:root {
  --ink: #17130f;
  --ink-soft: #5d5448;
  --paper: #f4efe5;
  --paper-deep: #e5d8c5;
  --ivory: #fffaf0;
  --graphite: #171918;
  --graphite-2: #24241f;
  --ink-2: #0b100e;
  --olive: #65715a;
  --oxide: #9d4f35;
  --brass: #c59b5b;
  --accent: #c8763a;
  --line: rgba(23, 19, 15, 0.14);
  --line-dark: rgba(255, 250, 240, 0.18);
  --shadow: 0 30px 90px rgba(18, 16, 12, 0.2);
  --radius: 6px;
  --max: 1220px;
  color-scheme: light;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: auto;
  overflow-x: clip;
  scrollbar-width: none;
  -ms-overflow-style: none;
}

html::-webkit-scrollbar,
body::-webkit-scrollbar {
  display: none;
}

html.hero-intro-locked,
body.hero-intro-locked {
  overflow: hidden;
  overscroll-behavior: none;
  touch-action: none;
}

body {
  margin: 0;
  background-color: #f4efe5;
  background:
    linear-gradient(90deg, rgba(23, 19, 15, 0.035) 1px, transparent 1px) 0 0 / 84px 84px,
    linear-gradient(180deg, var(--paper), #f8f1e6 45%, var(--paper-deep));
  color: var(--ink);
  font-family: "Inter", system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  line-height: 1.5;
  overflow-x: clip;
}

body.nav-open,
body.chat-open,
body.filter-open,
body.listing-open {
  overflow: hidden;
}

img {
  display: block;
  max-width: 100%;
}

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

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

button {
  cursor: pointer;
}

.site-header {
  position: fixed;
  z-index: 50;
  top: 18px;
  left: clamp(16px, 4vw, 44px);
  right: clamp(16px, 4vw, 44px);
  display: grid;
  grid-template-columns: auto 1fr auto;
  align-items: center;
  gap: 24px;
  padding: 10px 12px;
  border: 1px solid rgba(255, 250, 240, 0.16);
  border-radius: var(--radius);
  background: rgba(18, 18, 15, 0.28);
  color: var(--ivory);
  backdrop-filter: blur(18px);
  transition: background 180ms ease, color 180ms ease, box-shadow 180ms ease, border-color 180ms ease, top 180ms ease;
}

.site-header.scrolled,
.site-header.open {
  top: 10px;
  border-color: rgba(23, 19, 15, 0.1);
  background: rgba(255, 250, 240, 0.92);
  color: var(--ink);
  box-shadow: 0 16px 48px rgba(23, 19, 15, 0.12);
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  min-width: 150px;
}

.brand-mark {
  display: grid;
  width: 42px;
  height: 42px;
  place-items: center;
  border: 1px solid currentColor;
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: 1.45rem;
  font-weight: 600;
}

.brand strong,
.brand small {
  display: block;
  line-height: 1;
}

.brand strong {
  font-size: 0.88rem;
  font-weight: 800;
  letter-spacing: 0.16em;
}

.brand small {
  margin-top: 4px;
  font-size: 0.68rem;
  letter-spacing: 0.18em;
  opacity: 0.72;
  text-transform: uppercase;
}

.main-nav {
  display: flex;
  justify-content: center;
  gap: clamp(12px, 2vw, 28px);
  font-size: 0.76rem;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.main-nav a {
  position: relative;
  padding: 12px 0;
}

.main-nav a::after {
  position: absolute;
  right: 0;
  bottom: 8px;
  left: 0;
  height: 1px;
  background: currentColor;
  content: "";
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 180ms ease;
}

.main-nav a:hover::after,
.main-nav a:focus-visible::after {
  transform: scaleX(1);
}

.header-action,
.button,
.icon-button {
  border: 0;
  border-radius: var(--radius);
}

.header-action,
.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 10px;
  min-height: 46px;
  padding: 0 18px;
  font-size: 0.78rem;
  font-weight: 800;
  letter-spacing: 0.08em;
  line-height: 1;
  text-transform: uppercase;
}

.header-action {
  border: 1px solid currentColor;
  background: #f4efe5;
  color: inherit;
}

.icon-button {
  display: inline-grid;
  width: 44px;
  height: 44px;
  place-items: center;
  border: 1px solid var(--line);
  background: rgba(255, 250, 240, 0.9);
  color: var(--ink);
}

.nav-toggle {
  display: none;
  justify-self: end;
}

.button-primary {
  background: var(--oxide);
  color: var(--ivory);
  box-shadow: 0 15px 36px rgba(157, 79, 53, 0.26);
}

.button-secondary {
  border: 1px solid currentColor;
  background: rgba(255, 250, 240, 0.1);
  color: currentColor;
}

.button-dark {
  background: var(--graphite);
  color: var(--ivory);
}

.button svg,
.header-action svg,
.icon-button svg,
.service-item svg,
.add-on-grid svg {
  width: 18px;
  height: 18px;
  flex: 0 0 auto;
}

.hero {
  position: relative;
  min-height: 96svh;
  display: grid;
  align-items: end;
  padding: 150px clamp(18px, 5vw, 64px) 30px;
  overflow: hidden;
  color: var(--ivory);
}

.hero::after {
  position: absolute;
  right: clamp(18px, 5vw, 64px);
  bottom: 160px;
  z-index: 1;
  width: min(280px, 26vw);
  height: 1px;
  background: rgba(255, 250, 240, 0.46);
  content: "";
}

.hero-media,
.hero-overlay {
  position: absolute;
  inset: 0;
}

.hero-media {
  background:
    image-set(
      url("https://images.unsplash.com/photo-1600566752355-35792bedcfea?auto=format&fit=crop&w=1800&q=86") 1x,
      url("https://images.unsplash.com/photo-1600566752355-35792bedcfea?auto=format&fit=crop&w=2600&q=86") 2x
    )
    center/cover;
  filter: saturate(0.86) contrast(1.08);
  transform: scale(1.025);
}

.hero-overlay {
  background:
    linear-gradient(90deg, rgba(11, 10, 8, 0.92), rgba(11, 10, 8, 0.48) 48%, rgba(11, 10, 8, 0.18)),
    linear-gradient(0deg, rgba(11, 10, 8, 0.82), transparent 56%);
}

.hero-content,
.property-finder {
  position: relative;
  z-index: 2;
}

.hero-content {
  width: min(820px, 100%);
  padding: 0 0 clamp(34px, 6vw, 82px) clamp(0px, 2vw, 26px);
  border-left: 1px solid rgba(255, 250, 240, 0.28);
}

.eyebrow {
  margin: 0 0 14px;
  color: var(--brass);
  font-size: 0.68rem;
  font-weight: 800;
  letter-spacing: 0.22em;
  text-transform: uppercase;
}

.hero h1,
.section h2,
.chat-header h2 {
  margin: 0;
  font-family: "Cormorant Garamond", Georgia, serif;
  font-weight: 500;
  letter-spacing: 0;
}

.hero h1 {
  max-width: 760px;
  font-size: clamp(5rem, 13.5vw, 12.2rem);
  line-height: 0.78;
}

.hero-copy {
  width: min(620px, 100%);
  margin: 28px 0 0;
  color: rgba(255, 250, 240, 0.82);
  font-size: clamp(1rem, 1.7vw, 1.18rem);
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 32px;
}

.property-finder {
  display: grid;
  grid-template-columns: 1.1fr 1.05fr 0.84fr auto;
  gap: 12px;
  width: min(var(--max), 100%);
  align-items: end;
  padding: 16px;
  border: 1px solid rgba(255, 250, 240, 0.22);
  border-radius: var(--radius);
  background: rgba(23, 25, 24, 0.76);
  color: var(--ivory);
  box-shadow: var(--shadow);
  backdrop-filter: blur(18px);
}

.finder-tabs {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 6px;
  min-width: 310px;
}

.tab-button,
.chip {
  min-height: 42px;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: rgba(23, 19, 15, 0.04);
  color: var(--ink);
  font-size: 0.72rem;
  font-weight: 800;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.property-finder .tab-button {
  border-color: rgba(255, 250, 240, 0.18);
  background: rgba(255, 250, 240, 0.08);
  color: rgba(255, 250, 240, 0.78);
}

.tab-button.active,
.chip.active {
  border-color: var(--brass);
  background: var(--graphite);
  color: var(--ivory);
}

.property-finder .tab-button.active {
  background: var(--ivory);
  color: var(--ink);
}

.property-finder label,
.lead-form label {
  display: grid;
  gap: 7px;
}

.property-finder span,
.lead-form span {
  color: var(--ink-soft);
  font-size: 0.68rem;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.property-finder span {
  color: rgba(255, 250, 240, 0.64);
}

input,
select,
textarea {
  width: 100%;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--ivory);
  color: var(--ink);
  outline: 0;
}

input,
select {
  min-height: 46px;
  padding: 0 13px;
}

textarea {
  min-height: 112px;
  padding: 13px;
  resize: vertical;
}

input:focus,
select:focus,
textarea:focus,
button:focus-visible,
a:focus-visible {
  outline: 3px solid rgba(197, 155, 91, 0.42);
  outline-offset: 2px;
}

.section {
  padding: clamp(78px, 10vw, 140px) clamp(18px, 5vw, 64px);
}

.section-tight {
  padding-bottom: clamp(64px, 8vw, 104px);
}

.intro-band {
  position: relative;
  background:
    linear-gradient(90deg, rgba(23, 19, 15, 0.055) 1px, transparent 1px) 0 0 / 110px 110px,
    linear-gradient(135deg, #f8f1e6, #e3d7c4 70%);
}

.intro-band::before {
  position: absolute;
  inset: 0;
  pointer-events: none;
  background: linear-gradient(180deg, transparent, rgba(23, 19, 15, 0.05));
  content: "";
}

.private-desk {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1px;
  background: var(--graphite);
  color: var(--ivory);
}

.private-desk > article {
  min-height: 250px;
  padding: clamp(24px, 4vw, 44px);
  background:
    linear-gradient(145deg, rgba(255, 250, 240, 0.075), rgba(255, 250, 240, 0.02)),
    var(--graphite);
}

.private-desk span {
  display: block;
  margin-bottom: clamp(58px, 8vw, 92px);
  color: var(--brass);
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: clamp(2.8rem, 5vw, 4.8rem);
  line-height: 0.78;
}

.private-desk h2 {
  margin: 0;
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: clamp(1.75rem, 3vw, 2.45rem);
  font-weight: 500;
  line-height: 0.95;
}

.private-desk p {
  max-width: 360px;
  margin: 14px 0 0;
  color: rgba(255, 250, 240, 0.64);
}

.portfolio-section {
  background:
    linear-gradient(180deg, rgba(244, 239, 229, 0.95), rgba(229, 216, 197, 0.46)),
    var(--paper);
}

.section-grid,
.contact-section,
.commercial-band {
  display: grid;
  grid-template-columns: minmax(0, 0.92fr) minmax(0, 1.08fr);
  gap: clamp(36px, 7vw, 92px);
  max-width: var(--max);
  margin: 0 auto;
  align-items: center;
}

.section h2 {
  max-width: 920px;
  font-size: clamp(2.55rem, 5.8vw, 6.2rem);
  line-height: 0.92;
}

.intro-copy p,
.section-heading p,
.split-copy p,
.contact-copy,
.lead-form,
.property-card p,
.service-item p,
.add-on-grid p,
.reviews-grid blockquote {
  color: var(--ink-soft);
}

.intro-copy p,
.split-copy p,
.contact-copy {
  font-size: clamp(1rem, 1.8vw, 1.18rem);
}

.metrics {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 14px;
  margin: 38px 0 0;
}

.metrics div {
  padding-top: 20px;
  border-top: 1px solid rgba(23, 19, 15, 0.22);
}

.metrics dt {
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: clamp(2.7rem, 5.6vw, 4.6rem);
  font-weight: 500;
  line-height: 0.9;
}

.metrics dd {
  margin: 9px 0 0;
  color: var(--ink-soft);
  font-size: 0.75rem;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.section-heading {
  max-width: var(--max);
  margin: 0 auto 42px;
  text-align: center;
}

.section-heading.align-left {
  text-align: left;
}

.section-heading p {
  max-width: 650px;
  margin: 18px auto 0;
}

.section-heading.align-left p {
  margin-left: 0;
}

.filter-row {
  display: flex;
  flex-wrap: wrap;
  justify-content: flex-start;
  gap: 10px;
  max-width: var(--max);
  margin: 0 auto 30px;
}

.chip {
  padding: 0 18px;
  background: rgba(255, 250, 240, 0.62);
}

.property-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 16px;
  max-width: var(--max);
  margin: 0 auto;
}

.property-card,
.lead-form,
.reviews-grid figure,
.service-item,
.add-on-grid article {
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: rgba(255, 250, 240, 0.72);
}

.property-card {
  position: relative;
  overflow: hidden;
  box-shadow: 0 1px 0 rgba(255, 255, 255, 0.55) inset;
  transition: transform 180ms ease, box-shadow 180ms ease;
}

/* ─── Skeleton loader ──────────────────────────────────────────────────────── */
@keyframes skeleton-shimmer {
  0%   { background-position: -600px 0; }
  100% { background-position: 600px 0; }
}

.property-card--skeleton {
  pointer-events: none;
}

.property-card--skeleton .skeleton-img {
  width: 100%;
  aspect-ratio: 4 / 5;
  background: linear-gradient(90deg, var(--parchment) 25%, #e8e2da 50%, var(--parchment) 75%);
  background-size: 600px 100%;
  animation: skeleton-shimmer 1.4s ease-in-out infinite;
}

.property-card--skeleton:first-child .skeleton-img {
  aspect-ratio: 4 / 5;
}

.skeleton-line {
  height: 12px;
  border-radius: 4px;
  margin: 10px 0;
  background: linear-gradient(90deg, var(--parchment) 25%, #e8e2da 50%, var(--parchment) 75%);
  background-size: 600px 100%;
  animation: skeleton-shimmer 1.4s ease-in-out infinite;
  width: 70%;
}

.skeleton-line--short { width: 40%; }
.skeleton-line--long  { width: 90%; height: 8px; }

.property-card:first-child {
  grid-column: span 2;
}

.property-card:hover {
  box-shadow: 0 22px 58px rgba(23, 19, 15, 0.14);
  transform: translateY(-4px);
}

.property-card img {
  width: 100%;
  aspect-ratio: 1.18 / 1;
  object-fit: cover;
  filter: saturate(0.88) contrast(1.04);
}

.property-card:first-child img {
  aspect-ratio: 2.07 / 1;
}

.property-content {
  padding: 20px;
}

.property-meta,
.property-footer {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 12px;
}

.property-meta {
  color: var(--oxide);
  font-size: 0.68rem;
  font-weight: 800;
  letter-spacing: 0.13em;
  text-transform: uppercase;
}

.property-card h3,
.service-item h3,
.add-on-grid h3,
.lead-form h3 {
  margin: 14px 0 9px;
  color: var(--ink);
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: clamp(1.45rem, 2.3vw, 2rem);
  font-weight: 600;
  line-height: 1;
}

.service-item h3,
.add-on-grid h3,
.lead-form h3 {
  font-size: clamp(1.35rem, 2vw, 1.72rem);
}

.property-card p {
  min-height: 70px;
  margin: 0;
  font-size: 0.94rem;
}

.property-footer {
  margin-top: 20px;
  padding-top: 18px;
  border-top: 1px solid var(--line);
}

.property-footer strong {
  line-height: 1.2;
}

.text-button {
  min-height: 38px;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: #f4efe5;
  color: var(--ink);
  font-size: 0.72rem;
  font-weight: 800;
  letter-spacing: 0.11em;
  padding: 0 13px;
  text-transform: uppercase;
}

.empty-state {
  max-width: var(--max);
  margin: 24px auto 0;
  padding: 16px;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--paper-deep);
  text-align: center;
}

.catalogue-actions {
  display: flex;
  justify-content: center;
  max-width: var(--max);
  margin: 28px auto 0;
}

.load-more-button {
  min-width: 172px;
}

.load-more-button[hidden] {
  display: none;
}

.service-section {
  background:
    linear-gradient(90deg, rgba(255, 250, 240, 0.055) 1px, transparent 1px) 0 0 / 104px 104px,
    linear-gradient(135deg, var(--graphite), #25221c);
  color: var(--ivory);
}

.service-section .section-heading,
.service-grid,
.add-on-grid,
.reviews-grid,
.form-layout {
  max-width: var(--max);
  margin-right: auto;
  margin-left: auto;
}

.service-section .section-heading p,
.service-section .service-item p {
  color: rgba(255, 250, 240, 0.68);
}

.service-grid {
  counter-reset: service;
}

.service-grid,
.add-on-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 14px;
}

.service-item {
  position: relative;
  min-height: 252px;
  padding: 28px 24px 24px;
  background: rgba(255, 250, 240, 0.055);
  border-color: rgba(255, 250, 240, 0.15);
}

.service-item::before {
  counter-increment: service;
  content: "0" counter(service);
  display: block;
  margin-bottom: 48px;
  color: rgba(255, 250, 240, 0.38);
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: 2.5rem;
  line-height: 0.8;
}

.service-item h3,
.service-item svg {
  color: var(--ivory);
}

.service-item svg,
.add-on-grid svg {
  position: absolute;
  top: 26px;
  right: 22px;
  width: 25px;
  height: 25px;
  color: var(--brass);
}

.commercial-band {
  --commercial-parallax: 0px;
  position: relative;
  display: block;
  width: 100%;
  max-width: none;
  min-height: clamp(680px, 92svh, 980px);
  margin: 0;
  overflow: hidden;
  padding: 0;
  background: #050706;
}

.commercial-band::before {
  position: absolute;
  top: 0;
  right: 0;
  left: 0;
  z-index: 2;
  height: clamp(140px, 22vh, 260px);
  background: linear-gradient(to bottom, #050706 0%, rgba(5, 7, 6, 0.76) 34%, transparent 100%);
  content: "";
  pointer-events: none;
}

.commercial-band::after {
  position: absolute;
  right: 0;
  bottom: 0;
  left: 0;
  z-index: 2;
  height: clamp(140px, 22vh, 260px);
  background: linear-gradient(to top, #050706 0%, rgba(5, 7, 6, 0.76) 34%, transparent 100%);
  content: "";
  pointer-events: none;
}

.commercial-band .split-copy {
  position: relative;
  z-index: 3;
  display: flex;
  min-height: inherit;
  width: min(820px, 62vw);
  max-width: none;
  flex-direction: column;
  justify-content: center;
  padding: clamp(86px, 10vw, 140px) clamp(18px, 5vw, 64px);
  text-shadow: 0 2px 24px rgba(0, 0, 0, 0.5);
}

.commercial-band .split-copy h2 {
  max-width: 760px;
  color: rgba(246, 242, 232, 0.9);
  font-size: clamp(2.9rem, 5.35vw, 6.2rem);
  line-height: 0.94;
  text-shadow: 0 2px 24px rgba(0, 0, 0, 0.5);
}

.commercial-title-line {
  display: block;
  opacity: 1;
  transform: translate3d(0, 0, 0);
  transition:
    opacity 760ms cubic-bezier(0.16, 1, 0.3, 1),
    transform 900ms cubic-bezier(0.16, 1, 0.3, 1);
  transition-delay: calc(80ms + (var(--line-index) * 70ms));
  will-change: opacity, transform;
}

.js-enabled .commercial-title-line {
  opacity: 0;
  transform: translate3d(0, 46px, 0);
}

.js-enabled .commercial-band.is-visible .commercial-title-line {
  opacity: 1;
  transform: translate3d(0, 0, 0);
}

.commercial-band .split-copy p:not(.eyebrow) {
  max-width: 560px;
  color: rgba(246, 242, 232, 0.76);
}

.commercial-band .split-media {
  position: absolute;
  inset: 0;
  z-index: 1;
  min-height: 0;
  overflow: hidden;
  border-radius: 0;
  opacity: 1;
  box-shadow: none;
  transition: opacity 1500ms cubic-bezier(0.16, 1, 0.3, 1);
}

.js-enabled .commercial-band .split-media {
  opacity: 0.38;
}

.js-enabled .commercial-band.is-visible .split-media {
  opacity: 1;
}

.commercial-band .split-media::after {
  position: absolute;
  inset: 0;
  z-index: 2;
  background: linear-gradient(to right, rgba(20, 18, 14, 0.92) 0%, rgba(20, 18, 14, 0.55) 45%, transparent 75%);
  content: "";
  pointer-events: none;
}

.commercial-band .split-media img {
  width: 100%;
  height: calc(100% + 240px);
  margin-top: -120px;
  object-fit: cover;
  object-position: center;
  filter: saturate(0.86) contrast(1.04) brightness(0.86);
  scale: 1;
  translate: 0 var(--commercial-parallax);
  transition: scale 2600ms cubic-bezier(0.16, 1, 0.3, 1);
  will-change: scale, translate;
}

.js-enabled .commercial-band .split-media img {
  scale: 1.12;
}

.js-enabled .commercial-band.is-visible .split-media img {
  scale: 1;
}

.split-copy {
  align-self: center;
}

.tag-list {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
  margin-top: 30px;
}

.tag-list span {
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 10px 12px;
  background: rgba(255, 250, 240, 0.72);
  font-size: 0.72rem;
  font-weight: 800;
  letter-spacing: 0.09em;
  text-transform: uppercase;
}

.commercial-tags {
  margin-top: clamp(26px, 3.2vw, 44px);
}

.tag-list.commercial-tags span {
  border-color: rgba(197, 155, 91, 0.56);
  background: rgba(20, 18, 14, 0.36);
  color: rgba(246, 242, 232, 0.88);
}

@media (max-width: 900px) {
  .commercial-band {
    min-height: 88svh;
    padding: 0;
  }

  .commercial-band .split-copy {
    width: min(100%, 720px);
  }

  .commercial-band .split-copy h2 {
    max-width: 100%;
    font-size: clamp(2.7rem, 10vw, 5.2rem);
    line-height: 0.96;
  }

  .commercial-band .split-media::after {
    background: linear-gradient(to right, rgba(20, 18, 14, 0.94) 0%, rgba(20, 18, 14, 0.72) 55%, rgba(20, 18, 14, 0.28) 100%);
  }
}

.add-on-grid article {
  position: relative;
  min-height: 230px;
  padding: 28px 24px;
  background: rgba(255, 250, 240, 0.78);
  box-shadow: 0 1px 0 rgba(255, 255, 255, 0.6) inset;
}

.add-on-grid {
  display: flex;
  min-height: clamp(420px, 48vw, 620px);
  align-items: stretch;
  gap: 10px;
}

.add-on-grid .add-on-card {
  position: relative;
  flex: 1;
  min-width: 0;
  overflow: hidden;
  padding: 0;
  border-color: rgba(246, 242, 232, 0.16);
  background: #111713;
  color: var(--ivory);
  isolation: isolate;
  z-index: 1;
  transition:
    flex 600ms cubic-bezier(0.16, 0.84, 0.34, 1),
    border-color 240ms ease,
    background 240ms ease;
}

.add-on-grid .add-on-card.is-active {
  flex: 7;
  border-color: rgba(246, 242, 232, 0.36);
  z-index: 2;
}

.add-on-trigger {
  position: absolute;
  inset: 0;
  z-index: 3;
  display: flex;
  min-width: 0;
  flex-direction: column;
  align-items: flex-start;
  justify-content: flex-end;
  gap: 18px;
  border: 0;
  background:
    linear-gradient(180deg, rgba(9, 13, 11, 0.1), rgba(9, 13, 11, 0.88)),
    transparent;
  color: inherit;
  cursor: pointer;
  font: inherit;
  padding: 24px;
  text-align: left;
}

.add-on-number {
  position: absolute;
  top: 22px;
  left: 22px;
  z-index: 4;
  color: rgba(246, 242, 232, 0.56);
  font-size: 0.68rem;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-shadow: 0 2px 18px rgba(0, 0, 0, 0.42);
  transition:
    color 280ms ease,
    font-size 520ms cubic-bezier(0.16, 0.84, 0.34, 1),
    font-weight 520ms cubic-bezier(0.16, 0.84, 0.34, 1),
    letter-spacing 520ms cubic-bezier(0.16, 0.84, 0.34, 1),
    transform 520ms cubic-bezier(0.16, 0.84, 0.34, 1);
}

.add-on-card.is-active .add-on-number {
  color: rgba(246, 242, 232, 0.74);
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: clamp(3.5rem, 5.3vw, 5.8rem);
  font-weight: 500;
  letter-spacing: 0.01em;
  line-height: 0.85;
  transform: translate3d(0, -2px, 0);
}

.add-on-trigger h3 {
  position: relative;
  z-index: 2;
  max-width: 10ch;
  margin: 0;
  color: rgba(246, 242, 232, 0.84);
  font-size: clamp(1.45rem, 2.35vw, 2.4rem);
  text-shadow: 0 2px 24px rgba(0, 0, 0, 0.55);
  transition:
    color 220ms ease,
    transform 560ms cubic-bezier(0.16, 1, 0.3, 1);
}

.add-on-card:not(.is-active) .add-on-trigger h3 {
  writing-mode: vertical-rl;
  transform: rotate(180deg);
}

.add-on-card.is-active .add-on-trigger {
  inset: 0 auto 0 0;
  width: min(420px, 52%);
  padding: 24px;
  background: transparent;
  pointer-events: none;
}

.add-on-card.is-active .add-on-trigger h3 {
  color: var(--ivory);
  position: absolute;
  left: 24px;
  bottom: calc(10% + clamp(74px, 7vw, 96px));
  max-width: min(360px, 48vw);
}

.add-on-panel {
  position: absolute;
  inset: 0;
  z-index: 1;
  margin: 0;
  opacity: 0;
  transform: scale(1.05);
  transition:
    opacity 520ms ease,
    transform 900ms cubic-bezier(0.16, 1, 0.3, 1);
}

.add-on-card.is-active .add-on-panel {
  opacity: 1;
  transform: scale(1);
}

.add-on-card.is-active .add-on-panel::after {
  position: absolute;
  inset: 0;
  z-index: 1;
  background:
    linear-gradient(
      to top,
      rgba(20, 18, 14, 0.94) 0%,
      rgba(20, 18, 14, 0.55) 32%,
      transparent 60%
    );
  content: "";
  pointer-events: none;
}

.add-on-panel img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  filter: saturate(0.82) contrast(1.03) brightness(0.82);
}

.add-on-card.is-active .add-on-panel img {
  object-fit: cover;
}

.add-on-card[data-media-position="transport"] .add-on-panel img {
  object-position: center bottom;
}

.add-on-card[data-media-position="cleaning"] .add-on-panel img {
  object-position: center 70%;
}

.add-on-card[data-media-position="renovation"] .add-on-panel img {
  object-position: center bottom;
}

.add-on-card[data-media-position="moving"] .add-on-panel img {
  object-position: right bottom;
}

.add-on-panel figcaption {
  position: absolute;
  left: 24px;
  bottom: 10%;
  z-index: 2;
  width: min(380px, 48%);
  color: rgba(241, 236, 225, 0.92);
  opacity: 0;
  transform: translate3d(0, 18px, 0);
  transition:
    opacity 420ms ease 160ms,
    transform 620ms cubic-bezier(0.16, 1, 0.3, 1) 160ms;
}

.add-on-card.is-active .add-on-panel figcaption {
  opacity: 1;
  transform: translate3d(0, 0, 0);
}

.add-on-panel p {
  position: relative;
  z-index: 2;
  margin: 0;
  color: inherit;
  font-size: clamp(0.98rem, 1.25vw, 1.1rem);
  line-height: 1.55;
}

#services .add-on-panel p {
  color: rgba(241, 236, 225, 0.92);
  text-shadow: 0 2px 24px rgba(0, 0, 0, 0.55);
}

#services {
  position: relative;
  z-index: 6;
}

#services::after {
  position: absolute;
  right: 0;
  bottom: 0;
  left: 0;
  z-index: 4;
  height: clamp(150px, 22vw, 340px);
  background: linear-gradient(to bottom, transparent 0%, rgba(5, 7, 6, 0.68) 58%, #050706 100%);
  content: "";
  pointer-events: none;
}

#services .section-heading {
  max-width: min(1280px, calc(100vw - 48px));
  text-align: left;
}

#services .section-heading > * {
  margin-right: auto;
  margin-left: 0;
}

#services .section-heading .eyebrow {
  margin-bottom: clamp(12px, 2vw, 22px);
  color: rgba(246, 242, 232, 0.46);
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: clamp(1.2rem, 2vw, 2.2rem);
  font-style: italic;
  font-weight: 500;
  letter-spacing: 0;
  text-transform: uppercase;
}

#services-title {
  max-width: none;
  margin: 0;
  color: rgba(246, 242, 232, 0.86);
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: clamp(5.4rem, 10.8vw, 12.8rem);
  font-weight: 500;
  line-height: 0.78;
  text-transform: uppercase;
}

#services .section-subtitle {
  max-width: min(900px, 82vw);
  margin: clamp(18px, 2.6vw, 34px) 0 0;
  color: rgba(246, 242, 232, 0.64);
  font-size: clamp(1.05rem, 1.45vw, 1.35rem);
  line-height: 1.45;
}

@media (max-width: 760px) {
  .add-on-grid {
    min-height: auto;
    flex-direction: column;
  }

  .add-on-grid .add-on-card {
    flex: 0 0 92px;
    min-height: 92px;
  }

  .add-on-grid .add-on-card.is-active {
    flex-basis: 440px;
  }

  .add-on-trigger {
    min-height: 92px;
    flex-direction: row;
    align-items: center;
    justify-content: flex-start;
    padding: 18px;
  }

  .add-on-number {
    position: static;
  }

  .add-on-card.is-active .add-on-number {
    position: absolute;
    top: 18px;
    left: 18px;
    font-size: clamp(2.9rem, 14vw, 4.2rem);
  }

  .add-on-card:not(.is-active) .add-on-trigger h3 {
    writing-mode: horizontal-tb;
    transform: none;
  }

  .add-on-card.is-active .add-on-trigger {
    width: 100%;
    align-items: flex-start;
    background:
      linear-gradient(180deg, rgba(9, 13, 11, 0.88), rgba(9, 13, 11, 0.18) 72%, rgba(9, 13, 11, 0)),
      transparent;
  }

  .add-on-panel figcaption {
    right: 18px;
    bottom: 22px;
    left: 18px;
    width: auto;
  }
}

.reviews-section {
  background:
    linear-gradient(180deg, rgba(229, 216, 197, 0.72), rgba(244, 239, 229, 0.96)),
    var(--paper-deep);
}

.reviews-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 16px;
}

.reviews-grid figure {
  margin: 0;
  padding: 28px;
  background: rgba(255, 250, 240, 0.55);
}

.reviews-grid blockquote {
  margin: 0;
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: clamp(1.32rem, 2vw, 1.62rem);
  font-weight: 500;
  line-height: 1.2;
}

.reviews-grid figcaption {
  margin-top: 28px;
  color: var(--oxide);
  font-size: 0.72rem;
  font-weight: 800;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.forms-band {
  background:
    linear-gradient(90deg, rgba(17, 17, 14, 0.78), rgba(17, 17, 14, 0.56)),
    url("https://images.unsplash.com/photo-1600585154340-be6161a56a0c?auto=format&fit=crop&w=1800&q=86") center/cover;
  color: var(--ivory);
}

.forms-band .section-heading p,
.forms-band .lead-form {
  color: rgba(255, 250, 240, 0.72);
}

.form-layout {
  display: flex;
  max-width: min(760px, 100%);
  justify-content: center;
}

.lead-form {
  position: relative;
  display: grid;
  width: 100%;
  gap: clamp(22px, 3vw, 32px);
  padding: clamp(26px, 5vw, 52px);
  border: 1px solid rgba(246, 242, 232, 0.12);
  background: rgba(11, 16, 14, 0.72);
  box-shadow: 0 34px 110px rgba(0, 0, 0, 0.34);
  backdrop-filter: blur(14px);
}

.lead-form h3 {
  margin: 0;
  color: var(--ivory);
  font-family: "Fraunces", "Cormorant Garamond", Georgia, serif;
  font-size: clamp(2.35rem, 4.8vw, 4.7rem);
  font-weight: 500;
  line-height: 0.9;
  text-transform: uppercase;
}

.lead-form span {
  color: rgba(246, 242, 232, 0.5);
}

.lead-form-toggle {
  display: inline-flex;
  align-items: center;
  justify-self: start;
  gap: clamp(18px, 3vw, 34px);
  border-bottom: 1px solid rgba(236, 230, 219, 0.12);
}

.lead-toggle {
  position: relative;
  min-height: 42px;
  padding: 0 0 12px;
  border: 0;
  background: transparent;
  color: rgba(246, 242, 232, 0.52);
  font-size: 0.74rem;
  font-weight: 800;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.lead-toggle::after {
  position: absolute;
  right: 0;
  bottom: -1px;
  left: 0;
  height: 1px;
  background: var(--accent);
  content: "";
  opacity: 0;
  transform: scaleX(0.5);
  transition: opacity 180ms ease, transform 180ms ease;
}

.lead-toggle.active {
  color: rgba(246, 242, 232, 0.94);
}

.lead-toggle.active::after {
  opacity: 1;
  transform: scaleX(1);
}

.lead-form label {
  display: grid;
  gap: 3px;
}

.lead-form label > span,
.lead-form [data-lead-label] {
  color: rgba(246, 242, 232, 0.48);
  font-size: 0.66rem;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.lead-form input:not([type="hidden"]),
.lead-form textarea {
  width: 100%;
  border: 0;
  border-bottom: 1px solid rgba(236, 230, 219, 0.2);
  border-radius: 0;
  background: transparent;
  color: rgba(246, 242, 232, 0.92);
  font: inherit;
  outline: 0;
  transition: border-color 180ms ease;
}

.lead-form input:not([type="hidden"]) {
  min-height: 34px;
  padding: 0;
}

.lead-form textarea {
  min-height: 92px;
  padding: 6px 0 10px;
  resize: vertical;
}

.lead-form input:not([type="hidden"]):focus,
.lead-form textarea:focus {
  border-bottom-color: rgba(200, 118, 58, 0.86);
}

.lead-form input::placeholder,
.lead-form textarea::placeholder {
  color: rgba(246, 242, 232, 0.34);
}

.lead-dynamic-fields {
  position: relative;
  display: grid;
  min-height: 176px;
}

.lead-fields {
  grid-area: 1 / 1;
  display: grid;
  gap: clamp(14px, 2.2vw, 22px);
  opacity: 0;
  pointer-events: none;
  transform: translate3d(0, 8px, 0);
  transition:
    opacity 220ms cubic-bezier(0.16, 0.84, 0.34, 1),
    transform 220ms cubic-bezier(0.16, 0.84, 0.34, 1);
}

.lead-fields.active {
  opacity: 1;
  pointer-events: auto;
  transform: translate3d(0, 0, 0);
}

.lead-select {
  position: relative;
}

.lead-select-trigger {
  position: relative;
  width: 100%;
  min-height: 34px;
  padding: 0 36px 0 0;
  border: 0;
  border-bottom: 1px solid rgba(236, 230, 219, 0.2);
  border-radius: 0;
  background: transparent;
  color: rgba(246, 242, 232, 0.9);
  font: inherit;
  text-align: left;
  transition: border-color 180ms ease;
}

.lead-select-trigger::after {
  position: absolute;
  top: 50%;
  right: 2px;
  width: 8px;
  height: 8px;
  border-right: 1px solid rgba(246, 242, 232, 0.72);
  border-bottom: 1px solid rgba(246, 242, 232, 0.72);
  content: "";
  transform: translateY(-65%) rotate(45deg);
  transition: transform 180ms ease;
}

.lead-select.open .lead-select-trigger {
  border-bottom-color: rgba(200, 118, 58, 0.86);
}

.lead-select.open .lead-select-trigger::after {
  transform: translateY(-20%) rotate(225deg);
}

.lead-select-menu {
  position: absolute;
  z-index: 14;
  top: calc(100% + 10px);
  right: 0;
  left: 0;
  overflow: hidden;
  border: 1px solid rgba(236, 230, 219, 0.14);
  border-radius: 4px;
  background: var(--ink-2);
  box-shadow: 0 26px 70px rgba(0, 0, 0, 0.35);
  opacity: 0;
  pointer-events: none;
  transform: translateY(-6px);
  transition: opacity 180ms ease, transform 180ms ease;
}

.lead-select.open .lead-select-menu {
  opacity: 1;
  pointer-events: auto;
  transform: translateY(0);
}

.lead-select-menu button {
  display: block;
  width: 100%;
  min-height: 44px;
  padding: 0 14px;
  border: 0;
  border-bottom: 1px solid rgba(236, 230, 219, 0.1);
  background: transparent;
  color: rgba(246, 242, 232, 0.66);
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.04em;
  text-align: left;
}

.lead-select-menu button:last-child {
  border-bottom: 0;
}

.lead-select-menu button:hover,
.lead-select-menu button:focus-visible,
.lead-select-menu button[aria-selected="true"] {
  background: rgba(246, 242, 232, 0.055);
  color: rgba(246, 242, 232, 0.94);
}

.lead-form .button {
  justify-self: start;
  width: auto;
  min-height: 42px;
  padding: 0 24px;
  border: 1px solid rgba(200, 118, 58, 0.76);
  background: transparent;
  color: rgba(246, 242, 232, 0.92);
}

.lead-form .button:hover,
.lead-form .button:focus-visible {
  background: var(--accent);
  color: var(--ivory);
}

.form-status {
  min-height: 24px;
  margin: 0;
  color: #c9d6b5;
  font-weight: 800;
}

.contact-section {
  align-items: stretch;
}

.contact-copy {
  align-self: center;
}

address {
  margin: 26px 0;
  color: var(--ink);
  font-style: normal;
}

.contact-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
}

.contact-address-band {
  display: grid;
  grid-column: 1 / -1;
  gap: clamp(8px, 1vw, 14px);
  width: 100%;
  min-width: 0;
  margin-top: clamp(26px, 4vw, 54px);
  padding-top: clamp(22px, 3vw, 38px);
  border-top: 1px solid rgba(236, 230, 219, 0.14);
}

.contact-address-band strong {
  display: block;
  max-width: 100%;
  color: rgba(246, 242, 232, 0.92);
  font-family: "Fraunces", "Cormorant Garamond", Georgia, serif;
  font-size: clamp(3.1rem, 10.2vw, 9.8rem);
  font-weight: 500;
  letter-spacing: 0;
  line-height: 0.82;
  text-transform: uppercase;
  overflow-wrap: normal;
}

.contact-address-band strong span {
  color: rgba(200, 118, 58, 0.9);
}

.contact-address-band small {
  color: rgba(246, 242, 232, 0.46);
  font-size: clamp(0.68rem, 1vw, 0.82rem);
  font-weight: 800;
  letter-spacing: 0.14em;
  line-height: 1.35;
  text-transform: uppercase;
}

.map-frame {
  min-height: 440px;
  overflow: hidden;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: #14120e;
  box-shadow: var(--shadow);
}

.map-frame iframe {
  display: block;
  width: 100%;
  height: 100%;
  min-height: 440px;
  border: 0;
}

.floating-chat {
  position: fixed;
  right: 22px;
  bottom: 22px;
  z-index: 55;
  display: grid;
  width: 58px;
  height: 58px;
  place-items: center;
  border: 1px solid rgba(255, 250, 240, 0.18);
  border-radius: 50%;
  background: var(--oxide);
  color: var(--ivory);
  box-shadow: 0 20px 44px rgba(157, 79, 53, 0.34);
}

.floating-chat svg {
  width: 25px;
  height: 25px;
}

.chat-drawer {
  position: fixed;
  z-index: 70;
  top: 0;
  right: 0;
  display: grid;
  grid-template-rows: auto 1fr auto;
  width: min(430px, 100vw);
  height: 100svh;
  border-left: 1px solid rgba(236, 230, 219, 0.14);
  background:
    linear-gradient(145deg, rgba(246, 242, 232, 0.035), rgba(246, 242, 232, 0.012)),
    #14120e;
  color: rgba(246, 242, 232, 0.86);
  color-scheme: dark;
  box-shadow: -28px 0 80px rgba(0, 0, 0, 0.38);
  transform: translateX(104%);
  transition: transform 220ms ease;
}

.chat-drawer.open {
  transform: translateX(0);
}

.chat-header {
  display: flex;
  align-items: flex-start;
  justify-content: space-between;
  gap: 16px;
  padding: 18px 22px 16px;
  border-bottom: 1px solid rgba(236, 230, 219, 0.1);
}

.chat-header .eyebrow {
  color: rgba(200, 118, 58, 0.92);
}

.chat-header h2 {
  margin: 2px 0 0;
  color: rgba(246, 242, 232, 0.94);
  font-family: "Fraunces", "Cormorant Garamond", Georgia, serif;
  font-size: 1.72rem;
  font-weight: 500;
  line-height: 0.94;
}

.chat-header .icon-button {
  flex: 0 0 auto;
  width: 38px;
  height: 38px;
  border-color: rgba(236, 230, 219, 0.12);
  background: transparent;
  color: rgba(246, 242, 232, 0.72);
}

.chat-header .icon-button:hover,
.chat-header .icon-button:focus-visible {
  border-color: rgba(200, 118, 58, 0.42);
  background: rgba(200, 118, 58, 0.08);
  color: var(--ivory);
}

.chat-log {
  display: flex;
  flex-direction: column;
  gap: 14px;
  padding: 22px;
  overflow-y: auto;
  overscroll-behavior: contain;
  background: rgba(11, 16, 14, 0.18);
  -webkit-overflow-scrolling: touch;
}

.message {
  max-width: 86%;
  margin: 0;
  color: rgba(246, 242, 232, 0.84);
  font-size: 0.94rem;
  line-height: 1.5;
}

.message-agent {
  align-self: flex-start;
  max-width: 94%;
  padding: 2px 0 2px 14px;
  border-left: 1px solid rgba(200, 118, 58, 0.7);
  background: transparent;
  color: rgba(246, 242, 232, 0.68);
}

.message-client {
  align-self: flex-end;
  padding: 10px 0 10px 14px;
  border-left: 1px solid rgba(236, 230, 219, 0.16);
  background: transparent;
  color: rgba(246, 242, 232, 0.9);
}

.chat-prompts {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
  padding-top: 4px;
}

.chat-prompt {
  min-height: 32px;
  padding: 0 12px;
  border: 1px solid rgba(236, 230, 219, 0.16);
  border-radius: 999px;
  background: transparent;
  color: rgba(246, 242, 232, 0.62);
  font-size: 0.68rem;
  font-weight: 800;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.chat-prompt:hover,
.chat-prompt:focus-visible {
  border-color: rgba(200, 118, 58, 0.58);
  color: rgba(246, 242, 232, 0.92);
}

.chat-form {
  display: flex;
  align-items: end;
  gap: 14px;
  padding: 16px 22px 20px;
  border-top: 1px solid rgba(236, 230, 219, 0.1);
  background: #14120e;
}

.chat-form input {
  flex: 1 1 auto;
  width: auto;
  min-width: 0;
  min-height: 40px;
  padding: 0 0 10px;
  border: 0;
  border-bottom: 1px solid rgba(236, 230, 219, 0.2);
  border-radius: 0;
  background: transparent;
  color: rgba(246, 242, 232, 0.92);
  font-family: "Inter", system-ui, sans-serif;
  outline: 0 !important;
  appearance: none;
  -webkit-appearance: none;
  box-shadow: none !important;
}

.chat-form input::placeholder {
  color: rgba(246, 242, 232, 0.38);
}

.chat-form input:focus {
  outline: 0 !important;
  border-bottom-color: rgba(200, 118, 58, 0.82);
  box-shadow: none !important;
}

.chat-form .icon-button {
  flex: 0 0 40px;
  width: 40px;
  height: 40px;
  border: 0;
  background: transparent;
  color: rgba(200, 118, 58, 0.95);
  outline: 0;
}

.chat-form .icon-button:hover,
.chat-form .icon-button:focus-visible {
  background: transparent;
  color: var(--ivory);
}

.site-footer {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 20px;
  padding: 26px clamp(18px, 5vw, 64px);
  border-top: 1px solid var(--line-dark);
  background: var(--graphite);
  color: var(--ivory);
}

.site-footer p {
  margin: 0;
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: 1.35rem;
}

.site-footer div {
  display: flex;
  flex-wrap: wrap;
  gap: 18px;
  color: rgba(255, 250, 240, 0.72);
  font-size: 0.75rem;
  font-weight: 800;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

/* Reference-led visual direction: dark editorial luxury system. */
body {
  background: #0b100e;
  color: rgba(246, 242, 232, 0.86);
}

.site-header {
  top: 0;
  left: 0;
  right: 0;
  grid-template-columns: auto 1fr auto auto;
  padding: 14px clamp(20px, 3vw, 42px) 18px;
  border: 0;
  border-bottom: 1px solid rgba(246, 242, 232, 0.24);
  border-radius: 0;
  background: transparent;
  box-shadow: none;
}

.site-header.scrolled,
.site-header.open {
  top: 0;
  border-color: rgba(246, 242, 232, 0.16);
  background: rgba(9, 14, 12, 0.82);
  color: var(--ivory);
  box-shadow: none;
}

.brand {
  min-width: 126px;
}

.brand-mark {
  display: none;
}

.brand strong {
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: 1.35rem;
  font-weight: 700;
  letter-spacing: 0.05em;
}

.brand small {
  display: none;
}

.main-nav {
  gap: clamp(14px, 1.8vw, 28px);
  font-size: 0.68rem;
  color: rgba(246, 242, 232, 0.76);
}

.header-action {
  min-height: 38px;
  padding: 0 20px;
  border-color: rgba(246, 242, 232, 0.42);
  border-radius: 999px;
  background: rgba(246, 242, 232, 0.04);
  color: rgba(246, 242, 232, 0.9);
  font-size: 0.7rem;
  font-weight: 800;
  letter-spacing: 0.13em;
  transition: background 180ms ease, border-color 180ms ease, color 180ms ease;
}

.header-action:hover,
.header-action:focus-visible {
  border-color: rgba(246, 242, 232, 0.82);
  background: rgba(246, 242, 232, 0.1);
  color: var(--ivory);
}

.language-switch {
  display: inline-flex;
  align-items: center;
  gap: 7px;
  color: rgba(246, 242, 232, 0.62);
  font-size: 0.68rem;
  font-weight: 800;
  letter-spacing: 0.1em;
}

.language-switch button {
  min-width: 24px;
  border: 0;
  background: transparent;
  color: inherit;
  font: inherit;
  padding: 0;
}

.language-switch button.active {
  color: var(--ivory);
}

.language-switch button:not(:last-child)::after {
  content: "";
  display: inline-block;
  width: 18px;
  height: 1px;
  margin-left: 7px;
  vertical-align: middle;
  background: rgba(246, 242, 232, 0.38);
}

.hero {
  position: fixed;
  top: 0;
  right: 0;
  left: 0;
  z-index: 1;
  height: 100svh;
  min-height: 100svh;
  padding: 0 clamp(22px, 4vw, 48px) 30px;
  border-bottom: 1px solid rgba(246, 242, 232, 0.18);
  background: #0b100e;
}

body.past-hero-stage .hero {
  opacity: 0;
  pointer-events: none;
}

.hero::after {
  display: none;
}

.hero-media {
  background: url("assets/images/uploads/modern-minimalist-house.jpg") center/cover;
  filter: saturate(0.78) contrast(1.04) brightness(0.74);
}

.hero-overlay {
  background:
    linear-gradient(90deg, rgba(6, 10, 9, 0.72), rgba(6, 10, 9, 0.18) 52%, rgba(6, 10, 9, 0.64)),
    linear-gradient(0deg, rgba(6, 10, 9, 0.82), rgba(6, 10, 9, 0.1) 58%, rgba(6, 10, 9, 0.34));
}

.hero-content {
  width: 100%;
  padding: 0;
  border-left: 0;
}

.hero h1 {
  position: relative;
  z-index: 2;
  display: flex;
  align-items: flex-end;
  max-width: none;
  margin: 0 0 clamp(10px, 2vw, 26px);
  padding: 0.05em 0 0.08em;
  color: #fffaf0;
  font-size: clamp(6.4rem, 18vw, 20rem);
  font-weight: 500;
  letter-spacing: 0;
  line-height: 0.84;
  text-transform: uppercase;
  opacity: 0;
  transform: translateX(-6vw) scale(1.12);
  transform-origin: left center;
  animation: heroWordExpand 3200ms cubic-bezier(0.16, 1, 0.3, 1) 900ms forwards;
}

.hero h1 span {
  display: inline-block;
  opacity: 1;
  transform: none;
}

.hero h1 span:nth-child(5) {
  transform-origin: 50% 50%;
  transition: none;
}

.hero h1 .hero-final-a {
  position: relative;
  width: 0.68em;
  height: 0.82em;
  margin-left: 0.02em;

  transform:
    translateY(var(--hero-a-drop, 0px))
    rotate(var(--hero-a-rotation, 0deg))
    scale(var(--hero-a-scale, 1));
  transform-origin: 50% 46%;
  will-change: transform;
}

.hero h1 .hero-a-letter {
  position: absolute;
  inset: -0.02em 0 0;
  font: inherit;
  line-height: 0.84;
  opacity: var(--hero-a-letter-opacity, 1);
  will-change: opacity;
}

.hero-final-a .hero-a-mark {
  position: absolute;
  inset: 0;
  opacity: var(--hero-a-mark-opacity, 0);
  pointer-events: none;
  will-change: opacity;
}

.hero-a-mark::before {
  position: absolute;
  inset: 0.07em 0 0.05em;
  background: currentColor;
  clip-path: polygon(50% 0%, 88% 100%, 79% 100%, 50% 41%, 21% 100%, 12% 100%);
  content: "";
}

.hero-final-a .hero-a-crossbar {
  position: absolute;
  top: 0.52em;
  right: 0.27em;
  left: 0.27em;
  height: 0.022em;
  border-radius: 999px;
  background: currentColor;
  transform-origin: center;
  pointer-events: none;

  opacity: var(--hero-a-crossbar-opacity, 0);
  transform: scaleX(var(--hero-a-crossbar-scale, 1));
  will-change: transform, opacity;
}

@keyframes heroWordExpand {
  0% {
    opacity: 0;
    letter-spacing: 0.32em;
    transform: translateX(-6vw) scale(1.12);
  }

  20% {
    opacity: 1;
  }

  62% {
    opacity: 1;
    letter-spacing: 0.32em;
    transform: translateX(0) scale(1.12);
  }

  100% {
    opacity: 1;
    letter-spacing: 0;
    transform: translateX(clamp(-10px, -1vw, -4px)) scale(1);
  }
}

.hero-aside {
  position: absolute;
  z-index: 3;
  right: clamp(28px, 6vw, 108px);
  bottom: clamp(230px, 30vw, 405px);
  width: min(470px, 38vw);
  color: var(--ivory);
}

.hero-aside h2 {
  margin: 0;
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: clamp(1.55rem, 2.1vw, 2.2rem);
  font-style: italic;
  font-weight: 600;
  line-height: 0.94;
  text-transform: uppercase;
}

.hero-aside p {
  margin: 22px 0 0;
  color: rgba(246, 242, 232, 0.72);
  font-size: clamp(0.88rem, 1.05vw, 1rem);
  line-height: 1.5;
}

.hero-shortcuts {
  position: absolute;
  z-index: 4;
  right: clamp(28px, 7vw, 126px);
  bottom: clamp(168px, 20vw, 238px);
  display: grid;
  width: min(330px, 32vw);
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 8px;
  opacity: 0;
  pointer-events: none;
  transform: translate3d(18px, 0, 0);
  transition:
    opacity 560ms ease,
    transform 760ms cubic-bezier(0.16, 1, 0.3, 1);
}

.hero-shortcuts a {
  display: inline-flex;
  align-items: center;
  justify-content: space-between;
  min-width: 0;
  min-height: 48px;
  padding: 0 14px;
  border: 1px solid rgba(246, 242, 232, 0.28);
  border-radius: 2px;
  background: rgba(11, 16, 14, 0.28);
  color: rgba(246, 242, 232, 0.9);
  font-size: 0.68rem;
  font-weight: 800;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  backdrop-filter: blur(14px);
  box-shadow: 0 20px 48px rgba(0, 0, 0, 0.18);
  transition:
    border-color 180ms ease,
    background 180ms ease,
    color 180ms ease,
    transform 180ms ease;
}

.hero-shortcuts a::before {
  color: rgba(246, 242, 232, 0.54);
  font-size: 0.56rem;
  letter-spacing: 0.08em;
}

.hero-shortcuts a:nth-child(1)::before {
  content: "01";
}

.hero-shortcuts a:nth-child(2)::before {
  content: "02";
}

.hero-shortcuts a::after {
  width: 18px;
  height: 1px;
  margin-left: 8px;
  background: currentColor;
  content: "";
  opacity: 0.42;
  transition:
    opacity 180ms ease,
    transform 180ms ease;
}

.hero-shortcuts a:hover {
  border-color: rgba(246, 242, 232, 0.82);
  background: rgba(246, 242, 232, 0.12);
  color: var(--ivory);
  transform: translateY(-2px);
}

.hero-shortcuts a:hover::after {
  opacity: 0.8;
  transform: translateX(3px);
}

body.hero-shortcuts-active .hero-shortcuts {
  opacity: 1;
  pointer-events: auto;
  transform: translate3d(0, 0, 0);
}

.small-pill {
  display: inline-flex;
  align-items: center;
  min-height: 34px;
  margin-top: 20px;
  padding: 0 15px;
  border: 1px solid rgba(246, 242, 232, 0.72);
  border-radius: 999px;
  color: var(--ivory);
  font-size: 0.68rem;
  font-weight: 800;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.small-pill {
}

.scroll-cue {
  position: absolute;
  z-index: 3;
  right: clamp(20px, 2.4vw, 44px);
  top: 228px;
  bottom: auto;
  display: grid;
  justify-items: center;
  gap: 16px;
  border: 0;
  padding: 0;
  width: 34px;
  height: calc(100svh - 258px);
  min-height: 0;
  margin: 0;
  overflow: visible;
  background: transparent;
  color: rgba(246, 242, 232, 0.64);
  opacity: 0;
  pointer-events: none;
  transform: translateY(-10px);
  transition: opacity 520ms ease, transform 700ms cubic-bezier(0.22, 1, 0.36, 1);
}

body.hero-cursor-active .scroll-cue {
  opacity: 1;
  pointer-events: auto;
  transform: translateY(0);
}

.scroll-cue span {
  writing-mode: vertical-rl;
  color: rgba(246, 242, 232, 0.68);
  font-size: 0.88rem;
  letter-spacing: 0.48em;
  line-height: 1;
  text-transform: uppercase;
}

.scroll-cue::after {
  display: block;
  width: 1px;
  height: calc(100svh - 440px);
  background: rgba(246, 242, 232, 0.36);
  content: "";
  transform-origin: top;
  transform: scaleY(0);
  transition: transform 2200ms cubic-bezier(0.16, 1, 0.3, 1);
}

body.hero-cursor-active .scroll-cue::after {
  transform: scaleY(1);
}

.hero-cover-layer {
  --hero-cover-progress: 0;
  position: fixed;
  z-index: 3;
  top: var(--hero-cover-top, 73px);
  right: 0;
  bottom: 0;
  left: 0;
  pointer-events: none;
  background: #f4efe5;
  box-shadow: 0 -24px 70px rgba(7, 11, 10, 0.2);
  opacity: var(--hero-cover-visible, 0);
  transform: translate3d(0, calc((1 - var(--hero-cover-progress)) * 100%), 0);
  transition: opacity 60ms linear;
  will-change: transform, opacity;
}

.hero-cover-layer::before {
  position: absolute;
  top: 0;
  right: 0;
  left: 0;
  height: 2px;
  background:
    linear-gradient(90deg, rgba(157, 79, 53, 0), rgba(157, 79, 53, 0.48) 14%, rgba(157, 79, 53, 0.48) 86%, rgba(157, 79, 53, 0));
  content: "";
  opacity: clamp(0, calc(var(--hero-cover-progress) * 2.4), 1);
  transform: scaleX(clamp(0, calc(var(--hero-cover-progress) * 1.25), 1));
  transform-origin: center;
  will-change: transform, opacity;
}

.intro-band {
  --about-progress: 0;
  --about-cover: 0;
  --about-settle: 0;
  --about-darken: 0;
  --about-detail: 0;
  --about-exit: 0;
  --metrics-line: 0;
  position: relative;
  z-index: 4;
  min-height: 610svh;
  width: 100vw;
  margin-top: 240svh;
  margin-left: calc(50% - 50vw);
  padding: 0 clamp(18px, 5vw, 64px) clamp(176px, 27svh, 352px);
  overflow: visible;
  background: #f4efe5;
  color: #0b100e;
}

.intro-band::before {
  display: none;
}

.about-editorial {
  position: sticky;
  top: 0;
  z-index: 1;
  display: grid;
  height: 100svh;
  min-height: 100svh;
  padding-top: 76px;
  overflow: visible;
  grid-template-columns: minmax(0, 1.04fr) minmax(260px, 0.62fr);
  grid-template-rows: auto 1fr auto;
  gap: clamp(22px, 4.6vw, 68px);
  max-width: var(--max);
  margin: 0 auto;
  align-items: center;
}

.about-editorial > .eyebrow {
  position: absolute;
  top: 12%;
  left: clamp(0px, 2vw, 26px);
  z-index: 2;
  color: rgba(11, 16, 14, 0.34);
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: clamp(3.8rem, 5.8vw, 7.2rem);
  font-style: italic;
  font-weight: 500;
  letter-spacing: 0;
  text-transform: uppercase;
  opacity: min(clamp(0, calc((var(--about-settle) - 0.18) * 3.2), 1), calc(1 - var(--about-exit)));
}

.about-editorial h2 {
  position: absolute;
  top: 54%;
  left: 50%;
  max-width: min(100%, 1180px);
  width: 100%;
  color: rgba(11, 16, 14, calc(0.26 + (var(--about-darken) * 0.64)));
  font-size: clamp(4.2rem, 8.7vw, 9.8rem);
  line-height: 0.9;
  text-align: center;
  text-transform: uppercase;
  opacity: min(clamp(0, calc((var(--about-progress) - 0.05) * 7), 1), calc(1 - var(--about-exit)));
  transform:
    translate3d(-50%, -50%, 0)
    translate3d(calc(var(--about-settle) * -34vw), calc(var(--about-settle) * -4vh), 0)
    translate3d(0, calc(var(--about-exit) * -48vh), 0)
    scale(calc(1 - (var(--about-settle) * 0.66)));
  transform-origin: center center;
  backface-visibility: hidden;
  will-change: transform, opacity;
}

.about-editorial h2 em {
  display: block;
  font-style: italic;
}

.about-media {
  position: absolute;
  top: 50%;
  right: clamp(470px, 39vw, 590px);
  width: min(310px, 23vw);
  margin: 0;
  opacity: min(clamp(0, calc((var(--about-settle) - 0.58) * 5), 1), calc(1 - var(--about-exit)));
  transform:
    translate3d(calc((1 - var(--about-settle)) * 90px), -50%, 0)
    translate3d(0, calc(var(--about-exit) * -48vh), 0)
    scale(calc(0.94 + (var(--about-settle) * 0.06)));
  backface-visibility: hidden;
  will-change: transform, opacity;
}

.about-media img {
  width: 100%;
  aspect-ratio: 0.82 / 1;
  object-fit: cover;
  filter: saturate(0.82) contrast(1.02) brightness(0.96);
}

.intro-copy {
  position: absolute;
  top: 32%;
  right: clamp(0px, 4vw, 58px);
  width: min(380px, 28vw);
  padding-top: 0;
  opacity: min(clamp(0, calc((var(--about-settle) - 0.62) * 5), 1), calc(1 - var(--about-exit)));
  transform: translate3d(0, calc(((1 - var(--about-settle)) * 38px) - (var(--about-exit) * 48vh)), 0);
  backface-visibility: hidden;
  will-change: transform, opacity;
}

.intro-copy p,
.section-heading p,
.split-copy p,
.contact-copy,
.property-card p,
.service-item p,
.add-on-grid p,
.reviews-grid blockquote {
  color: rgba(11, 16, 14, 0.6);
}

.small-pill {
  border-color: rgba(11, 16, 14, 0.34);
  color: #0b100e;
}

.metrics {
  position: sticky;
  top: clamp(180px, 32vh, 340px);
  z-index: 2;
  display: grid;
  grid-template-columns: 1fr 1fr 1fr;
  gap: clamp(24px, 7vw, 96px);
  min-height: clamp(368px, 58svh, 544px);
  max-width: var(--max);
  margin: clamp(1900px, 260vh, 3300px) auto 0;
  padding-top: clamp(32px, 5vw, 62px);
  border-top: 0;
  align-items: start;
  opacity: 1;
  transition: opacity 620ms cubic-bezier(0.16, 1, 0.3, 1);
}

.js-enabled .metrics {
  opacity: var(--about-detail);
}

.js-enabled .metrics.is-visible {
  opacity: 1;
}

.metrics::before {
  position: absolute;
  top: 0;
  right: 0;
  left: 0;
  height: 1px;
  background: rgba(157, 79, 53, 0.34);
  content: "";
  transform: scaleX(var(--metrics-line, 1));
  transform-origin: left;
  transition: none;
  will-change: transform;
}

.js-enabled .metrics::before {
  transform: scaleX(var(--metrics-line));
}

.js-enabled .metrics.is-visible::before {
  transform: scaleX(var(--metrics-line));
}

.metrics div {
  border-top: 0;
  padding-top: 0;
  opacity: 1;
  transform: translateY(0);
  transition:
    opacity 520ms cubic-bezier(0.16, 1, 0.3, 1),
    transform 520ms cubic-bezier(0.16, 1, 0.3, 1);
}

.js-enabled .metrics div {
  opacity: 0;
  transform: translateY(34px);
}

.metrics div:nth-child(2) {
  transition-delay: 70ms;
}

.metrics div:nth-child(3) {
  transition-delay: 140ms;
}

.js-enabled .metrics div.is-visible {
  opacity: 1;
  transform: translateY(0);
}

.metrics dt {
  color: var(--oxide);
  font-size: clamp(8.8rem, 17.5vw, 17rem);
  line-height: 0.66;
}

.metrics dd {
  max-width: 240px;
  margin-top: clamp(54px, 4.8vw, 78px);
  color: rgba(11, 16, 14, 0.5);
  font-size: 0.78rem;
}

.private-desk {
  --desk-line: 0;
  --desk-progress: 0;
  --desk-title-progress: 0;
  position: relative;
  z-index: 6;
  grid-template-columns: repeat(12, minmax(0, 1fr));
  gap: 0;
  min-height: 470svh;
  align-items: start;
  padding: clamp(42px, 7vw, 92px) clamp(18px, 5vw, 64px) clamp(76px, 10vw, 140px);
  border-top: 1px solid rgba(246, 242, 232, 0.14);
  border-bottom: 1px solid rgba(246, 242, 232, 0.14);
  background: #0b100e;
  color: rgba(246, 242, 232, 0.86);
  isolation: isolate;
}

.desk-row {
  position: sticky;
  top: 102px;
  grid-column: 1 / -1;
  display: grid;
  box-sizing: border-box;
  height: calc(100svh - 124px);
  min-height: 560px;
  padding: clamp(24px, 4vw, 44px);
  grid-template-columns: repeat(3, minmax(0, 1fr));
  align-items: center;
  gap: clamp(32px, 7vw, 110px);
  border: 1px solid rgba(236, 230, 219, 0.08);
  background:
    linear-gradient(145deg, rgba(246, 242, 232, 0.035), rgba(246, 242, 232, 0.012)),
    #1b211d;
}

.desk-row + .desk-row {
  margin-top: 120svh;
}

.desk-spacer {
  grid-column: 1 / -1;
  min-height: 130svh;
}

.desk-row:first-of-type {
  z-index: 2;
}

.desk-row + .desk-row {
  z-index: 3;
}

.private-desk-heading {
  position: sticky;
  top: 74px;
  grid-column: 1 / -1;
  z-index: 1;
  display: flex;
  min-height: min(52svh, 480px);
  max-width: 1080px;
  flex-direction: column;
  justify-content: center;
  margin-bottom: clamp(18px, 4vw, 54px);
  pointer-events: none;
}

.private-desk-heading .eyebrow {
  margin-bottom: clamp(12px, 2vw, 22px);
  color: rgba(246, 242, 232, 0.46);
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: clamp(1.2rem, 2vw, 2.2rem);
  font-style: italic;
  font-weight: 500;
  letter-spacing: 0;
  text-transform: uppercase;
  opacity: calc(1 - var(--desk-title-progress));
  transform: translate3d(0, calc(var(--desk-title-progress) * -24px), 0);
}

.private-desk-heading h2 {
  margin: 0;
  color: rgba(246, 242, 232, 0.86);
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: clamp(5.4rem, 10.8vw, 12.8rem);
  font-weight: 500;
  line-height: 0.78;
  text-transform: uppercase;
  opacity: calc(1 - var(--desk-title-progress));
  transform:
    translate3d(calc(var(--desk-title-progress) * -0.6vw), calc(var(--desk-title-progress) * -14vh), 0)
    scale(calc(1 - (var(--desk-title-progress) * 0.62)));
  transform-origin: left top;
  will-change: transform;
}

.private-desk::before {
  position: absolute;
  top: clamp(40px, 8vw, 108px);
  right: clamp(18px, 5vw, 64px);
  left: clamp(18px, 5vw, 64px);
  height: 1px;
  background: rgba(246, 242, 232, 0.24);
  content: "";
  transform: scaleX(var(--desk-line));
  transform-origin: left;
  transition: transform 120ms linear;
}

.private-desk article {
  position: relative;
  z-index: 2;
  min-height: auto;
  padding-top: 0;
  border-top: 0;
  background: transparent;
  color: rgba(246, 242, 232, 0.86);
  opacity: 1;
  transform: translate3d(0, 0, 0);
  transition:
    opacity 760ms cubic-bezier(0.16, 1, 0.3, 1),
    transform 760ms cubic-bezier(0.16, 1, 0.3, 1);
}

.js-enabled .private-desk article {
  opacity: 0;
  transform: translate3d(0, 70px, 0);
}

.js-enabled .private-desk article.is-visible {
  opacity: 1;
  transform: translate3d(0, 0, 0);
}

.private-desk span {
  color: rgba(246, 242, 232, 0.28);
  font-size: clamp(7rem, 13.4vw, 15rem);
  line-height: 0.62;
  margin-bottom: clamp(54px, 7vw, 112px);
}

.private-desk h2 {
  color: rgba(246, 242, 232, 0.86);
}

.private-desk p {
  color: rgba(246, 242, 232, 0.58);
}

.portfolio-section,
.service-section,
.reviews-section,
.forms-band {
  position: relative;
  z-index: 6;
  background: #0b100e;
  color: rgba(246, 242, 232, 0.86);
}

.contact-section,
.commercial-band {
  position: relative;
  z-index: 6;
  background: #0b100e;
}

.section-heading {
  margin-bottom: clamp(34px, 6vw, 82px);
}

.section-heading .eyebrow {
  color: rgba(246, 242, 232, 0.6);
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: 1.05rem;
  font-style: italic;
  font-weight: 500;
  letter-spacing: 0;
}

.section-heading h2,
.split-copy h2,
.contact-copy h2 {
  color: rgba(246, 242, 232, 0.82);
  text-transform: uppercase;
}

.portfolio-section {
  padding-top: clamp(64px, 7vw, 104px);
  padding-bottom: clamp(72px, 8vw, 116px);
}

.portfolio-section .section-heading {
  display: block;
  max-width: var(--max);
  margin-bottom: clamp(24px, 3vw, 38px);
}

.portfolio-section .section-heading .eyebrow {
  margin: 0 0 14px;
  color: rgba(246, 242, 232, 0.52);
  font-size: clamp(1.05rem, 1.7vw, 1.6rem);
  line-height: 1;
}

.portfolio-section .section-heading h2 {
  max-width: 760px;
  font-size: clamp(3.2rem, 6vw, 6.4rem);
  line-height: 0.88;
}

.portfolio-section .section-heading > p:not(.eyebrow) {
  max-width: 680px;
  margin: clamp(14px, 1.8vw, 22px) 0 0;
  color: rgba(246, 242, 232, 0.64);
  font-size: 1rem;
  line-height: 1.5;
}

.property-finder {
  grid-template-columns: minmax(330px, 0.9fr) minmax(190px, 0.34fr) minmax(220px, 0.38fr) auto;
  gap: 0;
  width: min(var(--max), 100%);
  margin: 0 auto clamp(24px, 3.4vw, 42px);
  padding: 0 12px;
  border-color: rgba(236, 230, 219, 0.14);
  border-radius: 6px;
  background: rgba(7, 12, 10, 0.72);
  box-shadow: 0 24px 70px rgba(0, 0, 0, 0.18);
}

.mobile-filter-button {
  display: none;
}

.finder-tabs {
  min-width: 0;
  gap: 0;
  padding: 12px 20px 12px 0;
  border-right: 1px solid rgba(236, 230, 219, 0.14);
}

.property-select,
.budget-filter {
  position: relative;
  min-width: 0;
  padding: 12px 22px;
  border-right: 1px solid rgba(236, 230, 219, 0.14);
}

.property-select-label,
.budget-label {
  display: block;
  margin-bottom: 5px;
}

.property-select-trigger,
.budget-trigger {
  position: relative;
  display: flex;
  width: 100%;
  min-height: 40px;
  align-items: center;
  justify-content: flex-start;
  padding: 0 42px 0 0;
  border: 0;
  background: transparent;
  color: rgba(246, 242, 232, 0.9);
  text-align: left;
}

.property-select-trigger span,
.budget-trigger span {
  display: block;
  min-width: 0;
  overflow: hidden;
  color: inherit;
  font-size: 0.72rem;
  letter-spacing: 0.08em;
  text-overflow: ellipsis;
  white-space: nowrap;
}

.property-select-trigger::after,
.budget-trigger::after {
  content: "";
  position: absolute;
  top: 50%;
  right: 18px;
  width: 8px;
  height: 8px;
  border-right: 1px solid rgba(246, 242, 232, 0.72);
  border-bottom: 1px solid rgba(246, 242, 232, 0.72);
  transform: translateY(-65%) rotate(45deg);
  transition: transform 180ms ease;
}

.property-select.open .property-select-trigger::after,
.budget-filter.open .budget-trigger::after {
  transform: translateY(-20%) rotate(225deg);
}

.property-select-menu,
.budget-menu {
  position: absolute;
  z-index: 12;
  top: calc(100% + 8px);
  left: 18px;
  width: min(280px, calc(100vw - 48px));
  overflow: hidden;
  border: 1px solid rgba(236, 230, 219, 0.14);
  border-radius: 5px;
  background: var(--ink-2);
  box-shadow: 0 26px 70px rgba(0, 0, 0, 0.35);
  opacity: 0;
  pointer-events: none;
  transform: translateY(-6px);
  transition: opacity 180ms ease, transform 180ms ease;
}

.property-select.open .property-select-menu,
.budget-filter.open .budget-menu {
  opacity: 1;
  pointer-events: auto;
  transform: translateY(0);
}

.property-select-option,
.budget-option {
  display: block;
  width: 100%;
  padding: 14px 16px;
  border: 0;
  border-bottom: 1px solid rgba(236, 230, 219, 0.1);
  background: transparent;
  color: rgba(246, 242, 232, 0.68);
  font-size: 0.72rem;
  font-weight: 800;
  letter-spacing: 0.08em;
  text-align: left;
  text-transform: uppercase;
}

.property-select-option:last-child,
.budget-option:last-child {
  border-bottom: 0;
}

.property-select-option:hover,
.property-select-option[aria-selected="true"],
.budget-option:hover,
.budget-option[aria-selected="true"] {
  background: rgba(246, 242, 232, 0.055);
  color: rgba(255, 250, 240, 0.94);
}

.property-finder .button {
  height: 48px;
  min-width: 132px;
  align-self: center;
  justify-content: center;
  margin-left: 18px;
  border: 1px solid rgba(200, 118, 58, 0.72);
  border-radius: 4px;
  background: transparent;
  color: var(--ivory);
  white-space: nowrap;
  transition: background 180ms ease, border-color 180ms ease, color 180ms ease;
}

.all-filters-button {
  min-width: 154px;
}

.property-finder .button:hover {
  border-color: var(--accent);
  background: var(--accent);
  color: var(--ivory);
}

.property-finder .tab-button {
  position: relative;
  min-width: 0;
  min-height: 48px;
  padding: 0 14px;
  overflow: hidden;
  border: 0;
  border-radius: 0;
  background: transparent;
  color: rgba(246, 242, 232, 0.48);
  font-size: 0.62rem;
  letter-spacing: 0.045em;
  text-overflow: ellipsis;
  white-space: nowrap;
  transition: color 180ms ease;
}

.property-finder .tab-button::after {
  content: "";
  position: absolute;
  right: 14px;
  bottom: 4px;
  left: 14px;
  height: 1px;
  background: var(--accent);
  opacity: 0;
  transform: scaleX(0.45);
  transform-origin: center;
  transition: opacity 180ms ease, transform 180ms ease;
}

.property-finder .tab-button:hover {
  color: rgba(246, 242, 232, 0.76);
}

.property-finder .tab-button.active {
  background: transparent;
  color: rgba(255, 250, 240, 0.96);
}

.property-finder .tab-button.active::after {
  opacity: 1;
  transform: scaleX(1);
}

.filter-modal {
  position: fixed;
  inset: 0;
  z-index: 80;
  display: grid;
  place-items: center;
  padding: clamp(16px, 4vw, 42px);
  opacity: 0;
  pointer-events: none;
  transition: opacity 260ms cubic-bezier(0.16, 0.84, 0.34, 1);
}

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

.listing-modal {
  --listing-modal-top: clamp(84px, 10svh, 96px);
  --listing-modal-side: clamp(18px, 3vw, 42px);
  --listing-modal-bottom: clamp(22px, 4svh, 42px);
  position: fixed;
  inset: 0;
  z-index: 82;
  display: grid;
  align-items: start;
  justify-items: center;
  padding: var(--listing-modal-top) var(--listing-modal-side) var(--listing-modal-bottom);
  opacity: 0;
  pointer-events: none;
  transition: opacity 260ms cubic-bezier(0.16, 0.84, 0.34, 1);
}

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

.filter-modal-backdrop {
  position: absolute;
  inset: 0;
  background: rgba(20, 18, 14, 0.6);
  backdrop-filter: blur(5px);
}

.listing-modal-backdrop {
  position: absolute;
  inset: 0;
  background: rgba(20, 18, 14, 0.6);
  backdrop-filter: blur(5px);
}

.filter-sheet {
  position: relative;
  z-index: 1;
  display: flex;
  width: min(920px, 100%);
  max-height: min(760px, calc(100svh - 42px));
  flex-direction: column;
  overflow: hidden;
  border: 1px solid rgba(236, 230, 219, 0.14);
  border-radius: 8px;
  background: #0b100e;
  color: rgba(246, 242, 232, 0.86);
  box-shadow: 0 38px 120px rgba(0, 0, 0, 0.45);
  opacity: 0;
  transform: translate3d(0, 18px, 0);
  transition:
    opacity 320ms cubic-bezier(0.16, 0.84, 0.34, 1),
    transform 320ms cubic-bezier(0.16, 0.84, 0.34, 1);
}

.filter-modal.open .filter-sheet {
  opacity: 1;
  transform: translate3d(0, 0, 0);
}

.listing-sheet {
  position: relative;
  z-index: 1;
  display: flex;
  width: min(1180px, 100%);
  max-height: min(820px, calc(100svh - var(--listing-modal-top) - var(--listing-modal-bottom)));
  flex-direction: column;
  overflow: hidden;
  border: 1px solid rgba(236, 230, 219, 0.14);
  border-radius: 12px;
  background: #0b100e;
  color: rgba(246, 242, 232, 0.86);
  box-shadow: 0 38px 120px rgba(0, 0, 0, 0.48);
  opacity: 0;
  transform: translate3d(0, 18px, 0);
  transition:
    opacity 320ms cubic-bezier(0.16, 0.84, 0.34, 1),
    transform 320ms cubic-bezier(0.16, 0.84, 0.34, 1);
}

.listing-modal.open .listing-sheet {
  opacity: 1;
  transform: translate3d(0, 0, 0);
}

.filter-sheet-header,
.filter-sheet-footer,
.listing-sheet-header {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 18px;
  padding: 22px clamp(20px, 3vw, 34px);
  border-bottom: 1px solid rgba(236, 230, 219, 0.12);
}

.filter-sheet-header h3,
.listing-sheet-header h3 {
  margin: 0;
  color: rgba(246, 242, 232, 0.9);
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: clamp(2.8rem, 5vw, 5.4rem);
  font-weight: 500;
  line-height: 0.82;
  text-transform: uppercase;
}

.listing-sheet-body {
  display: grid;
  grid-template-columns: minmax(0, 1.08fr) minmax(340px, 0.72fr);
  gap: clamp(22px, 3vw, 36px);
  overflow-x: hidden;
  overflow-y: auto;
  overscroll-behavior: contain;
  padding: clamp(20px, 3vw, 34px);
  -webkit-overflow-scrolling: touch;
}

.listing-gallery {
  display: grid;
  gap: 12px;
  align-content: start;
}

.listing-gallery-main {
  position: relative;
  overflow: hidden;
  border: 1px solid rgba(236, 230, 219, 0.12);
  border-radius: 4px;
  background: rgba(246, 242, 232, 0.035);
}

.listing-gallery-main img {
  width: 100%;
  aspect-ratio: 1.38 / 1;
  object-fit: cover;
  opacity: 0;
  transition: opacity 220ms ease;
}

.listing-gallery-main img.is-loaded {
  opacity: 1;
}

.listing-thumbs {
  display: grid;
  grid-template-columns: repeat(5, minmax(0, 1fr));
  gap: 12px;
}

.listing-thumb {
  min-height: 64px;
  overflow: hidden;
  padding: 0;
  border: 1px solid rgba(236, 230, 219, 0.12);
  border-radius: 3px;
  background: transparent;
  opacity: 0.58;
  transition: border-color 180ms ease, opacity 180ms ease;
}

.listing-thumb.active,
.listing-thumb:hover,
.listing-thumb:focus-visible {
  border-color: rgba(200, 118, 58, 0.82);
  opacity: 1;
}

.listing-thumb img {
  width: 100%;
  height: 100%;
  aspect-ratio: 1.28 / 1;
  object-fit: cover;
}

.listing-detail {
  display: grid;
  align-content: start;
  gap: 0;
}

.listing-price {
  display: flex;
  align-items: end;
  justify-content: space-between;
  gap: 18px;
  padding-bottom: 24px;
  border-bottom: 1px solid rgba(236, 230, 219, 0.12);
}

.listing-price strong {
  color: rgba(246, 242, 232, 0.94);
  font-family: "Fraunces", "Cormorant Garamond", Georgia, serif;
  font-size: clamp(2.8rem, 4.7vw, 5rem);
  font-weight: 500;
  line-height: 0.82;
}

.listing-price span,
.listing-description,
.listing-form-note {
  color: rgba(246, 242, 232, 0.58);
}

.listing-description {
  margin: 0;
  padding: 24px 0;
  border-bottom: 1px solid rgba(236, 230, 219, 0.12);
  font-size: 0.96rem;
  line-height: 1.65;
}

.listing-specs {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 0;
  padding: 8px 0;
  border-bottom: 1px solid rgba(236, 230, 219, 0.12);
  background: transparent;
}

.listing-spec {
  min-height: 92px;
  padding: 22px 18px;
  background: transparent;
  border-bottom: 1px solid rgba(236, 230, 219, 0.08);
}

.listing-spec:nth-child(odd) {
  padding-left: 0;
  border-right: 1px solid rgba(236, 230, 219, 0.08);
}

.listing-spec:nth-child(even) {
  padding-right: 0;
  padding-left: 22px;
}

.listing-spec:nth-last-child(-n + 2) {
  border-bottom: 0;
}

.listing-spec span {
  display: block;
  margin-bottom: 12px;
  color: rgba(246, 242, 232, 0.42);
  font-size: 0.62rem;
  font-weight: 800;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}

.listing-spec strong {
  color: rgba(246, 242, 232, 0.86);
  font-family: "Fraunces", "Cormorant Garamond", Georgia, serif;
  font-size: clamp(1.35rem, 1.8vw, 1.75rem);
  font-weight: 500;
  line-height: 1;
}

.listing-tags {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
  padding: 22px 0;
  border-bottom: 1px solid rgba(236, 230, 219, 0.12);
}

.listing-tags span {
  min-height: 32px;
  padding: 8px 11px;
  border: 1px solid rgba(236, 230, 219, 0.12);
  border-radius: 999px;
  color: rgba(246, 242, 232, 0.64);
  font-size: 0.68rem;
  font-weight: 800;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.listing-contact-form {
  display: grid;
  gap: 20px;
  padding-top: 24px;
}

.listing-contact-form h4 {
  margin: 0;
  color: rgba(246, 242, 232, 0.88);
  font-size: 0.76rem;
  font-weight: 800;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.listing-form-note {
  margin: 0;
  font-size: 0.9rem;
  line-height: 1.55;
}

.listing-contact-form label {
  display: grid;
  gap: 10px;
}

.listing-contact-form label span {
  color: rgba(246, 242, 232, 0.46);
  font-size: 0.66rem;
  font-weight: 800;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.listing-contact-form input,
.listing-contact-form textarea {
  width: 100%;
  border: 0;
  border-bottom: 1px solid rgba(236, 230, 219, 0.16);
  border-radius: 0;
  background: transparent;
  color: rgba(246, 242, 232, 0.9);
  font: inherit;
  transition: border-color 180ms ease;
}

.listing-contact-form input:focus,
.listing-contact-form textarea:focus {
  border-bottom-color: rgba(200, 118, 58, 0.86);
  outline: 0;
}

.listing-contact-form input {
  height: 48px;
  padding: 0;
}

.listing-contact-form textarea {
  min-height: 96px;
  padding: 8px 0 14px;
  resize: vertical;
}

.listing-contact-form .button {
  width: 100%;
  border: 1px solid rgba(200, 118, 58, 0.76);
  background: transparent;
  color: rgba(246, 242, 232, 0.9);
}

.listing-contact-form .button:hover,
.listing-contact-form .button:focus-visible {
  background: var(--accent);
  color: var(--ivory);
}

.listing-form-status {
  min-height: 20px;
  margin: 0;
  color: rgba(246, 242, 232, 0.64);
  font-size: 0.82rem;
}

.filter-close {
  flex: 0 0 auto;
  border-color: rgba(246, 242, 232, 0.18);
  background: transparent;
  color: rgba(246, 242, 232, 0.82);
}

.filter-sheet-body {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 24px 28px;
  overflow: auto;
  padding: 28px clamp(20px, 3vw, 34px) 32px;
}

.filter-group {
  display: grid;
  gap: 12px;
}

.filter-group-label,
.filter-fieldset label span,
.property-select-label {
  color: rgba(246, 242, 232, 0.48);
  font-size: 0.68rem;
  font-weight: 800;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.modal-tabs,
.filter-chips {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
}

.modal-tabs .tab-button,
.filter-chip {
  position: relative;
  min-height: 42px;
  padding: 0 14px;
  border: 1px solid rgba(236, 230, 219, 0.12);
  border-radius: 3px;
  background: transparent;
  color: rgba(246, 242, 232, 0.56);
  font-size: 0.7rem;
  font-weight: 800;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.modal-tabs .tab-button::after {
  position: absolute;
  right: 12px;
  bottom: 5px;
  left: 12px;
  height: 1px;
  background: var(--accent);
  content: "";
  opacity: 0;
  transform: scaleX(0.45);
  transition: opacity 180ms ease, transform 180ms ease;
}

.modal-tabs .tab-button.active,
.filter-chip.active {
  border-color: rgba(200, 118, 58, 0.5);
  color: rgba(255, 250, 240, 0.94);
}

.modal-tabs .tab-button.active::after {
  opacity: 1;
  transform: scaleX(1);
}

.modal-select {
  padding: 0;
  border: 0;
}

.modal-select .property-select-trigger {
  min-height: 46px;
  padding: 0 48px 0 14px;
  border: 1px solid rgba(236, 230, 219, 0.12);
  border-radius: 3px;
  background: rgba(246, 242, 232, 0.035);
}

.filter-fieldset {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 12px;
}

.filter-fieldset label {
  display: grid;
  gap: 8px;
}

.filter-fieldset input {
  height: 46px;
  padding: 0 14px;
  border: 1px solid rgba(236, 230, 219, 0.12);
  border-radius: 3px;
  -moz-appearance: textfield;
  -webkit-appearance: textfield;
  appearance: textfield;
  background: rgba(246, 242, 232, 0.035);
  color: rgba(246, 242, 232, 0.9);
}

.filter-fieldset input::-webkit-outer-spin-button,
.filter-fieldset input::-webkit-inner-spin-button {
  margin: 0;
  -webkit-appearance: none;
  appearance: none;
}

.filter-sheet-footer {
  position: sticky;
  bottom: 0;
  border-top: 1px solid rgba(236, 230, 219, 0.12);
  border-bottom: 0;
  background: rgba(11, 16, 14, 0.96);
}

.filter-reset {
  border: 0;
  background: transparent;
  color: rgba(246, 242, 232, 0.58);
  font-size: 0.76rem;
  font-weight: 800;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.filter-apply {
  border: 1px solid rgba(200, 118, 58, 0.76);
  background: var(--accent);
  color: var(--ivory);
}

.filter-row {
  display: none;
}

.chip {
  border-color: rgba(246, 242, 232, 0.24);
  background: transparent;
  color: rgba(246, 242, 232, 0.68);
}

.chip.active {
  background: rgba(246, 242, 232, 0.9);
  color: #0b100e;
}

.property-grid {
  grid-template-columns: minmax(0, 1.18fr) minmax(0, 0.82fr);
  gap: 1px;
  overflow: hidden;
  border: 1px solid rgba(246, 242, 232, 0.08);
  background: rgba(246, 242, 232, 0.08);
}

.property-card {
  display: flex;
  min-height: 100%;
  flex-direction: column;
  overflow: hidden;
  border-color: rgba(246, 242, 232, 0.08);
  border-width: 0;
  border-radius: 0;
  background: #0b100e;
  box-shadow: none;
  cursor: pointer;
}

.property-card:first-child {
  grid-column: auto;
  grid-row: span 2;
}

.property-card:hover {
  box-shadow: none;
  transform: none;
}

.property-card:focus-visible {
  outline: 1px solid rgba(200, 118, 58, 0.72);
  outline-offset: -1px;
}

.property-card img {
  width: 100%;
  aspect-ratio: 1.18 / 1;
  min-height: 300px;
  object-fit: cover;
}

.property-card:first-child img {
  aspect-ratio: 1.14 / 1;
  min-height: 560px;
}

.property-content {
  display: flex;
  flex: 1;
  flex-direction: column;
  padding: 18px;
}

.property-card h3 {
  color: rgba(246, 242, 232, 0.82);
  font-size: clamp(2rem, 3.9vw, 4.15rem);
  text-transform: uppercase;
}

.property-card:not(:first-child) h3 {
  font-size: clamp(1.75rem, 2.8vw, 2.9rem);
}

.property-meta {
  color: rgba(246, 242, 232, 0.46);
}

.property-location {
  min-height: 0;
  margin: 0;
  color: rgba(246, 242, 232, 0.58);
  font-size: 0.92rem;
}

.property-footer {
  margin-top: auto;
  border-color: rgba(246, 242, 232, 0.12);
  color: rgba(246, 242, 232, 0.72);
}

.property-footer strong {
  color: rgba(246, 242, 232, 0.9);
}

.property-card .text-button {
  border-color: rgba(246, 242, 232, 0.34);
  background: transparent;
  color: rgba(246, 242, 232, 0.84);
}

.text-button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  max-width: 132px;
  min-width: 86px;
  overflow: hidden;
  border-color: rgba(246, 242, 232, 0.34);
  background: transparent;
  color: rgba(246, 242, 232, 0.84);
  text-overflow: ellipsis;
  white-space: nowrap;
}

.service-item,
.add-on-grid article,
.reviews-grid figure {
  border-color: rgba(246, 242, 232, 0.12);
  background: rgba(246, 242, 232, 0.035);
}

.service-item h3,
.add-on-grid h3 {
  color: rgba(246, 242, 232, 0.84);
}

.split-media {
  box-shadow: none;
}

.tag-list span,
.map-frame {
  border-color: rgba(246, 242, 232, 0.14);
  background: rgba(246, 242, 232, 0.05);
  color: rgba(246, 242, 232, 0.76);
}

address {
  color: rgba(246, 242, 232, 0.78);
}

.button-secondary {
  color: var(--ivory);
}

@media (max-width: 1020px) {
  .site-header {
    grid-template-columns: auto auto;
  }

  .nav-toggle {
    display: inline-grid;
  }

  .main-nav {
    position: fixed;
    top: 74px;
    right: 0;
    left: 0;
    display: none;
    flex-direction: column;
    gap: 0;
    padding: 12px;
    border: 1px solid var(--line);
    border-radius: var(--radius);
    background: var(--ivory);
    color: var(--ink);
    box-shadow: var(--shadow);
  }

  .main-nav.open {
    display: flex;
  }

  .main-nav a {
    padding: 14px 12px;
  }

  .header-action {
    display: none;
  }

  .property-finder {
    grid-template-columns: 1fr;
    padding: 12px;
  }

  .finder-tabs,
  .budget-filter {
    padding-right: 0;
    padding-left: 0;
    border-right: 0;
    border-bottom: 1px solid rgba(236, 230, 219, 0.14);
  }

  .budget-menu {
    left: 0;
  }

  .property-finder .button {
    width: 100%;
    margin-left: 0;
  }

  .portfolio-section .section-heading {
    grid-template-columns: 1fr;
    gap: 22px;
  }

  .portfolio-section .section-heading > p:not(.eyebrow) {
    max-width: 560px;
  }

  .finder-tabs {
    grid-column: 1 / -1;
    min-width: 0;
  }

  .property-grid,
  .reviews-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .property-card:first-child {
    grid-column: 1 / -1;
    grid-row: auto;
  }

  .property-card:first-child img {
    min-height: 360px;
  }

  .service-grid,
  .add-on-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .section-grid,
  .contact-section,
  .commercial-band {
    grid-template-columns: 1fr;
  }

  .private-desk {
    grid-template-columns: 1fr;
    min-height: auto;
  }

  .desk-row {
    position: relative;
    top: auto;
    height: auto;
    grid-template-columns: 1fr;
    min-height: auto;
    gap: 34px;
  }

  .desk-row + .desk-row {
    margin-top: 34px;
  }

  .desk-spacer {
    display: none;
  }

  .private-desk-heading {
    position: relative;
    top: auto;
    min-height: auto;
    margin-bottom: 42px;
  }

  .private-desk-heading .eyebrow,
  .private-desk-heading h2 {
    opacity: 1;
    transform: none;
  }

  .private-desk article {
    grid-column: auto;
    min-height: 220px;
    padding-top: 0;
    opacity: 1;
    transform: none;
  }

  .private-desk span {
    margin-bottom: 54px;
  }

  .split-media {
    min-height: 430px;
  }
}

@media (max-width: 680px) {
  .site-header {
    top: 10px;
    right: 10px;
    left: 10px;
    padding: 10px;
  }

  .brand {
    min-width: 0;
  }

  .hero {
    min-height: 98svh;
    padding: 120px 16px 18px;
  }

  .hero::after {
    display: none;
  }

  .hero-content {
    padding-left: 16px;
  }

  .hero h1 {
    font-size: clamp(4.4rem, 24vw, 6.4rem);
  }

  .hero-actions,
  .contact-actions,
  .site-footer {
    align-items: stretch;
    flex-direction: column;
  }

  .button,
  .header-action {
    width: 100%;
  }

  .property-finder,
  .form-layout,
  .property-grid,
  .service-grid,
  .add-on-grid,
  .reviews-grid {
    grid-template-columns: 1fr;
  }

  .finder-tabs {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

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

  .section {
    padding-right: 16px;
    padding-left: 16px;
  }

  .commercial-band {
    padding: 0;
  }

  .commercial-band .split-copy {
    padding-right: 16px;
    padding-left: 16px;
  }

  .section h2 {
    font-size: clamp(2.8rem, 15vw, 4.4rem);
  }

  .portfolio-section .section-heading .eyebrow {
    font-size: clamp(2.4rem, 13vw, 4.2rem);
  }

  .portfolio-section .section-heading h2 {
    font-size: clamp(3.4rem, 16vw, 5.6rem);
  }

  .property-card:first-child {
    grid-column: auto;
    grid-row: auto;
  }

  .property-card:first-child img,
  .property-card img {
    aspect-ratio: 1.05 / 1;
    min-height: 260px;
  }

  .property-card p {
    min-height: auto;
  }

  .split-media,
  .map-frame,
  .map-frame iframe {
    min-height: 320px;
  }

  .contact-address-band strong {
    font-size: clamp(2.35rem, 14vw, 4.8rem);
    line-height: 0.88;
  }

  .contact-address-band small {
    font-size: 0.66rem;
    letter-spacing: 0.1em;
  }

  .floating-chat {
    right: 16px;
    bottom: 16px;
  }

  .chat-drawer {
    inset: 0;
    width: 100vw;
    max-width: 100vw;
    height: 100svh;
    border-left: 0;
  }

  .chat-header {
    padding: 18px 16px;
  }

  .chat-log {
    padding: 16px;
  }

  .chat-form {
    position: sticky;
    bottom: 0;
    padding: 12px 16px calc(12px + env(safe-area-inset-bottom));
  }

  .chat-form input {
    min-width: 0;
  }
}

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

  .commercial-title-line,
  .commercial-band .split-media,
  .commercial-band .split-media img {
    opacity: 1 !important;
    scale: 1 !important;
    transform: none !important;
    translate: none !important;
  }

  .listing-sheet {
    transform: none !important;
  }

  .lead-fields,
  .lead-toggle::after,
  .lead-select-menu,
  .lead-select-trigger,
  .lead-select-trigger::after {
    transition: none !important;
  }
}

@media (max-width: 1020px) {
  .site-header {
    top: 0;
    left: 0;
    right: 0;
    grid-template-columns: auto auto auto;
    border-radius: 0;
  }

  .main-nav {
    top: 66px;
    right: 12px;
    left: 12px;
    background: #0b100e;
    color: var(--ivory);
    border-color: rgba(246, 242, 232, 0.16);
  }

  .hero-aside {
    right: 24px;
    bottom: 270px;
    width: min(360px, 44vw);
  }

  .hero-shortcuts {
    right: 24px;
    bottom: 170px;
    width: min(330px, 44vw);
  }

  .scroll-cue {
    right: 24px;
    top: 190px;
  }

  .about-editorial {
    grid-template-columns: 1fr 0.82fr;
    gap: 30px;
  }

  .about-editorial h2 {
    grid-column: 1 / -1;
    grid-row: 2 / 3;
  }

  .intro-copy {
    grid-column: 2 / 3;
    grid-row: 3 / 4;
    padding-top: 0;
  }

  .about-media {
    grid-column: 1 / 2;
    grid-row: 3 / 4;
  }

  .listing-sheet-body {
    grid-template-columns: 1fr;
  }

  .listing-gallery-main img {
    aspect-ratio: 1.2 / 1;
  }
}

@media (max-width: 680px) {
  .site-header {
    top: 0;
    right: 0;
    left: 0;
    padding: 12px 14px;
  }

  .hero {
    min-height: 100svh;
    padding: 0 16px 28px;
  }

  .hero-content {
    padding-left: 0;
  }

  .hero h1 {
    margin-bottom: 38px;
    font-size: clamp(4.8rem, 23vw, 8rem);
    line-height: 0.72;
  }

  .hero-aside {
    right: 16px;
    bottom: 230px;
    left: 16px;
    width: auto;
  }

  .hero-aside h2 {
    max-width: 260px;
  }

  .hero-aside p {
    max-width: 310px;
  }

  .hero-shortcuts {
    right: 16px;
    left: 16px;
    bottom: 172px;
    width: auto;
    grid-template-columns: repeat(2, minmax(0, 1fr));
    gap: 8px;
  }

  .hero-shortcuts a {
    min-width: 0;
    min-height: 38px;
    padding: 0 14px;
  }

  .scroll-cue {
    right: 34px;
    top: 168px;
    bottom: auto;
  }

  .about-editorial {
    grid-template-columns: 1fr;
    height: 100svh;
    min-height: 100svh;
  }

  .about-editorial h2 {
    top: 50%;
    right: 16px;
    left: 16px;
    width: calc(100% - 32px);
    font-size: clamp(3.1rem, 16vw, 5.4rem);
    text-align: left;
    transform:
      translate3d(0, -50%, 0)
      translate3d(calc(var(--about-settle) * -7vw), calc(var(--about-settle) * -14vh), 0)
      scale(calc(1 - (var(--about-settle) * 0.22)));
    transform-origin: left center;
  }

  .about-media,
  .intro-copy {
    position: relative;
    top: auto;
    right: auto;
    width: 100%;
    grid-column: 1;
    grid-row: auto;
    transform: translate3d(0, calc((1 - var(--about-settle)) * 30px), 0);
  }

  .about-media img {
    aspect-ratio: 1 / 1.08;
  }

  .metrics dt {
    font-size: clamp(5.8rem, 30vw, 9rem);
  }

  .property-finder {
    margin-bottom: 26px;
  }

  .lead-form .button {
    width: auto;
  }
}

@media (max-width: 768px) {
  .property-finder {
    display: block;
    padding: 12px;
  }

  .property-finder .finder-tabs,
  .property-finder .property-select,
  .property-finder .all-filters-button {
    display: none;
  }

  .mobile-filter-button {
    display: inline-flex;
    width: 100%;
    border: 1px solid rgba(200, 118, 58, 0.72);
    background: transparent;
    color: var(--ivory);
  }

  .filter-modal {
    align-items: end;
    padding: 0;
  }

  .listing-modal {
    --listing-modal-top: 78px;
    --listing-modal-side: 10px;
    --listing-modal-bottom: 14px;
    align-items: start;
    padding: var(--listing-modal-top) var(--listing-modal-side) var(--listing-modal-bottom);
  }

  .filter-sheet {
    width: 100%;
    max-height: 92svh;
    border-right: 0;
    border-bottom: 0;
    border-left: 0;
    border-radius: 12px 12px 0 0;
    transform: translate3d(0, 100%, 0);
  }

  .filter-modal.open .filter-sheet {
    transform: translate3d(0, 0, 0);
  }

  .listing-sheet {
    width: min(100%, calc(100vw - (var(--listing-modal-side) * 2)));
    max-height: calc(100svh - var(--listing-modal-top) - var(--listing-modal-bottom));
    border-radius: 12px;
    transform: translate3d(0, 18px, 0);
  }

  .listing-modal.open .listing-sheet {
    transform: translate3d(0, 0, 0);
  }

  .listing-sheet-header h3 {
    font-size: clamp(2.1rem, 12vw, 3.6rem);
  }

  .listing-sheet-body {
    padding: 18px;
  }

  .listing-thumbs {
    grid-template-columns: repeat(4, minmax(0, 1fr));
  }

  .listing-specs {
    grid-template-columns: 1fr;
  }

  .filter-sheet-body {
    grid-template-columns: 1fr;
  }

  .filter-sheet-footer {
    padding-bottom: calc(18px + env(safe-area-inset-bottom));
  }

  .filter-apply {
    min-width: 0;
  }
}

@media (max-width: 480px) {
  .hero {
    overflow: visible;
  }

  .hero h1 {
    max-width: calc(100vw - 32px);
    overflow: visible;
  }

  .hero h1 .hero-final-a {
    position: static;
    display: inline;
    width: auto;
    height: auto;
    margin-left: 0;
    line-height: inherit;
    vertical-align: baseline;
    transform: none !important;
    animation: none !important;
  }

  .hero h1 .hero-a-letter {
    position: static;
    display: inline;
    inset: auto;
    font: inherit;
    line-height: inherit;
    vertical-align: baseline;
    opacity: 1 !important;
    animation: none !important;
  }

  .hero-final-a .hero-a-mark,
  .hero-final-a .hero-a-crossbar {
    display: none;
    opacity: 0 !important;
    animation: none !important;
  }

  .intro-band {
    min-height: auto;
    width: 100%;
    margin-top: 100svh;
    margin-left: 0;
    padding: 64px 16px 56px;
    overflow: hidden;
  }

  .about-editorial {
    position: relative;
    top: auto;
    display: grid;
    height: auto;
    min-height: 0;
    padding-top: 0;
    grid-template-columns: 1fr;
    grid-template-rows: auto;
    gap: 18px;
    align-items: start;
  }

  .about-editorial > .eyebrow {
    position: static;
    color: rgba(11, 16, 14, 0.46);
    font-family: "Inter", system-ui, sans-serif;
    font-size: 0.72rem;
    font-style: normal;
    font-weight: 800;
    letter-spacing: 0.12em;
    opacity: 1;
    text-transform: uppercase;
  }

  .about-editorial h2 {
    position: static;
    width: 100%;
    max-width: 100%;
    color: #0b100e;
    font-size: clamp(2.75rem, 15vw, 4.3rem);
    line-height: 0.86;
    text-align: left;
    opacity: 1;
    transform: none;
    will-change: auto;
  }

  .about-media {
    display: none;
  }

  .intro-copy {
    position: static;
    display: grid;
    width: 100%;
    gap: 18px;
    padding-top: 0;
    opacity: 1;
    transform: none;
    will-change: auto;
  }

  .intro-copy p {
    margin: 0;
  }

  .intro-copy .small-pill {
    justify-self: start;
  }

  .metrics,
  .js-enabled .metrics {
    position: relative;
    top: auto;
    display: grid;
    grid-template-columns: 1fr;
    gap: 18px;
    min-height: 0;
    margin: 38px 0 0;
    padding-top: 22px;
    opacity: 1;
  }

  .metrics::before,
  .js-enabled .metrics::before,
  .js-enabled .metrics.is-visible::before {
    background: rgba(157, 79, 53, 0.28);
    transform: scaleX(1);
  }

  .metrics div,
  .js-enabled .metrics div {
    padding: 18px 0 0;
    border-top: 1px solid rgba(11, 16, 14, 0.1);
    opacity: 1;
    transform: none;
  }

  .metrics div:first-child {
    padding-top: 0;
    border-top: 0;
  }

  .metrics dt {
    font-size: clamp(4.8rem, 28vw, 6.6rem);
    line-height: 0.76;
  }

  .metrics dd {
    max-width: 280px;
    margin-top: 12px;
    font-size: 0.72rem;
  }

  .private-desk-heading h2,
  #services-title {
    max-width: 100%;
    font-size: clamp(2.55rem, 12vw, 3.15rem);
    line-height: 0.88;
    overflow-wrap: normal;
    text-wrap: balance;
  }

  #services .section-heading {
    max-width: 100%;
  }

  .listing-modal {
    --listing-modal-top: 62px;
    --listing-modal-side: 8px;
    --listing-modal-bottom: 10px;
    width: 100%;
    max-width: 100vw;
    overflow: hidden;
    box-sizing: border-box;
    justify-items: stretch;
  }

  .listing-modal *,
  .listing-modal *::before,
  .listing-modal *::after {
    box-sizing: border-box;
  }

  .listing-sheet {
    width: 100%;
    max-width: 100%;
    min-width: 0;
    margin: 0;
    max-height: calc(100svh - var(--listing-modal-top) - var(--listing-modal-bottom));
    border-radius: 12px;
  }

  .listing-sheet-header {
    position: sticky;
    top: 0;
    z-index: 3;
    display: block;
    flex: 0 0 auto;
    width: 100%;
    max-width: 100%;
    min-height: 0;
    padding: 16px 66px 18px 18px;
    background: #0b100e;
  }

  .listing-sheet-header > div {
    min-width: 0;
    max-width: 100%;
  }

  .listing-sheet-header h3 {
    max-width: 100%;
    font-size: clamp(1.35rem, 7vw, 1.85rem);
    line-height: 0.96;
    overflow-wrap: anywhere;
  }

  .listing-sheet-header .filter-close {
    position: absolute;
    top: 14px;
    right: 14px;
    z-index: 4;
    width: 44px;
    height: 44px;
    border-color: rgba(236, 230, 219, 0.18);
    border-radius: 999px;
    background: rgba(11, 16, 14, 0.92);
    color: rgba(246, 242, 232, 0.94);
    box-shadow: 0 14px 38px rgba(0, 0, 0, 0.34);
  }

  .listing-sheet-body {
    flex: 1 1 auto;
    width: 100%;
    max-width: 100%;
    min-width: 0;
    grid-template-columns: minmax(0, 1fr);
    gap: 18px;
    padding: 18px;
  }

  .listing-gallery,
  .listing-gallery-main,
  .listing-thumbs,
  .listing-detail,
  .listing-price,
  .listing-description,
  .listing-specs,
  .listing-spec,
  .listing-contact-form {
    max-width: 100%;
    min-width: 0;
  }

  .listing-gallery-main img {
    display: block;
    max-width: 100%;
    aspect-ratio: 1.08 / 1;
  }

  .listing-thumbs {
    gap: 8px;
  }

  .listing-price {
    display: grid;
    justify-content: start;
    justify-items: start;
    gap: 8px;
    padding-bottom: 20px;
  }

  .listing-price strong {
    max-width: 100%;
    font-size: clamp(2rem, 10vw, 2.85rem);
    line-height: 0.88;
    overflow-wrap: anywhere;
  }

  .listing-description {
    padding: 20px 0;
    font-size: 0.92rem;
    overflow-wrap: anywhere;
  }

  .listing-spec {
    min-height: auto;
    padding: 18px 0;
    border-right: 0;
  }

  .listing-spec:nth-child(even),
  .listing-spec:nth-child(odd) {
    padding-right: 0;
    padding-left: 0;
    border-right: 0;
  }

  .listing-spec:nth-last-child(-n + 2) {
    border-bottom: 1px solid rgba(236, 230, 219, 0.08);
  }

  .listing-spec:last-child {
    border-bottom: 0;
  }
}

@media (max-width: 480px) and (prefers-reduced-motion: reduce) {
  .hero h1 .hero-final-a,
  .hero h1 .hero-a-letter,
  .hero-final-a .hero-a-mark,
  .hero-final-a .hero-a-crossbar {
    animation: none !important;
  }

  .hero h1 .hero-final-a {
    transform: none !important;
  }

  .hero h1 .hero-a-letter {
    opacity: 1 !important;
  }

  .hero-final-a .hero-a-mark,
  .hero-final-a .hero-a-crossbar {
    opacity: 0 !important;
  }
}