/* =========================================
   PropertyList — Luxury Real Estate
   Pure CSS, no frameworks. Drop-in for GoDaddy.
   ========================================= */

:root {
  --onyx: #0E0E10;
  --onyx-2: #17171A;
  --ink: #1F1F23;
  --line: #E7E2D8;
  --line-dark: #2A2A2E;
  --cream: #F7F3EB;
  --cream-2: #EFE9DC;
  --paper: #FBF8F2;
  --muted: #8A8275;
  --text: #1B1B1F;
  --gold: #B8935A;
  --gold-2: #C8A96A;
  --gold-soft: #D9C08E;
  --white: #FFFFFF;

  --serif: 'Cormorant Garamond', 'Didot', 'Times New Roman', serif;
  --sans: 'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;

  --max: 1320px;
  --gutter: clamp(20px, 4vw, 56px);
  --header-h: 82px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: var(--sans);
  color: var(--text);
  background: var(--paper);
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  line-height: 1.6;
  font-size: 15px;
  letter-spacing: 0.005em;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button { font-family: inherit; cursor: pointer; border: 0; background: transparent; color: inherit; }

.container {
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 var(--gutter);
}

/* ------- Typography helpers ------- */
.eyebrow {
  font-family: var(--sans);
  text-transform: uppercase;
  letter-spacing: 0.3em;
  font-size: 10.5px;
  font-weight: 500;
  color: var(--gold);
  display: inline-block;
  margin-bottom: 16px;
  position: relative;
  padding-left: 36px;
}
.eyebrow::before {
  content: '';
  position: absolute;
  left: 0; top: 50%;
  width: 24px; height: 1px;
  background: var(--gold);
}
.section-title {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(34px, 4.6vw, 62px);
  line-height: 1.02;
  letter-spacing: -0.01em;
  margin: 0 0 8px;
  color: var(--onyx);
}
.section-title em {
  font-style: italic;
  color: var(--gold);
  font-weight: 300;
}
.section { padding: clamp(72px, 10vw, 140px) 0; }

/* ------- Top Bar ------- */
.top-bar {
  background: var(--onyx);
  color: #B8B2A5;
  font-size: 12px;
  letter-spacing: 0.06em;
  border-bottom: 1px solid rgba(255,255,255,0.04);
}
.top-bar-inner {
  display: flex; align-items: center; gap: 14px;
  height: 38px;
}
.tb-link { color: #D9D4C7; transition: color .3s; }
.tb-link:hover { color: var(--gold-2); }
.tb-sep { opacity: .4; }
.tb-social { margin-left: auto; display: flex; gap: 14px; color: #B8B2A5; }
.tb-social a { transition: color .3s, transform .3s; }
.tb-social a:hover { color: var(--gold-2); transform: translateY(-1px); }

/* ------- Header ------- */
.site-header {
  position: sticky; top: 0; z-index: 80;
  background: rgba(251, 248, 242, 0.86);
  backdrop-filter: saturate(1.4) blur(12px);
  -webkit-backdrop-filter: saturate(1.4) blur(12px);
  border-bottom: 1px solid rgba(14,14,16,0.06);
  transition: background .4s, border-color .4s;
}
.site-header.scrolled { background: rgba(251, 248, 242, 0.96); }
.header-inner {
  height: var(--header-h);
  display: flex; align-items: center; justify-content: space-between;
  gap: 24px;
}
.brand {
  display: flex; align-items: center; gap: 12px;
  color: var(--onyx);
}
.brand-mark {
  font-family: var(--serif);
  font-size: 26px;
  letter-spacing: 0.02em;
  color: var(--onyx);
  border: 1px solid var(--onyx);
  padding: 4px 10px 3px;
  line-height: 1;
}
.brand-mark .brand-dot { color: var(--gold); margin: 0 1px; }
.brand-name {
  font-family: var(--serif);
  font-size: 22px;
  letter-spacing: 0.01em;
  color: var(--onyx);
}
.brand-name em {
  font-style: italic; color: var(--gold); font-weight: 500;
}
.brand.light { color: var(--cream); }
.brand.light .brand-mark { color: var(--cream); border-color: var(--gold); }
.brand.light .brand-name { color: var(--cream); }

.main-nav ul {
  list-style: none; margin: 0; padding: 0;
  display: flex; gap: 28px;
}
.main-nav a {
  font-size: 12.5px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--ink);
  padding: 6px 0;
  position: relative;
  transition: color .3s;
}
.main-nav a::after {
  content: '';
  position: absolute;
  left: 0; bottom: 0;
  width: 0; height: 1px;
  background: var(--gold);
  transition: width .35s ease;
}
.main-nav a:hover { color: var(--gold); }
.main-nav a:hover::after { width: 100%; }

.menu-toggle { display: none; width: 34px; height: 34px; flex-direction: column; justify-content: center; gap: 5px; }
.menu-toggle span { display: block; height: 1px; background: var(--onyx); transition: transform .3s, opacity .3s; }
.menu-toggle.open span:nth-child(1) { transform: translateY(6px) rotate(45deg); }
.menu-toggle.open span:nth-child(2) { opacity: 0; }
.menu-toggle.open span:nth-child(3) { transform: translateY(-6px) rotate(-45deg); }

.mobile-menu {
  position: fixed; inset: 0; z-index: 70;
  background: var(--onyx);
  padding: 120px var(--gutter) 40px;
  transform: translateY(-100%);
  transition: transform .5s cubic-bezier(.7,0,.3,1);
}
.mobile-menu.open { transform: translateY(0); }
.mobile-menu ul { list-style: none; margin: 0; padding: 0; }
.mobile-menu li { border-bottom: 1px solid rgba(255,255,255,0.08); }
.mobile-menu a {
  display: block;
  color: var(--cream);
  font-family: var(--serif);
  font-size: 30px;
  padding: 18px 0;
  transition: color .3s, padding .3s;
}
.mobile-menu a:hover { color: var(--gold); padding-left: 12px; }

/* ------- Buttons ------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 10px;
  padding: 14px 28px;
  font-size: 11.5px;
  letter-spacing: 0.26em;
  text-transform: uppercase;
  border: 1px solid transparent;
  transition: background-color .35s, color .35s, border-color .35s, transform .35s;
  cursor: pointer;
  font-weight: 500;
}
.btn-primary {
  background: var(--onyx);
  color: var(--cream);
  border-color: var(--onyx);
}
.btn-primary:hover { background: var(--gold); border-color: var(--gold); color: var(--onyx); }
.btn-outline {
  background: transparent;
  color: var(--onyx);
  border-color: var(--onyx);
}
.btn-outline:hover { background: var(--onyx); color: var(--cream); }
.btn-ghost {
  background: transparent;
  color: var(--cream);
  border-color: rgba(247,243,235,0.6);
}
.btn-ghost:hover { background: var(--cream); color: var(--onyx); border-color: var(--cream); }
.btn-link {
  padding: 6px 0;
  letter-spacing: 0.24em;
  border-bottom: 1px solid var(--gold);
  color: var(--onyx);
  transition: color .3s, gap .3s;
}
.btn-link:hover { color: var(--gold); gap: 14px; }

/* ------- HERO ------- */
.hero {
  position: relative;
  height: calc(100vh - 38px - var(--header-h));
  min-height: 640px;
  overflow: hidden;
  background: var(--onyx);
}
.hero-slides { position: absolute; inset: 0; }
.slide {
  position: absolute; inset: 0;
  background-size: cover;
  background-position: center;
  opacity: 0;
  transform: scale(1.08);
  transition: opacity 1.4s ease, transform 8s ease;
}
.slide.is-active {
  opacity: 1;
  transform: scale(1);
}
.slide::before {
  content: '';
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(14,14,16,0.35) 0%, rgba(14,14,16,0.15) 40%, rgba(14,14,16,0.85) 100%);
}
.slide-caption {
  position: absolute;
  right: var(--gutter);
  bottom: 140px;
  text-align: right;
  color: var(--cream);
  max-width: 420px;
  opacity: 0;
  transform: translateY(20px);
  transition: opacity .9s ease .4s, transform .9s ease .4s;
}
.slide.is-active .slide-caption { opacity: 1; transform: translateY(0); }
.slide-caption .eyebrow {
  color: var(--gold-soft);
  padding-left: 0; padding-right: 36px;
}
.slide-caption .eyebrow::before { left: auto; right: 0; background: var(--gold-soft); }
.slide-caption h2 {
  font-family: var(--serif);
  font-size: clamp(30px, 3.6vw, 48px);
  font-weight: 400;
  line-height: 1.05;
  margin: 6px 0 10px;
  letter-spacing: -0.005em;
}
.slide-caption p {
  font-size: 12.5px;
  letter-spacing: 0.14em;
  color: rgba(247,243,235,0.85);
  margin: 0;
}

.hero-overlay {
  position: absolute; inset: 0;
  display: flex;
  align-items: center;
  padding: 0 var(--gutter);
}
.hero-content {
  color: var(--cream);
  max-width: 760px;
  position: relative;
  z-index: 2;
}
.hero-eyebrow {
  display: inline-block;
  font-size: 10.5px;
  letter-spacing: 0.4em;
  color: var(--gold-soft);
  padding-left: 52px;
  position: relative;
  margin-bottom: 22px;
}
.hero-eyebrow::before {
  content: ''; position: absolute;
  left: 0; top: 50%;
  width: 40px; height: 1px;
  background: var(--gold-soft);
}
.hero-content h1 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(44px, 6.2vw, 92px);
  line-height: 1.02;
  letter-spacing: -0.015em;
  margin: 0 0 22px;
}
.hero-content h1 em {
  font-style: italic;
  color: var(--gold-soft);
  font-weight: 300;
}
.hero-sub {
  font-size: 15px;
  max-width: 520px;
  color: rgba(247,243,235,0.82);
  margin: 0 0 34px;
  letter-spacing: 0.01em;
}
.hero-actions { display: flex; flex-wrap: wrap; gap: 14px; }

.hero-controls {
  position: absolute;
  left: var(--gutter);
  bottom: 48px;
  display: flex; align-items: center; gap: 16px;
  color: var(--cream);
  z-index: 3;
}
.h-ctrl {
  width: 42px; height: 42px;
  border: 1px solid rgba(247,243,235,0.4);
  color: var(--cream);
  display: flex; align-items: center; justify-content: center;
  transition: background-color .3s, color .3s, border-color .3s;
}
.h-ctrl:hover { background: var(--gold); border-color: var(--gold); color: var(--onyx); }
.h-dots { display: flex; gap: 8px; padding: 0 8px; }
.h-dot {
  width: 32px; height: 2px;
  background: rgba(247,243,235,0.3);
  cursor: pointer;
  transition: background .3s;
  position: relative;
  overflow: hidden;
}
.h-dot.active { background: rgba(247,243,235,0.85); }

.scroll-cue {
  position: absolute;
  right: var(--gutter);
  bottom: 48px;
  color: var(--cream);
  font-size: 10px;
  letter-spacing: 0.35em;
  text-transform: uppercase;
  display: flex; flex-direction: column; align-items: center; gap: 10px;
  opacity: .7;
  z-index: 3;
}
.scroll-line {
  width: 1px; height: 54px;
  background: linear-gradient(to bottom, transparent, var(--cream));
  animation: scroll-pulse 2.4s ease-in-out infinite;
}
@keyframes scroll-pulse {
  0%, 100% { transform: scaleY(0.4); transform-origin: top; }
  50% { transform: scaleY(1); transform-origin: top; }
}

.hero-offices {
  position: absolute;
  top: 40px;
  right: var(--gutter);
  color: var(--cream);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  z-index: 3;
  opacity: 0.85;
}
.ho-label { display: block; color: var(--gold-soft); margin-bottom: 10px; font-size: 10px; letter-spacing: 0.35em; }
.hero-offices ul { list-style: none; margin: 0; padding: 0; display: flex; flex-wrap: wrap; gap: 18px; justify-content: flex-end; }
.hero-offices a { color: rgba(247,243,235,0.8); transition: color .3s; }
.hero-offices a:hover { color: var(--gold-soft); }

/* ------- Section head ------- */
.section-head {
  display: flex; align-items: flex-end; justify-content: space-between;
  gap: 30px; flex-wrap: wrap;
  margin-bottom: 60px;
  border-bottom: 1px solid var(--line);
  padding-bottom: 28px;
}
.section-head.center {
  flex-direction: column; align-items: center; text-align: center;
  border-bottom: 0;
}
.view-all {
  font-size: 11px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--onyx);
  border-bottom: 1px solid var(--gold);
  padding-bottom: 4px;
  transition: color .3s, gap .3s;
  display: inline-flex; gap: 10px; align-items: center;
}
.view-all:hover { color: var(--gold); }
.view-all span { transition: transform .3s; }
.view-all:hover span { transform: translateX(4px); }

/* ------- Listings ------- */
.listings { background: var(--cream); }
.listings-grid {
  display: grid;
  grid-template-columns: repeat(12, 1fr);
  gap: 28px;
}
.listing {
  grid-column: span 4;
  cursor: pointer;
}
.listing.tall { grid-column: span 6; grid-row: span 2; }
.listing.wide { grid-column: span 6; }
.listing-media {
  position: relative;
  aspect-ratio: 4 / 3;
  overflow: hidden;
  background: #d8d2c6;
}
.listing.tall .listing-media { aspect-ratio: 3 / 4.6; }
.listing-media .bg {
  position: absolute; inset: 0;
  background-size: cover;
  background-position: center;
  transition: transform 1.2s ease;
}
.listing:hover .listing-media .bg { transform: scale(1.06); }
.listing-media::after {
  content: '';
  position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 55%, rgba(14,14,16,0.55) 100%);
  opacity: 0;
  transition: opacity .45s;
}
.listing:hover .listing-media::after { opacity: 1; }
.listing-price {
  position: absolute;
  top: 16px; left: 16px;
  background: rgba(251,248,242,0.95);
  color: var(--onyx);
  padding: 8px 14px;
  font-size: 11px;
  letter-spacing: 0.14em;
  font-weight: 500;
}
.listing-cta {
  position: absolute;
  right: 16px; bottom: 16px;
  color: var(--cream);
  font-size: 10.5px;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  opacity: 0; transform: translateY(8px);
  transition: opacity .4s, transform .4s;
  display: inline-flex; gap: 8px; align-items: center;
}
.listing:hover .listing-cta { opacity: 1; transform: translateY(0); }
.listing-body {
  padding: 18px 0 0;
  border-top: 1px solid var(--line);
  margin-top: 18px;
  display: flex; justify-content: space-between; align-items: flex-start; gap: 20px;
}
.listing-title {
  font-family: var(--serif);
  font-size: 22px;
  font-weight: 500;
  color: var(--onyx);
  margin: 0 0 4px;
  letter-spacing: -0.005em;
}
.listing-sub {
  font-size: 12px;
  color: var(--muted);
  letter-spacing: 0.04em;
  margin: 0;
}
.listing-meta {
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--muted);
  text-align: right;
  flex-shrink: 0;
  line-height: 1.9;
}
.listings-footer { text-align: center; margin-top: 56px; }

/* ------- Awards ------- */
.awards { background: var(--onyx); color: var(--cream); padding: clamp(60px, 8vw, 110px) 0; }
.awards-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
}
.award {
  padding: 28px 40px;
  border-left: 1px solid rgba(255,255,255,0.08);
  text-align: center;
}
.award:first-child { border-left: 0; }
.award-mark {
  font-family: var(--serif);
  font-size: 28px;
  color: var(--gold-2);
  font-style: italic;
  display: block;
  margin-bottom: 14px;
}
.award p {
  font-family: var(--serif);
  font-size: 22px;
  line-height: 1.35;
  margin: 0 0 12px;
  color: var(--cream);
}
.award-source {
  font-size: 10.5px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: rgba(247,243,235,0.55);
}

/* ------- Founder ------- */
.founder { background: var(--paper); }
.founder-grid {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: clamp(40px, 7vw, 100px);
  align-items: center;
}
.founder-media { position: relative; }
.founder-img {
  aspect-ratio: 3/4;
  background-size: cover; background-position: center;
  filter: grayscale(0.2) contrast(1.03);
}
.founder-badge {
  position: absolute;
  right: -20px; bottom: -20px;
  background: var(--onyx);
  color: var(--cream);
  padding: 22px 28px;
  text-align: center;
}
.founder-badge span {
  display: block;
  font-size: 10px;
  letter-spacing: 0.32em;
  color: var(--gold-soft);
  text-transform: uppercase;
  margin-bottom: 4px;
}
.founder-badge strong {
  font-family: var(--serif);
  font-size: 38px;
  font-weight: 400;
  line-height: 1;
}
.founder-text p {
  font-size: 15px;
  line-height: 1.85;
  color: var(--ink);
  margin: 18px 0;
}
.founder-actions { display: flex; flex-wrap: wrap; gap: 20px; margin-top: 26px; align-items: center; }

/* ------- Stats ------- */
.stats { background: var(--cream-2); }
.stats-head { text-align: center; margin-bottom: 60px; }
.stats-grid {
  display: grid;
  grid-template-columns: repeat(6, 1fr);
  gap: 0;
}
.stat {
  padding: 30px 20px;
  text-align: center;
  border-left: 1px solid var(--line);
}
.stat:first-child { border-left: 0; }
.stat strong {
  display: block;
  font-family: var(--serif);
  font-size: clamp(40px, 4.5vw, 64px);
  font-weight: 400;
  color: var(--onyx);
  line-height: 1;
  margin-bottom: 10px;
}
.stat span {
  font-size: 10.5px;
  letter-spacing: 0.26em;
  text-transform: uppercase;
  color: var(--muted);
}

/* ------- About-us two column ------- */
.about-us { background: var(--paper); }
.about-grid {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: clamp(40px, 7vw, 100px);
  align-items: center;
}
.about-text p { font-size: 15px; line-height: 1.9; color: var(--ink); margin: 0 0 24px; }

/* ------- CTA Tiles ------- */
.cta-tiles { padding: 0; }
.cta-grid {
  display: grid;
  grid-template-columns: repeat(5, 1fr);
  gap: 0;
}
.cta-tile {
  position: relative;
  aspect-ratio: 4/5;
  display: flex; align-items: flex-end; padding: 36px 28px;
  color: var(--cream);
  background-size: cover; background-position: center;
  overflow: hidden;
  transition: flex 0.7s ease;
}
.cta-tile::before {
  content: '';
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(14,14,16,0.2) 0%, rgba(14,14,16,0.85) 100%);
  transition: background .4s;
}
.cta-tile:hover::before { background: linear-gradient(180deg, rgba(184,147,90,0.35) 0%, rgba(14,14,16,0.85) 100%); }
.cta-tile span {
  font-family: var(--serif);
  font-size: clamp(22px, 2.2vw, 30px);
  line-height: 1.1;
  position: relative; z-index: 2;
  transition: transform .5s;
}
.cta-tile:hover span { transform: translateY(-6px); }
.cta-tile::after {
  content: '→';
  position: absolute;
  right: 28px; bottom: 40px;
  color: var(--gold-soft);
  font-family: var(--serif);
  font-size: 18px;
  opacity: 0;
  transform: translateX(-10px);
  transition: opacity .4s, transform .4s;
  z-index: 2;
}
.cta-tile:hover::after { opacity: 1; transform: translateX(0); }

/* ------- Concierge ------- */
.concierge { background: var(--onyx); color: var(--cream); }
.concierge-grid {
  display: grid;
  grid-template-columns: 1fr 1.1fr;
  gap: clamp(40px, 7vw, 100px);
  align-items: center;
}
.concierge .eyebrow { color: var(--gold-soft); }
.concierge .section-title { color: var(--cream); }
.concierge .section-title em { color: var(--gold-soft); }
.concierge-text p { color: rgba(247,243,235,0.78); font-size: 15px; line-height: 1.9; margin: 18px 0 26px; }
.concierge .btn-outline { color: var(--cream); border-color: var(--cream); }
.concierge .btn-outline:hover { background: var(--cream); color: var(--onyx); }

.compare {
  position: relative;
  aspect-ratio: 4/3;
  overflow: hidden;
  user-select: none;
}
.compare-before, .compare-after {
  position: absolute; inset: 0;
  background-size: cover; background-position: center;
}
.compare-after {
  clip-path: inset(0 50% 0 0);
  transition: clip-path .06s linear;
}
#compareRange {
  position: absolute; inset: 0;
  width: 100%; height: 100%;
  opacity: 0;
  cursor: ew-resize;
  z-index: 4;
}
.compare-handle {
  position: absolute;
  top: 0; bottom: 0;
  left: 50%;
  width: 2px;
  background: var(--gold-soft);
  transform: translateX(-50%);
  pointer-events: none;
  z-index: 3;
}
.compare-handle::after {
  content: '';
  position: absolute;
  top: 50%; left: 50%;
  width: 44px; height: 44px;
  border: 1px solid var(--gold-soft);
  background: rgba(14,14,16,0.4);
  border-radius: 50%;
  transform: translate(-50%, -50%);
}
.compare-handle::before {
  content: '↔';
  position: absolute;
  top: 50%; left: 50%;
  transform: translate(-50%, -50%);
  color: var(--gold-soft);
  font-size: 14px;
  z-index: 1;
}
.compare-label {
  position: absolute; top: 18px;
  color: var(--cream);
  font-size: 10.5px;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  z-index: 2;
  background: rgba(14,14,16,0.55);
  padding: 6px 12px;
}
.before-label { left: 18px; }
.after-label { right: 18px; }

/* ------- Testimonials ------- */
.testimonials { background: var(--paper); }
.testi-wrap {
  display: grid;
  grid-template-columns: auto 1fr auto;
  gap: 24px;
  align-items: center;
  max-width: 1080px; margin: 0 auto;
}
.testi-viewport { overflow: hidden; }
.testi-track {
  display: flex;
  gap: 0;
  transition: transform .6s cubic-bezier(.7,0,.3,1);
}
.testi {
  flex: 0 0 100%;
  text-align: center;
  padding: 20px clamp(12px, 4vw, 60px);
}
.testi-quote {
  font-family: var(--serif);
  font-size: clamp(20px, 2.1vw, 28px);
  line-height: 1.55;
  color: var(--onyx);
  font-weight: 400;
  font-style: italic;
  margin: 0 0 26px;
  position: relative;
}
.testi-quote::before {
  content: '“';
  font-family: var(--serif);
  font-size: 96px;
  color: var(--gold);
  position: absolute;
  top: -50px; left: 50%;
  transform: translateX(-50%);
  line-height: 1;
  opacity: .4;
}
.testi-author {
  font-size: 11px;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 500;
}
.testi-author strong { color: var(--onyx); font-weight: 600; display: block; margin-bottom: 4px; }
.testi-nav {
  width: 48px; height: 48px;
  border: 1px solid var(--line);
  color: var(--onyx);
  display: flex; align-items: center; justify-content: center;
  transition: background .3s, color .3s, border-color .3s;
}
.testi-nav:hover { background: var(--onyx); color: var(--cream); border-color: var(--onyx); }
.testi-footer { text-align: center; margin-top: 36px; }

/* ------- Media ------- */
.media { background: var(--cream); }
.media-head {
  display: grid;
  grid-template-columns: 1fr 1.1fr;
  gap: clamp(30px, 5vw, 80px);
  align-items: end;
  margin-bottom: 60px;
  padding-bottom: 28px;
  border-bottom: 1px solid var(--line);
}
.media-head p {
  color: var(--muted); font-size: 15px; line-height: 1.8; margin: 0;
}
.media-grid {
  display: grid;
  grid-template-columns: 1fr 1fr 1fr;
  gap: 28px;
}
.media-card {
  display: flex; flex-direction: column;
  background: var(--paper);
  padding: 24px;
  border: 1px solid var(--line);
  transition: transform .4s, border-color .4s;
  cursor: pointer;
  color: inherit;
  text-decoration: none;
}
.media-card:hover { transform: translateY(-4px); border-color: var(--gold); }
.media-card.feature { grid-row: span 2; }
.media-img {
  aspect-ratio: 16/9;
  background-size: cover; background-position: center;
  margin-bottom: 22px;
}
.media-card.feature .media-img { aspect-ratio: 4/5; }
.media-title {
  font-family: var(--serif);
  font-size: 20px;
  font-weight: 500;
  color: var(--onyx);
  line-height: 1.3;
  margin: 0 0 18px;
  flex: 1;
}
.media-card.feature .media-title { font-size: 26px; }
.media-source {
  font-size: 10.5px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--gold);
  padding-top: 14px;
  border-top: 1px solid var(--line);
}

/* ------- Philanthropy ------- */
.philanthropy { background: var(--paper); }
.phil-grid {
  display: grid;
  grid-template-columns: 1fr 0.9fr;
  gap: clamp(40px, 6vw, 90px);
  align-items: center;
}
.phil-text p {
  font-size: 15px; line-height: 1.9; color: var(--ink); margin: 18px 0;
}
.phil-media {
  position: relative;
  aspect-ratio: 3/4;
  background-size: cover; background-position: center;
  cursor: pointer;
  overflow: hidden;
}
.phil-media::before {
  content: '';
  position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent, rgba(14,14,16,0.55));
}
.play-btn {
  position: absolute; top: 50%; left: 50%;
  transform: translate(-50%, -50%);
  width: 78px; height: 78px;
  border: 1px solid var(--cream);
  background: rgba(14,14,16,0.25);
  color: var(--cream);
  border-radius: 50%;
  display: flex; align-items: center; justify-content: center;
  transition: background .35s, transform .35s;
}
.play-btn::after {
  content: '';
  position: absolute; inset: -8px;
  border: 1px solid rgba(247,243,235,0.3);
  border-radius: 50%;
  animation: pulse 2.4s ease-in-out infinite;
}
@keyframes pulse {
  0% { transform: scale(1); opacity: .7; }
  100% { transform: scale(1.4); opacity: 0; }
}
.play-btn:hover { background: var(--gold); transform: translate(-50%, -50%) scale(1.08); }

/* ------- Magazine ------- */
.magazine { background: var(--cream); }
.magazine-grid {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: clamp(40px, 6vw, 90px);
  align-items: center;
}
.mag-text p { font-size: 15px; line-height: 1.9; color: var(--ink); margin: 18px 0 0; }
.mag-covers {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 16px;
}
.mag-cover {
  aspect-ratio: 3/4;
  background-size: cover; background-position: center;
  position: relative;
  cursor: pointer;
  overflow: hidden;
  transition: transform .45s;
}
.mag-cover:hover { transform: translateY(-6px); }
.mag-cover::before {
  content: '';
  position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 50%, rgba(14,14,16,0.8));
}
.mag-cover span {
  position: absolute;
  bottom: 16px; left: 16px; right: 16px;
  color: var(--cream);
  font-size: 10px;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  font-weight: 500;
}

/* ------- Social ------- */
.social-sec { background: var(--paper); overflow: hidden; }
.social-head { text-align: center; max-width: 900px; margin: 0 auto 50px; }
.social-rails { display: flex; flex-direction: column; gap: 22px; }
.rail {
  display: flex; gap: 22px;
  animation: rail-scroll 40s linear infinite;
  width: max-content;
}
.rail.reverse { animation: rail-scroll-rev 50s linear infinite; }
@keyframes rail-scroll {
  from { transform: translateX(0); }
  to { transform: translateX(-50%); }
}
@keyframes rail-scroll-rev {
  from { transform: translateX(-50%); }
  to { transform: translateX(0); }
}
.rail-item {
  flex: 0 0 auto;
  width: 240px; height: 240px;
  background-size: cover; background-position: center;
  position: relative;
  cursor: pointer;
  transition: transform .4s;
}
.rail-item:hover { transform: scale(1.03); }
.rail-item::after {
  content: '';
  position: absolute; inset: 0;
  background: rgba(14,14,16,0); transition: background .4s;
}
.rail-item:hover::after { background: rgba(14,14,16,0.25); }

/* ------- Newsletter ------- */
.newsletter { background: var(--onyx-2); color: var(--cream); }
.news-grid {
  display: grid;
  grid-template-columns: 1fr 1.1fr;
  gap: clamp(40px, 6vw, 90px);
  align-items: start;
}
.newsletter .eyebrow { color: var(--gold-soft); }
.newsletter .section-title { color: var(--cream); }
.newsletter .section-title em { color: var(--gold-soft); }
.news-text p { color: rgba(247,243,235,0.7); margin-top: 18px; }

.news-form {
  background: var(--onyx);
  padding: clamp(30px, 4vw, 50px);
  border: 1px solid rgba(255,255,255,0.08);
}
.news-form .row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 18px;
}
.news-form label {
  display: block;
  font-size: 10.5px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--gold-soft);
  margin-bottom: 18px;
}
.news-form label.full { grid-column: 1 / -1; }
.news-form input[type="text"],
.news-form input[type="email"],
.news-form textarea {
  display: block;
  width: 100%;
  margin-top: 10px;
  background: transparent;
  border: 0;
  border-bottom: 1px solid rgba(255,255,255,0.18);
  padding: 10px 0 12px;
  color: var(--cream);
  font-family: inherit;
  font-size: 14px;
  letter-spacing: 0.01em;
  transition: border-color .3s;
}
.news-form input:focus,
.news-form textarea:focus {
  outline: none;
  border-color: var(--gold);
}
.news-form textarea { resize: vertical; }
.news-form .agree {
  display: flex; gap: 12px; align-items: flex-start;
  font-size: 11px;
  letter-spacing: 0.04em;
  color: rgba(247,243,235,0.6);
  text-transform: none;
  line-height: 1.7;
  margin: 8px 0 24px;
}
.news-form .agree input {
  margin-top: 4px;
  accent-color: var(--gold);
  flex-shrink: 0;
}
.news-form .agree a { color: var(--gold-soft); border-bottom: 1px solid var(--gold-soft); }
.news-form .btn-primary {
  background: var(--gold);
  border-color: var(--gold);
  color: var(--onyx);
  width: 100%;
}
.news-form .btn-primary:hover { background: var(--cream); border-color: var(--cream); }
.form-success {
  margin: 20px 0 0;
  color: var(--gold-soft);
  font-size: 12px;
  letter-spacing: 0.1em;
  opacity: 0; transform: translateY(8px);
  transition: opacity .4s, transform .4s;
}
.form-success.show { opacity: 1; transform: translateY(0); }

/* ------- Offices ------- */
.offices { background: var(--cream); }
.offices-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 20px;
}
.office {
  background: var(--paper);
  padding: 40px 28px;
  text-align: center;
  border: 1px solid var(--line);
  transition: border-color .4s, transform .4s;
}
.office:hover { border-color: var(--gold); transform: translateY(-4px); }
.office-pin {
  width: 28px; height: 28px;
  margin: 0 auto 20px;
  border: 1px solid var(--gold);
  border-radius: 50% 50% 50% 0;
  transform: rotate(-45deg);
  position: relative;
}
.office-pin::after {
  content: '';
  position: absolute;
  top: 50%; left: 50%;
  width: 8px; height: 8px;
  background: var(--gold);
  border-radius: 50%;
  transform: translate(-50%, -50%);
}
.office-city {
  display: block;
  font-family: var(--serif);
  font-size: 26px;
  color: var(--onyx);
  margin-bottom: 16px;
  letter-spacing: -0.005em;
}
.office-phone {
  display: block;
  color: var(--gold);
  font-size: 13px;
  letter-spacing: 0.1em;
  margin-bottom: 12px;
  transition: color .3s;
}
.office-phone:hover { color: var(--onyx); }
.office address {
  font-style: normal;
  font-size: 13px;
  color: var(--muted);
  line-height: 1.7;
}

/* ------- Footer ------- */
.site-footer {
  background: var(--onyx);
  color: rgba(247,243,235,0.7);
  padding: 80px 0 0;
}
.footer-grid {
  display: grid;
  grid-template-columns: 1.4fr repeat(4, 1fr);
  gap: 40px;
  padding-bottom: 50px;
  border-bottom: 1px solid rgba(255,255,255,0.08);
}
.foot-brand p { margin: 18px 0 20px; font-size: 13px; line-height: 1.7; color: rgba(247,243,235,0.55); max-width: 280px; }
.foot-social { display: flex; gap: 14px; color: rgba(247,243,235,0.7); }
.foot-social a { transition: color .3s, transform .3s; }
.foot-social a:hover { color: var(--gold-soft); transform: translateY(-2px); }
.site-footer h4 {
  font-size: 11px;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: var(--gold-soft);
  font-weight: 500;
  margin: 0 0 20px;
}
.site-footer ul { list-style: none; padding: 0; margin: 0; }
.site-footer li { margin-bottom: 10px; font-size: 13px; }
.site-footer a { color: rgba(247,243,235,0.7); transition: color .3s; }
.site-footer a:hover { color: var(--gold-soft); }
.foot-base {
  display: flex; justify-content: space-between; gap: 20px; flex-wrap: wrap;
  padding: 28px 0;
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(247,243,235,0.45);
}
.foot-base a { color: rgba(247,243,235,0.55); transition: color .3s; }
.foot-base a:hover { color: var(--gold-soft); }

/* ------- Privacy strip ------- */
.privacy-strip {
  background: #07070A;
  color: rgba(247,243,235,0.5);
  padding: 28px 0;
  font-size: 12px;
  line-height: 1.75;
  border-top: 1px solid rgba(255,255,255,0.04);
}
.privacy-strip p { margin: 0; max-width: 960px; }
.privacy-strip strong { color: var(--gold-soft); letter-spacing: 0.12em; text-transform: uppercase; font-size: 10.5px; display: inline-block; margin-right: 10px; font-weight: 500; }
.privacy-strip a { color: var(--gold-soft); border-bottom: 1px solid rgba(217,192,142,0.4); transition: color .3s, border-color .3s; }
.privacy-strip a:hover { color: var(--cream); border-color: var(--cream); }

/* ------- Back to top ------- */
.back-top {
  position: fixed;
  right: 28px; bottom: 28px;
  width: 44px; height: 44px;
  background: var(--onyx);
  color: var(--cream);
  border: 1px solid var(--gold);
  border-radius: 50%;
  display: flex; align-items: center; justify-content: center;
  z-index: 60;
  opacity: 0; pointer-events: none;
  transform: translateY(20px);
  transition: opacity .4s, transform .4s, background .3s, color .3s;
}
.back-top.show { opacity: 1; pointer-events: auto; transform: translateY(0); }
.back-top:hover { background: var(--gold); color: var(--onyx); }

/* ------- Reveal on scroll ------- */
.reveal { opacity: 0; transform: translateY(28px); transition: opacity .9s ease, transform .9s ease; }
.reveal.in { opacity: 1; transform: translateY(0); }

/* ------- Responsive ------- */
@media (max-width: 1100px) {
  .listings-grid { grid-template-columns: repeat(6, 1fr); }
  .listing, .listing.tall, .listing.wide { grid-column: span 3; }
  .listing.tall .listing-media { aspect-ratio: 4/3; }
  .stats-grid { grid-template-columns: repeat(3, 1fr); }
  .stat { border-top: 1px solid var(--line); }
  .stat:nth-child(-n+3) { border-top: 0; }
  .stat:nth-child(3n+1) { border-left: 0; }
  .cta-grid { grid-template-columns: repeat(3, 1fr); }
  .offices-grid { grid-template-columns: repeat(2, 1fr); }
  .media-grid { grid-template-columns: 1fr 1fr; }
  .media-card.feature { grid-row: auto; grid-column: span 2; }
  .media-card.feature .media-img { aspect-ratio: 16/9; }
  .footer-grid { grid-template-columns: 1fr 1fr 1fr; }
  .foot-brand { grid-column: 1 / -1; }
}

@media (max-width: 820px) {
  .main-nav { display: none; }
  .menu-toggle { display: flex; }
  .top-bar .tb-sep, .top-bar .tb-link:first-of-type { display: none; }
  .top-bar-inner { justify-content: space-between; }
  .awards-grid { grid-template-columns: 1fr; }
  .award { border-left: 0; border-top: 1px solid rgba(255,255,255,0.08); }
  .award:first-child { border-top: 0; }
  .founder-grid, .about-grid, .concierge-grid, .magazine-grid, .phil-grid, .news-grid, .media-head { grid-template-columns: 1fr; }
  .listings-grid { grid-template-columns: repeat(2, 1fr); }
  .listing, .listing.tall, .listing.wide { grid-column: span 1; }
  .stats-grid { grid-template-columns: repeat(2, 1fr); }
  .stat { border-left: 0; border-top: 1px solid var(--line); }
  .stat:nth-child(-n+2) { border-top: 0; }
  .cta-grid { grid-template-columns: repeat(2, 1fr); }
  .offices-grid { grid-template-columns: 1fr; }
  .media-grid { grid-template-columns: 1fr; }
  .media-card.feature { grid-column: span 1; }
  .mag-covers { grid-template-columns: repeat(2, 1fr); }
  .hero-offices { display: none; }
  .slide-caption { bottom: 150px; max-width: 80vw; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .foot-brand { grid-column: 1 / -1; }
  .hero { min-height: 580px; }
  .hero-content h1 { font-size: clamp(38px, 9vw, 64px); }
  .news-form .row { grid-template-columns: 1fr; }
  .brand-name { display: none; }
}

@media (max-width: 480px) {
  .listings-grid { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr; }
  .stats-grid { grid-template-columns: 1fr; }
  .stat { border-top: 1px solid var(--line); }
  .stat:first-child { border-top: 0; }
  .cta-grid { grid-template-columns: 1fr; }
  .testi-nav { width: 40px; height: 40px; }
  .hero-controls { left: 20px; }
  .scroll-cue { display: none; }
}