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

/* ─── Tokens ──────────────────────────────────────────────────────────────── */
:root {
  --ink:        #0d0d0d;
  --ink-2:      #1a1a1a;
  --ink-3:      #2a2a2a;
  --smoke:      #f4f3f0;
  --white:      #ffffff;
  --muted:      #888884;
  --rule:       rgba(0,0,0,0.1);
  --rule-inv:   rgba(255,255,255,0.1);
  --gold:       #b8935a;

  --serif: 'Playfair Display', Georgia, serif;
  --sans:  'Inter', -apple-system, BlinkMacSystemFont, 'Helvetica Neue', sans-serif;

  --nav-h: 60px;
  --gutter: clamp(24px, 5.5vw, 80px);
  --ease: cubic-bezier(0.16, 1, 0.3, 1);
}

/* ─── Reset ──────────────────────────────────────────────────────────────── */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { -webkit-font-smoothing: antialiased; scroll-behavior: smooth; }
body { font-family: var(--sans); background: var(--white); color: var(--ink); overflow-x: hidden; }
img  { display: block; max-width: 100%; }
a    { color: inherit; text-decoration: none; }
ul   { list-style: none; }

/* ─── Nav ────────────────────────────────────────────────────────────────── */
.nav {
  position: fixed; top: 0; left: 0; right: 0; z-index: 100;
  height: var(--nav-h);
  padding: 0 var(--gutter);
  display: flex; align-items: center; justify-content: space-between;
  transition: background .45s var(--ease), backdrop-filter .45s;
}
.nav.scrolled {
  background: rgba(13,13,13,.88);
  backdrop-filter: blur(20px) saturate(160%);
  -webkit-backdrop-filter: blur(20px) saturate(160%);
}
.nav-logo-link { display: flex; align-items: center; text-decoration: none; }
.nav-logo-img  { height: 54px; width: auto; display: block; }
.nav-wordmark {
  font-family: var(--serif); font-size: 1.15rem; font-weight: 400;
  color: var(--white); letter-spacing: .01em; line-height: 1;
  white-space: nowrap;
}
.nav-wordmark em { font-style: italic; color: var(--gold); }
.nav-wordmark--footer { color: var(--white); }
/* fallback text logo kept for footer if needed */
.nav-logo {
  font-family: var(--serif); font-size: 1rem;
  letter-spacing: .1em; text-transform: uppercase;
  color: var(--white); font-weight: 400;
}
.nav-logo em { font-style: italic; color: var(--gold); }
.nav-right { display: flex; align-items: center; gap: 2rem; }
.nav-right li, .nav-mobile li { display: contents; list-style: none; }
.nav-right a {
  font-size: .8125rem; letter-spacing: .03em;
  color: rgba(255,255,255,.65); transition: color .2s;
}
.nav-right a:hover { color: var(--white); }
.nav-pill {
  padding: .4rem 1.125rem;
  border: 1px solid rgba(255,255,255,.3); border-radius: 100px;
  font-size: .8125rem; color: var(--white);
  transition: background .2s, border-color .2s;
}
.nav-pill:hover { background: rgba(255,255,255,.1); border-color: rgba(255,255,255,.55); }

/* burger */
.burger { display: none; background: none; border: none; cursor: pointer; padding: 4px; }
.burger span { display: block; width: 22px; height: 1.5px; background: #fff; margin: 5px 0; transition: transform .3s, opacity .3s; }
.burger.open span:nth-child(1) { transform: translateY(6.5px) rotate(45deg); }
.burger.open span:nth-child(2) { opacity: 0; }
.burger.open span:nth-child(3) { transform: translateY(-6.5px) rotate(-45deg); }

.nav-mobile {
  display: none; position: fixed; inset: 0; z-index: 99;
  background: var(--ink); flex-direction: column; align-items: center; justify-content: center;
  gap: 1.75rem; opacity: 0; pointer-events: none; transition: opacity .3s;
}
.nav-mobile.open { opacity: 1; pointer-events: all; }
.nav-mobile a { font-family: var(--serif); font-size: 2rem; color: var(--white); }
.nav-mobile a:hover { color: var(--gold); }

/* ─── Hero ───────────────────────────────────────────────────────────────── */
.hero {
  height: 100svh; min-height: 640px;
  position: relative; overflow: hidden;
  display: flex; flex-direction: column; justify-content: flex-end;
  padding: 0 var(--gutter) clamp(60px, 8vw, 100px);
}
.hero-bg { position: absolute; inset: 0; }
.hero-bg img,
.hero-bg video { width: 100%; height: 100%; object-fit: cover; }
.hero-bg::after {
  content: '';
  position: absolute; inset: 0;
  background: linear-gradient(170deg, rgba(0,0,0,.08) 0%, rgba(0,0,0,.72) 100%);
}
.hero-label {
  position: relative; z-index: 1;
  font-size: .72rem; letter-spacing: .18em; text-transform: uppercase;
  color: var(--gold); margin-bottom: 1.25rem; display: block;
}
.hero-tags {
  position: relative; z-index: 1;
  display: flex; align-items: center; gap: .85rem; flex-wrap: wrap;
  margin-bottom: 2.25rem;
}
.hero-tags span:not(.tag-dot) {
  font-family: var(--sans); font-size: .74rem; font-weight: 600;
  letter-spacing: .14em; text-transform: uppercase;
  color: rgba(255,255,255,.85);
}
.hero-tags .tag-dot { color: var(--gold); font-size: .5rem; }
.hero h1 {
  position: relative; z-index: 1;
  font-family: var(--serif); font-weight: 400;
  font-size: clamp(1.5rem, 6vw, 6rem);
  line-height: 1.1; color: var(--white);
  max-width: 960px; margin-bottom: 2rem;
  letter-spacing: -.01em;
}
.hero h1 em { font-style: italic; }
.hero-scroll {
  position: relative; z-index: 1;
  display: inline-flex; align-items: center; gap: .75rem;
  font-size: .8125rem; letter-spacing: .1em; text-transform: uppercase;
  color: rgba(255,255,255,.45); cursor: pointer; transition: color .2s;
  background: none; border: none;
}
.hero-scroll:hover { color: rgba(255,255,255,.8); }
.hero-scroll-line {
  display: block; width: 1px; height: 48px;
  background: currentColor;
  animation: grow 1.8s var(--ease) infinite;
}
@keyframes grow {
  0%,100% { transform: scaleY(.3) translateY(-35%); }
  50%      { transform: scaleY(1)  translateY(0); }
}

/* ─── Pull quote ─────────────────────────────────────────────────────────── */
.pull-quote {
  background: var(--ink);
  padding: clamp(80px, 11vw, 140px) var(--gutter);
  text-align: center;
}
.pull-quote blockquote {
  font-family: var(--sans); font-style: normal; font-weight: 300;
  font-size: clamp(.9375rem, 1.25vw, 1.125rem);
  color: rgba(255,255,255,.75); line-height: 1.75;
  max-width: 680px; margin: 0 auto;
  letter-spacing: .01em;
}
/* ─── Portfolio page hero ──────────────────────────────────────────────────── */
.page-hero-simple {
  background: var(--ink);
  padding: calc(var(--nav-h) + clamp(60px,8vw,100px)) var(--gutter) clamp(48px,6vw,80px);
  border-bottom: 1px solid rgba(255,255,255,.08);
}
.page-hero-inner { max-width: 680px; }
.page-hero-simple h1 {
  font-family: var(--serif); font-size: clamp(2.4rem,5vw,4rem);
  font-weight: 400; color: var(--white); line-height: 1.1; margin: .5rem 0 1rem;
}
.page-hero-simple p {
  font-size: clamp(.9rem,1.2vw,1.1rem); color: rgba(255,255,255,.5);
  line-height: 1.7; max-width: 520px;
}

/* ─── Portfolio stacking scroll ──────────────────────────────────────────── */
.portfolio-page { overflow-x: hidden; }

/* Intro section */
.ps-intro {
  height: 100vh;
  display: grid;
  grid-template-columns: 1fr 1fr;
  background: var(--ink);
  overflow: hidden;
  position: relative;
}
.ps-intro-left {
  display: flex; flex-direction: column; justify-content: center;
  padding: calc(var(--nav-h) + 4rem) var(--gutter) 4rem;
}
.ps-intro-left h1 {
  font-family: var(--serif); font-size: clamp(3rem,5.5vw,5.5rem);
  font-weight: 400; color: var(--white); line-height: 1.05;
  margin: .5rem 0 1.25rem;
}
.ps-intro-left p {
  font-size: clamp(1rem,1.3vw,1.1rem); color: rgba(255,255,255,.5);
  line-height: 1.7; max-width: 440px;
}
/* Right mosaic: 2×2 grid of property photos */
.ps-intro-mosaic {
  display: grid;
  grid-template-columns: 1fr 1fr;
  grid-template-rows: 1fr 1fr;
  gap: 3px;
  padding-top: var(--nav-h);
}
.ps-mosaic-cell {
  background-size: cover;
  background-position: center;
  opacity: 0;
  transform: scale(1.06);
  transition: opacity 1.1s var(--ease), transform 1.4s var(--ease);
}
.ps-intro.ready .ps-mosaic-cell { opacity: 1; transform: scale(1); }
.ps-intro.ready .ps-mosaic-cell:nth-child(2) { transition-delay: .12s; }
.ps-intro.ready .ps-mosaic-cell:nth-child(3) { transition-delay: .22s; }
.ps-intro.ready .ps-mosaic-cell:nth-child(4) { transition-delay: .34s; }
/* Subtle dark vignette over the mosaic */
.ps-intro-mosaic::after {
  content: ''; grid-column: 1/-1; grid-row: 1/-1;
  pointer-events: none;
  background: linear-gradient(to right, var(--ink) 0%, transparent 40%);
  z-index: 1;
}

@media (max-width: 768px) {
  .ps-intro { grid-template-columns: 1fr; }
  .ps-intro-mosaic { display: none; }
}
.ps-scroll-hint {
  display: flex; align-items: center; gap: .75rem;
  margin-top: 3rem; color: rgba(255,255,255,.35);
  font-size: .75rem; letter-spacing: .14em; text-transform: uppercase; font-family: var(--sans);
}

/* Stacking container */
.ps-stack {
  position: relative;
}

/* Each section is sticky */
.ps-section {
  position: sticky;
  top: 0;
  height: 100vh;
  overflow: hidden;
}

/* Carousel — replaces single bg image */
.ps-carousel {
  position: absolute; inset: 0;
}
.ps-slide {
  position: absolute; inset: 0;
  background-size: cover; background-position: center;
  opacity: 0;
  transition: opacity .9s var(--ease);
}
.ps-slide.active { opacity: 1; }

/* Dark gradient overlay — heavy centre vignette */
.ps-overlay {
  position: absolute; inset: 0;
  background: radial-gradient(ellipse at center, rgba(0,0,0,.35) 0%, rgba(0,0,0,.65) 100%);
}

/* Content block — centred */
.ps-content {
  position: absolute; inset: 0;
  display: flex; flex-direction: column;
  align-items: center; justify-content: center;
  text-align: center;
  padding: clamp(2rem,5vw,4rem);
}

/* City + beds meta */
.ps-meta-center {
  margin-bottom: 1rem;
}
.ps-city-center {
  font-family: var(--sans); font-size: .72rem; font-weight: 500;
  letter-spacing: .18em; text-transform: uppercase;
  color: rgba(255,255,255,.6);
}

/* Property name — big, bold, centred */
.ps-name {
  font-family: var(--sans);
  font-size: clamp(2.8rem, 8vw, 8rem);
  font-weight: 800;
  line-height: .92;
  letter-spacing: -.02em;
  text-transform: uppercase;
  color: #fff;
  margin: 0 0 2.5rem;
}

/* CTA pill */
.ps-cta {
  display: inline-flex; align-items: center;
  padding: .75rem 2rem;
  border: 1.5px solid rgba(255,255,255,.6);
  border-radius: 100px;
  font-family: var(--sans); font-size: .8rem; font-weight: 600;
  letter-spacing: .1em; text-transform: uppercase;
  color: #fff; text-decoration: none;
  backdrop-filter: blur(6px);
  background: rgba(255,255,255,.08);
  transition: background .25s, border-color .25s;
  margin-bottom: 2.5rem;
}
.ps-cta:hover { background: rgba(255,255,255,.18); border-color: #fff; }

/* Carousel dots */
.ps-dots {
  display: flex; gap: .5rem; align-items: center; justify-content: center;
}
.ps-dot {
  width: 6px; height: 6px; border-radius: 50%;
  background: rgba(255,255,255,.35); border: none; padding: 0; cursor: pointer;
  transition: background .3s, transform .3s;
}
.ps-dot.active { background: #fff; transform: scale(1.4); }

/* Footer spacer so last section unsticks cleanly */
.ps-stack::after {
  content: '';
  display: block;
  height: 100vh;
}

/* ─── Portfolio — editorial rows (legacy, kept for property detail pages) ─── */
.prop-list { background: var(--smoke); }
.portfolio { background: var(--smoke); }

.prop-row {
  display: grid; grid-template-columns: 60fr 40fr;
  min-height: 70vh;
  border-bottom: 1px solid var(--rule);
  transition: background .35s;
}
.prop-row:hover { background: var(--white); }
.prop-row:nth-child(even) { grid-template-columns: 40fr 60fr; }
.prop-row:nth-child(even) .prop-row-img  { order: 2; }
.prop-row:nth-child(even) .prop-row-info { order: 1; }

/* suppress all transitions for rows already visible at page load */
.prop-row[data-no-anim],
.prop-row[data-no-anim] * { transition: none !important; }

/* ─── Image panel: pan in from left (odd) or right (even) on scroll ─── */
.prop-row-img {
  overflow: hidden; position: relative; display: block;
  text-decoration: none;
  /* start off-screen to the left; even rows override below */
  transform: translateX(-72px);
  opacity: 0;
  transition: transform 1s var(--ease), opacity .9s var(--ease);
}
.prop-row:nth-child(even) .prop-row-img {
  transform: translateX(72px); /* start off-screen to the right */
}
.prop-row.anim-in .prop-row-img {
  transform: translateX(0);
  opacity: 1;
}

/* ─── Slideshow (property detail pages) ─────────────────────────────── */
.slideshow { position: absolute; inset: 0; }
.slide {
  position: absolute; inset: 0;
  width: 100%; height: 100%; object-fit: cover;
  opacity: 0;
  transition: opacity .85s var(--ease);
}
.slide.active { opacity: 1; }

.slide-dots {
  position: absolute; bottom: 1rem; left: 50%; transform: translateX(-50%);
  display: flex; gap: .5rem; z-index: 2;
}
.slide-dot {
  width: 6px; height: 6px; border-radius: 50%;
  background: rgba(255,255,255,.4); border: none; cursor: pointer;
  transition: background .3s, transform .3s; padding: 0;
}
.slide-dot.active { background: rgba(255,255,255,.95); transform: scale(1.3); }

/* ─── Portfolio page — hover-arrow viewer ───────────────────────────── */
.prop-viewer { display: block; }
.pv-link { display: block; position: absolute; inset: 0; z-index: 1; }
.pv-slides { position: absolute; inset: 0; }
.pv-slide {
  position: absolute; inset: 0;
  background-size: cover; background-position: center;
  opacity: 0; transition: opacity .7s var(--ease);
}
.pv-slide.active { opacity: 1; }

.pv-prev, .pv-next {
  position: absolute; top: 50%; z-index: 2;
  transform: translateY(-50%);
  width: 48px; height: 48px; border-radius: 50%;
  background: rgba(0,0,0,.45); backdrop-filter: blur(4px);
  border: 1px solid rgba(255,255,255,.15);
  color: #fff; font-size: 1.4rem; line-height: 1;
  cursor: pointer; display: flex; align-items: center; justify-content: center;
  opacity: 0; transition: opacity .25s, background .25s;
}
.pv-prev { left: 1.25rem; }
.pv-next { right: 1.25rem; }
.prop-viewer:hover .pv-prev,
.prop-viewer:hover .pv-next { opacity: 1; }
.pv-prev:hover, .pv-next:hover { background: rgba(0,0,0,.7); }

.pv-count {
  position: absolute; bottom: 1.25rem; right: 1.5rem; z-index: 2;
  font-size: .7rem; letter-spacing: .12em; text-transform: uppercase;
  color: rgba(255,255,255,.65); font-family: var(--sans);
  opacity: 0; transition: opacity .25s;
}
.prop-viewer:hover .pv-count { opacity: 1; }

/* ─── Property info animations (scroll-triggered via .anim-in) ───────── */
.prop-row-info {
  display: flex; flex-direction: column; justify-content: center;
  padding: clamp(2.5rem, 5vw, 5rem) clamp(2rem, 5vw, 5rem);
}

/* Name: ascend up */
.prop-row-name {
  font-family: var(--serif); font-weight: 400;
  font-size: clamp(1.75rem, 2.8vw, 2.75rem);
  line-height: 1.15; margin-bottom: .6rem;
  letter-spacing: -.01em;
  transform: translateY(32px);
  opacity: 0;
  transition: transform .75s var(--ease) .25s, opacity .75s var(--ease) .25s;
}
.prop-row.anim-in .prop-row-name { transform: translateY(0); opacity: 1; }
.prop-row-name a { color: inherit; text-decoration: none; }

/* Details: roll up from baseline */
.prop-row-city,
.prop-row-beds,
.prop-row-cta { overflow: hidden; }

.prop-row-city span,
.prop-row-beds span,
.prop-row-cta span {
  display: block;
  transform: translateY(110%);
  transition: transform .6s var(--ease);
}
.prop-row.anim-in .prop-row-city span { transform: translateY(0); transition-delay: .42s; }
.prop-row.anim-in .prop-row-beds span { transform: translateY(0); transition-delay: .54s; }
.prop-row.anim-in .prop-row-cta  span { transform: translateY(0); transition-delay: .66s; }

.prop-row-city { font-size: .875rem; color: var(--muted); margin-bottom: .4rem; }
.prop-row-beds { font-size: .875rem; color: var(--gold); margin-bottom: 2.5rem; }
.prop-row-cta {
  display: inline-flex; align-items: center; gap: .5rem;
  font-size: .875rem; letter-spacing: .04em;
  color: var(--ink-3);
  border-bottom: 1px solid var(--ink-3);
  padding-bottom: 2px; width: fit-content;
  transition: gap .25s, color .25s;
  text-decoration: none;
  overflow: hidden;
}
.prop-row:hover .prop-row-cta { gap: .75rem; color: var(--ink); }

/* ─── Hero CTAs ──────────────────────────────────────────────────────────── */
.hero-ctas {
  display: flex; gap: 1rem; align-items: center;
  margin-top: 2.5rem; position: relative; z-index: 1;
  flex-wrap: wrap;
}
.btn-primary {
  display: inline-flex; align-items: center; gap: .5rem;
  padding: .9rem 2.25rem;
  background: var(--gold); color: var(--white);
  font-size: .8125rem; font-family: var(--sans);
  letter-spacing: .08em; text-transform: uppercase; text-decoration: none;
  transition: background .25s, transform .2s;
  border: 1px solid var(--gold);
}
.btn-primary:hover { background: #9e7a45; transform: translateY(-1px); }
.btn-ghost {
  display: inline-flex; align-items: center; gap: .5rem;
  padding: .9rem 2.25rem;
  border: 1px solid rgba(255,255,255,.35); color: rgba(255,255,255,.85);
  font-size: .8125rem; letter-spacing: .08em; text-transform: uppercase;
  text-decoration: none;
  transition: border-color .25s, background .25s, color .25s;
}
.btn-ghost:hover { border-color: rgba(255,255,255,.75); color: var(--white); background: rgba(255,255,255,.06); }

/* ─── Credibility Bar ────────────────────────────────────────────────────── */
/* ─── Credibility ticker ─────────────────────────────────────────────────── */
.cred-ticker {
  background: var(--ink-2);
  border-bottom: 1px solid rgba(255,255,255,.06);
  padding: 1.5rem 0;
  overflow: hidden;
}
.cred-track {
  display: flex;
  width: max-content;
  animation: ticker-scroll 28s linear infinite;
}
.cred-track:hover { animation-play-state: paused; }

.cred-track-inner {
  display: flex; align-items: center; gap: 2.5rem;
  padding-right: 2.5rem;
  white-space: nowrap;
}

.ct-item {
  font-family: var(--sans); font-size: clamp(.95rem, 1.3vw, 1.15rem);
  color: rgba(255,255,255,.5); letter-spacing: .01em;
}
.ct-item em {
  font-style: normal; font-weight: 600;
  color: var(--gold); margin-right: .45rem;
  font-size: 1.1em;
}
.ct-dot {
  color: rgba(255,255,255,.18); font-size: 1.4rem; line-height: 1;
  flex-shrink: 0;
}

@keyframes ticker-scroll {
  from { transform: translateX(0); }
  to   { transform: translateX(-50%); }
}

/* ─── Pillars / What We Do — Accordion ───────────────────────────────────── */
.pillars-section {
  background: var(--ink);
  padding: clamp(72px, 10vw, 120px) 0;
}
.pillars-hd {
  max-width: 620px; margin-bottom: 4rem;
  padding: 0 var(--gutter);
}
.pillars-hd .eyebrow {
  display: block; font-size: .7rem; letter-spacing: .16em;
  text-transform: uppercase; color: var(--gold); margin-bottom: 1rem;
}
.pillars-hd h2 {
  font-family: var(--serif); font-size: clamp(1.75rem, 3vw, 2.75rem);
  color: var(--white); font-weight: 400; line-height: 1.2;
}

/* Accordion container */
.pillars-accordion {
  border-top: 1px solid rgba(255,255,255,.1);
}

/* Each row */
.pa-row {
  display: block; text-decoration: none; color: inherit;
  border-bottom: 1px solid rgba(255,255,255,.1);
  overflow: hidden;
  transition: background .45s var(--ease);
  cursor: pointer;
}
.pa-row:hover { background: var(--white); }

/* Header — always visible */
.pa-header {
  display: flex; align-items: center; gap: 2rem;
  padding: 1.75rem var(--gutter);
  transition: color .45s var(--ease);
}
.pa-num {
  font-family: var(--sans); font-size: .7rem; font-weight: 600;
  letter-spacing: .18em; color: var(--gold);
  transition: color .45s var(--ease);
  flex-shrink: 0; width: 2rem;
}
.pa-row:hover .pa-num { color: rgba(0,0,0,.35); }

.pa-name {
  font-family: var(--serif);
  font-size: clamp(1.35rem, 2.5vw, 2rem);
  font-weight: 400; color: var(--white); line-height: 1.15;
  flex: 1;
  transition: color .45s var(--ease);
}
.pa-row:hover .pa-name { color: var(--ink); }

.pa-arrow {
  font-size: 1.4rem; color: rgba(255,255,255,.2);
  transition: color .45s var(--ease), transform .45s var(--ease);
  flex-shrink: 0;
}
.pa-row:hover .pa-arrow { color: var(--ink); transform: rotate(45deg); }

/* Body — expands on hover via grid trick */
.pa-body {
  display: grid;
  grid-template-rows: 0fr;
  transition: grid-template-rows .55s var(--ease);
}
.pa-row:hover .pa-body { grid-template-rows: 1fr; }

.pa-body-inner {
  overflow: hidden;
  display: flex; align-items: flex-start; gap: 2.5rem;
  padding: 0 var(--gutter) 0 calc(var(--gutter) + 4rem);
  transition: padding .55s var(--ease), opacity .4s var(--ease);
  opacity: 0;
}
.pa-row:hover .pa-body-inner {
  padding-bottom: 2.25rem;
  opacity: 1;
}

.pa-icon {
  width: 36px; height: 36px; flex-shrink: 0;
  color: var(--gold); margin-top: .15rem;
  transition: color .45s var(--ease);
}
.pa-row:hover .pa-icon { color: var(--ink); }
.pa-icon svg { width: 100%; height: 100%; }

.pa-desc {
  font-size: clamp(.875rem, 1.1vw, 1rem);
  color: rgba(0,0,0,.55); line-height: 1.75;
  max-width: 560px;
}

/* ─── Portfolio Masonry ──────────────────────────────────────────────────── */
.port-section {
  background: var(--smoke);
  padding: clamp(72px, 10vw, 120px) var(--gutter);
}
.port-section-hd {
  margin-bottom: 3rem;
  position: relative; min-height: 90px;
  display: flex; flex-direction: column; justify-content: flex-end;
}
.wm-text {
  font-family: var(--serif); font-weight: 700;
  font-size: clamp(4rem, 10vw, 9rem);
  color: rgba(0,0,0,.07);
  position: absolute; top: 50%; left: -.02em;
  transform: translateY(-50%);
  line-height: 1; pointer-events: none; user-select: none;
  letter-spacing: -.02em; white-space: nowrap;
}
.port-section-hd .eyebrow {
  display: block; font-size: .7rem; letter-spacing: .16em;
  text-transform: uppercase; color: var(--gold); margin-bottom: .75rem;
  position: relative; z-index: 1;
}
.port-section-hd h2 {
  font-family: var(--serif); font-size: clamp(1.75rem, 3vw, 2.75rem);
  color: var(--ink); font-weight: 400; line-height: 1.2;
  position: relative; z-index: 1;
}
.port-masonry {
  display: grid;
  grid-template-columns: 1fr 1fr 1fr;
  grid-template-rows: 420px 290px;
  gap: 4px;
}
.port-item { position: relative; overflow: hidden; cursor: pointer; display: block; text-decoration: none; color: inherit; }
.port-item.pm-main { grid-column: 1; grid-row: 1 / 3; }
.port-item.pm-top  { grid-column: 2 / 4; grid-row: 1; }
.port-item.pm-bl   { grid-column: 2; grid-row: 2; }
.port-item.pm-br   { grid-column: 3; grid-row: 2; }
.port-item img, .port-placeholder {
  width: 100%; height: 100%; object-fit: cover; display: block;
  transition: transform .9s var(--ease);
}
.port-placeholder { background: var(--ink-2); }
.port-item:hover img { transform: scale(1.04); }
.port-item-label {
  position: absolute; bottom: 0; left: 0; right: 0;
  padding: 2rem 1.5rem 1.5rem;
  background: linear-gradient(to top, rgba(0,0,0,.75) 0%, transparent 100%);
  color: var(--white);
}
.port-item-cat {
  font-size: .68rem; letter-spacing: .14em; text-transform: uppercase;
  color: var(--gold); margin-bottom: .35rem;
}
.port-item-name {
  font-family: var(--serif); font-size: clamp(.95rem, 1.3vw, 1.2rem);
  font-weight: 400;
}
.port-view-all {
  display: inline-flex; align-items: center; gap: .5rem;
  margin-top: 2.5rem;
  font-size: .8125rem; letter-spacing: .04em; color: var(--ink);
  border-bottom: 1px solid currentColor; padding-bottom: 2px;
  text-decoration: none; transition: gap .25s;
}
.port-view-all:hover { gap: .75rem; }

/* ─── Founders ───────────────────────────────────────────────────────────── */
.founders-section {
  background: var(--white);
  padding: clamp(72px, 10vw, 120px) var(--gutter);
}
.founders-hd {
  margin-bottom: 4rem;
  position: relative; min-height: 90px;
  display: flex; flex-direction: column; justify-content: flex-end;
}
.founders-hd .wm-text { color: rgba(0,0,0,.10); }
.founders-hd .eyebrow {
  display: block; font-size: .7rem; letter-spacing: .16em;
  text-transform: uppercase; color: var(--gold); margin-bottom: .75rem;
  position: relative; z-index: 1;
}
.founders-hd h2 {
  font-family: var(--serif); font-size: clamp(1.75rem, 3vw, 2.75rem);
  color: var(--ink); font-weight: 400; line-height: 1.2;
  position: relative; z-index: 1;
}
.founders-grid {
  display: grid; grid-template-columns: 1fr 1fr;
  gap: 5rem; max-width: 860px;
}
.founder-portrait-wrap {
  width: 100%; aspect-ratio: 4/5;
  background: var(--smoke); margin-bottom: 1.75rem;
  overflow: hidden; position: relative;
}
.founder-initials {
  position: absolute; inset: 0;
  display: flex; align-items: center; justify-content: center;
  font-family: var(--serif); font-size: clamp(3rem, 6vw, 5rem);
  color: rgba(0,0,0,.12); font-weight: 400; letter-spacing: .05em;
}
.founder-name {
  font-family: var(--serif); font-size: clamp(1.25rem, 2vw, 1.6rem);
  font-weight: 400; color: var(--ink); margin-bottom: .4rem;
}
.founder-role {
  display: block; font-size: .68rem; letter-spacing: .14em;
  text-transform: uppercase; color: var(--gold); margin-bottom: 1.25rem;
}
.founder-bio {
  font-size: .9rem; color: rgba(13,13,13,.65); line-height: 1.8;
}

/* ─── Capital / Exclusivity ──────────────────────────────────────────────── */
.capital-section {
  background: var(--ink);
  display: grid; grid-template-columns: 1fr 1fr;
  gap: 0;
  border-top: 1px solid rgba(255,255,255,.06);
}
.capital-left {
  padding: clamp(72px, 10vw, 120px) var(--gutter);
  border-right: 1px solid rgba(255,255,255,.06);
  display: flex; flex-direction: column; justify-content: center;
}
.capital-left .eyebrow {
  display: block; font-size: .7rem; letter-spacing: .16em;
  text-transform: uppercase; color: var(--gold); margin-bottom: 1.5rem;
}
.capital-left h2 {
  font-family: var(--serif); font-size: clamp(1.75rem, 3vw, 2.75rem);
  color: var(--white); font-weight: 400; line-height: 1.2;
}
.capital-left h2 em { color: var(--gold); font-style: italic; }
.capital-right {
  padding: clamp(72px, 10vw, 120px) var(--gutter);
  display: flex; flex-direction: column; justify-content: center;
}
.capital-right p {
  font-size: .9375rem; color: rgba(255,255,255,.5); line-height: 1.85;
  margin-bottom: 1.5rem;
}
.capital-right p:last-child { margin-bottom: 0; }

/* ─── Land Acquisition ───────────────────────────────────────────────────── */
.land-section {
  display: grid; grid-template-columns: 1fr 1fr; min-height: 75vh;
}
.land-content {
  background: var(--ink-2);
  padding: clamp(60px, 9vw, 110px) clamp(2rem, 5.5vw, 5rem);
  display: flex; flex-direction: column; justify-content: center;
}
.land-content .eyebrow {
  display: block; font-size: .7rem; letter-spacing: .16em;
  text-transform: uppercase; color: var(--gold); margin-bottom: 1.25rem;
}
.land-content h2 {
  font-family: var(--serif); font-size: clamp(2.25rem, 5vw, 4rem);
  color: var(--white); font-weight: 400; line-height: 1.05; margin-bottom: 1.5rem;
}
.land-content h2 em { color: var(--gold); font-style: italic; }
.land-body {
  font-size: .9375rem; color: rgba(255,255,255,.55); line-height: 1.8; margin-bottom: 2rem;
}
.land-criteria { list-style: none; margin-bottom: 2.5rem; }
.land-criteria li {
  font-size: .875rem; color: rgba(255,255,255,.45);
  padding: .65rem 0; border-bottom: 1px solid rgba(255,255,255,.06);
  display: flex; align-items: center; gap: .75rem;
}
.land-criteria li::before {
  content: ''; display: block; flex-shrink: 0;
  width: 18px; height: 1px; background: var(--gold);
}
.land-visual { position: relative; overflow: hidden; }
.land-visual img { width: 100%; height: 100%; object-fit: cover; }

/* ─── Footer Graywood logo ───────────────────────────────────────────────── */
.f-graywood-logo {
  height: 28px; width: auto; margin-top: 1.5rem;
  filter: brightness(0) invert(1); opacity: .45;
}

/* ─── Shared section spacing ─────────────────────────────────────────────── */
.pad { padding: clamp(72px, 10vw, 130px) var(--gutter); }

/* ─── Property hero ──────────────────────────────────────────────────────── */
.prop-hero {
  height: 90svh; min-height: 560px;
  position: relative; overflow: hidden;
  display: flex; flex-direction: column; justify-content: flex-end;
  padding: 0 var(--gutter) clamp(56px, 7vw, 88px);
}
.prop-hero-bg { position: absolute; inset: 0; }
.prop-hero-bg img { width: 100%; height: 100%; object-fit: cover; }
.prop-hero-bg::after {
  content: '';
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(0,0,0,.08) 0%, rgba(0,0,0,.70) 100%);
}
.back-link {
  position: absolute; top: calc(var(--nav-h) + 1.5rem); left: var(--gutter);
  z-index: 2; font-size: .8125rem; letter-spacing: .04em;
  color: rgba(255,255,255,.5);
  display: inline-flex; align-items: center; gap: .4rem;
  transition: color .2s;
}
.back-link::before { content: '←'; }
.back-link:hover { color: var(--white); }
.prop-hero-content { position: relative; z-index: 1; }
.prop-hero-content h1 {
  font-family: var(--serif); font-weight: 400;
  font-size: clamp(2.75rem, 6.5vw, 6rem);
  line-height: 1.06; color: var(--white);
  margin-bottom: .5rem;
}
.prop-hero-content .city-line {
  font-size: 1rem; color: rgba(255,255,255,.55);
  letter-spacing: .03em; font-weight: 300;
}

/* ─── Overview (intro) ───────────────────────────────────────────────────── */
.overview {
  background: var(--white);
  display: grid; grid-template-columns: 1fr 1.8fr;
  gap: clamp(3rem, 7vw, 8rem);
  align-items: start;
}
.ov-left { padding: clamp(72px, 10vw, 130px) 0 clamp(72px, 10vw, 130px) var(--gutter); }
.ov-right { padding: clamp(72px, 10vw, 130px) var(--gutter) clamp(72px, 10vw, 130px) 0; }
.ov-label {
  font-size: .72rem; letter-spacing: .15em; text-transform: uppercase;
  color: var(--muted); margin-bottom: 1.25rem; display: block;
}
.ov-left h2 {
  font-family: var(--serif); font-weight: 400;
  font-size: clamp(1.375rem, 2vw, 1.875rem);
  line-height: 1.25; margin-bottom: 1rem;
  letter-spacing: -.01em;
}
.ov-left address {
  font-style: normal; font-size: .9375rem; color: var(--muted);
  line-height: 1.85; margin-bottom: 1.5rem;
}
.tel-link {
  display: inline-flex; align-items: center; gap: .5rem;
  font-size: .9375rem; color: var(--ink);
  border-bottom: 1px solid var(--ink); padding-bottom: 2px;
  transition: color .2s;
}
.tel-link:hover { color: var(--gold); border-color: var(--gold); }
.ov-right p {
  font-size: clamp(1.0625rem, 1.6vw, 1.25rem); color: #444;
  line-height: 1.85; font-weight: 300; margin-bottom: 1.5rem;
}
.ov-right p:last-child { margin-bottom: 0; }

/* ─── Floor plans ────────────────────────────────────────────────────────── */
.fp-section { background: var(--smoke); }
.fp-header {
  display: flex; align-items: baseline; justify-content: space-between;
  margin-bottom: clamp(2.5rem, 4vw, 4rem);
}
.fp-header h2 {
  font-family: var(--serif); font-weight: 400;
  font-size: clamp(1.75rem, 3vw, 2.5rem);
}
.fp-note-inline { font-size: .8125rem; color: var(--muted); max-width: 280px; text-align: right; line-height: 1.5; }

.fp-table { width: 100%; border-collapse: collapse; }
.fp-table thead th {
  text-align: left; padding: .75rem 1rem .75rem 0;
  font-size: .72rem; letter-spacing: .12em; text-transform: uppercase;
  color: var(--muted); border-bottom: 1px solid var(--rule); font-weight: 400;
}
.fp-table tbody tr { border-bottom: 1px solid var(--rule); transition: background .2s; }
.fp-table tbody tr:hover { background: rgba(0,0,0,.03); }
.fp-table tbody td {
  padding: 1.125rem 1rem 1.125rem 0;
  font-size: .9375rem; color: var(--ink-3);
}
.fp-table tbody td:first-child { font-family: var(--serif); font-size: 1.125rem; color: var(--ink); }
.fp-table .td-price { color: var(--gold); }
.fp-contact { margin-top: 2rem; font-size: .875rem; color: var(--muted); }

/* ─── Amenities ──────────────────────────────────────────────────────────── */
.amen-section { background: var(--white); }
.amen-inner {
  display: grid; grid-template-columns: 1fr 1fr;
  gap: clamp(3rem, 6vw, 7rem);
}
.amen-group-label {
  font-size: .72rem; letter-spacing: .15em; text-transform: uppercase;
  color: var(--muted); margin-bottom: 1.5rem; padding-bottom: 1rem;
  border-bottom: 1px solid var(--rule);
}
.amen-item {
  display: flex; align-items: baseline; gap: .75rem;
  padding: .6rem 0; border-bottom: 1px solid rgba(0,0,0,.05);
  font-size: .9375rem; color: #555;
}
.amen-item::before {
  content: ''; flex-shrink: 0;
  width: 4px; height: 4px; border-radius: 50%;
  background: var(--gold); position: relative; top: -.05em;
}

/* ─── Gallery ────────────────────────────────────────────────────────────── */
.gallery-section { background: var(--ink); }
.gallery-label {
  padding: clamp(48px, 6vw, 72px) var(--gutter) clamp(2rem, 3vw, 3rem);
  font-family: var(--serif); font-style: italic; font-weight: 400;
  font-size: clamp(1.5rem, 2.5vw, 2.25rem); color: var(--white);
}
.gallery-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 3px;
}
/* First image gets double width */
.gallery-grid .g-item:first-child {
  grid-column: span 2;
}
.g-item {
  aspect-ratio: 3/2; overflow: hidden; position: relative; cursor: zoom-in;
}
.g-item img {
  width: 100%; height: 100%; object-fit: cover;
  transition: transform .6s var(--ease), filter .4s;
  filter: brightness(.9);
}
.g-item:hover img { transform: scale(1.05); filter: brightness(1); }

/* ─── Neighborhood ───────────────────────────────────────────────────────── */
.nbhd-section {
  background: var(--smoke);
  display: grid; grid-template-columns: 1fr 1fr;
}
.nbhd-text {
  padding: clamp(72px, 10vw, 130px) clamp(2rem, 5vw, 5rem) clamp(72px, 10vw, 130px) var(--gutter);
  display: flex; flex-direction: column; justify-content: center;
}
.nbhd-text h2 {
  font-family: var(--serif); font-weight: 400;
  font-size: clamp(1.75rem, 2.8vw, 2.75rem);
  margin-bottom: 1.75rem; letter-spacing: -.01em;
}
.nbhd-text p {
  font-size: .9375rem; color: var(--muted); line-height: 1.9;
  margin-bottom: 1rem; font-weight: 300;
}
.nbhd-text p:last-child { margin-bottom: 0; }
.nbhd-map { position: relative; min-height: 480px; }
.nbhd-map iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: none; display: block; }

/* ─── CTA ────────────────────────────────────────────────────────────────── */
.cta-section {
  background: var(--ink);
  padding: clamp(80px, 11vw, 140px) var(--gutter);
  text-align: center;
}
.cta-section h2 {
  font-family: var(--serif); font-style: italic; font-weight: 400;
  font-size: clamp(2rem, 4.5vw, 4rem);
  color: var(--white); margin-bottom: 1.25rem;
}
.cta-section > p {
  font-size: 1.0625rem; color: var(--muted);
  max-width: 400px; margin: 0 auto 2.5rem; line-height: 1.7; font-weight: 300;
}
.cta-row { display: flex; align-items: center; justify-content: center; gap: 1rem; flex-wrap: wrap; margin-bottom: 2rem; }
.btn-w {
  display: inline-flex; align-items: center; gap: .5rem;
  padding: .8125rem 1.875rem; border-radius: 100px;
  font-family: var(--sans); font-size: .9375rem; cursor: pointer; border: none;
  transition: all .22s;
}
.btn-white  { background: var(--white); color: var(--ink); }
.btn-white:hover { background: var(--smoke); }
.btn-outline-w {
  background: transparent; color: var(--white);
  border: 1px solid rgba(255,255,255,.3);
}
.btn-outline-w:hover { background: rgba(255,255,255,.08); border-color: rgba(255,255,255,.55); }
.cta-address { font-size: .875rem; color: rgba(255,255,255,.28); }

/* ─── Footer ─────────────────────────────────────────────────────────────── */
.footer {
  background: var(--ink-2);
  border-top: 1px solid var(--rule-inv);
  padding: clamp(3rem, 6vw, 5rem) var(--gutter) 2.5rem;
}
.footer-top { margin-bottom: 3rem; }
.f-brand .nav-logo { display: block; margin-bottom: 1rem; }
.f-brand p { font-size: .875rem; color: var(--muted); line-height: 1.75; max-width: 240px; }
.f-label { font-size: .7rem; letter-spacing: .14em; text-transform: uppercase; color: rgba(255,255,255,.3); margin-bottom: 1.25rem; }
.f-links { display: flex; flex-direction: column; gap: .6rem; }
.f-links a { font-size: .875rem; color: var(--muted); transition: color .2s; }
.f-links a:hover { color: var(--white); }
.footer-bottom {
  padding-top: 2rem; border-top: 1px solid var(--rule-inv);
  display: flex; align-items: flex-start; justify-content: space-between;
  flex-wrap: wrap; gap: 1.5rem;
}
.footer-bottom > p { font-size: .8125rem; color: rgba(255,255,255,.25); }
.eho {
  display: flex; align-items: flex-start; gap: .625rem;
  font-size: .75rem; color: rgba(255,255,255,.22);
  max-width: 420px; line-height: 1.6;
}
.eho-mark {
  flex-shrink: 0; width: 28px; height: 28px; border-radius: 50%;
  border: 1px solid rgba(255,255,255,.2);
  display: grid; place-items: center;
  font-size: .55rem; letter-spacing: .03em; color: rgba(255,255,255,.25);
  font-family: var(--serif); margin-top: .1rem;
}

/* ─── Lightbox ───────────────────────────────────────────────────────────── */
.lightbox {
  position: fixed; inset: 0; z-index: 500;
  background: rgba(0,0,0,.97);
  display: flex; align-items: center; justify-content: center;
  opacity: 0; pointer-events: none; transition: opacity .28s;
}
.lightbox.open { opacity: 1; pointer-events: all; }
.lb-img { max-width: 92vw; max-height: 88vh; object-fit: contain; transition: opacity .18s; }
.lb-close {
  position: absolute; top: 1.25rem; right: 1.5rem;
  background: none; border: none; cursor: pointer;
  font-size: 1.75rem; line-height: 1; color: rgba(255,255,255,.5);
  padding: .5rem; transition: color .2s;
}
.lb-close:hover { color: var(--white); }
.lb-prev, .lb-next {
  position: absolute; top: 50%; transform: translateY(-50%);
  background: none; border: none; cursor: pointer;
  font-size: 2.25rem; color: rgba(255,255,255,.4);
  padding: 1rem; transition: color .2s;
}
.lb-prev:hover, .lb-next:hover { color: var(--white); }
.lb-prev { left: .5rem; }
.lb-next { right: .5rem; }
.lb-count { position: absolute; bottom: 1.5rem; left: 50%; transform: translateX(-50%); font-size: .8125rem; color: rgba(255,255,255,.35); letter-spacing: .05em; }

/* ─── Scroll reveals ─────────────────────────────────────────────────────── */
.reveal {
  opacity: 0; transform: translateY(32px);
  transition: opacity 1s var(--ease), transform 1s var(--ease);
}
.reveal.in { opacity: 1; transform: none; }

/* stagger children */
.stag > * { opacity: 0; transform: translateY(18px); transition: opacity .7s var(--ease), transform .7s var(--ease); }
.stag.in > *:nth-child(1) { opacity:1; transform:none; transition-delay:.00s; }
.stag.in > *:nth-child(2) { opacity:1; transform:none; transition-delay:.09s; }
.stag.in > *:nth-child(3) { opacity:1; transform:none; transition-delay:.18s; }
.stag.in > *:nth-child(4) { opacity:1; transform:none; transition-delay:.27s; }
.stag.in > *:nth-child(5) { opacity:1; transform:none; transition-delay:.36s; }
.stag.in > *:nth-child(6) { opacity:1; transform:none; transition-delay:.45s; }
.stag.in > *:nth-child(7) { opacity:1; transform:none; transition-delay:.54s; }
.stag.in > *:nth-child(8) { opacity:1; transform:none; transition-delay:.63s; }

/* ─── Hero line-clip reveal (bdsn style) ──────────────────────────────────── */
.hero-line {
  display: block;
  overflow: hidden;
  line-height: 1.1;
}
.hero-line-inner {
  display: block;
  transform: translateY(110%);
  opacity: 0;
  transition: transform 1.1s var(--ease), opacity .6s var(--ease);
}
.hero-ready .hero-line-inner {
  transform: translateY(0);
  opacity: 1;
}
.hero-ready .hero-line:nth-child(2) .hero-line-inner { transition-delay: .1s; }
.hero-ready .hero-line:nth-child(3) .hero-line-inner { transition-delay: .2s; }
.hero-ready .hero-label-wrap { transition-delay: .05s; }
.hero-ready .hero-tags       { transition-delay: .2s; }
.hero-ready .hero-ctas       { transition-delay: .28s; }

/* label and CTAs also hide until ready */
.hero-label-wrap {
  overflow: hidden;
}
.hero-label-wrap .hero-label {
  transform: translateY(100%);
  opacity: 0;
  transition: transform .9s var(--ease), opacity .5s var(--ease);
}
.hero-ready .hero-label-wrap .hero-label {
  transform: translateY(0);
  opacity: 1;
}
.hero-ctas {
  opacity: 0;
  transform: translateY(16px);
  transition: opacity .8s var(--ease), transform .8s var(--ease);
}
.hero-ready .hero-ctas {
  opacity: 1;
  transform: none;
}
.hero-tags {
  opacity: 0;
  transform: translateY(16px);
  transition: opacity .8s var(--ease), transform .8s var(--ease);
}
.hero-ready .hero-tags {
  opacity: 1;
  transform: none;
}

/* ─── Pillar accordion stagger (rows slide up on scroll) ─────────────────── */
.pa-row {
  opacity: 0;
  transform: translateY(24px);
  transition: background .45s var(--ease), opacity .7s var(--ease), transform .7s var(--ease);
}
.pillars-accordion.in .pa-row:nth-child(1) { opacity:1; transform:none; transition-delay:.00s; }
.pillars-accordion.in .pa-row:nth-child(2) { opacity:1; transform:none; transition-delay:.07s; }
.pillars-accordion.in .pa-row:nth-child(3) { opacity:1; transform:none; transition-delay:.14s; }
.pillars-accordion.in .pa-row:nth-child(4) { opacity:1; transform:none; transition-delay:.21s; }
.pillars-accordion.in .pa-row:nth-child(5) { opacity:1; transform:none; transition-delay:.28s; }
.pillars-accordion.in .pa-row:nth-child(6) { opacity:1; transform:none; transition-delay:.35s; }

/* ─── Portfolio masonry scale-in ─────────────────────────────────────────── */
.port-item {
  transform: scale(.96);
  opacity: 0;
  transition: opacity 1s var(--ease), transform 1s var(--ease);
}
.port-masonry.in .port-item.pm-main { opacity:1; transform:scale(1); transition-delay:.00s; }
.port-masonry.in .port-item.pm-top  { opacity:1; transform:scale(1); transition-delay:.12s; }
.port-masonry.in .port-item.pm-bl   { opacity:1; transform:scale(1); transition-delay:.20s; }
.port-masonry.in .port-item.pm-br   { opacity:1; transform:scale(1); transition-delay:.28s; }

/* ─── Founder cards slide-up ─────────────────────────────────────────────── */
.founder-card {
  opacity: 0;
  transform: translateY(36px);
  transition: opacity 1s var(--ease), transform 1s var(--ease);
}
.founders-grid.in .founder-card:nth-child(1) { opacity:1; transform:none; transition-delay:.00s; }
.founders-grid.in .founder-card:nth-child(2) { opacity:1; transform:none; transition-delay:.14s; }

/* ─── Section headings slide-up ──────────────────────────────────────────── */
.section-hd-reveal {
  overflow: hidden;
}
.section-hd-reveal h2 {
  transform: translateY(60px);
  opacity: 0;
  transition: transform 1.1s var(--ease), opacity .8s var(--ease);
}
.section-hd-reveal.in h2 {
  transform: translateY(0);
  opacity: 1;
}
.section-hd-reveal .eyebrow {
  opacity: 0;
  transition: opacity .7s var(--ease);
}
.section-hd-reveal.in .eyebrow {
  opacity: 1;
}

/* ─── Responsive ─────────────────────────────────────────────────────────── */
@media (max-width: 1024px) {
  .prop-row,
  .prop-row:nth-child(even) { grid-template-columns: 1fr; min-height: auto; }
  .prop-row:nth-child(even) .prop-row-img  { order: 0; }
  .prop-row:nth-child(even) .prop-row-info { order: 0; }
  .prop-row-img { aspect-ratio: 16/9; }
  .gallery-grid { grid-template-columns: 1fr 1fr; }
  .gallery-grid .g-item:first-child { grid-column: span 2; }
}

@media (max-width: 768px) {
  .nav-right .nav-pill,
  .nav-right a:not(.nav-pill) { display: none; }
  .burger { display: block; }
  .nav-mobile { display: flex; }

  .overview { grid-template-columns: 1fr; }
  .ov-left { padding: clamp(48px, 8vw, 80px) var(--gutter) 0; }
  .ov-right { padding: 2rem var(--gutter) clamp(48px, 8vw, 80px); }

  .amen-inner   { grid-template-columns: 1fr; }
  .nbhd-section { grid-template-columns: 1fr; }
  .nbhd-map     { min-height: 300px; }

  .footer-bottom { flex-direction: column; }
}

@media (max-width: 520px) {
  .gallery-grid { grid-template-columns: 1fr; }
  .gallery-grid .g-item:first-child { grid-column: span 1; }
  .fp-note-inline { display: none; }
}

/* ═══════════════════════════════════════════════════════════════════════════
   TEAM PAGE
   ═══════════════════════════════════════════════════════════════════════════ */

/* "View the Team" link on homepage founders section */
.founders-view-all {
  display: inline-block; margin-top: 1.25rem;
  font-size: .8rem; letter-spacing: .1em; text-transform: uppercase;
  color: var(--gold); text-decoration: none; font-family: var(--sans);
  border-bottom: 1px solid rgba(184,147,90,.35); padding-bottom: 2px;
  transition: border-color .2s, opacity .2s;
}
.founders-view-all:hover { opacity: .7; border-color: var(--gold); }

/* ─── Hero ─────────────────────────────────────────────────────────────────── */
.team-hero {
  position: relative; overflow: hidden;
  background: var(--smoke);
  padding: calc(var(--nav-h) + clamp(60px,8vw,100px)) var(--gutter) clamp(56px,7vw,88px);
  border-bottom: 1px solid rgba(0,0,0,.06);
}
.team-hero .wm-text {
  position: absolute; top: 50%; left: var(--gutter);
  transform: translateY(-50%);
  font-family: var(--serif); font-size: clamp(5rem,14vw,12rem);
  color: rgba(0,0,0,.04); font-weight: 500; line-height: 1;
  pointer-events: none; user-select: none; white-space: nowrap;
}
.team-hero-inner { position: relative; z-index: 1; max-width: 700px; }
.team-hero h1 {
  font-family: var(--serif); font-size: clamp(2.4rem,5vw,4.2rem);
  font-weight: 400; color: var(--ink); line-height: 1.1; margin: .6rem 0 1.25rem;
}
.team-hero h1 em { font-style: italic; color: var(--gold); }
.team-hero p {
  font-size: clamp(.9rem,1.2vw,1.05rem); color: var(--muted);
  line-height: 1.75; max-width: 520px;
}

/* ─── Profile rows ─────────────────────────────────────────────────────────── */
.team-profiles { background: var(--white); }

.team-profile {
  display: grid; grid-template-columns: 340px 1fr;
  gap: 0; border-bottom: 1px solid rgba(0,0,0,.06);
  align-items: stretch;
}
.team-profile:nth-child(even) { background: var(--smoke); }

.team-profile-portrait {
  position: relative; overflow: hidden;
  background: #e8e6e1; min-height: 500px;
  display: flex; align-items: center; justify-content: center;
}
.team-initials {
  font-family: var(--serif); font-size: 5rem; font-weight: 400;
  color: rgba(0,0,0,.12); letter-spacing: -.02em; user-select: none;
}

.team-profile-content {
  padding: clamp(3rem,6vw,6rem) clamp(2.5rem,5vw,5rem);
  display: flex; flex-direction: column; justify-content: center; gap: 2rem;
}
.team-profile-meta h2 {
  font-family: var(--serif); font-size: clamp(1.8rem,3vw,2.6rem);
  font-weight: 400; color: var(--ink); line-height: 1.1; margin-bottom: .5rem;
}
.team-role {
  font-size: .7rem; letter-spacing: .16em; text-transform: uppercase;
  color: var(--gold); font-family: var(--sans);
}
.team-profile-bio p {
  font-size: .95rem; color: var(--ink-3); line-height: 1.85;
  margin-bottom: 1rem;
}
.team-profile-bio p:last-child { margin-bottom: 0; }

.team-profile-stats {
  display: flex; gap: 3rem;
  padding-top: 2rem; border-top: 1px solid rgba(0,0,0,.08);
}
.team-stat-num {
  font-family: var(--serif); font-size: clamp(1.4rem,2.5vw,2rem);
  color: var(--gold); font-weight: 400; line-height: 1;
}
.team-stat-label {
  font-size: .7rem; letter-spacing: .1em; text-transform: uppercase;
  color: var(--muted); margin-top: .4rem;
}

/* ─── CTA ──────────────────────────────────────────────────────────────────── */
.team-cta {
  background: var(--ink);
  padding: clamp(72px,10vw,120px) var(--gutter);
  text-align: center;
}
.team-cta-inner { max-width: 560px; margin: 0 auto; }
.team-cta h2 {
  font-family: var(--serif); font-size: clamp(1.75rem,3vw,2.75rem);
  font-weight: 400; color: var(--white); margin-bottom: 1rem;
}
.team-cta p { font-size: .95rem; color: rgba(255,255,255,.45); line-height: 1.75; }
.team-cta-row {
  display: flex; gap: 1rem; justify-content: center; margin-top: 2rem; flex-wrap: wrap;
}

/* ─── Team responsive ──────────────────────────────────────────────────────── */
@media (max-width: 900px) {
  .team-profile { grid-template-columns: 1fr; }
  .team-profile-portrait { min-height: 260px; }
  .team-profile-stats { gap: 2rem; }
}
@media (max-width: 520px) {
  .team-profile-stats { flex-wrap: wrap; gap: 1.5rem; }
}

/* ═══════════════════════════════════════════════════════════════════════════
   ABOUT PAGE
   ═══════════════════════════════════════════════════════════════════════════ */
.abt-hero {
  position: relative; overflow: hidden;
  background: var(--ink);
  padding: calc(var(--nav-h) + clamp(80px,10vw,130px)) var(--gutter) clamp(60px,8vw,100px);
  border-bottom: 1px solid rgba(255,255,255,.08);
}
.abt-hero-bg { position: absolute; inset: 0; z-index: 0; }
.abt-hero-bg video { width: 100%; height: 100%; object-fit: cover; display: block; }
.abt-hero-overlay { position: absolute; inset: 0; background: rgba(0,0,0,.62); }
.abt-hero-inner { position: relative; z-index: 1; max-width: 700px; }
.abt-hero h1 {
  font-family: var(--serif); font-size: clamp(3rem,6vw,5.5rem);
  font-weight: 400; color: var(--white); line-height: 1.05;
  margin: .75rem 0 1.5rem; letter-spacing: -.01em;
}
.abt-hero h1 em { font-style: italic; color: var(--gold); }
.abt-hero p { font-size: clamp(.95rem,1.2vw,1.1rem); color: rgba(255,255,255,.5); line-height: 1.75; max-width: 580px; margin-bottom: .75rem; }
.abt-hero p:last-child { margin-bottom: 0; }

/* ─── Typewriter reveal (About hero) ─────────────────────────────────────── */
.type-sequence .type-line { display: block; }
.type-sequence .type-line.typing::after {
  content: ''; display: inline-block; width: 2px; height: .9em;
  background: var(--gold); margin-left: 2px; vertical-align: -0.1em;
  animation: type-blink .8s step-end infinite;
}
@keyframes type-blink { 50% { opacity: 0; } }

.abt-stats {
  display: grid; grid-template-columns: repeat(4,1fr);
  background: var(--ink-2); border-bottom: 1px solid rgba(255,255,255,.06);
}
.abt-stat {
  padding: 2.5rem var(--gutter); text-align: center;
  border-right: 1px solid rgba(255,255,255,.06);
}
.abt-stat:last-child { border-right: none; }
.abt-stat-num {
  font-family: var(--serif); font-size: clamp(2rem,3.5vw,3rem);
  color: var(--gold); line-height: 1; margin-bottom: .5rem;
}
.abt-stat-label { font-size: .7rem; color: rgba(255,255,255,.4); letter-spacing: .14em; text-transform: uppercase; }

.abt-story { background: var(--smoke); padding: clamp(60px,8vw,100px) var(--gutter); }
.abt-story-inner { max-width: 980px; margin: 0 auto; text-align: center; }
.abt-story-hd { margin-bottom: 3rem; }
.abt-story-hd h2 {
  font-family: var(--sans); font-size: clamp(1.1rem, 1.6vw, 1.4rem);
  font-weight: 700; letter-spacing: .14em; text-transform: uppercase;
  color: var(--gold);
}
.abt-story-values {
  display: grid; grid-template-columns: repeat(3, 1fr);
  gap: clamp(2rem, 4vw, 3.5rem);
}
.abt-value { display: flex; flex-direction: column; align-items: center; text-align: center; }
.abt-value-icon {
  width: 44px; height: 44px; margin-bottom: 1.1rem;
  color: var(--gold);
}
.abt-value-icon svg { width: 100%; height: 100%; }
.abt-value h3 { font-family: var(--serif); font-size: 1.15rem; font-weight: 400; color: var(--ink); margin-bottom: .5rem; }
.abt-value p { font-size: .875rem; color: rgba(0,0,0,.55); line-height: 1.75; max-width: 280px; }

.abt-founders { background: var(--white); padding: clamp(60px,8vw,100px) var(--gutter); }
.abt-founders-hd { margin-bottom: 3.5rem; }
.abt-founders-hd .eyebrow { display: block; font-size: .7rem; letter-spacing: .16em; text-transform: uppercase; color: var(--gold); margin-bottom: .75rem; }
.abt-founders-hd h2 { font-family: var(--serif); font-size: clamp(2rem,3.5vw,3rem); font-weight: 400; color: var(--ink); }
.abt-team-link { display: inline-block; margin-top: .75rem; font-size: .8rem; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; color: var(--gold); text-decoration: underline; text-underline-offset: 4px; }
.abt-founder-cards { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem,4vw,5rem); }
.abt-founder-card {
  background: var(--smoke); border-radius: 4px;
  padding: 2.5rem 2rem;
  transition: transform .35s var(--ease), box-shadow .35s var(--ease);
}
.abt-founder-card:hover { transform: translateY(-6px); box-shadow: 0 20px 60px rgba(0,0,0,.1); }
.abt-founder-portrait {
  width: 80px; height: 80px; border-radius: 50%;
  background: var(--ink); display: flex; align-items: center; justify-content: center;
  margin-bottom: 1.5rem;
}
.abt-founder-initials { font-family: var(--serif); font-size: 1.5rem; color: rgba(255,255,255,.3); }
.abt-founder-name { font-family: var(--serif); font-size: 1.4rem; font-weight: 400; color: var(--ink); margin-bottom: .35rem; }
.abt-founder-role { font-size: .7rem; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; color: var(--gold); display: block; margin-bottom: 1.25rem; }
.abt-founder-bio { font-size: .9rem; color: rgba(0,0,0,.6); line-height: 1.8; }

@media (max-width: 768px) {
  .abt-stats { grid-template-columns: 1fr 1fr; }
  .abt-story-values { grid-template-columns: 1fr; gap: 2.5rem; }
  .abt-founder-cards { grid-template-columns: 1fr; }
}

/* ═══════════════════════════════════════════════════════════════════════════
   CONTACT PAGE
   ═══════════════════════════════════════════════════════════════════════════ */
.ct-hero {
  background: var(--ink);
  padding: calc(var(--nav-h) + clamp(80px,10vw,130px)) var(--gutter) clamp(60px,8vw,100px);
  border-bottom: 1px solid rgba(255,255,255,.08);
}
.ct-hero-inner { max-width: 600px; }
.ct-hero h1 { font-family: var(--serif); font-size: clamp(3.5rem,7vw,6rem); font-weight: 400; color: var(--white); line-height: 1; margin: .75rem 0 1.25rem; }
.ct-hero p { font-size: clamp(.95rem,1.2vw,1.1rem); color: rgba(255,255,255,.5); line-height: 1.7; max-width: 480px; }

.ct-section { background: var(--smoke); padding: clamp(60px,8vw,100px) var(--gutter); }
.ct-grid { display: grid; grid-template-columns: 1fr 1.4fr; gap: clamp(3rem,6vw,8rem); align-items: start; }

.ct-info-block { margin-bottom: 2.25rem; }
.ct-info-label { font-size: .68rem; letter-spacing: .16em; text-transform: uppercase; color: var(--gold); margin-bottom: .5rem; font-weight: 600; }
.ct-info-val { font-family: var(--serif); font-size: 1.2rem; color: var(--ink); display: block; }
.ct-email { text-decoration: underline; text-underline-offset: 4px; color: var(--ink); transition: color .2s; }
.ct-email:hover { color: var(--gold); }
.ct-info-sub { font-size: .9rem; color: rgba(0,0,0,.55); line-height: 1.7; margin-top: .35rem; }
.ct-map-wrap { margin-top: 2rem; border-radius: 6px; overflow: hidden; height: 260px; }
.ct-map-wrap iframe { width: 100%; height: 100%; border: none; }

.ct-form-wrap h2 { font-family: var(--serif); font-size: clamp(1.75rem,3vw,2.5rem); font-weight: 400; color: var(--ink); margin-bottom: 2rem; }
.ct-form { display: flex; flex-direction: column; gap: 1.25rem; }
.ct-field { display: flex; flex-direction: column; gap: .4rem; }
.ct-field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.25rem; }
.ct-field label { font-size: .72rem; font-weight: 600; letter-spacing: .1em; text-transform: uppercase; color: rgba(0,0,0,.5); }
.ct-field input, .ct-field select, .ct-field textarea {
  border: 1px solid rgba(0,0,0,.15); border-radius: 4px;
  padding: .75rem 1rem; font-size: .95rem; font-family: var(--sans);
  color: var(--ink); background: var(--white);
  transition: border-color .2s;
  outline: none;
}
.ct-field input:focus, .ct-field select:focus, .ct-field textarea:focus { border-color: var(--gold); }
.ct-field textarea { resize: vertical; min-height: 120px; }
.ct-submit { margin-top: .5rem; width: 100%; justify-content: center; }

@media (max-width: 900px) {
  .ct-grid { grid-template-columns: 1fr; }
}

/* ═══════════════════════════════════════════════════════════════════════════
   SUBMIT A SITE PAGE
   ═══════════════════════════════════════════════════════════════════════════ */
.ss-hero {
  background: var(--ink);
  padding: calc(var(--nav-h) + clamp(80px,10vw,130px)) var(--gutter) clamp(60px,8vw,100px);
  border-bottom: 1px solid rgba(255,255,255,.08);
}
.ss-hero-inner { max-width: 680px; }
.ss-hero h1 { font-family: var(--serif); font-size: clamp(3.5rem,7vw,6rem); font-weight: 400; color: var(--white); line-height: 1; margin: .75rem 0 1.25rem; }
.ss-hero p { font-size: clamp(.95rem,1.2vw,1.1rem); color: rgba(255,255,255,.5); line-height: 1.7; max-width: 540px; }

.ss-criteria { background: var(--smoke); padding: clamp(60px,8vw,100px) var(--gutter); }
.ss-criteria-inner { }
.ss-criteria-hd { margin-bottom: 3rem; }
.ss-criteria-hd .eyebrow { display: block; font-size: .7rem; letter-spacing: .16em; text-transform: uppercase; color: var(--gold); margin-bottom: .75rem; }
.ss-criteria-hd h2 { font-family: var(--serif); font-size: clamp(2rem,3.5vw,3rem); font-weight: 400; color: var(--ink); }
.ss-criteria-grid { display: grid; grid-template-columns: repeat(4,1fr); gap: 2.5rem; }
.ss-criterion { }
.ss-criterion-num { font-size: .68rem; font-weight: 700; letter-spacing: .18em; color: var(--gold); margin-bottom: .75rem; }
.ss-criterion h3 { font-family: var(--serif); font-size: 1.1rem; font-weight: 400; color: var(--ink); margin-bottom: .6rem; }
.ss-criterion p { font-size: .875rem; color: rgba(0,0,0,.55); line-height: 1.75; }

.ss-form-section { background: var(--white); padding: clamp(60px,8vw,100px) var(--gutter); }
.ss-form-wrap { max-width: 760px; margin: 0 auto; }
.ss-form-wrap h2 { font-family: var(--serif); font-size: clamp(2rem,3.5vw,3rem); font-weight: 400; color: var(--ink); margin-bottom: .75rem; }
.ss-form-sub { font-size: 1rem; color: rgba(0,0,0,.5); margin-bottom: 2.5rem; }
.ss-form { display: flex; flex-direction: column; gap: 1.25rem; }
.ss-field { display: flex; flex-direction: column; gap: .4rem; }
.ss-field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.25rem; }
.ss-field label { font-size: .72rem; font-weight: 600; letter-spacing: .1em; text-transform: uppercase; color: rgba(0,0,0,.5); }
.ss-field input, .ss-field select, .ss-field textarea {
  border: 1px solid rgba(0,0,0,.15); border-radius: 4px;
  padding: .75rem 1rem; font-size: .95rem; font-family: var(--sans);
  color: var(--ink); background: var(--smoke);
  transition: border-color .2s; outline: none;
}
.ss-field input:focus, .ss-field select:focus, .ss-field textarea:focus { border-color: var(--gold); box-shadow: 0 0 0 3px rgba(184,147,90,.12); }
.ss-field textarea { resize: vertical; min-height: 100px; }
.ss-submit { margin-top: .5rem; }

@media (max-width: 900px) { .ss-criteria-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 540px) { .ss-criteria-grid { grid-template-columns: 1fr; } .ss-field-row { grid-template-columns: 1fr; } }

/* ═══════════════════════════════════════════════════════════════════════════
   SUBMIT A SITE — LANDING PAGE
   ═══════════════════════════════════════════════════════════════════════════ */
body.ss-lp { background: var(--ink); }

/* Minimal header */
.ss-header {
  position: fixed; top: 0; left: 0; right: 0; z-index: 100;
  height: var(--nav-h);
  display: flex; align-items: center; justify-content: space-between;
  padding: 0 var(--gutter);
  background: rgba(13,13,13,.7);
  backdrop-filter: blur(16px);
  border-bottom: 1px solid rgba(255,255,255,.06);
}
.ss-header-back {
  font-size: .75rem; letter-spacing: .1em; text-transform: uppercase;
  color: rgba(255,255,255,.4); transition: color .2s;
}
.ss-header-back:hover { color: rgba(255,255,255,.8); }

/* Full-height split */
.ss-split {
  display: grid;
  grid-template-columns: 1fr 1fr;
  min-height: 100svh;
  padding-top: var(--nav-h);
}

/* Left — dark, pitch */
.ss-panel-left {
  background: var(--ink);
  border-right: 1px solid rgba(255,255,255,.08);
  display: flex; align-items: flex-start;
  padding: clamp(3rem,6vw,6rem) var(--gutter);
  overflow-y: auto;
}
.ss-panel-left-inner { max-width: 520px; padding-top: 2rem; }
.ss-panel-left h1 {
  font-family: var(--serif); font-size: clamp(2.5rem,4.5vw,4rem);
  font-weight: 400; color: var(--white); line-height: 1.08;
  margin-bottom: 1.5rem; letter-spacing: -.01em;
}
.ss-panel-left h1 em { font-style: italic; color: var(--gold); }
.ss-panel-left > .ss-panel-left-inner > p {
  font-size: clamp(.9rem,1.1vw,1rem); color: rgba(255,255,255,.5);
  line-height: 1.8; margin-bottom: 2.5rem;
}

/* Criteria list */
.ss-lp-criteria { display: flex; flex-direction: column; gap: 1rem; margin-bottom: 3rem; }
.ss-lp-criterion {
  display: flex; gap: 1rem; align-items: flex-start;
  padding: 1.25rem 1.5rem;
  border: 1px solid rgba(255,255,255,.07);
  border-radius: 8px;
  background: rgba(255,255,255,.03);
  transition: background .25s, border-color .25s;
}
.ss-lp-criterion:hover { background: rgba(255,255,255,.06); border-color: rgba(255,255,255,.14); }
.ss-lp-criterion-icon {
  width: 20px; height: 20px; flex-shrink: 0;
  color: var(--gold); margin-top: .1rem;
}
.ss-lp-criterion-icon svg { width: 100%; height: 100%; }
.ss-lp-criterion-title {
  font-size: .85rem; font-weight: 600; color: var(--white);
  margin-bottom: .25rem; letter-spacing: .01em;
}
.ss-lp-criterion-sub { font-size: .78rem; color: rgba(255,255,255,.4); line-height: 1.6; }

.ss-contact-line {
  font-size: .8rem; color: rgba(255,255,255,.35);
}
.ss-contact-line a {
  color: var(--gold); text-decoration: underline; text-underline-offset: 3px;
  transition: opacity .2s;
}
.ss-contact-line a:hover { opacity: .75; }

/* Right — light, form */
.ss-panel-right {
  background: var(--smoke);
  display: flex; align-items: flex-start;
  padding: clamp(3rem,6vw,6rem) var(--gutter);
  overflow-y: auto;
}
.ss-panel-right-inner { width: 100%; max-width: 540px; padding-top: 2rem; }

.ss-form-hd { margin-bottom: 2rem; }
.ss-form-hd h2 {
  font-family: var(--serif); font-size: clamp(1.75rem,3vw,2.5rem);
  font-weight: 400; color: var(--ink); margin-bottom: .4rem;
}
.ss-form-hd p { font-size: .85rem; color: rgba(0,0,0,.45); }

.ss-form { display: flex; flex-direction: column; gap: 1.1rem; }
.ss-field { display: flex; flex-direction: column; gap: .35rem; }
.ss-field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.ss-field label {
  font-size: .68rem; font-weight: 700; letter-spacing: .12em;
  text-transform: uppercase; color: rgba(0,0,0,.45);
}
.ss-field input, .ss-field select, .ss-field textarea {
  border: 1.5px solid rgba(0,0,0,.12); border-radius: 6px;
  padding: .75rem 1rem; font-size: .9rem; font-family: var(--sans);
  color: var(--ink); background: var(--white);
  transition: border-color .2s, box-shadow .2s; outline: none;
}
.ss-field input:focus, .ss-field select:focus, .ss-field textarea:focus {
  border-color: var(--gold);
  box-shadow: 0 0 0 3px rgba(184,147,90,.15);
}
.ss-field textarea { resize: vertical; min-height: 90px; }

.ss-submit-btn {
  margin-top: .75rem;
  background: var(--ink); color: var(--white);
  border: none; border-radius: 6px;
  padding: 1rem 2rem; font-family: var(--sans);
  font-size: .85rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase;
  cursor: pointer; transition: background .25s, transform .2s;
  width: 100%;
}
.ss-submit-btn:hover { background: var(--gold); transform: translateY(-1px); }

.ss-privacy {
  font-size: .72rem; color: rgba(0,0,0,.35); text-align: center;
  line-height: 1.6; margin-top: .25rem;
}

@media (max-width: 900px) {
  .ss-split { grid-template-columns: 1fr; }
  .ss-panel-left { border-right: none; border-bottom: 1px solid rgba(255,255,255,.08); }
}
@media (max-width: 540px) {
  .ss-field-row { grid-template-columns: 1fr; }
}

/* Restyle the Forminator "Submit a Property" form to match the site's own
   form design instead of Forminator's default look. !important is used
   because Forminator loads its own stylesheet with matching specificity. */
.ss-forminator { width: 100%; }
.ss-forminator .forminator-row { margin-bottom: 1.1rem !important; }
.ss-forminator .forminator-label,
.ss-forminator label {
  font-size: .68rem !important; font-weight: 700 !important; letter-spacing: .12em !important;
  text-transform: uppercase !important; color: rgba(0,0,0,.45) !important;
  font-family: var(--sans) !important; margin-bottom: .35rem !important; display: block;
}
.ss-forminator input[type="text"],
.ss-forminator input[type="email"],
.ss-forminator input[type="tel"],
.ss-forminator input[type="url"],
.ss-forminator input[type="number"],
.ss-forminator textarea,
.ss-forminator select {
  border: 1.5px solid rgba(0,0,0,.12) !important; border-radius: 6px !important;
  padding: .75rem 1rem !important; font-size: .9rem !important; font-family: var(--sans) !important;
  color: var(--ink) !important; background: var(--white) !important;
  transition: border-color .2s, box-shadow .2s; outline: none;
  width: 100% !important; box-shadow: none !important;
}
.ss-forminator input[type="text"]:focus,
.ss-forminator input[type="email"]:focus,
.ss-forminator input[type="tel"]:focus,
.ss-forminator textarea:focus,
.ss-forminator select:focus {
  border-color: var(--gold) !important;
  box-shadow: 0 0 0 3px rgba(184,147,90,.15) !important;
}
.ss-forminator textarea { resize: vertical; min-height: 90px !important; }
.ss-forminator .forminator-button-submit,
.ss-forminator button[type="submit"] {
  margin-top: .5rem !important;
  background: var(--ink) !important; color: var(--white) !important;
  border: none !important; border-radius: 6px !important;
  padding: 1rem 2rem !important; font-family: var(--sans) !important;
  font-size: .85rem !important; font-weight: 700 !important; letter-spacing: .1em !important; text-transform: uppercase !important;
  cursor: pointer; transition: background .25s, transform .2s;
  width: 100% !important;
}
.ss-forminator .forminator-button-submit:hover,
.ss-forminator button[type="submit"]:hover { background: var(--gold) !important; transform: translateY(-1px); }
.ss-forminator .forminator-response-message,
.ss-forminator .forminator-success,
.ss-forminator .forminator-alert-success {
  background: var(--smoke) !important; border: 1px solid rgba(0,0,0,.1) !important;
  border-radius: 8px !important; padding: 1rem 1.25rem !important;
  color: var(--ink) !important; font-size: .9rem !important;
}
.ss-forminator .forminator-error-message,
.ss-forminator .forminator-field-error-message { color: #b3261e !important; font-size: .78rem !important; }

/* ═══════════════════════════════════════════════════════════════════════════
   NAV DROPDOWN
   ═══════════════════════════════════════════════════════════════════════════ */
.nav-dropdown-wrap {
  position: relative;
}
.nav-dropdown-trigger {
  font-size: .8125rem; letter-spacing: .03em;
  color: rgba(255,255,255,.65); transition: color .2s;
  cursor: default;
}
.nav-dropdown-wrap:hover .nav-dropdown-trigger { color: var(--white); }
.nav-dropdown {
  position: absolute; top: 100%; left: 50%;
  transform: translateX(-50%);
  /* transparent padding bridges the gap — mouse stays inside the element */
  padding-top: .6rem;
  min-width: 160px;
  opacity: 0; pointer-events: none;
  transition: opacity .2s var(--ease), transform .2s var(--ease);
  z-index: 200;
}
.nav-dropdown-wrap:hover .nav-dropdown {
  opacity: 1; pointer-events: all;
}
/* The visible card */
.nav-dropdown-inner {
  background: rgba(13,13,13,.96);
  backdrop-filter: blur(20px);
  border: 1px solid rgba(255,255,255,.1);
  border-radius: 8px;
  padding: .5rem 0;
  transform: translateY(-6px);
  transition: transform .2s var(--ease);
}
.nav-dropdown-wrap:hover .nav-dropdown-inner {
  transform: translateY(0);
}
.nav-dropdown a {
  display: block;
  padding: .6rem 1.25rem;
  font-size: .8rem; letter-spacing: .03em;
  color: rgba(255,255,255,.6);
  transition: color .15s, background .15s;
}
.nav-dropdown a:hover { color: var(--white); background: rgba(255,255,255,.06); }
.nav-dropdown a {
  display: block;
  padding: .6rem 1.25rem;
  font-size: .8rem; letter-spacing: .03em;
  color: rgba(255,255,255,.6);
  transition: color .15s, background .15s;
}
.nav-dropdown a:hover { color: var(--white); background: rgba(255,255,255,.06); }

/* ═══════════════════════════════════════════════════════════════════════════
   ARIA TEAM PAGE
   ═══════════════════════════════════════════════════════════════════════════ */

/* Hero */
.at-hero {
  background: var(--ink);
  padding: calc(var(--nav-h) + clamp(80px,10vw,130px)) var(--gutter) clamp(60px,8vw,100px);
  border-bottom: 1px solid rgba(255,255,255,.08);
}
.at-hero-inner { max-width: 680px; }
.at-hero h1 {
  font-family: var(--serif); font-size: clamp(3rem,6vw,5.5rem);
  font-weight: 400; color: var(--white); line-height: 1.05;
  margin: .75rem 0 1.25rem; letter-spacing: -.01em;
}
.at-hero h1 em { font-style: italic; color: var(--gold); }
.at-hero p {
  font-size: clamp(.95rem,1.2vw,1.1rem); color: rgba(255,255,255,.5);
  line-height: 1.7; max-width: 500px;
}

/* Members section */
.at-section { background: var(--smoke); padding: clamp(60px,8vw,100px) var(--gutter); }
.at-members { display: flex; flex-direction: column; gap: 0; }

/* Each member row */
.at-member {
  display: grid; grid-template-columns: 280px 1fr;
  gap: clamp(2.5rem,5vw,6rem);
  padding: clamp(3rem,5vw,5rem) 0;
  border-bottom: 1px solid var(--rule);
  align-items: start;
}
.at-member:first-child { padding-top: 0; }
.at-member:last-child { border-bottom: none; }

/* Portrait */
.at-portrait {
  aspect-ratio: 3/4;
  background: var(--ink-3);
  border-radius: 4px;
  display: flex; align-items: center; justify-content: center;
  overflow: hidden; position: sticky; top: calc(var(--nav-h) + 2rem);
}
.at-initials {
  font-family: var(--serif); font-size: 3rem; font-weight: 400;
  color: rgba(255,255,255,.2); letter-spacing: .05em;
}

/* Info block */
.at-info { padding-top: .5rem; }
.at-name {
  font-family: var(--serif); font-size: clamp(1.6rem,2.5vw,2.25rem);
  font-weight: 400; color: var(--ink); line-height: 1.15; margin-bottom: .5rem;
}
.at-role {
  display: inline-block;
  font-family: var(--sans); font-size: .72rem; font-weight: 600;
  letter-spacing: .14em; text-transform: uppercase;
  color: var(--gold); margin-bottom: 1.75rem;
}
.at-bio p {
  font-size: clamp(.9rem,1.1vw,1rem); color: rgba(0,0,0,.6);
  line-height: 1.8; margin-bottom: 1rem;
}
.at-bio p:last-child { margin-bottom: 0; }

/* CTA */
.at-cta {
  background: var(--ink);
  padding: clamp(60px,8vw,100px) var(--gutter);
  text-align: center;
}
.at-cta-inner { max-width: 560px; margin: 0 auto; }
.at-cta h2 {
  font-family: var(--serif); font-size: clamp(2rem,4vw,3.5rem);
  font-weight: 400; color: var(--white); margin-bottom: 1rem;
}
.at-cta p { font-size: 1rem; color: rgba(255,255,255,.5); line-height: 1.7; }

@media (max-width: 768px) {
  .at-member { grid-template-columns: 1fr; gap: 1.75rem; }
  .at-portrait { aspect-ratio: 1/1; max-width: 180px; position: static; }
}

/* ═══════════════════════════════════════════════════════════════════════════
   GRAYWOOD PROPERTIES PAGE
   ═══════════════════════════════════════════════════════════════════════════ */

/* ─── Hero ─────────────────────────────────────────────────────────────────── */
.gw-hero {
  position: relative; overflow: hidden;
  background: var(--ink);
  min-height: 90vh;
  display: flex; align-items: flex-end;
  padding: calc(var(--nav-h) + 80px) var(--gutter) clamp(64px, 8vw, 96px);
}
.gw-hero-bg {
  position: absolute; inset: 0; z-index: 0;
  background:
    radial-gradient(ellipse 80% 60% at 70% 40%, rgba(184,147,90,.09) 0%, transparent 70%),
    linear-gradient(160deg, #111 0%, #0a0a0a 100%);
}
.gw-hero-bg::after {
  content: '';
  position: absolute; inset: 0;
  background: url('data:image/svg+xml,<svg xmlns="http://www.w3.org/2000/svg" width="60" height="60"><rect width="1" height="1" x="0" y="0" fill="rgba(255,255,255,0.025)"/></svg>') repeat;
  opacity: .4;
}
.gw-hero-inner { position: relative; z-index: 1; max-width: 720px; }
.gw-hero-logo {
  height: 48px; width: auto; margin-bottom: 2rem;
  filter: brightness(0) invert(1); opacity: .9;
}
.gw-hero-tag {
  font-size: .72rem; letter-spacing: .18em; text-transform: uppercase;
  color: var(--gold); margin-bottom: 1.25rem; font-family: var(--sans);
}
.gw-hero h1 {
  font-family: var(--serif); font-size: clamp(2.8rem,6vw,5rem);
  font-weight: 400; color: var(--white); line-height: 1.05;
  margin-bottom: 1.5rem;
}
.gw-hero h1 em { font-style: italic; color: var(--gold); }
.gw-hero-sub {
  font-size: clamp(.95rem,1.3vw,1.1rem); color: rgba(255,255,255,.5);
  line-height: 1.75; max-width: 520px;
}

/* ─── Overview ─────────────────────────────────────────────────────────────── */
.gw-overview {
  background: var(--smoke);
  padding: clamp(72px,10vw,120px) var(--gutter);
}
.gw-overview-inner {
  display: grid; grid-template-columns: 1fr 1fr; gap: 5rem; align-items: start;
}
.gw-overview-text h2 {
  font-family: var(--serif); font-size: clamp(1.6rem,2.6vw,2.4rem);
  font-weight: 400; color: var(--ink); line-height: 1.2; margin: .75rem 0 1.5rem;
}
.gw-overview-text p {
  font-size: .95rem; color: var(--ink-3); line-height: 1.8; margin-bottom: 1rem;
}
.gw-email-cta {
  display: inline-block; margin-top: 1.5rem;
  font-size: .85rem; font-family: var(--sans); letter-spacing: .05em;
  color: var(--gold); text-decoration: none; border-bottom: 1px solid var(--gold);
  padding-bottom: 2px; transition: opacity .2s;
}
.gw-email-cta:hover { opacity: .7; }
.gw-overview-stats {
  display: grid; grid-template-columns: 1fr 1fr; gap: 2.5rem 2rem;
  padding-top: 2.5rem;
}
.gw-stat-num {
  font-family: var(--serif); font-size: clamp(2rem,3.5vw,3rem);
  color: var(--gold); font-weight: 400; line-height: 1;
}
.gw-stat-label {
  font-size: .75rem; letter-spacing: .12em; text-transform: uppercase;
  color: var(--muted); margin-top: .5rem;
}

/* ─── Video ────────────────────────────────────────────────────────────────── */
.gw-video-section {
  background: var(--ink);
  padding: clamp(72px,10vw,120px) var(--gutter);
}
.gw-video-wrap {
  max-width: 960px; margin: 0 auto;
  border-radius: 4px; overflow: hidden;
  aspect-ratio: 16/9; position: relative;
}
.gw-video-wrap iframe {
  width: 100%; height: 100%; border: none; display: block;
}
.gw-yt-link {
  display: block; position: relative; width: 100%; height: 100%;
  text-decoration: none; overflow: hidden;
}
.gw-yt-thumb {
  width: 100%; height: 100%; object-fit: cover; display: block;
  transition: transform .6s var(--ease);
}
.gw-yt-link:hover .gw-yt-thumb { transform: scale(1.03); }
.gw-yt-play {
  position: absolute; inset: 0;
  display: flex; align-items: center; justify-content: center;
  transition: opacity .25s;
}
.gw-yt-play svg { width: 72px; height: 72px; filter: drop-shadow(0 4px 16px rgba(0,0,0,.4)); }
.gw-yt-link:hover .gw-yt-play { opacity: .85; }
.gw-yt-label {
  position: absolute; bottom: 1.5rem; right: 1.75rem;
  font-size: .72rem; letter-spacing: .12em; text-transform: uppercase;
  color: rgba(255,255,255,.6); font-family: var(--sans);
  background: rgba(0,0,0,.4); padding: .35rem .75rem; border-radius: 2px;
  backdrop-filter: blur(4px);
}

/* ─── Services ─────────────────────────────────────────────────────────────── */
.gw-services {
  background: var(--smoke);
  padding: clamp(72px,10vw,120px) var(--gutter);
}
.gw-services-inner { max-width: 1100px; margin: 0 auto; }
.gw-services h2 {
  font-family: var(--serif); font-size: clamp(1.6rem,2.6vw,2.4rem);
  font-weight: 400; color: var(--ink); line-height: 1.2;
}
.gw-services-grid {
  display: grid; grid-template-columns: repeat(3, 1fr);
  gap: 2.5rem 2rem; margin-top: 1rem;
}
.gw-service {
  padding: 2rem 1.5rem 2rem 0;
  border-top: 1px solid rgba(0,0,0,.1);
}
.gw-service-icon {
  width: 36px; height: 36px; color: var(--gold); margin-bottom: 1.25rem;
}
.gw-service-icon svg { width: 100%; height: 100%; }
.gw-service h3 {
  font-family: var(--serif); font-size: 1.1rem; font-weight: 400;
  color: var(--ink); margin-bottom: .6rem;
}
.gw-service p { font-size: .875rem; color: var(--muted); line-height: 1.75; }

/* ─── Locations ────────────────────────────────────────────────────────────── */
.gw-locations {
  background: var(--ink);
  padding: clamp(72px,10vw,120px) var(--gutter);
}
.gw-locations-inner { max-width: 1100px; margin: 0 auto; }
.gw-locations h2 {
  font-family: var(--serif); font-size: clamp(1.6rem,2.6vw,2.4rem);
  font-weight: 400; color: var(--white); margin: .75rem 0 2.5rem;
}
.gw-locations-grid {
  display: grid; grid-template-columns: repeat(2, 1fr);
  gap: 1.5rem; margin-bottom: 3rem;
}
.gw-location-card {
  padding: 2rem; border: 1px solid rgba(255,255,255,.08);
  background: rgba(255,255,255,.03); border-radius: 2px;
}
.gw-location-label {
  font-size: .7rem; letter-spacing: .14em; text-transform: uppercase;
  color: var(--gold); margin-bottom: .75rem;
}
.gw-location-city {
  font-family: var(--serif); font-size: 1.4rem; color: var(--white);
  font-weight: 400; margin-bottom: .4rem;
}
.gw-location-detail { font-size: .85rem; color: rgba(255,255,255,.4); line-height: 1.6; }
.gw-map-wrap {
  border-radius: 2px; overflow: hidden;
  aspect-ratio: 16/6; border: 1px solid rgba(255,255,255,.06);
}
.gw-map-wrap iframe { width: 100%; height: 100%; border: none; display: block; }

/* ─── Contact CTA ──────────────────────────────────────────────────────────── */
.gw-contact {
  background: var(--smoke);
  padding: clamp(72px,10vw,120px) var(--gutter);
  text-align: center;
}
.gw-contact-inner { max-width: 600px; margin: 0 auto; }
.gw-contact h2 {
  font-family: var(--serif); font-size: clamp(1.75rem,3vw,2.75rem);
  font-weight: 400; color: var(--ink); margin-bottom: 1rem;
}
.gw-contact p { font-size: .95rem; color: var(--muted); line-height: 1.75; }

/* ─── Graywood responsive ──────────────────────────────────────────────────── */
@media (max-width: 900px) {
  .gw-overview-inner { grid-template-columns: 1fr; gap: 3rem; }
  .gw-services-grid  { grid-template-columns: 1fr 1fr; }
  .gw-locations-grid { grid-template-columns: 1fr; }
  .gw-map-wrap       { aspect-ratio: 16/8; }
}
@media (max-width: 540px) {
  .gw-services-grid { grid-template-columns: 1fr; }
  .gw-overview-stats { grid-template-columns: 1fr 1fr; gap: 1.5rem; }
}

/* ═══════════════════════════════════════════════════════════════════════════
   2026 REBUILD — shared eyebrow, quiet CTA band, pending placeholders
   ═══════════════════════════════════════════════════════════════════════════ */
.eyebrow {
  display: block; font-size: .7rem; letter-spacing: .16em;
  text-transform: uppercase; color: var(--gold); margin-bottom: .75rem;
}

/* ─── Quiet CTA band (Home + Portfolio closing band — identical by design) ── */
.cta-band {
  background: var(--ink);
  padding: clamp(56px, 8vw, 90px) var(--gutter);
  text-align: center;
}
.cta-band-inner { max-width: 560px; margin: 0 auto; }
.cta-band h2 {
  font-family: var(--serif); font-weight: 400;
  font-size: clamp(1.5rem, 2.6vw, 2.1rem);
  color: var(--white); margin-bottom: .6rem;
}
.cta-band p {
  font-size: .9rem; color: rgba(255,255,255,.5);
  line-height: 1.7; margin-bottom: 2rem;
}

/* ─── Pending / placeholder note ─────────────────────────────────────────── */
.pending-note {
  border: 1px dashed rgba(0,0,0,.2); border-radius: 8px;
  padding: 1.25rem 1.5rem; background: rgba(184,147,90,.06);
}
.pending-note .pending-label {
  font-size: .68rem; font-weight: 700; letter-spacing: .12em;
  text-transform: uppercase; color: var(--gold); margin-bottom: .5rem; display: block;
}
.pending-note p { font-size: .85rem; color: rgba(0,0,0,.55); line-height: 1.7; }
.pending-note ul { margin-top: .5rem; padding-left: 1.1rem; list-style: disc; }
.pending-note li { font-size: .85rem; color: rgba(0,0,0,.55); line-height: 1.8; }
.pending-note--dark { border-color: rgba(255,255,255,.18); background: rgba(255,255,255,.04); }
.pending-note--dark p, .pending-note--dark li { color: rgba(255,255,255,.5); }

/* ═══════════════════════════════════════════════════════════════════════════
   PORTFOLIO — static grid, grouped by type (no scroll-jacking carousel)
   ═══════════════════════════════════════════════════════════════════════════ */
.pf-hero {
  padding: clamp(140px, 16vw, 190px) var(--gutter) clamp(48px, 6vw, 70px);
  background: var(--ink);
}
.pf-hero-grid {
  display: grid; grid-template-columns: 1.1fr .9fr; gap: clamp(2.5rem, 5vw, 5rem);
  align-items: start; max-width: 1360px; margin: 0 auto;
}
.pf-hero-inner { max-width: 560px; }
.pf-hero h1 {
  font-family: var(--serif); font-weight: 400;
  font-size: clamp(2rem, 4.2vw, 3.2rem);
  color: var(--white); line-height: 1.15; margin-bottom: 1rem;
}
.pf-hero p { font-size: .95rem; color: rgba(255,255,255,.55); line-height: 1.75; }

.pf-group { padding: clamp(48px, 7vw, 80px) var(--gutter); }
.pf-group:nth-child(even) { background: var(--smoke); }
.pf-group-hd { margin-bottom: 2.5rem; }
.pf-group-hd h2 {
  font-family: var(--serif); font-weight: 400;
  font-size: clamp(1.5rem, 2.6vw, 2.1rem); color: var(--ink);
}
.pf-group-count { font-size: .8rem; color: var(--muted); margin-top: .35rem; display: block; }

.pf-grid {
  display: grid; grid-template-columns: repeat(3, 1fr); gap: 2rem;
}
.pf-card { display: block; text-decoration: none; color: inherit; }
.pf-card-img {
  aspect-ratio: 4/3; overflow: hidden; background: var(--ink-2);
  margin-bottom: 1rem; position: relative;
}
.pf-card-img img { width: 100%; height: 100%; object-fit: cover; transition: transform .7s var(--ease); }
.pf-card:hover .pf-card-img img { transform: scale(1.04); }
.pf-card-img .slide { transition: opacity .85s var(--ease), transform .7s var(--ease); }
.pf-card:hover .pf-card-img .slide { transform: scale(1.04); }
.pf-card-img .slide-dots { bottom: .7rem; }
.pf-card-name { font-family: var(--serif); font-size: 1.15rem; color: var(--ink); margin-bottom: .25rem; }
.pf-card-loc { font-size: .78rem; color: var(--gold); letter-spacing: .04em; margin-bottom: .5rem; display: block; }
.pf-card-line { font-size: .85rem; color: var(--muted); line-height: 1.6; }
.pf-card-link {
  display: inline-block; margin-top: .6rem; font-size: .75rem;
  letter-spacing: .06em; text-transform: uppercase; color: var(--ink);
  border-bottom: 1px solid rgba(0,0,0,.25); padding-bottom: 1px;
}

.pf-card.is-pending .pf-card-img {
  display: flex; align-items: center; justify-content: center;
  border: 1px dashed rgba(0,0,0,.15); background: var(--white);
}
.pf-card.is-pending .pf-card-img span {
  font-size: .78rem; color: var(--muted); letter-spacing: .03em; padding: 0 1.5rem; text-align: center;
}
.pf-card.is-pending .pf-card-name { color: var(--muted); }

/* photo-pending: real data/CTA already in, just the photo file hasn't been dropped in yet */
.pf-card.photo-pending .pf-card-img {
  display: flex; align-items: center; justify-content: center;
  border: 1px dashed rgba(0,0,0,.15); background: var(--white);
}
.pf-card.photo-pending .pf-card-img span {
  font-size: .78rem; color: var(--muted); letter-spacing: .03em; padding: 0 1.5rem; text-align: center;
}

@media (max-width: 900px) { .pf-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .pf-grid { grid-template-columns: 1fr; } }

/* ─── Portfolio locations map (in hero, right column) ───────────────────── */
.pf-hero-map-wrap { width: 100%; max-width: 420px; margin-left: auto; }

.pf-map-legend { display: flex; gap: 1.5rem; flex-wrap: wrap; margin-bottom: 1rem; }
.pf-map-legend-item {
  display: inline-flex; align-items: center; gap: .5rem;
  font-size: .74rem; letter-spacing: .04em; color: rgba(255,255,255,.6);
}
.pf-map-legend-dot { width: 10px; height: 10px; border-radius: 50%; flex-shrink: 0; }
.pf-map-legend-dot.is-multifamily { background: var(--gold); }
.pf-map-legend-dot.is-retail { background: var(--ink); border: 1.5px solid var(--white); }
.pf-map-legend-dot.is-office { background: var(--white); border: 1.5px solid var(--gold); }

.pf-map {
  width: 100%; aspect-ratio: 1 / 1;
  border-radius: 4px; overflow: hidden;
  border: 1px solid rgba(255,255,255,.12);
  box-shadow: 0 25px 60px rgba(0,0,0,.5);
}

.pf-map-marker {
  width: 16px; height: 16px; border-radius: 50%;
  border: 2px solid var(--white);
  box-shadow: 0 2px 8px rgba(0,0,0,.35);
  cursor: pointer;
  transition: transform .2s var(--ease);
}
.pf-map-marker:hover { transform: scale(1.3); }
.pf-map-marker.is-multifamily { background: var(--gold); }
.pf-map-marker.is-retail { background: var(--ink); }
.pf-map-marker.is-office { background: var(--white); border-color: var(--ink); }

@media (max-width: 900px) {
  .pf-hero-grid { grid-template-columns: 1fr; }
  .pf-hero-map-wrap { max-width: 420px; margin: 0 auto; }
}

.mapboxgl-popup-content {
  background: var(--ink) !important;
  color: var(--white) !important;
  border-radius: 6px !important;
  padding: 1rem 1.15rem !important;
  box-shadow: 0 20px 50px rgba(0,0,0,.45) !important;
}
.mapboxgl-popup-tip { border-top-color: var(--ink) !important; border-bottom-color: var(--ink) !important; }
.mapboxgl-popup-close-button { color: rgba(255,255,255,.5) !important; font-size: 1.1rem !important; }
.pf-map-popup-cat {
  font-size: .65rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase;
  color: var(--gold); display: block; margin-bottom: .35rem;
}
.pf-map-popup-name {
  font-family: var(--serif); font-size: 1.05rem; color: var(--white); margin-bottom: .5rem; line-height: 1.3;
}
.pf-map-popup-link {
  display: inline-block; font-size: .72rem; letter-spacing: .06em; text-transform: uppercase;
  color: var(--gold); border-bottom: 1px solid rgba(184,147,90,.4); padding-bottom: 1px;
}

/* ═══════════════════════════════════════════════════════════════════════════
   ABOUT — Graywood (folded in) + single Team section
   ═══════════════════════════════════════════════════════════════════════════ */
.abt-graywood {
  background: var(--ink); padding: clamp(60px, 8vw, 100px) var(--gutter);
}
.abt-graywood-inner { max-width: 1100px; margin: 0 auto; }
.abt-graywood-title {
  font-family: var(--serif); font-weight: 400; text-align: center;
  font-size: clamp(1.75rem, 3vw, 2.75rem); color: var(--gold); line-height: 1.2;
  margin-bottom: clamp(2.5rem, 5vw, 4rem);
}
.abt-graywood-cols { display: grid; grid-template-columns: .8fr 1.2fr; gap: clamp(2.5rem, 5vw, 5rem); align-items: center; }
.abt-graywood-logo-wrap { display: flex; flex-direction: column; align-items: center; justify-content: center; gap: 1.75rem; }
.abt-graywood-logo { height: 84px; width: auto; filter: brightness(0) invert(1); }
.abt-graywood-text p { font-size: .9375rem; color: rgba(255,255,255,.55); line-height: 1.85; margin-bottom: 1.25rem; }
.abt-graywood-text p:last-child { margin-bottom: 0; }

.abt-team {
  background: var(--white); padding: clamp(60px, 8vw, 100px) var(--gutter);
}
.abt-team-hd { margin-bottom: 3.5rem; }
.abt-team-hd h2 {
  font-family: var(--sans); font-size: clamp(1.1rem, 1.6vw, 1.4rem);
  font-weight: 700; letter-spacing: .14em; text-transform: uppercase;
  margin-bottom: .75rem;
}
.abt-team-hd h3 {
  font-family: var(--serif); font-weight: 400;
  font-size: clamp(1.75rem, 3vw, 2.75rem);
}
.abt-team-grid {
  display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(2.5rem, 4vw, 4rem);
}
.abt-team-card {
  transition: transform .5s var(--ease);
}
.abt-team-card:hover { transform: translateY(-8px); }
.abt-team-card .founder-portrait-wrap {
  aspect-ratio: 4/5; margin-bottom: 1.4rem; border-radius: 6px;
  overflow: hidden; box-shadow: 0 12px 30px rgba(0,0,0,.1);
  transition: box-shadow .5s var(--ease);
}
.abt-team-card:hover .founder-portrait-wrap { box-shadow: 0 24px 55px rgba(0,0,0,.2); }
.abt-team-card .founder-portrait-wrap img { transition: transform .6s var(--ease); }
.abt-team-card:hover .founder-portrait-wrap img { transform: scale(1.06); }
.abt-team-card .founder-name { font-size: 1.1rem; }
.abt-team-card .founder-bio {
  font-size: .85rem; color: rgba(13,13,13,.65); line-height: 1.8; margin-top: .15rem;
}

@media (max-width: 900px) {
  .abt-graywood-cols { grid-template-columns: 1fr; text-align: center; }
  .abt-graywood-logo-wrap { justify-content: center; }
  .abt-team-grid { grid-template-columns: 1fr; gap: 3rem; max-width: 420px; margin: 0 auto; }
}

/* ═══════════════════════════════════════════════════════════════════════════
   SUBMIT A PROPERTY — file field polish
   ═══════════════════════════════════════════════════════════════════════════ */
.ss-field input[type="file"] {
  padding: .6rem .75rem; font-size: .82rem; cursor: pointer;
}
.ss-field-hint { font-size: .74rem; color: rgba(0,0,0,.4); }

/* ═══════════════════════════════════════════════════════════════════════════
   CONTACT — single column, no form
   ═══════════════════════════════════════════════════════════════════════════ */
.ct-single { max-width: 640px; }
.ct-route {
  margin-top: 2.25rem; padding-top: 2rem; border-top: 1px solid var(--rule);
}
.ct-route p { font-size: .9rem; color: rgba(0,0,0,.6); line-height: 1.7; margin-bottom: 1.1rem; }