/* fonts: self-hosted, no requests to Google */
@font-face { font-family: 'Cormorant Garamond'; font-style: normal; font-weight: 500; font-display: swap; src: url('/assets/fonts/cormorant-garamond-latin-ext.woff2') format('woff2'); unicode-range: U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C4, U+2113, U+2C60-2C7F, U+A720-A7FF; }
@font-face { font-family: 'Cormorant Garamond'; font-style: normal; font-weight: 500; font-display: swap; src: url('/assets/fonts/cormorant-garamond-latin.woff2') format('woff2'); unicode-range: U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD; }
@font-face { font-family: 'Cormorant Garamond'; font-style: normal; font-weight: 600; font-display: swap; src: url('/assets/fonts/cormorant-garamond-latin-ext.woff2') format('woff2'); unicode-range: U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C4, U+2113, U+2C60-2C7F, U+A720-A7FF; }
@font-face { font-family: 'Cormorant Garamond'; font-style: normal; font-weight: 600; font-display: swap; src: url('/assets/fonts/cormorant-garamond-latin.woff2') format('woff2'); unicode-range: U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD; }
@font-face { font-family: 'Manrope'; font-style: normal; font-weight: 400 700; font-display: swap; src: url('/assets/fonts/manrope-400-700-latin-ext.woff2') format('woff2'); unicode-range: U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C4, U+2113, U+2C60-2C7F, U+A720-A7FF; }
@font-face { font-family: 'Manrope'; font-style: normal; font-weight: 400 700; font-display: swap; src: url('/assets/fonts/manrope-400-700-latin.woff2') format('woff2'); unicode-range: U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD; }

:root {
  --navy: #13264B;
  --navy-2: #22365C;
  --red: #D2252E;
  --red-dark: #B01E26;
  --sand: #F6F3EE;
  --sand-2: #ECE6DC;
  --ink: #1A1A1A;
  --ink-2: #4A4F5A;
  --line: #D9D2C6;
  --sea: #DCE2EA;
  --serif: 'Cormorant Garamond', Georgia, 'Times New Roman', serif;
  --sans: Manrope, 'Segoe UI', Arial, sans-serif;
  --wrap: 1240px;
  --gutter: clamp(16px, 4vw, 40px);
  --ease: cubic-bezier(.16, 1, .3, 1);
  --header-h: 96px;
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--sand);
  color: var(--ink);
  font: 400 1rem/1.65 var(--sans);
  font-variant-numeric: lining-nums tabular-nums;
  -webkit-font-smoothing: antialiased;
}
img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-underline-offset: .2em; text-decoration-thickness: 1px; }
::selection { background: var(--navy); color: var(--sand); }
:focus-visible { outline: 2px solid var(--red); outline-offset: 3px; }
h1, h2, h3 { font-variant-numeric: lining-nums tabular-nums; font-family: var(--serif); font-weight: 600; color: var(--navy); line-height: 1.08; letter-spacing: -.01em; margin: 0; text-wrap: balance; }
p { margin: 0; }
ul, ol { margin: 0; padding: 0; list-style: none; }
.sr { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
.skip { position: absolute; left: -999px; top: 8px; background: var(--navy); color: var(--sand); padding: 8px 14px; z-index: 50; }
.skip:focus { left: 8px; }
.wrap { width: 100%; max-width: var(--wrap); margin: 0 auto; padding: 0 var(--gutter); }

/* buttons */
:root { --radius: 8px; --radius-sm: 6px; --radius-photo: 12px; }
.btn {
  position: relative; display: inline-flex; align-items: center; justify-content: center; gap: 10px;
  min-height: 48px; padding: 0 24px;
  font: 600 .9375rem/1 var(--sans); letter-spacing: .01em; white-space: nowrap;
  text-decoration: none; border: 1px solid transparent; border-radius: var(--radius);
  cursor: pointer;
  transition: background-color .25s var(--ease), color .25s var(--ease), border-color .25s var(--ease), box-shadow .25s var(--ease), transform .25s var(--ease);
}
.btn:hover { transform: translateY(-1px); }
.btn:active { transform: translateY(0); transition-duration: .08s; }
.btn:focus-visible { outline: 2px solid var(--red); outline-offset: 3px; }
.btn-red { background: linear-gradient(180deg, #DA3039 0%, var(--red) 100%); color: #fff; box-shadow: 0 1px 0 rgba(255, 255, 255, .18) inset, 0 6px 16px -6px rgba(210, 37, 46, .55); }
.btn-red:hover { background: linear-gradient(180deg, #D2252E 0%, var(--red-dark) 100%); box-shadow: 0 1px 0 rgba(255, 255, 255, .18) inset, 0 10px 22px -8px rgba(210, 37, 46, .6); }
.btn-navy { background: var(--navy); color: var(--sand); box-shadow: 0 6px 16px -8px rgba(19, 38, 75, .55); }
.btn-navy:hover { background: var(--navy-2); box-shadow: 0 10px 22px -10px rgba(19, 38, 75, .6); }
.btn-line { border-color: rgba(19, 38, 75, .35); color: var(--navy); background: rgba(255, 255, 255, .5); }
.btn-line:hover { border-color: var(--navy); background: #fff; box-shadow: 0 6px 16px -10px rgba(19, 38, 75, .45); }
.btn .arrow { width: 18px; height: 18px; fill: none; stroke: currentColor; stroke-width: 2; stroke-linecap: round; stroke-linejoin: round; transition: transform .3s var(--ease); }
.btn:hover .arrow { transform: translateX(3px); }
.ico { width: 20px; height: 20px; fill: none; stroke: currentColor; stroke-width: 1.7; stroke-linejoin: round; stroke-linecap: round; }
.link-arrow { font-weight: 600; color: var(--navy); text-decoration: none; border-bottom: 1px solid var(--navy); padding-bottom: 2px; }
.link-arrow::after { content: ""; display: inline-block; width: 30px; height: 1px; background: currentColor; margin-left: 10px; vertical-align: middle; transform: scaleX(.6); transform-origin: left; transition: transform .3s var(--ease); }
.link-arrow:hover::after { transform: scaleX(1); }

/* header: transparent over the hero, solid once scrolled */
.site-header { position: fixed; top: 0; left: 0; right: 0; z-index: 40; color: var(--sand); background: transparent; border-bottom: 1px solid rgba(246, 243, 238, .22); transition: background-color .35s var(--ease), border-color .35s var(--ease), box-shadow .35s var(--ease); }
.site-header.is-solid { background: var(--sand); color: var(--navy); border-color: var(--line); box-shadow: 0 6px 24px -18px rgba(19, 38, 75, .45); }
.header-row { display: flex; align-items: center; gap: 28px; min-height: 96px; }
.logo svg { width: 140px; height: 72px; }
.logo { display: block; flex: none; color: inherit; }
.logo svg { display: block; }
svg text { font-variant-numeric: normal; }
.main-nav { margin-left: auto; }
.main-nav > ul { display: flex; align-items: center; gap: 30px; }
.main-nav a, .menu-toggle { display: inline-flex; align-items: center; height: 34px; padding: 0; font: 500 .9375rem/1 var(--sans); }
.main-nav a { color: inherit; text-decoration: none; border-bottom: 1px solid transparent; transition: border-color .2s; }
.main-nav a:hover, .main-nav a[aria-current="page"] { border-color: currentColor; }
.header-wa { min-height: 42px; padding: 0 16px; }
.has-menu { position: relative; }
.menu-toggle { gap: 6px; background: none; border: 0; border-bottom: 1px solid transparent; color: inherit; cursor: pointer; }
.menu-toggle:hover, .menu-toggle[data-current] { border-color: currentColor; }
.chev { width: 11px; height: 8px; fill: none; stroke: currentColor; stroke-width: 1.6; transition: transform .25s var(--ease); }
.has-menu:hover .chev, .menu-toggle[aria-expanded="true"] .chev { transform: rotate(180deg); }
.main-nav .dropdown { position: absolute; top: calc(100% + 14px); left: 50%; z-index: 50; display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 2px 8px; width: 340px; padding: 12px; background: var(--sand); border: 1px solid var(--line); border-radius: 12px; box-shadow: 0 18px 40px -18px rgba(19, 38, 75, .45); opacity: 0; visibility: hidden; transform: translate(-50%, -6px); transition: opacity .2s var(--ease), transform .2s var(--ease), visibility .2s; }
.dropdown::before { content: ""; position: absolute; left: 0; right: 0; top: -16px; height: 16px; }
.main-nav .has-menu:hover .dropdown, .main-nav .has-menu:focus-within .dropdown, .main-nav .menu-toggle[aria-expanded="true"] + .dropdown { opacity: 1; visibility: visible; transform: translate(-50%, 0); }
.main-nav .dropdown a { display: block; height: auto; line-height: 1.2; padding: 10px 12px; border: 0; border-radius: var(--radius-sm); color: var(--navy); font-family: var(--serif); font-weight: 600; font-size: 1.125rem; }
.main-nav .dropdown a:hover, .main-nav .dropdown a[aria-current="page"] { background: #fff; color: var(--red); }
.m-toggle { display: flex; width: 100%; align-items: center; justify-content: space-between; padding: 14px 0; background: none; border: 0; border-bottom: 1px solid var(--line); color: var(--navy); font: 600 1.75rem var(--serif); cursor: pointer; text-align: left; }
.m-toggle .chev { width: 16px; height: 10px; }
.m-toggle[aria-expanded="true"] .chev { transform: rotate(180deg); }
.m-sub { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 0 16px; padding: 6px 0 10px; border-bottom: 1px solid var(--line); }
.m-sub[hidden] { display: none; }
.mobile-nav .m-sub a { display: block; padding: 10px 0; border: 0; font-family: var(--sans); font-size: 1rem; font-weight: 600; color: var(--navy); text-decoration: none; }
.header-icons { display: none; align-items: center; gap: 4px; margin-left: auto; }
.icon-link { display: grid; place-items: center; width: 46px; height: 46px; color: inherit; }
.icon-link .ico { width: 27px; height: 27px; stroke-width: 1.5; stroke-linecap: round; }
.menu-btn { width: 46px; height: 46px; margin-left: 6px; background: none; border: 1px solid currentColor; border-radius: var(--radius); color: inherit; cursor: pointer; }
.bars, .bars::before, .bars::after { display: block; width: 20px; height: 1.5px; background: currentColor; margin: 0 auto; position: relative; content: ""; transition: transform .25s var(--ease); }
.bars::before { position: absolute; top: -6px; }
.bars::after { position: absolute; top: 6px; }
.menu-btn[aria-expanded="true"] .bars { background: transparent; }
.menu-btn[aria-expanded="true"] .bars::before { background: currentColor; transform: translateY(6px) rotate(45deg); }
.menu-btn[aria-expanded="true"] .bars::after { background: currentColor; transform: translateY(-6px) rotate(-45deg); }
.mobile-nav { border-top: 1px solid var(--line); background: var(--sand); height: calc(100dvh - var(--header-h)); overflow-y: auto; }
.mobile-nav ul { padding: 8px var(--gutter) 8px; }
.mobile-nav ul a { display: block; padding: 14px 0; font-family: var(--serif); font-size: 1.75rem; font-weight: 600; color: var(--navy); text-decoration: none; border-bottom: 1px solid var(--line); }
.mobile-nav-contact { display: grid; gap: 6px; padding: 20px var(--gutter) 32px; }
.mobile-nav-contact a { color: var(--navy); font-weight: 600; font-size: 1.0625rem; text-decoration: none; }
body.menu-open { overflow: hidden; }

/* home hero: photo under the transparent header */
.hero { position: relative; min-height: clamp(460px, 70vh, 700px); display: flex; align-items: flex-end; color: var(--sand); background: var(--navy); }
.hero-media { position: absolute; inset: 0; overflow: hidden; }
.hero-media img { width: 100%; height: 100%; object-fit: cover; object-position: center 60%; }
.hero-video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center 60%; }
.hero-pause { position: absolute; right: 16px; bottom: 16px; z-index: 2; width: 40px; height: 40px; display: grid; place-items: center; border: 1px solid rgba(246, 243, 238, .5); border-radius: 50%; background: rgba(10, 20, 40, .35); color: #fff; cursor: pointer; }
.hero-pause:hover { background: rgba(10, 20, 40, .6); }
.hero-pause svg { width: 16px; height: 16px; fill: currentColor; }
.hero:has(.hero-pause) .hero-copy { padding-bottom: max(72px, clamp(36px, 5vw, 64px)); }
.hero-pause .i-play, .hero-pause[aria-pressed="true"] .i-pause { display: none; }
.hero-pause[aria-pressed="true"] .i-play { display: inline; }
.hero-media::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to bottom, rgba(10, 20, 40, .55) 0%, rgba(10, 20, 40, 0) 28%, rgba(10, 20, 40, 0) 45%, rgba(10, 20, 40, .62) 100%); }
.hero-copy { position: relative; padding-top: 136px; padding-bottom: clamp(36px, 5vw, 64px); display: grid; grid-template-columns: minmax(0, 8fr) minmax(0, 3fr); grid-template-areas: "title lede" "actions lede"; gap: 28px 40px; align-items: end; }
.hero-copy h1 { grid-area: title; }
.hero-copy .lede { grid-area: lede; }
.hero-actions { grid-area: actions; display: flex; flex-wrap: wrap; gap: 12px; }
.btn-light { border-color: rgba(246, 243, 238, .55); color: #fff; background: rgba(255, 255, 255, .12); -webkit-backdrop-filter: blur(8px); backdrop-filter: blur(8px); }
.btn-light:hover { background: var(--sand); color: var(--navy); border-color: var(--sand); }
.road-panel { background: var(--sand); scroll-margin-top: var(--header-h); }
.road-panel > .wrap { padding-top: clamp(32px, 4vw, 56px); padding-bottom: 32px; }
.hero h1 { color: #fff; font-size: clamp(2.5rem, 5vw, 4.5rem); max-width: 19ch; letter-spacing: -.02em; }
.hero .lede { color: var(--sand); }
.lede { color: var(--ink-2); font-size: 1.0625rem; max-width: 34ch; padding-bottom: 8px; }

/* inner pages: navy band under the transparent header */
.band-hero { background: var(--navy); color: var(--sand); }
.band-hero-row { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 4fr); gap: 40px; align-items: end; padding-top: 180px; padding-bottom: clamp(48px, 6vw, 80px); }
.band-hero h1 { color: #fff; font-size: clamp(2.5rem, 5vw, 4.5rem); letter-spacing: -.02em; max-width: 16ch; }
.band-hero .lede { color: var(--sand); max-width: 40ch; }

/* property finder */
.finder-head { display: flex; align-items: baseline; justify-content: space-between; gap: 8px 24px; flex-wrap: wrap; margin-bottom: 20px; }
.finder-head h2 { font-size: clamp(1.75rem, 2.8vw, 2.25rem); }
.finder-head p { color: var(--ink-2); font-size: .9375rem; }
.filter-label { font-size: .8125rem; font-weight: 600; color: var(--navy); margin-bottom: 10px; }


.area-grid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)) minmax(0, 1.2fr); grid-auto-flow: row; gap: 8px; }
.area-btn { border-radius: var(--radius); display: flex; align-items: baseline; justify-content: space-between; gap: 8px; min-height: 52px; padding: 0 14px; background: #fff; border: 1px solid var(--line); color: var(--navy); cursor: pointer; text-align: left; font: inherit; transition: border-color .2s, background-color .2s; }
.area-btn .a-name { font-family: var(--serif); font-weight: 600; font-size: 1.25rem; line-height: 52px; }
.area-btn .a-n { font-size: .8125rem; font-weight: 600; color: var(--ink-2); }
.area-btn.area-all { grid-column: 5; grid-row: 1 / span 2; align-items: center; }
.area-btn.is-empty .a-name, .area-btn.is-empty .a-n { color: #6B6F78; }
.area-btn[aria-pressed="true"] { border: 2px solid var(--red); padding: 0 13px; box-shadow: 0 6px 16px -10px rgba(210, 37, 46, .5); }
.area-btn[aria-pressed="true"] .a-name, .area-btn[aria-pressed="true"] .a-n { color: var(--red); }
.road-controls { display: flex; align-items: center; justify-content: space-between; gap: 20px; }
.finder-go { margin-top: 24px; }
.finder-go .btn { min-height: 54px; padding: 0 28px; font-size: 1rem; }
.latest { padding-top: clamp(56px, 7vw, 96px); padding-bottom: clamp(56px, 7vw, 96px); }
.latest .section-head { align-items: center; }
#lbl-type { margin-top: 20px; padding-top: 18px; border-top: 1px solid var(--line); }
.chips { display: flex; flex-wrap: wrap; gap: 8px; }
.chip { border-radius: var(--radius-sm); min-height: 40px; padding: 0 16px; background: transparent; border: 1px solid var(--line); color: var(--navy); font: 500 .875rem/1 var(--sans); cursor: pointer; transition: border-color .2s, background-color .2s, color .2s; }
.chip:hover { border-color: var(--navy); }
.chip[aria-pressed="true"] { background: var(--navy); border-color: var(--navy); color: var(--sand); }
.chip:disabled { opacity: .45; cursor: default; }

/* listings */
.listings { padding-top: clamp(48px, 7vw, 88px); padding-bottom: clamp(56px, 8vw, 96px); }
.section-head { display: flex; align-items: baseline; justify-content: space-between; gap: 20px; margin-bottom: 28px; }
.section-head h2 { font-size: clamp(2rem, 3.6vw, 3rem); }
.count { color: var(--ink-2); font-weight: 500; white-space: nowrap; }
.grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 40px 28px; transition: opacity .25s; }
.grid.is-swapping { opacity: 0; }
.card a { display: block; text-decoration: none; color: inherit; }
.card .ph { position: relative; aspect-ratio: 4 / 3; overflow: hidden; background: var(--sand-2); border-radius: var(--radius-photo); }
.card .ph img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease); }
.card a:hover .ph img { transform: scale(1.035); }
.card .tag { position: absolute; left: 0; top: 0; background: var(--navy); color: var(--sand); font-size: .75rem; font-weight: 600; padding: 6px 10px; }
.card .tag.sample { background: var(--sand); color: var(--navy); border: 1px solid var(--navy); top: 10px; left: 10px; }
.card .ph-plan { display: grid; place-items: center; width: 100%; height: 100%; }
.card .ph-plan svg { width: 62%; height: 62%; }
.card .ph-plan path { fill: none; stroke: var(--navy); stroke-width: 1; vector-effect: non-scaling-stroke; opacity: .55; }
.card .ph-plan .plot { stroke: var(--red); stroke-width: 2; opacity: 1; }
.card .meta { display: flex; gap: 8px; margin-top: 16px; font-size: .8125rem; font-weight: 500; color: var(--ink-2); }
.card .meta span + span::before { content: "·"; margin-right: 8px; }
.card h3 { font-size: 1.5rem; margin-top: 6px; }
@media (min-width: 601px) { .card h3 { min-height: 2.16em; } }
.card a:hover h3 { text-decoration: underline; text-underline-offset: .15em; text-decoration-thickness: 1px; }
.card .row { display: flex; justify-content: space-between; align-items: baseline; gap: 12px; margin-top: 12px; padding-top: 12px; border-top: 1px solid var(--line); }
.card .facts-line { font-size: .875rem; color: var(--ink-2); }
.card .price { font-weight: 600; font-size: 1.0625rem; color: var(--red); white-space: nowrap; }
.card .price.ask { color: var(--navy); }
.empty { max-width: 640px; padding: 40px 0 8px; }
.empty-title { font-family: var(--serif); font-weight: 600; font-size: 1.75rem; color: var(--navy); margin-bottom: 10px; }
.empty p:not(.empty-title) { color: var(--ink-2); }
.empty-actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 22px; }
.more { margin-top: 44px; }

/* resort */
.resort { background: var(--sand-2); }
.resort-row { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 6fr); gap: clamp(32px, 6vw, 88px); align-items: center; padding-top: clamp(56px, 8vw, 104px); padding-bottom: clamp(56px, 8vw, 104px); }
.resort-photo { margin: 0; outline: 1px solid var(--navy); outline-offset: 14px; border-radius: var(--radius-photo); }
.resort-photo img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; border-radius: var(--radius-photo); }
.resort-copy h2 { font-size: clamp(2.5rem, 4.6vw, 4rem); margin-bottom: 20px; }
.resort-copy .big { font-family: var(--serif); font-size: clamp(1.375rem, 2vw, 1.75rem); line-height: 1.3; color: var(--navy); font-weight: 500; margin-bottom: 16px; max-width: 30ch; }
.resort-copy p:not(.big) { color: var(--ink-2); max-width: 52ch; }
.facts { display: grid; grid-template-columns: repeat(3, auto); justify-content: start; gap: 36px; margin: 28px 0 32px; padding: 18px 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.facts dt { font-size: .8125rem; color: var(--ink-2); }
.facts dd { font-variant-numeric: lining-nums tabular-nums; margin: 2px 0 0; font-family: var(--serif); font-weight: 600; font-size: 1.5rem; color: var(--navy); }

/* sell */
.sell { background: var(--navy); color: var(--sand); }
.sell-row { display: grid; grid-template-columns: minmax(0, 6fr) minmax(0, 5fr); gap: clamp(28px, 6vw, 88px); align-items: end; padding-top: clamp(56px, 7vw, 96px); padding-bottom: clamp(56px, 7vw, 96px); }
.sell h2 { color: var(--sand); font-size: clamp(2.25rem, 4.2vw, 3.75rem); }
.sell p { color: var(--sand); margin-bottom: 24px; max-width: 46ch; }

.sell .placeholder-text { font-style: italic; color: #C9D2E3; }

/* services */
.services { border-top: 1px solid var(--line); display: grid; grid-template-columns: minmax(0, 4fr) minmax(0, 7fr); gap: clamp(32px, 6vw, 88px); padding-top: clamp(64px, 8vw, 112px); padding-bottom: clamp(64px, 8vw, 112px); }
.services-intro h2 { font-size: clamp(2rem, 3.6vw, 3rem); margin-bottom: 18px; }
.services-intro p { color: var(--ink-2); max-width: 40ch; }
.service-list { border-top: 1px solid var(--navy); }
.service-list a { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: 24px; padding: 22px 0; border-bottom: 1px solid var(--line); text-decoration: none; }
.service-list a > span { transition: transform .35s var(--ease); }
.service-list a:hover > span { transform: translateX(10px); }
.s-name { font-family: var(--serif); font-weight: 600; font-size: 1.5rem; line-height: 1.15; color: var(--navy); }
.s-desc { color: var(--ink-2); }

/* agent */
.agent { border-top: 1px solid var(--line); }
.agent-row { display: grid; grid-template-columns: minmax(0, 4fr) minmax(0, 7fr); gap: clamp(32px, 6vw, 88px); align-items: center; padding-top: clamp(56px, 8vw, 104px); padding-bottom: clamp(56px, 8vw, 104px); }
.agent-photo { aspect-ratio: 4 / 5; border: 3px solid var(--red); border-radius: var(--radius-photo); overflow: hidden; background: var(--sand-2); display: grid; place-items: center; max-width: 360px; }
.agent-photo img { width: 100%; height: 100%; object-fit: cover; display: block; }
.agent-copy h2 { font-size: clamp(2.25rem, 4.2vw, 3.5rem); margin-bottom: 16px; }
.agent-copy > p { color: var(--ink-2); max-width: 48ch; margin-bottom: 28px; }
.contact-lines { border-top: 1px solid var(--navy); max-width: 520px; }
.contact-lines a { display: flex; justify-content: space-between; gap: 16px; padding: 16px 0; border-bottom: 1px solid var(--line); text-decoration: none; font-weight: 600; color: var(--navy); }
.contact-lines a span { font-weight: 500; color: var(--ink-2); }
.contact-lines a:hover { color: var(--red); }

/* about intro and page */
.agent-role { font-weight: 600; color: var(--ink-2); margin: -8px 0 16px; }
.agent-copy > p + p { margin-top: -12px; }
.agent-actions { display: flex; flex-wrap: wrap; align-items: center; gap: 16px 28px; }
.about-what { display: grid; grid-template-columns: minmax(0, 4fr) minmax(0, 7fr); gap: clamp(32px, 6vw, 88px); padding-top: clamp(56px, 7vw, 96px); padding-bottom: clamp(56px, 7vw, 96px); border-top: 1px solid var(--line); }
.about-list { border-top: 1px solid var(--navy); margin: 0; }
.about-list li { padding-top: 16px; padding-bottom: 16px; }
.about-list li::before { top: 23px; }
.t-name { display: block; font-family: var(--serif); font-weight: 600; font-size: 1.375rem; color: var(--navy); }
.about-coast { background: var(--sand-2); }
.about-coast .wrap { padding-top: clamp(56px, 7vw, 96px); padding-bottom: clamp(56px, 7vw, 96px); }
.about-coast h2 { font-size: clamp(2rem, 3.6vw, 3rem); margin-bottom: 10px; }
.about-coast-lede { color: var(--ink-2); margin-bottom: 28px; }
.coast-links { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 8px; }
.coast-links a { display: flex; align-items: center; min-height: 56px; padding: 0 16px; background: #fff; border: 1px solid var(--line); font-family: var(--serif); font-weight: 600; font-size: 1.25rem; color: var(--navy); text-decoration: none; transition: border-color .2s; }
.coast-links a:hover { border-color: var(--navy); }

/* footer */
.site-footer { --f-muted: #B4C0D6; border-top: 1px solid rgba(246, 243, 238, .14); background: var(--navy); color: var(--sand); padding: 72px 0 28px; font-size: .9375rem; }
.footer-grid { display: grid; grid-template-columns: 1.3fr 1fr 1.1fr 1.2fr; gap: 48px; }
.f-title { font-family: var(--sans); font-size: .8125rem; font-weight: 700; color: #fff; letter-spacing: .08em; text-transform: uppercase; margin-bottom: 14px; }
.site-footer p { color: var(--f-muted); line-height: 1.6; }
.site-footer p.f-title { color: #fff; }
.site-footer li { margin-bottom: 8px; }
.site-footer a { color: var(--sand); text-decoration: none; }
.site-footer a:hover { color: #fff; text-decoration: underline; text-underline-offset: .2em; }
.f-office > svg { display: block; margin-bottom: 28px; }
.f-address { font-style: normal; line-height: 1.6; margin-bottom: 12px; }
.f-contact { margin-bottom: 22px; }
.f-social { display: flex; flex-wrap: wrap; gap: 8px; margin: 0 0 24px; }
.site-footer .f-social li { margin: 0; }
.f-social a { display: grid; place-items: center; width: 40px; height: 40px; border: 1px solid rgba(246, 243, 238, .28); border-radius: var(--radius); color: var(--sand); transition: background-color .2s var(--ease), border-color .2s var(--ease), transform .2s var(--ease); }
.f-social a:hover { background: var(--sand); border-color: var(--sand); color: var(--navy); transform: translateY(-1px); text-decoration: none; }
.f-social svg { width: 20px; height: 20px; fill: none; stroke: currentColor; stroke-width: 1.6; }
.f-social svg .fill { fill: currentColor; stroke: none; }
.f-legal { margin: 0; padding-top: 16px; border-top: 1px solid rgba(246, 243, 238, .18); font-size: .8125rem; display: grid; gap: 4px; }
.f-legal div { display: grid; grid-template-columns: 44px minmax(0, 1fr); gap: 8px; }
.f-legal dt { color: var(--f-muted); }
.f-legal dd { margin: 0; overflow-wrap: anywhere; }
.f-sub { margin-top: 28px; padding-top: 22px; border-top: 1px solid rgba(246, 243, 238, .18); }
.f-sub p, .f-sell { margin-bottom: 14px; }
.site-footer > .footer-grid > div > p { margin-bottom: 16px; }
.f-link { font-weight: 600; }
.f-link::after { content: ""; display: inline-block; width: 18px; height: 1px; background: var(--red); margin-left: 10px; vertical-align: middle; }
.footer-bottom { display: grid; grid-template-columns: 1fr auto 1fr; align-items: center; gap: 12px 32px; margin-top: 56px; font-size: .8125rem; }
.footer-bottom::before { content: ""; grid-column: 1 / -1; height: 1px; background: rgba(246, 243, 238, .18); margin-bottom: 12px; }
.fb-copy { text-align: center; }
.fb-credit { text-align: right; }
.f-contact span { color: var(--f-muted); }
.footer-bottom p { color: var(--f-muted); }
.footer-bottom a { color: var(--sand); }
.footer-bottom a.credit, .footer-bottom a.credit:hover { text-decoration: none; }
.footer-bottom a.credit:hover { color: #fff; }

/* search page */
.band-hero-short .band-hero-row { padding-bottom: clamp(36px, 4vw, 56px); }
.search { display: grid; grid-template-columns: minmax(0, 280px) minmax(0, 1fr); gap: clamp(32px, 4vw, 56px); align-items: start; padding-top: clamp(32px, 4vw, 56px); padding-bottom: clamp(56px, 7vw, 96px); }
.filters-toggle { display: none; }
.filters { position: sticky; top: calc(var(--header-h) + 20px); display: grid; gap: 24px; }
.f-group { border: 0; margin: 0; padding: 0 0 22px; border-bottom: 1px solid var(--line); min-width: 0; }
.f-group legend, .f-selects label { font-size: .8125rem; font-weight: 600; color: var(--navy); padding: 0; margin-bottom: 10px; }
.f-checks { display: grid; gap: 2px; }
.f-checks label { display: flex; align-items: center; gap: 10px; min-height: 34px; cursor: pointer; color: var(--ink); }
.f-checks input { width: 18px; height: 18px; margin: 0; accent-color: var(--navy); flex: none; }
.f-checks label:hover span { text-decoration: underline; text-underline-offset: .2em; text-decoration-thickness: 1px; }
.f-selects { display: grid; gap: 6px; }
.f-selects label { display: block; margin: 10px 0 0; }
.f-selects label:first-child { margin-top: 0; }
.filters select, .sort select, .area-filters select { width: 100%; min-height: 44px; padding: 0 36px 0 12px; border: 1px solid var(--line); border-radius: var(--radius-sm); background: #fff 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' fill='none' stroke='%2313264B' stroke-width='1.5'/%3E%3C/svg%3E") no-repeat right 12px center; color: var(--ink); font: 400 .9375rem var(--sans); appearance: none; cursor: pointer; }
.filters select:hover, .sort select:hover, .area-filters select:hover { border-color: var(--navy); }
.f-actions { display: flex; align-items: center; gap: 16px; }
.f-apply { display: none; }
.f-reset { background: none; border: 0; padding: 0; color: var(--navy); font: 600 .875rem var(--sans); text-decoration: underline; text-underline-offset: .2em; cursor: pointer; }
.results-bar { display: flex; align-items: flex-end; justify-content: space-between; gap: 16px 24px; flex-wrap: wrap; margin-bottom: 8px; }
.results-bar h2 { font-size: clamp(1.75rem, 2.8vw, 2.25rem); }
.sort { display: flex; align-items: center; gap: 10px; font-size: .875rem; font-weight: 600; color: var(--navy); }
.sort select { width: auto; min-width: 190px; }
.results .preview-note { margin: 0 0 24px; }
.grid-2 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.load-more { margin-top: 40px; text-align: center; }

/* legal pages */
.legal-doc { max-width: calc(72ch + 2 * var(--gutter)); padding-top: clamp(40px, 5vw, 72px); padding-bottom: clamp(56px, 7vw, 96px); }
.legal-doc h2 { font-size: clamp(1.5rem, 2.4vw, 1.875rem); margin: 44px 0 14px; }
.legal-doc h2:first-of-type { margin-top: 0; }
.legal-doc h3 { font-family: var(--sans); font-size: 1.0625rem; font-weight: 700; color: var(--navy); margin: 32px 0 10px; }
.legal-doc p, .legal-doc li { color: var(--ink); }
.legal-doc p { margin-bottom: 14px; }
.legal-doc ul { margin: 0 0 18px; padding-left: 0; }
.legal-doc li { position: relative; padding: 4px 0 4px 22px; }
.legal-doc li::before { content: ""; position: absolute; left: 2px; top: 13px; width: 7px; height: 7px; border: 1.5px solid var(--navy); }
.legal-doc a { color: var(--navy); font-weight: 600; }
.legal-doc .legal-part { margin-top: 72px; padding-top: 40px; border-top: 1px solid var(--navy); font-size: clamp(2rem, 3.2vw, 2.5rem); scroll-margin-top: var(--header-h); }
.legal-updated { margin-top: 24px; font-size: .875rem; color: var(--ink-2) !important; }
.legal-toc { display: flex; gap: 24px; margin-bottom: 40px; padding-bottom: 20px; border-bottom: 1px solid var(--line); }
.legal-toc a { font-weight: 600; text-decoration: none; border-bottom: 1px solid var(--navy); }

/* area pages */
.crumbs { font-size: .8125rem; color: var(--f-muted, #B4C0D6); margin-bottom: 14px; }
.crumbs a { color: var(--sand); text-decoration: none; }
.crumbs a:hover { text-decoration: underline; }
.area-listings { padding-top: clamp(32px, 4vw, 56px); padding-bottom: clamp(48px, 6vw, 80px); }
.area-listings h2 { font-size: clamp(1.75rem, 2.8vw, 2.25rem); margin-bottom: 16px; }
.area-filters { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 12px 24px; margin-bottom: 14px; padding-bottom: 16px; border-bottom: 1px solid var(--line); }
.af-selects { display: flex; flex-wrap: wrap; align-items: flex-end; gap: 8px 16px; }
.af-selects select { width: auto; min-width: 150px; }
.range-group { border: 0; margin: 0; padding: 0; min-width: 0; }
.range-group legend { font-size: .8125rem; font-weight: 600; color: var(--navy); padding: 0; margin-bottom: 6px; }
.range { display: flex; align-items: center; gap: 6px; }
.range label { display: block; flex: 1; min-width: 0; line-height: 0; }
.range select { width: 100%; min-width: 0; }
.range-to { font-size: .8125rem; color: var(--ink-2); }
.af-selects .range select { min-width: 118px; }
.f-selects .range-group { margin-bottom: 10px; }
.f-selects .range label { margin: 0; }
.area-listings .preview-note { margin: 0 0 24px; }
.resort-card { display: grid; gap: 6px; margin-bottom: 32px; padding: 22px 24px; background: var(--navy); color: var(--sand); border-radius: 12px; text-decoration: none; box-shadow: 0 10px 28px -16px rgba(19, 38, 75, .6); transition: transform .25s var(--ease), box-shadow .25s var(--ease); }
.resort-card:hover { transform: translateY(-2px); box-shadow: 0 16px 34px -16px rgba(19, 38, 75, .7); }
.rc-name { font-family: var(--serif); font-weight: 600; font-size: 1.75rem; color: #fff; }
.rc-text { color: #D5DCEA; max-width: 60ch; }
.rc-go { font-weight: 600; margin-top: 4px; }
.rc-go::after { content: ""; display: inline-block; width: 18px; height: 1px; background: var(--red); margin-left: 10px; vertical-align: middle; }
.area-guide { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 4fr); gap: clamp(32px, 6vw, 88px); padding-top: clamp(48px, 6vw, 80px); padding-bottom: clamp(56px, 7vw, 96px); border-top: 1px solid var(--line); }
.area-guide-main h2 { font-size: clamp(1.625rem, 2.6vw, 2.125rem); margin: 40px 0 12px; }
.area-guide-main h2:first-child { margin-top: 0; }
.area-guide-main h3 { font-family: var(--sans); font-size: 1.0625rem; font-weight: 700; color: var(--navy); margin: 22px 0 6px; }
.area-guide-main p { max-width: 66ch; margin-bottom: 12px; }
.area-facts { align-self: start; position: sticky; top: calc(var(--header-h) + 24px); padding: 24px; background: #fff; border: 1px solid var(--line); border-radius: 12px; }
.facts-title { font-size: 1.5rem; margin-bottom: 12px; }
.facts-sub { font-family: var(--sans); font-size: .8125rem; font-weight: 700; color: var(--navy); margin: 22px 0 8px; }
.area-facts .ticks { margin-bottom: 0; }
.distances { margin: 0; display: grid; gap: 6px; font-size: .9375rem; }
.distances div { display: flex; justify-content: space-between; gap: 12px; padding-bottom: 6px; border-bottom: 1px solid var(--line); }
.distances dt { color: var(--ink-2); }
.distances dd { margin: 0; font-weight: 600; color: var(--navy); }
.near li { padding: 4px 0; }
.near a { color: var(--navy); font-weight: 600; }

/* contact page */
.contact { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: clamp(40px, 7vw, 104px); padding-top: clamp(56px, 7vw, 96px); padding-bottom: clamp(56px, 7vw, 96px); }
.contact h2 { font-size: clamp(1.75rem, 2.8vw, 2.25rem); margin-bottom: 8px; }
.contact-who { color: var(--ink-2); margin-bottom: 20px; }
.office-title { margin-top: 48px; }
.office { font-style: normal; line-height: 1.7; margin-top: 12px; }
.company { display: flex; gap: 32px; margin: 20px 0 0; padding-top: 16px; border-top: 1px solid var(--line); font-size: .875rem; }
.company dt { color: var(--ink-2); }
.company dd { margin: 2px 0 0; font-weight: 600; color: var(--navy); }
.enquiry { border-radius: 12px; background: #fff; border: 1px solid var(--line); padding: clamp(24px, 4vw, 44px); align-self: start; }
.enquiry h2 { margin-bottom: 24px; }
.topic { border: 0; margin: 0 0 24px; padding: 0; }
.topic legend { font-size: .875rem; font-weight: 600; color: var(--navy); margin-bottom: 10px; padding: 0; }
.topic-options { display: flex; flex-wrap: wrap; gap: 8px; }
.topic-options label { position: relative; cursor: pointer; }
.topic-options input { position: absolute; opacity: 0; inset: 0; margin: 0; cursor: pointer; }
.topic-options span { border-radius: var(--radius-sm); display: inline-flex; align-items: center; min-height: 40px; padding: 0 16px; border: 1px solid var(--line); color: var(--navy); font-size: .875rem; font-weight: 500; transition: background-color .2s, border-color .2s, color .2s; }
.topic-options label:hover span { border-color: var(--navy); }
.topic-options input:checked + span { background: var(--navy); border-color: var(--navy); color: var(--sand); }
.topic-options input:focus-visible + span { outline: 2px solid var(--red); outline-offset: 3px; }
.field { margin-bottom: 18px; }
.field-row { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: 16px; }
.field label { display: block; font-size: .875rem; font-weight: 600; color: var(--navy); margin-bottom: 6px; }
.field .opt { font-weight: 400; color: var(--ink-2); }
.field input, .field textarea { width: 100%; min-height: 48px; padding: 12px 14px; border: 1px solid var(--line); border-radius: var(--radius-sm); background: var(--sand); color: var(--ink); font: 400 1rem/1.5 var(--sans); caret-color: var(--red); transition: border-color .2s, background-color .2s; }
.field textarea { resize: vertical; min-height: 140px; }
.field input:hover, .field textarea:hover { border-color: #B9B0A2; }
.field input:focus, .field textarea:focus { outline: none; border-color: var(--navy); background: #fff; }
.field input::placeholder, .field textarea::placeholder { color: #6B6F78; }
.field [aria-invalid="true"] { border-color: var(--red); }
.error { color: var(--red-dark); font-size: .8125rem; font-weight: 500; margin-top: 6px; }
.consent { display: flex; gap: 12px; align-items: flex-start; font-size: .875rem; color: var(--ink-2); margin: 4px 0 4px; cursor: pointer; }
.consent input { width: 18px; height: 18px; margin-top: 2px; accent-color: var(--navy); flex: none; }
.enquiry .btn { margin-top: 20px; }
.topic-hint { margin: -6px 0 18px; padding: 12px 14px; background: var(--sand-2); color: var(--navy); font-size: .875rem; line-height: 1.5; }
.topic-hint a { font-weight: 600; color: var(--navy); }
.sell-actions { display: flex; flex-wrap: wrap; gap: 12px; }
.form-status { margin-top: 16px; padding: 14px 16px; background: var(--sand-2); color: var(--navy); font-size: .9375rem; }
.form-status.is-ok { background: #E7F2EA; color: #1E5631; }
.form-status.is-error { background: #FBE9EA; color: #8E1A20; }
.hp { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }
.map { position: relative; height: clamp(320px, 40vw, 460px); border-top: 1px solid var(--line); background: var(--sand-2); }
.map-link { border-radius: var(--radius); box-shadow: 0 6px 16px -8px rgba(19, 38, 75, .55); position: absolute; right: 16px; bottom: 16px; background: var(--navy); color: var(--sand); font-weight: 600; font-size: .875rem; padding: 10px 14px; text-decoration: none; }
.map-link:hover { background: var(--navy-2); }
.cookie-banner { border-radius: 12px; position: fixed; left: 20px; bottom: 20px; z-index: 60; width: min(420px, calc(100% - 40px)); padding: 20px; background: var(--sand); color: var(--ink); border: 1px solid var(--line); box-shadow: 0 12px 32px -12px rgba(19, 38, 75, .35); font-size: .875rem; }
.cookie-banner p { line-height: 1.55; }
.cookie-banner strong { display: block; font-family: var(--serif); font-size: 1.25rem; color: var(--navy); margin-bottom: 4px; }
.cookie-banner a { color: var(--navy); font-weight: 600; }
.cookie-actions { display: grid; grid-template-columns: 1fr 1fr; gap: 8px; margin-top: 14px; }
.cookie-actions .btn { min-height: 42px; }
.map iframe { display: block; width: 100%; height: 100%; border: 0; filter: grayscale(.3); }

/* services page */
.service-index { display: flex; flex-wrap: wrap; gap: 8px 28px; padding-top: 28px; padding-bottom: 28px; border-bottom: 1px solid var(--line); }
.service-index a { font-weight: 500; color: var(--navy); text-decoration: none; border-bottom: 1px solid transparent; padding: 4px 0; }
.service-index a:hover { border-color: var(--navy); }
.service { display: grid; grid-template-columns: minmax(0, 4fr) minmax(0, 7fr); gap: clamp(32px, 6vw, 88px); padding-top: clamp(56px, 7vw, 96px); padding-bottom: clamp(56px, 7vw, 96px); border-bottom: 1px solid var(--line); scroll-margin-top: var(--header-h); }
.service:last-of-type { border-bottom: 0; }
.service-head h2 { font-size: clamp(2rem, 3.6vw, 3rem); margin-bottom: 14px; }
.service-sum { font-family: var(--serif); font-weight: 500; font-size: 1.375rem; line-height: 1.3; color: var(--navy); max-width: 24ch; }
.service-body > p { max-width: 62ch; color: var(--ink); margin-bottom: 18px; }
.service-body h3 { font-family: var(--sans); font-size: 1rem; font-weight: 700; color: var(--navy); margin: 28px 0 10px; }
.service-body h3:first-child { margin-top: 0; }
.service-body .link-arrow { display: inline-block; margin-top: 8px; }
.steps-title { font-family: var(--sans); font-size: 1rem; font-weight: 700; color: var(--navy); margin: 8px 0 12px; }
.steps { counter-reset: step; border-top: 1px solid var(--navy); margin-bottom: 32px; }
.steps li { counter-increment: step; display: grid; grid-template-columns: 44px minmax(0, 4fr) minmax(0, 6fr); gap: 16px; padding: 18px 0; border-bottom: 1px solid var(--line); }
.steps li::before { content: counter(step); font-family: var(--serif); font-weight: 600; font-size: 1.5rem; line-height: 1; color: var(--red); }
.step-name { font-weight: 600; color: var(--navy); }
.step-desc { color: var(--ink-2); }
.ticks { margin-bottom: 28px; }
.ticks li { position: relative; padding: 10px 0 10px 28px; border-bottom: 1px solid var(--line); color: var(--ink); }
.ticks li::before { content: ""; position: absolute; left: 2px; top: 17px; width: 10px; height: 10px; border: 2px solid var(--navy); }

/* responsive */
@media (max-width: 1080px) {
  /* footer: one centred column on tablets and phones */
  .footer-grid { grid-template-columns: minmax(0, 1fr); gap: 40px; text-align: center; }
  .footer-bottom { grid-template-columns: minmax(0, 1fr); gap: 8px; text-align: center; }
  .fb-copy, .fb-credit { text-align: center; }
  .f-office > svg { margin-left: auto; margin-right: auto; }
  .f-legal div { display: flex; justify-content: center; gap: 8px; }
  .f-social { justify-content: center; }
  .site-footer p { margin-left: auto; margin-right: auto; max-width: 36ch; }
  .f-sub, .f-legal { max-width: 420px; margin-left: auto; margin-right: auto; }
  :root { --header-h: 72px; }
  .main-nav, .header-wa { display: none; }
  .header-icons { display: flex; }
  .header-row { min-height: 72px; }
  .logo svg { width: 101px; height: 52px; }
  .grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
@media (max-width: 860px) {
  .hero-copy, .resort-row, .contact, .service, .about-what, .area-guide, .sell-row, .services, .agent-row { grid-template-columns: minmax(0, 1fr); }
  .hero-copy { gap: 16px; }
  .lede { padding-bottom: 0; }
  .finder-go .btn { width: 100%; }
  .grid.latest-row { grid-template-columns: none; grid-auto-flow: column; grid-auto-columns: 84%; gap: 16px; overflow-x: auto; scroll-snap-type: x mandatory; padding-bottom: 8px; scrollbar-width: none; }
  .latest-row .card { scroll-snap-align: start; }
  .latest .section-head { flex-direction: column; align-items: flex-start; gap: 10px; }
  .search { grid-template-columns: minmax(0, 1fr); gap: 20px; }
  .filters-toggle { display: inline-flex; justify-self: start; }
  .filters-count { font-weight: 600; }
  .filters { position: static; display: none; padding: 20px; background: #fff; border: 1px solid var(--line); }
  .filters.is-open { display: grid; }
  .f-apply { display: inline-flex; flex: 1; }
  .sort select { min-width: 0; }
  .agent-photo { width: 62%; max-width: 260px; }
  .area-facts { position: static; }
  .area-filters { flex-direction: column; align-items: stretch; }
  .af-selects { display: grid; grid-template-columns: 1fr 1fr; }
  .af-selects .range-group { grid-column: 1 / -1; }
  .af-selects select, .af-selects .range select { width: 100%; min-width: 0; }
  .range select { padding: 0 26px 0 10px; font-size: .8125rem; background-position: right 9px center; }
  .range { gap: 4px; }
  .road-panel > .wrap { padding-bottom: 8px; }
  .listings { padding-top: 32px; }
  .coast-links { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .area-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .area-btn.area-all { grid-column: 1 / -1; grid-row: auto; }
  .road-controls { flex-direction: column; align-items: stretch; }
  .chip { flex: 1 1 auto; }
  .resort-photo { max-width: 460px; margin: 8px; outline-offset: 8px; }
  .band-hero-row { grid-template-columns: minmax(0, 1fr); gap: 16px; padding-top: 128px; }
  .hero-copy { padding-top: 110px; grid-template-areas: "title" "lede" "actions"; gap: 16px; }
  .hero-actions { margin-top: 8px; }
  .hero-actions .btn { flex: 1 1 auto; padding: 0 18px; }
}
@media (max-width: 600px) {
  .grid, .grid-2 { grid-template-columns: minmax(0, 1fr); }
  .section-head { flex-direction: column; gap: 4px; }
  .service-list a { grid-template-columns: minmax(0, 1fr); gap: 6px; }
  .field-row { grid-template-columns: minmax(0, 1fr); gap: 0; }
  .steps li { grid-template-columns: 32px minmax(0, 1fr); }
  .step-desc { grid-column: 2; }
  .cookie-banner { left: 12px; right: 12px; bottom: 12px; width: auto; }
}
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { transition-duration: .01ms !important; scroll-behavior: auto !important; }
}

/* property pages */
.property-hero .wrap { padding-top: 150px; padding-bottom: clamp(28px, 4vw, 44px); }
.ph-row { display: flex; align-items: flex-end; justify-content: space-between; gap: 16px 40px; flex-wrap: wrap; }
.property-hero h1 { color: #fff; font-size: clamp(2rem, 4vw, 3.25rem); max-width: 22ch; letter-spacing: -.015em; }
.ph-meta { color: var(--sand); margin-top: 10px; font-size: .9375rem; }
.ph-price { font-family: var(--sans); font-weight: 700; font-size: clamp(1.5rem, 2.6vw, 2rem); color: #fff; white-space: nowrap; }
.property-gallery { padding-top: clamp(24px, 3vw, 40px); }
.render-note { margin: 10px 0 0; font-size: 0.875rem; color: var(--ink-2); }
.pg { position: relative; display: grid; grid-template-columns: minmax(0, 3fr) minmax(0, 2fr); gap: 10px; }
.pg button { display: block; width: 100%; padding: 0; border: 0; background: var(--sand-2); cursor: zoom-in; overflow: hidden; border-radius: var(--radius-photo); }
.pg img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s var(--ease); }
.pg button:hover img { transform: scale(1.03); }
.pg-main { aspect-ratio: 3 / 2; }
.pg-thumbs { display: grid; grid-template-columns: 1fr 1fr; grid-template-rows: 1fr 1fr; gap: 10px; }
.pg-thumb { position: relative; height: 100%; }
.pg-more { position: absolute; inset: 0; display: grid; place-items: center; background: rgba(19, 38, 75, .55); color: #fff; font-weight: 700; }
.pg-all { position: absolute; right: 14px; bottom: 14px; width: auto !important; padding: 10px 14px !important; background: var(--sand) !important; color: var(--navy); font: 600 .875rem var(--sans); border-radius: var(--radius) !important; cursor: pointer !important; box-shadow: 0 6px 16px -8px rgba(19, 38, 75, .5); }
.pg-single img { width: 100%; aspect-ratio: 3 / 2; object-fit: cover; border-radius: var(--radius-photo); }
.property-body { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 4fr); gap: clamp(32px, 6vw, 80px); padding-top: clamp(40px, 5vw, 64px); padding-bottom: clamp(56px, 7vw, 96px); }
.property-main h2 { font-size: clamp(1.625rem, 2.6vw, 2.125rem); margin: 40px 0 14px; }
.property-main h2:first-child { margin-top: 0; }
.property-main h3 { font-family: var(--sans); font-size: 1rem; font-weight: 700; color: var(--navy); margin: 28px 0 10px; }
.property-main p { max-width: 66ch; margin-bottom: 14px; }
.resort-note { padding: 12px 16px; background: var(--sand-2); border-radius: var(--radius); color: var(--navy); }
.resort-note a { color: var(--navy); font-weight: 600; }
.feature-list { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 8px 24px; }
.feature-list li { position: relative; padding-left: 24px; }
.feature-list li::before { content: ""; position: absolute; left: 2px; top: 9px; width: 10px; height: 10px; border: 2px solid var(--red); border-radius: 2px; }
.key-facts { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 0 32px; margin: 0; }
.key-facts div { display: flex; justify-content: space-between; gap: 16px; padding: 12px 0; border-bottom: 1px solid var(--line); }
.key-facts dt { color: var(--ink-2); }
.key-facts dd { margin: 0; font-weight: 600; color: var(--navy); text-align: right; }
.units-wrap { overflow-x: auto; border: 1px solid var(--line); border-radius: 12px; background: #fff; }
.units { width: 100%; border-collapse: collapse; font-size: .9375rem; }
.units th, .units td { padding: 12px 16px; text-align: left; border-bottom: 1px solid var(--line); white-space: nowrap; }
.units thead th { font-size: .8125rem; font-weight: 700; color: var(--navy); background: var(--sand); }
.units tbody th { font-weight: 700; color: var(--navy); }
.units tbody tr:last-child th, .units tbody tr:last-child td { border-bottom: 0; }
.units td:last-child { font-weight: 600; color: var(--red); }
.u-sold { color: var(--ink-2); font-weight: 500; text-decoration: line-through; }
.property-aside { align-self: start; position: sticky; top: calc(var(--header-h) + 24px); }
.ask-card { padding: 26px; background: #fff; border: 1px solid var(--line); border-radius: 12px; box-shadow: 0 16px 36px -24px rgba(19, 38, 75, .45); }
.ask-card h2 { font-size: 1.625rem; margin-bottom: 8px; }
.ask-card p { color: var(--ink-2); margin-bottom: 18px; }
.ask-card .btn { width: 100%; }
.ask-alt { display: grid; grid-template-columns: 1fr 1fr; gap: 8px; margin-top: 10px; }
.ask-alt a { display: grid; place-items: center; min-height: 44px; padding: 0 10px; border: 1px solid var(--line); border-radius: var(--radius); color: var(--navy); font-weight: 600; font-size: .875rem; text-decoration: none; text-align: center; transition: border-color .2s; }
.ask-alt a:hover { border-color: var(--navy); }
.ask-ref { margin: 14px 0 0 !important; font-size: .8125rem; }
.similar { padding-bottom: clamp(56px, 7vw, 96px); }
.similar h2 { font-size: clamp(1.75rem, 3vw, 2.5rem); margin-bottom: 24px; }
.buildings { display: grid; grid-template-columns: repeat(5, minmax(0, 1fr)); gap: 8px; margin-bottom: 8px; }
.buildings a { display: grid; gap: 4px; padding: 16px; background: #fff; border: 1px solid var(--line); border-radius: var(--radius); text-decoration: none; transition: border-color .2s, transform .2s var(--ease); }
.buildings a:hover { border-color: var(--navy); transform: translateY(-1px); }
.b-name { font-family: var(--serif); font-weight: 600; font-size: 1.5rem; color: var(--navy); }
.b-go { font-size: .8125rem; font-weight: 600; color: var(--ink-2); }
.placeholder-note { font-style: italic; color: var(--ink-2); }
.not-found .band-hero-row { padding-bottom: clamp(48px, 6vw, 80px); }
.nf-actions { display: flex; flex-wrap: wrap; align-items: center; gap: 16px 24px; padding-top: 48px; padding-bottom: 96px; }

/* photo viewer */
.lightbox { position: fixed; inset: 0; z-index: 80; display: none; align-items: center; justify-content: center; background: rgba(10, 18, 34, .94); }
.lightbox.is-open { display: flex; }
.lb-figure { margin: 0; max-width: min(1400px, 92vw); max-height: 86vh; display: grid; gap: 10px; justify-items: center; }
.lb-figure img { max-width: 100%; max-height: 80vh; object-fit: contain; border-radius: var(--radius); }
.lb-count { color: var(--sand); font-size: .875rem; }
.lb-close, .lb-prev, .lb-next { position: absolute; display: grid; place-items: center; width: 48px; height: 48px; background: rgba(246, 243, 238, .12); border: 1px solid rgba(246, 243, 238, .3); border-radius: 50%; color: #fff; cursor: pointer; transition: background-color .2s; }
.lb-close:hover, .lb-prev:hover, .lb-next:hover { background: rgba(246, 243, 238, .25); }
.lb-close { top: 18px; right: 18px; font-size: 1.75rem; line-height: 1; }
.lb-prev { left: 18px; top: 50%; transform: translateY(-50%); }
.lb-next { right: 18px; top: 50%; transform: translateY(-50%); }
.lb-prev svg, .lb-next svg { width: 22px; height: 22px; fill: none; stroke: currentColor; stroke-width: 2; stroke-linecap: round; stroke-linejoin: round; }

@media (max-width: 860px) {
  .property-hero .wrap { padding-top: 110px; }
  .pg { grid-template-columns: minmax(0, 1fr); }
  .pg-thumbs { grid-template-columns: repeat(4, minmax(0, 1fr)); grid-template-rows: none; }
  .pg-thumb { aspect-ratio: 1; }
  .property-body { grid-template-columns: minmax(0, 1fr); }
  .property-aside { position: static; order: -1; }
  .buildings { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .lb-prev, .lb-next { top: auto; bottom: 18px; transform: none; }
}
@media (max-width: 600px) {
  .feature-list, .key-facts { grid-template-columns: minmax(0, 1fr); }
  .buildings { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .pg-all { right: 10px; bottom: auto; top: 10px; }
}