/* ==========================================================================
   Atrium — main stylesheet
   ========================================================================== */

/* Fonts (self-hosted variable fonts, latin subset) */
@font-face {
	font-family: "Manrope";
	font-style: normal;
	font-weight: 400 700;
	font-display: swap;
	src: url("../fonts/manrope-latin.woff2") format("woff2");
}
@font-face {
	font-family: "Inter";
	font-style: normal;
	font-weight: 400 500;
	font-display: swap;
	src: url("../fonts/inter-latin.woff2") format("woff2");
}

/* --------------------------------------------------------------------------
   Tokens
   -------------------------------------------------------------------------- */
:root {
	--c-paper: #F5F3EE;
	--c-ink: #20211F;
	--c-dark: #222420;
	--c-dark-2: #33352F;
	--c-dark-3: #3A3C36;
	--c-white: #FFFFFF;
	--c-accent: #777C5B;
	--c-accent-light: #B9BD9C;
	--c-muted: #777873;
	--c-sand: #E4E0D6;
	--c-placeholder: #A3A49E;
	--c-error: #A4553A;
	--c-error-light: #E2B4A0;

	--f-display: "Manrope", system-ui, sans-serif;
	--f-body: "Inter", system-ui, sans-serif;

	--gutter: clamp(20px, 5vw, 80px);
	--space-section: clamp(96px, 12vw, 180px);
	--ease-out: cubic-bezier(.2, .7, .2, 1);
	--ease-io: cubic-bezier(.7, 0, .2, 1);

	--fs-section: clamp(38px, 5.6vw, 92px);
	--header-h: 100px;

	/* Contextual colours (overridden in dark sections) */
	--muted: var(--c-muted);
	--accent-text: var(--c-accent);
	--line: rgba(32, 33, 31, .12);
}

.is-dark {
	--muted: rgba(245, 243, 238, .65);
	--accent-text: var(--c-accent-light);
	--line: rgba(245, 243, 238, .14);
}

/* --------------------------------------------------------------------------
   Base
   -------------------------------------------------------------------------- */
*,
*::before,
*::after { box-sizing: border-box; }

html {
	-webkit-text-size-adjust: 100%;
	text-size-adjust: 100%;
	background: var(--c-paper);
}
html.lenis,
html.lenis body { height: auto; }
.lenis.lenis-smooth { scroll-behavior: auto !important; }
.lenis.lenis-stopped { overflow: hidden; }

body {
	margin: 0;
	background: var(--c-paper);
	color: var(--c-ink);
	font-family: var(--f-body);
	font-size: 16px;
	line-height: 1.6;
	-webkit-font-smoothing: antialiased;
	-moz-osx-font-smoothing: grayscale;
	overflow-x: hidden;
}
body.menu-open { overflow: hidden; }

.site { position: relative; overflow-x: clip; }
.site-main { position: relative; display: block; outline: none; }
.has-solid-header .site-main { padding-top: var(--header-h); }

img, svg, video { max-width: 100%; }
img { height: auto; display: block; }
a { color: inherit; text-decoration: none; transition: color .3s ease; }
a:hover { color: var(--c-accent); }
.is-dark a:hover { color: var(--c-accent-light); }
button, input, select, textarea { font: inherit; color: inherit; }
button { cursor: pointer; }
p { margin: 0; }
h1, h2, h3, h4 { margin: 0; font-weight: 600; }
::selection { background: var(--c-accent); color: var(--c-white); }
input::placeholder, textarea::placeholder { color: var(--c-placeholder); opacity: 1; }

:focus-visible { outline: 2px solid var(--c-accent); outline-offset: 3px; }
.is-dark :focus-visible { outline-color: var(--c-accent-light); }

.screen-reader-text {
	position: absolute !important;
	width: 1px; height: 1px;
	padding: 0; margin: -1px;
	overflow: hidden;
	clip: rect(0, 0, 0, 0);
	white-space: nowrap;
	border: 0;
}
.skip-link:focus {
	clip: auto; width: auto; height: auto; margin: 0;
	top: 12px; left: 12px; z-index: 100;
	padding: 12px 18px;
	background: var(--c-ink); color: var(--c-paper);
}

.muted { color: var(--muted); }
.accent { color: var(--accent-text); }

/* Shared section shell: default padding + settings hooks */
.section {
	position: relative;
	padding: var(--space-section) var(--gutter);
	background: var(--s-bg, var(--c-paper));
	color: var(--s-fg, var(--c-ink));
}
.section.is-dark { background: var(--s-bg, var(--c-dark)); color: var(--s-fg, var(--c-paper)); }
.sp-top-0 { padding-top: 0 !important; }
.sp-bottom-0 { padding-bottom: 0 !important; }
.sp-both-0 { padding-top: 0 !important; padding-bottom: 0 !important; }

/* Media boxes: image fills the box */
.media { position: relative; overflow: hidden; background: var(--c-sand); }
.is-dark .media { background: var(--c-dark-2); }
.cover,
.media img {
	position: absolute;
	inset: 0;
	width: 100%;
	height: 100%;
	object-fit: cover;
}
.media__par { position: absolute; inset: -10% 0; }

/* --------------------------------------------------------------------------
   Typography components
   -------------------------------------------------------------------------- */
.eyebrow {
	display: block;
	font-size: 12px;
	font-weight: 400;
	letter-spacing: .16em;
	text-transform: uppercase;
	color: var(--muted);
}
.h-section {
	font-family: var(--f-display);
	font-weight: 600;
	font-size: var(--fs-section);
	line-height: 1.02;
	letter-spacing: -.035em;
}
.h-section--md { font-size: clamp(36px, 4.4vw, 72px); }
.h-cta { font-family: var(--f-display); font-weight: 600; font-size: clamp(42px, 6.6vw, 112px); line-height: 1; letter-spacing: -.04em; }
.h-quote { margin: 0; font-family: var(--f-display); font-weight: 600; font-size: clamp(28px, 3.2vw, 52px); line-height: 1.15; letter-spacing: -.03em; }

.line-mask {
	display: inline-block;
	vertical-align: top;
	overflow: hidden;
	padding-bottom: .2em;
	margin-bottom: -.14em;
}
.line-mask--block { display: block; }
.line { display: block; }
.line.is-accent { color: var(--accent-text); }
.w-mask { display: inline-block; overflow: hidden; padding-bottom: .2em; margin-bottom: -.12em; }
.w-mask > span { display: inline-block; }

.sec-head {
	display: flex;
	flex-wrap: wrap;
	justify-content: space-between;
	align-items: flex-end;
	gap: 24px;
	margin-bottom: clamp(44px, 6vw, 88px);
}
.sec-head__main { display: flex; flex-direction: column; gap: 22px; }

/* --------------------------------------------------------------------------
   Links & buttons
   -------------------------------------------------------------------------- */
.icon { display: block; flex: none; }
.icon.is-flipped { transform: rotate(180deg); }

.link-arrow {
	align-self: flex-start;
	display: inline-flex;
	align-items: center;
	gap: 12px;
	padding: 12px 0;
	background: none;
	border: 0;
	border-bottom: 1px solid currentColor;
	color: inherit;
	font-size: 14px;
	font-weight: 500;
	transition: gap .35s ease, color .35s ease, border-color .35s ease;
}
.link-arrow:hover { gap: 20px; color: var(--accent-text); border-color: var(--accent-text); }

.btn {
	display: inline-flex;
	align-items: center;
	justify-content: center;
	gap: 12px;
	min-height: 48px;
	padding: 16px 26px;
	border: 1px solid transparent;
	font-size: 14px;
	font-weight: 500;
	white-space: nowrap;
	transition: gap .3s ease, background .3s ease, color .3s ease, border-color .3s ease, background-size .3s ease;
}
.btn:hover { gap: 20px; }
.btn--light { background: var(--c-paper); color: var(--c-ink); }
.btn--light:hover { background: var(--c-white); color: var(--c-ink); }
.btn--ghost-light { border-color: rgba(255, 255, 255, .6); color: var(--c-white); }
.btn--ghost-light:hover { background: var(--c-white); color: var(--c-ink); }
.btn--outline-light { padding: 18px 28px; border-color: rgba(245, 243, 238, .4); color: var(--c-paper); }
.btn--outline-light:hover,
.is-dark .btn--outline-light:hover { background: var(--c-paper); border-color: var(--c-paper); color: var(--c-dark); gap: 22px; }
.btn--dark {
	gap: 14px;
	min-height: 56px;
	padding: 20px 32px;
	border: 0;
	color: var(--c-paper);
	font-size: 15px;
	background: linear-gradient(var(--c-accent), var(--c-accent)) 0 0 / 0% 100% no-repeat, var(--c-ink);
}
.btn--dark:hover { background-size: 100% 100%; color: var(--c-white); gap: 24px; }

.round-btn {
	flex: none;
	width: 52px;
	height: 52px;
	border: 1px solid rgba(32, 33, 31, .25);
	border-radius: 50%;
	background: transparent;
	color: var(--c-ink);
	display: inline-flex;
	align-items: center;
	justify-content: center;
	transition: background .3s ease, color .3s ease, border-color .3s ease, opacity .3s ease;
}
.round-btn:hover { background: var(--c-ink); color: var(--c-paper); border-color: var(--c-ink); }
.round-btn--sm { width: 48px; height: 48px; }

/* Chips (filters, tags) */
.chips { display: flex; flex-wrap: wrap; gap: 10px; }
.chip {
	display: inline-flex;
	align-items: center;
	gap: 8px;
	min-height: 44px;
	padding: 11px 18px;
	border: 1px solid rgba(32, 33, 31, .22);
	background: transparent;
	color: var(--c-ink);
	font-size: 14px;
	font-weight: 500;
	white-space: nowrap;
	transition: background .3s ease, color .3s ease, border-color .3s ease;
}
.chip span { font-size: 12px; opacity: .6; }
.chip:hover { border-color: var(--c-ink); color: var(--c-ink); }
.chip.is-active { background: var(--c-ink); color: var(--c-paper); border-color: var(--c-ink); }

/* --------------------------------------------------------------------------
   Header
   -------------------------------------------------------------------------- */
.site-header {
	--h-c: var(--h-overlay, #F5F3EE);
	position: fixed;
	top: var(--wp-admin--admin-bar--height, 0px);
	left: 0;
	right: 0;
	z-index: 50;
	display: flex;
	align-items: center;
	justify-content: space-between;
	gap: 24px;
	padding: 26px var(--gutter);
	color: var(--h-c);
	background: transparent;
	border-bottom: 1px solid transparent;
	transition: background-color .5s ease, color .5s ease, border-color .5s ease, padding .5s ease, transform .5s var(--ease-io);
}
.has-solid-header .site-header,
.site-header.is-solid {
	--h-c: var(--h-fg, var(--c-ink));
	background: color-mix(in srgb, var(--h-bg, var(--c-paper)) 96%, transparent);
	border-bottom-color: rgba(32, 33, 31, .1);
}
.site-header.is-solid { padding-top: 16px; padding-bottom: 16px; }
.menu-open .site-header {
	--h-c: var(--c-paper);
	background: transparent;
	border-bottom-color: transparent;
}
.header-static .site-header { position: absolute; }
.site-header a:hover { color: inherit; }

.site-logo {
	flex: 1 1 0;
	display: flex;
	align-items: center;
	gap: 12px;
	color: inherit;
	font-family: var(--f-display);
	font-weight: 700;
	font-size: 16px;
	letter-spacing: .32em;
	white-space: nowrap;
}
.site-logo__img { height: 32px; width: auto; }

.site-nav { flex: 0 0 auto; }
.nav-menu { display: flex; justify-content: center; gap: clamp(20px, 3vw, 44px); margin: 0; padding: 0; list-style: none; font-size: 14px; font-weight: 500; }
.nav-menu li { position: relative; }
.nav-menu > li > a { display: block; height: 1.5em; line-height: 1.5em; perspective: 300px; color: inherit; }
.nav-menu .current-menu-item > a,
.nav-menu .current-menu-ancestor > a,
.nav-menu .current_page_parent > a { color: var(--c-accent-light); }
.site-header.is-solid .nav-menu .current-menu-item > a,
.has-solid-header .nav-menu .current-menu-item > a,
.site-header.is-solid .nav-menu .current_page_parent > a,
.has-solid-header .nav-menu .current_page_parent > a,
.site-header.is-solid .nav-menu .current-menu-ancestor > a,
.has-solid-header .nav-menu .current-menu-ancestor > a { color: var(--c-accent); }

/* Rolling 3D text */
.roll {
	display: block;
	position: relative;
	height: 1.5em;
	transform-style: preserve-3d;
	transform-origin: 50% 50% -.75em;
	transition: transform .55s var(--ease-io);
}
.roll__face { display: block; backface-visibility: hidden; white-space: nowrap; }
.roll__face--back { position: absolute; left: 0; top: 100%; transform-origin: 50% 0; transform: rotateX(-90deg); }
a:hover > .roll,
a:focus-visible > .roll { transform: rotateX(90deg); }

/* Dropdowns */
.nav-menu .sub-menu {
	position: absolute;
	top: calc(100% + 14px);
	left: -18px;
	min-width: 220px;
	margin: 0;
	padding: 12px 0;
	list-style: none;
	background: var(--c-paper);
	color: var(--c-ink);
	box-shadow: 0 24px 48px -24px rgba(32, 33, 31, .35);
	opacity: 0;
	visibility: hidden;
	transform: translateY(8px);
	transition: opacity .3s ease, transform .3s ease, visibility .3s;
}
.nav-menu .sub-menu a { display: block; padding: 8px 18px; height: auto; }
.nav-menu .sub-menu a .roll { height: auto; transform: none !important; }
.nav-menu .sub-menu a .roll__face--back { display: none; }
.nav-menu li:hover > .sub-menu,
.nav-menu li:focus-within > .sub-menu { opacity: 1; visibility: visible; transform: none; }

.site-header__actions { flex: 1 1 0; display: flex; justify-content: flex-end; }
.btn-header {
	display: inline-flex;
	align-items: center;
	gap: 10px;
	padding: 11px 22px;
	border: 1px solid currentColor;
	color: inherit;
	font-size: 13px;
	font-weight: 500;
	letter-spacing: .06em;
	white-space: nowrap;
	transition: background .3s ease, border-color .3s ease, color .3s ease, gap .3s ease;
}
.site-header .btn-header:hover { background: var(--c-accent); border-color: var(--c-accent); color: var(--c-white); gap: 16px; }

.menu-toggle {
	display: none;
	width: 48px;
	height: 48px;
	margin-right: -11px;
	padding: 0;
	flex-direction: column;
	justify-content: center;
	align-items: center;
	gap: 7px;
	background: none;
	border: 0;
	color: inherit;
}
.menu-toggle span { display: block; width: 26px; height: 1.5px; background: currentColor; transition: transform .45s var(--ease-io); }
.menu-open .menu-toggle span:first-child { transform: translateY(4.25px) rotate(45deg); }
.menu-open .menu-toggle span:last-child { transform: translateY(-4.25px) rotate(-45deg); }

.mobile-menu {
	position: fixed;
	inset: 0;
	z-index: 45;
	display: none;
	flex-direction: column;
	gap: 40px;
	padding: 112px 24px 40px;
	overflow-y: auto;
	background: var(--c-dark);
	color: var(--c-paper);
	clip-path: inset(0 0 100% 0);
	transition: clip-path .7s var(--ease-io);
}
.menu-open .mobile-menu { clip-path: inset(0 0 0% 0); }
.admin-bar .mobile-menu { padding-top: calc(112px + var(--wp-admin--admin-bar--height, 0px)); }
.mobile-nav { margin: 0; padding: 0; list-style: none; display: flex; flex-direction: column; gap: 6px; font-family: var(--f-display); font-weight: 600; font-size: clamp(32px, 9vw, 40px); letter-spacing: -.02em; line-height: 1.2; }
.mobile-nav a { display: block; color: var(--c-paper); perspective: 400px; }
.mobile-nav > li > a .roll { height: 1.25em; line-height: 1.25em; transform-origin: 50% 50% -.625em; }
.mobile-nav .current-menu-item > a,
.mobile-nav .current_page_parent > a { color: var(--c-accent-light); }
.mobile-nav .sub-menu { margin: 4px 0 10px; padding: 0 0 0 18px; list-style: none; font-size: 20px; font-weight: 500; }
.mobile-nav .sub-menu .roll__face--back { display: none; }
.mobile-menu__cta {
	margin-top: auto;
	display: flex;
	justify-content: space-between;
	align-items: center;
	padding: 16px 22px;
	background: var(--c-paper);
	color: var(--c-dark);
	font-size: 14px;
	font-weight: 500;
}
.mobile-menu__cta:hover { color: var(--c-dark); }

/* --------------------------------------------------------------------------
   Home hero
   -------------------------------------------------------------------------- */
.s-hero {
	height: 100svh;
	min-height: 620px;
	padding: 0;
	overflow: hidden;
	background: var(--s-bg, var(--c-paper));
	color: var(--s-fg, var(--c-white));
}
.hero__frame { position: absolute; inset: 0; overflow: hidden; background: var(--c-dark); }
.hero__media { position: absolute; inset: 0; overflow: hidden; will-change: clip-path; }
.hero__img { position: absolute; inset: -12% 0 0 0; background: var(--c-dark-3); }
.hero__shade {
	position: absolute;
	inset: 0;
	pointer-events: none;
	background:
		linear-gradient(90deg, rgba(20, 21, 19, .55) 0%, rgba(20, 21, 19, .25) 55%, rgba(20, 21, 19, 0) 100%),
		linear-gradient(180deg, rgba(20, 21, 19, .5) 0%, rgba(20, 21, 19, .32) 30%, rgba(20, 21, 19, .5) 60%, rgba(20, 21, 19, .82) 100%);
}
.hero__content { position: absolute; left: 0; right: 0; bottom: clamp(88px, 13vh, 150px); padding: 0 var(--gutter); pointer-events: none; }
.hero__title {
	display: flex;
	flex-wrap: wrap;
	column-gap: .24em;
	max-width: 11.5em;
	font-family: var(--f-display);
	font-weight: 600;
	font-size: clamp(46px, 8.4vw, 140px);
	line-height: .98;
	letter-spacing: -.04em;
}
.hero__line { display: block; width: 100%; height: 10px; margin: clamp(14px, 3vw, 36px) 0; stroke: rgba(255, 255, 255, .55); stroke-width: 1; }
.hero__bottom { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: flex-end; gap: 28px; }
.hero__text { max-width: 420px; font-size: clamp(15px, 1.15vw, 17px); color: rgba(255, 255, 255, .88); text-wrap: pretty; }
.hero__ctas { display: flex; flex-wrap: wrap; gap: 14px; pointer-events: auto; }
.hero__meta {
	position: absolute;
	left: 0;
	right: 0;
	bottom: 26px;
	padding: 0 var(--gutter);
	display: flex;
	flex-wrap: wrap;
	justify-content: flex-end;
	align-items: center;
	gap: 12px 40px;
	font-size: 12px;
	letter-spacing: .14em;
	text-transform: uppercase;
	color: rgba(255, 255, 255, .85);
	pointer-events: none;
}
.hero__loc { display: flex; align-items: center; gap: 10px; }
.hero__dot { width: 6px; height: 6px; border-radius: 50%; background: var(--c-paper); }
.scroll-ind { display: flex; align-items: center; gap: 12px; }
.scroll-ind__track { position: relative; display: block; width: 1px; height: 40px; overflow: hidden; background: rgba(255, 255, 255, .25); }
.scroll-ind__track span { position: absolute; left: 0; top: 0; width: 1px; height: 14px; background: var(--c-white); animation: scrollDot 1.8s cubic-bezier(.6, 0, .3, 1) infinite; }
@keyframes scrollDot { 0% { transform: translateY(-100%); } 100% { transform: translateY(300%); } }

/* --------------------------------------------------------------------------
   Page hero (inner pages)
   -------------------------------------------------------------------------- */
.s-page-hero {
	min-height: 86svh;
	padding: clamp(140px, 20vh, 200px) var(--gutter) clamp(96px, 14vh, 150px);
	display: flex;
	flex-direction: column;
	align-items: center;
	justify-content: center;
	text-align: center;
	overflow: hidden;
}
.breadcrumb { margin-bottom: clamp(32px, 4vw, 56px); font-size: 12px; letter-spacing: .16em; text-transform: uppercase; color: rgba(245, 243, 238, .6); }
.breadcrumb ol { display: flex; flex-wrap: wrap; justify-content: center; gap: 10px; margin: 0; padding: 0; list-style: none; }
.breadcrumb li + li::before { content: "/"; margin-right: 10px; }
.breadcrumb a { color: rgba(245, 243, 238, .6); }
.breadcrumb a:hover { color: var(--c-paper); }
.breadcrumb [aria-current] { color: var(--s-fg, var(--c-paper)); }
.page-hero__kicker { margin: -16px 0 clamp(24px, 3vw, 40px); font-size: 12px; letter-spacing: .16em; text-transform: uppercase; color: var(--c-accent-light); }
.page-hero__title {
	max-width: 100%;
	font-family: var(--f-display);
	font-weight: 600;
	font-size: clamp(52px, 9.4vw, 164px);
	line-height: .96;
	letter-spacing: -.05em;
	overflow-wrap: anywhere;
}
.single .page-hero__title,
.single-property .page-hero__title,
.search .page-hero__title { font-size: clamp(42px, 7vw, 120px); }
.ch-word { display: inline-block; white-space: nowrap; }
.ch-word > span { display: inline-block; }
.page-hero__body { display: flex; flex-direction: column; align-items: center; gap: 28px; margin-top: clamp(28px, 3.5vw, 52px); }
.page-hero__text { max-width: 560px; color: rgba(245, 243, 238, .75); font-size: clamp(17px, 1.35vw, 20px); line-height: 1.6; text-wrap: pretty; }
.page-hero__stat { display: flex; align-items: baseline; gap: 12px; }
.page-hero__num { font-family: var(--f-display); font-weight: 600; font-size: clamp(40px, 4vw, 64px); letter-spacing: -.04em; line-height: 1; }
.page-hero__scroll { position: absolute; left: 50%; bottom: 28px; width: 1px; height: 56px; background: rgba(245, 243, 238, .22); overflow: hidden; }
.page-hero__scroll span { display: block; width: 100%; height: 40%; background: var(--c-paper); animation: scrollDot 1.8s cubic-bezier(.6, 0, .3, 1) infinite; }

/* --------------------------------------------------------------------------
   Marquee
   -------------------------------------------------------------------------- */
.s-marquee { padding: clamp(36px, 5vw, 72px) 0; overflow: hidden; border-bottom: 1px solid rgba(32, 33, 31, .1); }
.marquee__rows { display: flex; flex-direction: column; gap: clamp(4px, 1vw, 14px); }
.marquee__row { overflow: hidden; white-space: nowrap; }
.marquee__track { display: inline-flex; font-family: var(--f-display); will-change: transform; }
.marquee__track--lg { font-weight: 600; font-size: clamp(44px, 8vw, 132px); letter-spacing: -.035em; line-height: 1.05; }
.marquee__track--lg span { padding-right: .4em; }
.marquee__track--sm { font-weight: 500; font-size: clamp(28px, 4.4vw, 72px); letter-spacing: -.02em; line-height: 1.1; color: var(--c-accent); }
.marquee__track--sm span { padding-right: .5em; }
.marquee__toggle {
	position: absolute;
	right: var(--gutter);
	bottom: 12px;
	padding: 10px 0;
	background: none;
	border: 0;
	font: 500 11px var(--f-body);
	letter-spacing: .14em;
	text-transform: uppercase;
	color: var(--c-muted);
}
.marquee__toggle:hover { color: var(--c-ink); }

/* --------------------------------------------------------------------------
   Intro
   -------------------------------------------------------------------------- */
.s-intro { padding: clamp(64px, 8vw, 120px) var(--gutter) clamp(32px, 4vw, 64px); overflow: hidden; }
.intro__bar {
	display: flex;
	justify-content: space-between;
	gap: 20px;
	padding-bottom: 20px;
	margin-bottom: clamp(40px, 5vw, 72px);
	border-bottom: 1px solid var(--line);
	font-size: 12px;
	letter-spacing: .16em;
	text-transform: uppercase;
	color: var(--muted);
}
.intro__body { display: flex; flex-wrap: wrap; gap: clamp(40px, 6vw, 110px); align-items: center; justify-content: space-between; margin-top: clamp(48px, 6vw, 96px); }
.intro__art { flex: 1 1 320px; max-width: 540px; color: var(--c-accent); }
.intro__art img { width: 100%; height: auto; }
.drawing { display: block; width: 100%; height: auto; }
.intro__copy { flex: 1 1 320px; max-width: 560px; display: flex; flex-direction: column; gap: 28px; }
.intro__text {
	display: flex;
	flex-wrap: wrap;
	column-gap: .28em;
	font-family: var(--f-display);
	font-weight: 500;
	font-size: clamp(20px, 1.9vw, 30px);
	line-height: 1.42;
	letter-spacing: -.012em;
}

/* --------------------------------------------------------------------------
   Featured properties (stacked panels)
   -------------------------------------------------------------------------- */
.s-featured-properties { padding: 0; }
.s-featured-properties > .sec-head { margin: 0; padding: clamp(32px, 4vw, 64px) var(--gutter) clamp(16px, 2vw, 32px); }
.stack { position: relative; }
.panel {
	position: relative;
	min-height: 100svh;
	padding: clamp(88px, 12vh, 120px) var(--gutter) clamp(32px, 6vh, 64px);
	background: var(--s-bg, var(--c-paper));
	display: flex;
	align-items: center;
}
.panel + .panel { border-top: 1px solid rgba(32, 33, 31, .1); box-shadow: 0 -24px 60px rgba(32, 33, 31, .08); }
.panel__inner { width: 100%; display: flex; flex-wrap: wrap; align-items: center; gap: clamp(28px, 5vw, 96px); transform-origin: 50% 0%; }
.panel--reverse .panel__inner { flex-direction: row-reverse; }
.panel__media { flex: 1.55 1 460px; height: min(calc(100svh - 220px), 720px); position: relative; overflow: hidden; background: var(--c-sand); }
.panel__scale { position: absolute; inset: 0; }
.panel__zoom { position: absolute; inset: 0; transition: transform 1.4s var(--ease-out); }
.panel__media:hover .panel__zoom { transform: scale(1.05); }
.panel__overlay {
	position: absolute;
	inset: 0;
	display: flex;
	align-items: flex-start;
	justify-content: space-between;
	padding: 20px;
	background: rgba(32, 33, 31, .18);
	color: var(--c-white);
	font-size: 12px;
	letter-spacing: .12em;
	text-transform: uppercase;
	opacity: 0;
	transition: opacity .6s ease;
	pointer-events: none;
}
.panel__media:hover .panel__overlay { opacity: 1; }
.panel__explore {
	pointer-events: auto;
	display: flex;
	align-items: center;
	gap: 10px;
	padding: 12px 18px;
	background: var(--c-paper);
	color: var(--c-ink);
	letter-spacing: .12em;
	transition: gap .3s ease, background .3s ease;
}
.panel__explore:hover { gap: 16px; background: var(--c-white); color: var(--c-ink); }
.panel__text { flex: 1 1 280px; max-width: 440px; display: flex; flex-direction: column; gap: 18px; }
.panel__count { display: flex; align-items: center; justify-content: space-between; gap: 16px; font-size: 12px; letter-spacing: .14em; color: var(--muted); }
.panel__count svg { flex: none; }
.panel__count circle { stroke: var(--c-accent); stroke-width: 1; }
.panel__count text { fill: var(--c-ink); font: 600 14px var(--f-display); }
.panel__label { font-size: 12px; letter-spacing: .14em; text-transform: uppercase; color: var(--c-accent); }
.panel__title { font-family: var(--f-display); font-weight: 600; font-size: clamp(32px, 3.6vw, 56px); letter-spacing: -.035em; line-height: 1.02; }
.panel__title a:hover { color: inherit; }
.panel__desc { color: var(--muted); text-wrap: pretty; }
.panel__shade { position: absolute; inset: 0; background: var(--c-ink); opacity: 0; pointer-events: none; }

/* --------------------------------------------------------------------------
   Ways to live (fan)
   -------------------------------------------------------------------------- */
.s-ways-to-live {
	min-height: 100svh;
	padding: clamp(88px, 12vh, 130px) var(--gutter) clamp(56px, 9vh, 96px);
	display: flex;
	flex-direction: column;
	align-items: center;
	gap: clamp(64px, 11vh, 130px);
	overflow: hidden;
}
.fan__head { display: flex; flex-direction: column; align-items: center; gap: 18px; text-align: center; }
.fan__head .h-section { font-size: clamp(36px, 5vw, 84px); }
.fan__stage { position: relative; width: clamp(148px, 21vw, 320px); aspect-ratio: 3 / 4; margin: auto 0; }
.fan__card { position: absolute; inset: 0; }
.fan__inner {
	position: absolute;
	inset: 0;
	display: block;
	overflow: hidden;
	border-radius: 4px;
	background: var(--c-sand);
	box-shadow: 0 34px 60px -24px rgba(32, 33, 31, .45);
	color: var(--c-white);
	transition: transform .3s ease;
}
a.fan__inner:hover,
div.fan__inner:hover { transform: translateY(-12px); color: var(--c-white); }
.fan__shade { position: absolute; inset: 0; pointer-events: none; background: linear-gradient(180deg, rgba(20, 21, 19, .78) 0%, rgba(20, 21, 19, 0) 55%); }
.fan__txt { position: absolute; top: 18px; left: 18px; right: 18px; display: flex; flex-direction: column; gap: 6px; pointer-events: none; }
.fan__card--1 .fan__txt { right: auto; max-width: 46%; align-items: flex-start; text-align: left; }
.fan__card--2 .fan__txt { left: 20px; right: 20px; align-items: center; text-align: center; }
.fan__card--3 .fan__txt { left: auto; max-width: 46%; align-items: flex-end; text-align: right; }
.fan__num { font-size: 11px; letter-spacing: .16em; text-transform: uppercase; opacity: .85; }
.fan__title { font-family: var(--f-display); font-weight: 600; font-size: clamp(14px, 1.6vw, 24px); letter-spacing: -.02em; line-height: 1.15; }
.fan__sub { font-size: clamp(10px, .9vw, 12px); letter-spacing: .06em; opacity: .85; }

/* Grid mode (fewer than 3 cards, or small screens) */
.s-ways-to-live.is-grid { min-height: 0; gap: 40px; }
.is-grid .fan__stage { width: 100%; max-width: 960px; aspect-ratio: auto; margin: 0; display: grid; grid-template-columns: repeat(auto-fit, minmax(240px, 1fr)); gap: clamp(14px, 2.4vw, 22px); }
.is-grid .fan__card { position: relative; inset: auto; aspect-ratio: 3 / 4; z-index: auto !important; }
.is-grid .fan__txt { left: 20px !important; right: 20px !important; max-width: none !important; align-items: flex-start !important; text-align: left !important; }

/* --------------------------------------------------------------------------
   Statement
   -------------------------------------------------------------------------- */
.s-statement { height: 100svh; min-height: 640px; padding: 0; background: var(--s-bg, var(--c-paper)); }
.stmt__frame { position: absolute; inset: 0; overflow: hidden; background: var(--c-dark); color: var(--s-fg, var(--c-white)); }
.stmt__img { position: absolute; inset: -14% 0 0 0; opacity: .78; }
.stmt__shade { position: absolute; inset: 0; pointer-events: none; background: linear-gradient(180deg, rgba(34, 36, 32, .45) 0%, rgba(34, 36, 32, .2) 38%, rgba(34, 36, 32, .82) 88%, rgba(34, 36, 32, .6) 100%); }
.stmt__drawing { position: absolute; right: var(--gutter); top: clamp(100px, 13vh, 150px); width: min(30vw, 440px); color: rgba(245, 243, 238, .34); pointer-events: none; }
.stmt__content { position: absolute; inset: 0; display: flex; flex-direction: column; justify-content: flex-end; gap: 28px; padding: 0 var(--gutter) clamp(64px, 11vh, 120px); pointer-events: none; }
.stmt__content .eyebrow { color: rgba(245, 243, 238, .8); }
.stmt__title {
	display: flex;
	flex-wrap: wrap;
	column-gap: .24em;
	max-width: 10.5em;
	font-family: var(--f-display);
	font-weight: 600;
	font-size: clamp(42px, 7vw, 120px);
	line-height: 1;
	letter-spacing: -.04em;
}

/* --------------------------------------------------------------------------
   Approach
   -------------------------------------------------------------------------- */
.s-approach { background: var(--s-bg, var(--c-white)); overflow: hidden; }
.s-approach .sec-head { margin-bottom: clamp(56px, 7vw, 100px); }
.approach__list { display: flex; flex-direction: column; border-bottom: 1px solid rgba(32, 33, 31, .18); }
.approach__row {
	position: relative;
	display: flex;
	flex-wrap: wrap;
	align-items: center;
	gap: 12px clamp(24px, 5vw, 96px);
	padding: clamp(26px, 3vw, 44px) 0;
	transition: color .6s var(--ease-out), padding-left .6s var(--ease-out);
}
.approach__row.is-active,
.approach__row:hover { color: var(--c-accent); padding-left: 20px; }
.approach__line { position: absolute; left: 0; top: 0; width: 100%; height: 2px; stroke: rgba(32, 33, 31, .18); }
.approach__num { flex: 0 0 auto; width: clamp(80px, 11vw, 180px); overflow: hidden; display: flex; align-items: center; gap: 14px; }
.approach__num > span:last-child { display: block; font-family: var(--f-display); font-weight: 500; font-size: clamp(48px, 7vw, 116px); line-height: 1; letter-spacing: -.05em; }
.approach__dot { flex: none; width: 8px; height: 8px; border-radius: 50%; background: var(--c-accent); transform: scale(0); transition: transform .5s cubic-bezier(.34, 1.8, .64, 1); }
.approach__row.is-active .approach__dot,
.approach__row:hover .approach__dot { transform: scale(1); }
.approach__title { flex: 1 1 260px; font-family: var(--f-display); font-weight: 600; font-size: clamp(24px, 2.6vw, 40px); letter-spacing: -.025em; line-height: 1.1; }
.approach__text { flex: 1 1 280px; max-width: 420px; color: var(--muted); text-wrap: pretty; }

/* --------------------------------------------------------------------------
   Gallery
   -------------------------------------------------------------------------- */
.s-gallery {
	display: flex;
	flex-direction: column;
	justify-content: center;
	gap: clamp(28px, 4vh, 48px);
	padding: clamp(80px, 11vh, 110px) 0 clamp(40px, 6vh, 64px);
	overflow: hidden;
}
.s-gallery.is-pinned { min-height: 100vh; }
.gallery__head { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: flex-end; gap: 20px; padding: 0 var(--gutter); }
.gallery__titles { display: flex; flex-direction: column; gap: 16px; }
.gallery__titles .eyebrow { color: rgba(245, 243, 238, .75); }
.gallery__title { font-family: var(--f-display); font-weight: 600; font-size: clamp(34px, 4.4vw, 72px); line-height: 1; letter-spacing: -.035em; }
.gallery__progress { display: flex; align-items: center; gap: 16px; font-size: 12px; letter-spacing: .14em; color: rgba(245, 243, 238, .75); }
.gallery__bar { position: relative; display: block; width: clamp(120px, 16vw, 240px); height: 1px; background: rgba(245, 243, 238, .2); }
.gallery__bar span { position: absolute; inset: 0; background: var(--c-paper); transform-origin: 0 50%; transform: scaleX(0); }
.gallery__viewport { overflow-x: auto; overflow-y: hidden; scrollbar-width: none; -webkit-overflow-scrolling: touch; overscroll-behavior-x: contain; }
.gallery__viewport::-webkit-scrollbar { display: none; }
.gallery__track { display: flex; align-items: flex-end; gap: clamp(16px, 2vw, 32px); padding: 0 var(--gutter); width: max-content; will-change: transform; }
.gallery__item { margin: 0; display: flex; flex-direction: column; gap: 14px; align-items: flex-start; }
.gallery__media { position: relative; overflow: hidden; height: clamp(200px, calc(100svh - 380px), 620px); background: var(--c-dark-2); }
.ratio-4-3 { aspect-ratio: 4 / 3; }
.ratio-3-4 { aspect-ratio: 3 / 4; }
.ratio-1-1 { aspect-ratio: 1 / 1; }
.ratio-16-10 { aspect-ratio: 16 / 10; }
.ratio-4-5 { aspect-ratio: 4 / 5; }
.gallery__img { position: absolute; top: 0; bottom: 0; left: 0; width: 112%; }
.gallery__item figcaption { align-self: stretch; display: flex; justify-content: space-between; gap: 12px; font-size: 12px; letter-spacing: .14em; text-transform: uppercase; }
.gallery__item figcaption span + span { color: rgba(245, 243, 238, .7); }

/* --------------------------------------------------------------------------
   Testimonials
   -------------------------------------------------------------------------- */
.s-testimonials { padding: clamp(88px, 11vw, 170px) 0 clamp(72px, 9vw, 140px); overflow: hidden; }
.testi__head { padding: 0 var(--gutter); }
.testi__controls { display: flex; align-items: center; gap: 16px; }
.testi__count { min-width: 64px; font-size: 12px; letter-spacing: .14em; color: var(--muted); }
.testi__viewport { overflow-x: auto; overflow-y: hidden; scroll-snap-type: x mandatory; scroll-padding-left: var(--gutter); scrollbar-width: none; -webkit-overflow-scrolling: touch; overscroll-behavior-x: contain; }
.testi__viewport::-webkit-scrollbar { display: none; }
.testi__track { display: flex; gap: clamp(16px, 2vw, 28px); padding: 0 var(--gutter); width: max-content; }
.testi__card {
	margin: 0;
	scroll-snap-align: start;
	width: clamp(280px, 36vw, 540px);
	padding: clamp(28px, 3vw, 44px);
	display: flex;
	flex-direction: column;
	justify-content: space-between;
	gap: 40px;
	background: var(--c-white);
	color: var(--c-ink);
	border-top: 2px solid var(--c-accent);
}
.testi__quote { display: flex; flex-direction: column; gap: 18px; color: var(--c-accent); }
.testi__quote blockquote { margin: 0; font-family: var(--f-display); font-weight: 500; font-size: clamp(19px, 1.7vw, 26px); line-height: 1.4; letter-spacing: -.012em; color: var(--c-ink); text-wrap: pretty; }
.testi__card figcaption { display: flex; justify-content: space-between; align-items: flex-end; gap: 16px; padding-top: 20px; border-top: 1px solid rgba(32, 33, 31, .12); }
.testi__who { display: flex; flex-direction: column; gap: 2px; }
.testi__name { font-weight: 500; }
.testi__detail { font-size: 13px; color: var(--c-muted); }
.testi__num { font-size: 12px; letter-spacing: .14em; color: var(--c-muted); }

/* --------------------------------------------------------------------------
   Article cards / journal rows
   -------------------------------------------------------------------------- */
.s-journal-posts { background: var(--s-bg, var(--c-white)); padding: clamp(88px, 11vw, 170px) var(--gutter); overflow: hidden; }
.journal__row { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(20px, 2.4vw, 36px); }
.journal__cell { position: relative; min-width: 0; }
.acard { display: flex; flex-direction: column; gap: 18px; min-width: 0; color: inherit; background: transparent; transition: transform .3s ease; }
.acard:hover { color: inherit; }
.journal__row .acard { background: var(--s-bg, var(--c-white)); }
.journal__row .acard:hover { transform: translateY(-10px); }
.acard__media { aspect-ratio: 4 / 3; }
.acard__zoom { position: absolute; inset: 0; transition: transform 1.2s var(--ease-out); }
.agrid .acard:hover .acard__zoom { transform: scale(1.05); }
.acard__meta { display: flex; justify-content: space-between; gap: 12px; font-size: 12px; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); }
.acard__title { font-family: var(--f-display); font-weight: 600; font-size: clamp(20px, 1.8vw, 28px); line-height: 1.2; letter-spacing: -.02em; text-wrap: pretty; }
.acard__more { display: flex; align-items: center; gap: 10px; font-size: 14px; font-weight: 500; transition: gap .3s ease, color .3s ease; }
.acard:hover .acard__more { gap: 16px; color: var(--accent-text); }

/* --------------------------------------------------------------------------
   CTA
   -------------------------------------------------------------------------- */
.s-cta { padding: clamp(96px, 12vw, 190px) var(--gutter) clamp(56px, 6vw, 96px); overflow: hidden; }
.cta__grid { display: flex; flex-wrap: wrap; gap: clamp(48px, 6vw, 110px); align-items: center; }
.cta__main { flex: 1.6 1 480px; min-width: 0; display: flex; flex-direction: column; gap: clamp(28px, 3vw, 44px); }
.cta__row { display: flex; flex-wrap: wrap; gap: 28px 48px; align-items: center; }
.cta__text { max-width: 400px; color: var(--muted); font-size: clamp(16px, 1.2vw, 18px); text-wrap: pretty; }
.cta__art { flex: 0 1 360px; min-width: 240px; position: relative; padding: 0 22px 22px 0; }
.cta__frame { position: absolute; left: 22px; top: 22px; width: calc(100% - 22px); height: calc(100% - 22px); stroke: var(--c-accent); stroke-width: 1; pointer-events: none; }
.cta__img { position: relative; aspect-ratio: 3 / 4; overflow: hidden; background: var(--c-sand); }
.cta__img-inner { position: absolute; inset: -12% 0 0 0; }
.cta__curves { margin-top: clamp(56px, 7vw, 100px); color: var(--c-accent); opacity: .5; pointer-events: none; }
.cta__curves svg { height: clamp(70px, 9vw, 130px); }

/* --------------------------------------------------------------------------
   Story (with flying image)
   -------------------------------------------------------------------------- */
.fly-strip { position: relative; z-index: 1; height: clamp(160px, 26vh, 300px); padding: 0 var(--gutter); background: linear-gradient(var(--fly-top, var(--c-dark)) 50%, var(--c-paper) 50%); }
.fly-strip__from { height: clamp(300px, 52vh, 620px); margin-top: calc(clamp(160px, 26vh, 300px) / 2 - clamp(300px, 52vh, 620px) / 2); }
.fly { position: absolute; z-index: 2; top: 0; left: 0; width: 0; height: 0; overflow: hidden; background: var(--c-sand); visibility: hidden; will-change: top, left, width, height; }
.fly__img { position: absolute; inset: 0; }
.no-fly .fly { visibility: visible; }
.s-story { padding: clamp(48px, 7vw, 120px) var(--gutter) clamp(96px, 12vw, 180px); }
.story__grid { display: flex; flex-wrap: wrap; align-items: center; gap: clamp(40px, 6vw, 110px); }
.story__media { flex: 1 1 380px; aspect-ratio: 4 / 5; max-height: 82vh; }
.story__copy { flex: 1.1 1 420px; min-width: 0; display: flex; flex-direction: column; gap: 28px; }
.story__text { max-width: 560px; display: flex; flex-direction: column; gap: 22px; color: var(--muted); font-size: clamp(16px, 1.2vw, 18px); }
.story__text p { text-wrap: pretty; }
.lead { color: var(--s-fg, var(--c-ink)); font-family: var(--f-display); font-weight: 500; font-size: clamp(20px, 1.8vw, 26px); line-height: 1.45; letter-spacing: -.012em; }

/* --------------------------------------------------------------------------
   Milestones
   -------------------------------------------------------------------------- */
.s-milestones { overflow: hidden; }
.s-milestones .sec-head .eyebrow { color: rgba(245, 243, 238, .65); }
.miles { position: relative; display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: clamp(40px, 4vw, 56px) clamp(24px, 3vw, 48px); }
.miles__line { position: absolute; left: 0; right: 0; top: 5px; height: 1px; background: rgba(245, 243, 238, .18); }
.miles__line div { position: absolute; inset: 0; background: var(--c-accent-light); transform-origin: 0 50%; transform: scaleX(0); }
.miles__item { position: relative; display: flex; flex-direction: column; gap: 14px; padding-top: 40px; padding-right: 12px; }
.miles__dot { position: absolute; top: 0; left: 0; width: 11px; height: 11px; border-radius: 50%; background: var(--c-dark-3); border: 1px solid rgba(245, 243, 238, .35); }
.miles__year { font-family: var(--f-display); font-weight: 600; font-size: clamp(44px, 4.4vw, 72px); line-height: 1; letter-spacing: -.04em; }
.miles__item p { color: var(--muted); text-wrap: pretty; }

/* --------------------------------------------------------------------------
   Studio
   -------------------------------------------------------------------------- */
.studio__grid { display: flex; flex-wrap: wrap; gap: clamp(40px, 6vw, 110px); align-items: flex-start; }
.studio__tall { flex: 1 1 340px; aspect-ratio: 4 / 5; }
.studio__side { flex: 1.25 1 420px; min-width: 0; display: flex; flex-direction: column; gap: clamp(48px, 6vw, 96px); }
.studio__quote { margin: 0; display: flex; flex-direction: column; gap: 24px; }
.studio__quote figcaption { font-size: 14px; color: var(--muted); }
.studio__wide { aspect-ratio: 16 / 10; }

/* --------------------------------------------------------------------------
   Team
   -------------------------------------------------------------------------- */
.s-team { background: var(--s-bg, var(--c-white)); }
.team__grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(24px, 3vw, 44px); }
.team__card { display: flex; flex-direction: column; gap: 18px; }
.team__card:nth-child(3n + 2) { margin-top: clamp(48px, 6vw, 96px); }
.team__photo { aspect-ratio: 4 / 5; }
.team__zoom { position: absolute; inset: 0; filter: grayscale(1); transition: filter .3s ease, transform 1.2s var(--ease-out); }
.team__card:hover .team__zoom { filter: grayscale(0); transform: scale(1.04); }
.team__meta { display: flex; flex-direction: column; gap: 4px; }
.team__meta h3 { font-family: var(--f-display); font-size: clamp(22px, 1.8vw, 28px); letter-spacing: -.02em; }
.team__meta span { color: var(--muted); font-size: 15px; }

/* --------------------------------------------------------------------------
   Next page
   -------------------------------------------------------------------------- */
.s-next-page { padding: clamp(80px, 10vw, 150px) var(--gutter); }
.next__rule { height: 1px; background: rgba(32, 33, 31, .14); margin-bottom: clamp(40px, 5vw, 72px); transform-origin: 0 50%; }
.next__link { display: flex; flex-direction: column; gap: 22px; color: inherit; transition: color .3s ease; }
.next__link:hover { color: var(--c-accent); }
.next__row { display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.next__title { min-width: 0; font-family: var(--f-display); font-weight: 600; font-size: clamp(44px, 8vw, 140px); line-height: 1; letter-spacing: -.045em; overflow-wrap: anywhere; }
/* Long titles (e.g. article names) get a calmer size and a readable measure. */
.next__title--long { max-width: 18em; font-size: clamp(28px, 4vw, 64px); line-height: 1.08; letter-spacing: -.035em; overflow-wrap: normal; text-wrap: balance; }
.next__circle { flex: none; width: clamp(56px, 7vw, 112px); height: clamp(56px, 7vw, 112px); border: 1px solid currentColor; border-radius: 50%; display: flex; align-items: center; justify-content: center; }
.next__circle .icon { width: 26px; height: 20px; }

/* --------------------------------------------------------------------------
   Listings (filters, property grid, article grid, pagination)
   -------------------------------------------------------------------------- */
.s-property-listing { padding: clamp(64px, 8vw, 120px) var(--gutter) clamp(80px, 10vw, 150px); }
.filter-bar {
	display: flex;
	flex-wrap: wrap;
	justify-content: space-between;
	align-items: center;
	gap: 20px;
	padding: 20px 0;
	margin-bottom: clamp(48px, 6vw, 96px);
	border-top: 1px solid rgba(32, 33, 31, .12);
	border-bottom: 1px solid rgba(32, 33, 31, .12);
}
.filter-bar--plain { padding-top: 0; border-top: 0; margin-bottom: clamp(40px, 5vw, 72px); }
.filter-bar__count { font-size: 13px; color: var(--c-muted); }
.listing { position: relative; transition: opacity .3s ease; }
.listing.is-loading { opacity: .35; pointer-events: none; }
.listing__empty { padding: 40px 0; color: var(--muted); }

.pgrid { display: flex; align-items: flex-start; gap: clamp(28px, 4vw, 72px); }
.pgrid__col { flex: 1 1 0; min-width: 0; display: flex; flex-direction: column; gap: clamp(64px, 7vw, 120px); }
.pgrid.has-offset .pgrid__col + .pgrid__col { padding-top: clamp(80px, 12vw, 200px); }
.pcard { display: flex; flex-direction: column; gap: 20px; color: var(--c-ink); }
.pcard:hover { color: var(--c-ink); }
.pcard__media { aspect-ratio: 4 / 3; }
.pcard--tall .pcard__media { aspect-ratio: 4 / 5; }
.pcard__zoom { position: absolute; inset: 0; transition: transform 1.2s var(--ease-out); }
.pcard:hover .pcard__zoom { transform: scale(1.05); }
.pcard__body { display: flex; justify-content: space-between; align-items: flex-start; gap: 20px; }
.pcard__info { display: flex; flex-direction: column; gap: 8px; min-width: 0; }
.pcard__meta { font-size: 12px; letter-spacing: .14em; text-transform: uppercase; color: var(--c-accent); }
.pcard__title { font-family: var(--f-display); font-weight: 600; font-size: clamp(26px, 2.6vw, 40px); line-height: 1.05; letter-spacing: -.03em; }
.pcard__facts { display: flex; flex-wrap: wrap; gap: 6px 18px; color: var(--c-muted); font-size: 15px; }
.pcard:hover .round-btn { background: var(--c-ink); color: var(--c-paper); border-color: var(--c-ink); }

.badge {
	position: absolute;
	top: 16px;
	left: 16px;
	padding: 8px 12px;
	font-size: 11px;
	font-weight: 500;
	letter-spacing: .14em;
	text-transform: uppercase;
	background: var(--c-paper);
	color: var(--c-ink);
	pointer-events: none;
}
.badge--now-selling { background: var(--c-accent); color: var(--c-white); }
.badge--inline { position: static; display: inline-block; }

.s-articles { background: var(--s-bg, var(--c-white)); padding: clamp(80px, 10vw, 150px) var(--gutter); }
.agrid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(48px, 5vw, 72px) clamp(20px, 2.4vw, 36px); }

.pagination { display: flex; justify-content: center; width: 100%; margin-top: clamp(56px, 6vw, 96px); }
/* WordPress gives the <ul> the same "page-numbers" class as the links: keep it a plain list. */
.pagination ul.page-numbers { display: flex; flex-wrap: wrap; justify-content: center; gap: 8px; min-width: 0; height: auto; margin: 0; padding: 0; border: 0; list-style: none; }
.pagination li > .page-numbers {
	display: inline-flex;
	align-items: center;
	justify-content: center;
	min-width: 48px;
	height: 48px;
	padding: 0 14px;
	border: 1px solid rgba(32, 33, 31, .22);
	font-size: 14px;
	font-weight: 500;
	transition: background .3s ease, color .3s ease, border-color .3s ease;
}
.pagination li > a.page-numbers:hover { border-color: var(--c-ink); color: var(--c-ink); }
.pagination li > .current { background: var(--c-ink); color: var(--c-paper); border-color: var(--c-ink); }
.pagination li > .dots { border-color: transparent; }

/* --------------------------------------------------------------------------
   Split CTA
   -------------------------------------------------------------------------- */
.s-split-cta { padding: 0; overflow: hidden; }
.split__grid { display: flex; flex-wrap: wrap; align-items: stretch; }
.split__media { flex: 1 1 420px; min-height: clamp(320px, 40vw, 600px); }
.split__copy { flex: 1 1 420px; padding: clamp(56px, 7vw, 120px) var(--gutter); display: flex; flex-direction: column; justify-content: center; align-items: flex-start; gap: 28px; }
.split__copy .eyebrow { color: rgba(245, 243, 238, .6); }
.split__text { max-width: 460px; color: rgba(245, 243, 238, .75); text-wrap: pretty; }

/* --------------------------------------------------------------------------
   Featured article
   -------------------------------------------------------------------------- */
.s-featured-article { padding: clamp(64px, 8vw, 120px) var(--gutter) clamp(80px, 10vw, 140px); }
.feature { display: flex; flex-wrap: wrap; align-items: center; gap: clamp(32px, 5vw, 88px); color: inherit; }
.feature:hover { color: inherit; }
.feature__media { flex: 1.5 1 460px; aspect-ratio: 16 / 10; }
.feature__zoom { position: absolute; inset: 0; transition: transform 1.2s var(--ease-out); }
.feature:hover .feature__zoom { transform: scale(1.04); }
.feature__copy { flex: 1 1 320px; max-width: 480px; display: flex; flex-direction: column; gap: 20px; }
.feature__meta { display: flex; flex-wrap: wrap; gap: 16px; font-size: 12px; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); }
.feature__title { font-family: var(--f-display); font-weight: 600; font-size: clamp(30px, 3.4vw, 54px); line-height: 1.06; letter-spacing: -.035em; text-wrap: pretty; }
.feature__text { color: var(--muted); text-wrap: pretty; }
.feature:hover .link-arrow { gap: 20px; color: var(--c-accent); }

/* --------------------------------------------------------------------------
   Forms
   -------------------------------------------------------------------------- */
.hp { position: absolute !important; left: -9999px; width: 1px; height: 1px; overflow: hidden; }
.form-error { display: block; min-height: 18px; font-size: 13px; color: var(--c-error); }
.is-dark .form-error { color: var(--c-error-light); }
.form-error:empty { min-height: 18px; }
.form-error--block:empty { display: none; }
.form-title { font-family: var(--f-display); font-weight: 600; font-size: clamp(26px, 2.4vw, 36px); letter-spacing: -.03em; line-height: 1.1; }
.form-title--lg { font-size: clamp(30px, 3.2vw, 48px); line-height: 1.06; letter-spacing: -.035em; }

/* Newsletter */
.s-newsletter { padding: clamp(88px, 11vw, 160px) var(--gutter); }
.newsletter__grid { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: flex-end; gap: clamp(40px, 6vw, 96px); }
.newsletter__copy { flex: 1 1 420px; display: flex; flex-direction: column; gap: 22px; }
.newsletter__copy > p { max-width: 420px; color: rgba(245, 243, 238, .75); }
.newsletter__copy .eyebrow { color: rgba(245, 243, 238, .6); }
.newsletter__form { flex: 1 1 380px; max-width: 520px; min-width: 0; }
.newsletter__copy { min-width: 0; }
.nl-form { display: flex; flex-direction: column; gap: 12px; }
.nl-form label { color: rgba(245, 243, 238, .6); }
.nl-form__row { display: flex; align-items: center; gap: 16px; border-bottom: 1px solid rgba(245, 243, 238, .4); transition: border-color .3s ease; }
.nl-form__row:focus-within { border-color: var(--c-paper); }
.nl-form input { flex: 1; min-width: 0; width: 100%; padding: 16px 0; background: transparent; border: 0; outline: none; color: var(--c-paper); font-size: 18px; }
.nl-form button { flex: none; display: flex; align-items: center; gap: 12px; padding: 16px 0; background: none; border: 0; color: var(--c-paper); font-size: 14px; font-weight: 500; transition: gap .3s ease, color .3s ease; }
.nl-form button:hover { gap: 18px; color: var(--c-accent-light); }
.nl-success { font-family: var(--f-display); font-weight: 500; font-size: clamp(20px, 1.8vw, 26px); line-height: 1.4; outline: none; }

/* Enquiry */
.s-enquiry { padding: clamp(64px, 8vw, 120px) var(--gutter) clamp(96px, 12vw, 170px); }
.enquiry__box { display: flex; flex-wrap: wrap; align-items: stretch; box-shadow: 0 40px 80px -48px rgba(32, 33, 31, .35); }
.enquiry__aside { flex: 1 1 340px; position: relative; overflow: hidden; padding: clamp(36px, 4vw, 64px); display: flex; flex-direction: column; gap: 32px; background: var(--c-dark); color: var(--c-paper); }
.enquiry__intro { display: flex; flex-direction: column; gap: 18px; }
.enquiry__intro .eyebrow,
.enquiry__block .eyebrow { color: rgba(245, 243, 238, .6); }
.enquiry__title { font-family: var(--f-display); font-weight: 600; font-size: clamp(32px, 3.4vw, 54px); line-height: 1.04; letter-spacing: -.035em; }
.enquiry__block { display: flex; flex-direction: column; gap: 6px; padding-top: 22px; border-top: 1px solid rgba(245, 243, 238, .14); }
.enquiry__block a { color: var(--c-paper); }
.enquiry__block .muted { font-size: 15px; }
.enquiry__email { font-family: var(--f-display); font-weight: 600; font-size: clamp(18px, 1.5vw, 22px); overflow-wrap: anywhere; }
.enquiry__img { margin-top: auto; aspect-ratio: 16 / 10; }
.enquiry__main { flex: 1.6 1 460px; min-width: 0; padding: clamp(36px, 4.4vw, 72px); background: var(--c-white); color: var(--c-ink); }
.eform { display: flex; flex-direction: column; gap: 28px; }
.eform__head { display: flex; flex-direction: column; gap: 10px; }
.eform__head p { color: var(--c-muted); font-size: 15px; }
.eform__grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 8px clamp(18px, 2vw, 28px); }
.field { display: flex; flex-direction: column; gap: 8px; }
.field label { font-size: 12px; font-weight: 500; letter-spacing: .14em; text-transform: uppercase; color: var(--c-muted); }
.field input,
.field select,
.field textarea,
.search-form input {
	width: 100%;
	padding: 16px 18px;
	background: var(--c-paper);
	border: 1px solid transparent;
	border-radius: 0;
	font-size: 16px;
	color: var(--c-ink);
	outline: none;
	transition: border-color .3s ease, background .3s ease;
}
.field input:focus,
.field select:focus,
.field textarea:focus,
.search-form input:focus { border-color: var(--c-accent); background: var(--c-white); }
.field [aria-invalid="true"] { border-color: var(--c-error); }
.field textarea { resize: vertical; min-height: 140px; line-height: 1.5; }
.select { position: relative; }
.select select { appearance: none; -webkit-appearance: none; padding-right: 48px; cursor: pointer; }
.select .icon { position: absolute; right: 18px; top: 50%; margin-top: -4px; pointer-events: none; }
.eform__foot { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 20px 32px; padding-top: 28px; border-top: 1px solid rgba(32, 33, 31, .1); }
.eform__foot > span { max-width: 300px; font-size: 13px; color: var(--c-muted); }
.eform button[disabled] { opacity: .6; cursor: wait; }
.eform__success { min-height: 100%; display: flex; flex-direction: column; justify-content: center; gap: 22px; color: var(--c-ink); outline: none; }
.eform__success .icon { color: var(--c-accent); }
.eform__success p { max-width: 460px; color: var(--c-muted); }
[hidden] { display: none !important; }

/* Gravity Forms: match the design */
.gform_wrapper.gravity-theme .gfield_label { font-size: 12px !important; font-weight: 500 !important; letter-spacing: .14em; text-transform: uppercase; color: var(--c-muted); }
.gform_wrapper.gravity-theme input:not([type="checkbox"]):not([type="radio"]):not([type="submit"]),
.gform_wrapper.gravity-theme select,
.gform_wrapper.gravity-theme textarea { padding: 16px 18px !important; background: var(--c-paper); border: 1px solid transparent !important; border-radius: 0 !important; font-size: 16px !important; }
.gform_wrapper.gravity-theme input:focus,
.gform_wrapper.gravity-theme textarea:focus,
.gform_wrapper.gravity-theme select:focus { border-color: var(--c-accent) !important; background: var(--c-white); outline: none; }
.gform_wrapper.gravity-theme .gform_footer input[type="submit"],
.gform_wrapper.gravity-theme .gform_footer button { min-height: 56px; padding: 20px 34px !important; border: 0; background: var(--c-ink); color: var(--c-paper); font-size: 15px !important; font-weight: 500; cursor: pointer; transition: background .3s ease; }
.gform_wrapper.gravity-theme .gform_footer input[type="submit"]:hover,
.gform_wrapper.gravity-theme .gform_footer button:hover { background: var(--c-accent); }
.gform_wrapper.gravity-theme .gfield_required { color: var(--c-error); }
.gform_wrapper.gravity-theme .validation_message,
.gform_wrapper.gravity-theme .gform_validation_errors { color: var(--c-error); }
.is-dark .gform_wrapper.gravity-theme input:not([type="submit"]) { background: transparent; color: var(--c-paper); border-bottom: 1px solid rgba(245, 243, 238, .4) !important; padding-left: 0 !important; }

/* --------------------------------------------------------------------------
   Offices
   -------------------------------------------------------------------------- */
.s-offices { padding: clamp(96px, 12vw, 170px) var(--gutter); }
.s-offices .sec-head .eyebrow { color: rgba(245, 243, 238, .65); }
.offices__grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(40px, 4vw, 56px) clamp(20px, 2.4vw, 36px); }
.office { display: flex; flex-direction: column; gap: 18px; }
.office__media { aspect-ratio: 4 / 3; }
.office__zoom { position: absolute; inset: 0; transition: transform 1.2s var(--ease-out); }
.office:hover .office__zoom { transform: scale(1.05); }
.office__meta { display: flex; justify-content: space-between; gap: 12px; font-size: 12px; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); }
.office__city { font-family: var(--f-display); font-weight: 600; font-size: clamp(26px, 2.4vw, 36px); letter-spacing: -.03em; line-height: 1.05; }
.office a { align-self: flex-start; }

/* --------------------------------------------------------------------------
   FAQ
   -------------------------------------------------------------------------- */
.s-faq { padding: clamp(96px, 12vw, 170px) var(--gutter); }
.faq__grid { display: flex; flex-wrap: wrap; gap: clamp(40px, 6vw, 110px); align-items: flex-start; }
.faq__head { flex: 1 1 340px; display: flex; flex-direction: column; gap: 22px; }
.faq__list { flex: 1.5 1 480px; min-width: 0; border-bottom: 1px solid rgba(32, 33, 31, .14); }
.faq__q { font-size: inherit; }
.faq__q button {
	width: 100%;
	display: flex;
	justify-content: space-between;
	align-items: center;
	gap: 24px;
	padding: 26px 0;
	background: none;
	border: 0;
	border-top: 1px solid rgba(32, 33, 31, .14);
	text-align: left;
	font-family: var(--f-display);
	font-weight: 600;
	font-size: clamp(18px, 1.6vw, 24px);
	letter-spacing: -.02em;
	line-height: 1.3;
	color: inherit;
	transition: color .3s ease;
}
.faq__q button:hover { color: var(--c-accent); }
.faq__icon {
	flex: none;
	width: 40px;
	height: 40px;
	border: 1px solid rgba(32, 33, 31, .25);
	border-radius: 50%;
	display: flex;
	align-items: center;
	justify-content: center;
	color: var(--c-ink);
	transition: transform .4s var(--ease-out), background .3s ease, color .3s ease;
}
.faq__item.is-open .faq__icon { transform: rotate(45deg); background: var(--c-ink); color: var(--c-paper); }
.faq__panel { display: grid; grid-template-rows: 1fr; transition: grid-template-rows .5s var(--ease-out); }
.js .faq__item:not(.is-open) .faq__panel { grid-template-rows: 0fr; }
.faq__panel > div { overflow: hidden; }
.faq__panel p { padding: 0 56px 28px 0; max-width: 640px; color: var(--muted); text-wrap: pretty; }

/* --------------------------------------------------------------------------
   Content, singles, search, 404
   -------------------------------------------------------------------------- */
.s-content { padding: clamp(64px, 8vw, 120px) var(--gutter); }
.prose { max-width: 760px; margin: 0 auto; font-size: clamp(16px, 1.15vw, 18px); line-height: 1.75; }
.prose--flush { margin: 0; }
.prose > * + * { margin-top: 1.25em; }
.prose h2, .prose h3, .prose h4 { font-family: var(--f-display); letter-spacing: -.02em; line-height: 1.2; margin-top: 2em; }
.prose h2 { font-size: clamp(28px, 2.6vw, 40px); }
.prose h3 { font-size: clamp(22px, 1.9vw, 28px); }
.prose a { color: var(--c-accent); text-decoration: underline; text-underline-offset: 3px; }
.prose a:hover { color: var(--c-ink); }
.prose blockquote { margin-left: 0; margin-right: 0; padding-left: 24px; border-left: 2px solid var(--c-accent); font-family: var(--f-display); font-size: 1.2em; font-weight: 500; line-height: 1.5; }
.prose img, .prose figure { max-width: 100%; height: auto; }
.prose figure { margin-left: 0; margin-right: 0; }
.prose figcaption, .wp-element-caption { font-size: 13px; color: var(--c-muted); margin-top: 10px; }
.prose ul, .prose ol { padding-left: 1.2em; }
.prose .alignwide { max-width: min(1100px, calc(100vw - 2 * var(--gutter))); margin-left: 50%; transform: translateX(-50%); }
.prose .alignfull { width: 100vw; max-width: 100vw; margin-left: 50%; transform: translateX(-50%); }
.page-links { display: flex; gap: 10px; }
.tags { display: flex; flex-wrap: wrap; gap: 10px; list-style: none; padding: 0; margin-top: 48px; }
.tags .chip { text-decoration: none; color: var(--c-ink); }

.s-property-media,
.s-article-media { padding: 0 var(--gutter); background: linear-gradient(var(--c-dark) 40%, var(--c-paper) 40%); }
.property-media,
.article__media { margin: 0; aspect-ratio: 16 / 9; max-height: 86vh; width: 100%; }

.s-property-overview { padding-top: clamp(64px, 8vw, 120px); }
.overview { display: flex; flex-wrap: wrap; gap: clamp(40px, 6vw, 110px); align-items: flex-start; }
.overview__facts { flex: 1 1 320px; max-width: 440px; display: flex; flex-direction: column; gap: 24px; }
.overview__content { flex: 1.6 1 460px; min-width: 0; display: flex; flex-direction: column; gap: 28px; }
.facts { margin: 0; border-top: 1px solid rgba(32, 33, 31, .14); }
.facts > div { display: flex; justify-content: space-between; align-items: baseline; gap: 20px; padding: 16px 0; border-bottom: 1px solid rgba(32, 33, 31, .14); }
.facts dt { font-size: 12px; letter-spacing: .14em; text-transform: uppercase; color: var(--c-muted); }
.facts dd { margin: 0; text-align: right; font-weight: 500; }
.overview__actions { display: flex; flex-wrap: wrap; align-items: center; gap: 20px 28px; }

.search-bar { max-width: 760px; margin: 0 auto clamp(48px, 6vw, 80px); }
.search-form { display: flex; gap: 0; border: 1px solid rgba(32, 33, 31, .2); }
.search-form input { flex: 1; min-width: 0; }
.search-form button { flex: none; display: flex; align-items: center; gap: 12px; padding: 0 24px; border: 0; background: var(--c-ink); color: var(--c-paper); font-size: 14px; font-weight: 500; transition: background .3s ease; }
.search-form button:hover { background: var(--c-accent); }
.page-hero__actions { display: flex; flex-wrap: wrap; justify-content: center; gap: 14px; margin-top: clamp(28px, 3.5vw, 44px); }
.s-404 { padding-top: clamp(48px, 6vw, 80px); padding-bottom: clamp(48px, 6vw, 80px); }
.s-404 .search-bar { margin-bottom: 0; }

/* Single article: tighter rhythm between content, comments and the next-article link */
.single-post .s-content { padding-bottom: clamp(40px, 5vw, 64px); }
.s-comments { padding-top: 0; padding-bottom: clamp(40px, 5vw, 64px); }
.s-comments + .s-next-page,
.single-post .article + .s-next-page { padding-top: clamp(40px, 5vw, 64px); }
.s-comments .prose > :first-child,
.s-comments .comment-respond,
.s-comments .comments__title,
.s-comments .comment-reply-title { margin-top: 0; }
.s-comments .comment-list + .comment-respond,
.s-comments .comment-navigation + .comment-respond { margin-top: 40px; }
.comment-reply-title { margin-bottom: 8px; }
.comment-form .logged-in-as,
.comment-form .comment-notes { margin: 0; font-size: 14px; color: var(--c-muted); }
.comment-form .form-submit { margin: 0; }

/* Page hero details row (single articles) */
.page-hero__meta { display: flex; flex-wrap: wrap; justify-content: center; margin: clamp(32px, 4vw, 52px) 0 0; padding: 0; border-top: 1px solid rgba(245, 243, 238, .16); }
.page-hero__meta > div { display: flex; flex-direction: column; gap: 6px; padding: 20px clamp(20px, 3vw, 44px) 0; }
.page-hero__meta > div + div { border-left: 1px solid rgba(245, 243, 238, .16); }
.page-hero__meta dt { font-size: 11px; letter-spacing: .16em; text-transform: uppercase; color: rgba(245, 243, 238, .55); }
.page-hero__meta dd { margin: 0; font-family: var(--f-display); font-weight: 500; font-size: clamp(15px, 1.2vw, 18px); color: var(--c-paper); }
.page-hero__meta a { color: var(--c-accent-light); }
.page-hero__meta a:hover { color: var(--c-paper); }
.comments__title, .comment-reply-title { font-family: var(--f-display); font-size: clamp(24px, 2vw, 32px); letter-spacing: -.02em; }
.comment-list { list-style: none; padding: 0; }
.comment-list .comment { padding: 24px 0; border-top: 1px solid rgba(32, 33, 31, .12); }
.comment-list .children { list-style: none; padding-left: 24px; }
.comment-meta { display: flex; align-items: center; gap: 12px; font-size: 14px; }
.comment-meta img { border-radius: 50%; }
.comment-form { display: flex; flex-direction: column; gap: 16px; }
.comment-form label { display: block; margin-bottom: 6px; font-size: 12px; font-weight: 500; letter-spacing: .14em; text-transform: uppercase; color: var(--c-muted); }
.comment-form input[type="text"],
.comment-form input[type="email"],
.comment-form input[type="url"],
.comment-form textarea { width: 100%; padding: 16px 18px; background: var(--c-white); border: 1px solid transparent; font-size: 16px; }
.comment-form .comment-form-cookies-consent label { display: inline; text-transform: none; letter-spacing: 0; }

/* --------------------------------------------------------------------------
   Footer
   -------------------------------------------------------------------------- */
.site-footer {
	position: relative;
	overflow: hidden;
	padding: clamp(72px, 9vw, 120px) var(--gutter) 32px;
	background: var(--f-bg, var(--c-dark));
	color: var(--f-fg, var(--c-paper));
}
.site-footer a { color: var(--f-fg, var(--c-paper)); }
.site-footer a:hover { color: var(--c-accent-light); }
.site-footer__top { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: flex-end; gap: 32px; padding-bottom: clamp(48px, 6vw, 80px); border-bottom: 1px solid rgba(245, 243, 238, .14); }
.site-footer__heading { max-width: 12em; font-family: var(--f-display); font-weight: 600; font-size: clamp(32px, 4.2vw, 64px); line-height: 1.04; letter-spacing: -.035em; }
.site-footer__cols { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 48px clamp(32px, 5vw, 80px); padding-top: clamp(48px, 6vw, 80px); }
.site-footer__brand { flex: 1 1 280px; max-width: 360px; display: flex; flex-direction: column; gap: 22px; }
.site-footer__brand .site-logo { flex: none; }
.site-footer__brand p { color: rgba(245, 243, 238, .72); font-size: 15px; text-wrap: pretty; }
.site-footer__col { display: flex; flex-direction: column; gap: 10px; font-size: 15px; }
.site-footer__label { margin-bottom: 8px; font-size: 12px; letter-spacing: .16em; text-transform: uppercase; color: rgba(245, 243, 238, .6); }
.site-footer .muted { color: rgba(245, 243, 238, .72); }
.footer-menu { display: flex; flex-direction: column; gap: 10px; margin: 0; padding: 0; list-style: none; }
.footer-menu a,
.nudge { display: inline-block; transition: color .3s ease, transform .3s ease; }
.footer-menu a:hover,
.nudge:hover { transform: translateX(4px); }
.site-footer__rule { display: flex; align-items: flex-end; gap: 14px; margin-top: clamp(56px, 7vw, 96px); color: rgba(245, 243, 238, .6); }
.site-footer__rule > span { flex: 1; height: 1px; background: rgba(245, 243, 238, .3); }
.site-footer__rule > span:first-child { transform-origin: 100% 50%; }
.site-footer__rule > span:last-of-type { transform-origin: 0 50%; }
.site-footer__rule .drawing { flex: none; width: 30px; height: 30px; }
.site-footer__word { display: flex; justify-content: center; margin-top: clamp(24px, 3vw, 48px); font-family: var(--f-display); font-weight: 700; font-size: clamp(56px, 18.5vw, 340px); line-height: 1; letter-spacing: -.035em; }
.site-footer__letter { display: block; overflow: hidden; padding: .02em .01em .06em; }
.site-footer__letter > span { display: block; }
.site-footer__bottom { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: center; gap: 16px; margin-top: 32px; padding-top: 24px; border-top: 1px solid rgba(245, 243, 238, .14); font-size: 12px; color: rgba(245, 243, 238, .6); letter-spacing: .04em; }
.to-top { white-space: nowrap; display: flex; align-items: center; gap: 12px; font-size: 12px; letter-spacing: .14em; text-transform: uppercase; transition: gap .35s ease, color .35s ease; }
.to-top:hover { gap: 18px; }
.to-top__circle { display: flex; align-items: center; justify-content: center; width: 40px; height: 40px; border: 1px solid rgba(245, 243, 238, .35); border-radius: 50%; }

/* --------------------------------------------------------------------------
   Intro states (only while JS sets up the first screen; failsafe in <head>)
   -------------------------------------------------------------------------- */
.js-intro [data-hw],
.js-intro [data-h1] [data-ch] { transform: translateY(115%); }
.js-intro [data-hero-p],
.js-intro [data-hero-cta],
.js-intro [data-hero-meta],
.js-intro [data-hero-side],
.js-intro .site-header,
.js-intro .s-page-hero [data-reveal] { opacity: 0; }
.js-intro [data-hero-media] { clip-path: inset(14% 20% 14% 20%); }

/* --------------------------------------------------------------------------
   Responsive
   -------------------------------------------------------------------------- */
@media (max-width: 1400px) {
	.team__grid,
	.offices__grid { gap: clamp(24px, 3vw, 40px); }
}

@media (max-width: 1200px) {
	.eform__grid { grid-template-columns: minmax(0, 1fr); }
}

@media (max-width: 1024px) {
	.agrid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
	.miles { grid-template-columns: repeat(2, minmax(0, 1fr)); }
	.miles__line { display: none; }
}

@media (max-width: 899.98px) {
	:root { --header-h: 80px; }
	.site-nav,
	.site-header__actions { display: none; }
	.menu-toggle { display: flex; }
	.mobile-menu { display: flex; }
	.site-header { padding-top: 16px; padding-bottom: 16px; }

	.s-hero { height: min(100svh, 720px); min-height: 560px; }
	.hero__content { bottom: 72px; }
	.hero__meta { justify-content: flex-start; }
	.hero__scroll { display: none; }

	.panel { min-height: 0; padding: 40px 20px; }
	.panel__media { height: 72vw; flex-basis: 100%; }
	.panel__text { max-width: none; }

	.s-ways-to-live { min-height: 0; gap: 40px; }
	.fan__stage { width: 100%; max-width: 960px; aspect-ratio: auto; margin: 0; display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(14px, 2.4vw, 22px); }
	.fan__card { position: relative; inset: auto; aspect-ratio: 3 / 4; z-index: auto !important; }
	.fan__inner { box-shadow: 0 24px 48px -24px rgba(32, 33, 31, .4); }
	.fan__shade { background: linear-gradient(180deg, rgba(20, 21, 19, .75) 0%, rgba(20, 21, 19, 0) 60%); }
	.fan__txt { left: 20px !important; right: 20px !important; max-width: none !important; align-items: flex-start !important; text-align: left !important; }
	.fan__num { font-size: 12px; }
	.fan__title { font-size: clamp(18px, 2.6vw, 24px); }
	.fan__sub { font-size: 13px; opacity: .9; }

	.s-statement { height: 64svh; min-height: 440px; }
	.stmt__drawing { display: none; }

	.s-gallery.is-pinned { min-height: 0; }
	.gallery__img { pointer-events: none; }

	.team__grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
	.team__card:nth-child(3n + 2) { margin-top: 0; }
	.offices__grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
	.eform__grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }

	/* Property grid: single column in original order */
	/* Property grid: plain rows in the original order (2 per row on tablets, 1 on phones) */
	.pgrid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); align-items: start; gap: 56px clamp(20px, 3vw, 32px); }
	.pgrid__col { display: contents; }
	.pcard { width: 100%; min-width: 0; }
	.pgrid.has-offset .pgrid__col + .pgrid__col { padding-top: 0; }
	.pcard--tall .pcard__media { aspect-ratio: 4 / 3; }
	.pcard__title { font-size: clamp(22px, 3.4vw, 30px); }

	.site-footer__bottom { flex-direction: column; text-align: center; }
}

@media (max-width: 767px) {
	.journal__row { grid-template-columns: minmax(0, 1fr); }
	.overview__facts { max-width: none; }
}

@media (max-width: 639.98px) {
	.agrid { grid-template-columns: minmax(0, 1fr); }
	.pgrid { grid-template-columns: minmax(0, 1fr); gap: 48px; }
}

@media (max-width: 599px) {
	.fan__stage { grid-template-columns: minmax(0, 1fr); }
	.fan__card { aspect-ratio: 16 / 11; }
	.team__grid,
	.offices__grid,
	.miles,
	.eform__grid { grid-template-columns: minmax(0, 1fr); }
	.cta__art { min-width: 0; flex-basis: 100%; }
	.pcard__title { font-size: 26px; }
}

@media (max-width: 480px) {
	.hero__ctas { width: 100%; }
	.hero__ctas .btn { flex: 1 1 100%; justify-content: space-between; }
	.btn { white-space: normal; }
	.page-hero__meta { flex-direction: column; align-items: stretch; width: 100%; }
	.page-hero__meta > div { flex-direction: row; justify-content: space-between; align-items: baseline; padding: 14px 0; }
	.page-hero__meta > div + div { border-left: 0; border-top: 1px solid rgba(245, 243, 238, .16); }
	.page-hero__actions { width: 100%; }
	.page-hero__actions .btn { flex: 1 1 100%; justify-content: space-between; }
	.faq__panel p { padding-right: 0; }
	.intro__bar { flex-direction: column; gap: 6px; }
	.search-form button { padding: 0 16px; }
}

@media (max-width: 360px) {
	.chip { padding: 10px 14px; }
	.panel__count svg { width: 48px; height: 48px; }
}

/* Touch devices: no hover-only reveals */
@media (hover: none) {
	.panel__overlay { opacity: 1; background: linear-gradient(180deg, rgba(32, 33, 31, .35), transparent 40%); }
	.approach__row:hover { padding-left: 0; color: inherit; }
	.approach__row:hover .approach__dot { transform: scale(0); }
	.approach__row.is-active { padding-left: 20px; color: var(--c-accent); }
	.approach__row.is-active .approach__dot { transform: scale(1); }
}

@media (prefers-reduced-motion: reduce) {
	*,
	*::before,
	*::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; scroll-behavior: auto !important; }
	.js-intro [data-hw],
	.js-intro [data-h1] [data-ch] { transform: none; }
	.js-intro [data-hero-p],
	.js-intro [data-hero-cta],
	.js-intro [data-hero-meta],
	.js-intro [data-hero-side],
	.js-intro .site-header,
	.js-intro .s-page-hero [data-reveal] { opacity: 1; }
	.js-intro [data-hero-media] { clip-path: none; }
}

@media print {
	.site-header, .mobile-menu, .marquee__toggle, .site-footer__word { display: none !important; }
	.section { padding: 24px 0; }
}