){ color:var(--white); }
.site-header.overlay:not(.solid) .brand-name,
.site-header.overlay:not(.solid) .main-nav a,
.site-header.overlay:not(.solid) .header-phone{ color:var(--white); }
.site-header.overlay:not(.solid) .brand-mark{ filter:brightness(0) invert(1); }
.site-header.overlay:not(.solid) .nav-toggle span{ background:var(--white); }

.brand{ display:flex; align-items:center; gap:14px; flex:0 0 auto; }
.brand-mark{ width:30px; height:auto; }
.brand-name{
  font-family:var(--serif); font-size:1.32rem; font-weight:480;
  letter-spacing:.01em; color:var(--navy);
  white-space:nowrap;
}
.brand-name em{ font-style:normal; opacity:.55; }

.main-nav{ display:flex; gap:clamp(20px, 2.6vw, 40px); }
.main-nav a{
  position:relative;
  font-size:.7rem; font-weight:600;
  letter-spacing:.2em; text-transform:uppercase;
  color:var(--navy);
  padding:6px 0;
}
.main-nav a::after{
  content:""; position:absolute; left:0; bottom:0;
  width:100%; height:1px; background:currentColor;
  transform:scaleX(0); transform-origin:right;
  transition:transform .35s var(--ease);
}
.main-nav a:hover::after,
.main-nav a[aria-current="page"]::after{ transform:scaleX(1); transform-origin:left; }

.header-right{ display:flex; align-items:center; gap:clamp(16px,2vw,28px); }
.header-phone{
  font-size:.74rem; font-weight:600; letter-spacing:.14em;
  color:var(--navy); white-space:nowrap;
}
.phone-reveal{
  appearance:none; background:none; border:0; border-radius:0; padding:0;
  color:inherit; font:inherit; letter-spacing:inherit; text-align:left;
  cursor:pointer;
}
.phone-reveal:hover{ text-decoration:underline; text-underline-offset:3px; }
.phone-reveal:focus-visible{ outline:2px solid currentColor; outline-offset:5px; }

.nav-toggle{ display:none; flex-direction:column; gap:5px; padding:8px; min-width:44px; min-height:44px; align-items:center; justify-content:center; z-index:120; }
.nav-toggle span{ width:24px; height:1.5px; background:var(--navy); transition:transform .35s var(--ease), opacity .35s var(--ease); }
.nav-toggle.open span:nth-child(1){ transform:translateY(6.5px) rotate(45deg); }
.nav-toggle.open span:nth-child(2){ opacity:0; }
.nav-toggle.open span:nth-child(3){ transform:translateY(-6.5px) rotate(-45deg); }
.site-header.menu-open{ background:transparent; border-bottom-color:transparent; box-shadow:none; }
.site-header.menu-open .brand-name{ color:var(--white); }
.site-header.menu-open .brand-mark{ filter:brightness(0) invert(1); }
.site-header.menu-open .nav-toggle span{ background:var(--white); }

/* mobile nav overlay */
.mobile-nav{
  position:fixed; inset:0; z-index:110;
  background:var(--navy); color:var(--white);
  display:flex; flex-direction:column; justify-content:center; overflow-y:auto;
  padding:var(--gutter);
  opacity:0; visibility:hidden; transition:opacity .45s var(--ease), visibility .45s;
}
.mobile-nav.open{ opacity:1; visibility:visible; }
.mobile-nav a{
  font-family:var(--serif); font-size:clamp(2rem, 8vw, 3rem);
  padding:14px 0; border-bottom:1px solid rgba(255,255,255,.14);
  display:flex; justify-content:space-between; align-items:baseline;
}
.mobile-nav a .idx{ font-family:var(--sans); font-size:.7rem; letter-spacing:.24em; color:var(--brass-soft); }
.mobile-nav .m-contact{ margin-top:36px; font-size:.8rem; letter-spacing:.18em; text-transform:uppercase; color:rgba(255,255,255,.75); display:grid; gap:8px; }

/* ---------- hero (home) ---------- */

.hero{
  position:relative; min-height:100vh; min-height:100svh;
  display:flex; align-items:flex-end;
  color:var(--white);
  overflow:hidden;
}
.hero-media{ position:absolute; inset:0; }
.hero-media img{
  width:100%; height:100%; object-fit:cover;
  transform:scale(1.06);
  animation:heroDrift 18s var(--ease) forwards;
}
@keyframes heroDrift{ to{ transform:scale(1); } }
.hero-media::after{
  content:""; position:absolute; inset:0;
  background:linear-gradient(to top, rgba(0,22,54,.72) 0%, rgba(0,22,54,.28) 46%, rgba(0,22,54,.18) 100%);
}
.hero-content{
  position:relative; z-index:2;
  width:100%; max-width:var(--wrap); margin-inline:auto;
  padding:0 var(--gutter) clamp(64px, 9vh, 110px);
}
.hero .eyebrow{ color:rgba(255,255,255,.85); margin-bottom:26px; }
.hero h1{
  color:var(--white);
  font-size:clamp(2.9rem, 7vw, 5.6rem);
  font-weight:330; line-height:1.02; letter-spacing:-0.02em;
  max-width:13ch;
}
.hero h1 em{ font-style:italic; font-weight:300; }
.hero-cta{ margin-top:42px; display:flex; align-items:center; gap:28px; flex-wrap:wrap; }
.hero-meta{
  position:absolute; right:var(--gutter); bottom:clamp(64px,9vh,110px); z-index:2;
  text-align:right; font-size:.68rem; letter-spacing:.24em; text-transform:uppercase;
  color:rgba(255,255,255,.72);
  display:grid; gap:6px;
}
@media (max-width:900px){ .hero-meta{ display:none; } }

/* ---------- positioning statement ---------- */

.statement p{
  font-family:var(--serif);
  font-size:clamp(1.6rem, 3.2vw, 2.6rem);
  line-height:1.32; font-weight:360; letter-spacing:-0.01em;
  color:var(--navy);
  max-width:24ch;
}
.statement .eyebrow{ margin-bottom:34px; }
.statement-grid{ display:grid; grid-template-columns:1fr; gap:40px; }
@media (min-width:960px){
  .statement-grid{ grid-template-columns:7fr 4fr; gap:80px; align-items:end; }
}
.statement-side{ border-left:1px solid var(--line); padding-left:32px; color:var(--muted); font-size:.95rem; }
@media (max-width:959px){ .statement-side{ border-left:0; padding-left:0; } }

/* agency story (approved 2026-08-06) */
.story-lede p{
  font-family:var(--serif);
  font-size:clamp(2rem, 4.2vw, 3.4rem);
  line-height:1.28; font-weight:340; letter-spacing:-0.015em;
  color:var(--navy);
  max-width:36ch;
  margin:0 0 clamp(44px,5vw,72px);
}
.story-cols{ display:grid; grid-template-columns:1fr; gap:26px; }
@media (min-width:760px){
  .story-cols{ grid-template-columns:1fr 1fr; gap:clamp(32px,5vw,64px); }
}
.story-cols p{ color:var(--muted); font-size:1.02rem; line-height:1.75; max-width:52ch; margin:0; }
.statement .story-punch{
  font-family:var(--serif); font-style:italic;
  font-size:clamp(1.5rem,2.6vw,2.1rem);
  color:var(--navy);
  max-width:none;
  width:100%;
  text-align:center;
  margin:clamp(44px,5vw,72px) 0 0;
  padding-top:clamp(28px,3.5vw,44px);
  border-top:1px solid var(--line);
}
.story-cols strong{ font-weight:600; color:var(--navy); }

/* ---------- work mosaic (French pattern, tiles touching) ---------- */

.mosaic{
  display:grid; grid-template-columns:repeat(2,1fr);
  grid-auto-rows:clamp(130px,24vw,300px);
  gap:0;
  margin-top:clamp(28px,3vw,44px);
}
@media (min-width:760px){ .mosaic{ grid-template-columns:repeat(4,1fr); } }
.mosaic-item{
  position:relative; display:block; overflow:hidden;
  transition:transform .35s var(--ease), box-shadow .35s var(--ease);
}
/* French pattern: big square, wide, two smalls, two smalls, wide */
.mosaic-item:nth-child(1){ grid-column:span 2; grid-row:span 2; }
.mosaic-item:nth-child(2){ grid-column:span 2; }
.mosaic-item:nth-child(7){ grid-column:span 2; }
.mosaic-item img{
  position:absolute; inset:0; width:100%; height:100%; object-fit:cover;
  transition:transform .6s var(--ease);
}
.mosaic-item::after{
  content:""; position:absolute; inset:auto 0 0 0; height:45%; z-index:1;
  background:linear-gradient(to top, rgba(16,32,54,.45), transparent);
}
.mosaic-item .cap{
  position:absolute; left:14px; bottom:14px; z-index:2;
  background:rgba(255,255,255,.92);
  color:var(--navy);
  font-family:var(--sans); font-size:.66rem; font-weight:600;
  letter-spacing:.16em; text-transform:uppercase;
  padding:8px 12px;
}
.mosaic-item:hover{
  transform:translateY(-8px);
  box-shadow:16px 16px 34px rgba(16,32,54,.22);
  z-index:5;
}
.mosaic-item:hover img{ transform:scale(1.05); }

/* ---------- audience pathways (editorial rows) ---------- */

.section-head{ display:flex; justify-content:space-between; align-items:baseline; gap:24px; flex-wrap:wrap; }
.section-head .on-right{
  margin-left:auto; color:var(--muted); text-align:right;
  justify-content:flex-end;
  white-space:nowrap;
}
@media (max-width:1023px){
  .section-head{ justify-content:flex-start; }
  .section-head .on-right{ margin-left:0; }
}
.section-head .on-right::before{ display:none; }
.section-head .on-right::after{
  content:""; flex:0 0 auto;
  width:34px; height:11px;
  background:repeating-linear-gradient(to bottom, currentColor 0 1.5px, transparent 1.5px 5px);
}
.section-head .on-right.on-dark{ color:var(--brass-soft); }

.pathways{ border-top:1px solid var(--line); }
.pathway{
  display:grid; grid-template-columns:auto 1fr auto; align-items:center; gap:clamp(18px,4vw,64px);
  padding:clamp(30px,4.4vw,52px) 0;
  border-bottom:1px solid var(--line);
  transition:background .35s var(--ease), padding .35s var(--ease);
}
.pathway:hover{ background:var(--paper); }
.pathway .num{
  font-family:var(--sans); font-style:normal; font-weight:600;
  font-size:.8rem; letter-spacing:.22em;
  color:var(--brass);
  width:auto; white-space:nowrap;
}
.pathway .p-body h2{ font-size:clamp(1.5rem,2.6vw,2.1rem); margin-bottom:8px; transition:transform .35s var(--ease); }
.pathway:hover .p-body h2{ transform:translateX(6px); }
.pathway .p-body p{ color:var(--muted); max-width:52ch; font-size:.95rem; }
.pathway .p-go{
  font-family:var(--serif); font-size:1.6rem; color:var(--navy);
  transition:transform .35s var(--ease);
}
.pathway:hover .p-go{ transform:translateX(8px); }
@media (max-width:640px){
  .pathway{ grid-template-columns:auto 1fr; }
  .pathway .p-go{ display:none; }
}

/* ---------- selected sales (large editorial rows) ---------- */

.sale-row{
  display:grid; gap:clamp(24px,3vw,48px);
  padding-block:clamp(40px,5vw,64px);
  border-bottom:1px solid var(--line);
}
@media (min-width:900px){
  .sale-row{ grid-template-columns:1.15fr .85fr; align-items:center; }
  .sale-row.flip{ grid-template-columns:.85fr 1.15fr; }
  .sale-row.flip .sale-media{ order:2; }
}
.sale-media{ overflow:hidden; }
.sale-media img{
  width:100%; aspect-ratio:16/10; object-fit:cover;
  transition:transform 1.2s var(--ease);
}
.sale-row:hover .sale-media img{ transform:scale(1.045); }
.sale-info .status{
  display:inline-block; margin-bottom:18px;
  font-size:.64rem; font-weight:600; letter-spacing:.26em; text-transform:uppercase;
  color:var(--brass);
  border:1px solid var(--line); padding:7px 14px;
}
.sale-info h3{ font-size:clamp(1.7rem,2.8vw,2.5rem); margin-bottom:6px; }
.sale-info .sub{
  font-size:.74rem; letter-spacing:.22em; text-transform:uppercase; color:var(--muted);
  margin-bottom:22px;
}
.sale-info .price{
  font-family:var(--serif); font-size:clamp(1.3rem,2vw,1.7rem);
  color:var(--navy); margin-bottom:26px;
}
.sale-info .specs{ display:flex; gap:22px; margin-bottom:30px; color:var(--muted); font-size:.82rem; letter-spacing:.06em; }

/* ---------- credibility band ---------- */

.creed{ display:grid; gap:clamp(40px,5vw,72px); }
@media (min-width:960px){ .creed{ grid-template-columns:1fr 1fr; align-items:stretch; } }
@media (min-width:960px){ .creed .creed-side{ padding-top:clamp(0.6rem,1.2vw,0.95rem); } }
@media (min-width:960px){
  .creed .creed-side{ display:flex; flex-direction:column; }
  .creed .creed-side > p{ flex-grow:1; }
  .creed .creed-side > div{ margin-top:clamp(20px,2vw,32px); }
}
.creed .creed-side strong{ font-weight:700; color:var(--navy); font-size:1.05em; }
.creed h2{ color:var(--navy); max-width:16ch; }
.creed p{ color:var(--muted); max-width:52ch; }
.section.navy .creed h2{ color:var(--white); }
.section.navy .creed p{ color:rgba(238,241,246,.82); }
.stats{
  display:grid; grid-template-columns:repeat(3,1fr);
  border-top:1px solid rgba(255,255,255,.18);
  margin-top:0;
  padding-top:clamp(6px,0.6vw,14px);
}
.stat{ padding:28px 0; }
.stat + .stat{ border-left:1px solid rgba(255,255,255,.18); padding-left:clamp(16px,2.4vw,36px); }
.stat .n{ font-family:var(--serif); font-size:clamp(2rem,3.6vw,3rem); font-weight:340; color:var(--white); }
.stat .l{ font-size:.64rem; letter-spacing:.24em; text-transform:uppercase; color:rgba(255,255,255,.6); margin-top:6px; }
.areas-line{
  margin-top:clamp(26px,3vw,40px);
  font-size:.72rem; letter-spacing:.24em; text-transform:uppercase;
  color:rgba(238,241,246,.7);
}
@media (max-width:640px){ .stats{ grid-template-columns:1fr; } .stat + .stat{ border-left:0; border-top:1px solid rgba(255,255,255,.18); padding-left:0; } }

/* ---------- contact section ---------- */

.detail-grid{
  display:grid; grid-template-columns:repeat(2,1fr);
  gap:clamp(24px,3.5vw,56px) clamp(24px,3.5vw,56px);
  border-top:1px solid var(--line);
  padding-top:clamp(28px,3.5vw,44px);
}
@media (max-width:640px){ .detail-grid{ grid-template-columns:1fr; } }
.detail .k{ font-size:.66rem; letter-spacing:.24em; text-transform:uppercase; color:var(--muted); display:block; margin-bottom:10px; }
.detail .v{ font-family:var(--serif); font-size:clamp(1.2rem,2vw,1.6rem); color:var(--navy); }
.detail a.v:hover{ font-style:italic; }
.detail-wide{ grid-column:1 / -1; }

/* enquiry form */
.form{ display:grid; gap:26px; }
.form .field{ display:grid; gap:10px; }
.form label{ font-size:.66rem; font-weight:600; letter-spacing:.24em; text-transform:uppercase; color:var(--muted); }
.form input,.form select,.form textarea{
  font:inherit; color:var(--ink);
  background:transparent;
  border:0; border-bottom:1px solid var(--line-dark);
  padding:10px 0; border-radius:0;
  transition:border-color .3s var(--ease);
}
.form textarea{ min-height:120px; resize:vertical; }
.form input:focus,.form select:focus,.form textarea:focus{ outline:0; border-bottom-color:var(--navy); }
.form input:focus-visible,.form select:focus-visible,.form textarea:focus-visible{
  outline:2px solid var(--navy); outline-offset:4px;
}
.form .note{ font-size:.78rem; color:var(--muted); }
.form-row{ display:grid; gap:26px; }
@media (min-width:680px){ .form-row{ grid-template-columns:1fr 1fr; } }

/* ---------- footer ---------- */

.site-footer{ background:var(--navy); color:#dfe5ee; }
.footer-inner{ max-width:var(--wrap); margin-inline:auto; padding:clamp(56px,7vw,96px) var(--gutter) 40px; }
.footer-top{ display:grid; gap:clamp(40px,5vw,80px); padding-bottom:clamp(40px,5vw,72px); }
@media (min-width:900px){ .footer-top{ grid-template-columns:1.1fr 2fr; } }
.footer-brand img{ width:44px; margin-bottom:22px; }
.footer-brand .f-tag{ font-family:var(--serif); font-size:1.25rem; color:var(--white); max-width:20ch; line-height:1.35; }
.footer-brand .f-areas{ margin-top:34px; font-size:.7rem; letter-spacing:.22em; text-transform:uppercase; color:rgba(255,255,255,.55); }
.footer-cols{ display:grid; gap:36px; grid-template-columns:repeat(auto-fit,minmax(170px,1fr)); }
.footer-col .footer-col-label{
  font-size:.66rem; font-weight:600; letter-spacing:.26em; text-transform:uppercase;
  color:var(--brass-soft); margin-bottom:20px;
}
.footer-col ul{ display:grid; gap:12px; font-size:.92rem; }
.footer-col a,
.footer-col .phone-reveal{ color:#dfe5ee; opacity:.85; transition:opacity .3s, padding-left .3s var(--ease); }
.footer-col a:hover,
.footer-col .phone-reveal:hover{ opacity:1; padding-left:6px; }
.footer-bottom{
  border-top:1px solid rgba(255,255,255,.16);
  padding-top:28px;
  display:flex; justify-content:space-between; align-items:center; gap:20px; flex-wrap:wrap;
  font-size:.72rem; letter-spacing:.12em; color:rgba(255,255,255,.6);
}
.footer-bottom .social{ display:flex; gap:22px; }
.footer-bottom .social a{ text-transform:uppercase; letter-spacing:.2em; font-size:.66rem; }
.footer-bottom .social a:hover{ color:var(--white); }

/* ---------- page hero (interior pages) ---------- */

.page-hero{ padding:calc(88px + clamp(56px,8vw,110px)) 0 clamp(48px,6vw,84px); }
.page-hero .eyebrow{ margin-bottom:26px; }
.page-hero h1{ max-width:16ch; }
.page-hero .lede{ margin-top:26px; max-width:56ch; color:var(--muted); font-size:1.05rem; }
.page-hero.navy{
  background:var(--navy); color:var(--white);
  min-height:min(62vh, 480px); min-height:min(62svh, 480px); display:flex; align-items:flex-end;
  padding:0;
}
.page-hero.navy .wrap{
  padding-top:clamp(140px,20vh,220px);
  padding-bottom:clamp(48px,6vw,84px);
}
@media (max-width:700px){
  .page-hero.navy{ min-height:auto; }
  .page-hero.navy .wrap{
    padding-top:128px;
    padding-bottom:48px;
  }
}
.page-hero.navy .eyebrow{ color:var(--brass-soft); }
.page-hero.navy h1{ color:var(--white); }
.hero-split{ display:grid; grid-template-columns:1fr; gap:clamp(28px,4vw,56px); }
@media (min-width:900px){
  .hero-split{ grid-template-columns:minmax(0,3fr) minmax(0,2fr); gap:clamp(40px,6vw,96px); align-items:end; }
}
.hero-side{ padding-bottom:0; }
.hero-side p{
  font-family:var(--serif); font-style:italic;
  color:rgba(238,241,246,.9);
  font-size:clamp(1.3rem,2vw,1.6rem);
  line-height:1.55;
  max-width:38ch;
  position:relative;
}
.hero-side.plain p{
  font-family:var(--sans); font-style:normal;
  font-size:clamp(1.05rem,1.6vw,1.25rem);
  line-height:1.7;
  color:rgba(238,241,246,.85);
  max-width:46ch;
}
.hero-side.plain p::before{ content:none; }
.hero-side p::before{
  content:"“"; display:block;
  font-family:var(--serif); font-style:normal; font-size:2.4em; line-height:0.6;
  color:var(--brass-soft); margin-bottom:18px;
}
.page-hero.media{
  position:relative; color:var(--white);
  padding:0; min-height:62vh; min-height:62svh; display:flex; align-items:flex-end; overflow:hidden;
}
.page-hero.media img{ position:absolute; inset:0; width:100%; height:100%; object-fit:cover; }
.page-hero.media::after{ content:""; position:absolute; inset:0; background:linear-gradient(to top, rgba(0,22,54,.66), rgba(0,22,54,.12) 60%); }
.page-hero.media .wrap{ position:relative; z-index:2; padding-bottom:clamp(48px,6vw,84px); padding-top:clamp(140px,20vh,220px); }
.page-hero.media h1{ color:var(--white); }
.page-hero.media .lede{ color:rgba(255,255,255,.8); }
.page-hero.media .eyebrow{ color:rgba(255,255,255,.85); }

/* ---------- showcase archive ---------- */

.archive{ border-top:1px solid var(--line); }
.arch-row{
  display:grid; grid-template-columns:150px 1fr auto; gap:clamp(16px,3vw,44px);
  align-items:center;
  padding:26px 0; border-bottom:1px solid var(--line);
  transition:background .3s var(--ease);
}
.arch-row:hover{ background:var(--paper); }
.arch-thumb{ overflow:hidden; }
.arch-thumb img{ width:150px; aspect-ratio:3/2; object-fit:cover; transition:transform .8s var(--ease); }
.arch-row:hover .arch-thumb img{ transform:scale(1.06); }
.arch-main h2{ font-size:clamp(1.15rem,1.9vw,1.5rem); margin-bottom:4px; }
.arch-main .loc{ font-size:.7rem; letter-spacing:.2em; text-transform:uppercase; color:var(--muted); margin-bottom:10px; }
.arch-main .specs{ display:flex; flex-wrap:wrap; gap:16px; font-size:.78rem; color:var(--muted); letter-spacing:.05em; }
.arch-side{ text-align:right; display:grid; gap:8px; justify-items:end; }
.arch-side .price{ font-family:var(--serif); font-size:clamp(1.05rem,1.7vw,1.35rem); color:var(--navy); white-space:nowrap; }
.badge{
  font-size:.6rem; font-weight:600; letter-spacing:.24em; text-transform:uppercase;
  padding:6px 12px; border:1px solid var(--line-dark); color:var(--muted);
}
.badge.sold{ color:var(--brass); border-color:var(--brass-soft); }
.badge.sale{ color:var(--navy); border-color:var(--navy); }
@media (max-width:700px){
  .arch-row{ grid-template-columns:96px 1fr; }
  .arch-thumb img{ width:96px; }
  .arch-side{ grid-column:1 / -1; grid-template-columns:auto auto; justify-content:start; justify-items:start; gap:14px; align-items:center; }
}

/* ---------- listing detail ---------- */

.listing-hero{ position:relative; min-height:72vh; min-height:72svh; display:flex; align-items:flex-end; overflow:hidden; color:var(--white); }
.listing-hero img{ position:absolute; inset:0; width:100%; height:100%; object-fit:cover; }
.listing-hero::after{ content:""; position:absolute; inset:0; background:linear-gradient(to top, rgba(0,22,54,.68), rgba(0,22,54,.1) 55%); }
.listing-hero .wrap{ position:relative; z-index:2; padding-top:clamp(140px,20vh,220px); padding-bottom:clamp(44px,6vw,72px); }
.listing-hero h1{ color:var(--white); font-size:clamp(2.2rem,5vw,4rem); max-width:18ch; }
.listing-hero .lede-line{
  margin-top:20px; display:flex; align-items:center; gap:22px; flex-wrap:wrap;
  font-size:.72rem; letter-spacing:.24em; text-transform:uppercase; color:rgba(255,255,255,.85);
}
.listing-hero .price-tag{ font-family:var(--serif); font-size:clamp(1.5rem,2.6vw,2.1rem); color:var(--white); letter-spacing:0; text-transform:none; }
.listing-hero .badge{ border-color:rgba(255,255,255,.5); color:var(--white); }

.fact-bar{ border-bottom:1px solid var(--line); }
.fact-bar .wrap{ display:grid; grid-template-columns:repeat(4,1fr); }
.fact{
  padding:26px 0; display:grid; gap:4px;
}
.fact + .fact{ border-left:1px solid var(--line); padding-left:clamp(14px,2.4vw,34px); }
.fact .fk{ font-size:.62rem; letter-spacing:.24em; text-transform:uppercase; color:var(--muted); }
.fact .fv{ font-family:var(--serif); font-size:clamp(1.15rem,2vw,1.5rem); color:var(--navy); }
@media (max-width:700px){
  .fact-bar .wrap{ grid-template-columns:1fr 1fr; }
  .fact:nth-child(3){ border-left:0; padding-left:0; }
  .fact:nth-child(n+3){ border-top:1px solid var(--line); }
}

.listing-body{ display:grid; gap:clamp(40px,5vw,80px); }
@media (min-width:960px){ .listing-body{ grid-template-columns:7fr 4fr; } }
.listing-body .desc p{ margin-bottom:1.2em; color:#33404f; }
.listing-body .desc p:first-of-type{
  font-family:var(--serif); font-size:1.3rem; line-height:1.5; color:var(--navy);
}
.features h2{ margin-bottom:24px; }
.features li{
  padding:12px 0 12px 26px; position:relative;
  border-bottom:1px solid var(--line);
  font-size:.93rem; color:#33404f;
}
.features li::before{
  content:""; position:absolute; left:0; top:22px;
  width:14px; height:1px; background:var(--brass);
}

.gallery{ display:grid; grid-template-columns:1fr 1fr; gap:clamp(12px,1.6vw,20px); }
.gallery a{ overflow:hidden; display:block; cursor:zoom-in; }
.gallery img{ width:100%; aspect-ratio:4/3; object-fit:cover; transition:transform 1s var(--ease); }
.gallery a:hover img{ transform:scale(1.04); }
.gallery a.wide{ grid-column:1 / -1; }
.gallery a.wide img{ aspect-ratio:21/9; }
@media (max-width:640px){ .gallery{ grid-template-columns:1fr; } .gallery a.wide img{ aspect-ratio:16/9; } }

/* prev / next */
.prevnext{ display:grid; grid-template-columns:1fr 1fr; border-top:1px solid var(--line); }
.prevnext a{
  padding:clamp(28px,4vw,44px) calc(max((100vw - 1280px) / 2, 0px) + clamp(20px, 4vw, 56px));
  display:grid; gap:8px;
  transition:background .3s var(--ease);
}
.prevnext a:hover{ background:var(--paper); }
.prevnext a + a{ border-left:1px solid var(--line); text-align:right; }
.prevnext .k{ font-size:.64rem; letter-spacing:.24em; text-transform:uppercase; color:var(--muted); }
.prevnext .t{ font-family:var(--serif); font-size:clamp(1.05rem,1.8vw,1.4rem); color:var(--navy); }
@media (max-width:640px){ .prevnext{ grid-template-columns:1fr; } .prevnext a + a{ border-left:0; border-top:1px solid var(--line); text-align:left; } }

/* ---------- lightbox ---------- */

.lightbox{
  position:fixed; inset:0; z-index:200;
  background:rgba(0,12,28,.94);
  display:flex; align-items:center; justify-content:center;
  opacity:0; visibility:hidden; transition:opacity .35s var(--ease), visibility .35s;
}
.lightbox.open{ opacity:1; visibility:visible; }
.lightbox img{ max-width:92vw; max-height:86vh; object-fit:contain; }
.lightbox .lb-close{
  position:absolute; top:26px; left:50%; transform:translateX(-50%);
  min-width:44px; min-height:44px;
  display:flex; align-items:center; justify-content:center;
  white-space:nowrap;
  color:var(--white); font-size:.72rem; letter-spacing:.26em; text-transform:uppercase;
  padding:10px 14px; border:1px solid rgba(255,255,255,.4);
}
.lightbox .lb-nav{
  position:absolute; top:50%; transform:translateY(-50%);
  color:var(--white); font-family:var(--serif); font-size:2.2rem; padding:18px;
}
.lightbox .lb-prev{ left:10px; } .lightbox .lb-next{ right:10px; }
.lightbox .lb-count{
  position:absolute; bottom:24px; left:50%; transform:translateX(-50%);
  color:rgba(255,255,255,.7); font-size:.72rem; letter-spacing:.3em;
}

/* ---------- about ---------- */

.story-grid{ display:grid; gap:clamp(40px,5vw,88px); }
@media (min-width:960px){ .story-grid{ grid-template-columns:5fr 6fr; } .story-grid.rev{ grid-template-columns:6fr 5fr; } .story-grid.rev .s-media{ order:2; } }
.story-grid .s-media{ overflow:hidden; }
.story-grid .s-media img{ width:100%; height:100%; object-fit:cover; aspect-ratio:4/3; }
.story-grid .s-body h2{ margin-bottom:22px; }
.story-grid .s-body p{ margin-bottom:1.15em; color:#33404f; }

.points{ border-top:1px solid var(--line); margin-top:clamp(40px,5vw,64px); }
.point{
  display:grid; grid-template-columns:auto 1fr; gap:clamp(18px,3vw,44px);
  padding:clamp(26px,3.4vw,40px) 0; border-bottom:1px solid var(--line);
}
.point .num{ font-family:var(--sans); font-style:normal; font-weight:600; color:var(--brass); font-size:.8rem; letter-spacing:.22em; width:auto; white-space:nowrap; }
.point h3{ font-size:clamp(1.25rem,2vw,1.6rem); margin-bottom:8px; }
.point p{ color:var(--muted); max-width:60ch; }

/* ---------- upcoming projects ---------- */

.upcoming-section{ background:var(--paper); }
.upcoming-intro{ max-width:none; margin-bottom:clamp(38px,5vw,68px); }
.upcoming-intro .section-head{ margin-bottom:clamp(24px,3vw,38px); }
.upcoming-intro .h-xl{
  max-width:none; white-space:nowrap;
  font-size:clamp(2.15rem,3.4vw,4rem); letter-spacing:-.03em;
}
.upcoming-note{
  margin-top:24px; max-width:55ch; color:var(--muted);
  font-size:clamp(1rem,1.4vw,1.15rem); line-height:1.75;
}
.launch-grid{
  display:grid; grid-template-columns:repeat(2,minmax(0,1fr));
  gap:clamp(18px,2.5vw,36px); align-items:stretch;
}
.launch-card{
  background:var(--white); display:flex; flex-direction:column; min-width:0;
  position:relative;
  transition:transform .4s var(--ease), box-shadow .4s var(--ease);
}
.launch-card::before{
  content:""; display:block; width:100%; height:13px; flex:0 0 13px;
  background:repeating-linear-gradient(to bottom, var(--navy) 0 1px, transparent 1px 6px);
}
.launch-card:hover{
  transform:translateY(-7px);
  box-shadow:16px 16px 34px rgba(16,32,54,.18);
  z-index:2;
}
.launch-media{
  height:clamp(380px,38vw,570px); overflow:hidden; background:#dbe5ec;
}
.launch-media img{
  width:100%; height:100%; object-fit:cover; object-position:center; display:block;
  transition:transform .6s var(--ease);
}
.launch-card:hover .launch-media img{ transform:scale(1.025); }
.launch-copy{ padding:clamp(24px,3vw,40px); flex:1; }
.launch-kicker{
  display:flex; align-items:baseline; gap:clamp(16px,2vw,26px);
  margin-bottom:16px;
}
.launch-index{
  font-family:var(--sans); font-style:normal; font-weight:600;
  color:var(--brass); font-size:.8rem; letter-spacing:.22em;
  white-space:nowrap;
}
.launch-kicker .eyebrow{ margin:0; }
.launch-copy h3{
  font-family:var(--serif); font-weight:360; color:var(--navy);
  font-size:clamp(2rem,3.2vw,3rem); line-height:1.08; letter-spacing:-.02em;
}
.launch-copy p:last-child{ margin-top:18px; color:var(--muted); line-height:1.7; max-width:36ch; }
.launch-copy p.launch-info{ max-width:none; }
.launch-copy .launch-date{ color:var(--navy); font-weight:600; }
.launch-copy .launch-detail{ white-space:nowrap; }
/* Mid-width band: the two-column cards are narrowest here, so keep the approved
   one-line description on one line by tightening the type instead of wrapping. */
@media (min-width:961px) and (max-width:1280px){
  .launch-copy .launch-info{ font-size:clamp(.72rem,1vw,.92rem); }
}
@media (max-width:800px){
  .launch-grid{ grid-template-columns:1fr; }
  .launch-media{ height:clamp(320px,78vw,500px); }
  .upcoming-intro .section-head{ align-items:flex-start; }
  .upcoming-intro .h-xl{ white-space:normal; }
  .launch-copy .launch-detail{ white-space:normal; }
}
@media (prefers-reduced-motion:reduce){
  .launch-card,.launch-card .launch-media img{ transition:none; }
  .launch-card:hover{ transform:none; }
  .launch-card:hover .launch-media img{ transform:none; }
}

/* ---------- project mosaic ---------- */

.proj-mosaic{
  display:grid;
  grid-template-columns:repeat(2,1fr);
  grid-auto-rows:clamp(110px,20vw,250px);
  grid-auto-flow:dense;
  gap:0;
}
@media (min-width:760px){ .proj-mosaic{ grid-template-columns:repeat(4,1fr); } }
.pm-tile{ position:relative; display:block; overflow:hidden; transition:transform .35s var(--ease), box-shadow .35s var(--ease); }
.pm-tile.t-xl{ grid-column:span 2; grid-row:span 2; }
.pm-tile.t-lg{ grid-column:span 2; }
.pm-tile.t-vert{ grid-column:span 1; grid-row:span 2; }
.pm-tile.t-sm{ grid-column:span 1; grid-row:span 1; }
.pm-tile img{
  position:absolute; inset:0; width:100%; height:100%; object-fit:cover;
  transition:transform .6s var(--ease);
}
.pm-tile:hover{ transform:translateY(-8px); box-shadow:16px 16px 34px rgba(16,32,54,.22); z-index:5; }
.pm-tile:hover img{ transform:scale(1.05); }

/* ---------- project cards ---------- */

.project-card{
  display:grid; gap:clamp(24px,3vw,48px);
  padding-block:clamp(44px,5.5vw,72px);
  border-bottom:1px solid var(--line);
}
@media (min-width:900px){
  .project-card{ grid-template-columns:1fr 1fr; align-items:center; }
  .project-card.flip .pr-media{ order:2; }
}
.pr-media{ overflow:hidden; }
.pr-media img{ width:100%; height:auto; transition:transform 1.2s var(--ease); }
.project-card:hover .pr-media img{ transform:scale(1.04); }
.pr-body h3{ font-size:clamp(1.6rem,2.6vw,2.3rem); margin-bottom:10px; }
.pr-body .pr-loc{ font-size:.7rem; letter-spacing:.22em; text-transform:uppercase; color:var(--muted); margin-bottom:20px; }
.pr-body p{ color:#33404f; max-width:52ch; margin-bottom:1em; }
.pr-stats{ display:flex; gap:clamp(20px,3vw,44px); margin-top:24px; }
.pr-stats .n{ font-family:var(--serif); font-size:1.5rem; color:var(--navy); }
.pr-stats .l{ font-size:.62rem; letter-spacing:.22em; text-transform:uppercase; color:var(--muted); margin-top:4px; }

/* ---------- shared contact blocks ---------- */
.contact-grid{ display:grid; gap:clamp(36px,6vw,90px); align-items:start; }
@media (min-width:800px){ .contact-grid{ grid-template-columns:1.1fr .9fr; } }
.contact-lines{ border-top:1px solid var(--line-dark); }
.contact-line{
  display:grid; gap:8px; padding:22px 0;
  border-bottom:1px solid var(--line);
}
.contact-line .k{ font-size:.64rem; font-weight:600; letter-spacing:.22em; text-transform:uppercase; color:var(--brass); }
.contact-line .v{ font-family:var(--serif); font-size:clamp(1.15rem,2vw,1.5rem); color:var(--navy); overflow-wrap:anywhere; }

/* ---------- privacy ---------- */

.legal{ max-width:780px; }
.legal h2{ font-size:clamp(1.35rem,2.2vw,1.8rem); margin:clamp(40px,5vw,60px) 0 18px; }
.legal h3{ font-family:var(--sans); font-size:.95rem; font-weight:600; color:var(--navy); margin:26px 0 10px; }
.legal p{ margin-bottom:1.1em; color:#33404f; }
.legal ul{ margin:0 0 1.2em 1.1em; list-style:disc; color:#33404f; }
.legal li{ margin-bottom:.5em; }
.legal ol{ margin:0 0 1.2em 1.2em; list-style:decimal; color:#33404f; }
.legal ol li{ margin-bottom:.5em; }

/* ---------- 404 ---------- */

.nf{ min-height:78vh; min-height:78svh; display:flex; flex-direction:column; justify-content:center; }
.nf .code{ font-family:var(--serif); font-weight:300; font-size:clamp(6rem,16vw,12rem); line-height:1; color:var(--navy); }
.nf p{ color:var(--muted); max-width:44ch; margin:18px 0 34px; }

/* ---------- reveal animation ---------- */

.reveal{ opacity:0; transform:translateY(26px); transition:opacity .9s var(--ease), transform .9s var(--ease); }
.reveal.in{ opacity:1; transform:none; }
.reveal.d1{ transition-delay:.08s; } .reveal.d2{ transition-delay:.16s; } .reveal.d3{ transition-delay:.24s; }
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{ animation:none !important; transition:none !important; }
  .reveal{ opacity:1; transform:none; }
  html{ scroll-behavior:auto; }
}

/* ---------- responsive nav ---------- */

@media (max-width:960px){
  .main-nav{ display:none; }
  .nav-toggle{ display:flex; }
  .header-phone{ display:none; }
}
@media (max-width:640px){
  .section-head .on-right{ white-space:normal; text-align:left; justify-content:flex-start; }
}
@media (max-width:960px){
  .upcoming-intro .h-xl{ white-space:normal; }
  .launch-copy .launch-detail{ white-space:normal; }
}
@media (max-height:500px) and (max-width:960px){
  .mobile-nav{ justify-content:flex-start; padding-top:90px; padding-bottom:28px; }
  .mobile-nav a{ font-size:clamp(1.45rem,6vw,2rem); padding:8px 0; }
  .mobile-nav .m-contact{ margin-top:18px; }
}

/* ---------- keyboard access ---------- */
.skip-link{
  position:fixed; left:var(--gutter); top:10px; z-index:300;
  transform:translateY(-160%); background:var(--white); color:var(--navy);
  padding:12px 18px; border:2px solid var(--navy); font-weight:600;
}
.skip-link:focus{ transform:translateY(0); }
a:focus-visible,button:focus-visible,select:focus-visible,input:focus-visible,textarea:focus-visible{
  outline:3px solid var(--brass); outline-offset:4px;
}