/* ============================================================
   Pickwick Estates — design system
   Built around the existing brand: warm brown + sage green + soft blue
   Logo colours sampled directly from /images/logo.png
   ============================================================ */

:root {
  /* Brand palette — sampled from the logo */
  --brown:       #48312E;     /* logo text - primary ink */
  --brown-soft:  #6B4F3C;
  --brown-warm:  #8C7361;
  --sage:        #619080;     /* logo leaf - primary accent */
  --sage-light:  #8FB1A4;
  --sage-deep:   #4A7568;
  --blue:        #6FA8C8;     /* phone numbers / contact accent */
  --blue-deep:   #4D7E96;

  /* Neutrals */
  --cream:       #F5F2E9;
  --cream-2:     #E9E4D5;
  --paper:       #FFFFFF;
  --ink:         #2A1F1C;     /* near-black warm brown for headings */
  --ink-soft:    #3D2D29;
  --muted:       #8B7E73;
  --muted-2:     #B5AD9F;
  --hairline:    #DDD6C7;

  --status-ok:   var(--sage);
  --status-bad:  #A05248;

  /* Typography */
  --serif: 'Fraunces', 'Times New Roman', Georgia, serif;
  --sans:  'Geist', -apple-system, BlinkMacSystemFont, 'Helvetica Neue', sans-serif;
  --mono:  'Geist Mono', 'SF Mono', Menlo, monospace;

  /* Scale */
  --container: 1280px;
  --gutter: 24px;
  --radius: 2px;

  /* Motion */
  --ease: cubic-bezier(.2,.8,.2,1);
}

/* ----- Reset ----- */
*, *::before, *::after { box-sizing: border-box; }
html, body { margin: 0; padding: 0; }
img { max-width: 100%; height: auto; display: block; }
a { color: inherit; text-decoration: none; }
button { font: inherit; cursor: pointer; border: none; background: none; padding: 0; color: inherit; }
input, select, textarea { font: inherit; color: inherit; }

body {
  background: var(--cream);
  color: var(--brown);
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.55;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  text-rendering: optimizeLegibility;
}

/* Typography */
h1, h2, h3, h4 {
  font-family: var(--serif);
  font-weight: 400;
  letter-spacing: -0.02em;
  line-height: 1.05;
  margin: 0;
  color: var(--ink);
  font-variation-settings: "SOFT" 30, "WONK" 0, "opsz" 144;
}
h1 { font-size: clamp(2.4rem, 5.2vw, 4.6rem); }
h2 { font-size: clamp(1.9rem, 3.6vw, 3rem); }
h3 { font-size: clamp(1.3rem, 2vw, 1.7rem); }
p  { margin: 0 0 1em; }

.eyebrow {
  font-family: var(--sans);
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--sage-deep);
}

.lead {
  font-family: var(--serif);
  font-size: clamp(1.1rem, 1.4vw, 1.35rem);
  font-weight: 300;
  line-height: 1.5;
  color: var(--ink-soft);
}

/* Layout helpers */
.container {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
}
.container-wide {
  max-width: 1600px;
  margin: 0 auto;
  padding: 0 var(--gutter);
}
.section { padding: clamp(60px, 9vw, 120px) 0; }
.section-tight { padding: clamp(40px, 6vw, 80px) 0; }

.hairline { border: 0; border-top: 1px solid var(--hairline); margin: 0; }

/* ----- Header ----- */
.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(245, 242, 233, 0.94);
  backdrop-filter: blur(14px);
  -webkit-backdrop-filter: blur(14px);
  border-bottom: 1px solid var(--hairline);
}
.site-header__inner {
  display: grid;
  grid-template-columns: auto 1fr auto;
  align-items: center;
  padding: 18px var(--gutter);
  max-width: var(--container);
  margin: 0 auto;
  gap: 32px;
}
.brand {
  display: block;
  line-height: 0;
}
.brand img {
  height: 44px;
  width: auto;
  display: block;
}
.site-nav {
  display: flex;
  justify-content: center;
  gap: 36px;
  font-size: 13px;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  font-weight: 500;
}
.site-nav a {
  position: relative;
  padding: 8px 0;
  color: var(--brown);
  transition: color .25s var(--ease);
}
.site-nav a::after {
  content: '';
  position: absolute;
  left: 0; right: 100%;
  bottom: 0;
  height: 1px;
  background: var(--sage);
  transition: right .35s var(--ease);
}
.site-nav a:hover { color: var(--sage-deep); }
.site-nav a:hover::after { right: 0; }

.header-contact {
  justify-self: end;
  display: flex;
  align-items: center;
  gap: 20px;
  font-size: 11px;
  color: var(--muted);
  text-align: right;
}
.header-contact .office { line-height: 1.35; }
.header-contact .office__label {
  display: block;
  color: var(--blue);
  font-size: 11px;
  letter-spacing: 0.04em;
  margin-bottom: 1px;
}
.header-contact .office__phone {
  display: block;
  color: var(--brown);
  font-weight: 500;
  font-size: 14px;
  letter-spacing: 0.02em;
}

/* ----- Burger button (mobile only) ----- */
.burger {
  display: none;
  width: 32px;
  height: 32px;
  position: relative;
  background: transparent;
  border: 0;
  cursor: pointer;
  z-index: 110;
}
.burger span {
  position: absolute;
  left: 5px;
  width: 22px;
  height: 1.6px;
  background: var(--brown);
  border-radius: 1px;
  transition: top .35s var(--ease), transform .35s var(--ease), opacity .25s var(--ease);
}
.burger span:nth-child(1) { top: 11px; }
.burger span:nth-child(2) { top: 16px; }
.burger span:nth-child(3) { top: 21px; }
.burger.is-open span:nth-child(1) { top: 16px; transform: rotate(45deg); }
.burger.is-open span:nth-child(2) { opacity: 0; }
.burger.is-open span:nth-child(3) { top: 16px; transform: rotate(-45deg); }

/* ----- Mobile drawer ----- */
.mobile-menu {
  position: fixed;
  top: 0;
  right: 0;
  bottom: 0;
  width: min(380px, 100vw);
  background: var(--cream);
  z-index: 105;
  transform: translateX(100%);
  transition: transform .4s var(--ease), box-shadow .4s var(--ease);
  display: flex;
  flex-direction: column;
  box-shadow: -10px 0 40px rgba(42, 31, 28, 0);
  overflow-y: auto;
}
.mobile-menu.is-open {
  transform: translateX(0);
  box-shadow: -10px 0 40px rgba(42, 31, 28, 0.18);
}
.mobile-menu__head {
  display: flex;
  justify-content: space-between;
  align-items: center;
  padding: 18px 24px;
  border-bottom: 1px solid var(--hairline);
}
.mobile-menu__head img { height: 36px; width: auto; }
.mobile-menu__close {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 36px; height: 36px;
  background: transparent;
  border: 0;
  color: var(--brown);
  cursor: pointer;
  border-radius: 50%;
  transition: background .2s var(--ease);
}
.mobile-menu__close:hover { background: var(--cream-2); }

.mobile-menu__nav {
  display: flex;
  flex-direction: column;
  padding: 28px 0;
  flex: 1;
}
.mobile-menu__nav a {
  font-family: var(--serif);
  font-size: 1.6rem;
  letter-spacing: -0.01em;
  color: var(--ink);
  padding: 14px 28px;
  text-decoration: none;
  transition: color .25s var(--ease), padding-left .25s var(--ease), background .25s var(--ease);
  font-variation-settings: "SOFT" 50, "opsz" 60;
}
.mobile-menu__nav a:hover,
.mobile-menu__nav a:focus {
  color: var(--sage-deep);
  background: var(--cream-2);
  padding-left: 36px;
}

.mobile-menu__contacts {
  padding: 24px 28px;
  border-top: 1px solid var(--hairline);
  display: flex;
  flex-direction: column;
  gap: 14px;
}
.mobile-menu__office { line-height: 1.4; }
.mobile-menu__office span {
  display: block;
  color: var(--blue);
  font-size: 11px;
  letter-spacing: 0.06em;
  margin-bottom: 2px;
}
.mobile-menu__office a {
  display: inline-block;
  color: var(--brown);
  font-family: var(--mono);
  font-size: 16px;
  font-weight: 500;
  letter-spacing: 0.02em;
}

.mobile-menu__cta {
  padding: 20px 28px 32px;
  border-top: 1px solid var(--hairline);
}
.mobile-menu__cta .btn { width: 100%; justify-content: center; }

.mobile-menu__backdrop {
  position: fixed;
  inset: 0;
  background: rgba(42, 31, 28, 0.5);
  backdrop-filter: blur(4px);
  -webkit-backdrop-filter: blur(4px);
  z-index: 104;
  opacity: 0;
  pointer-events: none;
  transition: opacity .35s var(--ease);
}
.mobile-menu__backdrop.is-open {
  opacity: 1;
  pointer-events: auto;
}

@media (max-width: 900px) {
  .site-header__inner { grid-template-columns: auto 1fr auto; gap: 16px; }
  .site-nav { display: none; }
  .header-contact { display: none; }
  .burger { display: block; grid-column: 3; justify-self: end; }
  .brand img { height: 36px; }
}

/* ----- Buttons ----- */
.btn {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  padding: 14px 28px;
  background: var(--brown);
  color: var(--paper);
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  border-radius: var(--radius);
  transition: all .25s var(--ease);
  border: 1px solid var(--brown);
  cursor: pointer;
  font-weight: 500;
}
.btn:hover { background: var(--sage); border-color: var(--sage); transform: translateY(-1px); }
.btn--ghost {
  background: transparent;
  color: var(--brown);
}
.btn--ghost:hover { background: var(--brown); color: var(--paper); border-color: var(--brown); }
.btn--accent { background: var(--sage); border-color: var(--sage); }
.btn--accent:hover { background: var(--sage-deep); border-color: var(--sage-deep); }
.btn--blue { background: var(--blue); border-color: var(--blue); }
.btn--blue:hover { background: var(--blue-deep); border-color: var(--blue-deep); }

/* ----- Hero ----- */
.hero {
  position: relative;
  min-height: clamp(560px, 78vh, 820px);
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  overflow: hidden;
  background: var(--ink);
}
.hero__bg {
  position: absolute;
  inset: 0;
  z-index: 0;
}
.hero__bg img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  opacity: 0.85;
}
.hero__bg::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg,
              rgba(42, 31, 28, 0.2) 0%,
              rgba(42, 31, 28, 0.4) 55%,
              rgba(42, 31, 28, 0.85) 100%);
}
.hero__content {
  position: relative;
  z-index: 2;
  padding: 80px var(--gutter) 60px;
  max-width: var(--container);
  margin: 0 auto;
  width: 100%;
  color: var(--paper);
}
.hero__eyebrow {
  color: var(--sage-light);
  margin-bottom: 18px;
}
.hero h1 {
  color: var(--paper);
  max-width: 14ch;
  font-variation-settings: "SOFT" 100, "WONK" 0, "opsz" 144;
}
.hero h1 em {
  font-style: italic;
  color: var(--sage-light);
  font-variation-settings: "SOFT" 100, "WONK" 1, "opsz" 144;
}
.hero__sub {
  color: rgba(245, 242, 233, 0.78);
  max-width: 48ch;
  margin: 22px 0 0;
  font-size: 1.05rem;
}

/* ----- Search bar ----- */
.search {
  position: relative;
  z-index: 3;
  margin: -54px auto 0;
  max-width: var(--container);
  padding: 0 var(--gutter);
}
.search__inner {
  background: var(--paper);
  border: 1px solid var(--hairline);
  display: grid;
  grid-template-columns: auto repeat(5, 1fr) auto;
  box-shadow: 0 4px 30px rgba(42, 31, 28, 0.08);
}
.search__seg {
  position: relative;
  padding: 18px 22px;
  display: flex;
  flex-direction: column;
  gap: 4px;
  background: var(--paper);
}
.search__seg + .search__seg { border-left: 1px solid var(--hairline); }
.search__seg label {
  font-size: 10px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 500;
}
.search__seg select,
.search__seg input {
  border: 0;
  background: transparent;
  padding: 4px 0;
  font-size: 14px;
  color: var(--brown);
  appearance: none;
  -webkit-appearance: none;
  outline: none;
  cursor: pointer;
  font-weight: 500;
}
.search__seg select { padding-right: 18px; }
.search__radios {
  display: flex;
  align-items: center;
  gap: 16px;
  padding: 18px 26px;
  background: var(--brown);
  color: var(--paper);
}
.search__radios label {
  font-size: 12px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  cursor: pointer;
  display: inline-flex;
  align-items: center;
  gap: 6px;
  opacity: .55;
  transition: opacity .2s var(--ease);
  font-weight: 500;
}
.search__radios input { accent-color: var(--sage); }
.search__radios label:has(input:checked) { opacity: 1; }
.search__submit {
  background: var(--sage);
  color: var(--paper);
  padding: 0 36px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  font-size: 12px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  transition: background .25s var(--ease);
  border: 0;
  cursor: pointer;
  font-weight: 500;
}
.search__submit:hover { background: var(--sage-deep); }

@media (max-width: 1100px) {
  .search__inner { grid-template-columns: 1fr 1fr; }
  .search__radios { grid-column: 1 / -1; }
  .search__submit { grid-column: 1 / -1; padding: 18px; }
  .search__seg + .search__seg { border-left: 0; border-top: 1px solid var(--hairline); }
}

/* ----- Section heading ----- */
.section-head {
  display: grid;
  grid-template-columns: 1fr auto;
  align-items: end;
  gap: 32px;
  margin-bottom: 48px;
  padding-bottom: 32px;
  border-bottom: 1px solid var(--hairline);
}
.section-head h2 { max-width: 16ch; }
.section-head__meta {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.06em;
  color: var(--muted);
  text-align: right;
}
@media (max-width: 720px) {
  .section-head { grid-template-columns: 1fr; }
  .section-head__meta { text-align: left; }
}

/* ----- Property grid + cards ----- */
.property-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(340px, 1fr));
  gap: 56px 32px;
}
.property-card {
  display: block;
  position: relative;
  color: var(--brown);
}
.property-card__media {
  position: relative;
  aspect-ratio: 4 / 3;
  overflow: hidden;
  background: var(--cream-2);
}
.property-card__media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 1.2s var(--ease);
}
.property-card:hover .property-card__media img { transform: scale(1.04); }

.property-card__status {
  position: absolute;
  top: 14px;
  left: 14px;
  padding: 6px 14px;
  background: var(--paper);
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--brown);
  z-index: 1;
  font-weight: 500;
}
.property-card__status[data-status="sold"],
.property-card__status[data-status="let"] {
  background: var(--brown);
  color: var(--paper);
}
.property-card__status[data-status="under offer"] {
  background: var(--sage);
  color: var(--paper);
}

.property-card__body {
  padding: 18px 0 0;
  display: grid;
  grid-template-columns: 1fr auto;
  gap: 8px 16px;
}
.property-card__address {
  font-family: var(--serif);
  font-size: 1.25rem;
  font-weight: 400;
  font-variation-settings: "SOFT" 50, "opsz" 60;
  line-height: 1.2;
  letter-spacing: -0.01em;
  color: var(--ink);
}
.property-card__postcode {
  font-family: var(--mono);
  font-size: 11px;
  color: var(--blue);
  letter-spacing: 0.06em;
  margin-top: 4px;
  font-weight: 400;
}
.property-card__price {
  font-family: var(--serif);
  font-size: 1.1rem;
  text-align: right;
  white-space: nowrap;
  color: var(--ink);
  font-variation-settings: "SOFT" 30, "opsz" 60;
}
.property-card__price small {
  font-family: var(--sans);
  font-size: 11px;
  color: var(--muted);
  display: block;
  font-weight: 400;
  letter-spacing: 0.04em;
}
.property-card__meta {
  grid-column: 1 / -1;
  display: flex;
  gap: 14px;
  flex-wrap: wrap;
  font-size: 12px;
  color: var(--muted);
  letter-spacing: 0.02em;
  margin-top: 6px;
  padding-top: 14px;
  border-top: 1px solid var(--hairline);
}
.property-card__meta .meta-pill {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  font-weight: 500;
  color: var(--ink-soft);
}
.property-card__meta .meta-pill svg {
  width: 16px;
  height: 16px;
  color: var(--sage);
  flex-shrink: 0;
}

/* ----- Properties listing page ----- */
.listing-toolbar {
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 24px;
  margin-bottom: 48px;
  padding-bottom: 24px;
  border-bottom: 1px solid var(--hairline);
  flex-wrap: wrap;
}
.listing-toolbar__count {
  font-family: var(--mono);
  font-size: 12px;
  color: var(--muted);
  letter-spacing: 0.05em;
}
.listing-toolbar__count strong { color: var(--brown); font-weight: 500; }
.listing-toolbar select {
  border: 1px solid var(--hairline);
  background: transparent;
  padding: 10px 16px;
  font-size: 12px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--brown);
  cursor: pointer;
  font-weight: 500;
}

.empty-state {
  text-align: center;
  padding: 100px 24px;
  border: 1px solid var(--hairline);
  background: var(--paper);
}
.empty-state h2 { font-style: italic; margin-bottom: 14px; }

/* ----- Property detail page ----- */
.detail { padding-top: 40px; }
.detail__hero {
  position: relative;
  aspect-ratio: 16 / 9;
  background: var(--cream-2);
  margin-bottom: 60px;
  overflow: hidden;
}
.detail__hero img { width: 100%; height: 100%; object-fit: cover; }
.detail__layout {
  display: grid;
  grid-template-columns: 1fr 380px;
  gap: 80px;
}
@media (max-width: 980px) {
  .detail__layout { grid-template-columns: 1fr; gap: 48px; }
}
.detail__title { margin-bottom: 18px; max-width: 22ch; }
.detail__address {
  font-family: var(--mono);
  font-size: 12px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--blue);
  margin-bottom: 32px;
}
.detail__meta {
  display: flex;
  gap: 40px;
  padding: 24px 0;
  border-top: 1px solid var(--hairline);
  border-bottom: 1px solid var(--hairline);
  margin-bottom: 36px;
  flex-wrap: wrap;
}
.detail__meta-item {
  display: grid;
  grid-template-columns: auto auto;
  grid-template-rows: auto auto;
  column-gap: 12px;
  align-items: center;
}
.detail__meta-icon {
  grid-row: 1 / 3;
  width: 28px;
  height: 28px;
  color: var(--sage);
  flex-shrink: 0;
}
.detail__meta-item small {
  display: block;
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 2px;
}
.detail__meta-item strong {
  font-family: var(--serif);
  font-size: 1.3rem;
  font-weight: 400;
  color: var(--ink);
}
.detail__section-title {
  font-family: var(--sans);
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--sage-deep);
  margin: 48px 0 22px;
  padding-bottom: 14px;
  border-bottom: 1px solid var(--hairline);
}
.detail__section-title:first-child { margin-top: 0; }

.key-features {
  list-style: none;
  padding: 0;
  margin: 0 0 40px;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 12px 32px;
}
@media (max-width: 720px) {
  .key-features { grid-template-columns: 1fr; }
}
.key-features li {
  position: relative;
  padding-left: 22px;
  font-size: 15px;
  line-height: 1.5;
  color: var(--ink-soft);
}
.key-features li::before {
  content: '';
  position: absolute;
  left: 0;
  top: 0.7em;
  width: 10px;
  height: 1px;
  background: var(--sage);
}
.detail__description {
  font-size: 1.05rem;
  line-height: 1.7;
  color: var(--ink-soft);
}
.detail__description p { margin-bottom: 1.2em; }

.detail__sidebar {
  position: sticky;
  top: 100px;
  align-self: start;
  background: var(--paper);
  border: 1px solid var(--hairline);
  padding: 32px;
}
.detail__price {
  font-family: var(--serif);
  font-size: 2rem;
  margin-bottom: 4px;
  color: var(--ink);
}
.detail__price-sub {
  font-family: var(--mono);
  font-size: 11px;
  color: var(--muted);
  letter-spacing: 0.08em;
  text-transform: uppercase;
  margin-bottom: 24px;
}

.gallery {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(180px, 1fr));
  gap: 8px;
  margin: 40px 0;
}
.gallery a { display: block; overflow: hidden; aspect-ratio: 1; }
.gallery img {
  width: 100%; height: 100%; object-fit: cover;
  transition: transform .8s var(--ease);
}
.gallery a:hover img { transform: scale(1.06); }

/* ----- Forms ----- */
.form-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 24px;
}
.form-grid--full > .field { grid-column: 1 / -1; }
@media (max-width: 720px) { .form-grid { grid-template-columns: 1fr; } }

.field { display: flex; flex-direction: column; gap: 8px; }
.field label {
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 500;
}
.field input,
.field select,
.field textarea {
  width: 100%;
  padding: 14px 0;
  border: 0;
  border-bottom: 1px solid var(--hairline);
  background: transparent;
  font-size: 16px;
  color: var(--brown);
  outline: none;
  transition: border-color .2s var(--ease);
}
.field input:focus,
.field select:focus,
.field textarea:focus { border-bottom-color: var(--sage); }
.field textarea { resize: vertical; min-height: 100px; }

.choice-tiles {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 12px;
}
.choice-tiles label {
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 12px;
  padding: 28px 18px;
  border: 1px solid var(--hairline);
  background: var(--paper);
  font-size: 12px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  cursor: pointer;
  transition: all .25s var(--ease);
  text-align: center;
  color: var(--brown);
  font-weight: 500;
}
.choice-tiles label:hover { border-color: var(--sage); color: var(--sage-deep); }
.choice-tiles input { display: none; }
.choice-tiles label:has(input:checked) {
  background: var(--brown);
  color: var(--paper);
  border-color: var(--brown);
}

/* ----- Testimonials ----- */
.testimonials {
  background: var(--brown);
  color: var(--paper);
}
.testimonials .container { padding-top: 100px; padding-bottom: 100px; }
.testimonial {
  max-width: 800px;
  margin: 0 auto;
  text-align: center;
}
.testimonial__quote {
  font-family: var(--serif);
  font-size: clamp(1.4rem, 2.6vw, 2.1rem);
  font-style: italic;
  line-height: 1.4;
  font-variation-settings: "SOFT" 100, "WONK" 1, "opsz" 144;
  margin: 0 0 32px;
  color: var(--paper);
}
.testimonial__quote::before { content: '"'; opacity: .35; margin-right: 4px; color: var(--sage-light); }
.testimonial__quote::after  { content: '"'; opacity: .35; margin-left: 4px; color: var(--sage-light); }
.testimonial__name {
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--sage-light);
}

/* ----- Testimonial rotator -----
   Slides stacked, fading in/out via .is-active. Container holds the
   tallest slide so layout doesn't jump when the quote changes. */
.testimonial-rotator {
  position: relative;
  max-width: 800px;
  margin: 0 auto;
}
.testimonial-rotator .testimonial--slide {
  position: absolute;
  inset: 0;
  opacity: 0;
  visibility: hidden;
  transition: opacity .9s ease;
  pointer-events: none;
}
.testimonial-rotator .testimonial--slide.is-active {
  position: relative;   /* the active slide drives the container height */
  opacity: 1;
  visibility: visible;
  pointer-events: auto;
}
@media (prefers-reduced-motion: reduce) {
  .testimonial-rotator .testimonial--slide { transition: none; }
}

/* ----- Featured callout (CMS pages, contact intro) ----- */
.callout {
  background: var(--paper);
  padding: clamp(40px, 6vw, 80px);
  border: 1px solid var(--hairline);
}

/* ----- Footer ----- */
.site-footer {
  background: var(--brown);
  color: rgba(245, 242, 233, 0.7);
  padding: 80px 0 40px;
}
.site-footer .container { display: grid; grid-template-columns: 1.5fr 1fr 1fr 1fr; gap: 48px; }
@media (max-width: 880px) { .site-footer .container { grid-template-columns: 1fr 1fr; } }
.site-footer h4 {
  font-family: var(--sans);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--sage-light);
  margin-bottom: 18px;
  font-weight: 500;
}
.site-footer img.brand-block { height: 40px; width: auto; margin-bottom: 18px; filter: brightness(0) invert(1); opacity: 0.92; }
.site-footer ul { list-style: none; padding: 0; margin: 0; }
.site-footer li { margin-bottom: 10px; font-size: 14px; }
.site-footer a:hover { color: var(--sage-light); }
.site-footer__legal {
  margin-top: 60px;
  padding-top: 28px;
  border-top: 1px solid rgba(245, 242, 233, 0.1);
  display: flex;
  justify-content: space-between;
  font-size: 11px;
  color: rgba(245, 242, 233, 0.4);
  letter-spacing: 0.05em;
  flex-wrap: wrap;
  gap: 16px;
}
.site-footer__legal a:hover { color: var(--sage-light); }

/* ----- CMS prose page ----- */
.prose {
  max-width: 70ch;
  margin: 0 auto;
  font-size: 1.05rem;
  line-height: 1.8;
  color: var(--ink-soft);
}
.prose h1, .prose h2, .prose h3 { margin: 1.6em 0 0.6em; }
.prose ul, .prose ol { padding-left: 1.4em; }
.prose a { color: var(--sage-deep); border-bottom: 1px solid currentColor; }

/* ----- Alerts ----- */
.alert {
  padding: 16px 20px;
  border-left: 3px solid;
  background: var(--paper);
  font-size: 14px;
  margin-bottom: 24px;
}
.alert--ok    { border-color: var(--sage); }
.alert--error { border-color: var(--status-bad); }

/* ----- Page intro ----- */
.page-intro {
  padding: clamp(80px, 10vw, 140px) 0 clamp(40px, 5vw, 60px);
}
.page-intro__eyebrow { margin-bottom: 22px; }
.page-intro h1 { max-width: 18ch; margin-bottom: 22px; }
.page-intro .lead { max-width: 60ch; }

/* ----- Office cards (contact page) ----- */
.office-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 40px;
}
@media (max-width: 800px) { .office-grid { grid-template-columns: 1fr; } }
.office-card {
  background: var(--paper);
  border: 1px solid var(--hairline);
  overflow: hidden;
  display: flex;
  flex-direction: column;
}
.office-card__map {
  height: 280px;
  background: var(--cream-2);
}
.office-card__map iframe { width: 100%; height: 100%; border: 0; display: block; }
.office-card__body { padding: 32px; flex: 1; }
.office-card h3 { margin-bottom: 16px; }
.office-card__address {
  font-size: 14px;
  color: var(--muted);
  line-height: 1.7;
  margin-bottom: 18px;
}
.office-card__phone {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  font-family: var(--mono);
  font-size: 14px;
  color: var(--blue);
  border-bottom: 1px solid var(--blue);
  padding-bottom: 2px;
  margin-bottom: 10px;
}
.office-card__phone:hover { color: var(--blue-deep); border-color: var(--blue-deep); }

/* ----- Loading reveal ----- */
@keyframes rise {
  from { opacity: 0; transform: translateY(14px); }
  to   { opacity: 1; transform: translateY(0); }
}
.reveal { animation: rise .9s var(--ease) both; }
.reveal-1 { animation-delay: .05s; }
.reveal-2 { animation-delay: .15s; }
.reveal-3 { animation-delay: .25s; }
.reveal-4 { animation-delay: .35s; }

/* ----- Scrollbar nicety (webkit) ----- */
::-webkit-scrollbar { width: 10px; height: 10px; }
::-webkit-scrollbar-track { background: var(--cream); }
::-webkit-scrollbar-thumb { background: var(--hairline); border-radius: 0; }
::-webkit-scrollbar-thumb:hover { background: var(--muted); }

/* ============================================================
   FILTER BAR (Properties listing)
   ============================================================ */
.filter-section {
  padding-bottom: clamp(40px, 5vw, 60px);
}
.filter-bar {
  background: var(--paper);
  border: 1px solid var(--hairline);
  padding: 0;
  display: flex;
  flex-direction: column;
  box-shadow: 0 4px 20px rgba(42, 31, 28, 0.05);
}
.filter-bar__top {
  display: flex;
  justify-content: space-between;
  align-items: center;
  padding: 14px 22px;
  background: var(--brown);
  color: var(--paper);
  flex-wrap: wrap;
  gap: 18px;
}
.filter-bar__tabs {
  display: flex;
  gap: 4px;
}
.filter-bar__tabs label {
  display: inline-flex;
  align-items: center;
  padding: 8px 18px;
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  cursor: pointer;
  font-weight: 500;
  border: 1px solid transparent;
  transition: all .2s var(--ease);
  opacity: 0.6;
}
.filter-bar__tabs label.is-active {
  border-color: var(--sage-light);
  background: rgba(143, 177, 164, 0.15);
  opacity: 1;
}
.filter-bar__tabs input { display: none; }
.filter-bar__check {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  font-size: 12px;
  letter-spacing: 0.08em;
  cursor: pointer;
  color: rgba(245, 242, 233, 0.85);
}
.filter-bar__check input { accent-color: var(--sage); }

.filter-bar__row {
  display: grid;
  grid-template-columns: repeat(5, 1fr) auto auto;
  gap: 0;
  align-items: stretch;
}
.filter-field {
  display: flex;
  flex-direction: column;
  gap: 4px;
  padding: 14px 18px;
  border-right: 1px solid var(--hairline);
}
.filter-field:last-of-type { border-right: 0; }
.filter-field label {
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 500;
}
.filter-field select {
  border: 0;
  background: transparent;
  padding: 4px 0;
  font-size: 14px;
  color: var(--brown);
  appearance: none;
  -webkit-appearance: none;
  outline: none;
  cursor: pointer;
  font-weight: 500;
  background-image: url("data:image/svg+xml,%3Csvg width='10' height='6' xmlns='http://www.w3.org/2000/svg'%3E%3Cpath d='M0 0l5 6 5-6z' fill='%238B7E73'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 4px center;
  padding-right: 18px;
}
.filter-bar__actions {
  display: flex;
  align-items: center;
  padding: 0 22px;
  gap: 18px;
  border-left: 1px solid var(--hairline);
}
.filter-bar__actions .btn { padding: 12px 26px; }
.filter-bar__reset {
  font-size: 11px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--muted);
  text-decoration: none;
  border-bottom: 1px solid transparent;
  padding-bottom: 2px;
}
.filter-bar__reset:hover { color: var(--brown); border-bottom-color: var(--brown); }

@media (max-width: 1100px) {
  .filter-bar__row { grid-template-columns: 1fr 1fr 1fr; }
  .filter-field { border-right: 0; border-bottom: 1px solid var(--hairline); }
  .filter-field:nth-child(3n) { border-right: 0; }
  .filter-bar__actions {
    grid-column: 1 / -1;
    border-left: 0;
    border-top: 1px solid var(--hairline);
    padding: 14px 22px;
    justify-content: flex-end;
  }
}
@media (max-width: 600px) {
  .filter-bar__row { grid-template-columns: 1fr 1fr; }
  .filter-bar__top { flex-direction: column; align-items: flex-start; padding: 14px 18px; }
}

/* ============================================================
   LIGHTBOX (vanilla JS, .pw-lightbox)
   ============================================================ */
.pw-lightbox {
  position: fixed;
  inset: 0;
  z-index: 1000;
  background: rgba(26, 26, 24, 0.94);
  backdrop-filter: blur(6px);
  -webkit-backdrop-filter: blur(6px);
  display: flex;
  align-items: center;
  justify-content: center;
  opacity: 0;
  visibility: hidden;
  transition: opacity .3s var(--ease), visibility 0s linear .3s;
}
.pw-lightbox.is-open {
  opacity: 1;
  visibility: visible;
  transition-delay: 0s;
}
.pw-lightbox__stage {
  margin: 0;
  max-width: 92vw;
  max-height: 88vh;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 16px;
}
.pw-lightbox__image {
  display: block;
  max-width: 92vw;
  max-height: 80vh;
  width: auto;
  height: auto;
  opacity: 0;
  transform: scale(0.97);
  transition: opacity .3s var(--ease), transform .35s var(--ease);
  box-shadow: 0 20px 60px rgba(0, 0, 0, 0.4);
}
.pw-lightbox__image.is-loaded {
  opacity: 1;
  transform: scale(1);
}
.pw-lightbox__caption {
  font-family: var(--serif);
  font-style: italic;
  font-size: 14px;
  color: rgba(245, 242, 233, 0.75);
  text-align: center;
  max-width: 60ch;
}
.pw-lightbox__counter {
  position: absolute;
  top: 24px;
  left: 50%;
  transform: translateX(-50%);
  font-family: var(--mono);
  font-size: 12px;
  color: rgba(245, 242, 233, 0.5);
  letter-spacing: 0.1em;
}

.pw-lightbox__close,
.pw-lightbox__nav {
  position: absolute;
  background: transparent;
  color: rgba(245, 242, 233, 0.85);
  border: 0;
  cursor: pointer;
  padding: 12px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  border-radius: 50%;
  transition: background .25s var(--ease), color .25s var(--ease);
}
.pw-lightbox__close:hover,
.pw-lightbox__nav:hover {
  background: rgba(245, 242, 233, 0.1);
  color: var(--paper);
}
.pw-lightbox__close { top: 18px; right: 22px; }
.pw-lightbox__nav { top: 50%; transform: translateY(-50%); }
.pw-lightbox__nav--prev { left: 18px; }
.pw-lightbox__nav--next { right: 18px; }

@media (max-width: 700px) {
  .pw-lightbox__nav { padding: 8px; }
  .pw-lightbox__nav--prev { left: 6px; }
  .pw-lightbox__nav--next { right: 6px; }
  .pw-lightbox__close { top: 12px; right: 12px; }
}

/* Gallery thumbnails should hint they're clickable */
.gallery a {
  cursor: zoom-in;
  position: relative;
}
.gallery a::after {
  content: '';
  position: absolute;
  inset: 0;
  background: rgba(42, 31, 28, 0);
  transition: background .2s var(--ease);
}
.gallery a:hover::after { background: rgba(42, 31, 28, 0.1); }

/* ============================================================
   QUICK ACTIONS (Detail page sidebar)
   ============================================================ */
.quick-actions {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1px;
  background: var(--hairline);
  border: 1px solid var(--hairline);
  margin-top: 20px;
}
.quick-actions a {
  background: var(--paper);
  padding: 18px 12px;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 8px;
  font-size: 11px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--brown);
  text-align: center;
  transition: all .2s var(--ease);
  font-weight: 500;
}
.quick-actions a:hover {
  background: var(--cream);
  color: var(--sage-deep);
}
.quick-actions a svg {
  width: 22px;
  height: 22px;
  color: var(--sage);
  transition: color .2s var(--ease);
}
.quick-actions a:hover svg { color: var(--sage-deep); }


/* ============================================================
   PAGINATION + PER-PAGE SELECTOR + AJAX LOADING
   ============================================================ */

.listing-toolbar__perpage {
  display: inline-flex;
  align-items: center;
  gap: 8px;
}
.listing-toolbar__perpage .eyebrow {
  margin-right: 4px;
  color: var(--muted);
}
.perpage-btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-width: 36px;
  padding: 6px 10px;
  border: 1px solid var(--hairline);
  background: var(--paper);
  color: var(--brown);
  font-size: 12px;
  letter-spacing: 0.04em;
  font-weight: 500;
  text-decoration: none;
  transition: all .2s var(--ease);
}
.perpage-btn:hover { border-color: var(--sage); color: var(--sage-deep); }
.perpage-btn.is-active {
  background: var(--brown);
  color: var(--paper);
  border-color: var(--brown);
}

.pagination {
  display: flex;
  justify-content: center;
  align-items: center;
  gap: 6px;
  margin: 60px 0 20px;
  flex-wrap: wrap;
}
.pagination__nav {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  padding: 10px 16px;
  border: 1px solid var(--hairline);
  background: var(--paper);
  color: var(--brown);
  font-size: 12px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  font-weight: 500;
  text-decoration: none;
  transition: all .2s var(--ease);
}
.pagination__nav:hover { border-color: var(--sage); color: var(--sage-deep); }
.pagination__nav.is-disabled {
  opacity: 0.35;
  pointer-events: none;
}
.pagination__pages {
  list-style: none;
  display: inline-flex;
  align-items: center;
  gap: 4px;
  padding: 0;
  margin: 0 6px;
}
.pagination__page {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 38px;
  height: 38px;
  border: 1px solid transparent;
  background: transparent;
  color: var(--ink-soft);
  font-size: 14px;
  font-variant-numeric: tabular-nums;
  text-decoration: none;
  transition: all .2s var(--ease);
}
.pagination__page:hover {
  border-color: var(--hairline);
  background: var(--paper);
}
.pagination__page.is-current {
  background: var(--brown);
  color: var(--paper);
  border-color: var(--brown);
  font-weight: 600;
  cursor: default;
}
.pagination__ellipsis {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 24px;
  color: var(--muted);
}

/* ----- AJAX loading state ----- */
[data-ajax-target] {
  position: relative;
  transition: opacity .2s var(--ease);
}
[data-ajax-target].is-loading {
  opacity: 0.45;
  pointer-events: none;
}
[data-ajax-target].is-loading::after {
  content: '';
  position: absolute;
  top: 80px;
  left: 50%;
  transform: translate(-50%, 0);
  width: 36px;
  height: 36px;
  border: 2px solid var(--hairline);
  border-top-color: var(--sage);
  border-radius: 50%;
  animation: pickwick-spin .9s linear infinite;
  z-index: 10;
}
@keyframes pickwick-spin {
  to { transform: translate(-50%, 0) rotate(360deg); }
}

/* Mobile: stack the toolbar bits */
@media (max-width: 720px) {
  .listing-toolbar { flex-direction: column; align-items: flex-start; gap: 16px; }
  .pagination { gap: 4px; }
  .pagination__nav { padding: 8px 12px; }
  .pagination__page { width: 34px; height: 34px; font-size: 13px; }
}