/* =====================================================================
   Bracken Reserve v2
   Vision Real Estate Specialists signature red on ink and paper.
   Fonts are self-hosted in /fonts (see PROJECT_RULES: no CDN fonts).
   ===================================================================== */

@font-face{font-family:'Fraunces';font-style:normal;font-weight:100 900;font-display:swap;src:url('../fonts/fraunces-variable.woff2') format('woff2-variations');}
@font-face{font-family:'Fraunces';font-style:italic;font-weight:100 900;font-display:swap;src:url('../fonts/fraunces-variable-italic.woff2') format('woff2-variations');}
@font-face{font-family:'Space Grotesk';font-style:normal;font-weight:400;font-display:swap;src:url('../fonts/space-grotesk-400.woff2') format('woff2');}
@font-face{font-family:'Space Grotesk';font-style:normal;font-weight:500;font-display:swap;src:url('../fonts/space-grotesk-500.woff2') format('woff2');}
@font-face{font-family:'Space Grotesk';font-style:normal;font-weight:600;font-display:swap;src:url('../fonts/space-grotesk-600.woff2') format('woff2');}
@font-face{font-family:'Space Grotesk';font-style:normal;font-weight:700;font-display:swap;src:url('../fonts/space-grotesk-700.woff2') format('woff2');}

:root{
  --red:#C4161B;
  --red-deep:#9E1015;
  --red-soft:rgba(196,22,27,.10);
  --ink:#0F0C0C;
  --ink-2:#1A1516;
  --ink-3:#2A2324;
  --paper:#FAFAF8;
  --paper-2:#F0F0ED;
  --sand:#DCDCD8;
  --mute:#4A4341;
  --mute-light:rgba(250,250,248,.8);
  --line:rgba(15,12,12,.22);
  --line-light:rgba(250,250,248,.26);
  --avail:#3B7D4F;
  --serif:'Fraunces',Georgia,serif;
  --head:'Space Grotesk',system-ui,sans-serif;
  --sans:'Space Grotesk',system-ui,sans-serif;
  --wrap:1360px;
  --gut:clamp(20px,5vw,72px);
  --ease:cubic-bezier(.2,.7,.2,1);
}

*{box-sizing:border-box;margin:0;padding:0;}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%;}
body{font-family:var(--sans);font-size:17px;font-weight:500;color:var(--ink);background:var(--paper);line-height:1.5;-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;}
ul{list-style:none;}
.wrap{max-width:var(--wrap);margin:0 auto;padding-left:var(--gut);padding-right:var(--gut);}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap;}

h1,h2,h3{font-family:var(--head);font-weight:600;letter-spacing:-.025em;line-height:1.02;}
.serif{font-family:var(--serif);font-weight:400;}
h2{font-size:clamp(2.2rem,4.6vw,4rem);}
h3{font-size:clamp(1.5rem,2.4vw,2.1rem);}
em.it{font-family:var(--serif);font-style:italic;font-weight:400;letter-spacing:0;color:var(--red);}
.dark em.it{color:#F2B4B6;}
.kicker{display:inline-flex;align-items:center;gap:.6rem;font-size:.72rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--red);margin-bottom:1.4rem;}
.kicker::before{content:"";width:26px;height:3px;background:var(--red);}
.dark .kicker{color:#F2B4B6;}
.dark .kicker::before{background:var(--red);}
.lede{font-size:clamp(1.1rem,1.4vw,1.3rem);color:var(--mute);max-width:56ch;font-weight:500;}
.dark .lede{color:var(--mute-light);}
.dark{background:var(--ink);color:var(--paper);}

.section{padding:clamp(88px,10vw,150px) 0;}
.head{display:grid;grid-template-columns:1.2fr 1fr;gap:2rem 4rem;align-items:end;margin-bottom:clamp(40px,5vw,72px);}
.head .lede{justify-self:end;}
@media(max-width:860px){.head{grid-template-columns:1fr;}.head .lede{justify-self:start;}}

/* ---------- buttons ---------- */
.btn{display:inline-flex;align-items:center;gap:.65rem;padding:1rem 1.6rem;border-radius:999px;font-size:.84rem;font-weight:700;letter-spacing:.06em;text-transform:uppercase;border:1px solid transparent;transition:transform .35s var(--ease),background .3s,color .3s,border-color .3s;white-space:nowrap;}
.btn svg{width:16px;height:16px;flex:none;}
.btn:hover{transform:translateY(-2px);}
.btn-red{background:var(--red);color:#fff;}
.btn-red:hover{background:var(--red-deep);}
.btn-ink{background:var(--ink);color:var(--paper);}
.btn-ink:hover{background:var(--red);}
.btn-ghost{border-width:2px;border-color:rgba(250,250,248,.7);color:var(--paper);}
.btn-ghost:hover{border-color:var(--paper);background:rgba(250,250,248,.08);}
.btn-ghost-ink{border-color:rgba(15,12,12,.3);color:var(--ink);}
.btn-ghost-ink:hover{border-color:var(--ink);}
.btn-wa{background:#25D366;color:#062E15;}
.btn-wa:hover{background:#1FB958;}
.btn-sm{padding:.7rem 1.1rem;font-size:.72rem;}
.arrow-link{display:inline-flex;align-items:center;gap:.5rem;font-weight:700;font-size:.9rem;letter-spacing:.02em;border-bottom:2px solid currentColor;padding-bottom:2px;}
.arrow-link svg{width:14px;height:14px;transition:transform .3s var(--ease);}
.arrow-link:hover svg{transform:translateX(4px);}

/* ---------- nav ---------- */
.nav{position:fixed;inset:0 0 auto 0;z-index:100;padding:18px 0;transition:background .4s,padding .4s,box-shadow .4s;}
.nav::before{content:"";position:absolute;inset:0 0 auto 0;height:4px;background:var(--red);}
.nav .wrap{display:flex;align-items:center;justify-content:space-between;gap:2rem;}
.nav-brand{display:flex;align-items:center;gap:1.1rem;}
.nav-brand .br{height:36px;width:auto;transition:filter .4s,height .4s;}
.nav-brand .divider{width:1px;height:28px;background:rgba(250,250,248,.35);transition:background .4s;}
.nav-brand .vr{height:30px;width:auto;}
.nav-brand .vr-color{display:none;}
.nav-links{display:flex;gap:2rem;font-size:.82rem;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:rgba(250,250,248,.85);transition:color .4s;}
.nav-links a{position:relative;padding:.3rem 0;}
.nav-links a::after{content:"";position:absolute;left:0;bottom:0;width:0;height:1px;background:currentColor;transition:width .3s var(--ease);}
.nav-links a:hover::after,.nav-links a.active::after{width:100%;}
.nav-right{display:flex;align-items:center;gap:1rem;}
.nav .btn-ghost{transition:all .3s;}
.nav.scrolled{background:rgba(250,250,248,.94);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);padding:12px 0;box-shadow:0 1px 0 var(--line);}
.nav.scrolled .br{filter:brightness(0);height:32px;}
.nav.scrolled .divider{background:var(--line);}
.nav.scrolled .vr-white{display:none;}
.nav.scrolled .vr-color{display:block;}
.nav.scrolled .nav-links{color:var(--ink);}
.nav.scrolled .btn-ghost{border-color:var(--ink);color:var(--ink);}
.nav.scrolled .btn-ghost:hover{background:var(--ink);color:var(--paper);}
.burger{display:none;width:44px;height:44px;border-radius:50%;place-items:center;color:var(--paper);}
.burger svg{width:24px;height:24px;display:block;}
.burger .ic-x{display:none;}
.menu-open .burger .ic-x{display:block;}
.menu-open .burger .ic-bars{display:none;}
.nav.scrolled .burger,.menu-open .burger{color:var(--ink);}
.mobile-menu{position:fixed;inset:0;z-index:90;background:var(--paper);display:flex;flex-direction:column;justify-content:center;padding:0 var(--gut);gap:.4rem;opacity:0;pointer-events:none;transition:opacity .35s;}
.mobile-menu a{font-family:var(--head);font-size:2.2rem;padding:.35rem 0;border-bottom:1px solid var(--line);}
.mobile-menu a.btn{align-self:stretch;justify-content:center;text-align:center;margin-top:2rem;font-family:var(--sans);font-size:.9rem;border:0;padding:1.1rem 1.6rem;}
.menu-open .mobile-menu{opacity:1;pointer-events:auto;}
.menu-open .nav{background:var(--paper);}
.menu-open .nav .br{filter:brightness(0);}
.menu-open .nav .vr-white{display:none;}.menu-open .nav .vr-color{display:block;}
.menu-open .nav .divider{background:var(--line);}
@media(max-width:1060px){.nav-links{display:none;}.nav .btn-ghost{display:none;}.burger{display:grid;}.nav-brand .vr{height:26px;}}

/* ---------- hero ---------- */
.hero{position:relative;min-height:100svh;display:flex;align-items:flex-end;color:var(--paper);overflow:hidden;padding-top:120px;}
.hero-bg{position:absolute;inset:0;}
.hero-bg img{width:100%;height:100%;object-fit:cover;object-position:center 40%;transform:scale(1.06);animation:heroIn 2.2s var(--ease) forwards;}
@keyframes heroIn{to{transform:scale(1);}}
.hero-bg::after{content:"";position:absolute;inset:0;background:
  linear-gradient(180deg,rgba(15,12,12,.55) 0%,rgba(15,12,12,.05) 35%,rgba(15,12,12,.25) 60%,rgba(15,12,12,.92) 100%);}
.hero .wrap{position:relative;width:100%;padding-bottom:clamp(40px,5vw,64px);}
.hero-grid{display:grid;grid-template-columns:1.25fr .75fr;gap:3rem;align-items:end;}
.pill{display:inline-flex;align-items:center;gap:.55rem;padding:.5rem .9rem .5rem .6rem;border-radius:999px;background:rgba(250,250,248,.12);backdrop-filter:blur(8px);border:1px solid rgba(250,250,248,.22);font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;font-weight:600;}
.pill i{width:8px;height:8px;border-radius:50%;background:#5BE08A;box-shadow:0 0 0 0 rgba(91,224,138,.6);animation:pulse 2s infinite;}
@keyframes pulse{0%{box-shadow:0 0 0 0 rgba(91,224,138,.6)}70%{box-shadow:0 0 0 9px rgba(91,224,138,0)}100%{box-shadow:0 0 0 0 rgba(91,224,138,0)}}
.hero h1{font-size:clamp(2.6rem,5.6vw,5.4rem);margin:1.2rem 0 1.3rem;max-width:12ch;}
.hero h1 em{font-family:var(--serif);font-style:italic;font-weight:400;letter-spacing:0;}
.hero-sub{font-size:clamp(1.05rem,1.35vw,1.25rem);color:rgba(250,250,248,.92);max-width:46ch;margin-bottom:2rem;}
.hero-cta{display:flex;flex-wrap:wrap;gap:.8rem;}
.hero-facts{display:grid;gap:0;border-left:2px solid rgba(250,250,248,.5);}
.hero-facts div{padding:.9rem 0 .9rem 1.4rem;border-bottom:1px solid rgba(250,250,248,.35);}
.hero-facts div:last-child{border-bottom:0;}
.hero-facts b{display:block;font-family:var(--head);font-weight:600;font-size:clamp(1.5rem,2.2vw,2rem);line-height:1;margin-bottom:.35rem;}
.hero-facts span{font-size:.78rem;letter-spacing:.1em;text-transform:uppercase;color:rgba(250,250,248,.85);}
.hero-logo{position:absolute;top:0;right:var(--gut);}
.scroll-cue{position:absolute;left:50%;bottom:22px;transform:translateX(-50%);width:1px;height:48px;background:rgba(250,250,248,.3);overflow:hidden;}
.scroll-cue::after{content:"";position:absolute;inset:0;background:var(--paper);animation:cue 1.8s var(--ease) infinite;}
@keyframes cue{0%{transform:translateY(-100%)}60%,100%{transform:translateY(100%)}}
@media(max-width:900px){.hero-grid{grid-template-columns:1fr;}.hero-facts{grid-template-columns:repeat(3,1fr);border-left:0;border-top:1px solid rgba(250,250,248,.25);}.hero-facts div{padding:1rem .6rem 0 0;border-bottom:0;}.hero-facts b{font-size:1.25rem;}.hero-facts span{font-size:.66rem;}.scroll-cue{display:none;}}

/* ---------- ticker ---------- */
.ticker{background:var(--red);color:#fff;overflow:hidden;padding:.85rem 0;font-size:.78rem;letter-spacing:.18em;text-transform:uppercase;font-weight:600;}
.ticker-track{display:flex;width:max-content;animation:tick 42s linear infinite;}
.ticker span{padding:0 2.2rem;display:inline-flex;align-items:center;gap:2.2rem;}
.ticker span::after{content:"";width:6px;height:6px;border-radius:50%;background:rgba(255,255,255,.7);}
@keyframes tick{to{transform:translateX(-50%);}}

/* ---------- intro ---------- */
.intro{padding:clamp(80px,9vw,130px) 0 0;}
.intro-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:4rem;align-items:start;}
.intro h2{font-size:clamp(2rem,3.9vw,3.5rem);line-height:1.12;}
.intro-side{padding-top:.6rem;}
.intro-side p{color:var(--ink);margin-bottom:1.4rem;max-width:44ch;}
.stats{display:grid;grid-template-columns:repeat(4,1fr);border-top:2px solid var(--ink);margin-top:clamp(56px,7vw,96px);}
.stat{padding:2.8rem 2rem 2.8rem 2rem;border-right:1px solid var(--line);}
.stat:first-child{padding-left:0;}
.stat:last-child{border-right:0;}
.stat b{display:block;font-family:var(--head);font-weight:500;font-size:clamp(2.2rem,4vw,3.6rem);line-height:1;letter-spacing:-.02em;}
.stat b small{font-size:.5em;}
.stat span{display:block;margin-top:1rem;font-size:.8rem;letter-spacing:.12em;text-transform:uppercase;color:var(--ink);font-weight:600;}
@media(max-width:900px){.intro-grid{grid-template-columns:1fr;gap:2rem;}.stats{grid-template-columns:repeat(2,1fr);}.stat{padding:1.8rem 1.4rem;}.stat:nth-child(odd){padding-left:0;}.stat:nth-child(2){border-right:0;}.stat:nth-child(n+3){border-top:1px solid var(--line);}}

/* ---------- homes (sticky showcase) ---------- */
.homes{padding-top:clamp(80px,9vw,130px);}
.homes-layout{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,5vw,6rem);align-items:start;}
.homes-sticky{position:sticky;top:96px;}
.homes-media{position:relative;aspect-ratio:4/3.4;border-radius:18px;overflow:hidden;background:var(--ink);}
.homes-media img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity .7s var(--ease),transform 1.2s var(--ease);transform:scale(1.04);}
.homes-media img.on{opacity:1;transform:scale(1);}
.homes-media .fp{object-fit:contain;background:#fff;padding:6%;}
.homes-media-tag span{font-family:var(--head);font-weight:600;font-size:1.05rem;}
.media-bar{display:flex;align-items:center;justify-content:space-between;gap:1rem;margin-bottom:.8rem;}
.view-toggle{display:flex;background:var(--ink);border-radius:999px;padding:4px;}
.view-toggle button{padding:.55rem 1rem;border-radius:999px;font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;font-weight:700;color:rgba(250,250,248,.75);transition:all .3s;}
.view-toggle button.on{background:var(--paper);color:var(--ink);}
.homes-caption{margin-top:.9rem;font-size:.85rem;color:var(--mute);}
.home-item{padding:clamp(2rem,4vw,3.4rem) 0;border-top:2px solid var(--line);transition:opacity .4s;}
.home-item:last-of-type{border-bottom:2px solid var(--line);}
.home-item .num{font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--red);font-weight:600;display:flex;align-items:center;gap:.8rem;margin-bottom:1rem;}
.home-item .num i{width:36px;height:3px;background:var(--red);transition:width .4s var(--ease);}
.home-item h3{font-size:clamp(1.6rem,2.5vw,2.3rem);margin-bottom:1rem;}
.home-item h3 small{display:block;font-family:var(--sans);font-size:.95rem;color:var(--mute);letter-spacing:0;margin-top:.5rem;}
.spec{display:grid;grid-template-columns:repeat(3,auto);gap:1.6rem;justify-content:start;margin:1.4rem 0 1.6rem;}
.spec div b{display:block;font-family:var(--head);font-size:1.5rem;font-weight:400;line-height:1;}
.spec div span{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--mute);font-weight:600;}
.home-item .price{font-family:var(--head);font-size:1.7rem;color:var(--red);margin-bottom:1.3rem;}
.home-item .price small{font-family:var(--sans);font-size:.78rem;color:var(--mute);margin-left:.6rem;}
.home-actions{display:flex;flex-wrap:wrap;gap:.7rem;align-items:center;}
.homes-note{margin-top:2rem;font-size:.92rem;color:var(--mute);max-width:60ch;}
@media(max-width:900px){.homes-layout{grid-template-columns:1fr;gap:1.5rem;}.homes-sticky{position:sticky;top:64px;z-index:5;background:var(--paper);padding:.8rem 0 .6rem;}.homes-media{aspect-ratio:16/10;border-radius:12px;}.homes-caption{display:none;}.home-item{padding:1.6rem 0;}}

/* ---------- site plan ---------- */
.plan{padding:clamp(88px,10vw,150px) 0;}
.plan-layout{display:grid;grid-template-columns:minmax(0,1fr) 360px;gap:2rem;align-items:start;}
.plan-scroll{overflow-x:auto;-webkit-overflow-scrolling:touch;border-radius:16px;}
.plan-stage{position:relative;background:#fff;border-radius:16px;overflow:hidden;box-shadow:0 30px 80px -30px rgba(0,0,0,.6);}
.plan-hint{display:none;font-size:.85rem;color:var(--mute-light);margin:.6rem 0 0;}
.erf-find{display:inline-flex;align-items:center;background:var(--ink-2);border:1.5px solid var(--line-light);border-radius:999px;padding:4px 4px 4px 14px;gap:.4rem;}
.erf-find label{font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;font-weight:600;color:var(--mute-light);white-space:nowrap;}
.erf-find input{width:64px;background:transparent;border:0;color:var(--paper);font:inherit;font-weight:600;font-size:1rem;outline:0;text-align:center;}
.erf-find button{padding:.5rem .9rem;border-radius:999px;background:var(--paper);color:var(--ink);font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;font-weight:700;}
.plan-stage img{width:100%;height:auto;user-select:none;-webkit-user-drag:none;}
.plan-hotspots{position:absolute;inset:0;}
.erf{position:absolute;transform:translate(-50%,-50%);width:2.6%;aspect-ratio:1;border-radius:50%;border:1.5px solid rgba(15,12,12,.5);background:rgba(250,250,248,.55);font-size:.55rem;font-weight:600;display:grid;place-items:center;transition:transform .25s var(--ease),background .25s,border-color .25s,opacity .25s,color .25s;color:var(--ink);padding:0;line-height:1;min-width:14px;}
.erf.a{background:rgba(59,125,79,.85);border-color:#2C6A40;color:#fff;}
.erf.t3{background:rgba(196,22,27,.85);border-color:var(--red-deep);color:#fff;}
.erf.dim{opacity:.18;}
.erf:hover,.erf.sel{transform:translate(-50%,-50%) scale(1.5);z-index:3;box-shadow:0 6px 18px rgba(0,0,0,.35);}
.erf.sel{background:var(--ink);border-color:var(--ink);color:#fff;}
.plan-tools{display:flex;flex-wrap:wrap;gap:.6rem;align-items:center;margin-bottom:1rem;}
.seg{display:inline-flex;background:var(--ink-2);border:1.5px solid var(--line-light);border-radius:999px;padding:4px;}
.seg button{padding:.55rem 1rem;border-radius:999px;font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;font-weight:600;color:rgba(250,250,248,.65);transition:all .3s;}
.seg button.on{background:var(--paper);color:var(--ink);}
.legend{display:flex;flex-wrap:wrap;gap:1.1rem;font-size:.82rem;color:var(--paper);margin-left:auto;}
.legend i{display:inline-block;width:10px;height:10px;border-radius:50%;margin-right:.45rem;vertical-align:-1px;}
.plan-panel{background:var(--ink-2);border:1.5px solid var(--line-light);border-radius:16px;padding:1.6rem;position:sticky;top:96px;}
.plan-panel .tag{font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;color:#F2B4B6;font-weight:600;}
.plan-panel h3{margin:.5rem 0 .3rem;font-size:2.1rem;}
.plan-panel .meta{color:var(--mute-light);font-size:.95rem;margin-bottom:1.3rem;}
.erf-size{display:flex;align-items:baseline;gap:.6rem;margin:-.4rem 0 1.1rem;}
.erf-size b{font-family:var(--head);font-weight:600;font-size:1.5rem;}
.erf-size span{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--mute-light);font-weight:600;}
.price-rows{display:grid;gap:.5rem;margin-bottom:1.4rem;}
.price-row{display:flex;justify-content:space-between;align-items:center;padding:.9rem 1rem;border-radius:10px;background:rgba(250,250,248,.07);border:1.5px solid var(--line-light);}
.price-row span{font-size:.82rem;color:var(--mute-light);}
.price-row b{font-family:var(--head);font-weight:600;font-size:1.25rem;}
.price-row.na{opacity:.4;}
.plan-panel .btn{width:100%;justify-content:center;}
.plan-panel .hint{margin-top:1rem;font-size:.85rem;color:var(--mute-light);}
.plan-summary{display:grid;grid-template-columns:repeat(3,1fr);gap:.5rem;margin-bottom:1.4rem;}
.plan-summary div{background:rgba(250,250,248,.05);border:1px solid var(--line-light);border-radius:10px;padding:.9rem .8rem;}
.plan-summary b{display:block;font-family:var(--head);font-weight:600;font-size:1.35rem;line-height:1;letter-spacing:-.02em;white-space:nowrap;}
.plan-summary span{font-size:.66rem;letter-spacing:.1em;text-transform:uppercase;color:var(--mute-light);}
.plan-foot{margin-top:1.4rem;display:flex;flex-wrap:wrap;gap:1rem 2rem;align-items:center;justify-content:space-between;font-size:.9rem;color:var(--mute-light);}
.plan-foot p{max-width:70ch;}
@media(max-width:1000px){.plan-layout{grid-template-columns:1fr;}.plan-panel{position:relative;top:0;}.legend{margin-left:0;}}
@media(max-width:760px){.plan-stage{width:220%;border-radius:10px;}.plan-scroll{border-radius:10px;}.plan-hint{display:block;}.erf{min-width:16px;}.legend{width:100%;}}

/* ---------- location ---------- */
.place{padding:clamp(88px,10vw,150px) 0;}
.place-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,5vw,5rem);align-items:center;}
.place-map{border-radius:16px;overflow:hidden;position:relative;box-shadow:0 30px 60px -30px rgba(0,0,0,.35);}
.place-map img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease);}
.place-map:hover img{transform:scale(1.03);}
.place-list{display:grid;gap:0;margin-top:2rem;}
.place-list li{display:grid;grid-template-columns:52px 1fr;gap:1rem;padding:1.3rem 0;border-top:2px solid var(--line);}
.place-list li:last-child{border-bottom:2px solid var(--line);}
.place-list .n{font-family:var(--head);font-size:1.6rem;color:var(--red);font-weight:300;line-height:1;}
.place-list h4{font-family:var(--head);font-weight:600;font-size:1.15rem;margin-bottom:.3rem;}
.place-list p{color:var(--ink);font-size:.98rem;}
@media(max-width:900px){.place-grid{grid-template-columns:1fr;}}

/* ---------- value strip ---------- */
.value{padding:clamp(72px,8vw,120px) 0;background:var(--paper-2);}
.value-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2px;background:var(--line);border:2px solid var(--line);}
.value-item{background:var(--paper-2);padding:2.2rem 2rem;transition:background .35s;}
.value-item:hover{background:var(--paper);}
.value-item svg{width:32px;height:32px;stroke:var(--red);fill:none;stroke-width:2;stroke-linecap:round;stroke-linejoin:round;margin-bottom:1.2rem;}
.value-item h4{font-family:var(--head);font-weight:600;font-size:1.15rem;margin-bottom:.5rem;}
.value-item p{color:var(--ink);font-size:.95rem;}
@media(max-width:900px){.value-grid{grid-template-columns:repeat(2,1fr);}}
@media(max-width:560px){.value-grid{grid-template-columns:1fr;}}

/* ---------- gallery ---------- */
.gallery{padding:clamp(88px,10vw,150px) 0 0;overflow:hidden;}
.strip{display:flex;gap:1rem;width:max-content;padding:0 var(--gut);margin-top:clamp(36px,4vw,56px);animation:strip 60s linear infinite;}
.strip:hover{animation-play-state:paused;}
@keyframes strip{to{transform:translateX(-50%);}}
.strip figure{position:relative;height:clamp(240px,34vw,440px);flex:none;border-radius:12px;overflow:hidden;cursor:zoom-in;}
.strip figure img{height:100%;width:auto;transition:transform 1s var(--ease);}
.strip figure:hover img{transform:scale(1.04);}
.strip figcaption{position:absolute;left:0;right:0;bottom:0;padding:1.8rem 1.2rem .9rem;background:linear-gradient(180deg,transparent,rgba(15,12,12,.75));color:var(--paper);font-size:.88rem;font-weight:600;letter-spacing:.06em;opacity:0;transition:opacity .35s;}
.strip figure:hover figcaption{opacity:1;}
.gallery-foot{padding:1.4rem var(--gut) clamp(88px,10vw,150px);font-size:.9rem;color:var(--mute-light);}

/* ---------- process + faq ---------- */
.steps{padding:clamp(88px,10vw,150px) 0;}
.steps-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:0;counter-reset:step;border-top:2px solid var(--ink);}
.step{padding:2.6rem 2rem 2.6rem 0;border-right:2px solid var(--line);position:relative;}
.step:last-child{border-right:0;}
.step + .step{padding-left:2rem;}
.step .n{font-family:var(--head);font-size:3rem;font-weight:500;color:var(--red);line-height:1;margin-bottom:1.2rem;}
.step h4{font-family:var(--head);font-weight:600;font-size:1.2rem;margin-bottom:.5rem;}
.step p{color:var(--ink);font-size:.95rem;}
.step p .tbc{color:var(--red);font-size:.85rem;}
@media(max-width:900px){.steps-grid{grid-template-columns:1fr 1fr;}.step:nth-child(2){border-right:0;}.step:nth-child(n+3){border-top:1px solid var(--line);}.step:nth-child(3){padding-left:0;}}
@media(max-width:560px){.steps-grid{grid-template-columns:1fr;}.step{border-right:0;padding-left:0!important;border-top:1px solid var(--line);}.step:first-child{border-top:0;}}
.faq{padding:0 0 clamp(88px,10vw,150px);}
.faq-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:3rem;}
.faq-item{border-top:2px solid var(--line);}
.faq-item:last-child{border-bottom:2px solid var(--line);}
.faq-q{width:100%;display:flex;justify-content:space-between;align-items:center;gap:1rem;padding:1.3rem 0;text-align:left;font-family:var(--head);font-weight:500;font-size:1.15rem;}
.faq-q i{width:30px;height:30px;border-radius:50%;border:2px solid var(--ink);display:grid;place-items:center;flex:none;transition:transform .35s var(--ease),background .3s,color .3s;font-style:normal;font-family:var(--sans);font-size:1rem;}
.faq-item.open .faq-q i{transform:rotate(45deg);background:var(--red);border-color:var(--red);color:#fff;}
.faq-a{max-height:0;overflow:hidden;transition:max-height .5s var(--ease);}
.faq-a p{padding:0 0 1.4rem;color:var(--ink);max-width:64ch;}
@media(max-width:900px){.faq-grid{grid-template-columns:1fr;gap:1.5rem;}}

/* ---------- contact ---------- */
.contact{padding:clamp(88px,10vw,150px) 0;}
.contact-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(2.5rem,6vw,7rem);}
.agents{display:grid;gap:1rem;margin:2.2rem 0;}
.agent{display:grid;grid-template-columns:auto 1fr auto;gap:1.2rem;align-items:center;padding:1.2rem 1.3rem;border:1.5px solid var(--line-light);border-radius:14px;background:var(--ink-2);}
.agent .ini{width:52px;height:52px;border-radius:50%;background:var(--red);display:grid;place-items:center;font-family:var(--head);font-size:1.3rem;color:#fff;}
.agent b{display:block;font-weight:600;font-size:1rem;}
.agent a{display:block;font-size:.92rem;color:var(--mute-light);}
.agent a:hover{color:var(--paper);}
.agent .btn-wa{padding:.65rem .9rem;font-size:.68rem;}
.agent .btn-wa span{display:none;}
@media(min-width:1200px){.agent .btn-wa span{display:inline;}}
.contact-lines{display:grid;gap:.4rem;color:var(--mute-light);font-size:.95rem;}
.contact-lines b{color:var(--paper);font-weight:500;}
.form{display:grid;gap:1.2rem;}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:1.2rem;}
.field label{display:block;font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;color:var(--paper);font-weight:600;margin-bottom:.5rem;}
.field input,.field select,.field textarea{width:100%;background:transparent;border:0;border-bottom:2px solid rgba(250,250,248,.45);color:var(--paper);padding:.75rem 0;font:inherit;font-size:1rem;border-radius:0;outline:0;transition:border-color .3s;}
.field select{appearance:none;background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%23F5F0E7' stroke-width='1.5' fill='none'/%3E%3C/svg%3E") no-repeat right center;}
.field select option{color:var(--ink);}
.field input:focus,.field select:focus,.field textarea:focus{border-bottom-color:var(--red);}
.field textarea{resize:vertical;min-height:100px;}
.hp{position:absolute;left:-9999px;opacity:0;height:0;}
.form-msg{display:none;padding:1rem 1.2rem;border-radius:10px;font-size:.9rem;}
.form.sent .form-msg.ok{display:block;background:rgba(59,125,79,.2);border:1px solid rgba(91,224,138,.4);}
.form.failed .form-msg.err{display:block;background:rgba(196,22,27,.2);border:1px solid rgba(196,22,27,.5);}
.form .btn{justify-self:start;}
@media(max-width:900px){.contact-grid{grid-template-columns:1fr;}}
@media(max-width:560px){.row2{grid-template-columns:1fr;}.agent{grid-template-columns:auto 1fr;align-items:start;}.agent .btn-wa{grid-column:1;grid-row:2;width:52px;height:52px;padding:0;gap:0;display:grid;place-items:center;line-height:0;border-radius:50%;justify-self:center;margin-top:.2rem;}.agent .btn-wa svg{width:24px;height:24px;}.agent .ini{grid-row:1;}.agent>div:nth-child(2){grid-row:1/3;}}

/* ---------- footer ---------- */
footer{background:var(--ink);color:var(--paper);border-top:1px solid var(--line-light);padding:3rem 0 2rem;}
.foot-top{display:flex;flex-wrap:wrap;gap:2rem;align-items:center;justify-content:space-between;padding-bottom:2rem;border-bottom:1px solid var(--line-light);}
.foot-brand{display:flex;align-items:center;gap:1.2rem;}
.foot-brand .br{height:40px;}
.foot-brand .divider{width:1px;height:32px;background:var(--line-light);}
.foot-brand .vr{height:34px;}
.foot-links{display:flex;flex-wrap:wrap;gap:1.4rem;font-size:.8rem;letter-spacing:.1em;text-transform:uppercase;color:var(--paper);font-weight:600;}
.foot-links a:hover{color:var(--paper);}
.foot-bottom{display:flex;flex-wrap:wrap;gap:1rem;justify-content:space-between;padding-top:1.4rem;font-size:.85rem;color:var(--mute-light);}

/* ---------- modals ---------- */
.modal{position:fixed;inset:0;z-index:200;background:rgba(15,12,12,.9);display:grid;place-items:center;padding:1.5rem;opacity:0;pointer-events:none;transition:opacity .35s;}
.modal.open{opacity:1;pointer-events:auto;}
.modal-close{position:absolute;top:18px;right:18px;width:48px;height:48px;border-radius:50%;background:rgba(250,250,248,.1);color:var(--paper);font-size:1.6rem;display:grid;place-items:center;}
.modal-close:hover{background:var(--red);}
.lightbox img{max-width:min(94vw,1500px);max-height:88vh;border-radius:8px;object-fit:contain;}
.walk-box{width:min(1100px,94vw);background:var(--ink-2);border-radius:16px;overflow:hidden;border:1px solid var(--line-light);}
.walk-head{padding:1.2rem 1.5rem;display:flex;justify-content:space-between;align-items:center;gap:1rem;color:var(--paper);}
.walk-head h3{font-size:1.4rem;}
.walk-head .tag{font-size:.68rem;letter-spacing:.18em;text-transform:uppercase;color:#F2B4B6;}
.walk-frame{aspect-ratio:16/9;background:var(--ink);position:relative;}
.walk-frame iframe{position:absolute;inset:0;width:100%;height:100%;border:0;}
.walk-soon{position:absolute;inset:0;display:grid;place-items:center;text-align:center;color:var(--paper);padding:2rem;}
.walk-soon h4{font-family:var(--head);font-weight:500;font-size:2.2rem;margin-bottom:.6rem;}
.walk-soon p{color:var(--mute-light);max-width:44ch;}
.walk-soon .btn{margin-top:1.4rem;}

/* ---------- reveal ---------- */
.rv{opacity:0;transform:translateY(28px);transition:opacity .9s var(--ease),transform .9s var(--ease);}
.rv.in{opacity:1;transform:none;}
@media(prefers-reduced-motion:reduce){.rv{opacity:1;transform:none;transition:none;}.hero-bg img{animation:none;transform:none;}.strip,.ticker-track{animation:none;}}