/* ==========================================================================
   BMJ Property Group — student housing, Cortland NY
   Design direction: "porch light"
   Deep spruce ground, warm lamp amber, cool porch-paint paper.
   Display: Bricolage Grotesque · Body: Newsreader · Data: IBM Plex Mono
   ========================================================================== */

/* --------------------------------------------------------------------------
   1. Tokens
   -------------------------------------------------------------------------- */
:root {
  /* Palette */
  --spruce:      #12211f;  /* deep evergreen-black — dark ground, ink */
  --spruce-soft: #1b302c;  /* raised surface on dark */
  --porch:       #2a4a43;  /* mid teal-green — borders, dividers on dark */
  --paper:       #edf0ec;  /* cool pale porch paint — light ground */
  --chalk:       #fbfcfa;  /* cards on light ground */
  --lamp:        #e8a33d;  /* porch-light amber — accent fills, dark-ground text */
  --lamp-deep:   #8f5a12;  /* burnt amber — accent TEXT on light grounds (5.0:1) */
  --brick:       #a8412e;  /* Cortland brick — urgency, sparingly (5.3:1 on paper) */
  --moss:        #586760;  /* muted text on light (5.2:1 on paper, 5.8:1 on chalk) */
  --moss-dim:    #93a49c;  /* muted text on dark (6.4:1 on spruce) */
  --rule:        #7d8a83;  /* input borders — 3.5:1, the control's only boundary */

  /* Focus indicator. Amber sits at 1.9:1 on the light ground, so the ring
     switches to ink there and to amber only on the dark surfaces. */
  --focus:       var(--spruce);

  /* Type */
  --font-display: "Bricolage Grotesque", "Helvetica Neue", Arial, sans-serif;
  --font-body:    "Newsreader", Georgia, "Times New Roman", serif;
  --font-mono:    "IBM Plex Mono", ui-monospace, Menlo, Consolas, monospace;

  --step-xl: clamp(2.75rem, 1.6rem + 5.4vw, 6rem);
  --step-l:  clamp(2.1rem, 1.4rem + 3.1vw, 3.6rem);
  --step-m:  clamp(1.6rem, 1.25rem + 1.6vw, 2.4rem);
  --step-s:  1.25rem;
  --step-body: 1.0625rem;
  --step-mono: 0.78rem;

  /* Space */
  --s1: 4px;   --s2: 8px;   --s3: 12px;  --s4: 16px;
  --s5: 24px;  --s6: 32px;  --s7: 48px;  --s8: 64px;
  --s9: 96px;  --s10: 128px;

  /* Shape */
  --r-card: 8px;
  --r-img: 3px;
  --r-pill: 999px;

  --shadow-card: 0 1px 2px rgba(18, 33, 31, .05), 0 8px 24px -12px rgba(18, 33, 31, .18);
  --shadow-lift: 0 2px 4px rgba(18, 33, 31, .06), 0 20px 44px -18px rgba(18, 33, 31, .3);
  --shadow-float: 0 24px 60px -20px rgba(18, 33, 31, .45);

  --wrap: 1200px;
  --wrap-narrow: 760px;

  --ease: cubic-bezier(.2, .7, .3, 1);
}

/* --------------------------------------------------------------------------
   2. Base
   -------------------------------------------------------------------------- */
*, *::before, *::after { box-sizing: border-box; }

html {
  -webkit-text-size-adjust: 100%;
  scroll-behavior: smooth;
}

/* Keep in-page anchors clear of the sticky masthead. */
[id] { scroll-margin-top: 88px; }

/* Components below set `display`, which would otherwise beat the browser's
   default rule for [hidden]. Several sections are toggled by that attribute. */
[hidden] { display: none !important; }

body {
  margin: 0;
  background: var(--paper);
  color: var(--spruce);
  font-family: var(--font-body);
  font-size: var(--step-body);
  line-height: 1.65;
  font-optical-sizing: auto;
  -webkit-font-smoothing: antialiased;
}

img { max-width: 100%; display: block; }

a { color: inherit; }

h1, h2, h3, h4 {
  font-family: var(--font-display);
  font-weight: 700;
  line-height: 1.04;
  letter-spacing: -0.022em;
  margin: 0;
  text-wrap: balance;
}

p { margin: 0 0 1em; text-wrap: pretty; }
p:last-child { margin-bottom: 0; }

button { font: inherit; color: inherit; }

/* Dark surfaces re-resolve the semantic tokens rather than each component
   overriding its own colour. One rule keeps every muted label, accent and
   focus ring above 4.5:1 (3:1 for the ring) on the spruce ground. */
.masthead, .hero, .pagehead, .section--dark, .cta, .footer, .lightbox {
  --moss:      var(--moss-dim);
  --lamp-deep: var(--lamp);
  --focus:     var(--lamp);
}

:focus-visible {
  outline: 3px solid var(--focus);
  outline-offset: 3px;
  border-radius: 2px;
}

/* Amber-filled controls sit on their own colour, so ring against the ink. */
.btn--primary:focus-visible { --focus: var(--spruce); outline-offset: 4px; }

::selection { background: var(--lamp); color: var(--spruce); }

.skip-link {
  position: absolute;
  left: var(--s4);
  top: -100px;
  z-index: 200;
  background: var(--lamp);
  color: var(--spruce);
  padding: var(--s3) var(--s5);
  border-radius: var(--r-pill);
  font-family: var(--font-mono);
  font-size: var(--step-mono);
  text-transform: uppercase;
  letter-spacing: .08em;
  text-decoration: none;
  transition: top .2s var(--ease);
}
.skip-link:focus { top: var(--s4); }

.visually-hidden {
  position: absolute; width: 1px; height: 1px;
  padding: 0; margin: -1px; overflow: hidden;
  clip: rect(0 0 0 0); white-space: nowrap; border: 0;
}

/* --------------------------------------------------------------------------
   3. Layout primitives
   -------------------------------------------------------------------------- */
.wrap {
  width: 100%;
  max-width: var(--wrap);
  margin-inline: auto;
  padding-inline: var(--s5);
}
.wrap--narrow { max-width: var(--wrap-narrow); }

.section { padding-block: var(--s9); }
.section--tight { padding-block: var(--s8); }
.section--flush-top { padding-top: 0; }
.section--dark { background: var(--spruce); color: var(--paper); }
.section--dark h1, .section--dark h2, .section--dark h3 { color: var(--chalk); }

.stack > * + * { margin-top: var(--s5); }

/* --------------------------------------------------------------------------
   4. Typography components
   -------------------------------------------------------------------------- */
.mono {
  font-family: var(--font-mono);
  font-size: var(--step-mono);
  letter-spacing: .09em;
  text-transform: uppercase;
  font-weight: 500;
  font-feature-settings: "tnum" 1;
}

/* Section marker: the roofline chevron from the logo + label + hairline */
.eyebrow {
  display: flex;
  align-items: center;
  gap: var(--s3);
  margin-bottom: var(--s5);
  color: var(--moss);
}
.eyebrow::before {
  content: "";
  flex: none;
  width: 15px; height: 9px;
  background: currentColor;
  clip-path: polygon(50% 0, 100% 100%, 92% 100%, 50% 16%, 8% 100%, 0 100%);
}
.eyebrow::after {
  content: "";
  flex: 1;
  height: 1px;
  background: currentColor;
  opacity: .28;
}
.section--dark .eyebrow { color: var(--lamp); }

.display-xl { font-size: var(--step-xl); }
.display-l  { font-size: var(--step-l); }
.display-m  { font-size: var(--step-m); }

.lede {
  font-size: 1.1875rem;
  line-height: 1.6;
  color: var(--moss);
  max-width: 56ch;
}
.section--dark .lede { color: var(--moss-dim); }

.amber { color: var(--lamp-deep); }
.section--dark .amber { color: var(--lamp); }

/* --------------------------------------------------------------------------
   5. Buttons
   -------------------------------------------------------------------------- */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: var(--s2);
  padding: 14px var(--s6);
  border: 1px solid transparent;
  border-radius: var(--r-pill);
  background: none;
  font-family: var(--font-mono);
  font-size: var(--step-mono);
  font-weight: 600;
  letter-spacing: .08em;
  text-transform: uppercase;
  text-decoration: none;
  cursor: pointer;
  white-space: nowrap;
  transition: background-color .22s var(--ease), color .22s var(--ease),
              border-color .22s var(--ease), transform .22s var(--ease);
}
.btn:active { transform: translateY(1px); }

.btn--primary { background: var(--lamp); color: var(--spruce); }
.btn--primary:hover { background: #f2b356; }

.btn--ghost { border-color: var(--porch); color: var(--paper); }
.btn--ghost:hover { border-color: var(--lamp); color: var(--lamp); }

.btn--outline { border-color: rgba(18,33,31,.24); color: var(--spruce); }
.btn--outline:hover { border-color: var(--spruce); background: var(--spruce); color: var(--paper); }

.btn--sm { padding: 10px var(--s5); min-height: 44px; }
.btn--block { width: 100%; }

/* Text link with an amber underline that sweeps in */
.link {
  display: inline-block;
  text-decoration: none;
  font-family: var(--font-mono);
  font-size: var(--step-mono);
  letter-spacing: .08em;
  text-transform: uppercase;
  font-weight: 600;
  padding-bottom: 3px;
  background-image: linear-gradient(var(--lamp), var(--lamp));
  background-size: 0% 2px;
  background-position: 0 100%;
  background-repeat: no-repeat;
  transition: background-size .25s var(--ease);
}
.link:hover, .link:focus-visible { background-size: 100% 2px; }

/* --------------------------------------------------------------------------
   6. Header / navigation
   -------------------------------------------------------------------------- */
.masthead {
  position: sticky;
  top: 0;
  z-index: 100;
  background: var(--spruce);
  color: var(--paper);
  border-bottom: 1px solid var(--porch);
}

.masthead__inner {
  display: flex;
  align-items: center;
  gap: var(--s5);
  min-height: 68px;
}

.brand {
  display: flex;
  align-items: center;
  gap: 10px;
  min-height: 44px;
  text-decoration: none;
  color: var(--chalk);
  margin-right: auto;
  flex: none;
}
.brand__mark { width: 26px; height: 26px; flex: none; }
.brand__name {
  font-family: var(--font-display);
  font-weight: 700;
  font-size: 1.06rem;
  letter-spacing: .13em;
  line-height: 1;
}
/* "Property Group" is four characters longer than the three-letter mark above
   it, so the tracking is pulled in to keep the lockup from sprawling. */
.brand__name small {
  display: block;
  font-family: var(--font-mono);
  font-size: .5rem;
  letter-spacing: .16em;
  font-weight: 400;
  color: var(--moss-dim);
  margin-top: 3px;
  white-space: nowrap;
}

.nav { display: flex; align-items: center; gap: var(--s6); }

.nav__link {
  font-family: var(--font-mono);
  font-size: var(--step-mono);
  letter-spacing: .08em;
  text-transform: uppercase;
  text-decoration: none;
  color: var(--paper);
  padding: 4px 0;
  border-bottom: 2px solid transparent;
  transition: color .2s var(--ease), border-color .2s var(--ease);
}
.nav__link:hover { color: var(--lamp); }
.nav__link[aria-current="page"] { border-bottom-color: var(--lamp); color: var(--lamp); }

.nav-toggle {
  display: none;
  width: 44px; height: 44px;
  align-items: center; justify-content: center;
  border: 1px solid var(--porch);
  border-radius: var(--r-pill);
  background: none;
  cursor: pointer;
}
.nav-toggle__bars, .nav-toggle__bars::before, .nav-toggle__bars::after {
  display: block;
  width: 16px; height: 1.5px;
  background: var(--paper);
  transition: transform .25s var(--ease), opacity .2s var(--ease);
}
.nav-toggle__bars::before, .nav-toggle__bars::after { content: ""; position: relative; }
.nav-toggle__bars::before { top: -5px; }
.nav-toggle__bars::after  { top: 3.5px; }
.nav-toggle[aria-expanded="true"] .nav-toggle__bars { background: transparent; }
.nav-toggle[aria-expanded="true"] .nav-toggle__bars::before { transform: translateY(5px) rotate(45deg); }
.nav-toggle[aria-expanded="true"] .nav-toggle__bars::after  { transform: translateY(-3.5px) rotate(-45deg); }

@media (max-width: 900px) {
  .nav-toggle { display: inline-flex; }
  .nav {
    position: fixed;
    inset: 68px 0 auto 0;
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    background: var(--spruce);
    border-bottom: 1px solid var(--porch);
    padding: var(--s4) var(--s5) var(--s6);
    transform: translateY(-8px);
    opacity: 0;
    visibility: hidden;
    transition: opacity .22s var(--ease), transform .22s var(--ease), visibility .22s;
  }
  .nav.is-open { opacity: 1; transform: none; visibility: visible; }
  .nav__link {
    padding: var(--s4) 0;
    border-bottom: 1px solid var(--porch);
    font-size: .9rem;
  }
  .nav__link[aria-current="page"] { border-bottom-color: var(--porch); }
  .nav .btn { margin-top: var(--s5); }
}

/* --------------------------------------------------------------------------
   7. Hero
   -------------------------------------------------------------------------- */
.hero {
  position: relative;
  background: var(--spruce);
  color: var(--paper);
  overflow: hidden;
}

.hero__grid {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, .82fr);
  gap: var(--s8);
  align-items: center;
  padding-block: var(--s9) calc(var(--s9) + 40px);
}

.hero__eyebrow { color: var(--lamp); margin-bottom: var(--s5); }

.hero__title {
  font-size: var(--step-xl);
  color: var(--chalk);
  margin-bottom: var(--s5);
}
.hero__title em {
  font-style: normal;
  color: var(--lamp);
}

.hero__lede {
  font-size: 1.25rem;
  line-height: 1.55;
  color: var(--moss-dim);
  max-width: 44ch;
  margin-bottom: var(--s6);
}

.hero__actions { display: flex; flex-wrap: wrap; gap: var(--s3); }

/* The porch-light glow behind the hero photo */
.hero__figure {
  position: relative;
  aspect-ratio: 4 / 5;
  border-radius: var(--r-img);
  overflow: hidden;
}
.hero__figure::before {
  content: "";
  position: absolute;
  inset: -30%;
  background: radial-gradient(circle at 30% 45%, rgba(232, 163, 61, .5), transparent 62%);
  filter: blur(40px);
  z-index: -1;
}
.hero__figure img {
  width: 100%; height: 100%;
  object-fit: cover;
  filter: saturate(.92) contrast(1.04);
}
.hero__figure::after {
  content: "";
  position: absolute; inset: 0;
  background: linear-gradient(200deg, transparent 55%, rgba(18, 33, 31, .55));
}

@media (max-width: 900px) {
  .hero__grid {
    grid-template-columns: 1fr;
    gap: var(--s7);
    padding-block: var(--s8) calc(var(--s8) + 32px);
  }
  .hero__figure { aspect-ratio: 3 / 2; order: -1; }
}

/* --------------------------------------------------------------------------
   8. Lease clock — the signature element
   -------------------------------------------------------------------------- */
.clock-shell {
  background: linear-gradient(var(--spruce) 0 50%, var(--paper) 50% 100%);
}

.clock {
  background: var(--chalk);
  border-radius: var(--r-card);
  box-shadow: var(--shadow-float);
  padding: var(--s6);
  border-top: 3px solid var(--lamp);
}

.clock__head {
  display: flex;
  flex-wrap: wrap;
  align-items: baseline;
  justify-content: space-between;
  gap: var(--s3) var(--s5);
  margin-bottom: var(--s6);
}
.clock__title { font-size: 1.35rem; letter-spacing: -.02em; }
.clock__year { color: var(--moss); }

.clock__now {
  font-family: var(--font-body);
  font-size: 1.0625rem;
  color: var(--spruce);
  border-left: 2px solid var(--lamp);
  padding-left: var(--s4);
  margin-bottom: var(--s6);
  max-width: 62ch;
}
.clock__now strong { font-family: var(--font-display); font-weight: 700; }

/* Rail */
.clock__rail {
  position: relative;
  margin-bottom: var(--s5);
}

.clock__track {
  position: relative;
  height: 10px;
  border-radius: var(--r-pill);
  background: #dfe4de;
  overflow: hidden;
}
.clock__fill {
  position: absolute;
  inset: 0 auto 0 0;
  width: 0;
  background: linear-gradient(90deg, var(--lamp-deep), var(--lamp));
  border-radius: var(--r-pill);
  transition: width 1.1s var(--ease);
}

.clock__marker {
  position: absolute;
  top: -7px;
  left: 0;
  width: 24px; height: 24px;
  margin-left: -12px;
  border-radius: 50%;
  background: var(--spruce);
  border: 3px solid var(--chalk);
  box-shadow: 0 0 0 3px rgba(232, 163, 61, .5);
  transition: left 1.1s var(--ease);
}
/* Draws the eye to "today" on arrival, then stops. A ring that pulses forever
   is decoration competing with the content next to it. */
.clock__marker::after {
  content: "";
  position: absolute;
  inset: -3px;
  border-radius: 50%;
  border: 2px solid var(--lamp);
  animation: pulse 2.2s var(--ease) 1.2s 3;
  opacity: 0;
}
@keyframes pulse {
  0%   { transform: scale(1);   opacity: .9; }
  70%  { transform: scale(2.1); opacity: 0; }
  100% { transform: scale(2.1); opacity: 0; }
}

.clock__months {
  display: grid;
  grid-template-columns: repeat(12, 1fr);
  margin-top: var(--s3);
}
.clock__month {
  font-family: var(--font-mono);
  font-size: .62rem;
  letter-spacing: .06em;
  text-transform: uppercase;
  text-align: center;
  color: var(--moss);
  padding-top: 2px;
}
.clock__month.is-now { color: var(--spruce); font-weight: 600; }

.clock__phases {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: var(--s4);
  border-top: 1px solid #dfe4de;
  padding-top: var(--s5);
}
.clock__phase {
  border-left: 2px solid #dfe4de;
  padding-left: var(--s4);
}
.clock__phase.is-active { border-left-color: var(--lamp); }
.clock__phase dt {
  font-family: var(--font-mono);
  font-size: var(--step-mono);
  letter-spacing: .08em;
  text-transform: uppercase;
  color: var(--moss);
  margin-bottom: 4px;
}
.clock__phase.is-active dt { color: var(--lamp-deep); }
.clock__phase dd {
  margin: 0;
  font-size: .95rem;
  line-height: 1.45;
  color: var(--spruce);
}

@media (max-width: 860px) {
  .clock { padding: var(--s5); }
  .clock__phases { grid-template-columns: repeat(2, 1fr); gap: var(--s5) var(--s4); }
  .clock__month { font-size: .5rem; letter-spacing: 0; }
}
@media (max-width: 520px) {
  .clock__phases { grid-template-columns: 1fr; }
}

/* --------------------------------------------------------------------------
   9. Group-size picker
   -------------------------------------------------------------------------- */
.groupsize__row {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: var(--s3);
  margin-top: var(--s5);
}

.sizebtn {
  min-height: 44px;
  --sz-bg: var(--chalk);
  --sz-fg: var(--spruce);
  display: inline-flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: 2px;
  min-width: 74px;
  padding: var(--s4) var(--s4);
  border: 1px solid rgba(18,33,31,.16);
  border-radius: var(--r-card);
  background: var(--sz-bg);
  color: var(--sz-fg);
  cursor: pointer;
  transition: background-color .2s var(--ease), border-color .2s var(--ease),
              color .2s var(--ease), transform .2s var(--ease);
}
.sizebtn:hover { border-color: var(--spruce); transform: translateY(-2px); }
.sizebtn__n {
  font-family: var(--font-display);
  font-size: 1.5rem;
  font-weight: 700;
  line-height: 1;
}
.sizebtn__l {
  font-family: var(--font-mono);
  font-size: .6rem;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--moss);
}
.sizebtn[aria-pressed="true"] {
  --sz-bg: var(--spruce);
  --sz-fg: var(--chalk);
  border-color: var(--spruce);
}
.sizebtn[aria-pressed="true"] .sizebtn__l { color: var(--lamp); }

.filter-status {
  font-family: var(--font-mono);
  font-size: var(--step-mono);
  letter-spacing: .06em;
  text-transform: uppercase;
  color: var(--moss);
  margin-top: var(--s5);
}

/* --------------------------------------------------------------------------
   10. House cards
   -------------------------------------------------------------------------- */
.houses {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(min(300px, 100%), 1fr));
  gap: var(--s5);
}

.house {
  display: flex;
  flex-direction: column;
  background: var(--chalk);
  border: 1px solid rgba(18,33,31,.1);
  border-radius: var(--r-card);
  overflow: hidden;
  text-decoration: none;
  color: inherit;
  box-shadow: var(--shadow-card);
  transition: box-shadow .3s var(--ease), transform .3s var(--ease), border-color .3s var(--ease);
}
.house:hover {
  box-shadow: var(--shadow-lift);
  transform: translateY(-4px);
  border-color: rgba(18,33,31,.2);
}

.house__media {
  position: relative;
  aspect-ratio: 4 / 3;
  overflow: hidden;
  background: var(--porch);
}
.house__media img {
  width: 100%; height: 100%;
  object-fit: cover;
  filter: saturate(.9) contrast(1.03);
  transition: transform .3s var(--ease), filter .3s var(--ease);
}
.house:hover .house__media img { transform: scale(1.04); filter: saturate(1) contrast(1.03); }

.house__body { padding: var(--s5); display: flex; flex-direction: column; flex: 1; }

.house__year { color: var(--moss); margin-bottom: var(--s2); }

.house__name {
  font-size: 1.4rem;
  margin-bottom: 2px;
  background-image: linear-gradient(var(--lamp), var(--lamp));
  background-size: 0% 2px;
  background-position: 0 100%;
  background-repeat: no-repeat;
  transition: background-size .28s var(--ease);
  display: inline;
}
.house:hover .house__name { background-size: 100% 2px; }

.house__street {
  font-style: italic;
  color: var(--moss);
  margin-bottom: var(--s4);
}

.house__specs {
  display: flex;
  flex-wrap: wrap;
  gap: var(--s2) var(--s3);
  color: var(--spruce);
  padding-top: var(--s4);
  border-top: 1px solid rgba(18,33,31,.1);
  margin-top: auto;
}
.house__specs span { display: inline-flex; align-items: center; gap: var(--s3); }
.house__specs span + span::before {
  content: "";
  width: 3px; height: 3px;
  border-radius: 50%;
  background: var(--moss);
}

.house__price {
  display: flex;
  align-items: baseline;
  gap: var(--s2);
  margin-top: var(--s4);
}
.house__price b {
  font-family: var(--font-display);
  font-size: 1.5rem;
  font-weight: 700;
  letter-spacing: -.02em;
}
.house__price span { color: var(--moss); }

.house__year-total { color: var(--moss); margin-top: 2px; }
.house__walk { color: var(--moss); margin-top: var(--s2); }

/* A listing that is up before its photographs are taken. The roofline mark
   stands in, and the card says why rather than showing a broken image. */
.house__media--empty {
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: var(--s3);
  background: var(--spruce);
  color: var(--porch);
}
.house__media--empty svg { width: 54px; height: 54px; color: var(--lamp); opacity: .5; }
.house__media-note { color: var(--moss-dim); }

.house__price--tbc b { font-size: 1.15rem; }

/* Same idea on the detail page, where the gallery would otherwise be. */
.gallery-pending {
  border: 1px dashed var(--rule);
  border-radius: var(--r-card);
  padding: var(--s7) var(--s6);
  text-align: center;
  background: var(--chalk);
}
.gallery-pending .mono { color: var(--lamp-deep); display: block; margin-bottom: var(--s3); }
.gallery-pending p:last-child { color: var(--moss); max-width: 56ch; margin-inline: auto; }

.panel__price--tbc { font-size: 1.5rem; }

/* Work on the house. Finished work gets the same chevron as the amenities;
   booked work gets an open marker and a dashed rule, so the two can never be
   mistaken for each other at a glance. */
.works__label { margin: var(--s5) 0 var(--s3); }
.works__label--done { color: var(--lamp-deep); }
.works__label--planned { color: var(--moss); }

.works-planned {
  list-style: none;
  margin: 0;
  padding: 0 0 0 var(--s5);
  border-left: 2px dashed var(--rule);
  display: grid;
  gap: var(--s2);
}
.works-planned li {
  display: flex;
  align-items: flex-start;
  gap: var(--s3);
  color: var(--moss);
}
.works-planned li::before {
  content: "";
  flex: none;
  margin-top: 7px;
  width: 9px; height: 9px;
  border: 1.5px solid var(--rule);
  border-radius: 50%;
}

/* Status chips */
.chip {
  position: absolute;
  top: var(--s4);
  left: var(--s4);
  display: inline-flex;
  align-items: center;
  gap: 6px;
  padding: 6px 12px;
  border-radius: var(--r-pill);
  background: var(--chalk);
  color: var(--spruce);
  font-family: var(--font-mono);
  font-size: .66rem;
  letter-spacing: .1em;
  text-transform: uppercase;
  font-weight: 600;
  box-shadow: 0 2px 10px rgba(18,33,31,.2);
}
.chip::before {
  content: "";
  width: 6px; height: 6px;
  border-radius: 50%;
  background: currentColor;
}
.chip--available { background: var(--lamp); color: #3d2a08; }
.chip--few       { background: var(--brick); color: #fff; }
.chip--leased    { background: var(--spruce); color: var(--moss-dim); }
.chip--soon      { background: var(--chalk); color: var(--spruce); }

/* Inline chip (not overlaid on a photo) */
.chip--inline { position: static; box-shadow: none; }

/* --------------------------------------------------------------------------
   11. Pillars ("why BMJ")
   -------------------------------------------------------------------------- */
.pillars {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(min(220px, 100%), 1fr));
  gap: var(--s6) var(--s5);
  margin-top: var(--s7);
}

.pillar { border-top: 2px solid var(--porch); padding-top: var(--s4); }
.pillar__icon { width: 26px; height: 26px; color: var(--lamp); margin-bottom: var(--s4); }
.pillar h3 { font-size: 1.15rem; margin-bottom: var(--s2); }
.pillar p { color: var(--moss-dim); font-size: .97rem; line-height: 1.55; }

/* --------------------------------------------------------------------------
   12. Steps (a real sequence, so numbers earn their place)
   -------------------------------------------------------------------------- */
.steps { counter-reset: step; margin-top: var(--s7); }

.step {
  display: grid;
  grid-template-columns: 88px minmax(0, 1fr) minmax(0, 1fr);
  gap: var(--s5);
  align-items: start;
  padding-block: var(--s6);
  border-top: 1px solid rgba(18,33,31,.14);
}
.step:last-child { border-bottom: 1px solid rgba(18,33,31,.14); }

.step__n {
  counter-increment: step;
  font-family: var(--font-mono);
  font-size: var(--step-mono);
  letter-spacing: .1em;
  color: var(--moss);
  padding-top: 6px;
}
.step__n::before { content: "STEP " counter(step, decimal-leading-zero); }

.step__title { font-size: 1.5rem; }
.step__when {
  font-family: var(--font-mono);
  font-size: var(--step-mono);
  letter-spacing: .08em;
  text-transform: uppercase;
  color: var(--lamp-deep);
  margin-top: var(--s2);
  display: block;
}
.step__body { color: var(--moss); }

@media (max-width: 760px) {
  .step { grid-template-columns: 1fr; gap: var(--s3); }
  .step__n { padding-top: 0; }
}

/* --------------------------------------------------------------------------
   13. Split feature block
   -------------------------------------------------------------------------- */
.split {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(min(320px, 100%), 1fr));
  gap: var(--s8);
  align-items: center;
}
.split__media {
  border-radius: var(--r-img);
  overflow: hidden;
  aspect-ratio: 5 / 4;
}
.split__media img {
  width: 100%; height: 100%;
  object-fit: cover;
  filter: saturate(.9) contrast(1.03);
}
.split--flip .split__media { order: 2; }
@media (max-width: 760px) { .split--flip .split__media { order: 0; } }

/* Facts list used inside split blocks */
.facts { margin: var(--s6) 0 0; padding: 0; list-style: none; }
.facts li {
  display: grid;
  grid-template-columns: 150px 1fr;
  gap: var(--s4);
  padding-block: var(--s3);
  border-top: 1px solid rgba(18,33,31,.12);
}
.section--dark .facts li { border-top-color: var(--porch); }
.facts dt, .facts .facts__k {
  font-family: var(--font-mono);
  font-size: var(--step-mono);
  letter-spacing: .08em;
  text-transform: uppercase;
  color: var(--moss);
  padding-top: 3px;
}
@media (max-width: 520px) { .facts li { grid-template-columns: 1fr; gap: 2px; } }

/* --------------------------------------------------------------------------
   14. Quotes
   -------------------------------------------------------------------------- */
.quotes {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(min(280px, 100%), 1fr));
  gap: var(--s5);
  margin-top: var(--s7);
}
.quote {
  background: var(--spruce-soft);
  border-radius: var(--r-card);
  padding: var(--s6);
  border-left: 3px solid var(--lamp);
}
.quote blockquote {
  margin: 0 0 var(--s5);
  font-size: 1.1rem;
  line-height: 1.6;
  color: var(--chalk);
}
.quote figcaption { color: var(--moss-dim); }

/* --------------------------------------------------------------------------
   15. Utility action row (contact / maintenance / rent / parking)
   -------------------------------------------------------------------------- */
.actions {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(min(200px, 100%), 1fr));
  gap: 1px;
  background: rgba(18,33,31,.14);
  border: 1px solid rgba(18,33,31,.14);
  border-radius: var(--r-card);
  overflow: hidden;
}
.action {
  display: flex;
  flex-direction: column;
  gap: var(--s3);
  padding: var(--s6) var(--s5);
  background: var(--chalk);
  text-decoration: none;
  color: inherit;
  transition: background-color .25s var(--ease);
}
.action:hover { background: var(--lamp); }
.action__icon { width: 22px; height: 22px; color: var(--lamp-deep); }
.action:hover .action__icon { color: var(--spruce); }
.action__title { font-family: var(--font-display); font-weight: 700; font-size: 1.05rem; }
.action__sub { color: var(--moss); font-size: .92rem; }
.action:hover .action__sub { color: #5a4110; }

/* --------------------------------------------------------------------------
   16. Call-to-action band
   -------------------------------------------------------------------------- */
.cta {
  background: var(--spruce);
  color: var(--paper);
  border-top: 3px solid var(--lamp);
}
.cta__grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(min(300px, 100%), 1fr));
  gap: var(--s7);
  align-items: center;
  padding-block: var(--s8);
}
.cta h2 { color: var(--chalk); margin-bottom: var(--s4); }
.cta p { color: var(--moss-dim); }

/* --------------------------------------------------------------------------
   17. Forms
   -------------------------------------------------------------------------- */
.form { display: grid; gap: var(--s4); }
.form__row { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(180px, 100%), 1fr)); gap: var(--s4); }
.field { display: grid; gap: 6px; }

.field > label, .field__label {
  font-family: var(--font-mono);
  font-size: var(--step-mono);
  letter-spacing: .08em;
  text-transform: uppercase;
  color: var(--moss);
}
.section--dark .field > label, .cta .field > label { color: var(--moss-dim); }

.field input, .field select, .field textarea {
  width: 100%;
  min-height: 44px;
  padding: 12px var(--s4);
  border: 1px solid var(--rule);
  border-radius: 6px;
  background: var(--chalk);
  color: var(--spruce);
  font-family: var(--font-body);
  font-size: 1rem;
  transition: border-color .2s var(--ease), box-shadow .2s var(--ease);
}
.field textarea { min-height: 120px; resize: vertical; }
.field input:focus, .field select:focus, .field textarea:focus {
  outline: none;
  border-color: var(--lamp);
  box-shadow: 0 0 0 3px rgba(232,163,61,.28);
}
.field input[aria-invalid="true"], .field textarea[aria-invalid="true"] { border-color: var(--brick); }

.field__error {
  font-family: var(--font-mono);
  font-size: .7rem;
  letter-spacing: .05em;
  color: var(--brick);
  min-height: 0;
}
.cta .field__error { color: #f0997f; }

.form__note { font-size: .9rem; color: var(--moss); }
.cta .form__note, .section--dark .form__note { color: var(--moss-dim); }

.form__status {
  padding: var(--s4);
  border-radius: 6px;
  border-left: 3px solid var(--lamp);
  background: rgba(232,163,61,.12);
  font-size: .97rem;
}
.form__status[hidden] { display: none; }

/* --------------------------------------------------------------------------
   18. FAQ
   -------------------------------------------------------------------------- */
.faq { border-top: 1px solid rgba(18,33,31,.14); }

.faq__item {
  border-bottom: 1px solid rgba(18,33,31,.14);
}
.faq__item summary {
  display: flex;
  align-items: flex-start;
  gap: var(--s4);
  padding-block: var(--s5);
  cursor: pointer;
  list-style: none;
  font-family: var(--font-display);
  font-weight: 600;
  font-size: 1.15rem;
  line-height: 1.3;
  transition: color .2s var(--ease);
}
.faq__item summary::-webkit-details-marker { display: none; }
.faq__item summary:hover { color: var(--lamp-deep); }
/* The question is an h3 so the FAQ is navigable by heading, but it must not
   introduce block spacing inside the summary row. */
.faq__item summary h3 {
  font: inherit;
  letter-spacing: inherit;
  margin: 0;
  display: inline;
}
.faq__item summary::after {
  content: "";
  flex: none;
  margin-left: auto;
  width: 13px; height: 13px;
  margin-top: 6px;
  background: currentColor;
  clip-path: polygon(46% 0, 54% 0, 54% 46%, 100% 46%, 100% 54%, 54% 54%, 54% 100%, 46% 100%, 46% 54%, 0 54%, 0 46%, 46% 46%);
  transition: transform .25s var(--ease);
}
.faq__item[open] summary::after { transform: rotate(135deg); }
.faq__answer { padding-bottom: var(--s5); color: var(--moss); max-width: 68ch; }

/* --------------------------------------------------------------------------
   19. Gallery + lightbox (house detail)
   -------------------------------------------------------------------------- */
.gallery {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: var(--s3);
}
.gallery__item {
  position: relative;
  padding: 0;
  border: 0;
  background: var(--porch);
  border-radius: var(--r-img);
  overflow: hidden;
  cursor: zoom-in;
  aspect-ratio: 4 / 3;
}
.gallery__item:first-child { grid-column: span 2; grid-row: span 2; aspect-ratio: auto; }
.gallery__item img {
  width: 100%; height: 100%;
  object-fit: cover;
  filter: saturate(.9) contrast(1.03);
  transition: transform .3s var(--ease);
}
.gallery__item:hover img { transform: scale(1.04); }
@media (max-width: 700px) {
  .gallery { grid-template-columns: repeat(2, 1fr); }
  .gallery__item:first-child { grid-column: span 2; grid-row: auto; aspect-ratio: 4/3; }
}

/* `display: grid` below would otherwise beat the browser's
   `dialog:not([open]) { display: none }`, leaving the controls on the page. */
.lightbox:not([open]) { display: none; }

.lightbox[open] {
  position: fixed;
  inset: 0;
  z-index: 300;
  display: grid;
  place-items: center;
  padding: var(--s5);
  background: rgba(10, 20, 18, .94);
  border: 0;
}
.lightbox::backdrop { background: rgba(10, 20, 18, .94); }
.lightbox img { max-width: 100%; max-height: 82vh; border-radius: var(--r-img); }
.lightbox__bar {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: var(--s5);
  margin-top: var(--s5);
}
.lightbox__btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 44px; height: 44px;
  padding: 0;
  border: 1px solid var(--porch);
  border-radius: var(--r-pill);
  background: none;
  color: var(--paper);
  cursor: pointer;
  transition: border-color .2s var(--ease), color .2s var(--ease),
              background-color .2s var(--ease);
}
.lightbox__btn svg { width: 20px; height: 20px; }
.lightbox__btn:hover { border-color: var(--lamp); color: var(--lamp); }
.lightbox__btn:active { background: rgba(232, 163, 61, .16); }
.lightbox__count {
  font-family: var(--font-mono);
  font-size: var(--step-mono);
  letter-spacing: .1em;
  color: var(--moss-dim);
}

/* --------------------------------------------------------------------------
   20. House detail layout
   -------------------------------------------------------------------------- */
.detail__head {
  display: flex;
  flex-wrap: wrap;
  align-items: flex-end;
  justify-content: space-between;
  gap: var(--s5);
  margin-bottom: var(--s6);
}

.detail__cols {
  display: grid;
  grid-template-columns: minmax(0, 1.6fr) minmax(min(280px, 100%), 1fr);
  gap: var(--s8);
  align-items: start;
  margin-top: var(--s8);
}
@media (max-width: 900px) { .detail__cols { grid-template-columns: 1fr; gap: var(--s7); } }

.panel {
  background: var(--chalk);
  border: 1px solid rgba(18,33,31,.12);
  border-radius: var(--r-card);
  padding: var(--s6);
  box-shadow: var(--shadow-card);
  position: sticky;
  top: 92px;
}
@media (max-width: 900px) { .panel { position: static; } }

.panel--static { position: static; }

/* Empty-inventory state: nothing is listed until data.js has a house in it. */
.empty-note {
  border-left: 3px solid var(--lamp);
  padding: var(--s4) 0 var(--s4) var(--s5);
  max-width: 60ch;
}

.panel__price {
  display: flex;
  align-items: baseline;
  gap: var(--s2);
  margin-bottom: var(--s2);
}
.panel__price b { font-family: var(--font-display); font-size: 2.1rem; font-weight: 700; letter-spacing: -.03em; }
.panel__price span { color: var(--moss); }

.amenities {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(min(200px, 100%), 1fr));
  gap: var(--s3) var(--s5);
  margin: var(--s5) 0 0;
  padding: 0;
  list-style: none;
}
.amenities li {
  display: flex;
  align-items: flex-start;
  gap: var(--s3);
  padding-block: 5px;
}
.amenities li::before {
  content: "";
  flex: none;
  margin-top: 8px;
  width: 11px; height: 7px;
  background: var(--lamp-deep);
  clip-path: polygon(50% 0, 100% 100%, 92% 100%, 50% 16%, 8% 100%, 0 100%);
}
.section--dark .amenities li::before { background: var(--lamp); }

.map-frame {
  width: 100%;
  aspect-ratio: 16 / 9;
  border: 1px solid rgba(18,33,31,.14);
  border-radius: var(--r-card);
  overflow: hidden;
  background: #dfe4de;
}
.map-frame iframe { width: 100%; height: 100%; border: 0; display: block; }

/* --------------------------------------------------------------------------
   21. Page header (interior pages)
   -------------------------------------------------------------------------- */
.pagehead {
  background: var(--spruce);
  color: var(--paper);
  padding-block: var(--s8) var(--s8);
}
.pagehead h1 { color: var(--chalk); font-size: var(--step-l); margin-bottom: var(--s4); }
.pagehead .lede { color: var(--moss-dim); }

.crumbs {
  font-family: var(--font-mono);
  font-size: var(--step-mono);
  letter-spacing: .08em;
  text-transform: uppercase;
  color: var(--moss-dim);
  margin-bottom: var(--s5);
}
.crumbs a { text-decoration: none; }
.crumbs a:hover { color: var(--lamp); }
.crumbs span { opacity: .5; margin-inline: var(--s2); }

/* --------------------------------------------------------------------------
   22. Footer
   -------------------------------------------------------------------------- */
.footer {
  background: var(--spruce);
  color: var(--moss-dim);
  padding-block: var(--s8) var(--s6);
  border-top: 1px solid var(--porch);
}
.footer__grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: var(--s7) var(--s5);
}
@media (min-width: 620px) { .footer__grid { grid-template-columns: repeat(2, 1fr); } }
@media (min-width: 940px) { .footer__grid { grid-template-columns: 1.4fr repeat(3, 1fr); } }
.footer__brand { max-width: 34ch; }
.footer__brand p { margin-top: var(--s4); font-size: .95rem; }

.footer h3 {
  font-family: var(--font-mono);
  font-size: var(--step-mono);
  font-weight: 500;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--lamp);
  margin-bottom: var(--s4);
}
.footer ul { list-style: none; margin: 0; padding: 0; display: grid; gap: var(--s3); }
.footer a { text-decoration: none; transition: color .2s var(--ease); }
.footer a:hover { color: var(--lamp); }

.footer__legal {
  margin-top: var(--s8);
  padding-top: var(--s5);
  border-top: 1px solid var(--porch);
  display: flex;
  flex-wrap: wrap;
  gap: var(--s3) var(--s5);
  justify-content: space-between;
  font-family: var(--font-mono);
  font-size: .68rem;
  letter-spacing: .06em;
  text-transform: uppercase;
}
.footer__eho { display: flex; align-items: center; gap: var(--s3); max-width: 46ch; }
.footer__eho svg { width: 22px; height: 22px; flex: none; color: var(--moss-dim); }

/* --------------------------------------------------------------------------
   23. Motion
   -------------------------------------------------------------------------- */
.js .reveal {
  opacity: 0;
  transform: translateY(16px);
  transition: opacity .5s var(--ease), transform .5s var(--ease);
}
.js .reveal.is-in { opacity: 1; transform: none; }

.js .hero__stagger > * {
  opacity: 0;
  transform: translateY(14px);
  animation: rise .6s var(--ease) forwards;
}
.js .hero__stagger > *:nth-child(1) { animation-delay: .05s; }
.js .hero__stagger > *:nth-child(2) { animation-delay: .14s; }
.js .hero__stagger > *:nth-child(3) { animation-delay: .23s; }
.js .hero__stagger > *:nth-child(4) { animation-delay: .32s; }

@keyframes rise { to { opacity: 1; transform: none; } }

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after {
    animation-duration: .001ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: .001ms !important;
  }
  .js .reveal { opacity: 1; transform: none; }
  .js .hero__stagger > * { opacity: 1; transform: none; }
}

/* --------------------------------------------------------------------------
   24. Print
   -------------------------------------------------------------------------- */
@media print {
  .masthead, .footer, .cta, .clock-shell, .nav-toggle { display: none; }
  body { background: #fff; color: #000; }
}