/* ============================================================
   EDITORIAL — Boutique Luxury Brokerage
   Design basis: Editorial theme spec (gallery-grade luxury,
   serif display, wide-tracked uppercase labels, zero-radius,
   slow cinematic fade). Architecture follows the approved
   Gateway template (Lenis smooth scroll, reveal/header/mobile-nav,
   tiered containers, 64/96 section rhythm).
   Palette: warm greige neutrals + neutral espresso accent.
   NO maroon. NO emojis. NO icon-art.
   ============================================================ */

/* ---------- Lenis smooth-scroll (required runtime rules) ---------- */
html.lenis,html.lenis body{height:auto}
.lenis.lenis-smooth{scroll-behavior:auto !important}
.lenis.lenis-smooth [data-lenis-prevent]{overscroll-behavior:contain}
.lenis.lenis-stopped{overflow:hidden}
.lenis.lenis-smooth iframe{pointer-events:none}

/* ---------- Tokens ---------- */
:root{
  /* Neutral greige palette — NO maroon accent */
  --canvas:#FFFFFF;       /* default page */
  --cream:#F2EEEA;        /* warm greige surface (signature) */
  --panel:#E8E8E8;        /* cool grey panel / divider */
  --line:#CCCCCC;         /* hairline borders */
  --line-soft:#E2DED8;    /* soft hairline on cream */
  --ink:#1A1A1A;          /* heading near-black */
  --ink-2:#2A2622;        /* deep charcoal band */
  --espresso:#3A322C;     /* neutral espresso accent (replaces maroon) */
  --stone:#5F5D61;        /* greige body ink */
  --stone-2:#848484;      /* muted meta */
  --greige:#8C857B;       /* restrained label accent */
  --on-dark:#F2EEEA;      /* text on dark bands */
  --on-dark-mute:#B6B0A6;

  /* Type */
  --serif:'Playfair Display',Georgia,'Times New Roman',serif;
  --sans:'Montserrat',-apple-system,BlinkMacSystemFont,'Segoe UI',sans-serif;

  /* Rhythm */
  --pad-section:96px;
  --pad-section-sm:64px;
  --c-primary:1140px;
  --c-wide:1320px;
  --c-text:700px;
  --c-narrow:640px;

  /* Motion */
  --t-fast:.3s ease;
  --t-mid:.3s ease-in-out;
  --t-slow:.5s cubic-bezier(.215,.61,.355,1);
  /* Signature cinematic fade */
  --t-cinema:2s cubic-bezier(0.835,0,0.19,1);
}

/* ---------- Reset ---------- */
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
html{font-size:62.5%;scroll-behavior:smooth;-webkit-text-size-adjust:100%}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *{animation-duration:.001ms!important;transition-duration:.001ms!important}
}
body{
  font-family:var(--sans);
  font-size:1.5rem;          /* small base — 15px */
  font-weight:400;
  line-height:1.67;
  color:var(--stone);
  background:var(--canvas);
  -webkit-font-smoothing:antialiased;
  text-rendering:optimizeLegibility;
  overflow-x:hidden;
}
img{display:block;max-width:100%;height:auto}
a{color:inherit;text-decoration:none}
button{font-family:inherit;cursor:pointer;border:none;background:none}
ul{list-style:none}

/* ---------- Type scale (serif display, small/minimal) ---------- */
h1,h2,h3,h4{
  font-family:var(--serif);
  font-weight:400;
  line-height:1.1;
  letter-spacing:0;
  color:var(--ink);
}
h1{font-size:clamp(3.4rem,5vw,5.4rem);line-height:1.04}   /* ~54px */
h2{font-size:clamp(2.6rem,3.2vw,3.4rem);line-height:1.12} /* ~34px */
h3{font-size:2.2rem}
h4{font-size:1.7rem}
p{font-size:1.5rem;color:var(--stone);line-height:1.67}

/* kicker — wide-tracked uppercase Montserrat micro-label */
.kicker{
  display:inline-block;
  font-family:var(--sans);
  font-size:1.15rem;
  font-weight:500;
  letter-spacing:.32em;
  text-transform:uppercase;
  color:var(--greige);
  margin-bottom:1.8rem;
}

/* ---------- Layout ---------- */
.container{width:100%;max-width:var(--c-primary);margin:0 auto;padding:0 24px}
.container--wide{max-width:var(--c-wide)}
.container--text{max-width:var(--c-text)}
.container--narrow{max-width:var(--c-narrow)}
.section{padding:var(--pad-section) 0}
.section--tight{padding:var(--pad-section-sm) 0}
.band-dark{background:var(--ink-2);color:var(--on-dark)}
.band-dark h1,.band-dark h2,.band-dark h3,.band-dark h4{color:var(--on-dark)}
.band-dark p{color:var(--on-dark-mute)}
.band-panel{background:var(--cream)}
.band-grey{background:var(--panel)}

/* ---------- Buttons (0-radius rectangles, uppercase Montserrat) ---------- */
.btn{
  display:inline-block;
  font-family:var(--sans);
  padding:15px 34px;
  font-size:1.15rem;
  font-weight:500;
  letter-spacing:.22em;
  text-transform:uppercase;
  border-radius:0;
  transition:background var(--t-fast),color var(--t-fast),border-color var(--t-fast),transform var(--t-fast);
}
.btn:active{transform:translateY(1px)}
.btn--solid{background:var(--ink);color:var(--on-dark)}
.btn--solid:hover{background:var(--espresso);color:#fff}
.btn--ghost{border:1px solid var(--ink);color:var(--ink)}
.btn--ghost:hover{background:var(--ink);color:var(--on-dark)}
.btn--on-image{border:1px solid rgba(255,255,255,.8);color:#fff}
.btn--on-image:hover{background:#fff;color:var(--ink)}
.btn--block{display:block;width:100%;text-align:center}

/* text-link CTA */
.textlink{
  display:inline-block;font-family:var(--sans);font-size:1.15rem;font-weight:500;
  letter-spacing:.2em;text-transform:uppercase;color:var(--ink);position:relative;
}
.textlink::after{content:"";display:block;width:28px;height:1px;background:var(--ink);margin-top:7px;transition:width var(--t-fast)}
.textlink:hover::after{width:56px}

/* ---------- Header ---------- */
.site-header{
  position:fixed;top:0;left:0;right:0;width:100%;z-index:1000;
  background:rgba(255,255,255,0);
  transition:background var(--t-mid),box-shadow var(--t-mid),border-color var(--t-mid);
  border-bottom:1px solid transparent;
  transform:translateZ(0);
  will-change:background;
  -webkit-backface-visibility:hidden;backface-visibility:hidden;
}
.site-header.is-scrolled{
  background:rgba(255,255,255,.96);
  backdrop-filter:saturate(140%) blur(8px);
  border-bottom:1px solid var(--line);
}
.site-header.is-light .brand,
.site-header.is-light .nav-links a,
.site-header.is-light .nav-phone{color:#fff}
.site-header.is-light.is-scrolled .brand,
.site-header.is-light.is-scrolled .nav-links a,
.site-header.is-light.is-scrolled .nav-phone{color:var(--ink)}
.header-inner{
  display:flex;align-items:center;justify-content:space-between;
  height:88px;max-width:var(--c-wide);margin:0 auto;padding:0 24px;
}
.brand{
  font-family:var(--serif);
  font-size:2.2rem;font-weight:400;letter-spacing:.08em;
  text-transform:uppercase;color:var(--ink);transition:color var(--t-mid);
}
.brand span{font-style:italic}
.nav{display:flex;align-items:center;gap:36px}
.nav-links{display:flex;gap:26px}
.nav-links a{
  position:relative;font-family:var(--sans);font-size:1.1rem;font-weight:500;letter-spacing:.18em;
  text-transform:uppercase;color:var(--ink);transition:color var(--t-fast);padding:4px 0;
}
.nav-links a::after{
  content:"";position:absolute;left:0;bottom:-2px;width:0;height:1px;
  background:currentColor;transition:width var(--t-mid);
}
.nav-links a:hover::after,.nav-links a.active::after{width:100%}
.nav-phone{font-family:var(--sans);font-size:1.1rem;letter-spacing:.12em;color:var(--ink);transition:color var(--t-mid)}
.nav-cta{padding:12px 24px;font-size:1.05rem}

/* hamburger */
.nav-toggle{display:none;width:30px;height:20px;position:relative}
.mobile-nav{display:none}
.nav-toggle span{
  position:absolute;left:0;width:100%;height:1.5px;background:var(--ink);
  transition:transform var(--t-mid),opacity var(--t-mid),background var(--t-mid);
}
.nav-toggle span:nth-child(1){top:0}
.nav-toggle span:nth-child(2){top:9px}
.nav-toggle span:nth-child(3){top:18px}
.is-light .nav-toggle span{background:#fff}
.is-light.is-scrolled .nav-toggle span{background:var(--ink)}
body.menu-open .nav-toggle span:nth-child(1){transform:translateY(9px) rotate(45deg)}
body.menu-open .nav-toggle span:nth-child(2){opacity:0}
body.menu-open .nav-toggle span:nth-child(3){transform:translateY(-9px) rotate(-45deg)}

/* ---------- Hero rotator (slow cinematic fade) ---------- */
.hero{position:relative;height:100vh;min-height:640px;overflow:hidden}
.hero-slide{
  position:absolute;inset:0;opacity:0;
  transition:opacity var(--t-cinema);
  background-size:cover;background-position:center;
}
.hero-slide.is-active{opacity:1}
.hero-slide::after{
  content:"";position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(0,0,0,.12) 0%,rgba(0,0,0,.08) 40%,rgba(0,0,0,.40) 100%);
}
.hero-content{
  position:absolute;inset:0;z-index:2;
  display:flex;flex-direction:column;align-items:center;justify-content:center;
  text-align:center;color:#fff;padding:170px 24px 60px;
  text-shadow:0 1px 30px rgba(0,0,0,.32);
}
.hero-content .kicker{color:rgba(255,255,255,.9)}
.hero-content h1{color:#fff;max-width:16ch;margin-bottom:2rem}
.hero-content p{color:rgba(255,255,255,.94);max-width:50ch;margin-bottom:3rem;font-size:1.7rem;line-height:1.6}
.hero-actions{display:flex;gap:16px;flex-wrap:wrap;justify-content:center}
.hero-dots{position:absolute;bottom:34px;left:50%;transform:translateX(-50%);z-index:3;display:flex;gap:12px}
.hero-dots button{width:8px;height:8px;border-radius:0;background:rgba(255,255,255,.4);transition:background var(--t-fast),transform var(--t-fast)}
.hero-dots button.is-active{background:#fff;transform:scale(1.25)}

/* hero stat strip */
.hero-stats{
  position:absolute;left:0;right:0;bottom:0;z-index:3;
  display:grid;grid-template-columns:repeat(3,1fr);
  background:rgba(26,26,26,.55);backdrop-filter:blur(6px);
}
.hero-stats .hs{padding:26px 18px;text-align:center;color:#fff;border-left:1px solid rgba(255,255,255,.14)}
.hero-stats .hs:first-child{border-left:none}
.hero-stats .hs b{font-family:var(--serif);display:block;font-size:2.8rem;font-weight:400;line-height:1}
.hero-stats .hs span{display:block;margin-top:8px;font-size:1.02rem;letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.8)}

/* ---------- Reveal animation (slow cinematic fade) ---------- */
.reveal{opacity:0;transform:translateY(20px);transition:opacity var(--t-cinema),transform 1s cubic-bezier(.215,.61,.355,1)}
.reveal.is-visible{opacity:1;transform:none}
.reveal[data-delay="1"]{transition-delay:.12s}
.reveal[data-delay="2"]{transition-delay:.24s}
.reveal[data-delay="3"]{transition-delay:.36s}

/* ---------- Section heading block ---------- */
.sec-head{text-align:center;max-width:var(--c-text);margin:0 auto 60px}
.sec-head p{margin-top:1.6rem}
.sec-head--left{text-align:left;margin-left:0}

/* ---------- 3-up promo grid ---------- */
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:2px;background:var(--line)}
.promo-card{position:relative;overflow:hidden;background:var(--ink)}
.promo-card img{width:100%;height:440px;object-fit:cover;transition:transform 1s cubic-bezier(.215,.61,.355,1)}
.promo-card:hover img{transform:scale(1.04)}
.promo-card-body{
  position:absolute;left:0;bottom:0;width:100%;padding:32px;
  background:linear-gradient(180deg,transparent,rgba(0,0,0,.6));color:#fff;
}
.promo-card-body h3{color:#fff;margin-bottom:6px;font-size:2rem}
.promo-card-body span{font-family:var(--sans);font-size:1.02rem;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.8)}

/* ---------- Intro statement (narrow) ---------- */
.statement{text-align:center;max-width:var(--c-text);margin:0 auto}
.statement h2{font-size:clamp(2.4rem,3.2vw,3.2rem);line-height:1.32;font-weight:400;color:var(--ink)}

/* ---------- Split (image + text) ---------- */
.split{display:grid;grid-template-columns:1fr 1fr;align-items:center;gap:0}
.split--reverse .split-media{order:2}
.split-media img{width:100%;height:100%;min-height:520px;object-fit:cover}
.split-body{padding:0 9%}
.split-body .kicker{margin-bottom:1.4rem}
.split-body p{margin:1.8rem 0 2.8rem}

/* ---------- Feature tiles 2x2 ---------- */
.tiles{display:grid;grid-template-columns:repeat(2,1fr);gap:2px;background:var(--line)}
.tile{position:relative;overflow:hidden;aspect-ratio:4/3;background:var(--ink)}
.tile img{width:100%;height:100%;object-fit:cover;transition:transform 1s cubic-bezier(.215,.61,.355,1)}
.tile:hover img{transform:scale(1.04)}
.tile-label{position:absolute;left:0;bottom:0;padding:28px;color:#fff;z-index:2}
.tile-label h3{color:#fff;font-size:2.2rem}
.tile-label span{font-family:var(--sans);font-size:1.02rem;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.82)}
.tile::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 48%,rgba(0,0,0,.5))}

/* ---------- Listing cards (dual-image hover swap) ---------- */
.listing-toolbar{display:flex;flex-wrap:wrap;gap:12px;justify-content:center;margin-bottom:52px}
.listing-toolbar button{
  font-family:var(--sans);padding:12px 24px;font-size:1.08rem;letter-spacing:.18em;text-transform:uppercase;
  border:1px solid var(--line);color:var(--stone);transition:all var(--t-fast);background:var(--canvas);
}
.listing-toolbar button.active,.listing-toolbar button:hover{background:var(--ink);color:var(--on-dark);border-color:var(--ink)}
.listing-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:48px 36px}
.listing-card{display:flex;flex-direction:column;background:var(--canvas)}
.listing-card-media{position:relative;overflow:hidden;background:var(--panel);aspect-ratio:4/3}
.listing-card-media img{
  position:absolute;inset:0;width:100%;height:100%;object-fit:cover;
}
.listing-card-media .main-image{transition:opacity .6s ease,transform 1s cubic-bezier(.215,.61,.355,1);opacity:1}
.listing-card-media .secondary-image{opacity:0;transition:opacity .6s ease,transform 1s cubic-bezier(.215,.61,.355,1)}
.listing-card:hover .main-image{opacity:0}
.listing-card:hover .secondary-image{opacity:1;transform:scale(1.04)}
.listing-badge{
  position:absolute;top:0;left:0;z-index:3;font-family:var(--sans);
  font-size:1rem;letter-spacing:.22em;text-transform:uppercase;
  background:var(--ink);color:#fff;padding:8px 14px;
}
.listing-badge--sold{background:var(--espresso)}
.listing-badge--off{background:var(--stone)}
.listing-body{padding:22px 2px 0}
.listing-loc{font-family:var(--sans);font-size:1.05rem;letter-spacing:.2em;text-transform:uppercase;color:var(--greige);margin-bottom:8px}
.listing-body h3{font-size:2rem;font-weight:400;margin-bottom:12px;line-height:1.2}
.listing-meta{display:flex;gap:16px;font-family:var(--sans);font-size:1.15rem;color:var(--stone);letter-spacing:.04em;margin-bottom:12px}
.listing-meta span strong{color:var(--ink);font-weight:600}
.listing-price{font-family:var(--serif);font-size:2.2rem;font-weight:400;color:var(--ink);margin-bottom:16px}
.listing-card .textlink{margin-top:auto}

/* ---------- Associates / team ---------- */
.team-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:40px 32px}
.team-card .team-media{overflow:hidden;background:var(--panel);aspect-ratio:3/4;margin-bottom:18px}
.team-card .team-media img{width:100%;height:100%;object-fit:cover;transition:transform 1s cubic-bezier(.215,.61,.355,1)}
.team-card:hover .team-media img{transform:scale(1.04)}
.team-card h4{font-size:1.8rem;font-weight:400;margin-bottom:4px}
.team-card .team-role{font-family:var(--sans);font-size:1.02rem;letter-spacing:.18em;text-transform:uppercase;color:var(--greige);margin-bottom:10px}
.team-card p{font-size:1.35rem;line-height:1.6}

/* ---------- Amenities / services list ---------- */
.amenity-cols{display:grid;grid-template-columns:repeat(3,1fr);gap:44px 48px}
.amenity-item{border-top:1px solid var(--line);padding-top:22px}
.amenity-item h4{margin-bottom:10px;font-size:1.8rem;font-weight:400}
.amenity-item p{font-size:1.35rem}

/* ---------- Testimonials ---------- */
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:48px}
.quote p{font-family:var(--serif);font-size:1.9rem;line-height:1.5;color:var(--ink);font-weight:400}
.quote cite{display:block;margin-top:22px;font-family:var(--sans);font-style:normal;font-size:1.05rem;letter-spacing:.2em;text-transform:uppercase;color:var(--greige)}

/* ---------- CTA band ---------- */
.cta-band{text-align:center}
.cta-band h2{color:var(--on-dark);margin-bottom:1.8rem}
.cta-band p{max-width:50ch;margin:0 auto 3rem}

/* ---------- Gallery ---------- */
.masonry{columns:3;column-gap:2px}
.masonry a{display:block;margin-bottom:2px;overflow:hidden}
.masonry img{width:100%;transition:transform 1s cubic-bezier(.215,.61,.355,1)}
.masonry a:hover img{transform:scale(1.04)}

/* ---------- Stats ---------- */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:2px;background:var(--line)}
.stat{background:var(--canvas);padding:48px 24px;text-align:center}
.stat b{font-family:var(--serif);display:block;font-size:3.6rem;font-weight:400;color:var(--ink);line-height:1}
.stat span{display:block;margin-top:12px;font-family:var(--sans);font-size:1.02rem;letter-spacing:.2em;text-transform:uppercase;color:var(--greige)}

/* ---------- Neighborhood list ---------- */
.nb-list{display:grid;grid-template-columns:repeat(2,1fr);gap:0 64px}
.nb-group{margin-bottom:38px}
.nb-group h4{font-family:var(--sans);text-transform:uppercase;letter-spacing:.22em;font-size:1.08rem;color:var(--greige);font-weight:500;border-bottom:1px solid var(--line);padding-bottom:14px;margin-bottom:16px}
.nb-row{display:flex;justify-content:space-between;padding:10px 0;border-bottom:1px solid var(--line-soft);font-size:1.4rem;color:var(--ink)}
.nb-row span:last-child{color:var(--stone);letter-spacing:.04em}

/* ---------- Blog ---------- */
.post-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:44px}
.post-card{display:flex;flex-direction:column}
.post-card-media{overflow:hidden;background:var(--panel);margin-bottom:22px;aspect-ratio:4/3}
.post-card-media img{width:100%;height:100%;object-fit:cover;transition:transform 1s cubic-bezier(.215,.61,.355,1)}
.post-card:hover .post-card-media img{transform:scale(1.04)}
.post-card .meta{font-family:var(--sans);font-size:1.02rem;letter-spacing:.2em;text-transform:uppercase;color:var(--greige);margin-bottom:12px}
.post-card h3{font-weight:400;font-size:2rem;line-height:1.24;margin-bottom:12px}
.post-card p{font-size:1.4rem}
.post-card .read{margin-top:16px;font-family:var(--sans);font-size:1.05rem;letter-spacing:.2em;text-transform:uppercase;color:var(--ink);position:relative}
.post-card .read::after{content:"";display:block;width:28px;height:1px;background:var(--ink);margin-top:6px;transition:width var(--t-fast)}
.post-card:hover .read::after{width:56px}

/* ---------- Article ---------- */
.article{max-width:var(--c-text);margin:0 auto}
.article-hero{height:58vh;min-height:400px;background-size:cover;background-position:center}
.article h2{font-weight:400;font-size:2.8rem;margin:44px 0 18px}
.article p{margin-bottom:1.9rem;font-size:1.6rem;line-height:1.85}
.article .lead{font-family:var(--serif);font-size:2rem;line-height:1.55;color:var(--ink);font-weight:400}
.article blockquote{border-left:2px solid var(--greige);padding-left:30px;margin:36px 0;font-family:var(--serif);font-size:2.1rem;font-weight:400;color:var(--ink);line-height:1.45}

/* ---------- Forms ---------- */
.form{max-width:480px}
.form--wide{max-width:none}
.field{position:relative;margin-bottom:24px}
.field input,.field select,.field textarea{
  width:100%;padding:17px 14px 15px;font-family:var(--sans);font-size:1.4rem;color:var(--ink);
  background:var(--canvas);border:1px solid var(--line);border-radius:0;transition:border-color var(--t-fast);
}
.field textarea{min-height:130px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--ink)}
.field label{
  position:absolute;left:14px;top:17px;font-family:var(--sans);font-size:1.4rem;color:var(--stone-2);pointer-events:none;
  transition:all var(--t-fast);background:var(--canvas);padding:0 4px;letter-spacing:.02em;
}
.field input:focus+label,.field input:not(:placeholder-shown)+label,
.field textarea:focus+label,.field textarea:not(:placeholder-shown)+label{
  top:-8px;font-size:1.02rem;color:var(--greige);letter-spacing:.12em;text-transform:uppercase;
}
.field-grid{display:grid;grid-template-columns:1fr 1fr;gap:0 24px}

/* ---------- Footer (squared, dark) ---------- */
.site-footer{background:var(--ink-2);color:var(--on-dark);padding:80px 0 0}
.footer-top{display:grid;grid-template-columns:1.6fr 1fr 1fr 1.2fr;gap:48px;padding-bottom:60px;border-bottom:1px solid rgba(255,255,255,.12)}
.footer-brand{font-family:var(--serif);font-size:2.4rem;font-weight:400;letter-spacing:.06em;text-transform:uppercase;color:#fff;margin-bottom:22px}
.footer-brand span{font-style:italic}
.footer-col h4{font-family:var(--sans);color:var(--on-dark-mute);font-size:1.02rem;letter-spacing:.22em;text-transform:uppercase;font-weight:500;margin-bottom:20px}
.footer-col a,.footer-col p{display:block;color:var(--on-dark-mute);font-size:1.35rem;margin-bottom:12px;transition:color var(--t-fast)}
.footer-col a:hover{color:#fff}
.footer-nap p{color:var(--on-dark-mute);font-size:1.35rem;line-height:1.7}
.footer-bottom{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:14px;padding:28px 0;font-family:var(--sans);font-size:1.05rem;color:var(--on-dark-mute);letter-spacing:.04em}
.footer-bottom a{color:var(--on-dark-mute)}
.footer-bottom a:hover{color:#fff}
.footer-social{display:flex;gap:24px}
.footer-social a{font-family:var(--sans);font-size:1.02rem;letter-spacing:.2em;text-transform:uppercase}

/* ---------- Page hero (interior) ---------- */
.page-hero{position:relative;height:56vh;min-height:380px;display:flex;align-items:center;justify-content:center;text-align:center;overflow:hidden}
.page-hero-bg{position:absolute;inset:0;background-size:cover;background-position:center}
.page-hero-bg::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.22),rgba(0,0,0,.42))}
.page-hero .inner{position:relative;z-index:2;color:#fff;padding:90px 24px 0;text-shadow:0 1px 24px rgba(0,0,0,.32)}
.page-hero h1{color:#fff}
.page-hero .kicker{color:rgba(255,255,255,.8)}
.page-hero p{color:rgba(255,255,255,.92);max-width:52ch;margin:1.6rem auto 0}

/* ---------- Utilities ---------- */
.center{text-align:center}
.mt-lg{margin-top:52px}
.divider{height:1px;background:var(--line);border:none}

/* ---------- Responsive ---------- */
@media (max-width:980px){
  .footer-top{grid-template-columns:1fr 1fr}
  .amenity-cols{grid-template-columns:repeat(2,1fr)}
  .listing-grid,.grid-3,.post-grid,.quotes{grid-template-columns:repeat(2,1fr)}
  .team-grid{grid-template-columns:repeat(2,1fr)}
  .stats{grid-template-columns:repeat(2,1fr)}
  .masonry{columns:2}
}
@media (max-width:768px){
  :root{--pad-section:64px;--pad-section-sm:48px}
  .nav-links,.nav-phone,.nav-cta{display:none}
  .nav-toggle{display:block}
  .nav{gap:0}
  /* mobile drawer */
  .mobile-nav{
    position:fixed;inset:0;background:var(--ink-2);z-index:99;
    display:flex;flex-direction:column;justify-content:center;align-items:center;gap:8px;
    opacity:0;visibility:hidden;transition:opacity var(--t-mid),visibility var(--t-mid);
  }
  body.menu-open .mobile-nav{opacity:1;visibility:visible}
  .mobile-nav a{color:#fff;font-family:var(--sans);font-size:1.7rem;font-weight:500;letter-spacing:.18em;text-transform:uppercase;padding:12px}
  .mobile-nav .btn{margin-top:24px}
  .split,.split--reverse .split-media{grid-template-columns:1fr;order:0}
  .split-body{padding:48px 24px}
  .split-media img{min-height:360px}
  .tiles{grid-template-columns:1fr}
  .grid-3,.listing-grid,.post-grid,.quotes,.amenity-cols,.nb-list,.team-grid{grid-template-columns:1fr}
  .stats{grid-template-columns:1fr 1fr}
  .hero-stats{grid-template-columns:1fr 1fr 1fr}
  .hero-stats .hs b{font-size:2.2rem}
  .masonry{columns:1}
  .field-grid{grid-template-columns:1fr}
  .hero-content h1{font-size:3.4rem}
}
@media (max-width:480px){
  body{font-size:1.45rem}
  .header-inner{height:70px}
  .hero-stats{grid-template-columns:1fr;}
  .hero-stats .hs{border-left:none;border-top:1px solid rgba(255,255,255,.14)}
  .hero-stats .hs:first-child{border-top:none}
}