/* TERRA – editorial real estate theme. Mobile-first. */
:root{
	--cream:#F5F0E8; --paper:#FBF8F2; --tint:#EDE6D8; --line:#D8CEBC; --line-2:#E6DECF;
	--moss:#1F3A2E; --moss-2:#2C4E3E; --moss-3:#16291F; --ink:#1A1F1B; --muted:#59605A;
	--gold:#B8860B; --gold-ink:#86620A; --gold-lt:#E2C37C;
	--serif:'Playfair Display',Georgia,'Times New Roman',serif;
	--sans:'Inter',system-ui,-apple-system,'Segoe UI',Roboto,Arial,sans-serif;
	--gut:16px; --max:1280px; --r:2px; --hdr:64px;
	--ease:cubic-bezier(.2,.7,.2,1);
}
@media (min-width:768px){:root{--gut:28px;--hdr:72px}}
@media (min-width:1200px){:root{--gut:40px}}

*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;scroll-padding-top:calc(var(--hdr) + 16px)}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition:none!important;animation:none!important}}
body{margin:0;background:var(--cream);color:var(--ink);font:400 1rem/1.65 var(--sans);text-rendering:optimizeLegibility;-webkit-font-smoothing:antialiased}
img,svg,video,iframe{max-width:100%;display:block}
img{height:auto}
a{color:inherit;text-decoration-color:var(--gold);text-underline-offset:3px}
a:hover{color:var(--moss)}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;line-height:1.15;color:var(--moss);margin:0 0 .5em;letter-spacing:-.01em}
p{margin:0 0 1em}
ul,ol{padding-left:1.2em}
button,input,select,textarea{font:inherit;color:inherit}
small{font-size:.8em}
abbr[title]{text-decoration:none;color:var(--gold-ink)}
.screen-reader-text{position:absolute!important;width:1px;height:1px;margin:-1px;padding:0;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap;border:0}
.skip{position:absolute;left:12px;top:-60px;z-index:200;background:var(--moss);color:var(--cream);padding:10px 16px}
.skip:focus{top:12px}
.wrap{width:100%;max-width:var(--max);margin-inline:auto;padding-inline:var(--gut)}
.wrap--narrow{max-width:calc(780px + var(--gut)*2)}
.ico{flex:none;width:20px;height:20px}
.ico--s{width:16px;height:16px}
.ico--l{width:30px;height:30px}
.ico--gold{color:var(--gold);fill:var(--gold);stroke:var(--gold)}

/* ---------- Buttons & small parts ---------- */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.55em;min-height:48px;padding:0 24px;border:1px solid var(--moss);background:var(--moss);color:var(--cream);font:600 .95rem/1 var(--sans);letter-spacing:.02em;text-decoration:none;border-radius:var(--r);cursor:pointer;transition:background .25s,color .25s,border-color .25s,transform .25s}
.btn:hover{background:var(--moss-3);color:var(--cream)}
.btn .ico{width:18px;height:18px;transition:transform .3s var(--ease)}
.btn:hover .ico{transform:translateX(3px)}
.btn--gold{background:var(--gold);border-color:var(--gold);color:var(--ink)}
.btn--gold:hover{background:#C99A24;border-color:#C99A24;color:var(--ink)}
.btn--ghost{background:transparent;color:var(--moss)}
.btn--ghost:hover{background:var(--moss);color:var(--cream)}
.btn--sm{min-height:40px;padding:0 16px;font-size:.88rem}
.btn--block{display:flex;width:100%}
.btn[disabled]{opacity:.6;cursor:progress}
.link-arrow{display:inline-flex;align-items:center;gap:.5em;font-weight:600;font-size:.92rem;color:var(--moss);text-decoration:none;border-bottom:1px solid var(--gold);padding-bottom:2px;white-space:nowrap}
.link-arrow .ico{width:16px;height:16px;transition:transform .3s var(--ease)}
.link-arrow:hover .ico{transform:translateX(4px)}
.link-arrow--light{color:var(--cream)}
.kicker{margin:0 0 .75em;font:600 .74rem/1.3 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--gold-ink)}
.kicker--light{color:var(--gold-lt)}
.t-note{font-size:.9rem;color:var(--muted)}
.t-note--center{text-align:center;margin-top:24px}
.t-list{margin:0 0 1.2em;padding:0;list-style:none}
.t-list li{position:relative;padding:.35em 0 .35em 1.3em;border-bottom:1px solid var(--line-2)}
.t-list li::before{content:"";position:absolute;left:0;top:1.05em;width:7px;height:7px;background:var(--gold);transform:rotate(45deg)}
.t-list--links a{color:var(--moss);font-weight:500}
.t-checks{list-style:none;margin:0 0 1.2em;padding:0;display:grid;gap:.6em}
.t-checks li{display:flex;gap:.6em;align-items:flex-start}
.t-checks .ico{color:var(--gold);margin-top:.15em}
.t-checks--light li{color:var(--cream)}
.chips-links{display:flex;flex-wrap:wrap;gap:8px}
.chips-links a{display:inline-block;padding:7px 14px;border:1px solid var(--line);background:var(--paper);font-size:.88rem;text-decoration:none}
.chips-links a:hover{border-color:var(--moss)}

/* ---------- Masthead & header ---------- */
.t-masthead{background:var(--moss-3);color:#CFD8CF;font-size:.76rem;letter-spacing:.04em}
.t-masthead__in{display:flex;justify-content:space-between;gap:12px;padding-block:7px}
.t-masthead a{color:var(--gold-lt);text-decoration:none}
.t-masthead__r{display:none}
@media (min-width:768px){.t-masthead__r{display:inline}}
.t-header{position:sticky;top:0;z-index:60;background:rgba(245,240,232,.94);-webkit-backdrop-filter:saturate(1.3) blur(10px);backdrop-filter:saturate(1.3) blur(10px);border-bottom:1px solid var(--line);transition:box-shadow .3s}
.t-header.is-scrolled{box-shadow:0 6px 24px -14px rgba(20,35,27,.35)}
.t-header__in{display:flex;align-items:center;gap:20px;min-height:var(--hdr)}
.t-logo{display:flex;align-items:center;gap:10px;color:var(--moss);text-decoration:none;margin-right:auto}
.t-logo__mark{width:34px;height:34px}
.t-logo__word{display:flex;flex-direction:column;font:600 1.45rem/1 var(--serif);letter-spacing:.26em}
.t-logo__word small{font:500 .58rem/1.2 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--muted);margin-top:4px}
.t-nav{display:none}
.t-nav ul{display:flex;gap:4px;list-style:none;margin:0;padding:0}
.t-nav a{display:block;padding:10px 12px;font-size:.92rem;font-weight:500;text-decoration:none;color:var(--ink);position:relative}
.t-nav a::after{content:"";position:absolute;left:12px;right:12px;bottom:4px;height:1px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform .35s var(--ease)}
.t-nav a:hover::after,.t-nav a[aria-current]::after{transform:scaleX(1)}
.t-nav a[aria-current]{color:var(--moss)}
.t-header__act{display:flex;align-items:center;gap:10px}
.t-header__tel{display:none;align-items:center;gap:6px;font-weight:600;font-size:.92rem;text-decoration:none;color:var(--moss)}
.t-header__cta{display:none}
.t-burger{display:inline-grid;place-items:center;width:44px;height:44px;border:1px solid var(--line);background:transparent;color:var(--moss);cursor:pointer}
@media (min-width:640px){.t-header__cta{display:inline-flex}}
@media (min-width:1100px){.t-nav{display:block}.t-burger{display:none}.t-header__tel{display:inline-flex}}
@media (min-width:1100px) and (max-width:1279px){.t-header__tel span{display:none}}
.t-drawer{position:fixed;inset:0;z-index:100;background:var(--cream);overflow:auto;animation:fadeIn .25s}
.t-drawer[hidden]{display:none}
.t-drawer__in{padding:24px var(--gut) 40px;max-width:560px;margin-inline:auto}
.t-drawer__x{display:grid;place-items:center;width:44px;height:44px;margin-left:auto;border:1px solid var(--line);background:none;color:var(--moss);cursor:pointer}
.t-drawer ul{list-style:none;padding:0;margin:16px 0 28px}
.t-drawer li a{display:block;padding:14px 0;border-bottom:1px solid var(--line);font:500 1.9rem/1.1 var(--serif);color:var(--moss);text-decoration:none}
.t-drawer__tel{margin-top:20px;color:var(--muted)}
.t-drawer__tel a{font:600 1.4rem var(--serif);color:var(--moss);text-decoration:none}
@keyframes fadeIn{from{opacity:0}to{opacity:1}}

/* ---------- Sections ---------- */
.section{padding-block:56px}
@media (min-width:1024px){.section{padding-block:96px}}
.section--tint{background:var(--tint)}
.section--dark{background:var(--moss);color:var(--cream)}
.t-head{display:flex;flex-wrap:wrap;align-items:flex-end;justify-content:space-between;gap:16px 32px;margin-bottom:32px}
@media (min-width:1024px){.t-head{margin-bottom:48px}}
.t-head>div{max-width:720px}
.t-head__title{font-size:clamp(1.9rem,4.2vw,3.2rem);margin:0}
.t-head__sub{margin:12px 0 0;color:var(--muted);font-size:1.02rem}
.t-head--light .t-head__title{color:var(--cream)}
.t-head--light .t-head__sub{color:#CBD5CC}
.t-head--light .kicker{color:var(--gold-lt)}

/* ---------- Hero (editorial) ---------- */
.hero{position:relative;background:var(--moss-3);color:var(--cream);overflow:hidden}
.hero__media{position:absolute;inset:0}
.hero__media img{width:100%;height:100%;object-fit:cover}
.hero__veil{position:absolute;inset:0;background:linear-gradient(180deg,rgba(13,25,19,.45) 0%,rgba(13,25,19,.12) 35%,rgba(13,25,19,.35) 62%,rgba(13,25,19,.86) 100%)}
.hero__in{position:relative;display:flex;flex-direction:column;justify-content:flex-end;min-height:min(78svh,760px);padding-block:72px 28px}
.hero__kicker{display:flex;flex-wrap:wrap;align-items:center;gap:10px;margin:0 0 18px;font:600 .74rem/1.3 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:#E9E1D0}
.hero__kicker span{padding:5px 9px;border:1px solid rgba(226,195,124,.7);color:var(--gold-lt)}
.hero__title{margin:0;color:var(--cream);font-family:var(--serif);font-weight:500;font-size:clamp(3.3rem,12.6vw,11.6rem);line-height:.86;letter-spacing:-.025em;text-shadow:0 2px 30px rgba(0,0,0,.18)}
.hero__title span{display:block}
.hero__l2{padding-left:14vw}
.hero__l2 em{font-style:italic;color:var(--gold-lt)}
.hero__l3{font-size:.62em;margin-top:.12em;letter-spacing:-.015em}
.hero__lead{max-width:540px;margin:22px 0 0;font-size:1.04rem;color:#E9E3D6}
@media (min-width:1024px){.hero__lead{position:absolute;right:var(--gut);bottom:40px;max-width:360px;margin:0;padding-left:20px;border-left:1px solid var(--gold);font-size:.98rem}.hero__in{padding-bottom:40px}}
.hero__search{position:relative;padding-bottom:28px}
.hero__card{background:var(--cream);color:var(--ink);padding:22px 20px 18px;box-shadow:0 30px 60px -30px rgba(0,0,0,.6)}
@media (min-width:768px){.hero__card{padding:30px 36px 24px}}
.hero__card-h{margin:0 0 6px;font:600 .72rem/1.3 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--gold-ink)}
.hero__hint{display:flex;flex-wrap:wrap;gap:6px 14px;margin:14px 0 0;font-size:.85rem;color:var(--muted)}
.hero__hint a{color:var(--moss);font-weight:500}

/* Fill-in-the-blank search */
.t-sentence{display:flex;flex-direction:column;gap:18px}
@media (min-width:1024px){.t-sentence{flex-direction:row;align-items:flex-end;justify-content:space-between;gap:28px}}
.t-sentence__text{margin:0;font:400 clamp(1.45rem,3.4vw,2.5rem)/1.5 var(--serif);color:var(--ink)}
.t-sentence__w{margin-right:.22em}
.t-sel{display:inline-block;margin-right:.22em;position:relative}
.t-sel[hidden]{display:none}
.t-sel select{appearance:none;-webkit-appearance:none;border:0;border-bottom:2px solid var(--gold);border-radius:0;background:transparent url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23B8860B' stroke-width='2'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E") no-repeat right .05em center/.55em;padding:0 .75em 0 .05em;font:italic 500 1em/1.25 var(--serif);color:var(--moss);cursor:pointer;max-width:100%;field-sizing:content}
.t-sel select:hover{color:var(--gold-ink)}
.t-sel select:focus-visible{outline:2px solid var(--gold);outline-offset:2px}
.t-sel select option{font:400 1rem var(--sans);color:var(--ink)}
.t-sentence .btn{flex:none;min-height:56px;padding-inline:30px;font-size:1rem}

/* ---------- Stats strip ---------- */
.t-stats{background:var(--paper);border-bottom:1px solid var(--line)}
.t-stats__in{display:grid;grid-template-columns:repeat(2,1fr)}
.t-stats__in>div{padding:22px 12px 22px 0;border-bottom:1px solid var(--line-2)}
.t-stats__in>div:nth-child(odd){padding-right:16px;border-right:1px solid var(--line-2)}
.t-stats__in>div:nth-child(even){padding-left:16px}
.t-stats b{display:block;font:500 clamp(1.9rem,4vw,3rem)/1 var(--serif);color:var(--moss)}
.t-stats b small{font-size:.5em;color:var(--gold-ink)}
.t-stats span{display:block;margin-top:8px;font-size:.84rem;color:var(--muted)}
@media (min-width:900px){.t-stats__in{grid-template-columns:repeat(4,1fr)}.t-stats__in>div{border-bottom:0;padding:34px 24px!important;border-right:1px solid var(--line-2)}.t-stats__in>div:first-child{padding-left:0!important}.t-stats__in>div:last-child{border-right:0}}
.t-stats--pillar{background:var(--cream)}

/* ---------- Masonry listing grid ---------- */
.t-mason{display:grid;grid-template-columns:1fr;gap:28px}
.t-grid3{display:grid;grid-template-columns:1fr;gap:28px}
@media (min-width:640px) and (max-width:1023px){.t-mason{grid-template-columns:repeat(2,1fr);gap:24px}.t-mason>:nth-child(3n+1){grid-column:span 2}}
@media (min-width:640px){.t-grid3{grid-template-columns:repeat(2,1fr)}}
@media (min-width:1024px){
	.t-grid3{grid-template-columns:repeat(3,1fr)}
	.t-mason{grid-template-columns:repeat(12,1fr);gap:40px 28px;align-items:stretch}
	.t-mason>*{grid-column:span 4}
	.t-mason>:nth-child(10n+1){grid-column:span 7}
	.t-mason>:nth-child(10n+2){grid-column:span 5}
	.t-mason>:nth-child(10n+6){grid-column:span 5}
	.t-mason>:nth-child(10n+7){grid-column:span 7}
	.t-mason>:nth-child(10n+4),.t-mason>:nth-child(10n+9){margin-top:56px}
	.t-mason .t-card__fig{aspect-ratio:auto;min-height:330px}
	.t-mason>:nth-child(10n+1) .t-card__fig,.t-mason>:nth-child(10n+2) .t-card__fig{min-height:470px}
	.t-mason>:nth-child(10n+6) .t-card__fig,.t-mason>:nth-child(10n+7) .t-card__fig{min-height:400px}
	.t-mason>:nth-child(10n+1) .t-card__title,.t-mason>:nth-child(10n+7) .t-card__title{font-size:1.75rem}
}
.t-card{display:flex}
.t-card__link{display:flex;flex-direction:column;width:100%;text-decoration:none;color:inherit}
.t-card__fig{position:relative;margin:0;overflow:hidden;background:var(--tint);aspect-ratio:4/3;flex:1 1 auto}
.t-card__fig img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.t-card__link:hover .t-card__fig img,.t-card__link:focus-visible .t-card__fig img{transform:scale(1.07)}
.t-card__tag{position:absolute;left:14px;top:14px;padding:6px 10px;background:rgba(245,240,232,.94);font:600 .7rem/1 var(--sans);letter-spacing:.12em;text-transform:uppercase;color:var(--moss)}
.t-card__flag{position:absolute;right:14px;top:14px;padding:6px 10px;background:var(--gold);color:var(--ink);font:600 .7rem/1 var(--sans);letter-spacing:.1em;text-transform:uppercase}
.t-card__price{position:absolute;left:0;right:0;bottom:0;display:flex;flex-wrap:wrap;align-items:baseline;gap:4px 12px;padding:60px 20px 18px;background:linear-gradient(180deg,rgba(14,26,20,0),rgba(14,26,20,.88));color:var(--cream);opacity:0;transform:translateY(24px);transition:opacity .45s var(--ease),transform .45s var(--ease)}
.t-card__price small{flex-basis:100%;font:600 .68rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--gold-lt)}
.t-card__price b{font:500 clamp(1.7rem,2.6vw,2.4rem)/1 var(--serif)}
.t-card__price em{font-style:normal;font-size:.85rem;color:#DCD4C4}
.t-card__link:hover .t-card__price,.t-card__link:focus-visible .t-card__price{opacity:1;transform:none}
.t-card__body{padding:16px 2px 0}
.t-card__loc{display:flex;align-items:center;gap:6px;margin:0 0 6px;font-size:.8rem;letter-spacing:.04em;color:var(--muted)}
.t-card__title{margin:0 0 10px;font-size:1.32rem;line-height:1.22;color:var(--ink);transition:color .25s}
.t-card__link:hover .t-card__title{color:var(--moss)}
.t-card__specs{display:flex;flex-wrap:wrap;gap:0;margin:0;padding:0;list-style:none;font-size:.86rem;color:var(--muted)}
.t-card__specs li+li::before{content:"·";margin:0 8px;color:var(--gold)}
.t-card__pm{margin:8px 0 0;font:600 1.15rem var(--serif);color:var(--moss)}
@media (hover:hover){.t-card__pm{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}}
@media (hover:none){.t-card__price{display:none}}

/* ---------- Types & areas ---------- */
.t-types{display:grid;gap:18px}
@media (min-width:768px){.t-types{grid-template-columns:repeat(3,1fr);gap:24px}}
.t-type{position:relative;display:block;min-height:380px;overflow:hidden;color:var(--cream);text-decoration:none;background:var(--moss-3)}
@media (min-width:1024px){.t-type{min-height:520px}.t-type:nth-child(2){margin-top:64px}}
.t-type img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.82;transition:transform 1.1s var(--ease),opacity .6s}
.t-type:hover img{transform:scale(1.06);opacity:.7}
.t-type__body{position:absolute;inset:auto 0 0 0;display:flex;flex-direction:column;gap:8px;padding:26px;background:linear-gradient(180deg,rgba(14,26,20,0),rgba(14,26,20,.9))}
.t-type__n{font:600 .72rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--gold-lt)}
.t-type__t{margin:0;color:var(--cream);font-size:2.4rem}
.t-type__d{color:#DCD5C6;font-size:.95rem}
.t-type .link-arrow{align-self:flex-start;margin-top:6px}
.t-type:hover .t-type__t,.t-type:hover{color:var(--cream)}
.t-areas{display:grid;grid-template-columns:repeat(2,1fr);gap:12px}
@media (min-width:900px){.t-areas{grid-template-columns:repeat(3,1fr);gap:20px}}
.t-area{position:relative;display:block;aspect-ratio:4/5;overflow:hidden;color:var(--cream);text-decoration:none;background:var(--moss)}
@media (min-width:900px){.t-area{aspect-ratio:4/3}}
.t-area img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.t-area:hover img{transform:scale(1.06)}
.t-area__body{position:absolute;inset:auto 0 0 0;padding:16px;background:linear-gradient(180deg,rgba(14,26,20,0),rgba(14,26,20,.85))}
.t-area__t{margin:0 0 4px;color:var(--cream);font-size:1.45rem}
@media (min-width:900px){.t-area__t{font-size:1.9rem}.t-area__body{padding:22px}}
.t-area__m{font-size:.8rem;color:#E1DACB}

/* ---------- Agents ---------- */
.t-agents{display:grid;gap:24px}
@media (min-width:640px){.t-agents{grid-template-columns:repeat(2,1fr)}}
@media (min-width:1100px){.t-agents{grid-template-columns:repeat(4,1fr)}}
.t-agent{display:flex;flex-direction:column;background:var(--paper);border:1px solid var(--line)}
.t-agent__photo{display:block;aspect-ratio:4/4.4;overflow:hidden;background:var(--tint)}
.t-agent__photo img{width:100%;height:100%;object-fit:cover;filter:saturate(.85);transition:transform .9s var(--ease),filter .5s}
.t-agent:hover .t-agent__photo img{transform:scale(1.04);filter:none}
.t-agent__body{display:flex;flex-direction:column;flex:1;padding:18px 18px 20px}
.t-agent__role{margin:0 0 4px;font:600 .7rem/1.3 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--gold-ink)}
.t-agent__name{margin:0 0 6px;font-size:1.45rem}
.t-agent__name a{text-decoration:none}
.t-agent__areas{display:flex;gap:6px;align-items:center;margin:0 0 14px;font-size:.84rem;color:var(--muted)}
.t-agent__stats{display:grid;grid-template-columns:1fr 1fr;margin:0 0 16px;border-top:1px solid var(--line)}
.t-agent__stats>div{padding:10px 0;border-bottom:1px solid var(--line-2)}
.t-agent__stats>div:nth-child(odd){padding-right:10px;border-right:1px solid var(--line-2)}
.t-agent__stats>div:nth-child(even){padding-left:12px}
.t-agent__stats dt{font-size:.72rem;letter-spacing:.06em;text-transform:uppercase;color:var(--muted)}
.t-agent__stats dd{display:flex;align-items:center;gap:4px;margin:2px 0 0;font:500 1.5rem/1.1 var(--serif);color:var(--moss)}
.t-agent__stats dd small{font:500 .78rem var(--sans);color:var(--muted)}
.t-agent__cta{display:flex;flex-wrap:wrap;gap:8px;margin-top:auto}
.t-agent__cta .btn{flex:1}
.t-agent__stats--lg{max-width:560px;grid-template-columns:repeat(2,1fr)}
@media (min-width:640px){.t-agent__stats--lg{grid-template-columns:repeat(4,1fr)}.t-agent__stats--lg>div{border-right:1px solid var(--line-2)!important;padding:12px 14px!important}.t-agent__stats--lg>div:first-child{padding-left:0!important}}

/* ---------- Steps, posts, FAQ, CTA ---------- */
.t-steps{display:grid;gap:0;list-style:none;margin:0;padding:0;border-top:1px solid var(--line)}
@media (min-width:900px){.t-steps{grid-template-columns:repeat(4,1fr)}}
.t-steps li{padding:26px 0;border-bottom:1px solid var(--line)}
@media (min-width:900px){.t-steps li{padding:30px 28px 10px 0;border-bottom:0}.t-steps li+li{padding-left:28px;border-left:1px solid var(--line)}}
.t-steps b{display:block;font:italic 500 3rem/1 var(--serif);color:var(--gold)}
.t-steps h3{margin:14px 0 8px;font-size:1.4rem}
.t-steps p{color:var(--muted);margin:0}
.t-posts{display:grid;gap:32px}
@media (min-width:640px){.t-posts{grid-template-columns:repeat(2,1fr)}}
@media (min-width:1024px){.t-posts{grid-template-columns:repeat(3,1fr);gap:40px 32px}}
.t-post__fig{display:block;aspect-ratio:3/2;overflow:hidden;background:var(--line-2)}
.t-post__fig img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease)}
.t-post:hover .t-post__fig img{transform:scale(1.05)}
.t-post__body{padding-top:16px}
.t-post__meta{display:flex;flex-wrap:wrap;gap:12px;margin:0 0 8px;font-size:.78rem;letter-spacing:.06em;text-transform:uppercase;color:var(--muted)}
.t-post__meta span{color:var(--gold-ink);font-weight:600}
.t-post__title{margin:0 0 8px;font-size:1.38rem;line-height:1.25}
.t-post__title a{text-decoration:none;color:var(--ink)}
.t-post__title a:hover{color:var(--moss)}
.t-post__ex{margin:0;color:var(--muted);font-size:.95rem}
.t-faq__list{border-top:1px solid var(--line)}
.t-faq__item{border-bottom:1px solid var(--line)}
.t-faq__item summary{display:flex;justify-content:space-between;align-items:center;gap:16px;padding:20px 0;list-style:none;cursor:pointer;font:500 1.18rem/1.35 var(--serif);color:var(--moss)}
.t-faq__item summary::-webkit-details-marker{display:none}
.t-faq__ico{display:grid;place-items:center;flex:none;width:36px;height:36px;border:1px solid var(--line);border-radius:50%;transition:transform .3s,background .3s}
.t-faq__item[open] .t-faq__ico{transform:rotate(45deg);background:var(--moss);color:var(--cream);border-color:var(--moss)}
.t-faq__a{padding:0 48px 20px 0;color:var(--ink)}
.t-faq__a p{margin:0}
.t-cta{background:var(--moss);color:#DDE3DC}
.t-cta__in{display:grid;gap:36px;align-items:center}
@media (min-width:1000px){.t-cta__in{grid-template-columns:1fr 1fr;gap:72px}}
.t-cta__t{color:var(--cream);font-size:clamp(2rem,4vw,3.2rem);margin-bottom:16px}
.t-cta__form{background:var(--cream);color:var(--ink);padding:26px 22px}
@media (min-width:768px){.t-cta__form{padding:36px}}
.t-cta--soft{background:var(--tint)}

/* ---------- Forms ---------- */
.t-form{display:grid;gap:14px}
.t-form__title{margin:0;font-size:1.6rem}
.t-form__sub{margin:-6px 0 4px;color:var(--muted);font-size:.92rem}
.t-form__row{display:grid;gap:14px}
@media (min-width:560px){.t-form__row{grid-template-columns:1fr 1fr}}
.t-form--compact .t-form__row{grid-template-columns:1fr}
.fld{display:flex;flex-direction:column;gap:6px;min-width:0}
.fld label,.fld legend{font-size:.8rem;font-weight:600;letter-spacing:.03em;color:var(--ink)}
.fld input,.fld select,.fld textarea,.t-news input{width:100%;min-height:48px;padding:11px 14px;border:1px solid var(--line);border-radius:var(--r);background:#FFFDF8;font-size:16px;color:var(--ink);transition:border-color .2s,box-shadow .2s}
.fld textarea{min-height:0;resize:vertical}
.fld select{appearance:none;-webkit-appearance:none;padding-right:38px;background:#FFFDF8 url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%231F3A2E' stroke-width='1.8'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E") no-repeat right 12px center/16px}
.fld input:focus,.fld select:focus,.fld textarea:focus,.t-news input:focus{outline:none;border-color:var(--moss);box-shadow:0 0 0 3px rgba(184,134,11,.25)}
.fld input[aria-invalid=true]{border-color:#A3341F}
.t-form__hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.t-form__consent{display:flex;gap:10px;align-items:flex-start;font-size:.84rem;color:var(--muted)}
.t-form__consent input{width:18px;height:18px;margin-top:2px;accent-color:var(--moss);flex:none}
.t-form__msg{margin:0;font-size:.92rem;min-height:1px}
.t-form__msg.is-ok{padding:12px 14px;background:#E3EEDF;color:#1E4A2C}
.t-form__msg.is-err{padding:12px 14px;background:#F7E1DA;color:#7E2614}
.t-alert{padding:14px 16px;margin:0 0 18px}
.t-alert--ok{background:#E3EEDF;color:#1E4A2C}
.t-alert--err{background:#F7E1DA;color:#7E2614}

/* ---------- Footer ---------- */
.t-footer{background:var(--moss-3);color:#C9D2C9;padding-top:64px;font-size:.94rem}
.t-footer a{color:#E7E1D3;text-decoration:none}
.t-footer a:hover{color:var(--gold-lt)}
.t-footer__top{display:grid;gap:36px;padding-bottom:40px}
@media (min-width:768px){.t-footer__top{grid-template-columns:1fr 1fr}}
@media (min-width:1100px){.t-footer__top{grid-template-columns:1.6fr 1fr 1fr 1fr;gap:48px}}
.t-footer__logo{margin:0 0 12px;font:600 2rem/1 var(--serif);letter-spacing:.3em;color:var(--cream)}
.t-footer__tag{max-width:420px}
.t-footer__addr{display:grid;gap:10px;font-style:normal}
.t-footer__addr>*{display:flex;gap:10px;align-items:flex-start}
.t-footer__addr .ico{margin-top:3px;color:var(--gold-lt)}
.t-footer__h{margin:0 0 14px;font:600 .74rem/1.3 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--gold-lt)}
.t-footer ul{list-style:none;margin:0;padding:0;display:grid;gap:9px}
.t-footer__news{display:grid;gap:18px;padding:32px 0;border-top:1px solid rgba(255,255,255,.12);border-bottom:1px solid rgba(255,255,255,.12)}
@media (min-width:900px){.t-footer__news{grid-template-columns:1fr 1fr;align-items:center;gap:48px}}
.t-footer__news p{margin:0}
.t-news{display:flex;flex-wrap:wrap;gap:10px}
.t-news input{flex:1 1 220px;background:rgba(255,255,255,.06);border-color:rgba(255,255,255,.25);color:var(--cream)}
.t-news input::placeholder{color:#9FAEA3}
.t-news .t-form__msg{flex-basis:100%}
.t-footer__bot{display:flex;flex-wrap:wrap;justify-content:space-between;gap:12px 32px;padding:22px 0;font-size:.82rem;color:#9FAEA3}
.t-footer__bot p{margin:0;max-width:760px}
.t-footer__bot ul{display:flex;flex-wrap:wrap;gap:8px 18px}
.t-footer__demo{margin:0;padding:14px 0 90px;border-top:1px solid rgba(255,255,255,.08);font-size:.78rem;color:#8C9A90}
@media (min-width:768px){.t-footer__demo{padding-bottom:22px}}

/* ---------- Floating contact ---------- */
.t-float{position:fixed;right:14px;bottom:14px;z-index:70;display:flex;flex-direction:column;gap:10px}
.t-float__b{position:relative;display:grid;place-items:center;width:54px;height:54px;border-radius:50%;color:#fff;text-decoration:none;box-shadow:0 10px 24px -8px rgba(0,0,0,.45);transition:transform .25s}
.t-float__b:hover{transform:translateY(-2px);color:#fff}
.t-float__b--zalo{background:#0068FF;font:700 .8rem/1 var(--sans);letter-spacing:.02em}
.t-float__b--tel{background:var(--gold);color:var(--ink)}
.t-float__b--tel:hover{color:var(--ink)}
.t-float__b--tel::after{content:"";position:absolute;inset:0;border-radius:50%;border:2px solid var(--gold);animation:ring 2.2s infinite}
@keyframes ring{0%{transform:scale(1);opacity:.8}100%{transform:scale(1.6);opacity:0}}

/* ---------- Page heads & breadcrumbs ---------- */
.phead{padding:28px 0 36px;border-bottom:1px solid var(--line)}
@media (min-width:1024px){.phead{padding:40px 0 56px}}
.phead--sm{padding-bottom:28px}
.phead--post{border-bottom:0;padding-bottom:24px}
.phead__title{margin:0 0 14px;font-size:clamp(2.2rem,5.6vw,4.6rem);line-height:1.04;letter-spacing:-.02em}
.phead__lead{max-width:760px;margin:0;font-size:1.08rem;color:var(--muted)}
.phead__lead a{color:var(--moss);font-weight:500}
.crumbs{margin-bottom:20px;font-size:.82rem;color:var(--muted)}
.crumbs ol{display:flex;flex-wrap:wrap;gap:4px;list-style:none;margin:0;padding:0}
.crumbs li+li::before{content:"/";margin-right:6px;color:var(--gold)}
.crumbs a{text-decoration:none;color:var(--muted)}
.crumbs a:hover{color:var(--moss);text-decoration:underline}
.crumbs [aria-current]{color:var(--ink)}
.crumbs--light,.crumbs--light a{color:#D9D2C3}
.crumbs--light [aria-current]{color:var(--cream)}
.t-cats{display:flex;flex-wrap:wrap;gap:8px;list-style:none;margin:24px 0 0;padding:0}
.t-cats a{display:block;padding:8px 16px;border:1px solid var(--line);font-size:.88rem;text-decoration:none}
.t-cats a[aria-current],.t-cats a:hover{background:var(--moss);color:var(--cream);border-color:var(--moss)}

/* ---------- Archive & filter ---------- */
.t-arch{display:grid;gap:28px;padding-block:28px 72px}
@media (min-width:1024px){.t-arch{grid-template-columns:272px 1fr;gap:48px;padding-top:44px}}
.t-filter{position:fixed;inset:0 0 0 auto;z-index:90;width:min(380px,92vw);padding:20px;background:var(--cream);overflow:auto;transform:translateX(105%);transition:transform .35s var(--ease);box-shadow:-20px 0 50px -20px rgba(0,0,0,.4)}
.t-filter.is-open{transform:none}
.t-filter form{display:grid;gap:16px}
.t-filter__head{display:flex;justify-content:space-between;align-items:center}
.t-filter__head h2,.t-filter__nav h2{margin:0;font-size:1.4rem}
.t-filter__x{display:grid;place-items:center;width:40px;height:40px;border:1px solid var(--line);background:none;cursor:pointer;color:var(--moss)}
.t-filter__act{display:grid;gap:10px}
.t-filter__reset{text-align:center;font-size:.9rem;color:var(--muted)}
.t-filter__nav{margin-top:28px;padding-top:24px;border-top:1px solid var(--line)}
.t-filter__nav ul{list-style:none;margin:12px 0 0;padding:0}
.t-filter__nav a{display:block;padding:8px 0;border-bottom:1px solid var(--line-2);text-decoration:none;font-size:.95rem}
.t-filter__nav a[aria-current]{color:var(--moss);font-weight:600}
@media (min-width:1024px){.t-filter{position:sticky;top:calc(var(--hdr) + 20px);align-self:start;inset:auto;width:auto;padding:0;transform:none;box-shadow:none;overflow:visible;z-index:1;max-height:none}.t-filter__x{display:none}}
.fld--chips{border:0;margin:0;padding:0}
.chips{display:flex;flex-wrap:wrap;gap:6px;margin-top:6px}
.chips label{position:relative}
.chips input{position:absolute;opacity:0;inset:0}
.chips span{display:block;min-width:46px;padding:9px 12px;text-align:center;border:1px solid var(--line);background:#FFFDF8;font-size:.9rem;cursor:pointer}
.chips input:checked+span{background:var(--moss);border-color:var(--moss);color:var(--cream)}
.chips input:focus-visible+span{outline:2px solid var(--gold);outline-offset:2px}
.t-backdrop{position:fixed;inset:0;z-index:85;background:rgba(14,26,20,.45)}
.t-bar{display:flex;justify-content:space-between;align-items:center;gap:12px;margin-bottom:24px;padding-bottom:14px;border-bottom:1px solid var(--line)}
.t-bar__count{margin:0;color:var(--muted)}
.t-bar__count strong{font:500 1.4rem var(--serif);color:var(--moss)}
@media (min-width:1024px){.t-bar__filter{display:none}}
.t-empty{padding:48px 24px;text-align:center;background:var(--paper);border:1px dashed var(--line)}
.t-pager{margin-top:48px}
.t-pager ul{display:flex;flex-wrap:wrap;justify-content:center;gap:6px;list-style:none;margin:0;padding:0}
.t-pager a,.t-pager span{display:grid;place-items:center;min-width:44px;height:44px;padding:0 10px;border:1px solid var(--line);text-decoration:none;font-weight:500}
.t-pager .current{background:var(--moss);color:var(--cream);border-color:var(--moss)}
.t-pager a:hover{border-color:var(--moss)}
.t-arch__cta{display:grid;gap:20px;margin-top:56px;padding:28px 22px;background:var(--tint)}
@media (min-width:900px){.t-arch__cta{grid-template-columns:1fr 1fr;gap:40px;padding:40px}}
.t-arch__cta h2{font-size:1.8rem}
.t-links__h{font-size:1.5rem}
.t-links__list{display:flex;flex-wrap:wrap;gap:8px;list-style:none;margin:16px 0 0;padding:0}
.t-links__list a{display:block;padding:9px 16px;background:var(--paper);border:1px solid var(--line);text-decoration:none;font-size:.9rem}

/* ---------- Single listing ---------- */
.lhead{padding:24px 0 20px}
.lhead__row{display:grid;gap:16px}
@media (min-width:900px){.lhead__row{grid-template-columns:1fr auto;align-items:end;gap:48px}}
.lhead__title{margin:0 0 10px;font-size:clamp(1.9rem,4.4vw,3.6rem);line-height:1.08}
.lhead__loc{display:flex;gap:6px;align-items:center;margin:0;color:var(--muted)}
.lhead__p{text-align:left}
@media (min-width:900px){.lhead__p{text-align:right}}
.lhead__price{margin:0}
.lhead__lbl{display:block;font:600 .72rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--gold-ink)}
.lhead__price b{display:block;margin-top:6px;font:500 clamp(2.2rem,5vw,3.6rem)/1 var(--serif);color:var(--moss)}
.lhead__ppm{margin:6px 0 0;color:var(--muted);font-size:.92rem}
.lgal{padding-bottom:8px}
.lgal__grid{position:relative;display:grid;grid-template-columns:1fr 1fr;gap:6px}
.lgal__it{position:relative;display:block;padding:0;border:0;background:var(--tint);overflow:hidden;cursor:zoom-in;aspect-ratio:4/3}
.lgal__it img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease)}
.lgal__it:hover img{transform:scale(1.04)}
.lgal__it:first-child{grid-column:span 2;aspect-ratio:16/10}
.lgal__it:nth-child(n+4){display:none}
.lgal__all{position:absolute;right:12px;bottom:12px;background:rgba(245,240,232,.95);color:var(--moss);border-color:var(--cream)}
.lgal__all:hover{background:var(--cream);color:var(--moss)}
@media (min-width:900px){
	.lgal__grid{grid-template-columns:2fr 1fr 1fr;grid-template-rows:1fr 1fr;height:clamp(420px,46vw,620px);gap:8px}
	.lgal__it{aspect-ratio:auto!important}
	.lgal__it:first-child{grid-column:auto;grid-row:span 2}
	.lgal__it:nth-child(n+4){display:block}
	.lgal__grid--1{grid-template-columns:1fr}
	.lgal__grid--2{grid-template-columns:2fr 1fr}
	.lgal__grid--3{grid-template-columns:2fr 1fr}
	.lgal__grid--3 .lgal__it:nth-child(n+2){grid-row:auto}
}
.lbody{display:grid;grid-template-columns:minmax(0,1fr);gap:40px;padding-block:28px 64px}
.lbody>*,.t-arch>*,.pbody>*,.lienhe>*,.pgrid>*{min-width:0}
@media (min-width:1024px){.lbody{grid-template-columns:minmax(0,1fr) 360px;gap:56px}}
.lfacts{display:grid;grid-template-columns:repeat(2,1fr);gap:0;margin:0 0 28px;padding:0;list-style:none;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
@media (min-width:640px){.lfacts{grid-template-columns:repeat(5,1fr)}}
.lfacts li{display:grid;grid-template-columns:auto 1fr;column-gap:10px;align-items:center;padding:16px 10px 16px 0}
.lfacts .ico{grid-row:span 2;width:26px;height:26px;color:var(--gold)}
.lfacts b{font:500 1.25rem/1.1 var(--serif);color:var(--moss)}
.lfacts span{font-size:.76rem;color:var(--muted)}
.t-tabs__list{position:sticky;top:var(--hdr);z-index:20;display:flex;gap:4px;margin:0 calc(var(--gut) * -1) 24px;padding:0 var(--gut);overflow-x:auto;background:var(--cream);border-bottom:1px solid var(--line);scrollbar-width:none}
.t-tabs__list::-webkit-scrollbar{display:none}
@media (min-width:1024px){.t-tabs__list{margin-inline:0;padding:0}}
.t-tabs__list [role=tab]{flex:none;padding:16px 16px 14px;border:0;border-bottom:2px solid transparent;background:none;font-weight:600;font-size:.95rem;color:var(--muted);cursor:pointer;white-space:nowrap}
.t-tabs__list [role=tab][aria-selected=true]{color:var(--moss);border-bottom-color:var(--gold)}
.t-tabs__list [role=tab]:hover{color:var(--moss)}
html:not(.js) .t-tabs__list{display:none}
.t-panel{padding-bottom:12px}
html:not(.js) .t-panel{margin-bottom:40px}
.js .t-panel[hidden]{display:none}
.js .t-panel__h{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
.t-panel__h{font-size:1.8rem}
.t-panel__h3{margin:32px 0 14px;font-size:1.35rem}
.t-dl{display:grid;margin:0;border-top:1px solid var(--line)}
@media (min-width:640px){.t-dl{grid-template-columns:1fr 1fr;column-gap:32px}}
.t-dl>div{display:flex;justify-content:space-between;gap:16px;padding:12px 0;border-bottom:1px solid var(--line-2)}
.t-dl dt{color:var(--muted);font-size:.9rem}
.t-dl dd{margin:0;text-align:right;font-weight:500}
.t-dl a{color:var(--moss)}
.t-plan{display:grid;gap:20px}
@media (min-width:768px){.t-plan{grid-template-columns:repeat(2,1fr)}.t-plan .t-plan__fig:only-child{grid-column:span 2}}
.t-plan__fig{margin:0;padding:12px;background:var(--paper);border:1px solid var(--line)}
.t-plan__svg{width:100%;height:auto}
.t-plan__fig figcaption{padding-top:8px;font:500 1rem var(--serif);color:var(--moss);text-align:center}
.t-addr{display:flex;gap:8px;align-items:flex-start;font-weight:500}
.t-addr .ico{color:var(--gold)}
.t-map{position:relative;aspect-ratio:16/9;background:var(--tint);border:1px solid var(--line);overflow:hidden}
.t-map iframe{position:absolute;inset:0;width:100%;height:100%;border:0;filter:sepia(.18) saturate(.85)}
.t-near{display:grid;gap:0;margin:0;padding:0;list-style:none;border-top:1px solid var(--line)}
@media (min-width:640px){.t-near{grid-template-columns:1fr 1fr;column-gap:32px}}
.t-near li{display:flex;justify-content:space-between;gap:12px;padding:11px 0;border-bottom:1px solid var(--line-2)}
.t-near b{font-weight:600;color:var(--moss);white-space:nowrap}
.t-amen{display:grid;grid-template-columns:repeat(2,1fr);gap:10px;margin:0;padding:0;list-style:none}
@media (min-width:768px){.t-amen{grid-template-columns:repeat(3,1fr)}}
.t-amen li{display:flex;gap:10px;align-items:center;padding:14px;background:var(--paper);border:1px solid var(--line-2);font-size:.92rem}
.t-amen .ico{color:var(--gold);width:22px;height:22px}

/* Loan calculator */
.t-calc{margin-top:48px;padding:26px 20px;background:var(--paper);border:1px solid var(--line)}
@media (min-width:768px){.t-calc{padding:36px}}
.t-calc h2{font-size:clamp(1.6rem,3vw,2.2rem)}
.t-calc__sub{color:var(--muted);font-size:.92rem}
.t-calc__grid{display:grid;gap:28px;margin-top:20px}
@media (min-width:860px){.t-calc__grid{grid-template-columns:1.1fr 1fr;gap:40px}}
.t-calc__in{display:grid;gap:20px}
.rng{display:grid;gap:8px}
.rng label{display:flex;justify-content:space-between;gap:12px;font-size:.88rem;font-weight:600}
.rng output{font:500 1.05rem var(--serif);color:var(--moss)}
.rng input[type=range]{width:100%;accent-color:var(--moss);height:28px}
.rng input[type=number]{min-height:48px;padding:10px 14px;border:1px solid var(--line);background:#FFFDF8;font-size:16px;width:100%}
.t-calc__out{padding:22px;background:var(--moss);color:#D8DFD7}
.t-calc__lbl{margin:0;font:600 .72rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--gold-lt)}
.t-calc__big{margin:8px 0 18px;font:500 clamp(2rem,4.4vw,2.8rem)/1 var(--serif);color:var(--cream)}
.t-calc__bar{display:flex;height:10px;margin-bottom:16px;background:rgba(255,255,255,.1)}
.t-calc__bar span{display:block;height:100%;transition:width .4s var(--ease)}
.t-calc__bar span:nth-child(1),.t-calc__legend .c1{background:#C8BFA9}
.t-calc__bar span:nth-child(2),.t-calc__legend .c2{background:#7FA48D}
.t-calc__bar span:nth-child(3),.t-calc__legend .c3{background:var(--gold)}
.t-calc__legend{display:grid;gap:8px;margin:0 0 20px}
.t-calc__legend>div{display:flex;justify-content:space-between;gap:12px;font-size:.9rem}
.t-calc__legend dt{display:flex;align-items:center;gap:8px}
.t-calc__legend i{display:inline-block;width:10px;height:10px}
.t-calc__legend dd{margin:0;color:var(--cream);font-weight:600}

/* Sidebar */
.t-sticky{display:grid;gap:20px}
@media (min-width:1024px){.t-sticky{position:sticky;top:calc(var(--hdr) + 20px)}}
.t-quote{padding:24px;background:var(--paper);border:1px solid var(--line)}
.t-quote__lbl{margin:0;font:600 .72rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--gold-ink)}
.t-quote__price{margin:8px 0 2px;font:500 2.4rem/1 var(--serif);color:var(--moss)}
.t-quote__ppm{margin:0 0 16px;font-size:.9rem;color:var(--muted)}
.t-quote__agent{display:flex;gap:12px;align-items:center;padding:16px 0;border-top:1px solid var(--line)}
.t-quote__agent img{width:60px;height:60px;border-radius:50%;object-fit:cover}
.t-quote__agent a{text-decoration:none}
.t-quote__agent b{display:block;font:500 1.15rem var(--serif);color:var(--moss)}
.t-quote__agent span{font-size:.8rem;color:var(--muted)}
.t-quote__role{margin:0;font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;color:var(--muted)}
.t-quote__btns{display:grid;grid-template-columns:1fr 1fr;gap:8px}
.t-quote__form{padding:24px;background:var(--cream);border:1px solid var(--moss)}
.t-quote__form .t-form__title{font-size:1.4rem}

/* Lightbox */
.t-lb{position:fixed;inset:0;z-index:300;display:grid;grid-template-rows:auto 1fr auto;background:rgba(10,16,13,.97);color:var(--cream)}
.t-lb[hidden]{display:none}
.t-lb__top{display:flex;align-items:center;gap:16px;padding:12px var(--gut)}
.t-lb__count{font:500 1rem var(--serif);color:var(--gold-lt)}
.t-lb__title{flex:1;overflow:hidden;white-space:nowrap;text-overflow:ellipsis;font-size:.9rem;color:#C9C3B6}
.t-lb__x,.t-lb__nav{display:grid;place-items:center;width:48px;height:48px;border:1px solid rgba(255,255,255,.25);background:rgba(0,0,0,.3);color:var(--cream);cursor:pointer}
.t-lb__x:hover,.t-lb__nav:hover{border-color:var(--gold)}
.t-lb__stage{position:relative;display:grid;place-items:center;margin:0;padding:0 var(--gut);min-height:0}
.t-lb__stage img{max-width:100%;max-height:calc(100svh - 190px);width:auto;height:auto;object-fit:contain;animation:fadeIn .3s}
.t-lb__stage figcaption{margin-top:10px;font-size:.85rem;color:#B8B2A5;text-align:center}
.t-lb__nav{position:absolute;top:50%;transform:translateY(-50%)}
.t-lb__nav--prev{left:10px}
.t-lb__nav--next{right:10px}
.t-lb__thumbs{display:flex;gap:6px;padding:12px var(--gut) 16px;overflow-x:auto;justify-content:safe center}
.t-lb__thumbs button{flex:none;width:84px;height:58px;padding:0;border:2px solid transparent;background:none;opacity:.55;cursor:pointer}
.t-lb__thumbs button[aria-current=true]{border-color:var(--gold);opacity:1}
.t-lb__thumbs img{width:100%;height:100%;object-fit:cover}
body.is-locked{overflow:hidden}

/* ---------- Prose ---------- */
.prose{font-size:1.04rem;line-height:1.75}
.prose--lg{font-size:1.08rem}
.prose h2{margin:1.8em 0 .55em;font-size:clamp(1.6rem,3vw,2.2rem)}
.prose h3{margin:1.5em 0 .5em;font-size:1.4rem}
.prose>:first-child,.prose .psec:first-child h2{margin-top:0}
.prose a{color:var(--moss);font-weight:500}
.prose ul,.prose ol{margin:0 0 1.2em}
.prose li{margin-bottom:.35em}
.prose blockquote{margin:1.6em 0;padding:4px 0 4px 22px;border-left:3px solid var(--gold);font:italic 400 1.35rem/1.5 var(--serif);color:var(--moss)}
.prose table{width:100%;border-collapse:collapse;margin:0 0 1.4em;font-size:.95rem}
.prose th,.prose td{padding:10px 12px;border-bottom:1px solid var(--line);text-align:left}
.prose th{background:var(--tint);font-weight:600}
.prose figure{margin:1.6em 0}
.prose img{width:100%}
.prose figcaption{font-size:.85rem;color:var(--muted);margin-top:8px}
.prose .t-list,.prose .t-checks{padding-left:0}
.prose p.t-lede{font:400 1.35rem/1.55 var(--serif);color:var(--moss)}
.t-wrap-table{overflow-x:auto}

/* ---------- Pillar ---------- */
.phero{position:relative;background:var(--moss-3);color:var(--cream);overflow:hidden}
.phero__media{position:absolute;inset:0}
.phero__media img{width:100%;height:100%;object-fit:cover}
.phero__in{position:relative;display:flex;flex-direction:column;justify-content:flex-end;min-height:min(70svh,620px);padding-block:40px 44px}
.phero__title{margin:0;color:var(--cream);font-size:clamp(3rem,10vw,8.4rem);line-height:.92;letter-spacing:-.025em}
.phero--about .phero__title{font-size:clamp(2.4rem,6.4vw,5.6rem);max-width:15ch;line-height:1}
.phero__lead{max-width:620px;margin:20px 0 0;font-size:1.08rem;color:#E6DFD0}
.phero .crumbs{margin-bottom:auto;padding-bottom:40px}
.pbody{display:grid;gap:32px;padding-block:48px 72px}
@media (min-width:1024px){.pbody{grid-template-columns:260px minmax(0,1fr);gap:64px;padding-top:72px}}
.pbody__toc{display:none}
@media (min-width:1024px){.pbody__toc{display:block;position:sticky;top:calc(var(--hdr) + 24px);align-self:start}.pbody__toc ol{list-style:none;counter-reset:toc;margin:0 0 20px;padding:0;border-top:1px solid var(--line)}.pbody__toc li{counter-increment:toc;border-bottom:1px solid var(--line-2)}.pbody__toc a{display:flex;gap:10px;padding:10px 0;font-size:.9rem;text-decoration:none;color:var(--ink)}.pbody__toc a::before{content:counter(toc,decimal-leading-zero);font:italic 500 .9rem var(--serif);color:var(--gold-ink)}.pbody__toc a:hover,.pbody__toc a.is-active{color:var(--moss);font-weight:600}}
.pbody__main{max-width:780px}
.psec{padding-bottom:12px}
.psec+.psec{padding-top:12px;border-top:1px solid var(--line)}
.t-commute{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;margin:1.2em 0;background:var(--line);border:1px solid var(--line)}
@media (min-width:640px){.t-commute{grid-template-columns:repeat(4,1fr)}}
.t-commute div{padding:16px;background:var(--paper)}
.t-commute strong{display:block;font:500 1.6rem/1 var(--serif);color:var(--moss)}
.t-commute span{font-size:.85rem;color:var(--muted)}
.t-two{display:grid;gap:8px 32px}
@media (min-width:640px){.t-two{grid-template-columns:1fr 1fr}}
.t-two h3{margin-top:.4em}
.pagent{display:grid;gap:40px}
@media (min-width:900px){.pagent{grid-template-columns:minmax(0,1.1fr) 1fr;gap:64px;align-items:start}.pagent .t-agent{flex-direction:row}.pagent .t-agent__photo{width:44%;aspect-ratio:auto}}
.pagent__links h3{font-size:1.3rem;margin-top:8px}
.pagent__links .t-list{margin-bottom:28px}

/* Area pages */
.t-ptable{border-top:1px solid var(--line)}
.t-ptable__row{display:grid;grid-template-columns:1fr auto;gap:8px 20px;align-items:center;padding:20px 0;border-bottom:1px solid var(--line)}
@media (min-width:768px){.t-ptable__row{grid-template-columns:1.2fr 1fr 1.2fr}}
.t-ptable__row h3{margin:0;font-size:1.5rem}
.t-ptable__row span{font-size:.85rem;color:var(--muted)}
.t-ptable__row b{font:500 2rem/1 var(--serif);color:var(--moss)}
.t-ptable__row b small{font:500 .8rem var(--sans);color:var(--muted)}
.t-ptable__row .link-arrow{grid-column:1/-1;justify-self:start;white-space:normal}
@media (min-width:768px){.t-ptable__row .link-arrow{grid-column:auto;justify-self:end}}
.t-areaprose{margin-top:40px;max-width:780px}
.t-areahub{display:grid;gap:40px}
@media (min-width:900px){.t-areahub{grid-template-columns:1fr 1fr;gap:56px 40px}}
.t-areacard__fig{display:block;aspect-ratio:16/10;overflow:hidden;background:var(--tint)}
.t-areacard__fig img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.t-areacard:hover .t-areacard__fig img{transform:scale(1.05)}
.t-areacard__body{padding-top:18px}
.t-areacard__body h3{font-size:2rem;margin-bottom:8px}
.t-areacard__body h3 a{text-decoration:none}
.t-areacard__p{display:flex;flex-wrap:wrap;gap:6px 22px;list-style:none;margin:0 0 14px;padding:12px 0;border-block:1px solid var(--line);font-size:.86rem;color:var(--muted)}
.t-areacard__p b{font:500 1.2rem var(--serif);color:var(--moss)}
.t-areacard__l{display:flex;flex-wrap:wrap;gap:8px}
.t-areacard__l a{padding:7px 12px;border:1px solid var(--line);background:var(--paper);font-size:.86rem;text-decoration:none}

/* ---------- Pages ---------- */
.pgrid{display:grid;gap:32px;padding-block:40px 72px}
@media (min-width:1024px){.pgrid{grid-template-columns:240px minmax(0,1fr);gap:64px}}
.pgrid__main{max-width:780px}
.pgrid__nav ul{list-style:none;margin:0;padding:0;border-top:1px solid var(--line)}
@media (min-width:1024px){.pgrid__nav{position:sticky;top:calc(var(--hdr) + 24px);align-self:start}}
.pgrid__nav a{display:block;padding:12px 0;border-bottom:1px solid var(--line-2);text-decoration:none;font-size:.95rem}
.pgrid__nav a[aria-current]{color:var(--moss);font-weight:600}
.t-polcard{display:flex;flex-direction:column;gap:10px;padding:28px;background:var(--paper);border:1px solid var(--line);text-decoration:none;transition:border-color .25s,transform .25s}
.t-polcard:hover{border-color:var(--moss);transform:translateY(-3px)}
.t-polcard h2{font-size:1.6rem;margin:0}
.t-polcard p{color:var(--muted);margin:0 0 10px}
.t-polcard .link-arrow{margin-top:auto;align-self:flex-start}
.lienhe{display:grid;gap:40px;padding-block:40px 72px}
@media (min-width:1024px){.lienhe{grid-template-columns:1fr 1fr;gap:64px}}
.t-contact{display:grid;gap:0;margin:0 0 28px;padding:0;list-style:none;border-top:1px solid var(--line)}
.t-contact li{display:flex;gap:14px;align-items:flex-start;padding:16px 0;border-bottom:1px solid var(--line-2)}
.t-contact .ico{width:24px;height:24px;color:var(--gold);margin-top:2px}
.t-contact span{display:block;font-size:.76rem;letter-spacing:.08em;text-transform:uppercase;color:var(--muted)}
.t-contact b{font:500 1.18rem/1.35 var(--serif);color:var(--moss)}
.t-contact a{text-decoration:none}
.lienhe__form{padding:26px 22px;background:var(--paper);border:1px solid var(--line);align-self:start}
@media (min-width:768px){.lienhe__form{padding:40px}}
@media (min-width:1024px){.lienhe__form{position:sticky;top:calc(var(--hdr) + 24px)}}
.lienhe .t-map{margin-top:24px}
.t-values{display:grid;gap:28px}
@media (min-width:900px){.t-values{grid-template-columns:repeat(3,1fr);gap:40px}}
.t-values>div{padding-top:22px;border-top:2px solid var(--moss)}
.t-values>div>span{display:block;color:var(--gold);margin-bottom:14px}
.t-values h3{font-size:1.45rem}
.t-values p{color:var(--muted);margin:0}
.t-timeline{list-style:none;margin:0;padding:0;border-left:1px solid var(--gold)}
.t-timeline li{position:relative;padding:0 0 28px 28px}
.t-timeline li::before{content:"";position:absolute;left:-6px;top:8px;width:11px;height:11px;background:var(--cream);border:2px solid var(--gold);border-radius:50%}
.t-timeline b{display:block;font:italic 500 1.7rem/1 var(--serif);color:var(--moss);margin-bottom:6px}
.t-timeline p{margin:0;color:var(--ink)}

/* Blog */
.t-blog{display:grid;gap:56px}
.t-lead{display:grid;gap:22px;padding-bottom:48px;border-bottom:1px solid var(--line)}
@media (min-width:900px){.t-lead{grid-template-columns:1.4fr 1fr;gap:48px;align-items:center}}
.t-lead__fig{display:block;aspect-ratio:16/10;overflow:hidden}
.t-lead__fig img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease)}
.t-lead:hover .t-lead__fig img{transform:scale(1.04)}
.t-lead__t{font-size:clamp(1.8rem,3.6vw,2.8rem);margin:0 0 14px}
.t-lead__t a{text-decoration:none;color:var(--ink)}
.t-lead p{color:var(--muted)}
.post__meta{display:flex;flex-wrap:wrap;gap:6px 18px;margin:0;font-size:.88rem;color:var(--muted)}
.post__meta b{color:var(--ink);font-weight:600}
.post__hero{margin:0 auto 40px}
.post__hero img{width:100%;aspect-ratio:16/9;object-fit:cover}
.post__body{padding-bottom:40px}
.post__rel{padding-bottom:56px}

/* Agent profile */
.aprof{padding:28px 0 48px;border-bottom:1px solid var(--line)}
.aprof__in{display:grid;gap:28px}
@media (min-width:860px){.aprof__in{grid-template-columns:minmax(0,.8fr) minmax(0,1.2fr);gap:56px;align-items:center}}
.aprof__photo img{width:100%;aspect-ratio:4/4.6;object-fit:cover}
.aprof__quote{margin:0 0 22px;padding-left:18px;border-left:3px solid var(--gold);font:italic 400 1.3rem/1.5 var(--serif);color:var(--moss)}
.aprof .t-agent__cta{max-width:420px;margin:0 0 22px}
.aprof__meta{list-style:none;margin:0;padding:0;border-top:1px solid var(--line)}
.aprof__meta li{display:flex;justify-content:space-between;gap:16px;padding:10px 0;border-bottom:1px solid var(--line-2);font-size:.92rem}
.aprof__meta span{color:var(--muted)}
.aprof__meta b{font-weight:500;text-align:right}

/* 404 */
.e404{position:relative;padding:48px 0 64px;overflow:hidden;border-bottom:1px solid var(--line)}
.e404__n{position:absolute;right:-2vw;top:-4vw;margin:0;font:italic 500 clamp(9rem,34vw,28rem)/1 var(--serif);color:var(--tint);z-index:0;pointer-events:none}
.e404 .wrap{position:relative}
.e404__t{font-size:clamp(2.4rem,6vw,4.8rem);max-width:14ch;line-height:1.02}
.e404__p{max-width:560px;color:var(--muted);font-size:1.06rem}
.e404__card{margin:28px 0;border:1px solid var(--line);box-shadow:none}
.e404__links{display:flex;flex-wrap:wrap;gap:8px 20px}
.e404__links a{font-weight:500;color:var(--moss)}

/* Reveal on scroll */
.js .rv{opacity:0;transform:translateY(24px);transition:opacity .8s var(--ease),transform .8s var(--ease)}
.js .rv.is-in{opacity:1;transform:none}