/* ============================================================
   DAXAR VENTURES — Components
   ============================================================ */

/* ---------- 8. HERO ---------- */
.hero{
  position:relative; min-height:100svh; display:flex; align-items:flex-end;
  overflow:hidden; background:var(--green-900); isolation:isolate;
}
.hero__media{ position:absolute; inset:-8% 0 -8% 0; z-index:-2; will-change:transform; }
.hero__media img,.hero__media video{
  width:100%; height:100%; object-fit:cover; object-position:center 55%;
  transform:scale(1.06); animation:heroIn 2.4s var(--ease-out) forwards;
}
@keyframes heroIn{ to{ transform:scale(1); } }
.hero::before{
  content:""; position:absolute; inset:0; z-index:-1;
  background:
    linear-gradient(180deg, rgba(12,29,22,.72) 0%, rgba(12,29,22,.28) 26%, rgba(12,29,22,.42) 58%, rgba(12,29,22,.92) 100%),
    linear-gradient(100deg, rgba(12,29,22,.66) 0%, rgba(12,29,22,.12) 62%);
}
.hero::after{
  content:""; position:absolute; inset:0; z-index:-1; pointer-events:none;
  background-image:radial-gradient(rgba(255,255,255,.055) 1px, transparent 1px);
  background-size:3px 3px; mix-blend-mode:overlay; opacity:.5;
}
.hero__inner{ position:relative; padding-block:clamp(7rem,16vh,11rem) clamp(4.5rem,9vh,7rem); color:var(--cream); width:100%; }
.hero__eyebrow{ color:var(--gold-soft); }
.hero__eyebrow::before{ background:var(--gold-soft); }
.hero__title{
  font-size:clamp(3rem,1.2rem + 8.4vw,8.5rem);
  font-weight:300; letter-spacing:.02em; line-height:.98;
  margin-top:1.6rem; text-transform:uppercase;
}
.hero__title .thin{ font-weight:200; }
.hero__sub{
  font-family:var(--display); font-style:italic; font-weight:300;
  font-size:clamp(1.35rem,1rem + 1.5vw,2.35rem);
  line-height:1.3; color:rgba(247,243,235,.94); margin-top:1.1rem; max-width:22ch;
}
.hero__tags{
  display:flex; flex-wrap:wrap; align-items:center; gap:.55rem 1.1rem;
  margin-top:1.9rem; font-size:.6875rem; font-weight:400;
  letter-spacing:.22em; text-transform:uppercase; color:rgba(247,243,235,.72);
}
.hero__tags li{ display:flex; align-items:center; gap:1.1rem; }
.hero__tags li:not(:last-child)::after{ content:""; width:4px; height:4px; border-radius:50%; background:var(--gold); opacity:.8; }
.hero__cta{ display:flex; flex-wrap:wrap; gap:1rem; margin-top:2.6rem; }
.hero__foot{
  display:flex; align-items:flex-end; justify-content:space-between; gap:2rem;
  margin-top:clamp(2.5rem,6vh,4.5rem); padding-top:1.6rem;
  border-top:1px solid rgba(247,243,235,.18);
}
.hero__loc{ font-size:.75rem; letter-spacing:.16em; text-transform:uppercase; color:rgba(247,243,235,.68); display:flex; align-items:center; gap:.6em; }
.hero__loc svg{ width:14px; height:14px; color:var(--gold); }

.scroll-cue{
  display:inline-flex; flex-direction:column; align-items:center; gap:.7rem;
  font-size:.5625rem; letter-spacing:.28em; text-transform:uppercase; color:rgba(247,243,235,.6);
}
.scroll-cue__line{ width:1px; height:52px; background:rgba(247,243,235,.28); position:relative; overflow:hidden; }
.scroll-cue__line::after{
  content:""; position:absolute; inset:0 0 auto 0; height:40%; background:var(--gold);
  animation:cue 2.1s var(--ease) infinite;
}
@keyframes cue{ 0%{ transform:translateY(-110%);} 55%{ transform:translateY(260%);} 100%{ transform:translateY(260%);} }

/* inner-page hero */
.page-hero{
  position:relative; min-height:clamp(460px,72vh,720px); display:flex; align-items:flex-end;
  overflow:hidden; background:var(--green-900); isolation:isolate; color:var(--cream);
}
.page-hero__media{ position:absolute; inset:-6% 0; z-index:-2; will-change:transform; }
.page-hero__media img{ width:100%; height:100%; object-fit:cover; }
.page-hero::before{
  content:""; position:absolute; inset:0; z-index:-1;
  background:linear-gradient(180deg, rgba(12,29,22,.78) 0%, rgba(12,29,22,.34) 34%, rgba(12,29,22,.88) 100%);
}
.page-hero__inner{ padding-block:clamp(8rem,18vh,11rem) clamp(3rem,7vh,5rem); width:100%; }
.page-hero h1{
  font-size:clamp(2.5rem,1.4rem + 4.6vw,5.5rem); font-weight:300;
  letter-spacing:.02em; text-transform:uppercase; margin-top:1.4rem;
}
.page-hero__sub{
  font-family:var(--display); font-style:italic; font-weight:300;
  font-size:clamp(1.15rem,.95rem + 1vw,1.9rem); color:rgba(247,243,235,.9);
  margin-top:.9rem; max-width:34ch;
}
.page-hero .eyebrow{ color:var(--gold-soft); }
.page-hero .eyebrow::before{ background:var(--gold-soft); }

.crumbs{
  display:flex; flex-wrap:wrap; align-items:center; gap:.7rem;
  font-size:.6875rem; letter-spacing:.16em; text-transform:uppercase;
  color:rgba(247,243,235,.6); margin-bottom:1.6rem;
}
.crumbs a{ transition:color .3s var(--ease); }
.crumbs a:hover{ color:var(--gold-soft); }
.crumbs span{ opacity:.45; }
.crumbs [aria-current]{ color:var(--gold-soft); }

/* ---------- 9. TRUST STRIP ---------- */
.trust{ background:var(--green-800); color:var(--cream); }
.trust__grid{
  display:grid; grid-template-columns:repeat(4,1fr);
  border-left:1px solid rgba(247,243,235,.13);
}
.trust__item{
  padding:clamp(1.75rem,3.4vw,2.75rem) clamp(1.25rem,2.4vw,2.25rem);
  border-right:1px solid rgba(247,243,235,.13);
  display:flex; flex-direction:column; gap:.7rem;
}
.trust__item svg{ width:24px; height:24px; color:var(--gold); }
.trust__item h4{ color:var(--cream); font-weight:400; }
.trust__item p{ font-size:.8125rem; line-height:1.6; color:rgba(247,243,235,.6); }

/* ---------- 10. SERVICE CARDS (home) ---------- */
.svc-grid{ display:grid; grid-template-columns:repeat(6,1fr); gap:clamp(1rem,1.6vw,1.5rem); }
.svc-card{
  position:relative; grid-column:span 2; min-height:clamp(360px,42vh,470px);
  overflow:hidden; border-radius:var(--radius-lg); isolation:isolate;
  display:flex; flex-direction:column; justify-content:flex-end;
  padding:clamp(1.5rem,2.4vw,2.25rem); color:var(--cream);
  background:var(--green-900);
  transition:transform .7s var(--ease-out), box-shadow .7s var(--ease);
}
.svc-card:nth-child(4),.svc-card:nth-child(5){ grid-column:span 3; min-height:clamp(320px,38vh,420px); }
.svc-card__img{ position:absolute; inset:0; z-index:-2; }
.svc-card__img img{ width:100%; height:100%; object-fit:cover; transition:transform 1.1s var(--ease-out); }
.svc-card::before{
  content:""; position:absolute; inset:0; z-index:-1;
  background:linear-gradient(180deg, rgba(12,29,22,.18) 0%, rgba(12,29,22,.55) 52%, rgba(12,29,22,.93) 100%);
  transition:background .7s var(--ease);
}
.svc-card:hover{ transform:translateY(-6px); box-shadow:var(--shadow-lg); }
.svc-card:hover .svc-card__img img{ transform:scale(1.08); }
.svc-card:hover::before{
  background:linear-gradient(180deg, rgba(12,29,22,.36) 0%, rgba(16,36,28,.72) 46%, rgba(12,29,22,.96) 100%);
}
.svc-card__no{
  position:absolute; top:clamp(1.25rem,2vw,1.9rem); right:clamp(1.25rem,2vw,1.9rem);
  font-family:var(--display); font-size:1.35rem; font-weight:300; letter-spacing:.06em;
  color:rgba(247,243,235,.5);
}
.svc-card__ico{
  width:46px; height:46px; display:grid; place-items:center; margin-bottom:1.15rem;
  border:1px solid rgba(200,162,76,.5); border-radius:50%; color:var(--gold-soft);
  background:rgba(12,29,22,.34);
  -webkit-backdrop-filter:blur(6px); backdrop-filter:blur(6px);
  transition:background .55s var(--ease), color .55s var(--ease), border-color .55s var(--ease), transform .6s var(--ease-out);
}
.svc-card__ico svg{ width:21px; height:21px; }
.svc-card:hover .svc-card__ico{ background:var(--gold); color:var(--green-900); border-color:var(--gold); transform:translateY(-3px) rotate(-4deg); }
.svc-card h3{ font-size:clamp(1.4rem,1.15rem + .8vw,1.85rem); font-weight:400; letter-spacing:.01em; text-transform:uppercase; }
.svc-card__text{
  font-size:.875rem; line-height:1.62; color:rgba(247,243,235,.72); margin-top:.7rem;
  max-width:44ch;
}
.svc-card__more{
  display:inline-flex; align-items:center; gap:.6em; margin-top:1.15rem;
  font-size:.6875rem; font-weight:500; letter-spacing:.18em; text-transform:uppercase; color:var(--gold-soft);
  opacity:0; transform:translateY(10px);
  transition:opacity .5s var(--ease), transform .5s var(--ease-out);
}
.svc-card__more svg{ width:.95em; height:.95em; }
.svc-card:hover .svc-card__more,.svc-card:focus-visible .svc-card__more{ opacity:1; transform:none; }
@media (hover:none){ .svc-card__more{ opacity:1; transform:none; } }

/* ---------- 11. SERVICE HUB (expanding panels) ---------- */
.hub{ display:flex; gap:.5rem; height:clamp(420px,58vh,600px); }
.hub__panel{
  position:relative; flex:1 1 0; min-width:0; overflow:hidden; isolation:isolate;
  border-radius:var(--radius-lg); background:var(--green-900); color:var(--cream);
  display:flex; align-items:flex-end;
  transition:flex-grow .85s var(--ease-out);
  cursor:pointer;
}
.hub__panel img{ position:absolute; inset:0; z-index:-2; width:100%; height:100%; object-fit:cover; transition:transform 1.2s var(--ease-out), filter .8s var(--ease); filter:saturate(.72) brightness(.72); }
.hub__panel::before{
  content:""; position:absolute; inset:0; z-index:-1;
  background:linear-gradient(180deg, rgba(12,29,22,.34) 0%, rgba(12,29,22,.62) 50%, rgba(12,29,22,.95) 100%);
  transition:background .8s var(--ease);
}
.hub__body{ position:relative; padding:clamp(1.4rem,2vw,2rem); width:100%; }
.hub__no{ font-family:var(--display); font-size:.95rem; color:var(--gold); letter-spacing:.1em; }
.hub__ico{ width:38px; height:38px; color:var(--gold-soft); margin-bottom:1rem; transition:transform .7s var(--ease-out), color .5s var(--ease); }
.hub__ico svg{ width:100%; height:100%; }
.hub__title{
  font-family:var(--display); font-size:clamp(1.15rem,1rem + .55vw,1.6rem); font-weight:400;
  letter-spacing:.04em; text-transform:uppercase; line-height:1.15; margin-top:.5rem;
}
.hub__reveal{
  overflow:hidden; max-height:0; opacity:0;
  transition:max-height .8s var(--ease-out), opacity .5s var(--ease), margin-top .6s var(--ease);
}
.hub__reveal p{ font-size:.875rem; line-height:1.6; color:rgba(247,243,235,.76); max-width:46ch; }
.hub__panel.is-active{ flex-grow:2.6; }
.hub__panel.is-active img{ transform:scale(1.06); filter:saturate(1) brightness(.86); }
.hub__panel.is-active::before{ background:linear-gradient(180deg, rgba(12,29,22,.2) 0%, rgba(12,29,22,.5) 46%, rgba(12,29,22,.95) 100%); }
.hub__panel.is-active .hub__ico{ transform:translateY(-4px) scale(1.06); color:var(--gold); }
.hub__panel.is-active .hub__reveal{ max-height:260px; opacity:1; margin-top:.9rem; }
.hub__panel.is-active .btn{ pointer-events:auto; }

/* ---------- 12. CARDS ---------- */
.card{
  position:relative; background:var(--paper); border:1px solid var(--rule-soft);
  border-radius:var(--radius-lg); padding:clamp(1.6rem,2.4vw,2.25rem);
  display:flex; flex-direction:column; gap:.85rem; overflow:hidden;
  transition:transform .55s var(--ease-out), box-shadow .55s var(--ease), border-color .55s var(--ease);
}
.card::before{
  content:""; position:absolute; left:0; top:0; width:100%; height:2px;
  background:linear-gradient(90deg,var(--gold),var(--gold-soft));
  transform:scaleX(0); transform-origin:left; transition:transform .6s var(--ease-out);
}
.card:hover{ transform:translateY(-5px); box-shadow:var(--shadow-md); border-color:var(--rule-gold); }
.card:hover::before{ transform:scaleX(1); }
.card__ico{
  width:44px; height:44px; display:grid; place-items:center; border-radius:50%;
  background:rgba(200,162,76,.12); color:var(--gold-deep); margin-bottom:.4rem;
  transition:background .5s var(--ease), color .5s var(--ease), transform .6s var(--ease-out);
}
.card__ico svg{ width:20px; height:20px; }
.card:hover .card__ico{ background:var(--green-800); color:var(--gold-soft); transform:rotate(-5deg); }
.card h4{ font-size:1.0625rem; font-weight:500; letter-spacing:.01em; }
.card p{ font-size:.9rem; line-height:1.66; color:var(--ink-3); }
.card__no{
  position:absolute; right:1.1rem; top:.6rem;
  font-family:var(--display); font-size:2.6rem; font-weight:300;
  color:rgba(20,20,15,.05); letter-spacing:-.02em;
}
.section--dark .card{ background:rgba(247,243,235,.04); border-color:rgba(247,243,235,.1); }
.section--dark .card h4{ color:var(--cream); }
.section--dark .card p{ color:rgba(247,243,235,.66); }
.section--dark .card__ico{ background:rgba(200,162,76,.16); color:var(--gold-soft); }
.section--dark .card__no{ color:rgba(247,243,235,.06); }

/* compact list-style service rows */
.rows{ border-top:1px solid var(--rule); }
.row-item{
  display:grid; grid-template-columns:auto 1fr auto; align-items:center; gap:clamp(1rem,3vw,2.5rem);
  padding:clamp(1.35rem,2.4vw,2rem) 0; border-bottom:1px solid var(--rule);
  transition:padding-inline .5s var(--ease), background .5s var(--ease);
}
.row-item:hover{ background:linear-gradient(90deg, rgba(200,162,76,.09), transparent 70%); padding-inline:1.25rem; }
.row-item__no{ font-family:var(--display); font-size:1rem; color:var(--gold-deep); letter-spacing:.08em; min-width:2.2rem; }
.row-item__main h4{ font-size:clamp(1.05rem,.98rem + .35vw,1.3rem); font-weight:500; }
.row-item__main p{ font-size:.9rem; color:var(--ink-3); margin-top:.35rem; max-width:74ch; line-height:1.62; }
.row-item__ico{ width:40px; height:40px; display:grid; place-items:center; border:1px solid var(--rule-gold); border-radius:50%; color:var(--gold-deep); transition:background .5s var(--ease), color .5s var(--ease), transform .5s var(--ease-out); }
.row-item__ico svg{ width:18px; height:18px; }
.row-item:hover .row-item__ico{ background:var(--green-800); color:var(--gold-soft); border-color:var(--green-800); transform:translateX(4px); }

/* ---------- 13. SPLIT / FEATURE ---------- */
.split{ display:grid; grid-template-columns:1fr 1fr; gap:clamp(2rem,5vw,5rem); align-items:center; }
.split--wide-left{ grid-template-columns:1.15fr 1fr; }
.split__media{ position:relative; border-radius:var(--radius-lg); overflow:hidden; }
.split__media img{ width:100%; aspect-ratio:4/5; object-fit:cover; transition:transform 1.2s var(--ease-out); }
.split__media:hover img{ transform:scale(1.04); }
.split__media--wide img{ aspect-ratio:3/2; }
.split__body > * + *{ margin-top:1.4rem; }
.split__badge{
  position:absolute; left:0; bottom:0; background:var(--green-800); color:var(--cream);
  padding:1.15rem 1.5rem; max-width:74%;
}
.split__badge strong{ display:block; font-family:var(--display); font-size:1.5rem; font-weight:400; color:var(--gold-soft); }
.split__badge span{ font-size:.75rem; letter-spacing:.14em; text-transform:uppercase; color:rgba(247,243,235,.66); }

.check-list{ display:flex; flex-direction:column; gap:.9rem; }
.check-list li{ display:flex; gap:.85rem; align-items:flex-start; font-size:.9375rem; line-height:1.6; }
.check-list svg{ width:17px; height:17px; color:var(--gold-deep); flex:none; margin-top:.32rem; }
.section--dark .check-list svg{ color:var(--gold); }
.section--dark .check-list li{ color:rgba(247,243,235,.82); }

/* ---------- 14. STATS ---------- */
.stat-card{
  position:relative; padding:clamp(1.9rem,3vw,2.6rem);
  background:var(--paper); border:1px solid var(--rule-soft); border-radius:var(--radius-lg);
  display:flex; flex-direction:column; gap:.8rem; overflow:hidden;
  transition:transform .55s var(--ease-out), box-shadow .55s var(--ease);
}
.stat-card:hover{ transform:translateY(-5px); box-shadow:var(--shadow-md); }
.stat-card__ico{ width:34px; height:34px; color:var(--gold-deep); }
.stat-card h3{ font-size:clamp(1.35rem,1.1rem + .8vw,1.8rem); font-weight:400; }
.stat-card p{ font-size:.9rem; color:var(--ink-3); line-height:1.65; }
.stat-card__rule{ width:2.5rem; height:1px; background:var(--gold); opacity:.6; }

/* ---------- 15. TIMELINE (steps) ---------- */
.timeline{ position:relative; display:grid; gap:0; }
.timeline::before{
  content:""; position:absolute; left:calc(clamp(3rem,5vw,4.5rem) / 2); top:1.4rem; bottom:1.4rem; width:1px;
  background:linear-gradient(180deg,var(--rule-gold),var(--rule-gold) 70%,transparent);
}
.step{
  position:relative; display:grid; grid-template-columns:clamp(3rem,5vw,4.5rem) 1fr; gap:clamp(1.25rem,3vw,2.5rem);
  padding-block:clamp(1.4rem,2.6vw,2.1rem);
}
.step:not(:last-child) .step__body{ border-bottom:1px solid var(--rule); padding-bottom:clamp(1.4rem,2.6vw,2.1rem); }
.step__dot{
  position:relative; z-index:1; width:clamp(3rem,5vw,4.5rem); height:clamp(3rem,5vw,4.5rem);
  border-radius:50%; display:grid; place-items:center;
  background:var(--cream); border:1px solid var(--rule-gold);
  font-family:var(--display); font-size:1.15rem; color:var(--gold-deep);
  transition:background .5s var(--ease), color .5s var(--ease), border-color .5s var(--ease), transform .6s var(--ease-out);
}
.step:hover .step__dot{ background:var(--green-800); color:var(--gold-soft); border-color:var(--green-800); transform:scale(1.06); }
.step__label{ font-size:.625rem; letter-spacing:.24em; text-transform:uppercase; color:var(--gold-deep); }
.step h4{ font-size:clamp(1.1rem,1rem + .4vw,1.35rem); font-weight:500; margin-top:.45rem; }
.step p{ font-size:.9375rem; color:var(--ink-3); line-height:1.65; margin-top:.5rem; max-width:70ch; }
.section--cream2 .step__dot{ background:var(--cream-2); }

/* ---------- 16. PROCESS FLOW ---------- */
.flow{ display:grid; grid-template-columns:repeat(auto-fit,minmax(180px,1fr)); gap:0; border:1px solid var(--rule-gold); border-radius:var(--radius-lg); overflow:hidden; }
.flow__node{
  position:relative; padding:clamp(1.5rem,2.6vw,2.25rem) clamp(1.1rem,2vw,1.6rem);
  border-right:1px solid var(--rule-gold);
  display:flex; flex-direction:column; gap:.7rem; background:var(--paper);
  transition:background .5s var(--ease);
}
.flow__node:last-child{ border-right:0; }
.flow__node:hover{ background:rgba(200,162,76,.08); }
.flow__no{ font-family:var(--display); font-size:1.05rem; color:var(--gold-deep); }
.flow__node h4{ font-size:.9375rem; font-weight:500; letter-spacing:.03em; text-transform:uppercase; line-height:1.35; }
.flow__node p{ font-size:.8125rem; color:var(--ink-3); line-height:1.6; }
.flow__node::after{
  content:""; position:absolute; right:-1px; top:50%; width:9px; height:9px;
  border-right:1px solid var(--gold); border-bottom:1px solid var(--gold);
  transform:translate(50%,-50%) rotate(-45deg); background:var(--paper);
}
.flow__node:last-child::after{ display:none; }
.section--dark .flow{ border-color:rgba(247,243,235,.16); }
.section--dark .flow__node{ background:rgba(247,243,235,.03); border-right-color:rgba(247,243,235,.16); }
.section--dark .flow__node:hover{ background:rgba(200,162,76,.12); }
.section--dark .flow__node h4{ color:var(--cream); }
.section--dark .flow__node p{ color:rgba(247,243,235,.62); }
.section--dark .flow__node::after{ background:#17332a; border-color:var(--gold); }

/* ---------- 17. REAL ESTATE ---------- */
.cat-grid{ display:grid; grid-template-columns:repeat(4,1fr); gap:1px; background:var(--rule); border:1px solid var(--rule); }
.cat{
  background:var(--cream); padding:clamp(1.5rem,2.4vw,2.1rem);
  display:flex; flex-direction:column; gap:.6rem; min-height:172px;
  transition:background .5s var(--ease), color .5s var(--ease);
}
.cat svg{ width:22px; height:22px; color:var(--gold-deep); transition:color .5s var(--ease), transform .6s var(--ease-out); }
.cat h4{ font-size:.9375rem; font-weight:500; letter-spacing:.06em; text-transform:uppercase; margin-top:auto; }
.cat p{ font-size:.8125rem; color:var(--ink-3); line-height:1.55; }
.cat:hover{ background:var(--green-800); color:var(--cream); }
.cat:hover svg{ color:var(--gold); transform:translateY(-3px); }
.cat:hover p{ color:rgba(247,243,235,.68); }

.filters{
  display:grid; grid-template-columns:repeat(5,1fr) auto; gap:.75rem; align-items:end;
  background:var(--paper); border:1px solid var(--rule); border-radius:var(--radius-lg);
  padding:clamp(1.1rem,2vw,1.6rem); box-shadow:var(--shadow-sm);
}
.field{ display:flex; flex-direction:column; gap:.45rem; min-width:0; }
.field label{ font-size:.625rem; letter-spacing:.2em; text-transform:uppercase; color:var(--ink-4); }
.field select,.field input,.field textarea{
  width:100%; padding:.8rem .9rem; background:var(--cream);
  border:1px solid var(--rule); border-radius:var(--radius);
  font-size:.875rem; color:var(--ink); appearance:none;
  transition:border-color .35s var(--ease), background .35s var(--ease), box-shadow .35s var(--ease);
}
.field textarea{ resize:vertical; min-height:132px; line-height:1.6; }
.field select{
  background-image:url("data:image/svg+xml;charset=utf8,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%235E5E52' stroke-width='1.6'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E");
  background-repeat:no-repeat; background-position:right .8rem center; background-size:14px; padding-right:2.2rem;
}
.field select:focus,.field input:focus,.field textarea:focus{
  outline:none; border-color:var(--gold); background:var(--paper);
  box-shadow:0 0 0 3px rgba(200,162,76,.14);
}
.field input::placeholder,.field textarea::placeholder{ color:var(--ink-4); }

.results-bar{ display:flex; align-items:baseline; justify-content:space-between; gap:1rem; flex-wrap:wrap; margin-top:2.5rem; }
.results-bar strong{ font-family:var(--display); font-size:1.6rem; font-weight:400; color:var(--green-700); }

.prop-grid{ display:grid; grid-template-columns:repeat(3,1fr); gap:clamp(1.25rem,2.2vw,1.9rem); margin-top:1.6rem; }
.prop{
  background:var(--paper); border:1px solid var(--rule-soft); border-radius:var(--radius-lg);
  overflow:hidden; display:flex; flex-direction:column;
  transition:transform .55s var(--ease-out), box-shadow .55s var(--ease), border-color .5s var(--ease);
}
.prop:hover{ transform:translateY(-6px); box-shadow:var(--shadow-md); border-color:var(--rule-gold); }
.prop__media{ position:relative; overflow:hidden; aspect-ratio:4/3; }
.prop__media img{ width:100%; height:100%; object-fit:cover; transition:transform 1.1s var(--ease-out); }
.prop:hover .prop__media img{ transform:scale(1.07); }
.prop__tag{
  position:absolute; top:.9rem; left:.9rem;
  background:rgba(16,36,28,.82); -webkit-backdrop-filter:blur(6px); backdrop-filter:blur(6px);
  color:var(--cream); font-size:.5625rem; font-weight:500; letter-spacing:.2em; text-transform:uppercase;
  padding:.45rem .8rem; border-radius:2px;
}
.prop__tag--gold{ background:rgba(200,162,76,.94); color:var(--green-900); }
.prop__body{ padding:clamp(1.25rem,2vw,1.6rem); display:flex; flex-direction:column; gap:.7rem; flex:1; }
.prop__loc{ display:flex; align-items:center; gap:.45em; font-size:.6875rem; letter-spacing:.16em; text-transform:uppercase; color:var(--gold-deep); }
.prop__loc svg{ width:13px; height:13px; }
.prop h4{ font-family:var(--display); font-size:1.35rem; font-weight:400; letter-spacing:.005em; line-height:1.22; }
.prop__meta{ display:flex; flex-wrap:wrap; gap:.5rem 1.15rem; font-size:.8125rem; color:var(--ink-3); padding-block:.35rem; }
.prop__meta span{ display:flex; align-items:center; gap:.45em; }
.prop__meta svg{ width:14px; height:14px; color:var(--ink-4); }
.prop__foot{ display:flex; align-items:center; justify-content:space-between; gap:1rem; margin-top:auto; padding-top:.9rem; border-top:1px solid var(--rule-soft); }
.prop__price{ font-family:var(--display); font-size:1.3rem; font-weight:500; color:var(--green-700); }
.prop__price small{ font-family:var(--sans); font-size:.6875rem; font-weight:400; letter-spacing:.1em; color:var(--ink-4); text-transform:uppercase; }
.prop.is-hidden{ display:none; }
.no-results{ padding:3.5rem 1rem; text-align:center; color:var(--ink-3); border:1px dashed var(--rule); border-radius:var(--radius-lg); margin-top:1.6rem; }

.note{
  display:flex; gap:.85rem; align-items:flex-start;
  padding:1.1rem 1.35rem; border-left:2px solid var(--gold);
  background:rgba(200,162,76,.08); border-radius:0 var(--radius) var(--radius) 0;
  font-size:.875rem; line-height:1.65; color:var(--ink-3);
}
.note svg{ width:17px; height:17px; color:var(--gold-deep); flex:none; margin-top:.28rem; }
.section--dark .note{ background:rgba(200,162,76,.1); color:rgba(247,243,235,.72); }

/* ---------- 18. MAP ---------- */
.map-wrap{ position:relative; border-radius:var(--radius-lg); overflow:hidden; border:1px solid var(--rule); box-shadow:var(--shadow-sm); }
.map-wrap iframe{ display:block; width:100%; height:clamp(360px,52vh,540px); border:0; filter:saturate(.86) contrast(1.03); }
.map-card{
  position:absolute; left:clamp(1rem,2.5vw,2rem); bottom:clamp(1rem,2.5vw,2rem);
  background:rgba(252,250,246,.9); -webkit-backdrop-filter:blur(18px) saturate(180%); backdrop-filter:blur(18px) saturate(180%);
  border:1px solid var(--rule); border-radius:var(--radius-lg); box-shadow:var(--shadow-md);
  padding:clamp(1.25rem,2vw,1.7rem); max-width:330px; display:flex; flex-direction:column; gap:.8rem;
}
.map-card__brand{ display:flex; align-items:center; }
.map-card__brand img{ height:26px; width:auto; }
.map-card p{ font-size:.875rem; color:var(--ink-3); line-height:1.6; }

/* ---------- 19. CONTACT ---------- */
.channels{ display:grid; grid-template-columns:repeat(auto-fit,minmax(200px,1fr)); gap:clamp(.85rem,1.6vw,1.25rem); }
.channel{
  position:relative; display:flex; flex-direction:column; gap:.55rem;
  padding:clamp(1.35rem,2.2vw,1.85rem); border-radius:var(--radius-lg);
  border:1px solid var(--rule); background:var(--paper); overflow:hidden;
  transition:transform .5s var(--ease-out), box-shadow .5s var(--ease), border-color .5s var(--ease), background .5s var(--ease);
}
.channel__ico{ width:40px; height:40px; display:grid; place-items:center; border-radius:50%; background:rgba(200,162,76,.13); color:var(--gold-deep); transition:background .5s var(--ease), color .5s var(--ease), transform .55s var(--ease-out); }
.channel__ico svg{ width:19px; height:19px; }
.channel strong{ font-size:.9375rem; font-weight:500; }
.channel span{ font-size:.8125rem; color:var(--ink-3); word-break:break-word; }
.channel:hover{ transform:translateY(-5px); box-shadow:var(--shadow-md); border-color:var(--rule-gold); }
.channel:hover .channel__ico{ background:var(--green-800); color:var(--gold-soft); transform:scale(1.06); }
.channel[aria-disabled="true"]{ opacity:.72; }
.section--dark .channel{ background:rgba(247,243,235,.04); border-color:rgba(247,243,235,.12); }
.section--dark .channel strong{ color:var(--cream); }
.section--dark .channel span{ color:rgba(247,243,235,.6); }
.section--dark .channel__ico{ background:rgba(200,162,76,.16); color:var(--gold-soft); }

.form-wrap{ background:var(--paper); border:1px solid var(--rule); border-radius:var(--radius-lg); padding:clamp(1.6rem,3vw,2.75rem); box-shadow:var(--shadow-sm); }
.form-grid{ display:grid; grid-template-columns:1fr 1fr; gap:1.15rem; }
.form-grid .field--full{ grid-column:1 / -1; }
.form-foot{ display:flex; flex-wrap:wrap; align-items:center; gap:1rem 1.5rem; margin-top:1.6rem; }
.form-foot p{ font-size:.75rem; color:var(--ink-4); line-height:1.55; max-width:40ch; }
.form-status{
  margin-top:1.1rem; padding:.9rem 1.1rem; border-radius:var(--radius);
  font-size:.875rem; background:rgba(42,90,70,.1); border-left:2px solid var(--green-500); color:var(--green-700);
  display:none;
}
.form-status.is-visible{ display:block; }
.field-error{ font-size:.75rem; color:#9B3B2E; display:none; }
.field.has-error .field-error{ display:block; }
.field.has-error input,.field.has-error select,.field.has-error textarea{ border-color:#9B3B2E; }

/* ---------- 20. CTA BAND ---------- */
.cta-band{ position:relative; overflow:hidden; background:var(--green-800); color:var(--cream); isolation:isolate; }
.cta-band__bg{ position:absolute; inset:0; z-index:-2; }
.cta-band__bg img{ width:100%; height:100%; object-fit:cover; opacity:.3; }
.cta-band::before{
  content:""; position:absolute; inset:0; z-index:-1;
  background:linear-gradient(100deg, rgba(12,29,22,.95) 20%, rgba(12,29,22,.62) 100%);
}
.cta-band__inner{ display:flex; flex-wrap:wrap; align-items:center; justify-content:space-between; gap:2rem; padding-block:clamp(3.25rem,6vw,5.25rem); }
.cta-band h2{ max-width:20ch; }
.cta-band p{ color:rgba(247,243,235,.72); margin-top:1rem; max-width:52ch; }

/* ---------- 21. FOOTER ---------- */
.footer{ background:var(--green-900); color:rgba(247,243,235,.72); padding-top:clamp(3.5rem,7vw,6rem); }
.footer__top{ display:grid; grid-template-columns:1.4fr 1fr 1fr 1.2fr; gap:clamp(2rem,4vw,3.5rem); padding-bottom:clamp(2.5rem,5vw,4rem); }
.footer__tag{ font-family:var(--display); font-style:italic; font-size:1.15rem; color:var(--gold-soft); margin-top:1.35rem; max-width:26ch; line-height:1.4; }
.footer__desc{ font-size:.875rem; line-height:1.7; margin-top:1rem; max-width:38ch; color:rgba(247,243,235,.6); }
.footer h4{ font-size:.6875rem; font-weight:500; letter-spacing:.24em; text-transform:uppercase; color:var(--gold-soft); margin-bottom:1.35rem; }
.footer__list{ display:flex; flex-direction:column; gap:.75rem; font-size:.875rem; }
.footer__list a{ position:relative; display:inline-block; transition:color .35s var(--ease), transform .35s var(--ease); }
.footer__list a:hover{ color:var(--cream); transform:translateX(4px); }
.footer__contact{ display:flex; flex-direction:column; gap:1rem; font-size:.875rem; }
.footer__contact a,.footer__contact div{ display:flex; gap:.75rem; align-items:flex-start; line-height:1.55; transition:color .35s var(--ease); }
.footer__contact a:hover{ color:var(--gold-soft); }
.footer__contact svg{ width:16px; height:16px; color:var(--gold); flex:none; margin-top:.28rem; }
.footer__social{ display:flex; gap:.55rem; margin-top:.4rem; }
.footer__social .icon-btn{ color:rgba(247,243,235,.8); border:1px solid rgba(247,243,235,.18); }
.footer__social .icon-btn:hover{ background:var(--gold); color:var(--green-900); border-color:var(--gold); }
.footer__bottom{
  display:flex; flex-wrap:wrap; align-items:center; justify-content:space-between; gap:1rem 2rem;
  padding-block:1.6rem; border-top:1px solid rgba(247,243,235,.12);
  font-size:.75rem; color:rgba(247,243,235,.5);
}
.footer__legal{ display:flex; flex-wrap:wrap; gap:1.25rem; }
.footer__legal a:hover{ color:var(--gold-soft); }

/* ---------- 22. FLOATING CONTACT ---------- */
.fab{ position:fixed; right:clamp(1rem,2.4vw,1.75rem); bottom:clamp(1rem,2.4vw,1.75rem); z-index:110; display:flex; flex-direction:column; align-items:flex-end; gap:.65rem; }
.fab__menu{ display:flex; flex-direction:column; align-items:flex-end; gap:.55rem; }
.fab__item{
  display:flex; align-items:center; gap:.7rem; padding:.55rem .55rem .55rem 1rem;
  background:rgba(252,250,246,.94); -webkit-backdrop-filter:blur(14px) saturate(180%); backdrop-filter:blur(14px) saturate(180%);
  border:1px solid var(--rule); border-radius:100px; box-shadow:var(--shadow-md);
  font-size:.75rem; font-weight:500; letter-spacing:.1em; text-transform:uppercase; color:var(--ink-2);
  opacity:0; visibility:hidden; transform:translateY(12px) scale(.94);
  transition:opacity .4s var(--ease), transform .45s var(--ease-out), visibility .4s, color .3s var(--ease), border-color .3s var(--ease);
}
.fab.is-open .fab__item{ opacity:1; visibility:visible; transform:none; }
.fab.is-open .fab__item:nth-child(1){ transition-delay:.20s; }
.fab.is-open .fab__item:nth-child(2){ transition-delay:.15s; }
.fab.is-open .fab__item:nth-child(3){ transition-delay:.10s; }
.fab.is-open .fab__item:nth-child(4){ transition-delay:.05s; }
.fab.is-open .fab__item:nth-child(5){ transition-delay:.01s; }
.fab__item:hover{ color:var(--green-700); border-color:var(--gold); }
.fab__item i{ display:grid; place-items:center; width:32px; height:32px; border-radius:50%; background:var(--green-800); color:var(--gold-soft); flex:none; }
.fab__item i svg{ width:16px; height:16px; }
.fab__item:hover i{ background:var(--gold); color:var(--green-900); }
.fab__toggle{
  position:relative; width:58px; height:58px; border-radius:50%;
  background:#1EA855; color:#fff; display:grid; place-items:center;
  box-shadow:0 10px 30px rgba(12,29,22,.28); cursor:pointer;
  transition:transform .5s var(--ease-out), background .4s var(--ease);
}
.fab__toggle svg{ width:27px; height:27px; transition:transform .45s var(--ease-out), opacity .3s var(--ease); }
.fab__toggle .ico-close{ position:absolute; opacity:0; transform:rotate(-45deg) scale(.7); width:22px; height:22px; }
.fab.is-open .fab__toggle{ background:var(--green-800); }
.fab.is-open .fab__toggle .ico-wa{ opacity:0; transform:rotate(45deg) scale(.7); }
.fab.is-open .fab__toggle .ico-close{ opacity:1; transform:none; }
.fab__toggle:hover{ transform:scale(1.06); }
.fab__toggle::after{
  content:""; position:absolute; inset:0; border-radius:50%; border:1px solid rgba(30,168,85,.5);
  animation:pulse 2.6s var(--ease) infinite;
}
.fab.is-open .fab__toggle::after{ display:none; }
@keyframes pulse{ 0%{ transform:scale(1); opacity:.8; } 70%{ transform:scale(1.5); opacity:0; } 100%{ opacity:0; } }

/* ---------- 23. REVEAL ANIMATIONS ---------- */
[data-reveal]{ opacity:0; transform:translateY(26px); transition:opacity .9s var(--ease), transform .9s var(--ease-out); }
[data-reveal].is-in{ opacity:1; transform:none; }
[data-reveal="fade"]{ transform:none; }
[data-reveal="left"]{ transform:translateX(-30px); }
[data-reveal="right"]{ transform:translateX(30px); }
[data-reveal="zoom"]{ transform:scale(.965); }
[data-reveal].is-in{ transform:none; }
[data-reveal-delay="1"]{ transition-delay:.09s; }
[data-reveal-delay="2"]{ transition-delay:.18s; }
[data-reveal-delay="3"]{ transition-delay:.27s; }
[data-reveal-delay="4"]{ transition-delay:.36s; }
[data-reveal-delay="5"]{ transition-delay:.45s; }

.mask-line{ display:block; overflow:hidden; }
.mask-line > span{ display:block; transform:translateY(105%); transition:transform 1.1s var(--ease-out); }
.is-in .mask-line > span,.mask-line.is-in > span{ transform:none; }
.mask-line:nth-child(2) > span{ transition-delay:.1s; }

@media (prefers-reduced-motion: reduce){
  *,*::before,*::after{ animation-duration:.01ms !important; animation-iteration-count:1 !important; transition-duration:.01ms !important; }
  [data-reveal]{ opacity:1 !important; transform:none !important; }
  .mask-line > span{ transform:none !important; }
  .hero__media img,.hero__media video{ animation:none; transform:none; }
}

/* ---------- 24. LEGAL / PROSE PAGES ---------- */
.prose > * + *{ margin-top:1.35rem; }
.prose h2{ font-size:clamp(1.5rem,1.2rem + 1.1vw,2.1rem); margin-top:2.75rem; }
.prose h3{ font-size:1.25rem; margin-top:2rem; }
.prose p,.prose li{ color:var(--ink-3); line-height:1.78; }
.prose ul{ display:flex; flex-direction:column; gap:.6rem; padding-left:1.1rem; }
.prose ul li{ list-style:disc; }
.prose strong{ color:var(--ink); font-weight:500; }

/* ---------- 25. RESPONSIVE ---------- */
/* the social icons are duplicated in the footer and the floating button, so
   they are the first thing to go when the nav needs the room */
@media (max-width:1439px){
  .header__social{ display:none; }
}
@media (max-width:1320px){
  .nav{ display:none; }
  .burger{ display:grid; }
}
@media (max-width:1180px){
  .footer__top{ grid-template-columns:1fr 1fr; }
  .trust__grid{ grid-template-columns:repeat(2,1fr); }
  .channels{ grid-template-columns:repeat(2,1fr); }
  .cat-grid{ grid-template-columns:repeat(2,1fr); }
  .prop-grid{ grid-template-columns:repeat(2,1fr); }
  .filters{ grid-template-columns:repeat(3,1fr); }
  .filters .field--action{ grid-column:1 / -1; }
}
@media (max-width:1024px){
  :root{ --header-h:78px; }
  .svc-grid{ grid-template-columns:repeat(2,1fr); }
  .svc-card,.svc-card:nth-child(4),.svc-card:nth-child(5){ grid-column:span 1; min-height:340px; }
  .svc-card:nth-child(1){ grid-column:span 2; min-height:380px; }
  .split,.split--wide-left{ grid-template-columns:1fr; gap:2.25rem; }
  .split__media img{ aspect-ratio:16/10; }
  .grid-3,.grid-4{ grid-template-columns:repeat(2,1fr); }
  .flow{ grid-template-columns:repeat(2,1fr); }
  .flow__node{ border-bottom:1px solid var(--rule-gold); }
  .flow__node::after{ display:none; }

  /* hub becomes a horizontal swipe rail */
  .hub{
    height:auto; gap:1rem;
    display:grid; grid-auto-flow:column; grid-auto-columns:78%;
    overflow-x:auto; scroll-snap-type:x mandatory;
    scroll-padding-inline:var(--gutter);
    padding-bottom:1rem; -webkit-overflow-scrolling:touch;
    scrollbar-width:none;
  }
  .hub::-webkit-scrollbar{ display:none; }
  .hub__panel{ scroll-snap-align:center; min-height:440px; flex:none; }
  .hub__panel img{ filter:saturate(.9) brightness(.8); }
  .hub__reveal{ max-height:260px; opacity:1; margin-top:.9rem; }
  .hub__panel.is-active{ flex-grow:0; }
}
@media (max-width:760px){
  :root{ --section-y:clamp(3.5rem,11vw,5rem); }
  .hero{ min-height:92svh; }
  .hero__foot{ flex-direction:column; align-items:flex-start; gap:1.5rem; }
  .hero__cta{ width:100%; }
  .hero__cta .btn{ flex:1 1 auto; }
  .hero__tags{ gap:.4rem .8rem; font-size:.625rem; letter-spacing:.18em; }
  .page-hero{ min-height:520px; }
  .grid-2,.grid-3,.grid-4{ grid-template-columns:1fr; }
  .svc-grid{ grid-template-columns:1fr; }
  .svc-card,.svc-card:nth-child(1),.svc-card:nth-child(4),.svc-card:nth-child(5){ grid-column:span 1; min-height:320px; }
  .trust__grid{ grid-template-columns:1fr; }
  .cat-grid{ grid-template-columns:1fr; }
  .prop-grid{ grid-template-columns:1fr; }
  .channels{ grid-template-columns:1fr; }
  .filters{ grid-template-columns:1fr; }
  .form-grid{ grid-template-columns:1fr; }
  .footer__top{ grid-template-columns:1fr; gap:2.25rem; }
  .flow{ grid-template-columns:1fr; }
  .row-item{ grid-template-columns:auto 1fr; }
  .row-item__ico{ display:none; }
  .map-card{ position:static; max-width:none; border-radius:0; border-width:1px 0 0; box-shadow:none; }
  .map-wrap iframe{ height:320px; }
  .cta-band__inner{ flex-direction:column; align-items:flex-start; }
  .hub{ grid-auto-columns:86%; }
  .fab__toggle{ width:54px; height:54px; }

  /* touch targets: everything tappable clears 44px on phones */
  .btn{ padding:1.25em 1.7em; min-height:44px; }
  .btn--sm{ padding:1.1em 1.5em; min-height:44px; }
  .icon-btn{ width:44px; height:44px; }
  .drawer__lang{ padding:.85rem 1.2rem; }
  .link-u{ padding-block:.6rem .5rem; }
  .crumbs a{ padding-block:.35rem; }
  .step{ grid-template-columns:2.75rem 1fr; gap:1.1rem; }
  .step__dot{ width:2.75rem; height:2.75rem; font-size:1rem; }
  .timeline::before{ left:1.375rem; }
}
@media (max-width:760px){
  .brand__logo{ height:28px; }
  .header.is-stuck .brand__logo{ height:25px; }
  .brand--footer .brand__logo{ height:34px; }
}
@media (max-width:420px){
  .brand__logo{ height:24px; }
  .header.is-stuck .brand__logo{ height:22px; }
}

/* ---------- 26. PRINT ---------- */
@media print{
  .header,.drawer,.fab,.scroll-cue,.map-wrap,.cta-band{ display:none !important; }
  body{ background:#fff; color:#000; }
  .hero,.page-hero{ min-height:auto; color:#000; }
  .hero::before,.page-hero::before,.hero__media,.page-hero__media{ display:none; }
}