@font-face{font-family:"Marcellus";src:url(../fonts/marcellus-latin-400-normal.woff2) format("woff2");font-weight:400;font-display:swap}
@font-face{font-family:"Hanken Grotesk";src:url(../fonts/hanken-grotesk-latin-400-normal.woff2) format("woff2");font-weight:400;font-display:swap}
@font-face{font-family:"Hanken Grotesk";src:url(../fonts/hanken-grotesk-latin-500-normal.woff2) format("woff2");font-weight:500;font-display:swap}
@font-face{font-family:"Hanken Grotesk";src:url(../fonts/hanken-grotesk-latin-600-normal.woff2) format("woff2");font-weight:600;font-display:swap}

:root{
  --ink:#14110f; --ink-2:#1d1915; --ink-3:#2a241f;
  --bone:#f3eee6; --paper:#e9e1d4; --sand:#d8c3a2; --sand-2:#c8ae86;
  --ochre:#9a4e1d; --ochre-hi:#d98b4f;
  --muted:#5c554d; --muted-d:#b8ad9c; --line:rgba(20,17,15,.14); --line-d:rgba(243,238,230,.16);
  --serif:"Marcellus", "Times New Roman", serif; --sans:"Hanken Grotesk", system-ui, -apple-system, "Segoe UI", sans-serif;
  --gut:clamp(16px, 4.2vw, 56px); --max:1360px;
  --ease:cubic-bezier(.22,1,.36,1);
  --e1:0 1px 2px rgba(20,17,15,.06), 0 2px 6px rgba(20,17,15,.06);
  --e3:0 10px 30px -10px rgba(20,17,15,.28), 0 4px 10px -4px rgba(20,17,15,.12);
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;scroll-padding-top:84px}
body{margin:0;background:var(--bone);color:var(--ink);font-family:var(--sans);font-size:clamp(1rem,.95rem + .2vw,1.0625rem);line-height:1.6;overflow-x:hidden;-webkit-font-smoothing:antialiased}
img{display:block;max-width:100%;height:auto}
main{overflow-x:clip}
figure{margin:0}
a{color:inherit}
a[href^="tel:"]{white-space:nowrap}
h1,h2,h3{font-weight:400;margin:0;text-wrap:balance}
p{margin:0 0 1em}
ul,ol{margin:0;padding:0}
button,input,select{font:inherit;color:inherit}
:focus-visible{outline:2px solid var(--ochre);outline-offset:3px;border-radius:2px}
.sr{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.skip{position:fixed;left:12px;top:-60px;z-index:100;background:var(--sand);color:var(--ink);padding:10px 16px;border-radius:4px;text-decoration:none;font-weight:600}
.skip:focus{top:12px}
.wrap{width:100%;max-width:var(--max);margin-inline:auto;padding-inline:var(--gut)}
.kicker{font-size:.78rem;letter-spacing:.2em;text-transform:uppercase;font-weight:600;color:var(--ochre);margin-bottom:1.1rem;display:flex;align-items:center;gap:.8em}
.kicker::before{content:"";width:28px;height:1px;background:currentColor}
.kicker--light{color:var(--sand)}
.h2{font-family:var(--serif);font-size:clamp(2.1rem,1.2rem + 3.6vw,4.4rem);line-height:1.04;letter-spacing:-.01em}
.h2--light{color:var(--bone)}

/* buttons */
.btn{--bg:var(--ink);--fg:var(--bone);display:inline-flex;align-items:center;justify-content:center;gap:.6em;min-height:48px;padding:.85em 1.6em;border-radius:999px;background:var(--bg);color:var(--fg);text-decoration:none;font-weight:600;font-size:.95rem;letter-spacing:.01em;border:1px solid transparent;cursor:pointer;transition:background .3s var(--ease),color .3s var(--ease),border-color .3s,scale .25s var(--ease),box-shadow .3s}
.btn:hover{box-shadow:var(--e3)}
.btn:active{scale:.97}
.btn--sand{--bg:var(--sand);--fg:var(--ink)}
.btn--sand:hover{--bg:#e6d4b6}
.btn--ghost{--bg:rgba(20,17,15,.25);--fg:var(--bone);border-color:rgba(243,238,230,.5);backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px)}
.btn--ghost:hover{--bg:var(--bone);--fg:var(--ink)}
.btn--ink:hover{--bg:var(--ochre)}
.btn--line{--bg:transparent;--fg:var(--ink);border-color:var(--ink)}
.btn--line:hover{--bg:var(--ink);--fg:var(--bone)}
.btn--wide{width:100%}
.magnetic{will-change:transform}

/* header */
.hdr{position:fixed;inset:0 0 auto;z-index:50;color:var(--bone);transition:background .45s var(--ease),box-shadow .45s,color .45s}
.hdr__in{max-width:var(--max);margin:auto;padding:22px var(--gut);display:flex;align-items:center;gap:28px;transition:padding .45s var(--ease)}
.hdr.is-solid{background:rgba(20,17,15,.86);backdrop-filter:blur(14px) saturate(140%);-webkit-backdrop-filter:blur(14px) saturate(140%);box-shadow:0 1px 0 var(--line-d)}
.hdr.is-solid .hdr__in{padding-block:12px}
.brand{display:flex;align-items:center;gap:10px;text-decoration:none;margin-right:auto}
.brand__mark{width:30px;height:30px;color:var(--sand)}
.brand__name{font-family:var(--serif);font-size:1.35rem;letter-spacing:.06em;text-transform:uppercase;white-space:nowrap}
.brand__name i{font-style:normal;color:var(--sand)}
.brand__sub{font-size:.66rem;letter-spacing:.24em;text-transform:uppercase;opacity:.75;border-left:1px solid var(--line-d);padding-left:10px;margin-left:2px}
.nav{display:flex;gap:26px}
.nav a,.hdr__tel{text-decoration:none;font-size:.9rem;font-weight:500;position:relative;padding:6px 0}
.nav a::after{content:"";position:absolute;left:0;right:0;bottom:0;height:1px;background:currentColor;transform:scaleX(0);transform-origin:right;transition:transform .4s var(--ease)}
.nav a:hover::after{transform:scaleX(1);transform-origin:left}
.hdr__tel{opacity:.85;white-space:nowrap}
.hdr__cta{min-height:42px;padding:.6em 1.2em}
@media (max-width:1080px){.nav{display:none}}
@media (max-width:700px){.hdr__tel,.brand__sub,.hdr__cta{display:none}.hdr__in{padding-block:16px}}

/* hero */
.hero{position:relative;min-height:92vh;min-height:92svh;display:flex;align-items:flex-end;color:var(--bone);background:var(--ink);overflow:hidden;isolation:isolate}
.hero__media{position:absolute;inset:0;z-index:-2}
.hero__media img{width:100%;height:100%;object-fit:cover;object-position:60% 50%;transform-origin:50% 60%}
.hero__shade{position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(20,17,15,.55) 0%,rgba(20,17,15,0) 26%,rgba(20,17,15,.1) 50%,rgba(20,17,15,.82) 100%)}
.hero__content{padding-bottom:clamp(64px,10vh,120px);padding-top:120px}
.eyebrow{display:flex;align-items:center;gap:10px;font-size:.8rem;letter-spacing:.2em;text-transform:uppercase;font-weight:500;margin-bottom:1.4rem}
.dot{width:7px;height:7px;border-radius:50%;background:var(--ochre-hi);box-shadow:0 0 0 0 rgba(217,139,79,.6);animation:ping 2.4s infinite}
@keyframes ping{70%{box-shadow:0 0 0 10px rgba(217,139,79,0)}100%{box-shadow:0 0 0 0 rgba(217,139,79,0)}}
.hero__title{font-family:var(--serif);font-size:clamp(3rem,1.2rem + 8.4vw,9.6rem);line-height:.94;letter-spacing:-.02em;text-transform:none}
.hero__title .line{display:block;overflow:hidden;padding-bottom:.06em}
.hero__title .line>span{display:inline-block}
.hero__title em{font-style:normal;color:var(--sand)}
.hero__foot{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:flex-end;gap:28px 48px;margin-top:clamp(24px,4vh,44px);border-top:1px solid var(--line-d);padding-top:28px}
.hero__lede{max-width:46ch;margin:0;color:#e6dfd3;font-size:clamp(1rem,.95rem + .3vw,1.15rem)}
.hero__ctas{display:flex;flex-wrap:wrap;gap:12px}
.hero__scroll{position:absolute;right:var(--gut);top:50%;width:1px;height:90px;background:var(--line-d);overflow:hidden}
.hero__scroll span{position:absolute;inset:0;background:var(--sand);transform:translateY(-100%);animation:drip 2.6s var(--ease) infinite}
@keyframes drip{60%{transform:translateY(0)}100%{transform:translateY(100%)}}
@media (max-width:700px){.hero__scroll{display:none}.hero__ctas .btn{flex:1 1 100%}.eyebrow{letter-spacing:.12em;font-size:.72rem}}

/* stats */
.stats{background:var(--ink);color:var(--bone);padding:clamp(40px,6vw,72px) 0}
.stats__grid{display:grid;grid-template-columns:repeat(4,1fr);gap:24px}
.stat{border-left:1px solid var(--line-d);padding-left:20px}
.stat__n{font-family:var(--serif);font-size:clamp(2.4rem,1.6rem + 2.6vw,4rem);line-height:1;margin:0 0 .35em;color:var(--sand)}
.stat__n small{font-size:.42em;margin-left:.15em;color:var(--muted-d);letter-spacing:.05em}
.stat:first-child .stat__n::before{content:"$";font-size:.55em;vertical-align:.5em;margin-right:.05em}
.stat__l{margin:0;color:var(--muted-d);font-size:.92rem;max-width:22ch}
@media (max-width:820px){.stats__grid{grid-template-columns:1fr 1fr;gap:32px 20px}}

/* statement */
.statement{padding:clamp(96px,14vw,200px) 0}
.statement__text{font-family:var(--serif);font-size:clamp(1.7rem,1rem + 3vw,3.6rem);line-height:1.18;max-width:24ch;max-width:min(100%, 26ch);margin:0;letter-spacing:-.005em}
@media (min-width:900px){.statement__text{max-width:30ch}}


/* listings */
.listings{padding-bottom:clamp(72px,9vw,120px);overflow:hidden}
.listings__head{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:flex-end;gap:20px 48px;margin-bottom:clamp(32px,4vw,56px)}
.listings__hint{max-width:40ch;color:var(--muted);font-size:.92rem;margin:0}
.listings__viewport{contain:paint;overflow-x:auto;overscroll-behavior-x:contain;scroll-snap-type:x mandatory;scrollbar-width:none;padding-inline:var(--gut);scroll-padding-inline:var(--gut)}
.listings__viewport::-webkit-scrollbar{display:none}
@media (min-width:1440px){.listings__viewport{padding-inline:max(var(--gut), calc((100vw - var(--max)) / 2 + var(--gut)))}}
.listings__track{display:flex;gap:clamp(16px,2vw,28px);list-style:none;width:max-content;padding-bottom:8px}
.lcard{width:min(82vw,460px);scroll-snap-align:start;flex:none}
@media (min-width:960px){.lcard{width:clamp(380px,34vw,520px)}}
.lcard__link{display:block;text-decoration:none;color:inherit}
.lcard__img{aspect-ratio:4/5;overflow:hidden;border-radius:4px;background:var(--paper)}
.lcard__img img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.lcard__link:hover .lcard__img img,.lcard__link:focus-visible .lcard__img img{transform:scale(1.05)}
.lcard__body{padding-top:20px;display:grid;gap:4px}
.lcard__tag{font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;color:var(--ochre);font-weight:600;margin:0}
.lcard__addr{font-family:var(--serif);font-size:clamp(1.5rem,1.2rem + .9vw,2rem);line-height:1.1}
.lcard__addr span{display:block;font-family:var(--sans);font-size:.92rem;color:var(--muted);margin-top:4px;letter-spacing:.02em}
.lcard__price{font-weight:600;margin:6px 0 0}
.specs{list-style:none;display:flex;gap:18px;margin-top:10px;padding-top:12px;border-top:1px solid var(--line);font-size:.9rem;color:var(--muted)}
.specs li{display:flex;align-items:center;gap:6px}
.specs svg{width:20px;height:20px;fill:none;stroke:currentColor;stroke-width:1.4;stroke-linecap:round;stroke-linejoin:round}
.lcard--end{display:flex}
.lcard__end{background:var(--ink);color:var(--bone);border-radius:4px;padding:clamp(28px,3vw,44px);display:flex;flex-direction:column;justify-content:flex-end;gap:8px;width:100%;aspect-ratio:4/5}
.lcard__big{font-family:var(--serif);font-size:clamp(5rem,4rem + 4vw,8rem);line-height:.9;color:var(--sand);margin:0}
.lcard__end p{max-width:28ch;color:#ddd5c8}
.lcard__end .btn--line{--fg:var(--bone);border-color:var(--bone);align-self:flex-start;margin-top:8px}
.lcard__end .btn--line:hover{--bg:var(--bone);--fg:var(--ink)}
.listings__progress{margin-top:28px}
.listings__progress{position:relative;height:1px;background:none}
.listings__progress::before{content:"";position:absolute;left:var(--gut);right:var(--gut);top:0;height:1px;background:var(--line)}
.listings__bar{position:absolute;left:var(--gut);right:var(--gut);top:-1px;height:3px;background:var(--ink);transform:scaleX(.18);transform-origin:left}
.has-pin .listings{padding-top:96px}
.has-pin .listings__head{margin-bottom:28px}
.has-pin .listings__viewport{overflow:hidden;scroll-snap-type:none}
.has-pin .lcard{width:clamp(360px,30vw,500px)}
.has-pin .lcard__img{aspect-ratio:auto;height:max(300px,calc(100vh - 480px))}

/* process */
.process{background:var(--paper);padding:clamp(80px,11vw,160px) 0}
.process__grid{display:grid;grid-template-columns:1.05fr 1fr;gap:clamp(40px,6vw,96px);align-items:start}
.process__visual{position:relative;min-height:100%}
.process__a{border-radius:4px;overflow:hidden;width:88%;aspect-ratio:3/4;box-shadow:var(--e3)}
.process__a img,.process__b img{width:100%;height:100%;object-fit:cover}
.process__b{position:absolute;right:0;bottom:-6%;width:44%;aspect-ratio:3/4;border-radius:4px;overflow:hidden;border:8px solid var(--paper);box-shadow:var(--e3)}
.process__copy{position:relative}
.process__copy .h2{margin-bottom:clamp(28px,4vw,48px);max-width:16ch}
.steps{list-style:none;display:grid;gap:clamp(22px,3vw,36px);position:relative;padding-left:0}
.step{display:grid;grid-template-columns:64px 1fr;gap:12px;align-items:start}
.step__n{font-family:var(--serif);font-size:1.15rem;color:var(--ochre);padding-top:4px;position:relative;z-index:1;background:var(--paper);width:44px;height:44px;border:1px solid var(--sand-2);border-radius:50%;display:grid;place-items:center;font-size:.95rem}
.step h3{font-family:var(--serif);font-size:1.6rem;margin-bottom:.3em}
.step p{color:var(--muted);margin:0;max-width:46ch}
.steps::before,.steps::after{content:"";position:absolute;left:22px;top:22px;bottom:22px;width:1px;background:var(--sand-2);opacity:.6}
.steps::after{background:var(--ochre);opacity:1;transform-origin:top;transform:scaleY(var(--p,1))}
@media (max-width:900px){
  .process__grid{grid-template-columns:1fr}
  .process__visual{margin-bottom:48px}
  .process__a{width:84%;aspect-ratio:4/3}
  .process__b{width:42%;bottom:-12%}
}

/* suburbs */
.suburbs{background:var(--ink);color:var(--bone);padding:clamp(80px,11vw,160px) 0 clamp(60px,8vw,120px)}
.suburbs .h2{max-width:18ch;margin-bottom:clamp(40px,5vw,72px)}
.suburbs__grid{display:grid;grid-template-columns:1.1fr 1fr;gap:clamp(40px,6vw,96px)}
.suburbs__sticky{position:relative}
.suburbs__frame{position:sticky;top:max(96px, calc(50vh - 34vh));height:68vh;min-height:420px;border-radius:4px;overflow:hidden;background:var(--ink-3)}
.suburbs__frame img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transform:scale(1.08);clip-path:inset(0 0 100% 0);transition:opacity .9s var(--ease),transform 1.4s var(--ease),clip-path 1s var(--ease)}
.suburbs__frame img.is-on{opacity:1;transform:scale(1);clip-path:inset(0 0 0 0)}
.suburbs__count{position:absolute;left:20px;bottom:16px;margin:0;font-family:var(--serif);font-size:1.1rem;color:var(--bone);background:rgba(20,17,15,.55);padding:4px 12px;border-radius:999px;backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px)}
.sub{min-height:68vh;display:flex;flex-direction:column;justify-content:center;padding:32px 0;border-top:1px solid var(--line-d)}
.sub__img{display:none}
.sub__no{font-family:var(--serif);color:var(--sand);margin:0 0 .4em;font-size:1.1rem}
.sub__name{font-family:var(--serif);font-size:clamp(2.2rem,1.6rem + 2.4vw,3.6rem);line-height:1;margin-bottom:.45em}
.sub p{color:#d6cdbf;max-width:46ch}
.sub__facts{display:grid;grid-template-columns:repeat(3,auto);justify-content:start;gap:12px 36px;margin:16px 0 0}
.sub__facts div{display:grid;gap:2px}
.sub__facts dt{font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted-d)}
.sub__facts dd{margin:0;font-family:var(--serif);font-size:1.7rem;color:var(--sand)}
.sub__note{font-size:.82rem;color:var(--muted-d)!important;margin-top:24px}
@media (max-width:900px){
  .suburbs__grid{grid-template-columns:1fr}
  .suburbs__sticky{display:none}
  .sub{min-height:0;padding:36px 0}
  .sub__img{display:block;aspect-ratio:16/10;overflow:hidden;border-radius:4px;margin-bottom:24px}
  .sub__img img{width:100%;height:100%;object-fit:cover}
  .sub__facts{gap:10px 24px}
  .sub__facts dd{font-size:1.4rem}
}
@media (max-width:420px){.sub__facts{grid-template-columns:repeat(3,1fr);gap:10px 12px}.sub__facts dt{font-size:.66rem;letter-spacing:.08em}}

/* sold */
.sold{padding:clamp(80px,11vw,160px) 0}
.sold__head{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:flex-end;gap:20px;margin-bottom:clamp(32px,4vw,56px)}
.link-arrow{font-weight:600;text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:4px;display:inline-flex;gap:.5em}
.link-arrow span{transition:transform .35s var(--ease)}
.link-arrow:hover span{transform:translateX(6px)}
.sold__grid{list-style:none;display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,2.4vw,36px)}
.scard__img{aspect-ratio:3/2;overflow:hidden;border-radius:4px;margin-bottom:20px}
.scard__img img{width:100%;height:100%;object-fit:cover}
.scard__price{font-family:var(--serif);font-size:clamp(2rem,1.6rem + 1.4vw,2.8rem);line-height:1;margin:0 0 .25em}
.scard__meta{font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;color:var(--ochre);font-weight:600;margin-bottom:.6em}
.scard__note{color:var(--muted);font-size:.95rem;margin:0}
.scard__note b{color:var(--ink);font-weight:600}
@media (max-width:860px){.sold__grid{grid-template-columns:1fr;gap:44px}}

/* appraisal */
.appraisal{background:var(--paper);padding:clamp(80px,11vw,160px) 0}
.appraisal__grid{display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(40px,6vw,96px);align-items:start}
.appraisal__intro .h2{margin-bottom:.5em;max-width:14ch}
.appraisal__intro>p{color:var(--muted);max-width:44ch}
.est{margin-top:36px;background:var(--ink);color:var(--bone);border-radius:6px;padding:28px;box-shadow:var(--e3)}
.est__label{font-size:.74rem;letter-spacing:.18em;text-transform:uppercase;color:var(--muted-d);margin-bottom:.4em}
.est__value{font-family:var(--serif);font-size:clamp(2.2rem,1.6rem + 2vw,3.4rem);line-height:1.05;color:var(--sand);margin-bottom:.5em;font-variant-numeric:tabular-nums}
.est__bar{height:4px;background:rgba(243,238,230,.12);border-radius:4px;overflow:hidden;margin-bottom:14px}
.est__fill{display:block;height:100%;width:40%;background:linear-gradient(90deg,var(--sand),var(--ochre-hi));border-radius:4px;transition:width .8s var(--ease),margin-left .8s var(--ease)}
.est__fine{font-size:.82rem;color:var(--muted-d);margin:0}
.form{background:var(--bone);border-radius:6px;padding:clamp(22px,3vw,40px);box-shadow:var(--e1)}
.form__set{border:0;margin:0 0 20px;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:16px}
.form__set legend{font-family:var(--serif);font-size:1.45rem;margin-bottom:14px;padding:0}
.field{grid-column:1/-1;display:grid;gap:6px}
.field--half{grid-column:span 1}
.field label,.field__label{font-size:.82rem;font-weight:600;letter-spacing:.02em}
.field input,.field select{width:100%;min-height:48px;padding:10px 14px;border:1px solid #c9bfb0;border-radius:4px;background:#fffdf9;transition:border-color .25s,box-shadow .25s}
.field input:focus,.field select:focus{outline:none;border-color:var(--ochre);box-shadow:0 0 0 3px rgba(154,78,29,.18)}
.seg{display:grid;grid-template-columns:repeat(4,1fr);gap:6px}
.seg label{position:relative}
.seg input{position:absolute;opacity:0;inset:0;cursor:pointer}
.seg span{display:grid;place-items:center;min-height:48px;border:1px solid #c9bfb0;border-radius:4px;background:#fffdf9;font-weight:600;transition:background .25s,color .25s,border-color .25s,transform .2s var(--ease)}
.seg input:checked+span{background:var(--ink);color:var(--bone);border-color:var(--ink)}
.seg input:focus-visible+span{outline:2px solid var(--ochre);outline-offset:2px}
.seg label:active span{transform:scale(.96)}
.form__fine{font-size:.8rem;color:var(--muted);margin:12px 0 0;text-align:center}
@media (max-width:900px){.appraisal__grid{grid-template-columns:1fr}}
@media (max-width:520px){.field--half{grid-column:1/-1}}

/* team */
.team{background:var(--ink-2);color:var(--bone);padding:clamp(80px,11vw,160px) 0}
.team__head{margin-bottom:clamp(36px,5vw,64px)}
.team .h2{max-width:16ch}
.team__grid{list-style:none;display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,2.4vw,36px);perspective:1000px}
.person{transform-style:preserve-3d;will-change:transform}
.person__img{aspect-ratio:4/5;overflow:hidden;border-radius:4px;margin-bottom:18px;background:var(--ink-3)}
.person__img img{width:100%;height:100%;object-fit:cover;filter:grayscale(.35) contrast(1.02);transition:filter .6s var(--ease),transform 1s var(--ease)}
.person:hover .person__img img{filter:none;transform:scale(1.03)}
.person h3{font-family:var(--serif);font-size:1.7rem}
.person__role{font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;color:var(--sand);margin:.3em 0 .8em}
.person p:last-child{color:#cfc6b8;font-size:.95rem;max-width:40ch}
@media (max-width:860px){.team__grid{grid-template-columns:1fr;max-width:480px}.person__img{aspect-ratio:1/1}.person__img img{object-position:50% 20%}}

/* words */
.words{padding:clamp(80px,11vw,160px) 0}
.words__grid{display:grid;grid-template-columns:1.4fr 1fr;grid-template-rows:auto auto;gap:clamp(24px,3vw,44px) clamp(32px,5vw,80px)}
.quote{margin:0;border-top:1px solid var(--line);padding-top:24px}
.quote blockquote{margin:0}
.quote p{font-family:var(--serif);font-size:clamp(1.25rem,1rem + .8vw,1.7rem);line-height:1.3}
.quote--big{grid-row:span 2;border-top:0;padding-top:0}
.quote--big p{font-size:clamp(1.8rem,1.1rem + 2.6vw,3.3rem);line-height:1.14}
.quote figcaption{font-size:.85rem;letter-spacing:.06em;color:var(--muted)}
.words__fine{font-size:.78rem;color:var(--muted);margin-top:40px}
@media (max-width:860px){.words__grid{grid-template-columns:1fr}.quote--big{grid-row:auto}}

/* faq */
.faq{padding:0 0 clamp(80px,11vw,160px)}
.faq__grid{display:grid;grid-template-columns:1fr 1.5fr;gap:clamp(32px,6vw,96px)}
.rule{grid-column:1/-1;border:0;border-top:1px solid var(--line);margin:0 0 clamp(8px,2vw,24px);width:100%}
.faq__lede{color:var(--muted);margin-top:1.2em}
.faq__lede a{color:var(--ochre);font-weight:600}
.faq__list details{border-bottom:1px solid var(--line)}
.faq__list summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:20px;padding:22px 0;font-family:var(--serif);font-size:clamp(1.2rem,1rem + .6vw,1.5rem);min-height:48px}
.faq__list summary::-webkit-details-marker{display:none}
.faq__list summary::after{content:"";flex:none;width:14px;height:14px;background:linear-gradient(currentColor,currentColor) center/100% 1.5px no-repeat,linear-gradient(currentColor,currentColor) center/1.5px 100% no-repeat;transition:transform .4s var(--ease)}
.faq__list details[open] summary::after{transform:rotate(45deg)}
.faq__list details p{color:var(--muted);max-width:60ch;padding-bottom:22px;margin:0}
@media (max-width:860px){.faq__grid{grid-template-columns:1fr}}

/* office */
.office{background:var(--ochre);color:var(--bone);padding:clamp(72px,9vw,128px) 0;background:linear-gradient(135deg,#8a4419,#5e2d10)}
.office__grid{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:clamp(32px,5vw,72px);align-items:start}
.office .kicker{color:#f0d8b8}
.office .h2{font-size:clamp(2rem,1.4rem + 2.4vw,3.4rem);margin-bottom:.6em}
.office address{font-style:normal;font-size:1.1rem;margin-bottom:1em}
.office a{text-decoration-thickness:1px;text-underline-offset:4px}
.hours{margin:0;display:grid;gap:14px}
.hours div{border-bottom:1px solid rgba(243,238,230,.25);padding-bottom:12px}
.hours dt{font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;color:#f0d8b8}
.hours dd{margin:2px 0 0;font-family:var(--serif);font-size:1.3rem}
.areas{list-style:none;display:flex;flex-wrap:wrap;gap:8px}
.areas li{border:1px solid rgba(243,238,230,.4);border-radius:999px;padding:6px 14px;font-size:.88rem}
@media (max-width:960px){.office__grid{grid-template-columns:1fr 1fr}.areas{grid-column:1/-1}}
@media (max-width:600px){.office__grid{grid-template-columns:1fr}}

/* footer */
.ftr{background:var(--ink);color:var(--muted-d);padding:48px 0 40px}
.ftr__in{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:16px 32px}
.ftr__brand{font-family:var(--serif);font-size:1.4rem;color:var(--bone);text-transform:uppercase;letter-spacing:.06em;margin:0}
.ftr__brand i{font-style:normal;color:var(--sand)}
.ftr__small{font-size:.82rem;margin:0}
.ftr__concept{flex-basis:100%;font-size:.85rem;margin:8px 0 0;padding-top:16px;border-top:1px solid var(--line-d)}
.ftr__concept a{color:var(--sand)}

/* mobile bar */
.mbar{display:none}
@media (max-width:900px){
  .ftr{padding-bottom:calc(112px + env(safe-area-inset-bottom))}
  .mbar{display:grid;grid-template-columns:1fr 1.6fr;gap:8px;position:fixed;left:0;right:0;bottom:0;z-index:60;padding:10px 12px calc(10px + env(safe-area-inset-bottom));background:rgba(20,17,15,.92);backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px);box-shadow:0 -1px 0 var(--line-d)}
  .mbar a{min-height:52px;display:flex;align-items:center;justify-content:center;gap:8px;border-radius:999px;text-decoration:none;font-weight:600}
  .mbar__call{border:1px solid rgba(243,238,230,.4);color:var(--bone)}
  .mbar__call svg{width:18px;height:18px;fill:none;stroke:currentColor;stroke-width:1.6;stroke-linejoin:round}
  .mbar__book{background:var(--sand);color:var(--ink)}
}

/* cursor */
.cursor{position:fixed;left:0;top:0;z-index:70;width:88px;height:88px;margin:-44px 0 0 -44px;border-radius:50%;background:var(--sand);color:var(--ink);display:grid;place-items:center;font-weight:600;font-size:.82rem;letter-spacing:.14em;text-transform:uppercase;pointer-events:none;opacity:0;transform:translate3d(-200px,-200px,0) scale(.3);transition:opacity .3s,scale .3s;mix-blend-mode:normal}
.cursor.is-on{opacity:1}

/* image clip reveal default visible */
.clip img{transform-origin:50% 50%}

/* mobile menu */
.menu-btn{display:none;align-items:center;gap:10px;min-height:48px;min-width:48px;padding:0 4px 0 12px;text-decoration:none;color:inherit;font-size:.78rem;font-weight:600;letter-spacing:.18em;text-transform:uppercase;border-radius:999px;cursor:pointer}
.menu-btn__l{position:relative;width:26px;height:12px;display:block}
.menu-btn__l i{position:absolute;left:0;right:0;height:1.5px;background:currentColor;transition:transform .45s var(--ease),top .45s var(--ease),left .45s var(--ease)}
.menu-btn__l i:first-child{top:2px}.menu-btn__l i:last-child{top:9px;left:8px}
.menu-open .menu-btn__l i:first-child{top:5.5px;transform:rotate(45deg)}
.menu-open .menu-btn__l i:last-child{top:5.5px;left:0;transform:rotate(-45deg)}
.menu-btn:focus-visible{outline:2px solid var(--sand);outline-offset:2px}
@media (max-width:1080px){.menu-btn{display:inline-flex}}
.mnav{position:fixed;inset:0;z-index:45;background:var(--ink);color:var(--bone);display:none;overflow-y:auto;overscroll-behavior:contain}
.mnav:target,.mnav.is-open{display:block}
.mnav__in{min-height:100%;display:flex;flex-direction:column;justify-content:space-between;gap:32px;padding:104px var(--gut) calc(32px + env(safe-area-inset-bottom));background:radial-gradient(120% 60% at 100% 0%,rgba(154,78,29,.35),transparent 60%)}
.mnav__list{list-style:none;display:grid;border-top:1px solid var(--line-d)}
.mnav__list a{display:flex;align-items:baseline;gap:16px;padding:16px 0;min-height:56px;border-bottom:1px solid var(--line-d);text-decoration:none;font-family:var(--serif);font-size:clamp(2rem,9vw,3rem);line-height:1.05}
.mnav__list a span{font-family:var(--sans);font-size:.75rem;letter-spacing:.16em;color:var(--sand);min-width:22px}
.mnav__list a:focus-visible{outline:2px solid var(--sand);outline-offset:-2px}
.mnav__foot{display:grid;gap:14px}
.mnav__tel{font-family:var(--serif);font-size:1.6rem;color:var(--sand);text-decoration:none}
.mnav__foot p{margin:0;color:var(--muted-d);font-size:.9rem}
.mnav__close{color:var(--muted-d);font-size:.85rem}
.js-menu .mnav__close{display:none}
.mnav li,.mnav__foot{opacity:0;transform:translateY(24px);transition:opacity .6s var(--ease),transform .7s var(--ease);transition-delay:calc(.06s * var(--i) + .1s)}
.mnav.is-open li,.mnav.is-open .mnav__foot,.mnav:target li,.mnav:target .mnav__foot{opacity:1;transform:none}
html.menu-open,html.menu-open body{overflow:hidden}
html.menu-open .hdr{background:transparent!important;box-shadow:none!important;backdrop-filter:none!important;-webkit-backdrop-filter:none!important}
html.menu-open .mbar,body:has(.mnav:target) .mbar{display:none}
@media (min-width:1081px){.mnav{display:none!important}}
@media (prefers-reduced-motion:reduce){.mnav li,.mnav__foot{opacity:1;transform:none}}

@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}
  .cursor{display:none}
}