:root {
  --ink: #171714;
  --muted: #6f6b61;
  --paper: #f7f4ed;
  --paper-2: #eeeadf;
  --olive: #364235;
  --moss: #6d7757;
  --copper: #af7d4d;
  --line: rgba(23, 23, 20, 0.12);
  --white: #fffaf0;
  --shadow: 0 26px 80px rgba(23, 23, 20, 0.14);
  --serif: "Instrument Serif", Georgia, serif;
  --sans: Manrope, Arial, sans-serif;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--sans);
  letter-spacing: 0;
}

body.is-dragging {
  cursor: grabbing;
  user-select: none;
}

body.is-loaded .nav {
  animation: navDrop 760ms cubic-bezier(0.2, 0.8, 0.2, 1) both;
}

img {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: cover;
  background: linear-gradient(135deg, #e8e2d4, #f7f4ed);
}

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

.site-shell {
  overflow: hidden;
}

.nav {
  position: fixed;
  z-index: 10;
  top: 24px;
  left: 50%;
  display: grid;
  grid-template-columns: auto 1fr auto;
  align-items: center;
  gap: 24px;
  width: min(1180px, calc(100% - 32px));
  padding: 10px 10px 10px 16px;
  border: 1px solid rgba(255, 250, 240, 0.22);
  border-radius: 8px;
  background: transparent;
  color: var(--white);
  box-shadow: none;
  transform: translateX(-50%);
  transition: background 240ms ease, border-color 240ms ease, color 240ms ease, transform 240ms ease;
}

.nav.is-scrolled {
  border-color: rgba(255, 250, 240, 0.34);
  background: rgba(23, 23, 20, 0.26);
  backdrop-filter: blur(18px);
  transform: translateX(-50%) translateY(-4px);
}

.brand,
.nav-links {
  display: flex;
  align-items: center;
}

.brand {
  gap: 10px;
  font-weight: 700;
}

.brand-mark {
  display: inline-grid;
  width: 32px;
  height: 32px;
  place-items: center;
  border-radius: 50%;
  background: var(--white);
  color: var(--ink);
  font-family: var(--serif);
  font-size: 21px;
  font-weight: 400;
}

.nav-links {
  justify-content: center;
  gap: clamp(14px, 2vw, 30px);
  color: rgba(255, 250, 240, 0.78);
  font-size: 14px;
  font-weight: 600;
}

.nav-links a {
  transition: color 180ms ease;
}

.nav-links a:hover {
  color: var(--white);
}

.menu-toggle {
  display: none;
  width: 44px;
  height: 44px;
  place-items: center;
  border: 1px solid rgba(255, 250, 240, 0.38);
  border-radius: 6px;
  background: rgba(255, 250, 240, 0.08);
  color: var(--white);
  cursor: pointer;
}

.menu-toggle span {
  display: block;
  width: 18px;
  height: 2px;
  grid-column: 1;
  grid-row: 1;
  background: currentColor;
  transition: transform 240ms ease;
}

.menu-toggle span:first-child {
  transform: translateY(-4px);
}

.menu-toggle span:last-child {
  transform: translateY(4px);
}

.nav.is-menu-open .menu-toggle span:first-child {
  transform: rotate(45deg);
}

.nav.is-menu-open .menu-toggle span:last-child {
  transform: rotate(-45deg);
}

.button {
  position: relative;
  display: inline-flex;
  min-height: 44px;
  align-items: center;
  justify-content: center;
  padding: 0 18px;
  border-radius: 6px;
  font-size: 14px;
  font-weight: 700;
  overflow: hidden;
  transition: transform 180ms ease, background 180ms ease, color 180ms ease, box-shadow 180ms ease;
}

.button::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(120deg, transparent 0%, rgba(255, 255, 255, 0.42) 45%, transparent 70%);
  transform: translateX(-130%);
  transition: transform 520ms ease;
}

.button:hover {
  transform: translateY(-2px);
  box-shadow: 0 14px 34px rgba(23, 23, 20, 0.18);
}

.button:hover::after {
  transform: translateX(130%);
}

.button-dark {
  background: var(--white);
  color: var(--ink);
}

.button-light {
  background: var(--white);
  color: var(--ink);
}

.button-outline {
  border: 1px solid rgba(255, 250, 240, 0.55);
  background: rgba(255, 250, 240, 0.06);
  color: var(--white);
}

.hero {
  position: relative;
  display: grid;
  min-height: 100vh;
  grid-template-columns: minmax(300px, 780px);
  align-items: center;
  padding: 130px clamp(18px, 5vw, 72px) 76px;
  color: var(--white);
  isolation: isolate;
  overflow: hidden;
}

.hero::after {
  content: "";
  position: absolute;
  inset: 0;
  z-index: -1;
  background:
    linear-gradient(90deg, rgba(15, 17, 14, 0.78) 0%, rgba(15, 17, 14, 0.48) 46%, rgba(15, 17, 14, 0.18) 100%),
    linear-gradient(180deg, rgba(15, 17, 14, 0.48) 0%, rgba(15, 17, 14, 0.04) 45%, rgba(15, 17, 14, 0.58) 100%);
}

.hero-copy {
  max-width: 760px;
  padding-bottom: 0;
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 34px;
}

.eyebrow {
  margin: 0 0 16px;
  color: var(--copper);
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}

h1,
h2,
h3,
p {
  margin-top: 0;
}

h1,
.display,
.section-heading h2,
.details-intro h2,
.contact-copy h2 {
  font-family: var(--serif);
  font-weight: 400;
  line-height: 0.92;
}

h1 {
  max-width: 760px;
  margin-bottom: 22px;
  font-size: clamp(64px, 10vw, 146px);
}

.hero-copy p:last-child,
.section-heading p,
.vision-text,
.details-intro p,
.contact-copy p {
  max-width: 560px;
  color: var(--muted);
  font-size: clamp(16px, 1.35vw, 20px);
  line-height: 1.65;
}

.hero-copy p:last-child {
  color: rgba(255, 250, 240, 0.82);
}

.hero-media {
  position: absolute;
  inset: 0;
  z-index: -2;
  transform: scale(1.06);
  will-change: transform;
}

.hero-media img {
  object-position: center;
  transform: translate3d(0, var(--hero-parallax, 0px), 0) scale(1.02);
  transition: transform 120ms linear;
  will-change: transform;
}

.section-pad {
  padding: clamp(72px, 11vw, 148px) clamp(18px, 5vw, 72px);
}

.vision-grid {
  display: grid;
  grid-template-columns: 1.04fr 0.96fr;
  gap: clamp(18px, 3vw, 44px);
  align-items: center;
}

.display {
  grid-row: span 2;
  margin-bottom: 0;
  font-size: clamp(62px, 11vw, 172px);
}

.display span {
  display: block;
  color: var(--moss);
  font-style: italic;
}

.vision-card {
  height: clamp(280px, 45vw, 590px);
  border-radius: 8px;
  overflow: hidden;
}

.vision-card img,
.journal-feature img,
.property-card img,
.image-stack img,
.contact > img {
  transition: transform 900ms cubic-bezier(0.2, 0.8, 0.2, 1), filter 500ms ease;
}

.vision-card:hover img,
.journal-feature:hover img,
.property-card:hover img,
.image-stack img:hover {
  transform: scale(1.055);
}

.vision-text {
  align-self: end;
}

.stats {
  padding-top: 0;
}

.stats-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}

.stats-grid article {
  min-height: 172px;
  padding: 26px 22px;
  border-right: 1px solid var(--line);
}

.stats-grid article:last-child {
  border-right: 0;
}

.stats-grid strong {
  display: block;
  margin-bottom: 24px;
  font-family: var(--serif);
  font-size: clamp(56px, 7vw, 104px);
  font-weight: 400;
  line-height: 0.85;
}

.stats-grid span {
  color: var(--muted);
  font-size: 13px;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.press-strip {
  display: grid;
  grid-template-columns: auto repeat(4, 1fr);
  gap: 18px;
  align-items: center;
  padding: 22px 0 0;
}

.press-strip span {
  color: var(--muted);
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.press-strip strong {
  min-height: 58px;
  display: grid;
  place-items: center;
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--white);
  font-family: var(--serif);
  font-size: clamp(23px, 2.6vw, 38px);
  font-weight: 400;
  text-align: center;
}

.section-heading {
  display: grid;
  grid-template-columns: minmax(260px, 0.7fr) minmax(260px, 0.3fr);
  gap: 24px;
  align-items: end;
  margin-bottom: clamp(30px, 5vw, 64px);
}

.section-heading .eyebrow {
  grid-column: 1 / -1;
  margin-bottom: -8px;
}

.section-heading h2,
.details-intro h2,
.contact-copy h2 {
  margin-bottom: 0;
  font-size: clamp(48px, 7.8vw, 112px);
}

.property-rail {
  display: grid;
  grid-auto-columns: minmax(310px, 430px);
  grid-auto-flow: column;
  gap: 18px;
  margin-right: calc(clamp(18px, 5vw, 72px) * -1);
  padding: 4px clamp(18px, 5vw, 72px) 22px 0;
  overflow-x: auto;
  scrollbar-width: none;
  cursor: grab;
  scroll-snap-type: x proximity;
}

.property-search {
  display: grid;
  grid-template-columns: repeat(3, minmax(160px, 1fr)) auto;
  gap: 12px;
  align-items: end;
  margin-bottom: 14px;
  padding: 16px;
  border: 1px solid var(--line);
  border-radius: 8px;
  background: rgba(255, 250, 240, 0.74);
  box-shadow: 0 18px 55px rgba(23, 23, 20, 0.05);
}

.property-search label,
.lead-form label {
  position: relative;
  display: grid;
  gap: 9px;
}

.property-search span,
.lead-form span {
  color: var(--muted);
  font-size: 11px;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.property-search select,
.lead-form input,
.lead-form select,
.lead-form textarea {
  width: 100%;
  min-height: 52px;
  border: 1px solid rgba(23, 23, 20, 0.14);
  border-radius: 6px;
  background-color: rgba(247, 244, 237, 0.86);
  color: var(--ink);
  font: inherit;
  font-size: 15px;
  font-weight: 500;
  outline: none;
  padding: 0 14px;
  transition: border-color 180ms ease, background 180ms ease, box-shadow 180ms ease, transform 180ms ease;
}

.property-search select,
.lead-form select {
  appearance: none;
  cursor: pointer;
  padding-right: 44px;
  background-image:
    linear-gradient(45deg, transparent 50%, var(--ink) 50%),
    linear-gradient(135deg, var(--ink) 50%, transparent 50%);
  background-position:
    calc(100% - 22px) 52%,
    calc(100% - 16px) 52%;
  background-size: 6px 6px, 6px 6px;
  background-repeat: no-repeat;
}

.property-search label::after {
  content: "";
  position: absolute;
  right: 36px;
  bottom: 12px;
  width: 1px;
  height: 28px;
  background: rgba(23, 23, 20, 0.1);
  pointer-events: none;
}

@supports selector(label:has(select)) {
  .lead-form label:has(select)::after {
    content: "";
    position: absolute;
    right: 36px;
    bottom: 12px;
    width: 1px;
    height: 28px;
    background: rgba(23, 23, 20, 0.1);
    pointer-events: none;
  }
}

.lead-form textarea {
  min-height: 110px;
  padding-top: 12px;
  resize: vertical;
}

.property-search select:focus,
.lead-form input:focus,
.lead-form select:focus,
.lead-form textarea:focus {
  border-color: rgba(175, 125, 77, 0.72);
  background-color: var(--white);
  box-shadow: 0 0 0 3px rgba(175, 125, 77, 0.12);
  transform: translateY(-1px);
}

.property-search select:hover,
.lead-form input:hover,
.lead-form select:hover,
.lead-form textarea:hover {
  border-color: rgba(23, 23, 20, 0.28);
}

.property-search .button-dark,
.property-dialog .button-dark {
  background: var(--ink);
  color: var(--white);
}

.property-search .button-dark {
  min-height: 52px;
  padding-inline: 24px;
  box-shadow: 0 14px 34px rgba(23, 23, 20, 0.14);
}

.filter-status {
  min-height: 22px;
  margin: 0 0 20px;
  color: var(--muted);
  font-size: 14px;
}

.property-rail::-webkit-scrollbar {
  display: none;
}

.property-card {
  scroll-snap-align: start;
  min-height: 585px;
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--white);
  overflow: hidden;
  box-shadow: 0 18px 60px rgba(23, 23, 20, 0.08);
  transform-origin: center bottom;
  transition: transform 360ms cubic-bezier(0.2, 0.8, 0.2, 1), box-shadow 360ms ease;
}

.property-card:hover {
  transform: translateY(-10px) rotate(0.4deg);
  box-shadow: var(--shadow);
}

.property-card img {
  height: 330px;
}

.property-card div {
  padding: 24px;
}

.property-card.is-hidden {
  display: none;
}

.property-card span,
.journal-feature span,
.journal-list p {
  color: var(--copper);
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.property-card h3,
.feature-list h3,
.journal-feature h3,
.journal-list h3 {
  margin: 10px 0;
  font-family: var(--serif);
  font-size: 32px;
  font-weight: 400;
  line-height: 1;
}

.property-card p,
.feature-list p,
.journal-feature p,
.faq p {
  color: var(--muted);
  line-height: 1.6;
}

.property-card dl {
  display: flex;
  gap: 8px;
  align-items: baseline;
  margin: 20px 0 0;
}

.property-card dt {
  font-weight: 800;
}

.property-card dd {
  margin: 0 12px 0 0;
  color: var(--muted);
  font-size: 13px;
}

.property-link {
  margin-top: 22px;
  padding: 0;
  border: 0;
  background: transparent;
  color: var(--ink);
  cursor: pointer;
  font: inherit;
  font-size: 13px;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.property-link::after {
  content: " ->";
  color: var(--copper);
}

.details {
  background: var(--olive);
  color: var(--white);
}

.details-intro {
  max-width: 980px;
  margin-bottom: clamp(34px, 6vw, 84px);
}

.details-intro p,
.details .eyebrow {
  color: #d7cdb7;
}

.details-layout {
  display: grid;
  grid-template-columns: minmax(280px, 0.75fr) minmax(340px, 1.25fr);
  gap: clamp(28px, 5vw, 70px);
  align-items: start;
}

.feature-list {
  display: grid;
  gap: 22px;
  position: sticky;
  top: 110px;
}

.feature-list article {
  padding-bottom: 22px;
  border-bottom: 1px solid rgba(255, 250, 240, 0.18);
  transition: border-color 240ms ease, transform 240ms ease;
}

.feature-list article:hover {
  border-color: rgba(255, 250, 240, 0.46);
  transform: translateX(8px);
}

.feature-list h3 {
  margin-top: 0;
  color: var(--white);
}

.feature-list p {
  color: rgba(255, 250, 240, 0.82);
  font-weight: 500;
}

.image-stack {
  display: grid;
  grid-template-columns: 1fr 0.72fr;
  gap: 18px;
}

.image-stack img {
  height: clamp(260px, 34vw, 560px);
  border-radius: 8px;
  box-shadow: 0 18px 55px rgba(0, 0, 0, 0.18);
}

.image-stack img:first-child {
  grid-row: span 2;
  height: 100%;
  min-height: 640px;
}

.statement {
  padding: 34px 0;
  background: var(--ink);
  color: var(--white);
}

.statement-track {
  display: flex;
  width: max-content;
  animation: marquee 30s linear infinite;
}

.statement span {
  padding-right: 56px;
  font-family: var(--serif);
  font-size: clamp(48px, 9vw, 118px);
  white-space: nowrap;
}

.locations,
.team {
  background: var(--paper);
}

.location-grid,
.team-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 18px;
}

.location-card,
.team-card {
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--white);
  overflow: hidden;
  transition: transform 320ms cubic-bezier(0.2, 0.8, 0.2, 1), box-shadow 320ms ease;
}

.location-card:hover,
.team-card:hover {
  transform: translateY(-8px);
  box-shadow: var(--shadow);
}

.location-card img {
  height: clamp(300px, 32vw, 510px);
}

.team-card img {
  height: 410px;
  object-position: center top;
  filter: saturate(0.88);
}

.location-card div,
.team-card div {
  padding: 24px;
}

.location-card span,
.team-card span {
  color: var(--copper);
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.location-card h3,
.team-card h3 {
  margin: 10px 0;
  font-family: var(--serif);
  font-size: clamp(34px, 4vw, 54px);
  font-weight: 400;
  line-height: 0.95;
}

.location-card p,
.team-card p {
  margin: 0;
  color: var(--muted);
  line-height: 1.55;
}

.journal-grid {
  display: grid;
  grid-template-columns: minmax(320px, 1.12fr) minmax(300px, 0.88fr);
  gap: 18px;
}

.journal-feature,
.journal-list article {
  border-radius: 8px;
  background: var(--white);
  overflow: hidden;
  transition: transform 300ms cubic-bezier(0.2, 0.8, 0.2, 1), box-shadow 300ms ease;
}

.journal-feature:hover,
.journal-list article:hover {
  transform: translateY(-6px);
  box-shadow: var(--shadow);
}

.journal-feature img {
  height: clamp(340px, 45vw, 640px);
}

.journal-feature div {
  padding: 28px;
}

.journal-feature h3 {
  font-size: clamp(36px, 5.4vw, 72px);
}

.journal-list {
  display: grid;
  gap: 18px;
}

.journal-list article {
  display: grid;
  grid-template-columns: 156px 1fr;
  min-height: 182px;
  border: 1px solid var(--line);
}

.journal-list div {
  padding: 22px;
}

.journal-list h3 {
  font-size: clamp(25px, 3.2vw, 40px);
}

.faq {
  background: var(--paper-2);
}

.faq-list {
  max-width: 920px;
  margin-left: auto;
}

details {
  border-top: 1px solid var(--line);
  overflow: hidden;
  transition: border-color 260ms ease, background 260ms ease;
}

details:last-child {
  border-bottom: 1px solid var(--line);
}

details[open] {
  border-color: rgba(23, 23, 20, 0.18);
}

summary {
  position: relative;
  min-height: 78px;
  padding: 26px 52px 24px 0;
  cursor: pointer;
  font-family: var(--serif);
  font-size: clamp(28px, 4vw, 48px);
  list-style: none;
  transition: color 220ms ease, padding 320ms cubic-bezier(0.2, 0.8, 0.2, 1);
}

summary::-webkit-details-marker {
  display: none;
}

summary::after {
  content: "+";
  position: absolute;
  right: 4px;
  top: 50%;
  width: 34px;
  height: 34px;
  border: 1px solid var(--line);
  border-radius: 50%;
  display: grid;
  place-items: center;
  font-family: var(--sans);
  font-size: 20px;
  transform: translateY(-50%) rotate(0deg);
  transition: transform 320ms cubic-bezier(0.2, 0.8, 0.2, 1), background 220ms ease, color 220ms ease;
}

details[open] summary::after {
  content: "-";
  background: var(--ink);
  color: var(--white);
  transform: translateY(-50%) rotate(180deg);
}

.faq-answer {
  height: 0;
  overflow: hidden;
  transition: height 420ms cubic-bezier(0.2, 0.8, 0.2, 1);
}

details[open] .faq-answer {
  height: auto;
}

.faq-answer p {
  max-width: 680px;
  padding-bottom: 26px;
  margin: 0;
  color: var(--muted);
  line-height: 1.7;
  opacity: 0;
  transform: translateY(-8px);
  transition: opacity 280ms ease, transform 360ms cubic-bezier(0.2, 0.8, 0.2, 1);
}

details[open] .faq-answer p {
  opacity: 1;
  transform: translateY(0);
}

.contact {
  position: relative;
  display: grid;
  min-height: 78vh;
  place-items: center;
  padding: 72px 18px;
  color: var(--white);
  isolation: isolate;
}

.contact::after {
  content: "";
  position: absolute;
  inset: 0;
  z-index: -1;
  background: linear-gradient(90deg, rgba(23, 23, 20, 0.76), rgba(23, 23, 20, 0.2));
}

.contact > img {
  position: absolute;
  inset: 0;
  z-index: -2;
}

.contact:hover > img {
  transform: scale(1.04);
}

.contact-inner {
  display: grid;
  grid-template-columns: minmax(280px, 0.85fr) minmax(320px, 0.55fr);
  gap: clamp(28px, 6vw, 80px);
  width: min(1180px, 100%);
  align-items: end;
}

.contact-copy {
  width: 100%;
}

.contact-copy p {
  color: #f0e6d0;
}

.lead-form {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 14px;
  padding: 18px;
  border: 1px solid rgba(255, 250, 240, 0.26);
  border-radius: 8px;
  background: rgba(255, 250, 240, 0.88);
  color: var(--ink);
  backdrop-filter: blur(18px);
}

.lead-form .button-light {
  background: var(--ink);
  color: var(--white);
}

.full-field,
.lead-form button {
  grid-column: 1 / -1;
}

.property-dialog {
  width: min(980px, calc(100% - 28px));
  max-height: min(820px, calc(100vh - 28px));
  padding: 0;
  border: 0;
  border-radius: 8px;
  background: var(--white);
  color: var(--ink);
  box-shadow: 0 34px 110px rgba(0, 0, 0, 0.35);
  overflow: hidden;
}

.property-dialog::backdrop {
  background: rgba(15, 17, 14, 0.58);
  backdrop-filter: blur(8px);
}

.property-dialog[open] {
  display: grid;
  grid-template-columns: minmax(260px, 0.95fr) minmax(300px, 1fr);
  animation: dialogIn 260ms ease both;
}

.property-dialog > img {
  min-height: 560px;
}

.dialog-body {
  padding: clamp(24px, 4vw, 42px);
}

.dialog-body h2 {
  margin-bottom: 18px;
  font-family: var(--serif);
  font-size: clamp(46px, 6vw, 82px);
  font-weight: 400;
  line-height: 0.92;
}

.dialog-body p:not(.eyebrow) {
  color: var(--muted);
  line-height: 1.65;
}

.dialog-body dl {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 14px 20px;
  margin: 28px 0;
}

.dialog-body dt {
  color: var(--muted);
  font-size: 11px;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.dialog-body dd {
  margin: 4px 0 0;
  font-size: 20px;
  font-weight: 700;
}

.dialog-body ul {
  display: grid;
  gap: 8px;
  margin: 0 0 28px;
  padding-left: 18px;
  color: var(--muted);
}

.dialog-close {
  position: absolute;
  top: 12px;
  right: 12px;
  z-index: 2;
  display: grid;
  width: 38px;
  height: 38px;
  place-items: center;
  border: 0;
  border-radius: 50%;
  background: var(--ink);
  color: var(--white);
  cursor: pointer;
  font-size: 24px;
  line-height: 1;
}

.reveal {
  opacity: 0;
  transform: translateY(42px);
  transition: opacity 900ms ease, transform 900ms cubic-bezier(0.2, 0.8, 0.2, 1), clip-path 900ms cubic-bezier(0.2, 0.8, 0.2, 1), filter 900ms ease;
  transition-delay: var(--delay, 0ms);
  will-change: opacity, transform;
}

.reveal.is-visible {
  opacity: 1;
  transform: translateY(0);
}

.reveal-hero {
  filter: blur(10px);
  transform: translateY(48px) scale(0.98);
}

.reveal-hero.is-visible {
  filter: blur(0);
  transform: translateY(0) scale(1);
}

.reveal-fade {
  transform: scale(1.08);
}

.reveal-fade.is-visible {
  transform: scale(1);
}

.reveal-mask {
  clip-path: inset(14% 0 14% 0 round 8px);
  transform: translateY(32px) scale(1.02);
}

.reveal-mask.is-visible {
  clip-path: inset(0 0 0 0 round 8px);
  transform: translateY(0) scale(1);
}

.reveal-split span {
  transform: translateX(-18px);
  opacity: 0.5;
  transition: opacity 900ms ease 180ms, transform 900ms cubic-bezier(0.2, 0.8, 0.2, 1) 180ms;
}

.reveal-split.is-visible span {
  transform: translateX(0);
  opacity: 1;
}

.stagger-item {
  opacity: 0;
  transform: translateY(30px);
  transition: opacity 760ms ease, transform 760ms cubic-bezier(0.2, 0.8, 0.2, 1);
  transition-delay: calc(var(--i, 0) * 90ms);
}

.reveal-stagger.is-visible .stagger-item,
.reveal-stagger.is-visible > img {
  opacity: 1;
  transform: translateY(0);
}

.reveal-stagger > img {
  opacity: 0;
  transform: translateY(30px);
  transition: opacity 760ms ease, transform 760ms cubic-bezier(0.2, 0.8, 0.2, 1);
  transition-delay: calc(var(--i, 0) * 110ms);
}

.property-card:nth-child(1),
.feature-list article:nth-child(1),
.journal-list article:nth-child(1),
.image-stack img:nth-child(1) {
  --i: 1;
}

.property-card:nth-child(2),
.feature-list article:nth-child(2),
.journal-list article:nth-child(2),
.image-stack img:nth-child(2) {
  --i: 2;
}

.property-card:nth-child(3),
.feature-list article:nth-child(3),
.journal-list article:nth-child(3),
.image-stack img:nth-child(3) {
  --i: 3;
}

.property-card:nth-child(4),
.feature-list article:nth-child(4) {
  --i: 4;
}

.feature-list article:nth-child(5) {
  --i: 5;
}

@keyframes navDrop {
  from {
    opacity: 0;
  }

  to {
    opacity: 1;
  }
}

@keyframes dialogIn {
  from {
    opacity: 0;
    transform: translateY(18px) scale(0.98);
  }

  to {
    opacity: 1;
    transform: translateY(0) scale(1);
  }
}

@keyframes marquee {
  from {
    transform: translateX(0);
  }

  to {
    transform: translateX(-50%);
  }
}

@media (prefers-reduced-motion: reduce) {
  *,
  *::before,
  *::after {
    animation-duration: 0.001ms !important;
    animation-iteration-count: 1 !important;
    scroll-behavior: auto !important;
    transition-duration: 0.001ms !important;
  }

  .reveal,
  .stagger-item,
  .reveal-stagger > img {
    opacity: 1;
    transform: none;
    filter: none;
    clip-path: none;
  }
}

@media (max-width: 900px) {
  .nav {
    grid-template-columns: 1fr auto auto;
    gap: 10px;
  }

  .nav-links {
    position: absolute;
    top: calc(100% + 10px);
    left: 0;
    right: 0;
    display: grid;
    gap: 0;
    padding: 8px;
    border: 1px solid rgba(255, 250, 240, 0.28);
    border-radius: 8px;
    background: rgba(23, 23, 20, 0.78);
    color: var(--white);
    opacity: 0;
    pointer-events: none;
    transform: translateY(-10px);
    backdrop-filter: blur(20px);
    transition: opacity 220ms ease, transform 260ms cubic-bezier(0.2, 0.8, 0.2, 1);
  }

  .nav.is-menu-open .nav-links {
    opacity: 1;
    pointer-events: auto;
    transform: translateY(0);
  }

  .nav-links a {
    min-height: 48px;
    display: flex;
    align-items: center;
    padding: 0 12px;
    border-bottom: 1px solid rgba(255, 250, 240, 0.12);
  }

  .nav-links a:last-child {
    border-bottom: 0;
  }

  .menu-toggle {
    display: grid;
  }

  .hero,
  .vision-grid,
  .section-heading,
  .details-layout,
  .journal-grid,
  .contact-inner {
    grid-template-columns: 1fr;
  }

  .stats-grid,
  .press-strip,
  .location-grid,
  .team-grid {
    grid-template-columns: repeat(2, 1fr);
  }

  .press-strip span {
    grid-column: 1 / -1;
  }

  .property-search {
    grid-template-columns: 1fr 1fr;
  }

  .hero {
    min-height: 100vh;
    padding-top: 108px;
  }

  .hero-copy {
    padding-bottom: 0;
  }

  .display {
    grid-row: auto;
  }

  .feature-list {
    position: static;
  }

  .image-stack img:first-child {
    min-height: 460px;
  }

  .property-dialog[open] {
    grid-template-columns: 1fr;
  }

  .property-dialog > img {
    min-height: 300px;
    max-height: 44vh;
  }
}

@media (max-width: 620px) {
  .nav {
    top: 10px;
    width: calc(100% - 20px);
    padding: 9px;
  }

  .brand span:last-child {
    max-width: 92px;
    white-space: nowrap;
    overflow: hidden;
    text-overflow: ellipsis;
  }

  .button {
    min-height: 40px;
    padding: 0 13px;
  }

  .nav > .button {
    display: none;
  }

  .menu-toggle {
    width: 40px;
    height: 40px;
  }

  .hero-actions,
  .lead-form,
  .property-search,
  .stats-grid,
  .press-strip,
  .location-grid,
  .team-grid {
    grid-template-columns: 1fr;
  }

  .hero-actions {
    display: grid;
  }

  .statement {
    padding: 22px 0;
  }

  .statement-track {
    animation-duration: 24s;
  }

  .statement span {
    padding-right: 34px;
    font-size: clamp(34px, 12vw, 52px);
    line-height: 1;
  }

  .hero {
    padding-left: 12px;
    padding-right: 12px;
    padding-bottom: 56px;
  }

  h1 {
    font-size: clamp(58px, 18vw, 84px);
  }

  .section-pad {
    padding-left: 12px;
    padding-right: 12px;
  }

  .property-rail {
    grid-auto-columns: minmax(286px, 86vw);
    margin-right: -12px;
    padding-right: 12px;
  }

  .property-card {
    min-height: 545px;
  }

  .property-card img {
    height: 285px;
  }

  .stats-grid article {
    min-height: 132px;
    border-right: 0;
    border-bottom: 1px solid var(--line);
  }

  .stats-grid article:last-child {
    border-bottom: 0;
  }

  .image-stack,
  .journal-list article {
    grid-template-columns: 1fr;
  }

  .image-stack img,
  .image-stack img:first-child {
    min-height: 0;
    height: 320px;
  }

  .journal-list article {
    min-height: auto;
  }

  .journal-list img {
    height: 220px;
  }

  .location-card img,
  .team-card img {
    height: 320px;
  }

  .contact {
    min-height: 640px;
    place-items: end start;
  }

  .lead-form {
    padding: 14px;
  }

  .property-dialog {
    width: calc(100% - 18px);
  }

  .dialog-body dl {
    grid-template-columns: 1fr;
  }

}