* { box-sizing: border-box; margin: 0; padding: 0; }
html, body {
  font-family: 'Inter', -apple-system, BlinkMacSystemFont, sans-serif;
  color: #0f0f0f;
  background: #f3f3f1;
  -webkit-font-smoothing: antialiased;
}
a { color: inherit; text-decoration: none; }
button { font-family: inherit; cursor: pointer; }

.page {
  min-height: 100vh;
  background: #f3f3f1;
}

.shell {
  max-width: 1240px;
  margin: 0 auto;
  padding: 28px 32px 80px;
}

/* ===== Animations ===== */
@keyframes fadeUp {
  from { opacity: 0; transform: translateY(24px); }
  to   { opacity: 1; transform: translateY(0); }
}
@keyframes fadeIn {
  from { opacity: 0; }
  to   { opacity: 1; }
}
@keyframes scaleIn {
  from { opacity: 0; transform: scale(0.96); }
  to   { opacity: 1; transform: scale(1); }
}
@keyframes slideRight {
  from { opacity: 0; transform: translateX(-20px); }
  to   { opacity: 1; transform: translateX(0); }
}
@keyframes blurIn {
  from { opacity: 0; filter: blur(10px); transform: scale(1.02); }
  to   { opacity: 1; filter: blur(0); transform: scale(1); }
}

.anim-fade-up   { opacity: 0; animation: fadeUp 0.7s cubic-bezier(0.2,0.8,0.2,1) forwards; }
.anim-fade-in   { opacity: 0; animation: fadeIn 0.8s ease forwards; }
.anim-scale-in  { opacity: 0; animation: scaleIn 0.7s cubic-bezier(0.2,0.8,0.2,1) forwards; }
.anim-slide-right { opacity: 0; animation: slideRight 0.6s ease forwards; }
.anim-blur-in   { opacity: 0; animation: blurIn 1s cubic-bezier(0.2,0.8,0.2,1) forwards; }

.delay-1 { animation-delay: 0.1s; }
.delay-2 { animation-delay: 0.2s; }
.delay-3 { animation-delay: 0.3s; }
.delay-4 { animation-delay: 0.4s; }
.delay-5 { animation-delay: 0.5s; }
.delay-6 { animation-delay: 0.6s; }

/* Stagger children */
.stagger > * { opacity: 0; animation: fadeUp 0.6s cubic-bezier(0.2,0.8,0.2,1) forwards; }
.stagger > *:nth-child(1) { animation-delay: 0.05s; }
.stagger > *:nth-child(2) { animation-delay: 0.15s; }
.stagger > *:nth-child(3) { animation-delay: 0.25s; }
.stagger > *:nth-child(4) { animation-delay: 0.35s; }
.stagger > *:nth-child(5) { animation-delay: 0.45s; }
.stagger > *:nth-child(6) { animation-delay: 0.55s; }
.stagger > *:nth-child(7) { animation-delay: 0.65s; }
.stagger > *:nth-child(8) { animation-delay: 0.75s; }

/* ===== Header ===== */
header {
  display: flex;
  justify-content: space-between;
  align-items: center;
  padding: 18px 32px;
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(243, 243, 241, 0.82);
  -webkit-backdrop-filter: blur(20px) saturate(160%);
  backdrop-filter: blur(20px) saturate(160%);
  border-bottom: 1px solid rgba(0, 0, 0, 0.04);
  margin: -28px -32px 36px;
}
.brand {
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.5px;
  line-height: 1.1;
  text-transform: uppercase;
}
.nav-left {
  display: flex;
  align-items: center;
  gap: 36px;
}
nav ul {
  display: flex;
  gap: 28px;
  list-style: none;
  align-items: center;
}
nav a {
  font-size: 14px;
  color: #1a1a1a;
  display: inline-flex;
  align-items: center;
  gap: 8px;
  padding: 6px 0;
  position: relative;
  transition: color 0.2s ease;
}
nav a:hover { color: #555; }
nav a.active::after {
  content: '';
  position: absolute;
  bottom: -2px;
  left: 0;
  right: 0;
  height: 2px;
  background: #111;
}
.badge-new {
  font-size: 9px;
  font-weight: 700;
  letter-spacing: 0.5px;
  padding: 2px 6px;
  border-radius: 4px;
  background: #d8f56a;
  color: #111;
  text-transform: uppercase;
}
.btn-outline {
  padding: 12px 22px;
  border: 1px solid #1a1a1a;
  border-radius: 999px;
  background: transparent;
  color: #111;
  font-size: 13px;
  font-weight: 500;
  transition: all 0.2s ease;
}
.btn-outline:hover { background: #111; color: #fff; }

/* ===== Hero ===== */
.hero {
  display: grid;
  grid-template-columns: 1.1fr 2fr;
  gap: 28px;
  align-items: stretch;
}
.hero-text {
  padding: 18px 0 0;
}
.hero-text h1 {
  font-size: 56px;
  font-weight: 500;
  line-height: 1.05;
  letter-spacing: -1.5px;
  margin-bottom: 32px;
}
.btn-dark {
  background: #111;
  color: #fff;
  padding: 14px 32px;
  border-radius: 999px;
  font-size: 13px;
  font-weight: 500;
  border: none;
  display: inline-block;
  transition: transform 0.2s ease, background 0.2s ease;
}
.btn-dark:hover { background: #000; transform: translateY(-2px); }

.hero-img {
  border-radius: 16px;
  overflow: hidden;
  height: 460px;
  background-size: cover;
  background-position: center;
}

/* compact hero for inner pages */
.hero.compact { grid-template-columns: 1fr; }
.hero.compact .hero-text h1 { font-size: 48px; max-width: 640px; }
.hero.compact .hero-img { height: 320px; margin-top: 24px; }

/* ===== Section: intro ===== */
.intro {
  display: grid;
  grid-template-columns: 1.6fr 1fr;
  gap: 80px;
  padding: 80px 0 28px;
  align-items: start;
}
.intro h2 {
  font-size: 36px;
  font-weight: 500;
  line-height: 1.15;
  letter-spacing: -0.6px;
  max-width: 460px;
}
.intro p {
  font-size: 13.5px;
  color: #5b5b5b;
  line-height: 1.65;
  max-width: 320px;
  margin-top: 6px;
}

/* ===== Filter Bar ===== */
.filter-bar {
  background: #f3f3f1;
  border: 1px solid #e6e5e0;
  border-radius: 14px;
  padding: 14px;
}
.filter-tabs {
  display: flex;
  gap: 6px;
  background: #fff;
  padding: 5px;
  border-radius: 10px;
  width: fit-content;
  margin-bottom: 12px;
}
.filter-tab {
  padding: 8px 18px;
  border-radius: 7px;
  font-size: 12.5px;
  color: #555;
  background: transparent;
  border: none;
  transition: all 0.2s ease;
}
.filter-tab.active { background: #f0f0ec; color: #111; font-weight: 500; }
.filter-tab:hover:not(.active) { color: #111; }

.filter-row {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 8px;
  background: #fff;
  border-radius: 10px;
  padding: 4px;
}
.filter-select {
  padding: 12px 14px;
  background: transparent;
  border: none;
  font-size: 12.5px;
  color: #555;
  border-right: 1px solid #efefea;
  appearance: none;
  cursor: pointer;
}
.filter-select:last-child { border-right: none; }

.filter-actions {
  display: flex;
  justify-content: space-between;
  align-items: center;
  margin-top: 10px;
  padding: 0 4px;
}
.filter-more {
  background: none;
  border: none;
  font-size: 12.5px;
  color: #111;
  font-weight: 500;
}
.filter-right {
  display: flex;
  gap: 14px;
  align-items: center;
}
.filter-clear {
  background: none;
  border: none;
  font-size: 12.5px;
  color: #555;
}
.btn-show {
  background: #111;
  color: #fff;
  border: none;
  padding: 10px 20px;
  border-radius: 8px;
  font-size: 12.5px;
  font-weight: 500;
  transition: background 0.2s ease, transform 0.2s ease;
}
.btn-show:hover { background: #000; transform: translateY(-1px); }

/* ===== Section heading ===== */
.section-title {
  font-size: 22px;
  font-weight: 500;
  letter-spacing: -0.3px;
  margin: 50px 0 22px;
}

/* ===== Property cards ===== */
.props-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 22px 18px;
}
.prop-card {
  border-radius: 14px;
  overflow: hidden;
  background: #fff;
  transition: transform 0.3s ease, box-shadow 0.3s ease;
}
.prop-card:hover {
  transform: translateY(-4px);
  box-shadow: 0 18px 40px rgba(0,0,0,0.06);
}
.prop-card .img {
  height: 200px;
  background-size: cover;
  background-position: center;
  border-radius: 12px;
}
.prop-card .body { padding: 18px 18px 20px; }
.prop-card .top {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  gap: 8px;
}
.prop-card .name {
  font-size: 14.5px;
  font-weight: 500;
}
.prop-card .price {
  font-size: 14.5px;
  font-weight: 500;
}
.prop-card .loc {
  font-size: 12px;
  color: #888;
  margin-top: 4px;
}
.prop-card .specs {
  display: flex;
  gap: 14px;
  margin-top: 10px;
  font-size: 11.5px;
  color: #666;
}
.prop-card .spec {
  display: inline-flex;
  align-items: center;
  gap: 4px;
}

/* ===== Offer / how-it-works ===== */
.offer-intro {
  display: grid;
  grid-template-columns: 1.6fr 1fr;
  gap: 80px;
  padding: 80px 0 24px;
  align-items: start;
}
.offer-intro h2 {
  font-size: 36px;
  font-weight: 500;
  line-height: 1.15;
  letter-spacing: -0.6px;
  max-width: 460px;
}
.offer-intro p {
  font-size: 13.5px;
  color: #5b5b5b;
  line-height: 1.65;
  max-width: 320px;
  margin-top: 6px;
}

.offer-grid {
  display: grid;
  grid-template-columns: 1fr 1.4fr;
  gap: 18px;
  margin-top: 12px;
}
.offer-card {
  background: #fff;
  border-radius: 16px;
  padding: 32px;
  display: flex;
  flex-direction: column;
  transition: transform 0.3s ease;
}
.offer-card:hover { transform: translateY(-4px); }
.offer-card h3 {
  font-size: 24px;
  font-weight: 500;
  letter-spacing: -0.3px;
  margin-bottom: 12px;
  line-height: 1.2;
}
.offer-card p {
  font-size: 12.5px;
  color: #777;
  line-height: 1.6;
  margin-bottom: 22px;
  max-width: 220px;
}
.offer-link {
  align-self: flex-start;
  padding: 10px 18px;
  border: 1px solid #e0dfd9;
  border-radius: 999px;
  font-size: 12px;
  color: #111;
  background: #fff;
  transition: all 0.2s ease;
  display: inline-block;
}
.offer-link:hover { background: #111; color: #fff; border-color: #111; }
.offer-card.image {
  background-size: cover;
  background-position: center;
  min-height: 320px;
  padding: 0;
}

/* ===== Agent ===== */
.agent-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 24px;
  margin-top: 80px;
}
.agent-card {
  background: #fff;
  border-radius: 16px;
  padding: 32px;
}
.agent-photo {
  width: 100%;
  height: 280px;
  border-radius: 12px;
  background-size: cover;
  background-position: center;
  margin-bottom: 18px;
}
.agent-name {
  font-size: 20px;
  font-weight: 500;
  margin-bottom: 4px;
}
.agent-role {
  font-size: 12.5px;
  color: #888;
  margin-bottom: 18px;
}
.agent-meta {
  display: flex;
  justify-content: space-between;
  align-items: center;
}
.agent-rating {
  font-size: 14px;
  color: #111;
  font-weight: 500;
}
.agent-phone {
  font-size: 12.5px;
  color: #fff;
  background: #111;
  padding: 8px 16px;
  border-radius: 999px;
}

/* ===== Stats / numbers panel ===== */
.numbers {
  background: #fff;
  border-radius: 16px;
  padding: 36px;
  display: grid;
  grid-template-columns: 1fr 1fr 1fr;
  gap: 28px;
  margin-top: 24px;
}
.num-item {
  display: flex;
  flex-direction: column;
  gap: 4px;
}
.num-pct {
  font-size: 28px;
  font-weight: 500;
  color: #111;
  letter-spacing: -0.5px;
}
.num-val {
  font-size: 18px;
  color: #555;
}
.num-label {
  font-size: 11.5px;
  color: #999;
  margin-top: 2px;
}

/* ===== Generic content card ===== */
.section { padding: 60px 0 0; }
.section h2 {
  font-size: 32px;
  font-weight: 500;
  letter-spacing: -0.5px;
  margin-bottom: 12px;
  line-height: 1.15;
}
.section .lead {
  font-size: 13.5px;
  color: #5b5b5b;
  line-height: 1.65;
  max-width: 540px;
  margin-bottom: 32px;
}

/* ===== Mortgage page ===== */
.calc-grid {
  display: grid;
  grid-template-columns: 1.2fr 1fr;
  gap: 28px;
  margin-top: 12px;
}
.calc-form {
  background: #fff;
  border-radius: 16px;
  padding: 32px;
}
.calc-result {
  background: #111;
  color: #fff;
  border-radius: 16px;
  padding: 32px;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
}
.calc-form .form-group { margin-bottom: 20px; }
.calc-form label {
  display: block;
  font-size: 11.5px;
  color: #888;
  letter-spacing: 0.5px;
  text-transform: uppercase;
  margin-bottom: 8px;
}
.calc-form input,
.calc-form select {
  width: 100%;
  padding: 14px 16px;
  border: 1px solid #e6e5e0;
  border-radius: 10px;
  background: #f3f3f1;
  font-size: 14px;
  font-family: inherit;
  color: #111;
  outline: none;
  transition: border-color 0.2s ease;
}
.calc-form input:focus,
.calc-form select:focus { border-color: #111; background: #fff; }

.calc-result .label {
  font-size: 12px;
  color: #999;
  text-transform: uppercase;
  letter-spacing: 1px;
}
.calc-result .big {
  font-size: 56px;
  font-weight: 500;
  letter-spacing: -1.5px;
  margin: 12px 0;
  line-height: 1;
}
.calc-result .meta {
  font-size: 13px;
  color: #c5c5c5;
  line-height: 1.6;
  margin-bottom: 24px;
}
.calc-bars {
  display: flex;
  gap: 6px;
  align-items: end;
  height: 100px;
  margin-top: 16px;
}
.calc-bar {
  flex: 1;
  background: rgba(255,255,255,0.18);
  border-radius: 4px 4px 0 0;
  transition: background 0.3s ease;
}
.calc-bar.hi { background: #d8f56a; }

/* ===== Company / careers ===== */
.values-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 18px;
  margin-top: 12px;
}
.value-card {
  background: #fff;
  border-radius: 14px;
  padding: 28px;
}
.value-card .num {
  font-size: 12px;
  color: #999;
  letter-spacing: 1px;
  margin-bottom: 12px;
}
.value-card h3 {
  font-size: 18px;
  font-weight: 500;
  margin-bottom: 10px;
}
.value-card p {
  font-size: 12.5px;
  color: #666;
  line-height: 1.6;
}

.team-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 16px;
  margin-top: 12px;
}
.team-card {
  background: #fff;
  border-radius: 14px;
  overflow: hidden;
  transition: transform 0.3s ease;
}
.team-card:hover { transform: translateY(-4px); }
.team-card .photo {
  height: 220px;
  background-size: cover;
  background-position: center;
}
.team-card .meta { padding: 16px; }
.team-card h3 { font-size: 14.5px; font-weight: 500; margin-bottom: 4px; }
.team-card p { font-size: 12px; color: #888; }

.jobs-list {
  display: flex;
  flex-direction: column;
  gap: 10px;
  margin-top: 12px;
}
.job-row {
  background: #fff;
  border-radius: 12px;
  padding: 22px 24px;
  display: grid;
  grid-template-columns: 2fr 1fr 1fr auto;
  gap: 16px;
  align-items: center;
  transition: transform 0.2s ease;
}
.job-row:hover { transform: translateX(4px); }
.job-row h3 { font-size: 15px; font-weight: 500; }
.job-row .pill {
  font-size: 11.5px;
  color: #555;
  padding: 5px 12px;
  background: #f3f3f1;
  border-radius: 999px;
  width: fit-content;
}

/* ===== Blog ===== */
.blog-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 22px;
  margin-top: 12px;
}
.blog-card {
  background: #fff;
  border-radius: 14px;
  overflow: hidden;
  transition: transform 0.3s ease;
}
.blog-card:hover { transform: translateY(-4px); }
.blog-card .img {
  height: 220px;
  background-size: cover;
  background-position: center;
}
.blog-card .meta { padding: 18px; }
.blog-card .tag {
  font-size: 11px;
  color: #888;
  letter-spacing: 1px;
  text-transform: uppercase;
  margin-bottom: 8px;
}
.blog-card h3 {
  font-size: 17px;
  font-weight: 500;
  margin-bottom: 10px;
  line-height: 1.3;
}
.blog-card p {
  font-size: 12.5px;
  color: #777;
  line-height: 1.6;
  margin-bottom: 12px;
}
.blog-card .date {
  font-size: 11.5px;
  color: #aaa;
}

/* ===== Footer ===== */
footer {
  margin-top: 90px;
  padding-top: 36px;
  border-top: 1px solid #e6e5e0;
  display: grid;
  grid-template-columns: 1.5fr 1fr 1fr 1fr;
  gap: 28px;
}
footer .col h4 {
  font-size: 11px;
  text-transform: uppercase;
  color: #999;
  letter-spacing: 1px;
  margin-bottom: 14px;
}
footer .col a {
  display: block;
  font-size: 13px;
  color: #333;
  padding: 4px 0;
  transition: color 0.2s ease;
}
footer .col a:hover { color: #111; }
footer .brand-col p {
  font-size: 12.5px;
  color: #777;
  line-height: 1.6;
  margin-top: 12px;
  max-width: 280px;
}
.footer-bottom {
  margin-top: 28px;
  padding-top: 18px;
  border-top: 1px solid #e6e5e0;
  font-size: 12px;
  color: #888;
  display: flex;
  justify-content: space-between;
}

/* ===== Tabs + Tab panels ===== */
.filter-tab { cursor: pointer; }

.tab-panel { display: none; }
.tab-panel.active { display: grid; }
.tab-panel.active > * {
  opacity: 0;
  animation: fadeUp 0.55s cubic-bezier(0.2, 0.8, 0.2, 1) forwards;
}
.tab-panel.active > *:nth-child(1) { animation-delay: 0.04s; }
.tab-panel.active > *:nth-child(2) { animation-delay: 0.10s; }
.tab-panel.active > *:nth-child(3) { animation-delay: 0.16s; }
.tab-panel.active > *:nth-child(4) { animation-delay: 0.22s; }
.tab-panel.active > *:nth-child(5) { animation-delay: 0.28s; }
.tab-panel.active > *:nth-child(6) { animation-delay: 0.34s; }

.prop-card { cursor: pointer; }

/* ===== Property detail modal ===== */
body.modal-open { overflow: hidden; }

.property-modal {
  position: fixed;
  inset: 0;
  z-index: 100;
  opacity: 0;
  visibility: hidden;
  transition: opacity 0.35s ease, visibility 0.35s ease;
  overflow-y: auto;
  padding: 36px 24px;
  background: rgba(10, 10, 10, 0.55);
  -webkit-backdrop-filter: blur(8px);
  backdrop-filter: blur(8px);
}
.property-modal.open {
  opacity: 1;
  visibility: visible;
}

.modal-inner {
  position: relative;
  max-width: 1080px;
  margin: 0 auto;
  background: #f3f3f1;
  border-radius: 22px;
  overflow: hidden;
  transform: translateY(40px) scale(0.97);
  opacity: 0;
  transition: transform 0.55s cubic-bezier(0.2, 0.8, 0.2, 1) 0.05s,
              opacity 0.4s ease 0.05s;
  box-shadow: 0 30px 80px rgba(0, 0, 0, 0.35);
}
.property-modal.open .modal-inner {
  transform: translateY(0) scale(1);
  opacity: 1;
}

.modal-sticky-nav {
  position: sticky;
  top: 0;
  background: rgba(255, 255, 255, 0.85);
  -webkit-backdrop-filter: blur(20px) saturate(160%);
  backdrop-filter: blur(20px) saturate(160%);
  border-bottom: 1px solid rgba(0, 0, 0, 0.06);
  padding: 18px 28px;
  display: flex;
  justify-content: space-between;
  align-items: center;
  z-index: 5;
}
.msn-left {
  display: flex;
  align-items: center;
  gap: 12px;
  font-size: 15px;
  font-weight: 500;
}
.msn-sep { color: #b8b8b8; font-weight: 400; }
.msn-right {
  display: flex;
  gap: 12px;
  align-items: center;
}
.msn-cta { padding: 9px 18px; font-size: 12.5px; }
.modal-close {
  width: 36px;
  height: 36px;
  border-radius: 50%;
  background: #111;
  color: #fff;
  border: none;
  font-size: 22px;
  line-height: 1;
  display: flex;
  align-items: center;
  justify-content: center;
  transition: transform 0.2s ease, background 0.2s ease;
}
.modal-close:hover {
  transform: scale(1.08) rotate(90deg);
  background: #000;
}

.modal-body { padding: 0; }

.m-hero {
  height: 460px;
  background-size: cover;
  background-position: center;
}

.m-container {
  padding: 0 48px 56px;
}

.m-specs {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 16px;
  background: #fff;
  border-radius: 14px;
  padding: 24px 30px;
  margin-top: -42px;
  margin-bottom: 44px;
  position: relative;
  z-index: 2;
  box-shadow: 0 22px 50px rgba(0, 0, 0, 0.08);
}
.m-specs > div {
  display: flex;
  flex-direction: column;
  gap: 4px;
}
.m-specs .sl {
  font-size: 11px;
  color: #999;
  letter-spacing: 0.7px;
  text-transform: uppercase;
  font-weight: 500;
}
.m-specs span:not(.sl) {
  font-size: 18px;
  font-weight: 500;
  color: #111;
  letter-spacing: -0.2px;
}

.m-grid {
  display: grid;
  grid-template-columns: 1.7fr 1fr;
  gap: 48px;
  margin-bottom: 44px;
}
.m-grid h3,
.m-block h3 {
  font-size: 17px;
  font-weight: 500;
  margin-bottom: 14px;
  letter-spacing: -0.2px;
}
.m-desc {
  font-size: 14px;
  color: #444;
  line-height: 1.75;
}
.m-features {
  list-style: none;
  display: flex;
  flex-direction: column;
  gap: 10px;
}
.m-features li {
  font-size: 13.5px;
  color: #333;
  padding-left: 22px;
  position: relative;
  line-height: 1.5;
}
.m-features li::before {
  content: '';
  position: absolute;
  left: 0;
  top: 7px;
  width: 8px;
  height: 8px;
  background: #111;
  border-radius: 50%;
}

.m-block { margin-bottom: 44px; }

.m-gallery {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 12px;
}
.m-gallery-item {
  height: 200px;
  border-radius: 12px;
  background-size: cover;
  background-position: center;
  transition: transform 0.4s cubic-bezier(0.2, 0.8, 0.2, 1);
}
.m-gallery-item:hover { transform: scale(1.025); }

.m-loc-text {
  font-size: 14px;
  color: #555;
  line-height: 1.6;
  margin-bottom: 14px;
}
.m-map {
  height: 260px;
  border-radius: 14px;
  background:
    radial-gradient(circle at 30% 40%, rgba(216, 245, 106, 0.25) 0%, transparent 40%),
    linear-gradient(135deg, #e6ebe3 0%, #d8dfd4 50%, #e6ebe3 100%);
  display: flex;
  align-items: center;
  justify-content: center;
  position: relative;
  overflow: hidden;
}
.m-map::before {
  content: '';
  position: absolute;
  inset: 0;
  background-image:
    linear-gradient(90deg, rgba(0,0,0,0.05) 1px, transparent 1px),
    linear-gradient(0deg, rgba(0,0,0,0.05) 1px, transparent 1px);
  background-size: 48px 48px;
}
.m-map::after {
  content: '';
  position: absolute;
  width: 18px;
  height: 18px;
  border-radius: 50%;
  background: #111;
  box-shadow: 0 0 0 6px rgba(17, 17, 17, 0.15), 0 0 0 14px rgba(17, 17, 17, 0.07);
}
.m-map span {
  position: relative;
  z-index: 1;
  font-size: 12.5px;
  color: #555;
  background: rgba(255, 255, 255, 0.85);
  padding: 6px 12px;
  border-radius: 999px;
  -webkit-backdrop-filter: blur(8px);
  backdrop-filter: blur(8px);
  margin-top: 70px;
}

.m-cta {
  text-align: center;
}
.m-cta .btn-dark {
  padding: 16px 44px;
  font-size: 13.5px;
}

/* Inner stagger when modal opens */
.property-modal.open .m-specs   { animation: fadeUp 0.6s cubic-bezier(0.2,0.8,0.2,1) 0.20s both; }
.property-modal.open .m-grid    { animation: fadeUp 0.6s cubic-bezier(0.2,0.8,0.2,1) 0.30s both; }
.property-modal.open .m-block:nth-of-type(1) { animation: fadeUp 0.6s cubic-bezier(0.2,0.8,0.2,1) 0.40s both; }
.property-modal.open .m-block:nth-of-type(2) { animation: fadeUp 0.6s cubic-bezier(0.2,0.8,0.2,1) 0.50s both; }
.property-modal.open .m-cta     { animation: fadeUp 0.6s cubic-bezier(0.2,0.8,0.2,1) 0.60s both; }
.property-modal.open .m-hero    { animation: blurIn 0.9s cubic-bezier(0.2,0.8,0.2,1) 0.10s both; }

/* ====================================================================
   MOBILE RESPONSIVE
   ==================================================================== */
@media (max-width: 760px) {
  .shell { padding: 18px 16px 60px; }
  header {
    padding: 14px 16px;
    margin: -18px -16px 24px;
    gap: 12px;
  }
  .nav-left { gap: 14px; flex: 1; min-width: 0; }
  header nav { display: none; }
  .btn-outline {
    padding: 10px 16px;
    font-size: 12px;
    white-space: nowrap;
  }

  .hero {
    grid-template-columns: 1fr;
    gap: 16px;
  }
  .hero-text { padding: 8px 0 0; }
  .hero-text h1 {
    font-size: 36px;
    letter-spacing: -1px;
    line-height: 1.05;
    margin-bottom: 22px;
  }
  .hero-img { height: 300px; }
  .hero.compact .hero-text h1 { font-size: 32px; }
  .hero.compact .hero-img { height: 240px; }

  .intro,
  .offer-intro {
    grid-template-columns: 1fr;
    gap: 20px;
    padding: 48px 0 12px;
  }
  .intro h2,
  .offer-intro h2 { font-size: 28px; max-width: 100%; }
  .intro p,
  .offer-intro p { max-width: 100%; }

  .filter-bar { padding: 12px; }
  .filter-tabs {
    overflow-x: auto;
    -webkit-overflow-scrolling: touch;
    width: 100%;
    scrollbar-width: none;
  }
  .filter-tabs::-webkit-scrollbar { display: none; }
  .filter-tab { white-space: nowrap; padding: 8px 14px; flex-shrink: 0; }
  .filter-row {
    grid-template-columns: 1fr 1fr;
    gap: 4px;
  }
  .filter-select {
    padding: 10px;
    font-size: 12px;
  }
  .filter-select:nth-child(2) { border-right: none; }
  .filter-actions { flex-wrap: wrap; gap: 10px; }
  .filter-right { flex: 1; justify-content: flex-end; }

  .section-title { font-size: 20px; margin: 32px 0 16px; }

  .props-grid { grid-template-columns: 1fr; gap: 18px; }
  .prop-card .img { height: 220px; }

  .offer-grid {
    grid-template-columns: 1fr;
    gap: 14px;
  }
  .offer-card { padding: 24px; }
  .offer-card.image { min-height: 220px; order: -1; }

  .agent-grid {
    grid-template-columns: 1fr;
    gap: 16px;
    margin-top: 48px;
  }
  .agent-card { padding: 24px; }
  .agent-photo { height: 240px; }

  .numbers {
    grid-template-columns: 1fr;
    gap: 22px;
    padding: 28px;
  }

  footer {
    grid-template-columns: 1fr 1fr;
    gap: 28px 24px;
    margin-top: 60px;
  }
  footer .brand-col { grid-column: 1 / -1; }
  .footer-bottom {
    flex-direction: column;
    gap: 8px;
    text-align: left;
    align-items: flex-start;
  }

  .section h2 { font-size: 26px; }
  .section .lead { font-size: 13px; }

  .calc-grid { grid-template-columns: 1fr; gap: 18px; }
  .calc-form, .calc-result { padding: 24px; }
  .calc-result .big { font-size: 42px; }

  .values-grid { grid-template-columns: 1fr; gap: 14px; }
  .team-grid { grid-template-columns: 1fr 1fr; gap: 12px; }
  .team-card .photo { height: 180px; }
  .jobs-list { gap: 8px; }
  .job-row {
    grid-template-columns: 1fr;
    gap: 8px;
    padding: 18px 20px;
  }

  .blog-grid { grid-template-columns: 1fr; gap: 18px; }

  .property-modal { padding: 0; }
  .modal-inner { border-radius: 0; margin: 0; max-width: 100%; }
  .m-hero { height: 260px; }
  .m-container { padding: 0 20px 40px; }
  .modal-sticky-nav { padding: 14px 18px; }
  .msn-cta { padding: 7px 14px; font-size: 11.5px; }
}


/* ====================================================================
   MOBILE NAV — hamburger drawer
   ==================================================================== */
.__apex-hamburger { display: none; }
.__apex-drawer { display: none; }
@media (max-width: 760px) {
  header nav { display: none; }
  header .btn-outline,
  header .btn-primary { display: none; }
  .__apex-hamburger {
    display: flex !important;
    flex-direction: column;
    justify-content: center;
    align-items: center;
    gap: 5px;
    width: 40px;
    height: 40px;
    border: none;
    background: transparent;
    padding: 0;
    cursor: pointer;
    position: relative;
    z-index: 1000;
    flex-shrink: 0;
  }
  .__apex-hamburger span {
    display: block;
    width: 22px;
    height: 2px;
    background: #111;
    transition: transform 0.25s, opacity 0.2s;
  }
  .__apex-hamburger.open span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
  .__apex-hamburger.open span:nth-child(2) { opacity: 0; }
  .__apex-hamburger.open span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

  .__apex-drawer {
    display: block;
    position: fixed;
    inset: 0;
    background: rgba(255,255,255,0.98);
    -webkit-backdrop-filter: blur(16px);
    backdrop-filter: blur(16px);
    z-index: 999;
    padding: 90px 28px 40px;
    overflow-y: auto;
    transform: translateY(-100%);
    opacity: 0;
    transition: transform 0.35s cubic-bezier(0.2,0.8,0.2,1), opacity 0.25s ease;
    pointer-events: none;
  }
  .__apex-drawer.open {
    transform: translateY(0);
    opacity: 1;
    pointer-events: auto;
  }
  .__apex-drawer nav ul {
    display: flex !important;
    flex-direction: column !important;
    gap: 0 !important;
    padding: 0 !important;
    margin: 0 !important;
    list-style: none !important;
  }
  .__apex-drawer nav li { width: 100%; }
  .__apex-drawer nav a {
    display: block !important;
    font-size: 22px !important;
    font-weight: 500;
    color: #111 !important;
    padding: 18px 0 !important;
    border-bottom: 1px solid rgba(0,0,0,0.08);
    text-decoration: none;
  }
  .__apex-drawer nav a.active::after { display: none !important; }
  .__apex-drawer nav a:hover { color: #555 !important; }
  .__apex-drawer-cta {
    display: inline-block !important;
    margin-top: 32px !important;
    padding: 14px 28px !important;
    font-size: 14px !important;
    border-radius: 999px !important;
  }
}

@media (max-width: 760px) {
  header { z-index: 1001 !important; }
  .__apex-drawer { padding-top: 100px; }
}

@media (max-width: 760px) {
  .__apex-drawer .__apex-back-item {
    margin-top: 18px;
    padding-top: 20px;
    border-top: 1px solid rgba(0,0,0,0.12);
  }
  .__apex-drawer .__apex-back-item a {
    font-size: 14px !important;
    color: #6680A3 !important;
    font-weight: 600 !important;
    padding: 12px 0 !important;
    border-bottom: none !important;
    letter-spacing: 0.02em;
  }
  .__apex-drawer .__apex-back-item a:hover { color: #4a6280 !important; }
}