:root{
    --ink:#060402;          /* true black, faint warmth */
    --panel:#060402;        /* full-black: panels merge into base */
    --ink-80:rgba(6,4,2,.86);
    --ivory:#F3ECDE;        /* adobe ivory (light text) */
    --bone:#FBF8F1;         /* gallery bone (light text) */
    --brass:#B98E48;        /* matte brass */
    --brass-soft:#D3AF72;
    --sage:#8B917E;         /* desert sage */
    --stone:#C9BCA6;        /* natural stone */
    --stone-line:rgba(251,248,241,.12);
    --serif:'Fraunces', Georgia, serif;
    --sans:'Jost', system-ui, sans-serif;
    --pad:clamp(1.4rem, 5vw, 7rem);
    --ease:cubic-bezier(.22,.61,.36,1);
  }

  *{margin:0;padding:0;box-sizing:border-box}
  html{scroll-behavior:smooth}
  @media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

  body{
    font-family:var(--sans);
    background:var(--ink);
    color:var(--bone);
    font-weight:300;
    line-height:1.65;
    -webkit-font-smoothing:antialiased;
    overflow-x:hidden;
  }

  ::selection{background:var(--brass);color:var(--bone)}

  h1,h2,h3,h4{font-family:var(--serif);font-weight:400;line-height:1.02;letter-spacing:-.015em}

  .eyebrow{
    font-family:var(--sans);
    font-size:.7rem;
    letter-spacing:.34em;
    text-transform:uppercase;
    font-weight:500;
    color:var(--brass);
    display:inline-flex;
    align-items:center;
    gap:.9rem;
  }
  .eyebrow::before{content:"";width:2.2rem;height:1px;background:var(--brass);opacity:.7}
  .eyebrow.center{justify-content:center}

  a{color:inherit;text-decoration:none}
  img{display:block;max-width:100%}

  /* ---------- PRELOADER ---------- */
  #loader{
    position:fixed;inset:0;z-index:9999;background:var(--ink);
    display:flex;align-items:center;justify-content:center;flex-direction:column;
    transition:opacity 1s var(--ease), visibility 1s var(--ease);
  }
  #loader.done{opacity:0;visibility:hidden}
  #loader .mark{
    font-family:var(--serif);color:var(--bone);font-size:clamp(1.4rem,4vw,2.2rem);
    letter-spacing:.02em;overflow:hidden;
  }
  #loader .mark span{display:inline-block;transform:translateY(110%);animation:rise .9s var(--ease) forwards}
  #loader .mark.sub{font-size:clamp(1rem,2.6vw,1.35rem);font-style:italic;color:var(--brass-soft);margin-top:.55rem}
  #loader .mark.sub span{animation-delay:.3s}
  #loader .rule{width:0;height:1px;background:var(--brass);margin-top:1.4rem;animation:grow 1.4s var(--ease) .55s forwards}
  @keyframes rise{to{transform:translateY(0)}}
  @keyframes grow{to{width:min(240px,60vw)}}

  /* ---------- NAV ---------- */
  header.nav{
    position:fixed;top:0;left:0;right:0;z-index:900;
    display:flex;align-items:center;justify-content:space-between;
    padding:1.5rem var(--pad);
    transition:background .5s var(--ease), padding .5s var(--ease), box-shadow .5s var(--ease);
    mix-blend-mode:normal;
  }
  header.nav.scrolled{
    background:rgba(6,4,2,.86);
    backdrop-filter:blur(16px);
    padding:1rem var(--pad);
    box-shadow:0 1px 0 var(--stone-line);
  }
  .brand{font-family:var(--serif);font-size:1.35rem;letter-spacing:.01em;color:var(--bone);transition:color .5s var(--ease)}
  .brand em{font-style:italic;color:var(--brass-soft)}
  header.nav.scrolled .brand{color:var(--bone)}
  header.nav.scrolled .brand em{color:var(--brass)}
  .nav-links{display:flex;gap:2.4rem;align-items:center}
  .nav-links a{
    font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;color:var(--bone);
    font-weight:400;transition:color .4s var(--ease);position:relative;
  }
  header.nav.scrolled .nav-links a{color:var(--bone)}
  .nav-links a::after{content:"";position:absolute;left:0;bottom:-6px;width:0;height:1px;background:var(--brass);transition:width .4s var(--ease)}
  .nav-links a:hover::after{width:100%}
  .nav-cta{
    border:1px solid rgba(250,248,241,.4);padding:.6rem 1.4rem;border-radius:100px;
    color:var(--bone);font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;
    transition:all .4s var(--ease);
  }
  header.nav.scrolled .nav-cta{border-color:rgba(251,248,241,.5);color:var(--bone)}
  .nav-cta:hover{background:var(--brass);border-color:var(--brass);color:var(--bone)}
  .burger{display:none;flex-direction:column;gap:5px;cursor:pointer;background:none;border:0;padding:6px}
  .burger span{width:24px;height:1.5px;background:var(--bone);transition:background .4s}
  header.nav.scrolled .burger span{background:var(--bone)}

  /* ---------- NAV DROPDOWN ---------- */
  .nav-drop{position:relative}
  .nav-drop > span{font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;color:var(--bone);font-weight:400;cursor:default;display:inline-flex;align-items:center;gap:.45rem;transition:color .4s var(--ease)}
  .nav-drop > span::after{content:"";width:6px;height:6px;border-right:1px solid var(--brass-soft);border-bottom:1px solid var(--brass-soft);transform:rotate(45deg) translateY(-2px);transition:transform .3s var(--ease)}
  .nav-drop:hover > span::after,.nav-drop.open > span::after{transform:rotate(225deg) translateY(-1px)}
  .nav-drop .dd{position:absolute;top:calc(100% + 16px);left:50%;transform:translate(-50%,8px);background:rgba(6,4,2,.94);backdrop-filter:blur(16px);border:1px solid var(--stone-line);padding:.5rem;min-width:230px;opacity:0;visibility:hidden;transition:opacity .35s var(--ease),transform .35s var(--ease),visibility .35s}
  .nav-drop:hover .dd,.nav-drop:focus-within .dd,.nav-drop.open .dd{opacity:1;visibility:visible;transform:translate(-50%,0)}
  .nav-drop .dd a{display:block;padding:.75rem 1rem;font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--bone);white-space:nowrap;transition:color .3s,background .3s}
  .nav-drop .dd a:hover{color:var(--brass-soft);background:rgba(251,248,241,.04)}
  .nav-drop .dd a::after{display:none}
  @media(max-width:620px){
    .nav-drop{display:flex;flex-direction:column;align-items:center;gap:.9rem}
    .nav-drop > span{color:var(--sage);font-size:.7rem;pointer-events:none}
    .nav-drop > span::after{display:none}
    .nav-drop .dd{position:static;transform:none;opacity:1;visibility:visible;background:none;border:0;padding:0;min-width:0;backdrop-filter:none}
    .nav-drop .dd a{font-size:1rem;color:var(--bone);padding:0}
  }

  /* ---------- BUTTONS ---------- */
  .btn{
    display:inline-flex;align-items:center;gap:.7rem;
    font-family:var(--sans);font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;font-weight:400;
    padding:1.05rem 2.1rem;border-radius:100px;cursor:pointer;border:1px solid transparent;
    transition:transform .5s var(--ease), background .45s var(--ease), color .45s var(--ease), border-color .45s var(--ease);
    will-change:transform;
  }
  .btn-primary{background:var(--brass);color:var(--bone)}
  .btn-primary:hover{background:var(--ink)}
  .btn-ghost{border-color:currentColor}
  .btn-ghost:hover{background:var(--bone);color:var(--ink);border-color:var(--bone)}
  .btn .arrow{transition:transform .45s var(--ease)}
  .btn:hover .arrow{transform:translateX(5px)}
  .btn-dark{background:var(--ink);color:var(--bone)}
  .btn-dark:hover{background:var(--brass)}

  /* ---------- HERO ---------- */
  .hero{position:relative;height:100vh;min-height:640px;display:flex;align-items:flex-end;overflow:hidden}
  .hero-bg{
    position:absolute;inset:-8% 0 0 0;height:116%;
    background-image:linear-gradient(180deg, rgba(13,10,5,.35) 0%, rgba(13,10,5,.05) 34%, rgba(6,4,2,.86) 100%),
      url("https://images.unsplash.com/photo-1600596542815-ffad4c1539a9?auto=format&fit=crop&w=2100&q=80");
    background-size:cover;background-position:center 60%;background-color:#241d14;
    z-index:0;will-change:transform;
  }
  .hero-inner{position:relative;z-index:3;width:100%;padding:0 var(--pad) clamp(3rem,7vh,6rem);color:var(--bone)}
  .hero .eyebrow{color:var(--brass-soft)}
  .hero .eyebrow::before{background:var(--brass-soft)}
  .hero h1{
    font-size:clamp(3rem,10.5vw,10rem);font-weight:300;letter-spacing:-.03em;line-height:.94;
    margin:1.4rem 0 0;max-width:14ch;
  }
  .hero h1 .line{display:block;overflow:hidden}
  .hero h1 .line span{display:inline-block;transform:translateY(105%);opacity:0}
  .hero h1 em{font-style:italic;color:var(--brass-soft)}
  .reveal-word span{animation:wordUp 1.1s var(--ease) forwards}
  @keyframes wordUp{to{transform:translateY(0);opacity:1}}
  .hero-sub{
    max-width:46ch;margin-top:2rem;font-size:clamp(1rem,1.4vw,1.18rem);
    color:rgba(251,248,241,.86);font-weight:300;line-height:1.7;
    opacity:0;transform:translateY(20px);animation:fadeUp 1s var(--ease) 1.1s forwards;
  }
  .hero-actions{display:flex;gap:1rem;flex-wrap:wrap;margin-top:2.6rem;opacity:0;transform:translateY(20px);animation:fadeUp 1s var(--ease) 1.35s forwards}
  @keyframes fadeUp{to{opacity:1;transform:translateY(0)}}
  .scroll-hint{
    position:absolute;right:var(--pad);bottom:clamp(3rem,7vh,6rem);z-index:3;color:rgba(251,248,241,.7);
    writing-mode:vertical-rl;font-size:.68rem;letter-spacing:.28em;text-transform:uppercase;
    display:flex;align-items:center;gap:1rem;opacity:0;animation:fadeUp 1s var(--ease) 1.6s forwards;
  }
  .scroll-hint::after{content:"";width:1px;height:48px;background:linear-gradient(var(--brass-soft),transparent);animation:pulse 2.4s ease-in-out infinite}
  @keyframes pulse{0%,100%{opacity:.4;transform:scaleY(.7)}50%{opacity:1;transform:scaleY(1)}}
  @media(max-width:640px){.scroll-hint{display:none}}

  /* ---------- HERO PORTRAIT ---------- */
  .hero-portrait{position:absolute;bottom:0;right:max(0px,3vw);height:min(96%,940px);z-index:1;pointer-events:none;display:flex;align-items:flex-end;filter:drop-shadow(0 34px 60px rgba(0,0,0,.55))}
  .hero-portrait img{height:100%;width:auto;object-fit:contain;object-position:bottom;animation:portraitIn 1.4s var(--ease) 1.6s both}
  @keyframes portraitIn{from{opacity:0;transform:translateY(26px) scale(1.01)}to{opacity:1;transform:none}}
  .hero-scrim{position:absolute;inset:0;z-index:2;pointer-events:none;
    background:linear-gradient(100deg, rgba(9,7,3,.9) 0%, rgba(9,7,3,.55) 28%, rgba(9,7,3,.08) 54%, rgba(9,7,3,0) 70%),
      linear-gradient(0deg, rgba(9,7,3,.62) 0%, rgba(9,7,3,0) 40%)}
  @media(max-width:900px){
    .hero-portrait{height:66%;right:-10%;opacity:.97}
    .hero-scrim{background:linear-gradient(180deg, rgba(9,7,3,.4) 0%, rgba(9,7,3,0) 28%),
      linear-gradient(0deg, rgba(9,7,3,.88) 6%, rgba(9,7,3,.25) 46%, rgba(9,7,3,0) 68%)}
  }
  @media(max-width:560px){ .hero-portrait{height:56%;right:-16%;opacity:.92} }

  /* ---------- REVEAL UTILITY ---------- */
  .reveal{opacity:0;transform:translateY(34px);transition:opacity 1s var(--ease), transform 1s var(--ease)}
  .reveal.in{opacity:1;transform:none}
  .reveal.d1{transition-delay:.12s}.reveal.d2{transition-delay:.24s}.reveal.d3{transition-delay:.36s}

  /* ---------- SECTION SCAFFOLD ---------- */
  section{padding:clamp(5rem,12vh,10rem) var(--pad)}
  .folio{
    display:flex;justify-content:space-between;align-items:baseline;
    padding-bottom:2.4rem;margin-bottom:3.4rem;border-bottom:1px solid var(--stone-line);
    gap:2rem;flex-wrap:wrap;
  }
  .folio h2{font-size:clamp(2.1rem,5.2vw,4.4rem);max-width:16ch}
  .folio h2 em{font-style:italic;color:var(--brass)}
  .folio .aside{max-width:34ch;color:var(--sage);font-size:.98rem;padding-top:.5rem}
  .vol{font-family:var(--sans);font-size:.72rem;letter-spacing:.28em;text-transform:uppercase;color:var(--brass)}

  /* ---------- FEATURED PROPERTIES ---------- */
  .properties{background:var(--panel)}
  .prop{
    display:grid;grid-template-columns:1.15fr .85fr;gap:clamp(1.5rem,4vw,4.5rem);align-items:center;
    padding:clamp(2.5rem,6vh,5rem) 0;border-bottom:1px solid var(--stone-line);
  }
  .prop:nth-child(even){grid-template-columns:.85fr 1.15fr}
  .prop:nth-child(even) .prop-media{order:2}
  .prop-media{position:relative;overflow:hidden;aspect-ratio:4/3;border-radius:2px}
  .prop-media .img{
    position:absolute;inset:0;background-size:cover;background-position:center;background-color:#2a2216;
    transition:transform 1.4s var(--ease);will-change:transform;
  }
  .prop:hover .prop-media .img{transform:scale(1.06)}
  .prop-media .tag{
    position:absolute;top:1.1rem;left:1.1rem;z-index:2;background:rgba(23,19,13,.72);color:var(--bone);
    backdrop-filter:blur(6px);font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;padding:.5rem .9rem;border-radius:100px;
  }
  .prop-body .place{font-size:.74rem;letter-spacing:.26em;text-transform:uppercase;color:var(--brass);margin-bottom:1rem}
  .prop-body h3{font-size:clamp(1.7rem,3.2vw,2.7rem)}
  .prop-body p{color:var(--sage);margin:1.1rem 0 1.8rem;max-width:42ch}
  .prop-meta{display:flex;gap:2rem;align-items:baseline;flex-wrap:wrap;padding-top:1.4rem;border-top:1px solid var(--stone-line)}
  .prop-price{font-family:var(--serif);font-size:1.7rem;color:var(--bone)}
  .prop-stats{display:flex;gap:1.6rem;font-size:.82rem;letter-spacing:.08em;color:var(--sage)}
  .prop-link{margin-left:auto;font-size:.74rem;letter-spacing:.18em;text-transform:uppercase;color:var(--bone);border-bottom:1px solid var(--brass);padding-bottom:3px}

  /* ---------- ABOUT ---------- */
  .about{background:var(--ink);color:var(--bone)}
  .about .eyebrow{color:var(--brass-soft)}
  .about .eyebrow::before{background:var(--brass-soft)}
  .about-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(2rem,6vw,6rem);align-items:center}
  .about-portrait{position:relative;aspect-ratio:3/4;overflow:hidden;border-radius:2px}
  .about-portrait .img{position:absolute;inset:0;background:linear-gradient(180deg,rgba(23,19,13,0),rgba(23,19,13,.35)),
    url("https://images.unsplash.com/photo-1573496359142-b8d87734a5a2?auto=format&fit=crop&w=1200&q=80");
    background-size:cover;background-position:center top;background-color:#2a2216}
  .about-portrait .cap{position:absolute;bottom:1.2rem;left:1.2rem;font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--bone)}
  .about-body h2{font-size:clamp(2rem,4.6vw,3.6rem);margin:1.6rem 0;font-weight:300}
  .about-body h2 em{font-style:italic;color:var(--brass-soft)}
  .about-lead{font-size:1.1rem;color:rgba(251,248,241,.82);max-width:52ch;margin-bottom:1.4rem;line-height:1.8}
  .about-lead:first-letter{font-family:var(--serif);font-size:3.4rem;float:left;line-height:.8;padding:.35rem .5rem 0 0;color:var(--brass-soft)}
  .about-body p{color:rgba(251,248,241,.66);max-width:52ch;margin-bottom:1.2rem}
  .about-list{display:grid;grid-template-columns:1fr 1fr;gap:.9rem 2rem;margin-top:2rem;padding-top:2rem;border-top:1px solid rgba(251,248,241,.14)}
  .about-list li{list-style:none;font-size:.9rem;color:rgba(251,248,241,.8);display:flex;gap:.7rem;align-items:baseline}
  .about-list li::before{content:"—";color:var(--brass-soft)}
  .signature{font-family:var(--serif);font-style:italic;font-size:2rem;color:var(--brass-soft);margin-top:2.2rem}

  /* ---------- LAVEEN SPOTLIGHT ---------- */
  .laveen{background:var(--ink);position:relative;overflow:hidden}
  .laveen::before{content:"LAVEEN";position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);font-family:var(--serif);font-size:clamp(8rem,26vw,26rem);letter-spacing:.08em;color:rgba(251,248,241,.028);pointer-events:none;white-space:nowrap}
  .laveen-grid{position:relative;display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(2rem,6vw,6rem);align-items:start}
  .laveen h2{font-size:clamp(2.2rem,5.4vw,4.6rem);margin-top:1.4rem}
  .laveen h2 em{font-style:italic;color:var(--brass-soft)}
  .laveen-lead{color:rgba(251,248,241,.8);font-size:1.08rem;line-height:1.8;max-width:54ch;margin-top:1.6rem}
  .laveen-cta{display:inline-flex;margin-top:2.2rem}
  .pillars{display:grid;gap:0;border-top:1px solid var(--stone-line)}
  .pillar{padding:1.8rem 0;border-bottom:1px solid var(--stone-line)}
  .pillar .k{font-family:var(--serif);font-size:1.5rem;color:var(--bone);display:flex;align-items:baseline;gap:1rem}
  .pillar .k::before{content:attr(data-n);font-size:.8rem;color:var(--brass);letter-spacing:.1em}
  .pillar p{color:var(--sage);font-size:.94rem;margin-top:.5rem;max-width:44ch}
  @media(max-width:900px){.laveen-grid{grid-template-columns:1fr}}

  /* ---------- SERVICES ---------- */
  .services{background:var(--panel)}
  .srv{
    display:grid;grid-template-columns:5.5rem 1fr auto;gap:clamp(1rem,4vw,4rem);align-items:center;
    padding:clamp(1.8rem,4vh,3rem) 0;border-top:1px solid var(--stone-line);cursor:default;
    transition:padding-left .5s var(--ease);
  }
  .srv:last-child{border-bottom:1px solid var(--stone-line)}
  .srv:hover{padding-left:1.2rem}
  .srv-num{font-family:var(--serif);font-size:1.1rem;color:var(--brass)}
  .srv-main h3{font-size:clamp(1.6rem,3.6vw,2.8rem);transition:color .4s var(--ease)}
  .srv:hover .srv-main h3{color:var(--brass)}
  .srv-main p{color:var(--sage);max-width:60ch;margin-top:.5rem;font-size:.95rem;
    max-height:0;opacity:0;overflow:hidden;transition:max-height .55s var(--ease), opacity .45s var(--ease), margin-top .4s}
  .srv:hover .srv-main p{max-height:6rem;opacity:1}
  .srv-plus{font-size:1.4rem;color:var(--stone);transition:transform .45s var(--ease), color .4s}
  .srv:hover .srv-plus{transform:rotate(45deg);color:var(--brass)}
  @media(hover:none){.srv-main p{max-height:6rem;opacity:1}}

  /* ---------- STUDIO (BUYER/SELLER TOOL) ---------- */
  .studio{background:var(--ink)}
  .mode-toggle{display:inline-flex;border:1px solid var(--stone-line);border-radius:100px;padding:4px;gap:4px;margin:0 0 2.6rem}
  .mode-toggle button{background:none;border:0;color:var(--sage);font-family:var(--sans);font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;padding:.7rem 1.8rem;border-radius:100px;cursor:pointer;transition:all .4s var(--ease)}
  .mode-toggle button.active{background:var(--brass);color:var(--ink);font-weight:500}
  .studio-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(2rem,5vw,5rem);align-items:start}
  .panel{display:none}.panel.active{display:block}
  .f-grid{display:grid;grid-template-columns:1fr 1fr;gap:1.2rem 1.4rem}
  .f-grid .full{grid-column:1/-1}
  .field label{display:block;font-size:.66rem;letter-spacing:.22em;text-transform:uppercase;color:var(--sage);margin-bottom:.55rem}
  .field input,.field select{width:100%;background:rgba(251,248,241,.045);border:1px solid var(--stone-line);color:var(--bone);padding:.85rem 1rem;border-radius:2px;font-family:var(--sans);font-size:.98rem;font-weight:300;outline:none;transition:border-color .3s;-webkit-appearance:none;appearance:none}
  .field select{background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='10' height='6'%3E%3Cpath d='M0 0l5 6 5-6z' fill='%23A67C3D'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 1rem center}
  .field input:focus,.field select:focus{border-color:var(--brass)}
  .field .hint{font-size:.72rem;color:var(--sage);margin-top:.4rem;letter-spacing:.02em}
  .dp-row{display:flex;gap:.6rem}
  .dp-row input{flex:1}
  .dp-row .dp-mode{display:flex;border:1px solid var(--stone-line);border-radius:2px;overflow:hidden}
  .dp-row .dp-mode button{background:none;border:0;color:var(--sage);padding:0 1rem;cursor:pointer;font-family:var(--sans);font-size:.85rem}
  .dp-row .dp-mode button.active{background:var(--brass);color:var(--ink)}
  .rate-pill{display:inline-flex;align-items:center;gap:.5rem;font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--brass-soft);border:1px solid var(--stone-line);border-radius:100px;padding:.4rem 1rem;margin-bottom:1.6rem}
  .rate-pill .dot{width:7px;height:7px;border-radius:50%;background:var(--brass);animation:pulse 2.4s infinite}
  .result-card{border:1px solid var(--stone-line);padding:clamp(1.6rem,3vw,2.6rem);position:sticky;top:7rem;background:rgba(251,248,241,.02)}
  .result-card .rlabel{font-size:.68rem;letter-spacing:.26em;text-transform:uppercase;color:var(--sage)}
  .result-big{font-family:var(--serif);font-size:clamp(2.6rem,5vw,4rem);color:var(--brass-soft);margin:.6rem 0 1.6rem;line-height:1}
  .result-big small{font-size:1.2rem;color:var(--sage);font-family:var(--sans)}
  .rrow{display:flex;justify-content:space-between;gap:1rem;padding:.7rem 0;border-top:1px solid var(--stone-line);font-size:.92rem}
  .rrow .k{color:var(--sage)}.rrow .v{color:var(--bone);font-variant-numeric:tabular-nums}
  .rrow.total .k,.rrow.total .v{color:var(--brass-soft);font-weight:500}
  .rnote{font-size:.76rem;color:var(--sage);margin-top:1.4rem;line-height:1.6}
  .lead-form{margin-top:2rem;padding-top:1.8rem;border-top:1px solid var(--stone-line)}
  .lead-form h4{font-family:var(--serif);font-size:1.3rem;font-weight:400;margin-bottom:1.2rem}
  .lead-form .f-grid{grid-template-columns:1fr 1fr}
  .lead-status{font-size:.85rem;margin-top:1rem;color:var(--brass-soft);min-height:1.2em}
  @media(max-width:960px){.studio-grid{grid-template-columns:1fr}.result-card{position:static}}
  @media(max-width:560px){.f-grid{grid-template-columns:1fr}}

  /* ---------- NEIGHBORHOODS ---------- */
  .hoods{background:var(--ink)}
  .hood-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.4rem}
  .hood{position:relative;aspect-ratio:3/4;overflow:hidden;border-radius:2px;display:flex;align-items:flex-end;color:var(--bone)}
  .hood .img{position:absolute;inset:0;background-size:cover;background-position:center;background-color:#2a2216;
    transition:transform 1.4s var(--ease);z-index:0}
  .hood::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(23,19,13,.1) 30%,rgba(23,19,13,.82));z-index:1;transition:opacity .5s}
  .hood:hover .img{transform:scale(1.07)}
  .hood-txt{position:relative;z-index:2;padding:1.6rem;transition:transform .5s var(--ease)}
  .hood:hover .hood-txt{transform:translateY(-6px)}
  .hood-txt .idx{font-size:.7rem;letter-spacing:.24em;color:var(--brass-soft);text-transform:uppercase}
  .hood-txt h3{font-size:1.7rem;margin:.5rem 0 .3rem}
  .hood-txt p{font-size:.85rem;color:rgba(251,248,241,.78);max-width:26ch;
    max-height:0;opacity:0;overflow:hidden;transition:max-height .55s var(--ease),opacity .45s var(--ease),margin-top .4s}
  .hood:hover .hood-txt p{max-height:6rem;opacity:1;margin-top:.5rem}
  @media(hover:none){.hood-txt p{max-height:6rem;opacity:1;margin-top:.5rem}}
  .hood.featured{grid-column:1/-1;aspect-ratio:21/8}
  .hood.featured .hood-txt{padding:2.2rem}
  .hood.featured .hood-txt h3{font-size:clamp(2rem,4.4vw,3.2rem)}
  .hood.featured .hood-txt p{max-width:52ch}
  @media(max-width:640px){.hood.featured{aspect-ratio:4/5}}


  /* ---------- TESTIMONIALS ---------- */
  .quotes{background:var(--panel);color:var(--bone)}
  .quotes .eyebrow{color:var(--brass-soft)}
  .quotes .eyebrow::before{background:var(--brass-soft)}
  .quote-wrap{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,6vw,6rem)}
  .quote{padding:clamp(1.6rem,3vh,2.6rem) 0}
  .quote .mark{font-family:var(--serif);font-size:4rem;line-height:0;color:var(--brass);display:block;height:2rem}
  .quote blockquote{font-family:var(--serif);font-size:clamp(1.4rem,2.6vw,2.1rem);line-height:1.35;font-weight:300;color:var(--bone);margin:1.4rem 0 1.8rem}
  .quote blockquote em{font-style:italic;color:var(--brass-soft)}
  .quote .attr{display:flex;align-items:center;gap:1rem}
  .quote .avatar{width:46px;height:46px;border-radius:50%;background-size:cover;background-position:center;background-color:var(--sage);flex-shrink:0}
  .quote .who{font-size:.85rem;color:rgba(251,248,241,.8)}
  .quote .who span{display:block;font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--brass-soft);margin-top:.2rem}

  /* ---------- PROCESS ---------- */
  .process{background:var(--ink)}
  .steps{display:grid;grid-template-columns:repeat(6,1fr);gap:0;margin-top:1rem;counter-reset:step}
  .step{padding:2rem 1.4rem;border-left:1px solid var(--stone-line);position:relative;transition:background .5s var(--ease)}
  .step:first-child{border-left:0}
  .step:hover{background:rgba(251,248,241,.04)}
  .step .dot{width:10px;height:10px;border-radius:50%;border:1px solid var(--brass);margin-bottom:1.6rem;transition:background .5s var(--ease)}
  .step:hover .dot{background:var(--brass)}
  .step .n{font-family:var(--serif);font-size:.9rem;color:var(--brass);letter-spacing:.1em}
  .step h3{font-size:1.35rem;margin:.6rem 0 .6rem}
  .step p{font-size:.84rem;color:var(--sage)}
  .step-track{position:absolute;top:calc(2rem + 4px);left:0;right:0;height:1px;background:var(--stone-line);z-index:0}
  .process-inner{position:relative}
  @media(max-width:900px){
    .steps{grid-template-columns:1fr 1fr}
    .step{border-left:0;border-top:1px solid var(--stone-line);padding:1.6rem .4rem}
    .step-track{display:none}
  }

  /* ---------- INSIGHTS ---------- */
  .insights{background:var(--panel)}
  .ins-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem}
  .ins{cursor:pointer}
  .ins-media{aspect-ratio:5/4;overflow:hidden;border-radius:2px;margin-bottom:1.4rem}
  .ins-media .img{width:100%;height:100%;background-size:cover;background-position:center;background-color:#2a2216;transition:transform 1.2s var(--ease)}
  .ins:hover .ins-media .img{transform:scale(1.06)}
  .ins .cat{font-size:.7rem;letter-spacing:.22em;text-transform:uppercase;color:var(--brass)}
  .ins h3{font-size:1.4rem;margin:.7rem 0;line-height:1.2;transition:color .4s}
  .ins:hover h3{color:var(--brass)}
  .ins .read{font-size:.78rem;letter-spacing:.06em;color:var(--sage)}

  /* ---------- CTA ---------- */
  .cta{position:relative;color:var(--bone);text-align:center;overflow:hidden;min-height:82vh;display:flex;align-items:center;justify-content:center}
  .cta-bg{position:absolute;inset:-8% 0 0 0;height:116%;
    background-image:linear-gradient(rgba(6,4,2,.58),rgba(6,4,2,.72)),
    url("https://images.unsplash.com/photo-1506905925346-21bda4d32df4?auto=format&fit=crop&w=2100&q=80");
    background-size:cover;background-position:center;background-color:#241d14;will-change:transform}
  .cta-inner{position:relative;z-index:2;max-width:60ch;padding:0 var(--pad)}
  .cta .eyebrow{color:var(--brass-soft);justify-content:center}
  .cta .eyebrow::before{background:var(--brass-soft)}
  .cta h2{font-size:clamp(2.6rem,8vw,7rem);font-weight:300;margin:1.6rem 0;line-height:.98}
  .cta h2 em{font-style:italic;color:var(--brass-soft)}
  .cta p{color:rgba(251,248,241,.86);max-width:48ch;margin:0 auto 2.4rem;font-size:1.05rem;line-height:1.75}
  .cta .signoff{font-family:var(--serif);font-style:italic;font-size:1.5rem;color:var(--brass-soft);margin-top:2.4rem}

  /* ---------- FOOTER ---------- */
  footer{background:var(--ink);color:rgba(251,248,241,.7);padding:clamp(4rem,8vh,6rem) var(--pad) 2.5rem}
  .foot-top{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:2.5rem;padding-bottom:3rem;border-bottom:1px solid rgba(251,248,241,.12)}
  .foot-brand{font-family:var(--serif);font-size:1.7rem;color:var(--bone)}
  .foot-brand em{font-style:italic;color:var(--brass-soft)}
  .foot-brand p{font-size:.9rem;color:rgba(251,248,241,.55);margin-top:1rem;max-width:30ch}
  .foot-col h4{font-family:var(--sans);font-weight:500;font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:var(--brass-soft);margin-bottom:1.2rem}
  .foot-col a,.foot-col p{display:block;font-size:.9rem;margin-bottom:.7rem;transition:color .3s}
  .foot-col a:hover{color:var(--bone)}
  .news{display:flex;border-bottom:1px solid rgba(251,248,241,.3);padding-bottom:.6rem;margin-top:.4rem}
  .news input{flex:1;background:none;border:0;color:var(--bone);font-family:var(--sans);font-size:.9rem;outline:none}
  .news input::placeholder{color:rgba(251,248,241,.4)}
  .news button{background:none;border:0;color:var(--brass-soft);cursor:pointer;font-size:1.1rem;transition:transform .3s}
  .news button:hover{transform:translateX(4px)}
  .foot-bottom{display:flex;justify-content:space-between;align-items:center;padding-top:2rem;flex-wrap:wrap;gap:1rem;font-size:.76rem;letter-spacing:.04em;color:rgba(251,248,241,.45)}
  .foot-bottom .socials{display:flex;gap:1.6rem}
  .foot-bottom .socials a{letter-spacing:.16em;text-transform:uppercase;font-size:.72rem}

  /* ---------- RESPONSIVE ---------- */
  @media(max-width:960px){
    .prop,.prop:nth-child(even){grid-template-columns:1fr}
    .prop:nth-child(even) .prop-media{order:0}
    .about-grid{grid-template-columns:1fr}
    .about-portrait{max-height:60vh}
    .quote-wrap{grid-template-columns:1fr;gap:1rem}
    .hood-grid{grid-template-columns:1fr 1fr}
    .ins-grid{grid-template-columns:1fr}
    .foot-top{grid-template-columns:1fr 1fr}
  }
  @media(max-width:620px){
    .nav-links{
      position:fixed;inset:0;background:var(--ink);flex-direction:column;justify-content:center;
      gap:2rem;transform:translateX(100%);transition:transform .5s var(--ease);z-index:800;
    }
    .nav-links.open{transform:none}
    .nav-links a{color:var(--bone);font-size:1rem}
    .nav-cta{display:none}
    .burger{display:flex;z-index:850}
    .hood-grid{grid-template-columns:1fr}
    .srv{grid-template-columns:auto 1fr auto;gap:1.2rem}
    .about-list{grid-template-columns:1fr}
    .foot-top{grid-template-columns:1fr}
  }

  @media (prefers-reduced-motion:reduce){
    *{animation-duration:.001ms!important;transition-duration:.001ms!important}
    .reveal{opacity:1;transform:none}
    .hero h1 .line span{transform:none;opacity:1}
  }