:root {
  --shell: #f0ebe0;
  --shell-2: #e3d9c6;
  --ink: #15110a;
  --ink-2: #2e2818;
  --ink-3: #6a6148;
  --rule: #c7bca2;
  --terra: #b24a2c;
  --terra-2: #8a3418;
  --sage: #5c6b4c;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  overflow-x: hidden;
  background: var(--shell);
  color: var(--ink);
  font-family: "Manrope", system-ui, sans-serif;
  font-weight: 400;
  -webkit-font-smoothing: antialiased;
}

body.modal-open {
  overflow: hidden;
}

::selection {
  background: var(--terra);
  color: var(--shell);
}

a {
  color: inherit;
  text-decoration: none;
}

button,
input,
select,
textarea {
  font: inherit;
}

button {
  color: inherit;
  cursor: pointer;
}

.serif {
  font-family: "DM Serif Display", Georgia, serif;
  font-weight: 400;
}

.mono {
  font-family: "JetBrains Mono", ui-monospace, monospace;
}

.wrap {
  width: min(1480px, calc(100% - 88px));
  margin-inline: auto;
}

.section-pad {
  padding: 48px 0;
}

.meet-section {
  padding-top: 0;
}

.meet-section .advisor-portrait-col {
  min-height: auto;
}

.meet-section .advisor-portrait-wrap {
  flex: 0 0 auto;
}

.compact-next {
  padding-bottom: 32px;
}

.compact-prev {
  padding-top: 32px;
}

.micro,
.eyebrow,
.stat-label {
  letter-spacing: 0;
  text-transform: uppercase;
}

.micro {
  font-size: 9px;
}

.eyebrow {
  font-size: 11px;
  font-weight: 500;
}

.stat-label {
  font-size: 10px;
}

.text-shell {
  color: var(--shell);
}

.text-shell\/85 {
  color: rgba(239, 233, 221, 0.85);
}

.text-shell\/80 {
  color: rgba(239, 233, 221, 0.8);
}

.text-shell\/75 {
  color: rgba(239, 233, 221, 0.75);
}

.text-shell\/70 {
  color: rgba(239, 233, 221, 0.7);
}

.text-terra {
  color: var(--terra);
}

.text-ink-2 {
  color: var(--ink-2);
}

.text-ink-3 {
  color: var(--ink-3);
}

.bg-shell {
  background: var(--shell);
}

.bg-shell-2 {
  background: var(--shell-2);
}

.bg-ink {
  background: var(--ink);
}

.bg-terra {
  background: var(--terra);
}

.border-rule {
  border-color: var(--rule);
}

.border-shell\/35 {
  border-color: rgba(239, 233, 221, 0.35);
}

.site-header {
  border-bottom: 1px solid transparent;
  transition: background 0.35s ease, color 0.35s ease, border-color 0.35s ease;
}

.site-header.is-scrolled {
  border-bottom-color: rgba(199, 188, 162, 0.4);
  background: rgba(240, 235, 224, 0.94);
  color: var(--ink);
  backdrop-filter: blur(16px);
}

.site-header.is-open {
  border-bottom-color: rgba(239, 233, 221, 0.18);
  background: rgba(21, 17, 10, 0.96);
  color: var(--shell);
  backdrop-filter: blur(18px);
}

.site-header nav:not(.mobile-menu) a {
  position: relative;
  transition: color 0.24s ease;
}

.site-header nav:not(.mobile-menu) {
  gap: clamp(18px, 2vw, 34px);
}

.nav-item {
  position: relative;
  display: inline-flex;
  align-items: center;
}

.has-submenu > a {
  display: inline-flex;
  align-items: center;
  gap: 7px;
}

.has-submenu > a::before {
  width: 5px;
  height: 5px;
  border-right: 1px solid currentColor;
  border-bottom: 1px solid currentColor;
  content: "";
  transform: rotate(45deg) translateY(-2px);
  order: 2;
  opacity: 0.72;
}

.has-submenu::after {
  position: absolute;
  top: 100%;
  right: -24px;
  left: -24px;
  height: 22px;
  content: "";
}

.nav-submenu {
  position: absolute;
  top: calc(100% + 10px);
  left: 50%;
  display: grid;
  min-width: 230px;
  border: 1px solid rgba(239, 233, 221, 0.16);
  border-radius: 8px;
  background: rgba(7, 7, 6, 0.96);
  padding: 10px;
  box-shadow: 0 28px 70px rgba(0, 0, 0, 0.28);
  opacity: 0;
  pointer-events: none;
  transform: translate(-50%, 8px);
  transition: opacity 0.22s ease, transform 0.22s ease;
}

.has-submenu:hover .nav-submenu,
.has-submenu:focus-within .nav-submenu {
  opacity: 1;
  pointer-events: auto;
  transform: translate(-50%, 0);
}

.nav-submenu a {
  border-radius: 6px;
  padding: 10px 12px;
  color: rgba(239, 233, 221, 0.78);
  white-space: nowrap;
}

.nav-submenu a:hover,
.nav-submenu a[aria-current="page"] {
  background: rgba(239, 233, 221, 0.08);
  color: var(--shell);
}

.nav-submenu a[aria-current="page"]::after {
  display: none;
}

.site-header.is-scrolled .nav-submenu {
  border-color: rgba(21, 17, 10, 0.12);
  background: rgba(240, 235, 224, 0.98);
  box-shadow: 0 24px 58px rgba(21, 17, 10, 0.14);
}

.site-header.is-scrolled .nav-submenu a {
  color: var(--ink-3);
}

.site-header.is-scrolled .nav-submenu a:hover,
.site-header.is-scrolled .nav-submenu a[aria-current="page"] {
  background: rgba(21, 17, 10, 0.07);
  color: var(--ink);
}

.site-header nav:not(.mobile-menu) a:hover,
.site-header nav:not(.mobile-menu) a[aria-current="page"] {
  color: var(--shell);
}

.site-header.is-scrolled nav:not(.mobile-menu) a:hover,
.site-header.is-scrolled nav:not(.mobile-menu) a[aria-current="page"] {
  color: var(--ink);
}

.site-header nav:not(.mobile-menu) a[aria-current="page"]::after {
  position: absolute;
  right: 0;
  bottom: -8px;
  left: 0;
  height: 1px;
  background: var(--terra);
  content: "";
}

.menu-toggle {
  justify-self: end;
  display: grid;
  width: 44px;
  height: 44px;
  place-items: center;
  border: 1px solid currentColor;
  border-radius: 8px;
  background: transparent;
}

.menu-toggle span {
  display: block;
  width: 18px;
  height: 1px;
  background: currentColor;
  transition: transform 0.24s ease;
}

.site-header.is-open .menu-toggle span:first-child {
  transform: translateY(4px) rotate(45deg);
}

.site-header.is-open .menu-toggle span:last-child {
  transform: translateY(-4px) rotate(-45deg);
}

.mobile-menu {
  pointer-events: none;
  position: absolute;
  inset: 100% 0 auto 0;
  display: grid;
  max-height: calc(100svh - 76px);
  overflow-y: auto;
  border-top: 1px solid rgba(239, 233, 221, 0.16);
  background: rgba(21, 17, 10, 0.96);
  color: var(--shell);
  opacity: 0;
  transform: translateY(-12px);
  transition: opacity 0.24s ease, transform 0.24s ease;
  backdrop-filter: blur(18px);
  overscroll-behavior: contain;
  -webkit-overflow-scrolling: touch;
}

.site-header.is-open .mobile-menu {
  pointer-events: auto;
  opacity: 1;
  transform: translateY(0);
}

.mobile-menu a {
  border-bottom: 1px solid rgba(239, 233, 221, 0.14);
  padding: 18px 24px;
  font-size: 16px;
}

.mobile-menu a[aria-current="page"] {
  background: rgba(178, 74, 44, 0.16);
  box-shadow: inset 3px 0 0 var(--terra);
  color: var(--shell);
}

.mobile-submenu {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  border-bottom: 1px solid rgba(239, 233, 221, 0.14);
  background: rgba(239, 233, 221, 0.05);
  padding: 8px 12px 12px 24px;
}

.mobile-submenu a {
  border-bottom: 0;
  border-left: 1px solid rgba(239, 233, 221, 0.14);
  padding: 9px 12px;
  color: rgba(239, 233, 221, 0.72);
  font-size: 13px;
}

.mobile-submenu a[aria-current="page"] {
  background: rgba(178, 74, 44, 0.14);
  box-shadow: inset 2px 0 0 var(--terra);
}

.mobile-menu-phone {
  color: var(--terra);
  font-size: 12px !important;
  text-transform: uppercase;
}

.brand-mark,
.media-btn,
.btn {
  transition: transform 0.25s ease, background 0.25s ease, color 0.25s ease, border-color 0.25s ease;
}

.brand:hover .brand-mark,
.media-btn:hover,
.btn:hover {
  transform: translateY(-2px);
}

.status-dot {
  width: 6px;
  height: 6px;
  border-radius: 999px;
  background: var(--terra);
}

.hero-title {
  max-width: 760px;
  font-size: clamp(46px, 5vw, 88px);
  line-height: 0.94;
  white-space: normal;
}

.video-hero {
  min-height: 100svh;
}

.hero-video {
  filter: saturate(0.7) contrast(1.08) brightness(0.76);
}

.hero-shade {
  background:
    linear-gradient(90deg, rgba(6, 11, 20, 0.88) 0%, rgba(6, 11, 20, 0.72) 45%, rgba(6, 11, 20, 0.36) 100%),
    linear-gradient(180deg, rgba(6, 11, 20, 0.24) 0%, rgba(6, 11, 20, 0.48) 58%, rgba(6, 11, 20, 0.9) 100%);
}

.hero-copy {
  text-shadow: 0 1px 18px rgba(21, 17, 10, 0.35);
}

.hero-agent-card {
  max-width: 820px;
}

.hero-agent-card .hero-title {
  max-width: 780px;
  font-size: clamp(36px, 3.8vw, 64px);
  line-height: 1.0;
}

.hero-inner {
  min-height: 100svh;
}

.hero-actions {
  margin-top: 18px;
  margin-bottom: 34px !important;
}

.advisor-portrait-col {
  min-height: 540px;
  display: flex;
  flex-direction: column;
}

.advisor-portrait-wrap {
  position: relative;
  overflow: hidden;
  border-radius: 8px;
  flex: 1 1 auto;
}

.advisor-portrait-main {
  display: block;
  width: 100%;
  aspect-ratio: 3 / 4;
  object-fit: cover;
  object-position: top;
}

.advisor-trust-badge {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 12px;
  margin-top: 12px;
  border: 1px solid var(--rule);
  border-radius: 8px;
  background: var(--ink);
  padding: 14px 18px;
  backdrop-filter: blur(14px);
  color: var(--shell);
  text-decoration: none;
  transition: background 0.24s ease;
}

.advisor-trust-badge:hover {
  background: #0f0f0d;
  transform: none;
}

.advisor-trust-badge-meta {
  font-size: 10px;
  color: rgba(240, 235, 224, 0.68);
  text-transform: uppercase;
  margin-top: 4px;
}

.review-gold {
  color: #f2b84b;
  font-size: 18px;
  line-height: 1;
  letter-spacing: 0;
}

.advisor-trust-badge-link {
  color: rgba(240, 235, 224, 0.52);
  font-size: 11px;
}

.sold-section {
  background: var(--shell);
  border-top: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
  padding: 48px 0;
}

.sold-head {
  display: grid;
  grid-template-columns: 1fr auto;
  gap: 24px;
  align-items: end;
  margin-bottom: 40px;
}

.sold-list {
  border-top: 1px solid var(--rule);
}

.sold-row {
  display: grid;
  grid-template-columns: 1fr auto;
  gap: 24px;
  align-items: center;
  border-bottom: 1px solid var(--rule);
  padding: 22px 0;
  transition: padding-left 0.25s ease;
}

.sold-row:hover {
  padding-left: 16px;
}

.sold-address {
  font-family: "DM Serif Display", Georgia, serif;
  font-size: clamp(20px, 2vw, 28px);
  line-height: 1.1;
  color: var(--ink);
}

.sold-meta {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  align-items: center;
  margin-top: 8px;
}

.sold-stat {
  color: var(--ink-3);
  font-size: 11px;
  text-transform: uppercase;
}

.sold-tag {
  display: inline-flex;
  align-items: center;
  border-radius: 999px;
  padding: 4px 12px;
  font-family: "JetBrains Mono", ui-monospace, monospace;
  font-size: 10px;
  text-transform: uppercase;
}

.sold-tag-buyer {
  background: var(--ink);
  color: var(--shell);
}

.sold-tag-seller {
  background: var(--terra);
  color: var(--shell);
}

.sold-price {
  font-size: clamp(22px, 2.2vw, 32px);
  color: var(--ink);
  white-space: nowrap;
}

.booking-option {
  border-top: 1px solid rgba(240, 235, 224, 0.2);
  padding-top: 20px;
}

.booking-option > p {
  color: rgba(240, 235, 224, 0.56);
  font-size: 11px;
  text-transform: uppercase;
  margin-bottom: 14px;
}

.booking-btn {
  border: 1px solid rgba(240, 235, 224, 0.3);
  color: var(--shell);
  background: transparent;
}

.booking-btn:hover {
  background: rgba(240, 235, 224, 0.08);
  border-color: rgba(240, 235, 224, 0.54);
}

.booking-btn span {
  display: grid;
  width: 24px;
  height: 24px;
  place-items: center;
  border-radius: 999px;
  background: var(--terra);
  color: var(--shell);
  font-family: "Manrope", system-ui, sans-serif;
}

.btn-light {
  background: var(--shell);
  color: var(--ink);
}

.btn-light span {
  display: grid;
  width: 24px;
  height: 24px;
  place-items: center;
  border-radius: 999px;
  background: var(--terra);
  color: var(--shell);
}

.btn-ghost {
  border: 1px solid rgba(239, 233, 221, 0.82);
  color: var(--shell);
  backdrop-filter: blur(8px);
}

.hero-stats {
  width: min(560px, 100%);
}

.portfolio-head {
  display: grid;
  grid-template-columns: minmax(0, 1.2fr) minmax(360px, auto) auto;
  gap: 28px;
  align-items: end;
}

.proof-strip {
  border-bottom: 1px solid var(--rule);
  background: var(--ink);
  color: var(--shell);
  padding: 24px 0;
}

.proof-strip .wrap {
  display: grid;
  grid-template-columns: 1fr auto;
  gap: 28px;
  align-items: center;
}

.proof-strip p {
  color: rgba(239, 233, 221, 0.64);
  font-size: 11px;
  text-transform: uppercase;
}

.proof-strip div div {
  display: flex;
  flex-wrap: wrap;
  gap: 14px;
  justify-content: flex-end;
}

.proof-strip a {
  border: 1px solid rgba(239, 233, 221, 0.22);
  border-radius: 8px;
  padding: 10px 14px;
  color: rgba(239, 233, 221, 0.86);
  font-family: "DM Serif Display", Georgia, serif;
  font-size: 19px;
  transition: border-color 0.24s ease, color 0.24s ease, transform 0.24s ease;
}

.proof-strip a:hover {
  border-color: var(--terra);
  color: var(--shell);
  transform: translateY(-2px);
}

.btn {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  border-radius: 999px;
  padding: 12px 18px;
  font-size: 14px;
}

.btn.is-sent {
  border-color: var(--sage);
  background: var(--sage);
  color: var(--shell);
  box-shadow: 0 12px 30px rgba(92, 107, 76, 0.24);
}

.btn.is-sent::before {
  content: "";
  width: 15px;
  height: 8px;
  border-bottom: 2px solid currentColor;
  border-left: 2px solid currentColor;
  transform: rotate(-45deg) translateY(-1px);
}

.btn.is-sent span {
  background: rgba(239, 233, 221, 0.16);
  color: var(--shell);
}

.btn-dark {
  background: var(--ink);
  color: var(--shell);
}

.btn-dark span {
  display: grid;
  width: 24px;
  height: 24px;
  place-items: center;
  border-radius: 999px;
  background: var(--terra);
}

.btn-outline {
  border: 1px solid currentColor;
}

.media-btn {
  display: grid;
  width: 40px;
  height: 40px;
  place-items: center;
  border: 1px solid var(--shell);
  border-radius: 999px;
  color: var(--shell);
}

.ghost-title {
  z-index: 0;
  color: var(--shell-2);
  font-size: clamp(100px, 18vw, 260px);
  line-height: 0.85;
  pointer-events: none;
}

.section-title {
  font-size: clamp(32px, 3.5vw, 52px);
  line-height: 1.1;
}

.section-heading {
  font-size: clamp(44px, 5.2vw, 80px);
  line-height: 1;
}

.copy {
  color: var(--ink-2);
  font-size: 16px;
  line-height: 1.75;
}

.metric {
  border-bottom: 1px solid var(--rule);
  padding: 20px 0;
}

.metric p {
  font-size: 44px;
  line-height: 1;
}

.metric span {
  display: block;
  margin-top: 6px;
  color: var(--ink-3);
  font-size: 12px;
}

.filter-bar {
  display: flex;
  flex-wrap: nowrap;
  gap: 4px;
  max-width: 100%;
  overflow-x: auto;
  scrollbar-width: none;
  white-space: nowrap;
}

.filter-bar::-webkit-scrollbar {
  display: none;
}

.filter-btn {
  flex: 0 0 auto;
  border: 0;
  border-radius: 999px;
  background: transparent;
  padding: 10px 16px;
  color: var(--ink-2);
  font-size: 12px;
  transition: background 0.25s ease, color 0.25s ease;
}

.filter-btn.active {
  background: var(--ink);
  color: var(--shell);
}

.portfolio-grid {
  display: grid;
  grid-template-columns: 1.08fr 1.32fr;
  gap: 24px;
}

.portfolio-feature,
.portfolio-side-grid {
  min-width: 0;
}

.portfolio-feature .property-card {
  height: 100%;
}

.portfolio-side-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 24px;
}

.portfolio-grid.is-filtered {
  grid-template-columns: repeat(3, minmax(0, 1fr));
}

.portfolio-grid.is-filtered .portfolio-feature,
.portfolio-grid.is-filtered .portfolio-side-grid {
  display: contents;
}

.portfolio-grid.is-filtered .property-card {
  height: auto;
}

.portfolio-grid.is-filtered .property-large img {
  aspect-ratio: 16 / 10;
  height: auto;
}

.property-card {
  position: relative;
  display: flex;
  flex-direction: column;
  min-height: auto;
  overflow: hidden;
  border: 1px solid rgba(21, 17, 10, 0.12);
  border-radius: 8px;
  background: var(--shell);
  box-shadow: 0 18px 46px rgba(21, 17, 10, 0.12);
  isolation: isolate;
  transition: transform 0.35s ease, box-shadow 0.35s ease;
}

.property-card img {
  display: block;
  width: 100%;
  aspect-ratio: 16 / 10;
  height: auto;
  object-fit: cover;
  flex: 1 1 auto;
  transition: transform 0.8s ease;
}

.property-card:hover img {
  transform: scale(1.05);
}

.property-card:hover {
  box-shadow: 0 26px 60px rgba(21, 17, 10, 0.18);
  transform: translateY(-3px);
}

.property-card.is-hidden {
  display: none;
}

.property-large {
  grid-column: auto;
  grid-row: auto;
}

.property-large img {
  aspect-ratio: auto;
  height: 100%;
  min-height: 0;
}

.property-tall {
  grid-column: auto;
}

.property-wide {
  grid-column: auto;
}

.property-tag,
.property-copy {
  z-index: 2;
}

.property-tag {
  position: absolute;
  top: 16px;
  left: 16px;
  border-radius: 999px;
  padding: 6px 12px;
  box-shadow: 0 10px 24px rgba(21, 17, 10, 0.16);
  font-family: "JetBrains Mono", ui-monospace, monospace;
  font-size: 10px;
  text-transform: uppercase;
}

.property-tag.light {
  background: var(--shell);
  color: var(--ink);
}

.property-tag.terra {
  background: var(--terra);
  color: var(--shell);
}

.property-tag.dark {
  background: var(--ink);
  color: var(--shell);
}

.property-copy {
  min-height: 112px;
  flex: 0 0 112px;
  display: flex;
  align-items: end;
  justify-content: space-between;
  gap: 14px;
  padding: 20px 22px 18px;
  color: var(--ink);
}

.property-copy h3 {
  font-size: clamp(22px, 1.8vw, 30px);
  line-height: 1.04;
}

.portfolio-side-grid .property-copy {
  min-height: 126px;
  flex-basis: 126px;
  align-items: center;
  padding: 18px 20px;
}

.portfolio-side-grid .property-copy h3 {
  max-width: 210px;
  font-size: clamp(18px, 1.25vw, 22px);
  line-height: 1.08;
}

.portfolio-side-grid .price {
  font-size: 16px;
}

.property-copy .mono {
  margin-top: 4px;
  font-size: 11px;
  color: var(--ink-3);
  text-transform: uppercase;
}

.price {
  font-size: 18px;
}

.signature-img {
  width: 100%;
  aspect-ratio: 16 / 7;
  object-fit: cover;
}

.service-paths {
  display: grid;
  grid-template-columns: 1.35fr 1fr 1fr;
  gap: 24px;
  align-items: stretch;
}

.service-paths-four {
  grid-template-columns: 1.1fr repeat(3, minmax(0, 1fr));
}

.service-section .section-heading {
  font-size: clamp(44px, 3.2vw, 80px);
}

.service-intro {
  max-width: 540px;
  margin-top: 24px;
  color: var(--ink-3);
  font-size: 16px;
  line-height: 1.75;
}

.path-card {
  display: flex;
  min-height: 300px;
  flex-direction: column;
  justify-content: space-between;
  border: 1px solid var(--rule);
  border-radius: 8px;
  background: var(--shell-2);
  padding: 28px;
  transition: transform 0.3s ease, box-shadow 0.3s ease;
}

.path-card:hover {
  box-shadow: 0 20px 46px rgba(21, 17, 10, 0.12);
  transform: translateY(-3px);
}

.path-card span {
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.path-card strong {
  display: block;
  margin: 34px 0 18px;
  font-size: clamp(26px, 2.4vw, 38px);
  line-height: 1.08;
}

.path-card small {
  color: var(--ink-3);
  font-size: 14px;
  line-height: 1.65;
}

.valuation-section p {
  max-width: 680px;
  margin: 0 0 26px;
  color: rgba(239, 233, 221, 0.78);
  font-size: 16px;
  line-height: 1.75;
}

.valuation-grid {
  display: grid;
  grid-template-columns: minmax(0, 1.25fr) minmax(320px, 0.75fr);
  gap: 36px;
  align-items: center;
}

.valuation-card {
  border: 1px solid rgba(239, 233, 221, 0.18);
  border-radius: 8px;
  background: rgba(239, 233, 221, 0.08);
  padding: 30px;
}

.valuation-card span,
.market-snapshot-grid span,
.review-mini-card span,
.review-score-card span,
.faq-grid span {
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.valuation-card ul {
  margin: 22px 0 0;
  padding: 0;
  list-style: none;
}

.valuation-card li {
  border-top: 1px solid rgba(239, 233, 221, 0.16);
  padding: 15px 0;
  color: rgba(239, 233, 221, 0.78);
  line-height: 1.55;
}

.drop-copy {
  color: var(--ink-2);
  font-size: 19px;
  line-height: 1.65;
}

.drop-copy span {
  float: left;
  margin: 6px 14px 0 0;
  color: var(--terra);
  font-family: "DM Serif Display", Georgia, serif;
  font-size: 76px;
  line-height: 0.85;
}

.region-image {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  opacity: 0;
  transition: opacity 0.6s ease;
}

.region-image.active {
  opacity: 1;
}

.region-stat {
  position: absolute;
  bottom: 20px;
  left: 20px;
  border-radius: 999px;
  background: rgba(21, 17, 10, 0.62);
  padding: 10px 16px;
  color: var(--shell);
  font-size: 11px;
  backdrop-filter: blur(8px);
}

.region-intro {
  color: rgba(239, 233, 221, 0.78);
  font-size: 16px;
  line-height: 1.75;
}

.region-row {
  display: grid;
  width: 100%;
  grid-template-columns: 70px 1fr auto;
  gap: 20px;
  align-items: center;
  border: 0;
  border-bottom: 1px solid rgba(239, 233, 221, 0.18);
  background: transparent;
  padding: 16px 0;
  color: var(--shell);
  opacity: 0.5;
  text-align: left;
  transition: opacity 0.25s ease, transform 0.25s ease;
}

.region-row.active {
  opacity: 1;
}

.region-row strong {
  display: block;
  font-size: clamp(22px, 2vw, 31px);
  line-height: 1.1;
}

.region-row small {
  display: block;
  max-width: 440px;
  margin-top: 4px;
  opacity: 0.75;
}

.region-row.active > span:last-child {
  transform: translateX(4px);
}

.market-snapshot-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 18px;
  margin-top: 34px;
}

.market-snapshot-grid article {
  border: 1px solid rgba(239, 233, 221, 0.18);
  border-radius: 8px;
  background: rgba(239, 233, 221, 0.08);
  padding: 22px;
}

.market-snapshot-grid strong {
  display: block;
  margin-top: 22px;
  color: var(--shell);
  font-size: 28px;
  line-height: 1.05;
}

.market-snapshot-grid p {
  margin-top: 12px;
  color: rgba(239, 233, 221, 0.72);
  font-size: 14px;
  line-height: 1.6;
}

.testimonial-card {
  display: flex;
  min-height: 360px;
  flex-direction: column;
  gap: 22px;
  background: var(--shell-2);
  padding: 32px;
}

.testimonial-card img {
  width: 54px;
  height: 54px;
  border: 2px solid var(--shell);
  border-radius: 999px;
  object-fit: cover;
}

.testimonial-card p {
  min-height: 7em;
  color: var(--ink);
  font-size: 20px;
  line-height: 1.35;
}

.testimonial-card footer {
  margin-top: auto;
  border-top: 1px solid var(--rule);
  padding-top: 18px;
}

.testimonial-card footer span {
  display: block;
  margin-top: 6px;
  color: var(--ink-3);
  font-size: 10px;
  text-transform: uppercase;
}

.quote-mark {
  color: var(--terra);
  font-size: 60px;
  font-style: italic;
  line-height: 0.6;
}

.video-head {
  display: grid;
  grid-template-columns: 1fr minmax(280px, 430px);
  gap: 40px;
  align-items: end;
}

.video-head p:last-child {
  color: var(--ink-3);
  font-size: 15px;
  line-height: 1.7;
}

.video-gallery {
  display: grid;
  grid-template-columns: 1.35fr 1fr;
  gap: 24px;
}

.video-feature,
.video-tile {
  position: relative;
  display: block;
  overflow: hidden;
  border-radius: 8px;
  background: var(--ink);
  color: var(--shell);
}

.video-feature {
  min-height: 560px;
}

.video-feature video,
.video-tile video {
  width: 100%;
  height: 100%;
  object-fit: cover;
  opacity: 0.88;
}

.video-feature::after,
.video-tile::after {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(21, 17, 10, 0.05), rgba(21, 17, 10, 0.82));
  content: "";
}

.play-button {
  position: absolute;
  z-index: 2;
  top: 50%;
  left: 50%;
  display: grid;
  width: 120px;
  height: 120px;
  place-items: center;
  border: 1px solid var(--shell);
  border-radius: 999px;
  background: rgba(21, 17, 10, 0.24);
  transform: translate(-50%, -50%);
  backdrop-filter: blur(8px);
}

.play-button::before {
  width: 0;
  height: 0;
  margin-left: 6px;
  border-top: 14px solid transparent;
  border-bottom: 14px solid transparent;
  border-left: 22px solid var(--shell);
  content: "";
}

.video-label {
  position: absolute;
  z-index: 2;
  top: 22px;
  left: 22px;
  border-radius: 999px;
  background: rgba(21, 17, 10, 0.48);
  padding: 9px 13px;
  font-size: 11px;
  backdrop-filter: blur(10px);
}

.video-feature > div {
  position: absolute;
  right: 28px;
  bottom: 28px;
  left: 28px;
  z-index: 2;
  max-width: 620px;
}

.video-feature h3 {
  font-size: clamp(32px, 3.8vw, 58px);
  line-height: 1;
}

.video-feature p {
  margin-top: 16px;
  color: rgba(239, 233, 221, 0.72);
  font-size: 11px;
  text-transform: uppercase;
}

.video-stack {
  display: grid;
  gap: 24px;
}

.video-tile {
  min-height: 268px;
}

.video-tile > span:not(.play-badge),
.video-tile strong {
  position: absolute;
  z-index: 2;
  left: 20px;
}

.video-tile > span:not(.play-badge) {
  top: 18px;
  color: rgba(239, 233, 221, 0.72);
  font-size: 10px;
  text-transform: uppercase;
}

.play-badge {
  position: absolute;
  right: 18px;
  top: 18px;
  z-index: 2;
  display: grid;
  width: 42px;
  height: 42px;
  place-items: center;
  border: 1px solid rgba(239, 233, 221, 0.74);
  border-radius: 999px;
  background: rgba(21, 17, 10, 0.34);
  backdrop-filter: blur(8px);
}

.play-badge::before {
  content: "";
  width: 0;
  height: 0;
  margin-left: 3px;
  border-top: 7px solid transparent;
  border-bottom: 7px solid transparent;
  border-left: 11px solid var(--shell);
}

.video-tile strong {
  right: 20px;
  bottom: 18px;
  display: block;
  font-size: clamp(22px, 2vw, 30px);
  line-height: 1.05;
}

.journal-row {
  display: grid;
  grid-template-columns: 90px 140px 1fr 90px 40px;
  gap: 24px;
  align-items: center;
  border-bottom: 1px solid var(--rule);
  padding: 26px 0;
  transition: padding-left 0.25s ease;
}

.journal-row:hover {
  padding-left: 20px;
}

.journal-row strong {
  font-size: clamp(20px, 1.8vw, 28px);
  line-height: 1.25;
}

.journal-row .mono {
  font-size: 11px;
}

.blog-card-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 22px;
}

.blog-card {
  position: relative;
  min-height: 420px;
  overflow: hidden;
  border-radius: 8px;
  background: var(--ink);
  color: var(--shell);
  isolation: isolate;
}

.blog-card-feature {
  grid-column: span 2;
}

.blog-card img {
  position: absolute;
  inset: 0;
  z-index: -2;
  width: 100%;
  height: 100%;
  object-fit: cover;
  opacity: 0.88;
  transition: transform 0.8s ease, opacity 0.35s ease;
}

.blog-card::before {
  position: absolute;
  inset: 0;
  z-index: -1;
  background:
    linear-gradient(180deg, rgba(21, 17, 10, 0.06), rgba(21, 17, 10, 0.9)),
    linear-gradient(120deg, rgba(178, 74, 44, 0.18), transparent 48%);
  content: "";
}

.blog-card:hover img {
  opacity: 1;
  transform: scale(1.06);
}

.blog-card-body {
  display: flex;
  min-height: 420px;
  flex-direction: column;
  justify-content: flex-end;
  padding: 26px;
}

.blog-card-body span {
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.blog-card-body strong {
  display: block;
  max-width: 720px;
  margin-top: 16px;
  color: var(--shell);
  font-size: clamp(28px, 3vw, 50px);
  line-height: 0.98;
}

.blog-card:not(.blog-card-feature) .blog-card-body strong {
  font-size: clamp(25px, 2.2vw, 38px);
}

.blog-card-body small {
  display: block;
  max-width: 520px;
  margin-top: 14px;
  color: rgba(239, 233, 221, 0.76);
  line-height: 1.55;
}

.blog-card-body .mono:last-child {
  margin-top: 22px;
  color: rgba(239, 233, 221, 0.78);
}

.article-layout {
  grid-template-columns: 1fr;
}

.article-body {
  border: 1px solid var(--rule);
  border-radius: 8px;
  background: var(--shell);
  max-width: 1040px;
  margin: 0 auto;
  padding: clamp(28px, 4vw, 56px);
}

.article-layout .closing-photo-card {
  min-height: clamp(380px, 44vw, 620px);
}

.article-layout .closing-photo-card img {
  min-height: clamp(380px, 44vw, 620px);
}

.article-body h2 {
  margin: 12px 0 26px;
  color: var(--ink);
  font-size: clamp(34px, 4vw, 64px);
  line-height: 1;
}

.article-body h3 {
  margin: 34px 0 12px;
  color: var(--ink);
  font-size: clamp(26px, 2.4vw, 40px);
  line-height: 1.06;
}

.article-body p:not(.eyebrow) {
  max-width: 780px;
  color: var(--ink-2);
  font-size: 17px;
  line-height: 1.85;
}

.article-body p + p {
  margin-top: 18px;
}

.cta-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 22px;
  margin-top: 6px;
}

.process-head {
  display: grid;
  grid-template-columns: 1fr minmax(280px, 420px);
  gap: 40px;
  align-items: end;
  margin-bottom: 34px;
}

.process-head > p {
  color: var(--ink-3);
  font-size: 15px;
  line-height: 1.7;
}

.process-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 24px;
}

.process-grid article {
  min-height: 280px;
  border: 1px solid var(--rule);
  border-radius: 8px;
  background: var(--shell-2);
  padding: 28px;
}

.process-grid span {
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.process-grid strong {
  display: block;
  margin: 44px 0 18px;
  font-size: clamp(25px, 2.2vw, 36px);
  line-height: 1.08;
}

.process-grid p {
  color: var(--ink-3);
  font-size: 14px;
  line-height: 1.65;
}

.nar-section .process-head > p {
  color: rgba(239, 233, 221, 0.76);
}

.nar-light .process-head > p {
  color: var(--ink-3);
}

.nar-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 24px;
}

.nar-grid article {
  min-height: 300px;
  border: 1px solid rgba(239, 233, 221, 0.18);
  border-radius: 8px;
  background: rgba(239, 233, 221, 0.08);
  padding: 28px;
}

.nar-light .nar-grid article {
  border-color: var(--rule);
  background: var(--shell);
}

.nar-premium .nar-grid article {
  position: relative;
  overflow: hidden;
  border-color: rgba(21, 17, 10, 0.14);
  background:
    linear-gradient(145deg, rgba(178, 74, 44, 0.12), transparent 48%),
    var(--shell);
  box-shadow: 0 18px 48px rgba(21, 17, 10, 0.08);
}

.nar-premium .nar-grid article::after {
  position: absolute;
  inset: auto 24px 0 24px;
  height: 3px;
  background: var(--terra);
  content: "";
}

.nar-grid span {
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.nar-grid strong {
  display: block;
  margin: 44px 0 18px;
  color: var(--shell);
  font-size: clamp(25px, 2.2vw, 36px);
  line-height: 1.08;
}

.nar-light .nar-grid strong {
  color: var(--ink);
}

.nar-grid p {
  color: rgba(239, 233, 221, 0.72);
  font-size: 14px;
  line-height: 1.65;
}

.nar-light .nar-grid p {
  color: var(--ink-3);
}

.insurance-section {
  background:
    linear-gradient(120deg, rgba(43, 58, 47, 0.13), transparent 42%),
    #dfe4d7;
}

.insurance-section .process-head > p {
  color: rgba(21, 17, 10, 0.68);
}

.insurance-section .nar-grid article {
  border-color: rgba(21, 17, 10, 0.12);
  background:
    linear-gradient(145deg, rgba(239, 233, 221, 0.72), rgba(239, 233, 221, 0.42)),
    rgba(255, 255, 255, 0.28);
  box-shadow: 0 18px 44px rgba(21, 17, 10, 0.08);
}

.insurance-section .nar-grid strong {
  color: var(--ink);
}

.insurance-section .nar-grid p {
  color: var(--ink-3);
}

.about-work-section .process-head > p {
  color: var(--ink-3);
}

.about-hero-grid {
  align-items: start;
}

.about-hero-portrait {
  position: relative;
  overflow: hidden;
  border: 1px solid rgba(239, 233, 221, 0.2);
  border-radius: 8px;
  min-height: 460px;
  background: var(--ink);
  color: var(--shell);
  box-shadow: 0 26px 68px rgba(0, 0, 0, 0.24);
}

.about-hero-portrait img {
  width: 100%;
  height: 100%;
  min-height: 460px;
  display: block;
  object-fit: cover;
  object-position: top center;
  opacity: 0.92;
}

.about-hero-portrait::after {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, transparent 42%, rgba(21, 17, 10, 0.86));
  content: "";
}

.about-hero-portrait div {
  position: absolute;
  right: 20px;
  bottom: 20px;
  left: 20px;
  z-index: 1;
}

.about-hero-portrait span {
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.about-hero-portrait strong {
  display: block;
  margin-top: 8px;
  color: var(--shell);
  font-size: clamp(26px, 2.2vw, 38px);
  line-height: 1;
}

.about-work-section .nar-grid article {
  border-color: rgba(21, 17, 10, 0.12);
  background:
    linear-gradient(145deg, rgba(178, 74, 44, 0.18), transparent 46%),
    var(--ink);
  box-shadow: 0 18px 48px rgba(21, 17, 10, 0.12);
}

.about-work-section .nar-grid strong {
  color: var(--shell);
}

.about-work-section .nar-grid p {
  color: rgba(239, 233, 221, 0.72);
}

.nar-cta {
  margin-top: 28px;
}

.review-grid {
  display: grid;
  grid-template-columns: 1.25fr 0.75fr 1fr 1fr;
  gap: 22px;
  align-items: stretch;
}

.review-grid > div > p {
  max-width: 520px;
  margin-top: 18px;
  color: rgba(239, 233, 221, 0.78);
  line-height: 1.7;
}

.review-section .section-heading {
  font-size: clamp(44px, 2.5vw, 80px);
}

.review-score-card,
.review-mini-card {
  border: 1px solid rgba(239, 233, 221, 0.18);
  border-radius: 8px;
  background: rgba(239, 233, 221, 0.08);
  padding: 24px;
}

.review-score-card strong {
  display: block;
  margin-top: 28px;
  color: var(--shell);
  font-size: 74px;
  line-height: 0.9;
}

.review-score-card small {
  display: block;
  margin-top: 16px;
  color: rgba(239, 233, 221, 0.7);
  text-transform: uppercase;
}

.review-mini-card p {
  margin-top: 38px;
  color: rgba(239, 233, 221, 0.82);
  font-family: "DM Serif Display", Georgia, serif;
  font-size: 25px;
  line-height: 1.18;
}

.guided-section .path-card {
  border-color: rgba(21, 17, 10, 0.14);
  background:
    linear-gradient(145deg, rgba(21, 17, 10, 0.04), transparent 54%),
    var(--shell-2);
}

.proof-section .review-grid {
  grid-template-columns: 1.1fr 0.8fr 1fr 1fr;
}

.proof-section .review-score-card,
.proof-section .review-mini-card {
  background:
    linear-gradient(145deg, rgba(239, 233, 221, 0.14), rgba(239, 233, 221, 0.06));
  box-shadow: 0 22px 58px rgba(0, 0, 0, 0.18);
}

.faq-head {
  display: grid;
  grid-template-columns: minmax(180px, 0.35fr) 1fr;
  gap: 28px;
  align-items: end;
  margin-bottom: 34px;
}

.faq-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  border-top: 1px solid var(--rule);
}

.faq-grid article {
  border-bottom: 1px solid var(--rule);
  padding: 26px 28px 26px 0;
}

.faq-grid strong {
  display: block;
  margin-top: 16px;
  color: var(--ink);
  font-size: clamp(24px, 2vw, 34px);
  line-height: 1.08;
}

.faq-grid p {
  max-width: 620px;
  margin-top: 12px;
  color: var(--ink-3);
  font-size: 14px;
  line-height: 1.7;
}

.faq-section .faq-grid {
  gap: 18px;
  border-top: 0;
}

.faq-section .faq-grid article {
  border: 0;
  border-left: 3px solid rgba(178, 74, 44, 0.42);
  border-radius: 8px;
  background: var(--shell-2);
  padding: 24px;
}

.contact-faq-section {
  background:
    linear-gradient(120deg, rgba(43, 58, 47, 0.12), transparent 40%),
    #dfe4d7;
}

.contact-faq-section .faq-head {
  margin-bottom: 28px;
}

.contact-faq-section .faq-grid {
  gap: 18px;
  border-top: 0;
}

.contact-faq-section .faq-grid article {
  border: 0;
  border-left: 3px solid rgba(178, 74, 44, 0.42);
  border-radius: 8px;
  background: rgba(239, 233, 221, 0.52);
  padding: 24px;
  box-shadow: 0 16px 42px rgba(21, 17, 10, 0.08);
}

.contact-section {
  position: relative;
  overflow: hidden;
  background:
    linear-gradient(120deg, rgba(178, 74, 44, 0.14), transparent 34%),
    linear-gradient(180deg, rgba(239, 233, 221, 0.06), transparent 52%),
    #121611;
  padding: 54px 0;
}

.contact-luxury-hero {
  min-height: 78svh;
  display: grid;
  align-items: end;
  padding-bottom: 58px;
}

.contact-luxury-hero .subpage-hero-grid {
  grid-template-columns: minmax(0, 1fr) minmax(360px, 0.62fr);
  align-items: end;
}

.contact-hero-copy {
  max-width: 860px;
}

.contact-hero-copy h1 {
  margin-top: 20px;
}

.contact-hero-copy p {
  max-width: 610px;
  margin-top: 24px;
}

.contact-hero-card {
  display: grid;
  gap: 18px;
}

.contact-hero-card .subpage-panel {
  background:
    linear-gradient(135deg, rgba(239, 233, 221, 0.16), rgba(239, 233, 221, 0.04)),
    rgba(21, 17, 10, 0.66);
  box-shadow: 0 28px 70px rgba(0, 0, 0, 0.22);
}

.contact-portrait-card {
  position: relative;
  overflow: hidden;
  border: 1px solid rgba(239, 233, 221, 0.22);
  border-radius: 8px;
  min-height: 430px;
  background: var(--ink);
}

.contact-portrait-card img {
  width: 100%;
  height: 100%;
  min-height: 430px;
  display: block;
  object-fit: cover;
  object-position: top;
  opacity: 0.92;
  transition: transform 0.8s ease, opacity 0.35s ease;
}

.contact-portrait-card:hover img {
  transform: scale(1.04);
  opacity: 1;
}

.contact-portrait-card::after {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, transparent 30%, rgba(21, 17, 10, 0.86));
  content: "";
}

.contact-portrait-caption {
  position: absolute;
  right: 22px;
  bottom: 22px;
  left: 22px;
  z-index: 1;
  display: flex;
  align-items: end;
  justify-content: space-between;
  gap: 18px;
  color: var(--shell);
}

.contact-portrait-caption strong {
  display: block;
  font-size: 32px;
  line-height: 1;
}

.contact-portrait-caption span {
  color: rgba(239, 233, 221, 0.7);
  font-size: 11px;
  text-transform: uppercase;
}

.contact-step-section {
  background:
    linear-gradient(120deg, rgba(178, 74, 44, 0.08), transparent 36%),
    #f0ece2;
}

.contact-step-head {
  display: grid;
  grid-template-columns: minmax(0, 0.75fr) minmax(280px, 0.42fr);
  gap: 34px;
  align-items: end;
  margin-bottom: 38px;
}

.contact-step-head p:last-child {
  color: var(--ink-3);
  line-height: 1.75;
}

.contact-method-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 22px;
}

.contact-method-card {
  position: relative;
  overflow: hidden;
  border: 1px solid var(--rule);
  border-radius: 8px;
  background:
    linear-gradient(180deg, rgba(255, 255, 255, 0.42), rgba(255, 255, 255, 0.12)),
    var(--shell);
  min-height: 260px;
  padding: 26px;
  transition: transform 0.3s ease, box-shadow 0.3s ease, border-color 0.3s ease;
}

.contact-method-card::before {
  position: absolute;
  inset: 0;
  background: linear-gradient(140deg, rgba(178, 74, 44, 0.1), transparent 46%);
  opacity: 0;
  content: "";
  transition: opacity 0.3s ease;
}

.contact-method-card:hover {
  border-color: var(--terra);
  box-shadow: 0 24px 54px rgba(21, 17, 10, 0.14);
  transform: translateY(-4px);
}

.contact-method-card:hover::before {
  opacity: 1;
}

.contact-method-card span,
.contact-route-list span {
  position: relative;
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.contact-method-card .contact-method-number {
  position: absolute;
  top: 22px;
  right: 24px;
  color: rgba(21, 17, 10, 0.18);
  font-size: 36px;
  line-height: 1;
}

.contact-method-card strong {
  position: relative;
  display: block;
  margin: 52px 0 16px;
  color: var(--ink);
  font-size: clamp(28px, 2.4vw, 42px);
  line-height: 1;
}

.contact-method-card p {
  position: relative;
  color: var(--ink-3);
  line-height: 1.65;
}

.contact-method-card .mono:last-child {
  display: block;
  margin-top: 24px;
  color: var(--ink-2);
}

.contact-luxury-section {
  background:
    linear-gradient(120deg, rgba(178, 74, 44, 0.18), transparent 34%),
    linear-gradient(180deg, rgba(239, 233, 221, 0.05), transparent 44%),
    var(--ink);
  padding: 64px 0;
}

.contact-route-list {
  display: grid;
  gap: 0;
  margin-top: 6px;
  border: 1px solid rgba(239, 233, 221, 0.14);
  border-radius: 8px;
  background: rgba(239, 233, 221, 0.055);
  padding: 6px 20px;
}

.contact-route-list a {
  display: grid;
  grid-template-columns: 92px 1fr auto;
  gap: 14px;
  align-items: center;
  border-top: 1px solid rgba(239, 233, 221, 0.14);
  padding: 16px 0;
  color: var(--shell);
}

.contact-route-list a:first-child {
  border-top: 0;
}

.contact-route-list strong {
  font-size: 20px;
  line-height: 1.1;
}

.contact-route-list small {
  color: rgba(239, 233, 221, 0.58);
  font-size: 12px;
}

.contact-shell {
  position: relative;
  display: grid;
  grid-template-columns: minmax(0, 0.88fr) minmax(420px, 0.76fr);
  gap: clamp(34px, 5vw, 76px);
  align-items: center;
}

.contact-left {
  display: flex;
  flex-direction: column;
  justify-content: center;
  gap: 20px;
  border: 0;
  border-radius: 8px;
  background: transparent;
  color: var(--shell);
  padding: 0;
}

.contact-left h2 {
  max-width: 680px;
  font-size: clamp(40px, 4.2vw, 70px);
  line-height: 0.98;
}

.contact-left > p:not(.eyebrow) {
  max-width: 640px;
  color: rgba(239, 233, 221, 0.82);
  font-size: 15px;
  line-height: 1.7;
}

.contact-note {
  margin-top: -12px;
  color: rgba(239, 233, 221, 0.7) !important;
  font-size: 15px !important;
}

.contact-signals {
  display: grid;
  max-width: 700px;
  grid-template-columns: 1fr;
  gap: 10px;
  margin-top: 8px;
}

.contact-signals div {
  border-top: 1px solid rgba(239, 233, 221, 0.16);
  padding-top: 12px;
}

.contact-signals span {
  display: block;
  color: rgba(239, 233, 221, 0.58);
  font-size: 11px;
  text-transform: uppercase;
}

.contact-signals strong {
  display: block;
  margin-top: 7px;
  font-size: 18px;
  line-height: 1.05;
}

.contact-mini {
  display: grid;
  grid-template-columns: 120px 1fr;
  gap: 10px 18px;
  max-width: 640px;
  border: 1px solid rgba(239, 233, 221, 0.14);
  border-radius: 8px;
  background: rgba(239, 233, 221, 0.055);
  padding: 18px 20px;
}

.contact-mini span {
  color: rgba(239, 233, 221, 0.54);
  font-size: 10px;
  text-transform: uppercase;
}

.contact-mini a {
  color: var(--shell);
  font-size: 18px;
}

.contact-form-panel {
  border: 1px solid rgba(21, 17, 10, 0.12);
  border-radius: 8px;
  background:
    linear-gradient(145deg, rgba(255, 255, 255, 0.38), rgba(255, 255, 255, 0.08)),
    var(--shell);
  justify-self: end;
  width: 100%;
  max-width: 610px;
  padding: clamp(28px, 3vw, 38px);
  box-shadow: 0 28px 70px rgba(0, 0, 0, 0.22);
}

.contact-form-panel form {
  width: 100%;
}

.contact-form-intro {
  display: flex;
  justify-content: space-between;
  gap: 20px;
  align-items: start;
  border-bottom: 1px solid rgba(21, 17, 10, 0.12);
  margin-bottom: 30px;
  padding-bottom: 20px;
}

.contact-form-intro > p {
  max-width: 160px;
  color: var(--ink-3);
  text-align: right;
  line-height: 1.6;
}

.contact-form-panel h3 {
  margin-top: 10px;
  margin-bottom: 0 !important;
  font-size: clamp(30px, 3vw, 46px) !important;
  line-height: 1 !important;
}

.contact-list div {
  display: grid;
  grid-template-columns: 90px 1fr;
  gap: 20px;
  border-bottom: 1px solid rgba(239, 233, 221, 0.15);
  padding-bottom: 14px;
}

.contact-list div + div {
  margin-top: 16px;
}

.contact-list dt {
  opacity: 0.6;
  font-size: 10px;
  text-transform: uppercase;
}

.contact-list dd {
  margin: 0;
  font-size: 16px;
}

.form-row {
  display: grid;
  grid-template-columns: 1fr;
  gap: 7px;
  align-items: start;
  border-bottom: 0;
  padding: 0;
}

.form-row + .form-row {
  margin-top: 13px;
}

.form-split {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 14px;
  margin-top: 13px;
  margin-bottom: 18px;
}

.form-split .form-row {
  margin-top: 0;
}

.form-row span {
  color: var(--ink-3);
  font-size: 11px;
  text-transform: uppercase;
}

.form-row input,
.form-row select,
.form-row textarea {
  width: 100%;
  border: 1px solid rgba(21, 17, 10, 0.16);
  border-radius: 8px;
  outline: 0;
  background: rgba(255, 255, 255, 0.62);
  color: var(--ink);
  font-family: "Manrope", system-ui, sans-serif;
  font-size: 15px;
  font-weight: 400;
  padding: 12px 13px;
  transition: border-color 0.2s ease, background 0.2s ease, box-shadow 0.2s ease;
}

.form-row textarea {
  resize: vertical;
}

.form-row input:focus,
.form-row select:focus,
.form-row textarea:focus {
  border-color: var(--terra);
  background: rgba(255, 255, 255, 0.72);
  box-shadow: 0 0 0 3px rgba(178, 74, 44, 0.12);
}

.contact-submit-row {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 18px;
  margin-top: 24px;
}

.contact-submit-row p {
  max-width: 210px;
  text-align: right;
}

.seller-valuation-section {
  background:
    linear-gradient(120deg, rgba(178, 74, 44, 0.1), transparent 38%),
    var(--shell);
}

.buyer-plan-section {
  background:
    linear-gradient(120deg, rgba(10, 13, 18, 0.08), transparent 42%),
    var(--shell);
}

.seller-valuation-shell {
  display: grid;
  grid-template-columns: minmax(0, 0.95fr) minmax(440px, 0.82fr);
  gap: 32px;
  align-items: stretch;
}

.seller-valuation-copy {
  border: 1px solid var(--rule);
  border-radius: 8px;
  background: var(--shell-2);
  padding: clamp(28px, 4vw, 48px);
}

.seller-valuation-copy > p:not(.eyebrow) {
  max-width: 700px;
  margin-top: 22px;
  color: var(--ink-3);
  line-height: 1.75;
}

.seller-valuation-points {
  display: grid;
  gap: 14px;
  margin-top: 34px;
}

.seller-valuation-points article {
  border-top: 1px solid rgba(21, 17, 10, 0.14);
  padding-top: 16px;
}

.seller-valuation-points span {
  color: var(--terra);
  font-size: 11px;
}

.seller-valuation-points strong {
  display: block;
  margin-top: 8px;
  color: var(--ink);
  font-size: clamp(24px, 2vw, 34px);
  line-height: 1.04;
}

.seller-valuation-points p {
  margin-top: 8px;
  color: var(--ink-3);
  line-height: 1.65;
}

.seller-valuation-form {
  border: 1px solid rgba(21, 17, 10, 0.12);
  border-radius: 8px;
  background:
    linear-gradient(145deg, rgba(255, 255, 255, 0.42), rgba(255, 255, 255, 0.08)),
    var(--shell);
  padding: clamp(26px, 3vw, 34px);
  box-shadow: 0 24px 58px rgba(21, 17, 10, 0.12);
}

.site-footer {
  border-top: 1px solid rgba(239, 233, 221, 0.16);
  background:
    linear-gradient(120deg, rgba(178, 74, 44, 0.16), transparent 36%),
    #070706;
  color: var(--shell);
  padding: 56px 0 28px;
}

.footer-top {
  display: grid;
  grid-template-columns: 2fr repeat(5, minmax(130px, 1fr));
  gap: 44px;
  border-bottom: 1px solid rgba(239, 233, 221, 0.16);
  padding-bottom: 38px;
}

.footer-brand {
  display: inline-flex;
  align-items: center;
  gap: 14px;
  margin-bottom: 18px;
  line-height: 1;
}

.footer-brand-name {
  display: block;
  font-size: 19px;
  line-height: 1;
}

.footer-brand-sub {
  display: block;
  margin-top: 4px;
  color: rgba(239, 233, 221, 0.66);
  font-size: 9px;
}

.footer-top p {
  max-width: 430px;
  color: rgba(239, 233, 221, 0.66);
  font-size: 14px;
  line-height: 1.7;
}

.footer-top h3 {
  margin-bottom: 16px;
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.footer-top a {
  display: block;
  margin-top: 10px;
  color: rgba(239, 233, 221, 0.82);
  font-size: 14px;
  transition: color 0.24s ease;
}

.footer-top a:hover {
  color: var(--terra);
}

.footer-middle {
  display: grid;
  grid-template-columns: 1fr 2fr;
  gap: 30px;
  border-bottom: 1px solid rgba(239, 233, 221, 0.16);
  padding: 22px 0;
}

.footer-middle p {
  color: rgba(239, 233, 221, 0.66);
  font-size: 12px;
  line-height: 1.65;
}

.footer-bottom {
  display: grid;
  grid-template-columns: 1fr auto 1fr;
  gap: 22px;
  align-items: center;
  padding-top: 22px;
  color: rgba(239, 233, 221, 0.66);
  font-size: 12px;
}

.footer-bottom a {
  color: rgba(239, 233, 221, 0.82);
}

.footer-bottom div {
  display: flex;
  flex-wrap: wrap;
  justify-content: center;
  gap: 18px;
}

.footer-bottom p:last-child {
  text-align: right;
}

.home-footer {
  border-top-color: rgba(239, 233, 221, 0.16);
  background:
    linear-gradient(120deg, rgba(178, 74, 44, 0.16), transparent 36%),
    #070706;
  color: var(--shell);
  padding-top: 64px;
}

.home-footer .footer-top {
  border-bottom-color: rgba(239, 233, 221, 0.16);
}

.home-footer .footer-brand-sub,
.home-footer .footer-top p,
.home-footer .footer-middle p,
.home-footer .footer-bottom {
  color: rgba(239, 233, 221, 0.66);
}

.home-footer .footer-top h3 {
  color: var(--terra);
}

.home-footer .footer-top a,
.home-footer .footer-bottom a {
  color: rgba(239, 233, 221, 0.82);
  transition: color 0.24s ease, transform 0.24s ease;
}

.home-footer .footer-top a:hover,
.home-footer .footer-bottom a:hover {
  color: var(--terra);
}

.home-footer .footer-middle {
  border-bottom-color: rgba(239, 233, 221, 0.16);
}

.sticky-cta {
  position: fixed;
  right: 24px;
  bottom: 24px;
  z-index: 45;
  display: inline-flex;
  align-items: center;
  gap: 12px;
  border: 1px solid rgba(239, 233, 221, 0.2);
  border-radius: 8px;
  background: var(--ink);
  color: var(--shell);
  padding: 14px 16px;
  box-shadow: 0 20px 48px rgba(21, 17, 10, 0.24);
  font-size: 11px;
  opacity: 0;
  pointer-events: none;
  text-transform: uppercase;
  transform: translateY(18px);
  transition: opacity 0.28s ease, transform 0.28s ease, background 0.24s ease;
}

.sticky-cta.is-visible {
  opacity: 1;
  pointer-events: auto;
  transform: translateY(0);
}

.sticky-cta span {
  display: grid;
  width: 24px;
  height: 24px;
  place-items: center;
  border-radius: 8px;
  background: var(--terra);
  font-family: "Manrope", system-ui, sans-serif;
}

.video-modal {
  position: fixed;
  inset: 0;
  z-index: 80;
  display: grid;
  place-items: center;
  padding: 24px;
  opacity: 0;
  pointer-events: none;
  transition: opacity 0.24s ease;
}

.video-modal.is-open {
  opacity: 1;
  pointer-events: auto;
}

.video-modal-backdrop {
  position: absolute;
  inset: 0;
  background: rgba(21, 17, 10, 0.78);
  backdrop-filter: blur(10px);
}

.video-modal-panel {
  position: relative;
  z-index: 1;
  width: min(980px, 100%);
  border: 1px solid rgba(239, 233, 221, 0.24);
  border-radius: 8px;
  background: var(--ink);
  color: var(--shell);
  padding: 18px;
  box-shadow: 0 34px 90px rgba(0, 0, 0, 0.38);
  transform: translateY(16px) scale(0.98);
  transition: transform 0.24s ease;
}

.video-modal.is-open .video-modal-panel {
  transform: translateY(0) scale(1);
}

.video-modal-panel > p {
  margin-bottom: 14px;
  color: rgba(239, 233, 221, 0.68);
  font-size: 11px;
  text-transform: uppercase;
}

.video-modal-panel video {
  display: block;
  width: 100%;
  max-height: 72vh;
  border-radius: 6px;
  background: #000;
}

.video-modal-close {
  position: absolute;
  top: 12px;
  right: 12px;
  z-index: 2;
  width: 38px;
  height: 38px;
  border: 1px solid rgba(239, 233, 221, 0.26);
  border-radius: 8px;
  background: rgba(21, 17, 10, 0.64);
  color: var(--shell);
  font-size: 24px;
  line-height: 1;
}

.subpage-main {
  background: var(--shell);
}

.subpage-hero {
  background: var(--ink);
  color: var(--shell);
  padding: 144px 0 60px;
}

.subpage-hero-img {
  position: relative;
  background-size: cover;
  background-position: center;
}

.subpage-hero-img::before {
  content: '';
  position: absolute;
  inset: 0;
  background: rgba(21, 17, 10, 0.74);
  z-index: 0;
}

.subpage-hero-img > .wrap {
  position: relative;
  z-index: 1;
}

.subpage-hero-grid {
  display: grid;
  grid-template-columns: minmax(0, 1.2fr) minmax(280px, 0.8fr);
  gap: 44px;
  align-items: end;
}

.subpage-hero h1 {
  max-width: 900px;
  margin-top: 18px;
  font-size: clamp(38px, 5.2vw, 78px);
  line-height: 0.98;
}

.subpage-hero p {
  color: rgba(239, 233, 221, 0.78);
  font-size: 18px;
  line-height: 1.7;
}

.neighborhood-detail-hero {
  padding: 112px 0 50px;
}

.neighborhood-detail-hero .subpage-hero-grid {
  align-items: start;
  padding-top: 8px;
}

.subpage-panel {
  border: 1px solid rgba(239, 233, 221, 0.18);
  border-radius: 8px;
  background: rgba(239, 233, 221, 0.08);
  padding: 26px;
}

.subpage-panel strong {
  display: block;
  margin-top: 18px;
  color: var(--shell);
  font-size: 34px;
  line-height: 1.05;
}

.closing-hero {
  min-height: 78svh;
}

.home-detail-hero {
  min-height: 82svh;
}

.home-detail-hero-copy {
  max-width: 680px;
  margin-top: 24px;
}

.home-detail-summary strong {
  font-size: clamp(54px, 6vw, 96px);
  line-height: 0.86;
}

.home-detail-layout {
  display: grid;
  grid-template-columns: minmax(0, 1.35fr) minmax(320px, 0.65fr);
  gap: 28px;
  align-items: stretch;
}

.home-detail-gallery {
  display: grid;
  grid-template-columns: 1.25fr 0.75fr;
  grid-template-rows: repeat(2, minmax(220px, 1fr));
  gap: 18px;
}

.home-detail-photo {
  position: relative;
  overflow: hidden;
  border-radius: 8px;
  background: var(--ink);
  min-height: 260px;
}

.home-detail-photo-large {
  grid-row: span 2;
  min-height: 620px;
}

.home-detail-photo img {
  width: 100%;
  height: 100%;
  display: block;
  object-fit: cover;
  opacity: 0.9;
  transition: transform 0.8s ease, opacity 0.35s ease;
}

.home-detail-photo:hover img {
  opacity: 1;
  transform: scale(1.04);
}

.home-detail-photo::after {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, transparent 48%, rgba(21, 17, 10, 0.82));
  content: "";
}

.home-detail-photo span {
  position: absolute;
  right: 18px;
  bottom: 18px;
  left: 18px;
  z-index: 1;
  color: rgba(239, 233, 221, 0.82);
  font-size: 11px;
  text-transform: uppercase;
}

.home-detail-sidebar {
  border: 1px solid var(--rule);
  border-radius: 8px;
  background:
    linear-gradient(145deg, rgba(178, 74, 44, 0.12), transparent 50%),
    var(--shell-2);
  padding: clamp(26px, 3vw, 38px);
}

.home-detail-sidebar h2 {
  margin-top: 18px;
  color: var(--ink);
  font-size: clamp(38px, 4vw, 68px);
  line-height: 0.95;
}

.home-detail-sidebar > p:not(.eyebrow) {
  margin: 26px 0;
  color: var(--ink-3);
  line-height: 1.75;
}

.home-detail-facts {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 12px;
  margin-top: 28px;
}

.home-detail-facts div,
.home-detail-card {
  border: 1px solid rgba(21, 17, 10, 0.12);
  border-radius: 8px;
  background: rgba(255, 255, 255, 0.34);
  padding: 18px;
}

.home-detail-facts span,
.home-detail-card span,
.home-detail-neighborhood span {
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.home-detail-facts strong {
  display: block;
  margin-top: 10px;
  color: var(--ink);
  font-size: 20px;
}

.home-detail-section-head {
  display: grid;
  grid-template-columns: minmax(180px, 0.35fr) 1fr;
  gap: 28px;
  align-items: end;
  margin-bottom: 34px;
}

.home-detail-card-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 20px;
}

.home-detail-card {
  background:
    linear-gradient(145deg, rgba(21, 17, 10, 0.04), transparent 54%),
    var(--shell);
  min-height: 300px;
  padding: 26px;
}

.home-detail-card strong {
  display: block;
  margin: 34px 0 14px;
  color: var(--ink);
  font-size: clamp(25px, 2.2vw, 38px);
  line-height: 1.06;
}

.home-detail-card p {
  color: var(--ink-3);
  line-height: 1.72;
}

.home-detail-split {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 24px;
  align-items: stretch;
}

.home-detail-feature-panel {
  border: 1px solid var(--rule);
  border-radius: 8px;
  background:
    linear-gradient(145deg, rgba(178, 74, 44, 0.1), transparent 48%),
    var(--shell-2);
  min-height: 520px;
  padding: clamp(26px, 3vw, 38px);
}

.home-detail-feature-panel > span,
.home-detail-feature-list span {
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.home-detail-feature-panel h2 {
  max-width: 640px;
  margin-top: 18px;
  color: var(--ink);
  font-size: clamp(36px, 4vw, 68px);
  line-height: 0.96;
}

.home-detail-feature-list {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 14px;
  margin-top: 34px;
}

.home-detail-feature-list div {
  border-top: 1px solid rgba(21, 17, 10, 0.14);
  padding-top: 16px;
}

.home-detail-feature-list strong {
  display: block;
  color: var(--ink);
  font-size: 20px;
}

.home-detail-feature-list p {
  margin-top: 8px;
  color: var(--ink-3);
  font-size: 14px;
  line-height: 1.68;
}

.home-detail-neighborhood {
  position: relative;
  overflow: hidden;
  border-radius: 8px;
  background: var(--ink);
  color: var(--shell);
  min-height: 520px;
}

.home-detail-neighborhood img {
  width: 100%;
  height: 100%;
  min-height: 520px;
  display: block;
  object-fit: cover;
  opacity: 0.86;
}

.home-detail-neighborhood::after {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(21, 17, 10, 0.04), rgba(21, 17, 10, 0.88));
  content: "";
}

.home-detail-neighborhood div {
  position: absolute;
  right: 28px;
  bottom: 28px;
  left: 28px;
  z-index: 1;
}

.home-detail-neighborhood strong {
  display: block;
  max-width: 700px;
  margin-top: 14px;
  color: var(--shell);
  font-size: clamp(34px, 3.8vw, 64px);
  line-height: 0.98;
}

.home-detail-neighborhood p {
  max-width: 620px;
  margin-top: 16px;
  color: rgba(239, 233, 221, 0.78);
  line-height: 1.7;
}

.recent-sold-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 22px;
}

.recent-sold-card {
  overflow: hidden;
  border: 1px solid var(--rule);
  border-radius: 8px;
  background: var(--shell);
  color: var(--ink);
  transition: transform 0.28s ease, box-shadow 0.28s ease, border-color 0.28s ease;
}

.recent-sold-card:hover {
  border-color: rgba(178, 74, 44, 0.42);
  box-shadow: 0 24px 54px rgba(21, 17, 10, 0.14);
  transform: translateY(-4px);
}

.recent-sold-card img {
  width: 100%;
  aspect-ratio: 16 / 10;
  display: block;
  object-fit: cover;
}

.recent-sold-card > span,
.recent-sold-card small {
  display: block;
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.recent-sold-card > span {
  margin: 20px 22px 0;
}

.recent-sold-card strong {
  display: block;
  margin: 14px 22px 24px;
  color: var(--ink);
  font-size: clamp(25px, 2vw, 36px);
  line-height: 1.05;
}

.recent-sold-card div {
  border-top: 1px solid var(--rule);
  margin: 0 22px;
  padding: 18px 0 22px;
}

.recent-sold-card p {
  color: var(--ink);
  font-size: 31px;
  line-height: 1;
}

.recent-sold-card small {
  margin-top: 9px;
  color: var(--ink-3);
}

.closing-detail-grid {
  display: grid;
  grid-template-columns: minmax(320px, 0.9fr) minmax(0, 1.1fr);
  gap: 28px;
  align-items: stretch;
}

.closing-photo-card {
  position: relative;
  overflow: hidden;
  border-radius: 8px;
  min-height: 560px;
  background: var(--ink);
  color: var(--shell);
}

.closing-photo-card img {
  width: 100%;
  height: 100%;
  min-height: 560px;
  display: block;
  object-fit: cover;
  opacity: 0.9;
}

.closing-photo-card::after {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(21, 17, 10, 0.02), rgba(21, 17, 10, 0.86));
  content: "";
}

.closing-photo-card div {
  position: absolute;
  right: 24px;
  bottom: 24px;
  left: 24px;
  z-index: 1;
}

.closing-photo-card span,
.closing-story-card span,
.closing-fact-grid span,
.closing-timeline span {
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.closing-photo-card strong {
  display: block;
  margin-top: 12px;
  color: var(--shell);
  font-size: clamp(34px, 3.5vw, 62px);
  line-height: 0.96;
}

.closing-story-stack {
  display: grid;
  gap: 18px;
}

.closing-story-card,
.closing-timeline {
  border: 1px solid var(--rule);
  border-radius: 8px;
  background: var(--shell);
  padding: 26px;
}

.closing-story-card strong {
  display: block;
  margin: 18px 0 12px;
  color: var(--ink);
  font-size: clamp(27px, 2.4vw, 42px);
  line-height: 1.03;
}

.closing-story-card p,
.closing-timeline p {
  color: var(--ink-3);
  line-height: 1.72;
}

.closing-fact-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 16px;
}

.closing-fact-grid article {
  border: 1px solid var(--rule);
  border-radius: 8px;
  background: var(--shell-2);
  padding: 22px;
}

.closing-fact-grid strong {
  display: block;
  margin-top: 24px;
  color: var(--ink);
  font-size: clamp(25px, 2vw, 36px);
  line-height: 1;
}

.closing-timeline {
  background: var(--ink);
  color: var(--shell);
}

.closing-timeline ol {
  display: grid;
  gap: 16px;
  margin: 22px 0 0;
  padding: 0;
  list-style: none;
}

.closing-timeline li {
  border-top: 1px solid rgba(239, 233, 221, 0.18);
  padding-top: 16px;
}

.closing-timeline strong {
  display: block;
  margin-bottom: 7px;
  color: var(--shell);
  font-size: 20px;
}

.closing-timeline p {
  color: rgba(239, 233, 221, 0.72);
}

.subpage-grid,
.content-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 22px;
}

.content-card {
  border: 1px solid var(--rule);
  border-radius: 8px;
  background: var(--shell-2);
  padding: 28px;
}

.content-card span,
.subpage-panel span,
.check-list span {
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.content-card strong {
  display: block;
  margin: 34px 0 14px;
  color: var(--ink);
  font-size: clamp(25px, 2.3vw, 38px);
  line-height: 1.08;
}

.content-card p,
.check-list p {
  color: var(--ink-3);
  font-size: 14px;
  line-height: 1.7;
}

.service-visual-grid {
  display: grid;
  grid-template-columns: minmax(320px, 0.82fr) minmax(0, 1.18fr);
  gap: 24px;
  align-items: stretch;
}

.service-visual-grid .content-grid {
  grid-template-columns: 1fr;
}

.service-image-card {
  position: relative;
  min-height: 100%;
  overflow: hidden;
  border-radius: 8px;
  background: var(--ink);
  color: var(--shell);
}

.service-image-card img {
  width: 100%;
  height: 100%;
  min-height: 560px;
  display: block;
  object-fit: cover;
  opacity: 0.9;
  transition: transform 0.8s ease, opacity 0.35s ease;
}

.service-image-card:hover img {
  opacity: 1;
  transform: scale(1.05);
}

.service-image-card::after {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(180deg, rgba(21, 17, 10, 0.04), rgba(21, 17, 10, 0.84)),
    linear-gradient(120deg, rgba(178, 74, 44, 0.18), transparent 46%);
  content: "";
}

.service-image-card figcaption {
  position: absolute;
  right: 24px;
  bottom: 24px;
  left: 24px;
  z-index: 1;
}

.service-image-card span {
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.service-image-card strong {
  display: block;
  max-width: 520px;
  margin-top: 12px;
  color: var(--shell);
  font-size: clamp(30px, 3vw, 52px);
  line-height: 0.98;
}

.service-neighborhood-head {
  display: grid;
  grid-template-columns: minmax(0, 0.7fr) minmax(280px, 0.45fr);
  gap: 32px;
  align-items: end;
  margin-bottom: 26px;
}

.service-neighborhood-head p:last-child {
  color: var(--ink-3);
  line-height: 1.7;
}

.split-section {
  display: grid;
  grid-template-columns: 0.85fr 1.15fr;
  gap: 42px;
  align-items: start;
}

.inline-image-card {
  position: relative;
  overflow: hidden;
  border-radius: 8px;
  min-height: 280px;
  margin-top: 28px;
  background: var(--ink);
  color: var(--shell);
}

.inline-image-card img {
  width: 100%;
  height: 100%;
  min-height: 280px;
  display: block;
  object-fit: cover;
  opacity: 0.88;
}

.inline-image-card::after {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, transparent 32%, rgba(21, 17, 10, 0.84));
  content: "";
}

.inline-image-card figcaption {
  position: absolute;
  right: 20px;
  bottom: 20px;
  left: 20px;
  z-index: 1;
}

.inline-image-card span {
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.inline-image-card strong {
  display: block;
  margin-top: 10px;
  color: var(--shell);
  font-size: clamp(24px, 2vw, 34px);
  line-height: 1.03;
}

.pain-section .split-section {
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 24px;
  align-items: stretch;
}

.pain-intro-card {
  border: 1px solid rgba(21, 17, 10, 0.12);
  border-radius: 8px;
  background:
    linear-gradient(145deg, rgba(178, 74, 44, 0.14), transparent 52%),
    var(--ink);
  color: var(--shell);
  padding: 28px;
}

.pain-intro-card .section-heading {
  color: var(--shell);
  font-size: clamp(34px, 3.3vw, 58px);
}

.pain-intro-card > p:not(.eyebrow) {
  margin-top: 18px;
  color: rgba(239, 233, 221, 0.72);
  line-height: 1.72;
}

.pain-signal-row {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
  margin-top: 24px;
}

.pain-signal-row span {
  border: 1px solid rgba(239, 233, 221, 0.18);
  border-radius: 999px;
  background: rgba(239, 233, 221, 0.06);
  padding: 8px 10px;
  color: rgba(239, 233, 221, 0.78);
  font-size: 10px;
  text-transform: uppercase;
}

.pain-list {
  gap: 0;
  border: 1px solid var(--rule);
  border-radius: 8px;
  overflow: hidden;
  background: var(--shell);
  grid-template-rows: repeat(3, 1fr);
  height: 100%;
}

.pain-list article {
  display: flex;
  flex-direction: column;
  justify-content: center;
  border-top: 0;
  border-bottom: 1px solid var(--rule);
  padding: 22px 24px;
}

.pain-list article:last-child {
  border-bottom: 0;
}

.check-list {
  display: grid;
  gap: 14px;
}

.check-list article {
  border-top: 1px solid var(--rule);
  padding-top: 18px;
}

.check-list strong {
  display: block;
  margin: 8px 0;
  color: var(--ink);
  font-size: 24px;
  line-height: 1.12;
}

.cta-band {
  border-radius: 8px;
  background: var(--ink);
  color: var(--shell);
  padding: 34px;
}

.cta-band p {
  max-width: 760px;
  margin: 14px 0 24px;
  color: rgba(239, 233, 221, 0.78);
  line-height: 1.7;
}

.guide-band {
  position: relative;
  overflow: hidden;
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(390px, 0.44fr);
  gap: clamp(28px, 5vw, 72px);
  align-items: center;
  width: 100%;
  padding: clamp(34px, 5vw, 58px);
}

.guide-band::before {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(120deg, rgba(178, 74, 44, 0.18), transparent 42%),
    radial-gradient(circle at 82% 18%, rgba(239, 233, 221, 0.12), transparent 28%);
  content: "";
}

.guide-band > * {
  position: relative;
  z-index: 1;
}

.guide-section .wrap {
  width: calc(100% - 88px);
  max-width: none;
}

.guide-band .section-title {
  max-width: 980px;
}

.guide-band .section-title + p {
  max-width: 820px;
  font-size: 17px;
}

.guide-highlights {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  max-width: 760px;
  margin-top: 28px;
}

.guide-highlights span {
  border: 1px solid rgba(239, 233, 221, 0.18);
  border-radius: 999px;
  background: rgba(239, 233, 221, 0.08);
  color: rgba(239, 233, 221, 0.82);
  font-size: 10px;
  padding: 9px 12px;
}

.guide-panel {
  border: 1px solid rgba(239, 233, 221, 0.18);
  border-radius: 8px;
  background: rgba(239, 233, 221, 0.08);
  padding: clamp(24px, 3vw, 34px);
  box-shadow: 0 24px 64px rgba(0, 0, 0, 0.18);
}

.guide-panel-top {
  display: flex;
  align-items: start;
  justify-content: space-between;
  gap: 18px;
  border-bottom: 1px solid rgba(239, 233, 221, 0.16);
  margin-bottom: 22px;
  padding-bottom: 18px;
}

.guide-panel-top span {
  color: var(--terra);
  font-size: 10px;
}

.guide-panel-top strong {
  color: var(--shell);
  font-size: clamp(34px, 3.5vw, 54px);
  line-height: 0.92;
  text-align: right;
}

.guide-panel > p {
  margin: 0 0 22px;
  color: rgba(239, 233, 221, 0.76);
}

.guide-form {
  display: grid;
  gap: 12px;
}

.guide-form div {
  display: flex;
  gap: 12px;
}

.guide-form input {
  min-width: 0;
  flex: 1;
  border: 1px solid rgba(239, 233, 221, 0.2);
  border-radius: 8px;
  background: rgba(239, 233, 221, 0.08);
  color: var(--shell);
  font-family: inherit;
  font-size: 14px;
  padding: 14px 16px;
}

.guide-form input::placeholder {
  color: rgba(239, 233, 221, 0.58);
}

.guide-form p {
  margin: 0;
  color: rgba(239, 233, 221, 0.62);
  font-size: 11px;
}

.neighborhood-stats {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 16px;
  margin-top: 26px;
}

.neighborhood-stats div {
  border-top: 1px solid rgba(239, 233, 221, 0.22);
  padding-top: 16px;
}

.neighborhood-stats strong {
  display: block;
  color: var(--shell);
  font-size: 32px;
  line-height: 1;
}

.neighborhood-stats span {
  display: block;
  margin-top: 8px;
  color: rgba(239, 233, 221, 0.64);
  font-size: 10px;
  text-transform: uppercase;
}

.neighborhood-story-grid {
  display: grid;
  grid-template-columns: minmax(320px, 0.86fr) minmax(0, 1.14fr);
  gap: 28px;
  align-items: stretch;
}

.neighborhood-story-card {
  position: relative;
  overflow: hidden;
  border-radius: 8px;
  min-height: 520px;
  background: var(--ink);
  color: var(--shell);
}

.neighborhood-story-card img {
  width: 100%;
  height: 100%;
  min-height: 520px;
  display: block;
  object-fit: cover;
  opacity: 0.88;
}

.neighborhood-story-card::after {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(21, 17, 10, 0.02), rgba(21, 17, 10, 0.82));
  content: "";
}

.neighborhood-story-card div {
  position: absolute;
  right: 24px;
  bottom: 24px;
  left: 24px;
  z-index: 1;
}

.neighborhood-story-card span {
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.neighborhood-story-card strong {
  display: block;
  max-width: 520px;
  margin-top: 12px;
  color: var(--shell);
  font-size: clamp(30px, 3vw, 52px);
  line-height: 0.98;
}

.neighborhood-story-copy {
  display: grid;
  gap: 18px;
}

.neighborhood-story-copy article {
  border: 1px solid var(--rule);
  border-radius: 8px;
  background: var(--shell);
  padding: 24px;
}

.neighborhood-story-copy span {
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.neighborhood-story-copy strong {
  display: block;
  margin: 20px 0 12px;
  color: var(--ink);
  font-size: clamp(25px, 2.2vw, 38px);
  line-height: 1.05;
}

.neighborhood-story-copy p {
  color: var(--ink-3);
  font-size: 14px;
  line-height: 1.7;
}

.link-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 18px;
  margin-top: 26px;
}

.link-card {
  display: flex;
  min-height: 190px;
  flex-direction: column;
  justify-content: space-between;
  border: 1px solid var(--rule);
  border-radius: 8px;
  background: var(--shell);
  padding: 24px;
  transition: transform 0.24s ease, box-shadow 0.24s ease;
}

.link-card:hover {
  box-shadow: 0 18px 42px rgba(21, 17, 10, 0.12);
  transform: translateY(-2px);
}

.link-card span {
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.link-card strong {
  display: block;
  margin-top: 24px;
  color: var(--ink);
  font-size: clamp(24px, 2vw, 34px);
  line-height: 1.05;
}

.link-card small {
  margin-top: 16px;
  color: var(--ink-3);
  line-height: 1.55;
}

.link-card .mono:last-child {
  margin-top: 22px;
  color: var(--ink-3);
}

.neighborhood-card {
  position: relative;
  min-height: 430px;
  overflow: hidden;
  border: 1px solid rgba(21, 17, 10, 0.14);
  border-radius: 8px;
  background: var(--ink);
  color: var(--shell);
  isolation: isolate;
  padding: 0;
}

.neighborhood-card img {
  position: absolute;
  inset: 0;
  z-index: -2;
  width: 100%;
  height: 100%;
  object-fit: cover;
  opacity: 0.86;
  transition: transform 0.9s ease, opacity 0.35s ease, filter 0.35s ease;
}

.neighborhood-card::before {
  position: absolute;
  inset: 0;
  z-index: -1;
  background:
    linear-gradient(180deg, rgba(21, 17, 10, 0.12), rgba(21, 17, 10, 0.88)),
    linear-gradient(120deg, rgba(178, 74, 44, 0.16), transparent 42%);
  content: "";
  transition: background 0.35s ease;
}

.neighborhood-card-body {
  position: relative;
  display: flex;
  min-height: 430px;
  flex-direction: column;
  justify-content: flex-end;
  padding: 26px;
}

.neighborhood-card:hover img {
  filter: saturate(1.08) contrast(1.06);
  opacity: 1;
  transform: scale(1.08);
}

.neighborhood-card:hover::before {
  background:
    linear-gradient(180deg, rgba(21, 17, 10, 0.02), rgba(21, 17, 10, 0.78)),
    linear-gradient(120deg, rgba(178, 74, 44, 0.24), transparent 46%);
}

.neighborhood-card span {
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.neighborhood-card strong {
  display: block;
  margin-top: 20px;
  color: var(--shell);
  font-size: clamp(30px, 3vw, 48px);
  line-height: 0.98;
}

.neighborhood-card small {
  display: block;
  max-width: 360px;
  margin-top: 14px;
  color: rgba(239, 233, 221, 0.78);
  line-height: 1.55;
}

.neighborhood-card-meta {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
  margin-top: 22px;
}

.neighborhood-card-meta em {
  border: 1px solid rgba(239, 233, 221, 0.22);
  border-radius: 999px;
  background: rgba(21, 17, 10, 0.34);
  padding: 7px 10px;
  color: rgba(239, 233, 221, 0.78);
  font-family: "JetBrains Mono", ui-monospace, monospace;
  font-size: 10px;
  font-style: normal;
  text-transform: uppercase;
  backdrop-filter: blur(8px);
}

.neighborhood-card .mono:last-child {
  margin-top: 22px;
  color: rgba(239, 233, 221, 0.78);
}

.neighborhood-media-grid {
  display: grid;
  grid-template-columns: 1.25fr 0.75fr;
  gap: 22px;
  align-items: stretch;
}

.neighborhood-photo-card {
  position: relative;
  min-height: 360px;
  overflow: hidden;
  border-radius: 8px;
  background: var(--ink);
  color: var(--shell);
}

.neighborhood-photo-card img {
  width: 100%;
  height: 100%;
  min-height: 360px;
  display: block;
  object-fit: cover;
  opacity: 0.88;
  transition: transform 0.8s ease, opacity 0.35s ease;
}

.neighborhood-photo-card:hover img {
  opacity: 1;
  transform: scale(1.06);
}

.neighborhood-photo-card::after {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, transparent 38%, rgba(21, 17, 10, 0.86));
  content: "";
}

.neighborhood-photo-card div {
  position: absolute;
  right: 22px;
  bottom: 22px;
  left: 22px;
  z-index: 1;
}

.neighborhood-photo-card span {
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.neighborhood-photo-card strong {
  display: block;
  margin-top: 10px;
  color: var(--shell);
  font-size: clamp(26px, 2.8vw, 46px);
  line-height: 1;
}

.neighborhood-insight-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 18px;
}

.neighborhood-insight-card {
  border: 1px solid var(--rule);
  border-radius: 8px;
  background: var(--shell);
  padding: 24px;
}

.neighborhood-insight-card span {
  color: var(--terra);
  font-size: 11px;
  text-transform: uppercase;
}

.neighborhood-insight-card strong {
  display: block;
  margin: 28px 0 12px;
  color: var(--ink);
  font-size: 25px;
  line-height: 1.05;
}

.neighborhood-insight-card p {
  color: var(--ink-3);
  font-size: 14px;
  line-height: 1.65;
}

.subpage-link-footer {
  border-top: 1px solid var(--rule);
  background: var(--shell-2);
  padding: 28px 0;
}

.subpage-link-footer .wrap {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  align-items: center;
  justify-content: center;
}

.subpage-link-footer a {
  border: 1px solid var(--rule);
  border-radius: 8px;
  background: var(--shell);
  padding: 10px 12px;
  color: var(--ink-2);
  font-size: 13px;
  transition: border-color 0.24s ease, color 0.24s ease, transform 0.24s ease;
}

.subpage-link-footer a:hover {
  border-color: var(--terra);
  color: var(--terra);
  transform: translateY(-2px);
}

[data-reveal] {
  opacity: 0;
  transform: translateY(28px);
  transition: opacity 0.72s ease, transform 0.72s ease;
}

[data-reveal].is-visible {
  opacity: 1;
  transform: translateY(0);
}

@media (prefers-reduced-motion: reduce) {
  *,
  *::before,
  *::after {
    scroll-behavior: auto !important;
    transition-duration: 0.01ms !important;
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
  }

  [data-reveal] {
    opacity: 1;
    transform: none;
  }
}

@media (max-width: 1180px) {
  .site-header nav[aria-label="Primary navigation"] {
    display: none !important;
  }

  .menu-toggle {
    display: grid !important;
  }

  .mobile-menu {
    display: grid !important;
  }

  .header-phone {
    display: none !important;
  }
}

@media (max-width: 1100px) {
  .portfolio-head {
    grid-template-columns: 1fr;
  }

  .portfolio-head .filter-bar,
  .portfolio-head .btn {
    justify-self: start;
  }

  .portfolio-grid {
    grid-template-columns: 1fr;
  }

  .portfolio-feature .property-card {
    height: auto;
  }

  .service-paths {
    grid-template-columns: 1fr;
  }

  .service-paths-four,
  .valuation-grid,
  .review-grid,
  .proof-section .review-grid,
  .about-hero-grid,
  .home-detail-layout,
  .home-detail-section-head,
  .home-detail-card-grid,
  .home-detail-split,
  .recent-sold-grid,
  .subpage-hero-grid,
  .split-section,
  .pain-section .split-section,
  .closing-detail-grid,
  .service-visual-grid,
  .service-neighborhood-head,
  .neighborhood-story-grid,
  .contact-luxury-hero .subpage-hero-grid,
  .contact-step-head,
  .contact-method-grid {
    grid-template-columns: 1fr;
  }

  .market-snapshot-grid,
  .subpage-grid,
  .content-grid,
  .closing-fact-grid,
  .blog-card-grid,
  .link-grid,
  .neighborhood-media-grid,
  .neighborhood-insight-grid {
    grid-template-columns: 1fr;
  }

  .blog-card-feature {
    grid-column: auto;
  }

  .home-detail-gallery {
    grid-template-columns: 1fr;
    grid-template-rows: none;
  }

  .home-detail-photo-large,
  .home-detail-photo {
    grid-row: auto;
    min-height: 360px;
  }
}

@media (max-width: 900px) {
  .section-pad {
    padding: 36px 0;
  }

  .sold-section {
    padding: 36px 0;
  }

  .sold-head {
    grid-template-columns: 1fr;
  }

  .proof-strip .wrap {
    grid-template-columns: 1fr;
  }

  .proof-strip div div {
    justify-content: flex-start;
  }

  .video-head,
  .video-gallery,
  .process-head,
  .process-grid,
  .nar-grid,
  .faq-head,
  .faq-grid,
  .guide-band,
  .seller-valuation-shell,
  .contact-shell {
    grid-template-columns: 1fr;
  }

  .guide-form div {
    flex-direction: column;
  }

  .video-feature {
    min-height: 430px;
  }

  .footer-top,
  .footer-middle,
  .footer-bottom {
    grid-template-columns: 1fr;
  }

  .footer-bottom,
  .footer-bottom p:last-child {
    text-align: left;
  }

  .footer-bottom div {
    justify-content: flex-start;
  }

  .journal-row {
    grid-template-columns: 1fr;
    gap: 8px;
  }

  .proof-section .review-grid {
    gap: 16px;
  }

  .review-score-card,
  .review-mini-card {
    padding: 20px;
  }

  .review-score-card strong {
    margin-top: 16px;
    font-size: 58px;
  }

  .review-score-card small {
    margin-top: 10px;
  }

  .review-mini-card p {
    margin-top: 18px;
    font-size: 22px;
  }
}

@media (max-width: 720px) {
  .wrap {
    width: min(100% - 40px, 1480px);
  }

  .guide-section .wrap {
    width: min(100% - 40px, 1480px);
  }

  .hero-title {
    max-width: 420px;
    font-size: 38px;
  }

  .hero-agent-card .hero-title {
    max-width: 100%;
    font-size: 38px;
  }

  .review-section .section-heading {
    font-size: 40px;
  }

  .review-grid > div > p {
    font-size: 15px;
  }

  .review-score-card strong {
    font-size: 52px;
  }

  .review-mini-card p {
    font-size: 20px;
  }

  .sold-row {
    grid-template-columns: 1fr;
    gap: 8px;
  }

  .sold-price {
    font-size: 22px;
  }

  .section-heading {
    font-size: 46px;
  }

  .ghost-title {
    font-size: 104px;
  }

  .advisor-portrait-col {
    min-height: auto;
  }

  .about-hero-portrait,
  .about-hero-portrait img {
    min-height: 360px;
  }

  .portfolio-side-grid {
    grid-template-columns: 1fr;
  }

  .portfolio-grid.is-filtered .portfolio-side-grid {
    display: contents;
  }

  .portfolio-grid.is-filtered {
    grid-template-columns: 1fr;
  }

  .property-copy {
    flex-direction: column;
    align-items: start;
  }

  .property-copy .text-right {
    text-align: left;
  }

  .play-button {
    width: 86px;
    height: 86px;
  }

  .video-feature {
    min-height: 380px;
  }

  .video-tile {
    min-height: 220px;
  }

  .contact-list div,
  .form-row,
  .form-split,
  .contact-route-list a {
    grid-template-columns: 1fr;
    gap: 8px;
  }

  .contact-luxury-hero {
    min-height: auto;
  }

  .contact-portrait-card,
  .contact-portrait-card img {
    min-height: 360px;
  }

  .home-detail-facts {
    grid-template-columns: 1fr;
  }

  .home-detail-card {
    min-height: auto;
  }

  .home-detail-neighborhood,
  .home-detail-neighborhood img,
  .home-detail-feature-panel {
    min-height: 420px;
  }

  .home-detail-feature-list {
    grid-template-columns: 1fr;
  }

  .contact-section {
    padding: 56px 0;
  }

  .contact-left,
  .contact-form-panel {
    padding: 32px;
  }

  .contact-left {
    padding: 0;
  }

  .contact-form-panel {
    max-width: none;
    justify-self: stretch;
  }

  .contact-form-intro,
  .contact-submit-row {
    display: grid;
    grid-template-columns: 1fr;
  }

  .contact-form-intro > p,
  .contact-submit-row p {
    max-width: none;
    text-align: left;
  }

  .contact-signals {
    grid-template-columns: 1fr;
  }

  .contact-mini {
    grid-template-columns: 1fr;
  }

  .contact-route-list a {
    grid-template-columns: 1fr;
    gap: 7px;
  }

  .footer-brand {
    margin-bottom: 16px;
  }

  .subpage-hero {
    padding: 124px 0 44px;
  }

  .neighborhood-stats {
    grid-template-columns: 1fr;
  }

  .sticky-cta {
    right: 16px;
    bottom: 16px;
    left: 16px;
    justify-content: center;
  }

  .video-modal {
    padding: 14px;
  }

  .video-modal-panel {
    padding: 14px;
  }
}