/* ============================================================================
   REFINED ESTATE — real estate & home-builder design system
   Cream + refined slate-blue + warm gold · Cormorant Garamond + Inter.
   Follows SITE-BUILDER-CONTRACT: edit-ready, clone-safe, reflow-safe, robust
   homepage, removable decoratives (data-deco), image placeholders, 2 parallax.
   ============================================================================ */
@import url('https://cdn.jsdelivr.net/npm/@tabler/icons-webfont@3.31.0/dist/tabler-icons.min.css');
@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,400;0,500;0,600;1,300;1,400&family=Inter:wght@400;500;600&family=JetBrains+Mono:wght@400;500&display=swap');

:root{
  --ink:#0F1620; --ink-2:#1F2937; --slate:#5B6573; --slate-2:#8A93A0;
  --paper:#FAF7F2; --paper-2:#F4F0E9; --white:#FFFFFF;
  --brand:#5E7A99; --brand-deep:#3E5876; --brand-soft:#E8EEF4;
  --gold:#B89968; --gold-soft:#E8DCC5;
  --line:#E6E4DF; --line-2:#EFEDE7;
  --font-display:"Cormorant Garamond",Georgia,serif;
  --font-body:"Inter",-apple-system,BlinkMacSystemFont,"Segoe UI",Helvetica,Arial,sans-serif;
  --font-mono:"JetBrains Mono",SFMono-Regular,Menlo,monospace;
  --max:1280px; --pad:clamp(20px,4vw,56px);
  --r:6px; --r-lg:14px;
  --shadow:0 22px 60px -30px rgba(15,22,32,.30);
  --shadow-sm:0 10px 30px -18px rgba(15,22,32,.25);
  --ease:cubic-bezier(.22,.61,.36,1);
}

*{box-sizing:border-box}
html{scroll-behavior:smooth}
html{overflow-x:clip}
body{margin:0;font-family:var(--font-body);color:var(--slate);background:var(--paper);font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased;overflow-x:clip}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
button{font:inherit;cursor:pointer;border:none;background:none;color:inherit}
h1,h2,h3{font-family:var(--font-display);color:var(--ink);font-weight:500;line-height:1.08;letter-spacing:-.01em;margin:0 0 .5em}
h1{font-size:clamp(40px,6vw,76px)}
h2{font-size:clamp(30px,4.2vw,52px)}
h3{font-size:clamp(21px,2.4vw,28px);line-height:1.2}
p{margin:0 0 1.1em}
.italic-serif{font-family:var(--font-display);font-style:italic;font-weight:300}
em{font-family:var(--font-display);font-style:italic;font-weight:400;color:var(--brand-deep)}

/* Layout */
.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--pad)}
.section{padding:clamp(64px,9vw,128px) 0;position:relative;overflow:hidden}
.section--paper2{background:var(--paper-2)}
.section--deep{background:var(--brand-deep);color:#E7EDF3}
.section--deep h2,.section--deep h3{color:#fff}
.section--tight{padding:clamp(48px,6vw,84px) 0}
/* Soft panel overlap between sections (premium transition) */
.section--panel{margin-top:-46px;border-radius:34px 34px 0 0;box-shadow:0 -30px 60px -40px rgba(15,22,32,.2)}

/* Kicker — gold leading rule + small-caps label (replaces plain eyebrows) */
.kicker{display:inline-flex;align-items:center;gap:12px;font-family:var(--font-body);font-size:12px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--gold);margin-bottom:18px}
.kicker::before{content:"";width:34px;height:1px;background:var(--gold)}
.section--deep .kicker{color:var(--gold-soft)}
.section--deep .kicker::before{background:var(--gold-soft)}
.lede{font-size:clamp(18px,2vw,22px);line-height:1.55;color:var(--ink-2)}
.muted{color:var(--slate-2)}

.section-head{max-width:660px;margin-bottom:46px}
.section-head.center{margin-left:auto;margin-right:auto;text-align:center}
.section-head .kicker.center{justify-content:center}

/* Buttons — squared & refined */
.btn{display:inline-flex;align-items:center;gap:9px;font-family:var(--font-body);font-size:14px;font-weight:500;letter-spacing:.01em;padding:14px 24px;border-radius:var(--r);transition:.2s var(--ease);border:1px solid transparent;white-space:nowrap}
.btn .ic{font-size:18px}
.btn-primary{background:var(--brand);color:#fff}
.btn-primary:hover{background:var(--brand-deep);transform:translateY(-1px)}
.btn-ghost{border-color:var(--line);color:var(--ink)}
.btn-ghost:hover{border-color:var(--brand);color:var(--brand-deep)}
.btn-gold{border-color:var(--gold);color:var(--ink)}
.btn-gold:hover{background:var(--gold);color:#fff}
.btn-light{background:#fff;color:var(--ink);border-color:var(--line)}
.btn-light:hover{transform:translateY(-1px);box-shadow:var(--shadow-sm)}
.section--deep .btn-ghost{border-color:rgba(255,255,255,.32);color:#fff}
.section--deep .btn-ghost:hover{background:rgba(255,255,255,.1)}

/* Image placeholder badge — removable "Add image" marker (data-deco) */
.imgtag{position:absolute;top:10px;right:10px;z-index:3;display:inline-flex;align-items:center;gap:4px;font-size:9px;font-weight:600;letter-spacing:.06em;text-transform:uppercase;color:#fff;background:rgba(15,22,32,.4);border:1px solid rgba(255,255,255,.2);border-radius:999px;padding:3px 8px;pointer-events:none;backdrop-filter:blur(3px);opacity:.85}
.imgtag .ic{font-size:11px}
.imgtag--px{z-index:5;background:rgba(15,22,32,.55)}
/* Placeholder fills (gradient grounds so empty slots still read as designed) */
.ph{background:linear-gradient(135deg,#E9E4DB,#D8D2C7)}
.ph-slate{background:linear-gradient(135deg,#E8EEF4,#C9D6E2)}
.ph-gold{background:linear-gradient(135deg,#EFE7D6,#E0D2B6)}
.ph-deep{background:linear-gradient(150deg,#33404F,#222C38)}

/* Ambient decorative glows (removable, data-deco) */
.glow{position:absolute;border-radius:50%;filter:blur(70px);opacity:.5;pointer-events:none;z-index:0}
.glow--gold{background:radial-gradient(circle,rgba(184,153,104,.5),transparent 70%)}
.glow--slate{background:radial-gradient(circle,rgba(94,122,153,.45),transparent 70%)}
.glow--tr{width:380px;height:380px;top:-120px;right:-80px}
.glow--bl{width:420px;height:420px;bottom:-140px;left:-100px}

/* ---- Header: utility bar + scroll-solidify nav -------------------------- */
.utilbar{background:var(--ink);color:#C7CDD6;font-size:12.5px}
.utilbar .wrap{display:flex;align-items:center;justify-content:space-between;gap:18px;padding-top:9px;padding-bottom:9px}
.utilbar a{color:#C7CDD6}.utilbar a:hover{color:#fff}
.utilbar__l,.utilbar__r{display:flex;align-items:center;gap:20px;flex-wrap:wrap}
.utilbar__r .sociallink{font-size:15px}
.site-head{position:sticky;top:0;z-index:40}
.nav{background:transparent;transition:.3s var(--ease)}
.nav .wrap{display:flex;align-items:center;justify-content:space-between;gap:24px;padding-top:20px;padding-bottom:20px}
.nav.scrolled{background:rgba(250,247,242,.86);backdrop-filter:blur(10px);border-bottom:1px solid var(--line);box-shadow:0 6px 24px -18px rgba(15,22,32,.4)}
/* Nav text is LIGHT while transparent over the hero image, and switches to DARK
   once the nav solidifies to cream on scroll. (Hero scrim keeps light text legible
   even over a bright photo.) */
.nav .brand{color:#fff}
.nav .brand .ic{color:var(--gold-soft)}
.nav .nav__links a{color:rgba(255,255,255,.92);text-shadow:0 1px 14px rgba(15,22,32,.35)}
.nav.scrolled .brand{color:var(--ink)}
.nav.scrolled .brand .ic{color:var(--brand)}
.nav.scrolled .nav__links a{color:var(--ink-2);text-shadow:none}
.brand{font-family:var(--font-display);font-size:25px;font-weight:600;color:var(--ink);letter-spacing:.01em;display:flex;align-items:center;gap:10px}
.brand .ic{color:var(--brand)}
.nav__links{display:flex;align-items:center;gap:30px;font-size:14.5px;font-weight:500}
.nav__links a{position:relative;color:var(--ink-2);padding:4px 0}
.nav__links a::after{content:"";position:absolute;left:0;bottom:-2px;width:0;height:1.5px;background:var(--gold);transition:width .25s var(--ease)}
.nav__links a:hover::after,.nav__links a.active::after{width:100%}
.nav__cta{display:flex;align-items:center;gap:14px}

/* ---- Hero --------------------------------------------------------------- */
.hero{position:relative;min-height:clamp(560px,86vh,820px);display:flex;align-items:flex-end;overflow:hidden;isolation:isolate;margin-top:-92px;padding-top:92px}
.hero__bg{position:absolute;left:0;right:0;top:-16%;height:132%;z-index:0;background-size:cover!important;background-position:center;will-change:transform}
.hero__scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(15,22,32,.36) 0%,rgba(15,22,32,.12) 40%,rgba(15,22,32,.72) 100%);pointer-events:none}
.hero__content{position:relative;z-index:2;width:100%;color:#fff;padding-bottom:clamp(54px,8vh,96px)}
.hero__content .kicker{color:var(--gold-soft)}.hero__content .kicker::before{background:var(--gold-soft)}
.hero__title{color:#fff;max-width:16ch;margin-bottom:18px}
.hero__title em{color:var(--gold-soft)}
.hero__meta{display:flex;align-items:center;gap:22px;flex-wrap:wrap;font-size:15px;color:#E7EDF3;margin-bottom:30px}
.hero__meta .mi{display:inline-flex;align-items:center;gap:8px}
.hero__meta .ic{font-size:18px;color:var(--gold-soft)}
.hero__actions{display:flex;gap:14px;flex-wrap:wrap}
.hero__scroll{position:absolute;right:var(--pad);bottom:30px;z-index:2;color:#fff;font-size:12px;letter-spacing:.15em;text-transform:uppercase;display:flex;align-items:center;gap:8px;opacity:.85}

/* ---- Intro (asymmetric) ------------------------------------------------- */
.intro-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(36px,6vw,90px);align-items:center}
.intro-statement{font-family:var(--font-display);font-size:clamp(26px,3.4vw,40px);line-height:1.25;color:var(--ink);font-weight:500}
.intro-statement em{color:var(--brand)}
.sig{font-family:var(--font-display);font-style:italic;font-size:24px;color:var(--brand-deep);margin-top:18px}

/* ---- Stats strip (count-up) -------------------------------------------- */
.statband{display:grid;grid-template-columns:repeat(auto-fit,minmax(170px,1fr));gap:30px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:44px 0}
.stat{text-align:center}
.stat__num{font-family:var(--font-display);font-size:clamp(40px,5vw,60px);font-weight:600;color:var(--brand-deep);line-height:1}
.stat__num .u{color:var(--gold)}
.stat__label{font-size:13px;letter-spacing:.08em;text-transform:uppercase;color:var(--slate-2);margin-top:10px}

/* ---- Listings (home-card grid + filters) — demo data; Listings addon later */
.filterbar{display:flex;flex-wrap:wrap;gap:10px;margin-bottom:30px}
.filter-chip{font-size:13px;font-weight:500;color:var(--ink-2);background:#fff;border:1px solid var(--line);border-radius:999px;padding:8px 18px;transition:.18s var(--ease)}
.filter-chip:hover{border-color:var(--brand)}
.filter-chip.active{background:var(--brand);border-color:var(--brand);color:#fff}
.listing-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(290px,1fr));gap:26px}
.home-card{background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);overflow:hidden;transition:.25s var(--ease)}
.home-card:hover{transform:translateY(-4px);box-shadow:var(--shadow);border-color:var(--gold-soft)}
.home-card__media{position:relative;aspect-ratio:4/3;overflow:hidden}
.home-card__media .ph,.home-card__media>div{width:100%;height:100%}
.home-card__img{width:100%;height:100%;background-size:cover;background-position:center;transition:transform .5s var(--ease)}
.home-card:hover .home-card__img{transform:scale(1.05)}
.home-card__badge{position:absolute;top:14px;left:14px;z-index:2;font-size:11px;font-weight:600;letter-spacing:.06em;text-transform:uppercase;padding:5px 12px;border-radius:999px;background:#fff;color:var(--ink-2)}
.home-card__badge.is-ready{background:var(--brand-soft);color:var(--brand-deep)}
.home-card__badge.is-building{background:var(--gold-soft);color:#7A5E2E}
.home-card__badge.is-sold{background:#E7E4DF;color:var(--slate-2)}
.home-card__body{padding:20px 22px 22px}
.home-card__row{display:flex;align-items:baseline;justify-content:space-between;gap:12px;margin-bottom:6px}
.home-card__price{font-family:var(--font-display);font-size:27px;font-weight:600;color:var(--ink);position:relative}
.home-card__price::after{content:"";position:absolute;left:0;bottom:-3px;width:0;height:2px;background:var(--gold);transition:width .3s var(--ease)}
.home-card:hover .home-card__price::after{width:46px}
.home-card__address{font-size:15px;color:var(--ink-2);font-weight:500}
.home-card__mls{font-family:var(--font-mono);font-size:11.5px;color:var(--slate-2);margin-top:4px}
.home-card__meta{display:flex;gap:18px;margin-top:16px;padding-top:15px;border-top:1px solid var(--line-2);font-size:13.5px;color:var(--slate)}
.home-card__meta .m{display:inline-flex;align-items:center;gap:7px}
.home-card__meta .ic{font-size:17px;color:var(--brand)}

/* ---- Portfolio mosaic (bento) ------------------------------------------ */
/* Mosaic tiles to a clean rectangle; dense flow backfills any hole so it never
   looks "broken" (and stays tidy if a tile is deleted). Composition: one big
   2x2 + three 1x1 + one 2-wide = a perfect 3x3 on desktop. */
.mosaic{display:grid;grid-template-columns:repeat(3,1fr);grid-auto-rows:215px;gap:16px;grid-auto-flow:dense}
.mtile{position:relative;border-radius:var(--r-lg);overflow:hidden}
.mtile>div{width:100%;height:100%;transition:transform .6s var(--ease)}
.mtile:hover>div{transform:scale(1.04)}
.mtile__cap{position:absolute;left:0;right:0;bottom:0;z-index:2;padding:30px 18px 16px;color:#fff;font-family:var(--font-display);font-size:19px;background:linear-gradient(transparent,rgba(15,22,32,.66))}
.mtile--big{grid-column:span 2;grid-row:span 2}
.mtile--wide{grid-column:span 2}
.mtile--tall{grid-row:span 2}

/* ---- Video feature (centered title + prominent 16:9 video) -------------- */
/* Ships with a demo embed; swap via the editor's Swap-video tool, clone for more. */
.videoframe{position:relative;max-width:940px;margin:0 auto;aspect-ratio:16/9;border-radius:var(--r-lg);overflow:hidden;box-shadow:var(--shadow);background:#0b0e13;outline:1px solid var(--line);outline-offset:-1px}
.videoframe iframe{position:absolute;inset:0;width:100%;height:100%;border:0}

/* ---- Offer + opt-in form (two-column lead capture) --------------------- */
/* The form is a representation; the agency swaps it for their CRM embed later. */
.optin{display:grid;grid-template-columns:1.02fr .98fr;gap:clamp(34px,5vw,72px);align-items:center}
.optin__offer h2{margin-bottom:14px}
.optin__offer .lede{margin-bottom:14px}
.optin__form{background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);padding:clamp(26px,3vw,38px);box-shadow:var(--shadow)}
.formrow{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.field{display:block;margin-bottom:15px}
.field>span{display:block;font-size:13px;font-weight:500;color:var(--ink-2);margin-bottom:6px}
.field .opt{font-weight:400;color:var(--slate-2);font-style:italic}
.field input{width:100%;font:inherit;font-size:15px;padding:12px 14px;border:1px solid var(--line);border-radius:var(--r);background:var(--paper);color:var(--ink)}
.field input::placeholder{color:var(--slate-2)}
.field input:focus{outline:2px solid var(--brand);outline-offset:-1px;border-color:var(--brand);background:#fff}
.optin__submit{width:100%;justify-content:center;margin-top:4px}
.optin__hint{font-size:11.5px;color:var(--slate-2);margin:14px 0 0;display:flex;align-items:center;gap:6px;justify-content:center}
@media(max-width:760px){.optin{grid-template-columns:1fr}.formrow{grid-template-columns:1fr}}

/* ---- Process steps ------------------------------------------------------ */
.steps{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:34px;counter-reset:step}
.step{position:relative;padding-top:18px;border-top:2px solid var(--line)}
.step::before{counter-increment:step;content:"0" counter(step);font-family:var(--font-display);font-size:34px;font-weight:600;color:var(--gold);display:block;margin-bottom:12px}
.step h3{margin-bottom:8px}
.step p{font-size:14.5px;margin:0}

/* ---- Parallax (vertical bg + horizontal foreground) — see parallax.js --- */
.parallax{position:relative;overflow:hidden;min-height:clamp(400px,58vh,580px);display:flex;align-items:center;isolation:isolate}
.parallax__bg{position:absolute;left:0;right:0;top:-16%;height:132%;z-index:0;background-position:center;will-change:transform;
  background-color:#222C38;
  background-image:
    repeating-linear-gradient(0deg, rgba(232,238,244,.05) 0 1px, transparent 1px 46px),
    repeating-linear-gradient(90deg, rgba(232,238,244,.05) 0 1px, transparent 1px 46px),
    radial-gradient(circle at 78% 24%, rgba(184,153,104,.22), transparent 56%),
    radial-gradient(circle at 16% 84%, rgba(94,122,153,.30), transparent 56%);
  background-size:auto,auto,cover,cover}
.parallax__scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(rgba(15,22,32,.42),rgba(15,22,32,.28));pointer-events:none}
.parallax__content{position:relative;z-index:2;width:100%;color:#fff;text-align:center}
.parallax__content .kicker{justify-content:center;color:var(--gold-soft)}.parallax__content .kicker::before{background:var(--gold-soft)}
.parallax__quote{font-family:var(--font-display);font-size:clamp(28px,3.8vw,46px);line-height:1.22;max-width:20ch;margin:0 auto 26px;color:#fff}
.parallax__quote em{color:var(--gold-soft)}
.parallax--feature .parallax__content{text-align:left}
.pxfeat{display:grid;grid-template-columns:1.05fr .95fr;gap:54px;align-items:center}
.pxfeat h2{color:#fff}.pxfeat p{color:#E7EDF3}
.pxfeat__fg{aspect-ratio:4/5;border-radius:var(--r-lg);box-shadow:var(--shadow);outline:1px solid rgba(255,255,255,.2);outline-offset:-1px;background-size:cover;background-position:center;will-change:transform;position:relative}

/* ---- Communities -------------------------------------------------------- */
.communities{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:26px}
.community-card{position:relative;border-radius:var(--r-lg);overflow:hidden;min-height:340px;display:flex;align-items:flex-end;isolation:isolate}
.community-card__img{position:absolute;inset:0;z-index:0;background-size:cover;background-position:center;transition:transform .6s var(--ease)}
.community-card:hover .community-card__img{transform:scale(1.05)}
.community-card__scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(transparent 30%,rgba(15,22,32,.8));pointer-events:none}
.community-card__body{position:relative;z-index:2;padding:26px 24px;color:#fff;width:100%}
.community-card__loc{font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-soft);margin-bottom:6px}
.community-card__name{font-family:var(--font-display);font-size:26px;font-weight:600;margin-bottom:4px}
.community-card__meta{font-size:13.5px;color:#D6DCE3;margin-bottom:14px}
.community-card__cta{display:inline-flex;align-items:center;gap:7px;font-size:13.5px;font-weight:500;color:#fff}
.community-card__cta .ic{transition:transform .25s var(--ease)}
.community-card:hover .community-card__cta .ic{transform:translateX(4px)}

/* ---- Spec / craftsmanship band ----------------------------------------- */
.specband{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:30px}
.spec{text-align:center}
.spec__icon{width:54px;height:54px;margin:0 auto 16px;border-radius:50%;border:1px solid var(--line);display:flex;align-items:center;justify-content:center;font-size:26px;color:var(--brand)}
.section--deep .spec__icon{border-color:rgba(255,255,255,.2);color:var(--gold-soft)}
.spec__num{font-family:var(--font-display);font-size:30px;font-weight:600;color:var(--ink)}
.section--deep .spec__num{color:#fff}
.spec__label{font-size:13.5px;color:var(--slate-2);margin-top:4px}
.section--deep .spec__label{color:#AEB8C4}

/* ---- Testimonials ------------------------------------------------------- */
.tband{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:26px}
.tcard{background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);padding:34px 30px;position:relative}
.tcard .quote-mark{font-family:var(--font-display);font-size:72px;line-height:.7;color:var(--gold-soft);height:34px}
.tcard__body{font-family:var(--font-display);font-size:20px;line-height:1.45;color:var(--ink-2);margin:6px 0 20px;font-style:italic}
.tcard__author{display:flex;align-items:center;gap:14px}
.tcard__avatar{width:46px;height:46px;border-radius:50%;background-size:cover;background-position:center;background-color:var(--brand-soft);flex:none}
.tcard__name{font-weight:600;color:var(--ink);font-size:14.5px}
.tcard__role{font-size:13px;color:var(--slate-2)}

/* ---- Awards / trust ----------------------------------------------------- */
.awards{display:flex;flex-wrap:wrap;align-items:center;justify-content:center;gap:clamp(28px,6vw,72px)}
.award{display:flex;align-items:center;gap:11px;color:var(--slate);font-size:14px}
.award .ic{font-size:26px;color:var(--gold)}
.award strong{color:var(--ink);font-weight:600}

/* ---- CTA band (repeating pre-footer) ----------------------------------- */
.cta{position:relative;overflow:hidden;text-align:center}
.cta h2{max-width:18ch;margin:0 auto 14px}
.cta p{max-width:50ch;margin:0 auto 28px;color:#D6DCE3}
.cta__actions{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}

/* ---- Footer ------------------------------------------------------------- */
.foot{background:var(--ink);color:#AEB8C4;padding:clamp(56px,7vw,88px) 0 28px}
.foot__grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:40px;padding-bottom:40px;border-bottom:1px solid rgba(255,255,255,.1)}
.foot__brand .brand{color:#fff;margin-bottom:14px}
.foot__brand p{font-size:14px;max-width:34ch}
.foot h4{font-family:var(--font-body);font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:#6F7A88;margin:0 0 16px}
.foot ul{list-style:none;padding:0;margin:0;display:flex;flex-direction:column;gap:11px;font-size:14px}
.foot a:hover{color:#fff}
.foot__social{display:flex;gap:12px;margin-top:16px}
.sociallink{width:38px;height:38px;border-radius:50%;border:1px solid rgba(255,255,255,.16);display:inline-flex;align-items:center;justify-content:center;font-size:18px;color:#C7CDD6;transition:.2s var(--ease)}
.sociallink:hover{background:var(--brand);border-color:var(--brand);color:#fff}
.foot__bottom{display:flex;align-items:center;justify-content:space-between;gap:16px;flex-wrap:wrap;padding-top:24px;font-size:12.5px;color:#6F7A88}

/* ---- Mobile menu — off-canvas flyout (logo, social, multi-level, CTA) --- */
.nav__burger{display:none;flex-direction:column;justify-content:center;gap:5px;width:44px;height:44px;border:1px solid var(--line);border-radius:var(--r);background:transparent;cursor:pointer;padding:0}
.nav__burger span{display:block;width:20px;height:2px;background:var(--ink);margin:0 auto;border-radius:2px;transition:.2s var(--ease)}
.nav:not(.scrolled) .nav__burger{border-color:rgba(255,255,255,.4)}
.nav:not(.scrolled) .nav__burger span{background:#fff}
.mobimenu{position:fixed;inset:0;z-index:90;visibility:hidden}
.mobimenu.open{visibility:visible}
.mobimenu__scrim{position:absolute;inset:0;background:rgba(15,22,32,.5);backdrop-filter:blur(3px);opacity:0;transition:opacity .35s var(--ease)}
.mobimenu.open .mobimenu__scrim{opacity:1}
.mobimenu__panel{position:absolute;top:0;right:0;height:100%;width:min(392px,88vw);background:#101822;color:#E7EDF3;transform:translateX(100%);transition:transform .4s var(--ease);display:flex;flex-direction:column;overflow-y:auto;box-shadow:-30px 0 80px -40px rgba(0,0,0,.8)}
.mobimenu.open .mobimenu__panel{transform:none}
.mobimenu__head{display:flex;align-items:center;justify-content:space-between;padding:22px;border-bottom:1px solid rgba(255,255,255,.1)}
.mobimenu__brand{font-family:var(--font-display);font-size:24px;font-weight:600;color:#fff;display:flex;align-items:center;gap:9px}
.mobimenu__brand .ic{color:var(--gold-soft)}
.mobimenu__close{background:transparent;border:none;color:#C7CDD6;font-size:26px;cursor:pointer;display:flex;line-height:1}
.mobimenu__close:hover{color:#fff}
.mobimenu__social{display:flex;gap:10px;padding:18px 22px;border-bottom:1px solid rgba(255,255,255,.1)}
.mobimenu__social .sociallink{border-color:rgba(255,255,255,.16);color:#C7CDD6}
.mobimenu__nav{padding:6px 0}
.mm-item,.mm-sub>summary{display:flex;align-items:center;justify-content:space-between;gap:10px;padding:16px 22px;font-size:16.5px;font-weight:500;color:#E7EDF3;border-bottom:1px solid rgba(255,255,255,.06)}
.mobimenu__nav>a,.mobimenu__nav>details{opacity:0;transform:translateX(16px);transition:opacity .45s var(--ease),transform .45s var(--ease)}
.mobimenu.open .mobimenu__nav>a,.mobimenu.open .mobimenu__nav>details{opacity:1;transform:none}
.mobimenu.open .mobimenu__nav>:nth-child(1){transition-delay:.06s}
.mobimenu.open .mobimenu__nav>:nth-child(2){transition-delay:.11s}
.mobimenu.open .mobimenu__nav>:nth-child(3){transition-delay:.16s}
.mobimenu.open .mobimenu__nav>:nth-child(4){transition-delay:.21s}
.mobimenu.open .mobimenu__nav>:nth-child(5){transition-delay:.26s}
.mobimenu.open .mobimenu__nav>:nth-child(6){transition-delay:.31s}
.mm-item:hover,.mm-sub>summary:hover{background:rgba(255,255,255,.05);color:#fff}
.mm-sub>summary{cursor:pointer;list-style:none}
.mm-sub>summary::-webkit-details-marker{display:none}
.mm-sub .chev{transition:transform .25s var(--ease);color:var(--gold-soft);font-size:18px}
.mm-sub[open]>summary .chev{transform:rotate(90deg)}
.mm-sub[open]>summary{color:#fff}
.mm-sub__items a{display:block;padding:13px 22px 13px 40px;font-size:14.5px;color:#AEB8C4;border-bottom:1px solid rgba(255,255,255,.05);background:rgba(0,0,0,.2)}
.mm-sub__items a:hover{color:#fff;background:rgba(0,0,0,.32)}
.mobimenu__foot{margin-top:auto;padding:22px;border-top:1px solid rgba(255,255,255,.1)}
.mobimenu__foot .btn{width:100%;justify-content:center;margin-bottom:14px}
.mobimenu__contact{font-size:14px;color:#AEB8C4;display:flex;align-items:center;gap:8px}
.mobimenu__contact .ic{color:var(--gold-soft)}
/* Editorial variant (B) — full-screen overlay with large serif links, centered.
   The signature menu for premium systems; chosen per-system via .mobimenu--editorial. */
.mobimenu--editorial .mobimenu__panel{width:100%;background:#0F1620;transform:none;opacity:0;transition:opacity .4s var(--ease)}
.mobimenu--editorial.open .mobimenu__panel{opacity:1}
.mobimenu--editorial .mobimenu__head{padding:22px clamp(22px,5vw,56px)}
.mobimenu--editorial .mobimenu__social{justify-content:center;border:none;padding:14px 0 2px}
.mobimenu--editorial .mobimenu__nav{flex:1;display:flex;flex-direction:column;justify-content:center;align-items:center;gap:2px;padding:24px}
.mobimenu--editorial .mm-item,.mobimenu--editorial .mm-sub>summary{justify-content:center;border:none;font-family:var(--font-display);font-weight:500;font-size:clamp(30px,7.5vw,44px);color:#fff;padding:9px 16px;gap:14px}
.mobimenu--editorial .mm-item:hover,.mobimenu--editorial .mm-sub>summary:hover{background:transparent;color:var(--gold-soft)}
.mobimenu--editorial .mm-sub__items{text-align:center;background:transparent}
.mobimenu--editorial .mm-sub__items a{text-align:center;padding:9px;font-size:16px;color:#AEB8C4;border:none;background:transparent}
.mobimenu--editorial .mm-sub__items a:hover{color:#fff;background:transparent}
.mobimenu--editorial .mobimenu__nav>a,.mobimenu--editorial .mobimenu__nav>details{transform:translateY(20px)}
.mobimenu--editorial .mobimenu__foot{border:none;text-align:center;padding-bottom:32px}
.mobimenu--editorial .mobimenu__foot .btn{max-width:300px;margin:0 auto 14px}
.mobimenu--editorial .mobimenu__contact{justify-content:center}

/* ---- Reveal + motion discipline ---------------------------------------- */
.reveal{opacity:0;transform:translateY(26px);transition:opacity .8s var(--ease),transform .8s var(--ease)}
.reveal.in{opacity:1;transform:none}
.reveal-d1{transition-delay:.1s}.reveal-d2{transition-delay:.2s}.reveal-d3{transition-delay:.3s}
@media (prefers-reduced-motion:reduce){*,*::before,*::after{animation-duration:.01ms!important;transition-duration:.01ms!important;scroll-behavior:auto!important}}

/* ---- Responsive --------------------------------------------------------- */
@media(max-width:900px){
  .intro-grid{grid-template-columns:1fr;gap:30px}
  .pxfeat{grid-template-columns:1fr;gap:30px}.pxfeat__fg{aspect-ratio:16/10}
  .mosaic{grid-template-columns:repeat(2,1fr);grid-auto-rows:190px}
  .mtile--big,.mtile--wide,.mtile--tall{grid-column:auto;grid-row:auto}
  .foot__grid{grid-template-columns:1fr 1fr;gap:30px}
  .nav__links{display:none}
  .nav__cta{display:none}
  .nav__burger{display:flex}
  .brand{font-size:21px;white-space:nowrap}
  .utilbar .sociallink{display:none}
}
@media(max-width:560px){
  .mosaic{grid-template-columns:1fr}.mtile--wide,.mtile--big{grid-column:span 1;grid-row:span 1}
  .foot__grid{grid-template-columns:1fr}
  .utilbar__l .ub-hide{display:none}
}

/* Stats: clean 2x2 on phones/tablets. */
@media(max-width:720px){ .statband{grid-template-columns:1fr 1fr} }

/* ============================================================================
   Depth-page library blocks — subpage components not on the homepage showcase.
   All use only :root tokens from this system. Reflow-safe, clone-safe, removable.
   ============================================================================ */

/* ---- Page header (subpage title banner; image + overlay; not on homepage) ---- */
.pagehead{padding:clamp(80px,11vw,160px) 0 clamp(56px,7vw,96px);position:relative;overflow:hidden;color:#fff}
/* Default bg: a refined dark slate-blue gradient so the block reads well before a photo is swapped in. */
.pagehead__bg{position:absolute;inset:0;z-index:0;background:linear-gradient(135deg,var(--brand-deep) 0%,#2A3F57 52%,var(--ink) 100%);background-size:cover;background-position:center}
/* Scrim: a top-to-bottom dark overlay that keeps the title, breadcrumb, and CTAs legible over any photo. */
.pagehead__scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(15,22,32,.46) 0%,rgba(15,22,32,.18) 40%,rgba(15,22,32,.78) 100%);pointer-events:none}
.pagehead .wrap{position:relative;z-index:2}
.pagehead .crumbs{display:flex;align-items:center;gap:8px;font-size:13px;letter-spacing:.02em;color:rgba(255,255,255,.75);margin-bottom:18px}
.pagehead .crumbs a{color:rgba(255,255,255,.75);text-decoration:none;transition:.18s var(--ease)}
.pagehead .crumbs a:hover{color:#fff}
.crumbs__sep{font-size:15px;opacity:.55}
.crumbs__here{color:#fff;font-weight:500}
.pagehead__title{font-size:clamp(38px,5.8vw,68px);line-height:1.04;margin:0 0 16px;color:#fff}
.pagehead__sub{max-width:60ch;margin-bottom:28px;color:rgba(255,255,255,.88);font-size:clamp(16px,1.8vw,19px);line-height:1.55}
.pagehead__actions{display:flex;gap:12px;flex-wrap:wrap}
/* Secondary CTA for use over banner images — translucent white glass button for legibility. */
.btn-onimg{background:rgba(255,255,255,.12);border:1px solid rgba(255,255,255,.52);color:#fff;backdrop-filter:blur(4px)}
.btn-onimg:hover{background:rgba(255,255,255,.22);border-color:#fff}

/* ---- prose: long-form readable content in a narrow measure ---- */
.prose{max-width:740px}
.prose__h{margin:6px 0 16px}
.prose__lead{font-size:clamp(18px,2.1vw,22px);line-height:1.55;color:var(--ink-2);margin-bottom:24px}
.prose p{font-size:16.5px;line-height:1.78;color:var(--slate);margin-bottom:20px}
.prose__sh{font-size:clamp(20px,2.2vw,26px);margin:32px 0 14px;color:var(--ink)}
.prose__list{margin:0 0 24px;padding-left:0;list-style:none;display:flex;flex-direction:column;gap:10px}
.prose__list li{position:relative;padding-left:26px;color:var(--slate);line-height:1.65}
/* Gold rule dot — on-brand with real-estate's gold accent */
.prose__list li::before{content:"";position:absolute;left:2px;top:9px;width:8px;height:8px;border-radius:50%;background:var(--gold)}

/* ---- team-grid: members with photo, bio and contact ---- */
.teamgrid{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:24px}
.tmember{background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);overflow:hidden;box-shadow:var(--shadow-sm);transition:transform .25s var(--ease),box-shadow .25s var(--ease)}
.tmember:hover{transform:translateY(-4px);box-shadow:var(--shadow)}
.tmember__ph{position:relative;aspect-ratio:4/3}
.tmember__body{padding:22px 24px 26px}
.tmember__name{font-family:var(--font-display);font-size:22px;font-weight:500;color:var(--ink)}
.tmember__role{font-size:12.5px;color:var(--brand-deep);font-weight:600;margin:4px 0 14px;letter-spacing:.05em;text-transform:uppercase}
.tmember__bio{font-size:14.5px;line-height:1.68;color:var(--slate);margin:0 0 18px}
.tmember__contact{display:flex;gap:10px}
.tmember__contact a{width:36px;height:36px;border-radius:50%;border:1px solid var(--line);display:flex;align-items:center;justify-content:center;color:var(--slate);transition:.18s var(--ease)}
.tmember__contact a:hover{background:var(--brand);border-color:var(--brand);color:#fff}

/* ---- service-cards: clickable grid linking to sub-service pages ---- */
.scards{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:24px}
.scard{display:flex;flex-direction:column;background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);overflow:hidden;box-shadow:var(--shadow-sm);transition:transform .25s var(--ease),box-shadow .25s var(--ease),border-color .25s var(--ease);text-decoration:none;color:inherit}
.scard:hover{transform:translateY(-4px);box-shadow:var(--shadow);border-color:var(--gold-soft)}
.scard__ph{position:relative;aspect-ratio:16/10}
.scard__body{padding:22px 24px 24px;display:flex;flex-direction:column;gap:8px;flex:1}
.scard__title{margin:0;color:var(--ink)}
.scard__desc{font-size:14.5px;color:var(--slate);margin:0;flex:1}
.link-arrow{display:inline-flex;align-items:center;gap:8px;font-weight:600;font-size:14px;color:var(--brand-deep);margin-top:6px}
.link-arrow .ic{transition:transform .2s var(--ease)}
.scard:hover .link-arrow .ic{transform:translateX(4px)}

/* ---- portfolio-grid: clickable project tiles ---- */
.portfolio{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:20px}
.pwork{position:relative;display:block;border-radius:var(--r-lg);overflow:hidden;border:1px solid var(--line);box-shadow:var(--shadow-sm);transition:transform .25s var(--ease),box-shadow .25s var(--ease),border-color .25s var(--ease);text-decoration:none;color:inherit}
.pwork:hover{transform:translateY(-4px);box-shadow:var(--shadow);border-color:var(--gold-soft)}
.pwork__ph{position:relative;aspect-ratio:4/3}
.pwork__meta{padding:16px 20px 20px;background:#fff}
.pwork__cat{font-size:11px;text-transform:uppercase;letter-spacing:.1em;color:var(--brand-deep);font-weight:600}
.pwork__title{font-family:var(--font-display);font-size:19px;font-weight:500;color:var(--ink);margin-top:4px}

/* ---- Phone collapse: single column for team-grid, service-cards, portfolio ---- */
@media(max-width:560px){
  .teamgrid,.scards,.portfolio{grid-template-columns:1fr}
}

/* ---- Custom checklist — gold rule dots, on-brand with real-estate's accent ---- */
.ticks{list-style:none;margin:0 0 28px;padding:0;display:flex;flex-direction:column;gap:11px}
.ticks li{position:relative;padding-left:30px;color:var(--slate);line-height:1.6;font-size:15.5px}
.ticks li::before{content:"";position:absolute;left:0;top:2px;width:18px;height:18px;border-radius:50%;background:var(--brand-soft);box-shadow:inset 0 0 0 1px var(--gold-soft)}
.ticks li::after{content:"";position:absolute;left:6px;top:7px;width:6px;height:3px;border-left:1.5px solid var(--gold);border-bottom:1.5px solid var(--gold);transform:rotate(-45deg)}

/* ---- split-media: image beside body copy ---- */
.splitmedia{display:grid;grid-template-columns:1fr 1fr;gap:clamp(34px,5vw,72px);align-items:center}
.splitmedia__media{position:relative;aspect-ratio:4/5;border-radius:var(--r-lg);overflow:hidden;box-shadow:var(--shadow);outline:1px solid var(--line);outline-offset:-1px}
.splitmedia__body .lead{font-size:clamp(18px,2vw,22px);line-height:1.55;color:var(--ink-2);margin-bottom:16px}
.splitmedia__body p{font-size:16.5px;line-height:1.72;color:var(--slate)}
/* Reversed variant — media on the right (clone-safe, no :nth) */
.splitmedia--rev .splitmedia__media{order:2}
.splitmedia--rev .splitmedia__body{order:1}

/* ---- prose-columns: two-column long-form text ---- */
.proscols{display:grid;grid-template-columns:1fr 1fr;gap:clamp(34px,5vw,64px)}
.proscols__col p{font-size:16.5px;line-height:1.78;color:var(--slate);margin-bottom:18px}
.proscols__sh{font-size:clamp(20px,2.2vw,26px);margin:28px 0 12px;color:var(--ink)}

/* ---- feature-list: centered icon row of benefits ---- */
.featrow{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:clamp(28px,4vw,48px)}
.feat{text-align:center}
.feat__ic{width:60px;height:60px;margin:0 auto 18px;border-radius:50%;border:1px solid var(--line);display:flex;align-items:center;justify-content:center;font-size:28px;color:var(--brand);background:var(--white);box-shadow:var(--shadow-sm)}
.feat__title{margin:0 0 8px;color:var(--ink)}
.feat__text{font-size:15px;line-height:1.65;color:var(--slate);margin:0}

/* ---- callout: a distinct upscale band with one confident line + CTA ---- */
.callout{position:relative;text-align:center;max-width:780px;margin:0 auto;padding:clamp(40px,6vw,72px) clamp(28px,5vw,64px);background:var(--white);border:1px solid var(--line);border-top:3px solid var(--gold);border-radius:var(--r-lg);box-shadow:var(--shadow)}
.callout .kicker{justify-content:center}
.callout__line{font-family:var(--font-display);font-size:clamp(26px,3.4vw,40px);line-height:1.25;color:var(--ink);font-weight:500;margin:0 0 28px}

/* ---- split-media & prose-columns stack under ~860px ---- */
@media(max-width:860px){
  .splitmedia{grid-template-columns:1fr;gap:30px}
  .splitmedia__media{aspect-ratio:16/10}
  .splitmedia--rev .splitmedia__media{order:0}
  .splitmedia--rev .splitmedia__body{order:0}
  .proscols{grid-template-columns:1fr;gap:24px}
}

/* ============================================================================
   Mega-menu / dropdown polish — bespoke "property brochure" dropdown.
   The shared base stylesheet drives the reveal + layout (open/close,
   positioning, multi-column). Here we only dress the surface so it reads as a
   refined estate panel: warm cream paper, gold hairline, Cormorant column
   headings, generous editorial spacing. (No layout/reveal props touched.)
   ============================================================================ */

/* Panel surface — warm paper, fine gold-tinted hairline, soft deep shadow */
.nav__links .nav__drop{
  background:var(--white);
  border:1px solid var(--line);
  border-top:2px solid var(--gold);
  border-radius:var(--r-lg);
  box-shadow:var(--shadow);
  padding:14px;
}

/* Links — quiet Inter, comfortable hit area, gentle rounding */
.nav__links .nav__drop a{
  color:var(--ink-2);
  font-family:var(--font-body);
  font-size:14px;
  font-weight:500;
  letter-spacing:.005em;
  padding:9px 14px;
  border-radius:var(--r);
}

/* Hover — soft gold wash, slate-deep ink */
.nav__links .nav__drop a:hover{
  background:var(--gold-soft);
  color:var(--brand-deep);
}

/* Active — brand-soft tint + gold rule via box-shadow inset (no layout props) */
.nav__links .nav__drop a.active{
  background:var(--brand-soft);
  color:var(--brand-deep);
  box-shadow:inset 2px 0 0 var(--gold);
}

/* Column heading — large refined Cormorant, the brochure section title */
.nav__links .nav__colhead{
  color:var(--ink);
  font-family:var(--font-display);
  font-size:20px;
  font-weight:500;
  letter-spacing:-.005em;
  padding:4px 14px 2px;
  margin-bottom:4px;
}

/* Sub-heading — small-caps Inter meta with gold leading tint */
.nav__links .nav__subhead{
  color:var(--gold);
  font-family:var(--font-body);
  font-size:11px;
  font-weight:600;
  letter-spacing:.16em;
  font-variant:all-small-caps;
  padding:12px 14px 4px;
}

/* Caret — quiet slate, refined gold tone on intent */
.nav__links .nav__caret{
  color:var(--slate-2);
  font-size:14px;
  margin-left:2px;
}
.nav__links .nav__has:hover .nav__caret,
.nav__links .nav__has:focus-within .nav__caret{color:var(--gold)}

/* Mega panel — only generous editorial breathing room (gap/padding allowed) */
.nav__links .nav__drop--mega{
  gap:30px;
  padding:24px 26px;
}

/* ---- Mobile menu labels — match the brochure voice ---------------------- */
.mobimenu__nav .mm-subhead{
  color:var(--ink);
  font-family:var(--font-display);
  font-size:19px;
  font-weight:500;
  letter-spacing:-.005em;
  margin:14px 0 4px;
}
.mobimenu__nav .mm-subhead--sub{
  color:var(--gold);
  font-family:var(--font-body);
  font-size:11px;
  font-weight:600;
  letter-spacing:.16em;
  font-variant:all-small-caps;
  margin:10px 0 2px;
}