/* ============================================================
   MHF — My Happy Family
   Aesthetic: heritage print Americana. Warm paper, letterpress
   offsets, ledger rules, scalloped umbrella-canopy edges.
   Palette:
     --green   deep evergreen   (heritage, land, stability)
     --cream   warm paper       (mom & pop warmth)
     --gold    harvest gold     (craft, quality, optimism)
   Type:
     Fraunces   (display serif — warm, a little wonky)
     Newsreader (body serif — editorial, human)
     Archivo    (labels, nav, buttons — sturdy American gothic)
   ============================================================ */

:root {
  --green: #1b3527;
  --green-deep: #122419;
  --green-soft: #2c5243;
  --cream: #f7f1e2;
  --cream-dark: #ede4cd;
  --gold: #c8973a;
  --gold-soft: #e2c179;
  --ink: #20251e;
  --ink-soft: #59604f;
  --white: #fffdf7;
  --rule: rgba(27, 53, 39, 0.25);
  --press: 6px 6px 0 rgba(18, 36, 25, 0.12);
  --press-lg: 9px 9px 0 rgba(18, 36, 25, 0.14);
  --maxw: 1140px;
  --font-display: "Fraunces", Georgia, serif;
  --font-body: "Newsreader", Georgia, serif;
  --font-label: "Archivo", "Helvetica Neue", sans-serif;
}

* { margin: 0; padding: 0; box-sizing: border-box; }

html { scroll-behavior: smooth; }

body {
  font-family: var(--font-body);
  color: var(--ink);
  background: var(--cream);
  line-height: 1.68;
  font-size: 18px;
  -webkit-font-smoothing: antialiased;
}

/* Paper grain over everything */
body::after {
  content: "";
  position: fixed;
  inset: 0;
  z-index: 2000;
  pointer-events: none;
  opacity: 0.05;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='220' height='220'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.82' numOctaves='2' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='220' height='220' filter='url(%23n)'/%3E%3C/svg%3E");
}

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

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

.skip-link {
  position: absolute;
  left: -9999px;
  top: 14px;
  z-index: 3000;
  font-family: var(--font-label);
  font-weight: 700;
  font-size: 0.8rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  background: var(--gold);
  color: var(--green-deep);
  border: 2px solid var(--green-deep);
  padding: 12px 22px;
}

.skip-link:focus { left: 16px; }

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

a { color: var(--green); text-decoration: none; }

p a, li a { border-bottom: 2px solid var(--gold-soft); }

.container {
  max-width: var(--maxw);
  margin: 0 auto;
  padding: 0 24px;
}

/* ---------- Typography ---------- */

h1, h2, h3, h4 {
  font-family: var(--font-display);
  font-weight: 560;
  line-height: 1.08;
  color: var(--green-deep);
  letter-spacing: -0.015em;
  font-variation-settings: "SOFT" 60, "WONK" 1;
}

h1 { font-size: clamp(2.7rem, 6vw, 4.6rem); font-optical-sizing: auto; }
h2 { font-size: clamp(2rem, 3.8vw, 2.9rem); }
h3 { font-size: 1.4rem; }

h1 em, h2 em {
  font-style: italic;
  font-weight: 480;
  color: var(--gold);
}

.eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  font-family: var(--font-label);
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.26em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 16px;
}

.eyebrow::before {
  content: "";
  width: 30px;
  height: 2px;
  background: var(--gold);
}

.lead {
  font-size: 1.22rem;
  color: var(--ink-soft);
  max-width: 62ch;
}

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

.site-header {
  position: sticky;
  top: 0;
  z-index: 1000;
  background: rgba(247, 241, 226, 0.93);
  backdrop-filter: blur(10px);
  border-bottom: 3px double var(--rule);
}

.site-header .container {
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: 78px;
}

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

.brand svg { height: 46px; width: auto; transition: transform 0.4s cubic-bezier(.34,1.56,.64,1); }

.brand:hover svg { transform: rotate(-8deg); }

.brand-text { line-height: 1.05; }

.brand-text .brand-name {
  font-family: var(--font-display);
  font-size: 1.5rem;
  font-weight: 700;
  color: var(--green-deep);
  letter-spacing: 0.02em;
}

.brand-text .brand-sub {
  font-family: var(--font-label);
  font-size: 0.58rem;
  font-weight: 700;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--gold);
}

.nav-links {
  display: flex;
  align-items: center;
  gap: 24px;
  list-style: none;
}

.nav-links a {
  font-family: var(--font-label);
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.07em;
  text-transform: uppercase;
  color: var(--green-deep);
  padding: 6px 2px;
  border-bottom: 2px solid transparent;
  transition: border-color 0.2s, color 0.2s;
}

.nav-links a:hover { color: var(--gold); }

.nav-links a.active { border-bottom-color: var(--gold); }

.nav-links .nav-cta {
  background: var(--green);
  color: var(--cream);
  padding: 11px 22px;
  border: 2px solid var(--green-deep);
  border-radius: 0;
  box-shadow: 3px 3px 0 var(--gold);
  transition: transform 0.15s, box-shadow 0.15s;
}

.nav-links .nav-cta:hover {
  color: var(--cream);
  transform: translate(2px, 2px);
  box-shadow: 1px 1px 0 var(--gold);
}

.nav-toggle { display: none; background: none; border: none; cursor: pointer; padding: 12px 10px; }

.nav-toggle span {
  display: block;
  width: 24px;
  height: 2.5px;
  background: var(--green-deep);
  margin: 5px 0;
  transition: transform 0.25s, opacity 0.25s;
}

/* ---------- Hero ---------- */

.hero {
  position: relative;
  background:
    radial-gradient(1000px 460px at 82% -8%, rgba(200, 151, 58, 0.22), transparent 62%),
    linear-gradient(168deg, var(--green-deep) 0%, var(--green) 58%, var(--green-soft) 100%);
  color: var(--cream);
  overflow: hidden;
}

/* Vintage sunburst rays — slowly sweeping */
@property --rays {
  syntax: "<angle>";
  initial-value: 0deg;
  inherits: false;
}

.hero::after {
  content: "";
  position: absolute;
  inset: 0;
  background: repeating-conic-gradient(
    from calc(var(--rays, 0deg) - 90deg) at 50% -30%,
    rgba(247, 241, 226, 0.045) 0deg 5deg,
    transparent 5deg 11deg
  );
  pointer-events: none;
}

@media (prefers-reduced-motion: no-preference) {
  .hero::after { animation: rays-sweep 90s linear infinite; }
}

@keyframes rays-sweep { to { --rays: 360deg; } }

/* Scalloped umbrella-canopy bottom edge */
.hero::before {
  content: "";
  position: absolute;
  left: 0;
  right: 0;
  bottom: -1px;
  height: 22px;
  z-index: 3;
  background: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='44' height='22'%3E%3Cpath d='M0 22 L0 10 Q11 24 22 10 Q33 24 44 10 L44 22 Z' fill='%23f7f1e2'/%3E%3C/svg%3E") repeat-x bottom;
  background-size: 44px 22px;
}

.hero.hero-on-alt::before {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='44' height='22'%3E%3Cpath d='M0 22 L0 10 Q11 24 22 10 Q33 24 44 10 L44 22 Z' fill='%23ede4cd'/%3E%3C/svg%3E");
}

.hero .container {
  position: relative;
  z-index: 1;
  padding-top: 104px;
  padding-bottom: 110px;
}

.hero h1 { color: var(--cream); max-width: 17ch; }

.hero .lead { color: rgba(247, 241, 226, 0.84); margin-top: 22px; }

.hero .eyebrow { color: var(--gold-soft); }
.hero .eyebrow::before { background: var(--gold-soft); }

.hero-pillars {
  display: flex;
  align-items: center;
  gap: 20px;
  flex-wrap: wrap;
  margin-top: 38px;
  font-family: var(--font-display);
  font-style: italic;
  font-size: 1.2rem;
  letter-spacing: 0.02em;
}

.hero-pillars a {
  color: var(--cream);
  position: relative;
  padding: 2px 0;
  transition: color 0.25s;
}

.hero-pillars a::after {
  content: "";
  position: absolute;
  left: 0;
  right: 100%;
  bottom: -4px;
  height: 2px;
  background: var(--gold);
  transition: right 0.3s cubic-bezier(0.2, 0.7, 0.2, 1);
}

.hero-pillars a:hover { color: var(--gold-soft); }

.hero-pillars a:hover::after { right: 0; }

.pillar-sep { color: var(--gold); font-size: 0.8rem; font-style: normal; }

.hero-actions { margin-top: 40px; display: flex; gap: 18px; flex-wrap: wrap; }

/* Staggered hero entrance */
@media (prefers-reduced-motion: no-preference) {
  .hero .eyebrow, .hero h1, .hero .lead, .hero-pillars > *, .hero-actions {
    animation: rise 0.8s cubic-bezier(0.2, 0.7, 0.2, 1) both;
  }
  .hero h1 { animation-delay: 0.08s; }
  .hero .lead { animation-delay: 0.18s; }
  .hero-pillars > :nth-child(1) { animation-delay: 0.28s; }
  .hero-pillars > :nth-child(2) { animation-delay: 0.34s; }
  .hero-pillars > :nth-child(3) { animation-delay: 0.4s; }
  .hero-pillars > :nth-child(4) { animation-delay: 0.46s; }
  .hero-pillars > :nth-child(5) { animation-delay: 0.52s; }
  .hero-actions { animation-delay: 0.6s; }
  .stamp-badge { animation: rise 0.9s cubic-bezier(0.2, 0.7, 0.2, 1) 0.75s both; }

  /* Gold underline draws itself beneath the italic phrase after the headline lands */
  .hero h1 em {
    background-image: linear-gradient(var(--gold), var(--gold));
    background-repeat: no-repeat;
    background-position: 0 96%;
    background-size: 0% 3px;
    animation: underline-draw 0.7s ease 1s both;
  }
}

@keyframes underline-draw { to { background-size: 100% 3px; } }

@keyframes rise {
  from { opacity: 0; transform: translateY(26px); }
  to { opacity: 1; transform: none; }
}

/* Rotating stamp badge (home hero) */
.stamp-badge {
  position: absolute;
  right: 4%;
  bottom: 16%;
  width: 220px;
  height: 220px;
  z-index: 2;
  opacity: 0.95;
  pointer-events: none;
}

/* Solid seal disc only used on small screens, where the badge
   straddles the scalloped hero edge onto the cream below */
.stamp-disc { display: none; }

.stamp-badge .stamp-ring {
  animation: spin 26s linear infinite;
  transform-origin: 50% 50%;
  transform-box: view-box;
}

@keyframes spin { to { transform: rotate(360deg); } }

@media (prefers-reduced-motion: reduce) {
  .stamp-badge .stamp-ring { animation: none; }
}

/* Page hero (interior pages) */
.page-hero .container { padding-top: 80px; padding-bottom: 86px; }

/* ---------- Buttons ---------- */

.btn {
  display: inline-block;
  font-family: var(--font-label);
  font-weight: 700;
  font-size: 0.8rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  padding: 15px 30px;
  border-radius: 0;
  cursor: pointer;
  transition: transform 0.15s, box-shadow 0.15s;
  position: relative;
  overflow: hidden;
}

/* Shine sweep across buttons on hover */
.btn::before {
  content: "";
  position: absolute;
  top: 0;
  bottom: 0;
  left: -80%;
  width: 50%;
  background: linear-gradient(105deg, transparent 0%, rgba(255, 253, 247, 0.45) 50%, transparent 100%);
  transform: skewX(-20deg);
  pointer-events: none;
}

.btn:hover::before { animation: shine 0.65s ease; }

@keyframes shine { to { left: 130%; } }

.btn-gold {
  background: var(--gold);
  color: var(--green-deep);
  border: 2px solid var(--green-deep);
  box-shadow: 5px 5px 0 rgba(18, 36, 25, 0.55);
}

.btn-gold:hover { transform: translate(3px, 3px); box-shadow: 1px 1px 0 rgba(18, 36, 25, 0.55); }

.btn-outline {
  background: transparent;
  color: var(--cream);
  border: 2px solid rgba(247, 241, 226, 0.6);
}

.btn-outline:hover { background: rgba(247, 241, 226, 0.12); transform: translate(1px, 1px); }

.btn-green {
  background: var(--green);
  color: var(--cream);
  border: 2px solid var(--green-deep);
  box-shadow: 5px 5px 0 var(--gold);
}

.btn-green:hover { transform: translate(3px, 3px); box-shadow: 1px 1px 0 var(--gold); }

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

section { padding: 92px 0; position: relative; }

section.tight { padding: 60px 0; }

.section-head { max-width: 720px; margin-bottom: 52px; }

.section-head.center { margin-left: auto; margin-right: auto; text-align: center; }

.section-head.center .eyebrow { justify-content: center; }

.section-head.center .eyebrow::after {
  content: "";
  width: 30px;
  height: 2px;
  background: var(--gold);
}

.section-head.center h2::after {
  content: "❦";
  content: "❦" / "";
  display: block;
  font-size: 1.3rem;
  color: var(--gold);
  margin-top: 14px;
  font-variation-settings: normal;
}

/* The fleuron blooms in once its section scrolls into view */
.js-anim .section-head.center.reveal.visible h2::after {
  animation: bloom 0.8s cubic-bezier(0.34, 1.56, 0.64, 1) 0.3s both;
}

@keyframes bloom {
  from { opacity: 0; transform: scale(0.3) rotate(-25deg); }
  to { opacity: 1; transform: none; }
}

.alt-band { background: var(--cream-dark); border-top: 1px solid var(--rule); border-bottom: 1px solid var(--rule); }

.green-band {
  background:
    radial-gradient(900px 400px at 15% 0%, rgba(200, 151, 58, 0.14), transparent 60%),
    var(--green);
  color: var(--cream);
}

.green-band h2, .green-band h3 { color: var(--cream); }
.green-band .lead { color: rgba(247, 241, 226, 0.84); }

/* ---------- Cards ---------- */

.card-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(280px, 1fr));
  gap: 28px;
}

.card {
  background: var(--white);
  border: 1.5px solid var(--rule);
  border-radius: 0;
  padding: 36px 32px;
  box-shadow: var(--press);
  position: relative;
  transition: transform 0.2s, box-shadow 0.2s;
}

.card::before {
  content: "";
  position: absolute;
  top: 0;
  left: 0;
  right: 0;
  height: 5px;
  background: repeating-linear-gradient(90deg, var(--gold) 0 14px, transparent 14px 22px);
}

.card:hover { transform: translate(-3px, -3px); box-shadow: var(--press-lg); }

.card h3 { margin-bottom: 10px; }

.card p { color: var(--ink-soft); font-size: 1rem; }

.card .card-icon {
  width: 54px;
  height: 54px;
  background: var(--cream);
  border: 1.5px solid var(--rule);
  display: flex;
  align-items: center;
  justify-content: center;
  margin-bottom: 20px;
}

/* Icon + title side by side */
.card .card-head {
  display: flex;
  align-items: center;
  gap: 16px;
  margin-bottom: 14px;
}

.card .card-head .card-icon { margin-bottom: 0; flex-shrink: 0; }

.card .card-head h3 { margin-bottom: 0; }

.card .card-icon svg { width: 28px; height: 28px; stroke: var(--green); }

.card:hover .card-icon svg { animation: wiggle 0.5s ease; }

@keyframes wiggle {
  0%, 100% { transform: rotate(0); }
  30% { transform: rotate(-9deg); }
  60% { transform: rotate(7deg); }
}

.card-link {
  display: inline-block;
  margin-top: 18px;
  font-family: var(--font-label);
  font-weight: 700;
  font-size: 0.74rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--gold);
}

.card-link::after { content: " →"; transition: margin-left 0.2s; }

.card-link:hover::after { margin-left: 5px; }

/* ---------- Values strip (home) ---------- */

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

.way { border-top: 3px double var(--rule); padding-top: 22px; }

.way-num {
  font-family: var(--font-display);
  font-style: italic;
  font-size: 3rem;
  font-weight: 560;
  color: var(--gold);
  line-height: 1;
  display: block;
}

.way h3 { margin: 12px 0 8px; }

.way p { color: var(--ink-soft); font-size: 0.98rem; }

@media (max-width: 820px) {
  .way-grid { grid-template-columns: 1fr; gap: 30px; }
}

/* ---------- Process steps (development) ---------- */

.step-row {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 30px;
}

.step { border-left: 1px solid rgba(247, 241, 226, 0.25); padding-left: 22px; }

.step-head {
  display: flex;
  align-items: baseline;
  gap: 14px;
  margin-bottom: 8px;
}

.step-num {
  font-family: var(--font-display);
  font-style: italic;
  font-size: 2.6rem;
  color: var(--gold-soft);
  line-height: 1;
}

.step h3 { color: var(--cream); font-size: 1.3rem; margin: 0; }

.step p { color: rgba(247, 241, 226, 0.78); font-size: 0.92rem; }

@media (max-width: 900px) {
  .step-row { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 560px) {
  .step-row { grid-template-columns: 1fr; }
}

/* ---------- Profile head (about) ---------- */

.profile-head { display: flex; align-items: center; gap: 16px; margin-bottom: 12px; }

.profile-head .avatar.avatar-sm { width: 64px; height: 64px; margin: 0; flex-shrink: 0; }

/* ---------- Stats ---------- */

.stats-row {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(180px, 1fr));
  gap: 24px;
  text-align: center;
}

.stats-row > div + div { border-left: 1px solid rgba(247, 241, 226, 0.18); }

.stat-num {
  font-family: var(--font-display);
  font-size: 3.4rem;
  font-weight: 620;
  font-variation-settings: "SOFT" 80, "WONK" 1;
  color: var(--gold);
  line-height: 1;
}

.stat-label {
  margin-top: 10px;
  font-family: var(--font-label);
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: inherit;
  opacity: 0.85;
}

/* ---------- Portfolio map + list ---------- */

#property-map {
  height: 520px;
  border: 2px solid var(--green-deep);
  box-shadow: var(--press-lg);
  z-index: 1;
}

/* Combined map + location-carousel stage */
.map-stage {
  display: grid;
  grid-template-columns: 1.55fr 1fr;
  border: 2px solid var(--green-deep);
  box-shadow: var(--press-lg);
  background: var(--white);
}

#home-map { height: 560px; z-index: 1; }

.loc-carousel {
  border-left: 2px solid var(--green-deep);
  display: flex;
  flex-direction: column;
  min-width: 0;
}

.loc-slide { flex: 1; display: flex; flex-direction: column; min-height: 0; }

.loc-img {
  height: 252px;
  background-size: cover;
  background-position: center;
  border-bottom: 1.5px solid var(--rule);
  position: relative;
}

.loc-img::after {
  content: "";
  position: absolute;
  inset: 0;
  box-shadow: inset 0 0 0 1px rgba(18, 36, 25, 0.18), inset 0 -34px 40px -22px rgba(18, 36, 25, 0.45);
}

.loc-body { padding: 24px 28px 18px; flex: 1; }

.loc-body h3 { font-size: 1.45rem; margin: 0 0 10px; }

.loc-meta {
  display: flex;
  align-items: center;
  flex-wrap: wrap;
  gap: 8px 14px;
  margin-bottom: 12px;
}

.loc-meta .prop-tag { margin-bottom: 0; }

.loc-loc {
  font-family: var(--font-label);
  font-size: 0.7rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--gold);
}

.loc-loc::before { content: "✦ "; content: "✦ " / ""; }

.loc-body p {
  font-size: 0.95rem;
  color: var(--ink-soft);
  display: -webkit-box;
  -webkit-line-clamp: 4;
  -webkit-box-orient: vertical;
  overflow: hidden;
}

@media (prefers-reduced-motion: no-preference) {
  .loc-slide.swap .loc-img { animation: locIn 0.55s ease both; }
  .loc-slide.swap .loc-body > * { animation: locIn 0.55s ease both; animation-delay: 0.08s; }
}

@keyframes locIn {
  from { opacity: 0; transform: translateY(10px); }
  to { opacity: 1; transform: none; }
}

.loc-progress { height: 4px; background: var(--cream-dark); }

.loc-progress span { display: block; height: 100%; width: 0; background: var(--gold); }

.loc-dots {
  display: flex;
  flex-wrap: wrap;
  gap: 2px;
  padding: 8px 14px;
  border-top: 1.5px solid var(--rule);
}

/* 28px hit area around an 11px visual dot — small dots are unusable taps */
.loc-dot {
  width: 28px;
  height: 28px;
  padding: 0;
  border: none;
  background: transparent;
  cursor: pointer;
  position: relative;
}

.loc-dot::after {
  content: "";
  position: absolute;
  top: 50%;
  left: 50%;
  width: 11px;
  height: 11px;
  transform: translate(-50%, -50%);
  border: 1.5px solid var(--green-deep);
  background: transparent;
  transition: background 0.2s, transform 0.2s;
}

.loc-dot:hover::after { transform: translate(-50%, -50%) scale(1.25); }

.loc-dot.active::after { background: var(--gold); }

/* Map pins scale-fade in when added (also replays on the pin that activates).
   Animate the inner svg/span — Leaflet positions the marker element itself
   with an inline transform that must not be overridden. */
@media (prefers-reduced-motion: no-preference) {
  .leaflet-marker-pane > * > * { animation: pin-in 0.35s ease both; transform-origin: 50% 100%; }
}

@keyframes pin-in {
  from { opacity: 0; transform: translateY(-8px) scale(0.6); }
  to { opacity: 1; }
}

/* Pulsing ring on the active map pin */
.pin-wrap { position: relative; display: block; }

.pin-pulse {
  position: absolute;
  top: 4px;
  left: 50%;
  width: 34px;
  height: 34px;
  border-radius: 50%;
  border: 3px solid var(--gold);
  transform: translateX(-50%);
  animation: pinPulse 1.6s ease-out infinite;
  pointer-events: none;
}

@keyframes pinPulse {
  from { transform: translateX(-50%) scale(0.45); opacity: 0.95; }
  to { transform: translateX(-50%) scale(1.7); opacity: 0; }
}

@media (prefers-reduced-motion: reduce) {
  .pin-pulse { animation: none; opacity: 0.85; }
}

.home-map-foot {
  display: flex;
  flex-direction: column;
  align-items: center;
  text-align: center;
  gap: 18px;
  margin-top: 34px;
}

.home-map-foot p {
  font-style: italic;
  color: var(--ink-soft);
  font-size: 1.02rem;
}

@media (max-width: 900px) {
  .map-stage { grid-template-columns: 1fr; }
  .loc-carousel { border-left: none; border-top: 2px solid var(--green-deep); }

  /* Compact the whole stage so map + card details fit one mobile viewport */
  #home-map { height: 290px; }
  .loc-img { height: 138px; }
  .loc-body { padding: 16px 18px 10px; }
  .loc-body h3 { font-size: 1.2rem; margin-bottom: 6px; }
  .loc-meta { margin-bottom: 8px; }
  .loc-body p { font-size: 0.88rem; -webkit-line-clamp: 3; }
  .loc-dots { padding: 4px 10px; }
}

.map-popup h4 {
  font-family: var(--font-display);
  font-size: 1.05rem;
  margin-bottom: 4px;
  color: var(--green-deep);
}

.map-popup p { font-size: 0.85rem; color: var(--ink-soft); margin-bottom: 4px; }

.map-popup .popup-tag {
  display: inline-block;
  font-family: var(--font-label);
  font-size: 0.62rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  background: var(--cream-dark);
  color: var(--green);
  padding: 2px 10px;
  margin-bottom: 6px;
}

.filter-bar {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 10px;
  margin: 40px 0 14px;
}

.filter-count { opacity: 0.6; font-weight: 600; margin-left: 4px; }

.results-line {
  font-family: var(--font-display);
  font-style: italic;
  font-size: 1rem;
  color: var(--ink-soft);
  margin: 0 0 26px;
}

.filter-btn {
  font-family: var(--font-label);
  background: var(--white);
  border: 1.5px solid var(--rule);
  color: var(--green-deep);
  font-weight: 700;
  font-size: 0.72rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  padding: 9px 18px;
  cursor: pointer;
  transition: all 0.18s;
}

.filter-btn:hover { border-color: var(--gold); transform: translateY(-2px); }

.filter-btn.active {
  background: var(--green);
  border-color: var(--green-deep);
  color: var(--cream);
  box-shadow: 3px 3px 0 var(--gold);
}

.property-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(300px, 1fr));
  gap: 26px;
}

.property-card {
  background: var(--white);
  border: 1.5px solid var(--rule);
  overflow: hidden;
  box-shadow: var(--press);
  transition: transform 0.2s, box-shadow 0.2s;
  cursor: pointer;
}

.property-card:hover { transform: translate(-3px, -3px); box-shadow: var(--press-lg); }

.property-card .prop-banner {
  height: 116px;
  background: linear-gradient(135deg, var(--green) 0%, var(--green-soft) 100%);
  position: relative;
  display: flex;
  align-items: flex-end;
  padding: 16px 22px;
  border-bottom: 2px solid var(--green-deep);
}

.property-card .prop-banner.banner-ops { background: linear-gradient(135deg, #6b4f1d 0%, var(--gold) 130%); }
.property-card .prop-banner.banner-retail { background: linear-gradient(135deg, #41301f 0%, #7a5c33 120%); }
.property-card .prop-banner.banner-land { background: linear-gradient(135deg, var(--green-soft) 0%, #5d7d5a 120%); }

.property-card .prop-banner h3 {
  color: var(--cream);
  font-size: 1.3rem;
  position: relative;
  z-index: 1;
}

/* Banner backed by a real screenshot of the property's live website */
.property-card .prop-banner.has-image {
  height: 172px;
  background-size: cover;
  background-position: center;
  filter: saturate(0.92);
}

.property-card .prop-banner.has-image::before {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(18, 36, 25, 0.9) 0%, rgba(18, 36, 25, 0.28) 55%, rgba(18, 36, 25, 0) 100%);
}

.prop-site-link {
  display: inline-block;
  margin-top: 12px;
  font-family: var(--font-label);
  font-weight: 700;
  font-size: 0.72rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--gold);
}

.prop-site-link:hover { text-decoration: underline; }

.prop-body { padding: 20px 22px 24px; }

.prop-tag {
  display: inline-block;
  font-family: var(--font-label);
  font-size: 0.62rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  background: var(--cream-dark);
  color: var(--green);
  padding: 3px 12px;
  margin-bottom: 10px;
}

.prop-body p { font-size: 0.97rem; color: var(--ink-soft); }

.prop-loc {
  margin-top: 12px;
  font-family: var(--font-label);
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.04em;
  color: var(--green);
}

.prop-loc::before { content: "✦ "; content: "✦ " / ""; color: var(--gold); }

/* ---------- Team ---------- */

.team-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(230px, 1fr));
  gap: 28px;
}

.team-card {
  background: var(--white);
  border: 1.5px solid var(--rule);
  padding: 36px 24px 30px;
  text-align: center;
  box-shadow: var(--press);
  transition: transform 0.2s, box-shadow 0.2s;
}

.team-card:hover { transform: translate(-3px, -3px); box-shadow: var(--press-lg); }

.avatar {
  width: 112px;
  height: 112px;
  margin: 0 auto 18px;
  border-radius: 50%;
  background: var(--cream-dark);
  display: flex;
  align-items: center;
  justify-content: center;
  border: 2px solid var(--green-deep);
  box-shadow: 4px 4px 0 var(--gold-soft);
  overflow: hidden;
  transition: transform 0.3s cubic-bezier(.34,1.56,.64,1);
}

.avatar img { width: 100%; height: 100%; object-fit: cover; }

.team-card:hover .avatar { transform: rotate(-4deg) scale(1.04); }

.team-card h3 { font-size: 1.18rem; }

.team-role {
  font-family: var(--font-label);
  font-size: 0.66rem;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--gold);
  margin-top: 6px;
}

.team-div { margin-top: 10px; font-size: 0.92rem; font-style: italic; color: var(--ink-soft); }

/* ---------- Timeline (About) ---------- */

.timeline {
  position: relative;
  max-width: 760px;
  margin: 0 auto;
  padding-left: 40px;
}

.timeline::before {
  content: "";
  position: absolute;
  left: 9px;
  top: 6px;
  bottom: 6px;
  width: 0;
  border-left: 3px double var(--gold-soft);
}

.timeline-item { position: relative; padding-bottom: 44px; }

.timeline-item:last-child { padding-bottom: 0; }

.timeline-item::before {
  content: "";
  position: absolute;
  left: -38px;
  top: 9px;
  width: 13px;
  height: 13px;
  background: var(--gold);
  border: 2px solid var(--green-deep);
  transform: rotate(45deg);
}

.timeline-year {
  font-family: var(--font-display);
  font-style: italic;
  font-weight: 600;
  font-size: 1.5rem;
  color: var(--gold);
}

/* ---- Timeline choreography (gated on js-anim; reduced-motion exempt) ---- */

@media (prefers-reduced-motion: no-preference) {
  /* The spine draws itself downward once the timeline enters view */
  .js-anim .timeline::before {
    transform: scaleY(0);
    transform-origin: top;
    transition: transform 2.2s cubic-bezier(0.22, 0.9, 0.3, 1) 0.15s;
  }

  .js-anim .timeline.spine-on::before { transform: scaleY(1); }

  /* Each gold diamond pops in with a spring as its entry reveals */
  .js-anim .timeline-item::before { opacity: 0; }

  .js-anim .timeline-item.visible::before {
    animation: diamond-pop 0.55s cubic-bezier(0.34, 1.56, 0.64, 1) 0.2s both;
  }

  /* Years slide in from the spine */
  .js-anim .timeline-item .timeline-year { opacity: 0; }

  .js-anim .timeline-item.visible .timeline-year {
    animation: year-in 0.6s cubic-bezier(0.2, 0.7, 0.2, 1) 0.3s both;
  }

  /* Pull-quote rule draws downward when its block reveals */
  .js-anim .reveal blockquote.pull-quote::before {
    transform: scaleY(0);
    transform-origin: top;
    transition: transform 1s cubic-bezier(0.22, 0.9, 0.3, 1) 0.35s;
  }

  .js-anim .reveal.visible blockquote.pull-quote::before { transform: scaleY(1); }
}

@keyframes diamond-pop {
  from { opacity: 0; transform: rotate(45deg) scale(0); }
  to { opacity: 1; transform: rotate(45deg) scale(1); }
}

@keyframes year-in {
  from { opacity: 0; transform: translateX(-16px); }
  to { opacity: 1; transform: none; }
}

.timeline-item h3 { margin: 4px 0 8px; }

.timeline-item p { color: var(--ink-soft); font-size: 1rem; max-width: 60ch; }

/* ---------- Two-column splits ---------- */

.split {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 64px;
  align-items: center;
}

.split .lead { margin-top: 18px; }

blockquote.pull-quote {
  font-family: var(--font-display);
  font-size: 1.65rem;
  font-style: italic;
  font-weight: 480;
  line-height: 1.38;
  color: var(--green);
  border-left: none;
  padding: 8px 0 8px 30px;
  position: relative;
  margin: 30px 0;
}

blockquote.pull-quote::before {
  content: "";
  position: absolute;
  left: 0;
  top: 0;
  bottom: 0;
  width: 0;
  border-left: 3px double var(--gold);
}

blockquote.pull-quote cite {
  display: block;
  font-family: var(--font-label);
  font-style: normal;
  font-size: 0.74rem;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--gold);
  margin-top: 14px;
}

/* ---------- Lists ---------- */

.check-list { list-style: none; margin-top: 22px; }

.check-list li {
  position: relative;
  padding-left: 36px;
  margin-bottom: 15px;
  color: var(--ink-soft);
}

.check-list li::before {
  content: "✓";
  position: absolute;
  left: 0;
  top: 2px;
  width: 22px;
  height: 22px;
  background: var(--gold);
  border: 1.5px solid var(--green-deep);
  color: var(--green-deep);
  font-size: 0.78rem;
  font-weight: 800;
  display: flex;
  align-items: center;
  justify-content: center;
}

.check-list li strong { color: var(--ink); }

/* ---------- Careers ---------- */

.job-list { display: grid; gap: 20px; max-width: 820px; }

.job-card {
  background: var(--white);
  border: 1.5px solid var(--rule);
  border-left: 5px solid var(--gold);
  padding: 28px 32px;
  box-shadow: var(--press);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 20px;
  flex-wrap: wrap;
  transition: transform 0.2s, box-shadow 0.2s;
}

.job-card:hover { transform: translate(-3px, -3px); box-shadow: var(--press-lg); }

.job-card h3 { font-size: 1.25rem; }

.job-meta { font-size: 0.92rem; font-style: italic; color: var(--ink-soft); margin-top: 4px; }

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

.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: 56px;
  align-items: start;
}

.office-card {
  background: var(--white);
  border: 1.5px solid var(--rule);
  box-shadow: var(--press-lg);
}

#office-map {
  height: 240px;
  border-bottom: 1.5px solid var(--rule);
  z-index: 1;
}

.office-body { padding: 26px 28px 30px; }

.office-body h3 { font-size: 1.12rem; line-height: 1.5; margin-top: 4px; }

.office-rows { margin-top: 20px; display: grid; gap: 12px; }

.office-row {
  display: flex;
  align-items: center;
  gap: 12px;
  font-family: var(--font-label);
  font-weight: 700;
  font-size: 0.92rem;
  color: var(--green-deep);
  transition: color 0.2s;
}

.office-row svg { width: 19px; height: 19px; color: var(--gold); flex-shrink: 0; }

.office-row:hover { color: var(--gold); }

.office-social { display: flex; gap: 12px; margin-top: 24px; }

.office-social a {
  width: 38px;
  height: 38px;
  border: 1.5px solid var(--rule);
  display: flex;
  align-items: center;
  justify-content: center;
  transition: border-color 0.2s, background 0.2s, transform 0.2s;
}

.office-social a:hover { border-color: var(--gold); background: var(--cream); transform: translateY(-2px); }

.office-social svg { width: 16px; height: 16px; fill: var(--green-deep); }

.contact-promise {
  margin-top: 28px;
  font-family: var(--font-display);
  font-style: italic;
  font-size: 1.2rem;
  line-height: 1.5;
  color: var(--green);
  padding-left: 26px;
  border-left: 3px double var(--gold);
}

form.contact-form {
  background: var(--white);
  border: 1.5px solid var(--rule);
  padding: 40px 36px;
  box-shadow: var(--press-lg);
  display: grid;
  gap: 18px;
}

.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }

.contact-form label {
  font-family: var(--font-label);
  font-size: 0.68rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--green-deep);
  display: block;
  margin-bottom: 6px;
}

.contact-form input,
.contact-form select,
.contact-form textarea {
  width: 100%;
  font-family: var(--font-body);
  font-size: 1rem;
  padding: 12px 14px;
  border: 1.5px solid var(--rule);
  border-radius: 0;
  background: var(--cream);
  color: var(--ink);
  transition: border-color 0.2s, box-shadow 0.2s;
}

.contact-form input:focus,
.contact-form select:focus,
.contact-form textarea:focus {
  outline: none;
  border-color: var(--gold);
  box-shadow: 3px 3px 0 var(--gold-soft);
}

.contact-form input:user-invalid,
.contact-form textarea:user-invalid {
  border-color: #a4452f;
}

.form-intro { border-bottom: 3px double var(--rule); padding-bottom: 18px; }

.form-intro h3 { font-size: 1.45rem; }

.form-intro p { color: var(--ink-soft); font-size: 0.98rem; margin-top: 6px; }

.label-soft { opacity: 0.55; font-weight: 600; letter-spacing: 0.04em; }

.form-foot {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 18px;
  flex-wrap: wrap;
}

.form-note {
  font-size: 0.88rem;
  font-style: italic;
  color: var(--ink-soft);
  max-width: 26ch;
}

.form-success { text-align: center; padding: 36px 12px; }

.form-success svg { margin: 0 auto 18px; display: block; }

.form-success h3 { font-size: 1.5rem; }

.form-success p { color: var(--ink-soft); margin-top: 10px; max-width: 38ch; margin-left: auto; margin-right: auto; }

/* ---------- CTA band ---------- */

.cta-band { text-align: center; }

.cta-band h2 { max-width: 22ch; margin: 0 auto 16px; }

.cta-band .btn { margin-top: 26px; }

/* ---------- Brand ticker ---------- */

.brand-ticker {
  background: var(--green-deep);
  border-top: 1px solid rgba(247, 241, 226, 0.14);
  border-bottom: 1px solid rgba(247, 241, 226, 0.14);
  overflow: hidden;
  padding: 15px 0;
}

.ticker-track {
  display: flex;
  width: max-content;
  animation: ticker 38s linear infinite;
}

.brand-ticker:hover .ticker-track { animation-play-state: paused; }

.ticker-track span {
  font-family: var(--font-display);
  font-style: italic;
  font-size: 1.05rem;
  color: var(--gold-soft);
  white-space: nowrap;
  padding: 0 14px;
}

.ticker-track span::after {
  content: "✦";
  font-style: normal;
  font-size: 0.7rem;
  color: rgba(247, 241, 226, 0.45);
  margin-left: 28px;
  vertical-align: 2px;
}

@keyframes ticker { to { transform: translateX(-50%); } }

@media (prefers-reduced-motion: reduce) {
  .ticker-track { animation: none; }
}

/* ---------- Footer ---------- */

.site-footer {
  background: var(--green-deep);
  color: rgba(247, 241, 226, 0.78);
  padding: 66px 0 32px;
  font-size: 0.98rem;
}

.footer-grid {
  display: grid;
  grid-template-columns: 1.6fr 1fr 1fr 1.2fr;
  gap: 44px;
  margin-bottom: 46px;
}

.site-footer h4 {
  color: var(--cream);
  font-size: 0.72rem;
  font-family: var(--font-label);
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  margin-bottom: 16px;
}

.site-footer ul { list-style: none; }

.site-footer ul li { margin-bottom: 9px; }

.site-footer a { color: rgba(247, 241, 226, 0.78); transition: color 0.2s; }

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

.footer-brand svg { height: 50px; margin-bottom: 14px; }

.footer-brand p { max-width: 34ch; font-size: 0.95rem; font-style: italic; }

.footer-social { display: flex; gap: 14px; margin-top: 18px; }

.footer-social a {
  width: 38px;
  height: 38px;
  border: 1px solid rgba(247, 241, 226, 0.3);
  display: flex;
  align-items: center;
  justify-content: center;
  transition: border-color 0.2s, background 0.2s, transform 0.2s;
}

.footer-social a:hover { border-color: var(--gold); background: rgba(200, 151, 58, 0.16); transform: translateY(-2px); }

.footer-social svg { width: 17px; height: 17px; fill: var(--cream); }

.footer-bottom {
  border-top: 3px double rgba(247, 241, 226, 0.18);
  padding-top: 26px;
  display: flex;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: 12px;
  font-family: var(--font-label);
  font-size: 0.68rem;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  opacity: 0.7;
}

/* ---------- Reveal animation ---------- */

/* Hidden state only applies once JS marks the page (no-JS users see everything) */
.js-anim .reveal {
  opacity: 0;
  transform: translateY(24px);
  transition: opacity 0.65s ease, transform 0.65s ease;
}

.js-anim .reveal.visible { opacity: 1; transform: none; }

/* When the Motion library drives reveals, CSS transitions stand down */
.motion-on .reveal { transition: none; }

@media (prefers-reduced-motion: reduce) {
  .js-anim .reveal { opacity: 1; transform: none; transition: none; }
}

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

/* On smaller screens the badge joins the hero's content flow,
   centered below the buttons — fully on the green, never straddling edges */
@media (max-width: 1080px) {
  .stamp-badge {
    position: static;
    display: block;
    width: 132px;
    height: 132px;
    margin: 46px auto 0;
  }
}

@media (max-width: 900px) {
  .split, .contact-grid { grid-template-columns: 1fr; gap: 40px; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 768px) {
  .nav-toggle { display: block; }

  .nav-links {
    position: absolute;
    top: 78px;
    left: 0;
    right: 0;
    background: var(--cream);
    flex-direction: column;
    align-items: stretch;
    padding: 14px 24px 22px;
    gap: 0;
    border-bottom: 3px double var(--rule);
    box-shadow: var(--press-lg);
    display: none;
  }

  /* Full-width, comfortably tappable rows in the mobile menu */
  .nav-links li { border-bottom: 1px solid var(--rule); }

  .nav-links li:last-child { border-bottom: none; padding-top: 14px; }

  .nav-links li a { display: block; padding: 14px 2px; }

  .nav-links li a.nav-cta { text-align: center; padding: 13px 22px; }

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

  .form-row { grid-template-columns: 1fr; }

  #property-map { height: 400px; }

  /* Filters: tidy 2x2 grid of toggle chips on small screens */
  .filter-bar { grid-template-columns: 1fr 1fr; gap: 9px; }

  .filter-btn { padding: 12px 10px; white-space: nowrap; }

  section { padding: 64px 0; }

  .stats-row > div + div { border-left: none; }
}

@media (max-width: 560px) {
  .footer-grid { grid-template-columns: 1fr; }
}