/* ==========================================================================
   Ten81 Realty
   Red, black and white. Sora for display, Manrope for text, Instrument Serif
   italics for emphasis. Motion lives in site.js; this file holds the states.
   ========================================================================== */

:root {
  --red: #D40306;
  --red-hot: #EE1B24;
  --red-deep: #8F0204;
  --black: #08090B;
  --ink: #0E1013;
  --ink-2: #15181C;
  --ink-3: #1F2328;
  --white: #FFFFFF;
  --paper: #F5F4F2;
  --text: #0B0C0F;
  --muted: #5B6068;
  --muted-light: rgba(255, 255, 255, .64);
  --line: rgba(11, 12, 15, .12);
  --line-light: rgba(255, 255, 255, .14);

  --f-display: "Sora", ui-sans-serif, system-ui, -apple-system, "Segoe UI", sans-serif;
  --f-body: "Manrope", ui-sans-serif, system-ui, -apple-system, "Segoe UI", sans-serif;
  --f-serif: "Instrument Serif", Georgia, "Times New Roman", serif;

  --ease: cubic-bezier(.22, 1, .36, 1);
  --ease-io: cubic-bezier(.77, 0, .18, 1);
  --gutter: clamp(16px, 4vw, 56px);
  --maxw: 1320px;
  --header-h: 88px;
  --section: clamp(84px, 10vw, 156px);
  --logo-red: var(--red);
}

/* ---------------------------------------------------------------- base */
*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; text-size-adjust: 100%; scroll-padding-top: calc(var(--header-h) + 16px); }
body {
  margin: 0;
  background: var(--white);
  color: var(--text);
  font: 400 17px/1.65 var(--f-body);
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  overflow-x: hidden;
}
img, svg, video, iframe { display: block; max-width: 100%; }
img { height: auto; }
a { color: inherit; text-decoration: none; }
button { font: inherit; color: inherit; background: none; border: 0; padding: 0; cursor: pointer; }
input, select, textarea { font: inherit; color: inherit; }
h1, h2, h3, h4 { margin: 0; font-family: var(--f-display); font-weight: 600; line-height: 1.05; letter-spacing: -.025em; }
p { margin: 0 0 1.1em; }
ul, ol { margin: 0; padding: 0; list-style: none; }
figure, blockquote, dl, dd { margin: 0; }
address { font-style: normal; }
hr { border: 0; }
::selection { background: var(--red); color: var(--white); }
:focus-visible { outline: 2px solid var(--red); outline-offset: 3px; }
.sr-only { position: absolute !important; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
.skip { position: fixed; left: 16px; top: -60px; z-index: 10000; background: var(--red); color: #fff; padding: 10px 16px; font-weight: 700; transition: top .2s; }
.skip:focus { top: 16px; }

.container { width: 100%; max-width: calc(var(--maxw) + var(--gutter) * 2); margin: 0 auto; padding: 0 var(--gutter); }
.container-wide { width: 100%; max-width: calc(1680px + var(--gutter) * 2); margin: 0 auto; padding: 0 var(--gutter); }
.section { position: relative; padding: var(--section) 0; }
.section--tight { padding-top: clamp(40px, 5vw, 72px); }
.section--black { background: var(--black); color: var(--white); }
.section--red { background: var(--red); color: var(--white); }

/* ---------------------------------------------------------------- type */
.h2 { font-size: clamp(2.3rem, 5.2vw, 4.6rem); line-height: 1; letter-spacing: -.035em; }
.h2 em, .phero__title em, .hero__title em, .footer__headline em, .band__title em, .notfound em {
  font-family: var(--f-serif); font-style: italic; font-weight: 400; letter-spacing: -.01em; color: var(--red);
}
.section--red .h2 em { color: var(--black); }
.eyebrow {
  display: flex; align-items: center; gap: 14px; margin: 0 0 22px;
  font: 600 12px/1 var(--f-display); letter-spacing: .32em; text-transform: uppercase; color: var(--red);
}
.eyebrow__dash { width: 42px; height: 2px; background: currentColor; flex: none; transform-origin: left; }
.eyebrow--light { color: var(--white); }
.eyebrow--light .eyebrow__dash { background: var(--red); }
.section--red .eyebrow--light .eyebrow__dash { background: var(--black); }
.eyebrow--center { justify-content: center; }
.lead-p { font-size: clamp(1.02rem, 1.25vw, 1.16rem); line-height: 1.75; color: var(--muted); }
.section--black .lead-p, .form--dark .lead-p { color: var(--muted-light); }
.lead-p--xl { font-size: clamp(1.15rem, 1.6vw, 1.4rem); color: var(--text); line-height: 1.65; }
.note { font-size: 14px; color: var(--muted); border-left: 2px solid var(--red); padding: 2px 0 2px 14px; margin: 0 0 40px; }
.inline { color: var(--red); border-bottom: 1px solid currentColor; }
.textlink {
  display: inline-flex; align-items: center; gap: 10px; font: 600 13px/1 var(--f-display);
  letter-spacing: .14em; text-transform: uppercase; color: inherit; padding: 6px 0; position: relative;
}
.textlink::after { content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px; background: currentColor; transform: scaleX(.35); transform-origin: left; transition: transform .5s var(--ease); }
.textlink:hover::after { transform: scaleX(1); }
.textlink .icon { width: 16px; height: 16px; transition: transform .4s var(--ease); }
.textlink:hover .icon { transform: translateX(4px); }
.icon { width: 20px; height: 20px; flex: none; }
.chips { display: flex; flex-wrap: wrap; gap: 8px; margin: 0 0 28px; }
.chips li { font: 600 12px/1 var(--f-display); letter-spacing: .06em; padding: 9px 14px; border: 1px solid var(--line); border-radius: 100px; }
.chips--sm { margin: 0; gap: 6px; }
.chips--sm li { font: 500 13px/1.2 var(--f-body); letter-spacing: 0; padding: 6px 11px; background: var(--paper); border-color: transparent; }
.actions { display: flex; flex-wrap: wrap; gap: 14px; margin-top: 36px; }

/* ---------------------------------------------------------------- buttons */
.btn {
  --mx: 0px; --my: 0px;
  position: relative; display: inline-flex; align-items: center; gap: 16px;
  height: 58px; padding: 0 10px 0 28px; border-radius: 100px; isolation: isolate; overflow: hidden;
  font: 600 13px/1 var(--f-display); letter-spacing: .14em; text-transform: uppercase; white-space: nowrap;
  transform: translate3d(var(--mx), var(--my), 0); transition: transform .5s var(--ease), color .45s var(--ease), border-color .45s;
}
.btn::before {
  content: ""; position: absolute; inset: 0; z-index: -1; border-radius: inherit;
  transform: translateY(101%); transition: transform .55s var(--ease);
}
.btn:hover::before, .btn:focus-visible::before { transform: translateY(0); }
.btn__label { position: relative; }
.btn__icon {
  display: grid; place-items: center; width: 40px; height: 40px; border-radius: 50%; overflow: hidden;
  transition: background .45s var(--ease), color .45s var(--ease);
}
.btn__icon .icon { width: 18px; height: 18px; transition: transform .5s var(--ease); }
.btn:hover .btn__icon .icon { animation: arrowLoop .6s var(--ease); }
@keyframes arrowLoop { 0% { transform: none; } 49% { transform: translateX(160%); } 50% { transform: translateX(-160%); } 100% { transform: none; } }
.btn--sm { height: 46px; padding: 0 24px; }

.btn--red { background: var(--red); color: var(--white); }
.btn--red::before { background: var(--black); }
.btn--red .btn__icon { background: var(--white); color: var(--red); }
.section--black .btn--red::before, .footer .btn--red::before, .hero .btn--red::before, .menu .btn--red::before { background: var(--white); }
.section--black .btn--red:hover, .footer .btn--red:hover, .hero .btn--red:hover, .menu .btn--red:hover { color: var(--black); }
.section--black .btn--red:hover .btn__icon, .footer .btn--red:hover .btn__icon, .hero .btn--red:hover .btn__icon, .menu .btn--red:hover .btn__icon { background: var(--red); color: var(--white); }

.btn--black { background: var(--black); color: var(--white); }
.btn--black::before { background: var(--red); }
.btn--black .btn__icon { background: var(--red); color: var(--white); }
.btn--black:hover .btn__icon { background: var(--black); }

.btn--ghost { color: var(--white); box-shadow: inset 0 0 0 1px rgba(255, 255, 255, .38); }
.btn--ghost::before { background: var(--white); }
.btn--ghost .btn__icon { background: rgba(255, 255, 255, .12); }
.btn--ghost:hover { color: var(--black); }
.btn--ghost:hover .btn__icon { background: var(--red); color: var(--white); }

.btn--outline { color: var(--text); box-shadow: inset 0 0 0 1px var(--line); }
.btn--outline::before { background: var(--black); }
.btn--outline .btn__icon { background: var(--paper); }
.btn--outline:hover { color: var(--white); }
.btn--outline:hover .btn__icon { background: var(--red); color: var(--white); }

.round-btn {
  display: grid; place-items: center; width: 58px; height: 58px; border-radius: 50%;
  box-shadow: inset 0 0 0 1px var(--line-light); color: var(--white); transition: background .4s, color .4s, box-shadow .4s, transform .4s var(--ease);
}
.round-btn:hover { background: var(--red); box-shadow: inset 0 0 0 1px var(--red); }
.round-btn:active { transform: scale(.94); }
.round-btn[disabled] { opacity: .35; pointer-events: none; }

/* ---------------------------------------------------------------- header */
.header {
  position: fixed; inset: 0 0 auto; z-index: 900; height: var(--header-h);
  color: var(--white); transition: transform .6s var(--ease), background .5s, height .5s var(--ease), box-shadow .5s;
}
.header::before {
  content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0,0,0,.55), transparent);
  pointer-events: none; transition: opacity .5s;
}
.header.is-solid { background: rgba(8, 9, 11, .94); backdrop-filter: blur(14px); -webkit-backdrop-filter: blur(14px); box-shadow: 0 1px 0 var(--line-light); --header-h: 74px; }
.header.is-solid::before { opacity: 0; }
.header.is-hidden { transform: translateY(-105%); }
.page-listing .header, .page-404 .header { background: rgba(8, 9, 11, .96); }
.header__inner { position: relative; height: 100%; display: flex; align-items: center; gap: 28px; padding: 0 var(--gutter); max-width: 1760px; margin: 0 auto; }
.header__logo { display: block; width: 150px; flex: none; color: var(--white); transition: width .5s var(--ease); }
.header.is-solid .header__logo { width: 128px; }
.header__logo .logo { width: 100%; height: auto; overflow: visible; }
.header__logo:hover .logo__house path { animation: roofTrace 1.4s var(--ease-io); }
@keyframes roofTrace { 0% { stroke-dasharray: 1; stroke-dashoffset: 0; } 50% { stroke-dasharray: 1; stroke-dashoffset: 1; } 50.01% { stroke-dashoffset: -1; } 100% { stroke-dasharray: 1; stroke-dashoffset: 0; } }

.nav { margin-left: auto; }
.nav__list { display: flex; align-items: center; gap: 4px; }
.nav__item { position: relative; }
.nav__link {
  position: relative; display: flex; align-items: center; gap: 6px; height: 44px; padding: 0 13px; white-space: nowrap;
  font: 600 12.5px/1 var(--f-display); letter-spacing: .12em; text-transform: uppercase; color: rgba(255,255,255,.86);
  transition: color .3s;
}
.nav__link::after {
  content: ""; position: absolute; left: 14px; right: 14px; bottom: 6px; height: 2px; background: var(--red);
  transform: scaleX(0); transform-origin: right; transition: transform .5s var(--ease);
}
.nav__item:hover > .nav__link, .nav__item:focus-within > .nav__link, .nav__item.is-current > .nav__link { color: var(--white); }
.nav__item:hover > .nav__link::after, .nav__item.is-current > .nav__link::after, .nav__item.is-open > .nav__link::after { transform: scaleX(1); transform-origin: left; }
.nav__chev { width: 14px; height: 14px; transition: transform .4s var(--ease); }
.nav__item:hover .nav__chev, .nav__item.is-open .nav__chev { transform: rotate(180deg); }
.nav__sub {
  position: absolute; top: calc(100% + 10px); left: 50%; min-width: 280px; padding: 12px;
  background: var(--ink); border: 1px solid var(--line-light); border-top: 2px solid var(--red);
  box-shadow: 0 30px 60px rgba(0,0,0,.45);
  opacity: 0; visibility: hidden; transform: translate(-50%, 12px); transition: opacity .35s var(--ease), transform .45s var(--ease), visibility 0s .45s;
}
.nav__sub::before { content: ""; position: absolute; left: 0; right: 0; top: -14px; height: 14px; }
.nav__item:hover > .nav__sub, .nav__item.is-open > .nav__sub, .nav__item:focus-within > .nav__sub {
  opacity: 1; visibility: visible; transform: translate(-50%, 0); transition: opacity .35s var(--ease), transform .45s var(--ease), visibility 0s;
}
.nav__sub a { display: block; padding: 12px 16px; border-radius: 2px; transition: background .3s, padding .4s var(--ease); }
.nav__sub a:hover, .nav__sub a[aria-current] { background: var(--ink-3); padding-left: 22px; }
.nav__sublabel { display: block; font: 600 14px/1.3 var(--f-display); color: var(--white); }
.nav__note { display: block; font-size: 13px; color: var(--muted-light); margin-top: 2px; }
.nav__sub--mega { min-width: 560px; display: grid; grid-template-columns: 1.25fr 1fr; gap: 0 10px; padding: 18px 12px 12px; }
.nav__sub--mega a { padding: 9px 16px; }
.nav__group ul { display: block; }
.nav__group:first-child ul { columns: 2; column-gap: 0; }
.nav__group li { break-inside: avoid; }
.nav__grouplabel { margin: 0 0 8px; padding: 0 16px 10px; border-bottom: 1px solid var(--line-light); font: 600 11px/1 var(--f-display); letter-spacing: .22em; text-transform: uppercase; color: var(--red-hot); }
.nav__sub .nav__all { grid-column: 1 / -1; display: flex; align-items: center; justify-content: space-between; margin-top: 10px; padding: 14px 16px; border-top: 1px solid var(--line-light); font: 600 13px/1 var(--f-display); letter-spacing: .08em; text-transform: uppercase; color: var(--white); }
.nav__sub .nav__all .icon { width: 16px; height: 16px; color: var(--red-hot); transition: transform .4s var(--ease); }
.nav__sub .nav__all:hover .icon { transform: translateX(4px); }
.menu__grouplabel { padding: 14px 0 4px; font: 600 11px/1 var(--f-display); letter-spacing: .22em; text-transform: uppercase; color: var(--red-hot); }
.nav__sub a[aria-current] .nav__sublabel { color: var(--red-hot); }

.header__phone { display: none; align-items: center; gap: 8px; font: 600 13px/1 var(--f-display); letter-spacing: .06em; color: rgba(255,255,255,.86); }
.header__phone .icon { width: 17px; height: 17px; color: var(--red); }
.header__phone:hover { color: var(--white); }
.header__cta { flex: none; }

.burger { display: none; align-items: center; gap: 12px; height: 46px; padding: 0 6px 0 16px; border-radius: 100px; font: 600 12px/1 var(--f-display); letter-spacing: .16em; text-transform: uppercase; }
.burger__lines { position: relative; width: 34px; height: 34px; border-radius: 50%; background: var(--red); order: 2; }
.burger__lines i { position: absolute; left: 10px; right: 10px; height: 2px; background: var(--white); transition: transform .5s var(--ease), top .5s var(--ease); }
.burger__lines i:first-child { top: 13px; }
.burger__lines i:last-child { top: 19px; }
.burger[aria-expanded="true"] .burger__lines i:first-child { top: 16px; transform: rotate(45deg); }
.burger[aria-expanded="true"] .burger__lines i:last-child { top: 16px; transform: rotate(-45deg); }

/* ---------------------------------------------------------------- mobile menu */
.menu { position: fixed; inset: 0; z-index: 890; visibility: hidden; pointer-events: none; }
.menu.is-open { visibility: visible; pointer-events: auto; }
.menu__bg { position: absolute; inset: 0; background: var(--black); clip-path: circle(0 at calc(100% - 50px) 44px); transition: clip-path .8s var(--ease-io); }
.menu.is-open .menu__bg { clip-path: circle(150% at calc(100% - 50px) 44px); }
.menu__bg::after { content: ""; position: absolute; right: -10vw; bottom: -20vh; width: 60vw; height: 60vw; border-radius: 50%; background: radial-gradient(circle, rgba(212,3,6,.35), transparent 65%); }
.menu__inner { position: relative; height: 100%; overflow-y: auto; padding: calc(var(--header-h) + 24px) var(--gutter) 40px; display: grid; gap: 40px; color: var(--white); }
.menu__item { border-bottom: 1px solid var(--line-light); opacity: 0; transform: translateY(30px); transition: opacity .5s, transform .7s var(--ease); }
.menu.is-open .menu__item { opacity: 1; transform: none; }
.menu__link { display: flex; align-items: center; gap: 16px; width: 100%; padding: 16px 0; text-align: left; font: 600 clamp(1.6rem, 6vw, 2.6rem)/1.1 var(--f-display); letter-spacing: -.02em; }
.menu__num { font: 500 12px/1 var(--f-display); color: var(--red); letter-spacing: .1em; width: 24px; }
.menu__plus { margin-left: auto; width: 26px; height: 26px; transition: transform .4s var(--ease); }
.menu__link[aria-expanded="true"] .menu__plus { transform: rotate(45deg); color: var(--red); }
.menu__sub { max-height: 0; overflow: hidden; padding-left: 40px; visibility: hidden; transition: max-height .55s var(--ease), padding .55s var(--ease), visibility 0s .55s; }
.menu__link[aria-expanded="true"] + .menu__sub { max-height: 720px; padding-bottom: 16px; visibility: visible; transition: max-height .7s var(--ease), padding .55s var(--ease), visibility 0s; }
.menu__sub a { display: block; padding: 8px 0; color: var(--muted-light); font-size: 17px; }
.menu__sub a:hover { color: var(--white); }
.menu__aside { display: grid; gap: 14px; align-content: start; opacity: 0; transition: opacity .6s .35s; }
.menu.is-open .menu__aside { opacity: 1; }
.menu__contact { display: flex; align-items: center; gap: 12px; color: var(--muted-light); }
.menu__contact .icon { color: var(--red); }
.menu__aside .btn { justify-self: start; margin-top: 12px; }

/* ---------------------------------------------------------------- social */
.social { display: flex; gap: 12px; }
.social a { display: grid; place-items: center; width: 46px; height: 46px; border-radius: 50%; background: var(--ink-3); color: var(--white); transition: background .35s, transform .4s var(--ease); }
.social a:hover { background: var(--red); }
[data-magnetic] { --mx: 0px; --my: 0px; transform: translate3d(var(--mx), var(--my), 0); transition: transform .5s var(--ease), background .35s, color .45s var(--ease), border-color .45s; }
.social .icon { width: 20px; height: 20px; }
.social--lg { justify-content: center; gap: clamp(18px, 3vw, 34px); }
.social--lg a { width: 64px; height: 64px; background: #1C1C1C; }
.social--lg .icon { width: 26px; height: 26px; }
.social--dark { margin-top: 32px; }
.social--dark a { background: var(--black); }

/* ---------------------------------------------------------------- intro loader */
.intro { position: fixed; inset: 0; z-index: 9990; display: none; place-items: center; background: var(--black); color: var(--white); }
.is-intro .intro { display: grid; animation: introOut 1s var(--ease-io) 2.3s forwards; }
.is-intro .intro__logo { width: min(420px, 70vw); }
.intro__logo .logo { width: 100%; height: auto; overflow: visible; }
.is-intro .intro .logo__house path { stroke-dasharray: 1; stroke-dashoffset: 1; animation: draw 1.3s var(--ease-io) forwards; }
.is-intro .intro .logo__house path:nth-child(2) { animation-delay: .25s; }
.is-intro .intro .logo__house path:nth-child(3) { animation-delay: .4s; }
.is-intro .intro .logo__ten path { stroke-dasharray: 1; stroke-dashoffset: 1; animation: draw .9s var(--ease-io) forwards; }
.is-intro .intro .logo__ten path:nth-child(1) { animation-delay: .75s; }
.is-intro .intro .logo__ten path:nth-child(2) { animation-delay: .85s; }
.is-intro .intro .logo__ten path:nth-child(3) { animation-delay: .95s; }
.is-intro .intro .logo__ten path:nth-child(4) { animation-delay: 1.1s; }
.is-intro .intro .logo__num, .is-intro .intro .logo__word { opacity: 0; animation: fadeUp .8s var(--ease) 1.35s forwards; }
.is-intro .intro .logo__word { animation-delay: 1.5s; }
.is-intro .intro .logo__dash path { stroke-dasharray: 1; stroke-dashoffset: 1; animation: draw .7s var(--ease) 1.6s forwards; }
.intro__bar { position: absolute; left: 50%; bottom: 12vh; width: 180px; height: 1px; background: var(--line-light); transform: translateX(-50%); overflow: hidden; }
.intro__bar span { position: absolute; inset: 0; background: var(--red); transform: scaleX(0); transform-origin: left; }
.is-intro .intro__bar span { animation: grow 2.1s var(--ease-io) forwards; }
@keyframes draw { to { stroke-dashoffset: 0; } }
@keyframes fadeUp { from { opacity: 0; transform: translateY(18px); } to { opacity: 1; transform: none; } }
@keyframes grow { to { transform: scaleX(1); } }
@keyframes introOut { to { clip-path: inset(0 0 100% 0); visibility: hidden; } }
.intro { clip-path: inset(0 0 0 0); }

/* ---------------------------------------------------------------- page curtain */
.curtain { position: fixed; inset: 0; z-index: 9980; pointer-events: none; }
.curtain__red, .curtain__black { position: absolute; inset: 0; transform: translateY(100%); }
.curtain__red { background: var(--red); }
.curtain__black { background: var(--black); display: grid; place-items: center; }
.curtain__mark { width: 180px; color: var(--white); opacity: 0; transition: opacity .3s; }
.curtain__mark .logo { width: 100%; height: auto; }
.is-leaving .curtain { pointer-events: auto; }
.is-leaving .curtain__red { transform: translateY(0); transition: transform .55s var(--ease-io); }
.is-leaving .curtain__black { transform: translateY(0); transition: transform .55s var(--ease-io) .09s; }
.is-leaving .curtain__mark { opacity: 1; transition-delay: .4s; }
.is-arriving .curtain__red, .is-arriving .curtain__black { transform: translateY(0); }
.is-arriving.is-arrived .curtain__black { transform: translateY(-100%); transition: transform .7s var(--ease-io); }
.is-arriving.is-arrived .curtain__red { transform: translateY(-100%); transition: transform .7s var(--ease-io) .08s; }

/* ---------------------------------------------------------------- cursor */
.cursor { position: fixed; left: 0; top: 0; z-index: 9970; pointer-events: none; display: none; }
.has-cursor .cursor { display: block; }
.has-cursor, .has-cursor a, .has-cursor button, .has-cursor label { cursor: none; }
.has-cursor input, .has-cursor textarea, .has-cursor select, .has-cursor iframe { cursor: auto; }
.cursor__dot, .cursor__ring { position: absolute; left: 0; top: 0; border-radius: 50%; will-change: transform; }
.cursor__dot { width: 8px; height: 8px; margin: -4px 0 0 -4px; background: var(--red); transition: opacity .3s, width .3s, height .3s, margin .3s; }
.cursor__ring {
  width: 42px; height: 42px; margin: -21px 0 0 -21px; border: 1.5px solid rgba(212, 3, 6, .65);
  display: grid; place-items: center; overflow: hidden;
  transition: width .45s var(--ease), height .45s var(--ease), margin .45s var(--ease), background .35s, border-color .35s, opacity .3s;
}
.cursor__label { font: 700 11px/1 var(--f-display); letter-spacing: .14em; text-transform: uppercase; color: var(--white); opacity: 0; transform: scale(.6); transition: opacity .25s, transform .45s var(--ease); white-space: nowrap; }
.cursor.is-link .cursor__ring { width: 64px; height: 64px; margin: -32px 0 0 -32px; background: rgba(212, 3, 6, .1); }
.cursor.is-label .cursor__ring { width: 96px; height: 96px; margin: -48px 0 0 -48px; background: var(--red); border-color: var(--red); }
.cursor.is-label .cursor__label { opacity: 1; transform: none; }
.cursor.is-label .cursor__dot, .cursor.is-link .cursor__dot { opacity: 0; }
.cursor.is-down .cursor__ring { width: 34px; height: 34px; margin: -17px 0 0 -17px; }
.cursor.is-hidden .cursor__ring, .cursor.is-hidden .cursor__dot { opacity: 0; }
.cursor.is-text .cursor__ring { opacity: 0; }

/* ---------------------------------------------------------------- scroll progress, to top */
.scrollbar { position: fixed; inset: 0 0 auto; height: 3px; z-index: 950; pointer-events: none; }
.scrollbar span { display: block; height: 100%; background: var(--red); transform: scaleX(var(--p, 0)); transform-origin: left; }
.totop {
  position: fixed; right: 20px; bottom: 20px; z-index: 800; width: 52px; height: 52px; border-radius: 50%;
  display: grid; place-items: center; background: var(--red); color: var(--white); box-shadow: 0 10px 30px rgba(212,3,6,.35);
  opacity: 0; transform: translateY(20px) scale(.8); pointer-events: none; transition: opacity .4s, transform .5s var(--ease), background .3s;
}
.totop.is-visible { opacity: 1; transform: none; pointer-events: auto; }
.totop:hover { background: var(--black); }

/* ---------------------------------------------------------------- reveal states */
.js [data-reveal="up"] { opacity: 0; transform: translateY(46px); transition: opacity 1s var(--ease), transform 1.2s var(--ease); transition-delay: var(--d, 0s); }
.js [data-reveal="fade"] { opacity: 0; transition: opacity 1.2s var(--ease); transition-delay: var(--d, 0s); }
.js [data-reveal="up"].is-in, .js [data-reveal="fade"].is-in { opacity: 1; transform: none; }
.js [data-reveal="wipe"] { position: relative; }
.js [data-reveal="wipe"] > * { opacity: 0; transition: opacity 0s .55s; }
.js [data-reveal="wipe"]::after {
  content: ""; position: absolute; inset: 0; z-index: 5; background: var(--red); pointer-events: none;
  transform: scaleX(0); transform-origin: left;
}
.js [data-reveal="wipe"].is-in > * { opacity: 1; }
.js [data-reveal="wipe"].is-in::after { animation: wipe 1.15s var(--ease-io) forwards; }
@keyframes wipe { 0% { transform: scaleX(0); transform-origin: left; } 48% { transform: scaleX(1); transform-origin: left; } 52% { transform: scaleX(1); transform-origin: right; } 100% { transform: scaleX(0); transform-origin: right; } }
.js [data-reveal="wipe"].is-in img { animation: settle 1.8s var(--ease) .5s both; }
@keyframes settle { from { transform: scale(1.18); } to { transform: none; } }

.w { display: inline-block; overflow: hidden; vertical-align: top; padding: 0 .08em .12em 0; margin: 0 -.08em -.12em 0; }
.w__in { display: inline-block; transform: translateY(110%); transition: transform 1.1s var(--ease); transition-delay: calc(var(--i, 0) * 45ms + var(--d, 0s)); }
[data-split].is-in .w__in, .no-split .w__in { transform: none; }
.js:not(.js-ok) [data-reveal], .js:not(.js-ok) .w__in { animation: failsafe 0s 3s forwards; }
@keyframes failsafe { to { opacity: 1; transform: none; } }

/* ---------------------------------------------------------------- home hero */
.hero { position: relative; min-height: 100svh; min-height: 100vh; display: flex; align-items: flex-end; background: var(--black); color: var(--white); overflow: hidden; isolation: isolate; }
@supports (min-height: 100svh) { .hero { min-height: 100svh; } }
.hero__slides { position: absolute; inset: -30px; z-index: -3; transform: translate3d(var(--mdx, 0), var(--mdy, 0), 0); transition: transform 1.2s var(--ease); }
.hero__slide { position: absolute; inset: 0; opacity: 0; transition: opacity 1.6s var(--ease); }
.hero__slide img { width: 100%; height: 100%; object-fit: cover; transform: scale(1.14); }
.hero__slide.is-active { opacity: 1; z-index: 1; }
.hero__slide.is-active img { animation: kenburns 8s linear forwards; }
.hero__slide.is-leaving { opacity: 1; z-index: 0; }
@keyframes kenburns { from { transform: scale(1.14) translate3d(0, 0, 0); } to { transform: scale(1.02) translate3d(-1%, -1%, 0); } }
.hero__shade { position: absolute; inset: 0; z-index: -2; background:
  linear-gradient(90deg, rgba(8,9,11,.86) 0%, rgba(8,9,11,.5) 45%, rgba(8,9,11,.15) 75%),
  linear-gradient(0deg, rgba(8,9,11,.92) 0%, rgba(8,9,11,0) 45%),
  radial-gradient(60% 50% at 0% 100%, rgba(212,3,6,.38), transparent 70%); }
.hero__roof { position: absolute; inset: auto 0 0; width: 100%; height: 88%; z-index: -1; fill: none; stroke: rgba(255,255,255,.2); stroke-width: 1.2; vector-effect: non-scaling-stroke; }
.hero__roof path { stroke-dasharray: 1; stroke-dashoffset: 1; }
.is-ready .hero__roof path { animation: draw 2.6s var(--ease-io) .3s forwards; }
.is-ready .hero__roof path:nth-child(2) { animation-delay: .9s; stroke: rgba(212,3,6,.7); }
.is-ready .hero__roof path:nth-child(3) { animation-delay: .6s; }
.hero__inner { position: relative; width: 100%; padding-top: calc(var(--header-h) + 40px); padding-bottom: clamp(40px, 7vh, 80px); display: grid; grid-template-columns: minmax(0, 1fr) auto; align-items: end; gap: 40px; }
.hero__title { font-size: clamp(3.4rem, 10.5vw, 10.5rem); line-height: .9; letter-spacing: -.055em; font-weight: 600; margin: 0 0 30px; }
.hero__title .line { display: block; overflow: hidden; padding: 0 .1em .08em 0; margin-bottom: -.08em; }
.hero__title .line__in { display: inline-block; transform: translateY(110%); transition: transform 1.3s var(--ease); }
.hero__title .line:nth-child(2) .line__in { transition-delay: .12s; }
.hero__title em { padding-right: .06em; }
.hero__dot { color: var(--red); font-weight: 700; }
.is-ready .hero__title .line__in { transform: none; }
.hero__eyebrow, .hero__text, .hero__actions, .hero__search, .hero__meta { opacity: 0; transform: translateY(30px); transition: opacity 1s var(--ease), transform 1.2s var(--ease); }
.is-ready .hero__eyebrow { opacity: 1; transform: none; }
.is-ready .hero__text { opacity: 1; transform: none; transition-delay: .35s; }
.is-ready .hero__actions { opacity: 1; transform: none; transition-delay: .5s; }
.is-ready .hero__search { opacity: 1; transform: none; transition-delay: .65s; }
.is-ready .hero__meta { opacity: 1; transform: none; transition-delay: .8s; }
.hero__text { max-width: 520px; font-size: clamp(1.05rem, 1.4vw, 1.25rem); color: rgba(255,255,255,.8); margin: 0; }
.hero__actions { display: flex; flex-wrap: wrap; gap: 14px; margin-top: 34px; }
.hero__search {
  grid-column: 1 / -1; display: flex; align-items: center; max-width: 640px; height: 64px; padding: 0 8px 0 22px;
  background: rgba(255,255,255,.96); color: var(--text); border-radius: 100px; box-shadow: 0 20px 50px rgba(0,0,0,.35);
}
.hero__search-pin { color: var(--red); }
.hero__search input { flex: 1; min-width: 0; height: 100%; border: 0; outline: 0; background: transparent; padding: 0 14px; font-size: 15px; }
.hero__search input::placeholder { color: #80858d; }
.hero__search button { display: grid; place-items: center; width: 48px; height: 48px; border-radius: 50%; background: var(--black); color: var(--white); transition: background .3s, transform .4s var(--ease); }
.hero__search button:hover { background: var(--red); transform: rotate(-45deg); }
.hero__meta { grid-column: 2; grid-row: 1; align-self: end; display: grid; gap: 18px; justify-items: end; }
.hero__counter { display: flex; align-items: center; gap: 12px; font: 600 13px/1 var(--f-display); letter-spacing: .1em; }
.hero__counter i { width: 40px; height: 1px; background: var(--line-light); }
.hero__counter span:first-child { color: var(--red); }
.hero__bars { display: flex; gap: 8px; }
.hero__bars button { position: relative; width: 44px; height: 20px; }
.hero__bars button::before, .hero__bars span { content: ""; position: absolute; left: 0; right: 0; top: 9px; height: 2px; background: rgba(255,255,255,.28); }
.hero__bars span { background: var(--red); transform: scaleX(0); transform-origin: left; }
.hero__bars button.is-done span { transform: scaleX(1); }
.hero__bars button.is-active span { animation: grow var(--dur, 6.5s) linear forwards; }
.hero__scroll { position: absolute; right: var(--gutter); bottom: 26px; display: grid; justify-items: center; gap: 10px; font: 600 10px/1 var(--f-display); letter-spacing: .3em; text-transform: uppercase; color: rgba(255,255,255,.7); }
.hero__scroll i { width: 1px; height: 46px; background: rgba(255,255,255,.2); position: relative; overflow: hidden; }
.hero__scroll i::after { content: ""; position: absolute; left: 0; top: 0; width: 100%; height: 40%; background: var(--red); animation: scrollcue 2s var(--ease-io) infinite; }
@keyframes scrollcue { from { transform: translateY(-100%); } to { transform: translateY(260%); } }

/* ---------------------------------------------------------------- ticker */
.ticker { background: var(--red); color: var(--white); overflow: hidden; padding: 22px 0; position: relative; z-index: 2; }
.ticker__track { display: flex; align-items: center; width: max-content; gap: 36px; animation: ticker 38s linear infinite; }
.ticker:hover .ticker__track { animation-play-state: paused; }
.ticker span { font: 600 clamp(1.3rem, 2.6vw, 2.3rem)/1 var(--f-display); letter-spacing: -.02em; text-transform: uppercase; white-space: nowrap; }
.ticker span:nth-of-type(even) { font-family: var(--f-serif); font-style: italic; font-weight: 400; text-transform: none; letter-spacing: 0; font-size: clamp(1.5rem, 3vw, 2.7rem); }
.ticker i { width: 72px; color: var(--black); --logo-red: var(--white); }
.ticker i .logo { width: 100%; height: auto; }
.ticker i .logo__word, .ticker i .logo__dash, .ticker i .logo__num { display: none; }
@keyframes ticker { to { transform: translateX(-33.333%); } }

/* ---------------------------------------------------------------- founder */
.founder__grid { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 6fr); gap: clamp(40px, 7vw, 120px); align-items: center; }
.founder__visual { position: relative; padding: 0 0 40px 40px; }
.founder__frame { position: absolute; left: 0; bottom: 0; width: 72%; height: 78%; background: var(--red); }
.founder__photo { position: relative; aspect-ratio: 4 / 5; overflow: hidden; background: var(--paper); }
.founder__photo img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 20%; transition: transform 1.4s var(--ease); }
.founder__photo:hover img { transform: scale(1.04); }
.founder__seal { position: absolute; right: -34px; top: 40px; width: 150px; height: 150px; border-radius: 50%; background: var(--black); color: var(--white); display: grid; place-items: center; }
.founder__seal svg { position: absolute; inset: 0; width: 100%; height: 100%; animation: spin 18s linear infinite; }
.founder__seal text { font: 600 12.5px var(--f-display); letter-spacing: .26em; fill: currentColor; }
.founder__seal-mark { font: 700 34px/1 var(--f-display); letter-spacing: -.04em; color: var(--red); }
@keyframes spin { to { transform: rotate(360deg); } }
.founder__copy .h2 { margin-bottom: 30px; }
.stats { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 0; margin: 40px 0 0; border-top: 1px solid var(--line); }
.stat { padding: 24px 18px 0 0; }
.stat + .stat { padding-left: 18px; border-left: 1px solid var(--line); }
.stat__num { display: block; font: 600 clamp(1.6rem, 2.5vw, 2.35rem)/1 var(--f-display); letter-spacing: -.04em; color: var(--red); white-space: nowrap; }
.stat__label { display: block; margin-top: 10px; font-size: 13.5px; line-height: 1.4; color: var(--muted); }
.stats--big { margin-top: 20px; border-color: var(--line-light); }
.stats--big .stat + .stat { border-color: var(--line-light); }
.stats--big .stat { padding-top: 36px; }
.stats--big .stat__num { font-size: clamp(2.6rem, 6vw, 5.6rem); color: var(--white); }
.stats--big .stat__label { color: var(--muted-light); font-size: 15px; }

/* ---------------------------------------------------------------- section heads */
.shead { display: flex; flex-wrap: wrap; align-items: flex-end; justify-content: space-between; gap: 30px 40px; margin-bottom: clamp(40px, 5vw, 70px); }
.shead .h2 { max-width: 16ch; }
.shead__side { display: flex; align-items: center; flex-wrap: wrap; gap: 18px; }
.shead--center { flex-direction: column; align-items: center; justify-content: center; text-align: center; gap: 0; }
.shead--center .h2 { max-width: none; }

/* ---------------------------------------------------------------- carousel + listing cards */
.carousel { overflow: hidden; padding: 10px 0 20px; }
.carousel__track {
  display: flex; gap: 24px; overflow-x: auto; overscroll-behavior-x: contain; scroll-snap-type: x mandatory; scrollbar-width: none;
  padding: 0 max(var(--gutter), calc((100vw - var(--maxw)) / 2)); scroll-padding: 0 max(var(--gutter), calc((100vw - var(--maxw)) / 2));
}
.carousel__track::-webkit-scrollbar { display: none; }
.carousel__track.is-dragging { scroll-snap-type: none; cursor: grabbing; }
.carousel__track.is-dragging a { pointer-events: none; }
.carousel__item { flex: 0 0 clamp(290px, 31vw, 440px); scroll-snap-align: start; }
.carousel__progress { height: 2px; background: var(--line-light); margin-top: 30px; overflow: hidden; }
.carousel__progress span { display: block; height: 100%; width: 100%; background: var(--red); transform: scaleX(var(--p, .2)); transform-origin: left; transition: transform .3s; }

.lcard { --rx: 0deg; --ry: 0deg; perspective: 1000px; }
.lcard__link { display: block; height: 100%; background: var(--ink-2); color: var(--white); transform: rotateX(var(--rx)) rotateY(var(--ry)); transform-style: preserve-3d; transition: transform .6s var(--ease), box-shadow .6s var(--ease); }
.lcard:hover .lcard__link { box-shadow: 0 40px 70px -30px rgba(0,0,0,.6); }
.lcard__media { position: relative; aspect-ratio: 4 / 3; overflow: hidden; background: var(--ink-3); }
.lcard__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease); }
.lcard:hover .lcard__media img { transform: scale(1.08); }
.lcard__shade { position: absolute; inset: 0; background: linear-gradient(0deg, rgba(212,3,6,.55), transparent 60%); opacity: 0; transition: opacity .6s var(--ease); }
.lcard:hover .lcard__shade { opacity: 1; }
.status { position: absolute; left: 16px; top: 16px; z-index: 2; display: inline-flex; align-items: center; gap: 8px; padding: 8px 12px; background: var(--white); color: var(--black); font: 700 11px/1 var(--f-display); letter-spacing: .14em; text-transform: uppercase; }
.status::before { content: ""; width: 7px; height: 7px; border-radius: 50%; background: #1DB954; box-shadow: 0 0 0 0 rgba(29,185,84,.6); animation: pulse 2s infinite; }
.status--pending::before { background: #F2A900; box-shadow: none; animation: none; }
.status--sold { background: var(--red); color: var(--white); }
.status--sold::before { background: var(--white); box-shadow: none; animation: none; }
@keyframes pulse { 70% { box-shadow: 0 0 0 8px rgba(29,185,84,0); } 100% { box-shadow: 0 0 0 0 rgba(29,185,84,0); } }
.lcard__count { position: absolute; right: 14px; bottom: 14px; display: flex; align-items: center; gap: 6px; padding: 6px 10px; background: rgba(8,9,11,.72); font: 600 12px/1 var(--f-display); }
.lcard__count .icon { width: 15px; height: 15px; }
.lcard__body { position: relative; padding: 26px 26px 28px; }
.lcard__price { margin: 0 0 12px; font: 600 clamp(1.5rem, 2vw, 1.9rem)/1 var(--f-display); letter-spacing: -.03em; }
.lcard__reduced { display: inline-block; vertical-align: middle; margin-left: 6px; padding: 5px 8px; background: var(--red); font: 700 10px/1 var(--f-display); letter-spacing: .1em; text-transform: uppercase; }
.lcard__address { font: 600 1.08rem/1.3 var(--f-display); letter-spacing: -.01em; margin: 0 0 4px; }
.lcard__address span { display: block; font: 400 14px/1.5 var(--f-body); color: var(--muted-light); margin-top: 2px; }
.lcard__type { margin: 14px 0 0; font: 600 11px/1 var(--f-display); letter-spacing: .16em; text-transform: uppercase; color: var(--red-hot); }
.lcard__specs { display: flex; flex-wrap: wrap; margin: 14px 0 0; padding-top: 16px; border-top: 1px solid var(--line-light); font-size: 14px; color: rgba(255,255,255,.8); }
.lcard__specs li + li::before { content: "/"; margin: 0 10px; color: var(--red); }
.lcard__cta { display: inline-flex; align-items: center; gap: 8px; margin-top: 18px; font: 600 12px/1 var(--f-display); letter-spacing: .14em; text-transform: uppercase; }
.lcard__cta .icon { width: 16px; height: 16px; color: var(--red); transition: transform .4s var(--ease); }
.lcard:hover .lcard__cta .icon { transform: translateX(6px); }

/* ---------------------------------------------------------------- services */
.services { overflow: hidden; }
.services__roof { position: absolute; right: -6vw; bottom: -14%; width: 62vw; max-width: 1000px; color: rgba(0,0,0,.13); --logo-red: rgba(255,255,255,.07); pointer-events: none; }
.services__roof .logo { width: 100%; height: auto; }
.services__grid { position: relative; display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); border-top: 1px solid rgba(255,255,255,.25); border-bottom: 1px solid rgba(255,255,255,.25); }
.services__grid .svc + .svc { border-left: 1px solid rgba(255,255,255,.25); }
.svc { --rx: 0deg; --ry: 0deg; transform: perspective(900px) rotateX(var(--rx)) rotateY(var(--ry)); position: relative; display: flex; flex-direction: column; min-height: 460px; padding: clamp(28px, 3vw, 44px); overflow: hidden; transition: color .5s, transform .6s var(--ease); }
.svc::before { content: ""; position: absolute; inset: 0; background: var(--black); transform: scaleY(0); transform-origin: bottom; transition: transform .7s var(--ease); z-index: 0; }
.svc:hover::before { transform: scaleY(1); }
.svc > * { position: relative; z-index: 1; }
.svc__num { font: 500 13px/1 var(--f-display); letter-spacing: .2em; opacity: .75; }
.svc__title { margin-top: auto; font-size: clamp(2.6rem, 5vw, 4.6rem); letter-spacing: -.05em; transition: transform .7s var(--ease); }
.svc__text { margin: 18px 0 0; color: rgba(255,255,255,.82); font-size: 15.5px; transform: translateY(10px); transition: transform .7s var(--ease), color .5s; }
.svc:hover .svc__text, .svc:focus-visible .svc__text { transform: none; color: rgba(255,255,255,.95); }
.svc:hover .svc__title { transform: translateY(-8px); }
.svc__more { display: inline-flex; align-items: center; gap: 10px; margin-top: 22px; font: 600 12px/1 var(--f-display); letter-spacing: .16em; text-transform: uppercase; }
.svc__more .icon { width: 18px; height: 18px; transition: transform .4s var(--ease); }
.svc:hover .svc__more .icon { transform: translateX(6px); color: var(--red); }

/* ---------------------------------------------------------------- neighborhoods list */
.hoods { overflow: hidden; }
.hoods__list { border-top: 1px solid var(--line-light); counter-reset: hood; }
.hoods__row { border-bottom: 1px solid var(--line-light); }
.hoods__row a { position: relative; display: grid; grid-template-columns: 60px minmax(0, 1fr) auto 64px; align-items: center; gap: 20px; padding: clamp(18px, 2.4vw, 30px) 0; overflow: hidden; }
.hoods__row a::before { content: ""; position: absolute; inset: 0; background: var(--red); transform: scaleY(0); transform-origin: bottom; transition: transform .6s var(--ease); z-index: 0; }
.hoods__row a:hover::before, .hoods__row a:focus-visible::before { transform: scaleY(1); transform-origin: top; }
.hoods__row a > * { position: relative; z-index: 1; }
.hoods__num { font: 500 13px/1 var(--f-display); letter-spacing: .12em; color: var(--red); transition: color .4s; }
.hoods__row a:hover .hoods__num { color: var(--white); }
.hoods__name { font: 600 clamp(1.8rem, 5vw, 4.4rem)/1 var(--f-display); letter-spacing: -.045em; transition: transform .7s var(--ease), letter-spacing .7s var(--ease); }
.hoods__row a:hover .hoods__name { transform: translateX(18px); }
.hoods__region { font: 600 12px/1 var(--f-display); letter-spacing: .2em; text-transform: uppercase; color: var(--muted-light); }
.hoods__row a:hover .hoods__region { color: var(--white); }
.hoods__thumb { display: none; }
.hoods__arrow { justify-self: end; display: grid; place-items: center; width: 56px; height: 56px; border-radius: 50%; box-shadow: inset 0 0 0 1px var(--line-light); transition: transform .6s var(--ease), background .4s; }
.hoods__row a:hover .hoods__arrow { background: var(--white); color: var(--red); transform: rotate(45deg); }
.hoods__float {
  position: fixed; left: 0; top: 0; z-index: 50; width: 360px; aspect-ratio: 4 / 3; pointer-events: none; overflow: hidden;
  transform: translate3d(var(--fx, -999px), var(--fy, -999px), 0) translate(-50%, -50%) rotate(var(--fr, 0deg));
  clip-path: inset(50% 50% 50% 50%); transition: clip-path .6s var(--ease-io); box-shadow: 0 30px 60px rgba(0,0,0,.5);
}
.hoods__float.is-on { clip-path: inset(0 0 0 0); }
.hoods__float img { width: 100%; height: 100%; object-fit: cover; transform: scale(1.35); transition: transform .9s var(--ease); }
.hoods__float.is-on img { transform: scale(1); }
.hoods__row a:hover .hoods__name { color: var(--white); }


/* ---------------------------------------------------------------- testimonials */
.quotes { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); align-items: stretch; padding: 0; overflow: hidden; }
.quotes__media { position: relative; min-height: 640px; overflow: hidden; }
.quotes__media > div { position: absolute; inset: -60px 0; }
.quotes__media img { width: 100%; height: 100%; object-fit: cover; }
.quotes__body { padding: var(--section) var(--gutter) var(--section) clamp(40px, 7vw, 120px); max-width: 900px; }
.quotes__icon { width: 70px; height: 70px; color: var(--red); margin: 10px 0 20px; }
.quotes__icon .icon { width: 100%; height: 100%; }
.quotes__stage { position: relative; display: grid; }
.quote { grid-area: 1 / 1; opacity: 0; visibility: hidden; transform: translateY(24px); transition: opacity .7s var(--ease), transform .9s var(--ease), visibility 0s .9s; }
.quote.is-active { opacity: 1; visibility: visible; transform: none; transition: opacity .9s var(--ease) .15s, transform 1.1s var(--ease) .15s, visibility 0s; }
.quote blockquote { font: 400 clamp(1.35rem, 2.4vw, 2.2rem)/1.35 var(--f-display); letter-spacing: -.02em; }
.quote figcaption { margin-top: 28px; display: grid; gap: 4px; }
.quote figcaption strong { font: 600 12px/1 var(--f-display); letter-spacing: .2em; text-transform: uppercase; color: var(--red-hot); }
.quote figcaption span { font-size: 17px; color: var(--muted-light); }
.quotes__controls { display: flex; align-items: center; gap: 16px; margin: 44px 0 36px; }
.quotes__progress { flex: 1; max-width: 260px; height: 2px; background: var(--line-light); overflow: hidden; }
.quotes__progress span { display: block; height: 100%; background: var(--red); transform: scaleX(0); transform-origin: left; }
.quotes__progress span.is-running { animation: grow var(--dur, 7s) linear forwards; }
.quotes__count { font: 600 13px/1 var(--f-display); letter-spacing: .1em; color: var(--muted-light); min-width: 44px; }

/* ---------------------------------------------------------------- CTA band */
.band { position: relative; background: var(--red); color: var(--white); overflow: hidden; padding: clamp(70px, 9vw, 130px) 0; }
.band__marquee { position: absolute; inset: 50% 0 auto; transform: translateY(-50%); pointer-events: none; }
.band__track { display: flex; align-items: center; gap: 4vw; width: max-content; animation: ticker 50s linear infinite; }
.band__track span { font: 700 clamp(7rem, 18vw, 17rem)/1 var(--f-display); letter-spacing: -.06em; color: transparent; -webkit-text-stroke: 1.5px rgba(255,255,255,.2); text-transform: uppercase; }
.band__track i { width: 3vw; height: 3vw; border-radius: 50%; background: rgba(0,0,0,.25); }
.band__inner { position: relative; display: grid; grid-template-columns: minmax(0, 1.2fr) minmax(0, 1fr); gap: 40px; align-items: end; }
.band__title { font-size: clamp(2.6rem, 6vw, 5.6rem); letter-spacing: -.05em; line-height: .98; }
.band__title em { color: var(--black); }
.band__side p { font-size: clamp(1.05rem, 1.4vw, 1.25rem); color: rgba(255,255,255,.9); margin-bottom: 26px; max-width: 460px; }

/* ---------------------------------------------------------------- news */
.press__grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(280px, 1fr)); gap: 30px; }
.ncard { display: block; }
.ncard__media { aspect-ratio: 4 / 3; overflow: hidden; background: var(--paper); margin-bottom: 22px; }
.ncard__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease), filter .6s; }
.ncard:hover .ncard__media img { transform: scale(1.06); }
.ncard__kicker { margin: 0 0 10px; font: 600 11px/1 var(--f-display); letter-spacing: .2em; text-transform: uppercase; color: var(--red); }
.ncard__title { font-size: 1.35rem; line-height: 1.25; letter-spacing: -.02em; transition: color .3s; }
.ncard:hover .ncard__title { color: var(--red); }
.ncard--dark:hover .ncard__title { color: var(--red-hot); }
.ncard--dark .ncard__media { background: var(--ink-2); }
.ncard__more { display: inline-flex; align-items: center; gap: 8px; margin-top: 16px; font: 600 12px/1 var(--f-display); letter-spacing: .14em; text-transform: uppercase; }
.ncard__more .icon { width: 16px; height: 16px; color: var(--red); transition: transform .4s var(--ease); }
.ncard:hover .ncard__more .icon, .nrow:hover .ncard__more .icon { transform: translateX(6px); }

.newslist { display: grid; gap: 0; border-top: 1px solid var(--line); }
.nrow { display: grid; grid-template-columns: minmax(0, 420px) minmax(0, 1fr); gap: clamp(24px, 4vw, 60px); align-items: center; padding: 40px 0; border-bottom: 1px solid var(--line); }
.nrow__media { aspect-ratio: 16 / 10; overflow: hidden; background: var(--paper); }
.nrow__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease); }
.nrow:hover .nrow__media img { transform: scale(1.06); }
.nrow__title { font-size: clamp(1.6rem, 3vw, 2.5rem); letter-spacing: -.035em; line-height: 1.08; margin-bottom: 16px; transition: color .3s; }
.nrow:hover .nrow__title { color: var(--red); }
.nrow__excerpt { color: var(--muted); margin: 0; }

.post__body { max-width: 900px; }
.post__fig { margin: 40px 0; overflow: hidden; background: var(--paper); }
.post__fig a { display: block; }
.post__fig img { width: 100%; }
.post__fig--wide { background: transparent; }
.post__nav { margin-top: 40px; }

/* ---------------------------------------------------------------- contact + forms */
.contact__grid, .contactpage__grid { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 6fr); gap: clamp(40px, 7vw, 110px); align-items: start; }
.contact__lead { color: var(--muted-light); max-width: 440px; margin: 26px 0 36px; }
.contact__list { display: grid; gap: 4px; }
.contact__list a { display: flex; align-items: center; gap: 18px; padding: 16px 0; border-bottom: 1px solid var(--line-light); transition: padding .5s var(--ease); }
.contact__list a:hover { padding-left: 10px; }
.contact__list .icon { width: 46px; height: 46px; padding: 12px; border-radius: 50%; background: var(--red); color: var(--white); }
.contact__list span { display: grid; gap: 4px; font: 600 15px/1.35 var(--f-display); letter-spacing: .02em; }
.contact__list small { font: 600 11px/1 var(--f-display); letter-spacing: .2em; text-transform: uppercase; color: var(--muted-light); }
.contact__list--dark a { border-color: var(--line); }
.contact__list--dark small { color: var(--muted); }
.contactpage .lead-p { margin: 26px 0 30px; }

.form { position: relative; }
.form__title { font-size: 1.5rem; letter-spacing: -.02em; margin-bottom: 26px; }
.form__title--sub { font-size: 1.1rem; margin: 36px 0 18px; padding-top: 28px; border-top: 1px solid var(--line); }
.form__hint { margin: -14px 0 24px; font-size: 14px; color: var(--muted); }
.form__hint em { color: var(--red); font-style: normal; }
.form__grid { display: grid; grid-template-columns: 1fr 1fr; gap: 10px 26px; }
.span-2 { grid-column: 1 / -1; }
.field { position: relative; display: block; padding-top: 18px; }
.field__label { display: block; font: 600 11px/1 var(--f-display); letter-spacing: .18em; text-transform: uppercase; color: var(--muted); margin-bottom: 4px; transition: color .3s; }
.field__label em { color: var(--red); font-style: normal; }
.field input, .field textarea, .field select {
  display: block; width: 100%; padding: 12px 0 12px; border: 0; border-bottom: 1px solid var(--line); border-radius: 0;
  background: transparent; outline: 0; font-size: 16px; color: inherit; -webkit-appearance: none; appearance: none; transition: border-color .3s;
}
.field textarea { resize: vertical; min-height: 110px; }
.field select { padding-right: 30px; }
.field__chev { position: absolute; right: 0; bottom: 14px; width: 18px; height: 18px; color: var(--red); pointer-events: none; }
.field__line { position: absolute; left: 0; right: 0; bottom: 0; height: 2px; background: var(--red); transform: scaleX(0); transform-origin: left; transition: transform .6s var(--ease); }
.field:focus-within .field__line { transform: scaleX(1); }
.field:focus-within .field__label { color: var(--red); }
.field.is-invalid .field__line { transform: scaleX(1); background: #ff5a5f; }
.field.is-invalid .field__label { color: #e0282e; }
.field input::placeholder, .field textarea::placeholder { color: #9aa0a6; }
.consent { position: relative; display: flex; gap: 14px; align-items: flex-start; margin: 26px 0 0; font-size: 14px; line-height: 1.5; color: var(--muted); }
.consent input { position: absolute; opacity: 0; width: 22px; height: 22px; margin: 0; }
.consent__box { flex: none; width: 22px; height: 22px; border: 1.5px solid var(--line); position: relative; transition: background .3s, border-color .3s; }
.consent__box::after { content: ""; position: absolute; left: 6px; top: 2px; width: 6px; height: 11px; border: solid var(--white); border-width: 0 2px 2px 0; transform: rotate(45deg) scale(0); transition: transform .3s var(--ease); }
.consent input:checked + .consent__box { background: var(--red); border-color: var(--red); }
.consent input:checked + .consent__box::after { transform: rotate(45deg) scale(1); }
.consent input:focus-visible + .consent__box { outline: 2px solid var(--red); outline-offset: 2px; }
.consent.is-invalid .consent__box { border-color: #e0282e; }
.consent a { color: var(--red); border-bottom: 1px solid currentColor; }
.form__actions { display: flex; flex-wrap: wrap; align-items: center; gap: 20px; margin-top: 30px; }
.form__actions .btn { border: 0; }
.form__status { margin: 0; font-size: 14px; font-weight: 600; }
.form__status.is-ok { color: #1a9a4a; }
.form__status.is-error { color: #e0282e; }
.form.is-sent .form__grid, .form.is-sent .consent { opacity: .45; pointer-events: none; transition: opacity .4s; }

.contact__form .form, .form--dark { color: var(--white); }
.contact__form .field__label, .form--dark .field__label, .contact__form .consent { color: var(--muted-light); }
.contact__form .field input, .contact__form .field textarea { border-color: var(--line-light); }
.contact__form .consent__box { border-color: rgba(255,255,255,.4); }
.contact__form { background: var(--ink-2); padding: clamp(28px, 4vw, 56px); border-top: 3px solid var(--red); }
.form--card { background: var(--white); padding: clamp(26px, 3.4vw, 48px); box-shadow: 0 40px 80px -40px rgba(8,9,11,.35); border-top: 3px solid var(--red); }

/* ---------------------------------------------------------------- page hero */
.phero { position: relative; min-height: clamp(460px, 72vh, 760px); display: flex; align-items: flex-end; background: var(--black); color: var(--white); overflow: hidden; isolation: isolate; }
.phero--short { min-height: clamp(420px, 58vh, 620px); }
.phero--plain, .phero--post { min-height: clamp(380px, 52vh, 560px); }
.phero__media { position: absolute; inset: -12% 0; z-index: -3; }
.phero__media img { width: 100%; height: 100%; object-fit: cover; animation: heroZoom 2.4s var(--ease) both; }
@keyframes heroZoom { from { transform: scale(1.18); } to { transform: none; } }
.phero__shade { position: absolute; inset: 0; z-index: -2; background: linear-gradient(0deg, rgba(8,9,11,.95) 0%, rgba(8,9,11,.35) 55%, rgba(8,9,11,.55) 100%), radial-gradient(70% 60% at 100% 100%, rgba(212,3,6,.32), transparent 70%); }
.phero--plain .phero__shade { background: radial-gradient(60% 80% at 100% 100%, rgba(212,3,6,.4), transparent 70%), var(--black); }
.phero__roof { position: absolute; left: 0; right: 0; bottom: 0; width: 100%; height: 70%; z-index: -1; fill: none; stroke: rgba(255,255,255,.14); stroke-width: 1.2; vector-effect: non-scaling-stroke; }
.phero__roof path { stroke-dasharray: 1; stroke-dashoffset: 1; animation: draw 2.8s var(--ease-io) .4s forwards; }
.phero__inner { padding-top: calc(var(--header-h) + 50px); padding-bottom: clamp(44px, 7vw, 90px); }
.phero__title { font-size: clamp(2.8rem, 8vw, 7.6rem); line-height: .95; letter-spacing: -.055em; max-width: 14ch; }
.phero--post .phero__title { font-size: clamp(2.2rem, 5.4vw, 5rem); max-width: 22ch; }
.phero__lead { margin: 24px 0 0; max-width: 560px; font-size: clamp(1.05rem, 1.5vw, 1.3rem); color: rgba(255,255,255,.8); }
.crumbs ol { display: flex; flex-wrap: wrap; gap: 6px 0; margin-bottom: 30px; font: 600 11px/1.4 var(--f-display); letter-spacing: .16em; text-transform: uppercase; color: rgba(255,255,255,.6); }
.crumbs li + li::before { content: "/"; margin: 0 12px; color: var(--red); }
.crumbs a:hover { color: var(--white); }
.crumbs [aria-current] { color: var(--white); }
.crumbs--dark ol { color: var(--muted); margin: 0 0 22px; }
.crumbs--dark a:hover, .crumbs--dark [aria-current] { color: var(--text); }

/* ---------------------------------------------------------------- about */
.about__grid { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 6fr); gap: clamp(40px, 7vw, 120px); align-items: start; }
.about__visual { position: sticky; top: calc(var(--header-h) + 30px); }
.about__photo { aspect-ratio: 4 / 5; overflow: hidden; }
.about__photo img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 20%; }
.about__tag { position: absolute; left: -1px; bottom: 30px; padding: 18px 26px; background: var(--red); color: var(--white); display: grid; gap: 4px; }
.about__tag strong { font: 600 18px/1.1 var(--f-display); }
.about__tag span { font-size: 13px; opacity: .85; }
.about__copy .h2 { margin-bottom: 34px; }
.designations { margin-top: 60px; display: grid; grid-template-columns: 200px 1fr; gap: 20px; align-items: center; padding-top: 30px; border-top: 1px solid var(--line-light); }
.designations__label { margin: 0; font: 600 12px/1 var(--f-display); letter-spacing: .2em; text-transform: uppercase; color: var(--red-hot); }
.designations ul { display: flex; flex-wrap: wrap; gap: 10px; }
.designations li { padding: 12px 18px; border: 1px solid var(--line-light); border-radius: 100px; font: 500 14px/1 var(--f-display); }

/* ---------------------------------------------------------------- agents roster */
.roster { padding-top: clamp(50px, 6vw, 90px); }
.agent { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: clamp(36px, 6vw, 100px); align-items: center; padding: clamp(50px, 7vw, 110px) 0; border-bottom: 1px solid var(--line); scroll-margin-top: calc(var(--header-h) + 10px); }
.agent:first-child { padding-top: 0; }
.agent--flip { grid-template-columns: minmax(0, 7fr) minmax(0, 5fr); }
.agent--flip .agent__visual { order: 2; }
.agent__visual { position: relative; }
.agent__photo { aspect-ratio: 4 / 5; overflow: hidden; background: var(--paper); }
.agent__photo { position: relative; }
.agent__photo-in { position: absolute; inset: -8% 0; }
.agent__photo img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 20%; }
.agent__name { font-size: clamp(2.2rem, 4.6vw, 4rem); letter-spacing: -.045em; margin-bottom: 26px; }
.agent__meta { display: flex; flex-wrap: wrap; gap: 12px 30px; margin-bottom: 26px; }
.agent__meta a, .agent__meta span { display: flex; align-items: center; gap: 10px; font-size: 15px; overflow-wrap: anywhere; }
.agent__meta .icon { width: 18px; height: 18px; color: var(--red); }
.agent__meta a:hover { color: var(--red); }
.agent__bio { color: var(--muted); position: relative; }
.agent__bio.is-clamped { max-height: 11.5em; overflow: hidden; }
.agent__bio.is-clamped::after { content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 5em; background: linear-gradient(transparent, var(--white)); }
.agent__bio + .textlink { margin-top: 10px; color: var(--red); }
.agent__bio + .textlink .icon { transition: transform .4s var(--ease); }
.agent__bio + .textlink[aria-expanded="true"] .icon { transform: rotate(45deg); }
.agent--founder { position: relative; }
.agent--founder .agent__name { font-size: clamp(2.6rem, 6vw, 5.4rem); }

/* ---------------------------------------------------------------- reviews */
.reviews__grid { columns: 2 380px; column-gap: 30px; }
.rwrap { break-inside: avoid; padding-bottom: 30px; }
.rcard { --rx: 0deg; --ry: 0deg; margin: 0; padding: clamp(30px, 4vw, 54px); background: var(--paper); position: relative; transform: perspective(1000px) rotateX(var(--rx)) rotateY(var(--ry)); transition: transform .6s var(--ease), background .5s, color .5s; }
.rcard:hover { background: var(--black); color: var(--white); }
.rcard--feature { background: var(--red); color: var(--white); }
.rcard--feature:hover { background: var(--black); }
.rcard__icon { display: block; width: 48px; height: 48px; color: var(--red); margin-bottom: 20px; }
.rcard--feature .rcard__icon { color: var(--black); }
.rcard:hover .rcard__icon { color: var(--red); }
.rcard__icon .icon { width: 100%; height: 100%; }
.rcard blockquote { font: 400 clamp(1.15rem, 1.7vw, 1.45rem)/1.5 var(--f-display); letter-spacing: -.015em; }
.rcard figcaption { margin-top: 26px; padding-top: 20px; border-top: 1px solid currentColor; border-color: rgba(128,128,128,.3); display: grid; gap: 4px; }
.rcard__kind { font: 600 11px/1 var(--f-display); letter-spacing: .2em; text-transform: uppercase; opacity: .7; }

/* ---------------------------------------------------------------- listings grid + filters */
.filters { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: center; gap: 20px; margin-bottom: 44px; }
.filters__group { display: flex; flex-wrap: wrap; gap: 10px; }
.chip-btn { display: inline-flex; align-items: center; gap: 10px; height: 46px; padding: 0 20px; border: 1px solid var(--line); border-radius: 100px; font: 600 12px/1 var(--f-display); letter-spacing: .12em; text-transform: uppercase; transition: background .3s, color .3s, border-color .3s; }
.chip-btn span { display: grid; place-items: center; min-width: 24px; height: 24px; padding: 0 6px; border-radius: 100px; background: var(--paper); color: var(--text); font-size: 11px; letter-spacing: 0; }
.chip-btn:hover { border-color: var(--black); }
.chip-btn.is-active { background: var(--black); color: var(--white); border-color: var(--black); }
.chip-btn.is-active span { background: var(--red); color: var(--white); }
.filters__note { margin: 0; font-size: 14px; color: var(--muted); }
.filters__note a { color: var(--red); border-bottom: 1px solid currentColor; }
.lgrid { display: grid; grid-template-columns: repeat(auto-fill, minmax(320px, 1fr)); gap: 30px; }
.lgrid__item { transition: opacity .5s var(--ease), transform .6s var(--ease); }
.lgrid__item.is-filtered { display: none; }
.idx-teaser__inner { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: flex-end; gap: 30px; }
.idx-teaser .lead-p { max-width: 520px; margin-top: 20px; }

/* ---------------------------------------------------------------- IDX */
@keyframes bounce { 50% { transform: translateY(-12px); } }

/* ---------------------------------------------------------------- listing detail */
.lhero { padding-top: calc(var(--header-h) + 34px); background: var(--white); }
.gallery { position: relative; display: grid; grid-template-columns: 2fr 1fr 1fr; grid-template-rows: repeat(2, minmax(0, 1fr)); gap: 8px; height: min(72vh, 720px); min-height: 420px; }
.gallery__cell { position: relative; overflow: hidden; background: var(--paper); }
.gallery__cell img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease), filter .6s; }
.gallery__cell:hover img { transform: scale(1.06); }
.gallery__cell::after { content: ""; position: absolute; inset: 0; background: rgba(212,3,6,.25); opacity: 0; transition: opacity .5s; }
.gallery__cell:hover::after { opacity: 1; }
.gallery__cell--1 { grid-row: 1 / 3; }
.gallery--single { grid-template-columns: 1fr; grid-template-rows: 1fr; }
.gallery__all { position: absolute; right: 18px; bottom: 18px; z-index: 3; display: inline-flex; align-items: center; gap: 10px; height: 48px; padding: 0 20px; border-radius: 100px; background: var(--white); color: var(--black); font: 600 12px/1 var(--f-display); letter-spacing: .1em; text-transform: uppercase; box-shadow: 0 12px 30px rgba(0,0,0,.25); transition: background .3s, color .3s; }
.gallery__all:hover { background: var(--red); color: var(--white); }
.gallery .status { left: 18px; top: 18px; }
.lmain__grid { display: grid; grid-template-columns: minmax(0, 1fr) minmax(320px, 440px); gap: clamp(40px, 6vw, 100px); align-items: start; }
.lsum { padding-bottom: 44px; border-bottom: 1px solid var(--line); }
.lsum__type { margin: 0 0 16px; font: 600 12px/1.3 var(--f-display); letter-spacing: .18em; text-transform: uppercase; color: var(--red); }
.lsum__title { font-size: clamp(2.2rem, 5vw, 4.4rem); letter-spacing: -.05em; line-height: .98; }
.lsum__title span { display: block; margin-top: 12px; font: 400 clamp(1.05rem, 1.6vw, 1.3rem)/1.3 var(--f-body); letter-spacing: 0; color: var(--muted); }
.lsum__price { margin: 26px 0 0; display: flex; flex-wrap: wrap; align-items: center; gap: 14px; font: 600 clamp(2rem, 4vw, 3.2rem)/1 var(--f-display); letter-spacing: -.04em; color: var(--red); }
.lsum__reduced { padding: 7px 12px; background: var(--black); color: var(--white); font: 700 11px/1 var(--f-display); letter-spacing: .12em; text-transform: uppercase; }
.kstats { display: flex; flex-wrap: wrap; margin-top: 34px; border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.kstats li { flex: 1 1 118px; display: grid; gap: 6px; padding: 20px; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.kstats .icon { width: 24px; height: 24px; color: var(--red); margin-bottom: 6px; }
.kstats strong { font: 600 1.6rem/1 var(--f-display); letter-spacing: -.03em; }
.kstats small { font-size: .9rem; margin-left: 2px; color: var(--muted); }
.kstats span { font-size: 13px; color: var(--muted); }
.lblock { padding: 44px 0; border-bottom: 1px solid var(--line); }
.lblock__title { font-size: clamp(1.4rem, 2.4vw, 2rem); letter-spacing: -.03em; margin-bottom: 24px; }
.facts { display: grid; grid-template-columns: repeat(auto-fill, minmax(220px, 1fr)); gap: 0 30px; }
.facts div { padding: 14px 0; border-bottom: 1px dashed var(--line); }
.facts dt { font: 600 11px/1.2 var(--f-display); letter-spacing: .14em; text-transform: uppercase; color: var(--muted); margin-bottom: 6px; }
.facts dd { font-size: 16px; font-weight: 600; }
.feats div { display: grid; grid-template-columns: 200px minmax(0, 1fr); gap: 20px; padding: 14px 0; border-bottom: 1px dashed var(--line); }
.feats dt { font: 600 12px/1.4 var(--f-display); letter-spacing: .08em; text-transform: uppercase; color: var(--muted); padding-top: 5px; }
.map { position: relative; aspect-ratio: 16 / 9; background: var(--black); overflow: hidden; }
.map--lg { aspect-ratio: 21 / 9; }
.map iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; filter: grayscale(.2) contrast(1.05); }
.map__load { position: absolute; inset: 0; display: grid; place-content: center; justify-items: center; gap: 10px; color: var(--white); background:
  radial-gradient(circle at 50% 50%, rgba(212,3,6,.35), transparent 55%),
  repeating-linear-gradient(0deg, rgba(255,255,255,.05) 0 1px, transparent 1px 48px),
  repeating-linear-gradient(90deg, rgba(255,255,255,.05) 0 1px, transparent 1px 48px), var(--ink); }
.map__load .icon { width: 64px; height: 64px; padding: 16px; border-radius: 50%; background: var(--red); animation: pinbob 2.2s var(--ease) infinite; }
@keyframes pinbob { 50% { transform: translateY(-8px); } }
.map__load span { font: 600 13px/1 var(--f-display); letter-spacing: .18em; text-transform: uppercase; }
.map__load small { color: var(--muted-light); font-size: 14px; }
.source { margin: 30px 0 0; font-size: 13px; color: var(--muted); }
.sticky { position: sticky; top: calc(var(--header-h) + 24px); display: grid; gap: 20px; }
.agentbox { display: flex; align-items: center; gap: 18px; padding: 20px; background: var(--black); color: var(--white); }
.agentbox__photo { width: 76px; height: 76px; border-radius: 50%; overflow: hidden; flex: none; border: 2px solid var(--red); }
.agentbox__photo img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 20%; }
.agentbox__role { margin: 0; font: 600 10px/1 var(--f-display); letter-spacing: .2em; text-transform: uppercase; color: var(--red-hot); }
.agentbox__name { margin: 6px 0 4px; font: 600 18px/1.1 var(--f-display); }
.agentbox a { color: var(--muted-light); font-size: 15px; }
.agentbox a:hover { color: var(--white); }
.lmain__aside .form--card { box-shadow: 0 30px 60px -30px rgba(8,9,11,.3); border: 1px solid var(--line); border-top: 3px solid var(--red); }
.lmain__aside .form__title { font-size: 1.3rem; }

/* ---------------------------------------------------------------- lightbox */
.lightbox { position: fixed; inset: 0; z-index: 9960; display: grid; grid-template-rows: auto minmax(0, 1fr) auto; background: rgba(8,9,11,.97); color: var(--white); opacity: 0; visibility: hidden; transition: opacity .45s var(--ease), visibility 0s .45s; }
.lightbox.is-open { opacity: 1; visibility: visible; transition: opacity .45s var(--ease), visibility 0s; }
.lightbox__top { display: flex; align-items: center; justify-content: space-between; padding: 18px var(--gutter); font: 600 13px/1 var(--f-display); letter-spacing: .1em; }
.lightbox__stage { position: relative; display: grid; place-items: center; padding: 0 80px; min-height: 0; }
.lightbox__stage img { max-width: 100%; max-height: 100%; object-fit: contain; opacity: 0; transform: scale(.97); transition: opacity .45s var(--ease), transform .7s var(--ease); user-select: none; -webkit-user-drag: none; }
.lightbox__stage img.is-ready { opacity: 1; transform: none; }
.lightbox__btn { position: absolute; top: 50%; transform: translateY(-50%); }
.lightbox__btn--prev { left: 16px; }
.lightbox__btn--next { right: 16px; }
.lightbox__caption { padding: 18px var(--gutter) 26px; text-align: center; font-size: 14px; color: var(--muted-light); }
.lightbox__close { width: 50px; height: 50px; }

/* ---------------------------------------------------------------- locations */
.city__grid { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: clamp(40px, 6vw, 100px); align-items: start; }
.city__lead { position: sticky; top: calc(var(--header-h) + 30px); }
.city__copy .lead-p:first-child::first-letter { float: left; font: 400 5.2em/.78 var(--f-serif); font-style: italic; color: var(--red); margin: .08em .08em 0 0; }
.doc { display: inline-flex; align-items: center; gap: 16px; margin-top: 34px; padding: 14px 24px 14px 14px; background: var(--black); color: var(--white); transition: background .4s; }
.doc:hover { background: var(--red); }
.doc__icon { display: grid; place-items: center; width: 50px; height: 50px; background: var(--red); transition: background .4s; }
.doc:hover .doc__icon { background: var(--black); }
.doc strong { display: block; font: 600 15px/1.2 var(--f-display); }
.doc small { font-size: 12px; letter-spacing: .14em; color: var(--muted-light); }
.hgrid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 40px 30px; }
.hcard__media { display: block; aspect-ratio: 16 / 10; overflow: hidden; margin-bottom: 22px; background: var(--ink-2); }
.hcard__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease); }
.hcard:hover .hcard__media img { transform: scale(1.07); }
.hcard__num { margin: 0 0 10px; font: 500 12px/1 var(--f-display); letter-spacing: .14em; color: var(--red); }
.hcard__title { font-size: 1.8rem; letter-spacing: -.035em; margin-bottom: 14px; }
.hcard__title a:hover { color: var(--red-hot); }
.hcard__text { color: var(--muted-light); font-size: 15px; }
.hcard__actions { display: flex; gap: 24px; }
.more-areas { margin-top: 80px; padding-top: 40px; border-top: 1px solid var(--line-light); display: grid; grid-template-columns: 200px 1fr; gap: 20px; }
.more-areas h3 { font: 600 12px/1.6 var(--f-display); letter-spacing: .2em; text-transform: uppercase; color: var(--red-hot); }
.more-areas ul { display: flex; flex-wrap: wrap; gap: 10px; }
.more-areas a { display: inline-flex; align-items: center; gap: 8px; padding: 12px 18px; border: 1px solid var(--line-light); border-radius: 100px; font: 600 14px/1 var(--f-display); transition: background .3s, border-color .3s; }
.more-areas a .icon { width: 16px; height: 16px; color: var(--red); transition: transform .4s var(--ease), color .3s; }
.more-areas a:hover { background: var(--red); border-color: var(--red); }
.more-areas a:hover .icon { color: var(--white); transform: rotate(45deg); }
.soon__inner { max-width: 820px; }
.soon .h2 { margin-bottom: 28px; }
.others__grid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 20px; }
.ocard { position: relative; display: block; aspect-ratio: 3 / 4; overflow: hidden; background: var(--ink-2); color: var(--white); }
.ocard img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease); }
.ocard::after { content: ""; position: absolute; inset: 0; background: linear-gradient(0deg, rgba(8,9,11,.85), transparent 55%); transition: background .6s; }
.ocard:hover::after { background: linear-gradient(0deg, rgba(212,3,6,.9), rgba(212,3,6,.15) 70%); }
.ocard:hover img { transform: scale(1.08); }
.ocard__name { position: absolute; left: 20px; right: 20px; bottom: 20px; z-index: 1; display: flex; justify-content: space-between; align-items: center; gap: 10px; font: 600 1.35rem/1.1 var(--f-display); letter-spacing: -.02em; }
.ocard__name .icon { transition: transform .5s var(--ease); }
.ocard:hover .ocard__name .icon { transform: rotate(45deg); }

/* ---------------------------------------------------------------- services page, CMA */
.service__grid { display: grid; grid-template-columns: 260px minmax(0, 1fr); gap: clamp(40px, 7vw, 120px); align-items: start; }
.service__nav { position: sticky; top: calc(var(--header-h) + 30px); display: grid; border-top: 1px solid var(--line); }
.service__tab { display: flex; align-items: baseline; gap: 16px; padding: 22px 0; border-bottom: 1px solid var(--line); font: 600 1.8rem/1 var(--f-display); letter-spacing: -.03em; color: #b7bbc1; transition: color .3s, padding .5s var(--ease); }
.service__tab span { font-size: 12px; letter-spacing: .12em; color: var(--red); }
.service__tab:hover { color: var(--text); padding-left: 10px; }
.service__tab.is-active { color: var(--text); }
.service__tab.is-active::after { content: ""; margin-left: auto; width: 10px; height: 10px; border-radius: 50%; background: var(--red); align-self: center; }
.callout { margin-top: 44px; padding: clamp(28px, 4vw, 48px); background: var(--black); color: var(--white); position: relative; overflow: hidden; }
.callout::before { content: ""; position: absolute; left: 0; top: 0; bottom: 0; width: 5px; background: var(--red); }
.callout__title { font-size: clamp(1.6rem, 3vw, 2.4rem); letter-spacing: -.035em; margin-bottom: 12px; }
.callout p { margin: 0; color: var(--muted-light); font-size: 1.1rem; }
.cma__grid { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 7fr); gap: clamp(40px, 6vw, 100px); align-items: start; }
.cma__copy .h2 { margin-bottom: 28px; }
.cma__copy .contact__list { margin-top: 30px; }

/* ---------------------------------------------------------------- contact page */
.visit__addr { margin: 0; font: 600 1.2rem/1.4 var(--f-display); color: var(--muted-light); }

/* ---------------------------------------------------------------- legal */
.legal__body { max-width: 860px; }
.legal__date { font: 600 12px/1 var(--f-display); letter-spacing: .18em; text-transform: uppercase; color: var(--red); }
.legal h2 { font-size: clamp(1.3rem, 2.2vw, 1.7rem); letter-spacing: -.02em; margin: 48px 0 16px; }
.legal p, .legal li { color: var(--muted); }
.legal ul { display: grid; gap: 10px; margin: 0 0 20px; }
.legal li { position: relative; padding-left: 26px; }
.legal li::before { content: ""; position: absolute; left: 0; top: .72em; width: 12px; height: 2px; background: var(--red); }
.legal__contact { margin-top: 30px; padding: 28px 32px; background: var(--paper); border-left: 4px solid var(--red); line-height: 1.9; }
.legal__contact a { color: var(--red); }

/* ---------------------------------------------------------------- 404 */
.notfound { position: relative; min-height: 100vh; display: flex; align-items: center; background: var(--black); color: var(--white); overflow: hidden; }
.notfound__roof { position: absolute; right: -10vw; bottom: -10vh; width: 80vw; color: rgba(255,255,255,.06); --logo-red: rgba(212,3,6,.25); }
.notfound__roof .logo { width: 100%; height: auto; }
.notfound__inner { position: relative; padding-top: var(--header-h); }
.notfound__code { margin: 0; font: 700 clamp(7rem, 24vw, 20rem)/.85 var(--f-display); letter-spacing: -.08em; color: var(--red); }
.notfound .h2 { max-width: 18ch; margin: 20px 0 20px; }

/* ---------------------------------------------------------------- footer */
.footer { position: relative; background: var(--black); color: var(--white); overflow: hidden; }
.footer__top { padding-top: clamp(90px, 11vw, 160px); padding-bottom: clamp(60px, 7vw, 100px); border-bottom: 1px solid var(--line-light); }
.footer__kicker { font: 600 12px/1 var(--f-display); letter-spacing: .32em; text-transform: uppercase; color: var(--red); }
.footer__headline { font-size: clamp(2.6rem, 7vw, 6.6rem); letter-spacing: -.055em; line-height: .95; max-width: 15ch; }
.footer__actions { display: flex; flex-wrap: wrap; gap: 14px; margin-top: 40px; }
.footer__grid { display: grid; grid-template-columns: minmax(0, 1.4fr) repeat(2, minmax(0, 1fr)) minmax(0, 1.4fr) minmax(0, 1fr); gap: 40px; padding-top: 70px; padding-bottom: 70px; }
.footer__logo { display: block; width: 190px; color: var(--white); margin-bottom: 26px; }
.footer__logo .logo { width: 100%; height: auto; }
.footer__summary { color: var(--muted-light); font-size: 15px; max-width: 320px; }
.footer__contact { display: grid; gap: 10px; margin-top: 20px; }
.footer__contact a { display: inline-flex; align-items: center; gap: 12px; font: 600 14px/1.2 var(--f-display); letter-spacing: .03em; }
.footer__contact .icon { width: 18px; height: 18px; color: var(--red); }
.footer__contact a:hover { color: var(--red-hot); }
.footer__col h3 { font: 600 12px/1 var(--f-display); letter-spacing: .22em; text-transform: uppercase; color: var(--red); margin-bottom: 22px; }
.footer__col li + li { margin-top: 10px; }
.footer__col a { position: relative; color: rgba(255,255,255,.72); font-size: 15px; transition: color .3s; }
.footer__col a::after { content: ""; position: absolute; left: 0; right: 0; bottom: -2px; height: 1px; background: var(--red); transform: scaleX(0); transform-origin: right; transition: transform .45s var(--ease); }
.footer__col a:hover { color: var(--white); }
.footer__col a:hover::after { transform: scaleX(1); transform-origin: left; }
.footer__twocol { columns: 2; column-gap: 20px; }
.footer__twocol li { break-inside: avoid; }
.footer__twocol li + li { margin-top: 0; }
.footer__grouplabel { font: 600 11px/1.4 var(--f-display); letter-spacing: .2em; text-transform: uppercase; color: var(--red-hot); }
.footer__twocol li + .footer__grouplabel { padding-top: 10px; }
.footer__twocol li { padding-bottom: 10px; }
.footer__office + .footer__office { margin-top: 20px; }
.footer__office strong { display: block; font: 600 12px/1.4 var(--f-display); letter-spacing: .06em; margin-bottom: 4px; color: var(--white); }
.footer__office a { font-size: 14px; line-height: 1.55; }
.footer__legalblock { display: grid; justify-items: center; gap: 36px; padding-top: 70px; padding-bottom: 60px; border-top: 1px solid var(--line-light); text-align: center; }
.footer__legal { display: grid; gap: 22px; }
.footer__legal a { font: 400 clamp(1.05rem, 1.6vw, 1.35rem)/1.2 var(--f-display); color: rgba(255,255,255,.82); transition: color .3s; }
.footer__legal a:hover { color: var(--red-hot); }
.footer__rule { width: 100%; height: 1px; background: var(--line-light); margin: 6px 0 0; }
.footer__copy { margin: 0; font: 400 clamp(.95rem, 1.5vw, 1.2rem)/1.3 var(--f-display); letter-spacing: .04em; color: rgba(255,255,255,.7); }
.footer__badges { display: flex; align-items: center; justify-content: center; gap: clamp(26px, 5vw, 60px); }
.footer__badges a { display: block; color: #9a9ea5; transition: color .3s, transform .5s var(--ease); }
.footer__badges a:hover { color: var(--white); transform: translateY(-3px); }
.badge { height: 58px; width: auto; }
.badge--mls { width: 135px; }
.badge--eho { width: 58px; }
.badge--realtor { width: 51px; }
.footer__giant { position: relative; padding: 0 var(--gutter); margin-top: 10px; height: clamp(90px, 21vw, 360px); overflow: hidden; user-select: none; }
.footer__giant span { position: absolute; left: 50%; top: 0; transform: translateX(-50%); font: 700 clamp(7rem, 30vw, 33rem)/.78 var(--f-display); letter-spacing: -.07em; white-space: nowrap; color: transparent; -webkit-text-stroke: 1.5px rgba(255,255,255,.12); }
.footer__giant-fill { color: var(--red) !important; -webkit-text-stroke: 0 !important; clip-path: circle(var(--gr, 0px) at var(--gx, 50%) var(--gy, 50%)); transition: clip-path .5s var(--ease); }
.footer__giant:hover .footer__giant-fill { --gr: 180px; }

/* ---------------------------------------------------------------- responsive */
@media (min-width: 1640px) {
  .header__phone { display: flex; }
}
@media (max-width: 1440px) {
  .header__inner { gap: 18px; }
  .nav__link { padding: 0 10px; letter-spacing: .1em; }
  .header__logo { width: 132px; }
}
@media (max-width: 1240px) {
  .nav, .header__cta { display: none; }
  .burger { display: inline-flex; margin-left: auto; }
  .header__phone { display: flex; margin-left: auto; }
  .header__phone + .header__cta + .burger { margin-left: 0; }
  .footer__grid { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .footer__brand { grid-column: 1 / -1; }
}
/* ---------------------------------------------------------------- CAREERS */
.careers__points { margin: 34px 0; border-top: 1px solid var(--line); }
.careers__points li { display: grid; gap: 6px; padding: 20px 0; border-bottom: 1px solid var(--line); }
.careers__points strong { font: 600 16px/1.3 var(--f-display); letter-spacing: -.01em; }
.careers__points span { color: var(--muted); font-size: 15px; line-height: 1.55; }
.form__note { margin: -8px 0 22px; color: var(--muted); font-size: 14.5px; line-height: 1.55; }
.join__inner { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 6fr); gap: clamp(32px, 6vw, 90px); align-items: center; }
.join__copy .lead-p { margin: 22px 0 30px; max-width: 46ch; }
.join__media { position: relative; aspect-ratio: 16 / 10; overflow: hidden; background: var(--paper); }
.join__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.4s var(--ease); }
.join:hover .join__media img { transform: scale(1.04); }

@media (max-width: 1100px) {
  .stats { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .stat:nth-child(3) { padding-left: 0; border-left: 0; }
  .stat:nth-child(n + 3) { border-top: 1px solid var(--line); margin-top: 20px; }
  .stats--big .stat:nth-child(n + 3) { border-color: var(--line-light); }
  .hgrid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .lmain__grid { grid-template-columns: 1fr; }
  .sticky { position: static; }
  .quotes { grid-template-columns: 1fr; }
  .quotes__media { min-height: 380px; }
  .quotes__body { padding: 70px var(--gutter); }
}
@media (max-width: 900px) {
  :root { --header-h: 74px; }
  body { font-size: 16px; }
  .header__logo { width: 124px; }
  .header__phone span { display: none; }
  .header__phone { width: 46px; height: 46px; justify-content: center; border-radius: 50%; box-shadow: inset 0 0 0 1px var(--line-light); }
  .hero__inner { grid-template-columns: 1fr; }
  .hero__meta { grid-column: 1; grid-row: auto; justify-items: start; }
  .hero__scroll { display: none; }
  .founder__grid, .about__grid, .contact__grid, .contactpage__grid, .city__grid, .cma__grid, .band__inner, .service__grid, .agent { grid-template-columns: 1fr; }
  .about__visual, .city__lead, .service__nav { position: static; }
  .founder__visual { max-width: 520px; }
  .founder__seal { right: -10px; width: 120px; height: 120px; }
  .agent--flip .agent__visual { order: 0; }
  .agent__visual { max-width: 520px; }
  .services__grid { grid-template-columns: 1fr; }
  .svc { min-height: 0; }
  .svc__title { margin-top: 60px; }
  .press__grid { grid-template-columns: 1fr; }
  .ncard { display: grid; grid-template-columns: 160px minmax(0, 1fr); column-gap: 20px; align-items: start; }
  .ncard__media { grid-row: 1 / 4; margin: 0; }
  .nrow { grid-template-columns: 1fr; }
  .hoods__row a { grid-template-columns: 90px minmax(0, 1fr) 46px; gap: 16px; }
  .hoods__num, .hoods__region { display: none; }
  .hoods__thumb { display: block; grid-column: 1; grid-row: 1; aspect-ratio: 4 / 3; overflow: hidden; }
  .hoods__thumb img { width: 100%; height: 100%; object-fit: cover; }
  .hoods__arrow { width: 46px; height: 46px; }
  .hoods__float { display: none; }
  .others__grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .feats div { grid-template-columns: 1fr; gap: 8px; }
  .designations, .more-areas { grid-template-columns: 1fr; }
  .gallery { grid-template-columns: 1fr 1fr; grid-template-rows: 2fr 1fr; height: auto; min-height: 0; }
  .gallery__cell--1 { grid-column: 1 / -1; grid-row: auto; aspect-ratio: 4 / 3; }
  .gallery__cell--2, .gallery__cell--3 { aspect-ratio: 4 / 3; }
  .gallery__cell--4, .gallery__cell--5 { display: none; }
  .gallery--single .gallery__cell--1 { aspect-ratio: 4 / 3; }
  .footer__grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .footer__col--wide { grid-column: 1 / -1; }
  .map--lg { aspect-ratio: 4 / 3; }
  .lightbox__stage { padding: 0 12px; }
  .lightbox__btn { top: auto; bottom: -70px; transform: none; }
  .lightbox__caption { padding-bottom: 90px; }
}
@media (max-width: 760px) {
  .form__grid { grid-template-columns: 1fr; }
  .agent__meta { flex-direction: column; }
  .hgrid { grid-template-columns: 1fr; }
  .shead .h2 { max-width: none; }
  .quotes__media { min-height: 300px; }
  .hero__search { height: 58px; }
  .hero__title { line-height: .98; }
  .hero__search input { font-size: 14px; }
  .hero__actions .btn { flex: 1 1 auto; justify-content: space-between; }
  .ticker i { width: 52px; }
  .carousel__item { flex-basis: 84vw; }
  .kstats li { flex-basis: 40%; }
  .reviews__grid { columns: 1; }
  .filters { flex-direction: column; align-items: flex-start; }
}
@media (max-width: 520px) {
  .btn { height: 54px; padding-left: 22px; gap: 12px; }
  .ncard { grid-template-columns: 110px minmax(0, 1fr); }
  .stats { grid-template-columns: 1fr 1fr; }
  .stat__num { font-size: 1.7rem; }
  .founder__visual { padding: 0 0 24px 24px; }
  .founder__seal { width: 100px; height: 100px; right: -6px; top: 20px; }
  .founder__seal text { font-size: 15px; }
  .footer__grid { grid-template-columns: 1fr; }
  .footer__twocol { columns: 2; }
  .footer__badges { gap: 22px; }
  .badge { height: 48px; }
  .badge--mls { width: 112px; }
  .badge--eho { width: 48px; }
  .badge--realtor { width: 42px; }
  .social--lg a { width: 56px; height: 56px; }
  .others__grid { grid-template-columns: 1fr 1fr; gap: 10px; }
  .ocard__name { font-size: 1.05rem; left: 14px; right: 14px; bottom: 14px; }
  .phero__title { font-size: clamp(2.5rem, 13vw, 4rem); }
}

/* ---------------------------------------------------------------- reduced motion */
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation-duration: .001ms !important; animation-iteration-count: 1 !important; transition-duration: .001ms !important; scroll-behavior: auto !important; }
  .is-intro .intro { display: none; }
  .js [data-reveal] { opacity: 1 !important; transform: none !important; }
  .js [data-reveal="wipe"] > * { opacity: 1 !important; }
  .w__in, .hero__title .line__in { transform: none !important; }
  .ticker__track, .band__track, .founder__seal svg { animation: none !important; }
}


/* ---------------------------------------------------------------- areas: Texas & Mexico */
.tabs { display: inline-flex; padding: 5px; border: 1px solid var(--line-light); border-radius: 100px; }
.tabs__btn { display: inline-flex; align-items: center; gap: 10px; height: 44px; padding: 0 22px; border-radius: 100px; font: 600 13px/1 var(--f-display); letter-spacing: .12em; text-transform: uppercase; color: var(--muted-light); transition: background .4s var(--ease), color .3s; }
.tabs__btn span { font-size: 11px; color: var(--red-hot); transition: color .3s; }
.tabs__btn:hover { color: var(--white); }
.tabs__btn.is-active { background: var(--red); color: var(--white); }
.tabs__btn.is-active span { color: var(--white); }
.hoods .shead__side { flex-wrap: wrap; }
.hoods__thumb b { display: grid; place-items: center; width: 100%; height: 100%; background: var(--red); font: 700 1.1rem/1 var(--f-display); letter-spacing: .08em; color: var(--white); }

.areas__count { margin: 0; font: 600 12px/1 var(--f-display); letter-spacing: .2em; text-transform: uppercase; color: var(--muted); }
.areas__count strong { margin-right: 6px; font-size: 2.4rem; letter-spacing: -.04em; color: var(--red); vertical-align: -6px; }
.areas--mx .areas__count { color: var(--muted-light); }
.areas__grid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 20px; }
.areas__grid--mx { grid-template-columns: repeat(5, minmax(0, 1fr)); }

.mcard { position: relative; display: flex; flex-direction: column; justify-content: flex-end; min-height: 300px; padding: 24px; overflow: hidden; background: var(--ink-2); color: var(--white); isolation: isolate; border: 1px solid var(--line-light); }
.mcard::before { content: ""; position: absolute; inset: 0; z-index: -1; background: var(--red); transform: translateY(101%); transition: transform .7s var(--ease); }
.mcard::after { content: ""; position: absolute; right: -40px; top: -40px; z-index: -1; width: 160px; height: 160px; border: 1px solid var(--line-light); border-radius: 50%; transition: transform 1s var(--ease), border-color .5s; }
.mcard:hover::before, .mcard:focus-visible::before { transform: none; }
.mcard:hover::after { transform: scale(1.6); border-color: rgba(255,255,255,.35); }
.mcard__tag { position: absolute; left: 24px; top: 24px; font: 700 12px/1 var(--f-display); letter-spacing: .2em; color: var(--red-hot); transition: color .4s; }
.mcard:hover .mcard__tag { color: var(--white); }
.mcard__region { font: 600 11px/1.4 var(--f-display); letter-spacing: .2em; text-transform: uppercase; color: var(--muted-light); transition: color .4s; }
.mcard:hover .mcard__region { color: rgba(255,255,255,.85); }
.mcard__name { display: flex; justify-content: space-between; align-items: flex-end; gap: 12px; margin-top: 10px; font: 600 clamp(1.4rem, 2.2vw, 1.9rem)/1.05 var(--f-display); letter-spacing: -.03em; }
.mcard__name .icon { flex: none; width: 22px; height: 22px; transition: transform .5s var(--ease); }
.mcard:hover .mcard__name .icon { transform: rotate(45deg); }
.others .mcard { min-height: 0; aspect-ratio: 3 / 4; }
.others__grid--mx { grid-template-columns: repeat(4, minmax(0, 1fr)); }

.harlink { position: relative; display: grid; grid-template-columns: minmax(0, 1fr) auto; grid-template-areas: "kick cta" "title cta" "text cta"; gap: 10px 40px; align-items: center; margin-top: 40px; padding: clamp(28px, 4vw, 52px); overflow: hidden; background: var(--ink-2); border: 1px solid var(--line-light); border-left: 4px solid var(--red); color: var(--white); isolation: isolate; }
.harlink::before { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, var(--red), var(--red-deep)); transform: scaleX(0); transform-origin: left; transition: transform .8s var(--ease); }
.harlink:hover::before, .harlink:focus-visible::before { transform: none; }
.harlink__kicker { grid-area: kick; font: 600 11px/1 var(--f-display); letter-spacing: .22em; text-transform: uppercase; color: var(--red-hot); transition: color .4s; }
.harlink:hover .harlink__kicker { color: var(--white); }
.harlink__title { grid-area: title; font: 600 clamp(1.5rem, 3.2vw, 2.6rem)/1.08 var(--f-display); letter-spacing: -.035em; }
.harlink__text { grid-area: text; max-width: 620px; font-size: 15px; color: var(--muted-light); transition: color .4s; }
.harlink:hover .harlink__text { color: rgba(255,255,255,.9); }
.harlink__cta { grid-area: cta; display: inline-flex; align-items: center; gap: 12px; height: 56px; padding: 0 26px; border-radius: 100px; background: var(--red); font: 600 13px/1 var(--f-display); letter-spacing: .1em; text-transform: uppercase; white-space: nowrap; transition: background .4s, color .4s; }
.harlink__cta .icon { width: 18px; height: 18px; transition: transform .5s var(--ease); }
.harlink:hover .harlink__cta { background: var(--white); color: var(--red); }
.harlink:hover .harlink__cta .icon { transform: rotate(45deg); }
.harlink--light { margin-top: 0; }
.homes__ours + .harlink { margin-top: 50px; }
.homes__note { margin: 22px 0 0; font-size: 15px; color: var(--muted-light); }
.homes__note a { color: var(--white); border-bottom: 1px solid var(--red); }

.enquire__grid { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 6fr); gap: clamp(40px, 7vw, 110px); align-items: start; }
.enquire .lead-p { margin-top: 22px; color: var(--muted-light); }
.enquire__list { display: grid; gap: 12px; margin-top: 30px; }
.enquire__list a { display: inline-flex; align-items: center; gap: 12px; font: 600 16px/1.2 var(--f-display); }
.enquire__list .icon { color: var(--red-hot); }

/* ---------------------------------------------------------------- recently sold */
.sold__grid { display: grid; grid-template-columns: minmax(0, 7fr) minmax(0, 5fr); gap: clamp(40px, 6vw, 100px); align-items: center; }
.sold__media { position: relative; display: grid; grid-template-columns: minmax(0, 2fr) minmax(0, 1fr); gap: 14px; }
.sold__main { display: block; aspect-ratio: 4 / 5; overflow: hidden; }
.sold__side { display: grid; gap: 14px; align-content: center; }
.sold__side a { display: block; aspect-ratio: 1; overflow: hidden; }
.sold__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.4s var(--ease); }
.sold__media a:hover img { transform: scale(1.06); }
.sold__stamp { position: absolute; left: -14px; top: 28px; padding: 12px 20px; background: var(--red); color: var(--white); font: 700 13px/1 var(--f-display); letter-spacing: .3em; text-transform: uppercase; transform: rotate(-4deg); box-shadow: 0 16px 40px rgba(212,3,6,.35); }
.sold__where { margin: 14px 0 0; font: 600 12px/1.5 var(--f-display); letter-spacing: .18em; text-transform: uppercase; color: var(--muted); }
.sold__stats { display: flex; flex-wrap: wrap; margin: 30px 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.sold__stats li { flex: 1 1 25%; min-width: 90px; padding: 18px 16px 18px 0; }
.sold__stats li + li { padding-left: 16px; border-left: 1px solid var(--line); }
.sold__stats strong { display: block; font: 600 clamp(1.5rem, 2.6vw, 2.1rem)/1 var(--f-display); letter-spacing: -.04em; }
.sold__stats span { display: block; margin-top: 8px; font: 600 11px/1 var(--f-display); letter-spacing: .18em; text-transform: uppercase; color: var(--muted); }
.lsum__label { display: block; margin-bottom: 6px; font: 600 12px/1 var(--f-display); letter-spacing: .16em; text-transform: uppercase; color: var(--red); }

@media (max-width: 1100px) {
  .areas__grid { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .nav__sub--mega { min-width: 480px; }
}
@media (max-width: 900px) {
  .sold__grid, .enquire__grid, .join__inner { grid-template-columns: 1fr; }
  .sold__stamp { left: 10px; }
  .harlink { grid-template-columns: minmax(0, 1fr); grid-template-areas: "kick" "title" "text" "cta"; }
  .harlink__title, .harlink__text { overflow-wrap: anywhere; }
  .harlink__cta { justify-self: start; max-width: 100%; height: auto; min-height: 52px; margin-top: 10px; padding: 14px 22px; white-space: normal; overflow-wrap: anywhere; }
  .areas__grid, .others__grid--mx { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .mcard { min-height: 200px; padding: 18px; }
  .mcard__tag { left: 18px; top: 18px; }
}
@media (max-width: 560px) {
  .areas__grid { gap: 10px; }
  .tabs__btn { height: 40px; padding: 0 16px; }
  .sold__stats li { flex-basis: 50%; }
  .sold__stats li:nth-child(3) { border-left: 0; padding-left: 0; }
  .sold__stats li:nth-child(n+3) { border-top: 1px solid var(--line); }
}