:root {
  --ink: #121614;
  --ink-soft: #24302a;
  --paper: #f4efe6;
  --paper-2: #e7e0d4;
  --white: #fffcf7;
  --brass: #9a7340;
  --brass-deep: #6d5228;
  --cream: #f7f3ec;
  --line: rgba(18, 22, 20, 0.12);
  --muted: #5c655e;
  --good: #1e5a38;
  --bad: #7a332c;
  --serif: "Fraunces", "Iowan Old Style", Palatino, Georgia, serif;
  --sans: "Outfit", "Segoe UI", sans-serif;
  --shadow: 0 30px 70px rgba(18, 20, 16, 0.12);
  --header: 82px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: var(--sans);
  color: var(--ink);
  background:
    radial-gradient(1100px 420px at 0% -8%, rgba(154, 115, 64, 0.14), transparent 55%),
    var(--paper);
  font-size: 17px;
  line-height: 1.55;
  font-weight: 400;
}
img { max-width: 100%; display: block; }
a { color: inherit; }
button, input, select, textarea { font: inherit; color: inherit; }
h1, h2, h3, h4 { font-family: var(--serif); font-weight: 560; letter-spacing: -0.03em; line-height: 1.02; }
p { margin: 0 0 1em; }
::selection { background: #e4d2b0; color: var(--ink); }
:focus-visible { outline: 2px solid var(--brass); outline-offset: 3px; }

.skip {
  position: absolute;
  left: -999px;
  top: 8px;
  background: white;
  padding: 8px 12px;
  z-index: 80;
}
.skip:focus { left: 12px; }

.wrap { width: min(1200px, calc(100% - 40px)); margin: 0 auto; }
.site-header {
  position: sticky;
  top: 0;
  z-index: 30;
  background: rgba(244, 239, 230, 0.86);
  backdrop-filter: blur(18px);
  border-bottom: 1px solid rgba(18, 22, 20, 0.06);
  transition: background 0.35s ease, box-shadow 0.35s ease, color 0.35s ease;
}
.site-header.is-scrolled {
  background: rgba(247, 243, 236, 0.96);
  box-shadow: 0 12px 40px rgba(18, 22, 20, 0.06);
}
.nav {
  width: min(1200px, calc(100% - 48px));
  margin: 0 auto;
  min-height: var(--header);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 20px;
}
.logo {
  text-decoration: none;
  font-family: var(--serif);
  font-size: 1.7rem;
  letter-spacing: -0.04em;
  display: flex;
  align-items: center;
  gap: 10px;
}
.logo::before {
  content: "";
  width: 9px;
  height: 9px;
  border: 1.5px solid currentColor;
  transform: rotate(45deg);
  flex: none;
  opacity: 0.85;
}
.logo span {
  font-family: var(--sans);
  font-size: 0.68rem;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--brass-deep);
  font-weight: 500;
}
.nav-links { display: flex; align-items: center; gap: 28px; }
.nav-links a {
  position: relative;
  text-decoration: none;
  color: var(--ink-soft);
  font-size: 0.95rem;
  letter-spacing: 0.01em;
}
.nav-links a:not(.nav-cta)::after {
  content: "";
  position: absolute;
  left: 0;
  right: 0;
  bottom: -7px;
  height: 1px;
  background: currentColor;
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.35s ease;
}
.nav-links a:hover::after,
.nav-links a[aria-current="page"]::after { transform: scaleX(1); }
.nav-links a[aria-current="page"] { color: var(--ink); }
.nav-cta {
  background: var(--ink) !important;
  color: var(--cream) !important;
  padding: 11px 18px;
  border-radius: 999px;
  box-shadow: none !important;
}
.nav-cta::after { display: none; }
body.is-home .site-header {
  background: linear-gradient(180deg, rgba(10, 14, 12, 0.45), rgba(10, 14, 12, 0));
  border-bottom-color: transparent;
  color: var(--cream);
}
body.is-home .logo span,
body.is-home .nav-links a { color: rgba(247, 243, 236, 0.88); }
body.is-home .nav-cta { background: var(--cream) !important; color: var(--ink) !important; }
body.is-home .site-header.is-scrolled {
  background: rgba(247, 243, 236, 0.96);
  color: var(--ink);
  border-bottom-color: rgba(18, 22, 20, 0.06);
}
body.is-home .site-header.is-scrolled .logo span { color: var(--brass-deep); }
body.is-home .site-header.is-scrolled .nav-links a { color: var(--ink-soft); }
body.is-home .site-header.is-scrolled .nav-links a[aria-current="page"] { color: var(--ink); }
body.is-home .site-header.is-scrolled .nav-cta { background: var(--ink) !important; color: var(--cream) !important; }
.nav-toggle {
  display: none;
  border: 1px solid var(--line);
  background: transparent;
  border-radius: 999px;
  padding: 8px 14px;
  cursor: pointer;
}

.hero { position: relative; margin-top: calc(var(--header) * -1); padding-bottom: 18px; }
.hero-frame {
  position: relative;
  min-height: 100vh;
  margin: 0;
  border-radius: 0 0 32px 32px;
  overflow: hidden;
  background: #101614;
  display: flex;
  align-items: flex-end;
}
.hero-frame > img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  transform: scale(1.06);
  animation: hero-drift 22s ease-in-out alternate infinite;
}
.hero-frame::after {
  content: "";
  position: absolute;
  inset: 0;
  background:
    linear-gradient(90deg, rgba(8, 12, 10, 0.78) 0%, rgba(8, 12, 10, 0.42) 42%, rgba(8, 12, 10, 0.08) 72%),
    linear-gradient(180deg, rgba(8, 12, 10, 0.28) 0%, rgba(8, 12, 10, 0) 28%, rgba(8, 12, 10, 0.55) 100%);
  pointer-events: none;
}
.hero-copy {
  position: relative;
  z-index: 2;
  width: 100%;
  color: var(--cream);
  padding: 140px 0 148px;
}
.hero-copy .wrap {
  width: min(680px, calc(100% - 380px));
  margin-left: max(24px, calc((100% - 1200px) / 2));
  margin-right: auto;
}
.hero-copy h1,
.hero .lede { color: inherit; }
.hero .kicker { color: #e6d3b2; }
.hero .kicker::before { background: #e6d3b2; }
.hero h1 {
  font-size: clamp(3.6rem, 7vw, 7rem);
  max-width: 8.2em;
  text-wrap: balance;
}
.hero .lede { max-width: 32em; color: rgba(247, 243, 236, 0.82); font-size: 1.15rem; }
@keyframes hero-drift {
  from { transform: scale(1.06) translate3d(0, 0, 0); }
  to { transform: scale(1.12) translate3d(0, -1.5%, 0); }
}
.kicker {
  margin: 0 0 10px;
  font-size: 0.75rem;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--brass-deep);
  font-weight: 500;
}
.kicker::before {
  content: "";
  display: inline-block;
  width: 22px;
  height: 1px;
  background: var(--brass);
  margin-right: 10px;
  vertical-align: middle;
}
h1 { margin: 0 0 16px; }
.lede { font-size: 1.12rem; font-weight: 300; max-width: 38em; color: var(--ink-soft); }

.hero .search {
  position: relative;
  z-index: 3;
  margin-top: -78px;
  box-shadow: 0 24px 60px rgba(16, 18, 14, 0.16);
}
.search {
  display: grid;
  grid-template-columns: 0.8fr 1.3fr 0.9fr auto;
  gap: 0;
  padding: 8px;
  background: rgba(255, 252, 247, 0.96);
  border: 1px solid rgba(255, 252, 247, 0.7);
  border-radius: 20px;
  backdrop-filter: blur(16px);
}
.search label + label { border-left: 1px solid var(--line); }
.search label { display: flex; flex-direction: column; gap: 2px; padding: 6px 12px; }
.search label span {
  font-size: 0.68rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--muted);
}
.search input, .search select {
  border: 0;
  background: transparent;
  padding: 2px 0 4px;
  width: 100%;
  outline: none;
}
.search .btn { align-self: stretch; border-radius: 14px; padding-inline: 22px; }

.hero-card {
  position: absolute;
  z-index: 2;
  right: max(24px, calc((100% - 1200px) / 2));
  bottom: 168px;
  width: min(300px, calc(100% - 48px));
  background: rgba(255, 252, 247, 0.92);
  backdrop-filter: blur(16px);
  border-radius: 18px;
  padding: 16px 18px;
  box-shadow: var(--shadow);
}
.hero-card span { display: block; font-size: 0.72rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--brass-deep); }
.hero-card strong { display: block; font-family: var(--serif); font-size: 1.55rem; font-weight: 560; margin: 4px 0; }
.hero-card em { font-style: normal; color: var(--ink-soft); }
.hero-placeholder {
  position: absolute;
  inset: 0;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding: 32px;
  background:
    radial-gradient(700px 320px at 80% 10%, rgba(154, 115, 64, 0.45), transparent 55%),
    linear-gradient(165deg, #24362d, #101513 62%);
  color: #f6f1e8;
}
.hero-placeholder strong { font-family: var(--serif); font-size: clamp(2.4rem, 4vw, 3.6rem); font-weight: 560; line-height: 0.98; }

.section-head {
  display: flex;
  justify-content: space-between;
  align-items: flex-end;
  gap: 20px;
  margin: 78px 0 22px;
}
.section-head h2 { font-size: clamp(2.2rem, 3.4vw, 3.4rem); margin: 0; text-wrap: balance; }
.section-head a {
  color: var(--ink);
  text-decoration: none;
  border-bottom: 1px solid var(--brass);
  padding-bottom: 2px;
  letter-spacing: 0.02em;
}

.stats {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 18px;
  margin-top: 42px;
}
.stat {
  padding: 22px 4px 8px;
  border-top: 1px solid var(--ink);
}
.stat span { display: block; color: var(--muted); font-size: 0.72rem; letter-spacing: 0.16em; text-transform: uppercase; }
.stat strong { display: block; margin-top: 10px; font-family: var(--serif); font-size: clamp(1.8rem, 2.6vw, 2.6rem); font-weight: 560; letter-spacing: -0.03em; }

.feature-grid { display: grid; grid-template-columns: 1.4fr 1fr; gap: 22px; }
.feature-grid .pcard:first-child { grid-row: span 2; }
.feature-grid .pcard:first-child .pcard-media { aspect-ratio: auto; min-height: 560px; height: 100%; }
.feature-grid .pcard:first-child .pcard-float { display: none; }
.feature-grid .pcard:first-child .pcard-meta strong { display: block; }
.feature-grid .pcard:first-child .pcard-meta {
  position: absolute;
  left: 14px;
  right: 14px;
  bottom: 14px;
  background: rgba(255, 252, 248, 0.93);
  backdrop-filter: blur(10px);
  border-radius: 16px;
  padding: 14px 16px;
}
.cards, .similar-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.pcard { position: relative; text-decoration: none; color: inherit; display: flex; flex-direction: column; gap: 14px; }
.pcard-media { position: relative; overflow: hidden; border-radius: 22px; background: #d9d3c7; aspect-ratio: 4/3; box-shadow: 0 16px 40px rgba(18, 20, 16, 0.06); }
.pcard-media img, .ph { width: 100%; height: 100%; object-fit: cover; }
.ph { background: linear-gradient(145deg, #d9d3c7, #b7c0b8); min-height: 180px; }
.pcard-media img { transition: transform 0.9s cubic-bezier(.2,.7,.2,1); }
.pcard:hover img { transform: scale(1.06); }
.pcard-media .pill {
  position: absolute;
  top: 14px;
  left: 14px;
  background: rgba(255, 252, 247, 0.92);
  backdrop-filter: blur(10px);
}
.pcard-float {
  position: absolute;
  right: 14px;
  bottom: 14px;
  background: rgba(18, 22, 20, 0.78);
  color: var(--cream);
  backdrop-filter: blur(10px);
  border-radius: 999px;
  padding: 7px 12px;
  font-size: 0.92rem;
  letter-spacing: 0.01em;
}
.pcard.is-closed img { filter: grayscale(0.4); }
.pcard-meta h3 { margin: 0 0 4px; font-size: 1.55rem; }
.pcard-meta p { margin: 0; color: var(--muted); font-size: 0.95rem; }
.pcard-meta strong { display: none; margin-top: 8px; font-weight: 500; }

.places { display: flex; flex-wrap: wrap; gap: 8px; margin-top: 18px; }
.places a {
  text-decoration: none;
  border: 1px solid var(--line);
  background: rgba(255, 252, 247, 0.72);
  border-radius: 999px;
  padding: 10px 16px;
  font-size: 0.95rem;
  transition: background 0.25s ease, border-color 0.25s ease, transform 0.25s ease;
}
.places a:hover { background: var(--ink); color: var(--cream); border-color: var(--ink); transform: translateY(-1px); }
.places a:hover span { color: rgba(247, 243, 236, 0.7); }
.places a span { color: var(--muted); margin-left: 6px; }

.band.band-solo { grid-template-columns: 1fr; }
.band {
  margin-top: 96px;
  background:
    radial-gradient(520px 220px at 100% 0%, rgba(230, 211, 178, 0.22), transparent 60%),
    #121614;
  color: #f4efe6;
  border-radius: 32px;
  padding: 64px;
  display: grid;
  grid-template-columns: 1.1fr 0.9fr;
  gap: 40px;
  align-items: center;
}
.band h2 { font-size: clamp(2.2rem, 4vw, 3.5rem); margin: 8px 0 16px; }
.band .lede { color: rgba(244, 239, 230, 0.78); }
.band .btn { background: #f4efe6; color: #141816; border-color: #f4efe6; }
.quote { margin: 0; font-family: var(--serif); font-size: 1.7rem; font-weight: 500; line-height: 1.25; }
.quote footer { margin-top: 16px; font-family: var(--sans); font-size: 0.92rem; letter-spacing: 0.04em; color: rgba(244,239,230,.7); }

.agent-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 18px; }
.agent-card { text-decoration: none; color: inherit; }
.agent-card img, .agent-card .ph {
  width: 100%;
  aspect-ratio: 4/5;
  object-fit: cover;
  border-radius: 22px;
  background: #d5cfc4;
  transition: transform 0.8s cubic-bezier(.2,.7,.2,1);
}
.agent-card:hover img { transform: scale(1.045); }
.agent-card h3 { margin: 14px 0 0; font-size: 1.5rem; }
.agent-card p { margin: 4px 0 0; color: var(--muted); }

.process { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; }
.process article {
  background: rgba(255, 252, 247, 0.66);
  border: 1px solid var(--line);
  border-radius: 24px;
  padding: 28px 24px 26px;
}
.process em { font-family: var(--serif); font-style: italic; font-size: 2.4rem; color: var(--brass); }
.process h3 { margin: 12px 0; font-size: 1.7rem; }
.process p { margin: 0; color: var(--ink-soft); }

.closer {
  margin-top: 28px;
  padding: 64px 0 12px;
  display: flex;
  justify-content: space-between;
  align-items: flex-end;
  gap: 24px;
  border-top: 1px solid var(--line);
}
.closer h2 { font-size: clamp(2.6rem, 5vw, 4.4rem); margin: 0; max-width: 11em; text-wrap: balance; }

.footer { background: #101412; color: #e7e1d6; margin-top: 80px; padding: 64px 0 24px; overflow: hidden; }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr; gap: 24px; }
.footer .logo { color: #f4efe6; }
.footer a { text-decoration: none; }
.footer a:hover { color: white; }
.footer h3 { font-family: var(--sans); font-size: 0.75rem; letter-spacing: 0.16em; text-transform: uppercase; font-weight: 500; color: rgba(231,225,214,.6); }
.footer ul { list-style: none; margin: 0; padding: 0; display: grid; gap: 8px; }
.footer-mark {
  margin: 36px 0 0;
  font-family: var(--serif);
  font-weight: 560;
  font-size: clamp(4.2rem, 14vw, 9.5rem);
  line-height: 0.82;
  letter-spacing: -0.055em;
  color: rgba(247, 243, 236, 0.08);
  user-select: none;
}
.fineprint { display: flex; justify-content: space-between; gap: 12px; margin-top: 18px; padding-top: 16px; border-top: 1px solid rgba(255,255,255,.1); color: rgba(231,225,214,.62); font-size: 0.9rem; }
.fineprint a { color: inherit; }

.page-intro { padding: 56px 0 12px; }
.page-intro h1 { font-size: clamp(3rem, 6vw, 5.4rem); margin: 0 0 12px; max-width: 12ch; text-wrap: balance; }
.about-grid .stats { grid-template-columns: 1fr 1fr; margin-top: 0; }
.listing-layout { display: grid; grid-template-columns: 270px 1fr; gap: 28px; align-items: start; padding-bottom: 40px; }
.filters, .panel, .inquiry, .record {
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: 18px;
  padding: 16px;
}
.filters { position: sticky; top: 98px; display: grid; gap: 12px; box-shadow: 0 18px 40px rgba(18, 20, 16, 0.04); }
.cards.two { grid-template-columns: 1fr 1fr; }
.toolbar { display: flex; justify-content: space-between; align-items: center; gap: 12px; margin: 8px 0 16px; color: var(--muted); }
.pager { display: flex; gap: 14px; align-items: center; margin-top: 22px; }
.crumbs { display: flex; flex-wrap: wrap; gap: 8px; color: var(--muted); font-size: 0.92rem; margin-bottom: 8px; }
.crumbs a { color: var(--ink); }

.property-top { display: flex; justify-content: space-between; gap: 24px; align-items: flex-end; padding-top: 28px; }
.property-top h1 { font-size: clamp(2.8rem, 5vw, 5rem); margin: 8px 0; max-width: 12ch; text-wrap: balance; }
.price-lg { font-family: var(--serif); font-size: clamp(1.8rem, 3vw, 2.8rem); margin: 0; text-align: right; letter-spacing: -0.03em; }
.gallery { margin-top: 22px; }
.gallery-main { width: 100%; aspect-ratio: 16/9; max-height: 740px; object-fit: cover; border-radius: 28px; background: #ddd; }
.thumbs { display: flex; gap: 10px; margin-top: 12px; flex-wrap: wrap; }
.thumbs button { width: 108px; height: 76px; padding: 0; border-radius: 14px; overflow: hidden; border: 1px solid transparent; background: none; cursor: pointer; }
.thumbs img { width: 100%; height: 100%; object-fit: cover; }
.thumbs .is-on { border-color: var(--ink); }
.specs { display: grid; grid-template-columns: repeat(6, 1fr); margin: 22px 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.spec { padding: 16px 10px; }
.spec span { display: block; color: var(--muted); font-size: 0.72rem; letter-spacing: 0.12em; text-transform: uppercase; }
.spec strong { display: block; margin-top: 6px; font-weight: 500; }
.story { display: grid; grid-template-columns: 1.45fr 0.8fr; gap: 28px; align-items: start; }
.story-copy { font-size: 1.05rem; }
.story-copy h2 { font-size: 2rem; margin-bottom: 10px; }
.inquiry { position: sticky; top: 98px; box-shadow: var(--shadow); padding: 22px; }
.inquiry h2 { font-size: 1.8rem; margin: 0 0 8px; }
.features { list-style: none; padding: 0; margin: 12px 0 0; display: grid; grid-template-columns: 1fr 1fr; gap: 0 28px; }
.features li { padding: 10px 0; border-bottom: 1px solid var(--line); }
.advisor {
  display: grid;
  grid-template-columns: 92px 1fr;
  gap: 14px;
  align-items: center;
  margin-top: 28px;
  text-decoration: none;
}
.advisor img, .advisor .ph { width: 92px; height: 112px; object-fit: cover; border-radius: 14px; }
.thanks { background: #e7efe9; border-radius: 14px; padding: 14px; color: var(--good); }

.stack { display: grid; gap: 12px; }
.field { display: flex; flex-direction: column; gap: 6px; }
.field > span { font-size: 0.72rem; letter-spacing: 0.12em; text-transform: uppercase; color: var(--muted); }
input, select, textarea {
  width: 100%;
  background: #fff;
  border: 1px solid rgba(20, 24, 22, 0.14);
  border-radius: 12px;
  padding: 12px 12px;
}
textarea { min-height: 120px; resize: vertical; }
.btn, button.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  background: var(--ink);
  color: #f6f1e8;
  text-decoration: none;
  border: 1px solid var(--ink);
  border-radius: 999px;
  padding: 12px 18px;
  cursor: pointer;
}
.btn-ghost { background: transparent; color: var(--ink); }
.btn-line { background: transparent; color: var(--ink); border-color: rgba(20,24,22,.2); }
.btn:hover { transform: translateY(-1px); }
.panel h2 { font-size: clamp(1.8rem, 3vw, 2.4rem); margin: 8px 0 12px; }
.check { display: flex; gap: 8px; align-items: center; }
.hp { position: absolute; left: -9999px; height: 0; width: 0; opacity: 0; }

.pill { display: inline-flex; align-items: center; border-radius: 999px; padding: 4px 10px; font-size: 0.75rem; letter-spacing: 0.04em; background: #eceae6; color: #3e463f; }
.pill-ink { background: #e7ebe8; color: #1c3a32; }
.pill-brass { background: #f3e7d4; color: #6a4b22; }
.pill-good { background: #e5f0e8; color: #1e5a38; }
.pill-bad { background: #f6e6e3; color: #7a332c; }
.pill-muted { background: #eceae6; color: #5c6560; }
.pill-neutral { background: #eceae6; color: #3e463f; }

.banner { border-radius: 14px; padding: 12px 14px; margin: 12px 0; }
.banner-bad { background: #f8ecea; color: #7a332c; }
.toast {
  position: fixed;
  right: 18px;
  bottom: 18px;
  background: #141816;
  color: #f6f1e8;
  padding: 14px 16px;
  border-radius: 14px;
  z-index: 60;
  box-shadow: var(--shadow);
}
.empty {
  border: 1px dashed rgba(20,24,22,.2);
  border-radius: 18px;
  padding: 28px;
  background: rgba(255,252,248,.5);
}
.empty h2, .empty h3 { margin-top: 0; }
.about-grid, .contact-grid, .split-2 { display: grid; grid-template-columns: 1.1fr 0.9fr; gap: 28px; align-items: start; }
.principles { display: grid; grid-template-columns: repeat(3, 1fr); gap: 14px; margin-top: 18px; }
.principles article { background: var(--white); border: 1px solid var(--line); border-radius: 18px; padding: 18px; }
.principles em { font-family: var(--serif); font-style: italic; color: var(--brass); font-size: 1.6rem; }
.portrait { width: min(100%, 420px); aspect-ratio: 4/5; object-fit: cover; border-radius: 22px; }
.meta-list { list-style: none; padding: 0; margin: 0; display: grid; gap: 8px; }
.install-card, .gate-card {
  width: min(640px, calc(100% - 32px));
  margin: 48px auto;
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: 24px;
  padding: 28px;
}
.install-card h1 { font-size: clamp(2.4rem, 4vw, 3.6rem); margin: 8px 0 10px; }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; }
.span-2 { grid-column: span 2; }
.cred { background: #f6f1e8; border-radius: 14px; padding: 12px 14px; }

@media (max-width: 980px) {
  .feature-grid, .band, .story, .listing-layout, .about-grid, .contact-grid, .split-2, .footer-grid { grid-template-columns: 1fr; }
  .hero-frame { min-height: 0; border-radius: 0 0 24px 24px; flex-direction: column; align-items: stretch; justify-content: flex-end; }
  .hero-copy { order: 1; padding: 120px 0 20px; }
  .hero-copy .wrap { width: min(1200px, calc(100% - 40px)); margin-left: auto; margin-right: auto; }
  .hero h1 { font-size: clamp(2.8rem, 12vw, 4.2rem); }
  .hero-card { order: 2; position: relative; right: auto; bottom: auto; width: auto; margin: 0 16px 20px; }
  .hero .search { margin-top: 16px; }
  .feature-grid .pcard:first-child .pcard-media { min-height: 420px; }
  .stats, .process, .principles, .agent-grid, .cards, .similar-grid, .cards.two, .specs { grid-template-columns: 1fr 1fr; }
  .about-grid .stats { grid-template-columns: 1fr 1fr; }
  .search { grid-template-columns: 1fr 1fr; }
  .search label + label { border-left: 0; }
  .feature-grid .pcard:first-child { grid-row: auto; }
  .footer-grid { gap: 28px; }
  .property-top, .closer, .section-head { flex-direction: column; align-items: flex-start; }
  .price-lg { text-align: left; }
  .band { padding: 36px 24px; }
}
@media (max-width: 720px) {
  .nav-toggle { display: inline-flex; }
  .nav-links {
    display: none;
    position: absolute;
    top: var(--header);
    left: 0;
    right: 0;
    background: rgba(244, 239, 230, 0.98);
    padding: 12px 20px 20px;
    flex-direction: column;
    align-items: flex-start;
    border-bottom: 1px solid var(--line);
  }
  body.is-home .nav-links { background: #121614; }
  body.is-home .site-header.is-scrolled .nav-links,
  body.is-home.nav-open .site-header.is-scrolled .nav-links { background: rgba(244, 239, 230, 0.98); }
  body.is-home .nav-toggle { color: var(--cream); border-color: rgba(247, 243, 236, 0.35); }
  body.is-home .site-header.is-scrolled .nav-toggle { color: var(--ink); border-color: var(--line); }
  body.nav-open .nav-links { display: flex; }
  .stats, .process, .principles, .agent-grid, .cards, .similar-grid, .cards.two, .specs, .features, .form-grid, .search { grid-template-columns: 1fr; }
  .span-2 { grid-column: auto; }
  .wrap, .nav { width: min(1200px, calc(100% - 28px)); }
  .band { padding: 28px 18px; border-radius: 22px; }
  .hero-copy { padding-top: 108px; }
  .fineprint { flex-direction: column; }
}
@media (prefers-reduced-motion: reduce) {
  * { scroll-behavior: auto !important; transition: none !important; }
}
@media print {
  .site-header, .footer, .inquiry, .search, .nav-toggle { display: none !important; }
  body { background: white; }
  .hero-frame { min-height: 0; }
}