/* Rick Hayley — palette follows the Welcome Home Team logo: sky blue, navy, palm yellow. */
:root {
  --navy-900: #18224a;
  --navy-700: #2f3f7a;
  --navy-600: #3d4f8a;
  --sky-500: #85a8d3;
  --sky-200: #d5e2f3;
  --sky-100: #eaf1fa;
  --palm-300: #fbf3a0;
  --palm-100: #fffbe0;
  --paper: #fdfcf6;
  --white: #ffffff;

  --bg: var(--paper);
  --surface: var(--white);
  --text: var(--navy-900);
  --text-muted: #4a557c;
  --line: #d9deeb;
  --primary: var(--navy-700);
  --on-primary: var(--white);
  --accent: var(--palm-300);
  --on-accent: var(--navy-900);
  --focus: #1d4ed8;

  --font-display: "Fraunces", Georgia, "Times New Roman", serif;
  --font-body: "DM Sans", system-ui, -apple-system, "Segoe UI", sans-serif;

  --space-1: 4px;
  --space-2: 8px;
  --space-3: 16px;
  --space-4: 24px;
  --space-5: 32px;
  --space-6: 48px;
  --space-7: 72px;
  --space-8: 112px;

  --radius-sm: 10px;
  --radius-md: 18px;
  --radius-pill: 999px;
  --shadow-1: 0 1px 2px rgba(24, 34, 74, .06), 0 8px 24px rgba(24, 34, 74, .08);
  --ease-out: cubic-bezier(.2, .7, .2, 1);
  --dur-fast: 160ms;
  --dur-med: 280ms;
  --header-h: 72px;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: calc(var(--header-h) + 16px); -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  background: var(--bg);
  color: var(--text);
  font-family: var(--font-body);
  font-size: 1.0625rem;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
}
img { max-width: 100%; height: auto; display: block; }
h1, h2, h3, p, ul, ol, dl, dd, figure, blockquote { margin: 0; }
ul, ol { padding: 0; list-style: none; }
a { color: inherit; }
h1, h2 { font-family: var(--font-display); font-weight: 500; line-height: 1.08; letter-spacing: -.015em; text-wrap: balance; }
h1 { font-size: clamp(2.3rem, 5vw, 3.8rem); }
h2 { font-size: clamp(2rem, 4.2vw, 3.1rem); }
h3 { font-size: 1.125rem; font-weight: 600; line-height: 1.3; }

:focus-visible { outline: 3px solid var(--focus); outline-offset: 3px; border-radius: 4px; }
.dark :focus-visible { outline-color: var(--palm-300); }

.visually-hidden {
  position: absolute; width: 1px; height: 1px; overflow: hidden;
  clip-path: inset(50%); white-space: nowrap;
}
.skip-link {
  position: absolute; left: 16px; top: -60px; z-index: 100;
  background: var(--navy-900); color: var(--white); padding: 12px 18px; border-radius: var(--radius-sm);
}
.skip-link:focus { top: 12px; }

.container { width: min(100% - 40px, 1160px); margin-inline: auto; }
section { padding-block: var(--space-7); }
@media (min-width: 900px) { section { padding-block: var(--space-8); } }

.dark { background: var(--navy-900); color: var(--white); --text-muted: #c3cde6; --line: rgba(255, 255, 255, .16); }
.tint { background: var(--sky-100); }

/* ---------- shared bits ---------- */
.eyebrow {
  display: flex; align-items: center; gap: 14px;
  font-size: .95rem; font-weight: 600; letter-spacing: .04em;
  color: var(--navy-600); margin-bottom: var(--space-3);
}
.dark .eyebrow { color: var(--palm-300); }
.rule { display: inline-block; width: 56px; height: 1px; background: currentColor; }
.eyebrow-plain { font-size: .95rem; color: var(--text-muted); margin-bottom: var(--space-3); }
.lede { font-size: 1.15rem; color: var(--text-muted); max-width: 58ch; }
.fine { font-size: .875rem; color: var(--text-muted); }
.section-head { max-width: 760px; margin-bottom: var(--space-6); }
.section-head h2 { margin-bottom: var(--space-3); }
.section-foot { margin-top: var(--space-5); }
.icon { width: 26px; height: 26px; fill: none; stroke: currentColor; stroke-width: 1.6; stroke-linecap: round; stroke-linejoin: round; flex: none; }

.btn {
  display: inline-flex; align-items: center; justify-content: center;
  min-height: 48px; padding: 12px 26px;
  border-radius: var(--radius-pill); border: 1.5px solid transparent;
  font: 600 1rem/1 var(--font-body); text-decoration: none; cursor: pointer;
  transition: background-color var(--dur-fast) var(--ease-out), color var(--dur-fast) var(--ease-out), border-color var(--dur-fast) var(--ease-out), transform var(--dur-fast) var(--ease-out);
}
.btn:active { transform: scale(.97); }
.btn-solid { background: var(--primary); color: var(--on-primary); }
.btn-solid:hover { background: var(--navy-900); }
.btn-outline { border-color: var(--navy-900); color: var(--navy-900); background: transparent; }
.btn-outline:hover { background: var(--navy-900); color: var(--white); }
.btn-accent { background: var(--accent); color: var(--on-accent); }
.btn-accent:hover { background: var(--white); }
.btn-block { width: 100%; }
.text-link {
  font-weight: 600; text-underline-offset: 5px; text-decoration-thickness: 1.5px;
  display: inline-flex; align-items: center; min-height: 44px;
}
.text-link:hover { color: var(--navy-600); }

/* ---------- header ---------- */
.site-header {
  position: sticky; top: 0; z-index: 40;
  background: var(--paper);
  border-bottom: 1px solid transparent;
  transition: border-color var(--dur-med) var(--ease-out);
}
.site-header.is-stuck { border-bottom-color: var(--line); }
.header-inner { display: flex; align-items: center; justify-content: space-between; min-height: var(--header-h); gap: var(--space-4); }
.wordmark { font-family: var(--font-display); font-size: 1.75rem; font-weight: 500; text-decoration: none; letter-spacing: -.02em; line-height: 1; padding-block: 10px; }
.wordmark span { color: var(--sky-500); }
.site-nav { display: flex; align-items: center; gap: var(--space-5); }
.site-nav ul { display: flex; gap: var(--space-4); }
.site-nav ul a {
  font-size: .95rem; font-weight: 500; text-decoration: none;
  display: inline-flex; align-items: center; min-height: 44px;
  border-bottom: 1.5px solid transparent;
  transition: border-color var(--dur-fast) var(--ease-out);
}
.site-nav ul a:hover, .site-nav ul a[aria-current="true"] { border-bottom-color: var(--navy-900); }
.nav-toggle { display: none; }

@media (max-width: 1020px) {
  .nav-toggle {
    display: inline-flex; align-items: center; justify-content: center;
    width: 48px; height: 48px; background: none; border: 1.5px solid var(--navy-900);
    border-radius: 50%; cursor: pointer; color: var(--navy-900);
  }
  .nav-toggle-bars, .nav-toggle-bars::before, .nav-toggle-bars::after {
    display: block; width: 18px; height: 1.5px; background: currentColor; position: relative;
    transition: transform var(--dur-fast) var(--ease-out), background-color var(--dur-fast) var(--ease-out);
  }
  .nav-toggle-bars::before, .nav-toggle-bars::after { content: ""; position: absolute; left: 0; }
  .nav-toggle-bars::before { top: -6px; }
  .nav-toggle-bars::after { top: 6px; }
  .nav-toggle[aria-expanded="true"] .nav-toggle-bars { background: transparent; }
  .nav-toggle[aria-expanded="true"] .nav-toggle-bars::before { transform: translateY(6px) rotate(45deg); }
  .nav-toggle[aria-expanded="true"] .nav-toggle-bars::after { transform: translateY(-6px) rotate(-45deg); }

  .site-nav {
    display: none; position: absolute; left: 0; right: 0; top: 100%;
    flex-direction: column; align-items: stretch; gap: var(--space-3);
    background: var(--paper); border-bottom: 1px solid var(--line);
    padding: var(--space-3) 20px var(--space-4);
    max-height: calc(100dvh - var(--header-h)); overflow-y: auto;
  }
  .site-nav.is-open { display: flex; }
  .site-nav ul { flex-direction: column; gap: 0; }
  .site-nav ul a { width: 100%; min-height: 52px; font-size: 1.1rem; border-bottom: 1px solid var(--line); }
}

/* ---------- hero ---------- */
.hero { padding-block: var(--space-6) var(--space-7); background: linear-gradient(180deg, var(--paper) 0%, var(--palm-100) 100%); overflow: hidden; }
.hero-grid { display: grid; gap: var(--space-6); }
.hero-hello { display: flex; align-items: center; gap: 14px; font-size: 1.25rem; font-weight: 600; margin-bottom: var(--space-2); }
.nowrap { white-space: nowrap; }
.hero h1 .amp { font-style: italic; font-weight: 400; color: var(--sky-500); }
.hero-lede { font-size: 1.15rem; color: var(--text-muted); max-width: 46ch; margin-top: var(--space-4); }
.hero-actions { display: flex; flex-wrap: wrap; align-items: center; gap: var(--space-3) var(--space-4); margin-top: var(--space-5); }

.hero-visual { position: relative; width: min(100%, 440px); margin-inline: auto; aspect-ratio: 1 / 1; }
.oval {
  position: absolute; inset: 4% 12%;
  border-radius: 50%; overflow: hidden;
  transform: rotate(-28deg);
  background: var(--sky-200);
}
.oval img {
  width: 100%; height: 100%; object-fit: cover; object-position: 50% 0;
  transform: rotate(28deg) scale(1.3) translateY(9%);
}
.badge { position: absolute; width: 132px; height: 132px; }
.badge svg { width: 100%; height: 100%; overflow: visible; }
.badge-text { font: 600 9.5px/1 var(--font-body); letter-spacing: .2em; fill: var(--navy-900); }
.badge-disc { fill: var(--sky-500); }
.badge-star { fill: var(--white); }
.hero .badge { right: -2%; top: 6%; }
.badge-on-dark { right: 0; top: 10%; }
.badge-on-dark .badge-disc { fill: var(--palm-300); }
.badge-on-dark .badge-star { fill: var(--navy-900); }
.badge-spin svg { animation: spin 28s linear infinite; }
@keyframes spin { to { transform: rotate(360deg); } }

.brand-row { display: flex; flex-wrap: wrap; align-items: flex-start; gap: var(--space-3); }
.brand-row a { display: grid; gap: var(--space-2); justify-items: center; width: 100px; text-decoration: none; font-size: .85rem; font-weight: 600; text-align: center; white-space: nowrap; }
.brand-row img {
  width: 100px; height: 100px; object-fit: cover; border-radius: var(--radius-md);
  background: var(--white); border: 1px solid var(--line);
  transition: transform var(--dur-fast) var(--ease-out), box-shadow var(--dur-fast) var(--ease-out);
}
.brand-row a:hover img { transform: translateY(-3px); box-shadow: var(--shadow-1); }
.brand-row img.logo-wide { object-fit: contain; padding: 8px; }

@media (min-width: 900px) {
  .hero { padding-block: var(--space-7) var(--space-8); }
  .hero-grid { grid-template-columns: 1.1fr .9fr; align-items: center; column-gap: var(--space-7); row-gap: var(--space-6); }
  .hero-visual { grid-column: 2; grid-row: 1 / span 2; width: 100%; max-width: 500px; }
  .hero-brands { grid-column: 1; }
  .badge { width: 156px; height: 156px; }
}

/* ---------- about ---------- */
.about { overflow-x: clip; }
.about-grid { display: grid; gap: var(--space-6); align-items: center; }
.about-visual { position: relative; width: min(100%, 380px); margin-inline: auto; }
.arch { border-radius: 999px 999px 0 0; overflow: hidden; aspect-ratio: 4 / 5; background: var(--navy-700); }
.arch img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 0; transform: scale(1.14); transform-origin: 50% 0; }
.about-copy h2 { margin-bottom: var(--space-4); }
.about-copy p + p { margin-top: var(--space-3); }
.about-copy > p:not(.eyebrow):not(.fine) { color: var(--text-muted); max-width: 60ch; }
.stats { display: grid; grid-template-columns: repeat(2, 1fr); gap: var(--space-4); margin-top: var(--space-6); margin-bottom: var(--space-3); }
.stats div { display: flex; flex-direction: column-reverse; border-top: 1px solid var(--line); padding-top: var(--space-3); }
.stats dd { font-family: var(--font-display); font-size: clamp(2.4rem, 5vw, 3.4rem); line-height: 1; font-variant-numeric: tabular-nums; color: var(--palm-300); }
.stats dt { font-size: .9rem; color: var(--text-muted); margin-top: var(--space-2); }

.family { margin-top: var(--space-7); }
.family h3 { font-family: var(--font-display); font-weight: 500; font-size: 1.6rem; margin-bottom: var(--space-4); }
.family-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: var(--space-3); }
.family-grid figure { height: 100%; display: flex; flex-direction: column; }
.family-grid img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; border-radius: var(--radius-md); flex: 1; min-height: 0; }
.family-grid li:nth-child(4) img { object-position: 50% 80%; }
.family-grid figcaption { font-size: .9rem; color: var(--text-muted); margin-top: var(--space-2); }
.family-lead, .family-wide { grid-column: 1 / -1; }
.family-lead img { object-position: 50% 30%; }
.family-wide img { aspect-ratio: 3 / 2; object-position: 50% 35%; }
@media (min-width: 760px) {
  .family-grid { grid-template-columns: repeat(4, 1fr); gap: var(--space-4); }
  .family-lead { grid-column: span 2; grid-row: span 2; }
  .family-lead img { aspect-ratio: auto; height: 0; flex: 1 1 0; }
  .family-wide img { aspect-ratio: 2 / 1; }
}
@media (min-width: 900px) {
  .about-grid { grid-template-columns: .8fr 1.2fr; column-gap: var(--space-8); }
  .badge-on-dark { right: -8%; top: 12%; }
  .stats { grid-template-columns: repeat(4, 1fr); }
}

/* ---------- why ---------- */
.why-list { display: grid; gap: 0; border-top: 1px solid var(--line); }
.why-list > li { display: grid; grid-template-columns: 76px 1fr; gap: var(--space-4); padding-block: var(--space-5); border-bottom: 1px solid var(--line); align-items: start; }
.why-logo { width: 76px; height: 76px; border-radius: var(--radius-md); overflow: hidden; border: 1px solid var(--line); background: var(--white); }
.why-logo img { width: 100%; height: 100%; object-fit: cover; }
.why-logo-light img { object-fit: contain; padding: 6px; }
.why-icon { width: 76px; height: 76px; border-radius: var(--radius-md); background: var(--sky-100); color: var(--navy-700); display: grid; place-items: center; }
.why-icon .icon { width: 36px; height: 36px; }
.why-list h3 { font-family: var(--font-display); font-weight: 500; font-size: 1.5rem; margin-bottom: var(--space-2); }
.why-list p { color: var(--text-muted); max-width: 62ch; }
.why-extras { display: grid; gap: var(--space-5); margin-top: var(--space-6); }
.why-extras .icon { color: var(--navy-600); margin-bottom: var(--space-2); }
.why-extras p { color: var(--text-muted); margin-top: var(--space-1); }
@media (min-width: 760px) {
  .why-list > li { grid-template-columns: 112px 1fr; gap: var(--space-6); align-items: center; }
  .why-logo { width: 112px; height: 112px; }
  .why-icon { width: 112px; height: 112px; }
  .why-icon .icon { width: 48px; height: 48px; }
  .why-extras { grid-template-columns: repeat(3, 1fr); }
}

/* ---------- sell ---------- */
.steps { display: grid; gap: var(--space-3); }
.steps > li { background: var(--surface); border-radius: var(--radius-md); padding: var(--space-4) var(--space-4) var(--space-4) 84px; position: relative; }
.step-num { position: absolute; left: var(--space-4); top: 22px; font-family: var(--font-display); font-size: 1.9rem; line-height: 1; color: var(--sky-500); font-variant-numeric: tabular-nums; }
.steps h3 { font-size: 1.2rem; margin-bottom: var(--space-1); }
.steps p { color: var(--text-muted); }
@media (min-width: 760px) { .steps { grid-template-columns: repeat(2, 1fr); } }

.listings-head { margin-top: var(--space-7); margin-bottom: var(--space-4); display: flex; flex-wrap: wrap; align-items: baseline; gap: var(--space-2) var(--space-4); }
.listings-head h3 { font-family: var(--font-display); font-weight: 500; font-size: clamp(1.6rem, 3vw, 2.1rem); }
.listings-head p { color: var(--text-muted); }

.showcase { display: grid; gap: var(--space-2); }
.showcase figure { position: relative; height: 100%; border-radius: var(--radius-sm); overflow: hidden; background: var(--navy-900); }
.showcase figcaption { position: absolute; left: 10px; bottom: 10px; font-size: .8rem; font-weight: 600; padding: 4px 10px; border-radius: var(--radius-pill); background: rgba(255, 255, 255, .92); color: var(--navy-900); pointer-events: none; }
.media-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: var(--space-2); }
.media-grid li:first-child { grid-column: 1 / -1; }
.media-grid img { width: 100%; height: 100%; aspect-ratio: 3 / 2; object-fit: cover; }
.media-videos { display: grid; grid-template-columns: repeat(2, 1fr); gap: var(--space-2); width: 100%; max-width: 640px; margin-inline: auto; }
.media-video { aspect-ratio: 9 / 16; }
.media-video video { width: 100%; height: 100%; display: block; object-fit: cover; }
.media-video figcaption { bottom: auto; top: 10px; }
@media (min-width: 1000px) {
  .showcase { grid-template-columns: 1fr 560px; }
  .media-videos { max-width: none; }
  .media-grid { grid-template-columns: repeat(6, 1fr); grid-template-rows: 1.5fr 1fr; }
  .media-grid li { min-height: 0; }
  .media-grid li:nth-child(1) { grid-column: span 4; }
  .media-grid li:nth-child(2) { grid-column: span 2; }
  .media-grid li:nth-child(n+3) { grid-column: span 2; }
  .media-grid img { aspect-ratio: auto; position: absolute; inset: 0; }
}

.quotes-head { font-family: var(--font-display); font-weight: 500; font-size: clamp(1.6rem, 3vw, 2.1rem); margin-top: var(--space-7); margin-bottom: var(--space-4); }
.seller-quotes { display: grid; gap: var(--space-4); }
.seller-quotes li { border-left: 3px solid var(--sky-500); padding-left: var(--space-4); display: flex; flex-direction: column; gap: var(--space-3); }
.seller-quotes blockquote { font-family: var(--font-display); font-size: 1.2rem; line-height: 1.45; }
.seller-quotes blockquote p + p { margin-top: var(--space-3); }
.seller-quotes .quote-by { font-size: .9rem; color: var(--text-muted); }
.seller-quotes .quote-by strong { display: block; color: var(--text); font-size: 1rem; }
@media (min-width: 900px) { .seller-quotes { grid-template-columns: 1.4fr 1fr; column-gap: var(--space-7); } }

.sell-cta { margin-top: var(--space-6); padding: var(--space-4); border-radius: var(--radius-md); background: var(--navy-900); color: var(--white); display: flex; flex-wrap: wrap; gap: var(--space-3) var(--space-4); align-items: center; justify-content: space-between; }
.sell-cta p { font-family: var(--font-display); font-size: 1.4rem; line-height: 1.25; flex: 1 1 320px; }
.sell-cta .btn { flex: none; }
.sell-cta .btn-solid { background: var(--palm-300); color: var(--navy-900); }
.sell-cta .btn-solid:hover { background: var(--white); }
@media (min-width: 900px) { .sell-cta { padding: var(--space-5) var(--space-6); } }

/* ---------- past sales ---------- */
.sales-layout { display: grid; gap: var(--space-5); }
.sale-list { display: grid; grid-template-columns: repeat(auto-fill, minmax(240px, 1fr)); gap: var(--space-3); align-content: start; }
.sale { border: 1px solid var(--line); border-radius: var(--radius-md); padding: var(--space-4); background: var(--surface); display: flex; flex-direction: column; gap: var(--space-2); }
.sale-price { font-family: var(--font-display); font-size: 2rem; line-height: 1; font-variant-numeric: tabular-nums; }
.sale-addr { font-weight: 500; line-height: 1.4; }
.sale-meta { font-size: .9rem; color: var(--text-muted); margin-top: auto; padding-top: var(--space-2); display: flex; flex-direction: column; gap: var(--space-2); align-items: flex-start; }
.tag { font-size: .8rem; font-weight: 600; padding: 4px 10px; border-radius: var(--radius-pill); background: var(--sky-200); color: var(--navy-900); }
.tag-alt { background: var(--palm-300); }
.sale-feature { background: var(--navy-900); color: var(--white); border-color: var(--navy-900); grid-column: 1 / -1; }
.sale-feature .sale-price { font-size: clamp(2.8rem, 7vw, 4rem); color: var(--palm-300); }
.sale-feature .sale-meta { color: #c3cde6; }
.closing-photos { display: grid; grid-template-columns: repeat(3, 1fr); gap: var(--space-3); margin-bottom: var(--space-5); }
.closing-photos figure { aspect-ratio: 3 / 4; border-radius: var(--radius-md); overflow: hidden; }
.closing-photos img { width: 100%; height: 100%; object-fit: cover; }
/* Zoom each photo in on the people, cropping just above the feet. */
.closing-photos li:nth-child(1) img { transform: scale(1.8); transform-origin: 45% 61%; }
.closing-photos li:nth-child(2) img { object-position: 50% 75%; }
.closing-photos li:nth-child(3) img { transform: scale(1.55); transform-origin: 34% 25%; }
@media (max-width: 640px) {
  .closing-photos { grid-template-columns: repeat(2, 1fr); }
  .closing-photos li:first-child { grid-column: 1 / -1; }
}
@media (min-width: 900px) { .closing-photos { gap: var(--space-4); } }

/* ---------- references ---------- */
.rating { display: flex; flex-wrap: wrap; align-items: center; gap: var(--space-2) var(--space-3); margin-top: var(--space-4); }
.rating-num { font-family: var(--font-display); font-size: 2.6rem; line-height: 1; color: var(--palm-300); }
.stars svg { width: 120px; height: 24px; fill: var(--palm-300); display: block; }
.rating-note { color: var(--text-muted); font-size: .95rem; }
.quotes { display: grid; gap: var(--space-3); }
.quote { border: 1px solid var(--line); border-radius: var(--radius-md); padding: var(--space-4); display: flex; flex-direction: column; gap: var(--space-4); justify-content: space-between; }
.quote blockquote { font-family: var(--font-display); font-size: 1.35rem; line-height: 1.3; }
.quote-by { font-size: .9rem; color: var(--text-muted); }
.quote-by strong { display: block; color: var(--white); font-size: 1rem; }
.quote-lg { background: var(--navy-700); border-color: var(--navy-700); text-align: center; align-items: center; }
.quote-lg blockquote { font-size: clamp(1.7rem, 3.4vw, 2.4rem); line-height: 1.18; }
.ref-foot { display: flex; flex-wrap: wrap; gap: var(--space-4); align-items: center; justify-content: space-between; margin-top: var(--space-6); padding-top: var(--space-5); border-top: 1px solid var(--line); }
.video-slot { display: flex; gap: var(--space-3); align-items: flex-start; max-width: 520px; }
.video-slot .icon { width: 44px; height: 44px; color: var(--palm-300); }
.video-slot p { color: var(--text-muted); }
@media (min-width: 700px) {
  .quotes { grid-template-columns: repeat(2, 1fr); }
  .quote-lg { grid-column: 1 / -1; padding: var(--space-6); }
}
@media (min-width: 1000px) {
  .quotes { grid-template-columns: repeat(3, 1fr); }
  .quote-lg { grid-column: 1 / -1; }
}

/* ---------- background ---------- */
.background { background: var(--palm-100); }
.background-grid { display: grid; gap: var(--space-5); }
.background-intro h2 { margin-bottom: var(--space-4); }
.background-copy p { color: var(--text-muted); max-width: 64ch; }
.background-copy p + p { margin-top: var(--space-3); }
.background-copy .btn { margin-top: var(--space-5); }
.invest-photo { position: relative; border-radius: var(--radius-md); overflow: hidden; background: var(--navy-900); height: 100%; }
.invest-photo img { width: 100%; height: 100%; object-fit: cover; }
.invest-photo figcaption { position: absolute; left: 10px; bottom: 10px; font-size: .8rem; font-weight: 600; padding: 4px 12px; border-radius: var(--radius-pill); background: rgba(255, 255, 255, .92); color: var(--navy-900); }
.invest-photo figcaption.is-after { background: var(--navy-900); color: var(--white); }
.background-intro .invest-photo { aspect-ratio: 4 / 3; height: auto; }
.invest-head { font-family: var(--font-display); font-weight: 500; font-size: clamp(1.5rem, 2.6vw, 1.9rem); margin-top: var(--space-7); margin-bottom: var(--space-4); }
.invest-pairs { display: grid; gap: var(--space-3); }
.invest-pair { display: grid; grid-template-columns: 1fr 1fr; gap: var(--space-2); }
.invest-pair-wide .invest-photo { aspect-ratio: 4 / 3; }
.invest-pair-tall .invest-photo { aspect-ratio: 3 / 4; }
@media (min-width: 900px) {
  .background-grid { grid-template-columns: .9fr 1.1fr; column-gap: var(--space-7); align-items: start; }
  .invest-pairs { grid-template-columns: 2.667fr 1.5fr; gap: var(--space-4); }
}

/* ---------- rentals ---------- */
.rentals-grid { display: grid; gap: var(--space-6); align-items: start; }
.rentals-brand { width: min(100%, 300px); border-radius: var(--radius-md); overflow: hidden; border: 1px solid var(--line); }
.rentals-copy h2 { margin-bottom: var(--space-3); }
.rental-cols { display: grid; gap: var(--space-4); margin-top: var(--space-5); }
.rental-cols > div { border-top: 2px solid var(--navy-900); padding-top: var(--space-3); }
.rental-cols p { color: var(--text-muted); margin-top: var(--space-1); }
@media (min-width: 760px) { .rental-cols { grid-template-columns: repeat(3, 1fr); } }
@media (min-width: 1000px) {
  .rentals-grid { grid-template-columns: 300px 1fr; column-gap: var(--space-7); }
  .rentals-brand { position: sticky; top: calc(var(--header-h) + 32px); }
}

/* ---------- contact ---------- */
.contact-grid { display: grid; gap: var(--space-6); }
.contact-copy h2 { margin-bottom: var(--space-3); }
.contact-list { margin-top: var(--space-5); display: grid; gap: var(--space-2); }
.contact-list li { display: flex; align-items: center; gap: var(--space-3); min-height: 44px; font-size: 1.1rem; font-weight: 500; overflow-wrap: anywhere; }
.areas { display: grid; gap: 2px; padding-block: 8px; }
.areas strong { font-weight: 600; margin-right: 6px; }
.contact-list .icon { color: var(--navy-600); }
.contact-list a { text-underline-offset: 5px; }
.social { display: flex; flex-wrap: wrap; gap: var(--space-2); margin-top: var(--space-4); }
.social a {
  display: inline-flex; align-items: center; min-height: 44px; padding: 0 18px;
  border: 1.5px solid var(--navy-900); border-radius: var(--radius-pill);
  font-weight: 600; font-size: .95rem; text-decoration: none;
  transition: background-color var(--dur-fast) var(--ease-out), color var(--dur-fast) var(--ease-out);
}
.social a:hover { background: var(--navy-900); color: var(--white); }

.contact-form { background: var(--surface); border-radius: var(--radius-md); padding: var(--space-4); box-shadow: var(--shadow-1); display: grid; gap: var(--space-3); }
.field { display: grid; gap: 6px; }
.field-row { display: grid; gap: var(--space-3); }
label { font-weight: 600; font-size: .95rem; }
.req { color: #b42318; }
.opt { font-weight: 400; color: var(--text-muted); }
input, select, textarea {
  font: inherit; color: var(--text); width: 100%;
  min-height: 48px; padding: 11px 14px;
  background: var(--white); border: 1.5px solid #8b95b5; border-radius: var(--radius-sm);
  transition: border-color var(--dur-fast) var(--ease-out);
}
textarea { resize: vertical; min-height: 130px; }
input:hover, select:hover, textarea:hover { border-color: var(--navy-700); }
[aria-invalid="true"] { border-color: #b42318; }
.field-error { color: #b42318; font-size: .9rem; font-weight: 500; }
.form-summary { background: #fef3f2; border: 1.5px solid #b42318; color: #7a1a12; border-radius: var(--radius-sm); padding: var(--space-3); font-size: .95rem; }
.form-summary ul { list-style: disc; padding-left: 20px; margin-top: 6px; }
.form-status { font-size: .95rem; color: var(--text-muted); min-height: 1.5em; }
@media (min-width: 560px) {
  .field-row { grid-template-columns: 1fr 1fr; }
  .contact-form { padding: var(--space-5); }
}
@media (min-width: 900px) { .contact-grid { grid-template-columns: 1fr 1fr; column-gap: var(--space-7); align-items: start; } }

/* ---------- footer ---------- */
.site-footer { padding-block: var(--space-6); }
.footer-inner { display: grid; gap: var(--space-3); }
.site-footer .wordmark span { color: var(--palm-300); }
.footer-legal { font-size: .875rem; color: var(--text-muted); max-width: 80ch; }

/* ---------- motion ---------- */
.reveal { opacity: 0; transform: translateY(18px); transition: opacity 600ms var(--ease-out), transform 600ms var(--ease-out); }
.reveal.is-in { opacity: 1; transform: none; }

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .badge-spin svg { animation: none; }
  .reveal { opacity: 1; transform: none; transition: none; }
  .btn, .brand-row img { transition: none; }
}