:root{--orange:#f47c20;--orange-d:#d8650d;--ink:#14222f;--muted:#55626d;--cream:#f9f1e8;--line:#e3dccf;--white:#fff;--dark:#0f2a40;--red:#b3392b;
/* legacy names used by the admin panel */
--green:#0f2a40;--green-2:#c4600f;--gold:#f47c20;--gold-d:#b85209;--bg:#f9f1e8;
--display:"Oswald","Arial Narrow",Impact,sans-serif;--body:"Lato","Segoe UI",system-ui,-apple-system,sans-serif}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font:400 1.0625rem/1.65 var(--body);color:var(--ink);background:#fff;-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:var(--orange-d)}
a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid var(--orange);outline-offset:2px}
h1,h2,h3{font-family:var(--display);font-weight:500;line-height:1.1;margin:0 0 .7rem;color:var(--ink)}
h1{font-size:clamp(2.4rem,6vw,4.4rem)}h2{font-size:clamp(1.9rem,4vw,3rem)}h3{font-size:1.45rem}
p{margin:0 0 1rem;max-width:68ch}
.wrap{width:min(1240px,100% - 2.5rem);margin-inline:auto}
.narrow{max-width:840px}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.skip{position:absolute;left:-999px;top:0;background:var(--orange);color:#000;padding:.6rem 1rem;z-index:99}.skip:focus{left:0}
/* top bar */
.topbar{background:var(--dark);color:#d5e1ea;font-size:.9rem}
.topbar .wrap{display:flex;justify-content:space-between;align-items:center;gap:1rem;min-height:40px}
.topbar p{margin:0;display:flex;align-items:center;flex-wrap:wrap}.topbar a{color:#d5e1ea;text-decoration:none}.topbar a:hover{color:var(--orange)}
.sep{width:1px;height:14px;background:#3d5b76;margin:0 .9rem}
.soc{list-style:none;margin:0;padding:0;display:flex;gap:.5rem}
.soc a{display:grid;place-items:center;width:34px;height:34px;border-radius:5px;background:var(--orange);color:#fff;text-decoration:none;transition:background .2s}
.soc a:hover{background:var(--orange-d)}
.topbar .soc a{width:28px;height:28px;background:transparent;color:#d5e1ea}.topbar .soc a:hover{color:var(--orange);background:transparent}
.topbar .soc svg{width:16px;height:16px}
/* header */
.site-header{background:#fff;position:sticky;top:0;z-index:50;box-shadow:0 1px 0 var(--line)}
.bar{display:flex;align-items:center;justify-content:space-between;gap:1rem;min-height:78px}
.brand{display:flex;align-items:center;gap:.6rem;font:600 1.9rem var(--display);color:var(--ink);text-decoration:none;letter-spacing:.01em}
.brand img{height:90px;width:auto}
.mark{width:30px;height:30px;background:var(--orange);clip-path:polygon(0 100%,0 35%,50% 0,100% 35%,100% 100%,50% 72%);display:inline-block}
nav{display:flex;align-items:center;gap:.2rem}
nav>a:not(.btn),.dd-btn{color:var(--ink);text-decoration:none;padding:.5rem .85rem;font:600 1rem var(--body);background:none;border:0;cursor:pointer;display:inline-flex;align-items:center;gap:.35rem}
nav>a:not(.btn):hover,.dd-btn:hover,.dd:focus-within .dd-btn{color:var(--orange)}
nav>a[aria-current],.dd-btn[aria-current]{color:var(--orange)}
.btn-sm{margin-left:.6rem}
.dd{position:relative}
.dd-menu{display:none;position:absolute;left:0;top:100%;min-width:230px;background:#fff;box-shadow:0 14px 30px rgba(0,0,0,.14);border-radius:0 0 10px 10px;padding:.3rem 0;z-index:10}
.dd-menu a{display:block;padding:1rem 1.8rem;color:var(--ink);text-decoration:none;font-weight:600;border-bottom:1px solid var(--line)}
.dd-menu a:last-child{border-bottom:0}.dd-menu a:hover{color:var(--orange);background:var(--cream)}
.dd:hover .dd-menu,.dd:focus-within .dd-menu,.dd.open .dd-menu{display:block}
.menu-btn{display:none;background:none;border:0;padding:.6rem;cursor:pointer}
.menu-btn span{display:block;width:26px;height:3px;background:var(--ink);margin:5px 0;border-radius:2px}
/* buttons */
.btn{display:inline-block;background:var(--orange);color:#fff;border:2px solid var(--orange);padding:.75rem 1.7rem;border-radius:999px;font:700 1rem var(--body);text-decoration:none;cursor:pointer;text-transform:uppercase;letter-spacing:.03em;transition:background .2s,transform .2s}
.btn:hover{background:var(--orange-d);border-color:var(--orange-d);color:#fff}
.btn-sm{padding:.6rem 1.2rem;font-size:.88rem}
.btn-lg{padding:.95rem 2.1rem;font-size:1.05rem}
.btn-ghost{background:transparent;border-color:#fff;color:#fff}.btn-ghost:hover{background:#fff;color:var(--ink);border-color:#fff}
.btn-line{background:transparent;color:var(--orange-d)}.btn-line:hover{background:var(--orange);color:#fff}
.btn-dark{background:var(--dark);border-color:var(--dark)}.btn-dark:hover{background:#091d2e;border-color:#091d2e}
.btn-wide{display:block;text-align:center;margin-bottom:.7rem}
.btn-danger{background:var(--red);border-color:var(--red)}.btn-danger:hover{background:#85281c;border-color:#85281c}
.more{font-weight:700;color:var(--orange-d);text-decoration:none}.more::after{content:" \203A"}.more:hover{text-decoration:underline}
/* hero */
.hero{background:linear-gradient(95deg,rgba(9,29,46,.9) 0%,rgba(9,29,46,.55) 55%,rgba(9,29,46,.08) 100%),var(--hero) center/cover,var(--dark);color:#fff;padding:clamp(3.5rem,10vw,7.5rem) 0 0;position:relative}
.hero h1{color:#fff;max-width:15ch;text-wrap:balance}
.lead{font-size:1.2rem;max-width:56ch}
.hero .lead{color:#eaf1f6}
.hero-btns{display:flex;gap:1rem;flex-wrap:wrap;margin:1.8rem 0 0}
.finder{display:grid;grid-template-columns:2fr 1fr 1fr auto;gap:1rem;align-items:end;background:#fff;color:var(--ink);padding:1.3rem 1.5rem;border-radius:18px 18px 0 0;margin-top:clamp(2.5rem,6vw,4.5rem);border-top:6px solid var(--orange)}
.finder label,.filters label,.form label,.fgrid label{display:grid;gap:.3rem;font-weight:700;font-size:.9rem}
input,select,textarea{font:inherit;padding:.8rem 1.1rem;border:1px solid #cfc5b7;border-radius:999px;background:#fff;color:var(--ink);width:100%}
textarea{border-radius:22px;resize:vertical}
select{appearance:none;background:#fff url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' fill='none' stroke='%231b1b1b' stroke-width='2.5' stroke-linecap='round'%3E%3Cpath d='M1 1l5 5 5-5'/%3E%3C/svg%3E") no-repeat right 1.1rem center;padding-right:2.5rem}
input::placeholder,textarea::placeholder{color:#8a8279}
/* sections */
.section{padding:clamp(3rem,7vw,5.5rem) 0}
.cream{background:var(--cream)}
.dark{background:var(--dark);color:#d5e1ea}.dark h2,.dark h3{color:#fff}
.page-head{background:var(--dark);color:#fff;padding:clamp(2.5rem,6vw,4.5rem) 0;border-bottom:6px solid var(--orange)}.page-head h1{color:#fff;margin-bottom:.4rem}.page-head .lead{margin:0;color:#d5e1ea}
.page-head a{color:var(--orange)}
.sec-head{display:flex;justify-content:space-between;align-items:baseline;gap:1rem;margin-bottom:1.8rem}.sec-head h2{margin:0}
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(1.5rem,4vw,4rem);align-items:center}
.two{display:grid;grid-template-columns:1fr 1fr;gap:clamp(1rem,3vw,3rem)}
.rounded{border-radius:18px}
.video,.map{position:relative;aspect-ratio:16/9;border-radius:18px;overflow:hidden;background:var(--cream)}
.video iframe,.map iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.map{margin-top:2.5rem;aspect-ratio:21/9}
.trust{background:var(--cream)}
.why{display:grid;grid-template-columns:repeat(3,1fr);gap:2.5rem;padding:2.8rem 0}
.why>div{border-top:4px solid var(--orange);padding-top:1rem}.why p{margin:0}
.steps{list-style:none;counter-reset:s;display:grid;grid-template-columns:repeat(4,1fr);gap:2rem;margin:2rem 0 0;padding:0}
.steps li{counter-increment:s;position:relative;padding-top:4rem}
.steps li::before{content:counter(s);position:absolute;top:0;left:0;width:3rem;height:3rem;border-radius:50%;background:var(--orange);color:#fff;font:500 1.5rem/3rem var(--display);text-align:center}
.steps li::after{content:"";position:absolute;top:1.5rem;left:3.6rem;right:-1rem;border-top:2px dashed #3f6080}
.steps li:last-child::after{display:none}
.quick{background:#fff;border-radius:18px;padding:2rem;border-left:6px solid var(--orange)}
.cta-band{background:var(--orange);color:#fff;text-align:center;padding:4rem 0}.cta-band h2{color:#fff}.cta-band p{margin-inline:auto;font-size:1.15rem}
.ticks{list-style:none;padding:0;margin:0}.ticks li{padding:.55rem 0 .55rem 2rem;position:relative;border-bottom:1px solid var(--line)}
.ticks li::before{content:"";position:absolute;left:.2rem;top:1rem;width:.85rem;height:.45rem;border-left:3px solid var(--orange);border-bottom:3px solid var(--orange);transform:rotate(-45deg)}
.prose p{max-width:70ch}
/* cards */
.grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(290px,1fr));gap:1.8rem}
.card{background:#fff;border:1px solid var(--line);border-radius:18px;overflow:hidden;display:flex;flex-direction:column;transition:box-shadow .25s}
.card:hover{box-shadow:0 16px 34px rgba(40,25,10,.14)}
.card-img{position:relative;display:block;aspect-ratio:4/3;background:var(--cream);overflow:hidden}
.card-img img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.card:hover .card-img img{transform:scale(1.04)}
.card.is-sold .card-img img{filter:grayscale(.85)}
.card-body{padding:1.3rem 1.4rem 1.5rem;display:flex;flex-direction:column;flex:1}.card-body h3{margin-bottom:.3rem}
.card-body h3 a{text-decoration:none;color:var(--ink)}.card-body h3 a:hover{color:var(--orange-d)}
.card-body .more{margin-top:auto}
.loc{color:var(--muted);margin:0 0 .7rem}
.meta{display:flex;justify-content:space-between;align-items:baseline;margin:0 0 1rem;max-width:none}.meta strong{font:500 1.6rem var(--display);color:var(--orange-d)}.meta span{color:var(--muted);font-weight:700}
.tag{display:inline-block;padding:.25rem .85rem;border-radius:999px;font-size:.8rem;font-weight:700;letter-spacing:.03em}
.card-img .tag{position:absolute;left:1rem;top:1rem}
.tag-ok{background:var(--orange);color:#fff}.tag-sold{background:var(--dark);color:#fff}
.empty{background:var(--cream);padding:1.6rem;border-radius:14px}
.count{color:var(--muted);font-weight:700}
.filters{display:grid;grid-template-columns:repeat(auto-fit,minmax(150px,1fr));gap:1rem;align-items:end;background:var(--cream);padding:1.4rem;border-radius:18px;margin-bottom:1.2rem}
.f-actions{display:flex;gap:1rem;align-items:center}
/* gallery / videos */
.masonry{columns:3 260px;column-gap:1rem}
.shot{display:block;width:100%;padding:0;margin:0 0 1rem;border:0;border-radius:14px;overflow:hidden;cursor:zoom-in;background:var(--cream);break-inside:avoid}
.shot img{width:100%;transition:transform .4s}.shot:hover img{transform:scale(1.03)}
dialog#lightbox{border:0;border-radius:14px;padding:0;max-width:min(1000px,94vw);background:#0a1c2b;color:#fff;overflow:hidden}
dialog#lightbox::backdrop{background:rgba(0,0,0,.8)}
dialog#lightbox img{max-height:80vh;width:auto;margin:auto}dialog#lightbox p{margin:0;padding:.8rem 1.2rem}
.lb-close{position:absolute;right:.6rem;top:.4rem;background:var(--orange);color:#fff;border:0;border-radius:50%;width:38px;height:38px;font-size:1.6rem;line-height:1;cursor:pointer}
.vids{grid-template-columns:repeat(auto-fill,minmax(340px,1fr))}.vid{margin:0}.vid figcaption{font-weight:700;margin-top:.6rem}
/* detail */
.crumbs{color:var(--muted);font-size:.95rem}
.detail{display:grid;grid-template-columns:minmax(0,1fr) 380px;gap:2.8rem;align-items:start}
.gallery>img{width:100%;aspect-ratio:3/2;object-fit:cover;border-radius:18px;margin-bottom:.8rem}
.thumbs{display:flex;gap:.5rem;flex-wrap:wrap;margin-bottom:1.5rem}
.thumbs button{padding:0;border:3px solid transparent;border-radius:10px;overflow:hidden;cursor:pointer;background:none}
.thumbs button:hover,.thumbs button.on{border-color:var(--orange)}.thumbs img{width:96px;height:72px;object-fit:cover}
.panel{background:var(--cream);border-radius:18px;padding:1.8rem;position:sticky;top:110px;border-top:6px solid var(--orange)}
.panel h1{font-size:2rem;margin-top:.7rem}
.price{font:500 2.3rem var(--display);color:var(--orange-d);margin:.3rem 0 1rem}
.facts{display:grid;grid-template-columns:auto 1fr;gap:.5rem 1.2rem;margin:0 0 1.4rem}.facts dt{color:var(--muted)}.facts dd{margin:0;font-weight:700}
.call{display:block;text-align:center;font-weight:700}
/* team */
.team{grid-template-columns:repeat(auto-fill,minmax(240px,1fr))}
.member img{aspect-ratio:1;object-fit:cover;width:100%;border-radius:18px;margin-bottom:1rem}.role{color:var(--orange-d);font-weight:700;margin-bottom:.4rem}
/* contact */
.contact{display:grid;grid-template-columns:minmax(0,.8fr) minmax(0,1.5fr);gap:clamp(2rem,5vw,5rem);align-items:start}
.touch h2,#book h2{font-size:clamp(2.2rem,4vw,3.4rem)}
.touch h3{font-size:1.5rem;margin:1.4rem 0 .3rem}.touch p{margin:0}
.touch .soc{margin-top:.6rem}
.touch a{color:var(--ink)}
.form{display:grid;gap:1rem;margin-top:1.5rem}.form .two{gap:1rem}
.form label{font-weight:400}
.hp{position:absolute;left:-9999px;width:1px;height:1px;opacity:0}
.notice{padding:.9rem 1.2rem;border-radius:14px;margin-bottom:1.2rem}.notice p{margin:0}
.notice.ok{background:#e6f3e8;color:#14522a}.notice.bad{background:#fbe1dc;color:#7f2418}
/* footer */
.site-footer{background:var(--cream);color:var(--ink);padding-top:3.5rem}
.site-footer a{color:var(--ink);text-decoration:none}.site-footer a:hover{color:var(--orange-d);text-decoration:underline}
.foot-grid{display:grid;grid-template-columns:1.6fr 1fr 1fr 1.3fr;gap:2.5rem}
.foot-h{font:500 1.9rem var(--display);text-transform:uppercase;margin-bottom:.8rem}
.site-footer ul{list-style:none;margin:0;padding:0}.site-footer li{margin-bottom:.5rem}
.sub{display:grid;gap:1rem;justify-items:start}
.legal{display:flex;justify-content:space-between;gap:1rem;flex-wrap:wrap;border-top:1px solid var(--line);margin-top:2.5rem;padding:1.2rem 0}.legal p{margin:0}
.float{position:fixed;right:1.2rem;bottom:1.2rem;display:grid;gap:.9rem;justify-items:center;z-index:60}
.wa-float{width:66px;height:66px;border-radius:50%;background:#25d366;color:#fff;display:grid;place-items:center;box-shadow:0 6px 18px rgba(0,0,0,.25)}
.wa-float:hover{background:#1ebe5a}
.to-top{width:56px;height:56px;border-radius:50%;background:var(--orange);color:#fff;border:0;display:grid;place-items:center;cursor:pointer;box-shadow:0 6px 18px rgba(0,0,0,.25)}
.to-top:hover{background:var(--orange-d)}.to-top[hidden]{display:none}
/* responsive */
@media(max-width:1000px){
 .menu-btn{display:block}
 nav{display:none;position:absolute;left:0;right:0;top:100%;background:#fff;box-shadow:0 14px 24px rgba(0,0,0,.12);flex-direction:column;align-items:stretch;padding:.5rem 1.25rem 1.2rem;max-height:80vh;overflow:auto}
 nav.open{display:flex}
 nav>a:not(.btn),.dd-btn{padding:.9rem .2rem;border-bottom:1px solid var(--line);width:100%;justify-content:space-between}
 .dd:hover .dd-menu,.dd:focus-within .dd-menu{display:none}.dd.open .dd-menu{display:block}
 .dd-menu{position:static;box-shadow:none;padding:0 0 0 1rem}.dd-menu a{padding:.8rem .5rem}
 .btn-sm{margin:1rem 0 0;text-align:center}
 .finder{grid-template-columns:1fr 1fr}.finder .btn{grid-column:1/-1}
 .split,.two,.why,.detail,.contact{grid-template-columns:1fr}
 .steps{grid-template-columns:1fr 1fr}.steps li::after{display:none}
 .foot-grid{grid-template-columns:1fr 1fr}
 .panel{position:static}
 .topbar .wrap>p a:last-child,.sep{display:none}
}
@media(max-width:560px){.finder,.foot-grid,.steps{grid-template-columns:1fr}.topbar p{display:none}.topbar .wrap{justify-content:center}}
@media(prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}