:root {
  --ivory: #f4efe5;
  --paper: #fbf8f1;
  --ink: #141310;
  --charcoal: #1b1b19;
  --muted: #706b62;
  --gold: #caa45b;
  --gold-deep: #8d6527;
  --gold-light: #f1d994;
  --gold-metallic: linear-gradient(
    118deg,
    #8d6527 0%,
    #b88739 18%,
    #f1d994 42%,
    #c79d4e 61%,
    #e5c77d 80%,
    #956b2a 100%
  );
  --gold-metallic-hover: linear-gradient(
    118deg,
    #a27530 0%,
    #c99a49 18%,
    #f6e4ad 42%,
    #d8b360 61%,
    #eed696 80%,
    #a87b34 100%
  );
  --gold-line: linear-gradient(
    90deg,
    #8d6527 0%,
    #d1aa5e 28%,
    #f1d994 50%,
    #b88739 78%,
    #8d6527 100%
  );
  --line: rgba(20, 19, 16, 0.16);
  --line-dark: rgba(244, 239, 229, 0.18);
  --header-height: 82px;
  --page-pad: clamp(22px, 4.2vw, 72px);
  --otmice-media-width: 1180px;
  --serif: "Newsreader", Georgia, "Times New Roman", serif;
  --sans: "Manrope", "Helvetica Neue", Arial, sans-serif;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
  scroll-padding-top: calc(var(--header-height) + 24px);
}

body {
  margin: 0;
  min-width: 320px;
  overflow-x: clip;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--sans);
  font-size: clamp(16px, 1vw, 18px);
  line-height: 1.6;
  letter-spacing: 0;
}

.system-page {
  min-height: calc(100vh - 160px);
  display: grid;
  place-items: center;
  padding: clamp(4rem, 10vw, 9rem) var(--page-pad);
  background: var(--ink);
  color: var(--ivory);
}

.system-page__panel {
  width: min(100%, 880px);
  padding: clamp(2rem, 5vw, 4.5rem);
  border: 1px solid rgba(211, 168, 85, 0.55);
}

.system-page__panel h1 {
  max-width: 760px;
  margin: 0.4em 0 0.3em;
}

.system-page__panel > p:not(.eyebrow) {
  max-width: 650px;
  color: rgba(244, 239, 229, 0.78);
}

.system-page__actions {
  display: flex;
  align-items: center;
  flex-wrap: wrap;
  gap: 1.25rem 2rem;
  margin-top: 2rem;
}

.system-page__actions .text-link {
  color: var(--ivory);
}

body.menu-open {
  overflow: hidden;
}

img,
video {
  display: block;
  max-width: 100%;
}

figure {
  margin: 0;
}

a {
  color: inherit;
}

button,
input,
textarea,
select {
  font: inherit;
}

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

:focus-visible {
  outline: 2px solid var(--gold-light);
  outline-offset: 4px;
}

.site-header {
  position: sticky;
  z-index: 100;
  top: 0;
  display: grid;
  grid-template-columns: minmax(220px, 1fr) auto auto;
  align-items: center;
  min-height: var(--header-height);
  padding: 12px var(--page-pad);
  border-bottom: 1px solid var(--line);
  background: rgba(20, 19, 16, 0.97);
  color: var(--ivory);
}

.brand {
  position: relative;
  display: inline-flex;
  width: min(245px, 29vw);
  min-width: 190px;
}

.brand::before {
  position: absolute;
  inset: 0;
  content: "";
  background: var(--gold-metallic);
  -webkit-mask: url("assets/logo.png") center / contain no-repeat;
  mask: url("assets/logo.png") center / contain no-repeat;
}

.brand img {
  width: 100%;
  height: auto;
  opacity: 0;
}

.desktop-nav {
  display: flex;
  align-items: center;
  gap: clamp(22px, 2.7vw, 44px);
}

.desktop-nav a {
  position: relative;
  text-decoration: none;
  font-size: 14px;
  white-space: nowrap;
}

.desktop-nav a:not(.nav-cta)::after {
  position: absolute;
  right: 0;
  bottom: -8px;
  left: 0;
  height: 1px;
  content: "";
  background: var(--gold-line);
  transform: scaleX(0);
  transform-origin: right;
  transition: transform 220ms ease;
}

.desktop-nav a:hover::after,
.desktop-nav a[aria-current="page"]::after {
  transform: scaleX(1);
  transform-origin: left;
}

.nav-cta,
.button {
  display: inline-flex;
  min-height: 48px;
  align-items: center;
  justify-content: center;
  padding: 12px 24px;
  border: 1px solid #8d6527;
  border-radius: 2px;
  background-color: var(--gold);
  background-image: var(--gold-metallic);
  color: var(--ink);
  font-weight: 700;
  text-align: center;
  text-decoration: none;
  box-shadow:
    inset 0 1px 0 rgba(255, 247, 218, 0.58),
    inset 0 -1px 0 rgba(74, 45, 10, 0.28),
    0 8px 20px rgba(87, 58, 18, 0.12);
  transition: background-image 180ms ease, color 180ms ease, transform 180ms ease, box-shadow 180ms ease;
}

.nav-cta {
  min-height: 42px;
  margin-left: 34px;
  padding: 9px 19px;
  font-size: 14px;
}

.button:hover,
.nav-cta:hover {
  background-color: var(--gold-light);
  background-image: var(--gold-metallic-hover);
  box-shadow:
    inset 0 1px 0 rgba(255, 249, 225, 0.72),
    inset 0 -1px 0 rgba(74, 45, 10, 0.24),
    0 12px 26px rgba(87, 58, 18, 0.18);
  transform: translateY(-1px);
}

.button.secondary {
  border-color: var(--ink);
  background: transparent;
  box-shadow: none;
  color: var(--ink);
}

.button.dark-secondary {
  border-color: rgba(244, 239, 229, 0.54);
  background: transparent;
  box-shadow: none;
  color: var(--ivory);
}

.text-link {
  position: relative;
  display: inline-flex;
  min-height: 44px;
  align-items: center;
  gap: 10px;
  border-bottom: 0;
  font-weight: 700;
  text-decoration: none;
}

.text-link::after {
  position: absolute;
  right: 0;
  bottom: 2px;
  left: 0;
  height: 1px;
  content: "";
  background: var(--gold-line);
}

.menu-button {
  display: none;
  width: 48px;
  height: 48px;
  margin-left: 18px;
  border: 1px solid rgba(202, 164, 91, 0.74);
  border-radius: 4px;
  background: transparent;
  color: var(--ivory);
  cursor: pointer;
}

.menu-button span {
  display: block;
  width: 22px;
  height: 1px;
  margin: 5px auto;
  background: currentColor;
  transition: transform 180ms ease, opacity 180ms ease;
}

.menu-button[aria-expanded="true"] span:nth-child(1) {
  transform: translateY(6px) rotate(45deg);
}

.menu-button[aria-expanded="true"] span:nth-child(2) {
  opacity: 0;
}

.menu-button[aria-expanded="true"] span:nth-child(3) {
  transform: translateY(-6px) rotate(-45deg);
}

.mobile-menu {
  position: fixed;
  z-index: 95;
  inset: var(--header-height) 0 0;
  display: grid;
  align-content: start;
  padding: 34px var(--page-pad) 50px;
  background: rgba(20, 19, 16, 0.99);
  color: var(--ivory);
  opacity: 0;
  pointer-events: none;
  transform: translateY(-14px);
  transition: opacity 220ms ease, transform 220ms ease;
  overflow-y: auto;
  overscroll-behavior: contain;
}

.mobile-menu.is-open {
  opacity: 1;
  pointer-events: auto;
  transform: translateY(0);
}

.mobile-menu a {
  display: flex;
  min-height: 58px;
  align-items: center;
  justify-content: space-between;
  border-bottom: 1px solid var(--line-dark);
  color: var(--ivory);
  font-family: var(--sans);
  font-size: 22px;
  font-weight: 600;
  opacity: 0;
  text-decoration: none;
  transform: translateY(10px);
  transition:
    color 180ms ease,
    opacity 260ms ease,
    transform 260ms ease;
}

.mobile-menu.is-open a {
  opacity: 1;
  transform: translateY(0);
}

.mobile-menu.is-open a:nth-child(2) {
  transition-delay: 35ms;
}

.mobile-menu.is-open a:nth-child(3) {
  transition-delay: 70ms;
}

.mobile-menu.is-open a:nth-child(4) {
  transition-delay: 105ms;
}

.mobile-menu.is-open a:nth-child(5) {
  transition-delay: 140ms;
}

.mobile-menu.is-open a:nth-child(6) {
  transition-delay: 175ms;
}

.mobile-menu.is-open a:nth-child(7) {
  transition-delay: 210ms;
}

.mobile-menu.is-open a:nth-child(8) {
  transition-delay: 245ms;
}

.mobile-menu a::after {
  content: "→";
  color: var(--gold);
}

.mobile-menu .nav-cta {
  margin: 30px 0 0;
  border: 1px solid var(--gold-deep);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 16px;
}

.mobile-menu .nav-cta::after {
  content: "";
}

main {
  min-height: 70vh;
}

section {
  position: relative;
  isolation: isolate;
  width: 100%;
  clear: both;
}

.media {
  position: relative;
  width: 100%;
  min-width: 0;
  overflow: hidden;
}

.media img,
.media video {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.eyebrow {
  margin: 0 0 14px;
  color: var(--gold-deep);
  background: var(--gold-metallic);
  background-clip: text;
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  -webkit-background-clip: text;
  -webkit-text-fill-color: transparent;
}

.dark .eyebrow {
  color: var(--gold-light);
}

h1,
h2,
h3 {
  margin: 0;
  font-family: var(--serif);
  font-weight: 500;
  line-height: 1.06;
  letter-spacing: -0.025em;
  text-wrap: balance;
}

h1 {
  font-size: clamp(44px, 4.8vw, 72px);
}

h2 {
  font-size: clamp(36px, 3.6vw, 52px);
  line-height: 1.08;
}

h3 {
  font-size: clamp(25px, 2vw, 30px);
}

.lede {
  max-width: 680px;
  margin: 24px 0 0;
  color: var(--muted);
  font-size: clamp(18px, 1.35vw, 21px);
}

.dark {
  background: var(--charcoal);
  color: var(--ivory);
}

.dark .lede,
.dark .muted {
  color: #beb8ad;
}

.hero h1,
.home-hero h1,
.audit-intro h1 {
  font-size: clamp(44px, 4.4vw, 64px);
}

.property-card h2,
.property-card h3,
.article-card h2,
.decision-option summary strong,
.consult-card summary strong,
.price {
  font-family: var(--sans);
  font-weight: 600;
  letter-spacing: -0.015em;
}

.section-heading {
  display: grid;
  grid-template-columns: minmax(0, 0.86fr) minmax(300px, 0.5fr);
  gap: 48px;
  align-items: end;
  padding: clamp(72px, 9vw, 132px) var(--page-pad) clamp(42px, 6vw, 76px);
}

.section-heading .lede {
  margin: 0;
}

.property-hero {
  display: grid;
  min-height: calc(100svh - var(--header-height));
  grid-template-columns: minmax(0, 1.35fr) minmax(390px, 0.65fr);
  background: var(--charcoal);
  color: var(--ivory);
}

.property-hero__media {
  min-height: 640px;
}

.property-hero__media::after {
  position: absolute;
  inset: 0;
  content: "";
  background: linear-gradient(90deg, transparent 58%, rgba(20, 19, 16, 0.28));
  pointer-events: none;
}

.property-hero__content {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: clamp(54px, 7vw, 112px) var(--page-pad);
}

.property-hero__content h1 {
  font-size: clamp(48px, 5.5vw, 82px);
}

.facts {
  display: flex;
  margin: 34px 0;
  gap: 0;
  flex-wrap: wrap;
}

.facts span {
  padding: 0 18px;
  border-left: 1px solid rgba(202, 164, 91, 0.5);
  color: rgba(244, 239, 229, 0.78);
}

.facts span:first-child {
  padding-left: 0;
  border-left: 0;
}

.price {
  margin: 0 0 28px;
  color: var(--gold);
  font-family: var(--serif);
  font-size: clamp(30px, 3vw, 48px);
}

.catalog-hero {
  display: grid;
  min-height: 560px;
  grid-template-columns: minmax(360px, 0.7fr) minmax(0, 1.3fr);
  background: var(--paper);
}

.home-hero {
  display: grid;
  min-height: calc(100svh - var(--header-height));
  grid-template-columns: minmax(0, 1.18fr) minmax(430px, 0.82fr);
}

.home-hero__visual {
  display: grid;
  min-width: 0;
  grid-template-rows: minmax(440px, 1fr) auto;
  background: var(--paper);
}

.home-hero__media {
  min-height: 580px;
}

.home-hero__claim {
  max-width: 780px;
  padding: 38px var(--page-pad) 46px;
}

.home-hero__claim h1 {
  font-size: clamp(44px, 4.6vw, 74px);
}

.home-hero__claim h1 span {
  display: block;
}

.home-hero__claim h1 span + span {
  margin-top: 0.08em;
}

.home-hero__claim .lede {
  margin-top: 16px;
}

.home-hero__mobile-actions {
  display: none;
}

.decision-panel {
  padding: clamp(48px, 6vw, 90px) clamp(26px, 4.4vw, 70px);
  background: var(--charcoal);
  color: var(--ivory);
}

.decision-panel h2 {
  margin-bottom: 32px;
  font-size: clamp(40px, 4.2vw, 66px);
}

.decision-option {
  border-top: 1px solid var(--line-dark);
}

.decision-option:last-of-type {
  border-bottom: 1px solid var(--line-dark);
}

.decision-option summary {
  display: grid;
  min-height: 96px;
  grid-template-columns: 50px 1fr auto;
  gap: 22px;
  align-items: center;
  padding: 18px 0;
  cursor: pointer;
  list-style: none;
}

.decision-option summary::-webkit-details-marker {
  display: none;
}

.decision-icon {
  display: grid;
  width: 48px;
  height: 48px;
  border: 1px solid rgba(241, 217, 148, 0.58);
  border-radius: 50%;
  place-items: center;
  color: var(--gold-light);
  font-family: var(--serif);
  font-size: 24px;
}

.decision-option summary strong {
  display: block;
  font-family: var(--serif);
  font-size: clamp(23px, 2vw, 31px);
  font-weight: 400;
  line-height: 1.1;
}

.decision-option summary small {
  display: block;
  margin-top: 6px;
  color: rgba(244, 239, 229, 0.58);
}

.decision-arrow {
  color: var(--gold-light);
  font-size: 28px;
  transition: transform 180ms ease;
}

.decision-option[open] {
  margin-inline: -20px;
  padding-inline: 20px;
  border: 1px solid transparent;
  border-image: var(--gold-line) 1;
  background: rgba(244, 239, 229, 0.035);
}

.decision-option[open] + .decision-option {
  border-top-color: transparent;
}

.decision-option[open] .decision-arrow {
  transform: rotate(90deg);
}

.decision-option__body {
  padding: 0 0 26px 72px;
}

.decision-option__body p {
  max-width: 500px;
  margin: 0 0 22px;
  color: rgba(244, 239, 229, 0.72);
}

.process-band {
  display: grid;
  grid-template-columns: minmax(340px, 0.72fr) repeat(3, minmax(0, 1fr));
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  background: var(--paper);
}

.process-band > * {
  padding: clamp(38px, 4vw, 66px) clamp(28px, 2.8vw, 44px);
  border-left: 1px solid var(--line);
}

.process-band > :first-child {
  border-left: 0;
}

.process-band article b {
  display: block;
  margin-bottom: 14px;
  color: var(--gold-deep);
  background: var(--gold-metallic);
  background-clip: text;
  font-family: var(--serif);
  font-size: 38px;
  font-weight: 400;
  -webkit-background-clip: text;
  -webkit-text-fill-color: transparent;
}

.process-band article strong {
  display: block;
  margin-bottom: 12px;
  font-family: var(--serif);
  font-size: 28px;
  font-weight: 400;
}

.process-band article p {
  margin: 0;
  color: var(--muted);
  font-size: 15px;
}

.case-band {
  display: grid;
  grid-template-columns: minmax(320px, 0.75fr) repeat(3, minmax(0, 0.72fr));
  gap: 1px;
  background: var(--line-dark);
}

.case-band__copy {
  padding: clamp(48px, 6vw, 90px) clamp(30px, 3.6vw, 58px);
  background: var(--charcoal);
  color: var(--ivory);
}

.case-band__copy h2 {
  margin-bottom: 26px;
  font-size: clamp(38px, 3.8vw, 58px);
}

.case-band .media {
  min-height: 380px;
  background: var(--charcoal);
}

.case-band .media img {
  object-position: center top;
}

.case-band .media.floorplan-thumb img {
  padding: 24px;
  background: var(--ivory);
  object-fit: contain;
}

.owner-hero {
  display: grid;
  min-height: 720px;
  grid-template-columns: minmax(0, 1.1fr) minmax(380px, 0.9fr);
  background: var(--charcoal);
  color: var(--ivory);
}

.owner-hero__media {
  min-height: 720px;
}

.owner-hero__copy {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: clamp(60px, 8vw, 124px) var(--page-pad);
}

.owner-hero__copy h1 {
  font-size: clamp(50px, 5.4vw, 82px);
}

.owner-journey {
  display: grid;
  grid-template-columns: minmax(280px, 0.62fr) minmax(0, 1.38fr);
  padding: clamp(72px, 9vw, 130px) var(--page-pad);
  gap: clamp(48px, 8vw, 130px);
}

.owner-journey__intro {
  position: sticky;
  top: calc(var(--header-height) + 28px);
  align-self: start;
}

.owner-journey__options {
  border-top: 1px solid var(--line-dark);
}

.consult-card {
  border-bottom: 1px solid var(--line-dark);
}

.consult-card summary {
  display: grid;
  min-height: 100px;
  grid-template-columns: 44px 1fr auto;
  gap: 22px;
  align-items: center;
  cursor: pointer;
  list-style: none;
}

.consult-card summary::-webkit-details-marker {
  display: none;
}

.consult-card summary span:first-child {
  color: var(--gold-light);
  font-family: var(--serif);
  font-size: 24px;
}

.consult-card summary strong {
  font-family: var(--serif);
  font-size: clamp(24px, 2.5vw, 36px);
  font-weight: 400;
}

.consult-card summary span:last-child {
  color: var(--gold-light);
  font-size: 24px;
}

.consult-card[open] {
  padding: 0 26px 28px;
  border: 1px solid transparent;
  border-image: var(--gold-line) 1;
}

.consult-card__body {
  padding-left: 66px;
}

.consult-card__body p {
  max-width: 630px;
  color: rgba(244, 239, 229, 0.7);
}

.consult-card__body dl {
  display: grid;
  margin: 24px 0;
  grid-template-columns: 1fr 1fr;
  gap: 18px;
}

.consult-card__body dl div {
  padding-top: 12px;
  border-top: 1px solid var(--line-dark);
}

.consult-card__body dt {
  color: var(--gold-light);
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.consult-card__body dd {
  margin: 6px 0 0;
}

.timeline {
  display: grid;
  grid-template-columns: repeat(6, minmax(0, 1fr));
  padding: 0 var(--page-pad) clamp(72px, 9vw, 130px);
}

.timeline article {
  position: relative;
  min-height: 230px;
  padding: 34px 24px 34px 0;
  border-top: 0;
}

.timeline article::after {
  position: absolute;
  top: 0;
  right: 0;
  left: 0;
  height: 1px;
  content: "";
  background: var(--gold-line);
}

.timeline article::before {
  position: absolute;
  top: -6px;
  left: 0;
  width: 11px;
  height: 11px;
  border-radius: 50%;
  content: "";
  background: var(--gold-metallic);
  box-shadow: 0 0 0 3px rgba(202, 164, 91, 0.14);
}

.timeline b {
  display: block;
  margin-bottom: 36px;
  color: var(--gold-deep);
  background: var(--gold-metallic);
  background-clip: text;
  font-family: var(--serif);
  font-size: 34px;
  font-weight: 400;
  -webkit-background-clip: text;
  -webkit-text-fill-color: transparent;
}

.timeline strong {
  display: block;
  margin-bottom: 10px;
  font-family: var(--serif);
  font-size: 23px;
  font-weight: 400;
}

.timeline p {
  margin: 0;
  color: var(--muted);
  font-size: 14px;
}

.founder-band {
  display: grid;
  grid-template-columns: minmax(250px, 0.58fr) minmax(0, 1.42fr);
  background: #10100f;
  color: var(--ivory);
}

.founder-band__identity {
  display: grid;
  grid-template-columns: 172px 1fr;
  align-items: end;
  border-right: 1px solid var(--line-dark);
}

.founder-band__portrait {
  align-self: stretch;
  min-height: 304px;
  margin: 18px 0 18px 18px;
  padding: 6px;
  border: 0;
  background: var(--gold-metallic);
  box-shadow:
    inset 0 1px 0 rgba(255, 247, 218, 0.5),
    0 16px 34px rgba(0, 0, 0, 0.22);
}

.founder-band__portrait img {
  object-position: center top;
}

.founder-band__name {
  padding: 34px;
}

.founder-band__name strong {
  display: block;
  font-family: var(--serif);
  font-size: 30px;
  font-weight: 400;
}

.founder-band__name span {
  color: var(--gold-light);
  font-size: 14px;
}

.founder-band blockquote {
  display: flex;
  max-width: 1000px;
  align-items: center;
  margin: 0;
  padding: clamp(52px, 7vw, 110px) var(--page-pad);
  font-family: var(--serif);
  font-size: clamp(30px, 3vw, 48px);
  line-height: 1.2;
}

.founder-band--statement {
  grid-template-columns: minmax(330px, 0.68fr) minmax(0, 1.32fr);
}

.founder-band__identity--statement {
  grid-template-columns: 118px minmax(0, 1fr);
  align-items: center;
  padding: clamp(48px, 6vw, 84px) var(--page-pad);
  gap: 28px;
}

.founder-band__identity--statement .founder-band__name {
  padding: 0;
}

.founder-monogram {
  display: grid;
  width: 118px;
  aspect-ratio: 1;
  place-items: center;
  border: 1px solid rgba(222, 183, 104, 0.72);
  color: var(--gold-light);
  font-family: var(--serif);
  font-size: 43px;
  line-height: 1;
}

.simple-hero {
  display: grid;
  min-height: 560px;
  grid-template-columns: minmax(0, 0.8fr) minmax(0, 1.2fr);
}

.simple-hero__copy {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: clamp(64px, 8vw, 120px) var(--page-pad);
}

.simple-hero__media {
  min-height: 560px;
}

.project-hero .simple-hero__copy h1 {
  max-width: 760px;
  font-size: clamp(52px, 5vw, 72px);
  line-height: 1.01;
}

.project-hero .simple-hero__media::after {
  position: absolute;
  inset: 0;
  content: "";
  background:
    linear-gradient(90deg, rgba(20, 19, 16, 0.22), transparent 42%),
    linear-gradient(0deg, rgba(20, 19, 16, 0.16), transparent 38%);
  pointer-events: none;
}

.project-hero .simple-hero__media img {
  filter: saturate(0.84) contrast(1.04) brightness(0.9);
  object-position: 62% center;
}

.about-hero__media img {
  object-position: center top;
}

.about-hero__copy h1 {
  font-size: clamp(52px, 5.3vw, 82px);
}

.project-feature {
  display: grid;
  grid-template-columns: minmax(0, 1.08fr) minmax(420px, 0.92fr);
  background: var(--ivory);
}

.project-feature__media {
  min-height: 660px;
}

.project-feature__media img {
  object-position: center;
}

.project-feature__copy {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: clamp(60px, 7vw, 112px) var(--page-pad);
  border-left: 1px solid var(--line);
}

.project-feature__copy h2 {
  max-width: 720px;
}

.project-feature__copy .lede {
  max-width: 680px;
}

.project-feature__copy .button {
  align-self: flex-start;
  margin-top: 30px;
}

.project-feature__facts {
  display: grid;
  margin: 36px 0 0;
}

.project-feature__facts div {
  display: grid;
  grid-template-columns: 42px minmax(0, 1fr);
  gap: 18px;
  align-items: baseline;
  padding: 14px 0;
  border-top: 1px solid var(--line);
}

.project-feature__facts dt {
  color: var(--gold-deep);
  font-family: var(--serif);
  font-size: 22px;
}

.project-feature__facts dd {
  margin: 0;
  font-weight: 700;
}

.project-feature__note {
  max-width: 640px;
  margin: 18px 0 0;
  color: var(--muted);
  font-size: 14px;
}

.js-reveal {
  opacity: 0;
  transform: translateY(16px);
  transition:
    opacity 580ms ease,
    transform 580ms cubic-bezier(0.2, 0.7, 0.2, 1);
}

.js-reveal.is-visible {
  opacity: 1;
  transform: translateY(0);
}

.article-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1px;
  background: var(--line);
}

.article-card {
  display: grid;
  background: var(--paper);
  text-decoration: none;
}

.article-card .media {
  aspect-ratio: 16 / 10;
}

.article-card__body {
  padding: 30px;
}

.article-card h2,
.article-card h3 {
  margin-bottom: 18px;
  font-size: clamp(28px, 2.5vw, 39px);
}

.article-card p {
  color: var(--muted);
}

.insight-hero {
  display: grid;
  grid-template-columns: minmax(0, 0.94fr) minmax(420px, 1.06fr);
  min-height: 690px;
}

.insight-hero__copy {
  align-self: center;
  padding: clamp(70px, 8vw, 130px) var(--page-pad);
}

.insight-hero__copy h1 {
  max-width: 820px;
  font-size: clamp(52px, 5.2vw, 82px);
  line-height: 0.98;
}

.insight-hero__copy .lede {
  max-width: 720px;
}

.insight-hero__media {
  min-height: 690px;
}

.breadcrumb {
  display: flex;
  gap: 10px;
  margin-bottom: 42px;
  color: var(--muted-light);
  font-size: 14px;
}

.breadcrumb a {
  color: var(--gold-light);
}

.insight-layout {
  display: grid;
  grid-template-columns: minmax(220px, 0.34fr) minmax(0, 1fr);
  gap: clamp(50px, 8vw, 140px);
  padding: clamp(72px, 9vw, 140px) var(--page-pad);
}

.insight-index {
  position: sticky;
  top: 120px;
  align-self: start;
  display: grid;
  gap: 0;
  border-top: 1px solid var(--line);
}

.insight-index .eyebrow {
  padding-top: 24px;
}

.insight-index a {
  padding: 16px 0;
  border-bottom: 1px solid var(--line);
  color: var(--ink);
  text-decoration: none;
}

.insight-copy {
  max-width: 850px;
}

.insight-copy h2 {
  margin: 72px 0 24px;
  font-size: clamp(38px, 4vw, 58px);
}

.insight-copy h2:first-of-type {
  margin-top: 50px;
}

.insight-copy p,
.insight-copy li {
  color: var(--muted);
  font-size: 18px;
  line-height: 1.8;
}

.insight-lead {
  color: var(--ink) !important;
  font-family: var(--serif);
  font-size: clamp(30px, 3vw, 44px) !important;
  line-height: 1.3 !important;
}

.insight-copy blockquote {
  margin: 64px 0;
  padding: 12px 0 12px 34px;
  border-left: 2px solid var(--gold-light);
  font-family: var(--serif);
  font-size: clamp(30px, 3.2vw, 46px);
  line-height: 1.25;
}

.insight-checklist {
  margin: 30px 0;
  padding-left: 22px;
}

.insight-cta {
  display: grid;
  grid-template-columns: 1.08fr 0.92fr;
  gap: clamp(50px, 8vw, 130px);
  padding: clamp(72px, 8vw, 120px) var(--page-pad);
  border-top: 1px solid var(--line-dark);
}

.insight-cta h2 {
  max-width: 760px;
}

.insight-cta > div:last-child {
  align-self: end;
}

.destination-hero {
  display: grid;
  grid-template-columns: minmax(0, 1.12fr) minmax(420px, 0.88fr);
  min-height: 760px;
}

.destination-hero__media {
  min-height: 760px;
}

.destination-hero__copy {
  align-self: center;
  padding: clamp(64px, 7vw, 110px) var(--page-pad);
}

.destination-hero__copy h1 {
  font-size: clamp(52px, 5vw, 78px);
  line-height: 1;
}

.destination-hero__copy .button {
  margin-top: 28px;
}

@media (max-width: 980px) {
  .insight-hero,
  .destination-hero {
    grid-template-columns: 1fr;
  }

  .insight-hero__media,
  .destination-hero__media {
    min-height: 0;
    aspect-ratio: 16 / 10;
  }

  .insight-hero__copy,
  .destination-hero__copy {
    order: 2;
  }

  .insight-layout {
    grid-template-columns: 1fr;
  }

  .insight-index {
    position: static;
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .insight-index .eyebrow {
    grid-column: 1 / -1;
  }

  .insight-cta {
    grid-template-columns: 1fr;
  }
}

@media (max-width: 700px) {
  .insight-hero,
  .destination-hero {
    min-height: 0;
  }

  .insight-hero__media,
  .destination-hero__media {
    aspect-ratio: 4 / 3;
  }

  .insight-hero__copy,
  .destination-hero__copy {
    padding: 46px var(--page-pad) 58px;
  }

  .insight-hero__copy h1,
  .destination-hero__copy h1 {
    font-size: clamp(42px, 12vw, 58px);
  }

  .breadcrumb {
    margin-bottom: 30px;
  }

  .insight-layout {
    gap: 46px;
    padding-block: 64px;
  }

  .insight-index {
    grid-template-columns: 1fr;
  }

  .insight-copy p,
  .insight-copy li {
    font-size: 17px;
  }

  .insight-copy h2 {
    margin-top: 56px;
  }

  .insight-copy blockquote {
    margin: 48px 0;
    padding-left: 22px;
  }

  .insight-cta {
    padding-block: 64px;
  }

  .destination-hero__copy .button,
  .insight-cta .button {
    width: 100%;
  }
}

.contact-form {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 20px;
}

.contact-form label {
  display: grid;
  gap: 8px;
  font-size: 14px;
  font-weight: 700;
}

.contact-form label.full {
  grid-column: 1 / -1;
}

.contact-form input,
.contact-form textarea,
.contact-form select {
  width: 100%;
  min-height: 52px;
  padding: 12px 14px;
  border: 1px solid rgba(244, 239, 229, 0.26);
  border-radius: 2px;
  background: rgba(244, 239, 229, 0.05);
  color: var(--ivory);
}

.contact-form textarea {
  min-height: 150px;
  resize: vertical;
}

.contact-consent {
  grid-template-columns: auto 1fr;
  align-items: start;
  line-height: 1.5;
}

.contact-consent input {
  width: 18px;
  min-height: 18px;
  margin-top: 2px;
}

.contact-consent a {
  color: var(--gold-light);
}

.form-honeypot {
  position: absolute !important;
  left: -10000px !important;
  width: 1px !important;
  height: 1px !important;
  overflow: hidden !important;
}

.form-status {
  min-height: 24px;
  margin: 0;
  color: var(--ivory-soft);
  line-height: 1.5;
}

.form-status.is-error {
  color: #f4c9bd;
}

.form-status.is-success {
  color: var(--gold-light);
}

.contact-form button[disabled] {
  cursor: wait;
  opacity: 0.68;
}

.catalog-hero__copy {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: clamp(64px, 8vw, 120px) var(--page-pad);
}

.catalog-hero__media {
  min-height: 560px;
}

.catalog-toolbar {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 28px;
  padding: 28px var(--page-pad);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  background: var(--ivory);
}

.filters {
  display: flex;
  gap: 8px;
  flex-wrap: wrap;
}

.filter {
  min-height: 44px;
  padding: 8px 18px;
  border: 1px solid var(--line);
  border-radius: 2px;
  background: transparent;
  color: var(--ink);
  cursor: pointer;
}

.filter.is-active {
  border-color: var(--gold-deep);
  background: var(--charcoal);
  color: var(--ivory);
}

.catalog-count {
  margin: 0;
  color: var(--muted);
  font-size: 14px;
}

.property-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  background: var(--line);
  gap: 1px;
}

.property-card {
  display: grid;
  min-width: 0;
  background: var(--paper);
  color: var(--ink);
  text-decoration: none;
}

.property-card[hidden] {
  display: none;
}

.property-card__media {
  aspect-ratio: 16 / 10;
  overflow: hidden;
}

.property-card__media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 520ms cubic-bezier(0.2, 0.7, 0.2, 1);
}

.property-card__placeholder {
  width: 100%;
  height: 100%;
  background:
    linear-gradient(135deg, rgba(196, 148, 68, 0.16), transparent 58%),
    var(--charcoal);
}

.property-card:hover .property-card__media img {
  transform: scale(1.025);
}

.property-card__body {
  display: grid;
  min-height: 260px;
  grid-template-rows: auto auto 1fr auto;
  padding: 30px clamp(24px, 3vw, 44px);
}

.property-card h2,
.property-card h3 {
  margin-bottom: 14px;
  font-size: clamp(31px, 2.6vw, 44px);
}

.property-card__meta {
  margin: 0;
  color: var(--muted);
}

.property-card__footer {
  display: flex;
  align-items: center;
  justify-content: space-between;
  margin-top: 34px;
  padding-top: 18px;
  border-top: 1px solid var(--line);
  font-weight: 700;
}

.property-card__footer span:last-child {
  color: var(--gold-deep);
  font-size: 26px;
}

.catalog-empty {
  grid-column: 1 / -1;
  padding: clamp(72px, 9vw, 132px) var(--page-pad);
  text-align: center;
  background: var(--paper);
}

.catalog-empty h2 {
  max-width: 700px;
  margin-inline: auto;
}

.editorial {
  display: grid;
  grid-template-columns: minmax(280px, 0.7fr) minmax(0, 1.3fr);
  border-top: 1px solid var(--line);
}

.editorial__aside {
  padding: clamp(64px, 8vw, 120px) var(--page-pad);
}

.editorial__content {
  padding: clamp(64px, 8vw, 120px) var(--page-pad);
  border-left: 1px solid var(--line);
}

.editorial__content p {
  max-width: 760px;
  margin: 0 0 24px;
  color: var(--muted);
  font-size: clamp(18px, 1.55vw, 23px);
}

.igluu-description {
  max-height: clamp(430px, 54vh, 620px);
  overflow-y: auto;
  overscroll-behavior: contain;
  scrollbar-color: var(--gold-deep) rgba(165, 126, 55, 0.16);
  scrollbar-width: thin;
  scroll-padding-block: 24px;
}

.igluu-description::-webkit-scrollbar {
  width: 8px;
}

.igluu-description::-webkit-scrollbar-track {
  background: rgba(165, 126, 55, 0.16);
  border-left: 1px solid rgba(165, 126, 55, 0.2);
}

.igluu-description::-webkit-scrollbar-thumb {
  border: 2px solid transparent;
  background:
    linear-gradient(180deg, #9f742c 0%, #efd58f 42%, #bd8c35 72%, #7e571c 100%)
    padding-box;
  border-radius: 8px;
}

.igluu-description:focus-visible {
  outline: 2px solid var(--gold-deep);
  outline-offset: -4px;
}

.editorial.dark .editorial__content p {
  color: rgba(244, 239, 229, 0.76);
}

.feature-strip {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  border-top: 1px solid var(--line-dark);
  border-bottom: 1px solid var(--line-dark);
}

.feature-strip article {
  min-height: 235px;
  padding: 42px var(--page-pad);
  border-left: 1px solid var(--line-dark);
}

.feature-strip article:first-child {
  border-left: 0;
}

.feature-strip strong {
  display: block;
  margin-bottom: 18px;
  color: var(--gold);
  font-family: var(--serif);
  font-size: 30px;
  font-weight: 400;
}

.property-gallery-section {
  padding: clamp(76px, 8vw, 124px) var(--page-pad);
  background: var(--paper);
}

.property-gallery-section__header,
.property-gallery-grid {
  width: min(100%, var(--content));
  margin-right: auto;
  margin-left: auto;
}

.property-gallery-section__header {
  display: grid;
  margin-bottom: clamp(30px, 4vw, 52px);
  grid-template-columns: minmax(180px, 0.7fr) minmax(0, 1.5fr);
  gap: clamp(24px, 5vw, 90px);
  align-items: end;
}

.property-gallery-section__header h2 {
  max-width: 790px;
  margin: 0;
}

.property-gallery-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 14px;
}

.property-gallery-grid__item {
  position: relative;
  min-width: 0;
  margin: 0;
  overflow: hidden;
  aspect-ratio: 4 / 3;
  border: 1px solid rgba(205, 164, 86, 0.45);
  background: var(--charcoal);
}

.property-gallery-grid__item img {
  display: block;
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.media-showcase {
  padding: clamp(76px, 8vw, 124px) var(--page-pad);
  background: var(--paper);
}

.media-showcase__header {
  width: min(100%, var(--otmice-media-width));
  margin: 0 auto clamp(32px, 4vw, 54px);
}

.media-showcase__header h2 {
  max-width: 820px;
  margin-bottom: 18px;
}

.media-showcase__header .lede {
  max-width: 680px;
}

.gallery {
  display: grid;
  width: min(100%, var(--otmice-media-width));
  margin: 0 auto;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 14px;
  background: transparent;
}

.gallery .media {
  min-width: 0;
  overflow: hidden;
  border: 1px solid rgba(205, 164, 86, 0.45);
  background: var(--charcoal);
  box-shadow: 0 22px 58px rgba(20, 19, 16, 0.12);
}

.gallery .media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
}

.gallery .media:first-child {
  aspect-ratio: 4 / 3;
}

.gallery .media:not(:first-child) {
  aspect-ratio: 4 / 3;
}

.gallery-caption {
  position: absolute;
  right: 18px;
  bottom: 18px;
  padding: 8px 12px;
  background: rgba(20, 19, 16, 0.84);
  color: var(--ivory);
  font-size: 12px;
  text-transform: uppercase;
}

.before-after-shell {
  padding: clamp(64px, 7vw, 110px) var(--page-pad);
}

.before-after-shell > .eyebrow,
.before-after-shell > h2,
.before-after-shell > .lede,
.before-after-shell > .before-after-tabs,
.before-after-shell > .before-after {
  width: min(100%, var(--otmice-media-width));
  margin-right: auto;
  margin-left: auto;
}

.before-after-shell > h2,
.before-after-shell > .lede {
  max-width: 820px;
  margin-left: max(0px, calc((100% - min(100%, var(--otmice-media-width))) / 2));
}

.before-after-tabs {
  display: flex;
  margin: 32px 0 22px;
  gap: 8px;
  flex-wrap: wrap;
}

.before-after-tabs button {
  min-height: 44px;
  padding: 8px 18px;
  border: 1px solid var(--line-dark);
  border-radius: 2px;
  background: transparent;
  color: var(--ivory);
  cursor: pointer;
}

.before-after-tabs button.is-active {
  border-color: var(--gold-deep);
  background-color: var(--gold);
  background-image: var(--gold-metallic);
  color: var(--ink);
  box-shadow: inset 0 1px 0 rgba(255, 247, 218, 0.58);
}

.before-after {
  --split: 50%;
  position: relative;
  aspect-ratio: 16 / 9;
  max-height: 630px;
  overflow: hidden;
  border: 1px solid rgba(205, 164, 86, 0.58);
  background: #0e0e0d;
  box-shadow: 0 28px 72px rgba(0, 0, 0, 0.24);
}

.before-after[hidden] {
  display: none;
}

.before-after img {
  position: absolute;
  top: 0;
  right: 0;
  left: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center top;
}

.before-after img.after {
  clip-path: inset(0 0 0 var(--split));
}

.privacy-hero {
  padding: clamp(72px, 9vw, 140px) var(--page-pad);
  border-bottom: 1px solid var(--line-dark);
  background: var(--charcoal);
  color: var(--ivory);
}

.privacy-hero h1 {
  max-width: 980px;
  margin: 18px 0 24px;
  font-family: var(--serif);
  font-size: clamp(48px, 6vw, 84px);
  font-weight: 400;
  line-height: 1.02;
}

.privacy-hero .lede {
  max-width: 820px;
  color: rgba(244, 239, 229, 0.76);
}

.privacy-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  border-bottom: 1px solid var(--line);
  background: var(--paper);
}

.privacy-grid article {
  padding: clamp(34px, 5vw, 72px) var(--page-pad);
  border-top: 1px solid var(--line);
}

.privacy-grid article:nth-child(even) {
  border-left: 1px solid var(--line);
}

.privacy-grid h2 {
  margin: 0 0 18px;
  font-family: var(--serif);
  font-size: clamp(30px, 3vw, 44px);
  font-weight: 400;
  line-height: 1.1;
}

.privacy-grid p {
  max-width: 720px;
  margin: 0 0 16px;
  color: var(--muted);
}

.before-after::after {
  position: absolute;
  z-index: 2;
  top: 0;
  bottom: 0;
  left: var(--split);
  width: 2px;
  content: "";
  background: var(--ivory);
  transform: translateX(-1px);
  pointer-events: none;
}

.before-after__handle {
  position: absolute;
  z-index: 3;
  top: 50%;
  left: var(--split);
  display: grid;
  width: 54px;
  height: 54px;
  border: 2px solid var(--gold-light);
  border-radius: 50%;
  place-items: center;
  background: var(--charcoal);
  color: var(--ivory);
  font-size: 20px;
  transform: translate(-50%, -50%);
  pointer-events: none;
}

.before-after__label {
  position: absolute;
  z-index: 3;
  top: 18px;
  padding: 8px 12px;
  background: rgba(20, 19, 16, 0.82);
  color: var(--ivory);
  font-size: 12px;
  text-transform: uppercase;
  pointer-events: none;
}

.before-after__label.before {
  left: 18px;
}

.before-after__label.after {
  right: 18px;
}

.before-after input {
  position: absolute;
  z-index: 5;
  inset: 0;
  width: 100%;
  height: 100%;
  margin: 0;
  cursor: ew-resize;
  opacity: 0;
}

.floorplan {
  padding: clamp(76px, 8vw, 124px) var(--page-pad);
  background: var(--ivory);
}

.floorplan__inner {
  display: grid;
  width: min(100%, var(--otmice-media-width));
  margin: 0 auto;
  border: 1px solid var(--line);
  background: var(--paper);
  box-shadow: 0 24px 70px rgba(20, 19, 16, 0.09);
  grid-template-columns: minmax(0, 1.12fr) minmax(340px, 0.88fr);
}

.floorplan__media {
  min-height: 0;
  padding: clamp(24px, 3vw, 46px);
  aspect-ratio: 4 / 3;
  background: #fff;
}

.floorplan__media img {
  width: 100%;
  height: 100%;
  object-fit: contain;
}

.floorplan__copy {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: clamp(46px, 5vw, 76px);
  border-left: 1px solid var(--line);
}

.room-list {
  display: grid;
  margin-top: 32px;
}

.room-list div {
  display: flex;
  justify-content: space-between;
  gap: 20px;
  padding: 14px 0;
  border-top: 1px solid var(--line);
}

.room-list span:last-child {
  font-weight: 700;
}

.video-band {
  display: grid;
  padding: clamp(64px, 8vw, 112px) max(var(--page-pad), calc((100% - var(--otmice-media-width)) / 2));
  background: var(--charcoal);
  color: var(--ivory);
  grid-template-columns: minmax(260px, 0.72fr) minmax(0, 1.28fr);
  gap: clamp(36px, 6vw, 88px);
  align-items: center;
}

.video-band__copy {
  max-width: 440px;
}

.video-band__copy .lede {
  color: var(--muted-on-dark);
}

.video-band__frame {
  width: 100%;
  max-width: 920px;
  padding: 8px;
  border: 1px solid rgba(205, 164, 86, 0.68);
  background: #11110f;
  box-shadow: 0 30px 80px rgba(0, 0, 0, 0.32);
}

.video-band video {
  display: block;
  width: 100%;
  aspect-ratio: 16 / 9;
  border: 0;
  background: #11110f;
  object-fit: cover;
}

.data-band {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  border-top: 1px solid var(--line);
}

.data-band article {
  padding: clamp(44px, 5vw, 74px) var(--page-pad);
  border-left: 1px solid var(--line);
}

.data-band article:first-child {
  border-left: 0;
}

.data-band h3 {
  margin-bottom: 18px;
  font-size: 30px;
}

.data-band ul {
  margin: 0;
  padding-left: 19px;
  color: var(--muted);
}

.contact-band {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(300px, 0.55fr);
  background: var(--charcoal);
  color: var(--ivory);
}

.contact-band__copy {
  padding: clamp(70px, 8vw, 128px) var(--page-pad);
}

.contact-band__person {
  display: grid;
  grid-template-columns: minmax(140px, 0.7fr) minmax(180px, 1fr);
  align-items: end;
  border-left: 1px solid var(--line-dark);
}

.contact-band__person--details-only {
  display: flex;
  min-height: clamp(260px, 32vw, 420px);
  align-items: center;
  background:
    linear-gradient(180deg, rgba(17, 17, 15, 0.06) 28%, rgba(17, 17, 15, 0.9) 100%),
    url("assets/contact-hero-ai-v1.jpg") center / cover no-repeat,
    #11110f;
}

.contact-band__person--details-only .contact-band__details {
  width: calc(100% - clamp(40px, 6vw, 88px));
  margin-inline: auto;
  padding: clamp(38px, 4.8vw, 72px);
  border: 1px solid rgba(241, 217, 148, 0.28);
  background: rgba(17, 17, 15, 0.78);
  backdrop-filter: blur(8px);
}

.contact-band__person--details-only .contact-band__details::before {
  display: block;
  width: 72px;
  height: 2px;
  margin-bottom: 30px;
  content: "";
  background: var(--gold-line);
}

.contact-band__portrait {
  align-self: stretch;
  min-height: 420px;
}

.contact-band__portrait img {
  object-position: center top;
}

.contact-band__details {
  padding: 42px 34px;
}

.contact-band__details strong {
  display: block;
  font-family: var(--serif);
  font-size: 28px;
  font-weight: 400;
}

.contact-band__details span,
.contact-band__details a {
  display: block;
  margin-top: 8px;
  color: rgba(244, 239, 229, 0.72);
}

.company-identity {
  margin-top: 30px;
  padding-top: 26px;
  border-top: 1px solid rgba(241, 217, 148, 0.28);
}

.company-identity__name {
  margin: 8px 0 0;
  color: var(--ivory);
  font-weight: 700;
}

.company-identity address {
  margin-top: 8px;
  color: rgba(244, 239, 229, 0.72);
  font-style: normal;
  line-height: 1.55;
}

.site-footer {
  display: grid;
  grid-template-columns: 1fr auto;
  gap: 30px;
  padding: 34px var(--page-pad);
  border-top: 1px solid var(--line-dark);
  background: #0f0f0e;
  color: rgba(244, 239, 229, 0.72);
  font-size: 14px;
}

.site-footer nav {
  display: flex;
  gap: 24px;
  flex-wrap: wrap;
}

.site-footer a {
  text-decoration: none;
}

.mobile-sticky-cta {
  display: none;
}

@media (max-width: 1060px) {
  :root {
    --header-height: 72px;
  }

  .desktop-nav,
  .site-header > .nav-cta {
    display: none;
  }

  .site-header {
    grid-template-columns: minmax(0, 1fr) auto auto;
  }

  .site-header > .nav-cta[href*="audit"] {
    display: inline-flex;
    min-height: 40px;
    margin-left: 12px;
    padding: 8px 13px;
    white-space: nowrap;
  }

  .brand {
    width: 210px;
  }

  .menu-button {
    display: block;
  }

  .property-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .property-hero {
    grid-template-columns: minmax(0, 1.12fr) minmax(340px, 0.88fr);
  }

  .feature-strip {
    grid-template-columns: 1fr;
  }

  .feature-strip article {
    min-height: 0;
    border-top: 1px solid var(--line-dark);
    border-left: 0;
  }

  .feature-strip article:first-child {
    border-top: 0;
  }

  .contact-band {
    grid-template-columns: 1fr;
  }

  .contact-band__person {
    border-top: 1px solid var(--line-dark);
    border-left: 0;
  }

  .home-hero {
    grid-template-columns: 1fr;
  }

  .home-hero__visual {
    grid-template-columns: 1.15fr 0.85fr;
    grid-template-rows: auto;
  }

  .home-hero__media {
    min-height: 500px;
  }

  .process-band {
    grid-template-columns: repeat(3, 1fr);
  }

  .process-band > header {
    grid-column: 1 / -1;
    border-left: 0;
  }

  .case-band {
    grid-template-columns: 1fr 1fr;
  }

  .case-band__copy {
    grid-column: 1 / -1;
  }

  .case-band .media:last-child {
    grid-column: 1 / -1;
  }

  .timeline {
    grid-template-columns: repeat(3, 1fr);
  }

  .article-grid {
    grid-template-columns: repeat(2, 1fr);
  }

  .project-feature {
    grid-template-columns: 1fr;
  }

  .project-feature__media {
    min-height: 0;
    aspect-ratio: 16 / 9;
  }

  .project-feature__copy {
    border-top: 1px solid var(--line);
    border-left: 0;
  }
}

@media (max-width: 760px) {
  :root {
    --header-height: 66px;
    --page-pad: 20px;
  }

  body {
    font-size: 16px;
  }

  .site-header {
    padding-block: 8px;
  }

  .brand {
    width: clamp(136px, 38vw, 158px);
    min-width: 0;
  }

  .site-header > .nav-cta[href*="audit"] { display: none; }

  .mobile-menu {
    padding-bottom: calc(120px + env(safe-area-inset-bottom));
  }

  .menu-button {
    width: 46px;
    height: 46px;
    margin-left: 8px;
  }

  h1 {
    font-size: clamp(43px, 13vw, 60px);
  }

  h2 {
    font-size: clamp(36px, 11vw, 50px);
  }

  .catalog-hero,
  .property-hero,
  .owner-hero,
  .simple-hero {
    display: flex;
    min-height: auto;
    flex-direction: column;
  }

  .catalog-hero__media,
  .property-hero__media,
  .owner-hero__media,
  .simple-hero__media {
    order: 0;
    min-height: 0;
    aspect-ratio: 4 / 3;
  }

  .catalog-hero__copy,
  .property-hero__content,
  .owner-hero__copy,
  .simple-hero__copy {
    order: 1;
    padding: 44px var(--page-pad) 54px;
  }

  .project-feature__media {
    aspect-ratio: 4 / 3;
  }

  .project-feature__copy {
    padding: 48px var(--page-pad) 58px;
  }

  .project-feature__copy .button {
    width: 100%;
  }

  .property-hero__content h1 {
    font-size: clamp(44px, 13vw, 60px);
  }

  .facts {
    margin: 26px 0;
    gap: 10px 0;
  }

  .facts span {
    width: 50%;
    padding: 0 12px;
  }

  .facts span:nth-child(odd) {
    padding-left: 0;
    border-left: 0;
  }

  .catalog-toolbar {
    align-items: flex-start;
    flex-direction: column;
  }

  .home-hero {
    display: flex;
    min-height: auto;
    flex-direction: column;
  }

  .home-hero__visual {
    display: flex;
    flex-direction: column;
  }

  .home-hero__media {
    min-height: 0;
    aspect-ratio: 16 / 10;
  }

  .home-hero__claim {
    padding: 28px var(--page-pad) 32px;
  }

  .home-hero__claim h1 {
    max-width: 10.2em;
    font-size: clamp(38px, 10.4vw, 41px);
    line-height: 1.01;
  }

  .home-hero__claim .lede {
    margin-top: 14px;
  }

  .home-hero__mobile-actions {
    display: grid;
    margin-top: 20px;
    gap: 14px;
  }

  .home-hero__mobile-actions .button {
    width: 100%;
  }

  .home-hero__mobile-actions .text-link {
    justify-self: center;
  }

  .decision-panel {
    padding: 48px var(--page-pad) 58px;
  }

  .decision-option summary {
    grid-template-columns: 42px 1fr auto;
    gap: 14px;
  }

  .decision-icon {
    width: 42px;
    height: 42px;
  }

  .decision-option__body {
    padding-left: 56px;
  }

  .process-band {
    grid-template-columns: 1fr;
  }

  .process-band > * {
    border-top: 1px solid var(--line);
    border-left: 0;
  }

  .process-band > :first-child {
    border-top: 0;
  }

  .case-band {
    grid-template-columns: 1fr;
  }

  .case-band__copy,
  .case-band .media:last-child {
    grid-column: auto;
  }

  .case-band .media {
    min-height: 0;
    aspect-ratio: 4 / 3;
  }

  .owner-hero {
    min-height: auto;
  }

  .owner-journey {
    grid-template-columns: 1fr;
    gap: 34px;
  }

  .owner-journey__intro {
    position: static;
  }

  .consult-card summary {
    grid-template-columns: 34px 1fr auto;
    gap: 12px;
  }

  .consult-card__body {
    padding-left: 46px;
  }

  .consult-card__body dl {
    grid-template-columns: 1fr;
  }

  .timeline {
    grid-template-columns: 1fr;
    padding-inline: var(--page-pad);
  }

  .timeline article {
    min-height: 0;
    padding: 26px 0 34px 34px;
    border-top: 0;
    border-left: 1px solid var(--gold-light);
  }

  .timeline article::after {
    display: none;
  }

  .timeline article::before {
    top: 32px;
    left: -6px;
  }

  .timeline b {
    margin-bottom: 8px;
  }

  .founder-band {
    grid-template-columns: 1fr;
  }

  .founder-band__identity {
    grid-template-columns: 154px 1fr;
    border-right: 0;
    border-bottom: 1px solid var(--line-dark);
  }

  .founder-band__portrait {
    min-height: 244px;
    margin: 14px 0 14px 14px;
    padding: 5px;
  }

  .founder-band__identity--statement {
    grid-template-columns: 82px minmax(0, 1fr);
    padding: 38px var(--page-pad);
    gap: 20px;
  }

  .founder-monogram {
    width: 82px;
    font-size: 32px;
  }

  .founder-band blockquote {
    font-size: 31px;
  }

  .article-grid {
    grid-template-columns: 1fr;
  }

  .contact-form {
    grid-template-columns: 1fr;
  }

  .contact-form label.full {
    grid-column: auto;
  }

  .filters {
    width: 100%;
    display: grid;
    grid-template-columns: 1fr 1fr;
  }

  .property-grid {
    grid-template-columns: 1fr;
  }

  .property-card__body {
    min-height: 230px;
  }

  .section-heading {
    grid-template-columns: 1fr;
    gap: 24px;
  }

  .editorial,
  .floorplan__inner {
    grid-template-columns: 1fr;
  }

  .editorial__content,
  .floorplan__copy {
    border-top: 1px solid var(--line);
    border-left: 0;
  }

  .igluu-description {
    max-height: min(58vh, 520px);
  }

  .media-showcase {
    padding: 64px var(--page-pad) 72px;
  }

  .property-gallery-section {
    padding: 64px var(--page-pad) 72px;
  }

  .property-gallery-section__header,
  .property-gallery-grid {
    width: 100%;
  }

  .property-gallery-section__header {
    grid-template-columns: 1fr;
    gap: 14px;
    margin-bottom: 28px;
  }

  .property-gallery-grid {
    grid-template-columns: 1fr;
    gap: 12px;
  }

  .property-gallery-grid__item {
    width: 100%;
    aspect-ratio: 4 / 3;
  }

  .media-showcase__header {
    margin-bottom: 28px;
  }

  .gallery {
    grid-template-columns: 1fr;
    grid-template-rows: none;
    gap: 12px;
  }

  .gallery .media,
  .gallery .media:first-child {
    width: 100%;
    min-width: 0;
    min-height: 0;
    aspect-ratio: 4 / 3;
    grid-row: auto;
  }

  .gallery .media:not(:first-child) {
    aspect-ratio: 4 / 3;
  }

  .before-after-shell {
    padding-inline: var(--page-pad);
  }

  .before-after-shell > .eyebrow,
  .before-after-shell > h2,
  .before-after-shell > .lede,
  .before-after-shell > .before-after-tabs,
  .before-after-shell > .before-after {
    width: 100%;
    margin-right: 0;
    margin-left: 0;
  }

  .before-after {
    max-height: none;
    aspect-ratio: 4 / 3;
  }

  .video-band {
    padding: 64px var(--page-pad) 72px;
    grid-template-columns: 1fr;
    gap: 28px;
  }

  .video-band__copy {
    max-width: none;
  }

  .video-band__frame {
    max-width: none;
    padding: 4px;
  }

  .video-band video {
    aspect-ratio: 16 / 10;
  }

  .before-after__label {
    top: 10px;
    font-size: 10px;
  }

  .before-after__label.before {
    left: 10px;
  }

  .before-after__label.after {
    right: 10px;
  }

  .before-after__handle {
    width: 46px;
    height: 46px;
  }

  .floorplan {
    padding: 64px var(--page-pad) 72px;
  }

  .floorplan__inner {
    width: 100%;
  }

  .floorplan__media {
    min-height: 0;
    padding: 14px;
    aspect-ratio: 4 / 3;
  }

  .floorplan__copy {
    order: -1;
    padding: 38px 24px 42px;
    border-top: 0;
    border-bottom: 1px solid var(--line);
  }

  .privacy-grid {
    grid-template-columns: 1fr;
  }

  .privacy-grid article:nth-child(even) {
    border-left: 0;
  }

  .data-band {
    grid-template-columns: 1fr;
  }

  .data-band article {
    border-top: 1px solid var(--line);
    border-left: 0;
  }

  .data-band article:first-child {
    border-top: 0;
  }

  .contact-band__person {
    grid-template-columns: 132px 1fr;
  }

  .contact-band__portrait {
    min-height: 290px;
  }

  .contact-band__details {
    padding: 30px 20px;
  }

  .site-footer {
    grid-template-columns: 1fr;
  }

  .mobile-sticky-cta {
    position: fixed;
    z-index: 80;
    right: 12px;
    bottom: 12px;
    left: 12px;
    display: flex;
    min-height: 52px;
    align-items: center;
    justify-content: center;
    border: 1px solid var(--gold-deep);
    border-radius: 3px;
    background-color: var(--gold);
    background-image: var(--gold-metallic);
    color: var(--ink);
    font-weight: 800;
    text-decoration: none;
    box-shadow:
      inset 0 1px 0 rgba(255, 247, 218, 0.58),
      inset 0 -1px 0 rgba(74, 45, 10, 0.28),
      0 10px 30px rgba(0, 0, 0, 0.25);
  }

  .site-footer {
    padding-bottom: 92px;
  }
}

.facts.facts--grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  margin: 32px 0;
  gap: 0;
  border-top: 1px solid rgba(202, 164, 91, 0.44);
  border-bottom: 1px solid rgba(202, 164, 91, 0.44);
}

.facts.facts--grid span {
  width: auto;
  min-width: 0;
  padding: 12px 14px;
  border-left: 0;
  white-space: nowrap;
}

.facts.facts--grid span:nth-child(even) {
  border-left: 1px solid rgba(202, 164, 91, 0.44);
}

.facts.facts--grid span:nth-child(n + 3) {
  border-top: 1px solid rgba(202, 164, 91, 0.44);
}

@media (prefers-reduced-motion: reduce) {
  *,
  *::before,
  *::after {
    scroll-behavior: auto !important;
    transition: none !important;
  }

  .js-reveal {
    opacity: 1;
    transform: none;
  }
}