:root{
  --blue:#2C5697;
  --blue-dark:#182F58;
  --blue-soft:#F3F6FA;
  --red:#E00034;
  --ink:#111214;
  --muted:#6F7680;
  --line:rgba(24,47,88,.14);
  --white:#fff;
  --gutter:clamp(18px,2.3vw,42px);
  --rail:80px;
  --rail-gap:clamp(24px,5vw,90px);
  --editorial-left:calc(var(--gutter) + var(--rail) + var(--rail-gap));
  --section:clamp(84px,9vw,150px);
  --h2:clamp(32px,3.1vw,50px);
  --h3:clamp(28px,3vw,52px);
  --body-lg:clamp(16px,1.15vw,19px);
  --body:clamp(15px,1vw,17px);
  --radius-sm:6px;
  --radius-md:10px;
  --radius-lg:14px;
  --ease:cubic-bezier(.22,.75,.2,1);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:#fff;color:var(--ink);font-family:Raleway,Arial,sans-serif;-webkit-font-smoothing:antialiased}
a{color:inherit;text-decoration:none}
img,video{display:block;width:100%}
button,input,select{font:inherit}
.page-shell{overflow:clip;background:#fff}
.section-pad{padding:var(--section) var(--gutter)}
.eyebrow{display:block;font-size:12px;font-weight:700;letter-spacing:.12em;text-transform:uppercase;margin-bottom:28px}
.eyebrow.light{color:#fff}
.section-index{font-size:12px;font-weight:700;letter-spacing:.12em;color:var(--blue);align-self:start;visibility:hidden}
.section-index.light{color:rgba(255,255,255,.65)}
.text-link,.light-link{display:inline-flex;align-items:center;font-size:14px;font-weight:700;text-transform:uppercase;letter-spacing:.04em;padding-bottom:5px;border-bottom:1px solid currentColor;width:max-content;transition:color .25s ease,border-color .25s ease,transform .25s var(--ease)}
.text-link:hover,.light-link:hover{color:var(--red);transform:translateY(-1px)}
.light-link{color:#fff}

/* NAV */
.site-nav{height:78px;padding:0 var(--gutter);display:grid;grid-template-columns:auto auto 1fr;align-items:center;gap:26px;background:#fff;position:relative;z-index:80;border-bottom:1px solid rgba(17,18,20,.06);transition:background .35s var(--ease),color .35s var(--ease),border-color .35s var(--ease),box-shadow .35s var(--ease)}
.brand{display:flex;align-items:center;width:138px;height:50px;position:relative}
.brand-logo{max-width:100%;max-height:100%;object-fit:contain;position:absolute;inset:0;margin:auto}
.brand-logo{transition:opacity .3s var(--ease)}
.brand-logo-inverse{opacity:0;pointer-events:none}
.menu-toggle{border:0;background:transparent;color:var(--ink);display:flex;align-items:center;gap:10px;padding:10px 0;cursor:pointer;font-size:12px;font-weight:700;letter-spacing:.05em}
.menu-icon{width:20px;height:1px;background:currentColor;position:relative;display:block;transition:background .3s var(--ease),transform .3s var(--ease)}
.menu-icon:before,.menu-icon:after{content:"";position:absolute;left:0;width:20px;height:1px;background:currentColor;transition:transform .35s var(--ease),top .35s var(--ease)}
.menu-icon:before{top:-5px}.menu-icon:after{top:5px}
.nav-links{justify-self:end;display:flex;gap:clamp(18px,2vw,36px);align-items:center}
.nav-links a{font-size:11px;font-weight:600;letter-spacing:.04em;transition:opacity .2s}
.nav-links a:hover{opacity:.55}
body.menu-open .site-nav{background:var(--blue);color:#fff;border-color:rgba(255,255,255,.18)}
body.menu-open .brand-logo-default{opacity:0}
body.menu-open .brand-logo-inverse{opacity:1}
body.menu-open .menu-icon{background:transparent}
body.menu-open .menu-icon:before{top:0;transform:rotate(45deg)}
body.menu-open .menu-icon:after{top:0;transform:rotate(-45deg)}
.menu-panel{display:block;background:var(--blue);color:#fff;padding:30px var(--gutter) 38px;position:fixed;left:0;right:0;top:78px;z-index:99;max-height:calc(100vh - 78px);overflow-y:auto;overscroll-behavior:contain;border-radius:0 0 var(--radius-md) var(--radius-md);opacity:0;visibility:hidden;pointer-events:none;transform:translateY(-12px);clip-path:inset(0 0 100% 0);transition:opacity .28s var(--ease),transform .42s var(--ease),clip-path .46s var(--ease),visibility 0s linear .46s}
.menu-panel.open{opacity:1;visibility:visible;pointer-events:auto;transform:translateY(0);clip-path:inset(0 0 0 0);transition-delay:0s}
.menu-panel .menu-grid>*{opacity:0;transform:translateY(-8px);transition:opacity .3s var(--ease),transform .4s var(--ease)}
.menu-panel .menu-featured{opacity:0;transform:translateY(-8px);transition:opacity .32s var(--ease),transform .42s var(--ease)}
.menu-panel.open .menu-grid>*{opacity:1;transform:none}
.menu-panel.open .menu-grid>*:nth-child(1){transition-delay:.08s}.menu-panel.open .menu-grid>*:nth-child(2){transition-delay:.11s}.menu-panel.open .menu-grid>*:nth-child(3){transition-delay:.14s}.menu-panel.open .menu-grid>*:nth-child(4){transition-delay:.17s}.menu-panel.open .menu-grid>*:nth-child(5){transition-delay:.20s}.menu-panel.open .menu-grid>*:nth-child(6){transition-delay:.23s}
.menu-panel.open .menu-featured{opacity:1;transform:none;transition-delay:.24s}
.menu-grid{display:grid;grid-template-columns:1.1fr 1.25fr 1fr 1fr .95fr 1.25fr;border-top:1px solid rgba(255,255,255,.25);padding-top:30px}
.menu-column,.menu-quick{padding:0 24px;border-right:1px solid rgba(255,255,255,.2);display:flex;flex-direction:column;align-items:flex-start;gap:8px;min-width:0}
.menu-column:first-child{padding-left:0}.menu-quick{border-right:0;padding-right:0}
.menu-heading{font-size:11px;font-weight:700;letter-spacing:.08em;margin-bottom:14px;color:rgba(255,255,255,.72)}
.menu-column a,.menu-quick a{font-size:14px;line-height:1.3;color:#fff}
.menu-emphasis{font-size:19px!important;font-weight:700}
.menu-quick a{padding:0 0 16px;margin-bottom:7px;border-bottom:1px solid rgba(255,255,255,.18);width:100%;display:flex;flex-direction:column;gap:4px}
.menu-quick strong{font-size:17px}.menu-quick small{font-size:12px;line-height:1.4;color:rgba(255,255,255,.74)}
.menu-cma{margin-top:8px!important;border:0!important;background:var(--red);padding:13px 16px!important;width:max-content!important;font-weight:700!important;font-size:11px!important;border-radius:var(--radius-sm)}
.menu-featured{margin-top:34px;border-top:1px solid rgba(255,255,255,.25);padding-top:28px;display:grid;grid-template-columns:1fr minmax(400px,56vw);gap:40px;align-items:end}
.menu-featured-copy>span{font-size:11px;letter-spacing:.08em;color:rgba(255,255,255,.68)}
.menu-featured-copy>div{display:flex;gap:22px;margin-top:45px}.menu-featured-copy a{font-size:13px;font-weight:700;text-transform:uppercase}
.menu-featured-image{height:250px;position:relative;overflow:hidden;border-radius:var(--radius-md)}.menu-featured-image img{height:100%;object-fit:cover;transition:transform .7s ease}.menu-featured-image:hover img{transform:scale(1.035)}
.menu-featured-image span{position:absolute;left:0;bottom:0;background:var(--red);padding:15px 18px;font-size:12px;font-weight:700;display:flex;gap:42px}

/* HERO */
.hero-intro{padding-top:clamp(70px,7vw,110px);padding-bottom:clamp(50px,6vw,90px)}
.hero-topline{display:flex;justify-content:space-between;font-size:10px;font-weight:700;letter-spacing:.12em;color:var(--muted);margin-bottom:clamp(42px,6vw,90px)}
.hero-intro h1{font-size:clamp(52px,6.8vw,112px);line-height:.9;letter-spacing:-.045em;margin:0;font-weight:700;max-width:84vw}
.hero-meta{margin-top:clamp(42px,6vw,88px);display:flex;justify-content:space-between;gap:44px;align-items:end;border-top:1px solid var(--line);padding-top:25px}
.hero-actions{display:flex;gap:24px}.hero-actions a{font-size:12px;font-weight:700;color:var(--blue-dark)}
.hero-media{height:min(88vh,900px);position:relative;overflow:hidden;background:#d7e0ea}
.hero-media video{height:100%;object-fit:cover;animation:hero-media-in 1.45s var(--ease) .12s both;will-change:transform}
.hero-media-shade{position:absolute;inset:0;background:linear-gradient(to bottom,transparent 55%,rgba(0,0,0,.18))}
.property-search{position:absolute;border-radius:var(--radius-md);overflow:hidden;left:var(--editorial-left);bottom:16%;transform:translateY(18px);width:calc(100% - var(--editorial-left) - var(--editorial-left));display:grid;grid-template-columns:150px 170px 1fr 132px;background:rgba(255,255,255,.94);backdrop-filter:blur(14px);opacity:0;pointer-events:none;transition:opacity .45s ease,transform .45s ease;box-shadow:0 12px 40px rgba(0,0,0,.1)}
.property-search.visible{opacity:1;transform:translateY(0);pointer-events:auto}
.property-search label{padding:12px 15px;border-right:1px solid rgba(17,18,20,.1);display:flex;flex-direction:column;gap:5px}.property-search span{font-size:9px;font-weight:700;letter-spacing:.08em;color:var(--muted)}
.property-search select,.property-search input{border:0;background:transparent;outline:0;color:var(--ink);font-size:13px;width:100%}.property-search button{border:0;background:var(--red);color:#fff;font-size:11px;font-weight:700;cursor:pointer}

/* SELLING */
.selling-intro{display:grid;grid-template-columns:var(--rail) minmax(0,1fr);gap:var(--rail-gap);background:#fff}
.selling-copy{max-width:1050px}
.selling-copy h2,.why-copy h2,.testimonial-heading h2,.join-copy h2,.trust-title h2,.news-heading h2,.contact-copy h2,.recognition-copy h3{font-size:var(--h2);line-height:1;letter-spacing:-.04em;margin:0;font-weight:600}
.selling-copy p{font-size:var(--body-lg);line-height:1.55;max-width:820px;margin:34px 0 0;color:#2b2f35}
.selling-paths{display:flex;flex-direction:column;gap:14px;padding:0 0 var(--section)}
.selling-story{position:relative;min-height:72vh;overflow:hidden;color:#fff;isolation:isolate}
.selling-image-wrap{position:absolute;inset:0;overflow:hidden}.selling-image-wrap:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.12),transparent 52%),linear-gradient(0deg,rgba(0,0,0,.5),transparent 54%)}
.selling-image-wrap img{height:100%;object-fit:cover;transform:scale(1);will-change:transform}
.selling-story-copy{position:absolute;left:var(--editorial-left);bottom:clamp(34px,5vw,66px);width:min(900px,calc(100vw - var(--editorial-left) - var(--gutter)));display:grid;grid-template-columns:minmax(280px,.78fr) minmax(320px,1.22fr);column-gap:clamp(32px,4vw,72px);align-items:end}
.selling-story-copy h3{font-size:clamp(34px,4vw,66px);line-height:.95;letter-spacing:-.04em;margin:0;font-weight:600}.selling-story-copy p{font-size:14px;line-height:1.5;margin:0;color:rgba(255,255,255,.9)}
.selling-story-copy b{grid-column:1/3;margin-top:28px;font-size:11px;letter-spacing:.05em;width:max-content;border-bottom:1px solid rgba(255,255,255,.7);padding-bottom:5px}.selling-story-copy i{font-style:normal;margin-left:12px}

/* WHY */
.why-chas{display:grid;grid-template-columns:var(--rail) minmax(320px,.78fr) minmax(420px,1.2fr);gap:var(--rail-gap);align-items:center;background:var(--blue-soft)}
.why-copy{max-width:620px}.why-copy h3{font-size:clamp(25px,2.2vw,38px);line-height:1.1;margin:30px 0 0;font-weight:500;letter-spacing:-.025em}.why-copy p{font-size:var(--body-lg);line-height:1.55;color:#4f5762;margin:22px 0 0}.why-copy .text-link{margin-top:30px}
.why-image{height:min(78vh,760px);overflow:hidden;border-radius:var(--radius-md)}.why-image img{height:100%;object-fit:cover;object-position:center}

/* SERVICES */
.service-listing{background:#fff;color:var(--ink);padding-bottom:clamp(44px,6vw,80px)}
.service-listing{padding-top:clamp(42px,5vw,72px)}
.service-row{display:grid;grid-template-columns:130px minmax(260px,.75fr) minmax(300px,1fr) auto;gap:30px;align-items:center;padding:38px var(--gutter);border-top:1px solid var(--line);transition:background .25s,padding-left .25s}
.service-row:last-child{border-bottom:1px solid var(--line)}.service-row:hover{background:var(--blue-soft);padding-left:calc(var(--gutter) + 10px)}
.service-label{font-size:10px;font-weight:700;letter-spacing:.1em;color:var(--muted)}.service-row h3{font-size:clamp(28px,2.4vw,42px);line-height:1.05;margin:0;font-weight:500;letter-spacing:-.03em}.service-row p{margin:0;font-size:14px;line-height:1.5;color:#59616c;max-width:620px}.service-row b{font-size:10px;letter-spacing:.05em;border-bottom:1px solid var(--red);padding-bottom:5px;white-space:nowrap}.service-row i{font-style:normal;margin-left:10px;color:var(--red)}

/* TESTIMONIALS */
.testimonials{display:grid;grid-template-columns:var(--rail) 1fr;gap:0 var(--rail-gap);background:#fff;padding-top:clamp(72px,6.5vw,108px);padding-bottom:clamp(72px,6.5vw,108px)}
.testimonial-heading{max-width:780px}.testimonial-tabs{grid-column:2;display:flex;gap:10px;margin:30px 0 24px}.testimonial-tab{background:transparent;border:1px solid rgba(17,18,20,.18);border-radius:var(--radius-sm);padding:10px 16px;font-size:10px;font-weight:700;cursor:pointer;transition:.2s}.testimonial-tab.active{background:var(--blue);color:#fff;border-color:var(--blue)}
.testimonial-stage{grid-column:2;display:grid;grid-template-columns:minmax(300px,.78fr) minmax(400px,1.22fr);min-height:500px;background:var(--blue-soft);border-radius:var(--radius-md);overflow:hidden}
.testimonial-image{overflow:hidden}.testimonial-image img{height:100%;object-fit:cover;transition:opacity .28s ease,transform .6s ease}.testimonial-image.swap img{opacity:.2;transform:scale(1.02)}
.testimonial-copy{padding:clamp(30px,4vw,56px);display:flex;flex-direction:column;justify-content:space-between;transition:opacity .24s ease,transform .32s var(--ease)}
.testimonial-copy.swap{opacity:.35;transform:translateY(8px)}.quote-mark{font-size:72px;line-height:.6;font-weight:700;color:var(--blue)}.testimonial-copy blockquote{font-size:clamp(26px,2.65vw,44px);line-height:1.06;letter-spacing:-.035em;margin:22px 0;font-weight:500;max-width:780px}.testimonial-person{display:flex;gap:20px;align-items:baseline}.testimonial-person strong{font-size:16px}.testimonial-person span{font-size:12px;color:var(--muted);text-transform:uppercase;letter-spacing:.07em}

/* JOIN */
.join-hero{height:100vh;min-height:760px;position:relative;overflow:hidden;color:#fff}.join-hero>img{height:100%;object-fit:cover;object-position:center}.join-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(5,16,33,.66) 0%,rgba(5,16,33,.25) 46%,transparent 75%)}
.join-copy{position:absolute;left:var(--editorial-left);bottom:clamp(60px,8vw,120px);max-width:760px}.join-copy h2{font-size:var(--h2);line-height:1;letter-spacing:-.04em;margin:0;font-weight:600}.join-copy p{font-size:var(--body-lg);line-height:1.55;max-width:660px;margin:28px 0}.join-copy .light-link{margin-top:12px}

/* TRUST */
.trust-section{display:grid;grid-template-columns:var(--rail) 1fr;gap:0 var(--rail-gap);background:#fff}.trust-title{grid-column:2}.trust-title .eyebrow{margin-bottom:18px}.partner-strip{grid-column:2;display:grid;grid-template-columns:repeat(5,1fr);margin-top:60px;border:1px solid var(--line);border-left:0;border-right:0;border-radius:var(--radius-md);overflow:hidden}
.partner-strip a{height:180px;display:flex;align-items:center;justify-content:center;padding:30px;border-right:1px solid var(--line);transition:background .25s}.partner-strip a:last-child{border-right:0}.partner-strip a:hover{background:var(--blue-soft)}.partner-strip img{max-width:78%;max-height:70px;object-fit:contain;filter:grayscale(1) contrast(1.05);opacity:.82;transition:opacity .25s ease,transform .32s var(--ease)}
.partner-strip a:hover img{opacity:1;transform:scale(1.015)}
.recognition-wrap{grid-column:2;display:grid;grid-template-columns:minmax(320px,.8fr) minmax(460px,1.2fr);gap:clamp(48px,7vw,120px);margin-top:clamp(80px,9vw,150px);padding-top:clamp(54px,6vw,90px);border-top:1px solid var(--line)}
.recognition-copy h3{font-size:var(--h2);line-height:1;letter-spacing:-.04em;margin:0 0 26px;font-weight:600}.recognition-copy p{font-size:15px;line-height:1.6;color:#59616c;margin:0 0 18px;max-width:560px}.recognition-list{border-top:1px solid var(--line)}.recognition-list a{display:grid;grid-template-columns:1fr auto;gap:24px;align-items:center;padding:24px 0;border-bottom:1px solid var(--line);transition:padding-left .2s}.recognition-list a:hover{padding-left:8px}.recognition-list>a>span{display:none}.recognition-list strong{font-size:24px;font-weight:600}.recognition-list small{display:block;margin-top:4px;font-size:13px;color:var(--muted)}.recognition-list i{font-style:normal;font-size:20px;color:var(--red)}

/* NEWS */
.news-section{display:grid;grid-template-columns:var(--rail) 1fr;gap:0 var(--rail-gap);background:var(--blue-soft)}
.news-heading{grid-column:2;display:grid;grid-template-columns:minmax(420px,1.1fr) minmax(300px,.7fr);gap:clamp(50px,8vw,130px);align-items:end}.news-heading h2{max-width:900px}.news-heading>div:last-child p{font-size:var(--body-lg);line-height:1.55;color:#4f5762;margin:0 0 24px}
.news-grid{grid-column:2;display:grid;grid-template-columns:1.25fr .75fr;gap:18px;margin-top:64px}.news-card{background:#fff;padding-bottom:30px;border-radius:var(--radius-md);overflow:hidden}.news-image{height:360px;overflow:hidden}.news-large .news-image{height:520px}.news-image img{height:100%;object-fit:cover;transition:transform .6s ease}.news-card:hover .news-image img{transform:scale(1.025)}
.news-meta{display:flex;justify-content:space-between;padding:18px 20px 0;font-size:9px;letter-spacing:.08em;color:var(--muted)}.news-card h3{font-size:clamp(24px,2.7vw,48px);line-height:1.03;letter-spacing:-.035em;font-weight:600;margin:28px 20px 26px}.news-card b{font-size:10px;margin-left:20px;border-bottom:1px solid var(--red);padding-bottom:4px}.news-card i{font-style:normal;color:var(--red);margin-left:8px}

/* CONTACT */
.contact-journey{height:100vh;min-height:760px;position:relative;color:#fff;overflow:hidden;--contact-inset-x:12vw;--contact-inset-y:9vh;--contact-scale:1.015;--contact-radius:12px}.contact-journey>img{height:100%;object-fit:cover;transform:scale(var(--contact-scale));clip-path:inset(var(--contact-inset-y) var(--contact-inset-x));will-change:transform,clip-path}.contact-shade{position:absolute;inset:0;clip-path:inset(var(--contact-inset-y) var(--contact-inset-x));will-change:clip-path;background:linear-gradient(90deg,rgba(8,17,29,.76),rgba(8,17,29,.32) 54%,rgba(8,17,29,.05))}
.contact-copy{position:absolute;left:var(--editorial-left);top:43%;transform:translateY(-50%);max-width:760px}.contact-copy h2{font-size:var(--h2);line-height:1;letter-spacing:-.04em;font-weight:600}.contact-lead{font-size:var(--body-lg);line-height:1.55;max-width:650px;margin:28px 0 36px}.contact-check{display:flex;gap:12px;align-items:flex-start;font-size:13px}.contact-check input{width:18px;height:18px;margin:0}.contact-check a,.contact-small a{text-decoration:underline}.contact-small{font-size:10px;line-height:1.5;color:rgba(255,255,255,.72);max-width:700px;margin-top:18px}.contact-small p{margin:4px 0}.contact-copy .light-link{margin-top:28px}

/* FOOTER */
.footer{background:var(--blue);color:#fff;padding:70px var(--gutter) 30px}.footer-grid{display:grid;grid-template-columns:1.2fr repeat(4,1fr);gap:55px 42px}.footer-brand img{width:190px;height:auto}.footer-social{display:flex;flex-wrap:wrap;gap:10px 16px;margin-top:28px}.footer-social a{font-size:11px;color:rgba(255,255,255,.76)}.footer-column{display:flex;flex-direction:column;gap:8px}.footer-column>span{font-size:10px;font-weight:700;letter-spacing:.09em;color:rgba(255,255,255,.62);margin-bottom:9px}.footer-column a{font-size:12px;line-height:1.4;color:#fff}.footer-agents{grid-column:2/5}.footer-agents>div{display:grid;grid-template-columns:repeat(3,1fr);gap:7px 28px}.footer-bottom{border-top:1px solid rgba(255,255,255,.24);margin-top:56px;padding-top:22px;display:flex;justify-content:space-between;gap:30px;font-size:9px;color:rgba(255,255,255,.72)}.footer-bottom>div{display:flex;gap:20px;flex-wrap:wrap}

/* EDITORIAL ALIGNMENT + TYPE CONSISTENCY */
.selling-story-copy{left:var(--editorial-left)}
.join-copy,.contact-copy{max-width:min(760px,calc(100vw - var(--editorial-left) - var(--gutter)))}
.eyebrow{font-size:12px;font-weight:700;line-height:1.2}
.selling-copy h2,.why-copy h2,.testimonial-heading h2,.join-copy h2,.trust-title h2,.news-heading h2,.contact-copy h2,.recognition-copy h3{font-size:var(--h2)!important;line-height:1!important;letter-spacing:-.04em!important;font-weight:600!important}
.selling-copy p,.why-copy p,.news-heading>div:last-child p,.join-copy p,.contact-lead{font-size:var(--body-lg);line-height:1.55}

/* REVEALS */
[data-reveal]{opacity:0;transform:translateY(18px);transition:opacity .75s var(--ease),transform .75s var(--ease)}[data-reveal].in-view{opacity:1;transform:none}
.hero-intro h1[data-reveal]{transition-duration:.9s}.hero-meta[data-reveal]{transition-delay:.12s}.selling-story-copy[data-reveal]{transition-duration:.8s}.news-card[data-reveal]:nth-child(2){transition-delay:.08s}


/* FINAL DESIGN LANGUAGE POLISH */
@keyframes hero-media-in{from{transform:scale(1.04);filter:saturate(.94)}to{transform:scale(1);filter:saturate(1)}}
@keyframes nav-in{from{opacity:0;transform:translateY(-10px)}to{opacity:1;transform:none}}
.site-nav{animation:nav-in .6s var(--ease) both}
.service-row h3{transition:transform .28s var(--ease),color .25s ease}.service-row:hover h3{transform:translateX(6px)}
.service-row b,.selling-story-copy b,.news-card b{transition:color .25s ease,border-color .25s ease,transform .25s var(--ease)}
.service-row:hover b,.selling-story:hover b,.news-card:hover b{color:#fff;border-color:var(--red);transform:translateY(-1px)}
.recognition-list a div{transition:transform .28s var(--ease)}.recognition-list a:hover div{transform:translateX(6px)}
.why-image img,.join-hero>img{will-change:transform;transform:translate3d(0,var(--ambient-y,0px),0) scale(var(--ambient-scale,1.03));transform-origin:center center}
.menu-toggle:hover .menu-icon{transform:scaleX(1.08)}

@media(max-width:1100px){
  .nav-links{display:none}.site-nav{grid-template-columns:auto auto 1fr}.menu-grid{grid-template-columns:repeat(3,1fr);gap:32px 0}.menu-column,.menu-quick{border-right:1px solid rgba(255,255,255,.18)}.menu-featured{grid-template-columns:1fr}.hero-meta{}.hero-actions{display:none}.selling-story-copy{grid-template-columns:minmax(240px,.8fr) minmax(300px,1.2fr);row-gap:20px}.selling-story-copy p{grid-column:2}.selling-story-copy b{grid-column:1/3}.why-chas{grid-template-columns:60px 1fr}.why-image{grid-column:2;height:560px;margin-top:20px}.service-row{grid-template-columns:100px 1fr}.service-row p{grid-column:2}.service-row b{grid-column:2;width:max-content}.testimonial-stage{grid-template-columns:1fr 1fr}.partner-strip{grid-template-columns:repeat(3,1fr)}.partner-strip a:nth-child(3){border-right:0}.partner-strip a:nth-child(-n+3){border-bottom:1px solid var(--line)}.recognition-wrap{grid-template-columns:1fr}.news-heading{grid-template-columns:1fr}.footer-grid{grid-template-columns:repeat(3,1fr)}.footer-brand{grid-column:1/-1}.footer-agents{grid-column:auto}.footer-agents>div{grid-template-columns:1fr}
}
@media(max-width:760px){
  :root{--gutter:18px;--rail:0px;--rail-gap:0px;--editorial-left:18px;--section:72px;--h2:38px;--body-lg:16px}.site-nav{height:68px}.brand{width:112px}.menu-grid{grid-template-columns:repeat(2,1fr)}.menu-featured-image{height:190px}.hero-intro h1{font-size:14.5vw;font-weight:700}.hero-meta{gap:24px}.property-search{grid-template-columns:1fr 1fr;bottom:18px;left:18px;width:calc(100% - 36px)}.property-search .search-wide{grid-column:1/3}.property-search button{grid-column:1/3;height:44px}.selling-intro,.testimonials,.trust-section,.news-section{grid-template-columns:1fr}.section-index{display:none}.selling-copy,.testimonial-heading,.testimonial-tabs,.testimonial-stage,.trust-title,.partner-strip,.recognition-wrap,.news-heading,.news-grid{grid-column:1}.selling-story{min-height:78vh}.selling-story-copy{width:calc(100% - 36px);grid-template-columns:1fr;left:18px;bottom:28px}.selling-story-copy h3,.selling-story-copy p,.selling-story-copy b{grid-column:1}.selling-story-copy h3{font-size:42px}.why-chas{grid-template-columns:1fr;padding-left:var(--gutter);padding-right:var(--gutter)}.why-copy,.why-image{grid-column:1}.why-image{height:62vh}.service-row{grid-template-columns:1fr;padding:28px 18px}.service-label,.service-row h3,.service-row p,.service-row b{grid-column:1}.testimonial-stage{grid-template-columns:1fr;min-height:0}.testimonial-image{height:44vh;min-height:320px}.testimonial-copy{min-height:340px}.testimonial-copy blockquote{font-size:30px}.join-copy{left:18px;right:18px}.partner-strip{grid-template-columns:1fr 1fr}.partner-strip a{height:140px;border-bottom:1px solid var(--line)}.partner-strip a:nth-child(odd){border-right:1px solid var(--line)}.partner-strip a:nth-child(even){border-right:0}.recognition-wrap{margin-top:70px}.news-grid{grid-template-columns:1fr}.news-image,.news-large .news-image{height:320px}.contact-copy{left:18px;right:18px}.footer-grid{grid-template-columns:1fr 1fr}.footer-brand{grid-column:1/-1}.footer-bottom{flex-direction:column}.menu-featured-copy>div{margin-top:24px}.menu-featured{gap:22px}
}
@media(prefers-reduced-motion:reduce){*{scroll-behavior:auto!important;animation:none!important;transition:none!important}[data-reveal]{opacity:1!important;transform:none!important}}

/* V40 — sticky navigation + unified contact visual */
:root{--nav-height:78px}
.site-nav{position:sticky;top:0;z-index:100;height:var(--nav-height)}
.menu-panel{z-index:99}
body.menu-open{overflow:hidden}
.menu-panel{top:var(--nav-height);max-height:calc(100vh - var(--nav-height))}
body.menu-open .menu-toggle{color:#fff}
body.menu-open .nav-links a{color:#fff}
body.menu-open .menu-toggle span:last-child{color:#fff}

/* The image, crop and gradient now transform as a single visual layer. */
.contact-journey{background:#fff}
.contact-visual{position:absolute;inset:0;overflow:hidden;clip-path:inset(var(--contact-inset-y) var(--contact-inset-x) round var(--contact-radius));transform:scale(var(--contact-scale));transform-origin:center center;will-change:transform,clip-path}
.contact-visual>img{height:100%;width:100%;object-fit:cover;transform:none!important;clip-path:none!important}
.contact-visual .contact-shade{position:absolute;inset:0;clip-path:none!important;transform:none!important;background:linear-gradient(90deg,rgba(8,17,29,.76),rgba(8,17,29,.32) 54%,rgba(8,17,29,.05));pointer-events:none}
.contact-journey>img{display:none}

@media(max-width:760px){
  :root{--nav-height:68px}
}

/* V43 — layout repair + cleaner partners + translucent nav */
/* Sections that previously used a numbered rail now place their content in the editorial column. */
.selling-copy{grid-column:2}
.why-copy{grid-column:2}
.why-image{grid-column:3}
.testimonial-heading{grid-column:2}

/* Keep the partner marks clean and unboxed. */
.partner-strip{
  border:0;
  border-radius:0;
  overflow:visible;
}
.partner-strip a{
  border:0;
  background:transparent;
}
.partner-strip a:last-child{border:0}
.partner-strip a:hover{background:transparent}

/* Softer sticky header treatment over photography and darker sections. */
.site-nav{
  background:linear-gradient(180deg,rgba(255,255,255,.98) 0%,rgba(255,255,255,.93) 52%,rgba(255,255,255,.76) 100%);
  -webkit-backdrop-filter:blur(16px) saturate(1.08);
  backdrop-filter:blur(16px) saturate(1.08);
  border-bottom-color:rgba(24,47,88,.07);
  box-shadow:0 8px 26px rgba(17,18,20,.035);
}
body.menu-open .site-nav{
  background:var(--blue);
  -webkit-backdrop-filter:none;
  backdrop-filter:none;
  box-shadow:none;
}

@media(max-width:1100px){
  .why-copy{grid-column:2}
  .why-image{grid-column:2}
  .partner-strip a,
  .partner-strip a:nth-child(3),
  .partner-strip a:nth-child(-n+3){border:0}
}

@media(max-width:720px){
  .selling-copy,
  .why-copy,
  .why-image,
  .testimonial-heading{grid-column:1}
  .partner-strip a,
  .partner-strip a:nth-child(odd),
  .partner-strip a:nth-child(even){border:0}
}

/* V45 — retain cleaner open-menu top edge while restoring the previous nav treatment. */
.menu-grid{border-top:0;padding-top:24px}

/* V46 — Concept 2 hero, balanced editorial alignment, expanded story cards and news */
:root{
  --layout-gutter:max(var(--gutter),calc((100vw - 1780px)/2 + 42px));
  --editorial-left:calc(var(--layout-gutter) + var(--rail) + var(--rail-gap));
}

.section-pad{padding-left:var(--layout-gutter);padding-right:var(--layout-gutter)}
.site-nav{padding-left:var(--layout-gutter);padding-right:var(--layout-gutter)}
.menu-panel{padding-left:var(--layout-gutter);padding-right:var(--layout-gutter)}
.service-row{padding-left:var(--editorial-left);padding-right:var(--editorial-left)}
.service-row:hover{padding-left:calc(var(--editorial-left) + 10px)}
.footer{padding-left:var(--layout-gutter);padding-right:var(--layout-gutter)}

.hero-intro{
  padding-left:var(--editorial-left);
  padding-right:var(--editorial-left);
  padding-top:clamp(54px,5vw,82px);
  padding-bottom:clamp(42px,4.5vw,68px);
}
.hero-intro h1{
  max-width:min(100%,1600px);
  color:var(--blue-dark);
  font-size:clamp(46px,5.65vw,92px);
  line-height:.94;
}
.property-search{
  left:var(--editorial-left);
  top:clamp(28px,5vh,52px);
  bottom:auto;
  width:calc(100% - var(--editorial-left) - var(--layout-gutter));
}

.selling-image-wrap img,
.selling-image-wrap video{
  height:100%;
  object-fit:cover;
  transform:scale(1);
  will-change:transform;
}
.selling-story-media-luxury{object-position:center 34%}
.selling-story-media-international{object-position:center 56%}

/* Concept 1-inspired editorial news composition: one feature and two stacked stories. */
.news-section{background:#fff}
.news-heading{
  align-items:start;
  grid-template-columns:minmax(420px,1.05fr) minmax(320px,.95fr);
  gap:clamp(52px,7vw,110px);
}
.news-heading h2{
  max-width:10.5ch;
  color:var(--ink);
  font-size:clamp(58px,6.2vw,104px)!important;
  line-height:.9!important;
  font-weight:400!important;
  letter-spacing:-.055em!important;
}
.news-support{display:flex;flex-direction:column;align-items:flex-start;gap:26px;padding-top:2px}
.news-heading .news-support p{margin:0;max-width:650px}
.news-cta{
  display:inline-flex;
  align-items:center;
  justify-content:center;
  min-width:190px;
  min-height:58px;
  padding:0 24px;
  border-radius:var(--radius-sm);
  background:var(--red);
  color:#fff;
  font-size:11px;
  font-weight:700;
  letter-spacing:.08em;
  transition:background .25s ease,transform .25s var(--ease);
}
.news-cta:hover,.news-cta:focus-visible{background:#c9002f;transform:translateY(-2px)}
.news-grid{
  grid-template-columns:minmax(0,1.55fr) minmax(340px,1fr);
  gap:40px;
  margin-top:clamp(70px,7vw,112px);
}
.news-stack{display:grid;grid-template-rows:repeat(2,minmax(0,1fr));gap:40px}
.news-card{
  position:relative;
  min-height:330px;
  padding:0;
  border-radius:0;
  background:var(--blue-dark);
  color:#fff;
  isolation:isolate;
}
.news-large{min-height:700px}
.news-image,.news-large .news-image{position:absolute;inset:0;height:100%}
.news-image:after{
  content:"";
  position:absolute;
  inset:0;
  background:linear-gradient(180deg,transparent 48%,rgba(5,16,33,.7) 100%);
}
.news-image img{transition:transform .75s var(--ease)}
.news-card:hover .news-image img,.news-card:focus-visible .news-image img{transform:scale(1.085)}
.news-overlay{
  position:absolute;
  z-index:1;
  left:clamp(24px,3vw,46px);
  right:clamp(24px,3vw,46px);
  bottom:clamp(24px,3vw,44px);
}
.news-rule{display:block;width:100%;height:1px;margin-bottom:25px;background:rgba(255,255,255,.72)}
.news-card h3{
  max-width:28ch;
  margin:0;
  color:#fff;
  font-size:clamp(22px,2vw,34px);
  line-height:1.08;
  font-weight:500;
  letter-spacing:-.03em;
}
.news-stack .news-card h3{font-size:clamp(18px,1.45vw,25px)}

@media(max-width:1100px){
  :root{--layout-gutter:var(--gutter)}
  .news-heading{grid-template-columns:1fr;gap:28px}
  .news-heading h2{max-width:11ch}
  .news-support{max-width:720px}
  .news-grid{grid-template-columns:1fr}
  .news-stack{grid-template-columns:repeat(2,minmax(0,1fr));grid-template-rows:none}
  .news-large{min-height:560px}
}

@media(max-width:760px){
  :root{--layout-gutter:18px;--editorial-left:18px}
  .hero-intro{padding-top:48px;padding-bottom:44px}
  .hero-intro h1{max-width:100%;font-size:clamp(38px,11vw,58px);line-height:.96}
  .property-search{top:18px;left:18px;width:calc(100% - 36px)}
  .selling-image-wrap video{height:100%;object-fit:cover}
  .news-heading h2{font-size:clamp(48px,15vw,72px)!important}
  .news-grid{margin-top:54px}
  .news-stack{grid-template-columns:1fr}
  .news-card,.news-large{min-height:390px}
}

/* V47 — unified gutters, header partners and Concept 2 horizontal news */
.site-nav{
  grid-template-columns:auto auto minmax(0,1fr) auto;
  gap:clamp(18px,2vw,34px);
}
.nav-affiliate{display:flex;align-items:center;width:112px;height:46px}
.nav-affiliate img{width:100%;max-height:42px;object-fit:contain;filter:grayscale(1) contrast(1.15);transition:filter .3s var(--ease),opacity .25s ease}
.nav-affiliate:hover img{opacity:.62}
.menu-toggle{justify-self:end}
body.menu-open .nav-affiliate img{filter:grayscale(1) brightness(0) invert(1);opacity:.9}

/* These editorial sections now end on the same gutter on which their content begins. */
.why-chas,.testimonials,.trust-section,.news-section{padding-right:var(--editorial-left)}

.property-search{
  left:var(--layout-gutter);
  right:var(--layout-gutter);
  width:auto;
  top:clamp(48px,9vh,96px);
}

.selling-image-wrap img,
.selling-image-wrap video{transform-origin:center center}

.news-section{background:var(--blue-soft)}
.news-heading{
  grid-template-columns:minmax(300px,.72fr) minmax(0,1.28fr);
  align-items:end;
  gap:0;
}
.news-heading h2{
  max-width:13ch;
  color:var(--ink);
  font-size:var(--h2)!important;
  line-height:1!important;
  font-weight:600!important;
  letter-spacing:-.04em!important;
}
.news-heading .eyebrow{margin-bottom:22px}
.news-support{width:100%;max-width:none;gap:22px;padding:0 0 3px}
.news-heading .news-support p{width:100%;max-width:none}
.news-cta{
  min-width:0;
  min-height:0;
  padding:0 0 5px;
  border-bottom:1px solid currentColor;
  border-radius:0;
  background:transparent;
  color:var(--ink);
}
.news-cta:hover,.news-cta:focus-visible{background:transparent;color:var(--red);transform:translateY(-1px)}
.news-grid{
  display:grid;
  grid-template-columns:1fr;
  gap:18px;
  margin-top:clamp(54px,6vw,90px);
}
.news-card,
.news-large{
  display:grid;
  grid-template-columns:minmax(300px,.72fr) minmax(0,1.28fr);
  min-height:280px;
  padding:0;
  border-radius:var(--radius-md);
  overflow:hidden;
  background:#fff;
  color:var(--ink);
  isolation:isolate;
}
.news-image,.news-large .news-image{position:relative;inset:auto;height:100%;min-height:280px;overflow:hidden}
.news-image:after{display:none}
.news-image img{height:100%;object-fit:cover;transition:transform .8s var(--ease)}
.news-card:hover .news-image img,.news-card:focus-visible .news-image img{transform:scale(1.13)}
.news-card-copy{display:flex;flex-direction:column;align-items:flex-start;padding:clamp(28px,3.4vw,54px)}
.news-meta{width:100%;padding:0;justify-content:flex-start;gap:24px;color:var(--muted)}
.news-card h3{
  max-width:25ch;
  margin:clamp(26px,3vw,46px) 0 30px;
  color:var(--ink);
  font-size:clamp(25px,2.45vw,42px);
  line-height:1.04;
  font-weight:600;
  letter-spacing:-.035em;
}
.news-card b{margin:auto 0 0;color:var(--ink);border-bottom:1px solid var(--red);padding-bottom:4px}
.news-card i{color:var(--red)}
.news-card:hover b,.news-card:focus-visible b{color:var(--red)}

.footer-brand img{width:240px}

@media(max-width:1100px){
  :root{--rail:0px;--rail-gap:0px;--editorial-left:var(--layout-gutter)}
  .site-nav{grid-template-columns:auto auto 1fr auto}
  .why-chas,.testimonials,.trust-section,.news-section{padding-right:var(--layout-gutter)}
  .why-chas{grid-template-columns:1fr}
  .why-copy,.why-image{grid-column:1}
  .news-heading{grid-template-columns:1fr;gap:28px}
}

@media(max-width:760px){
  .site-nav{grid-template-columns:auto 1fr auto;gap:14px}
  .nav-affiliate{width:78px;height:40px}
  .menu-toggle span:last-child{display:none}
  .property-search{top:24px;left:18px;right:18px;width:auto}
  .news-card,.news-large{grid-template-columns:1fr;min-height:0}
  .news-image,.news-large .news-image{height:260px;min-height:0}
  .news-card-copy{min-height:280px}
  .footer-brand img{width:210px}
}

/* V48 — scroll-led hero, blue navigation, partner band and shared UI type */
:root{
  --cta-font-size:11px;
  --cta-letter-spacing:.075em;
  --control-radius:var(--radius-sm);
}

body,p,button,input,select{font-family:Raleway,Arial,sans-serif}
h1,h2,h3,blockquote{font-family:Raleway,Arial,sans-serif}
.property-search button,
.testimonial-tab,
.menu-cma,
.news-cta,
.text-link,
.light-link,
.service-row b,
.selling-story-copy b,
.news-card b{
  font-family:inherit;
  font-size:var(--cta-font-size)!important;
  font-weight:700;
  line-height:1.2;
  letter-spacing:var(--cta-letter-spacing);
  text-transform:uppercase;
}
.property-search button,.testimonial-tab,.menu-cma{min-height:44px;border-radius:var(--control-radius)}
.text-link,.light-link,.news-cta,.service-row b,.selling-story-copy b,.news-card b{padding-bottom:5px}

.site-nav{
  animation:none;
  background:var(--blue);
  color:#fff;
  border-color:rgba(255,255,255,.16);
  box-shadow:0 8px 28px rgba(12,31,61,.12);
  transform:translateY(0);
  transition:transform .42s var(--ease),background .3s ease,box-shadow .3s ease;
}
.site-nav.nav-hidden{transform:translateY(-105%);box-shadow:none}
.brand-logo-default{opacity:0}
.brand-logo-inverse{opacity:1}
.nav-links a,.menu-toggle{color:#fff}
.nav-affiliate img{filter:grayscale(1) brightness(0) invert(1);opacity:.92}
body.menu-open .site-nav{transform:translateY(0)}

.property-search{
  top:clamp(220px,29vh,315px);
  bottom:auto;
}
.hero-pullquote{
  position:absolute;
  z-index:2;
  left:var(--editorial-left);
  top:clamp(500px,66vh,650px);
  width:min(940px,calc(100% - var(--editorial-left) - var(--editorial-left)));
  margin:0;
  color:#fff;
  opacity:0;
  transform:translateY(34px);
  pointer-events:none;
  transition:opacity .8s var(--ease),transform .9s var(--ease);
}
.hero-pullquote.visible{opacity:1;transform:translateY(0)}
.hero-pullquote p{
  margin:0;
  font-size:clamp(28px,3.25vw,54px);
  line-height:1.08;
  font-weight:500;
  letter-spacing:-.035em;
  text-shadow:0 2px 22px rgba(0,0,0,.32);
}

.trust-section{display:block;padding:0;background:#fff}
.partners-panel{
  padding:var(--section) var(--editorial-left);
  background:var(--blue);
  color:#fff;
}
.partners-panel .trust-title{max-width:760px}
.partners-panel .partner-strip{
  display:grid;
  grid-template-columns:repeat(5,1fr);
  margin-top:60px;
  border-top:1px solid rgba(255,255,255,.28);
  border-bottom:1px solid rgba(255,255,255,.28);
}
.partners-panel .partner-strip a{border:0;background:transparent}
.partners-panel .partner-strip a:hover{background:rgba(255,255,255,.055)}
.partners-panel .partner-strip img{
  filter:grayscale(1) brightness(0) invert(1);
  opacity:.92;
}
.partners-panel .partner-strip a:hover img{opacity:1;transform:scale(1.04)}
.recognition-wrap{
  display:grid;
  grid-template-columns:minmax(320px,.8fr) minmax(460px,1.2fr);
  gap:clamp(48px,7vw,120px);
  margin:0;
  padding:var(--section) var(--editorial-left);
  border:0;
  background:#fff;
}

.news-heading h2{max-width:9ch}

@media(max-width:1100px){
  .hero-pullquote{left:var(--layout-gutter);width:min(820px,calc(100% - var(--layout-gutter) - var(--layout-gutter)))}
  .partners-panel,.recognition-wrap{padding-left:var(--layout-gutter);padding-right:var(--layout-gutter)}
  .partners-panel .partner-strip{grid-template-columns:repeat(3,1fr)}
  .recognition-wrap{grid-template-columns:1fr}
}

@media(max-width:760px){
  .property-search{top:clamp(130px,21vh,180px);bottom:auto}
  .hero-pullquote{top:58%;left:18px;width:calc(100% - 36px)}
  .hero-pullquote p{font-size:clamp(24px,7.6vw,34px)}
  .partners-panel .partner-strip{grid-template-columns:1fr 1fr}
  .partners-panel .partner-strip a{height:132px}
}

@media(prefers-reduced-motion:reduce){
  .site-nav,.hero-pullquote{transition:none!important}
}

/* V49 — approved two-state pinned hero sequence and restored white navigation */
.site-nav{
  background:#fff;
  color:var(--ink);
  border-color:rgba(17,18,20,.06);
  box-shadow:0 8px 28px rgba(12,31,61,.08);
}
.brand-logo-default{opacity:1}
.brand-logo-inverse{opacity:0}
.nav-links a,.menu-toggle{color:var(--ink)}
.nav-affiliate img{filter:grayscale(1) contrast(1.18);opacity:.9}
body.menu-open .site-nav{background:var(--blue);color:#fff}
body.menu-open .brand-logo-default{opacity:0}
body.menu-open .brand-logo-inverse{opacity:1}
body.menu-open .nav-links a,
body.menu-open .menu-toggle{color:#fff}
body.menu-open .nav-affiliate img{filter:grayscale(1) brightness(0) invert(1);opacity:.9}

/* V50 — simplified video hero and editorial Why statement */
.hero-media{
  height:min(78vh,820px);
  min-height:600px;
  overflow:hidden;
  background:#d7e0ea;
}
.hero-media>video{
  position:relative;
  inset:auto;
  width:100%;
  height:100%;
  object-fit:cover;
}
.hero-media>.hero-media-shade{
  z-index:1;
  background:linear-gradient(180deg,rgba(6,18,37,.02) 0%,rgba(6,18,37,.05) 48%,rgba(6,18,37,.31) 100%);
}
.why-chas{align-items:center}
.why-statement{
  grid-column:2/4;
  position:relative;
  max-width:1420px;
  margin:0 0 clamp(68px,7vw,116px);
  padding-top:30px;
  color:var(--blue-dark);
}
.why-statement:before{
  content:"";
  position:absolute;
  left:0;
  top:0;
  width:72px;
  height:4px;
  background:var(--red);
}
.why-statement p{
  margin:0;
  font-size:clamp(42px,4.55vw,76px);
  line-height:1.025;
  font-weight:500;
  letter-spacing:-.045em;
  text-wrap:balance;
}
.why-statement p span{display:block;margin-top:.28em;font-weight:600}

@media(max-width:1100px){
  .why-statement{grid-column:1;margin-bottom:64px}
  .why-statement p{font-size:clamp(38px,6.5vw,62px)}
}

@media(max-width:760px){
  .hero-media{height:74vh;min-height:620px}
  .why-statement{grid-column:1;margin-bottom:54px;padding-top:24px}
  .why-statement:before{width:54px;height:3px}
  .why-statement p{font-size:clamp(32px,9.5vw,46px);line-height:1.04}
}

/* V51 — restored original Concept 2 hero composition */
.hero-intro{
  padding-top:clamp(92px,8.5vw,150px);
  padding-bottom:clamp(68px,6.8vw,112px);
}
.hero-intro h1{
  max-width:1050px;
  color:var(--ink);
  font-size:clamp(70px,7.1vw,128px);
  line-height:.88;
  letter-spacing:-.055em;
}
.hero-meta{
  margin-top:clamp(74px,8vw,132px);
  padding-top:30px;
  align-items:center;
}
.hero-actions{gap:clamp(28px,3.2vw,54px)}
.hero-actions a,
.hero-property-link{
  font-size:var(--cta-font-size);
  font-weight:700;
  line-height:1.2;
  letter-spacing:var(--cta-letter-spacing);
  text-transform:uppercase;
}
.hero-actions a{color:var(--blue-dark);transition:color .25s ease}
.hero-actions a:hover,.hero-actions a:focus-visible{color:var(--red)}
.hero-property-link{
  padding-bottom:7px;
  border-bottom:1px solid currentColor;
  transition:color .25s ease,transform .25s var(--ease);
}
.hero-property-link:hover,.hero-property-link:focus-visible{color:var(--red);transform:translateY(-1px)}
.hero-media{height:min(82vh,900px);min-height:620px}
.hero-media>.hero-media-shade{background:linear-gradient(to bottom,transparent 62%,rgba(0,0,0,.12))}

@media(max-width:760px){
  .hero-intro{padding-top:72px;padding-bottom:64px}
  .hero-intro h1{font-size:clamp(54px,16vw,82px);line-height:.9}
  .hero-meta{margin-top:64px;padding-top:22px;align-items:flex-start;gap:34px}
  .hero-actions{gap:22px;flex-wrap:wrap}
  .hero-property-link{white-space:nowrap}
  .hero-media{height:68vh;min-height:520px}
}

/* V52 — approved Option 2 hero copy and a continuous quote-to-About transition */
.hero-intro h1{
  max-width:1280px;
  color:var(--blue);
  font-size:clamp(64px,6.55vw,118px);
  line-height:.9;
}

.why-chas{
  align-items:start;
  row-gap:0;
}

.why-statement{
  max-width:1420px;
  margin-bottom:clamp(44px,4.5vw,72px);
  padding-bottom:clamp(44px,4.5vw,72px);
  border-bottom:1px solid var(--line);
}

.why-copy{
  padding-top:clamp(6px,1vw,16px);
}

@media(max-width:1100px){
  .hero-intro h1{max-width:980px}
  .why-statement{margin-bottom:48px;padding-bottom:48px}
}

@media(max-width:760px){
  .hero-intro h1{font-size:clamp(48px,13vw,70px);line-height:.92}
  .why-statement{margin-bottom:38px;padding-bottom:38px}
  .why-copy{padding-top:0}
}

/* V53 — restrained video zoom */
.hero-media>video{
  top:0;
  height:100%;
  transform:scale(var(--hero-zoom,1.02));
  transform-origin:center center;
  animation:none;
  will-change:transform;
}

.hero-media>.hero-media-shade{pointer-events:none}

.hero-media>.property-search{
  z-index:2;
  left:var(--editorial-left);
  right:var(--editorial-left);
  top:auto;
  bottom:16%;
  width:auto;
  opacity:1;
  transform:none;
  pointer-events:auto;
}

@media(max-width:1100px){
  .hero-media>.property-search{
    left:var(--layout-gutter);
    right:var(--layout-gutter);
  }
}

@media(max-width:760px){
  .hero-media>video{top:0;height:100%}
  .hero-media>.property-search{
    left:18px;
    right:18px;
    bottom:18px;
  }
}

@media(prefers-reduced-motion:reduce){
  .hero-media>video{transform:scale(1.02)!important}
}

/* V54 — stronger hero zoom and a joined quote/About composition */
.why-statement{
  margin-bottom:clamp(22px,2.4vw,40px);
  padding-bottom:0;
  border-bottom:0;
}

.why-copy{
  position:relative;
  padding-top:clamp(32px,3.4vw,54px);
}

.why-copy:before{
  content:"";
  position:absolute;
  top:0;
  left:0;
  width:min(100%,220px);
  height:1px;
  background:var(--line);
}

.why-image{
  position:relative;
  z-index:1;
  margin-top:clamp(-64px,-3.2vw,-38px);
}

@media(max-width:1100px){
  .why-statement{margin-bottom:28px}
  .why-copy{padding-top:38px}
  .why-image{margin-top:30px}
}

@media(max-width:760px){
  .why-statement{margin-bottom:22px}
  .why-copy{padding-top:32px}
  .why-copy:before{width:120px}
  .why-image{margin-top:28px}
}

/* V55 — quote temporarily removed; restore the standalone About composition */
.why-copy{padding-top:0}
.why-copy:before{display:none}
.why-image{margin-top:0}

@media(max-width:1100px){
  .why-image{margin-top:20px}
}

/* V56 — proof-led editorial middle chapter */
.why-story{
  position:relative;
  overflow:hidden;
  padding-top:clamp(64px,6vw,96px);
  padding-bottom:clamp(64px,6vw,96px);
  padding-left:var(--editorial-left);
  padding-right:var(--editorial-left);
  background:var(--blue-soft);
}

.why-story-heading{
  display:block;
}

.why-story-heading .eyebrow{margin:0 0 20px}
.why-story-heading h2{
  margin:0;
  max-width:8ch;
  color:var(--blue-dark);
  font-size:var(--h2);
  line-height:1;
  font-weight:600;
  letter-spacing:-.04em;
}

.why-story-stage{
  position:relative;
  min-height:clamp(560px,54vw,720px);
  margin-top:clamp(12px,1.5vw,20px);
}

.why-story-image{
  position:absolute;
  inset:0 0 0 clamp(140px,17vw,300px);
  overflow:hidden;
  border-radius:var(--radius-md);
}

.why-story-image:after{
  content:"";
  position:absolute;
  inset:0;
  background:linear-gradient(90deg,rgba(9,24,49,.18),transparent 48%),linear-gradient(0deg,rgba(9,24,49,.12),transparent 42%);
  pointer-events:none;
}

.why-story-image img{
  height:100%;
  object-fit:cover;
  object-position:center;
  transform:translate3d(0,var(--ambient-y,0px),0) scale(var(--ambient-scale,1.035));
  transform-origin:center;
  will-change:transform;
}

.why-story-panel{
  position:absolute;
  z-index:2;
  left:0;
  top:clamp(90px,8vw,126px);
  bottom:auto;
  width:min(580px,46%);
  padding:clamp(34px,3.8vw,58px);
  background:#fff;
  box-shadow:0 28px 80px rgba(24,47,88,.14);
}

.why-story-panel:before{
  display:none;
}

.why-story-panel h3{
  margin:0;
  color:var(--ink);
  font-size:clamp(28px,2.35vw,42px);
  line-height:1.03;
  font-weight:500;
  letter-spacing:-.04em;
}

.why-story-panel p{
  max-width:540px;
  margin:18px 0 0;
  color:#56606e;
  font-size:var(--body);
  line-height:1.62;
}

.why-story-panel .text-link{margin-top:24px}

.client-voices{
  position:relative;
  overflow:hidden;
  padding-top:clamp(64px,6vw,96px);
  padding-bottom:clamp(64px,6vw,96px);
  padding-left:var(--editorial-left);
  padding-right:var(--editorial-left);
  background:var(--blue-dark);
  color:#fff;
}

.client-voices:before{
  display:none;
}

.voices-heading{
  position:relative;
  z-index:1;
  display:block;
}

.voices-heading .eyebrow{margin:0 0 28px;color:rgba(255,255,255,.68)}
.voices-heading h2{
  max-width:none;
  margin:0;
  font-size:var(--h2);
  line-height:1;
  font-weight:600;
  letter-spacing:-.04em;
}
.voices-heading h2 span{display:block;white-space:nowrap}

.voices-stage{
  position:relative;
  z-index:1;
  display:block;
  margin-top:clamp(36px,4vw,56px);
  border-top:1px solid rgba(255,255,255,.25);
  border-bottom:1px solid rgba(255,255,255,.25);
}

.voices-current{
  min-height:330px;
  padding:clamp(32px,3.5vw,50px) clamp(90px,9vw,150px) clamp(32px,3.5vw,50px) 0;
  transition:opacity .22s ease,transform .36s var(--ease);
}

.voices-meta{
  display:flex;
  align-items:center;
  gap:28px;
  color:rgba(255,255,255,.62);
  font-size:11px;
  font-weight:700;
  letter-spacing:.1em;
  text-transform:uppercase;
}

.voices-meta span+span{padding-left:28px;border-left:1px solid rgba(255,255,255,.22)}
.voices-current blockquote{
  max-width:1120px;
  margin:clamp(28px,3vw,42px) 0 0;
  font-size:clamp(30px,3vw,52px);
  line-height:1.04;
  font-weight:400;
  letter-spacing:-.042em;
  text-wrap:balance;
}

.voices-current>strong{
  display:block;
  margin-top:clamp(26px,3vw,42px);
  font-size:14px;
  letter-spacing:.06em;
  text-transform:uppercase;
}

.voices-controls{position:absolute;right:0;bottom:clamp(32px,3.5vw,50px);display:flex;align-items:center;gap:28px;z-index:2}
.voices-control{
  width:auto;
  height:auto;
  border:0;
  border-bottom:1px solid rgba(255,255,255,.72);
  padding:0 0 5px;
  background:transparent;
  color:#fff;
  font-size:var(--cta-font-size);
  font-weight:700;
  line-height:1.2;
  letter-spacing:var(--cta-letter-spacing);
  text-transform:uppercase;
  cursor:pointer;
  transition:color .25s ease,border-color .25s ease,transform .25s var(--ease);
}

.voices-control:hover{color:var(--red);border-color:var(--red);transform:translateY(-1px)}
.voices-control:focus-visible{color:var(--red);border-color:var(--red);outline:1px solid currentColor;outline-offset:5px}
.voices-stage.is-changing .voices-current{opacity:.28;transform:translateX(-12px)}

.recognition-feature{
  padding:clamp(72px,7vw,108px) var(--editorial-left);
  background:var(--blue-soft);
}

.recognition-layout{
  display:grid;
  grid-template-columns:minmax(320px,.78fr) minmax(520px,1.22fr);
  gap:clamp(64px,8vw,136px);
  align-items:start;
}

.recognition-overview>.eyebrow{display:block;margin-bottom:28px}
.recognition-overview h3{
  max-width:16ch;
  margin:0;
  color:var(--blue-dark);
  font-size:var(--h2);
  line-height:1;
  font-weight:600;
  letter-spacing:-.04em;
}
.recognition-overview h3 span{display:block;white-space:nowrap}

.recognition-intro{display:grid;grid-template-columns:1fr;gap:20px;margin-top:clamp(34px,4vw,54px)}
.recognition-intro p{margin:0;color:#56606e;font-size:15px;line-height:1.62}
.recognition-list{border-top:1px solid var(--line)}
.recognition-row{
  display:grid;
  grid-template-columns:minmax(0,1fr) auto;
  gap:32px;
  align-items:center;
  min-height:138px;
  padding:24px 0;
  border-bottom:1px solid var(--line);
}
.recognition-row h4{margin:0;color:var(--ink);font-size:clamp(25px,2vw,34px);line-height:1.05;font-weight:500;letter-spacing:-.035em}
.recognition-row p{margin:10px 0 0;color:#707987;font-size:14px;line-height:1.5}
.recognition-row b{
  display:inline-flex;
  align-items:center;
  justify-self:end;
  width:max-content;
  min-width:0;
  min-height:0;
  padding:0 0 5px;
  border-bottom:1px solid var(--red);
  background:transparent;
  color:var(--ink);
  font-size:var(--cta-font-size);
  font-weight:700;
  letter-spacing:var(--cta-letter-spacing);
  text-transform:uppercase;
  transition:color .25s ease,transform .25s var(--ease);
}
.recognition-row:hover b,.recognition-row:focus-visible b{background:transparent;color:var(--red);transform:translateY(-1px)}
.recognition-row:hover{padding-left:0}

@media(max-width:1100px){
  .why-story-stage{min-height:640px}
  .why-story-image{left:70px}
  .why-story-panel{width:min(570px,65%)}
  .voices-current{min-height:330px}
  .recognition-feature{padding-left:var(--layout-gutter);padding-right:var(--layout-gutter)}
  .recognition-layout{grid-template-columns:1fr;gap:54px}
  .recognition-overview h3{max-width:16ch}
  .recognition-intro{max-width:820px}
}

@media(max-width:760px){
  .why-story{padding-top:64px;padding-bottom:64px}
  .why-story-stage{display:flex;flex-direction:column;min-height:0;margin-top:20px}
  .why-story-image{position:relative;inset:auto;height:54vh;min-height:360px;border-radius:var(--radius-md) var(--radius-md) 0 0}
  .why-story-panel{position:relative;left:auto;top:auto;bottom:auto;width:100%;padding:32px 24px 36px;box-shadow:none}
  .why-story-panel h3{font-size:32px}
  .recognition-overview h3{max-width:100%;font-size:clamp(30px,8.6vw,36px)}
  .recognition-overview h3 span{white-space:normal}
  .client-voices{padding-top:64px;padding-bottom:64px}
  .voices-heading h2{font-size:clamp(32px,9.5vw,38px)}
  .voices-stage{margin-top:38px}
  .voices-current{min-height:350px;padding:30px 0 82px}
  .voices-current blockquote{font-size:clamp(28px,8vw,38px)}
  .voices-controls{left:0;right:auto;bottom:30px;gap:24px}
  .recognition-feature{padding-top:72px;padding-bottom:72px}
  .recognition-layout{gap:42px}
  .recognition-intro{gap:18px;margin-top:32px}
  .recognition-row{grid-template-columns:1fr;gap:20px;min-height:0;padding:28px 0}
  .recognition-row b{justify-self:start;width:max-content;min-width:0;min-height:0}
}

@media(prefers-reduced-motion:reduce){
  .voices-current,.recognition-row b{transition:none!important}
}

/* V57 — functional property search in the initial hero view */
.hero-intro{
  padding-top:clamp(72px,6.2vw,110px);
  padding-bottom:clamp(34px,3.5vw,54px);
}

.hero-intro .hero-search{
  position:relative;
  inset:auto;
  z-index:1;
  width:100%;
  margin-top:clamp(42px,4.5vw,72px);
  display:grid;
  grid-template-columns:150px 170px minmax(260px,1fr) 132px;
  overflow:hidden;
  border:1px solid var(--line);
  border-radius:4px;
  background:#fff;
  box-shadow:0 14px 38px rgba(24,47,88,.08);
  opacity:1;
  transform:none;
  pointer-events:auto;
  backdrop-filter:none;
}

.hero-media{
  height:min(78vh,820px);
  min-height:560px;
  margin-left:0;
  margin-right:0;
  border-radius:0;
  will-change:auto;
}

.hero-intro .hero-search label{
  min-width:0;
  padding:17px 20px;
  transition:background-color .25s ease;
}

.hero-intro .hero-search label:focus-within{background:var(--blue-soft)}
.hero-intro .hero-search button{min-height:64px;transition:background-color .25s ease}
.hero-intro .hero-search button:hover,.hero-intro .hero-search button:focus-visible{background:#c9002f}

@media(max-width:1100px){
  .hero-intro .hero-search{grid-template-columns:140px 155px minmax(220px,1fr) 120px}
  .hero-intro .hero-search label{padding-left:16px;padding-right:16px}
}

@media(max-width:760px){
  .hero-intro .hero-search{
    inset:auto;
    width:100%;
    margin-top:38px;
    grid-template-columns:1fr 1fr;
  }
  .hero-intro .hero-search label{padding:14px 15px}
  .hero-intro .hero-search .search-wide{grid-column:1/3;border-top:1px solid rgba(17,18,20,.1)}
  .hero-intro .hero-search button{grid-column:1/3;min-height:48px}
  .hero-media{
    height:64vh;
    min-height:480px;
    margin-left:0;
    margin-right:0;
  }
}