/* The Firm at EveryPlace — site styles */
:root {
  --ink: #0e0e0e;
  --ink-2: #1b1b1b;
  --paper: #ffffff;
  --stone: #f5f3ee;
  --line: #e4e1d9;
  --muted: #5f5c55;
  --gold: #6f6637;
  --gold-light: #b9ad7a;
  --font-display: "Montserrat", "Helvetica Neue", Arial, sans-serif;
  --font-body: "Inter", system-ui, -apple-system, "Segoe UI", Roboto, sans-serif;
  --font-serif: "Cormorant Garamond", Georgia, serif;
  --wrap: 1240px;
  --gutter: clamp(16px, 4vw, 40px);
  --header-h: 84px;
  --ease: cubic-bezier(.2,.7,.2,1);
}
*,*::before,*::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
body { margin: 0; background: var(--paper); color: var(--ink); font: 400 17px/1.7 var(--font-body); -webkit-font-smoothing: antialiased; }
img { display: block; max-width: 100%; height: auto; }
picture { display: block; }
a { color: inherit; text-decoration: none; }
p { margin: 0 0 1.1em; }
h1,h2,h3,h4 { margin: 0; font-weight: 500; }
ul,ol { margin: 0; padding: 0; list-style: none; }
svg { width: 1em; height: 1em; flex: none; }
:focus-visible { outline: 2px solid var(--gold); outline-offset: 3px; }
.sr { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
.skip { position: absolute; left: -9999px; top: 8px; z-index: 100; background: var(--ink); color: #fff; padding: 10px 16px; }
.skip:focus { left: 8px; }
.wrap { width: 100%; max-width: var(--wrap); margin: 0 auto; padding: 0 var(--gutter); }

/* ---------- type ---------- */
.display { font-family: var(--font-display); font-weight: 500; text-transform: uppercase; letter-spacing: .14em; line-height: 1.2; font-size: clamp(24px, 3vw, 36px); }
.display.xl { font-size: clamp(32px, 5.4vw, 64px); letter-spacing: .1em; line-height: 1.08; }
.display.sm { font-size: 18px; letter-spacing: .2em; }
.display em { font-family: var(--font-serif); font-style: italic; text-transform: none; letter-spacing: 0; font-weight: 400; font-size: 1.12em; }
.kicker { display: block; font: 600 12px/1.4 var(--font-display); letter-spacing: .32em; text-transform: uppercase; color: var(--gold); margin: 0 0 16px; }
.kicker.light { color: var(--gold-light); }
.lede { font-size: clamp(17px, 1.6vw, 20px); line-height: 1.65; max-width: 640px; font-weight: 300; }
.rule { width: 56px; height: 1px; background: var(--gold); margin: 28px 0; }
.pull { font: italic 400 clamp(24px, 2.6vw, 32px)/1.3 var(--font-serif); color: var(--muted); }

/* ---------- buttons ---------- */
.btn { display: inline-flex; align-items: center; justify-content: center; gap: 10px; min-height: 48px; padding: 14px 28px; border: 1px solid var(--ink); background: var(--ink); color: #fff; font: 600 12px/1 var(--font-display); letter-spacing: .24em; text-transform: uppercase; cursor: pointer; transition: background .3s var(--ease), color .3s var(--ease), border-color .3s var(--ease); }
.btn:hover { background: var(--gold); border-color: var(--gold); }
.btn-sm { min-height: 40px; padding: 10px 20px; font-size: 11px; }
.btn-lg { min-height: 56px; padding: 18px 36px; }
.btn-outline { background: transparent; color: var(--ink); }
.btn-outline:hover { background: var(--ink); color: #fff; border-color: var(--ink); }
.btn-light { background: #fff; color: var(--ink); border-color: #fff; }
.btn-light:hover { background: var(--gold-light); border-color: var(--gold-light); color: var(--ink); }
.btn-ghost-light { background: transparent; color: #fff; border-color: rgba(255,255,255,.6); }
.btn-ghost-light:hover { background: #fff; color: var(--ink); border-color: #fff; }
.btn[aria-disabled="true"] { opacity: .35; pointer-events: none; }
.btn .arr { transition: transform .3s var(--ease); }
.btn:hover .arr, .link-arrow:hover .arr, a:hover > .link-arrow .arr { transform: translateX(4px); }
.link-arrow { display: inline-flex; align-items: center; gap: 10px; font: 600 12px/1 var(--font-display); letter-spacing: .24em; text-transform: uppercase; padding-bottom: 6px; border-bottom: 1px solid currentColor; }
.link-arrow .arr { transition: transform .3s var(--ease); }

/* ---------- header ---------- */
.site-header { position: sticky; top: 0; z-index: 50; background: rgba(255,255,255,.97); border-bottom: 1px solid var(--line); transition: background .35s var(--ease), border-color .35s var(--ease), color .35s; }
.header-inner { display: flex; align-items: center; justify-content: space-between; height: var(--header-h); gap: 24px; }
.brand .logo { width: clamp(170px, 18vw, 220px); height: auto; display: block; }
.site-header.is-overlay { position: fixed; left: 0; right: 0; background: transparent; border-color: transparent; color: #fff; }
.site-header.is-overlay.is-scrolled, .site-header.is-overlay.nav-open { background: rgba(14,14,14,.96); border-color: rgba(255,255,255,.08); }
.nav { display: flex; align-items: center; gap: clamp(16px, 2.2vw, 34px); }
.nav > a, .nav-dd > a { font: 500 12px/1 var(--font-display); letter-spacing: .2em; text-transform: uppercase; padding: 8px 0; position: relative; }
.nav > a:not(.btn)::after, .nav-dd > a::after { content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px; background: currentColor; transform: scaleX(0); transform-origin: left; transition: transform .3s var(--ease); }
.nav > a:hover::after, .nav-dd > a:hover::after, .nav [aria-current="page"]::after { transform: scaleX(1); }
.nav > a.btn { padding: 10px 20px; }
.is-overlay .nav-cta { background: transparent; border-color: rgba(255,255,255,.7); }
.is-overlay .nav-cta:hover { background: #fff; color: var(--ink); }
.nav-dd { position: relative; display: flex; align-items: center; gap: 2px; }
.dd-toggle { background: none; border: 0; color: inherit; padding: 6px 2px; cursor: pointer; display: flex; }
.dd-toggle .chev { width: 14px; height: 14px; transition: transform .25s; }
.dd-menu { position: absolute; top: 100%; left: -20px; min-width: 230px; background: #fff; color: var(--ink); border: 1px solid var(--line); padding: 10px 0; opacity: 0; visibility: hidden; transform: translateY(8px); transition: all .25s var(--ease); box-shadow: 0 18px 40px rgba(0,0,0,.08); }
.dd-menu a { display: block; padding: 10px 20px; font: 500 12px/1.4 var(--font-display); letter-spacing: .14em; text-transform: uppercase; }
.dd-menu a:hover { background: var(--stone); color: var(--gold); }
.nav-dd:hover .dd-menu, .nav-dd.open .dd-menu, .nav-dd:focus-within .dd-menu { opacity: 1; visibility: visible; transform: none; }
.nav-dd.open .chev { transform: rotate(180deg); }
.nav-toggle { display: none; background: none; border: 0; width: 44px; height: 44px; padding: 10px; cursor: pointer; color: inherit; flex-direction: column; justify-content: center; gap: 6px; }
.nav-toggle span { display: block; height: 1.5px; background: currentColor; transition: transform .3s, opacity .3s; }
.nav-toggle[aria-expanded="true"] span:nth-child(1) { transform: translateY(7.5px) rotate(45deg); }
.nav-toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
.nav-toggle[aria-expanded="true"] span:nth-child(3) { transform: translateY(-7.5px) rotate(-45deg); }

@media (max-width: 1020px) {
  :root { --header-h: 72px; }
  .nav-toggle { display: flex; }
  .nav { position: fixed; inset: var(--header-h) 0 0 0; background: var(--ink); color: #fff; flex-direction: column; align-items: stretch; gap: 0; padding: 16px var(--gutter) 40px; overflow-y: auto; opacity: 0; visibility: hidden; transform: translateY(-8px); transition: all .3s var(--ease); }
  .nav.open { opacity: 1; visibility: visible; transform: none; }
  .nav > a, .nav-dd > a { font-size: 15px; padding: 18px 0; border-bottom: 1px solid rgba(255,255,255,.1); }
  .nav > a::after, .nav-dd > a::after { display: none; }
  .nav-dd { flex-wrap: wrap; justify-content: space-between; border-bottom: 1px solid rgba(255,255,255,.1); }
  .nav-dd > a { border: 0; flex: 1; }
  .dd-toggle { padding: 14px; }
  .dd-toggle .chev { width: 18px; height: 18px; }
  .dd-menu { position: static; flex-basis: 100%; background: transparent; color: #fff; border: 0; box-shadow: none; padding: 0 0 12px 12px; display: none; opacity: 1; visibility: visible; transform: none; }
  .nav-dd:hover .dd-menu, .nav-dd:focus-within .dd-menu { display: none; }
  .nav-dd.open .dd-menu { display: block; }
  .dd-menu a { color: rgba(255,255,255,.75); }
  .dd-menu a:hover { background: transparent; color: var(--gold-light); }
  .nav-cta { margin-top: 28px; background: #fff !important; color: var(--ink) !important; border-color: #fff !important; min-height: 52px; }
  .site-header.nav-open { background: var(--ink); color: #fff; border-color: transparent; }
  body.no-scroll { overflow: hidden; }
}

/* ---------- hero ---------- */
.hero { position: relative; min-height: min(100svh, 980px); display: flex; align-items: flex-end; color: #fff; background: var(--ink); overflow: hidden; }
.hero-bg, .page-hero-bg { position: absolute; inset: 0; }
.hero-bg img, .page-hero-bg img { width: 100%; height: 100%; object-fit: cover; object-position: center 35%; }
.hero::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(10,10,10,.55) 0%, rgba(10,10,10,.25) 35%, rgba(10,10,10,.82) 100%); }
@media (min-width: 861px) {
  .hero-bg { left: 44%; }
  .hero-bg img { object-position: center 30%; }
  .hero::after { background: linear-gradient(90deg, var(--ink) 0%, var(--ink) 44%, rgba(14,14,14,.55) 56%, rgba(14,14,14,0) 72%), linear-gradient(180deg, rgba(14,14,14,.5) 0%, rgba(14,14,14,0) 25%, rgba(14,14,14,0) 70%, rgba(14,14,14,.7) 100%); }
  .hero { align-items: center; }
}
@media (max-width: 860px) {
  .hero { min-height: 0; flex-direction: column; align-items: stretch; }
  .hero-bg { position: relative; inset: auto; aspect-ratio: 4 / 4.4; }
  .hero::after { inset: 0 0 auto 0; height: calc(var(--header-h) + 40px); background: linear-gradient(180deg, rgba(14,14,14,.7), rgba(14,14,14,0)); }
  .hero-inner { padding-top: 40px !important; padding-bottom: 64px !important; }
  .hero-scroll { display: none; }
}
.hero-inner { position: relative; z-index: 1; padding-top: calc(var(--header-h) + 80px); padding-bottom: clamp(72px, 12vh, 140px); }
.hero-title { font-size: clamp(34px, 5.2vw, 72px); letter-spacing: .08em; line-height: 1.04; max-width: 15ch; margin-bottom: 28px; }
.hero .lede { color: rgba(255,255,255,.86); margin-bottom: 36px; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 14px; }
.hero-scroll { position: absolute; z-index: 1; left: 50%; bottom: 26px; width: 1px; height: 54px; background: rgba(255,255,255,.25); overflow: hidden; }
.hero-scroll span { display: block; width: 1px; height: 22px; background: #fff; animation: drip 2.2s var(--ease) infinite; }
@keyframes drip { from { transform: translateY(-24px); } to { transform: translateY(56px); } }
@media (prefers-reduced-motion: reduce) { .hero-scroll span { animation: none; } html { scroll-behavior: auto; } }

.page-hero { position: relative; background: var(--ink); color: #fff; padding: clamp(96px, 14vw, 170px) 0 clamp(72px, 9vw, 120px); overflow: hidden; }
.page-hero::before { content: ""; position: absolute; inset: auto -10% -60% auto; width: 70vw; height: 70vw; border: 1px solid rgba(185,173,122,.18); border-radius: 50%; }
.page-hero.has-img::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(10,10,10,.88) 0%, rgba(10,10,10,.55) 60%, rgba(10,10,10,.35) 100%); }
.page-hero .wrap { position: relative; z-index: 1; }
.page-hero .lede { color: rgba(255,255,255,.82); margin-top: 24px; }

/* ---------- lifestyle photography ---------- */
.lifestyle-gallery { background: var(--stone); }
.lifestyle-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 12px; }
.lifestyle-grid.two { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.lifestyle-grid.one { grid-template-columns: 1fr; }
.lifestyle-grid figure { margin: 0; aspect-ratio: 4 / 3; overflow: hidden; background: #e9e7e2; }
.lifestyle-grid.one figure { aspect-ratio: 16 / 7; }
.lifestyle-grid picture, .lifestyle-grid img { display: block; width: 100%; height: 100%; }
.lifestyle-grid img { object-fit: cover; transition: transform .8s var(--ease); }
.lifestyle-grid figure:hover img { transform: scale(1.035); }

.home-story { padding: clamp(72px, 10vw, 140px) 0; overflow: hidden; background: var(--ink); color: #fff; }
.home-story-grid { display: grid; grid-template-columns: minmax(0, .82fr) minmax(0, 1.18fr); gap: clamp(32px, 6vw, 88px); align-items: center; }
.home-story-copy .kicker { color: var(--gold-light); }
.home-story-copy .display { max-width: 13ch; margin-bottom: 22px; font-size: clamp(32px, 4.3vw, 56px); }
.home-story-copy > p:not(.kicker) { max-width: 40ch; margin-bottom: 28px; color: rgba(255,255,255,.72); font-size: 18px; }
.home-story-media { display: grid; grid-template-columns: 1.08fr .92fr; grid-template-rows: repeat(2, minmax(0, 1fr)); gap: 10px; min-height: 440px; }
.home-story-media figure { min-height: 0; margin: 0; overflow: hidden; background: #242424; }
.home-story-media figure:first-child { grid-row: 1 / span 2; }
.home-story-media picture, .home-story-media img { display: block; width: 100%; height: 100%; }
.home-story-media img { object-fit: cover; transition: transform .8s var(--ease); }
.home-story-media figure:hover img { transform: scale(1.035); }

/* ---------- sections ---------- */
.section { padding: clamp(72px, 10vw, 140px) 0; }
.section.alt { background: var(--stone); }
.section-head { display: flex; align-items: flex-end; justify-content: space-between; gap: 24px; flex-wrap: wrap; margin-bottom: clamp(36px, 5vw, 64px); }

.pillars { background: var(--ink); color: #fff; }
.pillar-grid { display: grid; grid-template-columns: repeat(3, 1fr); }
.pillar { padding: clamp(40px, 5vw, 64px) clamp(20px, 3vw, 44px); border-left: 1px solid rgba(255,255,255,.12); display: flex; flex-direction: column; gap: 14px; transition: background .35s var(--ease); }
.pillar:last-child { border-right: 1px solid rgba(255,255,255,.12); }
.pillar:hover { background: var(--ink-2); }
.pillar .kicker { margin: 0; color: var(--gold-light); }
.pillar .display { font-size: clamp(30px, 3.4vw, 44px); letter-spacing: .2em; }
.pillar p { color: rgba(255,255,255,.72); margin: 0 0 12px; flex: 1; }
.pillar .link-arrow { align-self: flex-start; }

.about-grid { display: grid; grid-template-columns: 5fr 7fr; gap: clamp(32px, 7vw, 110px); align-items: start; }
.about-head { position: sticky; top: calc(var(--header-h) + 32px); }
.about-body p { color: #33312c; }
.about-body p:first-child { font-size: 20px; color: var(--ink); }
.about-body .link-arrow { margin-top: 12px; }

.stats { background: var(--stone); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.stat-grid { display: grid; grid-template-columns: repeat(3, 1fr); }
.stat { padding: clamp(36px, 5vw, 60px) 16px; text-align: center; border-left: 1px solid var(--line); }
.stat:first-child { border-left: 0; }
.stat-value { display: block; font: 400 clamp(40px, 5.4vw, 68px)/1 var(--font-serif); color: var(--ink); margin-bottom: 12px; }
.stat-label { font: 600 11px/1.4 var(--font-display); letter-spacing: .26em; text-transform: uppercase; color: var(--muted); }

/* ---------- agents ---------- */
.agent-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: clamp(20px, 2.4vw, 36px) clamp(16px, 2vw, 28px); }
.agent-grid.compact { grid-template-columns: repeat(3, 1fr); }
.agent-card { display: flex; flex-direction: column; }
.agent-photo { display: block; overflow: hidden; background: #e9e7e2; aspect-ratio: 4 / 5; }
.agent-photo img, .agent-photo .photo-ph { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease), filter .6s var(--ease); filter: grayscale(.15); }
.agent-card:hover .agent-photo img { transform: scale(1.04); filter: none; }
.agent-meta { padding-top: 18px; }
.agent-meta h3 { font: 500 17px/1.3 var(--font-display); letter-spacing: .14em; text-transform: uppercase; }
.agent-title { font-size: 14px; color: var(--muted); margin: 6px 0 16px; }
.agent-meta .link-arrow { font-size: 11px; }
.photo-ph { display: flex; align-items: center; justify-content: center; background: linear-gradient(160deg, #2a2a2a, #0e0e0e); color: var(--gold-light); width: 100%; height: 100%; aspect-ratio: 4 / 5; }
.photo-ph span { font: 400 clamp(48px, 6vw, 88px)/1 var(--font-serif); letter-spacing: .06em; }
.agent-grid.team-carousel-track { grid-template-columns: none; grid-auto-flow: column; grid-auto-columns: calc((100% - 84px) / 4); column-gap: 28px; row-gap: 0; overflow-x: auto; overscroll-behavior-inline: contain; scroll-snap-type: x mandatory; scrollbar-width: none; }
.team-carousel-track::-webkit-scrollbar { display: none; }
.team-carousel-track .agent-card { min-width: 0; scroll-snap-align: start; scroll-snap-stop: always; }
.team-carousel-controls { display: flex; align-items: center; justify-content: space-between; gap: 24px; margin-top: 28px; }
.team-carousel-hint { margin: 0; color: var(--muted); font-size: 13px; }
.team-carousel-buttons { display: flex; gap: 10px; }
.team-carousel-btn { display: grid; place-items: center; width: 48px; height: 48px; padding: 0; border: 1px solid var(--line); background: transparent; color: var(--ink); cursor: pointer; transition: background .25s var(--ease), color .25s var(--ease), opacity .25s var(--ease); }
.team-carousel-btn svg { width: 20px; height: 20px; }
.team-carousel-btn.is-previous svg { transform: rotate(180deg); }
.team-carousel-btn:hover:not(:disabled) { background: var(--ink); color: #fff; }
.team-carousel-btn:disabled { cursor: not-allowed; opacity: .35; }

.agent-hero { padding: clamp(40px, 6vw, 88px) 0 clamp(56px, 7vw, 100px); border-bottom: 1px solid var(--line); }
.agent-hero-grid { display: grid; grid-template-columns: 5fr 7fr; gap: clamp(32px, 6vw, 96px); align-items: center; }
.agent-hero-photo { aspect-ratio: 4 / 5; overflow: hidden; background: #e9e7e2; }
.agent-hero-photo img { width: 100%; height: 100%; object-fit: cover; }
.back { display: inline-block; font: 500 12px/1 var(--font-display); letter-spacing: .2em; text-transform: uppercase; color: var(--muted); margin-bottom: 36px; }
.back:hover { color: var(--gold); }
.agent-hero-info .display.xl { font-size: clamp(34px, 4.8vw, 60px); margin-bottom: 22px; }
.agent-hero-info .lede { color: var(--muted); }
.contact-list { margin: 28px 0 22px; border-top: 1px solid var(--line); }
.contact-list a { display: flex; align-items: center; gap: 14px; padding: 16px 0; border-bottom: 1px solid var(--line); font-size: 17px; word-break: break-word; }
.contact-list a:hover { color: var(--gold); }
.contact-list svg { width: 20px; height: 20px; color: var(--gold); }
.social { display: flex; gap: 12px; margin: 18px 0 0; }
.social a { width: 42px; height: 42px; display: inline-flex; align-items: center; justify-content: center; border: 1px solid rgba(255,255,255,.3); border-radius: 50%; transition: all .3s var(--ease); }
.social a:hover { background: #fff; color: var(--ink); }
.social svg { width: 17px; height: 17px; }
.social.dark { margin-bottom: 32px; }
.social.dark a { border-color: var(--line); }
.social.dark a:hover { background: var(--ink); color: #fff; border-color: var(--ink); }

.bio-grid { display: grid; grid-template-columns: 8fr 4fr; gap: clamp(32px, 6vw, 96px); align-items: start; }
.bio p { font-size: 18px; color: #33312c; }
.guides { position: sticky; top: calc(var(--header-h) + 32px); display: grid; gap: 16px; }
.guides .display { margin-bottom: 8px; }
.guide-card { display: flex; flex-direction: column; gap: 10px; padding: 28px; background: var(--ink); color: #fff; transition: background .3s var(--ease); }
.guide-card:hover { background: var(--gold); }
.guide-card .kicker { margin: 0; color: var(--gold-light); }
.guide-card:hover .kicker { color: #fff; }
.guide-card strong { font: 500 22px/1.2 var(--font-display); letter-spacing: .12em; text-transform: uppercase; }
.guide-card .link-arrow { align-self: flex-start; margin-top: 8px; font-size: 11px; }
.guide-card.is-pending { background: var(--stone); color: var(--ink); border: 1px solid var(--line); }
.guide-card.is-pending .kicker { color: var(--gold); }
.guide-card.is-pending:hover { background: #fff; }

/* ---------- process / guides ---------- */
.steps { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); }
.steps li { padding: 36px 32px 40px 0; border-bottom: 1px solid var(--line); }
.steps li:not(:nth-child(3n+1)) { padding-left: 32px; border-left: 1px solid var(--line); }
.steps .num { display: block; font: italic 400 40px/1 var(--font-serif); color: var(--gold); margin-bottom: 18px; }
.steps h3 { font: 500 17px/1.3 var(--font-display); letter-spacing: .14em; text-transform: uppercase; margin-bottom: 12px; }
.steps p { color: var(--muted); margin: 0; font-size: 16px; }

.guide-section { background: var(--stone); scroll-margin-top: var(--header-h); }
.guide-grid { display: grid; grid-template-columns: 7fr 5fr; gap: clamp(32px, 6vw, 96px); align-items: center; }
.guide-grid p { color: var(--muted); max-width: 560px; }
.guide-grid .display { margin-bottom: 20px; }
.guide-picker { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 32px; }
.select-wrap { position: relative; flex: 1 1 260px; }
.select-wrap select { appearance: none; -webkit-appearance: none; width: 100%; min-height: 48px; padding: 12px 44px 12px 18px; border: 1px solid var(--ink); background: #fff; color: var(--ink); font: 500 15px/1.2 var(--font-body); border-radius: 0; cursor: pointer; }
.select-wrap .chev { position: absolute; right: 16px; top: 50%; transform: translateY(-50%); pointer-events: none; width: 16px; height: 16px; }
.guide-visual { display: flex; justify-content: center; }
.guide-cover { width: min(340px, 80%); aspect-ratio: 8.5 / 11; background: var(--ink); color: #fff; display: flex; flex-direction: column; justify-content: space-between; padding: 36px 30px; box-shadow: 24px 24px 0 var(--gold), 0 30px 60px rgba(0,0,0,.18); }
.guide-cover .logo { width: 100%; height: auto; }
.guide-cover span { font: 500 18px/1.3 var(--font-display); letter-spacing: .26em; text-transform: uppercase; border-top: 1px solid rgba(255,255,255,.3); padding-top: 18px; }

/* ---------- search ---------- */
.search-grid { display: grid; grid-template-columns: 6fr 6fr; gap: clamp(32px, 6vw, 96px); align-items: start; }
.search-card { padding: clamp(32px, 4vw, 56px); border: 1px solid var(--ink); }
.search-card .display { margin-bottom: 20px; }
.search-card p { color: var(--muted); margin-bottom: 32px; }
.feature-list li { padding: 26px 0; border-bottom: 1px solid var(--line); }
.feature-list li:first-child { padding-top: 0; }
.feature-list h3 { font: 500 16px/1.3 var(--font-display); letter-spacing: .14em; text-transform: uppercase; margin-bottom: 8px; }
.feature-list p { color: var(--muted); margin: 0; }

/* ---------- communities ---------- */
.community-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.community { background: #fff; padding: clamp(32px, 4vw, 56px) 24px; display: flex; flex-direction: column; gap: 14px; transition: background .35s var(--ease), color .35s; }
.section.alt .community { background: var(--stone); }
.community:hover { background: var(--ink) !important; color: #fff; }
.c-name { font: 400 clamp(28px, 3vw, 40px)/1 var(--font-serif); }
.c-sub { display: inline-flex; align-items: center; gap: 8px; font: 600 11px/1 var(--font-display); letter-spacing: .24em; text-transform: uppercase; color: var(--gold); }
.community:hover .c-sub { color: var(--gold-light); }

/* ---------- instagram ---------- */
.ig-grid { display: grid; grid-template-columns: repeat(6, 1fr); gap: 6px; }
.ig-grid a { position: relative; aspect-ratio: 1; overflow: hidden; display: block; }
.ig-grid picture, .ig-grid img { width: 100%; height: 100%; object-fit: cover; }
.ig-grid span { position: absolute; inset: 0; display: flex; align-items: center; justify-content: center; background: rgba(14,14,14,.55); color: #fff; opacity: 0; transition: opacity .3s; }
.ig-grid span svg { width: 26px; height: 26px; }
.ig-grid a:hover span { opacity: 1; }
.instagram .btn svg { width: 16px; height: 16px; }

/* ---------- CTA + footer ---------- */
.cta-band { background: var(--ink); color: #fff; padding: clamp(72px, 9vw, 120px) 0; position: relative; overflow: hidden; }
.cta-band::before { content: ""; position: absolute; left: -15vw; top: -30vw; width: 50vw; height: 50vw; border: 1px solid rgba(185,173,122,.16); border-radius: 50%; }
.cta-inner { position: relative; display: flex; justify-content: space-between; align-items: flex-end; gap: 40px; flex-wrap: wrap; }
.cta-inner .display { font-size: clamp(28px, 4vw, 52px); max-width: 16ch; margin-bottom: 18px; }
.cta-inner p { color: rgba(255,255,255,.72); max-width: 520px; margin: 0; }
.cta-actions { display: flex; gap: 14px; flex-wrap: wrap; }

.site-footer { background: #070707; color: rgba(255,255,255,.72); padding: clamp(64px, 8vw, 96px) 0 32px; font-size: 15px; }
.footer-grid { display: grid; grid-template-columns: 4fr 2fr 2fr 3fr; gap: 40px; padding-bottom: 56px; border-bottom: 1px solid rgba(255,255,255,.1); }
.f-brand .logo { width: 230px; height: auto; margin-bottom: 22px; }
.site-footer h4 { font: 600 12px/1 var(--font-display); letter-spacing: .26em; text-transform: uppercase; color: #fff; margin-bottom: 20px; }
.site-footer li { margin-bottom: 12px; }
.site-footer a:hover { color: var(--gold-light); }
.f-cta { display: inline-flex; align-items: center; gap: 8px; color: #fff; font: 600 12px/1 var(--font-display); letter-spacing: .2em; text-transform: uppercase; margin-top: 6px; }
.legal { padding-top: 28px; font-size: 13px; color: rgba(255,255,255,.5); display: flex; justify-content: space-between; gap: 24px; flex-wrap: wrap; }
.legal p { margin: 0; }
.eho { display: inline-flex; align-items: center; gap: 8px; }
.eho svg { width: 18px; height: 18px; }

/* ---------- reveal ---------- */
.js [data-reveal] { opacity: 0; transform: translateY(24px); transition: opacity .9s var(--ease), transform .9s var(--ease); }
.js [data-reveal].in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) { .js [data-reveal] { opacity: 1; transform: none; transition: none; } }

/* ---------- responsive ---------- */
@media (max-width: 1020px) {
  .agent-grid { grid-template-columns: repeat(3, 1fr); }
  .agent-grid.team-carousel-track { grid-auto-columns: calc((100% - 48px) / 3); column-gap: 24px; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .f-brand { grid-column: 1 / -1; }
  .community-grid { grid-template-columns: repeat(2, 1fr); }
  .ig-grid { grid-template-columns: repeat(3, 1fr); }
  .lifestyle-grid:not(.one) { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .lifestyle-grid:not(.one) figure:last-child:nth-child(odd) { grid-column: span 2; }
}
@media (max-width: 860px) {
  .pillar-grid, .stat-grid { grid-template-columns: 1fr; }
  .pillar { border-left: 0; border-right: 0 !important; border-bottom: 1px solid rgba(255,255,255,.12); }
  .stat { border-left: 0; border-top: 1px solid var(--line); padding: 28px 16px; }
  .stat:first-child { border-top: 0; }
  .about-grid, .agent-hero-grid, .bio-grid, .guide-grid, .search-grid { grid-template-columns: 1fr; }
  .about-head, .guides { position: static; }
  .home-story-grid { grid-template-columns: 1fr; gap: 36px; }
  .home-story-copy .display { max-width: 18ch; }
  .home-story-media { min-height: clamp(300px, 55vw, 480px); }
  .agent-grid.team-carousel-track { grid-auto-columns: calc((100% - 20px) / 2); column-gap: 20px; }
  .agent-hero-photo { max-width: 420px; }
  .steps { grid-template-columns: 1fr; }
  .steps li, .steps li:not(:nth-child(3n+1)) { padding: 28px 0; border-left: 0; }
  .agent-grid, .agent-grid.compact { grid-template-columns: repeat(2, 1fr); }
  .guide-visual { display: none; }
}
@media (max-width: 520px) {
  body { font-size: 16px; }
  .agent-meta h3 { font-size: 14px; letter-spacing: .1em; }
  .agent-title { font-size: 13px; }
  .display { letter-spacing: .1em; }
  .hero-actions .btn, .cta-actions .btn { flex: 1 1 100%; }
  .footer-grid { grid-template-columns: 1fr; }
  .community-grid { grid-template-columns: 1fr; }
  .bio p { font-size: 17px; }
  .lifestyle-grid { gap: 8px; }
  .lifestyle-grid figure { aspect-ratio: 1 / 1; }
  .lifestyle-grid.one figure, .lifestyle-grid:not(.one) figure:last-child:nth-child(odd) { aspect-ratio: 16 / 9; }
  .home-story-media { grid-template-columns: repeat(2, minmax(0, 1fr)); grid-template-rows: minmax(180px, 52vw) 140px; min-height: 0; gap: 8px; }
  .home-story-media figure:first-child { grid-column: 1 / -1; grid-row: auto; }
  .agent-grid.team-carousel-track { grid-auto-columns: calc((100% - 16px) / 2); column-gap: 16px; }
  .team-carousel-controls { gap: 12px; margin-top: 22px; }
  .team-carousel-hint { max-width: 22ch; font-size: 12px; }
  .team-carousel-btn { width: 44px; height: 44px; }
}
.agent-photo picture, .agent-hero-photo picture { height: 100%; }