:root {
  --ink: #111111;
  --ink-soft: #282826;
  --muted: #686864;
  --faint: #858580;
  --line: #e5e5e1;
  --line-dark: #c9c9c3;
  --paper: #ffffff;
  --warm: #f5f5f3;
  --panel: #f7f7f5;
  --trust: #008f5a;
  --container: 1220px;
  --page-pad: clamp(20px, 3.2vw, 48px);
  --ease: cubic-bezier(.22, 1, .36, 1);
  --section-space: clamp(96px, 10vw, 140px);
}

*, *::before, *::after { box-sizing: border-box; }
[hidden] { display: none !important; }
html { scroll-behavior: smooth; scroll-padding-top: 96px; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: Inter, "Helvetica Neue", Helvetica, Arial, sans-serif;
  font-size: 15px;
  line-height: 1.55;
  text-rendering: optimizeLegibility;
  -webkit-font-smoothing: antialiased;
}

body.menu-open { overflow: hidden; }
::selection { color: #fff; background: var(--ink); }
::-webkit-scrollbar { width: 10px; }
::-webkit-scrollbar-track { background: var(--warm); }
::-webkit-scrollbar-thumb { background: #b4b4af; border: 3px solid var(--warm); }
::-webkit-scrollbar-thumb:hover { background: var(--muted); }

img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button, select, input { font: inherit; color: inherit; }
button, select { cursor: pointer; }
button { border: 0; background: none; }
h1, h2, h3, h4, p, ul, dl, figure { margin: 0; }
ul { padding: 0; list-style: none; }

.icon-sprite { position: absolute; width: 0; height: 0; overflow: hidden; }
.icon { width: 16px; height: 16px; flex: 0 0 16px; fill: none; stroke: currentColor; stroke-width: 1.45; stroke-linecap: round; stroke-linejoin: round; }

:focus-visible {
  outline: 2px solid var(--ink);
  outline-offset: 4px;
}

.skip-link {
  position: fixed;
  z-index: 9999;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0 0 0 0);
  white-space: nowrap;
}
.skip-link:focus {
  top: 12px;
  left: 12px;
  width: auto;
  height: auto;
  padding: 10px 14px;
  margin: 0;
  overflow: visible;
  clip: auto;
  color: #fff;
  background: var(--ink);
  white-space: normal;
}

.container { width: min(100% - (var(--page-pad) * 2), var(--container)); margin-inline: auto; }
.section { padding-block: var(--section-space); }

.button {
  display: inline-flex;
  min-height: 40px;
  align-items: center;
  justify-content: center;
  gap: 10px;
  padding: 10px 17px;
  border: 1px solid transparent;
  border-radius: 1px;
  font-size: 12px;
  font-weight: 600;
  line-height: 1;
  transition: color 220ms ease, background 220ms ease, border-color 220ms ease, transform 220ms var(--ease);
}
.button:hover { transform: translateY(-2px); }
.button:active { transform: scale(.98); }
.button--dark { color: #fff; background: var(--ink); }
.button--dark:hover { background: var(--ink-soft); }
.button--outline { border-color: var(--line); background: transparent; }
.button--outline:hover { color: #fff; border-color: var(--ink); background: var(--ink); }
.text-link {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  padding-block: 4px;
  border-bottom: 1px solid var(--ink);
  font-size: 12px;
  font-weight: 600;
  line-height: 1.25;
}
.text-link .icon { transition: transform 220ms var(--ease); }
.text-link:hover .icon { transform: translateX(4px); }

.site-header {
  position: sticky;
  top: 0;
  z-index: 100;
  height: 80px;
  background: rgba(255, 255, 255, 0);
  animation: header-in 700ms var(--ease) both;
}
.site-header.is-sticky {
  border-bottom: 1px solid rgba(17,17,17,.08);
  background: rgba(255,255,255,.94);
  backdrop-filter: blur(14px);
  box-shadow: 0 8px 30px rgba(17,17,17,.035);
  animation: sticky-in 420ms var(--ease) both;
}
@keyframes header-in { from { opacity: 0; transform: translateY(-14px); } }
@keyframes sticky-in { from { opacity: .6; transform: translateY(-8px); } }

.header-inner { height: 100%; display: flex; align-items: center; justify-content: space-between; }
.brand { display: inline-flex; flex-direction: column; gap: 0; font-size: 10px; font-weight: 750; line-height: .88; letter-spacing: -.03em; }
.desktop-nav { display: flex; align-items: center; gap: 26px; margin-left: 6%; }
.nav-item { position: relative; }
.nav-link {
  position: relative;
  display: inline-flex;
  align-items: center;
  gap: 5px;
  min-height: 34px;
  padding: 0;
  font-size: 12px;
  font-weight: 500;
  white-space: nowrap;
}
.nav-link::after {
  content: "";
  position: absolute;
  right: 0;
  bottom: 2px;
  left: 0;
  height: 1px;
  background: currentColor;
  transform: scaleX(0);
  transform-origin: right;
  transition: transform 280ms var(--ease);
}
.nav-link:hover::after, .nav-link:focus-visible::after { transform: scaleX(1); transform-origin: left; }
.nav-link svg { width: 10px; height: 10px; fill: none; stroke: currentColor; stroke-width: 1.2; transition: transform 220ms ease; }
.nav-menu-toggle[aria-expanded="true"] svg { transform: rotate(180deg); }
.nav-dropdown {
  position: absolute;
  top: calc(100% + 8px);
  left: -18px;
  width: 190px;
  padding: 10px;
  border: 1px solid var(--line);
  background: #fff;
  box-shadow: 0 14px 28px rgba(17,17,17,.07);
  opacity: 0;
  visibility: hidden;
  transform: translateY(6px);
  transition: opacity 180ms ease, transform 240ms var(--ease), visibility 180ms;
}
.nav-dropdown.is-open { opacity: 1; visibility: visible; transform: translateY(0); }
.nav-dropdown a { display: block; padding: 9px 8px; font-size: 12px; }
.nav-dropdown a:hover { background: var(--warm); }
.header-cta { min-height: 34px; padding: 8px 13px; font-size: 11px; }
.menu-toggle { display: none; width: 38px; height: 38px; padding: 10px 7px; }
.menu-toggle span { display: block; width: 100%; height: 1px; margin: 5px 0; background: var(--ink); transition: transform 250ms var(--ease); }
.menu-toggle[aria-expanded="true"] span:first-child { transform: translateY(3px) rotate(45deg); }
.menu-toggle[aria-expanded="true"] span:last-child { transform: translateY(-3px) rotate(-45deg); }
.mobile-menu { position: fixed; inset: 80px 0 0; z-index: 90; background: #fff; }
.mobile-menu nav { display: flex; flex-direction: column; padding-block: 42px; }
.mobile-menu a { padding: 16px 0; border-bottom: 1px solid var(--line); font-size: 28px; letter-spacing: -.03em; }

.hero {
  --hero-scale: 1.008;
  position: relative;
  min-height: clamp(760px, 57.15vw, 1100px);
  overflow: hidden;
  isolation: isolate;
  background: #fff;
}
.hero-inner {
  position: relative;
  z-index: 2;
  display: grid;
  grid-template-columns: minmax(0, 1.7fr) minmax(240px, .8fr);
  column-gap: clamp(48px, 8vw, 120px);
  padding-top: clamp(58px, 5vw, 96px);
}
.hero-copy h1 {
  max-width: 820px;
  font-size: clamp(54px, 5.8vw, 74px);
  font-weight: 470;
  letter-spacing: -.04em;
  line-height: .98;
  text-wrap: balance;
}
.line-mask { display: block; overflow: hidden; padding-bottom: .07em; }
.line-mask > span { display: block; animation: line-up 900ms var(--ease) both; }
.line-mask:nth-child(2) > span { animation-delay: 90ms; }
@keyframes line-up { from { opacity: 0; transform: translateY(110%); } }
.hero-action { margin-top: 28px; animation: fade-up 720ms 430ms var(--ease) both; }
.hero-intro { max-width: 330px; padding-top: 10px; color: var(--muted); font-size: 14px; animation: fade-up 740ms 310ms var(--ease) both; }
@keyframes fade-up { from { opacity: 0; transform: translateY(18px); } }
.hero-media { position: absolute; inset: 0; z-index: 0; overflow: hidden; background: #fff; }
.hero-media img { width: 100%; height: 100%; object-fit: contain; object-position: center bottom; transform: scale(var(--hero-scale)); transform-origin: center bottom; will-change: transform; }
.media-reveal { animation: image-clip 1100ms 450ms var(--ease) both; }
@keyframes image-clip { from { opacity: .35; clip-path: inset(20% 0 0 0); transform: translateY(24px); } to { opacity: 1; clip-path: inset(0); transform: translateY(0); } }

.search-section { margin-top: 0; background: var(--warm); }
.section-intro { display: grid; grid-template-columns: minmax(0, 1.65fr) minmax(240px, .75fr); column-gap: clamp(48px, 8vw, 120px); align-items: start; }
.section-intro h2, .closing-copy h2, .footer-lead h2 { font-size: clamp(34px, 3.4vw, 44px); font-weight: 480; letter-spacing: -.035em; line-height: 1.04; text-wrap: balance; }
.section-intro > p { max-width: 340px; padding-top: 5px; color: var(--muted); font-size: 14px; }

.property-search { margin-top: 54px; border: 1px solid var(--line); background: #fff; }
.search-tabs { display: flex; min-height: 48px; padding-inline: 16px; border-bottom: 1px solid var(--line); overflow-x: auto; scrollbar-width: none; }
.search-tabs::-webkit-scrollbar { display: none; }
.search-tab { position: relative; flex: 0 0 auto; padding: 0 17px; color: var(--muted); font-size: 12px; }
.search-tab::after { content: ""; position: absolute; right: 17px; bottom: -1px; left: 17px; height: 1px; background: var(--ink); transform: scaleX(0); transition: transform 250ms var(--ease); }
.search-tab.is-active { color: var(--ink); }
.search-tab.is-active::after { transform: scaleX(1); }
.search-grid { display: grid; grid-template-columns: 1.15fr 1.15fr 1fr .9fr auto auto; align-items: stretch; }
.field { position: relative; min-width: 0; padding: 12px 14px 8px; border-right: 1px solid var(--line); transition: box-shadow 180ms ease; }
.field:focus-within { box-shadow: inset 0 0 0 1px var(--ink); }
.field span { display: block; color: var(--faint); font-size: 9px; line-height: 1; text-transform: uppercase; letter-spacing: .08em; }
.field select { width: 100%; height: 32px; padding: 0 24px 0 0; border: 0; outline: 0; background: transparent; font-size: 12px; }
.filter-toggle, .search-submit { min-height: 64px; }
.filter-toggle { padding-inline: 18px; border-right: 1px solid var(--line); font-size: 11px; white-space: nowrap; }
.filter-toggle span { display: inline-block; margin-left: 7px; transition: transform 180ms ease; }
.filter-toggle[aria-expanded="true"] span { transform: rotate(45deg); }
.search-submit { margin: 8px; }
.extra-filters { display: flex; align-items: center; gap: 24px; padding: 14px 18px; border-top: 1px solid var(--line); animation: dropdown-in 220ms var(--ease) both; }
@keyframes dropdown-in { from { opacity: 0; transform: translateY(-6px); } }
.extra-filters label { display: inline-flex; align-items: center; gap: 8px; font-size: 12px; }
.extra-filters input { width: 15px; height: 15px; accent-color: var(--ink); }
.text-button { margin-left: auto; padding: 4px 0; border-bottom: 1px solid var(--ink); font-size: 11px; }

.collection-heading, .agents-heading, .investment-heading { display: flex; align-items: end; justify-content: space-between; gap: 24px; margin: 72px 0 22px; }
.collection-heading h3, .agents-heading h3, .investment-heading h3 { font-size: 19px; font-weight: 540; letter-spacing: -.02em; }
.collection-heading p, .investment-heading p { color: var(--faint); font-size: 11px; }
.property-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 46px 18px; }
.property-card { min-width: 0; }
.property-card[hidden] { display: none; }
.property-image { position: relative; display: block; aspect-ratio: 4 / 3; overflow: hidden; background: #e9e9e6; }
.property-image img { width: 100%; height: 100%; object-fit: cover; transition: transform 700ms var(--ease), filter 400ms ease; }
.property-image > span { position: absolute; right: 12px; bottom: 12px; padding: 7px 9px; color: #fff; background: rgba(17,17,17,.9); font-size: 10px; opacity: 0; transform: translateY(5px); transition: opacity 220ms ease, transform 320ms var(--ease); }
.property-image .icon { margin-left: 5px; transition: transform 220ms var(--ease); }
.property-card:hover .property-image img { transform: scale(1.035); filter: brightness(.975); }
.property-card:hover .property-image > span { opacity: 1; transform: translateY(0); }
.property-card:hover .property-image .icon { transform: translate(2px, -2px); }
.property-title { display: flex; align-items: baseline; justify-content: space-between; gap: 16px; padding-top: 15px; transition: transform 260ms var(--ease); }
.property-card:hover .property-title { transform: translateY(-1px); }
.property-title h4, .property-title p { font-size: 15px; font-weight: 540; line-height: 1.3; }
.property-title p { font-size: 13px; font-variant-numeric: tabular-nums; white-space: nowrap; }
.property-location { margin-top: 5px; color: var(--muted); font-size: 11px; }
.property-meta { display: flex; flex-wrap: wrap; gap: 0; margin-top: 13px; color: var(--faint); font-size: 10px; }
.property-meta li { position: relative; padding-right: 10px; margin-right: 9px; }
.property-meta li:not(:last-child)::after { content: ""; position: absolute; top: 50%; right: 0; width: 2px; height: 2px; background: var(--line-dark); }
.empty-state { padding: 72px 28px; border-top: 1px solid var(--line); text-align: center; }
.empty-state h3 { font-size: 24px; font-weight: 500; letter-spacing: -.025em; }
.empty-state p { max-width: 520px; margin: 10px auto 24px; color: var(--muted); }

.services-section { background: #fff; }
.service-feature { display: grid; grid-template-columns: .55fr 1fr; min-height: 560px; margin-top: 54px; background: var(--panel); }
.service-copy { display: flex; flex-direction: column; padding: clamp(38px, 5vw, 68px); }
.small-label { color: var(--faint); font-size: 9px !important; line-height: 1.2; text-transform: uppercase; letter-spacing: .1em; }
.service-copy h3 { max-width: 280px; font-size: clamp(30px, 3vw, 42px); font-weight: 480; letter-spacing: -.035em; line-height: 1.04; }
.service-copy > p:not(.small-label) { max-width: 335px; margin-top: 22px; color: var(--muted); font-size: 14px; }
.service-copy > .text-link { align-self: flex-start; margin-top: 26px; }
.service-copy dl { display: grid; gap: 11px; margin-top: auto; padding-top: 52px; }
.service-copy dl div { display: grid; grid-template-columns: 28px 1fr; gap: 10px; padding-top: 10px; border-top: 1px solid var(--line); }
.service-copy dt { color: var(--faint); font-size: 10px; }
.service-copy dd { margin: 0; font-size: 11px; }
.service-image { position: relative; min-height: 100%; overflow: hidden; }
.service-image > img { width: 100%; height: 100%; object-fit: cover; transition: transform 900ms var(--ease); }
.service-feature:hover .service-image > img { transform: scale(1.015); }
.plan-card { position: absolute; right: 24px; bottom: 24px; width: 168px; padding: 14px; border: 1px solid var(--line); background: rgba(255,255,255,.96); transition: transform 420ms var(--ease); }
.service-feature:hover .plan-card { transform: translateY(-4px); }
.plan-card span { display: block; color: var(--faint); font-size: 9px; text-transform: uppercase; letter-spacing: .08em; }
.plan-card svg { width: 100%; margin: 8px 0; fill: none; stroke: #aaa9a4; stroke-width: 1; }
.plan-card b { font-size: 10px; font-weight: 600; }

.agents-heading { margin-top: 58px; }
.carousel-controls { display: flex; gap: 6px; }
.carousel-controls button { width: 32px; height: 32px; border: 1px solid var(--line); transition: transform 180ms var(--ease), border-color 180ms ease; }
.carousel-controls button:hover { border-color: var(--ink); transform: translateX(1px); }
.carousel-controls button:first-child:hover { transform: translateX(-1px); }
.agent-track { display: grid; grid-template-columns: repeat(4, 1fr); gap: 12px; }
.agent-card { min-width: 0; border-top: 1px solid var(--line); padding-top: 12px; }
.agent-portrait { position: relative; display: grid; min-height: 275px; place-items: end center; margin-bottom: 15px; overflow: hidden; background: #eeeeeb; }
.agent-portrait::before { content: ""; position: absolute; bottom: -30%; width: 70%; aspect-ratio: 1; border-radius: 50% 50% 12% 12%; background: #d8d8d3; }
.agent-portrait::after { content: ""; position: absolute; top: 23%; width: 32%; aspect-ratio: 1; border-radius: 50%; background: #c9c9c4; }
.agent-portrait span { position: relative; z-index: 1; padding-bottom: 15px; color: rgba(17,17,17,.55); font-size: 11px; font-weight: 650; letter-spacing: .1em; }
.portrait-two { background: #e7e7e4; }
.portrait-two::before { background: #d1d1cd; }
.portrait-two::after { background: #bfbfba; }
.portrait-three { background: #f1f1ee; }
.portrait-three::before { background: #dadad5; }
.portrait-three::after { background: #c7c7c2; }
.portrait-four { background: #e9e9e6; }
.portrait-four::before { background: #cecec9; }
.portrait-four::after { background: #bababa; }
.agent-card h4 { margin-top: 9px; font-size: 16px; font-weight: 540; letter-spacing: -.02em; }
.agent-card > p:not(.small-label) { margin-top: 3px; color: var(--muted); font-size: 11px; }
.agent-actions { display: grid; grid-template-columns: 1fr 34px; gap: 4px; margin-top: 14px; }
.agent-actions a { display: flex; min-height: 34px; align-items: center; justify-content: center; color: #fff; background: var(--ink); font-size: 10px; }
.agent-actions a:last-child { color: var(--ink); border: 1px solid var(--line); background: transparent; }
.demo-note { margin-top: 18px; color: var(--faint); font-size: 10px; }

.investment-section { background: var(--warm); }
.stats-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 12px; margin-top: 54px; }
.stat-card { min-height: 175px; padding: 22px; background: #fff; }
.stat-card p { color: var(--faint); font-size: 10px; text-transform: uppercase; letter-spacing: .07em; }
.stat-card strong { display: block; margin-top: 14px; font-size: clamp(26px, 3vw, 38px); font-weight: 480; letter-spacing: -.035em; font-variant-numeric: tabular-nums; }
.micro-chart { display: flex; height: 42px; align-items: end; gap: 6px; margin-top: 22px; border-bottom: 1px solid var(--line); }
.micro-chart i { flex: 1; height: var(--h); max-width: 18px; background: #d4d4cf; transform-origin: bottom; transform: scaleY(.05); transition: transform 720ms var(--ease); }
.stat-card:nth-child(2) .micro-chart i { background: #aaa9a4; }
.stat-card:nth-child(3) .micro-chart i { background: #c3c3be; }
.stats-grid.is-animated .micro-chart i { transform: scaleY(1); }
.stats-grid.is-animated i:nth-child(2) { transition-delay: 60ms; }
.stats-grid.is-animated i:nth-child(3) { transition-delay: 120ms; }
.stats-grid.is-animated i:nth-child(4) { transition-delay: 180ms; }
.stats-grid.is-animated i:nth-child(5) { transition-delay: 240ms; }
.stats-grid.is-animated i:nth-child(6) { transition-delay: 300ms; }
.stats-grid.is-animated i:nth-child(7) { transition-delay: 360ms; }
.stats-grid.is-animated i:nth-child(8) { transition-delay: 420ms; }
.investment-heading { margin-top: 76px; }
.investment-list { border-top: 1px solid var(--line); }
.investment-row { display: grid; grid-template-columns: minmax(240px, .8fr) minmax(0, 1.4fr) minmax(150px, .45fr); gap: 28px; padding-block: 20px; border-bottom: 1px solid var(--line); transition: background 300ms ease; }
.investment-row:hover { background: #fafaf8; }
.investment-image { align-self: start; aspect-ratio: 4 / 3; overflow: hidden; }
.investment-image img { width: 100%; height: 100%; object-fit: cover; transition: transform 700ms var(--ease); }
.investment-row:hover .investment-image img { transform: scale(1.02); }
.investment-copy { padding-block: 7px; }
.investment-copy h4 { font-size: 20px; font-weight: 530; letter-spacing: -.025em; }
.investment-copy > p:not(.property-location) { max-width: 580px; margin-top: 17px; color: var(--muted); font-size: 13px; }
.investment-copy > div { display: flex; align-items: center; gap: 20px; margin-top: 20px; }
.investment-copy .button { min-height: 34px; padding: 8px 13px; font-size: 10px; }
.investment-values { display: flex; flex-direction: column; justify-content: center; gap: 18px; padding-left: 24px; border-left: 1px solid var(--line); transition: transform 350ms var(--ease); }
.investment-row:hover .investment-values { transform: translateX(-4px); }
.investment-values div { display: grid; gap: 2px; }
.investment-values dt { color: var(--faint); font-size: 9px; text-transform: uppercase; letter-spacing: .06em; }
.investment-values dd { margin: 0; font-size: 18px; font-weight: 520; font-variant-numeric: tabular-nums; }

.closing-section { background: #fff; }
.closing-panel { display: grid; grid-template-columns: 1.15fr .85fr; min-height: 430px; background: var(--panel); overflow: hidden; }
.closing-copy { display: flex; flex-direction: column; justify-content: center; padding: clamp(40px, 6vw, 82px); }
.closing-copy p { max-width: 530px; margin-top: 22px; color: var(--muted); font-size: 14px; }
.closing-copy > div { display: flex; align-items: center; gap: 24px; margin-top: 30px; }
.closing-collage { position: relative; min-height: 430px; }
.closing-collage img { position: absolute; object-fit: cover; }
.collage-back { top: 14%; left: 0; width: 54%; height: 62%; transform: translateX(-20px); }
.collage-front { right: 10%; bottom: 0; width: 52%; height: 82%; transform: translateX(20px); }
.closing-panel.is-visible .collage-back, .closing-panel.is-visible .collage-front { animation: collage-in 800ms var(--ease) forwards; }
@keyframes collage-in { to { transform: translateX(0); } }

.site-footer { padding: 20px 0 34px; background: #fff; }
.footer-lead { display: grid; grid-template-columns: 1.25fr .55fr; gap: 72px; align-items: start; padding: 90px 0 110px; border-top: 1px solid var(--line); }
.footer-lead h2 { max-width: 680px; }
.trust-block { display: flex; flex-direction: column; align-items: flex-start; padding-top: 7px; }
.trust-block span, .trust-block small { color: var(--faint); font-size: 10px; }
.trust-block strong { margin: 9px 0 2px; font-size: 13px; font-weight: 550; }
.trust-block i { color: var(--trust); font-style: normal; }
.stars { display: inline-flex; gap: 1px; vertical-align: -2px; }
.stars .icon { width: 13px; height: 13px; flex-basis: 13px; fill: currentColor; stroke: none; }
.footer-grid { display: grid; grid-template-columns: 1.3fr 1fr .7fr .7fr; gap: 48px; padding-bottom: 86px; }
.footer-grid > div { display: flex; flex-direction: column; align-items: flex-start; }
.footer-grid p, .footer-grid a { color: var(--muted); font-size: 11px; }
.footer-grid .brand { color: var(--ink); font-size: 10px; }
.footer-grid .brand + p { margin-top: 19px; }
.footer-grid a:not(.brand) { margin-top: 8px; }
.footer-grid a:not(.brand):hover { color: var(--ink); }
.footer-label { margin-bottom: 7px; color: var(--ink) !important; font-weight: 600; }
.footer-bottom { display: flex; justify-content: space-between; gap: 24px; padding-top: 18px; border-top: 1px solid var(--line); color: var(--faint); font-size: 10px; }
.footer-bottom div { display: flex; gap: 22px; }
.footer-bottom a { display: inline-flex; align-items: center; gap: 5px; }
.toast { position: fixed; right: 22px; bottom: 22px; z-index: 200; max-width: 340px; padding: 12px 15px; color: #fff; background: var(--ink); font-size: 12px; opacity: 0; pointer-events: none; transform: translateY(10px); transition: opacity 200ms ease, transform 280ms var(--ease); }
.toast.is-visible { opacity: 1; transform: translateY(0); }

.js .reveal { opacity: 0; transform: translateY(28px); }
.js .reveal.is-visible { opacity: 1; transform: translateY(0); transition: opacity 760ms var(--ease), transform 760ms var(--ease); }
.js .property-card.is-visible:nth-child(3n + 2), .js .agent-card.is-visible:nth-child(2) { transition-delay: 70ms; }
.js .property-card.is-visible:nth-child(3n + 3), .js .agent-card.is-visible:nth-child(3) { transition-delay: 140ms; }
.js .agent-card.is-visible:nth-child(4) { transition-delay: 210ms; }

@media (max-width: 1020px) {
  :root { --page-pad: 30px; --section-space: 110px; }
  .desktop-nav { gap: 18px; margin-left: 0; }
  .hero { min-height: 760px; }
  .hero-inner { grid-template-columns: 1.55fr .8fr; column-gap: 52px; }
  .search-grid { grid-template-columns: repeat(4, 1fr); }
  .filter-toggle, .search-submit { min-height: 50px; }
  .filter-toggle { border-top: 1px solid var(--line); }
  .search-submit { grid-column: span 3; margin: 8px; }
  .property-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 44px 18px; }
  .service-feature { grid-template-columns: .7fr 1fr; }
  .agent-track { grid-template-columns: repeat(2, 1fr); gap: 38px 14px; }
  .investment-row { grid-template-columns: .85fr 1.15fr; }
  .investment-values { grid-column: 2; flex-direction: row; justify-content: flex-start; padding: 20px 0 0; border-top: 1px solid var(--line); border-left: 0; }
}

@media (max-width: 780px) {
  :root { --page-pad: 21px; --section-space: 90px; }
  html { scroll-padding-top: 76px; }
  .site-header { height: 72px; }
  .desktop-nav, .header-cta { display: none; }
  .menu-toggle { display: block; }
  .mobile-menu { inset-block-start: 72px; }
  .hero { --hero-scale: 1.025; min-height: 720px; }
  .hero-inner { grid-template-columns: 1fr; padding-top: 38px; }
  .hero-copy h1 { font-size: clamp(38px, 11.5vw, 48px); }
  .hero-intro { grid-row: 2; margin-top: 27px; padding-top: 0; }
  .hero-media img { position: absolute; inset: auto 0 0; height: calc(100% - 300px); object-fit: cover; object-position: 57% bottom; }
  .section-intro { grid-template-columns: 1fr; }
  .section-intro h2, .closing-copy h2, .footer-lead h2 { font-size: clamp(32px, 9vw, 40px); }
  .section-intro > p { margin-top: 24px; padding-top: 0; }
  .property-search { margin-top: 40px; }
  .search-tabs { padding-inline: 6px; }
  .search-tab { padding-inline: 13px; }
  .search-tab::after { right: 13px; left: 13px; }
  .search-grid { grid-template-columns: 1fr; }
  .field { border-right: 0; border-bottom: 1px solid var(--line); }
  .filter-toggle { border-right: 0; border-top: 0; border-bottom: 1px solid var(--line); }
  .search-submit { grid-column: auto; margin: 8px; }
  .extra-filters { align-items: flex-start; flex-direction: column; gap: 13px; }
  .text-button { margin-left: 0; }
  .collection-heading, .investment-heading { align-items: flex-start; flex-direction: column; gap: 5px; margin-top: 56px; }
  .property-grid { grid-template-columns: 1fr; gap: 46px; }
  .service-feature { grid-template-columns: 1fr; margin-top: 40px; }
  .service-copy { min-height: 520px; padding: 34px 28px; }
  .service-image { height: 430px; min-height: 430px; }
  .plan-card { right: 14px; bottom: 14px; width: 148px; }
  .agents-heading { margin-top: 52px; }
  .agent-track { display: flex; gap: 12px; overflow-x: auto; scroll-snap-type: x mandatory; scrollbar-width: none; }
  .agent-track::-webkit-scrollbar { display: none; }
  .agent-card { flex: 0 0 min(82vw, 330px); scroll-snap-align: start; }
  .stats-grid { grid-template-columns: 1fr; }
  .investment-row { grid-template-columns: 1fr; gap: 20px; padding-block: 26px; }
  .investment-image img { min-height: 0; }
  .investment-values { grid-column: 1; display: grid; grid-template-columns: repeat(3, 1fr); gap: 12px; }
  .investment-values dd { font-size: 16px; }
  .closing-panel { grid-template-columns: 1fr; }
  .closing-copy { padding: 48px 28px; }
  .closing-copy > div { align-items: flex-start; flex-direction: column; gap: 18px; }
  .closing-collage { min-height: 390px; }
  .footer-lead { grid-template-columns: 1fr; gap: 48px; padding: 72px 0 90px; }
  .footer-grid { grid-template-columns: 1fr 1fr; gap: 48px 24px; }
  .footer-bottom { align-items: flex-start; flex-direction: column; }
}

@media (max-width: 460px) {
  .hero-copy h1 { font-size: 38px; }
  .hero { min-height: 680px; }
  .hero-media img { height: calc(100% - 300px); }
  .property-image img { aspect-ratio: 4 / 3.2; }
  .service-copy { min-height: 480px; }
  .service-image { height: 340px; min-height: 340px; }
  .agent-portrait { min-height: 250px; }
  .investment-values { grid-template-columns: 1fr; }
  .closing-collage { min-height: 340px; }
  .footer-grid { grid-template-columns: 1fr; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; scroll-behavior: auto !important; }
  .js .reveal { opacity: 1; transform: none; }
  .hero-media img, .collage-back, .collage-front { transform: none !important; }
  .micro-chart i { transform: scaleY(1) !important; }
}