/* palette drawn from the homes themselves: green window frames, parquet, daylight */
:root{
  --ink:#18211B; --cream:#F6F6F1; --sand:#E7E8E0; --line:#D2D5C9;
  --terracotta:#B85C38; --terracotta-dark:#9B4728; --forest:#224634;
  --muted:#5F675C; --white:#fff;
  --radius:22px; --maxw:1120px;
  --shadow:0 1px 2px rgba(34,31,27,.04), 0 12px 32px rgba(34,31,27,.07);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth; scroll-padding-top:78px}
body{margin:0;background:var(--cream);color:var(--ink);
  font-family:Inter,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;
  font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3{font-family:Fraunces,Georgia,serif;font-weight:600;line-height:1.12;letter-spacing:-.015em;margin:0}
h1{font-size:clamp(2.4rem,7vw,4.3rem)}
h2{font-size:clamp(1.9rem,4.6vw,3rem)}
h3{font-size:clamp(1.25rem,2.4vw,1.6rem)}
p{margin:0}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 22px}
.section{padding:clamp(64px,9vw,116px) 0}
.eyebrow{font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;
  font-weight:600;color:var(--terracotta);margin-bottom:16px}
.lede{font-size:clamp(1.02rem,1.7vw,1.18rem);color:var(--muted);max-width:60ch}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:9px;padding:14px 24px;border-radius:999px;
  font-weight:600;font-size:.97rem;text-decoration:none;border:1.5px solid transparent;
  transition:transform .15s ease, background .2s ease, box-shadow .2s ease;white-space:nowrap}
.btn:active{transform:scale(.97)}
.btn-primary{background:var(--terracotta);color:#fff;box-shadow:0 6px 18px rgba(193,95,60,.28)}
.btn-primary:hover{background:var(--terracotta-dark)}
.btn-ghost{border-color:rgba(250,247,242,.42);color:var(--cream)}
.btn-ghost:hover{background:rgba(250,247,242,.12)}
.btn-outline{border-color:var(--line);color:var(--ink);background:var(--white)}
.btn-outline:hover{border-color:var(--ink)}
.btn-sm{padding:11px 19px;font-size:.9rem}
.wa-icon{width:17px;height:17px;fill:currentColor;flex:none}

/* nav */
header{position:fixed;top:0;left:0;right:0;z-index:60;transition:background .3s ease, box-shadow .3s ease, backdrop-filter .3s}
/* scrim keeps nav legible over any hero photo, however bright */
header::before{content:"";position:absolute;inset:0;height:132px;pointer-events:none;
  background:linear-gradient(180deg,rgba(16,26,19,.64) 0%,rgba(16,26,19,.30) 55%,transparent 100%);
  transition:opacity .3s ease}
header.scrolled::before{opacity:0}
header.scrolled{background:rgba(250,247,242,.9);backdrop-filter:blur(14px);
  box-shadow:0 1px 0 var(--line)}
.nav{position:relative;z-index:1}
.nav{display:flex;align-items:center;justify-content:space-between;gap:20px;height:74px}
/* brand lockup — mark + italic "The" over "Common Room", per Brand Guidelines v1.0 */
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;font-family:Fraunces,serif;
  letter-spacing:-.01em;color:var(--cream)}
header.scrolled .brand{color:var(--ink)}
.brand-type{line-height:1;display:block}
.brand-the{display:block;font-style:italic;font-size:.7rem;font-weight:400;
  opacity:.72;margin-bottom:2px}
.brand-name{display:block;font-weight:600;font-size:1.12rem;white-space:nowrap}
/* the mark: ring = the shared table, six discs = the residents, in the process inks.
   Custom properties are used because they inherit into the <use> shadow tree — class
   selectors do not reach cloned symbol content. */
.mark{width:46px;height:46px;flex:none;transition:color .3s ease;
  --seat-a:#0088B0; --seat-b:#D6006C; --seat-c:#201E1D; --seat-blend:multiply; color:#201E1D}
.mark-on-dark{--seat-a:#62C5EE; --seat-b:#FF90B1; --seat-c:#F3F2F2; --seat-blend:normal;
  color:#F3F2F2}
/* once the nav turns cream, the mark must return to its full-colour inks */
header.scrolled .mark{--seat-a:#0088B0; --seat-b:#D6006C; --seat-c:#201E1D;
  --seat-blend:multiply; color:#201E1D}
.navlinks{display:none;gap:30px;font-size:.94rem;font-weight:500}
.navlinks a{text-decoration:none;color:var(--cream);opacity:.86}
header.scrolled .navlinks a{color:var(--ink);opacity:.72}
.navlinks a:hover{opacity:1}
header.scrolled .nav .btn-ghost{border-color:var(--ink);color:var(--ink)}
@media(min-width:900px){.navlinks{display:flex}}
/* mobile nav: keep the wordmark on one line, let the sticky button carry the CTA */
@media(max-width:600px){
  .nav{height:64px}
  .brand-name{font-size:1rem}
  .mark{width:38px;height:38px}
  .nav .btn span{display:none}
  .nav .btn{padding:10px;border-radius:50%}
  header::before{height:104px}
}
@media(max-width:400px){ .nav .btn{display:none} }

/* hero — no background photograph; the picture sits in a framed card beside the words */
.hero{position:relative;
  padding:clamp(116px,14vw,150px) 0 clamp(52px,7vw,86px);overflow:hidden;background:var(--ink)}
.hero::after{content:"";position:absolute;inset:0;pointer-events:none;
  background:
    radial-gradient(58% 78% at 88% 8%, rgba(0,136,176,.20) 0%, transparent 62%),
    radial-gradient(46% 62% at 6% 96%, rgba(214,0,108,.13) 0%, transparent 66%)}
.hero .wrap{position:relative;z-index:2;color:var(--cream);width:100%}
.hero-grid{display:grid;gap:clamp(34px,5vw,58px);align-items:start}
@media(min-width:940px){.hero-grid{grid-template-columns:minmax(0,1.02fr) minmax(0,.98fr)}}
.hero h1{max-width:15ch;color:#fff}
.hero-sub{margin-top:20px;max-width:44ch;font-size:clamp(1.03rem,1.9vw,1.18rem);color:rgba(250,247,242,.9)}
.hero-cta{display:flex;flex-wrap:wrap;gap:12px;margin-top:32px}

/* framed photo + a small card of live numbers overlapping its corner */
.hero-figure{position:relative;isolation:isolate}
.hero-figure::before{content:"";position:absolute;inset:-14% -10% -10% -6%;z-index:-1;
  background:radial-gradient(58% 58% at 50% 45%, rgba(184,92,56,.36) 0%, transparent 70%);
  filter:blur(28px)}
.hero-photo{position:relative;aspect-ratio:5/4;border-radius:calc(var(--radius) + 4px);
  overflow:hidden;background:var(--sand);
  box-shadow:0 24px 60px rgba(0,0,0,.42), 0 0 0 1px rgba(250,247,242,.1)}
@media(min-width:940px){.hero-photo{aspect-ratio:4/5}}
.hero-photo img{width:100%;height:100%;object-fit:cover}
.hero-photo figcaption{position:absolute;left:16px;bottom:16px;
  background:rgba(16,26,19,.62);backdrop-filter:blur(8px);color:#fff;
  font-size:.76rem;letter-spacing:.04em;padding:7px 13px;border-radius:999px;
  border:1px solid rgba(250,247,242,.2)}
.hero-card{position:absolute;right:-6px;bottom:-26px;z-index:2;
  background:var(--cream);color:var(--ink);border-radius:16px;padding:16px 20px;
  box-shadow:0 18px 40px rgba(0,0,0,.34);display:flex;gap:22px}
@media(min-width:940px){.hero-card{right:-28px}}
.hero-card div{display:flex;flex-direction:column;gap:2px}
.hero-card b{font-family:Fraunces,Georgia,serif;font-size:1.3rem;font-weight:600;line-height:1;
  font-variant-numeric:tabular-nums}
.hero-card span{font-size:.75rem;color:var(--muted)}
@media(max-width:520px){
  .hero-card{right:auto;left:12px;bottom:-22px;padding:13px 16px;gap:16px}
  .hero-card b{font-size:1.12rem}
}
.hero-tag{display:inline-flex;align-items:center;gap:9px;font-size:.79rem;letter-spacing:.13em;
  text-transform:uppercase;font-weight:600;color:#fff;margin-bottom:22px;
  background:rgba(16,26,19,.46);backdrop-filter:blur(8px);padding:8px 16px 8px 14px;
  border-radius:999px;border:1px solid rgba(250,247,242,.22)}
.dot{width:7px;height:7px;border-radius:50%;background:#5FD08A;flex:none;
  box-shadow:0 0 0 0 rgba(95,208,138,.7);animation:ping 2.4s infinite}
@keyframes ping{70%{box-shadow:0 0 0 9px rgba(95,208,138,0)}100%{box-shadow:0 0 0 0 rgba(95,208,138,0)}}
.trust{display:flex;flex-wrap:wrap;gap:10px 30px;margin-top:36px;padding-top:24px;
  border-top:1px solid rgba(250,247,242,.2);font-size:.9rem;color:rgba(250,247,242,.82)}
.trust b{font-weight:600;color:#fff}

/* value props */
.props{background:var(--white)}
.prop-grid{display:grid;gap:14px;margin-top:44px}
@media(min-width:680px){.prop-grid{grid-template-columns:repeat(2,1fr)}}
@media(min-width:1000px){.prop-grid{grid-template-columns:repeat(4,1fr);gap:18px}}
.prop{background:var(--sand);border-radius:18px;padding:26px 24px 28px;transition:transform .2s ease}
.prop:hover{transform:translateY(-3px)}
.prop svg{width:26px;height:26px;stroke:var(--terracotta);fill:none;stroke-width:1.6;
  stroke-linecap:round;stroke-linejoin:round;margin-bottom:16px}
.prop h3{font-size:1.09rem;margin-bottom:8px}
.prop p{font-size:.94rem;color:var(--muted);line-height:1.6}

/* homes */
.homes{background:var(--white);border-radius:var(--radius) var(--radius) 0 0;
  margin-top:-22px;position:relative;z-index:3}
/* three homes, three columns — all visible in one screen on desktop */
.home-list{display:grid;gap:18px;margin-top:40px}
@media(min-width:700px){.home-list{grid-template-columns:repeat(3,minmax(0,1fr))}}
.home{background:var(--cream);border:1px solid var(--line);border-radius:var(--radius);
  overflow:hidden;display:flex;flex-direction:column;transition:box-shadow .25s ease,transform .25s ease}
.home:hover{box-shadow:var(--shadow);transform:translateY(-3px)}
.home-media{position:relative;background:var(--sand);aspect-ratio:16/10}
.home-media img{width:100%;height:100%;object-fit:cover;position:absolute;inset:0}
.ph{position:absolute;inset:0;display:flex;flex-direction:column;align-items:center;
  justify-content:center;gap:8px;color:#A79A88;text-align:center;padding:20px;
  background:repeating-linear-gradient(45deg,#EFE8DD,#EFE8DD 12px,#EAE1D3 12px,#EAE1D3 24px)}
.ph svg{width:28px;height:28px;stroke:currentColor;fill:none;stroke-width:1.5}
.ph span{font-size:.78rem;letter-spacing:.1em;text-transform:uppercase;font-weight:600}
.badge{position:absolute;top:12px;left:12px;z-index:2;display:inline-flex;align-items:center;gap:7px;
  background:rgba(255,255,255,.95);backdrop-filter:blur(6px);padding:7px 14px;border-radius:999px;
  font-size:.79rem;font-weight:600;letter-spacing:.02em;box-shadow:0 2px 10px rgba(34,31,27,.13)}
.badge.open{color:var(--forest)}
.badge.open::before{content:"";width:7px;height:7px;border-radius:50%;background:#3E9E68}
.badge.full{color:var(--muted)}
.badge.full::before{content:"";width:7px;height:7px;border-radius:50%;background:#C2B7A6}
.home-body{padding:18px 18px 20px;display:flex;flex-direction:column;flex:1}
.home-loc{display:flex;align-items:center;gap:6px;font-size:.72rem;font-weight:600;
  letter-spacing:.09em;text-transform:uppercase;color:var(--terracotta);margin-bottom:7px}
.home-loc svg{width:12px;height:12px;stroke:currentColor;fill:none;stroke-width:1.9}
.home h3{font-size:1.2rem}
.home-desc{margin-top:7px;color:var(--muted);font-size:.86rem;line-height:1.5}
/* price tiers as compact rows so the card stays short */
.tiers{display:flex;flex-direction:column;gap:0;margin:14px 0 12px;
  border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.tier{display:flex;align-items:baseline;justify-content:space-between;gap:10px;padding:7px 0}
.tier + .tier{border-top:1px solid var(--line)}
.tier-label{font-size:.82rem;color:var(--muted)}
.tier-price{font-family:Fraunces,Georgia,serif;font-size:1.02rem;font-weight:600;
  white-space:nowrap;font-variant-numeric:tabular-nums}
.tier-price small{font-size:.72rem;font-weight:400;color:var(--muted);
  font-family:Inter,sans-serif}
.chips{display:flex;flex-wrap:wrap;gap:6px;margin-bottom:15px}
.chip{background:var(--sand);border-radius:999px;padding:4px 11px;font-size:.75rem;color:var(--muted)}
.home .btn{margin-top:auto;align-self:flex-start}

/* steps */
.steps{background:var(--ink);color:var(--cream);border-radius:var(--radius);margin:0 12px}
.steps .eyebrow{color:#E3A183}
.steps .lede{color:rgba(250,247,242,.72)}
.step-grid{display:grid;gap:30px;margin-top:48px;counter-reset:s}
@media(min-width:780px){.step-grid{grid-template-columns:repeat(3,1fr);gap:38px}}
.step{position:relative;padding-top:26px;border-top:1px solid rgba(250,247,242,.22)}
.step::before{counter-increment:s;content:"0" counter(s);position:absolute;top:26px;right:0;
  font-family:Fraunces,serif;font-size:2.4rem;color:rgba(250,247,242,.14);line-height:1}
.step h3{margin-bottom:9px;color:#fff}
.step p{color:rgba(250,247,242,.7);font-size:.96rem;max-width:34ch}

/* testimonials */
.quotes{display:grid;gap:18px;margin-top:44px}
@media(min-width:760px){.quotes{grid-template-columns:repeat(3,1fr)}}
.quote{background:var(--white);border:1px solid var(--line);border-radius:18px;padding:28px 26px;
  display:flex;flex-direction:column;gap:16px}
.quote.pending{border-style:dashed;background:transparent}
.quote p{font-family:Fraunces,serif;font-size:1.08rem;line-height:1.5}
.quote.pending p{color:#A79A88;font-style:italic}
.quote footer{font-size:.87rem;color:var(--muted);margin-top:auto}
.stars{display:flex;gap:3px}
.stars svg{width:15px;height:15px;fill:var(--terracotta)}

/* faq */
.faq{background:var(--white)}
.faq-list{margin-top:40px;border-top:1px solid var(--line);max-width:820px}
details{border-bottom:1px solid var(--line)}
summary{cursor:pointer;list-style:none;padding:22px 44px 22px 0;position:relative;
  font-weight:600;font-size:1.03rem;transition:color .2s}
summary::-webkit-details-marker{display:none}
summary:hover{color:var(--terracotta)}
summary::after{content:"";position:absolute;right:6px;top:50%;width:11px;height:11px;
  border-right:2px solid var(--muted);border-bottom:2px solid var(--muted);
  transform:translateY(-70%) rotate(45deg);transition:transform .25s ease}
details[open] summary::after{transform:translateY(-30%) rotate(225deg)}
details p{padding:0 0 22px;color:var(--muted);max-width:66ch}

/* cta band */
.cta{background:var(--forest);color:var(--cream);border-radius:var(--radius);margin:0 12px;text-align:center}
.cta h2{color:#fff;max-width:18ch;margin:0 auto}
.cta .lede{color:rgba(250,247,242,.78);margin:18px auto 0;text-align:center}
.cta .btn-primary{margin-top:30px}

/* footer */
footer.site{background:var(--ink);color:rgba(250,247,242,.68);padding:60px 0 100px;font-size:.93rem}
.foot-grid{display:grid;gap:34px}
@media(min-width:760px){.foot-grid{grid-template-columns:1.4fr 1fr 1fr}}
footer.site .brand{color:var(--cream);margin-bottom:14px}
footer.site h4{font-size:.78rem;letter-spacing:.13em;text-transform:uppercase;
  color:rgba(250,247,242,.5);margin:0 0 14px;font-weight:600}
footer.site a{color:rgba(250,247,242,.72);text-decoration:none;display:block;margin-bottom:9px}
footer.site a:hover{color:#fff}
.legal{margin-top:44px;padding-top:22px;border-top:1px solid rgba(250,247,242,.14);
  font-size:.84rem;color:rgba(250,247,242,.42);display:flex;flex-wrap:wrap;gap:8px 22px}

/* sticky whatsapp */
.sticky-wa{position:fixed;right:16px;bottom:16px;z-index:70;display:inline-flex;align-items:center;gap:9px;
  background:#25D366;color:#fff;padding:14px 20px;border-radius:999px;text-decoration:none;
  font-weight:600;font-size:.95rem;box-shadow:0 8px 26px rgba(37,211,102,.4);
  transition:transform .15s ease}
.sticky-wa:active{transform:scale(.96)}
.sticky-wa svg{width:20px;height:20px;fill:#fff}
@media(max-width:520px){.sticky-wa span{display:none} .sticky-wa{padding:16px;right:14px;bottom:14px}}

/* reveal */
.rv{opacity:0;transform:translateY(22px);transition:opacity .7s cubic-bezier(.16,1,.3,1),transform .7s cubic-bezier(.16,1,.3,1)}
.rv.in{opacity:1;transform:none}
@media(prefers-reduced-motion:reduce){.rv{opacity:1;transform:none}}

/* grain */
.grain{position:fixed;inset:0;z-index:100;pointer-events:none;opacity:.22;mix-blend-mode:multiply}

/* ============================================================
   FOR HOMEOWNERS PAGE
   ============================================================ */

/* light hero variant — landlords are reading, not being sold a mood */
.hero-light{background:var(--white);color:var(--ink)}
.hero-light::after{background:
  radial-gradient(52% 70% at 92% 6%, rgba(34,70,52,.10) 0%, transparent 64%),
  radial-gradient(44% 58% at 4% 96%, rgba(184,92,56,.10) 0%, transparent 68%)}
.hero-light .wrap{color:var(--ink)}
.hero-light h1{color:var(--ink)}
.hero-light .hero-sub{color:var(--muted)}
.hero-light .hero-tag{background:var(--sand);color:var(--forest);
  border-color:var(--line);backdrop-filter:none}
.hero-light .trust{border-top-color:var(--line);color:var(--muted)}
.hero-light .trust b{color:var(--ink)}
.hero-light .btn-ghost{border-color:var(--line);color:var(--ink)}
.hero-light .btn-ghost:hover{background:var(--sand)}

/* comparison table */
.compare-scroll{overflow-x:auto;margin-top:40px;
  border:1px solid var(--line);border-radius:var(--radius);background:var(--white)}
table.compare{border-collapse:collapse;width:100%;min-width:640px;font-size:.94rem}
table.compare th,table.compare td{padding:15px 18px;text-align:left;
  border-bottom:1px solid var(--line);vertical-align:top}
table.compare thead th{font-family:Fraunces,Georgia,serif;font-size:1rem;font-weight:600;
  background:var(--sand);white-space:nowrap}
table.compare thead th:first-child{background:var(--white)}
table.compare thead th.ours{background:var(--forest);color:#fff}
table.compare tbody th{font-weight:500;color:var(--muted);width:30%}
table.compare td.ours{background:rgba(34,70,52,.05);font-weight:600}
table.compare tr:last-child th,table.compare tr:last-child td{border-bottom:0}
.tick{color:var(--forest);font-weight:700}
.cross{color:var(--muted)}

/* landlord steps: a numbered rail */
.lsteps{display:grid;gap:20px;margin-top:44px;counter-reset:ls}
@media(min-width:820px){.lsteps{grid-template-columns:repeat(3,1fr);gap:24px}}
.lstep{background:var(--white);border:1px solid var(--line);border-radius:18px;
  padding:26px 24px 28px;position:relative}
.lstep::before{counter-increment:ls;content:counter(ls);
  display:flex;align-items:center;justify-content:center;
  width:34px;height:34px;border-radius:50%;background:var(--terracotta);color:#fff;
  font-family:Fraunces,Georgia,serif;font-weight:600;font-size:1rem;margin-bottom:16px}
.lstep h3{font-size:1.12rem;margin-bottom:8px}
.lstep p{font-size:.93rem;color:var(--muted);line-height:1.6}

/* compliance panel */
.ura{background:var(--forest);color:#fff;border-radius:var(--radius);
  padding:clamp(30px,4.5vw,52px)}
.ura .eyebrow{color:#9FD4B4}
.ura h2{color:#fff;max-width:18ch}
.ura p{color:rgba(255,255,255,.84)}
.ura-grid{display:grid;gap:22px;margin-top:30px}
@media(min-width:760px){.ura-grid{grid-template-columns:repeat(3,1fr);gap:26px}}
.ura-item{border-top:1px solid rgba(255,255,255,.26);padding-top:16px}
.ura-item b{display:block;font-family:Fraunces,Georgia,serif;font-size:1.5rem;
  font-weight:600;margin-bottom:5px}
.ura-item span{font-size:.9rem;color:rgba(255,255,255,.76);line-height:1.55;display:block}
.ura-note{margin-top:28px;padding-top:20px;border-top:1px solid rgba(255,255,255,.26);
  font-size:.83rem;color:rgba(255,255,255,.62);max-width:70ch}

/* editable placeholder — commercial terms Jen must confirm */
.tbc{background:#FFF3D6;border:1px dashed #C8A33A;color:#6B5416;
  border-radius:4px;padding:1px 7px;font-size:.9em;font-weight:600}

/* owner quote */
.owner-quote{background:var(--sand);border-radius:var(--radius);
  padding:clamp(28px,4vw,46px);margin-top:40px}
.owner-quote blockquote{margin:0;font-family:Fraunces,Georgia,serif;
  font-size:clamp(1.2rem,2.4vw,1.65rem);line-height:1.4;max-width:26em}
.owner-quote.pending blockquote{color:#A6A79E;font-style:italic}
.owner-quote footer{margin-top:16px;font-size:.9rem;color:var(--muted)}

/* ============================================================
   FOR INVESTORS PAGE
   ============================================================ */

/* two-sided proposition: sourcing + operating */
.duo{display:grid;gap:18px;margin-top:44px}
@media(min-width:820px){.duo{grid-template-columns:1fr 1fr;gap:22px}}
.duo-card{border:1px solid var(--line);border-radius:var(--radius);padding:clamp(26px,3.4vw,38px);
  background:var(--white);position:relative;overflow:hidden}
.duo-card.op{background:var(--forest);color:#fff;border-color:transparent}
.duo-card .eyebrow{color:var(--terracotta)}
.duo-card.op .eyebrow{color:#9FD4B4}
.duo-card h3{font-size:clamp(1.35rem,2.4vw,1.75rem);margin-bottom:12px}
.duo-card.op h3{color:#fff}
.duo-card p{color:var(--muted);font-size:.97rem}
.duo-card.op p{color:rgba(255,255,255,.82)}
.duo-list{list-style:none;margin:20px 0 0;padding:0;display:flex;flex-direction:column;gap:11px}
.duo-list li{position:relative;padding-left:26px;font-size:.94rem;color:var(--muted);line-height:1.55}
.duo-card.op .duo-list li{color:rgba(255,255,255,.84)}
.duo-list li::before{content:"";position:absolute;left:0;top:.52em;width:11px;height:6px;
  border-left:2px solid var(--terracotta);border-bottom:2px solid var(--terracotta);
  transform:rotate(-45deg)}
.duo-card.op .duo-list li::before{border-color:#9FD4B4}

/* what makes a good co-living unit — criteria grid */
.criteria{display:grid;gap:1px;background:var(--line);border:1px solid var(--line);
  border-radius:var(--radius);overflow:hidden;margin-top:44px}
@media(min-width:640px){.criteria{grid-template-columns:1fr 1fr}}
@media(min-width:1000px){.criteria{grid-template-columns:repeat(3,1fr)}}
.crit{background:var(--white);padding:26px 24px 28px}
.crit-n{font-family:Fraunces,Georgia,serif;font-size:.95rem;font-weight:600;
  color:var(--terracotta);margin-bottom:10px;font-variant-numeric:tabular-nums}
.crit h3{font-size:1.1rem;margin-bottom:7px}
.crit p{font-size:.92rem;color:var(--muted);line-height:1.6}

/* yield calculator */
.calc{background:var(--ink);color:var(--cream);border-radius:var(--radius);
  padding:clamp(28px,4vw,48px);margin-top:44px;display:grid;gap:clamp(26px,4vw,44px)}
@media(min-width:900px){.calc{grid-template-columns:minmax(0,1fr) minmax(0,.85fr);align-items:start}}
.calc h3{color:#fff;font-size:clamp(1.3rem,2.4vw,1.7rem);margin-bottom:10px}
.calc .eyebrow{color:#E3A183}
.calc-note{font-size:.86rem;color:rgba(250,247,242,.6);line-height:1.55;margin-top:18px}
.field{display:flex;flex-direction:column;gap:7px;margin-bottom:18px}
.field label{font-size:.86rem;color:rgba(250,247,242,.8);font-weight:500}
.field-in{display:flex;align-items:center;gap:8px;background:rgba(250,247,242,.08);
  border:1px solid rgba(250,247,242,.2);border-radius:12px;padding:11px 14px;
  transition:border-color .18s ease}
.field-in:focus-within{border-color:var(--terracotta)}
.field-in span{font-size:.9rem;color:rgba(250,247,242,.55);flex:none}
.field-in input{flex:1;min-width:0;background:none;border:0;color:#fff;
  font-family:Inter,sans-serif;font-size:1.02rem;font-weight:600;
  font-variant-numeric:tabular-nums;outline:none;-moz-appearance:textfield}
.field-in input::-webkit-outer-spin-button,
.field-in input::-webkit-inner-spin-button{-webkit-appearance:none;margin:0}
.calc-out{background:rgba(250,247,242,.07);border:1px solid rgba(250,247,242,.16);
  border-radius:18px;padding:24px}
.out-row{display:flex;align-items:baseline;justify-content:space-between;gap:14px;
  padding:13px 0;border-bottom:1px solid rgba(250,247,242,.14)}
.out-row:last-of-type{border-bottom:0}
.out-row dt{font-size:.88rem;color:rgba(250,247,242,.72)}
.out-row dd{margin:0;font-family:Fraunces,Georgia,serif;font-weight:600;font-size:1.15rem;
  font-variant-numeric:tabular-nums;white-space:nowrap}
.out-hero{margin-top:6px;padding-top:18px;border-top:1px solid rgba(250,247,242,.24)}
.out-hero dd{font-size:2.1rem;color:#8FD3AB;line-height:1}
.out-hero dt{font-size:.9rem}

/* investor steps: a vertical rail */
.rail{margin-top:44px;display:flex;flex-direction:column;gap:0;counter-reset:r}
.rail-item{display:grid;gap:4px 22px;padding:24px 0;border-top:1px solid var(--line);
  grid-template-columns:auto 1fr}
.rail-item:last-child{border-bottom:1px solid var(--line)}
.rail-item::before{counter-increment:r;content:"0" counter(r);grid-row:1 / span 2;
  font-family:Fraunces,Georgia,serif;font-weight:600;font-size:1.05rem;color:var(--terracotta);
  font-variant-numeric:tabular-nums;padding-top:2px}
.rail-item h3{font-size:1.14rem}
.rail-item p{font-size:.95rem;color:var(--muted);max-width:62ch;line-height:1.6}
@media(min-width:820px){
  .rail-item{grid-template-columns:auto minmax(0,17rem) minmax(0,1fr);align-items:baseline}
  .rail-item::before{grid-row:1}
  .rail-item p{grid-column:3}
}

/* regulated-work disclosure */
.disclosure{border:1px solid var(--line);border-left:4px solid var(--terracotta);
  border-radius:12px;background:var(--white);padding:22px 24px;margin-top:40px}
.disclosure h4{margin:0 0 8px;font-family:Fraunces,Georgia,serif;font-size:1.05rem;font-weight:600}
.disclosure p{font-size:.9rem;color:var(--muted);line-height:1.6;max-width:80ch}

/* ---- mobile touch targets ----
   Footer links sat at 25px tall; thumbs want ~44px. Only applied on small screens so the
   desktop footer keeps its tighter rhythm. */
@media(max-width:700px){
  footer.site a{padding:9px 0;margin-bottom:2px}
  footer.site .brand{padding:0}
  .faq-list summary{padding-top:22px;padding-bottom:22px}
  .navlinks a{padding:8px 0}
}

/* ============================================================
   HERO — availability panel variant (option B)
   ============================================================ */
.hero-b{color:var(--ink);padding:clamp(112px,13vw,152px) 0 clamp(58px,7vw,92px);
  /* layered warm ground: a soft dawn wash rather than flat cream */
  background:
    radial-gradient(120% 90% at 88% -10%, #FDF6EE 0%, rgba(253,246,238,0) 58%),
    radial-gradient(90% 80% at -10% 105%, #EDF1EA 0%, rgba(237,241,234,0) 62%),
    linear-gradient(168deg, #FAFAF6 0%, var(--cream) 46%, #EFF0E9 100%)}
/* washes of the two spot inks plus a fine dot grid — texture, not imagery */
.hero-b::after{content:"";position:absolute;inset:0;pointer-events:none;
  background:
    radial-gradient(38% 46% at 84% 12%, rgba(34,70,52,.13) 0%, transparent 68%),
    radial-gradient(34% 44% at 6% 92%, rgba(184,92,56,.14) 0%, transparent 70%),
    radial-gradient(rgba(24,33,27,.038) 1px, transparent 1px);
  background-size:auto, auto, 26px 26px}
.hero-b .wrap{color:var(--ink)}
.hero-b h1{color:var(--ink)}
.hero-b .hero-sub{color:var(--muted)}
.hero-b .hero-tag{background:var(--sand);color:var(--forest);border:1px solid var(--line);
  backdrop-filter:none}
.hero-b .dot{background:#3E9E68;box-shadow:none;animation:ping 2.4s infinite}
.hero-b .trust{border-top-color:var(--line);color:var(--muted)}
.hero-b .trust b{color:var(--ink)}
.hero-b .btn-ghost{border-color:var(--line);color:var(--ink)}
.hero-b .btn-ghost:hover{background:var(--sand)}

/* the live panel */
.avail{background:var(--white);border:1px solid var(--line);border-radius:var(--radius);
  overflow:hidden;box-shadow:var(--shadow)}
.avail-h{display:flex;align-items:center;justify-content:space-between;gap:12px;
  padding:15px 20px;background:var(--forest);color:#fff}
.avail-h span{font-size:.72rem;letter-spacing:.13em;text-transform:uppercase;font-weight:600}
.avail-h b{font-family:Fraunces,Georgia,serif;font-size:1.05rem;font-weight:600}
.arow{display:flex;align-items:center;gap:14px;padding:15px 20px;
  border-bottom:1px solid var(--line);text-decoration:none;color:inherit;
  transition:background .18s ease}
.arow:hover{background:var(--sand)}
.arow .thumb{width:58px;height:58px;border-radius:12px;flex:none;background:var(--sand);
  overflow:hidden;display:flex;align-items:center;justify-content:center}
.arow .thumb img{width:100%;height:100%;object-fit:cover}
.arow .thumb svg{width:20px;height:20px;stroke:#A7ADA2;fill:none;stroke-width:1.6}
.arow .info{flex:1;min-width:0;display:block}
.arow .loc{display:block;font-size:.7rem;letter-spacing:.1em;text-transform:uppercase;font-weight:600;
  color:var(--terracotta)}
.arow .nm{display:block;font-family:Fraunces,Georgia,serif;font-weight:600;font-size:1.04rem;margin-top:1px}
.arow .meta{display:block;font-size:.81rem;color:var(--muted)}
.arow .pr{text-align:right;flex:none}
.arow .pr b{display:block;font-family:Fraunces,Georgia,serif;font-size:1.08rem;
  font-variant-numeric:tabular-nums}
.arow .pr span{font-size:.72rem;color:var(--muted)}
.avail-f{padding:13px 20px;background:var(--sand);font-size:.82rem;color:var(--muted);
  display:flex;justify-content:space-between;gap:10px;flex-wrap:wrap}

/* ============================================================
   ROOM INVENTORY (property pages)
   ============================================================ */
.inv-summary{display:flex;flex-wrap:wrap;gap:12px;margin-top:26px}
.inv-stat{background:var(--white);border:1px solid var(--line);border-radius:14px;
  padding:14px 20px;min-width:120px}
.inv-stat b{display:block;font-family:Fraunces,Georgia,serif;font-size:1.5rem;line-height:1;
  font-variant-numeric:tabular-nums}
.inv-stat span{display:block;margin-top:4px;font-size:.79rem;color:var(--muted)}
.inv-stat.free b{color:var(--forest)}

.unit-block{margin-top:26px;border:1px solid var(--line);border-radius:var(--radius);
  background:var(--white);overflow:hidden}
.unit-head{display:flex;align-items:baseline;justify-content:space-between;gap:12px;
  padding:14px 20px;background:var(--sand);border-bottom:1px solid var(--line)}
.unit-head h3{font-size:1.02rem}
.unit-head span{font-size:.82rem;color:var(--muted)}
.rooms-t{width:100%;border-collapse:collapse;font-size:.92rem}
.rooms-t th,.rooms-t td{padding:12px 20px;text-align:left;border-bottom:1px solid var(--line)}
.rooms-t thead th{font-size:.7rem;letter-spacing:.1em;text-transform:uppercase;
  color:var(--muted);font-weight:600}
.rooms-t tbody tr:last-child td{border-bottom:0}
.rooms-t tr.free{background:rgba(62,158,104,.07)}
.rooms-t td.rm{font-weight:600;font-variant-numeric:tabular-nums;white-space:nowrap}
.rooms-t td.rate{font-family:Fraunces,Georgia,serif;font-weight:600;
  font-variant-numeric:tabular-nums;white-space:nowrap}
.rooms-t td.rate.muted{font-family:Inter,sans-serif;font-weight:400;color:#A7ADA2}
.pill{display:inline-flex;align-items:center;gap:6px;padding:4px 11px;border-radius:999px;
  font-size:.75rem;font-weight:600;white-space:nowrap}
.pill.free{background:#E3F1E8;color:#1F5C39}
.pill.free::before{content:"";width:6px;height:6px;border-radius:50%;background:#3E9E68}
.pill.taken{background:var(--sand);color:var(--muted)}
.rooms-t .act a{font-size:.82rem;font-weight:600;color:var(--terracotta);white-space:nowrap}
.rooms-t .act a:hover{color:var(--terracotta-dark)}
@media(max-width:640px){
  .rooms-t thead{display:none}
  .rooms-t tr{display:grid;grid-template-columns:auto 1fr;gap:2px 12px;padding:12px 16px;
    border-bottom:1px solid var(--line)}
  .rooms-t td{border:0;padding:1px 0}
  .rooms-t td.rm{grid-row:1;grid-column:1}
  .rooms-t td.ty{grid-row:1;grid-column:2}
  .rooms-t td.st{grid-row:2;grid-column:1/-1;margin-top:5px}
  .rooms-t td.rate{grid-row:3;grid-column:1/-1;font-size:1.05rem}
  .rooms-t td.act{grid-row:4;grid-column:1/-1;margin-top:6px}
}

/* property page hero strip */
.prop-hero{background:var(--ink);color:var(--cream);
  padding:clamp(104px,12vw,132px) 0 clamp(34px,4vw,52px);position:relative;overflow:hidden}
.prop-hero::after{content:"";position:absolute;inset:0;pointer-events:none;
  background:radial-gradient(56% 74% at 88% 6%, rgba(0,136,176,.18) 0%, transparent 62%),
             radial-gradient(44% 58% at 4% 96%, rgba(214,0,108,.12) 0%, transparent 66%)}
.prop-hero .wrap{position:relative;z-index:2}
.prop-hero h1{color:#fff;font-size:clamp(2.1rem,5vw,3.2rem);max-width:16ch}
.prop-hero .kick{font-size:.74rem;letter-spacing:.15em;text-transform:uppercase;
  font-weight:600;color:#E3A183;margin-bottom:14px}
.prop-hero p{margin-top:16px;max-width:52ch;color:rgba(250,247,242,.86)}
.back{display:inline-flex;align-items:center;gap:7px;font-size:.85rem;
  color:rgba(250,247,242,.72);margin-bottom:18px}
.back:hover{color:#fff}

/* gallery */
.gal{display:grid;gap:12px;margin-top:38px;grid-template-columns:repeat(2,1fr)}
@media(min-width:760px){.gal{grid-template-columns:repeat(4,1fr)}
  .gal figure:first-child{grid-column:span 2;grid-row:span 2}}
.gal figure{margin:0;border-radius:16px;overflow:hidden;background:var(--sand);
  aspect-ratio:4/3;position:relative}
.gal figure:first-child{aspect-ratio:4/3}
.gal img{width:100%;height:100%;object-fit:cover}
.gal .slot{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;
  font-size:.7rem;letter-spacing:.1em;text-transform:uppercase;font-weight:600;color:#A7ADA2;
  text-align:center;padding:10px;
  background:repeating-linear-gradient(45deg,#EFEFE9,#EFEFE9 11px,#E6E7DF 11px,#E6E7DF 22px)}

/* feature checklists */
.feats{display:grid;gap:26px;margin-top:34px}
@media(min-width:760px){.feats{grid-template-columns:repeat(3,1fr);gap:34px}}
.feat h3{font-size:1.02rem;margin-bottom:14px;padding-bottom:10px;
  border-bottom:2px solid var(--ink)}
.feat ul{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:9px}
.feat li{position:relative;padding-left:24px;font-size:.92rem;color:var(--muted);line-height:1.5}
.feat li::before{content:"";position:absolute;left:0;top:.5em;width:10px;height:5px;
  border-left:2px solid var(--terracotta);border-bottom:2px solid var(--terracotta);
  transform:rotate(-45deg)}

/* sticky enquire bar on property pages */
.stickybar{position:fixed;left:0;right:0;bottom:0;z-index:55;background:var(--white);
  border-top:1px solid var(--line);box-shadow:0 -6px 24px rgba(24,33,27,.10);
  padding:12px 22px;display:flex;align-items:center;justify-content:space-between;gap:14px}
.stickybar .sb-info b{font-family:Fraunces,Georgia,serif;font-size:1.05rem;
  font-variant-numeric:tabular-nums}
.stickybar .sb-info span{display:block;font-size:.78rem;color:var(--muted)}
body.has-stickybar{padding-bottom:78px}
body.has-stickybar .sticky-wa{bottom:88px}
@media(max-width:520px){.stickybar{padding:10px 16px}.stickybar .btn{padding:12px 18px}}


/* ---- hero polish: neighbourhood chips, entrance, scroll cue ---- */
.hoods{display:flex;flex-wrap:wrap;gap:8px;margin-top:22px}
.hood{display:inline-flex;align-items:center;gap:7px;background:rgba(255,255,255,.72);
  border:1px solid var(--line);border-radius:999px;padding:6px 14px;font-size:.83rem;
  color:var(--muted);backdrop-filter:blur(6px)}
.hood::before{content:"";width:5px;height:5px;border-radius:50%;background:var(--terracotta);
  flex:none}

.hero-b .avail{box-shadow:0 2px 4px rgba(24,33,27,.04), 0 26px 60px rgba(24,33,27,.14)}
.avail-h b{display:inline-flex;align-items:center;gap:8px}
.avail-live{width:7px;height:7px;border-radius:50%;background:#8FD3AB;flex:none;
  box-shadow:0 0 0 0 rgba(143,211,171,.75);animation:ping 2.4s infinite}

/* staggered entrance — runs once on load, respects reduced motion */
.rise{opacity:0;transform:translateY(14px);
  animation:rise .72s cubic-bezier(.16,1,.3,1) forwards}
.rise-1{animation-delay:.05s}.rise-2{animation-delay:.14s}.rise-3{animation-delay:.23s}
.rise-4{animation-delay:.32s}.rise-5{animation-delay:.41s}.rise-6{animation-delay:.30s}
@keyframes rise{to{opacity:1;transform:none}}
@media(prefers-reduced-motion:reduce){
  .rise{animation:none;opacity:1;transform:none}
  .avail-live,.dot{animation:none}
}

.scrollcue{display:none;align-items:center;gap:9px;margin-top:36px;font-size:.78rem;
  letter-spacing:.12em;text-transform:uppercase;font-weight:600;color:var(--muted)}
.scrollcue svg{width:15px;height:15px;stroke:currentColor;fill:none;stroke-width:2;
  animation:nudge 2s ease-in-out infinite}
@keyframes nudge{0%,100%{transform:translateY(0)}50%{transform:translateY(4px)}}
@media(min-width:940px){.scrollcue{display:inline-flex}}
@media(prefers-reduced-motion:reduce){.scrollcue svg{animation:none}}


/* ---- nav over a LIGHT hero ----
   The default nav is built for the dark hero (cream text over a scrim). Pages with a light
   hero add .light-nav, which inks the type and drops the scrim; .scrolled still supplies the
   background and hairline once the page moves. */
header.light-nav::before{opacity:0}
header.light-nav .brand{color:var(--ink)}
header.light-nav .navlinks a{color:var(--ink);opacity:.74}
header.light-nav .navlinks a:hover{opacity:1;color:var(--terracotta-dark)}
header.light-nav .nav .btn-ghost{border-color:var(--line);color:var(--ink)}
header.light-nav .nav .btn-ghost:hover{background:var(--sand)}
header.light-nav .mark{--seat-a:#0088B0;--seat-b:#D6006C;--seat-c:#201E1D;
  --seat-blend:multiply;color:#201E1D}


/* hero columns start together; on desktop the panel drops to meet the headline,
   not the eyebrow above it */
.hero-b .hero-grid{align-items:start}
@media(min-width:940px){.hero-b .hero-grid > :last-child{margin-top:58px}}