/* Churcher Estates — rebuild preview
   Palette kept from the live site: sand #e3d9cf, taupe #8e8476, stone #cfc9c1, ink #1e1d1b, logo gold #c3ad7e */
:root{
  --ink:#1e1d1b;
  --ink-2:#2b2926;
  --sand:#e3d9cf;
  --sand-2:#efe8e0;
  --cream:#f8f5f1;
  --stone:#cfc9c1;
  --taupe:#8e8476;
  --taupe-d:#6f665a;
  --gold:#c3ad7e;
  --gold-d:#a8915f;
  --white:#fff;
  --line:rgba(30,29,27,.12);
  --line-l:rgba(255,255,255,.18);
  --serif:"Cormorant Garamond",Georgia,"Times New Roman",serif;
  --sans:"Manrope",system-ui,-apple-system,"Segoe UI",sans-serif;
  --max:1280px;
  --pad:clamp(20px,4vw,48px);
  --ease:cubic-bezier(.2,.7,.2,1);
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;background:var(--cream);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.7;font-weight:400;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
button{font:inherit;cursor:pointer}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;line-height:1.08;margin:0;letter-spacing:-.01em}
p{margin:0 0 1.1em}
.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--pad)}
.narrow{max-width:820px;margin:0 auto}
.eyebrow{font-family:var(--sans);font-size:11.5px;letter-spacing:.28em;text-transform:uppercase;font-weight:600;color:var(--taupe);display:inline-flex;align-items:center;gap:14px}
.eyebrow::before{content:"";width:34px;height:1px;background:currentColor;opacity:.7}
.eyebrow.center::after{content:"";width:34px;height:1px;background:currentColor;opacity:.7}
.on-dark .eyebrow,.eyebrow.light{color:var(--gold)}
.h-xl{font-size:clamp(44px,7vw,96px)}
.h-lg{font-size:clamp(36px,4.6vw,64px)}
.h-md{font-size:clamp(28px,3vw,42px)}
.h-sm{font-size:clamp(22px,2vw,28px)}
.h-lg em,.h-md em,.h-xl em{font-style:italic;color:var(--taupe)}
.on-dark .h-lg em,.on-dark .h-md em,.on-dark .h-xl em{color:var(--gold)}
.lead{font-size:clamp(17px,1.4vw,19px);line-height:1.75;color:#4a463f}
.on-dark .lead{color:rgba(255,255,255,.78)}
.muted{color:#6b665e}
.section{padding:clamp(80px,10vw,140px) 0}
.section.tight{padding:clamp(56px,7vw,96px) 0}
.bg-sand{background:var(--sand)}
.bg-sand2{background:var(--sand-2)}
.bg-white{background:var(--white)}
.bg-ink{background:var(--ink);color:#fff}
.on-dark{color:#fff}
.center{text-align:center}
.sec-head{display:flex;justify-content:space-between;align-items:flex-end;gap:32px;margin-bottom:clamp(40px,5vw,64px);flex-wrap:wrap}
.sec-head .h-lg{margin-top:18px}
.sec-head p{max-width:460px;margin:0}
.sec-head.center{flex-direction:column;align-items:center;text-align:center}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:12px;padding:17px 30px;font-size:12.5px;letter-spacing:.18em;text-transform:uppercase;font-weight:600;border:1px solid transparent;transition:all .35s var(--ease);white-space:nowrap;border-radius:0}
.btn svg{width:16px;height:16px;transition:transform .35s var(--ease)}
.btn:hover svg{transform:translateX(4px)}
.btn-gold{background:var(--gold);color:var(--ink)}
.btn-gold:hover{background:var(--white)}
.btn-ink{background:var(--ink);color:#fff}
.btn-ink:hover{background:var(--taupe)}
.btn-sand{background:var(--sand);color:var(--ink)}
.btn-sand:hover{background:var(--white)}
.btn-line{border-color:currentColor;color:var(--ink)}
.btn-line:hover{background:var(--ink);color:#fff;border-color:var(--ink)}
.btn-line.light{color:#fff;border-color:rgba(255,255,255,.55)}
.btn-line.light:hover{background:#fff;color:var(--ink);border-color:#fff}
.link{display:inline-flex;align-items:center;gap:10px;font-size:12px;letter-spacing:.2em;text-transform:uppercase;font-weight:600;border-bottom:1px solid currentColor;padding-bottom:6px}
.link svg{width:14px;height:14px;transition:transform .3s var(--ease)}
.link:hover svg{transform:translateX(4px)}

/* top bar */
.topbar{background:var(--ink);color:rgba(255,255,255,.75);font-size:12.5px;letter-spacing:.04em}
.topbar .wrap{display:flex;justify-content:space-between;align-items:center;height:42px;gap:20px}
.topbar a{display:inline-flex;align-items:center;gap:8px;transition:color .25s}
.topbar a:hover{color:var(--gold)}
.topbar svg{width:14px;height:14px;color:var(--gold)}
.topbar .tb-l,.topbar .tb-r{display:flex;gap:28px;align-items:center}
.topbar .badge-txt{color:var(--gold);letter-spacing:.18em;text-transform:uppercase;font-size:10.5px;font-weight:600}

/* header */
.header{position:sticky;top:0;z-index:50;background:rgba(248,245,241,.94);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);border-bottom:1px solid var(--line);transition:background .4s,border-color .4s,box-shadow .4s}
.header .wrap{display:flex;align-items:center;justify-content:space-between;height:92px;gap:24px;transition:height .4s var(--ease)}
.logo img{height:64px;width:auto;transition:height .4s var(--ease)}
.header.scrolled .wrap{height:76px}
.header.scrolled .logo img{height:52px}
.header.scrolled{box-shadow:0 10px 40px -20px rgba(0,0,0,.25)}
.home .header{position:fixed;left:0;right:0;top:42px;background:transparent;border-color:var(--line-l);backdrop-filter:none;-webkit-backdrop-filter:none}
.home .header .nav>li>a{color:#fff}
.home .header.scrolled{top:0;background:rgba(30,29,27,.92);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px)}
.nav{display:flex;list-style:none;margin:0;padding:0;gap:4px;align-items:center}
.nav>li{position:relative}
.nav>li>a{display:flex;align-items:center;gap:6px;padding:12px 10px;font-size:11.5px;letter-spacing:.13em;white-space:nowrap;text-transform:uppercase;font-weight:600;color:var(--ink);transition:color .25s}
.nav>li>a:hover,.nav>li>a.active{color:var(--gold-d)}
.home .nav>li>a:hover,.home .nav>li>a.active{color:var(--gold)}
.nav>li>a svg{width:10px;height:10px;opacity:.7}
.nav .sub{position:absolute;top:100%;left:0;min-width:230px;background:var(--white);list-style:none;margin:0;padding:12px 0;box-shadow:0 30px 60px -20px rgba(0,0,0,.25);opacity:0;visibility:hidden;transform:translateY(8px);transition:all .3s var(--ease);border-top:2px solid var(--gold)}
.nav li:hover>.sub,.nav li:focus-within>.sub{opacity:1;visibility:visible;transform:none}
.nav .sub a{display:block;padding:10px 24px;font-size:13.5px;color:var(--ink);transition:all .2s}
.nav .sub a:hover{background:var(--cream);color:var(--gold-d);padding-left:30px}
.h-cta{display:flex;align-items:center;gap:12px}
.h-cta .btn{padding:14px 22px}
.burger{display:none;background:none;border:0;width:44px;height:44px;padding:10px;color:var(--ink)}
.home .burger{color:#fff}
.burger span{display:block;height:1.5px;background:currentColor;margin:6px 0;transition:.3s}
.ext::after{content:"↗";font-size:10px;margin-left:2px;opacity:.6}

/* mobile drawer */
.drawer{position:fixed;inset:0;z-index:100;background:var(--ink);color:#fff;padding:28px var(--pad);transform:translateX(100%);transition:transform .5s var(--ease);display:flex;flex-direction:column;overflow:auto}
.drawer.open{transform:none}
.drawer .d-top{display:flex;justify-content:space-between;align-items:center;margin-bottom:32px}
.drawer .d-top img{height:56px}
.drawer .close{background:none;border:1px solid var(--line-l);color:#fff;width:44px;height:44px;font-size:22px}
.drawer nav a{display:block;font-family:var(--serif);font-size:30px;padding:8px 0;border-bottom:1px solid var(--line-l)}
.drawer nav a.subl{font-family:var(--sans);font-size:14px;letter-spacing:.14em;text-transform:uppercase;padding:10px 0 10px 18px;color:var(--gold)}
.drawer .d-foot{margin-top:auto;padding-top:28px;display:grid;gap:10px;color:rgba(255,255,255,.7)}

/* hero */
.hero{position:relative;min-height:100vh;min-height:100svh;display:flex;align-items:flex-end;color:#fff;overflow:hidden;background:var(--ink)}
.hero-slides{position:absolute;inset:0}
.hero-slides .s{position:absolute;inset:0;background-size:cover;background-position:center;opacity:0;transform:scale(1.12);transition:opacity 1.8s ease,transform 9s linear}
.hero-slides .s.on{opacity:1;transform:scale(1.02)}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,19,17,.55) 0%,rgba(20,19,17,.15) 35%,rgba(20,19,17,.35) 60%,rgba(20,19,17,.88) 100%)}
.hero .wrap{position:relative;z-index:2;width:100%;padding-bottom:clamp(56px,8vh,96px);padding-top:200px}
.hero h1{font-size:clamp(52px,9vw,132px);line-height:.92;font-weight:400;letter-spacing:-.02em}
.hero h1 .w{display:block;font-size:.42em;font-style:italic;color:#e6d3a8;text-shadow:0 2px 20px rgba(0,0,0,.4);letter-spacing:0;margin-bottom:.1em}
.hero .sub{max-width:560px;font-size:clamp(16px,1.4vw,19px);color:rgba(255,255,255,.85);margin:28px 0 38px}
.hero-row{display:flex;justify-content:space-between;align-items:flex-end;gap:40px;flex-wrap:wrap}
.hero-btns{display:flex;gap:14px;flex-wrap:wrap}
.hero-search{background:rgba(248,245,241,.97);color:var(--ink);display:grid;grid-template-columns:1fr 1fr auto;min-width:min(520px,100%);box-shadow:0 30px 60px -20px rgba(0,0,0,.5)}
.hero-search label{display:block;padding:16px 22px;border-right:1px solid var(--line)}
.hero-search span{display:block;font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--taupe);font-weight:600}
.hero-search select{border:0;background:transparent;font:500 16px var(--sans);color:var(--ink);padding:4px 0 0;width:100%;outline:0;appearance:none;cursor:pointer}
.hero-search button{border:0;background:var(--ink);color:#fff;padding:0 26px;display:flex;align-items:center;gap:10px;font-size:12px;letter-spacing:.18em;text-transform:uppercase;font-weight:600;transition:background .3s}
.hero-search button:hover{background:var(--taupe)}
.hero-search button svg{width:18px;height:18px}
.hero-dots{position:absolute;right:var(--pad);top:50%;transform:translateY(-50%);z-index:3;display:flex;flex-direction:column;gap:10px}
.hero-dots button{width:2px;height:28px;background:rgba(255,255,255,.35);border:0;padding:0;transition:.4s}
.hero-dots button.on{background:var(--gold);height:48px}
.scroll-cue{position:absolute;left:50%;bottom:22px;z-index:3;transform:translateX(-50%);font-size:10px;letter-spacing:.3em;text-transform:uppercase;color:rgba(255,255,255,.6);display:flex;flex-direction:column;align-items:center;gap:8px}
.scroll-cue i{width:1px;height:36px;background:linear-gradient(var(--gold),transparent);animation:cue 2.2s infinite}
@keyframes cue{0%{transform:scaleY(0);transform-origin:top}50%{transform:scaleY(1);transform-origin:top}51%{transform-origin:bottom}100%{transform:scaleY(0);transform-origin:bottom}}

/* page hero */
.phero{position:relative;padding:clamp(90px,12vw,170px) 0 clamp(64px,8vw,110px);background:var(--ink);color:#fff;overflow:hidden}
.phero .bgimg{position:absolute;inset:0;background-size:cover;background-position:center;opacity:.32;transform:scale(1.05)}
.phero::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(30,29,27,.95) 0%,rgba(30,29,27,.6) 60%,rgba(30,29,27,.4) 100%)}
.phero .wrap{position:relative;z-index:2}
.phero h1{font-size:clamp(46px,7vw,100px);font-weight:400;margin:20px 0 18px}
.phero p{max-width:620px;color:rgba(255,255,255,.78);font-size:18px;margin:0}
.crumbs{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:rgba(255,255,255,.6);display:flex;gap:10px;flex-wrap:wrap}
.crumbs a:hover{color:var(--gold)}
.crumbs .sep{color:var(--gold)}

/* awards strip */
.awards{background:var(--white);border-bottom:1px solid var(--line)}
.awards .wrap{display:grid;grid-template-columns:auto 1fr;gap:clamp(24px,4vw,64px);align-items:center;padding-top:34px;padding-bottom:34px}
.awards .lbl{font-family:var(--serif);font-size:22px;font-style:italic;color:var(--taupe);line-height:1.2;max-width:200px}
.awards .logos{display:flex;align-items:center;justify-content:space-between;gap:clamp(20px,4vw,56px);flex-wrap:wrap}
.awards .logos img{height:64px;width:auto;object-fit:contain;filter:grayscale(1) contrast(1.05);opacity:.78;transition:all .4s}
.awards .logos img:hover{filter:none;opacity:1}
.awards .logos img.round{height:78px;border-radius:50%}

/* property cards */
.carousel{position:relative}
.track{display:grid;grid-auto-flow:column;grid-auto-columns:calc((100% - 2*28px)/3);gap:28px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;padding-bottom:6px}
.track::-webkit-scrollbar{display:none}
.track>*{scroll-snap-align:start}
.car-ctrl{display:flex;gap:10px;align-items:center}
.car-ctrl button{width:56px;height:56px;border:1px solid var(--line);background:transparent;display:grid;place-items:center;transition:all .3s;color:var(--ink)}
.car-ctrl button:hover{background:var(--ink);color:#fff;border-color:var(--ink)}
.car-ctrl svg{width:18px;height:18px}
.car-prog{height:1px;background:var(--line);margin-top:36px;position:relative}
.car-prog i{position:absolute;left:0;top:-1px;height:3px;background:var(--gold);width:33%;transition:left .3s,width .3s}
.pcard{background:var(--white);display:flex;flex-direction:column;transition:transform .5s var(--ease),box-shadow .5s var(--ease);position:relative}
.pcard:hover{transform:translateY(-6px);box-shadow:0 40px 70px -35px rgba(30,29,27,.45)}
.pcard .ph{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--stone)}
.pcard .ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.pcard:hover .ph img{transform:scale(1.07)}
.pcard .ph::after{content:"";position:absolute;inset:auto 0 0 0;height:50%;background:linear-gradient(transparent,rgba(0,0,0,.5))}
.tag{position:absolute;top:18px;left:18px;z-index:2;background:var(--white);color:var(--ink);font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;font-weight:700;padding:8px 13px}
.tag.let{background:var(--gold)}
.pcard .price{position:absolute;left:22px;bottom:16px;z-index:2;color:#fff;font-family:var(--serif);font-size:28px;line-height:1.1}
.pcard .price small{display:block;font-family:var(--sans);font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;opacity:.85;margin-bottom:2px}
.pcard .pc-body{padding:24px 24px 22px;display:flex;flex-direction:column;flex:1}
.pcard h3{font-size:25px;margin-bottom:6px}
.pcard .addr{font-size:13.5px;color:var(--taupe);margin-bottom:14px;display:flex;gap:7px;align-items:flex-start}
.pcard .addr svg{width:14px;height:14px;flex:none;margin-top:4px}
.pcard .ex{font-size:14.5px;color:#5b5750;line-height:1.65;margin-bottom:18px}
.specs{display:flex;gap:20px;border-top:1px solid var(--line);padding-top:16px;margin-top:auto;font-size:13px;color:#4a463f;flex-wrap:wrap}
.specs span{display:inline-flex;align-items:center;gap:7px}
.specs svg{width:17px;height:17px;color:var(--taupe)}
.pgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}

/* rightmove band */
.rm{display:grid;grid-template-columns:1.1fr 1fr;align-items:stretch;background:var(--white)}
.rm .rm-l{padding:clamp(40px,5vw,72px)}
.rm .rm-r{background:var(--sand);display:grid;place-items:center;padding:40px}
.rm .rm-r img{max-width:340px;width:100%;mix-blend-mode:multiply}

/* intro split */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,7vw,110px);align-items:center}
.split.r>:first-child{order:2}
.collage{position:relative;padding:0 0 70px 0}
.collage .a{aspect-ratio:4/5;object-fit:cover;width:78%}
.collage .b{position:absolute;right:0;bottom:0;width:52%;aspect-ratio:1/1;object-fit:cover;border:10px solid var(--cream)}
.collage .seal{position:absolute;right:6%;top:6%;width:130px;height:130px;border-radius:50%;background:var(--ink);color:var(--gold);display:grid;place-items:center;text-align:center;font-family:var(--serif);font-size:17px;line-height:1.15;padding:18px;animation:spin 30s linear infinite}
.collage .seal svg{position:absolute;inset:0;width:100%;height:100%}
@keyframes spin{to{transform:rotate(360deg)}}
.prose p{color:#4a463f}
.prose h2{font-size:clamp(28px,3vw,40px);margin:1.6em 0 .6em}
.prose h3{font-size:clamp(23px,2.2vw,30px);margin:1.7em 0 .55em}
.prose ul{padding-left:0;list-style:none;margin:0 0 1.4em}
.prose li{position:relative;padding-left:26px;margin-bottom:.55em;color:#4a463f}
.prose li::before{content:"";position:absolute;left:0;top:.75em;width:12px;height:1px;background:var(--gold-d)}
.prose blockquote{margin:1.8em 0;padding:28px 34px;background:var(--sand-2);border-left:2px solid var(--gold);font-family:var(--serif);font-size:24px;line-height:1.45;font-style:italic}
.prose a{border-bottom:1px solid var(--gold);}
.sig{font-family:var(--serif);font-style:italic;font-size:26px;color:var(--taupe);margin-top:8px}
.stats{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);margin-top:clamp(56px,7vw,90px)}
.stats>div{padding:30px 24px 0 0}
.stats>div+div{padding-left:24px;border-left:1px solid var(--line)}
.stats b{display:block;font-family:var(--serif);font-weight:500;font-size:clamp(38px,4vw,56px);line-height:1;color:var(--ink)}
.stats span{font-size:13px;color:var(--taupe);letter-spacing:.04em}
.on-dark .stats{border-color:var(--line-l)}
.on-dark .stats>div+div{border-color:var(--line-l)}
.on-dark .stats b{color:#fff}

/* team */
.team{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.team.all{grid-template-columns:repeat(4,1fr);gap:40px 28px}
.tm{position:relative}
.tm .tp{aspect-ratio:3/4;overflow:hidden;background:var(--stone);position:relative}
.tm .tp img{width:100%;height:100%;object-fit:cover;object-position:top;transition:transform 1s var(--ease),filter .6s;filter:saturate(.9)}
.tm:hover .tp img{transform:scale(1.05);filter:saturate(1)}
.tm .bio{position:absolute;inset:auto 0 0 0;padding:26px;color:#fff;background:linear-gradient(transparent,rgba(20,19,17,.92) 35%);transform:translateY(100%);transition:transform .55s var(--ease);font-size:14px;line-height:1.6}
.tm:hover .bio,.tm:focus-within .bio{transform:none}
.tm h3{font-size:26px;margin-top:18px}
.tm .role{font-size:11.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--taupe);font-weight:600;margin-top:4px}

/* services */
.svc{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line-l)}
.svc>div{padding:40px 30px 44px;border-right:1px solid var(--line-l);position:relative;transition:background .4s}
.svc>div:first-child{padding-left:0}
.svc>div:last-child{border-right:0}
.svc>div:hover{background:rgba(255,255,255,.03)}
.svc .ic{width:52px;height:52px;color:var(--gold);margin-bottom:28px}
.svc h3{font-size:30px;margin-bottom:16px}
.svc p{font-size:14.5px;color:rgba(255,255,255,.68);line-height:1.75}
.svc .num{position:absolute;top:36px;right:30px;font-family:var(--serif);font-style:italic;color:rgba(255,255,255,.25);font-size:20px}

.svc3{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.svc3>div{background:var(--white);padding:44px 38px;display:flex;flex-direction:column}
.svc3 .ic{width:50px;height:50px;color:var(--gold-d);margin-bottom:26px}
.svc3 h3{font-size:32px;margin-bottom:16px}
.svc3 p{font-size:15px;color:#5b5750}

/* steps */
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:0;counter-reset:s;border-top:1px solid var(--line)}
.step{padding:44px 36px 48px 0;border-bottom:1px solid var(--line);position:relative}
.step:not(:nth-child(3n+1)){padding-left:36px;border-left:1px solid var(--line)}
.step .n{font-family:var(--serif);font-size:76px;line-height:.8;color:var(--gold);font-weight:400;display:block;margin-bottom:22px;font-style:italic}
.step h3{font-size:27px;margin-bottom:14px}
.step p{font-size:15px;color:#5b5750;margin:0}

/* cta band */
.cta-band{position:relative;overflow:hidden;color:#fff;background:var(--ink)}
.cta-band .bgimg{position:absolute;inset:0;background-size:cover;background-position:center;opacity:.35}
.cta-band::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(30,29,27,.92),rgba(30,29,27,.55))}
.cta-band .wrap{position:relative;z-index:2;display:flex;justify-content:space-between;align-items:center;gap:40px;flex-wrap:wrap;padding-top:clamp(70px,9vw,120px);padding-bottom:clamp(70px,9vw,120px)}
.cta-band .btns{display:flex;gap:14px;flex-wrap:wrap}

/* news */
.ngrid{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:28px}
.ncard{display:flex;flex-direction:column;background:var(--white);transition:transform .5s var(--ease),box-shadow .5s}
.ncard:hover{transform:translateY(-5px);box-shadow:0 40px 70px -40px rgba(30,29,27,.4)}
.ncard .ni{aspect-ratio:16/11;overflow:hidden}
.ncard .ni img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.ncard:hover .ni img{transform:scale(1.06)}
.ncard .nb{padding:26px 26px 28px;display:flex;flex-direction:column;flex:1}
.ncard .cat{font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--taupe);font-weight:700;margin-bottom:12px}
.ncard h3{font-size:25px;margin-bottom:12px}
.ncard p{font-size:14.5px;color:#5b5750}
.ncard .link{margin-top:auto;align-self:flex-start}
.ncard.big{grid-row:span 2}
.ncard.big .ni{aspect-ratio:auto;flex:1;min-height:320px}
.ncard.big h3{font-size:34px}
.ngrid.four{grid-template-columns:repeat(2,1fr)}
.ngrid.four .ncard.big{grid-row:auto}

/* instagram */
.insta{display:grid;grid-template-columns:repeat(5,1fr);gap:14px}
.ig{position:relative;aspect-ratio:1/1;overflow:hidden;background:var(--ink);color:#fff;display:block}
.ig img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease),opacity .5s}
.ig .ov{position:absolute;inset:0;padding:22px;display:flex;flex-direction:column;justify-content:flex-end;background:linear-gradient(transparent 20%,rgba(20,19,17,.9));font-size:13.5px;line-height:1.5}
.ig .ov b{font-family:var(--serif);font-weight:500;font-size:20px;line-height:1.2;margin-bottom:6px}
.ig .ov small{opacity:0;max-height:0;transition:all .5s var(--ease);overflow:hidden;color:rgba(255,255,255,.8)}
.ig:hover .ov small{opacity:1;max-height:120px}
.ig:hover img{transform:scale(1.08);opacity:.55}
.ig .igi{position:absolute;top:16px;right:16px;width:20px;height:20px;color:#fff;opacity:.85}

/* testimonials */
.tgrid{display:grid;grid-template-columns:repeat(2,1fr);gap:28px}
.tcard{background:var(--white);display:grid;grid-template-columns:200px 1fr}
.tcard img{width:100%;height:100%;object-fit:cover;min-height:260px}
.tcard .tb{padding:34px 34px 30px;display:flex;flex-direction:column}
.tcard .q{font-family:var(--serif);font-size:66px;line-height:.5;color:var(--gold);height:30px}
.tcard blockquote{margin:0 0 20px;font-family:var(--serif);font-size:21px;line-height:1.45;font-style:italic;color:var(--ink)}
.tcard .who{margin-top:auto;font-size:12px;letter-spacing:.18em;text-transform:uppercase;font-weight:700}
.tcard .who span{display:block;color:var(--taupe);font-weight:500;letter-spacing:.12em;margin-top:3px}
.stars{color:var(--gold);letter-spacing:3px;font-size:14px;margin-bottom:14px}

/* values */
.values{display:grid;grid-template-columns:repeat(3,1fr);gap:2px;background:var(--ink)}
.val{position:relative;aspect-ratio:4/3.4;overflow:hidden;color:#fff}
.val img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.45;transition:opacity .6s,transform 1.2s var(--ease)}
.val:hover img{opacity:.25;transform:scale(1.06)}
.val .vb{position:absolute;inset:0;padding:clamp(24px,3vw,40px);display:flex;flex-direction:column;justify-content:flex-end}
.val h3{font-size:clamp(30px,3vw,42px)}
.val p{font-size:14.5px;color:rgba(255,255,255,.85);margin:12px 0 0;max-height:0;opacity:0;overflow:hidden;transition:all .6s var(--ease)}
.val:hover p,.val:focus-within p{max-height:220px;opacity:1}
.val .vn{position:absolute;top:28px;left:clamp(24px,3vw,40px);font-family:var(--serif);font-style:italic;color:var(--gold);font-size:20px}

/* forms */
.form{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.form .full{grid-column:1/-1}
.field label{display:block;font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;font-weight:700;color:var(--taupe);margin-bottom:8px}
.field input,.field select,.field textarea{width:100%;border:0;border-bottom:1px solid rgba(30,29,27,.25);background:transparent;padding:10px 0 12px;font:400 16px var(--sans);color:var(--ink);outline:0;transition:border-color .3s;border-radius:0}
.field select{appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%238e8476' stroke-width='1.5'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 4px center;background-size:12px}
.field textarea{min-height:110px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--gold-d)}
.on-dark .field label{color:var(--gold)}
.on-dark .field input,.on-dark .field select,.on-dark .field textarea{color:#fff;border-color:rgba(255,255,255,.3)}
.on-dark .field select option{color:var(--ink)}
.check{display:flex;gap:10px;align-items:flex-start;font-size:13px;color:#6b665e}
.on-dark .check{color:rgba(255,255,255,.65)}
.check input{margin-top:4px;accent-color:var(--gold-d)}
.form-ok{display:none;padding:22px;background:var(--sand-2);border-left:2px solid var(--gold);font-size:15px}
.on-dark .form-ok{background:rgba(255,255,255,.06);color:#fff}
.form.sent{display:none}
.form.sent+.form-ok{display:block}

.callback{display:grid;grid-template-columns:1fr 1.15fr;gap:clamp(40px,6vw,90px);align-items:start}
.cinfo{display:grid;gap:18px;margin-top:34px}
.cinfo a,.cinfo div{display:flex;gap:16px;align-items:center;font-size:17px}
.cinfo .ci{width:52px;height:52px;border:1px solid var(--line);display:grid;place-items:center;color:var(--gold-d);flex:none}
.on-dark .cinfo .ci{border-color:var(--line-l);color:var(--gold)}
.cinfo .ci svg{width:20px;height:20px}
.cinfo small{display:block;font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--taupe);font-weight:700}
.panel{background:var(--white);padding:clamp(30px,4vw,54px)}
.on-dark .panel{background:var(--ink-2)}

/* fia strip */
.fia{display:grid;grid-template-columns:auto 1fr auto;gap:clamp(24px,4vw,56px);align-items:center}
.fia img{width:130px;height:130px;border-radius:50%}

/* footer */
.footer{background:var(--ink);color:rgba(255,255,255,.7);padding-top:clamp(70px,8vw,110px);font-size:14.5px}
.f-top{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:48px;padding-bottom:64px;border-bottom:1px solid var(--line-l)}
.footer .f-logo img{height:96px;width:auto;margin-bottom:24px}
.footer h4{font-family:var(--sans);font-size:11px;letter-spacing:.26em;text-transform:uppercase;color:var(--gold);font-weight:700;margin-bottom:22px}
.footer ul{list-style:none;padding:0;margin:0;display:grid;gap:10px}
.footer a{transition:color .25s}
.footer a:hover{color:var(--gold)}
.footer .office{margin-bottom:20px}
.footer .office b{color:#fff;font-weight:600;display:block}
.socials{display:flex;gap:10px;margin-top:24px}
.socials a{width:42px;height:42px;border:1px solid var(--line-l);display:grid;place-items:center;transition:all .3s}
.socials a:hover{background:var(--gold);border-color:var(--gold);color:var(--ink)}
.socials svg{width:16px;height:16px}
.f-big{font-family:var(--serif);font-size:clamp(60px,13vw,200px);line-height:.85;color:rgba(255,255,255,.05);letter-spacing:.04em;text-align:center;padding:40px 0 0;white-space:nowrap;overflow:hidden;user-select:none}
.f-bot{display:flex;justify-content:space-between;gap:20px;padding:26px 0;font-size:12.5px;color:rgba(255,255,255,.45);flex-wrap:wrap;border-top:1px solid var(--line-l)}
.f-bot nav{display:flex;gap:22px}

/* listings page */
.filters{display:flex;justify-content:space-between;align-items:center;gap:20px;margin-bottom:44px;flex-wrap:wrap;border-bottom:1px solid var(--line);padding-bottom:22px}
.tabs{display:flex;gap:6px;flex-wrap:wrap}
.tabs button{background:none;border:1px solid var(--line);padding:12px 22px;font-size:12px;letter-spacing:.16em;text-transform:uppercase;font-weight:600;color:var(--ink);transition:all .3s}
.tabs button.on,.tabs button:hover{background:var(--ink);color:#fff;border-color:var(--ink)}
.tabs button i{font-style:normal;color:var(--gold);margin-left:6px}
.sorter{display:flex;align-items:center;gap:12px;font-size:13px;color:var(--taupe)}
.sorter select{border:1px solid var(--line);background:var(--white);padding:11px 36px 11px 14px;font:500 14px var(--sans);appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%238e8476' stroke-width='1.5'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 12px center;background-size:11px}
.pcard.hide{display:none}

/* property detail */
.pd-gal{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:repeat(2,minmax(0,1fr));gap:8px;height:clamp(380px,62vh,640px)}
.pd-gal a{position:relative;overflow:hidden;background:var(--stone);display:block}
.pd-gal a:first-child{grid-row:span 2}
.pd-gal img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.pd-gal a:hover img{transform:scale(1.05)}
.pd-gal .more{position:absolute;inset:0;background:rgba(30,29,27,.55);color:#fff;display:grid;place-items:center;font-size:12px;letter-spacing:.2em;text-transform:uppercase;font-weight:700}
.pd-gal .more b{display:block;font-family:var(--serif);font-size:42px;font-weight:400;letter-spacing:0;text-align:center}
.pd-head{display:flex;justify-content:space-between;align-items:flex-end;gap:30px;flex-wrap:wrap;padding:48px 0 36px;border-bottom:1px solid var(--line)}
.pd-head h1{font-size:clamp(38px,5vw,68px);font-weight:400}
.pd-head .addr{color:var(--taupe);margin-top:10px;display:flex;gap:8px;align-items:center}
.pd-head .addr svg{width:16px;height:16px}
.pd-price{text-align:right}
.pd-price small{display:block;font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--taupe);font-weight:700}
.pd-price b{font-family:var(--serif);font-weight:500;font-size:clamp(34px,4vw,52px);line-height:1.1}
.pd-status{display:inline-block;background:var(--ink);color:#fff;font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;font-weight:700;padding:7px 12px;margin-bottom:16px}
.pd-status.let{background:var(--gold);color:var(--ink)}
.pd-body{display:grid;grid-template-columns:1fr 380px;gap:clamp(40px,6vw,90px);padding:56px 0 0}
.keyfacts{display:grid;grid-template-columns:repeat(4,1fr);background:var(--white);margin-bottom:56px}
.keyfacts>div{padding:24px 22px;border-right:1px solid var(--line)}
.keyfacts>div:last-child{border-right:0}
.keyfacts svg{width:24px;height:24px;color:var(--gold-d);margin-bottom:12px}
.keyfacts b{display:block;font-family:var(--serif);font-size:30px;font-weight:500;line-height:1}
.keyfacts span{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--taupe)}
.pd-block{margin-bottom:56px}
.pd-block>h2{font-size:clamp(30px,3vw,40px);margin-bottom:22px;display:flex;align-items:center;gap:18px}
.pd-block>h2::after{content:"";flex:1;height:1px;background:var(--line)}
.feat{display:grid;grid-template-columns:1fr 1fr;gap:0 36px;list-style:none;padding:0;margin:0}
.feat li{padding:14px 0 14px 34px;border-bottom:1px solid var(--line);position:relative;font-size:15px}
.feat li svg{position:absolute;left:0;top:17px;width:18px;height:18px;color:var(--gold-d)}
.dtable{display:grid;grid-template-columns:1fr 1fr;gap:0 36px}
.dtable div{display:flex;justify-content:space-between;padding:14px 0;border-bottom:1px solid var(--line);font-size:15px;gap:16px}
.dtable dt{color:var(--taupe)}
.dtable dd{margin:0;font-weight:600;text-align:right}
.map{aspect-ratio:16/8;background:var(--stone);border:0;width:100%;filter:grayscale(.6) sepia(.15)}
.side{position:sticky;top:110px}
.side .panel{border-top:2px solid var(--gold)}
.side h3{font-size:30px;margin-bottom:6px}
.agent{display:flex;gap:16px;align-items:center;padding:20px 0;margin:18px 0 22px;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.agent img{width:64px;height:64px;border-radius:50%;object-fit:cover;object-position:top}
.agent b{display:block;font-family:var(--serif);font-size:21px;font-weight:500}
.agent span{font-size:12.5px;color:var(--taupe)}
.side .form{grid-template-columns:1fr}
.side-links{display:grid;gap:10px;margin-top:18px}
.side-links a{display:flex;justify-content:space-between;align-items:center;padding:16px 20px;background:var(--sand-2);font-size:14px;font-weight:600;transition:background .3s}
.side-links a:hover{background:var(--sand)}
.side-links svg{width:16px;height:16px}

/* lightbox */
.lb{position:fixed;inset:0;z-index:200;background:rgba(20,19,17,.97);display:none;align-items:center;justify-content:center}
.lb.open{display:flex}
.lb img{max-width:88vw;max-height:82vh;object-fit:contain;box-shadow:0 40px 80px rgba(0,0,0,.5)}
.lb button{position:absolute;background:none;border:1px solid rgba(255,255,255,.25);color:#fff;width:54px;height:54px;display:grid;place-items:center;transition:.3s}
.lb button:hover{background:var(--gold);color:var(--ink);border-color:var(--gold)}
.lb button svg{width:20px;height:20px}
.lb .x{top:24px;right:24px}
.lb .pv{left:24px;top:50%;transform:translateY(-50%)}
.lb .nx{right:24px;top:50%;transform:translateY(-50%)}
.lb .cnt{position:absolute;bottom:26px;left:50%;transform:translateX(-50%);color:rgba(255,255,255,.7);font-size:12px;letter-spacing:.3em}

/* faq */
.faq-wrap{display:grid;grid-template-columns:300px 1fr;gap:clamp(40px,6vw,90px);align-items:start}
.faq-nav{position:sticky;top:120px;display:grid;gap:8px}
.faq-nav a{padding:16px 20px;border:1px solid var(--line);font-size:13px;letter-spacing:.14em;text-transform:uppercase;font-weight:600;transition:.3s}
.faq-nav a:hover{background:var(--ink);color:#fff}
.faq-group{margin-bottom:70px;scroll-margin-top:120px}
.faq-group>h2{font-size:clamp(32px,3.4vw,48px);margin:14px 0 26px}
.acc{border-top:1px solid var(--line)}
.acc details{border-bottom:1px solid var(--line)}
.acc summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:20px;padding:26px 0;font-family:var(--serif);font-size:clamp(21px,2vw,27px);font-weight:500;transition:color .3s}
.acc summary::-webkit-details-marker{display:none}
.acc summary:hover{color:var(--taupe)}
.acc summary i{width:40px;height:40px;border:1px solid var(--line);border-radius:50%;flex:none;position:relative;transition:.4s}
.acc summary i::before,.acc summary i::after{content:"";position:absolute;left:50%;top:50%;width:12px;height:1px;background:var(--ink);transform:translate(-50%,-50%);transition:.4s}
.acc summary i::after{transform:translate(-50%,-50%) rotate(90deg)}
.acc details[open] summary i{background:var(--ink);border-color:var(--ink)}
.acc details[open] summary i::before,.acc details[open] summary i::after{background:#fff}
.acc details[open] summary i::after{transform:translate(-50%,-50%) rotate(0)}
.acc .ans{padding:0 60px 28px 0}

/* article */
.art-hero{aspect-ratio:21/9;overflow:hidden;margin-top:-80px;position:relative;z-index:3}
.art-hero img{width:100%;height:100%;object-fit:cover}
.art-body{display:grid;grid-template-columns:1fr 320px;gap:clamp(40px,6vw,90px);padding-top:70px}
.art-body .prose>p:first-child{font-size:21px;font-family:var(--serif);line-height:1.55;color:var(--ink)}
.art-cta{background:var(--ink);color:#fff;padding:40px;margin-top:40px}
.art-cta h3{font-size:30px;margin-bottom:12px;color:#fff}
.art-cta p{color:rgba(255,255,255,.7)}
.art-cta .row{display:flex;gap:12px;flex-wrap:wrap;margin-top:20px}
.aside h4{font-family:var(--sans);font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--taupe);font-weight:700;margin:0 0 18px}
.aside .mini{display:grid;grid-template-columns:84px 1fr;gap:14px;align-items:center;padding:14px 0;border-bottom:1px solid var(--line)}
.aside .mini img{width:84px;height:64px;object-fit:cover}
.aside .mini b{font-family:var(--serif);font-weight:500;font-size:18px;line-height:1.2}
.aside .tags{display:flex;gap:8px;flex-wrap:wrap}
.aside .tags span{border:1px solid var(--line);padding:6px 12px;font-size:12px}
.pn{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin-top:56px;border-top:1px solid var(--line);padding-top:30px}
.pn a small{display:block;font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--taupe);font-weight:700}
.pn a b{font-family:var(--serif);font-weight:500;font-size:22px}
.pn a:last-child{text-align:right}

/* fia page */
.crit{display:grid;grid-template-columns:repeat(2,1fr);gap:28px}
.crit>div{background:var(--white);padding:38px 36px;position:relative}
.crit h3{font-size:27px;margin-bottom:12px}
.crit p{font-size:15px;color:#5b5750;margin:0}
.crit .cn{font-family:var(--serif);font-style:italic;color:var(--gold-d);font-size:20px;display:block;margin-bottom:14px}
.on-dark .crit>div{background:var(--ink-2)}
.on-dark .crit p{color:rgba(255,255,255,.7)}

/* offices */
.offices{display:grid;grid-template-columns:repeat(2,1fr);gap:28px}
.office-c{background:var(--white);overflow:hidden}
.office-c iframe{width:100%;height:280px;border:0;display:block;filter:grayscale(.7) sepia(.15)}
.office-c .ob{padding:34px 36px}
.office-c h3{font-size:32px;margin-bottom:10px}
.office-c p{color:#5b5750;margin:0 0 6px}

/* legal */
.legal h2{font-size:clamp(30px,3vw,42px);margin:2em 0 .4em;padding-top:1.2em;border-top:1px solid var(--line)}
.legal h2:first-child{margin-top:0;padding-top:0;border:0}
.legal .meta{font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--taupe);font-weight:600;margin-bottom:1.6em}

/* reveal */
.rv{opacity:0;transform:translateY(34px);transition:opacity 1s var(--ease),transform 1s var(--ease)}
.rv.in{opacity:1;transform:none}
.rv.d1{transition-delay:.1s}.rv.d2{transition-delay:.2s}.rv.d3{transition-delay:.3s}
@media (prefers-reduced-motion:reduce){.rv{opacity:1;transform:none}.hero-slides .s{transition:opacity 1s}.collage .seal{animation:none}}

/* responsive */
@media (max-width:1240px){
  .nav,.h-cta .btn-line{display:none}
  .burger{display:block}
  .svc{grid-template-columns:repeat(2,1fr)}
  .svc>div:nth-child(2){border-right:0}
  .svc>div:nth-child(3){padding-left:0}
  .svc>div{border-bottom:1px solid var(--line-l)}
  .team.all{grid-template-columns:repeat(3,1fr)}
  .insta{grid-template-columns:repeat(3,1fr)}
  .insta>:nth-child(n+4){display:none}
}
@media (max-width:980px){
  .track{grid-auto-columns:calc((100% - 28px)/2)}
  .split,.callback,.pd-body,.art-body,.faq-wrap{grid-template-columns:1fr}
  .split.r>:first-child{order:0}
  .pgrid{grid-template-columns:repeat(2,1fr)}
  .steps{grid-template-columns:1fr 1fr}
  .step:not(:nth-child(3n+1)){padding-left:0;border-left:0}
  .step:nth-child(even){padding-left:30px;border-left:1px solid var(--line)}
  .ngrid{grid-template-columns:1fr 1fr}
  .ncard.big{grid-row:auto;grid-column:1/-1}
  .f-top{grid-template-columns:1fr 1fr}
  .tgrid,.svc3,.crit,.offices{grid-template-columns:1fr}
  .values{grid-template-columns:1fr 1fr}
  .side,.faq-nav{position:static}
  .faq-nav{grid-template-columns:1fr 1fr}
  .rm{grid-template-columns:1fr}
  .awards .wrap{grid-template-columns:1fr}
  .fia{grid-template-columns:auto 1fr}
  .fia .btn{grid-column:1/-1;justify-self:start}
  .team{grid-template-columns:repeat(3,1fr)}
  .stats{grid-template-columns:1fr 1fr}
  .stats>div:nth-child(3){padding-left:0;border-left:0}
  .stats>div{padding-bottom:24px}
  .hero-dots{display:none}
}
@media (max-width:680px){
  body{font-size:15.5px}
  .topbar .tb-r,.topbar .hide-m{display:none}
  .header .wrap{height:76px}
  .logo img{height:50px}
  .h-cta .btn-gold{display:none}
  .track{grid-auto-columns:88%;gap:16px}
  .pgrid,.ngrid,.steps,.svc,.values,.team,.team.all,.ngrid.four{grid-template-columns:1fr}
  .team.all{grid-template-columns:1fr 1fr;gap:28px 14px}
  .team.all .tm h3{font-size:21px}
  .step:nth-child(even){padding-left:0;border-left:0}
  .step{padding-right:0}
  .svc>div{padding:34px 0;border-right:0}
  .f-top{grid-template-columns:1fr}
  .form{grid-template-columns:1fr}
  .hero-search{grid-template-columns:1fr 1fr;min-width:0;width:100%}
  .hero-search button{grid-column:1/-1;padding:16px;justify-content:center}
  .hero-search label:nth-child(2){border-right:0}
  .insta{grid-template-columns:1fr 1fr}
  .insta>:nth-child(n+3){display:none}
  .tcard{grid-template-columns:1fr}
  .tcard img{min-height:0;aspect-ratio:16/10}
  .pd-gal{grid-template-columns:1fr 1fr;grid-template-rows:2fr 1fr;height:420px}
  .pd-gal a:first-child{grid-column:1/-1;grid-row:auto}
  .pd-gal a:nth-child(n+4){display:none}
  .keyfacts{grid-template-columns:1fr 1fr}
  .keyfacts>div:nth-child(2){border-right:0}
  .keyfacts>div:nth-child(-n+2){border-bottom:1px solid var(--line)}
  .feat,.dtable{grid-template-columns:1fr}
  .pd-price{text-align:left}
  .faq-nav{grid-template-columns:1fr}
  .acc .ans{padding-right:0}
  .art-hero{aspect-ratio:4/3;margin-top:-50px}
  .pn{grid-template-columns:1fr}
  .pn a:last-child{text-align:left}
  .fia{grid-template-columns:1fr}
  .fia img{width:100px;height:100px}
  .collage .seal{width:100px;height:100px;font-size:14px}
  .awards .logos{justify-content:center}
  .awards .logos img{height:46px}
  .awards .logos img.round{height:60px}
  .f-bot nav{flex-wrap:wrap}
  .lb .pv,.lb .nx{top:auto;bottom:16px;transform:none}
}
.hero h1{text-shadow:0 4px 40px rgba(0,0,0,.35)}
@media (max-width:980px){.scroll-cue{display:none}}
@media (max-width:680px){.btn{white-space:normal;max-width:100%;overflow-wrap:anywhere;text-align:left;line-height:1.4;padding:16px 22px}}
@media (max-width:680px){.art-cta{padding:30px 24px}.aside .mini b{font-size:16px}.art-body>*{min-width:0}}