:root {
  --black: #040404;
  --white: #ffffff;
  --grey-text: #4c4c4c;
  --grey-btn: #ececec;
  --line: rgba(255, 255, 255, 0.25);
  --head: "Bodoni Moda", "Bodoni 72", Didot, serif;
  --body: "Jost", "Helvetica Neue", Arial, sans-serif;
  --gutter: clamp(16px, 3.4vw, 48px);
}

*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
body { font-family: var(--body); font-size: 16px; line-height: 1.6; color: var(--grey-text); background: var(--white); overflow-x: hidden; -webkit-font-smoothing: antialiased; }
img { display: block; width: 100%; height: 100%; object-fit: cover; }
a { color: inherit; text-decoration: none; }
button { font: inherit; background: none; border: 0; color: inherit; cursor: pointer; }
input, textarea { font: inherit; }

.container { width: min(100% - 2 * var(--gutter), 1320px); margin-inline: auto; }
.center { text-align: center; }
.section--light { background: var(--white); color: var(--grey-text); }
.section--dark { background: var(--black); color: var(--white); }

.h2 { font-family: var(--head); font-weight: 400; font-size: clamp(26px, 2.6vw, 36px); line-height: 1.25; letter-spacing: 1px; text-transform: uppercase; }
.subhead { font-family: var(--head); text-transform: uppercase; letter-spacing: 1.5px; font-size: clamp(15px, 1.3vw, 18px); margin: 20px 0 22px; }
.lead { font-size: 14px; letter-spacing: .3px; max-width: 1000px; margin-inline: auto; }

/* ---------- Buttons ---------- */
.btn { display: inline-flex; align-items: center; justify-content: center; padding: 13px 32px; min-height: 48px; font-family: var(--body); font-size: 12px; font-weight: 500; letter-spacing: 2px; text-transform: uppercase; border: 1px solid transparent; transition: all .3s; }
.btn--white { background: var(--white); color: var(--grey-text); border-color: var(--white); }
.btn--white:hover { background: transparent; color: var(--white); }
.section--light .btn--white, .newsletter .btn--white { border-color: var(--white); }
.btn--grey { background: var(--grey-btn); color: #7a7a7a; border-color: #dcdcdc; }
.btn--grey:hover { background: var(--black); color: var(--white); border-color: var(--black); }
.btn--black { background: var(--black); color: var(--white); }
.btn--black:hover { background: transparent; color: var(--black); border-color: var(--black); }
.btn--block { width: 100%; }

/* ---------- WOW-style reveal animations ---------- */
.wow { visibility: hidden; }
.wow.animated { visibility: visible; animation-duration: 1s; animation-fill-mode: both; }
.wow.animated.fadeInUp { animation-name: fadeInUp; }
.wow.animated.fadeIn { animation-name: fadeIn; }
@keyframes fadeInUp { from { opacity: 0; transform: translate3d(0, 60px, 0); } to { opacity: 1; transform: none; } }
@keyframes fadeIn { from { opacity: 0; } to { opacity: 1; } }

/* ---------- Header ---------- */
.header { position: fixed; inset: 0 0 auto 0; z-index: 50; display: flex; align-items: center; justify-content: space-between; gap: 24px; padding: 22px var(--gutter); color: var(--white); transition: background .4s, padding .4s, box-shadow .4s, transform .45s cubic-bezier(.4,0,.2,1); }
.header.is-scrolled { background: var(--black); padding-block: 12px; box-shadow: 0 2px 18px rgba(0,0,0,.25); }
/* slides out of view when scrolling down, back in when scrolling up */
.header.is-hidden { transform: translateY(-110%); box-shadow: none; }

/* Logo lockup: monogram | divider | name over brokerage */
.logo { display: flex; align-items: center; gap: 22px; }
.logo__mark { display: block; width: auto; height: 62px; object-fit: contain; transition: height .4s; }
.header.is-scrolled .logo__mark { height: 46px; }
.logo__divider { width: 1px; height: 68px; background: rgba(255,255,255,.75); transition: height .4s; }
.header.is-scrolled .logo__divider { height: 50px; }
.logo__text { font-family: var(--body); font-size: 21px; font-weight: 600; letter-spacing: 2.5px; line-height: 1.15; display: flex; flex-direction: column; gap: 4px; transition: font-size .4s; }
.logo__text small { font-family: var(--body); font-size: 13px; font-weight: 300; letter-spacing: 3px; text-transform: none; transition: font-size .4s; }
.header.is-scrolled .logo__text { font-size: 18px; }
.header.is-scrolled .logo__text small { font-size: 12px; }
.nav { display: flex; align-items: center; gap: 26px; margin-left: auto; }
.nav a { font-size: 12px; font-weight: 700; letter-spacing: 1.4px; text-transform: uppercase; position: relative; padding: 4px 0; }
.nav a::after { content: ""; position: absolute; left: 0; bottom: 0; width: 0; height: 1px; background: currentColor; transition: width .3s; }
.nav a:hover::after { width: 100%; }
/* EN / ES language switch */
.lang-switch { display: inline-flex; align-items: center; gap: 5px; margin-left: 18px; padding: 6px 10px; border: 1px solid rgba(255,255,255,.45);
  border-radius: 999px; font-size: 11px; font-weight: 600; letter-spacing: 1.5px; line-height: 1; color: var(--white); transition: border-color .3s, background .3s; }
.lang-switch:hover { border-color: var(--white); background: rgba(255,255,255,.1); }
.lang-switch b { font-weight: 700; }
.lang-switch span { opacity: .55; font-weight: 500; }
.lang-switch i { font-style: normal; opacity: .4; }
.burger { margin-left: 18px; }
.burger { width: 26px; height: 18px; position: relative; display: flex; flex-direction: column; justify-content: space-between; }
.burger span { display: block; height: 1.5px; background: currentColor; transition: transform .3s; }
.burger:hover span:nth-child(2) { transform: translateX(5px); }

/* ---------- Drawer menu ---------- */
.drawer-overlay { position: fixed; inset: 0; background: rgba(0,0,0,.5); z-index: 60; opacity: 0; visibility: hidden; transition: opacity .4s, visibility .4s; }
.drawer { position: fixed; top: 0; right: 0; height: 100%; width: min(420px, 100%); background: var(--black); color: var(--white); z-index: 70; padding: 90px 50px 40px; transform: translateX(100%); transition: transform .5s cubic-bezier(.77,0,.18,1); display: flex; flex-direction: column; overflow-y: auto; }
.drawer.is-open { transform: none; }
.drawer.is-open ~ .drawer-overlay, .drawer-overlay.is-open { opacity: 1; visibility: visible; }
.drawer__close { position: absolute; top: 22px; right: 30px; font-size: 38px; font-weight: 200; line-height: 1; transition: transform .3s; }
.drawer__close:hover { transform: rotate(90deg); }
.drawer__list { list-style: none; }
.drawer__list li { opacity: 0; transform: translateX(30px); transition: opacity .4s, transform .4s; }
.drawer.is-open .drawer__list li { opacity: 1; transform: none; }
.drawer__list a { display: block; font-family: var(--head); font-size: 22px; letter-spacing: 1.5px; text-transform: uppercase; padding: 12px 0; border-bottom: 1px solid rgba(255,255,255,.12); transition: padding-left .3s, color .3s; }
.drawer__list a:hover { padding-left: 10px; color: #bdbdbd; }
.drawer__contact { margin-top: auto; padding-top: 30px; display: flex; flex-direction: column; gap: 6px; font-size: 14px; letter-spacing: 1px; }

/* ---------- Hero ---------- */
.hero { position: relative; height: 100vh; height: 100svh; min-height: 600px; display: grid; place-items: center; color: var(--white); overflow: hidden; }
.hero__bg { position: absolute; inset: 0; z-index: 0; }
.hero__shade { z-index: 1; }
.hero__content { z-index: 2; }
.hero__bg img, .hero__bg video { width: 100%; height: 100%; object-fit: cover; animation: heroZoom 20s ease-out forwards; }
@keyframes heroZoom { from { transform: scale(1.15); } to { transform: scale(1); } }
.hero__shade { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0,0,0,.5) 0%, rgba(0,0,0,.42) 45%, rgba(0,0,0,.45) 100%); }
.hero__eyebrow, .hero__title { text-shadow: 0 1px 12px rgba(0,0,0,.45); }
.hero__content { position: relative; text-align: center; padding: 120px var(--gutter) 0; width: 100%; }
.hero__monogram { display: block; width: clamp(110px, 11vw, 160px); height: auto; margin: 0 auto 40px; object-fit: contain; filter: drop-shadow(0 2px 14px rgba(0,0,0,.35)); }
.hero__eyebrow { font-size: 12px; font-weight: 500; letter-spacing: 1.5px; text-transform: uppercase; }
.hero__title { font-family: var(--head); font-weight: 400; font-size: clamp(28px, 3.6vw, 52px); letter-spacing: .28em; text-indent: .28em; text-transform: uppercase; line-height: 1.25; margin: 10px 0 30px; }
.hero__search { display: flex; justify-content: center; gap: 8px; max-width: 520px; margin-inline: auto; }
.hero__input { flex: 1; display: flex; align-items: center; gap: 10px; background: var(--white); color: #8a8a8a; padding: 0 14px; min-height: 36px; }
.hero__input input { border: 0; outline: 0; width: 100%; font-size: 13px; color: var(--grey-text); background: transparent; }
.hero__search .btn { min-height: 36px; padding: 6px 36px; font-size: 11px; }

/* ---------- Intro ---------- */
.intro { padding: 120px 0 90px; }
.intro .h2 { font-size: clamp(26px, 2.5vw, 36px); }
/* Dark Bodoni lettering on light backgrounds: darker, bolder, sturdier hairlines */
.section--light .h2, .section--light .subhead, .connect-panel h3, .thanks {
  color: #0d0d0d; font-weight: 600; font-variation-settings: "opsz" 11;
}
.tiles3 { display: grid; grid-template-columns: repeat(3, 1fr); gap: 14px; margin-top: 70px; width: min(100% - 2 * var(--gutter), 1080px); }
.tile { position: relative; aspect-ratio: 1.36; overflow: hidden; color: var(--white); }
.tile img { transition: transform .75s ease-out; }
.tile::after { content: ""; position: absolute; inset: 0; background: linear-gradient(0deg, rgba(0,0,0,.45), transparent 50%); transition: background .3s; }
.tile:hover img { transform: scale(1.08); }
.tile:hover::after { background: linear-gradient(0deg, rgba(0,0,0,.6), rgba(0,0,0,.15)); }
.tile h3 { position: absolute; left: 16px; bottom: 12px; z-index: 1; font-family: var(--head); font-weight: 400; font-size: 26px; text-transform: uppercase; letter-spacing: .5px; }

/* ---------- About ---------- */
.about { padding: 70px 0 0; overflow: hidden; }
.about__grid { display: grid; grid-template-columns: 1fr 1fr; gap: 40px; align-items: end; }
.about__text { padding-bottom: 60px; max-width: 480px; }
.about__text .h2 { white-space: nowrap; }
@media (max-width: 600px) { .about__text .h2 { white-space: normal; } .about__text .h2 br { display: none; } }
.about__text p { font-size: 14px; line-height: 1.7; margin-bottom: 20px; }
.about__kicker { font-size: 14px !important; font-weight: 700; letter-spacing: 1.2px; text-transform: uppercase; margin: 16px 0 24px !important; }
.about__text .btn { margin-top: 6px; min-height: 46px; }
.about__photo { align-self: end; height: 560px; }
.about__photo { position: relative; background: radial-gradient(ellipse 55% 60% at 50% 55%, rgba(255,255,255,.16), rgba(255,255,255,.05) 55%, transparent 75%); }
.about__photo img { position: relative; object-fit: contain; object-position: bottom; }

/* ---------- Parallax sections ---------- */
.parallax-section { position: relative; overflow: hidden; color: var(--white); }
.parallax-bg { position: absolute; left: 0; right: 0; top: -25%; height: 150%; background-size: cover; background-position: center; will-change: transform; }

/* ---------- Stats ---------- */
.stats { padding: 70px 0 80px; }
.stats__shade { position: absolute; inset: 0; background: rgba(4,4,4,.82); }
.stats__inner { position: relative; }
.stats__inner > p { font-size: 13px; margin-top: 4px; }
.stats__row { display: grid; grid-template-columns: repeat(4, 1fr); margin-top: 34px; }
.stats__row h3 { font-family: var(--head); font-weight: 400; font-size: clamp(22px, 2vw, 29px); margin-bottom: 6px; }
.stats__row span { font-size: 13px; }
.stats__row--why { gap: 30px; }
.stats__row--why h3 { font-size: clamp(17px, 1.5vw, 21px); text-transform: uppercase; letter-spacing: 1px; margin-bottom: 10px; }
.stats__row--why span { display: block; max-width: 240px; margin-inline: auto; line-height: 1.6; opacity: .9; }

/* ---------- Lifestyle ---------- */
.lifestyle { padding: 90px 0 110px; }
.lifestyle__grid { width: min(100%, 1080px); margin: 50px auto 0; display: grid; grid-template-columns: 2fr 1fr 1fr; grid-template-rows: 180px 180px 180px; gap: 12px; }
.ltile { position: relative; overflow: hidden; display: grid; place-items: center; text-align: center; color: var(--white); }
.ltile img { position: absolute; inset: 0; transition: transform .75s ease-out; }
.ltile::after { content: ""; position: absolute; inset: 0; background: rgba(0,0,0,.25); transition: background .3s; }
.ltile:hover img { transform: scale(1.08); }
.ltile:hover::after { background: rgba(0,0,0,.45); }
.ltile span { position: relative; z-index: 1; font-family: var(--head); text-transform: uppercase; font-size: clamp(17px, 1.6vw, 22px); line-height: 1.15; letter-spacing: .5px; padding: 0 12px; }
.ltile--a { grid-column: 1; grid-row: 1 / span 2; }
.ltile--b { grid-column: 2; grid-row: 1; }
.ltile--c { grid-column: 3; grid-row: 1; }
.ltile--f { grid-column: 2 / span 2; grid-row: 2 / span 2; }
.ltile--d, .ltile--e { grid-row: 3; }
.ltile--d { grid-column: 1; width: calc(50% - 6px); }
.ltile--e { grid-column: 1; width: calc(50% - 6px); justify-self: end; }

/* ---------- Testimonials ---------- */
.testimonials { padding: 90px 0; }
.testimonials__shade { position: absolute; inset: 0; background: rgba(0,0,0,.45); }
.testimonials__grid { position: relative; display: grid; grid-template-columns: auto 1fr; width: min(100% - 2 * var(--gutter), 960px); }
.testimonials__head .h2 { white-space: nowrap; }
.testimonials__head { text-align: center; padding-right: 30px; border-right: 1px solid rgba(255,255,255,.6); align-self: start; padding-block: 0 30px; }
.testimonials__nav { display: flex; justify-content: center; align-items: center; gap: 16px; margin-top: 16px; }
.testimonials__nav button { font-size: 12px; font-weight: 700; letter-spacing: 1.5px; text-transform: uppercase; transition: opacity .3s; }
.testimonials__nav button:hover { opacity: .6; }
.testimonials__nav i { width: 1px; height: 12px; background: rgba(255,255,255,.4); }
.testimonials__body { padding-left: 30px; }
.tslider { position: relative; display: grid; }
.tslide { grid-area: 1 / 1; opacity: 0; transform: translateX(30px); transition: opacity .6s, transform .6s; pointer-events: none; }
.tslide.is-active { opacity: 1; transform: none; pointer-events: auto; }
.tslide p { font-size: 14px; line-height: 1.7; }
.tslide cite { display: block; font-style: normal; font-size: 12px; font-weight: 700; letter-spacing: 1.2px; text-transform: uppercase; margin-top: 18px; }
.testimonials__body .btn { margin-top: 34px; min-width: 114px; }

/* ---------- Featured slider ---------- */
.featured { padding: 70px 0 60px; overflow: hidden; }
.featured .h2 { color: var(--grey-text); }
.fslider { margin-top: 30px; }
.fslider__track { display: flex; gap: 24px; transition: transform .8s cubic-bezier(.65,0,.35,1); will-change: transform; }
.fcard { position: relative; flex: 0 0 min(58vw, 860px); aspect-ratio: 16/9.6; overflow: hidden; opacity: .35; transition: opacity .6s; }
.fcard.is-current { opacity: 1; }
.fcard img { transition: transform 1.2s ease-out; }
.fcard:hover img { transform: scale(1.05); }
.fcard__label { position: absolute; top: 16px; left: 16px; background: rgba(120,120,120,.8); color: var(--white); font-size: 12px; padding: 3px 10px; }
.fcard__info { position: absolute; left: 0; bottom: 30px; width: min(380px, 90%); background: var(--black); color: var(--white); padding: 18px 50px 20px 18px; transform: translateY(20px); opacity: 0; transition: transform .6s .2s, opacity .6s .2s; }
.fcard.is-current .fcard__info { transform: none; opacity: 1; }
.fcard__info h3 { font-family: var(--head); font-weight: 400; font-size: 20px; text-transform: uppercase; letter-spacing: .5px; }
.fcard__info p { font-size: 11px; opacity: .85; margin: 2px 0 10px; }
.fcard__info strong { font-size: 13px; font-weight: 600; }
.fcard__info b { position: absolute; right: 18px; top: 50%; transform: translateY(-50%); font-size: 26px; font-weight: 300; transition: transform .3s; }
.fcard__info:hover b { transform: translate(5px, -50%); }
.fslider__controls { display: flex; justify-content: space-between; align-items: center; margin: 30px auto 0; }
.container-f { width: min(58vw, 860px); }
.arrows { display: flex; gap: 6px; }
.arrows button { width: 32px; height: 32px; border: 1px solid #d5d5d5; color: #888; font-size: 20px; line-height: 1; transition: all .3s; }
.arrows button:hover { background: var(--black); color: var(--white); border-color: var(--black); }

/* ---------- Valuation ---------- */
.valuation { padding: 170px 0 60px; }
.valuation__shade { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0,0,0,.15), rgba(0,0,0,.55)); }
.valuation__inner { position: relative; width: min(100% - 2 * var(--gutter), 1100px); }
.checks { list-style: none; display: flex; flex-wrap: wrap; gap: 8px 24px; margin: 12px 0 18px; font-size: 11px; font-weight: 500; letter-spacing: .5px; text-transform: uppercase; }
.checks li::before { content: "✓"; margin-right: 10px; }
.valuation__form { display: flex; align-items: center; gap: 14px; background: var(--white); color: var(--black); padding: 16px 16px 16px 28px; }
.valuation__form input { flex: 1; min-width: 0; border: 0; outline: 0; font-size: 13px; padding: 10px 6px; }
.valuation__form .btn { white-space: nowrap; font-size: 11px; }

/* ---------- Areas ---------- */
.areas { padding: 60px 0 100px; }
.areas .h2 { font-size: clamp(24px, 2.4vw, 34px); margin-bottom: 12px; }
.areas__grid { display: grid; grid-template-columns: 420px 1fr; gap: 40px; align-items: start; width: min(100% - 2 * var(--gutter), 1100px); }
.areas__tiles { display: grid; grid-template-columns: 1fr 1fr; gap: 5px; }
.atile { position: relative; height: 68px; overflow: hidden; display: grid; place-items: center; color: var(--white); }
.atile img { position: absolute; inset: 0; transition: transform .6s; }
.atile::after { content: ""; position: absolute; inset: 0; background: rgba(0,0,0,.35); transition: background .3s; }
.atile:hover::after, .atile.is-active::after { background: rgba(0,0,0,.6); }
.atile:hover img { transform: scale(1.1); }
.atile span { position: relative; z-index: 1; font-size: 13px; font-weight: 600; text-transform: uppercase; letter-spacing: .3px; text-align: center; }
.areas__preview { position: relative; height: 420px; margin-top: 54px; overflow: hidden; }
.areas__preview img { position: absolute; inset: 0; transition: opacity .5s, transform 1.2s; }
.areas__preview img.is-swapping { opacity: 0; transform: scale(1.05); }
.areas__caption { position: absolute; left: 0; right: 0; bottom: 0; padding: 30px; display: flex; justify-content: space-between; align-items: end; gap: 16px; background: linear-gradient(0deg, rgba(0,0,0,.6), transparent); color: var(--white); }
.areas__caption span { font-family: var(--head); font-size: 28px; text-transform: uppercase; letter-spacing: 1px; }

/* ---------- Videos ---------- */
.videos { padding: 100px 0 110px; }
.videos .lead { max-width: 560px; font-size: 13px; }
.yt { display: inline-block; margin: 28px 0 0; transition: transform .3s; }
.yt:hover { transform: scale(1.08); }
.vblock { margin-top: 70px; width: min(100% - 2 * var(--gutter), 1100px); }
.vrow { display: grid; grid-template-columns: 1.15fr 1fr; gap: 34px; margin-top: 26px; align-items: start; }
.vthumb { position: relative; aspect-ratio: 16/9.4; overflow: hidden; }
.vthumb img { transition: transform .75s ease-out; }
.vthumb:hover img { transform: scale(1.06); }
.play { position: absolute; left: 50%; top: 50%; width: 44px; height: 44px; margin: -22px 0 0 -22px; border-radius: 50%; background: rgba(255,255,255,.85); transition: transform .3s; }
.play::before { content: ""; position: absolute; inset: 0; margin: auto; width: 0; height: 0; border-left: 10px solid #555; border-top: 6px solid transparent; border-bottom: 6px solid transparent; transform: translateX(2px); }
.play::after { content: ""; position: absolute; inset: -14px; border-radius: 50%; border: 1px solid rgba(255,255,255,.5); animation: pulse 2s infinite; }
@keyframes pulse { from { transform: scale(.8); opacity: 1; } to { transform: scale(1.4); opacity: 0; } }
.vthumb:hover .play { transform: scale(1.1); }
.vlist { list-style: none; }
.vlist li { border-bottom: 1px solid rgba(255,255,255,.18); }
.vlist a { display: block; padding: 0 0 24px; margin-bottom: 24px; font-family: var(--head); font-size: clamp(15px, 1.3vw, 18px); text-transform: uppercase; letter-spacing: 1.5px; line-height: 1.3; transition: opacity .3s, padding-left .3s; }
.vlist li + li a { padding-top: 0; }
.vlist a:hover { opacity: .65; padding-left: 8px; }
.vblock .center { margin-top: 60px; }

/* ---------- Blog ---------- */
.blog { padding: 90px 0 60px; }
.blog .h2 { color: var(--black); font-size: clamp(24px, 2vw, 28px); }
.blog__grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 15px; margin: 34px auto 34px; width: min(100%, 740px); }
.post__img { aspect-ratio: 1.18; overflow: hidden; }
.post__img img { transition: transform .75s ease-out; }
.post:hover .post__img img { transform: scale(1.06); }
.post h3 { font-family: var(--head); font-weight: 400; color: var(--black); font-size: 15px; letter-spacing: 1px; line-height: 1.45; text-transform: uppercase; text-decoration: underline; text-underline-offset: 4px; margin-top: 18px; }
.post:hover h3 { text-decoration-color: transparent; }

/* ---------- Newsletter ---------- */
.newsletter { padding: 30px 0 80px; }
.newsletter__box { width: min(100%, 1040px); margin-inline: auto; background: var(--black); color: var(--white); display: grid; grid-template-columns: 1.05fr 1fr; overflow: hidden; min-height: 500px; }
.newsletter__text { padding: 56px 52px; display: flex; flex-direction: column; justify-content: center; }
.newsletter__eyebrow { font-size: 11px; font-weight: 600; letter-spacing: 2.5px; text-transform: uppercase; opacity: .7; margin-bottom: 14px; }
.newsletter__text .h2 { font-size: clamp(24px, 2.3vw, 32px); color: var(--white); font-weight: 400; }
.newsletter__rule { display: block; width: 56px; height: 1px; background: rgba(255,255,255,.6); margin: 22px 0; }
.newsletter__intro { font-size: 14px; line-height: 1.7; opacity: .85; margin-bottom: 30px; max-width: 420px; }
.newsletter__form { gap: 22px; }
.newsletter__form input[type="text"], .newsletter__form input[type="tel"], .newsletter__form input[type="email"] { font-size: 14px; padding: 8px 0; }
.newsletter__row { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; }
.newsletter__row input { min-width: 0; }
.newsletter__form .consent { font-size: 11px; line-height: 1.6; text-align: left; opacity: .75; gap: 10px; }
.newsletter__form .btn { margin-top: 4px; }
.newsletter__photo { position: relative; }
.newsletter__photo img { position: absolute; inset: 0; object-fit: cover; object-position: 50% 30%; }
.lineform { display: flex; flex-direction: column; gap: 12px; }
.lineform input, .lineform textarea { background: transparent; border: 0; border-bottom: 1px solid rgba(255,255,255,.4); color: var(--white); padding: 4px 0; font-size: 11px; outline: 0; transition: border-color .3s; resize: none; }
.lineform input:focus, .lineform textarea:focus { border-color: var(--white); }
.lineform input::placeholder, .lineform textarea::placeholder { color: rgba(255,255,255,.7); }
.consent { display: flex; gap: 8px; font-size: 7.5px; line-height: 1.5; text-align: justify; }
.consent input { flex: none; margin-top: 2px; }
.consent a { text-decoration: underline; }
.lineform .btn { margin-top: 6px; }

/* ---------- CTA ---------- */
.cta { padding: 170px 0; }
.cta__shade { position: absolute; inset: 0; background: rgba(0,0,0,.35); }
.cta__inner { position: relative; max-width: 520px; }
.cta__inner p { font-size: 14px; line-height: 1.7; margin-bottom: 40px; }
.rule { display: block; width: 74px; height: 1px; background: var(--white); margin: 22px auto 24px; }
.cta .h2 { white-space: nowrap; }

/* ---------- Footer ---------- */
.footer { background: var(--black); color: var(--white); padding: 50px 0 80px; }
.footer__name { font-family: var(--head); font-size: 20px; letter-spacing: 1.5px; text-transform: uppercase; }
.footer__brokerage { font-size: 12px; letter-spacing: 1.5px; text-transform: uppercase; opacity: .8; margin-top: 4px; }
.footer__grid { display: grid; grid-template-columns: 150px 1fr 1fr; grid-template-areas: "t a b" ". c ."; gap: 24px 30px; margin-top: 30px; }
.footer__title { grid-area: t; font-family: var(--head); font-weight: 400; font-size: 16px; letter-spacing: 1.5px; text-transform: uppercase; }
.footer__item { display: flex; gap: 14px; font-size: 11px; font-weight: 600; letter-spacing: 1px; text-transform: uppercase; }
.footer__item:nth-of-type(1) { grid-area: a; }
.footer__item:nth-of-type(2) { grid-area: b; }
.footer__item:nth-of-type(3) { grid-area: c; }
.footer__item b { display: block; font-weight: 700; }
.footer__item b { margin-bottom: 4px; }
.footer__value { display: block; font-size: 13px; font-weight: 500; letter-spacing: .5px; text-transform: none; }
.footer__actions { display: flex; flex-wrap: wrap; gap: 6px; margin-top: 10px; }
.footer__btn { display: inline-flex; align-items: center; justify-content: center; min-height: 32px; padding: 6px 12px;
  border: 1px solid rgba(255,255,255,.55); color: var(--white); font: inherit; font-size: 10px; font-weight: 600; letter-spacing: 1.4px;
  text-transform: uppercase; text-decoration: none; background: transparent; cursor: pointer; transition: background .25s, color .25s, border-color .25s; }
.footer__btn:hover, .footer__btn:focus-visible { background: var(--white); color: var(--black); border-color: var(--white); }
.footer__btn.is-copied { background: var(--white); color: var(--black); }
.footer__area { display: block; margin-top: 10px; opacity: .7; }
.footer__office { display: block; margin-bottom: 2px; text-transform: none; font-size: 13px; letter-spacing: .5px; }
.footer__license { font-size: 13px; letter-spacing: 1px; margin-top: 6px; opacity: .9; }
.footer__disclaimer { font-size: 11px; line-height: 1.6; margin: 40px 0 0 180px; opacity: .85; max-width: 760px; }
.footer__logos { display: flex; align-items: center; gap: 18px; margin: 22px 0 0 180px; }
.footer__logos img { width: auto; height: 46px; object-fit: contain; opacity: .9; }
.footer__bottom { display: flex; justify-content: space-between; align-items: center; gap: 16px; flex-wrap: wrap; border-top: 1px solid rgba(255,255,255,.2); margin-top: 40px; padding-top: 26px; font-size: 13px; }
.socials { display: flex; gap: 10px; }
.socials a { width: 26px; height: 26px; border-radius: 50%; background: var(--white); color: var(--black); display: grid; place-items: center; font-size: 11px; transition: transform .3s, opacity .3s; }
.socials a:hover { transform: translateY(-3px); opacity: .8; }

/* ---------- Let's Connect pill + panel ---------- */
/* Pill: centered at the bottom of the screen (bottom-left on phones) */
.connect-pill { position: fixed; left: 50%; bottom: 18px; z-index: 40; transform: translateX(-50%);
  min-height: 48px; padding: 0 28px; display: flex; gap: 10px; align-items: center;
  background: var(--black); color: var(--white); border: 2px solid #a6a6a6; border-radius: 999px;
  font-family: var(--body); font-size: 11px; font-weight: 600; letter-spacing: 2px; text-transform: uppercase;
  box-shadow: 0 6px 22px rgba(0,0,0,.3); transition: transform .3s, background .3s, border-color .3s, opacity .3s; }
.connect-pill:hover { transform: translate(-50%, -3px); border-color: var(--white); }
.connect-pill svg { transition: transform .3s; }
.connect-pill:hover svg { transform: translateY(-2px); }
body.connect-open .connect-pill { opacity: 0; pointer-events: none; }

/* Dimmed background behind the panel */
/* Backdrop + panel sit above the header (50) so the header dims too, and below the menu drawer (60/70) */
.connect-backdrop { position: fixed; inset: 0; z-index: 55; background: rgba(0,0,0,.55); opacity: 0; visibility: hidden; transition: opacity .4s, visibility .4s; }
.connect-backdrop.is-open { opacity: 1; visibility: visible; }

/* Panel: white sheet that slides up from the bottom */
.connect-panel { position: fixed; left: 0; right: 0; bottom: 0; z-index: 56; margin: 0 auto; width: min(100%, 860px);
  max-height: 92vh; max-height: 92dvh; overflow-y: auto; background: var(--white); color: var(--black); border-radius: 14px 14px 0 0;
  padding: 36px 44px 18px; box-shadow: 0 -10px 40px rgba(0,0,0,.25);
  transform: translateY(105%); visibility: hidden; transition: transform .5s cubic-bezier(.22,.8,.3,1), visibility .5s; }
.connect-panel.is-open { transform: none; visibility: visible; }
.connect-panel h3 { font-family: var(--head); font-weight: 400; font-size: clamp(22px, 2.4vw, 28px); letter-spacing: 1.5px; text-transform: uppercase; color: #0d0d0d; margin-bottom: 14px; }
.connect-form { display: flex; flex-direction: column; gap: 14px; }
.connect-form input[type=text], .connect-form input[type=email], .connect-form input[type=tel], .connect-form select {
  font: inherit; font-size: 15px; color: #111; background: transparent; border: 0; border-bottom: 1px solid #bdbdbd;
  border-radius: 0; padding: 10px 0; outline: none; transition: border-color .2s; width: 100%; }
.connect-form select { appearance: none; cursor: pointer; text-transform: uppercase; letter-spacing: 1px; font-size: 13px; color: #555;
  background-image: linear-gradient(45deg, transparent 50%, #111 50%), linear-gradient(135deg, #111 50%, transparent 50%);
  background-position: calc(100% - 12px) 55%, calc(100% - 6px) 55%; background-size: 6px 6px; background-repeat: no-repeat; }
.connect-form textarea { font: inherit; font-size: 15px; color: #111; border: 1px solid #bdbdbd; padding: 12px; min-height: 110px; resize: vertical; outline: none; margin-top: 6px; }
.connect-form input:focus, .connect-form select:focus, .connect-form textarea:focus { border-color: #0d0d0d; }
.connect-form ::placeholder { color: #8a8a8a; }
.connect-form__consent { display: flex; gap: 10px; align-items: flex-start; font-size: 11px; line-height: 1.55; color: #555; }
.connect-form__consent input { flex: none; margin-top: 3px; accent-color: #0d0d0d; }
.connect-form__consent a { text-decoration: underline; }
.connect-form__submit { min-height: 50px; margin-top: 4px; background: #9a9a9a; color: var(--white); border: 0; font-size: 12px; font-weight: 600; letter-spacing: 2.5px; text-transform: uppercase; cursor: pointer; transition: background .3s; }
.connect-form__submit:hover, .connect-form:valid .connect-form__submit { background: var(--black); }
.connect-panel__close { display: block; margin: 16px auto 0; width: 44px; height: 44px; font-size: 32px; line-height: 1; color: #111; font-weight: 300; transition: transform .3s; }
.connect-panel__close:hover { transform: rotate(90deg); }
@media (max-width: 600px) {
  /* extra bottom space keeps the close button clear of the host's corner badge */
  .connect-panel { padding: 28px 20px 72px; border-radius: 12px 12px 0 0; overscroll-behavior: contain; }
  /* 16px+ text stops iPhones from zooming in when a field is tapped */
  input:not([type=checkbox]):not([type=radio]):not([type=submit]), select, textarea { font-size: 16px !important; }
  /* phones: bottom-left, so it stays clear of the host's badge in the bottom-right corner */
  .connect-pill { bottom: 14px; left: 16px; transform: none; white-space: nowrap;
    min-height: 44px; padding: 0 14px; gap: 7px; letter-spacing: 1.2px; }
  .connect-pill:hover { transform: translateY(-3px); }
}
.lineform--dark input, .lineform--dark textarea { color: var(--black); border-color: #ccc; font-size: 13px; padding: 8px 0; }
.lineform--dark input::placeholder, .lineform--dark textarea::placeholder { color: #888; }
.thanks { font-family: var(--head); font-size: 18px; color: #1a1a1a; }

/* ---------- Search / address autocomplete ---------- */
.ac-host { position: relative; }
.ac-list { position: absolute; left: 0; right: 0; top: calc(100% + 4px); z-index: 30; list-style: none; margin: 0; padding: 6px 0;
  background: #fff; color: #111; text-align: left; box-shadow: 0 12px 34px rgba(0,0,0,.25); border: 1px solid #e2e2e2;
  max-height: 320px; overflow-y: auto; display: none; font-family: var(--body); text-transform: none; letter-spacing: 0; }
.ac-list.is-open { display: block; }
.ac-item { display: grid; grid-template-columns: 92px 1fr; column-gap: 10px; align-items: baseline; padding: 9px 14px; cursor: pointer; font-size: 14px; line-height: 1.35; }
.ac-item:hover, .ac-item.is-active { background: #f2f2f2; }
.ac-kind { font-size: 10px; font-weight: 600; letter-spacing: 1.2px; text-transform: uppercase; color: #8a8a8a; }
.ac-text b { font-weight: 600; }
.ac-sub { grid-column: 2; font-size: 12px; color: #777; }
.ac-attr { padding: 6px 14px 4px; border-top: 1px solid #eee; text-align: right; font-family: Roboto, Arial, sans-serif; font-size: 11px; color: #5e5e5e; pointer-events: none; }
.hero__search .ac-list { top: calc(100% + 6px); }

/* ---------- Responsive ---------- */
@media (max-width: 1100px) {
  .nav a:not(.nav__phone) { display: none; }
}
@media (max-width: 900px) {
  .tiles3 { grid-template-columns: 1fr; }
  .about__grid { grid-template-columns: 1fr; }
  .about__text { padding-bottom: 0; max-width: none; }
  .about__photo { height: 420px; }
  .stats__row { grid-template-columns: 1fr 1fr; gap: 26px 0; }
  .lifestyle__grid { grid-template-columns: 1fr 1fr; grid-template-rows: none; grid-auto-rows: 160px; }
  .ltile--a, .ltile--b, .ltile--c, .ltile--d, .ltile--e, .ltile--f { grid-column: auto; grid-row: auto; width: auto; justify-self: stretch; }
  .ltile--a, .ltile--f { grid-column: 1 / -1; }
  .testimonials__grid { grid-template-columns: 1fr; gap: 30px; }
  .testimonials__head { border-right: 0; border-bottom: 1px solid rgba(255,255,255,.6); padding: 0 0 24px; }
  .testimonials__body { padding-left: 0; text-align: center; }
  .fcard { flex-basis: 84vw; }
  .container-f { width: 84vw; }
  .valuation { padding-top: 110px; }
  .valuation__form { flex-wrap: wrap; padding: 14px; }
  .valuation__form .btn { width: 100%; }
  .areas__grid { grid-template-columns: 1fr; }
  .areas__preview { display: none; }
  .vrow { grid-template-columns: 1fr; }
  .blog__grid { grid-template-columns: 1fr; width: min(100%, 420px); }
  .newsletter__box { grid-template-columns: 1fr; }
  .newsletter__text { padding: 40px 24px; }
  .newsletter__photo { height: 360px; order: -1; }
  .newsletter__row { grid-template-columns: 1fr; gap: 22px; }
  .cta .h2 { white-space: normal; }
  .footer__grid { grid-template-columns: 1fr; grid-template-areas: "t" "a" "b" "c"; }
  .footer__disclaimer, .footer__logos { margin-left: 0; }
}
@media (max-width: 600px) {
  .header { padding-block: 14px; }
  .logo { gap: 12px; }
  .logo__mark, .header.is-scrolled .logo__mark { height: 40px; }
  .logo__divider, .header.is-scrolled .logo__divider { height: 44px; }
  .logo__text, .header.is-scrolled .logo__text { font-size: 14px; letter-spacing: 1.2px; white-space: nowrap; }
  .lang-switch { margin-left: auto; padding: 5px 8px; font-size: 10px; letter-spacing: 1px; }
  .burger { margin-left: 12px; flex: none; }
  .header { gap: 10px; }
  .logo__text small, .header.is-scrolled .logo__text small { font-size: 11px; letter-spacing: 2.5px; }
  .nav { display: none; }
  .hero__monogram { width: 96px; margin-bottom: 18px; }
  .hero__title { font-size: 24px; letter-spacing: .2em; text-indent: .2em; }
  .hero__search { flex-direction: column; }
  .hero__input { min-height: 44px; }
  .hero__search .btn { min-height: 44px; }
  .intro { padding: 80px 0 60px; }
  .stats__row { grid-template-columns: 1fr; }
  .drawer { padding: 80px 28px 30px; }
}
@media (prefers-reduced-motion: reduce) {
  .wow { visibility: visible !important; animation: none !important; }
  .hero__bg img { animation: none; }
  html { scroll-behavior: auto; }
}