@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600&family=Manrope:wght@400;500;600&family=Playfair+Display:ital,wght@1,500&display=swap');

:root {
  --ink: #111310;
  --ink-2: #191c18;
  --ink-3: #252923;
  --paper: #f4f2ec;
  --paper-2: #e8e5dd;
  --white: #fffef9;
  --muted: #74786f;
  --line: rgba(17, 19, 16, .14);
  --line-light: rgba(255, 255, 255, .18);
  --accent: #b7c894;
  --accent-2: #d2ddba;
  --font-sans: 'DM Sans', 'Helvetica Neue', Arial, sans-serif;
  --font-display: 'Manrope', 'Helvetica Neue', Arial, sans-serif;
  --font-serif: 'Playfair Display', Georgia, serif;
  --shell: min(1320px, calc(100vw - 64px));
  --header: 92px;
  --ease: cubic-bezier(.2, .7, .2, 1);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; background: var(--ink); }
body { margin: 0; color: var(--ink); background: var(--paper); font-family: var(--font-sans); font-size: 16px; line-height: 1.6; -webkit-font-smoothing: antialiased; }
body.menu-open { overflow: hidden; }
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; }
button, select { cursor: pointer; }
address { font-style: normal; }
[hidden] { display: none !important; }
.shell { width: var(--shell); margin-inline: auto; }
.sr-only { position: absolute !important; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0; }
.skip-link { position: fixed; z-index: 999; left: 16px; top: -60px; padding: 11px 16px; background: var(--white); color: var(--ink); transition: top .2s; }
.skip-link:focus { top: 12px; }
:focus-visible { outline: 2px solid var(--accent); outline-offset: 4px; }

.site-header { position: absolute; z-index: 50; inset: 0 0 auto; height: var(--header); color: var(--white); border-bottom: 1px solid var(--line-light); transition: background .3s var(--ease), height .3s var(--ease), box-shadow .3s; }
.site-header.is-scrolled { position: fixed; height: 74px; background: rgba(17, 19, 16, .95); box-shadow: 0 12px 40px rgba(0,0,0,.16); backdrop-filter: blur(14px); }
.site-header__inner { height: 100%; display: flex; align-items: center; justify-content: space-between; }
.brand { display: inline-flex; align-items: center; line-height: 1; }
.brand__logo { width: 184px; height: auto; filter: brightness(0) invert(1); }
.site-nav { display: flex; align-items: center; gap: 50px; }
.site-nav ul { display: flex; gap: 34px; list-style: none; padding: 0; margin: 0; }
.site-nav li a { position: relative; font-size: 13px; letter-spacing: .04em; }
.site-nav li a::after { content: ''; position: absolute; height: 1px; left: 0; right: 100%; bottom: -7px; background: currentColor; transition: right .25s var(--ease); }
.site-nav li a:hover::after, .site-nav li a[aria-current='page']::after { right: 0; }
.site-nav__actions { display: flex; align-items: center; gap: 22px; }
.phone-link { font-size: 12px; letter-spacing: .05em; }
.menu-toggle { display: none; width: 42px; height: 42px; padding: 10px; border: 0; color: inherit; background: transparent; }
.menu-toggle span:not(.sr-only) { display: block; height: 1px; margin: 7px 0; background: currentColor; transition: transform .25s, opacity .25s; }
.menu-toggle[aria-expanded='true'] span:nth-last-child(2) { transform: translateY(4px) rotate(45deg); }
.menu-toggle[aria-expanded='true'] span:last-child { transform: translateY(-4px) rotate(-45deg); }

.button { display: inline-flex; min-height: 52px; align-items: center; justify-content: center; gap: 20px; padding: 13px 25px; border: 1px solid transparent; border-radius: 0; font-size: 12px; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; transition: background .2s, color .2s, border-color .2s, transform .2s; }
.button:hover { transform: translateY(-2px); }
.button--small { min-height: 42px; padding: 10px 18px; }
.button--light { color: var(--ink); background: var(--white); }
.button--light:hover { background: var(--accent-2); }
.button--dark { color: var(--white); background: var(--ink); }
.button--dark:hover { background: var(--ink-3); }
.button--outline-light { color: var(--white); border-color: var(--line-light); background: transparent; }
.button--outline-light:hover { color: var(--ink); background: var(--white); }
.button:disabled { cursor: wait; opacity: .58; transform: none; }
.button-row { display: flex; flex-wrap: wrap; gap: 12px; }
.text-link { display: inline-flex; align-items: center; gap: 12px; padding-bottom: 4px; border-bottom: 1px solid currentColor; font-size: 13px; font-weight: 600; letter-spacing: .06em; text-transform: uppercase; }
.eyebrow { margin: 0 0 18px; color: #58604f; font-size: 11px; font-weight: 600; letter-spacing: .18em; text-transform: uppercase; }
.eyebrow--light { color: var(--accent-2); }
h1, h2, h3, p { margin-top: 0; }
h1, h2 { font-family: var(--font-display); font-weight: 400; letter-spacing: -.05em; line-height: 1.04; }
h1 em, h2 em { font-family: var(--font-serif); font-weight: 500; letter-spacing: -.02em; }

.hero-home { position: relative; min-height: 900px; height: 100svh; color: var(--white); background: var(--ink); overflow: hidden; }
.hero-home__image, .hero-home__shade { position: absolute; inset: 0; width: 100%; height: 100%; }
.hero-home__image { object-fit: cover; object-position: center 42%; animation: heroReveal 1.2s var(--ease) both; }
.hero-home__shade { background: linear-gradient(90deg, rgba(9,11,8,.82) 0%, rgba(9,11,8,.44) 52%, rgba(9,11,8,.25) 100%), linear-gradient(0deg, rgba(9,11,8,.44), transparent 48%); }
.hero-home__content { position: relative; z-index: 2; padding-top: clamp(220px, 27vh, 310px); }
.hero-home h1 { max-width: 910px; margin-bottom: 26px; font-size: clamp(62px, 7.5vw, 116px); }
.hero-home__lede { max-width: 620px; margin-bottom: 44px; color: rgba(255,255,255,.76); font-size: 18px; }
.hero-home__feature { position: absolute; right: 0; bottom: 0; z-index: 3; width: min(370px, 34vw); padding: 25px 36px; color: var(--white); background: rgba(17,19,16,.9); backdrop-filter: blur(12px); }
.hero-home__feature span, .hero-home__feature small { display: block; color: rgba(255,255,255,.58); font-size: 10px; letter-spacing: .12em; text-transform: uppercase; }
.hero-home__feature strong { display: block; margin: 7px 0 3px; font-family: var(--font-display); font-size: 16px; font-weight: 500; }
.property-search { display: grid; grid-template-columns: minmax(260px, 1fr) 190px 190px; max-width: 870px; background: var(--white); color: var(--ink); }
.property-search__field { display: flex; flex-direction: column; justify-content: center; min-height: 76px; padding: 13px 21px; border-right: 1px solid var(--line); }
.property-search__field span { font-size: 9px; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; }
.property-search input, .property-search select { width: 100%; padding: 5px 0 0; color: var(--ink); background: transparent; border: 0; outline: 0; font-size: 13px; }
.property-search__submit { display: flex; align-items: center; justify-content: space-between; padding: 0 22px; color: var(--white); background: var(--ink); border: 0; font-size: 11px; font-weight: 600; letter-spacing: .1em; text-transform: uppercase; transition: background .2s; }
.property-search__submit:hover { background: #2e342b; }

.section { padding: clamp(90px, 10vw, 150px) 0; }
.section--light { background: var(--paper); }
.section--stone { background: var(--paper-2); }
.section-intro { max-width: 750px; margin-bottom: 64px; }
.section-intro--split { max-width: none; display: grid; grid-template-columns: 1.35fr .65fr; align-items: end; gap: 70px; }
.section-intro h2 { margin-bottom: 0; font-size: clamp(43px, 5vw, 70px); }
.section-intro--split > div:last-child p, .section-intro--split > p { max-width: 460px; color: #555b52; }
.section-intro .text-link { margin-top: 16px; }

.property-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 52px 22px; }
.property-grid--featured .property-card:first-child { grid-column: span 2; }
.property-card { min-width: 0; }
.property-card__image { position: relative; display: block; aspect-ratio: 1.37 / 1; overflow: hidden; background: #d6d5ce; }
.property-card__image img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s var(--ease); }
.property-card:hover .property-card__image img { transform: scale(1.035); }
.property-card__type { position: absolute; left: 14px; top: 14px; padding: 7px 10px; color: var(--ink); background: rgba(255,254,249,.9); font-size: 9px; letter-spacing: .1em; text-transform: uppercase; backdrop-filter: blur(8px); }
.property-card__arrow { position: absolute; right: 14px; top: 14px; display: grid; place-items: center; width: 35px; height: 35px; color: var(--white); background: rgba(17,19,16,.65); transition: background .2s, transform .2s; }
.property-card:hover .property-card__arrow { background: var(--ink); transform: translate(2px,-2px); }
.property-card__body { padding: 22px 2px 0; }
.property-card__price { margin-bottom: 7px; font-family: var(--font-display); font-size: 23px; letter-spacing: -.03em; }
.property-card h3 { margin: 0 0 2px; font-family: var(--font-display); font-size: 16px; font-weight: 600; letter-spacing: -.01em; }
.property-card__location { color: var(--muted); font-size: 13px; }
.property-card__facts { display: flex; flex-wrap: wrap; gap: 12px 22px; padding: 15px 0 0; margin: 0; border-top: 1px solid var(--line); list-style: none; color: #5b6058; font-size: 11px; text-transform: uppercase; letter-spacing: .05em; }
.property-card__facts strong { color: var(--ink); font-weight: 600; }

.service-editorial { color: var(--white); background: var(--ink); }
.service-editorial h2 { max-width: 840px; margin-bottom: 80px; font-size: clamp(52px, 6vw, 90px); }
.service-editorial__grid { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line-light); }
.service-editorial article { padding: 40px 40px 18px 0; border-right: 1px solid var(--line-light); }
.service-editorial article + article { padding-left: 40px; }
.service-editorial article:last-child { border: 0; }
.service-editorial article > span { color: var(--accent); font-size: 11px; }
.service-editorial h3 { margin: 70px 0 14px; font-family: var(--font-display); font-size: 25px; font-weight: 400; }
.service-editorial article p { max-width: 340px; color: rgba(255,255,255,.6); }
.service-editorial article a { display: inline-block; margin-top: 28px; border-bottom: 1px solid rgba(255,255,255,.4); font-size: 12px; font-weight: 600; text-transform: uppercase; letter-spacing: .08em; }
.about-preview__grid { display: grid; grid-template-columns: 1.05fr .95fr; gap: clamp(60px, 9vw, 140px); align-items: center; }
.about-preview__image-wrap { position: relative; }
.about-preview__image-wrap img { width: 100%; aspect-ratio: .88 / 1; object-fit: cover; }
.about-preview__image-wrap span { position: absolute; right: -42px; bottom: 38px; padding: 22px 26px; color: var(--white); background: var(--ink); font-family: var(--font-serif); font-style: italic; font-size: 18px; line-height: 1.35; }
.about-preview__copy h2 { margin-bottom: 30px; font-size: clamp(42px, 5vw, 68px); }
.about-preview__copy > p:not(.eyebrow) { max-width: 560px; margin-bottom: 36px; color: #555b52; font-size: 18px; }
.market-links__grid { display: grid; grid-template-columns: repeat(2, 1fr); border-top: 1px solid var(--line); }
.market-links__grid a { position: relative; display: flex; flex-direction: column; min-height: 180px; justify-content: center; padding: 30px 80px 30px 0; border-bottom: 1px solid var(--line); transition: padding .25s var(--ease), background .25s; }
.market-links__grid a:nth-child(odd) { border-right: 1px solid var(--line); }
.market-links__grid a:nth-child(even) { padding-left: 42px; }
.market-links__grid a:hover { padding-left: 18px; background: rgba(255,255,255,.35); }
.market-links__grid a:nth-child(even):hover { padding-left: 60px; }
.market-links__grid span { font-family: var(--font-display); font-size: 31px; letter-spacing: -.04em; }
.market-links__grid small { color: var(--muted); text-transform: uppercase; letter-spacing: .1em; }
.market-links__grid b { position: absolute; right: 35px; font-size: 22px; font-weight: 400; }
.cta-band { padding: 120px 0; color: var(--white); background: #30362d; text-align: center; }
.cta-band h2 { margin-bottom: 40px; font-size: clamp(54px, 7vw, 98px); }

.page-hero { min-height: 620px; padding: calc(var(--header) + 125px) 0 100px; display: flex; align-items: flex-end; color: var(--white); background-color: var(--ink); background-size: cover; background-position: center; }
.page-hero > .shell { position: relative; z-index: 1; }
.page-hero h1 { max-width: 980px; margin-bottom: 28px; font-size: clamp(58px, 8vw, 108px); }
.page-hero p:not(.eyebrow) { max-width: 580px; color: rgba(255,255,255,.72); font-size: 18px; }
.page-hero .button { margin-top: 20px; }
.page-hero--listings { background-image: linear-gradient(90deg, rgba(9,11,8,.83),rgba(9,11,8,.22)), url('../images/listings/73547935.jpg'); }
.page-hero--service { background-image: linear-gradient(90deg, rgba(9,11,8,.88),rgba(9,11,8,.26)), url('../images/bedroom.jpg'); }
.page-hero--seller { background-image: linear-gradient(90deg, rgba(9,11,8,.87),rgba(9,11,8,.25)), url('../images/kitchen.jpg'); }
.page-hero--about { background-image: linear-gradient(90deg, rgba(9,11,8,.88),rgba(9,11,8,.22)), url('../images/hero-bg.jpg'); }

.filters { position: sticky; z-index: 10; top: 82px; display: grid; grid-template-columns: minmax(230px, 1.6fr) repeat(4, minmax(130px, .7fr)) auto; gap: 1px; padding: 1px; margin: -40px 0 28px; background: #c9c8c1; box-shadow: 0 18px 50px rgba(17,19,16,.08); }
.filters label { background: var(--white); }
.filters input, .filters select { width: 100%; height: 54px; padding: 0 15px; color: var(--ink); background: var(--white); border: 0; outline: 0; font-size: 12px; }
.filters .button { height: 54px; }
.listing-browser__meta { display: flex; justify-content: space-between; margin-bottom: 35px; color: var(--muted); font-size: 12px; }
.listing-browser__meta strong { color: var(--ink); }
.empty-state { padding: 100px 20px; text-align: center; border: 1px solid var(--line); }
.empty-state > span { font-size: 42px; }
.empty-state h2 { margin: 10px 0; font-size: 38px; }
.notice { padding: 14px; border: 1px solid var(--line); }

.property-detail { padding-top: var(--header); background: var(--paper); }
.property-detail__media { position: relative; height: min(72vh, 760px); background: var(--ink); overflow: hidden; }
.property-detail__media img { width: 100%; height: 100%; object-fit: cover; }
.back-link { position: absolute; left: 32px; top: 30px; padding: 10px 15px; color: var(--white); background: rgba(17,19,16,.7); font-size: 11px; text-transform: uppercase; letter-spacing: .08em; backdrop-filter: blur(8px); }
.property-detail__heading { display: flex; justify-content: space-between; gap: 40px; align-items: end; padding-block: 65px 50px; }
.property-detail__heading h1 { margin-bottom: 8px; font-size: clamp(45px, 6vw, 75px); }
.property-detail__heading > div > p:last-child { color: var(--muted); }
.property-detail__price { font-family: var(--font-display); font-size: clamp(30px, 4vw, 50px); letter-spacing: -.04em; }
.property-detail__facts { padding: 27px 0; border-block: 1px solid var(--line); }
.property-detail__facts .shell { display: flex; gap: 60px; }
.property-detail__facts span { color: var(--muted); font-size: 11px; text-transform: uppercase; letter-spacing: .08em; }
.property-detail__facts strong { display: block; color: var(--ink); font-family: var(--font-display); font-size: 25px; font-weight: 400; letter-spacing: -.03em; }
.property-detail__body { display: grid; grid-template-columns: minmax(0, 1fr) minmax(360px, .58fr); gap: 100px; padding-block: 100px 130px; }
.property-detail__body article h2, .inquiry-card h2 { font-size: 42px; }
.property-detail__description { max-width: 760px; color: #4f554c; font-size: 20px; line-height: 1.85; }
.source-note { margin-top: 50px; padding-top: 25px; border-top: 1px solid var(--line); color: var(--muted); font-size: 12px; }
.source-note a { color: var(--ink); border-bottom: 1px solid; }
.inquiry-card { align-self: start; padding: 42px; background: var(--white); box-shadow: 0 20px 60px rgba(17,19,16,.08); }
.inquiry-card > p:not(.eyebrow) { color: var(--muted); }

.inquiry-form { display: grid; gap: 17px; margin-top: 28px; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
.inquiry-form label { display: grid; gap: 7px; font-size: 11px; font-weight: 600; letter-spacing: .07em; text-transform: uppercase; }
.inquiry-form label > span { color: var(--muted); font-weight: 400; }
.inquiry-form input, .inquiry-form select, .inquiry-form textarea { width: 100%; padding: 13px 0; color: var(--ink); background: transparent; border: 0; border-bottom: 1px solid #b9bbb3; border-radius: 0; outline: 0; font-size: 14px; letter-spacing: 0; text-transform: none; transition: border-color .2s; }
.inquiry-form input:focus, .inquiry-form select:focus, .inquiry-form textarea:focus { border-color: var(--ink); }
.inquiry-form textarea { resize: vertical; }
.inquiry-form .consent { display: flex; grid-template-columns: none; align-items: flex-start; gap: 10px; color: var(--muted); font-weight: 400; line-height: 1.45; text-transform: none; letter-spacing: 0; }
.inquiry-form .consent input { width: 16px; flex: 0 0 16px; margin-top: 2px; }
.inquiry-form .button { width: 100%; justify-content: space-between; }
.form-status { margin: 0; font-size: 12px; line-height: 1.5; }
.form-status.is-success { color: #315e34; }
.form-status.is-error { color: #9d2929; }
.hp-field { position: absolute; left: -10000px; }

.process-layout { display: grid; grid-template-columns: .75fr 1.25fr; gap: 130px; }
.process-layout__intro { position: sticky; top: 120px; align-self: start; }
.process-layout__intro h2 { font-size: clamp(45px, 5vw, 67px); }
.process-layout__intro > p:last-child { color: var(--muted); font-size: 18px; }
.process-list { padding: 0; margin: 0; list-style: none; border-top: 1px solid var(--line); }
.process-list li { display: grid; grid-template-columns: 70px 1fr; gap: 30px; padding: 35px 0; border-bottom: 1px solid var(--line); }
.process-list li > span, .feature-grid article > span { color: #68725d; font-size: 11px; }
.process-list h3 { margin-bottom: 8px; font-family: var(--font-display); font-size: 25px; font-weight: 500; }
.process-list p { margin-bottom: 0; color: var(--muted); }
.split-banner { display: grid; grid-template-columns: 1fr 1fr; min-height: 650px; color: var(--white); background: var(--ink); }
.split-banner > img { width: 100%; height: 100%; object-fit: cover; }
.split-banner > div { display: flex; flex-direction: column; align-items: flex-start; justify-content: center; padding: clamp(50px, 8vw, 120px); }
.split-banner h2 { font-size: clamp(46px, 5vw, 68px); }
.split-banner p:not(.eyebrow) { max-width: 500px; color: rgba(255,255,255,.65); }
.split-banner .button-row { margin-top: 24px; }
.feature-grid { display: grid; grid-template-columns: repeat(2,1fr); border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.feature-grid article { min-height: 280px; padding: 35px; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.feature-grid h3 { margin: 70px 0 12px; font-family: var(--font-display); font-size: 27px; font-weight: 500; }
.feature-grid p { color: var(--muted); }
.valuation-cta { padding: 95px 0; color: var(--white); background: #31372d; }
.valuation-cta .shell { display: flex; align-items: end; justify-content: space-between; gap: 50px; }
.valuation-cta h2 { max-width: 760px; margin-bottom: 0; font-size: clamp(43px, 5vw, 68px); }
.story-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 120px; }
.story-grid h2 { font-size: clamp(46px, 5.5vw, 72px); }
.story-grid .lead-copy { color: var(--ink); font-family: var(--font-display); font-size: 25px; line-height: 1.5; letter-spacing: -.02em; }
.story-grid > div:last-child p:last-child { color: var(--muted); font-size: 18px; }
.values-grid { display: grid; grid-template-columns: repeat(4,1fr); border-top: 1px solid var(--line); }
.values-grid article { padding: 45px 30px 10px 0; border-right: 1px solid var(--line); }
.values-grid article + article { padding-left: 30px; }
.values-grid article:last-child { border-right: 0; }
.values-grid h3 { margin-bottom: 15px; font-family: var(--font-display); font-size: 23px; font-weight: 500; }
.values-grid p { color: var(--muted); }
.office-section { padding: 110px 0; color: var(--white); background: var(--ink); }
.office-section__grid { display: grid; grid-template-columns: 1fr 1fr; align-items: center; }
.office-section h2 { font-size: 50px; }
.office-section address { max-width: 360px; margin-bottom: 20px; color: rgba(255,255,255,.62); }
.office-section a { display: block; width: fit-content; margin: 7px 0; border-bottom: 1px solid rgba(255,255,255,.35); }
.office-section__mark { justify-self: center; width: 200px; height: 200px; display: grid; place-items: center; border: 1px solid rgba(255,255,255,.5); transform: rotate(45deg); }
.office-section__mark span { font-family: var(--font-serif); font-size: 90px; transform: rotate(-45deg); }

.contact-page { min-height: 100vh; padding: calc(var(--header) + 100px) 0 110px; color: var(--white); background: var(--ink); }
.contact-page__grid { display: grid; grid-template-columns: 1fr minmax(420px,.7fr); gap: 110px; }
.contact-page__intro h1 { margin-bottom: 30px; font-size: clamp(63px, 8vw, 110px); }
.contact-page__intro > p:not(.eyebrow) { max-width: 600px; color: rgba(255,255,255,.62); font-size: 18px; }
.contact-details { display: grid; gap: 18px; margin-top: 70px; }
.contact-details a, .contact-details address { display: grid; grid-template-columns: 80px 1fr; gap: 20px; padding-top: 17px; border-top: 1px solid var(--line-light); }
.contact-details span { color: rgba(255,255,255,.48); font-size: 10px; text-transform: uppercase; letter-spacing: .12em; }
.contact-details strong { font-weight: 400; }
.contact-page__form { padding: 48px; color: var(--ink); background: var(--paper); }
.contact-page__form h2 { font-size: 38px; }
.not-found { min-height: 100vh; display: flex; align-items: center; padding: calc(var(--header) + 80px) 0 100px; color: var(--white); background: var(--ink); }
.not-found h1 { font-size: clamp(70px,10vw,140px); }
.not-found p:not(.eyebrow) { color: rgba(255,255,255,.65); }
.not-found .button-row { margin-top: 35px; }

.site-footer { padding: 90px 0 30px; color: var(--white); background: #0c0e0b; }
.site-footer__top { display: grid; grid-template-columns: 1fr 1.2fr; gap: 100px; padding-bottom: 70px; }
.brand--footer { margin-bottom: 25px; }
.footer-brand > p { color: rgba(255,255,255,.5); }
.social-links { display: flex; flex-wrap: wrap; gap: 20px; margin-top: 35px; }
.social-links a { border-bottom: 1px solid rgba(255,255,255,.3); font-size: 11px; text-transform: uppercase; letter-spacing: .08em; }
.footer-links { display: grid; grid-template-columns: .7fr 1.3fr; gap: 60px; }
.footer-links h2 { margin-bottom: 25px; color: rgba(255,255,255,.42); font-family: var(--font-sans); font-size: 10px; font-weight: 600; letter-spacing: .15em; text-transform: uppercase; }
.footer-links a { display: block; width: fit-content; margin: 12px 0; font-size: 14px; }
.footer-links address { max-width: 300px; color: rgba(255,255,255,.55); font-size: 14px; }
.site-footer__bottom { display: flex; align-items: center; justify-content: space-between; gap: 50px; padding: 30px 0; border-top: 1px solid var(--line-light); }
.credential-logos { display: flex; align-items: center; gap: 22px; }
.credential-logos img { width: auto; height: 28px; object-fit: contain; filter: grayscale(1) brightness(3); opacity: .65; }
.footer-legal { display: flex; flex-wrap: wrap; justify-content: flex-end; gap: 8px 20px; color: rgba(255,255,255,.48); font-size: 10px; text-transform: uppercase; letter-spacing: .06em; }
.footer-legal p { margin: 0; }
.listing-disclaimer { max-width: 930px; margin: 0; color: rgba(255,255,255,.33); font-size: 10px; }
.toast { position: fixed; z-index: 100; left: 50%; bottom: 25px; transform: translate(-50%, 30px); padding: 13px 18px; color: var(--white); background: #7a2d2d; opacity: 0; visibility: hidden; transition: .25s; }
.toast.is-visible { transform: translate(-50%,0); opacity: 1; visibility: visible; }

@keyframes heroReveal { from { opacity: 0; transform: scale(1.035); } to { opacity: 1; transform: scale(1); } }
@media (prefers-reduced-motion: reduce) { *, *::before, *::after { scroll-behavior: auto !important; animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; } }

@media (max-width: 1100px) {
  :root { --shell: min(100% - 44px, 1000px); }
  .site-nav { gap: 24px; }
  .site-nav ul { gap: 22px; }
  .phone-link { display: none; }
  .hero-home { min-height: 760px; }
  .hero-home__feature { display: none; }
  .filters { grid-template-columns: 1.4fr repeat(2, .7fr); }
  .filters label:nth-of-type(4), .filters label:nth-of-type(5), .filters .button { display: none; }
  .property-detail__body { gap: 55px; }
  .contact-page__grid { gap: 60px; }
}

@media (max-width: 820px) {
  :root { --shell: calc(100vw - 36px); --header: 76px; }
  .site-header { height: var(--header); }
  .menu-toggle { display: block; position: relative; z-index: 2; }
  .site-nav { position: fixed; inset: 0; display: flex; flex-direction: column; align-items: stretch; justify-content: center; gap: 45px; padding: 100px 32px 45px; color: var(--white); background: var(--ink); opacity: 0; visibility: hidden; transform: translateY(-12px); transition: opacity .25s, visibility .25s, transform .25s; }
  .site-nav.is-open { opacity: 1; visibility: visible; transform: none; }
  .site-nav ul { display: block; }
  .site-nav li a { display: block; padding: 10px 0; font-family: var(--font-display); font-size: clamp(34px, 8vw, 54px); letter-spacing: -.04em; }
  .site-nav li a::after { display: none; }
  .site-nav__actions { align-items: flex-start; flex-direction: column; }
  .phone-link { display: block; }
  .hero-home { min-height: 760px; }
  .hero-home__content { padding-top: 190px; }
  .hero-home h1 { font-size: clamp(52px, 14vw, 78px); }
  .hero-home__lede { font-size: 16px; }
  .property-search { grid-template-columns: 1fr 140px; }
  .property-search__field:nth-of-type(2) { border-right: 0; }
  .property-search__submit { grid-column: 1 / -1; min-height: 56px; }
  .section { padding: 85px 0; }
  .section-intro--split { grid-template-columns: 1fr; align-items: start; gap: 26px; }
  .property-grid { grid-template-columns: repeat(2, minmax(0,1fr)); }
  .property-grid--featured .property-card:first-child { grid-column: auto; }
  .service-editorial__grid { grid-template-columns: 1fr; }
  .service-editorial article, .service-editorial article + article { padding: 35px 0; border-right: 0; border-bottom: 1px solid var(--line-light); }
  .service-editorial h3 { margin-top: 35px; }
  .about-preview__grid { grid-template-columns: 1fr; }
  .about-preview__image-wrap { width: calc(100% - 25px); }
  .about-preview__image-wrap span { right: -25px; }
  .page-hero { min-height: 560px; }
  .filters { position: static; grid-template-columns: 1fr 1fr; margin-top: -25px; }
  .filters__search { grid-column: 1 / -1; }
  .filters label:nth-of-type(4), .filters label:nth-of-type(5) { display: block; }
  .listing-browser__meta { gap: 20px; }
  .property-detail__media { height: 55vh; min-height: 420px; }
  .property-detail__heading { align-items: start; flex-direction: column; }
  .property-detail__facts .shell { gap: 30px; flex-wrap: wrap; }
  .property-detail__body { grid-template-columns: 1fr; }
  .process-layout { grid-template-columns: 1fr; gap: 50px; }
  .process-layout__intro { position: static; }
  .split-banner { grid-template-columns: 1fr; }
  .split-banner > img { max-height: 480px; }
  .story-grid { grid-template-columns: 1fr; gap: 35px; }
  .values-grid { grid-template-columns: 1fr 1fr; }
  .values-grid article:nth-child(2) { border-right: 0; }
  .office-section__grid { grid-template-columns: 1fr; gap: 80px; }
  .contact-page__grid { grid-template-columns: 1fr; }
  .site-footer__top { grid-template-columns: 1fr; gap: 60px; }
}

@media (max-width: 560px) {
  :root { --shell: calc(100vw - 28px); }
  .hero-home { min-height: 720px; }
  .hero-home__shade { background: linear-gradient(90deg, rgba(9,11,8,.78),rgba(9,11,8,.35)), linear-gradient(0deg,rgba(9,11,8,.5),transparent); }
  .hero-home__content { padding-top: 160px; }
  .hero-home h1 { font-size: 50px; }
  .hero-home__lede { margin-bottom: 28px; }
  .property-search { grid-template-columns: 1fr; }
  .property-search__field { min-height: 64px; border-right: 0; border-bottom: 1px solid var(--line); }
  .section-intro h2, .about-preview__copy h2 { font-size: 39px; }
  .property-grid { grid-template-columns: 1fr; gap: 45px; }
  .property-card__image { aspect-ratio: 1.28 / 1; }
  .service-editorial h2 { font-size: 46px; }
  .market-links__grid { grid-template-columns: 1fr; }
  .market-links__grid a, .market-links__grid a:nth-child(even) { min-height: 135px; padding: 20px 55px 20px 0; border-right: 0; }
  .market-links__grid a:nth-child(even):hover, .market-links__grid a:hover { padding-left: 12px; }
  .market-links__grid b { right: 18px; }
  .page-hero { min-height: 510px; padding-bottom: 65px; }
  .page-hero h1 { font-size: 49px; }
  .filters { grid-template-columns: 1fr; }
  .filters__search { grid-column: auto; }
  .filters .button { display: flex; }
  .listing-browser__meta { align-items: flex-start; flex-direction: column; }
  .property-detail__media { min-height: 330px; height: 46vh; }
  .back-link { left: 14px; top: 14px; }
  .property-detail__heading { padding-block: 45px 35px; }
  .property-detail__heading h1 { font-size: 39px; }
  .property-detail__facts .shell { display: grid; grid-template-columns: 1fr 1fr; }
  .property-detail__body { padding-block: 70px 85px; }
  .property-detail__description { font-size: 17px; }
  .inquiry-card { padding: 28px 20px; }
  .form-row { grid-template-columns: 1fr; }
  .split-banner > div { padding: 65px 22px; }
  .feature-grid { grid-template-columns: 1fr; }
  .valuation-cta .shell { align-items: flex-start; flex-direction: column; }
  .values-grid { grid-template-columns: 1fr; }
  .values-grid article, .values-grid article + article { padding: 30px 0; border-right: 0; border-bottom: 1px solid var(--line); }
  .office-section__mark { justify-self: start; width: 130px; height: 130px; }
  .office-section__mark span { font-size: 60px; }
  .contact-page { padding-top: calc(var(--header) + 65px); }
  .contact-page__intro h1 { font-size: 52px; }
  .contact-details a, .contact-details address { grid-template-columns: 1fr; gap: 4px; }
  .contact-page__form { padding: 32px 20px; }
  .footer-links { grid-template-columns: 1fr; gap: 35px; }
  .site-footer__bottom { align-items: flex-start; flex-direction: column; }
  .footer-legal { justify-content: flex-start; }
}