:root {
  --navy: #1c244b;
  --ink: #30374b;
  --taupe: #9e8b77;
  --taupe-dark: #80705e;
  --sand: #f3f0eb;
  --paper: #fdfcf9;
  --line: #dedcd5;
  --muted: #687078;
  --ease: cubic-bezier(.22,.68,0,1);
  --font: 'Helvetica Neue', Helvetica, Arial, sans-serif;
  --display: 'Helvetica Neue', Helvetica, Arial, sans-serif;
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 116px; }
body { margin: 0; background: var(--paper); color: var(--ink); font: 16px/1.7 var(--font); -webkit-font-smoothing: antialiased; }
body.menu-open { overflow: hidden; }
::selection { background: #dacbb8; color: var(--navy); }
a { color: inherit; text-underline-offset: 5px; }
button, input, textarea, select { font: inherit; }
button, select, summary { cursor: pointer; }
button { color: inherit; }
img { display: block; max-width: 100%; height: auto; }
figure, blockquote { margin: 0; }
svg { width: 20px; height: 20px; flex: none; }
button svg, a svg { pointer-events: none; }
[hidden] { display: none !important; }
:focus-visible { outline: 3px solid var(--taupe); outline-offset: 5px; }
.wrap { width: min(100% - 112px, 1328px); margin-inline: auto; }
.section { padding-block: clamp(80px, 8.4vw, 128px); }
.section-soft { background: var(--sand); }
.section-dark { background: var(--navy); color: #d8dbe4; }
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(40px, 6.5vw, 100px); align-items: center; }
.split > *, .section-heading > * { min-width: 0; }
.page-hero { padding-block: 94px 80px; }
h1, h2, h3, h4 { margin: 0; font-family: var(--display); color: var(--navy); font-weight: 400; line-height: 1.06; letter-spacing: -.052em; text-wrap: balance; }
h1 { font-size: clamp(46px, 5.8vw, 86px); }
h2 { font-size: clamp(36px, 4.3vw, 64px); }
h3 { font-size: clamp(23px, 2.1vw, 30px); letter-spacing: -.035em; line-height: 1.2; }
h4 { font-size: 21px; letter-spacing: -.02em; }
h1 em, h2 em, h3 em { font-style: normal; color: var(--taupe-dark); font-weight: 400; }
p { margin: 0 0 22px; }
p:last-child { margin-bottom: 0; }
h1 + p, h2 + p { margin-top: 28px; }
h3 + p, h4 + p { margin-top: 16px; }
.section-dark h1, .section-dark h2, .section-dark h3, .section-dark h4 { color: #fff; }
.section-dark h1 em, .section-dark h2 em, .section-dark h3 em { color: #c8b6a2; }
.eyebrow { font-size: 10px; text-transform: uppercase; letter-spacing: .15em; font-weight: 500; color: var(--taupe-dark); margin-bottom: 25px; line-height: 1.65; }
.section-dark .eyebrow { color: #cbbba8; }
.lead { font-size: 18px; line-height: 1.75; color: #62666d; max-width: 46ch; }
.small { font-size: 12px; line-height: 1.7; color: var(--muted); }
.section-dark .small { color: #b6bdcc; }
.actions { display: flex; flex-wrap: wrap; align-items: center; gap: 18px 28px; margin-top: 32px; }

/* The same expanding circular fill on every primary action, also on keyboard focus. */
.button { --button-bg: var(--navy); --button-color: #fff; --button-fill: var(--paper); --button-hover: var(--navy); position: relative; isolation: isolate; overflow: hidden; display: inline-flex; align-items: center; justify-content: space-between; gap: 25px; max-width: 100%; min-height: 54px; padding: 9px 9px 9px 23px; border: 1px solid var(--button-bg); border-radius: 99px; background: var(--button-bg); color: var(--button-color); text-decoration: none; font-size: 12px; font-weight: 500; line-height: 1.4; cursor: pointer; transition: color .45s var(--ease), transform .3s var(--ease); }
.button::before { content: ''; position: absolute; z-index: -1; width: 34px; height: 34px; right: 9px; top: 50%; border-radius: 50%; background: var(--button-fill); transform: translateY(-50%); transition: transform .65s var(--ease); }
.button > span { position: relative; transition: transform .45s var(--ease); }
.button i { display: grid; place-items: center; width: 34px; height: 34px; border-radius: 50%; flex: none; color: var(--button-hover); font-style: normal; transition: background .4s, color .4s; }
.button svg { width: 15px; height: 15px; transition: transform .45s var(--ease); }
.button:is(:hover,:focus-visible):not(:disabled) { color: var(--button-hover); }
.button:is(:hover,:focus-visible):not(:disabled)::before { transform: translateY(-50%) scale(22); }
.button:is(:hover,:focus-visible):not(:disabled) > span { transform: translateX(3px); }
.button:is(:hover,:focus-visible):not(:disabled) i { background: var(--button-hover); color: var(--button-fill); }
.button:is(:hover,:focus-visible):not(:disabled) svg { transform: rotate(45deg); }
.button:active:not(:disabled) { transform: scale(.98); }
.button:disabled { cursor: not-allowed; opacity: .6; }
.button-ghost { --button-bg: transparent; --button-color: var(--navy); --button-fill: var(--navy); --button-hover: var(--paper); border-color: #b8b8b8; }
.button-taupe { --button-bg: #c9b8a3; --button-color: var(--navy); --button-fill: #fffaf3; --button-hover: var(--navy); }
.text-link { display: inline-flex; align-items: center; gap: 20px; max-width: 100%; min-height: 44px; font-size: 12px; font-weight: 500; text-decoration: none; padding: 9px 0; border: 0; border-bottom: 1px solid #afa293; background: transparent; cursor: pointer; }
.text-link svg { width: 14px; height: 14px; transition: transform .35s var(--ease); }
.text-link:is(:hover,:focus-visible) svg { transform: translate(4px,-4px); }
.section-heading { display: grid; grid-template-columns: 1.4fr 1fr; gap: 80px; align-items: end; margin-bottom: 60px; }
.section-aside { max-width: 355px; justify-self: end; font-size: 15px; color: var(--muted); }
.section-aside .text-link { color: var(--navy); }
.wide-photo { width: 100%; aspect-ratio: 16/9; object-fit: cover; }
.portrait { width: 100%; aspect-ratio: 4/5; object-fit: cover; }

/* A quiet continuous masthead, not a floating panel. */
.site-header { position: sticky; top: 0; z-index: 80; background: rgb(253 252 249 / .96); border-bottom: 1px solid var(--line); backdrop-filter: blur(16px); }
.header-inner { width: min(100% - 80px, 1416px); min-height: 96px; margin: auto; display: flex; align-items: center; gap: 34px; }
.brand { flex: none; }
.brand img { width: 127px; height: 61px; object-fit: contain; }
.desktop-nav { display: flex; align-items: center; gap: clamp(17px, 2vw, 31px); margin-inline: auto; }
.desktop-nav a { text-decoration: none; font-size: 12px; position: relative; white-space: nowrap; }
.desktop-nav a::after { content: ''; position: absolute; left: 0; right: 100%; bottom: -9px; height: 1px; background: var(--taupe); transition: right .35s var(--ease); }
.desktop-nav a:hover::after, .desktop-nav a[aria-current]::after { right: 0; }
.nav-dropdown { position: relative; padding-block: 16px; margin-block: -16px; }
.nav-dropdown summary { display: flex; align-items: center; gap: 6px; min-height: 44px; padding: 0; font-size: 12px; list-style: none; cursor: pointer; position: relative; }
.nav-dropdown summary::-webkit-details-marker { display: none; }
.nav-dropdown summary::after { content: ''; position: absolute; left: 0; right: 100%; bottom: 3px; height: 1px; background: var(--taupe); transition: right .35s var(--ease); }
.nav-dropdown[open] summary::after, .nav-dropdown.is-current summary::after { right: 0; }
.nav-dropdown summary:focus-visible { outline: 2px solid var(--taupe); outline-offset: 3px; }
.nav-chevron { width: 12px; height: 12px; transition: transform .25s var(--ease); }
.nav-dropdown[open] .nav-chevron { transform: rotate(180deg); }
.nav-submenu { position: absolute; top: 100%; left: -16px; min-width: 190px; display: grid; padding: 8px; background: var(--paper); border: 1px solid var(--line); box-shadow: 0 12px 30px rgb(28 36 75 / .08); }
.nav-dropdown:not([open]) .nav-submenu { display: none; }
.nav-submenu a { display: flex; align-items: center; min-height: 44px; padding: 10px 13px; }
.nav-submenu a::after { display: none; }
.nav-submenu a:hover, .nav-submenu a:focus-visible, .nav-submenu a[aria-current] { background: var(--sand); color: var(--navy); }
.header-inner > .button { font-size: 11px; gap: 22px; padding-left: 20px; min-height: 50px; }
.menu-toggle { display: none; align-items: center; gap: 18px; min-height: 48px; background: transparent; border: 0; padding: 12px 0 12px 16px; font-size: 13px; }
.menu-lines { display: block; width: 25px; height: 10px; border-top: 1px solid; border-bottom: 1px solid; }
.skip-link { position: fixed; z-index: 200; top: -100px; left: 20px; padding: 12px 24px; background: var(--navy); color: #fff; }
.skip-link:focus { top: 16px; }
.mobile-menu { width: min(560px, 100%); max-width: 100%; max-height: 100dvh; height: 100dvh; margin: 0 0 0 auto; padding: 28px; border: 0; background: var(--paper); color: var(--navy); }
.mobile-menu::backdrop { background: rgb(15 24 48 / .5); backdrop-filter: blur(4px); }
.menu-top { display: flex; align-items: center; justify-content: space-between; gap: 24px; font-size: 11px; padding-bottom: 25px; border-bottom: 1px solid var(--line); }
.menu-top button { border: 0; background: none; padding: 12px 4px; white-space: nowrap; }
.mobile-menu nav { display: flex; flex-direction: column; padding: 20px 0; }
.mobile-menu nav a { text-decoration: none; font: 400 30px/1.25 var(--display); letter-spacing: -.03em; padding: 11px 0; }
.mobile-menu nav a[aria-current] { color: var(--taupe-dark); }
.menu-phone { display: inline-block; margin-top: 12px; font-size: 18px; }

/* Home: an editorial opening followed by an actual place, then its people. */
.home-hero { padding-block: 47px 46px; }
.hero-kicker { display: flex; justify-content: space-between; align-items: baseline; gap: 30px; margin-bottom: 31px; }
.hero-kicker .eyebrow { margin: 0; }
.hero-kicker > span { font-size: 10px; color: var(--muted); }
.hero-intro { display: grid; grid-template-columns: 1.6fr 1fr; gap: clamp(45px, 7vw, 110px); align-items: end; }
.home-hero h1 { font-size: clamp(54px, 6.45vw, 96px); letter-spacing: -.06em; line-height: .99; text-wrap: initial; }
.hero-intro-aside { padding-bottom: 4px; }
.hero-intro-aside .lead { font-size: 16px; line-height: 1.75; max-width: 37ch; margin: 0; }
.hero-intro-aside .actions { display: flex; flex-direction: column; align-items: flex-start; gap: 8px; margin-top: 26px; }
.hero-person { display: flex; align-items: center; gap: 12px; max-width: 380px; margin-top: 29px; text-decoration: none; }
.hero-person img { width: 42px; height: 42px; border-radius: 50%; object-fit: cover; object-position: center 25%; }
.hero-person strong { display: block; font-size: 11px; font-weight: 500; }
.hero-person small { display: block; font-size: 10px; color: var(--muted); margin-top: 1px; }
.hero-person svg { margin-left: auto; width: 14px; }
.home-expansion { --expand: 1; padding: 0 24px; }
.expand-frame { position: relative; isolation: isolate; width: 100%; min-height: 420px; aspect-ratio: 2.15; max-height: 760px; overflow: hidden; border-radius: calc((1 - var(--expand)) * 14px); transform: scale(calc(.89 + .11 * var(--expand))); transform-origin: center top; background: var(--navy); }
.expand-frame > img, .expand-frame > picture > img { width: 100%; height: 100%; position: absolute; inset: 0; object-fit: cover; object-position: center 53%; }
.expand-frame::after { content: ''; position: absolute; z-index: 0; inset: 0; background: linear-gradient(0deg, rgb(12 21 37 / .72), transparent 67%); pointer-events: none; }
.expand-frame figcaption { position: absolute; z-index: 1; inset: auto 4.5% 8%; display: flex; align-items: end; justify-content: space-between; gap: 40px; color: #fff; }
.expand-frame .eyebrow { display: block; color: #ede2d2; font-size: 9px; margin-bottom: 20px; }
.expand-frame figcaption p { font: 400 clamp(44px,5.2vw,78px)/1.03 var(--display); letter-spacing: -.05em; }
.expand-frame figcaption em { font-style: normal; color: #eee2d3; }
.expand-frame figcaption a { display: flex; align-items: center; gap: 35px; padding: 13px 0; border-bottom: 1px solid #f0e7dc; text-decoration: none; font-size: 13px; }
.expand-frame figcaption a svg { width: 22px; height: 22px; transition: transform .35s; }
.expand-frame figcaption a:hover svg { transform: translate(3px,-3px); }
.expand-foot { display: flex; justify-content: space-between; gap: 24px; padding-block: 19px 28px; color: var(--muted); font-size: 10px; }
.expand-foot > span:last-child { display: flex; align-items: center; gap: 18px; }
.expand-foot svg { width: 12px; height: 12px; transform: rotate(135deg); }
.home-trust { border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.trust-line { display: grid; grid-template-columns: 1.1fr 1fr 1fr; gap: 60px; padding: 34px 0 37px; }
.trust-line > * { text-decoration: none; display: flex; flex-direction: column; gap: 8px; }
.trust-line > * + * { border-left: 1px solid var(--line); padding-left: 60px; }
.trust-number { font: 400 40px/1.15 var(--display); letter-spacing: -.05em; color: var(--navy); display: flex; align-items: center; gap: 18px; }
.trust-line > * > span:last-child { font-size: 11px; color: var(--muted); }
.trust-line svg { display: inline-block; width: 10px; height: 10px; margin-left: 4px; }
.stars { color: var(--taupe-dark); letter-spacing: 2px; font-size: 13px; }
.home-people { display: grid; grid-template-columns: .85fr 1.3fr; gap: 100px; align-items: center; }
.home-people-copy > p:not(.eyebrow) { margin-top: 29px; color: var(--muted); font-size: 15px; max-width: 39ch; }
.home-team-photo img { width: 100%; aspect-ratio: 1.35; object-fit: cover; object-position: center top; }
.home-team-photo figcaption { padding-top: 15px; font-size: 10px; color: var(--muted); }
.home-offers { display: grid; grid-template-columns: 1.4fr 1fr; gap: 64px; }
.home-offers-side { display: flex; flex-direction: column; gap: 42px; }
.property { min-width: 0; }
.property-image { display: block; position: relative; aspect-ratio: 1.6; overflow: hidden; background: #e9e5de; }
.property-image img { width: 100%; height: 100%; object-fit: cover; transition: transform .85s var(--ease); }
.property-image:hover img { transform: scale(1.04); }
.property-tag { position: absolute; left: 19px; top: 19px; background: var(--paper); color: var(--navy); border-radius: 99px; padding: 5px 14px; font-size: 10px; }
.property-arrow { position: absolute; right: 18px; bottom: 18px; width: 44px; height: 44px; border-radius: 50%; background: var(--paper); display: grid; place-items: center; transition: transform .4s; }
.property-image:hover .property-arrow { transform: rotate(45deg); }
.property-arrow svg { width: 17px; }
.property-meta { display: flex; justify-content: space-between; gap: 16px; margin-top: 21px; font-size: 11px; color: var(--muted); }
.property-meta span:last-child { color: #526a58; }
.property h3 { font-size: 25px; font-weight: 400; line-height: 1.23; text-wrap: initial; letter-spacing: -.03em; margin-top: 11px; hyphens: auto; overflow-wrap: anywhere; }
.property h3 a { text-decoration: none; }
.property-facts { font-size: 12px; color: var(--muted); margin: 12px 0 17px; }
.property-price { color: var(--navy); font-family: var(--display); font-size: 31px; line-height: 1.25; letter-spacing: -.035em; margin: 0; }
.property-price span { display: block; font: 11px/1.8 var(--font); letter-spacing: 0; color: var(--muted); }
.property-feature .property-image { aspect-ratio: 1.03; }
.property-feature h3 { font-size: 35px; max-width: 25ch; }
.property-feature .property-price { font-size: 48px; margin-top: 25px; }
.home-offers-side .property-image { aspect-ratio: 2.15; }
.home-offers-side .property h3 { font-size: 23px; }
.home-offers-side .property-facts { margin-bottom: 12px; }
.home-offers-side .property-price { font-size: 26px; }
.home-offers-side .property-price span { display: inline; margin-right: 8px; }
.offer-note { margin-top: 38px; }
.owner-photo { position: relative; align-self: stretch; }
.owner-photo img { width: 100%; height: calc(100% - 34px); max-height: 850px; min-height: 590px; object-fit: cover; object-position: 54% center; }
.owner-photo figcaption { margin-top: 14px; font-size: 10px; color: var(--muted); }
.owner-copy h2 { font-size: clamp(34px, 3.6vw, 53px); }
.owner-copy > p:not(.eyebrow):not(.owner-signature) { font-size: 15px; color: #62666d; }
.owner-signature { font: 400 25px/1.4 var(--display); letter-spacing: -.02em; margin-top: 29px; color: var(--navy); }
.owner-signature span { display: block; margin-top: 7px; font: 10px/1.6 var(--font); letter-spacing: 0; color: var(--muted); }
.service-links { margin-top: 33px; }
.service-links a { display: flex; align-items: center; gap: 20px; padding: 21px 0; border-top: 1px solid var(--line); text-decoration: none; font-size: 14px; color: var(--navy); }
.service-links a:last-child { border-bottom: 1px solid var(--line); }
.service-links a span { font-size: 10px; color: var(--taupe-dark); }
.service-links a svg { margin-left: auto; width: 16px; height: 16px; transition: transform .3s; }
.service-links a:hover svg { transform: translate(4px,-4px); }
.partner-line { display: flex; flex-wrap: wrap; align-items: center; gap: 26px; margin-top: 30px; }
.partner-line > span { font-size: 10px; color: var(--muted); max-width: 70px; }
.partner-line img { width: 60px; height: 54px; object-fit: contain; mix-blend-mode: multiply; }
.partner-line .partner-logo-ihk { width: 174px; height: 40px; }
.home-valuation .split { gap: 60px; }
.valuation-copy > p:not(.eyebrow) { font-size: 15px; max-width: 40ch; }
.valuation-factors { display: flex; gap: 39px; margin: 34px 0; padding-top: 23px; border-top: 1px solid #414969; max-width: 435px; }
.valuation-factors > span { font-size: 10px; color: #baa892; }
.valuation-factors b { display: block; font-size: 13px; font-weight: 400; color: #fff; margin-top: 7px; }
.valuation-copy > .small { margin-top: 17px; }
.architecture { position: relative; min-width: 0; }
.architecture canvas { display: block; width: 100%; aspect-ratio: 1.18; height: auto; touch-action: pan-y; }
.architecture-label, .architecture-base { display: flex; align-items: center; justify-content: space-between; font-size: 10px; letter-spacing: .015em; gap: 16px; }
.architecture-label { padding-bottom: 15px; border-bottom: 1px solid rgb(130 129 125 / .35); }
.architecture-label > span:last-child { color: var(--taupe); }
.architecture-base { padding-top: 15px; border-top: 1px solid rgb(130 129 125 / .35); }
.architecture-base button { border: 0; background: none; min-height: 44px; padding: 8px 0 8px 12px; color: inherit; font-size: 11px; }
.architecture figcaption { margin-top: 12px; font-size: 10px; color: var(--muted); }
.section-dark .architecture figcaption { color: #a8b0c3; }
.showroom-foot { display: flex; align-items: center; justify-content: space-between; gap: 24px; margin-top: 22px; color: var(--muted); font-size: 11px; }
.showroom-foot .text-link { color: var(--navy); }
.local-areas { display: grid; grid-template-columns: repeat(4,1fr); gap: 30px; }
.local-areas > div { border-top: 1px solid #c6c1b8; padding-top: 24px; }
.local-index { display: block; margin-bottom: 27px; color: var(--taupe-dark); font-size: 11px; }
.local-areas h3 { font-size: 23px; letter-spacing: -.025em; }
.local-areas p { font-size: 13px; line-height: 1.9; color: var(--muted); margin-top: 18px; }

/* Shared editorial components retain native, readable HTML. */
.rule-list, .steps-list { list-style: none; margin: 30px 0 0; padding: 0; }
.rule-list > li, .steps-list > li { display: flex; gap: 26px; padding: 26px 0; border-top: 1px solid var(--line); }
.steps-list > li > span { color: var(--taupe-dark); font: 28px/1.2 var(--display); }
.steps-list p, .rule-list p { font-size: 14px; color: var(--muted); margin-top: 12px; }
.faq { border-top: 1px solid var(--line); }
.faq details { border-bottom: 1px solid var(--line); }
.faq summary { list-style: none; display: flex; align-items: center; justify-content: space-between; gap: 28px; padding: 26px 0; font-size: 17px; color: var(--navy); }
.faq summary::-webkit-details-marker { display: none; }
.faq summary > span { font-size: 27px; font-weight: 300; transition: transform .3s; }
.faq details[open] summary > span { transform: rotate(45deg); }
.faq-answer { padding: 0 45px 27px 0; max-width: 780px; font-size: 15px; color: var(--muted); }
.team-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 28px; }
.team-person img { width: 100%; aspect-ratio: 3/4; object-fit: cover; object-position: center top; }
.team-person .eyebrow { font-size: 10px; margin-top: 22px; margin-bottom: 10px; }
.team-person h3 { font-size: 25px; }
.team-person p:last-child { font-size: 12px; color: var(--muted); margin-top: 13px; }
.contact-form { display: grid; grid-template-columns: 1fr 1fr; gap: 27px; }
.full { grid-column: 1/-1; }
.form-context { font-size: 12px; color: var(--muted); padding-left: 15px; border-left: 2px solid var(--taupe); }
.field { display: flex; flex-direction: column; gap: 10px; font-size: 12px; }
.field small { color: var(--muted); font-size: 11px; }
.field input, .field select, .field textarea { width: 100%; min-height: 48px; padding: 13px 0; background: transparent; border: 0; border-bottom: 1px solid #969aa3; border-radius: 0; color: var(--navy); font-size: 16px; }
.field textarea { resize: vertical; min-height: 120px; }
.field input:focus, .field select:focus, .field textarea:focus { outline: 0; border-color: var(--navy); box-shadow: 0 2px var(--navy); }
.check { display: flex; gap: 13px; font-size: 12px; align-items: start; padding-block: 8px; }
.check input { accent-color: var(--navy); margin-top: 5px; flex: none; width: 17px; height: 17px; }
.form-actions { display: flex; align-items: center; flex-wrap: wrap; gap: 18px; }
.form-status { font-size: 12px; }
.mail-draft { padding: 22px 0; border-top: 1px solid var(--line); font-size: 13px; }
.mail-draft .text-link { margin-right: 24px; }
.valuation-embed { padding: clamp(25px, 4vw, 60px); background: #fff; border: 1px solid var(--line); }
.valuation-privacy { margin-top: 18px; max-width: 82ch; font-size: 11px; }
[data-valuation-status]:empty { display: none; }
[data-valuation-status] { margin-top: 22px; }
btm-valuation { display: block; min-height: 350px; }
.prose { max-width: 740px; font-size: 16px; overflow-wrap: break-word; }
.prose p { max-width: none; margin-bottom: 24px; }
.prose h2 { margin: 54px 0 24px; font-size: 35px; letter-spacing: -.035em; }
.prose h3 { margin: 37px 0 21px; font-size: 26px; }
.prose h4 { margin: 28px 0 16px; }
.prose a { overflow-wrap: anywhere; }
.prose ul, .prose ol { padding-left: 22px; }
.prose li { margin-bottom: 11px; }
.prose table { width: 100%; border-collapse: collapse; font-size: 13px; }
.prose td, .prose th { padding: 10px; border-bottom: 1px solid var(--line); text-align: left; }
.gallery-dialog { background: var(--navy); color: white; border: 0; padding: 22px; width: min(1200px, 96vw); max-width: 96vw; max-height: 96dvh; }
.gallery-dialog::backdrop { background: rgb(10 15 30 / .9); }
.gallery-dialog img { height: min(72dvh, 760px); width: 100%; object-fit: contain; }
.gallery-bar { display: flex; align-items: center; justify-content: space-between; gap: 20px; margin-top: 15px; font-size: 12px; }
.gallery-bar button, .gallery-close { border: 1px solid #717990; min-height: 44px; color: white; background: none; padding: 9px 18px; font-size: 12px; }
.gallery-close { display: block; margin: 0 0 14px auto; }

.site-footer { background: #171f41; color: #fff; padding: 48px 0 24px; }
.footer-top { display: grid; grid-template-columns: minmax(0, 1fr) auto auto; align-items: center; gap: 32px; padding-bottom: 28px; border-bottom: 1px solid #38405d; }
.site-footer h2 { color: #fff; font-size: clamp(26px, 2.2vw, 32px); line-height: 1.2; letter-spacing: -.03em; }
.footer-intro p { color: #c0c6d6; font-size: 13px; margin: 6px 0 0; }
.footer-contact { display: flex; flex-direction: column; align-items: flex-start; gap: 5px; }
.footer-contact > a { text-decoration: none; font-size: 14px; }
.footer-contact .footer-phone { font: 400 24px/1.25 var(--display); letter-spacing: -.025em; }
.footer-top > .button { justify-self: end; font-size: 12px; }
.footer-middle { display: grid; grid-template-columns: 1.1fr 1.4fr 1fr 1fr; gap: 32px; padding: 28px 0; align-items: start; }
.footer-brand img { width: 130px; height: 64px; object-fit: contain; object-position: left center; }
.footer-middle p, .footer-middle nav { font-size: 12px; color: #c0c6d6; line-height: 2; }
.footer-middle nav { display: flex; flex-direction: column; gap: 3px; }
.footer-middle p { margin: 0; }
.footer-middle a { text-decoration: none; }
.footer-middle a:hover { color: white; }
.footer-bottom { display: flex; justify-content: space-between; gap: 24px; padding-top: 18px; border-top: 1px solid #38405d; color: #b0b7c9; font-size: 10px; }
.footer-bottom nav { display: flex; flex-wrap: wrap; gap: 20px; }
.footer-bottom a { text-decoration: none; }
.preview-note { color: #a2abc0; }

@media (max-width: 1180px) {
  .wrap { width: calc(100% - 72px); }
  .header-inner { width: calc(100% - 48px); gap: 20px; }
  .brand img { width: 112px; }
  .desktop-nav { gap: 16px; }
  .desktop-nav a, .nav-dropdown summary { font-size: 11px; }
  .header-inner > .button { gap: 14px; padding-left: 16px; }
  .hero-intro { gap: 55px; grid-template-columns: 1.4fr 1fr; }
  .home-hero h1 { font-size: 6.4vw; }
  .section-heading { gap: 50px; }
  .home-people { gap: 60px; }
  .home-offers { gap: 42px; }
  .trust-line { gap: 35px; }
  .trust-line > * + * { padding-left: 35px; }
  .trust-number { font-size: 35px; }
}
@media (max-width: 960px) {
  .header-inner > .button { display: none; }
  .header-inner { min-height: 80px; flex-wrap: wrap; gap: 0; }
  .desktop-nav { order: 2; flex-basis: 100%; flex-wrap: wrap; gap: 2px 20px; padding-block: 0 12px; }
  .desktop-nav a { display: flex; align-items: center; min-height: 44px; }
  .menu-ready .header-inner { flex-wrap: nowrap; gap: 34px; }
  .menu-ready .desktop-nav { display: none; }
  .menu-ready .menu-toggle { display: flex; margin-left: auto; }
  .hero-intro { gap: 38px; grid-template-columns: 1.2fr 1fr; }
  .home-hero h1 { font-size: 6.6vw; }
  .hero-intro-aside .lead { font-size: 14px; }
  .hero-person { margin-top: 23px; }
  .hero-person small { font-size: 9px; }
  .expand-frame { min-height: 430px; aspect-ratio: 1.65; }
  .trust-line { gap: 23px; }
  .trust-line > * + * { padding-left: 23px; }
  .trust-number { font-size: 29px; gap: 10px; }
  .stars { font-size: 10px; }
  .home-people { grid-template-columns: .9fr 1.1fr; gap: 40px; }
  .home-people h2 { font-size: 37px; }
  .home-team-photo img { aspect-ratio: 1.05; }
  .home-offers { grid-template-columns: 1.15fr 1fr; gap: 35px; }
  .property-feature h3 { font-size: 28px; }
  .property-feature .property-image { aspect-ratio: .82; }
  .home-offers-side .property-image { aspect-ratio: 1.65; }
  .home-offers-side .property h3 { font-size: 21px; }
  .owner-photo img { min-height: 670px; }
  .owner-copy h2 { font-size: 35px; }
  .local-areas { grid-template-columns: 1fr 1fr; gap: 35px; }
  .team-grid { grid-template-columns: repeat(2,1fr); gap: 40px 28px; }
  .footer-bottom { flex-wrap: wrap; }
}
@media (max-width: 700px) {
  html { scroll-padding-top: 94px; }
  body { font-size: 15px; }
  .wrap { width: calc(100% - 44px); }
  .header-inner { width: calc(100% - 40px); min-height: 76px; }
  .brand img { width: 112px; height: 52px; }
  .section { padding-block: 66px; }
  .page-hero { padding-block: 53px; }
  h1 { font-size: clamp(39px,10.6vw,60px); }
  h2 { font-size: clamp(34px,9vw,46px); }
  h3 { font-size: 25px; }
  .eyebrow { font-size: 9px; margin-bottom: 20px; }
  .lead { font-size: 16px; }
  .split, .section-heading { grid-template-columns: 1fr; gap: 34px; }
  .section-heading { margin-bottom: 37px; }
  .section-aside { justify-self: start; font-size: 14px; }
  .button { min-height: 52px; }
  .home-hero { padding-block: 30px 36px; }
  .hero-kicker { margin-bottom: 27px; }
  .hero-kicker .eyebrow { font-size: 8px; }
  .hero-kicker > span { display: none; }
  .hero-intro { grid-template-columns: 1fr; gap: 29px; }
  .home-hero h1 { font-size: clamp(45px,11.8vw,76px); line-height: 1.03; }
  .hero-intro-aside .lead { font-size: 15px; max-width: 40ch; }
  .hero-intro-aside .actions { margin-top: 23px; gap: 6px; }
  .hero-person { margin-top: 21px; max-width: 335px; }
  .hero-person small { font-size: 10px; }
  .home-expansion { padding-inline: 12px; }
  .expand-frame { min-height: 430px; aspect-ratio: .95; max-height: 630px; transform: none; border-radius: 0; }
  .expand-frame > img, .expand-frame > picture > img { object-position: 42% center; }
  .expand-frame figcaption { inset: auto 24px 28px; gap: 20px; align-items: start; flex-direction: column; }
  .expand-frame figcaption p { font-size: 49px; }
  .expand-frame .eyebrow { font-size: 8px; margin-bottom: 15px; }
  .expand-frame figcaption a { font-size: 12px; min-height: 44px; padding-block: 8px; }
  .expand-foot { padding-block: 17px 24px; font-size: 9px; width: calc(100% - 20px); }
  .expand-foot > span:last-child { display: none; }
  .trust-line { gap: 14px; padding-block: 27px; }
  .trust-line > * + * { padding-left: 14px; }
  .trust-number { font-size: 25px; display: block; }
  .trust-number .stars { font-size: 8px; display: block; margin-top: 7px; letter-spacing: 1px; }
  .trust-line > * > span:last-child { font-size: 9px; max-width: 15ch; }
  .trust-line svg { display: none; }
  .home-people { grid-template-columns: 1fr; gap: 34px; }
  .home-people h2 { font-size: 40px; }
  .home-people-copy > p:not(.eyebrow) { margin-top: 23px; }
  .home-team-photo img { aspect-ratio: 1.1; }
  .home-offers { grid-template-columns: 1fr; gap: 40px; }
  .property-feature .property-image { aspect-ratio: 1.1; }
  .property-feature h3 { font-size: 29px; }
  .property-feature .property-price { font-size: 41px; margin-top: 17px; }
  .home-offers-side { gap: 40px; }
  .home-offers-side .property-image { aspect-ratio: 1.5; }
  .home-offers-side .property h3 { font-size: 24px; }
  .property-meta { margin-top: 17px; }
  .offer-note { font-size: 11px; }
  .owner-photo img { height: auto; min-height: 0; aspect-ratio: 1.15; object-position: center 30%; }
  .owner-copy h2 { font-size: 37px; }
  .owner-signature span { font-size: 10px; }
  .partner-line { gap: 20px; }
  .partner-line img { width: 55px; }
  .home-valuation .split { gap: 43px; }
  .architecture canvas { aspect-ratio: 1.16; }
  .architecture figcaption { font-size: 10px; }
  .architecture-base { gap: 8px; font-size: 9px; }
  .architecture-base button { font-size: 10px; padding-left: 4px; }
  .showroom-foot { align-items: flex-start; flex-direction: column; gap: 7px; font-size: 10px; }
  .local-areas { gap: 31px 22px; }
  .local-areas h3 { font-size: 21px; }
  .local-areas p { font-size: 12px; }
  .local-index { margin-bottom: 22px; }
  .team-grid { gap: 32px 19px; }
  .team-person h3 { font-size: 23px; }
  .team-person p:last-child { font-size: 11px; }
  .contact-form { grid-template-columns: 1fr; gap: 24px; }
  .full { grid-column: auto; }
  .faq summary { font-size: 16px; padding-block: 23px; }
  .faq-answer { font-size: 14px; padding-right: 18px; }
  .valuation-embed { padding: 25px 21px; }
  .prose { font-size: 15px; }
  .prose h2 { font-size: 29px; }
  .prose h3 { font-size: 25px; }
  .site-footer { padding-top: 36px; }
  .footer-top { grid-template-columns: 1fr; gap: 22px; padding-bottom: 28px; }
  .site-footer h2 { font-size: 27px; }
  .footer-top > .button { justify-self: start; }
  .footer-middle { grid-template-columns: 1fr 1fr; gap: 25px; padding-block: 28px; }
  .footer-middle p, .footer-middle nav { font-size: 11px; }
  .footer-bottom { flex-direction: column; gap: 12px; font-size: 10px; }
  .gallery-dialog { padding: 15px; }
  .gallery-bar { flex-wrap: wrap; gap: 12px; }
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation: none !important; transition: none !important; }
  .expand-frame { transform: none; border-radius: 0; }
  .property-image img { transform: none; }
}
@media print {
  .site-header, .site-footer, .actions, .contact-form, .architecture { display: none; }
  body { color: #111; background: #fff; }
  .wrap { width: 100%; }
  .section { padding: 25px 0; }
  .expand-frame { transform: none; }
}