@import url('https://fonts.googleapis.com/css2?family=Barlow+Condensed:wght@600;700&family=Source+Sans+3:wght@400;500;600&display=swap');

:root{
  --paper:#ffffff;
  --ink:#0b0d10;
  --ink-soft:#4a5058;
  --line:#e2e4e7;
  --navy:#16273b;
  --navy-deep:#0c1620;
  --navy-mist:#3d5570;
  --accent:#c9a35c;
  --surface:#f6f5f2;
}

[data-theme="dark"]{
  --paper:#14171c;
  --ink:#f1f1ef;
  --ink-soft:#a8b0ba;
  --line:#2a2e35;
  --surface:#1b1f26;
  --accent:#d9b876;
}

/* transition the handful of properties that actually change on toggle,
   not everything — avoids a jarring flash-transition on unrelated
   hover states elsewhere on the page */
body,.card,.listing-card,.field input,.field select,.field textarea,
.area-table-wrap,.wizard-panel,.deliverable-card{
  transition:background-color .15s ease,color .15s ease,border-color .15s ease;
}

*{box-sizing:border-box;margin:0;padding:0;}
[hidden]{display:none!important;}

body{
  background:var(--paper);
  color:var(--ink);
  font-family:'Source Sans 3', system-ui, -apple-system, sans-serif;
  line-height:1.6;
}

h1,h2,h3{
  font-family:'Barlow Condensed', system-ui, sans-serif;
  text-transform:uppercase;
  letter-spacing:0.02em;
  line-height:1.05;
}

a{color:inherit;text-decoration:none;}

.wrap{max-width:1080px;margin:0 auto;padding:0 clamp(24px,6vw,48px);}

/* header */
.site-header{border-bottom:1px solid var(--line);position:relative;z-index:50;}
.nav{display:flex;align-items:center;justify-content:space-between;padding-top:20px;padding-bottom:20px;gap:20px;}
.nav-right{display:flex;align-items:center;gap:20px;margin-right:28px;}
.logo{display:flex;align-items:center;gap:10px;font-family:'Barlow Condensed',sans-serif;font-weight:700;font-size:18px;letter-spacing:0.06em;}
.logo-img{height:44px;width:auto;display:block;}
.nav-links{display:flex;gap:20px;list-style:none;font-size:13px;font-weight:600;letter-spacing:0.02em;text-transform:uppercase;white-space:nowrap;}
.nav-links a{padding:4px 0;border-bottom:2px solid transparent;}
.nav-links a:hover,.nav-links a.active{border-color:var(--accent);}
.menu-toggle{display:none;background:none;border:none;font-size:20px;cursor:pointer;color:var(--ink);}
.theme-toggle{
  background:none;border:1px solid var(--line);border-radius:50%;
  width:32px;height:32px;display:flex;align-items:center;justify-content:center;
  cursor:pointer;font-size:15px;color:var(--ink-soft);flex:none;
}
.theme-toggle:hover{color:var(--ink);border-color:var(--ink-soft);}
.nav-cta{
  background:var(--navy);color:#fff;padding:10px 20px;border-radius:2px;
  font-size:12.5px;font-weight:600;letter-spacing:0.06em;text-transform:uppercase;
  white-space:nowrap;
}
.nav-cta:hover{background:var(--navy-deep);}
.logo-img-dark{display:none;}
[data-theme="dark"] .logo-img-light{display:none;}
[data-theme="dark"] .logo-img-dark{display:inline-block;}
.nav-socials{display:flex;align-items:center;gap:14px;}
.nav-social{color:var(--ink-soft);display:flex;flex:none;}
.nav-social:hover{color:var(--navy);}
.nav-social svg{width:20px;height:20px;}

.btn{
  display:inline-block;background:var(--navy);color:#fff;
  padding:12px 26px;border-radius:2px;font-weight:600;
  font-size:13px;letter-spacing:0.08em;text-transform:uppercase;
  transition:background .15s ease;
}
.btn:hover{background:var(--navy-deep);}
.btn[disabled]{cursor:default;opacity:0.85;}
.btn.is-loading{display:inline-flex;align-items:center;gap:10px;}
.btn.is-loading::before{
  content:"";width:13px;height:13px;border-radius:50%;flex:none;
  border:2px solid rgba(255,255,255,0.35);border-top-color:#fff;
  animation:btn-spin .7s linear infinite;
}
@keyframes btn-spin{to{transform:rotate(360deg);}}
@media (prefers-reduced-motion: reduce){.btn.is-loading::before{animation:none;}}
.btn-outline{background:none;border:1px solid var(--line);color:var(--ink);}
.btn-outline:hover{background:var(--surface);}
.nav-cta-mobile-item{display:none;}

/* market tabs */
.market-tabs{display:flex;gap:4px;border-bottom:1px solid var(--line);margin-bottom:28px;}
.market-tab{
  background:none;border:none;cursor:pointer;padding:12px 4px;margin-right:28px;
  font-family:inherit;font-size:14px;font-weight:600;color:var(--ink-soft);
  border-bottom:2px solid transparent;margin-bottom:-1px;
}
.market-tab:hover{color:var(--ink);}
.market-tab.is-active{color:var(--ink);border-bottom-color:var(--accent);}
.market-tab-panel{display:none;}
.market-tab-panel.is-active{display:block;}

/* market search */
.search-filters{display:flex;flex-wrap:wrap;gap:16px;align-items:end;margin-bottom:24px;}
.search-filters .field{margin-bottom:0;min-width:150px;}
.search-filters .search-submit{margin-left:auto;}
.search-pagination{display:flex;align-items:center;justify-content:center;gap:16px;margin-top:20px;font-size:13px;color:var(--ink-soft);}

/* valuation wizard */
.wizard-steps{
  display:flex;list-style:none;gap:0;margin-bottom:32px;flex-wrap:wrap;
}
.wizard-step{
  display:flex;align-items:center;gap:8px;padding:10px 18px 10px 0;
  font-size:13px;font-weight:600;letter-spacing:0.02em;text-transform:uppercase;
  color:var(--ink-soft);
}
.wizard-step .step-icon{
  display:flex;align-items:center;justify-content:center;
  width:24px;height:24px;border-radius:50%;border:1px solid var(--line);
  font-family:'IBM Plex Mono',monospace;font-size:12px;font-weight:600;
  color:var(--ink-soft);flex:none;
}
.wizard-step.is-active{color:var(--ink);}
.wizard-step.is-active .step-icon{border-color:var(--accent);background:var(--accent);color:#fff;}
.wizard-step.is-complete .step-icon{border-color:var(--navy);background:var(--navy);color:#fff;}
.wizard-panel{max-width:640px;}
.wizard-actions{display:flex;justify-content:space-between;gap:12px;margin-top:8px;}
.wizard-actions .btn:only-child{margin-left:auto;}
.wizard-hint{font-size:13px;color:var(--ink-soft);margin-top:-4px;margin-bottom:18px;}

/* hero */
.hero{
  position:relative;
  color:#f3f0e8;
  padding:clamp(72px,14vw,140px) 0 clamp(56px,9vw,96px);
  background-size:cover;background-position:center;
  isolation:isolate;
}
.hero::before{
  content:"";position:absolute;inset:0;z-index:-1;
  background:linear-gradient(160deg, rgba(12,22,32,0.88) 0%, rgba(12,22,32,0.72) 100%);
}
.hero-inner{max-width:640px;margin:0 auto;padding:0 clamp(20px,5vw,48px);}
.hero-eyebrow{
  font-size:12px;letter-spacing:0.18em;text-transform:uppercase;
  color:var(--accent);margin-bottom:16px;font-weight:600;
}
.hero h1{font-size:clamp(40px,7vw,72px);color:#fbfaf6;}
.hero p{margin-top:20px;font-size:16.5px;color:#d7dbe0;max-width:520px;}
.hero .btn{margin-top:28px;}

.hero.hero-compact{padding:clamp(48px,8vw,80px) 0;}

#introSplash{
  position:fixed;inset:0;z-index:9999;background:#000;
  display:flex;align-items:center;justify-content:center;
  opacity:1;transition:opacity 1.1s ease-in-out;
}
#introSplash.fade-out{opacity:0;pointer-events:none;}
#introSplash img{max-width:220px;width:40vw;height:auto;transition:transform 1.1s ease-in-out;}
#introSplash.fade-out img{transform:scale(.7);}
/* Same duration/easing as #introSplash's own opacity transition above —
   the splash fading out and the page fading in run as one simultaneous
   crossfade, not two independently-timed transitions that happen to
   overlap. A shorter/snappier curve here previously left the splash's
   solid black background still near-opaque for most of the transition
   (an `ease` curve holds close to its start value early on), so the page
   underneath stayed invisible until a fast reveal right at the end —
   that read as a hard cut, not a dissolve. */
body.intro-pending>*:not(#introSplash){opacity:0;transition:opacity 1.1s ease-in-out;}
body.intro-fade-in>*:not(#introSplash){opacity:1;}

/* sections */
section{padding:clamp(48px,7vw,72px) 0;border-bottom:1px solid var(--line);}
section:last-of-type{border-bottom:none;}
.section-title{max-width:560px;margin-bottom:36px;}
.section-title h2{font-size:clamp(26px,3.4vw,34px);}
.section-title p{margin-top:10px;color:var(--ink-soft);font-size:15.5px;}

.grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(230px,1fr));gap:28px;}
.card{border:1px solid var(--line);padding:26px;border-radius:2px;}
.card .icon{color:var(--accent);margin-bottom:14px;}
.card h3{font-size:19px;margin-bottom:8px;}
.card p{color:var(--ink-soft);font-size:14.5px;}

/* feature rows (service detail w/ image) */
.feature-row{display:grid;grid-template-columns:1fr 1fr;gap:44px;align-items:center;}
.feature-row img{width:100%;height:100%;object-fit:cover;border-radius:2px;aspect-ratio:4/3;object-position:center;}
.feature-row img.img-blend{
  border-radius:0;
  mask-image:radial-gradient(ellipse 62% 62% at 50% 50%,#000 55%,transparent 100%);
  -webkit-mask-image:radial-gradient(ellipse 62% 62% at 50% 50%,#000 55%,transparent 100%);
}
.feature-row.reverse .feature-media{order:2;}
.feature-row img.portrait{aspect-ratio:3/4;max-width:320px;margin:0 auto;object-position:top;}
.feature-copy h2{font-size:clamp(24px,3vw,32px);margin-bottom:16px;}
.feature-copy p{color:var(--ink-soft);font-size:15.5px;margin-bottom:14px;}
.feature-copy .btn{margin-top:8px;}

/* homepage sales-team rotator */
.sales-rotator{position:relative;max-width:320px;margin:0 auto;}
.sales-slide{display:none;}
.sales-slide.is-active{display:block;animation:sales-fade .4s ease;}
@keyframes sales-fade{from{opacity:0;}to{opacity:1;}}
.sales-slide .portrait{max-width:100%;margin:0;}
.sales-slide-info{
  position:absolute;left:0;right:0;bottom:44px;
  background:linear-gradient(0deg, rgba(11,13,16,.82), rgba(11,13,16,0));
  padding:32px 18px 14px;border-radius:0 0 2px 2px;
}
.sales-slide-info .name{color:#fbfaf6;font-weight:600;font-size:15px;}
.sales-slide-info .role{font-family:'IBM Plex Mono',monospace;font-size:10.5px;letter-spacing:0.06em;text-transform:uppercase;color:var(--accent);margin-top:3px;}
.sales-rotator-dots{position:absolute;left:0;right:0;bottom:14px;display:flex;justify-content:center;gap:8px;}
.sales-dot{width:7px;height:7px;padding:0;border-radius:50%;border:1px solid rgba(251,250,246,.6);background:transparent;cursor:pointer;}
.sales-dot.is-active{background:var(--accent);border-color:var(--accent);}

/* homepage featured-properties carousel */
.property-carousel{position:relative;max-width:760px;margin:0 auto;box-shadow:0 12px 32px -12px rgba(11,13,16,.25);border-radius:2px;}
.carousel-track{position:relative;border-radius:2px;overflow:hidden;aspect-ratio:3/2;background:var(--navy-deep);border:1px solid var(--line);}
.carousel-slide{position:absolute;inset:0;opacity:0;pointer-events:none;transition:opacity .5s ease;}
.carousel-slide.is-active{opacity:1;pointer-events:auto;}
.carousel-slide img{width:100%;height:100%;object-fit:cover;display:block;}
.carousel-badge{
  position:absolute;top:18px;left:18px;z-index:2;
  padding:6px 13px;border-radius:2px;font-family:'IBM Plex Mono',monospace;
  font-size:11px;font-weight:600;letter-spacing:0.06em;text-transform:uppercase;
  color:#fff;background:var(--navy);box-shadow:0 2px 8px rgba(0,0,0,0.25);
}
.carousel-badge-rental{background:var(--accent);color:var(--navy-deep);}
.carousel-info{
  position:absolute;left:0;right:0;bottom:0;padding:28px 88px 24px 28px;
  background:linear-gradient(0deg, rgba(11,13,16,.92) 10%, rgba(11,13,16,.55) 60%, rgba(11,13,16,0));
}
.carousel-price{font-family:'Barlow Condensed',sans-serif;font-size:30px;font-weight:700;color:#fbfaf6;line-height:1;}
.carousel-address{color:#e4e6ea;font-size:14.5px;margin-top:6px;}
.carousel-meta{display:flex;gap:14px;flex-wrap:wrap;margin-top:10px;font-family:'IBM Plex Mono',monospace;font-size:11px;letter-spacing:0.04em;text-transform:uppercase;color:var(--accent);}
.carousel-info .btn{margin-top:16px;}
.carousel-arrow{
  position:absolute;top:50%;transform:translateY(-50%);width:40px;height:40px;border-radius:50%;
  background:rgba(11,13,16,.5);border:1px solid rgba(251,250,246,.4);color:#fbfaf6;font-size:16px;
  cursor:pointer;display:flex;align-items:center;justify-content:center;transition:background .15s ease;
}
.carousel-arrow:hover{background:rgba(11,13,16,.8);}
.carousel-prev{left:14px;}
.carousel-next{right:14px;}
.carousel-dots{display:flex;justify-content:center;gap:8px;margin-top:16px;}
.carousel-dot{width:8px;height:8px;padding:0;border-radius:50%;border:1px solid var(--ink-soft);background:transparent;cursor:pointer;}
.carousel-dot.is-active{background:var(--accent);border-color:var(--accent);}
@media (max-width:600px){
  .carousel-info{padding:20px 60px 18px 18px;}
  .carousel-price{font-size:24px;}
  .carousel-arrow{width:32px;height:32px;font-size:13px;}
}

/* why choose us */
.reasons{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:32px;}
.reason h3{font-size:19px;margin-bottom:8px;}
.reason p{color:var(--ink-soft);font-size:14.5px;}

/* testimonials */
.testimonials{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:24px;}
.testimonial{border-left:3px solid var(--accent);padding:4px 0 4px 20px;}
.testimonial p{font-style:italic;font-size:15px;color:var(--ink);}
.testimonial cite{display:block;margin-top:10px;font-style:normal;font-size:13px;color:var(--ink-soft);font-weight:600;}

.google-badge{display:inline-flex;align-items:center;gap:8px;margin-top:14px;padding:8px 14px;border:1px solid var(--line);border-radius:20px;font-size:13.5px;color:var(--ink);text-decoration:none;transition:border-color .15s ease;}
.google-badge:hover{border-color:var(--accent);}
.google-badge strong{color:var(--ink);}

.testimonial-carousel{position:relative;max-width:720px;margin:32px auto 0;}
.testimonial-carousel .carousel-track{aspect-ratio:auto;min-height:180px;background:none;border:none;overflow:visible;display:flex;align-items:center;}
.testimonial-slide{position:absolute;inset:0;width:100%;opacity:0;pointer-events:none;transition:opacity .35s ease;text-align:center;padding:0 56px;box-sizing:border-box;}
.testimonial-slide.is-active{opacity:1;pointer-events:auto;position:relative;}
.testimonial-stars{color:var(--accent);font-size:16px;letter-spacing:2px;margin-bottom:14px;}
.testimonial-slide p{font-style:italic;font-size:17px;line-height:1.6;color:var(--ink);}
.testimonial-slide cite{display:block;margin-top:14px;font-style:normal;font-size:13px;color:var(--ink-soft);font-weight:600;}
@media (max-width:600px){
  .testimonial-slide{padding:0 44px;}
  .testimonial-slide p{font-size:15.5px;}
}

/* team */
.team{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:28px;}
.team-member{background:var(--navy);border-radius:2px;overflow:hidden;}
.team-member .photo-wrap{padding:32px 32px 0;display:flex;justify-content:center;}
.team-member .photo{
  width:150px;height:150px;border-radius:50%;object-fit:cover;
  filter:grayscale(1);border:3px solid var(--navy-mist);
}
.team-member .team-body{padding:20px 28px 28px;text-align:center;}
.team-member h3{font-size:19px;color:#fbfaf6;}
.team-member .role{font-family:'IBM Plex Mono',monospace;font-size:11px;letter-spacing:0.08em;text-transform:uppercase;color:var(--accent);margin:4px 0 14px;}
.team-member p{color:#c3c9d1;font-size:13.5px;text-align:left;}

/* contact */
.contact-grid{display:grid;grid-template-columns:1fr 1.4fr;gap:48px;}
.contact-info dt{font-family:'IBM Plex Mono',monospace;font-size:11px;letter-spacing:0.08em;text-transform:uppercase;color:var(--ink-soft);margin-top:20px;}
.contact-info dt:first-child{margin-top:0;}
.contact-info dd{font-size:15.5px;margin-top:4px;}
.form-row{display:flex;gap:14px;margin-bottom:14px;}
.form-row > *{flex:1;}
label{display:block;font-size:12.5px;font-weight:600;text-transform:uppercase;letter-spacing:0.04em;margin-bottom:6px;color:var(--ink-soft);}
input,textarea{width:100%;border:1px solid var(--line);padding:11px 12px;border-radius:2px;font-family:inherit;font-size:14.5px;background:var(--paper);color:var(--ink);}
textarea{resize:vertical;min-height:100px;}
.field{margin-bottom:14px;}
.field-hint{font-size:12px;color:var(--ink-soft);margin-top:6px;}
.field-checkbox label{display:flex;align-items:flex-start;gap:8px;text-transform:none;font-weight:400;font-size:13.5px;color:var(--ink);}
.field-checkbox input[type="checkbox"]{width:auto;flex:none;margin-top:2px;}
input[type="file"]{padding:9px 12px;font-size:13.5px;}
input[type="file"]::file-selector-button{
  font-family:inherit;font-size:12.5px;font-weight:600;letter-spacing:0.03em;text-transform:uppercase;
  padding:7px 14px;margin-right:12px;border:none;border-radius:2px;background:var(--navy);color:#fff;cursor:pointer;
}
input[type="file"]::file-selector-button:hover{background:var(--navy-deep);}

@media (max-width:760px){
  .feature-row,.contact-grid{grid-template-columns:1fr;}
  .feature-row.reverse .feature-media{order:0;}
}

/* listing cards */
.listings{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:28px;}
.listing-card{border:1px solid var(--line);border-radius:2px;overflow:hidden;background:var(--paper);}
.listing-card img{width:100%;aspect-ratio:3/2;object-fit:cover;display:block;}
.listing-body{padding:20px 22px 22px;}
.listing-price{font-family:'Barlow Condensed',sans-serif;font-size:24px;font-weight:700;}
.listing-address{color:var(--ink-soft);font-size:14px;margin-top:4px;}
.listing-address a,.listing-card>a{color:inherit;text-decoration:none;}
.listing-address a:hover{text-decoration:underline;}
.listing-card>a{display:block;}
.listing-meta{display:flex;gap:16px;margin-top:14px;font-family:'IBM Plex Mono',monospace;font-size:12.5px;color:var(--ink-soft);}
.listing-tag{
  display:inline-block;margin-top:14px;padding:4px 10px;border-radius:2px;
  background:var(--surface);font-size:11px;letter-spacing:0.05em;text-transform:uppercase;
  font-family:'IBM Plex Mono',monospace;color:var(--ink-soft);
}
.listing-source{
  display:flex;align-items:center;justify-content:space-between;
  padding:12px 22px;border-top:1px solid var(--line);background:var(--surface);
  font-family:'IBM Plex Mono',monospace;font-size:11px;color:var(--ink-soft);
}
.listing-source a{text-decoration:underline;}
.listing-body{display:flex;flex-direction:column;}
.listing-actions{display:flex;align-items:center;gap:10px;margin-top:16px;}
.listing-actions .btn{padding:9px 16px;font-size:11.5px;font-family:inherit;cursor:pointer;}
.listing-actions .btn-outline{background:none;border:1px solid var(--navy);color:var(--navy);}
.listing-actions .btn-outline:hover{background:var(--navy);color:#fff;}
.listing-yt-link{
  display:inline-flex;align-items:center;justify-content:center;flex:none;
  width:34px;height:34px;border-radius:2px;color:var(--ink-soft);
  transition:color .15s ease;
}
.listing-yt-link:hover{color:#FF0000;}

/* filter bar */
.filter-bar{
  display:flex;flex-wrap:wrap;gap:14px;align-items:flex-end;
  padding:20px;border:1px solid var(--line);border-radius:2px;background:var(--surface);
  margin-bottom:32px;
}
.filter-field{display:flex;flex-direction:column;gap:6px;min-width:140px;}
.filter-field label{font-family:'IBM Plex Mono',monospace;font-size:11px;letter-spacing:0.06em;text-transform:uppercase;color:var(--ink-soft);}
.filter-field select{margin-bottom:0;}
.filter-count{margin-left:auto;font-size:13px;color:var(--ink-soft);align-self:center;}
.listing-card[hidden]{display:none;}
.no-results{padding:32px;text-align:center;color:var(--ink-soft);border:1px dashed var(--line);border-radius:2px;}

/* sold / let archive */
.archive-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:20px;margin-top:28px;}
.archive-card{border:1px solid var(--line);border-radius:2px;overflow:hidden;background:var(--paper);}
.archive-card img{width:100%;aspect-ratio:3/2;object-fit:cover;display:block;filter:grayscale(45%);opacity:.88;}
.archive-body{padding:16px 18px 18px;}
.archive-status{
  display:inline-block;margin-bottom:9px;padding:3px 9px;border-radius:2px;
  background:var(--navy);color:#fff;font-size:10.5px;letter-spacing:0.05em;text-transform:uppercase;
  font-family:'IBM Plex Mono',monospace;
}
.archive-address{color:var(--ink-soft);font-size:13px;margin-top:2px;}
.archive-link{display:block;margin-top:10px;font-size:12px;color:var(--ink-soft);text-decoration:underline;}

/* property detail page */
.property-hero-img{width:100%;aspect-ratio:16/9;object-fit:cover;border-radius:2px;}
.property-layout{display:grid;grid-template-columns:1.6fr 1fr;gap:44px;align-items:start;}
.property-main h1{font-size:clamp(26px,3.5vw,36px);margin-bottom:6px;}
.property-address{color:var(--ink-soft);font-size:15px;margin-bottom:18px;}
.property-price{font-family:'Barlow Condensed',sans-serif;font-size:32px;font-weight:700;margin-bottom:16px;}
.property-tags{
  display:flex;flex-wrap:wrap;gap:10px;
  padding-bottom:20px;border-bottom:1px solid var(--line);margin-bottom:24px;
}
.property-tag{
  display:inline-flex;align-items:center;gap:4px;padding:6px 12px;border-radius:2px;
  background:var(--surface);font-family:'IBM Plex Mono',monospace;font-size:12.5px;color:var(--ink-soft);
}
.property-tag strong{color:var(--ink);font-weight:600;}
.property-main h2{font-size:20px;margin:28px 0 12px;}
.property-main p{color:var(--ink-soft);font-size:15px;margin-bottom:14px;}
.property-highlights{list-style:none;display:flex;flex-direction:column;gap:8px;font-size:15px;color:var(--ink);}
.property-highlights li::before{content:"— ";color:var(--accent);}
.property-daft-cta{display:inline-block;margin-top:8px;}
.property-sidebar{position:sticky;top:24px;display:flex;flex-direction:column;gap:20px;}
.sidebar-card{border:1px solid var(--line);border-radius:2px;padding:22px;}
.sidebar-card h3{font-size:15px;margin-bottom:14px;}
.agent-card{display:flex;gap:14px;align-items:center;}
.agent-card img{width:56px;height:56px;border-radius:50%;object-fit:cover;filter:grayscale(1);flex:none;}
.agent-card .name{font-weight:600;font-size:14.5px;}
.agent-card .role{font-size:12px;color:var(--ink-soft);}
.sidebar-card .btn{width:100%;text-align:center;margin-top:14px;border:none;cursor:pointer;}

/* mortgage calculator */
.calc-row{display:flex;justify-content:space-between;align-items:center;margin-bottom:14px;gap:12px;}
.calc-row label{font-size:13px;color:var(--ink-soft);}
.calc-row input[type="range"]{flex:1;margin:0 10px;}
.calc-value{font-family:'IBM Plex Mono',monospace;font-size:13px;font-weight:600;white-space:nowrap;min-width:70px;text-align:right;}
.calc-result{
  margin-top:18px;padding-top:18px;border-top:1px solid var(--line);
  text-align:center;
}
.calc-result .amount{font-family:'Barlow Condensed',sans-serif;font-size:30px;font-weight:700;color:var(--navy);}
.calc-result .label{font-size:12px;color:var(--ink-soft);text-transform:uppercase;letter-spacing:0.05em;margin-top:2px;}
.calc-note{font-size:11.5px;color:var(--ink-soft);margin-top:10px;line-height:1.5;}

@media (max-width:820px){
  .property-layout{grid-template-columns:1fr;}
  .property-sidebar{position:static;}
}

/* valuation tool */
.valuation-tool{max-width:640px;}
.estimate-result{
  margin-top:28px;padding:28px 30px;border:1px solid var(--navy);border-radius:2px;
  background:var(--surface);
}
.estimate-result .range{font-family:'Barlow Condensed',sans-serif;font-size:34px;font-weight:700;color:var(--navy);}
.estimate-result .sub{font-size:13px;color:var(--ink-soft);margin-top:4px;}
.estimate-result .basis{font-size:12px;color:var(--ink-soft);margin-top:14px;padding-top:14px;border-top:1px solid var(--line);line-height:1.6;}
.estimate-loading{
  margin-top:28px;padding:32px 30px;border:1px solid var(--line);border-radius:2px;
  background:var(--surface);text-align:center;
}
.estimate-loading p{font-size:13.5px;color:var(--ink-soft);margin:14px 0 0;}
.loading-bar{width:100%;max-width:280px;height:4px;margin:0 auto;border-radius:2px;background:var(--line);overflow:hidden;}
.loading-bar-fill{width:40%;height:100%;background:var(--accent);border-radius:2px;animation:loading-bar-slide 1.1s ease-in-out infinite;}
@keyframes loading-bar-slide{
  0%{transform:translateX(-100%);}
  100%{transform:translateX(350%);}
}
@media (prefers-reduced-motion: reduce){
  .loading-bar-fill{animation:none;width:100%;}
}
.estimate-gate{margin-top:22px;padding-top:22px;border-top:1px dashed var(--line);}
.estimate-gate h3{font-size:16px;margin-bottom:6px;}
.estimate-gate p{font-size:13.5px;color:var(--ink-soft);margin-bottom:16px;}

.resolved-address-note{font-size:12.5px;color:var(--ink-soft);margin-bottom:10px;}
.confidence-badge{
  display:inline-block;font-family:'IBM Plex Mono',monospace;font-size:11px;font-weight:600;
  text-transform:uppercase;letter-spacing:0.06em;padding:4px 12px;border-radius:20px;
  border:1px solid var(--accent);color:var(--accent);margin-bottom:18px;
}
.estimate-triple{display:flex;align-items:baseline;justify-content:space-between;gap:12px;flex-wrap:wrap;}
.estimate-figure{text-align:center;flex:1;min-width:100px;}
.estimate-figure .num{font-family:'Barlow Condensed',sans-serif;font-size:24px;font-weight:700;color:var(--ink);}
.estimate-figure .lbl{font-size:11.5px;color:var(--ink-soft);text-transform:uppercase;letter-spacing:0.04em;margin-top:2px;}
.estimate-figure-main .num{font-size:34px;color:var(--navy);}
.history-card{margin-top:20px;padding-top:18px;border-top:1px solid var(--line);}
.history-card h4{font-size:13px;text-transform:uppercase;letter-spacing:0.04em;color:var(--ink-soft);margin-bottom:10px;}
.history-row{display:flex;justify-content:space-between;font-size:13.5px;padding:8px 0;border-bottom:1px solid var(--line);}
.history-row:last-child{border-bottom:none;}
.history-row .addr{color:var(--ink-soft);font-size:12px;}

/* chat widget */
.chat-launcher{
  position:fixed;bottom:24px;right:24px;z-index:200;
  height:56px;border-radius:28px;border:none;cursor:pointer;
  background:var(--navy);color:#fff;display:flex;align-items:center;gap:10px;
  padding:0 22px 0 18px;
  box-shadow:0 6px 20px rgba(0,0,0,0.25);
  font-family:'Barlow Condensed',sans-serif;font-weight:600;font-size:15.5px;
  letter-spacing:0.02em;text-transform:uppercase;
  transition:background .15s ease;
}
.chat-launcher:hover{background:var(--navy-deep);}
.chat-launcher svg{width:22px;height:22px;flex:none;}
.chat-launcher .close-icon{display:none;}
.chat-launcher.open .chat-icon{display:none;}
.chat-launcher.open .close-icon{display:block;}
.chat-launcher.open{width:56px;padding:0;justify-content:center;border-radius:50%;}
.chat-launcher.open .label,
.chat-launcher.open .badge{display:none;}
.chat-launcher .label{white-space:nowrap;}
.chat-launcher .badge{
  position:absolute;top:-4px;right:-4px;width:12px;height:12px;border-radius:50%;
  background:var(--accent);border:2px solid var(--paper);
}

@media (max-width:480px){
  .chat-launcher{padding:0;width:56px;justify-content:center;}
  .chat-launcher .label{display:none;}
}

.chat-panel{
  position:fixed;bottom:92px;right:24px;z-index:200;
  width:340px;max-width:calc(100vw - 32px);height:460px;max-height:calc(100vh - 140px);
  background:var(--paper);border:1px solid var(--line);border-radius:8px;
  box-shadow:0 12px 40px rgba(0,0,0,0.2);
  display:flex;flex-direction:column;overflow:hidden;
}
.chat-panel[hidden]{display:none;}
.chat-header{
  background:var(--navy);color:#fff;padding:16px 18px;flex:none;
}
.chat-header .title{font-family:'Barlow Condensed',sans-serif;font-weight:700;font-size:16px;letter-spacing:0.02em;}
.chat-header .subtitle{font-size:11.5px;color:var(--navy-mist);margin-top:2px;}
.chat-messages{flex:1;overflow-y:auto;padding:16px;display:flex;flex-direction:column;gap:10px;}
.chat-bubble{max-width:85%;padding:9px 13px;border-radius:12px;font-size:13.5px;line-height:1.45;}
.chat-bubble.bot{background:var(--surface);align-self:flex-start;border-bottom-left-radius:3px;}
.chat-bubble.user{background:var(--navy);color:#fff;align-self:flex-end;border-bottom-right-radius:3px;}
.chat-quick-replies{display:flex;flex-wrap:wrap;gap:6px;padding:0 16px 12px;flex:none;}
.chat-quick-replies button{
  border:1px solid var(--line);background:var(--paper);border-radius:14px;
  padding:6px 12px;font-size:12px;cursor:pointer;color:var(--ink);
}
.chat-quick-replies button:hover{border-color:var(--navy);color:var(--navy);}
.chat-input-row{display:flex;gap:8px;padding:12px;border-top:1px solid var(--line);flex:none;}
.chat-input-row input{flex:1;margin-bottom:0;padding:9px 12px;font-size:13.5px;}
.chat-input-row button{
  background:var(--navy);color:#fff;border:none;border-radius:2px;padding:0 14px;cursor:pointer;font-size:13px;
}
.chat-disclaimer{font-size:10.5px;color:var(--ink-soft);text-align:center;padding:0 12px 10px;}

/* market dashboard */
.dash-status{
  display:flex;align-items:center;gap:8px;font-family:'IBM Plex Mono',monospace;
  font-size:12px;color:var(--ink-soft);margin-bottom:28px;
}
.dash-status .dot{width:7px;height:7px;border-radius:50%;background:var(--status-live,#2f7a4f);flex:none;}
.dash-status.loading .dot{background:var(--status-pending,#a86a1c);}
.dash-status.error .dot{background:#b23b3b;}

.year-filter-row{display:flex;align-items:center;gap:10px;margin-bottom:18px;}
.year-filter-row label{font-size:12px;font-weight:600;text-transform:uppercase;letter-spacing:0.04em;color:var(--ink-soft);}
.year-filter-row select{padding:7px 12px;font-size:13.5px;min-width:120px;margin-bottom:0;}
.metric-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(160px,1fr));gap:16px;margin-bottom:40px;}
.metric-tile{border:1px solid var(--line);border-radius:2px;padding:20px 22px;}
.metric-tile .num{font-family:'Barlow Condensed',sans-serif;font-size:32px;font-weight:700;color:var(--navy);}
.metric-tile .lbl{font-size:12.5px;color:var(--ink-soft);margin-top:2px;}

.area-table-wrap{overflow-x:auto;border:1px solid var(--line);border-radius:2px;}
.area-table{width:100%;border-collapse:collapse;font-size:14px;min-width:640px;}
.area-table thead th{
  text-align:left;font-family:'IBM Plex Mono',monospace;font-size:11px;letter-spacing:0.06em;
  text-transform:uppercase;color:var(--ink-soft);padding:12px 16px;border-bottom:1px solid var(--line);
  background:var(--surface);
}
.area-table td{padding:12px 16px;border-bottom:1px solid var(--line);font-variant-numeric:tabular-nums;}
.area-table tbody tr:last-child td{border-bottom:none;}
.area-table .bar-cell{display:flex;align-items:center;gap:10px;}
.area-table .bar-track{flex:1;height:8px;background:var(--surface);border-radius:4px;overflow:hidden;min-width:60px;}
.area-table .bar-fill{height:100%;background:var(--accent);border-radius:4px;}
.area-table .area-name{font-weight:600;}

.dash-loading, .dash-error{
  padding:32px;text-align:center;color:var(--ink-soft);border:1px dashed var(--line);border-radius:2px;
}
.dash-error{border-color:#b23b3b;color:#b23b3b;}

/* market dashboards tab */
.dash-grid-2{display:grid;grid-template-columns:1fr 1fr;gap:20px;align-items:start;}
@media (max-width:780px){.dash-grid-2{grid-template-columns:1fr;}}
.chart-card{border:1px solid var(--line);border-radius:2px;padding:24px 26px;}
.chart-card h3{font-family:'Barlow Condensed',sans-serif;font-size:19px;font-weight:700;margin:0 0 20px;}
.hbar-row{display:flex;align-items:center;gap:12px;margin-bottom:14px;}
.hbar-row:last-child{margin-bottom:0;}
.hbar-label{width:110px;flex:none;font-size:12.5px;color:var(--ink-soft);white-space:nowrap;overflow:hidden;text-overflow:ellipsis;}
.hbar-track{flex:1;height:14px;background:var(--surface);border-radius:2px;overflow:hidden;}
.hbar-fill{display:block;height:100%;background:var(--accent);border-radius:2px;}
.hbar-value{width:96px;flex:none;text-align:right;font-size:12.5px;font-variant-numeric:tabular-nums;}
.donut-row{display:flex;align-items:center;gap:20px;}
.donut-wrap{position:relative;width:120px;height:120px;flex:none;}
.donut-wrap svg{width:100%;height:100%;}
.donut-wrap circle{transition:stroke-dasharray .5s ease;}
.donut-center{position:absolute;inset:0;display:flex;flex-direction:column;align-items:center;justify-content:center;}
.donut-center .n{font-family:'Barlow Condensed',sans-serif;font-size:24px;font-weight:700;line-height:1;}
.donut-center .l{font-size:10px;color:var(--ink-soft);text-transform:uppercase;letter-spacing:0.05em;margin-top:2px;}
.legend{display:flex;flex-direction:column;gap:8px;flex:1;min-width:0;}
.legend-row{display:flex;align-items:center;gap:9px;font-size:13.5px;}
.legend-row .sw{width:10px;height:10px;border-radius:2px;flex:none;}
.legend-row .name{color:var(--ink-soft);flex:1;}
.legend-row .n{font-weight:700;font-variant-numeric:tabular-nums;}

/* price range spread chart */
.range-row{margin-bottom:18px;}
.range-row:last-child{margin-bottom:0;}
.range-row-head{display:flex;justify-content:space-between;align-items:baseline;margin-bottom:6px;font-size:12.5px;}
.range-row-head .area-name{font-weight:600;}
.range-row-head .avg-value{color:var(--ink-soft);font-variant-numeric:tabular-nums;}
.range-track{position:relative;height:8px;background:var(--surface);border-radius:4px;}
.range-fill{
  position:absolute;top:0;bottom:0;border-radius:4px;
  background:linear-gradient(90deg, var(--navy-mist), var(--accent));
}
.range-avg-marker{
  position:absolute;top:-3px;width:2px;height:14px;background:var(--ink);border-radius:1px;
}
.range-endpoints{display:flex;justify-content:space-between;margin-top:5px;font-size:10.5px;color:var(--muted,var(--ink-soft));font-variant-numeric:tabular-nums;}

/* maintenance form */
.mform{max-width:640px;}
.mform fieldset{border:none;padding:0;margin:0 0 24px;}
.mform legend{font-family:'IBM Plex Mono',monospace;font-size:11px;letter-spacing:0.08em;text-transform:uppercase;color:var(--ink-soft);margin-bottom:12px;padding:0;}
.category-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(140px,1fr));gap:10px;}
.category-option{
  border:1px solid var(--line);border-radius:2px;padding:10px 12px;
  font-size:13.5px;cursor:pointer;text-align:center;transition:border-color .15s ease,background .15s ease;
}
.category-option:has(input:checked){border-color:var(--navy);background:var(--surface);font-weight:600;}
.category-option input{position:absolute;opacity:0;pointer-events:none;}
select{width:100%;border:1px solid var(--line);padding:11px 12px;border-radius:2px;font-family:inherit;font-size:14.5px;background:var(--paper);color:var(--ink);}

.doc-set{margin-bottom:20px;padding-bottom:20px;border-bottom:1px solid var(--line);}
.doc-set:last-child{border-bottom:none;margin-bottom:0;padding-bottom:0;}
.doc-set-title{font-family:'IBM Plex Mono',monospace;font-size:11px;letter-spacing:0.08em;text-transform:uppercase;color:var(--ink-soft);margin-bottom:12px;}
.doc-upload-row{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;align-items:start;}
.doc-upload-row > .field{min-width:0;}
.doc-upload-row label{min-height:2.6em;}
.doc-upload-row input[type="file"]{font-size:12.5px;color:transparent;}
.doc-upload-row .file-name{display:block;margin-top:6px;font-size:12px;color:var(--ink-soft);overflow-wrap:break-word;}
@media (max-width:680px){
  .doc-upload-row{grid-template-columns:1fr;}
}

.ticket-confirm{
  border:1px solid var(--status-live);background:var(--surface);border-radius:2px;
  padding:24px 26px;margin-top:24px;
}
.ticket-confirm .ref{font-family:'IBM Plex Mono',monospace;font-size:20px;font-weight:600;color:var(--status-live);}
.ticket-confirm p{color:var(--ink-soft);font-size:14px;margin-top:8px;}

.safety-modal-backdrop{
  position:fixed;inset:0;background:rgba(0,0,0,0.55);z-index:200;
  display:flex;align-items:center;justify-content:center;padding:20px;
}
.safety-modal-backdrop[hidden]{display:none;}
.safety-modal{
  background:var(--paper);border-radius:2px;max-width:440px;width:100%;
  padding:32px 30px;text-align:center;box-shadow:0 20px 60px rgba(0,0,0,0.3);
}
.safety-modal h2{font-family:'Barlow Condensed',sans-serif;font-size:28px;margin-bottom:16px;color:var(--ink);}
.safety-modal p{color:var(--ink-soft);font-size:15px;line-height:1.6;white-space:pre-line;margin-bottom:24px;text-align:left;}
.safety-modal .btn{border:none;cursor:pointer;padding:11px 32px;}

.compare{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:24px;}
.compare-col{border:1px solid var(--line);border-radius:2px;padding:22px 24px;}
.compare-col h3{font-size:15px;margin-bottom:14px;}
.compare-col ul{list-style:none;display:flex;flex-direction:column;gap:10px;}
.compare-col li{font-size:13.5px;color:var(--ink-soft);padding-left:18px;position:relative;}
.compare-col.current li::before{content:"\2013";position:absolute;left:0;color:var(--status-todo);}
.compare-col.proposed{border-color:var(--navy);}
.compare-col.proposed li::before{content:"\2713";position:absolute;left:0;color:var(--status-live);}
.compare-col.proposed h3{color:var(--navy);}

/* footer */
.site-footer{background:var(--surface);border-top:1px solid var(--line);}
.footer-top{
  display:grid;grid-template-columns:1.3fr 1fr;gap:40px;
  padding-top:44px;padding-bottom:32px;border-bottom:1px solid var(--line);
}
.footer-legal p{font-size:13px;color:var(--ink-soft);line-height:1.7;}
.footer-legal .company-name{color:var(--ink);font-weight:600;}
.footer-newsletter h3{font-size:15px;margin-bottom:8px;}
.footer-newsletter p{font-size:13.5px;color:var(--ink-soft);margin-bottom:14px;}
.newsletter-form{display:flex;gap:10px;max-width:380px;}
.newsletter-confirm{color:var(--status-live,#2f7a4f);font-size:14px;font-weight:600;}
.newsletter-error{color:#b42318;font-size:13px;margin-top:8px;width:100%;}
.newsletter-form input{flex:1;}
.newsletter-form button{
  background:var(--ink);color:#fff;border:none;padding:0 18px;border-radius:2px;
  font-size:12.5px;font-weight:600;letter-spacing:0.05em;text-transform:uppercase;cursor:pointer;white-space:nowrap;
}
.newsletter-form button:hover{background:var(--navy);}
.footer-inner{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:12px;padding-top:20px;padding-bottom:20px;font-size:13px;color:var(--ink-soft);}
.footer-inner .logo{font-size:14px;}
.social-links{display:flex;gap:14px;align-items:center;}
.social-links a{color:var(--ink-soft);display:flex;}
.social-links a:hover{color:var(--navy);}
.social-links svg{width:18px;height:18px;}

@media (max-width:680px){
  .footer-top{grid-template-columns:1fr;}
  .newsletter-form{flex-direction:column;max-width:none;}
}

@media (max-width:680px){
  .nav-links{
    display:none;position:absolute;top:100%;left:0;right:0;
    flex-direction:column;gap:0;background:var(--paper);
    border-bottom:1px solid var(--line);padding:8px 0;
  }
  .nav-links.open{display:flex;}
  .nav-links li{border-top:1px solid var(--line);}
  .nav-links li:first-child{border-top:none;}
  .nav-links a{display:block;padding:14px clamp(20px,5vw,48px);}
  .nav{position:relative;}
  .menu-toggle{display:block;}
  .nav-cta{display:none;}
  .nav-cta-mobile-item{display:block;}
  .nav-cta-mobile-item a{font-weight:700;color:var(--accent);}
}