:root{
  /* espresso brown and gold, warm off-white */
  --night:#221813; --night-2:#33251D; --ink:#141414; --slate:#66615A;
  --mist:#F1ECE2; --white:#FAF8F3; --line:#E2DCCF;
  --jade:#C9A24B; --jade-deep:#8A6A22; --amber:#B4551F;
  --ease:cubic-bezier(.2,.8,.2,1); --ease-io:cubic-bezier(.76,0,.24,1);
  --wrap:1180px; --pad:clamp(20px,4vw,40px);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--white);color:var(--ink);font:17px/1.6 "Instrument Sans",system-ui,-apple-system,Segoe UI,sans-serif;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;display:block}
[hidden]{display:none!important}
a{color:inherit}
h1,h2,h3{font-family:"Bricolage Grotesque",system-ui,sans-serif;font-weight:600;line-height:1.04;margin:0;letter-spacing:-.025em}
h2{font-size:clamp(2.1rem,5vw,3.6rem)}
h3{font-size:clamp(1.3rem,2.2vw,1.7rem);letter-spacing:-.015em}
p{margin:0 0 1em}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 var(--pad)}
.sec{padding:clamp(72px,10vw,130px) 0}
.sec-mist{background:var(--mist)}
section[id]{scroll-margin-top:72px}
.sec-head{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap;margin-bottom:clamp(32px,5vw,56px)}
.sec-head p{max-width:30em;color:var(--slate);margin:0}
:focus-visible{outline:2px solid var(--jade);outline-offset:3px;border-radius:4px}

/* ---------- motion primitives ---------- */
.js [data-r]{opacity:0;transform:translateY(44px);filter:blur(10px);transition:opacity 1s var(--ease),transform 1.1s var(--ease),filter 1s var(--ease);transition-delay:var(--d,0ms)}
.js [data-r].in{opacity:1;transform:none;filter:none}
.w{display:inline-block;overflow:hidden;vertical-align:top;padding-bottom:.12em;margin-bottom:-.12em}
.w>i{display:inline-block;font-style:normal;transform:translateY(115%) rotate(9deg);transform-origin:0 100%;transition:transform 1.1s var(--ease);transition-delay:var(--d,0ms)}

/* words that light up as you scroll */
.js [data-scrub] span{opacity:.16;transition:opacity .5s var(--ease)}
.js [data-scrub] span.lit{opacity:1}

/* hero drifts and fades as you scroll away */
.hero-grid>div:first-child{transform:translateY(var(--hy,0px));opacity:var(--ho,1);will-change:transform,opacity}

/* dark sections open up to full width as they arrive */
.areas,.contact{clip-path:inset(0 var(--in,0px) 0 var(--in,0px) round var(--rd,0px))}

.in .w>i,.w.in>i{transform:none}

/* ---------- loader curtain ---------- */
.curtain{position:fixed;inset:0;z-index:100;background:var(--night);display:flex;align-items:center;justify-content:center;color:#fff;transition:transform .9s var(--ease-io)}
.curtain span{font-family:"Bricolage Grotesque",sans-serif;font-size:clamp(1.4rem,3vw,2rem);font-weight:600;letter-spacing:-.02em;opacity:0;animation:pulseIn .7s .1s var(--ease) forwards}
.curtain.up{transform:translateY(-100%)}
html:not(.js) .curtain,.seen .curtain{display:none}
@keyframes pulseIn{from{opacity:0;transform:translateY(10px)}to{opacity:1;transform:none}}
.curtain::after{content:"";position:absolute;left:50%;top:calc(50% + 34px);width:180px;height:2px;margin-left:-90px;background:var(--jade);transform:scaleX(0);transform-origin:0 50%;animation:loadbar .8s .1s var(--ease-io) forwards}
@keyframes loadbar{to{transform:scaleX(1)}}

/* ---------- progress + header ---------- */
.progress{position:fixed;top:0;left:0;height:3px;width:100%;background:var(--jade);transform-origin:0 50%;transform:scaleX(0);z-index:60}
header{position:fixed;top:0;left:0;right:0;z-index:50;color:#fff;transition:transform .5s var(--ease),background .4s,color .4s,box-shadow .4s}
header.solid{background:rgba(250,248,243,.92);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);color:var(--ink);box-shadow:0 1px 0 var(--line)}
header.scrolled:not(.solid):not(.menu){background:rgba(34,24,19,.85);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px)}
header.hide{transform:translateY(-100%)}
.bar{display:flex;align-items:center;justify-content:space-between;gap:20px;padding:16px var(--pad);max-width:1320px;margin:0 auto}
.brand{text-decoration:none;line-height:1.15;display:flex;flex-direction:column}
.brand b{font-family:"Bricolage Grotesque",sans-serif;font-size:1.3rem;font-weight:600;letter-spacing:-.02em}
.brand span{font-size:.9rem;font-weight:600;opacity:.92}
nav{display:flex;align-items:center;gap:30px}
nav a.l{text-decoration:none;font-size:.95rem;font-weight:500;position:relative;padding:4px 0}
nav a.l::after{content:"";position:absolute;left:0;bottom:0;height:1.5px;width:100%;background:currentColor;transform:scaleX(0);transform-origin:100% 50%;transition:transform .45s var(--ease)}
nav a.l:hover::after{transform:scaleX(1);transform-origin:0 50%}
#menuBtn{display:none;background:none;border:0;color:inherit;font:inherit;font-weight:600;padding:8px 0;cursor:pointer}

/* ---------- buttons ---------- */
.btn{white-space:nowrap;--bg:var(--jade);--fg:var(--night);position:relative;display:inline-flex;align-items:center;gap:10px;padding:15px 26px;border-radius:999px;font:inherit;font-weight:600;text-decoration:none;border:1.5px solid var(--bg);color:var(--fg);background:var(--bg);overflow:hidden;cursor:pointer;isolation:isolate;transition:color .45s var(--ease),transform .3s var(--ease)}
.btn::before{content:"";position:absolute;inset:-1px;background:var(--hover,#fff);border-radius:inherit;transform:translateY(101%);transition:transform .5s var(--ease);z-index:-1}
.btn:hover::before{transform:none}
.btn:active{transform:scale(.97)}
.btn-line{--bg:transparent;border-color:currentColor;color:inherit;--hover:var(--jade)}
.btn-line:hover{color:var(--night);border-color:var(--jade)}
.btn-dark{--bg:var(--night);--fg:#fff;--hover:var(--jade)}
.btn-dark:hover{color:var(--night);border-color:var(--jade)}
.btn-sm{padding:10px 18px;font-size:.92rem}

/* ---------- hero ---------- */
.hero{position:relative;background:var(--night);color:#fff;min-height:min(100svh,920px);display:flex;align-items:center;padding:110px 0 clamp(40px,6vw,72px);overflow:hidden}
.hero::before{content:"";position:absolute;width:70vw;height:70vw;right:-20vw;top:-25vw;border-radius:50%;background:radial-gradient(closest-side,rgba(201,162,75,.22),transparent);animation:drift 14s ease-in-out infinite alternate;pointer-events:none}
@keyframes drift{to{transform:translate(-8vw,10vw) scale(1.15)}}
.hero-grid{position:relative;display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(32px,6vw,96px);align-items:center;width:100%}
.role{display:inline-flex;align-items:center;gap:12px;font-size:.92rem;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--jade);margin-bottom:22px}
.role::before{content:"";width:36px;height:1.5px;background:currentColor}
h1{font-size:clamp(3.4rem,10vw,8.6rem);font-weight:700;line-height:.9;letter-spacing:-.045em}
.hero h1 .w:last-child{color:var(--jade)}
.lead{font-size:clamp(1.08rem,1.5vw,1.22rem);color:#D9D4CA;max-width:28em;margin:26px 0 32px}
.cred{display:flex;align-items:center;gap:26px;margin-top:40px;padding-top:26px;border-top:1px solid rgba(255,255,255,.12);max-width:30em}
.cred div{display:flex;align-items:center;gap:12px}
.cred div+div{padding-left:26px;border-left:1px solid rgba(255,255,255,.14)}
.cred .clogo{height:34px;margin:0}
.cred small{display:block;font-size:.72rem;letter-spacing:.06em;text-transform:uppercase;color:#A8A29A}
.cred strong{display:block;font-size:.98rem;font-weight:600}
.cta{display:flex;flex-wrap:wrap;gap:12px}
.pwrap{position:relative;width:100%;max-width:470px;justify-self:end}
.pwrap::before{content:"";position:absolute;inset:0;transform:translate(18px,18px);border:1.5px solid rgba(201,162,75,.55);border-radius:28px;pointer-events:none}
.feature{position:absolute;left:-28px;bottom:36px;z-index:2;display:flex;align-items:center;gap:14px;padding:14px 18px 14px 14px;border-radius:18px;background:rgba(34,24,19,.8);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);border:1px solid rgba(255,255,255,.12);color:#fff;text-decoration:none;box-shadow:0 24px 50px -20px rgba(0,0,0,.7);transition:transform .4s var(--ease),border-color .4s}
.feature:hover{transform:translateY(-4px);border-color:var(--jade)}
.feature img{width:56px;height:56px;border-radius:12px;object-fit:cover}
.feature small{display:block;font-size:.72rem;letter-spacing:.06em;text-transform:uppercase;color:var(--jade)}
.feature b{display:block;font-family:"Bricolage Grotesque",sans-serif;font-size:1.15rem;font-weight:600}
.feature span{display:block;font-size:.85rem;color:#D9D4CA}
.portrait{position:relative;aspect-ratio:4/5;border-radius:26px;overflow:hidden;background:var(--night-2);clip-path:inset(100% 0 0 0 round 26px);transition:clip-path 1.3s var(--ease-io) .35s,transform .5s var(--ease)}
.portrait::after{content:"";position:absolute;inset:0;border-radius:inherit;pointer-events:none;background:linear-gradient(transparent 62%,rgba(34,24,19,.5));box-shadow:inset 0 0 0 1px rgba(201,162,75,.4)}
.loaded .portrait{clip-path:inset(0 0 0 0 round 26px)}
html:not(.js) .portrait{clip-path:none}
.portrait img{width:100%;height:116%;object-fit:cover;object-position:50% 0;transform:translateY(var(--py,0)) scale(1.02);will-change:transform}
.portrait .mono{position:absolute;inset:0;display:none;align-items:center;justify-content:center;font-family:"Bricolage Grotesque",sans-serif;font-size:6rem;font-weight:700;color:var(--jade)}
.portrait.noimg .mono{display:flex}
.portrait.noimg img{display:none}
.scrollcue{position:absolute;right:var(--pad);bottom:28px;font-size:.85rem;color:#A8A29A;display:flex;align-items:center;gap:10px}
.scrollcue::after{content:"";width:1px;height:44px;background:linear-gradient(var(--jade),transparent);animation:cue 1.8s var(--ease-io) infinite;transform-origin:50% 0}
@keyframes cue{0%{transform:scaleY(0)}50%{transform:scaleY(1);transform-origin:50% 0}51%{transform-origin:50% 100%}100%{transform:scaleY(0);transform-origin:50% 100%}}

/* ---------- ticker ---------- */
.ticker{background:var(--jade);color:var(--night);overflow:hidden;padding:18px 0;font-family:"Bricolage Grotesque",sans-serif;font-weight:600;font-size:clamp(1.1rem,2vw,1.5rem);letter-spacing:-.01em}
.ticker-track{display:flex;width:max-content;animation:tick 32s linear infinite}
.ticker:hover .ticker-track{animation-play-state:paused}
.ticker span{padding:0 28px;white-space:nowrap;display:flex;align-items:center;gap:56px}
.ticker span::after{content:"";width:9px;height:9px;border-radius:50%;background:var(--night)}
@keyframes tick{to{transform:translateX(-50%)}}

/* ---------- about ---------- */
.about{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,90px);align-items:start}
.about .big{font-family:"Bricolage Grotesque",sans-serif;font-size:clamp(1.5rem,2.7vw,2.2rem);line-height:1.22;letter-spacing:-.02em;font-weight:500;margin:22px 0 26px}
.bio p{color:var(--slate);max-width:34em}
.motto{font-family:"Bricolage Grotesque",sans-serif;font-size:1.25rem;font-weight:600;letter-spacing:-.01em;color:var(--jade-deep);margin:6px 0 0;padding-left:16px;border-left:3px solid var(--jade)}
.facts{list-style:none;margin:0;padding:0}
.facts li{display:flex;justify-content:space-between;gap:20px;padding:20px 0;border-bottom:1px solid var(--line);position:relative}
.facts li:first-child{border-top:1px solid var(--line)}
.facts span{color:var(--slate)}
.facts b{text-align:right;font-weight:600}
.facts b small{display:block;font-weight:400;color:var(--slate)}
.facts a{color:var(--jade-deep);text-decoration-thickness:1.5px;text-underline-offset:3px}
.flogo{display:block;margin-bottom:14px}
.flogo img{height:52px;width:auto}
.clogo{display:flex;align-items:flex-end;height:56px;margin-bottom:12px}
.clogo img{max-height:100%;width:auto}

/* ---------- services ---------- */
.svc{border-top:1px solid var(--line)}
.svc-row{position:relative;display:grid;grid-template-columns:1fr 1.2fr auto;gap:28px;align-items:center;padding:clamp(24px,3.4vw,40px) clamp(0px,2vw,24px);border-bottom:1px solid var(--line);text-decoration:none;overflow:hidden;isolation:isolate;transition:color .5s var(--ease),padding .5s var(--ease)}
.svc-row::before{content:"";position:absolute;inset:0;background:var(--night);transform:translateY(101%);transition:transform .6s var(--ease);z-index:-1}
.svc-row h3{font-size:clamp(1.7rem,3.6vw,2.8rem)}
.svc-row p{margin:0;color:var(--slate);transition:color .5s var(--ease)}
.svc-row .go{width:54px;height:54px;border-radius:50%;border:1.5px solid currentColor;display:grid;place-items:center;transition:transform .5s var(--ease),background .5s,color .5s,border-color .5s}
.svc-row .go svg{width:20px;height:20px;transition:transform .5s var(--ease)}
.svc-row:hover,.svc-row:focus-visible{color:#fff;padding-left:clamp(16px,3vw,40px);padding-right:clamp(16px,3vw,40px)}
.svc-row:hover::before,.svc-row:focus-visible::before{transform:none}
.svc-row:hover p,.svc-row:focus-visible p{color:#D9D4CA}
.svc-row:hover .go,.svc-row:focus-visible .go{background:var(--jade);border-color:var(--jade);color:var(--night)}
.svc-row:hover .go svg{transform:rotate(-45deg)}

.known{display:flex;flex-wrap:wrap;align-items:center;gap:12px 18px;margin-top:32px}
.known span{font-weight:600}
.known ul{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:8px}
.known li{padding:8px 16px;border-radius:999px;background:var(--white);border:1px solid var(--line);font-size:.93rem}

/* ---------- areas ---------- */
.areas{background:var(--night);color:#fff;position:relative;overflow:hidden}
.areas .sec-head p{color:#D9D4CA}
.region{display:grid;grid-template-columns:minmax(180px,.32fr) 1fr;gap:clamp(16px,4vw,56px);padding:clamp(24px,3.4vw,40px) 0;border-top:1px solid rgba(255,255,255,.16)}
.region:last-child{border-bottom:1px solid rgba(255,255,255,.16)}
.region h3{font-size:clamp(1.4rem,2.4vw,2rem)}
.region h3 small{display:block;font-family:"Instrument Sans",sans-serif;font-size:.92rem;font-weight:400;letter-spacing:0;color:#A8A29A;margin-top:8px;line-height:1.45}
.places{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:10px}
.places a{display:block;padding:10px 18px;border-radius:999px;border:1px solid rgba(255,255,255,.24);text-decoration:none;font-weight:500;transition:background .4s var(--ease),color .4s var(--ease),border-color .4s var(--ease),transform .4s var(--ease)}
.places a:hover,.places a:focus-visible{background:var(--jade);border-color:var(--jade);color:var(--night);transform:translateY(-3px)}
.js .places li{opacity:0;transform:translateY(14px) scale(.96);transition:opacity .6s var(--ease),transform .6s var(--ease);transition-delay:calc(var(--i)*35ms)}
.js .region.in .places li{opacity:1;transform:none}

/* ---------- listings ---------- */
.tabs{position:relative;display:inline-flex;background:var(--white);border:1px solid var(--line);border-radius:999px;padding:5px}
.tabs .pill{position:absolute;top:5px;bottom:5px;left:0;width:0;border-radius:999px;background:var(--night);transition:transform .55s var(--ease),width .55s var(--ease)}
.tab{position:relative;z-index:1;border:0;background:none;padding:12px 24px;border-radius:999px;font:inherit;font-weight:600;color:var(--slate);cursor:pointer;transition:color .4s}
.tab[aria-selected="true"]{color:#fff}
.lbar{display:flex;justify-content:space-between;align-items:center;gap:16px;flex-wrap:wrap;margin:26px 0 24px}
.lbar p{margin:0;color:var(--slate)}
#listBody{transition:opacity .35s var(--ease),transform .35s var(--ease)}
#listBody.swap{opacity:0;transform:translateY(16px)}
.grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:24px}
.listing{background:var(--white);border-radius:20px;overflow:hidden;text-decoration:none;display:flex;flex-direction:column;border:1px solid var(--line);transition:transform .35s var(--ease),box-shadow .6s var(--ease);animation:rise .8s var(--ease) both;animation-delay:calc(var(--i,0)*90ms)}
@keyframes rise{from{opacity:0;transform:translateY(30px)}}
.listing:hover{transform:perspective(900px) rotateX(var(--rx,0deg)) rotateY(var(--ry,0deg)) translateY(-8px);box-shadow:0 30px 50px -30px rgba(0,0,0,.45)}
.listing .ph{aspect-ratio:4/3;overflow:hidden;background:#DDD8C8}
.listing .ph div{width:100%;height:100%;background:center/cover;transition:transform 1.1s var(--ease)}
.listing:hover .ph div{transform:scale(1.08)}
.listing .bd{padding:20px 22px 22px}
.listing .pr{font-family:"Bricolage Grotesque",sans-serif;font-size:1.6rem;font-weight:600;letter-spacing:-.02em}
.listing .ad{font-weight:600;margin:2px 0 4px}
.listing .mt{color:var(--slate);font-size:.93rem;display:flex;flex-wrap:wrap;gap:4px 14px}
.listing .br{margin-top:14px;padding-top:12px;border-top:1px solid var(--line);font-size:.82rem;color:var(--slate)}
.empty{position:relative;overflow:hidden;background:var(--night);color:#fff;border-radius:24px;padding:clamp(40px,6vw,80px) 24px;text-align:center;animation:rise .8s var(--ease) both}
.empty::before{content:"";position:absolute;width:520px;height:520px;right:-160px;top:-260px;border-radius:50%;background:radial-gradient(closest-side,rgba(201,162,75,.25),transparent);pointer-events:none}
.empty h3{position:relative;margin-bottom:10px}
.empty p{position:relative;color:#D9D4CA;max-width:34em;margin:0 auto 26px}
.empty .cta{position:relative;justify-content:center}
.updated{font-size:.85rem;color:var(--slate);margin-top:16px}

/* ---------- guides ---------- */
.guides{display:grid;grid-template-columns:1fr 1fr;gap:clamp(36px,6vw,90px)}
.guides h3{font-size:clamp(1.6rem,3vw,2.3rem);margin-bottom:28px}
.steps{list-style:none;margin:0;padding:0;position:relative;counter-reset:s}
.steps::before,.steps::after{content:"";position:absolute;left:17px;top:8px;bottom:8px;width:2px;background:var(--line)}
.steps::after{background:var(--jade);transform-origin:50% 0;transform:scaleY(var(--p,0))}
.steps li{position:relative;padding:0 0 26px 58px;counter-increment:s}
.steps li:last-child{padding-bottom:0}
.steps li::before{content:counter(s);position:absolute;left:0;top:-4px;width:36px;height:36px;border-radius:50%;background:var(--white);border:2px solid var(--line);display:grid;place-items:center;font-weight:600;font-size:.9rem;z-index:1;transition:border-color .5s,background .5s,color .5s}
.steps li.on::before{border-color:var(--jade);background:var(--jade);color:var(--night)}
.steps b{display:block;font-size:1.08rem}
.steps span{color:var(--slate)}

/* ---------- contact ---------- */
.contact{position:relative;background:var(--night);color:#fff;overflow:hidden}
.contact::before{content:"";position:absolute;width:560px;height:560px;left:var(--mx,70%);top:var(--my,30%);transform:translate(-50%,-50%);border-radius:50%;background:radial-gradient(closest-side,rgba(201,162,75,.2),transparent);pointer-events:none;transition:left .6s var(--ease),top .6s var(--ease)}
.cgrid{position:relative;display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,90px);align-items:start}
.contact h2{font-size:clamp(2.4rem,6vw,4.6rem);margin-bottom:28px}
.phone{font-family:"Bricolage Grotesque",sans-serif;font-size:clamp(2rem,4.4vw,3.4rem);font-weight:600;letter-spacing:-.03em;text-decoration:none;color:var(--jade);display:inline-block;background:linear-gradient(currentColor,currentColor) 0 100%/0 2px no-repeat;transition:background-size .6s var(--ease)}
.phone:hover{background-size:100% 2px}
.clist{list-style:none;padding:0;margin:26px 0 0}
.clist li{padding:16px 0;border-top:1px solid rgba(255,255,255,.16)}
.clist small{display:block;font-size:.84rem;color:#A8A29A}
.clist strong{font-size:1.15rem}
.clist a{text-underline-offset:3px}
form{background:var(--white);color:var(--ink);border-radius:26px;padding:clamp(22px,3vw,36px)}
.field{position:relative;margin-bottom:18px}
.field label{display:block;font-size:.88rem;font-weight:600;margin-bottom:6px}
.field input,.field select,.field textarea{width:100%;padding:13px 2px;border:0;border-bottom:1.5px solid var(--line);border-radius:0;font:inherit;color:var(--ink);background:transparent;outline:0}
.field textarea{min-height:92px;resize:vertical}
.field::after{content:"";position:absolute;left:0;right:0;bottom:0;height:2px;background:var(--jade-deep);transform:scaleX(0);transform-origin:0 50%;transition:transform .5s var(--ease)}
.field:focus-within::after{transform:scaleX(1)}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.fine{font-size:.82rem;color:var(--slate);margin:14px 0 0}

/* ---------- footer ---------- */
footer{background:#17100C;color:#B5AFA5;padding:56px 0 36px;font-size:.92rem}
.ftop{display:flex;justify-content:space-between;gap:32px;flex-wrap:wrap;margin-bottom:28px}
.fbrk{font-family:"Bricolage Grotesque",sans-serif;color:#fff;font-size:1.7rem;font-weight:600;letter-spacing:-.02em}
footer strong{color:#fff}
.legal{border-top:1px solid rgba(255,255,255,.12);padding-top:20px;font-size:.8rem;line-height:1.65}
footer a{text-underline-offset:3px}

/* ---------- area pages ---------- */
.doc-nav{display:flex;align-items:center;gap:22px;font-weight:500;font-size:.95rem}
.doc-nav a:not(.btn){text-decoration:none}
.area-hero{background:var(--night);color:#fff;padding:clamp(48px,7vw,96px) 0;position:relative;overflow:hidden}
.area-hero::before{content:"";position:absolute;width:60vw;height:60vw;right:-20vw;top:-30vw;border-radius:50%;background:radial-gradient(closest-side,rgba(201,162,75,.2),transparent);pointer-events:none}
.area-hero .wrap{position:relative}
.area-hero h1{font-size:clamp(2.8rem,8vw,6rem);margin:6px 0 0}
.crumbs{font-size:.85rem;color:#A8A29A;margin-bottom:26px}
.crumbs a{color:#D9D4CA;text-decoration:none}
.area-grid{display:grid;grid-template-columns:1.4fr .9fr;gap:clamp(32px,6vw,80px);align-items:start}
.area-grid h2{font-size:clamp(1.5rem,2.6vw,2rem);margin:0 0 14px}
.area-grid h2:not(:first-child){margin-top:40px}
.area-grid>div p{color:var(--slate);max-width:36em}
.known-list{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:8px}
.known-list li{padding:8px 16px;border-radius:999px;background:var(--mist);border:1px solid var(--line);font-size:.93rem}
.area-card{position:sticky;top:24px;background:var(--mist);border:1px solid var(--line);border-radius:24px;padding:28px}
.area-card h3{font-size:1.35rem;margin-bottom:10px}
.area-card p{color:var(--slate)}
.area-card .fine a{color:var(--jade-deep)}
.near-h{margin-top:28px}
.near{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:8px}
.near a{display:block;padding:7px 14px;border-radius:999px;border:1px solid var(--line);background:var(--white);text-decoration:none;font-size:.9rem}
.near a:hover{border-color:var(--jade)}
.allareas{margin-top:36px}
@media (max-width:940px){.area-grid{grid-template-columns:1fr}.area-card{position:static}.doc-nav a:not(.btn){display:none}}

/* ---------- privacy page ---------- */
header.doc-head{position:relative;background:var(--night);color:#fff}
.doc{max-width:760px}
.doc h1{font-size:clamp(2.4rem,6vw,4rem);line-height:1;margin-bottom:12px}
.doc h2{font-size:1.45rem;margin:40px 0 10px}
.doc .updated{margin:0 0 8px}
.doc a{color:var(--jade-deep);text-underline-offset:3px}

/* ---------- responsive ---------- */
@media (max-width:940px){
  .hero{align-items:center}
  .hero-grid,.about,.guides,.cgrid,.region{grid-template-columns:1fr}
  .pwrap{max-width:420px;justify-self:start;margin-top:8px}
  .portrait{aspect-ratio:1/1}
  .feature{left:12px;bottom:12px}
  .grid{grid-template-columns:1fr 1fr}
  .svc-row{grid-template-columns:1fr auto}
  .svc-row p{grid-column:1/-1;grid-row:2}
  .scrollcue{display:none}
  #menuBtn{display:block}
  nav{position:fixed;inset:0;background:var(--night);color:#fff;flex-direction:column;justify-content:center;align-items:flex-start;gap:8px;padding:0 var(--pad);clip-path:inset(0 0 100% 0);transition:clip-path .7s var(--ease-io);z-index:-1}
  nav.open{clip-path:inset(0)}
  nav a.l{font-family:"Bricolage Grotesque",sans-serif;font-size:2.6rem;font-weight:600;letter-spacing:-.03em;opacity:0;transform:translateY(24px);transition:opacity .6s var(--ease),transform .6s var(--ease)}
  nav.open a.l{opacity:1;transform:none;transition-delay:calc(.15s + var(--n)*70ms)}
  nav .btn{margin-top:22px}
  header.menu{color:#fff;background:transparent;box-shadow:none;backdrop-filter:none}
}
@media (max-width:620px){
  .row2{grid-template-columns:1fr}
  .grid{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;gap:14px;margin:0 calc(-1*var(--pad));padding:0 var(--pad) 12px;scrollbar-width:none}
  .grid::-webkit-scrollbar{display:none}
  .grid .listing{flex:0 0 82%;scroll-snap-align:start}
  .places{gap:8px}
  .places a{padding:8px 14px;font-size:.92rem}
  .cred{flex-wrap:wrap;gap:16px 20px}
  .cred div+div{padding-left:0;border-left:0}
  .cred{flex-direction:column;align-items:flex-start}
  .cred .clogo{width:64px}
  .cred .clogo{height:26px}
  .pwrap::before{display:none}
  .tab{padding:11px 16px;font-size:.95rem}
}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation:none!important;transition:none!important}
  .js [data-r],.js .places li{opacity:1;transform:none;filter:none}
  .js [data-scrub] span{opacity:1}
  .w>i{transform:none}
  .portrait{clip-path:none}
  .curtain{display:none}
}

/* ============================================================
   INNER PAGES (about, services, listings, buy & sell, contact, areas)
   ============================================================ */
/* page transitions: native cross-document View Transitions where supported, a fade otherwise */
@view-transition{navigation:auto}
::view-transition-old(root){animation:vtOut .35s var(--ease-io) both}
::view-transition-new(root){animation:vtIn .55s var(--ease) both}
@keyframes vtOut{to{opacity:0;transform:translateY(-24px) scale(.985);filter:blur(6px)}}
@keyframes vtIn{from{opacity:0;transform:translateY(32px);filter:blur(8px)}}
body{animation:pageIn .7s var(--ease) both}
@keyframes pageIn{from{opacity:0;transform:translateY(18px)}}
html.leaving body{opacity:0;transform:translateY(-14px);filter:blur(6px);transition:opacity .35s var(--ease-io),transform .35s var(--ease-io),filter .35s}

.page-hero{position:relative;background:var(--night);color:#fff;padding:150px 0 clamp(56px,8vw,110px);overflow:hidden}
.page-hero::before{content:"";position:absolute;width:70vw;height:70vw;right:-25vw;top:-35vw;border-radius:50%;background:radial-gradient(closest-side,rgba(201,162,75,.22),transparent);animation:drift 14s ease-in-out infinite alternate;pointer-events:none}
.page-hero::after{content:"";position:absolute;inset:auto 0 0 0;height:1px;background:linear-gradient(90deg,transparent,rgba(201,162,75,.5),transparent)}
.page-hero .wrap{position:relative}
.page-hero h1{font-size:clamp(2.8rem,8.5vw,7rem)}
.page-hero h1 .w:last-child{color:var(--jade)}
.page-hero .lead{max-width:36em}
.page-hero .crumbs{margin-bottom:24px}
.ph-grid{display:grid;grid-template-columns:1.2fr .8fr;gap:clamp(32px,6vw,90px);align-items:center}
.quick{display:flex;flex-wrap:wrap;gap:10px;margin-top:30px}
.quick span{padding:8px 14px;border-radius:999px;border:1px solid rgba(255,255,255,.18);font-size:.88rem;color:#D9D4CA;backdrop-filter:blur(6px)}

/* section heading + kicker */
.kicker{display:inline-flex;align-items:center;gap:10px;font-size:.8rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--jade-deep);margin-bottom:14px}
.kicker::before{content:"";width:26px;height:1.5px;background:var(--jade)}
.dark .kicker,.page-hero .kicker{color:var(--jade)}
.prose p{color:var(--slate);font-size:1.08rem;max-width:40em}
.prose p:first-child::first-letter{font-family:"Bricolage Grotesque",sans-serif;float:left;font-size:3.6em;line-height:.85;padding:6px 10px 0 0;color:var(--jade-deep);font-weight:700}

/* two-column with sticky table of contents */
.with-toc{display:grid;grid-template-columns:230px 1fr;gap:clamp(32px,5vw,72px);align-items:start}
.toc{position:sticky;top:96px;display:flex;flex-direction:column;gap:2px;border-left:1px solid var(--line);padding-left:16px}
.toc a{text-decoration:none;color:var(--slate);font-size:.92rem;padding:6px 0;position:relative;transition:color .3s}
.toc a::before{content:"";position:absolute;left:-17px;top:6px;bottom:6px;width:2px;background:var(--jade);transform:scaleY(0);transition:transform .4s var(--ease)}
.toc a.on,.toc a:hover{color:var(--ink)}
.toc a.on::before{transform:none}
.block{padding:clamp(28px,4vw,48px) 0;border-bottom:1px solid var(--line);scroll-margin-top:90px}
.block:first-child{padding-top:0}
.block:last-child{border-bottom:0}
.block h2{font-size:clamp(1.7rem,3.2vw,2.5rem);margin-bottom:18px}
.block>p{color:var(--slate);max-width:42em}

/* cards */
.cards{display:grid;grid-template-columns:repeat(auto-fill,minmax(250px,1fr));gap:16px}
.card{position:relative;background:var(--white);border:1px solid var(--line);border-radius:20px;padding:22px 22px 24px;overflow:hidden;transition:transform .5s var(--ease),box-shadow .5s var(--ease),border-color .5s}
.card::after{content:"";position:absolute;inset:0;background:radial-gradient(400px circle at var(--cx,50%) var(--cy,0%),rgba(201,162,75,.16),transparent 45%);opacity:0;transition:opacity .4s;pointer-events:none}
.card:hover{transform:translateY(-6px);box-shadow:0 26px 50px -30px rgba(0,0,0,.35);border-color:rgba(201,162,75,.6)}
.card:hover::after{opacity:1}
.card h3{font-size:1.2rem;margin-bottom:8px}
.card p{color:var(--slate);margin:0;font-size:.97rem}
.card .num{font-family:"Bricolage Grotesque",sans-serif;font-size:.85rem;font-weight:700;color:var(--jade-deep);margin-bottom:14px;display:block}
.cards.dark .card{background:#2B201A;border-color:rgba(255,255,255,.1);color:#fff}
.cards.dark .card p{color:#C9C3B8}
.ticks{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(auto-fill,minmax(260px,1fr));gap:10px 24px}
.ticks li{position:relative;padding-left:30px;color:var(--ink)}
.ticks li::before{content:"";position:absolute;left:0;top:.45em;width:16px;height:16px;border-radius:50%;background:var(--jade);box-shadow:inset 0 0 0 4px var(--white)}
.note{background:var(--mist);border-left:3px solid var(--jade);border-radius:0 14px 14px 0;padding:16px 20px;color:var(--slate);margin-top:18px}

/* FAQ accordion */
.faq details{border-bottom:1px solid var(--line)}
.faq summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;gap:20px;padding:20px 0;font-weight:600;font-size:1.08rem}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-family:"Bricolage Grotesque",sans-serif;font-size:1.6rem;line-height:1;color:var(--jade-deep);transition:transform .45s var(--ease)}
.faq details[open] summary::after{transform:rotate(45deg)}
.faq details p{color:var(--slate);margin:0 0 20px;max-width:46em;animation:faqIn .5s var(--ease)}
@keyframes faqIn{from{opacity:0;transform:translateY(-8px)}}

/* call-to-action band */
.band{position:relative;background:var(--night);color:#fff;border-radius:32px;padding:clamp(36px,6vw,72px);overflow:hidden;text-align:center}
.band::before{content:"";position:absolute;width:600px;height:600px;left:50%;top:-300px;transform:translateX(-50%);border-radius:50%;background:radial-gradient(closest-side,rgba(201,162,75,.28),transparent);animation:pulseGlow 6s ease-in-out infinite alternate}
@keyframes pulseGlow{to{transform:translateX(-50%) scale(1.25);opacity:.7}}
.band>*{position:relative}
.band h2{font-size:clamp(2rem,5vw,3.6rem);margin-bottom:14px}
.band p{color:#D9D4CA;max-width:34em;margin:0 auto 26px}
.band .cta{justify-content:center}

/* stats/values row */
.values{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
.values div{padding:28px;border-radius:22px;background:#2B201A;border:1px solid rgba(255,255,255,.1)}
.values b{display:block;font-family:"Bricolage Grotesque",sans-serif;font-size:clamp(1.6rem,3vw,2.2rem);color:var(--jade);margin-bottom:8px}
.values span{color:#C9C3B8}

/* staggered children reveal */
.js [data-stagger]>*{opacity:0;transform:translateY(26px) scale(.98);transition:opacity .8s var(--ease),transform .9s var(--ease)}
.js [data-stagger].in>*{opacity:1;transform:none}
.js [data-stagger].in>*:nth-child(2){transition-delay:.07s}.js [data-stagger].in>*:nth-child(3){transition-delay:.14s}.js [data-stagger].in>*:nth-child(4){transition-delay:.21s}.js [data-stagger].in>*:nth-child(5){transition-delay:.28s}.js [data-stagger].in>*:nth-child(6){transition-delay:.35s}.js [data-stagger].in>*:nth-child(7){transition-delay:.42s}.js [data-stagger].in>*:nth-child(n+8){transition-delay:.49s}
/* image clip reveal */
.js [data-clip]{clip-path:inset(0 0 100% 0 round 26px);transition:clip-path 1.2s var(--ease-io)}
.js [data-clip].in{clip-path:inset(0 0 0 0 round 26px)}

.split2{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,90px);align-items:start}
.photo{border-radius:26px;overflow:hidden;aspect-ratio:4/5;position:relative}
.photo img{width:100%;height:100%;object-fit:cover}
.map{border:0;width:100%;height:380px;border-radius:24px;filter:grayscale(.3) contrast(1.05)}
.more{margin-top:28px}

@media (max-width:940px){
  .with-toc{grid-template-columns:1fr}
  .toc{display:none}
  .ph-grid,.split2{grid-template-columns:1fr}
  .values{grid-template-columns:1fr}
  .page-hero{padding-top:120px}
}
@media (prefers-reduced-motion:reduce){
  .js [data-stagger]>*{opacity:1;transform:none}
  .js [data-clip]{clip-path:none}
  body{animation:none}
}
nav a.l.cur::after{transform:scaleX(1)}
.fnav a{text-decoration:none;line-height:1.9}