@import url("https://fonts.googleapis.com/css2?family=Inter:wght@300;400;500;600;700;900&display=swap");

:root {
  --font-sans: Inter, "Helvetica Neue", Arial, sans-serif;
  --navy: #304b55;
  --navy-soft: #496873;
  --green: #6da866;
  --paper: #f4f5f3;
  --ink: #243943;
  --muted: #7d8790;
  --line: rgba(11, 46, 77, 0.16);
  --white: #ffffff;
}

* { box-sizing: border-box; }

html { scroll-behavior: smooth; }

body {
  margin: 0;
  min-width: 320px;
  background: #fff;
  color: var(--ink);
  font-family: var(--font-sans);
  -webkit-font-smoothing: antialiased;
}

button, input { font: inherit; }
button, a { -webkit-tap-highlight-color: transparent; }

.hero-shell { display: flex; min-height: 100vh; flex-direction: column; overflow-x: hidden; background: #fff; }
.hero { order: 0; }
.featured-section { order: 1; }
.team-section { order: 2; }
.experience-section { order: 3; }
.financing-section { order: 4; }
.social-section { order: 5; }

.hero {
  position: relative;
  min-height: calc(100svh - 24px);
  height: calc(100svh - 24px);
  isolation: isolate;
  overflow: hidden;
  margin: 0;
}

.hero-photo,
.hero-shade {
  position: absolute;
  inset: 0;
}

.hero-photo {
  z-index: -3;
  background-image: url("assets/hero-delux-background.png");
  background-position: center center;
  background-size: cover;
  transform: scale(1.01);
}

.hero-shade {
  z-index: -2;
  background:
    linear-gradient(180deg, rgba(255,255,255,0.08) 0%, transparent 28%, rgba(4, 20, 30, 0.12) 100%),
    linear-gradient(90deg, rgba(255,255,255,0.05), transparent 44%, rgba(3, 22, 35, 0.08));
}

.site-header {
  position: absolute;
  top: 0;
  right: 0;
  left: 0;
  z-index: 3;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 32px;
  min-height: 96px;
  padding: 0 clamp(24px, 5vw, 76px);
  background: linear-gradient(180deg, rgba(248,250,250,0.86), rgba(248,250,250,0.16));
  backdrop-filter: none;
}

.brand {
  display: inline-flex;
  align-items: center;
  width: 164px;
  flex: 0 0 auto;
}

.brand img { display: block; width: 100%; height: auto; background: transparent; }

.main-nav {
  display: flex;
  align-items: center;
  gap: clamp(18px, 2.5vw, 42px);
  min-height: 44px;
  padding: 0;
  border-bottom: 0;
  background: transparent;
}

.main-nav a,
.hero-footer,
.eyebrow,
.support-copy,
.search-panel,
.filters-popover {
  letter-spacing: 0.18em;
}

.main-nav a {
  color: var(--navy);
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.24em;
  text-decoration: none;
  white-space: nowrap;
  text-shadow: none;
}

.main-nav a:first-child { position: relative; }
.main-nav a:first-child::after {
  position: absolute;
  right: 0;
  bottom: -14px;
  left: 0;
  height: 2px;
  background: var(--navy);
  content: "";
}

.contact-menu { position: relative; display: flex; align-items: center; }
.contact-menu summary { display: inline-flex; align-items: center; gap: 8px; color: var(--navy); cursor: pointer; font-size: 11px; font-weight: 600; letter-spacing: 0.24em; list-style: none; text-shadow: none; white-space: nowrap; }
.contact-menu summary::-webkit-details-marker { display: none; }
.contact-menu summary span { font-size: 16px; letter-spacing: 0; line-height: 0.7; transition: transform 160ms ease; }
.contact-menu[open] summary span { transform: rotate(180deg); }
.contact-menu-panel { position: absolute; top: calc(100% + 16px); right: 0; z-index: 10; display: grid; min-width: 232px; padding: 8px; border: 1px solid rgba(255,255,255,0.36); border-radius: 10px; background: rgba(11,46,77,0.94); box-shadow: 0 16px 36px rgba(0,20,36,0.22); backdrop-filter: blur(14px); }
.contact-menu-panel a { display: flex; flex-direction: column; gap: 5px; padding: 13px 14px; border-radius: 6px; color: #fff; letter-spacing: 0; text-shadow: none; transition: background 160ms ease; }
.contact-menu-panel a:hover, .contact-menu-panel a:focus-visible { background: rgba(255,255,255,0.1); }
.contact-menu-panel a + a { border-top: 1px solid rgba(255,255,255,0.16); border-radius: 0 0 6px 6px; }
.contact-menu-panel a span { color: rgba(255,255,255,0.64); font-size: 9px; font-weight: 700; letter-spacing: 0.18em; }
.contact-menu-panel a strong { font-size: 14px; font-weight: 500; letter-spacing: 0.01em; }

.hero-wordmark {
  display: none;
}

.hero-copy {
  position: absolute;
  z-index: 2;
  right: 24px;
  bottom: 126px;
  left: 24px;
  max-width: 620px;
  margin: 0 auto;
  color: #111a20;
  text-align: center;
  text-shadow: 0 1px 9px rgba(255,255,255,0.3);
}

.eyebrow {
  margin: 0 0 15px;
  color: #111a20;
  font-size: 10px;
  font-weight: 700;
}

h1 {
  max-width: 760px;
  margin: 0;
  font-family: var(--font-sans);
  font-size: clamp(44px, 5.5vw, 86px);
  font-weight: 600;
  line-height: 0.93;
  letter-spacing: -0.065em;
}

.support-copy {
  max-width: 460px;
  margin: 0;
  color: #111a20;
  font-size: 10px;
  font-weight: 600;
  line-height: 1.7;
}

.hero-side-note {
  position: absolute;
  z-index: 2;
  top: 34%;
  right: clamp(24px, 6vw, 92px);
  margin: 0;
  color: #111a20;
  font-size: 10px;
  font-weight: 600;
  letter-spacing: 0.22em;
  line-height: 1.65;
  text-align: left;
}

.search-panel {
  position: absolute;
  z-index: 4;
  right: clamp(20px, 12vw, 230px);
  bottom: 24px;
  left: clamp(20px, 12vw, 230px);
  display: grid;
  grid-template-columns: auto minmax(200px, 1fr) auto auto;
  align-items: stretch;
  min-height: 70px;
  padding: 8px;
  border: 1px solid rgba(255,255,255,0.66);
  border-radius: 18px;
  background: rgba(255,255,255,0.97);
  box-shadow: 0 24px 58px rgba(0, 20, 36, 0.24);
  color: var(--navy);
  letter-spacing: 0.08em;
  backdrop-filter: blur(13px);
}

.search-tabs { display: flex; align-items: stretch; }

.search-tab,
.search-submit,
.filters-toggle,
.filter-options button {
  border: 0;
  cursor: pointer;
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.16em;
}

.search-tab {
  min-width: 136px;
  padding: 0 22px;
  border-radius: 9px;
  background: transparent;
  color: var(--navy);
}

.search-tab.is-active {
  background: var(--navy);
  color: var(--white);
}

.location-field {
  display: flex;
  align-items: center;
  min-width: 0;
  margin-left: 8px;
  padding: 0 22px;
  border-left: 1px solid var(--line);
  border-right: 1px solid var(--line);
}

.pin-icon {
  margin-right: 15px;
  color: var(--navy);
  font-size: 26px;
  line-height: 1;
}

.location-field input {
  width: 100%;
  min-width: 0;
  border: 0;
  outline: 0;
  background: transparent;
  color: var(--navy);
  font-size: 14px;
  font-weight: 600;
  letter-spacing: 0.11em;
}

.location-field input::placeholder { color: #8d969d; opacity: 1; }

.search-submit {
  min-width: 154px;
  margin-left: 12px;
  border-radius: 9px;
  background: var(--navy);
  color: #fff;
  transition: transform 160ms ease, background 160ms ease;
}

.search-submit:hover { background: var(--navy-soft); transform: translateY(-1px); }

.filters-toggle {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 12px;
  min-width: 190px;
  margin-left: 12px;
  border-left: 1px solid var(--line);
  background: transparent;
  color: var(--navy);
}

.filter-icon { font-size: 23px; font-weight: 400; }

.filters-popover {
  position: absolute;
  right: 8px;
  bottom: calc(100% + 12px);
  width: min(620px, 92vw);
  max-height: min(680px, 76vh);
  overflow-y: auto;
  padding: 22px;
  border: 1px solid rgba(11,46,77,0.12);
  border-radius: 12px;
  background: rgba(255,255,255,0.98);
  box-shadow: 0 15px 40px rgba(10,30,45,0.16);
}

.filters-header {
  display: flex;
  align-items: flex-start;
  justify-content: space-between;
  gap: 24px;
  padding-bottom: 16px;
  border-bottom: 1px solid var(--line);
}
.filters-popover p { margin: 0; }
.filters-kicker {
  margin-bottom: 7px !important;
  color: var(--navy);
  font-size: 11px;
  font-weight: 700;
}
.filters-mode {
  color: var(--muted);
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.11em;
}
.filters-mode strong { color: var(--navy); }
.filters-clear {
  border: 0;
  border-bottom: 1px solid var(--navy);
  padding: 3px 0;
  background: transparent;
  color: var(--navy);
  cursor: pointer;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.15em;
}
.active-summary {
  display: flex;
  flex-wrap: wrap;
  gap: 7px;
  min-height: 26px;
  padding: 14px 0 5px;
}
.active-summary-empty {
  color: var(--muted);
  font-size: 10px;
  letter-spacing: 0.12em;
}
.summary-group {
  display: inline-flex;
  align-items: center;
  gap: 5px;
  padding: 6px 9px;
  border-radius: 999px;
  background: rgba(11,46,77,0.08);
  color: var(--navy);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.05em;
}
.summary-group small { color: var(--navy-soft); font-size: 9px; font-weight: 500; letter-spacing: 0.04em; }
.filter-section {
  border-top: 1px solid rgba(11,46,77,0.1);
}
.filter-section summary {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 16px;
  padding: 14px 0;
  color: var(--navy);
  cursor: pointer;
  list-style: none;
}
.filter-section summary::-webkit-details-marker { display: none; }
.filter-section summary::after { content: "+"; color: var(--navy); font-size: 18px; font-weight: 400; line-height: 1; }
.filter-section[open] summary::after { content: "−"; }
.filter-section summary span { font-size: 11px; font-weight: 700; letter-spacing: 0.12em; }
.filter-section summary small { margin-left: auto; color: var(--muted); font-size: 9px; letter-spacing: 0.1em; }
.filter-controls { display: flex; flex-wrap: wrap; gap: 8px; padding: 0 0 17px; }
.filter-choice {
  position: relative;
  min-height: 34px;
  padding: 0 12px;
  border: 1px solid var(--line);
  border-radius: 7px;
  background: #fff;
  color: var(--navy);
  cursor: pointer;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.1em;
}
.filter-choice.is-selected { border-color: var(--navy); background: var(--navy); box-shadow: none; color: #fff; }
.filter-choice.is-selected::before { content: none; }
.filter-fields { display: grid; gap: 9px; padding: 0 0 17px; }
.filter-fields-three { grid-template-columns: repeat(3, 1fr); }
.filter-fields-four { grid-template-columns: repeat(4, 1fr); }
.filter-fields label span { display: block; margin: 0 0 6px; color: var(--muted); font-size: 9px; font-weight: 700; letter-spacing: 0.1em; }
.filter-fields input { width: 100%; min-height: 38px; padding: 0 10px; border: 1px solid var(--line); border-radius: 7px; outline: 0; background: #fff; color: var(--navy); font-size: 12px; letter-spacing: 0; }
.filter-fields input:focus { border-color: var(--navy); box-shadow: 0 0 0 3px rgba(11,46,77,0.08); }
.filter-fields input::placeholder { color: #9aa1a5; }
.filters-apply {
  width: 100%;
  min-height: 44px;
  margin-top: 12px;
  border: 0;
  border-radius: 8px;
  background: var(--navy);
  color: #fff;
  cursor: pointer;
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.16em;
}
.filters-apply:hover { background: var(--navy-soft); }
.filter-group + .filter-group { margin-top: 17px; }
.filter-group > span {
  display: block;
  margin-bottom: 9px;
  color: var(--muted);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.16em;
}
.filter-options { display: flex; flex-wrap: wrap; gap: 8px; }
.filter-options button { padding: 9px 11px; border: 1px solid var(--line); border-radius: 999px; background: #fff; color: var(--navy); font-size: 10px; }

.search-feedback {
  position: absolute;
  z-index: 5;
  right: clamp(24px, 9vw, 150px);
  bottom: 45px;
  left: clamp(24px, 9vw, 150px);
  margin: 0;
  color: #fff;
  font-size: 11px;
  letter-spacing: 0.14em;
  text-align: right;
  text-shadow: 0 2px 10px rgba(0,0,0,0.3);
}

.featured-section {
  padding: clamp(64px, 8vw, 112px) clamp(24px, 7vw, 110px) 100px;
  background: #fff;
  color: var(--ink);
}
.featured-heading {
  display: flex;
  justify-content: center;
  text-align: center;
  margin-bottom: 42px;
}
.section-kicker { margin: 0 0 14px; color: var(--green); font-size: 11px; font-weight: 700; letter-spacing: 0.19em; }
.featured-heading-copy { display: flex; flex-direction: column; align-items: center; }
.featured-heading h2 { margin: 0; color: var(--ink); font-size: clamp(34px, 4vw, 58px); font-weight: 500; letter-spacing: -0.055em; line-height: 0.98; }
.heading-rule { display: block; width: 54px; height: 3px; margin: 20px 0 0; background: var(--navy); }
.featured-heading p:not(.section-kicker) { margin: 16px 0 0; color: var(--ink); font-size: 16px; letter-spacing: 0; }
.view-all { display: inline-flex; align-items: center; gap: 10px; padding-bottom: 8px; border-bottom: 1px solid var(--navy); color: var(--navy); font-size: 11px; font-weight: 700; letter-spacing: 0.16em; text-decoration: none; white-space: nowrap; }
.view-all span { color: var(--green); font-size: 17px; }
.property-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 64px 32px; }
.property-card { min-width: 0; }
.property-image-frame { position: relative; overflow: hidden; aspect-ratio: 1.46 / 1; border-radius: 9px; background: #e8eceb; }
.property-image-link { display: block; width: 100%; height: 100%; }
.property-image-link img { display: block; width: 100%; height: 100%; object-fit: cover; transition: transform 450ms cubic-bezier(.2,.65,.25,1); }
.property-image-link:hover img { transform: scale(1.035); }
.card-gallery-arrow { position: absolute; z-index: 2; top: 50%; display: grid; width: 36px; height: 36px; place-items: center; transform: translateY(-50%); border: 1px solid rgba(255,255,255,0.72); border-radius: 50%; background: rgba(255,255,255,0.86); color: var(--navy); cursor: pointer; font-size: 19px; line-height: 1; opacity: 0; transition: opacity 160ms ease, transform 160ms ease, background 160ms ease; }
.property-image-frame:hover .card-gallery-arrow, .card-gallery-arrow:focus-visible { opacity: 1; }
.card-gallery-arrow:hover { background: #fff; transform: translateY(-50%) scale(1.05); }
.card-gallery-prev { left: 14px; }
.card-gallery-next { right: 14px; }
.card-gallery-count { position: absolute; right: 13px; bottom: 12px; padding: 6px 8px; border-radius: 999px; background: rgba(255,255,255,0.84); color: var(--navy); font-size: 9px; font-weight: 700; letter-spacing: 0.1em; pointer-events: none; }
.property-image-frame.is-single .card-gallery-arrow, .property-image-frame.is-single .card-gallery-count { display: none; }
.property-meta { display: flex; justify-content: space-between; gap: 14px; margin-top: 16px; color: var(--navy); font-size: 10px; font-weight: 700; letter-spacing: 0.12em; }
.property-meta span:last-child { color: #75818a; font-weight: 500; white-space: nowrap; }
.property-card h3 { margin: 9px 0 0; color: var(--ink); font-size: clamp(22px, 2vw, 29px); font-weight: 500; letter-spacing: -0.045em; line-height: 1.05; }
.property-card p { margin: 10px 0 0; color: #52606a; font-size: 15px; line-height: 1.45; letter-spacing: 0; }
.property-card strong { display: block; margin-top: 15px; color: var(--ink); font-size: 15px; font-weight: 600; letter-spacing: 0; }

.team-section {
  display: grid;
  min-height: clamp(560px, 54vw, 780px);
  grid-template-columns: minmax(0, .84fr) minmax(0, 1.16fr);
  align-items: stretch;
  background: #fff;
  color: var(--navy);
}
.team-copy {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: clamp(64px, 8vw, 120px) clamp(28px, 7vw, 112px);
}
.team-copy > .section-kicker { margin: 0 0 22px; color: var(--navy); }
.team-copy h2 {
  margin: 0;
  color: var(--navy);
  font-size: clamp(42px, 4.6vw, 72px);
  font-weight: 500;
  letter-spacing: -.07em;
  line-height: .94;
}
.team-copy h2 em {
  font-family: Georgia, "Times New Roman", serif;
  font-weight: 400;
}
.team-copy > p:not(.section-kicker) {
  max-width: 520px;
  margin: 34px 0 0;
  color: #52606a;
  font-size: 15px;
  line-height: 1.65;
}
.team-signature {
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto;
  column-gap: 28px;
  align-items: start;
  max-width: 520px;
  margin-top: 40px;
  padding-top: 18px;
  border-top: 1px solid rgba(48,75,85,.25);
  color: var(--navy);
  font-size: 11px;
  font-weight: 700;
  letter-spacing: .18em;
}
.team-signature small {
  display: block;
  margin-top: 8px;
  color: #7d8790;
  font-size: 9px;
  font-weight: 500;
  letter-spacing: .16em;
}
.team-signature-logo {
  display: block;
  grid-column: 2;
  grid-row: 1 / span 2;
  width: 92px;
  height: auto;
  margin: 0;
  object-fit: contain;
  object-position: left center;
}
.team-portrait {
  min-height: 100%;
  margin: 0;
  overflow: hidden;
  background: var(--navy-soft);
}
.team-portrait img {
  display: block;
  width: 100%;
  height: 100%;
  min-height: 100%;
  object-fit: cover;
  object-position: center;
}

.experience-section {
  display: flex;
  flex-direction: column;
  gap: clamp(42px, 5vw, 72px);
  padding: clamp(76px, 9vw, 132px) clamp(24px, 7vw, 112px) clamp(82px, 9vw, 136px);
  background: var(--paper);
  color: var(--navy);
}

.experience-heading {
  display: grid;
  grid-template-columns: minmax(180px, .72fr) minmax(0, 1.28fr);
  align-items: end;
  gap: 32px;
  max-width: 1280px;
  width: 100%;
  margin: 0 auto;
}

.experience-heading .section-kicker { margin: 0 0 12px; align-self: start; }
.experience-heading h2 {
  margin: 0;
  color: var(--navy);
  font-size: clamp(38px, 5.2vw, 76px);
  font-weight: 500;
  letter-spacing: -.07em;
  line-height: .94;
}
.experience-heading h2 em {
  font-family: Georgia, "Times New Roman", serif;
  font-weight: 400;
}

.experience-layout {
  display: grid;
  grid-template-columns: minmax(0, 1.06fr) minmax(320px, .94fr);
  align-items: center;
  gap: clamp(42px, 7vw, 112px);
  max-width: 1280px;
  width: 100%;
  margin: 0 auto;
}

.experience-visual-column { min-width: 0; }
.experience-visual {
  position: relative;
  aspect-ratio: 1.16 / 1;
  overflow: hidden;
  margin: 0 0 0 clamp(-22px, -1.5vw, 0px);
  background: var(--navy-soft);
}
.experience-visual::after {
  position: absolute;
  right: 0;
  bottom: 0;
  left: 0;
  height: 35%;
  background: linear-gradient(180deg, transparent, rgba(4, 27, 41, .68));
  content: '';
  pointer-events: none;
}
.experience-visual img {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
  transition: opacity 260ms ease, transform 700ms cubic-bezier(.2,.7,.2,1);
}
.experience-visual.is-changing img { opacity: .35; transform: scale(1.018); }
.experience-visual figcaption {
  position: absolute;
  z-index: 1;
  right: 24px;
  bottom: 20px;
  left: 24px;
  display: flex;
  justify-content: space-between;
  gap: 18px;
  color: #fff;
  font-size: 9px;
  font-weight: 700;
  letter-spacing: .16em;
}
.experience-visual figcaption span:last-child { color: rgba(255,255,255,.68); font-weight: 500; }

.experience-selector {
  display: flex;
  align-items: center;
  gap: 10px;
  margin-top: 14px;
}
.experience-thumb {
  position: relative;
  flex: 0 0 64px;
  width: 64px;
  height: 48px;
  overflow: hidden;
  padding: 0;
  border: 1px solid transparent;
  background: transparent;
  cursor: pointer;
  opacity: .48;
  transition: opacity 180ms ease, border-color 180ms ease, transform 180ms ease;
}
.experience-thumb img { display: block; width: 100%; height: 100%; object-fit: cover; }
.experience-thumb.is-active { border-color: var(--navy); opacity: 1; }
.experience-thumb:hover { opacity: 1; transform: translateY(-2px); }
.experience-thumb:focus-visible { outline: 2px solid var(--green); outline-offset: 3px; }
.experience-selector-line {
  position: relative;
  display: block;
  flex: 1;
  height: 1px;
  margin-left: 8px;
  background: rgba(48,75,85,.22);
}
.experience-selector-line > span {
  display: block;
  width: 33.333%;
  height: 1px;
  background: var(--navy);
  transition: transform 280ms ease;
}
.experience-copy { position: relative; min-width: 0; padding: 18px 0 10px; }
.experience-quote-mark {
  display: block;
  height: 34px;
  color: var(--green);
  font-family: Georgia, "Times New Roman", serif;
  font-size: 76px;
  line-height: .68;
}
.experience-copy blockquote {
  max-width: 560px;
  margin: 20px 0 0;
  color: var(--navy);
  font-size: clamp(27px, 3.15vw, 48px);
  font-weight: 400;
  letter-spacing: -.055em;
  line-height: 1.02;
}
.experience-byline {
  display: grid;
  gap: 8px;
  margin-top: 34px;
  padding-top: 18px;
  border-top: 1px solid rgba(48,75,85,.24);
}
.experience-byline strong { color: var(--navy); font-size: 10px; letter-spacing: .18em; }
.experience-byline span { color: #71808a; font-size: 10px; letter-spacing: .12em; }
.experience-link {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  margin-top: 34px;
  padding-bottom: 9px;
  border-bottom: 1px solid var(--navy);
  color: var(--navy);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: .15em;
  text-decoration: none;
}
.experience-link span { color: var(--green); font-size: 18px; line-height: .7; }
.experience-link:hover { color: var(--green); }

/* Compact architectural testimonial strip */
.experience-section {
  padding: clamp(58px, 7vw, 92px) clamp(24px, 7vw, 112px) clamp(62px, 7vw, 96px);
  background: #fff;
  color: var(--navy);
  border-block: 1px solid rgba(48,75,85,.12);
}
.experience-layout {
  display: grid;
  grid-template-columns: minmax(300px, .68fr) minmax(0, 1.32fr);
  align-items: start;
  gap: clamp(38px, 5vw, 68px);
  max-width: 1360px;
  width: 100%;
  margin: 0 auto;
}
.experience-visual-column { min-width: 0; }
.experience-visual {
  position: relative;
  width: min(100%, 500px);
  aspect-ratio: 1 / 1.06;
  overflow: hidden;
  margin: 0;
  border-radius: 48% 52% 40% 60% / 40% 44% 56% 60%;
  background: var(--navy-soft);
  box-shadow: 0 18px 48px rgba(4, 27, 41, .09);
}
.experience-visual::after {
  height: 30%;
  background: linear-gradient(180deg, transparent, rgba(4, 27, 41, .22));
}
.experience-visual img { object-position: center; }
.experience-visual {
  border-radius: 72% 28% 58% 42% / 36% 62% 38% 64%;
  box-shadow: 18px 22px 0 rgba(109, 168, 102, .18), 0 18px 48px rgba(4, 27, 41, .09);
}
.experience-visual::before {
  position: absolute;
  z-index: -1;
  inset: 13px -16px -16px 13px;
  border: 1px solid rgba(109, 168, 102, .45);
  border-radius: 34% 66% 42% 58% / 62% 36% 64% 38%;
  content: '';
  pointer-events: none;
}
.team-title-line { display: block; }
.team-title-brand { display: flex; align-items: center; gap: 10px; white-space: nowrap; }
.team-title-mark { width: .58em; height: .58em; flex: 0 0 auto; align-self: center; color: currentColor; }
.experience-copy { max-width: none; padding: 8px 0 6px; }
.experience-rating {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  margin-bottom: 22px;
  color: var(--navy);
}
.google-mark {
  display: inline-block;
  font-family: Arial, sans-serif;
  font-size: 23px;
  font-weight: 700;
  line-height: 1;
  background: conic-gradient(from -35deg, #4285f4 0 25%, #34a853 25% 48%, #fbbc05 48% 70%, #ea4335 70% 86%, #4285f4 86% 100%);
  -webkit-background-clip: text;
  background-clip: text;
  color: transparent;
}
.experience-rating-data { display: grid; gap: 4px; }
.experience-rating-score { display: flex; align-items: baseline; gap: 8px; }
.experience-rating-score strong { font-size: 18px; font-weight: 600; letter-spacing: -.04em; }
.experience-stars { color: #fbbc05; font-size: 13px; letter-spacing: .08em; }
.experience-rating-data > span { color: #71808a; font-size: 9px; font-weight: 600; letter-spacing: .12em; text-transform: uppercase; }
.experience-testimonial-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 12px;
  margin-top: 24px;
}
.experience-testimonial-card {
  display: flex;
  min-height: 272px;
  flex-direction: column;
  padding: 22px 20px 20px;
  border: 1px solid rgba(48,75,85,.18);
  background: #fff;
}
.experience-card-meta { display: flex; align-items: center; justify-content: space-between; gap: 10px; }
.experience-card-meta .google-mark { font-size: 20px; }
.experience-card-meta .experience-stars { font-size: 11px; }
.experience-testimonial-card p {
  margin: 34px 0 30px;
  color: var(--navy);
  font-size: 17px;
  letter-spacing: -.025em;
  line-height: 1.35;
}
.experience-testimonial-card footer {
  display: grid;
  gap: 6px;
  margin-top: auto;
  padding-top: 16px;
  border-top: 1px solid rgba(48,75,85,.16);
}
.experience-testimonial-card footer strong { color: var(--navy); font-size: 9px; letter-spacing: .14em; }
.experience-testimonial-card footer span { color: #71808a; font-size: 9px; letter-spacing: .1em; }
.experience-mobile-story { display: none; }
.experience-quote-mark { height: 26px; font-size: 64px; }
.experience-copy blockquote {
  max-width: 520px;
  margin-top: 16px;
  font-size: clamp(26px, 3vw, 42px);
}
.experience-byline { margin-top: 28px; padding-top: 16px; }
.experience-controls {
  display: inline-flex;
  align-items: center;
  gap: 18px;
  margin-top: 26px;
}
.experience-arrow {
  display: grid;
  width: 34px;
  height: 34px;
  place-items: center;
  padding: 0;
  border: 1px solid rgba(48,75,85,.35);
  border-radius: 50%;
  background: transparent;
  color: var(--navy);
  font-size: 18px;
  line-height: 1;
  cursor: pointer;
  transition: border-color 180ms ease, background 180ms ease, color 180ms ease, transform 180ms ease;
}
.experience-arrow:hover { border-color: var(--navy); background: var(--navy); color: #fff; transform: translateX(2px); }
.experience-arrow:focus-visible, .experience-dot:focus-visible { outline: 2px solid var(--green); outline-offset: 3px; }
.experience-dots { display: flex; align-items: center; gap: 8px; }
.experience-dot {
  width: 7px;
  height: 7px;
  padding: 0;
  border: 0;
  border-radius: 50%;
  background: rgba(48,75,85,.24);
  cursor: pointer;
  transition: background 180ms ease, transform 180ms ease;
}
.experience-dot.is-active { background: var(--green); transform: scale(1.4); }
.experience-dot:hover { background: var(--navy); }

.social-section {
  --social-gap: 16px;
  --social-cream: var(--navy);
  overflow: hidden;
  padding: clamp(64px, 6vw, 104px) 0 clamp(38px, 4vw, 64px);
  background: #fff;
  color: var(--social-cream);
  scroll-margin-top: 0;
}

.social-heading {
  display: grid;
  grid-template-columns: minmax(0, 1fr) 272px;
  align-items: end;
  gap: clamp(32px, 4vw, 80px);
  padding: 0 clamp(24px, 6vw, 112px);
}

.social-title-block { min-width: 0; }
.social-kicker { display: none; }
.social-heading h2 { max-width: 720px; margin: 0; color: var(--navy); font-family: var(--font-sans); font-size: clamp(30px, 3.8vw, 58px); font-weight: 400; letter-spacing: -.055em; word-spacing: 0; line-height: .98; }
.social-heading h2 > span { display: block; white-space: nowrap; }
.social-heading h2 .social-title-offset { margin-top: .12em; padding-left: 4vw; }
.social-follow { justify-self: end; padding-bottom: 2px; }
.social-follow-copy { display: none; }
.social-instagram-link { display: inline-flex; align-items: center; gap: 11px; min-height: 0; padding: 0 0 11px; border: 0; border-bottom: 1px solid var(--navy); border-radius: 0; color: var(--navy); text-decoration: none; transition: opacity 160ms ease; }
.social-instagram-icon { width: 19px; height: 19px; flex: 0 0 auto; }
.social-instagram-label { display: grid; gap: 7px; }
.social-instagram-label strong { font-size: 11px; font-weight: 500; letter-spacing: .08em; line-height: 1.2; }
.social-instagram-label > span { display: none; }
.social-instagram-link:focus-visible { outline: 2px solid var(--navy); outline-offset: 5px; }
.social-instagram-link:active { transform: scale(.98); }
.social-carousel { position: relative; margin-top: clamp(32px, 3vw, 48px); }
.social-viewport { overflow: hidden; }
.social-track { display: flex; width: max-content; gap: var(--social-gap); transform: translate3d(0, 0, 0); animation: social-marquee 58s linear infinite; will-change: transform; }
.social-card { display: block; flex: 0 0 clamp(206px, 18.5vw, 286px); aspect-ratio: 0.58; overflow: hidden; border-radius: 3px; background: var(--navy-soft); }
.social-card:focus-visible { outline: 3px solid var(--social-cream); outline-offset: -5px; }
.social-card video { display: block; width: 100%; height: 100%; object-fit: cover; transition: transform 650ms ease; }
.social-card:hover video, .social-card:focus-visible video { transform: scale(1.025); }

@media (hover: hover) and (pointer: fine) {
  .social-instagram-link:hover { opacity: .62; }
}

@media (min-width: 641px) and (max-width: 1040px) {
  .social-heading { grid-template-columns: minmax(0, 1fr); gap: 32px; }
  .social-heading h2 { font-size: 5.5vw; }
  .social-follow { display: flex; align-items: center; justify-content: space-between; gap: 24px; padding: 0; }
  .social-follow-copy { margin: 0; }
  .social-instagram-link { width: auto; }
}

@keyframes social-marquee {
  from { transform: translate3d(0, 0, 0); }
  to { transform: translate3d(calc(-50% - (var(--social-gap) / 2)), 0, 0); }
}

@media (prefers-reduced-motion: reduce) {
  .social-track, .social-card video { animation: none; transition: none; }
  .social-instagram-link { transition: none; }
}

.financing-section { padding: clamp(86px, 9vw, 138px) clamp(24px, 7vw, 110px) clamp(90px, 9vw, 132px); background: #fff; color: var(--ink); }
.financing-heading { display: flex; align-items: flex-end; justify-content: space-between; gap: 48px; padding-bottom: 34px; border-bottom: 1px solid var(--line); }
.financing-heading h2 { margin: 16px 0 0; color: var(--ink); font-size: clamp(42px, 5.6vw, 76px); font-weight: 500; letter-spacing: -0.07em; line-height: 0.95; }
.financing-heading > p { max-width: 300px; margin: 0; color: var(--muted); font-size: 14px; line-height: 1.55; }
.financing-banks { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); margin-top: 42px; border-bottom: 1px solid var(--line); }
.financing-bank { --bank-color: var(--navy); display: flex; min-height: 178px; flex-direction: column; align-items: center; justify-content: space-between; gap: 28px; padding: 28px 28px 28px 0; border-right: 1px solid var(--line); color: #9aa1a5; text-align: center; text-decoration: none; transition: color 180ms ease, border-color 180ms ease; }
.financing-bank + .financing-bank { padding-left: 28px; }
.financing-bank:nth-child(3n) { padding-right: 0; border-right: 0; }
.financing-bank:nth-child(n+4) { border-top: 1px solid var(--line); }
.financing-bank:nth-child(4) { padding-left: 0; }
.bank-logo { display: inline-flex; width: 100%; align-items: center; justify-content: center; color: currentColor; filter: grayscale(1); opacity: 0.62; transition: color 220ms ease, filter 220ms ease, opacity 220ms ease; }
.bank-mark { display: inline-flex; width: min(230px, 88%); height: 84px; align-items: center; justify-content: center; overflow: hidden; }
.bank-mark img { display: block; width: 100%; height: 100%; object-fit: contain; object-position: center; mix-blend-mode: multiply; }
.bank-action { display: inline-flex; align-self: center; width: fit-content; padding-bottom: 5px; border-bottom: 1px solid currentColor; color: currentColor; font-size: 9px; font-weight: 700; letter-spacing: 0.15em; transition: color 220ms ease, border-color 220ms ease; }
.financing-bank:hover, .financing-bank:focus-visible { color: var(--bank-color); }
.financing-bank:hover .bank-logo, .financing-bank:focus-visible .bank-logo { filter: grayscale(0); opacity: 1; }
.financing-note { margin: 20px 0 0; color: var(--muted); font-size: 11px; letter-spacing: 0.02em; }

.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0; }

@media (max-width: 980px) {
  .hero { min-height: 100svh; height: 100svh; }
  .main-nav { gap: 16px; }
  .main-nav a { font-size: 10px; }
  .brand { width: 170px; }
  .hero-copy { bottom: 185px; max-width: 300px; }
  .hero-side-note { top: 26%; right: 28px; }
  .search-panel { grid-template-columns: 1fr 1fr; gap: 8px; bottom: 24px; }
  .search-tabs { grid-column: span 2; min-height: 52px; }
  .search-tab { flex: 1; }
  .location-field { margin-left: 0; border: 0; }
  .search-submit, .filters-toggle { min-height: 56px; margin-left: 0; }
}

@media (min-width: 981px) {
  .experience-visual { margin-left: clamp(-42px, -3vw, -18px); }
  .experience-testimonial-card { min-height: 310px; padding: 26px 24px 22px; }
  .experience-testimonial-card p { font-size: 18px; }
}

@media (max-width: 640px) {
  .hero { min-height: 100svh; height: 100svh; }
  .site-header { align-items: center; padding: 18px 18px 0; }
  .brand { width: 142px; }
  .main-nav { display: none; }
  .hero-wordmark { top: 142px; right: 0; left: 0; font-size: clamp(88px, 25vw, 150px); letter-spacing: 0.03em; }
  .hero-copy { right: 22px; bottom: 210px; left: 22px; max-width: 210px; }
  .hero-side-note { top: 30%; right: 22px; max-width: 130px; font-size: 8px; }
  .eyebrow { margin-bottom: 15px; font-size: 10px; }
  h1 { font-size: clamp(42px, 13vw, 66px); }
  .support-copy { font-size: 10px; }
  .search-panel { right: 16px; bottom: 16px; left: 16px; display: flex; flex-wrap: wrap; padding: 7px; }
  .search-tabs { width: 100%; }
  .location-field { width: 100%; min-height: 54px; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
  .search-submit { flex: 1; min-width: 130px; }
  .filters-toggle { flex: 1; min-width: 130px; border-left: 1px solid var(--line); }
  .filters-popover { right: -8px; bottom: calc(100% + 10px); width: calc(100vw - 32px); max-height: 74vh; padding: 16px; }
  .filters-header { gap: 12px; }
  .filter-section summary small { display: none; }
  .filter-fields-three, .filter-fields-four { grid-template-columns: repeat(2, 1fr); }
  .search-feedback { right: 20px; bottom: 24px; left: 20px; text-align: center; }
  .featured-section { padding: 58px 18px 72px; }
  .featured-heading { margin-bottom: 30px; }
  .featured-heading h2 { font-size: 42px; }
  .featured-heading p:not(.section-kicker) { font-size: 15px; }
  .view-all { margin-top: 22px; }
  .property-grid { grid-template-columns: 1fr; gap: 46px; }
  .property-card h3 { font-size: 28px; }
  .team-section { grid-template-columns: 1fr; }
  .team-portrait { order: -1; }
  .team-copy { order: 1; }
  .team-copy { padding: 64px 20px 48px; }
  .team-copy h2 { font-size: clamp(44px, 13vw, 72px); }
  .team-copy > p:not(.section-kicker) { margin-top: 26px; font-size: 14px; }
  .team-portrait { min-height: 460px; }
  .team-signature { column-gap: 18px; }
  .team-signature-logo { width: 82px; }
  .experience-section { gap: 34px; padding: 64px 20px 72px; }
  .experience-heading { display: block; }
  .experience-heading h2 { margin-top: 16px; font-size: clamp(40px, 12vw, 66px); }
  .experience-layout { display: flex; flex-direction: column; align-items: stretch; gap: 34px; }
  .experience-visual { aspect-ratio: .92 / 1; }
  .experience-visual figcaption { right: 16px; bottom: 16px; left: 16px; display: grid; gap: 6px; font-size: 8px; }
  .experience-selector { gap: 8px; margin-top: 10px; }
  .experience-thumb { flex-basis: 62px; width: 62px; height: 46px; }
  .experience-selector-line { margin-left: 4px; }
  .experience-copy { padding: 0; }
  .experience-testimonial-grid { display: none; }
  .experience-mobile-story { display: block; }
  .experience-copy blockquote { margin-top: 14px; font-size: clamp(29px, 8vw, 44px); }
  .experience-byline { margin-top: 28px; }
  .experience-link { margin-top: 28px; }
  .social-section { padding: 52px 0 36px; }
  .social-heading { grid-template-columns: minmax(0, 1fr); gap: 28px; padding: 0 20px; }
  .social-kicker { margin-bottom: 22px; font-size: 9px; }
  .social-heading h2 { font-size: clamp(27px, 8.5vw, 44px); }
  .social-heading h2 .social-title-offset { padding-left: 5vw; }
  .social-follow { padding: 0; }
  .social-follow-copy { margin-bottom: 16px; font-size: 10px; }
  .social-instagram-link { width: auto; max-width: 320px; min-height: 0; padding: 0 0 10px; }
  .social-carousel { margin-top: 28px; }
  .social-card { flex-basis: min(66vw, 280px); }
  .financing-section { padding: 64px 18px 72px; }
  .financing-heading { display: block; padding-bottom: 26px; }
  .financing-heading > p { margin-top: 20px; }
  .financing-banks { grid-template-columns: repeat(2, minmax(0, 1fr)); margin-top: 30px; }
  .financing-bank, .financing-bank + .financing-bank { min-height: 126px; padding: 18px 12px 18px 0; }
  .bank-logo { width: 100%; }
  .bank-mark { width: min(180px, 92%); height: 62px; }
  .financing-bank:nth-child(even) { padding-right: 0; padding-left: 12px; border-right: 0; }
  .financing-bank:nth-child(3n) { padding-right: 12px; border-right: 1px solid var(--line); }
  .financing-bank:nth-child(4) { padding-left: 12px; }
  .financing-bank:nth-child(n+3) { border-top: 1px solid var(--line); }
  .financing-bank:last-child { border-bottom: 0; }
}

@media (max-width: 640px) {
  .experience-section { padding: 46px 20px 54px; }
  .experience-layout { display: flex; flex-direction: column; align-items: stretch; gap: 28px; }
  .experience-visual { width: min(100%, 360px); aspect-ratio: 1 / 1.08; margin: 0 auto; }
  .experience-copy { width: 100%; max-width: none; padding: 0; }
  .experience-copy blockquote { margin-top: 14px; font-size: clamp(28px, 8vw, 40px); }
  .experience-byline { margin-top: 24px; }
  .experience-controls { margin-top: 22px; }
}

/* Keep the story section balanced instead of letting the long title push the portrait off-canvas. */
.team-section {
  grid-template-columns: minmax(0, 1fr) minmax(0, 1fr);
}

.team-copy,
.team-portrait {
  min-width: 0;
}

.team-title-brand {
  white-space: normal;
}

.team-copy h2,
.team-copy > p:not(.section-kicker),
.team-signature {
  max-width: 100%;
}

@media (max-width: 900px) {
  .team-section {
    grid-template-columns: 1fr;
  }

  .team-portrait {
    width: 100%;
  }
}