/* Layout: logo-led header, three-door hero (renters / owners / residents), then one band per audience, closing on contact */
:root{
  --navy:#3F4F68;
  --navy-deep:#2C3A50;
  --blush:#E29C97;
  --blush-ink:#B8615B;
  --mist:#EEF2F6;
  --paper:#FFFFFF;
  --ink:#26303F;
  --muted:#5D6A7E;
  --line:#D9E0E8;
  --card:#FFFFFF;
  --on-navy:#FFFFFF;
  --on-navy-muted:#C9D3E0;
  --ok:#2F7A5B;
  --f-display:"Cormorant Garamond", Georgia, "Times New Roman", serif;
  --f-caps:"Cinzel", Georgia, serif;
  --f-body:"Mulish", "Segoe UI", system-ui, -apple-system, sans-serif;
  --r:10px;
  --wrap:1160px;
}
@media (prefers-color-scheme: dark){
  :root:not([data-theme="light"]){
    --navy:#8FA3C2; --navy-deep:#1A2332; --blush:#E9A9A4; --blush-ink:#F0B7B2;
    --mist:#1C2533; --paper:#131A25; --ink:#E7ECF3; --muted:#A3AFC0; --line:#2C384A;
    --card:#18212F; --on-navy:#FFFFFF; --on-navy-muted:#B8C4D4; --ok:#6FC39C;
    color-scheme:dark;
  }
}
:root[data-theme="dark"]{
  --navy:#8FA3C2; --navy-deep:#1A2332; --blush:#E9A9A4; --blush-ink:#F0B7B2;
  --mist:#1C2533; --paper:#131A25; --ink:#E7ECF3; --muted:#A3AFC0; --line:#2C384A;
  --card:#18212F; --on-navy:#FFFFFF; --on-navy-muted:#B8C4D4; --ok:#6FC39C;
  color-scheme:dark;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion: reduce){html{scroll-behavior:auto}*{animation:none!important;transition:none!important}}
body{background:var(--paper);color:var(--ink);font-family:var(--f-body);font-size:16px;line-height:1.6}
a{color:inherit}
.wrap{max-width:var(--wrap);margin:0 auto;padding-inline:20px}
h1,h2,h3{font-family:var(--f-display);font-weight:600;line-height:1.1;text-wrap:balance;margin:0;color:var(--ink)}
h2{font-size:clamp(2rem,4.2vw,2.9rem)}
h3{font-size:1.45rem}
p{margin:0}
.eyebrow{font-family:var(--f-caps);font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;color:var(--blush-ink);font-weight:600}
.lede{color:var(--muted);font-size:1.08rem;max-width:62ch}
:focus-visible{outline:3px solid var(--blush);outline-offset:3px;border-radius:4px}
.logo-dark{display:block}.logo-light{display:none}
@media (prefers-color-scheme: dark){:root:not([data-theme="light"]) .logo-dark{display:none}:root:not([data-theme="light"]) .logo-light{display:block}}
:root[data-theme="dark"] .logo-dark{display:none}:root[data-theme="dark"] .logo-light{display:block}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;font:600 .95rem/1 var(--f-body);padding:14px 22px;border-radius:999px;text-decoration:none;border:1.5px solid transparent;cursor:pointer;transition:background .2s,color .2s,border-color .2s,transform .2s}
.btn:hover{transform:translateY(-1px)}
.btn-primary{background:var(--navy);color:var(--paper)}
.btn-primary:hover{background:var(--navy-deep);color:var(--on-navy)}
.btn-ghost{border-color:var(--line);color:var(--ink);background:transparent}
.btn-ghost:hover{border-color:var(--navy)}
.btn-blush{background:var(--blush);color:#2C3A50}
.btn-blush:hover{filter:brightness(1.05)}

/* utility bar */
.util{background:var(--navy-deep);color:var(--on-navy-muted);font-size:.85rem}
.util .wrap{display:flex;flex-wrap:wrap;gap:6px 20px;justify-content:space-between;align-items:center;padding-block:8px}
.util a{color:var(--on-navy);text-decoration:none;font-weight:600}
.util .portals{display:flex;gap:16px}
.util .portals a{display:inline-flex;align-items:center;gap:6px}

/* header */
header.site{position:sticky;top:env(safe-area-inset-top,0px);z-index:20;background:color-mix(in srgb,var(--paper) 94%,transparent);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}
header.site .wrap{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-block:10px}
.brand img{height:58px;width:auto}
nav.main ul{list-style:none;margin:0;padding:0;display:flex;gap:26px;align-items:center}
nav.main a{text-decoration:none;font-weight:600;font-size:.95rem;color:var(--ink)}
nav.main a:hover{color:var(--blush-ink)}
.menu-btn{display:none;background:none;border:1.5px solid var(--line);border-radius:8px;padding:8px 12px;font:600 .9rem var(--f-body);color:var(--ink);cursor:pointer}
@media (max-width:900px){
  .menu-btn{display:block}
  nav.main{position:absolute;left:0;right:0;top:100%;background:var(--paper);border-bottom:1px solid var(--line)}
  nav.main ul{flex-direction:column;align-items:stretch;gap:0;padding:8px 20px 16px}
  nav.main li a{display:block;padding:12px 0;border-bottom:1px solid var(--line)}
  nav.main li:last-child a{border:0;margin-top:10px}
  .brand img{height:48px}
}

/* hero */
.hero{position:relative;overflow:hidden;background:linear-gradient(180deg,var(--mist),var(--paper))}
.hero .wrap{display:grid;grid-template-columns:1.1fr .9fr;gap:48px;align-items:center;padding-block:64px 72px}
.hero h1{font-size:clamp(2.6rem,6vw,4.4rem);font-weight:600}
.hero h1 em{font-style:italic;color:var(--blush-ink)}
.hero .copy{display:grid;gap:22px;min-width:0}
.hero .cta-row{display:flex;flex-wrap:wrap;gap:12px}
.hero .loc{font-size:.9rem;color:var(--muted)}
.hearts{position:absolute;inset:0;pointer-events:none}
.hearts svg{position:absolute;width:18px;height:18px;opacity:.55;animation:rise 9s ease-in infinite}
.hearts path{fill:none;stroke:var(--blush);stroke-width:2}
@keyframes rise{0%{transform:translateY(0) rotate(-8deg);opacity:0}15%{opacity:.6}100%{transform:translateY(-260px) rotate(12deg);opacity:0}}
.doors{display:grid;gap:14px;min-width:0}
.door{display:grid;grid-template-columns:auto 1fr auto;gap:16px;align-items:center;background:var(--card);border:1px solid var(--line);border-radius:14px;padding:18px 20px;text-decoration:none;transition:border-color .2s,transform .2s,box-shadow .2s}
.door:hover{border-color:var(--blush);transform:translateX(4px);box-shadow:0 10px 30px -18px rgba(44,58,80,.45)}
.door .ic{width:46px;height:46px;border-radius:12px;background:var(--mist);display:grid;place-items:center;color:var(--navy)}
.door .ic svg{width:24px;height:24px}
.door strong{display:block;font-family:var(--f-display);font-size:1.35rem;line-height:1.15}
.door span{color:var(--muted);font-size:.9rem}
.door .arrow{color:var(--blush-ink);font-size:1.3rem}
.doors .label{font-family:var(--f-caps);font-size:.74rem;letter-spacing:.16em;color:var(--muted)}
@media (max-width:900px){.hero .wrap{grid-template-columns:1fr;padding-block:44px 52px}}

/* sections */
section.band{padding-block:84px}
section.alt{background:var(--mist)}
.head{display:grid;gap:12px;margin-bottom:40px;max-width:720px}
.head-row{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:end;gap:20px;margin-bottom:32px}
.head-row .head{margin-bottom:0}

/* rentals */
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chip{border:1.5px solid var(--line);background:var(--card);color:var(--ink);border-radius:999px;padding:8px 14px;font:600 .85rem var(--f-body);cursor:pointer}
.chip[aria-pressed="true"]{background:var(--navy);border-color:var(--navy);color:var(--paper)}
.listings{display:grid;grid-template-columns:repeat(auto-fill,minmax(250px,1fr));gap:20px}
.listing{background:var(--card);border:1px solid var(--line);border-radius:14px;overflow:hidden;display:flex;flex-direction:column}
.listing .art{aspect-ratio:16/10;max-width:100%;position:relative;background:linear-gradient(160deg,var(--mist),color-mix(in srgb,var(--blush) 22%,var(--mist)));display:grid;place-items:center;color:var(--navy)}
.listing .art svg{width:46%;height:auto;opacity:.85}
.listing .badge{position:absolute;top:12px;left:12px;background:var(--card);color:var(--ink);font:700 .72rem var(--f-body);letter-spacing:.06em;text-transform:uppercase;padding:6px 10px;border-radius:999px}
.listing .badge.now{background:var(--ok);color:#fff}
.listing .body{padding:18px 18px 20px;display:flex;flex-direction:column;gap:10px;flex:1}
.listing .price{font-family:var(--f-display);font-size:1.9rem;font-weight:700;color:var(--ink);line-height:1}
.listing .price small{font-family:var(--f-body);font-size:.85rem;color:var(--muted);font-weight:500}
.listing .addr{font-weight:600}
.listing .meta{display:flex;gap:14px;flex-wrap:wrap;color:var(--muted);font-size:.88rem;font-variant-numeric:tabular-nums}
.listing .meta b{color:var(--ink)}
.listing .actions{display:flex;gap:10px;margin-top:auto;padding-top:6px}
.listing .actions .btn{flex:1;padding:11px 12px;font-size:.88rem}
.empty{display:none;padding:28px;border:1.5px dashed var(--line);border-radius:14px;text-align:center;color:var(--muted)}
.rent-foot{margin-top:26px;display:flex;flex-wrap:wrap;gap:12px 24px;align-items:center;justify-content:space-between;padding:20px 22px;border-radius:14px;background:var(--mist);border:1px solid var(--line)}
section.alt .rent-foot{background:var(--card)}
.rent-foot p{color:var(--muted);max-width:60ch}

/* residents */
.res-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.res{background:var(--card);border:1px solid var(--line);border-radius:14px;padding:24px;display:flex;flex-direction:column;gap:10px}
.res .ic{width:44px;height:44px;border-radius:50%;background:var(--mist);display:grid;place-items:center;color:var(--navy)}
.res .ic svg{width:22px;height:22px}
.res p{color:var(--muted);font-size:.95rem}
.res a.go{margin-top:auto;font-weight:700;color:var(--navy);text-decoration:none}
.res a.go:hover{color:var(--blush-ink)}
.res.urgent{background:var(--navy-deep);border-color:var(--navy-deep);color:var(--on-navy)}
.res.urgent h3{color:var(--on-navy)}
.res.urgent p,.res.urgent li{color:var(--on-navy-muted)}
.res.urgent .ic{background:rgba(255,255,255,.12);color:var(--blush)}
.res.urgent ul{margin:0;padding-left:18px;font-size:.92rem}
.phone-pill{display:inline-flex;gap:10px;align-items:center;margin-top:auto;background:var(--blush);color:#2C3A50;padding:10px 16px;border-radius:999px;font-weight:700;width:fit-content;text-decoration:none;font-variant-numeric:tabular-nums}
@media (max-width:900px){.res-grid{grid-template-columns:1fr}}

/* owners */
.owners{display:grid;grid-template-columns:1.15fr .85fr;gap:48px;align-items:start}
.svc{display:grid;grid-template-columns:repeat(2,1fr);gap:28px 32px}
.svc div{display:grid;gap:6px;padding-top:16px;border-top:1.5px solid var(--line)}
.svc h3{font-size:1.3rem}
.svc p{color:var(--muted);font-size:.95rem}
.calc{background:var(--navy-deep);color:var(--on-navy);border-radius:16px;padding:28px;display:grid;gap:18px;position:sticky;top:100px}
.calc h3{color:var(--on-navy);font-size:1.6rem}
.calc p{color:var(--on-navy-muted);font-size:.92rem}
.calc label{display:grid;gap:6px;font-size:.85rem;font-weight:600;color:var(--on-navy-muted)}
.calc .in{display:flex;align-items:center;gap:8px;background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.18);border-radius:10px;padding:0 12px}
.calc input[type=number]{background:transparent;border:0;color:var(--on-navy);font:600 1.1rem var(--f-body);padding:12px 0;width:100%;font-variant-numeric:tabular-nums}
.calc input[type=number]:focus{outline:none}
.calc .in:focus-within{border-color:var(--blush)}
.calc input[type=range]{width:100%;accent-color:#E29C97}
.calc .out{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.calc .out div{background:rgba(255,255,255,.07);border-radius:10px;padding:14px}
.calc .out span{display:block;font-size:.75rem;letter-spacing:.08em;text-transform:uppercase;color:var(--on-navy-muted)}
.calc .out b{font-family:var(--f-display);font-size:2rem;color:#F3C4C0;font-variant-numeric:tabular-nums;line-height:1.1}
.calc .btn{width:100%}
.steps{margin-top:56px;display:grid;grid-template-columns:repeat(4,1fr);gap:20px;counter-reset:s;padding:0;list-style:none}
.steps li{position:relative;padding:22px 20px;background:var(--card);border:1px solid var(--line);border-radius:14px}
.steps li::before{counter-increment:s;content:counter(s);display:grid;place-items:center;width:34px;height:34px;border-radius:50%;background:var(--blush);color:#2C3A50;font:700 1rem var(--f-body);margin-bottom:12px}
.steps h3{font-size:1.25rem;margin-bottom:6px}
.steps p{color:var(--muted);font-size:.92rem}
.steps-title{margin-top:64px}
@media (max-width:960px){.owners{grid-template-columns:1fr}.calc{position:static}.steps{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.svc{grid-template-columns:1fr}.steps{grid-template-columns:1fr}}

/* about */
.about{display:grid;grid-template-columns:.9fr 1.1fr;gap:56px;align-items:center}
.quoteblock{font-family:var(--f-display);font-style:italic;font-size:clamp(1.7rem,3.2vw,2.4rem);line-height:1.25;color:var(--navy)}
.quoteblock::before{content:"";display:block;width:56px;height:2px;background:var(--blush);margin-bottom:22px}
.facts{display:grid;gap:0;margin-top:22px}
.facts div{display:flex;justify-content:space-between;gap:16px;padding:14px 0;border-bottom:1px solid var(--line);font-size:.95rem}
.facts dt{color:var(--muted);margin:0}
.facts dd{margin:0;font-weight:700;text-align:right}
@media (max-width:900px){.about{grid-template-columns:1fr;gap:28px}}

/* faq */
.faq-tabs{display:flex;gap:8px;flex-wrap:wrap;margin-bottom:22px}
.faq details{border-bottom:1px solid var(--line);padding:4px 0}
.faq summary{cursor:pointer;list-style:none;display:flex;justify-content:space-between;gap:16px;padding:16px 0;font-weight:700;font-size:1.02rem}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";color:var(--blush-ink);font-size:1.4rem;line-height:1}
.faq details[open] summary::after{content:"–"}
.faq details p{color:var(--muted);padding:0 0 18px;max-width:70ch}

/* contact */
.contact{display:grid;grid-template-columns:1.1fr .9fr;gap:40px;align-items:start}
.form-card{background:var(--card);border:1px solid var(--line);border-radius:16px;padding:28px}
.seg{display:flex;background:var(--mist);border-radius:999px;padding:4px;gap:4px;margin-bottom:22px;flex-wrap:wrap}
.seg button{flex:1;border:0;background:transparent;border-radius:999px;padding:10px 12px;font:700 .88rem var(--f-body);color:var(--muted);cursor:pointer;min-width:90px}
.seg button[aria-selected="true"]{background:var(--card);color:var(--ink);box-shadow:0 2px 8px -4px rgba(0,0,0,.3)}
form{display:grid;gap:14px}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.field{display:grid;gap:6px;min-width:0}
.field label{font-size:.85rem;font-weight:700}
.field input,.field select,.field textarea{font:500 1rem var(--f-body);color:var(--ink);background:var(--paper);border:1.5px solid var(--line);border-radius:10px;padding:12px 14px;width:100%}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--navy)}
.field textarea{min-height:100px;resize:vertical}
.thanks{display:grid;gap:10px;padding:16px 18px;border-radius:12px;background:color-mix(in srgb,var(--ok) 12%,var(--card));border:1px solid color-mix(in srgb,var(--ok) 40%,var(--line))}
.thanks b{color:var(--ok)}
.info{display:grid;gap:22px}
.info .blk{display:grid;gap:6px}
.info .blk h3{font-size:1.25rem}
.info .copyline{display:flex;flex-wrap:wrap;gap:8px;align-items:center;font-weight:700;font-variant-numeric:tabular-nums}
.copy-btn{border:1px solid var(--line);background:var(--card);color:var(--muted);border-radius:6px;padding:3px 8px;font:600 .75rem var(--f-body);cursor:pointer}
.hours{width:100%;border-collapse:collapse;font-size:.93rem;font-variant-numeric:tabular-nums}
.hours td{padding:8px 0;border-bottom:1px solid var(--line)}
.hours td:last-child{text-align:right;font-weight:600}
@media (max-width:900px){.contact{grid-template-columns:1fr}}
@media (max-width:520px){.row2{grid-template-columns:1fr}}

/* footer */
footer{background:var(--navy-deep);color:var(--on-navy-muted);padding-block:56px 32px;font-size:.92rem}
footer .grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:32px}
footer h4{font-family:var(--f-caps);letter-spacing:.14em;font-size:.75rem;color:var(--on-navy);margin:0 0 12px;font-weight:600}
footer ul{list-style:none;margin:0;padding:0;display:grid;gap:8px}
footer a{color:var(--on-navy-muted);text-decoration:none}
footer a:hover{color:var(--on-navy)}
footer .flogo{height:70px;width:auto;margin-bottom:14px}
footer .legal{margin-top:40px;padding-top:20px;border-top:1px solid rgba(255,255,255,.12);display:flex;flex-wrap:wrap;gap:10px 24px;justify-content:space-between;font-size:.8rem}
@media (max-width:800px){footer .grid{grid-template-columns:1fr 1fr}}
@media (max-width:480px){footer .grid{grid-template-columns:1fr}}

/* ---- live listings ---- */
.listing .art{overflow:hidden}
.listing .art img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:1}
.listing .art .ph{width:46%;height:auto;opacity:.85}
.listing button.open{all:unset;cursor:pointer;display:block}
.listing button.open:focus-visible{outline:3px solid var(--blush);outline-offset:-3px}
.listing .pets{font-size:.82rem;color:var(--muted)}
.skel{background:var(--card);border:1px solid var(--line);border-radius:14px;height:340px;position:relative;overflow:hidden}
.skel::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,transparent,color-mix(in srgb,var(--mist) 80%,transparent),transparent);animation:shimmer 1.4s infinite}
@keyframes shimmer{from{transform:translateX(-100%)}to{transform:translateX(100%)}}
.notice{padding:22px;border:1.5px dashed var(--line);border-radius:14px;color:var(--muted)}
.notice a{color:var(--navy);font-weight:700}

/* ---- listing detail dialog ---- */
dialog.home{border:0;padding:0;border-radius:18px;width:min(860px,calc(100% - 24px));max-height:calc(100% - 32px);background:var(--card);color:var(--ink);box-shadow:0 30px 80px -20px rgba(0,0,0,.5)}
dialog.home::backdrop{background:rgba(20,28,40,.55)}
.home .hero-img{aspect-ratio:16/9;max-width:100%;background:linear-gradient(160deg,var(--mist),color-mix(in srgb,var(--blush) 22%,var(--mist)));position:relative;display:grid;place-items:center;color:var(--navy)}
.home .hero-img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.home .hero-img .ph{width:30%}
.home .close{position:absolute;top:12px;right:12px;width:40px;height:40px;border-radius:50%;border:0;background:var(--card);color:var(--ink);font-size:1.3rem;cursor:pointer;box-shadow:0 4px 14px -6px rgba(0,0,0,.4);z-index:2}
.home .content{padding:26px 28px 30px;display:grid;gap:18px}
.home .top{display:flex;flex-wrap:wrap;justify-content:space-between;gap:12px 24px;align-items:end}
.home .top h2{font-size:clamp(1.6rem,3.5vw,2.2rem)}
.home .top .sub{color:var(--muted)}
.home .price{font-family:var(--f-display);font-size:2.4rem;font-weight:700;line-height:1}
.home .price small{font-family:var(--f-body);font-size:.9rem;color:var(--muted);font-weight:500}
.home .specs{display:grid;grid-template-columns:repeat(auto-fit,minmax(130px,1fr));gap:1px;background:var(--line);border:1px solid var(--line);border-radius:12px;overflow:hidden}
.home .specs div{background:var(--card);padding:12px 14px}
.home .specs span{display:block;font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;color:var(--muted)}
.home .specs b{font-variant-numeric:tabular-nums}
.home .desc{white-space:pre-line;color:var(--ink);max-width:70ch}
.home .desc-wrap h3{font-size:1.25rem;margin-bottom:6px}
.home .actions{display:flex;flex-wrap:wrap;gap:10px}
.home .muted{color:var(--muted);font-size:.9rem}
@media (max-width:520px){.home .content{padding:20px 18px 24px}}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}