/* Shared base. Each site sets the theme variables in css/theme.css */
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;background:var(--bg);color:var(--fg);font:400 1rem/1.65 var(--font-body);-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:var(--link,var(--accent));text-decoration:none}
a:hover{text-decoration:underline}
h1,h2,h3,h4{font-family:var(--font-head);line-height:1.12;margin:0 0 .5em;letter-spacing:var(--head-track,.01em);text-transform:var(--head-case,none)}
h1{font-size:clamp(2.2rem,6vw,4.2rem)}h2{font-size:clamp(1.7rem,3.6vw,2.5rem)}h3{font-size:1.3rem}
p{margin:0 0 1em}
.wrap{width:min(1180px,100% - 2.5rem);margin-inline:auto}
.eyebrow{font:600 .8rem/1 var(--font-body);letter-spacing:.22em;text-transform:uppercase;color:var(--accent);margin:0 0 1rem}
.sub{color:var(--muted)}
.skip{position:absolute;left:-999px;top:0;background:var(--accent);color:var(--accent-ink);padding:.6rem 1rem;z-index:100}.skip:focus{left:0}
:focus-visible{outline:2px solid var(--accent);outline-offset:3px}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;padding:.85rem 1.5rem;border-radius:var(--radius);border:1.5px solid var(--accent);background:var(--accent);color:var(--accent-ink);font:600 .95rem/1 var(--font-body);letter-spacing:.06em;text-transform:uppercase;cursor:pointer;text-decoration:none!important;transition:transform .15s,background .15s,color .15s}
.btn:hover{transform:translateY(-2px);background:var(--accent-hover,var(--accent))}
.btn.ghost{background:transparent;color:var(--fg);border-color:var(--line-strong,var(--line))}
.btn.ghost:hover{border-color:var(--accent);color:var(--accent)}

/* header */
.site-header{position:fixed;inset:0 0 auto 0;z-index:50;transition:background .3s,box-shadow .3s}
.site-header.solid{background:var(--header-bg);backdrop-filter:blur(10px);box-shadow:0 1px 0 var(--line)}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;height:74px}
.brand{display:flex;align-items:center;gap:.7rem;color:var(--fg);font:700 1.1rem var(--font-head);letter-spacing:.04em;text-decoration:none!important}
.brand img{height:46px;width:auto}
.nav{display:flex;gap:1.7rem;align-items:center}
.nav a{color:var(--fg);font:500 .9rem var(--font-body);letter-spacing:.1em;text-transform:uppercase;opacity:.85}
.nav a:hover,.nav a[aria-current]{opacity:1;color:var(--accent);text-decoration:none}
.nav .btn{padding:.6rem 1rem;color:var(--accent-ink);opacity:1}
.menu-btn{display:none;background:none;border:0;color:var(--fg);padding:.5rem;cursor:pointer}
.menu-btn span{display:block;width:26px;height:2px;background:currentColor;margin:6px 0;transition:.25s}
@media(max-width:820px){
 .menu-btn{display:block}
 .nav{position:fixed;inset:74px 0 auto 0;flex-direction:column;gap:0;background:var(--header-bg);border-bottom:1px solid var(--line);padding:.5rem 0 1.2rem;transform:translateY(-130%);transition:transform .3s;visibility:hidden}
 .nav.open{transform:none;visibility:visible}
 .nav a{padding:1rem 1.5rem;width:100%}
 .site-header.menu-open{background:var(--header-bg)}
}

/* sections / footer */
section{padding:clamp(3.5rem,8vw,6.5rem) 0}
.site-footer{border-top:1px solid var(--line);padding:3rem 0 2rem;color:var(--muted);font-size:.92rem;background:var(--bg2)}
.site-footer .cols{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:2rem;margin-bottom:2rem}
.site-footer h4{color:var(--fg);font-size:1rem;letter-spacing:.1em;text-transform:uppercase}
.site-footer a{color:var(--muted)}.site-footer a:hover{color:var(--accent)}
.legal{border-top:1px solid var(--line);padding-top:1.2rem;font-size:.82rem}

/* reveal */
.reveal{opacity:0;transform:translateY(22px);transition:opacity .7s,transform .7s}
.reveal.in{opacity:1;transform:none}
@media(prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}html{scroll-behavior:auto}}
.no-js .reveal{opacity:1;transform:none}

/* forms */
.inq{display:grid;grid-template-columns:1fr 1fr;gap:1rem;max-width:760px;margin-top:2rem}
.inq label{display:grid;gap:.4rem;font-size:.85rem;letter-spacing:.06em;text-transform:uppercase;color:var(--muted)}
.inq .full,.inq button,.inq .status{grid-column:1/-1}
.inq input,.inq textarea{font:inherit;font-size:1rem;letter-spacing:0;text-transform:none;color:var(--fg);background:var(--bg2);border:1px solid var(--line-strong,var(--line));border-radius:var(--radius);padding:.85rem 1rem;width:100%}
.inq input:focus,.inq textarea:focus{border-color:var(--accent);outline:none}
.inq .status{color:var(--muted);min-height:1.4em}
.hp{position:absolute;left:-9999px}
@media(max-width:600px){.inq{grid-template-columns:1fr}}

/* ============ FOR SALE ============ */
.fs-hero{position:relative;display:flex;align-items:flex-end;min-height:clamp(420px,72vh,700px);padding:0;overflow:hidden;background:#000}
.hero-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 68%;filter:brightness(1.12) saturate(1.08) contrast(1.03)}
.fs-hero::after{content:"";position:absolute;inset:0;background:linear-gradient(to top,var(--bg) 0%,color-mix(in srgb,var(--bg) 70%,transparent) 16%,transparent 42%),linear-gradient(to bottom,rgba(0,0,0,.62) 0,rgba(0,0,0,.25) 11%,transparent 24%);pointer-events:none}
.hero-text{position:relative;z-index:2;padding-bottom:1rem;text-shadow:0 2px 14px rgba(0,0,0,.65)}
.fs-hero h1{font-size:clamp(2rem,5vw,3.4rem);margin:0 0 .15em}
.fs-hero h1 span{display:block;font-size:.4em;font-weight:500;color:var(--fg);opacity:.92;margin-top:.3em;letter-spacing:.05em}
.fs-hero .eyebrow{display:inline-block;background:var(--accent);color:var(--accent-ink);padding:.32rem .7rem;border-radius:3px;margin-bottom:.6rem;text-shadow:none}
.price-row{display:flex;flex-wrap:wrap;align-items:center;gap:.8rem}
.price{font:700 clamp(1.8rem,4vw,2.5rem) var(--font-head);margin-right:.8rem}
.price small{font:500 1rem var(--font-body);color:var(--fg);opacity:.8;letter-spacing:.04em}
.fs-sum{padding:1.2rem 0 2rem}
.fs-sum .two{display:grid;grid-template-columns:1.35fr 1fr;gap:2rem;align-items:start}
.fs-sum .lead p:first-child{font:600 clamp(1.15rem,2vw,1.4rem)/1.35 var(--font-head);margin-bottom:.6em}
.fs-sum .lead p{margin-bottom:.8em}
.quick{margin:0;display:grid;border:1px solid var(--line);border-radius:var(--radius);background:var(--bg2);overflow:hidden}
.quick div{display:grid;grid-template-columns:6.2rem 1fr;gap:.8rem;padding:.42rem .9rem;border-bottom:1px solid var(--line)}
.quick div:last-child{border:0}
.quick dt{color:var(--accent);font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;padding-top:.2rem}
.quick dd{margin:0;font-size:.88rem;line-height:1.4}
@media(max-width:900px){.fs-sum .two{grid-template-columns:1fr;gap:1.2rem}.fs-hero{min-height:clamp(320px,56vh,480px)}}
/* expanders */
details>summary{list-style:none;cursor:pointer}
details>summary::-webkit-details-marker{display:none}
details .opened{display:none}details[open] .opened{display:inline}details[open] .closed{display:none}
.more-text{margin-top:1.4rem}
.more-text>summary,.notice summary{display:inline-flex;align-items:center;gap:.5rem;padding:.7rem 1.3rem;border:1.5px solid var(--accent);border-radius:var(--radius);color:var(--accent);font:600 .88rem var(--font-body);letter-spacing:.08em;text-transform:uppercase}
.more-text>summary:hover,.notice summary:hover{background:var(--accent);color:var(--accent-ink)}
.more-text[open]>summary{margin-bottom:1.4rem}
.spec{border-bottom:1px solid var(--line)}
.spec>summary{padding:1rem 0;font:600 1.1rem var(--font-head);display:flex;justify-content:space-between;align-items:center}
.spec>summary::after{content:"+";color:var(--accent);font-size:1.5rem;line-height:1;transition:transform .2s}
.spec[open]>summary::after{transform:rotate(45deg)}
.spec-body{padding:0 0 1.2rem}
.spec-body ul{margin:0 0 1rem;padding:0;list-style:none;columns:2;column-gap:2rem}
.spec-body li{padding:.28rem 0 .28rem 1.2rem;position:relative;break-inside:avoid;font-size:.95rem}
.spec-body li::before{content:"";position:absolute;left:0;top:.85em;width:.45rem;height:.45rem;background:var(--accent);border-radius:1px}
.spec-body p{color:var(--muted);font-size:.95rem}
@media(max-width:600px){.spec-body ul{columns:1}}
.notice{border:1px solid var(--line-strong,var(--line));border-left:4px solid var(--accent2,var(--accent));background:var(--bg2);border-radius:var(--radius);padding:.9rem 1.1rem;margin:.4rem 0 1rem}
.notice h2{font-size:1.05rem;margin-bottom:.35em}
.notice p{color:var(--fg);opacity:.9;font-size:.92rem;margin-bottom:.5em}
.notice details p{margin-top:.6rem;font-size:.9rem}
.notice summary{margin-top:.1rem;padding:.4rem .85rem;font-size:.75rem}
/* gallery */
.fs-photos{background:var(--bg2);padding:1.8rem 0 3rem}
.fs-photos>.wrap>h2{font-size:1.6rem;margin:0}.fs-photos h2 .count{font:400 .85rem var(--font-body);color:var(--muted);letter-spacing:0;text-transform:none;margin-left:.6rem}
.gal{margin-top:1.6rem;padding:0}
.gal-head{display:flex;align-items:baseline;justify-content:space-between;gap:1rem;border-bottom:1px solid var(--line);margin-bottom:1rem}
.gal-head h3{margin:0 0 .5rem}
.gal-head .count{color:var(--muted);font-size:.85rem}
.grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(230px,1fr));gap:.7rem}
.tile{display:block;overflow:hidden;border-radius:var(--radius);background:#000;aspect-ratio:3/2}
.tile img{width:100%;height:100%;object-fit:cover;transition:transform .5s,opacity .3s}
.tile:hover img{transform:scale(1.05);opacity:.9}
.more{margin-top:.7rem}
.more>summary{display:flex;justify-content:center;padding:.9rem;border:1px dashed var(--line-strong,var(--line));border-radius:var(--radius);color:var(--accent);font:600 .9rem var(--font-body);letter-spacing:.07em;text-transform:uppercase}
.more>summary:hover{border-style:solid;background:rgba(127,127,127,.08)}
.more[open]>summary{margin-bottom:.7rem}
@media(max-width:560px){.grid{grid-template-columns:repeat(2,1fr);gap:.4rem}}
.fs-inquire{text-align:left}
.contact-line{display:flex;flex-wrap:wrap;gap:.8rem}
/* lightbox */
.lb{position:fixed;inset:0;z-index:200;background:rgba(0,0,0,.94);display:none;align-items:center;justify-content:center}
.lb.open{display:flex}
.lb img{max-width:94vw;max-height:86vh;object-fit:contain;border-radius:3px}
.lb button{position:absolute;background:rgba(255,255,255,.1);border:0;color:#fff;width:48px;height:48px;border-radius:50%;font-size:1.6rem;cursor:pointer}
.lb button:hover{background:rgba(255,255,255,.25)}
.lb .x{top:1rem;right:1rem}.lb .p{left:1rem;top:50%}.lb .n{right:1rem;top:50%}
.lb .cnt{position:absolute;bottom:1rem;left:0;right:0;text-align:center;color:#ccc;font-size:.85rem}
body.lb-lock{overflow:hidden}

@media(max-width:700px){
.fs-hero{display:block;min-height:0;background:var(--bg)}
.hero-img{position:relative;inset:auto;height:auto;aspect-ratio:4/3;object-position:center 62%;display:block}
.fs-hero::after{background:linear-gradient(to bottom,rgba(0,0,0,.6) 0,transparent 22%)}
.fs-hero::after{bottom:auto;height:auto;aspect-ratio:4/3}
.hero-text{text-shadow:none;padding-top:.9rem;padding-bottom:.6rem}
}