/* ============================================================
   LANA NIMRI, Houston Commercial Real Estate
   Corporate CRE design system.

   Benchmarked against CBRE, Marcus & Millichap and Coldwell
   Banker Commercial: white-dominant, confident sans-serif,
   photography-led, card-based, metrics presented plainly.
   ============================================================ */

/* ---------- 1. Tokens ---------- */
:root{
  /* Ground */
  --white:#FFFFFF;
  --surface:#F4F8FB;
  --surface-2:#E9F1F7;

  /* Ink */
  --ink:#0E1419;
  --ink-2:#46535F;
  --ink-3:#656F79;

  /* Line */
  --line:#DCE5EC;
  --line-2:#C6D3DD;

  /* Sky blue, the brand */
  --blue:#0273AE;
  --blue-dark:#015B88;
  --blue-bright:#38BDF8;
  --blue-tint:#E7F4FC;

  --shadow-1:0 1px 2px rgba(14,20,25,.05), 0 1px 3px rgba(14,20,25,.06);
  --shadow-2:0 2px 6px rgba(14,20,25,.06), 0 8px 20px rgba(14,20,25,.08);
  --shadow-3:0 6px 16px rgba(14,20,25,.08), 0 20px 44px rgba(14,20,25,.10);

  --display:"Archivo", "Helvetica Neue", Helvetica, Arial, sans-serif;
  --sans:"Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, sans-serif;

  --wrap:1280px;
  --gutter:clamp(20px, 4.5vw, 56px);
  --r:6px;
  --r-lg:10px;
  --ease:cubic-bezier(.2,.6,.3,1);
}

/* ---------- 2. Reset ---------- */
*,*::before,*::after{box-sizing:border-box;}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;scroll-padding-top:130px;}
body{
  margin:0;
  font-family:var(--sans);
  font-size:16px;
  line-height:1.65;
  color:var(--ink-2);
  background:var(--white);
  -webkit-font-smoothing:antialiased;
  overflow-x:hidden;
}
img,svg{max-width:100%;display:block;}
a{color:inherit;text-decoration:none;}
h1,h2,h3,h4{
  margin:0;font-family:var(--display);
  font-weight:700;line-height:1.14;letter-spacing:-.02em;color:var(--ink);
  text-wrap:balance;                    /* stops orphaned last words */
  font-feature-settings:"kern" 1,"liga" 1;
}
p,li{text-wrap:pretty;}
p{margin:0 0 1.1em;}
p:last-child{margin-bottom:0;}
ul{margin:0;padding:0;list-style:none;}
button{font:inherit;cursor:pointer;}
strong{color:var(--ink);font-weight:600;}
::selection{background:var(--blue);color:#fff;}
:focus-visible{outline:2px solid var(--blue);outline-offset:2px;border-radius:3px;}

/* ---------- 3. Layout ---------- */
.wrap{width:100%;max-width:var(--wrap);margin-inline:auto;padding-inline:var(--gutter);}
.wrap--tight{max-width:960px;}
.section{padding-block:clamp(56px,7.5vw,104px);}
.section--surface{background:var(--surface);}
.section--dark{background:var(--ink);color:rgba(255,255,255,.80);}
.section--dark h2,.section--dark h3,.section--dark h4{color:#fff;}
.section--dark p{color:rgba(255,255,255,.80);}

/* ---------- 4. Type ---------- */
.eyebrow{
  font-family:var(--sans);font-size:11.5px;font-weight:600;
  letter-spacing:.14em;text-transform:uppercase;color:var(--blue);
  margin:0 0 14px;display:flex;align-items:center;gap:10px;
}
.eyebrow::before{content:"";width:22px;height:2px;background:var(--blue);flex-shrink:0;}
.section--dark .eyebrow{color:var(--blue-bright);}
.section--dark .eyebrow::before{background:var(--blue-bright);}
.center .eyebrow{justify-content:center;}

h1,.h1{font-size:clamp(2.15rem,4.4vw,3.5rem);letter-spacing:-.028em;}
h2,.h2{font-size:clamp(1.7rem,3.2vw,2.6rem);letter-spacing:-.024em;}
h3,.h3{font-size:clamp(1.15rem,1.7vw,1.4rem);letter-spacing:-.014em;line-height:1.24;}
.lede{font-size:clamp(1rem,1.25vw,1.12rem);line-height:1.7;color:var(--ink-2);max-width:64ch;}
.section--dark .lede{color:rgba(255,255,255,.78);}
.center{text-align:center;}
.center .lede{margin-inline:auto;}
.shead{max-width:62ch;margin-bottom:clamp(30px,3.6vw,46px);}
.center.shead{margin-inline:auto;}

/* ---------- 5. Buttons ---------- */
.btn{
  display:inline-flex;align-items:center;justify-content:center;gap:9px;
  padding:14px 26px;border-radius:var(--r);border:1px solid var(--blue);
  background:var(--blue);color:#fff;
  font-family:var(--sans);font-size:14px;font-weight:600;letter-spacing:.005em;
  transition:background .18s var(--ease),border-color .18s var(--ease),box-shadow .18s var(--ease),transform .18s var(--ease);
  box-shadow:var(--shadow-1);
}
.btn:hover{background:var(--blue-dark);border-color:var(--blue-dark);box-shadow:var(--shadow-2);transform:translateY(-1px);}
.btn--ghost{background:transparent;color:var(--blue);box-shadow:none;}
.btn--ghost:hover{background:var(--blue-tint);color:var(--blue-dark);}
.btn--dark{background:var(--ink);border-color:var(--ink);}
.btn--dark:hover{background:#000;border-color:#000;}
.btn--onDark{background:#fff;border-color:#fff;color:var(--ink);}
.btn--onDark:hover{background:var(--blue-bright);border-color:var(--blue-bright);color:var(--ink);}
.btn--outlineDark{background:transparent;border-color:rgba(255,255,255,.36);color:#fff;box-shadow:none;}
.btn--outlineDark:hover{background:rgba(255,255,255,.10);border-color:#fff;}
.actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:clamp(24px,3vw,34px);}
.center .actions{justify-content:center;}

.tlink{
  display:inline-flex;align-items:center;gap:7px;
  font-size:14px;font-weight:600;color:var(--blue);
  transition:gap .2s var(--ease),color .2s var(--ease);
}
.tlink:hover{gap:11px;color:var(--blue-dark);}
.section--dark .tlink{color:var(--blue-bright);}

/* ---------- 6. Utility bar + header ---------- */
.topbar{background:var(--ink);color:rgba(255,255,255,.72);font-size:12.5px;}
.topbar__in{
  display:flex;align-items:center;justify-content:space-between;gap:20px;
  min-height:40px;padding-block:8px;
}
.topbar a{color:rgba(255,255,255,.82);transition:color .2s var(--ease);}
.topbar a:hover{color:var(--blue-bright);}
.topbar__l,.topbar__r{display:flex;align-items:center;gap:22px;flex-wrap:wrap;}
.topbar__item{display:inline-flex;align-items:center;gap:7px;white-space:nowrap;}

.hdr{
  position:sticky;top:0;z-index:200;background:#fff;
  border-bottom:1px solid var(--line);
  transition:box-shadow .25s var(--ease);
}
.hdr--stuck{box-shadow:var(--shadow-2);}
.hdr__in{display:flex;align-items:center;justify-content:space-between;gap:24px;height:78px;}
.brand{display:flex;align-items:center;gap:12px;flex-shrink:0;}
.brand__mark{
  width:44px;height:44px;flex-shrink:0;border-radius:var(--r);
  background:var(--ink);color:#fff;display:grid;place-items:center;
  font-family:var(--display);font-size:15px;font-weight:700;letter-spacing:.04em;
}
.brand__name{
  display:block;font-family:var(--display);font-size:19px;font-weight:700;
  letter-spacing:-.02em;color:var(--ink);line-height:1.15;
}
.brand__role{
  display:block;font-size:10px;font-weight:600;letter-spacing:.11em;
  text-transform:uppercase;color:var(--ink-3);margin-top:2px;
}

.nav{display:flex;align-items:center;gap:2px;}
.nav a{
  padding:9px 14px;border-radius:var(--r);white-space:nowrap;
  font-size:14.5px;font-weight:500;color:var(--ink);
  transition:background .18s var(--ease),color .18s var(--ease);
}
.nav a:hover{background:var(--surface);color:var(--blue);}
.nav a:not(.btn)[aria-current="page"]{color:var(--blue);font-weight:600;}
.nav .btn{display:none;}
.hdr__cta{display:flex;align-items:center;gap:12px;flex-shrink:0;}
.burger{
  display:none;width:44px;height:44px;border:1px solid var(--line-2);
  background:#fff;border-radius:var(--r);padding:0;place-items:center;
}
.burger span{display:block;width:18px;height:2px;background:var(--ink);position:relative;transition:.2s;}
.burger span::before,.burger span::after{
  content:"";position:absolute;left:0;width:18px;height:2px;background:var(--ink);transition:.2s;}
.burger span::before{top:-6px;}
.burger span::after{top:6px;}
.burger[aria-expanded="true"] span{background:transparent;}
.burger[aria-expanded="true"] span::before{top:0;transform:rotate(45deg);}
.burger[aria-expanded="true"] span::after{top:0;transform:rotate(-45deg);}

/* ---------- 7. Hero ----------
   Light editorial split. Her black-and-white frame bleeds off the right
   edge; the copy sits on white. The photograph carries the skyline, so the
   hero says "commercial" and "Houston" without a stock city plate. */
.hero{
  position:relative;background:var(--white);overflow:hidden;
  border-bottom:1px solid var(--line);
}
.hero__in{
  position:relative;z-index:2;
  display:grid;grid-template-columns:minmax(0,1.02fr) minmax(0,.98fr);
  align-items:center;
  min-height:min(80vh,780px);
  padding-block:clamp(44px,5.5vw,84px);
}
.hero__copy{grid-column:1;max-width:37rem;}
.hero h1{
  color:var(--ink);
  font-size:clamp(2.3rem,4.5vw,3.85rem);
  letter-spacing:-.032em;line-height:1.06;
}
.hero h1 span{color:var(--blue);display:block;}
.hero__lede{
  color:var(--ink-2);font-size:clamp(1rem,1.2vw,1.1rem);
  line-height:1.72;max-width:46ch;margin-top:20px;
}
.hero__pills{display:flex;flex-wrap:wrap;gap:8px;margin-top:24px;}
.hero__pills li{
  padding:7px 14px;border-radius:100px;
  border:1px solid var(--line-2);background:#fff;
  font-size:12px;font-weight:600;color:var(--ink-2);white-space:nowrap;
}
.hero__pills li:first-child{background:var(--blue);border-color:var(--blue);color:#fff;}

/* Photograph, bleeding to the right edge of the viewport */
.hero__media{
  position:absolute;inset:0 0 0 auto;z-index:1;
  width:clamp(340px, 47vw, 780px);
  background:var(--surface-2);
}
.hero__media img{
  width:100%;height:100%;object-fit:cover;object-position:56% 20%;
  display:block;
}
/* soft falloff so the headline never crowds the photograph */
.hero__media::before{
  content:"";position:absolute;inset:0;z-index:1;pointer-events:none;
  background:linear-gradient(90deg,#fff 0%,rgba(255,255,255,.72) 18%,rgba(255,255,255,0) 46%);
}

/* Valuation card, overlapping the lower-left of the frame */
.hero__card{
  position:absolute;z-index:3;
  left:clamp(-28px,-1.6vw,0px);bottom:clamp(24px,4vw,52px);
  width:min(340px,86%);
  background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);
  padding:clamp(20px,2.2vw,26px);
  box-shadow:0 2px 4px rgba(14,20,25,.05), 0 14px 32px rgba(14,20,25,.11), 0 44px 88px rgba(14,20,25,.13);
}
.hero__card h2{font-size:1.05rem;margin-bottom:4px;letter-spacing:-.018em;}
.hero__card > p{font-size:13px;color:var(--ink-3);margin-bottom:16px;line-height:1.55;}
.hero__card .btn{width:100%;}
.hero__tel{font-size:13px;color:var(--ink-3);margin:10px 0 0;text-align:center;}
.hero__tel a{color:var(--blue);font-weight:600;}
.hero__figure{
  margin-top:16px;padding-top:16px;border-top:1px solid var(--line);
  display:flex;align-items:center;gap:11px;
}
.hero__figure img{
  width:46px;height:46px;border-radius:50%;object-fit:cover;flex-shrink:0;
  border:1px solid var(--line);
}
.hero__figure div{font-size:12px;line-height:1.45;color:var(--ink-3);}
.hero__figure strong{display:block;font-size:13.5px;color:var(--ink);font-weight:600;}

/* ---------- 8. Stat strip ---------- */
.stats{background:#fff;border-bottom:1px solid var(--line);}
.stats__in{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);}
.stats__i{background:#fff;padding:clamp(24px,3vw,36px) clamp(16px,2.4vw,30px);}
.stats__n{
  font-family:var(--display);font-size:clamp(1.7rem,3vw,2.4rem);font-weight:700;
  color:var(--ink);line-height:1;letter-spacing:-.028em;
}
.stats__n sup{font-size:.44em;vertical-align:super;margin-left:.06em;color:var(--blue);}
.stats__l{font-size:12.5px;font-weight:500;color:var(--ink-3);margin-top:9px;line-height:1.45;}

/* ---------- 9. Cards ---------- */
.grid{display:grid;gap:clamp(16px,2vw,24px);}
.grid--2{grid-template-columns:repeat(2,1fr);}
.grid--3{grid-template-columns:repeat(3,1fr);}
.grid--4{grid-template-columns:repeat(4,1fr);}

.card{
  background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);
  padding:clamp(22px,2.6vw,30px);display:flex;flex-direction:column;
  transition:border-color .2s var(--ease),box-shadow .2s var(--ease),transform .2s var(--ease);
}
.card:hover{border-color:var(--line-2);box-shadow:var(--shadow-2);transform:translateY(-2px);}
.card__ico{
  width:44px;height:44px;border-radius:var(--r);background:var(--blue-tint);
  color:var(--blue);display:grid;place-items:center;margin-bottom:18px;flex-shrink:0;
}
.card h3{margin-bottom:9px;}
.card p{font-size:14.5px;color:var(--ink-2);line-height:1.62;}
.card .tlink{margin-top:auto;padding-top:16px;font-size:13.5px;}
.section--dark .card{background:#171E24;border-color:rgba(255,255,255,.10);}
.section--dark .card p{color:rgba(255,255,255,.72);}
.section--dark .card__ico{background:rgba(56,189,248,.14);color:var(--blue-bright);}

/* Numbered process card */
.card--step{position:relative;}
.card--step .n{
  font-family:var(--display);font-size:13px;font-weight:700;color:var(--blue);
  letter-spacing:.06em;margin-bottom:12px;display:block;
}
.section--dark .card--step .n{color:var(--blue-bright);}

/* ---------- 10. Property cards ---------- */
.lot{
  background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);
  overflow:hidden;display:flex;flex-direction:column;
  transition:border-color .2s var(--ease),box-shadow .2s var(--ease),transform .2s var(--ease);
}
.lot:hover{border-color:var(--line-2);box-shadow:var(--shadow-3);transform:translateY(-3px);}
.lot__media{
  position:relative;aspect-ratio:16/10;background:var(--surface-2);overflow:hidden;
  display:grid;place-items:center;
}
.lot__media img{width:100%;height:100%;object-fit:cover;transition:transform .5s var(--ease);}
.lot:hover .lot__media img{transform:scale(1.04);}
/* Listing media placeholder.
   These two assignments are real, but the marketing photography is not ours to
   publish, so the card states that plainly instead of dressing a stock building
   up as the actual property. Kept visually deliberate: a soft architectural
   backdrop, the asset-class glyph, and an explicit caption. */
.lot__ph{
  position:relative;display:grid;place-items:center;gap:12px;width:100%;height:100%;
  background:linear-gradient(155deg,#22303A 0%,#16212A 45%,#0E1419 100%);
  color:rgba(255,255,255,.52);padding:22px;text-align:center;
}
.lot__ph::before{
  content:"";position:absolute;inset:0;opacity:.16;pointer-events:none;
  background-image:
    repeating-linear-gradient(90deg, rgba(255,255,255,.55) 0 1px, transparent 1px 34px),
    repeating-linear-gradient(0deg,  rgba(255,255,255,.55) 0 1px, transparent 1px 26px);
  mask-image:radial-gradient(ellipse at 50% 45%, #000 8%, transparent 72%);
  -webkit-mask-image:radial-gradient(ellipse at 50% 45%, #000 8%, transparent 72%);
}
.lot__ph svg{position:relative;z-index:1;color:rgba(56,189,248,.55);}
.lot__ph b{
  position:relative;z-index:1;display:block;
  font-family:var(--sans);font-size:10.5px;font-weight:600;
  letter-spacing:.13em;text-transform:uppercase;color:rgba(255,255,255,.62);
}
.lot__ph span{
  position:relative;z-index:1;display:block;max-width:24ch;
  font-size:12.5px;font-weight:400;letter-spacing:0;text-transform:none;
  color:rgba(255,255,255,.44);line-height:1.5;
}
.lot__badge{
  position:absolute;top:12px;left:12px;z-index:2;
  padding:6px 12px;border-radius:4px;background:var(--blue);color:#fff;
  font-size:11px;font-weight:700;letter-spacing:.07em;text-transform:uppercase;
  box-shadow:var(--shadow-1);
}
.lot__badge--sale{background:var(--ink);}
.lot__type{
  position:absolute;top:12px;right:12px;z-index:2;
  padding:6px 11px;border-radius:4px;background:rgba(255,255,255,.94);color:var(--ink);
  font-size:11px;font-weight:600;
}
.lot__body{padding:clamp(18px,2.2vw,24px);display:flex;flex-direction:column;flex:1;}
.lot__price{
  font-family:var(--display);font-size:clamp(1.5rem,2.4vw,1.95rem);font-weight:700;
  color:var(--ink);line-height:1;letter-spacing:-.028em;
}
.lot__price small{font-size:.44em;font-weight:600;color:var(--ink-3);letter-spacing:0;margin-left:.3em;}
.lot__addr{font-size:1.05rem;font-weight:700;color:var(--ink);margin-top:10px;font-family:var(--display);letter-spacing:-.012em;}
.lot__loc{font-size:13.5px;color:var(--ink-3);margin-top:4px;}
.lot__specs{
  display:grid;grid-template-columns:repeat(auto-fit,minmax(72px,1fr));
  gap:14px;margin-top:16px;padding-top:16px;border-top:1px solid var(--line);
}
.lot__specs dt{font-size:11px;font-weight:600;color:var(--ink-3);text-transform:uppercase;letter-spacing:.06em;}
.lot__specs dd{margin:2px 0 0;font-size:15px;font-weight:700;color:var(--ink);font-family:var(--display);}
.lot__foot{margin-top:auto;padding-top:18px;}

/* ---------- 11. Image tiles (property types, submarkets) ---------- */
.tile{
  position:relative;border-radius:var(--r-lg);overflow:hidden;
  aspect-ratio:4/3;display:flex;align-items:flex-end;
  background:var(--ink);box-shadow:var(--shadow-1);
  transition:box-shadow .22s var(--ease),transform .22s var(--ease);
}
.tile:hover{box-shadow:var(--shadow-3);transform:translateY(-3px);}
.tile img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .55s var(--ease);}
.tile:hover img{transform:scale(1.05);}
.tile::after{
  content:"";position:absolute;inset:0;
  background:linear-gradient(to top,rgba(14,20,25,.92) 0%,rgba(14,20,25,.46) 46%,rgba(14,20,25,.12) 100%);
}
.tile__in{position:relative;z-index:2;padding:clamp(16px,2vw,22px);width:100%;}
.tile__in h3{color:#fff;font-size:1.1rem;}
.tile__in p{color:rgba(255,255,255,.80);font-size:13px;margin:6px 0 0;line-height:1.5;}
.tile--sm{aspect-ratio:3/2;}

/* ---------- 12. Split ---------- */
.split{display:grid;grid-template-columns:minmax(0,.92fr) minmax(0,1.08fr);gap:clamp(28px,4.5vw,68px);align-items:center;}
.split--flip{grid-template-columns:minmax(0,1.08fr) minmax(0,.92fr);}
.split--flip .split__media{order:2;}
.split--top{align-items:start;}
.split__media{position:relative;}
.split__media img{
  width:100%;
  height:auto;                 /* required: the HTML height attribute otherwise
                                  wins over aspect-ratio and the box renders at
                                  the image's full pixel height, which makes
                                  object-fit:cover crop away half the width */
  aspect-ratio:4/5;
  object-fit:cover;
  object-position:50% 18%;     /* keep faces in the safe upper third */
  border-radius:var(--r-lg);
  box-shadow:var(--shadow-2);
  background:var(--surface-2);
}
.split__badge{
  position:absolute;left:-14px;bottom:24px;background:#fff;border:1px solid var(--line);
  border-radius:var(--r);padding:14px 20px;box-shadow:var(--shadow-2);
}
.split__badge strong{display:block;font-family:var(--display);font-size:1.5rem;font-weight:700;color:var(--ink);line-height:1;letter-spacing:-.02em;}
.split__badge span{font-size:11.5px;font-weight:500;color:var(--ink-3);}
.split__sticky{position:static;}
@media (min-width:901px){.split__sticky{position:sticky;top:150px;}}

.quote{
  border-left:3px solid var(--blue);padding-left:20px;margin:0 0 24px;
  font-size:clamp(1.05rem,1.5vw,1.24rem);line-height:1.6;color:var(--ink);font-weight:500;
}
.section--dark .quote{color:#fff;border-color:var(--blue-bright);}

/* ---------- 13. Checklists ---------- */
.checks{margin-top:22px;display:grid;gap:11px;}
.checks li{display:grid;grid-template-columns:20px 1fr;gap:12px;align-items:start;font-size:14.5px;line-height:1.6;color:var(--ink-2);}
.checks li::before{
  content:"";width:18px;height:18px;border-radius:50%;background:var(--blue-tint);margin-top:2px;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='10' height='10' viewBox='0 0 12 12'%3E%3Cpath d='M2 6.2l2.6 2.6L10 3.4' stroke='%230273AE' stroke-width='1.9' fill='none' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E");
  background-repeat:no-repeat;background-position:center;
}
.section--dark .checks li{color:rgba(255,255,255,.78);}

/* ---------- 14. Band ---------- */
.band{position:relative;overflow:hidden;background:var(--ink);}
.band__img{position:absolute;inset:0;z-index:0;}
.band__img img{width:100%;height:100%;object-fit:cover;object-position:center 60%;}
.band__img::after{content:"";position:absolute;inset:0;background:linear-gradient(95deg,rgba(14,20,25,.93),rgba(14,20,25,.62) 70%,rgba(14,20,25,.45));}
.band__in{position:relative;z-index:2;padding-block:clamp(56px,7vw,96px);}
.band h2{color:#fff;}
.band p{color:rgba(255,255,255,.82);}

/* ---------- 15. Forms ---------- */
.form{display:grid;gap:16px;}
.form__row{display:grid;grid-template-columns:1fr 1fr;gap:16px;}
.field{display:grid;gap:7px;}
.field label{font-size:13px;font-weight:600;color:var(--ink);}
.field .req{color:var(--blue);}
.field input,.field select,.field textarea{
  font:inherit;font-size:15px;color:var(--ink);
  padding:12px 14px;border:1px solid var(--line-2);border-radius:var(--r);
  background:#fff;width:100%;transition:border-color .18s var(--ease),box-shadow .18s var(--ease);
}
.field textarea{min-height:118px;resize:vertical;}
.field input:focus,.field select:focus,.field textarea:focus{
  outline:none;border-color:var(--blue);box-shadow:0 0 0 3px rgba(2,115,174,.13);
}
.field input::placeholder,.field textarea::placeholder{color:#93A0AA;}
.field select{cursor:pointer;appearance:none;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='11' height='7'%3E%3Cpath d='M1 1l4.5 4.5L10 1' stroke='%2369757F' fill='none' stroke-width='1.5' stroke-linecap='round'/%3E%3C/svg%3E");
  background-repeat:no-repeat;background-position:right 13px center;padding-right:34px;}
.form__note{font-size:12.5px;color:var(--ink-3);line-height:1.6;}
.hp{position:absolute;left:-9999px;width:1px;height:1px;opacity:0;}
.formcard{background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);padding:clamp(22px,2.8vw,34px);box-shadow:var(--shadow-1);}
.section--dark .formcard{background:#171E24;border-color:rgba(255,255,255,.10);}
.section--dark .field label{color:#fff;}
.section--dark .field input,.section--dark .field select,.section--dark .field textarea{
  background:#0E1419;border-color:rgba(255,255,255,.18);color:#fff;}
.section--dark .form__note{color:rgba(255,255,255,.55);}

/* ---------- 16. Contact tiles ---------- */
.ctile{
  display:flex;gap:14px;align-items:flex-start;background:#fff;
  border:1px solid var(--line);border-radius:var(--r-lg);padding:20px;
  transition:border-color .18s var(--ease),box-shadow .18s var(--ease),transform .18s var(--ease);
}
.ctile:hover{border-color:var(--blue);box-shadow:var(--shadow-2);transform:translateY(-2px);}
.ctile__ico{width:40px;height:40px;border-radius:var(--r);background:var(--blue-tint);color:var(--blue);display:grid;place-items:center;flex-shrink:0;}
.ctile__t{min-width:0;}
.ctile__t span{display:block;font-size:11.5px;font-weight:600;letter-spacing:.07em;text-transform:uppercase;color:var(--ink-3);margin-bottom:3px;}
.ctile__t strong{display:block;font-size:15px;font-weight:600;color:var(--ink);overflow-wrap:anywhere;}

/* ---------- 17. Page banner ---------- */
.pbanner{position:relative;background:var(--ink);overflow:hidden;}
.pbanner__bg{position:absolute;inset:0;z-index:0;}
.pbanner__bg img{width:100%;height:100%;object-fit:cover;object-position:center 55%;}
.pbanner__bg::after{content:"";position:absolute;inset:0;background:linear-gradient(95deg,rgba(14,20,25,.94),rgba(14,20,25,.72));}
.pbanner__in{position:relative;z-index:2;padding-block:clamp(46px,6.5vw,84px);}
.pbanner h1{color:#fff;}
.pbanner p{color:rgba(255,255,255,.82);max-width:58ch;margin-top:16px;font-size:clamp(1rem,1.2vw,1.1rem);}
.crumb{font-size:13px;color:rgba(255,255,255,.62);margin-bottom:16px;}
.crumb a{color:rgba(255,255,255,.82);}
.crumb a:hover{color:var(--blue-bright);}

/* ---------- 18. Footer ---------- */
.ftr{background:var(--ink);color:rgba(255,255,255,.72);font-size:14.5px;}
.ftr__top{display:grid;grid-template-columns:1.6fr 1fr 1fr 1.15fr;gap:clamp(28px,3.6vw,52px);padding-block:clamp(48px,6vw,76px);}
.ftr h4{font-family:var(--sans);font-size:12px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:#fff;margin-bottom:18px;}
.ftr a{color:rgba(255,255,255,.72);transition:color .18s var(--ease);}
.ftr a:hover{color:var(--blue-bright);}
.ftr li{margin-bottom:10px;}
.ftr__brand{display:flex;align-items:center;gap:12px;margin-bottom:14px;}
.ftr__brand .brand__mark{background:#fff;color:var(--ink);}
.ftr__brand b{font-family:var(--display);font-size:19px;font-weight:700;color:#fff;letter-spacing:-.02em;}
.ftr__social{display:flex;gap:9px;margin-top:20px;}
.ftr__social a{width:38px;height:38px;border-radius:var(--r);display:grid;place-items:center;
  background:rgba(255,255,255,.07);border:1px solid rgba(255,255,255,.13);transition:.18s var(--ease);}
.ftr__social a:hover{background:var(--blue);border-color:var(--blue);color:#fff;}
.ftr__legal{border-top:1px solid rgba(255,255,255,.11);padding-block:26px;font-size:12px;line-height:1.75;color:rgba(255,255,255,.56);}
.ftr__legal a{text-decoration:underline;text-underline-offset:2px;}
.ftr__legal-links{display:flex;flex-wrap:wrap;gap:20px;margin-bottom:14px;}
.ftr__eho{display:flex;align-items:flex-start;gap:12px;margin-top:16px;}
.ftr__eho svg{flex-shrink:0;opacity:.5;}

/* ---------- 19. Prose ---------- */
.prose{max-width:72ch;}
.prose h2{font-size:clamp(1.2rem,1.9vw,1.5rem);margin:34px 0 12px;}
.prose h2:first-child{margin-top:0;}
.prose p{font-size:15.5px;line-height:1.75;}
.prose a{color:var(--blue);text-decoration:underline;text-underline-offset:2px;}
.prose ul{display:grid;gap:10px;margin-top:14px;}
.prose ul li{display:grid;grid-template-columns:18px 1fr;gap:12px;font-size:15px;line-height:1.65;}
.prose ul li::before{content:"";width:6px;height:6px;border-radius:50%;background:var(--blue);margin-top:9px;}

/* ---------- 20. Message pages ---------- */
.msg{background:var(--surface);padding-block:clamp(60px,9vw,120px);text-align:center;}
.msg__in{max-width:56ch;margin-inline:auto;}
.msg__mark{width:60px;height:60px;border-radius:50%;background:var(--blue-tint);color:var(--blue);display:grid;place-items:center;margin:0 auto 22px;}

/* ---------- 21. Reveal ---------- */
.js .rv{opacity:0;transform:translateY(16px);transition:opacity .6s var(--ease),transform .6s var(--ease);transition-delay:calc(var(--i,0) * 65ms);}
.js .rv.in{opacity:1;transform:none;}

/* ---------- 23. Video feature ---------- */
.vfeat{background:var(--ink);color:rgba(255,255,255,.80);position:relative;overflow:hidden;}
.vfeat__glow{
  position:absolute;z-index:0;pointer-events:none;
  width:min(760px,90vw);aspect-ratio:1;border-radius:50%;left:-14%;top:-30%;
  background:radial-gradient(circle,rgba(2,115,174,.30) 0%,rgba(2,115,174,0) 68%);
}
.vfeat__in{
  position:relative;z-index:2;
  display:grid;grid-template-columns:minmax(0,.82fr) minmax(0,1.18fr);
  gap:clamp(30px,5vw,72px);align-items:center;
  padding-block:clamp(56px,7.5vw,104px);
}
.vfeat h2{color:#fff;}
.vfeat p{color:rgba(255,255,255,.80);}
.vfeat .eyebrow{color:var(--blue-bright);}
.vfeat .eyebrow::before{background:var(--blue-bright);}

.vplayer{
  position:relative;width:100%;max-width:376px;margin-inline:auto;
  aspect-ratio:9/16;border-radius:16px;overflow:hidden;
  background:#000;box-shadow:0 18px 44px rgba(0,0,0,.45), 0 0 0 1px rgba(255,255,255,.10);
}
.vplayer video{width:100%;height:100%;object-fit:cover;display:block;background:#000;}
.vplayer__poster{
  position:absolute;inset:0;z-index:2;border:0;padding:0;cursor:pointer;
  background:none;display:grid;place-items:center;width:100%;height:100%;
}
.vplayer__poster img{width:100%;height:100%;object-fit:cover;position:absolute;inset:0;}
.vplayer__poster::after{
  content:"";position:absolute;inset:0;
  background:linear-gradient(to top,rgba(14,20,25,.62),rgba(14,20,25,.12) 55%,rgba(14,20,25,.28));
}
.vplayer__play{
  position:relative;z-index:3;width:74px;height:74px;border-radius:50%;
  background:rgba(255,255,255,.94);color:var(--ink);
  display:grid;place-items:center;
  box-shadow:0 8px 26px rgba(0,0,0,.34);
  transition:transform .22s var(--ease),background .22s var(--ease);
}
.vplayer__poster:hover .vplayer__play{transform:scale(1.07);background:#fff;}
.vplayer__poster:focus-visible{outline:3px solid var(--blue-bright);outline-offset:3px;}
.vplayer__cap{
  position:absolute;left:0;right:0;bottom:0;z-index:3;padding:18px 20px;
  color:#fff;font-size:13px;font-weight:600;letter-spacing:.02em;
  text-shadow:0 1px 6px rgba(0,0,0,.6);pointer-events:none;
}
.vplayer.is-playing .vplayer__poster{display:none;}

.vfeat__pts{display:grid;gap:16px;margin-top:26px;}
.vfeat__pt{display:grid;grid-template-columns:38px 1fr;gap:14px;align-items:start;}
.vfeat__pt i{
  width:38px;height:38px;border-radius:var(--r);display:grid;place-items:center;
  background:rgba(56,189,248,.14);color:var(--blue-bright);flex-shrink:0;
}
.vfeat__pt b{display:block;color:#fff;font-size:15px;font-weight:600;margin-bottom:2px;}
.vfeat__pt span{font-size:14px;line-height:1.6;color:rgba(255,255,255,.74);}

/* ---------- 24. Social / presence ---------- */
.soc{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(16px,2vw,22px);}
.soc__card{
  display:flex;flex-direction:column;gap:14px;
  background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);
  padding:clamp(22px,2.4vw,28px);
  transition:border-color .2s var(--ease),box-shadow .2s var(--ease),transform .2s var(--ease);
}
.soc__card:hover{border-color:var(--line-2);box-shadow:var(--shadow-2);transform:translateY(-2px);}
.soc__top{display:flex;align-items:center;gap:12px;}
.soc__ico{
  width:42px;height:42px;border-radius:var(--r);display:grid;place-items:center;
  background:var(--ink);color:#fff;flex-shrink:0;
}
.soc__ico--ig{background:linear-gradient(135deg,#F9CE34,#EE2A7B 52%,#6228D7);}
.soc__ico--fb{background:#1877F2;}
.soc__ico--cbc{background:var(--blue);}
.soc__h{font-family:var(--display);font-size:1.05rem;font-weight:700;color:var(--ink);line-height:1.2;}
.soc__meta{font-size:12.5px;color:var(--ink-3);margin-top:2px;}
.soc__card p{font-size:14px;color:var(--ink-2);line-height:1.6;margin:0;}
.soc__card .tlink{margin-top:auto;padding-top:6px;font-size:13.5px;}

/* ---------- 26. Premium image reveal ----------
   Photography settles in with a slight scale and a soft mask rather than
   simply appearing. Subtle on purpose: it should register as quality, not
   as an effect. */
.js .split__media,
.js .tile,
.js .vplayer{overflow:hidden;}
.js .split__media img,
.js .tile img{
  transform:scale(1.06);
  transition:transform 1.2s cubic-bezier(.16,.72,.24,1);
  /* Deliberately no opacity here. The parent .rv already handles the fade,
     and animating the image's own opacity means any reveal that fails to
     fire leaves the photograph permanently invisible. Scale-only degrades
     to a barely-perceptible 6% crop instead of a blank space. */
}
.js .rv.in .split__media img,
.js .split__media.in img,
.js .tile.in img{transform:scale(1);}

/* the tile hover zoom still needs to win once revealed */
.js .tile.in:hover img{transform:scale(1.05);}

@media (prefers-reduced-motion:reduce){
  .js .split__media img,
  .js .tile img{transform:none!important;transition:none!important;}
}

/* ---------- 27. Credential strip ---------- */
.creds{border-top:1px solid var(--line);background:#fff;}
.creds__in{
  display:flex;flex-wrap:wrap;align-items:center;justify-content:center;
  gap:clamp(18px,3.4vw,54px);padding-block:22px;
}
.creds__i{
  display:inline-flex;align-items:center;gap:9px;
  font-size:12px;font-weight:600;letter-spacing:.09em;text-transform:uppercase;
  color:var(--ink-3);white-space:nowrap;
}
.creds__i svg{color:var(--blue);flex-shrink:0;}
@media (max-width:620px){
  .creds__in{gap:14px 20px;padding-block:18px;}
  .creds__i{font-size:10.5px;letter-spacing:.07em;}
}

/* ---------- 29. Final polish ----------
   Small, deliberate refinements: an orchestrated hero entrance, weightier
   elevation on the pieces that should feel expensive, and calmer motion
   on everything the cursor touches. */

/* Hero entrance, staggered once on load rather than on scroll */
.js .hero__copy > *{
  opacity:0;transform:translateY(14px);
  animation:heroIn .85s cubic-bezier(.16,.72,.24,1) forwards;
}
.js .hero__copy > *:nth-child(1){animation-delay:.06s}
.js .hero__copy > *:nth-child(2){animation-delay:.14s}
.js .hero__copy > *:nth-child(3){animation-delay:.22s}
.js .hero__copy > *:nth-child(4){animation-delay:.30s}
.js .hero__copy > *:nth-child(5){animation-delay:.38s}
.js .hero__card{
  opacity:0;transform:translateY(18px);
  animation:heroIn .95s cubic-bezier(.16,.72,.24,1) .34s forwards;
}
@keyframes heroIn{to{opacity:1;transform:none}}

/* Elevation with a touch more depth on the premium surfaces */
.hero__card{
  box-shadow:0 2px 4px rgba(14,20,25,.05), 0 12px 28px rgba(14,20,25,.10), 0 40px 80px rgba(14,20,25,.12);
}
.lot,.soc__card,.formcard{will-change:transform;}
.lot:hover{box-shadow:0 4px 10px rgba(14,20,25,.06), 0 22px 50px rgba(14,20,25,.13);}

/* Buttons: a quieter, more considered press */
.btn{position:relative;overflow:hidden;}
.btn::after{
  content:"";position:absolute;inset:0;background:#fff;opacity:0;
  transition:opacity .2s var(--ease);pointer-events:none;
}
.btn:hover::after{opacity:.06;}
.btn:active{transform:translateY(0);}

/* Links in body copy get a refined underline that grows from the left */
.lede a:not(.btn):not(.tlink),
.prose p a{
  background-image:linear-gradient(currentColor,currentColor);
  background-size:0% 1px;background-repeat:no-repeat;background-position:0 100%;
  transition:background-size .3s var(--ease);
  text-decoration:none;
}
.lede a:not(.btn):not(.tlink):hover,
.prose p a:hover{background-size:100% 1px;}

/* Section headings sit on a hairline that reads as a rule, not a border */
.shead{position:relative;}

/* Stat figures align optically when they animate */
.stats__n{font-variant-numeric:tabular-nums;}
.lot__specs dd,.lot__price{font-variant-numeric:tabular-nums;}

/* Selection and scrollbar carry the brand rather than the browser default */
::selection{background:var(--blue);color:#fff;}
@supports (scrollbar-color: auto){
  html{scrollbar-color:var(--line-2) transparent;scrollbar-width:thin;}
}

@media (prefers-reduced-motion:reduce){
  .js .hero__in > div > *,
  .js .hero__card{animation:none!important;opacity:1!important;transform:none!important;}
}

/* ---------- 31. Listing bullets + off-market card ---------- */
.lot__pts{display:grid;gap:7px;margin-top:14px;}
.lot__pts li{
  position:relative;padding-left:16px;font-size:13.5px;line-height:1.5;color:var(--ink-2);
}
.lot__pts li::before{
  content:"";position:absolute;left:0;top:9px;width:6px;height:6px;border-radius:50%;background:var(--blue);
}

.lot--off{
  background:var(--ink);border-color:var(--ink);color:rgba(255,255,255,.80);
  background-image:
    radial-gradient(ellipse at 100% 0%, rgba(2,115,174,.34) 0%, rgba(2,115,174,0) 55%),
    repeating-linear-gradient(90deg, rgba(255,255,255,.035) 0 1px, transparent 1px 36px),
    repeating-linear-gradient(0deg,  rgba(255,255,255,.035) 0 1px, transparent 1px 28px);
}
.lot--off:hover{border-color:var(--blue);}
.lot--off .lot__body{justify-content:center;gap:0;padding:clamp(24px,2.8vw,34px);}
.lot--off h3{color:#fff;font-size:1.5rem;margin:14px 0 12px;letter-spacing:-.02em;}
.lot--off p{color:rgba(255,255,255,.78);font-size:14.5px;line-height:1.65;margin:0 0 12px;}
.lot--off p:last-of-type{color:#fff;font-weight:500;}
.lot--off .lot__foot{display:flex;flex-direction:column;gap:12px;align-items:flex-start;margin-top:22px;padding-top:0;}
.lot--off .tlink{color:var(--blue-bright);}
.lot__badge--off{
  position:static;display:inline-flex;align-self:flex-start;
  background:var(--blue-bright);color:var(--ink);
}
@media (max-width:900px){.grid--3 .lot--off{grid-column:1/-1;}}

/* ---------- 32. Responsive ---------- */
@media (max-width:1180px){
  .hdr__cta .btn{display:none;}
  .nav a{padding:9px 10px;font-size:13.5px;}
}
@media (max-width:1040px){
  .grid--4{grid-template-columns:repeat(2,1fr);}
  .vfeat__in{grid-template-columns:1fr;}
  .soc{grid-template-columns:1fr;}
  .stats__in{grid-template-columns:repeat(2,1fr);}
  .ftr__top{grid-template-columns:1fr 1fr;}
  /* Stacked: the headline must read before the photograph, but the photo
     is first in the DOM so it can bleed off the right edge on desktop. */
  .hero{display:flex;flex-direction:column;}
  .hero__in{order:1;grid-template-columns:1fr;min-height:0;}
  .hero__media{order:2;}
  .hero__copy{max-width:none;}
  .hero__media{
    position:relative;inset:auto;width:100%;
    aspect-ratio:4/5;max-height:560px;margin-top:32px;border-radius:var(--r-lg);overflow:hidden;
  }
  .hero__media::before{display:none;}
  .hero__card{position:relative;left:auto;bottom:auto;width:100%;max-width:none;margin-top:20px;}
}
@media (max-width:900px){
  .grid--3{grid-template-columns:repeat(2,1fr);}
  .split,.split--flip{grid-template-columns:1fr;}
  .split--flip .split__media{order:0;}
  .split__badge{left:14px;}
  .topbar__r{display:none;}
}
@media (max-width:760px){
  .burger{display:grid;}
  .nav{
    position:fixed;inset:78px 0 auto 0;flex-direction:column;align-items:stretch;gap:0;
    background:#fff;border-bottom:1px solid var(--line);box-shadow:var(--shadow-3);
    padding:8px var(--gutter) 22px;transform:translateY(-8px);opacity:0;visibility:hidden;
    transition:.24s var(--ease);max-height:calc(100svh - 78px);overflow-y:auto;
  }
  .nav.open{transform:none;opacity:1;visibility:visible;}
  .nav a{padding:14px 4px;border-bottom:1px solid var(--line);border-radius:0;font-size:15.5px;}
  .nav a:last-of-type{border-bottom:0;}
  .nav .btn{display:flex;margin-top:14px;}
  .grid--2,.grid--3,.grid--4{grid-template-columns:1fr;}
  .vplayer{max-width:320px;}
  .form__row{grid-template-columns:1fr;}
  .ftr__top{grid-template-columns:1fr;}
  .brand__role{display:none;}
  .topbar__l{gap:14px;font-size:12px;}
}
@media (max-width:560px){
  .stats__in{grid-template-columns:1fr 1fr;}
  .lot__specs{grid-template-columns:1fr 1fr;}
}
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation:none!important;transition:none!important;scroll-behavior:auto!important;}
  .js .rv{opacity:1;transform:none;}
}
@media print{.hdr,.topbar,.ftr__social,.burger,.btn{display:none!important;}body{color:#000;background:#fff;}}