:root {
    --teal-900: #16323a;
    --teal-700: #294c52;
    --teal-500: #3d5f64;
    --teal-300: #8fa4a6;
    --teal-100: #eef1ef;
    --ink: #232726;
    --ink-soft: #5b625f;
    --paper: #faf9f6;
    --paper-raised: #ffffff;
    --line: #e6e3dc;
    --radius: 14px;
    --shadow: 0 1px 2px rgba(29, 40, 38, .04), 0 12px 32px -16px rgba(29, 40, 38, .18);
    --font-display: "Jost", "Helvetica Neue", Arial, sans-serif;
    --font-body: "Inter", "Helvetica Neue", Arial, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }

body {
    margin: 0;
    font-family: var(--font-body);
    color: var(--ink);
    background: var(--paper);
    -webkit-font-smoothing: antialiased;
    line-height: 1.6;
}

img { max-width: 100%; display: block; }

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

h1, h2, h3, h4 {
    font-family: var(--font-display);
    font-weight: 500;
    letter-spacing: .01em;
    margin: 0 0 .5em;
    color: var(--teal-900);
}

h1 { font-size: clamp(2rem, 4vw, 3.4rem); line-height: 1.1; font-weight: 500; }
h2 { font-size: clamp(1.5rem, 2.6vw, 2.1rem); }
h3 { font-size: 1.25rem; }

p { margin: 0 0 1em; color: var(--ink-soft); }

.wrap {
    max-width: 1160px;
    margin: 0 auto;
    padding: 0 24px;
}

.eyebrow {
    display: inline-block;
    font-family: var(--font-display);
    text-transform: uppercase;
    letter-spacing: .18em;
    font-size: .72rem;
    font-weight: 600;
    color: var(--teal-700);
    margin-bottom: .9em;
}

/* ---------- Header ---------- */

.site-header {
    position: sticky;
    top: 0;
    z-index: 40;
    background: rgba(250, 249, 246, .86);
    backdrop-filter: saturate(160%) blur(10px);
    border-bottom: 1px solid var(--line);
}

.site-header-inner {
    display: flex;
    align-items: center;
    justify-content: space-between;
    height: 76px;
}

.brand-mark {
    height: 20px;
    width: auto;
}
.brand-mark, .footer-mark {
    filter: brightness(0) saturate(100%) invert(20%) sepia(23%) saturate(1189%) hue-rotate(140deg) brightness(94%) contrast(90%);
}

.site-nav {
    display: flex;
    align-items: center;
    gap: 2rem;
    font-family: var(--font-display);
    font-size: .92rem;
    letter-spacing: .02em;
}

.site-nav a {
    position: relative;
    padding: .25rem 0;
    color: var(--ink);
    transition: color .15s ease;
}
.site-nav a::after {
    content: "";
    position: absolute;
    left: 0; right: 100%;
    bottom: -2px;
    height: 2px;
    background: var(--teal-500);
    transition: right .2s ease;
}
.site-nav a:hover { color: var(--teal-700); }
.site-nav a:hover::after { right: 0; }

.nav-cta {
    background: var(--teal-500);
    color: #fff !important;
    padding: .55rem 1.1rem !important;
    border-radius: 100px;
}
.nav-cta::after { display: none; }
.nav-cta:hover { background: var(--teal-700); color: #fff !important; }

.nav-toggle-checkbox { position: absolute; }
.nav-burger {
    display: none;
    flex-direction: column;
    gap: 5px;
    cursor: pointer;
    padding: 8px;
    margin: -8px;
}
.nav-burger span {
    width: 22px;
    height: 2px;
    background: var(--ink);
    border-radius: 2px;
}

@media (max-width: 860px) {
    .nav-burger { display: flex; }
    .site-nav {
        position: fixed;
        inset: 76px 0 0 0;
        z-index: 39;
        background: var(--paper);
        flex-direction: column;
        align-items: flex-start;
        gap: 0;
        padding: 1rem 24px 2rem;
        transform: translateY(-8px);
        opacity: 0;
        pointer-events: none;
        transition: opacity .2s ease, transform .2s ease;
        font-size: 1.1rem;
    }
    .site-nav a {
        width: 100%;
        padding: .9rem 0;
        border-bottom: 1px solid var(--line);
    }
    .nav-cta { margin-top: 1rem; text-align: center; }
    #nav-toggle:checked ~ .site-header .site-nav {
        opacity: 1;
        pointer-events: auto;
        transform: translateY(0);
    }
}

/* ---------- Hero ---------- */

.hero {
    position: relative;
    min-height: 68vh;
    display: flex;
    align-items: flex-end;
    background-size: cover;
    background-position: center;
    color: #fff;
    overflow: hidden;
}
.hero::before {
    content: "";
    position: absolute; inset: 0;
    background: linear-gradient(180deg, rgba(20, 34, 36, .04) 0%, rgba(15, 26, 28, .5) 100%);
}
.hero-content {
    position: relative;
    padding: 3.5rem 24px 4rem;
    max-width: 1160px;
    margin: 0 auto;
    width: 100%;
}
.hero-glass {
    display: inline-block;
    background: rgba(135, 135, 135, .42);
    backdrop-filter: blur(14px) saturate(140%);
    -webkit-backdrop-filter: blur(14px) saturate(140%);
    padding: 2.25rem 2.5rem;
    border-radius: 4px;
}
.hero h1 { color: #fff; max-width: 16ch; }
.hero .eyebrow { color: #d8dcd4; }
.hero-lede {
    color: rgba(255,255,255,.86);
    max-width: 46ch;
    font-size: 1.05rem;
}

.page-hero {
    min-height: 38vh;
    align-items: center;
}
.page-hero .hero-content { padding: 2.5rem 24px; }

/* ---------- Sections ---------- */

section { padding: 5.5rem 0; }
.section-tight { padding: 3rem 0; }
.text-center { text-align: center; }
.lede {
    max-width: 62ch;
    margin: 0 auto 1em;
    font-size: 1.1rem;
}

.section-alt { background: var(--paper-raised); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }

/* ---------- Quick links / boxes ---------- */

.box-row {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 1.25rem;
    margin-top: 3rem;
}
@media (max-width: 760px) { .box-row { grid-template-columns: 1fr; } }

.box {
    display: block;
    padding: 2rem;
    border-radius: var(--radius);
    background: var(--paper-raised);
    border: 1px solid var(--line);
    box-shadow: var(--shadow);
    transition: transform .18s ease, box-shadow .18s ease;
}
.box:hover { transform: translateY(-4px); box-shadow: 0 20px 40px -20px rgba(29,40,38,.28); }
.box h3 { margin-bottom: .35em; }
.box p { margin: 0; color: var(--ink-soft); }
.box.accent { background: var(--teal-500); border-color: var(--teal-500); }
.box.accent h3, .box.accent p { color: #fff; }

/* ---------- Property grid ---------- */

.property-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 1.5rem;
    margin-top: 2.5rem;
}
@media (max-width: 960px) { .property-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 620px) { .property-grid { grid-template-columns: 1fr; } }

.property-card {
    display: block;
    border-radius: var(--radius);
    overflow: hidden;
    background: var(--paper-raised);
    border: 1px solid var(--line);
    box-shadow: var(--shadow);
    transition: transform .2s ease, box-shadow .2s ease;
}
.property-card:hover { transform: translateY(-6px); box-shadow: 0 24px 48px -22px rgba(29,40,38,.3); }
.property-card .thumb {
    aspect-ratio: 4 / 3;
    overflow: hidden;
}
.property-card .thumb img {
    width: 100%; height: 100%; object-fit: cover;
    transition: transform .4s ease;
}
.property-card:hover .thumb img { transform: scale(1.06); }
.property-card .body { padding: 1.25rem 1.4rem 1.5rem; }
.property-card h3 { margin-bottom: .2em; }
.property-card .addr {
    font-size: .82rem;
    font-weight: 600;
    color: var(--teal-700);
    text-transform: uppercase;
    letter-spacing: .06em;
    margin-bottom: .6em;
    display: block;
}
.property-card p { font-size: .93rem; margin-bottom: 0; }

.view-all {
    display: flex;
    justify-content: center;
    margin-top: 3rem;
}

/* ---------- Buttons ---------- */

.btn {
    display: inline-flex;
    align-items: center;
    gap: .5em;
    font-family: var(--font-display);
    letter-spacing: .02em;
    padding: .85rem 1.75rem;
    border-radius: 100px;
    background: var(--teal-500);
    color: #fff;
    transition: background .15s ease, transform .15s ease;
    border: 1px solid transparent;
}
.btn:hover { background: var(--teal-700); transform: translateY(-2px); }
.btn-ghost {
    background: transparent;
    color: var(--teal-900);
    border-color: var(--teal-900);
}
.btn-ghost:hover { background: var(--teal-900); color: #fff; }

/* ---------- Property detail ---------- */

.detail-stats {
    display: flex;
    flex-wrap: wrap;
    gap: 2.5rem;
    margin: 2.5rem 0 3rem;
    padding: 2rem 0;
    border-top: 1px solid var(--line);
    border-bottom: 1px solid var(--line);
}
.detail-stats div strong {
    display: block;
    font-family: var(--font-display);
    font-size: 1.6rem;
    color: var(--teal-700);
}
.detail-stats div span {
    font-size: .78rem;
    text-transform: uppercase;
    letter-spacing: .08em;
    color: var(--ink-soft);
}
.detail-body {
    max-width: 68ch;
    font-size: 1.05rem;
}

.map-frame {
    width: 100%;
    height: 380px;
    border: 0;
    border-radius: var(--radius);
    box-shadow: var(--shadow);
    margin-top: 1.25rem;
    display: block;
}

/* ---------- Slideshow (CSS-only, radio-driven) ---------- */

.slideshow { position: relative; }
.slideshow input.slide-radio { position: absolute; opacity: 0; pointer-events: none; }

.slides {
    position: relative;
    aspect-ratio: 4 / 3;
    overflow: hidden;
    border-radius: var(--radius);
    box-shadow: var(--shadow);
    background: var(--paper-raised);
}
.slides .slide {
    position: absolute;
    inset: 0;
    width: 100%;
    height: 100%;
    object-fit: cover;
    opacity: 0;
    transition: opacity .5s ease;
}

.slide-nav-prev, .slide-nav-next {
    position: absolute;
    top: 50%;
    transform: translateY(-50%);
    z-index: 5;
}
.slide-nav-prev { left: 14px; }
.slide-nav-next { right: 14px; }

.nav-arrow {
    position: absolute;
    top: 0;
    left: 0;
    display: flex;
    align-items: center;
    justify-content: center;
    width: 44px;
    height: 44px;
    margin-top: -22px;
    border-radius: 50%;
    background: rgba(255,255,255,.85);
    color: var(--teal-900);
    font-size: 1.7rem;
    line-height: 1;
    box-shadow: 0 4px 14px rgba(0,0,0,.18);
    cursor: pointer;
    opacity: 0;
    pointer-events: none;
    transition: opacity .5s ease, background .2s ease, transform .15s ease;
}
.slide-nav-next .nav-arrow { left: auto; right: 0; }
.nav-arrow:hover { background: #fff; transform: scale(1.08); }

.slide-dots {
    display: flex;
    flex-wrap: wrap;
    gap: .55rem;
    justify-content: center;
    margin-top: 1.1rem;
}
.slide-dots .dot {
    width: 9px;
    height: 9px;
    border-radius: 50%;
    background: var(--line);
    cursor: pointer;
    transition: background .2s ease, transform .2s ease;
}
.slide-dots .dot:hover { transform: scale(1.2); }

.slideshow input.slide-radio:nth-of-type(1):checked ~ .slides .slide:nth-of-type(1),
.slideshow input.slide-radio:nth-of-type(2):checked ~ .slides .slide:nth-of-type(2),
.slideshow input.slide-radio:nth-of-type(3):checked ~ .slides .slide:nth-of-type(3),
.slideshow input.slide-radio:nth-of-type(4):checked ~ .slides .slide:nth-of-type(4),
.slideshow input.slide-radio:nth-of-type(5):checked ~ .slides .slide:nth-of-type(5),
.slideshow input.slide-radio:nth-of-type(6):checked ~ .slides .slide:nth-of-type(6),
.slideshow input.slide-radio:nth-of-type(7):checked ~ .slides .slide:nth-of-type(7),
.slideshow input.slide-radio:nth-of-type(8):checked ~ .slides .slide:nth-of-type(8),
.slideshow input.slide-radio:nth-of-type(9):checked ~ .slides .slide:nth-of-type(9),
.slideshow input.slide-radio:nth-of-type(10):checked ~ .slides .slide:nth-of-type(10),
.slideshow input.slide-radio:nth-of-type(11):checked ~ .slides .slide:nth-of-type(11),
.slideshow input.slide-radio:nth-of-type(12):checked ~ .slides .slide:nth-of-type(12) {
    opacity: 1;
}

.slideshow input.slide-radio:nth-of-type(1):checked ~ .slide-nav-prev .nav-arrow:nth-of-type(1),
.slideshow input.slide-radio:nth-of-type(2):checked ~ .slide-nav-prev .nav-arrow:nth-of-type(2),
.slideshow input.slide-radio:nth-of-type(3):checked ~ .slide-nav-prev .nav-arrow:nth-of-type(3),
.slideshow input.slide-radio:nth-of-type(4):checked ~ .slide-nav-prev .nav-arrow:nth-of-type(4),
.slideshow input.slide-radio:nth-of-type(5):checked ~ .slide-nav-prev .nav-arrow:nth-of-type(5),
.slideshow input.slide-radio:nth-of-type(6):checked ~ .slide-nav-prev .nav-arrow:nth-of-type(6),
.slideshow input.slide-radio:nth-of-type(7):checked ~ .slide-nav-prev .nav-arrow:nth-of-type(7),
.slideshow input.slide-radio:nth-of-type(8):checked ~ .slide-nav-prev .nav-arrow:nth-of-type(8),
.slideshow input.slide-radio:nth-of-type(9):checked ~ .slide-nav-prev .nav-arrow:nth-of-type(9),
.slideshow input.slide-radio:nth-of-type(10):checked ~ .slide-nav-prev .nav-arrow:nth-of-type(10),
.slideshow input.slide-radio:nth-of-type(11):checked ~ .slide-nav-prev .nav-arrow:nth-of-type(11),
.slideshow input.slide-radio:nth-of-type(12):checked ~ .slide-nav-prev .nav-arrow:nth-of-type(12),
.slideshow input.slide-radio:nth-of-type(1):checked ~ .slide-nav-next .nav-arrow:nth-of-type(1),
.slideshow input.slide-radio:nth-of-type(2):checked ~ .slide-nav-next .nav-arrow:nth-of-type(2),
.slideshow input.slide-radio:nth-of-type(3):checked ~ .slide-nav-next .nav-arrow:nth-of-type(3),
.slideshow input.slide-radio:nth-of-type(4):checked ~ .slide-nav-next .nav-arrow:nth-of-type(4),
.slideshow input.slide-radio:nth-of-type(5):checked ~ .slide-nav-next .nav-arrow:nth-of-type(5),
.slideshow input.slide-radio:nth-of-type(6):checked ~ .slide-nav-next .nav-arrow:nth-of-type(6),
.slideshow input.slide-radio:nth-of-type(7):checked ~ .slide-nav-next .nav-arrow:nth-of-type(7),
.slideshow input.slide-radio:nth-of-type(8):checked ~ .slide-nav-next .nav-arrow:nth-of-type(8),
.slideshow input.slide-radio:nth-of-type(9):checked ~ .slide-nav-next .nav-arrow:nth-of-type(9),
.slideshow input.slide-radio:nth-of-type(10):checked ~ .slide-nav-next .nav-arrow:nth-of-type(10),
.slideshow input.slide-radio:nth-of-type(11):checked ~ .slide-nav-next .nav-arrow:nth-of-type(11),
.slideshow input.slide-radio:nth-of-type(12):checked ~ .slide-nav-next .nav-arrow:nth-of-type(12) {
    opacity: 1;
    pointer-events: auto;
}

.slideshow input.slide-radio:nth-of-type(1):checked ~ .slide-dots .dot:nth-of-type(1),
.slideshow input.slide-radio:nth-of-type(2):checked ~ .slide-dots .dot:nth-of-type(2),
.slideshow input.slide-radio:nth-of-type(3):checked ~ .slide-dots .dot:nth-of-type(3),
.slideshow input.slide-radio:nth-of-type(4):checked ~ .slide-dots .dot:nth-of-type(4),
.slideshow input.slide-radio:nth-of-type(5):checked ~ .slide-dots .dot:nth-of-type(5),
.slideshow input.slide-radio:nth-of-type(6):checked ~ .slide-dots .dot:nth-of-type(6),
.slideshow input.slide-radio:nth-of-type(7):checked ~ .slide-dots .dot:nth-of-type(7),
.slideshow input.slide-radio:nth-of-type(8):checked ~ .slide-dots .dot:nth-of-type(8),
.slideshow input.slide-radio:nth-of-type(9):checked ~ .slide-dots .dot:nth-of-type(9),
.slideshow input.slide-radio:nth-of-type(10):checked ~ .slide-dots .dot:nth-of-type(10),
.slideshow input.slide-radio:nth-of-type(11):checked ~ .slide-dots .dot:nth-of-type(11),
.slideshow input.slide-radio:nth-of-type(12):checked ~ .slide-dots .dot:nth-of-type(12) {
    background: var(--teal-500);
}

.back-link {
    display: inline-flex;
    align-items: center;
    gap: .4em;
    font-size: .9rem;
    color: var(--teal-700);
    margin-bottom: 1.5rem;
}
.back-link:hover { color: var(--teal-900); }

/* ---------- Two-col content ---------- */

.two-col {
    display: grid;
    grid-template-columns: 1.1fr .9fr;
    gap: 3rem;
    align-items: center;
}
@media (max-width: 860px) { .two-col { grid-template-columns: 1fr; } }
.two-col img { border-radius: var(--radius); box-shadow: var(--shadow); }

.values {
    margin-top: 1.5rem;
    padding-left: 0;
    list-style: none;
}
.values li {
    padding-left: 1.6rem;
    position: relative;
    margin-bottom: .75rem;
    color: var(--ink-soft);
}
.values li::before {
    content: "";
    position: absolute;
    left: 0; top: .5em;
    width: 8px; height: 8px;
    border-radius: 50%;
    background: var(--teal-500);
}

blockquote {
    font-family: var(--font-display);
    font-size: 1.6rem;
    color: var(--teal-900);
    margin: 1.5rem 0;
    line-height: 1.35;
}

/* ---------- Contact / forms ---------- */

.contact-grid {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 2rem;
    margin-top: 2.5rem;
}
@media (max-width: 760px) { .contact-grid { grid-template-columns: 1fr; } }

.info-card {
    background: var(--paper-raised);
    border: 1px solid var(--line);
    border-radius: var(--radius);
    padding: 2rem;
    box-shadow: var(--shadow);
}
.info-card h3 { color: var(--teal-700); }
.info-card .urgent {
    margin-top: 1rem;
    padding-top: 1rem;
    border-top: 1px dashed var(--line);
    font-size: .92rem;
}

form.report-form {
    display: grid;
    gap: 1.1rem;
    margin-top: 2rem;
}
.report-form label {
    display: block;
    font-size: .85rem;
    font-weight: 600;
    margin-bottom: .4em;
    color: var(--ink);
}
.report-form input,
.report-form textarea {
    width: 100%;
    padding: .8rem 1rem;
    border-radius: 10px;
    border: 1px solid var(--line);
    background: var(--paper-raised);
    font-family: var(--font-body);
    font-size: .95rem;
}
.report-form input:focus,
.report-form textarea:focus {
    outline: 2px solid var(--teal-300);
    outline-offset: 1px;
    border-color: var(--teal-500);
}
.report-form button {
    justify-self: start;
    font: inherit;
    cursor: pointer;
}

/* ---------- Footer ---------- */

.site-footer {
    background: #f1efe9;
    color: var(--ink);
    margin-top: 4rem;
}
.footer-grid {
    display: grid;
    grid-template-columns: 1.4fr 1fr 1fr 1fr;
    gap: 2.5rem;
    padding: 4rem 24px 2.5rem;
}
@media (max-width: 760px) { .footer-grid { grid-template-columns: 1fr 1fr; } }

.footer-mark { height: 16px; margin-bottom: 1rem; opacity: .85; }
.footer-brand p { color: var(--ink-soft); font-size: .92rem; }

.site-footer h4 {
    color: var(--ink);
    font-size: .78rem;
    text-transform: uppercase;
    letter-spacing: .1em;
    margin-bottom: 1rem;
}
.site-footer ul { list-style: none; padding: 0; margin: 0; }
.site-footer li { margin-bottom: .6rem; font-size: .92rem; }
.site-footer a { color: var(--ink-soft); }
.site-footer a:hover { color: var(--ink); }

.footer-bottom {
    border-top: 1px solid var(--line);
    padding: 1.25rem 24px;
    font-size: .8rem;
    color: var(--ink-soft);
}