/* Layout: sticky header with a Residential/Commercial switch that re-tints the whole site; search-first hero; listing grids; detail drawer with the buy-through-First-Global flow */
:root{
  --bg:#F4F6F5; --surface:#FFFFFF; --surface-2:#EAEFED; --ink:#14201F; --muted:#5A6866; --line:#D9E0DD;
  --res:#1E6656; --res-soft:#DCEDE7; --com:#334A80; --com-soft:#E0E6F4;
  --brass:#A8772A; --ok:#2E7D4F; --shadow:0 1px 2px rgba(20,32,31,.06),0 8px 24px rgba(20,32,31,.08);
  --accent:var(--res); --accent-soft:var(--res-soft); --on-accent:#FFFFFF;
  --f-display:"Instrument Serif",Georgia,"Times New Roman",serif;
  --f-body:"Manrope",system-ui,-apple-system,"Segoe UI",sans-serif;
  --f-mono:"IBM Plex Mono",ui-monospace,Menlo,Consolas,monospace;
  --r:10px; --gut:clamp(16px,4vw,40px); --max:1200px;
}
@media (prefers-color-scheme: dark){:root:not([data-theme="light"]){
  --bg:#0E1514; --surface:#162120; --surface-2:#1C2928; --ink:#E6EDEB; --muted:#98A7A4; --line:#2A3735;
  --res:#62BFA8; --res-soft:#173A33; --com:#93A8E2; --com-soft:#1F2945; --brass:#D6A656; --ok:#6CC28F;
  --shadow:0 1px 2px rgba(0,0,0,.3),0 8px 24px rgba(0,0,0,.35); --on-accent:#0E1514; color-scheme:dark}}
:root[data-theme="dark"]{
  --bg:#0E1514; --surface:#162120; --surface-2:#1C2928; --ink:#E6EDEB; --muted:#98A7A4; --line:#2A3735;
  --res:#62BFA8; --res-soft:#173A33; --com:#93A8E2; --com-soft:#1F2945; --brass:#D6A656; --ok:#6CC28F;
  --shadow:0 1px 2px rgba(0,0,0,.3),0 8px 24px rgba(0,0,0,.35); --on-accent:#0E1514; color-scheme:dark}
body[data-mode="commercial"]{--accent:var(--com);--accent-soft:var(--com-soft)}

*{box-sizing:border-box}
body{background:var(--bg);color:var(--ink);font-family:var(--f-body);font-size:16px;line-height:1.55;-webkit-font-smoothing:antialiased}
a{color:inherit}
button,input,select,textarea{font:inherit;color:inherit}
:focus-visible{outline:2px solid var(--accent);outline-offset:2px}
.wrap{max-width:var(--max);margin-inline:auto;padding-inline:var(--gut)}
h1,h2,h3{font-family:var(--f-display);font-weight:400;line-height:1.08;text-wrap:balance;margin:0}
h2{font-size:clamp(30px,4vw,44px)}
h3{font-size:24px}
.eyebrow{font-size:12px;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--accent)}
.muted{color:var(--muted)}
.mono{font-family:var(--f-mono);font-variant-numeric:tabular-nums}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;border:1px solid transparent;border-radius:999px;padding:11px 20px;font-weight:600;font-size:15px;cursor:pointer;text-decoration:none;transition:background .15s,border-color .15s,transform .15s}
.btn-primary{background:var(--accent);color:var(--on-accent)}
.btn-primary:hover{filter:brightness(1.08)}
.btn-ghost{background:transparent;border-color:var(--line)}
.btn-ghost:hover{border-color:var(--ink)}
.chip{border:1px solid var(--line);background:var(--surface);border-radius:999px;padding:7px 14px;font-size:14px;cursor:pointer}
.chip[aria-pressed="true"]{background:var(--accent);border-color:var(--accent);color:var(--on-accent)}
section{padding-block:clamp(48px,7vw,88px)}

/* Header */
header.top{position:sticky;top:env(safe-area-inset-top,0px);z-index:40;background:color-mix(in srgb,var(--bg) 88%,transparent);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.top .wrap{display:flex;align-items:center;gap:20px;min-height:68px;flex-wrap:wrap;padding-block:8px}
.logo{display:flex;align-items:center;gap:10px;text-decoration:none;cursor:pointer;background:none;border:0;padding:0}
.logo svg{width:34px;height:34px;color:var(--accent)}
.logo b{font-family:var(--f-display);font-weight:400;font-size:24px;line-height:1;letter-spacing:.01em}
.logo small{display:block;font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);font-weight:700;margin-top:3px}
.mode-switch{display:inline-flex;background:var(--surface-2);border-radius:999px;padding:4px;border:1px solid var(--line)}
.mode-switch button{border:0;background:transparent;padding:8px 16px;border-radius:999px;font-weight:600;font-size:14px;cursor:pointer;color:var(--muted)}
.mode-switch button[aria-pressed="true"]{background:var(--surface);color:var(--ink);box-shadow:var(--shadow)}
nav.links{display:flex;gap:4px;margin-left:auto;align-items:center}
nav.links a{text-decoration:none;padding:8px 12px;border-radius:8px;font-weight:500;font-size:15px;color:var(--muted)}
nav.links a:hover{color:var(--ink);background:var(--surface-2)}
.saved-pill{display:inline-flex;gap:6px;align-items:center}
.saved-pill .count{background:var(--accent);color:var(--on-accent);border-radius:999px;font-size:12px;padding:0 7px;font-weight:700}
@media (max-width:820px){nav.links .hide-sm{display:none}.top .wrap{gap:12px}.mode-switch{order:3;width:100%}.mode-switch button{flex:1}nav.links{margin-left:auto}}

/* Hero */
.hero{padding-block:clamp(40px,6vw,72px) clamp(40px,6vw,64px);position:relative;overflow:hidden}
.hero-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(24px,4vw,56px);align-items:center}
.hero h1{font-size:clamp(42px,6.4vw,78px);letter-spacing:-.01em}
.hero h1 em{color:var(--accent);font-style:italic}
.hero p.lede{font-size:18px;color:var(--muted);max-width:48ch;margin:18px 0 28px}
.hero-art{border-radius:18px;overflow:hidden;aspect-ratio:5/4;max-width:100%;box-shadow:var(--shadow);position:relative}
.hero-art svg{display:block;width:100%;height:100%}
.hero-art img{display:block;width:100%;height:100%;object-fit:cover}
.hero-art .tag{color:var(--ink);font:inherit;position:absolute;left:16px;bottom:16px;background:var(--surface);border-radius:12px;padding:10px 14px;box-shadow:var(--shadow);font-size:14px}
.hero-art .tag b{display:block;font-size:16px}
@media (max-width:900px){.hero-grid{grid-template-columns:1fr}.hero-art{aspect-ratio:16/9}}

.searchbox{background:var(--surface);border:1px solid var(--line);border-radius:16px;box-shadow:var(--shadow);padding:10px}
.deal-tabs{display:flex;gap:4px;padding:4px 4px 10px}
.deal-tabs button{border:0;background:none;padding:6px 12px;border-radius:8px;font-weight:600;font-size:14px;color:var(--muted);cursor:pointer}
.deal-tabs button[aria-pressed="true"]{color:var(--accent);background:var(--accent-soft)}
.search-row{display:grid;grid-template-columns:2fr 1fr 1fr auto;gap:8px}
.field{display:flex;flex-direction:column;gap:2px;background:var(--surface-2);border-radius:10px;padding:8px 12px;min-width:0}
.field label{font-size:11px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--muted)}
.field input,.field select{border:0;background:transparent;padding:2px 0;outline:none;width:100%;min-width:0;font-size:15px}
.search-row .btn{border-radius:10px;padding-inline:24px}
@media (max-width:640px){.search-row{grid-template-columns:1fr 1fr}.search-row .field:first-child,.search-row .btn{grid-column:1/-1}}
.quick{display:flex;gap:8px;flex-wrap:wrap;margin-top:16px;align-items:center;font-size:14px}

/* Divisions */
.divisions{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.division{position:relative;border-radius:16px;overflow:hidden;min-height:240px;display:flex;align-items:flex-end;cursor:pointer;border:0;padding:0;text-align:left;background:var(--surface)}
.division svg{position:absolute;inset:0;width:100%;height:100%}
.division .veil{position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,18,17,0) 30%,rgba(10,18,17,.78))}
.division .txt{position:relative;padding:24px;color:#fff}
.division .txt h3{font-size:32px;color:#fff}
.division .txt p{margin:6px 0 0;opacity:.88;font-size:15px}
.division.current{outline:3px solid var(--accent);outline-offset:3px}
@media (max-width:700px){.divisions{grid-template-columns:1fr}}

/* Section heads */
.shead{display:flex;justify-content:space-between;align-items:end;gap:16px;flex-wrap:wrap;margin-bottom:28px}
.shead p{margin:8px 0 0;color:var(--muted);max-width:56ch}

/* Cards */
.grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(280px,1fr));gap:20px}
.card{background:var(--surface);border:1px solid var(--line);border-radius:14px;overflow:hidden;display:flex;flex-direction:column;cursor:pointer;transition:transform .18s,box-shadow .18s;text-align:left;padding:0}
.card:hover{transform:translateY(-3px);box-shadow:var(--shadow)}
.card .ph{position:relative;aspect-ratio:3/2;max-width:100%}
.card .ph svg{display:block;width:100%;height:100%}
.badge{position:absolute;top:12px;left:12px;background:var(--surface);color:var(--ink);font-size:12px;font-weight:700;border-radius:999px;padding:4px 10px;letter-spacing:.02em}
.badge.new{background:var(--brass);color:#fff}
.heart{position:absolute;top:10px;right:10px;width:36px;height:36px;border-radius:50%;border:0;background:var(--surface);display:grid;place-items:center;cursor:pointer;box-shadow:var(--shadow)}
.heart svg{width:18px;height:18px}
.heart[aria-pressed="true"] svg path{fill:#D2465B;stroke:#D2465B}
.card .body{padding:16px 18px 18px;display:flex;flex-direction:column;gap:6px;flex:1}
.price{font-family:var(--f-mono);font-weight:500;font-size:20px;letter-spacing:-.01em}
.price small{font-size:13px;color:var(--muted);font-weight:400}
.facts{display:flex;gap:14px;flex-wrap:wrap;font-size:14px;color:var(--muted)}
.facts b{color:var(--ink);font-weight:600}
.addr{font-size:15px;font-weight:600}
.city{font-size:14px;color:var(--muted)}
.typepill{align-self:flex-start;font-size:12px;font-weight:700;color:var(--accent);background:var(--accent-soft);border-radius:6px;padding:2px 8px;margin-top:4px}

/* Services */
.services{display:grid;grid-template-columns:repeat(auto-fit,minmax(230px,1fr));gap:1px;background:var(--line);border:1px solid var(--line);border-radius:14px;overflow:hidden}
.service{background:var(--surface);padding:26px}
.service svg{width:28px;height:28px;color:var(--accent)}
.service h3{font-size:24px;margin:14px 0 8px}
.service p{margin:0;color:var(--muted);font-size:15px}

/* Steps */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;counter-reset:s}
.step{border-top:2px solid var(--accent);padding-top:18px}
.step .n{font-family:var(--f-mono);font-size:13px;color:var(--accent)}
.step h3{font-size:24px;margin:6px 0 6px}
.step p{margin:0;color:var(--muted);font-size:15px}
@media (max-width:860px){.steps{grid-template-columns:1fr 1fr}}
@media (max-width:480px){.steps{grid-template-columns:1fr}}
.band{background:var(--surface);border-block:1px solid var(--line)}

/* Agents */
.agents{display:grid;grid-template-columns:repeat(auto-fill,minmax(220px,1fr));gap:20px}
.agent{display:flex;gap:14px;align-items:center;background:var(--surface);border:1px solid var(--line);border-radius:14px;padding:16px}
.avatar{width:56px;height:56px;border-radius:50%;display:grid;place-items:center;font-family:var(--f-display);font-size:24px;color:#fff;flex:none}
.agent b{display:block}
.agent span{font-size:14px;color:var(--muted)}

/* CTA */
.cta{display:grid;grid-template-columns:1fr 1fr;gap:32px;align-items:center;background:var(--accent);color:var(--on-accent);border-radius:20px;padding:clamp(28px,5vw,56px)}
.cta h2{color:var(--on-accent)}
.cta p{opacity:.9;margin:12px 0 0}
.cta form{display:grid;gap:10px}
.cta input{border:0;border-radius:10px;padding:13px 14px;background:var(--surface);color:var(--ink);width:100%}
.cta .btn{background:var(--ink);color:var(--bg)}
@media (max-width:760px){.cta{grid-template-columns:1fr}}

/* Search view */
.filters{position:sticky;top:calc(env(safe-area-inset-top,0px) + 69px);z-index:20;background:var(--bg);border-bottom:1px solid var(--line);padding-block:14px}
.filter-row{display:flex;gap:10px;flex-wrap:wrap;align-items:center}
.filter-row .field{flex:1 1 150px}
.filter-row .field.wide{flex:2 1 240px}
.typechips{display:flex;gap:6px;flex-wrap:wrap;margin-top:12px}
.results-head{display:flex;justify-content:space-between;align-items:center;gap:12px;flex-wrap:wrap;margin:24px 0 18px}
.results-head h2{font-size:30px}
.empty{padding:56px 24px;text-align:center;border:1px dashed var(--line);border-radius:14px;color:var(--muted)}

/* Drawer */
.scrim{position:fixed;inset:0;background:rgba(8,14,13,.5);z-index:60}
.drawer{position:fixed;top:0;right:0;bottom:0;width:min(760px,100%);background:var(--bg);z-index:61;overflow-y:auto;box-shadow:-20px 0 60px rgba(0,0,0,.25);padding-top:env(safe-area-inset-top,0px);padding-bottom:env(safe-area-inset-bottom,0px)}
.drawer .ph{aspect-ratio:16/9;max-width:100%;position:relative}
.drawer .ph svg{display:block;width:100%;height:100%}
.close{position:absolute;top:14px;right:14px;width:40px;height:40px;border-radius:50%;border:0;background:var(--surface);cursor:pointer;font-size:22px;line-height:1;box-shadow:var(--shadow)}
.d-body{padding:24px clamp(16px,4vw,32px) 40px;display:grid;gap:26px}
.d-head h2{font-size:clamp(28px,4vw,38px)}
.statgrid{display:grid;grid-template-columns:repeat(auto-fit,minmax(120px,1fr));gap:0;background:var(--surface);border:1px solid var(--line);border-radius:12px;overflow:hidden}
.stat{background:var(--surface);padding:12px 14px;box-shadow:inset -1px -1px 0 var(--line)}
.stat span{display:block;font-size:11px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--muted)}
.stat b{font-family:var(--f-mono);font-weight:500;font-size:17px}
.panel{background:var(--surface);border:1px solid var(--line);border-radius:14px;padding:20px}
.panel h3{font-size:22px;margin-bottom:12px}
.calc{display:grid;grid-template-columns:repeat(3,1fr);gap:10px}
.calc .field{background:var(--surface-2)}
.calc-out{margin-top:14px;display:flex;justify-content:space-between;align-items:baseline;gap:12px;flex-wrap:wrap;border-top:1px solid var(--line);padding-top:14px}
.calc-out .big{font-family:var(--f-mono);font-size:26px}
@media (max-width:520px){.calc{grid-template-columns:1fr 1fr}}
.act-tabs{display:flex;gap:4px;border-bottom:1px solid var(--line);margin-bottom:16px;flex-wrap:wrap}
.act-tabs button{border:0;background:none;padding:10px 12px;font-weight:600;color:var(--muted);cursor:pointer;border-bottom:2px solid transparent;margin-bottom:-1px}
.act-tabs button[aria-selected="true"]{color:var(--accent);border-bottom-color:var(--accent)}
.form{display:grid;grid-template-columns:1fr 1fr;gap:10px}
.form .full{grid-column:1/-1}
.form input,.form select,.form textarea{width:100%;border:1px solid var(--line);background:var(--surface-2);border-radius:10px;padding:11px 12px}
.form textarea{min-height:84px;resize:vertical}
.form label{font-size:13px;font-weight:600;display:grid;gap:4px}
.form label input,.form label select,.form label textarea{font-weight:400;font-size:15px}
@media (max-width:520px){.form{grid-template-columns:1fr}}
.agentline{display:flex;gap:12px;align-items:center;margin-bottom:16px;padding-bottom:16px;border-bottom:1px solid var(--line)}
.confirm{display:flex;gap:12px;align-items:flex-start;background:var(--accent-soft);border-radius:12px;padding:16px}
.confirm svg{width:24px;height:24px;flex:none;color:var(--ok)}
.note{font-size:13px;color:var(--muted)}

footer{border-top:1px solid var(--line);padding-block:40px 56px;font-size:14px;color:var(--muted)}
.fgrid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:24px}
.fgrid h4{margin:0 0 10px;color:var(--ink);font-size:13px;letter-spacing:.1em;text-transform:uppercase}
.fgrid a{display:block;text-decoration:none;padding:3px 0;cursor:pointer}
.fgrid a:hover{color:var(--ink)}
.legal{margin-top:28px;padding-top:20px;border-top:1px solid var(--line);display:flex;gap:16px;flex-wrap:wrap;justify-content:space-between}
@media (max-width:760px){.fgrid{grid-template-columns:1fr 1fr}}
.toast{position:fixed;left:50%;bottom:calc(24px + env(safe-area-inset-bottom,0px));transform:translateX(-50%);background:var(--ink);color:var(--bg);padding:10px 18px;border-radius:999px;font-size:14px;z-index:80}
@media (prefers-reduced-motion:reduce){*{transition:none!important;animation:none!important}}

/* Photos, gallery, funnel pieces */
.card .ph img,.drawer .ph img{display:block;width:100%;height:100%;object-fit:cover;background:var(--surface-2)}
.photo-count{position:absolute;right:12px;bottom:12px;background:rgba(10,18,17,.72);color:#fff;font-size:12px;font-weight:600;border-radius:999px;padding:3px 9px}
.gal-nav{position:absolute;top:50%;transform:translateY(-50%);width:40px;height:40px;border-radius:50%;border:0;background:var(--surface);box-shadow:var(--shadow);cursor:pointer;font-size:20px;line-height:1}
.gal-nav.prev{left:12px}.gal-nav.next{right:12px}
.thumbs{display:flex;gap:6px;overflow-x:auto;padding:8px clamp(16px,4vw,32px) 0}
.thumbs button{flex:none;width:76px;height:52px;border-radius:6px;overflow:hidden;border:2px solid transparent;padding:0;cursor:pointer;background:var(--surface-2)}
.thumbs button[aria-current="true"]{border-color:var(--accent)}
.thumbs img{width:100%;height:100%;object-fit:cover;display:block}
.courtesy{font-size:13px;color:var(--muted);border-top:1px solid var(--line);padding-top:14px}
.skeleton{background:linear-gradient(90deg,var(--surface-2),var(--surface),var(--surface-2));background-size:200% 100%;animation:sk 1.2s infinite;border-radius:14px;min-height:340px}
@keyframes sk{to{background-position:-200% 0}}
.alertbar{display:flex;gap:12px;align-items:center;flex-wrap:wrap;justify-content:space-between;background:var(--accent-soft);border-radius:14px;padding:16px 18px;margin-bottom:20px}
.alertbar form{display:flex;gap:8px;flex:1 1 320px;max-width:460px}
.alertbar input{flex:1;min-width:0;border:1px solid var(--line);background:var(--surface);border-radius:999px;padding:10px 16px}
.loadmore{display:flex;justify-content:center;margin-top:28px}
.fab{position:fixed;right:max(16px,env(safe-area-inset-right,0px));bottom:calc(16px + env(safe-area-inset-bottom,0px));z-index:50;box-shadow:var(--shadow)}
.modal{position:fixed;inset:0;z-index:70;display:grid;place-items:center;padding:16px;background:rgba(8,14,13,.55)}
.modal-card{background:var(--bg);border-radius:18px;max-width:460px;width:100%;padding:28px;box-shadow:var(--shadow);position:relative;max-height:calc(100% - 32px);overflow-y:auto}
.modal-card h2{font-size:32px;margin-bottom:8px}
.modal-card .close{top:12px;right:12px}
.perks{margin:14px 0 18px;padding:0;list-style:none;display:grid;gap:6px;font-size:15px}
.perks li::before{content:"✓";color:var(--accent);font-weight:700;margin-right:8px}
.err{color:#B3261E;font-size:14px;font-weight:600}
.srcnote{font-size:12px;color:var(--muted);margin-top:4px}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}