/* Claribel Lopez-Abreu · United Real Estate New Jersey
   Light, trust-first. Tokens only; one accent (logo blue) used for marks, never for buttons. */

:root {
  --bg: #ffffff;
  --bg-2: #f3f6f9;
  --bg-3: #e8eef4;
  --ink: #133048;
  --ink-2: #3d5266;
  --ink-3: #6b7d8d;
  --line: #d6dfe7;
  --line-2: #bfcbd6;
  --accent: #53b8e0;
  --accent-ink: #1d7fa6;
  --error: #a8322d;
  --ok: #1f6f4a;

  --font-display: "Jost", "Futura", "Avenir Next", "Helvetica Neue", Arial, sans-serif;
  --font-body: "Source Sans 3", "Source Sans Pro", "Helvetica Neue", Arial, sans-serif;

  --radius: 4px;
  --shadow: 0 1px 2px rgba(19, 48, 72, 0.06), 0 12px 32px -12px rgba(19, 48, 72, 0.18);
  --shadow-sm: 0 1px 2px rgba(19, 48, 72, 0.08);

  --s-1: 0.25rem;
  --s-2: 0.5rem;
  --s-3: 0.75rem;
  --s-4: 1rem;
  --s-5: 1.5rem;
  --s-6: 2rem;
  --s-7: 3rem;
  --s-8: 4.5rem;
  --s-9: 7rem;

  --wrap: 1200px;
  --gutter: clamp(1.25rem, 4vw, 2.5rem);

  --ease: cubic-bezier(0.23, 1, 0.32, 1);
  --ease-in-out: cubic-bezier(0.77, 0, 0.175, 1);
  --dur: 560ms;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }

body {
  margin: 0;
  background: var(--bg);
  color: var(--ink);
  font-family: var(--font-body);
  font-size: 1.0625rem;
  line-height: 1.55;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}

img, svg, video { display: block; max-width: 100%; }
a { color: inherit; }
h1, h2, h3, h4 { font-family: var(--font-display); font-weight: 400; line-height: 1.1; margin: 0; letter-spacing: -0.005em; }
p { margin: 0; }
ul, ol { margin: 0; padding: 0; list-style: none; }
button, input, select, textarea { font: inherit; color: inherit; }

.wrap { width: min(var(--wrap), 100% - 2 * var(--gutter)); margin-inline: auto; }
.visually-hidden { position: absolute !important; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }

.skip {
  position: absolute; left: var(--s-4); top: -3rem; z-index: 100;
  background: var(--ink); color: #fff; padding: var(--s-2) var(--s-4); border-radius: var(--radius);
  transition: top 160ms var(--ease);
}
.skip:focus { top: var(--s-4); outline: 2px solid var(--accent); outline-offset: 2px; }

/* ---------- Buttons & links ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: var(--s-2);
  min-height: 48px; padding: 0 1.4rem;
  border-radius: var(--radius); border: 1px solid var(--ink);
  background: var(--ink); color: #fff;
  font-family: var(--font-display); font-weight: 500; font-size: 1rem; letter-spacing: 0.01em;
  text-decoration: none; cursor: pointer; white-space: nowrap;
  transition: background-color 160ms var(--ease), color 160ms var(--ease), transform 160ms var(--ease), box-shadow 160ms var(--ease);
}
.btn:hover { background: #0d2436; border-color: #0d2436; box-shadow: var(--shadow-sm); }
.btn:active { transform: translateY(1px); box-shadow: none; }
.btn:focus-visible { outline: 3px solid var(--accent); outline-offset: 3px; }
.btn[disabled], .btn[aria-disabled="true"] { opacity: 0.55; cursor: not-allowed; transform: none; box-shadow: none; }
.btn--ghost { background: transparent; color: var(--ink); }
.btn--ghost:hover { background: var(--bg-2); border-color: var(--ink); }
.btn--sm { min-height: 40px; padding: 0 1rem; font-size: 0.95rem; }
.btn .ico { width: 18px; height: 18px; flex: none; }

.textlink {
  display: inline-flex; align-items: center; gap: 0.35em;
  font-family: var(--font-display); font-weight: 500; color: var(--ink);
  text-decoration: none; border-bottom: 1px solid var(--line-2); padding-bottom: 1px;
  transition: border-color 160ms var(--ease), color 160ms var(--ease);
}
.textlink:hover { border-color: var(--ink); }
.textlink:focus-visible { outline: 2px solid var(--accent); outline-offset: 3px; border-radius: 2px; }
.textlink:active { color: var(--ink-2); }

/* ---------- Header ---------- */
.header {
  position: sticky; top: 0; z-index: 50;
  background: rgba(255, 255, 255, 0.92);
  -webkit-backdrop-filter: blur(10px); backdrop-filter: blur(10px);
  border-bottom: 1px solid transparent;
  transition: border-color 200ms var(--ease);
}
.header.is-stuck { border-bottom-color: var(--line); }
.header__row { display: flex; align-items: center; justify-content: space-between; gap: var(--s-5); height: 72px; }
.brand { display: flex; align-items: center; gap: 0.9rem; text-decoration: none; min-width: 0; }
.brand__logo { width: 128px; height: auto; flex: none; }
.brand__sep { width: 1px; height: 36px; background: var(--line-2); flex: none; }
.brand__text { display: flex; flex-direction: column; line-height: 1.15; }
.brand__name { font-family: var(--font-display); font-weight: 500; font-size: 1.05rem; letter-spacing: 0.01em; white-space: nowrap; }
.brand__role { font-size: 0.85rem; color: var(--ink-3); white-space: nowrap; }
.brand:focus-visible { outline: 2px solid var(--accent); outline-offset: 4px; border-radius: 2px; }

.nav { display: flex; align-items: center; gap: var(--s-5); }
.nav__links { display: flex; gap: var(--s-5); }
.nav__links a {
  font-family: var(--font-display); font-weight: 400; font-size: 0.98rem; text-decoration: none; color: var(--ink-2);
  padding: 0.35rem 0; border-bottom: 1px solid transparent;
  transition: color 160ms var(--ease), border-color 160ms var(--ease);
}
.nav__links a:hover { color: var(--ink); border-bottom-color: var(--line-2); }
.nav__links a:focus-visible { outline: 2px solid var(--accent); outline-offset: 4px; border-radius: 2px; }
.nav__links a[aria-current="true"] { color: var(--ink); border-bottom-color: var(--ink); }

.nav__toggle {
  display: none; width: 44px; height: 44px; border: 1px solid var(--line); background: var(--bg); border-radius: var(--radius); cursor: pointer;
  align-items: center; justify-content: center;
}
.nav__toggle:hover { background: var(--bg-2); }
.nav__toggle:focus-visible { outline: 2px solid var(--accent); outline-offset: 2px; }
.nav__toggle svg { width: 22px; height: 22px; }
.nav__toggle .x { display: none; }
.nav__toggle[aria-expanded="true"] .bars { display: none; }
.nav__toggle[aria-expanded="true"] .x { display: block; }

@media (max-width: 900px) {
  .brand__role { display: none; }
  .brand__logo { width: 104px; }
  .brand__sep { height: 28px; }
  .nav__links {
    display: none; position: absolute; left: 0; right: 0; top: 72px;
    flex-direction: column; gap: 0; padding: var(--s-3) var(--gutter) var(--s-5);
    background: var(--bg); border-bottom: 1px solid var(--line); box-shadow: var(--shadow);
  }
  .nav__links.is-open { display: flex; }
  .nav__links a { padding: 0.85rem 0; border-bottom: 1px solid var(--line); font-size: 1.1rem; }
  .nav__links a:last-child { border-bottom: 0; }
  .nav__toggle { display: inline-flex; }
  .nav .btn { display: none; }
}

/* ---------- Hero ---------- */
.hero { padding: clamp(2.5rem, 6vw, 5rem) 0 clamp(2rem, 5vw, 4rem); }
.hero__grid {
  display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 5fr);
  gap: clamp(2rem, 5vw, 5rem); align-items: center;
}
.eyebrow {
  font-family: var(--font-display); font-size: 0.95rem; color: var(--ink-3);
  display: flex; align-items: center; gap: 0.6rem; margin-bottom: var(--s-5);
}
.eyebrow::before { content: ""; width: 28px; height: 1px; background: var(--accent); }
.hero h1 { font-size: clamp(2.35rem, 4.6vw, 3.9rem); font-weight: 300; max-width: 15ch; }
.hero h1 strong { font-weight: 500; }
.hero__sub { font-size: 1.2rem; color: var(--ink-2); max-width: 46ch; margin-top: var(--s-5); }
.hero__cta { display: flex; flex-wrap: wrap; gap: var(--s-3); margin-top: var(--s-6); }

.portrait { position: relative; margin-left: auto; width: min(100%, 440px); }
.portrait::before {
  content: ""; position: absolute; inset: 1.5rem -1.5rem -1.5rem 1.5rem;
  background: var(--bg-3); border-radius: var(--radius); z-index: 0;
}
.portrait__frame {
  position: relative; z-index: 1; border-radius: var(--radius); box-shadow: var(--shadow); overflow: hidden;
  clip-path: inset(0 0 0 0); will-change: transform; transform: perspective(900px) rotateX(var(--rx, 0deg)) rotateY(var(--ry, 0deg));
  transition: transform 220ms var(--ease);
}
.portrait img { width: 100%; height: auto; aspect-ratio: 4 / 5; object-fit: cover; object-position: 50% 12%; }
.portrait__cap {
  position: relative; z-index: 1; margin-top: var(--s-4); display: flex; justify-content: space-between; gap: var(--s-3);
  font-size: 0.9rem; color: var(--ink-3);
}

@media (max-width: 900px) {
  .hero__grid { grid-template-columns: 1fr; }
  .portrait { margin-left: 0; width: min(100%, 380px); }
  .hero h1 { max-width: 18ch; }
}
@media (max-width: 480px) {
  .hero__cta .btn { flex: 1 1 100%; }
}

/* ---------- Brokerage strip ---------- */
.strip { border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); background: var(--bg); }
.strip__row { display: flex; align-items: center; justify-content: space-between; gap: var(--s-5); padding: var(--s-4) 0; }
.strip__logo { width: 190px; flex: none; }
.strip__text { font-size: 0.92rem; color: var(--ink-3); text-align: right; }
@media (max-width: 640px) {
  .strip__row { flex-direction: column; align-items: flex-start; gap: var(--s-3); }
  .strip__text { text-align: left; }
}

/* ---------- Sections ---------- */
.section { padding: clamp(3.5rem, 8vw, 6.5rem) 0; }
.section--tint { background: var(--bg-2); }
.section__head { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: var(--s-5) var(--s-7); align-items: end; margin-bottom: clamp(2rem, 4vw, 3.5rem); }
.section__head h2 { font-size: clamp(1.9rem, 3.2vw, 2.7rem); font-weight: 300; }
.section__head p { color: var(--ink-2); font-size: 1.1rem; max-width: 56ch; }
@media (max-width: 800px) { .section__head { grid-template-columns: 1fr; } }

/* Who: wide rows with a hairline between, label left, text right */
.rows { border-top: 1px solid var(--line); }
.row {
  display: grid; grid-template-columns: minmax(0, 4fr) minmax(0, 8fr); gap: var(--s-4) var(--s-7);
  padding: var(--s-6) 0; border-bottom: 1px solid var(--line);
}
.row h3 { font-size: 1.45rem; font-weight: 400; }
.row p { color: var(--ink-2); max-width: 60ch; font-size: 1.08rem; }
@media (max-width: 700px) { .row { grid-template-columns: 1fr; gap: var(--s-2); padding: var(--s-5) 0; } }

/* Sold ledger */
.ledger { width: 100%; border-collapse: collapse; font-variant-numeric: tabular-nums; }
.ledger th, .ledger td { text-align: left; padding: 1.05rem 0.75rem; border-bottom: 1px solid var(--line); vertical-align: top; }
.ledger th { font-family: var(--font-display); font-weight: 500; font-size: 0.85rem; letter-spacing: 0.04em; color: var(--ink-3); border-bottom-color: var(--line-2); }
.ledger td:first-child, .ledger th:first-child { padding-left: 0; }
.ledger td:last-child, .ledger th:last-child { padding-right: 0; text-align: right; }
.ledger .addr { font-family: var(--font-display); font-weight: 500; font-size: 1.12rem; }
.ledger .town { color: var(--ink-2); }
.ledger .spec { color: var(--ink-3); font-size: 0.95rem; }
.ledger .price { font-family: var(--font-display); font-weight: 500; font-size: 1.15rem; white-space: nowrap; }
.ledger .date { color: var(--ink-3); white-space: nowrap; }
.ledger tbody tr { transition: background-color 160ms var(--ease); }
.ledger tbody tr:hover { background: rgba(83, 184, 224, 0.06); }
.active { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: center; gap: var(--s-4) var(--s-6); padding: var(--s-5) var(--s-6); border: 1px solid var(--line-2); background: var(--bg); margin-bottom: var(--s-8); }
.active__tag { font-size: 0.8rem; letter-spacing: 0.08em; text-transform: uppercase; color: var(--accent); margin: 0 0 0.35rem; }
.active__addr { font-family: var(--font-display); font-weight: 500; font-size: 1.6rem; margin: 0; line-height: 1.1; }
.active__town { color: var(--ink-2); margin: 0.2rem 0 0; }
.active__cta { display: flex; flex-wrap: wrap; gap: var(--s-2); }
.section__head--sub h3 { font-family: var(--font-display); font-weight: 500; font-size: 1.5rem; margin: 0; }
.ledger-wrap { overflow-x: auto; -webkit-overflow-scrolling: touch; }
.sold__foot { margin-top: var(--s-6); color: var(--ink-2); display: flex; flex-wrap: wrap; gap: var(--s-2) var(--s-4); align-items: baseline; }
@media (max-width: 640px) {
  .ledger thead { display: none; }
  .ledger, .ledger tbody, .ledger tr, .ledger td { display: block; }
  .ledger tr { padding: var(--s-4) 0; border-bottom: 1px solid var(--line); display: grid; grid-template-columns: 1fr auto; gap: 0.15rem var(--s-4); }
  .ledger td { border: 0; padding: 0; }
  .ledger td.price { grid-column: 2; grid-row: 1; text-align: right; }
  .ledger td.date { grid-column: 2; grid-row: 2; text-align: right; }
  .ledger td.addr { grid-column: 1; grid-row: 1; }
  .ledger td.town { grid-column: 1; grid-row: 2; }
  .ledger td.spec { grid-column: 1; grid-row: 3; }
}

/* Process: two numbered sequences */
.process { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem, 5vw, 5rem); }
.process h3 { font-size: 1.6rem; font-weight: 300; padding-bottom: var(--s-4); border-bottom: 1px solid var(--ink); margin-bottom: var(--s-2); }
.steps { counter-reset: step; }
.steps li { counter-increment: step; display: grid; grid-template-columns: 2.5rem 1fr; gap: var(--s-4); padding: var(--s-5) 0; border-bottom: 1px solid var(--line); }
.steps li::before { content: counter(step, decimal-leading-zero); font-family: var(--font-display); font-weight: 500; color: var(--accent-ink); font-size: 0.95rem; padding-top: 0.35rem; }
.steps h4 { font-size: 1.15rem; font-weight: 500; margin-bottom: 0.35rem; }
.steps p { color: var(--ink-2); }
@media (max-width: 800px) { .process { grid-template-columns: 1fr; } }

/* About */
.about { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 4fr); gap: clamp(2rem, 5vw, 5rem); align-items: start; }
.about h2 { font-size: clamp(1.9rem, 3.2vw, 2.7rem); font-weight: 300; margin-bottom: var(--s-5); }
.about__text { font-size: 1.18rem; line-height: 1.6; color: var(--ink-2); max-width: 60ch; }
.about__text p + p { margin-top: var(--s-4); }
.card {
  background: var(--bg); border: 1px solid var(--line); border-radius: var(--radius); padding: var(--s-5); box-shadow: var(--shadow-sm);
}
.card__logo { width: 200px; margin-bottom: var(--s-5); }
.facts dt { font-family: var(--font-display); font-size: 0.85rem; letter-spacing: 0.04em; color: var(--ink-3); margin-top: var(--s-4); }
.facts dt:first-child { margin-top: 0; }
.facts dd { margin: 0.15rem 0 0; }
.facts a { text-decoration: none; border-bottom: 1px solid var(--line-2); }
.facts a:hover { border-bottom-color: var(--ink); }
.facts a:focus-visible { outline: 2px solid var(--accent); outline-offset: 3px; border-radius: 2px; }
@media (max-width: 800px) { .about { grid-template-columns: 1fr; } }

/* Areas */
.towns { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.towns li { padding: var(--s-5) var(--s-4); border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); font-family: var(--font-display); font-size: 1.2rem; font-weight: 400; }
.towns li span { display: block; font-family: var(--font-body); font-size: 0.92rem; color: var(--ink-3); margin-top: 0.2rem; }
@media (max-width: 800px) { .towns { grid-template-columns: repeat(2, 1fr); } }

/* Contact */
.contact { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 6fr); gap: clamp(2rem, 5vw, 5rem); align-items: start; }
.contact h2 { font-size: clamp(1.9rem, 3.2vw, 2.7rem); font-weight: 300; margin-bottom: var(--s-4); }
.contact__lead { font-size: 1.15rem; color: var(--ink-2); max-width: 46ch; margin-bottom: var(--s-6); }
.contact__cta { display: flex; flex-wrap: wrap; gap: var(--s-3); margin-bottom: var(--s-6); }
.social { display: flex; flex-wrap: wrap; gap: var(--s-4); margin-top: var(--s-5); }

.form { background: var(--bg); border: 1px solid var(--line); border-radius: var(--radius); padding: clamp(1.25rem, 3vw, 2rem); box-shadow: var(--shadow-sm); }
.field { display: flex; flex-direction: column; gap: 0.4rem; margin-bottom: var(--s-4); }
.field label { font-family: var(--font-display); font-weight: 500; font-size: 0.95rem; }
.field .hint { font-size: 0.9rem; color: var(--ink-3); }
.field input, .field select, .field textarea {
  width: 100%; min-height: 48px; padding: 0.65rem 0.85rem;
  border: 1px solid var(--line-2); border-radius: var(--radius); background: var(--bg);
  transition: border-color 160ms var(--ease), box-shadow 160ms var(--ease);
}
.field textarea { min-height: 120px; resize: vertical; }
.field input::placeholder, .field textarea::placeholder { color: #7a8a99; }
.field input:hover, .field select:hover, .field textarea:hover { border-color: var(--ink-3); }
.field input:focus-visible, .field select:focus-visible, .field textarea:focus-visible { outline: none; border-color: var(--ink); box-shadow: 0 0 0 3px rgba(83, 184, 224, 0.35); }
.field input[aria-invalid="true"], .field textarea[aria-invalid="true"] { border-color: var(--error); }
.field .error { display: none; color: var(--error); font-size: 0.92rem; }
.field.is-invalid .error { display: block; }
.form__row { display: grid; grid-template-columns: 1fr 1fr; gap: var(--s-4); }
.form__foot { display: flex; flex-wrap: wrap; align-items: center; gap: var(--s-4); margin-top: var(--s-2); }
.form__help { font-size: 0.9rem; color: var(--ink-3); max-width: 34ch; }
.form__status { margin-top: var(--s-3); font-size: 0.95rem; color: var(--ok); min-height: 1.3em; }
@media (max-width: 800px) { .contact { grid-template-columns: 1fr; } }
@media (max-width: 480px) { .form__row { grid-template-columns: 1fr; } }

/* Footer */
.footer { border-top: 1px solid var(--line); padding: var(--s-7) 0 var(--s-6); background: var(--bg-2); }
.footer__grid { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: var(--s-6); align-items: start; }
.footer__logo { width: 220px; }
.footer__text { font-size: 0.95rem; color: var(--ink-2); }
.footer__text p + p { margin-top: var(--s-2); }
.footer__marks { display: flex; align-items: center; gap: var(--s-4); margin-top: var(--s-4); color: var(--ink-3); font-size: 0.9rem; }
.footer__marks svg { width: 28px; height: 28px; }
.footer__bottom { margin-top: var(--s-6); padding-top: var(--s-4); border-top: 1px solid var(--line); display: flex; flex-wrap: wrap; justify-content: space-between; gap: var(--s-3); font-size: 0.88rem; color: var(--ink-3); }
@media (max-width: 800px) { .footer__grid { grid-template-columns: 1fr; } }

/* ---------- Reveal (triggered once, transform + opacity only) ---------- */
.reveal { opacity: 0; transform: translateY(18px); transition: opacity var(--dur) var(--ease), transform var(--dur) var(--ease); }
.reveal.is-in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) {
  .reveal { opacity: 1; transform: none; transition: none; }
  * { transition-duration: 0.01ms !important; }
}

/* ---------- Photo bands (generated imagery) ---------- */
.band { margin: 0; }
.band img { width: 100%; height: clamp(260px, 52vh, 620px); object-fit: cover; object-position: 50% 60%; }
.band__cap { display: flex; justify-content: space-between; gap: var(--s-4); padding: var(--s-3) 0 0; font-size: 0.92rem; color: var(--ink-3); }
.band__cap span:first-child { font-family: var(--font-display); color: var(--ink-2); white-space: nowrap; }
@media (max-width: 640px) { .band__cap { flex-direction: column; gap: var(--s-1); } }

.who { display: grid; grid-template-columns: minmax(0, 4fr) minmax(0, 8fr); gap: clamp(2rem, 5vw, 5rem); align-items: start; }
.who__img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; border-radius: var(--radius); box-shadow: var(--shadow); position: sticky; top: 96px; }
@media (max-width: 800px) { .who { grid-template-columns: 1fr; } .who__img { position: static; aspect-ratio: 3 / 2; } }

.areas__img { width: 100%; height: clamp(220px, 40vh, 460px); object-fit: cover; object-position: 50% 55%; border-radius: var(--radius); margin-bottom: var(--s-6); box-shadow: var(--shadow); }


/* ---------- Motion layer ---------- */
/* Hero entrance: once, first paint. CSS animations so it stays smooth while fonts/images load. */
@keyframes rise { from { opacity: 0; transform: translateY(22px); } to { opacity: 1; transform: none; } }
@keyframes unclip { from { clip-path: inset(100% 0 0 0); transform: perspective(900px) translateY(24px); } to { clip-path: inset(0 0 0 0); transform: perspective(900px) translateY(0); } }
@keyframes plate { from { opacity: 0; transform: translate(-1.25rem, -1.25rem); } to { opacity: 1; transform: none; } }
@keyframes drift { 0% { transform: translate3d(-4%, -6%, 0) scale(1); } 50% { transform: translate3d(5%, 4%, 0) scale(1.08); } 100% { transform: translate3d(-4%, -6%, 0) scale(1); } }

.rise { opacity: 0; animation: rise 760ms var(--ease) both; animation-delay: var(--d, 0ms); }
.portrait__frame { animation: unclip 1100ms var(--ease) 120ms both; }
.portrait::before { animation: plate 900ms var(--ease) 380ms both; }

/* Soft brand-blue light behind the hero, slow drift. Sits under everything. */
.hero { position: relative; overflow: hidden; }
.hero::before {
  content: ""; position: absolute; z-index: 0; pointer-events: none;
  right: -10%; top: -20%; width: 60vw; height: 60vw; max-width: 820px; max-height: 820px;
  background: radial-gradient(closest-side, rgba(83, 184, 224, 0.22), rgba(83, 184, 224, 0) 70%);
  animation: drift 22s var(--ease-in-out) infinite; will-change: transform;
}
.hero__grid { position: relative; z-index: 1; }

/* Heading rule draws in when the section reveals */
.section__head h2, .about h2, .contact h2 { position: relative; padding-bottom: 0.55rem; }
.section__head h2::after, .about h2::after, .contact h2::after {
  content: ""; position: absolute; left: 0; bottom: 0; width: 56px; height: 2px; background: var(--accent);
  transform: scaleX(0); transform-origin: left; transition: transform 700ms var(--ease) 200ms;
}
.is-in h2::after, .reveal.is-in h2::after { transform: scaleX(1); }

/* Staggered children: JS sets --d per child */
.rows .row, .steps li, .towns li, .ledger tbody tr { transition-delay: var(--d, 0ms); }
.ledger tbody tr { opacity: 0; transform: translateY(10px); transition: opacity 560ms var(--ease), transform 560ms var(--ease), background-color 160ms var(--ease); }
.ledger-wrap.is-in tbody tr { opacity: 1; transform: none; }
.steps li { opacity: 0; transform: translateY(14px); transition: opacity 600ms var(--ease), transform 600ms var(--ease); }
.reveal.is-in .steps li { opacity: 1; transform: none; }
.towns li { opacity: 0; transform: translateY(10px); transition: opacity 520ms var(--ease), transform 520ms var(--ease), background-color 200ms var(--ease); }
.towns.is-in li { opacity: 1; transform: none; }

/* Parallax photo bands: image is taller than its clip and translates on scroll (transform only) */
.band__clip { overflow: hidden; height: clamp(260px, 52vh, 620px); }
.band__clip img { height: 130%; width: 100%; object-fit: cover; object-position: 50% 60%; will-change: transform; }
.areas__clip { overflow: hidden; border-radius: var(--radius); margin-bottom: var(--s-6); box-shadow: var(--shadow); height: clamp(220px, 40vh, 460px); }
.areas__img { height: 130% !important; margin: 0 !important; box-shadow: none !important; border-radius: 0 !important; will-change: transform; }

/* Hover, pointer-gated */
@media (hover: hover) and (pointer: fine) {
  .btn:hover { transform: translateY(-1px); }
  .btn:active { transform: translateY(1px); }
  .towns li:hover { background: rgba(83, 184, 224, 0.08); }
  .card:hover, .active:hover { box-shadow: var(--shadow); }
  .card, .active { transition: box-shadow 220ms var(--ease); }
  .who__img { transition: transform 600ms var(--ease); }
  .who__img:hover { transform: translateY(-4px); }
}

/* Count-up numerals */
.price[data-amount] { font-variant-numeric: tabular-nums; }

@media (prefers-reduced-motion: reduce) {
  .rise, .portrait__frame, .portrait::before { animation: none; opacity: 1; clip-path: none; transform: none; }
  .hero::before { animation: none; }
  .ledger tbody tr, .steps li, .towns li { opacity: 1; transform: none; transition: none; }
  .band__clip img, .areas__img { transform: none !important; height: 100% !important; }
  .section__head h2::after, .about h2::after, .contact h2::after { transform: scaleX(1); transition: none; }
}

/* ---------- v4: video hero, meet, lifestyle tiles, action panels ---------- */
.header--over { position: fixed; left: 0; right: 0; background: transparent; -webkit-backdrop-filter: none; backdrop-filter: none; color: #fff; transition: background-color 260ms var(--ease), color 260ms var(--ease), border-color 260ms var(--ease), box-shadow 260ms var(--ease); }
.header--over .nav__links a { color: rgba(255,255,255,0.86); }
.header--over .nav__links a:hover, .header--over .nav__links a[aria-current="true"] { color: #fff; border-bottom-color: rgba(255,255,255,0.6); }
.header--over .brand__role { color: rgba(255,255,255,0.7); }
.header--over .brand__sep { background: rgba(255,255,255,0.35); }
.header--over .brand__logo--dark { display: none; }
.header--over .brand__logo--light { display: block; }
.header--over .nav .btn { background: #fff; color: var(--ink); border-color: #fff; }
.header--over .nav .btn:hover { background: var(--bg-2); border-color: var(--bg-2); }
.header--over .nav__toggle { background: transparent; color: #fff; border-color: rgba(255,255,255,0.4); }
.header--over.is-stuck { background: rgba(255,255,255,0.94); -webkit-backdrop-filter: blur(10px); backdrop-filter: blur(10px); color: var(--ink); border-bottom-color: var(--line); }
.header--over.is-stuck .nav__links a { color: var(--ink-2); }
.header--over.is-stuck .nav__links a:hover, .header--over.is-stuck .nav__links a[aria-current="true"] { color: var(--ink); border-bottom-color: var(--ink); }
.header--over.is-stuck .brand__role { color: var(--ink-3); }
.header--over.is-stuck .brand__sep { background: var(--line-2); }
.header--over.is-stuck .brand__logo--dark { display: block; }
.header--over.is-stuck .brand__logo--light { display: none; }
.header--over.is-stuck .nav .btn { background: var(--ink); color: #fff; border-color: var(--ink); }
.header--over.is-stuck .nav__toggle { background: var(--bg); color: var(--ink); border-color: var(--line); }
.header--over.is-open { background: rgba(255,255,255,0.96); color: var(--ink); }
.header--over.is-open .brand__logo--dark { display: block; } .header--over.is-open .brand__logo--light { display: none; }
.header--over.is-open .nav__toggle { background: var(--bg); color: var(--ink); border-color: var(--line); }
.header--over.is-open .brand__sep { background: var(--line-2); }
@media (max-width: 900px) { .header--over .nav__links a, .header--over.is-stuck .nav__links a { color: var(--ink-2); } }

.btn--light { background: #fff; color: var(--ink); border-color: #fff; }
.btn--light:hover { background: var(--bg-2); border-color: var(--bg-2); }
.btn--outline-light { background: transparent; color: #fff; border-color: rgba(255,255,255,0.7); }
.btn--outline-light:hover { background: rgba(255,255,255,0.12); border-color: #fff; }
.btn--outline-light:focus-visible, .btn--light:focus-visible { outline-color: #fff; }

.vhero { position: relative; min-height: 100dvh; display: grid; align-items: end; overflow: hidden; background: var(--ink); color: #fff; isolation: isolate; }
.vhero__video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: 0; }
.vhero__shade { position: absolute; inset: 0; z-index: 1; background: linear-gradient(180deg, rgba(10,26,40,0.55) 0%, rgba(10,26,40,0.15) 40%, rgba(10,26,40,0.72) 100%); }
.vhero__inner { position: relative; z-index: 2; padding: 9rem 0 6rem; max-width: 720px; margin-left: 0; }
.vhero .wrap.vhero__inner { width: min(var(--wrap), 100% - 2 * var(--gutter)); margin-inline: auto; max-width: none; }
.vhero__eyebrow { font-family: var(--font-display); font-size: 0.95rem; letter-spacing: 0.02em; color: rgba(255,255,255,0.8); margin-bottom: var(--s-5); display: flex; align-items: center; gap: 0.6rem; }
.vhero__eyebrow::before { content: ""; width: 28px; height: 1px; background: var(--accent); }
.vhero h1 { font-size: clamp(2.6rem, 6vw, 5rem); font-weight: 300; line-height: 1.02; max-width: 14ch; letter-spacing: -0.01em; text-shadow: 0 2px 24px rgba(0,0,0,0.25); }
.vhero__sub { font-size: 1.2rem; color: rgba(255,255,255,0.86); max-width: 46ch; margin-top: var(--s-5); }
.vhero__cta { display: flex; flex-wrap: wrap; gap: var(--s-3); margin-top: var(--s-6); }
.vhero__scroll { position: absolute; z-index: 2; right: var(--gutter); bottom: 2rem; width: 28px; height: 44px; border: 1px solid rgba(255,255,255,0.6); border-radius: 14px; display: block; }
.vhero__scroll span { position: absolute; left: 50%; top: 8px; width: 3px; height: 8px; margin-left: -1.5px; background: #fff; border-radius: 2px; animation: scrollcue 1.8s var(--ease-in-out) infinite; }
@keyframes scrollcue { 0% { transform: translateY(0); opacity: 1; } 70% { transform: translateY(16px); opacity: 0; } 100% { transform: translateY(0); opacity: 0; } }
@media (max-width: 640px) { .vhero__inner { padding: 7rem 0 5rem; } .vhero__cta .btn { flex: 1 1 100%; } .vhero__scroll { display: none; } }

.meet { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: clamp(2rem, 6vw, 6rem); align-items: center; }
.meet__photo { position: relative; margin: 0; width: min(100%, 460px); }
.meet__photo::before { content: ""; position: absolute; inset: 1.5rem -1.5rem -1.5rem 1.5rem; background: var(--bg-3); border-radius: var(--radius); z-index: 0; }
.meet__photo .portrait__frame { animation: none; }
.meet__photo img { width: 100%; height: auto; aspect-ratio: 4 / 5; object-fit: cover; object-position: 50% 12%; }
.meet__text h2 { font-size: clamp(1.7rem, 2.8vw, 2.4rem); font-weight: 300; line-height: 1.2; margin-bottom: var(--s-5); padding-bottom: 0; }
.meet__text h2::after { display: none; }
.meet__text .about__text { margin-bottom: var(--s-6); }
@media (max-width: 900px) { .meet { grid-template-columns: 1fr; } .meet__photo { width: min(100%, 380px); } }

.tiles { display: grid; grid-template-columns: repeat(3, 1fr); gap: var(--s-4); }
.tile { position: relative; display: block; aspect-ratio: 3 / 2; overflow: hidden; border-radius: var(--radius); background: var(--ink); color: #fff; text-decoration: none; box-shadow: var(--shadow-sm); }
.tile img { width: 100%; height: 100%; object-fit: cover; transition: transform 900ms var(--ease); will-change: transform; }
.tile::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(10,26,40,0) 45%, rgba(10,26,40,0.75) 100%); }
.tile__label { position: absolute; left: 1.25rem; right: 1.25rem; bottom: 1.1rem; z-index: 1; font-family: var(--font-display); font-weight: 400; font-size: 1.3rem; letter-spacing: 0.01em; display: flex; justify-content: space-between; align-items: center; }
.tile__label::after { content: "→"; font-size: 1.1rem; opacity: 0.7; transition: transform 300ms var(--ease), opacity 300ms var(--ease); }
.tile:focus-visible { outline: 3px solid var(--accent); outline-offset: 3px; }
@media (hover: hover) and (pointer: fine) {
  .tile:hover img { transform: scale(1.06); }
  .tile:hover .tile__label::after { transform: translateX(4px); opacity: 1; }
}
@media (max-width: 900px) { .tiles { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 520px) { .tiles { grid-template-columns: 1fr; } }

.panels { display: grid; grid-template-columns: repeat(3, 1fr); }
.panel { position: relative; display: grid; align-items: end; min-height: clamp(420px, 70vh, 640px); overflow: hidden; color: #fff; text-decoration: none; background: var(--ink); }
.panel img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform 1000ms var(--ease); will-change: transform; }
.panel::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(10,26,40,0.05) 30%, rgba(10,26,40,0.8) 100%); }
.panel__body { position: relative; z-index: 1; padding: clamp(1.5rem, 3vw, 2.5rem); }
.panel__body h2 { font-size: clamp(1.6rem, 2.4vw, 2.1rem); font-weight: 300; margin-bottom: 0.5rem; }
.panel__body p { color: rgba(255,255,255,0.85); max-width: 32ch; margin-bottom: var(--s-4); }
.panel:focus-visible { outline: 3px solid var(--accent); outline-offset: -6px; }
@media (hover: hover) and (pointer: fine) { .panel:hover img { transform: scale(1.05); } }
@media (max-width: 800px) { .panels { grid-template-columns: 1fr; } .panel { min-height: 360px; } }