@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,400;0,500;0,600;1,400&family=Manrope:wght@300;400;500;600&display=swap');

:root {
  --ink: #0d0b08;
  --ink-soft: #17130f;
  --ink-warm: #211a13;
  --paper: #eee9df;
  --paper-deep: #e3dccf;
  --white: #f8f5ee;
  --header-ivory: #f5f0e6;
  --header-espresso: #17130f;
  --dropdown-cream: #f1ece3;
  --gold: #9b7d4a;
  --gold-bright: #c7ac7a;
  --muted: #8e887e;
  --line: rgba(155, 125, 74, 0.35);
  --line-light: rgba(248, 245, 238, 0.22);
  --gutter: clamp(1.25rem, 3.2vw, 4rem);
  --header-h: 5.5rem;
  --serif: 'Cormorant Garamond', 'Iowan Old Style', Baskerville, 'Times New Roman', serif;
  --sans: 'Manrope', 'Helvetica Neue', Arial, sans-serif;
  --ease-expo: cubic-bezier(.16, 1, .3, 1);
  --ease-smooth: cubic-bezier(.65, 0, .35, 1);
  --shadow: 0 30px 80px rgba(7, 5, 3, 0.26);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; background: var(--ink); }
body {
  margin: 0;
  min-width: 320px;
  color: var(--ink);
  background: var(--paper);
  font-family: var(--sans);
  font-weight: 300;
  line-height: 1.55;
  text-rendering: optimizeLegibility;
  -webkit-font-smoothing: antialiased;
  overflow-x: clip;
}
body.menu-open { overflow: hidden; }
body.is-loading { overflow: hidden; }
body.gallery-open { overflow: hidden; }

img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button, input, textarea, select { font: inherit; }
button { color: inherit; }
::selection { background: var(--gold); color: var(--white); }

.skip-link {
  position: fixed;
  top: .75rem;
  left: .75rem;
  z-index: 10000;
  transform: translateY(-160%);
  padding: .75rem 1rem;
  background: var(--white);
  color: var(--ink);
  font-size: .75rem;
  letter-spacing: .12em;
  text-transform: uppercase;
  transition: transform .25s ease;
}
.skip-link:focus { transform: translateY(0); }

/* Grain and cursor */
.site-grain {
  position: fixed;
  inset: -50%;
  z-index: 9998;
  pointer-events: none;
  opacity: .075;
  mix-blend-mode: soft-light;
  background-image: url("data:image/svg+xml,%3Csvg viewBox='0 0 180 180' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.78' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)' opacity='.75'/%3E%3C/svg%3E");
  animation: grain-shift .22s steps(2) infinite;
}
@keyframes grain-shift {
  0% { transform: translate3d(-2%, -1%, 0); }
  25% { transform: translate3d(1%, 2%, 0); }
  50% { transform: translate3d(2%, -2%, 0); }
  75% { transform: translate3d(-1%, 1%, 0); }
  100% { transform: translate3d(0, -1%, 0); }
}

.cursor {
  position: fixed;
  left: 0;
  top: 0;
  z-index: 10001;
  width: 42px;
  height: 42px;
  border: 1px solid rgba(199, 172, 122, .8);
  border-radius: 50%;
  pointer-events: none;
  transform: translate3d(-50%, -50%, 0);
  transition: width .35s var(--ease-expo), height .35s var(--ease-expo), background .35s ease, border-color .35s ease, opacity .25s ease;
  opacity: 0;
  display: grid;
  place-items: center;
  mix-blend-mode: difference;
}
.cursor::after {
  content: '';
  width: 3px;
  height: 3px;
  border-radius: 50%;
  background: var(--white);
}
.cursor.is-visible { opacity: 1; }
.cursor.is-active { width: 76px; height: 76px; background: rgba(248,245,238,.08); border-color: var(--white); }
.cursor-label {
  position: fixed;
  z-index: 10002;
  pointer-events: none;
  color: var(--white);
  font-size: .56rem;
  letter-spacing: .16em;
  text-transform: uppercase;
  transform: translate3d(-50%, -50%, 0);
  opacity: 0;
  transition: opacity .2s ease;
  mix-blend-mode: difference;
}
.cursor-label.is-visible { opacity: 1; }

/* Intro / preloader */
.preloader {
  position: fixed;
  inset: 0;
  z-index: 10000;
  display: grid;
  place-items: center;
  background: #0b0805;
  color: var(--white);
  overflow: hidden;
  visibility: visible;
  opacity: 1;
  transition: opacity 1s var(--ease-smooth), visibility 0s linear 1s;
}
.preloader.is-complete { opacity: 0; visibility: hidden; }
.preloader-canvas { position: absolute; inset: 0; width: 100%; height: 100%; opacity: .42; }
.preloader-vignette {
  position: absolute;
  inset: 0;
  background: radial-gradient(circle at 50% 48%, transparent 0 25%, rgba(0,0,0,.16) 55%, rgba(0,0,0,.52) 100%);
}
.preloader-mark {
  position: relative;
  z-index: 2;
  width: min(82vw, 1180px);
  text-align: center;
  transform: translateY(2.5vh);
}
.preloader-word {
  display: flex;
  justify-content: center;
  gap: clamp(.45rem, 1.35vw, 1.2rem);
  padding-left: clamp(.45rem, 1.35vw, 1.2rem);
  font-family: var(--serif);
  font-size: clamp(2.9rem, 5.25vw, 5.75rem);
  font-weight: 400;
  line-height: .8;
  letter-spacing: .035em;
  text-transform: uppercase;
  white-space: nowrap;
}
.preloader-word span {
  display: inline-block;
  opacity: 0;
  filter: blur(14px);
  transform: translateY(28px) scale(.94);
}
.preloader.is-running .preloader-word span {
  animation: intro-letter 1.45s var(--ease-expo) forwards;
}
.preloader.is-running .preloader-word span:nth-child(1) { animation-delay: .25s; }
.preloader.is-running .preloader-word span:nth-child(2) { animation-delay: .32s; }
.preloader.is-running .preloader-word span:nth-child(3) { animation-delay: .39s; }
.preloader.is-running .preloader-word span:nth-child(4) { animation-delay: .46s; }
.preloader.is-running .preloader-word span:nth-child(5) { animation-delay: .53s; }
.preloader.is-running .preloader-word span:nth-child(6) { animation-delay: .60s; }
.preloader.is-running .preloader-word span:nth-child(7) { animation-delay: .67s; }
.preloader.is-running .preloader-word span:nth-child(8) { animation-delay: .74s; }
.preloader.is-running .preloader-word span:nth-child(9) { animation-delay: .81s; }
.preloader.is-running .preloader-word span:nth-child(10) { animation-delay: .88s; }
.preloader.is-running .preloader-word span:nth-child(11) { animation-delay: .95s; }
@keyframes intro-letter {
  to { opacity: 1; filter: blur(0); transform: translateY(0) scale(1); }
}
.intro-axis {
  position: relative;
  width: min(56%, 520px);
  height: 50px;
  margin: .9rem auto 0;
}
.intro-line {
  position: absolute;
  top: 50%;
  left: 0;
  width: 100%;
  height: 1px;
  background: linear-gradient(90deg, transparent, rgba(155,125,74,.65) 12%, rgba(155,125,74,.65) 88%, transparent);
  transform: scaleX(0);
  transform-origin: center;
}
.preloader.is-running .intro-line { animation: intro-line 1.15s 1.1s var(--ease-expo) forwards; }
@keyframes intro-line { to { transform: scaleX(1); } }
.intro-ring {
  position: absolute;
  left: 50%;
  top: 50%;
  width: 42px;
  height: 42px;
  border: 1px solid var(--gold);
  border-radius: 50%;
  transform: translate(-50%, -50%) scale(.2);
  opacity: 0;
  background: #0b0805;
}
.preloader.is-running .intro-ring { animation: intro-ring 1.1s 1.2s var(--ease-expo) forwards; }
@keyframes intro-ring { to { opacity: 1; transform: translate(-50%, -50%) scale(1); } }
.preloader-sub {
  margin-top: .2rem;
  color: rgba(248,245,238,.44);
  font-size: clamp(.56rem, .75vw, .72rem);
  font-weight: 400;
  letter-spacing: .42em;
  text-indent: .42em;
  text-transform: uppercase;
  opacity: 0;
  transform: translateY(8px);
}
.preloader.is-running .preloader-sub { animation: intro-sub .9s 1.75s ease forwards; }
@keyframes intro-sub { to { opacity: 1; transform: translateY(0); } }
.preloader-exit-disc {
  position: absolute;
  left: 50%;
  top: 50%;
  width: 44px;
  height: 44px;
  border-radius: 50%;
  background: var(--paper);
  transform: translate(-50%, -12%) scale(0);
  z-index: 1;
}
.preloader.is-exiting .preloader-mark { animation: intro-mark-exit 1.2s var(--ease-smooth) forwards; }
.preloader.is-exiting .preloader-exit-disc { animation: intro-disc 1.3s .05s var(--ease-expo) forwards; }
@keyframes intro-mark-exit { to { opacity: 0; transform: translateY(-2vh) scale(.96); filter: blur(5px); } }
@keyframes intro-disc { to { transform: translate(-50%, -12%) scale(55); } }

/* Header */
.site-header {
  position: fixed;
  z-index: 900;
  left: 0;
  top: 0;
  width: 100%;
  height: var(--header-h);
  display: grid;
  grid-template-columns: 1fr auto 1fr;
  align-items: center;
  padding: 0 var(--gutter);
  color: var(--header-ivory);
  transition: color .5s ease, background .5s ease, transform .6s var(--ease-expo);
  text-shadow: 0 1px 20px rgba(0, 0, 0, .24);
}
.site-header.header-tone-dark { color: var(--header-espresso); text-shadow: 0 1px 18px rgba(245, 240, 230, .32); }
.home-page .site-header.header-tone-dark:not(.is-solid) { color: var(--header-ivory); text-shadow: 0 1px 20px rgba(0, 0, 0, .24); }
.site-header.header-tone-light { color: var(--header-ivory); }
.site-header.is-hidden { transform: translateY(-110%); }
.site-header.is-solid {
  color: var(--header-espresso);
  background: var(--dropdown-cream);
  text-shadow: none;
  border-bottom: 1px solid rgba(13,11,8,.08);
}
.brand-lockup {
  justify-self: start;
  display: inline-flex;
  flex-direction: column;
  gap: .12rem;
  line-height: 1;
}
.brand-name {
  font-family: var(--serif);
  font-size: 1.22rem;
  font-weight: 500;
  letter-spacing: .18em;
  text-transform: uppercase;
}
.brand-meta {
  font-size: .48rem;
  letter-spacing: .26em;
  text-transform: uppercase;
  opacity: .78;
}
.header-nav { display: flex; align-items: center; gap: clamp(1.25rem, 2.3vw, 2.75rem); }
.header-nav a, .header-phone {
  position: relative;
  font-size: .65rem;
  font-weight: 500;
  letter-spacing: .17em;
  text-transform: uppercase;
}
.header-nav a::after, .header-phone::after, .text-link::after {
  content: '';
  position: absolute;
  left: 0;
  bottom: -.45rem;
  width: 100%;
  height: 1px;
  background: currentColor;
  transform: scaleX(0);
  transform-origin: right;
  transition: transform .45s var(--ease-expo);
}
.header-nav a:hover::after, .header-nav a:focus-visible::after, .header-phone:hover::after, .text-link:hover::after { transform: scaleX(1); transform-origin: left; }
.header-actions { justify-self: end; display: flex; align-items: center; gap: 1.6rem; }
.menu-toggle {
  width: 46px;
  height: 46px;
  border: 1px solid currentColor;
  border-radius: 50%;
  background: transparent;
  display: grid;
  place-items: center;
  cursor: pointer;
  transition: transform .4s var(--ease-expo), background .3s ease, color .3s ease;
}
.menu-toggle:hover { transform: rotate(45deg); background: currentColor; }
.menu-toggle:hover .menu-icon span { background: var(--ink); }
.menu-icon { width: 15px; height: 10px; display: flex; flex-direction: column; justify-content: space-between; }
.menu-icon span { display: block; height: 1px; width: 100%; background: currentColor; transition: transform .35s var(--ease-expo), background .3s ease; }

/* Full screen menu */
.menu-overlay {
  position: fixed;
  inset: 0;
  z-index: 9500;
  height: 100dvh;
  overflow-y: auto;
  overscroll-behavior: contain;
  -webkit-overflow-scrolling: touch;
  background: var(--ink-soft);
  color: var(--white);
  visibility: hidden;
  clip-path: inset(0 0 100% 0);
  transition: clip-path .85s var(--ease-expo), visibility 0s linear .85s;
}
.menu-overlay.is-open { visibility: visible; clip-path: inset(0 0 0 0); transition-delay: 0s; }
.menu-backdrop {
  position: fixed;
  inset: 0;
  background: radial-gradient(circle at 75% 25%, rgba(155,125,74,.14), transparent 32%), radial-gradient(circle at 18% 82%, rgba(255,255,255,.035), transparent 35%);
}
.menu-close {
  position: sticky;
  display: block;
  margin: 1.3rem var(--gutter) -4.425rem auto;
  top: 1.3rem;
  z-index: 3;
  width: 50px;
  height: 50px;
  border: 1px solid rgba(248,245,238,.38);
  border-radius: 50%;
  background: transparent;
  color: var(--white);
  cursor: pointer;
}
.menu-close::before, .menu-close::after {
  content: '';
  position: absolute;
  left: 50%; top: 50%;
  width: 16px; height: 1px;
  background: currentColor;
}
.menu-close::before { transform: translate(-50%,-50%) rotate(45deg); }
.menu-close::after { transform: translate(-50%,-50%) rotate(-45deg); }
.menu-grid {
  position: relative;
  z-index: 1;
  min-height: 100dvh;
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(260px, .34fr);
  gap: 8vw;
  align-items: end;
  padding: clamp(7rem, 12vh, 10rem) var(--gutter) clamp(2rem, 5vh, 4rem);
}
.menu-nav { align-self: center; counter-reset: menu; }
.menu-nav a {
  counter-increment: menu;
  position: relative;
  display: flex;
  align-items: baseline;
  gap: 1rem;
  width: max-content;
  max-width: 100%;
  font-family: var(--serif);
  font-size: clamp(2.65rem, 6.2vw, 6.8rem);
  line-height: .92;
  letter-spacing: -.035em;
  overflow: hidden;
  opacity: 0;
  transform: translateY(35px);
  transition: opacity .6s var(--ease-expo), transform .7s var(--ease-expo), color .3s ease;
}
.menu-nav a::before {
  content: '0' counter(menu);
  font-family: var(--sans);
  font-size: .55rem;
  letter-spacing: .15em;
  opacity: .45;
  min-width: 1.8rem;
}
.menu-overlay.is-open .menu-nav a { opacity: 1; transform: translateY(0); }
.menu-overlay.is-open .menu-nav a:nth-child(1) { transition-delay: .16s; }
.menu-overlay.is-open .menu-nav a:nth-child(2) { transition-delay: .21s; }
.menu-overlay.is-open .menu-nav a:nth-child(3) { transition-delay: .26s; }
.menu-overlay.is-open .menu-nav a:nth-child(4) { transition-delay: .31s; }
.menu-overlay.is-open .menu-nav a:nth-child(5) { transition-delay: .36s; }
.menu-overlay.is-open .menu-nav a:nth-child(6) { transition-delay: .41s; }
.menu-overlay.is-open .menu-nav a:nth-child(7) { transition-delay: .46s; }
.menu-nav a:hover { color: var(--gold-bright); }
.menu-info { border-top: 1px solid var(--line-light); padding-top: 1.4rem; font-size: .72rem; line-height: 1.8; }
.menu-info .micro { display: block; margin-bottom: 1.8rem; }
.menu-info a { display: block; width: max-content; }
.menu-social { margin-top: 2rem; display: flex; gap: 1.25rem; }

/* Shared type and layout */
.eyebrow, .micro {
  font-size: .58rem;
  font-weight: 500;
  letter-spacing: .25em;
  text-transform: uppercase;
}
.eyebrow { display: flex; align-items: center; gap: .85rem; }
.eyebrow::before { content: ''; width: 2.8rem; height: 1px; background: currentColor; opacity: .45; }
.display {
  margin: 0;
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(3.5rem, 9vw, 9.6rem);
  line-height: .82;
  letter-spacing: -.045em;
}
.display-md {
  margin: 0;
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(3rem, 6.5vw, 7rem);
  line-height: .88;
  letter-spacing: -.035em;
}
.heading {
  margin: 0;
  font-family: var(--serif);
  font-size: clamp(2.3rem, 4.5vw, 5rem);
  line-height: .95;
  font-weight: 400;
  letter-spacing: -.025em;
}
.lede { font-family: var(--serif); font-size: clamp(1.45rem, 2.35vw, 2.35rem); line-height: 1.22; }
.body-lg { font-size: clamp(1rem, 1.25vw, 1.24rem); line-height: 1.72; }
.text-link {
  position: relative;
  display: inline-flex;
  align-items: center;
  gap: .85rem;
  padding-bottom: .3rem;
  font-size: .65rem;
  font-weight: 500;
  letter-spacing: .18em;
  text-transform: uppercase;
}
.text-link .arrow { font-size: 1rem; transition: transform .35s var(--ease-expo); }
.text-link:hover .arrow { transform: translateX(.45rem); }
.section { position: relative; padding: clamp(6rem, 12vw, 12rem) var(--gutter); }
.section-dark { background: var(--ink); color: var(--white); }
.section-paper { background: var(--paper); color: var(--ink); }
.section-deep { background: var(--paper-deep); color: var(--ink); }
.max { width: min(100%, 1500px); margin-inline: auto; }
.rule { border: 0; border-top: 1px solid currentColor; opacity: .18; }

.reveal { opacity: 0; transform: translateY(42px); transition: opacity 1s var(--ease-expo), transform 1s var(--ease-expo); }
.reveal.is-visible { opacity: 1; transform: translateY(0); }
.reveal-mask { overflow: hidden; }
.reveal-mask > * { transform: translateY(112%); transition: transform 1.15s var(--ease-expo); }
.reveal-mask.is-visible > * { transform: translateY(0); }

/* Homepage hero */
.hero {
  position: relative;
  height: 170svh;
  background: var(--ink);
  color: var(--white);
}
.hero-stage {
  position: sticky;
  top: 0;
  height: 100svh;
  overflow: hidden;
  background: var(--ink);
}
.hero-media {
  position: absolute;
  inset: 0;
  overflow: hidden;
  clip-path: inset(calc(var(--hero-progress, 0) * 8%) calc(var(--hero-progress, 0) * 7%) calc(var(--hero-progress, 0) * 8%) calc(var(--hero-progress, 0) * 7%));
  transition: clip-path .12s linear;
}
.hero-media img,
.hero-media video {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 54%;
  transform: scale(calc(1.12 - var(--hero-progress, 0) * .08)) translateY(calc(var(--hero-progress, 0) * -2%));
  will-change: transform;
}
.hero-shade {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(6,5,3,.44) 0%, rgba(6,5,3,.08) 34%, rgba(6,5,3,.18) 64%, rgba(6,5,3,.68) 100%);
}
.hero-content {
  position: absolute;
  inset: 0;
  z-index: 2;
  display: grid;
  align-content: end;
  padding: 0 var(--gutter) clamp(3.4rem, 7vh, 6rem);
}
.hero-title {
  width: min(84vw, 1100px);
  margin: 0;
  font-family: var(--serif);
  font-size: clamp(4rem, 10.5vw, 11rem);
  font-weight: 400;
  line-height: .78;
  letter-spacing: -.055em;
  transform: translateY(calc(var(--hero-progress, 0) * -10vh));
  opacity: calc(1 - var(--hero-progress, 0) * .75);
  will-change: transform, opacity;
}
.hero-title span { display: block; }
.hero-title .hero-line-2 { margin-left: clamp(2.5rem, 15vw, 16rem); font-style: italic; }
.hero-kicker {
  position: absolute;
  top: calc(var(--header-h) + 3.2rem);
  left: var(--gutter);
  z-index: 3;
  display: flex;
  gap: 1rem;
  align-items: center;
}
.hero-kicker::after { content: ''; width: 5rem; height: 1px; background: rgba(255,255,255,.42); }
.hero-corner {
  position: absolute;
  right: var(--gutter);
  bottom: clamp(3.6rem, 7vh, 6rem);
  z-index: 3;
  width: min(280px, 25vw);
  font-size: .72rem;
  line-height: 1.7;
  text-align: right;
}
.scroll-cue {
  position: absolute;
  right: var(--gutter);
  top: 50%;
  z-index: 3;
  display: flex;
  align-items: center;
  gap: .85rem;
  transform: rotate(90deg) translateX(50%);
  transform-origin: right center;
  font-size: .52rem;
  letter-spacing: .2em;
  text-transform: uppercase;
}
.scroll-cue::after { content: ''; width: 3.5rem; height: 1px; background: currentColor; opacity: .5; animation: cue 1.8s ease-in-out infinite; transform-origin: left; }
@keyframes cue { 0%,100% { transform: scaleX(.25); opacity: .3; } 50% { transform: scaleX(1); opacity: .8; } }

/* Philosophy */
.philosophy { overflow: hidden; }
.philosophy-grid {
  display: grid;
  grid-template-columns: .35fr 1.3fr .65fr;
  gap: clamp(2rem, 5vw, 7rem);
  align-items: start;
}
.philosophy-number { font-family: var(--serif); font-size: clamp(4rem, 9vw, 9rem); line-height: .75; color: var(--gold); }
.philosophy-copy { max-width: 860px; }
.philosophy-copy .display-md { text-wrap: balance; }
.philosophy-side { padding-top: 1rem; color: rgba(248,245,238,.62); }
.philosophy-side p { margin: 0 0 2rem; }
.city-marquee {
  margin-top: clamp(6rem, 12vw, 11rem);
  width: calc(100% + var(--gutter) * 2);
  margin-left: calc(var(--gutter) * -1);
  overflow: hidden;
  border-top: 1px solid var(--line-light);
  border-bottom: 1px solid var(--line-light);
  padding: clamp(3rem, 6vw, 5.5rem) 0;
}
.marquee-track {
  display: flex;
  width: max-content;
  will-change: transform;
  backface-visibility: hidden;
}
.marquee-sequence { display: flex; align-items: center; }
.marquee-sequence span {
  display: inline-flex;
  align-items: center;
  gap: clamp(2rem, 4vw, 4.5rem);
  padding-right: clamp(2rem, 4vw, 4.5rem);
  font-family: var(--serif);
  font-size: clamp(4.5rem, 9vw, 9rem);
  font-weight: 400;
  line-height: .85;
  letter-spacing: -.035em;
  white-space: nowrap;
}
.marquee-sequence span.is-outline {
  color: transparent;
  -webkit-text-stroke: 1px rgba(248, 245, 238, .3);
  text-stroke: 1px rgba(248, 245, 238, .3);
}
.marquee-sequence span::after { content: '·'; color: var(--gold-bright); font-family: var(--serif); font-size: .72em; -webkit-text-stroke: 0; }

/* Collection horizontal sequence */
.collection-pin {
  position: relative;
  height: 620svh;
  background: var(--paper);
  color: var(--ink);
}
.collection-sticky {
  position: sticky;
  top: 0;
  height: 100svh;
  overflow: hidden;
}
.collection-head {
  position: absolute;
  z-index: 4;
  left: var(--gutter);
  top: clamp(6.4rem, 11vh, 8.4rem);
  display: flex;
  gap: 1.6rem;
  align-items: center;
}
.collection-counter { font-family: var(--serif); font-size: 1.4rem; color: var(--gold); }
.collection-track {
  position: absolute;
  left: 0;
  top: 0;
  height: 100%;
  display: flex;
  gap: clamp(2rem, 5vw, 7rem);
  align-items: center;
  padding: 8rem 14vw 3rem 22vw;
  will-change: transform;
}
.property-panel {
  position: relative;
  flex: 0 0 min(72vw, 1080px);
  height: min(70vh, 760px);
  overflow: hidden;
  background: #cfc7ba;
  box-shadow: var(--shadow);
}
.property-panel img { width: 100%; height: 100%; object-fit: cover; transform: scale(1.05); transition: transform 1.4s var(--ease-expo); }
.property-panel:hover img { transform: scale(1); }
.property-panel::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(0,0,0,.03), rgba(0,0,0,.7));
}
.property-index {
  position: absolute;
  z-index: 2;
  left: 1.5rem;
  top: 1.5rem;
  font-family: var(--serif);
  font-size: 1.25rem;
  color: var(--white);
}
.property-content {
  position: absolute;
  z-index: 2;
  left: clamp(1.5rem, 4vw, 4rem);
  right: clamp(1.5rem, 4vw, 4rem);
  bottom: clamp(1.5rem, 4vw, 3.5rem);
  color: var(--white);
  display: grid;
  grid-template-columns: 1fr auto;
  gap: 2rem;
  align-items: end;
}
.property-title { margin: 0; font-family: var(--serif); font-size: clamp(2.75rem, 5vw, 6rem); line-height: .85; font-weight: 400; }
.property-location { margin-top: .85rem; font-size: .62rem; letter-spacing: .18em; text-transform: uppercase; }
.property-meta { display: grid; grid-template-columns: repeat(4, auto); gap: 1.4rem; font-size: .58rem; letter-spacing: .12em; text-transform: uppercase; text-align: right; }
.property-meta strong { display: block; margin-bottom: .2rem; font-family: var(--serif); font-size: 1.2rem; font-weight: 400; letter-spacing: 0; text-transform: none; }
.property-note { position: absolute; z-index: 2; right: 1.4rem; top: 1.4rem; max-width: 250px; text-align: right; color: rgba(255,255,255,.65); font-size: .52rem; letter-spacing: .08em; text-transform: uppercase; }
.collection-end {
  flex: 0 0 min(45vw, 650px);
  padding-right: 8vw;
}
.collection-end .heading { margin: 1.5rem 0 2rem; }
.collection-progress {
  position: absolute;
  z-index: 4;
  left: var(--gutter);
  right: var(--gutter);
  bottom: 2rem;
  height: 1px;
  background: rgba(13,11,8,.18);
}
.collection-progress span { display: block; height: 100%; width: calc(var(--collection-progress, 0) * 100%); background: var(--gold); }

/* Editorial film gallery */
.film-section { padding-bottom: 0; }
.film-head {
  display: grid;
  grid-template-columns: .5fr 1.1fr .6fr;
  gap: 4vw;
  align-items: end;
  padding-bottom: clamp(5rem, 9vw, 9rem);
}
.film-head .lede { margin: 0; }
.film-stack { display: grid; gap: clamp(8rem, 15vw, 15rem); }
.film-row {
  min-height: 92vh;
  display: grid;
  grid-template-columns: 1fr 1.1fr;
  gap: clamp(2rem, 8vw, 10rem);
  align-items: center;
}
.film-row:nth-child(even) { grid-template-columns: 1.1fr 1fr; }
.film-row:nth-child(even) .film-image { order: 2; }
.film-image { position: relative; height: min(75vh, 820px); overflow: hidden; }
.film-image img { width: 100%; height: 112%; object-fit: cover; transform: translateY(var(--parallax-y, -5%)); will-change: transform; }
.film-copy { max-width: 520px; }
.film-copy .micro { color: var(--gold); }
.film-copy .heading { margin: 1.4rem 0 1.6rem; }
.film-copy p { color: rgba(248,245,238,.62); }

/* Perspective / approach */
.perspective-intro {
  display: grid;
  grid-template-columns: .45fr 1.25fr;
  gap: 8vw;
  align-items: start;
  margin-bottom: clamp(5rem, 10vw, 10rem);
}
.perspective-grid { border-top: 1px solid rgba(13,11,8,.2); }
.perspective-item {
  display: grid;
  grid-template-columns: .18fr .72fr 1fr;
  gap: 3vw;
  align-items: start;
  padding: clamp(2rem, 4vw, 4.2rem) 0;
  border-bottom: 1px solid rgba(13,11,8,.2);
}
.perspective-item .index { font-family: var(--serif); font-size: 1.7rem; color: var(--gold); }
.perspective-item h3 { margin: 0; font-family: var(--serif); font-size: clamp(2rem, 3.6vw, 4rem); font-weight: 400; line-height: .95; }
.perspective-item p { margin: 0; max-width: 600px; color: rgba(13,11,8,.62); }

/* Neighborhoods */
.neighborhoods { overflow: hidden; }
.neighborhoods-head { display: flex; justify-content: space-between; align-items: end; gap: 2rem; margin-bottom: 4rem; }
.neighborhood-list { border-top: 1px solid var(--line-light); }
.neighborhood-link {
  position: relative;
  display: grid;
  grid-template-columns: .12fr 1fr auto;
  align-items: center;
  gap: 2rem;
  padding: clamp(1.6rem, 3vw, 3rem) 0;
  border-bottom: 1px solid var(--line-light);
  overflow: hidden;
}
.neighborhood-link::after {
  content: '';
  position: absolute;
  inset: 0;
  background: var(--gold);
  transform: translateX(-102%);
  transition: transform .65s var(--ease-expo);
  z-index: 0;
}
.neighborhood-link:hover::after { transform: translateX(0); }
.neighborhood-link > * { position: relative; z-index: 1; }
.neighborhood-link .index { font-size: .58rem; opacity: .5; }
.neighborhood-link h3 { margin: 0; font-family: var(--serif); font-size: clamp(2.5rem, 5vw, 5.8rem); font-weight: 400; line-height: .9; }
.neighborhood-link .arrow { font-size: 1.5rem; transition: transform .35s ease; }
.neighborhood-link:hover .arrow { transform: translateX(.5rem); }

/* Advisor */
.advisor-grid {
  display: grid;
  grid-template-columns: minmax(320px, .8fr) 1fr;
  gap: clamp(3rem, 9vw, 10rem);
  align-items: stretch;
}
.advisor-portrait { position: relative; min-height: 760px; overflow: hidden; background: var(--ink-soft); }
.advisor-portrait img { width: 100%; height: 100%; object-fit: cover; object-position: center 15%; filter: saturate(.75) contrast(1.03); }
.advisor-portrait::after { content: ''; position: absolute; inset: 0; background: linear-gradient(180deg, transparent 60%, rgba(0,0,0,.35)); }
.advisor-copy { display: flex; flex-direction: column; justify-content: center; padding: 3rem 0; }
.advisor-copy .display-md { margin: 1.4rem 0 2.4rem; }
.advisor-copy blockquote { margin: 2.8rem 0; padding-left: 2rem; border-left: 1px solid var(--gold); font-family: var(--serif); font-size: clamp(1.4rem, 2.1vw, 2.2rem); line-height: 1.25; }
.advisor-facts { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1rem; margin-top: auto; padding-top: 2rem; border-top: 1px solid rgba(13,11,8,.18); }
.advisor-facts strong { display: block; font-family: var(--serif); font-size: clamp(1.6rem, 2.6vw, 2.8rem); font-weight: 400; line-height: 1; }
.advisor-facts span { display: block; margin-top: .5rem; font-size: .52rem; letter-spacing: .13em; text-transform: uppercase; color: rgba(13,11,8,.58); }

/* Inquiry / forms */
.inquiry-grid { display: grid; grid-template-columns: .82fr 1.18fr; gap: clamp(3rem, 10vw, 11rem); align-items: start; }
.inquiry-copy .display-md { margin: 1.5rem 0 2rem; }
.inquiry-contact { margin-top: 3rem; font-family: var(--serif); font-size: 1.35rem; line-height: 1.6; }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1.8rem 2rem; }
.form-field { position: relative; }
.form-field.full { grid-column: 1 / -1; }
.form-field label {
  display: block;
  margin-bottom: .65rem;
  font-size: .52rem;
  font-weight: 500;
  letter-spacing: .17em;
  text-transform: uppercase;
  color: rgba(248,245,238,.58);
}
.form-field input, .form-field textarea, .form-field select {
  width: 100%;
  border: 0;
  border-bottom: 1px solid rgba(248,245,238,.34);
  border-radius: 0;
  padding: .55rem 0 1rem;
  color: var(--white);
  background: transparent;
  outline: none;
  transition: border-color .3s ease;
}
.form-field select { appearance: none; }
.form-field textarea { min-height: 120px; resize: vertical; }
.form-field input:focus, .form-field textarea:focus, .form-field select:focus { border-color: var(--gold-bright); }
.form-consent { grid-column: 1 / -1; display: grid; grid-template-columns: auto 1fr; gap: .8rem; align-items: start; font-size: .64rem; color: rgba(248,245,238,.55); }
.form-consent input { margin-top: .2rem; accent-color: var(--gold); }
.form-honeypot { position: absolute !important; left: -10000px !important; width: 1px !important; height: 1px !important; overflow: hidden !important; }
.form-status { grid-column: 1 / -1; min-height: 1.2em; margin: .25rem 0 0; font-size: .72rem; line-height: 1.5; color: inherit; }
.form-status.is-success { color: #d7b36a; }
.form-status.is-error { color: #d9a58f; }
.paper-form .form-status.is-success, .showing-form .form-status.is-success { color: #5f4a27; }
.paper-form .form-status.is-error, .showing-form .form-status.is-error { color: #8f3d2f; }
.submit-button {
  grid-column: 1 / -1;
  justify-self: start;
  border: 0;
  border-bottom: 1px solid var(--white);
  padding: .75rem 0;
  background: transparent;
  color: var(--white);
  font-size: .62rem;
  font-weight: 500;
  letter-spacing: .18em;
  text-transform: uppercase;
  cursor: pointer;
}
.paper-form .form-field label { color: rgba(13,11,8,.56); }
.paper-form .form-field input, .paper-form .form-field textarea, .paper-form .form-field select { color: var(--ink); border-bottom-color: rgba(13,11,8,.3); }
.paper-form .form-consent { color: rgba(13,11,8,.58); }
.paper-form .submit-button { color: var(--ink); border-bottom-color: var(--ink); }

#inquire .form-field label {
  font-size: .72rem;
  letter-spacing: .14em;
  color: rgba(248,245,238,.72);
}
#inquire .form-field input, #inquire .form-field textarea, #inquire .form-field select { font-size: 1rem; }
#inquire .form-consent { font-size: .82rem; line-height: 1.65; color: rgba(248,245,238,.72); }
#inquire .submit-button { font-size: .72rem; }

/* Interior pages */
.page-hero {
  position: relative;
  min-height: 82svh;
  display: grid;
  align-items: end;
  padding: calc(var(--header-h) + 6rem) var(--gutter) clamp(4rem, 9vh, 7rem);
  overflow: hidden;
  background: var(--ink);
  color: var(--white);
}
.page-hero.short { min-height: 62svh; }
.page-hero-media { position: absolute; inset: 0; }
.page-hero-media img { width: 100%; height: 100%; object-fit: cover; transform: scale(1.06); }
.page-hero-overlay { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(5,4,3,.35), rgba(5,4,3,.72)); }
.page-hero-content { position: relative; z-index: 1; width: min(100%, 1500px); margin: 0 auto; }
.page-hero .display { max-width: 1200px; }
.page-hero-intro { display: flex; justify-content: space-between; gap: 3rem; align-items: end; margin-top: 2rem; }
.page-hero-intro p { max-width: 520px; margin: 0; color: rgba(248,245,238,.68); }
.page-hero.no-media { background: var(--ink-soft); }

.editorial-grid { display: grid; grid-template-columns: .42fr 1.1fr .7fr; gap: clamp(2rem, 6vw, 8rem); align-items: start; }
.editorial-grid .sticky { position: sticky; top: calc(var(--header-h) + 2rem); }
.editorial-copy p { margin: 0 0 1.5rem; }
.editorial-copy .lede { margin-bottom: 2rem; }
.editorial-aside { color: rgba(13,11,8,.58); }
.editorial-aside .micro { color: var(--gold); }

.property-index-grid { display: grid; gap: clamp(4rem, 8vw, 8rem); }
.property-listing {
  display: grid;
  grid-template-columns: 1.15fr .85fr;
  gap: clamp(2rem, 7vw, 8rem);
  align-items: center;
}
.property-listing:nth-child(even) { grid-template-columns: .85fr 1.15fr; }
.property-listing:nth-child(even) .listing-image { order: 2; }
.listing-image { height: min(72vh, 760px); overflow: hidden; background: #cfc7ba; }
.listing-image img { width: 100%; height: 100%; object-fit: cover; transition: transform 1s var(--ease-expo); }
.listing-image:hover img { transform: scale(1.035); }
.listing-copy .heading { margin: 1.2rem 0; }
.listing-facts { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1rem; padding: 1.5rem 0; border-top: 1px solid rgba(13,11,8,.18); border-bottom: 1px solid rgba(13,11,8,.18); margin: 2rem 0; }
.listing-facts strong { display: block; font-family: var(--serif); font-size: 1.7rem; font-weight: 400; }
.listing-facts span { font-size: .52rem; letter-spacing: .13em; text-transform: uppercase; color: rgba(13,11,8,.56); }
.prototype-note { margin-top: 1rem; padding: .9rem 1rem; border: 1px solid rgba(155,125,74,.34); font-size: .62rem; line-height: 1.6; color: rgba(13,11,8,.62); }

.property-detail-hero { min-height: 100svh; }
.property-detail-title { max-width: 1100px; }
.property-detail-meta { display: grid; grid-template-columns: repeat(4, auto); gap: 2rem; margin-top: 2.6rem; width: max-content; max-width: 100%; }
.property-detail-meta strong { display: block; font-family: var(--serif); font-size: 1.7rem; font-weight: 400; }
.property-detail-meta span { font-size: .52rem; letter-spacing: .14em; text-transform: uppercase; opacity: .65; }
.detail-description { display: grid; grid-template-columns: .35fr 1fr; gap: 8vw; }
.detail-description .lede { margin: 0; }
.detail-gallery { display: grid; gap: var(--gutter); padding: 0 var(--gutter) clamp(7rem, 12vw, 12rem); background: var(--ink); }
.detail-gallery img { width: 100%; height: auto; }
.detail-gallery .wide { aspect-ratio: 16 / 9; object-fit: cover; }
.detail-gallery .pair { display: grid; grid-template-columns: 1fr .72fr; gap: var(--gutter); align-items: end; }
.detail-gallery .pair img:first-child { aspect-ratio: 4 / 5; object-fit: cover; }
.detail-gallery .pair img:last-child { aspect-ratio: 4 / 3; object-fit: cover; }

.empty-state { min-height: 70svh; display: grid; place-items: center; text-align: center; padding: 8rem var(--gutter); }
.empty-state-inner { width: min(720px, 100%); }
.empty-state .display-md { margin: 1.5rem 0 2rem; }

.sold-showcase { padding: clamp(9rem, 14vw, 13rem) var(--gutter) clamp(6rem, 10vw, 10rem); }
.sold-intro { display: grid; grid-template-columns: .42fr 1fr .8fr; gap: clamp(2rem, 5vw, 7rem); align-items: end; margin-bottom: clamp(4rem, 8vw, 7rem); }
.sold-intro .display-md { margin: 0; }
.sold-intro .body-lg { margin: 0; max-width: 620px; }
.sold-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 1px; border: 1px solid rgba(13,11,8,.16); background: rgba(13,11,8,.16); }
.sold-placeholder { display: block; background: var(--paper); }
.sold-placeholder-media { position: relative; aspect-ratio: 16 / 10; padding: clamp(1.5rem, 3vw, 2.5rem); display: flex; align-items: flex-end; justify-content: space-between; overflow: hidden; color: rgba(248,245,238,.72); background: linear-gradient(135deg, #211a13, #3a3025); border-bottom: 1px solid rgba(13,11,8,.16); }
.sold-placeholder-media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform 1s var(--ease-expo); }
.sold-placeholder.is-ready:hover .sold-placeholder-media img { transform: scale(1.035); }
.sold-placeholder-media span { font-family: var(--serif); font-size: clamp(4rem, 8vw, 8rem); line-height: .72; color: rgba(248,245,238,.12); }
.sold-placeholder-media .sold-slot-number { position: relative; z-index: 2; font-size: 1.4rem; color: var(--white); }
.sold-placeholder-media small { font-size: .55rem; letter-spacing: .2em; text-transform: uppercase; }
.sold-placeholder-copy { padding: clamp(1.6rem, 3vw, 2.6rem); }
.sold-placeholder-copy h2 { margin: .85rem 0 .55rem; font-family: var(--serif); font-size: clamp(2rem, 3vw, 3rem); font-weight: 400; line-height: 1; }
.sold-placeholder-copy p { margin: 0; max-width: 520px; color: rgba(13,11,8,.6); }
.sold-card-facts { display: grid; grid-template-columns: repeat(4, 1fr); gap: .75rem; margin-top: 1.5rem; padding-top: 1.25rem; border-top: 1px solid rgba(13,11,8,.14); font-size: .5rem; letter-spacing: .12em; text-transform: uppercase; color: rgba(13,11,8,.52); }
.sold-card-facts strong { display: block; margin-bottom: .2rem; font-family: var(--serif); font-size: clamp(1.1rem, 1.8vw, 1.55rem); font-weight: 400; letter-spacing: 0; text-transform: none; color: var(--ink); }

.sold-detail-hero { position: relative; min-height: 100svh; overflow: hidden; background: var(--ink); color: var(--white); }
.sold-detail-hero > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.sold-detail-overlay { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(8,6,4,.08), rgba(8,6,4,.78)); }
.sold-detail-hero-copy { position: absolute; z-index: 2; left: var(--gutter); right: var(--gutter); bottom: clamp(3rem, 8vw, 7rem); }
.sold-detail-hero-copy h1 { max-width: 1100px; margin: 1rem 0 1.5rem; font-family: var(--serif); font-size: clamp(4rem, 8vw, 9rem); font-weight: 400; line-height: .78; letter-spacing: -.04em; }
.sold-detail-hero-copy p { margin: 0; font-size: .68rem; letter-spacing: .13em; text-transform: uppercase; }
.sold-detail-hero-copy .listing-attribution { width: fit-content; margin-top: .85rem; padding-top: .75rem; border-top: 1px solid rgba(255,255,255,.48); font-size: .56rem; letter-spacing: .1em; text-transform: none; color: rgba(255,255,255,.82); }
.sold-detail-facts { display: grid; grid-template-columns: repeat(4, 1fr); margin-bottom: clamp(5rem, 9vw, 9rem); border-top: 1px solid rgba(13,11,8,.18); border-bottom: 1px solid rgba(13,11,8,.18); }
.sold-detail-facts > div { padding: 2rem clamp(1rem, 3vw, 3rem); border-right: 1px solid rgba(13,11,8,.18); }
.sold-detail-facts > div:last-child { border-right: 0; }
.sold-detail-facts strong { display: block; font-family: var(--serif); font-size: clamp(2rem, 4vw, 4.4rem); font-weight: 400; line-height: 1; }
.sold-detail-facts span { font-size: .52rem; letter-spacing: .15em; text-transform: uppercase; color: rgba(13,11,8,.52); }
.sold-detail-story { display: grid; grid-template-columns: .35fr 1fr; gap: 8vw; }
.sold-detail-story .display-md { margin: 0 0 2.5rem; }
.sold-feature-grid { display: grid; grid-template-columns: repeat(4, 1fr); margin-top: clamp(4rem, 8vw, 7rem); border-top: 1px solid rgba(13,11,8,.18); border-left: 1px solid rgba(13,11,8,.18); }
.sold-feature-grid > div { min-height: 145px; padding: 1.5rem; border-right: 1px solid rgba(13,11,8,.18); border-bottom: 1px solid rgba(13,11,8,.18); }
.sold-feature-grid span { display: block; margin-bottom: 1rem; font-size: .5rem; letter-spacing: .15em; text-transform: uppercase; color: rgba(13,11,8,.52); }
.sold-feature-grid strong { font-family: var(--serif); font-size: clamp(1.35rem, 2vw, 2rem); font-weight: 400; line-height: 1.1; }
.sold-detail-gallery { display: grid; gap: var(--gutter); padding: var(--gutter); background: var(--ink); }
.sold-detail-gallery img { width: 100%; object-fit: cover; }
.sold-detail-gallery .gallery-wide { aspect-ratio: 16 / 9; }
.sold-detail-gallery .gallery-pair { display: grid; grid-template-columns: 1fr 1fr; gap: var(--gutter); }
.sold-detail-gallery .gallery-pair img { aspect-ratio: 4 / 3; }
.sold-agent-card { display: grid; grid-template-columns: .42fr 1fr; gap: clamp(2rem, 6vw, 7rem); align-items: center; }
.sold-agent-portrait { height: min(66vh, 700px); overflow: hidden; }
.sold-agent-portrait img { width: 100%; height: 100%; object-fit: cover; object-position: center 15%; }
.sold-agent-copy h2 { margin: 1rem 0 2.5rem; font-family: var(--serif); font-size: clamp(3rem, 6vw, 7rem); font-weight: 400; line-height: .85; }
.sold-agent-details { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1rem; margin-bottom: 2.5rem; padding: 1.5rem 0; border-top: 1px solid rgba(248,245,238,.18); border-bottom: 1px solid rgba(248,245,238,.18); }
.sold-agent-details span { display: block; margin-bottom: .4rem; font-size: .5rem; letter-spacing: .15em; text-transform: uppercase; color: rgba(248,245,238,.48); }
.sold-agent-details p { margin: 0; }
.sold-map-head { display: grid; grid-template-columns: .35fr 1fr; gap: 8vw; align-items: end; margin-bottom: 3rem; }
.sold-map-head .display-md { margin: 0; }
.sold-map iframe { display: block; width: 100%; height: min(62vh, 680px); border: 0; filter: saturate(.55) contrast(.94); }
.sold-map .text-link { margin-top: 1.5rem; }
.sold-work-grid { display: grid; grid-template-columns: .35fr 1fr; gap: 8vw; }
.sold-work-grid .display-md { margin: 0 0 2rem; }
.sold-work-grid .body-lg { max-width: 650px; }

.neighborhood-cards { display: grid; grid-template-columns: repeat(2, 1fr); gap: 1px; background: rgba(13,11,8,.18); border: 1px solid rgba(13,11,8,.18); }
.neighborhood-card { position: relative; isolation: isolate; min-height: 64vh; padding: clamp(2rem, 5vw, 5rem); overflow: hidden; display: flex; flex-direction: column; justify-content: space-between; color: var(--white); background: var(--ink); }
.neighborhood-card-image, .neighborhood-card-overlay { position: absolute; inset: 0; width: 100%; height: 100%; }
.neighborhood-card-image { z-index: -2; object-fit: cover; transition: transform 1.2s var(--ease-expo), filter .7s ease; }
.neighborhood-card-overlay { z-index: -1; background: linear-gradient(180deg, rgba(10,8,6,.18) 10%, rgba(10,8,6,.38) 48%, rgba(10,8,6,.88) 100%); }
.neighborhood-card:hover .neighborhood-card-image { transform: scale(1.035); }
.neighborhood-card .number { font-family: var(--serif); font-size: 1.5rem; color: var(--gold); text-shadow: 0 1px 18px rgba(0,0,0,.35); }
.neighborhood-card .heading { max-width: 700px; margin-bottom: 1rem; text-shadow: 0 2px 26px rgba(0,0,0,.45); }
.neighborhood-card p { max-width: 560px; margin-bottom: 0; color: rgba(248,245,238,.82); text-shadow: 0 1px 16px rgba(0,0,0,.45); }
.neighborhood-card:nth-child(3n) { grid-column: 1 / -1; min-height: 72vh; }

.search-state { display: grid; grid-template-columns: 1fr .8fr; gap: 7vw; align-items: center; min-height: 70svh; }
.search-visual { position: relative; height: 65vh; background: var(--ink-soft); overflow: hidden; }
.search-visual img { width: 100%; height: 100%; object-fit: cover; opacity: .64; }
.search-visual::after { content: 'MLS'; position: absolute; inset: 0; display: grid; place-items: center; font-family: var(--serif); font-size: clamp(6rem, 14vw, 16rem); color: rgba(255,255,255,.12); }

/* Footer */
.site-footer { background: #080604; color: var(--white); padding: clamp(5rem, 10vw, 9rem) var(--gutter) 2rem; }
.footer-top { display: grid; grid-template-columns: 1.2fr .7fr .7fr; gap: 5vw; padding-bottom: 5rem; }
.footer-brand { font-family: var(--serif); font-size: clamp(3.3rem, 7vw, 8rem); line-height: .8; letter-spacing: -.04em; }
.footer-column .micro { margin-bottom: 1.25rem; color: rgba(248,245,238,.64); font-size: .72rem; }
.footer-column a, .footer-column p { display: block; margin: .5rem 0; font-size: clamp(.86rem, .95vw, 1rem); line-height: 1.65; }
.footer-legal { padding: 2rem 0; border-top: 1px solid var(--line-light); border-bottom: 1px solid var(--line-light); color: rgba(248,245,238,.68); font-size: clamp(.78rem, .85vw, .875rem); line-height: 1.75; }
.footer-legal-copy { max-width: 110ch; }
.footer-bottom { display: flex; justify-content: space-between; gap: 2rem; padding-top: 1.6rem; font-size: .7rem; line-height: 1.6; letter-spacing: .1em; text-transform: uppercase; color: rgba(248,245,238,.62); }
.footer-bottom nav { display: flex; gap: 1.4rem; }

/* Utilities */
.only-mobile { display: none; }
.sr-only { position: absolute !important; width: 1px !important; height: 1px !important; padding: 0 !important; margin: -1px !important; overflow: hidden !important; clip: rect(0,0,0,0) !important; white-space: nowrap !important; border: 0 !important; }

@media (max-width: 1100px) {
  .header-nav { display: none; }
  .site-header { grid-template-columns: 1fr 1fr; }
  .header-actions { grid-column: 2; }
  .header-phone { display: none; }
  .philosophy-grid { grid-template-columns: .25fr 1fr; }
  .philosophy-side { grid-column: 2; max-width: 620px; }
  .film-head { grid-template-columns: .4fr 1fr; }
  .film-head > :last-child { grid-column: 2; }
  .advisor-grid { grid-template-columns: .78fr 1fr; gap: 4rem; }
  .advisor-portrait { min-height: 680px; }
  .editorial-grid { grid-template-columns: .3fr 1fr; }
  .editorial-aside { grid-column: 2; }
}

@media (max-width: 820px) {
  :root { --header-h: 4.7rem; }
  .cursor, .cursor-label { display: none; }
  .site-header { padding-inline: 1.1rem; }
  .brand-name { font-size: 1rem; }
  .menu-toggle { width: 42px; height: 42px; }
  .menu-grid { grid-template-columns: 1fr; align-items: center; gap: 2rem; padding: 7rem 1.25rem 2rem; }
  .menu-nav a { width: 100%; font-size: clamp(2.4rem, 11vw, 4.8rem); }
  .menu-info { display: none; }
  .preloader-mark { width: 94vw; }
  .preloader-word { font-size: clamp(2.15rem, 9.5vw, 4.2rem); gap: clamp(.12rem, 1.1vw, .46rem); padding-left: .25rem; }
  .intro-axis { width: 66%; }
  .preloader-sub { letter-spacing: .28em; text-indent: .28em; }
  .hero { height: 145svh; }
  .hero-content { padding-inline: 1.25rem; padding-bottom: 10.25rem; }
  .hero-title { width: 100%; font-size: clamp(3.75rem, 16.5vw, 6.6rem); line-height: .8; }
  .hero-title .hero-line-2 { margin-left: 10vw; }
  .hero-kicker { left: 1.25rem; top: 6.3rem; max-width: calc(100vw - 2.5rem); flex-wrap: wrap; row-gap: .45rem; }
  .hero-kicker::after { width: 3.2rem; }
  .hero-corner { left: 1.25rem; right: auto; width: min(82vw, 320px); bottom: 1.65rem; text-align: left; font-size: .66rem; }
  .scroll-cue { display: none; }
  .section { padding-inline: 1.25rem; }
  .philosophy-grid, .perspective-intro, .inquiry-grid, .editorial-grid, .detail-description, .search-state { grid-template-columns: 1fr; }
  .philosophy-number { font-size: 5rem; }
  .philosophy-side, .editorial-aside { grid-column: auto; }
  .city-marquee { width: calc(100% + 2.5rem); margin-left: -1.25rem; }
  .sold-intro { grid-template-columns: 1fr; }
  .sold-grid { grid-template-columns: 1fr; }
  .sold-detail-story, .sold-map-head, .sold-work-grid, .sold-agent-card { grid-template-columns: 1fr; }
  .sold-detail-facts { grid-template-columns: repeat(2, 1fr); }
  .sold-detail-facts > div:nth-child(2) { border-right: 0; }
  .sold-detail-facts > div:nth-child(-n+2) { border-bottom: 1px solid rgba(13,11,8,.18); }
  .sold-agent-portrait { height: 66svh; }
  .sold-feature-grid { grid-template-columns: repeat(2, 1fr); }
  .collection-pin { height: 560svh; padding: 0; }
  .collection-sticky { position: sticky; top: 0; height: 100svh; overflow: hidden; }
  .collection-head { position: absolute; left: 1.25rem; top: 6.4rem; margin: 0; }
  .collection-track { position: absolute; inset: 0 auto auto 0; height: 100%; display: flex; padding: 8rem 1.25rem 3.5rem 8vw; gap: 1rem; backface-visibility: hidden; }
  .property-panel { flex: 0 0 84vw; width: auto; height: 66svh; align-self: center; }
  .property-content { grid-template-columns: 1fr; gap: 1.4rem; }
  .property-meta { justify-content: start; text-align: left; }
  .property-note { max-width: 180px; }
  .collection-end { flex: 0 0 84vw; align-self: center; padding: 0 1.25rem 0 1rem; }
  .collection-progress { display: block; left: 1.25rem; right: 1.25rem; bottom: 1.35rem; }
  .film-head { grid-template-columns: 1fr; }
  .film-head > :last-child { grid-column: auto; }
  .film-row, .film-row:nth-child(even) { min-height: auto; grid-template-columns: 1fr; gap: 2rem; }
  .film-row:nth-child(even) .film-image { order: 0; }
  .film-image { height: 68svh; }
  .perspective-item { grid-template-columns: .18fr 1fr; }
  .perspective-item p { grid-column: 2; }
  .neighborhoods-head { display: grid; }
  .neighborhood-link { grid-template-columns: .15fr 1fr auto; gap: 1rem; }
  .advisor-grid { grid-template-columns: 1fr; gap: 2.5rem; }
  .advisor-portrait { min-height: 70svh; }
  .advisor-facts { grid-template-columns: 1fr; }
  .form-grid { grid-template-columns: 1fr; }
  .form-field.full, .form-consent, .submit-button { grid-column: auto; }
  .page-hero { min-height: 76svh; padding-inline: 1.25rem; }
  .page-hero-intro { display: grid; }
  .editorial-grid .sticky { position: relative; top: auto; }
  .property-listing, .property-listing:nth-child(even) { grid-template-columns: 1fr; }
  .property-listing:nth-child(even) .listing-image { order: 0; }
  .listing-image { height: 58svh; }
  .property-detail-meta { grid-template-columns: repeat(2, 1fr); width: 100%; }
  .detail-gallery { padding-inline: 1.25rem; gap: 1.25rem; }
  .detail-gallery .pair { grid-template-columns: 1fr; gap: 1.25rem; }
  .neighborhood-cards { grid-template-columns: 1fr; }
  .neighborhood-card:nth-child(3n) { grid-column: auto; }
  .neighborhood-card { min-height: 62svh; }
  .footer-top { grid-template-columns: 1fr; gap: 3rem; }
  .footer-bottom { flex-direction: column; }
}

@media (max-width: 520px) {
  .preloader-word { font-size: 9.3vw; }
  .hero-title { font-size: 16.5vw; }
  .property-panel { height: 72svh; }
  .property-meta { grid-template-columns: repeat(2, 1fr); }
  .property-meta > :last-child { grid-column: 1 / -1; }
  .advisor-portrait { min-height: 62svh; }
  .sold-card-facts, .sold-agent-details { grid-template-columns: repeat(2, 1fr); }
  .sold-detail-gallery .gallery-pair { grid-template-columns: 1fr; }
  .sold-feature-grid { grid-template-columns: 1fr; }
  .footer-bottom nav { flex-wrap: wrap; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .001ms !important; animation-iteration-count: 1 !important; transition-duration: .001ms !important; scroll-behavior: auto !important; }
  .site-grain, .cursor, .cursor-label, .preloader-canvas { display: none !important; }
  .preloader { display: none; }
  .hero-media, .hero-media img, .hero-media video, .hero-title, .collection-track, .film-image img { transform: none !important; clip-path: none !important; opacity: 1 !important; }
  .reveal, .reveal-mask > * { opacity: 1 !important; transform: none !important; }
  .marquee-track { transform: none !important; }
}

/* Neighborhood portfolio pages */
.neighborhood-card { text-decoration: none; }
.neighborhood-card-action { display: inline-flex; align-items: center; margin-top: 1.5rem; padding-bottom: .35rem; border-bottom: 1px solid rgba(248,245,238,.55); font-size: .54rem; letter-spacing: .16em; text-transform: uppercase; color: var(--white); }
.neighborhood-detail-hero { position: relative; min-height: 84svh; overflow: hidden; display: flex; align-items: end; color: var(--white); background: var(--ink); }
.neighborhood-detail-hero > img, .neighborhood-detail-overlay { position: absolute; inset: 0; width: 100%; height: 100%; }
.neighborhood-detail-hero > img { object-fit: cover; }
.neighborhood-detail-overlay { background: linear-gradient(180deg, rgba(10,8,6,.12) 12%, rgba(10,8,6,.35) 48%, rgba(10,8,6,.86) 100%); }
.neighborhood-detail-hero-copy { position: relative; z-index: 1; width: 100%; padding: clamp(8rem, 15vw, 13rem) var(--gutter) clamp(3rem, 7vw, 6rem); }
.neighborhood-detail-hero-copy h1 { margin: .7rem 0 1.5rem; font-family: var(--serif); font-size: clamp(5rem, 13vw, 12rem); font-weight: 400; line-height: .75; letter-spacing: -.055em; }
.neighborhood-detail-hero-copy p { margin: 0; font-size: .6rem; letter-spacing: .14em; text-transform: uppercase; color: rgba(248,245,238,.75); }
.neighborhood-city-nav { position: relative; z-index: 3; color: var(--paper); background: var(--ink); border-top: 1px solid rgba(245,240,230,.16); border-bottom: 1px solid rgba(245,240,230,.16); }
.neighborhood-city-nav .max { min-height: 6.5rem; display: flex; align-items: center; justify-content: space-between; gap: 2rem; }
.neighborhood-city-nav .max > span { flex: 0 0 auto; font-size: .5rem; letter-spacing: .16em; text-transform: uppercase; color: var(--gold); }
.neighborhood-city-nav .max > div { display: flex; gap: clamp(1rem, 2.5vw, 2.75rem); overflow-x: auto; scrollbar-width: none; }
.neighborhood-city-nav .max > div::-webkit-scrollbar { display: none; }
.neighborhood-city-nav a { flex: 0 0 auto; padding: .6rem 0; border-bottom: 1px solid transparent; font-size: .56rem; letter-spacing: .13em; text-transform: uppercase; color: rgba(245,240,230,.58); transition: color .25s ease, border-color .25s ease; }
.neighborhood-city-nav a:hover, .neighborhood-city-nav a.is-current { color: var(--paper); border-color: var(--gold); }
.neighborhood-editorial { padding-bottom: clamp(3rem, 7vw, 7rem); }
.neighborhood-editorial-grid, .neighborhood-inventory-intro { display: grid; grid-template-columns: minmax(150px, .34fr) minmax(0, 1fr); gap: clamp(3rem, 8vw, 8rem); align-items: start; }
.neighborhood-editorial-grid .display-md { margin-top: 0; }
.neighborhood-editorial-grid .body-lg { max-width: 880px; }
.neighborhood-highlights { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 1px; margin: clamp(2.5rem, 5vw, 5rem) 0 0; padding: 1px; list-style: none; background: rgba(13,11,8,.15); }
.neighborhood-highlights li { padding: clamp(1.25rem, 2.5vw, 2.25rem); background: var(--paper); font-family: var(--serif); font-size: clamp(1.25rem, 2vw, 2rem); }
.neighborhood-inventory { padding-top: clamp(2rem, 5vw, 5rem); }
.neighborhood-inventory-intro { margin-bottom: clamp(4rem, 8vw, 8rem); }
.neighborhood-inventory-intro .display-md { margin: 0 0 1.5rem; }
.neighborhood-inventory-intro .body-lg { max-width: 820px; }
.neighborhood-status-group { margin-top: clamp(5rem, 10vw, 10rem); }
.neighborhood-status-heading { display: grid; grid-template-columns: minmax(0, 1.2fr) minmax(240px, .8fr); gap: 2rem; align-items: end; margin-bottom: 2rem; padding-bottom: 1.5rem; border-bottom: 1px solid rgba(13,11,8,.2); }
.neighborhood-status-heading > div:first-child { display: flex; align-items: baseline; gap: 1.5rem; }
.neighborhood-status-heading h2 { margin: 0; font-family: var(--serif); font-size: clamp(3rem, 6vw, 6.5rem); font-weight: 400; line-height: .82; }
.neighborhood-status-heading > div:last-child { display: flex; justify-content: space-between; align-items: end; gap: 1rem; }
.neighborhood-status-heading p { max-width: 390px; margin: 0; color: rgba(13,11,8,.6); }
.neighborhood-status-heading > div:last-child > span { flex: 0 0 auto; font-size: .5rem; letter-spacing: .15em; text-transform: uppercase; }
.neighborhood-status-marker { width: .75rem; height: .75rem; overflow: hidden; border-radius: 50%; color: transparent; background: var(--gold); }
.neighborhood-status-group--for-sale .neighborhood-status-marker { background: #9d713c; }
.neighborhood-status-group--pending .neighborhood-status-marker { background: #7d6752; }
.neighborhood-status-group--recently-sold .neighborhood-status-marker { background: var(--ink); }
.neighborhood-status-group--leased .neighborhood-status-marker { background: #59645c; }
.neighborhood-property-grid { border: 0; background: transparent; gap: clamp(1.5rem, 3vw, 3rem); }
.neighborhood-property-grid .portfolio-card { border: 1px solid rgba(13,11,8,.17); }
.neighborhood-empty { max-width: 920px; padding: clamp(3rem, 8vw, 8rem); color: var(--paper); background: var(--ink); }
.neighborhood-empty h2 { margin: 1.5rem 0; font-family: var(--serif); font-size: clamp(3rem, 6vw, 6rem); font-weight: 400; line-height: .88; }
.neighborhood-empty p { max-width: 680px; color: rgba(245,240,230,.68); }
.neighborhood-next { text-align: center; }
.neighborhood-next .max { max-width: 980px; }
.neighborhood-next h2 { margin: 1.5rem 0; font-family: var(--serif); font-size: clamp(4rem, 8vw, 8rem); font-weight: 400; line-height: .78; }
.neighborhood-next p { max-width: 680px; margin: 0 auto 2rem; color: rgba(245,240,230,.65); }

/* Property status taxonomy */
.portfolio-card-status { min-width: 5.6rem; padding: .72rem .9rem; text-align: center; color: var(--paper); background: rgba(13,11,8,.86); border: 1px solid rgba(245,240,230,.4); backdrop-filter: blur(10px); }
.portfolio-card-status--for-sale { color: var(--ink); background: rgba(204,170,112,.94); border-color: rgba(204,170,112,.94); }
.portfolio-card-status--pending { background: rgba(100,79,59,.94); }
.portfolio-card-status--recently-sold { background: rgba(13,11,8,.96); }
.portfolio-card-status--leased { background: rgba(65,77,68,.94); }
.portfolio-card-copy { border-top: 3px solid transparent; }
.portfolio-card--for-lease .portfolio-card-copy { border-top-color: var(--gold); }
.portfolio-card--for-sale .portfolio-card-copy { border-top-color: #9d713c; }
.portfolio-card--pending .portfolio-card-copy { border-top-color: #7d6752; }
.portfolio-card--recently-sold .portfolio-card-copy { border-top-color: var(--ink); }
.portfolio-card--leased .portfolio-card-copy { border-top-color: #59645c; }
.portfolio-detail-classification { display: flex; align-items: center; gap: 1rem; font-size: .54rem; letter-spacing: .14em; text-transform: uppercase; }
.portfolio-detail-classification > span:last-child { color: rgba(245,240,230,.76); }
.portfolio-detail-status { padding: .7rem 1rem; color: var(--paper); background: rgba(13,11,8,.9); border: 1px solid rgba(245,240,230,.45); }
.portfolio-detail-status--for-sale { color: var(--ink); background: rgba(204,170,112,.96); border-color: rgba(204,170,112,.96); }
.portfolio-detail-status--pending { background: rgba(100,79,59,.96); }
.portfolio-detail-status--recently-sold { background: rgba(13,11,8,.98); }
.portfolio-detail-status--leased { background: rgba(65,77,68,.96); }

/* Native accessibility preferences */
.accessibility-launcher { position: fixed; z-index: 220; right: clamp(1rem, 2vw, 2rem); bottom: clamp(1rem, 2vw, 2rem); width: 3.6rem; height: 3.6rem; display: grid; place-items: center; padding: 0; color: var(--paper); background: rgba(13,11,8,.92); border: 1px solid rgba(204,170,112,.75); border-radius: 50%; box-shadow: 0 12px 35px rgba(0,0,0,.22); cursor: pointer; transition: transform .25s ease, background .25s ease; }
.accessibility-launcher:hover, .accessibility-launcher[aria-expanded="true"] { transform: translateY(-3px); color: var(--ink); background: var(--gold); }
.accessibility-launcher-mark { font-family: var(--serif); font-size: 1.15rem; letter-spacing: -.06em; }
.accessibility-panel[hidden] { display: none; }
.accessibility-panel { position: fixed; z-index: 230; right: clamp(1rem, 2vw, 2rem); bottom: clamp(5.4rem, 7vw, 6.5rem); width: min(430px, calc(100vw - 2rem)); max-height: min(720px, calc(100svh - 7rem)); overflow-y: auto; padding: clamp(1.4rem, 3vw, 2.2rem); color: var(--paper); background: rgba(20,16,12,.98); border: 1px solid rgba(204,170,112,.35); box-shadow: 0 25px 70px rgba(0,0,0,.38); }
.accessibility-panel-head { display: flex; justify-content: space-between; gap: 1rem; align-items: start; padding-bottom: 1.3rem; border-bottom: 1px solid rgba(245,240,230,.16); }
.accessibility-panel-head h2 { max-width: 310px; margin: .75rem 0 0; font-family: var(--serif); font-size: 2.2rem; font-weight: 400; line-height: .92; }
.accessibility-panel-head > button { width: 2.6rem; height: 2.6rem; flex: 0 0 auto; padding: 0; color: var(--paper); background: transparent; border: 1px solid rgba(245,240,230,.3); border-radius: 50%; font-size: 1.4rem; cursor: pointer; }
.accessibility-panel-intro { margin: 1.3rem 0; font-size: .82rem; color: rgba(245,240,230,.64); }
.accessibility-controls { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: .6rem; }
.accessibility-controls button { min-height: 8.2rem; display: flex; flex-direction: column; align-items: start; justify-content: space-between; gap: .35rem; padding: 1rem; text-align: left; color: var(--paper); background: rgba(245,240,230,.045); border: 1px solid rgba(245,240,230,.14); cursor: pointer; transition: border-color .2s ease, background .2s ease; }
.accessibility-controls button:hover, .accessibility-controls button[aria-pressed="true"] { background: rgba(204,170,112,.13); border-color: var(--gold); }
.accessibility-controls button > span { font-family: var(--serif); font-size: 1.35rem; color: var(--gold); }
.accessibility-controls button strong { margin-top: auto; font-size: .72rem; font-weight: 500; letter-spacing: .04em; }
.accessibility-controls button small { font-size: .56rem; color: rgba(245,240,230,.55); }
.accessibility-panel-foot { margin-top: 1.2rem; padding-top: 1.2rem; border-top: 1px solid rgba(245,240,230,.16); }
.accessibility-panel-foot button { padding: 0 0 .25rem; color: var(--paper); background: transparent; border: 0; border-bottom: 1px solid currentColor; font: inherit; font-size: .58rem; letter-spacing: .12em; text-transform: uppercase; cursor: pointer; }
.accessibility-panel-foot p { margin: 1rem 0 0; font-size: .64rem; color: rgba(245,240,230,.48); }
html[data-a11y-font="large"] { font-size: 112.5%; }
html[data-a11y-font="larger"] { font-size: 125%; }
html[data-a11y-spacing="more"] body, html[data-a11y-spacing="more"] p, html[data-a11y-spacing="more"] li { line-height: 1.8; }
html[data-a11y-links="highlighted"] a:not(.portfolio-card-media):not(.neighborhood-card):not(.brand-lockup) { text-decoration: underline !important; text-decoration-thickness: 2px !important; text-underline-offset: .22em !important; }
html[data-a11y-contrast="high"] { --paper: #fff; --ink: #000; --white: #fff; --gold: #c58a23; }
html[data-a11y-contrast="high"] .site-grain { display: none; }
html[data-a11y-motion="reduced"] { scroll-behavior: auto !important; }
html[data-a11y-motion="reduced"] *, html[data-a11y-motion="reduced"] *::before, html[data-a11y-motion="reduced"] *::after { scroll-behavior: auto !important; animation-duration: .001ms !important; animation-iteration-count: 1 !important; transition-duration: .001ms !important; }
html[data-a11y-motion="reduced"] .reveal, html[data-a11y-motion="reduced"] .reveal-mask > *, html[data-a11y-motion="reduced"] [data-parallax] { opacity: 1 !important; transform: none !important; }

@media (max-width: 800px) {
  .neighborhood-detail-hero { min-height: 72svh; }
  .neighborhood-city-nav .max { display: block; padding-top: 1.25rem; padding-bottom: 1.25rem; }
  .neighborhood-city-nav .max > span { display: block; margin-bottom: 1rem; }
  .neighborhood-editorial-grid, .neighborhood-inventory-intro { grid-template-columns: 1fr; gap: 2rem; }
  .neighborhood-highlights { grid-template-columns: 1fr; }
  .neighborhood-status-heading { grid-template-columns: 1fr; }
  .neighborhood-status-heading > div:last-child { align-items: start; }
  .accessibility-panel { right: .75rem; bottom: 5rem; width: calc(100vw - 1.5rem); }
}

@media (max-width: 520px) {
  .neighborhood-detail-hero-copy h1 { font-size: clamp(4.2rem, 24vw, 7rem); }
  .neighborhood-status-heading > div:first-child { gap: .9rem; }
  .neighborhood-status-heading > div:last-child { display: block; }
  .neighborhood-status-heading > div:last-child > span { display: block; margin-top: .85rem; }
  .accessibility-controls { grid-template-columns: 1fr; }
  .accessibility-controls button { min-height: 6.4rem; }
}

/* Header Search + */
.search-plus { position: relative; }
.search-plus summary {
  list-style: none;
  cursor: pointer;
  font-size: .65rem;
  font-weight: 500;
  letter-spacing: .17em;
  text-transform: uppercase;
}
.search-plus summary::-webkit-details-marker { display: none; }
.search-plus::after { content: ''; position: absolute; top: 100%; left: 50%; width: 250px; height: 1.4rem; transform: translateX(-50%); }
.search-dropdown {
  position: absolute;
  top: calc(100% + 1.2rem);
  left: 50%;
  z-index: 2;
  min-width: 232px;
  padding: 1rem 1.15rem;
  color: var(--ink);
  background: rgba(241, 236, 227, .62);
  border: 1px solid rgba(13,11,8,.14);
  box-shadow: 0 24px 56px rgba(13, 11, 8, .22);
  -webkit-backdrop-filter: blur(24px) saturate(.82);
  backdrop-filter: blur(24px) saturate(.82);
  transform: translate(-50%, -8px);
  opacity: 0;
  pointer-events: none;
  transition: opacity .3s ease, transform .4s var(--ease-expo);
  isolation: isolate;
}
.search-plus[open] .search-dropdown { opacity: 1; transform: translate(-50%, 0); pointer-events: auto; }
.search-dropdown a { display: block; margin: 0 -.45rem; padding: .75rem .85rem; color: var(--ink); border-bottom: 1px solid rgba(13,11,8,.1); transition: color .25s ease, background .25s ease, padding-left .35s var(--ease-expo); }
.search-dropdown a:last-child { border-bottom: 0; }
.search-dropdown a::after { display: none; }
.search-dropdown a:hover, .search-dropdown a:focus-visible { padding-left: 1.15rem; color: var(--white); background: rgba(23,19,15,.88); outline: 0; }
.menu-overlay.is-open .menu-nav a:nth-child(8) { transition-delay: .51s; }

/* Property portfolio — intentionally scoped to property routes */
.portfolio-section { padding: clamp(6rem, 10vw, 10rem) var(--gutter); }
.portfolio-heading { display: grid; grid-template-columns: .34fr 1fr; gap: clamp(2rem, 7vw, 8rem); align-items: end; margin-bottom: clamp(3rem, 6vw, 6rem); }
.portfolio-heading .display-md { margin: 0 0 1.5rem; outline: 0; }
.portfolio-heading .body-lg { max-width: 720px; margin: 0; }
.portfolio-filters { margin-bottom: clamp(3rem, 6vw, 6rem); padding: clamp(1.5rem, 3.5vw, 3.5rem); border: 1px solid rgba(13,11,8,.16); background: #eee8dd; }
.portfolio-filters label, .portfolio-filters fieldset { min-width: 0; }
.portfolio-filters label > span, .portfolio-filters legend { display: block; margin-bottom: .8rem; font-size: .54rem; letter-spacing: .15em; text-transform: uppercase; color: rgba(13,11,8,.54); }
.portfolio-filters input, .portfolio-filters select { width: 100%; min-height: 3.15rem; padding: .75rem 0; color: var(--ink); background: transparent; border: 0; border-bottom: 1px solid rgba(13,11,8,.22); border-radius: 0; font: inherit; font-size: .78rem; }
.portfolio-filters input:focus, .portfolio-filters select:focus { outline: 2px solid rgba(155,125,74,.55); outline-offset: 3px; }
.portfolio-search { display: block; margin-bottom: 2rem; }
.portfolio-search input { font-family: var(--serif); font-size: clamp(1.15rem, 2vw, 1.6rem); }
.portfolio-filter-row { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: clamp(1.25rem, 3vw, 3rem); }
.portfolio-range-row { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: clamp(2rem, 5vw, 5rem); margin-top: 2.6rem; }
.portfolio-range-row fieldset { padding: 0; border: 0; }
.portfolio-range-row fieldset > div { display: grid; grid-template-columns: 1fr auto 1fr; gap: 1rem; align-items: end; }
.portfolio-range-row label > span { margin-bottom: .35rem; font-size: .46rem; }
.portfolio-range-row fieldset > div > span { padding-bottom: .85rem; color: rgba(13,11,8,.34); }
.portfolio-filter-actions { display: flex; justify-content: space-between; gap: 1.5rem; align-items: center; margin-top: 2.6rem; padding-top: 1.25rem; border-top: 1px solid rgba(13,11,8,.14); }
.portfolio-filter-actions p { margin: 0; font-size: .62rem; letter-spacing: .12em; text-transform: uppercase; }
.portfolio-clear { padding: .7rem 0; color: var(--ink); background: transparent; border: 0; border-bottom: 1px solid currentColor; font: inherit; font-size: .58rem; letter-spacing: .14em; text-transform: uppercase; cursor: pointer; }
.portfolio-results { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 1px; border: 1px solid rgba(13,11,8,.16); background: rgba(13,11,8,.16); }
.portfolio-card { min-width: 0; background: var(--paper); }
.portfolio-card[hidden] { display: none; }
.portfolio-card-media { position: relative; display: block; aspect-ratio: 16 / 10; overflow: hidden; color: var(--white); background: #211a13; }
.portfolio-card-media > img { width: 100%; height: 100%; object-fit: cover; transition: transform 1s var(--ease-expo), filter .7s ease; }
.portfolio-card-media::after { content: ''; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(8,6,4,.03), rgba(8,6,4,.55)); pointer-events: none; }
.portfolio-card:hover .portfolio-card-media > img { transform: scale(1.035); }
.portfolio-card-number, .portfolio-card-status { position: absolute; z-index: 2; top: clamp(1rem, 2vw, 1.6rem); font-size: .52rem; letter-spacing: .15em; text-transform: uppercase; }
.portfolio-card-number { left: clamp(1rem, 2vw, 1.6rem); font-family: var(--serif); font-size: 1.2rem; letter-spacing: 0; }
.portfolio-card-status { right: clamp(1rem, 2vw, 1.6rem); }
.portfolio-media-placeholder { width: 100%; height: 100%; display: grid; place-items: center; align-content: center; gap: 1.3rem; padding: 2rem; text-align: center; color: rgba(245,240,230,.72); background: radial-gradient(circle at 74% 20%, rgba(190,155,95,.2), transparent 34%), linear-gradient(135deg, #17130f, #33291f); }
.portfolio-media-placeholder::before { content: ''; position: absolute; inset: 1rem; border: 1px solid rgba(245,240,230,.14); }
.portfolio-media-placeholder > span:last-child { position: relative; font-size: .52rem; letter-spacing: .18em; text-transform: uppercase; }
.portfolio-placeholder-mark { position: relative; font-family: var(--serif); font-size: clamp(4rem, 8vw, 8rem); line-height: .7; color: rgba(245,240,230,.1); }
.portfolio-card-copy { padding: clamp(1.5rem, 3vw, 2.6rem); }
.portfolio-card-copy h2 { margin: .85rem 0 .5rem; font-family: var(--serif); font-size: clamp(2.1rem, 4vw, 4rem); font-weight: 400; line-height: .88; letter-spacing: -.035em; }
.portfolio-address { margin: 0; color: rgba(13,11,8,.58); }
.portfolio-card-facts { display: grid; grid-template-columns: repeat(4, 1fr); gap: .75rem; margin: 1.6rem 0 1.25rem; padding: 1.25rem 0; border-top: 1px solid rgba(13,11,8,.14); border-bottom: 1px solid rgba(13,11,8,.14); font-size: .48rem; letter-spacing: .12em; text-transform: uppercase; color: rgba(13,11,8,.5); }
.portfolio-card-facts strong { display: block; margin-bottom: .25rem; font-family: var(--serif); font-size: clamp(1rem, 1.7vw, 1.45rem); font-weight: 400; letter-spacing: 0; text-transform: none; color: var(--ink); }
.portfolio-attribution { min-height: 2.5em; margin: 0 0 1.25rem; font-size: .54rem; line-height: 1.5; color: rgba(13,11,8,.55); }
.portfolio-empty { padding: clamp(3rem, 8vw, 8rem); text-align: center; border: 1px solid rgba(13,11,8,.16); }
.portfolio-empty h3 { margin: 1rem 0; font-family: var(--serif); font-size: clamp(2.6rem, 5vw, 5rem); font-weight: 400; }
.portfolio-pagination { display: flex; justify-content: center; align-items: center; gap: 1.5rem; margin-top: 2.5rem; }
.portfolio-pagination button { width: 3.2rem; height: 3.2rem; color: var(--ink); background: transparent; border: 1px solid rgba(13,11,8,.32); border-radius: 50%; font-size: 1.1rem; cursor: pointer; transition: color .25s ease, background .25s ease, opacity .25s ease; }
.portfolio-pagination button:hover:not(:disabled) { color: var(--paper); background: var(--ink); }
.portfolio-pagination button:disabled { opacity: .28; cursor: default; }
.portfolio-pagination span { min-width: 7rem; text-align: center; font-size: .56rem; letter-spacing: .14em; text-transform: uppercase; }

.portfolio-detail-hero { position: relative; min-height: 100svh; overflow: hidden; color: var(--white); background: var(--ink); }
.portfolio-detail-media { position: absolute; inset: 0; }
.portfolio-detail-media > img { width: 100%; height: 100%; object-fit: cover; }
.portfolio-detail-hero .portfolio-media-placeholder { position: absolute; inset: 0; }
.portfolio-detail-overlay { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(8,6,4,.12), rgba(8,6,4,.82)); }
.portfolio-detail-hero-copy { position: absolute; z-index: 2; left: var(--gutter); right: var(--gutter); bottom: clamp(3rem, 8vw, 7rem); }
.portfolio-detail-hero-copy h1 { max-width: 1200px; margin: 1rem 0 1.5rem; font-family: var(--serif); font-size: clamp(4rem, 8vw, 9rem); font-weight: 400; line-height: .8; letter-spacing: -.045em; }
.portfolio-detail-hero-copy > p { margin: 0; font-size: .64rem; letter-spacing: .13em; text-transform: uppercase; }
.portfolio-detail-attribution { width: fit-content; margin-top: .9rem !important; padding-top: .8rem; border-top: 1px solid rgba(255,255,255,.4); font-size: .54rem !important; letter-spacing: .08em !important; text-transform: none !important; color: rgba(255,255,255,.78); }
.portfolio-detail-facts { display: grid; grid-template-columns: repeat(4, 1fr); margin-bottom: clamp(5rem, 9vw, 9rem); border-top: 1px solid rgba(13,11,8,.18); border-bottom: 1px solid rgba(13,11,8,.18); }
.portfolio-detail-facts > div { padding: 2rem clamp(1rem, 3vw, 3rem); border-right: 1px solid rgba(13,11,8,.18); }
.portfolio-detail-facts > div:last-child { border-right: 0; }
.portfolio-detail-facts strong { display: block; font-family: var(--serif); font-size: clamp(1.8rem, 3.6vw, 4rem); font-weight: 400; line-height: 1; }
.portfolio-detail-facts span { font-size: .5rem; letter-spacing: .15em; text-transform: uppercase; color: rgba(13,11,8,.52); }
.portfolio-detail-story { display: grid; grid-template-columns: minmax(150px, .3fr) minmax(0, 1fr); gap: clamp(3rem, 8vw, 8rem); align-items: start; }
.portfolio-detail-story .display-md { max-width: 960px; margin: 0 0 2rem; }
.portfolio-detail-story .body-lg { max-width: 820px; }
.portfolio-features { margin-top: clamp(4.5rem, 8vw, 8rem); padding-top: clamp(2.5rem, 4vw, 4rem); border-top: 1px solid rgba(13,11,8,.2); }
.portfolio-features-heading { display: flex; justify-content: space-between; gap: 3rem; align-items: end; margin-bottom: clamp(2.5rem, 5vw, 4.5rem); }
.portfolio-features-heading h2 { margin: 0; font-family: var(--serif); font-size: clamp(2.7rem, 4.5vw, 5rem); font-weight: 400; line-height: .95; letter-spacing: -.025em; }
.portfolio-features-heading p { max-width: 520px; margin: 0; color: rgba(13,11,8,.62); }
.portfolio-feature-columns { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: clamp(3rem, 6vw, 6.5rem); }
.portfolio-feature-column { display: grid; align-content: start; gap: clamp(3.5rem, 6vw, 6rem); min-width: 0; }
.portfolio-feature-group { position: relative; min-width: 0; padding-top: 1.5rem; border-top: 1px solid rgba(13,11,8,.24); }
.portfolio-feature-group::before { content: ''; position: absolute; top: -1px; left: 0; width: clamp(3.5rem, 7vw, 7rem); height: 1px; background: var(--gold); transform: scaleX(0); transform-origin: left; transition: transform .65s var(--ease-expo); }
.portfolio-feature-group header { display: flex; justify-content: flex-start; gap: 1rem; align-items: baseline; margin-bottom: 2rem; }
.portfolio-feature-group header span { color: var(--gold); font-family: var(--serif); font-size: 1rem; transition: transform .45s var(--ease-expo); }
.portfolio-feature-group h3 { margin: 0; font-family: var(--serif); font-size: clamp(2rem, 3vw, 3.25rem); font-weight: 400; line-height: 1; transition: color .3s ease; }
.portfolio-feature-group:hover h3 { color: var(--gold); }
.portfolio-feature-group:hover header span { transform: translateX(-.35rem); }
.portfolio-feature-group:hover::before { transform: scaleX(1); }
.portfolio-feature-group dl { margin: 0; }
.portfolio-feature-group dl > div { display: grid; grid-template-columns: minmax(8.5rem, .7fr) 1.3fr; gap: clamp(1rem, 2vw, 2rem); align-items: baseline; padding: 1rem 0; border-top: 1px solid rgba(13,11,8,.13); }
.portfolio-feature-group dt { font-size: .54rem; letter-spacing: .14em; line-height: 1.45; text-transform: uppercase; color: rgba(13,11,8,.58); }
.portfolio-feature-group dd { margin: 0; font-family: var(--sans); font-size: .9rem; line-height: 1.55; color: rgba(13,11,8,.88); }
.portfolio-feature-group.is-financial { padding: clamp(1.5rem, 3vw, 2.5rem); border: 1px solid rgba(184,148,88,.48); background: rgba(184,148,88,.055); }
.portfolio-feature-group.is-financial::before { top: -1px; left: clamp(1.5rem, 3vw, 2.5rem); }
.portfolio-feature-group.is-financial dl > div:first-child { border-top-color: rgba(13,11,8,.18); }
.portfolio-feature-grid { display: grid; grid-template-columns: repeat(3, 1fr); margin-top: clamp(4rem, 8vw, 7rem); border-top: 1px solid rgba(13,11,8,.18); border-left: 1px solid rgba(13,11,8,.18); }
.portfolio-feature-grid > div { min-height: 140px; padding: 1.5rem; border-right: 1px solid rgba(13,11,8,.18); border-bottom: 1px solid rgba(13,11,8,.18); }
.portfolio-feature-grid span { display: block; margin-bottom: 1rem; font-size: .48rem; letter-spacing: .15em; text-transform: uppercase; color: rgba(13,11,8,.52); }
.portfolio-feature-grid strong { font-family: var(--serif); font-size: clamp(1.3rem, 2vw, 1.9rem); font-weight: 400; line-height: 1.1; }
.portfolio-showing-section { display: grid; grid-template-columns: minmax(280px, .44fr) minmax(0, .56fr); gap: clamp(2.5rem, 6vw, 7rem); align-items: stretch; padding: clamp(5rem, 8vw, 9rem) var(--gutter); }
.portfolio-showing-media { position: relative; min-height: clamp(680px, 58vw, 780px); overflow: visible; }
.portfolio-showing-media::before { content: ''; position: absolute; z-index: 0; inset: 1.2rem -1.2rem -1.2rem 1.2rem; border: 1px solid rgba(184,148,88,.55); }
.portfolio-showing-media::after { content: ''; position: absolute; z-index: 2; inset: 0; background: linear-gradient(180deg, transparent 60%, rgba(13,11,8,.48)); pointer-events: none; }
.portfolio-showing-media img { position: relative; z-index: 1; width: 100%; height: 100%; object-fit: cover; transition: transform 1.3s var(--ease-expo); }
.portfolio-showing-media:hover img { transform: scale(1.035); }
.portfolio-showing-media .micro { position: absolute; z-index: 3; right: 2rem; bottom: 2rem; color: var(--white); }
.portfolio-showing-content { position: relative; z-index: 1; display: flex; min-height: clamp(680px, 58vw, 780px); flex-direction: column; justify-content: center; padding: clamp(2.5rem, 3.8vw, 4.5rem); color: var(--ink); background: var(--header-ivory); box-shadow: 0 35px 90px rgba(0,0,0,.2); }
.portfolio-showing-content .eyebrow { justify-content: center; }
.portfolio-showing-content .display-md { margin: 1.25rem auto 1.5rem; max-width: 720px; font-size: clamp(3.1rem, 4.8vw, 5.4rem); text-align: center; }
.portfolio-showing-content .body-lg { max-width: 660px; margin: 0 auto clamp(2rem, 3vw, 3rem); color: rgba(13,11,8,.64); text-align: center; }
.showing-form { max-width: 760px; margin: 0 auto; }
.showing-step { min-height: 356px; }
.showing-step[hidden] { display: none; }
.showing-calendar { display: grid; grid-template-columns: 3rem minmax(0, 1fr) 3rem; gap: .8rem; align-items: center; }
.showing-date-options { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: .8rem; }
.showing-date-options button { display: grid; gap: .4rem; justify-items: center; min-height: 150px; padding: 1rem .5rem; border: 1px solid rgba(13,11,8,.22); color: var(--ink); background: transparent; cursor: pointer; transition: color .25s ease, background .25s ease, transform .35s var(--ease-expo); }
.showing-date-options button:hover, .showing-date-options button:focus-visible, .showing-date-options button.is-selected { color: var(--white); background: var(--ink); transform: translateY(-.25rem); outline: 0; }
.showing-date-options button span { font-size: .58rem; letter-spacing: .1em; text-transform: uppercase; }
.showing-date-options button strong { font-family: var(--serif); font-size: 3.3rem; font-weight: 400; line-height: .9; }
.showing-calendar-arrow { width: 3rem; height: 3rem; border: 1px solid rgba(13,11,8,.35); color: var(--ink); background: transparent; cursor: pointer; }
.showing-calendar-arrow:disabled { opacity: .28; cursor: default; }
.showing-select-label, .showing-meeting-types legend { display: block; margin: 1.6rem 0 .55rem; font-family: var(--serif); font-size: 1.05rem; }
.showing-form select { width: 100%; min-height: 3rem; padding: .65rem 0; border: 0; border-bottom: 1px solid var(--ink); border-radius: 0; color: var(--ink); background: transparent; font: inherit; }
.showing-meeting-types { display: grid; grid-template-columns: 1fr 1fr; margin: 1.4rem 0 1.2rem; padding: 0; border: 0; }
.showing-meeting-types legend { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); }
.showing-meeting-types label { position: relative; cursor: pointer; }
.showing-meeting-types input { position: absolute; opacity: 0; pointer-events: none; }
.showing-meeting-types span { display: grid; place-items: center; min-height: 3.7rem; border: 1px solid rgba(13,11,8,.4); font-size: .58rem; letter-spacing: .14em; text-transform: uppercase; }
.showing-meeting-types label + label span { border-left: 0; }
.showing-meeting-types input:checked + span { color: var(--white); background: var(--ink); }
.showing-continue, .showing-submit { width: 100%; min-height: 3.9rem; border: 1px solid var(--ink); color: var(--white); background: var(--ink); font: inherit; font-size: .6rem; letter-spacing: .15em; text-transform: uppercase; cursor: pointer; }
.showing-continue:disabled { color: rgba(13,11,8,.35); background: transparent; border-color: rgba(13,11,8,.25); cursor: not-allowed; }
.showing-back { margin-bottom: 2rem; padding: .5rem 0; border: 0; border-bottom: 1px solid currentColor; color: var(--ink); background: transparent; font: inherit; font-size: .56rem; letter-spacing: .12em; text-transform: uppercase; cursor: pointer; }
.showing-contact-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1.5rem; }
.showing-contact-grid .form-field.full { grid-column: 1 / -1; }
.showing-contact-grid .form-field label { color: rgba(13,11,8,.54); }
.showing-contact-grid .form-field input, .showing-contact-grid .form-field textarea { color: var(--ink); border-bottom-color: rgba(13,11,8,.3); }
.showing-form .form-consent { margin: 1.5rem 0; color: rgba(13,11,8,.56); }
.portfolio-disclosure { margin-top: 2rem; padding-top: 1.4rem; border-top: 1px solid rgba(13,11,8,.16); font-size: .58rem; line-height: 1.65; color: rgba(13,11,8,.58); }
.portfolio-disclosure a { border-bottom: 1px solid currentColor; }
.portfolio-detail-gallery { display: grid; grid-template-columns: repeat(2, 1fr); gap: var(--gutter); padding: var(--gutter); background: var(--ink); }
.portfolio-detail-gallery img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; }
.portfolio-detail-gallery .portfolio-gallery-wide { grid-column: 1 / -1; aspect-ratio: 16 / 9; }
.portfolio-gallery-experience { padding: clamp(1.25rem, 3.2vw, 4rem); color: var(--white); background: var(--ink); }
.portfolio-gallery-heading { display: flex; justify-content: space-between; gap: 2rem; align-items: baseline; padding: 0 0 1.25rem; border-bottom: 1px solid rgba(245,240,230,.18); }
.portfolio-gallery-heading p { margin: 0; color: rgba(245,240,230,.58); font-size: .56rem; letter-spacing: .12em; text-transform: uppercase; }
.portfolio-gallery-preview { display: grid; grid-template-columns: 1.25fr .75fr .75fr; grid-template-rows: repeat(2, minmax(220px, 33vw)); gap: clamp(.65rem, 1vw, 1rem); padding-top: clamp(.65rem, 1vw, 1rem); }
.portfolio-gallery-tile { position: relative; min-width: 0; overflow: hidden; padding: 0; border: 0; color: var(--white); background: #211a13; cursor: pointer; }
.portfolio-gallery-tile:first-child { grid-row: 1 / 3; }
.portfolio-gallery-tile img { width: 100%; height: 100%; object-fit: cover; transition: transform 1s var(--ease-expo), filter .6s ease; }
.portfolio-gallery-tile::after { content: ''; position: absolute; inset: 0; background: linear-gradient(180deg, transparent 55%, rgba(8,6,4,.52)); opacity: 0; transition: opacity .4s ease; }
.portfolio-gallery-tile:hover img, .portfolio-gallery-tile:focus-visible img { transform: scale(1.035); filter: brightness(.86); }
.portfolio-gallery-tile:hover::after, .portfolio-gallery-tile:focus-visible::after { opacity: 1; }
.portfolio-gallery-count { position: absolute; z-index: 2; right: 1rem; bottom: 1rem; padding: .75rem 1rem; color: var(--ink); background: var(--header-ivory); font-size: .53rem; letter-spacing: .13em; text-transform: uppercase; }
.property-lightbox[hidden] { display: none; }
.property-lightbox { position: fixed; inset: 0; z-index: 12000; display: grid; grid-template-columns: 5rem minmax(0, 1fr) 5rem; grid-template-rows: auto minmax(0, 1fr) auto; gap: 1rem; padding: 1rem; background: rgba(9,7,5,.98); }
.property-lightbox-bar { grid-column: 1 / -1; display: flex; justify-content: space-between; align-items: center; min-height: 3rem; padding: 0 .5rem 1rem; border-bottom: 1px solid rgba(245,240,230,.16); }
.property-lightbox-bar p { margin: 0; font-family: var(--serif); font-size: 1.15rem; }
.property-lightbox-bar button { padding: .65rem 0 .65rem 1.25rem; border: 0; color: var(--white); background: transparent; font-size: .56rem; letter-spacing: .14em; text-transform: uppercase; cursor: pointer; }
.property-lightbox-bar button span { margin-left: .7rem; font-size: 1.2rem; vertical-align: -.1em; }
.property-lightbox figure { grid-column: 2; grid-row: 2; display: grid; grid-template-rows: minmax(0, 1fr) auto; min-width: 0; min-height: 0; margin: 0; }
.property-lightbox figure > img { width: 100%; height: 100%; min-height: 0; object-fit: contain; }
.property-lightbox figcaption { padding-top: .65rem; text-align: center; color: rgba(245,240,230,.58); font-size: .52rem; letter-spacing: .1em; text-transform: uppercase; }
.property-lightbox-nav { align-self: center; width: 3.2rem; height: 3.2rem; border: 1px solid rgba(245,240,230,.35); border-radius: 50%; color: var(--white); background: transparent; cursor: pointer; transition: color .25s ease, background .25s ease; }
.property-lightbox-nav:hover, .property-lightbox-nav:focus-visible { color: var(--ink); background: var(--header-ivory); }
.property-lightbox-prev { grid-column: 1; grid-row: 2; }
.property-lightbox-next { grid-column: 3; grid-row: 2; }
.property-lightbox-thumbs { grid-column: 1 / -1; grid-row: 3; display: flex; gap: .5rem; overflow-x: auto; padding: .5rem 0; scrollbar-width: thin; }
.property-lightbox-thumbs button { flex: 0 0 92px; height: 62px; overflow: hidden; padding: 0; border: 1px solid transparent; opacity: .46; background: transparent; cursor: pointer; transition: opacity .25s ease, border-color .25s ease; }
.property-lightbox-thumbs button.is-active { opacity: 1; border-color: var(--gold-bright); }
.property-lightbox-thumbs img { width: 100%; height: 100%; object-fit: cover; }
.portfolio-detail-gallery-pending { grid-template-columns: 1.3fr .7fr; }
.portfolio-gallery-placeholder { min-height: 52vh; display: grid; align-content: end; gap: 1rem; padding: clamp(1.5rem, 4vw, 4rem); border: 1px solid rgba(245,240,230,.14); color: rgba(245,240,230,.58); background: radial-gradient(circle at 60% 20%, rgba(190,155,95,.14), transparent 30%), #17130f; }
.portfolio-gallery-placeholder:first-child { grid-row: span 2; }
.portfolio-gallery-placeholder span { font-family: var(--serif); font-size: clamp(4rem, 8vw, 8rem); color: rgba(245,240,230,.1); }
.portfolio-gallery-placeholder p { margin: 0; font-size: .54rem; letter-spacing: .15em; text-transform: uppercase; }
.portfolio-map-head { display: grid; grid-template-columns: .35fr 1fr; gap: 8vw; align-items: end; margin-bottom: 3rem; }
.portfolio-map-head .display-md { margin: 0; }
.portfolio-map iframe { display: block; width: 100%; height: min(62vh, 680px); border: 0; filter: saturate(.55) contrast(.94); }
.portfolio-map .text-link { margin-top: 1.5rem; }
.portfolio-agent-card { display: grid; grid-template-columns: .42fr 1fr; gap: clamp(2rem, 6vw, 7rem); align-items: center; }
.portfolio-agent-portrait { height: min(66vh, 700px); overflow: hidden; }
.portfolio-agent-portrait img { width: 100%; height: 100%; object-fit: cover; object-position: center 15%; }
.portfolio-agent-copy h2 { margin: 1rem 0 1.6rem; font-family: var(--serif); font-size: clamp(3rem, 6vw, 7rem); font-weight: 400; line-height: .85; }
.portfolio-agent-copy .body-lg { max-width: 700px; }
.portfolio-agent-details { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1rem; margin: 2rem 0 2.5rem; padding: 1.5rem 0; border-top: 1px solid rgba(248,245,238,.18); border-bottom: 1px solid rgba(248,245,238,.18); }
.portfolio-agent-details span { display: block; margin-bottom: .4rem; font-size: .48rem; letter-spacing: .15em; text-transform: uppercase; color: rgba(248,245,238,.48); }
.portfolio-agent-details p { margin: 0; }
.portfolio-inquiry-grid { display: grid; grid-template-columns: .72fr 1fr; gap: clamp(3rem, 8vw, 9rem); align-items: start; }
.portfolio-inquiry-grid .display-md { margin: 1.5rem 0 2rem; }

/* Home valuation editorial sections */
.valuation-section-head { display: grid; grid-template-columns: .35fr 1fr; gap: 8vw; }
.valuation-section-head .display-md, .valuation-process-intro .display-md { margin-bottom: 2rem; }
.valuation-section-head .body-lg { max-width: 780px; }
.valuation-section-head { align-items: end; margin-bottom: clamp(4rem, 8vw, 8rem); }
.valuation-card-grid { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid rgba(13,11,8,.2); border-left: 1px solid rgba(13,11,8,.2); }
.valuation-card { position: relative; min-height: 410px; padding: clamp(1.5rem, 3vw, 3rem); border-right: 1px solid rgba(13,11,8,.2); border-bottom: 1px solid rgba(13,11,8,.2); transition: color .45s ease, background .45s ease, transform .7s var(--ease-expo); }
.valuation-card:hover { color: var(--paper); background: var(--ink); transform: translateY(-.6rem); }
.valuation-card > span, .valuation-use-grid article > span { display: block; margin-bottom: clamp(5rem, 9vw, 9rem); color: var(--gold); font-family: var(--serif); font-size: 1.1rem; }
.valuation-card h3, .valuation-steps h3, .valuation-method-grid h3, .valuation-use-grid h3 { margin: 0 0 1.25rem; font-family: var(--serif); font-size: clamp(2rem, 3.2vw, 3.5rem); font-weight: 400; line-height: .95; }
.valuation-card p, .valuation-steps p, .valuation-method-grid p, .valuation-use-grid p { margin: 0; line-height: 1.75; }
.valuation-process-grid { display: grid; grid-template-columns: .75fr 1fr; gap: clamp(4rem, 10vw, 11rem); align-items: start; }
.valuation-process-intro { position: sticky; top: calc(var(--header-h) + 3rem); }
.valuation-process-intro .eyebrow { margin-bottom: 2rem; }
.valuation-steps { counter-reset: valuation-step; border-top: 1px solid rgba(13,11,8,.2); }
.valuation-steps article { position: relative; padding: clamp(2.5rem, 6vw, 6rem) 0; border-bottom: 1px solid rgba(13,11,8,.2); }
.valuation-steps article > span { display: block; margin-bottom: 1.5rem; color: var(--gold); font-size: .56rem; letter-spacing: .16em; text-transform: uppercase; }
.valuation-method-grid { position: relative; display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: clamp(1.25rem, 2.6vw, 2.75rem); }
.valuation-method-card { position: relative; overflow: hidden; border: 1px solid rgba(13,11,8,.2); background: rgba(255,255,255,.18); }
.valuation-method-image { position: relative; height: clamp(230px, 27vw, 390px); overflow: hidden; background: var(--ink); }
.valuation-method-image::after { content: ''; position: absolute; inset: 0; background: linear-gradient(180deg, transparent 35%, rgba(13,11,8,.65)); pointer-events: none; }
.valuation-method-image img { width: 100%; height: 100%; object-fit: cover; filter: saturate(.78); transition: transform 1.2s var(--ease-expo), filter .7s ease; }
.valuation-method-card:hover .valuation-method-image img { transform: scale(1.045); filter: saturate(1); }
.valuation-method-image > span { position: absolute; right: clamp(1.25rem, 2.5vw, 2.5rem); bottom: .65rem; z-index: 1; color: rgba(245,240,230,.82); font-family: var(--serif); font-size: clamp(4rem, 8vw, 8rem); line-height: .8; }
.valuation-method-copy { padding: clamp(2rem, 4vw, 4.25rem); }
.valuation-method-grid .micro { display: block; margin-bottom: clamp(3rem, 6vw, 6rem); color: var(--gold); }
.valuation-method-grid strong { display: block; margin-top: 2rem; padding-top: 1.5rem; border-top: 1px solid rgba(13,11,8,.18); font-size: .58rem; font-weight: 500; letter-spacing: .14em; text-transform: uppercase; }
.valuation-method-or { position: absolute; top: clamp(205px, 25vw, 365px); left: 50%; z-index: 2; display: grid; width: 4.5rem; height: 4.5rem; place-items: center; border: 1px solid rgba(13,11,8,.28); border-radius: 50%; color: var(--gold); background: var(--paper); font-family: var(--serif); font-size: 1.2rem; font-style: italic; transform: translate(-50%, -50%); }
.valuation-note { max-width: 800px; margin: 2rem 0 0 auto; color: rgba(13,11,8,.58); font-size: .68rem; line-height: 1.7; }
.valuation-uses { position: relative; isolation: isolate; overflow: hidden; }
.valuation-uses::before { content: ''; position: absolute; inset: 0; z-index: -2; background: url('/assets/images/san-diego-coast.webp') center / cover no-repeat; opacity: .2; transform: scale(1.03); }
.valuation-uses::after { content: ''; position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg, rgba(13,11,8,.8), rgba(13,11,8,.98) 72%); }
.valuation-uses .valuation-section-head { border-bottom: 1px solid rgba(245,240,230,.22); padding-bottom: clamp(3rem, 6vw, 6rem); }
.valuation-use-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1px; margin-top: clamp(2rem, 4vw, 4rem); background: rgba(245,240,230,.2); border: 1px solid rgba(245,240,230,.2); }
.valuation-use-grid article { position: relative; min-height: 410px; overflow: hidden; padding: clamp(1.5rem, 3vw, 3rem); background: rgba(13,11,8,.78); transition: background .45s ease; }
.valuation-use-grid article::after { content: ''; position: absolute; right: 0; bottom: 0; left: 0; height: 3px; background: var(--gold); transform: scaleX(0); transform-origin: left; transition: transform .65s var(--ease-expo); }
.valuation-use-grid article:hover { background: rgba(25,20,14,.94); }
.valuation-use-grid article:hover::after { transform: scaleX(1); }
.valuation-use-grid article > span { margin-bottom: clamp(5rem, 9vw, 9rem); }
.valuation-use-grid p { color: rgba(245,240,230,.68); }
.valuation-closing { display: flex; justify-content: space-between; gap: 2rem; align-items: end; padding-top: clamp(4rem, 8vw, 8rem); }
.valuation-closing .lede { max-width: 650px; margin: 0; font-size: clamp(2rem, 4vw, 4.5rem); }

@media (max-width: 980px) {
  .portfolio-filter-row { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .portfolio-card-facts { grid-template-columns: repeat(2, 1fr); }
}

@media (max-width: 820px) {
  .portfolio-section { padding-inline: 1.25rem; }
  .portfolio-heading, .portfolio-detail-story, .portfolio-map-head, .portfolio-agent-card, .portfolio-inquiry-grid { grid-template-columns: 1fr; }
  .portfolio-results { grid-template-columns: 1fr; }
  .portfolio-card-media { aspect-ratio: 4 / 3; }
  .portfolio-detail-facts { grid-template-columns: repeat(2, 1fr); }
  .portfolio-detail-facts > div:nth-child(2) { border-right: 0; }
  .portfolio-detail-facts > div:nth-child(-n+2) { border-bottom: 1px solid rgba(13,11,8,.18); }
  .portfolio-feature-columns, .portfolio-showing-section { grid-template-columns: 1fr; }
  .portfolio-feature-grid { grid-template-columns: repeat(2, 1fr); }
  .portfolio-features-heading { display: grid; gap: 1.25rem; align-items: start; }
  .portfolio-showing-section { align-items: start; }
  .portfolio-showing-media { width: min(100%, 620px); min-height: 0; aspect-ratio: 5 / 4; justify-self: center; }
  .portfolio-showing-content { min-height: 0; }
  .showing-step { min-height: 0; }
  .portfolio-agent-portrait { height: 66svh; }
  .valuation-section-head, .valuation-process-grid { grid-template-columns: 1fr; }
  .valuation-card-grid { grid-template-columns: 1fr; }
  .valuation-card { min-height: 330px; }
  .valuation-process-intro { position: static; }
  .valuation-use-grid { grid-template-columns: repeat(2, 1fr); }
}

@media (max-width: 600px) {
  .portfolio-filter-row, .portfolio-range-row { grid-template-columns: 1fr; }
  .portfolio-filter-actions { align-items: flex-end; }
  .portfolio-detail-hero { min-height: 84svh; }
  .portfolio-detail-hero-copy h1 { font-size: clamp(3.4rem, 15vw, 5.5rem); }
  .portfolio-detail-gallery, .portfolio-detail-gallery-pending { grid-template-columns: 1fr; gap: 1.25rem; padding: 1.25rem; }
  .portfolio-detail-gallery .portfolio-gallery-wide, .portfolio-gallery-placeholder:first-child { grid-column: auto; grid-row: auto; }
  .portfolio-gallery-placeholder { min-height: 44vh; }
  .portfolio-gallery-experience { padding: 1.25rem; }
  .portfolio-gallery-preview { grid-template-columns: 1fr 1fr; grid-template-rows: 52svh repeat(2, 30svh); }
  .portfolio-gallery-tile:first-child { grid-column: 1 / -1; grid-row: auto; }
  .portfolio-gallery-count { right: .75rem; bottom: .75rem; padding: .65rem .75rem; }
  .property-lightbox { grid-template-columns: 3rem minmax(0, 1fr) 3rem; gap: .35rem; padding: max(.75rem, env(safe-area-inset-top)) .75rem max(.75rem, env(safe-area-inset-bottom)); }
  .property-lightbox-nav { width: 2.6rem; height: 2.6rem; }
  .property-lightbox-thumbs button { flex-basis: 72px; height: 50px; }
  .portfolio-feature-grid, .portfolio-agent-details { grid-template-columns: 1fr; }
  .portfolio-feature-columns { gap: 3.5rem; }
  .portfolio-feature-column { gap: 3.5rem; }
  .portfolio-feature-group { min-height: 0; }
  .portfolio-feature-group dl > div { grid-template-columns: 1fr; gap: .35rem; }
  .portfolio-showing-section { gap: 3.25rem; padding: 5rem 1.25rem; }
  .portfolio-showing-media { width: calc(100% - 1.2rem); min-height: 0; }
  .portfolio-showing-media::before { inset: .7rem -.7rem -.7rem .7rem; }
  .portfolio-showing-content { padding: 2.75rem 1.1rem; }
  .portfolio-showing-content .display-md { font-size: clamp(2.85rem, 13vw, 4.4rem); }
  .showing-calendar { grid-template-columns: 2.35rem minmax(0, 1fr) 2.35rem; gap: .35rem; }
  .showing-calendar-arrow { width: 2.35rem; height: 2.35rem; }
  .showing-date-options { gap: .35rem; }
  .showing-date-options button { min-height: 120px; padding: .8rem .2rem; }
  .showing-date-options button strong { font-size: 2.55rem; }
  .showing-date-options button span { font-size: .47rem; }
  .showing-contact-grid { grid-template-columns: 1fr; }
  .showing-contact-grid .form-field.full { grid-column: auto; }
  .valuation-method-grid, .valuation-use-grid { grid-template-columns: 1fr; }
  .valuation-method-or { top: 50%; }
  .valuation-use-grid article { min-height: 330px; }
  .valuation-closing { align-items: flex-start; flex-direction: column; }
}

@media (prefers-reduced-motion: reduce) {
  .portfolio-gallery-tile img, .property-lightbox-thumbs, .portfolio-showing-media img, .portfolio-feature-group header span, .portfolio-feature-group::before, .showing-date-options button { scroll-behavior: auto; transition: none; }
  .valuation-method-image img, .valuation-use-grid article::after { transition: none; }
}