/* Fixers for Flipping — shared design system
   Brand: SPREAD navy/green/gold (matches the digest + PDF brand) */
:root{
  --navy:#14161F; --navy-2:#1d2130; --green:#0F6F3C; --green-2:#0c5c32;
  --gold:#C99429; --gold-2:#E8BE5C; --brick:#BF3C2D; --paper:#f7f7f5; --ink:#1a1c25; --mut:#6b7280;
  --line:#e5e7eb; --white:#fff; --radius:14px; --shadow:0 10px 30px rgba(20,22,31,.10);
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}.rv{opacity:1!important;transform:none!important}}
body{font:16px/1.65 "Hanken Grotesk",-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;color:var(--ink);background:var(--paper);-webkit-font-smoothing:antialiased}
h1,h2,.brand{font-family:"Fraunces","Hanken Grotesk",Georgia,serif}
img{max-width:100%;display:block}
a{color:var(--green);text-decoration:none}
a:hover{text-decoration:underline}
.container{max-width:1120px;margin:0 auto;padding:0 20px}
:focus-visible{outline:3px solid var(--gold);outline-offset:2px;border-radius:4px}

/* inline icon utility — 24x24 stroke svgs colored by currentColor */
.ico{width:1.05em;height:1.05em;vertical-align:-.16em;flex:none}
.ico-lg{width:22px;height:22px}

/* scroll reveal (site.js tags .rv on cards/sections; no-JS stays visible) */
.rv{opacity:0;transform:translateY(16px);transition:opacity .65s cubic-bezier(.2,.6,.2,1),transform .65s cubic-bezier(.2,.6,.2,1)}
.rv.in{opacity:1;transform:none}
.no-js .rv{opacity:1;transform:none}

/* nav */
.nav{position:sticky;top:0;z-index:50;background:var(--navy);color:#fff;box-shadow:0 2px 12px rgba(0,0,0,.25)}
.nav-in{display:flex;align-items:center;justify-content:space-between;height:92px}
.brand{display:flex;align-items:center;gap:15px;color:#fff;font-weight:800;letter-spacing:.3px;font-size:28px;text-decoration:none}
.brand:hover{text-decoration:none}
.brand .logo-mark{width:66px;height:66px;filter:drop-shadow(0 3px 9px rgba(0,0,0,.45));transition:transform .18s ease}
.brand:hover .logo-mark{transform:scale(1.05)}
.brand .logo-word{height:48px;width:auto}
@media(max-width:820px){.nav-in{height:74px}.brand{font-size:22px;gap:11px}.brand .logo-mark{width:54px;height:54px}}
.brand em{font-style:italic;color:var(--gold-2)}
.kicker::after{content:"";display:block;width:44px;height:3px;background:linear-gradient(90deg,var(--gold),transparent);border-radius:2px;margin-top:6px}
.nav-links{display:flex;gap:26px;align-items:center}
.nav-links a{color:#e8e9ee;font-weight:600;font-size:14.5px;position:relative}
.nav-links a:not(.nav-cta)::after{content:"";position:absolute;left:0;right:100%;bottom:-6px;height:2px;background:var(--gold);transition:right .22s ease}
.nav-links a:not(.nav-cta):hover::after{right:0}
.nav-links a:hover{color:#fff;text-decoration:none}
.nav-cta{background:linear-gradient(135deg,var(--gold-2),var(--gold));color:var(--navy)!important;padding:9px 18px;border-radius:999px;font-weight:800}
.nav-cta:hover{filter:brightness(1.06)}
.nav-toggle{display:none;background:none;border:0;color:#fff;cursor:pointer;padding:8px;line-height:0}
.nav-toggle svg{width:26px;height:26px}
@media(max-width:820px){
  .nav-toggle{display:block}
  .nav-links{display:none;position:absolute;top:74px;left:0;right:0;background:var(--navy);flex-direction:column;padding:18px 20px 22px;gap:16px;border-top:1px solid #2a2e40}
  .nav-links.open{display:flex}
}

/* hero */
.hero{position:relative;background:var(--navy);color:#fff;overflow:hidden}
.hero .bg{position:absolute;inset:0;background-size:cover;background-position:center;opacity:.36;background-blend-mode:luminosity;background-color:var(--navy);filter:saturate(.7) contrast(1.05)}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(104deg,rgba(20,22,31,.94) 28%,rgba(20,22,31,.52) 72%,rgba(20,22,31,.22));pointer-events:none}
.hero::before{content:"";position:absolute;left:0;right:0;bottom:0;height:1px;background:linear-gradient(90deg,var(--gold) 0,rgba(201,148,41,.05) 60%);z-index:1}
.hero .container{position:relative;z-index:1}
.hero-in{position:relative;padding:100px 0 92px;max-width:800px}
.hero h1{font-size:clamp(40px,6.4vw,68px);line-height:1.05;font-weight:900;letter-spacing:-1.2px}
.hero h1 .accent{font-style:italic;font-weight:700;color:var(--gold-2)}
.hero h1::after{content:"";display:block;width:76px;height:4px;background:linear-gradient(90deg,var(--gold),transparent);border-radius:2px;margin-top:24px}
.hero p{margin-top:18px;font-size:19px;color:#d7d9e0;max-width:640px}
.hero .btns{margin-top:32px;display:flex;gap:14px;flex-wrap:wrap}
.eyebrow{display:inline-flex;align-items:center;gap:8px;background:rgba(201,148,41,.14);border:1px solid rgba(201,148,41,.5);color:var(--gold-2);font-size:12.5px;font-weight:800;letter-spacing:1.6px;text-transform:uppercase;padding:6px 14px;border-radius:999px;margin-bottom:20px}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:9px;padding:14px 26px;border-radius:10px;font-weight:800;font-size:15.5px;cursor:pointer;border:0;text-decoration:none!important;transition:transform .06s ease,filter .15s,box-shadow .2s;font-family:inherit}
.btn:active{transform:translateY(1px)}
.btn-gold{background:linear-gradient(135deg,#E3B04B,var(--gold));color:var(--navy);box-shadow:0 6px 18px rgba(201,148,41,.35)}
.btn-gold:hover{box-shadow:0 8px 24px rgba(201,148,41,.45)}
.btn-green{background:var(--green);color:#fff}
.btn-line{background:transparent;color:#fff;border:2px solid rgba(255,255,255,.55)}
.btn:hover{filter:brightness(1.07)}

/* sections */
section{padding:72px 0}
.sec-head{max-width:660px;margin-bottom:38px}
.sec-head h2{font-size:clamp(27px,3.4vw,38px);font-weight:900;color:var(--navy);letter-spacing:-.4px}
.sec-head p{margin-top:10px;color:var(--mut);font-size:17px}
.sec-alt{background:#fff}
.kicker{color:var(--green);font-weight:800;font-size:13px;letter-spacing:1.4px;text-transform:uppercase;margin-bottom:8px}

/* cards / grids */
.grid{display:grid;gap:22px}
.grid-3{grid-template-columns:repeat(3,1fr)}
.grid-4{grid-template-columns:repeat(4,1fr)}
.grid-2{grid-template-columns:repeat(2,1fr)}
@media(max-width:900px){.grid-3,.grid-4{grid-template-columns:repeat(2,1fr)}}
@media(max-width:600px){.grid-2,.grid-3,.grid-4{grid-template-columns:1fr}}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);transition:transform .18s ease,box-shadow .18s ease}
a.card:hover,.grid a.card:hover{transform:translateY(-4px);box-shadow:0 18px 44px rgba(20,22,31,.16);text-decoration:none}
.card:hover .prop-img{transform:scale(1.045);filter:saturate(1)}
.prop-img{transition:transform .4s ease,filter .4s ease;filter:saturate(.9)}
.card .pad{padding:20px 22px}
.card h3{color:var(--navy);font-size:19px;margin-bottom:6px}
.card p{color:var(--mut);font-size:15px}
.prop-img{aspect-ratio:4/3;object-fit:cover;width:100%}
.badge{display:inline-flex;align-items:center;gap:6px;font-size:12px;font-weight:800;letter-spacing:.6px;text-transform:uppercase;padding:4px 11px;border-radius:999px}
.badge-green{background:#e7f4ec;color:var(--green)}
.badge-gold{background:#faf3e3;color:#8a6414}
.badge-brick{background:#f9e9e7;color:var(--brick)}
.feature{display:flex;gap:14px;align-items:flex-start}
.feature .ic{flex:0 0 46px;height:46px;border-radius:12px;background:var(--navy);color:var(--gold-2);display:grid;place-items:center;box-shadow:inset 0 0 0 1px #2a2e40}
.feature h3{font-size:17px;color:var(--navy)}
.feature p{color:var(--mut);font-size:14.5px;margin-top:3px}

/* stats strip */
.stats{background:var(--navy);color:#fff;padding:42px 0;position:relative}
.stats::before{content:"";position:absolute;top:0;left:0;right:0;height:1px;background:linear-gradient(90deg,transparent,rgba(201,148,41,.6),transparent)}
.stats .grid-4{gap:10px}
.stat{text-align:center;position:relative}
.stats .grid-4>.stat+.stat::before{content:"";position:absolute;left:-6px;top:12%;bottom:12%;width:1px;background:#2a2e40}
.stat b{display:block;font-family:"Fraunces",serif;font-size:36px;color:var(--gold-2);font-weight:900;letter-spacing:-.5px}
.stat span{color:#c9ccd6;font-size:13.5px;letter-spacing:.4px}

/* forms */
.form-wrap{background:#fff;border:1px solid var(--line);border-radius:var(--radius);box-shadow:var(--shadow);padding:34px}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}
@media(max-width:640px){.form-grid{grid-template-columns:1fr}}
label{font-weight:700;font-size:13.5px;color:var(--navy);display:block;margin-bottom:6px}
input[type=text],input[type=email],input[type=tel],select,textarea{width:100%;padding:12px 14px;border:1.5px solid var(--line);border-radius:9px;font-size:15px;font-family:inherit;background:#fff;color:var(--ink)}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--green);box-shadow:0 0 0 3px rgba(15,111,60,.12)}
.checks{display:grid;grid-template-columns:repeat(auto-fill,minmax(190px,1fr));gap:9px;margin-top:4px}
.checks label{display:flex;gap:9px;align-items:center;font-weight:600;font-size:14px;background:var(--paper);border:1.5px solid var(--line);border-radius:9px;padding:10px 12px;cursor:pointer;margin:0}
.checks label:has(input:checked){border-color:var(--green);background:#e9f5ee}
.checks input{accent-color:var(--green);width:17px;height:17px}
.form-note{font-size:13px;color:var(--mut);margin-top:10px}
.form-sec{margin-top:28px;padding-top:24px;border-top:1px solid var(--line)}
.form-sec h3{color:var(--navy);font-size:18px;margin-bottom:14px;display:flex;align-items:center;gap:9px}
.form-sec h3 .ico{color:var(--gold)}
.vip-callout{background:linear-gradient(135deg,#faf5e8,#fdfaf1);border:1px solid #ecd9a8;border-left:4px solid var(--gold);border-radius:12px;padding:17px 20px;margin:18px 0;font-size:15px}
.msg-ok{background:#e7f4ec;border:1.5px solid var(--green);color:var(--green-2);border-radius:10px;padding:14px 16px;font-weight:700;display:none}
.msg-err{background:#f9e9e7;border:1.5px solid var(--brick);color:var(--brick);border-radius:10px;padding:14px 16px;font-weight:700;display:none}

/* gallery */
.gallery{display:grid;grid-template-columns:repeat(auto-fill,minmax(240px,1fr));gap:12px}
.gallery img{aspect-ratio:4/3;object-fit:cover;border-radius:10px;cursor:pointer;transition:transform .15s,box-shadow .15s}
.gallery img:hover{transform:scale(1.02);box-shadow:0 8px 22px rgba(20,22,31,.18)}
.lightbox{position:fixed;inset:0;background:rgba(10,11,16,.94);display:none;z-index:100;align-items:center;justify-content:center;flex-direction:column}
.lightbox.open{display:flex}
.lightbox img{max-width:92vw;max-height:82vh;border-radius:8px;aspect-ratio:auto;object-fit:contain}
.lb-x{position:absolute;top:18px;right:26px;color:#fff;font-size:34px;background:none;border:0;cursor:pointer}
.lb-nav{position:absolute;top:50%;transform:translateY(-50%);color:#fff;font-size:44px;background:rgba(255,255,255,.08);border:0;cursor:pointer;padding:8px 16px;border-radius:10px}
.lb-prev{left:14px}.lb-next{right:14px}

/* property page */
.prop-hero{background:var(--navy);color:#fff;padding:58px 0 42px;position:relative}
.prop-hero::after{content:"";position:absolute;left:0;right:0;bottom:0;height:1px;background:linear-gradient(90deg,var(--gold) 0,rgba(201,148,41,.05) 60%)}
.prop-hero h1{font-size:clamp(28px,4.5vw,46px);font-weight:900;letter-spacing:-.6px}
.prop-hero .meta{margin-top:10px;color:#c9ccd6;font-size:17px}
.prop-facts{display:flex;gap:12px;flex-wrap:wrap;margin-top:20px}
.fact{display:inline-flex;align-items:center;gap:8px;background:var(--navy-2);border:1px solid #2a2e40;border-radius:10px;padding:10px 16px;font-size:14.5px}
.fact .ico{color:var(--gold-2)}
.fact b{color:var(--gold-2)}
.map-wrap{border-radius:var(--radius);overflow:hidden;border:1px solid var(--line);box-shadow:var(--shadow)}
.map-wrap iframe{width:100%;height:380px;border:0;display:block}

/* steps */
.steps{counter-reset:st}
.step{display:flex;gap:18px;padding:20px 0;border-bottom:1px solid var(--line)}
.step:last-child{border-bottom:0}
.step .n{counter-increment:st;flex:0 0 46px;height:46px;border-radius:50%;background:var(--navy);color:var(--gold-2);font-weight:900;font-size:19px;display:grid;place-items:center;font-family:"Fraunces",serif}
.step .n::before{content:counter(st)}
.step h3{color:var(--navy);font-size:18px}
.step p{color:var(--mut);font-size:15px;margin-top:4px}

/* footer */
footer{background:var(--navy);color:#c9ccd6;padding:56px 0 34px;margin-top:40px;position:relative}
footer::before{content:"";position:absolute;top:0;left:0;right:0;height:2px;background:linear-gradient(90deg,var(--gold),rgba(201,148,41,.06) 70%)}
footer .grid-3{gap:36px}
footer h3{color:#fff;font-size:16px;margin-bottom:12px}
footer a{color:#c9ccd6}
footer a:hover{color:var(--gold-2)}
footer ul{list-style:none}
footer li{margin:9px 0;display:flex;align-items:center;gap:9px}
footer li .ico{color:var(--gold);flex:none}
.foot-bottom{border-top:1px solid #2a2e40;margin-top:38px;padding-top:22px;display:flex;justify-content:space-between;gap:14px;flex-wrap:wrap;font-size:13.5px}
.vet{display:inline-flex;align-items:center;gap:8px;color:var(--gold-2);font-weight:700}
.vet .ico{color:var(--gold-2)}
.team-link{color:#8a8fa3;font-weight:700;text-decoration:none;border-bottom:1px dotted #4a4f63}
.team-link:hover{color:var(--gold-2)}

/* before/after slider */
.ba{position:relative;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);user-select:none;touch-action:none}
.ba img{width:100%;aspect-ratio:4/3;object-fit:cover;display:block;pointer-events:none}
.ba .after{position:absolute;inset:0;clip-path:inset(0 0 0 50%)}
.ba .handle{position:absolute;top:0;bottom:0;left:50%;width:3px;background:#fff;box-shadow:0 0 10px rgba(0,0,0,.5);cursor:ew-resize}
.ba .handle::after{content:"";position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);width:42px;height:42px;border-radius:50%;background:linear-gradient(135deg,var(--gold-2),var(--gold));box-shadow:0 2px 10px rgba(0,0,0,.35)}
.ba .handle::before{content:"";position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);width:24px;height:24px;z-index:1;background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%2314161F' stroke-width='2.4' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M8 9l-3 3 3 3M16 9l3 3-3 3'/%3E%3C/svg%3E") center/contain no-repeat}
.ba .tag{position:absolute;top:12px;font-size:11px;font-weight:800;letter-spacing:1px;text-transform:uppercase;background:rgba(20,22,31,.82);color:#fff;padding:5px 12px;border-radius:999px}
.ba .tag.b{left:12px}.ba .tag.a{right:12px;background:var(--green)}

.foot-logo{width:42px;height:42px}

/* large glyph tile (404 / confirmations) */
.glyph{display:inline-grid;place-items:center;width:76px;height:76px;border-radius:20px;background:var(--navy);color:var(--gold-2);box-shadow:var(--shadow)}
.glyph svg{width:36px;height:36px}

/* skip link (a11y) */
.skip-link{position:absolute;left:-9999px;top:0;z-index:200;background:var(--gold);color:var(--navy);font-weight:800;padding:10px 18px;border-radius:0 0 10px 0;text-decoration:none}
.skip-link:focus{left:0}
/* button pair rows — flex+gap instead of   */
.btn-row{display:flex;gap:14px;flex-wrap:wrap;align-items:center}