/* Angela Dansereau | APEX Residential
   Black and white system with depth. Inter body, Cormorant Garamond display. */
:root{
  --black:#0a0a0a; --ink:#111; --ink-2:#1c1c1c; --ink-3:#2a2a2a;
  --white:#ffffff; --paper:#f6f6f4; --paper-2:#ededea;
  --g1:#8a8a8a; --g2:#b8b8b8; --g3:#d9d9d6; --g4:#e9e9e7;
  --serif:'Cormorant Garamond', Georgia, 'Times New Roman', serif;
  --sans:'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', Roboto, sans-serif;
  --ease:cubic-bezier(.22,1,.36,1);
  --shadow-soft:0 10px 30px rgba(0,0,0,.08), 0 2px 8px rgba(0,0,0,.05);
  --shadow-lift:0 30px 60px rgba(0,0,0,.18), 0 8px 20px rgba(0,0,0,.10);
  --wrap:1280px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%;overflow-x:hidden}
body{font-family:var(--sans);font-weight:300;font-size:16px;line-height:1.7;color:var(--ink);background:var(--white);-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;display:block;height:auto}
a{color:inherit;text-decoration:none}
ul{list-style:none}
button{font-family:inherit;cursor:pointer;border:0;background:none;color:inherit}
h1,h2,h3,h4{font-weight:400;line-height:1.1;letter-spacing:-.01em}
.serif{font-family:var(--serif);font-weight:300}
h1.serif{font-size:clamp(2.6rem,6vw,5.4rem);line-height:1.02}
h2.serif{font-size:clamp(2.1rem,4.2vw,3.6rem)}
h3.serif{font-size:clamp(1.5rem,2.4vw,2.1rem)}
h3{font-size:1.1rem;font-weight:500}
p{max-width:68ch}
.lead{font-size:clamp(1.05rem,1.4vw,1.25rem);line-height:1.65;color:inherit;opacity:.85}
.eyebrow{font-size:.72rem;letter-spacing:.28em;text-transform:uppercase;font-weight:500;opacity:.7;margin-bottom:1rem}
.wrap{width:min(var(--wrap),calc(100% - clamp(2.5rem,8vw,7rem)));margin-inline:auto}
.wrap.narrow{width:min(840px,calc(100% - clamp(2.5rem,8vw,7rem)))}
.section{padding:clamp(4.5rem,9vw,8rem) 0}
.section.tight{padding:clamp(3rem,6vw,5rem) 0}
.section.dark{background:var(--black);color:var(--white)}
.section.paper{background:var(--paper)}
.section.dark .eyebrow{opacity:.6}
.center{text-align:center}
.center p{margin-inline:auto}
.skip{position:absolute;left:-999px;top:0;background:#fff;color:#000;padding:.5rem 1rem;z-index:1000}
.skip:focus{left:1rem;top:1rem}
.hide-mobile{display:inline-flex}
@media(max-width:860px){.hide-mobile{display:none!important}}

/* Buttons: glass effect */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;padding:.95rem 1.9rem;font-size:.78rem;letter-spacing:.2em;text-transform:uppercase;font-weight:500;border-radius:999px;transition:transform .5s var(--ease),background .4s,box-shadow .5s,border-color .4s;position:relative;isolation:isolate;white-space:nowrap}
.btn-sm{padding:.65rem 1.25rem;font-size:.7rem;letter-spacing:.16em}
.btn-glass{color:#fff;background:rgba(255,255,255,.12);border:1px solid rgba(255,255,255,.35);backdrop-filter:blur(14px) saturate(160%);-webkit-backdrop-filter:blur(14px) saturate(160%);box-shadow:inset 0 1px 0 rgba(255,255,255,.45),0 10px 30px rgba(0,0,0,.25)}
.btn-glass::before{content:"";position:absolute;inset:0;border-radius:inherit;background:linear-gradient(180deg,rgba(255,255,255,.25),rgba(255,255,255,0) 55%);z-index:-1}
.btn-glass:hover{background:rgba(255,255,255,.22);transform:translateY(-2px);box-shadow:inset 0 1px 0 rgba(255,255,255,.6),0 18px 40px rgba(0,0,0,.3)}
.theme-light .btn-glass.on-light,.on-light .btn-glass{color:#0a0a0a;background:rgba(0,0,0,.05);border-color:rgba(0,0,0,.25);box-shadow:inset 0 1px 0 rgba(255,255,255,.8),0 10px 30px rgba(0,0,0,.08)}
.on-light .btn-glass:hover{background:rgba(0,0,0,.1)}
.btn-outline{color:inherit;border:1px solid currentColor;background:transparent}
.btn-outline:hover{background:currentColor;transform:translateY(-2px)}
.btn-outline:hover span,.btn-outline:hover{color:inherit}
.section.dark .btn-outline:hover,.cta-band .btn-outline:hover,.hero .btn-outline:hover{color:#0a0a0a;background:#fff}
.theme-light .btn-outline:hover{color:#fff;background:#0a0a0a}
.btn-solid{background:#0a0a0a;color:#fff;border:1px solid #0a0a0a}
.btn-solid:hover{background:#fff;color:#0a0a0a;transform:translateY(-2px)}
.btn-row{display:flex;flex-wrap:wrap;gap:.9rem;margin-top:2rem}
.text-link{font-size:.78rem;letter-spacing:.2em;text-transform:uppercase;font-weight:500;display:inline-flex;align-items:center;gap:.6rem;border-bottom:1px solid currentColor;padding-bottom:.3rem;transition:gap .4s var(--ease)}
.text-link:hover{gap:1rem}

/* Header */
.site-header{position:fixed;inset:0 0 auto 0;z-index:100;padding:1.1rem 0;transition:background .5s,padding .5s,box-shadow .5s,transform .5s}
.header-inner{width:min(1400px,calc(100% - clamp(2.5rem,5vw,4rem)));margin-inline:auto;display:flex;align-items:center;justify-content:space-between;gap:2rem}
.brand{display:block;height:44px}
.brand img{height:100%;width:auto}
.logo-black{display:none}
.main-nav ul{display:flex;gap:2.2rem}
.main-nav a{font-size:.74rem;letter-spacing:.22em;text-transform:uppercase;font-weight:500;color:#fff;position:relative;padding:.4rem 0}
.main-nav a::after{content:"";position:absolute;left:0;right:0;bottom:0;height:1px;background:currentColor;transform:scaleX(0);transform-origin:left;transition:transform .5s var(--ease)}
.main-nav a:hover::after,.main-nav a.active::after{transform:scaleX(1)}
.header-actions{display:flex;align-items:center;gap:1rem}
.site-header.solid,.theme-light .site-header{background:rgba(255,255,255,.86);backdrop-filter:blur(18px) saturate(160%);-webkit-backdrop-filter:blur(18px) saturate(160%);padding:.7rem 0;box-shadow:0 1px 0 rgba(0,0,0,.06)}
.site-header.solid .logo-white,.theme-light .site-header .logo-white{display:none}
.site-header.solid .logo-black,.theme-light .site-header .logo-black{display:block}
.site-header.solid .main-nav a,.theme-light .site-header .main-nav a{color:#0a0a0a}
.site-header.solid .btn-glass,.theme-light .site-header .btn-glass{color:#0a0a0a;background:rgba(0,0,0,.05);border-color:rgba(0,0,0,.25);box-shadow:inset 0 1px 0 rgba(255,255,255,.8),0 6px 18px rgba(0,0,0,.08)}
.site-header.hide{transform:translateY(-110%)}
.site-header.menu-open{background:transparent!important;box-shadow:none}
.theme-light .site-header.menu-open .logo-black,.site-header.solid.menu-open .logo-black{display:none}
.theme-light .site-header.menu-open .logo-white,.site-header.solid.menu-open .logo-white{display:block}
.theme-light .site-header.menu-open .btn-glass{color:#fff;background:rgba(255,255,255,.12);border-color:rgba(255,255,255,.35)}
.menu-btn{width:44px;height:44px;display:none;flex-direction:column;justify-content:center;align-items:center;gap:6px;border-radius:50%;border:1px solid rgba(255,255,255,.35);background:rgba(255,255,255,.1);backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px)}
.menu-btn span{display:block;width:18px;height:1px;background:#fff;transition:transform .5s var(--ease),opacity .3s}
.site-header.solid .menu-btn,.theme-light .site-header .menu-btn{border-color:rgba(0,0,0,.25);background:rgba(0,0,0,.05)}
.site-header.solid .menu-btn span,.theme-light .site-header .menu-btn span{background:#0a0a0a}
.site-header.menu-open .menu-btn{border-color:rgba(255,255,255,.35);background:rgba(255,255,255,.1)}
.site-header.menu-open .menu-btn span{background:#fff}
.site-header.menu-open .menu-btn span:first-child{transform:translateY(3.5px) rotate(45deg)}
.site-header.menu-open .menu-btn span:last-child{transform:translateY(-3.5px) rotate(-45deg)}
@media(max-width:1024px){.main-nav{display:none}.menu-btn{display:flex}}

/* Mobile menu */
.mobile-menu{position:fixed;inset:0;z-index:90;background:#0a0a0a;color:#fff;clip-path:circle(0 at calc(100% - 44px) 44px);transition:clip-path .9s var(--ease);visibility:hidden}
.mobile-menu.open{clip-path:circle(150% at calc(100% - 44px) 44px);visibility:visible}
.mobile-menu::before{content:"";position:absolute;inset:0;background:radial-gradient(60% 50% at 80% 10%,rgba(255,255,255,.08),transparent 70%)}
.mm-inner{position:relative;height:100%;overflow:auto;padding:7rem 2rem 3rem;display:grid;grid-template-columns:1fr;gap:2.5rem;align-content:start}
.mm-links li{opacity:0;transform:translateY(24px);transition:opacity .6s var(--ease),transform .8s var(--ease);transition-delay:calc(.15s + var(--i)*.06s)}
.mobile-menu.open .mm-links li{opacity:1;transform:none}
.mm-links a{font-family:var(--serif);font-size:clamp(2.4rem,9vw,4rem);line-height:1.15;font-weight:300;display:inline-block;position:relative}
.mm-links a::after{content:"";position:absolute;left:0;bottom:.1em;height:1px;width:100%;background:#fff;transform:scaleX(0);transform-origin:left;transition:transform .6s var(--ease)}
.mm-links a:hover::after{transform:scaleX(1)}
.mm-areas{opacity:0;transition:opacity .8s .5s}
.mobile-menu.open .mm-areas{opacity:1}
.mm-areas ul{display:grid;grid-template-columns:1fr 1fr;gap:.4rem 1.5rem}
.mm-areas a{font-size:.95rem;opacity:.8}
.mm-contact{display:flex;flex-direction:column;gap:.4rem;font-size:.95rem;opacity:0;transition:opacity .8s .6s}
.mobile-menu.open .mm-contact{opacity:1}
@media(min-width:720px){.mm-inner{grid-template-columns:1.2fr 1fr;padding:9rem 6vw 4rem;column-gap:4rem}.mm-links{grid-row:span 2}}
body.no-scroll{overflow:hidden}

/* Hero */
.hero{position:relative;min-height:100svh;display:flex;align-items:flex-end;color:#fff;overflow:hidden;background:#0a0a0a}
.hero-media{position:absolute;inset:0}
.hero-media img{width:100%;height:100%;object-fit:cover;object-position:center 35%;transform:scale(1.08);animation:heroIn 2.2s var(--ease) forwards;filter:saturate(.8) contrast(1.05)}
@keyframes heroIn{to{transform:scale(1)}}
.hero-media::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.45) 0%,rgba(0,0,0,.2) 40%,rgba(0,0,0,.8) 100%)}
.hero-content{position:relative;width:min(var(--wrap),calc(100% - clamp(2.5rem,8vw,7rem)));margin-inline:auto;padding:9rem 0 5rem;display:grid;gap:1.4rem;grid-template-columns:1fr}
.hero h1{max-width:19ch;text-wrap:balance}
.hero .lead{max-width:56ch}
.hero .eyebrow{margin-bottom:0}
.hero-content>*{opacity:0;transform:translateY(28px);animation:rise 1.2s var(--ease) forwards}
.hero-content>*:nth-child(1){animation-delay:.3s}.hero-content>*:nth-child(2){animation-delay:.45s}.hero-content>*:nth-child(3){animation-delay:.6s}.hero-content>*:nth-child(4){animation-delay:.75s}.hero-content>*:nth-child(5){animation-delay:.9s}
@keyframes rise{to{opacity:1;transform:none}}
.hero-foot{display:flex;justify-content:space-between;align-items:flex-end;gap:2rem;margin-top:2rem;border-top:1px solid rgba(255,255,255,.25);padding-top:1.4rem;font-size:.78rem;letter-spacing:.14em;text-transform:uppercase}
.hero-foot .scroll{display:inline-flex;align-items:center;gap:.8rem;opacity:.8}
.hero-foot .scroll i{display:block;width:1px;height:38px;background:linear-gradient(#fff,transparent);animation:drip 2s infinite}
@keyframes drip{0%{transform:scaleY(0);transform-origin:top}50%{transform:scaleY(1);transform-origin:top}51%{transform-origin:bottom}100%{transform:scaleY(0);transform-origin:bottom}}
@media(max-width:700px){.hero-foot{display:none}.hero-content{padding:7rem 0 3.5rem;gap:1rem}.hero h1{font-size:2.35rem}.hero .lead{font-size:1rem}.hero .btn-row{margin-top:1rem}.btn{padding:.85rem 1.5rem}}

/* Stats */
.stats{background:#0a0a0a;color:#fff;position:relative}
.stats::before{content:"";position:absolute;inset:0;background:radial-gradient(70% 80% at 50% 120%,rgba(255,255,255,.07),transparent 70%)}
.stats-grid{position:relative;display:grid;grid-template-columns:repeat(2,1fr);gap:0;border-top:1px solid rgba(255,255,255,.14);border-left:1px solid rgba(255,255,255,.14)}
.stat{padding:2.4rem 1.6rem;border-right:1px solid rgba(255,255,255,.14);border-bottom:1px solid rgba(255,255,255,.14)}
.stat .num{font-family:var(--serif);font-size:clamp(2.6rem,4.5vw,4rem);line-height:1;font-weight:300}
.stat .lbl{font-size:.74rem;letter-spacing:.2em;text-transform:uppercase;opacity:.6;margin-top:.6rem}
@media(min-width:900px){.stats-grid{grid-template-columns:repeat(5,1fr)}.stat{padding:3rem 2rem}}

/* Area tiles */
.tiles{display:grid;grid-template-columns:repeat(2,1fr);gap:1rem}
@media(min-width:760px){.tiles{grid-template-columns:repeat(3,1fr);gap:1.4rem}}
@media(min-width:1100px){.tiles{grid-template-columns:repeat(5,1fr)}}
.tile{position:relative;aspect-ratio:4/5;border-radius:6px;overflow:hidden;box-shadow:var(--shadow-soft);background:#111;transition:box-shadow .6s var(--ease),transform .6s var(--ease);display:block}
.tile img{width:100%;height:100%;object-fit:cover;transition:filter .8s var(--ease),transform 1.2s var(--ease)}
.tile:hover{box-shadow:var(--shadow-lift);transform:translateY(-4px)}
.tile:hover img{filter:grayscale(1) contrast(1.08);transform:scale(1.06)}
.tile::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,0) 45%,rgba(0,0,0,.72) 100%);transition:opacity .6s}
.tile .t-label{position:absolute;left:1.1rem;right:1.1rem;bottom:1.1rem;z-index:2;color:#fff}
.tile .t-label h3{font-family:var(--serif);font-size:clamp(1.9rem,2.4vw,2.5rem);font-weight:400;line-height:1;text-shadow:0 2px 14px rgba(0,0,0,.45)}
.tile .t-label span{display:block;font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;opacity:0;transform:translateY(8px);transition:opacity .5s,transform .6s var(--ease);margin-top:.4rem}
.tile:hover .t-label span{opacity:.85;transform:none}
.tiles-wide{grid-template-columns:repeat(2,1fr)}
@media(min-width:760px){.tiles-wide{grid-template-columns:repeat(3,1fr)}}
@media(min-width:1100px){.tiles-wide{grid-template-columns:repeat(4,1fr)}}
.tiles-wide .tile{aspect-ratio:4/3}

/* Split about */
.split{display:grid;gap:3rem;align-items:center}
@media(min-width:900px){.split{grid-template-columns:1fr 1fr;gap:6rem}.split.rev>:first-child{order:2}}
.portrait{position:relative}
.portrait img{border-radius:6px;box-shadow:var(--shadow-lift);aspect-ratio:4/5;object-fit:cover;width:100%}
.portrait::before{content:"";position:absolute;inset:auto -1.4rem -1.4rem auto;width:60%;height:60%;border:1px solid rgba(0,0,0,.18);border-radius:6px;z-index:-1}
.section.dark .portrait::before{border-color:rgba(255,255,255,.25)}
.split .copy p+p{margin-top:1rem}

/* Video grid */
.videos{display:grid;grid-template-columns:1fr;gap:1.2rem}
@media(min-width:700px){.videos{grid-template-columns:repeat(3,1fr)}}
.video{position:relative;aspect-ratio:16/9;border-radius:6px;overflow:hidden;background:#111;box-shadow:var(--shadow-soft);cursor:pointer;display:block}
.video img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease),opacity .6s}
.video:hover img{transform:scale(1.05)}
.video .play{position:absolute;inset:0;display:grid;place-items:center}
.video .play i{width:64px;height:64px;border-radius:50%;border:1px solid rgba(255,255,255,.5);background:rgba(255,255,255,.14);backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px);display:grid;place-items:center;transition:transform .5s var(--ease),background .4s}
.video .play i::after{content:"";border-left:14px solid #fff;border-top:9px solid transparent;border-bottom:9px solid transparent;margin-left:4px}
.video:hover .play i{transform:scale(1.08);background:rgba(255,255,255,.25)}
.video iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.video-title{font-size:.95rem;font-weight:400;margin-top:.8rem;line-height:1.4}
.video-card{display:block}
.yt-consent{position:absolute;inset:0;display:none;place-items:center;text-align:center;padding:1rem;background:rgba(0,0,0,.85);color:#fff;font-size:.85rem}

/* Testimonials carousel */
.carousel{position:relative}
.track{display:flex;gap:1.4rem;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;padding:1rem .2rem 2rem;-webkit-overflow-scrolling:touch}
.track::-webkit-scrollbar{display:none}
.review{flex:0 0 min(86%,420px);scroll-snap-align:start;background:#fff;color:#111;border-radius:8px;padding:2rem;box-shadow:var(--shadow-soft);display:flex;flex-direction:column;gap:1.2rem;transition:transform .6s var(--ease),box-shadow .6s var(--ease)}
.reviews-grid .review:hover{transform:translateY(-4px);box-shadow:var(--shadow-lift)}.track .review:hover{box-shadow:var(--shadow-lift)}.review .more{font-family:var(--sans);font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;border-bottom:1px solid currentColor;white-space:nowrap;margin-left:.4rem}
.review .stars{letter-spacing:.2em;font-size:.8rem}
.review blockquote{font-family:var(--serif);font-size:1.28rem;line-height:1.45;font-weight:300;flex:1}
.review cite{font-style:normal;font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;opacity:.7}
.car-nav{display:flex;gap:.6rem;justify-content:flex-end;margin-top:.5rem}
.car-nav button{width:48px;height:48px;border-radius:50%;border:1px solid currentColor;display:grid;place-items:center;transition:background .4s,color .4s}
.car-nav button:hover{background:#0a0a0a;color:#fff}
.section.dark .car-nav button:hover{background:#fff;color:#0a0a0a}
.reviews-grid{display:grid;gap:1.4rem;grid-template-columns:1fr}
@media(min-width:700px){.reviews-grid{grid-template-columns:1fr 1fr}}
@media(min-width:1100px){.reviews-grid{grid-template-columns:1fr 1fr 1fr}}
.reviews-grid .review{flex:auto}

/* Contact */
.contact-grid{display:grid;gap:3rem}
@media(min-width:900px){.contact-grid{grid-template-columns:1fr 1.2fr;gap:5rem}}
.form{display:grid;gap:1rem}
.form .row{display:grid;gap:1rem}
@media(min-width:600px){.form .row{grid-template-columns:1fr 1fr}}
.form label{display:block;font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;font-weight:500;margin-bottom:.4rem;opacity:.75}
.form input,.form select,.form textarea{width:100%;font:inherit;font-weight:300;padding:.9rem 1rem;border:1px solid rgba(0,0,0,.2);border-radius:4px;background:#fff;color:#111;transition:border-color .3s,box-shadow .3s}
.form input:focus,.form select:focus,.form textarea:focus{outline:0;border-color:#0a0a0a;box-shadow:0 0 0 3px rgba(0,0,0,.06)}
.form textarea{min-height:140px;resize:vertical}
.form label.consent{font-size:.8rem;opacity:.75;display:flex;gap:.6rem;align-items:flex-start;text-transform:none;letter-spacing:0;font-weight:300;line-height:1.5}.form .consent a{text-decoration:underline}.form .consent span{display:block}
.form .consent input{width:auto;margin-top:.3rem}
.contact-list{display:grid;gap:1.4rem}
.contact-list .item{border-top:1px solid rgba(0,0,0,.12);padding-top:1rem}
.section.dark .contact-list .item{border-color:rgba(255,255,255,.18)}
.contact-list .k{font-size:.7rem;letter-spacing:.22em;text-transform:uppercase;opacity:.6;margin-bottom:.3rem}
.contact-list .v{font-size:1.1rem}

/* Page hero */
.page-hero{position:relative;min-height:62vh;display:flex;align-items:flex-end;color:#fff;background:#0a0a0a;overflow:hidden}
.ph-media{position:absolute;inset:0}
.ph-media img{width:100%;height:100%;object-fit:cover;animation:heroIn 2s var(--ease) forwards;transform:scale(1.06);filter:saturate(.85)}
.ph-overlay{position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.4),rgba(0,0,0,.2) 40%,rgba(0,0,0,.8))}
.ph-content{position:relative;padding:9rem 0 4rem}
.ph-content>*{opacity:0;transform:translateY(24px);animation:rise 1.1s var(--ease) forwards}
.ph-content>*:nth-child(2){animation-delay:.15s}.ph-content>*:nth-child(3){animation-delay:.3s}.ph-content>*:nth-child(4){animation-delay:.45s}
.crumbs{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;opacity:.75;margin-bottom:1.6rem;display:flex;gap:.6rem;flex-wrap:wrap}
.crumbs a:hover{text-decoration:underline}

/* Area page */
.area-intro{display:grid;gap:2.5rem}
@media(min-width:900px){.area-intro{grid-template-columns:1fr 1fr;gap:6rem;align-items:start}}
.area-intro h2{margin-bottom:1rem}
.area-intro p+p{margin-top:1rem}
.snapshot{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:rgba(0,0,0,.12);border:1px solid rgba(0,0,0,.12);border-radius:6px;overflow:hidden}
.snapshot div{background:#fff;padding:1.3rem}
.snapshot .num{font-family:var(--serif);font-size:clamp(1.35rem,5.2vw,2rem);line-height:1}
.snapshot .lbl{font-size:.68rem;letter-spacing:.18em;text-transform:uppercase;opacity:.6;margin-top:.4rem}
.explore{display:grid;gap:1.2rem;grid-template-columns:1fr}
@media(min-width:700px){.explore{grid-template-columns:repeat(2,1fr)}}
@media(min-width:1000px){.explore{grid-template-columns:repeat(3,1fr)}.explore .ex:nth-child(3n+2){transform:translateY(3rem)}}
.ex{position:relative;border-radius:6px;overflow:hidden;box-shadow:var(--shadow-soft);background:#0a0a0a;color:#fff;min-height:420px;display:flex;flex-direction:column;justify-content:flex-end}
.ex img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;filter:grayscale(1) brightness(.6);transition:filter .9s var(--ease),transform 1.4s var(--ease)}
.ex:hover img{filter:grayscale(0) brightness(.6);transform:scale(1.05)}
.ex::before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.25) 0%,rgba(0,0,0,.6) 40%,rgba(0,0,0,.92) 75%,rgba(0,0,0,.96) 100%)}
.ex .ex-body{position:relative;padding:1.8rem}
.ex .ex-body h3{font-family:var(--serif);font-size:1.8rem;font-weight:400;margin-bottom:.6rem;text-shadow:0 2px 12px rgba(0,0,0,.6)}
.ex .ex-body ul{display:grid;gap:.35rem;font-size:.9rem;opacity:.95;text-shadow:0 1px 8px rgba(0,0,0,.7)}
.ex .ex-body li{padding-left:1rem;position:relative}
.ex .ex-body li::before{content:"";position:absolute;left:0;top:.75em;width:5px;height:1px;background:#fff}
.ex .vert{position:absolute;right:1rem;top:1.2rem;writing-mode:vertical-rl;font-size:.62rem;letter-spacing:.3em;text-transform:uppercase;opacity:.6}
.two-up{display:grid;gap:2rem}
@media(min-width:900px){.two-up{grid-template-columns:1fr 1fr;gap:4rem}}
.info-card{border:1px solid rgba(0,0,0,.12);border-radius:6px;padding:2rem;background:#fff;box-shadow:var(--shadow-soft)}
.info-card h3{font-family:var(--serif);font-size:1.7rem;font-weight:400;margin-bottom:1rem}
.info-card ul{display:grid;gap:.6rem}
.info-card li{padding-left:1.2rem;position:relative}
.info-card li::before{content:"";position:absolute;left:0;top:.8em;width:7px;height:1px;background:#0a0a0a}
.info-card p+p{margin-top:.8rem}
.chips{display:flex;flex-wrap:wrap;gap:.5rem;margin-top:1rem}
.chips span{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;border:1px solid rgba(0,0,0,.2);padding:.4rem .8rem;border-radius:999px}
.section.dark .chips span{border-color:rgba(255,255,255,.3)}
.prose h2{font-family:var(--serif);font-size:clamp(1.7rem,3vw,2.4rem);margin:2.6rem 0 .9rem;font-weight:400}
.prose h3{font-family:var(--serif);font-size:1.5rem;margin:1.8rem 0 .6rem;font-weight:400}
.prose p+p{margin-top:1rem}
.prose ul,.prose ol{margin:1rem 0 1rem 1.2rem;display:grid;gap:.5rem}
.prose ul{list-style:disc}.prose ol{list-style:decimal}
.prose table{width:100%;border-collapse:collapse;margin:1.2rem 0;font-size:.95rem;display:block;overflow-x:auto;-webkit-overflow-scrolling:touch}
.prose th,.prose td{text-align:left;padding:.7rem .6rem;border-bottom:1px solid rgba(0,0,0,.12);vertical-align:top}
.prose th{font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;opacity:.7;font-weight:500}
.prose a{border-bottom:1px solid rgba(0,0,0,.35)}
.prose blockquote{font-family:var(--serif);font-size:1.4rem;line-height:1.4;border-left:1px solid #0a0a0a;padding-left:1.4rem;margin:1.6rem 0}
.callout{background:var(--paper);border-radius:6px;padding:1.6rem 1.8rem;margin:1.6rem 0;border-left:2px solid #0a0a0a}
.callout p{margin:0}
.key-answer{font-size:1.15rem;line-height:1.6}

/* FAQ */
.faq-list{display:grid;gap:0;border-top:1px solid rgba(0,0,0,.14)}
.faq-item{border-bottom:1px solid rgba(0,0,0,.14)}
.faq-item summary{list-style:none;display:flex;justify-content:space-between;align-items:center;gap:1.5rem;padding:1.3rem 0;cursor:pointer}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item summary h3{font-family:var(--serif);font-size:1.35rem;font-weight:400}
.faq-item .plus{position:relative;width:16px;height:16px;flex:0 0 16px}
.faq-item .plus::before,.faq-item .plus::after{content:"";position:absolute;background:currentColor;inset:auto;left:0;top:7px;width:16px;height:1px;transition:transform .5s var(--ease)}
.faq-item .plus::after{transform:rotate(90deg)}
.faq-item[open] .plus::after{transform:rotate(0)}
.faq-a{padding:0 0 1.4rem;max-width:70ch}
.section.dark .faq-list,.section.dark .faq-item{border-color:rgba(255,255,255,.2)}

/* Blog */
.posts{display:grid;gap:2rem}
@media(min-width:800px){.posts{grid-template-columns:repeat(3,1fr)}}
.post-card{display:block;border-radius:6px;overflow:hidden;background:#fff;box-shadow:var(--shadow-soft);transition:transform .6s var(--ease),box-shadow .6s var(--ease)}
.post-card:hover{transform:translateY(-5px);box-shadow:var(--shadow-lift)}
.post-card .pc-img{aspect-ratio:16/10;overflow:hidden}
.post-card img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease),filter .8s}
.post-card:hover img{transform:scale(1.05);filter:grayscale(1)}
.post-card .pc-body{padding:1.5rem}
.post-card .meta{font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;opacity:.6;margin-bottom:.6rem}
.post-card h3{font-family:var(--serif);font-size:1.55rem;font-weight:400;line-height:1.2;margin-bottom:.6rem}
.post-card p{font-size:.95rem;opacity:.8}
.article-head{padding:8rem 0 3rem}
.article-head h1{font-size:clamp(2.2rem,5vw,4rem);max-width:22ch}
.article-head .meta{font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;opacity:.65;margin:1.2rem 0 0}
.article-img{border-radius:6px;overflow:hidden;box-shadow:var(--shadow-lift);aspect-ratio:21/9}
.article-img img{width:100%;height:100%;object-fit:cover}
.article-body{padding:3rem 0 5rem}
.author-box{display:flex;gap:1.4rem;align-items:center;border-top:1px solid rgba(0,0,0,.12);padding-top:2rem;margin-top:3rem}
.author-box img{width:84px;height:84px;object-fit:cover;object-position:top;border-radius:50%}
.author-box p{font-size:.95rem}
.toc{background:var(--paper);border-radius:6px;padding:1.4rem 1.6rem;margin:1.5rem 0 2rem}
.toc p{font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;font-weight:500;margin-bottom:.6rem}
.toc ol{list-style:decimal;margin-left:1.2rem;display:grid;gap:.3rem;font-size:.95rem}

/* Team */
.team{display:grid;gap:2rem}
@media(min-width:760px){.team{grid-template-columns:repeat(3,1fr)}}
.member img{border-radius:6px;aspect-ratio:4/5;object-fit:cover;object-position:top;width:100%;box-shadow:var(--shadow-soft);filter:grayscale(1);transition:filter .8s var(--ease),transform .8s var(--ease)}
.member:hover img{filter:grayscale(0);transform:translateY(-4px)}
.member h3{font-family:var(--serif);font-size:1.6rem;font-weight:400;margin-top:1.2rem}
.member .role{font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;opacity:.6;margin-bottom:.6rem}
.member p{font-size:.95rem}

/* Marquee */
.marquee{overflow:hidden;border-top:1px solid rgba(255,255,255,.12);border-bottom:1px solid rgba(255,255,255,.12);padding:1.2rem 0;background:#0a0a0a;color:#fff}
.marquee .m-track{display:flex;gap:3rem;width:max-content;animation:marq 40s linear infinite}
.marquee span{font-family:var(--serif);font-size:1.4rem;white-space:nowrap;opacity:.8}
.marquee span::after{content:"\2022";margin-left:3rem;opacity:.4}
@keyframes marq{to{transform:translateX(-50%)}}

/* CTA band + footer */
.cta-band{background:#0a0a0a;color:#fff;padding:clamp(5rem,10vw,8rem) 0;position:relative;overflow:hidden}
.cta-media{position:absolute;inset:0}.cta-media img{width:100%;height:100%;object-fit:cover;object-position:center 40%;filter:saturate(.8)}.cta-band::before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.78),rgba(0,0,0,.62) 50%,rgba(0,0,0,.85));pointer-events:none;z-index:1}.cta-band .wrap{z-index:2}
.cta-band .wrap{position:relative;text-align:center;display:grid;justify-items:center}
.cta-band h2{max-width:18ch;text-wrap:balance}
.cta-band .lead{margin-top:1.2rem;max-width:56ch}
.cta-band .btn-row{justify-content:center}
.site-footer{background:#050505;color:#fff;padding:5rem 0 calc(2rem + var(--cbh,0px));border-top:1px solid rgba(255,255,255,.08)}
.footer-grid{display:grid;gap:2.5rem}
@media(min-width:800px){.footer-grid{grid-template-columns:1.6fr 1fr 1fr 1fr;gap:3rem}}
.footer-brand img{width:230px;margin-bottom:1.4rem}
.footer-brand p{font-size:.92rem;opacity:.7;max-width:44ch}
.social{display:flex;gap:.6rem;margin-top:1.4rem}
.social a{width:40px;height:40px;border-radius:50%;border:1px solid rgba(255,255,255,.3);display:grid;place-items:center;transition:background .4s,color .4s,border-color .4s}.social svg{display:block}
.social a:hover{background:#fff;color:#0a0a0a;border-color:#fff}
.footer-h{font-size:.7rem;letter-spacing:.24em;text-transform:uppercase;opacity:.55;margin-bottom:1rem}
.site-footer li{font-size:.93rem;opacity:.85;margin-bottom:.45rem}
.site-footer li a:hover{opacity:1;text-decoration:underline;text-underline-offset:4px}
.two-col{columns:2;column-gap:1.5rem}
.footer-contact li{opacity:.8;line-height:1.6}
.footer-bottom{border-top:1px solid rgba(255,255,255,.1);margin-top:3rem;padding-top:1.6rem;display:flex;justify-content:space-between;align-items:flex-end;gap:2rem;font-size:.78rem;opacity:.65}.fb-text{display:grid;gap:.8rem}.fb-logos img{width:133px;height:auto;flex-shrink:0}@media(max-width:700px){.footer-bottom{flex-direction:column;align-items:flex-start}}
.footer-bottom ul{display:flex;flex-wrap:wrap;gap:1.2rem}
.footer-bottom li{margin:0}
.footer-bottom .fair{font-size:.72rem;max-width:90ch}

/* Cookie banner */
.cookie-banner{position:fixed;left:1rem;right:1rem;bottom:1rem;z-index:200;display:flex;justify-content:center}.cookie-banner[hidden]{display:none}
.cb-inner{width:min(900px,100%);background:rgba(10,10,10,.92);color:#fff;backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);border:1px solid rgba(255,255,255,.18);border-radius:10px;padding:1.2rem 1.4rem;display:flex;gap:1.5rem;align-items:center;box-shadow:var(--shadow-lift);animation:rise .8s var(--ease)}
.cb-inner p{font-size:.85rem;max-width:none;opacity:.9}
.cb-inner a{text-decoration:underline}
.cb-actions{display:flex;gap:.6rem;flex-shrink:0}
@media(max-width:700px){.cb-inner{flex-direction:column;align-items:stretch}.cb-actions{justify-content:flex-end}}

/* Reveal on scroll */
.reveal{opacity:0;transform:translateY(34px);transition:opacity 1s var(--ease),transform 1.2s var(--ease)}
.reveal.in{opacity:1;transform:none}
.reveal-stagger>*{opacity:0;transform:translateY(30px);transition:opacity .9s var(--ease),transform 1.1s var(--ease)}
.reveal-stagger.in>*{opacity:1;transform:none}
.reveal-stagger.in>*:nth-child(1){transition-delay:.05s}.reveal-stagger.in>*:nth-child(2){transition-delay:.13s}.reveal-stagger.in>*:nth-child(3){transition-delay:.21s}.reveal-stagger.in>*:nth-child(4){transition-delay:.29s}.reveal-stagger.in>*:nth-child(5){transition-delay:.37s}.reveal-stagger.in>*:nth-child(6){transition-delay:.45s}.reveal-stagger.in>*:nth-child(7){transition-delay:.53s}.reveal-stagger.in>*:nth-child(8){transition-delay:.61s}.reveal-stagger.in>*:nth-child(9){transition-delay:.69s}.reveal-stagger.in>*:nth-child(10){transition-delay:.77s}
.section-head{display:flex;justify-content:space-between;align-items:flex-end;gap:2rem;margin-bottom:2.6rem;flex-wrap:wrap}
.section-head .lead{margin-top:.8rem}
.legal{padding:8rem 0 5rem}
.legal h1{font-size:clamp(2.2rem,5vw,3.6rem)}
.legal .updated{font-size:.75rem;letter-spacing:.18em;text-transform:uppercase;opacity:.6;margin:1rem 0 2.5rem}
@media(prefers-reduced-motion:reduce){*,*::before,*::after{animation-duration:.01ms!important;transition-duration:.01ms!important}.reveal,.reveal-stagger>*{opacity:1;transform:none}}

.cookie-banner .btn-outline:hover{color:#0a0a0a;background:#fff}

/* Sold */
.sold-grid{display:grid;gap:1.6rem;grid-template-columns:1fr}
@media(min-width:700px){.sold-grid{grid-template-columns:repeat(2,1fr)}}
@media(min-width:1100px){.sold-grid{grid-template-columns:repeat(3,1fr)}}
.sold-card{border-radius:6px;overflow:hidden;background:#fff;box-shadow:var(--shadow-soft);transition:transform .6s var(--ease),box-shadow .6s var(--ease)}
.sold-card:hover{transform:translateY(-5px);box-shadow:var(--shadow-lift)}
.sc-img{position:relative;aspect-ratio:4/3;overflow:hidden;background:#111}
.sc-img img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.sold-card:hover .sc-img img{transform:scale(1.05)}
.sc-tag{position:absolute;left:.9rem;top:.9rem;font-size:.62rem;letter-spacing:.18em;text-transform:uppercase;color:#fff;background:rgba(10,10,10,.7);backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px);border:1px solid rgba(255,255,255,.25);padding:.4rem .7rem;border-radius:999px}
.sc-body{padding:1.4rem 1.5rem 1.6rem}
.sc-price{font-family:var(--serif);font-size:2rem;line-height:1;margin-bottom:.5rem}
.sc-body h3{font-size:1.05rem;font-weight:500;margin-bottom:.25rem}
.sc-loc{font-size:.85rem;opacity:.7;margin-bottom:.8rem}
.sc-specs{display:flex;gap:1.2rem;font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;opacity:.8}
.fine{font-size:.78rem;opacity:.65;margin-top:2rem;max-width:90ch}

/* Mobile overflow guards */
.split>*,.two-up>*,.contact-grid>*,.area-intro>*,.posts>*,.team>*{min-width:0}
.prose a,.prose li,.footer-bottom li{overflow-wrap:anywhere}
@media(max-width:760px){
  .btn{white-space:normal;text-align:center;line-height:1.5}
  .info-card{padding:1.5rem}
  .snapshot div{padding:1rem}
}