/* ==========================================================================
   W8 Capital — Modern Sovereign Editorial
   Display: Bodoni Moda (echoes the W8 wordmark) · Text/UI: Montserrat
   Palette: deep navy, sovereign gold, warm paper
   ========================================================================== */

:root {
    --paper: #f9f9f7;
    --paper-soft: #f1f0ec;
    --card: #ffffff;
    --line: #e3e2dd;
    --line-strong: #c9c8c1;
    --ink: #0b1623;
    --muted: #3d424b;
    --navy: #001f3f;
    --navy-bright: #0a2e54;
    --navy-deep: #041527;
    --gold: #775a19;
    --gold-bright: #c9a45c;
    --gold-soft: #f3dcae;
    --olive: #535335;
    --shadow: 0 24px 60px -32px rgba(0, 31, 63, 0.38);
    --radius: 4px;
    --container: min(1280px, calc(100vw - 48px));
    --font-display: "Bodoni Moda", "Bodoni MT", Didot, "Times New Roman", serif;
    --font-text: "Montserrat", "Segoe UI", Arial, sans-serif;
}

* {
    box-sizing: border-box;
}

html {
    scroll-behavior: smooth;
    overflow-x: hidden;
}

body {
    margin: 0;
    overflow-x: hidden;
    background: var(--paper);
    color: var(--ink);
    font-family: var(--font-text);
    font-size: 16px;
    font-weight: 400;
    line-height: 1.65;
}

::selection {
    background: var(--gold-soft);
    color: var(--ink);
}

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

main,
section,
article,
div,
nav,
form {
    min-width: 0;
}

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

button,
input,
select,
textarea {
    font: inherit;
}

/* --------------------------------------------------------------------------
   Accessibility
   -------------------------------------------------------------------------- */

:focus-visible {
    outline: 2px solid var(--gold);
    outline-offset: 3px;
    border-radius: 2px;
}

.hero-home :focus-visible,
.site-footer :focus-visible {
    outline-color: var(--gold-bright);
}

.skip-link {
    position: fixed;
    top: 12px;
    left: 12px;
    z-index: 100;
    padding: 12px 20px;
    background: var(--navy);
    color: #fff;
    font-size: 13px;
    font-weight: 600;
    letter-spacing: 0.06em;
    border-radius: var(--radius);
    transform: translateY(-200%);
}

.skip-link:focus {
    transform: translateY(0);
}

.visually-hidden {
    position: absolute;
    overflow: hidden;
    clip: rect(0 0 0 0);
    clip-path: inset(50%);
    width: 1px;
    height: 1px;
    margin: -1px;
    white-space: nowrap;
}

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

.site-header {
    position: sticky;
    top: 0;
    z-index: 20;
    display: flex;
    align-items: center;
    justify-content: space-between;
    width: 100%;
    min-height: 176px;
    padding: 0 max(24px, calc((100vw - 1280px) / 2));
    background: rgba(249, 249, 247, 0.9);
    border-bottom: 1px solid var(--line);
    backdrop-filter: blur(16px);
    -webkit-backdrop-filter: blur(16px);
}

.brand {
    display: flex;
    align-items: center;
    gap: 12px;
    min-width: 410px;
}

.brand-logo {
    width: 410px;
    height: 176px;
    object-fit: contain;
    mix-blend-mode: darken;
    filter: contrast(1.08);
}

.primary-nav {
    display: flex;
    align-items: center;
    gap: 36px;
}

.primary-nav a {
    padding: 30px 0 26px;
    border-bottom: 2px solid transparent;
    color: var(--muted);
    font-size: 12px;
    font-weight: 600;
    letter-spacing: 0.12em;
    text-transform: uppercase;
    transition: border-color 180ms ease, color 180ms ease;
}

.primary-nav a:hover,
.primary-nav a.active {
    border-bottom-color: var(--gold);
    color: var(--ink);
}

.nav-toggle {
    display: none;
    width: 44px;
    height: 44px;
    border: 1px solid var(--line);
    border-radius: var(--radius);
    background: transparent;
    cursor: pointer;
}

.nav-toggle span {
    display: block;
    width: 20px;
    height: 1px;
    margin: 6px auto;
    background: var(--ink);
    transition: transform 200ms ease;
}

main {
    min-height: 70vh;
}

/* --------------------------------------------------------------------------
   Type
   -------------------------------------------------------------------------- */

h1,
h2,
h3,
h4,
p {
    margin-top: 0;
    overflow-wrap: anywhere;
}

h1,
h2 {
    font-family: var(--font-display);
    font-weight: 600;
    letter-spacing: 0;
}

/* Bodoni's display cuts have hairline strokes that disappear on light
   backgrounds at screen DPI — pin the optical axis to a sturdier text cut. */
h1,
h2,
.property-body h3,
.stats-band strong,
.hero-panel strong {
    font-optical-sizing: none;
    font-variation-settings: "opsz" 12;
}

h1 {
    margin-bottom: 28px;
    max-width: 980px;
    font-size: clamp(44px, 6.2vw, 86px);
    line-height: 1.04;
}

h1 em,
h2 em {
    font-style: italic;
    font-weight: 600;
    color: var(--gold);
}

h2 {
    margin-bottom: 24px;
    font-size: clamp(30px, 3.6vw, 50px);
    line-height: 1.12;
}

h3 {
    margin-bottom: 12px;
    font-size: 20px;
    font-weight: 600;
    line-height: 1.35;
}

.eyebrow,
.panel-label,
.chip,
.portfolio-toolbar h2,
.contact-form .field-label {
    font-family: var(--font-text);
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.16em;
    line-height: 1.4;
    text-transform: uppercase;
}

.eyebrow {
    margin-bottom: 18px;
    color: var(--gold);
}

.panel-label,
.portfolio-toolbar h2,
.contact-form .field-label {
    color: var(--muted);
}

.lead,
.page-hero p,
.form-intro p {
    max-width: 720px;
    color: var(--muted);
    font-size: 20px;
    font-weight: 400;
    line-height: 1.7;
}

.text-stack p {
    max-width: 720px;
    color: var(--muted);
    font-size: 17px;
}

.section-lead {
    max-width: 720px;
    color: var(--muted);
    font-size: 19px;
    font-weight: 400;
    line-height: 1.7;
}

/* --------------------------------------------------------------------------
   Buttons & links
   -------------------------------------------------------------------------- */

.hero-actions {
    display: flex;
    flex-wrap: wrap;
    gap: 16px;
    margin-top: 40px;
}

.button {
    display: inline-flex;
    align-items: center;
    justify-content: center;
    min-height: 48px;
    padding: 14px 28px;
    border: 1px solid transparent;
    border-radius: var(--radius);
    cursor: pointer;
    font-size: 12px;
    font-weight: 600;
    letter-spacing: 0.12em;
    text-align: center;
    text-transform: uppercase;
    max-width: 100%;
    transition: background 180ms ease, border-color 180ms ease, color 180ms ease, transform 180ms ease;
}

.button:hover {
    transform: translateY(-1px);
}

.button-primary {
    background: var(--navy);
    color: #fff;
}

.button-primary:hover {
    background: var(--navy-bright);
}

.button-ghost,
.button-outline {
    border-color: var(--ink);
    background: transparent;
    color: var(--ink);
}

.button-outline {
    width: 100%;
}

.button-ghost:hover,
.button-outline:hover {
    background: var(--ink);
    color: #fff;
}

.text-link {
    color: var(--gold);
    font-size: 12px;
    font-weight: 600;
    letter-spacing: 0.12em;
    text-transform: uppercase;
}

.text-link::after {
    content: "\2192";
    margin-left: 8px;
    transition: margin-left 180ms ease;
}

.text-link:hover::after {
    margin-left: 12px;
}

/* --------------------------------------------------------------------------
   Layout containers
   -------------------------------------------------------------------------- */

.hero,
.page-hero,
.contact-hero,
.split-section,
.process-section,
.featured-section,
.portfolio-section,
.contact-grid,
.legal-page,
.stats-band {
    width: var(--container);
    margin-inline: auto;
}

/* --------------------------------------------------------------------------
   Hero (home)
   -------------------------------------------------------------------------- */

.hero {
    position: relative;
    display: grid;
    grid-template-columns: minmax(0, 1.35fr) minmax(320px, 0.65fr);
    gap: clamp(48px, 8vw, 120px);
    padding: clamp(72px, 11vw, 150px) 0 72px;
    align-items: end;
}

.hero-home {
    width: 100%;
    min-height: calc(100vh - 80px);
    padding-top: clamp(48px, 6vw, 104px); /* the crest leads now — less dead air up top */
    padding-inline: max(24px, calc((100vw - 1280px) / 2));
    background:
        linear-gradient(100deg, rgba(2, 16, 33, 0.78) 0%, rgba(2, 16, 33, 0.5) 55%, rgba(2, 16, 33, 0.38) 100%),
        url("../img/hero-home.jpg") center / cover no-repeat;
    color: #fff;
    overflow: hidden;
}

.hero-home .hero-copy {
    max-width: 880px;
}

/* Brand crest: same invert+screen treatment as the footer logo, cropped to
   the wordmark band (ink occupies x 100-388, y 182-320 of the 500px square) */
.hero-brand {
    --brand-w: clamp(212px, 21vw, 320px);
    width: var(--brand-w);
    height: auto; /* beat the height attribute so aspect-ratio crops the band */
    aspect-ratio: 500 / 170;
    object-fit: cover;
    margin-left: calc(var(--brand-w) * -0.2);
    margin-bottom: 18px;
    filter: invert(1) contrast(1.05);
    mix-blend-mode: screen;
}

.hero-home .eyebrow {
    color: var(--gold-bright);
}

.hero-home .lead {
    color: rgba(255, 255, 255, 0.85);
}

.hero-home h1 {
    color: #fff;
    text-shadow: 0 16px 48px rgba(0, 0, 0, 0.3);
}

.hero-home h1 em {
    color: var(--gold-bright);
}

.hero-home .button-primary {
    background: var(--gold-bright);
    border-color: var(--gold-bright);
    color: var(--navy-deep);
}

.hero-home .button-primary:hover {
    background: var(--gold-soft);
    border-color: var(--gold-soft);
}

.hero-home .button-ghost {
    border-color: rgba(255, 255, 255, 0.65);
    color: #fff;
}

.hero-home .button-ghost:hover {
    background: #fff;
    border-color: #fff;
    color: var(--ink);
}

.hero-panel {
    padding: 36px;
    background: rgba(6, 21, 39, 0.6);
    border: 1px solid rgba(255, 255, 255, 0.16);
    border-radius: 6px;
    backdrop-filter: blur(18px);
    -webkit-backdrop-filter: blur(18px);
    box-shadow: var(--shadow);
}

.hero-panel .panel-label {
    color: var(--gold-bright);
}

.hero-panel strong {
    display: block;
    margin: 18px 0 24px;
    font-family: var(--font-display);
    font-size: 24px;
    font-weight: 600;
    line-height: 1.35;
    color: #fff;
}

.hero-panel p {
    margin-bottom: 0;
    color: rgba(255, 255, 255, 0.74);
    font-size: 15px;
}

.panel-line,
.gold-rule {
    width: 96px;
    height: 1px;
    background: var(--gold);
}

.hero-panel .panel-line {
    margin-bottom: 22px;
    background: var(--gold-bright);
}

/* Hero entrance */

@keyframes rise {
    from {
        opacity: 0;
        transform: translateY(18px);
    }
    to {
        opacity: 1;
        transform: none;
    }
}

.hero-home .hero-copy > * {
    animation: rise 700ms cubic-bezier(0.22, 0.61, 0.36, 1) both;
}

.hero-home .hero-copy > :nth-child(1) { animation-delay: 40ms; }
.hero-home .hero-copy > :nth-child(2) { animation-delay: 140ms; }
.hero-home .hero-copy > :nth-child(3) { animation-delay: 240ms; }
.hero-home .hero-copy > :nth-child(4) { animation-delay: 340ms; }
.hero-home .hero-copy > :nth-child(5) { animation-delay: 440ms; }

.hero-home .hero-panel {
    animation: rise 800ms 560ms cubic-bezier(0.22, 0.61, 0.36, 1) both;
}

/* --------------------------------------------------------------------------
   Stats band — oversized serif numerals
   -------------------------------------------------------------------------- */

.stats-band {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    border-top: 1px solid var(--line);
    border-bottom: 1px solid var(--line);
}

.stats-band article {
    position: relative;
    padding: 44px 36px;
    border-right: 1px solid var(--line);
}

.stats-band article::before {
    content: "";
    position: absolute;
    top: -1px;
    left: 36px;
    width: 44px;
    height: 2px;
    background: var(--gold);
}

.stats-band article:last-child {
    border-right: 0;
}

.stats-band strong {
    display: block;
    margin-bottom: 6px;
    font-family: var(--font-display);
    font-size: clamp(56px, 6.5vw, 92px);
    font-weight: 400;
    line-height: 1;
    color: var(--navy);
}

.stats-band span {
    color: var(--muted);
    font-size: 15px;
}

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

.split-section,
.contact-grid {
    display: grid;
    grid-template-columns: 0.9fr 1.1fr;
    gap: clamp(40px, 8vw, 110px);
    padding: clamp(80px, 10vw, 130px) 0;
}

.text-stack {
    border-left: 1px solid var(--line);
    padding-left: clamp(32px, 5vw, 72px);
}

.process-section,
.featured-section,
.portfolio-section,
.legal-page {
    padding: 0 0 clamp(80px, 10vw, 130px);
}

.section-heading {
    margin-bottom: 40px;
}

.page-hero {
    padding: clamp(70px, 10vw, 135px) 0 72px;
}

.page-hero-copy {
    max-width: 780px;
}

.page-hero h1 {
    font-size: clamp(40px, 5.5vw, 66px);
}

.gold-rule {
    margin-bottom: 26px;
}

/* Feature lists */

.feature-list {
    display: grid;
    grid-template-columns: repeat(2, minmax(0, 1fr));
    gap: 14px 32px;
    margin: 0 0 28px;
    padding: 0;
    list-style: none;
}

.feature-list li {
    position: relative;
    padding-left: 26px;
    color: var(--muted);
    font-size: 16px;
}

.feature-list li::before {
    content: "";
    position: absolute;
    top: 0.72em;
    left: 0;
    width: 14px;
    height: 1px;
    background: var(--gold);
}

.feature-outro {
    margin-bottom: 0;
}

/* Kenmerken (process) grid — quiet editorial items, no boxes */

.process-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 40px;
    margin-top: 56px;
}

.process-grid article {
    position: relative;
    padding-top: 24px;
    border-top: 1px solid var(--line);
}

.process-grid article::before {
    content: "";
    position: absolute;
    top: -1px;
    left: 0;
    width: 44px;
    height: 2px;
    background: var(--gold);
}

.process-grid h3 {
    margin-bottom: 0;
    font-size: 17px;
    font-weight: 600;
}

/* --------------------------------------------------------------------------
   Property cards
   -------------------------------------------------------------------------- */

.featured-grid,
.portfolio-grid {
    display: grid;
    grid-template-columns: repeat(2, minmax(0, 1fr));
    gap: 32px;
}

.property-card {
    display: flex;
    flex-direction: column;
    overflow: hidden;
    background: var(--card);
    border: 1px solid var(--line);
    border-radius: 6px;
    transition: border-color 220ms ease, box-shadow 220ms ease, transform 220ms ease;
}

.property-card:hover {
    border-color: rgba(119, 90, 25, 0.4);
    box-shadow: var(--shadow);
    transform: translateY(-3px);
}

.property-card img {
    width: calc(100% - 56px);
    aspect-ratio: 1.49;
    object-fit: cover;
    margin: 28px 28px 0;
    border-radius: 2px;
    background: var(--paper-soft);
    filter: saturate(0.94) contrast(0.97);
    transition: filter 220ms ease, transform 500ms ease;
}

.property-card:hover img {
    filter: saturate(1.04) contrast(1);
    transform: scale(1.015);
}

.property-media-placeholder {
    display: grid;
    place-items: center;
    width: calc(100% - 56px);
    aspect-ratio: 1.49;
    margin: 28px 28px 0;
    background: linear-gradient(135deg, var(--paper-soft), #eae8e2);
    border: 1px dashed var(--line-strong);
    border-radius: 2px;
}

.property-media-placeholder span {
    color: var(--muted);
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.12em;
    text-transform: uppercase;
}

.property-body {
    display: flex;
    flex: 1;
    flex-direction: column;
    padding: 26px 28px 28px;
}

.property-body h3 {
    font-family: var(--font-display);
    font-size: 24px;
    font-weight: 600;
    line-height: 1.25;
}

.property-body p {
    color: var(--muted);
    font-size: 15px;
}

.property-body .button,
.property-body .text-link {
    margin-top: auto;
}

.property-body .text-link {
    padding-top: 18px;
}

.chip-row {
    display: flex;
    flex-wrap: wrap;
    gap: 8px;
    margin-bottom: 18px;
}

.chip {
    display: inline-block;
    padding: 6px 12px;
    background: transparent;
    border: 1px solid var(--line-strong);
    border-radius: 3px;
    color: var(--muted);
}

.chip-status {
    border-color: rgba(83, 83, 53, 0.45);
    color: var(--olive);
}

.location {
    margin-bottom: 18px;
}

.spec-list {
    display: grid;
    grid-template-columns: repeat(2, minmax(0, 1fr));
    gap: 14px 24px;
    margin: 0 0 22px;
    padding: 20px 0;
    border-top: 1px solid var(--line);
    border-bottom: 1px solid var(--line);
}

.spec-list div {
    min-width: 0;
}

.spec-list dt {
    color: var(--muted);
    font-size: 10px;
    font-weight: 600;
    letter-spacing: 0.1em;
    text-transform: uppercase;
}

.spec-list dd {
    margin: 4px 0 0;
    font-size: 14px;
    font-weight: 500;
}

.detail-heading {
    margin: 0 0 12px;
    color: var(--gold);
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.14em;
    text-transform: uppercase;
}

.detail-intro {
    margin-bottom: 12px;
    font-size: 15px;
}

.detail-list {
    display: grid;
    gap: 8px;
    margin: 0 0 22px;
    padding: 0;
    list-style: none;
}

.detail-list li {
    position: relative;
    padding-left: 22px;
    color: var(--muted);
    font-size: 15px;
}

.detail-list li::before {
    content: "";
    position: absolute;
    top: 0.72em;
    left: 0;
    width: 12px;
    height: 1px;
    background: var(--gold);
}

.card-note {
    padding: 14px 16px;
    background: var(--paper-soft);
    border-left: 2px solid var(--gold);
    border-radius: 0 var(--radius) var(--radius) 0;
    font-size: 15px;
}

.property-card .card-note {
    margin-bottom: 22px;
}

/* --------------------------------------------------------------------------
   Card gallery
   -------------------------------------------------------------------------- */

.card-gallery {
    margin-bottom: 22px;
}

.card-gallery .detail-heading {
    margin-bottom: 10px;
}

.gallery-thumbs {
    display: grid;
    grid-template-columns: repeat(4, minmax(0, 1fr));
    gap: 10px;
}

.gallery-thumb {
    position: relative;
    display: block;
    overflow: hidden;
    border: 1px solid var(--line);
    border-radius: 2px;
    transition: border-color 160ms ease;
}

.gallery-thumb[hidden] {
    display: none;
}

.gallery-thumb:hover,
.gallery-thumb:focus-visible {
    border-color: rgba(119, 90, 25, 0.55);
}

.property-card .gallery-thumb img {
    width: 100%;
    height: auto;
    aspect-ratio: 4 / 3;
    object-fit: cover;
    margin: 0;
    border-radius: 0;
    transition: transform 300ms ease;
}

.property-card:hover .gallery-thumb img {
    filter: saturate(0.97);
    transform: none;
}

.property-card .gallery-thumb:hover img,
.property-card .gallery-thumb:focus-visible img {
    filter: saturate(1.04);
    transform: scale(1.06);
}

.portfolio-grid.list-view .property-card .gallery-thumb img {
    height: auto;
}

.gallery-more {
    position: absolute;
    inset: 0;
    display: grid;
    place-items: center;
    background: rgba(4, 21, 39, 0.55);
    color: #fff;
    font-size: 15px;
    font-weight: 600;
    letter-spacing: 0.1em;
}

/* --------------------------------------------------------------------------
   Portfolio toolbar
   -------------------------------------------------------------------------- */

.portfolio-toolbar {
    display: flex;
    align-items: center;
    justify-content: space-between;
    margin-bottom: 48px;
    padding-bottom: 20px;
    border-bottom: 1px solid var(--line);
}

.portfolio-toolbar h2 {
    margin: 0;
    font-size: 11px;
}

.view-controls {
    display: flex;
    gap: 8px;
}

.view-controls button {
    display: grid;
    place-items: center;
    width: 44px;
    height: 44px;
    border: 1px solid transparent;
    border-radius: var(--radius);
    background: transparent;
    color: var(--muted);
    cursor: pointer;
    transition: border-color 160ms ease, color 160ms ease;
}

.view-controls button.active,
.view-controls button:hover {
    border-color: var(--line-strong);
    color: var(--ink);
}

.portfolio-grid.list-view {
    grid-template-columns: 1fr;
}

.portfolio-grid.list-view .property-card {
    display: grid;
    grid-template-columns: 330px 1fr;
}

.portfolio-grid.list-view .property-card img {
    height: calc(100% - 56px);
}

.portfolio-grid.list-view .property-card .property-media-placeholder {
    height: calc(100% - 56px);
    aspect-ratio: auto;
}

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

.contact-hero {
    display: grid;
    grid-template-columns: 1fr 360px;
    gap: 64px;
    padding: clamp(70px, 10vw, 135px) 0 80px;
    align-items: end;
}

.contact-hero h1 {
    font-size: clamp(38px, 4.6vw, 60px);
}

.contact-card {
    display: grid;
    gap: 12px;
    padding: 32px;
    background: var(--card);
    border: 1px solid var(--line);
    border-radius: 6px;
}

/* Same Bodoni display font as the contact-hero <h1>, sized to stay on one line. */
.contact-card .panel-label {
    font-family: var(--font-display);
    font-size: clamp(24px, 2.4vw, 30px);
    font-weight: 600;
    letter-spacing: 0;
    line-height: 1.1;
    white-space: nowrap;
    text-transform: none;
    color: var(--ink);
    font-optical-sizing: none;
    font-variation-settings: "opsz" 12;
    margin-bottom: 8px;
}

.contact-card a {
    font-weight: 600;
    transition: color 160ms ease;
}

.contact-card a:hover {
    color: var(--gold);
}

.contact-address {
    margin: 0;
    font-weight: 500;
}

.form-intro {
    position: sticky;
    top: 120px;
    align-self: start;
}

.contact-form {
    display: grid;
    gap: 26px;
    padding: 40px;
    background: var(--card);
    border: 1px solid var(--line);
    border-radius: 6px;
}

label {
    display: grid;
    gap: 10px;
}

input,
select,
textarea {
    width: 100%;
    border: 0;
    border-bottom: 1px solid var(--line-strong);
    border-radius: 0;
    background: transparent;
    color: var(--ink);
    outline: 0;
    padding: 9px 0 12px;
}

textarea {
    resize: vertical;
}

select {
    appearance: none;
    -webkit-appearance: none;
    padding-right: 28px;
    background-image: 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='%234a4f58' stroke-width='1.5'/%3E%3C/svg%3E");
    background-repeat: no-repeat;
    background-position: right 4px center;
    cursor: pointer;
}

input:focus,
select:focus,
textarea:focus {
    border-color: var(--gold);
    box-shadow: 0 1px 0 0 var(--gold);
}

/* Honeypot — hidden from people, present for bots */
.hp-field {
    position: absolute;
    width: 1px;
    height: 1px;
    margin: -1px;
    padding: 0;
    overflow: hidden;
    clip: rect(0 0 0 0);
    white-space: nowrap;
    border: 0;
}

.notice {
    padding: 16px 18px;
    border: 1px solid;
    border-radius: var(--radius);
    font-weight: 500;
    font-size: 15px;
}

.notice.success {
    border-color: rgba(39, 112, 73, 0.4);
    color: #1e5f3c;
    background: #f0f7f2;
}

.notice.error {
    border-color: rgba(186, 26, 26, 0.35);
    color: #93000a;
    background: #fff1ef;
}

/* --------------------------------------------------------------------------
   Legal pages
   -------------------------------------------------------------------------- */

.legal-page {
    padding-top: clamp(70px, 10vw, 135px);
}

.legal-heading {
    max-width: 820px;
    margin-bottom: 64px;
}

.legal-heading h1 {
    font-size: clamp(40px, 5.5vw, 66px);
}

.legal-heading p {
    color: var(--muted);
    font-size: 19px;
    font-weight: 400;
}

.legal-content {
    max-width: 920px;
}

.legal-content article {
    padding: 32px 0;
    border-top: 1px solid var(--line);
}

.legal-content h2 {
    margin-bottom: 12px;
    font-size: 26px;
}

.legal-content p {
    color: var(--muted);
}

.legal-content a {
    color: var(--gold);
    font-weight: 500;
    text-decoration: underline;
    text-underline-offset: 3px;
}

/* --------------------------------------------------------------------------
   Footer — deep navy anchor
   -------------------------------------------------------------------------- */

.site-footer {
    padding: 32px max(24px, calc((100vw - 1280px) / 2)) 18px;
    background: var(--navy-deep);
    border-top: 1px solid rgba(201, 164, 92, 0.35);
    color: rgba(255, 255, 255, 0.78);
    font-size: 13px;
}

.footer-top {
    display: flex;
    flex-wrap: wrap;
    justify-content: space-between;
    align-items: flex-start;
    gap: 40px;
}

.footer-brand {
    flex: 1 1 320px;
}

.footer-logo {
    display: block;
    width: 215px;
    height: auto;
    margin-bottom: 20px;
    object-fit: contain;
    filter: invert(1) contrast(1.05);
    mix-blend-mode: screen;
}

.footer-brand p {
    max-width: 380px;
    margin: 0 0 12px;
    color: rgba(255, 255, 255, 0.66);
}

.footer-contact {
    margin: 0;
    color: rgba(255, 255, 255, 0.66);
    font-style: normal;
    line-height: 1.6;
}

.footer-contact a {
    color: rgba(255, 255, 255, 0.82);
    transition: color 160ms ease;
}

.footer-contact a:hover {
    color: var(--gold-bright);
}

.footer-bottom {
    margin-top: 20px;
    padding-top: 14px;
    border-top: 1px solid rgba(255, 255, 255, 0.08);
}

.footer-bottom small {
    color: rgba(255, 255, 255, 0.42);
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.12em;
    text-transform: uppercase;
}

.site-footer nav {
    display: flex;
    flex-direction: column;
    align-items: flex-end;
    gap: 10px;
}

.site-footer nav a {
    color: rgba(255, 255, 255, 0.66);
    font-size: 13px;
    transition: color 160ms ease;
}

.site-footer nav a:hover {
    color: var(--gold-bright);
}

/* --------------------------------------------------------------------------
   Scroll reveal (JS adds .in-view; only active when html.js)
   -------------------------------------------------------------------------- */

html.js main > section:not(.hero-home) {
    opacity: 0;
    transform: translateY(22px);
    transition: opacity 700ms ease, transform 700ms ease;
}

html.js main > section.in-view {
    opacity: 1;
    transform: none;
}

/* --------------------------------------------------------------------------
   Reduced motion
   -------------------------------------------------------------------------- */

@media (prefers-reduced-motion: reduce) {
    html {
        scroll-behavior: auto;
    }

    *,
    *::before,
    *::after {
        animation-duration: 0.01ms !important;
        animation-delay: 0ms !important;
        transition-duration: 0.01ms !important;
    }

    html.js main > section:not(.hero-home) {
        opacity: 1;
        transform: none;
    }
}

/* --------------------------------------------------------------------------
   Lightbox
   -------------------------------------------------------------------------- */

body.lightbox-open {
    overflow: hidden;
}

.lightbox {
    position: fixed;
    inset: 0;
    z-index: 200;
    display: grid;
    place-items: center;
    padding: clamp(16px, 4vw, 48px);
}

.lightbox[hidden] {
    display: none;
}

.lightbox :focus-visible {
    outline-color: var(--gold-bright);
}

.lightbox-backdrop {
    position: absolute;
    inset: 0;
    background: rgba(4, 21, 39, 0.93);
}

.lightbox-frame {
    position: relative;
    z-index: 1;
    display: grid;
    gap: 14px;
    max-width: min(1080px, 100%);
    margin: 0;
}

.lightbox-frame img {
    max-width: 100%;
    max-height: min(78vh, 820px);
    margin-inline: auto;
    object-fit: contain;
    border-radius: 2px;
    box-shadow: 0 32px 80px -28px rgba(0, 0, 0, 0.6);
}

.lightbox-frame figcaption {
    display: flex;
    align-items: baseline;
    justify-content: space-between;
    gap: 24px;
    color: var(--paper);
}

.lightbox-title {
    font-family: var(--font-display);
    font-size: 18px;
}

.lightbox-counter {
    color: var(--gold-bright);
    font-size: 12px;
    font-weight: 600;
    letter-spacing: 0.12em;
}

.lightbox button {
    position: absolute;
    z-index: 2;
    display: grid;
    place-items: center;
    width: 48px;
    height: 48px;
    border: 1px solid rgba(249, 249, 247, 0.25);
    border-radius: 50%;
    background: rgba(4, 21, 39, 0.55);
    color: var(--paper);
    cursor: pointer;
    transition: border-color 160ms ease, color 160ms ease;
}

.lightbox button:hover {
    border-color: var(--gold-bright);
    color: var(--gold-bright);
}

.lightbox-close {
    top: clamp(14px, 3vw, 28px);
    right: clamp(14px, 3vw, 28px);
}

.lightbox-nav {
    top: 50%;
    transform: translateY(-50%);
}

.lightbox-prev {
    left: clamp(10px, 3vw, 28px);
}

.lightbox-next {
    right: clamp(10px, 3vw, 28px);
}

@media (max-width: 640px) {
    .lightbox {
        place-items: center;
        padding: 16px 16px 88px;
    }

    .lightbox-frame img {
        max-height: 62vh;
    }

    .lightbox-frame figcaption {
        flex-direction: column;
        gap: 6px;
    }

    .lightbox-nav {
        top: auto;
        bottom: 20px;
        transform: none;
    }

    .lightbox-prev {
        left: 20px;
    }

    .lightbox-next {
        right: 20px;
    }
}

/* --------------------------------------------------------------------------
   Responsive
   -------------------------------------------------------------------------- */

@media (max-width: 980px) {
    .site-header {
        min-height: 132px;
        padding: 0 20px;
    }

    .brand {
        min-width: 300px;
    }

    .brand-logo {
        width: 300px;
        height: 129px;
    }

    .nav-toggle {
        display: block;
    }

    .primary-nav {
        position: absolute;
        top: 132px;
        right: 20px;
        left: 20px;
        display: none;
        flex-direction: column;
        align-items: stretch;
        gap: 0;
        padding: 12px 22px 22px;
        background: var(--card);
        border: 1px solid var(--line);
        border-radius: 6px;
        box-shadow: var(--shadow);
    }

    .primary-nav.open {
        display: flex;
    }

    .primary-nav a {
        padding: 16px 0;
        border-bottom-width: 0;
    }

    .primary-nav a.active {
        color: var(--gold);
    }

    .hero,
    .split-section,
    .contact-grid,
    .contact-hero,
    .legal-page {
        grid-template-columns: 1fr;
    }

    .hero-home {
        min-height: auto;
        padding-top: 96px;
    }

    .process-grid {
        grid-template-columns: repeat(2, 1fr);
    }

    .featured-grid,
    .portfolio-grid {
        grid-template-columns: 1fr;
    }

    .portfolio-grid.list-view .property-card {
        display: block;
    }

    .portfolio-grid.list-view .property-card img {
        height: auto;
    }

    .portfolio-grid.list-view .property-card .property-media-placeholder {
        height: auto;
        aspect-ratio: 1.49;
    }

    .text-stack {
        padding-left: 0;
        border-left: 0;
    }

    .form-intro {
        position: static;
    }
}

@media (max-width: 640px) {
    :root {
        --container: calc(100% - 32px);
    }

    .site-header {
        min-height: 88px;
        padding: 0 16px;
    }

    .brand {
        min-width: 134px;
    }

    .brand-logo {
        width: 180px;
        height: 78px;
    }

    .primary-nav {
        top: 88px;
        right: 16px;
        left: 16px;
    }

    h1 {
        font-size: clamp(36px, 10.5vw, 44px);
        line-height: 1.08;
    }

    h2 {
        font-size: clamp(28px, 8vw, 34px);
    }

    h3 {
        font-size: 19px;
    }

    .lead,
    .page-hero p,
    .text-stack p,
    .form-intro p,
    .legal-heading p {
        font-size: 17px;
    }

    .eyebrow,
    .panel-label,
    .chip,
    .portfolio-toolbar h2,
    .contact-form .field-label,
    .text-link,
    .button {
        letter-spacing: 0.08em;
    }

    .hero,
    .page-hero,
    .contact-hero,
    .split-section,
    .process-section,
    .featured-section,
    .portfolio-section,
    .contact-grid,
    .legal-page {
        padding-bottom: 72px;
    }

    .hero {
        padding-top: 56px;
    }

    .hero-home {
        min-height: calc(100svh - 72px);
        align-content: end;
        padding-inline: 16px;
        padding-top: 48px;
        padding-bottom: 40px;
    }

    .hero-home h1 {
        margin-bottom: 18px;
        font-size: clamp(32px, 9.5vw, 40px);
    }

    .hero-home .lead {
        font-size: 16px;
        line-height: 1.6;
    }

    .hero-actions {
        gap: 12px;
        margin-top: 28px;
    }

    .hero-actions .button {
        width: 100%;
    }

    .hero-home .hero-panel {
        display: none;
    }

    .stats-band {
        grid-template-columns: 1fr;
    }

    .stats-band article {
        padding: 32px 24px;
        border-right: 0;
        border-bottom: 1px solid var(--line);
    }

    .stats-band article::before {
        left: 24px;
    }

    .stats-band article:last-child {
        border-bottom: 0;
    }

    .stats-band strong {
        font-size: 56px;
    }

    .process-grid {
        grid-template-columns: 1fr;
        gap: 28px;
        margin-top: 40px;
    }

    .portfolio-toolbar {
        align-items: flex-start;
        gap: 16px;
    }

    .property-card img,
    .property-media-placeholder {
        width: calc(100% - 40px);
        margin: 20px 20px 0;
    }

    .property-body h3 {
        font-size: 22px;
    }

    .feature-list,
    .spec-list {
        grid-template-columns: 1fr;
    }

    .property-body,
    .hero-panel,
    .contact-card,
    .contact-form {
        padding: 24px;
    }

    .site-footer {
        padding-inline: 16px;
        padding-top: 40px;
    }

    .footer-top {
        flex-direction: column;
        gap: 28px;
    }

    .footer-brand {
        flex: 1 1 auto;
    }

    .site-footer nav {
        align-items: flex-start;
    }
}