/* ==========================================================================
   KJH Real Estate Holdings | site.css
   One stylesheet for the whole site. Mobile first.
   ========================================================================== */

:root {
  --ink: #0B0B0C;
  --ink-2: #16171A;
  --ink-3: #1F2126;
  --white: #FFFFFF;
  --surface: #F6F7F9;
  --border: #E5E7EB;
  --border-dark: rgba(255, 255, 255, 0.12);
  --text: #111827;
  --muted: #6B7280;
  --muted-dark: #A1A7B3;
  --green: #8DD62E;
  --green-hover: #7EC423;
  --green-text: #3F7A0B;
  --danger: #B42318;
  --danger-bg: #FEF3F2;
  --success-bg: #F3FAEA;

  --font-sans: "Inter", system-ui, -apple-system, "Segoe UI", Roboto, "Helvetica Neue", Arial, sans-serif;
  --font-display: "Inter Tight", "Inter", system-ui, -apple-system, "Segoe UI", Roboto, Arial, sans-serif;

  --s-1: 4px; --s-2: 8px; --s-3: 12px; --s-4: 16px; --s-5: 24px;
  --s-6: 32px; --s-7: 48px; --s-8: 64px; --s-9: 96px; --s-10: 128px;

  --container: 1200px;
  --gutter: 20px;
  --radius: 6px;
  --radius-lg: 10px;
  --header-h: 72px;
  --shadow-sm: 0 1px 2px rgba(16, 24, 40, 0.06);
  --shadow-md: 0 10px 30px -12px rgba(16, 24, 40, 0.18);
  --ease: cubic-bezier(0.2, 0.7, 0.2, 1);
}

@media (min-width: 768px) { :root { --gutter: 32px; --header-h: 80px; } }
@media (min-width: 1280px) { :root { --gutter: 40px; } }

/* ---------- Reset ---------- */
*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; text-size-adjust: 100%; scroll-padding-top: calc(var(--header-h) + 16px); }
body {
  margin: 0;
  background: var(--white);
  color: var(--text);
  font-family: var(--font-sans);
  font-size: 1rem;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
img, svg, picture { display: block; max-width: 100%; }
img { height: auto; }
a { color: inherit; }
button, input, select, textarea { font: inherit; color: inherit; }
h1, h2, h3, h4 { font-family: var(--font-display); color: var(--text); margin: 0; line-height: 1.12; letter-spacing: -0.02em; font-weight: 600; }
p { margin: 0 0 var(--s-4); }
ul, ol { margin: 0; padding: 0; }
:where(ul, ol)[role="list"], .list-reset { list-style: none; }
hr { border: 0; border-top: 1px solid var(--border); margin: var(--s-7) 0; }

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

/* ---------- Accessibility ---------- */
.skip-link {
  position: absolute; left: 16px; top: -100px; z-index: 1000;
  background: var(--green); color: var(--ink); font-weight: 600;
  padding: 12px 18px; border-radius: var(--radius); text-decoration: none;
}
.skip-link:focus { top: 12px; }
.sr-only {
  position: absolute !important; width: 1px; height: 1px; padding: 0; margin: -1px;
  overflow: hidden; clip: rect(0, 0, 0, 0); white-space: nowrap; border: 0;
}
:focus-visible { outline: 3px solid var(--green-text); outline-offset: 3px; border-radius: 2px; }
.on-dark :focus-visible, .site-header.is-transparent :focus-visible, .site-footer :focus-visible, .mobile-panel :focus-visible { outline-color: var(--green); }

/* ---------- Layout ---------- */
.container { width: 100%; max-width: calc(var(--container) + var(--gutter) * 2); margin-inline: auto; padding-inline: var(--gutter); }
.container--narrow { max-width: calc(800px + var(--gutter) * 2); }
.section { padding-block: var(--s-8); }
.section--tight { padding-block: var(--s-7); }
.section--surface { background: var(--surface); }
.section--border { border-top: 1px solid var(--border); }
@media (min-width: 1024px) { .section { padding-block: var(--s-9); } }

.grid { display: grid; gap: var(--s-5); }
@media (min-width: 640px) { .grid--2, .grid--4 { grid-template-columns: repeat(2, minmax(0, 1fr)); } .grid--3 { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (min-width: 1024px) { .grid--3 { grid-template-columns: repeat(3, minmax(0, 1fr)); } .grid--4 { grid-template-columns: repeat(4, minmax(0, 1fr)); } .grid { gap: var(--s-6); } }

.split { display: grid; gap: var(--s-7); align-items: start; }
@media (min-width: 1024px) {
  .split { grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: var(--s-9); }
  .split--even { grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: var(--s-8); }
  .split--center { align-items: center; }
  .split--sticky > :first-child { position: sticky; top: calc(var(--header-h) + 32px); }
}

/* ---------- Typography ---------- */
.eyebrow {
  display: inline-flex; align-items: center; gap: 12px;
  font-family: var(--font-sans); font-size: 0.75rem; font-weight: 600;
  letter-spacing: 0.16em; text-transform: uppercase; color: var(--green-text);
  margin-bottom: var(--s-4);
}
.eyebrow::before { content: ""; width: 28px; height: 2px; background: var(--green); flex: none; }
.on-dark .eyebrow { color: var(--green); }

.display { font-size: clamp(2.375rem, 1.6rem + 3.6vw, 4.25rem); line-height: 1.04; letter-spacing: -0.03em; }
.h2 { font-size: clamp(1.875rem, 1.45rem + 1.7vw, 2.75rem); line-height: 1.1; }
.h3 { font-size: 1.25rem; line-height: 1.3; letter-spacing: -0.01em; }
.lead { font-size: clamp(1.0625rem, 1rem + 0.35vw, 1.25rem); line-height: 1.6; color: var(--muted); }
.on-dark .lead { color: var(--muted-dark); }
.muted { color: var(--muted); }
.small { font-size: 0.875rem; }
.section-head { max-width: 720px; margin-bottom: var(--s-7); }
.section-head .h2 + .lead { margin-top: var(--s-4); margin-bottom: 0; }
.section-head--center { margin-inline: auto; text-align: center; }
.section-head--center .eyebrow { justify-content: center; }
.section-head--row { max-width: none; display: flex; flex-wrap: wrap; gap: var(--s-5); align-items: end; justify-content: space-between; }
.section-head--row > div { max-width: 680px; }

.prose { max-width: 72ch; }
.prose h2 { font-size: 1.5rem; margin: var(--s-7) 0 var(--s-3); }
.prose h3 { font-size: 1.125rem; margin: var(--s-6) 0 var(--s-2); }
.prose p, .prose li { color: #374151; }
.prose ul { padding-left: 1.25rem; margin-bottom: var(--s-4); }
.prose li { margin-bottom: var(--s-2); }
.prose a { color: var(--green-text); text-underline-offset: 3px; }
.prose .updated { color: var(--muted); font-size: 0.875rem; }

.link-arrow {
  display: inline-flex; align-items: center; gap: 8px; font-weight: 600; font-size: 0.9375rem;
  color: var(--text); text-decoration: none;
}
.link-arrow svg { width: 18px; height: 18px; transition: transform .25s var(--ease); }
.link-arrow:hover svg { transform: translateX(4px); }
.link-arrow:hover { color: var(--green-text); }
.on-dark .link-arrow { color: var(--white); }
.on-dark .link-arrow:hover { color: var(--green); }

/* ---------- Buttons ---------- */
.btn {
  --btn-bg: var(--green); --btn-fg: var(--ink); --btn-bd: var(--green);
  display: inline-flex; align-items: center; justify-content: center; gap: 10px;
  min-height: 48px; padding: 12px 24px; border-radius: var(--radius);
  background: var(--btn-bg); color: var(--btn-fg); border: 1px solid var(--btn-bd);
  font-weight: 600; font-size: 0.9375rem; line-height: 1.2; letter-spacing: 0; text-decoration: none;
  cursor: pointer; transition: background-color .2s, border-color .2s, color .2s, transform .2s var(--ease), box-shadow .2s;
  white-space: nowrap;
}
.btn svg { width: 18px; height: 18px; flex: none; }
.btn:hover { --btn-bg: var(--green-hover); --btn-bd: var(--green-hover); }
.btn:active { transform: translateY(1px); }
.btn--dark { --btn-bg: var(--ink); --btn-fg: var(--white); --btn-bd: var(--ink); }
.btn--dark:hover { --btn-bg: #26282D; --btn-bd: #26282D; }
.btn--outline { --btn-bg: transparent; --btn-fg: var(--text); --btn-bd: #C9CDD4; }
.btn--outline:hover { --btn-bg: var(--surface); --btn-bd: var(--text); }
.on-dark .btn--outline { --btn-fg: var(--white); --btn-bd: rgba(255, 255, 255, 0.4); }
.on-dark .btn--outline:hover { --btn-bg: rgba(255, 255, 255, 0.08); --btn-bd: var(--white); }
.btn--lg { min-height: 56px; padding: 16px 30px; font-size: 1rem; }
.btn--sm { min-height: 40px; padding: 8px 16px; font-size: 0.875rem; }
.btn--block { width: 100%; }
.btn-row { display: flex; flex-wrap: wrap; gap: var(--s-3); }
@media (max-width: 479px) { .btn-row--stack .btn { width: 100%; } }

/* ---------- Header ---------- */
.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: 100; height: var(--header-h);
  background: rgba(255, 255, 255, 0.97); border-bottom: 1px solid var(--border);
  transition: background-color .3s, border-color .3s, box-shadow .3s;
}
@supports ((-webkit-backdrop-filter: blur(8px)) or (backdrop-filter: blur(8px))) {
  .site-header { background: rgba(255, 255, 255, 0.9); -webkit-backdrop-filter: saturate(160%) blur(12px); backdrop-filter: saturate(160%) blur(12px); }
}
.site-header.is-scrolled { box-shadow: 0 6px 24px -12px rgba(16, 24, 40, 0.25); }
.site-header.is-transparent { background: transparent; border-bottom-color: transparent; -webkit-backdrop-filter: none; backdrop-filter: none; }
.header-inner { height: 100%; display: flex; align-items: center; gap: var(--s-5); }
.brand { display: inline-flex; align-items: center; flex: none; margin-right: auto; }
.brand picture, .brand img { height: 40px; width: auto; }
@media (min-width: 768px) { .brand picture, .brand img { height: 46px; } }
.brand .logo-on-dark { display: none; }
.site-header.is-transparent .brand .logo-on-dark { display: block; }
.site-header.is-transparent .brand .logo-on-light { display: none; }

.primary-nav { display: none; }
.primary-nav ul { display: flex; gap: 4px; list-style: none; }
.primary-nav a {
  position: relative; display: block; padding: 10px 14px; text-decoration: none;
  font-size: 0.9375rem; font-weight: 500; color: #374151; border-radius: var(--radius);
  transition: color .2s;
}
.primary-nav a::after {
  content: ""; position: absolute; left: 14px; right: 14px; bottom: 4px; height: 2px;
  background: var(--green); transform: scaleX(0); transform-origin: left; transition: transform .25s var(--ease);
}
.primary-nav a:hover { color: var(--text); }
.primary-nav a:hover::after, .primary-nav a[aria-current="page"]::after { transform: scaleX(1); }
.primary-nav a[aria-current="page"] { color: var(--text); }
.site-header.is-transparent .primary-nav a { color: rgba(255, 255, 255, 0.82); }
.site-header.is-transparent .primary-nav a:hover, .site-header.is-transparent .primary-nav a[aria-current="page"] { color: var(--white); }

.header-actions { display: none; align-items: center; gap: var(--s-4); }
.header-actions .mgmt-link { font-size: 0.875rem; font-weight: 500; color: var(--muted); text-decoration: none; padding: 8px 4px; }
.header-actions .mgmt-link:hover { color: var(--text); text-decoration: underline; text-underline-offset: 4px; }
.site-header.is-transparent .header-actions .mgmt-link { color: rgba(255, 255, 255, 0.7); }
.site-header.is-transparent .header-actions .mgmt-link:hover { color: var(--white); }

@media (min-width: 1080px) {
  .primary-nav { display: block; }
  .header-actions { display: flex; }
  .menu-toggle { display: none !important; }
}

.menu-toggle {
  display: inline-flex; align-items: center; justify-content: center; gap: 10px;
  height: 44px; min-width: 44px; padding: 0 12px; margin-right: -8px;
  border: 1px solid var(--border); border-radius: var(--radius); background: var(--white); cursor: pointer;
  font-size: 0.875rem; font-weight: 600; color: var(--text);
}
.menu-toggle .bars { position: relative; width: 20px; height: 14px; }
.menu-toggle .bars span { position: absolute; left: 0; right: 0; height: 2px; background: currentColor; border-radius: 2px; transition: transform .3s var(--ease), opacity .2s; }
.menu-toggle .bars span:nth-child(1) { top: 0; }
.menu-toggle .bars span:nth-child(2) { top: 6px; }
.menu-toggle .bars span:nth-child(3) { top: 12px; }
.menu-toggle[aria-expanded="true"] .bars span:nth-child(1) { transform: translateY(6px) rotate(45deg); }
.menu-toggle[aria-expanded="true"] .bars span:nth-child(2) { opacity: 0; }
.menu-toggle[aria-expanded="true"] .bars span:nth-child(3) { transform: translateY(-6px) rotate(-45deg); }
.site-header.is-transparent .menu-toggle { background: transparent; border-color: rgba(255, 255, 255, 0.3); color: var(--white); }

/* Mobile panel */
.mobile-panel {
  position: fixed; inset: var(--header-h) 0 0 0; z-index: 99; background: var(--ink); color: var(--white);
  overflow-y: auto; overscroll-behavior: contain; padding: var(--s-5) 0 var(--s-8);
  opacity: 0; visibility: hidden; transform: translateY(-8px);
  transition: opacity .25s var(--ease), transform .25s var(--ease), visibility 0s linear .25s;
}
.mobile-panel.is-open { opacity: 1; visibility: visible; transform: none; transition: opacity .25s var(--ease), transform .25s var(--ease); }
.mobile-panel[hidden] { display: none; }
.menu-toggle[hidden] { display: none !important; }
.mobile-panel nav ul { list-style: none; border-top: 1px solid var(--border-dark); }
.mobile-panel nav li { border-bottom: 1px solid var(--border-dark); }
.mobile-panel nav a {
  display: flex; align-items: center; justify-content: space-between; padding: 18px 0;
  font-family: var(--font-display); font-size: 1.5rem; font-weight: 500; letter-spacing: -0.01em;
  color: var(--white); text-decoration: none;
}
.mobile-panel nav a svg { width: 20px; height: 20px; color: var(--green); }
.mobile-panel nav a[aria-current="page"] { color: var(--green); }
.mobile-panel .panel-actions { display: grid; gap: var(--s-3); margin-top: var(--s-6); }
.mobile-panel .panel-meta { margin-top: var(--s-7); color: var(--muted-dark); font-size: 0.875rem; }
.mobile-panel .panel-meta a { color: var(--white); }
body.menu-open { overflow: hidden; }
body.menu-open .site-header { background: var(--ink); border-bottom-color: var(--border-dark); -webkit-backdrop-filter: none; backdrop-filter: none; }
body.menu-open .site-header .brand .logo-on-dark { display: block; }
body.menu-open .site-header .brand .logo-on-light { display: none; }
body.menu-open .site-header .menu-toggle { background: transparent; color: var(--white); border-color: rgba(255, 255, 255, 0.3); }

/* ---------- Hero ---------- */
.on-dark { background: var(--ink); color: var(--white); }
.on-dark h1, .on-dark h2, .on-dark h3 { color: var(--white); }

.hero {
  position: relative; overflow: hidden; isolation: isolate;
  padding-top: calc(var(--header-h) + var(--s-8)); padding-bottom: var(--s-8);
  min-height: min(880px, 100svh);
  display: flex; flex-direction: column; justify-content: center;
}
.hero__media {
  position: absolute; inset: 0; z-index: -2;
  background-color: var(--ink);
  background-image:
    linear-gradient(90deg, rgba(11, 11, 12, 0.96) 0%, rgba(11, 11, 12, 0.82) 42%, rgba(11, 11, 12, 0.35) 100%),
    url("../img/photos/hero.jpg"),
    url("../img/art/hero-facade.svg"),
    url("../img/art/grid-dark.svg");
  background-size: cover, cover, min(1400px, 150%) auto, 64px 64px;
  background-position: center, center, right -80px bottom 0, center;
  background-repeat: no-repeat, no-repeat, no-repeat, repeat;
}
@media (max-width: 767px) {
  .hero__media {
    background-image:
      linear-gradient(180deg, rgba(11, 11, 12, 0.94) 0%, rgba(11, 11, 12, 0.88) 55%, rgba(11, 11, 12, 0.55) 100%),
      url("../img/photos/hero.jpg"),
      url("../img/art/hero-facade.svg"),
      url("../img/art/grid-dark.svg");
    background-size: cover, cover, 900px auto, 48px 48px;
    background-position: center, center, left -260px bottom 0, center;
  }
}
.hero::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px; z-index: -1;
  background: linear-gradient(90deg, transparent, rgba(141, 214, 46, 0.8) 30%, rgba(141, 214, 46, 0.8) 70%, transparent);
}
.hero__inner { max-width: 760px; }
.hero__logo { width: min(300px, 70vw); margin-bottom: var(--s-7); }
.hero h1 { margin-bottom: var(--s-5); }
.hero .lead { max-width: 620px; margin-bottom: var(--s-6); }
.hero__rule { width: 64px; height: 2px; background: var(--green); margin-bottom: var(--s-5); border: 0; }

.hero-links {
  margin-top: var(--s-8); display: grid; gap: 1px; background: var(--border-dark);
  border: 1px solid var(--border-dark); border-radius: var(--radius-lg); overflow: hidden;
}
@media (min-width: 768px) { .hero-links { grid-template-columns: repeat(3, 1fr); } }
.hero-links a {
  display: flex; align-items: center; gap: 14px; padding: 18px 20px; background: rgba(11, 11, 12, 0.72);
  color: var(--white); text-decoration: none; transition: background-color .2s;
}
.hero-links a:hover { background: rgba(31, 33, 38, 0.92); }
.hero-links .ic { width: 40px; height: 40px; border-radius: 50%; display: grid; place-items: center; border: 1px solid rgba(141, 214, 46, 0.45); color: var(--green); flex: none; }
.hero-links .ic svg { width: 20px; height: 20px; }
.hero-links strong { display: block; font-weight: 600; font-size: 0.9375rem; }
.hero-links span.sub { display: block; color: var(--muted-dark); font-size: 0.8125rem; line-height: 1.4; }
.hero-links .arrow { margin-left: auto; width: 18px; height: 18px; color: var(--muted-dark); }

/* Interior page hero */
.page-hero {
  position: relative; overflow: hidden; isolation: isolate;
  padding-top: calc(var(--header-h) + var(--s-8)); padding-bottom: var(--s-8);
}
@media (min-width: 1024px) { .page-hero { padding-top: calc(var(--header-h) + var(--s-9)); padding-bottom: var(--s-9); } }
.page-hero::before {
  content: ""; position: absolute; inset: 0; z-index: -2;
  background-image: linear-gradient(90deg, rgba(11, 11, 12, 1) 30%, rgba(11, 11, 12, 0.7) 100%), url("../img/art/hero-facade.svg"), url("../img/art/grid-dark.svg");
  background-size: cover, 1100px auto, 64px 64px;
  background-position: center, right -120px bottom -60px, center;
  background-repeat: no-repeat, no-repeat, repeat;
  opacity: 1;
}
.page-hero::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px; z-index: -1;
  background: linear-gradient(90deg, rgba(141, 214, 46, 0.9), rgba(141, 214, 46, 0.1) 60%, transparent);
}
.page-hero h1 { font-size: clamp(2.25rem, 1.6rem + 2.8vw, 3.75rem); line-height: 1.06; letter-spacing: -0.03em; max-width: 880px; }
.page-hero .lead { margin-top: var(--s-5); margin-bottom: 0; max-width: 680px; }
.page-hero .btn-row { margin-top: var(--s-6); }
.breadcrumb { font-size: 0.8125rem; color: var(--muted-dark); margin-bottom: var(--s-5); }
.breadcrumb ol { list-style: none; display: flex; gap: 8px; flex-wrap: wrap; }
.breadcrumb li + li::before { content: "/"; margin-right: 8px; color: rgba(255, 255, 255, 0.3); }
.breadcrumb a { color: var(--muted-dark); text-decoration: none; }
.breadcrumb a:hover { color: var(--white); }
.breadcrumb [aria-current] { color: var(--white); }

/* ---------- Cards ---------- */
.card {
  position: relative; background: var(--white); border: 1px solid var(--border); border-radius: var(--radius-lg);
  padding: var(--s-6); transition: border-color .25s, box-shadow .25s, transform .25s var(--ease);
}
.card h3 { font-size: 1.125rem; margin-bottom: var(--s-2); letter-spacing: -0.01em; }
.card p { color: var(--muted); font-size: 0.9375rem; margin-bottom: 0; }
.card--link:hover, .card--link:focus-within { border-color: #CBD0D8; box-shadow: var(--shadow-md); transform: translateY(-2px); }
.card--link a.stretched::after { content: ""; position: absolute; inset: 0; border-radius: inherit; }
.card--link a.stretched { text-decoration: none; color: inherit; }
.card--flat { background: var(--surface); border-color: transparent; }
.card .card-foot { margin-top: var(--s-5); }

.icon-badge {
  width: 48px; height: 48px; border-radius: var(--radius); display: grid; place-items: center;
  background: var(--ink); color: var(--green); margin-bottom: var(--s-5);
}
.icon-badge svg { width: 24px; height: 24px; }
.icon-badge--light { background: var(--surface); color: var(--ink); border: 1px solid var(--border); }

/* Pillars */
.pillars { display: grid; border-top: 1px solid var(--border); }
.pillar { position: relative; padding: var(--s-6) 0; border-bottom: 1px solid var(--border); }
.pillar-top { display: flex; align-items: center; justify-content: space-between; }
.pillar .num { font-family: var(--font-display); font-size: 0.8125rem; font-weight: 600; color: var(--green-text); letter-spacing: 0.08em; }
.pillar .icon-line { width: 28px; height: 28px; color: var(--ink); }
.pillar h3 { font-size: 1.25rem; margin: var(--s-5) 0 var(--s-3); }
.pillar p { color: var(--muted); margin: 0; font-size: 0.9375rem; }
@media (min-width: 640px) {
  .pillars { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .pillar:nth-child(odd) { padding-right: var(--s-6); }
  .pillar:nth-child(even) { padding-left: var(--s-6); border-left: 1px solid var(--border); }
}
@media (min-width: 1024px) {
  .pillars { grid-template-columns: repeat(4, minmax(0, 1fr)); }
  .pillar, .pillar:nth-child(odd), .pillar:nth-child(even) { padding: var(--s-7) var(--s-6) var(--s-2); border-bottom: 0; border-left: 1px solid var(--border); }
  .pillar:first-child { padding-left: 0; border-left: 0; }
  .pillar:last-child { padding-right: 0; }
  .pillar::before { content: ""; position: absolute; top: -1px; left: var(--s-6); width: 40px; height: 2px; background: var(--green); }
  .pillar:first-child::before { left: 0; }
}

/* Feature grid (residents) */
.features { display: grid; gap: 1px; background: var(--border); border: 1px solid var(--border); border-radius: var(--radius-lg); overflow: hidden; }
@media (min-width: 560px) { .features { grid-template-columns: repeat(2, 1fr); } }
@media (min-width: 1200px) { .features--4 { grid-template-columns: repeat(4, 1fr); } }
.feature { position: relative; background: var(--white); padding: var(--s-5) var(--s-5) var(--s-6); transition: background-color .2s; }
.feature:hover { background: #FCFCFD; }
.feature .ic { width: 40px; height: 40px; color: var(--ink); margin-bottom: var(--s-4); display: grid; place-items: center; border-radius: var(--radius); background: var(--surface); border: 1px solid var(--border); }
.feature .ic svg { width: 22px; height: 22px; }
.feature h3 { font-size: 1rem; margin-bottom: 6px; letter-spacing: -0.005em; }
.feature p { font-size: 0.875rem; color: var(--muted); margin: 0; line-height: 1.55; }
.feature a.stretched { color: inherit; text-decoration: none; }
.feature a.stretched::after { content: ""; position: absolute; inset: 0; }
.feature:hover .ic { background: var(--ink); color: var(--green); border-color: var(--ink); }
.feature .ic { transition: background-color .2s, color .2s, border-color .2s; }

/* Steps timeline */
.steps { list-style: none; display: grid; gap: 0; counter-reset: step; }
.step { position: relative; padding: 0 0 var(--s-7) 64px; }
.step:last-child { padding-bottom: 0; }
.step::before {
  counter-increment: step; content: "0" counter(step);
  position: absolute; left: 0; top: 0; width: 44px; height: 44px; border-radius: 50%;
  display: grid; place-items: center; background: var(--white); border: 1px solid var(--border);
  font-family: var(--font-display); font-weight: 600; font-size: 0.875rem; color: var(--text);
}
.step::after { content: ""; position: absolute; left: 22px; top: 52px; bottom: 8px; width: 1px; background: var(--border); }
.step:last-child::after { display: none; }
.step h3 { font-size: 1.125rem; margin: 8px 0 var(--s-2); }
.step p { color: var(--muted); font-size: 0.9375rem; margin: 0; }
.step:first-child::before { background: var(--green); border-color: var(--green); color: var(--ink); }
@media (min-width: 1024px) {
  .steps { grid-template-columns: repeat(4, 1fr); gap: var(--s-6); }
  .step { padding: 72px 0 0 0; }
  .step::after { left: 52px; right: calc(var(--s-6) * -1); top: 22px; bottom: auto; width: auto; height: 1px; }
  .step:last-child::after { display: block; right: 0; background: linear-gradient(90deg, var(--border), transparent); }
}
.section--surface .step::before { background: var(--surface); }
.section--surface .step:first-child::before { background: var(--green); }

/* Compliance band */
.compliance { display: grid; gap: var(--s-6); }
@media (min-width: 1024px) { .compliance { grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: var(--s-8); align-items: start; } }
.eho-block { display: flex; gap: var(--s-5); align-items: flex-start; }
.eho-block .eho { width: 72px; flex: none; color: var(--text); }
.on-dark .eho-block .eho { color: var(--white); }
.check-list { list-style: none; display: grid; gap: var(--s-4); }
.check-list li { display: grid; grid-template-columns: 24px 1fr; gap: 14px; align-items: start; }
.check-list svg { width: 22px; height: 22px; color: var(--green-text); margin-top: 2px; }
.on-dark .check-list svg { color: var(--green); }
.check-list strong { display: block; font-weight: 600; color: var(--text); }
.on-dark .check-list strong { color: var(--white); }
.check-list span { color: var(--muted); font-size: 0.9375rem; }
.on-dark .check-list span { color: var(--muted-dark); }
.check-list--2 { gap: var(--s-5) var(--s-6); }
@media (min-width: 768px) { .check-list--2 { grid-template-columns: 1fr 1fr; } }

/* CTA band */
.cta-band { position: relative; overflow: hidden; isolation: isolate; padding-block: var(--s-8); }
@media (min-width: 1024px) { .cta-band { padding-block: var(--s-9); } }
.cta-band::before {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background-image: url("../img/art/skyline.svg"), url("../img/art/grid-dark.svg");
  background-size: 1600px auto, 64px 64px; background-position: center bottom, center; background-repeat: repeat-x, repeat;
}
.cta-band__inner { display: grid; gap: var(--s-6); align-items: end; }
@media (min-width: 1024px) { .cta-band__inner { grid-template-columns: 1fr auto; gap: var(--s-8); } }
.cta-band h2 { max-width: 720px; }
.cta-band p { color: var(--muted-dark); max-width: 620px; margin: var(--s-4) 0 0; font-size: 1.0625rem; }
.hairline { height: 1px; background: linear-gradient(90deg, var(--green), transparent 70%); border: 0; margin: 0 0 var(--s-6); width: 100%; max-width: 280px; }

/* Media panels (art with optional photo) */
.media-panel {
  position: relative; border-radius: var(--radius-lg); overflow: hidden; border: 1px solid var(--border);
  aspect-ratio: 4 / 3; background-color: var(--surface);
  background-repeat: no-repeat; background-position: center; background-size: cover;
}
.media-panel--about { background-image: url("../img/photos/about.jpg"), url("../img/art/facade-light.svg"), url("../img/art/floorplan-pattern.svg"); background-size: cover, 110% auto, 480px; background-position: center, center bottom 12px, center; background-repeat: no-repeat, no-repeat, repeat; }
.media-panel--residents { background-image: url("../img/photos/residents.jpg"), url("../img/art/floorplan-pattern.svg"); background-size: cover, 480px; background-repeat: no-repeat, repeat; }
.media-panel .tag {
  position: absolute; left: 16px; bottom: 16px; background: var(--ink); color: var(--white);
  font-size: 0.75rem; font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase; padding: 8px 12px; border-radius: 4px;
}

/* Home type cards */
.home-card { overflow: hidden; padding: 0; display: flex; flex-direction: column; }
.home-card__media {
  aspect-ratio: 3 / 2; background-color: var(--surface); border-bottom: 1px solid var(--border);
  background-repeat: no-repeat; background-size: cover; background-position: center; position: relative;
}
.home-card__media--studio { background-image: url("../img/photos/property-1.jpg"), url("../img/art/plan-studio.svg"); }
.home-card__media--1br { background-image: url("../img/photos/property-2.jpg"), url("../img/art/plan-1br.svg"); }
.home-card__media--2br { background-image: url("../img/photos/property-3.jpg"), url("../img/art/plan-2br.svg"); }
.home-card__media .badge { position: absolute; top: 14px; left: 14px; }
.home-card__body { padding: var(--s-5) var(--s-5) var(--s-6); display: flex; flex-direction: column; flex: 1; }
.home-card__body h3 { font-size: 1.25rem; margin-bottom: var(--s-2); }
.home-card__body p { flex: 1; }
.home-card__meta { list-style: none; display: flex; flex-wrap: wrap; gap: 8px; margin: var(--s-4) 0 0; }
.home-card__meta li { font-size: 0.8125rem; color: #374151; border: 1px solid var(--border); border-radius: 999px; padding: 4px 12px; }
.badge {
  display: inline-flex; align-items: center; gap: 6px; font-size: 0.6875rem; font-weight: 700; letter-spacing: 0.12em; text-transform: uppercase;
  padding: 6px 10px; border-radius: 4px; background: var(--white); color: var(--text); border: 1px solid var(--border);
}
.badge--dark { background: var(--ink); color: var(--white); border-color: var(--ink); }

/* Callouts */
.callout { border-radius: var(--radius-lg); padding: var(--s-5) var(--s-5); border: 1px solid var(--border); background: var(--white); display: grid; grid-template-columns: 28px 1fr; gap: var(--s-4); }
.callout svg { width: 26px; height: 26px; }
.callout h3 { font-size: 1.0625rem; margin-bottom: 6px; }
.callout p { margin: 0; color: #374151; font-size: 0.9375rem; }
.callout p + p { margin-top: var(--s-2); }
.callout--alert { border-color: #F3C4BF; background: var(--danger-bg); }
.callout--alert svg { color: var(--danger); }
.callout--alert h3 { color: #7A1A12; }
.callout--info { background: var(--surface); border-color: var(--border); }
.callout--info svg { color: var(--green-text); }
.callout--dark { background: var(--ink); border-color: var(--ink); color: var(--white); }
.callout--dark h3 { color: var(--white); }
.callout--dark p { color: var(--muted-dark); }
.callout--dark svg { color: var(--green); }
.callout a { color: inherit; font-weight: 600; text-underline-offset: 3px; }

/* Big portal sign-in panel */
.portal-panel {
  position: relative; overflow: hidden; border-radius: var(--radius-lg); padding: var(--s-6);
  background: var(--ink); color: var(--white); isolation: isolate;
}
@media (min-width: 768px) { .portal-panel { padding: var(--s-7); } }
.portal-panel::before { content: ""; position: absolute; inset: 0; z-index: -1; background-image: url("../img/art/grid-dark.svg"); background-size: 48px 48px; }
.portal-panel::after { content: ""; position: absolute; left: 0; top: 0; bottom: 0; width: 3px; background: var(--green); }
.portal-panel h2 { color: var(--white); font-size: 1.75rem; }
.portal-panel p { color: var(--muted-dark); }
.portal-panel .url { font-family: ui-monospace, SFMono-Regular, Menlo, Consolas, monospace; font-size: 0.8125rem; color: var(--muted-dark); margin-top: var(--s-4); display: block; word-break: break-all; }

.mobile-panel .btn--outline { --btn-bg: transparent; --btn-fg: var(--white); --btn-bd: rgba(255, 255, 255, 0.4); }
.mobile-panel .btn--outline:hover { --btn-bg: rgba(255, 255, 255, 0.08); --btn-bd: var(--white); }
.inline-ic { display: inline-block; width: 1.1em; height: 1.1em; vertical-align: -0.2em; }

/* Payment method cards */
.method { display: flex; gap: var(--s-4); align-items: flex-start; }
.method .icon-badge { margin: 0; flex: none; }

/* FAQ */
.faq { border-top: 1px solid var(--border); }
.faq details { border-bottom: 1px solid var(--border); }
.faq summary {
  list-style: none; cursor: pointer; display: flex; align-items: center; justify-content: space-between; gap: var(--s-4);
  padding: 22px 0; font-family: var(--font-display); font-weight: 600; font-size: 1.0625rem; letter-spacing: -0.01em; color: var(--text);
}
.faq summary::-webkit-details-marker { display: none; }
.faq summary .plus { position: relative; width: 28px; height: 28px; border-radius: 50%; border: 1px solid var(--border); flex: none; transition: background-color .2s, border-color .2s; }
.faq summary .plus::before, .faq summary .plus::after { content: ""; position: absolute; left: 50%; top: 50%; width: 11px; height: 1.5px; background: currentColor; transform: translate(-50%, -50%); transition: transform .25s var(--ease); }
.faq summary .plus::after { transform: translate(-50%, -50%) rotate(90deg); }
.faq details[open] summary .plus { background: var(--ink); border-color: var(--ink); color: var(--green); }
.faq details[open] summary .plus::after { transform: translate(-50%, -50%) rotate(0deg); }
.faq summary:hover { color: var(--green-text); }
.faq .answer { padding: 0 44px 24px 0; color: #374151; }
.faq .answer p:last-child { margin-bottom: 0; }
.faq .answer a { color: var(--green-text); }

/* Install steps */
.install-grid { display: grid; gap: var(--s-5); }
@media (min-width: 768px) { .install-grid { grid-template-columns: 1fr 1fr; } }
.install-card ol { padding-left: 1.25rem; color: #374151; }
.install-card li { margin-bottom: var(--s-2); font-size: 0.9375rem; }
.install-card .platform { display: flex; align-items: center; gap: 10px; margin-bottom: var(--s-4); }
.install-card .platform svg { width: 22px; height: 22px; }

/* Checklist cards on apply */
.need-list { display: grid; gap: var(--s-4); list-style: none; }
@media (min-width: 768px) { .need-list { grid-template-columns: 1fr 1fr; } }
.need-list li { display: grid; grid-template-columns: 44px 1fr; gap: var(--s-4); padding: var(--s-5); border: 1px solid var(--border); border-radius: var(--radius-lg); background: var(--white); }
.need-list .ic { width: 44px; height: 44px; border-radius: var(--radius); background: var(--surface); display: grid; place-items: center; color: var(--ink); border: 1px solid var(--border); }
.need-list .ic svg { width: 22px; height: 22px; }
.need-list h3 { font-size: 1rem; margin: 2px 0 4px; }
.need-list p { margin: 0; color: var(--muted); font-size: 0.875rem; line-height: 1.55; }

.numbered { list-style: none; counter-reset: n; display: grid; gap: var(--s-5); }
.numbered li { counter-increment: n; display: grid; grid-template-columns: 40px 1fr; gap: var(--s-4); }
.numbered li::before { content: counter(n, decimal-leading-zero); font-family: var(--font-display); font-weight: 600; color: var(--green-text); font-size: 0.9375rem; padding-top: 2px; border-top: 2px solid var(--green); width: 32px; }
.numbered h3 { font-size: 1.0625rem; margin-bottom: 4px; }
.numbered p { margin: 0; color: var(--muted); font-size: 0.9375rem; }

/* Values */
.values { display: grid; gap: var(--s-5); }
@media (min-width: 768px) { .values { grid-template-columns: repeat(2, 1fr); } }
@media (min-width: 1100px) { .values { grid-template-columns: repeat(3, 1fr); } }

/* Stat-free fact strip */
.fact-strip { display: grid; gap: 1px; background: var(--border); border: 1px solid var(--border); border-radius: var(--radius-lg); overflow: hidden; }
@media (min-width: 768px) { .fact-strip { grid-template-columns: repeat(3, 1fr); } }
.fact-strip > div { background: var(--white); padding: var(--s-5) var(--s-5); }
.fact-strip dt { font-size: 0.75rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--muted); font-weight: 600; margin-bottom: 6px; }
.fact-strip dd { margin: 0; font-family: var(--font-display); font-size: 1rem; font-weight: 600; color: var(--text); }

/* ---------- Forms ---------- */
.form-card { background: var(--white); border: 1px solid var(--border); border-radius: var(--radius-lg); padding: var(--s-5); box-shadow: var(--shadow-sm); }
@media (min-width: 768px) { .form-card { padding: var(--s-7); } }
.form-grid { display: grid; gap: var(--s-5); }
@media (min-width: 640px) { .form-grid { grid-template-columns: 1fr 1fr; } .form-grid .span-2 { grid-column: span 2; } }
.field label { display: block; font-size: 0.875rem; font-weight: 600; margin-bottom: 8px; color: var(--text); }
.field .req { color: var(--danger); }
.field .hint { display: block; font-size: 0.8125rem; color: var(--muted); margin-top: 6px; }
.field input, .field select, .field textarea {
  width: 100%; min-height: 48px; padding: 12px 14px; border: 1px solid #D0D5DD; border-radius: var(--radius);
  background: var(--white); color: var(--text); font-size: 1rem; transition: border-color .2s, box-shadow .2s;
}
.field textarea { min-height: 160px; resize: vertical; line-height: 1.5; }
.field select { appearance: none; -webkit-appearance: none; padding-right: 44px;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23111827' stroke-width='2' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='m6 9 6 6 6-6'/%3E%3C/svg%3E");
  background-repeat: no-repeat; background-position: right 14px center; background-size: 18px; }
.field input:hover, .field select:hover, .field textarea:hover { border-color: #98A2B3; }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--ink); box-shadow: 0 0 0 3px rgba(141, 214, 46, 0.45); }
.field input[aria-invalid="true"], .field textarea[aria-invalid="true"], .field select[aria-invalid="true"] { border-color: var(--danger); }
.hp-field { position: absolute !important; left: -10000px !important; width: 1px; height: 1px; overflow: hidden; }
.form-note { font-size: 0.8125rem; color: var(--muted); margin: 0; }
.form-actions { display: flex; flex-wrap: wrap; align-items: center; gap: var(--s-4); justify-content: space-between; }

.banner { display: grid; grid-template-columns: 24px 1fr; gap: 12px; padding: 16px 18px; border-radius: var(--radius); margin-bottom: var(--s-5); border: 1px solid; font-size: 0.9375rem; }
.banner svg { width: 22px; height: 22px; margin-top: 1px; }
.banner[hidden] { display: none; }
.banner--success { background: var(--success-bg); border-color: #C6E6A0; color: #1F3D05; }
.banner--success svg { color: var(--green-text); }
.banner--error { background: var(--danger-bg); border-color: #F3C4BF; color: #7A1A12; }
.banner--error svg { color: var(--danger); }
.banner strong { display: block; }
.banner a { color: inherit; font-weight: 600; }

.contact-list { list-style: none; display: grid; gap: var(--s-5); }
.contact-list li { display: grid; grid-template-columns: 44px 1fr; gap: var(--s-4); align-items: start; }
.contact-list .ic { width: 44px; height: 44px; border-radius: 50%; display: grid; place-items: center; background: var(--surface); border: 1px solid var(--border); color: var(--ink); }
.contact-list .ic svg { width: 20px; height: 20px; }
.contact-list .label { display: block; font-size: 0.75rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--muted); font-weight: 600; }
.contact-list a, .contact-list .value { color: var(--text); font-weight: 500; text-decoration: none; word-break: break-word; }
.contact-list a:hover { color: var(--green-text); text-decoration: underline; }

/* ---------- Footer ---------- */
.site-footer { background: var(--ink); color: var(--muted-dark); padding-top: var(--s-8); font-size: 0.9375rem; position: relative; }
.site-footer::before { content: ""; position: absolute; top: 0; left: 0; right: 0; height: 1px; background: linear-gradient(90deg, var(--green), rgba(141, 214, 46, 0.15) 40%, transparent); }
.footer-top { display: grid; gap: var(--s-7); padding-bottom: var(--s-7); border-bottom: 1px solid var(--border-dark); }
@media (min-width: 1024px) { .footer-top { grid-template-columns: minmax(0, 4fr) minmax(0, 8fr); gap: var(--s-8); } }
.footer-brand img, .footer-brand picture { width: 200px; height: auto; }
.footer-brand p { margin: var(--s-5) 0 var(--s-5); max-width: 360px; line-height: 1.6; }
.footer-cols { display: grid; gap: var(--s-6) var(--s-5); grid-template-columns: repeat(2, minmax(0, 1fr)); }
@media (min-width: 768px) { .footer-cols { grid-template-columns: repeat(4, minmax(0, 1fr)); } }
.footer-cols h2 { font-family: var(--font-sans); font-size: 0.75rem; font-weight: 600; letter-spacing: 0.16em; text-transform: uppercase; color: var(--white); margin-bottom: var(--s-4); }
.footer-cols ul { list-style: none; display: grid; gap: 10px; }
.footer-cols a { color: var(--muted-dark); text-decoration: none; }
.footer-cols a:hover { color: var(--white); text-decoration: underline; text-underline-offset: 4px; }
.footer-contact { list-style: none; display: grid; gap: 10px; }
.footer-contact li { display: flex; gap: 10px; align-items: flex-start; }
.footer-contact svg { width: 18px; height: 18px; color: var(--green); margin-top: 3px; flex: none; }
.footer-contact a { color: var(--white); text-decoration: none; }
.footer-contact a:hover { text-decoration: underline; text-underline-offset: 4px; }
.footer-eho { display: grid; grid-template-columns: 56px 1fr; gap: var(--s-4); align-items: center; padding: var(--s-6) 0; border-bottom: 1px solid var(--border-dark); }
.footer-eho .eho { width: 56px; color: var(--white); }
.footer-eho p { margin: 0; font-size: 0.8125rem; line-height: 1.6; max-width: 880px; }
.footer-bottom { display: flex; flex-wrap: wrap; gap: var(--s-4); align-items: center; justify-content: space-between; padding: var(--s-5) 0 var(--s-6); font-size: 0.8125rem; }
.footer-bottom .logins { display: flex; flex-wrap: wrap; gap: var(--s-3); }
.footer-bottom .logins a { display: inline-flex; align-items: center; gap: 8px; color: var(--white); text-decoration: none; border: 1px solid var(--border-dark); border-radius: 999px; padding: 8px 14px; }
.footer-bottom .logins a:hover { border-color: var(--green); }
.footer-bottom .logins svg { width: 14px; height: 14px; color: var(--green); }

/* ---------- 404 ---------- */
.notfound { min-height: 100svh; display: flex; align-items: center; }
.notfound .code { font-family: var(--font-display); font-size: clamp(5rem, 3rem + 10vw, 10rem); line-height: 1; font-weight: 700; letter-spacing: -0.05em; color: transparent; -webkit-text-stroke: 1.5px rgba(255, 255, 255, 0.35); margin-bottom: var(--s-4); }
.notfound ul { list-style: none; display: flex; flex-wrap: wrap; gap: var(--s-3) var(--s-5); margin-top: var(--s-7); padding-top: var(--s-5); border-top: 1px solid var(--border-dark); }
.notfound ul a { color: var(--muted-dark); }
.notfound ul a:hover { color: var(--white); }

/* ---------- Utilities ---------- */
.mt-0 { margin-top: 0 !important; } .mb-0 { margin-bottom: 0 !important; }
.mt-4 { margin-top: var(--s-4); } .mt-5 { margin-top: var(--s-5); } .mt-6 { margin-top: var(--s-6); } .mt-7 { margin-top: var(--s-7); }
.mb-5 { margin-bottom: var(--s-5); } .mb-6 { margin-bottom: var(--s-6); }
.stack > * + * { margin-top: var(--s-5); }
.text-center { text-align: center; }
.max-640 { max-width: 640px; }
.divider { height: 1px; background: var(--border); margin: var(--s-7) 0; }

/* ---------- Motion ---------- */
.js-reveal [data-reveal] { opacity: 0; transform: translateY(18px); transition: opacity .8s var(--ease), transform .8s var(--ease); }
.js-reveal [data-reveal].is-visible { opacity: 1; transform: none; }
.js-reveal [data-reveal-delay="1"] { transition-delay: .08s; }
.js-reveal [data-reveal-delay="2"] { transition-delay: .16s; }
.js-reveal [data-reveal-delay="3"] { transition-delay: .24s; }

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; scroll-behavior: auto !important; }
  .js-reveal [data-reveal] { opacity: 1; transform: none; }
}

@media print {
  .site-header, .mobile-panel, .cta-band, .site-footer .logins { display: none !important; }
  .on-dark, .page-hero, .hero { background: none !important; color: #000 !important; }
  .page-hero::before, .hero__media { display: none; }
  body { padding-top: 0; }
}