/* Showstopper Realty - styles. Tokens come from Showstopper Design System V2. */
:root{
  --navy:#1F2A44; --cloud:#F8F7F3; --champ:#E8C98F; --champ-soft:#F5ECD7; --slate:#33383F; --lav:#C8BFD8; --lav-soft:#EFEBF4;
  --hair:#E4E0D6; --white:#fff;
  --ease:cubic-bezier(.22,1,.36,1); --t1:160ms; --t2:240ms; --t3:420ms;
  --head:'Montserrat',system-ui,sans-serif; --body:'Inter',system-ui,sans-serif;
  --r:24px; --rb:12px; --wrap:1240px; --gut:clamp(20px,4vw,48px); --hh:84px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{font-family:var(--body);color:var(--slate);background:var(--cloud);line-height:1.65;font-size:1rem;-webkit-font-smoothing:antialiased}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
h1,h2,h3,h4{font-family:var(--head);color:var(--navy);font-weight:600;line-height:1.12;letter-spacing:-.01em}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 var(--gut)}
.section{padding:clamp(64px,9vw,120px) 0}
.section.alt{background:#fff}
.eyebrow{font-family:var(--head);font-size:.72rem;font-weight:600;letter-spacing:.24em;text-transform:uppercase;color:var(--navy);display:flex;align-items:center;gap:14px;margin-bottom:18px}
.eyebrow:before{content:"";width:34px;height:1px;background:var(--champ)}
.eyebrow.c{justify-content:center}.eyebrow.c:after{content:"";width:34px;height:1px;background:var(--champ)}
h2.title{font-size:clamp(1.9rem,3.6vw,3rem)}
.lead{font-size:1.1rem;max-width:56ch;margin-top:16px}
.center{text-align:center}.center .lead{margin-left:auto;margin-right:auto}
.link{color:var(--navy);font-weight:600;background:linear-gradient(var(--champ),var(--champ)) 0 100%/100% 2px no-repeat;padding-bottom:2px;transition:background-size var(--t2) var(--ease)}
.link:hover{background-size:100% 100%}
.btn{display:inline-flex;align-items:center;gap:10px;font-family:var(--head);font-weight:600;font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;padding:17px 30px;border-radius:var(--rb);background:var(--navy);color:#fff;border:1px solid var(--navy);cursor:pointer;transition:transform var(--t2) var(--ease),background var(--t2) var(--ease),color var(--t2) var(--ease),box-shadow var(--t2) var(--ease)}
.btn:hover{transform:translateY(-2px);box-shadow:0 12px 28px -12px rgba(31,42,68,.55)}
.btn.ghost{background:transparent;color:var(--navy)}
.btn.ghost:hover{background:var(--navy);color:#fff}
.btn.light{background:#fff;color:var(--navy);border-color:#fff}
.btn.lghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.7)}
.btn.lghost:hover{background:#fff;color:var(--navy)}
.btn.champ{background:var(--champ);color:var(--navy);border-color:var(--champ)}

/* header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(248,247,243,.92);backdrop-filter:saturate(1.2) blur(14px);-webkit-backdrop-filter:saturate(1.2) blur(14px);border-bottom:1px solid transparent;transition:border-color var(--t2) var(--ease),box-shadow var(--t2) var(--ease)}
.site-header.scrolled{border-color:var(--hair);box-shadow:0 8px 30px -20px rgba(31,42,68,.35)}
.nav{height:var(--hh);display:flex;align-items:center;justify-content:space-between;gap:24px}
.logo{display:flex;align-items:center;gap:14px}
.logo .mark{width:38px;height:38px;border-radius:50%;border:1.5px solid var(--champ);background:radial-gradient(circle at 35% 30%,#f6e6c3,var(--champ) 55%,#c9a45f);display:grid;place-items:center;flex:none}
.logo .mark i{width:12px;height:12px;border-radius:50%;background:var(--cloud);opacity:.85}
.logo b{display:block;font-family:var(--head);font-weight:700;font-size:.95rem;letter-spacing:.2em;color:var(--navy);line-height:1}
.logo small{display:block;font-family:var(--head);font-size:.58rem;letter-spacing:.42em;color:var(--slate);margin-top:5px}
.logo .lg{height:54px;width:auto}.logo .txt{display:none;align-items:center;gap:14px}.logo.nologo .lg{display:none}.logo.nologo .txt{display:flex}.site-footer .logo .lg{height:58px}
.menu{display:flex;align-items:center;gap:clamp(16px,2vw,32px)}
.menu a.nl{font-family:var(--head);font-size:.72rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--navy);padding:6px 0;background:linear-gradient(var(--champ),var(--champ)) 0 100%/0 2px no-repeat;transition:background-size var(--t3) var(--ease)}
.menu a.nl:hover,.menu a.nl.on{background-size:100% 2px}
.menu .btn{padding:14px 22px;font-size:.7rem}
.burger{display:none;width:44px;height:44px;border:0;background:none;cursor:pointer;position:relative}
.burger span,.burger span:before,.burger span:after{position:absolute;left:11px;width:22px;height:1.5px;background:var(--navy);content:"";transition:transform var(--t2) var(--ease),opacity var(--t2)}
.burger span{top:21px}.burger span:before{top:-7px;left:0}.burger span:after{top:7px;left:0}
.nav-open .burger span{background:transparent}.nav-open .burger span:before{transform:translateY(7px) rotate(45deg)}.nav-open .burger span:after{transform:translateY(-7px) rotate(-45deg)}

/* hero (home) */
.hero{position:relative;min-height:min(880px,calc(100vh - var(--hh)));display:flex;align-items:flex-end;overflow:hidden;color:#fff;background:var(--navy)}
.hero .bg{position:absolute;inset:-5% 0;will-change:transform}
.hero .bg img{width:100%;height:100%;object-fit:cover;object-position:50% 30%}
.hero:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(31,42,68,.82) 0%,rgba(31,42,68,.5) 36%,rgba(31,42,68,.04) 70%),linear-gradient(0deg,rgba(31,42,68,.5),rgba(31,42,68,0) 40%)}
.hero .in{position:relative;z-index:2;padding:0 var(--gut) clamp(56px,8vw,110px);width:100%}
.hero h1{color:#fff;font-size:clamp(2.6rem,6.4vw,5.4rem);max-width:none;margin-bottom:40px;letter-spacing:-.02em}
.hero .eyebrow{color:#fff}
.hero p.sub{font-size:clamp(1.02rem,1.5vw,1.25rem);max-width:44ch;margin:22px 0 36px;color:rgba(255,255,255,.92)}
.hero .btns{display:flex;flex-wrap:wrap;gap:14px}
.scroll-cue{position:absolute;right:var(--gut);bottom:44px;z-index:2;font-family:var(--head);font-size:.62rem;letter-spacing:.3em;text-transform:uppercase;color:#fff;writing-mode:vertical-rl;display:flex;align-items:center;gap:14px}
.scroll-cue:after{content:"";width:1px;height:56px;background:linear-gradient(var(--champ),transparent)}

/* inner page header (typographic) */
.phead{padding:clamp(72px,10vw,150px) 0 clamp(36px,5vw,64px);position:relative;overflow:hidden}
.phead .wrap{position:relative;padding-bottom:clamp(30px,4vw,56px);border-bottom:1px solid var(--hair)}
.phead h1{font-size:clamp(2.6rem,6.2vw,5.4rem);letter-spacing:-.025em;max-width:16ch}
.phead p{max-width:54ch;margin-top:22px;font-size:1.15rem}
.phead .idx{position:absolute;right:var(--gut);top:-30px;font-family:var(--head);font-weight:600;font-size:clamp(5rem,13vw,11rem);line-height:1;color:var(--champ-soft);letter-spacing:-.04em;pointer-events:none;user-select:none}
.phead .wrap>*:not(.idx){position:relative}

/* fixed-background bands: image stays put while the page scrolls over it */
.fx{position:relative;clip-path:inset(0);min-height:82vh;display:grid;place-items:center;color:#fff;text-align:center;padding:90px var(--gut)}
.fx img{position:fixed;inset:0;width:100%;height:100%;object-fit:cover}
.fx:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(31,42,68,.55),rgba(31,42,68,.35) 50%,rgba(31,42,68,.6))}
.fx .t{position:relative;z-index:2;max-width:900px}
.fx h2{color:#fff;font-size:clamp(2rem,5vw,4rem);letter-spacing:-.02em}
.fx p{margin:20px auto 0;max-width:52ch;color:rgba(255,255,255,.92);font-size:1.1rem}
.fx .eyebrow{color:#fff;justify-content:center}.fx .eyebrow:after{content:"";width:34px;height:1px;background:var(--champ)}

/* intro */
.intro{max-width:1000px}
.intro .big{font-family:var(--head);font-weight:500;color:var(--navy);font-size:clamp(1.7rem,3.4vw,2.9rem);line-height:1.25;letter-spacing:-.015em}
.intro .big em{font-style:normal;background:linear-gradient(var(--champ),var(--champ)) 0 92%/100% 3px no-repeat}
.intro .btns{display:flex;flex-wrap:wrap;gap:14px;margin-top:40px}

/* index rows (home: services + listings) */
.idx-list{border-top:1px solid var(--navy)}
.irow{display:grid;grid-template-columns:64px 1.4fr 1.2fr auto 40px;align-items:center;gap:20px;padding:26px 8px;border-bottom:1px solid var(--hair);position:relative;transition:background var(--t2) var(--ease),padding var(--t3) var(--ease)}
.irow:hover{background:#fff;padding-left:22px;padding-right:22px}
.irow .no{font-family:var(--head);font-size:.74rem;letter-spacing:.22em;color:#8b8f97}
.irow .nm{font-family:var(--head);font-weight:600;color:var(--navy);font-size:clamp(1.15rem,2vw,1.6rem);letter-spacing:-.01em;line-height:1.2}
.irow .nm small{display:block;font-family:var(--body);font-weight:400;font-size:.88rem;color:#5a616a;margin-top:4px;letter-spacing:0}
.irow .sp{font-size:.92rem;color:#4a5159}
.irow .pr{font-family:var(--head);font-weight:600;font-size:1.25rem;color:var(--navy);text-align:right}
.irow .pr small{font-size:.75rem;font-weight:500}
.irow .ar{width:40px;height:40px;border-radius:50%;border:1px solid var(--hair);display:grid;place-items:center;color:var(--navy);transition:background var(--t2),border-color var(--t2),transform var(--t3) var(--ease)}
.irow:hover .ar{background:var(--champ);border-color:var(--champ);transform:translateX(4px)}
.igroup{font-family:var(--head);font-size:.7rem;letter-spacing:.24em;text-transform:uppercase;color:var(--navy);padding:34px 8px 14px;display:flex;align-items:center;gap:14px}
.igroup:after{content:"";height:1px;background:var(--champ);flex:1}
.irow.sv{grid-template-columns:64px 1.1fr 1.6fr 40px}

/* cards */
.head-row{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;margin-bottom:clamp(32px,4vw,56px);flex-wrap:wrap}
.grid{display:grid;gap:26px}
.g4{grid-template-columns:repeat(4,1fr)}.g3{grid-template-columns:repeat(3,1fr)}.g2{grid-template-columns:repeat(2,1fr)}
.card{background:#fff;border-radius:var(--r);overflow:hidden;border:1px solid var(--hair);transition:transform var(--t3) var(--ease),box-shadow var(--t3) var(--ease)}
.card:hover{transform:translateY(-6px);box-shadow:0 26px 50px -28px rgba(31,42,68,.45)}
.card .media{position:relative;display:block;overflow:hidden;aspect-ratio:4/3;background:var(--lav-soft)}
.card .media img{width:100%;height:100%;object-fit:cover;transition:transform 900ms var(--ease)}
.card:hover .media img{transform:scale(1.05)}
.card .body{padding:24px 26px 28px}
.badge{display:inline-block;font-family:var(--head);font-size:.62rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;background:var(--champ-soft);color:var(--navy);padding:7px 12px;border-radius:8px}
.media .badge{position:absolute;top:16px;left:16px;z-index:2;background:rgba(255,255,255,.94)}
.irow .badge{white-space:nowrap}
.price{font-family:var(--head);font-weight:600;font-size:1.5rem;color:var(--navy);letter-spacing:-.01em}
.price small{font-size:.8rem;font-weight:500;letter-spacing:0}
.addr{font-size:1.05rem;margin-top:10px}
.loc{font-size:.9rem;color:#5a616a}
.specs{margin:14px 0 18px;padding-top:14px;border-top:1px solid var(--hair);font-size:.86rem;color:#4a5159;display:flex;flex-wrap:wrap;gap:6px 16px}
.grp{margin-top:48px}.grp:first-of-type{margin-top:0}
.grp>h3{font-size:.76rem;letter-spacing:.24em;text-transform:uppercase;margin-bottom:22px;display:flex;align-items:center;gap:14px}
.grp>h3:after{content:"";height:1px;background:var(--champ);flex:1}

/* spotlight */
.spot{display:grid;grid-template-columns:1.35fr 1fr;border-radius:28px;overflow:hidden;background:#fff;border:1px solid var(--hair);margin-bottom:56px}
.spot .media{position:relative;min-height:440px;overflow:hidden}
.spot .media img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1200ms var(--ease)}
.spot:hover .media img{transform:scale(1.03)}
.spot .body{padding:clamp(32px,4vw,60px);display:flex;flex-direction:column;justify-content:center;gap:6px}
.spot .price{font-size:2.2rem;margin-top:12px}
.spot h3{font-size:1.5rem;margin-top:6px}
.spot .attr{font-size:.78rem;color:#5a616a;margin:18px 0 26px;padding-top:16px;border-top:1px solid var(--hair)}

/* chips */
.chips{display:flex;flex-wrap:wrap;gap:10px;margin-bottom:34px}
.chip{font-family:var(--head);font-size:.7rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;padding:12px 20px;border-radius:10px;border:1px solid var(--navy);background:transparent;color:var(--navy);cursor:pointer;transition:background var(--t2) var(--ease),color var(--t2) var(--ease)}
.chip:hover,.chip.on{background:var(--navy);color:#fff}
.card.hide,.grp.hide{display:none}

/* sticky consult section */
.consult{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,96px);align-items:start}
.consult .stick{position:sticky;top:calc(var(--hh) + 24px);height:calc(100vh - var(--hh) - 48px);min-height:440px;max-height:720px;border-radius:28px;overflow:hidden;color:#fff;display:flex;align-items:flex-end}
.consult .stick img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.consult .stick:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(31,42,68,.82),rgba(31,42,68,0) 62%)}
.consult .stick div{position:relative;z-index:2;padding:34px}
.consult .stick h3{color:#fff;font-size:clamp(1.5rem,2.4vw,2.1rem)}
.consult .stick p{margin-top:10px;color:rgba(255,255,255,.9);max-width:34ch}
.steps .head{padding-bottom:40px}
.step{min-height:44vh;display:flex;flex-direction:column;justify-content:center;border-top:1px solid var(--hair);padding:36px 0}
.step .n{font-family:var(--head);font-weight:600;font-size:clamp(3.4rem,7vw,5.6rem);line-height:1;color:var(--champ);letter-spacing:-.04em}
.step h3{font-size:clamp(1.4rem,2.2vw,1.9rem);margin:16px 0 12px}
.step p{max-width:42ch}

/* team */
.team-row{display:grid;grid-template-columns:repeat(8,1fr);gap:18px}
.mini{text-align:center}
.mini .av{width:100%;max-width:96px;aspect-ratio:1;border-radius:50%;margin:0 auto 14px;position:relative;overflow:hidden;display:grid;place-items:center;background:linear-gradient(145deg,var(--lav-soft),var(--lav));font-family:var(--head);font-weight:600;color:var(--navy);font-size:1.3rem;transition:transform var(--t3) var(--ease)}
.mini:hover .av{transform:translateY(-4px)}
.mini span{font-family:var(--head);font-size:.74rem;font-weight:600;color:var(--navy);letter-spacing:.06em}
.av img,.photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.agent .photo{aspect-ratio:4/5;position:relative;overflow:hidden;background:linear-gradient(150deg,var(--lav-soft),var(--lav));display:grid;place-items:center;font-family:var(--head);font-size:2.6rem;font-weight:600;color:var(--navy);letter-spacing:.04em}
.agent .photo img{transition:transform 900ms var(--ease)}
.agent:hover .photo img{transform:scale(1.04)}
.agent .body{padding:22px 24px 26px}
.agent h3{font-size:1.1rem}
.agent .role{font-family:var(--head);font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;color:#6b7280;margin:6px 0 14px}
.agent p{font-size:.92rem}
.broker{display:grid;grid-template-columns:minmax(280px,.8fr) 1.2fr;border-radius:28px;overflow:hidden;background:#fff;border:1px solid var(--hair);margin-bottom:64px}
.broker .photo{min-height:460px;position:relative;display:grid;place-items:center;font-family:var(--head);font-size:4rem;font-weight:600;color:var(--navy);background:linear-gradient(150deg,var(--lav-soft),var(--lav))}
.broker .body{padding:clamp(32px,5vw,72px);display:flex;flex-direction:column;justify-content:center;align-items:flex-start;gap:8px}
.broker h2{font-size:clamp(2rem,3.4vw,2.9rem)}
.broker .role{font-family:var(--head);font-size:.72rem;letter-spacing:.24em;text-transform:uppercase;color:#6b7280;margin-bottom:12px}

/* services rows */
.svc-row{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,90px);align-items:center;padding:clamp(40px,5vw,72px) 0;border-top:1px solid var(--hair)}
.svc-row:first-of-type{border-top:0}
.svc-row .pic{border-radius:6px;overflow:hidden;aspect-ratio:4/3;background:var(--lav-soft)}
.svc-row .pic img{width:100%;height:100%;object-fit:cover;transition:transform 1200ms var(--ease)}
.svc-row .pic:hover img{transform:scale(1.04)}
.svc-row:nth-child(even) .pic{order:2}
.svc-row .num{font-family:var(--head);font-size:.74rem;letter-spacing:.26em;color:#8b8f97;margin-bottom:14px}
.svc-row h3{font-size:clamp(1.6rem,2.6vw,2.2rem);margin-bottom:14px}
.svc-row ul{margin:18px 0 26px;list-style:none}
.svc-row li{padding:9px 0 9px 26px;position:relative;border-bottom:1px solid var(--hair);font-size:.96rem}
.svc-row li:before{content:"";position:absolute;left:0;top:19px;width:12px;height:1px;background:var(--champ);box-shadow:0 0 0 .5px var(--champ)}

/* cities (typographic) */
.cities{display:grid;grid-template-columns:repeat(5,1fr);border-top:1px solid var(--navy)}
.cty{padding:34px 22px 40px;border-right:1px solid var(--hair);border-bottom:1px solid var(--hair);position:relative;transition:background var(--t3) var(--ease)}
.cty:last-child{border-right:0}
.cty:hover{background:#fff}
.cty .n{font-family:var(--head);font-size:.7rem;letter-spacing:.24em;color:#8b8f97}
.cty h3{font-size:clamp(1.3rem,2.2vw,1.9rem);margin:46px 0 14px}
.cty span{font-family:var(--head);font-size:.64rem;letter-spacing:.2em;text-transform:uppercase;color:var(--navy);background:linear-gradient(var(--champ),var(--champ)) 0 100%/100% 2px no-repeat;padding-bottom:3px}
.lists{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,5vw,80px)}
.lists h3{font-size:.78rem;letter-spacing:.22em;text-transform:uppercase;margin-bottom:18px;padding-bottom:14px;border-bottom:1px solid var(--champ)}
.lists ul{list-style:none;columns:2;column-gap:28px}
.lists li{padding:7px 0;font-size:1rem;break-inside:avoid}

/* values + gallery */
.values{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.value{padding:34px;border-radius:var(--r);background:var(--cloud);border:1px solid var(--hair)}
.value i{display:block;width:34px;height:1px;background:var(--champ);margin-bottom:22px}
.value h3{font-size:1.15rem;margin-bottom:10px}
.gallery{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:20px}
.gallery .g{border-radius:6px;overflow:hidden;aspect-ratio:4/5}
.gallery img{width:100%;height:100%;object-fit:cover;transition:transform 1000ms var(--ease)}
.gallery .g:hover img{transform:scale(1.04)}
.about-split{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(32px,6vw,90px);align-items:center}
.about-split .pic{border-radius:6px;overflow:hidden;aspect-ratio:4/5;background:linear-gradient(150deg,var(--lav-soft),var(--lav));position:relative;display:grid;place-items:center;font-family:var(--head);font-size:4rem;color:var(--navy);font-weight:600}
.about-split p{margin-top:18px}

/* contact */
.contact-grid{display:grid;grid-template-columns:1fr 1.15fr;gap:clamp(28px,5vw,72px);align-items:start}
.contact-grid .stick{position:sticky;top:calc(var(--hh) + 24px);border-radius:28px;overflow:hidden;color:#fff;min-height:560px;display:flex;align-items:flex-end;height:calc(100vh - var(--hh) - 48px);max-height:760px}
.contact-grid .stick img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.contact-grid .stick:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(31,42,68,.85),rgba(31,42,68,.05) 65%)}
.contact-grid .stick div{position:relative;z-index:2;padding:34px}
.contact-grid .stick h2{color:#fff;font-size:clamp(1.6rem,2.6vw,2.3rem)}
.contact-grid .stick p{margin-top:12px;color:rgba(255,255,255,.92);max-width:36ch}
form.f{background:#fff;border:1px solid var(--hair);border-radius:28px;padding:clamp(26px,4vw,52px)}
.f label{display:block;font-family:var(--head);font-size:.68rem;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--navy);margin-bottom:8px}
.f .row{display:grid;grid-template-columns:1fr 1fr;gap:20px}
.f .fld{margin-bottom:22px}
.f input,.f select,.f textarea{width:100%;font:inherit;color:var(--slate);background:var(--cloud);border:1px solid var(--hair);border-radius:var(--rb);padding:15px 16px;transition:border-color var(--t2),box-shadow var(--t2)}
.f textarea{min-height:130px;resize:vertical}
.f input:focus,.f select:focus,.f textarea:focus{outline:0;border-color:var(--navy);box-shadow:0 0 0 4px rgba(232,201,143,.35)}
.f .ok{display:none;margin-top:18px;padding:16px 18px;border-radius:var(--rb);background:var(--champ-soft);color:var(--navy);font-size:.95rem}
.cstrip{display:grid;grid-template-columns:repeat(2,1fr);border-top:1px solid var(--navy);margin-top:72px}
.cstrip div{padding:34px 28px 10px 0}
.cstrip h4{font-size:.7rem;letter-spacing:.24em;text-transform:uppercase;margin-bottom:12px}
.cstrip p{font-size:1.15rem;color:var(--navy);font-family:var(--head);font-weight:500}
.cstrip small{display:block;font-family:var(--body);font-size:.9rem;font-weight:400;color:#5a616a;margin-top:4px}

/* cta + footer */
.cta{background:linear-gradient(110deg,var(--navy) 0%,#4a4f73 62%,var(--lav) 130%);color:#fff;padding:clamp(60px,8vw,110px) 0}
.cta .in{display:flex;justify-content:space-between;align-items:center;gap:36px;flex-wrap:wrap}
.cta h2{color:#fff;font-size:clamp(1.8rem,3.6vw,3rem);max-width:20ch}
.cta p{color:rgba(255,255,255,.88);margin-top:14px;max-width:46ch}
.cta .lines{margin-top:22px;display:flex;gap:28px;flex-wrap:wrap;font-family:var(--head);font-weight:500;font-size:.95rem}
.cta .lines a{border-bottom:1px solid var(--champ);padding-bottom:2px}
.site-footer{background:var(--navy);color:rgba(255,255,255,.82);padding:72px 0 34px;font-size:.92rem}
.site-footer .cols{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:44px}
.site-footer h4{font-size:.7rem;letter-spacing:.24em;text-transform:uppercase;color:var(--champ);margin-bottom:18px}
.site-footer a{display:block;padding:4px 0;transition:color var(--t1)}
.site-footer a:hover{color:var(--champ)}
.site-footer a.logo{display:flex;padding:0}.site-footer a.logo:hover{color:inherit}
.site-footer .logo b{color:#fff}.site-footer .logo small{color:rgba(255,255,255,.7)}
.site-footer p{margin-top:18px}
.legal{margin-top:54px;padding-top:24px;border-top:1px solid rgba(255,255,255,.16);display:flex;gap:24px;justify-content:space-between;flex-wrap:wrap;font-size:.78rem;color:rgba(255,255,255,.62)}
.eho{display:flex;align-items:center;gap:10px}
.eho svg{width:26px;height:26px;fill:none;stroke:currentColor;stroke-width:1.6}

/* scroll reveal: classes are added by JS only to elements below the fold */
.reveal{opacity:0;transform:translateY(26px);transition:opacity var(--t3) var(--ease),transform var(--t3) var(--ease);transition-delay:var(--d,0ms)}
.reveal.in{opacity:1;transform:none}

/* responsive */
@media(max-width:1100px){
  .burger{display:block}
  .menu{position:absolute;left:0;right:0;top:var(--hh);background:var(--cloud);flex-direction:column;align-items:flex-start;padding:10px var(--gut) 28px;gap:6px;border-bottom:1px solid var(--hair);transform:translateY(-12px);opacity:0;pointer-events:none;transition:opacity var(--t2) var(--ease),transform var(--t2) var(--ease)}
  .nav-open .menu{opacity:1;transform:none;pointer-events:auto}
  .menu a.nl{padding:12px 0;font-size:.82rem}
  .menu .btn{margin-top:10px}
}
@media(max-width:1060px){
  .g4{grid-template-columns:repeat(2,1fr)}
  .cities{grid-template-columns:repeat(3,1fr)}
  .team-row{grid-template-columns:repeat(4,1fr);row-gap:30px}
  .site-footer .cols{grid-template-columns:1fr 1fr}
}
@media(max-width:860px){
  .spot,.broker,.svc-row,.about-split,.contact-grid,.lists,.consult{grid-template-columns:1fr}
  .svc-row:nth-child(even) .pic{order:0}
  .g3,.values,.gallery,.cstrip{grid-template-columns:1fr}
  .spot .media{min-height:300px}.broker .photo{min-height:340px}
  .scroll-cue{display:none}
  .hero:after{background:linear-gradient(0deg,rgba(31,42,68,.88),rgba(31,42,68,.35) 70%,rgba(31,42,68,.2))}
  .hero .bg img{object-position:50% 25%}
  .cta .in{flex-direction:column;align-items:flex-start}
  .consult .stick,.contact-grid .stick{position:relative;top:0;height:380px;min-height:0}
  .step{min-height:0}
  .phead .idx{display:none}
  .irow{grid-template-columns:40px 1fr auto;row-gap:6px}
  .irow .sp{grid-column:2/4;grid-row:2}
  .irow .badge{display:none}.irow .ar{display:none}
  .irow.sv{grid-template-columns:40px 1fr}.irow.sv .sp{grid-column:2;grid-row:auto}
}
@media(max-width:560px){
  .g4,.g2{grid-template-columns:1fr 1fr}.g3{grid-template-columns:1fr}
  .cities{grid-template-columns:1fr 1fr}
  .f .row{grid-template-columns:1fr}
  .team-row{grid-template-columns:repeat(2,1fr)}
  .lists ul{columns:1}
  .site-footer .cols{grid-template-columns:1fr}
}
@media(prefers-reduced-motion:reduce){
  *{transition-duration:1ms!important;animation:none!important}
  html{scroll-behavior:auto}
  .reveal{opacity:1;transform:none}
}

/* ---- v4: simplified layout ---- */
.logo .tile3d{width:50px;height:50px;border-radius:12px;background:#000;overflow:hidden;flex:none;display:grid;place-items:center}
.logo .tile3d img{width:100%;height:100%;object-fit:cover}
.logo .lg{height:44px;width:auto}
.logo .txt{display:none;flex-direction:column}.logo.nologo .lg{display:none}.logo.nologo .txt{display:flex}
.site-footer .logo .lg{height:46px}
.tiles{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.tile{display:flex;flex-direction:column;gap:22px;min-height:210px;background:#fff;border:1px solid var(--hair);border-radius:var(--r);padding:28px 26px 24px;transition:transform var(--t3) var(--ease),border-color var(--t2),box-shadow var(--t3) var(--ease)}
.tile .ic{width:54px;height:54px;border-radius:50%;background:var(--champ-soft);display:grid;place-items:center;color:var(--navy);transition:background var(--t2)}
.tile .ic svg{width:26px;height:26px}
.tile h3{font-size:1.1rem;line-height:1.2}
.tile p{font-size:.92rem;color:#5a616a;margin-top:6px}
.tile .go{margin-top:auto;color:var(--navy);transition:transform var(--t3) var(--ease)}
.tile:hover{transform:translateY(-6px);border-color:var(--champ);box-shadow:0 26px 50px -28px rgba(31,42,68,.4)}
.tile:hover .ic{background:var(--champ)}.tile:hover .go{transform:translateX(6px)}
.rail{display:flex;gap:22px;overflow-x:auto;scroll-snap-type:x mandatory;padding:4px 4px 28px;scrollbar-width:none;-webkit-overflow-scrolling:touch}
.rail::-webkit-scrollbar{display:none}
.rail .card{flex:0 0 min(340px,80vw);scroll-snap-align:start}
.rail-nav{display:flex;align-items:center;gap:10px}
.rail-nav button{width:46px;height:46px;border-radius:var(--rb);border:1px solid var(--navy);background:transparent;color:var(--navy);font-size:1.1rem;cursor:pointer;transition:background var(--t2),color var(--t2)}
.rail-nav button:hover{background:var(--navy);color:#fff}
.spot2{border-radius:28px;overflow:hidden;background:#fff;border:1px solid var(--hair);margin-bottom:56px}
.spot2 .mos{display:grid;grid-template-columns:2fr 1fr;grid-template-rows:1fr 1fr;gap:6px;height:clamp(320px,42vw,540px)}
.spot2 .mos img{width:100%;height:100%;object-fit:cover;transition:transform 1200ms var(--ease)}
.spot2 .mos img.a{grid-row:span 2}
.spot2 .mos img:hover{transform:scale(1.03)}
.spot2 .mos{overflow:hidden}
.spot2 .info{display:flex;flex-wrap:wrap;gap:22px 36px;align-items:center;justify-content:space-between;padding:30px clamp(24px,4vw,48px) 22px}
.spot2 h3{font-size:1.6rem;margin-top:10px}
.spot2 .chipset{display:flex;flex-wrap:wrap;gap:8px;flex:1;min-width:240px}
.spot2 .chipset span{font-size:.82rem;border:1px solid var(--hair);border-radius:8px;padding:7px 12px;color:var(--navy)}
.spot2 .acts{display:flex;flex-wrap:wrap;gap:12px}
.spot2 .attr{font-size:.78rem;color:#5a616a;padding:0 clamp(24px,4vw,48px) 24px}
.svc-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:22px}
.card.svc .media{aspect-ratio:4/3}
.card.svc h3{font-size:1.1rem;margin-bottom:6px}
.card.svc p{font-size:.92rem;color:#5a616a;margin-bottom:14px}
.card.svc:target{box-shadow:0 0 0 2px var(--champ),0 26px 50px -28px rgba(31,42,68,.4)}
.contact-grid .stick{min-height:520px}
@media(max-width:1060px){.tiles,.svc-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:560px){.tiles,.svc-grid{grid-template-columns:1fr}.tile{min-height:0;flex-direction:row;align-items:center;gap:16px;padding:20px}.tile .go{margin:0 0 0 auto}.spot2 .mos{grid-template-columns:1fr 1fr;grid-template-rows:2fr 1fr}.spot2 .mos img.a{grid-row:auto;grid-column:span 2}}
/* ---- v5: service pages, brochure feel ---- */
.title,.phead h1,.hero h1,.shero h1{font-weight:500}
.menu{gap:clamp(14px,1.6vw,28px)}
.menu a.nl{font-size:.7rem;letter-spacing:.12em}
.site-footer .logo.flogo{flex-direction:column;align-items:flex-start;gap:16px}
.logo .emb{height:104px;width:auto}
.shero{padding:clamp(72px,10vw,150px) 0 clamp(48px,6vw,90px);position:relative;overflow:hidden}
.shero .wrap{position:relative}
.shero h1{font-size:clamp(2.6rem,6.4vw,5.6rem);letter-spacing:-.025em;max-width:14ch;margin-top:6px;position:relative}
.shero .ask{font-size:1.3rem;margin:22px 0 34px;color:var(--navy);position:relative}
.shero .btns{display:flex;gap:14px;flex-wrap:wrap;position:relative}
.shero .eyebrow{position:relative}
.numeral{position:absolute;right:var(--gut);top:-30px;font-family:var(--head);font-weight:300;font-size:clamp(8rem,22vw,20rem);line-height:.9;color:var(--champ);opacity:.5;letter-spacing:-.05em;pointer-events:none;user-select:none}
.problem{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(32px,6vw,90px);align-items:center}
.rows{list-style:none;margin-top:30px;border-top:1px solid var(--navy)}
.rows li{display:flex;gap:26px;align-items:baseline;padding:20px 0;border-bottom:1px solid var(--hair);font-size:1.1rem;color:var(--navy)}
.rows li span{font-family:var(--head);font-weight:300;font-size:1.6rem;color:var(--champ);width:30px;flex:none}
.pimg{aspect-ratio:4/5;border-radius:6px;overflow:hidden;background:linear-gradient(150deg,var(--lav-soft),var(--champ-soft))}
.pimg img{width:100%;height:100%;object-fit:cover}
.sol{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(24px,4vw,56px);margin-top:48px}
.sol>div{border-top:1px solid var(--navy);padding-top:22px}
.sol .big{font-family:var(--head);font-weight:300;font-size:clamp(3rem,5vw,4.6rem);color:var(--champ);line-height:1;letter-spacing:-.04em}
.sol h3{font-size:1.25rem;margin:18px 0 8px}
.how{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(32px,6vw,90px);align-items:start}
.how .acts{display:flex;gap:22px;align-items:center;margin-top:34px;flex-wrap:wrap}
.steps2{list-style:none;border-top:1px solid var(--navy)}
.steps2 li{display:grid;grid-template-columns:90px 1fr;gap:20px;padding:28px 0;border-bottom:1px solid var(--hair);align-items:center}
.steps2 .n{font-family:var(--head);font-weight:300;font-size:3.6rem;color:var(--champ);line-height:1}
.steps2 h3{font-size:1.2rem;margin-bottom:4px}
.switch{display:flex;flex-wrap:wrap;gap:10px;margin-top:6px}
.switch a{font-family:var(--head);font-size:.72rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;padding:12px 18px;border:1px solid var(--hair);border-radius:10px;background:#fff;color:var(--navy);transition:all var(--t2) var(--ease)}
.switch a:hover,.switch a.on{background:var(--navy);color:#fff;border-color:var(--navy)}
@media(max-width:860px){.problem,.how{grid-template-columns:1fr}.sol{grid-template-columns:1fr}.numeral{font-size:9rem;top:-10px;opacity:.35}.pimg{aspect-ratio:4/3}}
/* ---- v6: local knowledge, FAQs, area guides ---- */
.know{display:grid;grid-template-columns:repeat(3,1fr);gap:40px 56px;margin-top:36px}
.know.four{grid-template-columns:repeat(4,1fr);gap:40px 40px}
.know>div{border-top:1px solid var(--hair);padding-top:20px}
.know h3{font:500 18px/1.35 Montserrat,sans-serif;color:var(--navy);margin:0 0 10px;letter-spacing:-.005em}
.know p{margin:0;color:var(--slate);font-size:15px;line-height:1.7}
.eyebrow+.know{margin-top:28px}
.faqs{max-width:860px;margin-top:32px;border-top:1px solid var(--hair)}
.faq{border-bottom:1px solid var(--hair)}
.faq summary{cursor:pointer;list-style:none;position:relative;padding:22px 44px 22px 0;font:500 17px/1.45 Montserrat,sans-serif;color:var(--navy)}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:4px;top:50%;transform:translateY(-50%);font:300 26px/1 Montserrat,sans-serif;color:var(--navy);transition:transform 240ms cubic-bezier(.22,1,.36,1)}
.faq[open] summary::after{transform:translateY(-50%) rotate(45deg)}
.faq summary:focus-visible{outline:2px solid var(--navy);outline-offset:4px;border-radius:4px}
.faq .ans{padding:0 44px 24px 0;color:var(--slate);font-size:15.5px;line-height:1.75}
.faq .ans p{margin:0}
.faq .ans a,.fine a{color:var(--navy);text-decoration:underline;text-decoration-color:var(--champ);text-underline-offset:3px}
.fine{margin-top:22px;font-size:13px;color:var(--slate);opacity:.8;max-width:860px}
.title.sub{margin-top:64px}
.guides{margin-top:36px}
.guide{display:grid;grid-template-columns:1fr 1.3fr;gap:48px;padding:48px 0;border-top:1px solid var(--hair);scroll-margin-top:90px}
.guide .hd{position:sticky;top:104px;align-self:start}
.guide .gn{font:300 64px/1 Montserrat,sans-serif;color:var(--champ);margin-bottom:10px}
.guide h3{font:500 28px/1.2 Montserrat,sans-serif;color:var(--navy);margin:0 0 12px}
.guide .hd p{margin:0;color:var(--slate);font-size:16px;line-height:1.65;max-width:34ch}
.guide .bd .chipset{margin:14px 0 26px}
.callout{border-left:2px solid var(--champ);background:var(--champ-soft);padding:18px 22px;border-radius:0 var(--rb) var(--rb) 0;margin-bottom:22px}
.callout b{display:block;font:600 12px Montserrat,sans-serif;letter-spacing:.14em;text-transform:uppercase;color:var(--navy);margin-bottom:6px}
.callout p{margin:0;color:var(--slate);font-size:15px;line-height:1.65}
@media (max-width:980px){.know,.know.four{grid-template-columns:1fr 1fr}.guide{grid-template-columns:1fr;gap:24px}.guide .hd{position:static}}
@media (max-width:640px){.know,.know.four{grid-template-columns:1fr;gap:28px}.faq summary{font-size:16px}}
.guide .chipset{display:flex;flex-wrap:wrap;gap:8px}
.guide .chipset span{display:inline-block;padding:7px 14px;border:1px solid var(--hair);border-radius:var(--rb);font:500 12.5px Inter,sans-serif;color:var(--navy);background:#fff}