/* ==========================================================================
   INITIO REALTY GROUP
   initiorealtygroup.com — design system
   Property, considered completely.

   Palette is defined once, here. Nothing in this file uses a colour that is
   not one of the five approved values. No blue. No gold. No gradient.
   ========================================================================== */

/* --- 1. TOKENS ----------------------------------------------------------- */

:root {
  /* Approved palette — the only colours in the system */
  --bone:      #F3F0E9;
  --ink:       #161616;
  --limestone: #D5CFC4;
  --umber:     #7B6654;
  --white:     #FFFFFF;

  /* Derived, strictly as transparencies of the five — never new hues */
  --ink-70:    rgba(22, 22, 22, 0.70);
  --ink-52:    rgba(22, 22, 22, 0.52);
  --ink-30:    rgba(22, 22, 22, 0.30);
  --ink-12:    rgba(22, 22, 22, 0.12);
  --ink-07:    rgba(22, 22, 22, 0.07);
  --bone-70:   rgba(243, 240, 233, 0.70);
  --bone-40:   rgba(243, 240, 233, 0.40);
  --bone-14:   rgba(243, 240, 233, 0.14);

  /* Type */
  --serif: "Cormorant Garamond", "Libre Baskerville", "Iowan Old Style",
           "Palatino Linotype", Palatino, Georgia, "Times New Roman", serif;
  --sans:  "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto,
           "Helvetica Neue", Arial, sans-serif;

  /* Fluid type scale. Editorial: large statements, quiet supporting text. */
  --t-display:  clamp(2.75rem, 7.2vw, 7rem);      /* screen statements      */
  --t-title:    clamp(2rem, 4.4vw, 3.9rem);       /* section headlines      */
  --t-heading:  clamp(1.5rem, 2.4vw, 2.2rem);     /* sub headlines          */
  --t-sub:      clamp(1.15rem, 1.5vw, 1.45rem);   /* stand-first copy       */
  --t-body:     clamp(1rem, 1.02vw, 1.075rem);    /* running copy           */
  --t-small:    0.875rem;
  --t-label:    0.6875rem;                        /* eyebrow / meta         */

  /* Spatial rhythm. The site is asked to breathe; this is how. */
  --gutter:  clamp(1.5rem, 5vw, 5.5rem);
  --section: clamp(5.5rem, 11vw, 11rem);
  --rule:    1px solid var(--ink-12);

  --measure: 34rem;      /* comfortable reading width for running copy */
  --max:     84rem;      /* outer page width                          */

  --ease: cubic-bezier(0.22, 0.61, 0.36, 1);
}

/* --- 2. RESET ------------------------------------------------------------ */

*, *::before, *::after { box-sizing: border-box; }

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

body {
  margin: 0;
  background: var(--bone);
  color: var(--ink);
  font-family: var(--sans);
  font-size: var(--t-body);
  line-height: 1.72;
  font-weight: 400;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  overflow-x: hidden;
}

body.is-locked { overflow: hidden; }

img, svg, video { display: block; max-width: 100%; height: auto; }
h1, h2, h3, h4, p, figure, blockquote, ul, ol { margin: 0; }
ul, ol { padding: 0; list-style: none; }
button { font: inherit; color: inherit; border: 0; background: none; cursor: pointer; }

a { color: inherit; text-decoration: none; }

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

::selection { background: var(--limestone); color: var(--ink); }

.skip-link {
  position: absolute;
  left: -9999px;
  top: 0;
  z-index: 999;
  background: var(--ink);
  color: var(--bone);
  padding: 0.9rem 1.4rem;
  font-family: var(--sans);
  font-size: var(--t-small);
  letter-spacing: 0.08em;
  text-transform: uppercase;
}
.skip-link:focus { left: 0; }

/* --- 3. LAYOUT PRIMITIVES ------------------------------------------------ */

.wrap {
  width: 100%;
  max-width: var(--max);
  margin-inline: auto;
  padding-inline: var(--gutter);
}

.wrap--narrow { max-width: 58rem; }

.section { padding-block: var(--section); }
.section--tight { padding-block: clamp(3.5rem, 7vw, 7rem); }
.section--ink { background: var(--ink); color: var(--bone); }
.section--white { background: var(--white); }
.section--limestone { background: var(--limestone); }

.section--ink .lede,
.section--ink .copy { color: var(--bone-70); }
.section--ink .label { color: var(--bone-40); }
.section--ink hr,
.section--ink .rule { border-color: var(--bone-14); }

hr, .rule {
  height: 0;
  border: 0;
  border-top: var(--rule);
  margin: 0;
}

.stack > * + * { margin-top: 1.35rem; }
.stack-lg > * + * { margin-top: clamp(2.5rem, 5vw, 4.5rem); }

/* --- 4. TYPOGRAPHY ------------------------------------------------------- */

.label {
  font-family: var(--sans);
  font-size: var(--t-label);
  font-weight: 500;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--ink-52);
  display: block;
}

.display,
.title,
.heading {
  font-family: var(--serif);
  font-weight: 300;
  letter-spacing: 0.005em;
  text-wrap: balance;
}

.display {
  font-size: var(--t-display);
  line-height: 1.02;
  text-transform: uppercase;
  letter-spacing: 0.008em;
}

.title {
  font-size: var(--t-title);
  line-height: 1.08;
  text-transform: uppercase;
  letter-spacing: 0.015em;
}

.heading {
  font-size: var(--t-heading);
  line-height: 1.2;
  font-weight: 400;
}

.lede {
  font-family: var(--serif);
  font-size: var(--t-sub);
  line-height: 1.55;
  font-weight: 300;
  color: var(--ink-70);
  max-width: 40rem;
}

.copy {
  max-width: var(--measure);
  color: var(--ink-70);
}
.copy > * + * { margin-top: 1.15rem; }
.copy strong { font-weight: 600; color: var(--ink); }

/* A "terms list" — the spec's repeated single-word cadences:
   Value. Risk. Opportunity. Timing. Return.
   Set as its own quiet register, not as body copy. */
.terms {
  font-family: var(--serif);
  font-size: clamp(1.15rem, 1.6vw, 1.6rem);
  line-height: 1.62;
  font-weight: 300;
  color: var(--ink);
  max-width: 30rem;
}
.terms li { padding-block: 0.06em; }
.section--ink .terms { color: var(--bone); }

/* Inline enumerations that stay in the sans register */
.terms--inline {
  font-family: var(--sans);
  font-size: var(--t-body);
  line-height: 1.9;
  color: var(--ink-70);
  max-width: var(--measure);
}

/* Question cadences — set in serif italic to separate them from statements */
.questions {
  font-family: var(--serif);
  font-size: clamp(1.1rem, 1.4vw, 1.375rem);
  font-style: italic;
  font-weight: 300;
  line-height: 1.68;
  color: var(--ink-70);
  max-width: 36rem;
}
.section--ink .questions { color: var(--bone-70); }

/* Bulleted list, restrained */
.list-marked {
  max-width: var(--measure);
  color: var(--ink-70);
}
.list-marked li {
  position: relative;
  padding-left: 1.4rem;
  padding-block: 0.28rem;
}
.list-marked li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 0.95em;
  width: 0.5rem;
  height: 1px;
  background: var(--umber);
}
.section--ink .list-marked { color: var(--bone-70); }

/* --- 5. BUTTONS ---------------------------------------------------------- */

.btn {
  display: inline-flex;
  align-items: center;
  gap: 0.85rem;
  font-family: var(--sans);
  font-size: var(--t-label);
  font-weight: 500;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  padding: 1.15rem 2rem;
  border: 1px solid var(--ink);
  color: var(--ink);
  background: transparent;
  transition: background 0.45s var(--ease), color 0.45s var(--ease),
              border-color 0.45s var(--ease);
}
.btn:hover { background: var(--ink); color: var(--bone); }

.btn--solid { background: var(--ink); color: var(--bone); }
.btn--solid:hover { background: var(--umber); border-color: var(--umber); color: var(--white); }

.btn--light { border-color: var(--bone-40); color: var(--bone); }
.btn--light:hover { background: var(--bone); border-color: var(--bone); color: var(--ink); }

.btn-row {
  display: flex;
  flex-wrap: wrap;
  gap: 0.9rem;
}

/* Text link with a rule that draws on hover */
.link {
  display: inline-block;
  font-family: var(--sans);
  font-size: var(--t-label);
  font-weight: 500;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  padding-bottom: 0.4rem;
  border-bottom: 1px solid var(--ink-30);
  transition: border-color 0.4s var(--ease);
}
.link:hover { border-color: var(--ink); }
.section--ink .link { border-color: var(--bone-40); }
.section--ink .link:hover { border-color: var(--bone); }

/* --- 6. HEADER + NAVIGATION ---------------------------------------------- */

.masthead {
  position: fixed;
  inset: 0 0 auto 0;
  z-index: 100;
  background: transparent;
  transition: background 0.5s var(--ease), border-color 0.5s var(--ease);
  border-bottom: 1px solid transparent;
}
.masthead__inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
  min-height: 5.5rem;
}

/* Solid state — applied on scroll, and always on interior pages */
.masthead.is-solid,
.masthead.is-open {
  background: var(--bone);
  border-bottom-color: var(--ink-12);
}

.wordmark { display: block; line-height: 1; }
.wordmark__initio {
  display: block;
  font-family: var(--serif);
  font-size: 1.5rem;
  font-weight: 400;
  letter-spacing: 0.3em;
  text-transform: uppercase;
}
.wordmark__realty {
  display: block;
  font-family: var(--sans);
  font-size: 0.5625rem;
  font-weight: 500;
  letter-spacing: 0.42em;
  text-transform: uppercase;
  color: var(--ink-52);
  margin-top: 0.42rem;
}

/* Over a dark hero the wordmark and nav invert */
.masthead.is-over-dark:not(.is-solid) { color: var(--bone); }
.masthead.is-over-dark:not(.is-solid) .wordmark__realty { color: var(--bone-40); }
.masthead.is-over-dark:not(.is-solid) .nav__link::after { background: var(--bone); }
.masthead.is-over-dark:not(.is-solid) .burger__bar { background: var(--bone); }

.nav { display: flex; align-items: center; gap: clamp(1rem, 2vw, 2.1rem); }

.nav__link {
  position: relative;
  font-family: var(--sans);
  font-size: var(--t-label);
  font-weight: 500;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  padding-block: 0.5rem;
}
.nav__link::after {
  content: "";
  position: absolute;
  left: 0;
  bottom: 0.15rem;
  width: 100%;
  height: 1px;
  background: var(--ink);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.42s var(--ease);
}
.nav__link:hover::after,
.nav__link[aria-current="page"]::after { transform: scaleX(1); }

.nav__cta { margin-left: 0.6rem; padding: 0.9rem 1.4rem; }

/* Burger */
.burger {
  display: none;
  width: 2.5rem;
  height: 2.5rem;
  position: relative;
  z-index: 110;
}
.burger__bar {
  position: absolute;
  left: 0.4rem;
  width: 1.7rem;
  height: 1px;
  background: var(--ink);
  transition: transform 0.42s var(--ease), opacity 0.25s var(--ease);
}
.burger__bar:nth-child(1) { top: 0.95rem; }
.burger__bar:nth-child(2) { top: 1.5rem; }
.masthead.is-open .burger__bar:nth-child(1) { transform: translateY(0.275rem) rotate(45deg); }
.masthead.is-open .burger__bar:nth-child(2) { transform: translateY(-0.275rem) rotate(-45deg); }

/* Mobile drawer */
.drawer {
  position: fixed;
  inset: 0;
  background: var(--bone);
  padding: 8rem var(--gutter) 3rem;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  opacity: 0;
  visibility: hidden;
  transform: translateY(-1.5rem);
  transition: opacity 0.45s var(--ease), transform 0.45s var(--ease),
              visibility 0.45s;
  z-index: 105;
  overflow-y: auto;
}
.drawer.is-open { opacity: 1; visibility: visible; transform: none; }

.drawer__link {
  display: block;
  font-family: var(--serif);
  font-size: clamp(1.85rem, 7vw, 2.6rem);
  font-weight: 300;
  text-transform: uppercase;
  letter-spacing: 0.02em;
  line-height: 1.32;
  padding-block: 0.28rem;
}
.drawer__foot {
  margin-top: 3rem;
  padding-top: 1.75rem;
  border-top: var(--rule);
}
.drawer__phone {
  font-family: var(--serif);
  font-size: 1.6rem;
  font-weight: 300;
  display: block;
}

@media (max-width: 62rem) {
  .nav { display: none; }
  .burger { display: block; }
}

/* --- 7. HERO ------------------------------------------------------------- */

.hero {
  position: relative;
  min-height: 100svh;
  display: flex;
  align-items: flex-end;
  padding-block: 9rem 4.5rem;
  background: var(--bone);
  overflow: hidden;
}
.hero--interior {
  min-height: 66svh;
  align-items: flex-end;
}
.hero__inner { position: relative; z-index: 2; width: 100%; }
.hero .display { max-width: 18ch; }
.hero__label { margin-bottom: clamp(2rem, 6vw, 4rem); }
.hero__lede { margin-top: 2rem; }
.hero__actions { margin-top: 2.75rem; }

/* Photographic hero — the image carries the interest, per the brief */
.hero__media {
  position: absolute;
  inset: 0;
  z-index: 0;
  background: var(--limestone) center/cover no-repeat;
}
.hero--dark { color: var(--bone); background: var(--ink); }
.hero--dark .label { color: var(--bone-40); }
.hero--dark .lede { color: var(--bone-70); }
.hero--dark .hero__media::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(22,22,22,0.82) 0%,
                                      rgba(22,22,22,0.45) 45%,
                                      rgba(22,22,22,0.28) 100%);
}

.scroll-cue {
  position: absolute;
  left: var(--gutter);
  bottom: 2rem;
  z-index: 2;
  display: flex;
  align-items: center;
  gap: 0.9rem;
  font-family: var(--sans);
  font-size: var(--t-label);
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--ink-52);
}
.scroll-cue__line {
  display: block;
  width: 3.5rem;
  height: 1px;
  background: currentColor;
  transform-origin: left;
  animation: cue 2.8s var(--ease) infinite;
}
@keyframes cue {
  0%, 100% { transform: scaleX(0.35); opacity: 0.4; }
  50%      { transform: scaleX(1);    opacity: 1; }
}

/* --- 8. THE SCROLLING STATEMENT SCREENS (homepage 02–05) ----------------- */

.statement {
  min-height: 82svh;
  display: flex;
  align-items: center;
  padding-block: clamp(4rem, 9vw, 8rem);
  border-top: var(--rule);
}
.statement__grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: clamp(2rem, 5vw, 4.5rem);
  align-items: start;
  width: 100%;
}
@media (min-width: 56rem) {
  .statement__grid { grid-template-columns: 1.05fr 1fr; }
}
.statement .title { margin-bottom: 0; }

/* --- 9. GRIDS ------------------------------------------------------------ */

.grid {
  display: grid;
  gap: clamp(1.5rem, 3vw, 2.75rem);
  grid-template-columns: repeat(auto-fit, minmax(min(100%, 18rem), 1fr));
}
.grid--2 { grid-template-columns: repeat(auto-fit, minmax(min(100%, 24rem), 1fr)); }
.grid--halves { grid-template-columns: 1fr; }
@media (min-width: 56rem) { .grid--halves { grid-template-columns: 1fr 1fr; } }

/* Editorial split: heading left, copy right */
.split {
  display: grid;
  grid-template-columns: 1fr;
  gap: clamp(1.75rem, 4vw, 4rem);
  align-items: start;
}
@media (min-width: 56rem) {
  .split { grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); }
  .split--lead { grid-template-columns: minmax(0, 1.15fr) minmax(0, 1fr); }
}

/* --- 10. PRACTICE PANELS ------------------------------------------------- */

.practice {
  display: grid;
  grid-template-columns: 1fr;
  border-top: var(--rule);
}
@media (min-width: 52rem) {
  .practice { grid-template-columns: 1fr 1fr; }
}
.practice__panel {
  padding: clamp(2.5rem, 5vw, 4.5rem) clamp(1.5rem, 3.5vw, 3.5rem);
  border-bottom: var(--rule);
  display: flex;
  flex-direction: column;
  gap: 1.5rem;
  transition: background 0.55s var(--ease);
}
.practice__panel:hover { background: var(--white); }
@media (min-width: 52rem) {
  .practice__panel:nth-child(odd) { border-right: var(--rule); }
}
.practice__index {
  font-family: var(--sans);
  font-size: var(--t-label);
  letter-spacing: 0.22em;
  color: var(--umber);
}
.practice__panel .heading { text-transform: uppercase; letter-spacing: 0.06em; }
.practice__panel .link { margin-top: auto; align-self: flex-start; }

/* --- 11. NUMBERED PROCESS ------------------------------------------------ */

.process { border-top: var(--rule); }
.process__step {
  display: grid;
  grid-template-columns: 1fr;
  gap: 0.9rem clamp(2rem, 5vw, 4rem);
  padding-block: clamp(2rem, 4vw, 3.25rem);
  border-bottom: var(--rule);
}
@media (min-width: 52rem) {
  .process__step { grid-template-columns: 7rem minmax(0, 15rem) minmax(0, 1fr); }
}
.process__num {
  font-family: var(--sans);
  font-size: var(--t-label);
  font-weight: 500;
  letter-spacing: 0.22em;
  color: var(--umber);
  padding-top: 0.55rem;
}
.process__name {
  font-family: var(--serif);
  font-size: clamp(1.35rem, 2vw, 1.85rem);
  font-weight: 300;
  text-transform: uppercase;
  letter-spacing: 0.04em;
  line-height: 1.2;
}
.process__body { color: var(--ink-70); max-width: var(--measure); }
.process__body > * + * { margin-top: 0.9rem; }
.section--ink .process__body { color: var(--bone-70); }
.section--ink .process__step { border-color: var(--bone-14); }
.section--ink .process { border-color: var(--bone-14); }

/* --- 12. THE RECORD — quiet statistics ----------------------------------- */

.stats {
  display: grid;
  gap: 0;
  grid-template-columns: repeat(auto-fit, minmax(min(100%, 13rem), 1fr));
  border-top: var(--rule);
}
.stat {
  padding: clamp(2rem, 4vw, 3rem) clamp(1.25rem, 2.5vw, 2.25rem);
  border-bottom: var(--rule);
  border-right: var(--rule);
}
.stat:last-child { border-right: 0; }
.stat__figure {
  font-family: var(--serif);
  font-size: clamp(3.25rem, 6.5vw, 5.25rem);
  font-weight: 300;
  line-height: 0.94;
  letter-spacing: -0.01em;
  display: block;
}
.stat__note {
  margin-top: 1.1rem;
  font-size: var(--t-small);
  line-height: 1.6;
  color: var(--ink-70);
  max-width: 15rem;
}
.section--ink .stat { border-color: var(--bone-14); }
.section--ink .stat__note { color: var(--bone-70); }

.datestamp {
  font-size: var(--t-small);
  color: var(--ink-52);
  font-style: italic;
}
.section--ink .datestamp { color: var(--bone-40); }

/* --- 13. PROPERTY CARDS -------------------------------------------------- */

.properties {
  display: grid;
  gap: clamp(1.75rem, 3vw, 3rem);
  grid-template-columns: repeat(auto-fit, minmax(min(100%, 21rem), 1fr));
}

.property {
  display: flex;
  flex-direction: column;
  background: var(--white);
  border: var(--rule);
  transition: transform 0.55s var(--ease), border-color 0.55s var(--ease);
}
.property:hover { transform: translateY(-4px); border-color: var(--ink-30); }

.property__media {
  position: relative;
  aspect-ratio: 4 / 3;
  background: var(--limestone) center/cover no-repeat;
  overflow: hidden;
}
/* Placeholder treatment until real photography is supplied */
.property__media--empty {
  display: grid;
  place-items: center;
}
.property__media--empty::after {
  content: attr(data-placeholder);
  font-family: var(--sans);
  font-size: var(--t-label);
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--umber);
  text-align: center;
  padding: 1rem;
}

.property__status {
  position: absolute;
  top: 0;
  left: 0;
  z-index: 2;
  background: var(--bone);
  color: var(--ink);
  font-family: var(--sans);
  font-size: var(--t-label);
  font-weight: 500;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  padding: 0.65rem 1.1rem;
}
.property__status--contract { background: var(--umber); color: var(--white); }
.property__status--sold,
.property__status--rented { background: var(--ink); color: var(--bone); }

.property__body {
  padding: clamp(1.5rem, 2.5vw, 2rem);
  display: flex;
  flex-direction: column;
  gap: 0.7rem;
  flex: 1;
}
.property__address {
  font-family: var(--serif);
  font-size: clamp(1.2rem, 1.7vw, 1.5rem);
  font-weight: 400;
  line-height: 1.22;
}
.property__place {
  font-size: var(--t-small);
  color: var(--ink-52);
  letter-spacing: 0.02em;
}
.property__price {
  font-family: var(--serif);
  font-size: 1.375rem;
  font-weight: 400;
  margin-top: auto;
  padding-top: 0.9rem;
}
.property__facts {
  display: flex;
  flex-wrap: wrap;
  gap: 0.55rem 1.1rem;
  padding-top: 0.9rem;
  border-top: var(--rule);
  font-size: var(--t-small);
  color: var(--ink-70);
}
.property__facts li { white-space: nowrap; }
.property__role {
  font-family: var(--sans);
  font-size: var(--t-label);
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--umber);
}

/* Filter bar */
.filters {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem;
  padding-bottom: 2.25rem;
  margin-bottom: 2.75rem;
  border-bottom: var(--rule);
}
.filter {
  font-family: var(--sans);
  font-size: var(--t-label);
  font-weight: 500;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  padding: 0.8rem 1.35rem;
  border: 1px solid var(--ink-12);
  transition: border-color 0.4s var(--ease), background 0.4s var(--ease),
              color 0.4s var(--ease);
}
.filter:hover { border-color: var(--ink-30); }
.filter.is-active { background: var(--ink); border-color: var(--ink); color: var(--bone); }

.is-filtered-out { display: none !important; }

.filter-empty {
  padding: 3rem 0;
  color: var(--ink-52);
  font-style: italic;
}

/* Transaction record — a list, not cards */
.ledger { border-top: var(--rule); }
.ledger__year {
  font-family: var(--serif);
  font-size: clamp(2.5rem, 5vw, 4rem);
  font-weight: 300;
  padding-top: clamp(2.5rem, 5vw, 4rem);
  padding-bottom: 1.25rem;
}
.ledger__row {
  display: grid;
  grid-template-columns: 1fr;
  gap: 0.4rem 2rem;
  padding-block: 1.5rem;
  border-bottom: var(--rule);
  align-items: baseline;
}
@media (min-width: 52rem) {
  .ledger__row {
    grid-template-columns: minmax(0, 1.6fr) minmax(0, 1.15fr) minmax(0, 0.85fr) auto;
  }
}
.ledger__address {
  font-family: var(--serif);
  font-size: clamp(1.15rem, 1.6vw, 1.4rem);
  font-weight: 400;
  line-height: 1.25;
}
.ledger__place { color: var(--ink-52); font-size: var(--t-small); }
.ledger__spec { font-size: var(--t-small); color: var(--ink-70); }
.ledger__price { font-size: var(--t-small); color: var(--ink-70); }
.ledger__date {
  font-family: var(--sans);
  font-size: var(--t-label);
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--umber);
  white-space: nowrap;
}

/* --- 14. COMMUNITY CARDS ------------------------------------------------- */

.community {
  display: block;
  position: relative;
  padding: clamp(2rem, 3.5vw, 3rem);
  border: var(--rule);
  background: var(--white);
  min-height: 15rem;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  gap: 1.5rem;
  transition: background 0.5s var(--ease), border-color 0.5s var(--ease);
}
.community:hover { background: var(--bone); border-color: var(--ink-30); }
.community__name {
  font-family: var(--serif);
  font-size: clamp(1.5rem, 2.4vw, 2.1rem);
  font-weight: 300;
  text-transform: uppercase;
  letter-spacing: 0.04em;
  line-height: 1.15;
}
.community__note { font-size: var(--t-small); color: var(--ink-70); }

/* --- 15. STANDARD (principle) BLOCKS ------------------------------------- */

.principles { border-top: var(--rule); }
.principle {
  display: grid;
  grid-template-columns: 1fr;
  gap: 0.75rem clamp(2rem, 5vw, 4rem);
  padding-block: clamp(1.75rem, 3.5vw, 2.75rem);
  border-bottom: var(--rule);
}
@media (min-width: 52rem) {
  .principle { grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); }
}
.principle__name {
  font-family: var(--serif);
  font-size: clamp(1.25rem, 1.9vw, 1.7rem);
  font-weight: 300;
  text-transform: uppercase;
  letter-spacing: 0.035em;
  line-height: 1.22;
}
.principle__body { color: var(--ink-70); max-width: var(--measure); }
.principle__body > * + * { margin-top: 0.75rem; }

/* --- 16. PORTRAIT / FEATURE BLOCK ---------------------------------------- */

.feature {
  display: grid;
  grid-template-columns: 1fr;
  gap: clamp(2rem, 4vw, 4rem);
  align-items: center;
}
@media (min-width: 56rem) {
  .feature { grid-template-columns: minmax(0, 0.85fr) minmax(0, 1fr); }
  .feature--reverse .feature__media { order: 2; }
}
.feature__media {
  aspect-ratio: 4 / 5;
  background: var(--limestone) center/cover no-repeat;
  display: grid;
  place-items: center;
}
.feature__media[data-placeholder]::after {
  content: attr(data-placeholder);
  font-family: var(--sans);
  font-size: var(--t-label);
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--umber);
  text-align: center;
  padding: 1.5rem;
  max-width: 20rem;
  line-height: 1.9;
}
.feature__media--wide { aspect-ratio: 3 / 2; }

.band {
  aspect-ratio: 21 / 9;
  min-height: 18rem;
  background: var(--limestone) center/cover no-repeat;
  display: grid;
  place-items: center;
}
.band[data-placeholder]::after {
  content: attr(data-placeholder);
  font-family: var(--sans);
  font-size: var(--t-label);
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--umber);
  text-align: center;
  padding: 1.5rem;
  line-height: 1.9;
}

/* Signature */
.signature {
  font-family: var(--serif);
  font-size: 1.35rem;
  font-style: italic;
  font-weight: 300;
  color: var(--ink-70);
  margin-top: 2rem;
}

/* Pull quote */
.pull {
  font-family: var(--serif);
  font-size: clamp(1.5rem, 2.8vw, 2.4rem);
  font-weight: 300;
  line-height: 1.32;
  max-width: 26ch;
  text-wrap: balance;
}

/* --- 17. CONTACT PATHS + FORM -------------------------------------------- */

.paths {
  display: grid;
  gap: 0;
  grid-template-columns: repeat(auto-fit, minmax(min(100%, 17rem), 1fr));
  border-top: var(--rule);
  border-left: var(--rule);
}
.path {
  padding: clamp(1.75rem, 3vw, 2.5rem);
  border-right: var(--rule);
  border-bottom: var(--rule);
  text-align: left;
  font-family: var(--serif);
  font-size: clamp(1.1rem, 1.6vw, 1.4rem);
  font-weight: 300;
  text-transform: uppercase;
  letter-spacing: 0.03em;
  line-height: 1.25;
  transition: background 0.45s var(--ease), color 0.45s var(--ease);
  min-height: 8.5rem;
  display: flex;
  align-items: flex-end;
}
.path:hover { background: var(--white); }
.path.is-selected { background: var(--ink); color: var(--bone); }

.form { max-width: 46rem; }
.form__grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: 1.75rem;
}
@media (min-width: 44rem) {
  .form__grid { grid-template-columns: 1fr 1fr; }
  .form__field--full { grid-column: 1 / -1; }
}

.field { display: flex; flex-direction: column; gap: 0.55rem; }
.field label {
  font-family: var(--sans);
  font-size: var(--t-label);
  font-weight: 500;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--ink-52);
}
.field input,
.field select,
.field textarea {
  font-family: var(--sans);
  font-size: 1rem;
  color: var(--ink);
  background: transparent;
  border: 0;
  border-bottom: 1px solid var(--ink-30);
  padding: 0.65rem 0 0.75rem;
  border-radius: 0;
  transition: border-color 0.4s var(--ease);
  width: 100%;
}
.field select { appearance: none; cursor: pointer; padding-right: 1.75rem; }
.field--select { position: relative; }
.field--select::after {
  content: "";
  position: absolute;
  right: 0.35rem;
  bottom: 1.35rem;
  width: 0.5rem;
  height: 0.5rem;
  border-right: 1px solid var(--ink-52);
  border-bottom: 1px solid var(--ink-52);
  transform: rotate(45deg);
  pointer-events: none;
}
.field textarea { resize: vertical; min-height: 7rem; line-height: 1.65; }
.field input:focus,
.field select:focus,
.field textarea:focus { outline: none; border-bottom-color: var(--umber); }
.field input::placeholder,
.field textarea::placeholder { color: var(--ink-30); }

.form__actions {
  margin-top: 2.75rem;
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 1.5rem 2rem;
}
.form__aside { font-size: var(--t-small); color: var(--ink-52); }

.honeypot {
  position: absolute;
  left: -9999px;
  width: 1px;
  height: 1px;
  overflow: hidden;
}

/* --- 18. CALLOUT / NOTE -------------------------------------------------- */

.note {
  border-left: 2px solid var(--umber);
  padding: 0.4rem 0 0.4rem 1.5rem;
  font-size: var(--t-small);
  line-height: 1.7;
  color: var(--ink-70);
  max-width: var(--measure);
}

/* Build-time notice — visible so nothing unverified ships silently */
.buildnote {
  background: var(--limestone);
  border: 1px dashed var(--umber);
  padding: 1.25rem 1.5rem;
  font-family: var(--sans);
  font-size: var(--t-small);
  line-height: 1.7;
  color: var(--ink);
}
.buildnote strong {
  display: block;
  font-size: var(--t-label);
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--umber);
  margin-bottom: 0.5rem;
}

/* --- 19. FOOTER ---------------------------------------------------------- */

.footer {
  background: var(--ink);
  color: var(--bone);
  padding-block: clamp(4rem, 8vw, 7rem) 2.5rem;
}
.footer a:hover { color: var(--white); }

.footer__top {
  display: grid;
  grid-template-columns: 1fr;
  gap: clamp(2.5rem, 5vw, 4rem);
  padding-bottom: clamp(3rem, 5vw, 4.5rem);
  border-bottom: 1px solid var(--bone-14);
}
@media (min-width: 56rem) {
  .footer__top { grid-template-columns: 1.4fr 1fr 1fr; }
}
.footer .wordmark__initio { font-size: 1.75rem; color: var(--bone); }
.footer .wordmark__realty { color: var(--bone-40); }
.footer__lines {
  margin-top: 1.75rem;
  font-family: var(--serif);
  font-size: 1.2rem;
  font-weight: 300;
  line-height: 1.6;
  color: var(--bone-70);
}
.footer__heading {
  font-family: var(--sans);
  font-size: var(--t-label);
  font-weight: 500;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--bone-40);
  margin-bottom: 1.35rem;
}
.footer__nav li { padding-block: 0.32rem; }
.footer__nav a {
  font-family: var(--sans);
  font-size: var(--t-small);
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--bone-70);
  transition: color 0.35s var(--ease);
}
.footer__contact { color: var(--bone-70); font-size: var(--t-small); line-height: 2; }
.footer__contact a { transition: color 0.35s var(--ease); }
.footer__phone {
  font-family: var(--serif);
  font-size: 1.5rem;
  font-weight: 300;
  color: var(--bone);
  display: block;
  margin-bottom: 0.5rem;
}

.compliance {
  margin-top: 2.5rem;
  padding-top: 2.5rem;
  border-top: 1px solid var(--bone-14);
  font-size: 0.75rem;
  line-height: 1.85;
  color: var(--bone-40);
}
.compliance__grid {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem 1.5rem;
  margin-bottom: 1.5rem;
}
.compliance__grid a {
  text-transform: uppercase;
  letter-spacing: 0.12em;
  font-size: var(--t-label);
  transition: color 0.35s var(--ease);
}
.compliance__pending {
  border: 1px dashed var(--umber);
  padding: 1.1rem 1.35rem;
  color: var(--bone-70);
  margin-bottom: 1.5rem;
}
.compliance__pending b {
  display: block;
  color: var(--bone);
  letter-spacing: 0.2em;
  text-transform: uppercase;
  font-size: var(--t-label);
  margin-bottom: 0.5rem;
}

/* --- 20. THANK YOU / MINIMAL PAGES --------------------------------------- */

.centered {
  min-height: 100svh;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  text-align: center;
  padding: 8rem var(--gutter) 5rem;
  gap: 2rem;
}
.centered .copy { margin-inline: auto; text-align: center; }
.centered .btn-row { justify-content: center; }

/* --- 21. LEGAL / PROSE PAGES --------------------------------------------- */

.prose { max-width: 42rem; }
.prose h2 {
  font-family: var(--serif);
  font-size: clamp(1.35rem, 2vw, 1.75rem);
  font-weight: 400;
  text-transform: uppercase;
  letter-spacing: 0.04em;
  margin-top: 3rem;
  margin-bottom: 1rem;
}
.prose h2:first-child { margin-top: 0; }
.prose p { color: var(--ink-70); margin-bottom: 1.1rem; }
.prose ul { margin-bottom: 1.1rem; }
.prose li {
  position: relative;
  padding-left: 1.4rem;
  padding-block: 0.22rem;
  color: var(--ink-70);
}
.prose li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 0.95em;
  width: 0.5rem;
  height: 1px;
  background: var(--umber);
}

/* --- 22. MOTION ---------------------------------------------------------- */

/* Slow, architectural. Reveal only — nothing bounces, nothing spins. */
[data-reveal] {
  opacity: 0;
  transform: translateY(1.25rem);
  transition: opacity 1s var(--ease), transform 1s var(--ease);
  transition-delay: var(--reveal-delay, 0ms);
}
[data-reveal].is-revealed { opacity: 1; transform: none; }

/* If JS never runs, content must still be visible. */
.no-js [data-reveal] { opacity: 1; transform: none; }

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after {
    animation-duration: 0.001ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.001ms !important;
  }
  [data-reveal] { opacity: 1; transform: none; }
}

/* --- 23. PRINT ----------------------------------------------------------- */

@media print {
  .masthead, .drawer, .scroll-cue, .filters, .footer__nav { display: none; }
  body { background: var(--white); }
  .section { padding-block: 1.5rem; }
}