/* Elper Development, site styles.
   Typeface: Geist (as on elperdevelopment.com). Dark throughout: film hero, charcoal editorial sections, near-black contact + footer. */
:root{
  --ink:#F3F3F0;
  --ink-2:rgba(243,243,240,.78);
  --muted:rgba(243,243,240,.55);
  --line:rgba(255,255,255,.1);
  --line-strong:rgba(255,255,255,.24);
  --paper:#0C0D0C;
  --paper-2:#151716;
  --white:#141615;
  --accent:#00AB5E;
  --accent-ink:#0B3D2B;
  --dark:#070807;
  --dark-2:#0E100F;
  --on-dark:rgba(255,255,255,.92);
  --on-dark-2:rgba(255,255,255,.62);
  --dark-line:rgba(255,255,255,.12);
  --ease:cubic-bezier(.2,.7,.2,1);
  --sans:'Geist',-apple-system,BlinkMacSystemFont,'Segoe UI',Helvetica,Arial,sans-serif;
  --radius:8px;
}
*,*::before,*::after{margin:0;padding:0;box-sizing:border-box}
body{background:var(--paper);color:var(--ink);font-family:var(--sans);font-weight:400;font-size:16px;line-height:1.6;letter-spacing:-.005em;-webkit-font-smoothing:antialiased;overflow-x:hidden}
::selection{background:rgba(0,171,94,.35)}
img,svg,video{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
button{font:inherit;color:inherit;background:none;border:0;cursor:pointer}
section{scroll-margin-top:-88px}
:focus{outline:none}
:focus-visible{outline:2px solid var(--accent);outline-offset:3px;border-radius:4px}
/* no CSS scroll-behavior:smooth: it breaks GSAP ScrollTrigger measurements; anchor smoothness is handled in elper-common.js */

/* ---------- reveal ---------- */
.js .reveal{opacity:0;transform:translateY(18px);transition:opacity .8s var(--ease),transform .8s var(--ease);transition-delay:var(--d,0s)}
.js .reveal.in{opacity:1;transform:translateY(0)}


/* ---------- header ---------- */
header{position:fixed;top:0;left:0;right:0;height:72px;z-index:100;display:flex;align-items:center;transition:background .4s,border-color .4s;border-bottom:1px solid transparent}
header.scrolled,body.solid-header header{background:rgba(12,13,12,.82);backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px);border-bottom-color:var(--line)}
.hd-in{width:100%;max-width:1200px;margin:0 auto;padding:0 40px;display:flex;align-items:center;justify-content:space-between}
.hd-logo{display:block;height:32px}
.hd-logo img{height:32px;width:auto;display:block}
.hd-logo .logo-dark{display:none}
.hd-nav{display:flex;align-items:center;gap:32px}
.hd-nav a{font-size:14px;font-weight:500;color:rgba(255,255,255,.85);transition:color .3s}
.hd-nav a:hover{color:#fff}
header.scrolled .hd-nav a,body.solid-header .hd-nav a{color:rgba(255,255,255,.8)}
header.scrolled .hd-nav a:hover,body.solid-header .hd-nav a:hover{color:#fff}
.hd-lang{display:inline-flex;align-items:center;gap:6px;font-size:13px;font-weight:500;color:rgba(255,255,255,.85);border:1px solid rgba(255,255,255,.22);border-radius:8px;padding:8px 10px;margin-right:-14px;transition:border-color .3s,color .3s}
.hd-lang:hover{border-color:#fff;color:#fff}
.mm-lang{font-size:18px!important;font-weight:500!important;color:var(--on-dark-2)!important;margin-top:10px}
.hd-cta{background:var(--accent);color:#fff!important;border-radius:8px;padding:10px 16px;font-size:14px;font-weight:500;transition:background .3s,transform .3s var(--ease)}
.hd-cta:hover{background:#089A56;transform:translateY(-1px)}
.hamburger{display:none;height:40px;padding:0 12px 0 16px;border:1px solid rgba(255,255,255,.4);border-radius:999px;background:rgba(0,0,0,.28);color:#fff;font:inherit;font-size:13px;font-weight:500;align-items:center;gap:10px;position:relative;z-index:101;backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px)}
.hamburger .hb-close,body.menu-open .hamburger .hb-txt:not(.hb-close){display:none}
body.menu-open .hamburger .hb-close{display:inline}
.hb-ic{position:relative;width:18px;height:14px;display:block}
.hb-ic b{position:absolute;left:0;width:18px;height:2px;border-radius:2px;background:#fff;transition:transform .4s var(--ease),top .4s var(--ease)}
.hb-ic b:nth-child(1){top:3px}
.hb-ic b:nth-child(2){top:9px}
body.menu-open .hb-ic b:nth-child(1){top:6px;transform:rotate(45deg)}
body.menu-open .hb-ic b:nth-child(2){top:6px;transform:rotate(-45deg)}
#mobileMenu{position:fixed;inset:0;z-index:99;background:rgba(12,13,12,.98);display:flex;flex-direction:column;align-items:flex-start;justify-content:flex-start;gap:22px;padding:104px 32px 40px;overflow-y:auto;-webkit-overflow-scrolling:touch;opacity:0;visibility:hidden;transition:opacity .4s var(--ease),visibility .4s}
@media (max-height:720px){#mobileMenu{gap:14px;padding-top:92px}#mobileMenu a{font-size:24px}}
body.menu-open #mobileMenu{opacity:1;visibility:visible}
#mobileMenu a{font-size:30px;font-weight:600;letter-spacing:-.02em;color:var(--ink)}
#mobileMenu a:hover{color:var(--accent)}

/* ---------- scroll progress ---------- */
#scrollProgress{position:fixed;top:0;right:0;width:2px;height:100vh;z-index:110;pointer-events:none}
#scrollProgress i{display:block;width:100%;height:100%;background:var(--accent);transform:scaleY(0);transform-origin:top;opacity:.7}

/* ---------- hero (scroll-scrubbed film) ---------- */
.hero{height:600vh;position:relative;background:var(--dark)}
.hero-sticky{position:sticky;top:0;height:100vh;overflow:hidden;background:#050403 url(frames/f_0001.webp) center/cover no-repeat}
#heroCanvas{position:absolute;inset:0;width:100%;height:100%}
.hero-scrim{position:absolute;inset:0;z-index:1;pointer-events:none;background:linear-gradient(180deg,rgba(0,0,0,.72) 0%,rgba(0,0,0,0) 32%,rgba(0,0,0,0) 72%,rgba(0,0,0,.72) 100%)}
.hero-grain{display:none}
.hov{position:absolute;z-index:2;opacity:0;visibility:hidden;pointer-events:none;transition:opacity .8s var(--ease),visibility .8s}
.hov.on{opacity:1;visibility:visible}
.hov-inner{transform:translateY(18px);transition:transform .9s var(--ease)}
.hov.on .hov-inner{transform:translateY(0)}
.pos-bl{left:6vw;bottom:12vh;max-width:640px}
.pos-br{right:6vw;bottom:12vh;text-align:right;max-width:640px}
.pos-lc{left:6vw;top:50%;max-width:640px}
.pos-lc .hov-inner{transform:translateY(calc(-50% + 18px))}
.pos-lc.on .hov-inner{transform:translateY(-50%)}
.hov-title{top:0;left:0;right:0;bottom:0;display:flex;align-items:center;justify-content:center;text-align:center}
.hov-title .hov-inner{padding:60px 40px;background:radial-gradient(ellipse 55% 70% at 50% 50%,rgba(0,0,0,.55),transparent 72%)}
.hero-logo{width:min(280px,36vw);height:auto;margin:0 auto;filter:drop-shadow(0 6px 30px rgba(0,0,0,.6))}
.hero-brand-sub{margin:22px 0 0;font-size:15px;font-weight:500;color:rgba(255,255,255,.78);letter-spacing:0}
.hero-brand{line-height:0}
.hero-cue{display:none;margin:26px auto 0;align-items:center;gap:8px;padding:11px 18px;border:1px solid rgba(255,255,255,.4);border-radius:999px;background:rgba(0,0,0,.28);color:#fff;font:inherit;font-size:13px;font-weight:500;pointer-events:auto;cursor:pointer;backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px)}
.hero-cue svg{animation:cue 1.6s var(--ease) infinite}
@keyframes cue{0%,100%{transform:translateY(0);opacity:.6}50%{transform:translateY(4px);opacity:1}}
.hov-line{font-size:38px;font-weight:600;line-height:1.15;letter-spacing:-.02em;color:#fff;text-shadow:0 2px 24px rgba(0,0,0,.6)}
.hov-sub{margin-top:14px;font-size:14px;font-weight:500;color:rgba(255,255,255,.72)}
.hov .w{display:inline-block;opacity:0;transform:translateY(.4em);transition:opacity .6s var(--ease),transform .6s var(--ease);transition-delay:calc(var(--wd)*60ms)}
.hov.on .w{opacity:1;transform:translateY(0)}
.hov:not(.on) .w{transition-delay:0ms}
.hov-final{inset:0;display:flex;align-items:center;justify-content:center;text-align:center}
.hov-final.on{pointer-events:auto}
.hov-final .hov-inner{padding:60px 40px;background:radial-gradient(ellipse 55% 60% at center,rgba(0,0,0,.55),transparent 72%)}
.hov-final h2{font-size:56px;font-weight:600;line-height:1.05;letter-spacing:-.03em;color:#fff;text-shadow:0 2px 30px rgba(0,0,0,.6)}
.hero-ctas{margin-top:34px;display:flex;gap:12px;justify-content:center;flex-wrap:wrap}
.hero-hint{position:absolute;bottom:4vh;left:50%;transform:translateX(-50%);z-index:2;display:flex;flex-direction:column;align-items:center;gap:10px;opacity:0;transition:opacity .6s;pointer-events:none}
.hero-hint.on{opacity:1}
.hero-hint span{font-size:12px;font-weight:500;color:rgba(255,255,255,.6)}
.hero-hint i{width:1px;height:36px;background:linear-gradient(180deg,#fff,transparent);animation:hint 2.2s var(--ease) infinite}
@keyframes hint{0%{transform:scaleY(0);transform-origin:top}45%{transform:scaleY(1);transform-origin:top}55%{transform:scaleY(1);transform-origin:bottom}100%{transform:scaleY(0);transform-origin:bottom}}

/* ---------- buttons ---------- */
.btn{display:inline-block;font-size:14px;font-weight:500;padding:14px 22px;border-radius:8px;transition:background .3s,color .3s,border-color .3s,transform .3s var(--ease)}
.btn-solid{background:#fff;color:#0B1410;border:1px solid #fff}
.btn-solid:hover{background:#e6e6e2;transform:translateY(-1px)}
.btn-ghost{border:1px solid var(--line-strong);color:var(--ink)}
.btn-accent{background:var(--accent);color:#fff;border:1px solid var(--accent);padding:16px 26px;font-size:15px;box-shadow:0 8px 24px rgba(0,171,94,.25)}
.btn-accent:hover{background:#089A56;border-color:#089A56;transform:translateY(-1px);box-shadow:0 10px 28px rgba(0,171,94,.32)}
.btn-ghost:hover{border-color:#fff;transform:translateY(-1px)}
.hero .btn-solid{background:#fff;color:#0B1410;border-color:#fff}
.hero .btn-solid:hover{background:#eee}
.hero .btn-ghost{border-color:rgba(255,255,255,.45);color:#fff}
.hero .btn-ghost:hover{border-color:#fff}

/* ---------- sections ---------- */
.section{padding:120px 0;position:relative}
.section + .section{border-top:1px solid var(--line)}
.container{max-width:1200px;margin:0 auto;padding:0 40px}
.sec-head{margin-bottom:48px}
.eyebrow{display:inline-flex;align-items:center;gap:8px;font-size:13px;font-weight:500;color:var(--ink-2);padding:6px 12px 6px 10px;border:1px solid var(--line);border-radius:999px;background:rgba(255,255,255,.04);margin-bottom:22px}
.eyebrow::before{content:'';width:7px;height:7px;border-radius:50%;background:var(--accent)}
.sec-title{font-size:44px;font-weight:600;line-height:1.1;letter-spacing:-.025em;max-width:22ch;text-wrap:balance}
.sec-title em{font-style:normal;color:rgba(243,243,240,.5)}
.sec-lead{font-size:17px;color:var(--ink-2);line-height:1.6;max-width:560px}

/* ---------- intro ---------- */
.intro-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:64px;align-items:end;margin-bottom:64px}
.intro-grid .sec-head{margin-bottom:0}
.stats{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line)}
.stat-card{padding:28px 28px 0 0;border-left:1px solid var(--line);padding-left:28px}
.stat-card:first-child{border-left:0;padding-left:0}
.stat-num{font-size:44px;font-weight:600;letter-spacing:-.03em;line-height:1;color:var(--ink)}
.stat-label{margin-top:10px;font-size:13px;color:var(--muted)}

/* ---------- about ---------- */
.about-intro{display:grid;grid-template-columns:.9fr 1.1fr;gap:64px;align-items:center;margin-bottom:72px}
.about-figure img{width:100%;aspect-ratio:3/2;object-fit:cover;border-radius:var(--radius);background:var(--paper-2)}
.about-figure figcaption{margin-top:10px;font-size:13px;color:var(--muted)}
.about-cols{display:grid;grid-template-columns:repeat(3,1fr);gap:40px}
.about-col{border-top:1px solid var(--line);padding-top:24px}
.about-col .idx{display:block;font-size:13px;font-weight:500;color:var(--muted);margin-bottom:14px}
.about-col h3{font-size:20px;font-weight:600;letter-spacing:-.015em;margin-bottom:10px}
.about-col p{font-size:15px;color:var(--ink-2);line-height:1.65}

/* ---------- team ---------- */
.team-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:40px}
.team-card{border-top:1px solid var(--line);padding-top:24px;text-align:left}
.team-ava{display:none}
.team-card h3{font-size:20px;font-weight:600;letter-spacing:-.015em}
.team-role{margin:4px 0 14px;font-size:13px;font-weight:500;color:var(--accent)}
.team-bio{font-size:15px;color:var(--ink-2);line-height:1.65}

/* ---------- properties ---------- */
.props-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:48px 32px}
.prop-card{position:relative;text-align:left;width:100%;display:block;border-radius:var(--radius)}
.prop-media{position:relative;aspect-ratio:4/3;border-radius:var(--radius);overflow:hidden;background:var(--paper-2);display:flex;align-items:center;justify-content:center}
.prop-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.prop-card:hover .prop-img{transform:scale(1.03)}
.prop-mono{font-size:64px;font-weight:600;letter-spacing:-.04em;color:rgba(255,255,255,.14)}
.badge{position:absolute;top:14px;left:14px;z-index:3;font-size:12px;font-weight:500;color:#0B1410;background:rgba(255,255,255,.94);border-radius:6px;padding:6px 10px}
.badge.sold{color:#F3F3F0;background:rgba(12,13,12,.82);border:1px solid rgba(243,243,240,.28)}
.prop-body{padding:18px 0 0}
.prop-loc{font-size:13px;color:var(--muted)}
.prop-name{font-size:22px;font-weight:600;letter-spacing:-.02em;margin-top:4px;line-height:1.2}
.prop-meta{margin-top:10px;display:flex;justify-content:space-between;align-items:baseline;gap:14px;flex-wrap:wrap}
.prop-price{font-size:16px;font-weight:500;color:var(--ink)}
.prop-spec{font-size:13px;color:var(--muted)}
.props-more{margin-top:20px}
.props-custom{margin-top:48px;font-size:17px;font-weight:500;letter-spacing:-.01em;max-width:640px;line-height:1.5}
.props-lead{margin:-24px 0 40px}
.cta-row{display:flex;gap:12px;flex-wrap:wrap;margin-top:44px}
.cta-line{margin-top:56px;padding:28px 30px;border:1px solid var(--line);border-radius:14px;background:rgba(255,255,255,.03);display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap}
.cta-line p{font-size:17px;font-weight:500;letter-spacing:-.01em;max-width:560px;line-height:1.45}

/* ---------- modal ---------- */
.modal{position:fixed;inset:0;z-index:200;display:flex;align-items:center;justify-content:center;padding:5vh 20px;opacity:0;visibility:hidden;transition:opacity .4s var(--ease),visibility .4s}
.modal.open{opacity:1;visibility:visible}
.modal-backdrop{position:absolute;inset:0;background:rgba(0,0,0,.7);backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px)}
.modal-panel{position:relative;width:min(880px,100%);max-height:90vh;overflow-y:auto;background:#141615;color:var(--ink);border:1px solid var(--line);border-radius:14px;transform:translateY(20px) scale(.99);transition:transform .45s var(--ease);box-shadow:0 40px 100px rgba(0,0,0,.35)}
.modal.open .modal-panel{transform:translateY(0) scale(1)}
.modal-x{position:absolute;top:14px;right:14px;z-index:5;width:40px;height:40px;border-radius:50%;background:rgba(0,0,0,.55);border:1px solid rgba(255,255,255,.2);color:#fff;font-size:16px;display:flex;align-items:center;justify-content:center}
.modal-media{position:relative;aspect-ratio:21/9;display:flex;align-items:center;justify-content:center;background:var(--paper-2);overflow:hidden}
#mImg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.modal-media .prop-mono{font-size:96px}
.modal-body{padding:36px 40px 44px}
.modal-loc{font-size:13px;color:var(--muted);margin-bottom:8px}
.modal-body h3{font-size:32px;font-weight:600;letter-spacing:-.025em;line-height:1.1}
.modal-price{font-size:18px;font-weight:500;margin:10px 0 20px}
.modal-desc{font-size:15px;color:var(--ink-2);line-height:1.7;max-width:640px}
.modal-specs{display:grid;grid-template-columns:repeat(4,1fr);gap:12px;margin:32px 0}
.mspec{border:1px solid var(--line);border-radius:8px;padding:16px 18px}
.mspec b{display:block;font-size:20px;font-weight:600;letter-spacing:-.02em}
.mspec span{font-size:12px;color:var(--muted)}
.modal-gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:10px;margin-bottom:32px}
.gtile{aspect-ratio:4/3;border-radius:6px;background:var(--paper-2);border:0;padding:0}
.gtile.has-img{background-size:cover;background-position:center;cursor:pointer;outline:2px solid transparent;outline-offset:2px;transition:outline-color .25s,transform .4s var(--ease)}
.gtile.has-img:hover{transform:translateY(-2px)}
.gtile.active{outline-color:var(--accent)}

/* ---------- process ---------- */
.process{display:grid;grid-template-columns:repeat(2,1fr);gap:0 64px}
.step{display:grid;grid-template-columns:48px 1fr;column-gap:16px;row-gap:8px;padding:26px 0;border-top:1px solid var(--line);text-align:left}
.step-circle{grid-row:1/span 2;font-size:14px;font-weight:500;color:var(--muted);padding-top:4px}
.step h3,.step p{grid-column:2}
.step h3{font-size:20px;font-weight:600;letter-spacing:-.015em}
.step p{font-size:15px;color:var(--ink-2);line-height:1.65}

/* ---------- why ---------- */
.why-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:0 64px}
.why-card{border-top:1px solid var(--line);padding:26px 0}
.why-card svg{display:none}
.why-card h3{font-size:20px;font-weight:600;letter-spacing:-.015em;margin-bottom:8px}
.why-card p{font-size:15px;color:var(--ink-2);line-height:1.65}
.pull-quote{margin:64px 0 0;max-width:820px;font-size:26px;font-weight:500;line-height:1.4;letter-spacing:-.02em;color:var(--ink);padding-left:22px;border-left:2px solid var(--accent)}

/* ---------- testimonials ---------- */
.testi-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.testi-card{background:rgba(255,255,255,.03);border:1px solid var(--line);border-radius:12px;padding:30px 28px;display:flex;flex-direction:column}
.stars{color:var(--accent);font-size:12px;letter-spacing:.2em;margin-bottom:18px}
.testi-quote{font-size:16px;line-height:1.6;color:var(--ink);flex:1}
.testi-div{width:32px;height:1px;background:var(--line-strong);margin:22px 0 14px}
.testi-author{font-size:13px;color:var(--muted);line-height:1.6}

/* ---------- faq ---------- */
.faq-list{border-top:1px solid var(--line);max-width:860px}
.faq-item{border-bottom:1px solid var(--line)}
.faq-q{width:100%;display:flex;align-items:center;justify-content:space-between;gap:24px;text-align:left;padding:22px 0;font-size:18px;font-weight:500;letter-spacing:-.01em;color:var(--ink);transition:color .3s}
.faq-q:hover{color:var(--accent)}
.faq-icon{position:relative;flex:0 0 26px;height:26px;border:1px solid var(--line-strong);border-radius:50%;transition:transform .4s var(--ease),border-color .3s}
.faq-icon::before,.faq-icon::after{content:'';position:absolute;top:50%;left:50%;background:#fff;transform:translate(-50%,-50%)}
.faq-icon::before{width:10px;height:1.5px}
.faq-icon::after{width:1.5px;height:10px}
.faq-item.open .faq-icon{transform:rotate(135deg);border-color:#fff}
.faq-a{max-height:0;overflow:hidden;transition:max-height .5s var(--ease)}
.faq-a p{padding:0 40px 26px 0;font-size:15px;color:var(--ink-2);line-height:1.7;max-width:760px}

/* ---------- contact (dark) ---------- */
.contact{background:#070807;color:var(--on-dark)}
.contact .eyebrow{background:rgba(255,255,255,.04);color:var(--on-dark-2);border-color:var(--dark-line)}
.contact .sec-title{color:#fff}
.contact .sec-title em{color:var(--on-dark-2)}
.contact-grid{display:grid;grid-template-columns:1.05fr 1fr;gap:72px;margin-top:8px;align-items:start}
.book-card{background:rgba(255,255,255,.04);border:1px solid var(--line);border-radius:14px;padding:34px 34px 30px}
.book-kicker{font-size:13px;font-weight:500;color:var(--accent);margin-bottom:10px}
.book-card h3{font-size:28px;font-weight:600;letter-spacing:-.02em;line-height:1.15;color:#fff}
.book-text{margin-top:12px;font-size:15px;color:var(--on-dark-2);line-height:1.65}
.book-list{list-style:none;margin:20px 0 26px;display:grid;gap:10px}
.book-list li{position:relative;padding-left:22px;font-size:15px;color:var(--on-dark)}
.book-list li::before{content:'';position:absolute;left:0;top:9px;width:10px;height:10px;border-radius:50%;background:var(--accent)}
.book-card .btn-accent{display:inline-block;width:100%;text-align:center;padding:18px 26px;font-size:16px}
.book-note{margin-top:14px;font-size:13px;color:var(--on-dark-2);line-height:1.5}
.c-meta{display:grid;grid-template-columns:repeat(3,auto);gap:18px 32px;margin-top:28px}
.c-meta .c-item{margin:0}
.c-meta .c-item a,.c-meta .c-item b{font-size:15px}
.form-kicker{font-size:14px;color:var(--on-dark-2);margin-bottom:22px}
.c-item{margin-bottom:30px}
.c-item span{display:block;font-size:12px;color:var(--on-dark-2);margin-bottom:6px}
.c-item a,.c-item b{font-size:20px;font-weight:500;color:#fff;transition:color .3s}
.c-item a:hover{color:var(--accent)}
.contact .btn-ghost{border-color:rgba(255,255,255,.35);color:#fff}
.contact .btn-ghost:hover{border-color:#fff}
.contact .btn-solid{background:#fff;color:#0B1410;border-color:#fff}
.contact .btn-solid:hover{background:#e8e8e8}
.form-grid{display:grid;gap:22px}
.field label{display:block;font-size:12px;color:var(--on-dark-2);margin-bottom:8px}
.field input,.field textarea{width:100%;background:transparent;border:0;border-bottom:1px solid rgba(255,255,255,.22);padding:10px 2px;font:inherit;font-size:16px;color:#fff;transition:border-color .3s;border-radius:0;resize:vertical}
.field input:focus,.field textarea:focus{outline:none;border-bottom-color:#fff}
.field input::placeholder,.field textarea::placeholder{color:rgba(255,255,255,.3)}
.phone-row{display:flex;gap:14px;align-items:stretch}
.phone-row input{flex:1;min-width:0}
.phone-row select{flex:0 0 auto;width:auto;max-width:44%;background:transparent;border:0;border-bottom:1px solid rgba(255,255,255,.22);border-radius:0;padding:10px 26px 10px 2px;font:inherit;font-size:16px;color:#fff;cursor:pointer;appearance:none;-webkit-appearance:none;transition:border-color .3s;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='12' viewBox='0 0 12 12'%3E%3Cpath d='M2 4l4 4 4-4' fill='none' stroke='%23ffffff' stroke-opacity='.55' stroke-width='1.5'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 6px center}
.phone-row select:focus{outline:none;border-bottom-color:#fff}
.phone-row select option{background:#151716;color:#F3F3F0}
.form-ok{display:none;font-size:20px;font-weight:500;color:#fff;line-height:1.5;padding:24px 0}
form.sent .form-ok{display:block}
form.sent .form-grid,form.sent .form-submit{opacity:.25;pointer-events:none}
.form-submit{margin-top:24px}
.captcha-slot{margin-top:22px}
.captcha-slot:empty{display:none}
.grecaptcha-badge{opacity:.55}

/* ---------- footer (dark) ---------- */
footer{background:var(--dark);color:var(--on-dark);border-top:1px solid var(--dark-line);padding:56px 0 36px}
.ft-top{display:flex;justify-content:space-between;align-items:flex-start;gap:40px;flex-wrap:wrap}
.ft-brand img{height:32px;width:auto;display:block}
.ft-tag{margin-top:14px;font-size:14px;color:var(--on-dark-2);max-width:340px;line-height:1.6}
.ft-nav{display:flex;flex-wrap:wrap;gap:12px 28px}
.ft-nav a{font-size:14px;font-weight:500;color:var(--on-dark-2);transition:color .3s}
.ft-nav a:hover{color:#fff}
.ft-bottom{display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;margin-top:48px;padding-top:22px;border-top:1px solid var(--dark-line);font-size:13px;color:var(--on-dark-2)}
.ft-idr{flex-basis:100%;order:3;color:var(--on-dark-2);opacity:.8}

/* ---------- properties page ---------- */
.page-top{padding:168px 0 56px;border-top:0}
.page-top .sec-head{margin-bottom:0}
.page-top .sec-lead{margin-top:22px}
.cta-strip{background:#070807}
.cta-strip .sec-head{margin-bottom:24px}

/* ---------- legal pages ---------- */
.legal-page .sec-head{margin-bottom:12px}
.legal-updated{font-size:13px;color:var(--muted);margin-bottom:8px}
.legal-body{max-width:760px}
.legal-body h2{font-size:22px;font-weight:600;letter-spacing:-.015em;margin:40px 0 10px}
.legal-body h3{font-size:17px;font-weight:600;margin:24px 0 6px}
.legal-body p{font-size:15px;color:var(--ink-2);line-height:1.7}

/* ---------- mobile ---------- */
@media (max-width:900px){
  .section{padding:80px 0}
  .container{padding:0 24px}
  .hd-in{padding:0 20px}
  .hd-nav{display:none}
  .hamburger{display:inline-flex}
  .hd-logo img{height:26px}
  .sec-title{font-size:32px}
  .sec-head{margin-bottom:34px}
  .hov-line{font-size:24px}
  .hov-final h2{font-size:34px}
  .hov-final .hov-inner,.hov-title .hov-inner{padding:40px 22px}
  .hero-brand-sub{font-size:16px;margin-top:16px}
  .ft-nav{gap:10px 20px}
  .hero{height:450vh}
  .hero-logo{width:min(110px,28vw)}
  .hd-logo img{height:22px}
  .hero-hint{display:none}
  .hero-cue{display:inline-flex}
  .pos-bl,.pos-lc{left:22px;right:22px}
  .pos-br{right:22px;left:22px;text-align:left}
  .intro-grid{grid-template-columns:1fr;gap:28px;margin-bottom:44px;align-items:start}
  .stats{grid-template-columns:1fr;border-top:0}
  .stat-card{border-left:0;padding:22px 0 0;border-top:1px solid var(--line)}
  .stat-num{font-size:36px}
  .about-intro{grid-template-columns:1fr;gap:28px;margin-bottom:44px}
  .about-cols,.team-grid,.props-grid,.testi-grid{grid-template-columns:1fr;gap:28px}
  .process,.why-grid{grid-template-columns:1fr}
  .modal-body{padding:28px 22px 32px}
  .modal-specs{grid-template-columns:repeat(2,1fr)}
  .modal-gallery{grid-template-columns:repeat(2,1fr)}
  .modal-body h3{font-size:26px}
  .contact-grid{grid-template-columns:1fr;gap:48px}
  .book-card{padding:26px 22px}
  .c-meta{grid-template-columns:1fr}
  .pull-quote{font-size:21px;margin-top:44px}
  .prop-mono{font-size:48px}
  .page-top{padding:120px 0 32px}
  .cta-line{padding:22px 20px}
  .cta-line .btn{width:100%;text-align:center}
}
@media (prefers-reduced-motion:reduce){
  .js .reveal{transition:none;opacity:1;transform:none}
}

/* ---- villa pages ---- */
a.prop-card{color:inherit;text-decoration:none}
.crumbs{font-size:13px;color:var(--muted);margin:0 0 22px}
.crumbs a{color:var(--muted)}.crumbs a:hover{color:#fff}
.prop-hero-media{position:relative;aspect-ratio:21/9;border-radius:var(--radius);overflow:hidden;background:var(--paper-2)}
.prop-hero-media img{width:100%;height:100%;object-fit:cover;display:block}
.prop-head{display:flex;justify-content:space-between;align-items:flex-end;gap:32px;flex-wrap:wrap;margin-top:34px}
.prop-head .sec-title{margin:6px 0 0}
.prop-line{display:flex;gap:18px;align-items:baseline;flex-wrap:wrap;margin-top:12px}
.prop-line .prop-price{font-size:20px;font-weight:600}
.prop-line .prop-spec{font-size:14px;color:var(--muted)}
.prop-cta{margin:0}
.prop-desc{max-width:720px;margin-top:34px;font-size:17px;line-height:1.75;color:var(--ink-2)}
.prop-desc p+p{margin-top:16px}
.prop-specs{margin:34px 0 0}
.prop-photos{padding-top:80px}
.photo-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:12px}
.ph{display:block;aspect-ratio:4/3;border-radius:6px;overflow:hidden;background:var(--paper-2)}
.ph img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .8s var(--ease)}
.ph:hover img{transform:scale(1.04)}
.ph:nth-child(1){grid-column:span 2;grid-row:span 2;aspect-ratio:auto}
.lightbox{position:fixed;inset:0;z-index:300;background:rgba(5,4,3,.94);display:flex;align-items:center;justify-content:center}
.lightbox[hidden]{display:none}
.lightbox img{max-width:92vw;max-height:86vh;object-fit:contain;border-radius:4px}
.lightbox button{position:absolute;background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.22);color:#fff;width:46px;height:46px;border-radius:50%;font-size:22px;display:flex;align-items:center;justify-content:center;cursor:pointer}
.lightbox .lb-x{top:18px;right:18px;font-size:16px}
.lightbox .lb-prev{left:18px;top:50%;transform:translateY(-50%)}
.lightbox .lb-next{right:18px;top:50%;transform:translateY(-50%)}
.lb-count{position:absolute;bottom:18px;left:0;right:0;text-align:center;font-size:13px;color:rgba(255,255,255,.6);margin:0}
@media (max-width:900px){
  .prop-hero-media{aspect-ratio:16/10}
  .prop-specs{grid-template-columns:repeat(2,1fr)}
  .photo-grid{grid-template-columns:repeat(2,1fr);gap:8px}
  .ph:nth-child(1){grid-column:span 2;grid-row:auto;aspect-ratio:16/10}
  .prop-cta{width:100%}.prop-cta .btn{flex:1;text-align:center}
}

/* ===== Service pages: crowdfunding, build on your land, architecture (v3.14) ===== */
.tbc{display:inline-block;font-size:13px;font-weight:500;line-height:1.4;letter-spacing:0;color:var(--accent);border:1px dashed rgba(0,171,94,.6);border-radius:6px;padding:4px 8px;vertical-align:middle}
.stat-num .tbc{font-size:14px;max-width:100%;white-space:normal}
.gauge{max-width:640px;margin:0 0 48px;padding:24px 26px;border:1px solid var(--line);border-radius:14px;background:rgba(255,255,255,.03)}
.gauge-head{display:flex;justify-content:space-between;align-items:center;gap:16px;flex-wrap:wrap;margin-bottom:14px}
.gauge-label{font-size:13px;font-weight:500;color:var(--muted)}
.gauge-bar{height:8px;border-radius:999px;background:rgba(255,255,255,.08);overflow:hidden}
.gauge-bar i{display:block;height:100%;background:var(--accent);border-radius:999px;transition:width 1.2s var(--ease)}
.gauge-note{margin-top:12px;font-size:13px;color:var(--muted)}
.prop-how{display:block;margin-top:10px;font-size:13px;font-weight:500;color:var(--accent)}
.prop-how:hover{text-decoration:underline}
.ph-static{cursor:default}.ph-static:hover img{transform:none}
.ph-empty{display:flex;align-items:center;justify-content:center;border:1px dashed var(--line-strong);background:var(--paper-2);cursor:default}
.ph-empty span{font-size:13px;font-weight:500;color:var(--muted)}
.site-grid .ph:nth-child(1){grid-column:span 2;grid-row:span 2}
.arch-credit{margin-top:22px;font-size:15px;color:var(--ink-2)}
.paths-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.path-card{display:flex;flex-direction:column;background:rgba(255,255,255,.03);border:1px solid var(--line);border-radius:12px;padding:30px 28px;transition:border-color .3s,transform .3s var(--ease)}
.path-card:hover{border-color:var(--line-strong);transform:translateY(-2px)}
.path-card .idx{display:block;font-size:13px;font-weight:500;color:var(--muted);margin-bottom:16px}
.path-card h3{font-size:22px;font-weight:600;letter-spacing:-.02em;line-height:1.2;margin-bottom:10px}
.path-card p{font-size:15px;color:var(--ink-2);line-height:1.65;flex:1}
.path-card .path-more{margin-top:22px;font-size:14px;font-weight:500;color:var(--accent)}
.faq-a a,.why-card a{color:var(--accent);text-decoration:underline;text-underline-offset:3px}
@media (max-width:1180px){.hd-nav{gap:22px}.hd-nav a{font-size:13px}.hd-lang{margin-right:-6px}}
@media (max-width:1000px){.hd-nav{gap:16px}}
@media (max-width:900px){.paths-grid{grid-template-columns:1fr;gap:16px}.gauge{padding:20px}.site-grid .ph:nth-child(1){grid-row:auto}}
.prop-invest{margin-top:14px;font-size:14px;color:var(--ink-2)}
.prop-invest a{color:var(--accent);text-decoration:underline;text-underline-offset:3px}

/* ===== Villa construction cost estimator (v3.15) ===== */
.est-grid{display:grid;grid-template-columns:1fr 1.05fr;gap:40px;align-items:start}
.est-form{display:grid;gap:26px}
.est-block{border-top:1px solid var(--line);padding-top:22px}
.est-block:first-child{border-top:0;padding-top:0}
.est-two{display:grid;grid-template-columns:1fr 1fr;gap:24px}
.est-label{display:block;font-size:13px;font-weight:500;color:var(--muted);margin-bottom:10px}
.est-help{margin-top:10px;font-size:13px;color:var(--muted);line-height:1.55;max-width:520px}
.est-select{width:100%;background:var(--paper-2);border:1px solid var(--line-strong);border-radius:8px;padding:13px 40px 13px 14px;font:inherit;font-size:15px;color:var(--ink);cursor:pointer;appearance:none;-webkit-appearance:none;transition:border-color .3s;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='12' viewBox='0 0 12 12'%3E%3Cpath d='M2 4l4 4 4-4' fill='none' stroke='%23ffffff' stroke-opacity='.6' stroke-width='1.5'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 14px center}
.est-select:hover,.est-select:focus{border-color:#fff}
.est-select option{background:#151716;color:#F3F3F0}
.tier-toggle{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.tier{text-align:left;padding:16px 18px;border:1px solid var(--line-strong);border-radius:10px;background:transparent;transition:border-color .3s,background .3s}
.tier:hover{border-color:#fff}
.tier.sel{border-color:var(--accent);background:rgba(0,171,94,.08)}
.tier-name{display:block;font-size:17px;font-weight:600;letter-spacing:-.01em;color:var(--ink)}
.tier.sel .tier-name{color:#fff}
.tier-desc{display:block;margin-top:6px;font-size:13px;line-height:1.5;color:var(--muted)}
.est-slider{display:grid;grid-template-columns:1fr 150px;gap:18px;align-items:center}
.est-slider input[type=range]{width:100%;accent-color:var(--accent);cursor:pointer}
.est-num{display:flex;align-items:center;gap:8px;background:var(--paper-2);border:1px solid var(--line-strong);border-radius:8px;padding:0 14px;transition:border-color .3s}
.est-num:focus-within{border-color:#fff}
.est-num input{flex:1;min-width:0;width:100%;background:transparent;border:0;padding:13px 0;font:inherit;font-size:16px;font-weight:500;color:#fff;outline:none;-moz-appearance:textfield}
.est-num input::-webkit-outer-spin-button,.est-num input::-webkit-inner-spin-button{-webkit-appearance:none;margin:0}
.est-num span{font-size:13px;color:var(--muted);white-space:nowrap}
.est-check{display:flex;align-items:center;gap:12px;padding:10px 0;font-size:15px;color:var(--ink);cursor:pointer}
.est-check input{width:18px;height:18px;accent-color:var(--accent);cursor:pointer}
.est-result{position:sticky;top:96px;background:rgba(255,255,255,.04);border:1px solid var(--line);border-radius:14px;padding:32px 34px 30px}
.est-total{font-size:34px;font-weight:600;letter-spacing:-.03em;line-height:1.1;color:#fff;margin-top:4px;text-wrap:balance}
.est-sub{margin-top:12px;font-size:14px;color:var(--ink-2);line-height:1.55}
.est-rows{margin-top:22px;border-top:1px solid var(--line)}
.est-row{display:flex;justify-content:space-between;align-items:baseline;gap:18px;padding:12px 0;border-bottom:1px solid var(--line);font-size:14px}
.est-row-label{color:var(--ink-2)}
.est-row-label small{display:block;font-size:12px;color:var(--muted);margin-top:2px}
.est-row-val{color:#fff;font-weight:500;white-space:nowrap;text-align:right}
.est-row-total{border-bottom:0;padding-top:16px;font-size:16px}
.est-row-total .est-row-label,.est-row-total .est-row-val{color:#fff;font-weight:600}
.est-disclaimer{margin-top:22px;padding:16px 18px;border:1px solid rgba(0,171,94,.45);border-radius:10px;background:rgba(0,171,94,.07);font-size:14px;line-height:1.6;color:var(--ink)}
.est-disclaimer strong{color:#fff;font-weight:600}
.est-result .cta-row .btn{flex:1;text-align:center}
.est-asof{margin-top:16px;font-size:12px;color:var(--muted);line-height:1.5}
.est-rental{margin-top:48px;padding:34px 34px 30px;border:1px solid var(--line);border-radius:14px;background:rgba(255,255,255,.03)}
.est-rental-head{display:flex;align-items:baseline;gap:22px;flex-wrap:wrap;margin-bottom:20px}
.est-rental-head .eyebrow{margin-bottom:0}
.est-rental-title{font-size:26px;font-weight:600;letter-spacing:-.02em}
.est-rental-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin-bottom:18px}
.est-rental-cell{border:1px solid var(--line);border-radius:10px;padding:18px 20px}
.est-rental-cell b{display:block;font-size:22px;font-weight:600;letter-spacing:-.02em;color:#fff;line-height:1.15}
.est-rental-cell span{display:block;margin-top:8px;font-size:13px;color:var(--muted);line-height:1.5}
.est-rental-cell.accent{border-color:rgba(0,171,94,.5)}
.est-rental-cell.accent b{color:var(--accent)}
.est-rental-note{font-size:14px;color:var(--ink-2);line-height:1.6;max-width:760px}
.est-rental .est-disclaimer{margin-top:20px}
@media (max-width:900px){
  .est-grid{grid-template-columns:1fr;gap:34px}
  .est-result{position:static;padding:24px 20px}
  .est-total{font-size:28px}
  .est-two,.tier-toggle{grid-template-columns:1fr}
  .est-slider{grid-template-columns:1fr 130px}
  .est-rental{padding:24px 20px}
  .est-rental-grid{grid-template-columns:1fr}
  .est-result .cta-row .btn{flex:1 1 100%}
}
.est-result.flash .est-total{color:var(--accent);transition:color .35s}
.est-result .est-total{transition:color .6s}