@font-face {
  font-family: "Instrument Sans";
  src: url('/assets/fonts/InstrumentSans-Variable.ttf') format('truetype');
  font-weight: 400 700;
  font-style: normal;
  font-display: swap;
}

@font-face {
  font-family: "Manrope";
  src: url('/assets/fonts/Manrope-Variable.ttf') format('truetype');
  font-weight: 400 800;
  font-style: normal;
  font-display: swap;
}

:root {
  --ink: #0a0c0f;
  --muted: #5e5d5b;
  --white: #ffffff;
  --soft: #f2f4f6;
  --accent: #b14a21;
  --blue: #50688c;
  --line: rgba(10, 12, 15, .14);
  --shell: min(1320px, calc(100% - 48px));
  color: var(--ink);
  background: var(--white);
  font-family: "Manrope", Arial, sans-serif;
  font-synthesis: none;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; overflow-x: hidden; background: var(--white); font-size: 16px; line-height: 1.55; }
body.menu-open { overflow: hidden; }
a { color: inherit; text-decoration: none; }
button, select { font: inherit; }
img, video { max-width: 100%; }
em { color: var(--blue); font-style: normal; font-weight: 700; }
section[id] { scroll-margin-top: 24px; }
.shell { width: var(--shell); margin-inline: auto; }

.spm-icon {
  display: inline-block;
  width: 15px;
  height: 15px;
  flex: 0 0 auto;
  background: currentColor;
  vertical-align: -.18em;
  mask: center / contain no-repeat;
  -webkit-mask: center / contain no-repeat;
}
.spm-route { mask-image: url('/assets/icons/spm-route.svg'); -webkit-mask-image: url('/assets/icons/spm-route.svg'); }
.spm-next { mask-image: url('/assets/icons/spm-next.svg'); -webkit-mask-image: url('/assets/icons/spm-next.svg'); }
.spm-prev { mask-image: url('/assets/icons/spm-prev.svg'); -webkit-mask-image: url('/assets/icons/spm-prev.svg'); }
.spm-quote { width: 46px; height: 36px; mask-image: url('/assets/icons/spm-quote.svg'); -webkit-mask-image: url('/assets/icons/spm-quote.svg'); }

h1, h2, h3, .stats strong, .collage-note strong, .video-grid strong {
  margin: 0;
  font-family: "Instrument Sans", "Manrope", Arial, sans-serif;
  font-style: normal;
}

.eyebrow {
  display: flex;
  align-items: center;
  gap: 12px;
  margin: 0 0 25px;
  font-size: 11px;
  font-weight: 800;
  letter-spacing: .17em;
  text-transform: uppercase;
}
.eyebrow span { width: 34px; height: 1px; background: currentColor; }
.eyebrow.light { color: rgba(255, 255, 255, .68); }

.button {
  display: inline-flex;
  align-items: center;
  gap: 28px;
  padding: 10px 10px 10px 22px;
  border-radius: 999px;
  font-size: 13px;
  font-weight: 800;
}
.button span, .nav-cta span {
  display: grid;
  width: 32px;
  height: 32px;
  place-items: center;
  border-radius: 50%;
  background: var(--white);
  color: var(--ink);
}
.button-primary { background: var(--accent); color: var(--white); }
.button-dark { background: var(--ink); color: var(--white); }
.button-dark span { background: var(--accent); color: var(--white); }

.hero {
  position: relative;
  isolation: isolate;
  min-height: 790px;
  overflow: hidden;
  background: url('/assets/images/DcXNAwZIX5k.jpg') center / cover no-repeat;
  color: var(--white);
}
.hero-shade {
  position: absolute;
  z-index: -1;
  inset: 0;
  background:
    linear-gradient(90deg, rgba(4, 10, 13, .91), rgba(4, 10, 13, .66) 46%, rgba(4, 10, 13, .16) 80%),
    linear-gradient(0deg, rgba(3, 8, 10, .78), transparent 42%),
    linear-gradient(180deg, rgba(4, 10, 13, .36), transparent 24%);
}

.nav {
  position: relative;
  z-index: 5;
  display: grid;
  grid-template-columns: 1fr auto 1fr;
  align-items: center;
  gap: 24px;
  height: 112px;
}
.brand { display: inline-flex; align-items: center; gap: 12px; width: max-content; }
.brand-mark {
  display: grid;
  width: 50px;
  height: 50px;
  place-items: center;
  overflow: hidden;
  border: 0;
  border-radius: 50%;
  background: #ffffff url('/favicon.jpg') center / cover no-repeat;
  box-shadow: 0 0 0 1px rgba(255, 255, 255, .34);
  color: transparent;
  font-size: 0;
}
.brand-name { font-size: 11px; font-weight: 800; line-height: 1.08; letter-spacing: .07em; text-transform: uppercase; }
.nav-links {
  display: flex;
  gap: 4px;
  padding: 6px;
  border: 1px solid rgba(255, 255, 255, .28);
  border-radius: 999px;
  background: rgba(255, 255, 255, .09);
  backdrop-filter: blur(16px);
}
.nav-links a { padding: 9px 13px; border-radius: 999px; color: rgba(255, 255, 255, .78); font-size: 12px; transition: .25s; }
.nav-links a:hover, .nav-links a.active { background: var(--white); color: var(--ink); }
.nav-links .mobile-contact { display: none; }
.nav-cta { display: inline-flex; justify-self: end; align-items: center; gap: 14px; font-size: 13px; font-weight: 800; }
.menu-button { display: none; border: 0; background: none; color: var(--white); }

.hero-content { padding-top: 92px; }
.hero h1 {
  max-width: 820px;
  font-size: clamp(42px, 5vw, 66px);
  font-weight: 650;
  line-height: .92;
  letter-spacing: -.05em;
  text-wrap: balance;
}
.hero h1 em { color: var(--accent); }
.hero-copy { max-width: 600px; margin: 34px 0 30px; color: rgba(255, 255, 255, .76); font-size: 18px; }
.hero-actions { display: flex; align-items: center; gap: 26px; }
.text-link { padding-bottom: 3px; border-bottom: 1px solid rgba(255, 255, 255, .45); font-size: 13px; }

.page-hero {
  position: relative;
  isolation: isolate;
  min-height: 470px;
  overflow: hidden;
  background: center / cover no-repeat;
  color: var(--white);
}
.page-hero::after {
  position: absolute;
  z-index: -1;
  inset: 0;
  background: linear-gradient(90deg, rgba(4, 10, 13, .94), rgba(4, 10, 13, .62) 58%, rgba(4, 10, 13, .22));
  content: '';
}
.about-hero { background-image: url('/assets/images/DcXNCEzoTMr.jpg'); }
.properties-hero { background-image: url('/assets/images/DXRriemCEls.jpg'); }
.services-hero { background-image: url('/assets/images/DcXNBFjoyyE.jpg'); }
.reviews-hero { background-image: url('/assets/images/DXRria3CNlp.jpg'); }
.contact-hero { background-image: url('/assets/images/DcXNAwZIX5k.jpg'); }
.leadership-hero { background-image: url('/assets/images/tamuno-adams-ceo.jpg'); background-position: center 24%; }
.page-hero-content { display: flex; min-height: 358px; flex-direction: column; justify-content: flex-end; padding: 40px 0 58px; }
.page-hero h1 { max-width: 840px; font-size: clamp(38px, 4.2vw, 58px); font-weight: 650; line-height: .96; letter-spacing: -.045em; }
.page-hero-copy { max-width: 610px; margin: 26px 0 0; color: rgba(255, 255, 255, .76); font-size: 17px; }
.page-intro { padding-top: 115px; }
.listing-search { position: static; margin: 70px auto 0; transform: none; border: 1px solid var(--line); box-shadow: 0 18px 60px rgba(10, 12, 15, .09); }
.service-process { padding: 120px 0; background: var(--soft); }
.process-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; }
.process-grid article { padding: 34px; border: 1px solid var(--line); border-radius: 20px; background: var(--white); }
.process-grid span { color: var(--accent); font-size: 12px; font-weight: 800; }
.process-grid h3 { margin-top: 38px; font-size: 22px; }
.process-grid p { margin-bottom: 0; color: var(--muted); }
.service-detail { padding: 120px 0; background: var(--ink); color: var(--white); }
.service-detail-head { display: grid; grid-template-columns: .85fr 1.15fr; gap: 80px; margin-bottom: 70px; }
.service-detail-head h2 { font-size: clamp(34px, 4vw, 50px); font-weight: 650; line-height: 1.02; }
.service-detail-head > p { max-width: 620px; color: rgba(255, 255, 255, .62); font-size: 17px; }
.service-detail-grid { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid rgba(255, 255, 255, .18); }
.service-detail-grid article { min-height: 330px; padding: 34px 32px; border-right: 1px solid rgba(255, 255, 255, .18); border-bottom: 1px solid rgba(255, 255, 255, .18); }
.service-detail-grid article:nth-child(3n) { border-right: 0; }
.service-detail-grid span { color: var(--accent); font-size: 11px; font-weight: 800; }
.service-detail-grid h3 { margin: 55px 0 16px; font-size: 22px; }
.service-detail-grid p { margin: 0; color: rgba(255, 255, 255, .6); font-size: 14px; }
.contact-directory { display: grid; grid-template-columns: .9fr 1.1fr; gap: 90px; padding: 120px 0; }
.contact-directory h2 { max-width: 640px; font-size: clamp(34px, 4vw, 50px); font-weight: 650; line-height: 1.02; }
.contact-directory-copy > p { max-width: 570px; color: var(--muted); font-size: 17px; }
.contact-list { display: grid; align-content: start; border-top: 1px solid var(--line); }
.contact-list a, .contact-list div { display: grid; grid-template-columns: 120px 1fr auto; align-items: center; gap: 20px; padding: 25px 0; border-bottom: 1px solid var(--line); }
.contact-list span { color: var(--muted); font-size: 11px; font-weight: 800; text-transform: uppercase; }
.contact-list strong { font-size: 17px; }
.contact-list b { color: var(--accent); }
.leadership-profile { display: grid; grid-template-columns: .78fr 1.22fr; gap: 90px; padding: 110px 0; }
.leadership-portrait { position: relative; min-height: 690px; overflow: hidden; border-radius: 24px; background: var(--ink); }
.leadership-portrait img { width: 100%; height: 100%; object-fit: cover; object-position: center top; }
.leadership-portrait span { position: absolute; right: 18px; bottom: 18px; left: 18px; padding: 14px 18px; border-radius: 14px; background: rgba(10, 12, 15, .86); color: var(--white); font-size: 12px; font-weight: 800; backdrop-filter: blur(12px); }
.leadership-copy h2 { max-width: 720px; font-size: clamp(34px, 4vw, 50px); font-weight: 650; line-height: 1.02; }
.leadership-copy > p { max-width: 700px; color: var(--muted); font-size: 17px; }
.leadership-facts { display: grid; grid-template-columns: 1fr 1fr; margin-top: 42px; border-top: 1px solid var(--line); }
.leadership-facts div { padding: 24px 24px 24px 0; border-bottom: 1px solid var(--line); }
.leadership-facts span { display: block; color: var(--muted); font-size: 10px; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.leadership-facts strong { display: block; margin-top: 6px; font-size: 16px; }
.leadership-quote { padding: 110px 0; background: var(--blue); color: var(--white); }
.leadership-quote blockquote { max-width: 980px; margin: 0; font-family: "Instrument Sans", "Manrope", Arial, sans-serif; font-size: clamp(32px, 4vw, 48px); font-weight: 650; line-height: 1.05; }
.leadership-quote footer { margin-top: 34px; color: rgba(255, 255, 255, .68); font-size: 13px; }
.footer-compact { padding: 74px 0 28px; background: var(--ink); color: var(--white); }
.footer-compact-grid { display: grid; grid-template-columns: 1.15fr 1fr 1fr 1fr; gap: 40px; padding-bottom: 55px; }
.footer-compact h2 { max-width: 420px; font-size: clamp(30px, 3.5vw, 44px); font-weight: 650; line-height: 1; }
.footer-compact h2 em { color: var(--accent); }
.footer-compact small { color: rgba(255, 255, 255, .4); font-size: 9px; letter-spacing: .16em; text-transform: uppercase; }
.footer-compact p { margin: 10px 0 0; color: rgba(255, 255, 255, .72); font-size: 12px; line-height: 1.8; }
.footer-bottom { display: flex; justify-content: space-between; padding-top: 18px; border-top: 1px solid rgba(255, 255, 255, .12); color: rgba(255, 255, 255, .42); font-size: 10px; }

.property-search {
  position: absolute;
  bottom: 32px;
  left: 50%;
  display: grid;
  grid-template-columns: 1.1fr 1fr 1fr auto;
  width: var(--shell);
  padding: 11px;
  transform: translateX(-50%);
  border-radius: 22px;
  background: rgba(255, 255, 255, .97);
  box-shadow: 0 30px 60px rgba(0, 0, 0, .26);
  color: var(--ink);
}
.property-search label { display: flex; flex-direction: column; padding: 8px 22px; border-right: 1px solid var(--line); }
.property-search label span { color: #737a80; font-size: 10px; letter-spacing: .13em; text-transform: uppercase; }
.property-search select { min-width: 0; padding: 4px 22px 2px 0; border: 0; outline: 0; background: transparent; font-weight: 800; }
.property-search button { padding: 0 28px; border: 0; border-radius: 14px; background: var(--ink); color: var(--white); font-weight: 800; cursor: pointer; }
.property-search button span { margin-left: 22px; }
.property-search.listing-search { position: static; margin: 70px auto 0; transform: none; border: 1px solid var(--line); box-shadow: 0 18px 60px rgba(10, 12, 15, .09); }

.intro {
  display: grid;
  grid-template-columns: .84fr 1.16fr;
  align-items: center;
  gap: 100px;
  padding: 150px 0 130px;
  background: var(--white);
}
.section-copy h2, .section-heading h2, .tour-heading h2, .testimonial-top h2 {
  font-size: clamp(34px, 4vw, 50px);
  font-weight: 650;
  line-height: 1;
  letter-spacing: -.045em;
}
.section-copy h2 { max-width: 600px; }
.section-copy > p:not(.eyebrow) { max-width: 530px; margin: 30px 0; color: var(--muted); font-size: 17px; }
.intro-collage { position: relative; height: 680px; }
.collage-main { position: absolute; top: 0; right: 0; width: 72%; height: 76%; object-fit: cover; border-radius: 190px 190px 28px 28px; filter: saturate(.85); }
.collage-small { position: absolute; bottom: 0; left: 0; width: 47%; height: 48%; object-fit: cover; border: 12px solid var(--white); border-radius: 28px; }
.collage-note { position: absolute; right: 4%; bottom: 6%; display: flex; flex-direction: column; align-items: center; justify-content: center; width: 185px; height: 185px; padding: 24px; border-radius: 50%; background: var(--accent); box-shadow: 0 18px 50px rgba(75, 30, 14, .2); color: var(--white); text-align: center; }
.collage-note strong { font-size: 38px; font-weight: 700; }
.collage-note span { font-size: 10px; font-weight: 700; line-height: 1.3; text-transform: uppercase; }

.preview-band { background: #121a1c; color: var(--white); }
.stats { display: grid; grid-template-columns: repeat(4, 1fr); padding: 70px 0; }
.stats div { padding: 10px 42px; border-right: 1px solid rgba(255, 255, 255, .16); }
.stats div:first-child { padding-left: 0; }
.stats div:last-child { border-right: 0; }
.stats strong { display: block; font-size: 55px; font-weight: 700; line-height: 1; }
.stats span { display: block; margin-top: 10px; color: rgba(255, 255, 255, .55); font-size: 11px; letter-spacing: .1em; text-transform: uppercase; }

.expertise, .properties { padding: 145px 0 160px; background: var(--white); }
.split-heading { display: grid; grid-template-columns: 1.25fr .75fr; align-items: end; gap: 90px; margin-bottom: 70px; }
.split-heading > p, .heading-action > p, .tour-heading > p { max-width: 450px; margin: 0 0 4px; color: var(--muted); font-size: 17px; }
.expertise-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; }
.expert-card { position: relative; height: 470px; overflow: hidden; border-radius: 22px; background: var(--blue); color: var(--white); }
.expert-card:nth-child(2), .expert-card:nth-child(5) { margin-top: 42px; }
.expert-card img { width: 100%; height: 100%; object-fit: cover; filter: saturate(.74); transition: transform .7s ease; }
.expert-card:hover img { transform: scale(1.035); }
.expert-card .card-shade { position: absolute; inset: 0; background: linear-gradient(0deg, rgba(4, 8, 11, .88), rgba(4, 8, 11, .02) 62%); }
.expert-card-copy { position: absolute; right: 0; bottom: 0; left: 0; padding: 30px; }
.expert-card-copy > span { color: rgba(255, 255, 255, .64); font-size: 10px; letter-spacing: .17em; text-transform: uppercase; }
.expert-card h3 { margin: 7px 0 8px; font-size: 26px; font-weight: 650; line-height: 1.04; letter-spacing: -.04em; }
.expert-card p { max-width: 290px; margin: 0; color: rgba(255, 255, 255, .68); font-size: 13px; }
.founder-card img { object-position: center 22%; }
.accent-card { background: var(--accent); }
.accent-card .expert-card-copy { inset: 0; display: flex; flex-direction: column; justify-content: flex-end; padding: 36px; }
.accent-card h3 { font-size: 36px; }
.accent-card p { margin-bottom: 28px; color: rgba(255, 255, 255, .78); font-size: 16px; }
.accent-card a { display: flex; align-items: center; justify-content: space-between; padding-top: 20px; border-top: 1px solid rgba(255, 255, 255, .35); font-size: 13px; font-weight: 800; }
.accent-card b { font-size: 24px; font-weight: 400; }

.testimonials { padding: 140px 0; background: var(--ink); color: var(--white); }
.testimonial-top { display: grid; grid-template-columns: 1fr auto; align-items: end; gap: 40px; margin-bottom: 70px; }
.testimonial-top h2 { max-width: 780px; }
.testimonial-top h2 em { color: var(--white); }
.quote-nav { display: flex; gap: 10px; }
.quote-nav button { display: grid; width: 46px; height: 46px; place-items: center; border: 1px solid rgba(255, 255, 255, .28); border-radius: 50%; background: transparent; color: var(--white); cursor: pointer; }
.quote-nav button:hover { background: var(--white); color: var(--ink); }
.quote-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; }
.quote-grid blockquote { display: flex; flex-direction: column; min-height: 340px; margin: 0; padding: 34px; border: 1px solid rgba(255, 255, 255, .14); border-radius: 22px; background: #15191d; }
.quote-mark { display: flex; height: 58px; align-items: flex-start; color: var(--accent); }
.quote-grid blockquote > p { margin: 18px 0 38px; color: rgba(255, 255, 255, .88); font-size: 21px; font-weight: 550; line-height: 1.35; letter-spacing: -.03em; }
.quote-grid footer { display: flex; flex-direction: column; margin-top: auto; padding-top: 20px; border-top: 1px solid rgba(255, 255, 255, .14); }
.quote-grid footer strong { font-size: 13px; }
.quote-grid footer span { margin-top: 3px; color: rgba(255, 255, 255, .48); font-size: 10px; letter-spacing: .12em; text-transform: uppercase; }

.property-heading { align-items: end; }
.heading-action { display: flex; flex-direction: column; align-items: flex-start; gap: 24px; }
.property-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.listing-summary { display: flex; justify-content: space-between; gap: 20px; margin: -42px 0 34px; color: var(--muted); font-size: 13px; }
.listing-summary strong { color: var(--ink); }
.listing-source { margin: 54px 0 0; color: var(--muted); font-size: 12px; }
.listing-source a { text-decoration: underline; }
.property-card { min-width: 0; }
.property-card[hidden] { display: none; }
.property-image { position: relative; height: 470px; overflow: hidden; border-radius: 22px; background: #dde2e6; }
.property-image img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s ease; }
.property-card:hover .property-image img { transform: scale(1.035); }
.property-image .status { position: absolute; top: 18px; left: 18px; padding: 8px 13px; border-radius: 999px; background: rgba(255, 255, 255, .94); font-size: 9px; font-weight: 800; letter-spacing: .11em; text-transform: uppercase; }
.property-image > a { position: absolute; top: 18px; right: 18px; display: grid; width: 43px; height: 43px; place-items: center; border-radius: 50%; background: var(--accent); color: var(--white); font-size: 20px; }
.property-meta { display: flex; align-items: flex-end; justify-content: space-between; gap: 18px; padding-top: 20px; }
.property-meta p { margin: 0 0 5px; color: #747b80; font-size: 10px; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; }
.property-meta h3 { margin: 0; font-size: 21px; font-weight: 650; line-height: 1.1; letter-spacing: -.035em; }
.property-meta > strong { font-size: 14px; white-space: nowrap; }
.property-card ul { display: flex; gap: 17px; margin: 14px 0 0; padding: 15px 0 0; border-top: 1px solid var(--line); color: #747b80; font-size: 11px; list-style: none; }
.property-card li + li::before { content: '·'; margin-right: 17px; }
.empty-state { padding: 60px; border-radius: 22px; background: var(--soft); text-align: center; }
.empty-state a { text-decoration: underline; }

.tours { padding: 140px 0; background: var(--soft); }
.tour-heading { display: grid; grid-template-columns: 1.25fr .75fr; align-items: end; gap: 80px; margin-bottom: 66px; }
.video-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.video-grid article { position: relative; overflow: hidden; border-radius: 22px; background: var(--ink); color: var(--white); }
.video-grid article:nth-child(2) { margin-top: 46px; }
.video-grid video { display: block; width: 100%; height: 570px; object-fit: cover; background: var(--ink); }
.video-grid article > div { position: absolute; right: 0; bottom: 0; left: 0; padding: 65px 25px 25px; background: linear-gradient(transparent, rgba(0, 0, 0, .82)); pointer-events: none; }
.video-grid span { display: block; color: rgba(255, 255, 255, .58); font-size: 10px; font-weight: 700; letter-spacing: .13em; text-transform: uppercase; }
.video-grid strong { font-size: 23px; font-weight: 650; }

.contact { position: relative; isolation: isolate; min-height: 960px; overflow: hidden; padding: 155px 0 0; background: var(--ink); color: var(--white); }
.contact::after { position: absolute; z-index: -2; inset: 0; background: radial-gradient(circle at 50% 30%, rgba(80, 104, 140, .2), transparent 42%); content: ''; }
.contact-media { position: absolute; z-index: -1; inset: 0; opacity: .55; }
.contact-media img { position: absolute; width: 290px; height: 360px; border-radius: 160px 160px 24px 24px; object-fit: cover; filter: saturate(.62); }
.contact-media img:first-child { top: 170px; left: -60px; transform: rotate(-9deg); }
.contact-media img:last-child { top: 90px; right: -45px; transform: rotate(11deg); }
.contact-inner { display: flex; flex-direction: column; align-items: center; text-align: center; }
.contact-inner .eyebrow { justify-content: center; }
.contact h2 { max-width: 880px; font-size: clamp(40px, 5vw, 58px); font-weight: 650; line-height: .98; letter-spacing: -.045em; }
.contact h2 em { color: var(--accent); }
.contact .button { margin-top: 45px; }
.site-footer { position: absolute; bottom: 78px; left: 50%; display: grid; grid-template-columns: 1.1fr 1.3fr 1.3fr .7fr; gap: 35px; width: var(--shell); padding-top: 35px; transform: translateX(-50%); border-top: 1px solid rgba(255, 255, 255, .16); }
.site-footer > div > span { color: rgba(255, 255, 255, .4); font-size: 9px; letter-spacing: .16em; text-transform: uppercase; }
.site-footer p { margin: 9px 0 0; color: rgba(255, 255, 255, .72); font-size: 12px; line-height: 1.7; }
.copyright { position: absolute; bottom: 22px; left: 50%; display: flex; justify-content: space-between; width: var(--shell); padding-top: 14px; transform: translateX(-50%); border-top: 1px solid rgba(255, 255, 255, .08); color: rgba(255, 255, 255, .4); font-size: 10px; }

.reveal { opacity: 0; transform: translateY(30px); transition: .7s ease; }
.reveal.visible { opacity: 1; transform: none; }
a:focus-visible, button:focus-visible, select:focus-visible { outline: 3px solid var(--blue); outline-offset: 3px; }

@media (max-width: 1000px) {
  :root { --shell: min(100% - 28px, 720px); }
  .nav { grid-template-columns: 1fr auto; height: 88px; }
  .nav-links { position: absolute; top: 78px; right: 0; left: 0; display: flex; visibility: hidden; flex-direction: column; gap: 2px; padding: 12px; transform: translateY(-10px) scale(.985); transform-origin: top; border: 1px solid rgba(255, 255, 255, .12); border-radius: 20px; background: rgba(10, 18, 21, .98); box-shadow: 0 26px 70px rgba(0, 0, 0, .34); opacity: 0; pointer-events: none; transition: opacity .2s ease, transform .2s ease, visibility .2s; backdrop-filter: blur(18px); }
  .nav-links.open { visibility: visible; transform: none; opacity: 1; pointer-events: auto; }
  .nav-links a { min-height: 48px; padding: 14px 18px; font-size: 13px; font-weight: 750; }
  .nav-links a.active { background: var(--accent); color: var(--white); }
  .nav-links .mobile-contact { display: block; }
  .nav-cta { display: none; }
  .menu-button { display: flex; flex-direction: column; align-items: center; justify-content: center; gap: 6px; width: 46px; height: 46px; border: 1px solid rgba(255, 255, 255, .28); border-radius: 50%; background: rgba(255, 255, 255, .08); }
  .menu-button span { width: 20px; height: 1.5px; background: var(--white); transition: transform .2s ease; }
  .menu-button[aria-expanded="true"] span:first-child { transform: translateY(3.75px) rotate(45deg); }
  .menu-button[aria-expanded="true"] span:last-child { transform: translateY(-3.75px) rotate(-45deg); }
  .hero { min-height: 870px; }
  .page-hero { min-height: 440px; }
  .page-hero-content { min-height: 352px; }
  .hero-content { padding-top: 130px; }
  .hero h1 { font-size: clamp(42px, 8vw, 62px); }
  .hero-copy { font-size: 16px; }
  .property-search { grid-template-columns: 1fr 1fr; bottom: 18px; }
  .property-search label { border-bottom: 1px solid var(--line); }
  .property-search button { min-height: 52px; }
  .intro { grid-template-columns: 1fr; gap: 65px; padding: 100px 0; }
  .intro-collage { height: 540px; }
  .stats { grid-template-columns: 1fr 1fr; }
  .stats div { border-bottom: 1px solid rgba(255, 255, 255, .16); }
  .split-heading, .tour-heading { grid-template-columns: 1fr; gap: 25px; }
  .expertise-grid, .property-grid { grid-template-columns: repeat(2, 1fr); }
  .process-grid { grid-template-columns: 1fr; }
  .service-detail-head { grid-template-columns: 1fr; gap: 24px; }
  .service-detail-grid { grid-template-columns: 1fr 1fr; }
  .service-detail-grid article:nth-child(3n) { border-right: 1px solid rgba(255, 255, 255, .18); }
  .service-detail-grid article:nth-child(2n) { border-right: 0; }
  .contact-directory { grid-template-columns: 1fr; gap: 55px; }
  .leadership-profile { grid-template-columns: 1fr; gap: 55px; }
  .leadership-portrait { min-height: 760px; }
  .footer-compact-grid { grid-template-columns: 1fr 1fr; }
  .expert-card:nth-child(2), .expert-card:nth-child(5) { margin-top: 0; }
  .video-grid video { height: 470px; }
  .site-footer { grid-template-columns: 1fr 1fr 1fr; }
  .site-footer > .brand { grid-column: 1 / -1; }
}

@media (max-width: 700px) {
  :root { --shell: calc(100% - 28px); }
  body { font-size: 15px; }
  .nav { height: 76px; }
  .brand { gap: 9px; }
  .brand-mark { width: 44px; height: 44px; }
  .brand-name { display: block; max-width: 124px; font-size: 9px; letter-spacing: .06em; }
  .nav-links { top: 68px; padding: 10px; border-radius: 18px; }
  .hero { min-height: 850px; background-position: 58% center; }
  .hero-shade { background: linear-gradient(90deg, rgba(4, 10, 13, .94), rgba(4, 10, 13, .58) 82%, rgba(4, 10, 13, .25)), linear-gradient(0deg, rgba(3, 8, 10, .85), transparent 52%); }
  .page-hero { min-height: 390px; }
  .page-hero::after { background: linear-gradient(90deg, rgba(4, 10, 13, .94), rgba(4, 10, 13, .56) 84%, rgba(4, 10, 13, .2)); }
  .page-hero-content { min-height: 314px; padding: 28px 0 38px; }
  .page-hero h1 { max-width: 92%; font-size: clamp(34px, 10vw, 40px); line-height: .98; }
  .page-hero-copy { max-width: 94%; margin-top: 18px; font-size: 14px; line-height: 1.55; }
  .hero-content { padding-top: 58px; }
  .hero h1 { max-width: 95%; font-size: clamp(38px, 11vw, 46px); line-height: .98; }
  .hero-copy { max-width: 94%; margin: 22px 0 24px; font-size: 14px; line-height: 1.55; }
  .eyebrow { gap: 9px; margin-bottom: 17px; font-size: 9px; line-height: 1.4; letter-spacing: .14em; }
  .eyebrow span { width: 24px; }
  .hero-actions { flex-direction: column; align-items: flex-start; gap: 16px; }
  .button { min-height: 48px; padding-left: 20px; }
  .property-search { bottom: 14px; grid-template-columns: 1fr; gap: 0; padding: 8px; border-radius: 18px; box-shadow: 0 22px 48px rgba(0, 0, 0, .3); }
  .property-search.listing-search { margin-top: 38px; }
  .property-search label { min-height: 58px; justify-content: center; padding: 7px 12px; border-right: 0; border-bottom: 1px solid var(--line); }
  .property-search label span { font-size: 8px; }
  .property-search select { width: 100%; padding-top: 3px; font-size: 13px; }
  .property-search button { height: 50px; margin-top: 7px; padding-inline: 16px; border-radius: 12px; }
  .intro { gap: 42px; padding: 72px 0; }
  .section-copy > p:not(.eyebrow) { margin: 22px 0; font-size: 15px; }
  .intro-collage { height: 390px; }
  .collage-main { width: 88%; height: 70%; border-radius: 110px 110px 22px 22px; }
  .collage-small { width: 55%; height: 45%; border-width: 8px; }
  .collage-note { width: 125px; height: 125px; }
  .collage-note strong { font-size: 27px; }
  .collage-note span { font-size: 8px; }
  .stats { padding: 22px 0; }
  .stats div, .stats div:first-child { min-height: 112px; padding: 22px 14px; }
  .stats strong { font-size: 34px; }
  .stats span { font-size: 9px; }
  .expertise, .properties { padding: 76px 0; }
  .split-heading { margin-bottom: 38px; }
  .section-copy h2, .section-heading h2, .tour-heading h2, .testimonial-top h2,
  .service-detail-head h2, .contact-directory h2, .leadership-copy h2 { font-size: clamp(30px, 9vw, 36px); line-height: 1.04; }
  .expertise-grid, .property-grid { grid-template-columns: 1fr; }
  .expert-card { height: 380px; border-radius: 18px; }
  .expert-card-copy, .accent-card .expert-card-copy { padding: 24px; }
  .expert-card h3 { font-size: 24px; }
  .accent-card h3 { font-size: 32px; }
  .testimonials { padding: 76px 0; }
  .testimonial-top { grid-template-columns: 1fr; margin-bottom: 40px; }
  .quote-nav { display: none; }
  .quote-grid, .video-grid { display: flex; margin-right: -14px; overflow-x: auto; scroll-padding-left: 0; scroll-snap-type: x mandatory; scrollbar-width: none; }
  .quote-grid::-webkit-scrollbar, .video-grid::-webkit-scrollbar { display: none; }
  .quote-grid { padding-bottom: 8px; }
  .quote-grid blockquote { min-width: 88%; min-height: 310px; padding: 26px; border-radius: 18px; scroll-snap-align: start; }
  .quote-grid blockquote > p { font-size: 18px; }
  .listing-summary { align-items: flex-start; margin: -18px 0 26px; flex-direction: column; gap: 4px; }
  .property-grid { gap: 34px; }
  .property-image { height: min(106vw, 410px); border-radius: 18px; }
  .property-meta { align-items: flex-start; }
  .property-meta h3 { font-size: 20px; }
  .property-card ul { gap: 10px; overflow-x: auto; white-space: nowrap; }
  .property-card li + li::before { margin-right: 10px; }
  .empty-state { padding: 38px 20px; }
  .tours { padding: 76px 0; }
  .tour-heading { margin-bottom: 38px; }
  .video-grid article, .video-grid article:nth-child(2) { min-width: 88%; margin-top: 0; border-radius: 18px; scroll-snap-align: start; }
  .video-grid video { height: min(132vw, 510px); }
  .contact { min-height: 940px; padding-top: 82px; }
  .contact h2 { max-width: 94%; font-size: clamp(34px, 10vw, 40px); line-height: 1.02; }
  .contact-media img { width: 150px; height: 220px; }
  .contact-media img:first-child { top: 350px; left: -70px; }
  .contact-media img:last-child { top: 330px; right: -70px; }
  .site-footer { bottom: 76px; grid-template-columns: 1fr 1fr; gap: 22px 16px; padding-top: 25px; }
  .site-footer p { font-size: 11px; }
  .contact-directory { gap: 38px; padding: 72px 0; }
  .leadership-profile { gap: 38px; padding: 70px 0; }
  .leadership-portrait { min-height: 480px; border-radius: 18px; }
  .leadership-facts { grid-template-columns: 1fr; }
  .leadership-quote { padding: 72px 0; }
  .leadership-quote blockquote { font-size: 30px; }
  .service-process, .service-detail { padding: 72px 0; }
  .service-detail-grid { grid-template-columns: 1fr; }
  .service-detail-grid article, .service-detail-grid article:nth-child(3n) { min-height: auto; padding: 28px 4px; border-right: 0; }
  .service-detail-grid h3 { margin-top: 30px; font-size: 21px; }
  .process-grid article { padding: 26px; border-radius: 18px; }
  .process-grid h3 { margin-top: 28px; font-size: 21px; }
  .contact-list a, .contact-list div { grid-template-columns: 72px minmax(0, 1fr) auto; gap: 10px; padding: 20px 0; }
  .contact-list strong { overflow-wrap: anywhere; font-size: 14px; }
  .footer-compact { padding-top: 58px; }
  .footer-compact-grid { grid-template-columns: 1fr; gap: 26px; padding-bottom: 38px; }
  .footer-compact h2 { font-size: 30px; }
  .footer-bottom { gap: 15px; flex-direction: column; }
  .site-footer > .brand, .site-footer > div:nth-of-type(1) { grid-column: 1 / -1; }
  .copyright { bottom: 24px; }
}

@media (max-width: 390px) {
  :root { --shell: calc(100% - 22px); }
  .brand-name { max-width: 105px; font-size: 8px; }
  .hero { min-height: 840px; }
  .hero h1 { font-size: 36px; }
  .hero-copy { font-size: 13px; }
  .property-search { border-radius: 16px; }
  .intro-collage { height: 350px; }
  .collage-note { right: 0; }
  .site-footer { grid-template-columns: 1fr; }
  .site-footer > .brand, .site-footer > div:nth-of-type(1) { grid-column: auto; }
  .contact { min-height: 1080px; }
  .copyright { flex-direction: column; gap: 4px; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .reveal { opacity: 1; transform: none; transition: none; }
  .expert-card img, .property-image img { transition: none; }
}