/* Brand: WTX Development Co. — teal #1F383F, cream #F7F5EC, chevron orange #EF4B23.
   Type: Montserrat (stand-in for Proxima Nova) headings, Nunito Sans (stand-in for Avenir Next) body.
   Layout: cream page, teal bands for hero/about, map + list side by side, stacking on phones. */
:root{
  --teal:#1F383F; --teal-2:#2A4A52; --cream:#F7F5EC; --orange:#EF4B23;
  --paper:#FFFFFF; --ink:#1F383F; --muted:#5E7177; --line:#E4E1D4;
  --sale:#EF4B23; --lease:#3D8A8F; --owned:#1F383F; --land:#9A7B4F; --closed:#1F383F;
  --head:"Montserrat","Proxima Nova","Helvetica Neue",Arial,sans-serif;
  --body:"Nunito Sans","Avenir Next",Avenir,"Helvetica Neue",Arial,sans-serif;
  --r:10px;
  color-scheme:light;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--cream);color:var(--ink);font:17px/1.65 var(--body)}
img{max-width:100%;display:block}
a{color:inherit}
.wrap{max-width:1180px;margin:0 auto;padding-left:max(20px,env(safe-area-inset-left,0px));padding-right:max(20px,env(safe-area-inset-right,0px))}
h1,h2,h3,h4{font-family:var(--head);margin:0;line-height:1.1;text-wrap:balance}
h2{font-weight:700;font-size:clamp(32px,4.4vw,48px);letter-spacing:-.01em}
.eyebrow{display:inline-flex;align-items:center;gap:10px;font:700 12.5px/1.45 var(--head);letter-spacing:.16em;text-transform:uppercase;color:var(--orange)}
.eyebrow::before{content:"";width:22px;height:16px;flex:none;background:var(--orange);
  -webkit-mask:url(/img/wtx-mark.svg) center/contain no-repeat;mask:url(/img/wtx-mark.svg) center/contain no-repeat}
:focus-visible{outline:2px solid var(--orange);outline-offset:3px}

/* header */
header.top{position:sticky;top:env(safe-area-inset-top,0px);z-index:1000;background:var(--cream);border-bottom:1px solid var(--line)}
body::before{content:"";position:fixed;inset:0 0 auto;height:env(safe-area-inset-top,0px);background:var(--cream);z-index:1001}
header.top .wrap{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-block:10px;position:relative}
.menubtn{display:none;align-items:center;gap:8px;border:1.5px solid var(--teal);background:transparent;color:var(--teal);border-radius:999px;padding:10px 16px;font:700 14px/1 var(--head);letter-spacing:.06em;text-transform:uppercase;cursor:pointer}
.menubtn span{display:block;width:16px;height:2px;background:currentColor;box-shadow:0 5px 0 currentColor,0 -5px 0 currentColor}
.brand img{height:62px;width:auto}
nav{display:flex;gap:28px;align-items:center;flex-wrap:wrap}
nav a{text-decoration:none;font:600 15px/1 var(--head);color:var(--teal)}
nav a:hover{color:var(--orange)}
nav a.btn{padding:11px 18px}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:8px;padding:14px 24px;border-radius:999px;background:var(--orange);color:#fff;font:700 14px/1 var(--head);letter-spacing:.06em;text-transform:uppercase;text-decoration:none;border:0;cursor:pointer;transition:background .2s,transform .2s}
.btn:hover{background:#d93e18;transform:translateY(-1px)}
.btn.ghost{background:transparent;color:inherit;box-shadow:inset 0 0 0 2px currentColor}
.btn.ghost:hover{background:rgba(247,245,236,.12)}
nav a.btn,nav a.btn:hover{color:#fff}

/* hero */
.hero{position:relative;background:var(--teal);color:var(--cream);overflow:hidden}
.hero .media{position:absolute;inset:0}
.hero .media img,.hero .media video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero video::-webkit-media-controls,.hero video::-webkit-media-controls-start-playback-button,.hero video::-webkit-media-controls-overlay-play-button{display:none!important;-webkit-appearance:none}
.hero video{pointer-events:none}
.hero .media::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(31,56,63,.85) 0%,rgba(31,56,63,.55) 50%,rgba(31,56,63,.2) 100%)}
.hero .wrap{position:relative;padding-block:clamp(80px,12vw,150px) clamp(56px,7vw,88px)}
.hero h1{font-weight:800;font-size:clamp(34px,6.6vw,82px);letter-spacing:.005em;text-transform:uppercase;margin-top:18px;line-height:1}
.hero h1 span{color:var(--orange)}
.hero-eyebrow{color:var(--cream);text-shadow:0 1px 8px rgba(0,0,0,.45)}
.hero-eyebrow::before{background:var(--orange)}
.hero p{max-width:32em;font-size:clamp(17px,1.9vw,20px);margin:20px 0 32px;opacity:.9}
.ctas{display:flex;gap:14px;flex-wrap:wrap}
.stats{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:20px;margin-top:clamp(48px,6vw,72px);padding-top:26px;border-top:1px solid rgba(247,245,236,.22)}
.stats strong{display:block;font:800 clamp(30px,3.6vw,42px)/1 var(--head)}
.stats span{display:block;margin-top:8px;font:600 12px/1.3 var(--head);letter-spacing:.12em;text-transform:uppercase;opacity:.7}

section{padding-block:clamp(64px,8vw,104px)}
.sec-head{display:flex;justify-content:space-between;align-items:end;gap:24px;flex-wrap:wrap;margin-bottom:32px}
.sec-head h2{margin-top:12px}

/* filter chips */
.chips{display:flex;gap:8px;flex-wrap:wrap}
.chip{display:inline-flex;align-items:center;gap:8px;border:1.5px solid var(--line);background:var(--paper);color:var(--teal);padding:9px 16px;border-radius:999px;font:600 14px/1 var(--head);cursor:pointer;transition:border-color .2s}
.chip:hover{border-color:var(--teal)}
.chip .dot{width:10px;height:10px;border-radius:50%;background:var(--c)}
.chip .n{font-weight:500;opacity:.55}
.chip[aria-pressed="true"]{background:var(--teal);border-color:var(--teal);color:var(--cream)}
.chip[aria-pressed="true"] .n{opacity:.7}

/* map + list */
.mapgrid{display:grid;grid-template-columns:minmax(0,1.65fr) minmax(0,1fr);background:var(--paper);border-radius:16px;overflow:hidden;box-shadow:0 1px 2px rgba(31,56,63,.06),0 12px 40px rgba(31,56,63,.10);height:600px}
#map{height:100%;min-height:0;background:#e8e6dc}
.plist{overflow:auto;margin:0;padding:6px;list-style:none;display:grid;gap:2px;align-content:start}
.plist button{all:unset;box-sizing:border-box;display:grid;grid-template-columns:84px 1fr;gap:14px;align-items:center;width:100%;padding:10px;border-radius:var(--r);cursor:pointer;transition:background .15s}
.plist button:hover,.plist button.on{background:var(--cream)}
.plist button:focus-visible{outline:2px solid var(--orange);outline-offset:-2px}
.plist .thumb{width:84px;height:64px;border-radius:8px;overflow:hidden}
.plist .thumb img{width:100%;height:100%;object-fit:cover}
.plist .t{font:700 15.5px/1.25 var(--head);margin-top:4px}
.plist .m{font-size:14px;color:var(--muted);margin-top:2px}
.badge{display:inline-flex;align-items:center;gap:7px;font:700 11px/1 var(--head);letter-spacing:.12em;text-transform:uppercase;color:var(--c)}
.badge::before{content:"";width:8px;height:8px;border-radius:50%;background:var(--c)}
.s-sale{--c:var(--sale)} .s-lease{--c:var(--lease)} .s-owned{--c:var(--owned)} .s-land{--c:var(--land)} .s-closed{--c:var(--closed)} .s-all{--c:var(--teal)}
/* "owned" reads as a hollow ring so it stays distinct from closed */
.s-owned.badge::before,.chip.s-owned .dot{background:transparent;box-shadow:inset 0 0 0 2px var(--c)}
.pin.s-owned{background:var(--cream);border-color:var(--owned)}

.pin{width:20px;height:20px;border-radius:50%;background:var(--c);border:3px solid #fff;box-shadow:0 2px 6px rgba(0,0,0,.35);transition:transform .15s}
.pin.on{transform:scale(1.35)}
.leaflet-popup-content-wrapper{border-radius:12px}
.leaflet-popup-content{margin:14px 16px;font:15px/1.45 var(--body);color:var(--teal)}
.leaflet-popup-content b{font:700 16px/1.3 var(--head)}
.leaflet-container a.popbtn{color:var(--orange);font-weight:700;text-decoration:none}

/* portfolio */
.groups{display:grid;gap:64px}
.ghead{display:flex;align-items:baseline;gap:14px;flex-wrap:wrap;margin-bottom:24px}
.ghead h3{font-weight:700;font-size:28px}
.ghead span{font-size:15px;color:var(--muted)}
.cards{display:grid;grid-template-columns:repeat(auto-fill,minmax(270px,1fr));gap:28px}
.card{all:unset;box-sizing:border-box;cursor:pointer;color:inherit;text-decoration:none;display:flex;flex-direction:column;background:var(--paper);border-radius:14px;overflow:hidden;box-shadow:0 1px 2px rgba(31,56,63,.06),0 6px 22px rgba(31,56,63,.07);transition:transform .25s,box-shadow .25s}
.card:hover{transform:translateY(-3px);box-shadow:0 2px 4px rgba(31,56,63,.08),0 16px 36px rgba(31,56,63,.13)}
.card .ph{position:relative;aspect-ratio:4/3;max-width:100%;overflow:hidden}
.ph,.plist .thumb,dialog .dimg{background:var(--teal) url(/img/wtx-mark-ph.svg) center/34% no-repeat}
.card .ph img{width:100%;height:100%;object-fit:cover}
.card .tag{position:absolute;top:12px;left:12px;background:var(--paper);border-radius:999px;padding:7px 12px}
.card .body{padding:18px 20px 20px;display:grid;gap:6px}
.card .price{font:800 20px/1.2 var(--head);color:var(--teal)}
.card h4{font:600 16px/1.3 var(--body);color:var(--teal)}
.specs{display:flex;gap:16px;flex-wrap:wrap;font-size:14px;color:var(--muted);font-variant-numeric:tabular-nums;padding-top:10px;margin-top:6px;border-top:1px solid var(--line)}
.specs b{color:var(--teal);font-weight:700}
.card:focus-visible{outline:2px solid var(--orange);outline-offset:4px}

/* about */
.about{background:var(--teal);color:var(--cream);position:relative;overflow:hidden}
.about::after{content:"";position:absolute;right:-60px;bottom:-40px;width:420px;height:380px;opacity:.07;background:var(--cream);
  -webkit-mask:url(/img/wtx-mark.svg) center/contain no-repeat;mask:url(/img/wtx-mark.svg) center/contain no-repeat;pointer-events:none}
.about .wrap{position:relative;z-index:1}
.about h2{max-width:17em;margin-top:14px}
.about .cols{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:44px;margin-top:48px}
.about h3{font-weight:700;font-size:22px;margin-bottom:12px}
.about h3 small{display:block;font:700 12px/1 var(--head);letter-spacing:.16em;text-transform:uppercase;color:var(--orange);margin-bottom:12px}
.about p{margin:0;opacity:.85}

/* contact */
.contact .grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.15fr);gap:56px;align-items:start}
.lead{font-size:19px;color:var(--muted);max-width:28em;margin:18px 0 0}
.direct{display:grid;gap:20px;margin-top:30px}
.direct small{display:block;font:700 11.5px/1 var(--head);letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-bottom:6px}
.direct a{font:700 18px/1.3 var(--head);text-decoration:none}
.direct a:hover{color:var(--orange)}
form{display:grid;gap:16px;background:var(--paper);padding:clamp(22px,3vw,34px);border-radius:16px;box-shadow:0 1px 2px rgba(31,56,63,.06),0 10px 30px rgba(31,56,63,.08)}
label{font:600 14px/1 var(--head);display:grid;gap:8px}
input,select,textarea{font:16px/1.4 var(--body);padding:12px 14px;border:1.5px solid var(--line);border-radius:8px;background:var(--cream);color:var(--ink);width:100%}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--teal);background:#fff}
textarea{min-height:120px;resize:vertical}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.note{font-size:14px;color:var(--muted)}

footer{background:var(--teal);color:var(--cream);padding-block:44px}
footer .wrap{display:flex;justify-content:space-between;align-items:center;gap:24px;flex-wrap:wrap}
footer img{height:70px;width:auto}
footer nav a{color:var(--cream)}
footer small{display:block;width:100%;opacity:.6;font-size:13px;padding-top:20px;border-top:1px solid rgba(247,245,236,.15)}

/* detail dialog */
dialog{border:0;padding:0;border-radius:18px;max-width:min(880px,calc(100vw - 32px));width:100%;max-height:calc(100dvh - 32px);background:var(--paper);color:var(--ink);overflow-x:hidden;overflow-y:auto;-webkit-overflow-scrolling:touch;overscroll-behavior:contain}
dialog::backdrop{background:rgba(20,36,41,.65)}
dialog .dimg{aspect-ratio:16/9;width:100%;position:relative;overflow:hidden}
dialog .dimg img{width:100%;height:100%;object-fit:cover;transition:opacity .15s}
dialog .dimg img.tall{object-fit:contain}
dialog .dimg img.loading{opacity:0}
html.dlg-open,html.dlg-open body{overflow:hidden}
section[id]{scroll-margin-top:84px}
.gnav{position:absolute;bottom:14px;width:44px;height:44px;border-radius:50%;border:0;background:rgba(247,245,236,.92);color:var(--teal);font:700 22px/1 var(--head);cursor:pointer;box-shadow:0 2px 8px rgba(0,0,0,.2)}
.gnav:hover{background:#fff}
.gprev{left:14px}.gnext{right:14px}
.gcount{position:absolute;left:50%;transform:translateX(-50%);bottom:24px;background:rgba(31,56,63,.8);color:var(--cream);font:600 13px/1 var(--head);padding:7px 11px;border-radius:999px}
.thumbs{display:flex;gap:8px;overflow-x:auto;padding:12px 30px 0;scrollbar-width:thin}
.thumbs button{all:unset;flex:none;width:76px;height:56px;border-radius:7px;overflow:hidden;cursor:pointer;opacity:.6;outline:2px solid transparent;outline-offset:-2px;transition:opacity .15s}
.thumbs button:hover{opacity:.9}
.thumbs button.on{opacity:1;outline-color:var(--orange)}
.thumbs button:focus-visible{outline-color:var(--teal)}
.thumbs img{width:100%;height:100%;object-fit:cover}
.card .count{position:absolute;right:12px;bottom:12px;background:rgba(31,56,63,.8);color:var(--cream);font:600 12px/1 var(--head);padding:6px 10px;border-radius:999px}
dialog .dbody{padding:28px 30px 32px;display:grid;gap:14px}
dialog h3{font-weight:700;font-size:32px}
dialog .addr{color:var(--muted)}
dialog .dfacts{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:10px}
dialog .dfacts div{background:var(--cream);padding:14px;border-radius:10px}
dialog .dfacts small{display:block;font:700 11px/1 var(--head);letter-spacing:.12em;text-transform:uppercase;color:var(--muted);margin-bottom:8px}
dialog .dfacts b{font:800 clamp(16px,4.6vw,20px)/1.1 var(--head);font-variant-numeric:tabular-nums;white-space:nowrap}
.x{position:sticky;top:12px;z-index:5;display:block;margin:12px 12px -54px auto;width:42px;height:42px;border-radius:50%;border:0;background:rgba(31,56,63,.75);color:#fff;font-size:24px;line-height:1;cursor:pointer}

@media (max-width:900px){
  .mapgrid{grid-template-columns:1fr;height:auto}
  #map{height:380px}
  .plist{max-height:340px;border-top:1px solid var(--line)}
  .about .cols,.contact .grid{grid-template-columns:1fr}
  .stats{grid-template-columns:repeat(2,minmax(0,1fr));row-gap:26px}
  nav{gap:16px}
  header.top nav{display:none;position:absolute;top:100%;left:0;right:0;background:var(--cream);border-bottom:1px solid var(--line);flex-direction:column;align-items:stretch;gap:0;padding:8px max(20px,env(safe-area-inset-left,0px)) 16px}
  header.top nav.open{display:flex}
  header.top nav a{padding:14px 0;font-size:17px;border-bottom:1px solid var(--line)}
  header.top nav a.btn{margin-top:12px;justify-content:center;border-bottom:0}
  .menubtn{display:inline-flex}
  .brand img{height:50px}
}
@media (max-width:520px){ .row2{grid-template-columns:1fr} dialog .dfacts{grid-template-columns:repeat(2,minmax(0,1fr))} }
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

/* where we build */
.where{border-top:1px solid var(--line)}
.where h2{margin-top:12px;max-width:18em}
.where .cols{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:40px;margin-top:36px}
.where h3{font-weight:700;font-size:21px;margin-bottom:10px}
.where p{margin:0;color:var(--muted)}
@media (max-width:900px){ .where .cols{grid-template-columns:1fr;gap:28px} }

/* lease availability ribbon */
.card .avail{position:absolute;left:12px;bottom:12px;background:var(--teal);color:var(--cream);font:700 12px/1 var(--head);letter-spacing:.04em;padding:7px 11px;border-radius:999px}
/* phones: long sections show 3 cards until "Show all" */
.showall{display:none;margin:22px auto 0;color:var(--teal)}
@media (max-width:700px){
  .grp.collapsible:not(.open) .cards > .card:nth-child(n+4){display:none}
  .grp.collapsible:not(.open) .showall{display:flex}
}