:root {
  --navy: #102b2c;
  --navy-deep: #0a2021;
  --cream: #f4f0e8;
  --sand: #c8ad82;
  --white: #fff;
  --ink: #172626;
  --muted: #677171;
  --line: rgba(16, 43, 44, .16);
  --serif: "Playfair Display", Georgia, serif;
  --sans: "DM Sans", Arial, sans-serif;
  --container: 1240px;
  --shadow: 0 24px 70px rgba(12, 34, 35, .12);
}

*, *::before, *::after { box-sizing: border-box; }
html { overflow-x: clip; scroll-behavior: smooth; }
body { overflow-x: hidden; margin: 0; color: var(--ink); background: var(--white); font-family: var(--sans); font-size: 16px; line-height: 1.7; -webkit-font-smoothing: antialiased; }
body.menu-open { overflow: hidden; }
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; }
h1, h2, h3, p { margin-top: 0; }
h1, h2 { font-family: var(--serif); font-weight: 500; line-height: 1.06; letter-spacing: -.035em; }
h1 em, h2 em { color: var(--sand); font-weight: 500; }
h2 { margin-bottom: 0; font-size: clamp(2.7rem, 5vw, 5rem); }
svg { width: 1.2em; fill: none; stroke: currentColor; stroke-width: 1.7; stroke-linecap: round; stroke-linejoin: round; }
.container { width: min(calc(100% - 48px), var(--container)); margin-inline: auto; }
.section { padding: 120px 0; }
.section:not(.hero), .site-footer { content-visibility: auto; contain-intrinsic-size: 1px 760px; }
.section--cream { background: var(--cream); }
.section--navy { color: var(--white); background: var(--navy); }
.eyebrow { margin-bottom: 22px; color: #8d754f; font-size: .75rem; font-weight: 700; letter-spacing: .18em; text-transform: uppercase; }
.eyebrow--light { color: #d6c29f; }
.screen-reader-text { position: absolute; overflow: hidden; width: 1px; height: 1px; clip: rect(0, 0, 0, 0); white-space: nowrap; }
.skip-link { position: fixed; z-index: 9999; top: 12px; left: 12px; padding: 10px 16px; background: white; transform: translateY(-150%); }
.skip-link:focus { transform: translateY(0); }
.reveal { opacity: 0; transform: translateY(24px); transition: opacity .8s ease, transform .8s ease; }
.reveal.is-visible { opacity: 1; transform: none; }

.site-header { position: absolute; z-index: 100; top: 0; right: 0; left: 0; color: var(--white); border-bottom: 1px solid rgba(255,255,255,.18); transition: .3s ease; }
.site-header.is-scrolled { position: fixed; color: var(--ink); background: rgba(255,255,255,.94); border-bottom-color: var(--line); box-shadow: 0 8px 30px rgba(12,34,35,.07); backdrop-filter: blur(14px); }
.site-header__inner { display: flex; align-items: center; min-height: 88px; }
.brand { display: inline-flex; align-items: center; gap: 12px; min-width: 210px; }
.brand__mark { display: grid; width: 38px; height: 38px; place-items: center; border: 1px solid currentColor; font-family: var(--serif); font-size: 1.35rem; }
.brand__text { display: flex; flex-direction: column; line-height: 1; text-transform: uppercase; }
.brand__text strong { font-family: var(--serif); font-size: 1.05rem; font-weight: 600; letter-spacing: .08em; }
.brand__text small { margin-top: 5px; font-size: .55rem; font-weight: 600; letter-spacing: .31em; }
.desktop-nav { margin: auto; }
.desktop-nav ul, .site-footer ul { display: flex; gap: 34px; margin: 0; padding: 0; list-style: none; }
.desktop-nav a { position: relative; font-size: .79rem; font-weight: 600; letter-spacing: .04em; }
.desktop-nav a::after { position: absolute; right: 0; bottom: -11px; left: 0; height: 1px; background: currentColor; content: ""; transform: scaleX(0); transition: transform .3s ease; }
.desktop-nav a:hover::after, .desktop-nav .current-menu-item a::after { transform: scaleX(1); }
.header-contact { display: inline-flex; align-items: center; justify-content: center; gap: 12px; min-height: 44px; padding: 0 19px; color: white; border: 1px solid rgba(255,255,255,.52); background: rgba(255,255,255,.08); font-size: .75rem; font-weight: 700; backdrop-filter: blur(8px); transition: color .25s ease, background .25s ease, border-color .25s ease, transform .25s ease; }
.header-contact svg { width: 16px; }
.header-contact:hover { color: var(--navy); border-color: var(--sand); background: var(--sand); transform: translateY(-2px); }
.site-header.is-scrolled .header-contact { color: white; border-color: var(--navy); background: var(--navy); }
.site-header.is-scrolled .header-contact:hover { color: var(--navy); border-color: var(--sand); background: var(--sand); }
.menu-toggle { display: none; padding: 8px; color: inherit; border: 0; background: transparent; }
.menu-toggle svg { width: 27px; }
.mobile-menu { position: fixed; z-index: 300; inset: 0; display: flex; visibility: hidden; flex-direction: column; justify-content: center; padding: 64px 32px; color: white; background: var(--navy-deep); opacity: 0; transform: translateX(100%); transition: .35s ease; }
.mobile-menu.is-open { visibility: visible; opacity: 1; transform: none; }
.mobile-menu ul { margin: 0; padding: 0; list-style: none; }
.mobile-menu li { margin: 10px 0; }
.mobile-menu li a { font-family: var(--serif); font-size: clamp(2.2rem, 10vw, 4rem); }
.menu-close { position: absolute; top: 26px; right: 28px; padding: 8px; color: white; border: 0; background: transparent; }
.menu-close svg { width: 30px; }
.mobile-menu__footer { display: flex; flex-direction: column; gap: 4px; margin-top: 42px; color: #c7d1d1; font-size: .88rem; }

.button { display: inline-flex; align-items: center; justify-content: center; gap: 16px; min-height: 54px; padding: 0 24px; border: 1px solid currentColor; font-size: .76rem; font-weight: 700; letter-spacing: .04em; transition: .25s ease; }
.button svg { width: 17px; transition: transform .25s ease; }
.button:hover svg, .text-link:hover svg { transform: translateX(5px); }
.button--light { color: var(--navy); background: var(--white); border-color: var(--white); }
.button--light:hover { color: var(--white); background: transparent; }
.button--dark { color: var(--white); background: var(--navy); border-color: var(--navy); }
.button--dark:hover { color: var(--navy); background: transparent; }
.text-link { display: inline-flex; align-items: center; gap: 14px; padding-bottom: 5px; border-bottom: 1px solid currentColor; font-size: .77rem; font-weight: 700; }
.text-link svg { width: 16px; transition: transform .25s ease; }

.hero { position: relative; min-height: 900px; color: var(--white); }
.hero__image, .hero__shade { position: absolute; inset: 0; }
.hero__image { overflow: hidden; background: url("../images/properties/juniper-estate.jpg") center/cover no-repeat; animation: heroZoom 18s ease-out both; }
.hero__image canvas { display: block; width: 100%; height: 100%; opacity: 0; transition: opacity .8s ease; }
.hero__image.is-three-ready canvas { opacity: 1; }
@keyframes heroZoom { from { transform: scale(1.06); } to { transform: scale(1); } }
.hero__shade { background: linear-gradient(90deg, rgba(4,22,23,.8) 0%, rgba(4,22,23,.36) 52%, rgba(4,22,23,.12) 100%), linear-gradient(0deg, rgba(4,22,23,.34), transparent 42%); }
.hero__content { position: relative; z-index: 2; padding-top: 245px; }
.hero h1 { max-width: 800px; margin-bottom: 26px; font-size: clamp(4rem, 7.7vw, 7.2rem); color: white; }
.hero__intro { max-width: 510px; margin-bottom: 36px; color: rgba(255,255,255,.84); font-size: 1.05rem; }
.hero-search-wrap { position: absolute; z-index: 3; right: 0; bottom: 0; left: 0; }
.property-search { display: grid; width: min(calc(100% - 48px), var(--container)); min-height: 120px; margin: auto; grid-template-columns: 1.3fr 1fr 1fr auto; color: var(--ink); background: white; box-shadow: var(--shadow); }
.property-search label { display: flex; flex-direction: column; justify-content: center; padding: 22px 30px; border-right: 1px solid var(--line); }
.property-search label span { margin-bottom: 6px; color: #8d754f; font-size: .65rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; }
.property-search input, .property-search select { width: 100%; padding: 0; color: var(--ink); border: 0; outline: 0; background: transparent; font-size: .86rem; }
.property-search > button[type="submit"] { display: flex; align-items: center; gap: 16px; padding: 0 36px; color: white; border: 0; background: var(--navy); font-size: .76rem; font-weight: 700; }
.property-search > button[type="submit"] svg { width: 17px; }

.intro__grid { display: grid; align-items: end; grid-template-columns: 1.1fr .9fr; gap: 120px; }
.intro__copy { max-width: 540px; color: var(--muted); }
.intro__copy p { margin-bottom: 28px; font-size: 1.08rem; }
.stats { display: grid; margin-top: 100px; padding-top: 42px; border-top: 1px solid var(--line); grid-template-columns: repeat(4, 1fr); }
.stats div { padding-left: 34px; border-left: 1px solid var(--line); }
.stats div:first-child { padding-left: 0; border-left: 0; }
.stats strong, .stats span { display: block; }
.stats strong { margin-bottom: 8px; font-family: var(--serif); font-size: clamp(2rem, 3vw, 3.2rem); font-weight: 500; }
.stats span { color: var(--muted); font-size: .78rem; }

.section-heading { display: flex; align-items: end; justify-content: space-between; margin-bottom: 56px; }
.section-heading--light > p { max-width: 420px; margin-bottom: 4px; color: #b8c3c3; }
.property-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.property-card { overflow: hidden; background: var(--white); }
.property-card__media { position: relative; display: block; overflow: hidden; aspect-ratio: 1.32; background: #d7d5cf; }
.property-card__media img { width: 100%; height: 100%; object-fit: cover; transition: transform .7s cubic-bezier(.2,.7,.2,1); }
.property-card:hover .property-card__media img { transform: scale(1.045); }
.property-card__status { position: absolute; top: 18px; left: 18px; padding: 7px 12px; color: var(--navy); background: rgba(255,255,255,.94); font-size: .62rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; }
.property-card__body { padding: 25px 25px 22px; }
.property-card__topline { display: flex; align-items: center; justify-content: space-between; gap: 12px; color: var(--muted); font-size: .72rem; }
.property-card__topline strong { color: #8d754f; font-size: .88rem; }
.property-card h3 { margin: 10px 0 20px; font-family: var(--serif); font-size: 1.55rem; font-weight: 500; }
.property-card__facts { display: flex; gap: 17px; padding-top: 18px; color: var(--muted); border-top: 1px solid var(--line); font-size: .69rem; }
.property-card__facts span { display: flex; align-items: center; gap: 6px; }
.property-card__facts svg { width: 16px; }

.service-split { display: grid; padding: 0; grid-template-columns: 1.08fr .92fr; }
.service-split__image { min-height: 720px; }
.service-split__image img { width: 100%; height: 100%; object-fit: cover; }
.service-split__content { display: flex; flex-direction: column; align-items: flex-start; justify-content: center; padding: 100px clamp(48px, 8vw, 130px); }
.service-split__content h2 { margin-bottom: 30px; font-size: clamp(2.8rem, 4.6vw, 4.8rem); }
.service-split__content > p:not(.eyebrow) { max-width: 530px; color: var(--muted); }
.check-list { margin: 16px 0 34px; padding: 0; list-style: none; }
.check-list li { position: relative; margin: 9px 0; padding-left: 24px; font-size: .87rem; }
.check-list li::before { position: absolute; top: 11px; left: 0; width: 11px; height: 1px; background: var(--sand); content: ""; }

.neighborhood-grid { display: grid; height: 600px; grid-template-columns: 1.4fr 1fr; grid-template-rows: 1fr 1fr; gap: 20px; }
.neighborhood-card { position: relative; overflow: hidden; }
.neighborhood-card--large { grid-row: 1 / 3; }
.neighborhood-card::after { position: absolute; inset: 0; background: linear-gradient(0deg, rgba(4,22,23,.78), transparent 55%); content: ""; }
.neighborhood-card img { width: 100%; height: 100%; object-fit: cover; transition: transform .7s ease; }
.neighborhood-card:hover img { transform: scale(1.04); }
.neighborhood-card span { position: absolute; z-index: 2; right: 28px; bottom: 27px; left: 28px; }
.neighborhood-card strong, .neighborhood-card small { display: block; }
.neighborhood-card strong { font-family: var(--serif); font-size: 1.6rem; font-weight: 500; }
.neighborhood-card small { margin-top: 3px; color: rgba(255,255,255,.7); }

.testimonial__inner { max-width: 940px; text-align: center; }
.quote-mark { display: block; height: 58px; color: var(--sand); font-family: var(--serif); font-size: 5rem; line-height: 1; }
.testimonial blockquote { margin: 20px 0 28px; font-family: var(--serif); font-size: clamp(2rem, 4vw, 3.6rem); line-height: 1.25; letter-spacing: -.025em; }
.testimonial p { color: var(--muted); font-size: .78rem; font-weight: 600; }
.testimonial p span { color: #9c8461; }

.cta-banner { position: relative; min-height: 630px; color: white; }
.cta-banner__image, .cta-banner__shade { position: absolute; inset: 0; }
.cta-banner__image { background: url("../images/properties/barton-creek.jpg") center 48%/cover no-repeat; }
.cta-banner__shade { background: linear-gradient(90deg, rgba(4,22,23,.84), rgba(4,22,23,.18)); }
.cta-banner__content { position: relative; z-index: 2; padding-top: 120px; }
.cta-banner h2 { margin-bottom: 22px; color: white; }
.cta-banner__content > p:not(.eyebrow) { margin-bottom: 32px; color: rgba(255,255,255,.8); }

.site-footer { color: #c2cccc; background: var(--navy-deep); }
.footer-main { display: grid; padding-top: 82px; padding-bottom: 72px; grid-template-columns: 1.6fr .8fr 1fr 1.1fr; gap: 60px; }
.brand--footer { color: white; }
.footer-brand p { max-width: 340px; margin-top: 28px; font-size: .85rem; }
.site-footer h3 { margin-bottom: 21px; color: #d6c29f; font-size: .66rem; letter-spacing: .16em; text-transform: uppercase; }
.site-footer p, .site-footer a { font-size: .78rem; }
.site-footer > .footer-main > div:not(:first-child) > a { display: block; margin-bottom: 7px; }
.site-footer ul { flex-direction: column; gap: 7px; }
.socials { display: flex; gap: 18px; margin-top: 23px; }
.footer-bottom { display: flex; justify-content: space-between; padding-top: 22px; padding-bottom: 22px; border-top: 1px solid rgba(255,255,255,.12); font-size: .65rem; }

.page-hero { position: relative; display: flex; align-items: end; min-height: 620px; color: white; background-position: center; background-size: cover; }
.page-hero--properties { background-image: url("../images/properties/ridgeview.jpg"); }
.page-hero--properties { min-height: 760px; }
.page-hero--properties .page-hero__content { padding-bottom: 92px; }
.page-hero.page-hero--properties h1 { width: 100%; max-width: 1120px; font-size: clamp(3.8rem, 6.4vw, 6.5rem); }
.page-hero--standard { min-height: 500px; background-image: url("../images/properties/lake-austin.jpg"); }
.page-hero__shade { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(4,22,23,.82), rgba(4,22,23,.18)); }
.page-hero__content { position: relative; z-index: 2; padding-bottom: 82px; }
.page-hero h1 { max-width: 800px; margin: 0 0 18px; font-size: clamp(3.5rem, 7vw, 6.5rem); }
.page-hero__content > p:last-child { color: rgba(255,255,255,.78); }
.listing-toolbar { display: flex; align-items: center; justify-content: space-between; margin-bottom: 42px; }
.listing-toolbar p { margin: 0; color: var(--muted); font-size: .8rem; }
.filter-chips { display: flex; gap: 8px; }
.filter-chips button, .filter-chips a { padding: 8px 15px; color: var(--muted); border: 1px solid var(--line); background: transparent; font-size: .7rem; cursor: pointer; }
.filter-chips button.active, .filter-chips a.active { color: white; background: var(--navy); }
.property-grid--archive { row-gap: 32px; }
.pagination { margin-top: 55px; text-align: center; }
.pagination .nav-links { display: flex; justify-content: center; gap: 8px; }
.pagination .page-numbers { display: grid; min-width: 42px; height: 42px; padding: 0 10px; place-items: center; border: 1px solid var(--line); font-size: .75rem; }
.pagination .current { color: white; background: var(--navy); }

.property-hero { position: relative; display: flex; align-items: end; min-height: 760px; color: white; background-position: center; background-size: cover; }
.property-hero__shade { position: absolute; inset: 0; background: linear-gradient(0deg, rgba(4,22,23,.76), transparent 64%); }
.property-hero__content { position: relative; z-index: 2; padding-bottom: 70px; }
.property-hero .property-card__status { position: static; display: inline-block; margin-bottom: 18px; }
.property-hero h1 { margin-bottom: 12px; font-size: clamp(3.4rem, 6vw, 6rem); }
.property-hero p { display: flex; align-items: center; gap: 8px; color: rgba(255,255,255,.8); }
.property-overview__grid { display: grid; grid-template-columns: 1.2fr .8fr; gap: 100px; }
.property-copy { max-width: 650px; margin-top: 34px; color: var(--muted); }
.property-summary { align-self: start; padding: 42px; border: 1px solid var(--line); box-shadow: var(--shadow); }
.property-price { display: block; padding-bottom: 22px; border-bottom: 1px solid var(--line); font-family: var(--serif); font-size: 2.3rem; font-weight: 500; }
.property-summary__facts { display: grid; gap: 0; margin-bottom: 28px; }
.property-summary__facts span { display: grid; align-items: center; padding: 16px 0; border-bottom: 1px solid var(--line); grid-template-columns: 28px 1fr auto; color: var(--muted); font-size: .73rem; }
.property-summary__facts svg { width: 18px; }
.property-summary__facts strong { color: var(--ink); font-size: .85rem; }
.property-summary .button { width: 100%; }
.summary-phone { display: flex; align-items: center; justify-content: center; gap: 9px; margin-top: 18px; color: var(--muted); font-size: .76rem; }

.content-page__inner { display: grid; max-width: 900px; gap: 24px; }
.content-page .lead { max-width: 850px; margin-bottom: 30px; color: var(--ink); font-family: var(--serif); font-size: clamp(1.8rem, 3.2vw, 2.8rem); line-height: 1.35; }
.content-page h2 { margin-top: 32px; font-size: clamp(2.5rem, 4vw, 4rem); }
.content-page p { max-width: 720px; color: var(--muted); }
.contact-details { display: grid; margin: 24px 0 20px; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.contact-details p { padding-top: 18px; border-top: 1px solid var(--line); }
.contact-details strong { color: var(--ink); }
.contact-form { display: grid; max-width: 760px; margin-top: 45px; padding: 42px; background: var(--cream); gap: 19px; }
.contact-form > div { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.contact-form label { color: var(--ink); font-size: .72rem; font-weight: 700; }
.contact-form input, .contact-form select, .contact-form textarea { width: 100%; margin-top: 7px; padding: 13px 14px; color: var(--ink); border: 1px solid rgba(16,43,44,.22); outline: 0; background: white; font-size: .82rem; font-weight: 400; }
.contact-form input:focus, .contact-form select:focus, .contact-form textarea:focus { border-color: var(--navy); }
.contact-form .button { width: max-content; cursor: pointer; }
.not-found { display: grid; min-height: 90vh; padding-top: 150px; place-items: center; text-align: center; }
.not-found h1 { font-size: clamp(3.5rem, 8vw, 7rem); }
.not-found p:not(.eyebrow) { margin-bottom: 30px; color: var(--muted); }

@media (max-width: 1100px) {
  .desktop-nav { display: none; }
  .site-header__inner { justify-content: space-between; }
  .header-contact { margin-left: auto; margin-right: 22px; }
  .menu-toggle { display: block; }
  .property-grid { grid-template-columns: repeat(2, 1fr); }
  .service-split__content { padding: 80px 48px; }
  .footer-main { grid-template-columns: 1.4fr 1fr 1fr; }
  .footer-main > div:last-child { grid-column: 2 / 4; }
}

@media (max-width: 820px) {
  .section { padding: 86px 0; }
  .hero { min-height: 980px; }
  .hero__content { padding-top: 205px; }
  .property-search { grid-template-columns: 1fr 1fr; }
  .property-search > button[type="submit"] { min-height: 74px; justify-content: center; grid-column: span 2; }
  .intro__grid, .property-overview__grid { grid-template-columns: 1fr; gap: 44px; }
  .stats { grid-template-columns: repeat(2, 1fr); row-gap: 30px; }
  .stats div:nth-child(3) { padding-left: 0; border-left: 0; }
  .section-heading { align-items: flex-start; flex-direction: column; gap: 28px; }
  .service-split { grid-template-columns: 1fr; }
  .service-split__image { min-height: 500px; }
  .neighborhood-grid { height: auto; grid-template-columns: 1fr 1fr; grid-template-rows: 460px 300px; }
  .neighborhood-card--large { grid-column: 1 / 3; grid-row: auto; }
  .footer-main { grid-template-columns: 1fr 1fr; }
  .footer-main > div:last-child { grid-column: auto; }
  .page-hero { min-height: 540px; }
}

@media (max-width: 600px) {
  .container { width: min(calc(100% - 32px), var(--container)); }
  .section { padding: 72px 0; }
  h2 { font-size: 2.75rem; }
  .site-header__inner { min-height: 76px; }
  .brand { min-width: auto; }
  .brand__mark { width: 34px; height: 34px; }
  .brand__text strong { font-size: .88rem; }
  .header-contact { display: none; }
  .hero { min-height: 890px; }
  .hero__content { padding-top: 170px; }
  .hero h1 { font-size: 3.55rem; }
  .hero__intro { font-size: .94rem; }
  .property-search { bottom: 16px; width: calc(100% - 32px); grid-template-columns: 1fr; }
  .property-search label { min-height: 76px; padding: 13px 20px; }
  .property-search label:nth-child(3) { display: none; }
  .property-search > button[type="submit"] { min-height: 62px; grid-column: auto; }
  .stats { margin-top: 64px; }
  .stats div { padding-left: 20px; }
  .stats strong { font-size: 2rem; }
  .property-grid { grid-template-columns: 1fr; }
  .service-split__image { min-height: 380px; }
  .service-split__content { padding: 68px 24px; }
  .neighborhood-grid { display: flex; height: auto; flex-direction: column; }
  .neighborhood-card { height: 300px; }
  .testimonial blockquote { font-size: 2rem; }
  .cta-banner { min-height: 590px; }
  .footer-main { grid-template-columns: 1fr; gap: 38px; }
  .footer-main > div:last-child { grid-column: auto; }
  .footer-bottom { align-items: flex-start; flex-direction: column; gap: 6px; }
  .page-hero, .page-hero--standard { min-height: 470px; }
  .page-hero--properties { min-height: 680px; }
  .page-hero--properties .page-hero__content { padding-bottom: 58px; }
  .page-hero.page-hero--properties h1 { font-size: 3.25rem; }
  .page-hero__content { padding-bottom: 50px; }
  .page-hero h1 { font-size: 3.35rem; }
  .listing-toolbar { align-items: flex-start; flex-direction: column; gap: 18px; }
  .filter-chips { overflow-x: auto; width: 100%; }
  .property-hero { min-height: 620px; }
  .property-hero h1 { font-size: 3.2rem; }
  .property-summary { padding: 28px 22px; }
  .contact-details, .contact-form > div { grid-template-columns: 1fr; }
  .contact-form { padding: 28px 20px; }
  .property-card__facts { flex-wrap: wrap; justify-content: flex-start; }
}

@media (max-width: 480px) {
  .container { width: min(calc(100% - 24px), var(--container)); }
  .hero { min-height: 820px; }
  .hero__content { padding-top: 145px; }
  .hero h1 { font-size: clamp(3rem, 15vw, 3.45rem); }
  .page-hero.page-hero--properties h1, .page-hero h1 { font-size: clamp(2.85rem, 14vw, 3.2rem); }
  .property-search { width: calc(100% - 24px); }
  .brand__text small { letter-spacing: .22em; }
  .mobile-menu { padding-inline: 24px; }
  .gallery-property__media, .editorial-slide { height: 400px; }
  .contact-lines > div { grid-template-columns: 1fr; gap: 4px; }
  .agent-chat-toggle { right: 12px; bottom: 12px; min-width: 0; padding-right: 10px; }
  .agent-chat-toggle > span:last-child { display: none; }
  .agent-chat { right: 12px; bottom: 72px; width: calc(100vw - 24px); height: min(560px, calc(100dvh - 92px)); }
}

@media (hover: none) {
  .property-card:hover, .button:hover, .agent-chat-toggle:hover { transform: none; }
  .property-card:hover .property-card__media img { transform: none; }
}

@media (max-width: 768px), (prefers-reduced-motion: reduce) {
  .hero__image canvas { display: none; }
}

/* Premium interaction and finish pass */
::selection { color: var(--white); background: #9a7a48; }
button, input, textarea { font: inherit; }
button { cursor: pointer; }
a:focus-visible, button:focus-visible, input:focus-visible, textarea:focus-visible { outline: 2px solid var(--sand); outline-offset: 4px; }
img { display: block; }

.property-search { min-height: 132px; border: 1px solid rgba(200,173,130,.28); background: rgba(255,255,255,.97); box-shadow: 0 28px 80px rgba(5,25,26,.2); backdrop-filter: blur(18px); }
.property-search label { position: relative; padding: 26px 36px; transition: background .25s ease; }
.property-search label:hover, .property-search label:focus-within { background: #faf8f3; }
.property-search label > span { margin-bottom: 9px; color: #8d754f; font-size: .61rem; letter-spacing: .18em; }
.property-search input { min-height: 30px; font-size: .96rem; }
.property-search input::placeholder { color: #7f8584; opacity: 1; }
.property-search > button[type="submit"] { position: relative; min-width: 210px; justify-content: center; overflow: hidden; background: var(--navy-deep); transition: color .3s ease, background .3s ease; }
.property-search > button[type="submit"]::before { position: absolute; inset: 0; background: var(--sand); content: ""; transform: translateY(102%); transition: transform .35s cubic-bezier(.2,.7,.2,1); }
.property-search > button[type="submit"] > *, .property-search > button[type="submit"] svg { position: relative; z-index: 1; }
.property-search > button[type="submit"]:hover { color: var(--navy-deep); }
.property-search > button[type="submit"]:hover::before { transform: none; }

.premium-select { position: relative; width: 100%; }
.premium-select__native { position: absolute !important; width: 1px !important; height: 1px !important; padding: 0 !important; opacity: 0 !important; pointer-events: none; }
.premium-select__trigger { position: relative; display: flex; align-items: center; width: 100%; min-height: 31px; padding: 0 28px 0 0; color: var(--ink); border: 0; background: transparent; text-align: left; }
.premium-select__trigger::before, .premium-select__trigger::after { position: absolute; top: 50%; width: 7px; height: 1px; background: currentColor; content: ""; transition: transform .25s ease; }
.premium-select__trigger::before { right: 8px; transform: rotate(45deg); }
.premium-select__trigger::after { right: 3px; transform: rotate(-45deg); }
.premium-select.is-open .premium-select__trigger::before { transform: rotate(-45deg); }
.premium-select.is-open .premium-select__trigger::after { transform: rotate(45deg); }
.premium-select__value { overflow: hidden; color: inherit !important; font-size: .96rem !important; font-weight: 400 !important; letter-spacing: 0 !important; text-overflow: ellipsis; text-transform: none !important; white-space: nowrap; }
.premium-select__menu { position: absolute; z-index: 40; top: calc(100% + 16px); right: -22px; left: -22px; visibility: hidden; overflow: auto; max-height: 280px; padding: 9px; border: 1px solid rgba(16,43,44,.1); background: rgba(255,255,255,.98); box-shadow: 0 25px 60px rgba(8,30,31,.18); opacity: 0; transform: translateY(-8px); transition: opacity .22s ease, transform .22s ease, visibility .22s ease; backdrop-filter: blur(18px); }
.premium-select.is-open .premium-select__menu { visibility: visible; opacity: 1; transform: none; }
.premium-select__option { display: flex; align-items: center; width: 100%; min-height: 44px; padding: 0 14px; color: var(--muted); border: 0; background: transparent; font-size: .78rem; text-align: left; transition: color .2s ease, background .2s ease, padding .2s ease; }
.premium-select__option:hover, .premium-select__option:focus-visible { color: var(--ink); outline: 0; background: #f4f0e8; padding-left: 19px; }
.premium-select__option.is-selected { color: var(--white); background: var(--navy); }

.button { position: relative; overflow: hidden; min-height: 57px; padding: 0 28px; letter-spacing: .07em; box-shadow: 0 12px 28px rgba(11,32,33,.08); }
.button:hover { transform: translateY(-2px); box-shadow: 0 18px 38px rgba(11,32,33,.14); }
.text-link { padding-bottom: 5px; border-bottom: 1px solid rgba(16,43,44,.28); }

.property-card { position: relative; border: 1px solid rgba(16,43,44,.08); box-shadow: 0 12px 35px rgba(16,43,44,.06); transition: transform .45s cubic-bezier(.2,.7,.2,1), box-shadow .45s ease, border-color .45s ease; }
.property-card:hover { border-color: rgba(200,173,130,.65); box-shadow: 0 28px 65px rgba(16,43,44,.14); transform: translateY(-9px); }
.property-card__media::after { position: absolute; inset: 0; background: linear-gradient(0deg, rgba(5,24,25,.18), transparent 48%); content: ""; opacity: 0; transition: opacity .5s ease; }
.property-card:hover .property-card__media::after { opacity: 1; }
.property-card__status { z-index: 2; top: 20px; left: 20px; padding: 8px 13px; border: 1px solid rgba(200,173,130,.35); background: rgba(255,255,255,.9); box-shadow: 0 8px 22px rgba(16,43,44,.1); backdrop-filter: blur(10px); }
.property-card__body { padding: 29px 28px 25px; }
.property-card h3 { margin: 13px 0 23px; font-size: 1.68rem; transition: color .25s ease; }
.property-card:hover h3 { color: #927343; }
.property-card__facts { justify-content: space-between; gap: 10px; }

.filter-chips { padding: 5px; border: 1px solid var(--line); border-radius: 999px; background: rgba(255,255,255,.7); box-shadow: 0 8px 24px rgba(16,43,44,.05); }
.filter-chips button, .filter-chips a { min-width: 72px; padding: 10px 17px; border: 0; border-radius: 999px; text-align: center; transition: color .25s ease, background .25s ease, transform .25s ease; }
.filter-chips button:hover, .filter-chips a:hover { color: var(--ink); background: #eee8dc; }
.filter-chips button.active, .filter-chips a.active { box-shadow: 0 7px 18px rgba(16,43,44,.18); }
.listing-toolbar > p strong { margin-right: 5px; color: var(--ink); font-family: var(--serif); font-size: 1.35rem; font-weight: 500; }
.listing-empty { grid-column: 1 / -1; padding: 90px 30px; border: 1px solid rgba(16,43,44,.1); background: rgba(255,255,255,.72); text-align: center; }
.listing-empty > span { color: #8d754f; font-size: .65rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; }
.listing-empty h2 { margin: 14px 0 10px; }
.listing-empty p { max-width: 520px; margin: 0 auto 28px; color: var(--muted); }

.contact-form--premium { position: relative; border: 1px solid rgba(16,43,44,.08); background: #fbfaf7; box-shadow: 0 30px 80px rgba(16,43,44,.11); }
.contact-form--premium::before { position: absolute; top: 0; right: 0; left: 0; height: 3px; background: linear-gradient(90deg, var(--sand), #e7d8bd, var(--navy)); content: ""; }
.contact-form input, .contact-form textarea { min-height: 53px; padding: 15px 16px; border-color: rgba(16,43,44,.14); background: rgba(255,255,255,.86); transition: border-color .25s ease, box-shadow .25s ease, background .25s ease; }
.contact-form textarea { resize: vertical; }
.contact-form input:focus, .contact-form textarea:focus { border-color: var(--sand); background: white; box-shadow: 0 0 0 4px rgba(200,173,130,.12); }
.contact-form .premium-select { margin-top: 7px; padding: 10px 15px; border: 1px solid rgba(16,43,44,.14); background: rgba(255,255,255,.86); }
.contact-form .premium-select:focus-within { border-color: var(--sand); box-shadow: 0 0 0 4px rgba(200,173,130,.12); }
.contact-form .premium-select__menu { top: calc(100% + 8px); right: -1px; left: -1px; }

.site-footer a { transition: color .22s ease; }
.site-footer a:hover { color: var(--white); }
.site-footer h3::after { display: block; width: 28px; height: 1px; margin-top: 11px; background: rgba(200,173,130,.55); content: ""; }
.socials a { padding-bottom: 3px; border-bottom: 1px solid rgba(255,255,255,.22); }
.footer-bottom a:hover { color: var(--sand); }
.back-to-top { position: fixed; z-index: 96; right: 28px; bottom: 108px; display: flex; visibility: hidden; align-items: center; min-height: 46px; padding: 0 8px 0 17px; color: white; border: 1px solid rgba(200,173,130,.42); border-radius: 999px; background: rgba(8,30,31,.92); box-shadow: 0 15px 38px rgba(5,24,25,.2); opacity: 0; transform: translateY(14px); transition: visibility .3s ease, opacity .3s ease, transform .3s ease, background .25s ease; backdrop-filter: blur(12px); }
.back-to-top.is-visible { visibility: visible; opacity: 1; transform: none; }
.back-to-top > span { max-width: 0; overflow: hidden; font-size: .61rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; white-space: nowrap; opacity: 0; transition: max-width .35s ease, margin .35s ease, opacity .25s ease; }
.back-to-top i { display: grid; width: 30px; height: 30px; border-radius: 50%; background: var(--sand); place-items: center; }
.back-to-top svg { width: 14px; color: var(--navy-deep); transform: rotate(-90deg); }
.back-to-top:hover { background: var(--navy-deep); }
.back-to-top:hover > span { max-width: 90px; margin-right: 8px; opacity: 1; }

@media (max-width: 820px) {
  .property-search label { padding: 20px 25px; }
  .property-search > button[type="submit"] { min-width: 0; }
}

@media (max-width: 600px) {
  .property-search { overflow: visible; border-radius: 2px; box-shadow: 0 20px 55px rgba(5,25,26,.25); }
  .property-search label { padding: 13px 20px; }
  .premium-select__menu { top: calc(100% + 8px); right: -10px; left: -10px; }
  .property-card__body { padding: 25px 22px 22px; }
  .filter-chips { padding: 4px; }
  .filter-chips button, .filter-chips a { flex: 0 0 auto; min-width: 68px; }
  .listing-empty { padding: 65px 20px; }
  .back-to-top { right: 16px; bottom: 90px; min-height: 42px; padding: 0 6px; }
  .back-to-top i { width: 28px; height: 28px; }
  .back-to-top > span { display: none; }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { scroll-behavior: auto !important; animation: none !important; transition-duration: .01ms !important; }
  .reveal { opacity: 1; transform: none; }
}

.agent-chat-toggle { position: fixed; z-index: 490; right: 24px; bottom: 24px; display: flex; align-items: center; gap: 11px; min-width: 210px; padding: 10px 17px 10px 10px; color: white; border: 1px solid rgba(255,255,255,.15); border-radius: 999px; background: var(--navy); box-shadow: 0 15px 45px rgba(4,22,23,.25); cursor: pointer; transition: transform .25s ease, background .25s ease; }
.agent-chat-toggle:hover { background: var(--navy-deep); transform: translateY(-3px); }
.agent-chat-toggle__icon { position: relative; display: grid; width: 40px; height: 40px; flex: 0 0 auto; color: var(--navy); border-radius: 50%; background: var(--sand); place-items: center; }
.agent-chat-toggle__icon svg { width: 18px; }
.agent-chat-toggle__icon i, .agent-chat__avatar i { position: absolute; top: 0; right: 0; width: 10px; height: 10px; border: 2px solid var(--navy); border-radius: 50%; background: #69c98b; }
.agent-chat-toggle > span:last-child { display: flex; align-items: flex-start; flex-direction: column; line-height: 1.2; }
.agent-chat-toggle small { margin-bottom: 3px; color: rgba(255,255,255,.55); font-size: .55rem; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; }
.agent-chat-toggle strong { font-size: .72rem; font-weight: 700; }
.agent-chat { position: fixed; z-index: 500; right: 24px; bottom: 92px; display: grid; visibility: hidden; overflow: hidden; width: min(380px, calc(100vw - 32px)); height: min(590px, calc(100vh - 125px)); grid-template-rows: auto 1fr auto auto; color: var(--ink); border: 1px solid rgba(16,43,44,.12); background: white; box-shadow: 0 30px 90px rgba(4,22,23,.24); opacity: 0; transform: translateY(18px) scale(.97); transform-origin: bottom right; transition: opacity .3s ease, transform .35s cubic-bezier(.2,.75,.25,1), visibility .3s ease; }
.agent-chat.is-open { visibility: visible; opacity: 1; transform: none; }
.agent-chat__header { display: grid; align-items: center; padding: 20px; color: white; background: var(--navy); grid-template-columns: 46px 1fr auto; gap: 11px; }
.agent-chat__avatar { position: relative; display: grid; width: 44px; height: 44px; color: var(--navy); border-radius: 50%; background: var(--sand); place-items: center; font-family: var(--serif); font-size: .86rem; font-weight: 600; }
.agent-chat__avatar i { border-color: var(--navy); }
.agent-chat__header > div:nth-child(2) { display: flex; flex-direction: column; }
.agent-chat__header strong { font-family: var(--serif); font-size: 1rem; font-weight: 500; }
.agent-chat__header span { color: rgba(255,255,255,.58); font-size: .57rem; }
.agent-chat__close { display: grid; width: 34px; height: 34px; padding: 0; color: white; border: 0; border-radius: 50%; background: rgba(255,255,255,.08); place-items: center; cursor: pointer; }
.agent-chat__close svg { width: 16px; }
.agent-chat__body { overflow-y: auto; padding: 22px 18px; background: #f4f1eb; }
.chat-message { display: flex; width: fit-content; max-width: 84%; margin-bottom: 12px; padding: 12px 14px; flex-direction: column; gap: 6px; border-radius: 2px 14px 14px 14px; background: white; box-shadow: 0 5px 18px rgba(16,43,44,.06); font-size: .75rem; line-height: 1.5; }
.chat-message--user { margin-left: auto; color: white; border-radius: 14px 2px 14px 14px; background: var(--navy); }
.agent-chat__quick { display: flex; align-items: flex-start; margin-top: 18px; flex-direction: column; gap: 7px; }
.agent-chat__quick button { padding: 9px 12px; color: var(--navy); border: 1px solid rgba(16,43,44,.18); border-radius: 999px; background: transparent; font-size: .65rem; font-weight: 600; cursor: pointer; transition: .2s ease; }
.agent-chat__quick button:hover { color: white; border-color: var(--navy); background: var(--navy); }
.agent-chat__form { padding: 14px 16px 12px; border-top: 1px solid var(--line); background: white; }
.agent-chat__form label { display: block; margin-bottom: 9px; }
.agent-chat__form label span { display: block; margin-bottom: 4px; color: var(--muted); font-size: .55rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; }
.agent-chat__form input { width: 100%; padding: 8px 0; border: 0; border-bottom: 1px solid var(--line); outline: 0; font-size: .7rem; }
.agent-chat__composer { display: grid; align-items: end; margin-top: 10px; grid-template-columns: 1fr 42px; gap: 9px; }
.agent-chat__composer textarea { width: 100%; max-height: 80px; padding: 11px 12px; resize: none; border: 1px solid var(--line); outline: 0; background: #faf9f6; font-size: .72rem; line-height: 1.35; }
.agent-chat__composer textarea:focus, .agent-chat__form input:focus { border-color: var(--sand); }
.agent-chat__composer button { display: grid; width: 42px; height: 42px; padding: 0; color: white; border: 0; background: var(--navy); place-items: center; cursor: pointer; }
.agent-chat__composer button:disabled { opacity: .45; cursor: wait; }
.agent-chat__composer svg { width: 17px; }
.agent-chat__footer { display: flex; justify-content: space-between; padding: 9px 16px 11px; color: var(--muted); border-top: 1px solid var(--line); background: white; font-size: .55rem; }
.agent-chat__footer a { color: #8d754f; font-weight: 700; }

@media (max-width: 600px) {
  .agent-chat-toggle { right: 14px; bottom: 14px; min-width: 0; padding-right: 13px; }
  .agent-chat-toggle small { display: none; }
  .agent-chat { top: 24px; right: 0; bottom: auto; width: 100%; height: calc(100vh - 24px); height: calc(100dvh - 24px); border: 0; transform: translateY(calc(100% + 24px)); transform-origin: bottom center; }
  .agent-chat.is-open { transform: none; }
  .chat-open .agent-chat-toggle { opacity: 0; pointer-events: none; }
}

html.lenis, html.lenis body { height: auto; }
.lenis.lenis-smooth { scroll-behavior: auto !important; }
.lenis.lenis-smooth [data-lenis-prevent] { overscroll-behavior: contain; }
.lenis.lenis-stopped { overflow: hidden; }
.lenis.lenis-scrolling iframe { pointer-events: none; }
.site-loader { position: fixed; z-index: 9998; inset: 0; display: grid; color: white; background: #0b1729; place-items: center; }
.site-loader.is-hidden { visibility: hidden; pointer-events: none; }
.site-loader__inner { width: min(calc(100% - 48px), 520px); }
.site-loader__brand { display: block; opacity: 0; font-family: var(--serif); font-size: clamp(3.1rem, 7vw, 6rem); letter-spacing: -.04em; transform: translateY(20px); }
.site-loader__line { overflow: hidden; height: 1px; margin-top: 30px; background: rgba(255,255,255,.15); }
.site-loader__line i { display: block; width: 100%; height: 100%; background: var(--sand); transform: scaleX(0); transform-origin: left; }
.site-loader__meta { display: flex; justify-content: space-between; margin-top: 12px; color: rgba(255,255,255,.48); font-size: .62rem; font-weight: 700; letter-spacing: .18em; text-transform: uppercase; }
.site-loader__meta strong { color: var(--sand); }
.cursor-dot, .cursor-ring { position: fixed; z-index: 9997; top: 0; left: 0; pointer-events: none; transform: translate(-50%, -50%); }
.cursor-dot { width: 5px; height: 5px; border-radius: 50%; background: var(--sand); }
.cursor-ring { display: grid; width: 40px; height: 40px; margin: -20px 0 0 -20px; color: white; border: 1px solid rgba(200,173,130,.7); border-radius: 50%; place-items: center; transition: width .3s ease, height .3s ease, margin .3s ease, background .3s ease; }
.cursor-ring span { opacity: 0; font-size: .5rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; transition: opacity .25s ease; }
.cursor-active .cursor-ring { width: 58px; height: 58px; margin: -29px 0 0 -29px; background: rgba(16,43,44,.15); backdrop-filter: blur(3px); }
.cursor-view .cursor-ring { width: 78px; height: 78px; margin: -39px 0 0 -39px; background: var(--navy); border-color: var(--navy); }
.cursor-view .cursor-ring span { opacity: 1; }
.scroll-progress { position: fixed; z-index: 110; top: 50%; right: 13px; overflow: hidden; width: 1px; height: 90px; background: rgba(200,173,130,.25); transform: translateY(-50%); }
.scroll-progress i { display: block; width: 100%; height: 100%; background: var(--sand); transform: scaleY(0); }
.media-reveal { overflow: hidden; }
.hero__scroll { position: absolute; z-index: 3; right: 35px; bottom: 155px; display: flex; align-items: center; gap: 14px; color: rgba(255,255,255,.65); font-size: .58rem; font-weight: 700; letter-spacing: .15em; text-transform: uppercase; transform: rotate(90deg); transform-origin: right center; }
.hero__scroll i { display: block; width: 52px; height: 1px; background: rgba(255,255,255,.45); }

.editorial-showcase { overflow: hidden; padding-top: 30px; background: var(--white); }
.editorial-showcase__top { display: flex; align-items: end; justify-content: space-between; margin-bottom: 50px; font-family: var(--serif); font-size: clamp(2rem, 4.4vw, 4.5rem); line-height: 1.1; letter-spacing: -.035em; }
.editorial-showcase__top p { max-width: 620px; margin: 0; }
.editorial-showcase__top span { max-width: 560px; color: var(--sand); font-style: italic; text-align: right; }
.editorial-showcase__media { width: min(calc(100% - 96px), 1440px); height: clamp(520px, 68vw, 820px); margin: auto; }
.editorial-showcase__media img { width: 100%; height: 112%; object-fit: cover; }
.editorial-showcase__caption { display: grid; margin-top: 30px; grid-template-columns: 1fr 1fr; gap: 50px; }
.editorial-showcase__caption span { color: #8d754f; font-size: .65rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; }
.editorial-showcase__caption p { max-width: 520px; color: var(--muted); }
.editorial-showcase:has(.editorial-carousel) { display: block; min-height: calc(100vh + var(--editorial-scroll-distance, 0px)); padding: 0; overflow: visible; }
.editorial-showcase__sticky { position: sticky; top: 0; display: flex; overflow: hidden; height: 100vh; padding: 88px 0 26px; flex-direction: column; justify-content: center; contain: paint; }
.editorial-carousel { overflow: hidden; width: 100%; }
.editorial-carousel__track { display: flex; width: max-content; padding-left: max(48px, calc((100vw - var(--container)) / 2)); gap: 28px; backface-visibility: hidden; transform: translate3d(0,0,0); will-change: transform; }
.editorial-slide { position: relative; overflow: hidden; width: min(74vw, 1160px); height: clamp(380px, 52vh, 590px); margin: 0; flex: 0 0 auto; background: var(--navy-deep); }
.editorial-slide img { width: 100%; height: 100%; object-fit: cover; transition: transform 1s cubic-bezier(.2,.7,.2,1); }
.editorial-slide:hover img { transform: scale(1.035); }
.editorial-slide::after { position: absolute; inset: 0; background: linear-gradient(0deg, rgba(4,22,23,.72), transparent 52%); content: ""; }
.editorial-slide figcaption { position: absolute; z-index: 2; right: 34px; bottom: 28px; left: 34px; display: flex; align-items: end; justify-content: space-between; gap: 30px; color: white; }
.editorial-slide figcaption span { color: var(--sand); font-size: .61rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; }
.editorial-slide figcaption strong { max-width: 470px; font-family: var(--serif); font-size: clamp(1.35rem, 2.2vw, 2.25rem); font-weight: 500; line-height: 1.15; text-align: right; }
.editorial-carousel__footer { display: grid; align-items: center; margin-top: 25px; padding-right: 205px; grid-template-columns: 1fr auto auto; gap: 28px; }
.editorial-carousel__progress { overflow: hidden; height: 1px; background: rgba(16,43,44,.15); }
.editorial-carousel__progress i { display: block; width: 100%; height: 100%; background: var(--sand); transform: scaleX(0); transform-origin: left; }
.editorial-carousel__count { display: flex; min-width: 66px; align-items: baseline; gap: 6px; color: var(--muted); font-size: .62rem; letter-spacing: .12em; }
.editorial-carousel__count strong { color: var(--ink); font-family: var(--serif); font-size: 1.15rem; font-weight: 500; }
.editorial-carousel__controls { display: flex; gap: 8px; }
.editorial-carousel__controls button { display: grid; width: 46px; height: 46px; padding: 0; color: var(--ink); border: 1px solid var(--line); background: white; place-items: center; transition: color .25s ease, background .25s ease, border-color .25s ease, transform .25s ease; }
.editorial-carousel__controls button:first-child { transform: rotate(180deg); }
.editorial-carousel__controls button:hover { color: white; border-color: var(--navy); background: var(--navy); }
.editorial-carousel__controls button:first-child:hover { transform: rotate(180deg) translateX(2px); }
.editorial-carousel__controls button:last-child:hover { transform: translateX(2px); }
.editorial-carousel__controls svg { width: 17px; }
.marquee { overflow: hidden; padding: 24px 0 29px; color: white; background: var(--sand); }
.marquee__track { display: flex; align-items: center; width: max-content; gap: 35px; white-space: nowrap; }
.marquee__track span { font-family: var(--serif); font-size: clamp(2rem, 4vw, 4rem); font-style: italic; }
.marquee__track i { font-size: 1.1rem; font-style: normal; }

.page-hero--about { background-image: url("../images/properties/barton-creek.jpg"); }
.page-hero--sell-with-us { background-image: url("../images/properties/spanish-oaks.jpg"); }
.page-hero--contact { background-image: url("../images/properties/lake-austin.jpg"); background-position: center 52%; }
.page-hero--contact .page-hero__shade { background: linear-gradient(90deg, rgba(4,22,23,.9) 0%, rgba(4,22,23,.62) 42%, rgba(4,22,23,.22) 72%, rgba(4,22,23,.12) 100%), linear-gradient(0deg, rgba(4,22,23,.38), transparent 52%); }
.inner-page .page-hero--standard { min-height: 720px; }
.page-hero__index { position: absolute; z-index: 2; right: 34px; bottom: 82px; display: flex; align-items: center; gap: 14px; color: rgba(255,255,255,.6); font-size: .58rem; font-weight: 700; letter-spacing: .16em; }
.page-hero__index i { width: 60px; height: 1px; background: rgba(255,255,255,.4); }
.about-intro__grid, .seller-intro__grid { display: grid; grid-template-columns: 1.05fr .95fr; gap: 110px; }
.about-intro__copy, .seller-intro__grid > div:last-child { align-self: end; color: var(--muted); }
.lead-copy { color: var(--ink) !important; font-family: var(--serif); font-size: 1.65rem; line-height: 1.45; }
.about-story { display: grid; min-height: 780px; grid-template-columns: 1.05fr .95fr; background: var(--cream); }
.about-story__media { min-height: 780px; }
.about-story__media img { width: 100%; height: 112%; object-fit: cover; }
.about-story__content { position: relative; display: flex; flex-direction: column; align-items: flex-start; justify-content: center; padding: 90px clamp(48px, 8vw, 120px); }
.about-story__content h2 { margin-bottom: 28px; font-size: clamp(2.8rem, 4.4vw, 4.7rem); }
.about-story__content > p:not(.eyebrow) { color: var(--muted); }
.story-number { position: absolute; top: 35px; right: 40px; color: rgba(16,43,44,.18); font-family: var(--serif); font-size: 5rem; }
.mini-stats { display: grid; width: 100%; margin-top: 35px; padding-top: 26px; border-top: 1px solid var(--line); grid-template-columns: 1fr 1fr; }
.mini-stats strong, .mini-stats span { display: block; }
.mini-stats strong { font-family: var(--serif); font-size: 2.4rem; font-weight: 500; }
.mini-stats span { color: var(--muted); font-size: .72rem; }
.about-gallery { position: relative; color: white; background: #0b1729; }
.about-gallery__pin { display: flex; overflow: hidden; min-height: 100vh; flex-direction: column; justify-content: space-between; padding: clamp(90px, 11vh, 130px) 0 clamp(45px, 7vh, 75px); }
.about-gallery__heading { display: flex; align-items: end; justify-content: space-between; margin-bottom: clamp(45px, 7vh, 80px); }
.about-gallery__heading h2 { color: white; font-size: clamp(3rem, 5.2vw, 5.7rem); }
.about-gallery__guide { display: flex; align-items: center; gap: 16px; color: rgba(255,255,255,.52); font-size: .6rem; font-weight: 700; letter-spacing: .15em; text-transform: uppercase; }
.about-gallery__guide i { width: 70px; height: 1px; background: rgba(255,255,255,.26); }
.about-gallery__guide strong { color: var(--sand); font-weight: 700; }
.about-gallery__viewport { overflow: visible; width: 100%; }
.about-gallery__track { display: flex; width: max-content; padding: 0 7vw; gap: clamp(26px, 4vw, 64px); will-change: transform; }
.gallery-property { width: min(53vw, 760px); flex: 0 0 auto; }
.gallery-property__media { position: relative; overflow: hidden; height: clamp(320px, 49vh, 560px); background: #15233a; }
.gallery-property__media::after { position: absolute; inset: 0; background: linear-gradient(0deg, rgba(4,22,23,.25), transparent 45%); content: ""; }
.gallery-property__media img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s cubic-bezier(.2,.7,.2,1); }
.gallery-property:hover .gallery-property__media img { transform: scale(1.035); }
.gallery-property__media > span { position: absolute; z-index: 2; top: 24px; right: 24px; padding: 9px 15px; color: var(--navy); background: rgba(244,240,232,.92); font-size: .65rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; }
.gallery-property__meta { display: grid; padding-top: 18px; grid-template-columns: 55px 1fr; }
.gallery-property__meta > span { padding-top: 7px; color: var(--sand); font-size: .62rem; font-weight: 700; letter-spacing: .14em; }
.gallery-property__meta h3 { margin: 0 0 3px; font-family: var(--serif); font-size: clamp(1.5rem, 2.3vw, 2.35rem); font-weight: 500; }
.gallery-property__meta p { margin: 0; color: rgba(255,255,255,.52); font-size: .72rem; }
.values-grid { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid rgba(255,255,255,.14); }
.value-card { min-height: 300px; padding: 35px 38px; border-right: 1px solid rgba(255,255,255,.14); }
.value-card:last-child { border-right: 0; }
.value-card > span { color: var(--sand); font-size: .65rem; font-weight: 700; letter-spacing: .15em; }
.value-card h3 { margin: 80px 0 13px; font-family: var(--serif); font-size: 1.8rem; font-weight: 500; }
.value-card p { color: #aebbbb; font-size: .84rem; }
.inner-cta__grid { display: grid; justify-items: center; text-align: center; }
.inner-cta h2 { max-width: 950px; margin-bottom: 36px; }
.seller-feature { position: relative; height: min(78vw, 850px); }
.seller-feature img { width: 100%; height: 112%; object-fit: cover; }
.seller-feature__note, .contact-image__label { position: absolute; right: 40px; bottom: 40px; display: flex; min-width: 300px; padding: 24px 28px; flex-direction: column; color: white; background: rgba(10,32,33,.9); backdrop-filter: blur(12px); }
.seller-feature__note span, .contact-image__label span { color: var(--sand); font-size: .6rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; }
.seller-feature__note strong, .contact-image__label strong { margin-top: 5px; font-family: var(--serif); font-size: 1.25rem; font-weight: 500; }
.process-list { border-top: 1px solid var(--line); }
.process-step { display: grid; padding: 34px 0; border-bottom: 1px solid var(--line); grid-template-columns: .25fr 1fr; }
.process-step > span { color: #9c8461; font-size: .7rem; font-weight: 700; }
.process-step > div { display: grid; grid-template-columns: .7fr 1.3fr; gap: 50px; }
.process-step h3 { margin: 0; font-family: var(--serif); font-size: clamp(2rem, 3.5vw, 3.5rem); font-weight: 500; }
.process-step p { max-width: 560px; margin: 0; color: var(--muted); }
.seller-proof__grid { display: grid; grid-template-columns: 1fr 1fr; gap: 100px; }
.seller-proof__stats { border-top: 1px solid rgba(255,255,255,.15); }
.seller-proof__stats div { display: flex; align-items: center; justify-content: space-between; padding: 22px 0; border-bottom: 1px solid rgba(255,255,255,.15); }
.seller-proof__stats strong { color: var(--sand); font-family: var(--serif); font-size: 2.3rem; font-weight: 500; }
.seller-proof__stats span { color: #aebbbb; font-size: .76rem; }
.contact-layout { display: grid; grid-template-columns: .9fr 1.1fr; gap: 100px; }
.contact-aside > p:not(.eyebrow) { max-width: 520px; color: var(--muted); }
.contact-lines { margin-top: 50px; }
.contact-lines > div { display: grid; padding: 18px 0; border-top: 1px solid var(--line); grid-template-columns: 100px 1fr; }
.contact-lines span { color: #8d754f; font-size: .65rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.contact-lines a, .contact-lines p { margin: 0; color: var(--ink); font-size: .86rem; }
.contact-panel { padding: 12px 0 0; }
.contact-form--premium { max-width: none; margin: 0; padding: 52px; }
.contact-form--premium .button { margin-top: 8px; }
.form-notice { display: flex; margin-bottom: 18px; padding: 18px 20px; flex-direction: column; border-left: 3px solid var(--sand); background: #edf3ef; }
.form-notice strong { font-family: var(--serif); font-size: 1.2rem; }
.form-notice span { color: var(--muted); font-size: .78rem; }
.contact-image { position: relative; height: min(70vw, 800px); }
.contact-image img { width: 100%; height: 112%; object-fit: cover; }

@media (max-width: 900px) {
  .editorial-showcase__top { align-items: flex-start; flex-direction: column; gap: 18px; }
  .editorial-showcase__top span { text-align: left; }
  .editorial-showcase:has(.editorial-carousel) { display: block; min-height: 0; padding: 72px 0; overflow: hidden; }
  .editorial-showcase__sticky { position: static; display: block; overflow: visible; height: auto; padding: 0; contain: none; }
  .editorial-carousel { overflow-x: auto; padding-bottom: 8px; scroll-snap-type: x mandatory; scrollbar-width: none; }
  .editorial-carousel::-webkit-scrollbar { display: none; }
  .editorial-carousel__track { padding: 0 24px; gap: 16px; transform: none !important; }
  .editorial-slide { width: calc(100vw - 48px); height: 520px; scroll-snap-align: center; }
  .about-intro__grid, .seller-intro__grid, .seller-proof__grid, .contact-layout { grid-template-columns: 1fr; gap: 48px; }
  .about-story { grid-template-columns: 1fr; }
  .about-story__media { min-height: 560px; }
  .about-gallery__pin { min-height: auto; padding: 90px 0 75px; }
  .about-gallery__heading { align-items: flex-start; flex-direction: column; gap: 28px; }
  .about-gallery__viewport { overflow-x: auto; padding-bottom: 15px; scrollbar-width: thin; scrollbar-color: var(--sand) rgba(255,255,255,.1); scroll-snap-type: x mandatory; }
  .about-gallery__track { padding-right: 24px; padding-left: 24px; gap: 18px; }
  .gallery-property { width: min(82vw, 620px); scroll-snap-align: start; }
  .values-grid { grid-template-columns: 1fr; }
  .value-card { min-height: auto; border-right: 0; border-bottom: 1px solid rgba(255,255,255,.14); }
  .value-card h3 { margin-top: 45px; }
}

@media (max-width: 600px) {
  .cursor-dot, .cursor-ring, .scroll-progress, .hero__scroll { display: none; }
  .site-loader__brand { font-size: 3.3rem; }
  .inner-page .page-hero--standard { min-height: 650px; }
  .editorial-showcase__media { width: calc(100% - 32px); height: 520px; }
  .editorial-showcase__caption { grid-template-columns: 1fr; gap: 14px; }
  .editorial-slide { height: 460px; }
  .editorial-slide figcaption { right: 20px; bottom: 20px; left: 20px; align-items: flex-start; flex-direction: column; gap: 8px; }
  .editorial-slide figcaption strong { font-size: 1.45rem; text-align: left; }
  .editorial-carousel__footer { grid-template-columns: 1fr auto; gap: 16px; }
  .editorial-carousel__footer { padding-right: 0; grid-template-columns: auto 1fr; }
  .editorial-carousel__controls { grid-column: 1; grid-row: 1; }
  .editorial-carousel__progress { grid-column: 2; grid-row: 1; }
  .editorial-carousel__count { display: none; }
  .page-hero__index { right: 16px; bottom: 48px; }
  .about-story__media { min-height: 430px; }
  .about-story__content { padding: 68px 24px; }
  .about-gallery__pin { padding: 75px 0 60px; }
  .about-gallery__heading { width: calc(100% - 32px); }
  .about-gallery__heading h2 { font-size: 3rem; }
  .about-gallery__guide { gap: 10px; }
  .about-gallery__guide i { width: 34px; }
  .gallery-property { width: 84vw; }
  .gallery-property__media { height: 430px; }
  .seller-feature { height: 600px; }
  .seller-feature__note, .contact-image__label { right: 16px; bottom: 16px; left: 16px; min-width: 0; }
  .process-step { grid-template-columns: 42px 1fr; }
  .process-step > div { grid-template-columns: 1fr; gap: 12px; }
  .seller-proof__stats div { align-items: flex-start; flex-direction: column; gap: 3px; }
  .contact-form--premium { padding: 30px 20px; }
  .contact-lines > div { grid-template-columns: 80px 1fr; }
  .contact-image { height: 560px; }
}