/* ==========================================================================
   ASSET Real Estate & Investments — front end
   Palette from the logo: black, gold, warm ivory. Mobile first.
   ========================================================================== */
:root{
	--black:#0b0b0c;--char:#1a1a1c;--panel:#161618;
	--gold:#c9a24a;--gold-l:#e8c877;--gold-d:#8a6a22;
	--ivory:#f4efe6;--ivory-2:#ebe4d7;--white:#fff;
	--ink:#1a1a1c;--muted:#5f5f66;--line:#e2dccf;
	--wa:#25d366;
	--r:16px;--r-sm:10px;
	--shadow:0 1px 2px rgba(20,16,8,.04),0 8px 24px rgba(20,16,8,.06);
	--f-body:"Montserrat",system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;
	--f-display:"Cormorant Garamond",Georgia,"Times New Roman",serif;
	--f-brand:"Cinzel","Cormorant Garamond",Georgia,serif;
	--wrap:1240px;--gut:16px;--hh:72px;
}
*,*:before,*:after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;scroll-padding-top:calc(var(--hh) + 12px)}
body{margin:0;font-family:var(--f-body);font-size:15px;line-height:1.6;color:var(--ink);background:var(--ivory);-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;height:auto;display:block}
a{color:inherit;text-decoration-color:rgba(138,106,34,.4);text-underline-offset:3px}
a:hover{color:var(--gold-d)}
h1,h2,h3{line-height:1.15;margin:0 0 .5em;font-weight:600}
p{margin:0 0 1em}
button,input,select,textarea{font:inherit;color:inherit}
:focus-visible{outline:2px solid var(--gold);outline-offset:2px}
.sr{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.skip{position:absolute;left:-999px;top:8px;z-index:200;background:var(--black);color:#fff;padding:10px 14px;border-radius:8px}
.skip:focus{left:8px}
.wrap{width:100%;max-width:var(--wrap);margin:0 auto;padding:0 var(--gut)}
.wrap-narrow{max-width:820px}
.center{text-align:center}
.muted{color:var(--muted)}
.small{font-size:13px}
.ic{width:20px;height:20px;flex:0 0 auto;vertical-align:-4px}
[hidden]{display:none!important}

/* ---------- Buttons ---------- */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;min-height:46px;padding:0 20px;border-radius:999px;border:1px solid transparent;font-weight:600;font-size:14px;letter-spacing:.01em;text-decoration:none;cursor:pointer;transition:background .15s,color .15s,border-color .15s,transform .1s;white-space:nowrap}
.btn:active{transform:translateY(1px)}
.btn-sm{min-height:38px;padding:0 15px;font-size:13px}
.btn-block{display:flex;width:100%}
.btn-gold{background:var(--gold);color:var(--black)}
.btn-gold:hover{background:var(--gold-l);color:var(--black)}
.btn-dark{background:var(--black);color:var(--gold-l)}
.btn-dark:hover{background:#2a2a2e;color:#fff}
.btn-outline{background:transparent;border-color:var(--ink);color:var(--ink)}
.btn-outline:hover{background:var(--ink);color:#fff}
.btn-light{background:rgba(255,255,255,.94);color:var(--ink);border-color:var(--line)}
.btn-light:hover{background:#fff;color:var(--ink)}
.btn-wa{background:var(--wa);color:#fff}
.btn-wa:hover{background:#1ebe5b;color:#fff}
.btn-link{display:inline-flex;align-items:center;gap:6px;font-weight:600;font-size:13px;letter-spacing:.06em;text-transform:uppercase;text-decoration:none;color:var(--gold-d)}
.btn-link .ic{width:16px;height:16px;transition:transform .15s}
.btn-link:hover .ic{transform:translateX(3px)}
.btn-link-light{color:var(--gold-l)}
.icon-btn{display:inline-flex;align-items:center;justify-content:center;width:42px;height:42px;border-radius:50%;border:1px solid var(--line);background:#fff;cursor:pointer;color:var(--ink);text-decoration:none;position:relative}
.icon-btn:hover{border-color:var(--gold)}
.cbtns{display:grid;grid-template-columns:1fr 1fr;gap:8px}
.cbtns .btn{width:100%}
.cbtns-light .btn-outline{border-color:rgba(255,255,255,.5);color:#fff}
.cbtns-light .btn-outline:hover{background:#fff;color:var(--black)}

/* ---------- Badges ---------- */
.badge{display:inline-block;font-size:10.5px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;padding:5px 9px;border-radius:6px;background:#fff;color:var(--ink);line-height:1}
.badge-deal{background:var(--black);color:var(--gold-l)}
.badge-featured{background:var(--gold);color:var(--black)}
.badge-new{background:#fff;color:var(--ink)}
.badge-opportunity{background:#f6e7c2;color:#5e4510}
.badge-exclusive{background:var(--char);color:#fff}
.badge-reduced{background:#b42318;color:#fff}
.badge-closed{background:#6b6b70;color:#fff}

/* ---------- Header ---------- */
.site-header{position:sticky;top:0;z-index:50;background:rgba(244,239,230,.92);backdrop-filter:saturate(1.4) blur(10px);-webkit-backdrop-filter:saturate(1.4) blur(10px);border-bottom:1px solid transparent;transition:border-color .2s,background .2s}
.site-header.is-scrolled{border-bottom-color:var(--line);background:rgba(244,239,230,.97)}
.header-in{display:flex;align-items:center;gap:20px;height:var(--hh)}
.brand{display:flex;align-items:center;gap:10px;text-decoration:none;color:var(--black);flex:0 0 auto}
.logo-icon{width:34px;height:34px}
.brand-text{display:flex;flex-direction:column;line-height:1}
.brand-name{font-family:var(--f-brand);font-size:24px;letter-spacing:.22em;font-weight:500;color:var(--black)}
.brand-tag{font-size:8px;letter-spacing:.24em;text-transform:uppercase;color:var(--muted);margin-top:4px}
.brand-light .brand-name{color:var(--gold-l)}
.brand-light .brand-tag{color:#a9a39a}
.main-nav{display:none;flex:1}
.main-nav ul{display:flex;gap:4px;list-style:none;margin:0;padding:0;justify-content:center}
.main-nav a{display:block;padding:8px 11px;border-radius:999px;text-decoration:none;font-weight:500;font-size:13.5px;color:#2a2a2e;white-space:nowrap}
.main-nav a:hover{background:rgba(201,162,74,.14);color:var(--black)}
.main-nav a[aria-current]{background:var(--black);color:var(--gold-l)}
.header-tools{display:flex;align-items:center;gap:8px;margin-left:auto}
.lang{display:flex;gap:2px;font-size:12px;font-weight:600;letter-spacing:.06em}
.lang a{padding:6px 7px;border-radius:6px;text-decoration:none;color:var(--muted)}
.lang a.is-on{color:var(--black);background:#fff;box-shadow:inset 0 0 0 1px var(--line)}
.lang-desktop,.header-phone,.header-cta{display:none}
.header-phone{align-items:center;gap:6px;font-weight:600;font-size:14px;text-decoration:none;white-space:nowrap}
.header-phone .ic{color:var(--gold-d)}
.fav-link{width:40px;height:40px}
.fav-count{position:absolute;top:-3px;right:-3px;min-width:18px;height:18px;border-radius:9px;background:var(--gold);color:var(--black);font-size:10px;font-weight:700;display:flex;align-items:center;justify-content:center;padding:0 4px}
.burger{width:40px;height:40px}
.drawer{position:fixed;inset:0;z-index:100;background:rgba(11,11,12,.5)}
.drawer-in{position:absolute;right:0;top:0;bottom:0;width:min(380px,92vw);background:var(--ivory);padding:16px 20px 28px;overflow-y:auto;display:flex;flex-direction:column;gap:16px;animation:slidein .2s ease-out}
@keyframes slidein{from{transform:translateX(30px);opacity:0}}
.drawer-head{display:flex;justify-content:space-between;align-items:center}
.drawer-nav{list-style:none;margin:0;padding:0}
.drawer-nav a{display:block;padding:13px 2px;border-bottom:1px solid var(--line);text-decoration:none;font-size:17px;font-weight:500}
.drawer-meta{font-size:13px;color:var(--muted)}
@media (min-width:1100px){
	.main-nav{display:block}
	.burger{display:none}
	.lang-desktop{display:flex}
	.header-cta{display:inline-flex}
}
@media (min-width:1440px){.header-phone{display:inline-flex}}
@media (min-width:1100px) and (max-width:1250px){.brand-tag{display:none}.main-nav a{padding:8px 8px}}

/* ---------- Sections ---------- */
.section{padding:56px 0}
.section-tight{padding:28px 0}
.section-top0{padding-top:8px}
.section-ivory{background:var(--ivory-2)}
.sec-head{display:flex;justify-content:space-between;align-items:flex-end;gap:16px;margin-bottom:22px;flex-wrap:wrap}
.sec-title{font-family:var(--f-display);font-size:clamp(30px,4.2vw,44px);font-weight:600;letter-spacing:-.01em;margin:0}
.sec-sub{color:var(--muted);margin:6px 0 0}
.kicker{font-size:11px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-d);margin:0 0 12px;display:flex;gap:8px;align-items:center;flex-wrap:wrap}
.page-head{padding:22px 0 18px}
.page-title{font-family:var(--f-display);font-size:clamp(34px,5vw,54px);font-weight:600;margin:6px 0 8px;letter-spacing:-.01em}
.page-lead{font-size:17px;color:var(--muted);max-width:640px}
.page-head-dark{background:var(--black);color:#fff;padding-bottom:40px}
.page-head-dark .page-lead{color:#c9c4ba}
.page-head-dark .crumbs a,.page-head-dark .crumbs span{color:#a9a39a}
.crumbs ol{list-style:none;display:flex;flex-wrap:wrap;gap:6px;margin:0;padding:0;font-size:12.5px;color:var(--muted)}
.crumbs li+li:before{content:"/";margin-right:6px;opacity:.5}
.crumbs a{text-decoration:none}
.empty{background:#fff;border:1px dashed var(--line);border-radius:var(--r);padding:32px 22px;text-align:center;max-width:680px;margin:0 auto}
.empty .cbtns{max-width:360px;margin:16px auto 0}

/* ---------- Hero ---------- */
.hero{padding:12px 0 8px}
.hero-panel{position:relative;background:var(--panel);background-image:radial-gradient(120% 90% at 100% 0%,#2b2415 0%,rgba(22,22,24,0) 55%);color:#fff;border-radius:22px;padding:34px 22px 22px;overflow:hidden;display:grid;gap:22px}
.hero-skyline{position:absolute;right:-40px;bottom:0;width:min(640px,90%);height:auto;color:rgba(201,162,74,.22);pointer-events:none}
.hero-copy{position:relative;max-width:640px}
.hero .kicker{color:var(--gold)}
.hero-title{font-family:var(--f-display);font-weight:600;font-size:clamp(40px,7.2vw,76px);line-height:1.02;margin:0 0 14px;letter-spacing:-.015em}
.hero-sub{color:#cfc9bd;font-size:16px;max-width:520px;margin:0}
.hero-side{position:relative;display:grid;gap:8px;align-content:start}
.hero-pill{display:flex;justify-content:space-between;align-items:center;gap:12px;background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.08);border-radius:12px;padding:12px 16px;text-decoration:none;color:#fff;transition:border-color .15s,background .15s}
.hero-pill:hover{border-color:var(--gold);background:rgba(255,255,255,.09);color:#fff}
.hero-pill span{font-size:10.5px;text-transform:uppercase;letter-spacing:.14em;color:var(--gold);font-weight:600}
.hero-pill strong{font-weight:600;font-size:14px}
.hero-search{position:relative;order:2}
.hero-side{order:3}
.hero-copy{order:1}
@media (min-width:900px){.hero-side,.hero-search,.hero-copy{order:0}}
@media (min-width:900px){
	.hero-panel{grid-template-columns:1fr 300px;padding:56px 48px 36px;column-gap:48px}
	.hero-search{grid-column:1/-1}
}

/* ---------- Search ---------- */
.search{background:#fff;color:var(--ink);border-radius:var(--r);padding:12px;box-shadow:var(--shadow)}
.search-deal{display:inline-flex;background:var(--ivory);border-radius:999px;padding:4px;margin-bottom:10px;gap:2px}
.search-deal label{position:relative}
.search-deal input{position:absolute;opacity:0;inset:0}
.search-deal span{display:block;padding:8px 14px;border-radius:999px;font-size:13px;font-weight:600;cursor:pointer;color:var(--muted)}
.search-deal input:checked+span{background:var(--black);color:var(--gold-l)}
.search-deal input:focus-visible+span{outline:2px solid var(--gold)}
.search-fields{display:grid;grid-template-columns:1fr 1fr;gap:8px}
.sf{display:flex;flex-direction:column;gap:4px;min-width:0}
.sf label,.sf-label{font-size:10.5px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.sf select,.sf input,.lf input,.lf select,.lf textarea{width:100%;min-height:46px;border:1px solid var(--line);border-radius:var(--r-sm);background:#fcfbf8;padding:0 12px;font-size:15px}
.sf select{appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%235f5f66' stroke-width='1.6' fill='none'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 12px center;padding-right:32px}
.sf select:focus,.sf input:focus,.lf input:focus,.lf select:focus,.lf textarea:focus{outline:none;border-color:var(--gold);box-shadow:0 0 0 3px rgba(201,162,74,.2)}
.sf-2{display:grid;grid-template-columns:1fr 1fr;gap:6px}
.search-go{grid-column:1/-1;align-self:end;border-radius:var(--r-sm)}
.search-hero .search-fields{grid-template-columns:1fr 1fr}
@media (min-width:900px){
	.search{padding:14px 16px 16px}
	.search-hero .search-fields{grid-template-columns:1.1fr 1.4fr 1fr .8fr auto}
	.search-go{grid-column:auto;min-width:140px}
}
.search-full .search-fields{grid-template-columns:1fr}
.sf-more{grid-column:1/-1;border-top:1px solid var(--line);padding-top:10px}
.sf-more summary{cursor:pointer;font-weight:600;font-size:13px;display:inline-flex;gap:6px;align-items:center;list-style:none}
.sf-more summary::-webkit-details-marker{display:none}
.sf-more-grid{display:grid;gap:10px;margin-top:12px}
.sf-feats{grid-column:1/-1}
.chips{display:flex;flex-wrap:wrap;gap:6px}
.chip input{position:absolute;opacity:0}
.chip span{display:inline-block;padding:7px 12px;border:1px solid var(--line);border-radius:999px;font-size:13px;cursor:pointer;background:#fff}
.chip input:checked+span{background:var(--black);color:var(--gold-l);border-color:var(--black)}
.chip input:focus-visible+span{outline:2px solid var(--gold)}
.sf-actions{display:flex;gap:14px;align-items:center;grid-column:1/-1}
.sf-actions .btn{flex:1}
.btn-link{background:none;border:0;cursor:pointer}
@media (min-width:700px){
	.search-full .search-fields{grid-template-columns:1fr 1.3fr 1.4fr .8fr}
	.sf-more-grid{grid-template-columns:1.2fr 1.2fr .8fr 1fr}
	.sf-actions .btn{flex:0 0 auto;min-width:180px}
}

/* ---------- Cards ---------- */
.cards{display:grid;gap:18px}
@media (min-width:640px){.cards-3{grid-template-columns:1fr 1fr}}
@media (min-width:1000px){.cards-3{grid-template-columns:repeat(3,1fr)}}
.pcard{position:relative;background:#fff;border-radius:var(--r);overflow:hidden;box-shadow:var(--shadow);display:flex;flex-direction:column;transition:transform .2s,box-shadow .2s}
.pcard:hover{transform:translateY(-3px);box-shadow:0 2px 4px rgba(20,16,8,.05),0 16px 36px rgba(20,16,8,.1)}
.pcard-media{position:relative;display:block;aspect-ratio:4/3;background:var(--ivory-2);overflow:hidden;margin:8px 8px 0;border-radius:12px}
.pcard-img{width:100%;height:100%;object-fit:cover;transition:transform .5s}
.pcard:hover .pcard-img{transform:scale(1.04)}
.pcard-noimg{display:flex;height:100%;align-items:center;justify-content:center;color:var(--muted)}
.pcard-noimg .ic{width:36px;height:36px}
.pcard-badges{position:absolute;left:10px;top:10px;display:flex;gap:5px;flex-wrap:wrap;max-width:75%}
.pcard-count{position:absolute;right:10px;bottom:10px;display:inline-flex;gap:4px;align-items:center;background:rgba(11,11,12,.7);color:#fff;font-size:12px;padding:4px 8px;border-radius:6px}
.pcard-count .ic{width:14px;height:14px}
.pcard-ribbon{position:absolute;left:0;right:0;bottom:0;background:rgba(11,11,12,.82);color:var(--gold-l);text-align:center;font-size:12px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;padding:7px}
.pcard.is-closed .pcard-img{filter:grayscale(.6)}
.fav-btn{position:absolute;right:18px;top:18px;width:38px;height:38px;border-radius:50%;border:0;background:rgba(255,255,255,.92);display:flex;align-items:center;justify-content:center;cursor:pointer;color:var(--ink);transition:transform .15s}
.fav-btn:hover{transform:scale(1.08)}
.fav-btn[aria-pressed=true]{color:#c0352b}
.fav-btn[aria-pressed=true] .ic{fill:currentColor}
.fav-inline{position:static}
.pcard-body{padding:14px 16px 14px;display:flex;flex-direction:column;flex:1}
.pcard-row{display:flex;justify-content:space-between;gap:10px;align-items:baseline}
.pcard-title{font-size:16px;font-weight:600;margin:0;min-width:0;overflow:hidden;text-overflow:ellipsis;white-space:nowrap}
.pcard-title a{text-decoration:none}
.pcard-title a:after{content:"";position:absolute;inset:0;z-index:1}
.fav-btn{z-index:2}
.pcard-price{font-weight:700;font-size:15px;white-space:nowrap;color:var(--black)}
.pcard-sub{font-size:13px;color:var(--muted);margin:3px 0 10px;display:-webkit-box;-webkit-line-clamp:1;-webkit-box-orient:vertical;overflow:hidden}
.pcard-specs{display:flex;flex-wrap:wrap;gap:6px 14px;list-style:none;margin:0 0 12px;padding:0;font-size:13px;color:#3a3a40}
.pcard-specs li{display:inline-flex;gap:5px;align-items:center}
.pcard-specs .ic{width:16px;height:16px;color:var(--gold-d)}
.pcard-foot{margin-top:auto;display:flex;justify-content:space-between;align-items:center;border-top:1px solid #efe9de;padding-top:10px;font-size:12px}
.pcard-ref{color:var(--muted);letter-spacing:.06em}
.pcard-link{display:inline-flex;align-items:center;gap:4px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;font-size:11px;text-decoration:none;color:var(--gold-d)}
.pcard-link .ic{width:14px;height:14px}

/* ---------- Home blocks ---------- */
.duo{display:grid;gap:16px}
@media (min-width:900px){.duo{grid-template-columns:1fr 1fr}}
.duo-dark,.duo-light{border-radius:var(--r);padding:28px 26px}
.duo-dark{background:var(--panel);color:#fff;background-image:radial-gradient(90% 120% at 0% 100%,#2b2415 0%,rgba(22,22,24,0) 60%)}
.duo-dark h2{font-family:var(--f-display);font-size:34px;font-weight:600}
.duo-dark p{color:#cfc9bd}
.duo-dark .kicker{color:var(--gold)}
.duo-light{background:#fff;box-shadow:var(--shadow)}
.duo-light h2{font-family:var(--f-display);font-size:30px}
.browse{display:grid;grid-template-columns:1fr 1fr;gap:8px}
.browse-tile{display:flex;align-items:center;gap:10px;padding:12px 14px;border-radius:12px;background:var(--ivory);text-decoration:none;font-weight:600;font-size:13.5px;transition:background .15s}
.browse-tile:hover{background:#f6e7c2;color:var(--black)}
.browse-tile .ic{color:var(--gold-d)}
.zones{display:grid;grid-template-columns:1fr 1fr;gap:10px}
@media (min-width:800px){.zones{grid-template-columns:repeat(4,1fr)}}
.zone{position:relative;display:flex;flex-direction:column;justify-content:flex-end;min-height:120px;padding:16px;border-radius:var(--r);text-decoration:none;background:#fff;box-shadow:var(--shadow);overflow:hidden;transition:transform .15s}
.zone:hover{transform:translateY(-2px);color:var(--ink)}
.zone:before{content:"";position:absolute;right:-24px;top:-24px;width:96px;height:96px;border-radius:50%;border:1px solid rgba(201,162,74,.35)}
.zone-1,.zone-6{background:var(--panel);color:#fff}
.zone-1:hover,.zone-6:hover{color:#fff}
.zone-name{font-family:var(--f-display);font-size:24px;font-weight:600;line-height:1.1}
.zone-count{font-size:12px;color:var(--muted)}
.zone-1 .zone-count,.zone-6 .zone-count{color:#a9a39a}
.zone .ic{position:absolute;right:14px;bottom:16px;width:18px;color:var(--gold)}
.services{display:grid;gap:14px;margin:26px 0}
@media (min-width:700px){.services{grid-template-columns:1fr 1fr}}
@media (min-width:1050px){.services{grid-template-columns:repeat(4,1fr)}}
.service{background:#fff;border-radius:var(--r);padding:24px 22px;box-shadow:var(--shadow)}
.service-ic{display:inline-flex;width:48px;height:48px;border-radius:12px;background:var(--black);color:var(--gold-l);align-items:center;justify-content:center;margin-bottom:14px}
.service-ic .ic{width:24px;height:24px}
.service h3{font-family:var(--f-display);font-size:26px;margin-bottom:6px}
.service p{color:var(--muted);margin:0;font-size:14px}
.why{display:grid;gap:22px}
@media (min-width:900px){.why{grid-template-columns:260px 1fr;align-items:start}}
.why-grid{display:grid;gap:14px}
@media (min-width:700px){.why-grid{grid-template-columns:repeat(3,1fr)}}
.why-item{border-top:1px solid var(--gold);padding-top:14px}
.why-item .ic{width:26px;height:26px;color:var(--gold-d);margin-bottom:8px}
.why-item h3{font-size:16px;margin-bottom:4px}
.why-item p{color:var(--muted);font-size:14px;margin:0}
.cta-band{display:grid;gap:18px;align-items:center;background:var(--black);color:#fff;border-radius:22px;padding:30px 24px;background-image:radial-gradient(100% 140% at 100% 0%,#2b2415 0%,rgba(11,11,12,0) 55%)}
.cta-band h2{font-family:var(--f-display);font-size:clamp(28px,3.6vw,40px);margin-bottom:6px}
.cta-band p{color:#cfc9bd;margin:0}
.cta-band-btns{display:grid;gap:8px}
.cta-band-sm{margin-top:32px}
@media (min-width:900px){.cta-band{grid-template-columns:1fr 380px;padding:40px 44px}}

/* ---------- Archive ---------- */
.archive{padding-bottom:56px}
.archive-filters{margin-bottom:14px}
.filters-toggle{width:100%;border-radius:var(--r-sm)}
.filters-panel{display:none;margin-top:10px}
.archive-filters.is-open .filters-panel{display:block}
@media (min-width:700px){.filters-toggle{display:none}.filters-panel{display:block;margin:0}}
.archive-bar{display:flex;justify-content:space-between;align-items:center;gap:10px;flex-wrap:wrap;margin:18px 0 14px}
.archive-count{margin:0;font-weight:600}
.archive-tools{display:flex;gap:8px;align-items:center}
.sort select{min-height:40px;border:1px solid var(--line);border-radius:999px;background:#fff;padding:0 30px 0 14px;appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%235f5f66' stroke-width='1.6' fill='none'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 12px center;font-size:13px}
.view-toggle{display:inline-flex;background:#fff;border:1px solid var(--line);border-radius:999px;padding:3px}
.view-toggle a{display:inline-flex;gap:6px;align-items:center;padding:6px 12px;border-radius:999px;text-decoration:none;font-size:13px;font-weight:600;color:var(--muted)}
.view-toggle a.is-on{background:var(--black);color:var(--gold-l)}
.view-toggle .ic{width:16px;height:16px}
@media (max-width:480px){.view-toggle span{display:none}}
.pager{display:flex;justify-content:center;gap:6px;margin:30px 0 0;flex-wrap:wrap}
.pager .page-numbers{display:inline-flex;min-width:42px;height:42px;align-items:center;justify-content:center;border-radius:50%;background:#fff;border:1px solid var(--line);text-decoration:none;font-weight:600}
.pager .current{background:var(--black);color:var(--gold-l);border-color:var(--black)}
.archive-map-wrap{display:grid;gap:14px}
.archive-map{height:56vh;min-height:360px;border-radius:var(--r);overflow:hidden;background:var(--ivory-2);z-index:1}
.cards-list{display:grid;gap:12px}
@media (min-width:640px){.cards-list{grid-template-columns:1fr 1fr}}
@media (min-width:1000px){
	.archive-map-wrap{grid-template-columns:1fr 440px;align-items:start}
	.archive-map{position:sticky;top:calc(var(--hh) + 12px);height:calc(100vh - var(--hh) - 40px)}
	.cards-list{grid-template-columns:1fr;max-height:none}
}
.pcard.is-hl{box-shadow:0 0 0 2px var(--gold),var(--shadow)}
.map-pin{background:var(--black);color:var(--gold-l);font-weight:700;font-size:12px;padding:5px 9px;border-radius:999px;white-space:nowrap;box-shadow:0 2px 6px rgba(0,0,0,.3);border:1px solid var(--gold);transform:translate(-50%,-100%);display:inline-block}
.leaflet-div-icon{background:none;border:0}
.leaflet-popup-content{margin:10px 12px;font-family:var(--f-body)}
.map-pop{display:flex;gap:10px;align-items:center;text-decoration:none;color:var(--ink);min-width:220px}
.map-pop img{width:72px;height:56px;object-fit:cover;border-radius:6px}
.map-pop strong{display:block}

/* ---------- Single property ---------- */
.prop{padding:12px 0 0}
.prop-head{display:grid;gap:12px;margin:14px 0 16px}
@media (min-width:900px){.prop-head{grid-template-columns:1fr auto;align-items:end}}
.prop-title{font-family:var(--f-display);font-size:clamp(30px,4.6vw,48px);font-weight:600;margin:0 0 6px;letter-spacing:-.01em}
.prop-loc{display:flex;gap:6px;align-items:center;color:var(--muted);margin:0}
.prop-loc .ic{color:var(--gold-d)}
.prop-head-r{display:flex;flex-direction:column;gap:2px}
@media (min-width:900px){.prop-head-r{align-items:flex-end;text-align:right}}
.prop-old{color:var(--muted);font-size:14px}
.prop-price{font-size:clamp(26px,3.4vw,34px);font-weight:700;margin:0;letter-spacing:-.01em}
.prop-neg{font-size:12px;color:var(--gold-d);font-weight:600;margin:0}
.prop-actions{display:flex;gap:8px;margin-top:8px}
.gallery{position:relative;display:grid;gap:6px;border-radius:var(--r);overflow:hidden}
.gallery .g-item{padding:0;border:0;cursor:zoom-in;background:var(--ivory-2);display:block;overflow:hidden}
.gallery img{width:100%;height:100%;object-fit:cover;transition:transform .4s}
.gallery .g-item:hover img{transform:scale(1.03)}
.gallery .g-0{aspect-ratio:4/3}
.gallery .g-1,.gallery .g-2,.gallery .g-3,.gallery .g-4{display:none}
.g-all{position:absolute;right:12px;bottom:12px}
.gallery-empty{aspect-ratio:16/7;display:flex;align-items:center;justify-content:center;background:var(--ivory-2);color:var(--muted)}
@media (min-width:800px){
	.gallery-5,.gallery-4,.gallery-3{grid-template-columns:2fr 1fr 1fr;grid-template-rows:1fr 1fr;height:min(540px,58vw)}
	.gallery-5 .g-0,.gallery-4 .g-0,.gallery-3 .g-0{grid-row:1/3;aspect-ratio:auto}
	.gallery-5 .g-1,.gallery-5 .g-2,.gallery-5 .g-3,.gallery-5 .g-4,.gallery-4 .g-1,.gallery-4 .g-2,.gallery-4 .g-3,.gallery-3 .g-1,.gallery-3 .g-2{display:block}
	.gallery-4 .g-3{grid-column:2/4}
	.gallery-3{grid-template-columns:2fr 1fr}
	.gallery-2{grid-template-columns:2fr 1fr;height:min(480px,50vw)}
	.gallery-2 .g-1{display:block}
	.gallery-2 .g-0{aspect-ratio:auto}
}
.prop-grid{display:grid;gap:24px;margin:24px 0 48px}
@media (min-width:1000px){.prop-grid{grid-template-columns:minmax(0,1fr) 380px;gap:40px}}
.facts{display:grid;grid-template-columns:repeat(2,1fr);gap:0;background:#fff;border-radius:var(--r);overflow:hidden;list-style:none;margin:0 0 8px;padding:0;border:1px solid var(--line)}
@media (min-width:600px){.facts{grid-template-columns:repeat(3,1fr)}}
.facts li{background:#fff;box-shadow:1px 0 0 var(--line),0 1px 0 var(--line);padding:14px 16px;display:grid;grid-template-columns:auto 1fr;column-gap:10px}
.facts .ic{grid-row:1/3;width:24px;height:24px;color:var(--gold-d);margin-top:2px}
.facts span{font-size:11px;text-transform:uppercase;letter-spacing:.08em;color:var(--muted)}
.facts strong{font-size:16px}
.prop-sec{padding:26px 0;border-bottom:1px solid var(--line)}
.prop-sec h2{font-family:var(--f-display);font-size:30px;margin-bottom:14px}
.prose{font-size:16px;line-height:1.75}
.prose h2{font-family:var(--f-display);font-size:30px;margin:1.4em 0 .4em}
.prose ul{padding-left:1.2em}
.prose li{margin:.3em 0}
.prose .lead{font-size:19px;color:#2a2a2e}
.page-prose{background:#fff;border-radius:var(--r);padding:28px 24px;box-shadow:var(--shadow)}
@media (min-width:700px){.page-prose{padding:40px 48px}}
.details{display:grid;grid-template-columns:1fr;margin:0;gap:0}
@media (min-width:600px){.details{grid-template-columns:1fr 1fr;column-gap:28px}}
.details div{display:flex;justify-content:space-between;gap:12px;padding:10px 0;border-bottom:1px dashed var(--line)}
.details dt{color:var(--muted)}
.details dd{margin:0;font-weight:600;text-align:right}
.feats{display:grid;grid-template-columns:1fr 1fr;gap:10px;list-style:none;padding:0;margin:0}
@media (min-width:700px){.feats{grid-template-columns:repeat(3,1fr)}}
.feats li{display:flex;gap:8px;align-items:center}
.feats .ic{color:var(--gold-d)}
.embed{position:relative;aspect-ratio:16/9;border-radius:var(--r);overflow:hidden;background:#000}
.embed iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.plans{display:grid;grid-template-columns:repeat(auto-fill,minmax(220px,1fr));gap:10px}
.plans img{border-radius:var(--r-sm);background:#fff}
.map{position:relative;height:360px;border-radius:var(--r);overflow:hidden;background:var(--ivory-2) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='40' height='40'%3E%3Cpath d='M0 20h40M20 0v40' stroke='%23d9d1c1' stroke-width='1'/%3E%3C/svg%3E");display:flex;align-items:center;justify-content:center;z-index:1}
.map.is-loaded{display:block}
.prop-side{position:relative}
.contact-card{background:#fff;border-radius:var(--r);padding:22px 20px;box-shadow:var(--shadow);border-top:3px solid var(--gold)}
@media (min-width:1000px){.contact-card{position:sticky;top:calc(var(--hh) + 16px)}}
.agent-mini{display:flex;gap:12px;align-items:center;margin-bottom:14px}
.agent-ava{width:48px;height:48px;border-radius:50%;background:var(--black);color:var(--gold-l);display:flex;align-items:center;justify-content:center;font-family:var(--f-brand);font-size:20px;overflow:hidden;flex:0 0 auto}
.agent-ava img{width:100%;height:100%;object-fit:cover}
.agent-mini small{display:block;color:var(--muted)}
.or{display:flex;align-items:center;gap:10px;margin:16px 0 12px;font-size:11px;text-transform:uppercase;letter-spacing:.14em;color:var(--muted)}
.or:before,.or:after{content:"";flex:1;height:1px;background:var(--line)}
.sticky-bar{position:fixed;left:0;right:0;bottom:0;z-index:40;display:grid;grid-template-columns:1fr 1.3fr 1fr;gap:6px;padding:8px 10px calc(8px + env(safe-area-inset-bottom));background:rgba(255,255,255,.97);border-top:1px solid var(--line);box-shadow:0 -6px 20px rgba(0,0,0,.06)}
.sb-btn{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:2px;min-height:50px;border-radius:12px;text-decoration:none;font-size:12px;font-weight:600;background:var(--ivory);color:var(--ink)}
.sb-wa{background:var(--wa);color:#fff}
.sb-wa:hover{color:#fff}
@media (min-width:1000px){.sticky-bar{display:none}}
body.single-asset_property{padding-bottom:70px}
body.single-asset_property .cookie{bottom:calc(80px + env(safe-area-inset-bottom))}
@media (min-width:1000px){body.single-asset_property .cookie{bottom:12px}}
@media (min-width:1000px){body.single-asset_property{padding-bottom:0}}

/* ---------- Forms ---------- */
.lead-form{display:grid;gap:12px}
.lf-grid{display:grid;grid-template-columns:1fr 1fr;gap:10px}
.lf{display:flex;flex-direction:column;gap:4px;grid-column:1/-1}
@media (min-width:480px){.lf{grid-column:auto}.lf-wide{grid-column:1/-1}}
.lf label,.lf-label{font-size:12px;font-weight:600;color:#3a3a40}
.lf textarea{min-height:110px;padding:10px 12px;resize:vertical;line-height:1.5}
.contact-card .lf-grid{grid-template-columns:1fr}
.contact-card .lf{grid-column:1/-1}
.lf-consent{display:flex;gap:8px;align-items:flex-start;font-size:12px;color:var(--muted);line-height:1.5}
.lf-consent input{margin-top:3px;width:16px;height:16px;flex:0 0 auto;accent-color:var(--black)}
.lf-msg{margin:0;font-size:14px;font-weight:600}
.lf-msg.is-ok{color:#166534;background:#e8f5ec;padding:12px 14px;border-radius:var(--r-sm)}
.lf-msg.is-err{color:#b42318}
.hp{position:absolute!important;left:-9999px;width:1px;height:1px;overflow:hidden}
.seg{display:flex;background:var(--ivory);border-radius:var(--r-sm);padding:4px}
.seg label{flex:1;position:relative}
.seg input{position:absolute;opacity:0}
.seg span{display:block;text-align:center;padding:9px;border-radius:8px;font-weight:600;font-size:14px;cursor:pointer}
.seg input:checked+span{background:var(--black);color:var(--gold-l)}
.lf-upload{display:flex!important;align-items:center;gap:10px;justify-content:center;border:1px dashed var(--gold);border-radius:var(--r-sm);padding:16px;cursor:pointer;background:#fffaf0;font-size:14px!important}
.lf-upload input{position:absolute;opacity:0;width:1px;height:1px}
.lf-files{font-size:12px;color:var(--muted)}
.contact-grid{display:grid;gap:20px}
@media (min-width:900px){.contact-grid{grid-template-columns:1fr 1fr;gap:32px;align-items:start}}
.contact-form-card{background:#fff;border-radius:var(--r);padding:24px 20px;box-shadow:var(--shadow)}
.contact-form-card h2{font-family:var(--f-display);font-size:30px}
.contact-info{display:grid;gap:16px;align-content:start}
.info-list{list-style:none;margin:0;padding:0;display:grid;gap:10px}
.info-list li{display:flex;gap:12px;align-items:flex-start;background:#fff;border-radius:var(--r-sm);padding:14px 16px;box-shadow:var(--shadow)}
.info-list .ic{color:var(--gold-d);margin-top:2px}
.info-list small{display:block;font-size:11px;text-transform:uppercase;letter-spacing:.1em;color:var(--muted)}
.info-list a{font-weight:600;text-decoration:none}
.steps{list-style:none;display:grid;gap:10px;padding:0;margin:20px 0 0}
@media (min-width:800px){.steps{grid-template-columns:repeat(3,1fr)}}
.steps li{display:flex;gap:12px;align-items:center;background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.1);border-radius:12px;padding:12px 14px}
.steps span{display:flex;width:30px;height:30px;border-radius:50%;background:var(--gold);color:var(--black);align-items:center;justify-content:center;font-weight:700;flex:0 0 auto}

/* ---------- Agents ---------- */
.agents{display:grid;gap:16px;grid-template-columns:repeat(auto-fill,minmax(230px,1fr))}
.agent{background:#fff;border-radius:var(--r);padding:22px;text-align:center;box-shadow:var(--shadow)}
.agent h2{font-size:18px;margin:12px 0 2px}
.agent h2 a{text-decoration:none}
.agent-photo{display:flex;width:120px;height:120px;margin:0 auto;border-radius:50%;overflow:hidden;background:var(--black);color:var(--gold-l);align-items:center;justify-content:center;font-family:var(--f-brand);font-size:40px}
.agent-photo img{width:100%;height:100%;object-fit:cover}
.agent-head{display:flex;gap:22px;align-items:center;flex-wrap:wrap}
.agent-photo-lg{margin:0;width:140px;height:140px}

/* ---------- Footer ---------- */
.site-footer{background:var(--black);color:#c9c4ba;margin-top:24px;padding:48px 0 calc(24px + env(safe-area-inset-bottom));font-size:14px}
.footer-grid{display:grid;gap:28px}
@media (min-width:800px){.footer-grid{grid-template-columns:1.4fr 1fr 1fr 1.3fr}}
.footer-brand p{margin-top:14px;max-width:340px}
.footer-h{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin:6px 0 14px;font-weight:600}
.site-footer ul{list-style:none;margin:0;padding:0;display:grid;gap:9px}
.site-footer a{color:#ece6da;text-decoration:none}
.site-footer a:hover{color:var(--gold-l)}
.footer-contact li a,.footer-contact li span{display:inline-flex;gap:8px;align-items:flex-start}
.footer-contact .ic{width:18px;height:18px;color:var(--gold);margin-top:2px}
.footer-social a{color:var(--gold-l)}
.footer-bottom{display:flex;flex-wrap:wrap;gap:12px 22px;justify-content:space-between;align-items:center;border-top:1px solid #26262a;margin-top:36px;padding-top:20px;font-size:12.5px;color:#8f8a80}
.footer-bottom a{color:#b7b1a6}
.lang-footer a{color:#8f8a80}
.lang-footer a.is-on{background:transparent;color:var(--gold-l);box-shadow:inset 0 0 0 1px #3a3a40}
body.single-asset_property .site-footer{padding-bottom:calc(90px + env(safe-area-inset-bottom))}
@media (min-width:1000px){body.single-asset_property .site-footer{padding-bottom:24px}}

/* ---------- Floating WhatsApp, cookie, lightbox ---------- */
.wa-float{position:fixed;right:16px;bottom:calc(16px + env(safe-area-inset-bottom));z-index:45;width:56px;height:56px;border-radius:50%;background:var(--wa);color:#fff;display:flex;align-items:center;justify-content:center;box-shadow:0 8px 24px rgba(37,211,102,.35);transition:transform .15s}
.wa-float:hover{transform:scale(1.06);color:#fff}
.wa-float .ic{width:30px;height:30px}
.cookie{position:fixed;left:12px;right:12px;bottom:calc(12px + env(safe-area-inset-bottom));z-index:60;background:var(--black);color:#e8e2d4;border-radius:14px;padding:16px 18px;box-shadow:0 12px 40px rgba(0,0,0,.3);display:grid;gap:12px;font-size:13px;max-width:560px}
.cookie p{margin:0}
.cookie a{color:var(--gold-l)}
.cookie-btns{display:flex;gap:8px;justify-content:flex-end}
.cookie .btn-outline{border-color:#55555c;color:#e8e2d4}
.lightbox{position:fixed;inset:0;z-index:120;background:rgba(8,8,9,.96);display:flex;align-items:center;justify-content:center}
.lb-fig{margin:0;max-width:94vw;max-height:86vh;display:flex;flex-direction:column;align-items:center;gap:10px}
.lb-fig img{max-width:94vw;max-height:80vh;object-fit:contain;border-radius:6px}
.lb-cap{color:#a9a39a;font-size:13px}
.lightbox .icon-btn{position:absolute;background:rgba(255,255,255,.1);border-color:transparent;color:#fff}
.lb-close{top:14px;right:14px}
.lb-prev{left:12px;top:50%;transform:translateY(-50%)}
.lb-next{right:12px;top:50%;transform:translateY(-50%)}
.notfound .logo-icon{width:72px;height:72px;margin:0 auto 10px}

/* ---------- Print ---------- */
@media print{
	.site-header,.site-footer,.sticky-bar,.wa-float,.cookie,.prop-side form,.prop-actions,.g-all,.map,.crumbs,.section-ivory{display:none!important}
	body{background:#fff}
	.gallery{height:auto!important;grid-template-columns:1fr 1fr!important}
	.gallery .g-item{display:block!important}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important;animation:none!important;scroll-behavior:auto!important}}

/* ==========================================================================
   v1.1 — Premium layer: photography, full-bleed heroes, editorial sections
   ========================================================================== */
.section{padding:72px 0}
@media (min-width:900px){.section{padding:96px 0}}
.section-tight{padding:32px 0}
.section-dark{background:var(--black);color:#ece6da}
.section-dark .sec-sub{color:#a9a39a}
.kline{display:inline-block;width:28px;height:1px;background:currentColor;opacity:.7}
.kicker-light{color:var(--gold-l)}
.sec-title{font-size:clamp(34px,4.6vw,56px);line-height:1.05}
.sec-head{margin-bottom:34px}

/* Reveal */
.js-reveal .reveal{opacity:0;transform:translateY(22px);transition:opacity .8s ease,transform .8s cubic-bezier(.2,.7,.2,1)}
.js-reveal .reveal.is-in{opacity:1;transform:none}

/* Transparent header over photo heroes */
body.has-hero .site-header:not(.is-scrolled){background:linear-gradient(180deg,rgba(11,11,12,.55),rgba(11,11,12,0));backdrop-filter:none;-webkit-backdrop-filter:none;border-bottom-color:transparent}
body.has-hero .site-header:not(.is-scrolled) .brand-name,body.has-hero .site-header:not(.is-scrolled) .main-nav a,body.has-hero .site-header:not(.is-scrolled) .header-phone{color:#fff}
body.has-hero .site-header:not(.is-scrolled) .brand-tag{color:rgba(255,255,255,.7)}
body.has-hero .site-header:not(.is-scrolled) .main-nav a:hover{background:rgba(255,255,255,.12)}
body.has-hero .site-header:not(.is-scrolled) .main-nav a[aria-current]{background:rgba(255,255,255,.14);color:var(--gold-l)}
body.has-hero .site-header:not(.is-scrolled) .lang a{color:rgba(255,255,255,.7)}
body.has-hero .site-header:not(.is-scrolled) .lang a.is-on{background:rgba(255,255,255,.14);color:#fff;box-shadow:none}
body.has-hero .site-header:not(.is-scrolled) .icon-btn{background:rgba(255,255,255,.1);border-color:rgba(255,255,255,.25);color:#fff}
body.has-hero .site-header{position:fixed;left:0;right:0}
body.has-hero #main{padding-top:0}

/* Home hero */
.xhero{position:relative;min-height:100svh;display:flex;align-items:flex-end;color:#fff;overflow:hidden;background:var(--black)}
.xhero-media,.xhero-media img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.xhero-media img{transform:scale(1.06);animation:kb 18s ease-out forwards}
@keyframes kb{to{transform:scale(1)}}
.xhero-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(11,11,12,.55) 0%,rgba(11,11,12,.15) 35%,rgba(11,11,12,.55) 70%,rgba(11,11,12,.92) 100%)}
.xhero-in{position:relative;padding-top:calc(var(--hh) + 40px);padding-bottom:32px;width:100%}
.xhero-copy{max-width:820px}
.xhero-title{font-family:var(--f-display);font-weight:500;font-size:clamp(48px,9vw,112px);line-height:.98;letter-spacing:-.02em;margin:0 0 18px}
.xhero-sub{font-size:clamp(16px,1.6vw,19px);color:rgba(255,255,255,.82);max-width:560px;margin:0 0 30px}
.xhero-search .search{background:rgba(255,255,255,.96);box-shadow:0 30px 60px rgba(0,0,0,.35)}
.xhero-stats{display:grid;grid-template-columns:repeat(2,1fr);gap:14px 20px;list-style:none;margin:28px 0 0;padding:22px 0 0;border-top:1px solid rgba(255,255,255,.18)}
@media (min-width:800px){.xhero-stats{grid-template-columns:repeat(4,1fr)}}
.xhero-stats strong{display:block;font-family:var(--f-display);font-size:38px;font-weight:500;color:var(--gold-l);line-height:1}
.xhero-stats span{font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:rgba(255,255,255,.7)}

/* Opportunities split */
.opp{display:grid;border-radius:24px;overflow:hidden;background:var(--black);color:#fff}
@media (min-width:900px){.opp{grid-template-columns:1.15fr 1fr;min-height:520px}}
.opp-media{position:relative;min-height:280px}
.opp-media img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.opp-copy{padding:40px 30px;display:flex;flex-direction:column;justify-content:center;background-image:radial-gradient(90% 120% at 100% 100%,#2b2415 0%,rgba(11,11,12,0) 60%)}
@media (min-width:900px){.opp-copy{padding:56px 56px}}
.opp-copy h2{font-family:var(--f-display);font-size:clamp(34px,4vw,52px);font-weight:500;line-height:1.05}
.opp-copy p{color:#cfc9bd;font-size:16px;margin-bottom:26px}
.opp-copy .btn{align-self:flex-start}

/* Type tiles */
.types{display:grid;grid-template-columns:repeat(2,1fr);gap:12px}
@media (min-width:900px){.types{grid-template-columns:repeat(4,1fr);grid-auto-rows:240px}.type-0{grid-column:span 2;grid-row:span 2}.type-3{grid-column:span 2}}
.type{position:relative;display:block;aspect-ratio:4/5;border-radius:18px;overflow:hidden;color:#fff;text-decoration:none;background:var(--char)}
@media (min-width:900px){.type{aspect-ratio:auto}}
.type img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .9s cubic-bezier(.2,.7,.2,1)}
.type:hover img{transform:scale(1.06)}
.type-shade,.zt-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(11,11,12,0) 40%,rgba(11,11,12,.85) 100%)}
.type-txt{position:absolute;left:18px;bottom:16px;right:56px}
.type-txt small{display:block;font-size:10.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-l)}
.type-txt strong{font-family:var(--f-display);font-weight:500;font-size:clamp(22px,2.4vw,32px);line-height:1.1}
.type-0 .type-txt strong{font-size:clamp(28px,3.4vw,46px)}
.type-arrow{position:absolute;right:16px;bottom:18px;width:36px;height:36px;border-radius:50%;border:1px solid rgba(255,255,255,.4);display:flex;align-items:center;justify-content:center;transition:background .2s,color .2s}
.type:hover .type-arrow{background:var(--gold);color:var(--black);border-color:var(--gold)}
.type-arrow .ic{width:16px;height:16px}

/* Zone mosaic */
.zgrid{display:grid;grid-template-columns:repeat(2,1fr);gap:10px}
@media (min-width:900px){.zgrid{grid-template-columns:repeat(4,1fr);grid-auto-rows:220px}.zt-1{grid-row:span 2}.zt-4{grid-column:span 2}}
.zt{position:relative;display:block;aspect-ratio:1;border-radius:16px;overflow:hidden;color:#fff;text-decoration:none}
@media (min-width:900px){.zt{aspect-ratio:auto}}
.zt img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;filter:saturate(.85);transition:transform .9s cubic-bezier(.2,.7,.2,1),filter .4s}
.zt:hover img{transform:scale(1.06);filter:saturate(1)}
.zt-txt{position:absolute;left:16px;bottom:14px;right:16px}
.zt-txt strong{display:block;font-family:var(--f-display);font-size:26px;font-weight:500;line-height:1.1}
.zt-txt small{font-size:12px;color:var(--gold-l);letter-spacing:.06em}
.zt:hover{color:#fff}

/* Service cards */
.svcards{display:grid;gap:16px}
@media (min-width:700px){.svcards{grid-template-columns:1fr 1fr}}
@media (min-width:1100px){.svcards{grid-template-columns:repeat(4,1fr)}}
.svcard{display:flex;flex-direction:column;background:#fff;border-radius:18px;overflow:hidden;text-decoration:none;box-shadow:var(--shadow);transition:transform .25s,box-shadow .25s}
.svcard:hover{transform:translateY(-4px);box-shadow:0 22px 48px rgba(20,16,8,.14);color:var(--ink)}
.svcard-media{display:block;aspect-ratio:4/3;overflow:hidden}
.svcard-media img{width:100%;height:100%;object-fit:cover;transition:transform .9s}
.svcard:hover .svcard-media img{transform:scale(1.05)}
.svcard-body{display:flex;flex-direction:column;gap:6px;padding:20px 22px 24px}
.svcard-n{font-family:var(--f-display);color:var(--gold-d);font-size:15px;letter-spacing:.1em}
.svcard-body strong{font-family:var(--f-display);font-size:28px;font-weight:500;line-height:1.1}
.svcard-body span:last-child{color:var(--muted);font-size:14px}

/* Quote band */
.quote-band{position:relative;min-height:520px;display:flex;align-items:center;color:#fff;overflow:hidden;background:var(--black)}
.quote-media,.quote-media img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.quote-shade{position:absolute;inset:0;background:rgba(11,11,12,.62)}
.quote-in{position:relative;text-align:center;max-width:980px;padding-top:80px;padding-bottom:80px}
.quote-in .logo-icon{width:46px;height:46px;margin:0 auto 22px}
.quote-band blockquote{margin:0 0 20px;font-family:var(--f-display);font-size:clamp(30px,4.2vw,54px);line-height:1.15;font-weight:500;font-style:italic}
.quote-in .kicker{justify-content:center}

/* Process */
.process{list-style:none;margin:0;padding:0;display:grid;gap:16px}
@media (min-width:700px){.process{grid-template-columns:1fr 1fr}}
@media (min-width:1100px){.process{grid-template-columns:repeat(4,1fr)}}
.process li{position:relative;padding:28px 24px;background:#fff;border-radius:18px;box-shadow:var(--shadow)}
.process-n{display:block;font-family:var(--f-display);font-size:52px;line-height:1;color:var(--gold);margin-bottom:14px}
.process h3{font-size:17px;margin-bottom:6px}
.process p{color:var(--muted);font-size:14px;margin:0}
.process-dark li{background:#151517;box-shadow:none;border:1px solid #26262a}
.process-dark h3{color:#fff}
.process-dark p{color:#a9a39a}

/* Owners split */
.owners{display:grid;gap:0;border-radius:24px;overflow:hidden;background:#fff;box-shadow:var(--shadow)}
@media (min-width:900px){.owners{grid-template-columns:1fr 1fr;min-height:540px}}
.owners-media{position:relative;min-height:300px}
.owners-media img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.owners-copy{padding:38px 28px;display:flex;flex-direction:column;justify-content:center}
@media (min-width:900px){.owners-copy{padding:56px}}
.owners-copy h2{font-family:var(--f-display);font-size:clamp(32px,3.6vw,48px);font-weight:500;line-height:1.05}
.owners-copy>p{color:var(--muted);font-size:16px}
.owners-btns{display:grid;gap:10px;margin-top:18px;max-width:420px}
.ticks{list-style:none;margin:16px 0;padding:0;display:grid;gap:10px}
.ticks li{display:flex;gap:10px;align-items:flex-start}
.ticks .ic{color:var(--gold-d);margin-top:2px}

/* Inner page hero */
.phero{position:relative;min-height:78svh;display:flex;align-items:flex-end;color:#fff;overflow:hidden;background:var(--black)}
.phero-media,.phero-media img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.phero-media img{animation:kb 18s ease-out forwards;transform:scale(1.06)}
.phero-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(11,11,12,.6) 0%,rgba(11,11,12,.2) 40%,rgba(11,11,12,.9) 100%)}
.phero-in{position:relative;padding-top:calc(var(--hh) + 60px);padding-bottom:56px;width:100%}
.phero .crumbs ol{color:rgba(255,255,255,.7)}
.phero .crumbs a{color:rgba(255,255,255,.85)}
.phero-title{font-family:var(--f-display);font-weight:500;font-size:clamp(42px,7vw,88px);line-height:1;letter-spacing:-.015em;max-width:960px;margin:6px 0 16px}
.phero-lead{font-size:clamp(16px,1.6vw,20px);color:rgba(255,255,255,.85);max-width:640px}
.phero-chips{display:flex;flex-wrap:wrap;gap:8px;margin-top:22px}
.phero-chips a{padding:9px 16px;border-radius:999px;border:1px solid rgba(255,255,255,.35);color:#fff;text-decoration:none;font-size:13px;font-weight:600;backdrop-filter:blur(6px);background:rgba(255,255,255,.06)}
.phero-chips a:hover{background:var(--gold);border-color:var(--gold);color:var(--black)}

/* Story */
.story{display:grid;gap:40px;align-items:center}
@media (min-width:900px){.story{grid-template-columns:1fr 1.05fr;gap:72px}}
.story-p{font-size:17px;line-height:1.8;color:#3a3a40}
.story-media{position:relative;min-height:440px}
.story-img{position:absolute;overflow:hidden;border-radius:20px;box-shadow:0 30px 60px rgba(20,16,8,.18)}
.story-img img{width:100%;height:100%;object-fit:cover}
.story-img-a{left:0;top:0;width:72%;height:78%}
.story-img-b{right:0;bottom:0;width:52%;height:52%;border:6px solid var(--ivory)}
.story-badge{position:absolute;left:6%;bottom:4%;background:var(--black);color:#fff;border-radius:16px;padding:16px 20px;display:flex;flex-direction:column}
.story-badge strong{font-family:var(--f-display);font-size:40px;color:var(--gold-l);font-weight:500;line-height:1}
.story-badge span{font-size:10px;letter-spacing:.16em;text-transform:uppercase;color:#a9a39a}
@media (min-width:900px){.story-media{min-height:560px}}

/* Stats band */
.stats-band{background:var(--black);color:#fff;padding:54px 0}
.stats-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:24px;text-align:center}
@media (min-width:800px){.stats-grid{grid-template-columns:repeat(4,1fr)}}
.stats-grid strong{display:block;font-family:var(--f-display);font-size:clamp(44px,5vw,64px);font-weight:500;color:var(--gold-l);line-height:1}
.stats-grid span{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:#a9a39a}

/* Values */
.values{display:grid;gap:16px}
@media (min-width:700px){.values{grid-template-columns:1fr 1fr}}
@media (min-width:1100px){.values{grid-template-columns:repeat(4,1fr)}}
.value{padding:30px 26px;background:#fff;border-radius:18px;box-shadow:var(--shadow);border-top:2px solid var(--gold)}
.value-ic{display:inline-flex;width:52px;height:52px;border-radius:14px;background:var(--black);color:var(--gold-l);align-items:center;justify-content:center;margin-bottom:16px}
.value-ic .ic{width:24px;height:24px}
.value h3{font-family:var(--f-display);font-size:26px;font-weight:500;margin-bottom:6px}
.value p{color:var(--muted);margin:0;font-size:14.5px}

/* Service rows */
.srow{display:grid;gap:28px;align-items:center;margin-bottom:72px;scroll-margin-top:calc(var(--hh) + 20px)}
.srow:last-child{margin-bottom:0}
@media (min-width:900px){.srow{grid-template-columns:1.1fr 1fr;gap:64px;margin-bottom:110px}.srow-rev .srow-media{order:2}}
.srow-media{position:relative;border-radius:22px;overflow:hidden;aspect-ratio:4/3;box-shadow:0 30px 60px rgba(20,16,8,.16)}
.srow-media img{width:100%;height:100%;object-fit:cover}
.srow-n{position:absolute;left:18px;top:14px;font-family:var(--f-display);font-size:64px;line-height:1;color:#fff;text-shadow:0 4px 20px rgba(0,0,0,.4)}
.srow-copy h2{font-family:var(--f-display);font-size:clamp(34px,4vw,52px);font-weight:500;line-height:1.05;margin-bottom:10px}
.srow-lead{font-size:17px;color:#3a3a40}
.srow-btns{margin-top:18px}

/* FAQ */
.faq-wrap{display:grid;gap:32px}
@media (min-width:900px){.faq-wrap{grid-template-columns:.8fr 1.2fr;gap:64px}}
.faq-wrap .cbtns{max-width:380px;margin-top:20px}
.faq details{border-bottom:1px solid var(--line);padding:6px 0}
.faq summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:14px;padding:16px 0;font-family:var(--f-display);font-size:22px;font-weight:600}
.faq summary::-webkit-details-marker{display:none}
.faq summary span{transition:transform .2s;color:var(--gold-d)}
.faq details[open] summary span{transform:rotate(90deg)}
.faq details p{color:var(--muted);margin:0 0 16px;font-size:15.5px}

/* Map: OpenStreetMap tiles toned to the brand */
.leaflet-tile-pane{filter:grayscale(.55) sepia(.18) contrast(1.02) brightness(1.02)}