:root {
  --navy: #071D49;
  --navy-2: #0d2e6e;
  --navy-deep: #040e2a;
  --charcoal: #1F2937;
  --champagne: #C7A76C;
  --champagne-2: #DCCBB3;
  --ivory: #F8F4EE;
  --emerald: #0E5B4B;
  --white: #fff;
  --line: rgba(7,29,73,.10);
  --line-on-dark: rgba(199,167,108,.22);
  --shadow-sm: 0 2px 6px rgba(7,29,73,.06), 0 1px 2px rgba(7,29,73,.04);
  --shadow-md: 0 18px 40px -18px rgba(7,29,73,.25), 0 4px 12px rgba(7,29,73,.06);
  --shadow-lg: 0 40px 80px -32px rgba(7,29,73,.35), 0 8px 20px rgba(7,29,73,.08);
  --r-md: 16px; --r-lg: 22px; --r-xl: 28px;
  --pad: clamp(20px, 5vw, 80px);
}
* { box-sizing: border-box; }
html, body { margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
body {
  font-family: "Inter", system-ui, sans-serif;
  color: var(--charcoal); background: var(--ivory);
  font-size: 16px; line-height: 1.55;
  -webkit-font-smoothing: antialiased; text-rendering: optimizeLegibility;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button { font-family: inherit; cursor: pointer; border: 0; background: none; color: inherit; }

.eyebrow { font-size: 11px; letter-spacing: .28em; text-transform: uppercase; font-weight: 600; color: var(--champagne); display: inline-flex; align-items: center; gap: 12px; }
.eyebrow::before { content: ""; width: 28px; height: 1px; background: currentColor; }
.eyebrow.dark { color: #8A6E45; }
h1, h2, h3, h4 { font-family: "Inter", sans-serif; font-weight: 700; letter-spacing: -0.02em; color: var(--navy); margin: 0; }
h1 { font-size: clamp(44px, 7.5vw, 132px); line-height: .95; text-transform: uppercase; letter-spacing: -.02em; }
h2 { font-size: clamp(32px, 4.4vw, 64px); line-height: 1.04; text-transform: uppercase; }
h3 { font-size: clamp(20px, 1.6vw, 24px); line-height: 1.25; }
.serif { font-family: "Fraunces", serif; font-weight: 500; letter-spacing: 0; text-transform: none; font-style: italic; }
.lead { font-size: clamp(16px, 1.15vw, 19px); color: #4a5365; max-width: 56ch; }
.on-dark h1, .on-dark h2, .on-dark h3 { color: #fff; }
.on-dark .lead { color: rgba(255,255,255,.78); }

.wrap { max-width: 1280px; margin: 0 auto; padding-left: var(--pad); padding-right: var(--pad); }
.wrap-wide { max-width: 1480px; margin: 0 auto; padding-left: var(--pad); padding-right: var(--pad); }
section { position: relative; }

.cursor-dot, .cursor-ring { position: fixed; pointer-events: none; z-index: 9999; left: 0; top: 0; transition: transform .12s ease, opacity .25s ease, width .25s ease, height .25s ease; mix-blend-mode: difference; }
.cursor-dot { width: 6px; height: 6px; border-radius: 50%; background: #fff; transform: translate(-50%,-50%); }
.cursor-ring { width: 36px; height: 36px; border-radius: 50%; border: 1px solid rgba(255,255,255,.6); transform: translate(-50%,-50%); transition: transform .25s ease, width .3s ease, height .3s ease, border-color .25s ease; }
body.cursor-active .cursor-ring { width: 64px; height: 64px; border-color: var(--champagne); }
@media (hover:none) { .cursor-dot, .cursor-ring { display: none; } }

.nav { position: sticky; top: 0; z-index: 50; background: rgba(248,245,239,.78); backdrop-filter: saturate(140%) blur(12px); -webkit-backdrop-filter: saturate(140%) blur(12px); border-bottom: 1px solid var(--line); transition: background .4s ease, border-color .4s ease, color .4s ease; }
.nav.on-dark { background: rgba(7,15,36,.55); border-bottom-color: rgba(255,255,255,.08); color: #fff; }
.nav.on-dark .nav-menu a { color: #fff; }
.nav-inner { display: flex; align-items: center; justify-content: space-between; height: 76px; }
.brand { display: flex; align-items: center; }
.brand-logo { height: 42px; width: auto; display: block; }
.brand-logo-dark { display: none; }
.nav.on-dark .brand-logo-light { display: none; }
.nav.on-dark .brand-logo-dark { display: block; }
.foot-logo { height: 38px; width: auto; }
.nav-menu { list-style: none; display: flex; gap: 34px; padding: 0; margin: 0; }
.nav-menu a { font-size: 13px; font-weight: 500; color: var(--navy); letter-spacing: .04em; position: relative; }
.nav-menu a::after { content: ""; position: absolute; left: 0; right: 0; bottom: -6px; height: 1px; background: var(--champagne); transform: scaleX(0); transform-origin: left; transition: transform .35s ease; }
.nav-menu a:hover::after, .nav-menu a.active::after { transform: scaleX(1); }
@media (max-width: 920px) { .nav-menu { display: none; } }

.btn { display: inline-flex; align-items: center; gap: 10px; padding: 16px 28px; border-radius: 999px; font-size: 12.5px; font-weight: 600; letter-spacing: .18em; text-transform: uppercase; transition: transform .25s, background .25s, color .25s, box-shadow .25s; will-change: transform; position: relative; }
.btn .arrow { transition: transform .3s ease; }
.btn:hover .arrow { transform: translateX(4px); }
.btn-primary { background: var(--champagne); color: var(--navy); box-shadow: var(--shadow-sm); }
.btn-primary:hover { background: #c9a87a; transform: translateY(-2px); box-shadow: var(--shadow-md); }
.btn-dark { background: var(--navy); color: #fff; }
.btn-dark:hover { background: var(--navy-2); transform: translateY(-2px); box-shadow: var(--shadow-md); }
.btn-ghost-light { background: rgba(255,255,255,.08); color: #fff; box-shadow: inset 0 0 0 1px rgba(255,255,255,.35); backdrop-filter: blur(6px); }
.btn-ghost-light:hover { background: rgba(255,255,255,.16); }
.btn-ghost-dark { background: #fff; color: var(--navy); box-shadow: var(--shadow-sm); }
.btn-ghost-dark:hover { background: #fff; transform: translateY(-2px); box-shadow: var(--shadow-md); }

.hero { position: relative; background: var(--ivory); overflow: hidden; padding-top: clamp(40px, 6vw, 80px); padding-bottom: clamp(60px, 9vw, 140px); }
.hero::before { content: ""; position: absolute; inset: 0 -8% 0 56%; background: linear-gradient(180deg, var(--navy) 0%, var(--navy-deep) 100%); clip-path: polygon(14% 0, 100% 0, 100% 100%, 0 100%); z-index: 0; }
.hero::after { content: ""; position: absolute; right: -4%; top: 30%; width: 40%; height: 8px; background: var(--champagne); transform: rotate(-12deg) translateY(60px); opacity: .92; z-index: 1; }
.hero-grid { position: relative; z-index: 2; display: grid; grid-template-columns: 1.1fr .9fr; gap: clamp(24px, 4vw, 64px); align-items: center; min-height: 78vh; }
.hero-copy { padding-right: 12px; max-width: 640px; }
.hero h1 { font-size: clamp(40px, 5vw, 72px); line-height: 1.0; color: var(--navy); }
.hero h1 .ital { font-family: "Fraunces", serif; font-style: italic; font-weight: 500; text-transform: none; letter-spacing: -.01em; color: var(--navy); }
.hero-eyebrow { color: #8a6e45; font-size: 11px; letter-spacing: .32em; text-transform: uppercase; font-weight: 600; margin-bottom: 28px; display: flex; align-items: center; gap: 12px; }
.hero-eyebrow::before { content: ""; width: 32px; height: 1px; background: var(--champagne); }
.hero-sub { max-width: 540px; color: #4a5365; margin-top: 22px; font-size: clamp(15px, 1.1vw, 18px); line-height: 1.65; }
.hero-actions { margin-top: 32px; display: flex; flex-wrap: wrap; gap: 14px; }
.hero-meta { margin-top: 56px; display: flex; gap: 32px; flex-wrap: wrap; padding-top: 24px; border-top: 1px solid var(--line); }
.hero-meta div { font-size: 13px; }
.hero-meta .lbl { display: block; font-size: 10px; letter-spacing: .28em; text-transform: uppercase; color: #8a6e45; margin-bottom: 6px; }
.hero-meta a { color: var(--navy); font-weight: 600; }
.portrait-frame { position: relative; aspect-ratio: 4/5; border-radius: var(--r-lg); overflow: hidden; box-shadow: var(--shadow-lg); }
.portrait { position: absolute; inset: 0; background: linear-gradient(135deg, #1a2e5a 0%, #2a3a6a 40%, #1a1a3a 100%); display: grid; place-items: center; }
.portrait-initials { font-family: "Fraunces", serif; font-style: italic; font-weight: 600; font-size: clamp(80px, 12vw, 160px); color: var(--champagne); opacity: .25; line-height: 1; user-select: none; }
.portrait-photo { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center top; display: block; }
.portrait::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(11,27,59,0) 55%, rgba(7,15,36,.45) 100%); }
.portrait-tag { position: absolute; left: -16px; bottom: 32px; background: var(--champagne); color: var(--navy); padding: 14px 20px; border-radius: 12px; box-shadow: var(--shadow-md); font-size: 11px; letter-spacing: .22em; text-transform: uppercase; font-weight: 700; }
.portrait-tag .num { display: block; font-family: "Fraunces", serif; font-size: 30px; font-style: italic; letter-spacing: 0; text-transform: none; line-height: 1; margin-bottom: 6px; font-weight: 600; }
.portrait-stat { position: absolute; right: -12px; top: 32px; background: #fff; color: var(--navy); padding: 14px 18px; border-radius: 12px; box-shadow: var(--shadow-md); display: flex; align-items: center; gap: 12px; border: 1px solid var(--line); z-index: 2; }
.portrait-stat .dot { width: 8px; height: 8px; border-radius: 50%; background: #3aa56d; box-shadow: 0 0 0 4px rgba(58,165,109,.18); }
.portrait-stat span { font-size: 12px; font-weight: 500; }
@media (max-width: 880px) {
  .hero::before { inset: 55% -12% 0 -12%; clip-path: polygon(0 18%, 100% 0, 100% 100%, 0 100%); }
  .hero::after { display: none; }
  .hero-grid { grid-template-columns: 1fr; min-height: auto; }
  .portrait-frame { max-width: 480px; margin: 0 auto; }
}

.marquee { background: var(--navy); color: var(--champagne); padding: 18px 0; overflow: hidden; border-top: 1px solid rgba(212,184,150,.18); border-bottom: 1px solid rgba(212,184,150,.18); }
.marquee-track { display: flex; gap: 64px; animation: marq 36s linear infinite; white-space: nowrap; font-family: "Fraunces", serif; font-style: italic; font-size: clamp(20px, 2.2vw, 32px); font-weight: 500; }
.marquee-track span { display: inline-flex; align-items: center; gap: 64px; }
.marquee-track .dot { color: rgba(212,184,150,.5); font-style: normal; }
@keyframes marq { 0% { transform: translateX(0); } 100% { transform: translateX(-50%); } }

.section { padding: clamp(80px, 9vw, 140px) 0; }
.section-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 32px; margin-bottom: 56px; flex-wrap: wrap; }
.section-head .left { max-width: 640px; }
.section-head h2 { margin-top: 18px; }
.section-head .lead { margin-top: 18px; }

.about { background: var(--white); position: relative; overflow: hidden; }
.about-grid { display: grid; grid-template-columns: 1fr 1.1fr; gap: clamp(32px, 6vw, 90px); align-items: center; }
.about-visual { position: relative; aspect-ratio: 4/5; border-radius: var(--r-lg); overflow: hidden; background: linear-gradient(135deg, #1a2e5a 0%, #2a3a6a 40%, #1a1a3a 100%); box-shadow: var(--shadow-md); display: grid; place-items: center; }
.about-visual-initials { font-family: "Fraunces", serif; font-style: italic; font-weight: 600; font-size: clamp(100px, 15vw, 200px); color: var(--champagne); opacity: .15; line-height: 1; user-select: none; }
.about-photo { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center top; display: block; z-index: 1; }
.about-visual::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(7,15,36,0) 55%, rgba(7,15,36,.55) 100%); }
.about-visual .badge { position: absolute; left: 24px; top: 24px; width: 104px; height: 104px; border-radius: 50%; background: var(--navy); color: var(--champagne); display: grid; place-items: center; text-align: center; font-family: "Fraunces", serif; font-style: italic; font-size: 13px; line-height: 1.15; box-shadow: 0 0 0 4px rgba(212,184,150,.2); z-index: 2; }
.about-copy p { font-size: 17px; color: #3a4254; line-height: 1.7; }
.about-copy p + p { margin-top: 18px; }
.about-quote { margin-top: 32px; padding: 24px 28px; border-left: 2px solid var(--champagne); background: var(--ivory); border-radius: 0 var(--r-md) var(--r-md) 0; }
.about-quote .q { font-family: "Fraunces", serif; font-style: italic; font-size: 22px; line-height: 1.4; color: var(--navy); margin: 0; }
.about-quote .signoff { display: block; margin-top: 14px; font-size: 11px; letter-spacing: .24em; text-transform: uppercase; color: #8a6e45; font-weight: 600; }
.about-stats { margin-top: 36px; display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; }
.stat { padding: 22px; background: var(--ivory); border-radius: var(--r-md); border: 1px solid var(--line); }
.stat .n { font-family: "Fraunces", serif; font-size: 44px; color: var(--navy); line-height: 1; font-weight: 600; letter-spacing: -.01em; font-style: italic; }
.stat .l { display: block; margin-top: 8px; font-size: 11px; letter-spacing: .18em; text-transform: uppercase; color: #6b7383; font-weight: 500; }
@media (max-width: 880px) { .about-grid { grid-template-columns: 1fr; } .about-stats { grid-template-columns: 1fr 1fr; } }

.services { background: var(--ivory); }
.services-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.svc-card { position: relative; background: #fff; border-radius: var(--r-lg); padding: 32px 30px 30px; border: 1px solid var(--line); transition: transform .35s, box-shadow .35s, border-color .35s; overflow: hidden; }
.svc-card::before { content: ""; position: absolute; left: 0; top: 0; height: 3px; width: 48px; background: var(--champagne); transition: width .4s ease; }
.svc-card:hover { transform: translateY(-4px); box-shadow: var(--shadow-md); border-color: rgba(212,184,150,.6); }
.svc-card:hover::before { width: 100%; }
.svc-num { font-family: "Fraunces", serif; font-style: italic; font-size: 14px; color: var(--champagne); margin-bottom: 24px; display: flex; align-items: center; gap: 10px; }
.svc-num::after { content: ""; height: 1px; flex: 1; background: var(--line); }
.svc-card h3 { font-size: 20px; line-height: 1.25; }
.svc-card p { margin: 14px 0 22px; font-size: 14.5px; color: #52596a; line-height: 1.65; }
.svc-card .more { font-size: 11px; letter-spacing: .22em; text-transform: uppercase; font-weight: 600; color: var(--navy); display: inline-flex; align-items: center; gap: 8px; }
.svc-card .more::after { content: "→"; transition: transform .3s ease; }
.svc-card:hover .more::after { transform: translateX(4px); }
.svc-icon { width: 54px; height: 54px; border-radius: 14px; background: var(--ivory); border: 1px solid var(--line); display: grid; place-items: center; margin-bottom: 24px; color: var(--navy); }
.svc-icon svg { width: 24px; height: 24px; }
@media (max-width: 980px) { .services-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 600px) { .services-grid { grid-template-columns: 1fr; } }

.properties { background: var(--white); }
.filter-bar { display: flex; align-items: center; justify-content: space-between; gap: 16px; flex-wrap: wrap; margin-bottom: 36px; }
.filter-row { display: flex; gap: 8px; flex-wrap: wrap; }
.chip { padding: 10px 18px; border-radius: 999px; font-size: 12px; font-weight: 500; border: 1px solid var(--line); color: var(--charcoal); background: #fff; letter-spacing: .04em; transition: all .2s; }
.chip.active { background: var(--navy); color: #fff; border-color: var(--navy); }
.chip:hover:not(.active) { border-color: var(--champagne); color: var(--navy); }
.view-toggle { display: flex; gap: 0; border: 1px solid var(--line); border-radius: 999px; padding: 4px; background: #fff; }
.view-toggle button { padding: 8px 16px; font-size: 11px; letter-spacing: .18em; text-transform: uppercase; font-weight: 600; color: #6b7383; border-radius: 999px; transition: all .2s; }
.view-toggle button.active { background: var(--navy); color: #fff; }
.props-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 26px; }
.prop { background: #fff; border-radius: var(--r-lg); overflow: hidden; border: 1px solid var(--line); transition: transform .35s, box-shadow .35s; }
.prop:hover { transform: translateY(-6px); box-shadow: var(--shadow-lg); }
.prop-img { position: relative; aspect-ratio: 4/3; overflow: hidden; background: linear-gradient(180deg, rgba(11,27,59,.15), rgba(11,27,59,.55)), repeating-linear-gradient(135deg, #c9d2e3 0 14px, #b8c2d6 14px 28px); }
.prop-img.alt { background: linear-gradient(180deg, rgba(11,27,59,.18), rgba(11,27,59,.55)), repeating-linear-gradient(135deg, #e8dec9 0 14px, #d6c8ad 14px 28px); }
.prop-img.alt2 { background: linear-gradient(180deg, rgba(11,27,59,.18), rgba(11,27,59,.55)), repeating-linear-gradient(135deg, #d4d8c9 0 14px, #bfc4b4 14px 28px); }
.prop-img::after { content: attr(data-label); position: absolute; left: 50%; top: 50%; transform: translate(-50%,-50%); color: rgba(255,255,255,.85); font-family: ui-monospace, "SF Mono", Menlo, monospace; font-size: 10.5px; letter-spacing: .2em; background: rgba(7,15,36,.4); padding: 6px 12px; border-radius: 999px; border: 1px solid rgba(255,255,255,.18); }
.prop-tag { position: absolute; left: 14px; top: 14px; z-index: 2; background: var(--champagne); color: var(--navy); padding: 6px 12px; border-radius: 999px; font-size: 10.5px; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; }
.prop-fav { position: absolute; right: 14px; top: 14px; z-index: 2; width: 38px; height: 38px; border-radius: 50%; background: rgba(255,255,255,.9); color: var(--navy); display: grid; place-items: center; transition: all .25s; }
.prop-fav:hover { background: #fff; transform: scale(1.06); }
.prop-fav.active { background: var(--navy); color: var(--champagne); }
.prop-body { padding: 22px 22px 24px; }
.prop-loc { font-size: 11px; letter-spacing: .22em; text-transform: uppercase; color: #8a6e45; font-weight: 600; display: flex; align-items: center; gap: 8px; }
.prop-loc::before { content: ""; width: 6px; height: 6px; border-radius: 50%; background: var(--champagne); }
.prop-title { font-size: 19px; font-weight: 600; color: var(--navy); margin: 10px 0 14px; line-height: 1.3; }
.prop-meta { display: flex; gap: 18px; padding: 14px 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); font-size: 13px; color: #52596a; }
.prop-meta div { display: flex; align-items: center; gap: 6px; }
.prop-meta strong { color: var(--navy); font-weight: 600; }
.prop-foot { display: flex; align-items: center; justify-content: space-between; margin-top: 16px; }
.prop-price { font-family: "Fraunces", serif; font-size: 26px; color: var(--navy); font-weight: 600; letter-spacing: -.01em; font-style: italic; }
.prop-price span { font-family: "Inter", sans-serif; font-style: normal; font-size: 11px; font-weight: 500; color: #8a6e45; letter-spacing: .18em; text-transform: uppercase; margin-left: 4px; }
.prop-cta { font-size: 11px; letter-spacing: .2em; text-transform: uppercase; font-weight: 600; color: var(--navy); display: inline-flex; align-items: center; gap: 6px; padding: 10px 14px; border-radius: 999px; border: 1px solid var(--line); transition: all .25s; }
.prop-cta:hover { background: var(--navy); color: #fff; border-color: var(--navy); }
@media (max-width: 980px) { .props-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 640px) { .props-grid { grid-template-columns: 1fr; } }

.map-view { display: none; position: relative; border-radius: var(--r-lg); overflow: hidden; border: 1px solid var(--line); background: linear-gradient(180deg, #eef1f6, #e6eaf2); aspect-ratio: 16/9; min-height: 460px; }
.map-view.active { display: block; }
.map-svg { width: 100%; height: 100%; display: block; }
.map-pin { cursor: pointer; transition: transform .25s ease; transform-origin: center bottom; }
.map-pin:hover, .map-pin.active { transform: scale(1.2); }
.map-pin .pulse { animation: pulseRing 2s ease-out infinite; transform-origin: center; }
@keyframes pulseRing { 0% { r: 8; opacity: .6; } 100% { r: 28; opacity: 0; } }
.map-info { position: absolute; right: 24px; top: 24px; bottom: 24px; width: min(360px, 38%); background: rgba(255,255,255,.95); backdrop-filter: blur(8px); border-radius: var(--r-md); padding: 22px; border: 1px solid var(--line); box-shadow: var(--shadow-md); display: flex; flex-direction: column; gap: 14px; }
.map-info .mloc { font-size: 11px; letter-spacing: .22em; text-transform: uppercase; color: #8a6e45; font-weight: 600; }
.map-info h4 { font-size: 20px; font-weight: 600; color: var(--navy); margin: 0; }
.map-info .mprice { font-family: "Fraunces", serif; font-style: italic; font-size: 24px; color: var(--navy); font-weight: 600; }
.map-info .mmeta { display: flex; gap: 14px; font-size: 13px; color: #52596a; padding-top: 10px; border-top: 1px solid var(--line); }
.map-info .mmeta strong { color: var(--navy); }
.map-list-mini { list-style: none; padding: 0; margin: 0; display: grid; gap: 8px; max-height: 160px; overflow: auto; }
.map-list-mini li { padding: 10px 12px; font-size: 12px; border-radius: 10px; border: 1px solid var(--line); cursor: pointer; transition: all .2s; }
.map-list-mini li:hover { background: var(--ivory); border-color: var(--champagne); }
.map-list-mini li strong { display: block; color: var(--navy); margin-bottom: 2px; font-size: 13px; }
@media (max-width:680px) { .map-info { position: static; width: auto; margin-top: 14px; } .map-view { aspect-ratio: auto; } }

.calc { background: var(--ivory); position: relative; overflow: hidden; }
.calc::before { content: ""; position: absolute; left: -10%; top: -30%; width: 60%; height: 140%; background: radial-gradient(circle at center, rgba(212,184,150,.12), transparent 60%); pointer-events: none; }
.calc-grid { display: grid; grid-template-columns: 1fr 1.2fr; gap: clamp(40px, 6vw, 80px); align-items: start; position: relative; z-index: 2; }
.calc-card { background: var(--navy); color: #fff; border-radius: var(--r-xl); padding: clamp(28px, 4vw, 48px); box-shadow: var(--shadow-lg); position: relative; overflow: hidden; }
.calc-card::before { content: ""; position: absolute; right: -10%; top: -20%; width: 50%; height: 60%; background: radial-gradient(circle, rgba(212,184,150,.18), transparent 60%); pointer-events: none; }
.calc-card h3 { color: #fff; font-size: 14px; letter-spacing: .24em; text-transform: uppercase; margin-bottom: 6px; font-weight: 600; }
.calc-card .subt { color: rgba(255,255,255,.65); font-size: 13px; }
.calc-fields { margin-top: 32px; display: grid; gap: 22px; }
.calc-field label { display: flex; align-items: baseline; justify-content: space-between; font-size: 11px; letter-spacing: .22em; text-transform: uppercase; color: var(--champagne); font-weight: 600; margin-bottom: 10px; }
.calc-field label span { color: #fff; font-family: "Fraunces", serif; font-style: italic; font-size: 18px; font-weight: 600; letter-spacing: 0; text-transform: none; }
.calc-field input[type=range] { -webkit-appearance: none; appearance: none; width: 100%; height: 4px; background: rgba(255,255,255,.16); border-radius: 2px; outline: none; }
.calc-field input[type=range]::-webkit-slider-thumb { -webkit-appearance: none; width: 22px; height: 22px; border-radius: 50%; background: var(--champagne); border: 3px solid var(--navy); cursor: pointer; box-shadow: 0 0 0 1px var(--champagne); transition: transform .15s; }
.calc-field input[type=range]::-webkit-slider-thumb:hover { transform: scale(1.15); }
.calc-field input[type=range]::-moz-range-thumb { width: 22px; height: 22px; border-radius: 50%; background: var(--champagne); border: 3px solid var(--navy); cursor: pointer; }
.calc-out { margin-top: 36px; padding-top: 28px; border-top: 1px solid rgba(255,255,255,.12); display: grid; grid-template-columns: 1fr 1fr; gap: 24px; }
.calc-out .ko { color: rgba(255,255,255,.6); font-size: 10.5px; letter-spacing: .24em; text-transform: uppercase; font-weight: 600; }
.calc-out .kv { font-family: "Fraunces", serif; font-style: italic; font-size: clamp(28px, 3vw, 42px); color: var(--champagne); font-weight: 600; margin-top: 6px; line-height: 1; }
.calc-out .kv small { font-family: "Inter", sans-serif; font-style: normal; font-size: 13px; font-weight: 500; color: rgba(255,255,255,.55); letter-spacing: .18em; text-transform: uppercase; margin-left: 4px; }
.calc-disc { font-size: 11px; color: rgba(255,255,255,.45); margin-top: 18px; line-height: 1.55; }
@media (max-width: 900px) { .calc-grid { grid-template-columns: 1fr; } }

.why { position: relative; background: var(--navy); color: #fff; overflow: hidden; }
.why::before { content: ""; position: absolute; left: -10%; top: -20%; width: 60%; height: 140%; background: linear-gradient(135deg, rgba(212,184,150,.08), rgba(212,184,150,0) 60%); transform: rotate(-12deg); pointer-events: none; }
.why-grid { display: grid; grid-template-columns: 1fr 1.2fr; gap: clamp(40px, 7vw, 100px); position: relative; z-index: 2; }
.why h2 .ital { font-family: "Fraunces", serif; font-style: italic; font-weight: 500; text-transform: none; letter-spacing: 0; color: var(--champagne); }
.why-list { display: grid; grid-template-columns: 1fr 1fr; gap: 4px; margin-top: 8px; }
.why-item { padding: 26px 24px; border-top: 1px solid var(--line-on-dark); transition: background .3s ease; }
.why-item:hover { background: rgba(212,184,150,.06); }
.why-item .num { font-family: "Fraunces", serif; font-style: italic; font-size: 14px; color: var(--champagne); }
.why-item h3 { color: #fff; font-size: 19px; margin: 10px 0 10px; line-height: 1.3; }
.why-item p { color: rgba(255,255,255,.66); font-size: 14px; line-height: 1.6; margin: 0; }
@media (max-width: 880px) { .why-grid { grid-template-columns: 1fr; } .why-list { grid-template-columns: 1fr; } }

.testi { background: var(--white); overflow: hidden; }
.testi-stage { position: relative; padding: 16px 0 8px; }
.testi-track { display: flex; gap: 24px; transition: transform .6s cubic-bezier(.22,.9,.27,1); }
.testi-card { flex: 0 0 calc((100% - 48px) / 3); background: var(--ivory); border: 1px solid var(--line); border-radius: var(--r-lg); padding: 36px 32px; display: flex; flex-direction: column; gap: 18px; }
.testi-card .stars { color: var(--champagne); font-size: 14px; letter-spacing: 2px; }
.testi-card .q { font-family: "Fraunces", serif; font-style: italic; font-size: 19px; line-height: 1.5; color: var(--navy); margin: 0; }
.testi-card .who { display: flex; align-items: center; gap: 14px; padding-top: 18px; border-top: 1px solid var(--line); margin-top: auto; }
.testi-card .av { width: 46px; height: 46px; border-radius: 50%; background: var(--navy); color: var(--champagne); display: grid; place-items: center; font-family: "Fraunces", serif; font-style: italic; font-weight: 600; font-size: 18px; }
.testi-card .name { font-size: 14px; font-weight: 600; color: var(--navy); }
.testi-card .role { font-size: 11px; letter-spacing: .18em; text-transform: uppercase; color: #8a6e45; margin-top: 2px; }
.testi-controls { display: flex; gap: 10px; margin-top: 36px; align-items: center; justify-content: flex-end; }
.testi-controls button { width: 48px; height: 48px; border-radius: 50%; border: 1px solid var(--line); background: #fff; color: var(--navy); display: grid; place-items: center; transition: all .25s; }
.testi-controls button:hover { background: var(--navy); color: #fff; border-color: var(--navy); }
.testi-controls .progress { flex: 1; height: 1px; background: var(--line); position: relative; max-width: 240px; margin-right: 14px; }
.testi-controls .progress::after { content: ""; position: absolute; left: 0; top: -1px; height: 3px; background: var(--champagne); width: var(--p, 33%); transition: width .5s; }
@media (max-width: 980px) { .testi-card { flex-basis: calc((100% - 24px) / 2); } }
@media (max-width: 680px) { .testi-card { flex-basis: 100%; } }

.contact { background: var(--ivory); }
.contact-wrap { background: #fff; border-radius: var(--r-xl); padding: clamp(28px, 5vw, 64px); display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(32px, 5vw, 64px); box-shadow: var(--shadow-md); border: 1px solid var(--line); overflow: hidden; position: relative; }
.contact-info h2 { font-size: clamp(28px, 3vw, 40px); }
.contact-info p { color: #52596a; margin-top: 18px; font-size: 16px; line-height: 1.65; max-width: 40ch; }
.contact-list { list-style: none; padding: 0; margin: 36px 0 0; display: grid; gap: 14px; }
.contact-list li { display: flex; align-items: center; gap: 14px; padding: 16px 18px; border-radius: var(--r-md); background: var(--ivory); border: 1px solid var(--line); transition: all .3s; }
.contact-list li:hover { background: var(--navy); color: #fff; border-color: var(--navy); transform: translateX(4px); }
.contact-list li:hover .ic { background: var(--champagne); color: var(--navy); }
.contact-list .ic { width: 42px; height: 42px; border-radius: 12px; background: #fff; border: 1px solid var(--line); display: grid; place-items: center; color: var(--navy); transition: all .3s; }
.contact-list .ic svg { width: 18px; height: 18px; }
.contact-list .lbl { font-size: 10.5px; letter-spacing: .24em; text-transform: uppercase; color: #8a6e45; font-weight: 600; display: block; margin-bottom: 2px; }
.contact-list li:hover .lbl { color: var(--champagne); }
.contact-list .val { font-size: 15px; font-weight: 500; }
.socials { display: flex; gap: 10px; margin-top: 22px; }
.socials a { width: 42px; height: 42px; border-radius: 50%; background: var(--ivory); border: 1px solid var(--line); display: grid; place-items: center; color: var(--navy); transition: all .25s; }
.socials a:hover { background: var(--navy); color: #fff; border-color: var(--navy); transform: translateY(-2px); }
.socials a svg { width: 18px; height: 18px; }
.form { display: grid; gap: 16px; }
.field { display: grid; gap: 8px; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.field label { font-size: 10.5px; letter-spacing: .22em; text-transform: uppercase; color: #6b7383; font-weight: 600; }
.field input, .field select, .field textarea { font-family: inherit; font-size: 15px; color: var(--navy); padding: 14px 16px; border: 1px solid var(--line); border-radius: 12px; background: #fff; transition: border-color .25s, box-shadow .25s; width: 100%; }
.field textarea { min-height: 120px; resize: vertical; }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--navy); box-shadow: 0 0 0 4px rgba(11,27,59,.08); }
.field.error input, .field.error select, .field.error textarea { border-color: #c0392b; box-shadow: 0 0 0 4px rgba(192,57,43,.10); }
.field .err { font-size: 11px; color: #c0392b; min-height: 14px; }
.form-foot { display: flex; align-items: center; justify-content: space-between; flex-wrap: wrap; gap: 14px; margin-top: 8px; }
.form-foot small { color: #6b7383; font-size: 12px; }
.submit-state { font-size: 13px; color: #2a7c4d; font-weight: 500; opacity: 0; transition: opacity .3s; }
.submit-state.show { opacity: 1; }
@media (max-width: 880px) { .contact-wrap { grid-template-columns: 1fr; } .field-row { grid-template-columns: 1fr; } }

/* CF7 form styles */
.wpcf7 { width: 100%; }
.wpcf7 form { display: grid; gap: 14px; }
.wpcf7 form br { display: none; }
.wpcf7 label { display: flex; flex-direction: column; gap: 7px; font-size: 10.5px; letter-spacing: .22em; text-transform: uppercase; color: #6b7383; font-weight: 600; }
.wpcf7 .wpcf7-form-control-wrap { display: block; }
.wpcf7 input:not([type=submit]),
.wpcf7 select,
.wpcf7 textarea { font-family: inherit; font-size: 15px; color: var(--navy); padding: 13px 16px; border: 1px solid var(--line); border-radius: 12px; background: #fff; transition: border-color .25s, box-shadow .25s; width: 100%; display: block; appearance: none; -webkit-appearance: none; }
.wpcf7 select { background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%23071D49' stroke-width='1.5' fill='none' stroke-linecap='round'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 16px center; padding-right: 40px; cursor: pointer; }
.wpcf7 textarea { min-height: 120px; resize: vertical; }
.wpcf7 input:not([type=submit]):focus,
.wpcf7 select:focus,
.wpcf7 textarea:focus { outline: none; border-color: var(--navy); box-shadow: 0 0 0 4px rgba(7,29,73,.08); }
.wpcf7 input[type=submit] { font-family: inherit; cursor: pointer; padding: 16px 32px; border-radius: 999px; font-size: 12.5px; font-weight: 600; letter-spacing: .18em; text-transform: uppercase; background: var(--champagne); color: var(--navy); border: none; transition: transform .25s, background .25s, box-shadow .25s; box-shadow: var(--shadow-sm); margin-top: 6px; display: inline-block; }
.wpcf7 input[type=submit]:hover { background: #b8945a; transform: translateY(-2px); box-shadow: var(--shadow-md); }
.wpcf7 .wpcf7-not-valid-tip { color: #c0392b; font-size: 11px; margin-top: 4px; display: block; font-weight: 500; letter-spacing: 0; text-transform: none; }
.wpcf7 .wpcf7-response-output { margin-top: 16px; padding: 13px 18px; border-radius: 10px; font-size: 13px; border-width: 1px; border-style: solid; }
.wpcf7 .wpcf7-mail-sent-ok { background: #edf7f0; border-color: #2a7c4d; color: #2a7c4d; }
.wpcf7 .wpcf7-validation-errors, .wpcf7 .wpcf7-spam-blocked { background: #fef3f2; border-color: #c0392b; color: #c0392b; }

/* Featured Quote */
.quote-banner { padding: clamp(40px,6vw,80px) 0; background: var(--ivory); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.feat-quote { margin: 0; text-align: center; position: relative; padding: 0 clamp(20px,8vw,120px); }
.feat-quote-mark { font-family: "Fraunces", serif; font-size: clamp(80px,12vw,140px); color: var(--champagne); opacity: .18; line-height: .7; position: absolute; top: -10px; left: clamp(0px,4vw,60px); user-select: none; }
.feat-quote p { font-family: "Fraunces", serif; font-style: italic; font-size: clamp(22px,2.8vw,40px); color: var(--navy); line-height: 1.3; font-weight: 500; margin: 0 0 18px; position: relative; z-index: 1; }
.feat-quote cite { font-style: normal; font-size: 12px; letter-spacing: .24em; text-transform: uppercase; color: var(--champagne); font-weight: 600; }

/* Investment Section */
.investment { background: var(--ivory); }
.invest-grid { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(32px,6vw,80px); align-items: center; }
.invest-italic { font-family: "Fraunces", serif; font-style: italic; font-size: clamp(18px,1.6vw,24px); color: var(--champagne); line-height: 1.45; margin-top: 20px; }
.invest-pillars { display: grid; gap: 24px; }
.invest-pillar { padding: 28px; border-radius: var(--r-lg); background: #fff; border: 1px solid var(--line); box-shadow: var(--shadow-sm); }
.invest-pillar .ip-num { font-size: 10.5px; letter-spacing: .28em; text-transform: uppercase; font-weight: 700; color: var(--champagne); margin-bottom: 10px; }
.invest-pillar h4 { font-size: 17px; margin-bottom: 8px; }
.invest-pillar p { font-size: 14px; color: #52596a; margin: 0; }
@media (max-width: 860px) { .invest-grid { grid-template-columns: 1fr; } }

/* CTA Band */
.cta-band { background: var(--navy); padding: clamp(48px,8vw,100px) 0; }
.cta-inner { display: flex; align-items: center; justify-content: space-between; gap: 32px; flex-wrap: wrap; }
.cta-band h2 { color: #fff; }
.cta-band .lead { color: rgba(255,255,255,.72); max-width: 48ch; }

footer { background: var(--navy-deep); color: rgba(255,255,255,.7); padding: 64px 0 30px; }
.foot { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr; gap: 32px; align-items: flex-start; }
.foot h4 { color: #fff; font-size: 12px; letter-spacing: .22em; text-transform: uppercase; margin-bottom: 18px; }
.foot ul { list-style: none; padding: 0; margin: 0; display: grid; gap: 10px; font-size: 14px; }
.foot a:hover { color: var(--champagne); }
.foot p { font-size: 14px; line-height: 1.6; margin: 14px 0 0; max-width: 36ch; color: rgba(255,255,255,.55); }
.foot .socials a { background: rgba(255,255,255,.06); border-color: rgba(255,255,255,.10); color: #fff; }
.foot .socials a:hover { background: var(--champagne); color: var(--navy); border-color: var(--champagne); }
.foot-bottom { margin-top: 48px; padding-top: 22px; border-top: 1px solid rgba(255,255,255,.08); display: flex; align-items: center; justify-content: space-between; flex-wrap: wrap; gap: 14px; font-size: 12px; color: rgba(255,255,255,.5); }
@media (max-width: 880px) { .foot { grid-template-columns: 1fr 1fr; } }

.wa-float { position: fixed; right: 20px; bottom: 20px; z-index: 60; width: 58px; height: 58px; border-radius: 50%; background: #25D366; color: #fff; display: grid; place-items: center; box-shadow: 0 12px 30px rgba(37,211,102,.4); transition: transform .25s; }
.wa-float:hover { transform: scale(1.06); }
.wa-float svg { width: 26px; height: 26px; }
.wa-float::after { content: ""; position: absolute; inset: -4px; border-radius: 50%; border: 2px solid rgba(37,211,102,.5); animation: waPulse 2s ease-out infinite; pointer-events: none; }
@keyframes waPulse { 0% { transform: scale(1); opacity: .6; } 100% { transform: scale(1.5); opacity: 0; } }

.reveal { opacity: 0; transform: translateY(28px); transition: opacity .9s ease, transform .9s ease; }
.reveal.in { opacity: 1; transform: none; }
::selection { background: var(--champagne); color: var(--navy); }

/* ═══════════════════════════════════════════════
   MOBILE NAV — Hamburger button, Drawer, Overlay
   ═══════════════════════════════════════════════ */
.nav-actions { display: flex; align-items: center; gap: 12px; }

.nav-toggle {
  display: none;
  align-items: center; justify-content: center;
  width: 44px; height: 44px;
  border-radius: 10px;
  border: 1px solid var(--line);
  background: transparent;
  color: var(--navy);
  transition: background .2s, border-color .2s, color .2s;
  flex-shrink: 0;
}
.nav.on-dark .nav-toggle { border-color: rgba(255,255,255,.22); color: #fff; }
.nav-toggle:hover { background: rgba(7,29,73,.07); }
.nav-toggle .icon-menu, .nav-toggle .icon-close { width: 20px; height: 20px; pointer-events: none; }
.nav-toggle .icon-close { display: none; }
.nav-toggle.open .icon-menu { display: none; }
.nav-toggle.open .icon-close { display: block; }

.nav-drawer {
  position: fixed; top: 76px; left: 0; right: 0; bottom: 0;
  background: var(--ivory); z-index: 49;
  transform: translateX(100%);
  transition: transform .35s cubic-bezier(.4,0,.2,1);
  overflow-y: auto; -webkit-overflow-scrolling: touch;
  padding: 20px 20px 48px;
  display: flex; flex-direction: column; gap: 24px;
}
.nav-drawer.open { transform: translateX(0); }

.drawer-menu { list-style: none; padding: 0; margin: 0; display: grid; gap: 2px; }
.drawer-menu a {
  display: block; padding: 14px 16px;
  font-size: 16px; font-weight: 500; color: var(--navy);
  border-radius: 12px; letter-spacing: .01em;
  transition: background .2s;
  border-bottom: 1px solid var(--line);
}
.drawer-menu li:last-child a { border-bottom: 0; }
.drawer-menu a:hover, .drawer-menu a:active { background: rgba(7,29,73,.06); }

.drawer-cta { align-self: flex-start; padding: 14px 26px; }

.drawer-contact {
  display: flex; flex-direction: column; gap: 10px;
  padding-top: 20px; border-top: 1px solid var(--line);
  margin-top: auto;
}
.drawer-contact a { font-size: 14px; color: var(--navy); font-weight: 500; }

.nav-overlay {
  position: fixed; inset: 0;
  background: rgba(7,29,73,.42);
  z-index: 48; opacity: 0; pointer-events: none;
  transition: opacity .35s ease;
}
.nav-overlay.open { opacity: 1; pointer-events: all; }

body.nav-open { overflow: hidden; }

@media (max-width: 920px) {
  .nav-toggle { display: flex; }
  .nav-cta { display: none !important; }
}

/* ═══════════════════════════════════════════════
   UTILITY — hide-mobile / hide-desktop
   ═══════════════════════════════════════════════ */
@media (max-width: 768px) {
  .hide-mobile { display: none !important; }
}
@media (min-width: 769px) {
  .hide-desktop { display: none !important; }
}

/* ═══════════════════════════════════════════════
   PROPERTIES — extra cards + show-more button
   ═══════════════════════════════════════════════ */
@media (min-width: 769px) {
  .props-show-more { display: none !important; }
}
@media (max-width: 768px) {
  .prop-extra { display: none; }
  .prop-extra.revealed { display: block; }
  .props-show-more { display: flex !important; justify-content: center; margin-top: 24px; }
}

/* ═══════════════════════════════════════════════
   MOBILE BREAKPOINTS — compact & page-like feel
   ═══════════════════════════════════════════════ */
@media (max-width: 768px) {
  /* tighter section rhythm */
  .section { padding: 52px 0; }

  /* hero — remove diagonal on mobile so hero-meta stays on light bg */
  .hero::before, .hero::after { display: none; }
  .hero { padding-top: 20px; padding-bottom: 40px; background: var(--ivory); }
  .hero-grid { display: flex; flex-direction: column-reverse; gap: 28px; min-height: auto; }
  .portrait-frame { max-width: 100%; margin: 0; aspect-ratio: 3/2; }
  .portrait-tag { left: 12px; bottom: 12px; padding: 10px 14px; }
  .portrait-tag .num { font-size: 22px; }
  .portrait-stat { right: 12px; top: 12px; }
  .hero h1 { font-size: clamp(34px, 8vw, 48px); }
  /* hero-meta on light bg — force readable colors */
  .hero-meta { gap: 14px; margin-top: 24px; border-top-color: var(--line); }
  .hero-meta a { color: var(--navy); }
  .hero-meta span[style] { color: var(--navy) !important; }
  .hero-actions { gap: 10px; }
  .hero-actions .btn { font-size: 11px; padding: 13px 20px; }

  /* section headers */
  .section-head { margin-bottom: 28px; flex-direction: column; align-items: flex-start; gap: 16px; }

  /* services — 2-col keeps it half as tall */
  .services-grid { grid-template-columns: 1fr 1fr !important; gap: 12px; }
  .svc-card { padding: 20px 14px 18px; }
  .svc-card p { font-size: 13px; margin: 10px 0 14px; }

  /* why — 2-col keeps it half as tall */
  .why-grid { gap: 28px; }
  .why-list { grid-template-columns: 1fr 1fr !important; gap: 0; }
  .why-item { padding: 18px 14px; }
  .why-item h3 { font-size: 15px; }
  .why-item p { font-size: 13px; }

  /* calc — hide the left text column, just show the card */
  .calc-grid { grid-template-columns: 1fr; gap: 0; }
  .calc-grid > div:first-child { display: none; }
  .calc-out { grid-template-columns: 1fr 1fr; gap: 16px; }
  .calc-card { padding: 24px 20px; }

  /* about */
  .about-grid { gap: 20px; }
  .about-visual { aspect-ratio: 16/9; max-height: 260px; }
  .about-copy p { font-size: 15px; }
  .about-stats { grid-template-columns: 1fr 1fr 1fr; gap: 8px; }
  .stat { padding: 14px 10px; }
  .stat .n { font-size: 28px; }
  .stat .l { font-size: 10px; }
  .about-quote { padding: 18px 20px; margin-top: 20px; }
  .about-quote .q { font-size: 18px; }

  /* testimonials */
  .testi-stage { padding: 8px 0 0; }
  .testi-card { padding: 20px 18px; gap: 12px; }
  .testi-card .q { font-size: 16px; }
  .testi-controls { margin-top: 20px; }

  /* contact */
  .contact-wrap { padding: 24px 16px; }
  .contact-list li { padding: 13px 14px; }

  /* CTA band */
  .cta-inner { flex-direction: column; align-items: flex-start; gap: 20px; }
  .cta-band h2 { font-size: clamp(26px, 7vw, 40px); }

  /* footer */
  .foot { grid-template-columns: 1fr; gap: 32px; }
  .foot-bottom { flex-direction: column; align-items: flex-start; gap: 6px; }
}