:root{
  --navy:#1a2a4e; --navy-deep:#111c36; --navy-soft:#24365f;
  --gold:#e9b128; --gold-hi:#f6d36b; --gold-deep:#b9861a;
  --bg:#f3f4f7; --surface:#ffffff; --surface-2:#e9ecf3;
  --ink:#15203b; --ink-2:#4a5572; --line:#d7dce7;
  --on-navy:#e8ecf5; --on-navy-2:#a9b3cb;
  --ok:#2f8a5b;
  --display:"Archivo","Arial Black",Arial,sans-serif;
  --body:"Hanken Grotesk","Segoe UI",Helvetica,Arial,sans-serif;
  --mono:"IBM Plex Mono",ui-monospace,Menlo,monospace;
  --gutter:clamp(16px,4vw,48px);
  --max:1200px;
}
@media (prefers-color-scheme:dark){
  :root:not([data-theme="light"]){
    color-scheme:dark;
    --bg:#0c1428; --surface:#141f3b; --surface-2:#1b2848;
    --ink:#e8ecf5; --ink-2:#a9b3cb; --line:#2a3a63;
  }
}
:root[data-theme="dark"]{
  color-scheme:dark;
  --bg:#0c1428; --surface:#141f3b; --surface-2:#1b2848;
  --ink:#e8ecf5; --ink-2:#a9b3cb; --line:#2a3a63;
}
*{box-sizing:border-box}
[hidden]{display:none!important}
html{scroll-behavior:smooth}
body{background:var(--bg);color:var(--ink);font-family:var(--body);font-size:16px;line-height:1.6;margin:0}
h1,h2,h3,h4{font-family:var(--display);font-stretch:112%;line-height:1.08;margin:0;text-wrap:balance;letter-spacing:-.01em}
p{margin:0}
a{color:inherit}
button,input,select,textarea{font:inherit;color:inherit}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
.wrap{max-width:var(--max);margin-inline:auto;padding-inline:var(--gutter)}
.eyebrow{font-family:var(--mono);font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-deep)}
.section-dark .eyebrow,.hero .eyebrow{color:var(--gold)}
.gold-text{background:linear-gradient(180deg,var(--gold-hi),var(--gold) 55%,var(--gold-deep));-webkit-background-clip:text;background-clip:text;color:transparent}
.btn{display:inline-flex;align-items:center;gap:10px;border:0;border-radius:3px;padding:14px 22px;font-weight:700;font-size:15px;cursor:pointer;text-decoration:none;transition:transform .2s,background .2s,box-shadow .2s}
.btn-gold{background:linear-gradient(180deg,var(--gold-hi),var(--gold));color:var(--navy-deep);box-shadow:0 6px 18px -8px rgba(233,177,40,.8)}
.btn-gold:hover{transform:translateY(-2px);box-shadow:0 10px 22px -8px rgba(233,177,40,.9)}
.btn-line{background:transparent;color:var(--on-navy);box-shadow:inset 0 0 0 1.5px rgba(233,177,40,.7)}
.btn-line:hover{background:rgba(233,177,40,.12)}
.btn svg{width:16px;height:16px}

/* top bar */
.topbar{background:var(--navy-deep);color:var(--on-navy-2);font-size:13px}
.topbar .wrap{display:flex;gap:8px 24px;flex-wrap:wrap;justify-content:space-between;padding-block:8px}
.topbar .group{display:flex;gap:6px 22px;flex-wrap:wrap}
.topbar span{display:inline-flex;align-items:center;gap:7px}
.topbar svg{width:14px;height:14px;color:var(--gold)}
.topbar b{color:var(--on-navy);font-weight:600;user-select:all}

/* header */
header.site{position:sticky;top:env(safe-area-inset-top,0px);z-index:50;background:rgba(26,42,78,.97);backdrop-filter:blur(8px);border-bottom:1px solid rgba(233,177,40,.25)}
header.site .wrap{display:flex;align-items:center;justify-content:space-between;gap:20px;padding-block:12px}
.logo{display:block;flex:none}
.logo img{height:40px;width:auto;display:block}
nav.main{display:flex;gap:4px;align-items:center}
nav.main a{color:var(--on-navy);text-decoration:none;font-size:14.5px;font-weight:600;padding:8px 11px;border-radius:3px;position:relative}
nav.main a::after{content:"";position:absolute;left:11px;right:11px;bottom:3px;height:2px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform .25s}
nav.main a:hover::after,nav.main a.active::after{transform:scaleX(1)}
nav.main a.cta{background:var(--gold);color:var(--navy-deep);margin-left:8px}
nav.main a.cta::after{display:none}
.menu-btn{display:none;background:none;border:1px solid rgba(233,177,40,.5);color:var(--gold);border-radius:3px;padding:8px 10px;cursor:pointer}
@media (max-width:1120px){
  .menu-btn{display:block}
  nav.main{position:absolute;top:100%;left:0;right:0;flex-direction:column;align-items:stretch;background:var(--navy);padding:8px var(--gutter) 18px;border-bottom:1px solid rgba(233,177,40,.3);display:none}
  nav.main.open{display:flex}
  nav.main a.cta{margin:8px 0 0;text-align:center}
  .logo img{height:32px}
}

/* hero */
.hero{background:var(--navy);color:var(--on-navy);position:relative;overflow:hidden}
.hero::before{content:"";position:absolute;inset:0;background:
  radial-gradient(900px 420px at 80% 110%,rgba(233,177,40,.20),transparent 60%),
  linear-gradient(rgba(255,255,255,.035) 1px,transparent 1px) 0 0/40px 40px,
  linear-gradient(90deg,rgba(255,255,255,.035) 1px,transparent 1px) 0 0/40px 40px;pointer-events:none}
.slides{position:relative;display:grid}
.slide{grid-area:1/1;display:grid;grid-template-columns:1.05fr 1fr;gap:32px;align-items:center;padding-block:64px 160px;opacity:0;visibility:hidden;transition:opacity .8s ease,visibility 0s .8s}
.slide.on{opacity:1;visibility:visible;transition:opacity .8s ease}
.slide .copy{display:flex;flex-direction:column;gap:20px;max-width:560px}
.slide h1{font-size:clamp(36px,5.6vw,68px);font-weight:900;font-stretch:118%}
.slide p.lead{font-size:18px;color:var(--on-navy-2);max-width:48ch}
.slide .actions{display:flex;gap:12px;flex-wrap:wrap}
.slide .copy>*{transform:translateY(18px);opacity:0;transition:transform .7s cubic-bezier(.2,.7,.2,1),opacity .7s}
.slide.on .copy>*{transform:none;opacity:1}
.slide.on .copy>*:nth-child(2){transition-delay:.08s}
.slide.on .copy>*:nth-child(3){transition-delay:.16s}
.slide.on .copy>*:nth-child(4){transition-delay:.24s}
.slide .art{position:relative;max-width:100%}
.slide .art svg{width:100%;height:auto;display:block}
.art .draw{stroke-dasharray:1400;stroke-dashoffset:1400}
.slide.on .art .draw{animation:draw 2.4s cubic-bezier(.4,.1,.2,1) forwards}
.art .fillin{opacity:0}
.slide.on .art .fillin{animation:fade .9s 1.6s forwards}
@keyframes draw{to{stroke-dashoffset:0}}
@keyframes fade{to{opacity:1}}
.tag-float{position:absolute;right:6%;top:10%;background:var(--navy-deep);border:1px solid rgba(233,177,40,.5);padding:10px 14px;border-radius:3px;font-size:13px;box-shadow:0 12px 30px -10px rgba(0,0,0,.5)}
.tag-float b{display:block;font-family:var(--display);font-size:20px;color:var(--gold)}
.slide-ctrl{position:absolute;left:0;right:0;bottom:92px;z-index:3}
.slide-ctrl .wrap{display:flex;align-items:center;gap:14px}
.dots{display:flex;gap:8px}
.dots button{width:34px;height:4px;border:0;border-radius:2px;background:rgba(255,255,255,.22);cursor:pointer;padding:0;position:relative;overflow:hidden}
.dots button span{position:absolute;inset:0;background:var(--gold);transform:scaleX(0);transform-origin:left}
.dots button.on span{animation:prog 6.5s linear forwards}
.hero.paused .dots button.on span{animation-play-state:paused}
@keyframes prog{to{transform:scaleX(1)}}
.arrows{display:flex;gap:6px;margin-left:auto}
.arrows button{width:38px;height:38px;border-radius:50%;border:1px solid rgba(233,177,40,.5);background:transparent;color:var(--gold);cursor:pointer;display:grid;place-items:center}
.arrows button:hover{background:rgba(233,177,40,.15)}
.slide-count{font-family:var(--mono);font-size:12px;color:var(--on-navy-2)}
@media (max-width:860px){
  .slide{grid-template-columns:1fr;padding-block:40px 150px;gap:8px}
  .slide .art{order:-1;max-width:460px}
  .tag-float{display:none}
}

/* search */
.search-shell{position:relative;z-index:5;margin-top:-64px}
.search{background:var(--surface);border-radius:6px;box-shadow:0 30px 60px -30px rgba(17,28,54,.55),0 0 0 1px var(--line);overflow:hidden}
.search-tabs{display:flex;background:var(--surface-2);border-bottom:1px solid var(--line)}
.search-tabs button{flex:0 1 auto;padding:13px 22px;border:0;background:none;font-weight:700;font-size:14px;color:var(--ink-2);cursor:pointer;position:relative}
.search-tabs button[aria-selected="true"]{color:var(--ink);background:var(--surface)}
.search-tabs button[aria-selected="true"]::before{content:"";position:absolute;left:0;right:0;top:0;height:3px;background:var(--gold)}
.search form{display:grid;grid-template-columns:2fr 1fr 1fr 1fr auto;gap:12px;padding:18px;align-items:end}
.field{display:flex;flex-direction:column;gap:6px;min-width:0}
.field label{font-size:11.5px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--ink-2)}
.field input,.field select,.field textarea{width:100%;border:1px solid var(--line);background:var(--bg);border-radius:3px;padding:12px 13px;font-size:15px;min-width:0}
.field textarea{resize:vertical;min-height:96px}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--gold);box-shadow:0 0 0 3px rgba(233,177,40,.25)}
.search .btn{height:48px;justify-content:center}
.quick{display:flex;flex-wrap:wrap;gap:8px;padding:0 18px 16px;font-size:13px;color:var(--ink-2);align-items:center}
.quick button{border:1px solid var(--line);background:none;border-radius:40px;padding:4px 12px;cursor:pointer;font-size:13px;color:var(--ink)}
.quick button:hover{border-color:var(--gold)}
@media (max-width:860px){.search form{grid-template-columns:1fr 1fr}.search form .field:first-child,.search form .btn{grid-column:1/-1}}

/* sections */
section{padding-block:clamp(64px,9vw,112px)}
.section-head{display:flex;justify-content:space-between;align-items:end;gap:20px 40px;flex-wrap:wrap;margin-bottom:36px}
.section-head .t{display:flex;flex-direction:column;gap:12px;max-width:640px}
.section-head h2{font-size:clamp(30px,4vw,46px);font-weight:850}
.section-head p{color:var(--ink-2);max-width:56ch}
.section-dark{background:var(--navy);color:var(--on-navy)}
.section-dark .section-head p{color:var(--on-navy-2)}

/* about */
.about-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(32px,6vw,80px);align-items:start}
.about-copy{display:flex;flex-direction:column;gap:18px;font-size:17px;max-width:62ch}
.about-copy .big{font-family:var(--display);font-stretch:105%;font-weight:600;font-size:clamp(19px,2vw,23px);line-height:1.3;color:var(--ink)}
.about-copy p{color:var(--ink-2)}
.pillars{display:grid;gap:0;border-top:1px solid var(--line)}
.pillar{display:grid;grid-template-columns:44px 1fr;gap:16px;padding:20px 0;border-bottom:1px solid var(--line)}
.pillar .ic{width:44px;height:44px;border-radius:50%;background:var(--navy);color:var(--gold);display:grid;place-items:center}
.pillar .ic svg{width:20px;height:20px}
.pillar h3{font-size:19px;margin-bottom:4px}
.pillar p{color:var(--ink-2);font-size:15px}
.values{display:flex;flex-wrap:wrap;gap:8px;margin-top:6px}
.values span{font-family:var(--mono);font-size:12px;letter-spacing:.08em;text-transform:uppercase;padding:6px 12px;border:1px solid var(--line);border-radius:40px;color:var(--ink)}
@media (max-width:860px){.about-grid{grid-template-columns:1fr}}

/* listings */
.l-tabs{display:inline-flex;background:var(--surface-2);border-radius:40px;padding:4px;gap:2px;flex-wrap:wrap}
.l-tabs button{border:0;background:none;padding:9px 20px;border-radius:40px;font-weight:700;font-size:14px;cursor:pointer;color:var(--ink-2)}
.l-tabs button[aria-selected="true"]{background:var(--navy);color:var(--gold)}
.l-tabs .n{font-family:var(--mono);font-size:11px;opacity:.7;margin-left:4px}
.filter-note{display:flex;gap:12px;align-items:center;flex-wrap:wrap;margin:-16px 0 24px;font-size:14px;color:var(--ink-2)}
.filter-note button{border:0;background:none;color:var(--gold-deep);font-weight:700;cursor:pointer;text-decoration:underline}
.grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:24px}
.card{background:var(--surface);border:1px solid var(--line);border-radius:6px;overflow:hidden;display:flex;flex-direction:column;transition:transform .3s,box-shadow .3s}
.card:hover{transform:translateY(-4px);box-shadow:0 24px 40px -24px rgba(17,28,54,.45)}
.card .pic{position:relative;aspect-ratio:3/2;background:var(--navy);overflow:hidden;max-width:100%}
.card .pic svg{width:100%;height:100%;display:block;transition:transform .6s}
.card .pic img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .6s}
.card:hover .pic img{transform:scale(1.04)}
.card:hover .pic svg{transform:scale(1.04)}
.badge{position:absolute;left:12px;top:12px;font-family:var(--mono);font-size:11px;letter-spacing:.1em;text-transform:uppercase;padding:5px 10px;border-radius:2px;background:var(--gold);color:var(--navy-deep);font-weight:500}
.badge.lease{background:#fff;color:var(--navy)}
.badge.sold{background:#c0392b;color:#fff}
.sample{position:absolute;right:10px;top:12px;font-size:11px;color:var(--on-navy-2);background:rgba(17,28,54,.7);padding:3px 8px;border-radius:2px}
.card .body{padding:18px 18px 20px;display:flex;flex-direction:column;gap:10px;flex:1}
.price{font-family:var(--display);font-weight:800;font-size:21px;font-stretch:108%}
.addr{font-weight:600}
.addr small{display:block;color:var(--ink-2);font-weight:500;font-size:14px}
.specs{display:flex;gap:16px;margin-top:auto;padding-top:12px;border-top:1px dashed var(--line);font-size:14px;color:var(--ink-2);font-variant-numeric:tabular-nums;flex-wrap:wrap}
.specs span{display:inline-flex;align-items:center;gap:6px}
.specs svg{width:17px;height:17px;color:var(--gold-deep)}
.meta{font-size:12.5px;color:var(--ink-2);font-family:var(--mono)}
.empty{grid-column:1/-1;text-align:center;padding:48px 20px;border:1px dashed var(--line);border-radius:6px;color:var(--ink-2)}

/* services strip */
.services{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(233,177,40,.25);border:1px solid rgba(233,177,40,.25);border-radius:6px;overflow:hidden}
.svc{background:var(--navy);padding:32px 28px;display:flex;flex-direction:column;gap:14px}
.svc .k{font-family:var(--mono);font-size:12px;color:var(--gold)}
.svc h3{font-size:24px}
.svc p{color:var(--on-navy-2);font-size:15.5px}
.svc ul{margin:0;padding:0;list-style:none;display:flex;flex-direction:column;gap:6px;font-size:14.5px}
.svc li{display:flex;gap:8px}
.svc li::before{content:"";width:6px;height:6px;margin-top:9px;background:var(--gold);transform:rotate(45deg);flex:none}
@media (max-width:860px){.services{grid-template-columns:1fr}}

/* appraisal */
.appraisal{background:linear-gradient(135deg,var(--navy-deep),var(--navy) 60%);color:var(--on-navy);position:relative;overflow:hidden}
.appraisal::after{content:"";position:absolute;right:-120px;top:-120px;width:420px;height:420px;border-radius:50%;border:1px solid rgba(233,177,40,.25);box-shadow:0 0 0 60px rgba(233,177,40,.04),0 0 0 120px rgba(233,177,40,.03)}
.ap-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(32px,5vw,64px);position:relative;z-index:1}
.ap-copy{display:flex;flex-direction:column;gap:18px}
.ap-copy h2{font-size:clamp(32px,4.4vw,52px);font-weight:900}
.ap-copy p{color:var(--on-navy-2);max-width:46ch}
.steps{display:flex;flex-direction:column;gap:14px;margin-top:10px}
.step{display:grid;grid-template-columns:34px 1fr;gap:12px;align-items:start}
.step b{width:34px;height:34px;border-radius:50%;border:1px solid var(--gold);color:var(--gold);display:grid;place-items:center;font-family:var(--mono);font-size:13px}
.step span{padding-top:5px;font-size:15px}
.form-card{background:var(--surface);color:var(--ink);border-radius:6px;padding:clamp(20px,3vw,32px);box-shadow:0 30px 60px -30px rgba(0,0,0,.6)}
.form-card h3{font-size:22px;margin-bottom:4px}
.form-card .sub{color:var(--ink-2);font-size:14px;margin-bottom:20px}
.fgrid{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.fgrid .full{grid-column:1/-1}
.seg{display:flex;gap:8px;flex-wrap:wrap}
.seg label{cursor:pointer}
.seg input{position:absolute;opacity:0;pointer-events:none}
.seg span{display:inline-block;padding:9px 16px;border:1px solid var(--line);border-radius:3px;font-size:14px;font-weight:600;text-transform:none;letter-spacing:0;color:var(--ink)}
.seg input:checked+span{background:var(--navy);color:var(--gold);border-color:var(--navy)}
.seg input:focus-visible+span{outline:2px solid var(--gold);outline-offset:2px}
.form-foot{display:flex;justify-content:space-between;align-items:center;gap:14px;flex-wrap:wrap;margin-top:18px}
.form-foot small{color:var(--ink-2);font-size:12.5px;max-width:40ch}
.done{display:none;margin-top:16px;padding:14px 16px;border-radius:3px;background:rgba(47,138,91,.12);border:1px solid rgba(47,138,91,.4);color:var(--ink);font-size:14.5px}
.done.show{display:block}
@media (max-width:860px){.ap-grid{grid-template-columns:1fr}}
@media (max-width:520px){.fgrid{grid-template-columns:1fr}}

/* team */
.team{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;max-width:1000px;margin-inline:auto}
@media (max-width:1100px){.team{grid-template-columns:repeat(3,1fr)}}
@media (max-width:760px){.team{grid-template-columns:repeat(2,1fr);gap:14px}}
@media (max-width:440px){.team{grid-template-columns:1fr}}
.agent{display:flex;flex-direction:column;background:var(--surface);border:1px solid var(--line);border-radius:6px;overflow:hidden}
.agent .ph{aspect-ratio:5/6;background:#f3f3f3 url("../img/pattern.jpg") center/cover;position:relative;display:grid;place-items:center;overflow:hidden;max-width:100%}
.agent .ph::before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(255,255,255,0) 55%,rgba(26,42,78,.10))}
.agent .mono{font-family:var(--display);font-weight:900;font-stretch:125%;font-size:64px;position:relative}
.agent .ph svg{position:absolute;bottom:0;left:50%;transform:translateX(-50%);width:70%;opacity:.35}
.agent .inf{flex:1;padding:16px 16px 18px;display:flex;flex-direction:column;gap:4px}
.agent h3{font-size:18px}
.agent .role{color:var(--gold-deep);font-weight:600;font-size:14px}
.agent .area{color:var(--ink-2);font-size:14px}
.agent .row{display:flex;gap:8px;margin-top:auto;padding-top:12px}
.agent .row a{flex:1;text-align:center;font-size:13px;font-weight:700;padding:9px;border:1px solid var(--line);border-radius:3px;text-decoration:none}
.agent .row a:hover{border-color:var(--gold)}
.agent .ph.photo{display:block}
.agent .ph.photo img{width:100%;height:100%;object-fit:cover;object-position:50% 12%;display:block;position:relative;filter:drop-shadow(0 10px 18px rgba(26,42,78,.28));transition:transform .6s;transform-origin:50% 100%}
.agent:hover .ph.photo img{transform:scale(1.04)}
.lead-agent{border-color:var(--gold)}
.lead-agent .ph.photo::after{content:"Principal";position:absolute;left:12px;top:12px;font-family:var(--mono);font-size:11px;letter-spacing:.1em;text-transform:uppercase;padding:5px 10px;border-radius:2px;background:var(--gold);color:var(--navy-deep)}
.contact-lines{display:flex;flex-direction:column;gap:2px;font-size:14px;margin-top:6px}
.contact-lines b{font-weight:600;user-select:all;overflow-wrap:normal}
.contact-lines span:last-child{font-size:12.5px;letter-spacing:-.015em}
.sample-tag{font-size:12px;color:var(--ink-2);font-style:italic}
.note{margin-top:20px;font-size:13px;color:var(--ink-2)}

/* testimonials */
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.quote{display:flex;flex-direction:column;gap:16px;padding:28px;border:1px solid rgba(233,177,40,.3);border-radius:6px}
.quote .stars{color:var(--gold);letter-spacing:3px}
.quote p{font-size:16.5px;line-height:1.55}
.quote .who{margin-top:auto;font-size:14px;color:var(--on-navy-2)}
.quote .who b{color:var(--on-navy);display:block}
@media (max-width:860px){.quotes{grid-template-columns:1fr}}

/* careers */
.careers{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,5vw,64px);align-items:start}
.roles{display:flex;flex-direction:column;border-top:1px solid var(--line)}
.roles div{display:flex;justify-content:space-between;gap:12px;padding:16px 0;border-bottom:1px solid var(--line);flex-wrap:wrap}
.roles b{font-family:var(--display);font-stretch:108%;font-size:18px}
.roles span{font-family:var(--mono);font-size:12px;color:var(--ink-2);text-transform:uppercase;letter-spacing:.08em;align-self:center}
.perks{display:grid;grid-template-columns:1fr 1fr;gap:10px 20px;margin-top:22px;font-size:15px;color:var(--ink-2)}
.perks span::before{content:"✓ ";color:var(--gold-deep);font-weight:700}
@media (max-width:860px){.careers{grid-template-columns:1fr}}

/* contact */
.contact{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(32px,5vw,64px)}
.cinfo{display:flex;flex-direction:column;gap:14px}
.citem{display:grid;grid-template-columns:48px 1fr auto;gap:14px;align-items:center;background:var(--surface);border:1px solid var(--line);border-radius:6px;padding:16px}
.citem .ic{width:48px;height:48px;border-radius:50%;background:var(--navy);color:var(--gold);display:grid;place-items:center}
.citem .ic svg{width:20px;height:20px}
.citem small{display:block;font-size:12px;text-transform:uppercase;letter-spacing:.08em;color:var(--ink-2);font-weight:700}
.citem b{font-size:17px;user-select:all;word-break:break-word}
.copy-btn{border:1px solid var(--line);background:none;border-radius:3px;padding:7px 11px;font-size:12.5px;font-weight:700;cursor:pointer}
.copy-btn:hover{border-color:var(--gold)}
.area-map{background:var(--navy);border-radius:6px;padding:20px;color:var(--on-navy)}
.area-map h4{font-size:15px;margin-bottom:10px}
.area-map .subs{display:flex;flex-wrap:wrap;gap:6px}
.area-map .subs span{font-size:13px;padding:4px 10px;border-radius:40px;border:1px solid rgba(233,177,40,.35)}
@media (max-width:860px){.contact{grid-template-columns:1fr}}

/* footer */
footer{background:var(--navy-deep);color:var(--on-navy-2);padding-block:56px 28px;font-size:14.5px}
.fcols{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:32px}
footer h4{color:var(--on-navy);font-size:15px;margin-bottom:12px;font-stretch:108%}
footer ul{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:8px}
footer a{text-decoration:none}
footer a:hover{color:var(--gold)}
.fbot{border-top:1px solid rgba(255,255,255,.08);margin-top:40px;padding-top:20px;display:flex;justify-content:space-between;gap:12px;flex-wrap:wrap;font-size:13px}
@media (max-width:860px){.fcols{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.fcols{grid-template-columns:1fr}}

.reveal{transition:transform .8s cubic-bezier(.2,.7,.2,1)}
.reveal.pre{transform:translateY(24px)}
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.001s!important;animation-delay:0s!important;transition-duration:.001s!important}
  html{scroll-behavior:auto}
}

/* page banner (inner pages) */
.page-banner{background:var(--navy);color:var(--on-navy);position:relative;overflow:hidden;padding-block:56px 64px}
.page-banner::before{content:"";position:absolute;inset:0;background:radial-gradient(700px 300px at 85% 120%,rgba(233,177,40,.22),transparent 60%),linear-gradient(rgba(255,255,255,.035) 1px,transparent 1px) 0 0/40px 40px,linear-gradient(90deg,rgba(255,255,255,.035) 1px,transparent 1px) 0 0/40px 40px;pointer-events:none}
.page-banner .wrap{position:relative;display:flex;flex-direction:column;gap:14px}
.page-banner h1{font-size:clamp(34px,5vw,58px);font-weight:900;font-stretch:118%}
.page-banner p{color:var(--on-navy-2);max-width:56ch;font-size:17px}
.crumbs{font-family:var(--mono);font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--on-navy-2)}
.crumbs a{color:var(--gold);text-decoration:none}
.page-banner.with-search{padding-bottom:120px}

/* ---------- clickable listing cards ---------- */
a.card{text-decoration:none;color:inherit}
a.card:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
.view-more{display:inline-flex;align-items:center;gap:6px;margin-top:4px;font-size:13.5px;font-weight:700;color:var(--gold-deep)}
.view-more svg{width:14px;height:14px;transition:transform .25s}
a.card:hover .view-more svg{transform:translate(2px,-2px)}
.btn-outline{background:transparent;color:var(--ink);box-shadow:inset 0 0 0 1.5px var(--line)}
.btn-outline:hover{box-shadow:inset 0 0 0 1.5px var(--gold)}

/* ---------- property details page ---------- */
.pd-top{background:var(--navy);color:var(--on-navy);padding-block:28px 32px;position:relative;overflow:hidden}
.pd-top::before{content:"";position:absolute;inset:0;background:linear-gradient(rgba(255,255,255,.035) 1px,transparent 1px) 0 0/40px 40px,linear-gradient(90deg,rgba(255,255,255,.035) 1px,transparent 1px) 0 0/40px 40px;pointer-events:none}
.pd-top .wrap{position:relative;display:flex;flex-direction:column;gap:16px}
.pd-crumbs a{color:var(--gold)}
.pd-head{display:flex;justify-content:space-between;align-items:flex-end;gap:16px 32px;flex-wrap:wrap}
.pd-head h1{font-size:clamp(28px,4vw,46px);font-weight:900;font-stretch:115%}
.pd-sub{color:var(--on-navy-2);font-size:17px;margin-top:6px}
.pd-price{font-family:var(--display);font-weight:850;font-size:clamp(22px,2.6vw,30px);color:var(--gold);text-align:right;display:flex;flex-direction:column;line-height:1.2}
.pd-price small{font-family:var(--mono);font-size:11.5px;letter-spacing:.12em;text-transform:uppercase;color:var(--on-navy-2);font-weight:500}
.pd-grid{display:grid;grid-template-columns:minmax(0,1fr) 360px;gap:32px;padding-block:32px 72px;align-items:start}
.pd-left{display:flex;flex-direction:column;gap:28px;min-width:0}
.pd-main{position:relative;aspect-ratio:3/2;border-radius:6px;overflow:hidden;background:var(--navy);max-width:100%}
.pd-main img,.pd-main svg{width:100%;height:100%;object-fit:cover;display:block}
.pd-main .badge{left:14px;top:14px}
.pd-count{position:absolute;right:12px;bottom:12px;background:rgba(17,28,54,.78);color:#fff;font-family:var(--mono);font-size:12px;padding:5px 10px;border-radius:2px}
.pd-nav{position:absolute;top:50%;transform:translateY(-50%);width:44px;height:44px;border-radius:50%;border:0;background:rgba(17,28,54,.7);color:var(--gold);display:grid;place-items:center;cursor:pointer}
.pd-nav:hover{background:rgba(17,28,54,.92)}
.pd-nav svg{width:20px;height:20px}
.pd-nav.prev{left:12px}.pd-nav.next{right:12px}
.pd-thumbs{display:flex;gap:8px;margin-top:10px;overflow-x:auto;padding-bottom:4px}
.pd-thumbs button{flex:none;width:96px;aspect-ratio:3/2;border:2px solid transparent;border-radius:4px;overflow:hidden;padding:0;cursor:pointer;background:var(--surface-2);opacity:.7}
.pd-thumbs button.on{border-color:var(--gold);opacity:1}
.pd-thumbs img{width:100%;height:100%;object-fit:cover;display:block}
.pd-specs{display:flex;flex-wrap:wrap;gap:12px 28px;padding:18px 20px;background:var(--surface);border:1px solid var(--line);border-radius:6px;font-size:15px;color:var(--ink-2)}
.pd-specs span{display:inline-flex;align-items:center;gap:8px}
.pd-specs b{color:var(--ink);font-size:18px}
.pd-specs svg{width:20px;height:20px;color:var(--gold-deep)}
.pd-left section.pd-block{padding-block:0}
.pd-block h2{font-size:22px;margin-bottom:12px}
.pd-desc{color:var(--ink-2);font-size:16.5px;max-width:68ch}
.pd-note{margin-top:8px;font-size:14px;color:var(--ink-2)}
.pd-feat{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(auto-fill,minmax(200px,1fr));gap:8px 20px}
.pd-feat li{display:flex;gap:10px;font-size:15px}
.pd-feat li::before{content:"";width:7px;height:7px;margin-top:9px;background:var(--gold);transform:rotate(45deg);flex:none}
.pd-table{margin:0;display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--line)}
.pd-table div{display:flex;justify-content:space-between;gap:12px;padding:12px 4px;border-bottom:1px solid var(--line)}
.pd-table div:nth-child(odd){padding-right:20px}
.pd-table div:nth-child(even){padding-left:20px;border-left:1px solid var(--line)}
.pd-table dt{color:var(--ink-2);font-size:14px}
.pd-table dd{margin:0;font-weight:600;text-align:right;font-variant-numeric:tabular-nums}
.pd-side{position:sticky;top:calc(env(safe-area-inset-top,0px) + 88px)}
.pd-card{background:var(--surface);border:1px solid var(--line);border-top:3px solid var(--gold);border-radius:6px;padding:22px;display:flex;flex-direction:column;gap:16px;box-shadow:0 20px 40px -28px rgba(17,28,54,.45)}
.pd-card h3{font-size:14px;font-family:var(--mono);letter-spacing:.12em;text-transform:uppercase;color:var(--ink-2);font-weight:500}
.pd-agent{display:grid;grid-template-columns:84px 1fr;gap:14px;align-items:center}
.pd-agent:only-of-type{grid-template-columns:96px 1fr}
.pd-agent-ph{aspect-ratio:1/1;border-radius:50%;overflow:hidden;background:#f3f3f3 url("../img/pattern.jpg") center/cover;border:2px solid var(--gold)}
.pd-agent-ph img{width:100%;height:100%;object-fit:cover;object-position:50% 8%;display:block}
.pd-agent-inf{display:flex;flex-direction:column;gap:2px;min-width:0}
.pd-agent-inf b{font-family:var(--display);font-size:18px;font-stretch:108%}
.pd-agent-inf span{color:var(--gold-deep);font-weight:600;font-size:13.5px}
.pd-agent-inf a{font-size:14px;text-decoration:none;color:var(--ink);overflow-wrap:anywhere}
.pd-agent-inf a:hover{color:var(--gold-deep)}
.pd-btns{display:flex;flex-direction:column;gap:10px}
.pd-btns .btn{justify-content:center}
section.pd-similar{background:var(--surface-2);padding-block:56px}
.pd-similar h2{font-size:clamp(24px,3vw,32px);margin-bottom:24px}
.pd-missing{padding-block:96px;display:flex;flex-direction:column;gap:14px;align-items:flex-start}
.pd-missing h1{font-size:40px}
.pd-actions{display:flex;gap:10px;flex-wrap:wrap}
@media (max-width:960px){.pd-grid{grid-template-columns:1fr}.pd-side{position:static}.pd-price{text-align:left}}
@media (max-width:560px){.pd-table{grid-template-columns:1fr}.pd-table div:nth-child(even){padding-left:4px;border-left:0}.pd-table div:nth-child(odd){padding-right:4px}.pd-thumbs button{width:76px}}
/* initials when a team photo is missing */
.ph.photo.noimg,.pd-agent-ph.noimg{display:grid;place-items:center}
.ph.photo.noimg::after,.pd-agent-ph.noimg::after{content:attr(data-ini);font-family:var(--display);font-weight:900;font-stretch:120%;color:var(--gold-deep);position:relative}
.ph.photo.noimg::after{font-size:72px}
.pd-agent-ph.noimg::after{font-size:30px}

/* ---------- property page: map + agent reviews ---------- */
.pd-map{position:relative;aspect-ratio:16/9;border-radius:6px;overflow:hidden;border:1px solid var(--line);background:var(--surface-2);max-width:100%}
.pd-map iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.pd-map-fallback{position:absolute;inset:0;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:4px;text-align:center;padding:16px;color:var(--ink);
  background:linear-gradient(var(--line) 1px,transparent 1px) 0 0/46px 46px,linear-gradient(90deg,var(--line) 1px,transparent 1px) 0 0/46px 46px,linear-gradient(28deg,transparent 47%,rgba(233,177,40,.35) 47%,rgba(233,177,40,.35) 53%,transparent 53%),var(--surface)}
.pd-map-fallback svg{width:44px;height:44px;color:var(--gold-deep);filter:drop-shadow(0 6px 8px rgba(17,28,54,.3))}
.pd-map-fallback b{font-family:var(--display);font-size:20px;background:var(--surface);padding:2px 8px;border-radius:3px}
.pd-map-fallback span{color:var(--ink-2);background:var(--surface);padding:0 8px;border-radius:3px}
.pd-map-links{display:flex;gap:10px;flex-wrap:wrap;margin-top:12px}
.stars{color:var(--gold);letter-spacing:2px;white-space:nowrap}
.stars .off{color:var(--line)}
.pd-rate{display:inline-flex;align-items:center;gap:6px;font-size:13px!important;color:var(--ink-2)!important;margin-block:2px}
.pd-rev-head{display:flex;justify-content:space-between;align-items:baseline;gap:8px 20px;flex-wrap:wrap;margin-bottom:14px}
.pd-rev-head h2{margin:0!important}
.pd-rev-sum{font-size:14px;color:var(--ink-2)}
.pd-rev-sum b{color:var(--ink)}
.pd-revs{display:grid;grid-template-columns:repeat(auto-fill,minmax(250px,1fr));gap:14px}
.pd-rev{margin:0;background:var(--surface);border:1px solid var(--line);border-radius:6px;padding:18px;display:flex;flex-direction:column;gap:10px}
.pd-rev blockquote{margin:0;font-size:15px;line-height:1.55;color:var(--ink)}
.pd-rev figcaption{margin-top:auto;font-size:13.5px;color:var(--ink-2)}
.pd-rev figcaption b{color:var(--ink)}
.pd-rev figcaption small{display:block;font-family:var(--mono);font-size:11.5px;margin-top:2px}
.pd-rev-all{margin-top:14px}

/* ---------- property page: share ---------- */
.pd-share{border-top:1px solid var(--line);padding-top:16px;display:flex;flex-direction:column;gap:10px}
.pd-share-t{font-family:var(--mono);font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-2)}
.pd-share-row{display:flex;gap:8px;flex-wrap:wrap}
.sh{width:42px;height:42px;border-radius:50%;display:grid;place-items:center;border:0;cursor:pointer;color:#fff;text-decoration:none;transition:transform .2s,filter .2s}
.sh:hover{transform:translateY(-2px);filter:brightness(1.08)}
.sh svg{width:20px;height:20px}
.sh-wa{background:#25d366}.sh-fb{background:#1877f2}.sh-x{background:#111}.sh-in{background:#0a66c2}
.sh-mail{background:var(--navy);color:var(--gold)}.sh-copy{background:var(--gold);color:var(--navy-deep)}
.pd-native{justify-content:center}
.pd-native svg{width:16px;height:16px}
.pd-copied{font-size:13px;color:var(--ok);overflow-wrap:anywhere;min-height:0}
.pd-copied:empty{display:none}

/* ---------- menu dropdowns (Sales / Lease) ---------- */
.dd{position:relative;display:flex;flex-direction:column}
.dd-top{display:inline-flex;align-items:center;gap:4px}
.dd-top .chev{width:13px;height:13px;opacity:.75;transition:transform .2s}
.dd-menu{position:absolute;top:100%;left:0;min-width:180px;padding:6px;margin-top:6px;background:var(--navy-deep);border:1px solid rgba(233,177,40,.35);border-radius:4px;box-shadow:0 18px 36px -14px rgba(0,0,0,.6);display:flex;flex-direction:column;gap:2px;opacity:0;visibility:hidden;transform:translateY(6px);transition:opacity .18s,transform .18s,visibility 0s .18s;z-index:60}
.dd-menu::before{content:"";position:absolute;left:0;right:0;top:-10px;height:10px}
.dd:hover .dd-menu,.dd:focus-within .dd-menu{opacity:1;visibility:visible;transform:none;transition:opacity .18s,transform .18s}
.dd:hover .chev,.dd:focus-within .chev{transform:rotate(180deg)}
nav.main .dd-menu a{padding:9px 12px;font-size:14px;font-weight:600;white-space:nowrap}
nav.main .dd-menu a::after{display:none}
nav.main .dd-menu a:hover,nav.main .dd-menu a.active{background:rgba(233,177,40,.14);color:var(--gold-hi)}
@media (max-width:1120px){
  .dd-top .chev{display:none}
  .dd-menu{position:static;opacity:1;visibility:visible;transform:none;margin:0 0 4px 12px;padding:0 0 0 10px;min-width:0;background:none;border:0;border-left:1px solid rgba(233,177,40,.35);border-radius:0;box-shadow:none}
  .dd-menu::before{display:none}
}
.badge.soon{background:var(--navy-deep);color:var(--gold);box-shadow:inset 0 0 0 1px var(--gold)}
.badge.leased{background:#3c6fd8;color:#fff}
.grid-more{display:flex;justify-content:center;margin-top:28px}
.grid-more .btn{padding-inline:28px}

/* ---------- agent profile page ---------- */
.agent .ph.photo{display:block;text-decoration:none}
.agent h3 a{text-decoration:none;color:inherit}
.agent h3 a:hover{color:var(--gold-deep)}
.agent .row a.primary{background:var(--navy);color:var(--gold);border-color:var(--navy)}
.pd-agent-link{text-decoration:none;color:inherit}
.pd-agent-link:hover{color:var(--gold-deep)}
.ag-top{background:var(--navy);color:var(--on-navy);position:relative;overflow:hidden;padding-block:28px 48px}
.ag-top::before{content:"";position:absolute;inset:0;background:radial-gradient(700px 320px at 90% 120%,rgba(233,177,40,.2),transparent 60%),linear-gradient(rgba(255,255,255,.035) 1px,transparent 1px) 0 0/40px 40px,linear-gradient(90deg,rgba(255,255,255,.035) 1px,transparent 1px) 0 0/40px 40px;pointer-events:none}
.ag-top .wrap{position:relative;display:flex;flex-direction:column;gap:22px}
.ag-head{display:grid;grid-template-columns:280px minmax(0,1fr);gap:clamp(24px,4vw,48px);align-items:center}
.ag-photo{aspect-ratio:5/6;border-radius:8px;overflow:hidden;background:#f3f3f3 url("../img/pattern.jpg") center/cover;border:3px solid var(--gold);box-shadow:0 30px 50px -24px rgba(0,0,0,.6);display:grid;place-items:center;max-width:100%}
.ag-photo img{width:100%;height:100%;object-fit:cover;object-position:50% 10%;display:block;filter:drop-shadow(0 10px 18px rgba(26,42,78,.25))}
.ag-photo.noimg::after{content:attr(data-ini);font-family:var(--display);font-weight:900;font-stretch:120%;font-size:80px;color:var(--gold-deep)}
.ag-info{display:flex;flex-direction:column;gap:12px;min-width:0}
.ag-info h1{font-size:clamp(34px,5vw,56px);font-weight:900;font-stretch:118%}
.ag-role{color:var(--gold);font-weight:700;font-size:18px}
.ag-rate{color:var(--on-navy-2);text-decoration:none;font-size:15px;display:inline-flex;gap:8px;align-items:center}
.ag-rate b{color:#fff}
.ag-contact{display:flex;flex-wrap:wrap;gap:8px 24px}
.ag-contact a{display:inline-flex;align-items:center;gap:8px;color:#fff;text-decoration:none;font-weight:600;font-size:16px;overflow-wrap:anywhere}
.ag-contact a:hover{color:var(--gold-hi)}
.ag-contact svg{width:18px;height:18px;color:var(--gold);flex:none}
.ag-btns{display:flex;gap:10px;flex-wrap:wrap;margin-top:4px}
.ag-areas{display:flex;flex-wrap:wrap;gap:6px;align-items:center}
.ag-areas-t{font-family:var(--mono);font-size:11.5px;letter-spacing:.12em;text-transform:uppercase;color:var(--on-navy-2);margin-right:4px}
.ag-areas span:not(.ag-areas-t){font-size:13px;padding:4px 11px;border-radius:40px;border:1px solid rgba(233,177,40,.4)}
.ag-chips{display:flex;flex-wrap:wrap;gap:8px}
.ag-chip{display:inline-flex;align-items:baseline;gap:6px;background:rgba(255,255,255,.07);border:1px solid rgba(255,255,255,.12);border-radius:4px;padding:6px 12px;font-size:13.5px;color:var(--on-navy-2)}
.ag-chip b{font-family:var(--display);font-size:18px;color:var(--gold)}
.ag-body{display:flex;flex-direction:column;gap:56px;padding-block:48px 80px}
section.ag-sec{padding-block:0}
.ag-sec h2{font-size:clamp(24px,3vw,32px)}
.ag-sec-h{display:flex;justify-content:space-between;align-items:baseline;gap:12px;flex-wrap:wrap;margin-bottom:20px}
.ag-sec-h span{color:var(--ink-2);font-size:14px}
.ag-bio{color:var(--ink-2);font-size:17px;max-width:70ch;margin-top:12px}
.ag-enq{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(24px,4vw,56px);align-items:start;background:var(--surface-2);border-radius:8px;padding:clamp(20px,4vw,40px)}
.ag-enq-copy{display:flex;flex-direction:column;gap:12px}
.ag-enq-copy p{color:var(--ink-2)}
@media (max-width:860px){.ag-head{grid-template-columns:1fr}.ag-photo{max-width:260px}.ag-enq{grid-template-columns:1fr}}