/* ============================================================
   Hearthstone — estate agents, Harrogate
   Hand-written design system. Corner language: sharp (0px).
   Motion: pure CSS view() timelines (no JS reveal library).
   Modern features: animation-timeline, :has(), color-mix(),
   container queries, text-wrap: balance.
   ============================================================ */

:root{
  --navy:#0A1A2B;
  --navy-2:#0E2439;
  --navy-3:#123049;
  --sand:#E9E0D2;
  --sand-2:#F4EFE6;
  --sand-3:#FBF8F2;
  --brass:#B08D57;
  --brass-lt:#CBA96F;
  --white:#FFFFFF;
  --slate:#48606F;
  --muted:#6C7A85;
  --ink-soft:#22333F;
  --line:rgba(10,26,43,.14);
  --line-strong:rgba(10,26,43,.26);
  --line-dk:rgba(233,224,210,.16);
  --line-dk-2:rgba(233,224,210,.3);

  --font-display:"Libre Baskerville",Georgia,"Times New Roman",serif;
  --font-body:"Inter",system-ui,-apple-system,"Segoe UI",sans-serif;

  --wrap:1260px;
  --gut:clamp(20px,4vw,56px);
  --r:0px;                     /* sharp corners, everywhere */
  --ease:cubic-bezier(.22,.61,.36,1);
  --shadow:0 26px 48px -30px rgba(10,26,43,.4);
}

*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{
  margin:0;background:var(--sand-3);color:var(--ink-soft);
  font-family:var(--font-body);font-size:17px;line-height:1.68;
  -webkit-font-smoothing:antialiased;overflow-x:hidden;
}
img{display:block;max-width:100%;height:auto}
a{color:inherit;text-decoration:none}
button,input,select,textarea{font:inherit;color:inherit}
ul,ol{list-style:none;margin:0;padding:0}
h1,h2,h3{margin:0;font-family:var(--font-display);font-weight:400;line-height:1.12;letter-spacing:-.01em;text-wrap:balance}
em{font-style:italic;color:var(--brass)}
p{margin:0 0 1.1em}
address{font-style:normal}
strong{font-weight:600}

.wrap{width:100%;max-width:var(--wrap);margin-inline:auto;padding-inline:var(--gut)}
.section{padding:clamp(72px,9vw,136px) 0}
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap;border:0}
.icon-sprite{position:absolute;width:0;height:0;overflow:hidden}

.skip-link{position:absolute;left:-9999px;top:0;z-index:300;background:var(--navy);color:var(--sand);padding:12px 20px}
.skip-link:focus{left:12px;top:12px}

:where(a,button,input,select,textarea,summary,[tabindex]):focus-visible{
  outline:2px solid var(--brass);outline-offset:3px;border-radius:var(--r);
}
::selection{background:var(--brass);color:var(--navy)}

/* ---------- type scale ---------- */
.h2{font-size:clamp(1.85rem,4vw,3.15rem)}
.label{
  font-size:.71rem;letter-spacing:.26em;text-transform:uppercase;
  color:var(--brass);font-weight:600;margin:0 0 20px;
}
.lede{font-size:clamp(1.04rem,1.5vw,1.2rem);line-height:1.62;color:var(--slate);max-width:60ch}
.eyebrow{
  font-size:.72rem;letter-spacing:.24em;text-transform:uppercase;
  color:var(--brass-lt);margin:0 0 22px;
}

/* ---------- buttons ---------- */
.btn{
  --bg:var(--navy);--fg:var(--sand);
  display:inline-flex;align-items:center;justify-content:center;gap:10px;
  background:var(--bg);color:var(--fg);border:1px solid var(--bg);
  padding:15px 30px;border-radius:var(--r);font-size:.92rem;font-weight:500;
  letter-spacing:.05em;text-transform:uppercase;cursor:pointer;
  transition:background .3s var(--ease),color .3s var(--ease),border-color .3s var(--ease),transform .3s var(--ease);
}
.btn:hover{transform:translateY(-2px)}
.btn-brass{--bg:var(--brass);--fg:#1B1204;border-color:var(--brass)}
.btn-brass:hover{--bg:var(--brass-lt);border-color:var(--brass-lt)}
.btn-outline{background:transparent;color:var(--navy);border-color:var(--line-strong)}
.btn-outline:hover{background:var(--navy);color:var(--sand);border-color:var(--navy)}
.btn-sm{padding:11px 20px;font-size:.8rem}
.btn-block{width:100%}
.link-brass{
  color:var(--navy);border-bottom:1px solid var(--brass);padding-bottom:2px;
  font-size:.86rem;letter-spacing:.1em;text-transform:uppercase;font-weight:600;
  transition:color .25s var(--ease),border-color .25s var(--ease);
}
.link-brass:hover{color:var(--brass);border-color:var(--navy)}

/* ---------- header ---------- */
.site-header{
  position:fixed;inset:0 0 auto 0;z-index:120;padding:22px 0;
  transition:background .4s var(--ease),padding .4s var(--ease),box-shadow .4s var(--ease);
}
.header-inner{display:flex;align-items:center;gap:26px}
.brand{display:flex;align-items:center;gap:11px;font-family:var(--font-display);font-size:1.32rem;color:var(--sand)}
.brand-mark{display:grid;place-items:center;width:34px;height:34px;border:1px solid var(--brass);color:var(--brass-lt)}
.site-nav{margin-inline:auto}
.site-nav ul{display:flex;gap:32px}
.site-nav a{
  font-size:.86rem;letter-spacing:.1em;text-transform:uppercase;color:var(--sand);
  padding:4px 0;position:relative;
}
.site-nav a::after{
  content:"";position:absolute;left:0;bottom:0;height:1px;width:0;background:var(--brass-lt);
  transition:width .35s var(--ease);
}
.site-nav a:hover::after{width:100%}
.header-actions{display:flex;align-items:center;gap:16px}
.tel{font-size:.86rem;letter-spacing:.04em;color:var(--sand);opacity:.86}
.tel:hover{opacity:1;color:var(--brass-lt)}
.site-header .btn-brass{--fg:#1B1204}
.site-header.is-stuck{
  background:color-mix(in srgb,var(--navy) 92%,transparent);
  backdrop-filter:blur(14px) saturate(1.2);
  -webkit-backdrop-filter:blur(14px) saturate(1.2);
  padding:12px 0;box-shadow:0 1px 0 var(--line-dk),0 18px 30px -26px rgba(0,0,0,.7);
}
.nav-toggle{
  display:none;background:none;border:1px solid var(--line-dk-2);width:44px;height:44px;
  cursor:pointer;position:relative;
}
.nav-toggle span{position:absolute;left:12px;right:12px;height:1.5px;background:var(--sand);transition:transform .3s var(--ease)}
.nav-toggle span:nth-child(1){top:17px}
.nav-toggle span:nth-child(2){top:25px}
.nav-toggle[aria-expanded="true"] span:nth-child(1){transform:translateY(4px) rotate(45deg)}
.nav-toggle[aria-expanded="true"] span:nth-child(2){transform:translateY(-4px) rotate(-45deg)}

/* ---------- mobile nav ---------- */
.mobile-nav{
  position:fixed;inset:0;z-index:110;background:var(--navy);color:var(--sand);
  display:flex;flex-direction:column;justify-content:center;gap:38px;
  padding:110px var(--gut) 46px;
}
.mobile-nav[hidden]{display:none}
.mobile-nav nav{display:flex;flex-direction:column}
.mobile-nav nav a{
  font-family:var(--font-display);font-size:clamp(1.6rem,6.5vw,2.3rem);
  padding:14px 0;border-bottom:1px solid var(--line-dk);display:flex;align-items:baseline;gap:16px;
}
.mobile-nav nav a:hover{color:var(--brass-lt)}
.mobile-nav nav a span{font-family:var(--font-body);font-size:.7rem;letter-spacing:.2em;color:var(--brass)}
.mobile-nav-foot{font-size:.9rem;color:rgba(233,224,210,.68);margin:0}
.mobile-nav-foot p{margin:0 0 6px}
.mobile-nav-foot a{color:var(--sand);border-bottom:1px solid var(--line-dk-2)}
body.nav-open{overflow:hidden}

/* ---------- hero ---------- */
.hero{
  position:relative;background:var(--navy);color:var(--sand);
  padding:calc(clamp(120px,14vw,168px)) 0 0;
  background-image:
    radial-gradient(90% 60% at 88% 8%,rgba(176,141,87,.16) 0%,transparent 60%),
    linear-gradient(180deg,var(--navy) 0%,var(--navy-2) 100%);
}
.hero-inner{display:grid;grid-template-columns:1.02fr .98fr;gap:clamp(30px,5vw,64px);align-items:center}
.hero-title{font-size:clamp(2.6rem,6.2vw,4.6rem);margin-bottom:24px}
.hero-lede{color:rgba(233,224,210,.82);max-width:46ch;font-size:clamp(1rem,1.5vw,1.14rem);margin-bottom:26px}
.hero-tags{display:flex;flex-wrap:wrap;gap:10px;margin:0}
.hero-tags li{
  font-size:.76rem;letter-spacing:.14em;text-transform:uppercase;color:var(--brass-lt);
  border:1px solid rgba(176,141,87,.5);padding:8px 14px;
}
.hero-media-frame{
  position:relative;border:1px solid var(--line-dk-2);padding:12px;background:rgba(255,255,255,.02);
}
.hero-media-frame img{width:100%;aspect-ratio:16/11;object-fit:cover}
.hero-badge{
  position:absolute;left:12px;bottom:12px;background:var(--sand);color:var(--navy);
  padding:12px 18px;display:flex;flex-direction:column;gap:2px;box-shadow:var(--shadow);
}
.hero-badge .k{font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;color:var(--slate)}
.hero-badge .v{font-family:var(--font-display);font-size:1.3rem}

/* search bar */
.searchbar{
  margin-top:clamp(38px,5vw,68px);background:var(--sand);color:var(--navy);
  border-top:3px solid var(--brass);
  display:grid;grid-template-columns:repeat(4,1fr) auto;gap:0;
  box-shadow:var(--shadow);
}
.search-field{padding:18px 20px;border-right:1px solid var(--line);transition:background .3s var(--ease)}
.search-field:has(select:focus-visible){background:var(--white)}
.search-field label{
  display:block;font-size:.64rem;letter-spacing:.2em;text-transform:uppercase;
  color:var(--slate);margin-bottom:6px;font-weight:600;
}
.search-field select{
  width:100%;appearance:none;background:transparent;border:0;padding:4px 24px 4px 0;
  font-family:var(--font-display);font-size:1rem;color:var(--navy);cursor:pointer;
  background-image:linear-gradient(45deg,transparent 50%,var(--brass) 50%),linear-gradient(135deg,var(--brass) 50%,transparent 50%);
  background-position:calc(100% - 8px) 12px,calc(100% - 3px) 12px;
  background-size:5px 5px,5px 5px;background-repeat:no-repeat;
}
.search-field select:focus-visible{outline:2px solid var(--brass);outline-offset:2px}
.search-go{border-radius:var(--r);margin:0;padding-inline:clamp(18px,2.4vw,34px)}
.search-msg{
  grid-column:1/-1;margin:0;padding:0 20px;font-size:.88rem;color:var(--navy);
  min-height:0;transition:padding .3s var(--ease);
}
.search-msg:not(:empty){padding:14px 20px;border-top:1px solid var(--line);background:var(--sand-2)}

.hero-foot{padding:clamp(26px,3vw,40px) 0}
.hero-facts{
  display:grid;grid-template-columns:repeat(4,1fr);gap:0;margin:0;
  border-top:1px solid var(--line-dk);padding-top:clamp(20px,2.6vw,32px);
}
.hero-facts div{padding-right:20px;border-right:1px solid var(--line-dk)}
.hero-facts div:last-child{border-right:0}
.hero-facts dt{font-size:.68rem;letter-spacing:.16em;text-transform:uppercase;color:rgba(233,224,210,.55);margin-bottom:8px}
.hero-facts dd{margin:0;font-family:var(--font-display);font-size:clamp(1.3rem,2.4vw,1.9rem);color:var(--sand)}

/* ---------- intro ---------- */
.intro{background:var(--sand-3)}
.intro-grid{display:grid;grid-template-columns:7fr 5fr;gap:clamp(32px,6vw,84px);align-items:start}
.intro-copy .h2{margin-bottom:24px}
.intro-copy p:not(.label):not(.lede){max-width:58ch}
.intro-figure{margin:0;position:sticky;top:110px}
.intro-figure img{width:100%;aspect-ratio:2/3;object-fit:cover;border-left:3px solid var(--brass)}
.intro-figure figcaption{
  margin-top:14px;font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);
}
.ticks{margin:30px 0 0;display:grid;gap:12px}
.ticks li{position:relative;padding-left:30px;font-size:.98rem;color:var(--slate)}
.ticks li::before{
  content:"";position:absolute;left:0;top:.62em;width:16px;height:1px;background:var(--brass);
}
.ticks li::after{
  content:"";position:absolute;left:0;top:.24em;width:1px;height:11px;background:var(--brass);
  transform:rotate(38deg);
}

/* ---------- listings ---------- */
.listings{background:var(--white)}
.list-head{display:flex;justify-content:space-between;align-items:flex-end;gap:32px;flex-wrap:wrap;margin-bottom:clamp(34px,4.6vw,58px)}
.list-head .h2{margin:0}
.list-note{text-align:right;font-size:.9rem;color:var(--muted);max-width:38ch;margin:0}
.list-note span{color:var(--brass);font-size:.82rem}
.listing-list{display:grid;gap:clamp(26px,3.4vw,46px)}
.listing{
  display:grid;grid-template-columns:minmax(0,44%) minmax(0,56%);
  border:1px solid var(--line);background:var(--sand-3);container-type:inline-size;
  transition:border-color .35s var(--ease),box-shadow .45s var(--ease),transform .45s var(--ease);
}
.listing:hover{border-color:var(--line-strong);box-shadow:var(--shadow);transform:translateY(-3px)}
.listing--flip .listing-media{order:2}
.listing-media{display:block;overflow:hidden;position:relative}
.listing-media img{width:100%;height:100%;min-height:340px;object-fit:cover;transition:transform .9s var(--ease)}
.listing:hover .listing-media img{transform:scale(1.04)}
.listing-body{padding:clamp(22px,2.8vw,38px)}
.listing-status{
  font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:var(--brass);
  font-weight:600;margin:0 0 12px;
}
.listing-title{font-size:clamp(1.3rem,2.1vw,1.72rem);margin-bottom:6px}
.listing-title a:hover{color:var(--brass)}
.listing-addr{margin:0 0 18px;font-size:.86rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.specs{display:flex;flex-wrap:wrap;gap:8px;margin:0 0 18px}
.specs li{
  display:inline-flex;align-items:center;gap:4px;font-size:.82rem;color:var(--navy);
  border:1px solid var(--line-strong);padding:7px 12px;background:var(--white);
}
.ic{width:16px;height:16px;flex:0 0 16px;color:var(--brass)}
.listing-copy{margin:0 0 22px;font-size:.96rem;color:var(--slate);max-width:62ch}
.listing-foot{
  display:flex;align-items:flex-end;justify-content:space-between;gap:18px;flex-wrap:wrap;
  border-top:1px solid var(--line);padding-top:18px;
}
.price{margin:0;font-size:.82rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.price strong{
  display:block;font-family:var(--font-display);font-size:clamp(1.35rem,2.2vw,1.75rem);
  letter-spacing:0;text-transform:none;color:var(--navy);margin-top:4px;font-weight:700;
}
.listing-more{margin-top:clamp(30px,4vw,52px);text-align:center}

/* ---------- areas / map ---------- */
.areas{background:var(--navy);color:var(--sand);background-image:linear-gradient(160deg,var(--navy-2) 0%,var(--navy) 60%)}
.areas .label{color:var(--brass-lt)}
.areas .lede{color:rgba(233,224,210,.76)}
.areas-head{max-width:760px;margin-bottom:clamp(34px,4.6vw,58px)}
.areas-head .h2{margin-bottom:20px}
.areas-grid{display:grid;grid-template-columns:1.35fr 1fr;gap:clamp(24px,3.4vw,48px);align-items:stretch}
.map-wrap{position:relative}
.map{
  height:clamp(340px,44vw,460px);background:var(--navy-3);
  border:1px solid var(--line-dk-2);position:relative;z-index:1;
}
.map-fallback{
  position:absolute;inset:0;display:grid;place-content:center;gap:6px;text-align:center;
  padding:24px;color:rgba(233,224,210,.8);font-size:.92rem;
  background:
    linear-gradient(90deg,rgba(233,224,210,.06) 1px,transparent 1px) 0 0/34px 34px,
    linear-gradient(0deg,rgba(233,224,210,.06) 1px,transparent 1px) 0 0/34px 34px,
    var(--navy-3);
}
.map-fallback p{margin:0;max-width:44ch}
.map-note{margin:12px 0 0;font-size:.78rem;color:rgba(233,224,210,.55)}
.leaflet-container{background:var(--navy-2);font-family:var(--font-body)}
.leaflet-popup-content-wrapper{border-radius:0;background:var(--sand);color:var(--navy)}
.leaflet-popup-content{margin:14px 16px;font-size:.88rem;line-height:1.5}
.leaflet-popup-content strong{font-family:var(--font-display);font-size:1rem;display:block;margin-bottom:2px}
.leaflet-popup-tip{background:var(--sand)}
.leaflet-bar a{border-radius:0!important;color:var(--navy)}
.pin{display:grid;place-items:center;width:26px;height:26px;background:var(--brass);border:1px solid var(--navy)}
.pin svg{width:14px;height:14px;color:var(--navy)}

.area-list{display:grid;border-top:1px solid var(--line-dk)}
.area-list li{padding:clamp(14px,1.8vw,20px) 0;border-bottom:1px solid var(--line-dk);transition:padding-left .35s var(--ease)}
.area-list li:hover{padding-left:10px}
.area-list h3{font-size:1.14rem;margin-bottom:4px;color:var(--sand)}
.area-list p{margin:0;font-size:.84rem;letter-spacing:.1em;text-transform:uppercase;color:rgba(233,224,210,.5)}
.area-price{text-transform:none!important;letter-spacing:0!important;color:rgba(233,224,210,.78)!important;font-size:.9rem!important;margin-top:6px!important}
.area-price strong{color:var(--brass-lt);font-weight:600}

.guides{display:grid;grid-template-columns:1fr 1fr;gap:clamp(20px,2.6vw,34px);margin-top:clamp(34px,4.4vw,56px)}
.guide{border:1px solid var(--line-dk-2);background:rgba(255,255,255,.03);display:grid;grid-template-rows:auto 1fr;transition:background .35s var(--ease),border-color .35s var(--ease)}
.guide:hover{background:rgba(255,255,255,.06);border-color:var(--brass)}
.guide img{width:100%;aspect-ratio:16/9;object-fit:cover}
.guide--tall img{aspect-ratio:16/9}
.guide-body{padding:clamp(20px,2.4vw,30px)}
.guide-body h3{font-size:1.24rem;margin-bottom:10px}
.guide-body p{color:rgba(233,224,210,.72);font-size:.95rem;margin-bottom:16px}
.guide-body .link-brass{color:var(--sand);border-color:var(--brass)}
.guide-body .link-brass:hover{color:var(--brass-lt);border-color:var(--brass-lt)}

/* ---------- calculator ---------- */
.calc{background:var(--sand-2)}
.calc-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,5vw,76px);align-items:start}
.calc-copy .h2{margin-bottom:22px}
.calc-copy p:not(.label):not(.lede){max-width:52ch;color:var(--slate)}
.calc-notes{
  display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin:32px 0 0;
  border-top:1px solid var(--line);padding-top:24px;
}
.calc-notes dt{font-size:.66rem;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);margin-bottom:6px}
.calc-notes dd{margin:0;font-family:var(--font-display);font-size:1rem;color:var(--navy)}

.calc-panel{background:var(--white);border:1px solid var(--line);box-shadow:var(--shadow)}
.calc-form{padding:clamp(22px,2.8vw,34px);display:grid;gap:20px}
.calc-field{display:flex;flex-direction:column}
.calc-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.calc-field label{
  font-size:.68rem;letter-spacing:.18em;text-transform:uppercase;color:var(--slate);
  font-weight:600;margin-bottom:8px;
}
.calc-field select,.calc-field input{
  width:100%;background:var(--sand-3);border:1px solid var(--line-strong);
  padding:13px 14px;border-radius:var(--r);font-size:1rem;font-variant-numeric:tabular-nums;
  transition:border-color .3s var(--ease),background .3s var(--ease);
}
.calc-field input:hover,.calc-field select:hover{border-color:var(--brass)}
.calc-field input:focus,.calc-field select:focus{border-color:var(--brass);background:var(--white);outline:none}
.calc-field input:user-invalid{border-color:#B0413B;background:#FBF2F1}
.input-money{display:flex;align-items:stretch;background:var(--sand-3);border:1px solid var(--line-strong);transition:border-color .3s var(--ease)}
.input-money:has(input:focus){border-color:var(--brass);background:var(--white)}
.input-money span{display:grid;place-items:center;padding:0 12px;color:var(--brass);font-size:1rem;background:rgba(176,141,87,.09)}
.input-money input{border:0!important;background:transparent!important}
.calc-hint{margin:8px 0 0;font-size:.79rem;color:var(--muted);font-variant-numeric:tabular-nums}
.quick-row{display:flex;flex-wrap:wrap;gap:8px;margin-top:12px}
.chip{
  border:1px solid var(--line-strong);background:transparent;padding:7px 13px;
  font-size:.8rem;letter-spacing:.06em;color:var(--slate);
  transition:all .25s var(--ease);
}
.chip-btn{cursor:pointer}
.chip-btn:hover{border-color:var(--brass);color:var(--navy)}
.chip-btn[aria-pressed="true"]{background:var(--navy);color:var(--sand);border-color:var(--navy)}

.calc-out{padding:clamp(22px,2.8vw,34px);background:var(--navy);color:var(--sand)}
.calc-out-label{margin:0;font-size:.68rem;letter-spacing:.22em;text-transform:uppercase;color:rgba(233,224,210,.6)}
.calc-out-value{
  margin:6px 0 20px;font-family:var(--font-display);font-size:clamp(2.2rem,4.4vw,3.1rem);
  line-height:1;color:var(--sand);font-variant-numeric:tabular-nums;
}
.calc-bar{height:6px;background:rgba(233,224,210,.16);display:flex;overflow:hidden}
.calc-bar span{display:block;height:100%;transition:width .45s var(--ease)}
.calc-bar-principal{background:var(--brass-lt)}
.calc-bar-interest{background:#3E6C86}
.calc-figures{display:grid;grid-template-columns:1fr 1fr;gap:16px 20px;margin:24px 0 0;padding-top:22px;border-top:1px solid var(--line-dk)}
.calc-figures dt{font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;color:rgba(233,224,210,.55);margin-bottom:5px}
.calc-figures dd{margin:0;font-size:1.06rem;color:var(--sand);font-variant-numeric:tabular-nums}
.calc-foot{margin:22px 0 0;font-size:.76rem;color:rgba(233,224,210,.5);line-height:1.6}

/* ---------- proof ---------- */
.proof{background:var(--navy-2);color:var(--sand)}
.proof .label{color:var(--brass-lt)}
.proof .h2{margin-bottom:clamp(32px,4.4vw,56px)}
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(22px,3vw,42px)}
.quotes blockquote{margin:0;display:flex;flex-direction:column;height:100%;border-top:2px solid var(--brass);padding-top:22px}
.quotes blockquote p{
  font-family:var(--font-display);font-size:clamp(1.02rem,1.6vw,1.22rem);line-height:1.5;
  margin-bottom:18px;color:var(--sand);
}
.quotes cite{
  font-style:normal;margin-top:auto;font-size:.78rem;letter-spacing:.12em;
  text-transform:uppercase;color:rgba(233,224,210,.55);
}
.awards{
  display:grid;grid-template-columns:repeat(4,1fr);gap:0;margin:clamp(38px,5vw,64px) 0 0;
  border-top:1px solid var(--line-dk);padding-top:clamp(20px,2.6vw,30px);
}
.awards li{padding-right:20px;border-right:1px solid var(--line-dk)}
.awards li:last-child{border-right:0}
.award-org{display:block;font-size:.66rem;letter-spacing:.18em;text-transform:uppercase;color:rgba(233,224,210,.5);margin-bottom:6px}
.award-what{display:block;font-family:var(--font-display);font-size:.98rem;color:var(--sand)}

/* ---------- agents ---------- */
.agents{background:var(--sand-3)}
.agents-head{max-width:820px;margin-bottom:clamp(32px,4.4vw,56px)}
.agent-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,2.8vw,36px)}
.agent{border:1px solid var(--line);background:var(--white);transition:box-shadow .45s var(--ease),transform .45s var(--ease)}
.agent:hover{box-shadow:var(--shadow);transform:translateY(-4px)}
.agent img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center 22%}
.agent--low img{object-position:center 62%}
.agent-body{padding:clamp(20px,2.4vw,28px)}
.agent-body h3{font-size:1.22rem;margin-bottom:6px}
.agent-role{margin:0 0 10px;font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;color:var(--brass);font-weight:600}
.agent-since{margin:0 0 16px;font-size:.9rem;color:var(--muted)}
.agent-contact{margin:0;font-size:.94rem;padding-top:14px;border-top:1px solid var(--line)}
.agent-contact a{color:var(--navy);border-bottom:1px solid var(--line-strong)}
.agent-contact a:hover{color:var(--brass);border-color:var(--brass)}

/* ---------- valuation ---------- */
.valuation{background:var(--navy);color:var(--sand);padding:0 0 clamp(72px,9vw,130px)}
.valu-media img{width:100%;height:clamp(200px,26vw,340px);object-fit:cover;border-bottom:2px solid var(--brass)}
.valu-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,5vw,76px);align-items:start;padding-top:clamp(48px,6vw,84px)}
.valu-copy .label{color:var(--brass-lt)}
.valu-copy .h2{margin-bottom:22px}
.valu-copy .lede{color:rgba(233,224,210,.78)}
.valu-details{
  display:grid;grid-template-columns:1fr 1fr;gap:26px 32px;margin:34px 0 0;
  border-top:1px solid var(--line-dk);padding-top:28px;
}
.valu-details dt{font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-lt);margin-bottom:7px}
.valu-details dd{margin:0;font-size:.96rem;color:rgba(233,224,210,.86);line-height:1.62}
.valu-details a{border-bottom:1px solid var(--line-dk-2)}
.valu-details a:hover{color:var(--brass-lt);border-color:var(--brass-lt)}

.valu-form{
  background:rgba(255,255,255,.04);border:1px solid var(--line-dk-2);
  padding:clamp(24px,3.2vw,40px);
}
.field{margin-bottom:18px}
.field-row{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.field label{
  display:block;font-size:.68rem;letter-spacing:.18em;text-transform:uppercase;
  color:rgba(233,224,210,.6);margin-bottom:8px;font-weight:600;
}
.field .opt{text-transform:none;letter-spacing:.02em;font-size:.78rem;color:rgba(233,224,210,.42)}
.field input,.field select,.field textarea{
  width:100%;background:rgba(255,255,255,.05);border:1px solid var(--line-dk-2);
  border-radius:var(--r);padding:13px 14px;color:var(--sand);font-size:.96rem;
  transition:border-color .3s var(--ease),background .3s var(--ease);
}
.field textarea{resize:vertical;min-height:92px}
.field input::placeholder,.field textarea::placeholder{color:rgba(233,224,210,.34)}
.field input:hover,.field select:hover,.field textarea:hover{border-color:rgba(233,224,210,.45)}
.field input:focus,.field select:focus,.field textarea:focus{
  background:rgba(255,255,255,.09);border-color:var(--brass);outline:none;
}
.field input:user-invalid,.field select:user-invalid{border-color:#E08A7E}
.field select{
  appearance:none;cursor:pointer;
  background-image:linear-gradient(45deg,transparent 50%,rgba(233,224,210,.6) 50%),linear-gradient(135deg,rgba(233,224,210,.6) 50%,transparent 50%);
  background-position:calc(100% - 20px) 21px,calc(100% - 15px) 21px;
  background-size:5px 5px,5px 5px;background-repeat:no-repeat;
}
.field select option{background:var(--navy);color:var(--sand)}
.form-msg{margin:16px 0 0;font-size:.92rem;min-height:1.3em;color:#9ED8B0}
.form-msg.is-error{color:#F0A793}
.form-fine{margin:12px 0 0;font-size:.76rem;color:rgba(233,224,210,.48);line-height:1.6}

/* ---------- footer ---------- */
.site-footer{background:#08141F;color:var(--sand);padding:clamp(54px,7vw,92px) 0 32px}
.footer-grid{display:grid;grid-template-columns:1.6fr 1fr 1fr 1fr;gap:clamp(26px,4vw,52px)}
.footer-brand .brand-word{font-family:var(--font-display);font-size:1.72rem;display:block;margin-bottom:14px}
.footer-brand p{color:rgba(233,224,210,.6);font-size:.92rem;max-width:36ch}
.site-footer h3{
  font-family:var(--font-body);font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;
  color:rgba(233,224,210,.5);font-weight:600;margin:0 0 16px;
}
.site-footer ul li{margin-bottom:9px}
.site-footer a{color:rgba(233,224,210,.86);font-size:.94rem;transition:color .25s var(--ease)}
.site-footer a:hover{color:var(--brass-lt)}
.site-footer address,.site-footer p{color:rgba(233,224,210,.7);font-size:.94rem;line-height:1.72}
.footer-base{
  display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;
  margin-top:clamp(38px,5vw,62px);padding-top:22px;border-top:1px solid var(--line-dk);
}
.footer-base p{margin:0;font-size:.82rem;color:rgba(233,224,210,.5)}

/* ---------- reveal: pure CSS scroll-linked, JS-free ----------
   Content is visible by default. The animation only exists where
   view() timelines are supported AND the user allows motion. */
@keyframes hearth-rise{
  from{opacity:0;transform:translateY(26px)}
  to{opacity:1;transform:none}
}
@media (prefers-reduced-motion:no-preference){
  @supports (animation-timeline:view()){
    .reveal{
      animation:hearth-rise linear both;
      animation-timeline:view();
      animation-range:entry 2% entry 62%;
    }
    .listing.reveal{animation-range:entry 2% cover 28%}
  }
}

/* ---------- responsive ---------- */
@media (max-width:1080px){
  .hero-inner{grid-template-columns:1fr;gap:34px}
  .hero-media-frame{order:-1}
  .searchbar{grid-template-columns:1fr 1fr auto;gap:0}
  .search-field:nth-child(1),.search-field:nth-child(2){border-bottom:1px solid var(--line)}
  .search-field:nth-child(2){border-right:0}
  .search-field:nth-child(4){border-right:1px solid var(--line)}
  .search-go{grid-column:1/-1;padding:16px 20px}
  .intro-grid{grid-template-columns:1fr;gap:38px}
  .intro-figure{position:static}
  .intro-figure img{aspect-ratio:16/9;border-left:0;border-top:3px solid var(--brass)}
  .areas-grid{grid-template-columns:1fr}
  .calc-grid,.valu-grid{grid-template-columns:1fr;gap:44px}
  .quotes{grid-template-columns:1fr;gap:30px}
  .awards{grid-template-columns:1fr 1fr;gap:22px 0}
  .awards li:nth-child(2){border-right:0}
  .agent-grid{grid-template-columns:1fr 1fr}
  .footer-grid{grid-template-columns:1fr 1fr}
  .listing{grid-template-columns:1fr}
  .listing--flip .listing-media{order:0}
  .listing-media img{min-height:0;aspect-ratio:16/10}
}
@media (max-width:900px){
  .site-nav,.tel{display:none}
  .nav-toggle{display:block}
  .header-actions{gap:12px}
  .hero-facts{grid-template-columns:1fr 1fr;gap:22px 0}
  .hero-facts div:nth-child(2){border-right:0}
}
@media (max-width:560px){
  /* keep the header to two items on small phones so nothing clips */
  .site-header .btn-sm{display:none}
  .header-inner{gap:14px}
}
@media (max-width:640px){
  body{font-size:16px}
  .searchbar{grid-template-columns:1fr}
  .search-field{border-right:0!important;border-bottom:1px solid var(--line)}
  .search-field:nth-child(4){border-right:0!important}
  .search-field:nth-child(4){border-bottom:0}
  .hero-facts{grid-template-columns:1fr}
  .hero-facts div{border-right:0;padding-bottom:14px;border-bottom:1px solid var(--line-dk)}
  .hero-facts div:last-child{border-bottom:0;padding-bottom:0}
  .list-note{text-align:left}
  .guides,.calc-row,.calc-notes,.field-row,.valu-details,.calc-figures{grid-template-columns:1fr}
  .agent-grid,.awards,.footer-grid{grid-template-columns:1fr}
  .awards li{border-right:0;padding:0 0 16px;border-bottom:1px solid var(--line-dk)}
  .awards li:last-child{border-bottom:0;padding-bottom:0}
  .specs li{font-size:.78rem;padding:6px 10px}
}

@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.001ms!important;animation-iteration-count:1!important;transition-duration:.001ms!important}
  html{scroll-behavior:auto}
}