:root{--bg:#fff;--ink:#141414;--navy:#16243D;--navy2:#1E3357;--muted:#6f6f6f;--line:#e7e7e7;--gray:#f7f7f5;--pad:clamp(20px,5vw,80px)}
*{margin:0;padding:0;box-sizing:border-box}html{scroll-behavior:smooth}
body{font-family:"Montserrat",system-ui,sans-serif;color:var(--ink);background:var(--bg);line-height:1.7;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
.wrap{max-width:1300px;margin:0 auto;padding:0 var(--pad)}
.eyebrow{font-size:11px;letter-spacing:.28em;text-transform:uppercase;color:var(--muted);font-weight:500;margin-bottom:20px}
h1,h2,h3{font-family:"Cormorant Garamond",serif;font-weight:400;line-height:1.08}
.ph{background:linear-gradient(135deg,#cfd2d6,#a9adb3);display:flex;align-items:center;justify-content:center;color:#5e626a;font-size:11px;letter-spacing:.18em;text-transform:uppercase;text-align:center;font-weight:500}
.btn{display:inline-block;padding:16px 36px;font-family:"Montserrat";font-weight:500;font-size:12px;letter-spacing:.2em;text-transform:uppercase;text-decoration:none;transition:.25s;cursor:pointer;border:1px solid transparent;min-width:210px;text-align:center}
.btns{display:flex;gap:16px;flex-wrap:wrap;justify-content:center}
.btns-left{display:flex;gap:14px;flex-wrap:wrap}
/* LIGHT sections */
.btn-primary{background:var(--navy);color:#fff;border-color:var(--navy)}.btn-primary:hover{background:var(--navy2);border-color:var(--navy2)}
.btn-secondary{background:transparent;color:var(--navy);border-color:var(--navy)}.btn-secondary:hover{background:var(--navy);color:#fff}
/* DARK sections */
.btn-primary-d{background:#fff;color:var(--navy);border-color:#fff}.btn-primary-d:hover{background:#e7ebf1;border-color:#e7ebf1}
.btn-secondary-d{background:transparent;color:#fff;border-color:rgba(255,255,255,.75)}.btn-secondary-d:hover{background:rgba(255,255,255,.14)}
.nav{position:fixed;top:0;left:0;right:0;z-index:50;padding-top:16px;transition:transform .45s cubic-bezier(.4,0,.2,1),background .3s ease,box-shadow .3s ease,padding .3s ease;will-change:transform}.nav.hidden{transform:translateY(-100%)}.nav.scrolled{background:var(--navy);box-shadow:0 6px 26px rgba(0,0,0,.18);padding-top:0}.nav.scrolled .row{height:70px}
.nav .row{display:flex;align-items:center;justify-content:space-between;height:82px}
.logo{font-family:"Cormorant Garamond",serif;font-weight:500;font-size:26px;letter-spacing:.13em;color:#fff}
.nav .links{display:flex;gap:20px;align-items:center}
.nav .links a{position:relative;color:#fff;text-decoration:none;font-size:12px;font-weight:500;letter-spacing:.11em;text-transform:uppercase;white-space:nowrap;opacity:.9;transition:opacity .2s ease,transform .25s ease}.nav .links a::after{content:"";position:absolute;left:0;bottom:-7px;width:100%;height:1.5px;background:#fff;transform:scaleX(0);transform-origin:left;transition:transform .34s cubic-bezier(.4,0,.2,1)}.nav .links a:hover::after{transform:scaleX(1)}
.nav .links a:hover{opacity:1;transform:translateY(-2px)}
@media(max-width:1000px){.nav .links a{display:none}}
/* HERO — minimal */
.hero{position:relative;min-height:94vh;display:flex;align-items:center;justify-content:center;text-align:center;color:#fff;overflow:hidden;background:#141a24}
.hero-vid{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero-ov{position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,14,20,.28),rgba(10,14,20,.55))}
.hero .wrap{position:relative;z-index:2}
.hero h1{font-size:clamp(34px,4.9vw,62px);font-weight:300;letter-spacing:.06em;text-transform:uppercase;max-width:none;margin:0 auto;line-height:1.16}
.hero p{font-size:15px;letter-spacing:.14em;text-transform:uppercase;margin:28px auto 36px;color:#e8ebee}
/* STATS */
.stats{background:var(--navy);color:#fff}
.stats .grid{display:grid;grid-template-columns:repeat(4,1fr);padding:66px 0;text-align:center}
.stats .grid>div+div{border-left:1px solid rgba(255,255,255,.14)}
.stats .n{font-family:"Cormorant Garamond",serif;font-size:clamp(38px,4.4vw,56px);font-weight:400;line-height:1}
.stats .l{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:#aeb9ca;margin-top:12px}
@media(max-width:760px){.stats .grid{grid-template-columns:repeat(2,1fr);gap:44px 0;padding:52px 0}.stats .grid>div:nth-child(odd){border-left:none}.stats .grid>div:nth-child(3){border-left:none}}
/* SECTION base */
.section{padding:clamp(72px,10vw,140px) 0}
.gray{background:var(--gray)}
.two{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}
@media(max-width:900px){.two{grid-template-columns:1fr;gap:44px}}
h2.big{font-size:clamp(34px,5vw,60px);font-weight:300;letter-spacing:.02em}
.lead{font-size:15px;color:var(--muted);margin:22px 0;line-height:1.9}
.center{text-align:center}
.about .ph{aspect-ratio:4/5}
/* SEARCH + LISTINGS */
.lhead{text-align:center;margin-bottom:44px}
.search{background:#fff;border:1px solid var(--line);display:flex;flex-wrap:wrap;max-width:940px;margin:0 auto 60px}
.search input,.search select{flex:1;min-width:150px;border:none;border-right:1px solid var(--line);padding:20px 22px;font-family:"Montserrat";font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink);background:transparent;outline:none}
.search .go{background:var(--navy);color:#fff;border:none;padding:20px 42px;font-family:"Montserrat";font-size:11px;letter-spacing:.2em;text-transform:uppercase;cursor:pointer}
.cards{display:flex;gap:28px;overflow-x:auto;padding-bottom:18px;scroll-snap-type:x mandatory}
.cards::-webkit-scrollbar{height:6px}.cards::-webkit-scrollbar-track{background:#ececec}.cards::-webkit-scrollbar-thumb{background:#c3c7cd;border-radius:3px}
.card{flex:0 0 360px;scroll-snap-align:start}
@media(max-width:900px){.card{flex:0 0 82%}}
.card .imgwrap{position:relative}.card .ph{aspect-ratio:4/3}
.card .tag{position:absolute;top:18px;right:18px;background:var(--navy);color:#fff;font-size:10px;letter-spacing:.2em;text-transform:uppercase;padding:8px 14px;font-weight:500}
.card .price{font-family:"Cormorant Garamond",serif;font-size:26px;letter-spacing:.06em;text-transform:uppercase;font-weight:400;margin:22px 0 8px}
.card .name{font-size:12.5px;letter-spacing:.12em;text-transform:uppercase;font-weight:500;line-height:1.7}
.card .spec{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-top:10px}
/* AREAS */
.areas .grid{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin-top:52px}
@media(max-width:900px){.areas .grid{grid-template-columns:repeat(2,1fr)}}
.area{position:relative;aspect-ratio:5/4;overflow:hidden;cursor:pointer}
.area .ph{position:absolute;inset:0;transition:.5s}.area:hover .ph{transform:scale(1.05)}
.area .area-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:.6s}.area:hover .area-img{transform:scale(1.06)}
.area .lbl{position:absolute;inset:0;display:flex;align-items:flex-end;padding:26px;background:linear-gradient(180deg,rgba(10,14,20,0) 40%,rgba(10,14,20,.66));color:#fff;font-family:"Cormorant Garamond",serif;font-size:27px;letter-spacing:.08em;text-transform:uppercase}
/* VALUATION */
.valuation{background:var(--navy);color:#fff;text-align:center}
.valuation h2{font-size:clamp(32px,4.6vw,56px);font-weight:300}
.valuation p{color:#aeb9ca;max-width:52ch;margin:20px auto 34px;font-size:15px}
.valform{display:flex;max-width:580px;margin:0 auto;border:1px solid rgba(255,255,255,.28)}
.valform input{flex:1;background:transparent;border:none;padding:21px 24px;color:#fff;font-family:"Montserrat";font-size:12px;letter-spacing:.08em;outline:none}
.valform input::placeholder{color:#8fa0b8;text-transform:uppercase;letter-spacing:.12em;font-size:11px}
.valform button{background:#fff;color:var(--navy);border:none;padding:21px 34px;font-family:"Montserrat";font-size:11px;letter-spacing:.18em;text-transform:uppercase;cursor:pointer;white-space:nowrap}
/* WHY */
.why .grid{display:grid;grid-template-columns:repeat(3,1fr);gap:56px;margin-top:64px}
@media(max-width:900px){.why .grid{grid-template-columns:1fr;gap:40px}}
.why .num{font-family:"Cormorant Garamond",serif;font-size:34px;color:var(--navy);font-weight:400}
.why h3{font-size:24px;font-weight:400;letter-spacing:.02em;margin:12px 0}
.why p{color:var(--muted);font-size:14px}
/* TEAM */
.team .grid{display:flex;flex-wrap:wrap;justify-content:center;gap:50px 40px;margin-top:34px}.team .member{width:calc((100% - 80px)/3)}
@media(max-width:900px){.team .grid{gap:38px 24px}.team .member{width:calc((100% - 24px)/2)}}@media(max-width:560px){.team .member{width:100%}}
.member .ph{aspect-ratio:3/4}
.member h3{font-size:21px;font-weight:400;margin-top:20px}
.member .role{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);margin-top:6px}
/* QUOTES */
.quotes{background:var(--navy);color:#fff}
.quotes .qhead{text-align:center;margin-bottom:52px}.quotes .eyebrow{color:#aeb9ca}
.qgrid{display:flex;gap:26px;overflow-x:auto;padding-bottom:6px;scrollbar-width:none}.qgrid::-webkit-scrollbar{display:none}
@media(max-width:900px){.quote{flex-basis:82%}}
.quote{flex:0 0 380px;scroll-snap-align:start;display:flex;flex-direction:column;border:1px solid rgba(255,255,255,.14);padding:34px;background:rgba(255,255,255,.04)}
.quote .stars{color:#c9a86a;letter-spacing:4px;margin-bottom:18px}
.quote p{font-size:14px;color:#e5e9ee;line-height:1.85;flex:1}
.quote .who{margin-top:22px;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:#aeb9ca}
/* BLOG */
.blog .grid{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;margin-top:52px}
@media(max-width:900px){.blog .grid{grid-template-columns:1fr}}
.post .ph{aspect-ratio:3/2}
.post .cat{font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--navy);margin:22px 0 10px;font-weight:600}
.post h3{font-size:23px;font-weight:400;line-height:1.25}
.post .date{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-top:14px}
/* CTA + FOOTER */
.cta-band{text-align:center}.cta-band h2{font-size:clamp(34px,5vw,58px);font-weight:300}
.cta-band p{color:var(--muted);max-width:52ch;margin:22px auto 34px;font-size:15px}
footer{background:var(--navy);color:#9fabbd;padding:56px var(--pad);font-size:12px;letter-spacing:.08em}
.foot-top{display:flex;justify-content:space-between;flex-wrap:wrap;gap:24px;align-items:center;max-width:1300px;margin:0 auto;text-transform:uppercase}
.foot-top .logo{color:#fff;font-size:24px}

.card{cursor:pointer;transition:transform .3s,box-shadow .3s}
.card:hover{transform:translateY(-6px);box-shadow:0 22px 44px rgba(20,30,50,.16)}
.card .imgwrap{position:relative;overflow:hidden}
.card .img{aspect-ratio:4/3;object-fit:cover;width:100%;transition:transform .55s ease}
.card:hover .img{transform:scale(1.08)}
.card .hover-lbl{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;background:rgba(22,36,61,.34);opacity:0;transition:.35s;color:#fff;font-size:12px;letter-spacing:.22em;text-transform:uppercase;font-weight:500}
.card:hover .hover-lbl{opacity:1}
.about .feat{width:100%;height:auto;display:block}
.mi-btns{display:flex;gap:12px;flex-wrap:wrap;margin-top:28px}
.modal-info .btn{min-width:0;flex:1 1 140px;padding:15px 18px;font-size:11px}
.modal{position:fixed;inset:0;z-index:120;visibility:hidden;transition:visibility .32s ease}
.modal.open{visibility:visible}
.modal-overlay{position:absolute;inset:0;background:rgba(12,16,24,.72);opacity:0;transition:opacity .3s ease}.modal.open .modal-overlay{opacity:1}
.modal-panel{position:absolute;top:50%;left:50%;transform:translate(-50%,-50%) scale(.97);opacity:0;transition:transform .3s cubic-bezier(.22,.61,.36,1),opacity .24s ease;will-change:transform,opacity;backface-visibility:hidden;width:min(1020px,94vw);height:min(660px,90vh);background:#fff;display:grid;grid-template-columns:1.45fr 1fr;overflow:hidden;box-shadow:0 30px 80px rgba(0,0,0,.4)}.modal.open .modal-panel{transform:translate(-50%,-50%) scale(1);opacity:1}
@media(max-width:840px){.modal-panel{grid-template-columns:1fr;height:auto;max-height:94vh;overflow-y:auto}.modal-gal .mg-main{aspect-ratio:4/3;flex:none}}
.modal-close{position:absolute;top:14px;right:18px;z-index:6;background:rgba(0,0,0,.4);color:#fff;border:none;width:38px;height:38px;font-size:24px;line-height:1;cursor:pointer;border-radius:50%}
.modal-gal{display:flex;flex-direction:column;min-height:0;min-width:0}
.mg-main{position:relative;background:#0e1116;flex:1;min-height:0}
.mg-main img{width:100%;height:100%;object-fit:contain;background:#0e1116}
.mg-nav{position:absolute;top:50%;transform:translateY(-50%);background:rgba(255,255,255,.92);border:none;width:44px;height:44px;font-size:22px;color:var(--navy);cursor:pointer}
.mg-nav.prev{left:14px}.mg-nav.next{right:14px}
.mg-count{position:absolute;bottom:14px;right:16px;background:rgba(0,0,0,.45);color:#fff;font-size:11px;letter-spacing:.1em;padding:5px 10px}
.mg-thumbs{display:flex;gap:8px;padding:12px;background:#f3f3f1;overflow-x:auto;min-width:0;flex:0 0 auto}
.mg-thumbs .th{position:relative;flex:0 0 84px;height:60px;cursor:pointer;border:2px solid transparent;overflow:hidden}
.mg-thumbs .th img{width:100%;height:100%;object-fit:cover}
.mg-thumbs .th.active{border-color:var(--navy)}
.mg-thumbs .th .plan{position:absolute;inset:0;background:rgba(22,36,61,.55);color:#fff;font-size:8px;letter-spacing:.12em;text-transform:uppercase;display:flex;align-items:center;justify-content:center;text-align:center;font-weight:600}
.modal-info{padding:40px 38px;overflow-y:auto;min-height:0;min-width:0}
.mi-tag{display:inline-block;background:var(--navy);color:#fff;font-size:10px;letter-spacing:.2em;text-transform:uppercase;padding:6px 13px;margin-bottom:20px}
.modal-info h3{font-size:34px;font-weight:400}
.mi-addr{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-top:8px}
.mi-price{font-family:"Cormorant Garamond",serif;font-size:25px;color:var(--navy);margin:22px 0 4px;letter-spacing:.04em}
.mi-spec{font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--ink);border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:16px 0;margin:16px 0}
.mi-desc{font-size:14px;color:var(--muted);line-height:1.85}

.reveal{opacity:0;transform:translateY(26px);transition:opacity .7s ease,transform .7s ease}
.reveal.in{opacity:1;transform:none}
.cform{display:flex;flex-direction:column;gap:15px}
.cform input,.cform textarea{border:1px solid var(--line);padding:16px 18px;font-family:"Montserrat";font-size:13px;letter-spacing:.02em;color:var(--ink);background:#fff;outline:none;transition:border-color .2s}
.cform input:focus,.cform textarea:focus{border-color:var(--navy)}
.cform textarea{resize:vertical}
.cform .btn{align-self:flex-start;margin-top:4px;min-width:0;padding:16px 42px}
.contact-info{font-size:13px;letter-spacing:.06em;color:var(--muted);margin-top:24px;line-height:2}
.plan-view{position:fixed;inset:0;z-index:120;background:rgba(8,10,14,.96);display:flex;align-items:center;justify-content:center;padding:30px;opacity:0;visibility:hidden;transition:opacity .3s ease,visibility .3s ease}.plan-view.open{opacity:1;visibility:visible}.plan-view img{max-width:96vw;max-height:92vh;object-fit:contain;box-shadow:0 20px 60px rgba(0,0,0,.5);transform:scale(.94);transition:transform .3s cubic-bezier(.22,.61,.36,1);will-change:transform}.plan-view.open img{transform:scale(1)}.plan-close{position:fixed;top:18px;right:28px;background:none;border:none;color:#fff;font-size:38px;line-height:1;cursor:pointer;z-index:121;font-family:inherit}.plan-hint{position:fixed;bottom:22px;left:50%;transform:translateX(-50%);color:rgba(255,255,255,.6);font-size:11px;letter-spacing:.14em;text-transform:uppercase}.slider{position:relative}.sl-arrow{position:absolute;top:37%;transform:translateY(-50%);z-index:5;width:52px;height:52px;border-radius:50%;border:none;background:var(--navy);color:#fff;font-size:24px;line-height:1;cursor:pointer;box-shadow:0 8px 24px rgba(20,30,50,.28);transition:background .2s,transform .2s;display:flex;align-items:center;justify-content:center}.sl-arrow:hover{background:#0e1830;transform:translateY(-50%) scale(1.06)}.sl-arrow.prev{left:-12px}.sl-arrow.next{right:-12px}@media(max-width:900px){.sl-arrow{display:none}}.member .tm{width:100%;max-width:208px;margin:0 auto 2px;aspect-ratio:1/1;border-radius:50%;overflow:hidden;background:#eef0f2}.member .tm img{width:100%;height:100%;object-fit:cover;display:block}.team-sec{font-family:"Cormorant Garamond",serif;font-weight:500;font-size:clamp(28px,3.5vw,42px);letter-spacing:.05em;text-transform:uppercase;color:var(--navy);text-align:center;margin:96px 0 6px}.team-sec.first{margin-top:0}@media(max-width:900px){.team-sec{margin-top:70px;font-size:26px}}.grating{margin-top:20px;color:#fff;font-size:14px;letter-spacing:.05em}.grating .gstars{color:#c9a86a;letter-spacing:3px;margin-right:10px}.grating strong{font-weight:600}.quotes .slider .sl-arrow{top:50%;background:#fff;color:var(--navy)}.quotes .slider .sl-arrow:hover{background:#eef1f5;transform:translateY(-50%) scale(1.06)}.affil{display:flex;justify-content:center;gap:24px 56px;margin-top:50px;flex-wrap:wrap}.affil-item{text-align:center;max-width:230px}.affil-name{font-family:"Cormorant Garamond",serif;font-size:20px;color:var(--navy);letter-spacing:.02em;line-height:1.3}.affil-sub{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);margin-top:8px}.socials{display:flex;gap:12px;align-items:center}.socials a{width:38px;height:38px;border-radius:50%;border:1px solid rgba(255,255,255,.28);display:flex;align-items:center;justify-content:center;color:#fff;transition:background .2s,border-color .2s}.socials a:hover{background:rgba(255,255,255,.14);border-color:#fff}.foot-bottom{max-width:1300px;margin:22px auto 0;text-transform:uppercase;color:#8494a8}.post .ph{background:#d4d7db}
/* ===== interior pages ===== */
.page-hero{position:relative;min-height:54vh;display:flex;align-items:center;justify-content:center;text-align:center;color:#fff;background:var(--navy);overflow:hidden;padding:130px 0 74px}
.page-hero .ph-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.42}
.page-hero .ph-ov{position:absolute;inset:0;background:linear-gradient(180deg,rgba(12,18,30,.5),rgba(12,18,30,.74))}
.page-hero .wrap{position:relative;z-index:2}
.page-hero h1{font-family:"Cormorant Garamond",serif;font-weight:500;font-size:clamp(34px,5vw,62px);letter-spacing:.02em;line-height:1.06;margin:0}
.page-hero .eyebrow{color:#c9d2e0;margin-bottom:16px}
.feat-row{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.feat-row+.feat-row{margin-top:104px}
.feat-row .fr-img{width:100%;height:100%;min-height:360px;object-fit:cover;display:block}
.feat-row .fr-text .eyebrow{margin-bottom:12px}
.feat-row .fr-text h2{margin-bottom:20px}
.feat-row .fr-text p{margin:0 0 16px}
.feat-row.rev .fr-text{order:2}
.feat-row .vid{width:100%;aspect-ratio:16/9;border:0;display:block}
.affil-band{border-top:1px solid var(--line);padding-top:56px;margin-top:96px;display:flex;gap:60px;justify-content:center;align-items:center;flex-wrap:wrap}
.affil-band img{height:60px;width:auto;opacity:.85}
@media(max-width:860px){.feat-row{grid-template-columns:1fr;gap:30px}.feat-row+.feat-row{margin-top:64px}.feat-row.rev .fr-text{order:0}.feat-row .fr-img{min-height:250px}}

/* ===== editorial about layout ===== */
.about-lead{max-width:880px;margin:0 auto;text-align:center}
.about-lead h2{font-family:"Cormorant Garamond",serif;font-weight:500;font-size:clamp(30px,4.6vw,56px);line-height:1.12;letter-spacing:.01em;color:var(--ink);margin:0}
.about-lead p{font-size:16px;line-height:1.95;color:var(--muted);margin:26px auto 0;max-width:660px}
.about-block{display:grid;grid-template-columns:220px 1fr;gap:56px;padding:56px 0;border-top:1px solid var(--line)}
.about-block:first-child{border-top:0}
.about-block .lbl{font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);padding-top:10px}
.about-block h3{font-family:"Cormorant Garamond",serif;font-weight:500;font-size:clamp(24px,3.1vw,36px);color:var(--ink);margin:0 0 18px;line-height:1.15}
.about-block p{font-size:15px;line-height:1.95;color:var(--ink);margin:0 0 14px}
.about-block .lnk{display:inline-block;margin-top:6px;font-size:11.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--navy);border-bottom:1px solid var(--navy);padding-bottom:3px;text-decoration:none;transition:opacity .2s}
.about-block .lnk:hover{opacity:.6}
@media(max-width:760px){.about-block{grid-template-columns:1fr;gap:14px;padding:42px 0}}

/* ===== photo placeholders + about v2 ===== */
.ph-box{background:linear-gradient(135deg,#e7e9ec,#d8dce1);border:1px dashed #c1c6cd;display:flex;align-items:center;justify-content:center;color:#939aa2;font-size:11px;letter-spacing:.2em;text-transform:uppercase;text-align:center;padding:20px}
.about-split{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:center}
.about-split .as-ph{min-height:430px;height:100%}
.about-split.rev .as-text{order:2}
.about-split .eyebrow{margin-bottom:12px}
.about-split h2{margin-bottom:18px}
.about-split p{margin:0 0 15px}
.about-cards{display:grid;grid-template-columns:1fr 1fr;gap:46px}
.about-card .ph-box{aspect-ratio:4/3;margin-bottom:24px}
.about-card h3{font-family:"Cormorant Garamond",serif;font-weight:500;font-size:28px;margin:0 0 14px;color:var(--ink);line-height:1.15}
.about-card p{font-size:15px;line-height:1.9;color:var(--ink);margin:0 0 16px}
.about-vidph{aspect-ratio:16/9}
.lnk{display:inline-block;font-size:11.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--navy);border-bottom:1px solid var(--navy);padding-bottom:3px;text-decoration:none;transition:opacity .2s}
.lnk:hover{opacity:.6}
@media(max-width:820px){.about-split{grid-template-columns:1fr;gap:30px}.about-split.rev .as-text{order:0}.about-split .as-ph{min-height:280px}.about-cards{grid-template-columns:1fr;gap:36px}}

/* ===== affiliations network + separated CTA ===== */
.affil-logos{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;margin:50px auto 0;max-width:920px}
.afl-ph{aspect-ratio:3/2}
.afl-name{margin-top:16px;font-size:12px;letter-spacing:.13em;text-transform:uppercase;color:var(--muted);line-height:1.55}
.cta-final{border-top:1px solid var(--line)}
@media(max-width:760px){.affil-logos{grid-template-columns:1fr;gap:34px}}

/* ===== contact page ===== */
.cmethods{margin-top:30px;display:flex;flex-direction:column;gap:15px}
.cmethod{display:flex;gap:16px;align-items:baseline}
.cmethod .k{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);min-width:66px;flex:0 0 66px}
.cmethod a,.cmethod span.v{font-size:15px;color:var(--ink);text-decoration:none}
.cmethod a:hover{color:var(--navy)}
.map-embed{width:100%;aspect-ratio:4/3;border:0;display:block;filter:grayscale(.15)}
.cform button{align-self:flex-start;margin-top:6px}

/* ===== team page: clickable member cards ===== */
a.member{display:block;text-decoration:none;color:inherit;transition:transform .3s}
a.member:hover{transform:translateY(-4px)}
a.member .tm{transition:box-shadow .3s}
a.member:hover .tm{box-shadow:0 16px 36px rgba(20,30,50,.18)}
.team-intro{max-width:680px;margin:0 auto 8px;text-align:center}

/* ===== member profile page ===== */
.mprofile{display:grid;grid-template-columns:300px 1fr;gap:64px;align-items:start;max-width:1000px;margin:0 auto}
.mp-photo img{width:100%;border-radius:50%;display:block;background:#eef0f2}
.mp-back{display:inline-block;margin-bottom:30px}
.mp-contact{display:flex;gap:12px;flex-wrap:wrap;margin-bottom:32px}
.mp-bio p{font-size:15.5px;line-height:1.95;color:var(--ink);margin:0 0 16px}
.mp-bio .ph-bio{background:linear-gradient(135deg,#eef0f2,#e4e7ea);border:1px dashed #c6cbd1;padding:26px 24px;color:#8a9098;font-size:12px;letter-spacing:.16em;text-transform:uppercase;text-align:center;border-radius:2px}
@media(max-width:720px){.mprofile{grid-template-columns:1fr;gap:28px}.mp-photo{max-width:220px}}

/* ===== listings index + detail ===== */
.lgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:34px;margin-top:14px}
.lcard{display:block;text-decoration:none;color:inherit}
.lcard .limg{position:relative;overflow:hidden;aspect-ratio:4/3}
.lcard .limg img{width:100%;height:100%;object-fit:cover;transition:transform .5s}
.lcard:hover .limg img{transform:scale(1.06)}
.lcard .ltag{position:absolute;top:14px;left:14px;background:var(--navy);color:#fff;font-size:10px;letter-spacing:.16em;text-transform:uppercase;padding:6px 12px}
.lcard .lprice{font-family:"Cormorant Garamond",serif;font-size:24px;color:var(--navy);margin-top:16px}
.lcard .lname{font-size:14px;margin-top:4px;color:var(--ink)}
.lcard .lspec{font-size:12px;letter-spacing:.04em;color:var(--muted);margin-top:6px}
.ld-main{width:100%;aspect-ratio:16/10;object-fit:cover;display:block;background:#0e1116}
.ld-thumbs{display:flex;gap:10px;margin-top:12px;overflow-x:auto;padding-bottom:6px}
.ld-thumbs img{width:116px;height:78px;object-fit:cover;cursor:pointer;border:2px solid transparent;flex:0 0 auto;transition:border-color .2s}
.ld-thumbs img.active{border-color:var(--navy)}
.ld-body{display:grid;grid-template-columns:1fr 300px;gap:56px;margin-top:46px}
.ld-desc{font-size:15px;line-height:1.95;color:var(--ink)}
.ld-side .row2{display:flex;justify-content:space-between;padding:14px 0;border-bottom:1px solid var(--line);font-size:13px}
.ld-side .row2 span:first-child{color:var(--muted);letter-spacing:.1em;text-transform:uppercase;font-size:11px}
@media(max-width:900px){.lgrid{grid-template-columns:repeat(2,1fr)}.ld-body{grid-template-columns:1fr;gap:32px}}
@media(max-width:600px){.lgrid{grid-template-columns:1fr}}

/* ===== developments ===== */
.dgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:36px}
.dcard{display:block;text-decoration:none;color:inherit}
.dcard .dimg{aspect-ratio:16/10;overflow:hidden;background:#e6e8eb}
.dcard .dimg img{width:100%;height:100%;object-fit:cover;transition:transform .5s}
.dcard:hover .dimg img{transform:scale(1.06)}
.dcard h3{font-family:"Cormorant Garamond",serif;font-weight:500;font-size:23px;margin:16px 0 0;color:var(--navy)}
.dcard p{font-size:13.5px;color:var(--muted);line-height:1.7;margin-top:8px}
.dev-detail{max-width:900px;margin:0 auto}
.dev-detail .dhero-img{width:100%;aspect-ratio:16/9;object-fit:cover;display:block;margin-bottom:32px}
.dev-gal{display:grid;grid-template-columns:1fr 1fr;gap:18px;margin-top:34px}
@media(max-width:900px){.dgrid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:600px){.dgrid{grid-template-columns:1fr}}

/* ===== dev card routing (external / coming soon) ===== */
.dcard{position:relative}
.dcard .dbadge{position:absolute;top:12px;left:12px;background:rgba(22,36,61,.92);color:#fff;font-size:10px;letter-spacing:.14em;text-transform:uppercase;padding:6px 11px;z-index:2}
.dcard .dext{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--navy);margin-top:10px;display:inline-block}
.dcard.soon{cursor:default}
.dcard.soon:hover .dimg img{transform:none}
.dcard .dimg.ph-box{aspect-ratio:16/10}

.links a.nav-login{border:1px solid #c2a25a;color:#e4cf97;padding:7px 15px;border-radius:2px;opacity:1;margin-left:4px}.links a.nav-login::after{display:none}.links a.nav-login:hover{background:#c2a25a;color:#16243d;transform:none;opacity:1}