/* Amazon Real Estate Agents P/L — public website
   Landing & menu: Pam Golding (green bar, mega menu with live counts, hero search)
   Listings: property-listing grid with spec cards
   What we do + offers banner: Higherlife (pinned scroll, progress tabs, image wipe, round arrows)
   Partner section: dark box over full-bleed slider (Burchan) */
:root {
  --g: #038040; --g-dark: #0b3d26; --g-deep: #072a1a; --g-ink: #06301d; --lime: #b7ef9a; --lime-dark: #9fe07d; --g-tint: #eaf6ef;
  --rent: #e8901c; --ink: #1a1a1a; --text: #3b3b3b; --grey: #707070; --soft: #bcbec0; --line: #e6e6e6; --bg: #fff; --bg2: #f5f6f4;
  --head: "Montserrat", "Segoe UI", Arial, sans-serif; --body: "DM Sans", "Segoe UI", Arial, sans-serif; --cond: "Oswald", "Arial Narrow", sans-serif;
  --r: 4px; --shadow: 0 6px 24px rgba(10, 30, 20, .10); --hdr: 118px;
}
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 90px; -webkit-text-size-adjust: 100%; }
body { margin: 0; font: 16px/1.6 var(--body); color: var(--text); background: var(--bg); overflow-x: hidden; -webkit-font-smoothing: antialiased; }
img { max-width: 100%; display: block; }
a { color: var(--g); }
h1, h2, h3, h4 { font-family: var(--head); color: var(--ink); margin: 0; line-height: 1.15; }
p { margin: 0; }
button, input, select, textarea { font: inherit; color: inherit; }
button { cursor: pointer; }
[hidden] { display: none !important; }
:focus-visible { outline: 2px solid var(--g); outline-offset: 2px; }
.sr { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
.skip { position: absolute; left: -999px; top: 8px; background: #fff; padding: 8px 14px; z-index: 999; }
.skip:focus { left: 8px; }
.wrap { width: 100%; max-width: 1240px; margin: 0 auto; padding: 0 16px; }
@media (min-width: 760px) { .wrap { padding: 0 28px; } }
.eyebrow { font: 700 12.5px/1 var(--head); letter-spacing: 2px; text-transform: uppercase; color: var(--g); margin-bottom: 12px; }
.reveal { opacity: 0; transform: translateY(26px); transition: opacity .8s ease, transform .8s cubic-bezier(.2, .7, .2, 1); }
.reveal.in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) { .reveal { opacity: 1; transform: none; transition: none; } html { scroll-behavior: auto; } }

/* ------------------------------------------------------------ promo strip */
.strip { background: var(--g-deep); color: #fff; font-size: 13.5px; text-align: center; padding: 8px 44px; position: relative; }
.strip a { color: var(--lime); font-weight: 700; margin-left: 8px; }
.strip .x { position: absolute; right: 10px; top: 50%; transform: translateY(-50%); background: none; border: 0; color: #fff; font-size: 20px; line-height: 1; padding: 4px 8px; }

/* ------------------------------------------------------------ header */
.hdr { position: sticky; top: 0; z-index: 50; }
.topbar { background: var(--g-dark); color: #dfeee5; font-size: 13px; }
.topbar-in { display: flex; gap: 22px; align-items: center; min-height: 36px; }
.tb-item { display: inline-flex; align-items: center; gap: 7px; white-space: nowrap; }
.tb-item svg { width: 14px; height: 14px; fill: var(--lime); flex: none; }
.tb-r { margin-left: auto; color: #b9d6c4; letter-spacing: .3px; }
.bar { background: #fff; border-bottom: 1px solid var(--line); transition: box-shadow .25s; }
.hdr.scrolled .bar { box-shadow: 0 4px 20px rgba(0, 0, 0, .08); }
.bar-in { display: grid; grid-template-columns: 1fr auto 1fr; align-items: center; height: 82px; gap: 12px; transition: height .25s; }
.hdr.scrolled .bar-in { height: 66px; }
.menu-btn { justify-self: start; display: inline-flex; align-items: center; gap: 12px; border: 0; background: none; padding: 8px 0; font: 700 15px var(--head);
  letter-spacing: 1.4px; text-transform: uppercase; color: var(--g-dark); }
.burger { display: grid; gap: 5px; width: 22px; }
.burger i { display: block; height: 2px; background: currentColor; border-radius: 2px; transition: transform .25s, opacity .2s; }
.burger i:nth-child(2) { width: 70%; }
.menu-btn[aria-expanded="true"] .burger i:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.menu-btn[aria-expanded="true"] .burger i:nth-child(2) { opacity: 0; }
.menu-btn[aria-expanded="true"] .burger i:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }
.brand img { height: 52px; width: auto; transition: height .25s; }
.hdr.scrolled .brand img { height: 42px; }
.quick { display: none; }
.find-btn { justify-self: end; display: inline-flex; align-items: center; gap: 10px; background: var(--g-dark); color: #fff; text-decoration: none; padding: 12px 18px;
  font: 700 14px var(--head); letter-spacing: 1px; text-transform: uppercase; border-radius: var(--r); transition: background .2s; }
.find-btn:hover { background: var(--g); }
.find-btn svg { width: 17px; height: 17px; }
@media (min-width: 1100px) {
  .bar-in { grid-template-columns: auto auto 1fr auto; }
  .quick { display: flex; gap: 26px; justify-self: end; margin-right: 10px; }
  .quick a { color: var(--ink); text-decoration: none; font: 600 14px var(--head); letter-spacing: .4px; position: relative; padding: 6px 0; }
  .quick a::after { content: ""; position: absolute; left: 0; bottom: 0; height: 2px; width: 100%; background: var(--g); transform: scaleX(0); transform-origin: left; transition: transform .25s; }
  .quick a:hover::after { transform: scaleX(1); }
  .brand { margin-left: 34px; }
}
.mega { position: absolute; left: 0; right: 0; top: 100%; background: var(--g-dark); color: #fff; max-height: calc(100vh - 120px); overflow-y: auto;
  box-shadow: 0 20px 40px rgba(0, 0, 0, .25); animation: drop .25s ease; }
@keyframes drop { from { opacity: 0; transform: translateY(-8px); } }
.mega-in { display: grid; gap: 28px; padding-top: 34px; padding-bottom: 40px; grid-template-columns: 1fr; }
.mega h3 { color: #fff; font: 800 19px var(--head); text-transform: uppercase; letter-spacing: .3px; margin-bottom: 14px; }
.mega a { display: flex; justify-content: space-between; gap: 12px; color: #fff; text-decoration: none; font-size: 16.5px; padding: 4px 0; }
.mega a:hover { color: var(--lime); }
.mega a span, .msearch a span { color: var(--lime); font-weight: 700; }
.mega p { color: #d7e8de; margin-bottom: 10px; }
.mhours { font-size: 14px; line-height: 1.7; }
.mega .mstaff { display: inline-block; margin-top: 8px; border: 1px solid rgba(255, 255, 255, .4); padding: 7px 14px; border-radius: var(--r); font-size: 14px; }
.msearch { display: grid; gap: 0 28px; }
@media (min-width: 700px) { .mega-in { grid-template-columns: 1fr 1fr; } .msearch { grid-template-columns: 1fr 1fr; } }
@media (min-width: 1100px) { .mega-in { grid-template-columns: 1fr 1.7fr 1fr 1fr; } }

/* ------------------------------------------------------------ hero */
.hero { position: relative; min-height: min(86vh, 820px); display: flex; align-items: flex-end; color: #fff; overflow: hidden; background: var(--g-deep); }
.hero-bg, .hero-slide { position: absolute; inset: 0; }
.hero-slide { background-size: cover; background-position: center; opacity: 0; transform: scale(1.06); transition: opacity 1.2s ease, transform 7s ease; }
.hero-slide.on { opacity: 1; transform: scale(1); }
.hero-shade { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(4, 24, 14, .78) 0%, rgba(4, 24, 14, .58) 45%, rgba(4, 24, 14, .9) 100%), linear-gradient(90deg, rgba(4, 24, 14, .55), rgba(4, 24, 14, 0) 70%); }
.hero-in { position: relative; padding-top: 110px; padding-bottom: 60px; display: grid; gap: 20px 40px; grid-template-columns: 1fr; }
.hero-kicker { font: 700 13px var(--head); letter-spacing: 2.4px; text-transform: uppercase; color: var(--lime); margin-bottom: 14px; }
.hero h1 { color: #fff; font: 800 clamp(34px, 6vw, 68px)/1.08 var(--head); letter-spacing: -.5px; max-width: 14ch; text-wrap: balance; }
.hero-sub { font: 500 clamp(17px, 2vw, 25px)/1.45 var(--head); color: #f2f7f3; max-width: 26ch; align-self: end; }
.search { grid-column: 1 / -1; display: grid; grid-template-columns: 1fr; background: rgba(255, 255, 255, .22); backdrop-filter: blur(10px); -webkit-backdrop-filter: blur(10px);
  border: 1px solid rgba(255, 255, 255, .25); padding: 12px; gap: 8px; margin-top: 26px; }
.sf { position: relative; display: flex; align-items: center; background: rgba(255, 255, 255, .08); }
.sf select, .sf input { width: 100%; border: 0; background: transparent; color: #fff; font: 600 16.5px var(--body); padding: 16px 18px; appearance: none; -webkit-appearance: none; }
.sf select { padding-right: 40px; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='white' stroke-width='2.4'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E");
  background-repeat: no-repeat; background-position: right 14px center; background-size: 16px; }
.sf select option { color: var(--ink); }
.sf input::placeholder { color: rgba(255, 255, 255, .85); font-weight: 400; }
.sf-q svg { width: 24px; height: 24px; margin-left: 16px; flex: none; }
.sf-q input { padding-left: 12px; }
.sbtn { display: inline-flex; align-items: center; justify-content: center; gap: 10px; border: 0; background: var(--g-dark); color: #fff; font: 700 17px var(--head);
  letter-spacing: 1px; text-transform: uppercase; padding: 16px 30px; transition: background .2s; }
.sbtn:hover { background: var(--g); }
.sbtn svg { width: 19px; height: 19px; }
.hero-dots { grid-column: 1 / -1; display: flex; gap: 8px; }
.hero-dots button { width: 34px; height: 4px; border: 0; background: rgba(255, 255, 255, .4); padding: 0; }
.hero-dots button.on { background: var(--lime); }
@media (min-width: 900px) {
  .hero-in { grid-template-columns: 1.4fr 1fr; padding-bottom: 80px; }
  .search { grid-template-columns: 200px 260px 1fr auto; padding: 20px 20px 20px 34px; gap: 0; align-items: center; }
  .sf { background: none; }
  .sf + .sf::before { content: ""; position: absolute; left: 0; top: 18%; bottom: 18%; width: 1px; background: rgba(255, 255, 255, .7); }
}

/* ------------------------------------------------------------ welcome */
.welcome { display: grid; gap: 20px 60px; padding-top: 80px; padding-bottom: 40px; }
.welcome h2 { font: 700 clamp(28px, 3.4vw, 42px)/1.15 var(--head); }
.welcome-r p { font-size: 18px; color: #555; }
.welcome-stats { display: flex; flex-wrap: wrap; gap: 14px 40px; margin-top: 26px; }
.welcome-stats a { text-decoration: none; color: var(--ink); }
.welcome-stats b { display: block; font: 800 34px/1 var(--head); color: var(--g); }
.welcome-stats span { font-size: 14px; color: var(--grey); }
@media (min-width: 900px) { .welcome { grid-template-columns: 1fr 1.2fr; align-items: end; } }

/* ------------------------------------------------------------ listings */
.listings { padding: 50px 0 90px; }
.sec-head { display: flex; justify-content: space-between; align-items: flex-end; gap: 16px; flex-wrap: wrap; margin-bottom: 26px; }
.sec-head h2 { font: 700 clamp(28px, 3.4vw, 42px)/1.15 var(--head); }
.ptabs { display: inline-flex; border: 1px solid var(--line); border-radius: 40px; padding: 4px; background: #fff; }
.ptabs button { border: 0; background: none; padding: 9px 20px; border-radius: 40px; font: 600 14px var(--head); color: var(--ink); }
.ptabs button.on { background: var(--g-dark); color: #fff; }
.filters { display: grid; grid-template-columns: 1fr 1fr; gap: 10px; background: #fff; border: 1px solid var(--line); border-radius: 10px; padding: 14px; box-shadow: var(--shadow); margin-bottom: 26px; }
.filters label { display: grid; gap: 4px; font: 600 12px var(--head); color: var(--grey); text-transform: uppercase; letter-spacing: .6px; min-width: 0; }
.filters select, .filters input { border: 1px solid #d9dcd9; border-radius: 6px; padding: 10px 11px; font: 500 15px var(--body); color: var(--ink); background: #fff; min-width: 0; width: 100%; }
.filters .f-q { grid-column: 1 / -1; }
.fbtn { grid-column: 1 / -1; display: inline-flex; align-items: center; justify-content: center; gap: 8px; border: 0; border-radius: 6px; background: var(--g); color: #fff; font: 700 15px var(--head); padding: 12px 20px; }
.fbtn svg { width: 17px; height: 17px; }
@media (min-width: 760px) { .filters { grid-template-columns: repeat(3, 1fr); } }
@media (min-width: 1100px) { .filters { grid-template-columns: 1.2fr 1fr 1fr .8fr 1.5fr 1.1fr auto; align-items: end; padding: 16px 18px; } .filters .f-q, .fbtn { grid-column: auto; } .fbtn { height: 44px; } }
.lbanner { position: relative; border-radius: 10px; overflow: hidden; margin-bottom: 26px; min-height: 150px; display: flex; align-items: center; color: #fff; text-decoration: none; background: var(--g-dark) center/cover; }
.lbanner::before { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(4, 30, 17, .85), rgba(4, 30, 17, .25)); }
.lbanner div { position: relative; padding: 24px 28px; max-width: 640px; }
.lbanner b { display: block; font: 700 22px/1.25 var(--head); }
.lbanner span { font-size: 15px; opacity: .9; }
.results { color: var(--grey); font-size: 14.5px; margin-bottom: 14px; min-height: 22px; }
.grid { display: grid; gap: 26px; grid-template-columns: 1fr; }
@media (min-width: 700px) { .grid { grid-template-columns: 1fr 1fr; } }
@media (min-width: 1050px) { .grid { grid-template-columns: repeat(3, 1fr); } }
.card { display: flex; flex-direction: column; background: #fff; border-radius: 6px; overflow: hidden; box-shadow: 0 2px 14px rgba(0, 0, 0, .09); color: var(--text); text-decoration: none;
  transition: transform .3s, box-shadow .3s; cursor: pointer; border: 0; padding: 0; text-align: left; width: 100%; }
.card:hover { transform: translateY(-4px); box-shadow: 0 14px 34px rgba(0, 0, 0, .14); }
.card .ph { position: relative; aspect-ratio: 16 / 10.5; overflow: hidden; background: #e9ece9; }
.card .ph img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s; }
.card:hover .ph img { transform: scale(1.05); }
.badges { position: absolute; left: 12px; top: 12px; display: flex; gap: 6px; flex-wrap: wrap; }
.badge { background: #fff; color: var(--ink); font: 700 11.5px var(--head); padding: 5px 10px; border-radius: 4px; box-shadow: 0 1px 4px rgba(0, 0, 0, .15); }
.badge.f { background: var(--lime); }
.badge.o { background: var(--rent); color: #fff; }
.badge.s { background: #333; color: #fff; }
.card .bd { padding: 18px 20px 14px; flex: 1; display: flex; flex-direction: column; }
.card .top { display: grid; grid-template-columns: 1fr auto; gap: 12px; padding-bottom: 14px; border-bottom: 1px solid var(--line); }
.card h3 { font: 600 17.5px/1.3 var(--head); color: var(--ink); }
.card .loc { font-size: 14px; color: var(--grey); margin-top: 3px; }
.card .ag { font-size: 12.5px; color: var(--grey); text-align: right; max-width: 110px; line-height: 1.35; }
.card .ag b { display: block; color: var(--ink); font-weight: 700; }
.specs { display: grid; grid-template-columns: 1fr 1fr; gap: 8px 14px; padding-top: 14px; font-size: 14px; color: var(--grey); }
.specs b { color: var(--ink); font-weight: 700; }
.specs span:nth-child(even) { text-align: right; }
.card .ft { display: grid; grid-template-columns: auto 1fr; margin-top: auto; }
.card .pur { background: var(--g); color: #fff; font: 700 14px var(--head); padding: 13px 20px; display: flex; align-items: center; }
.card .pur.rent { background: var(--rent); }
.card .price { background: #eef1f0; color: var(--ink); font: 700 16px var(--head); padding: 13px 16px; text-align: center; display: flex; align-items: center; justify-content: center; }
.card .price small { font: 500 12.5px var(--body); color: var(--grey); margin-left: 3px; }
.skel { height: 420px; border-radius: 6px; background: linear-gradient(90deg, #eef0ee 25%, #f7f8f7 50%, #eef0ee 75%); background-size: 200% 100%; animation: sk 1.4s infinite; }
@keyframes sk { to { background-position: -200% 0; } }
.empty { grid-column: 1 / -1; text-align: center; padding: 50px 20px; background: var(--bg2); border-radius: 10px; color: var(--grey); }
.empty b { display: block; color: var(--ink); font: 700 19px var(--head); margin-bottom: 6px; }
.more { text-align: center; margin-top: 36px; }
.btn-o { border: 1.5px solid var(--g-dark); background: #fff; color: var(--g-dark); font: 700 15px var(--head); padding: 13px 28px; border-radius: var(--r); letter-spacing: .4px; }
.btn-o:hover { background: var(--g-dark); color: #fff; }

/* ------------------------------------------------------------ lifestyles */
.lifestyles { padding: 80px 0; background: var(--bg2); }
.lgrid { display: grid; gap: 16px; grid-template-columns: 1fr; }
@media (min-width: 640px) { .lgrid { grid-template-columns: 1fr 1fr; } }
@media (min-width: 1000px) { .lgrid { grid-template-columns: repeat(3, 1fr); } }
.life { position: relative; display: flex; align-items: flex-end; min-height: 290px; border-radius: 6px; overflow: hidden; color: #fff; text-decoration: none; background: var(--g-dark); }
.life img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform .8s; }
.life::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0, 0, 0, 0) 30%, rgba(3, 25, 14, .88)); }
.life:hover img { transform: scale(1.06); }
.life div { position: relative; z-index: 1; padding: 22px; width: 100%; }
.life h3 { color: #fff; font: 700 22px var(--head); }
.life p { font-size: 14.5px; opacity: .9; margin: 4px 0 12px; }
.life span { display: inline-flex; align-items: center; gap: 8px; font: 700 13px var(--head); letter-spacing: 1px; text-transform: uppercase; color: var(--lime); }
.life em { font-style: normal; margin-left: auto; float: right; background: rgba(255, 255, 255, .16); padding: 2px 10px; border-radius: 20px; color: #fff; }

/* ------------------------------------------------------------ what we do (Higherlife pinned scroll) */
.wwd { position: relative; display: none; }
.wwd-pin { position: sticky; top: 0; height: 100vh; display: flex; align-items: center; overflow: hidden; }
.wwd-grid { position: relative; width: 100%; max-width: 1680px; margin: 0 auto; padding: 0 20px; display: grid; grid-template-columns: repeat(12, 1fr);
  grid-template-rows: auto auto; column-gap: 24px; row-gap: 60px; align-items: start; }
.wwd-tag { grid-column: 1 / 3; grid-row: 1; font: 500 19px var(--body); color: var(--ink); display: flex; align-items: center; gap: 10px; }
.wwd-tag .dot { width: 8px; height: 8px; background: var(--g); border-radius: 50%; }
.wwd-items { grid-column: 3 / 8; grid-row: 1; display: grid; }
.wwd-item { grid-area: 1 / 1; opacity: 0; transform: translateY(18px); pointer-events: none; transition: opacity .5s ease, transform .6s ease; }
.wwd-item.on { opacity: 1; transform: none; pointer-events: auto; }
.wwd-item h3 { font: 500 clamp(26px, 2.3vw, 38px)/1.22 var(--body); color: var(--ink); letter-spacing: -.3px; margin-bottom: 26px; }
.wwd-item p { font-size: 19px; line-height: 1.45; color: #6f6f6f; margin-bottom: 44px; max-width: 34em; }
.arrow-btn { display: inline-flex; align-items: center; gap: 16px; color: var(--ink); text-decoration: none; font: 500 19px var(--body); background: none; border: 0; padding: 0; }
.arrow-btn .sq { width: 42px; height: 42px; display: grid; place-items: center; background: var(--lime); border-radius: 2px; transition: background .2s, transform .2s; }
.arrow-btn:hover .sq { background: var(--lime-dark); transform: translateX(3px); }
.arrow-btn svg { width: 18px; height: 18px; }
.wwd-nav { grid-column: 3 / 8; grid-row: 2; align-self: end; display: grid; }
.wwd-nav button { position: relative; text-align: left; border: 0; border-bottom: 1px solid var(--soft); background: none; color: var(--soft); font: 400 17px var(--body);
  padding: 11px 0; transition: color .3s; }
.wwd-nav button:hover, .wwd-nav button.on { color: var(--ink); }
.wwd-nav button i { position: absolute; left: 0; bottom: -1px; height: 2px; width: 0; background: var(--soft); }
.wwd-nav button.on i { background: var(--ink); width: calc(var(--progress, 0) * 100%); }
.wwd-imgs { grid-column: 9 / 13; grid-row: 1 / 3; position: relative; height: min(66vh, 640px); overflow: hidden; background: #ddd; }
.wwd-img { position: absolute; inset: 0; overflow: hidden; will-change: clip-path; }
.wwd-img img { width: 100%; height: 112%; object-fit: cover; will-change: transform; }
@media (min-width: 1000px) {
  .wwd { display: block; }
  .wwd-m { display: none !important; }
  .wwd-grid { padding: 0 28px; }
}
.wwd-m { padding-top: 70px; padding-bottom: 30px; display: grid; gap: 4px; }
.wwd-m .wwd-tag { margin-bottom: 26px; grid-column: 1 / -1; grid-row: auto; }
.wm-item { border-top: 1px solid var(--line); padding: 14px 0 40px; }
.wm-item .t { font: 500 19px var(--body); color: var(--ink); margin-bottom: 14px; }
.wm-item img { width: 100%; aspect-ratio: 4 / 3.2; object-fit: cover; }
.wm-item h3 { font: 500 23px/1.25 var(--body); margin: 24px 0 14px; }
.wm-item p { color: #6f6f6f; font-size: 16.5px; margin-bottom: 26px; }
@media (min-width: 640px) and (max-width: 999px) { .wwd-m { grid-template-columns: 1fr 1fr; column-gap: 24px; } .wwd-m .wwd-tag { grid-column: 1 / -1; } }

/* ------------------------------------------------------------ offers banner (Higherlife announcement) */
.offers { padding-top: 90px; padding-bottom: 40px; }
.ob { position: relative; border-radius: 6px; overflow: hidden; min-height: 600px; color: #fff; background: var(--g-deep); isolation: isolate; }
.ob-slide { position: absolute; inset: 0; opacity: 0; transition: opacity .8s ease; pointer-events: none; }
.ob-slide.on { opacity: 1; pointer-events: auto; }
.ob-slide > img, .ob-slide > picture img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transform: scale(1.04); transition: transform 6s ease; }
.ob-slide.on > img, .ob-slide.on > picture img { transform: scale(1); }
.ob-slide::after { content: ""; position: absolute; inset: 0; z-index: 0;
  background: linear-gradient(180deg, rgba(3, 128, 64, .55) 0%, rgba(11, 61, 38, .62) 45%, rgba(0, 0, 0, .92) 100%), linear-gradient(90deg, rgba(7, 42, 26, .55), rgba(7, 42, 26, 0) 70%); mix-blend-mode: normal; }
.ob-c { position: relative; z-index: 1; display: flex; flex-direction: column; min-height: 600px; padding: 30px 32px 50px; }
.ob-logo { width: 150px; background: rgba(255, 255, 255, .94); padding: 8px 10px; border-radius: 3px; }
.ob-top { margin-top: auto; display: flex; justify-content: space-between; align-items: flex-end; gap: 16px; padding-bottom: 26px; border-bottom: 1.5px solid rgba(255, 255, 255, .45); }
.ob-count { font: 500 19px/1.5 var(--body); }
.ob-arrows { display: flex; gap: 14px; }
.ob-arrows button { width: 62px; height: 62px; border-radius: 50%; border: 0; background: var(--lime); color: var(--ink); display: grid; place-items: center; transition: transform .2s, background .2s; }
.ob-arrows button:hover { background: #fff; transform: scale(1.05); }
.ob-arrows svg { width: 20px; height: 20px; }
.ob h3 { color: #fff; font: 500 clamp(28px, 3.8vw, 44px)/1.15 var(--body); letter-spacing: -.4px; margin: 40px 0 26px; max-width: 26ch; }
.ob p { font-size: 18.5px; line-height: 1.45; max-width: 60ch; opacity: .95; }
.ob .arrow-btn { color: #fff; margin-top: 50px; }
.ob .arrow-btn .sq { width: 62px; height: 62px; }
@media (max-width: 640px) {
  .ob, .ob-c { min-height: 560px; } .ob-c { padding: 22px 20px 34px; } .ob-arrows button { width: 48px; height: 48px; } .ob .arrow-btn .sq { width: 48px; height: 48px; }
  .ob h3 { margin-top: 26px; } .ob .arrow-btn { margin-top: 30px; }
}

/* ------------------------------------------------------------ contact */
.contact { padding: 80px 0 0; }
.contact-in { display: grid; gap: 40px; }
.contact h2 { font: 700 clamp(28px, 3.4vw, 42px)/1.15 var(--head); margin-bottom: 14px; }
.lead { font-size: 17.5px; color: #555; max-width: 46ch; }
.cinfo { list-style: none; padding: 0; margin: 28px 0; display: grid; gap: 16px; }
.cinfo li { display: grid; grid-template-columns: 42px 1fr; gap: 12px; align-items: start; color: var(--ink); }
.cinfo svg { width: 42px; height: 42px; padding: 10px; background: var(--g-tint); fill: var(--g); border-radius: 50%; }
.cinfo a { color: var(--ink); }
.hours { border-collapse: collapse; font-size: 15px; }
.hours td { padding: 5px 24px 5px 0; border-bottom: 1px solid var(--line); }
.hours td:first-child { font-weight: 700; color: var(--ink); }
.cform { background: var(--g-dark); padding: 28px; border-radius: 8px; display: grid; gap: 14px; align-self: start; }
.cform label { display: grid; gap: 6px; color: #d7e8de; font: 600 13px var(--head); letter-spacing: .3px; min-width: 0; }
.cform input, .cform select, .cform textarea { border: 1px solid rgba(255, 255, 255, .35); background: rgba(255, 255, 255, .06); color: #fff; padding: 13px 14px; border-radius: 4px; font: 400 16px var(--body); width: 100%; min-width: 0; }
.cform select option { color: var(--ink); }
.cform input:focus, .cform select:focus, .cform textarea:focus { outline: none; border-color: var(--lime); background: rgba(255, 255, 255, .1); }
.row2 { display: grid; gap: 14px; }
@media (min-width: 560px) { .row2 { grid-template-columns: 1fr 1fr; } }
.hp { position: absolute; left: -5000px; }
.btn-g { display: inline-flex; align-items: center; gap: 14px; justify-self: start; border: 0; background: none; color: #fff; font: 600 17px var(--body); padding: 0; }
.btn-g .arr { width: 46px; height: 46px; display: grid; place-items: center; background: var(--lime); color: var(--ink); border-radius: 2px; transition: transform .2s; }
.btn-g:hover .arr { transform: translateX(3px); }
.btn-g svg { width: 18px; height: 18px; }
.btn-g[disabled] { opacity: .6; }
.fmsg { font-size: 14.5px; }
.fmsg.err { color: #ffd2cc; } .fmsg.ok { color: var(--lime); }
.cform .bad { border-color: #ff9c8f !important; }
.map { margin-top: 70px; }
.map-box { position: relative; border-radius: 8px; overflow: hidden; }
.map iframe { width: 100%; height: 400px; border: 0; display: block; filter: saturate(.85); }
.map-hit { position: absolute; inset: 0; z-index: 1; display: flex; align-items: flex-start; justify-content: flex-end; padding: 14px; text-decoration: none; }
.map-hit span { background: rgba(7, 42, 26, .88); color: #fff; font: 600 13.5px var(--head); padding: 8px 14px; border-radius: 30px; opacity: .9; transition: opacity .2s, transform .2s; }
.map-hit:hover span { opacity: 1; transform: translateY(-1px); }
.map-hit:hover { background: rgba(3, 128, 64, .06); }
.map-card { position: absolute; left: 14px; bottom: 14px; z-index: 2; background: #fff; border-radius: 8px; padding: 14px 16px; box-shadow: var(--shadow); max-width: calc(100% - 28px); display: grid; gap: 2px; }
.map-card b { font: 700 15px var(--head); color: var(--ink); }
.map-card > span { font-size: 13.5px; color: var(--grey); }
.map-btns { display: flex; flex-wrap: wrap; gap: 8px; margin-top: 10px; }
.map-dir, .map-open { font: 700 13.5px var(--head); padding: 9px 14px; border-radius: 6px; text-decoration: none; }
.map-dir { background: var(--g); color: #fff; }
.map-dir:hover { background: var(--g-dark); color: #fff; }
.map-open { border: 1.5px solid var(--g); color: var(--g); background: #fff; }
@media (min-width: 900px) { .contact-in { grid-template-columns: 1fr 1.1fr; gap: 70px; } }

/* ------------------------------------------------------------ Burchan partner */
.burchan { position: relative; margin-top: 90px; min-height: 640px; color: #fff; overflow: hidden; background: #111; display: flex; align-items: center; }
.bc-bg, .bc-bg div { position: absolute; inset: 0; }
.bc-bg div { background-size: cover; background-position: center; opacity: 0; transition: opacity 1s ease, transform 6s ease; transform: scale(1.05); }
.bc-bg div.on { opacity: 1; transform: scale(1); }
.bc-shade { position: absolute; inset: 0; background: rgba(0, 0, 0, .48); }
.bc-in { position: relative; padding-top: 50px; padding-bottom: 100px; }
.bc-box { background: rgba(12, 12, 12, .86); width: 100%; max-width: 470px; padding: 56px 40px 40px 52px; }
.bc-line { display: block; width: 96px; height: 2px; background: #00a858; margin-bottom: 34px; }
.bc-kicker { font: 500 13px var(--body); letter-spacing: 1.6px; text-transform: uppercase; color: #9fd8b8; margin-bottom: 14px; }
.bc-box h2 { color: #fff; font: 500 clamp(36px, 4.4vw, 50px)/1.12 var(--cond); text-transform: uppercase; letter-spacing: .3px; margin-bottom: 34px; transition: opacity .4s; }
.bc-box > p { font-size: 15.5px; line-height: 1.65; color: #e9e9e9; margin-bottom: 30px; transition: opacity .4s; }
.bc-actions { display: flex; align-items: center; gap: 18px; flex-wrap: wrap; }
.bc-btn { border: 1.5px solid #00a858; background: transparent; color: #fff; font: 600 14px var(--body); padding: 11px 20px; transition: background .2s; }
.bc-btn:hover { background: #00a858; }
.bc-link { color: #cfe9da; font-size: 14px; }
.bc-logo { margin-top: 34px; background: #fff; padding: 10px 12px; display: inline-block; border-radius: 2px; }
.bc-logo img { width: 230px; height: auto; }
.bc-ctrl { position: absolute; left: 50%; bottom: 46px; transform: translateX(-50%); display: flex; gap: 14px; }
.bc-ctrl button { width: 40px; height: 40px; border-radius: 50%; border: 1.5px solid #fff; background: transparent; color: #fff; display: grid; place-items: center; }
.bc-ctrl button:hover { background: rgba(255, 255, 255, .15); }
.bc-ctrl svg { width: 16px; height: 16px; }
.bc-dots { position: absolute; left: 50%; bottom: 20px; transform: translateX(-50%); display: flex; gap: 22px; }
.bc-dots button { width: 7px; height: 7px; border-radius: 50%; border: 0; padding: 0; background: rgba(255, 255, 255, .7); }
.bc-dots button.on { background: #00a858; }
@media (min-width: 900px) { .bc-in { padding-left: 120px; } }
@media (max-width: 560px) { .bc-box { padding: 40px 22px 28px; } .bc-logo img { width: 190px; } }

/* ------------------------------------------------------------ footer */
.ftr { background: var(--g-deep); color: #c9dccf; padding-top: 64px; font-size: 15px; }
.ftr-in { display: grid; gap: 34px; grid-template-columns: 1fr; padding-bottom: 46px; }
.ftr h3 { color: #fff; font: 700 15px var(--head); text-transform: uppercase; letter-spacing: 1.2px; margin-bottom: 14px; }
.ftr a { color: #c9dccf; text-decoration: none; display: block; padding: 3px 0; }
.ftr a:hover { color: var(--lime); }
.ftr p { margin-bottom: 8px; }
.fplate { display: inline-block; background: #fff; padding: 10px 14px; border-radius: 4px; }
.fplate img { width: 220px; height: auto; }
.fslogan { font: 600 italic 17px var(--head); color: #fff; margin-top: 16px; }
.fsvc { font-size: 13.5px; }
.fbot { display: flex; flex-wrap: wrap; gap: 14px 24px; align-items: center; justify-content: space-between; border-top: 1px solid rgba(255, 255, 255, .12); padding-top: 20px; padding-bottom: 26px; font-size: 13.5px; }
.fbot p { margin: 0; }
.social { display: flex; gap: 10px; }
.social a { width: 36px; height: 36px; border-radius: 50%; border: 1px solid rgba(255, 255, 255, .25); display: grid; place-items: center; padding: 0; }
.social svg { width: 16px; height: 16px; fill: currentColor; }
.fstaff { border: 1px solid rgba(255, 255, 255, .25); border-radius: 4px; padding: 6px 12px !important; }
@media (min-width: 760px) { .ftr-in { grid-template-columns: 1.4fr 1fr 1fr 1.2fr; } }

/* ------------------------------------------------------------ property detail */
.pd { position: fixed; inset: 0; z-index: 200; background: rgba(5, 18, 11, .6); overflow-y: auto; overscroll-behavior: contain; animation: fade .25s; }
@keyframes fade { from { opacity: 0; } }
.pd-in { background: #fff; max-width: 1200px; margin: 0 auto; min-height: 100vh; position: relative; }
@media (min-width: 1000px) { .pd-in { margin: 30px auto; min-height: 0; border-radius: 8px; overflow: hidden; } }
.pd-bar { position: sticky; top: 0; z-index: 3; display: flex; align-items: center; gap: 12px; padding: 12px 16px; background: #fff; border-bottom: 1px solid var(--line); }
.pd-bar .ref { font: 700 13px var(--head); color: var(--grey); letter-spacing: .5px; }
.pd-bar .sp { margin-left: auto; display: flex; gap: 8px; }
.ibtn { border: 1px solid var(--line); background: #fff; border-radius: 40px; padding: 8px 14px; font: 600 14px var(--head); color: var(--ink); display: inline-flex; gap: 6px; align-items: center; }
.ibtn svg { width: 16px; height: 16px; }
.pd-close { width: 40px; height: 40px; padding: 0; justify-content: center; font-size: 22px; }
.gal { display: grid; gap: 6px; grid-template-columns: 1fr; }
.gal-main { position: relative; aspect-ratio: 16 / 10; background: #111; overflow: hidden; }
.gal-main img { width: 100%; height: 100%; object-fit: cover; }
.gal-main .nav { position: absolute; top: 50%; transform: translateY(-50%); width: 46px; height: 46px; border-radius: 50%; border: 0; background: rgba(255, 255, 255, .9); display: grid; place-items: center; }
.gal-main .nav.p { left: 14px; } .gal-main .nav.n { right: 14px; }
.gal-main .nav svg { width: 18px; height: 18px; }
.gal-main .cnt { position: absolute; right: 14px; bottom: 14px; background: rgba(0, 0, 0, .6); color: #fff; font-size: 13px; padding: 4px 10px; border-radius: 20px; }
.gal-main .cap { position: absolute; left: 14px; bottom: 14px; background: rgba(0, 0, 0, .6); color: #fff; font-size: 13px; padding: 4px 10px; border-radius: 4px; }
.thumbs { display: flex; gap: 6px; overflow-x: auto; padding: 0 6px 6px; scrollbar-width: thin; }
.thumbs button { flex: none; width: 96px; height: 66px; border: 2px solid transparent; padding: 0; background: none; opacity: .7; }
.thumbs button.on { border-color: var(--g); opacity: 1; }
.thumbs img { width: 100%; height: 100%; object-fit: cover; }
.pd-body { display: grid; gap: 36px; padding: 26px 16px 50px; }
@media (min-width: 900px) { .pd-body { grid-template-columns: 1fr 360px; padding: 34px 34px 60px; } }
.pd-title { font: 700 clamp(24px, 3vw, 34px)/1.2 var(--head); }
.pd-loc { color: var(--grey); margin-top: 8px; display: flex; gap: 6px; align-items: center; }
.pd-loc svg { width: 16px; height: 16px; fill: var(--g); }
.pd-price { font: 800 30px var(--head); color: var(--g); margin-top: 18px; }
.pd-price small { font: 500 15px var(--body); color: var(--grey); }
.facts { display: flex; flex-wrap: wrap; gap: 10px; margin: 22px 0 28px; }
.fact { display: flex; flex-direction: column; min-width: 104px; padding: 12px 16px; background: var(--bg2); border-radius: 6px; }
.fact b { font: 700 19px var(--head); color: var(--ink); }
.fact span { font-size: 13px; color: var(--grey); }
.pd h3 { font: 700 19px var(--head); margin: 28px 0 12px; }
.pd .desc { white-space: pre-line; font-size: 16.5px; line-height: 1.7; }
.chips { display: flex; flex-wrap: wrap; gap: 8px; }
.chip { background: var(--g-tint); color: var(--g-ink); padding: 7px 13px; border-radius: 20px; font-size: 14px; display: inline-flex; gap: 6px; align-items: center; }
.chip svg { width: 14px; height: 14px; fill: var(--g); }
.dl { display: grid; grid-template-columns: 150px 1fr; gap: 8px 14px; font-size: 15px; }
.dl dt { color: var(--grey); } .dl dd { margin: 0; color: var(--ink); font-weight: 500; }
.side-card { border: 1px solid var(--line); border-radius: 8px; padding: 22px; position: sticky; top: 80px; }
.side-card .who { display: flex; gap: 12px; align-items: center; margin-bottom: 18px; }
.side-card .av { width: 52px; height: 52px; border-radius: 50%; background: var(--g-tint); display: grid; place-items: center; overflow: hidden; flex: none; }
.side-card .av img { width: 100%; height: 100%; object-fit: cover; }
.side-card .av svg { width: 30px; fill: var(--g); }
.side-card .who b { display: block; color: var(--ink); font-family: var(--head); }
.side-card .who span { font-size: 13.5px; color: var(--grey); }
.cta-row { display: grid; grid-template-columns: 1fr 1fr; gap: 8px; margin-bottom: 18px; }
.cta { display: inline-flex; justify-content: center; align-items: center; gap: 8px; padding: 11px; border-radius: 6px; font: 700 14px var(--head); text-decoration: none; border: 1.5px solid var(--g); color: var(--g); background: #fff; }
.cta.fill { background: var(--g); color: #fff; }
.cta svg { width: 16px; height: 16px; fill: currentColor; }
.vform { display: grid; gap: 10px; }
.vform input, .vform textarea, .vform select { border: 1px solid #d5d8d5; border-radius: 6px; padding: 11px 12px; font: 400 15px var(--body); width: 100%; min-width: 0; }
.vform .bad { border-color: #d6453b; }
.vform button { border: 0; border-radius: 6px; background: var(--g-dark); color: #fff; font: 700 15px var(--head); padding: 13px; }
.vform .fmsg.err { color: #c0392b; } .vform .fmsg.ok { color: var(--g); }
.similar { padding: 0 16px 50px; }
@media (min-width: 900px) { .similar { padding: 0 34px 60px; } }
.similar .grid { margin-top: 16px; }
.preview-note { background: #fff4d6; color: #6b4a00; padding: 10px 16px; font-size: 14px; }
.sample-note { background: #f1f1f1; color: #555; padding: 8px 16px; font-size: 13px; }

/* quick modal */
.qm { position: fixed; inset: 0; z-index: 210; background: rgba(5, 18, 11, .6); display: grid; place-items: center; padding: 16px; animation: fade .2s; }
.qm-box { background: #fff; width: 100%; max-width: 480px; border-radius: 8px; padding: 26px; position: relative; max-height: 92vh; overflow-y: auto; }
.qm-box h2 { font: 700 22px var(--head); margin-bottom: 6px; padding-right: 30px; }
.qm-box > p { color: var(--grey); font-size: 15px; margin-bottom: 18px; }
.qm-box .x { position: absolute; right: 14px; top: 12px; border: 0; background: none; font-size: 26px; line-height: 1; color: #555; }
.toast { position: fixed; left: 50%; bottom: 22px; transform: translate(-50%, 30px); opacity: 0; background: var(--ink); color: #fff; padding: 11px 18px; border-radius: 6px; z-index: 300; transition: .25s; pointer-events: none; font-size: 15px; max-width: 92vw; }
.toast.on { opacity: 1; transform: translate(-50%, 0); }
.offline { position: fixed; left: 16px; right: 16px; bottom: 16px; z-index: 250; background: #fff4d6; color: #5b4300; border: 1px solid #f2d48a; padding: 12px 16px; border-radius: 8px; font-size: 14.5px; box-shadow: var(--shadow); }
body.noscroll { overflow: hidden; }

@media (max-width: 760px) {
  :root { --hdr: 96px; }
  .hide-sm { display: none !important; }
  .bar-in { height: 66px; grid-template-columns: auto 1fr auto; }
  .brand { justify-self: center; }
  .brand img { height: 34px; }
  .hdr.scrolled .brand img { height: 30px; }
  .menu-btn .lbl, .find-btn span { display: none; }
  .find-btn { padding: 11px 12px; }
  .hero { min-height: 640px; }
  .hero-in { padding-top: 70px; padding-bottom: 36px; }
  .search { margin-top: 10px; }
  .sf select, .sf input { padding: 13px 14px; font-size: 16px; }
  .dl { grid-template-columns: 120px 1fr; }
}
@media (max-width: 1099px) { .hide-md { display: none !important; } }
.map-box { background: #e8ece9; }
@media (max-width: 640px) {
  .map iframe { height: 300px; }
  .map-card { position: static; max-width: none; border-radius: 0; box-shadow: none; border: 1px solid var(--line); border-top: 0; }
}