/* =========================================================================
   1614 Hubert Street — Mysti Stewart Group / Compass RE Texas, LLC
   Brand: sage #a4b7a2 (primary) · deep teal #245d61 (property accent)
   Editorial luxury / modern minimal. No rounded cards, shadows or gradients.
   ========================================================================= */

/* ---------- Tokens ---------- */
:root{
  color-scheme: light;

  --white:#ffffff;
  --paper:#f6f7f5;
  --paper-2:#eef0ec;
  --ink:#16191a;
  --ink-soft:#4f5754;
  --ink-faint:#6a7370;   /* 4.88:1 on white, 4.55:1 on --paper */
  --line:#e0e4de;
  --line-strong:#c8cec6;

  --sage:#a4b7a2;        /* decorative only — 2.13:1, never for text */
  --sage-text:#60785d;   /* 4.84:1 on white, 4.50:1 on --paper */
  --sage-tint:#eaefe9;
  /* Per-listing accent. Everything accented routes through these three
     tokens, so a new property is a three-value change.
     1614 Hubert: deep teal.
     Contrast: 7.46:1 on --white, 6.95:1 on --paper — safe for text. */
  --accent:#245d61;
  --accent-dark:#18464a;
  --accent-tint:#e7eeee;

  --font-display:'Averta PE','Avenir Next',Avenir,'Segoe UI',system-ui,-apple-system,'Helvetica Neue',Arial,sans-serif;
  --font-body:'Minion Pro','Iowan Old Style','Palatino Linotype',Palatino,Georgia,'Times New Roman',serif;
  --font-label:var(--font-display);

  --nav-h:60px;
  --wrap:1280px;
  --gutter:clamp(20px,5vw,72px);

  --t:.32s cubic-bezier(.22,.61,.36,1);
}
@media (min-width:900px){ :root{ --nav-h:76px; } }

/* ---------- Reset / base ---------- */
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation-duration:.001ms!important;animation-iteration-count:1!important;transition-duration:.001ms!important}
}
body{
  margin:0;
  background:var(--white);
  color:var(--ink);
  font-family:var(--font-body);
  font-size:clamp(16.5px,1.05vw,18px);
  line-height:1.68;
  overflow-x:hidden;
  -webkit-font-smoothing:antialiased;
}
img,picture,video,iframe{max-width:100%;display:block}
img{height:auto}
h1,h2,h3,h4{font-family:var(--font-display);font-weight:600;line-height:1.1;letter-spacing:-.015em;margin:0}
p{margin:0 0 1.1em}
p:last-child{margin-bottom:0}
a{color:var(--accent);text-underline-offset:3px}
ul{margin:0;padding:0;list-style:none}
button{font:inherit;color:inherit;background:none;border:0;cursor:pointer}
:focus-visible{outline:2.5px solid var(--accent);outline-offset:3px;border-radius:2px}
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap;border:0}

/* ---------- Layout ---------- */
.wrap{width:100%;max-width:var(--wrap);margin-inline:auto;padding-inline:var(--gutter)}
.section{padding-block:clamp(64px,8vw,124px);scroll-margin-top:calc(var(--nav-h) + 8px)}
.section--paper{background:var(--paper)}
.section--ink{background:var(--ink);color:var(--white)}
.rule{height:1px;background:var(--line);border:0;margin:0}

/* Grid and flex children default to min-width:auto, which lets wide intrinsic
   content (a <select> with a long option, a long word) push a track past the
   viewport. Allow every layout child to shrink; overflow is handled locally. */
.intro__grid>*,.nb>*,.contact>*,.calc__row>*,.specs>*,.cost>*,.schools>*,
.hl>*,.form,.form__two,.form__two>*,.field,.foot__top>*{min-width:0}
.field input,.field select,.field textarea{max-width:100%}
.spec dd,.places span,.hl__item p{overflow-wrap:anywhere}

/* ---------- Typographic system ---------- */
.eyebrow{
  font-family:var(--font-label);font-size:.7rem;font-weight:700;
  letter-spacing:.2em;text-transform:uppercase;color:var(--accent);
  display:flex;align-items:center;gap:.75rem;margin:0 0 1.1rem;
}
.eyebrow::after{content:"";flex:1;height:1px;background:var(--sage);max-width:120px}
.section--ink .eyebrow{color:var(--sage)}
.h-display{font-size:clamp(2rem,5.2vw,3.5rem)}
.h-section{font-size:clamp(1.75rem,3.9vw,2.75rem);max-width:19ch}
.h-sub{font-size:clamp(1.05rem,1.7vw,1.3rem);font-weight:600;letter-spacing:-.01em}
.lede{font-size:clamp(1.12rem,1.8vw,1.38rem);line-height:1.6;color:var(--ink)}
.muted{color:var(--ink-soft)}
.fine{font-size:.82rem;line-height:1.6;color:var(--ink-faint);font-family:var(--font-display)}
.tnum{font-variant-numeric:tabular-nums}

/* ---------- Buttons ---------- */
.btn{
  display:inline-flex;align-items:center;justify-content:center;gap:.6rem;
  font-family:var(--font-label);font-size:.76rem;font-weight:700;
  letter-spacing:.14em;text-transform:uppercase;text-decoration:none;
  padding:1rem 1.6rem;border:1px solid transparent;
  transition:background var(--t),color var(--t),border-color var(--t);
  text-align:center;min-height:48px;
}
.btn--primary{background:var(--accent);color:var(--white);border-color:var(--accent)}
.btn--primary:hover{background:var(--accent-dark);border-color:var(--accent-dark)}
.btn--ghost{background:transparent;color:var(--ink);border-color:var(--line-strong)}
.btn--ghost:hover{border-color:var(--ink);background:var(--ink);color:var(--white)}
.btn--onDark{background:transparent;color:var(--white);border-color:rgba(255,255,255,.55)}
.btn--onDark:hover{background:var(--white);color:var(--ink);border-color:var(--white)}
.btn--sm{padding:.7rem 1.1rem;font-size:.7rem;min-height:40px}
.btn--block{width:100%}

/* ---------- Nav ---------- */
.nav{
  position:fixed;inset:0 0 auto;z-index:60;height:var(--nav-h);
  background:rgba(255,255,255,.94);backdrop-filter:saturate(1.6) blur(10px);
  border-bottom:1px solid var(--line);
}
.nav__in{height:100%;display:flex;align-items:center;gap:1rem}
/* Brand mark: the parallelogram from the Mysti Stewart Group logo, rebuilt as
   a polygon so it stays crisp at any size and can be recoloured per surface. */
.mark{display:block;height:1em;width:auto;flex:0 0 auto;fill:var(--sage)}
.nav__brand{display:flex;align-items:center;gap:.7rem;text-decoration:none;color:var(--ink);flex:0 0 auto;line-height:1.15}
.nav__brand .mark{height:28px}
@media (min-width:900px){ .nav__brand .mark{height:38px} }
.nav__brand-text{display:flex;flex-direction:column;justify-content:center;min-width:0}
.nav__brand b{font-family:var(--font-label);font-size:.72rem;font-weight:700;letter-spacing:.17em;text-transform:uppercase}
.nav__brand span{font-family:var(--font-label);font-size:.6rem;letter-spacing:.13em;text-transform:uppercase;color:var(--ink-faint)}
.nav__links{display:none;margin-left:auto;align-items:center;gap:clamp(.7rem,1.6vw,1.6rem)}
.nav__links a{
  font-family:var(--font-label);font-size:.71rem;font-weight:600;letter-spacing:.11em;
  text-transform:uppercase;color:var(--ink-soft);text-decoration:none;padding:.4rem 0;
  border-bottom:1.5px solid transparent;white-space:nowrap;transition:color var(--t),border-color var(--t);
}
.nav__links a:hover{color:var(--ink)}
.nav__links a[aria-current="true"]{color:var(--accent);border-bottom-color:var(--accent)}
.nav__cta{display:none;margin-left:.5rem}
.nav__toggle{margin-left:auto;display:inline-flex;flex-direction:column;justify-content:center;gap:5px;width:44px;height:44px;align-items:center}
.nav__toggle span{display:block;width:22px;height:1.5px;background:var(--ink);transition:transform var(--t),opacity var(--t)}
.nav[data-open="true"] .nav__toggle span:nth-child(1){transform:translateY(6.5px) rotate(45deg)}
.nav[data-open="true"] .nav__toggle span:nth-child(2){opacity:0}
.nav[data-open="true"] .nav__toggle span:nth-child(3){transform:translateY(-6.5px) rotate(-45deg)}
@media (min-width:1040px){
  .nav__links{display:flex}
  .nav__cta{display:inline-flex}
  .nav__toggle{display:none}
}
.drawer{
  position:fixed;inset:var(--nav-h) 0 auto;z-index:55;background:var(--white);
  border-bottom:1px solid var(--line);padding:1rem var(--gutter) 1.75rem;
  display:grid;gap:.15rem;max-height:calc(100dvh - var(--nav-h));overflow-y:auto;
}
.drawer[hidden]{display:none}
.drawer a{
  font-family:var(--font-label);font-size:.85rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;
  color:var(--ink);text-decoration:none;padding:.85rem 0;border-bottom:1px solid var(--line);
}
.drawer .btn{margin-top:1.1rem}
@media (min-width:1040px){ .drawer{display:none!important} }

/* ---------- Hero ---------- */
.hero{position:relative;margin-top:var(--nav-h);background:var(--ink);isolation:isolate}
.hero__media{position:relative;width:100%;aspect-ratio:3/2;overflow:hidden}
.hero__media img{width:100%;height:100%;object-fit:cover}
.hero__media::after{content:"";position:absolute;inset:0}
.hero__body{color:var(--white)}

/* MOBILE — stack the image above the copy. The overlay treatment cannot work
   here: the hero copy is taller than a 3:2 image at phone widths, so anchoring
   it to the bottom pushed the headline off the top of the screen. */
@media (max-width:767px){
  .hero__media{aspect-ratio:4/3;max-height:46vh}
  .hero__media::after{
    background:linear-gradient(180deg,rgba(10,14,15,.34) 0%,rgba(10,14,15,.10) 46%,rgba(10,14,15,.52) 100%);
  }
  .hero__body{background:var(--ink);padding-block:clamp(24px,6.5vw,36px) clamp(26px,7vw,40px)}
}

/* DESKTOP / TABLET — copy overlays the photograph. min-height guarantees the
   image is always taller than the copy, so nothing can ever clip, even on
   short viewports where max-height would otherwise win. */
@media (min-width:768px){
  .hero__media{max-height:82vh;min-height:630px}
  .hero__media::after{
    background:
      linear-gradient(180deg,rgba(10,14,15,.56) 0%,rgba(10,14,15,.20) 26%,rgba(10,14,15,.56) 60%,rgba(10,14,15,.88) 100%),
      linear-gradient(90deg,rgba(10,14,15,.58) 0%,rgba(10,14,15,.16) 55%,rgba(10,14,15,0) 100%);
  }
  .hero__body{position:absolute;inset:auto 0 0;z-index:2;padding-bottom:clamp(30px,4vw,54px)}
}
@media (min-width:900px){ .hero__media{aspect-ratio:16/8.4} }
.hero__kicker{
  font-family:var(--font-label);font-size:.68rem;font-weight:700;letter-spacing:.22em;
  text-transform:uppercase;color:var(--white);opacity:.92;margin:0 0 .85rem;
}
.hero h1{
  color:var(--white);font-size:clamp(1.75rem,4.7vw,3.4rem);
  /* Tuned to the headline. 22ch suits the current 45-character line; a much
     shorter headline wants a tighter measure. balance evens the line lengths
     so the last line is never one orphaned word. */
  max-width:22ch;text-wrap:balance;
}
.hero__tag{
  font-family:var(--font-body);font-size:clamp(1rem,1.7vw,1.32rem);
  color:rgba(255,255,255,.93);margin:.8rem 0 0;max-width:40ch;line-height:1.5;
}
.hero__actions{display:flex;flex-wrap:wrap;gap:.7rem;margin-top:1.5rem}
.hero__stats{
  border-top:1px solid rgba(255,255,255,.28);margin-top:1.6rem;padding-top:1.1rem;
  display:grid;grid-template-columns:repeat(2,1fr);gap:.9rem 1rem;
}
@media (min-width:640px){ .hero__stats{grid-template-columns:repeat(4,1fr)} }
.hero__stat dt{
  font-family:var(--font-label);font-size:.63rem;font-weight:700;letter-spacing:.16em;
  text-transform:uppercase;color:rgba(255,255,255,.72);margin-bottom:.25rem;
}
.hero__stat dd{margin:0;font-family:var(--font-display);font-size:clamp(1.15rem,2.3vw,1.6rem);font-weight:600;color:var(--white)}
.hero__stat dd small{font-size:.62em;font-weight:500;opacity:.8}

/* status pill */
.pill{
  display:inline-flex;align-items:center;gap:.45rem;font-family:var(--font-label);
  font-size:.64rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;
  padding:.35rem .7rem;border:1px solid rgba(255,255,255,.45);color:var(--white);
}
.pill i{width:6px;height:6px;background:var(--sage);border-radius:50%;display:block}

/* ---------- Intro ---------- */
.intro__grid{display:grid;gap:clamp(2rem,4vw,4rem)}
@media (min-width:920px){ .intro__grid{grid-template-columns:minmax(0,1fr) minmax(0,1.15fr);align-items:start} }
.quote{
  border-left:2px solid var(--sage);padding-left:clamp(1rem,2vw,1.6rem);margin:2rem 0 0;
  font-size:clamp(1.15rem,2vw,1.5rem);line-height:1.45;font-style:italic;color:var(--ink);
}
.quote cite{display:block;margin-top:.7rem;font-style:normal;font-family:var(--font-label);
  font-size:.66rem;letter-spacing:.15em;text-transform:uppercase;color:var(--ink-faint)}

/* ---------- Highlights ---------- */
.hl{display:grid;gap:1px;background:var(--line);border-block:1px solid var(--line);margin-top:clamp(2rem,4vw,3.25rem)}
@media (min-width:680px){ .hl{grid-template-columns:repeat(2,1fr)} }
@media (min-width:1080px){ .hl{grid-template-columns:repeat(4,1fr)} }
.hl__item{
  background:var(--white);padding:clamp(1.4rem,2.4vw,2rem);
  opacity:0;transform:translateY(14px);transition:opacity .6s ease,transform .6s ease;
}
.hl__item.is-in{opacity:1;transform:none}
.hl__n{font-family:var(--font-label);font-size:.66rem;font-weight:700;letter-spacing:.16em;color:var(--sage-text);display:block;margin-bottom:.9rem}
.hl__item h3{font-size:1.06rem;margin-bottom:.55rem;letter-spacing:-.005em}
.hl__item p{font-size:.95rem;line-height:1.6;color:var(--ink-soft);margin:0}

/* ---------- Gallery ---------- */
.gal__bar{display:flex;flex-wrap:wrap;gap:.45rem;margin:2rem 0 1.5rem}
.chip{
  font-family:var(--font-label);font-size:.68rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;
  padding:.55rem .95rem;border:1px solid var(--line-strong);color:var(--ink-soft);background:var(--white);
  transition:all var(--t);min-height:38px;
}
.chip:hover{border-color:var(--ink);color:var(--ink)}
.chip[aria-pressed="true"]{background:var(--accent);border-color:var(--accent);color:var(--white)}
.gal__grid{display:grid;gap:10px;grid-template-columns:repeat(2,1fr)}
@media (min-width:760px){ .gal__grid{grid-template-columns:repeat(3,1fr);gap:14px} }
@media (min-width:1120px){ .gal__grid{grid-template-columns:repeat(4,1fr)} }
.gal__item{position:relative;padding:0;overflow:hidden;background:var(--paper-2);aspect-ratio:3/2;border:0}
.gal__item img{width:100%;height:100%;object-fit:cover;transition:transform .55s cubic-bezier(.22,.61,.36,1)}
.gal__item:hover img{transform:scale(1.045)}
.gal__item figcaption{
  position:absolute;inset:auto 0 0;padding:1.6rem .8rem .55rem;color:#fff;text-align:left;
  font-family:var(--font-label);font-size:.66rem;letter-spacing:.07em;
  background:linear-gradient(transparent,rgba(10,14,15,.78));
  opacity:0;transition:opacity var(--t);
}
.gal__item:hover figcaption,.gal__item:focus-visible figcaption{opacity:1}
.gal__item[hidden]{display:none}
@media (hover:none){ .gal__item figcaption{opacity:1} }

/* Lightbox */
.lb{position:fixed;inset:0;z-index:100;background:rgba(9,12,13,.97);display:grid;grid-template-rows:auto 1fr auto;padding:0}
.lb[hidden]{display:none}
.lb__top{display:flex;align-items:center;justify-content:space-between;gap:1rem;padding:.9rem clamp(12px,3vw,26px);color:#fff}
.lb__count{font-family:var(--font-label);font-size:.7rem;letter-spacing:.14em;color:rgba(255,255,255,.7)}
.lb__x{width:44px;height:44px;display:grid;place-items:center;color:#fff;font-size:1.5rem;line-height:1}
.lb__stage{position:relative;display:grid;place-items:center;min-height:0;padding:0 clamp(8px,2vw,20px)}
.lb__stage img{max-width:100%;max-height:100%;width:auto;height:auto;object-fit:contain}
.lb__nav{
  position:absolute;top:50%;transform:translateY(-50%);width:48px;height:48px;
  display:grid;place-items:center;color:#fff;font-size:1.6rem;line-height:1;
  background:rgba(0,0,0,.35);border:1px solid rgba(255,255,255,.22);
}
.lb__nav:hover{background:rgba(0,0,0,.6)}
.lb__nav--prev{left:clamp(6px,1.5vw,18px)}
.lb__nav--next{right:clamp(6px,1.5vw,18px)}
.lb__cap{padding:.9rem clamp(12px,3vw,26px) 1.4rem;color:rgba(255,255,255,.88);text-align:center;font-size:.95rem;min-height:3.2rem}
.lb__cap b{display:block;font-family:var(--font-label);font-size:.66rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--sage);margin-bottom:.3rem}
body.is-locked{overflow:hidden}
/* The fixed nav showed through the lightbox scrim and stayed tab-reachable
   behind the modal. Take it out of both while the viewer is open. */
body.is-locked .nav,body.is-locked .ai__open{opacity:0;pointer-events:none;visibility:hidden}

/* ---------- Detail tables ---------- */
.specs{display:grid;gap:clamp(1.8rem,3.5vw,2.75rem);margin-top:clamp(2rem,4vw,3rem)}
@media (min-width:760px){ .specs{grid-template-columns:repeat(2,1fr)} }
@media (min-width:1120px){ .specs{grid-template-columns:repeat(3,1fr)} }
.spec h3{
  font-family:var(--font-label);font-size:.7rem;font-weight:700;letter-spacing:.17em;text-transform:uppercase;
  color:var(--accent);padding-bottom:.7rem;border-bottom:1px solid var(--sage);margin-bottom:.4rem;
}
.spec dl{margin:0}
.spec dl > div{display:flex;justify-content:space-between;align-items:baseline;gap:1rem;padding:.72rem 0;border-bottom:1px solid var(--line)}
/* Long comma lists read badly squeezed into a right-aligned half-column;
   these rows stack the label over a full-width value instead. */
.spec dl > div.stack{display:block}
.spec .stack dt{max-width:none;margin-bottom:.25rem}
.spec .stack dd{text-align:left;font-weight:500;line-height:1.5;color:var(--ink)}
.spec dt{font-family:var(--font-display);font-size:.84rem;color:var(--ink-soft);flex:0 0 auto;max-width:52%}
.spec dd{margin:0;font-family:var(--font-display);font-size:.88rem;font-weight:600;text-align:right;color:var(--ink)}
.spec dd .note{display:block;font-weight:400;font-size:.76rem;color:var(--ink-faint);margin-top:.15rem;line-height:1.45}

/* room table */
.rooms{width:100%;border-collapse:collapse;margin-top:1rem;font-family:var(--font-display);font-size:.9rem}
.rooms caption{text-align:left;font-family:var(--font-label);font-size:.7rem;font-weight:700;letter-spacing:.17em;
  text-transform:uppercase;color:var(--accent);padding-bottom:.7rem;border-bottom:1px solid var(--sage);margin-bottom:.2rem}
.rooms th,.rooms td{text-align:left;padding:.72rem .6rem .72rem 0;border-bottom:1px solid var(--line)}
.rooms th{font-weight:600;color:var(--ink-soft);font-size:.78rem;letter-spacing:.04em}
.rooms td:last-child,.rooms th:last-child{text-align:right;padding-right:0}
.scroll-x{overflow-x:auto;-webkit-overflow-scrolling:touch}

/* ---------- Cost / calculator ---------- */
.cost{display:grid;gap:1px;background:var(--line);border:1px solid var(--line);margin-top:clamp(2rem,4vw,3rem)}
@media (min-width:720px){ .cost{grid-template-columns:repeat(3,1fr)} }
.cost__cell{background:var(--white);padding:clamp(1.4rem,2.6vw,2rem)}
.cost__cell h3{font-family:var(--font-label);font-size:.68rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-faint);margin-bottom:.7rem}
.cost__cell p.cost__fig{font-family:var(--font-display);font-size:clamp(1.65rem,3.4vw,2.2rem);font-weight:600;color:var(--accent);letter-spacing:-.02em;line-height:1.1;margin:0}
.cost__cell p.cost__fig small{font-size:.5em;margin-left:.12em;font-weight:500;color:var(--ink-faint);letter-spacing:0}
.cost__cell p{font-size:.88rem;line-height:1.55;color:var(--ink-soft);margin:.7rem 0 0}

.calc{background:var(--paper);border:1px solid var(--line);padding:clamp(1.4rem,3vw,2.25rem);margin-top:clamp(1.6rem,3vw,2.25rem)}
.calc__row{display:grid;gap:1.1rem;align-items:end}
@media (min-width:680px){ .calc__row{grid-template-columns:minmax(0,260px) 1fr} }
.field{display:grid;gap:.4rem}
.field label{font-family:var(--font-label);font-size:.68rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-soft)}
.field input,.field select,.field textarea{
  font-family:var(--font-display);font-size:1rem;padding:.8rem .9rem;
  border:1px solid var(--line-strong);background:var(--white);color:var(--ink);width:100%;min-height:48px;
}
.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--accent);outline:none;box-shadow:0 0 0 2px var(--accent-tint)}
.field textarea{min-height:120px;resize:vertical;line-height:1.55}
.calc__out{display:grid;gap:.85rem;grid-template-columns:repeat(2,minmax(0,1fr))}
.calc__out div{border-left:2px solid var(--sage);padding-left:.85rem}
.calc__out dt{font-family:var(--font-label);font-size:.63rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-faint);margin-bottom:.2rem}
.calc__out dd{margin:0;font-family:var(--font-display);font-size:clamp(1.15rem,2.4vw,1.5rem);font-weight:600;color:var(--ink)}

/* ---------- Neighborhood ---------- */
.nb{display:grid;gap:clamp(2rem,4vw,3.5rem);margin-top:clamp(1.5rem,3vw,2.5rem)}
@media (min-width:920px){ .nb{grid-template-columns:minmax(0,1fr) minmax(0,1.05fr)} }
.places{border-top:1px solid var(--line)}
.places li{display:grid;gap:.15rem;padding:1.05rem 0;border-bottom:1px solid var(--line)}
.places b{font-family:var(--font-display);font-size:1rem;font-weight:600}
.places span{font-size:.92rem;color:var(--ink-soft);line-height:1.55}

/* ---------- Schools ---------- */
.schools{display:grid;gap:1px;background:var(--line);border:1px solid var(--line);margin-top:clamp(1.8rem,3.5vw,2.5rem)}
@media (min-width:720px){ .schools{grid-template-columns:repeat(3,1fr)} }
.school{background:var(--white);padding:clamp(1.3rem,2.4vw,1.9rem)}
.school span{font-family:var(--font-label);font-size:.64rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--sage-text);display:block;margin-bottom:.6rem}
.school b{font-family:var(--font-display);font-size:1.12rem;font-weight:600;display:block;line-height:1.25}
.school em{font-style:normal;font-size:.86rem;color:var(--ink-soft);display:block;margin-top:.35rem}

/* ---------- Map ---------- */
#map{scroll-margin-top:calc(var(--nav-h) + 8px)}
.map{position:relative;margin-top:clamp(1.8rem,3.5vw,2.5rem);border:1px solid var(--line);background:var(--paper)}
.map iframe{width:100%;aspect-ratio:16/9;max-height:min(58vh,520px);border:0;display:block}
@media (max-width:640px){ .map iframe{aspect-ratio:4/3} }

/* ---------- Contact ---------- */
.contact{display:grid;gap:clamp(2.2rem,4.5vw,4rem)}
@media (min-width:960px){ .contact{grid-template-columns:minmax(0,1.1fr) minmax(0,.9fr)} }
.form{display:grid;gap:1.1rem}
.form__two{display:grid;gap:1.1rem}
@media (min-width:560px){ .form__two{grid-template-columns:repeat(2,1fr)} }
.form__consent{display:flex;gap:.7rem;align-items:flex-start;font-size:.84rem;line-height:1.5;color:var(--ink-soft);font-family:var(--font-display)}
.form__consent input{margin-top:.25rem;width:18px;height:18px;flex:0 0 auto;accent-color:var(--accent)}
.form__status{font-family:var(--font-display);font-size:.9rem;padding:.9rem 1rem;border-left:2px solid var(--sage);background:var(--sage-tint)}
.form__status[hidden]{display:none}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}

.agent{background:var(--paper);border:1px solid var(--line);padding:clamp(1.5rem,3vw,2.25rem);align-self:start}
.agent__photo{display:block;max-width:none;margin:calc(clamp(1.5rem,3vw,2.25rem) * -1) calc(clamp(1.5rem,3vw,2.25rem) * -1) clamp(1.9rem,3.6vw,2.6rem);background:var(--paper-2)}
.agent__photo img{width:100%;height:auto;aspect-ratio:4/5;object-fit:cover;object-position:50% 22%}
@media (min-width:960px){ .agent__photo img{aspect-ratio:1/1} }
.agent h3{font-size:1.75rem;margin-bottom:.35rem}
.agent__lic{display:inline-block;font-family:var(--font-label);font-size:.58rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-faint);white-space:nowrap;margin-left:.5rem;vertical-align:.3em}
.agent .role{font-family:var(--font-label);font-size:.66rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--accent);margin-bottom:0}

/* ---------- Footer ---------- */
.foot{background:var(--ink);color:rgba(255,255,255,.72);padding-block:clamp(2.5rem,5vw,4rem);padding-bottom:calc(clamp(2.5rem,5vw,4rem) + 62px);font-size:.86rem}
.foot a{color:rgba(255,255,255,.9)}
.foot__top{display:grid;gap:2rem;padding-bottom:2rem;border-bottom:1px solid rgba(255,255,255,.16)}
@media (min-width:820px){ .foot__top{grid-template-columns:1.3fr 1fr 1fr} }
.foot h4{font-family:var(--font-label);font-size:.66rem;font-weight:700;letter-spacing:.17em;text-transform:uppercase;color:var(--sage);margin-bottom:.9rem}
.foot__lockup{display:flex;align-items:center;gap:.85rem;margin-bottom:.9rem}
.foot__lockup .mark{height:56px;fill:var(--sage)}
.foot__brand b{display:block;font-family:var(--font-label);font-size:.86rem;font-weight:700;letter-spacing:.17em;text-transform:uppercase;color:#fff;max-width:10ch;line-height:1.3}
.foot ul li{padding:.3rem 0}
.foot ul a{text-decoration:none}
.foot ul a:hover{text-decoration:underline}
.foot__legal{padding-top:1.75rem;font-size:.78rem;line-height:1.62;color:rgba(255,255,255,.55);display:grid;gap:.9rem}
.foot__legal strong{color:rgba(255,255,255,.8);font-weight:600}
.eho{display:flex;align-items:center;gap:.6rem;flex-wrap:wrap}
.eho svg{flex:0 0 auto}

/* ---------- Concierge ---------- */
.ai__open{
  position:fixed;right:clamp(14px,2.5vw,26px);bottom:clamp(14px,2.5vw,26px);z-index:70;
  display:inline-flex;align-items:center;gap:.6rem;background:var(--accent);color:#fff;
  padding:.78rem 1.05rem;border:1px solid var(--accent);min-height:46px;
  font-family:var(--font-label);font-size:.67rem;font-weight:700;letter-spacing:.11em;text-transform:uppercase;
  transition:background var(--t);max-width:calc(100vw - 28px);
}
.ai__open:hover{background:var(--accent-dark)}
.ai__open i{width:7px;height:7px;background:var(--sage);border-radius:50%;display:block;flex:0 0 auto}
.ai{
  position:fixed;z-index:80;background:var(--white);border:1px solid var(--line-strong);
  display:grid;grid-template-rows:auto 1fr auto;
  inset:auto 0 0;height:min(88dvh,720px);
}
@media (min-width:640px){
  .ai{inset:auto clamp(14px,2.5vw,26px) clamp(14px,2.5vw,26px) auto;width:min(420px,calc(100vw - 32px));height:min(74dvh,640px)}
}
.ai[hidden]{display:none}
.ai__head{display:flex;align-items:center;gap:.8rem;padding:1rem 1.1rem;border-bottom:1px solid var(--line);background:var(--paper)}
.ai__head b{font-family:var(--font-label);font-size:.74rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;display:block}
.ai__head span{font-family:var(--font-display);font-size:.74rem;color:var(--ink-faint);display:block;margin-top:.1rem}
.ai__x{margin-left:auto;width:40px;height:40px;display:grid;place-items:center;font-size:1.35rem;line-height:1;color:var(--ink-soft);flex:0 0 auto}
.ai__log{overflow-y:auto;padding:1.1rem;display:grid;gap:.9rem;align-content:start;-webkit-overflow-scrolling:touch}
.msg{font-size:.94rem;line-height:1.6;max-width:92%}
.msg--ai{color:var(--ink)}
.msg--ai b.who,.msg--me b.who{
  display:block;font-family:var(--font-label);font-size:.6rem;font-weight:700;letter-spacing:.16em;
  text-transform:uppercase;color:var(--ink-faint);margin-bottom:.3rem;
}
.msg--me{justify-self:end;background:var(--accent-tint);border-left:2px solid var(--accent);padding:.65rem .85rem;font-family:var(--font-display);font-size:.9rem}
.msg--ai p{margin:0 0 .65rem}
.msg--err{border-left:2px solid #b4553f;background:#fbf0ed;padding:.65rem .85rem;font-family:var(--font-display);font-size:.88rem}
.ai__chips{display:flex;flex-wrap:wrap;gap:.4rem;padding:0 1.1rem .9rem}
.ai__chips button{
  font-family:var(--font-display);font-size:.78rem;padding:.45rem .75rem;
  border:1px solid var(--line-strong);color:var(--ink-soft);background:var(--white);transition:all var(--t);
}
.ai__chips button:hover{border-color:var(--accent);color:var(--accent)}
.ai__form{display:flex;gap:.5rem;padding:.85rem 1.1rem 1rem;border-top:1px solid var(--line);align-items:flex-end}
.ai__form textarea{
  flex:1;font-family:var(--font-display);font-size:.95rem;padding:.65rem .75rem;border:1px solid var(--line-strong);
  resize:none;min-height:46px;max-height:120px;line-height:1.45;color:var(--ink);background:var(--white);
}
.ai__form textarea:focus{border-color:var(--accent);outline:none}
.ai__send{background:var(--accent);color:#fff;width:46px;height:46px;display:grid;place-items:center;flex:0 0 auto;transition:background var(--t)}
.ai__send:hover:not(:disabled){background:var(--accent-dark)}
.ai__send:disabled{opacity:.45;cursor:not-allowed}
.ai__fine{padding:0 1.1rem .85rem;font-size:.68rem;line-height:1.45;color:var(--ink-faint);font-family:var(--font-display)}
.dots{display:inline-flex;gap:4px;align-items:center;height:1.2em}
.dots i{width:5px;height:5px;background:var(--sage);border-radius:50%;animation:b 1.1s infinite ease-in-out}
.dots i:nth-child(2){animation-delay:.16s}
.dots i:nth-child(3){animation-delay:.32s}
@keyframes b{0%,72%,100%{opacity:.28;transform:translateY(0)}36%{opacity:1;transform:translateY(-3px)}}

/* ---------- Reveal ---------- */
.rv{opacity:0;transform:translateY(16px);transition:opacity .65s ease,transform .65s ease}
.rv.is-in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){ .rv,.hl__item{opacity:1!important;transform:none!important} }

/* ---------- Print ---------- */
@media print{
  .nav,.drawer,.ai,.ai__open,.hero__actions,.gal__bar,.lb{display:none!important}
  body{font-size:11pt}
  .section{padding-block:18pt}
}