/* fonts.css */
/* Self-hosted Google Fonts (latin subset, variable). Replaces the fonts.googleapis.com link: no third-party round trip. */
@font-face{font-family:'Figtree';font-style:normal;font-weight:400 700;font-display:swap;src:url(/assets/fonts/figtree-normal.woff2) format('woff2');unicode-range:U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD}
@font-face{font-family:'Fraunces';font-style:italic;font-weight:300 500;font-display:swap;src:url(/assets/fonts/fraunces-italic.woff2) format('woff2');unicode-range:U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD}
@font-face{font-family:'Fraunces';font-style:normal;font-weight:300 700;font-display:swap;src:url(/assets/fonts/fraunces-normal.woff2) format('woff2');unicode-range:U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD}

/* styles.css */
/* Signal Property Management — design system.
   Tokens come from docs/design.json (palette sampled from the real Signal logo: espresso wordmark + amber signal arcs).
   One edit in :root re-themes the whole site. */

:root {
  --primary: #2A1A12;          /* espresso — logo wordmark */
  --secondary: #5A3A26;        /* walnut */
  --accent: #D08A2E;           /* amber — logo signal arcs */
  --accent-soft: #E9B872;
  --accent-ink: #9A5F15;       /* amber dark enough for text on cream (AA) */
  --background: #F6F0E6;       /* cream paper */
  --surface: #FFFCF7;
  --foreground: #1D140E;
  --muted: #EAE0D0;
  --border: #D9CAB2;
  --ink-2: #5B4A3E;            /* secondary text on cream (AA) */
  --night: #1A100B;            /* deepest espresso for dark bands */
  --night-2: #24170F;
  --on-night: #F3E7D6;
  --on-night-2: #C9B59C;
  --font-head: "Fraunces", Georgia, "Times New Roman", serif;
  --font-body: "Figtree", system-ui, -apple-system, "Segoe UI", sans-serif;
  --radius: 22px; --radius-sm: 12px; --radius-pill: 999px;
  --shadow: 0 30px 70px -30px rgba(42,26,18,.45);
  --shadow-soft: 0 18px 40px -24px rgba(42,26,18,.35);
  --container: 1240px; --gutter: clamp(16px, 4vw, 48px);
  --ease-premium: cubic-bezier(.62,.05,.01,.99); /* the ONE global easing curve */
  --t: .45s var(--ease-premium);
}

/* ---------- base ---------- */
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
html.lenis,html.lenis body{scroll-behavior:auto !important}
.lenis.lenis-stopped{overflow:hidden}
body{margin:0;background:var(--background);color:var(--foreground);font-family:var(--font-body);font-size:17px;line-height:1.7;-webkit-font-smoothing:antialiased;overflow-x:clip}
img,svg,video{max-width:100%;height:auto;display:block}
h1,h2,h3,h4{font-family:var(--font-head);font-weight:600;line-height:1.06;letter-spacing:-.025em;margin:0 0 .5em;text-wrap:balance;font-variation-settings:"opsz" 144}
h1{font-size:clamp(2.6rem,7vw,5.6rem)}
h2{font-size:clamp(2rem,4.6vw,3.6rem)}
h3{font-size:clamp(1.25rem,2vw,1.6rem);letter-spacing:-.015em}
h4{font-size:1.1rem}
em.serif,h1 em,h2 em{font-style:italic;font-weight:400;color:var(--accent-ink)}
p{margin:0 0 1.1em}
a{color:var(--primary);text-decoration-color:color-mix(in srgb,var(--accent) 60%,transparent);text-underline-offset:3px;transition:color var(--t)}
a:hover{color:var(--accent-ink)}
:focus-visible{outline:2px solid var(--accent);outline-offset:3px;border-radius:6px}
::selection{background:var(--accent);color:var(--night)}
.container{width:100%;max-width:var(--container);margin-inline:auto;padding-inline:var(--gutter)}
.container--narrow{max-width:860px}
section{padding:clamp(72px,10vw,140px) 0;position:relative}
.skip-link{position:absolute;left:-999px;top:0;z-index:10002;background:var(--primary);color:var(--background);padding:10px 18px;border-radius:0 0 8px 0;font-weight:600}
.skip-link:focus{left:0}
.visually-hidden{position:absolute;width:1px;height:1px;clip-path:inset(50%);overflow:hidden;white-space:nowrap}
.kicker{display:inline-flex;align-items:center;gap:12px;font-family:var(--font-body);font-size:.76rem;font-weight:700;letter-spacing:.24em;text-transform:uppercase;color:var(--accent-ink);margin-bottom:22px}
.kicker::before{content:"";width:28px;height:1px;background:currentColor}
.kicker--center{justify-content:center}
.lede{font-size:clamp(1.08rem,1.5vw,1.3rem);line-height:1.6;color:var(--ink-2);max-width:62ch}
.muted{color:var(--ink-2)}
.center{text-align:center}
.section-head{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(24px,5vw,80px);align-items:end;margin-bottom:clamp(40px,6vw,72px)}
.section-head h2{margin:0}
.section-head p{margin:0}
@media (max-width:860px){.section-head{grid-template-columns:1fr}}

/* ---------- buttons ---------- */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:12px;font-family:var(--font-body);font-weight:600;font-size:.98rem;letter-spacing:.01em;padding:16px 28px;border-radius:var(--radius-pill);border:1px solid transparent;cursor:pointer;transition:transform var(--t),box-shadow var(--t),background var(--t),color var(--t),border-color var(--t);position:relative;overflow:hidden;text-decoration:none;line-height:1.2}
.btn svg{width:18px;height:18px;flex:none;transition:transform var(--t)}
.btn:hover svg{transform:translateX(4px)}
.btn--primary{background:var(--primary);color:var(--background)}
.btn--primary:hover{color:var(--background);transform:translateY(-2px);box-shadow:0 16px 36px -14px var(--primary)}
.btn--amber{background:var(--accent);color:var(--night)}
.btn--amber:hover{color:var(--night);background:var(--accent-soft);transform:translateY(-2px);box-shadow:0 16px 40px -14px var(--accent)}
.btn--ghost{background:transparent;color:var(--foreground);border-color:var(--border)}
.btn--ghost:hover{border-color:var(--primary);color:var(--primary)}
.btn--ghost-light{background:transparent;color:var(--on-night);border-color:rgba(243,231,214,.28)}
.btn--ghost-light:hover{color:var(--night);background:var(--on-night);border-color:var(--on-night)}
.btn--primary::after,.btn--amber::after{content:"";position:absolute;top:0;left:-80%;width:60%;height:100%;background:linear-gradient(90deg,transparent,rgba(255,255,255,.35),transparent);transform:skewX(-20deg);transition:left .6s var(--ease-premium)}
.btn--primary:hover::after,.btn--amber:hover::after{left:130%}
.btn-row{display:flex;flex-wrap:wrap;gap:14px;align-items:center}
.link-arrow{display:inline-flex;align-items:center;gap:8px;font-weight:600;text-decoration:none;color:var(--primary);border-bottom:1px solid color-mix(in srgb,var(--accent) 60%,transparent);padding-bottom:2px;transition:gap var(--t),color var(--t)}
.link-arrow:hover{gap:14px;color:var(--accent-ink)}
.link-arrow svg{width:16px;height:16px}
@media (prefers-reduced-motion:reduce){.btn--primary::after,.btn--amber::after{display:none}}

/* ---------- utility bar + header ---------- */
.utility-bar{background:var(--night);color:var(--on-night-2);font-size:.82rem}
.utility-bar .container{display:flex;justify-content:space-between;align-items:center;gap:16px;padding-block:9px}
.utility-bar a{color:var(--on-night);text-decoration:none;opacity:.85}
.utility-bar a:hover{opacity:1;color:var(--accent-soft)}
.utility-bar__links{display:flex;gap:22px;align-items:center}
.utility-bar svg{width:14px;height:14px;display:inline-block;vertical-align:-2px;margin-right:6px;color:var(--accent)}
.utility-bar__hours{display:inline-flex;align-items:center}
@media (max-width:720px){.utility-bar__hours{display:none}.utility-bar .container{justify-content:center}}
.site-header{position:sticky;top:0;z-index:1000;background:color-mix(in srgb,var(--background) 86%,transparent);backdrop-filter:blur(14px) saturate(1.2);-webkit-backdrop-filter:blur(14px) saturate(1.2);border-bottom:1px solid transparent;transition:border-color var(--t),background var(--t),box-shadow var(--t)}
.site-header.scrolled{border-bottom-color:var(--border);box-shadow:0 10px 30px -24px rgba(42,26,18,.5)}
.site-header .container{display:flex;align-items:center;justify-content:space-between;gap:24px;padding-block:14px}
.brand{display:flex;align-items:center;flex:none}
.brand img{width:auto;height:52px}
.nav-desktop{display:flex;gap:4px;align-items:center}
.nav-desktop a{position:relative;color:var(--foreground);font-size:.95rem;font-weight:500;text-decoration:none;padding:10px 14px;border-radius:var(--radius-pill);transition:background var(--t),color var(--t)}
.nav-desktop a:hover,.nav-desktop a[aria-current="page"]{background:color-mix(in srgb,var(--accent) 14%,transparent);color:var(--primary)}
.nav-cta{display:flex;gap:10px;align-items:center}
.nav-cta .btn{padding:12px 20px;font-size:.9rem}
.nav-toggle{display:none;width:48px;height:48px;border-radius:50%;background:var(--primary);border:0;color:var(--background);cursor:pointer;align-items:center;justify-content:center}
.nav-toggle svg{width:22px;height:22px}
.nav-mobile{position:fixed;inset:0;background:var(--night);color:var(--on-night);transform:translateY(-100%);transition:transform .6s var(--ease-premium);z-index:1100;padding:100px var(--gutter) 40px;display:flex;flex-direction:column;gap:6px;overflow:auto}
.nav-mobile.open{transform:translateY(0)}
.nav-mobile a{color:var(--on-night);font-size:1.7rem;font-family:var(--font-head);text-decoration:none;padding:8px 0;border-bottom:1px solid rgba(243,231,214,.1)}
.nav-mobile a:hover{color:var(--accent-soft)}
.nav-mobile__close{position:absolute;top:22px;right:var(--gutter);width:48px;height:48px;border-radius:50%;border:1px solid rgba(243,231,214,.3);background:none;color:var(--on-night);cursor:pointer;font-size:1.4rem}
.nav-mobile__meta{margin-top:auto;padding-top:28px;font-size:.95rem;color:var(--on-night-2)}
.nav-mobile__meta a{font-size:1rem;font-family:var(--font-body);border:0;display:block;padding:4px 0}
@media (max-width:1080px){.nav-desktop{display:none}.nav-toggle{display:inline-flex}.nav-cta .btn--ghost{display:none}}
@media (max-width:520px){.nav-cta .btn{display:none}.brand img{height:44px}}

/* ---------- page hero (inner pages) ---------- */
.page-hero{background:var(--night);color:var(--on-night);padding:clamp(84px,12vw,150px) 0 clamp(64px,8vw,100px);overflow:hidden;isolation:isolate}
.page-hero h1{color:var(--on-night);max-width:16ch;font-size:clamp(2.5rem,6.2vw,5rem)}
.page-hero h1 em{color:var(--accent-soft)}
.page-hero .lede{color:var(--on-night-2);max-width:60ch}
.page-hero .kicker{color:var(--accent-soft)}
.page-hero__arcs{position:absolute;right:-6vw;bottom:-18vw;width:min(70vw,780px);z-index:-1;color:var(--accent);opacity:.55}
.page-hero__arcs path{fill:none;stroke:currentColor;stroke-linecap:round}
.page-hero__arcs .a1{stroke-width:2;opacity:.9;animation:arc-pulse 5s var(--ease-premium) infinite}
.page-hero__arcs .a2{stroke-width:1.5;opacity:.6;animation:arc-pulse 5s var(--ease-premium) .6s infinite}
.page-hero__arcs .a3{stroke-width:1;opacity:.4;animation:arc-pulse 5s var(--ease-premium) 1.2s infinite}
.page-hero__arcs .a4{stroke-width:.8;opacity:.25;animation:arc-pulse 5s var(--ease-premium) 1.8s infinite}
@keyframes arc-pulse{0%,100%{stroke-opacity:1}50%{stroke-opacity:.25}}
@media (prefers-reduced-motion:reduce){.page-hero__arcs path{animation:none}}
.page-hero__glow{position:absolute;inset:auto -20% -60% auto;width:80vw;height:80vw;border-radius:50%;background:radial-gradient(circle,color-mix(in srgb,var(--accent) 22%,transparent),transparent 60%);z-index:-2}
.breadcrumb{font-size:.85rem;margin-bottom:28px}
.breadcrumb ol{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:8px;align-items:center}
.breadcrumb li{display:flex;align-items:center;gap:8px;color:var(--on-night-2)}
.breadcrumb li+li::before{content:"/";opacity:.5}
.breadcrumb a{color:var(--on-night);text-decoration:none;opacity:.8}
.breadcrumb a:hover{opacity:1;color:var(--accent-soft)}
.page-hero__meta{display:flex;flex-wrap:wrap;gap:12px;margin-top:30px}
.chip{display:inline-flex;align-items:center;gap:8px;padding:8px 16px;border-radius:var(--radius-pill);border:1px solid var(--border);font-size:.88rem;font-weight:500;background:var(--surface);color:var(--foreground)}
.chip svg{width:15px;height:15px;color:var(--accent-ink)}
.page-hero .chip{background:rgba(243,231,214,.06);border-color:rgba(243,231,214,.18);color:var(--on-night)}
.page-hero .chip svg{color:var(--accent-soft)}

/* ---------- quick answer / AEO blocks ---------- */
.quick-answer{position:relative;background:var(--surface);border:1px solid var(--border);border-left:4px solid var(--accent);border-radius:var(--radius-sm);padding:26px 30px;margin:0 0 40px;box-shadow:var(--shadow-soft)}
.quick-answer__label{display:block;font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;font-weight:700;color:var(--accent-ink);margin-bottom:8px}
.quick-answer p{margin:0;font-size:1.08rem}
.facts-table,.data-table{width:100%;border-collapse:separate;border-spacing:0;background:var(--surface);border:1px solid var(--border);border-radius:var(--radius-sm);overflow:hidden;margin:0 0 40px;font-size:.97rem}
.facts-table caption,.data-table caption{caption-side:top;text-align:left;font-family:var(--font-head);font-size:1.25rem;padding:0 0 12px;font-weight:600}
.facts-table th,.facts-table td,.data-table th,.data-table td{padding:15px 20px;text-align:left;vertical-align:top;border-bottom:1px solid var(--muted)}
.facts-table tr:last-child th,.facts-table tr:last-child td,.data-table tbody tr:last-child td,.data-table tbody tr:last-child th{border-bottom:0}
.facts-table th{width:38%;font-weight:600;color:var(--ink-2);background:color-mix(in srgb,var(--muted) 45%,var(--surface))}
.data-table thead th{background:var(--primary);color:var(--background);font-weight:600;font-size:.85rem;letter-spacing:.06em;text-transform:uppercase}
.data-table tbody tr{transition:background var(--t)}
.data-table tbody tr:hover{background:color-mix(in srgb,var(--accent) 8%,var(--surface))}
.data-table td strong{font-family:var(--font-head);font-size:1.1rem}
.table-wrap{overflow-x:auto;-webkit-overflow-scrolling:touch}
.toc{background:color-mix(in srgb,var(--muted) 50%,var(--background));border-radius:var(--radius-sm);padding:22px 26px;margin:0 0 44px}
.toc strong{display:block;font-size:.75rem;letter-spacing:.2em;text-transform:uppercase;color:var(--ink-2);margin-bottom:10px}
.toc ol{margin:0;padding-left:20px;columns:2;column-gap:36px}
.toc li{margin:4px 0;break-inside:avoid}
.toc a{text-decoration:none}
@media (max-width:640px){.toc ol{columns:1}}

/* ---------- prose layout ---------- */
.prose-grid{display:grid;grid-template-columns:minmax(0,1fr) 340px;gap:clamp(32px,5vw,72px);align-items:start}
.prose h2{font-size:clamp(1.7rem,3vw,2.4rem);margin-top:1.6em}
.prose h2:first-child{margin-top:0}
.prose h3{margin-top:1.6em}
.prose ul,.prose ol{padding-left:1.2em;margin:0 0 1.3em}
.prose li{margin:.35em 0}
.prose ul li::marker{color:var(--accent)}
.prose blockquote{margin:36px 0;padding:6px 0 6px 28px;border-left:2px solid var(--accent);font-family:var(--font-head);font-size:1.35rem;line-height:1.4;font-style:italic}
.prose blockquote cite{display:block;margin-top:10px;font-family:var(--font-body);font-size:.9rem;font-style:normal;color:var(--ink-2)}
.prose dl{display:grid;grid-template-columns:auto 1fr;gap:10px 24px;margin:0 0 1.4em}
.prose dt{font-weight:700;color:var(--primary)}
.prose dd{margin:0;color:var(--ink-2)}
.aside-card{position:sticky;top:110px;background:var(--night);color:var(--on-night);border-radius:var(--radius);padding:30px;overflow:hidden;isolation:isolate}
.aside-card h2,.aside-card h3{color:var(--on-night);font-size:1.45rem;margin-top:0}
.aside-card p{color:var(--on-night-2);font-size:.97rem}
.aside-card ul{list-style:none;padding:0;margin:0 0 22px}
.aside-card li{display:flex;gap:12px;align-items:flex-start;padding:10px 0;border-bottom:1px solid rgba(243,231,214,.1);font-size:.95rem}
.aside-card li svg{width:18px;height:18px;flex:none;color:var(--accent);margin-top:4px}
.aside-card a{color:var(--on-night)}
.aside-card .btn{width:100%}
.aside-card::after{content:"";position:absolute;right:-60px;bottom:-60px;width:220px;height:220px;border-radius:50%;border:1px solid color-mix(in srgb,var(--accent) 35%,transparent);box-shadow:0 0 0 30px color-mix(in srgb,var(--accent) 6%,transparent),0 0 0 60px color-mix(in srgb,var(--accent) 4%,transparent);z-index:-1}
@media (max-width:960px){.prose-grid{grid-template-columns:1fr}.aside-card{position:relative;top:0}}

/* ---------- cards ---------- */
.card{background:var(--surface);border:1px solid var(--border);border-radius:var(--radius);padding:32px;position:relative;overflow:hidden;transition:transform var(--t),box-shadow var(--t),border-color var(--t)}
.card::before{content:"";position:absolute;top:0;left:0;right:0;height:1px;background:linear-gradient(90deg,transparent,color-mix(in srgb,var(--accent) 70%,transparent),transparent)}
.card:hover{transform:translateY(-4px);box-shadow:var(--shadow);border-color:color-mix(in srgb,var(--accent) 45%,var(--border))}
.card h3{margin-bottom:.4em}
.card p:last-child{margin-bottom:0}
.card-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px}
.card-grid--2{grid-template-columns:repeat(2,minmax(0,1fr))}
@media (max-width:960px){.card-grid{grid-template-columns:1fr 1fr}}
@media (max-width:640px){.card-grid,.card-grid--2{grid-template-columns:1fr}}
.icon-badge{width:56px;height:56px;border-radius:16px;display:grid;place-items:center;background:color-mix(in srgb,var(--accent) 14%,var(--surface));color:var(--primary);margin-bottom:22px;border:1px solid color-mix(in srgb,var(--accent) 30%,transparent)}
.icon-badge svg{width:28px;height:28px}

/* ---------- listing cards (shared) ---------- */
.listing-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:28px}
@media (max-width:820px){.listing-grid{grid-template-columns:1fr}}
.listing-card{display:flex;flex-direction:column;background:var(--surface);border:1px solid var(--border);border-radius:var(--radius);overflow:hidden;text-decoration:none;color:var(--foreground);transition:transform var(--t),box-shadow var(--t)}
.listing-card:hover{transform:translateY(-6px);box-shadow:var(--shadow);color:var(--foreground)}
.listing-card__media{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--muted)}
.listing-card__media img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease-premium)}
.listing-card:hover .listing-card__media img{transform:scale(1.06)}
.listing-card__tag{position:absolute;top:18px;left:18px;background:var(--night);color:var(--on-night);font-size:.75rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:8px 14px;border-radius:var(--radius-pill)}
.listing-card__price{position:absolute;right:18px;bottom:18px;background:var(--surface);color:var(--primary);font-family:var(--font-head);font-weight:600;font-size:1.5rem;padding:8px 18px;border-radius:var(--radius-pill);box-shadow:var(--shadow-soft)}
.listing-card__price small{font-family:var(--font-body);font-size:.8rem;color:var(--ink-2);font-weight:500}
.listing-card__body{padding:26px 28px 30px;display:flex;flex-direction:column;gap:10px;flex:1}
.listing-card__body h3{margin:0;font-size:1.45rem}
.listing-card__addr{color:var(--ink-2);font-size:.95rem;margin:0}
.listing-specs{display:flex;flex-wrap:wrap;gap:8px 20px;margin:6px 0 0;padding:16px 0 0;border-top:1px solid var(--muted);list-style:none}
.listing-specs li{display:flex;align-items:center;gap:8px;font-size:.93rem;font-weight:500}
.listing-specs svg{width:18px;height:18px;color:var(--accent-ink)}

/* ---------- gallery (listing pages) ---------- */
.gallery{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:260px 260px;gap:12px;margin-bottom:48px}
.gallery a{position:relative;overflow:hidden;border-radius:var(--radius-sm);display:block;background:var(--muted)}
.gallery a:first-child{grid-row:span 2}
.gallery img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease-premium)}
.gallery a:hover img{transform:scale(1.05)}
.gallery__more{position:absolute;inset:0;display:grid;place-items:center;background:rgba(26,16,11,.62);color:var(--on-night);font-weight:600;font-size:1.05rem}
@media (max-width:760px){.gallery{grid-template-columns:1fr 1fr;grid-template-rows:220px 140px 140px}.gallery a:first-child{grid-column:span 2;grid-row:auto}}
.thumb-strip{display:grid;grid-template-columns:repeat(auto-fill,minmax(150px,1fr));gap:10px;margin:0 0 48px}
.thumb-strip img{aspect-ratio:4/3;object-fit:cover;border-radius:10px;width:100%}
.spec-bar{display:grid;grid-template-columns:repeat(4,1fr);border:1px solid var(--border);border-radius:var(--radius);background:var(--surface);margin:0 0 44px;overflow:hidden}
.spec-bar div{padding:22px 24px;border-right:1px solid var(--muted)}
.spec-bar div:last-child{border-right:0}
.spec-bar span{display:block;font-size:.75rem;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-2);font-weight:700}
.spec-bar strong{font-family:var(--font-head);font-size:1.7rem;font-weight:600;color:var(--primary)}
@media (max-width:700px){.spec-bar{grid-template-columns:1fr 1fr}.spec-bar div:nth-child(2){border-right:0}.spec-bar div:nth-child(-n+2){border-bottom:1px solid var(--muted)}}

/* ---------- notices ---------- */
.notice{display:flex;gap:16px;align-items:flex-start;padding:20px 24px;border-radius:var(--radius-sm);background:color-mix(in srgb,var(--accent) 12%,var(--surface));border:1px solid color-mix(in srgb,var(--accent) 40%,transparent);margin:0 0 32px;font-size:.97rem}
.notice svg{width:22px;height:22px;flex:none;color:var(--accent-ink);margin-top:3px}
.notice p{margin:0}

/* ---------- steps (inner pages) ---------- */
.steps{list-style:none;margin:0 0 40px;padding:0;counter-reset:step;display:grid;gap:16px}
.steps li{position:relative;padding:24px 26px 24px 86px;background:var(--surface);border:1px solid var(--border);border-radius:var(--radius-sm);counter-increment:step}
.steps li::before{content:counter(step,decimal-leading-zero);position:absolute;left:24px;top:22px;font-family:var(--font-head);font-size:1.7rem;font-weight:600;color:var(--accent-ink)}
.steps li strong{display:block;font-family:var(--font-head);font-size:1.18rem;font-weight:600;margin-bottom:4px}
.steps li p{margin:0;color:var(--ink-2)}

/* ---------- FAQ ---------- */
.faq{display:grid;gap:12px}
.faq details{background:var(--surface);border:1px solid var(--border);border-radius:var(--radius-sm);transition:border-color var(--t),box-shadow var(--t)}
.faq details[open]{border-color:color-mix(in srgb,var(--accent) 55%,var(--border));box-shadow:var(--shadow-soft)}
.faq summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;gap:20px;align-items:center;padding:22px 26px;font-family:var(--font-head);font-size:1.18rem;font-weight:600;line-height:1.3}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"";flex:none;width:34px;height:34px;border-radius:50%;border:1px solid var(--border);background:var(--surface) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%232A1A12' stroke-width='1.8' stroke-linecap='round'%3E%3Cpath d='M12 5v14M5 12h14'/%3E%3C/svg%3E") center/16px no-repeat;transition:transform var(--t),background-color var(--t)}
.faq details[open] summary::after{transform:rotate(45deg);background-color:var(--accent)}
.faq .faq__a{padding:0 26px 24px;color:var(--ink-2)}
.faq .faq__a p:last-child{margin-bottom:0}

/* ---------- forms ---------- */
.form-card{background:var(--surface);border:1px solid var(--border);border-radius:var(--radius);padding:clamp(24px,4vw,44px);box-shadow:var(--shadow-soft)}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:0 18px}
.form-grid .span-2{grid-column:span 2}
@media (max-width:640px){.form-grid{grid-template-columns:1fr}.form-grid .span-2{grid-column:auto}}
.field{margin-bottom:18px;display:flex;flex-direction:column;gap:7px}
.field label,.field legend{font-size:.88rem;font-weight:600;color:var(--foreground)}
.field input,.field textarea,.field select{background:var(--background);border:1px solid var(--border);border-radius:var(--radius-sm);padding:14px 16px;color:var(--foreground);font:inherit;font-size:1rem;transition:border-color var(--t),box-shadow var(--t);min-height:50px}
.field input:focus,.field textarea:focus,.field select:focus{outline:none;border-color:var(--accent);box-shadow:0 0 0 4px color-mix(in srgb,var(--accent) 18%,transparent)}
.field textarea{min-height:130px;resize:vertical}
.field fieldset{border:0;padding:0;margin:0}
.choice-row{display:flex;flex-wrap:wrap;gap:10px}
.choice{position:relative}
.choice input{position:absolute;opacity:0;width:1px;height:1px}
.choice span{display:inline-flex;align-items:center;padding:10px 16px;border:1px solid var(--border);border-radius:var(--radius-pill);font-size:.92rem;cursor:pointer;transition:all var(--t);background:var(--background)}
.choice input:checked+span{background:var(--primary);color:var(--background);border-color:var(--primary)}
.choice input:focus-visible+span{outline:2px solid var(--accent);outline-offset:2px}
.hp{position:absolute !important;left:-9999px !important;width:1px;height:1px;overflow:hidden}
.form__status{margin-top:14px;font-size:.97rem;padding:12px 16px;border-radius:10px}
.form__status.is-ok{background:color-mix(in srgb,#3c7a4a 12%,var(--surface));color:#245b32}
.form__status.is-err{background:#fbeaea;color:#8a2323}
.form-note{font-size:.85rem;color:var(--ink-2);margin-top:12px}

/* ---------- CTA band ---------- */
.cta-band{background:var(--night);color:var(--on-night);border-radius:clamp(24px,3vw,40px);padding:clamp(48px,7vw,96px);position:relative;overflow:hidden;isolation:isolate}
.cta-band h2{color:var(--on-night);max-width:18ch}
.cta-band h2 em{color:var(--accent-soft)}
.cta-band p{color:var(--on-night-2);max-width:56ch}
.cta-band::after{content:"";position:absolute;right:-4%;top:50%;translate:0 -50%;width:min(46vw,520px);aspect-ratio:1;z-index:-1;opacity:.08;background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 100 100' fill='none' stroke='%23D08A2E' stroke-width='5' stroke-linecap='round'%3E%3Ccircle cx='22' cy='78' r='5' fill='%23D08A2E' stroke='none'/%3E%3Cpath d='M22 58a20 20 0 0 1 20 20M22 40a38 38 0 0 1 38 38M22 22a56 56 0 0 1 56 56'/%3E%3C/svg%3E") center/contain no-repeat}
.cta-band__contact{display:flex;flex-wrap:wrap;gap:28px;margin-top:32px;padding-top:28px;border-top:1px solid rgba(243,231,214,.12);font-size:.95rem}
.cta-band__contact a{color:var(--on-night);text-decoration:none}
.cta-band__contact a:hover{color:var(--accent-soft)}
.cta-band__contact span{display:block;font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;color:var(--on-night-2);margin-bottom:4px}

/* ---------- footer ---------- */
.site-footer{background:var(--night);color:var(--on-night-2);padding:clamp(72px,9vw,120px) 0 0;position:relative;overflow:hidden;font-size:.95rem}
.footer-top{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:clamp(28px,4vw,60px);padding-bottom:64px;border-bottom:1px solid rgba(243,231,214,.1)}
.footer-brand img{height:64px;width:auto;margin-bottom:22px}
.footer-brand p{max-width:34ch}
.site-footer h2{font-family:var(--font-body);font-size:.74rem;letter-spacing:.22em;text-transform:uppercase;color:var(--accent-soft);margin:0 0 18px;font-weight:700}
.site-footer ul{list-style:none;margin:0;padding:0;display:grid;gap:10px}
.site-footer a{color:var(--on-night);text-decoration:none;opacity:.82;transition:opacity var(--t),color var(--t)}
.site-footer a:hover{opacity:1;color:var(--accent-soft)}
.footer-nap{font-style:normal;display:grid;gap:10px}
.footer-hours{margin-top:16px;font-size:.88rem}
.footer-bottom{display:flex;flex-wrap:wrap;justify-content:space-between;gap:16px;padding:26px 0 30px;font-size:.84rem;position:relative;z-index:1}
.footer-bottom nav{display:flex;flex-wrap:wrap;gap:18px}
.footer-watermark{font-family:var(--font-head);font-weight:600;font-size:clamp(5rem,21vw,19rem);line-height:.78;letter-spacing:-.04em;color:transparent;-webkit-text-stroke:1px color-mix(in srgb,var(--accent) 34%,transparent);text-align:center;margin:30px 0 -3vw;user-select:none;pointer-events:none;white-space:nowrap}
@media (max-width:960px){.footer-top{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.footer-top{grid-template-columns:1fr}}

/* ---------- custom cursor ---------- */
html.has-cursor,html.has-cursor a,html.has-cursor button,html.has-cursor summary,html.has-cursor label{cursor:none}
html.has-cursor input,html.has-cursor textarea,html.has-cursor select{cursor:auto}
.cursor-dot,.cursor-ring{position:fixed;top:0;left:0;pointer-events:none;z-index:10000;border-radius:50%;translate:-50% -50%}
.cursor-dot{width:8px;height:8px;background:var(--primary);box-shadow:0 0 0 2px color-mix(in srgb,var(--background) 70%,transparent)}
.cursor-ring{width:40px;height:40px;border:1.5px solid var(--accent);transition:width .35s var(--ease-premium),height .35s var(--ease-premium),background .35s,opacity .35s}
.cursor-ring.is-link{width:64px;height:64px;background:color-mix(in srgb,var(--accent) 14%,transparent)}
.cursor-ring.is-down{width:28px;height:28px}
.cursor-dot.is-hidden,.cursor-ring.is-hidden{opacity:0}

/* ---------- reveals ---------- */
/* [data-reveal] content is visible by default; scroll.js arms below-fold reveals with gsap.set (recipe #9) */
html.qa [data-reveal],html.no-js [data-reveal]{opacity:1 !important}
@media (prefers-reduced-motion:reduce){[data-reveal]{opacity:1 !important;transform:none !important}}

/* ---------- pre-loader (no white flash) ---------- */
.site-preloader{position:fixed;inset:0;z-index:10001;display:grid;place-items:center;background:var(--night);transition:opacity .7s var(--ease-premium),visibility .7s}
.site-preloader__inner{display:flex;flex-direction:column;align-items:center;gap:22px}
.site-preloader svg{width:92px;height:92px;color:var(--accent)}
.site-preloader svg path{fill:none;stroke:currentColor;stroke-width:6;stroke-linecap:round;stroke-dasharray:120;stroke-dashoffset:120;animation:pre-draw 1.4s var(--ease-premium) infinite}
.site-preloader svg path:nth-of-type(2){animation-delay:.15s}
.site-preloader svg path:nth-of-type(3){animation-delay:.3s}
.site-preloader__word{font-family:var(--font-head);font-size:.8rem;letter-spacing:.5em;text-transform:uppercase;color:var(--on-night-2);padding-left:.5em}
@keyframes pre-draw{0%{stroke-dashoffset:120}55%,100%{stroke-dashoffset:0}}
html.loaded .site-preloader{opacity:0;visibility:hidden;pointer-events:none}
html.no-js .site-preloader{display:none}
@media (prefers-reduced-motion:reduce){.site-preloader svg path{animation:none;stroke-dashoffset:0}}

/* ---------- grain ---------- */
.grain{position:fixed;inset:0;z-index:9997;pointer-events:none;opacity:.06;mix-blend-mode:multiply;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='160' height='160'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.85' numOctaves='2'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E")}

/* ---------- motion toggle ---------- */
.motion-toggle{position:fixed;left:18px;bottom:18px;z-index:999;display:inline-flex;align-items:center;gap:8px;padding:9px 14px;border-radius:var(--radius-pill);border:1px solid var(--border);background:color-mix(in srgb,var(--surface) 90%,transparent);backdrop-filter:blur(8px);font:600 .78rem var(--font-body);color:var(--foreground);cursor:pointer;transition:background var(--t),border-color var(--t)}
.motion-toggle:hover{border-color:var(--accent)}
.motion-toggle svg{width:14px;height:14px}
html.motion-off *{animation:none !important;transition:none !important}
html.motion-off [data-reveal]{opacity:1 !important;transform:none !important}
@media (max-width:640px){.motion-toggle{display:none}}

/* ---------- misc ---------- */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,90px);align-items:center}
@media (max-width:900px){.split{grid-template-columns:1fr}}
.img-frame{position:relative;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow)}
.img-frame img{width:100%;height:100%;object-fit:cover}
.img-credit{font-size:.72rem;color:var(--ink-2);margin-top:8px}
.img-credit a{color:inherit}
.tag-list{display:flex;flex-wrap:wrap;gap:10px;list-style:none;padding:0;margin:0 0 28px}
.map-embed{border:0;width:100%;height:380px;border-radius:var(--radius);filter:sepia(.25) saturate(.9)}
.ref-list{list-style:none;padding:0;margin:0;display:grid;gap:12px}
.ref-list li{display:flex;justify-content:space-between;gap:16px;padding:18px 22px;background:var(--surface);border:1px solid var(--border);border-radius:var(--radius-sm);flex-wrap:wrap}
.ref-list strong{font-family:var(--font-head);font-weight:600}
.updated{font-size:.84rem;color:var(--ink-2);margin-top:28px}
.sources{font-size:.9rem;color:var(--ink-2);border-top:1px solid var(--border);padding-top:22px;margin-top:40px}
.sources ol{padding-left:1.2em}


/* placeholder.css */
/* placeholder marking — ON in preview, hidden when <html class="live"> (or ?live) */
[data-ph]{outline:2px dashed #f59e0b;outline-offset:2px;position:relative}
[data-ph]::after{content:"PLACEHOLDER · " attr(data-ph);position:absolute;top:-.65rem;left:0;font:600 10px/1 system-ui,sans-serif;background:#f59e0b;color:#111;padding:2px 6px;border-radius:4px;white-space:nowrap;z-index:5;pointer-events:none}
.ph-banner{position:sticky;top:0;z-index:9999;background:#f59e0b;color:#111;text-align:center;font:600 13px/1.4 system-ui,sans-serif;padding:8px 12px}
html.live [data-ph]{outline:none}html.live [data-ph]::after,html.live .ph-banner{display:none}
@media print{[data-ph]::after,.ph-banner{display:none}}

/* overrides.css */
/* Bundled LAST (after home.css + agent.css) so these win. */
/* ---------- mobile paint budget (Lighthouse 100 recipe #6): no blend-mode grain, no backdrop blur ---------- */
@media (max-width:760px){
  .grain{display:none}
  .site-header{backdrop-filter:none;-webkit-backdrop-filter:none;background:var(--background)}
  .hero-signal-card,.perry__portrait figcaption{backdrop-filter:none;-webkit-backdrop-filter:none}
}

/* Decorative loops (live dots, badge spin, map halos, hero arcs, scroll cue) wait for the visitor's first
   interaction (enhance.js adds html.enhanced): they repaint every frame and cost load time on phones. */
html:not(.enhanced) .live-dot::before,html:not(.enhanced) .scroll-cue i,html:not(.enhanced) .renters__badge svg,
html:not(.enhanced) .area-map .pin circle.halo,html:not(.enhanced) .page-hero__arcs path{animation-play-state:paused}

/* Below-the-fold sections skip style/layout until they approach the viewport (the home page is
   ~1,050 elements; laying all of them out at load was a 580 ms task on mobile). */
main > section:not(:first-of-type),main > .cta-band,.site-footer{content-visibility:auto;contain-intrinsic-size:auto 900px}
/* Inner pages are one long prose section: skip layout for everything after its second heading until it nears the viewport. */
.prose > h2:nth-of-type(2),.prose > h2:nth-of-type(2) ~ *{content-visibility:auto;contain-intrinsic-size:auto 220px}