/* Lux Property Services. Layout follows the XPM system: white page, ink and soft bands, photo hero, teal pill actions. */
:root{
  --ink:#152830; --ink-2:#1f3a44; --body:#3d5560; --muted:#6b8089;
  --soft:#f4f8f8; --line:#e2eaeb; --white:#ffffff;
  --teal:#13a89e; --teal-dark:#0e8a82; --teal-soft:#7ececd; --teal-wash:#e6f5f4;
  --logo-gray:#636363;
  --font:"Inter","Segoe UI",-apple-system,system-ui,Roboto,Helvetica,Arial,sans-serif;
  --max:1160px; --radius:14px;
  color-scheme:light;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--white);color:var(--ink);font-family:var(--font);font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
[hidden]{display:none!important}
.wrap{max-width:var(--max);margin:0 auto;padding-inline:clamp(16px,4vw,32px)}
h1,h2,h3{margin:0;font-weight:800;letter-spacing:-.02em;line-height:1.1;text-wrap:balance}
h1{font-size:clamp(2.4rem,5.2vw,3.8rem)}
h2{font-size:clamp(1.9rem,3.4vw,2.6rem)}
h3{font-size:1.12rem;letter-spacing:-.01em;line-height:1.3}
p{margin:0}
.eyebrow{font-size:.78rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--teal)}
.lede{font-size:1.12rem;color:var(--body);max-width:62ch}
:focus-visible{outline:3px solid var(--teal-soft);outline-offset:3px;border-radius:6px}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:13px 24px;border-radius:999px;background:var(--teal);color:#fff;font-weight:700;font-size:.93rem;text-decoration:none;border:2px solid var(--teal);cursor:pointer;font-family:var(--font);transition:background .15s,border-color .15s,color .15s}
.btn:hover{background:var(--teal-dark);border-color:var(--teal-dark)}
.btn.outline{background:transparent;color:var(--ink);border-color:var(--line)}
.btn.outline:hover{border-color:var(--teal);color:var(--teal-dark)}
.btn.ghost-light{background:transparent;color:#fff;border-color:rgba(255,255,255,.55)}
.btn.ghost-light:hover{background:rgba(255,255,255,.1);border-color:#fff}
button:disabled{opacity:.6;cursor:default}

/* Utility bar + header */
.util{background:var(--ink);color:#d7e4e6;font-size:.82rem}
.util .wrap{display:flex;justify-content:space-between;gap:16px;padding-block:9px;flex-wrap:wrap}
.util a{text-decoration:none;color:#d7e4e6}
.util a:hover{color:#fff}
.util nav{display:flex;gap:22px}
@media (max-width:640px){.util nav{display:none}}
header.site{position:sticky;top:env(safe-area-inset-top,0px);z-index:20;background:rgba(255,255,255,.94);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
header.site .wrap{display:flex;align-items:center;justify-content:space-between;gap:20px;padding-block:14px}
.brand{display:flex;align-items:center;gap:14px;text-decoration:none}
.brand svg{height:34px;width:auto}
.brand .div{width:1px;height:32px;background:var(--line)}
.brand b{display:block;font-size:.98rem;font-weight:800;letter-spacing:-.01em;line-height:1.2}
.brand small{display:block;font-size:.62rem;font-weight:700;letter-spacing:.2em;color:var(--muted);text-transform:uppercase}
.menu{display:flex;gap:26px;list-style:none;margin:0;padding:0;font-size:.93rem;font-weight:600}
.menu a{text-decoration:none;color:var(--ink);padding-block:6px;border-bottom:2px solid transparent}
.menu a:hover{color:var(--teal-dark)}
.menu a[aria-current="page"]{color:var(--teal-dark);border-bottom-color:var(--teal)}
.menu-toggle{display:none;background:none;border:1px solid var(--line);border-radius:10px;padding:8px 10px;cursor:pointer}
.menu-toggle span{display:block;width:20px;height:2px;background:var(--ink);margin:4px 0}
@media (max-width:980px){
  .brand .div,.brand .txt{display:none}
  .menu{display:none;position:absolute;left:0;right:0;top:100%;background:#fff;flex-direction:column;gap:0;padding:8px clamp(16px,4vw,32px) 16px;border-bottom:1px solid var(--line)}
  .menu.open{display:flex}
  .menu a{display:block;padding:12px 0;border-bottom:1px solid var(--line)}
  .menu-toggle{display:block}
  header.site .btn{display:none}
}

/* Hero */
.hero{position:relative;color:#fff;background:var(--ink);overflow:hidden}
.hero img.bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(21,40,48,.9) 0%,rgba(21,40,48,.72) 45%,rgba(21,40,48,.35) 100%)}
.hero .wrap{position:relative;z-index:1;padding-block:clamp(84px,12vw,150px) clamp(76px,10vw,128px);display:grid;gap:24px}
.hero .eyebrow{color:var(--teal-soft)}
.hero h1{max-width:15ch}
.hero .lede{color:#e4f1f0}
.hero-actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:6px}
.hero.page .wrap{padding-block:clamp(64px,9vw,108px)}
.hero.page h1{max-width:20ch}

/* Proof strip */
.proof{background:var(--soft);border-bottom:1px solid var(--line)}
.proof .wrap{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:0}
.proof div{padding:26px 20px;border-left:1px solid var(--line)}
.proof div:first-child{border-left:0;padding-left:0}
.proof b{display:block;font-size:1.7rem;font-weight:800;letter-spacing:-.02em;font-variant-numeric:tabular-nums}
.proof span{font-size:.86rem;color:var(--muted)}
@media (max-width:760px){.proof .wrap{grid-template-columns:1fr 1fr}.proof div:nth-child(3){border-left:0;padding-left:0}.proof div{padding:18px 16px}}

/* Sections */
.section{padding-block:clamp(64px,8vw,104px)}
.section.soft{background:var(--soft)}
.section.ink{background:var(--ink);color:#fff}
.section.ink .lede{color:#c9dadd}
.section.ink .eyebrow{color:var(--teal-soft)}
.head{display:grid;gap:14px;max-width:760px;margin-bottom:44px}
.head.center{margin-inline:auto;text-align:center;justify-items:center}

/* Cards */
.grid{display:grid;gap:22px}
.g3{grid-template-columns:repeat(3,minmax(0,1fr))}
.g2{grid-template-columns:repeat(2,minmax(0,1fr))}
.g4{grid-template-columns:repeat(4,minmax(0,1fr))}
@media (max-width:960px){.g3,.g4{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:620px){.g3,.g4,.g2{grid-template-columns:1fr}}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:28px;display:grid;gap:12px;align-content:start;box-shadow:0 1px 2px rgba(21,40,48,.04)}
.card p{color:var(--body);font-size:.95rem}
.ic{width:44px;height:44px;border-radius:12px;background:var(--teal-wash);color:var(--teal-dark);display:grid;place-items:center}
.ic svg{width:24px;height:24px}
.tags{display:flex;flex-wrap:wrap;gap:6px;margin-top:2px}
.tags span{font-size:.76rem;font-weight:600;color:var(--teal-dark);background:var(--teal-wash);padding:4px 10px;border-radius:999px}
.section.ink .card{background:var(--ink-2);border-color:rgba(255,255,255,.08);color:#fff}
.section.ink .card p{color:#c9dadd}

/* Split rows */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(36px,6vw,80px);align-items:center}
.split > *{min-width:0}
@media (max-width:900px){.split{grid-template-columns:1fr}}
.photo{border-radius:var(--radius);overflow:hidden;aspect-ratio:4/3;background:var(--soft);max-width:100%}
.photo img{width:100%;height:100%;object-fit:cover}

/* Checklist */
.checks{list-style:none;margin:0;padding:0;display:grid;gap:14px}
.checks li{display:grid;grid-template-columns:26px 1fr;gap:12px;align-items:start}
.checks li::before{content:"";width:22px;height:22px;border-radius:50%;background:var(--teal-wash) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%230e8a82' stroke-width='3'%3E%3Cpath d='M6 12.5l4 4 8-9'/%3E%3C/svg%3E") center/14px no-repeat;margin-top:2px}
.checks b{display:block}
.checks span{color:var(--body);font-size:.95rem}
.section.ink .checks span{color:#c9dadd}
.section.ink .checks li::before{background-color:rgba(126,206,205,.16)}

/* Statement card */
.stmt{background:#fff;border:1px solid var(--line);border-radius:var(--radius);box-shadow:0 30px 60px -32px rgba(21,40,48,.35);padding:26px;font-size:.9rem;color:var(--ink)}
.stmt-top{display:flex;justify-content:space-between;gap:12px;padding-bottom:14px;border-bottom:1px solid var(--line)}
.stmt-top b{font-size:1.1rem}
.stmt-top small{color:var(--muted);text-align:right;font-size:.76rem;line-height:1.5}
.stmt table{width:100%;border-collapse:collapse;font-variant-numeric:tabular-nums;margin-top:6px}
.stmt td{padding:10px 0;border-bottom:1px dashed var(--line);vertical-align:top}
.stmt td:last-child{text-align:right;white-space:nowrap;padding-left:12px;font-weight:600}
.stmt td small{display:block;color:var(--muted);font-size:.76rem}
.stmt .tot td{border-bottom:0;font-weight:800;padding-top:14px}
.stmt .tot td:last-child{color:var(--teal-dark);font-size:1.05rem}
.stmt .note{margin-top:10px;font-size:.74rem;color:var(--muted)}

/* Steps */
.steps{list-style:none;margin:0;padding:0;counter-reset:s;display:grid;gap:22px;grid-template-columns:repeat(4,minmax(0,1fr))}
.steps li{counter-increment:s;display:grid;gap:10px;align-content:start}
.steps li::before{content:counter(s);width:40px;height:40px;border-radius:50%;background:var(--teal);color:#fff;display:grid;place-items:center;font-weight:800}
.steps p{color:var(--body);font-size:.94rem}
@media (max-width:960px){.steps{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:560px){.steps{grid-template-columns:1fr}}

/* Tables */
.tbl{overflow-x:auto;border:1px solid var(--line);border-radius:var(--radius);background:#fff}
.tbl table{border-collapse:collapse;width:100%;min-width:680px;font-size:.9rem}
.tbl th,.tbl td{text-align:left;padding:14px 16px;border-bottom:1px solid var(--line);vertical-align:top}
.tbl th{font-size:.74rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);background:var(--soft)}
.tbl tr:last-child td{border-bottom:0}
.tbl td:first-child{font-weight:700;white-space:nowrap}
.tbl td.num{color:var(--teal-dark);font-weight:700;white-space:nowrap}
.cap{font-size:.84rem;color:var(--muted);margin-top:14px}

/* Portfolio cards */
.pf{display:grid;gap:22px;grid-template-columns:repeat(2,minmax(0,1fr))}
@media (max-width:760px){.pf{grid-template-columns:1fr}}
.pf-card{position:relative;border-radius:var(--radius);overflow:hidden;background:var(--ink);color:#fff;aspect-ratio:4/3;max-width:100%;display:flex;align-items:flex-end}
.pf-card img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .6s ease}
.pf-card::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(21,40,48,0) 35%,rgba(21,40,48,.88) 100%)}
.pf-card:hover img{transform:scale(1.03)}
.pf-body{position:relative;z-index:1;padding:26px;display:grid;gap:6px;width:100%}
.pf-body .eyebrow{color:var(--teal-soft);font-size:.72rem}
.pf-body h3{font-size:1.5rem;letter-spacing:-.02em}
.pf-body .loc{font-size:.9rem;color:#d7e4e6}
.pf-meta{display:flex;flex-wrap:wrap;gap:8px;margin-top:8px}
.pf-meta span{font-size:.78rem;font-weight:600;background:rgba(255,255,255,.14);backdrop-filter:blur(6px);padding:5px 11px;border-radius:999px}
.pf-card.feature{grid-column:1/-1;aspect-ratio:21/9}
@media (max-width:760px){.pf-card.feature{aspect-ratio:4/3}}
.pf-card.blank.feature{aspect-ratio:21/6}
@media (max-width:760px){.pf-card.blank.feature{aspect-ratio:4/3}}
.pf-card.blank{background:linear-gradient(135deg,var(--ink) 0%,var(--ink-2) 100%)}
.pf-card.blank::before{content:"";position:absolute;inset:0;background:repeating-linear-gradient(45deg,rgba(126,206,205,.06) 0 2px,transparent 2px 22px)}
.pf-preview{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px}
.pf-preview .pf-card{aspect-ratio:3/4}
@media (max-width:760px){.pf-preview{grid-template-columns:1fr}.pf-preview .pf-card{aspect-ratio:4/3}}

/* Pricing */
.price-cards{display:grid;grid-template-columns:1fr 1fr;gap:22px}
@media (max-width:760px){.price-cards{grid-template-columns:1fr}}
.pcard{border-radius:var(--radius);padding:32px;display:grid;gap:10px;border:1px solid var(--line);background:#fff}
.pcard.main{background:var(--ink);color:#fff;border-color:var(--ink)}
.pcard .k{font-size:.76rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--teal)}
.pcard.main .k{color:var(--teal-soft)}
.pcard .big{font-size:clamp(2.8rem,6vw,3.8rem);font-weight:800;letter-spacing:-.03em;line-height:1;font-variant-numeric:tabular-nums}
.pcard .big small{font-size:1rem;font-weight:600;letter-spacing:0;opacity:.7;margin-left:8px}
.pcard p{color:var(--body)}
.pcard.main p{color:#c9dadd}
.cad h3{margin-bottom:4px}
.cad .when{font-size:.74rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--teal)}
.ticks{list-style:none;margin:6px 0 0;padding:0;display:grid;gap:8px;font-size:.88rem;color:var(--body)}
.ticks li{display:grid;grid-template-columns:16px 1fr;gap:8px;line-height:1.45}
.ticks li::before{content:"";width:9px;height:5px;border-left:2px solid var(--teal);border-bottom:2px solid var(--teal);transform:rotate(-45deg);margin-top:6px}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chips span{font-size:.86rem;font-weight:600;border:1px solid var(--line);background:#fff;border-radius:999px;padding:7px 15px}
.est{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:30px;display:grid;gap:16px;box-shadow:0 20px 50px -30px rgba(21,40,48,.3)}
.est label{display:grid;gap:8px;font-weight:600;font-size:.9rem}
.est-in{display:flex;align-items:center;gap:6px;border:1px solid var(--line);border-radius:10px;padding-left:14px;background:var(--soft)}
.est-in input{border:0;background:transparent;font:inherit;font-size:1.15rem;font-weight:700;padding:12px 12px 12px 0;width:100%;color:var(--ink)}
.est-in input:focus{outline:none}
.est-in:focus-within{outline:3px solid var(--teal-soft)}
input[type=range]{width:100%;accent-color:var(--teal)}
.est table{width:100%;border-collapse:collapse;font-variant-numeric:tabular-nums}
.est td{padding:10px 0;border-bottom:1px dashed var(--line);font-size:.93rem}
.est td:last-child{text-align:right;font-weight:600}
.est .tot td{border-bottom:0;font-weight:800;padding-top:14px}
.est .tot td:last-child{color:var(--teal-dark);font-size:1.2rem}

/* Contact */
.contact-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(36px,6vw,80px);align-items:start}
@media (max-width:900px){.contact-grid{grid-template-columns:1fr}}
.info{display:grid;gap:18px;margin-top:28px}
.info div{display:grid;gap:2px}
.info dt{font-size:.74rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.info dd{margin:0;font-weight:600}
.info a{text-decoration:none;color:var(--teal-dark)}
form{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:clamp(22px,3vw,34px);display:grid;gap:18px;box-shadow:0 20px 50px -30px rgba(21,40,48,.3);min-width:0}
.row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
@media (max-width:560px){.row{grid-template-columns:1fr}}
form label{display:grid;gap:6px;font-size:.86rem;font-weight:600}
input,select,textarea{font:inherit;font-weight:400;font-size:.95rem;padding:12px 14px;border:1px solid var(--line);border-radius:10px;background:var(--soft);color:var(--ink);width:100%}
textarea{min-height:110px;resize:vertical}
input:focus,select:focus,textarea:focus{outline:3px solid var(--teal-soft);border-color:var(--teal)}
fieldset{border:0;padding:0;margin:0}
legend{font-size:.86rem;font-weight:600;margin-bottom:8px}
.opts{display:flex;flex-wrap:wrap;gap:8px}
.opts label{display:inline-flex;flex-direction:row;align-items:center;gap:8px;font-weight:500;border:1px solid var(--line);border-radius:999px;padding:7px 14px;cursor:pointer;background:#fff}
.opts input{width:auto;margin:0;accent-color:var(--teal)}
.opts label:has(input:checked){border-color:var(--teal);background:var(--teal-wash);color:var(--teal-dark)}
.msg{border-radius:10px;padding:14px 16px;font-weight:600}
.msg.ok{background:var(--teal-wash);color:var(--teal-dark)}
.msg.err{background:#fdecec;color:#9b2c2c}

/* CTA band */
.cta{background:linear-gradient(90deg,#dcefee 0%,#e9f5f4 100%);color:var(--ink);border-top:1px solid #cfe6e5}
.cta .wrap{display:flex;justify-content:space-between;align-items:center;gap:24px;flex-wrap:wrap;padding-block:52px}
.cta h2{font-size:clamp(1.6rem,3vw,2.1rem)}
.cta p{color:var(--body);margin-top:6px}
.cta .btn{background:var(--ink);color:#fff;border-color:var(--ink)}
.cta .btn:hover{background:var(--teal-dark);border-color:var(--teal-dark)}

/* Footer */
footer{background:var(--ink);color:#c9dadd;font-size:.9rem}
footer .wrap{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:32px;padding-block:56px 28px}
footer h4{margin:0 0 12px;color:#fff;font-size:.82rem;letter-spacing:.12em;text-transform:uppercase}
footer ul{list-style:none;margin:0;padding:0;display:grid;gap:8px}
footer a{text-decoration:none;color:#c9dadd}
footer a:hover{color:#fff}
footer .brand b{color:#fff}
footer .brand small{color:#9fb5ba}
footer .legal{grid-column:1/-1;border-top:1px solid rgba(255,255,255,.1);padding-top:20px;display:flex;justify-content:space-between;gap:12px;flex-wrap:wrap;font-size:.8rem;color:#9fb5ba}
@media (max-width:860px){footer .wrap{grid-template-columns:1fr 1fr}}
@media (max-width:520px){footer .wrap{grid-template-columns:1fr}}

@media (prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}

/* Sister company */
.section.sister{background:var(--ink);color:#fff}
.section.sister .lede{color:#c9dadd}
.section.sister .eyebrow{color:var(--teal-soft)}
.sister-grid{display:grid;grid-template-columns:1.4fr .6fr;gap:clamp(28px,5vw,64px);align-items:center}
.sister-grid > *{min-width:0}
.sister-cta{display:grid;gap:10px;justify-items:start}
.sister-cta span{font-size:.85rem;color:#9fb5ba}
@media (max-width:860px){.sister-grid{grid-template-columns:1fr}}

/* Header actions + client login */
.hdr-actions{display:flex;align-items:center;gap:10px}
.btn.login{padding:11px 20px}
.menu .m-only{display:none}
@media (max-width:980px){.hdr-actions{display:none}.menu .m-only{display:block}}

.btn{white-space:nowrap}
.brand small{white-space:nowrap}
@media (max-width:1200px){.menu{gap:18px}.hdr-actions .btn{padding:10px 16px;font-size:.88rem}}
@media (max-width:1100px){.brand .div,.brand .txt{display:none}}