/* Layout: dark bottle-green "night over the Baltic" canvas; gold contour-wave hero, editorial split sections, one ivory "paper" chapter for contrast. Single deliberate dark look. */
:root{
  --ink:#0b1a15;        /* deepest bottle green, page ground */
  --green:#12291f;      /* raised surface */
  --green-2:#1b3a2d;    /* lines, borders on dark */
  --gold:#c9a96a;       /* champagne gold accent */
  --gold-hi:#e6cf9c;    /* gold highlight */
  --ivory:#f1ece1;      /* paper chapter + light text */
  --mist:#a7b3ab;       /* secondary text on dark, green-biased grey */
  --deep-text:#18271f;  /* text on ivory */
  --f-logo:"Manrope", "Helvetica Neue", Arial, sans-serif;
  --f-display:"Lexend Zetta", "Helvetica Neue", Arial, sans-serif;
  --f-body:"Manrope", "Helvetica Neue", Arial, sans-serif;
  --gutter:clamp(16px, 5vw, 72px);
  --max:1320px;
  color-scheme:dark;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth}
body{background:var(--ink);color:var(--ivory);font-family:var(--f-body);font-size:16px;line-height:1.65;font-weight:400;-webkit-font-smoothing:antialiased;overflow-x:hidden}
a{color:inherit;text-decoration:none}
::selection{background:var(--gold);color:var(--ink)}
:focus-visible{outline:1px solid var(--gold);outline-offset:4px}
.wrap{max-width:var(--max);margin-inline:auto;padding-inline:var(--gutter)}
.label{font-family:var(--f-logo);font-weight:600;font-size:11px;letter-spacing:.34em;text-transform:uppercase;color:var(--gold)}
.serif{font-family:var(--f-display)}
h1,h2,h3{font-family:var(--f-display);font-weight:300;text-wrap:balance;margin:0;letter-spacing:-.02em;text-transform:uppercase}
h1 em,h2 em,h3 em{font-style:normal;color:var(--gold)}
p{margin:0}

/* ---------- intro curtain ---------- */
.curtain{position:fixed;inset:0;z-index:100;background:var(--ink);display:grid;place-items:center;animation:lift .8s cubic-bezier(.77,0,.18,1) 1.25s forwards;pointer-events:none}
.curtain img{width:min(300px,64vw);height:auto;clip-path:inset(0 0 100% 0);animation:unveil .9s cubic-bezier(.65,0,.35,1) .1s forwards}
@keyframes unveil{to{clip-path:inset(0 0 0 0)}}
@keyframes draw{to{stroke-dashoffset:0}}
@keyframes fade{to{opacity:1}}
@keyframes lift{to{transform:translateY(-100%)}}

/* ---------- nav ---------- */
.nav{position:fixed;top:0;left:0;right:0;z-index:50;padding-top:env(safe-area-inset-top,0px);transition:background .5s,backdrop-filter .5s,border-color .5s;border-bottom:1px solid transparent}
.nav.solid{background:rgba(11,26,21,.78);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);border-color:rgba(201,169,106,.15)}
.nav .wrap{display:flex;align-items:center;justify-content:space-between;gap:24px;height:84px}
.brand{display:flex;align-items:center;gap:14px}
.brand .roof{width:44px;height:auto;flex:none}
.brand .wm{display:grid;gap:6px}
.brand .wm img{height:13px;width:auto}
.brand small{display:flex;align-items:center;gap:8px;font-family:var(--f-logo);font-weight:600;font-size:8px;letter-spacing:.42em;color:var(--gold);padding-left:.42em}
.brand small::before,.brand small::after{content:"";height:1px;flex:1;min-width:10px;background:var(--gold);opacity:.6}
.menu{display:flex;gap:38px;font-size:13px;letter-spacing:.06em}
.menu a{position:relative;color:var(--mist);transition:color .3s}
.menu a::after{content:"";position:absolute;left:0;bottom:-6px;height:1px;width:100%;background:var(--gold);transform:scaleX(0);transform-origin:right;transition:transform .5s cubic-bezier(.65,0,.35,1)}
.menu a:hover{color:var(--ivory)}
.menu a:hover::after{transform:scaleX(1);transform-origin:left}
.btn{display:inline-flex;align-items:center;gap:12px;font-family:var(--f-logo);font-weight:600;font-size:11px;letter-spacing:.24em;text-transform:uppercase;padding:16px 26px;border:1px solid var(--gold);color:var(--ivory);position:relative;overflow:hidden;isolation:isolate;transition:color .45s,border-color .45s;cursor:pointer;background:none}
.btn::before{content:"";position:absolute;inset:0;background:var(--gold);transform:translateY(101%);transition:transform .5s cubic-bezier(.65,0,.35,1);z-index:-1}
.btn:hover{color:var(--ink)}
.btn:hover::before{transform:translateY(0)}
.btn.fill{background:var(--gold);color:var(--ink)}
.btn.fill::before{background:var(--ivory)}
.btn .arr{transition:transform .4s}
.btn:hover .arr{transform:translateX(4px)}

/* ---------- hero ---------- */
.hero{position:relative;min-height:min(100svh,920px);display:grid;grid-template-columns:minmax(0,46fr) minmax(0,54fr);overflow:hidden;background:var(--ink)}
.hero-photo{position:relative;grid-column:2;grid-row:1;min-height:100%;overflow:hidden}
.hero-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:58% 30%;animation:zoomout 1.8s cubic-bezier(.16,1,.3,1) 1.2s both}
.hero-photo::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,var(--ink) 0%,rgba(11,26,21,0) 16%),linear-gradient(180deg,rgba(11,26,21,.85) 0%,rgba(11,26,21,0) 20%),linear-gradient(0deg,rgba(11,26,21,.55) 0%,rgba(11,26,21,0) 30%);pointer-events:none}
@keyframes zoomout{from{transform:scale(1.1);opacity:0}}
.badge{position:absolute;z-index:2;left:clamp(16px,3vw,40px);bottom:clamp(16px,3vw,40px);display:flex;align-items:center;gap:14px;padding:12px 18px 12px 14px;background:rgba(11,26,21,.62);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);border:1px solid rgba(201,169,106,.4);border-radius:14px;color:var(--ivory);font-size:13px;transition:border-color .4s}
.badge:hover{border-color:var(--gold)}
.badge .g{width:34px;height:34px;border-radius:50%;background:var(--ivory);display:grid;place-items:center;font-weight:700;font-size:16px;color:#4285f4;flex:none}
.badge b{font-weight:700;font-size:15px}
.badge small{display:block;color:var(--mist);font-size:11.5px}
#waves{position:absolute;inset:0;width:100%;height:100%;display:block;opacity:.75}
.hero-text{position:relative;z-index:2;grid-column:1;grid-row:1;display:flex;flex-direction:column;justify-content:center;gap:0;padding-block:130px 60px;padding-inline:max(var(--gutter),calc((100vw - var(--max))/2 + var(--gutter))) clamp(20px,3vw,48px)}
.hero .label{display:flex;align-items:center;gap:16px;margin-bottom:30px}
.hero .label::before{content:"";width:40px;height:1px;background:var(--gold)}
.hero h1{font-size:clamp(32px,4.3vw,74px);line-height:1;font-weight:300;letter-spacing:-.03em}
.hero h1 .line{display:block;overflow:hidden;padding-bottom:.08em}
.hero h1 .line span{display:inline-block;animation:rise 1.3s cubic-bezier(.16,1,.3,1) both}
.hero h1 .line:nth-child(1) span{animation-delay:1.55s}
.hero h1 .line:nth-child(2) span{animation-delay:1.67s}
.hero .rule{display:flex;align-items:center;gap:14px;margin-top:22px;font-family:var(--f-logo);font-weight:600;font-size:12px;letter-spacing:.42em;color:var(--gold)}
.hero .rule::after{content:"";height:1px;width:56px;background:var(--gold);opacity:.6}
@keyframes rise{from{transform:translateY(105%)}}
.hero .intro{color:var(--mist);max-width:40ch;font-size:16px;margin-top:34px}
.hero .intro strong{color:var(--ivory);font-weight:500}
.hero .ctas{display:flex;gap:12px;flex-wrap:wrap;margin-top:34px}
.coords{display:flex;gap:28px;flex-wrap:wrap}
.coords div{font-size:11px;letter-spacing:.08em;color:var(--mist);font-variant-numeric:tabular-nums}
.coords b{display:block;font-family:var(--f-logo);font-weight:400;font-size:10px;letter-spacing:.3em;color:var(--ivory);margin-bottom:4px}
.scroll-cue{position:absolute;right:var(--gutter);top:50%;z-index:2;writing-mode:vertical-rl;font-family:var(--f-logo);font-size:9px;letter-spacing:.4em;color:var(--mist);display:flex;align-items:center;gap:16px}
.scroll-cue::after{content:"";width:1px;height:70px;background:linear-gradient(var(--gold),transparent);animation:cue 2.4s ease-in-out infinite}
@keyframes cue{0%{transform:scaleY(0);transform-origin:top}50%{transform:scaleY(1);transform-origin:top}51%{transform-origin:bottom}100%{transform:scaleY(0);transform-origin:bottom}}

/* ---------- marquee ---------- */
.marquee{border-block:1px solid rgba(201,169,106,.18);overflow:hidden;padding-block:16px;background:var(--ink)}
.track{display:flex;width:max-content;animation:slide 48s linear infinite}
.track span{font-family:var(--f-display);text-transform:uppercase;letter-spacing:.12em;font-size:clamp(16px,2vw,26px);color:var(--ivory);padding-inline:34px;white-space:nowrap;display:flex;align-items:center;gap:68px}
.track span::after{content:"";width:9px;height:9px;border:1px solid var(--gold);transform:rotate(45deg)}
.marquee:hover .track{animation-play-state:paused}
@keyframes slide{to{transform:translateX(-50%)}}

/* ---------- about ---------- */
section{position:relative}
.about{padding-block:clamp(45px,6.5vw,95px)}
.about .grid{display:grid;grid-template-columns:5fr 7fr;gap:clamp(40px,7vw,120px);align-items:center}
.portrait{position:relative;aspect-ratio:4/5;max-width:100%;background:linear-gradient(160deg,var(--green-2),var(--green) 55%,var(--ink));overflow:hidden;border:1px solid rgba(201,169,106,.25)}
.portrait::before{content:"";position:absolute;inset:16px;border:1px solid rgba(230,207,156,.35);z-index:2;pointer-events:none}
.portrait img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 25%}
.portrait::after{content:none}
.portrait img.lg{object-fit:contain;inset:auto;left:14%;right:14%;top:0;bottom:0;width:72%;margin:auto;height:auto;max-height:60%}
.portrait .cap{z-index:2;position:absolute;left:32px;right:32px;bottom:30px;display:flex;justify-content:space-between;align-items:end;gap:16px}
.portrait .cap span{font-family:var(--f-logo);font-weight:600;font-size:10px;letter-spacing:.3em;color:var(--ivory)}
.portrait .sheen{position:absolute;inset:0;background:linear-gradient(115deg,transparent 30%,rgba(230,207,156,.10) 48%,transparent 62%);transform:translateX(-100%);animation:sheen 7s ease-in-out infinite 3s}
@keyframes sheen{40%,100%{transform:translateX(100%)}}
.about h2{font-size:clamp(20px,2.4vw,36px);line-height:1.18;margin-block:20px 26px}
.about h2 em{color:var(--gold)}
.about .lead{font-size:18px;color:var(--mist);max-width:56ch}
.about .lead + .lead{margin-top:18px}
.facts{display:grid;grid-template-columns:repeat(3,1fr);gap:0;margin-top:54px;border-top:1px solid rgba(201,169,106,.22)}
.facts div{padding:26px 22px 0 0}
.facts div + div{padding-left:22px;border-left:1px solid rgba(201,169,106,.14)}
.facts b{display:block;font-family:var(--f-display);font-size:clamp(28px,3vw,44px);font-weight:300;line-height:1;color:var(--ivory);font-variant-numeric:lining-nums tabular-nums}
.facts b sup{font-size:.45em;color:var(--gold);vertical-align:top;margin-left:2px}
.facts span{display:block;margin-top:12px;font-size:12.5px;color:var(--mist);letter-spacing:.02em}
.sign{margin-top:46px;display:flex;align-items:center;gap:22px}
.sign .who img{height:15px;width:auto;display:block;margin-bottom:10px}
.sign small{display:block;font-size:12px;color:var(--mist);letter-spacing:.04em}

/* ---------- listings ---------- */
.listings{padding-block:clamp(35px,4.5vw,65px);background:var(--green)}
.sec-head{display:flex;justify-content:space-between;align-items:end;gap:32px;flex-wrap:wrap;margin-bottom:34px}
.sec-head h2{font-size:clamp(22px,3.1vw,48px);line-height:1.08;margin-top:16px}
.sec-head h2 em{color:var(--gold)}
.sec-head p{color:var(--mist);max-width:40ch;font-size:15px}
.cards{display:grid;grid-template-columns:1.35fr 1fr 1fr;gap:22px}
.card{position:relative;display:flex;flex-direction:column;min-width:0;cursor:pointer}
.card .img{position:relative;aspect-ratio:4/5;max-width:100%;overflow:hidden;background:var(--ink)}
.card:first-child .img{aspect-ratio:auto;flex:1;min-height:420px}
.card canvas{position:absolute;inset:0;width:100%;height:100%;transition:transform 1.4s cubic-bezier(.16,1,.3,1)}
.card:hover canvas{transform:scale(1.06)}
.card .tag{position:absolute;top:18px;left:18px;font-family:var(--f-logo);font-size:8.5px;letter-spacing:.3em;padding:8px 12px;background:rgba(11,26,21,.65);backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px);color:var(--gold-hi);border:1px solid rgba(201,169,106,.3)}
.card .ex{position:absolute;top:18px;right:18px;font-size:10.5px;color:var(--mist);letter-spacing:.06em}
.card .open{position:absolute;right:18px;bottom:18px;width:54px;height:54px;border-radius:50%;background:var(--gold);color:var(--ink);display:grid;place-items:center;font-size:18px;transform:scale(0) rotate(-45deg);transition:transform .6s cubic-bezier(.16,1,.3,1)}
.card:hover .open{transform:scale(1) rotate(0)}
.card .meta{padding-top:20px;display:grid;gap:6px}
.card h3{font-family:var(--f-body);text-transform:none;letter-spacing:0;font-weight:500;font-size:clamp(19px,1.6vw,23px);line-height:1.25}
.card .where{font-size:13px;color:var(--mist);letter-spacing:.04em}
.card .specs{display:flex;gap:18px;flex-wrap:wrap;margin-top:10px;padding-top:14px;border-top:1px solid rgba(201,169,106,.2);font-size:12.5px;color:var(--mist);font-variant-numeric:tabular-nums}
.card .specs b{color:var(--ivory);font-weight:500}
.offmarket{margin-top:30px;display:flex;justify-content:space-between;align-items:center;gap:28px;flex-wrap:wrap;padding:30px 34px;border:1px solid rgba(201,169,106,.3);background:linear-gradient(90deg,rgba(201,169,106,.08),transparent)}
.offmarket p{font-family:var(--f-body);font-weight:300;font-size:clamp(18px,1.7vw,23px);max-width:46ch;line-height:1.35}
.offmarket p em{color:var(--gold);font-style:normal;font-weight:500}

/* ---------- process (ivory chapter) ---------- */
.process{background:var(--ivory);color:var(--deep-text);padding-block:clamp(45px,6vw,85px)}
.process .label{color:#8a6d35}
.process .sec-head p{color:#4b5a51}
.process .sec-head h2 em{color:#8a6d35}
.steps{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid rgba(24,39,31,.18)}
.step{padding:34px 30px 10px 0;position:relative;min-width:0}
.step + .step{padding-left:30px;border-left:1px solid rgba(24,39,31,.12)}
.step .n{font-family:var(--f-display);font-weight:200;font-size:44px;letter-spacing:.04em;line-height:1;color:#8a6d35;display:block;margin-bottom:34px;transition:transform .6s cubic-bezier(.16,1,.3,1)}
.step:hover .n{transform:translateY(-6px)}
.step h3{font-size:14px;letter-spacing:.12em;margin-bottom:12px;line-height:1.35}
.step p{font-size:14.5px;color:#4b5a51;line-height:1.7}
.step::before{content:"";position:absolute;top:-1px;left:0;height:2px;width:0;background:#8a6d35;transition:width .8s cubic-bezier(.65,0,.35,1)}
.step:hover::before{width:100%}

/* ---------- districts ---------- */
.districts{padding-block:clamp(45px,6vw,85px)}
.dgrid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,6vw,100px);align-items:start}
.dlist{list-style:none;margin:0;padding:0;border-top:1px solid rgba(201,169,106,.2)}
.dlist li{border-bottom:1px solid rgba(201,169,106,.2)}
.dlist button{all:unset;box-sizing:border-box;width:100%;display:grid;grid-template-columns:auto 1fr auto;align-items:baseline;gap:22px;padding:18px 4px;cursor:pointer;transition:padding .5s cubic-bezier(.16,1,.3,1)}
.dlist button:focus-visible{outline:1px solid var(--gold)}
.dlist .city{font-family:var(--f-logo);font-size:9px;letter-spacing:.3em;color:var(--mist);width:72px}
.dlist .name{font-family:var(--f-display);font-weight:300;text-transform:uppercase;letter-spacing:.06em;font-size:clamp(17px,2vw,27px);line-height:1.15;transition:color .4s}
.dlist .k{font-size:12px;color:var(--mist);font-variant-numeric:tabular-nums}
.dlist li.on button,.dlist button:hover{padding-left:18px}
.dlist li.on .name{color:var(--gold)}
.dpanel{position:sticky;top:120px}
.map{position:relative;aspect-ratio:1/1.05;max-width:100%;border:1px solid rgba(201,169,106,.22);background:radial-gradient(90% 70% at 70% 30%,var(--green-2),var(--ink))}
.map svg{position:absolute;inset:0;width:100%;height:100%}
.dtext{margin-top:26px;min-height:120px}
.dtext h3{font-size:19px;letter-spacing:.1em;margin-bottom:10px}
.dtext p{color:var(--mist);font-size:15px;max-width:52ch}

/* ---------- contact ---------- */
.contact{padding-block:clamp(45px,6vw,85px);background:var(--green);overflow:hidden}
.contact .big{font-size:clamp(22px,4.2vw,68px);line-height:1.05;margin-block:18px 38px}
.contact .big em{color:var(--gold)}
.cgrid{display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(40px,7vw,120px)}
.direct{display:grid;gap:30px;align-content:start}
.direct .row{display:grid;gap:6px;padding-bottom:26px;border-bottom:1px solid rgba(201,169,106,.2)}
.direct .row span{font-family:var(--f-logo);font-size:9px;letter-spacing:.3em;color:var(--gold)}
.direct .val{font-family:var(--f-body);font-weight:300;font-size:clamp(24px,2.6vw,36px);line-height:1.2;display:flex;align-items:center;gap:16px;flex-wrap:wrap;word-break:break-word}
.copy{font-family:var(--f-body);font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--mist);background:none;border:1px solid rgba(201,169,106,.35);padding:6px 10px;cursor:pointer;transition:color .3s,border-color .3s}
.copy:hover{color:var(--gold-hi);border-color:var(--gold)}
.direct .small{font-size:13px;color:var(--mist)}
form{display:grid;gap:8px}
.field{position:relative;border-bottom:1px solid rgba(241,236,225,.22);transition:border-color .4s}
.field:focus-within{border-color:var(--gold)}
.field input,.field textarea,.field select{width:100%;background:transparent;border:0;outline:0;color:var(--ivory);font:inherit;font-size:17px;padding:30px 0 12px;resize:none}
.field select option{background:var(--green);color:var(--ivory)}
.field label{position:absolute;left:0;top:30px;color:var(--mist);font-size:15px;pointer-events:none;transition:transform .35s,font-size .35s,color .35s;transform-origin:left}
.field input:focus + label,.field input:not(:placeholder-shown) + label,.field textarea:focus + label,.field textarea:not(:placeholder-shown) + label{transform:translateY(-22px);font-size:11px;color:var(--gold);letter-spacing:.14em;text-transform:uppercase}
.field.sel label{transform:translateY(-22px);font-size:11px;color:var(--gold);letter-spacing:.14em;text-transform:uppercase}
.chips{display:flex;gap:10px;flex-wrap:wrap;padding-block:20px 6px}
.chips input{position:absolute;opacity:0;pointer-events:none}
.chips label{font-size:13px;padding:10px 18px;border:1px solid rgba(241,236,225,.22);cursor:pointer;transition:all .35s;color:var(--mist)}
.chips input:checked + label{background:var(--gold);color:var(--ink);border-color:var(--gold)}
.chips input:focus-visible + label{outline:1px solid var(--gold);outline-offset:3px}
form .btn{margin-top:26px;justify-self:start}
.note{font-size:13px;color:var(--gold-hi);min-height:20px;margin-top:8px}

/* ---------- footer ---------- */
footer{padding-block:30px 24px;border-top:1px solid rgba(201,169,106,.18)}
footer .wrap{display:flex;justify-content:space-between;gap:30px;flex-wrap:wrap;align-items:center;font-size:12px;color:var(--mist)}
footer .giant{display:flex;justify-content:center;padding-block:20px 34px;opacity:.5}
footer .giant img{width:min(420px,80%);height:auto}

/* ---------- reveal + cursor ---------- */
.rv{transition:transform 1.1s cubic-bezier(.16,1,.3,1),opacity 1.1s}
.js .rv.pre{transform:translateY(40px);opacity:.001}
.cursor{position:fixed;left:0;top:0;width:38px;height:38px;border:1px solid var(--gold);border-radius:50%;pointer-events:none;z-index:90;transform:translate(-50%,-50%);transition:width .35s,height .35s,background .35s,opacity .3s;opacity:0;mix-blend-mode:difference}
.cursor.big{width:86px;height:86px;background:rgba(201,169,106,.9)}
.progress{position:fixed;left:0;top:0;height:2px;background:var(--gold);z-index:60;width:100%;transform:scaleX(0);transform-origin:left}


/* ---------- reviews ---------- */
.rating-pill{display:inline-flex;align-items:center;gap:12px;margin-top:22px;padding:10px 16px 10px 14px;border:1px solid rgba(201,169,106,.35);background:rgba(11,26,21,.45);backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px);font-size:13px;color:var(--mist);transition:border-color .4s}
.rating-pill:hover{border-color:var(--gold)}
.rating-pill b{color:var(--ivory);font-weight:600}
.stars{color:var(--gold);letter-spacing:.14em;font-size:13px}
.reviews{padding-block:clamp(45px,6vw,85px);background:var(--ink);overflow:hidden}
.rgrid{display:grid;grid-template-columns:4fr 8fr;gap:clamp(40px,7vw,120px);align-items:start}
.score .num{font-family:var(--f-display);font-weight:200;letter-spacing:-.04em;font-size:clamp(64px,8vw,120px);line-height:.9;color:var(--ivory);font-variant-numeric:lining-nums;margin-top:18px}
.score .num em{color:var(--gold);font-style:normal}
.score .stars{font-size:22px;display:block;margin-top:18px}
.score p{color:var(--mist);font-size:14.5px;margin-top:14px;max-width:30ch}
.score p b{color:var(--ivory);font-weight:500}
.score .btn{margin-top:30px}
.qstage{position:relative;min-height:300px;min-width:0}
.quote{margin:0;position:absolute;inset:0;opacity:0;transform:translateY(24px);transition:opacity .9s,transform 1.1s cubic-bezier(.16,1,.3,1);pointer-events:none}
.quote.on{opacity:1;transform:none;pointer-events:auto;position:relative}
.quote .mark{font-family:var(--f-display);font-weight:300;font-size:90px;line-height:.8;color:var(--gold);opacity:.6;display:block;height:46px}
.quote blockquote{margin:0;font-family:var(--f-body);font-weight:300;font-size:clamp(21px,2.2vw,32px);line-height:1.38;color:var(--ivory);text-wrap:pretty}
.quote figcaption{margin-top:30px;display:flex;align-items:center;gap:16px;font-size:13.5px;color:var(--mist)}
.quote figcaption b{color:var(--ivory);font-weight:500;letter-spacing:.02em}
.quote figcaption .ini{width:44px;height:44px;border-radius:50%;border:1px solid var(--gold);display:grid;place-items:center;font-family:var(--f-logo);font-size:11px;color:var(--gold)}
.qnav{display:flex;align-items:center;gap:22px;margin-top:30px;padding-top:24px;border-top:1px solid rgba(201,169,106,.2)}
.qbar{flex:1;display:flex;gap:6px}
.qbar button{all:unset;cursor:pointer;flex:1;height:22px;position:relative}
.qbar button::before,.qbar button i{content:"";position:absolute;left:0;right:0;top:10px;height:2px;background:rgba(241,236,225,.15)}
.qbar button i{background:var(--gold);transform:scaleX(0);transform-origin:left}
.qbar button.done i{transform:scaleX(1)}
.qbar button.on i{animation:fillbar 7s linear forwards}
.qbar button:focus-visible{outline:1px solid var(--gold)}
@keyframes fillbar{to{transform:scaleX(1)}}
.qarrows{display:flex;gap:10px}
.qarrows button{width:48px;height:48px;border-radius:50%;border:1px solid rgba(201,169,106,.4);background:none;color:var(--ivory);cursor:pointer;font-size:16px;transition:background .35s,color .35s}
.qarrows button:hover{background:var(--gold);color:var(--ink)}
.qcount{font-size:12px;color:var(--mist);font-variant-numeric:tabular-nums;min-width:48px}
.source{margin-top:16px;font-size:11.5px;color:var(--mist);opacity:.8}
@media (max-width:1000px){.rgrid{grid-template-columns:1fr}.qstage{min-height:0}}

.hero .tag{margin-top:24px;font-size:clamp(17px,1.45vw,21px);line-height:1.45;font-weight:500;color:var(--ivory);max-width:30ch}
.hero .tag span{display:block;color:var(--gold);font-weight:600;font-size:.62em;letter-spacing:.32em;text-transform:uppercase;margin-bottom:10px}
.paths{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-top:34px;max-width:600px}
.path{display:flex;align-items:center;justify-content:space-between;gap:10px;padding:16px 16px;min-width:0}
.path b{white-space:nowrap}
.path{border:1px solid rgba(201,169,106,.55);color:var(--ivory);transition:background .4s,border-color .4s,color .4s,transform .4s}
.path b{display:block;font-weight:600;font-size:15px;letter-spacing:.01em}
.path small{display:block;font-size:12.5px;color:var(--mist);margin-top:3px;transition:color .4s}
.path .arr{color:var(--gold);transition:transform .4s,color .4s}
.path:hover{border-color:var(--gold);transform:translateY(-2px)}
.path:hover .arr{transform:translateX(4px)}
.path.fill{background:var(--gold);border-color:var(--gold);color:var(--ink)}
.path.fill small,.path.fill .arr{color:rgba(11,26,21,.72)}
.path.fill:hover{background:var(--gold-hi)}
@media (max-width:640px){.paths{grid-template-columns:1fr}}
/* ---------- off-market ---------- */
.om{padding-block:clamp(45px,6vw,85px);background:var(--green);overflow:hidden}
.omgrid{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(30px,5vw,80px);align-items:center}
.om h2{font-size:clamp(22px,3.1vw,48px);line-height:1.08;margin-block:16px 22px}
.om .lead{font-size:17px;color:var(--mist);max-width:54ch}
.omcta{display:flex;gap:12px;flex-wrap:wrap;margin-top:30px}
.omart{max-width:440px;justify-self:center;width:100%}
.omart svg{width:100%;height:auto;display:block;overflow:visible}
@media (max-width:1000px){.omgrid{grid-template-columns:1fr}.omart{max-width:320px;order:-1}}
/* ---------- sticky call dock ---------- */
.ico{width:15px;height:15px;fill:currentColor;flex:none}
.dock{position:fixed;left:50%;bottom:calc(18px + env(safe-area-inset-bottom,0px));z-index:70;display:flex;align-items:center;gap:6px;padding:6px;background:rgba(11,26,21,.72);backdrop-filter:blur(18px) saturate(1.3);-webkit-backdrop-filter:blur(18px) saturate(1.3);border:1px solid rgba(201,169,106,.35);border-radius:999px;box-shadow:0 18px 50px rgba(0,0,0,.45);transform:translate(-50%,140%);transition:transform .7s cubic-bezier(.16,1,.3,1)}
.dock.show{transform:translate(-50%,0)}
.dock a{display:flex;align-items:center;gap:12px;border-radius:999px;white-space:nowrap}
.dock .call{padding:8px 20px 8px 8px;color:var(--ivory)}
.dock .call .ring{position:relative;width:42px;height:42px;border-radius:50%;background:var(--gold);color:var(--ink);display:grid;place-items:center}
.dock .call .ring::after{content:"";position:absolute;inset:0;border-radius:50%;border:1px solid var(--gold);animation:ping 2.2s cubic-bezier(.16,1,.3,1) infinite}
.dock .call .ring .ico{width:18px;height:18px}
@keyframes ping{from{transform:scale(1);opacity:.9}to{transform:scale(1.9);opacity:0}}
.dock .call small{display:block;font-size:10px;letter-spacing:.18em;text-transform:uppercase;color:var(--gold)}
.dock .call b{display:block;font-family:var(--f-logo);font-size:15px;letter-spacing:.08em;font-weight:700;font-variant-numeric:tabular-nums}
.dock .val{padding:15px 22px;background:var(--ivory);color:var(--ink);font-family:var(--f-logo);font-size:9.5px;letter-spacing:.24em;text-transform:uppercase;font-weight:700;transition:background .35s}
.dock .val:hover{background:var(--gold)}
@media (max-width:640px){
  .dock{left:10px;right:10px;bottom:calc(10px + env(safe-area-inset-bottom,0px));transform:translateY(140%);border-radius:18px}
  .dock.show{transform:none}
  .dock .call{flex:1;padding-right:8px}
  .dock .val{padding:15px 16px}
  footer{padding-bottom:110px}
}

/* ---------- responsive ---------- */
@media (max-width:1000px){
  .menu{display:none}
  .about .grid,.dgrid,.cgrid{grid-template-columns:1fr}
  .portrait{max-width:460px}
  .cards{grid-template-columns:1fr 1fr}
  .card:first-child{grid-column:1 / -1}
  .card:first-child .img{aspect-ratio:16/10;min-height:0;flex:none}
  .steps{grid-template-columns:1fr 1fr}
  .step:nth-child(3){padding-left:0;border-left:0}
  .dpanel{position:relative;top:0;order:-1}
  .map{aspect-ratio:16/11}
  .scroll-cue{display:none}
  .hero{grid-template-columns:1fr;grid-template-rows:auto auto;min-height:0}
  .hero-photo{grid-column:1;grid-row:1;aspect-ratio:4/3.6;max-width:100%;min-height:0}
  .hero-photo img{object-position:60% 25%}
  .hero-photo::after{background:linear-gradient(0deg,var(--ink) 0%,rgba(11,26,21,0) 35%),linear-gradient(180deg,rgba(11,26,21,.6) 0%,rgba(11,26,21,0) 22%)}
  .badge{left:auto;right:16px;bottom:22px;padding:9px 14px 9px 10px}
  .hero-text{grid-row:2;padding-block:6px 44px;padding-inline:var(--gutter)}
}
@media (max-width:640px){
  .nav .wrap{height:70px}
  .nav .btn{padding:12px 14px;letter-spacing:.2em}
  .nav .btn .t{display:none}
  .brand .wm img{height:10px}
  .brand .roof{width:36px}
  .cards{grid-template-columns:1fr}
  .card .img,.card:first-child .img{aspect-ratio:4/4.4}
  .steps{grid-template-columns:1fr}
  .step,.step + .step{padding-left:0;border-left:0;padding-right:0;border-bottom:1px solid rgba(24,39,31,.12);padding-bottom:30px}
  .facts{grid-template-columns:1fr}
  .facts div,.facts div + div{padding:22px 0;border-left:0;border-bottom:1px solid rgba(201,169,106,.14)}
  .offmarket{padding:24px}
  .dlist .city{width:auto}
  .dlist button{grid-template-columns:1fr auto;gap:6px 14px}
  .dlist .city{grid-column:1 / -1}
}
@media (hover:none){.cursor{display:none}}
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.01ms!important;animation-delay:0s!important;animation-iteration-count:1!important;transition-duration:.01ms!important}
  .curtain{display:none}
  .js .rv.pre{transform:none;opacity:1}
}

/* ---------- v8: strategy hero, trust strip, menu highlight ---------- */
.menu a.hl{color:var(--gold)}
.menu a.hl::after{transform:scaleX(1);opacity:.6}
.hero h1.h1s{font-size:clamp(22px,2.7vw,46px);line-height:1.08;letter-spacing:-.02em}
.hero h1.h1s em{font-style:normal;color:var(--gold)}
.hero .motto{margin-top:18px;font-weight:600;color:var(--ivory);font-size:15px;letter-spacing:.01em}
.hero .ctas{display:flex;gap:12px;flex-wrap:wrap;margin-top:30px}
.hero .ctanote{margin-top:12px;font-size:12.5px;color:var(--mist)}
.trust{background:var(--green);border-bottom:1px solid rgba(201,169,106,.18)}
.trow{display:grid;grid-template-columns:repeat(3,1fr)}
.trow>div{display:flex;align-items:center;gap:18px;padding-block:26px;padding-right:20px;min-width:0}
.trow>div+div{padding-left:28px;border-left:1px solid rgba(201,169,106,.18)}
.trow b{font-family:var(--f-display);font-weight:200;font-size:clamp(30px,3vw,44px);line-height:1;color:var(--ivory);white-space:nowrap}
.trow b .stars{font-style:normal;font-size:12px;vertical-align:middle;margin-left:4px}
.trow span{font-size:13.5px;color:var(--ivory);font-weight:500;line-height:1.35}
.trow small{display:block;font-weight:400;color:var(--mist);font-size:12px;margin-top:3px}
.more{color:var(--gold);border-bottom:1px solid rgba(201,169,106,.4);white-space:nowrap}
.more:hover{border-color:var(--gold)}
.process .more{color:#8a6d35;border-color:rgba(138,109,53,.4)}
@media (max-width:900px){.trow{grid-template-columns:1fr}.trow>div+div{padding-left:0;border-left:0;border-top:1px solid rgba(201,169,106,.18)}.trow>div{padding-block:16px}}

.qcta{display:grid;gap:12px;align-content:start}
.qbtn{justify-content:center;padding:20px 26px;font-size:12px}
.qcta .small{margin-top:6px;font-size:13px;color:var(--mist)}
footer .legal{color:var(--mist);text-decoration:underline;text-underline-offset:3px}

/* intro only on first visit in a session */
.nointro .curtain{display:none}
.nointro .hero h1 .line span{animation-delay:.1s!important}
.nointro .hero-photo img{animation-delay:0s!important}

h1,h2,h3{overflow-wrap:normal}

/* ---------- FAQ ---------- */
.faq{padding-block:clamp(45px,6vw,85px);background:var(--ink)}
.fgrid2{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(30px,6vw,100px);align-items:start}
.faq h2{font-size:clamp(22px,3.1vw,48px);line-height:1.08;margin-block:16px 20px}
.faq .lead{color:var(--mist);font-size:16px;max-width:40ch}
.qas{border-top:1px solid rgba(201,169,106,.22)}
.qa{border-bottom:1px solid rgba(201,169,106,.22)}
.qa summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:20px;padding:20px 2px;font-weight:500;font-size:17px;color:var(--ivory)}
.qa summary::-webkit-details-marker{display:none}
.qa summary i{font-style:normal;color:var(--gold);font-size:22px;transition:transform .3s;flex:none}
.qa[open] summary i{transform:rotate(45deg)}
.qa summary:hover{color:var(--gold-hi)}
.qa p{color:var(--mist);font-size:15.5px;line-height:1.75;padding:0 2px 22px;max-width:62ch}
@media (max-width:900px){.fgrid2{grid-template-columns:1fr}}

@media (max-width:1240px){.menu{gap:20px;font-size:12px}}