/* -------------------------------------------
   DESIGN TOKENS
------------------------------------------- */
:root {
  --ink:       #0C0C0A;
  --stone:     #1A1916;
  --charcoal:  #2E2C28;
  --warm-mid:  #4A4A4A;
  --warm-grey: #767676;
  --silk:      #FFF5F5;
  --cream:     #FFFFFF;
  --white:     #FFFFFF;
  --bronze:    #D2141E;
  --bronze-lt: #E8454E;
  --bronze-dk: #A50E16;

  --font-serif: 'Cormorant Garamond', Georgia, serif;
  --font-sans:  'DM Sans', system-ui, sans-serif;

  --ease: cubic-bezier(0.25, 0.1, 0.25, 1);
  --ease-out: cubic-bezier(0, 0, 0.2, 1);
  --ease-in-out: cubic-bezier(0.4, 0, 0.2, 1);
}

*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; overflow-x: hidden; }

body {
  font-family: var(--font-sans);
  background: var(--cream);
  color: var(--ink);
  font-size: 15px;
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
  cursor: none;
}
/* -------------------------------------------
   NAVIGATION (CSS-only checkbox toggle)
------------------------------------------- */
#nav-toggle { display: none; }

.nav {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 500;
  height: 76px;
  display: flex;
  align-items: center;
  background: rgba(249,248,244,0.97);
  backdrop-filter: blur(12px);
  -webkit-backdrop-filter: blur(12px);
  border-bottom: 1px solid rgba(12,12,10,0.06);
}
.nav-inner {
  max-width: 1440px;
  margin: 0 auto;
  padding: 0 48px;
  width: 100%;
  display: flex;
  align-items: center;
  justify-content: space-between;
}
.nav-logo { display: flex; align-items: center; text-decoration: none; }
img, video { display: block; max-width: 100%; }
.nav-logo-img { height: 64px; width: auto; }
.nav-links { display: flex; align-items: center; gap: 36px; list-style: none; }
.nav-links a { font-size: 13px; font-weight: 300; letter-spacing: 0.04em; color: var(--warm-grey); text-decoration: none; }
.nav-links a:hover { color: var(--bronze); }
.nav-right { display: flex; align-items: center; gap: 24px; }
.nav-tel { font-size: 12px; font-weight: 300; color: var(--warm-grey); letter-spacing: 0.04em; }
.nav-cta { background: var(--ink); color: var(--white); padding: 11px 24px; font-size: 11px; font-weight: 400; letter-spacing: 0.12em; text-transform: uppercase; text-decoration: none; }
.nav-cta:hover { background: var(--bronze); }
.nav-hamburger { display: none; flex-direction: column; gap: 5px; cursor: pointer; padding: 8px; -webkit-tap-highlight-color: transparent; }
.nav-hamburger span { display: block; height: 2px; width: 22px; background: var(--ink); border-radius: 1px; }

.nav-drawer {
  position: fixed;
  top: 0; right: -110%;
  width: min(300px, 85vw);
  height: 100vh; height: 100dvh;
  background: var(--ink);
  z-index: 9000;
  display: flex;
  flex-direction: column;
  padding: 24px 28px 40px;
  transition: right 0.35s ease;
  overflow-y: auto;
}
.nav-drawer-close { position: absolute; top: 16px; right: 16px; color: rgba(255,255,255,0.6); font-size: 28px; line-height: 1; cursor: pointer; padding: 8px; -webkit-tap-highlight-color: transparent; }
.nav-drawer-links { list-style: none; margin-top: 60px; display: flex; flex-direction: column; gap: 0; }
.nav-drawer-links a { display: block; padding: 14px 0; font-size: 22px; font-family: var(--font-serif); font-weight: 300; color: var(--silk); text-decoration: none; border-bottom: 1px solid rgba(255,255,255,0.06); }
.nav-drawer-cta { display: block; margin-top: 28px; padding: 14px 20px; background: var(--bronze); color: #fff; font-size: 11px; letter-spacing: 0.12em; text-transform: uppercase; text-align: center; text-decoration: none; }
.nav-drawer-contact { margin-top: 24px; display: flex; flex-direction: column; gap: 8px; }
.nav-drawer-contact a { font-size: 13px; color: rgba(255,255,255,0.4); text-decoration: none; font-weight: 300; }

.nav-overlay { position: fixed; inset: 0; background: rgba(0,0,0,0.5); z-index: 8999; opacity: 0; pointer-events: none; transition: opacity 0.3s; cursor: pointer; }

/* CSS-only open state */
#nav-toggle:checked ~ .nav-drawer { right: 0; }
#nav-toggle:checked ~ .nav-overlay { opacity: 1; pointer-events: all; }

/* Mobile */

/* -- Custom cursor (desktop pointer:fine only) -- */
@media (pointer: fine) {
  body { cursor: none; }
  a, button, label { cursor: none; }
  .cursor-dot {
    position: fixed; width: 8px; height: 8px;
    background: var(--bronze); border-radius: 50%;
    pointer-events: none; z-index: 9999;
    transform: translate(-50%, -50%);
    transition: width 0.2s, height 0.2s;
    left: -100px; top: -100px;
  }
  .cursor-ring {
    position: fixed; width: 32px; height: 32px;
    border: 1.5px solid rgba(210,20,30,0.5); border-radius: 50%;
    pointer-events: none; z-index: 9998;
    transform: translate(-50%, -50%);
    transition: width 0.3s, height 0.3s, border-color 0.3s;
    left: -100px; top: -100px;
  }
  .cursor-dot.expanded { width: 14px; height: 14px; }
  .cursor-ring.expanded { width: 52px; height: 52px; border-color: rgba(210,20,30,0.8); }
}
@media (max-width: 1024px) {
  .nav-inner { padding: 0 20px; height: 64px; display: flex; align-items: center; justify-content: space-between; }
  .nav-links { display: none; }
  .nav-tel { display: none; }
  .nav-cta { display: none; }
  .nav-hamburger { display: flex; }
  .nav { height: 64px; }
  .nav-logo-img { height: 48px; }
}



a { text-decoration: none; color: inherit; }
button { font-family: var(--font-sans); cursor: none; border: none; background: none; }

/* -------------------------------------------
   CUSTOM CURSOR
------------------------------------------- */








/* -------------------------------------------
   HERO
------------------------------------------- */
/* [removed rogue ::before] */
/* [removed conflicting hero rule] */
.hero {
  height: 100vh;
  min-height: 700px;
  display: grid;
  grid-template-columns: 45% 55%;
  position: relative;
  overflow: hidden;
}

/* Left panel */
.hero-left {
  background: var(--silk);
  animation: heroFadeIn 0.5s ease forwards;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding: 0 64px 80px 48px;
  position: relative;
  z-index: 2;
}
.hero-left::after {
  content: '';
  position: absolute;
  top: 0; left: 0;
  width: 1px; height: 100%;
  background: rgba(210,20,30,0.15);
}

.hero-eyebrow {
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--bronze);
  margin-bottom: 10px;
  font-weight: 400;
  margin-top: 25px;
}
.hero-headline {
  font-family: var(--font-serif);
  font-size: clamp(60px, 6.5vw, 96px);
  font-weight: 300;
  line-height: 1.0;
  color: var(--ink);
  margin-bottom: 32px;
}
.hero-headline em {
  font-style: italic;
  color: var(--bronze);
}
.hero-headline .line-indent {
  display: block;
  padding-left: 60px;
}
.hero-sub {
  font-size: 15px;
  font-weight: 300;
  color: var(--warm-grey);
  max-width: 360px;
  line-height: 1.8;
  margin-bottom: 44px;
}
.hero-actions {
  display: flex;
  align-items: center;
  gap: 32px;
}
.btn-primary {
  background: var(--ink);
  color: var(--white);
  padding: 16px 36px;
  font-size: 11px;
  font-weight: 400;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  display: inline-block;
  transition: background 0.3s;
  position: relative;
  overflow: hidden;
}
.btn-primary::after {
  content: '';
  position: absolute;
  inset: 0;
  background: var(--bronze);
  transform: translateX(-101%);
  transition: transform 0.4s ease;
  z-index: -1;
}
.btn-primary:hover { background: var(--bronze); }
.btn-ghost {
  font-size: 13px;
  font-weight: 300;
  color: var(--warm-grey);
  display: flex;
  align-items: center;
  gap: 10px;
  transition: color 0.25s;
  letter-spacing: 0.02em;
}
.btn-ghost .arr {
  font-size: 18px;
  transition: transform 0.3s ease;
}
.btn-ghost:hover { color: var(--ink); }
.btn-ghost:hover .arr { transform: translateX(5px); }

.hero-stats {
  display: flex;
  gap: 40px;
  margin-top: 60px;
  padding-top: 32px;
  border-top: 1px solid rgba(12,12,10,0.1);
  opacity: 0;
  animation: fadeUp 0.8s 2.0s ease forwards;
}
.hero-stat-num {
  font-family: var(--font-serif);
  font-size: 38px;
  font-weight: 300;
  color: var(--ink);
  line-height: 1;
}
.hero-stat-lbl {
  font-size: 11px;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  color: var(--warm-grey);
  margin-top: 4px;
}

/* Right panel — photography */
.hero-right {
  position: relative;
  overflow: hidden;
}
.hero-img-wrap {
  position: absolute;
  inset: 0;
  overflow: hidden;
  transform: scale(1.08);
  animation: heroZoom 10s 1s cubic-bezier(0, 0, 0.2, 1) forwards;
}
.hero-img-wrap img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
  display: block;
}
@keyframes heroZoom {
  to { transform: scale(1); }
}

/* Gradient overlay on hero image */
.hero-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(
    160deg,
    rgba(12,12,10,0.45) 0%,
    rgba(12,12,10,0.2) 60%,
    rgba(12,12,10,0.3) 100%
  );
  z-index: 1;
}

/* Floating property badge */
.hero-badge {
  position: absolute;
  bottom: 60px;
  left: -32px;
  background: var(--cream);
  padding: 22px 28px;
  z-index: 3;
  width: 290px;
  border-left: 3px solid var(--bronze);
  opacity: 0;
  transform: translateX(-20px);
  animation: fadeRight 0.8s 2.2s ease forwards;
  box-shadow: 0 20px 60px rgba(12,12,10,0.15);
}
.hero-badge-tag {
  font-size: 10px;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  color: var(--bronze);
  margin-bottom: 7px;
}
.hero-badge-address {
  font-family: var(--font-serif);
  font-size: 19px;
  font-weight: 300;
  color: var(--ink);
  margin-bottom: 5px;
}
.hero-badge-price {
  font-size: 13px;
  color: var(--warm-grey);
}
.hero-badge-cta {
  display: inline-block;
  margin-top: 14px;
  font-size: 11px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--ink);
  border-bottom: 1px solid var(--bronze);
  padding-bottom: 2px;
  transition: color 0.2s;
}
.hero-badge-cta:hover { color: var(--bronze); }

/* Scroll cue */
.hero-scroll {
  position: absolute;
  bottom: 40px;
  left: 50%;
  transform: translateX(-50%);
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 8px;
  z-index: 2;
  opacity: 0;
  animation: fadeUp 0.6s 2.4s forwards;
}
.hero-scroll span {
  font-size: 10px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: rgba(12,12,10,0.35);
}
.scroll-line {
  width: 1px;
  height: 48px;
  background: linear-gradient(to bottom, var(--bronze) 0%, transparent 100%);
  animation: scrollPulse 2s 2.8s infinite;
}
@keyframes scrollPulse {
  0%, 100% { opacity: 0.4; transform: scaleY(1); }
  50% { opacity: 1; transform: scaleY(0.7); }
}

/* Real estate imagery using CSS-painted scenes */
.scene-building {
  width: 100%;
  height: 100%;
  background:
    /* sky gradient */
    linear-gradient(180deg, #B8C5D1 0%, #D4C9B8 40%, #C9BDA8 70%, #2A2825 100%);
  position: relative;
  overflow: hidden;
}
.scene-building::before {
  /* building silhouette */
  content: '';
  position: absolute;
  bottom: 0;
  left: 0; right: 0;
  height: 65%;
  background:
    linear-gradient(180deg, transparent 0%, rgba(26,25,22,0.9) 20%, #1A1916 100%);
  clip-path: polygon(
    0% 100%,
    0% 40%, 3% 40%, 3% 20%, 5% 20%, 5% 38%, 8% 38%, 8% 5%,
    12% 5%, 12% 38%, 14% 38%, 14% 15%, 18% 15%, 18% 38%, 20% 38%,
    20% 25%, 25% 10%, 30% 25%, 30% 30%, 33% 30%, 33% 38%,
    36% 38%, 36% 0%, 42% 0%, 42% 38%,
    45% 38%, 45% 8%, 52% 8%, 52% 38%,
    55% 38%, 55% 22%, 60% 15%, 65% 22%, 65% 38%,
    68% 38%, 68% 30%, 72% 20%, 76% 30%, 76% 38%,
    80% 38%, 80% 5%, 85% 5%, 85% 38%,
    88% 38%, 88% 18%, 92% 18%, 92% 38%,
    95% 38%, 95% 28%, 100% 28%, 100% 100%
  );
}
/* Window lights */
.scene-building::after {
  content: '';
  position: absolute;
  bottom: 0; left: 0; right: 0;
  height: 65%;
  background-image:
    radial-gradient(ellipse 1px 2px at 10% 60%, rgba(255,220,150,0.9) 0%, transparent 100%),
    radial-gradient(ellipse 1px 2px at 14% 48%, rgba(255,220,150,0.7) 0%, transparent 100%),
    radial-gradient(ellipse 1px 2px at 38% 30%, rgba(255,220,150,0.85) 0%, transparent 100%),
    radial-gradient(ellipse 1px 2px at 40% 18%, rgba(255,220,150,0.6) 0%, transparent 100%),
    radial-gradient(ellipse 1px 2px at 47% 45%, rgba(255,220,150,0.9) 0%, transparent 100%),
    radial-gradient(ellipse 1px 2px at 50% 25%, rgba(255,220,150,0.7) 0%, transparent 100%),
    radial-gradient(ellipse 1px 2px at 58% 50%, rgba(255,220,150,0.8) 0%, transparent 100%),
    radial-gradient(ellipse 1px 2px at 70% 42%, rgba(255,220,150,0.9) 0%, transparent 100%),
    radial-gradient(ellipse 1px 2px at 83% 28%, rgba(255,220,150,0.7) 0%, transparent 100%),
    radial-gradient(ellipse 1px 2px at 89% 50%, rgba(255,220,150,0.85) 0%, transparent 100%);
  mix-blend-mode: screen;
  opacity: 0.6;
}

/* Interior scene for secondary property cards */
.scene-interior {
  width: 100%; height: 100%;
  background: linear-gradient(135deg, #C8BEB0 0%, #B8A898 40%, #8C7F70 100%);
  position: relative;
  overflow: hidden;
}
.scene-interior::before {
  content: '';
  position: absolute;
  inset: 0;
  background:
    radial-gradient(ellipse at 30% 40%, rgba(255,240,200,0.4) 0%, transparent 50%),
    linear-gradient(to bottom, transparent 40%, rgba(30,28,24,0.5) 100%);
}

.scene-mews {
  width: 100%; height: 100%;
  background: linear-gradient(160deg, #A8B5C0 0%, #8C9BA8 30%, #5A6875 60%, #2A2825 100%);
  position: relative;
  overflow: hidden;
}
.scene-mews::before {
  content: '';
  position: absolute;
  bottom: 0; left: 0; right: 0;
  height: 50%;
  background: linear-gradient(to bottom, transparent, rgba(20,18,15,0.85));
}

.scene-dark {
  width: 100%; height: 100%;
  background: linear-gradient(135deg, #2A2825 0%, #1A1916 60%, #0C0C0A 100%);
  position: relative;
  overflow: hidden;
}
.scene-dark::before {
  content: '';
  position: absolute;
  inset: 0;
  background:
    radial-gradient(ellipse at 25% 30%, rgba(210,20,30,0.12) 0%, transparent 55%),
    radial-gradient(ellipse at 75% 70%, rgba(210,20,30,0.07) 0%, transparent 50%);
}

/* Grain texture overlay */
.grain {
  position: absolute;
  inset: 0;
  opacity: 0.04;
  background-image: url("data:image/svg+xml,%3Csvg viewBox='0 0 256 256' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='noise'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23noise)'/%3E%3C/svg%3E");
  pointer-events: none;
  z-index: 10;
}

/* -------------------------------------------
   SEARCH BAND
------------------------------------------- */
.search-band {
  background: var(--ink);
  position: relative;
  z-index: 10;
}
.search-inner {
  max-width: 1440px;
  margin: 0 auto;
  padding: 0 48px;
  display: flex;
  align-items: stretch;
  height: 64px;
  overflow: hidden;
}
/* Each cell — dept, individual fields, submit */
.search-dept,
.search-field {
  display: flex;
  align-items: center;
  flex: 1;
}
.search-dept { flex: 0 0 220px; }
.search-fields-group {
  display: flex;
  align-items: stretch;
  flex: 1;
}
/* Select — sits flush inside its cell */
.search-select {
  flex: 1;
  min-width: 0;
  height: 44px;           /* fixed height, NOT 100% — avoids clipping */
  align-self: center;
  background: transparent;
  border: none;
  outline: none;
  font-family: var(--font-sans);
  font-size: 12px;
  font-weight: 300;
  letter-spacing: 0.05em;
  color: rgba(255,255,255,0.7);
  -webkit-appearance: none;
  appearance: none;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='9' height='5'%3E%3Cpath d='M0 0l4.5 5L9 0z' fill='rgba(255,255,255,0.3)'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 14px center;
  padding: 0 36px 0 20px;
  cursor: pointer;
  box-sizing: border-box;
}
.search-select option {
  background: #181714;
  color: rgba(255,255,255,0.85);
  font-size: 13px;
  font-weight: 300;
}
/* Department select — slightly bolder */
.search-dept .search-select {
  color: var(--white);
  font-weight: 400;
  letter-spacing: 0.07em;
  padding-left: 0;
}
.search-select:hover { color: var(--white); }
/* Dividers */
.search-sep {
  width: 1px;
  background: rgba(255,255,255,0.08);
  margin: 16px 0;
  flex-shrink: 0;
}
/* Submit */
.search-submit {
  background: var(--bronze);
  color: var(--white);
  padding: 0 36px;
  font-family: var(--font-sans);
  font-size: 11px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  font-weight: 500;
  flex-shrink: 0;
  border: none;
  cursor: pointer;
  transition: background 0.25s;
}
.search-submit:hover { background: var(--bronze-dk); }

@media (max-width: 1024px) {
  .search-inner { height: auto; flex-wrap: wrap; padding: 0; overflow: visible; }
  .search-dept { flex: 0 0 100%; border-bottom: 1px solid rgba(255,255,255,0.06); height: 52px; }
  .search-fields-group { flex-wrap: wrap; flex: 0 0 100%; }
  .search-field { flex: 1 1 140px; min-width: 140px; height: 52px; border-bottom: 1px solid rgba(255,255,255,0.06); }
  .search-select { height: 52px; padding-left: 16px; }
  .search-dept .search-select { padding-left: 20px; }
  .search-sep { display: none; }
  .search-submit { width: 100%; padding: 18px; font-size: 12px; letter-spacing: 0.1em; }
}
/* -------------------------------------------
   SECTION COMMONS
------------------------------------------- */
.section-wrap {
  max-width: 1440px;
  margin: 0 auto;
  padding: 0 48px;
}
.section-label {
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--bronze);
  font-weight: 400;
  display: block;
  margin-bottom: 16px;
}
.section-heading {
  font-family: var(--font-serif);
  font-weight: 300;
  line-height: 1.1;
  color: var(--ink);
}
.section-heading em { font-style: italic; }

/* Reveal animation */
.reveal {
  opacity: 1;
  transform: none;
}
.reveal.in,

@keyframes heroFadeIn {
  from { opacity: 0; }
  to { opacity: 1; }
}
@keyframes fadeUp {
  to { opacity: 1; transform: translateY(0); }
}
@keyframes fadeRight {
  to { opacity: 1; transform: translateX(0); }
}
@keyframes fadeIn {
  to { opacity: 1; }
}

/* -------------------------------------------
   VALUE / SERVICES
------------------------------------------- */
.value-section {
  padding: 140px 0;
  background: var(--cream);
}
.value-grid {
  display: grid;
  grid-template-columns: 380px 1fr;
  gap: 80px;
  align-items: start;
}
.value-sticky {
  position: sticky;
  top: 100px;
}
.value-heading {
  font-size: clamp(38px, 4vw, 56px);
  margin-top: 4px;
  margin-bottom: 28px;
}
.value-body {
  font-size: 15px;
  font-weight: 300;
  color: var(--warm-grey);
  line-height: 1.8;
  margin-bottom: 20px;
}
.value-link {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  font-size: 12px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--ink);
  margin-top: 8px;
  border-bottom: 1px solid rgba(12,12,10,0.2);
  padding-bottom: 3px;
  transition: color 0.25s, border-color 0.25s;
}
.value-link:hover { color: var(--bronze); border-color: var(--bronze); }
.value-link .arr { transition: transform 0.25s; }
.value-link:hover .arr { transform: translateX(4px); }

.services-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 3px;
}
.svc-card {
  background: var(--silk);
  padding: 40px 36px 44px;
  position: relative;
  overflow: hidden;
  cursor: none;
  transition: background 0.35s ease;
}
.svc-card:hover { background: var(--ink); }
.svc-num {
  font-family: var(--font-serif);
  font-size: 72px;
  font-weight: 300;
  color: rgba(12,12,10,0.05);
  position: absolute;
  bottom: 12px; right: 20px;
  line-height: 1;
  transition: color 0.35s;
  pointer-events: none;
}
.svc-card:hover .svc-num { color: rgba(255,255,255,0.04); }
.svc-icon {
  font-size: 20px;
  margin-bottom: 20px;
  display: block;
  color: var(--warm-grey);
  transition: color 0.35s;
}
.svc-card:hover .svc-icon { color: var(--bronze); }
.svc-name {
  font-family: var(--font-serif);
  font-size: 24px;
  font-weight: 300;
  color: var(--ink);
  margin-bottom: 10px;
  transition: color 0.35s;
}
.svc-card:hover .svc-name { color: var(--white); }
.svc-desc {
  font-size: 13px;
  font-weight: 300;
  color: var(--warm-grey);
  line-height: 1.7;
  transition: color 0.35s;
}
.svc-card:hover .svc-desc { color: rgba(255,255,255,0.5); }
.svc-arrow {
  display: inline-block;
  margin-top: 20px;
  font-size: 18px;
  color: var(--warm-grey);
  transition: color 0.35s, transform 0.35s;
}
.svc-card:hover .svc-arrow { color: var(--bronze); transform: translateX(6px); }

/* -------------------------------------------
   FEATURED PROPERTIES
------------------------------------------- */
.properties-section {
  padding: 120px 0;
  background: var(--silk);
}
.props-header {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  margin-bottom: 48px;
}
.props-heading { font-size: clamp(36px, 3.5vw, 52px); }
.view-all-link {
  font-size: 12px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--warm-grey);
  display: flex;
  align-items: center;
  gap: 8px;
  transition: color 0.25s;
  border-bottom: 1px solid transparent;
  padding-bottom: 2px;
}
.view-all-link:hover { color: var(--ink); border-color: rgba(12,12,10,0.3); }
.view-all-link .arr { transition: transform 0.25s; }
.view-all-link:hover .arr { transform: translateX(4px); }

.props-mosaic {
  display: grid;
  grid-template-columns: 1.55fr 1fr 1fr;
  grid-template-rows: 340px 280px;
  gap: 3px;
}
.prop-cell {
  position: relative;
  overflow: hidden;
  cursor: pointer;
}
.prop-cell.hero-prop {
  grid-row: 1 / 3;
}
.prop-img {
  width: 100%; height: 100%;
  transition: transform 0.7s ease;
  position: relative;
}
.prop-cell:hover .prop-img { transform: scale(1.04); }
.prop-darken {
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(12,12,10,0.82) 0%, rgba(12,12,10,0.2) 40%, transparent 70%);
  z-index: 2;
  transition: opacity 0.4s;
}
.prop-cell:hover .prop-darken { opacity: 0.85; }

.prop-data {
  position: absolute;
  bottom: 0; left: 0; right: 0;
  padding: 28px;
  z-index: 3;
}
.prop-cell:not(.hero-prop) .prop-data { padding: 22px; }
.prop-tag {
  font-size: 10px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--bronze);
  display: block;
  margin-bottom: 7px;
}
.prop-address {
  font-family: var(--font-serif);
  font-size: 28px;
  font-weight: 300;
  color: var(--white);
  line-height: 1.2;
  margin-bottom: 8px;
}
.prop-cell:not(.hero-prop) .prop-address { font-size: 20px; }
.prop-price {
  font-size: 17px;
  color: var(--white);
  font-weight: 300;
  letter-spacing: 0.02em;
}
.prop-cell:not(.hero-prop) .prop-price { font-size: 14px; }
.prop-specs {
  font-size: 12px;
  color: rgba(255,255,255,0.55);
  margin-top: 5px;
  display: flex;
  gap: 14px;
}
.prop-specs span {
  display: flex;
  align-items: center;
  gap: 5px;
}
.prop-view-btn {
  display: inline-block;
  margin-top: 16px;
  font-size: 11px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--white);
  background: rgba(255,255,255,0.12);
  border: 1px solid rgba(255,255,255,0.2);
  padding: 10px 20px;
  opacity: 0;
  transform: translateY(8px);
  transition: opacity 0.35s, transform 0.35s, background 0.25s;
  backdrop-filter: blur(4px);
}
.prop-cell:hover .prop-view-btn {
  opacity: 1;
  transform: translateY(0);
}
.prop-view-btn:hover { background: var(--bronze); border-color: var(--bronze); color: var(--white); }

/* -------------------------------------------
   OMAR / AI SECTION
------------------------------------------- */
.omar-section {
  padding: 140px 0;
  background: var(--ink);
  position: relative;
  overflow: hidden;
}
/* Ambient light effect */
.omar-section::before {
  content: '';
  position: absolute;
  top: -200px; right: -200px;
  width: 600px; height: 600px;
  border-radius: 50%;
  background: radial-gradient(circle, rgba(210,20,30,0.07) 0%, transparent 65%);
  pointer-events: none;
}
.omar-section::after {
  content: '';
  position: absolute;
  bottom: -100px; left: 10%;
  width: 400px; height: 400px;
  border-radius: 50%;
  background: radial-gradient(circle, rgba(210,20,30,0.04) 0%, transparent 70%);
  pointer-events: none;
}

.omar-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 100px;
  align-items: center;
  position: relative;
  z-index: 1;
}
.omar-label { color: var(--bronze); }
.omar-heading {
  font-size: clamp(40px, 4.5vw, 64px);
  color: var(--white);
  margin-top: 4px;
  margin-bottom: 28px;
}
.omar-body {
  font-size: 15px;
  font-weight: 300;
  color: rgba(244,241,236,0.55);
  line-height: 1.8;
  max-width: 420px;
  margin-bottom: 36px;
}
.omar-cta {
  background: var(--bronze);
  color: var(--white);
  padding: 16px 36px;
  font-size: 11px;
  font-weight: 400;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  display: inline-block;
  transition: background 0.3s;
}
.omar-cta:hover { background: var(--bronze-lt); color: var(--white); }
.omar-caps {
  margin-top: 48px;
  border-top: 1px solid rgba(255,255,255,0.06);
}
.omar-cap {
  display: flex;
  align-items: flex-start;
  gap: 14px;
  padding: 15px 0;
  border-bottom: 1px solid rgba(255,255,255,0.06);
  font-size: 14px;
  font-weight: 300;
  color: rgba(244,241,236,0.6);
  line-height: 1.5;
}
.cap-dot {
  width: 5px; height: 5px;
  border-radius: 50%;
  background: var(--bronze);
  flex-shrink: 0;
  margin-top: 6px;
}

/* Chat UI */
.chat-ui {
  background: rgba(255,255,255,0.03);
  border: 1px solid rgba(255,255,255,0.07);
  padding: 0;
  position: relative;
  overflow: hidden;
}
.chat-ui::before {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(135deg, rgba(210,20,30,0.04) 0%, transparent 60%);
  pointer-events: none;
}
.chat-topbar {
  display: flex;
  align-items: center;
  gap: 14px;
  padding: 20px 24px;
  border-bottom: 1px solid rgba(255,255,255,0.06);
}
.chat-avatar {
  width: 40px; height: 40px;
  background: var(--bronze);
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: var(--font-serif);
  font-size: 20px;
  font-style: italic;
  color: var(--white);
  flex-shrink: 0;
}
.chat-name-wrap {}
.chat-agent-name {
  font-size: 14px;
  color: var(--white);
  font-weight: 400;
  margin-bottom: 2px;
}
.chat-status {
  font-size: 11px;
  color: rgba(244,241,236,0.4);
  display: flex;
  align-items: center;
  gap: 6px;
}
.status-dot {
  width: 6px; height: 6px;
  border-radius: 50%;
  background: #5DBB7A;
  animation: statusPulse 2.5s infinite;
}
@keyframes statusPulse {
  0%, 100% { opacity: 1; }
  50% { opacity: 0.4; }
}
.chat-body {
  padding: 24px;
  display: flex;
  flex-direction: column;
  gap: 14px;
  min-height: 300px;
}
.bubble {
  display: flex;
  gap: 10px;
  align-items: flex-start;
}
.bubble.user { flex-direction: row-reverse; }
.bubble-avatar {
  width: 28px; height: 28px;
  border-radius: 50%;
  background: rgba(255,255,255,0.06);
  flex-shrink: 0;
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 12px;
  color: rgba(255,255,255,0.3);
}
.bubble.user .bubble-avatar {
  background: rgba(210,20,30,0.2);
  color: var(--bronze);
}
.bubble-text {
  background: rgba(255,255,255,0.05);
  padding: 12px 16px;
  font-size: 13px;
  font-weight: 300;
  color: rgba(244,241,236,0.75);
  line-height: 1.6;
  max-width: 80%;
  border-radius: 0 12px 12px 12px;
}
.bubble.user .bubble-text {
  background: rgba(210,20,30,0.18);
  color: rgba(244,241,236,0.85);
  border-radius: 12px 0 12px 12px;
}
.typing-dots {
  display: flex;
  gap: 4px;
  padding: 14px 16px;
  background: rgba(255,255,255,0.05);
  width: fit-content;
  border-radius: 0 12px 12px 12px;
}
.typing-dot {
  width: 5px; height: 5px;
  border-radius: 50%;
  background: rgba(255,255,255,0.3);
  animation: typingBounce 1.4s infinite;
}
.typing-dot:nth-child(2) { animation-delay: 0.2s; }
.typing-dot:nth-child(3) { animation-delay: 0.4s; }
@keyframes typingBounce {
  0%, 80%, 100% { transform: translateY(0); opacity: 0.4; }
  40% { transform: translateY(-6px); opacity: 1; }
}

.chat-input-row {
  display: flex;
  align-items: center;
  gap: 0;
  border-top: 1px solid rgba(255,255,255,0.06);
  padding: 0 24px;
  height: 60px;
}
.chat-input {
  flex: 1;
  background: transparent;
  border: none;
  outline: none;
  font-family: var(--font-sans);
  font-size: 13px;
  font-weight: 300;
  color: rgba(255,255,255,0.25);
}
.chat-send-btn {
  color: var(--bronze);
  font-size: 18px;
  transition: transform 0.25s;
  cursor: none;
}
.chat-send-btn:hover { transform: translateX(3px); }

/* -------------------------------------------
   TEAM SECTION
------------------------------------------- */
.team-section {
  padding: 140px 0 120px;
  background: var(--cream);
}
.team-header {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 60px;
  align-items: end;
  margin-bottom: 64px;
}
.team-heading { font-size: clamp(36px, 3.5vw, 52px); }
.team-intro {
  font-size: 15px;
  font-weight: 300;
  color: var(--warm-grey);
  line-height: 1.8;
}
.team-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 3px;
}
.team-card {
  perspective: 1200px;
  height: 460px;
  cursor: default;
}
/* -- Flip card engine -- */
.team-card-inner {
  position: relative;
  width: 100%; height: 100%;
  transform-style: preserve-3d;
  -webkit-transform-style: preserve-3d;
  transition: transform 0.65s ease;
}
.team-card:hover .team-card-inner {
  transform: rotateY(180deg);
}
.team-card-front,
.team-card-back {
  position: absolute;
  inset: 0;
  backface-visibility: hidden;
  -webkit-backface-visibility: hidden;
}
.team-card-front {
  background: var(--ink);
  display: flex;
  flex-direction: column;
}
.team-photo-wrap {
  flex: 1;
  overflow: hidden;
  position: relative;
}
.team-photo {
  width: 100%; height: 100%;
  background-size: cover;
  background-position: top center;
  transition: transform 0.6s ease;
}
.team-photo-img {
  width: 100%; height: 100%;
  object-fit: cover;
  object-position: top center;
  display: block;
  transition: transform 0.6s ease;
}
.team-card:hover .team-card-front .team-photo,
.team-card:hover .team-card-front .team-photo-img { transform: scale(1.04); }
.team-initials {
  width: 100%; height: 100%;
  display: flex; align-items: center; justify-content: center;
  font-family: var(--font-serif);
  font-size: 48px; font-weight: 300;
  color: rgba(244,241,236,0.15);
  background: var(--charcoal);
}
.team-info {
  height: 80px;
  padding: 0 20px;
  background: var(--ink);
  display: flex;
  flex-direction: column;
  justify-content: center;
}
.team-name {
  font-family: var(--font-serif);
  font-size: 19px; font-weight: 300;
  color: var(--silk);
  margin-bottom: 3px;
}
.team-role {
  font-size: 10px;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: var(--bronze);
}
.team-card-back {
  background: var(--bronze);
  transform: rotateY(180deg);
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: 32px 26px;
}
.team-back-name {
  font-family: var(--font-serif);
  font-size: 21px; font-weight: 300;
  color: #fff;
  margin-bottom: 4px;
}
.team-back-role {
  font-size: 10px;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: rgba(255,255,255,0.6);
  margin-bottom: 18px;
  padding-bottom: 18px;
  border-bottom: 1px solid rgba(255,255,255,0.2);
}
.team-back-bio {
  font-size: 12.5px; font-weight: 300;
  line-height: 1.7;
  color: rgba(255,255,255,0.85);
  margin-bottom: 22px;
}
.team-back-chat {
  display: inline-block;
  padding: 9px 16px;
  border: 1px solid rgba(255,255,255,0.5);
  color: #fff;
  font-size: 10px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  text-decoration: none;
  transition: background 0.2s, border-color 0.2s;
  align-self: flex-start;
}
.team-back-chat:hover { background: rgba(255,255,255,0.15); color: #fff; border-color: #fff; }














/* -------------------------------------------
   TESTIMONIALS
------------------------------------------- */
.testimonials-section {
  padding: 120px 0;
  background: var(--silk);
}
.test-header {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  margin-bottom: 56px;
}
.test-heading { font-size: clamp(36px, 3.5vw, 52px); }
.test-count {
  font-size: 13px;
  font-weight: 300;
  color: var(--warm-grey);
}
.test-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 3px;
}
.test-card {
  background: var(--cream);
  padding: 44px 36px 44px;
  position: relative;
  overflow: hidden;
  cursor: none;
  transition: background 0.3s;
}
.test-card::after {
  content: '';
  position: absolute;
  bottom: 0; left: 0; right: 0;
  height: 3px;
  background: var(--bronze);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.4s ease;
}
.test-card:hover { background: var(--white); }
.test-card:hover::after { transform: scaleX(1); }
.test-qmark {
  font-family: var(--font-serif);
  font-size: 100px;
  font-weight: 300;
  font-style: italic;
  color: var(--bronze);
  opacity: 0.2;
  line-height: 0.7;
  margin-bottom: 20px;
  display: block;
}
.test-body {
  font-family: var(--font-serif);
  font-size: 19px;
  font-weight: 300;
  font-style: italic;
  color: var(--ink);
  line-height: 1.65;
  margin-bottom: 28px;
}
.test-author-name {
  font-size: 13px;
  font-weight: 500;
  color: var(--ink);
  margin-bottom: 3px;
  letter-spacing: 0.03em;
}
.test-author-detail {
  font-size: 11px;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  color: var(--warm-grey);
}
.test-stars {
  color: var(--bronze);
  font-size: 12px;
  letter-spacing: 2px;
  margin-bottom: 20px;
  display: block;
}

/* -------------------------------------------
   AREAS STRIP
------------------------------------------- */
.areas-section {
  padding: 80px 0;
  background: var(--ink);
  overflow: hidden;
}
.areas-label { color: var(--bronze); }
.areas-intro { color: rgba(244,241,236,0.5); font-size: 15px; font-weight: 300; line-height: 1.75; max-width: 480px; margin-top: 8px; margin-bottom: 48px; }
.areas-scroll-wrap {
  overflow-x: auto;
  scrollbar-width: none;
}
.areas-scroll-wrap::-webkit-scrollbar { display: none; }
.areas-row {
  display: flex;
  gap: 3px;
  min-width: max-content;
}
.area-chip {
  background: rgba(255,255,255,0.04);
  border: 1px solid rgba(255,255,255,0.07);
  padding: 16px 28px;
  display: flex;
  align-items: center;
  gap: 12px;
  cursor: none;
  transition: background 0.25s, border-color 0.25s;
  flex-shrink: 0;
}
.area-chip:hover { background: rgba(210,20,30,0.1); border-color: rgba(210,20,30,0.3); }
.area-name {
  font-family: var(--font-serif);
  font-size: 18px;
  font-weight: 300;
  color: var(--white);
}
.area-post {
  font-size: 11px;
  letter-spacing: 0.1em;
  color: rgba(244,241,236,0.3);
}

/* -------------------------------------------
   FOOTER
------------------------------------------- */
.footer {
  background: var(--stone);
  padding: 100px 0 0;
}
.footer-main {
  display: grid;
  grid-template-columns: 2.2fr 1fr 1fr 1.2fr;
  gap: 80px;
  padding-bottom: 80px;
  border-bottom: 1px solid rgba(255,255,255,0.06);
}
.footer-logo-img {
  width: 180px;
  height: auto;
  filter: brightness(0) invert(1);
  opacity: 0.9;
  margin-bottom: 18px;
  display: block;
}
.footer-tagline {
  font-size: 14px;
  font-weight: 300;
  color: rgba(244,241,236,0.38);
  line-height: 1.8;
  max-width: 280px;
  margin-bottom: 32px;
}
.footer-contact-line {
  font-size: 13px;
  font-weight: 300;
  color: rgba(244,241,236,0.5);
  margin-bottom: 10px;
  display: flex;
  align-items: center;
  gap: 8px;
}
.footer-contact-line .lbl {
  font-size: 10px;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  color: rgba(244,241,236,0.25);
  min-width: 80px;
}
/* Address sub-lines (indent under office label) */
.footer-addr-line {
  padding-left: 88px;
  margin-top: -4px;
  margin-bottom: 14px;
  font-size: 11px;
  color: rgba(244,241,236,0.28);
  font-style: italic;
}
.footer-contact-line a { transition: color 0.25s; }
.footer-contact-line a:hover { color: var(--white); }
.footer-col-label {
  font-size: 10px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: rgba(244,241,236,0.25);
  margin-bottom: 24px;
  font-weight: 400;
}
.footer-col ul { list-style: none; }
.footer-col ul li { margin-bottom: 12px; }
.footer-col ul li a {
  font-size: 14px;
  font-weight: 300;
  color: rgba(244,241,236,0.5);
  transition: color 0.25s;
}
.footer-col ul li a:hover { color: var(--white); }
.footer-omar-box {
  background: rgba(210,20,30,0.08);
  border: 1px solid rgba(210,20,30,0.15);
  padding: 24px;
}
.footer-omar-box .fo-title {
  font-size: 12px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--bronze);
  margin-bottom: 10px;
}
.footer-omar-box p {
  font-size: 13px;
  font-weight: 300;
  color: rgba(244,241,236,0.5);
  line-height: 1.7;
  margin-bottom: 16px;
}
.footer-omar-box a {
  font-size: 12px;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--bronze);
  border-bottom: 1px solid rgba(210,20,30,0.3);
  padding-bottom: 2px;
  transition: color 0.25s, border-color 0.25s;
}
.footer-omar-box a:hover { color: var(--bronze-lt); border-color: var(--bronze-lt); }

.footer-bottom {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 24px 0;
}
.footer-legal {
  font-size: 12px;
  font-weight: 300;
  color: rgba(244,241,236,0.22);
  display: flex;
  gap: 24px;
}
.footer-legal a { transition: color 0.25s; }
.footer-legal a:hover { color: rgba(244,241,236,0.5); }
.footer-socials {
  display: flex;
  gap: 20px;
}
.footer-socials a {
  font-size: 11px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: rgba(244,241,236,0.3);
  transition: color 0.25s;
}
.footer-socials a:hover { color: var(--bronze); }

/* -------------------------------------------
   MARQUEE STRIP
------------------------------------------- */
.marquee-strip {
  background: var(--bronze);
  overflow: hidden;
  height: 48px;
  display: flex;
  align-items: center;
}
.marquee-inner {
  display: flex;
  animation: marquee 30s linear infinite;
  white-space: nowrap;
}
.marquee-item {
  font-size: 11px;
  font-weight: 400;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.85);
  padding: 0 48px;
  flex-shrink: 0;
  display: flex;
  align-items: center;
  gap: 48px;
}
.marquee-dot {
  width: 3px; height: 3px;
  border-radius: 50%;
  background: rgba(255,255,255,0.4);
}
@keyframes marquee {
  from { transform: translateX(0); }
  to { transform: translateX(-50%); }
}

/* App store badges - refined */
.app-badges {
  display: flex;
  gap: 12px;
  margin-top: 20px;
}
.app-badge {
  background: rgba(255,255,255,0.06);
  border: 1px solid rgba(255,255,255,0.1);
  padding: 8px 14px;
  display: flex;
  align-items: center;
  gap: 8px;
  font-size: 11px;
  color: rgba(244,241,236,0.45);
  transition: background 0.25s, border-color 0.25s;
  cursor: not-allowed;
}
.app-badge:hover {
  background: rgba(255,255,255,0.09);
  border-color: rgba(255,255,255,0.15);
}
.app-badge .badge-soon {
  font-size: 9px;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  color: var(--bronze);
}

/* Horizontal rule aesthetic */
.section-rule {
  width: 40px;
  height: 1px;

  background: var(--bronze);
  display: block;
  margin-bottom: 16px;
}

/* -------------------------------------------
   RESPONSIVE — TABLET (=1024px)
------------------------------------------- */

/* ----------------------------------------------------------
   MOBILE NAV DRAWER
---------------------------------------------------------- */
/* drawer opened via JS style.right */

/* overlay opened via JS */

/* ----------------------------------------------------------
   TABLET  = 1100px
---------------------------------------------------------- */


@media (max-width: 1100px) {
  .team-grid { grid-template-columns: repeat(3, 1fr); }
}

/* ----------------------------------------------------------
   TABLET  = 1024px
---------------------------------------------------------- */
@media (max-width: 1024px) {
  .section-wrap { padding: 0 32px; }

  /* Nav */
    
  /* Hero — stack vertically */
  .hero {
    grid-template-columns: 1fr;
    height: auto;
    min-height: 100svh;
  }
  .hero-left {
    padding: 110px 32px 56px;
    justify-content: flex-start;
    min-height: 55vh;
  }
  .hero-right { position: relative; height: 45vh; min-height: 260px; }
  .hero-img-wrap { position: absolute; inset: 0; }
  .hero-scroll { display: none; }

  /* Services */
  .services-grid { grid-template-columns: 1fr 1fr; }
  .svc-card { padding: 36px 28px 40px; }

  /* Properties */
  .props-mosaic {
    grid-template-columns: 1fr 1fr;
    grid-template-rows: 260px 260px 260px;
  }
  .prop-cell.hero-prop { grid-column: span 2; }

  /* Omar */
  .omar-grid { grid-template-columns: 1fr; gap: 48px; }

  /* Team */
  .team-grid { grid-template-columns: repeat(2, 1fr); }

  /* Testimonials */
  .test-grid { grid-template-columns: 1fr 1fr; }

  /* Footer */
  .footer-main { grid-template-columns: 1fr 1fr; gap: 40px; }

  /* Value/Services — stack at tablet */
  .value-grid { grid-template-columns: 1fr; gap: 48px; }
  .value-sticky { position: static; }

  /* Team header — stack at tablet */
  .team-header { grid-template-columns: 1fr; gap: 20px; }
}

/* ----------------------------------------------------------
   LARGE MOBILE  = 780px
---------------------------------------------------------- */
@media (max-width: 780px) {
  .services-grid { grid-template-columns: 1fr; }
  .team-grid { grid-template-columns: repeat(2, 1fr); }
  .test-grid { grid-template-columns: 1fr; }
  .footer-main { grid-template-columns: 1fr; gap: 32px; }
}

/* ----------------------------------------------------------
   MOBILE  = 640px
---------------------------------------------------------- */
@media (max-width: 640px) {
  /* Global */
  .section-wrap { padding: 0 16px; }
  body { cursor: auto; }

  /* Nav */
        
  /* Hero */
  .hero {
    grid-template-columns: 1fr;
    height: auto;
    min-height: 100svh;
    min-height: 100dvh;
  }
  .hero-left {
    padding: 20px 16px 40px;
    justify-content: flex-start;
  }
    .search-field {
    flex: 1 1 60px;
  }
  .hero-headline {
    font-size: clamp(38px, 10vw, 54px) !important;
    margin-bottom: 20px;
  }
  .hero-headline .line-indent { padding-left: 24px; }
  .hero-sub { font-size: 14px; max-width: 100%; margin-bottom: 32px; }
  .hero-actions {
    flex-direction: column;
    gap: 12px;
    align-items: stretch;
  }
  .btn-primary, .btn-ghost {
    width: 100%;
    justify-content: center;
    text-align: center;
  }
  .hero-right { height: 240px; position: relative; }
  .hero-img-wrap { position: absolute; inset: 0; }
  .hero-scroll { display: none; }

  /* Search band */
  .search-inner {
    flex-direction: column;
    height: auto;
    padding: 0;
    gap: 0;
  }
  .search-tabs {
    border-bottom: 1px solid rgba(255,255,255,0.08);
    padding: 0 16px;
    height: 48px;
  }
  .stab { font-size: 10px; padding: 0 12px; }
  .search-sep { display: none; }
  .search-input-wrap { padding: 12px 16px; }
  .search-ai-badge { display: none; }
  .search-submit { width: 100%; padding: 14px; text-align: center; }

  /* Services */
  .value-section { padding: 64px 0; }
  .services-grid { grid-template-columns: 1fr; gap: 2px; }
  .svc-card { padding: 28px 20px 32px; }

  /* Properties */
  .properties-section { padding: 64px 0; }
  .props-header { flex-direction: column; align-items: flex-start; gap: 12px; }
  .props-mosaic {
    grid-template-columns: 1fr;
    grid-template-rows: repeat(5, 220px);
    gap: 2px;
  }
  .prop-cell.hero-prop { grid-column: span 1; }

  /* Omar */
  .omar-section { padding: 64px 0; }
  .omar-grid { grid-template-columns: 1fr; gap: 36px; }
  .omar-heading { font-size: clamp(32px, 9vw, 44px) !important; }
  .omar-caps { grid-template-columns: 1fr; }

  /* Team */
  .team-section { padding: 64px 0; }
  .team-grid { grid-template-columns: 1fr 1fr; gap: 2px; }
  .team-card { height: 380px; }
  .team-back-bio { font-size: 12px; line-height: 1.6; }

  /* Testimonials */
  .testimonials-section { padding: 64px 0; }
  .test-grid { grid-template-columns: 1fr; gap: 2px; }

  /* Footer */
  .footer { padding: 48px 0 0; }
  .footer-main { grid-template-columns: 1fr; gap: 32px; padding-bottom: 40px; }
  .footer-bottom {
    flex-direction: column;
    align-items: flex-start;
    gap: 12px;
    padding: 20px 0;
  }
  .footer-legal { flex-direction: column; gap: 8px; align-items: flex-start; }
  .footer-addresses { flex-direction: column; gap: 4px; }

  /* Value/Services */
  .value-grid { grid-template-columns: 1fr; gap: 32px; }
  .value-sticky { position: static; }
  .value-section { padding: 56px 0; }

  /* Team header */
  .team-header { grid-template-columns: 1fr; gap: 16px; margin-bottom: 32px; }
}

/* ----------------------------------------------------------
   SMALL MOBILE  = 390px
---------------------------------------------------------- */
@media (max-width: 390px) {
  .team-grid { grid-template-columns: 1fr; }
  .team-card { height: 420px; }
}

/* Touch devices — tap to flip handled by JS */


/* -------------------------------------------
   CONSULTATION POPUP
------------------------------------------- */
.consult-overlay {
  position: fixed; inset: 0;
  background: rgba(12,12,10,0.75);
  z-index: 10000;
  opacity: 0; pointer-events: none;
  transition: opacity 0.3s ease;
}
.consult-modal {
  position: fixed;
  top: 50%; left: 50%;
  transform: translate(-50%, -48%);
  width: min(640px, 94vw);
  max-height: 90vh;
  background: var(--silk);
  z-index: 10001;
  overflow-y: auto;
  opacity: 0; pointer-events: none;
  transition: opacity 0.3s ease, transform 0.3s ease;
  -webkit-overflow-scrolling: touch;
}
.consult-overlay.open { opacity: 1; pointer-events: all; }
.consult-modal.open { opacity: 1; pointer-events: all; transform: translate(-50%, -50%); }

.consult-close {
  position: absolute; top: 16px; right: 16px;
  background: none; border: none;
  font-size: 22px; color: var(--warm-grey);
  cursor: pointer; padding: 6px 10px;
  line-height: 1; z-index: 1;
  transition: color 0.2s;
}
.consult-close:hover { color: var(--ink); }

.consult-inner { padding: 48px 48px 44px; }

.consult-label {
  display: block;
  font-size: 10px; letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--bronze);
  margin-bottom: 12px;
}
.consult-heading {
  font-family: var(--font-serif);
  font-size: clamp(28px, 4vw, 40px);
  font-weight: 300; line-height: 1.15;
  color: var(--ink); margin-bottom: 10px;
}
.consult-heading em { color: var(--bronze); font-style: italic; }
.consult-sub {
  font-size: 14px; font-weight: 300;
  color: var(--warm-grey); line-height: 1.7;
  margin-bottom: 28px;
}

.consult-form { display: flex; flex-direction: column; gap: 18px; }

.consult-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }

.consult-field { display: flex; flex-direction: column; gap: 6px; }
.consult-field label {
  font-size: 11px; font-weight: 500;
  letter-spacing: 0.08em; text-transform: uppercase;
  color: var(--ink);
}
.consult-field .req { color: var(--bronze); }
.consult-field input,
.consult-field textarea {
  border: 1px solid rgba(12,12,10,0.15);
  background: var(--cream);
  padding: 12px 14px;
  font-family: var(--font-sans);
  font-size: 14px; font-weight: 300;
  color: var(--ink);
  outline: none;
  transition: border-color 0.2s;
  border-radius: 0;
  -webkit-appearance: none;
}
.consult-field input:focus,
.consult-field textarea:focus { border-color: var(--bronze); }
.consult-field input::placeholder,
.consult-field textarea::placeholder { color: rgba(12,12,10,0.3); }
.consult-field textarea { resize: vertical; min-height: 100px; }

.consult-pills { display: flex; flex-wrap: wrap; gap: 8px; margin-top: 2px; }
.pill {
  padding: 7px 14px;
  border: 1px solid rgba(12,12,10,0.2);
  background: transparent;
  font-size: 12px; font-weight: 300;
  color: var(--warm-grey);
  cursor: pointer;
  transition: all 0.2s;
  -webkit-tap-highlight-color: transparent;
}
.pill.active, .pill:hover {
  background: var(--ink); border-color: var(--ink);
  color: var(--white);
}

.consult-submit {
  background: var(--ink); color: var(--white);
  border: none; padding: 15px 32px;
  font-size: 12px; font-weight: 400;
  letter-spacing: 0.12em; text-transform: uppercase;
  cursor: pointer; align-self: flex-start;
  transition: background 0.25s;
  -webkit-tap-highlight-color: transparent;
  margin-top: 4px;
}
.consult-submit:hover { background: var(--bronze); }

.consult-success {
  display: none; text-align: center;
  padding: 32px 0 8px;
  flex-direction: column; align-items: center; gap: 12px;
}
.consult-success.show { display: flex; }
.consult-tick {
  display: flex; align-items: center; justify-content: center;
  width: 52px; height: 52px; border-radius: 50%;
  background: var(--bronze); color: #fff;
  font-size: 22px; margin: 0 auto 8px;
}
.consult-success p {
  font-size: 15px; font-weight: 300; color: var(--warm-grey); line-height: 1.7;
}

@media (max-width: 640px) {
  .consult-inner { padding: 40px 24px 36px; }
  .consult-row { grid-template-columns: 1fr; }
  .consult-modal { max-height: 96vh; top: 50%; }
}