/* =====================================================================
   Raymond Lui — shared site styles
   Design-guide compliant: type scale, WCAG AA, Marcellus + Inter.
   ===================================================================== */

:root{
  --ink:#171717;
  --mut:#565656;
  --green:#a5ed7b;
  --green-hover:#93e363;
  --green-deep:#1b421f;
  --paper:#ffffff;
  --mist:#f7f7f7;
  --line:#e6e6e6;
  --maxw:1200px;
  --gap:clamp(20px,4vw,48px);
  --stack:132px;              /* top bar + header height; refined by JS */
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}

/* ---------- Base type (design-guide scale) ---------- */
body{
  margin:0;
  font-family:"Inter",-apple-system,Segoe UI,Roboto,Helvetica,Arial,sans-serif;
  font-size:1.125rem;         /* 18px */
  line-height:1.7;
  font-weight:400;
  color:var(--ink);
  background:var(--paper);
  -webkit-font-smoothing:antialiased;
}
h1,h2,h3,h4,h5{font-family:"Marcellus",Georgia,serif;font-weight:400;margin:0;line-height:1.2;text-wrap:balance}
h1{font-size:3.5rem}          /* 56px */
h2{font-size:2.25rem}         /* 36px */
h3{font-size:1.5rem}          /* 24px */
h4{font-size:1.125rem}        /* 18px */
h5{font-size:1rem}            /* 16px */
p{margin:0 0 1rem;text-wrap:pretty;max-width:66ch}
p:last-child{margin-bottom:0}
a{color:inherit}
img{max-width:100%;display:block}
@media (max-width:640px){
  h1{font-size:2.25rem}       /* 36px */
  h2{font-size:1.75rem}       /* 28px */
}

/* ---------- Layout helpers ---------- */
.wrap{max-width:var(--maxw);margin:0 auto;padding-inline:clamp(20px,5vw,40px)}
.section{padding-block:clamp(56px,9vw,104px)}
.narrow{max-width:820px;margin-inline:auto}
.eyebrow{font-size:0.875rem;font-weight:500;letter-spacing:.18em;text-transform:uppercase;color:var(--mut);margin:0 0 .75rem}
.center{text-align:center}
.center .eyebrow{margin-inline:auto}
.lead{font-size:1.25rem;color:var(--mut)}
.mist{background:var(--mist)}

/* ---------- Buttons ---------- */
.btn{
  display:inline-flex;align-items:center;gap:.5em;
  font-family:"Inter",sans-serif;font-size:1rem;font-weight:500;line-height:1;
  letter-spacing:.06em;text-transform:uppercase;text-decoration:none;
  padding:.9em 1.6em;border-radius:2px;border:1.5px solid transparent;cursor:pointer;
  transition:background .18s ease,color .18s ease,border-color .18s ease,transform .18s ease;
}
.btn:hover{transform:translateY(-1px)}
.btn-primary{background:var(--green);color:var(--ink);border-color:var(--green)}
.btn-primary:hover{background:var(--green-hover);border-color:var(--green-hover)}
.btn-ghost{background:transparent;color:var(--ink);border-color:var(--ink)}
.btn-ghost:hover{background:var(--ink);color:#fff}
.btn-ghost-light{background:transparent;color:#fff;border-color:#fff}
.btn-ghost-light:hover{background:#fff;color:var(--ink)}
.btn-dark{background:var(--green-deep);color:#fff;border-color:var(--green-deep)}
.btn-dark:hover{background:#123016}

:where(a,button,input,textarea,select,summary):focus-visible{
  outline:3px solid var(--green-deep);outline-offset:2px;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}
.skip{position:absolute;left:-9999px;top:0;background:var(--ink);color:#fff;padding:10px 16px;z-index:200}
.skip:focus{left:12px;top:12px}

/* ---------- Top bar ---------- */
.topbar{background:var(--ink);color:#fff;font-size:0.875rem}
.topbar .wrap{display:flex;flex-wrap:wrap;gap:8px 28px;justify-content:flex-end;align-items:center;padding-block:8px}
.topbar a{color:#fff;text-decoration:none;opacity:.9}
.topbar a:hover{opacity:1;text-decoration:underline}

/* ---------- Header / nav ---------- */
.site-header{position:sticky;top:0;z-index:100;background:rgba(255,255,255,.94);
  backdrop-filter:saturate(140%) blur(6px);border-bottom:1px solid var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between;gap:24px;padding-block:14px}
.brand{display:inline-flex;align-items:center}
.brand img{width:150px;height:auto}
.nav-links{display:flex;align-items:center;gap:clamp(12px,1.6vw,22px);list-style:none;margin:0;padding:0}
.nav-links>li{position:relative}
.nav-top{
  display:inline-flex;align-items:center;gap:5px;background:none;border:0;cursor:pointer;
  font-family:"Inter",sans-serif;text-decoration:none;font-size:0.875rem;font-weight:500;letter-spacing:.1em;
  text-transform:uppercase;color:var(--ink);padding:6px 2px;white-space:nowrap;position:relative
}
.nav-top .caret{width:9px;height:9px;transition:transform .2s}
.nav-top[aria-expanded="true"] .caret{transform:rotate(180deg)}
.nav-top:not(.has-caret)::after{content:"";position:absolute;left:0;right:100%;bottom:0;height:2px;background:var(--green-deep);transition:right .2s ease}
.nav-top:not(.has-caret):hover::after,.nav-top:not(.has-caret):focus-visible::after{right:0}
.nav-top.is-current{color:var(--green-deep)}

/* dropdown submenu */
.submenu{
  position:absolute;top:calc(100% + 6px);left:0;min-width:210px;list-style:none;margin:0;padding:8px;
  background:#fff;border:1px solid var(--line);border-radius:6px;box-shadow:0 18px 40px -22px rgba(0,0,0,.4);
  opacity:0;visibility:hidden;transform:translateY(6px);transition:.18s;z-index:20
}
.has-dropdown:hover .submenu,
.has-dropdown:focus-within .submenu,
.has-dropdown .nav-top[aria-expanded="true"]+.submenu{opacity:1;visibility:visible;transform:translateY(0)}
.submenu a{display:block;text-decoration:none;color:var(--ink);font-size:1rem;letter-spacing:.04em;
  padding:9px 12px;border-radius:4px}
.submenu a:hover,.submenu a:focus-visible{background:var(--mist);color:var(--green-deep)}

.nav-cta{margin-left:8px}
.nav-cta a{padding:12px 24px;min-height:44px;font-size:1rem;letter-spacing:.06em}
.nav-cta a::after{display:none}

.nav-toggle{display:none;background:none;border:0;padding:8px;cursor:pointer}
.nav-toggle span{display:block;width:24px;height:2px;background:var(--ink);margin:5px 0;transition:.2s}

@media (max-width:980px){
  .nav-toggle{display:block}
  .nav-links{
    position:absolute;top:100%;left:0;right:0;flex-direction:column;align-items:stretch;gap:0;
    background:#fff;border-bottom:1px solid var(--line);padding:8px 20px 22px;max-height:80vh;overflow:auto;
    transform:scaleY(0);transform-origin:top;opacity:0;visibility:hidden;transition:.2s
  }
  .nav[data-open="true"] .nav-links{transform:scaleY(1);opacity:1;visibility:visible}
  .nav-links>li{border-bottom:1px solid var(--line)}
  .nav-top{display:flex;width:100%;justify-content:space-between;padding:14px 0;font-size:1rem}
  .nav-top:not(.has-caret)::after{display:none}
  .submenu{position:static;opacity:1;visibility:visible;transform:none;box-shadow:none;border:0;
    padding:0 0 10px 10px;min-width:0;max-height:0;overflow:hidden;transition:max-height .25s ease;background:transparent}
  .has-dropdown .nav-top[aria-expanded="true"]+.submenu{max-height:400px}
  .has-dropdown:hover .submenu,.has-dropdown:focus-within .submenu{max-height:0}
  .has-dropdown .nav-top[aria-expanded="true"]+.submenu{max-height:400px}
  .nav-cta{margin:14px 0 0}
  .nav-cta a{justify-content:center}
}

/* ---------- Home hero (fills viewport) ---------- */
.hero{position:relative;display:grid;align-items:center;overflow:hidden;
  min-height:max(460px,calc(100vh - var(--stack)));
  min-height:max(460px,calc(100svh - var(--stack)))}
.hero-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;background:
  linear-gradient(90deg,rgba(10,22,12,.55),rgba(10,22,12,.2) 60%),
  linear-gradient(180deg,rgba(10,22,12,.4),rgba(10,22,12,.62))}
.hero-inner{position:relative;z-index:2;color:#fff;max-width:820px}
.hero h1{color:#fff;text-shadow:0 2px 24px rgba(0,0,0,.35)}
.hero .lead{color:#f2f2f2;margin:1rem 0 2rem;font-size:1.25rem;max-width:34ch}
.scroll-cue{position:absolute;left:50%;bottom:26px;z-index:2;translate:-50% 0;color:#fff;opacity:.85}

/* ---------- Sub-page banner ---------- */
.page-banner{position:relative;display:grid;align-items:center;min-height:clamp(280px,38vh,400px);overflow:hidden;text-align:center}
.page-banner img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.page-banner::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,22,12,.5),rgba(10,22,12,.62))}
.page-banner .banner-inner{position:relative;z-index:2;color:#fff;padding-block:40px}
.page-banner h1{color:#fff;text-shadow:0 2px 20px rgba(0,0,0,.4)}
.breadcrumb{position:relative;z-index:2;color:#eaf6e2;font-size:0.875rem;letter-spacing:.05em;margin-top:.75rem}
.breadcrumb a{color:#eaf6e2;text-decoration:none}
.breadcrumb a:hover{text-decoration:underline}

/* ---------- About (home + about page) ---------- */
.about-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:clamp(28px,5vw,64px);align-items:center}
.about-portrait{border-radius:4px;overflow:hidden;background:var(--mist);box-shadow:0 24px 60px -30px rgba(0,0,0,.35)}
.about-portrait img{width:100%;height:100%;object-fit:cover}
.about h3{color:var(--mut);margin:.35rem 0 1.5rem;font-size:1.25rem}
.about .langs{font-weight:500;color:var(--ink)}
.about .btn{margin-top:1.5rem}
@media (max-width:820px){
  .about-grid{grid-template-columns:1fr}
  .about-portrait{max-width:420px;order:-1}
}

/* ---------- Prose (long-form content) ---------- */
.prose p{max-width:70ch;margin:0 0 1.25rem;color:#2a2a2a}
.prose p:first-of-type{font-size:1.25rem;color:var(--ink)}
.prose h3{margin:2rem 0 .75rem}

/* ---------- Listings placeholder / CTA ---------- */
.listings-cta{background:var(--mist)}
.placeholder-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(240px,1fr));gap:20px;margin:36px 0}
.ph-card{border:1px dashed #cfcfcf;border-radius:6px;min-height:220px;display:grid;place-content:center;
  text-align:center;color:var(--mut);background:#fff;padding:20px}
.ph-card .ph-key{font-family:"Marcellus",serif;font-size:1.5rem;color:#c2c2c2}

/* ---------- Real listing cards (sample data) ---------- */
.listing-toolbar{display:flex;flex-wrap:wrap;gap:14px;align-items:center;justify-content:space-between;margin-bottom:28px}
.listing-count{font-family:"Marcellus",serif;font-size:1.5rem}
.filter-bar{display:flex;flex-wrap:wrap;gap:12px}
.filter-bar select{font:inherit;font-size:1rem;padding:10px 14px;border:1px solid #cccccc;border-radius:4px;background:#fff;color:var(--ink)}
.listing-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:26px}
.listing-card{border:1px solid var(--line);border-radius:8px;overflow:hidden;background:#fff;
  display:flex;flex-direction:column;transition:box-shadow .2s ease,transform .2s ease}
.listing-card:hover{box-shadow:0 22px 46px -30px rgba(0,0,0,.4);transform:translateY(-3px)}
.listing-media{position:relative;aspect-ratio:4/3;background:var(--mist);overflow:hidden}
.listing-media img{width:100%;height:100%;object-fit:cover}
.listing-badge{position:absolute;top:12px;left:12px;background:var(--green-deep);color:#fff;font-size:0.75rem;
  letter-spacing:.06em;text-transform:uppercase;padding:5px 10px;border-radius:3px}
.listing-badge.sold{background:#b3261e}
.listing-body{padding:18px 18px 20px;display:flex;flex-direction:column;gap:6px;flex:1}
.listing-price{font-family:"Marcellus",serif;font-size:1.75rem;color:var(--green-deep);line-height:1}
.listing-address{font-weight:500;color:var(--ink)}
.listing-area{font-size:0.875rem;color:var(--mut)}
.listing-meta{display:flex;flex-wrap:wrap;gap:14px;margin-top:8px;font-size:0.875rem;font-weight:500}
.listing-meta span{display:inline-flex;align-items:center;gap:6px}
.listing-broker{margin-top:auto;padding-top:12px;font-size:0.875rem;color:#6b6b6b;border-top:1px solid var(--line)}
.note-banner{background:#eef7e8;border:1px solid #cfe6bd;border-radius:8px;padding:16px 20px;font-size:1rem;
  color:#2c3f22;margin-bottom:28px}
.note-banner strong{color:var(--green-deep)}

/* ---------- Communities / Search by Area ---------- */
.community{display:grid;grid-template-columns:1fr 1fr;align-items:stretch;min-height:340px}
.community:nth-child(even) .community-media{order:2}
.community-media{position:relative;overflow:hidden}
/* taller than the frame so the image can parallax-drift without exposing edges */
.community-media img{position:absolute;left:0;top:-18%;width:100%;height:136%;object-fit:cover;will-change:transform}
@media (prefers-reduced-motion:reduce){
  .community-media img{top:0;height:100%;transform:none!important}
}
.community-body{background:var(--green);color:var(--ink);display:grid;align-content:center;gap:1rem;padding:clamp(28px,5vw,56px)}
.community-body .eyebrow{color:var(--green-deep);margin-bottom:0}
.community-body p{color:#173a1b;max-width:46ch}
.community-body .btn{justify-self:start}
@media (max-width:760px){
  .community{grid-template-columns:1fr}
  .community-media{min-height:240px;order:-1 !important}
  .community:nth-child(even) .community-media{order:-1}
}

/* ---------- Steps (buyer / seller) ---------- */
.steps{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:24px;margin-top:40px}
.step{background:#fff;border:1px solid var(--line);border-radius:8px;padding:28px 24px}
.step .num{display:inline-grid;place-content:center;width:44px;height:44px;border-radius:50%;
  background:var(--green);color:var(--green-deep);font-family:"Marcellus",serif;font-size:1.25rem;margin-bottom:14px}
.step h3{font-size:1.25rem;margin-bottom:8px}
.step p{color:var(--mut);margin:0}
.cta-row{display:flex;flex-wrap:wrap;gap:14px;margin-top:36px}

/* ---------- Map search ---------- */
.mapsearch .panel{background:var(--green);border-radius:6px;padding:clamp(32px,6vw,64px);text-align:center;display:grid;gap:1rem;justify-items:center}
.mapsearch .eyebrow{color:var(--green-deep);margin-bottom:0}
.mapsearch h2{color:var(--green-deep)}
.mapsearch p{color:#173a1b}
.map-embed{position:relative;border-radius:8px;overflow:hidden;border:1px solid var(--line);
  aspect-ratio:16/8;background:linear-gradient(120deg,#dfeed4,#c7e2b4);display:grid;place-content:center;text-align:center;color:var(--green-deep)}
.map-embed .map-note{max-width:420px;padding:24px}
.map-embed svg{width:56px;height:56px;margin:0 auto 12px;display:block}

/* ---------- Testimonials ---------- */
.testimonials{background:var(--mist)}
.tslides{max-width:860px;margin:44px auto 0;position:relative}
.tcard{background:var(--green);border-radius:16px;position:relative;overflow:hidden;text-align:center;
  padding:clamp(44px,5vw,76px) clamp(26px,5vw,64px) clamp(32px,4vw,52px);
  box-shadow:0 30px 60px -40px rgba(27,66,31,.6)}
.tcard::before{content:"\201C";position:absolute;top:.04em;left:50%;transform:translateX(-50%);
  font-family:"Marcellus",serif;font-size:7rem;line-height:1;color:rgba(27,66,31,.16);pointer-events:none}
.tcard blockquote{margin:0 auto;max-width:56ch;position:relative;font-size:1.25rem;line-height:1.7;color:#12300f;text-wrap:pretty}
.tcard blockquote p{max-width:none;margin:0}
.tauthor-heading{color:var(--green-deep);margin-top:1.75rem;font-size:1.5rem}
.tauthor-heading::before{content:"";display:block;width:40px;height:2px;background:var(--green-deep);opacity:.5;margin:0 auto 16px}
.tnav{display:flex;justify-content:center;gap:14px;margin-top:30px}
.tnav button{width:48px;height:48px;border-radius:50%;border:1.5px solid var(--green-deep);background:transparent;
  color:var(--green-deep);cursor:pointer;font-size:1.125rem;line-height:1;display:grid;place-content:center;transition:.18s}
.tnav button:hover{background:var(--green-deep);color:#fff}
.tdots{display:flex;justify-content:center;gap:10px;margin-top:18px}
.tdots button{width:9px;height:9px;padding:0;border-radius:50%;border:0;background:#bccdb1;cursor:pointer;transition:transform .18s,background .18s}
.tdots button[aria-current="true"]{background:var(--green-deep);transform:scale(1.3)}
.tslide{display:none}
.tslide.is-active{display:block}

/* ---------- Contact ---------- */
.contact{background:var(--ink);color:#fff}
.contact .eyebrow{color:var(--green)}
.contact h2{color:#fff}
.contact-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(32px,6vw,72px);margin-top:40px;align-items:start}
.contact-info h3{color:#fff;font-size:1.5rem;margin-bottom:1.25rem;font-weight:400}
.contact-info h4{color:#fff;font-size:1.125rem;margin:0}
.contact-line{display:flex;gap:.6rem;align-items:baseline;margin:1.1rem 0;color:#e4e4e4}
.contact-line a{color:var(--green);text-decoration:none}
.contact-line a:hover{text-decoration:underline}
form{display:grid;gap:16px}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
label{display:block;font-size:0.875rem;font-weight:500;letter-spacing:.04em;margin-bottom:6px;color:#e4e4e4}
input,textarea{width:100%;font:inherit;font-size:1rem;padding:13px 15px;border-radius:4px;border:1px solid #3a3a3a;background:#242424;color:#fff}
input::placeholder,textarea::placeholder{color:#9a9a9a}
input:focus,textarea:focus{border-color:var(--green);background:#2b2b2b}
.hp{position:absolute;left:-9999px;opacity:0;height:0;width:0;overflow:hidden}
.form-status{font-size:0.875rem;min-height:1.2em}
form .btn{justify-self:start;margin-top:4px}
/* light contact variant (on white pages) */
.contact-light{background:var(--mist);color:var(--ink)}
.contact-light .eyebrow{color:var(--mut)}
.contact-light h2,.contact-light .contact-info h3,.contact-light .contact-info h4{color:var(--ink)}
.contact-light .contact-line{color:#333}
.contact-light .contact-line a{color:var(--green-deep)}
.contact-light label{color:#333}
.contact-light input,.contact-light textarea{background:#fff;border-color:#cccccc;color:var(--ink)}
.contact-light input::placeholder,.contact-light textarea::placeholder{color:#8a8a8a}
.contact-light input:focus,.contact-light textarea:focus{border-color:var(--green-deep);background:#fff}
@media (max-width:820px){
  .contact-grid{grid-template-columns:1fr}
  .form-row{grid-template-columns:1fr}
}

/* ---------- Footer ---------- */
footer{background:#0f110f;color:#c9c9c9;font-size:1rem}
.footer-grid{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:40px;padding-block:64px}
footer h4{color:#fff;font-size:1.125rem;margin-bottom:1rem}
footer h5{color:var(--green);font-size:1rem;font-weight:400;margin:.25rem 0 1rem}
footer p{margin:.35rem 0;color:#bdbdbd}
footer a{color:var(--green);text-decoration:none}
footer a:hover{text-decoration:underline}
.foot-brand img{width:160px;filter:brightness(0) invert(1);margin-bottom:18px}
.socials{display:flex;gap:12px;margin-top:18px}
.socials a{display:grid;place-content:center;width:40px;height:40px;border:1px solid #333;border-radius:50%;color:#fff}
.socials a:hover{background:var(--green);color:var(--ink);border-color:var(--green)}
.socials svg{width:18px;height:18px}
.colophon{border-top:1px solid #262626;padding-block:22px;font-size:0.875rem;color:#8f8f8f;
  display:flex;flex-wrap:wrap;gap:8px 20px;justify-content:space-between}
@media (max-width:760px){.footer-grid{grid-template-columns:1fr;gap:32px;padding-block:48px}}