/* Beacon Realty: a brokerage demo. Interpreted from the Cohere and Mastercard design references:
   flat editorial surfaces, deep green-black bands, soft mineral stone, tight display type, one hot accent. */

:root {
  --rail: 84px; --hdr-h: 0px; --hdr-probe: 40px;
  --white: #fff; --stone: #EEECE7; --stone-2: #E4E1D8; --ink: #141817; --muted: #55605C;
  --band: #0A2B25; --band-2: #12403A; --sea: #9CCFC0; --accent: #B93E00; --accent-lite: #F37338;
  --line: #7C8782; --focus: #1F5FBF;
  --font-d: 'Newsreader', Georgia, 'Times New Roman', serif;
  --font-u: 'Instrument Sans', system-ui, -apple-system, 'Segoe UI', sans-serif;
  --gut: clamp(20px, 4.4vw, 72px); --max: 1240px; --sec: clamp(72px, 10vw, 148px);
  --ease: cubic-bezier(.22, .61, .36, 1);
  /* the shared overlay menu, themed */
  --dm-bg: #0A2B25; --dm-font: var(--font-d); --dm-font-ui: var(--font-u); --dm-size: clamp(28px, 6vw, 38px);
  --dm-ls: .045em; --dm-weight: 400; --dm-accent: var(--sea); --dm-line: rgba(255, 255, 255, .3);
  --rd-radius: 20px; --rd-bg: #fff; --rd-ink: var(--ink);
}
@media (max-width: 899.98px) { :root { --hdr-h: 64px; } }

body { margin: 0; background: var(--white); color: var(--ink); font: 400 17px/1.6 var(--font-u); font-optical-sizing: auto; -webkit-font-smoothing: antialiased; }
#page { position: relative; }
@media (min-width: 900px) { #page { margin-left: var(--rail); } }
@media (max-width: 899.98px) { #page { padding-top: 64px; } }
div#about, div[id] { scroll-margin-top: var(--hdr-h); }
.w { width: min(100% - 2 * var(--gut), var(--max)); margin-inline: auto; }
.on-dark { --focus: var(--sea); color: #fff; }

h1, h2, h3, h4 { margin: 0; font-family: var(--font-d); font-weight: 300; letter-spacing: -.02em; line-height: 1.02; font-optical-sizing: auto; text-wrap: balance; }
h1 em, h2 em, h3 em, h4 em { font-style: italic; font-weight: 300; }
p { margin: 0; }
.h2 { font-size: clamp(40px, 5.6vw, 88px); line-height: .98; letter-spacing: -.03em; }
.h3 { font-size: clamp(32px, 3.6vw, 54px); line-height: 1; letter-spacing: -.025em; }
.lede { max-width: 52ch; font-size: clamp(18px, 1.55vw, 22px); line-height: 1.55; color: var(--muted); }
.on-dark .lede { color: rgba(255, 255, 255, .82); }
.body { max-width: 58ch; color: var(--muted); }
.eb { display: inline-flex; align-items: center; gap: 10px; margin: 0 0 22px; font: 600 12px/1.2 var(--font-u); letter-spacing: .16em; text-transform: uppercase; color: var(--ink); }
.eb::before { content: ""; flex: none; width: 7px; height: 7px; border-radius: 50%; background: var(--accent); }
.on-dark .eb { color: #fff; }
.on-dark .eb::before { background: var(--accent-lite); }

/* Buttons: pills that lift 2px. */
.btn { display: inline-flex; align-items: center; justify-content: center; gap: 10px; min-height: 52px; padding: 0 30px; border: 0; border-radius: 999px; background: var(--ink); color: #fff; font: 600 15px/1 var(--font-u); letter-spacing: .02em; text-decoration: none; transition: transform .25s var(--ease), box-shadow .25s ease, background-color .25s ease; }
.btn:hover, .btn:focus-visible { transform: translateY(-2px); box-shadow: 0 14px 30px -14px rgba(0, 0, 0, .55); }
.btn:active { transform: translateY(0); }
.btn--light { background: #fff; color: var(--ink); }
.btn--accent { background: var(--accent); color: #fff; }
.btn--ghost { background: rgba(255, 255, 255, .16); color: #fff; backdrop-filter: blur(10px); -webkit-backdrop-filter: blur(10px); }
.btn-s { min-height: 44px; padding: 0 20px; font-size: 14px; }
.btn.full { width: 100%; }
.rnd { display: grid; place-items: center; width: 52px; height: 52px; padding: 0; border: 0; border-radius: 50%; background: var(--ink); color: #fff; transition: transform .25s var(--ease), background-color .25s; }
.rnd:hover, .rnd:focus-visible { transform: translateY(-2px); background: var(--accent); }
.rnd svg { width: 20px; height: 20px; }

/* Rail: the header. Fixed, left, 84px. On phones it is a slim top bar. */
.rail { position: fixed; z-index: 60; left: 0; top: 0; bottom: 0; width: var(--rail); display: flex; flex-direction: column; align-items: center; justify-content: space-between; padding: 22px 0 24px; background: var(--band); color: #fff; }
.rail a, .rail button { color: inherit; }
.rail-mark { display: grid; place-items: center; width: 52px; height: 52px; border-radius: 50%; text-decoration: none; transition: background-color .25s; }
.rail-mark:hover, .rail-mark:focus-visible { background: rgba(255, 255, 255, .12); }
.rail-menu { display: flex; flex-direction: column; align-items: center; gap: 20px; width: 100%; min-height: 176px; padding: 18px 0; border: 0; background: none; transition: color .25s; }
.rail-menu:hover, .rail-menu:focus-visible { color: var(--sea); }
.rail-bars { display: grid; gap: 7px; width: 26px; }
.rail-bars i { display: block; height: 2px; border-radius: 999px; background: currentColor; transition: transform .3s var(--ease); }
.rail-bars i:last-child { width: 68%; justify-self: end; }
.rail-menu:hover .rail-bars i:last-child { width: 100%; }
.rail-menu-t { writing-mode: vertical-rl; transform: rotate(180deg); font: 600 12px/1 var(--font-u); letter-spacing: .3em; text-transform: uppercase; }
.rail-end { display: grid; justify-items: center; gap: 16px; }
.rail-join { display: grid; place-items: center; min-width: 44px; min-height: 104px; writing-mode: vertical-rl; transform: rotate(180deg); font: 600 12px/1 var(--font-u); letter-spacing: .24em; text-transform: uppercase; text-decoration: none; transition: color .25s; }
.rail-join:hover, .rail-join:focus-visible { color: var(--sea); }
.rail-tel { display: grid; place-items: center; width: 46px; height: 46px; border-radius: 50%; background: rgba(255, 255, 255, .1); transition: background-color .25s, color .25s; }
.rail-tel:hover, .rail-tel:focus-visible { background: #fff; color: var(--band); }
.rail :focus-visible { outline: 3px solid var(--sea); outline-offset: 2px; }
@media (max-width: 899.98px) {
  .rail { inset: 0 0 auto 0; width: auto; height: 64px; flex-direction: row; padding: 0 12px 0 14px; }
  .rail-mark { order: 1; }
  .rail-end { order: 2; margin-left: auto; display: flex; }
  .rail-menu { order: 3; width: auto; min-height: 46px; margin-left: 10px; padding: 0 20px; flex-direction: row; gap: 12px; border-radius: 999px; background: rgba(255, 255, 255, .12); }
  .rail-menu-t { writing-mode: horizontal-tb; transform: none; letter-spacing: .16em; }
  .rail-bars { gap: 5px; width: 18px; }
  .rail-join { display: none; }
}

/* Hero: a locked-camera video of the Gulf under oversized type. */
.hero { position: relative; isolation: isolate; display: flex; flex-direction: column; justify-content: flex-end; min-height: 100vh; min-height: 100svh; overflow: hidden; background: var(--band); color: #fff; }
@media (max-width: 899.98px) { .hero { min-height: calc(100vh - 64px); min-height: calc(100svh - 64px); } }
.hero-media { position: absolute; inset: 0; z-index: -2; }
.hero-media img, .hero-media video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: 30% 50%; }
.hero-shade { position: absolute; inset: 0; z-index: -1; background: linear-gradient(to top, rgba(5, 24, 20, .82) 0%, rgba(5, 24, 20, .46) 32%, rgba(5, 24, 20, 0) 62%), linear-gradient(to right, rgba(5, 24, 20, .5) 0%, rgba(5, 24, 20, 0) 58%); }
.hero-in { position: relative; width: 100%; max-width: 1400px; padding: clamp(120px, 24vh, 240px) var(--gut) clamp(56px, 9vh, 104px); }
.hero .eb { margin-bottom: 26px; }
.hero-h { max-width: 11ch; font-size: clamp(50px, 10.2vw, 172px); font-weight: 300; line-height: .9; letter-spacing: -.04em; }
.hero-sub { max-width: 36ch; margin: 30px 0 10px; font-size: clamp(18px, 1.6vw, 24px); line-height: 1.45; color: rgba(255, 255, 255, .94); }
.hero-places { display: flex; flex-wrap: wrap; gap: 4px 26px; max-width: 62ch; font: 500 12.5px/1.8 var(--font-u); letter-spacing: .13em; text-transform: uppercase; color: rgba(255, 255, 255, .88); }
.hero-btns { display: flex; flex-wrap: wrap; gap: 14px; margin-top: 34px; }
.cue { position: absolute; right: var(--gut); bottom: clamp(40px, 7vh, 72px); display: flex; align-items: center; gap: 14px; min-width: 44px; min-height: 44px; writing-mode: vertical-rl; color: #fff; font: 600 11px/1 var(--font-u); letter-spacing: .26em; text-transform: uppercase; text-decoration: none; }
.cue i { display: block; width: 1px; height: 72px; background: linear-gradient(#fff, rgba(255, 255, 255, 0)); transform-origin: top; animation: cue 2.6s var(--ease) infinite; }
@keyframes cue { 0% { transform: scaleY(0); transform-origin: top; } 45% { transform: scaleY(1); transform-origin: top; } 55% { transform: scaleY(1); transform-origin: bottom; } 100% { transform: scaleY(0); transform-origin: bottom; } }
.hero-vt { position: absolute; top: 24px; right: var(--gut); }
@media (max-width: 899.98px) { .cue { display: none; } .hero-vt { top: 16px; } }
@media (prefers-reduced-motion: reduce) { .cue i { animation: none; } }

/* Forms */
.card { border-radius: 20px; padding: clamp(24px, 3vw, 44px); background: #fff; color: var(--ink); }
.card-h { margin: 0 0 24px; font-size: clamp(28px, 2.6vw, 38px); }
.fgrid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 16px 18px; margin-bottom: 8px; }
.fgrid .span2 { grid-column: 1 / -1; }
.fld label { display: block; margin: 0 0 8px; font: 600 14px/1.3 var(--font-u); color: var(--ink); }
.fld label span { font-weight: 400; color: var(--muted); }
.fld input, .fld select, .fld textarea { display: block; width: 100%; min-height: 52px; padding: 0 16px; border: 1px solid var(--line); border-radius: 12px; background: #fff; color: var(--ink); font: 400 16px/1.4 var(--font-u); transition: border-color .2s, box-shadow .2s; }
.fld textarea { padding: 14px 16px; min-height: 112px; resize: vertical; }
.fld select { appearance: none; -webkit-appearance: none; padding-right: 46px; background: #fff url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23141817' stroke-width='1.8' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E") no-repeat right 16px center / 16px; }
.fld input:hover, .fld select:hover, .fld textarea:hover { border-color: var(--ink); }
.fld input:focus, .fld select:focus, .fld textarea:focus { outline: 3px solid var(--focus); outline-offset: 1px; border-color: var(--ink); }
.fld [aria-invalid="true"] { border-color: #B30000; box-shadow: 0 0 0 1px #B30000; }
.chk { display: flex; align-items: center; gap: 12px; min-height: 52px; margin: 6px 0 12px; font-size: 15px; line-height: 1.4; color: var(--muted); }
.chk input { flex: none; width: 24px; height: 24px; margin: 0; accent-color: var(--ink); }
.chk input[aria-invalid="true"] { outline: 2px solid #B30000; outline-offset: 2px; }
.err { margin: 14px 0 0; padding: 12px 16px; border-radius: 12px; background: #FCE9E6; color: #8A1C0D; font-weight: 500; }
.done { padding: 4px 0; }
.done-h { margin-bottom: 12px; font-size: clamp(32px, 3vw, 44px); }
.done p { color: var(--muted); }

/* VIP home search */
.vip { padding: var(--sec) 0; background: var(--band); }
.vip-grid { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: clamp(32px, 6vw, 104px); align-items: center; }
.vip-tx .h2 { margin-bottom: 26px; font-size: clamp(44px, 6vw, 96px); }

/* About: the firm, its standards, its agents */
.firm { padding: var(--sec) 0 clamp(56px, 8vw, 112px); }
.firm-grid { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 5fr); gap: clamp(32px, 7vw, 120px); align-items: center; }
.firm-tx .h2 { margin-bottom: 32px; }
.firm-tx .lede { max-width: 46ch; margin-bottom: 22px; }
.firm-tx .body { margin-bottom: 34px; }
.firm-ph { margin: 0; aspect-ratio: 5 / 6; border-radius: 20px; overflow: hidden; background: var(--stone); }
.firm-ph img { width: 100%; height: 100%; object-fit: cover; object-position: 38% 50%; }
.std { padding: clamp(56px, 8vw, 112px) 0; background: var(--stone); }
.std-list { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(24px, 4vw, 64px); margin: 0; padding: 0; list-style: none; counter-reset: std; }
.std-list li { counter-increment: std; }
.std-list li::before { content: counter(std, decimal-leading-zero); display: block; margin-bottom: 28px; font: italic 300 clamp(48px, 5vw, 76px)/1 var(--font-d); color: var(--accent); }
.std-list h3 { margin-bottom: 14px; font-size: clamp(26px, 2.4vw, 36px); line-height: 1.08; }
.std-list p { max-width: 34ch; color: var(--muted); }

.agents { padding: var(--sec) 0; }
.ag-head { max-width: 860px; margin-bottom: clamp(40px, 6vw, 80px); }
.ag-head .h2 { margin-bottom: 24px; }
.ft-grid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: clamp(12px, 1.6vw, 22px); margin-bottom: clamp(56px, 8vw, 112px); }
.ft { margin: 0; color: var(--ink); }
.ft-ph { position: relative; aspect-ratio: 4 / 5; border-radius: 20px; overflow: hidden; background: var(--band); color: #fff; }
.ft-ph img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: 50% 8%; }
.ft-ph::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to top, rgba(5, 24, 20, .9) 0%, rgba(5, 24, 20, .5) 24%, rgba(5, 24, 20, 0) 44%); }
.ft-cap { position: absolute; z-index: 1; inset: auto 0 0 0; padding: clamp(16px, 1.6vw, 22px); }
.ft-cap h3 { margin-bottom: 12px; font-size: clamp(24px, 2.2vw, 32px); font-weight: 400; }
.ft-mk { min-height: 3em; margin: 18px 0 6px; font: 600 11px/1.5 var(--font-u); letter-spacing: .14em; text-transform: uppercase; color: var(--accent); }
.ft-d { font-size: 15px; line-height: 1.5; color: var(--muted); }
.filters { display: grid; gap: 12px; margin-bottom: 20px; }
.chips { display: flex; flex-wrap: wrap; align-items: center; gap: 10px; }
.chips-l { flex: none; min-width: 84px; font: 600 12px/1 var(--font-u); letter-spacing: .16em; text-transform: uppercase; color: var(--muted); }
.chip { min-height: 44px; padding: 0 18px; border: 0; border-radius: 999px; background: var(--stone); color: var(--ink); font: 500 14.5px/1 var(--font-u); transition: background-color .2s, color .2s, transform .2s var(--ease); }
.chip:hover { background: var(--stone-2); transform: translateY(-1px); }
.chip[aria-pressed="true"] { background: var(--ink); color: #fff; }
.ag-count { margin: 26px 0 10px; font-size: 14px; color: var(--muted); }
.ag-count b { color: var(--ink); }
.ags { margin: 0; padding: 0; list-style: none; }
.ag { display: grid; grid-template-columns: 64px minmax(0, 1.3fr) minmax(0, 1.2fr) 300px; align-items: center; gap: 20px; padding: 16px; border-radius: 20px; transition: background-color .25s; }
.ag:hover { background: var(--stone); }
.ag-mono { display: grid; place-items: center; width: 56px; height: 56px; border-radius: 50%; background: var(--band); color: #fff; font: italic 300 24px/1 var(--font-d); letter-spacing: .02em; }
.ag-name { margin-bottom: 4px; font-size: clamp(24px, 2.1vw, 30px); font-weight: 400; line-height: 1.1; }
.ag-sp, .ag-mk { font-size: 15px; line-height: 1.45; color: var(--muted); word-spacing: .14em; }
.ag-act { display: flex; align-items: center; justify-content: flex-end; gap: 18px; }
.ag-tel { display: inline-flex; align-items: center; min-height: 44px; color: var(--ink); font-weight: 500; text-decoration: none; }
.ag-tel:hover { text-decoration: underline; text-underline-offset: 4px; }
.ag-empty { display: grid; justify-items: start; gap: 14px; padding: 36px 16px; font-size: 18px; }

/* Markets: an accordion of photograph panels */
.areas { padding: var(--sec) 0 clamp(56px, 8vw, 112px); background: var(--stone); }
.ar-head { margin-bottom: clamp(36px, 5vw, 64px); }
.ar-head .h2 { margin-bottom: 24px; }
.pns-wrap { padding: 0 var(--gut); }
.pns { display: flex; gap: 12px; max-width: calc(var(--max) + 2 * var(--gut)); height: clamp(520px, 80vh, 780px); margin-inline: auto; }
.pn { position: relative; flex: 1 1 0; min-width: 0; border-radius: 20px; overflow: hidden; background: var(--band); color: #fff; transition: flex-grow .8s var(--ease); }
.pn.is-open { flex-grow: 6; }
.pn-img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform 1.4s var(--ease); }
.pn.is-open .pn-img { transform: scale(1.04); }
.pn-shade { position: absolute; inset: 0; background: linear-gradient(to top, rgba(5, 24, 20, .88) 0%, rgba(5, 24, 20, .26) 56%, rgba(5, 24, 20, .38) 100%); }
.pn-h { position: absolute; inset: 0; margin: 0; font: inherit; letter-spacing: 0; }
.pn-btn { position: absolute; inset: 0; width: 100%; height: 100%; padding: 0; border: 0; border-radius: 20px; background: none; color: #fff; text-align: left; cursor: pointer; }
.pn-btn:focus-visible { outline: 3px solid #fff; outline-offset: -6px; }
.pn-v { position: absolute; left: 50%; bottom: 30px; transform: translateX(-50%) rotate(180deg); writing-mode: vertical-rl; white-space: nowrap; font: 300 clamp(26px, 2.4vw, 36px)/1 var(--font-d); letter-spacing: -.01em; transition: opacity .35s ease; }
.pn.is-open .pn-v { opacity: 0; }
.pn-plus { position: absolute; top: 24px; left: 50%; width: 16px; height: 16px; transform: translateX(-50%); transition: opacity .3s; }
.pn-plus::before, .pn-plus::after { content: ""; position: absolute; left: 0; top: 7px; width: 16px; height: 2px; border-radius: 999px; background: #fff; }
.pn-plus::after { transform: rotate(90deg); }
.pn.is-open .pn-plus { opacity: 0; }
.pn-body { position: absolute; z-index: 2; left: 0; right: 0; bottom: 0; padding: clamp(22px, 2.6vw, 40px); opacity: 0; visibility: hidden; transform: translateY(12px); pointer-events: none; transition: opacity .35s ease, transform .5s var(--ease), visibility 0s linear .5s; }
.pn.is-open .pn-body { opacity: 1; visibility: visible; transform: none; pointer-events: auto; transition: opacity .5s ease .3s, transform .6s var(--ease) .3s, visibility 0s; }
.pn-name { margin-bottom: 14px; font: 300 clamp(36px, 4vw, 64px)/1 var(--font-d); letter-spacing: -.03em; }
.pn-read { max-width: 42ch; margin-bottom: 22px; font-size: clamp(15px, 1.15vw, 17px); line-height: 1.55; color: rgba(255, 255, 255, .94); }

/* Exclusive listings: an index with a preview that follows the eye */
.lx-sec { padding: var(--sec) 0; }
.lx-head { max-width: 860px; margin-bottom: clamp(36px, 5vw, 72px); }
.lx-head .h2 { margin-bottom: 24px; }
.lx-wrap { display: grid; grid-template-columns: minmax(0, 8fr) minmax(0, 4fr); gap: clamp(32px, 5vw, 88px); align-items: start; }
.lx-list { margin: 0; padding: 0; list-style: none; counter-reset: lx; }
.lx-list li { counter-increment: lx; }
.lx { display: grid; grid-template-columns: auto minmax(0, 1fr) auto auto; align-items: center; gap: 8px 18px; width: 100%; padding: 26px 20px; border: 0; border-radius: 20px; background: none; color: var(--ink); text-align: left; cursor: pointer; transition: background-color .3s ease; }
.lx:hover, .lx:focus-visible { background: var(--stone); }
@media (min-width: 900px) { .lx.is-on { background: var(--stone); } }
.lx-thumb { display: none; }
.lx::before { content: counter(lx, decimal-leading-zero); font: italic 300 22px/1 var(--font-d); color: var(--accent); }
.lx-main { display: grid; gap: 6px; }
.lx-t { font: 300 clamp(26px, 2.7vw, 42px)/1.05 var(--font-d); letter-spacing: -.025em; }
.lx-m { font-size: 15px; color: var(--muted); word-spacing: .14em; }
.lx-m i { margin: 0 .3em; font-style: normal; }
.lx-by { font-size: 13.5px; color: var(--muted); }
.lx-p { font: 300 clamp(22px, 2.2vw, 30px)/1 var(--font-d); white-space: nowrap; }
.lx-go { display: grid; place-items: center; width: 28px; height: 28px; color: var(--ink); transition: transform .3s var(--ease), color .3s; }
.lx:hover .lx-go, .lx:focus-visible .lx-go { transform: translateX(4px); color: var(--accent); }
.lx-pv { position: sticky; top: 40px; aspect-ratio: 4 / 5; border-radius: 20px; overflow: hidden; background: var(--stone); }
.lx-pi { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; opacity: 0; transition: opacity .6s ease; }
.lx-pi.on { opacity: 1; }

/* Recently sold */
.sd-sec { padding: var(--sec) 0; background: var(--stone); }
.sd-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 24px; margin-bottom: clamp(32px, 4vw, 56px); }
.sd-head .h2 { margin-bottom: 18px; }
.sd-ctl { display: flex; flex: none; gap: 10px; }
.sd { display: flex; gap: 16px; padding: 4px var(--gut) 12px; scroll-snap-type: x mandatory; scroll-padding-inline: var(--gut); }
.sd::after { content: ""; flex: 0 0 1px; }
.sd:focus-visible { outline: 3px solid var(--focus); outline-offset: -3px; border-radius: 20px; }
.sd-c { position: relative; flex: 0 0 clamp(250px, 24vw, 340px); margin: 0; aspect-ratio: 3 / 4; border-radius: 20px; overflow: hidden; scroll-snap-align: start; background: var(--band); color: #fff; }
.sd-c img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.sd-c::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to top, rgba(5, 24, 20, .86), rgba(5, 24, 20, 0) 48%); }
.sd-pill { position: absolute; z-index: 1; top: 16px; left: 16px; padding: 9px 16px; border-radius: 999px; background: #fff; color: var(--ink); font: 700 11px/1 var(--font-u); letter-spacing: .18em; text-transform: uppercase; }
.sd-c figcaption { position: absolute; z-index: 1; left: 20px; right: 20px; bottom: 18px; display: grid; gap: 4px; }
.sd-c b { font: 400 26px/1.1 var(--font-d); }
.sd-c figcaption span { font-size: 14px; color: rgba(255, 255, 255, .9); word-spacing: .14em; }

/* Buying and selling */
.how { padding: var(--sec) 0; }
.how-tabs { display: flex; flex-wrap: wrap; gap: 6px clamp(24px, 5vw, 72px); margin: 4px 0 clamp(36px, 5vw, 72px); }
.how-tab { min-height: 44px; padding: 0; border: 0; background: none; color: var(--line); font: 300 clamp(56px, 9vw, 144px)/1 var(--font-d); letter-spacing: -.04em; transition: color .3s; }
.how-tab:hover { color: var(--muted); }
.how-tab[aria-selected="true"] { color: var(--ink); text-decoration: underline; text-decoration-color: var(--accent); text-decoration-thickness: .035em; text-underline-offset: .13em; }
.how-panel { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: clamp(32px, 6vw, 104px); align-items: start; }
.how-l { position: sticky; top: 48px; }
.how-l .h3 { margin-bottom: 22px; }
.how-l .lede { margin-bottom: 30px; }
.steps { display: grid; gap: clamp(22px, 2.6vw, 36px); margin: 0; padding: 0; list-style: none; counter-reset: st; }
.steps li { counter-increment: st; display: grid; grid-template-columns: clamp(56px, 6vw, 88px) minmax(0, 1fr); gap: 16px 24px; align-items: baseline; }
.steps li::before { content: counter(st, decimal-leading-zero); font: italic 300 clamp(40px, 4.4vw, 64px)/1 var(--font-d); color: var(--accent); }
.steps h4 { margin-bottom: 8px; font: 400 clamp(24px, 2.3vw, 34px)/1.1 var(--font-d); }
.steps p { max-width: 52ch; color: var(--muted); }

/* Valuation and calculator */
.nums { padding: var(--sec) 0; background: var(--stone); }
.nums-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: clamp(16px, 2vw, 28px); align-items: start; }
.nums .card { scroll-margin-top: calc(var(--hdr-h) + 24px); }
.nums .h3 { margin-bottom: 16px; font-size: clamp(30px, 3vw, 44px); }
.nums .body { margin-bottom: 26px; }
.calc-hint { margin: 0 0 6px; }
.calc-out { margin: 10px 0 18px; padding: 22px 24px; border-radius: 20px; background: var(--stone); }
.calc-k { font: 600 12px/1.3 var(--font-u); letter-spacing: .14em; text-transform: uppercase; color: var(--muted); }
.calc-v { margin: 6px 0 4px; font: 300 clamp(48px, 5.4vw, 80px)/1.05 var(--font-d); letter-spacing: -.03em; }
.calc-v output { font: inherit; }
.calc-s { font-size: 15px; color: var(--muted); }
.fine { font-size: 13.5px; line-height: 1.5; color: var(--muted); }

/* Join */
.join { padding: var(--sec) 0; background: var(--band); }
.join-grid { display: grid; grid-template-columns: minmax(0, 6fr) minmax(0, 5fr); gap: clamp(32px, 6vw, 104px); align-items: start; }
.join-tx .h2 { margin-bottom: 26px; }
@media (min-width: 900px) { .join-grid > .card { position: sticky; top: 32px; } }
.join-ph { margin: 34px 0; aspect-ratio: 3 / 2; border-radius: 20px; overflow: hidden; }
.join-ph img { width: 100%; height: 100%; object-fit: cover; }
.prov { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 28px 32px; margin: 0; padding: 0; list-style: none; }
.prov h3 { display: flex; align-items: baseline; gap: 10px; margin-bottom: 8px; font: 400 24px/1.15 var(--font-d); letter-spacing: -.01em; }
.prov h3::before { content: ""; flex: none; width: 8px; height: 8px; border-radius: 50%; background: var(--sea); transform: translateY(-2px); }
.prov p { font-size: 15.5px; color: rgba(255, 255, 255, .8); }

/* Client stories */
.stories { padding: var(--sec) 0; }
.st-head { margin-bottom: clamp(36px, 5vw, 72px); }
.st-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(14px, 1.8vw, 24px); margin: 0; padding: 0; list-style: none; counter-reset: sto; }
.story { display: flex; flex-direction: column; justify-content: flex-start; gap: 36px; min-height: 420px; padding: clamp(24px, 2.4vw, 40px); border-radius: 20px; background: var(--stone); }
.story:nth-child(2) { background: var(--band); color: #fff; }
.story { counter-increment: sto; }
.story::before { content: counter(sto, decimal-leading-zero); display: block; margin-bottom: 8px; font: italic 300 clamp(48px, 4.6vw, 72px)/1 var(--font-d); color: var(--accent); }
.story:nth-child(2)::before { color: var(--accent-lite); }
.story h3 { margin-bottom: 14px; font: 400 clamp(26px, 2.4vw, 36px)/1.08 var(--font-d); }
.story p { color: var(--muted); }
.story:nth-child(2) p { color: rgba(255, 255, 255, .84); }
.story-a { display: inline-flex; align-items: center; align-self: flex-start; margin-top: auto; min-height: 44px; color: inherit; font-size: 15px; font-weight: 600; text-decoration: underline; text-decoration-thickness: 1.5px; text-underline-offset: 5px; }
.story:nth-child(2) .story-a { --focus: var(--sea); }

/* Blog */
.jn-sec { padding: var(--sec) 0; background: var(--stone); }
.jn-head { margin-bottom: clamp(28px, 4vw, 56px); }
.jn-list { display: grid; gap: 8px; margin: 0; padding: 0; list-style: none; }
.jn { display: grid; grid-template-columns: 140px minmax(0, 1fr) auto; align-items: center; gap: 24px; padding: clamp(22px, 2.6vw, 34px) clamp(16px, 2vw, 28px); border-radius: 20px; transition: background-color .3s ease; }
.jn:hover { background: #fff; }
.jn-k { font: 600 12px/1 var(--font-u); letter-spacing: .16em; text-transform: uppercase; color: var(--accent); }
.jn-t { max-width: 26ch; margin-bottom: 8px; font: 300 clamp(28px, 3.2vw, 46px)/1.05 var(--font-d); letter-spacing: -.025em; }
.jn-d { color: var(--muted); }

/* Contact */
.contact { position: relative; isolation: isolate; padding: var(--sec) 0; overflow: hidden; background: var(--band); }
.co-ph { position: absolute; inset: 0; z-index: -2; }
.co-ph img { width: 100%; height: 100%; object-fit: cover; }
.co-shade { position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, rgba(5, 24, 20, .9) 0%, rgba(5, 24, 20, .74) 46%, rgba(5, 24, 20, .5) 100%); }
.co-grid { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 6fr); gap: clamp(32px, 6vw, 104px); align-items: center; }
.co-tx .h2 { margin-bottom: 24px; }
.co-dl { display: grid; gap: 18px; margin: 34px 0 0; }
.co-dl dt { margin-bottom: 6px; font: 600 12px/1 var(--font-u); letter-spacing: .2em; text-transform: uppercase; color: var(--sea); }
.co-dl dd { margin: 0; font-size: 18px; line-height: 1.5; }
.co-dl a { display: inline-flex; align-items: center; min-height: 44px; text-decoration: none; }
.co-dl a:hover, .co-dl a:focus-visible { text-decoration: underline; text-underline-offset: 5px; }

/* Footer */
.foot { padding: clamp(56px, 7vw, 96px) 0 40px; background: var(--ink); }
.foot-grid { display: grid; grid-template-columns: 1.2fr .8fr 1.2fr; gap: clamp(28px, 5vw, 80px); }
.foot-wm { margin-bottom: 10px; font: 300 clamp(34px, 3.4vw, 52px)/1 var(--font-d); letter-spacing: -.03em; }
.foot-sub { margin-bottom: 20px; color: rgba(255, 255, 255, .74); }
.foot a { display: inline-flex; align-items: center; min-height: 44px; color: #fff; text-decoration: none; }
.foot a:hover, .foot a:focus-visible { text-decoration: underline; text-underline-offset: 4px; }
.foot-nav ul { margin: 0; padding: 0; list-style: none; }
.foot-legal p { margin-bottom: 8px; font-size: 13.5px; line-height: 1.6; color: rgba(255, 255, 255, .74); }

/* Reader (articles and listings) */
.rd__sheet { font-family: var(--font-u); }
.rd__sheet h3 { margin: 6px 0 20px; font: 300 clamp(32px, 4vw, 52px)/1.05 var(--font-d); letter-spacing: -.03em; }
.rd__sheet p { margin: 0 0 18px; font-size: 17px; line-height: 1.7; color: #2B3733; }
.rd-k { margin: 0 0 4px !important; font: 600 12px/1.2 var(--font-u) !important; letter-spacing: .16em; text-transform: uppercase; color: var(--accent) !important; }
.rd-img { width: 100%; aspect-ratio: 16 / 10; margin: 0 0 24px; border-radius: 12px; object-fit: cover; }
.rd-facts { font: 400 22px/1.3 var(--font-d) !important; color: var(--ink) !important; }
.rd-by { font-size: 14px !important; color: var(--muted) !important; }
.rd__sheet .btn { display: inline-flex; }

/* Phones and tablets */
@media (max-width: 1099.98px) {
  .ft-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .std-list { grid-template-columns: 1fr; gap: 40px; }
  .st-grid { grid-template-columns: 1fr; }
  .story { min-height: 0; }
  .ag { grid-template-columns: 64px minmax(0, 1fr) auto; }
  .ag-mk { grid-column: 2 / 3; grid-row: 2; }
  .ag-act { grid-column: 3; grid-row: 1 / 3; }
  .foot-grid { grid-template-columns: 1fr 1fr; }
  .foot-legal { grid-column: 1 / -1; }
}
@media (max-width: 899.98px) {
  .vip-grid, .firm-grid, .join-grid, .co-grid, .nums-grid, .how-panel { grid-template-columns: 1fr; }
  .firm-ph { aspect-ratio: 4 / 3; order: -1; }
  .how-l { position: static; }
  .lx-wrap { grid-template-columns: 1fr; }
  .lx-pv { display: none; }
  .lx { grid-template-columns: 92px minmax(0, 1fr); gap: 4px 18px; padding: 14px 12px; }
  .lx-thumb { display: block; grid-row: 1 / 3; width: 92px; aspect-ratio: 4 / 5; border-radius: 12px; object-fit: cover; }
  .lx::before, .lx-go { display: none; }
  .lx-main { grid-column: 2; }
  .lx-p { grid-column: 2; font-size: 24px; }
  .pns { flex-direction: column; height: auto; gap: 10px; }
  .pn { flex: none; height: 92px; transition: height .7s var(--ease); }
  .pn.is-open { height: clamp(440px, 120vw, 620px); }
  .pn-v { left: 24px; right: auto; top: 50%; bottom: auto; transform: translateY(-50%); writing-mode: horizontal-tb; font-size: 28px; }
  .pn-plus { top: 50%; left: auto; right: 24px; transform: translateY(-50%); }
  .sd-head { flex-direction: column; align-items: flex-start; }
  .jn { grid-template-columns: 1fr; gap: 14px; }
  .jn .btn { justify-self: start; }
  .prov { grid-template-columns: 1fr; }
  .fgrid { grid-template-columns: 1fr; }
  .ag { grid-template-columns: 56px minmax(0, 1fr); gap: 10px 16px; padding: 14px 10px; }
  .ag-mk { grid-column: 2; grid-row: auto; }
  .ag-act { grid-column: 1 / -1; grid-row: auto; justify-content: flex-start; flex-wrap: wrap; }
  .chips-l { min-width: 100%; }
  .foot-grid { grid-template-columns: 1fr; }
}
@media (max-width: 619.98px) {
  .ft-grid { grid-template-columns: 1fr; }
  .how-tab { font-size: clamp(52px, 17vw, 96px); }
}
@media (prefers-reduced-motion: reduce) {
  .pn, .pn-img, .pn-body, .lx-pi, .btn, .lx-go, .chip { transition: none; }
}