/* Crisp Properties demo. Palette and type are Crisp's own (crispproperties.co.za webflow css + logo svg). */
@font-face{font-family:"Sentient";src:url(/assets/fonts/sentient.woff2) format("woff2");font-weight:200 700;font-style:normal;font-display:swap}
@font-face{font-family:"Sentient";src:url(/assets/fonts/sentient-italic.woff2) format("woff2");font-weight:200 700;font-style:italic;font-display:swap}
@font-face{font-family:"Satoshi";src:url(/assets/fonts/satoshi.woff2) format("woff2");font-weight:300 900;font-style:normal;font-display:swap}
@font-face{font-family:"Satoshi";src:url(/assets/fonts/satoshi-italic.woff2) format("woff2");font-weight:300 900;font-style:italic;font-display:swap}
@font-face{font-family:"Proxima";src:url(/assets/fonts/proxima.woff2) format("woff2");font-weight:400;font-display:swap}
@font-face{font-family:"Signature";src:url(/assets/fonts/signature.woff2) format("woff2");font-weight:400;font-display:swap}

:root{
  --teal:#044247; --teal-deep:#022e32; --teal-ink:#0b3a3e;
  --aqua:#7ecac7; --aqua-soft:#b7e1df; --mint:#dbece2;
  --stone:#ede9e8; --sand:#dad5c9; --paper:#f7f5f3; --white:#fff;
  --clay:#803914; --peach:#e8a38b; --peach-soft:#f6d5c6;
  --line:rgba(4,66,71,.14); --line-2:rgba(4,66,71,.26);
  --muted:#4d6a6c;
  --f-display:"Sentient",Georgia,serif; --f-body:"Satoshi",system-ui,sans-serif;
  --f-label:"Proxima","Satoshi",system-ui,sans-serif; --f-script:"Signature","Brush Script MT",cursive;
  --r:16px; --r-lg:28px;
  --gut:clamp(16px,4vw,56px); --max:1320px;
  --ease:cubic-bezier(.2,.7,.1,1);
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;scroll-padding-top:90px}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
body{margin:0;background:var(--stone);color:var(--teal);font:400 17px/1.6 var(--f-body);-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;display:block}
a{color:inherit}
button{font:inherit;color:inherit}
h1,h2,h3,h4{font-family:var(--f-display);font-weight:300;line-height:1.04;letter-spacing:-.02em;margin:0}
h1 em,h2 em,h3 em{font-style:italic;font-weight:300;color:var(--clay)}
p{margin:0 0 1em}
.skip{position:absolute;left:-999px;top:8px;background:var(--teal);color:#fff;padding:10px 14px;border-radius:8px;z-index:200}
.skip:focus{left:8px}
:focus-visible{outline:2px solid var(--clay);outline-offset:3px}
.wrap{width:100%;max-width:var(--max);margin:0 auto;padding:0 var(--gut)}
.label{font:400 12.5px/1.2 var(--f-label);letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
.label.dot::before{content:"";display:inline-block;width:7px;height:7px;border-radius:50%;background:var(--aqua);margin-right:10px;vertical-align:1px}
.script{font-family:var(--f-script);font-weight:400;letter-spacing:0;line-height:1;color:var(--aqua)}
.lede{font-size:clamp(18px,1.6vw,21px);line-height:1.55;color:var(--teal-ink);max-width:56ch}
.muted{color:var(--muted)}
.sec{padding:clamp(72px,10vw,140px) 0}
.sec-tight{padding:clamp(48px,7vw,96px) 0}
.h-xl{font-size:clamp(46px,7.4vw,112px)}
.h-l{font-size:clamp(38px,5.2vw,76px)}
.h-m{font-size:clamp(30px,3.6vw,50px)}
.h-s{font-size:clamp(23px,2.2vw,30px)}
.sec-head{display:grid;grid-template-columns:minmax(0,1.25fr) minmax(0,1fr);gap:24px 48px;align-items:end;margin-bottom:clamp(32px,5vw,64px)}
.sec-head > :last-child:not(div){justify-self:end}
.sec-head > div:last-child:not(:first-child){justify-self:end}
.sec-head > p.lede{justify-self:stretch}
.sec-head .label{margin-bottom:18px;display:block}
@media (max-width:760px){.sec-head{grid-template-columns:1fr}}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:10px;height:52px;padding:0 24px;border-radius:999px;border:1px solid var(--teal);background:var(--teal);color:var(--stone);font:500 15px/1 var(--f-body);text-decoration:none;cursor:pointer;transition:background .25s,color .25s,transform .25s var(--ease),border-color .25s;white-space:nowrap}
.btn:hover{background:var(--teal-deep);transform:translateY(-1px)}
.btn svg{width:18px;height:18px;transition:transform .3s var(--ease)}
.btn:hover svg{transform:translateX(3px)}
.btn.ghost{background:transparent;color:var(--teal)}
.btn.ghost:hover{background:var(--teal);color:var(--stone)}
.btn.light{background:var(--stone);color:var(--teal);border-color:var(--stone)}
.btn.light:hover{background:#fff}
.btn.line-light{background:transparent;color:var(--stone);border-color:rgba(237,233,232,.45)}
.btn.line-light:hover{background:var(--stone);color:var(--teal)}
.btn.clay{background:var(--clay);border-color:var(--clay);color:#fff}
.btn.clay:hover{background:#6a2e0f}
.btn.sm{height:42px;padding:0 18px;font-size:14px}
.tlink{display:inline-flex;gap:8px;align-items:center;font-weight:500;text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:2px}
.tlink svg{width:16px;height:16px}

/* header */
.hdr{position:fixed;inset:0 0 auto;z-index:90;transition:background .35s,box-shadow .35s,transform .4s var(--ease)}
.hdr .wrap{display:flex;align-items:center;gap:28px;height:84px}
.hdr.scrolled{background:rgba(237,233,232,.86);backdrop-filter:saturate(1.4) blur(14px);-webkit-backdrop-filter:saturate(1.4) blur(14px);box-shadow:0 1px 0 var(--line)}
.hdr.hide{transform:translateY(-100%)}
.brand{display:block;flex:none;width:118px}
.brand img{width:100%;height:auto}
.nav{display:flex;gap:4px;margin-left:auto}
.nav a{position:relative;text-decoration:none;font:500 15px/1 var(--f-body);padding:10px 12px;border-radius:999px;transition:background .2s}
.nav a:hover{background:rgba(4,66,71,.07)}
.nav a[aria-current=page]::after{content:"";position:absolute;left:50%;bottom:2px;width:5px;height:5px;margin-left:-2.5px;border-radius:50%;background:var(--clay)}
.hdr-cta{display:flex;gap:10px;align-items:center}
.hdr-tel{font:500 14px/1 var(--f-body);text-decoration:none;white-space:nowrap;opacity:.85}
.burger{display:none;margin-left:auto;width:48px;height:48px;border-radius:50%;border:1px solid var(--line-2);background:transparent;cursor:pointer;position:relative}
.burger span{position:absolute;left:14px;right:14px;height:1.5px;background:var(--teal);transition:transform .35s var(--ease),top .35s var(--ease)}
.burger span:nth-child(1){top:19px}.burger span:nth-child(2){top:27px}
.menu-open .burger span:nth-child(1){top:23px;transform:rotate(45deg)}
.menu-open .burger span:nth-child(2){top:23px;transform:rotate(-45deg)}
@media (max-width:1120px){.hdr-tel{display:none}}
@media (max-width:980px){.nav,.hdr-cta .btn{display:none}.burger{display:block}.hdr .wrap{height:72px}}

.mnav{position:fixed;inset:0;z-index:80;background:var(--teal);color:var(--stone);padding:100px var(--gut) 40px;display:flex;flex-direction:column;clip-path:inset(0 0 100% 0);transition:clip-path .6s var(--ease);visibility:hidden}
.menu-open .mnav{clip-path:inset(0);visibility:visible}
.menu-open .hdr{background:transparent;box-shadow:none;backdrop-filter:none}
.menu-open .hdr .brand img{filter:brightness(0) invert(.93)}
.menu-open .burger{border-color:rgba(237,233,232,.4)}
.menu-open .burger span{background:var(--stone)}
.mnav a.big{font:300 clamp(38px,9vw,60px)/1.12 var(--f-display);text-decoration:none;display:block;opacity:0;transform:translateY(16px);transition:opacity .5s,transform .5s var(--ease)}
.menu-open .mnav a.big{opacity:1;transform:none}
.mnav a.big:nth-child(2){transition-delay:.04s}.mnav a.big:nth-child(3){transition-delay:.08s}.mnav a.big:nth-child(4){transition-delay:.12s}.mnav a.big:nth-child(5){transition-delay:.16s}.mnav a.big:nth-child(6){transition-delay:.2s}.mnav a.big:nth-child(7){transition-delay:.24s}
.mnav-foot{margin-top:auto;display:grid;gap:10px;font-size:15px}
.mnav-foot a{text-decoration:none}
.mnav .script{font-size:44px;color:var(--aqua);margin-bottom:6px}

/* hero (arch window that opens) */
.hero{position:relative;height:240vh;background:var(--stone)}
.hero-stick{position:sticky;top:0;height:100vh;height:100svh;overflow:hidden}
.hero-copy{position:absolute;z-index:1;inset:0;display:flex;flex-direction:column;justify-content:center;padding:110px var(--gut) 60px;max-width:var(--max);margin:0 auto;pointer-events:none}
.hero-copy > *{pointer-events:auto}
.hero-copy h1{font-size:clamp(52px,9.4vw,156px);max-width:9.5ch;white-space:nowrap;line-height:.96;letter-spacing:-.035em}
.hero-copy h1 .ln{display:block;overflow:hidden;padding-bottom:.06em}
.hero-copy h1 .ln > span{display:block;transform:translateY(105%);animation:rise 1.1s var(--ease) forwards}
.hero-copy h1 .ln:nth-child(2) > span{animation-delay:.12s}
.hero-copy h1 .ln:nth-child(3) > span{animation-delay:.24s}
@keyframes rise{to{transform:none}}
.hero-copy .lede{margin-top:28px;max-width:34ch;opacity:0;animation:fade .9s .55s forwards}
.hero-copy .row{display:flex;gap:12px;flex-wrap:wrap;margin-top:34px;opacity:0;animation:fade .9s .7s forwards}
@keyframes fade{to{opacity:1}}
.hero-sig{position:absolute;z-index:1;white-space:nowrap;font-size:clamp(34px,4vw,64px);color:var(--clay);clip-path:inset(-30% 100% -30% -8%);animation:write 1.8s 1s cubic-bezier(.5,0,.3,1) forwards}
@keyframes write{to{clip-path:inset(-30% -5% -30% -8%)}}
.arch{position:absolute;z-index:2;top:0;left:0;width:100%;height:100%;
  --p:0;
  clip-path:inset(calc((1 - var(--p)) * var(--t)) calc((1 - var(--p)) * var(--r-in)) calc((1 - var(--p)) * var(--b)) calc((1 - var(--p)) * var(--l)) round calc((1 - var(--p)) * var(--rad)) calc((1 - var(--p)) * var(--rad)) calc((1 - var(--p)) * 18px) calc((1 - var(--p)) * 18px));
  --t:17vh; --b:6vh; --l:54vw; --r-in:5vw; --rad:22vw;
  will-change:clip-path}
.arch img{width:100%;height:100%;object-fit:cover;transform:scale(calc(1.18 - var(--p) * .18));transform-origin:65% 60%}
.arch::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(2,46,50,.05) 0%,rgba(2,46,50,.25) 35%,rgba(2,46,50,.78) 100%);opacity:var(--p)}
.hero-end{position:absolute;z-index:5;left:0;right:0;bottom:0;padding:0 var(--gut) clamp(28px,5vh,56px);color:var(--stone);opacity:0;transform:translateY(30px);pointer-events:none;transition:opacity .5s,transform .7s var(--ease)}
.hero.open .hero-end{opacity:1;transform:none;pointer-events:auto}
.hero-end .wrap{padding:0}
.hero-end h2{font-size:clamp(40px,5.6vw,86px);max-width:14ch;margin-bottom:28px;text-shadow:0 2px 30px rgba(2,46,50,.45)}
.hero-end h2 em{color:var(--aqua)}
.scroll-cue{position:absolute;z-index:4;left:var(--gut);bottom:28px;display:flex;align-items:center;gap:12px;opacity:calc(1 - var(--hp,0) * 4)}
.scroll-cue i{width:1px;height:46px;background:var(--line-2);position:relative;overflow:hidden}
.scroll-cue i::after{content:"";position:absolute;left:0;top:-40%;width:1px;height:40%;background:var(--teal);animation:cue 2s infinite var(--ease)}
@keyframes cue{to{top:110%}}
@media (max-width:860px){
  .hero{height:220vh}
  .arch{--t:55vh;--b:3vh;--l:var(--gut);--r-in:var(--gut);--rad:46vw}
  .hero-copy .row .btn.ghost{display:none}
  .hero-copy{justify-content:flex-start;padding-top:96px}
  .hero-copy h1{font-size:clamp(46px,13.5vw,74px)}
  .hero-copy .lede{margin-top:16px;font-size:16.5px}
  .hero-copy .row{margin-top:20px}
  .hero-sig{display:none}
  .scroll-cue{display:none}
}
@media (max-width:860px) and (max-height:700px){.hero-copy .lede{display:none}.arch{--t:46vh}}
.no-motion .hero{height:auto}
.no-motion .hero-stick{position:relative;height:auto;min-height:100svh}

/* search pill */
.search{display:grid;grid-template-columns:auto 1.3fr 1fr 1fr auto;gap:0;background:var(--stone);color:var(--teal);border-radius:999px;padding:7px;align-items:center;max-width:980px;box-shadow:0 30px 60px -30px rgba(0,0,0,.45)}
.seg{display:flex;background:var(--sand);border-radius:999px;padding:4px;margin-right:6px}
.seg button{border:0;background:transparent;border-radius:999px;height:42px;padding:0 18px;cursor:pointer;font-weight:500;font-size:14.5px;transition:background .25s,color .25s}
.seg button[aria-pressed=true]{background:var(--teal);color:var(--stone)}
.search .fld{padding:0 14px;border-left:1px solid var(--line);min-width:0}
.search .fld:first-of-type{border-left:0}
.search .fld .label{font-size:10.5px;display:block;margin-bottom:2px}
.search .go{height:56px;padding:0 22px;justify-content:center}
.go-count{display:inline}
@media (max-width:860px){
  .search{grid-template-columns:1fr 1fr;border-radius:22px;gap:6px;padding:8px}
  .seg{grid-column:1/-1;margin:0}.seg button{flex:1}
  .search .fld{border:0;background:var(--paper);border-radius:14px;padding:8px 12px}
  .search .fld:nth-of-type(1){grid-column:1/-1}
  .search .go{grid-column:1/-1;width:100%;border-radius:14px;height:52px}
}

/* branded dropdown (never a native select) */
.dd{position:relative}
.dd-btn{width:100%;display:flex;align-items:center;justify-content:space-between;gap:10px;background:transparent;border:0;padding:4px 0;cursor:pointer;font:500 16px/1.3 var(--f-body);text-align:left;color:var(--teal)}
.dd-btn svg{width:16px;height:16px;flex:none;transition:transform .3s var(--ease)}
.dd[data-open] .dd-btn svg{transform:rotate(180deg)}
.dd-list{position:absolute;z-index:60;left:-14px;top:calc(100% + 14px);min-width:calc(100% + 28px);max-height:320px;overflow:auto;background:var(--paper);border:1px solid var(--line);border-radius:16px;padding:6px;box-shadow:0 24px 48px -18px rgba(2,46,50,.35);opacity:0;transform:translateY(-6px);pointer-events:none;transition:opacity .2s,transform .25s var(--ease);list-style:none;margin:0}
.dd[data-open] .dd-list{opacity:1;transform:none;pointer-events:auto}
.dd-list li{padding:10px 12px;border-radius:10px;cursor:pointer;font-size:15px;display:flex;justify-content:space-between;gap:16px;white-space:nowrap}
.dd-list li small{color:var(--muted)}
.dd-list li:hover,.dd-list li.act{background:var(--mint)}
.dd-list li[aria-selected=true]{font-weight:700}
.dd.boxed{background:var(--paper);border:1px solid var(--line);border-radius:14px;padding:10px 14px}
.dd.boxed .label{font-size:10.5px;display:block;margin-bottom:2px}
.dd.boxed .dd-list{left:-1px;min-width:calc(100% + 2px);top:calc(100% + 8px)}

/* ticker strip */
.ticker{background:var(--teal);color:var(--stone);overflow:hidden;padding:18px 0;white-space:nowrap}
.ticker-track{display:inline-flex;gap:48px;animation:tick 40s linear infinite;padding-left:48px}
.ticker span{font:300 22px/1 var(--f-display);display:inline-flex;align-items:center;gap:48px}
.ticker span::after{content:"";width:8px;height:8px;border-radius:50%;background:var(--aqua)}
@keyframes tick{to{transform:translateX(-50%)}}
@media (prefers-reduced-motion:reduce){.ticker-track{animation:none}}

/* listing cards */
.grid-l{display:grid;grid-template-columns:repeat(auto-fill,minmax(310px,1fr));gap:clamp(18px,2vw,28px);grid-auto-rows:1fr}
.card{position:relative;display:flex;flex-direction:column;background:var(--paper);border-radius:var(--r-lg);overflow:hidden;text-decoration:none;transition:transform .5s var(--ease),box-shadow .5s;isolation:isolate}
.card:hover{transform:translateY(-4px);box-shadow:0 30px 60px -36px rgba(2,46,50,.5)}
.card-media{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--sand)}
.scrub{display:flex;height:100%;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none}
.scrub::-webkit-scrollbar{display:none}
.scrub img{flex:0 0 100%;width:100%;height:100%;object-fit:cover;scroll-snap-align:start}
@media (hover:hover){.scrub{overflow:hidden}}
.dots{position:absolute;left:0;right:0;bottom:12px;display:flex;justify-content:center;gap:5px;z-index:2;pointer-events:none}
.dots i{width:6px;height:6px;border-radius:50%;background:rgba(255,255,255,.5);transition:background .2s,width .25s var(--ease)}
.dots i.on{background:#fff;width:16px;border-radius:4px}
.badge{position:absolute;z-index:2;top:14px;left:14px;background:rgba(247,245,243,.92);backdrop-filter:blur(6px);padding:7px 12px;border-radius:999px;font:400 11px/1 var(--f-label);letter-spacing:.14em;text-transform:uppercase}
.badge.rent{background:var(--aqua)}
.card-body{padding:20px 22px 22px;display:flex;flex-direction:column;gap:6px;flex:1}
.card-price{font:300 30px/1 var(--f-display);letter-spacing:-.02em}
.card-price small{font:500 14px var(--f-body);color:var(--muted);letter-spacing:0}
.card-title{font-weight:500;font-size:16px}
.card-loc{color:var(--muted);font-size:14.5px}
.specs{display:flex;gap:16px;margin-top:auto;padding-top:14px;border-top:1px solid var(--line);font-size:14px;color:var(--teal-ink);flex-wrap:wrap}
.specs span{display:inline-flex;gap:6px;align-items:center}
.specs svg{width:17px;height:17px;opacity:.75}
.card-agent{position:absolute;z-index:2;top:12px;right:12px;width:38px;height:38px;border-radius:50%;border:2px solid var(--paper);object-fit:cover;background:var(--peach)}
.empty{grid-column:1/-1;text-align:center;padding:60px 20px;border:1px dashed var(--line-2);border-radius:var(--r-lg)}

/* featured split */
.feat{display:grid;grid-template-columns:1.25fr 1fr;gap:clamp(24px,4vw,64px);align-items:center}
.feat-media{position:relative;border-radius:var(--r-lg);overflow:hidden;aspect-ratio:5/4}
.feat-media img{width:100%;height:100%;object-fit:cover;transition:transform 1.4s var(--ease)}
.feat:hover .feat-media img{transform:scale(1.04)}
.feat-price{font:300 clamp(40px,4.6vw,64px)/1 var(--f-display);letter-spacing:-.03em;margin:16px 0}
.feat dl{display:grid;grid-template-columns:repeat(3,1fr);gap:0;margin:28px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.feat dl div{padding:16px 0;border-left:1px solid var(--line);padding-left:16px}
.feat dl div:first-child{border-left:0;padding-left:0}
.feat dt{font:400 11px/1 var(--f-label);letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-bottom:8px}
.feat dd{margin:0;font:300 28px/1 var(--f-display)}
@media (max-width:900px){.feat{grid-template-columns:1fr}}

/* services triptych */
.tri{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(18px,2.4vw,36px);grid-auto-rows:1fr}
.svc{display:flex;flex-direction:column;text-decoration:none}
.svc-img{aspect-ratio:3/4;border-radius:999px 999px var(--r) var(--r);overflow:hidden;margin-bottom:24px;background:var(--sand)}
.svc-img img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.svc:hover .svc-img img{transform:scale(1.05)}
.svc h3{font-size:clamp(28px,2.6vw,38px);margin-bottom:12px}
.svc p{color:var(--teal-ink);font-size:16px}
.svc .tlink{margin-top:auto;align-self:flex-start}
@media (max-width:860px){.tri{grid-template-columns:1fr;grid-auto-rows:auto}.svc-img{aspect-ratio:4/3.4}}

/* numbers */
.dark{background:var(--teal);color:var(--stone)}
.dark .label{color:var(--aqua-soft)}
.dark .muted{color:rgba(237,233,232,.72)}
.dark h2 em,.dark h3 em{color:var(--aqua)}
.ledger{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid rgba(237,233,232,.18);grid-auto-rows:1fr}
.ledger > div{padding:30px 24px 30px 0;border-bottom:1px solid rgba(237,233,232,.18);display:flex;flex-direction:column;gap:14px}
.ledger > div + div{padding-left:24px;border-left:1px solid rgba(237,233,232,.18)}
.ledger .n{font:200 clamp(54px,6vw,92px)/.9 var(--f-display);letter-spacing:-.04em;color:var(--stone)}
.ledger .n sup{font-size:.42em;vertical-align:.95em;margin-left:2px;color:var(--aqua)}
.ledger p{margin:0;font-size:15px;color:rgba(237,233,232,.78);max-width:24ch}
.ledger.light{border-color:var(--line)}
.ledger.light > div{border-color:var(--line)}
.ledger.light .n{color:var(--teal)}.ledger.light .n sup{color:var(--clay)}
.ledger.light p{color:var(--muted)}
.ledger.six{grid-template-columns:repeat(3,1fr)}
.ledger.six > div:nth-child(3n+1){padding-left:0;border-left:0}
@media (max-width:900px){.ledger,.ledger.six{grid-template-columns:1fr 1fr}.ledger > div:nth-child(odd),.ledger.six > div:nth-child(odd){padding-left:0;border-left:0}.ledger.six > div:nth-child(3n+1){padding-left:24px;border-left:1px solid var(--line)}.ledger.six > div:nth-child(odd){padding-left:0;border-left:0}}
.ruler{margin-top:56px}
.ruler-bar{position:relative;height:64px;margin-top:18px}
.ruler-bar .ticks{position:absolute;inset:0;background:repeating-linear-gradient(90deg,rgba(237,233,232,.35) 0 1px,transparent 1px calc(100%/60));background-size:100% 14px;background-repeat:no-repeat;background-position:0 100%}
.ruler-bar .fill{position:absolute;left:0;bottom:0;height:14px;width:0;background:var(--aqua);transition:width 1.6s var(--ease)}
.in .ruler-bar .fill{width:calc(12/60*100%)}
.ruler-bar .mk{position:absolute;bottom:22px;transform:translateX(-50%);font:400 11px/1.3 var(--f-label);letter-spacing:.12em;text-transform:uppercase;white-space:nowrap;text-align:center}
.ruler-bar .mk::after{content:"";display:block;width:1px;height:12px;background:currentColor;margin:6px auto 0}
.ruler-bar .mk.a{left:calc(12/60*100%);color:var(--aqua)}
.ruler-bar .mk.b{left:100%;transform:translateX(-100%);text-align:right}
.ruler-bar .mk.b::after{margin-right:0}
.ruler-bar .mk.z{left:0;transform:none;text-align:left}
.ruler-bar .mk.z::after{margin-left:0}
.ruler-legend{display:flex;justify-content:space-between;font-size:14px;color:rgba(237,233,232,.7);margin-top:12px;gap:20px}

/* map */
.mapwrap{display:grid;grid-template-columns:320px 1fr;gap:clamp(18px,2.4vw,36px);align-items:start}
.mapside{display:grid;gap:10px;position:sticky;top:100px}
.agent-chip{display:grid;grid-template-columns:52px 1fr;gap:14px;align-items:center;padding:12px;border-radius:18px;border:1px solid var(--line);background:transparent;cursor:pointer;text-align:left;transition:background .25s,border-color .25s,transform .3s var(--ease)}
.agent-chip img{width:52px;height:52px;border-radius:50%;object-fit:cover;background:var(--peach)}
.agent-chip b{display:block;font-weight:600;font-size:15.5px}
.agent-chip small{display:block;color:var(--muted);font-size:13px;line-height:1.35}
.agent-chip[aria-pressed=true]{background:var(--teal);color:var(--stone);border-color:var(--teal)}
.agent-chip[aria-pressed=true] small{color:var(--aqua-soft)}
.map{position:relative;border-radius:var(--r-lg);overflow:hidden;background:var(--paper);border:1px solid var(--line);aspect-ratio:1200/962}
.map > img,.map > svg{position:absolute;inset:0;width:100%;height:100%}
.map > img{opacity:.9}
.map svg .sub{font:400 13px var(--f-label);letter-spacing:.12em;text-transform:uppercase;fill:var(--muted)}
.map svg .sub.big{font-size:15px;fill:var(--teal)}
.map svg .sd{fill:var(--teal);opacity:.35}
.map svg .patch{opacity:0;transition:opacity .5s}
.map svg .patch circle{fill:var(--aqua)}
.map svg .patch.on{opacity:.42}
.map svg .patch-name{font:400 40px var(--f-script);fill:var(--teal);opacity:0;transition:opacity .4s}
.map svg .patch-name.on{opacity:1}
.map svg .hill{font:italic 300 17px var(--f-display);fill:var(--muted)}
.pin{cursor:pointer;outline:none}
.pin circle.halo{fill:var(--clay);opacity:0;transform-origin:center;transform-box:fill-box}
.map.live .pin circle.halo{animation:pulse 2.6s infinite}
.pin circle.dot{fill:var(--clay);stroke:var(--paper);stroke-width:2.5;transition:r .25s}
.pin.rent circle.dot{fill:var(--teal)}
.pin.rent circle.halo{fill:var(--teal)}
.pin:hover circle.dot,.pin:focus circle.dot,.pin.on circle.dot{r:10}
.pin.dim{opacity:.25}
@keyframes pulse{0%{transform:scale(.6);opacity:.35}100%{transform:scale(2.2);opacity:0}}
.map-pop{position:absolute;z-index:5;width:250px;background:var(--paper);border-radius:18px;overflow:hidden;box-shadow:0 26px 50px -20px rgba(2,46,50,.5);pointer-events:none;opacity:0;transform:translate(-50%,calc(-100% - 18px)) scale(.96);transition:opacity .2s,transform .25s var(--ease)}
.map-pop.on{opacity:1;transform:translate(-50%,calc(-100% - 22px));pointer-events:auto}
.map-pop.below{transform:translate(-50%,30px) scale(.96)}.map-pop.below.on{transform:translate(-50%,22px)}
.map-pop img{width:100%;aspect-ratio:16/10;object-fit:cover}
.map-pop div{padding:12px 14px 14px}
.map-pop b{font:300 22px/1 var(--f-display);display:block;margin-bottom:4px}
.map-pop span{font-size:13.5px;color:var(--muted)}
.map-legend{display:flex;gap:18px;flex-wrap:wrap;margin-top:14px;font-size:13px;color:var(--muted);align-items:center}
.map-legend i{display:inline-block;width:10px;height:10px;border-radius:50%;margin-right:7px;vertical-align:-1px}
.afield{margin-top:10px;font-size:13.5px;color:var(--muted)}
.afield a{color:var(--teal)}
@media (max-width:980px){.mapwrap{grid-template-columns:1fr}.mapside{position:static;grid-template-columns:repeat(2,1fr)}.map{aspect-ratio:auto;height:auto}.map > img,.map > svg{position:relative;height:auto}.map > svg{position:absolute;inset:0;height:100%}}
@media (max-width:560px){.mapside{grid-template-columns:1fr 1fr}.agent-chip{grid-template-columns:40px 1fr;gap:10px;padding:10px}.agent-chip img{width:40px;height:40px}.agent-chip small{display:none}.map svg .sub{font-size:22px}.map svg .sub.big{font-size:24px}.map svg .hill{font-size:22px}.map svg .patch-name{font-size:56px}.map-pop{width:200px}.ruler-bar .mk.z{display:none}.feat dd{font-size:22px}}

/* team strip */
.team-row{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(14px,2vw,28px);grid-auto-rows:1fr}
.person{text-decoration:none;display:flex;flex-direction:column}
.person-img{aspect-ratio:4/5;border-radius:999px 999px 20px 20px;overflow:hidden;background:var(--peach);position:relative}
.person-img img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.person:hover .person-img img{transform:scale(1.05)}
.person .script{font-size:clamp(34px,3vw,46px);line-height:1.15;color:var(--teal);margin:16px 0 8px}
.person .role{font:400 11.5px/1.3 var(--f-label);letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.person .areas{font-size:14.5px;color:var(--teal-ink);margin-top:8px}
@media (max-width:900px){.team-row{grid-template-columns:1fr 1fr}}

/* reviews */
.rev-feature{display:grid;grid-template-columns:auto 1fr;gap:clamp(24px,4vw,64px);align-items:start;margin-bottom:clamp(40px,6vw,80px)}
.rev-feature .q{font:300 clamp(28px,3.3vw,48px)/1.16 var(--f-display);letter-spacing:-.02em;max-width:24ch}
.rev-feature .q::before{content:"\201C";display:block;font-size:2.4em;line-height:.6;color:var(--clay);margin-bottom:10px}
.rev-feature .who{margin-top:24px;display:flex;align-items:center;gap:14px}
.rev-feature .who .script{font-size:40px;color:var(--teal)}
.rev-stack{display:flex;flex-direction:column;gap:8px;min-width:180px}
.rev-stack .stars{display:flex;gap:4px;color:var(--clay)}
.rev-stack .stars svg{width:20px;height:20px}
.marq{overflow:hidden;mask-image:linear-gradient(90deg,transparent,#000 6%,#000 94%,transparent);-webkit-mask-image:linear-gradient(90deg,transparent,#000 6%,#000 94%,transparent)}
.marq + .marq{margin-top:20px}
.marq-track{display:flex;gap:20px;width:max-content;animation:tick var(--dur,90s) linear infinite}
.marq.rev .marq-track{animation-direction:reverse}
.marq:hover .marq-track,.marq:focus-within .marq-track{animation-play-state:paused}
@media (prefers-reduced-motion:reduce){.marq{overflow-x:auto}.marq-track{animation:none}}
.rv{width:380px;height:270px;flex:none;background:var(--paper);border:1px solid var(--line);border-radius:22px;padding:24px 24px 20px;display:flex;flex-direction:column;cursor:pointer;text-align:left;transition:border-color .25s,background .25s}
.rv:hover{border-color:var(--teal)}
.rv p{font-size:15.5px;line-height:1.55;display:-webkit-box;-webkit-line-clamp:6;-webkit-box-orient:vertical;overflow:hidden;margin:0;color:var(--teal-ink)}
.rv footer{margin-top:auto;display:flex;align-items:center;justify-content:space-between;gap:12px;padding-top:14px}
.rv .script{font-size:30px;color:var(--teal)}
.faces{display:flex}
.faces img{width:30px;height:30px;border-radius:50%;object-fit:cover;border:2px solid var(--paper);margin-left:-8px;background:var(--peach)}
@media (max-width:560px){.rv{width:300px;height:280px}.rev-feature{grid-template-columns:1fr}}

/* modal */
.modal{position:fixed;inset:0;z-index:150;display:grid;place-items:center;padding:20px;background:rgba(2,46,50,.55);backdrop-filter:blur(6px);opacity:0;pointer-events:none;transition:opacity .3s}
.modal.on{opacity:1;pointer-events:auto}
.modal-box{background:var(--paper);border-radius:28px;max-width:640px;width:100%;max-height:86vh;overflow:auto;padding:clamp(24px,4vw,44px);position:relative;transform:translateY(20px);transition:transform .4s var(--ease)}
.modal.on .modal-box{transform:none}
.modal-x{position:absolute;top:14px;right:14px;width:42px;height:42px;border-radius:50%;border:1px solid var(--line-2);background:transparent;cursor:pointer;font-size:20px;line-height:1}
.modal .script{font-size:44px;color:var(--teal);margin-top:10px}

/* cta band */
.cta-band{position:relative;overflow:hidden;border-radius:var(--r-lg);display:grid;grid-template-columns:1fr 1fr;min-height:520px;background:#2b2320;color:var(--stone)}
.cta-band .img{position:relative}
.cta-band .img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.cta-band .txt{padding:clamp(32px,5vw,72px);display:flex;flex-direction:column;justify-content:center;background:var(--teal)}
.cta-band h2 em{color:var(--aqua)}
.cta-band .row{display:flex;gap:12px;flex-wrap:wrap;margin-top:30px}
@media (max-width:860px){.cta-band{grid-template-columns:1fr}.cta-band .img{aspect-ratio:4/3.4}}

/* page hero (inner pages) */
.phero{padding:150px 0 clamp(48px,6vw,80px)}
.phero-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:clamp(28px,5vw,80px);align-items:end}
.phero h1{font-size:clamp(46px,7vw,104px)}
.phero .lede{margin-top:24px}
.phero-img{border-radius:999px 999px var(--r-lg) var(--r-lg);overflow:hidden;aspect-ratio:4/4.6;background:var(--sand)}
.phero-img img{width:100%;height:100%;object-fit:cover}
@media (max-width:860px){.phero{padding-top:110px}.phero-grid{grid-template-columns:1fr}.phero-img{aspect-ratio:4/3.6;border-radius:var(--r-lg)}}

/* lists / prose */
.check{list-style:none;padding:0;margin:0;display:grid;gap:0}
.check li{display:grid;grid-template-columns:28px 1fr;gap:12px;padding:15px 0;border-top:1px solid var(--line);font-size:16.5px}
.check li:last-child{border-bottom:1px solid var(--line)}
.check li svg{width:20px;height:20px;color:var(--clay);margin-top:3px}
.two{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,5vw,80px)}
@media (max-width:860px){.two{grid-template-columns:1fr}}
.beliefs{counter-reset:b;display:grid;grid-template-columns:1fr 1fr;gap:0 clamp(28px,5vw,80px);grid-auto-rows:1fr}
.belief{counter-increment:b;padding:28px 0;border-top:1px solid var(--line);display:grid;grid-template-columns:64px 1fr;gap:16px}
.belief::before{content:counter(b,decimal-leading-zero);font:300 30px/1 var(--f-display);color:var(--clay)}
.belief h3{font-size:24px;margin-bottom:8px;line-height:1.15}
.belief p{margin:0;color:var(--muted);font-size:15.5px}
@media (max-width:760px){.beliefs{grid-template-columns:1fr;grid-auto-rows:auto}}

/* steps / timeline */
.steps{display:grid;grid-template-columns:repeat(6,1fr);gap:0;position:relative;grid-auto-rows:1fr}
.steps::before{content:"";position:absolute;left:0;right:0;top:27px;height:1px;background:var(--line-2)}
.step{position:relative;padding-right:18px}
.step i{display:grid;place-items:center;width:56px;height:56px;border-radius:50%;background:var(--stone);border:1px solid var(--line-2);font:300 20px var(--f-display);font-style:normal;position:relative;margin-bottom:20px;transition:background .5s,color .5s}
.in .step i{background:var(--teal);color:var(--stone);border-color:var(--teal)}
.step:nth-child(2) i{transition-delay:.15s}.step:nth-child(3) i{transition-delay:.3s}.step:nth-child(4) i{transition-delay:.45s}.step:nth-child(5) i{transition-delay:.6s}.step:nth-child(6) i{transition-delay:.75s}
.step h3{font-size:21px;margin-bottom:8px}
.step p{font-size:14.5px;color:var(--muted);margin:0}
@media (max-width:980px){.steps{grid-template-columns:1fr 1fr;gap:28px 18px}.steps::before{display:none}}

.tl{position:relative;display:grid;gap:0}
.tl-item{display:grid;grid-template-columns:200px 1fr;gap:clamp(20px,4vw,64px);padding:40px 0;border-top:1px solid var(--line)}
.tl-yr{font:200 clamp(54px,6vw,88px)/.9 var(--f-display);letter-spacing:-.04em;color:var(--clay)}
.tl-item h3{font-size:clamp(26px,2.6vw,36px);margin-bottom:12px}
.tl-item p{color:var(--teal-ink);max-width:62ch}
@media (max-width:760px){.tl-item{grid-template-columns:1fr;gap:10px}}

/* collage */
.collage{display:grid;grid-template-columns:repeat(12,1fr);gap:16px;align-items:start}
.collage figure{margin:0;border-radius:var(--r-lg);overflow:hidden;background:var(--sand)}
.collage img{width:100%;height:100%;object-fit:cover}

/* calculators */
.calc{background:var(--paper);border-radius:var(--r-lg);padding:clamp(22px,3vw,36px);border:1px solid var(--line)}
.calc h3{font-size:28px;margin-bottom:6px}
.rng{margin:22px 0}
.rng-top{display:flex;justify-content:space-between;align-items:baseline;gap:12px;margin-bottom:10px}
.rng-top label{font:400 11.5px/1 var(--f-label);letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.rng-top output{font:400 22px/1 var(--f-display)}
input[type=range]{-webkit-appearance:none;appearance:none;width:100%;height:28px;background:transparent;cursor:pointer;--v:50%}
input[type=range]::-webkit-slider-runnable-track{height:4px;border-radius:4px;background:linear-gradient(90deg,var(--teal) var(--v),var(--sand) var(--v))}
input[type=range]::-moz-range-track{height:4px;border-radius:4px;background:linear-gradient(90deg,var(--teal) var(--v),var(--sand) var(--v))}
input[type=range]::-webkit-slider-thumb{-webkit-appearance:none;width:24px;height:24px;margin-top:-10px;border-radius:50%;background:var(--paper);border:2px solid var(--teal);box-shadow:0 4px 10px rgba(2,46,50,.2)}
input[type=range]::-moz-range-thumb{width:20px;height:20px;border-radius:50%;background:var(--paper);border:2px solid var(--teal)}
.calc-out{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:var(--line);border-radius:18px;overflow:hidden;margin-top:26px}
.calc-out div{background:var(--stone);padding:16px 18px}
.calc-out div.hl{background:var(--teal);color:var(--stone);grid-column:1/-1}
.calc-out span{display:block;font:400 11px/1.2 var(--f-label);letter-spacing:.14em;text-transform:uppercase;opacity:.75;margin-bottom:8px}
.calc-out b{font:300 26px/1 var(--f-display)}
.calc-out .hl b{font-size:clamp(36px,4vw,52px)}
.fine{font-size:13px;color:var(--muted);margin-top:14px;line-height:1.5}

/* property page */
.pgal{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:1fr 1fr;gap:10px;height:min(72vh,640px);border-radius:var(--r-lg);overflow:hidden}
.pgal button{padding:0;border:0;cursor:zoom-in;overflow:hidden;background:var(--sand);position:relative}
.pgal button:first-child{grid-row:1/3}
.pgal img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.pgal button:hover img{transform:scale(1.04)}
.pgal .more{position:absolute;right:14px;bottom:14px;background:var(--paper);border-radius:999px;padding:9px 15px;font-size:14px;font-weight:500}
@media (max-width:760px){.pgal{grid-template-columns:1fr 1fr;grid-template-rows:2fr 1fr;height:62vh}.pgal button:first-child{grid-column:1/3;grid-row:auto}.pgal button:nth-child(n+4){display:none}}
.pmain{display:grid;grid-template-columns:1fr 400px;gap:clamp(28px,5vw,72px);align-items:start;margin-top:clamp(32px,4vw,56px)}
.pside{position:sticky;top:100px;display:grid;gap:16px}
.pkeys{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin:28px 0;grid-auto-rows:1fr}
.pkeys div{padding:18px 0 18px 18px;border-left:1px solid var(--line)}
.pkeys div:first-child{border-left:0;padding-left:0}
.pkeys span{display:block;font:400 11px/1 var(--f-label);letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-bottom:8px}
.pkeys b{font:300 30px/1 var(--f-display)}
@media (max-width:600px){.pkeys{grid-template-columns:1fr 1fr}.pkeys div:nth-child(3){border-left:0;padding-left:0}.pkeys div:nth-child(n+3){border-top:1px solid var(--line)}}
.ptable{display:grid;grid-template-columns:1fr 1fr;gap:0 32px;margin:0}
.ptable div{display:flex;justify-content:space-between;gap:16px;padding:12px 0;border-bottom:1px solid var(--line);font-size:15px}
.ptable dt{color:var(--muted)}
.ptable dd{margin:0;text-align:right;font-weight:500}
@media (max-width:600px){.ptable{grid-template-columns:1fr}}
.agent-card{background:var(--teal);color:var(--stone);border-radius:var(--r-lg);padding:26px;display:grid;gap:16px}
.agent-card .who{display:flex;gap:14px;align-items:center}
.agent-card img{width:64px;height:64px;border-radius:50%;object-fit:cover;background:var(--peach)}
.agent-card .script{font-size:38px;color:var(--aqua)}
.agent-card .btn{width:100%;justify-content:center}
.pdesc{font-size:17px;line-height:1.7;color:var(--teal-ink)}
.crumbs{display:flex;gap:10px;font-size:14px;color:var(--muted);margin-bottom:22px;flex-wrap:wrap}
.crumbs a{text-decoration:none}
@media (max-width:1020px){.pmain{grid-template-columns:1fr}.pside{position:static}}

/* slot picker / forms */
.days{display:grid;grid-template-columns:repeat(5,1fr);gap:8px;margin:14px 0}
.days button,.slots button{border:1px solid var(--line-2);background:var(--paper);border-radius:14px;padding:10px 4px;cursor:pointer;text-align:center;transition:background .2s,color .2s,border-color .2s}
.days button small{display:block;font:400 10.5px/1 var(--f-label);letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-bottom:6px}
.days button b{font:300 22px/1 var(--f-display)}
.days button[aria-pressed=true],.slots button[aria-pressed=true]{background:var(--teal);color:var(--stone);border-color:var(--teal)}
.days button[aria-pressed=true] small{color:var(--aqua-soft)}
.slots{display:grid;grid-template-columns:repeat(3,1fr);gap:8px}
.slots button{font-size:14.5px;padding:11px 4px}
.slots button:disabled{opacity:.35;cursor:not-allowed;text-decoration:line-through}
.agent-card .days button,.agent-card .slots button{background:transparent;color:var(--stone);border-color:rgba(237,233,232,.3)}
.agent-card .days button small{color:var(--aqua-soft)}
.agent-card .days button[aria-pressed=true],.agent-card .slots button[aria-pressed=true]{background:var(--stone);color:var(--teal)}
.agent-card .days button[aria-pressed=true] small{color:var(--muted)}
.field{display:block;margin-bottom:12px}
.field span{display:block;font:400 11px/1 var(--f-label);letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-bottom:8px}
.field input,.field textarea{width:100%;font:400 16px var(--f-body);color:var(--teal);background:var(--paper);border:1px solid var(--line-2);border-radius:14px;padding:13px 14px;outline:none;transition:border-color .2s}
.field input:focus,.field textarea:focus{border-color:var(--teal)}
.agent-card .field span{color:var(--aqua-soft)}
.agent-card .field input{background:rgba(255,255,255,.06);color:var(--stone);border-color:rgba(237,233,232,.3)}
.done{display:none;text-align:center;padding:20px 0}
.done .script{font-size:52px;color:var(--aqua)}
.sent .done{display:block}
.sent .form-body{display:none}
.demo-note{font-size:12.5px;opacity:.7;margin-top:8px}

/* wizard */
.wiz{background:var(--paper);border-radius:var(--r-lg);border:1px solid var(--line);position:relative}
.wiz-bar{height:4px;background:var(--sand);border-radius:var(--r-lg) var(--r-lg) 0 0;overflow:hidden;margin:0 18px}
.wiz-bar i{display:block;height:100%;background:var(--clay);width:20%;transition:width .5s var(--ease)}
.wiz-stage{display:grid}
.wiz-step{grid-area:1/1;padding:clamp(24px,4vw,44px);opacity:0;visibility:hidden;transform:translateX(24px);transition:opacity .35s,transform .45s var(--ease),visibility 0s .45s}
.wiz-step.on{opacity:1;visibility:visible;transform:none;transition:opacity .35s,transform .45s var(--ease)}
.wiz-step h3{font-size:clamp(26px,2.6vw,36px);margin:10px 0 22px}
.opts{display:grid;grid-template-columns:repeat(auto-fill,minmax(150px,1fr));gap:10px;grid-auto-rows:1fr}
.opts button{border:1px solid var(--line-2);background:transparent;border-radius:16px;padding:18px 14px;text-align:left;cursor:pointer;font-weight:500;transition:background .2s,color .2s,border-color .2s}
.opts button:hover{border-color:var(--teal)}
.opts button[aria-pressed=true]{background:var(--teal);color:var(--stone);border-color:var(--teal)}
.opts button small{display:block;font-weight:400;opacity:.7;font-size:13px;margin-top:4px}
.wiz-nav{display:flex;justify-content:space-between;align-items:center;gap:12px;padding:0 clamp(24px,4vw,44px) clamp(24px,4vw,36px)}
.wiz-nav .back{background:none;border:0;cursor:pointer;text-decoration:underline;color:var(--muted)}
.wiz-nav .back[hidden]{visibility:hidden;display:inline}

/* filter bar */
.fbar{display:grid;grid-template-columns:repeat(4,minmax(0,1fr)) auto;gap:10px;margin-bottom:28px;align-items:stretch}
.fbar .count{display:flex;align-items:center;font-size:15px;color:var(--muted);padding:0 6px;white-space:nowrap}
@media (max-width:900px){.fbar{grid-template-columns:1fr 1fr}.fbar .count{grid-column:1/-1}}

/* commercial strip */
.nib{display:grid;grid-template-columns:1fr 1.4fr;gap:clamp(24px,4vw,64px);align-items:center;border-radius:var(--r-lg);background:var(--mint);padding:clamp(24px,4vw,56px)}
.mini{display:grid;grid-template-columns:repeat(auto-fill,minmax(180px,1fr));gap:12px}
.mini a{display:block;text-decoration:none;background:var(--paper);border-radius:16px;overflow:hidden}
.mini img{aspect-ratio:4/3;width:100%;object-fit:cover}
.mini span{display:block;padding:10px 12px;font-size:13.5px}
.mini b{font:300 19px/1.1 var(--f-display);display:block}
@media (max-width:860px){.nib{grid-template-columns:1fr}}

/* lightbox */
.lb{position:fixed;inset:0;z-index:160;background:rgba(2,26,28,.96);display:grid;grid-template-rows:1fr auto;opacity:0;pointer-events:none;transition:opacity .3s}
.lb.on{opacity:1;pointer-events:auto}
.lb-stage{position:relative;display:grid;place-items:center;padding:60px 70px 10px;min-height:0}
.lb-stage img{max-width:100%;max-height:100%;object-fit:contain;border-radius:10px}
.lb button{position:absolute;width:52px;height:52px;border-radius:50%;border:1px solid rgba(237,233,232,.3);background:transparent;color:var(--stone);cursor:pointer;font-size:22px}
.lb .x{top:14px;right:14px}.lb .pv{left:12px;top:50%}.lb .nx{right:12px;top:50%}
.lb-count{color:var(--stone);text-align:center;padding:14px;font:400 12px var(--f-label);letter-spacing:.16em}
@media (max-width:600px){.lb-stage{padding:60px 10px 10px}.lb .pv,.lb .nx{top:auto;bottom:6px}}

/* footer */
.foot{background:var(--teal-deep);color:var(--stone);padding:clamp(64px,8vw,110px) 0 0;margin-top:0}
.foot-top{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:clamp(24px,4vw,56px);padding-bottom:56px;border-bottom:1px solid rgba(237,233,232,.14)}
.foot h4{font:400 11.5px/1 var(--f-label);letter-spacing:.18em;text-transform:uppercase;color:var(--aqua);margin:0 0 18px}
.foot ul{list-style:none;margin:0;padding:0;display:grid;gap:10px}
.foot a{text-decoration:none;opacity:.86}
.foot ul a{white-space:nowrap}
.foot a:hover{opacity:1;text-decoration:underline}
.foot .brandline img{width:150px;margin-bottom:22px}
.foot .brandline p{max-width:34ch;color:rgba(237,233,232,.75);font-size:15px}
.foot .soc{display:flex;gap:10px;margin-top:20px}
.foot .soc a{width:44px;height:44px;border-radius:50%;border:1px solid rgba(237,233,232,.25);display:grid;place-items:center;opacity:1}
.foot .soc svg{width:18px;height:18px}
.foot .portals{display:flex;gap:16px;align-items:center;margin-top:22px;flex-wrap:wrap}
.foot .portals img{height:26px;width:auto;filter:brightness(0) invert(1);opacity:.75}
.foot-contact li{font-size:15px}
.foot-contact small{display:block;color:rgba(237,233,232,.6);font-size:12.5px}
.foot-mid{display:flex;align-items:center;gap:22px;padding:28px 0;border-bottom:1px solid rgba(237,233,232,.14);flex-wrap:wrap}
.foot-mid img{height:44px;width:auto;filter:brightness(0) invert(1);opacity:.85}
.foot-mid p{margin:0;font-size:14px;color:rgba(237,233,232,.75);max-width:70ch}
.foot-bot{display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;padding:22px 0 30px;font-size:13px;color:rgba(237,233,232,.6)}
.foot-bot p{margin:0}
.foot-bot nav{display:flex;gap:18px}
.credit a{color:inherit}
.totop{position:fixed;right:18px;bottom:18px;z-index:70;width:50px;height:50px;border-radius:50%;background:var(--teal);color:var(--stone);border:0;cursor:pointer;display:grid;place-items:center;opacity:0;transform:translateY(10px);pointer-events:none;transition:opacity .3s,transform .3s}
.totop.on{opacity:1;transform:none;pointer-events:auto}
.totop svg{width:20px;height:20px;transform:rotate(-90deg)}
@media (max-width:900px){.foot-top{grid-template-columns:1fr 1fr}.foot .brandline{grid-column:1/-1}}
@media (max-width:520px){.foot-top{grid-template-columns:1fr}}

/* reveal */
.rv-up{opacity:0;transform:translateY(28px);transition:opacity .9s var(--ease),transform 1s var(--ease)}
.rv-up.in{opacity:1;transform:none}
.rv-img{clip-path:inset(12% 0 0 0);transition:clip-path 1.3s var(--ease)}
.rv-img.in{clip-path:inset(0)}
.no-js .rv-up,.no-motion .rv-up{opacity:1;transform:none}
.no-js .rv-img,.no-motion .rv-img{clip-path:none}
@media (prefers-reduced-motion:reduce){.rv-up{opacity:1;transform:none}.rv-img{clip-path:none}.hero-copy h1 .ln > span{animation:none;transform:none}.hero-copy .lede,.hero-copy .row{animation:none;opacity:1}.hero-sig{animation:none;clip-path:none}.pin circle.halo{animation:none}}

.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.mt-s{margin-top:16px}.mt-m{margin-top:32px}.mt-l{margin-top:56px}
.center{text-align:center}
.pill{display:inline-flex;align-items:center;gap:8px;padding:8px 14px;border-radius:999px;background:var(--mint);font-size:13.5px;font-weight:500}
.pill i{position:relative;width:8px;height:8px;border-radius:50%;background:#1f8f6a}
.pill i::after{content:"";position:absolute;inset:0;border-radius:50%;background:#1f8f6a;animation:live 2s infinite;will-change:transform,opacity}
@keyframes live{0%{transform:scale(1);opacity:.6}80%,100%{transform:scale(2.6);opacity:0}}

/* the type spills across the arch: a stone copy of the words lives inside the arch's clip,
   so any letter that crosses onto the photo turns light while the rest stays teal */
.arch .in-arch{color:var(--paper);text-shadow:0 2px 24px rgba(2,46,50,.35)}
.arch .hero-copy.in-arch{z-index:3}
.arch .hero-copy.in-arch h1 em{color:var(--peach-soft)}
.arch .hero-copy.in-arch .label,.arch .hero-copy.in-arch .lede,.arch .hero-copy.in-arch .row{visibility:hidden}
.arch .hero-sig.in-arch{color:var(--paper);z-index:3;text-shadow:0 1px 3px rgba(2,46,50,.55),0 0 18px rgba(2,46,50,.35)}
.arch .in-arch *{pointer-events:none}
@media (max-width:860px){.hero-copy h1{white-space:normal}}

.dark .step i{background:transparent;border-color:rgba(237,233,232,.35);color:var(--stone)}
.dark .in .step i,.dark .steps.in .step i{background:var(--aqua);border-color:var(--aqua);color:var(--teal-deep)}
.dark .steps::before{background:rgba(237,233,232,.25)}
.dark .step p{color:rgba(237,233,232,.72)}
.pdesc ul.feat-list{list-style:none;padding:0;margin:0 0 1.2em;display:grid;grid-template-columns:1fr 1fr;gap:0 28px}
.pdesc ul.feat-list li{padding:9px 0 9px 22px;border-bottom:1px solid var(--line);position:relative;font-size:15.5px;line-height:1.45}
.pdesc ul.feat-list li::before{content:"";position:absolute;left:2px;top:17px;width:7px;height:7px;border-radius:50%;background:var(--aqua)}
.pdesc h4{font:400 11.5px/1 var(--f-label);letter-spacing:.16em;text-transform:uppercase;color:var(--clay);margin:1.6em 0 .6em}
@media (max-width:600px){.pdesc ul.feat-list{grid-template-columns:1fr}.calc-out b{font-size:21px}.calc-out .hl b{font-size:34px}}

.team-row.three{grid-template-columns:repeat(3,1fr)}
.pkeys.sys{grid-template-columns:repeat(5,1fr)}
.contact-lines{grid-template-columns:1fr 1fr}
@media (max-width:760px){.team-row.three{grid-template-columns:1fr}.team-row.three .person-img{max-width:220px}
 .pkeys.sys{grid-template-columns:1fr 1fr}.pkeys.sys div{border-left:0;padding-left:0;border-top:1px solid var(--line)}
 .contact-lines{grid-template-columns:1fr}.contact-lines > div + div{padding-left:0;border-left:0}
 .collage figure{grid-column:span 6 !important;margin-top:0 !important}.collage.trio figure:last-child{display:none}}
@media (max-width:560px){.contact-agent small{display:block !important}}

[hidden]{display:none !important}
.wiz-nav .back[hidden]{display:inline !important}

/* ---------- PHONES: same arch-opens-on-scroll effect, built so the GPU does it ----------
   Desktop cuts the arch out of the photo with clip-path, a full repaint every scroll frame (the phone lag).
   Here the photo sits still and a stone FRAME with an arch-shaped hole sits over it; scrolling only scales the
   frame and nudges the photo with transforms, which the compositor does without repainting. JS draws the frame. */
@media (max-width:860px){
  .hero{height:230svh}
  .hero-stick{height:100svh}
  .arch{clip-path:none !important;z-index:1}
  .arch img{object-position:50% 50%;will-change:transform;transform:translate3d(0,var(--ty,0px),0) scale(var(--sc,1));animation:settle 1.6s .25s var(--ease) both}
  .arch .in-arch{display:none}
  .arch::after{will-change:opacity}
  .mframe{display:block;position:absolute;left:0;right:0;top:-25svh;height:150svh;z-index:2;pointer-events:none;will-change:transform;animation:frameIn 1.1s .25s var(--ease) both}
  .mframe svg{display:block;width:100%;height:100%}
  .mframe path{fill:var(--stone)}
  .hero-copy{z-index:3;padding-top:92px;will-change:opacity,transform}
  .hero-copy h1{font-size:clamp(42px,12vw,66px)}
  .hero-copy .lede{font-size:15.5px;margin-top:14px}
  .hero-copy .row{margin-top:18px}
  .hero-end{z-index:4}
  .hero-end h2{font-size:clamp(36px,10vw,52px)}
  .hdr.scrolled{background:rgba(237,233,232,.97);backdrop-filter:none;-webkit-backdrop-filter:none}
  .badge{backdrop-filter:none;background:rgba(247,245,243,.95)}
  .modal{backdrop-filter:none;background:rgba(2,46,50,.72)}
  /* reviews: swipe instead of two endless 12 000px marquees */
  .marq{mask-image:none;-webkit-mask-image:none;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;padding:0 var(--gut);scroll-padding:0 var(--gut)}
  .marq::-webkit-scrollbar{display:none}
  .marq-track{animation:none;gap:12px}
  .rv{scroll-snap-align:start}
  .rv.dup{display:none}
  .rev-feature .who .muted{display:none}
  /* reveals: fade only, no per-frame clip-path paints */
  .rv-img{clip-path:none;opacity:0;transition:opacity .8s var(--ease)}
  .rv-img.in{opacity:1}
  .rv-up{transform:translateY(16px)}
}
@keyframes settle{from{scale:1.14}to{scale:1}}
@keyframes frameIn{from{translate:0 7svh}to{translate:0 0}}
@media (min-width:861px){.mframe{display:none}}
@media (max-width:860px) and (prefers-reduced-motion:reduce){.arch img,.mframe{animation:none}.rv-img{opacity:1}}