/* Andrea Olson · Maui — site.css  [white + royal blue + Maui sand] */
:root{
  --royal:#1B3F8F; --royal-2:#15337A; --navy:#0F2645; --cobalt:#193D69; --bluegray:#4A6C97;
  --sand:#E0CCB5; --sand-2:#EFE6D8; --sand-3:#F7F1E8; --paper:#F7F4EE; --white:#fff; --ink:#000;
  --line:rgba(15,38,69,.14); --line-2:rgba(15,38,69,.08);
  --serif:"Newsreader","Iowan Old Style","Georgia",serif; --sans:"Switzer","Inter",-apple-system,"Helvetica Neue",Arial,sans-serif;
  --gut:clamp(20px,5.5vw,80px); --max:1440px; --r:18px; --r-sm:12px;
  --ease:cubic-bezier(.2,.7,.2,1); --t:.5s;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
body{margin:0;background:var(--white);color:var(--ink);font-family:var(--sans);font-size:17px;line-height:1.55;font-weight:400;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{display:block;max-width:100%;height:auto}
a{color:inherit;text-decoration:none}
button{font:inherit;color:inherit;background:none;border:0;cursor:pointer;padding:0}
h1,h2,h3,h4{margin:0;font-family:var(--serif);font-weight:400;line-height:1.02;letter-spacing:-.015em;font-variation-settings:"opsz" 72}
h1{font-size:clamp(46px,7.4vw,118px)}
h2{font-size:clamp(34px,4.6vw,66px)}
h3{font-size:clamp(26px,2.6vw,36px)}
em,.it{font-style:italic;font-weight:400}
p{margin:0}
.wrap{width:min(100% - 2*var(--gut),var(--max));margin-inline:auto}
section{position:relative;overflow:hidden}
.sec{padding:clamp(72px,9vw,140px) 0}
.eyebrow{font-family:var(--sans);font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--royal);display:flex;gap:14px;align-items:center;margin:0 0 22px}
.eyebrow b{font-weight:600;color:var(--ink)}
.eyebrow::after{content:"";height:1px;width:48px;background:var(--royal);opacity:.6}
.lead{font-size:clamp(18px,1.35vw,21px);line-height:1.5;color:var(--ink);max-width:56ch}
.small{font-size:14px;line-height:1.5}
.caps{font-size:12px;font-weight:600;letter-spacing:.12em;text-transform:uppercase}
.hl{color:var(--royal)}
/* buttons */
.btn{display:inline-flex;align-items:center;gap:10px;height:50px;padding:0 22px;border-radius:999px;font-weight:600;font-size:15px;letter-spacing:.01em;transition:transform var(--t) var(--ease),background var(--t),color var(--t),box-shadow var(--t);white-space:nowrap}
.btn .ar{display:inline-block;transition:transform .35s var(--ease)}
.btn:hover .ar{transform:translate(3px,-3px)}
.btn-royal{background:var(--royal);color:#fff;box-shadow:0 10px 30px -14px rgba(27,63,143,.7)}
.btn-royal:hover{background:var(--royal-2);transform:translateY(-1px)}
.btn-white{background:#fff;color:var(--navy)}
.btn-white:hover{background:var(--sand-3);transform:translateY(-1px)}
.btn-ghost{color:#fff;border:1px solid rgba(255,255,255,.55);backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px);background:rgba(255,255,255,.08)}
.btn-ghost:hover{background:rgba(255,255,255,.18)}
.btn-line{color:var(--navy);border:1px solid var(--line)}
.btn-line:hover{border-color:var(--navy)}
.link{display:inline-flex;align-items:center;gap:8px;font-weight:600;font-size:15px;color:var(--navy);border-bottom:1px solid transparent}
.link .ar{transition:transform .35s var(--ease)}
.link:hover .ar{transform:translate(3px,-3px)}
.link:hover{border-color:var(--navy)}
/* nav */
.nav{position:fixed;inset:0 0 auto 0;z-index:50;height:84px;display:flex;align-items:center;transition:background .4s,backdrop-filter .4s,height .4s,box-shadow .4s;color:#fff}
.nav .wrap{display:flex;align-items:center;justify-content:space-between;gap:24px}
.nav.solid,.nav.dark{color:var(--navy);background:rgba(255,255,255,.86);backdrop-filter:blur(16px) saturate(140%);-webkit-backdrop-filter:blur(16px) saturate(140%);height:72px;box-shadow:0 1px 0 var(--line-2)}
.brand{display:flex;align-items:center;gap:12px}
.brand .mark{width:38px;height:38px;flex:none}
.brand .name{font-family:var(--serif);font-size:24px;line-height:1;letter-spacing:-.01em;font-variation-settings:"opsz" 32}
.brand .sub{display:block;font-family:var(--sans);font-size:9.5px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;margin-top:5px;opacity:1}
.nav-links{display:flex;gap:30px;font-size:14.5px;font-weight:600;letter-spacing:.01em}
.nav-links a{position:relative;padding:6px 0}
.nav-links a::after{content:"";position:absolute;left:0;right:0;bottom:0;height:1px;background:currentColor;transform:scaleX(0);transform-origin:left;transition:transform .35s var(--ease)}
.nav-links a:hover::after,.nav-links a.on::after{transform:scaleX(1)}
.nav-cta{display:flex;align-items:center;gap:18px}
.nav-cta .tel{font-size:14.5px;font-weight:600}
.nav .btn{height:44px;padding:0 18px;font-size:14px}
.nav.solid .btn-white,.nav.dark .btn-white{background:var(--royal);color:#fff}
.burger{display:none;width:44px;height:44px;border-radius:999px;border:1px solid currentColor;align-items:center;justify-content:center}
.burger span{display:block;width:18px;height:2px;background:currentColor;box-shadow:0 -6px 0 currentColor,0 6px 0 currentColor}
.drawer{position:fixed;inset:0;z-index:60;background:var(--navy);color:#fff;display:flex;flex-direction:column;padding:28px var(--gut);transform:translateY(-100%);transition:transform .6s var(--ease);visibility:hidden}
.drawer.open{transform:none;visibility:visible}
.drawer .top{display:flex;justify-content:space-between;align-items:center}
.drawer nav{display:flex;flex-direction:column;gap:6px;margin-top:40px}
.drawer nav a{font-family:var(--serif);font-size:clamp(38px,9vw,56px);line-height:1.1;padding:6px 0;border-bottom:1px solid rgba(255,255,255,.12);display:flex;justify-content:space-between;align-items:center}
.drawer nav a .ar{font-family:var(--sans);font-size:22px}
.drawer .foot{margin-top:auto;display:flex;flex-direction:column;gap:10px;font-size:15px}
.x{width:44px;height:44px;border-radius:999px;border:1px solid rgba(255,255,255,.5);display:flex;align-items:center;justify-content:center;font-size:20px}
/* hero */
.hero{min-height:100svh;min-height:100vh;display:flex;align-items:flex-end;color:#fff;background:var(--navy)}
.hero .bg{position:absolute;inset:0;overflow:hidden}
.hero .bg img{width:100%;height:100%;object-fit:cover;object-position:50% 55%;transform:scale(1.06);animation:kb 16s var(--ease) forwards}
@keyframes kb{to{transform:scale(1)}}
.hero .scrim{position:absolute;inset:0;background:linear-gradient(to top,rgba(10,22,45,.62) 0%,rgba(10,22,45,.22) 38%,rgba(10,22,45,0) 62%),linear-gradient(to right,rgba(10,22,45,.32),rgba(10,22,45,0) 55%)}
.hero .wrap{position:relative;z-index:2;padding:140px 0 48px;display:grid;grid-template-columns:1.25fr .75fr;gap:40px;align-items:end}
.hero h1{max-width:12ch;text-shadow:0 2px 30px rgba(0,0,0,.18)}
.hero .lead{color:#fff;margin:26px 0 30px;max-width:44ch;font-size:clamp(17px,1.3vw,20px)}
.hero .ctas{display:flex;gap:12px;flex-wrap:wrap}
.hero .proof{display:flex;align-items:center;gap:14px;margin-top:40px;font-size:13.5px;font-weight:500}
.hero .proof .stars{color:#F6D27A;letter-spacing:2px;font-size:14px}
.hero .proof .sep{opacity:.5}
.fcard{justify-self:end;width:min(100%,360px);background:rgba(255,255,255,.14);border:1px solid rgba(255,255,255,.3);backdrop-filter:blur(18px) saturate(140%);-webkit-backdrop-filter:blur(18px) saturate(140%);border-radius:var(--r);padding:12px;color:#fff;transition:transform var(--t) var(--ease)}
.fcard:hover{transform:translateY(-4px)}
.fcard .ph{aspect-ratio:16/10;border-radius:12px;overflow:hidden;background:var(--navy)}
.fcard .ph img{width:100%;height:100%;object-fit:cover}
.fcard .cap{display:flex;justify-content:space-between;align-items:flex-end;gap:12px;padding:12px 6px 4px}
.fcard .cap .l{display:block;font-size:11px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;opacity:.85}
.fcard .cap .a{display:block;font-family:var(--serif);font-size:20px;line-height:1.15;margin-top:4px;font-variation-settings:"opsz" 32}
.fcard .cap .p{font-size:15px;font-weight:600;white-space:nowrap}
.fcard .dots{display:flex;gap:6px;padding:8px 6px 2px}
.fcard .dots i{height:2px;flex:1;background:rgba(255,255,255,.35);border-radius:2px}
.fcard .dots i:first-child{background:#fff}
.hero-in h1,.hero-in .lead,.hero-in .ctas,.hero-in .proof,.hero-in .fcard{opacity:0;transform:translateY(22px);animation:rise 1s var(--ease) forwards}
.hero-in .lead{animation-delay:.12s}.hero-in .ctas{animation-delay:.22s}.hero-in .proof{animation-delay:.32s}.hero-in .fcard{animation-delay:.4s}
@keyframes rise{to{opacity:1;transform:none}}
/* statement */
.statement{background:var(--white)}
.statement .grid{display:grid;grid-template-columns:1fr 2.2fr;gap:40px;align-items:start}
.statement .big{font-family:var(--serif);font-size:clamp(28px,3.6vw,54px);line-height:1.12;letter-spacing:-.015em;font-variation-settings:"opsz" 72}
.statement .big .hl{color:var(--royal)}
.facts{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:56px}
.fact{border-top:1px solid var(--line);padding-top:18px}
.fact b{display:block;font-family:var(--serif);font-size:clamp(28px,2.6vw,40px);line-height:1;margin-bottom:8px;font-variation-settings:"opsz" 48}
.fact span{font-size:14px;line-height:1.45;display:block}
/* section headers */
.head{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;margin-bottom:clamp(28px,4vw,48px)}
.head h2{max-width:16ch}
/* listing cards */
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(16px,2vw,28px)}
.card{display:block;position:relative;border-radius:var(--r);overflow:hidden;background:var(--paper);transition:transform var(--t) var(--ease),box-shadow var(--t)}
.card:hover{transform:translateY(-6px);box-shadow:0 30px 60px -36px rgba(15,38,69,.5)}
.card .ph{aspect-ratio:4/3;overflow:hidden;position:relative;background:var(--sand-2)}
.card .ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.card:hover .ph img{transform:scale(1.06)}
.card .chip{position:absolute;top:12px;left:12px;background:rgba(255,255,255,.9);backdrop-filter:blur(8px);color:var(--navy);font-size:11px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;padding:7px 10px;border-radius:999px}
.card .chip.pend{background:var(--sand)}
.card .body{padding:16px 18px 20px;display:grid;grid-template-columns:1fr auto;gap:6px 14px;align-items:start}
.card .addr{font-size:12px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;line-height:1.35}
.card .area{font-family:var(--serif);font-size:22px;line-height:1.1;margin-top:6px;font-variation-settings:"opsz" 32}
.card .price{font-size:18px;font-weight:500;white-space:nowrap;text-align:right}
.card .meta{grid-column:1/-1;font-size:13.5px;color:var(--ink);display:flex;gap:10px;flex-wrap:wrap;margin-top:4px}
.card .meta i{font-style:normal;opacity:.35}
.card .go{position:absolute;right:14px;bottom:14px;width:34px;height:34px;border-radius:999px;background:var(--navy);color:#fff;display:none;align-items:center;justify-content:center}
/* rail */
.rail{display:grid;grid-auto-flow:column;grid-auto-columns:calc((100% - 2*clamp(14px,1.6vw,22px))/3.25);gap:clamp(14px,1.6vw,22px);overflow-x:auto;scroll-snap-type:x mandatory;padding-bottom:12px;scrollbar-width:none;-webkit-overflow-scrolling:touch}
.rail::-webkit-scrollbar{display:none}
.rail>*{scroll-snap-align:start}
.rail-ctl{display:flex;gap:10px}
.rail-ctl button{width:48px;height:48px;border-radius:999px;border:1px solid var(--line);display:flex;align-items:center;justify-content:center;transition:all .3s}
.rail-ctl button:hover{background:var(--navy);color:#fff;border-color:var(--navy)}
.place{display:block;position:relative;aspect-ratio:3/4;border-radius:var(--r);overflow:hidden;background:var(--navy);color:#fff}
.place img{width:100%;height:100%;object-fit:cover;transition:transform 1.4s var(--ease)}
.place:hover img{transform:scale(1.06)}
.place .sc{position:absolute;inset:0;background:linear-gradient(to top,rgba(10,22,45,.72),rgba(10,22,45,.08) 55%,transparent)}
.place .tx{position:absolute;left:0;right:0;bottom:0;padding:22px}
.place .n{display:block;font-size:11px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;opacity:.9;margin-bottom:8px}
.place h3{font-size:clamp(24px,2.1vw,32px);color:#fff}
.place p{font-size:14px;line-height:1.45;margin-top:8px;max-width:28ch;opacity:.95}
.place .go{display:inline-flex;align-items:center;gap:8px;margin-top:14px;font-size:13px;font-weight:600;letter-spacing:.08em;text-transform:uppercase}
.place .go .ar{transition:transform .35s var(--ease)}
.place:hover .go .ar{transform:translate(3px,-3px)}
/* split buy/sell */
.split{display:grid;grid-template-columns:1fr 1fr;gap:0;border-radius:var(--r);overflow:hidden;background:var(--paper)}
.split .pane{display:grid;grid-template-columns:1fr 1fr;min-height:460px}
.split .pane .ph{position:relative;overflow:hidden;background:var(--sand-2)}
.split .pane .ph img{width:100%;height:100%;object-fit:cover;position:absolute;inset:0;transition:transform 1.4s var(--ease)}
.split .pane:hover .ph img{transform:scale(1.05)}
.split .pane .tx{padding:clamp(28px,3vw,44px);display:flex;flex-direction:column;justify-content:center}
.split .pane:nth-child(2){border-left:1px solid var(--line-2)}
.split .pane:nth-child(2) .tx{order:-1}
.split h3{margin:10px 0 14px}
.list{list-style:none;padding:0;margin:0 0 24px;display:grid;gap:10px}
.list li{position:relative;padding-left:24px;font-size:15.5px;line-height:1.45}
.list li::before{content:"";position:absolute;left:0;top:10px;width:12px;height:1px;background:var(--royal)}
/* about */
.about{background:var(--sand-3)}
.about .grid{display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(28px,5vw,80px);align-items:center}
.portrait{position:relative;border-radius:var(--r);overflow:hidden;background:linear-gradient(160deg,var(--sand-2),var(--sand));aspect-ratio:4/5;display:flex;align-items:flex-end;justify-content:center}
.portrait::before{content:"";position:absolute;inset:auto -10% -30% -10%;height:85%;border-radius:50%;background:radial-gradient(closest-side,rgba(27,63,143,.18),transparent)}
.portrait img{position:relative;width:88%;height:auto;object-fit:contain;filter:drop-shadow(0 30px 40px rgba(15,38,69,.28))}
.portrait .tag{position:absolute;left:18px;top:18px;background:rgba(255,255,255,.85);backdrop-filter:blur(8px);border-radius:999px;padding:8px 12px;font-size:11px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--navy)}
.about .quote{font-family:var(--serif);font-style:italic;font-size:clamp(22px,2vw,30px);line-height:1.25;color:var(--royal);margin:26px 0;max-width:30ch;font-variation-settings:"opsz" 48}
.about .bio{display:grid;gap:14px;max-width:58ch}
.sig{margin-top:26px;display:flex;align-items:center;gap:16px;font-size:14px}
.sig b{display:block;font-family:var(--serif);font-size:22px;font-variation-settings:"opsz" 32;font-weight:400}
/* testimonials */
.quotes{background:var(--navy);color:#fff}
.quotes .eyebrow{color:var(--sand)} .quotes .eyebrow::after{background:var(--sand)}
.quotes .head h2{color:#fff}
.slider{position:relative}
.slides{display:grid;grid-auto-flow:column;grid-auto-columns:100%;overflow:hidden;border-radius:var(--r)}
.slide{padding:clamp(28px,4vw,56px);border:1px solid rgba(255,255,255,.14);border-radius:var(--r);background:rgba(255,255,255,.04);display:grid;grid-template-columns:1fr auto;gap:24px;align-items:end;transition:opacity .6s,transform .6s var(--ease)}
.slide q{quotes:none;font-family:var(--serif);font-size:clamp(22px,2.3vw,34px);line-height:1.25;display:block;max-width:34ch;font-variation-settings:"opsz" 48}
.slide .who{font-size:13px;letter-spacing:.12em;text-transform:uppercase;font-weight:600;color:var(--sand);text-align:right;white-space:nowrap}
.slide .who small{display:block;font-size:12px;opacity:.75;letter-spacing:.08em;margin-top:6px}
.quotes .rail-ctl{margin-top:22px;justify-content:space-between;align-items:center}
.quotes .rail-ctl button{border-color:rgba(255,255,255,.3);color:#fff}
.quotes .rail-ctl button:hover{background:#fff;color:var(--navy);border-color:#fff}
.quotes .count{font-size:13px;letter-spacing:.12em;font-weight:600}
/* faq */
.faq{background:var(--white)}
.faq .grid{display:grid;grid-template-columns:1fr 1.4fr;gap:clamp(24px,5vw,80px)}
details{border-top:1px solid var(--line)}
details:last-child{border-bottom:1px solid var(--line)}
summary{list-style:none;display:grid;grid-template-columns:44px 1fr 32px;gap:12px;align-items:center;padding:22px 0;cursor:pointer;font-family:var(--serif);font-size:clamp(20px,1.7vw,26px);font-variation-settings:"opsz" 32;line-height:1.15}
summary::-webkit-details-marker{display:none}
summary .n{font-family:var(--sans);font-size:12px;font-weight:600;letter-spacing:.1em;color:var(--royal)}
summary .pm{width:28px;height:28px;border:1px solid var(--line);border-radius:999px;display:flex;align-items:center;justify-content:center;font-family:var(--sans);font-size:18px;transition:transform .4s var(--ease),background .3s}
details[open] summary .pm{transform:rotate(45deg);background:var(--navy);color:#fff;border-color:var(--navy)}
details .a{padding:0 0 26px 56px;font-size:16px;line-height:1.55;max-width:60ch}
/* contact */
.contact{background:var(--paper)}
.contact .grid{display:grid;grid-template-columns:1.2fr .8fr;gap:clamp(28px,5vw,80px);align-items:start}
.form{display:grid;gap:0}
.field{display:grid;grid-template-columns:44px 1fr;gap:12px;align-items:center;border-bottom:1px solid var(--line);padding:6px 0}
.field .n{font-size:12px;font-weight:600;letter-spacing:.1em;color:var(--royal)}
.field input,.field textarea{width:100%;border:0;background:transparent;padding:18px 0;font:inherit;font-size:17px;color:var(--ink);outline:none}
.field input::placeholder,.field textarea::placeholder{color:#000;opacity:.5}
.field textarea{min-height:110px;resize:vertical}
.form .actions{display:flex;justify-content:space-between;align-items:center;gap:16px;margin-top:22px;flex-wrap:wrap}
.form .note{font-size:13px;max-width:36ch}
.cinfo{display:grid;gap:22px}
.cinfo .ph{aspect-ratio:4/5;border-radius:var(--r);overflow:hidden;background:var(--sand-2)}
.cinfo .ph img{width:100%;height:100%;object-fit:cover}
.cinfo dl{margin:0;display:grid;grid-template-columns:auto 1fr;gap:10px 18px;font-size:15px}
.cinfo dt{font-size:11px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--royal);padding-top:3px}
.cinfo dd{margin:0}
.cinfo dd a{border-bottom:1px solid var(--line)}
/* band */
.band{position:relative;min-height:62vh;display:flex;align-items:center;color:#fff;background:var(--navy)}
.band img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.band .sc{position:absolute;inset:0;background:linear-gradient(to right,rgba(10,22,45,.55),rgba(10,22,45,.05) 60%)}
.band .wrap{position:relative;z-index:1;padding:80px 0}
.band h2{color:#fff;max-width:14ch}
.band .lead{color:#fff;margin:18px 0 26px;max-width:40ch}
.band .eyebrow{color:#fff}.band .eyebrow::after{background:#fff}
/* footer */
footer{background:var(--navy);color:#fff;padding:72px 0 36px;font-size:14px}
footer .top{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:32px;padding-bottom:40px;border-bottom:1px solid rgba(255,255,255,.14)}
footer .brand .name{color:#fff}
footer h4{font-family:var(--sans);font-size:11px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--sand);margin-bottom:16px}
footer ul{list-style:none;margin:0;padding:0;display:grid;gap:9px}
footer a:hover{text-decoration:underline}
footer .legal{display:grid;grid-template-columns:1fr auto;gap:24px;align-items:center;padding-top:28px;font-size:12.5px;line-height:1.5;opacity:.9}
footer .legal p{max-width:78ch}
footer .marks{display:flex;gap:18px;align-items:center}
footer .marks img{height:34px;width:auto}
.eho{font-size:11px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;border:1px solid rgba(255,255,255,.4);border-radius:6px;padding:7px 9px;white-space:nowrap}
/* reveal */
.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:.1s}.reveal.d2{transition-delay:.2s}.reveal.d3{transition-delay:.3s}.reveal.d4{transition-delay:.4s}.reveal.d5{transition-delay:.5s}
body:not(.js) .reveal{opacity:1;transform:none}
/* listings page */
.pagehead{padding:140px 0 28px}
.pagehead h1{font-size:clamp(40px,5.4vw,84px);max-width:14ch}
.pagehead .lead{margin-top:16px}
.filters{position:sticky;top:72px;z-index:20;background:rgba(255,255,255,.92);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);border-top:1px solid var(--line-2);border-bottom:1px solid var(--line-2);padding:12px 0}
.filters .row{display:flex;gap:10px;flex-wrap:wrap;align-items:center}
.sel{position:relative}
.sel select,.sel input{appearance:none;-webkit-appearance:none;height:44px;border:1px solid var(--line);border-radius:999px;padding:0 38px 0 16px;font:inherit;font-size:14px;font-weight:600;color:var(--ink);background:#fff;outline:none;min-width:150px}
.sel input{padding-right:16px;min-width:130px}
.sel::after{content:"";position:absolute;right:16px;top:50%;width:7px;height:7px;border-right:1.5px solid var(--navy);border-bottom:1.5px solid var(--navy);transform:translateY(-70%) rotate(45deg);pointer-events:none}
.sel.in::after{display:none}
.chips{display:flex;gap:6px}
.chip-btn{height:44px;padding:0 16px;border-radius:999px;border:1px solid var(--line);font-size:14px;font-weight:600;transition:all .25s}
.chip-btn.on,.chip-btn:hover{background:var(--navy);color:#fff;border-color:var(--navy)}
.filters .count{margin-left:auto;font-size:14px;font-weight:600}
.results{padding:36px 0 80px}
.results .grid3{grid-template-columns:repeat(4,1fr)}
.more{display:flex;justify-content:center;margin-top:40px}
.idxnote{display:flex;gap:14px;align-items:flex-start;background:var(--sand-3);border-radius:var(--r-sm);padding:16px 18px;font-size:13.5px;line-height:1.5;margin:0 0 28px}
.idxnote b{font-weight:600}
.disc{font-size:12.5px;line-height:1.5;opacity:.85;margin-top:40px;max-width:90ch}
/* detail page */
.detail{padding:120px 0 60px}
.gallery{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:1fr 1fr;gap:10px;height:min(66vh,620px);border-radius:var(--r);overflow:hidden}
.gallery a,.gallery div{position:relative;overflow:hidden;background:var(--sand-2)}
.gallery a:first-child{grid-row:1/3}
.gallery img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.gallery a:hover img{transform:scale(1.04)}
.dgrid{display:grid;grid-template-columns:1.4fr .8fr;gap:clamp(28px,5vw,72px);margin-top:36px;align-items:start}
.dgrid h1{font-size:clamp(34px,4vw,60px);max-width:16ch}
.dgrid .price{font-size:22px;font-weight:500;margin-top:14px}
.dgrid .metas{display:flex;gap:18px;flex-wrap:wrap;margin:16px 0 28px;font-size:15px;font-weight:500}
.specs{display:grid;grid-template-columns:repeat(2,1fr);gap:0 28px}
.specs div{display:flex;justify-content:space-between;gap:14px;padding:12px 0;border-top:1px solid var(--line);font-size:15px}
.specs div span:first-child{font-size:11px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--royal);padding-top:3px}
.courtesy{margin-top:22px;font-size:13px;line-height:1.5}
.ask{position:sticky;top:96px;background:var(--paper);border-radius:var(--r);padding:26px}
.ask .who{display:flex;gap:14px;align-items:center;margin-bottom:18px}
.ask .who img{width:56px;height:56px;border-radius:999px;object-fit:cover;object-position:50% 20%;background:var(--sand-2)}
.ask .who b{display:block;font-family:var(--serif);font-size:20px;font-weight:400;font-variation-settings:"opsz" 32}
.ask .who span{font-size:13px}
.ask .field{grid-template-columns:1fr;gap:0}
.ask .field input,.ask .field textarea{padding:14px 0;font-size:15px}
.ask .btn{width:100%;justify-content:center;margin-top:18px}
.ask .alt{text-align:center;font-size:13px;margin-top:12px}
/* page heroes [buy/sell] */
.phero{min-height:72vh;display:flex;align-items:flex-end;color:#fff;background:var(--navy)}
.phero .bg{position:absolute;inset:0}
.phero .bg img{width:100%;height:100%;object-fit:cover}
.phero .scrim{position:absolute;inset:0;background:linear-gradient(to top,rgba(10,22,45,.6),rgba(10,22,45,.1) 55%,transparent)}
.phero .wrap{position:relative;z-index:1;padding:150px 0 56px}
.phero h1{font-size:clamp(42px,6.4vw,100px);max-width:12ch}
.phero .lead{color:#fff;margin-top:20px}
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(16px,2vw,28px)}
.step{border-top:1px solid var(--line);padding-top:20px}
.step .n{font-size:12px;font-weight:600;letter-spacing:.12em;color:var(--royal);display:block;margin-bottom:14px}
.step h3{font-size:clamp(22px,1.9vw,28px);margin-bottom:10px}
.step p{font-size:15.5px;line-height:1.5}
/* responsive */
@media(max-width:1100px){
  .nav-links{gap:22px} .results .grid3{grid-template-columns:repeat(3,1fr)}
}
@media(max-width:900px){
  .nav-links,.nav-cta .tel{display:none} .burger{display:flex} .nav .btn{display:none}
  .hero .wrap{grid-template-columns:1fr;padding:120px 0 36px;gap:28px}
  .fcard{justify-self:start;width:100%;max-width:420px}
  .statement .grid,.about .grid,.faq .grid,.contact .grid,.dgrid{grid-template-columns:1fr}
  .facts{grid-template-columns:repeat(3,1fr);gap:12px}
  .grid3,.results .grid3{grid-template-columns:repeat(2,1fr)}
  .rail{grid-auto-columns:calc((100% - clamp(14px,1.6vw,22px))/2.15)}
  .split{grid-template-columns:1fr} .split .pane{grid-template-columns:1fr;min-height:0} .split .pane .ph{aspect-ratio:16/10} .split .pane .ph img{position:static;height:100%} .split .pane:nth-child(2){border-left:0;border-top:1px solid var(--line-2)} .split .pane:nth-child(2) .tx{order:1}
  .head{flex-direction:column;align-items:flex-start;gap:16px}
  footer .top{grid-template-columns:1fr 1fr} footer .legal{grid-template-columns:1fr}
  .gallery{grid-template-columns:1fr 1fr;grid-template-rows:auto auto;height:auto} .gallery a:first-child{grid-column:1/3;grid-row:auto;aspect-ratio:16/10} .gallery a{aspect-ratio:4/3}
  .steps{grid-template-columns:1fr}
  .ask{position:static}
}
@media(max-width:600px){
  body{font-size:16px}
  .brand .sub{display:none} .brand .name{font-size:22px}
  .nav{height:72px}
  .hero{min-height:100svh}
  .hero .wrap{padding:110px 0 28px}
  .hero h1{font-size:clamp(44px,13vw,64px)}
  .hero .proof{font-size:12.5px;flex-wrap:wrap;gap:8px 12px;margin-top:28px}
  .fcard{display:none}
  .facts{grid-template-columns:1fr 1fr}
  .grid3,.results .grid3{grid-template-columns:1fr}
  .rail{grid-auto-columns:78%}
  .slide{grid-template-columns:1fr} .slide .who{text-align:left}
  summary{grid-template-columns:30px 1fr 28px;font-size:19px} details .a{padding-left:42px}
  .field{grid-template-columns:30px 1fr}
  .filters{top:72px} .filters .row{gap:8px} .sel select,.sel input{min-width:0;width:100%} .sel{flex:1 1 44%} .chips{flex:1 1 100%} .chip-btn{flex:1} .filters .count{margin-left:0;flex:1 1 100%}
  .specs{grid-template-columns:1fr}
  .gallery{grid-template-columns:1fr} .gallery a:first-child{grid-column:auto}
  footer .top{grid-template-columns:1fr}
}