/* Rosewood Group — site styles */
@font-face{font-family:"Inter";src:url(/assets/fonts/inter-latin-wght-normal.woff2) format("woff2");font-weight:100 900;font-style:normal;font-display:swap}
@font-face{font-family:"Fraunces";src:url(/assets/fonts/fraunces-latin-400-normal.woff2) format("woff2");font-weight:400;font-style:normal;font-display:swap}
@font-face{font-family:"Fraunces";src:url(/assets/fonts/fraunces-latin-400-italic.woff2) format("woff2");font-weight:400;font-style:italic;font-display:swap}
:root{
  --ink:#111418;--ink-2:#1B1F24;--paper:#F6F3EE;--paper-2:#EDE8E0;--white:#FFFFFF;--stone:#8A857D;--muted:#5C5852;
  --rose:#7A1F2B;--rose-2:#8F2633;--line:rgba(17,20,24,.12);--line-light:rgba(246,243,238,.16);
  --serif:"Fraunces",Georgia,"Times New Roman",serif;--sans:"Inter",system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;
  --wrap:1280px;--gut:clamp(20px,5vw,64px);--sec:clamp(72px,10vw,144px);
  --r:4px;--ease:cubic-bezier(.2,.7,.2,1);--header-h:84px;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;scroll-padding-top:90px}
body{margin:0;background:var(--paper);color:var(--ink);font:400 clamp(16px,1.05vw,17px)/1.65 var(--sans);-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility;overflow-x:hidden}
img,video,svg{display:block;max-width:100%}
img{height:auto}
a{color:inherit;text-decoration-thickness:1px;text-underline-offset:.2em}
button,input,select,textarea{font:inherit;color:inherit}
h1,h2,h3,h4{margin:0;font-weight:400;line-height:1.08;letter-spacing:-.02em}
p{margin:0 0 1em}
:focus-visible{outline:2px solid var(--rose);outline-offset:3px}
.on-dark :focus-visible,.dark :focus-visible{outline-color:#E8C9CE}
.skip{position:absolute;left:12px;top:-60px;z-index:200;background:var(--ink);color:var(--paper);padding:10px 16px;border-radius:var(--r);transition:top .2s}
.skip:focus{top:12px}
.sr-only{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.wrap{width:100%;max-width:calc(var(--wrap) + 2*var(--gut));margin:0 auto;padding:0 var(--gut)}
.sec{padding:var(--sec) 0}
.sec-tight{padding:calc(var(--sec)*.6) 0}
.dark{background:var(--ink);color:var(--paper)}
.paper2{background:var(--paper-2)}
.white{background:var(--white)}
.eyebrow{display:inline-flex;align-items:center;gap:12px;font:600 12px/1.2 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--rose);margin:0 0 22px}
.eyebrow::before{content:"";width:28px;height:1px;background:currentColor}
.dark .eyebrow,.on-dark .eyebrow{color:#D9A7AF}
.display{font-family:var(--serif);font-size:clamp(44px,7vw,104px);line-height:1;letter-spacing:-.03em}
.h1{font-family:var(--serif);font-size:clamp(40px,5.6vw,80px);line-height:1.02;letter-spacing:-.025em}
.h2{font-family:var(--serif);font-size:clamp(32px,4vw,56px);line-height:1.05}
.h3{font-family:var(--sans);font-size:clamp(20px,1.6vw,24px);font-weight:600;letter-spacing:-.01em;line-height:1.25}
.lead{font-size:clamp(18px,1.45vw,22px);line-height:1.55;color:var(--muted);max-width:62ch}
.dark .lead{color:rgba(246,243,238,.78)}
.muted{color:var(--muted)}
.dark .muted{color:rgba(246,243,238,.7)}
em.serif-i{font-family:var(--serif);font-style:italic}
.sec-head{display:grid;grid-template-columns:1fr;gap:20px 64px;align-items:end;margin-bottom:clamp(40px,5vw,72px)}
@media(min-width:900px){.sec-head{grid-template-columns:1.2fr 1fr}.sec-head .lead{justify-self:end}}

/* Buttons */
.btn{--bg:var(--ink);--fg:var(--paper);display:inline-flex;align-items:center;justify-content:center;gap:12px;min-height:50px;padding:14px 24px;border-radius:var(--r);border:1px solid var(--bg);background:var(--bg);color:var(--fg);font:600 14px/1 var(--sans);letter-spacing:.04em;text-decoration:none;cursor:pointer;transition:background .25s var(--ease),color .25s var(--ease),border-color .25s var(--ease),transform .25s var(--ease)}
.btn svg{width:16px;height:16px;transition:transform .3s var(--ease)}
.btn:hover svg{transform:translateX(4px)}
.btn-rose{--bg:var(--rose);--fg:#fff}
.btn-rose:hover{--bg:var(--rose-2)}
.btn-ink:hover{--bg:#262B31}
.btn-ghost{--bg:transparent;--fg:var(--ink);border-color:rgba(17,20,24,.3)}
.btn-ghost:hover{border-color:var(--ink);background:var(--ink);color:var(--paper)}
.btn-ghost-light{--bg:transparent;--fg:var(--paper);border-color:rgba(246,243,238,.45)}
.btn-ghost-light:hover{background:var(--paper);color:var(--ink);border-color:var(--paper)}
.btn-sm{min-height:42px;padding:10px 18px;font-size:13px}
.link-arrow{display:inline-flex;align-items:center;gap:10px;font-weight:600;font-size:15px;text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:4px}
.link-arrow svg{width:15px;height:15px;transition:transform .3s var(--ease)}
.link-arrow:hover svg{transform:translateX(4px)}
.btn-row{display:flex;flex-wrap:wrap;gap:14px}

/* Header */
.site-header{position:fixed;inset:0 0 auto;z-index:100;height:var(--header-h);transition:height .35s var(--ease),background-color .35s var(--ease),box-shadow .35s var(--ease),color .35s;color:var(--ink);background:rgba(246,243,238,.92);-webkit-backdrop-filter:saturate(1.4) blur(12px);backdrop-filter:saturate(1.4) blur(12px);box-shadow:0 1px 0 var(--line)}
.site-header .wrap{height:100%;display:flex;align-items:center;justify-content:space-between;gap:24px}
.brand{display:flex;align-items:center;flex:none}
.brand img{height:46px;width:auto;transition:height .35s var(--ease)}
.brand .logo-light{display:none}
.nav{display:flex;align-items:center;gap:clamp(18px,2.2vw,34px)}
.nav-list{display:flex;gap:clamp(16px,2vw,30px);list-style:none;margin:0;padding:0}
.nav-list a{position:relative;font-size:14px;font-weight:500;letter-spacing:.02em;text-decoration:none;padding:8px 0}
.nav-list a::after{content:"";position:absolute;left:0;right:0;bottom:2px;height:1px;background:currentColor;transform:scaleX(0);transform-origin:right;transition:transform .35s var(--ease)}
.nav-list a:hover::after,.nav-list a[aria-current="page"]::after{transform:scaleX(1);transform-origin:left}
.menu-btn{display:none;width:46px;height:46px;border:0;background:transparent;align-items:center;justify-content:center;cursor:pointer;margin-right:-10px}
.menu-btn svg{width:26px;height:26px}
body.has-hero .site-header:not(.is-scrolled){background:transparent;box-shadow:none;color:var(--paper);-webkit-backdrop-filter:none;backdrop-filter:none}
body.has-hero .site-header:not(.is-scrolled) .logo-dark{display:none}
body.has-hero .site-header:not(.is-scrolled) .logo-light{display:block}
body.has-hero .site-header:not(.is-scrolled) .btn-rose{background:rgba(246,243,238,.12);border-color:rgba(246,243,238,.5)}
body.has-hero .site-header:not(.is-scrolled) .btn-rose:hover{background:var(--rose);border-color:var(--rose)}
.site-header.is-scrolled{--header-h:66px;height:66px}
.site-header.is-scrolled .brand img{height:36px}
@media(max-width:1060px){
  .nav-list,.nav .btn{display:none}
  .menu-btn{display:inline-flex}
}
.mobile-nav{position:fixed;inset:0;z-index:150;background:var(--ink);color:var(--paper);display:flex;flex-direction:column;padding:20px var(--gut) 40px;transform:translateY(-100%);visibility:hidden;transition:transform .5s var(--ease),visibility 0s .5s}
.mobile-nav.is-open{transform:none;visibility:visible;transition:transform .5s var(--ease)}
.mobile-nav-top{display:flex;justify-content:space-between;align-items:center;height:56px}
.mobile-nav-top img{height:40px;width:auto}
.mobile-nav ul{list-style:none;margin:auto 0 0;padding:0}
.mobile-nav li a{display:block;font:400 clamp(34px,9vw,52px)/1.2 var(--serif);text-decoration:none;padding:6px 0;border-bottom:1px solid var(--line-light)}
.mobile-nav .btn{margin-top:32px;width:100%}
.mobile-nav .mn-contact{margin-top:28px;font-size:15px;color:rgba(246,243,238,.75)}
.mobile-nav .mn-contact a{text-decoration:none}
body.nav-open{overflow:hidden}
main{display:block}
.page-pad{padding-top:var(--header-h)}

/* Hero */
.hero{position:relative;min-height:min(100svh,980px);display:flex;align-items:flex-end;color:var(--paper);background:var(--ink);overflow:hidden;isolation:isolate}
.hero-media,.hero-media img,.hero-media video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero-media{z-index:-2}
.hero-media video{opacity:0;transition:opacity 1.2s ease}
.hero-media video.is-ready{opacity:1}
.hero::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(17,20,24,.55) 0%,rgba(17,20,24,.15) 30%,rgba(17,20,24,.35) 60%,rgba(17,20,24,.88) 100%),linear-gradient(90deg,rgba(17,20,24,.55) 0%,rgba(17,20,24,0) 70%)}
.hero-inner{padding-top:calc(var(--header-h) + 60px);padding-bottom:clamp(48px,8vw,104px);width:100%}
.hero h1{max-width:15ch;margin-bottom:28px;animation:rise 1s var(--ease) both}
.hero .lead{color:rgba(246,243,238,.86);max-width:56ch;margin-bottom:36px;animation:rise 1s .12s var(--ease) both}
.hero .btn-row{animation:rise 1s .24s var(--ease) both}
.hero-foot{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;margin-top:clamp(40px,6vw,80px);padding-top:24px;border-top:1px solid var(--line-light);font-size:13px;letter-spacing:.08em;text-transform:uppercase;color:rgba(246,243,238,.75)}
.hero-foot ul{display:flex;flex-wrap:wrap;gap:8px 28px;list-style:none;margin:0;padding:0}
.video-toggle{display:none;align-items:center;gap:10px;background:transparent;border:1px solid var(--line-light);color:var(--paper);border-radius:999px;padding:8px 14px;font-size:12px;letter-spacing:.08em;text-transform:uppercase;cursor:pointer}
.video-toggle.is-visible{display:inline-flex}
.video-toggle svg{width:12px;height:12px}
@keyframes rise{from{transform:translateY(24px)}to{transform:none}}

/* Page header (inner pages) */
.page-hero{padding:calc(var(--header-h) + clamp(56px,8vw,120px)) 0 clamp(48px,6vw,88px);border-bottom:1px solid var(--line)}
.page-hero .h1{max-width:18ch}
.page-hero .lead{margin-top:26px}
.page-hero.dark{border-bottom:0}
.crumbs{display:flex;flex-wrap:wrap;gap:8px;font-size:13px;color:var(--muted);margin-bottom:28px;list-style:none;padding:0}
.crumbs li+li::before{content:"/";margin-right:8px;opacity:.6}
.crumbs a{text-decoration:none}
.crumbs a:hover{text-decoration:underline}

/* Stats */
.stats{display:grid;grid-template-columns:repeat(2,1fr);border-top:1px solid var(--line-light)}
.stat{padding:clamp(28px,4vw,48px) clamp(12px,2vw,32px) clamp(28px,4vw,48px) 0;border-bottom:1px solid var(--line-light)}
.stat+.stat{padding-left:clamp(16px,2vw,32px)}
.stat:nth-child(odd){border-right:1px solid var(--line-light)}
.stat:nth-child(3){padding-left:0}
.stat-num{font-family:var(--serif);font-size:clamp(40px,5.2vw,76px);line-height:1;letter-spacing:-.03em;font-variant-numeric:tabular-nums;min-height:1em}
.stat-label{margin-top:14px;font-size:14px;letter-spacing:.06em;text-transform:uppercase;color:rgba(246,243,238,.7)}
@media(min-width:900px){.stats{grid-template-columns:repeat(4,1fr)}.stat:nth-child(odd){border-right:0}.stat+.stat{border-left:1px solid var(--line-light);padding-left:clamp(16px,2vw,32px)}.stat:nth-child(3){padding-left:clamp(16px,2vw,32px)}}

/* Intro split */
.split{display:grid;gap:40px 80px}
@media(min-width:960px){.split{grid-template-columns:1.1fr 1fr}}
.statement{font-family:var(--serif);font-size:clamp(28px,3.2vw,44px);line-height:1.18;letter-spacing:-.02em}
.statement em{font-style:italic;color:var(--rose)}
.prose p{color:var(--muted)}
.prose p strong{color:var(--ink)}

/* What we buy */
.buy-grid{display:grid;gap:20px}
@media(min-width:760px){.buy-grid{grid-template-columns:repeat(3,1fr)}}
.buy-card{position:relative;display:flex;flex-direction:column;justify-content:flex-end;min-height:clamp(380px,40vw,520px);padding:28px;border-radius:var(--r);overflow:hidden;color:var(--paper);text-decoration:none;isolation:isolate;background:var(--ink)}
.buy-card img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;transition:transform 1.2s var(--ease)}
.buy-card::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(17,20,24,.05) 20%,rgba(17,20,24,.88) 100%)}
.buy-card:hover img{transform:scale(1.05)}
.buy-card .num{position:absolute;top:24px;left:28px;font-size:13px;letter-spacing:.14em;color:rgba(246,243,238,.8)}
.buy-card h3{font-family:var(--serif);font-size:clamp(28px,2.6vw,38px);margin-bottom:12px}
.buy-card p{margin:0;color:rgba(246,243,238,.82);font-size:15px;max-width:34ch}

/* Property cards */
.prop-grid{display:grid;gap:clamp(28px,3vw,40px) 24px;grid-template-columns:1fr}
@media(min-width:680px){.prop-grid{grid-template-columns:repeat(2,1fr)}}
@media(min-width:1100px){.prop-grid.three{grid-template-columns:repeat(3,1fr)}}
.prop-card{display:flex;flex-direction:column;text-decoration:none;color:inherit}
.prop-card .media{position:relative;aspect-ratio:4/3;overflow:hidden;border-radius:var(--r);background:var(--paper-2)}
.prop-card .media img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.prop-card:hover .media img{transform:scale(1.045)}
.badge{position:absolute;top:14px;left:14px;font:600 11px/1 var(--sans);letter-spacing:.12em;text-transform:uppercase;padding:8px 10px;border-radius:2px;background:var(--paper);color:var(--ink)}
.badge.sold{background:var(--ink);color:var(--paper)}
.badge.dev{background:var(--rose);color:#fff}
.prop-card .meta{display:flex;justify-content:space-between;gap:16px;align-items:flex-start;padding-top:18px}
.prop-card h3{font-family:var(--serif);font-size:clamp(24px,2vw,30px);line-height:1.1}
.prop-card .loc{font-size:14px;color:var(--muted);margin-top:6px}
.prop-card .kv{text-align:right;font-size:13px;color:var(--muted);white-space:nowrap}
.prop-card .kv strong{display:block;font-size:15px;color:var(--ink);font-weight:600}
.prop-card .sum{font-size:15px;line-height:1.5;color:var(--muted);margin-top:10px;max-width:46ch}
.prop-card .arrow{display:inline-flex;margin-top:14px;font-size:13px;font-weight:600;letter-spacing:.06em;text-transform:uppercase;gap:8px;align-items:center;color:var(--rose)}
.prop-card .arrow svg{width:14px;height:14px;transition:transform .3s var(--ease)}
.prop-card:hover .arrow svg{transform:translateX(4px)}
.feature-grid{display:grid;gap:24px}
@media(min-width:980px){.feature-grid{grid-template-columns:1.35fr 1fr 1fr;grid-template-rows:auto auto}.feature-grid .prop-card:first-child{grid-row:span 2}.feature-grid .prop-card:first-child .media{aspect-ratio:auto;flex:1;min-height:420px}}

/* Sell band */
.sell-band{position:relative;overflow:hidden}
.sell-band .grid{display:grid;gap:48px 80px;align-items:center}
@media(min-width:960px){.sell-band .grid{grid-template-columns:1.1fr 1fr}}
.check-list{list-style:none;margin:0;padding:0;display:grid;gap:0}
.check-list li{display:flex;gap:16px;align-items:flex-start;padding:18px 0;border-top:1px solid var(--line-light)}
.check-list li:last-child{border-bottom:1px solid var(--line-light)}
.check-list svg{flex:none;width:20px;height:20px;margin-top:3px;color:#D9A7AF}
.check-list strong{display:block;font-weight:600}
.check-list span{color:rgba(246,243,238,.72);font-size:15px}
.light .check-list li{border-color:var(--line)}
.light .check-list svg{color:var(--rose)}
.light .check-list span{color:var(--muted)}

/* Timeline */
.timeline{list-style:none;margin:0;padding:0;display:grid;gap:0;counter-reset:step;position:relative}
@media(min-width:900px){.timeline{grid-template-columns:repeat(3,1fr);gap:40px}}
.step{position:relative;padding:0 0 40px 64px}
.step::before{counter-increment:step;content:counter(step,decimal-leading-zero);position:absolute;left:0;top:0;width:44px;height:44px;border-radius:50%;border:1px solid var(--rose);display:grid;place-items:center;font:600 13px/1 var(--sans);color:var(--rose);background:var(--paper)}
.step::after{content:"";position:absolute;left:22px;top:52px;bottom:8px;width:1px;background:var(--line)}
.step:last-child::after{display:none}
@media(min-width:900px){
  .step{padding:72px 0 0}
  .step::after{display:block;left:56px;right:-40px;top:22px;bottom:auto;width:auto;height:1px;transform-origin:left;transform:scaleX(var(--p,1));transition:transform 1.2s var(--ease)}
  .step:last-child::after{display:none}
}
.step h3{font-family:var(--serif);font-size:clamp(24px,2vw,30px);margin-bottom:16px}
.step ul{list-style:none;margin:0;padding:0;color:var(--muted);font-size:15px}
.step li{padding:9px 0;border-top:1px solid var(--line)}

/* Press */
.press{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:28px 48px}
.press .label{font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.press ul{display:flex;flex-wrap:wrap;align-items:center;gap:28px clamp(32px,6vw,88px);list-style:none;margin:0;padding:0}
.press img{height:34px;width:auto;opacity:.55;filter:grayscale(1);transition:opacity .3s}
.press img.tall{height:42px}
.press li:hover img{opacity:.9}

/* Team */
.team-grid{display:grid;gap:40px 24px;grid-template-columns:repeat(2,1fr)}
@media(min-width:760px){.team-grid{grid-template-columns:repeat(3,1fr)}}
.person .photo{aspect-ratio:4/5;border-radius:var(--r);overflow:hidden;background:var(--paper-2)}
.person .photo img{width:100%;height:100%;object-fit:cover;filter:grayscale(1) contrast(1.02);transition:filter .6s var(--ease),transform 1s var(--ease)}
.person:hover .photo img{filter:none;transform:scale(1.03)}
.monogram{width:100%;height:100%;display:grid;place-items:center;background:linear-gradient(160deg,#1B1F24,#111418);color:var(--paper);font:400 clamp(44px,6vw,84px)/1 var(--serif);letter-spacing:.02em;position:relative}
.monogram::after{content:"";position:absolute;inset:14px;border:1px solid rgba(246,243,238,.14);border-radius:2px}
.person h3{font-family:var(--serif);font-size:clamp(20px,1.8vw,26px);margin-top:18px}
.person p{margin:6px 0 0;font-size:14px;color:var(--muted)}
.person a{color:var(--rose);font-size:14px;font-weight:600;text-decoration:none}
.person a:hover{text-decoration:underline}

/* Insights */
.post-grid{display:grid;gap:24px}
@media(min-width:760px){.post-grid{grid-template-columns:repeat(3,1fr)}}
.post-card{display:flex;flex-direction:column;padding:32px 28px;border-radius:var(--r);background:var(--white);border:1px solid var(--line);text-decoration:none;min-height:280px;transition:transform .4s var(--ease),box-shadow .4s var(--ease),border-color .4s}
.post-card:hover{transform:translateY(-4px);box-shadow:0 22px 50px -24px rgba(17,20,24,.25);border-color:transparent}
.post-card .date{font-size:13px;color:var(--muted);letter-spacing:.04em}
.post-card h3{font-family:var(--serif);font-size:clamp(22px,1.8vw,27px);line-height:1.15;margin:18px 0 14px}
.post-card p{font-size:15px;color:var(--muted);margin:0 0 24px;display:-webkit-box;-webkit-line-clamp:3;-webkit-box-orient:vertical;overflow:hidden}
.post-card .more{margin-top:auto;font-size:13px;font-weight:600;letter-spacing:.06em;text-transform:uppercase;color:var(--rose);display:flex;gap:8px;align-items:center}
.post-card .more svg{width:14px;height:14px;transition:transform .3s}
.post-card:hover .more svg{transform:translateX(4px)}
.post-feature{display:grid;gap:0;border-radius:var(--r);overflow:hidden;background:var(--ink);color:var(--paper);text-decoration:none;margin-bottom:24px}
@media(min-width:900px){.post-feature{grid-template-columns:1.2fr 1fr}}
.post-feature .media{aspect-ratio:16/10;overflow:hidden}
.post-feature .media img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.post-feature:hover .media img{transform:scale(1.04)}
.post-feature .body{padding:clamp(28px,4vw,56px);display:flex;flex-direction:column;justify-content:center}
.post-feature .date{font-size:13px;color:rgba(246,243,238,.7)}
.post-feature h2{font-family:var(--serif);font-size:clamp(28px,3vw,42px);margin:16px 0 18px}
.post-feature p{color:rgba(246,243,238,.78)}

/* Article */
.article{max-width:740px;margin:0 auto}
.article-head{max-width:900px;margin:0 auto 48px}
.article-meta{display:flex;flex-wrap:wrap;gap:8px 20px;font-size:14px;color:var(--muted);margin-top:24px}
.article-body{font-size:clamp(17px,1.2vw,19px);line-height:1.75}
.article-body h2,.article-body h3,.article-body h4{font-family:var(--serif);margin:2em 0 .6em;line-height:1.2}
.article-body h2{font-size:1.7em}.article-body h3{font-size:1.45em}.article-body h4{font-size:1.2em}
.article-body ul{padding-left:1.2em;margin:0 0 1.2em}
.article-body li{margin:.45em 0}
.article-body li::marker{color:var(--rose)}
.article-cover{border-radius:var(--r);overflow:hidden;margin:0 auto 56px;max-width:1100px}

/* Criteria table */
.criteria{width:100%;border-collapse:collapse;font-size:16px}
.criteria th,.criteria td{text-align:left;vertical-align:top;padding:22px 0;border-top:1px solid var(--line)}
.criteria tr:last-child th,.criteria tr:last-child td{border-bottom:1px solid var(--line)}
.criteria th{width:34%;font-weight:600;font-size:13px;letter-spacing:.1em;text-transform:uppercase;color:var(--rose);padding-right:24px}
.criteria td{color:var(--ink)}
.dark .criteria th,.dark .criteria td{border-color:var(--line-light)}
.dark .criteria th{color:#D9A7AF}.dark .criteria td{color:var(--paper)}
@media(max-width:600px){.criteria th,.criteria td{display:block;width:100%;padding:0}.criteria th{padding-top:20px;border-top:1px solid var(--line)}.criteria td{border:0;padding:6px 0 20px}.criteria tr:last-child td{border-bottom:1px solid var(--line)}.criteria tr:last-child th{border-bottom:0}}

/* Cards for services */
.svc-grid{display:grid;gap:20px}
@media(min-width:860px){.svc-grid{grid-template-columns:repeat(3,1fr)}}
.svc{padding:36px 30px;border:1px solid var(--line);border-radius:var(--r);background:var(--white)}
.svc .n{font:600 13px/1 var(--sans);letter-spacing:.14em;color:var(--rose)}
.svc h3{font-family:var(--serif);font-size:28px;margin:20px 0 14px}
.svc p{color:var(--muted);font-size:15px;margin:0}

/* Portfolio page */
.filters{display:flex;flex-wrap:wrap;gap:16px 40px;align-items:center;justify-content:space-between;padding:22px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin-bottom:40px}
.filter-group{display:flex;flex-wrap:wrap;align-items:center;gap:8px}
.filter-group .lbl{font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-right:8px}
.chip{border:1px solid rgba(17,20,24,.22);background:transparent;border-radius:999px;padding:9px 16px;font-size:14px;cursor:pointer;transition:background .2s,color .2s,border-color .2s;min-height:40px}
.chip:hover{border-color:var(--ink)}
.chip[aria-pressed="true"]{background:var(--ink);color:var(--paper);border-color:var(--ink)}
.count{font-size:14px;color:var(--muted)}
.prop-card[hidden]{display:none}
.empty{padding:40px 0;color:var(--muted)}

/* Property detail */
.prop-hero{padding:calc(var(--header-h) + 40px) 0 0}
.prop-head{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:flex-end;gap:24px;margin-bottom:36px}
.prop-head .status{display:inline-block;margin-bottom:18px;font:600 11px/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;padding:8px 10px;border-radius:2px;background:var(--paper-2)}
.prop-head .status.dev{background:var(--rose);color:#fff}.prop-head .status.sold{background:var(--ink);color:var(--paper)}
.gallery-main{position:relative;border-radius:var(--r);overflow:hidden;background:var(--paper-2);aspect-ratio:16/9}
.gallery-main img{width:100%;height:100%;object-fit:cover}
.prop-card .media img.attr{object-position:0 100%}
.img-caption{font-size:14px;color:var(--muted);margin-top:10px;min-height:1.4em}
.img-credit{font-size:12px;color:var(--muted);margin-top:10px;letter-spacing:.02em}
.gallery-main img.contain{object-fit:contain;background:#fff}
.thumbs{display:flex;gap:12px;margin-top:12px;overflow-x:auto;padding-bottom:4px;scrollbar-width:thin}
.thumbs button{flex:none;width:clamp(88px,12vw,140px);aspect-ratio:4/3;padding:0;border:2px solid transparent;border-radius:var(--r);overflow:hidden;cursor:pointer;background:var(--paper-2);opacity:.65;transition:opacity .2s,border-color .2s}
.thumbs button:hover{opacity:1}
.thumbs button[aria-current="true"]{opacity:1;border-color:var(--rose)}
.thumbs img{width:100%;height:100%;object-fit:cover}
.prop-body{display:grid;gap:48px 80px;padding:clamp(56px,7vw,96px) 0}
@media(min-width:960px){.prop-body{grid-template-columns:1.5fr 1fr}}
.facts{border-top:1px solid var(--ink);align-self:start}
.facts dl{margin:0}
.facts div{display:flex;justify-content:space-between;gap:24px;padding:18px 0;border-bottom:1px solid var(--line)}
.facts dt{font-size:13px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.facts dd{margin:0;text-align:right;font-weight:500}
.facts .btn{width:100%;margin-top:28px}
.pager{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--line)}
.pager a{display:block;padding:32px 0;text-decoration:none}
.pager a+a{text-align:right;border-left:1px solid var(--line);padding-left:24px}
.pager span{display:block;font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-bottom:8px}
.pager strong{font-family:var(--serif);font-weight:400;font-size:clamp(20px,2.2vw,30px)}
.pager a:hover strong{color:var(--rose)}

/* Forms */
.form-card{background:var(--white);color:var(--ink);border-radius:var(--r);padding:clamp(24px,4vw,48px);box-shadow:0 30px 80px -40px rgba(17,20,24,.35)}
.field{display:flex;flex-direction:column;gap:8px;margin-bottom:20px}
.field label,.field legend{font-size:14px;font-weight:600}
.field .opt{font-weight:400;color:var(--muted)}
.field input,.field select,.field textarea{width:100%;min-height:52px;padding:14px 16px;border:1px solid rgba(17,20,24,.25);border-radius:var(--r);background:var(--white);transition:border-color .2s,box-shadow .2s}
.field textarea{min-height:130px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--ink);box-shadow:0 0 0 3px rgba(122,31,43,.15)}
.field [aria-invalid="true"]{border-color:#B3261E}
.field .err{font-size:13px;color:#B3261E;min-height:0}
.field-row{display:grid;gap:0 16px}
@media(min-width:640px){.field-row{grid-template-columns:1fr 1fr}}
fieldset.field{border:0;padding:0;margin:0 0 20px}
.radio-row{display:flex;flex-wrap:wrap;gap:10px;margin-top:6px}
.radio-row label{display:inline-flex;align-items:center;gap:10px;font-weight:500;border:1px solid rgba(17,20,24,.22);border-radius:999px;padding:10px 16px;cursor:pointer;min-height:44px}
.radio-row input{accent-color:var(--rose);width:16px;height:16px;margin:0}
.radio-row label:has(input:checked){border-color:var(--ink);background:var(--paper)}
.steps-bar{display:flex;gap:8px;list-style:none;margin:0 0 32px;padding:0;counter-reset:s}
.steps-bar li{flex:1;font-size:12px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--muted);padding-top:12px;border-top:3px solid var(--paper-2);transition:color .3s,border-color .3s}
.steps-bar li.is-active,.steps-bar li.is-done{color:var(--ink);border-color:var(--rose)}
.form-step[hidden]{display:none}
.form-nav{display:flex;justify-content:space-between;gap:12px;margin-top:8px}
.form-nav .btn{flex:1}
@media(min-width:640px){.form-nav .btn{flex:none}}
.hp{position:absolute;left:-9999px}
.form-success{text-align:left;padding:12px 0}
.form-success .ok{width:56px;height:56px;border-radius:50%;background:var(--rose);color:#fff;display:grid;place-items:center;margin-bottom:24px}
.form-success .ok svg{width:26px;height:26px}
.form-success h3{font-family:var(--serif);font-size:32px;margin-bottom:12px}
.form-note{font-size:13px;color:var(--muted);margin-top:16px}
.contact-list{list-style:none;margin:0;padding:0}
.contact-list li{padding:22px 0;border-top:1px solid var(--line)}
.contact-list li:last-child{border-bottom:1px solid var(--line)}
.contact-list .k{display:block;font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-bottom:6px}
.contact-list a{font-size:clamp(18px,1.6vw,22px);text-decoration:none}
.contact-list a:hover{color:var(--rose)}
.dark .contact-list li{border-color:var(--line-light)}.dark .contact-list .k{color:rgba(246,243,238,.65)}

/* CTA */
.cta{position:relative;overflow:hidden}
.cta .inner{display:grid;gap:32px;align-items:end}
@media(min-width:900px){.cta .inner{grid-template-columns:1.4fr auto}}

/* Footer */
.site-footer{background:var(--ink);color:rgba(246,243,238,.78);padding:clamp(64px,8vw,112px) 0 32px;font-size:15px}
.footer-top{display:grid;gap:48px;padding-bottom:56px;border-bottom:1px solid var(--line-light)}
@media(min-width:900px){.footer-top{grid-template-columns:1.4fr 1fr 1fr 1fr}}
.footer-top img{height:52px;width:auto;margin-bottom:24px}
.footer-top h2{font:600 12px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--stone);margin-bottom:20px}
.footer-top ul{list-style:none;margin:0;padding:0;display:grid;gap:10px}
.footer-top a{text-decoration:none}
.footer-top a:hover{color:var(--paper);text-decoration:underline}
.footer-top address{font-style:normal;line-height:1.7}
.footer-bottom{display:flex;flex-wrap:wrap;justify-content:space-between;gap:16px;padding-top:28px;font-size:13px;color:rgba(246,243,238,.62)}
.footer-bottom a{text-decoration:none}.footer-bottom a:hover{text-decoration:underline;color:var(--paper)}

/* 404 */
.nf{min-height:80vh;display:flex;align-items:center;padding-top:var(--header-h)}

/* Reveal */
.js [data-reveal]{opacity:0;transform:translateY(28px);transition:opacity .9s var(--ease),transform .9s var(--ease);transition-delay:var(--d,0s)}
.js [data-reveal].is-in{opacity:1;transform:none}
.js .step::after{--p:0}
.js .timeline.is-in .step::after{--p:1}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}
  .js [data-reveal]{opacity:1;transform:none}
  .js .step::after{--p:1}
}
@media print{.site-header,.mobile-nav,.site-footer,.hero-media{display:none}.hero{color:var(--ink);background:none;min-height:0}}

/* --- refinements --- */
.hero .eyebrow{color:#E7BDC3}
.display,.h1,.h2,.statement{text-wrap:balance}
.lead,.prose p{text-wrap:pretty}
.hero h1{max-width:17ch;font-size:clamp(44px,6.4vw,96px)}
@media(min-width:900px){.sec-head>p:last-child:not(.lead):not(:first-child){justify-self:end}}
@media(min-width:1100px){.team-grid.compact{grid-template-columns:repeat(6,1fr);gap:24px 20px}.team-grid.compact .person h3{font-size:20px}.team-grid.compact .person p{font-size:13px}}
.form-card .muted{color:var(--muted)}
.form-card a{color:var(--rose)}
.prop-head .link-arrow{margin-bottom:6px}
@media(min-width:960px){.sticky-col{position:sticky;top:110px;align-self:start}}
.team-grid>*,.prop-grid>*,.post-grid>*,.split>*,.feature-grid>*{min-width:0}
.person a{overflow-wrap:anywhere}

/* five-up stats */
.stats.five{grid-template-columns:repeat(2,1fr)}
.stats.five .stat{padding:clamp(28px,4vw,44px) 16px clamp(28px,4vw,44px) 0;border:0;border-bottom:1px solid var(--line-light)}
.stats.five .stat:nth-child(even){padding-left:16px;border-left:1px solid var(--line-light)}
.stats.five .stat:last-child:nth-child(odd){grid-column:1/-1}
@media(min-width:1000px){
  .stats.five{grid-template-columns:repeat(5,1fr)}
  .stats.five .stat{border-bottom:0;padding:48px 20px}
  .stats.five .stat+.stat{border-left:1px solid var(--line-light)}
  .stats.five .stat:first-child{padding-left:0}
  .stats.five .stat:last-child:nth-child(odd){grid-column:auto}
  .stats.five .stat-num{font-size:clamp(44px,4.3vw,66px)}
}

/* three-up stats (public launch) */
.stats.three{grid-template-columns:repeat(2,1fr)}
.stats.three .stat{padding:clamp(28px,4vw,44px) 16px clamp(28px,4vw,44px) 0;border:0;border-bottom:1px solid var(--line-light)}
.stats.three .stat:nth-child(even){padding-left:16px;border-left:1px solid var(--line-light)}
.stats.three .stat:last-child:nth-child(odd){grid-column:1/-1}
@media(min-width:760px){
  .stats.three{grid-template-columns:repeat(3,1fr)}
  .stats.three .stat{border-bottom:0;padding:52px 28px}
  .stats.three .stat+.stat{border-left:1px solid var(--line-light)}
  .stats.three .stat:first-child{padding-left:0}
  .stats.three .stat:last-child:nth-child(odd){grid-column:auto}
}
/* Dillon Road Industrial: location & access (only property with a map) */
.loc-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,2fr);gap:clamp(32px,5vw,72px);align-items:start}
.loc-list{list-style:none;margin:28px 0 0;padding:0;border-top:1px solid var(--ink)}
.loc-list li{padding:18px 0;border-bottom:1px solid var(--line)}
.loc-list strong{display:block;font-size:13px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);margin-bottom:6px}
.loc-list span{font-weight:500}
.loc-grid .link-arrow{margin-top:28px}
.loc-note{font-size:13px;color:var(--muted);margin-top:20px;line-height:1.5}
.map-frame{position:relative;aspect-ratio:4/3;min-height:340px;background:var(--paper-2);border-radius:var(--r);overflow:hidden;border:1px solid var(--line)}
#dillon-map{position:absolute;inset:0;font-family:var(--sans)}
#dillon-map .map-fallback{position:absolute;inset:0;display:grid;place-items:center;padding:24px;text-align:center;color:var(--muted);font-size:15px}
#dillon-map.map-failed .map-fallback::after{content:" (map unavailable)"}
.map-pin{width:36px;height:36px;border-radius:50%;display:grid;place-items:center;background:var(--ink);color:#fff;font:700 10px/1 var(--sans);border:3px solid #fff;box-shadow:0 4px 12px rgba(0,0,0,.35)}
.leaflet-tooltip.map-label{background:var(--rose);color:#fff;border:0;border-radius:var(--r);padding:6px 10px;font:600 12px/1.3 var(--sans);box-shadow:0 6px 16px rgba(0,0,0,.25)}
.leaflet-tooltip.map-label:before{display:none}
.leaflet-tooltip.map-tip{font:500 12px/1.4 var(--sans);border-radius:var(--r)}
.leaflet-container .leaflet-popup-content{font:14px/1.45 var(--sans)}
.leaflet-container a.leaflet-popup-close-button{color:var(--ink)}
.map-toggle{display:flex;background:#fff;border-radius:var(--r);box-shadow:0 2px 10px rgba(0,0,0,.2);overflow:hidden;margin-bottom:8px!important}
.map-toggle button{all:unset;cursor:pointer;padding:8px 14px;font:600 12px/1 var(--sans);color:var(--ink)}
.map-toggle button[aria-pressed="true"]{background:var(--ink);color:#fff}
.map-toggle button:focus-visible{outline:2px solid var(--rose);outline-offset:-2px}
@media (max-width:900px){.loc-grid{grid-template-columns:1fr}.map-frame{aspect-ratio:1/1}}