/* Tatár Ingatlan – main stylesheet (mobile first). Design: warm paper, charcoal ink, "Piroska" red. */

@font-face{font-family:Manrope;font-style:normal;font-weight:400 800;font-display:swap;src:url(../fonts/manrope-latin.woff2) format("woff2");unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}
@font-face{font-family:Manrope;font-style:normal;font-weight:400 800;font-display:swap;src:url(../fonts/manrope-latin-ext.woff2) format("woff2");unicode-range:U+0100-02BA,U+02BD-02C5,U+02C7-02CC,U+02CE-02D7,U+02DD-02FF,U+0304,U+0308,U+0329,U+1D00-1DBF,U+1E00-1E9F,U+1EF2-1EFF,U+2020,U+20A0-20AB,U+20AD-20C4,U+2113,U+2C60-2C7F,U+A720-A7FF}

@font-face{font-family:Outfit;font-style:normal;font-weight:300 700;font-display:swap;src:url(../fonts/outfit-latin.woff2) format("woff2");unicode-range:U+0000-00FF,U+2000-206F,U+20AC}
@font-face{font-family:Outfit;font-style:normal;font-weight:300 700;font-display:swap;src:url(../fonts/outfit-latin-ext.woff2) format("woff2");unicode-range:U+0100-024F}

:root{
	--red:#c41e3a;
	--red-hover:#a3172f;
	--red-deep:#5e0e1c;
	--red-light:#ff7a8b;
	--red-soft:#fbeef0;
	--ink:#1f1a1b;
	--text:#3b3436;
	--muted:#6f6567;
	--line:#ece4e1;
	--line-2:#ddd3cf;
	--paper:#faf7f5;
	--paper-2:#f3edea;
	--white:#fff;

	--serif:Outfit,Manrope,system-ui,sans-serif;
	--display-liga:none;
	--sans:Manrope,system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;
	--radius:18px;
	--radius-sm:12px;
	--shadow:0 1px 2px rgba(31,26,27,.05),0 8px 24px rgba(31,26,27,.06);
	--shadow-lg:0 2px 6px rgba(31,26,27,.06),0 24px 48px rgba(31,26,27,.12);
	--ease:cubic-bezier(.2,.7,.2,1);
	--wrap:1240px;
	--gutter:18px;
	--header:68px;
}
@media (min-width:768px){:root{--gutter:32px;--header:84px}}

/* smooth page-to-page transitions (Chrome/Edge/Safari 18+) */
@view-transition{navigation:auto}
::view-transition-old(root){animation:vt-out .22s ease both}
::view-transition-new(root){animation:vt-in .38s var(--ease) both}
@keyframes vt-out{to{opacity:0;transform:translateY(-6px)}}
@keyframes vt-in{from{opacity:0;transform:translateY(10px)}}

/* ---------- base ---------- */
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;scroll-padding-top:calc(var(--header) + 16px)}
body{margin:0;background:var(--paper);color:var(--text);font:400 16px/1.65 var(--sans);-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility;padding-bottom:70px}
@media (min-width:900px){body{padding-bottom:0}}
img{max-width:100%;height:auto;display:block}
a{color:var(--red);text-decoration-thickness:1px;text-underline-offset:3px}
a:hover{color:var(--red-hover)}
h1,h2,h3,h4{color:var(--ink);margin:0 0 .5em;line-height:1.12}
p{margin:0 0 1em}
button,input,select,textarea{font:inherit;color:inherit}
.h1,.h2,.h3,.hero h1,.nav__list a,.stat strong,.card__price,.property__price strong,.tiles strong,.quote,.svc__num,.step__n,.footer__h,.modal h2,.listing__bar strong,.people strong,.person__badge strong,.empty h2,.service h2,.service h3{font-variant-ligatures:no-common-ligatures no-discretionary-ligatures;font-feature-settings:"liga" 0,"dlig" 0}
:focus-visible{outline:3px solid var(--red-light);outline-offset:3px;border-radius:6px}
.sr,.hp{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.skip{position:absolute;left:-999px;top:8px;z-index:100;background:var(--ink);color:#fff;padding:10px 14px;border-radius:8px}
.skip:focus{left:8px}
.muted{color:var(--muted)}
.i{flex:none;vertical-align:-.15em}
.wrap{width:100%;max-width:calc(var(--wrap) + 2*var(--gutter));margin-inline:auto;padding-inline:var(--gutter)}

.h1,.h2,.h3{font-family:var(--serif);font-weight:600;color:var(--ink);letter-spacing:-.025em;line-height:1.08}
.h1{font-size:clamp(2.1rem,1.4rem + 3vw,3.6rem)}
.h2{font-size:clamp(1.85rem,1.3rem + 2.2vw,3rem)}
.h3{font-size:clamp(1.25rem,1.1rem + .5vw,1.5rem);line-height:1.2}
.h1 em,.h2 em,.h3 em{font-style:normal;color:var(--red);font-weight:inherit}
.lead{font-size:1.1rem;color:var(--muted);max-width:60ch;line-height:1.7}
.eyebrow{display:inline-flex;align-items:center;gap:12px;margin:0 0 1em;font-size:.74rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;color:var(--red)}
.eyebrow::before{content:"";width:28px;height:1.5px;background:currentColor}
.eyebrow--light{color:#fff}

/* ---------- buttons ---------- */
.btn{position:relative;display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:50px;padding:12px 26px;border-radius:999px;border:1.5px solid transparent;font-weight:700;font-size:.95rem;line-height:1.2;text-decoration:none;cursor:pointer;white-space:nowrap;transition:background-color .25s var(--ease),color .25s var(--ease),border-color .25s var(--ease),transform .25s var(--ease),box-shadow .25s var(--ease)}
.btn .i-arrow{transition:transform .3s var(--ease)}
.btn:hover .i-arrow{transform:translateX(4px)}
.btn:active{transform:translateY(1px)}
.btn--lg{min-height:56px;padding:14px 30px;font-size:1rem}
.btn--block{display:flex;width:100%}
.btn--accent{background:var(--red);color:#fff;box-shadow:0 8px 22px rgba(196,30,58,.25)}
.btn--accent:hover{background:var(--red-hover);color:#fff;box-shadow:0 10px 28px rgba(196,30,58,.32);transform:translateY(-1px)}
.btn--outline{background:transparent;border-color:var(--line-2);color:var(--ink)}
.btn--outline:hover{border-color:var(--ink);color:var(--ink);background:#fff}
.btn--light{background:#fff;color:var(--ink)}
.btn--light:hover{background:var(--red-soft);color:var(--red-hover)}
.btn--ghost-light{background:transparent;border-color:rgba(255,255,255,.55);color:#fff}
.btn--ghost-light:hover{background:#fff;color:var(--ink);border-color:#fff}
.btn--ghost{background:#fff;border-color:var(--line-2);color:var(--ink)}
.link-arrow{display:inline-flex;align-items:center;gap:8px;font-weight:700;color:var(--ink);text-decoration:none;padding-bottom:4px;background:linear-gradient(var(--red),var(--red)) left bottom/0 1.5px no-repeat;transition:background-size .35s var(--ease),color .2s}
.link-arrow:hover{color:var(--red);background-size:100% 1.5px}
.link-arrow .i-arrow{transition:transform .3s var(--ease)}
.link-arrow:hover .i-arrow{transform:translateX(4px)}

/* ---------- header ---------- */
.site-header{position:sticky;top:0;z-index:40;background:rgba(250,247,245,.97);border-bottom:1px solid transparent;transition:background-color .35s var(--ease),border-color .35s var(--ease),box-shadow .35s var(--ease)}
.site-header.is-scrolled{border-bottom-color:var(--line);box-shadow:0 6px 24px rgba(31,26,27,.06)}
.header__in{display:flex;align-items:center;justify-content:space-between;gap:20px;height:var(--header)}
.brand{position:relative;display:block}
.brand img{width:150px;height:auto;transition:opacity .35s var(--ease)}
.brand .brand__light{position:absolute;inset:0;opacity:0}
@media (min-width:768px){.brand img{width:178px}}

/* front page: transparent header over the hero, solid once scrolled */
.home .site-header{position:fixed;left:0;right:0;background:transparent}
.home .site-header:not(.is-scrolled) .brand__dark{opacity:0}
.home .site-header:not(.is-scrolled) .brand__light{opacity:1}
.home .site-header.is-scrolled{background:rgba(250,247,245,.97)}
@media (min-width:1024px){
	.home .site-header:not(.is-scrolled) .nav__list a{color:#fff}
	.home .site-header:not(.is-scrolled) .nav__list a[aria-current]::after{background:#fff}
}
.home .site-header:not(.is-scrolled) .nav-toggle{color:#fff}

.nav-toggle{display:inline-grid;place-items:center;width:48px;height:48px;margin-right:-10px;border:0;background:none;color:var(--ink);border-radius:12px;cursor:pointer;transition:color .3s}
.nav-toggle__close{display:none}
.nav-open .nav-toggle__open{display:none}
.nav-open .nav-toggle__close{display:block}

.nav{position:fixed;inset:var(--header) 0 0 0;z-index:45;background:var(--paper);padding:20px var(--gutter) 32px;display:flex;flex-direction:column;gap:24px;opacity:0;visibility:hidden;transform:translateY(-8px);transition:opacity .3s var(--ease),transform .35s var(--ease),visibility .35s;overflow-y:auto}
.nav-open .nav{opacity:1;visibility:visible;transform:none}
.nav-open{overflow:hidden}
.nav__list{list-style:none;margin:0;padding:0}
.nav__list a{display:block;padding:14px 2px;border-bottom:1px solid var(--line);color:var(--ink);text-decoration:none;font-family:var(--serif);font-size:1.6rem;font-weight:500;letter-spacing:-.02em}
.nav__list a[aria-current]{color:var(--red)}
.nav__list li{opacity:0;transform:translateX(18px);transition:opacity .4s var(--ease),transform .5s var(--ease)}
.nav-open .nav__list li{opacity:1;transform:none}
.nav-open .nav__list li:nth-child(2){transition-delay:.04s}.nav-open .nav__list li:nth-child(3){transition-delay:.08s}.nav-open .nav__list li:nth-child(4){transition-delay:.12s}.nav-open .nav__list li:nth-child(5){transition-delay:.16s}.nav-open .nav__list li:nth-child(6){transition-delay:.2s}
.nav__cta{align-self:stretch}

@media (min-width:1024px){
	.nav-toggle{display:none}
	.nav{position:static;opacity:1;visibility:visible;transform:none;flex-direction:row;align-items:center;padding:0;gap:22px;overflow:visible;background:none}
	.nav__list{display:flex;gap:2px}
	.nav__list li{opacity:1;transform:none}
	.nav__list a{border:0;padding:10px 14px;font-family:var(--sans);font-size:.93rem;font-weight:600;letter-spacing:0;position:relative;transition:color .2s}
	.nav__list a[aria-current]{font-style:normal}
	.nav__list a::after{content:"";position:absolute;left:14px;right:14px;bottom:4px;height:1.5px;background:var(--red);transform:scaleX(0);transform-origin:left;transition:transform .35s var(--ease)}
	.nav__list a:hover{color:var(--red)}
	.nav__list a:hover::after,.nav__list a[aria-current]::after{transform:scaleX(1)}
	.nav__cta{align-self:auto;min-height:46px;padding:10px 20px}
}

/* ---------- hero ---------- */
.hero{position:relative;z-index:2;isolation:isolate;min-height:min(92svh,860px);display:flex;align-items:flex-end;color:#fff;background:var(--ink)}
.hero__bg{position:absolute;inset:0;z-index:-2;overflow:hidden}
.hero__bg img{width:100%;height:100%;object-fit:cover;object-position:58% center;animation:kenburns 9s var(--ease) both}
@keyframes kenburns{from{transform:scale(1.05)}to{transform:scale(1)}}
.hero::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(24,18,19,.45) 0%,rgba(24,18,19,.25) 35%,rgba(24,18,19,.82) 100%)}
.hero__in{width:100%;padding-block:calc(var(--header) + 48px) 40px}
.hero__copy{max-width:760px}
.hero h1{font-family:var(--serif);font-weight:600;color:#fff;font-size:clamp(2.6rem,1.6rem + 5vw,5.4rem);line-height:1.02;letter-spacing:-.025em;margin:0 0 .35em}
.hero h1 .line{display:block;overflow:hidden;padding-bottom:.06em}
.hero h1 .line > span{display:inline-block;animation:rise 1s var(--ease) both}
.hero h1 .line:nth-child(2) > span{animation-delay:.12s}
.hero h1 em{position:relative;font-style:normal;color:#fff}
.hero h1 em svg{position:absolute;left:-2%;bottom:-.12em;width:104%;height:.32em;overflow:visible}
.hero h1 em path{fill:none;stroke:var(--red);stroke-width:5;stroke-linecap:round;stroke-dasharray:420;stroke-dashoffset:420;animation:draw 1.1s .85s var(--ease) forwards}
@keyframes rise{from{transform:translateY(105%)}to{transform:none}}
@keyframes draw{to{stroke-dashoffset:0}}
.hero .eyebrow{animation:fade-up .8s .05s var(--ease) both}
.hero__lead{font-size:1.1rem;line-height:1.7;color:rgba(255,255,255,.88);max-width:54ch;margin-bottom:1.8em;animation:fade-up .9s .35s var(--ease) both}
@keyframes fade-up{from{opacity:0;transform:translateY(18px)}to{opacity:1;transform:none}}

/* hero search (glass) */
.hero .search{animation:fade-up 1s .55s var(--ease) both}
.search{background:rgba(255,255,255,.96);border-radius:24px;box-shadow:var(--shadow-lg);padding:14px;color:var(--text)}
.search__title{display:none}
.search__fields{display:grid;gap:10px;grid-template-columns:1fr 1fr}
.search__btn{grid-column:1/-1;min-height:54px;border-radius:16px}
@media (max-width:899px){.search--hero .field:nth-child(3){grid-column:1/-1}}
@media (min-width:900px){
	.search--hero{max-width:980px;border-radius:999px;padding:10px 10px 10px 14px}
	.search--hero .search__fields{grid-template-columns:repeat(3,1fr) auto;gap:0;align-items:center}
	.search--hero .field{padding:4px 18px;border-right:1px solid var(--line)}
	.search--hero .field:nth-child(3){border-right:0}
	.search--hero .field label{font-size:.7rem;letter-spacing:.08em;text-transform:uppercase;color:var(--muted)}
	.search--hero .field select{min-height:30px;border:0;background-color:transparent;padding:0 28px 0 0;font-weight:700;background-position:right 2px center}
	.search--hero .field select:focus{box-shadow:none}
	.search--hero .search__btn{grid-column:auto;border-radius:999px;min-height:58px;padding-inline:30px}
}
.field{display:flex;flex-direction:column;gap:6px;min-width:0}
.field label{font-size:.78rem;font-weight:700;color:var(--muted)}
.field select,.field input,.field textarea{width:100%;min-height:50px;border:1.5px solid var(--line);border-radius:var(--radius-sm);background:#fff;padding:10px 14px;font-size:.96rem;color:var(--ink);transition:border-color .2s,box-shadow .2s}
.field textarea{min-height:120px;resize:vertical;line-height:1.55}
.field select{appearance:none;-webkit-appearance:none;padding-right:38px;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath fill='%23c41e3a' d='M6 8 0 1.4 1.4 0 6 4.8 10.6 0 12 1.4z'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 14px center;cursor:pointer}
.field select:hover,.field input:hover,.field textarea:hover{border-color:var(--line-2)}
.field select:focus,.field input:focus,.field textarea:focus{outline:0;border-color:var(--red);box-shadow:0 0 0 4px var(--red-soft)}

/* ---------- stats band ---------- */
.stats{background:#fff;border-bottom:1px solid var(--line)}
.stats__grid{display:grid;grid-template-columns:repeat(2,1fr)}
.stat{padding:22px 4px;border-bottom:1px solid var(--line)}
.stat:nth-child(odd){padding-right:14px;border-right:1px solid var(--line)}
.stat:nth-child(even){padding-left:18px}
.stat:nth-last-child(-n+2){border-bottom:0}
.stat strong{display:block;font-family:var(--serif);font-weight:500;font-size:clamp(2rem,1.6rem + 1.6vw,2.9rem);line-height:1;color:var(--red);letter-spacing:0;word-spacing:.08em}
.stat span{display:block;margin-top:8px;font-size:.88rem;color:var(--muted)}
@media (min-width:900px){
	.stats__grid{grid-template-columns:repeat(4,1fr)}
	.stat,.stat:nth-child(odd),.stat:nth-child(even){padding:34px 28px;border-bottom:0;border-right:1px solid var(--line)}
	.stat:first-child{padding-left:0}
	.stat:last-child{border-right:0}
}

/* ---------- sections ---------- */
.section{padding-block:72px}
@media (min-width:900px){.section{padding-block:120px}}
.section--white{background:#fff}
.section--blush{background:linear-gradient(180deg,var(--red-soft),var(--paper))}
.section__head{display:flex;flex-wrap:wrap;align-items:flex-end;justify-content:space-between;gap:16px 32px;margin-bottom:40px}
.section__head .h2{margin-bottom:0;max-width:18ch}
.section__head--center{justify-content:center;text-align:center}
.section__head--center .eyebrow{justify-content:center}
.section__head--center .h2{margin-inline:auto}
.section__head--center .lead{margin:16px auto 0}
@media (min-width:900px){.section__head{margin-bottom:56px}}

/* ---------- property cards ---------- */
.grid{display:grid;gap:28px;grid-template-columns:1fr}
@media (min-width:640px){.grid{grid-template-columns:repeat(2,1fr)}}
@media (min-width:1024px){.grid{grid-template-columns:repeat(3,1fr);gap:36px 30px}}

.card{position:relative;display:flex;flex-direction:column;background:transparent}
.card__media{position:relative;aspect-ratio:4/3;border-radius:var(--radius);overflow:hidden;background:var(--paper-2);box-shadow:var(--shadow);transition:box-shadow .4s var(--ease),transform .4s var(--ease)}
.card__img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease)}
.card:hover .card__media{box-shadow:var(--shadow-lg);transform:translateY(-4px)}
.card:hover .card__img{transform:scale(1.06)}
.card__img--empty{display:grid;place-items:center;color:var(--line-2)}
.card__media::after{content:"";position:absolute;inset:auto 0 0 0;height:45%;background:linear-gradient(transparent,rgba(24,18,19,.45));pointer-events:none}
.tag{position:absolute;top:14px;left:14px;z-index:1;background:rgba(255,255,255,.95);color:var(--ink);font-size:.74rem;font-weight:700;padding:6px 12px;border-radius:999px}
.tag::before{content:"";display:inline-block;width:6px;height:6px;border-radius:50%;background:var(--red);margin-right:7px;vertical-align:.12em}
.card__count{position:absolute;right:14px;bottom:14px;z-index:1;display:inline-flex;align-items:center;gap:6px;color:#fff;font-size:.8rem;font-weight:700}
.card__go{position:absolute;right:14px;top:14px;z-index:1;width:42px;height:42px;border-radius:50%;background:var(--red);color:#fff;display:grid;place-items:center;opacity:0;transform:scale(.6) rotate(-45deg);transition:opacity .35s var(--ease),transform .45s var(--ease)}
.card:hover .card__go{opacity:1;transform:scale(1) rotate(-45deg)}
.card__body{display:flex;flex-direction:column;gap:6px;padding:18px 4px 0}
.card__meta{display:flex;align-items:center;gap:6px;margin:0;font-size:.85rem;color:var(--muted)}
.card__meta .i{color:var(--red)}
.card__title{margin:0;font-family:var(--sans);font-size:1.12rem;font-weight:700;line-height:1.35;letter-spacing:-.01em;display:-webkit-box;-webkit-line-clamp:2;-webkit-box-orient:vertical;overflow:hidden}
.card__title a{color:var(--ink);text-decoration:none;transition:color .2s}
.card__title a::after{content:"";position:absolute;inset:0;z-index:2}
.card:hover .card__title a{color:var(--red)}
.card__foot{display:flex;flex-wrap:wrap;align-items:baseline;justify-content:space-between;gap:6px 14px;margin-top:6px}
.card__price{margin:0;font-family:var(--serif);font-size:1.5rem;font-weight:500;color:var(--ink);letter-spacing:-.01em}
.facts{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:4px 14px;font-size:.88rem;color:var(--muted)}
.facts li{display:inline-flex;align-items:center;gap:5px}
.facts strong{color:var(--text);font-weight:700}
.facts .i{color:var(--muted)}

.chips{display:flex;flex-wrap:wrap;align-items:center;gap:10px;margin-top:48px}
.chips__label{font-weight:700;color:var(--muted);font-size:.9rem;margin-right:6px}
.chip{display:inline-flex;align-items:center;gap:8px;padding:9px 16px;border:1.5px solid var(--line-2);border-radius:999px;color:var(--ink);font-weight:600;font-size:.92rem;text-decoration:none;background:#fff;transition:border-color .2s,color .2s,background-color .2s,transform .2s var(--ease)}
.chip span{color:var(--muted);font-weight:600;font-size:.8rem}
.chip:hover{border-color:var(--red);color:var(--red);transform:translateY(-2px)}

/* ---------- personal / about ---------- */
.person{display:grid;gap:44px;align-items:center}
@media (min-width:900px){.person{grid-template-columns:.95fr 1.05fr;gap:88px}}
.person__media{position:relative;margin:0 18px 18px 0}
.person__media::before{content:"";position:absolute;inset:18px -18px -18px 18px;border:1.5px solid var(--red);border-radius:var(--radius);z-index:0}
.person__media img{position:relative;z-index:1;width:100%;aspect-ratio:4/5;object-fit:cover;border-radius:var(--radius);box-shadow:var(--shadow-lg)}
@media (min-width:900px){.person__media img{aspect-ratio:4/4.6}}
.person__badge{position:absolute;z-index:2;left:-12px;bottom:28px;background:#fff;border-radius:16px;padding:16px 20px;box-shadow:var(--shadow-lg);display:flex;align-items:center;gap:14px}
.person__badge strong{font-family:var(--serif);font-size:2.4rem;line-height:1;color:var(--red);font-weight:500}
.person__badge span{font-size:.85rem;line-height:1.35;color:var(--muted)}
.quote{margin:0 0 28px;padding:0;font-family:var(--serif);font-style:normal;font-weight:400;font-size:clamp(1.55rem,1.2rem + 1.5vw,2.3rem);line-height:1.28;color:var(--ink);letter-spacing:-.01em}
.quote::before{content:"„";display:block;font-size:4.2rem;line-height:.6;color:var(--red);margin-bottom:12px;font-style:normal}
.person__sign{display:flex;align-items:center;gap:14px;margin:0 0 26px}
.person__sign::before{content:"";width:36px;height:1.5px;background:var(--red)}
.person__sign strong{display:block;color:var(--ink)}
.person__sign span{font-size:.88rem;color:var(--muted)}
.ticks{list-style:none;padding:0;margin:0 0 30px;display:grid;gap:12px}
.ticks li{display:flex;gap:12px;align-items:flex-start}
.ticks .i{color:var(--red);flex:none;margin-top:2px}
@media (min-width:768px){.ticks--cols{grid-template-columns:1fr 1fr;column-gap:32px}}

/* ---------- process steps ---------- */
.steps{list-style:none;margin:0;padding:0;display:grid;gap:18px;counter-reset:step}
@media (min-width:768px){.steps{grid-template-columns:repeat(2,1fr);gap:22px}}
@media (min-width:1100px){.steps{grid-template-columns:repeat(4,1fr);gap:0}}
.step{position:relative;background:#fff;border-radius:var(--radius);padding:30px 26px;box-shadow:var(--shadow);transition:transform .4s var(--ease),box-shadow .4s var(--ease)}
.step:hover{transform:translateY(-6px);box-shadow:var(--shadow-lg)}
@media (min-width:1100px){
	.step{border-radius:0;box-shadow:none;background:transparent;padding:0 30px 0 0}
	.step:hover{transform:none;box-shadow:none}
	.step::before{content:"";position:absolute;left:58px;right:12px;top:28px;height:1px;background:var(--line-2)}
	.step:last-child::before{display:none}
}
.step__n{display:grid;place-items:center;width:56px;height:56px;border-radius:50%;background:var(--red-soft);color:var(--red);font-family:var(--serif);font-size:1.45rem;font-weight:500;margin-bottom:22px;position:relative;transition:background-color .3s,color .3s}
.step:hover .step__n{background:var(--red);color:#fff}
.step h3{font-family:var(--sans);font-size:1.12rem;font-weight:700;letter-spacing:-.01em;margin-bottom:8px}
.step p{margin:0;color:var(--muted);font-size:.96rem}

/* ---------- services (editorial numbered list) ---------- */
.svc{display:grid;gap:40px}
@media (min-width:1000px){.svc{grid-template-columns:.8fr 1.2fr;gap:88px;align-items:start}.svc__intro{position:sticky;top:calc(var(--header) + 40px)}}
.svc__list{list-style:none;margin:0;padding:0;border-top:1px solid var(--line-2)}
.svc__item{display:grid;grid-template-columns:52px 1fr;gap:4px 16px;padding:26px 0;border-bottom:1px solid var(--line-2);transition:padding .35s var(--ease)}
.svc__item:hover{padding-left:10px}
.svc__num{font-family:var(--serif);font-weight:500;font-size:1.15rem;color:var(--red);padding-top:2px}
.svc__item h3{font-family:var(--sans);font-size:1.15rem;font-weight:700;margin:0 0 4px;letter-spacing:-.01em}
.svc__item p{grid-column:2;margin:0;color:var(--muted)}
.svc__item h3,.svc__item p{grid-column:2}
.svc__item .svc__num{grid-row:1/3}

/* old service cards (inner pages) */
.services__grid{display:grid;gap:18px;grid-template-columns:1fr}
@media (min-width:768px){.services__grid{grid-template-columns:repeat(2,1fr);gap:22px}}
.service{background:#fff;border-radius:var(--radius);padding:30px;box-shadow:var(--shadow);transition:transform .4s var(--ease),box-shadow .4s var(--ease)}
.service:hover{transform:translateY(-4px);box-shadow:var(--shadow-lg)}
.service__icon{display:inline-grid;place-items:center;width:52px;height:52px;border-radius:50%;background:var(--red-soft);color:var(--red);margin-bottom:18px}
.service h2,.service h3{font-family:var(--serif);font-weight:500;font-size:1.4rem;margin-bottom:.5em}
.service p{color:var(--muted);margin-bottom:.8em}
.service p:last-child{margin-bottom:0}
.services__grid--page{margin-bottom:28px}

/* ---------- CTA band ---------- */
.cta{position:relative;overflow:hidden;color:rgba(255,255,255,.86);background:radial-gradient(120% 140% at 85% 0%,#d0283f 0%,var(--red) 30%,#8f1428 62%,var(--red-deep) 100%)}
.cta::before,.cta::after{content:"";position:absolute;border-radius:50%;border:1px solid rgba(255,255,255,.16);pointer-events:none}
.cta::before{width:520px;height:520px;right:-140px;top:-220px}
.cta::after{width:760px;height:760px;right:-260px;top:-340px}
.cta__in{position:relative;z-index:1;display:grid;gap:30px;padding-block:72px;align-items:center}
.cta .h2{color:#fff;max-width:20ch}
.cta .h2 em{color:#fff}
.cta p{max-width:52ch;margin-bottom:0;font-size:1.06rem}
.cta__actions{display:flex;flex-wrap:wrap;gap:12px}
.cta .btn--light{color:var(--red-hover)}
@media (min-width:900px){.cta__in{grid-template-columns:1.3fr auto;padding-block:104px}}
@media (max-width:520px){.cta__actions .btn{flex:1 1 100%}}
.cta--inline{border-radius:24px;margin-top:40px}
.cta--inline .cta__in{padding:40px 28px}
@media (min-width:900px){.cta--inline .cta__in{padding:56px 60px}}

/* ---------- page head / crumbs ---------- */
.page-head{position:relative;padding-block:44px 40px;overflow:hidden;background:linear-gradient(180deg,var(--red-soft),var(--paper))}
/* decorative ring, desktop only (on phones it would cut through the title) */
.page-head::after{content:"";position:absolute;right:-160px;top:-200px;width:440px;height:440px;border-radius:50%;border:1px solid rgba(196,30,58,.12);pointer-events:none;display:none}
@media (min-width:1100px){.page-head::after{display:block}}
@media (min-width:768px){.page-head{padding-block:72px 64px}}
.page-head .h1{margin-bottom:.3em;max-width:22ch}
.page-head .lead{margin-bottom:0}
.page-head > .wrap{position:relative;z-index:1;animation:fade-up .7s var(--ease) both}
.page-head--center{text-align:center;padding-block:110px}
.page-head--center .h1{margin-inline:auto}
.page-head--center .lead{margin:0 auto 28px}
.page-head--center .eyebrow{justify-content:center}
.crumbs{display:flex;flex-wrap:wrap;gap:8px;font-size:.84rem;color:var(--muted);margin-bottom:18px}
.crumbs a{color:var(--muted);text-decoration:none}
.crumbs a:hover{color:var(--red)}
.crumbs span[aria-current]{color:var(--ink);font-weight:600}
.page-body{padding-block:40px 80px}
@media (min-width:768px){.page-body{padding-block:56px 110px}}

/* ---------- listing ---------- */
.listing{padding-block:28px 80px}
.filters{margin-bottom:28px}
.filters__toggle{display:none}
.filters .search{box-shadow:var(--shadow);background:#fff;border-radius:22px;padding:18px}
@media (min-width:900px){.filters .search__fields{grid-template-columns:repeat(4,1fr) auto;align-items:end}.filters .search__btn{grid-column:auto;border-radius:999px;padding-inline:28px}}
@media (max-width:899px){
	.filters__toggle{display:flex;align-items:center;justify-content:space-between;gap:10px;list-style:none;cursor:pointer;min-height:54px;padding:10px 18px;border:1.5px solid var(--line-2);border-radius:16px;font-weight:700;color:var(--ink);background:#fff}
	.filters__toggle::-webkit-details-marker{display:none}
	.filters__toggle::after{content:"";width:9px;height:9px;border-right:2px solid var(--red);border-bottom:2px solid var(--red);transform:rotate(45deg) translateY(-3px);transition:transform .3s var(--ease)}
	.filters[open] .filters__toggle::after{transform:rotate(-135deg) translateY(-3px)}
	.filters[open] .search{margin-top:10px;animation:fade-up .4s var(--ease) both}
	.filters__on{margin-left:auto;background:var(--red-soft);color:var(--red);font-size:.75rem;padding:3px 10px;border-radius:999px}
}
.listing__bar{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:12px;margin-bottom:26px}
.listing__bar strong{font-family:var(--serif);font-weight:500;font-size:1.3rem;color:var(--ink)}
.sort{display:flex;align-items:center;gap:10px;font-size:.92rem}
.sort label{color:var(--muted);font-weight:600}
.sort select{min-height:44px;border:1.5px solid var(--line-2);border-radius:999px;padding:6px 36px 6px 16px;background:#fff url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath fill='%23c41e3a' d='M6 8 0 1.4 1.4 0 6 4.8 10.6 0 12 1.4z'/%3E%3C/svg%3E") no-repeat right 14px center;appearance:none;-webkit-appearance:none;font-weight:600;color:var(--ink);cursor:pointer}
.pager{display:flex;flex-wrap:wrap;justify-content:center;gap:8px;margin-top:56px}
.pager .page-numbers{display:inline-grid;place-items:center;min-width:46px;height:46px;padding:0 14px;border:1.5px solid var(--line-2);border-radius:999px;text-decoration:none;color:var(--ink);font-weight:700;transition:all .2s}
.pager .page-numbers.current{background:var(--red);border-color:var(--red);color:#fff}
.pager a.page-numbers:hover{border-color:var(--red);color:var(--red)}
.empty{text-align:center;padding:64px 22px;background:#fff;border-radius:var(--radius);box-shadow:var(--shadow);color:var(--muted)}
.empty .i{color:var(--red);margin:0 auto 14px}
.empty h2{font-family:var(--serif);font-weight:500;font-size:1.6rem}
.empty .btn{margin:8px 4px 0}

/* ---------- property page ---------- */
.property > .wrap{padding-block:24px 56px}
@media (min-width:768px){.property > .wrap{padding-block:36px 88px}}
.property__head{display:grid;gap:14px;margin-bottom:24px;animation:fade-up .7s var(--ease) both}
.property__head .h1{margin:0;font-size:clamp(1.9rem,1.3rem + 2.4vw,3rem)}
@media (min-width:900px){.property__head{grid-template-columns:1fr auto;align-items:end;gap:40px;margin-bottom:34px}}
.property__kicker{display:flex;flex-wrap:wrap;align-items:center;gap:8px 16px;margin:0 0 12px;color:var(--muted);font-size:.92rem}
.property__kicker span{display:inline-flex;align-items:center;gap:6px}
.property__kicker .i{color:var(--red)}
.pill{background:var(--red-soft);color:var(--red);font-weight:700;font-size:.8rem;padding:5px 12px;border-radius:999px}
.property__price span{display:block;font-size:.8rem;color:var(--muted);font-weight:600;letter-spacing:.1em;text-transform:uppercase}
.property__price strong{font-family:var(--serif);font-weight:500;font-size:clamp(1.9rem,1.4rem + 1.8vw,2.7rem);color:var(--red);letter-spacing:-.02em;line-height:1.1;white-space:nowrap}
@media (min-width:900px){.property__price{text-align:right}}
.property__cols{display:grid;gap:28px}
.property__main{min-width:0}
@media (min-width:1024px){.property__cols{grid-template-columns:minmax(0,1fr) 360px;gap:44px;align-items:start}}

.gallery{position:relative;border-radius:var(--radius);overflow:hidden;background:var(--ink);margin-inline:calc(-1*var(--gutter));animation:fade-up .8s .1s var(--ease) both}
@media (min-width:640px){.gallery{margin-inline:0;box-shadow:var(--shadow-lg)}}
@media (max-width:639px){.gallery{border-radius:0}}
.gallery__track{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;overscroll-behavior-x:contain}
.gallery__track::-webkit-scrollbar{display:none}
.gallery__slide{position:relative;flex:0 0 100%;margin:0;scroll-snap-align:center;aspect-ratio:4/3;min-height:0;overflow:hidden}
@media (min-width:768px){.gallery__slide{aspect-ratio:16/10}}
.gallery__img{position:absolute;inset:0;width:100%;height:100%;object-fit:contain;cursor:zoom-in}
.gallery__nav{position:absolute;top:50%;transform:translateY(-50%);width:50px;height:50px;border-radius:50%;border:0;background:rgba(255,255,255,.95);color:var(--ink);display:grid;place-items:center;cursor:pointer;box-shadow:var(--shadow);transition:background-color .2s,color .2s,transform .3s var(--ease)}
.gallery__nav:hover{background:var(--red);color:#fff}
.gallery__nav--prev{left:14px}
.gallery__nav--next{right:14px}
@media (hover:none){.gallery__nav{width:42px;height:42px;opacity:.92}}
.gallery__count,.gallery__zoom{position:absolute;bottom:14px;display:inline-flex;align-items:center;gap:6px;background:rgba(24,18,19,.72);color:#fff;font-size:.84rem;font-weight:700;padding:7px 13px;border-radius:999px;border:0;backdrop-filter:blur(4px)}
.gallery__count{left:14px}
.gallery__zoom{right:14px;cursor:pointer;transition:background-color .2s}
.gallery__zoom:hover{background:var(--red)}
.thumbs{display:flex;gap:10px;overflow-x:auto;padding:12px 0 8px}
.thumbs::-webkit-scrollbar{height:8px}
.thumbs::-webkit-scrollbar-button{display:none;width:0}
.thumbs::-webkit-scrollbar-track{background:transparent}
.thumbs::-webkit-scrollbar-thumb{background:var(--line-2);border-radius:8px}
.thumbs::-webkit-scrollbar-thumb:hover{background:var(--muted)}
@supports (-moz-appearance:none){.thumbs{scrollbar-width:thin;scrollbar-color:var(--line-2) transparent}}
.thumbs__btn{flex:0 0 88px;height:66px;padding:0;border:2px solid transparent;border-radius:12px;overflow:hidden;background:var(--paper-2);cursor:pointer;opacity:.62;transition:opacity .2s,border-color .2s,transform .2s var(--ease)}
.thumbs__btn img{width:100%;height:100%;object-fit:cover}
.thumbs__btn:hover{opacity:1;transform:translateY(-2px)}
.thumbs__btn[aria-current="true"]{border-color:var(--red);opacity:1}

.tiles{list-style:none;margin:22px 0 26px;padding:0;display:flex;flex-wrap:wrap;gap:12px}
.tiles li{flex:1 1 150px;display:grid;grid-template-columns:auto 1fr;grid-template-rows:auto auto;column-gap:12px;align-items:center;background:#fff;border-radius:16px;padding:16px;box-shadow:var(--shadow)}
.tiles .i{grid-row:1/3;color:var(--red)}
.tiles strong{color:var(--ink);font-family:var(--serif);font-weight:500;font-size:1.25rem;line-height:1.15}
.tiles span{font-size:.8rem;color:var(--muted)}

.panel{background:#fff;border-radius:var(--radius);padding:24px;margin-bottom:20px;box-shadow:var(--shadow)}
@media (min-width:768px){.panel{padding:36px}}
.panel > .h3:first-child{margin-bottom:.8em}
.prose{color:var(--text);line-height:1.8;overflow-wrap:anywhere}
.prose p{margin-bottom:1em}
.prose h2,.prose h3{margin-top:1.4em;font-family:var(--serif);font-weight:500}
.prose ul,.prose ol{padding-left:0;margin:0 0 1.1em;list-style:none}
.prose li{position:relative;padding-left:22px;margin:.35em 0}
.prose li::before{content:"";position:absolute;left:2px;top:.72em;width:8px;height:8px;border-radius:50%;background:var(--red)}
.prose img{border-radius:var(--radius-sm);margin:1.2em 0}
.prose iframe{width:100%;min-height:340px;border:0;border-radius:var(--radius-sm)}
.prose--page{max-width:800px;font-size:1.04rem}
.prose > :last-child{margin-bottom:0}

.datalist{margin:0}
.datalist div{display:flex;justify-content:space-between;gap:16px;padding:13px 0;border-bottom:1px solid var(--line)}
.datalist div:last-child{border-bottom:0}
.datalist dt{color:var(--muted)}
.datalist dd{margin:0;font-weight:700;color:var(--ink);text-align:right}

.map{position:relative;display:grid;place-items:center;gap:12px;min-height:240px;border-radius:var(--radius-sm);background:var(--paper-2) radial-gradient(circle at 50% 50%,rgba(196,30,58,.08),transparent 60%);padding:22px;text-align:center;overflow:hidden}
.map--tall{min-height:320px}
.map iframe{position:absolute;inset:0;width:100%;height:100%;border:0;border-radius:inherit;animation:fade-up .5s var(--ease) both}
.map__ext{font-size:.9rem;font-weight:700}

.property__side{min-width:0}
.agent{position:sticky;top:calc(var(--header) + 20px);background:#fff;border-radius:var(--radius);padding:28px;box-shadow:var(--shadow-lg);display:grid;gap:12px;overflow:hidden;animation:fade-up .8s .2s var(--ease) both}
.agent::before{content:"";position:absolute;inset:0 0 auto 0;height:4px;background:linear-gradient(90deg,var(--red),#e2566b)}
.agent .h3{margin:0}
.agent .eyebrow{margin:0}
.agent__ref{margin:0 0 8px;font-size:.9rem;color:var(--muted)}
.agent__office{display:grid;gap:2px;margin-top:10px;padding-top:16px;border-top:1px solid var(--line);font-size:.92rem}
.agent__office strong{color:var(--ink)}

/* ---------- contact page ---------- */
.contact{display:grid;gap:24px}
@media (min-width:1024px){.contact{grid-template-columns:1.1fr .9fr;align-items:start;gap:40px}.contact__form{position:sticky;top:calc(var(--header) + 20px)}}
.contact__info .panel:last-child{margin-bottom:0}
.people{list-style:none;margin:0 0 18px;padding:0;display:grid;gap:12px}
.people li{display:grid;grid-template-columns:1fr auto;grid-template-rows:auto auto;column-gap:16px;align-items:center;padding:16px 18px;background:var(--paper);border-radius:14px;transition:background-color .2s}
.people li:hover{background:var(--red-soft)}
.people strong{color:var(--ink);font-family:var(--serif);font-weight:500;font-size:1.15rem}
.people .muted{font-size:.85rem;grid-row:2}
.people a{grid-row:1/3;grid-column:2;display:inline-flex;align-items:center;gap:6px;font-weight:700;text-decoration:none;white-space:nowrap}
@media (max-width:420px){.people li{grid-template-columns:1fr}.people a{grid-row:auto;grid-column:auto;margin-top:6px}}
.offices{display:grid;gap:8px 32px}
@media (min-width:640px){.offices{grid-template-columns:1fr 1fr}}
.hours{margin:0}
.hours div{display:flex;justify-content:space-between;gap:12px;padding:7px 0;border-bottom:1px dashed var(--line-2)}
.hours div:last-child{border:0}
.hours dt{color:var(--muted)}
.hours dd{margin:0;font-weight:700;color:var(--ink)}
.partners{margin-top:36px}

/* ---------- forms / notices / modal ---------- */
.form{display:grid;gap:16px}
.check{display:flex;gap:10px;align-items:flex-start;font-size:.88rem;color:var(--muted);cursor:pointer}
.check input{width:20px;height:20px;margin:2px 0 0;accent-color:var(--red);flex:none}
.notice{max-width:var(--wrap);margin:24px auto;padding:16px 20px;border-radius:14px;font-weight:600;width:calc(100% - 2*var(--gutter));animation:fade-up .5s var(--ease) both}
.notice--ok{background:#eaf6ee;color:#1f6a3d;border:1px solid #c5e6d0}
.notice--warn{background:var(--red-soft);color:#8a1a2b;border:1px solid #f2c9cf}
.contact__form .notice{width:auto;margin:0 0 16px}

.modal{width:min(540px,calc(100% - 24px));max-height:calc(100dvh - 24px);border:0;border-radius:24px;padding:0;box-shadow:var(--shadow-lg);color:var(--text);background:#fff}
.modal[open]{animation:pop .4s var(--ease) both}
@keyframes pop{from{opacity:0;transform:translateY(16px) scale(.97)}to{opacity:1;transform:none}}
.modal::backdrop{background:rgba(31,26,27,.55);backdrop-filter:blur(3px)}
.modal__box{position:relative;padding:32px 24px 24px}
@media (min-width:640px){.modal__box{padding:40px 38px 32px}}
.modal h2{font-family:var(--serif);font-weight:500;font-size:1.9rem;margin-right:40px}
.modal__close{position:absolute;right:14px;top:14px;width:46px;height:46px;border:0;border-radius:50%;background:var(--paper);color:var(--ink);display:grid;place-items:center;cursor:pointer;transition:background-color .2s,transform .3s var(--ease)}
.modal__close:hover{background:var(--red-soft);color:var(--red);transform:rotate(90deg)}

.lightbox{width:100vw;height:100dvh;max-width:none;max-height:none;margin:0;padding:0;border:0;background:rgba(18,14,15,.97);color:#fff}
.lightbox[open]{display:grid;place-items:center;animation:pop .35s var(--ease) both}
.lightbox::backdrop{background:rgba(18,14,15,.97)}
.lightbox__img{max-width:calc(100vw - 24px);max-height:calc(100dvh - 110px);object-fit:contain;border-radius:8px;touch-action:pan-y}
.lightbox__close,.lightbox__nav{position:absolute;display:grid;place-items:center;width:52px;height:52px;border:0;border-radius:50%;background:rgba(255,255,255,.12);color:#fff;cursor:pointer;transition:background-color .2s}
.lightbox__close:hover,.lightbox__nav:hover{background:var(--red)}
.lightbox__close{top:14px;right:14px}
.lightbox__nav--prev{left:14px;top:50%;transform:translateY(-50%)}
.lightbox__nav--next{right:14px;top:50%;transform:translateY(-50%)}
.lightbox__cap{position:absolute;bottom:18px;left:0;right:0;text-align:center;margin:0;font-size:.9rem;color:#cbbfc1}
@media (max-width:640px){.lightbox__nav{top:auto;bottom:56px;transform:none}}

/* ---------- footer ---------- */
.site-footer{position:relative;background:var(--ink);color:#bdb2b4;font-size:.94rem;overflow:hidden}
.site-footer::before{content:"";position:absolute;left:0;right:0;top:0;height:3px;background:linear-gradient(90deg,var(--red),#e2566b,var(--red))}
.footer__grid{display:grid;gap:34px;padding-block:64px 36px}
@media (min-width:640px){.footer__grid{grid-template-columns:1fr 1fr}}
@media (min-width:1024px){.footer__grid{grid-template-columns:1.3fr 1fr 1fr .9fr;gap:48px;padding-block:88px 48px}}
.footer__brand img{width:176px;margin-bottom:20px}
.footer__brand p{max-width:36ch}
.footer__h{color:#fff;font-family:var(--serif);font-weight:500;font-size:1.2rem;letter-spacing:0;margin-bottom:16px}
.footer__list{list-style:none;margin:0;padding:0;display:grid;gap:12px}
.footer__list li{display:block}
.footer__list .i{color:var(--red);margin-right:8px}
.footer__list a{color:#fff;text-decoration:none;font-weight:600;transition:color .2s}
.footer__list a:hover{color:var(--red)}
.footer__list .muted{color:#968a8c;font-size:.86rem}
.footer__links a{font-weight:500;color:#ddd3d5}
.footer__bottom{display:flex;flex-wrap:wrap;justify-content:space-between;gap:10px;padding-block:20px 24px;border-top:1px solid rgba(255,255,255,.09);font-size:.85rem;color:#968a8c}
.footer__bottom a{color:#bdb2b4;text-decoration:none}
.footer__bottom a:hover{color:#fff}

/* ---------- mobile sticky contact bar ---------- */
.mobile-bar{position:fixed;left:0;right:0;bottom:0;z-index:35;display:grid;grid-template-columns:1fr 1.35fr;gap:8px;padding:8px 12px calc(8px + env(safe-area-inset-bottom));background:rgba(255,255,255,.98);box-shadow:0 -8px 24px rgba(31,26,27,.1);transition:transform .35s var(--ease)}
.mobile-bar .btn{min-height:50px;box-shadow:none}
.nav-open .mobile-bar{transform:translateY(110%)}
@media (min-width:900px){.mobile-bar{display:none}}

/* ---------- scroll reveal (only when JS runs) ---------- */
.js .reveal{opacity:0;transform:translateY(34px);transition:opacity .9s var(--ease),transform 1s var(--ease);transition-delay:calc(var(--d,0) * 90ms)}
.js .reveal--left{transform:translateX(-40px)}
.js .reveal--right{transform:translateX(40px)}
.js .reveal--zoom{transform:scale(.94)}
.js .reveal.is-in{opacity:1;transform:none}

/* ---------- custom dropdown (desktop) ---------- */
.cselect{position:relative}
.cselect__btn{display:flex;align-items:center;justify-content:space-between;gap:12px;width:100%;min-height:50px;border:1.5px solid var(--line);border-radius:var(--radius-sm);background:#fff;padding:10px 14px;font-size:.96rem;font-weight:600;color:var(--ink);text-align:left;cursor:pointer;transition:border-color .2s,box-shadow .2s}
.cselect__btn:hover{border-color:var(--line-2)}
.cselect.is-open .cselect__btn,.cselect__btn:focus-visible{outline:0;border-color:var(--red);box-shadow:0 0 0 4px var(--red-soft)}
.cselect__value{overflow:hidden;text-overflow:ellipsis;white-space:nowrap}
.cselect__caret{flex:none;color:var(--red);transition:transform .3s var(--ease)}
.cselect.is-open .cselect__caret{transform:rotate(180deg)}
.cselect__list{position:absolute;z-index:60;top:calc(100% + 10px);left:-6px;min-width:calc(100% + 12px);width:max-content;max-width:min(360px,90vw);max-height:min(440px,var(--cs-max,70vh));overflow-y:auto;overflow-x:hidden;margin:0;padding:8px;list-style:none;background:#fff;border-radius:18px;box-shadow:0 2px 6px rgba(31,26,27,.06),0 24px 56px rgba(31,26,27,.18);opacity:0;visibility:hidden;transform:translateY(-8px) scale(.98);transform-origin:top left;transition:opacity .2s var(--ease),transform .28s var(--ease),visibility 0s linear .28s;outline:0;overscroll-behavior:contain}
.cselect.is-open .cselect__list{opacity:1;visibility:visible;transform:none;transition-delay:0s,0s,0s}
.cselect__list li{display:flex;align-items:center;gap:12px;padding:11px 14px;border-radius:12px;color:var(--text);font-weight:500;cursor:pointer;transition:background-color .15s,color .15s}
.cselect__name{flex:1;white-space:nowrap}
.cselect__count{flex:none;min-width:26px;padding:2px 8px;border-radius:999px;background:var(--paper-2);color:var(--muted);font-size:.78rem;font-weight:700;text-align:center;transition:background-color .15s,color .15s}
.cselect__list li.is-active{background:var(--red-soft);color:var(--red-hover)}
.cselect__list li.is-active .cselect__count{background:#fff;color:var(--red)}
.cselect__list li[aria-selected="true"]{font-weight:700;color:var(--ink)}
.cselect__list li[aria-selected="true"]::after{content:"";flex:none;width:16px;height:16px;background:var(--red);-webkit-mask:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24'%3E%3Cpath d='M9 16.2 4.8 12l-1.4 1.4L9 19 21 7l-1.4-1.4z'/%3E%3C/svg%3E") center/contain no-repeat;mask:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24'%3E%3Cpath d='M9 16.2 4.8 12l-1.4 1.4L9 19 21 7l-1.4-1.4z'/%3E%3C/svg%3E") center/contain no-repeat}
.cselect__list li.is-active[aria-selected="true"]{color:var(--red-hover)}
/* inside the hero "pill" search the trigger is borderless like the old select */
@media (min-width:900px){
	.search--hero .cselect__btn{min-height:30px;border:0;background:transparent;padding:0;font-weight:700;box-shadow:none}
	.search--hero .cselect.is-open .cselect__btn,.search--hero .cselect__btn:focus-visible{box-shadow:none}
	.search--hero .cselect__list{top:calc(100% + 22px);left:-20px}
}
.cselect:not(.is-open) .cselect__list{left:0;min-width:0;width:100%;max-width:100%}
.cselect.is-right .cselect__list{left:auto;right:-6px;transform-origin:top right}
.cselect__list{max-width:min(360px,calc(100vw - 24px))}
/* scrollbar that stays inside the rounded panel */
.cselect__list::-webkit-scrollbar{width:12px}
.cselect__list::-webkit-scrollbar-button{display:none;height:0}
/* Firefox only: in Chrome the standard properties would switch off the styled scrollbar */
@supports (-moz-appearance:none){.cselect__list{scrollbar-width:thin;scrollbar-color:var(--line-2) transparent}}
.cselect__list::-webkit-scrollbar-track{background:transparent;margin:14px 0}
.cselect__list::-webkit-scrollbar-thumb{background:var(--line-2);border-radius:12px;border:4px solid #fff}
.cselect__list::-webkit-scrollbar-thumb:hover{background:var(--muted)}
/* opens upwards when there is no room below */
.cselect.is-up .cselect__list{top:auto;bottom:calc(100% + 10px);transform-origin:bottom left;transform:translateY(8px) scale(.98)}
.cselect.is-up.is-open .cselect__list{transform:none}
@media (min-width:900px){.search--hero .cselect.is-up .cselect__list{top:auto;bottom:calc(100% + 22px)}}
/* keep filter/sort dropdowns above the (animated) property cards */
.filters,.listing__bar{position:relative;z-index:5}
.listing__bar{z-index:4}
/* sort dropdown is a pill */
.sort .cselect__btn{min-height:44px;border-color:var(--line-2);border-radius:999px;padding:6px 16px;gap:10px}
.sort .cselect__list{left:auto;right:0;transform-origin:top right}

/* ---------- generic ---------- */
.post-list{list-style:none;margin:0;padding:0;display:grid;gap:20px}
.post-list__title{font-family:var(--serif);font-size:1.3rem;text-decoration:none}

/* ---------- Essential Real Estate user pages (they load Bootstrap) ---------- */
body{font-family:var(--sans)}
.page-body .btn-primary,.page-body .ere-btn,.page-body button[type=submit]:not(.btn),.page-body input[type=submit]{background:var(--red);border-color:var(--red);color:#fff;border-radius:999px;font-weight:700;min-height:48px;padding:10px 24px}
.page-body .btn-primary:hover,.page-body .ere-btn:hover,.page-body button[type=submit]:not(.btn):hover,.page-body input[type=submit]:hover{background:var(--red-hover);border-color:var(--red-hover);color:#fff}
.page-body .form-control{min-height:50px;border:1.5px solid var(--line);border-radius:var(--radius-sm);background:#fff;font-size:.96rem}
.page-body .form-control:focus{border-color:var(--red);box-shadow:0 0 0 4px var(--red-soft)}
.page-body a:not(.btn){color:var(--red)}
.site-header .btn,.mobile-bar .btn,.modal .btn{font-family:var(--sans)}

/* admin bar */
@media (max-width:600px){#wpadminbar{position:fixed}}
.admin-bar .site-header{top:32px}
@media (max-width:782px){.admin-bar .site-header{top:46px}.admin-bar .nav{top:calc(var(--header) + 46px)}}

@media (prefers-reduced-motion:reduce){
	html{scroll-behavior:auto}
	*,*::before,*::after{animation:none!important;transition:none!important}
	.js .reveal{opacity:1;transform:none}
	.hero h1 em path{stroke-dashoffset:0}
	@view-transition{navigation:none}
}

/* Outfit's "t" crossbar touches the "F" in "Ft" at large sizes: give figures a little air */
.stat strong,.card__price,.property__price strong,.tiles strong,.person__badge strong{letter-spacing:.01em;font-kerning:none;font-feature-settings:"kern" 0,"liga" 0}
.footer__links-inline{display:inline-flex;flex-wrap:wrap;gap:18px}

/* ---------- tap targets (>= 44px high on touch screens) ---------- */
.footer__list a,.footer__bottom a,.crumbs a,.people a{display:inline-flex;align-items:center;min-height:44px}
.footer__list{gap:0}
.footer__list li{display:flex;flex-wrap:wrap;align-items:center;column-gap:8px}
.link-arrow{min-height:44px;padding-block:6px}
.chip{min-height:44px}
.pager .page-numbers{min-width:44px;height:44px}

.prose > :first-child{margin-top:0}
.page-head{padding-bottom:28px}
@media (min-width:768px){.page-head{padding-bottom:48px}}

/* spacing in the footer lists + fallbacks for browsers without dvh units */
.footer__list li + li{margin-top:6px}
.lightbox{height:100vh;height:100dvh}
.lightbox__img{max-height:calc(100vh - 110px);max-height:calc(100dvh - 110px)}
.modal{max-height:calc(100vh - 24px);max-height:calc(100dvh - 24px)}
.map__ext{display:inline-flex;align-items:center;min-height:44px}
.auth__row a,.auth__alt a{display:inline-flex;align-items:center;min-height:44px}

/* ---------- extra filters (listing page) ---------- */
.search__more{margin-top:12px;border-top:1px solid var(--line);padding-top:6px}
.search__more summary{display:inline-flex;align-items:center;gap:8px;min-height:44px;cursor:pointer;font-weight:700;color:var(--ink);list-style:none}
.search__more summary::-webkit-details-marker{display:none}
.search__more summary::after{content:"";width:8px;height:8px;border-right:2px solid var(--red);border-bottom:2px solid var(--red);transform:rotate(45deg) translateY(-2px);transition:transform .25s var(--ease)}
.search__more[open] summary::after{transform:rotate(-135deg) translateY(-2px)}
.search__fields--more{margin-top:10px;grid-template-columns:1fr 1fr}
@media (min-width:900px){.search__fields--more{grid-template-columns:repeat(4,1fr)}}

/* ---------- loan page ---------- */
.loan{display:grid;gap:22px}
@media (min-width:1024px){.loan{grid-template-columns:minmax(0,1fr) 340px;gap:36px;align-items:start}.loan__side .agent{position:sticky;top:calc(var(--header) + 20px)}}
.loan .panel > .h3{margin-bottom:.5em}
.hint{display:block;margin-top:12px;font-size:.88rem;color:var(--muted)}

.related{display:flex;align-items:center;justify-content:space-between;gap:16px;max-width:780px;margin-top:36px;padding:20px 24px;border-radius:var(--radius);background:#fff;box-shadow:var(--shadow);text-decoration:none;color:var(--ink);transition:transform .3s var(--ease),box-shadow .3s var(--ease)}
.related:hover{transform:translateY(-3px);box-shadow:var(--shadow-lg);color:var(--ink)}
.related small{display:block;font-size:.74rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--red)}
.related strong{display:block;font-family:var(--serif);font-size:1.3rem;font-weight:600}
.related em{display:block;font-style:normal;color:var(--muted);font-size:.92rem}
.related .i{color:var(--red);flex:none}

/* ---------- share / print ---------- */
.share{position:relative;display:flex;flex-wrap:wrap;align-items:center;gap:10px;margin:-6px 0 22px}
.share .btn{min-height:44px;padding:8px 18px;font-size:.9rem}
.share__menu{position:absolute;z-index:30;top:calc(100% + 4px);left:0;min-width:210px;margin:0;padding:8px;list-style:none;background:#fff;border-radius:16px;box-shadow:var(--shadow-lg)}
.share__menu[hidden]{display:none}
.share__menu a,.share__menu button{display:flex;align-items:center;width:100%;min-height:44px;padding:8px 14px;border:0;border-radius:10px;background:none;color:var(--ink);font-weight:600;font-size:.95rem;text-align:left;text-decoration:none;cursor:pointer}
.share__menu a:hover,.share__menu button:hover{background:var(--red-soft);color:var(--red-hover)}
.share__note{font-size:.88rem;font-weight:600;color:#1f6a3d}

@media print{
	@page{margin:14mm}
	.site-header,.site-footer,.mobile-bar,.share,.thumbs,.gallery__nav,.gallery__zoom,.agent .btn,.crumbs,.map,.filters,.cta,.section--white,dialog,.skip{display:none!important}
	body{background:#fff;padding:0;color:#000}
	.wrap{max-width:none;padding:0}
	.property__cols{display:block}
	.property__head{display:block}
	.gallery{box-shadow:none;margin:0;border-radius:0;background:none}
	.gallery__track{display:block;overflow:visible}
	.gallery__slide{display:none;aspect-ratio:auto;height:80mm}
	.gallery__slide:first-child{display:block}
	.panel,.agent{box-shadow:none;border:1px solid #ccc;break-inside:avoid;margin-bottom:8mm}
	.agent{position:static}
	.agent::before{display:none}
	a{color:#000;text-decoration:none}
}

/* ---------- photo strip (home) ---------- */
.strip{padding-block:56px 8px}
.strip__grid{display:grid;gap:14px;grid-template-columns:1fr}
@media (min-width:640px){.strip__grid{grid-template-columns:repeat(3,1fr);gap:18px}}
.strip__item{margin:0;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);aspect-ratio:4/3;background:var(--paper-2)}
.strip__item img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.strip__item:hover img{transform:scale(1.05)}