/* ---------- Brand tokens ---------- */
  @font-face {
    font-family: 'Conthrax';
    src: url('conthrax-sb.ttf') format('truetype');
    font-weight: 600;
    font-display: swap;
  }
  :root {
    --navy: #1A2D3B;
    --navy-deep: #12212C;
    --navy-ink: #0D1820;
    --burgundy: #673536;
    --burgundy-dark: #532A2B;
    --beige: #EADFCF;
    --beige-soft: #F4EEE3;
    --off-white: #FAF7F1;
    --white: #FFFFFF;
    --text: #2A3540;
    --text-muted: #5C6A76;
    --line: rgba(26, 45, 59, 0.12);
    --font-display: 'Conthrax', 'Manrope', sans-serif;
    --font-body: 'Manrope', -apple-system, sans-serif;
    --radius: 14px;
    --shadow: 0 18px 50px -18px rgba(13, 24, 32, 0.25);
  }

  * { margin: 0; padding: 0; box-sizing: border-box; }
  html { scroll-behavior: smooth; }
  body {
    font-family: var(--font-body);
    color: var(--text);
    background: var(--off-white);
    line-height: 1.65;
    font-size: 16px;
    -webkit-font-smoothing: antialiased;
  }
  img { max-width: 100%; display: block; }
  a { text-decoration: none; color: inherit; }
  .wrap { max-width: 1220px; margin: 0 auto; padding: 0 32px; }

  /* ---------- Typography helpers ---------- */
  .kicker {
    font-family: var(--font-display);
    font-size: 11px;
    letter-spacing: 0.32em;
    text-transform: uppercase;
    color: var(--burgundy);
    display: inline-flex;
    align-items: center;
    gap: 14px;
  }
  .kicker::before {
    content: "";
    width: 34px; height: 2px;
    background: var(--burgundy);
    display: inline-block;
  }
  h1, h2, h3 { color: var(--navy); font-weight: 700; }
  .h-display {
    font-family: var(--font-display);
    font-weight: 600;
    line-height: 1.14;
    letter-spacing: 0.01em;
  }
  h2.h-display { font-size: clamp(28px, 3.6vw, 42px); margin: 18px 0 16px; }
  .lead { font-size: 17px; color: var(--text-muted); max-width: 560px; }

  /* ---------- Buttons ---------- */
  .btn {
    display: inline-flex;
    align-items: center;
    justify-content: center;
    gap: 10px;
    padding: 15px 30px;
    border-radius: 999px;
    font-family: var(--font-body);
    font-weight: 700;
    font-size: 14px;
    letter-spacing: 0.04em;
    cursor: pointer;
    border: none;
    transition: transform .18s ease, box-shadow .18s ease, background .18s ease;
  }
  .btn:hover { transform: translateY(-2px); }
  .btn-primary { background: var(--burgundy); color: var(--white); box-shadow: 0 12px 28px -10px rgba(103, 53, 54, 0.55); }
  .btn-primary:hover { background: var(--burgundy-dark); }
  .btn-ghost { background: transparent; color: var(--white); border: 1.5px solid rgba(255,255,255,0.45); }
  .btn-ghost:hover { border-color: var(--beige); color: var(--beige); }
  .btn-navy { background: var(--navy); color: var(--white); }
  .btn-navy:hover { background: var(--navy-deep); }

  /* ---------- Header ---------- */
  header {
    position: fixed;
    inset: 0 0 auto 0;
    z-index: 100;
    background: linear-gradient(180deg, rgba(13,24,32,0.85), rgba(13,24,32,0));
    transition: background .25s ease, box-shadow .25s ease;
  }
  header.scrolled {
    background: rgba(18, 33, 44, 0.96);
    backdrop-filter: blur(12px);
    box-shadow: 0 8px 30px -12px rgba(0,0,0,0.4);
  }
  .nav {
    display: flex;
    align-items: center;
    justify-content: space-between;
    padding: 20px 0;
  }
  header.scrolled .nav { padding: 14px 0; }
  .nav-logo img { height: 42px; width: auto; }
  .nav-links {
    display: flex;
    gap: 34px;
    list-style: none;
    font-size: 13.5px;
    font-weight: 600;
    letter-spacing: 0.06em;
    color: rgba(255,255,255,0.88);
  }
  .nav-links a { position: relative; padding: 6px 0; text-transform: uppercase; font-size: 12.5px; letter-spacing: 0.12em; }
  .nav-links a::after {
    content: "";
    position: absolute;
    left: 0; bottom: 0;
    width: 0; height: 2px;
    background: var(--beige);
    transition: width .22s ease;
  }
  .nav-links a:hover::after { width: 100%; }
  .nav-cta { display: flex; align-items: center; gap: 22px; }
  .nav-phone { color: var(--beige); font-weight: 700; font-size: 14px; letter-spacing: 0.03em; }
  .nav .btn { padding: 11px 24px; font-size: 13px; }
  .nav-burger { display: none; }

  /* ---------- Hero ---------- */
  .hero {
    position: relative;
    min-height: 92vh;
    display: flex;
    align-items: center;
    color: var(--white);
    overflow: hidden;
    /* fallback while the video loads */
    background: url('https://images.unsplash.com/photo-1600596542815-ffad4c1539a9?auto=format&fit=crop&w=2000&q=80') center/cover no-repeat;
  }
  .hero-media {
    position: absolute;
    inset: 0;
    z-index: 0;
    pointer-events: none;
  }
  .hero-media video {
    width: 100%;
    height: 100%;
    object-fit: cover;
  }
  .hero-scrim {
    position: absolute;
    inset: 0;
    z-index: 1;
    background: linear-gradient(100deg, rgba(13,24,32,0.92) 0%, rgba(18,33,44,0.72) 45%, rgba(26,45,59,0.35) 100%);
  }
  .hero-inner { padding-top: 160px; padding-bottom: 120px; width: 100%; position: relative; z-index: 2; }
  .hero .kicker { color: var(--beige); }
  .hero .kicker::before { background: var(--beige); }
  .hero h1 {
    font-family: var(--font-display);
    font-weight: 600;
    color: var(--white);
    font-size: clamp(34px, 5.2vw, 62px);
    line-height: 1.12;
    margin: 22px 0 20px;
    max-width: 760px;
  }
  .hero h1 .accent { color: var(--beige); }
  .hero p.sub {
    font-size: 18px;
    color: rgba(255,255,255,0.82);
    max-width: 540px;
    margin-bottom: 42px;
    font-weight: 400;
  }

  /* Appraisal widget */
  .appraise {
    background: var(--white);
    border-radius: 18px;
    padding: 10px;
    display: flex;
    gap: 10px;
    max-width: 780px;
    box-shadow: var(--shadow);
  }
  .appraise .field {
    flex: 1;
    display: flex;
    flex-direction: column;
    justify-content: center;
    padding: 8px 18px;
    border-right: 1px solid var(--line);
  }
  .appraise .field:nth-child(2) { flex: 1.8; }
  .appraise label {
    font-size: 10.5px;
    font-weight: 800;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--burgundy);
  }
  .appraise select, .appraise input {
    border: none;
    outline: none;
    font-family: var(--font-body);
    font-size: 15px;
    font-weight: 600;
    color: var(--navy);
    background: transparent;
    padding: 4px 0 2px;
  }
  .appraise input::placeholder { color: #9AA6B0; font-weight: 500; }
  .appraise .btn { border-radius: 12px; white-space: nowrap; }

  /* Address autocomplete dropdown */
  .appraise .field.addr-field { position: relative; }
  .suggest {
    position: absolute;
    top: calc(100% + 10px);
    left: 0;
    right: 0;
    background: var(--white);
    border-radius: 12px;
    box-shadow: var(--shadow);
    border: 1px solid var(--line);
    overflow: hidden;
    z-index: 50;
    display: none;
  }
  .suggest.open { display: block; }
  .suggest li {
    list-style: none;
    padding: 12px 18px;
    font-size: 14px;
    font-weight: 600;
    color: var(--navy);
    cursor: pointer;
    display: flex;
    gap: 10px;
    align-items: flex-start;
    border-bottom: 1px solid var(--line);
  }
  .suggest li:last-child { border-bottom: none; }
  .suggest li:hover, .suggest li.active { background: var(--beige-soft); }
  .suggest li .pin { color: var(--burgundy); flex: none; margin-top: 1px; }
  .suggest li small { display: block; font-weight: 500; color: var(--text-muted); }
  .suggest .powered {
    padding: 7px 18px;
    font-size: 11px;
    color: var(--text-muted);
    background: var(--beige-soft);
    text-align: right;
  }
  /* Match Google's own dropdown (when API key is used) to the design */
  .pac-container {
    border-radius: 12px;
    box-shadow: var(--shadow);
    border: 1px solid var(--line);
    font-family: var(--font-body);
    margin-top: 10px;
  }
  .pac-item { padding: 10px 18px; font-size: 13px; cursor: pointer; }
  .pac-item:hover { background: var(--beige-soft); }
  .pac-item-query { font-size: 14px; font-weight: 600; color: var(--navy); }
  .hero-note { margin-top: 18px; font-size: 13px; color: rgba(255,255,255,0.6); letter-spacing: 0.02em; }

  /* ---------- Stats strip ---------- */
  .stats { background: var(--navy); color: var(--white); }
  .stats-grid {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 24px;
    padding-top: 46px;
    padding-bottom: 46px;
  }
  .stat { text-align: center; position: relative; }
  .stat + .stat::before {
    content: "";
    position: absolute;
    left: -12px; top: 50%;
    transform: translateY(-50%);
    height: 44px; width: 1px;
    background: rgba(234,223,207,0.18);
  }
  .stat .num {
    font-family: var(--font-display);
    font-size: clamp(26px, 3vw, 38px);
    color: var(--beige);
    line-height: 1;
  }
  .stat .lbl {
    margin-top: 10px;
    font-size: 12px;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: rgba(255,255,255,0.65);
    font-weight: 600;
  }

  /* ---------- Sections ---------- */
  section { padding: 96px 0; }
  .sec-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 40px; margin-bottom: 52px; flex-wrap: wrap; }

  /* Services */
  .services-grid {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 22px;
  }
  .svc {
    background: var(--white);
    border: 1px solid var(--line);
    border-radius: var(--radius);
    padding: 36px 28px 32px;
    position: relative;
    overflow: hidden;
    transition: transform .22s ease, box-shadow .22s ease;
  }
  .svc:hover { transform: translateY(-6px); box-shadow: var(--shadow); }
  .svc::after {
    content: "";
    position: absolute;
    left: 0; top: 0;
    width: 100%; height: 4px;
    background: var(--burgundy);
    transform: scaleX(0);
    transform-origin: left;
    transition: transform .25s ease;
  }
  .svc:hover::after { transform: scaleX(1); }
  .svc .ico {
    width: 52px; height: 52px;
    border-radius: 12px;
    background: var(--beige);
    display: grid;
    place-items: center;
    margin-bottom: 22px;
  }
  .svc .ico svg { width: 24px; height: 24px; stroke: var(--navy); fill: none; stroke-width: 1.8; }
  .svc h3 { font-family: var(--font-display); font-size: 16px; letter-spacing: 0.06em; margin-bottom: 10px; }
  .svc p { font-size: 14.5px; color: var(--text-muted); margin-bottom: 18px; }
  .svc .more { font-size: 13px; font-weight: 800; color: var(--burgundy); letter-spacing: 0.08em; text-transform: uppercase; }
  .svc .more::after { content: " →"; }

  /* Listings */
  .listings { background: var(--beige-soft); }
  .listing-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 26px; }
  .card {
    background: var(--white);
    border-radius: var(--radius);
    overflow: hidden;
    box-shadow: 0 6px 24px -12px rgba(13,24,32,0.18);
    transition: transform .22s ease, box-shadow .22s ease;
  }
  .card:hover { transform: translateY(-6px); box-shadow: var(--shadow); }
  .card .photo { position: relative; aspect-ratio: 4 / 2.9; overflow: hidden; }
  .card .photo img { width: 100%; height: 100%; object-fit: cover; transition: transform .5s ease; }
  .card:hover .photo img { transform: scale(1.05); }
  .card .tag {
    position: absolute;
    top: 16px; left: 16px;
    background: var(--navy);
    color: var(--beige);
    font-size: 10.5px;
    font-weight: 800;
    letter-spacing: 0.16em;
    text-transform: uppercase;
    padding: 7px 14px;
    border-radius: 999px;
  }
  .card .tag.sale { background: var(--burgundy); color: var(--white); }
  .card .body { padding: 24px 24px 26px; }
  .card .price { font-family: var(--font-display); font-size: 20px; color: var(--navy); }
  .card .addr { font-size: 14.5px; color: var(--text-muted); margin: 8px 0 16px; }
  .card .specs {
    display: flex;
    gap: 18px;
    padding-top: 16px;
    border-top: 1px solid var(--line);
    font-size: 13.5px;
    font-weight: 700;
    color: var(--navy);
  }
  .card .specs span { display: inline-flex; align-items: center; gap: 7px; }
  .card .specs svg { width: 17px; height: 17px; stroke: var(--burgundy); fill: none; stroke-width: 1.8; }

  /* Appraisal band */
  .band {
    background:
      linear-gradient(90deg, rgba(18,33,44,0.94) 0%, rgba(26,45,59,0.88) 55%, rgba(103,53,54,0.82) 100%),
      url('https://images.unsplash.com/photo-1600607687939-ce8a6c25118c?auto=format&fit=crop&w=2000&q=80') center/cover;
    color: var(--white);
    text-align: center;
    padding: 88px 0;
  }
  .band h2 { color: var(--white); font-family: var(--font-display); font-size: clamp(26px, 3.4vw, 40px); margin-bottom: 14px; }
  .band p { color: rgba(255,255,255,0.78); max-width: 520px; margin: 0 auto 34px; }
  .band .beige-word { color: var(--beige); }

  /* Management split */
  .split { display: grid; grid-template-columns: 1.05fr 1fr; gap: 70px; align-items: center; }
  .split .photo-stack { position: relative; }
  .split .photo-stack .main-img {
    border-radius: var(--radius);
    box-shadow: var(--shadow);
    aspect-ratio: 4/4.4;
    object-fit: cover;
    width: 100%;
  }
  .split .float-card {
    position: absolute;
    right: -28px; bottom: 36px;
    background: var(--white);
    border-radius: var(--radius);
    padding: 22px 26px;
    box-shadow: var(--shadow);
    display: flex;
    align-items: center;
    gap: 16px;
  }
  .split .float-card .big { font-family: var(--font-display); font-size: 26px; color: var(--burgundy); line-height: 1; }
  .split .float-card .small { font-size: 12px; font-weight: 700; letter-spacing: 0.1em; text-transform: uppercase; color: var(--text-muted); }
  .checklist { list-style: none; margin: 28px 0 36px; display: grid; gap: 16px; }
  .checklist li { display: flex; gap: 14px; align-items: flex-start; font-size: 15.5px; }
  .checklist .tick {
    flex: none;
    width: 24px; height: 24px;
    border-radius: 50%;
    background: var(--beige);
    display: grid;
    place-items: center;
    margin-top: 2px;
  }
  .checklist .tick svg { width: 12px; height: 12px; stroke: var(--burgundy); stroke-width: 3; fill: none; }
  .checklist b { color: var(--navy); }

  /* Testimonials */
  .testi { background: var(--navy); color: var(--white); }
  .testi .kicker { color: var(--beige); } .testi .kicker::before { background: var(--beige); }
  .testi h2 { color: var(--white); }
  .testi-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; margin-top: 52px; }
  .quote {
    background: rgba(255,255,255,0.045);
    border: 1px solid rgba(234,223,207,0.14);
    border-radius: var(--radius);
    padding: 34px 30px;
    display: flex;
    flex-direction: column;
    gap: 20px;
  }
  .quote .stars { color: var(--beige); letter-spacing: 4px; font-size: 14px; }
  .quote p { font-size: 15px; color: rgba(255,255,255,0.85); flex: 1; }
  .quote .who { display: flex; align-items: center; gap: 14px; }
  .quote .avatar {
    width: 42px; height: 42px;
    border-radius: 50%;
    background: var(--burgundy);
    color: var(--beige);
    display: grid;
    place-items: center;
    font-weight: 800;
    font-size: 15px;
  }
  .quote .who .name { font-weight: 700; font-size: 14px; }
  .quote .who .role { font-size: 12.5px; color: rgba(255,255,255,0.55); }

  /* Offices */
  .offices-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
  .office {
    background: var(--white);
    border: 1px solid var(--line);
    border-radius: var(--radius);
    padding: 34px 30px;
    transition: transform .22s ease, box-shadow .22s ease;
  }
  .office:hover { transform: translateY(-5px); box-shadow: var(--shadow); }
  .office .city { font-family: var(--font-display); font-size: 17px; color: var(--navy); display: flex; align-items: center; gap: 12px; margin-bottom: 6px; }
  .office .city .dot { width: 9px; height: 9px; border-radius: 50%; background: var(--burgundy); }
  .office .country { font-size: 12px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--text-muted); font-weight: 700; margin-bottom: 18px; }
  .office p { font-size: 14.5px; color: var(--text-muted); }
  .office .tel { display: inline-block; margin-top: 14px; font-weight: 800; color: var(--burgundy); font-size: 15px; }

  /* CTA band */
  .cta-final {
    background: var(--burgundy);
    color: var(--white);
    padding: 84px 0;
  }
  .cta-final .wrap { display: flex; align-items: center; justify-content: space-between; gap: 40px; flex-wrap: wrap; }
  .cta-final h2 { color: var(--white); font-family: var(--font-display); font-size: clamp(24px, 3vw, 36px); max-width: 560px; }
  .cta-final p { color: rgba(255,255,255,0.75); margin-top: 10px; }
  .cta-final .btn { background: var(--beige); color: var(--navy); }
  .cta-final .btn:hover { background: var(--white); }

  /* Footer */
  footer { background: var(--navy-ink); color: rgba(255,255,255,0.7); padding: 72px 0 0; }
  .foot-grid {
    display: grid;
    grid-template-columns: 1.6fr 1fr 1fr 1.3fr;
    gap: 48px;
    padding-bottom: 56px;
  }
  .foot-grid img { height: 38px; width: auto; margin-bottom: 20px; }
  .foot-grid p { font-size: 14px; max-width: 300px; }
  .foot-grid h4 {
    font-family: var(--font-display);
    color: var(--beige);
    font-size: 12px;
    letter-spacing: 0.22em;
    text-transform: uppercase;
    margin-bottom: 20px;
  }
  .foot-grid ul { list-style: none; display: grid; gap: 12px; font-size: 14px; }
  .foot-grid ul a:hover { color: var(--beige); }
  .socials { display: flex; gap: 12px; margin-top: 24px; }
  .socials a {
    width: 38px; height: 38px;
    border-radius: 50%;
    border: 1px solid rgba(255,255,255,0.22);
    display: grid;
    place-items: center;
    font-size: 12px;
    font-weight: 800;
    letter-spacing: 0;
    transition: background .2s ease, color .2s ease;
  }
  .socials a:hover { background: var(--beige); color: var(--navy); border-color: var(--beige); }
  .foot-bottom {
    border-top: 1px solid rgba(255,255,255,0.1);
    padding: 26px 0;
    display: flex;
    justify-content: space-between;
    gap: 20px;
    flex-wrap: wrap;
    font-size: 13px;
    color: rgba(255,255,255,0.45);
  }

  /* ---------- Responsive ---------- */
  @media (max-width: 1020px) {
    .services-grid { grid-template-columns: repeat(2, 1fr); }
    .listing-grid { grid-template-columns: repeat(2, 1fr); }
    .testi-grid, .offices-grid { grid-template-columns: 1fr 1fr; }
    .split { grid-template-columns: 1fr; gap: 48px; }
    .split .float-card { right: 12px; }
    .foot-grid { grid-template-columns: 1fr 1fr; }
    .stats-grid { grid-template-columns: repeat(2, 1fr); gap: 36px 24px; }
    .stat + .stat::before { display: none; }
  }
  @media (max-width: 760px) {
    .nav-links, .nav-phone { display: none; }
    .nav-burger {
      display: grid;
      place-items: center;
      width: 44px; height: 44px;
      border: 1px solid rgba(255,255,255,0.3);
      border-radius: 10px;
      background: transparent;
      cursor: pointer;
    }
    .nav-burger svg { width: 20px; height: 20px; stroke: var(--white); stroke-width: 2; }
    .appraise { flex-direction: column; padding: 14px; }
    .appraise .field { border-right: none; border-bottom: 1px solid var(--line); padding: 12px 8px; }
    .appraise .btn { width: 100%; }
    .services-grid, .listing-grid, .testi-grid, .offices-grid { grid-template-columns: 1fr; }
    section { padding: 68px 0; }
    .hero-inner { padding-top: 140px; padding-bottom: 90px; }
    .cta-final .wrap { justify-content: center; text-align: center; }
  }

  /* ================= Sub-pages ================= */
  header.static-bar {
    position: sticky;
    background: var(--navy-deep);
    box-shadow: 0 8px 30px -12px rgba(0,0,0,0.4);
  }
  header.static-bar .nav { padding: 14px 0; }

  .page-hero {
    background: linear-gradient(120deg, var(--navy-ink) 0%, var(--navy) 70%, #24404F 100%);
    color: var(--white);
    padding: 64px 0 56px;
  }
  .crumbs { font-size: 12.5px; letter-spacing: 0.12em; text-transform: uppercase; font-weight: 700; color: rgba(234,223,207,0.55); margin-bottom: 18px; }
  .crumbs a:hover { color: var(--beige); }
  .crumbs .sep { margin: 0 8px; }
  .page-hero h1 { font-family: var(--font-display); font-weight: 600; color: var(--white); font-size: clamp(28px, 3.8vw, 44px); line-height: 1.15; }
  .page-hero .sub { color: rgba(255,255,255,0.7); margin-top: 12px; max-width: 560px; }

  /* Filter bar */
  .filterbar {
    background: var(--white);
    border-radius: 16px;
    padding: 10px;
    display: flex;
    gap: 4px;
    margin-top: 36px;
    box-shadow: var(--shadow);
    flex-wrap: wrap;
  }
  .filterbar .f {
    flex: 1 1 140px;
    padding: 8px 16px;
    border-right: 1px solid var(--line);
    display: flex;
    flex-direction: column;
    justify-content: center;
  }
  .filterbar .f:last-of-type { border-right: none; }
  .filterbar label { font-size: 10.5px; font-weight: 800; letter-spacing: 0.18em; text-transform: uppercase; color: var(--burgundy); }
  .filterbar select, .filterbar input {
    border: none; outline: none; background: transparent;
    font-family: var(--font-body); font-size: 14.5px; font-weight: 600;
    color: var(--navy); padding: 4px 0 2px; width: 100%;
  }
  .filterbar input::placeholder { color: #9AA6B0; font-weight: 500; }
  .filterbar .btn { border-radius: 12px; align-self: center; }

  .results-head { display: flex; align-items: center; justify-content: space-between; gap: 20px; margin: 46px 0 28px; flex-wrap: wrap; }
  .results-head .count { font-size: 15px; color: var(--text-muted); }
  .results-head .count b { color: var(--navy); }
  .sort { display: flex; align-items: center; gap: 10px; font-size: 13.5px; font-weight: 700; color: var(--text-muted); }
  .sort select {
    font-family: var(--font-body); font-weight: 700; font-size: 13.5px; color: var(--navy);
    border: 1px solid var(--line); border-radius: 10px; padding: 9px 12px; background: var(--white); outline: none;
  }

  .pagination { display: flex; gap: 8px; justify-content: center; margin-top: 60px; }
  .pagination a {
    min-width: 44px; height: 44px;
    display: grid; place-items: center;
    padding: 0 12px;
    border-radius: 12px;
    border: 1px solid var(--line);
    background: var(--white);
    font-weight: 800; font-size: 14px; color: var(--navy);
    transition: background .18s ease, color .18s ease;
  }
  .pagination a:hover { background: var(--beige); }
  .pagination a.cur { background: var(--navy); color: var(--white); border-color: var(--navy); }

  /* ---------- Property detail ---------- */
  .gal { display: grid; grid-template-columns: 1.9fr 1fr; grid-template-rows: 1fr 1fr; gap: 12px; margin-top: 30px; border-radius: 18px; overflow: hidden; }
  .gal a { position: relative; overflow: hidden; display: block; }
  .gal .main { grid-row: span 2; }
  .gal img { width: 100%; height: 100%; object-fit: cover; transition: transform .4s ease; aspect-ratio: 4/3; }
  .gal .main img { aspect-ratio: auto; height: 100%; }
  .gal a:hover img { transform: scale(1.04); }
  .gal .count-badge {
    position: absolute; right: 14px; bottom: 14px;
    background: rgba(13,24,32,0.8); color: var(--white);
    font-size: 12.5px; font-weight: 700; padding: 8px 14px; border-radius: 999px;
  }
  .detail-grid { display: grid; grid-template-columns: 1.65fr 1fr; gap: 56px; align-items: start; padding-top: 56px; padding-bottom: 90px; }
  .d-tag { display: inline-block; background: var(--burgundy); color: var(--white); font-size: 10.5px; font-weight: 800; letter-spacing: 0.16em; text-transform: uppercase; padding: 7px 14px; border-radius: 999px; margin-bottom: 16px; }
  .d-price { font-family: var(--font-display); font-size: clamp(24px, 2.6vw, 34px); color: var(--navy); }
  .d-addr { font-size: 17px; color: var(--text-muted); margin-top: 8px; }
  .spec-row {
    display: flex; gap: 26px; flex-wrap: wrap;
    padding: 22px 0; margin: 26px 0;
    border-top: 1px solid var(--line); border-bottom: 1px solid var(--line);
    font-size: 14.5px; font-weight: 700; color: var(--navy);
  }
  .spec-row span { display: inline-flex; align-items: center; gap: 9px; }
  .spec-row svg { width: 19px; height: 19px; stroke: var(--burgundy); fill: none; stroke-width: 1.8; }
  .d-section { margin-top: 40px; }
  .d-section h3 { font-family: var(--font-display); font-size: 15px; letter-spacing: 0.1em; text-transform: uppercase; color: var(--navy); margin-bottom: 18px; }
  .d-section p { color: var(--text-muted); font-size: 15.5px; margin-bottom: 14px; }
  .feature-grid { list-style: none; display: grid; grid-template-columns: 1fr 1fr; gap: 12px 24px; }
  .feature-grid li { display: flex; gap: 12px; align-items: center; font-size: 14.5px; color: var(--text); }
  .feature-grid .tick { flex: none; width: 22px; height: 22px; border-radius: 50%; background: var(--beige); display: grid; place-items: center; }
  .feature-grid .tick svg { width: 11px; height: 11px; stroke: var(--burgundy); stroke-width: 3; fill: none; }
  .inspect-row {
    display: flex; align-items: center; gap: 18px;
    background: var(--white); border: 1px solid var(--line); border-radius: 14px;
    padding: 16px 20px; margin-bottom: 12px;
  }
  .inspect-row .date {
    background: var(--navy); color: var(--beige); border-radius: 10px;
    padding: 10px 14px; text-align: center; line-height: 1.2; flex: none;
  }
  .inspect-row .date b { font-family: var(--font-display); font-size: 18px; display: block; }
  .inspect-row .date small { font-size: 10.5px; letter-spacing: 0.1em; text-transform: uppercase; }
  .inspect-row .t { font-weight: 700; color: var(--navy); font-size: 15px; }
  .inspect-row .t small { display: block; font-weight: 500; color: var(--text-muted); font-size: 13px; }
  .map-embed { border-radius: 18px; overflow: hidden; box-shadow: 0 6px 24px -12px rgba(13,24,32,0.18); }
  .map-embed iframe { width: 100%; height: 380px; border: 0; display: block; }

  /* Sticky sidebar */
  .side { position: sticky; top: 96px; display: grid; gap: 22px; }
  .side-card {
    background: var(--white); border: 1px solid var(--line); border-radius: 16px;
    padding: 30px 28px; box-shadow: 0 6px 24px -12px rgba(13,24,32,0.14);
  }
  .side-card h3 { font-family: var(--font-display); font-size: 15px; letter-spacing: 0.08em; color: var(--navy); margin-bottom: 18px; }
  .side-card .lbl { font-size: 10.5px; font-weight: 800; letter-spacing: 0.16em; text-transform: uppercase; color: var(--burgundy); display: block; margin: 14px 0 4px; }
  .side-card input, .side-card textarea, .side-card select {
    width: 100%; border: 1px solid var(--line); border-radius: 10px;
    padding: 12px 14px; font-family: var(--font-body); font-size: 14px; font-weight: 600;
    color: var(--navy); outline: none; background: var(--off-white);
    box-sizing: border-box;
  }
  .side-card input:focus, .side-card textarea:focus { border-color: var(--burgundy); }
  .side-card textarea { min-height: 96px; resize: vertical; }
  .side-card .btn { width: 100%; margin-top: 20px; }
  .agent { display: flex; align-items: center; gap: 16px; }
  .agent .ava {
    width: 54px; height: 54px; border-radius: 50%; flex: none;
    background: var(--navy); color: var(--beige);
    display: grid; place-items: center;
    font-family: var(--font-display); font-size: 17px;
  }
  .agent .name { font-weight: 800; color: var(--navy); font-size: 15px; }
  .agent .role { font-size: 12.5px; color: var(--text-muted); }
  .agent-tel { display: block; margin-top: 16px; text-align: center; font-weight: 800; color: var(--burgundy); font-size: 15px; border: 1.5px solid var(--burgundy); border-radius: 999px; padding: 11px; transition: background .18s ease, color .18s ease; }
  .agent-tel:hover { background: var(--burgundy); color: var(--white); }

  @media (max-width: 1020px) {
    .detail-grid { grid-template-columns: 1fr; gap: 44px; }
    .side { position: static; }
    .gal { grid-template-columns: 1fr; grid-template-rows: auto; }
    .gal .main { grid-row: auto; }
  }
  @media (max-width: 760px) {
    .filterbar .f { flex: 1 1 100%; border-right: none; border-bottom: 1px solid var(--line); padding: 12px 8px; }
    .filterbar .btn { width: 100%; }
    .feature-grid { grid-template-columns: 1fr; }
    .page-hero { padding: 48px 0 44px; }
  }


  /* ================= Sell / About / Contact components ================= */
  .steps { display: grid; grid-template-columns: repeat(5, 1fr); gap: 18px; }
  .step {
    background: var(--white);
    border: 1px solid var(--line);
    border-radius: var(--radius);
    padding: 28px 22px;
  }
  .step .n {
    width: 40px; height: 40px;
    border-radius: 50%;
    background: var(--navy);
    color: var(--beige);
    display: grid; place-items: center;
    font-family: var(--font-display);
    font-size: 15px;
    margin-bottom: 16px;
  }
  .step h4 { color: var(--navy); font-size: 15px; margin-bottom: 8px; font-weight: 800; }
  .step p { font-size: 13.5px; color: var(--text-muted); }

  .tag.sold { background: var(--beige); color: var(--navy); }
  .card .sold-note { font-size: 12.5px; font-weight: 800; letter-spacing: 0.08em; text-transform: uppercase; color: var(--burgundy); margin-top: 12px; }

  .team-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 22px; }
  .tm {
    background: var(--white);
    border: 1px solid var(--line);
    border-radius: var(--radius);
    padding: 34px 24px 30px;
    text-align: center;
    transition: transform .22s ease, box-shadow .22s ease;
  }
  .tm:hover { transform: translateY(-5px); box-shadow: var(--shadow); }
  .tm .ava {
    width: 84px; height: 84px;
    border-radius: 50%;
    background: var(--navy);
    color: var(--beige);
    font-family: var(--font-display);
    font-size: 24px;
    display: grid; place-items: center;
    margin: 0 auto 18px;
  }
  .tm .name { font-weight: 800; color: var(--navy); font-size: 15.5px; }
  .tm .role { font-size: 13px; color: var(--text-muted); margin-top: 4px; }
  .tm .contact { display: inline-block; margin-top: 14px; font-size: 13px; font-weight: 800; color: var(--burgundy); }

  .contact-grid { display: grid; grid-template-columns: 1.25fr 1fr; gap: 44px; align-items: start; }

  @media (max-width: 1020px) {
    .steps { grid-template-columns: repeat(2, 1fr); }
    .team-grid { grid-template-columns: repeat(2, 1fr); }
    .contact-grid { grid-template-columns: 1fr; }
  }
  @media (max-width: 760px) {
    .steps { grid-template-columns: 1fr; }
    .team-grid { grid-template-columns: 1fr; }
  }


  /* ================= Mobile menu (burger) ================= */
  .mobile-menu {
    overflow: hidden;
    max-height: 0;
    transition: max-height .32s ease;
    background: var(--navy-deep);
  }
  header.menu-open .mobile-menu { max-height: 480px; }
  header.menu-open { background: var(--navy-deep); }
  .mobile-menu ul {
    list-style: none;
    margin: 0;
    padding: 8px 32px 26px;
  }
  .mobile-menu li { border-bottom: 1px solid rgba(255,255,255,0.08); }
  .mobile-menu li:last-child, .mobile-menu li.mm-cta { border-bottom: none; }
  .mobile-menu a {
    display: block;
    padding: 14px 0;
    color: rgba(255,255,255,0.9);
    font-weight: 700;
    font-size: 14px;
    letter-spacing: 0.1em;
    text-transform: uppercase;
  }
  .mobile-menu a:hover { color: var(--beige); }
  .mobile-menu .nav-phone { display: block; color: var(--beige); text-transform: none; letter-spacing: 0.03em; font-size: 15px; }
  .mobile-menu .mm-cta { padding-top: 16px; }
  .mobile-menu .mm-cta .btn { width: 100%; text-transform: none; letter-spacing: 0.04em; }
  .nav-burger.open svg .l1 { transform: translateY(6px) rotate(45deg); }
  .nav-burger.open svg .l2 { opacity: 0; }
  .nav-burger.open svg .l3 { transform: translateY(-6px) rotate(-45deg); }
  .nav-burger svg path { transition: transform .25s ease, opacity .2s ease; transform-origin: center; }

  /* On phones the header CTA lives inside the burger menu instead */
  @media (max-width: 760px) {
    .nav-cta > .btn { display: none; }
  }

  /* ================= Team photo cards ================= */
  .team-grid.cols-3 { grid-template-columns: repeat(3, 1fr); }
  .tm.has-photo { padding: 0; overflow: hidden; text-align: left; }
  .tm .tphoto { aspect-ratio: 1 / 1.1; overflow: hidden; background: var(--beige-soft); }
  .tm .tphoto img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    object-position: top center;
    transition: transform .4s ease;
  }
  .tm.has-photo:hover .tphoto img { transform: scale(1.04); }
  .tm .tm-body { padding: 20px 22px 24px; }
  @media (max-width: 1020px) { .team-grid.cols-3 { grid-template-columns: repeat(2, 1fr); } }
  @media (max-width: 760px) { .team-grid.cols-3 { grid-template-columns: 1fr; } }

  /* ================= Checkbox filter (Sales / Rentals) ================= */
  .segfilter { display: flex; gap: 24px; align-items: center; flex-wrap: wrap; }
  .chk { display: inline-flex; align-items: center; gap: 11px; cursor: pointer; user-select: none;
         font-weight: 700; font-size: 14.5px; color: var(--navy); }
  .chk input { position: absolute; opacity: 0; width: 0; height: 0; }
  .chk .box {
    width: 23px; height: 23px; border-radius: 6px;
    border: 2px solid rgba(26,45,59,0.25);
    background: var(--white);
    display: grid; place-items: center;
    transition: background .18s ease, border-color .18s ease;
  }
  .chk .box svg { width: 13px; height: 13px; stroke: #fff; stroke-width: 3.2; fill: none;
                  opacity: 0; transform: scale(.5); transition: opacity .16s ease, transform .16s ease; }
  .chk input:checked + .box { background: var(--burgundy); border-color: var(--burgundy); }
  .chk input:checked + .box svg { opacity: 1; transform: scale(1); }
  .chk input:focus-visible + .box { box-shadow: 0 0 0 3px rgba(103,53,54,.25); }
  .chk:hover .box { border-color: var(--burgundy); }
  .filter-note { font-size: 13.5px; color: var(--text-muted); margin-top: 14px; }

  /* ================= Contact form ================= */
  .cform-section { background: var(--beige-soft); }
  .cform-shell {
    display: grid;
    grid-template-columns: 0.85fr 1.15fr;
    border-radius: 20px;
    overflow: hidden;
    box-shadow: 0 30px 70px -30px rgba(13,24,32,0.4);
    background: var(--white);
  }
  .cform-aside {
    background: linear-gradient(155deg, var(--navy-deep) 0%, var(--navy) 55%, var(--burgundy) 165%);
    color: var(--white);
    padding: 52px 44px;
    display: flex;
    flex-direction: column;
  }
  .cform-aside h2 { color: var(--white); font-family: var(--font-display); font-weight: 600;
                    font-size: clamp(24px, 2.5vw, 31px); line-height: 1.18; margin: 16px 0 14px; }
  .cform-aside .kicker { color: var(--beige); }
  .cform-aside .kicker::before { background: var(--beige); }
  .cform-aside > p { color: rgba(255,255,255,0.72); font-size: 15px; }
  .cform-aside .pts { list-style: none; margin: 30px 0 auto; display: grid; gap: 15px; }
  .cform-aside .pts li { display: flex; gap: 12px; align-items: flex-start; font-size: 14.5px; color: rgba(255,255,255,0.9); }
  .cform-aside .pts .tick { flex: none; width: 22px; height: 22px; border-radius: 50%; background: rgba(234,223,207,0.18);
                            display: grid; place-items: center; margin-top: 1px; }
  .cform-aside .pts .tick svg { width: 11px; height: 11px; stroke: var(--beige); stroke-width: 3; fill: none; }
  .cform-aside .direct { margin-top: 34px; padding-top: 26px; border-top: 1px solid rgba(255,255,255,0.14); display: grid; gap: 10px; }
  .cform-aside .direct a { color: var(--beige); font-weight: 700; font-size: 16px; }
  .cform-aside .direct span { font-size: 12.5px; letter-spacing: 0.14em; text-transform: uppercase; color: rgba(255,255,255,0.5); font-weight: 700; }

  .cform-card { padding: 50px 46px; }
  .cform-card > h3 { font-family: var(--font-display); font-size: 19px; color: var(--navy); margin-bottom: 6px; }
  .cform-card > .sub { font-size: 14.5px; color: var(--text-muted); margin-bottom: 28px; }
  .cform .row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
  .cform .fld { display: flex; flex-direction: column; gap: 8px; margin-bottom: 18px; position: relative; }
  .cform label { font-size: 10.5px; font-weight: 800; letter-spacing: 0.16em; text-transform: uppercase; color: var(--burgundy); }
  .cform label .opt { color: var(--text-muted); letter-spacing: 0.04em; text-transform: none; font-weight: 600; font-size: 11px; }
  .cform input, .cform select, .cform textarea {
    width: 100%;
    border: 1.5px solid var(--line);
    border-radius: 11px;
    padding: 14px 16px;
    font-family: var(--font-body);
    font-size: 15px;
    font-weight: 500;
    color: var(--navy);
    background: var(--off-white);
    outline: none;
    transition: border-color .18s ease, box-shadow .18s ease, background .18s ease;
  }
  .cform textarea { min-height: 108px; resize: vertical; }
  .cform input::placeholder, .cform textarea::placeholder { color: #9AA6B0; font-weight: 400; }
  .cform input:focus, .cform select:focus, .cform textarea:focus {
    border-color: var(--burgundy);
    background: var(--white);
    box-shadow: 0 0 0 3px rgba(103,53,54,0.12);
  }
  .cform .btn { width: 100%; margin-top: 6px; padding: 17px 30px; font-size: 15px; }
  .cform .privacy { margin-top: 16px; font-size: 12.5px; color: var(--text-muted); text-align: center; }
  /* suggestion dropdown inside the contact form */
  .cform .fld .suggest { top: calc(100% + 6px); }

  @media (max-width: 1020px) {
    .cform-shell { grid-template-columns: 1fr; }
    .cform-aside { padding: 42px 34px; }
    .cform-aside .pts { margin-bottom: 0; }
  }
  @media (max-width: 760px) {
    .cform-card { padding: 36px 26px; }
    .cform .row { grid-template-columns: 1fr; gap: 0; }
  }

  /* ================= Property management page ================= */
  .trust { display: flex; gap: 30px; flex-wrap: wrap; align-items: center; margin-top: 30px; }
  .trust span { display: inline-flex; align-items: center; gap: 9px; font-size: 13.5px; font-weight: 700; color: rgba(255,255,255,0.82); }
  .trust .st { color: var(--beige); letter-spacing: 2px; }
  .trust .dot2 { width: 7px; height: 7px; border-radius: 50%; background: var(--burgundy); flex: none; }

  /* comparison table */
  .cmp-tabs { display: flex; gap: 9px; margin-bottom: 26px; flex-wrap: wrap; }
  .cmp-tab {
    padding: 12px 22px; border-radius: 999px;
    border: 1.5px solid var(--line); background: var(--white);
    font-family: var(--font-body); font-weight: 700; font-size: 13.5px;
    color: var(--text-muted); cursor: pointer;
    transition: background .18s ease, color .18s ease, border-color .18s ease;
  }
  .cmp-tab:hover { border-color: var(--burgundy); color: var(--burgundy); }
  .cmp-tab.active { background: var(--navy); color: var(--beige); border-color: var(--navy); }
  .cmp-wrap { overflow-x: auto; border-radius: 16px; border: 1px solid var(--line); background: var(--white); box-shadow: var(--shadow); }
  table.cmp { width: 100%; border-collapse: collapse; min-width: 720px; }
  table.cmp th, table.cmp td { padding: 15px 20px; text-align: left; border-bottom: 1px solid var(--line); }
  table.cmp thead th {
    background: var(--navy); color: var(--white);
    font-family: var(--font-display); font-weight: 600;
    font-size: 11px; letter-spacing: 0.14em; text-transform: uppercase;
  }
  table.cmp thead th.wm { background: var(--burgundy); }
  table.cmp thead th.c, table.cmp td.c { text-align: center; width: 160px; }
  table.cmp td { font-size: 14.5px; color: var(--text); }
  table.cmp td.wm { background: rgba(103,53,54,0.045); }
  table.cmp tbody tr:last-child td { border-bottom: none; }
  table.cmp tbody tr:hover td { background: var(--beige-soft); }
  table.cmp tbody tr:hover td.wm { background: rgba(103,53,54,0.09); }
  .yes { display: inline-grid; place-items: center; width: 24px; height: 24px; border-radius: 50%; background: var(--burgundy); }
  .yes svg { width: 12px; height: 12px; stroke: #fff; stroke-width: 3.2; fill: none; }
  .yes.soft { background: rgba(26,45,59,0.16); }
  .yes.soft svg { stroke: var(--navy); }
  .no { color: rgba(26,45,59,0.28); font-weight: 700; }
  .cmp-note { font-size: 13px; color: var(--text-muted); margin-top: 16px; }
  .cmp-panel[hidden] { display: none; }

  /* everything-included list */
  .incl { list-style: none; display: grid; grid-template-columns: 1fr 1fr; gap: 15px 38px; }
  .incl li { display: flex; gap: 13px; align-items: flex-start; font-size: 15px; }
  .incl .tick { flex: none; width: 23px; height: 23px; border-radius: 50%; background: var(--beige); display: grid; place-items: center; margin-top: 1px; }
  .incl .tick svg { width: 11px; height: 11px; stroke: var(--burgundy); stroke-width: 3; fill: none; }
  .incl b { color: var(--navy); }

  /* suburb chips */
  .chips { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 18px; }
  .chip { padding: 9px 17px; border-radius: 999px; background: var(--white); border: 1px solid var(--line);
          font-size: 13.5px; font-weight: 600; color: var(--navy); }
  .chip-head { font-size: 11px; font-weight: 800; letter-spacing: 0.18em; text-transform: uppercase; color: var(--burgundy); margin-top: 26px; }

  /* final CTA with appraisal form */
  .cta-pm { background: linear-gradient(150deg, var(--navy-ink) 0%, var(--navy) 58%, var(--burgundy) 175%); color: var(--white); }
  .cta-pm .cta-grid { display: grid; grid-template-columns: 1fr 0.95fr; gap: 60px; align-items: center; }
  .cta-pm h2 { color: var(--white); font-family: var(--font-display); font-weight: 600; font-size: clamp(26px, 3.2vw, 38px); line-height: 1.16; margin: 16px 0 16px; }
  .cta-pm .kicker { color: var(--beige); } .cta-pm .kicker::before { background: var(--beige); }
  .cta-pm > .wrap > .cta-grid > div > p { color: rgba(255,255,255,0.78); font-size: 16px; max-width: 460px; }
  .cta-wins { list-style: none; display: grid; gap: 13px; margin-top: 28px; }
  .cta-wins li { display: flex; gap: 12px; align-items: flex-start; font-size: 15px; color: rgba(255,255,255,0.9); }
  .cta-wins .tick { flex: none; width: 22px; height: 22px; border-radius: 50%; background: rgba(234,223,207,0.18); display: grid; place-items: center; margin-top: 1px; }
  .cta-wins .tick svg { width: 11px; height: 11px; stroke: var(--beige); stroke-width: 3; fill: none; }
  .cta-stats { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 24px 34px; max-width: 420px; margin-top: 34px; padding-top: 26px; border-top: 1px solid rgba(255,255,255,0.15); }
  .cta-stats div .n { font-family: var(--font-display); font-size: 24px; color: var(--beige); line-height: 1; }
  .cta-stats div .l { font-size: 11px; letter-spacing: 0.14em; text-transform: uppercase; color: rgba(255,255,255,0.55); font-weight: 700; margin-top: 7px; }
  .cta-form { background: var(--white); border-radius: 18px; padding: 38px 34px; box-shadow: 0 30px 70px -30px rgba(0,0,0,0.5); }
  .cta-form h3 { font-family: var(--font-display); font-size: 17px; color: var(--navy); margin-bottom: 5px; }
  .cta-form .sub { font-size: 14px; color: var(--text-muted); margin-bottom: 24px; }

  @media (max-width: 1020px) {
    .cta-pm .cta-grid { grid-template-columns: 1fr; gap: 44px; }
    .incl { grid-template-columns: 1fr; }
  }

  /* ================= Inclusions grid (fee transparency) ================= */
  .inc-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px; }
  .inc-card {
    background: var(--white);
    border: 1px solid var(--line);
    border-radius: var(--radius);
    padding: 28px 24px 26px;
    transition: transform .22s ease, box-shadow .22s ease;
  }
  .inc-card:hover { transform: translateY(-5px); box-shadow: var(--shadow); }
  .inc-card .tk {
    width: 36px; height: 36px; border-radius: 10px;
    background: var(--beige); display: grid; place-items: center; margin-bottom: 18px;
  }
  .inc-card .tk svg { width: 15px; height: 15px; stroke: var(--burgundy); stroke-width: 3; fill: none; }
  .inc-card h4 {
    font-family: var(--font-display); font-weight: 600;
    font-size: 13px; letter-spacing: 0.07em; color: var(--navy);
    margin-bottom: 9px; line-height: 1.35;
  }
  .inc-card p { font-size: 13.5px; color: var(--text-muted); line-height: 1.6; }

  .fee-note {
    margin-top: 34px;
    background: var(--navy);
    border-radius: 18px;
    padding: 34px 38px;
    display: flex; align-items: center; justify-content: space-between;
    gap: 30px; flex-wrap: wrap;
  }
  .fee-note .ft { max-width: 700px; }
  .fee-note h4 {
    font-family: var(--font-display); font-weight: 600; color: var(--beige);
    font-size: 15px; letter-spacing: 0.05em; margin-bottom: 10px;
  }
  .fee-note p { color: rgba(255,255,255,0.78); font-size: 15px; line-height: 1.62; }
  .fee-note .btn { flex: none; background: var(--beige); color: var(--navy); }
  .fee-note .btn:hover { background: var(--white); }

  @media (max-width: 1020px) { .inc-grid { grid-template-columns: repeat(2, 1fr); } }
  @media (max-width: 760px) { .inc-grid { grid-template-columns: 1fr; } .fee-note { padding: 28px 24px; } .fee-note .btn { width: 100%; } }

  /* ================================================================
     LUXE PASS — quieter, more space, less copy
     ================================================================ */
  section { padding: 132px 0; }

  /* Minimal hero */
  .hero-min .hero-inner { padding-top: 190px; padding-bottom: 165px; }
  .hero-min h1 { font-size: clamp(42px, 6.6vw, 84px); line-height: 1.05; margin: 26px 0 22px; max-width: 900px; }
  .hero-min p.sub { font-size: 17px; max-width: 400px; margin-bottom: 44px; color: rgba(255,255,255,0.75); }
  .hero-actions { display: flex; gap: 26px; align-items: center; flex-wrap: wrap; }
  .hero-actions .phone { color: var(--beige); font-weight: 700; font-size: 14.5px; letter-spacing: 0.03em; }

  /* Section head — quiet variant */
  .head-min { max-width: 700px; margin-bottom: 64px; }
  .head-min h2 { font-family: var(--font-display); font-weight: 600; line-height: 1.1;
                 font-size: clamp(30px, 4.4vw, 52px); color: var(--navy); margin: 20px 0 0; }
  .head-min.center { margin-left: auto; margin-right: auto; text-align: center; }
  .head-min.center .kicker::before { display: none; }
  .head-row { display: flex; align-items: flex-end; justify-content: space-between; gap: 40px; flex-wrap: wrap; margin-bottom: 56px; }

  /* Services — one word, one line */
  .svc-min { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); }
  .svc-min a {
    padding: 48px 34px 44px;
    border-right: 1px solid var(--line);
    border-bottom: 1px solid var(--line);
    display: block;
    transition: background .28s ease;
  }
  .svc-min a:last-child { border-right: none; }
  .svc-min a:hover { background: var(--white); }
  .svc-min .n { font-family: var(--font-display); font-size: 10.5px; letter-spacing: 0.28em; color: var(--burgundy); }
  .svc-min h3 { font-family: var(--font-display); font-weight: 600; font-size: clamp(22px, 2.4vw, 30px); color: var(--navy); margin: 18px 0 12px; }
  .svc-min p { font-size: 14px; color: var(--text-muted); }
  .svc-min .go { display: inline-block; margin-top: 26px; font-size: 18px; color: var(--burgundy); transition: transform .22s ease; }
  .svc-min a:hover .go { transform: translateX(6px); }

  /* Quiet stats */
  .stats-quiet { display: grid; grid-template-columns: repeat(3, 1fr); gap: 40px; }
  .stats-quiet div { text-align: center; }
  .stats-quiet .n { font-family: var(--font-display); font-weight: 600; font-size: clamp(36px, 5.2vw, 64px); color: var(--navy); line-height: 1; }
  .stats-quiet .l { font-size: 10.5px; letter-spacing: 0.26em; text-transform: uppercase; color: var(--text-muted); margin-top: 14px; font-weight: 700; }

  /* Editorial split — image does the talking */
  .editorial { display: grid; grid-template-columns: 1fr 1fr; align-items: stretch; }
  .editorial .ph { min-height: 600px; background-size: cover; background-position: center; }
  .editorial .tx { padding: 90px 78px; display: flex; flex-direction: column; justify-content: center; background: var(--white); }
  .editorial .tx h2 { font-family: var(--font-display); font-weight: 600; font-size: clamp(28px, 3.6vw, 44px); line-height: 1.12; color: var(--navy); margin: 20px 0 18px; }
  .editorial .tx p { font-size: 16px; color: var(--text-muted); max-width: 400px; margin-bottom: 34px; }
  .editorial.dark .tx { background: var(--navy); }
  .editorial.dark .tx h2 { color: var(--white); }
  .editorial.dark .tx p { color: rgba(255,255,255,0.72); }
  .editorial.dark .kicker { color: var(--beige); } .editorial.dark .kicker::before { background: var(--beige); }

  /* Single large quote */
  .quote-lg { max-width: 860px; margin: 0 auto; text-align: center; }
  .quote-lg .stars { color: var(--burgundy); letter-spacing: 5px; font-size: 14px; margin-bottom: 26px; }
  .quote-lg p { font-family: var(--font-display); font-weight: 600; font-size: clamp(20px, 2.7vw, 31px);
                line-height: 1.42; color: var(--navy); letter-spacing: 0.005em; }
  .quote-lg .who { margin-top: 30px; font-size: 12px; letter-spacing: 0.2em; text-transform: uppercase; color: var(--text-muted); font-weight: 700; }

  @media (max-width: 1020px) {
    section { padding: 96px 0; }
    .svc-min { grid-template-columns: repeat(2, 1fr); }
    .svc-min a:nth-child(2n) { border-right: none; }
    .editorial { grid-template-columns: 1fr; }
    .editorial .ph { min-height: 380px; }
    .editorial .tx { padding: 62px 34px; }
  }
  @media (max-width: 760px) {
    section { padding: 78px 0; }
    .svc-min { grid-template-columns: 1fr; }
    .svc-min a { border-right: none; }
    .stats-quiet { grid-template-columns: 1fr; gap: 34px; }
    .hero-min .hero-inner { padding-top: 150px; padding-bottom: 110px; }
  }

  /* ================= Service image tiles ================= */
  .svc-tiles { display: grid; grid-template-columns: repeat(4, 1fr); gap: 16px; }
  .svc-tile {
    position: relative;
    min-height: 520px;
    border-radius: var(--radius);
    overflow: hidden;
    display: flex;
    align-items: flex-end;
    isolation: isolate;
  }
  .svc-tile img {
    position: absolute; inset: 0;
    width: 100%; height: 100%;
    object-fit: cover;
    z-index: 0;
    transition: transform .8s cubic-bezier(.2,.7,.3,1);
  }
  .svc-tile::after {
    content: "";
    position: absolute; inset: 0; z-index: 1;
    background: linear-gradient(180deg, rgba(13,24,32,0.10) 25%, rgba(13,24,32,0.55) 62%, rgba(13,24,32,0.92) 100%);
    transition: opacity .4s ease;
  }
  .svc-tile:hover img { transform: scale(1.07); }
  .svc-tile .in { position: relative; z-index: 2; padding: 36px 30px 34px; width: 100%; }
  .svc-tile .n { font-family: var(--font-display); font-size: 10.5px; letter-spacing: 0.3em; color: var(--beige); }
  .svc-tile h3 {
    font-family: var(--font-display); font-weight: 600;
    font-size: clamp(24px, 2.5vw, 32px); color: var(--white);
    margin: 14px 0 10px; line-height: 1.1;
  }
  .svc-tile p { font-size: 13.5px; color: rgba(255,255,255,0.78); max-width: 240px; min-height: 3.3em; }
  .svc-tile .go {
    display: inline-flex; align-items: center; justify-content: center;
    width: 40px; height: 40px; margin-top: 22px;
    border-radius: 50%; border: 1.5px solid rgba(255,255,255,0.4);
    color: var(--white); font-size: 16px;
    transition: background .25s ease, border-color .25s ease, color .25s ease, transform .25s ease;
  }
  .svc-tile:hover .go { background: var(--beige); border-color: var(--beige); color: var(--navy); transform: translateX(5px); }

  @media (max-width: 1020px) { .svc-tiles { grid-template-columns: repeat(2, 1fr); } .svc-tile { min-height: 420px; } }
  @media (max-width: 620px)  { .svc-tiles { grid-template-columns: 1fr; } .svc-tile { min-height: 340px; } }