/* ============================================================
   Stewart Island Real Estate - stewartislandrealestate.co.nz
   Design system: Playfair Display + DM Sans · black / off-white / red
   ============================================================ */

*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
:root{
  --black:#0c0c0c;
  --white:#ffffff;
  --off-white:#f6f4f1;
  --border:#e0dbd3;
  --red:#c8102e;
  --red-dark:#a50d25;
  --gray-mid:#888880;
  --ink-soft:#555550;
}
html{scroll-behavior:smooth}
html,body{font-family:"DM Sans",sans-serif;background:var(--off-white);color:var(--black);-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
.skip-link{position:absolute;left:-9999px;top:0;background:var(--red);color:var(--white);padding:.7rem 1.2rem;z-index:100;font-size:.8rem;letter-spacing:.08em;text-transform:uppercase;text-decoration:none}
.skip-link:focus{left:0}

/* ---------- Header ---------- */
header.site{background:var(--black)}
.header-top{max-width:1080px;margin:0 auto;padding:2rem 2rem 1.6rem;display:flex;justify-content:center}
.brand{display:inline-block;text-align:center;text-decoration:none}
.brand-name{display:block;font-family:"Playfair Display",serif;font-size:1.9rem;font-weight:700;color:var(--white);line-height:1.1;letter-spacing:.01em}
.brand-sub{display:flex;align-items:center;gap:.7rem;justify-content:center;margin-top:.45rem;font-size:.6rem;font-weight:500;letter-spacing:.5em;text-indent:.5em;text-transform:uppercase;color:rgba(255,255,255,0.55)}
.brand-sub::before,.brand-sub::after{content:"";width:26px;height:1px;background:var(--red);opacity:.85}
.header-divider{border:none;border-top:1px solid rgba(255,255,255,0.1);margin:0}
nav.site{max-width:1080px;margin:0 auto;padding:.8rem 2rem;display:flex;gap:2rem;justify-content:center;flex-wrap:wrap}
nav.site a{color:rgba(255,255,255,0.5);text-decoration:none;font-size:.72rem;font-weight:500;letter-spacing:.14em;text-transform:uppercase;transition:color .2s}
nav.site a:hover,nav.site a:focus{color:rgba(255,255,255,0.95)}
nav.site a[aria-current="page"]{color:rgba(255,255,255,0.95);border-bottom:1px solid var(--red);padding-bottom:2px}

/* ---------- Hero ---------- */
.hero{background:var(--black);padding:5.5rem 2rem 6.5rem;text-align:center;position:relative;overflow:hidden}
.hero::after{content:"";position:absolute;bottom:0;left:50%;transform:translateX(-50%);width:600px;height:1px;background:linear-gradient(to right,transparent,rgba(200,16,46,0.35),transparent)}
.eyebrow{display:inline-block;font-size:.68rem;font-weight:500;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,0.4);margin-bottom:1.4rem}
.hero h1{font-family:"Playfair Display",serif;font-size:clamp(2.3rem,5.5vw,3.8rem);font-weight:700;color:var(--white);line-height:1.16;max-width:900px;margin:0 auto 1.6rem;text-wrap:balance}
.hero h1 em{font-style:italic;font-weight:400;color:rgba(255,255,255,0.5)}
.hero-lead{font-size:1.06rem;font-weight:300;color:rgba(255,255,255,0.6);max-width:600px;margin:0 auto 2.8rem;line-height:1.82}
.hero-cta{display:inline-block;background:var(--red);color:var(--white);padding:1.1rem 2.8rem;font-size:.88rem;font-weight:500;letter-spacing:.1em;text-transform:uppercase;text-decoration:none;transition:background .2s,transform .15s}
.hero-cta:hover{background:var(--red-dark);transform:translateY(-1px)}
.hero-cta-sub{display:block;font-size:.7rem;font-weight:300;letter-spacing:.06em;opacity:.75;margin-top:.3rem;text-transform:none}
.hero-alt{display:inline-block;margin-left:1.2rem;color:rgba(255,255,255,0.6);font-size:.8rem;font-weight:500;letter-spacing:.1em;text-transform:uppercase;text-decoration:none;padding:1.1rem .4rem;border-bottom:1px solid rgba(255,255,255,0.25);transition:color .2s,border-color .2s}
.hero-alt:hover{color:var(--white);border-color:var(--red)}

/* ---------- Shared section furniture ---------- */
.section{padding:5rem 2rem}
.section-inner{max-width:1040px;margin:0 auto}
.section-inner.narrow{max-width:860px}
.section-eyebrow{font-size:.68rem;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--gray-mid);display:block;text-align:center;margin-bottom:1rem}
.section-title{font-family:"Playfair Display",serif;font-size:clamp(1.6rem,3vw,2.2rem);font-weight:700;color:var(--black);text-align:center;margin-bottom:1.1rem;line-height:1.25}
.section-title em{font-style:italic;font-weight:400;color:var(--gray-mid)}
.section-lead{font-size:.98rem;font-weight:300;color:var(--ink-soft);line-height:1.85;max-width:640px;margin:0 auto 3.2rem;text-align:center}
.section-lead a,.prose a{color:var(--red);text-decoration:none;border-bottom:1px solid rgba(200,16,46,0.3)}
.section-lead a:hover,.prose a:hover{border-bottom-color:var(--red)}

/* ---------- Trust bar ---------- */
.trust-bar{border-top:1px solid var(--border);border-bottom:1px solid var(--border);padding:2.75rem 2rem}
.trust-inner{max-width:920px;margin:0 auto;display:flex;justify-content:space-around;flex-wrap:wrap;gap:2rem;text-align:center}
.trust-stat .num{font-family:"Playfair Display",serif;font-size:2.2rem;font-weight:700;color:var(--black);line-height:1}
.trust-stat .lbl{font-size:.7rem;font-weight:400;letter-spacing:.1em;text-transform:uppercase;color:var(--gray-mid);margin-top:.4rem}

/* ---------- Listing cards ---------- */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:1.75rem}
.cards.two{grid-template-columns:repeat(2,1fr);max-width:760px;margin:0 auto}
.card{background:var(--white);border:1px solid var(--border);display:flex;flex-direction:column;text-decoration:none;transition:transform .2s,box-shadow .2s;position:relative}
.card:hover{transform:translateY(-3px);box-shadow:0 14px 34px rgba(12,12,12,0.09)}
.card-media{aspect-ratio:3/2;overflow:hidden;background:var(--black);position:relative}
.card-media img{width:100%;height:100%;object-fit:cover;transition:transform .35s ease,opacity .3s}
.card:hover .card-media img{transform:scale(1.035)}
.card-tag{position:absolute;top:0;left:0;background:var(--black);color:var(--white);font-size:.6rem;font-weight:500;letter-spacing:.16em;text-transform:uppercase;padding:.5rem .85rem;z-index:2}
.card-tag.red{background:var(--red)}
.card-body{padding:1.4rem 1.5rem 1.6rem;display:flex;flex-direction:column;flex:1}
.card-price{font-size:.72rem;font-weight:500;letter-spacing:.14em;text-transform:uppercase;color:var(--red);margin-bottom:.55rem}
.card-title{font-family:"Playfair Display",serif;font-size:1.3rem;font-weight:700;color:var(--black);line-height:1.3;margin-bottom:.5rem}
.card-meta{font-size:.78rem;font-weight:400;color:var(--gray-mid);letter-spacing:.03em;margin-bottom:.9rem}
.card-blurb{font-size:.86rem;font-weight:300;color:var(--ink-soft);line-height:1.7;margin-bottom:1.2rem}
.card-link{margin-top:auto;font-size:.72rem;font-weight:500;letter-spacing:.14em;text-transform:uppercase;color:var(--black)}
.card-link::after{content:"→";color:var(--red);margin-left:.5rem;display:inline-block;transition:transform .2s}
.card:hover .card-link::after{transform:translateX(5px)}

/* ---------- Black split section (buy / sell) ---------- */
.honest{background:var(--black);padding:4.5rem 2rem}
.honest-inner{max-width:940px;margin:0 auto;display:grid;grid-template-columns:1fr 1px 1fr;align-items:start}
.honest-divider{background:rgba(255,255,255,0.1)}
.honest-col{padding:0 2.5rem}
.honest-col:first-child{padding-left:0}
.honest-col:last-child{padding-right:0}
.col-tag{font-size:.66rem;font-weight:500;letter-spacing:.18em;text-transform:uppercase;color:rgba(255,255,255,0.35);display:block;margin-bottom:1rem}
.honest-col h3{font-family:"Playfair Display",serif;font-size:1.3rem;font-weight:700;color:var(--white);line-height:1.3;margin-bottom:.85rem}
.honest-col p{font-size:.88rem;font-weight:300;color:rgba(255,255,255,0.5);line-height:1.85;margin-bottom:1rem}
.honest-col p:last-of-type{margin-bottom:1.6rem}
.link-light{font-size:.72rem;font-weight:500;letter-spacing:.14em;text-transform:uppercase;color:var(--white);text-decoration:none;border-bottom:1px solid var(--red);padding-bottom:3px}
.link-light:hover{color:rgba(255,255,255,0.75)}

/* ---------- Steps / points ---------- */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:2.25rem}
.steps.three{grid-template-columns:repeat(3,1fr)}
.step{text-align:center}
.step-num{width:40px;height:40px;border:1px solid var(--border);display:flex;align-items:center;justify-content:center;margin:0 auto 1.1rem;font-family:"Playfair Display",serif;font-size:1.1rem;font-weight:700;color:var(--black)}
.step h3{font-size:.85rem;font-weight:500;letter-spacing:.06em;text-transform:uppercase;color:var(--black);margin-bottom:.6rem}
.step p{font-size:.86rem;font-weight:300;color:#666;line-height:1.75}

/* ---------- Agent feature ---------- */
.agent-feature{display:grid;grid-template-columns:340px 1fr;gap:3.5rem;align-items:start;max-width:980px;margin:0 auto}
.agent-photo{position:relative;border:1px solid var(--border);background:var(--black)}
.agent-photo img{width:100%;aspect-ratio:4/5;object-fit:cover}
.agent-photo::after{content:"";position:absolute;left:1rem;right:1rem;bottom:-1px;height:2px;background:var(--red)}
.agent-copy .col-tag{color:var(--gray-mid)}
.agent-copy h2{font-family:"Playfair Display",serif;font-size:clamp(1.6rem,3vw,2.1rem);font-weight:700;line-height:1.25;margin-bottom:1.2rem}
.agent-copy h2 em{font-style:italic;font-weight:400;color:var(--gray-mid)}
.prose p{font-size:.94rem;font-weight:300;color:var(--ink-soft);line-height:1.9;margin-bottom:1.1rem}
.agent-contact-row{display:flex;gap:1rem;flex-wrap:wrap;margin-top:1.6rem}

/* ---------- Buttons ---------- */
.btn-row{display:flex;gap:1rem;justify-content:center;flex-wrap:wrap}
.btn-dark{background:var(--black);color:var(--white);padding:.85rem 2rem;font-size:.8rem;font-weight:500;letter-spacing:.1em;text-transform:uppercase;text-decoration:none;border:1px solid var(--black);transition:background .2s,border-color .2s;display:inline-block}
.btn-dark:hover{background:var(--red);border-color:var(--red)}
.btn-red{background:var(--red);color:var(--white);padding:.85rem 2rem;font-size:.8rem;font-weight:500;letter-spacing:.1em;text-transform:uppercase;text-decoration:none;border:1px solid var(--red);transition:background .2s;display:inline-block}
.btn-red:hover{background:var(--red-dark)}
.btn-outline{background:transparent;color:var(--black);padding:.85rem 2rem;font-size:.8rem;font-weight:500;letter-spacing:.1em;text-transform:uppercase;text-decoration:none;border:1px solid var(--black);transition:background .2s;display:inline-block}
.btn-outline:hover{background:rgba(0,0,0,0.05)}

/* ---------- Island life ---------- */
.island-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2.5rem;max-width:1040px;margin:0 auto}
.island-item h3{font-family:"Playfair Display",serif;font-size:1.2rem;font-weight:700;margin-bottom:.7rem;line-height:1.3}
.island-item h3::before{content:"";display:block;width:28px;height:2px;background:var(--red);margin-bottom:1rem}
.island-item p{font-size:.88rem;font-weight:300;color:var(--ink-soft);line-height:1.85}

/* ---------- FAQ ---------- */
.faq-wrap{max-width:760px;margin:0 auto;border-top:1px solid var(--border)}
details.faq{border-bottom:1px solid var(--border)}
details.faq summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:baseline;gap:2rem;padding:1.35rem .2rem;font-size:.95rem;font-weight:500;color:var(--black)}
details.faq summary::-webkit-details-marker{display:none}
details.faq summary::after{content:"+";font-family:"Playfair Display",serif;font-size:1.3rem;color:var(--red);transition:transform .2s;flex-shrink:0;line-height:1}
details.faq[open] summary::after{transform:rotate(45deg)}
details.faq .faq-a{padding:0 .2rem 1.5rem;max-width:640px}
details.faq .faq-a p{font-size:.89rem;font-weight:300;color:var(--ink-soft);line-height:1.85;margin-bottom:.8rem}

/* ---------- CTA ---------- */
.cta{padding:5.5rem 2rem;max-width:680px;margin:0 auto;text-align:center}
.cta-tag{font-size:.68rem;font-weight:500;letter-spacing:.18em;text-transform:uppercase;color:var(--gray-mid);display:block;margin-bottom:1.25rem}
.cta h2{font-family:"Playfair Display",serif;font-size:clamp(1.75rem,3.5vw,2.4rem);font-weight:700;color:var(--black);line-height:1.25;margin-bottom:1.1rem}
.cta p{font-size:.97rem;font-weight:300;color:#555;line-height:1.82;margin-bottom:2.5rem}
.contact-lines{margin:0 0 2.4rem;display:flex;flex-direction:column;gap:.5rem}
.contact-lines a{font-family:"Playfair Display",serif;font-size:1.35rem;color:var(--black);text-decoration:none}
.contact-lines a:hover{color:var(--red)}
.contact-lines .lbl{font-size:.66rem;letter-spacing:.18em;text-transform:uppercase;color:var(--gray-mid)}

/* ---------- Breadcrumbs ---------- */
.crumbs{max-width:1040px;margin:0 auto;padding:1.1rem 2rem 0;font-size:.68rem;letter-spacing:.12em;text-transform:uppercase;color:var(--gray-mid)}
.crumbs ol{list-style:none;display:flex;flex-wrap:wrap;gap:.6rem}
.crumbs li+li::before{content:"/";margin-right:.6rem;color:var(--border)}
.crumbs a{color:var(--gray-mid);text-decoration:none}
.crumbs a:hover{color:var(--red)}

/* ---------- Property page ---------- */
.prop-hero{background:var(--black);padding:3.2rem 2rem 2.8rem;position:relative}
.prop-hero::after{content:"";position:absolute;bottom:0;left:50%;transform:translateX(-50%);width:480px;height:1px;background:linear-gradient(to right,transparent,rgba(200,16,46,0.4),transparent)}
.prop-hero-inner{max-width:1040px;margin:0 auto;display:flex;justify-content:space-between;align-items:flex-end;gap:2.5rem;flex-wrap:wrap}
.prop-hero .eyebrow{margin-bottom:.9rem}
.prop-hero h1{font-family:"Playfair Display",serif;font-size:clamp(1.8rem,4vw,2.7rem);font-weight:700;color:var(--white);line-height:1.2;margin-bottom:.55rem}
.prop-headline{font-family:"Playfair Display",serif;font-style:italic;font-weight:400;font-size:1.05rem;color:rgba(255,255,255,0.55)}
.prop-price-block{text-align:right;margin-left:auto}
.prop-price-block .lbl{display:block;font-size:.62rem;letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,0.4);margin-bottom:.4rem}
.prop-price-block .price{font-family:"Playfair Display",serif;font-size:1.7rem;font-weight:700;color:var(--white);white-space:nowrap}
.prop-price-block .price small{font-size:.75rem;font-family:"DM Sans",sans-serif;font-weight:300;color:rgba(255,255,255,0.5)}

/* Gallery */
.gallery{max-width:1040px;margin:0 auto;padding:2rem 2rem 0}
.gallery-main{aspect-ratio:16/9;background:var(--black);border:1px solid var(--border);overflow:hidden}
.gallery-main img{width:100%;height:100%;object-fit:cover}
.gallery-thumbs{display:grid;grid-template-columns:repeat(6,1fr);gap:.6rem;margin-top:.6rem}
.thumb{border:1px solid var(--border);background:var(--black);padding:0;cursor:pointer;aspect-ratio:3/2;overflow:hidden;opacity:.75;transition:opacity .2s,outline-color .2s;outline:2px solid transparent;outline-offset:-2px}
.thumb img{width:100%;height:100%;object-fit:cover}
.thumb:hover{opacity:1}
.thumb.sel{opacity:1;outline-color:var(--red)}
.gallery-note{font-size:.68rem;color:var(--gray-mid);letter-spacing:.05em;margin-top:.7rem}

/* Facts */
.facts{border-top:1px solid var(--border);border-bottom:1px solid var(--border);margin-top:2.2rem}
.facts-inner{max-width:1040px;margin:0 auto;padding:1.9rem 2rem;display:flex;justify-content:space-between;flex-wrap:wrap;gap:1.75rem}
.fact .num{font-family:"Playfair Display",serif;font-size:1.45rem;font-weight:700;color:var(--black);line-height:1.15}
.fact .lbl{font-size:.64rem;font-weight:400;letter-spacing:.14em;text-transform:uppercase;color:var(--gray-mid);margin-top:.35rem}

/* Body columns */
.prop-body{max-width:1040px;margin:0 auto;padding:3.5rem 2rem;display:grid;grid-template-columns:1fr 330px;gap:4rem;align-items:start}
.prop-desc h2{font-family:"Playfair Display",serif;font-size:1.55rem;font-weight:700;margin-bottom:1.4rem;line-height:1.3}
.prop-desc h2 em{font-style:italic;font-weight:400;color:var(--gray-mid)}
.prop-desc .prose p{font-size:.95rem}
.features{margin:2.2rem 0 0;padding-top:1.8rem;border-top:1px solid var(--border)}
.features h3{font-size:.8rem;font-weight:500;letter-spacing:.16em;text-transform:uppercase;margin-bottom:1.1rem}
.features ul{list-style:none;display:grid;grid-template-columns:1fr 1fr;gap:.65rem 2rem}
.features li{font-size:.88rem;font-weight:300;color:var(--ink-soft);line-height:1.6;padding-left:1.1rem;position:relative}
.features li::before{content:"";position:absolute;left:0;top:.55em;width:5px;height:5px;background:var(--red);transform:rotate(45deg)}

/* Agent card */
.agent-card{border:1px solid var(--border);background:var(--white);position:sticky;top:1.5rem}
.agent-card-photo{aspect-ratio:1/1;background:var(--black);overflow:hidden}
.agent-card-photo img{width:100%;height:100%;object-fit:cover;object-position:top}
.agent-card-body{padding:1.5rem 1.6rem 1.7rem}
.agent-card-body .lbl{font-size:.62rem;letter-spacing:.18em;text-transform:uppercase;color:var(--gray-mid);display:block;margin-bottom:.5rem}
.agent-card-body h3{font-family:"Playfair Display",serif;font-size:1.35rem;font-weight:700;line-height:1.2}
.agent-card-body .role{font-size:.76rem;color:var(--gray-mid);margin:.3rem 0 1.1rem}
.agent-card-body .contact-list{list-style:none;border-top:1px solid var(--border);padding-top:1rem;margin-bottom:1.4rem}
.agent-card-body .contact-list li{margin-bottom:.5rem;font-size:.86rem}
.agent-card-body .contact-list a{color:var(--black);text-decoration:none}
.agent-card-body .contact-list a:hover{color:var(--red)}
.agent-card-body .contact-list .tag{color:var(--gray-mid);font-size:.68rem;letter-spacing:.1em;text-transform:uppercase;margin-right:.5rem}
.agent-card .btn-red{display:block;text-align:center}
.agent-card .agency-line{font-size:.66rem;color:var(--gray-mid);line-height:1.6;margin-top:1rem}

/* attribution + more listings */
.attribution{max-width:1040px;margin:0 auto;padding:0 2rem 3rem;font-size:.7rem;color:#b0aba3;line-height:1.7}
.more{background:var(--white);border-top:1px solid var(--border);padding:4.5rem 2rem}
.more .cards .card{background:var(--off-white)}

/* ---------- Footer ---------- */
footer.site{background:var(--black);padding:3.5rem 2rem 2.5rem;text-align:center}
.footer-brand{margin-bottom:1.5rem}
.footer-brand .brand-name{font-size:1.35rem}
.footer-brand .brand-sub{font-size:.52rem}
.footer-links{display:flex;gap:1.75rem;justify-content:center;flex-wrap:wrap;margin-bottom:1.4rem}
.footer-links a{font-size:.68rem;color:rgba(255,255,255,0.35);text-decoration:none;letter-spacing:.1em;text-transform:uppercase;transition:color .2s}
.footer-links a:hover{color:rgba(255,255,255,0.75)}
.footer-contact{margin-bottom:1.6rem;font-size:.8rem;color:rgba(255,255,255,0.5);font-weight:300}
.footer-contact a{color:rgba(255,255,255,0.7);text-decoration:none}
.footer-contact a:hover{color:var(--white)}
.footer-small{font-size:.66rem;color:rgba(255,255,255,0.28);letter-spacing:.03em;line-height:1.8;max-width:640px;margin:0 auto 1rem}
.footer-copy{font-size:.66rem;color:rgba(255,255,255,0.2);letter-spacing:.04em}
.footer-bottom{max-width:1080px;margin:2.4rem auto 0;padding-top:1.4rem;border-top:1px solid rgba(255,255,255,0.12);display:flex;justify-content:space-between;align-items:baseline;gap:.75rem 2rem;flex-wrap:wrap;text-align:left}
.footer-bottom p{font-size:.7rem;color:rgba(255,255,255,0.35);letter-spacing:.03em;line-height:1.7;margin:0}
.footer-bottom a{color:rgba(255,255,255,0.6);text-decoration:none;transition:color .2s}
.footer-bottom a:hover{color:var(--white)}

/* ---------- 404 ---------- */
.lost{min-height:55vh;display:flex;flex-direction:column;justify-content:center;align-items:center;text-align:center;padding:4rem 2rem}
.lost h1{font-family:"Playfair Display",serif;font-size:clamp(2rem,5vw,3rem);margin-bottom:1rem}
.lost p{font-weight:300;color:var(--ink-soft);margin-bottom:2rem;max-width:460px;line-height:1.8}

/* ---------- Forms ---------- */
.f-grid{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
.f-field{margin-bottom:1rem}
.f-field label{display:block;font-size:.66rem;font-weight:500;letter-spacing:.14em;text-transform:uppercase;color:var(--gray-mid);margin-bottom:.45rem}
.f-field input,.f-field textarea{width:100%;background:var(--white);border:1px solid var(--border);padding:.8rem .9rem;font-family:"DM Sans",sans-serif;font-size:.92rem;font-weight:300;color:var(--black);border-radius:0;-webkit-appearance:none}
.f-field input:focus,.f-field textarea:focus{outline:none;border-color:var(--red)}
.f-field textarea{resize:vertical;min-height:120px}
.hp-field{position:absolute!important;left:-9999px!important;width:1px;height:1px;opacity:0}
.recaptcha-slot{margin:.4rem 0 1rem;min-height:0}
.recaptcha-slot[data-rendered]{min-height:78px}
.form-error{background:#fdf0f2;border:1px solid var(--red);color:var(--red-dark);font-size:.82rem;line-height:1.6;padding:.7rem .9rem;margin-bottom:1rem}
.btn-send{width:100%;border:none;cursor:pointer;font-family:"DM Sans",sans-serif;padding:1rem 2rem}
.btn-send:disabled{opacity:.6;cursor:wait}
.form-privacy{font-size:.68rem;color:var(--gray-mid);text-align:center;margin-top:.9rem;line-height:1.6}

/* ---------- Enquiry modal ---------- */
body.modal-open{overflow:hidden}
.modal-overlay{position:fixed;inset:0;background:rgba(12,12,12,0.72);z-index:60;display:flex;align-items:flex-start;justify-content:center;padding:3rem 1.25rem;overflow-y:auto}
.modal-overlay[hidden]{display:none}
.modal{background:var(--off-white);border:1px solid var(--border);border-top:3px solid var(--red);max-width:560px;width:100%;padding:2.5rem 2.5rem 2.25rem;position:relative;margin:auto 0}
.modal-close{position:absolute;top:.7rem;right:.9rem;background:none;border:none;font-size:1.9rem;line-height:1;color:var(--gray-mid);cursor:pointer;padding:.3rem}
.modal-close:hover{color:var(--red)}
.modal-eyebrow{display:block;font-size:.64rem;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--gray-mid);margin-bottom:.5rem}
.modal-title{font-family:"Playfair Display",serif;font-size:1.5rem;font-weight:700;line-height:1.25;margin-bottom:1.6rem}

/* ---------- Card actions ---------- */
.card-actions{margin-top:auto;display:flex;align-items:center;justify-content:space-between;gap:1rem;flex-wrap:wrap}
.card-enq{background:var(--red);color:var(--white);border:none;cursor:pointer;font-family:"DM Sans",sans-serif;font-size:.68rem;font-weight:500;letter-spacing:.12em;text-transform:uppercase;padding:.6rem 1.1rem;transition:background .2s}
.card-enq:hover{background:var(--red-dark)}
.card .card-title-link{text-decoration:none;color:inherit}
.card .card-media-link{display:block}

/* ---------- Responsive ---------- */
@media(max-width:960px){
  .cards{grid-template-columns:repeat(2,1fr)}
  .steps{grid-template-columns:repeat(2,1fr)}
  .island-grid{grid-template-columns:1fr 1fr}
  .prop-body{grid-template-columns:1fr;gap:3rem}
  .agent-card{position:static;max-width:420px}
  .agent-feature{grid-template-columns:1fr;gap:2.5rem}
  .agent-photo{max-width:340px}
}
@media(max-width:700px){
  .hero{padding:4rem 1.25rem 5rem}
  .hero-alt{margin-left:0;margin-top:1rem}
  .section{padding:3.5rem 1.25rem}
  .cards,.cards.two{grid-template-columns:1fr}
  .steps,.steps.three{grid-template-columns:1fr;gap:2rem}
  .island-grid{grid-template-columns:1fr;gap:2rem}
  .honest-inner{grid-template-columns:1fr;gap:2.5rem}
  .honest-divider{display:none}
  .honest-col{padding:0!important}
  .cta{padding:3.5rem 1.25rem}
  .prop-hero-inner{align-items:flex-start;flex-direction:column;gap:1.4rem}
  .prop-price-block{text-align:left}
  .gallery{padding:1.25rem 1.25rem 0}
  .gallery-thumbs{grid-template-columns:repeat(4,1fr)}
  .facts-inner{padding:1.5rem 1.25rem;gap:1.25rem 2rem;justify-content:flex-start}
  .prop-body{padding:2.75rem 1.25rem}
  .features ul{grid-template-columns:1fr}
  .crumbs{padding:1rem 1.25rem 0}
  nav.site{gap:1.1rem 1.4rem;padding:.8rem 1.25rem}
  .f-grid{grid-template-columns:1fr}
  .modal-overlay{padding:1.5rem .75rem}
  .modal{padding:1.75rem 1.25rem 1.5rem}
  .footer-bottom{justify-content:center;text-align:center}
}
@media(prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{transition:none!important;animation:none!important}
}