/* Halloway Estates — bone / bronze / espresso editorial luxury */
:root{
  --bone:#F7F3EC; --bone-2:#EFE8DA; --card:#FFFDF8;
  --ink:#16130E; --ink-soft:#4C463B; --muted:#7A7263;
  --bronze:#A9713B; --bronze-dark:#8A5A2D;
  --espresso:#211A12; --espresso-2:#2C2317;
  --line:#DCD2BF; --line-soft:#E7DFCE;
  --serif:Georgia,'Times New Roman',Times,serif;
  --sans:-apple-system,BlinkMacSystemFont,'Segoe UI',Roboto,'Helvetica Neue',Arial,sans-serif;
  --radius:14px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{background:var(--bone);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.6;-webkit-font-smoothing:antialiased}
.wrap{max-width:1180px;margin:0 auto;padding:0 24px}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.12;letter-spacing:-0.01em}
a{color:var(--bronze-dark)}
img,svg{display:block;max-width:100%}
.skip{position:absolute;left:-9999px;top:0;background:var(--espresso);color:var(--bone);padding:10px 16px;z-index:200}
.skip:focus{left:12px;top:12px}
:focus-visible{outline:2px solid var(--bronze);outline-offset:2px}

.kicker{font-size:0.72rem;letter-spacing:0.28em;text-transform:uppercase;color:var(--bronze);font-weight:600;margin-bottom:14px}
.kicker-light{color:#D9A86C}
.section{padding:84px 0 8px}
.section-head{margin-bottom:34px}
.section-head h2{font-size:2.1rem}
.section-sub{color:var(--ink-soft);max-width:560px;margin-top:8px}

/* Buttons */
.btn{display:inline-block;font:600 0.86rem/1 var(--sans);letter-spacing:0.04em;padding:14px 24px;border-radius:999px;border:1px solid transparent;cursor:pointer;text-decoration:none;transition:background .2s,color .2s,border-color .2s}
.btn-solid{background:var(--espresso);color:var(--bone)}
.btn-solid:hover{background:var(--espresso-2)}
.btn-bronze{background:var(--bronze);color:#FFF8EE}
.btn-bronze:hover{background:var(--bronze-dark)}
.btn-ghost{background:transparent;color:var(--ink);border-color:var(--ink)}
.btn-ghost:hover{border-color:var(--bronze);color:var(--bronze-dark)}
.text-link{font-weight:600;font-size:0.9rem;text-decoration:none;border-bottom:1px solid var(--bronze);padding-bottom:2px}
.text-link:hover{color:var(--bronze)}

/* Header */
.site-head{position:sticky;top:0;z-index:60;background:rgba(247,243,236,0.94);backdrop-filter:blur(8px);border-bottom:1px solid var(--line-soft)}
.head-in{display:flex;align-items:center;gap:28px;padding-top:16px;padding-bottom:16px}
.wordmark{font-family:var(--serif);font-size:1.35rem;color:var(--ink);text-decoration:none;letter-spacing:0.01em}
.wordmark span{color:var(--bronze)}
.main-nav{display:flex;gap:26px;margin-left:auto}
.main-nav a{color:var(--ink-soft);text-decoration:none;font-size:0.92rem;font-weight:500}
.main-nav a:hover{color:var(--bronze-dark)}
.head-cta{margin-left:6px}
.nav-toggle{display:none;background:none;border:0;cursor:pointer;padding:8px;margin-left:auto}
.nav-toggle span{display:block;width:24px;height:2px;background:var(--ink);margin:5px 0}
.mobile-nav{border-top:1px solid var(--line-soft);padding:10px 24px 18px;display:flex;flex-direction:column;gap:4px}
.mobile-nav[hidden]{display:none}
.mobile-nav a{color:var(--ink);text-decoration:none;padding:9px 0;font-weight:500;border-bottom:1px solid var(--line-soft)}
.mobile-nav a:last-child{border-bottom:0}

/* Hero */
.hero{padding:74px 24px 20px}
.hero h1{font-size:clamp(2.7rem,6.4vw,4.6rem);margin-bottom:20px}
.hero-sub{font-size:1.13rem;color:var(--ink-soft);max-width:620px;margin-bottom:46px}
.featured{display:grid;grid-template-columns:1.25fr 1fr;background:var(--card);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden}
.featured-visual{position:relative;min-height:340px}
.featured-visual svg{position:absolute;inset:0;width:100%;height:100%}
.featured-tag{position:absolute;left:18px;top:18px;background:var(--espresso);color:var(--bone);font-size:0.7rem;letter-spacing:0.16em;text-transform:uppercase;padding:7px 12px;border-radius:999px}
.featured-body{padding:38px 36px;display:flex;flex-direction:column}
.featured-body h2{font-size:1.7rem;margin-bottom:4px}
.featured-area{color:var(--bronze);font-weight:600;font-size:0.86rem;letter-spacing:0.12em;text-transform:uppercase;margin-bottom:14px}
.featured-note{color:var(--ink-soft);margin-bottom:20px}
.featured-price{font-family:var(--serif);font-size:1.9rem;margin-bottom:14px}
.stat-row{list-style:none;display:flex;gap:26px;padding:14px 0;border-top:1px solid var(--line-soft);border-bottom:1px solid var(--line-soft);margin-bottom:22px;color:var(--muted);font-size:0.85rem}
.stat-row strong{color:var(--ink);font-size:1.02rem;margin-right:4px}
.featured-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:auto}

/* Filters */
.filters{display:grid;grid-template-columns:repeat(6,1fr);gap:14px;background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:18px;margin-bottom:16px}
.filters label,.estimator label,.mortgage-fields label,.viewing label{font-size:0.76rem;font-weight:600;letter-spacing:0.08em;text-transform:uppercase;color:var(--ink-soft);display:flex;flex-direction:column;gap:7px}
input,select{font:400 0.95rem var(--sans);color:var(--ink);background:#fff;border:1px solid var(--line);border-radius:9px;padding:11px 12px;width:100%}
input:focus,select:focus{border-color:var(--bronze);outline:2px solid rgba(169,113,59,0.25);outline-offset:0}
.result-count{color:var(--muted);font-size:0.9rem;margin-bottom:16px}
.no-results{color:var(--ink-soft);background:var(--bone-2);border:1px dashed var(--line);border-radius:var(--radius);padding:26px;text-align:center}

/* Listing cards */
.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;padding-bottom:20px}
.card{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;cursor:pointer;text-align:left;font:inherit;color:inherit;padding:0;width:100%;transition:transform .25s,box-shadow .25s}
.card:hover{transform:translateY(-4px);box-shadow:0 18px 38px rgba(33,26,18,0.13)}
.card-visual{position:relative;aspect-ratio:4/3}
.card-visual svg{position:absolute;inset:0;width:100%;height:100%}
.card-status{position:absolute;left:14px;top:14px;background:var(--bone);color:var(--espresso);font-size:0.66rem;font-weight:700;letter-spacing:0.14em;text-transform:uppercase;padding:6px 10px;border-radius:999px}
.card-status.new{background:var(--bronze);color:#FFF8EE}
.card-body{padding:20px 20px 22px}
.card-price{font-family:var(--serif);font-size:1.45rem;margin-bottom:2px}
.card-name{font-size:1.08rem;font-family:var(--serif);margin-bottom:2px}
.card-area{color:var(--bronze);font-size:0.78rem;font-weight:600;letter-spacing:0.12em;text-transform:uppercase;margin-bottom:10px}
.card-note{color:var(--ink-soft);font-size:0.92rem;margin-bottom:14px}
.card-stats{list-style:none;display:flex;gap:18px;border-top:1px solid var(--line-soft);padding-top:12px;color:var(--muted);font-size:0.82rem}
.card-stats strong{color:var(--ink)}

/* Neighbourhoods */
.hood-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;padding-bottom:20px}
.hood{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:26px 24px;display:flex;flex-direction:column}
.hood h3{font-size:1.3rem;margin-bottom:8px}
.hood p{color:var(--ink-soft);font-size:0.93rem;margin-bottom:16px}
.hood-median{margin-top:auto;border-top:1px solid var(--line-soft);padding-top:14px}
.hood-median span{display:block;color:var(--muted);font-size:0.72rem;letter-spacing:0.14em;text-transform:uppercase}
.hood-median strong{font-family:var(--serif);font-size:1.25rem;font-weight:500}
.hood button{margin-top:14px;background:none;border:0;padding:0;font:600 0.9rem var(--sans);color:var(--bronze-dark);cursor:pointer;text-align:left}
.hood button:hover{color:var(--bronze)}

/* Sell band */
.band-espresso{background:var(--espresso);color:var(--bone);margin-top:84px;padding:76px 0}
.sell-in{display:grid;grid-template-columns:1.1fr 1fr;gap:48px;align-items:start}
.band-espresso h2{font-size:2.1rem;margin-bottom:14px}
.band-sub{color:#CFC4AE;max-width:480px}
.estimator{background:var(--espresso-2);border:1px solid #42351F;border-radius:var(--radius);padding:26px;display:flex;flex-direction:column;gap:16px}
.estimator label{color:#D9CDB4}
.estimator input,.estimator select{background:#1B1409;color:var(--bone);border-color:#42351F}
.estimator input::placeholder{color:#8B7E66}
.estimator-out{font-family:var(--serif);font-size:1.15rem;color:#EFDFC0;min-height:1.4em}

/* Insights */
.insights-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;padding-bottom:20px}
.insight{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:28px 26px}
.insight-meta{color:var(--bronze);font-size:0.74rem;font-weight:600;letter-spacing:0.14em;text-transform:uppercase;margin-bottom:12px}
.insight h3{font-size:1.25rem;margin-bottom:10px}
.insight p{color:var(--ink-soft);font-size:0.94rem;margin-bottom:16px}

/* About + contact */
.about-cols{display:grid;grid-template-columns:1fr 1fr;gap:36px}
.about-cols p{color:var(--ink-soft);font-size:1.02rem}
.contact-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;padding-bottom:70px}
.contact-grid h3{font-size:1.1rem;margin-bottom:10px}
.contact-grid p,.contact-grid address{color:var(--ink-soft);font-style:normal}

/* Footer */
.site-foot{background:var(--espresso);color:#CFC4AE;margin-top:40px}
.foot-in{padding:52px 24px 44px}
.foot-brand{font-family:var(--serif);font-size:1.5rem;color:var(--bone);margin-bottom:16px}
.foot-brand span{color:#D9A86C}
.foot-nav{display:flex;gap:22px;margin-bottom:22px}
.foot-nav a{color:#CFC4AE;text-decoration:none;font-size:0.9rem}
.foot-nav a:hover{color:var(--bone)}
.foot-note{font-size:0.85rem;max-width:720px;border-top:1px solid #42351F;padding-top:18px}
.foot-fine{font-size:0.78rem;color:#8B7E66;margin-top:10px}

/* Modal */
.modal-backdrop{position:fixed;inset:0;background:rgba(22,19,14,0.62);z-index:100;display:flex;align-items:flex-start;justify-content:center;overflow-y:auto;padding:28px 16px}
.modal-backdrop[hidden]{display:none}
.modal{background:var(--bone);border-radius:18px;max-width:760px;width:100%;position:relative;overflow:hidden;box-shadow:0 30px 80px rgba(0,0,0,0.35)}
.modal-close{position:absolute;right:14px;top:14px;z-index:5;width:40px;height:40px;border-radius:50%;border:1px solid var(--line);background:var(--bone);font-size:1.4rem;line-height:1;cursor:pointer;color:var(--ink)}
.modal-close:hover{background:var(--bone-2)}
.modal-visual{position:relative;height:300px}
.modal-visual svg{position:absolute;inset:0;width:100%;height:100%}
.modal-body{padding:30px 34px 38px}
.modal-status{display:inline-block;background:var(--bronze);color:#FFF8EE;font-size:0.68rem;font-weight:700;letter-spacing:0.14em;text-transform:uppercase;padding:6px 11px;border-radius:999px;margin-bottom:12px}
.modal-body h2{font-size:1.9rem;margin-bottom:2px}
.modal-area{color:var(--bronze);font-weight:600;font-size:0.84rem;letter-spacing:0.12em;text-transform:uppercase;margin-bottom:10px}
.modal-price{font-family:var(--serif);font-size:1.6rem;margin-bottom:6px}
.modal-desc{color:var(--ink-soft);margin:14px 0 18px}
.modal-body h3{font-size:1.15rem;margin:22px 0 10px}
.feature-list{list-style:none;display:grid;grid-template-columns:1fr 1fr;gap:8px 22px;color:var(--ink-soft);font-size:0.94rem}
.feature-list li{padding-left:18px;position:relative}
.feature-list li::before{content:"—";position:absolute;left:0;color:var(--bronze)}
.mortgage{background:var(--card);border:1px solid var(--line);border-radius:var(--radius);padding:20px 22px;margin-top:8px}
.mortgage h3{margin-top:0}
.mortgage-fields{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin-bottom:12px}
.mortgage-out{color:var(--ink-soft)}
.mortgage-out strong{font-family:var(--serif);font-size:1.3rem;color:var(--ink)}
.mortgage-fine{font-size:0.8rem;color:var(--muted)}
.viewing{display:flex;flex-direction:column;gap:14px}
.viewing-row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.err{color:#A33327;font-size:0.78rem;font-weight:500;text-transform:none;letter-spacing:0;min-height:1em}
.viewing-out{font-weight:600;color:var(--bronze-dark)}
.viewing-out:empty{display:none}

/* Reveal motion */
.reveal{transition:opacity .7s ease,transform .7s ease}
body.anim .reveal{opacity:0;transform:translateY(16px)}
body.anim .reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  body.anim .reveal{opacity:1;transform:none;transition:none}
  .card{transition:none}
}

/* Responsive */
@media (max-width:1020px){
  .filters{grid-template-columns:repeat(3,1fr)}
  .grid{grid-template-columns:repeat(2,1fr)}
  .hood-grid{grid-template-columns:repeat(2,1fr)}
  .featured{grid-template-columns:1fr}
  .featured-visual{min-height:280px}
  .sell-in{grid-template-columns:1fr}
}
@media (max-width:680px){
  .main-nav,.head-cta{display:none}
  .nav-toggle{display:block}
  .section{padding:58px 0 4px}
  .hero{padding-top:48px}
  .filters{grid-template-columns:1fr 1fr}
  .grid{grid-template-columns:1fr}
  .insights-grid,.contact-grid,.about-cols{grid-template-columns:1fr}
  .featured-body{padding:28px 22px}
  .modal-body{padding:24px 20px 30px}
  .modal-visual{height:210px}
  .mortgage-fields,.viewing-row,.feature-list{grid-template-columns:1fr}
  .band-espresso{padding:54px 0}
}