/* Synergy Realty Advisors — shared design system.
   Monochrome navy/white with red reserved for the primary action.
   Archivo (display), Public Sans (body), Chivo Mono (figures and specs). */

:root {
  --navy: #1B1464;
  --navy-deep: #110C45;
  --navy-700: #2A2470;
  --red: #D7141D;
  --red-hover: #B8101A;
  --red-bright: #ED1C24;
  --red-on-dark: #FF8A8F;
  --ink: #15123A;
  --ink-2: #3B3953;
  --muted: #5A5870;
  --line: #E4E3EC;
  --line-strong: #CFCDE0;
  --surface: #F5F5F8;
  --lilac: #E9E8F4;
  --lilac-2: #C9C7E0;
  --dim: #CFCEDD;
  --white: #FFFFFF;
  --success: #1B7F3B;

  --font-display: 'Archivo', system-ui, sans-serif;
  --font-body: 'Public Sans', system-ui, sans-serif;
  --font-mono: 'Chivo Mono', ui-monospace, 'SF Mono', Menlo, monospace;

  --radius: 16px;
  --radius-sm: 10px;
  --pill: 999px;
  --container: 1240px;
  --gutter: clamp(20px, 4vw, 40px);
  --header-h: 60px;

  --shadow-hover: 0 8px 8px -4px rgba(17, 12, 69, .08), 0 2px 4px rgba(17, 12, 69, .06);
  --shadow-lg: 0 30px 60px -20px rgba(17, 12, 69, .45);

  --ease: cubic-bezier(.16, 1, .3, 1);
  --t-fast: 180ms;
  --t: 320ms;

  --z-header: 30;
  --z-drawer: 40;
  --z-skip: 50;
}

/* ---------- Base ---------- */
*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-padding-top: calc(var(--header-h) + 12px); }
html.lenis, html.lenis body { height: auto; }
.lenis.lenis-smooth { scroll-behavior: auto !important; }
body {
  margin: 0; background: var(--white); color: var(--ink);
  font-family: var(--font-body); font-size: 17px; line-height: 1.6;
  -webkit-font-smoothing: antialiased; text-rendering: optimizeLegibility;
}
img, video, iframe { max-width: 100%; display: block; }
input, select, textarea, button { font: inherit; color: inherit; }
a { color: var(--navy); text-underline-offset: 3px; transition: color var(--t-fast) ease; }
a:hover { color: var(--red); }
h1, h2, h3, h4 { font-family: var(--font-display); color: inherit; margin: 0; text-wrap: balance; }
p { margin: 0; text-wrap: pretty; }
.mono { font-family: var(--font-mono); font-feature-settings: "tnum" 1, "zero" 0; letter-spacing: -.01em; }
/* Plain (unslashed) zeros everywhere the mono face appears. */
[class*="price"], [class*="spec"], .num, .badge, .kicker, .facts dt, .filters__count, .tile__num, .tags li, .featured__label, .contact-line.big, .drawer__contact { font-feature-settings: "tnum" 1, "zero" 0; }
.amp { font-family: var(--font-body); font-weight: 600; letter-spacing: 0; }

.on-dark a:not(.btn):hover { color: var(--red-on-dark); }

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

.skip-link {
  position: absolute; left: 16px; top: -100px; z-index: var(--z-skip);
  padding: 12px 18px; background: var(--navy); color: var(--white); border-radius: var(--pill);
  font-weight: 700; text-decoration: none;
}
.skip-link:focus { top: 10px; color: var(--white); }
.sr-only {
  position: absolute !important; width: 1px; height: 1px; padding: 0; margin: -1px;
  overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; border: 0;
}
.ico { width: 20px; height: 20px; fill: none; stroke: currentColor; stroke-width: 2; stroke-linecap: round; stroke-linejoin: round; flex: none; }

/* ---------- Layout ---------- */
.container { width: 100%; max-width: var(--container); margin: 0 auto; padding: 0 var(--gutter); }
.section { padding: clamp(96px, 12vw, 160px) 0; }
.section--surface { background: var(--surface); }
.on-dark { background: var(--navy-deep); color: var(--white); }

/* ---------- Type ---------- */
.kicker { font-family: var(--font-mono); font-size: 13px; font-weight: 500; letter-spacing: .08em; text-transform: uppercase; }
.h-display {
  font-weight: 700; font-size: clamp(40px, 6vw, 84px); line-height: 1.02; letter-spacing: -.035em; color: var(--navy);
}
.on-dark .h-display { color: var(--white); }
.h-display .soft { color: var(--muted); font-weight: 600; }
.on-dark .h-display .soft { color: var(--lilac-2); }
.lede { font-size: clamp(18px, 1.6vw, 22px); line-height: 1.5; color: var(--ink-2); max-width: 46ch; }
.on-dark .lede { color: var(--lilac); }
.center { text-align: center; margin-left: auto; margin-right: auto; }
.head { margin-bottom: clamp(40px, 6vw, 72px); }
.head .lede { margin-top: 20px; }
.head.center .lede { margin-left: auto; margin-right: auto; }

/* ---------- Buttons ---------- */
.btn {
  --mx: 0px; --my: 0px;
  position: relative; display: inline-flex; align-items: center; justify-content: center; gap: 8px;
  min-height: 52px; padding: 0 26px; border: 1.5px solid transparent; border-radius: var(--pill);
  font-family: var(--font-display); font-weight: 600; font-size: 16px; letter-spacing: -.005em; line-height: 1;
  text-decoration: none; cursor: pointer; white-space: nowrap; isolation: isolate;
  transition: background-color var(--t-fast) ease, color var(--t-fast) ease, border-color var(--t-fast) ease, box-shadow var(--t) var(--ease), transform var(--t) var(--ease);
}
.btn .ico { width: 18px; height: 18px; transition: transform var(--t) var(--ease); }
.btn:hover .ico-arrow { transform: translateX(4px); }
.btn:active { transform: scale(.97); }
.btn--sm { min-height: 36px; padding: 0 16px; font-size: 14px; }
.btn--primary { background: var(--red); color: var(--white); }
.btn--primary:hover { background: var(--red-hover); color: var(--white); box-shadow: 0 10px 24px -8px rgba(215, 20, 29, .6); }
.btn--navy { background: var(--navy); color: var(--white); }
.btn--navy:hover { background: var(--navy-deep); color: var(--white); }
.btn--outline { border-color: var(--navy); color: var(--navy); background: transparent; }
.btn--outline:hover { background: var(--navy); color: var(--white); }
.btn--light { background: var(--white); color: var(--navy); }
.btn--light:hover { background: var(--lilac); color: var(--navy); }
.btn--glass { color: var(--white); background: rgba(255, 255, 255, .14); border-color: rgba(255, 255, 255, .5); -webkit-backdrop-filter: blur(12px); backdrop-filter: blur(12px); }
.btn--glass:hover { background: var(--white); color: var(--navy); border-color: var(--white); }
.btn[disabled] { opacity: .6; cursor: progress; }

/* Apple-style text link with a chevron */
.link {
  display: inline-flex; align-items: center; gap: 2px; min-height: 44px;
  font-family: var(--font-display); font-weight: 600; font-size: 17px; color: var(--red); text-decoration: none;
}
.link .ico { width: 18px; height: 18px; transition: transform var(--t) var(--ease); }
.link:hover { color: var(--red-hover); text-decoration: underline; }
.link:hover .ico { transform: translateX(3px); }
.on-dark .link { color: var(--red-on-dark); }

/* ---------- Header ---------- */
.site-header {
  position: sticky; top: 0; z-index: var(--z-header); height: var(--header-h);
  background: rgba(255, 255, 255, .78);
  -webkit-backdrop-filter: saturate(180%) blur(20px); backdrop-filter: saturate(180%) blur(20px);
  border-bottom: 1px solid rgba(27, 20, 100, .08);
}
.site-header__inner { height: 100%; display: flex; align-items: center; gap: 28px; }
.site-logo { display: flex; align-items: center; flex: none; }
.site-logo img { height: 38px; width: auto; }
.site-nav { flex: 1; display: flex; justify-content: center; gap: 2px; }
.site-nav a {
  display: inline-flex; align-items: center; min-height: 44px; padding: 0 12px;
  font-size: 14px; font-weight: 500; color: var(--ink-2); text-decoration: none; white-space: nowrap;
}
.site-nav a:hover, .site-nav a[aria-current="page"] { color: var(--navy); }
.site-actions { display: flex; align-items: center; gap: 14px; flex: none; }
.site-actions .quiet { font-size: 14px; font-weight: 500; color: var(--ink-2); text-decoration: none; }
.site-actions .quiet:hover { color: var(--navy); }
.menu-btn {
  display: none; align-items: center; justify-content: center; width: 44px; height: 44px; padding: 0;
  border: 0; border-radius: var(--pill); background: transparent; color: var(--navy); cursor: pointer;
}
.menu-btn:hover { background: var(--surface); }
.menu-btn .ico { width: 22px; height: 22px; }

.drawer { position: fixed; inset: 0; z-index: var(--z-drawer); visibility: hidden; }
.drawer.is-open { visibility: visible; }
.drawer__scrim { position: absolute; inset: 0; background: rgba(17, 12, 69, .45); opacity: 0; transition: opacity var(--t) ease; }
.drawer.is-open .drawer__scrim { opacity: 1; }
.drawer__panel {
  position: absolute; inset: 0 0 0 auto; width: min(420px, 100vw); display: flex; flex-direction: column;
  background: var(--white); transform: translateX(100%); transition: transform 420ms var(--ease); overflow-y: auto;
}
.drawer.is-open .drawer__panel { transform: none; }
.drawer__top { display: flex; align-items: center; justify-content: space-between; height: var(--header-h); padding: 0 12px 0 var(--gutter); }
.drawer__top img { height: 34px; width: auto; }
.drawer__top .menu-btn { display: inline-flex; }
.drawer nav { display: flex; flex-direction: column; padding: 16px var(--gutter); }
.drawer nav a {
  display: flex; align-items: center; min-height: 56px; font-family: var(--font-display); font-weight: 700;
  font-size: 30px; letter-spacing: -.02em; color: var(--navy); text-decoration: none;
}
.drawer nav a:hover, .drawer nav a[aria-current="page"] { color: var(--red); }
.drawer__cta { margin-top: auto; padding: 24px var(--gutter) 32px; display: grid; gap: 10px; }
.drawer__cta .btn { width: 100%; }
.drawer__contact { text-align: center; font-size: 15px; color: var(--muted); padding-top: 6px; }
body.no-scroll { overflow: hidden; }

@media (max-width: 1100px) {
  .site-nav, .site-actions .quiet { display: none; }
  .menu-btn { display: inline-flex; }
  .site-header__inner { justify-content: space-between; }
}
@media (max-width: 480px) { .site-actions .btn { display: none; } }

/* ---------- Hero ---------- */
.hero { position: relative; height: calc(100svh - var(--header-h)); min-height: 600px; background: var(--white); }
.hero__frame {
  position: absolute; inset: 0; overflow: hidden; isolation: isolate; background: var(--navy-deep);
  will-change: clip-path;
}
.hero__media { position: absolute; inset: 0; z-index: -2; container-type: size; }
.hero__poster { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center 60%; }
.hero__video {
  position: absolute; top: 50%; left: 50%; border: 0; pointer-events: none; max-width: none;
  width: max(100cqw, 177.78cqh); height: max(100cqh, 56.25cqw);
  transform: translate(-50%, -50%) scale(1.18); opacity: 0; transition: opacity 1.2s ease;
}
.hero__video.is-ready { opacity: 1; }
.hero__shade {
  position: absolute; inset: 0; z-index: -1;
  background:
    radial-gradient(ellipse 70% 60% at 50% 48%, rgba(17, 12, 69, .72) 0%, rgba(17, 12, 69, .45) 60%, rgba(17, 12, 69, .25) 100%),
    linear-gradient(180deg, rgba(17, 12, 69, .3) 0%, rgba(17, 12, 69, 0) 25%, rgba(17, 12, 69, .55) 100%);
}
.hero__content {
  position: relative; height: 100%; display: flex; flex-direction: column; align-items: center; justify-content: center;
  text-align: center; color: var(--white); padding: 40px var(--gutter) 96px;
}
.hero .kicker { color: var(--lilac); }
.h-hero {
  font-weight: 700; font-size: clamp(44px, 7.2vw, 96px); line-height: 1; letter-spacing: -.035em;
  max-width: 13ch;
}
.hero__tag { margin-top: 20px; font-family: var(--font-display); font-weight: 500; font-size: clamp(20px, 2.4vw, 32px); letter-spacing: -.015em; color: var(--lilac); }
.hero__tag .accent { color: var(--white); font-weight: 700; white-space: nowrap; }
.hero__tag .accent::after { content: ""; display: inline-block; width: .32em; height: .32em; margin-left: .12em; border-radius: 50%; background: var(--red-bright); vertical-align: .1em; }
.hero__ctas { margin-top: 40px; display: flex; flex-wrap: wrap; justify-content: center; gap: 14px; }
.hero__cue {
  position: absolute; left: 50%; bottom: 28px; transform: translateX(-50%); display: flex; flex-direction: column; align-items: center; gap: 10px;
  font-family: var(--font-mono); font-size: 11px; letter-spacing: .14em; text-transform: uppercase; color: var(--lilac);
}
.hero__cue span { width: 1px; height: 36px; background: linear-gradient(var(--lilac), transparent); animation: cue 2.2s var(--ease) infinite; transform-origin: top; }
@keyframes cue { 0% { transform: scaleY(0); } 50% { transform: scaleY(1); } 100% { transform: scaleY(1); opacity: 0; } }
@media (max-width: 640px) {
  .hero__ctas { width: 100%; max-width: 360px; }
  .hero__ctas .btn { flex: 1 1 100%; }
}

/* ---------- Statement (scroll-lit words) ---------- */
.statement { min-height: 100svh; display: flex; align-items: center; padding: clamp(96px, 12vw, 160px) 0; }
.statement__text {
  max-width: 1080px; font-family: var(--font-display); font-weight: 600; font-size: clamp(30px, 4.4vw, 62px);
  line-height: 1.14; letter-spacing: -.03em; color: var(--navy);
}
.statement__text .num { font-family: var(--font-mono); font-weight: 500; letter-spacing: -.04em; }
.statement__text .red { color: var(--red); }
.js-motion .statement__text .w { color: var(--dim); transition: color .2s linear; }
.js-motion .statement__text .w.on { color: inherit; }
.js-motion .statement__text .red .w.on { color: var(--red); }
.statement__foot { margin-top: 48px; display: flex; flex-wrap: wrap; gap: 12px 32px; align-items: center; }

/* ---------- Asset-class gallery (horizontal) ---------- */
.gallery { overflow: hidden; background: var(--surface); }
.gallery__pin { padding: clamp(96px, 10vw, 140px) 0; }
@media (min-width: 900px) {
  .gallery__pin { min-height: 100svh; display: flex; flex-direction: column; justify-content: center; padding: calc(var(--header-h) + 32px) 0 40px; }
  .gallery .head { margin-bottom: 40px; }
  .tile { width: clamp(280px, 26vw, 400px); max-height: calc(100svh - var(--header-h) - 260px); aspect-ratio: auto; height: min(500px, calc(100svh - var(--header-h) - 260px)); }
}
.gallery__track {
  display: flex; gap: 20px; padding: 0 var(--gutter); padding-left: max(var(--gutter), calc((100vw - var(--container)) / 2 + var(--gutter)));
  will-change: transform;
}
.tile {
  position: relative; flex: none; width: clamp(280px, 30vw, 420px); aspect-ratio: 4 / 5; border-radius: var(--radius);
  overflow: hidden; isolation: isolate; color: var(--white); text-decoration: none; background: var(--navy);
}
.tile img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; transform: scale(1.02); transition: transform 900ms var(--ease); }
.tile::before { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg, rgba(17, 12, 69, .55) 0%, rgba(17, 12, 69, 0) 32%, rgba(17, 12, 69, 0) 52%, rgba(17, 12, 69, .9) 100%); }
.tile__num { position: absolute; top: 22px; left: 24px; font-family: var(--font-mono); font-size: 13px; color: var(--lilac); }
.tile__body { position: absolute; left: 0; right: 0; bottom: 0; padding: 24px; }
.tile__title { font-family: var(--font-display); font-weight: 700; font-size: clamp(26px, 2.4vw, 34px); letter-spacing: -.025em; line-height: 1.05; }
.tile__desc { margin-top: 8px; font-size: 15px; line-height: 1.45; color: var(--lilac); max-width: 30ch; }
.tile__go { margin-top: 16px; display: inline-flex; align-items: center; gap: 4px; font-family: var(--font-display); font-weight: 600; font-size: 15px; }
.tile__go .ico { width: 16px; height: 16px; transition: transform var(--t) var(--ease); }
.tile:hover { color: var(--white); }
.tile:hover img { transform: scale(1.07); }
.tile:hover .tile__go .ico { transform: translateX(4px); }
.gallery__end { flex: none; width: 1px; }
@media (max-width: 899px) {
  .gallery__track { overflow-x: auto; scroll-snap-type: x mandatory; scroll-padding-left: var(--gutter); padding-bottom: 8px; scrollbar-width: none; }
  .gallery__track::-webkit-scrollbar { display: none; }
  .tile { width: min(78vw, 340px); scroll-snap-align: start; }
}

/* ---------- Industrial ---------- */
.industrial { position: relative; overflow: hidden; }
.industrial__grid { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: clamp(40px, 6vw, 96px); align-items: center; }
.industrial__media { position: relative; aspect-ratio: 4 / 5; border-radius: var(--radius); overflow: hidden; }
.industrial__media img { width: 100%; height: 100%; object-fit: cover; }
.tags { list-style: none; margin: 36px 0 0; padding: 0; display: flex; flex-wrap: wrap; gap: 8px; }
.tags li { padding: 9px 16px; border: 1px solid rgba(255, 255, 255, .28); border-radius: var(--pill); font-family: var(--font-mono); font-size: 13px; color: var(--lilac); }
.industrial__ctas { margin-top: 40px; display: flex; flex-wrap: wrap; align-items: center; gap: 16px 28px; }
.spec {
  margin-top: 56px; display: flex; align-items: center; gap: 18px; padding-top: 28px; border-top: 1px solid rgba(255, 255, 255, .16);
  color: var(--white); text-decoration: none;
}
.spec img { width: 64px; height: 64px; border-radius: 50%; object-fit: cover; background: var(--navy-700); }
.spec__name { font-family: var(--font-display); font-weight: 700; font-size: 20px; }
.spec__role { font-size: 14px; color: var(--lilac-2); }
.spec:hover { color: var(--white); }
.spec:hover .spec__name { text-decoration: underline; text-underline-offset: 4px; }
@media (max-width: 900px) {
  .industrial__grid { grid-template-columns: 1fr; }
  .industrial__media { aspect-ratio: 16 / 11; order: -1; }
}

/* ---------- Listings ---------- */
.featured {
  display: grid; grid-template-columns: minmax(0, 1.35fr) minmax(0, 1fr); background: var(--white);
  border-radius: var(--radius); overflow: hidden;
}
.featured[hidden] { display: none; }
.featured__media { position: relative; min-height: 460px; overflow: hidden; }
.featured__media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: 40% 75%; }
.featured__body { padding: clamp(28px, 4vw, 52px); display: flex; flex-direction: column; }
.featured__label { font-family: var(--font-mono); font-size: 13px; color: var(--red); }
.featured__title { margin-top: 14px; font-weight: 700; font-size: clamp(28px, 2.8vw, 40px); line-height: 1.06; letter-spacing: -.03em; color: var(--navy); }
.facts { margin: 28px 0 0; display: grid; grid-template-columns: 96px 1fr; font-size: 15px; }
.facts dt, .facts dd { margin: 0; padding: 12px 0; border-top: 1px solid var(--line); }
.facts dt { font-family: var(--font-mono); font-size: 12px; text-transform: uppercase; letter-spacing: .06em; color: var(--muted); align-self: center; }
.featured__price { margin-top: auto; padding-top: 28px; font-family: var(--font-mono); font-weight: 500; font-size: clamp(32px, 3.2vw, 44px); letter-spacing: -.04em; color: var(--navy); }
.featured__ctas { margin-top: 20px; display: flex; flex-wrap: wrap; align-items: center; gap: 12px 24px; }
@media (max-width: 900px) {
  .featured { grid-template-columns: 1fr; }
  .featured__media { min-height: 0; aspect-ratio: 16 / 11; }
}

.filters { margin: 0 0 28px; display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 16px; }
.filters__groups { display: flex; flex-wrap: wrap; align-items: center; gap: 12px 16px; }
.segmented { display: inline-flex; padding: 4px; background: rgba(27, 20, 100, .06); border-radius: var(--pill); }
.segmented button, .fchip {
  min-height: 40px; padding: 0 18px; border: 0; border-radius: var(--pill); background: transparent; cursor: pointer;
  font-family: var(--font-display); font-weight: 600; font-size: 14px; color: var(--ink-2);
  transition: background-color var(--t-fast) ease, color var(--t-fast) ease, box-shadow var(--t-fast) ease;
}
.segmented button:hover { color: var(--navy); }
.segmented button[aria-pressed="true"] { background: var(--white); color: var(--navy); box-shadow: 0 1px 3px rgba(17, 12, 69, .14); }
.fchips { display: flex; flex-wrap: wrap; gap: 6px; }
.fchip { background: transparent; }
.fchip:hover { background: rgba(27, 20, 100, .06); color: var(--navy); }
.fchip[aria-pressed="true"] { background: var(--navy); color: var(--white); }
.filters__count { font-family: var(--font-mono); font-size: 13px; color: var(--muted); }

.lgrid { margin-top: 20px; display: grid; grid-template-columns: repeat(auto-fill, minmax(280px, 1fr)); gap: 20px; }
.lcard {
  display: flex; flex-direction: column; background: var(--white); border-radius: var(--radius); overflow: hidden;
  color: inherit; text-decoration: none; transition: transform var(--t) var(--ease), box-shadow var(--t) var(--ease);
}
.lcard[hidden] { display: none; }
.lcard:hover { color: inherit; transform: translateY(-4px); box-shadow: var(--shadow-hover); }
.lcard__media { position: relative; aspect-ratio: 4 / 3; background: var(--lilac); overflow: hidden; }
.lcard__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 900ms var(--ease); }
.lcard:hover .lcard__media img { transform: scale(1.05); }
.badge {
  position: absolute; left: 14px; top: 14px; padding: 8px 14px; border-radius: var(--pill);
  font-family: var(--font-mono); font-size: 11px; font-weight: 500; letter-spacing: .06em; text-transform: uppercase;
  color: var(--navy); background: rgba(255, 255, 255, .92);
}
.badge--lease { background: var(--red); color: var(--white); }
.lcard__body { padding: 20px 22px 22px; display: flex; flex-direction: column; flex: 1; }
.lcard__meta { font-size: 13px; color: var(--muted); }
.lcard__title { margin-top: 6px; font-weight: 700; font-size: 21px; line-height: 1.2; letter-spacing: -.02em; color: var(--navy); }
.lcard__spec { margin-top: 8px; font-family: var(--font-mono); font-size: 13px; color: var(--ink-2); }
.lcard__agent { margin-top: auto; padding-top: 18px; display: flex; align-items: center; gap: 10px; font-size: 14px; font-weight: 600; color: var(--ink-2); }
.lcard__agent img { width: 36px; height: 36px; border-radius: 50%; object-fit: cover; object-position: center 20%; background: var(--lilac); box-shadow: 0 0 0 2px var(--white), 0 0 0 3px var(--line-strong); }
.facts__agent { display: flex; align-items: center; gap: 12px; }
.facts__agent img { width: 40px; height: 40px; flex: none; border-radius: 50%; object-fit: cover; object-position: center 20%; background: var(--lilac); }
.lcard__price { padding-top: 12px; font-family: var(--font-mono); font-weight: 500; font-size: 19px; letter-spacing: -.03em; color: var(--ink); }

.empty { padding: 56px 24px; text-align: center; background: var(--white); border-radius: var(--radius); }
.empty h3 { font-size: 26px; letter-spacing: -.02em; color: var(--navy); }
.empty p { margin: 10px auto 24px; max-width: 46ch; color: var(--muted); }
.empty__ctas { display: flex; flex-wrap: wrap; gap: 12px; justify-content: center; }

/* ---------- Closings ---------- */
.closings { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 20px; }
@media (max-width: 1024px) { .closings { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 520px) { .closings { grid-template-columns: 1fr; } }
.closing { position: relative; display: block; aspect-ratio: 3 / 4; overflow: hidden; border-radius: var(--radius); background: var(--navy); color: var(--white); text-decoration: none; isolation: isolate; }
.closing img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; transition: transform 900ms var(--ease); }
.closing::before { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg, rgba(17, 12, 69, 0) 40%, rgba(17, 12, 69, .94) 100%); }
.closing:hover { color: var(--white); }
.closing:hover img { transform: scale(1.06); }
.closing .badge { background: var(--red); color: var(--white); }
.closing__body { position: absolute; left: 0; right: 0; bottom: 0; padding: 22px; }
.closing__price { font-family: var(--font-mono); font-weight: 500; font-size: clamp(26px, 2.4vw, 32px); letter-spacing: -.04em; line-height: 1.1; }
.closing__addr { margin-top: 6px; font-size: 15px; font-weight: 600; }
.closing__note { margin-top: 2px; font-size: 13px; color: var(--lilac); }
.closings-foot { margin-top: 40px; text-align: center; }

/* ---------- Contact + forms ---------- */
.contact-grid { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1.1fr); gap: clamp(40px, 6vw, 96px); align-items: start; }
@media (max-width: 900px) { .contact-grid { grid-template-columns: 1fr; } }
.contact-lines { margin-top: 36px; display: grid; gap: 6px; }
.contact-line { display: inline-flex; align-items: center; gap: 12px; min-height: 44px; color: var(--white); text-decoration: none; font-size: 17px; }
.contact-line .ico { color: var(--red-on-dark); }
a.contact-line:hover { color: var(--red-on-dark); }
.contact-line.big { font-family: var(--font-mono); font-size: clamp(24px, 2.6vw, 34px); letter-spacing: -.03em; font-weight: 500; }
.form-card { background: var(--white); border-radius: var(--radius); padding: clamp(24px, 3.5vw, 40px); color: var(--ink); }
.form { display: grid; gap: 18px; }
.form__row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
@media (max-width: 560px) { .form__row { grid-template-columns: 1fr; } }
.field { display: grid; gap: 8px; font-size: 14px; font-weight: 600; color: var(--ink-2); }
.input {
  width: 100%; min-height: 52px; padding: 0 16px; border: 1px solid var(--line-strong); border-radius: var(--radius-sm);
  background: var(--white); color: var(--ink); font-size: 16px; font-weight: 400;
  transition: border-color var(--t-fast) ease, box-shadow var(--t-fast) ease;
}
textarea.input { min-height: 128px; padding: 14px 16px; resize: vertical; }
.input:hover { border-color: var(--muted); }
.input:focus { outline: none; border-color: var(--navy); box-shadow: 0 0 0 4px rgba(27, 20, 100, .14); }
.input:user-invalid { border-color: var(--red); }
.hp { position: absolute; left: -5000px; width: 1px; height: 1px; opacity: 0; }
.lead-msg { min-height: 1px; font-size: 15px; font-weight: 600; }

/* ---------- Footer ---------- */
.site-footer { background: var(--surface); color: var(--ink-2); font-size: 14px; }
.newsletter { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: center; gap: 24px; padding: 64px 0 48px; border-bottom: 1px solid var(--line); }
.newsletter h2 { flex: 1 1 380px; font-weight: 700; font-size: clamp(26px, 2.6vw, 34px); letter-spacing: -.025em; line-height: 1.15; color: var(--navy); }
.newsletter h2 span { display: block; margin-top: 8px; font-family: var(--font-body); font-weight: 400; font-size: 17px; letter-spacing: 0; color: var(--muted); }
.newsletter form { flex: 1 1 420px; display: flex; flex-wrap: wrap; gap: 10px; }
.newsletter .input { flex: 1 1 240px; border-radius: var(--pill); padding: 0 22px; }
.newsletter .lead-msg { flex-basis: 100%; }
.footer-cols { padding: 48px 0; display: grid; grid-template-columns: 1.4fr repeat(4, 1fr); gap: 32px; }
@media (max-width: 960px) { .footer-cols { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
.footer-brand img { height: 40px; width: auto; }
.footer-brand p { margin-top: 14px; line-height: 1.6; max-width: 30ch; color: var(--muted); }
.footer-col h3 { margin-bottom: 8px; font-family: var(--font-body); font-weight: 700; font-size: 13px; color: var(--ink); }
.footer-col a { display: flex; align-items: center; min-height: 32px; color: var(--muted); text-decoration: none; }
.footer-col a:hover { color: var(--navy); text-decoration: underline; }
.footer-col address { font-style: normal; line-height: 1.6; color: var(--muted); }
.footer-legal { padding: 20px 0 32px; border-top: 1px solid var(--line); font-size: 12px; color: var(--muted); }

/* ---------- Reduced motion ---------- */
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
  .hero__cue span { animation: none; }
}


/* ---------- Hero on tall phone screens ----------
   The hero video is 16:9; on a portrait phone it had to be zoomed ~4x to fill
   the screen, which read as a blurry giant "INDUSTRI". Show the still aerial instead. */
@media (max-aspect-ratio: 4/5) {
  .hero__video { display: none !important; }
  .hero__poster { object-position: 42% center; }
}

/* ---------- Live MLS listings ---------- */
.mls-status { text-align: center; color: #3B3953; padding: 28px 0; font-size: 17px; }
.mls-disclaimer { margin: 28px auto 0; max-width: 900px; text-align: center; font-size: 12.5px; line-height: 1.55; color: #6B6987; }

.mls-page { background: #F5F5F8; border-bottom: 1px solid #E6E5EE; }
.mls-wrap { max-width: 1280px; margin: 0 auto; padding: 28px 24px 64px; }
.mls-back { font-family: 'Archivo', sans-serif; font-weight: 700; font-size: 15px; color: #1B1464; text-decoration: none; }
.mls-eyebrow { margin: 20px 0 14px; font-family: 'Archivo', sans-serif; font-weight: 700; font-size: 13px; letter-spacing: .18em; text-transform: uppercase; color: #D7141D; }
.mls-title { margin: 0; font-family: 'Archivo', sans-serif; font-weight: 900; font-size: clamp(34px, 4.5vw, 56px); line-height: 1.04; letter-spacing: -.02em; color: #1B1464; }
.mls-sub { margin: 8px 0 0; font-size: 19px; color: #3B3953; }
.mls-sub b { color: #1B1464; }
.mls-gallery { margin-top: 28px; display: grid; gap: 10px; }
.mls-main { width: 100%; aspect-ratio: 16 / 9; object-fit: cover; border-radius: 18px; background: #E6E5EE; }
.mls-thumbs { display: flex; gap: 8px; overflow-x: auto; padding-bottom: 4px; }
.mls-thumbs button { flex: 0 0 auto; padding: 0; border: 0; background: none; cursor: pointer; border-radius: 10px; overflow: hidden; }
.mls-thumbs img { display: block; width: 108px; height: 72px; object-fit: cover; }
.mls-cols { margin-top: 40px; display: grid; grid-template-columns: minmax(0, 1fr) 340px; gap: 40px; align-items: start; }
.mls-h2 { margin: 0 0 14px; font-family: 'Archivo', sans-serif; font-weight: 800; font-size: 24px; color: #1B1464; }
.mls-remarks { margin: 0 0 32px; font-size: 17px; line-height: 1.65; color: #3B3953; white-space: pre-line; }
.mls-facts { margin: 0; display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 0 28px; }
.mls-facts div { padding: 12px 0; border-bottom: 1px solid #E6E5EE; }
.mls-facts dt { font-size: 13px; color: #6B6987; }
.mls-facts dd { margin: 2px 0 0; font-weight: 600; color: #1B1464; }
.mls-agent { position: sticky; top: 110px; background: #fff; border: 1px solid #E6E5EE; border-radius: 18px; padding: 24px; display: grid; gap: 12px; }
.mls-agent__label { margin: 0; font-size: 13px; letter-spacing: .12em; text-transform: uppercase; color: #6B6987; }
.mls-agent__row { display: flex; align-items: center; gap: 12px; font-weight: 700; color: #1B1464; font-size: 18px; }
.mls-agent__row img { border-radius: 50%; object-fit: cover; }
.mls-agent .btn { justify-content: center; }
.mls-courtesy { margin: 4px 0 0; font-size: 13px; color: #6B6987; }
.mls-missing { padding: 60px 0; font-size: 19px; color: #3B3953; }
.mls-page .mls-disclaimer { text-align: left; margin-left: 0; }
@media (max-width: 860px) {
  .mls-cols { grid-template-columns: 1fr; }
  .mls-agent { position: static; }
  .mls-facts { grid-template-columns: 1fr; }
}


/* ---------- Founders ---------- */
.founders { position: relative; overflow: hidden; }
.founders__anchor { position: absolute; top: 0; }
.founders__head { max-width: 860px; }
.founders__eyebrow { margin: 0 0 18px; font-family: 'Archivo', sans-serif; font-weight: 700; font-size: 13px; letter-spacing: .2em; text-transform: uppercase; color: #FF4B53; }
.founders__lede { margin-top: 28px; max-width: 720px; }

.fstats { margin: 64px 0 72px; display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 16px; perspective: 900px; }
.fstat { padding: 26px 22px; border: 1px solid rgba(255,255,255,.14); border-radius: 20px; background: rgba(255,255,255,.04); transform-style: preserve-3d; will-change: transform; }
.fstat__num { display: block; font-family: 'Archivo', sans-serif; font-weight: 900; font-size: clamp(38px, 4.4vw, 64px); line-height: 1; letter-spacing: -.03em; color: #fff; font-variant-numeric: tabular-nums; }
.fstat__label { display: block; margin-top: 10px; font-size: 14px; letter-spacing: .02em; color: rgba(233,232,244,.72); }

.founders__grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 32px; perspective: 1200px; }
.founder { display: grid; grid-template-columns: minmax(0, 220px) minmax(0, 1fr); gap: 26px; align-items: start; padding: 26px; border-radius: 26px; background: rgba(255,255,255,.05); border: 1px solid rgba(255,255,255,.12); will-change: transform; }
.founder__photo { position: relative; display: block; border-radius: 18px; overflow: hidden; aspect-ratio: 4 / 5; background: #1B1464; }
.founder__photo img { width: 100%; height: 100%; object-fit: cover; display: block; transition: transform .6s cubic-bezier(.2,.7,.2,1); }
.founder__photo:hover img { transform: scale(1.05); }
.founder__badge { position: absolute; left: 12px; bottom: 12px; padding: 6px 12px; border-radius: 999px; background: #D7141D; color: #fff; font-family: 'Archivo', sans-serif; font-weight: 700; font-size: 11px; letter-spacing: .14em; text-transform: uppercase; }
.founder__role { margin: 4px 0 6px; font-size: 13px; letter-spacing: .12em; text-transform: uppercase; color: rgba(233,232,244,.7); }
.founder__name { margin: 0; font-family: 'Archivo', sans-serif; font-weight: 900; font-size: clamp(26px, 2.4vw, 34px); letter-spacing: -.02em; color: #fff; }
.founder__bio { margin: 14px 0 0; font-size: 16px; line-height: 1.62; color: rgba(233,232,244,.86); }
.founder__tags { margin-top: 18px; }
.founder__ctas { margin-top: 22px; display: flex; flex-wrap: wrap; align-items: center; gap: 18px; }
.founder__link { color: #fff; font-weight: 700; text-decoration: underline; text-underline-offset: 4px; text-decoration-color: rgba(255,255,255,.35); }
.founder__link:hover { text-decoration-color: #FF4B53; }

[data-anime-btn], .btn { will-change: transform; }

@media (max-width: 1100px) {
  .founders__grid { grid-template-columns: 1fr; }
}
@media (max-width: 760px) {
  .fstats { grid-template-columns: repeat(2, minmax(0, 1fr)); margin: 44px 0 48px; }
  .founder { grid-template-columns: 1fr; padding: 18px; }
  .founder__photo { max-width: 320px; }
}


/* Listing with no MLS photos yet */
.mls-nophoto { width: 100%; height: 100%; min-height: 220px; display: flex; flex-direction: column; align-items: center; justify-content: center; gap: 12px; background: linear-gradient(135deg, #1B1464 0%, #2A2280 55%, #D7141D 160%); color: rgba(255,255,255,.85); font-family: 'Archivo', sans-serif; font-weight: 700; font-size: 13px; letter-spacing: .14em; text-transform: uppercase; }
.mls-nophoto img { width: 120px; height: auto; filter: brightness(0) invert(1); opacity: .9; }
.mls-main.mls-nophoto { aspect-ratio: 16 / 9; border-radius: 18px; }


/* Sold listing page: corner ribbon over the main photo */
.mls-stage { position: relative; overflow: hidden; border-radius: 18px; }
.mls-ribbon { position: absolute; top: 0; right: 0; width: 220px; height: 220px; overflow: hidden; pointer-events: none; z-index: 2; }
.mls-ribbon span { position: absolute; top: 46px; right: -62px; width: 290px; padding: 12px 0; transform: rotate(45deg); background: #D7141D; color: #fff; text-align: center; font-family: 'Archivo', sans-serif; font-weight: 900; font-size: 20px; letter-spacing: .32em; text-transform: uppercase; box-shadow: 0 10px 24px rgba(27,20,100,.35); }
.mls-gallery.is-sold .mls-main { filter: saturate(.85); }
/* Closings page: same cards as the home page strip, in a full grid */
.closings--page { display: grid; grid-template-columns: repeat(auto-fill, minmax(260px, 1fr)); gap: 16px; }
@media (max-width: 600px) { .mls-ribbon { width: 160px; height: 160px; } .mls-ribbon span { top: 32px; right: -58px; width: 230px; font-size: 15px; padding: 9px 0; } }


/* ---------- Agent profile pages: live listings, sold, contact ---------- */
.agent-sec { background: #fff; }
.agent-sec__wrap { max-width: 1280px; margin: 0 auto; padding: 72px 24px 40px; }
.agent-sec__head { margin-bottom: 28px; }
.agent-sec__head--sold { margin-top: 80px; }
.agent-sec__eyebrow { margin: 0 0 14px; font-family: 'Archivo', sans-serif; font-weight: 700; font-size: 13px; letter-spacing: .18em; text-transform: uppercase; color: #D7141D; }
.agent-sec__title { margin: 0; font-family: 'Archivo', sans-serif; font-weight: 300; font-size: clamp(30px, 3.4vw, 46px); line-height: 1.06; letter-spacing: -.02em; color: #1B1464; }
.agent-sec__title b { font-weight: 900; }
.agent-sec__count { display: inline-block; margin-left: 10px; padding: 2px 14px; border-radius: 999px; background: #1B1464; color: #fff; font-size: .45em; font-weight: 800; vertical-align: middle; letter-spacing: 0; }
.agent-sec__count:empty { display: none; }
.agent-sec__sub { margin: 12px 0 0; font-size: 17px; color: #3B3953; }
.agent-sec .lgrid > .mls-status, .agent-sec .closings > .mls-status { grid-column: 1 / -1; text-align: left; }
.agent-contact { background: #F5F5F8; border-top: 1px solid #E6E5EE; }
.agent-contact__card { max-width: 1232px; margin: 0 auto; padding: 56px 24px 72px; display: grid; grid-template-columns: 96px minmax(0, 1fr) auto; gap: 28px; align-items: center; }
.agent-contact__card > img { width: 96px; height: 96px; border-radius: 50%; object-fit: cover; object-position: center 20%; }
.agent-contact__title { margin: 0; font-family: 'Archivo', sans-serif; font-weight: 900; font-size: clamp(28px, 3vw, 40px); letter-spacing: -.02em; color: #1B1464; }
.agent-contact__meta { margin: 8px 0 0; font-size: 16px; color: #3B3953; }
.agent-contact__ctas { display: flex; flex-wrap: wrap; gap: 12px; }
@media (max-width: 760px) {
  .agent-contact__card { grid-template-columns: 72px minmax(0, 1fr); }
  .agent-contact__card > img { width: 72px; height: 72px; }
  .agent-contact__ctas { grid-column: 1 / -1; }
}


/* ---------- Agent profile: rotating closings carousel ---------- */
.carousel { position: relative; }
.carousel__track { display: flex !important; gap: 16px; overflow-x: auto; scroll-snap-type: x mandatory; scroll-behavior: smooth; padding: 4px 2px 12px; scrollbar-width: none; }
.carousel__track::-webkit-scrollbar { display: none; }
.carousel__track > .closing { flex: 0 0 min(300px, 82vw); scroll-snap-align: start; }
.carousel__btn { position: absolute; top: calc(50% - 26px); z-index: 3; width: 46px; height: 46px; border-radius: 50%; border: 0; background: #fff; color: #1B1464; font-size: 30px; line-height: 1; cursor: pointer; box-shadow: 0 8px 22px rgba(27,20,100,.22); display: grid; place-items: center; }
.carousel__btn--prev { left: -14px; }
.carousel__btn--next { right: -14px; }
.carousel__btn:hover { background: #1B1464; color: #fff; }
@media (max-width: 760px) { .carousel__btn { display: none; } }


/* ---------- Header: bigger logo + nav hover color ---------- */
:root { --header-h: 76px; }
.site-logo img { height: 54px; width: auto; }
.site-nav a { position: relative; transition: color .18s ease; }
.site-nav a::after { content: ""; position: absolute; left: 12px; right: 12px; bottom: 9px; height: 2px; border-radius: 2px; background: #D7141D; transform: scaleX(0); transform-origin: left center; transition: transform .25s ease; }
.site-nav a:hover, .site-nav a:focus-visible { color: #D7141D; }
.site-nav a:hover::after, .site-nav a:focus-visible::after, .site-nav a[aria-current="page"]::after { transform: scaleX(1); }
@media (max-width: 760px) { :root { --header-h: 66px; } .site-logo img { height: 48px; } }