/* =============================================================
   BRENCHLEY'S ESTATE AGENTS — PREMIUM DESIGN SYSTEM
   Wimbledon · SW19 · South West London
   Version: redesign-40 (supersedes legacy styles.css)
   Sections: 1 tokens · 2 fonts · 3 base · 4 type · 5 buttons
   6 glass · 7 chrome (topbar/header/nav) · 8 announcement bands
   9 heroes · 10 layout/sections · 11 cards & services
   12 lists & proof · 13 portals/marketing · 14 property UI
   15 forms & calculators · 16 articles · 17 modals & floaters
   18 cookie UI · 19 footer · 20 motion & responsive & a11y
   ============================================================= */

/* ---------- 1. DESIGN TOKENS ---------- */
:root {
  /* Brand palette */
  --navy-900: #101B2A;        /* Midnight Navy */
  --navy-800: #172638;        /* Deep Navy */
  --navy-700: #1f3149;
  --ivory: #F6F2EA;           /* Warm Ivory */
  --gold: #D4BB91;            /* Champagne Gold */
  --gold-deep: #7D6437;          /* accessible champagne for small TEXT on light surfaces */
  --gold-champ: #D4BB91;
  --gold-soft: rgba(212, 187, 145, .35);
  --white: #FFFFFF;
  --mist: #E7E9E9;            /* Soft Mist */
  --text-1: #202833;          /* Primary Text */
  --text-2: #566270;          /* Secondary Text (AA on ivory/white) */

  --bg-page: var(--ivory);
  --bg-band: var(--white);
  --bg-muted: var(--mist);
  --ink: var(--text-1);
  --ink-soft: var(--text-2);
  --hairline: rgba(32, 40, 51, .14);
  --hairline-gold: var(--gold-soft);
  --on-dark: #F2EFE8;
  --on-dark-soft: rgba(242, 239, 232, .72);

  /* Glass recipes */
  --glass-dark-bg: rgba(16, 27, 42, .72);
  --glass-dark-bg-top: rgba(16, 27, 42, .45);
  --glass-dark-bg-scroll: rgba(16, 27, 42, .88);
  --glass-dark-border: rgba(255, 255, 255, .16);
  --glass-filter: blur(18px) saturate(145%);
  --glass-light-bg: rgba(255, 255, 255, .66);
  --glass-light-border: rgba(255, 255, 255, .8);

  /* Shadows & radii — restrained, architectural */
  --shadow-sm: 0 1px 2px rgba(16, 27, 42, .06), 0 2px 10px rgba(16, 27, 42, .05);
  --shadow-md: 0 2px 6px rgba(16, 27, 42, .07), 0 14px 34px rgba(16, 27, 42, .10);
  --shadow-lg: 0 6px 18px rgba(16, 27, 42, .10), 0 30px 70px rgba(16, 27, 42, .16);
  --r-xs: 3px;
  --r-sm: 4px;
  --r-md: 8px;
  --r-lg: 12px;

  --font-serif: "DM Serif Display", Georgia, "Times New Roman", serif;
  --font-sans: "Inter", "Helvetica Neue", Arial, sans-serif;

  --container: 1200px;
  --container-wide: 1340px;
  --gutter: clamp(1.15rem, 4vw, 2.5rem);
  --section-pad: clamp(3.4rem, 8vw, 6.5rem);
  --header-h: 82px;

  --ease-luxe: cubic-bezier(.22, .61, .21, 1);
}

/* ---------- 2. SELF-HOSTED FONTS (no third-party requests) ---------- */
@font-face {
  font-family: "Inter";
  font-style: normal;
  font-weight: 400 700;
  font-display: swap;
  src: url("../fonts/inter-latin.woff2") format("woff2");
  unicode-range: U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD;
}
@font-face {
  font-family: "Inter";
  font-style: normal;
  font-weight: 400 700;
  font-display: swap;
  src: url("../fonts/inter-latin-ext.woff2") format("woff2");
  unicode-range: U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C4, U+2113, U+2C60-2C7F, U+A720-A7FF;
}
@font-face {
  font-family: "DM Serif Display";
  font-style: normal;
  font-weight: 400;
  font-display: swap;
  src: url("../fonts/dm-serif-display-latin.woff2") format("woff2");
  unicode-range: U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+2000-206F, U+20AC, U+2122, U+2212;
}
@font-face {
  font-family: "DM Serif Display";
  font-style: normal;
  font-weight: 400;
  font-display: swap;
  src: url("../fonts/dm-serif-display-latin-ext.woff2") format("woff2");
  unicode-range: U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C4, U+2113, U+2C60-2C7F, U+A720-A7FF;
}
@font-face {
  font-family: "DM Serif Display";
  font-style: italic;
  font-weight: 400;
  font-display: swap;
  src: url("../fonts/dm-serif-display-italic-latin.woff2") format("woff2");
  unicode-range: U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+2000-206F, U+20AC, U+2122, U+2212;
}

/* ---------- 3. BASE ---------- */
*, *::before, *::after { box-sizing: border-box; }

html {
  scroll-behavior: smooth;
  -webkit-text-size-adjust: 100%;
}

body {
  margin: 0;
  background: var(--bg-page);
  color: var(--ink);
  font-family: var(--font-sans);
  font-size: clamp(15.5px, 0.5vw + 14px, 17px);
  line-height: 1.72;
  font-feature-settings: "kern" 1, "liga" 1, "calt" 1;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}

/* Fixed chrome offset: heroes manage their own top spacing via
   --header-space so content is never hidden under the header.
   (topbar 38px + 66px header on desktop; topbar joins flow on mobile) */
body { --header-space: calc(38px + var(--header-h)); }

img, video { max-width: 100%; height: auto; }
figure { margin: 0; }

a { color: var(--navy-800); text-decoration-color: var(--gold-soft); text-underline-offset: 3px; }
a:hover { color: var(--navy-900); text-decoration-color: var(--gold); }

p, ul, ol { margin: 0 0 1.1rem; }
ul[class] { padding: 0; list-style: none; }

hr { border: 0; border-top: 1px solid var(--hairline); margin: 1.6rem auto; }
hr.dash, .dash::before, span.dash { color: var(--gold-deep); }

table { border-collapse: collapse; width: 100%; }

::selection { background: rgba(32, 40, 51, .88); color: var(--ivory); }

:focus-visible {
  outline: 2px solid var(--gold);
  outline-offset: 3px;
  border-radius: 2px;
}
.in-page-dark :focus-visible { outline-color: var(--gold); }

/* Visible focus fallback for forced colors */
@media (forced-colors: active) {
  :focus-visible { outline: 3px solid CanvasText; }
}

.skip-link {
  position: absolute;
  left: 1rem;
  top: -60px;
  z-index: 100;
  padding: .62rem 1.15rem;
  background: rgba(16, 27, 42, .97);
  color: var(--gold);
  border: 1px solid var(--gold-soft);
  font-weight: 600;
  font-size: .78rem;
  letter-spacing: .08em;
  text-decoration: none;
  border-radius: 999px;
  box-shadow: 0 6px 18px rgba(0, 0, 0, .25);
  transition: top .18s var(--ease-luxe);
}
.skip-link:focus { top: .55rem; }

.nowrap { white-space: nowrap; }
.small { font-size: .8rem; line-height: 1.55; color: var(--ink-soft); }
.section .small a, .small a { color: inherit; }

/* ---------- 4. TYPOGRAPHY ---------- */
h1, h2, h3, h4 {
  font-family: var(--font-serif);
  font-weight: 400;
  color: var(--navy-900);
  line-height: 1.08;
  letter-spacing: -.005em;
  margin: 0 0 .85em;
  text-wrap: balance;
}
h1 { font-size: clamp(2.5rem, 1.6rem + 4.4vw, 4.6rem); }
h2 { font-size: clamp(1.85rem, 1.35rem + 2.4vw, 2.9rem); }
h3 { font-size: clamp(1.28rem, 1.1rem + .8vw, 1.62rem); line-height: 1.18; }
h4 { font-size: clamp(1.06rem, 1rem + .3vw, 1.2rem); }

.kicker, .eyebrow, .booking-appointment-kicker {
  display: block;
  font-family: var(--font-sans);
  font-size: .72rem;
  font-weight: 600;
  letter-spacing: .34em;
  text-transform: uppercase;
  color: var(--gold-deep);
  margin: 0 0 1.15rem;
}
.kicker { display: block; }

.lead, .hero-lead, .section-intro, .page-intro p {
  font-size: clamp(1.02rem, .95rem + .45vw, 1.22rem);
  line-height: 1.75;
  color: var(--text-2);
  max-width: 62ch;
}

strong { font-weight: 600; }

.text-link {
  display: inline-block;
  font-weight: 600;
  font-size: .92rem;
  letter-spacing: .02em;
  color: var(--navy-800);
  text-decoration: none;
  border-bottom: 1px solid var(--gold);
  padding-bottom: 2px;
  transition: color .18s, border-color .18s;
}
.text-link:hover { color: var(--gold-deep); border-color: var(--gold-deep); }
.text-link::after { content: " →"; color: var(--gold-deep); }

/* ---------- 5. BUTTONS ---------- */
.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: .5em;
  padding: .95rem 1.9rem;
  border: 1px solid transparent;
  border-radius: var(--r-xs);
  background: var(--navy-900);
  color: var(--white) !important;
  font-family: var(--font-sans);
  font-size: .8rem;
  font-weight: 600;
  letter-spacing: .14em;
  text-transform: uppercase;
  text-decoration: none;
  cursor: pointer;
  position: relative;
  overflow: hidden;
  transition: background .22s var(--ease-luxe), color .22s, border-color .22s, transform .22s var(--ease-luxe), box-shadow .22s;
}
.button:hover {
  background: var(--navy-800);
  transform: translateY(-1px);
  box-shadow: 0 10px 26px rgba(16, 27, 42, .22);
}
.button:active { transform: translateY(0); }
.button[disabled] { opacity: .55; cursor: progress; transform: none; }

/* Signature champagne primary — used on dark heroes/CTAs via markup order */
.hero-actions .button:not(.button-ghost),
.cta-actions .button:not(.button-ghost),
button.button-primary {
  background: var(--gold);
  color: var(--navy-900) !important;
}
.hero-actions .button:not(.button-ghost):hover,
.cta-actions .button:not(.button-ghost):hover,
button.button-primary:hover { background: #e2ccA6; }

.button-ghost {
  background: transparent;
  color: var(--navy-900) !important;
  border-color: rgba(16, 27, 42, .4);
}
.button-ghost:hover { background: rgba(16, 27, 42, .06); box-shadow: none; }

/* Explicit bright ghosts on dark surfaces */
.hero .button-ghost:not(.dark),
.hero-sub .button-ghost:not(.dark),
.page-hero .button-ghost,
.dark-zone .button-ghost,
.cta-panel .button-ghost,
.site-footer .button-ghost,
.booking-appointment-card .button-ghost,
.instant-valuation-dialog .button-ghost,
.matterport-shell .button-ghost {
  color: var(--on-dark) !important;
  border-color: rgba(246, 242, 234, .45);
}
.hero .button-ghost:not(.dark):hover,
.page-hero .button-ghost:hover,
.cta-panel .button-ghost:hover { background: rgba(246, 242, 234, .1); }
/* .dark ghost: ink text — designed for ivory/white sections */
.button-ghost.dark { color: var(--navy-900) !important; border-color: rgba(16, 27, 42, .45); }
.button-ghost.dark:hover { background: rgba(16, 27, 42, .06); }
/* ...except within genuinely dark component zones */
.booking-appointment-actions .button-ghost.dark,
.booking-secondary-actions .button-ghost.dark,
.instant-valuation-options .button-ghost.dark,
.cookie-banner .button-ghost.dark,
.cookie-modal .button-ghost.dark,
.cta-panel .button-ghost.dark,
.hero .button-ghost.dark,
.hero-sub .button-ghost.dark,
.page-hero .button-ghost.dark,
.booking-pathway .button-ghost.dark { color: var(--on-dark) !important; border-color: rgba(246, 242, 234, .45); }

.button-small { padding: .68rem 1.25rem; font-size: .7rem; }
.full { grid-column: 1 / -1; }

/* ---------- 6. GLASS SYSTEM ---------- */
.glass {
  background: var(--glass-dark-bg);
  -webkit-backdrop-filter: var(--glass-filter);
  backdrop-filter: var(--glass-filter);
  border: 1px solid var(--glass-dark-border);
}
.glass-light {
  background: var(--glass-light-bg);
  -webkit-backdrop-filter: var(--glass-filter);
  backdrop-filter: var(--glass-filter);
  border: 1px solid var(--glass-light-border);
}
/* Solid, accessible fallbacks where translucency is off/unsupported */
@supports not ((backdrop-filter: blur(2px)) or (-webkit-backdrop-filter: blur(2px))) {
  .glass { background: var(--navy-900); }
  .glass-light { background: rgba(255, 255, 255, .97); }
  .booking-appointment-card { background: rgba(16, 27, 42, .97); }
}
@media (prefers-reduced-transparency: reduce) {
  .glass, .site-header, .glass-search,
  .property-search, .landlord-offer-section .landlord-offer-panel, .booking-appointment-card { backdrop-filter: none; -webkit-backdrop-filter: none; background: var(--navy-900) !important; }
  .hero-search { margin-top: 1.6rem; }
}

/* ---------- 14b. PROPERTY DETAIL (page.html / pd-*) ---------- */
.pd-head .breadcrumbs { margin-bottom: 1.2rem; }
.pd-price {
  font-family: var(--font-serif);
  font-size: clamp(1.7rem, 3vw, 2.3rem);
  color: var(--gold);
  margin: .4rem 0;
}
.pd-price .prop-prefix { display: block; font: 600 .68rem/1.8 var(--font-sans); letter-spacing: .22em; text-transform: uppercase; color: var(--on-dark-soft); }
.pd-specs { display: flex; flex-wrap: wrap; gap: .6rem; margin: 1.2rem 0 .4rem; padding: 0; list-style: none; }
.pd-specs span {
  font-size: .78rem;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--on-dark);
  border: 1px solid rgba(212, 187, 145, .5);
  padding: .45rem .95rem;
  border-radius: 100px;
}
.pd-gallery-wrap { background: var(--white); border-block: 1px solid var(--hairline); padding-block: 1.5rem; }
.pd-gallery { display: grid; grid-template-columns: 2fr 1fr 1fr; grid-auto-rows: 230px; gap: 10px; }
.pd-gallery img { width: 100%; height: 100%; object-fit: cover; border-radius: var(--r-sm); display: block; }
.pd-gallery img:first-child { grid-row: span 2; }
.pd-grid { display: grid; grid-template-columns: 1.55fr .9fr; gap: clamp(2rem, 5vw, 4rem); align-items: start; }
.pd-copy { white-space: pre-line; line-height: 1.85; }
.pd-side { background: var(--white); border: 1px solid var(--hairline); border-top: 3px solid var(--gold); border-radius: var(--r-md); padding: 1.6rem; box-shadow: var(--shadow-sm); }
.pd-facts { display: grid; grid-template-columns: 1fr 1fr; gap: 1px; background: var(--hairline); border: 1px solid var(--hairline); border-radius: var(--r-sm); overflow: hidden; }
.pd-fact { background: var(--white); padding: .95rem 1rem; }
.pd-fact small { display: block; font-size: .64rem; letter-spacing: .16em; text-transform: uppercase; color: var(--gold-deep); margin-bottom: .25rem; }
.pd-fact strong { font-weight: 600; font-size: .95rem; }
.pd-enquiry-note { font-size: .8rem; color: var(--text-2); margin: 1rem 0 .6rem; }
.pd-portals { display: flex; gap: .8rem; flex-wrap: wrap; }
.pd-asset { border: 1px solid var(--hairline); border-radius: var(--r-sm); background: var(--white); }
@media (max-width: 880px) {
  .pd-gallery { grid-template-columns: 1fr 1fr; grid-auto-rows: 190px; }
  .pd-gallery img:first-child { grid-column: 1 / -1; grid-row: auto; min-height: 240px; }
  .pd-grid { grid-template-columns: 1fr; }
  .pd-facts { grid-template-columns: 1fr; }
}

/* == SECTION-PLACEHOLDER: chrome == */

/* ---------- 7. SITE CHROME — ONE FIXED TWO-ROW GLASS HEADER ---------- */
/* ---------- 7. SITE CHROME — GLASS CONTACT BAND + FLOATING CAPSULE NAV ---------- */
:root { --chrome-h: 118px; }
body { --header-space: var(--chrome-h); }

/* The chrome container itself is transparent: row 1 is a slim glass band,
   row 2 is the pill. Both stay fixed; content flows beneath. */
.site-chrome {
  position: fixed;
  inset: 0 0 auto 0;
  z-index: 70;
  background: transparent;
  pointer-events: none;                /* only children are hit-testable */
}
.site-chrome > * { pointer-events: auto; }

/* Row 1 — contact strip in its own subtle glass band, directly above the capsule */
.topbar {
  background: rgba(16, 27, 42, .82);
  -webkit-backdrop-filter: blur(14px) saturate(140%);
  backdrop-filter: blur(14px) saturate(140%);
  border-bottom: 1px solid rgba(255, 255, 255, .08);
  transition: background .3s var(--ease-luxe);
}
.topbar-inner {
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 1rem;
  padding-top: .42rem;
  padding-bottom: .42rem;
  font-size: .72rem;
  letter-spacing: .05em;
  color: var(--on-dark-soft);
}
.topbar nav { display: flex; gap: 1.35rem; flex-wrap: wrap; align-items: center; }
.topbar nav a {
  display: inline-flex;
  align-items: center;
  gap: .4rem;
  color: var(--on-dark-soft);
  text-decoration: none;
  padding: .35rem .1rem;
  min-height: 30px;
  transition: color .18s;
}
.topbar nav a:hover { color: var(--gold); }
.topbar-ico { width: 12px; height: 12px; fill: currentColor; flex: none; }
.topbar-address { overflow: hidden; text-overflow: ellipsis; white-space: nowrap; }

/* Row 2 — the capsule */
.site-header { position: relative; background: transparent; padding-inline: clamp(10px, 1.6vw, 22px); }
.site-header .header-inner {
  width: min(100%, 1352px);
  margin: 9px auto 10px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.2rem;
  min-height: 64px;
  padding-inline: clamp(1.1rem, 1.8vw, 1.7rem);
  border-radius: 999px;
  background: rgba(16, 27, 42, .78);
  -webkit-backdrop-filter: blur(20px) saturate(145%);
  backdrop-filter: blur(20px) saturate(145%);
  border: 1px solid rgba(255, 255, 255, .16);
  box-shadow: 0 8px 28px rgba(0, 0, 0, .16), inset 0 1px 0 rgba(255, 255, 255, .1);
  transition: background .3s var(--ease-luxe), border-color .3s, box-shadow .3s;
}

/* Brand lockup */
.brand { display: inline-flex; align-items: center; gap: .8rem; text-decoration: none; color: var(--white); flex-shrink: 0; }
.brand-mark {
  display: grid;
  place-items: center;
  width: 44px;
  height: 44px;
  border-radius: 50%;
  background: linear-gradient(150deg, #e8d5ae, var(--gold) 55%, #b89a66);
  color: var(--navy-900);
  font-family: var(--font-serif);
  font-size: 1.35rem;
  line-height: 1;
  box-shadow: inset 0 0 0 1px rgba(255, 255, 255, .5), 0 4px 14px rgba(0, 0, 0, .25);
}
.brand strong {
  display: block;
  font-family: var(--font-serif);
  font-weight: 400;
  font-size: 1.42rem;
  letter-spacing: .015em;
  line-height: 1;
  color: var(--white);
}
.brand em {
  display: block;
  font-style: normal;
  font-size: .58rem;
  font-weight: 500;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: var(--gold);
  margin-top: .34rem;
  white-space: nowrap;
}
.brand:hover strong { color: var(--gold); }

/* Primary navigation — single horizontal row on desktop */
.primary-nav { display: flex; align-items: center; gap: clamp(.85rem, 1.05vw, 1.25rem); min-width: 0; }
.nav-link {
  color: var(--on-dark-soft) !important;
  font-size: .6875rem;                                   /* 11px uppercase — scales only via drawer */
  font-weight: 500;
  letter-spacing: .06em;
  text-transform: uppercase;
  text-decoration: none !important;
  padding: .5rem .05rem;
  position: relative;
  white-space: nowrap;
  flex: 0 0 auto;
  transition: color .18s;
}
/* SELL / LET — one visual pair, two independently clickable links */
.nav-pair { display: inline-flex; align-items: center; gap: .55em; flex: 0 0 auto; }
.nav-slash {
  color: rgba(212, 187, 145, .75);
  font-weight: 300;
  font-size: 1.05em;
  line-height: 1;
  transform: translateY(.02em);
  pointer-events: none;                                /* decorative only, links stay independent */
}
.nav-link::after {
  content: "";
  position: absolute;
  left: 0;
  right: 100%;
  bottom: 2px;
  height: 1px;
  background: var(--gold);
  transition: right .25s var(--ease-luxe);
}
.nav-link:hover { color: var(--white) !important; }
.nav-link:hover::after, .nav-link.is-active::after { right: 0; }
.nav-link.is-active { color: var(--gold) !important; }
/* Narrow desktops: secondary items fold into the mobile pattern before cramping */
@media (max-width: 1499px) {
  .nav-optional { display: none; }
  .brand { gap: .55rem; }
  .brand-mark { width: 38px; height: 38px; font-size: 1.18rem; }
  .brand strong { font-size: 1.26rem; }
  .brand em { font-size: .53rem; letter-spacing: .17em; margin-top: .26rem; }
}
/* Wrap is the safety net: with a fixed chrome, overflowing children would clip invisibly */
@media (min-width: 1141px) {
  .primary-nav { flex-wrap: wrap; justify-content: flex-end; row-gap: 2px; }
  .nav-cta { flex: 0 0 auto; }
}
.nav-cta { flex: 0 0 auto; white-space: nowrap; letter-spacing: .1em; padding: .62rem 1.2rem; }
/* Narrow desktop widths: fold the CTA label to a designed two-line pill instead of clipping */
@media (max-width: 1259px) {
  .nav-cta { white-space: normal; text-align: center; line-height: 1.3; padding: .5rem 1.1rem; letter-spacing: .09em; border-radius: 100px; }
}

/* Mobile behaviour: full-screen navy glass drawer below the fixed chrome */
.menu-toggle { display: none; }

@media (max-width: 1140px) {
  :root { --chrome-h: 106px; }
  body { --header-space: var(--chrome-h); }
  .topbar-address { display: none; }
  .topbar-mail { display: none; }
  .topbar-inner { padding-top: .18rem; padding-bottom: .18rem; font-size: .68rem; }
  .topbar nav { gap: .9rem; flex-wrap: nowrap; margin-left: auto; }
  .topbar-inner { justify-content: space-between; }
  .topbar nav a { padding: .4rem 0; min-height: 40px; letter-spacing: .06em; white-space: nowrap; }
  .topbar nav a .topbar-wa-label { display: none; }
  .header-inner { min-height: 56px; }
  .brand-mark { width: 38px; height: 38px; font-size: 1.2rem; }
  .brand strong { font-size: 1.24rem; }
  .brand em { font-size: .54rem; margin-top: .24rem; }
  :root { --chrome-h: 98px; }
  .menu-toggle,
  .site-header .brand { position: relative; z-index: 61; }   /* stay above the open drawer */
  .menu-toggle {
    display: inline-flex;
    align-items: center;
    gap: .6rem;
    background: transparent;
    border: 1px solid rgba(255, 255, 255, .35);
    border-radius: var(--r-xs);
    color: var(--white);
    font: 600 .7rem/1 var(--font-sans);
    letter-spacing: .22em;
    text-transform: uppercase;
    padding: .85rem 1.1rem;
    cursor: pointer;
    min-height: 44px;
    min-width: 44px;
  }
  .menu-toggle-bars, .menu-toggle-bars::before, .menu-toggle-bars::after {
    content: "";
    display: block;
    width: 18px;
    height: 1.5px;
    background: currentColor;
    transition: transform .25s var(--ease-luxe), opacity .2s;
  }
  .menu-toggle-bars { position: relative; }
  .menu-toggle-bars::before { position: absolute; top: -6px; left: 0; }
  .menu-toggle-bars::after { position: absolute; top: 6px; left: 0; }
  body.nav-open .menu-toggle-bars { background: transparent; }
  body.nav-open .menu-toggle-bars::before { transform: translateY(6px) rotate(45deg); }
  body.nav-open .menu-toggle-bars::after { transform: translateY(-6px) rotate(-45deg); }

  .nav-pair { display: contents; }
  .nav-slash { display: none; }
  .nav-cta { white-space: nowrap; line-height: 1; border-radius: var(--r-xs); padding: .68rem 1.25rem; }
  .primary-nav {
    position: fixed;
    inset: 0;
    z-index: 55;
    flex-direction: column;
    justify-content: center;
    align-items: flex-start;
    gap: 0;
    padding: calc(var(--chrome-h) + 1.6rem) var(--gutter) 4rem;
    background: rgba(16, 27, 42, .96);
    overflow-y: auto;
    opacity: 0;
    visibility: hidden;
    pointer-events: none;
    transition: opacity .32s var(--ease-luxe), visibility .32s;
  }
  body.nav-open .primary-nav { opacity: 1; visibility: visible; pointer-events: auto;
    -webkit-backdrop-filter: var(--glass-filter); backdrop-filter: var(--glass-filter); }
  .nav-link {
    font-family: var(--font-serif);
    text-transform: none;
    letter-spacing: .01em;
    font-size: 1.65rem;
    color: var(--on-dark) !important;
    padding: .5rem 0;
    display: block;
    transform: translateY(10px);
    opacity: 0;
    transition: transform .4s var(--ease-luxe), opacity .4s;
  }
  .nav-link::after { display: none; }
  body.nav-open .nav-link { transform: none; opacity: 1; }
  .nav-optional { display: block !important; }
  body.nav-open .nav-link:nth-child(1) { transition-delay: .06s; }
  body.nav-open .nav-link:nth-child(2) { transition-delay: .1s; }
  body.nav-open .nav-link:nth-child(3) { transition-delay: .14s; }
  body.nav-open .nav-link:nth-child(4) { transition-delay: .18s; }
  body.nav-open .nav-link:nth-child(5) { transition-delay: .22s; }
  body.nav-open .nav-link:nth-child(6) { transition-delay: .26s; }
  body.nav-open .nav-link:nth-child(7) { transition-delay: .3s; }
  body.nav-open .nav-link:nth-child(8) { transition-delay: .34s; }
  body.nav-open .nav-link:nth-child(9) { transition-delay: .38s; }
  body.nav-open .nav-link:nth-child(10) { transition-delay: .42s; }
  body.nav-open .nav-link:nth-child(11) { transition-delay: .46s; }
  .nav-link.is-active { color: var(--gold) !important; }
  .nav-cta { margin-top: 1.6rem; opacity: 0; transition: opacity .3s .5s; }
  body.nav-open .nav-cta { opacity: 1; }
  body.nav-open { overflow: hidden; }
}

/* ---------- 8. ANNOUNCEMENT BANDS ---------- */
.landlord-offer-banner {
  position: relative;
  z-index: 40;
  background: linear-gradient(100deg, var(--navy-800), var(--navy-900));
  border-bottom: 1px solid rgba(212, 187, 145, .35);
  color: var(--on-dark);
}
.landlord-offer-banner-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 1.2rem;
  flex-wrap: wrap;
  padding: .8rem 0;
}
.landlord-offer-copy { display: flex; align-items: center; gap: 1rem; flex-wrap: wrap; font-size: .92rem; }
.landlord-offer-copy strong { color: var(--white); }
.landlord-offer-badge {
  font-size: .62rem;
  font-weight: 700;
  letter-spacing: .22em;
  color: var(--navy-900);
  background: var(--gold);
  padding: .3rem .6rem;
  border-radius: var(--r-xs);
}
.landlord-offer-actions { display: flex; align-items: center; gap: 1.1rem; }
.landlord-offer-button { background: var(--gold) !important; color: var(--navy-900) !important; }
.landlord-offer-button:hover { background: #e2cca6 !important; }
.landlord-offer-link { color: var(--gold); font-size: .82rem; letter-spacing: .06em; }

.launch-strip {
  position: relative;
  z-index: 35;
  background: var(--ivory);
  color: var(--text-2);
  border-bottom: 1px solid var(--hairline);
}
.launch-strip-inner {
  display: flex;
  gap: 1.2rem;
  align-items: baseline;
  justify-content: center;
  flex-wrap: wrap;
  padding: .55rem 0;
  font-size: .82rem;
  letter-spacing: .06em;
}
.launch-strip a { font-weight: 600; color: var(--navy-800); }

/* ---------- 9. HEROES ---------- */
/* Inboard editorial hero (converted from legacy .hero.hero-sub) */
.page-hero,
.hero.hero-sub {
  position: relative;
  z-index: 30;
  background:
    radial-gradient(900px 420px at 82% -10%, rgba(212, 187, 145, .16), transparent 60%),
    radial-gradient(700px 380px at 8% 110%, rgba(212, 187, 145, .08), transparent 55%),
    linear-gradient(160deg, var(--navy-800), var(--navy-900) 62%);
  color: var(--on-dark);
  padding-top: calc(var(--header-space) + clamp(3rem, 7vw, 5.4rem));
  padding-bottom: clamp(3rem, 7vw, 5.4rem);
  border-bottom: 1px solid rgba(212, 187, 145, .3);
  overflow: hidden;
}
.page-hero::before {
  /* architectural hairline grid */
  content: "";
  position: absolute;
  inset: 0;
  background-image: linear-gradient(90deg, rgba(255, 255, 255, .018) 1px, transparent 1px);
  background-size: 25% 100%;
  pointer-events: none;
}
.page-hero > .container { position: relative; }
.page-hero .hero-grid { display: grid; grid-template-columns: 1.05fr .95fr; gap: clamp(2rem, 5vw, 4.5rem); align-items: center; }
.page-hero .hero-grid > .breadcrumbs { grid-column: 1 / -1; }
.page-hero h1, .hero-sub h1 { color: var(--white); }
.page-hero .kicker { color: var(--gold); }
.page-hero .lead { color: var(--on-dark-soft); }
.page-hero .hero-actions { margin-top: 1.9rem; }
.page-hero .article-meta { color: var(--on-dark-soft); }

/* Breadcrumbs strip */
.breadcrumbs {
  display: flex;
  flex-wrap: wrap;
  gap: .45rem;
  align-items: center;
  font-size: .72rem;
  letter-spacing: .14em;
  text-transform: uppercase;
  margin: 0 0 1.9rem;
  color: rgba(246, 242, 234, .6);
}
.breadcrumbs a { color: var(--gold); text-decoration: none; }
.breadcrumbs a:hover { color: var(--white); text-decoration: underline; }
.breadcrumbs [aria-current] { color: rgba(246, 242, 234, .85); }
.breadcrumbs li { display: inline-flex; gap: .45rem; align-items: center; }
.breadcrumbs li:not(:first-child)::before { content: "/"; color: rgba(212, 187, 145, .5); }
.breadcrumbs ol { display: flex; flex-wrap: wrap; gap: .45rem; margin: 0; padding: 0; list-style: none; }

/* Home cinematic hero */
.home-hero {
  position: relative;
  z-index: 30;
  margin-top: 0;
  min-height: min(92svh, 940px);
  display: flex;
  flex-direction: column;
  justify-content: center;
  isolation: isolate;
  color: var(--white);
  overflow: clip;
}
.home-hero-media { position: absolute; inset: 0; z-index: -2; background: var(--navy-900); }
.home-hero-media video,
.home-hero-media img.home-hero-poster {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 58%;   /* preserves the intended aerial focal point */
  display: block;
}
.home-hero-media img.home-hero-poster { z-index: -1; }        /* poster shows until the video paints (no CLS, no flash) */
.home-hero-media video { animation: heroFadeIn .9s ease both; }
@keyframes heroFadeIn { from { opacity: 0; } to { opacity: 1; } }
.home-hero-media video.is-hidden { display: none; }           /* reduced motion / playback failure -> still poster */

.home-hero::after {
  content: "";
  position: absolute;
  inset: 0;
  z-index: -1;
  /* One cinematic scrim only: navy atmosphere over the type column,
     the aerial video stays bright and legible through the right two thirds. */
  background:
    linear-gradient(90deg, rgba(16, 27, 42, .78) 0%, rgba(16, 27, 42, .55) 32%, rgba(16, 27, 42, .34) 56%, rgba(16, 27, 42, .15) 100%),
    linear-gradient(rgba(16, 27, 42, .12), transparent 26%, rgba(16, 27, 42, .3) 88%, rgba(16, 27, 42, .44));
}
.home-hero-inner {
  width: 100%;
  padding-block: calc(var(--header-space) + 3.4rem) 3.2rem;
  max-width: 820px;
}
.home-hero .kicker { color: var(--gold); }
.home-hero h1 {
  color: var(--white);
  font-size: clamp(2.65rem, 1.7rem + 4.7vw, 4.7rem);   /* ~12% below previous (max 5.4rem) */
  line-height: 1.02;
  letter-spacing: -.018em;
  max-width: 17ch;
}

.home-hero h1 em { font-style: italic; color: var(--gold); }
.home-hero .lead {
  color: rgba(246, 242, 234, .92);
  max-width: 56ch;
}
/* Keeps type readable over the brighter video without darkening it again */
.home-hero h1, .home-hero .lead, .home-hero .kicker, .hero-search {
  text-shadow: 0 1px 22px rgba(10, 17, 27, .5), 0 1px 3px rgba(10, 17, 27, .35);
}
.hero-actions { display: flex; flex-wrap: wrap; gap: .9rem; margin-top: 2rem; }
.hero-actions .button { min-height: 48px; }

.home-hero-scroll {
  position: absolute;
  bottom: 1.6rem;
  left: 50%;
  transform: translateX(-50%);
  font-size: .62rem;
  letter-spacing: .3em;
  text-transform: uppercase;
  color: rgba(246, 242, 234, .65);
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: .6rem;
}
.home-hero-scroll::after {
  content: "";
  width: 1px;
  height: 44px;
  background: linear-gradient(var(--gold), transparent);
}

/* Legacy homepage hero grid (kept for inner variants) */
.hero { padding-block: clamp(3rem, 7vw, 5rem); }
.hero-grid { display: grid; grid-template-columns: 1.05fr .95fr; gap: clamp(2rem, 5vw, 4.5rem); align-items: center; }
.hero-card { position: relative; }
.hero-card img, .hero-video-wrap { border-radius: var(--r-sm); box-shadow: var(--shadow-lg); }
.hero-video-wrap { overflow: hidden; border: 1px solid rgba(255, 255, 255, .18); }
.hero-card figcaption { font-size: .78rem; color: var(--text-2); margin-top: .8rem; }
.hero-sub .hero-card figcaption { color: var(--on-dark-soft); }
.hero-compact, .booking-inline { }

/* ---------- 10. LAYOUT & SECTIONS ---------- */
.container {
  width: min(100% - 2 * var(--gutter), var(--container));
  margin-inline: auto;
}
.section { padding-block: var(--section-pad); position: relative; }
.section > .container > :first-child { margin-top: 0; }
.section-muted, .section-soft { background: var(--white); }
.section-soft { background: linear-gradient(rgba(255, 255, 255, .65), rgba(255, 255, 255, .65)); }
.section-muted { border-block: 1px solid var(--hairline); }
.section-heading { margin-bottom: 1rem; }
.section-intro { margin-bottom: 2rem; }
.section h2 + .card-grid { margin-top: 2.4rem; }

.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem, 5vw, 4.4rem); align-items: center; }
.split figure, .split > img, .split .split-content img {
  border-radius: var(--r-sm);
  box-shadow: var(--shadow-lg);
  border: 1px solid var(--hairline-gold);
  outline: 1px solid rgba(246, 242, 234, .6);
  outline-offset: -9px;
}
.split img { display: block; width: 100%; }
.split-grid { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem, 4vw, 3.6rem); align-items: start; }
.split-content { }
.landlord-intro-grid { display: grid; grid-template-columns: 1.15fr .85fr; gap: clamp(2rem, 4vw, 3.5rem); align-items: center; }

/* ---------- 11. CARDS & SERVICES ---------- */
.card-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(270px, 1fr)); gap: 1.4rem; }
.card {
  background: var(--white);
  border: 1px solid var(--hairline);
  border-radius: var(--r-md);
  padding: clamp(1.5rem, 2.6vw, 2.1rem);
  position: relative;
  transition: transform .28s var(--ease-luxe), box-shadow .28s, border-color .28s;
}
.card::before {
  content: "";
  position: absolute;
  inset: 0 0 auto 0;
  height: 2px;
  background: linear-gradient(90deg, var(--gold), transparent 70%);
  opacity: 0;
  transition: opacity .28s;
  border-radius: var(--r-md) var(--r-md) 0 0;
}
.card:hover { transform: translateY(-4px); box-shadow: var(--shadow-md); border-color: rgba(212, 187, 145, .5); }
.card:hover::before { opacity: 1; }
.card h3 { margin-bottom: .55rem; }
.card p { color: var(--text-2); font-size: .95rem; }
.card .button { margin-top: 1.1rem; }
.route-card .kicker { margin-bottom: .8rem; }

.card-grid-3 { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.4rem; }

.feature { padding-left: 1.6rem; position: relative; }
.feature::before { content: "—"; position: absolute; left: 0; color: var(--gold-deep); }

.advice p, .advice li { font-size: .95rem; }
.panel, .contact-panel, .question-panel, .legal-card, .article-box {
  background: var(--white);
  border: 1px solid var(--hairline);
  border-radius: var(--r-md);
  padding: clamp(1.4rem, 2.5vw, 2rem);
}
.article-box { margin-top: 1.4rem; }
.legal-content h2 { font-size: 1.5rem; }
.legal-note, .fees-note, .fees-disclaimer, .fee-calc-disclaimer {
  font-size: .85rem;
  color: var(--text-2);
  border-left: 2px solid var(--gold);
  padding: .6rem 0 .6rem 1rem;
  background: rgba(212, 187, 145, .08);
}
.recommended-card, .best { box-shadow: 0 0 0 2px var(--gold) inset; }
.recommended-card .package-badge, .package-badge {
  display: inline-block;
  background: var(--navy-900);
  color: var(--gold);
  font-size: .64rem;
  font-weight: 700;
  letter-spacing: .2em;
  text-transform: uppercase;
  padding: .32rem .7rem;
  border-radius: var(--r-xs);
  margin-bottom: .9rem;
}
.launch-pack, .feature-panel { }

/* Dark CTA panels */
.cta-panel {
  background:
    radial-gradient(700px 300px at 85% 0%, rgba(212, 187, 145, .18), transparent 60%),
    linear-gradient(155deg, var(--navy-800), var(--navy-900));
  color: var(--on-dark);
  border: 1px solid rgba(212, 187, 145, .35);
  border-radius: var(--r-lg);
  padding: clamp(2.2rem, 5vw, 3.6rem);
  position: relative;
  overflow: hidden;
  isolation: isolate;
}
.cta-panel h2, .cta-panel h3 { color: var(--white); }
.cta-panel p { color: var(--on-dark-soft); max-width: 58ch; }
.cta-panel .button:not(.button-ghost) { background: var(--gold); color: var(--navy-900) !important; }
.cta-panel .button-ghost { border-color: rgba(246, 242, 234, .5); color: var(--on-dark) !important; }
.cta-panel .kicker { color: var(--gold); }

/* Valuation booking card (glass, used on home + 35 inner pages) */
.booking-appointment-cta { }
.booking-appointment-card {
  display: grid;
  grid-template-columns: 1.25fr .75fr;
  gap: clamp(1.6rem, 4vw, 3.4rem);
  padding: clamp(1.8rem, 4.4vw, 3.2rem);
  border-radius: var(--r-lg);
  background: var(--glass-dark-bg);
  -webkit-backdrop-filter: var(--glass-filter);
  backdrop-filter: var(--glass-filter);
  border: 1px solid var(--glass-dark-border);
  box-shadow: inset 0 1px 0 rgba(255, 255, 255, .12), var(--shadow-lg);
  color: var(--on-dark);
  position: relative;
  overflow: hidden;
}
.booking-appointment-card::before {
  content: "";
  position: absolute;
  inset: auto -20% -60% 55%;
  height: 70%;
  background: radial-gradient(50% 50% at 50% 50%, rgba(212, 187, 145, .2), transparent 70%);
  pointer-events: none;
}
.booking-appointment-card h2, .booking-appointment-card h3 { color: var(--white); }
.booking-appointment-kicker { color: var(--gold); }
.booking-appointment-copy { color: var(--on-dark-soft); max-width: 56ch; }
.booking-appointment-actions { display: flex; flex-wrap: wrap; gap: .8rem; margin: 1.4rem 0 .6rem; }
.booking-appointment-actions .button { background: var(--gold); color: var(--navy-900) !important; }
.booking-appointment-actions .button-ghost,
.booking-appointment-actions .button.button-ghost.dark { background: transparent; color: var(--on-dark) !important; border-color: rgba(246, 242, 234, .45); }
.booking-appointment-note { font-size: .78rem; color: rgba(246, 242, 234, .55); }
.booking-appointment-list { border-left: 1px solid rgba(212, 187, 145, .4); padding-left: 1.3rem; }
.booking-appointment-list li {
  margin-bottom: .85rem;
  font-size: .88rem;
  color: var(--on-dark-soft);
  position: relative;
  padding-left: 1.35rem;
  counter-increment: bal;
}
.booking-appointment-list { counter-reset: bal; list-style: none; }
.booking-appointment-list li::before {
  content: counter(bal, decimal-leading-zero);
  position: absolute;
  left: -1.9rem;
  top: .1rem;
  font-size: .68rem;
  color: var(--gold);
  font-weight: 600;
  letter-spacing: .06em;
}

/* Booking pathways (valuation page) */
.booking-pathways { display: grid; grid-template-columns: repeat(2, 1fr); gap: 1.4rem; }
.booking-pathway { }
.booking-pathway-label { font-size: .7rem; letter-spacing: .24em; text-transform: uppercase; color: var(--gold-deep); font-weight: 600; }
.booking-pathway-copy { color: var(--text-2); }
.booking-primary-action .button { width: 100%; }
.booking-secondary-actions { display: flex; gap: .8rem; flex-wrap: wrap; }
.booking-text-action { }
.booking-reassurance, .booking-next-panel {
  border: 1px dashed var(--gold);
  border-radius: var(--r-md);
  padding: 1.4rem 1.6rem;
  background: rgba(212, 187, 145, .08);
}

/* ---------- 12. LISTS, PROOF & TRUST ---------- */
.trust-strip {
  display: flex;
  flex-wrap: wrap;
  justify-content: center;
  gap: .6rem 1.1rem;
  margin: 1.6rem 0 2.4rem;
}
.trust-strip span {
  font-size: .72rem;
  font-weight: 600;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: var(--text-2);
  padding: .45rem 1rem;
  border: 1px solid var(--hairline);
  border-radius: 100px;
  background: var(--white);
}

.conversion-proof {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  border: 1px solid var(--hairline);
  border-radius: var(--r-md);
  background: var(--white);
  overflow: hidden;
  box-shadow: var(--shadow-sm);
}
.conversion-proof > div {
  padding: 1.5rem 1.5rem 1.35rem;
  border-right: 1px solid var(--hairline);
  position: relative;
}
.conversion-proof > div:last-child { border-right: 0; }
.conversion-proof strong {
  display: block;
  font-family: var(--font-serif);
  font-weight: 400;
  font-size: 1.55rem;
  line-height: 1.15;
  color: var(--navy-900);
  margin-bottom: .4rem;
}
.conversion-proof span { font-size: .8rem; color: var(--text-2); }

.feature-list { display: grid; gap: .7rem; margin: 1.6rem 0 2rem; }
.feature-list li {
  padding-left: 1.9rem;
  position: relative;
  color: var(--text-1);
}
.feature-list li::before {
  content: "";
  position: absolute;
  left: 0;
  top: .52em;
  width: 14px;
  height: 1px;
  background: var(--gold-deep);
  box-shadow: 8px 0 0 -1px var(--gold-deep);
}
.check-list li { padding-left: 1.7rem; position: relative; margin-bottom: .6rem; }
.check-list li::before, .tick {
  content: "✓";
  position: absolute;
  left: 0;
  color: var(--gold-deep);
  font-weight: 700;
}
li .tick { position: static; margin-right: .4em; content: none; }
.check-list { display: grid; gap: .35rem; }

/* ---------- 13. PORTALS & MARKETING ---------- */
.portal-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.4rem; }
.portal-card {
  display: flex;
  flex-direction: column;
  gap: .9rem;
  justify-content: center;
  align-items: flex-start;
  padding: 2rem 1.8rem;
  background: var(--white);
  border: 1px solid var(--hairline);
  border-radius: var(--r-md);
  text-decoration: none;
  transition: transform .25s var(--ease-luxe), box-shadow .25s, border-color .25s;
}
.portal-card:hover { transform: translateY(-4px); box-shadow: var(--shadow-md); border-color: var(--gold); }
.portal-wordmark {
  font-family: var(--font-serif);
  font-size: 1.5rem;
  font-weight: 400;
  color: var(--navy-900);
}
.portal-cta { font-size: .78rem; letter-spacing: .12em; text-transform: uppercase; color: var(--gold-deep); }

.matterport-shell {
  border-radius: var(--r-md);
  overflow: hidden;
  border: 1px solid var(--hairline-gold);
  background: var(--navy-900);
  box-shadow: var(--shadow-lg);
  aspect-ratio: 16 / 9;
  display: grid;
  place-items: center;
  position: relative;
}
.matterport-shell iframe { width: 100%; height: 100%; border: 0; display: block; }
.matterport-shell .button, .matterport-shell button { position: relative; z-index: 2; }
.video-embed { aspect-ratio: 16 / 9; }
.pd-tour iframe, .matterport-impact-grid { }
.matterport-impact-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(240px, 1fr)); gap: 1.4rem; }
.matterport-impact-card, .matterport-pricing { }
.property-tabs { display: flex; gap: .7rem; margin-bottom: 1.6rem; flex-wrap: wrap; }

/* ---------- 14. PROPERTY UI (live feed) ---------- */
/* Frosted search panel */
.property-search {
  margin-top: 2.6rem;
  border-radius: var(--r-lg);
  padding: clamp(1.2rem, 2.6vw, 1.8rem);
  background: rgba(16, 27, 42, .9);
  -webkit-backdrop-filter: var(--glass-filter);
  backdrop-filter: var(--glass-filter);
  border: 1px solid var(--glass-dark-border);
  box-shadow: inset 0 1px 0 rgba(255, 255, 255, .14), 0 24px 60px rgba(4, 9, 16, .35);
}
@supports not ((backdrop-filter: blur(2px)) or (-webkit-backdrop-filter: blur(2px))) {
  .property-search { background: rgb(16, 27, 42); }
}
.property-search .search-tabs { display: flex; gap: .5rem; margin-bottom: 1.1rem; }
.property-search .search-tab {
  border: 1px solid rgba(246, 242, 234, .5);
  background: transparent;
  color: #F6F2EA;
  font: 600 .72rem/1 var(--font-sans);
  letter-spacing: .18em;
  text-transform: uppercase;
  padding: .65rem 1.3rem;
  border-radius: 100px;
  cursor: pointer;
  transition: background .2s, color .2s, border-color .2s;
  min-height: 40px;
}
.property-search .search-tab[aria-pressed="true"] {
  background: var(--gold);
  border-color: var(--gold);
  color: var(--navy-900);
}
.property-search-grid {
  display: grid;
  grid-template-columns: 1.25fr .95fr .95fr .7fr .85fr auto;
  gap: .8rem;
  align-items: end;
}
.property-search label { display: flex; flex-direction: column; }
.property-search label > input, .property-search label > select { flex: 1; width: 100%; height: 48px; min-height: 48px; margin-top: .4rem; }
.property-search .button { margin-top: .7rem; height: 48px; }
.property-search .property-search-grid > label {
  display: block;
  font-size: .64rem;
  font-weight: 600;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--gold);
}
.property-search input, .property-search select, .property-search .property-search-grid input, .property-search .property-search-grid select {
  width: 100%;
  margin-top: .4rem;
  padding: .75rem .9rem;
  min-height: 46px;
  border-radius: var(--r-sm);
  border: 1px solid rgba(255, 255, 255, .25);
  background: rgba(255, 255, 255, .1);
  color: var(--white);
  font: 500 .9rem var(--font-sans);
}
.property-search input { color-scheme: dark; }
.property-search select option { color: var(--text-1); background: var(--white); }
.property-search input::placeholder { color: rgba(246, 242, 234, .88); opacity: 1; }
.property-search select { appearance: none; -webkit-appearance: none; background-image: linear-gradient(45deg, transparent 50%, var(--gold) 50%), linear-gradient(135deg, var(--gold) 50%, transparent 50%); background-position: calc(100% - 18px) 55%, calc(100% - 12px) 55%; background-size: 6px 6px; background-repeat: no-repeat; padding-right: 2.2rem; }
.property-search input:focus-visible, .property-search select:focus-visible { outline: 2px solid var(--gold); }
.property-search .button { margin-top: .7rem; height: 46px; background: var(--gold); color: var(--navy-900) !important; white-space: nowrap; }

/* Listing cards — rendered by site.js from the live API */
.property-live-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(330px, 1fr)); gap: 1.6rem; }
.property-live-card {
  background: var(--white);
  border: 1px solid var(--hairline);
  border-radius: var(--r-md);
  overflow: hidden;
  margin: 0;
  transition: transform .26s var(--ease-luxe), box-shadow .26s, border-color .26s;
  display: flex;
  flex-direction: column;
}
.property-live-card:hover { transform: translateY(-5px); box-shadow: var(--shadow-lg); border-color: var(--gold); }
.property-live-card > a { text-decoration: none; color: inherit; display: flex; flex-direction: column; height: 100%; }
.property-live-card .prop-media { position: relative; aspect-ratio: 16 / 10; overflow: hidden; background: var(--mist); }
.property-live-card .prop-media img { width: 100%; height: 100%; object-fit: cover; display: block; transition: transform .5s var(--ease-luxe); }
.property-live-card:hover .prop-media img { transform: scale(1.045); }
.prop-badge {
  position: absolute;
  left: .9rem;
  top: .9rem;
  background: rgba(16, 27, 42, .85);
  -webkit-backdrop-filter: blur(8px);
  backdrop-filter: blur(8px);
  color: var(--gold);
  font-size: .6rem;
  font-weight: 700;
  letter-spacing: .2em;
  text-transform: uppercase;
  padding: .42rem .7rem;
  border-radius: var(--r-xs);
}
.prop-tx-flag {
  position: absolute;
  right: .9rem;
  top: .9rem;
  background: var(--white);
  color: var(--navy-900);
  font-size: .6rem;
  font-weight: 700;
  letter-spacing: .16em;
  text-transform: uppercase;
  padding: .4rem .65rem;
  border-radius: var(--r-xs);
  border: 1px solid var(--hairline);
}
.property-live-copy { padding: 1.3rem 1.35rem 1.45rem; display: flex; flex-direction: column; gap: .35rem; flex: 1; }
.property-live-copy small { color: var(--text-2); font-size: .72rem; letter-spacing: .12em; text-transform: uppercase; }
.property-live-copy h2, .property-live-copy h3 { font-size: 1.32rem; margin: .15rem 0 .2rem; }
.property-live-price { font-family: var(--font-serif); font-size: 1.35rem; color: var(--navy-900); }
.property-live-price .prop-prefix { font-family: var(--font-sans); font-size: .72rem; letter-spacing: .14em; text-transform: uppercase; color: var(--gold-deep); display: block; }
.property-live-specs {
  display: flex;
  gap: 1rem;
  flex-wrap: wrap;
  color: var(--text-2);
  font-size: .85rem;
  border-block: 1px solid var(--hairline);
  padding: .55rem 0;
  margin: .3rem 0;
}
.property-live-summary { font-size: .88rem; color: var(--text-2); line-height: 1.6; display: -webkit-box; -webkit-line-clamp: 3; -webkit-box-orient: vertical; overflow: hidden; flex: 1; }
.property-live-card .prop-view { font-size: .74rem; font-weight: 600; letter-spacing: .16em; text-transform: uppercase; color: var(--navy-800); margin-top: .7rem; }
.property-live-card .prop-view::after { content: " →"; color: var(--gold-deep); }
.property-state { /* loading/empty/error notes */
  border: 1px dashed var(--hairline);
  border-radius: var(--r-md);
  padding: 1.6rem;
  color: var(--text-2);
  background: var(--white);
}
.property-results-meta { font-size: .95rem; color: var(--text-2); margin-bottom: 1.4rem; }
.prop-search-summary { margin-top: 1.2rem; font-size: .85rem; }

/* ---------- 15. FORMS & CALCULATORS ---------- */
.form-panel {
  background: var(--white);
  border: 1px solid var(--hairline);
  border-top: 3px solid var(--gold);
  border-radius: var(--r-md);
  padding: clamp(1.5rem, 3vw, 2.4rem);
  box-shadow: var(--shadow-md);
}
.form-panel > h2, .form-panel > h3 { margin-top: 0; }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1.05rem 1.2rem; }
.form-grid > label { display: block; font-size: .8rem; font-weight: 600; letter-spacing: .04em; color: var(--text-1); }
.form-panel label:not(.consent) { font-size: .8rem; font-weight: 600; letter-spacing: .04em; color: var(--text-1); }
.form-grid input, .form-grid select, .form-grid textarea,
.form-panel input:not([type="checkbox"]), .form-panel select, .form-panel textarea {
  width: 100%;
  margin-top: .45rem;
  padding: .85rem 1rem;
  border: 1px solid var(--hairline);
  border-radius: var(--r-sm);
  background: var(--ivory);
  color: var(--text-1);
  font: 400 .95rem var(--font-sans);
  transition: border-color .2s, box-shadow .2s, background .2s;
}
.form-panel textarea { resize: vertical; }
.form-panel input:focus-visible, .form-panel select:focus-visible, .form-panel textarea:focus-visible {
  outline: none;
  border-color: var(--gold-deep);
  background: var(--white);
  box-shadow: 0 0 0 3px rgba(212, 187, 145, .3);
}
.form-panel input:required:invalid:not(:placeholder-shown) { border-color: #a5462f; }
.consent { display: flex; gap: .8rem; align-items: flex-start; font-weight: 400 !important; font-size: .84rem !important; color: var(--text-2); }
.consent input { width: auto; margin: .35rem 0 0; accent-color: var(--navy-800); transform: scale(1.2); }
.form-status { font-size: .9rem; font-weight: 500; border-radius: var(--r-sm); padding: 0; margin: 0; min-height: 0; }
.form-status:not(:empty) { padding: .9rem 1.1rem; }
.form-status.is-success { background: rgba(46, 106, 74, .1); border: 1px solid rgba(46, 106, 74, .4); color: #2e6a4a; }
.form-status.is-error { background: rgba(165, 70, 47, .08); border: 1px solid rgba(165, 70, 47, .45); color: #8f3b26; }
.form-hp { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }
.form-note { font-size: .8rem; color: var(--text-2); }
.form-fallback { font-size: .88rem; background: rgba(212, 187, 145, .12); border: 1px solid var(--hairline-gold); border-radius: var(--r-sm); padding: 1rem; }

/* Fees */
.fees-table-wrap { overflow-x: auto; border: 1px solid var(--hairline); border-radius: var(--r-md); background: var(--white); }
.fees-table { min-width: 560px; }
.fees-table th {
  text-align: left;
  font-size: .7rem;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: var(--gold);
  background: var(--navy-900);
  padding: 1rem 1.1rem;
  font-weight: 600;
}
.fees-table td { padding: .95rem 1.1rem; border-top: 1px solid var(--hairline); font-size: .92rem; vertical-align: top; }
.fees-table tr:hover td { background: rgba(212, 187, 145, .07); }
.fee-label { font-weight: 600; }
.fee { font-family: var(--font-serif); font-size: 1.05rem; }
.fee-figure { white-space: nowrap; font-family: var(--font-serif); font-size: 1.12rem; color: var(--navy-900); }
.fees-actions { display: flex; gap: .9rem; flex-wrap: wrap; margin-top: 1.6rem; }

.fee-strip {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(210px, 1fr));
  gap: 0;
  border: 1px solid var(--hairline);
  border-radius: var(--r-md);
  overflow: hidden;
  background: var(--white);
}
.fee-strip > div { padding: 1.4rem 1.5rem; border-right: 1px solid var(--hairline); }
.fee-strip > div:last-child { border-right: 0; }
.fee-strip-note { grid-column: 1 / -1; }

.calculator-section, .fee-calc { margin-top: 1.4rem; }
.calculator-card, .fee-calc {
  background: var(--navy-900);
  color: var(--on-dark);
  border-radius: var(--r-lg);
  border: 1px solid rgba(212, 187, 145, .35);
  padding: clamp(1.6rem, 3.4vw, 2.6rem);
}
.fee-calc h3, .calculator-card h3, .calculator-card h2 { color: var(--white); }
.fee-calc-intro { color: var(--on-dark-soft); }
.fee-calc-grid, .calculator-controls { display: grid; grid-template-columns: 1.2fr 1fr 1fr; gap: 1.2rem; align-items: end; }
.fee-calc-field label, .calculator-controls label {
  display: block;
  font-size: .68rem;
  font-weight: 600;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--gold);
}
.fee-calc input, .calculator-controls input, .calculator-controls select, .money-input {
  width: 100%;
  margin-top: .45rem;
  padding: .8rem .95rem;
  border-radius: var(--r-sm);
  background: rgba(255, 255, 255, .08);
  border: 1px solid rgba(255, 255, 255, .25);
  color: var(--white);
  font: 500 1rem var(--font-sans);
}
.fee-calc select option, .calculator-controls select option { color: var(--text-1); background: var(--white); }
.fee-calc-money { position: relative; }
.fee-calc-range { width: 100%; margin-top: .8rem; accent-color: var(--gold); height: 2px; }
.fee-calc-hint { font-size: .74rem; color: rgba(246, 242, 234, .55); }
.fee-calc-check { display: flex; gap: .6rem; align-items: center; color: var(--on-dark-soft); font-size: .85rem; }
.fee-calc-check input { accent-color: var(--gold); width: 18px; height: 18px; }
.calculator-results, .fee-calc-lines { margin-top: 1.5rem; display: grid; gap: .2rem; }
.fee-calc-lines .fee-calc-out {
  display: flex;
  justify-content: space-between;
  gap: 1rem;
  padding: .6rem 0;
  border-bottom: 1px solid rgba(255, 255, 255, .12);
  align-items: baseline;
}
.fee-calc-out-label { color: var(--on-dark-soft); font-size: .88rem; }
.fee-calc-out-label small, .fee-calc-out-sub { display: block; font-size: .72rem; color: rgba(246, 242, 234, .45); }
.fee-calc-out-value { font-family: var(--font-serif); font-size: 1.3rem; color: var(--white); }
.fee-calc-total .fee-calc-out-value { color: var(--gold); font-size: 1.6rem; }
.fee-calc-total { border-bottom: 0 !important; }
.fee-calc-total .fee-calc-out-label { color: var(--on-dark); font-weight: 600; }
.fee-calc-foot, .pricing-foot { margin-top: 1.2rem; }
.fee-calc-disclaimer { font-size: .74rem; color: rgba(246, 242, 234, .55); border: 0; background: transparent; padding: .4rem 0 0; }
.fee-offer-pill {
  display: inline-block;
  background: var(--gold);
  color: var(--navy-900);
  font-size: .66rem;
  font-weight: 700;
  letter-spacing: .14em;
  text-transform: uppercase;
  border-radius: 100px;
  padding: .3rem .75rem;
}

/* --- Fee calculators (fees / landlords / property-management / sell) ---
   Designed as ivory instrument cards; navy read-out panels below. */
.fee-calc {
  background: var(--white);
  border: 1px solid var(--hairline);
  border-top: 3px solid var(--gold);
  border-radius: var(--r-md);
  color: var(--text-1);
  padding: clamp(1.5rem, 3vw, 2.1rem);
  margin: 2.2rem 0 0;
  box-shadow: var(--shadow-sm);
}
.fee-calc h3 { color: var(--navy-900); margin-top: .2rem; }
.fee-calc-intro { color: var(--text-2); max-width: 64ch; }
.fee-calc-label { color: var(--gold-deep); font-size: .68rem; letter-spacing: .18em; }
.fee-calc-money { position: relative; background: var(--ivory); border: 1px solid var(--hairline); border-radius: var(--r-sm); display: flex; align-items: center; transition: border-color .18s, box-shadow .18s; }
.fee-calc-money:focus-within { border-color: var(--gold-deep); box-shadow: 0 0 0 3px rgba(212, 187, 145, .32); background: var(--white); }
.fee-calc-money span { padding: 0 .2rem 0 .95rem; color: var(--text-2); font-size: 1.05rem; }
.fee-calc input.money-input, .fee-calc input {
  background: transparent;
  border: 0;
  color: var(--navy-900);
  font: 600 1.05rem var(--font-sans);
}
.fee-calc select { background: var(--ivory); color: var(--text-1); border: 1px solid var(--hairline); }
.fee-calc select:focus { outline-offset: 1px; }
.fee-calc-range { margin: .75rem 0 .35rem; accent-color: var(--gold-deep); height: auto; }
.fee-calc-hint { color: var(--text-2); font-size: .82rem; }
.fee-calc .fee-calc-label, .fee-calc .fee-calc-field label, .fee-calc .calculator-controls label { color: #6E5630; }
.fee-calc-check { color: var(--text-1); background: transparent; border: 0; }
.fee-calc-check input { accent-color: var(--navy-800); width: 18px; height: 18px; flex-shrink: 0; }
.fee-calc-out {
  background: linear-gradient(165deg, var(--navy-800), var(--navy-900));
  color: var(--on-dark);
  border: 1px solid rgba(212, 187, 145, .35);
  border-radius: var(--r-md);
  padding: 1.45rem 1.6rem;
  display: block;
}
.fee-calc-out:not(:last-child) { margin-bottom: 1rem; }
.fee-calc-out > div { display: flex; justify-content: space-between; gap: 1rem; padding: .5rem 0; border-bottom: 1px solid rgba(255, 255, 255, .1); align-items: baseline; }
.fee-calc-out > div:last-child { border-bottom: 0; }
.fee-calc-out-label { font-size: .68rem; letter-spacing: .16em; text-transform: uppercase; color: var(--gold); }
.fee-calc-out-label small { letter-spacing: .02em; text-transform: none; }
.fee-calc-out-sub { color: rgba(246, 242, 234, .5); font-size: .72rem; display: block; letter-spacing: 0; text-transform: none; }
.fee-calc-out-value { font: 400 1.28rem/1.3 var(--font-serif); color: var(--white); }
.fee-calc-total .fee-calc-out-value { color: var(--gold); font-size: 1.6rem; }
.fee-calc-total { background: transparent; }
.fee-calc-foot { color: var(--text-2); background: rgba(212, 187, 145, .12); border-radius: var(--r-sm); padding: .8rem 1rem; font-size: .76rem; margin-top: 1.2rem; }
.fee-calc-disclaimer { font-size: .74rem; color: var(--text-2); }
.fee-calc :focus-visible { outline: 2px solid var(--gold-deep); outline-offset: 2px; }

/* Marketing package comparison (matterport page) */
.package-comparison { display: grid; gap: 1rem; border: 0; background: transparent; padding: 0; }
.package { background: var(--white); border: 1px solid var(--hairline); border-radius: var(--r-md); padding: 1.7rem; position: relative; }
.package-name { font-family: var(--font-serif); font-size: 1.28rem; color: var(--navy-900); }
.price-hero { display: block; font-family: var(--font-serif); font-size: 2rem; color: var(--navy-900); margin: .3rem 0 .8rem; }
.video-embed, .pd-tour iframe { border-radius: var(--r-md); }
.pd-tour iframe { width: 100%; aspect-ratio: 16 / 9; border: 0; display: block; }

/* Landlord offer section (landlords pages) */
.landlord-offer-section .landlord-offer-panel {
  background: rgba(16, 27, 42, .92);
  -webkit-backdrop-filter: var(--glass-filter);
  backdrop-filter: var(--glass-filter);
  border: 1px solid var(--glass-dark-border);
  border-left: 3px solid var(--gold);
  border-radius: var(--r-md);
  padding: clamp(1.6rem, 3.5vw, 2.6rem);
  color: var(--on-dark);
}
.landlord-offer-panel h2, .landlord-offer-panel h3 { color: var(--white); }
.landlord-offer-panel .kicker { color: var(--gold); }
.landlord-offer-panel .button { background: var(--gold); color: var(--navy-900) !important; }
.landlord-offer-panel-main { display: flex; gap: 2.4rem; flex-wrap: wrap; align-items: center; justify-content: space-between; }
.landlord-offer-lead { color: var(--on-dark-soft); }
.landlord-offer-saving { text-align: center; min-width: 130px; }
.landlord-offer-saving-label { font-size: .62rem; letter-spacing: .2em; text-transform: uppercase; color: var(--gold); }
.landlord-offer-saving strong { font-family: var(--font-serif); font-weight: 400; font-size: 2.6rem; color: var(--white); display: block; line-height: 1; }
.landlord-offer-points li { padding-left: 1.6rem; position: relative; }
.landlord-offer-points li::before { content: "✓"; position: absolute; left: 0; color: var(--gold); }
.landlord-offer-terms { font-size: .78rem; color: rgba(246, 242, 234, .55); }

/* Map (contact) */
.map-embed { border-radius: var(--r-md); overflow: hidden; border: 1px solid var(--hairline); }
.map-consent-card { min-height: 200px; display: grid; place-items: center; background: var(--mist); }
.map-placeholder { padding: 2rem; text-align: center; }
.map-consent-card iframe { display: block; width: 100%; }

/* ---------- 16. ARTICLES (insights) ---------- */
.article-hero { background-position: 50% 40%; }
.article-hero .article-meta { font-size: .85rem; color: var(--on-dark-soft); }
.article-layout { display: grid; grid-template-columns: minmax(0, 68ch) minmax(230px, 1fr); gap: clamp(2rem, 5vw, 4rem); align-items: start; }
.article-content { background: transparent; }
.article-content h2 { margin-top: 2.2em; font-size: 1.7rem; }
.article-content h3 { font-size: 1.28rem; }
.article-content p { font-size: 1.02rem; line-height: 1.85; color: #2c3440; }
.article-content blockquote {
  margin: 2rem 0;
  padding: 1.4rem 1.8rem;
  border-left: 3px solid var(--gold);
  background: var(--white);
  font-family: var(--font-serif);
  font-size: 1.25rem;
  line-height: 1.5;
  color: var(--navy-800);
}
.article-content img { border-radius: var(--r-sm); border: 1px solid var(--hairline); }
.article-content .share-row { margin: 2.4rem 0; }
.article-sidebar { position: sticky; top: calc(var(--header-space) + 1rem); display: grid; gap: 1.2rem; }
.article-sidebar h3 { font-size: 1.1rem; }
.article-card {
  display: block;
  text-decoration: none;
  color: inherit;
  background: var(--white);
  border: 1px solid var(--hairline);
  border-radius: var(--r-md);
  padding: 1.1rem 1.2rem;
  transition: border-color .2s, transform .2s, box-shadow .2s;
}
.article-card:hover { border-color: var(--gold); transform: translateY(-2px); box-shadow: var(--shadow-sm); }
.article-card h3 { font-size: 1.08rem; margin-bottom: .3rem; }
.article-card small { color: var(--text-2); font-size: .72rem; letter-spacing: .1em; text-transform: uppercase; }
.article-card p { font-size: .85rem; color: var(--text-2); margin: .3rem 0 0; }
.article-card .button { margin-top: .8rem; }
.article-image { margin: 2rem 0; border-radius: var(--r-sm); overflow: hidden; border: 1px solid var(--hairline); }
.article-divider { border: 0; text-align: center; margin: 2.4rem 0; }
.article-divider::before { content: "❦"; color: var(--gold-champ); font-size: 1.2rem; background: var(--ivory); padding: 0 1rem; }
.share-row { display: flex; gap: .7rem; align-items: center; flex-wrap: wrap; }
.share-row .button-small { min-height: 38px; }

/* ---------- 17. MODALS & FLOATING CONTROLS ---------- */
.instant-valuation-modal,
.cookie-modal { position: fixed; inset: 0; z-index: 90; display: grid; place-items: center; padding: 1rem; background: rgba(10, 17, 27, .62); -webkit-backdrop-filter: blur(10px); backdrop-filter: blur(10px); }
.instant-valuation-modal[hidden], .cookie-modal[hidden] { display: none; }
.instant-valuation-dialog, .cookie-modal-card {
  width: min(560px, 100%);
  background: var(--glass-dark-bg);
  -webkit-backdrop-filter: blur(26px) saturate(150%);
  backdrop-filter: blur(26px) saturate(150%);
  border: 1px solid var(--glass-dark-border);
  border-top: 3px solid var(--gold);
  border-radius: var(--r-lg);
  box-shadow: var(--shadow-lg);
  padding: clamp(1.8rem, 4vw, 2.8rem);
  color: var(--on-dark);
  position: relative;
}
@supports not ((backdrop-filter: blur(2px)) or (-webkit-backdrop-filter: blur(2px))) {
  .instant-valuation-dialog, .cookie-modal-card { background: var(--navy-900); }
}
.instant-valuation-dialog h2, .cookie-modal-card h2 { color: var(--white); font-size: 1.7rem; }
.instant-valuation-dialog .kicker { color: var(--gold); }
.instant-valuation-options { display: grid; gap: .8rem; margin-top: 1.5rem; }
.instant-valuation-options .button { width: 100%; background: var(--gold); color: var(--navy-900) !important; }
.instant-valuation-options .button-ghost { background: transparent; color: var(--on-dark) !important; }
.instant-valuation-close {
  position: absolute;
  top: .9rem;
  right: 1rem;
  background: transparent;
  border: 1px solid rgba(255, 255, 255, .3);
  color: var(--on-dark);
  width: 40px;
  height: 40px;
  border-radius: 50%;
  font-size: 1.25rem;
  line-height: 1;
  cursor: pointer;
}
.instant-valuation-close:hover { border-color: var(--gold); color: var(--gold); }

.floating-zvt-button {
  position: fixed;
  right: 1.2rem;
  bottom: 1.2rem;
  z-index: 58;
  border: 1px solid var(--gold);
  background: rgba(16, 27, 42, .78);
  -webkit-backdrop-filter: var(--glass-filter);
  backdrop-filter: var(--glass-filter);
  color: var(--gold);
  font: 600 .7rem/1.3 var(--font-sans);
  letter-spacing: .12em;
  text-transform: uppercase;
  padding: .95rem 1.25rem;
  border-radius: 100px;
  cursor: pointer;
  box-shadow: var(--shadow-lg);
  transition: transform .22s var(--ease-luxe), box-shadow .22s, background .22s;
  min-height: 44px;
}
.floating-zvt-button { display: inline-flex; align-items: center; gap: 9px; text-align: left; }
.floating-zvt-button .zvt-icon { width: 18px; height: 18px; flex: 0 0 18px; color: var(--gold); stroke: var(--gold); }
.floating-zvt-button:disabled .zvt-icon, .floating-zvt-button:hover .zvt-icon { stroke: currentColor; }
.floating-zvt-button:hover { background: var(--gold); color: var(--navy-900); transform: translateY(-2px); }
.floating-zvt-button.is-parked { transform: translateY(96px); opacity: .001; pointer-events: none; }
.floating-zvt-button { transition: transform .3s var(--ease-luxe), box-shadow .22s, background .22s, opacity .3s; }
@media (max-width: 640px) {
  .floating-zvt-button { right: .8rem; bottom: .8rem; padding: .8rem 1rem; font-size: .62rem; gap: 8px; }
  .floating-zvt-button .zvt-icon { width: 16px; height: 16px; flex-basis: 16px; }
}

/* ---------- 18. COOKIE CONSENT UI ---------- */
.cookie-banner {
  position: fixed;
  inset: auto 1rem 1rem 1rem;
  z-index: 95;
  max-width: 980px;
  margin-inline: auto;
  background: var(--glass-dark-bg-scroll);
  -webkit-backdrop-filter: var(--glass-filter);
  backdrop-filter: var(--glass-filter);
  color: var(--on-dark);
  border: 1px solid var(--glass-dark-border);
  border-radius: var(--r-lg);
  box-shadow: var(--shadow-lg);
}
.cookie-banner-inner { display: flex; gap: 1.4rem; align-items: center; justify-content: space-between; padding: 1.3rem 1.6rem; flex-wrap: wrap; }
.cookie-banner h2 { color: var(--white); font-size: 1.2rem; margin: 0 0 .25rem; }
.cookie-banner p { color: var(--on-dark-soft); margin: 0; font-size: .85rem; }
.cookie-banner .button { background: var(--gold); color: var(--navy-900) !important; }
.cookie-banner .button-ghost { color: var(--on-dark) !important; }
.cookie-actions { display: flex; gap: .7rem; flex-wrap: wrap; align-items: center; }
.cookie-link-button { background: none; border: 0; color: var(--gold); font: 600 .78rem var(--font-sans); letter-spacing: .08em; cursor: pointer; text-decoration: underline; text-underline-offset: 3px; padding: .5rem; min-height: 40px; }
.cookie-choice {
  display: flex;
  align-items: flex-start;
  justify-content: space-between;
  gap: 1.2rem;
  padding: 1rem 0;
  border-bottom: 1px solid rgba(255, 255, 255, .12);
}
.cookie-choice p { margin: .2rem 0 0; font-size: .8rem; color: var(--on-dark-soft); }
.cookie-choice strong { color: var(--white); font-size: .9rem; }
.cookie-toggle { width: 20px; height: 20px; margin-top: .2rem; accent-color: var(--gold); flex-shrink: 0; }
.instant-valuation-dialog .button.button-ghost.dark { border-color: rgba(255, 255, 255, .4); color: var(--on-dark) !important; }

/* ---------- 19. FOOTER ---------- */
.site-footer {
  position: relative;
  z-index: 30;
  background: rgba(16, 27, 42, .84);
  -webkit-backdrop-filter: blur(22px) saturate(145%);
  backdrop-filter: blur(22px) saturate(145%);
  color: var(--on-dark-soft);
  border-top: 1px solid rgba(255, 255, 255, .14);
  box-shadow: 0 -8px 32px rgba(0, 0, 0, .12);
  margin-top: var(--section-pad);
}
/* Gold atmosphere as a contained decorative layer, behind the content */
.site-footer::before {
  content: "";
  position: absolute;
  inset: 0;
  z-index: -1;
  background:
    radial-gradient(1000px 340px at 10% 0%, rgba(212, 187, 145, .09), transparent 60%),
    linear-gradient(180deg, transparent, rgba(16, 27, 42, .55));
  pointer-events: none;
}
@supports not ((backdrop-filter: blur(2px)) or (-webkit-backdrop-filter: blur(2px))) {
  .site-footer { background: rgba(16, 27, 42, .985); }
}
@media (prefers-reduced-transparency: reduce) {
  .site-footer { background: var(--navy-900) !important; -webkit-backdrop-filter: none; backdrop-filter: none; }
}
.footer-grid {
  display: grid;
  grid-template-columns: 1.5fr 1fr 1fr 1.2fr;
  gap: clamp(2rem, 4vw, 3.4rem);
  padding-block: clamp(3rem, 6vw, 4.6rem) 2rem;
}
.site-footer h2 { color: var(--white); font-size: 1.55rem; margin-bottom: .2rem; }
.site-footer h3 {
  color: var(--gold);
  font-family: var(--font-sans);
  font-size: .7rem;
  font-weight: 600;
  letter-spacing: .24em;
  text-transform: uppercase;
  margin: 0 0 1.1rem;
}
.site-footer p { font-size: .86rem; }
.site-footer a {
  display: block;
  color: var(--on-dark-soft);
  text-decoration: none;
  padding: .3rem 0;
  font-size: .88rem;
  transition: color .18s, padding-left .18s;
}
a.text-link.site-footer, .site-footer a.text-link { display: inline-block; }
.site-footer a:hover { color: var(--gold); padding-left: .35rem; }
.site-footer .footer-grid > div p a { display: inline; padding: 0; }
.footer-subnav { margin-top: .9rem; border-left: 1px solid rgba(212, 187, 145, .35); padding-left: 1rem; }
/* Accreditation plates. Two of the genuine brand files (Propertymark
   Certified & Accredited, Client Money Protection) are WHITE artwork on
   transparency — they must sit on a dark plate, never on white. The TPO
   file is an opaque colour mark on white, so it keeps a light card. */
.footer-compliance { display: flex; flex-wrap: wrap; align-items: center; gap: .85rem; }
/* The two white artwork marks sit directly on the dark footer — no plates.
   Compact left-aligned vertical stack sized to the artwork itself. */
.footer-certificate-list {
  display: flex;
  flex-direction: column;
  align-items: flex-start;
  gap: 12px;
}
.footer-compliance .footer-certificate-item {
  display: inline-flex;
  align-items: center;
  justify-content: flex-start;
  width: fit-content;
  height: auto;
  min-height: 0;
  padding: 0;
  margin: 0;
  background: transparent;
  border: none;
  border-radius: 0;
  box-shadow: none;
  transition: opacity .2s;
}
.footer-compliance .footer-certificate-item:hover { padding-left: 0; border-color: transparent; }
.footer-certificate-item:hover { opacity: .82; }
.footer-certificate-item img {
  display: block;
  width: auto;
  height: auto;
  max-width: 160px;
  max-height: 40px;
  object-fit: contain;
  object-position: left center;
}
/* Single legitimate plate: TPO (an opaque colour mark on white) */
.badge-plate {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: .5rem .7rem;
  border: 1px solid rgba(212, 187, 145, .55);
  border-radius: var(--r-md);
  background: var(--white);
  width: fit-content;
  transition: border-color .22s;
}
.badge-plate:hover { background: var(--white); border-color: var(--gold-deep); transform: none; padding-left: .7rem; }
.badge-plate img {
  display: block;
  width: auto;
  height: 46px;
  max-width: 100%;
  object-fit: contain;
  object-position: center;
}
.footer-compliance .footer-compliance-note { flex: 1 1 100%; }
.footer-compliance-note { margin-top: 1.1rem; font-size: .7rem; color: rgba(242, 239, 232, .5); }
.social-row { display: flex; align-items: center; gap: .9rem; margin: 1.1rem 0 .4rem; }
.social-label { font-size: .68rem; letter-spacing: .22em; text-transform: uppercase; color: var(--gold-deep); }
.site-footer .social-label { color: var(--gold); }
.social-row a { display: grid; place-items: center; width: 42px; height: 42px; padding: 0; border: 1px solid rgba(255, 255, 255, .2); border-radius: 50%; }
.social-row a:hover { border-color: var(--gold); padding-left: 0; }
.social-row svg { width: 17px; height: 17px; fill: var(--on-dark-soft); transition: fill .18s; }
.social-row a:hover svg { fill: var(--gold); }
.footer-address { margin-top: 1.2rem; line-height: 1.7; }
.footer-address strong { color: var(--white); font-weight: 600; }
.footer-bottom {
  display: flex;
  justify-content: space-between;
  gap: 1rem;
  flex-wrap: wrap;
  padding: 1.2rem 0 1.6rem;
  border-top: 1px solid rgba(255, 255, 255, .12);
  font-size: .74rem;
  letter-spacing: .12em;
  text-transform: uppercase;
  color: rgba(242, 239, 232, .5);
}

/* Table wrap utility */
.table-wrap { overflow-x: auto; }
.package-name { font-family: var(--font-serif); font-size: 1.2rem; color: var(--navy-900); margin: 0; }

/* Generic helpers */
.text-link-arrow { }
section[id] { scroll-margin-top: calc(var(--header-space) + 14px); }
h2[id], h3[id] { scroll-margin-top: calc(var(--header-space) + 14px); }
main[id="main"] { outline: none; }

/* ---------- 20. MOTION, RESPONSIVE & A11Y POLISH ---------- */
@media (max-width: 1060px) {
  .hero-grid { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .property-search-grid { grid-template-columns: 1fr 1fr 1fr; }
  .property-search-grid .button { grid-column: 1 / -1; width: 100%; }
}
@media (max-width: 900px) {
  .property-search-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
@media (max-width: 640px) {
  .hero-search { width: calc(100% - 32px); margin-top: 1.7rem; }
  .property-search-grid { grid-template-columns: 1fr; }
  .property-search label > input, .property-search label > select { height: 50px; min-height: 50px; }
}
@media (max-width: 880px) {
  .conversion-proof { grid-template-columns: 1fr 1fr; }
  .conversion-proof > div { border-bottom: 1px solid var(--hairline); }
  .booking-appointment-card { grid-template-columns: 1fr; }
  .split, .split-grid, .landlord-intro-grid, .article-layout,
  .booking-pathways, .portal-grid, .card-grid-3 { grid-template-columns: 1fr; }
  .article-sidebar { position: static; }
  .fee-calc-grid, .calculator-controls { grid-template-columns: 1fr; }
  .hero { margin-top: 0; }
}
@media (max-width: 640px) {
  :root { --header-h: 62px; }
  .footer-grid { grid-template-columns: 1fr; }
  .conversion-proof { grid-template-columns: 1fr; }
  .conversion-proof > div { border-right: 0; }
  .property-search-grid { grid-template-columns: 1fr; }
  .form-grid { grid-template-columns: 1fr; }
  .hero-actions .button { flex: 1 1 auto; }
  .topbar nav { gap: .9rem; }
}

/* Motion reduction */
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after {
    animation-duration: .01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: .01ms !important;
  }
  .card:hover, .portal-card:hover, .property-live-card:hover, .button:hover { transform: none; }
  .home-hero-media video { display: none; }
  .home-hero-media img.home-hero-poster { z-index: 0; }
  body.nav-open .nav-link { transition-delay: 0s !important; }
}

/* Print — sensible for legal & guide pages */
@media print {
  .topbar, .site-header, .landlord-offer-banner, .launch-strip, .floating-zvt-button,
  .cookie-banner, .site-footer .footer-compliance, .nav-cta { display: none !important; }
  body { background: #fff; color: #000; }
  .page-hero, .hero { background: none !important; color: #000; padding-top: 0; }
  .page-hero h1, .hero h1 { color: #000; }
}
/* == END == */

/* ---------- Home hero search overlap ---------- */
/* Search panel now lives INSIDE the hero (last block), deliberately centred:
   reserved space below, nothing straddles the section boundary. */
.hero-search {
  position: relative;
  z-index: 44;
  width: min(1160px, calc(100% - 48px));
  margin: clamp(2.4rem, 4.5vh, 3.6rem) auto 0;
}
.hero-search .property-search { margin-top: 0; }
.home-hero { padding-bottom: clamp(2.2rem, 4.5vw, 3.6rem); }
.matterport-shell[style*="background-image"] button { margin: auto; }
/* Page with no hero band (legal pages): breadcrumb on light bg */
.breadcrumbs-light .breadcrumbs { color: var(--text-2); }
.breadcrumbs-light .breadcrumbs a { color: var(--navy-800); }
.breadcrumbs-light .breadcrumbs [aria-current] { color: var(--text-2); }
.breadcrumbs-light .breadcrumbs li:not(:first-child)::before { color: var(--gold-deep); }
.breadcrumbs-light { margin-bottom: 1.4rem; }

/* While the mobile menu drawer is open, fade the cookie notice so the
   navigation never appears "trapped" behind it. */
body.nav-open .cookie-banner { opacity: 0; pointer-events: none; transition: opacity .25s; }