/* ---- HOMEPAGE-ONLY STYLES ---- */
.hero{position:relative;color:var(--bone);padding:clamp(56px,10vw,104px) 0 clamp(56px,9vw,88px);overflow:hidden;background:var(--olive);}
.hero-bg{position:absolute;inset:0;background-image:url('https://images.unsplash.com/photo-1592595896551-12b371d546d5?auto=format&fit=crop&w=1600&q=75');
  background-size:cover;background-position:center;opacity:.28;transform:scale(1.06);animation:pan 26s ease-in-out infinite alternate;}
@keyframes pan{from{transform:scale(1.06) translate(0,0);}to{transform:scale(1.14) translate(-1.5%,-1.5%);}}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(160deg,rgba(79,67,21,.95),rgba(79,67,21,.86) 50%,rgba(19,16,5,.72));}
@media(min-width:900px){ .hero::after{background:linear-gradient(105deg,rgba(79,67,21,.96),rgba(79,67,21,.8) 45%,rgba(19,16,5,.6));} }
.hero .wrap{position:relative;z-index:2;}
.hero .eyebrow{color:var(--tan);margin-bottom:18px;}
.hero h1{font-size:clamp(27px,6.4vw,52px);color:#fff;max-width:17ch;}
.hero .lede{font-size:clamp(15px,3.6vw,16.5px);color:var(--bone);opacity:.88;max-width:50ch;margin:18px 0 30px;font-weight:300;}
.morph{transition:opacity .35s var(--ease),transform .35s var(--ease);}
.morph.out{opacity:0;transform:translateY(8px);}

.q-label{font-size:11px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--tan);margin-bottom:12px;display:block;}
.choice-cards{display:grid;grid-template-columns:1fr;gap:11px;margin-bottom:24px;}
@media(min-width:620px){ .choice-cards{grid-template-columns:repeat(3,1fr);} }
.choice{text-align:left;border:1px solid rgba(239,230,216,.28);background:rgba(239,230,216,.05);border-radius:2px;
  padding:17px 18px;min-height:48px;cursor:pointer;transition:all .35s var(--ease);
  display:flex;flex-direction:column;gap:6px;position:relative;overflow:hidden;}
.choice::before{content:"";position:absolute;left:0;top:0;height:100%;width:2px;background:var(--tan);
  transform:scaleY(0);transform-origin:bottom;transition:transform .35s var(--ease);}
.choice:hover{border-color:var(--tan);background:rgba(239,230,216,.1);}
@media(min-width:900px){ .choice:hover{transform:translateY(-3px);} }
.choice:hover::before,.choice[aria-pressed="true"]::before{transform:scaleY(1);}
.choice[aria-pressed="true"]{border-color:var(--tan);background:rgba(225,203,180,.16);}
.c-title{font-weight:600;font-size:15px;color:#fff;letter-spacing:.02em;}
.c-sub{font-size:13px;color:var(--bone);opacity:.72;line-height:1.45;font-weight:300;}

.refine{overflow:hidden;max-height:0;opacity:0;transition:max-height .55s var(--ease),opacity .45s var(--ease),margin .45s var(--ease);}
.refine.open{max-height:480px;opacity:1;margin-bottom:24px;}
.chips{display:flex;gap:9px;flex-wrap:wrap;}
.chip{border:1px solid rgba(239,230,216,.3);background:none;color:var(--bone);border-radius:100px;
  padding:11px 20px;min-height:44px;font-size:13px;font-weight:500;letter-spacing:.04em;cursor:pointer;transition:all .3s var(--ease);}
.chip:hover{border-color:var(--tan);color:#fff;}
.chip[aria-pressed="true"]{background:var(--tan);border-color:var(--tan);color:var(--olive);font-weight:600;}

.readout{border:var(--edge-dark);border-left:2px solid var(--tan);background:rgba(19,16,5,.32);
  padding:0 20px;margin-bottom:26px;max-height:0;opacity:0;overflow:hidden;
  transition:max-height .55s var(--ease),opacity .45s var(--ease),padding .45s var(--ease);}
.readout.open{max-height:420px;opacity:1;padding:20px;}
.readout .ro-label{font-size:10.5px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--tan);margin-bottom:9px;}
.readout h4{font-family:var(--display);font-weight:400;font-size:clamp(17px,4.4vw,19px);color:#fff;margin-bottom:8px;}
.readout p{font-size:14px;color:var(--bone);opacity:.82;font-weight:300;max-width:56ch;}
.readout .reset{margin-top:14px;min-height:44px;background:none;border:none;color:var(--tan);font-size:12.5px;
  font-weight:600;letter-spacing:.08em;text-transform:uppercase;cursor:pointer;border-bottom:1px solid rgba(225,203,180,.4);padding:0 0 4px;}
.hero-ctas{display:flex;gap:12px;flex-wrap:wrap;}

/* stats */
.stats{padding:0;background:var(--tan);}
.stat-grid{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:rgba(79,67,21,.18);}
@media(min-width:860px){ .stat-grid{grid-template-columns:repeat(4,1fr);} }
.stat{background:var(--tan);padding:clamp(28px,6vw,44px) 16px;text-align:center;}
.stat .num{font-family:var(--display);font-size:clamp(28px,7vw,46px);color:var(--olive);line-height:1;}
.stat .num sup,.stat .num .u{font-size:.45em;vertical-align:super;color:var(--bronze);}
.stat .num .pre{font-size:.5em;vertical-align:super;color:var(--bronze);margin-right:1px;}
.stat .lbl{font-size:clamp(10px,2.6vw,11.5px);font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--bronze);margin-top:11px;}
.stat .sub{font-size:11.5px;color:var(--text-soft);margin-top:5px;font-weight:300;}

/* services */
.services{background:var(--seashell);}
.svc{display:grid;grid-template-columns:1fr;gap:14px;padding:24px 0;border-top:var(--edge);align-items:center;
  transition:background .35s var(--ease),padding-left .35s var(--ease);}
.svc-list .svc:last-child{border-bottom:var(--edge);}
@media(min-width:900px){
  .svc{grid-template-columns:56px 1fr 1.05fr 190px;gap:28px;padding:26px 0;}
  .svc:hover{background:rgba(225,203,180,.28);padding-left:14px;}
}
.svc-code{font-family:var(--display);font-size:clamp(19px,5vw,26px);color:var(--bronze);opacity:.5;}
.svc-name h3{font-size:clamp(19px,4.8vw,22px);color:var(--olive);}
.svc-name p{font-size:13.5px;color:var(--text-soft);margin-top:7px;max-width:36ch;font-weight:300;}
.svc-pts{display:flex;flex-direction:column;gap:7px;font-size:13px;color:var(--text-soft);}
.svc-pts span{display:flex;gap:10px;align-items:baseline;}
.svc-pts span::before{content:"";width:5px;height:5px;border-radius:50%;background:var(--bronze);flex:none;transform:translateY(-2px);}
.svc-thumb{height:150px;overflow:hidden;border-radius:2px;order:-1;background:var(--tan);}
@media(min-width:900px){ .svc-thumb{height:110px;order:0;} }
.svc-thumb img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease);filter:saturate(.75) sepia(.12);}
.svc:hover .svc-thumb img{transform:scale(1.08);}

/* split infographic */
.split{background:var(--olive);color:var(--bone);}
.split-vis{display:grid;grid-template-columns:1fr;gap:1px;background:rgba(239,230,216,.2);border:var(--edge-dark);}
@media(min-width:760px){ .split-vis{grid-template-columns:1fr 1fr;} }
.split-col{background:rgba(19,16,5,.34);padding:clamp(24px,5vw,32px) clamp(20px,4vw,28px);}
.split-col.ours{background:rgba(128,75,5,.32);}
.split-col h3{font-size:clamp(18px,4.6vw,20px);color:#fff;margin-bottom:6px;}
.split-col .cap{font-size:11px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--tan);margin-bottom:16px;}
.split-col ul{list-style:none;display:flex;flex-direction:column;gap:11px;}
.split-col li{font-size:13.5px;color:var(--bone);opacity:.82;display:flex;gap:11px;align-items:flex-start;font-weight:300;}
.split-col li::before{content:"\2192";color:var(--tan);flex:none;font-size:12px;padding-top:2px;}
.split-col.yours li::before{content:"\2014";opacity:.5;}
.load-bar{height:6px;background:rgba(239,230,216,.15);border-radius:100px;overflow:hidden;margin-top:22px;}
.load-fill{height:100%;width:0;background:linear-gradient(90deg,var(--bronze),var(--tan));border-radius:100px;transition:width 1.6s var(--ease);}
.load-cap{font-size:12px;color:var(--bone);opacity:.6;margin-top:10px;font-weight:300;}

/* properties */
.portfolio{background:var(--seashell);}
.prop-grid{display:grid;grid-template-columns:1fr;gap:22px;}
@media(min-width:760px){ .prop-grid{grid-template-columns:1fr 1fr;gap:26px;} }
.prop{background:#fff;border:var(--edge);border-radius:2px;overflow:hidden;transition:transform .45s var(--ease),box-shadow .45s var(--ease);}
@media(min-width:900px){ .prop:hover{transform:translateY(-6px);box-shadow:0 22px 48px rgba(79,67,21,.16);} }
.prop-img{height:clamp(190px,48vw,250px);overflow:hidden;position:relative;background:var(--tan);}
.prop-img img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease);filter:saturate(.8) sepia(.1);}
.prop:hover .prop-img img{transform:scale(1.07);}
.prop-tag{position:absolute;top:14px;left:14px;background:var(--oxblood);color:var(--seashell);font-size:10px;
  font-weight:600;letter-spacing:.14em;text-transform:uppercase;padding:7px 13px;border-radius:1px;z-index:2;}
.prop-body{padding:clamp(20px,4.5vw,28px);}
.prop-body h3{font-size:clamp(19px,4.8vw,22px);color:var(--olive);margin-bottom:10px;}
.prop-body>p{font-size:13.5px;color:var(--text-soft);font-weight:300;margin-bottom:18px;}
.prop-specs{border-top:var(--edge);}
.spec{display:flex;justify-content:space-between;align-items:center;gap:12px;padding:11px 0;border-bottom:var(--edge);font-size:12.5px;}
.spec .k{color:var(--text-soft);font-weight:300;} .spec .v{color:var(--olive);font-weight:600;text-align:right;}
.privacy-note{margin-top:22px;font-size:12.5px;color:var(--text-soft);opacity:.75;font-weight:300;font-style:italic;}

/* timeline */
.process{background:var(--tan);}
.timeline{position:relative;}
.tl-track{display:none;position:absolute;left:0;right:0;top:6px;height:1px;background:rgba(79,67,21,.28);}
@media(min-width:860px){ .tl-track{display:block;} }
.tl-fill{position:absolute;left:0;top:0;height:100%;width:0;background:var(--oxblood);transition:width 1.8s var(--ease);}
.tl-steps{display:grid;grid-template-columns:1fr;gap:0;position:relative;}
@media(min-width:560px){ .tl-steps{grid-template-columns:1fr 1fr;gap:26px;} }
@media(min-width:860px){ .tl-steps{grid-template-columns:repeat(4,1fr);} }
.tl-step{position:relative;padding:0 0 26px 30px;}
.tl-step::before{content:"";position:absolute;left:6px;top:14px;bottom:-6px;width:1px;background:rgba(79,67,21,.28);}
.tl-steps .tl-step:last-child::before{display:none;}
@media(min-width:560px){ .tl-step{padding:0;} .tl-step::before{display:none;} }
.tl-dot{position:absolute;left:0;top:6px;width:13px;height:13px;border-radius:50%;background:var(--tan);
  border:2px solid var(--bronze);z-index:2;transition:all .4s var(--ease);}
@media(min-width:560px){ .tl-dot{position:relative;left:auto;top:auto;margin-bottom:24px;} }
.tl-step:hover .tl-dot{background:var(--oxblood);border-color:var(--oxblood);transform:scale(1.2);}
.tl-num{font-size:10.5px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--bronze);}
.tl-step h3{font-size:clamp(17px,4.4vw,19px);color:var(--olive);margin:8px 0 7px;}
.tl-step p{font-size:13px;color:var(--text-soft);font-weight:300;}

/* team */
.team{background:var(--seashell);}
.team-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px;}
@media(min-width:860px){ .team-grid{grid-template-columns:repeat(4,1fr);gap:24px;} }
.person-img{aspect-ratio:4/5;overflow:hidden;border-radius:2px;margin-bottom:16px;position:relative;
  background:linear-gradient(150deg,var(--olive),var(--bronze));display:flex;align-items:center;justify-content:center;}
.person-img img{width:100%;height:100%;object-fit:cover;filter:saturate(.72) sepia(.14);transition:transform .9s var(--ease),filter .5s;}
.person:hover .person-img img{transform:scale(1.06);filter:saturate(.95) sepia(0);}
.monogram{position:absolute;font-family:var(--display);font-size:clamp(30px,8vw,44px);color:var(--tan);opacity:.9;letter-spacing:.04em;z-index:0;}
.person-img img{position:relative;z-index:1;}
.person h3{font-size:clamp(16px,4.2vw,18px);color:var(--olive);}
.person .role{font-size:10.5px;font-weight:600;letter-spacing:.13em;text-transform:uppercase;color:var(--bronze);margin:7px 0 9px;}
.person .blurb{font-size:12.5px;color:var(--text-soft);font-weight:300;}
.person .brokerage-line{font-size:11px;color:var(--text-soft);opacity:.7;font-weight:300;margin-top:6px;}

/* contact */
.contact{position:relative;background:var(--olive);color:var(--bone);overflow:hidden;}
.contact-bg{position:absolute;inset:0;background-image:url('https://images.unsplash.com/photo-1517935706615-2717063c2225?auto=format&fit=crop&w=1600&q=75');
  background-size:cover;background-position:center;opacity:.2;}
.contact::after{content:"";position:absolute;inset:0;background:linear-gradient(160deg,rgba(79,67,21,.94),rgba(19,16,5,.9));}
.contact .wrap{position:relative;z-index:2;}
.contact-inner{display:grid;grid-template-columns:1fr;gap:38px;}
@media(min-width:920px){ .contact-inner{grid-template-columns:.85fr 1.15fr;gap:60px;} }
.contact h2{font-size:clamp(23px,5.4vw,36px);color:#fff;max-width:16ch;}
.contact-info{margin-top:26px;display:flex;flex-direction:column;gap:12px;font-size:14.5px;font-weight:300;}
.contact-info a{opacity:.85;transition:.25s;min-height:32px;display:flex;align-items:center;}
.contact-info a:hover{opacity:1;color:var(--tan);}
form.inquiry{display:flex;flex-direction:column;gap:15px;}
.field{display:flex;flex-direction:column;gap:8px;}
.field label{font-size:10.5px;font-weight:600;letter-spacing:.13em;text-transform:uppercase;color:var(--bone);opacity:.7;}
.field input,.field select,.field textarea{background:rgba(239,230,216,.07);border:var(--edge-dark);color:#fff;
  padding:14px;font-size:16px;font-weight:300;border-radius:1px;min-height:50px;width:100%;
  transition:all .3s var(--ease);-webkit-appearance:none;appearance:none;}
.field select{background-image:linear-gradient(45deg,transparent 50%,var(--tan) 50%),linear-gradient(135deg,var(--tan) 50%,transparent 50%);
  background-position:calc(100% - 20px) 22px,calc(100% - 14px) 22px;background-size:6px 6px;background-repeat:no-repeat;}
.field select option{color:var(--text);background:var(--seashell);}
.field textarea{min-height:110px;resize:vertical;}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--tan);background:rgba(239,230,216,.13);}
.row-2{display:grid;grid-template-columns:1fr;gap:15px;}
@media(min-width:520px){ .row-2{grid-template-columns:1fr 1fr;} }
@media(min-width:480px){ form.inquiry .btn-solid{align-self:flex-start;} }
.form-note{font-size:12px;color:var(--bone);opacity:.55;font-weight:300;}
.consent{display:flex;gap:11px;align-items:flex-start;font-size:12.5px;color:var(--bone);opacity:.75;font-weight:300;line-height:1.5;}
.consent input{width:18px;height:18px;min-height:18px;flex:none;margin-top:2px;accent-color:var(--tan);appearance:auto;-webkit-appearance:auto;padding:0;}
.consent a{color:var(--tan);border-bottom:1px solid rgba(225,203,180,.4);}
.hp{position:absolute;left:-9999px;opacity:0;height:0;width:0;}