/* =====================================================================
   APPROVED ACQUISITIONS — STYLESHEET
   Brand colors and fonts live in the :root tokens below. Change a token
   once and it updates everywhere on the site.
   ===================================================================== */

:root {
  /* Brand palette */
  --ink:        #0A1120;   /* deepest navy-black: process, footer */
  --navy:       #0F1D33;   /* primary navy */
  --navy-2:     #17294A;   /* raised navy surfaces */
  --charcoal:   #1D222B;
  --slate:      #5A6476;   /* muted text on light */
  --mist:       #A9B3C4;   /* muted text on dark */
  --paper:      #F5F5F2;   /* light section ground */
  --white:      #FFFFFF;
  --line:       #DCDFE4;
  --line-dark:  rgba(201, 163, 107, 0.22);
  --gold:       #C9A36B;   /* bronze-gold accent */
  --gold-deep:  #A9834D;
  --gold-soft:  #E6D3B0;

  /* Type */
  --display: "Bodoni Moda", "Didot", "Bodoni 72", Georgia, "Times New Roman", serif;
  --body: "Manrope", "Segoe UI", system-ui, -apple-system, Helvetica, Arial, sans-serif;
  --mono: "IBM Plex Mono", ui-monospace, "SFMono-Regular", Consolas, monospace;

  /* Layout */
  --wrap: 1240px;
  --gutter: clamp(18px, 4vw, 40px);
  --section: clamp(84px, 11vw, 148px);
  --radius: 4px;
  --ease: cubic-bezier(.2, .7, .2, 1);
  --nav-h: 78px;

  color-scheme: light;
}

/* ---------- Base ---------- */
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: calc(var(--nav-h) + 8px); -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  font-family: var(--body);
  font-size: 17px;
  line-height: 1.7;
  color: var(--navy);
  background: var(--paper);
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
img { max-width: 100%; display: block; }
a { color: inherit; }
h1, h2, h3 { margin: 0; text-wrap: balance; }
p { margin: 0; }
ul, ol { margin: 0; padding: 0; }
[hidden] { display: none !important; }
:focus-visible { outline: 2px solid var(--gold); outline-offset: 3px; }

.skip { position: absolute; left: -9999px; top: 8px; z-index: 200; background: var(--gold); color: var(--ink); padding: 10px 16px; }
.skip:focus { left: 16px; }

.wrap { width: 100%; max-width: var(--wrap); margin-inline: auto; padding-inline: var(--gutter); }
.mono { font-family: var(--mono); font-size: 12px; letter-spacing: .12em; text-transform: uppercase; }

/* ---------- Type scale ---------- */
.eyebrow {
  font-family: var(--mono);
  font-size: 12px;
  letter-spacing: .2em;
  text-transform: uppercase;
  color: var(--gold-deep);
  display: flex; align-items: center; gap: 14px;
  margin-bottom: 22px;
}
.eyebrow::before { content: ""; width: 34px; height: 1px; background: currentColor; flex: none; }
.eyebrow--light { color: var(--gold); }
.h2 {
  font-family: var(--display);
  font-weight: 500;
  font-size: clamp(34px, 4.6vw, 58px);
  line-height: 1.08;
  letter-spacing: -.01em;
  margin-bottom: 26px;
}
.fine { font-size: 13px; line-height: 1.6; color: var(--slate); }

/* ---------- Buttons ---------- */
.btn {
  --bg: transparent; --fg: currentColor; --bd: currentColor;
  display: inline-flex; align-items: center; justify-content: center; gap: 10px;
  font-family: var(--body); font-weight: 600; font-size: 14px; letter-spacing: .06em; text-transform: uppercase;
  padding: 13px 24px;
  background: var(--bg); color: var(--fg); border: 1px solid var(--bd);
  border-radius: var(--radius);
  text-decoration: none; cursor: pointer;
  transition: background .3s var(--ease), color .3s var(--ease), border-color .3s var(--ease), transform .3s var(--ease), box-shadow .3s var(--ease);
  white-space: nowrap;
}
.btn:hover { transform: translateY(-2px); }
.btn--lg { padding: 17px 32px; font-size: 14px; }
.btn--block { width: 100%; }
.btn--gold { --bg: var(--gold); --fg: var(--ink); --bd: var(--gold); }
.btn--gold:hover { --bg: var(--gold-soft); --bd: var(--gold-soft); box-shadow: 0 10px 30px -10px rgba(201,163,107,.6); }
.btn--ghost { --fg: var(--white); --bd: rgba(255,255,255,.55); }
.btn--ghost:hover { --bg: var(--white); --fg: var(--navy); --bd: var(--white); }
.btn--navy { --bg: var(--navy); --fg: var(--white); --bd: var(--navy); }
.btn--navy:hover { --bg: var(--navy-2); --bd: var(--navy-2); box-shadow: 0 12px 30px -12px rgba(15,29,51,.6); }
.btn--outline { --fg: var(--navy); --bd: var(--navy); }
.btn--outline:hover { --bg: var(--navy); --fg: var(--white); }

/* ---------- Navigation ---------- */
.nav {
  position: fixed; inset: 0 0 auto 0; z-index: 100;
  padding-top: env(safe-area-inset-top, 0px);
  color: var(--white);
  transition: background .4s var(--ease), box-shadow .4s var(--ease);
}
.nav.is-scrolled, .nav.is-open { background: rgba(10, 17, 32, .94); backdrop-filter: blur(12px); -webkit-backdrop-filter: blur(12px); box-shadow: 0 1px 0 var(--line-dark); }
.nav__inner {
  max-width: 1400px; margin-inline: auto; padding-inline: var(--gutter);
  height: var(--nav-h);
  display: flex; align-items: center; gap: 28px;
}
.brand { display: flex; align-items: center; gap: 12px; text-decoration: none; color: inherit; flex: none; }
.brand__mark { width: 38px; height: 38px; color: var(--gold); flex: none; }
.brand__text { display: flex; flex-direction: column; line-height: 1.1; }
.brand__name { font-family: var(--display); font-size: 21px; font-weight: 600; letter-spacing: .01em; }
.brand__sub { font-family: var(--mono); font-size: 9.5px; letter-spacing: .22em; text-transform: uppercase; color: var(--gold); margin-top: 4px; }
.nav__links { display: flex; align-items: center; gap: clamp(14px, 1.6vw, 26px); margin-left: auto; }
.nav__links a:not(.btn) {
  font-size: 13.5px; font-weight: 500; text-decoration: none; color: rgba(255,255,255,.86);
  position: relative; padding-block: 6px; white-space: nowrap;
  transition: color .25s;
}
.nav__links a:not(.btn)::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px; background: var(--gold);
  transform: scaleX(0); transform-origin: left; transition: transform .35s var(--ease);
}
.nav__links a:not(.btn):hover, .nav__links a.is-active { color: var(--white); }
.nav__links a:not(.btn):hover::after, .nav__links a.is-active::after { transform: scaleX(1); }
.nav__cta { flex: none; padding: 11px 20px; font-size: 12.5px; }
.nav__cta-mobile { display: none; }
.nav__toggle {
  display: none; margin-left: auto; width: 44px; height: 44px; background: none; border: 1px solid rgba(255,255,255,.3); border-radius: var(--radius);
  flex-direction: column; align-items: center; justify-content: center; gap: 5px; cursor: pointer; color: var(--white);
}
.nav__toggle span { width: 20px; height: 1.5px; background: currentColor; transition: transform .3s var(--ease), opacity .3s; }
.nav.is-open .nav__toggle span:nth-child(1) { transform: translateY(6.5px) rotate(45deg); }
.nav.is-open .nav__toggle span:nth-child(2) { opacity: 0; }
.nav.is-open .nav__toggle span:nth-child(3) { transform: translateY(-6.5px) rotate(-45deg); }

@media (max-width: 1180px) {
  .nav__cta { display: none; }
  .nav__toggle { display: flex; }
  .nav__links {
    position: fixed; left: 0; right: 0; top: calc(var(--nav-h) + env(safe-area-inset-top, 0px)); bottom: 0;
    flex-direction: column; align-items: stretch; gap: 0;
    padding: 18px var(--gutter) 40px; margin: 0;
    background: rgba(10, 17, 32, .98);
    overflow-y: auto;
    opacity: 0; visibility: hidden; transform: translateY(-8px);
    transition: opacity .3s var(--ease), transform .3s var(--ease), visibility .3s;
  }
  .nav.is-open .nav__links { opacity: 1; visibility: visible; transform: none; }
  .nav__links a:not(.btn) { font-family: var(--display); font-size: 26px; padding-block: 14px; border-bottom: 1px solid rgba(255,255,255,.08); }
  .nav__links a:not(.btn)::after { display: none; }
  .nav__cta-mobile { display: inline-flex; margin-top: 28px; padding: 17px; }
}

/* ---------- Survey grid overlay (plat / section-line texture) ---------- */
.survey-grid {
  position: absolute; inset: 0; pointer-events: none;
  background-image:
    linear-gradient(rgba(201,163,107,.13) 1px, transparent 1px),
    linear-gradient(90deg, rgba(201,163,107,.13) 1px, transparent 1px);
  background-size: 120px 120px;
  -webkit-mask-image: radial-gradient(ellipse at 70% 40%, #000 0%, transparent 70%);
          mask-image: radial-gradient(ellipse at 70% 40%, #000 0%, transparent 70%);
}
.survey-grid--faint { opacity: .5; }

/* ---------- Hero ---------- */
.hero {
  position: relative; isolation: isolate; overflow: hidden;
  min-height: clamp(640px, 94vh, 940px);
  display: flex; flex-direction: column; justify-content: flex-end;
  color: var(--white); background: var(--ink);
}
.hero__bg {
  position: absolute; inset: -4% 0 0 0; z-index: -3;
  background-size: cover; background-position: center 60%;
  transform: scale(1.06);
  animation: heroDrift 18s var(--ease) forwards;
}
@keyframes heroDrift { to { transform: scale(1); } }
.hero__shade {
  position: absolute; inset: 0; z-index: -2;
  background:
    linear-gradient(90deg, rgba(10,17,32,.92) 0%, rgba(10,17,32,.72) 42%, rgba(10,17,32,.25) 100%),
    linear-gradient(0deg, rgba(10,17,32,.95) 0%, rgba(10,17,32,0) 45%),
    linear-gradient(180deg, rgba(10,17,32,.7) 0%, rgba(10,17,32,0) 22%);
}
.hero .survey-grid { z-index: -1; }
.hero__content { padding-top: calc(var(--nav-h) + 70px); padding-bottom: 64px; }
.hero__eyebrow { flex-wrap: wrap; row-gap: 6px; }
.hero__eyebrow .coord { color: rgba(255,255,255,.6); }
.hero__eyebrow .coord + span::before { content: "·"; margin-right: 14px; color: rgba(255,255,255,.4); }
.hero__title {
  font-family: var(--display);
  font-weight: 500;
  font-size: clamp(44px, 7.4vw, 104px);
  line-height: 1.0;
  letter-spacing: -.02em;
  max-width: 13ch;
  margin-bottom: 30px;
}
.hero__title em { font-style: italic; font-weight: 400; color: var(--gold-soft); display: block; }
.hero__lead { max-width: 60ch; font-size: clamp(16px, 1.35vw, 19px); color: rgba(255,255,255,.82); margin-bottom: 40px; }
.hero__actions { display: flex; flex-wrap: wrap; gap: 14px; margin-bottom: 44px; }
.hero__motto { display: flex; align-items: center; gap: 16px; font-family: var(--mono); font-size: 12.5px; letter-spacing: .26em; text-transform: uppercase; color: var(--gold); }
.rule { display: inline-block; width: 56px; height: 1px; background: var(--gold); }

/* Hero entrance sequence */
.hero__content > * { animation: rise 1s var(--ease) both; }
.hero__content > *:nth-child(1) { animation-delay: .1s; }
.hero__content > *:nth-child(2) { animation-delay: .22s; }
.hero__content > *:nth-child(3) { animation-delay: .38s; }
.hero__content > *:nth-child(4) { animation-delay: .5s; }
.hero__content > *:nth-child(5) { animation-delay: .62s; }
@keyframes rise { from { opacity: 0; transform: translateY(26px); } to { opacity: 1; transform: none; } }

.hero__channels { border-top: 1px solid rgba(255,255,255,.12); background: rgba(10,17,32,.55); backdrop-filter: blur(6px); -webkit-backdrop-filter: blur(6px); }
.channels { display: flex; align-items: center; gap: 28px; padding-block: 22px; }
.channels__label { font-family: var(--mono); font-size: 11px; letter-spacing: .2em; text-transform: uppercase; color: var(--gold); flex: none; }
.channels ul { list-style: none; display: flex; flex-wrap: wrap; gap: 10px 34px; }
.channels li { font-size: 14px; font-weight: 500; color: rgba(255,255,255,.82); display: flex; align-items: center; gap: 10px; }
.channels li::before { content: ""; width: 5px; height: 5px; background: var(--gold); transform: rotate(45deg); }

/* ---------- Sections ---------- */
.section { position: relative; padding-block: var(--section); }
.section--light { background: var(--paper); color: var(--navy); }
.section--white { background: var(--white); color: var(--navy); }
.section--navy { background: var(--navy); color: var(--white); }
.section--ink { background: var(--ink); color: var(--white); overflow: hidden; }
.section--navy p, .section--ink p { color: var(--mist); }
.section--navy .h2, .section--ink .h2 { color: var(--white); }

.section-head { max-width: 760px; margin-bottom: clamp(48px, 6vw, 80px); }
.section-head__lead { font-size: 18px; max-width: 60ch; }
.section--light .section-head__lead, .section--white .section-head__lead { color: var(--slate); }
.section-head--center { margin-inline: auto; text-align: center; }
.section-head--center .eyebrow { justify-content: center; }
.section-head--center .eyebrow::after { content: ""; width: 34px; height: 1px; background: currentColor; }
.section-head--center .section-head__lead { margin-inline: auto; }
.section-head--split { max-width: none; display: grid; grid-template-columns: 1fr 1fr; gap: 24px 64px; align-items: end; }
.section-head--split .h2 { margin-bottom: 0; }

/* ---------- About ---------- */
.about { display: grid; grid-template-columns: 1fr 1.05fr; gap: clamp(48px, 7vw, 110px); align-items: center; }
.about__media { position: relative; }
.about__media img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; border-radius: var(--radius); }
.about__media::before {
  content: ""; position: absolute; inset: 22px -22px -22px 22px; border: 1px solid var(--gold); border-radius: var(--radius); z-index: -1;
}
.about__media { isolation: isolate; }
.about__badge {
  position: absolute; left: -1px; bottom: 36px;
  background: var(--navy); color: var(--white);
  padding: 22px 28px; max-width: 290px;
  display: flex; flex-direction: column; gap: 6px;
}
.about__badge .mono { color: var(--gold); font-size: 11px; }
.about__badge strong { font-family: var(--display); font-weight: 500; font-size: 22px; line-height: 1.2; }
.about__copy > p { color: var(--slate); margin-bottom: 18px; max-width: 62ch; }
.about__copy > p.fine { margin-top: 28px; margin-bottom: 0; font-size: 13px; }
.criteria { margin-top: 34px; padding-top: 30px; border-top: 1px solid var(--line); }
.criteria__head { font-weight: 600; margin-bottom: 18px; font-size: 15px; }
.criteria__list { list-style: none; display: grid; grid-template-columns: 1fr 1fr; gap: 12px 28px; }
.criteria__list li { display: flex; align-items: center; gap: 12px; font-size: 15px; color: var(--navy); }
.criteria__list li::before { content: ""; width: 14px; height: 1px; background: var(--gold-deep); flex: none; }

/* ---------- Icons ---------- */
.icon { width: 48px; height: 48px; fill: none; stroke: var(--gold); stroke-width: 1.6; stroke-linecap: round; stroke-linejoin: round; }
.icon--sm { width: 36px; height: 36px; }

/* ---------- Services ---------- */
.services { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1px; background: var(--line-dark); border: 1px solid var(--line-dark); }
.service {
  position: relative; background: var(--navy);
  padding: clamp(32px, 3vw, 44px) clamp(26px, 2.4vw, 36px) 36px;
  display: flex; flex-direction: column; gap: 18px;
  transition: background .45s var(--ease);
}
.service::after {
  content: ""; position: absolute; left: 0; right: 0; top: 0; height: 2px; background: var(--gold);
  transform: scaleX(0); transform-origin: left; transition: transform .5s var(--ease);
}
.service:hover { background: var(--navy-2); }
.service:hover::after { transform: scaleX(1); }
.service .icon { transition: transform .45s var(--ease); }
.service:hover .icon { transform: translateY(-4px); }
.service h3 { font-family: var(--display); font-weight: 500; font-size: 25px; line-height: 1.2; color: var(--white); margin-top: 8px; }
.service p { font-size: 15px; line-height: 1.7; flex: 1; }
.service__tag { color: var(--gold); font-size: 11px; padding-top: 18px; border-top: 1px solid var(--line-dark); }

/* ---------- Process timeline ---------- */
.timeline { position: relative; max-width: 1040px; margin-inline: auto; }
.timeline__line { position: absolute; top: 0; bottom: 0; left: 50%; width: 1px; background: rgba(255,255,255,.12); transform: translateX(-.5px); }
.timeline__line span { position: absolute; left: 0; top: 0; width: 100%; height: var(--fill, 0%); background: linear-gradient(var(--gold-soft), var(--gold)); transition: height .15s linear; }
.timeline__steps { list-style: none; display: grid; gap: clamp(28px, 4vw, 48px); position: relative; }
.step { display: grid; grid-template-columns: 1fr 96px 1fr; align-items: center; }
.step__num {
  grid-column: 2; grid-row: 1; justify-self: center;
  width: 64px; height: 64px; border-radius: 50%;
  display: grid; place-items: center;
  font-family: var(--display); font-size: 22px; font-weight: 500; color: var(--gold);
  background: var(--ink); border: 1px solid var(--gold);
  position: relative; z-index: 1;
  transition: background .4s var(--ease), color .4s var(--ease);
}
.step:hover .step__num { background: var(--gold); color: var(--ink); }
.step__card {
  grid-row: 1; grid-column: 1;
  background: rgba(255,255,255,.035); border: 1px solid rgba(255,255,255,.08);
  padding: 30px 32px; border-radius: var(--radius);
  display: grid; grid-template-columns: auto 1fr; gap: 6px 20px; align-items: start;
  transition: border-color .4s var(--ease), background .4s var(--ease), transform .4s var(--ease);
}
.step__card .icon { grid-row: span 2; }
.step__card h3 { font-family: var(--display); font-weight: 500; font-size: 26px; color: var(--white); line-height: 1.2; }
.step__card p { font-size: 15px; }
.step:hover .step__card { border-color: var(--line-dark); background: rgba(201,163,107,.06); transform: translateY(-3px); }
.step:nth-child(even) .step__card { grid-column: 3; }

/* ---------- Properties ---------- */
.properties { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; }
.prop {
  background: var(--white); border: 1px solid var(--line); border-radius: var(--radius);
  overflow: hidden; display: flex; flex-direction: column;
  transition: transform .45s var(--ease), box-shadow .45s var(--ease), border-color .45s;
}
.prop:hover { transform: translateY(-6px); box-shadow: 0 30px 60px -30px rgba(15,29,51,.35); border-color: transparent; }
.prop__media { position: relative; aspect-ratio: 4 / 3; overflow: hidden; background: var(--navy); }
.prop__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.1s var(--ease); }
.prop:hover .prop__media img { transform: scale(1.06); }
.prop__chips { position: absolute; top: 14px; left: 14px; right: 14px; display: flex; justify-content: space-between; gap: 8px; }
.chip {
  font-family: var(--mono); font-size: 10.5px; letter-spacing: .14em; text-transform: uppercase;
  padding: 6px 10px; border-radius: 2px; background: rgba(10,17,32,.82); color: var(--white);
  backdrop-filter: blur(4px); -webkit-backdrop-filter: blur(4px);
  display: inline-flex; align-items: center; gap: 7px;
}
.chip::before { content: ""; width: 6px; height: 6px; border-radius: 50%; background: currentColor; }
.chip--available { color: #8FD3A6; }
.chip--contract { color: var(--gold-soft); }
.chip--sold { color: #E79A8F; }
.chip--sample { background: var(--gold); color: var(--ink); }
.chip--sample::before { display: none; }
.prop__body { padding: 24px 26px 26px; display: flex; flex-direction: column; gap: 14px; flex: 1; }
.prop__ref { font-family: var(--mono); font-size: 11px; letter-spacing: .14em; color: var(--slate); text-transform: uppercase; }
.prop__title { font-family: var(--display); font-weight: 500; font-size: 24px; line-height: 1.2; }
.prop__loc { display: flex; align-items: center; gap: 8px; font-size: 14.5px; color: var(--slate); }
.prop__loc svg { width: 16px; height: 16px; stroke: var(--gold-deep); fill: none; stroke-width: 2; flex: none; }
.prop__meta { display: grid; grid-template-columns: 1fr 1fr; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.prop__meta div { padding: 12px 0; display: flex; flex-direction: column; gap: 2px; }
.prop__meta div + div { padding-left: 16px; border-left: 1px solid var(--line); }
.prop__meta dt { font-family: var(--mono); font-size: 10.5px; letter-spacing: .14em; text-transform: uppercase; color: var(--slate); }
.prop__meta dd { margin: 0; font-weight: 600; font-size: 15px; font-variant-numeric: tabular-nums; }
.prop__foot { display: flex; align-items: center; justify-content: space-between; gap: 16px; margin-top: auto; padding-top: 4px; }
.prop__price { font-family: var(--display); font-size: 26px; font-weight: 600; font-variant-numeric: tabular-nums; line-height: 1.1; }
.prop__price small { display: block; font-family: var(--mono); font-size: 10.5px; font-weight: 400; letter-spacing: .14em; text-transform: uppercase; color: var(--slate); margin-bottom: 4px; }
.prop__foot .btn { padding: 11px 16px; font-size: 12px; }
.properties__foot { margin-top: 56px; display: flex; flex-direction: column; align-items: center; gap: 18px; text-align: center; }
.properties__foot .fine { max-width: 70ch; }
.properties__empty { grid-column: 1 / -1; text-align: center; padding: clamp(48px, 7vw, 80px) 24px; background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); display: grid; justify-items: center; gap: 14px; }
.properties__empty .mono { color: var(--gold-deep); }
.properties__empty h3 { font-family: var(--display); font-weight: 500; font-size: clamp(26px, 3vw, 36px); line-height: 1.15; max-width: 22ch; }
.properties__empty p:last-child { color: var(--slate); max-width: 60ch; }

/* ---------- Why ---------- */
.why { display: grid; grid-template-columns: .9fr 1.4fr; gap: clamp(48px, 7vw, 100px); align-items: start; }
.why__intro { position: sticky; top: calc(var(--nav-h) + 40px); }
.why__img { margin-top: 18px; width: 100%; aspect-ratio: 5 / 4; object-fit: cover; border-radius: var(--radius); filter: saturate(.85); }
.why__grid { display: grid; grid-template-columns: 1fr 1fr; gap: 0; border-top: 1px solid var(--line); }
.reason { padding: 36px 32px 36px 0; border-bottom: 1px solid var(--line); display: flex; flex-direction: column; gap: 12px; transition: background .4s; }
.reason:nth-child(even) { padding-left: 32px; padding-right: 0; border-left: 1px solid var(--line); }
.reason__icon { width: 60px; height: 60px; display: grid; place-items: center; border: 1px solid var(--line); border-radius: 50%; margin-bottom: 8px; transition: background .4s var(--ease), border-color .4s; }
.reason:hover .reason__icon { background: var(--navy); border-color: var(--navy); }
.reason h3 { font-family: var(--display); font-weight: 500; font-size: 24px; line-height: 1.2; }
.reason p { color: var(--slate); font-size: 15.5px; }

/* ---------- Sell ---------- */
.sell { overflow: hidden; isolation: isolate; }
.sell__bg { position: absolute; inset: 0; z-index: -1; background-size: cover; background-position: center; opacity: .12; filter: grayscale(.4); }
.sell::after { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, var(--navy) 30%, rgba(15,29,51,.85)); }
.sell__layout { display: grid; grid-template-columns: .85fr 1.15fr; gap: clamp(48px, 6vw, 90px); align-items: start; }
.sell__intro { position: sticky; top: calc(var(--nav-h) + 40px); }
.sell__intro > p { font-size: 18px; margin-bottom: 30px; max-width: 52ch; }
.checks { list-style: none; display: grid; gap: 14px; margin-bottom: 40px; }
.checks li { display: flex; gap: 14px; align-items: flex-start; color: var(--white); font-size: 16px; }
.checks li::before {
  content: ""; flex: none; width: 20px; height: 20px; margin-top: 4px; border: 1px solid var(--gold); border-radius: 50%;
  background: radial-gradient(circle, var(--gold) 0 3px, transparent 3.5px);
}
.sell__next { border-left: 1px solid var(--gold); padding: 6px 0 6px 24px; }
.sell__next .mono { color: var(--gold); margin-bottom: 12px; }
.sell__next ol { padding-left: 18px; display: grid; gap: 6px; color: var(--mist); font-size: 15px; }

/* ---------- Forms ---------- */
.form--card { background: var(--white); color: var(--navy); border-radius: var(--radius); padding: clamp(28px, 4vw, 52px); box-shadow: 0 40px 80px -40px rgba(0,0,0,.55); }
.form--light { border: 1px solid var(--line); box-shadow: 0 30px 70px -45px rgba(15,29,51,.4); }
.form__title { font-family: var(--display); font-weight: 500; font-size: 30px; margin-bottom: 26px; }
.form fieldset { border: 0; padding: 0; margin: 0 0 28px; display: grid; gap: 18px; }
.form legend { font-family: var(--mono); font-size: 11px; letter-spacing: .18em; text-transform: uppercase; color: var(--gold-deep); padding: 0 0 14px; width: 100%; border-bottom: 1px solid var(--line); margin-bottom: 18px; }
.grid-2 { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.form > .grid-2 { margin-bottom: 18px; }
.form > .field { margin-bottom: 24px; }
.field { display: flex; flex-direction: column; gap: 7px; min-width: 0; }
.field > span { font-size: 13px; font-weight: 600; color: var(--navy); }
.field input, .field select, .field textarea {
  width: 100%; font: inherit; font-size: 15.5px; color: var(--navy);
  background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 13px 14px; transition: border-color .25s, background .25s, box-shadow .25s;
}
.field textarea { resize: vertical; min-height: 110px; line-height: 1.6; }
.field select { appearance: none; -webkit-appearance: none; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%230F1D33' stroke-width='1.5'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 14px center; background-size: 12px; padding-right: 38px; }
.field input:hover, .field select:hover, .field textarea:hover { border-color: #C3C8D0; }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; background: var(--white); border-color: var(--gold-deep); box-shadow: 0 0 0 3px rgba(201,163,107,.2); }
.field.is-invalid input, .field.is-invalid select, .field.is-invalid textarea { border-color: #C2554A; background: #FDF6F5; }
.field__error { font-size: 12.5px; color: #B0453A; }
.drop {
  border: 1px dashed #BFC5CE; border-radius: var(--radius); background: var(--paper);
  padding: 26px 20px; text-align: center; cursor: pointer;
  display: flex; flex-direction: column; align-items: center; gap: 6px;
  transition: border-color .25s, background .25s;
}
.drop:hover, .drop.is-over { border-color: var(--gold-deep); background: #FBF8F2; }
.drop svg { width: 34px; height: 34px; fill: none; stroke: var(--gold-deep); stroke-width: 1.8; stroke-linecap: round; stroke-linejoin: round; }
.drop strong { font-size: 15px; }
.drop small { font-size: 13px; color: var(--slate); }
.drop input { position: absolute; width: 1px; height: 1px; opacity: 0; pointer-events: none; }
.drop:focus-within { outline: 2px solid var(--gold); outline-offset: 3px; }
.drop__list { list-style: none; display: grid; gap: 6px; margin-top: 4px; }
.drop__list li { font-size: 13.5px; display: flex; justify-content: space-between; gap: 12px; padding: 8px 12px; background: var(--paper); border-radius: var(--radius); }
.drop__list li span:last-child { color: var(--slate); font-family: var(--mono); font-size: 12px; flex: none; }
.form__status { margin-top: 16px; font-size: 14.5px; line-height: 1.55; }
.form__status:empty { display: none; }
.form__status.is-ok { padding: 14px 16px; background: #EEF7F1; color: #1F5B36; border-left: 3px solid #3E9A62; }
.form__status.is-err { padding: 14px 16px; background: #FDF1EF; color: #8F2F25; border-left: 3px solid #C2554A; }
.disclaimer { margin-top: 18px; font-size: 12.5px; line-height: 1.6; color: var(--slate); padding-top: 18px; border-top: 1px solid var(--line); }

/* ---------- Mission ---------- */
.mission { position: relative; isolation: isolate; overflow: hidden; color: var(--white); padding-block: clamp(110px, 15vw, 200px); text-align: center; background: var(--ink); }
.mission__bg { position: absolute; inset: 0; z-index: -2; background-size: cover; background-position: center; background-attachment: fixed; }
.mission::before { content: ""; position: absolute; inset: 0; z-index: -1; background: radial-gradient(ellipse at center, rgba(10,17,32,.72) 0%, rgba(10,17,32,.92) 75%); }
.mission .survey-grid { z-index: -1; -webkit-mask-image: radial-gradient(ellipse at center, #000 0%, transparent 65%); mask-image: radial-gradient(ellipse at center, #000 0%, transparent 65%); }
.mission__inner { max-width: 1060px; }
.mission .eyebrow { justify-content: center; }
.mission .eyebrow::after { content: ""; width: 34px; height: 1px; background: currentColor; }
.mission__quote { margin: 0 auto 56px; font-family: var(--display); font-style: italic; font-weight: 400; font-size: clamp(28px, 3.8vw, 50px); line-height: 1.3; letter-spacing: -.005em; text-wrap: balance; }
.mission__sig { display: flex; flex-direction: column; align-items: center; gap: 14px; }
.mission__sig strong { font-family: var(--display); font-weight: 600; font-size: clamp(30px, 3.6vw, 44px); letter-spacing: .04em; text-transform: uppercase; }
.mission__sig span:last-child { font-family: var(--mono); font-size: clamp(11px, 1.1vw, 13px); letter-spacing: .24em; text-transform: uppercase; color: var(--gold); }

/* ---------- Contact ---------- */
.contact { display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(48px, 6vw, 90px); align-items: start; }
.contact__info > p { color: var(--slate); font-size: 18px; margin-bottom: 36px; max-width: 46ch; }
.contact__card { background: var(--navy); color: var(--white); padding: 36px; border-radius: var(--radius); position: relative; overflow: hidden; }
.contact__card::after { content: ""; position: absolute; right: -60px; top: -60px; width: 200px; height: 200px; border: 1px solid var(--line-dark); border-radius: 50%; box-shadow: 0 0 0 30px rgba(201,163,107,.04), 0 0 0 60px rgba(201,163,107,.03); }
.contact__name { font-family: var(--display); font-size: 28px; font-weight: 600; }
.contact__tag { font-family: var(--mono); font-size: 11px; letter-spacing: .16em; text-transform: uppercase; color: var(--gold); margin: 6px 0 26px; }
.contact__list { margin: 0; display: grid; gap: 0; }
.contact__list div { display: grid; grid-template-columns: 90px 1fr; gap: 16px; padding: 14px 0; border-top: 1px solid rgba(255,255,255,.1); }
.contact__list dt { font-family: var(--mono); font-size: 11px; letter-spacing: .16em; text-transform: uppercase; color: var(--mist); padding-top: 3px; }
.contact__list dd { margin: 0; font-size: 15.5px; overflow-wrap: anywhere; }
.contact__list a { text-decoration: none; border-bottom: 1px solid var(--line-dark); transition: border-color .25s, color .25s; }
.contact__list a:hover { color: var(--gold-soft); border-color: var(--gold); }
.contact__area { margin-top: 18px; padding-top: 18px; border-top: 1px solid rgba(255,255,255,.1); font-size: 14px; color: var(--mist); }

/* ---------- Footer ---------- */
.footer { background: var(--ink); color: var(--mist); padding-block: 90px 40px; padding-bottom: calc(40px + env(safe-area-inset-bottom, 0px)); }
.footer__top { display: grid; grid-template-columns: 1.1fr 1.4fr; gap: 60px; padding-bottom: 60px; border-bottom: 1px solid rgba(255,255,255,.08); }
.footer__brand { display: flex; flex-direction: column; align-items: flex-start; gap: 22px; color: var(--white); }
.footer__brand p { color: var(--mist); max-width: 42ch; font-size: 15px; }
.footer__links { display: grid; grid-template-columns: repeat(3, 1fr); gap: 32px; }
.footer__links div { display: flex; flex-direction: column; gap: 12px; }
.footer__head { font-family: var(--mono); font-size: 11px; letter-spacing: .18em; text-transform: uppercase; color: var(--gold); margin-bottom: 6px; }
.footer__links a { text-decoration: none; font-size: 14.5px; color: rgba(255,255,255,.78); transition: color .25s, transform .25s; width: fit-content; }
.footer__links a:hover { color: var(--white); transform: translateX(3px); }
.footer__legal { padding-top: 36px; display: grid; gap: 22px; }
.footer__legal p { font-size: 12.5px; line-height: 1.75; max-width: 120ch; color: #7F899A; }
.footer__legal strong { color: var(--mist); }
.footer__copy { font-family: var(--mono); letter-spacing: .08em; }

/* ---------- Property modal ---------- */
.modal { position: fixed; inset: 0; z-index: 150; display: grid; place-items: center; padding: 20px; }
.modal__backdrop { position: absolute; inset: 0; background: rgba(10,17,32,.78); backdrop-filter: blur(4px); -webkit-backdrop-filter: blur(4px); animation: fade .3s var(--ease); }
.modal__dialog { position: relative; width: min(920px, 100%); max-height: calc(100vh - 40px); overflow-y: auto; background: var(--white); border-radius: var(--radius); animation: pop .4s var(--ease); }
.modal__close { position: absolute; top: 12px; right: 12px; z-index: 2; width: 42px; height: 42px; border-radius: 50%; border: 0; background: rgba(10,17,32,.8); color: var(--white); font-size: 26px; line-height: 1; cursor: pointer; }
.modal__close:hover { background: var(--gold); color: var(--ink); }
.pd__img { width: 100%; aspect-ratio: 16 / 8; object-fit: cover; }
.pd__body { padding: clamp(24px, 4vw, 44px); display: grid; gap: 22px; }
.pd__head { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: flex-end; gap: 16px; }
.pd__title { font-family: var(--display); font-weight: 500; font-size: clamp(28px, 3.4vw, 40px); line-height: 1.1; }
.pd__meta { display: grid; grid-template-columns: repeat(4, 1fr); border: 1px solid var(--line); }
.pd__meta div { padding: 14px 16px; display: flex; flex-direction: column; gap: 4px; }
.pd__meta div + div { border-left: 1px solid var(--line); }
.pd__meta dt { font-family: var(--mono); font-size: 10.5px; letter-spacing: .14em; text-transform: uppercase; color: var(--slate); }
.pd__meta dd { margin: 0; font-weight: 600; font-variant-numeric: tabular-nums; }
.pd__desc { color: var(--slate); max-width: 70ch; }
.pd__features { list-style: none; display: flex; flex-wrap: wrap; gap: 8px; }
.pd__features li { font-size: 13.5px; padding: 7px 12px; border: 1px solid var(--line); border-radius: 2px; }
.pd__actions { display: flex; flex-wrap: wrap; gap: 12px; }
@keyframes fade { from { opacity: 0; } }
@keyframes pop { from { opacity: 0; transform: translateY(20px) scale(.98); } }

/* ---------- Scroll reveal ----------
   Content is always visible. When a block scrolls into view it plays a
   short entrance animation. */
.reveal.is-in { animation: rise .9s var(--ease) both; animation-delay: var(--d, 0s); }

/* ---------- Responsive ---------- */
@media (max-width: 1080px) {
  .services { grid-template-columns: repeat(2, 1fr); }
  .properties { grid-template-columns: repeat(2, 1fr); }
  .why { grid-template-columns: 1fr; }
  .why__intro { position: static; }
  .why__img { display: none; }
  .footer__top { grid-template-columns: 1fr; }
}
@media (max-width: 900px) {
  .about, .sell__layout, .contact { grid-template-columns: 1fr; }
  .sell__intro { position: static; }
  .about__media { max-width: 560px; margin-right: 22px; }
  .about__media img { aspect-ratio: 4 / 3; }
  .section-head--split { grid-template-columns: 1fr; }
  .channels { flex-direction: column; align-items: flex-start; gap: 14px; }

  /* Timeline becomes a single column with the line on the left */
  .timeline__line { left: 32px; }
  .step { grid-template-columns: 64px 1fr; gap: 20px; align-items: start; }
  .step__num { grid-column: 1; }
  .step__card, .step:nth-child(even) .step__card { grid-column: 2; }
  .pd__meta { grid-template-columns: 1fr 1fr; }
  .pd__meta div:nth-child(3) { border-left: 0; }
  .pd__meta div:nth-child(n+3) { border-top: 1px solid var(--line); }
}
@media (max-width: 640px) {
  body { font-size: 16px; }
  :root { --nav-h: 68px; }
  .brand__name { font-size: 18px; }
  .brand__sub { font-size: 8.5px; letter-spacing: .18em; }
  .brand__mark { width: 32px; height: 32px; }
  .hero { min-height: 0; }
  .hero__content { padding-top: calc(var(--nav-h) + 56px); padding-bottom: 48px; }
  .hero__actions .btn { flex: 1 1 100%; }
  .services, .properties, .why__grid, .grid-2, .criteria__list { grid-template-columns: 1fr; }
  .reason, .reason:nth-child(even) { padding: 28px 0; border-left: 0; }
  .step__card { padding: 24px 22px; grid-template-columns: 1fr; }
  .step__card .icon { grid-row: auto; margin-bottom: 6px; }
  .timeline__line { left: 26px; }
  .step { grid-template-columns: 52px 1fr; gap: 14px; }
  .step__num { width: 52px; height: 52px; font-size: 18px; }
  .footer__links { grid-template-columns: 1fr 1fr; }
  .contact__card { padding: 28px 24px; }
  .contact__list div { grid-template-columns: 1fr; gap: 2px; }
  .mission__bg { background-attachment: scroll; }
  .about__badge { position: relative; left: 0; bottom: 0; max-width: none; }
  .about__media::before { inset: 14px -14px -14px 14px; }
  .about__media { margin-right: 14px; }
  .prop__foot { flex-wrap: wrap; }
  .hero__eyebrow .coord + span::before { display: none; }
  .hero__eyebrow::before { display: none; }
}

@media (hover: none) { .mission__bg { background-attachment: scroll; } }

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation: none !important; transition: none !important; }
}

/* ---------- Legal pages (privacy.html, terms.html) ---------- */
.legal-top { background: var(--ink); color: var(--white); padding-top: env(safe-area-inset-top, 0px); }
.legal-top .nav__inner { max-width: var(--wrap); }
.legal-top .btn { margin-left: auto; }
.legal { padding-block: 72px 110px; }
.legal .wrap { max-width: 820px; }
.legal h1 { font-family: var(--display); font-weight: 500; font-size: clamp(36px, 5vw, 56px); line-height: 1.1; margin-bottom: 10px; }
.legal h2 { font-family: var(--display); font-weight: 500; font-size: 26px; margin: 42px 0 12px; }
.legal p, .legal li { color: var(--slate); margin-bottom: 14px; }
.legal ul { padding-left: 22px; margin-bottom: 14px; }
.legal .note { background: var(--white); border-left: 3px solid var(--gold); padding: 16px 20px; font-size: 14px; margin: 28px 0; }