/* LUMA — Meridian & Sand

  FILE ORDER
  A. Global tokens, shared foundations, and sections in page order
  B. Animation keyframes and browser feature fallbacks
  C. Responsive layouts: each media condition appears exactly once
  D. Reduced-motion accessibility

  Change global settings in :root. Component states stay with their section.
  Responsive blocks use the same section labels as the base styles. */

/* 01 / Design tokens and reset */
:root {

  /* Typography */
  --font-display: 'Outfit',Arial,sans-serif;
  --font-body: 'Outfit',Arial,sans-serif;
  --font-label: var(--font-body);
  --font-accent: 'Instrument Serif',Georgia,serif;
  --size-body: 17px;
  --size-h1: clamp(48px,5.6vw,84px);
  --size-h2: clamp(34px,4.3vw,62px);
  --button-font-size: 14px;
  --button-font-weight: 500;
  --button-line-height: 1.3;
  --button-letter-spacing: 0;

  /* Core palette tones */
  --color-light-text: var(--color-muted);
  --color-bg: var(--tone-142019,#142019);
  --color-panel: var(--tone-203027,#203027);
  --color-panel-raised: var(--tone-2d4033,#2d4033);
  --color-text: var(--tone-f7faf4,#f7faf4);
  --color-muted: var(--tone-c0cebf,#c0cebf);
  --color-accent: var(--tone-b8df83,#b8df83);
  --color-border: #ffffff24;
  --color-ink: var(--tone-152019,#152019);
  --color-muted-ink: var(--tone-687467,#687467);
  --light-bg: var(--tone-f6f8f2,#f6f8f2);
  --light-panel: #ffffff;
  --light-text: var(--tone-152019,#152019);
  --light-muted: var(--tone-687467,#687467);
  --light-accent: var(--tone-466d25,#466d25);
  --light-line: var(--tone-1520191f,#1520191f);
  --soft-green: var(--tone-e9f2dc,#e9f2dc);
  --fresh-green: var(--tone-b8df83,#b8df83);

  /* Layout, spacing and component dimensions */
  --page-gutter: clamp(22px,4.3vw,78px);
  --section-space: 78px;
  --card-radius: 25px;
  --carousel-card-width: clamp(330px,28vw,465px);
  --carousel-gap: 22px;
  --radius-panel: 32px;

  /* Frosted surfaces */
  --crystal-fill: linear-gradient(115deg,rgba(255,255,255,.85) 0%,rgba(255,255,255,.48) 40%,rgba(255,255,255,.7) 72%,rgba(255,255,255,.58) 100%);
  --crystal-filter: blur(26px) saturate(160%);
  --crystal-border: 1px solid rgba(255,255,255,.78);
  --crystal-shadow: inset 0 1px 0 #fff,inset 0 -1px 0 #ffffff45,0 8px 32px #14203012,0 1px 5px #14203008;

  /* Motion */
  --duration: 750ms;
  --ease: cubic-bezier(.2,.7,.2,1);

  /* Compatibility aliases used by retained markup */
  --uk-navy: #1C2B47;
  --ink: var(--color-bg);
  --ink-2: var(--color-panel);
  --charcoal: var(--color-text);
  --sand: var(--color-bg);
  --sand-2: var(--color-panel);
  --ivory: var(--color-text);
  --brass: var(--color-accent);
  --brass-deep: var(--color-accent);
  --marina: var(--color-accent);
  --marina-light: var(--color-accent);
  --sienna: var(--color-accent);
  --dusk-blue: var(--color-panel-raised);
  --dusk-blue-light: var(--color-accent);
  --uk-navy-light: var(--color-accent);
  --pin-red: var(--color-accent);
  --line: var(--color-border);
  --line-dark: var(--color-border);
}
a {
  color: inherit;
  text-decoration: none;
}
* {
  margin: 0;
  padding: 0;
  box-sizing: border-box;
}
html {
  scroll-behavior: smooth;
  scroll-padding-top: 120px;
}
body {
  font-family: var(--font-body);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
  font: 400 var(--size-body)/1.75 var(--font-body);
  overflow-x: clip;
  background: var(--light-panel);
  font-size: var(--size-body);
  color: var(--light-text);
}

/* 02 / Shared layout and typography */
img {
  display: block;
  max-width: 100%;
}
svg {
  display: block;
  max-width: 100%;
}
.loc-pin {
  width: 11px;
  height: 15px;
  display: inline-block;
  vertical-align: -2px;
  margin-right: 5px;
  flex-shrink: 0;
}
.loc-pin path {
  fill: var(--pin-red);
}
.bg-marina {
  background: var(--marina) !important;
  color: #fff !important;
}
.bg-sienna {
  background: var(--sienna) !important;
  color: #fff !important;
}
.bg-brass {
  background: var(--brass) !important;
  color: var(--ink) !important;
}
.bg-dusk {
  background: var(--dusk-blue) !important;
  color: #fff !important;
}
.accent-marina {
  border-top: 3px solid var(--marina-light);
}
.accent-sienna {
  border-top: 3px solid var(--sienna);
}
.accent-brass {
  border-top: 3px solid var(--brass);
}
.accent-dusk {
  border-top: 3px solid var(--dusk-blue-light);
}
.bridge-divider {
  width: 64px;
  height: 3px;
  margin-bottom: 18px;
  background: linear-gradient(90deg, var(--brass) 0%, var(--sienna) 45%, var(--uk-navy) 100%);
}
.intl-strip {
  display: grid;
  grid-template-columns: repeat(auto-fit,minmax(150px,1fr));
  gap: 1px;
  background: var(--line-dark);
  border: 1px solid var(--line-dark);
  margin-top: 24px;
}
.intl-cell {
  background: var(--ink);
  padding: 20px;
  text-align: center;
}
.intl-cell b {
  display: block;
  font-family: var(--font-label);
  color: var(--brass);
  font-size: 15px;
}
.intl-cell span {
  font-size: 11.5px;
  color: var(--color-light-text);
}
::selection {
  background: var(--color-accent);
  color: var(--color-ink);
}
.lede.on-dark {
  font-size: var(--size-body);
  color: var(--color-muted);
  line-height: 1.8;
  max-width: 560px;
}
a:focus-visible {
  outline: 2px solid var(--color-accent);
  outline-offset: 4px;
}
button:focus-visible {
  outline: 2px solid var(--color-accent);
  outline-offset: 4px;
}
.skip-link {
  position: fixed;
  left: 25px;
  top: -100px;
  z-index: 100;
  background: var(--color-accent);
  color: var(--color-ink);
  padding: 12px;
}
.skip-link:focus {
  top: 20px;
}
.pin-mark {
  display: inline-block;
  vertical-align: 1px;
  margin-left: 3px;
  flex-shrink: 0;
  width: 7px;
  height: 10px;
}
.section-head::after {
  content: '';
  position: absolute;
  left: 0;
  bottom: -1px;
  width: 65px;
  height: 1px;
  background: var(--color-accent);
  display: none;
}
.wrap {
  padding: 0 32px;
  width: 100%;
  margin: 0;
  max-width: none;
  padding-inline: var(--page-gutter);
}
section {
  padding: var(--section-space) 0;
  scroll-margin-top: 0;
  padding-block: var(--section-space);
}
h1 {
  font-family: var(--font-display);
  font-weight: 400;
  letter-spacing: -.055em;
}
h3 {
  font-family: var(--font-display);
  font-weight: 400;
  letter-spacing: -.055em;
}
h2 {
  font-family: var(--font-display);
  font-weight: 400;
  letter-spacing: -.055em;
  font-size: var(--size-h2);
  line-height: 1.04;
  max-width: 850px;
  text-wrap: balance;
}
h1 em {
  font-family: var(--font-accent);
  font-style: italic;
  font-weight: 400;
  letter-spacing: -.035em;
}
.eyebrow {
  font-weight: 650;
  font-family: var(--font-label);
  font-size: 12px;
  display: inline-flex;
  align-items: center;
  gap: 7px;
  background: var(--tone-b8df832b,#b8df832b);
  border: 1px solid var(--tone-b8df833b,#b8df833b);
  padding: 7px 12px;
  border-radius: 100px;
  color: var(--light-text);
  font: 400 12px var(--font-body);
  letter-spacing: .01em;
  margin-bottom: 17px;
  text-transform: none;
}
.eyebrow.on-dark {
  display: inline-flex;
  align-items: center;
  gap: 7px;
  background: var(--tone-b8df832b,#b8df832b);
  border: 1px solid var(--tone-b8df833b,#b8df833b);
  padding: 7px 12px;
  border-radius: 100px;
  color: var(--light-text);
  font: 400 12px var(--font-body);
  letter-spacing: .01em;
  margin-bottom: 17px;
  text-transform: none;
}
.eyebrow::before {
  content: '✦';
  font-size: 11px;
}
.section-head {
  justify-content: space-between;
  flex-wrap: wrap;
  display: grid;
  position: relative;
  padding-bottom: 27px;
  border-bottom: 1px solid var(--color-border);
  border: 0;
  padding: 0;
  grid-template-columns: 1.1fr 1fr;
  gap: 9vw;
  margin-bottom: 34px;
  align-items: end;
}
.section-head .lede {
  justify-self: end;
  font-size: 17px;
  max-width: 490px;
  color: var(--light-muted);
  line-height: 1.7;
}
.lede {
  color: var(--color-muted);
  max-width: 560px;
  font-size: 17px;
  line-height: 1.8;
}
.pin-mark path {
  fill: var(--light-text);
}
.section-head h2 {
  max-width: 730px;
}
.serif-word {
  font-family: var(--font-accent);
  font-style: italic;
  font-weight: 400;
  letter-spacing: -.035em;
  margin-left: .05em;
}

/* 03 / Buttons and form foundations */
input:focus {
  outline: none;
  border-color: var(--brass);
}
select:focus {
  outline: none;
  border-color: var(--brass);
}
textarea:focus {
  outline: none;
  border-color: var(--brass);
}
select option {
  color: #000;
}
.form-success {
  display: none;
  background: rgba(198,161,91,0.12);
  border: 1px solid var(--brass);
  color: var(--brass);
  padding: 14px 16px;
  font-size: 14px;
  margin-top: 6px;
}
.form-error {
  display: none;
  background: rgba(168,86,46,0.12);
  border: 1px solid var(--sienna);
  color: #e0a482;
  padding: 14px 16px;
  font-size: 13.5px;
  margin-top: 6px;
}
input:focus-visible {
  outline: 2px solid var(--color-accent);
  outline-offset: 4px;
}
select:focus-visible {
  outline: 2px solid var(--color-accent);
  outline-offset: 4px;
}
textarea:focus-visible {
  outline: 2px solid var(--color-accent);
  outline-offset: 4px;
}
form {
  display: grid;
  gap: 17px;
}
.row2 {
  display: grid;
  grid-template-columns: 1fr;
  gap: 17px;
}
input::placeholder {
  color: #96a0ad;
}
textarea::placeholder {
  color: #96a0ad;
}
input {
  width: 100%;
  font-family: var(--font-body);
  font: 400 16px var(--font-body);
  background: #ffffff04;
  border: 1px solid var(--color-border);
  color: var(--color-text);
  border-radius: 0;
  font-size: 16px;
  padding: 15px;
}
select {
  width: 100%;
  font-family: var(--font-body);
  font: 400 16px var(--font-body);
  background: #ffffff04;
  border: 1px solid var(--color-border);
  color: var(--color-text);
  border-radius: 0;
  font-size: 16px;
  padding: 15px;
}
textarea {
  width: 100%;
  font-family: var(--font-body);
  resize: vertical;
  font: 400 16px var(--font-body);
  background: #ffffff04;
  border: 1px solid var(--color-border);
  color: var(--color-text);
  min-height: 105px;
  border-radius: 0;
  font-size: 16px;
  padding: 15px;
}
label {
  font-family: var(--font-label);
  display: block;
  font: 500 13px var(--font-body);
  color: var(--color-muted);
  letter-spacing: 0;
  margin-bottom: 8px;
  font-size: 14px;
}
.form-note {
  margin-top: 4px;
  color: var(--color-muted);
  line-height: 1.7;
  font-size: 14px;
}
.btn {
  font-size: 14px;
  font-family: var(--font-body);
  border: 1px solid transparent;
  cursor: pointer;
  font-weight: 600;
  font: 500 14px var(--font-body);
  border-radius: 100px;
  min-height: 50px;
  padding: 15px 23px;
  gap: 15px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  transition: transform .3s,background .3s,box-shadow .3s;
}
.btn:focus-visible {
  outline: 2px solid var(--brass);
  outline-offset: 2px;
}
.btn-ghost-dark {
  border-color: var(--line-dark);
  border: 1px solid var(--color-border);
  background: #ffffff08;
  color: var(--color-text);
}
.btn-ghost-dark:hover {
  border-color: var(--color-accent);
  background: #ffffff12;
  color: var(--color-text);
}
.btn-arrow {
  display: inline-grid;
  place-items: center;
  width: 28px;
  height: 28px;
  border-radius: 50%;
  background: white;
  color: var(--light-text);
  font: 400 19px var(--font-body);
  flex-shrink: 0;
}
.btn-brass {
  border: 1px solid var(--color-accent);
  background: var(--fresh-green);
  color: var(--light-text);
  border-color: var(--fresh-green);
}
.btn-brass:hover {
  background: var(--tone-cbed9e,#cbed9e);
  color: var(--light-text);
  transform: translateY(-2px);
  box-shadow: 0 8px 25px var(--tone-15201912,#15201912);
}
.btn-line {
  border-color: var(--line);
  border: 1px solid #ffffff65;
  background: #ffffff28;
  backdrop-filter: blur(14px);
  color: white;
}
.btn-line:hover {
  background: #ffffff45;
  color: white;
  border-color: white;
}
body.luma .btn {
  font-family: var(--font-body)!important;
  font-size: var(--button-font-size)!important;
  font-weight: var(--button-font-weight)!important;
  line-height: var(--button-line-height)!important;
  letter-spacing: var(--button-letter-spacing)!important;
}
body.luma .contact-tab {
  font-family: var(--font-body)!important;
  font-size: var(--button-font-size)!important;
  font-weight: var(--button-font-weight)!important;
  line-height: var(--button-line-height)!important;
  letter-spacing: var(--button-letter-spacing)!important;
}
body.luma .filter-chip {
  font-family: var(--font-body)!important;
  font-size: var(--button-font-size)!important;
  font-weight: var(--button-font-weight)!important;
  line-height: var(--button-line-height)!important;
  letter-spacing: var(--button-letter-spacing)!important;
}
body.luma .card-cta {
  font-family: var(--font-body)!important;
  font-size: var(--button-font-size)!important;
  font-weight: var(--button-font-weight)!important;
  line-height: var(--button-line-height)!important;
  letter-spacing: var(--button-letter-spacing)!important;
}
.reveal.in {
  opacity: 1;
  transform: translateY(0);
}

/* Progressive enhancement — shared reveal defaults; component transitions follow */
.reveal {
  transition: opacity .7s ease, transform .7s ease;
  opacity: 1;
  transform: none;
  animation: none;
}
.motion-ready .reveal:not(.in) {
  opacity: 0;
  transform: translateY(24px);
}
.motion-ready .reveal {
  transition: opacity var(--duration) var(--ease),transform var(--duration) var(--ease);
}
.motion-ready .reveal.in {
  opacity: 1;
  transform: none;
}

/* 04 / Header, navigation and site search */
.brand-text {
  display: flex;
  flex-direction: column;
  line-height: 1.2;
}
.util-bar-row a:hover {
  color: var(--brass);
}
.nav-links a:focus-visible {
  color: var(--brass-deep);
}
.nav-cta {
  display: none;
}
.currency-select {
  display: none;
}
.search-toggle:hover,
.header-call:hover {
  border-color: var(--brass-deep);
  color: var(--brass-deep);
}
.search-toggle:focus-visible,
.header-call:focus-visible {
  border-color: var(--brass-deep);
  color: var(--brass-deep);
}
.search-overlay {
  position: fixed;
  inset: 0;
  z-index: 900;
  background: rgba(18,16,13,0.72);
  display: flex;
  align-items: flex-start;
  justify-content: center;
  padding: 12vh 20px 20px;
  opacity: 0;
  pointer-events: none;
  transition: opacity .18s ease;
}
.search-overlay.open {
  opacity: 1;
  pointer-events: auto;
}
.search-overlay.open .search-panel {
  transform: translateY(0);
}
.search-panel-head {
  display: flex;
  align-items: center;
  gap: 12px;
  padding: 16px 18px;
  border-bottom: 1px solid var(--line);
  color: var(--brass-deep);
}
.search-panel-head input {
  flex: 1;
  border: none;
  background: none;
  font-size: 16px;
  font-family: var(--font-body);
  color: var(--charcoal);
  outline: none;
}
.search-panel-head input::placeholder {
  color: var(--color-muted);
}
.search-close {
  background: none;
  border: none;
  font-size: 22px;
  line-height: 1;
  color: var(--color-muted);
  cursor: pointer;
  padding: 0 2px;
}
.search-close:hover {
  color: var(--charcoal);
}
.search-results {
  max-height: 52vh;
  overflow-y: auto;
}
.search-result:last-child {
  border-bottom: none;
}
.search-result:hover {
  background: var(--sand-2);
}
.search-result:focus-visible {
  background: var(--sand-2);
}
.search-result-cat {
  font-family: var(--font-label);
  font-size: 10.5px;
  letter-spacing: .05em;
  text-transform: uppercase;
  color: var(--brass-deep);
  font-weight: 600;
  flex-shrink: 0;
}
.search-empty {
  padding: 24px 18px;
  color: var(--color-muted);
  font-size: 14px;
}
.lang-select {
  background: transparent;
  color: #cfc8b6;
  border: 1px solid var(--line-dark);
  border-radius: 2px;
  font-family: var(--font-label);
  font-size: 12px;
  padding: 7px 4px;
  cursor: pointer;
  width: 56px;
  flex-shrink: 0;
}
.util-bar-row a {
  color: var(--color-muted);
}
.uk-uae-pill {
  border-radius: 20px;
  flex-shrink: 0;
  border: 0;
  padding: 0;
  font-size: 11px;
  color: var(--color-accent);
}
.nav-links a:hover::after {
  width: 100%;
}
.nav-links a.active::after {
  width: 100%;
}
.util-bar-row {
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 20px;
  font-family: var(--font-label);
  font-size: 11px;
  letter-spacing: .03em;
  overflow: hidden;
  white-space: nowrap;
  font: 400 11px var(--font-body);
  max-width: none;
  padding-inline: var(--page-gutter);
  height: 29px;
  color: var(--color-muted);
}
header.site {
  border-bottom: 1px solid var(--light-line);
  z-index: 50;
  position: fixed;
  top: 40px;
  left: 48px;
  right: 48px;
  background: transparent;
  border: 0;
  border-radius: 100px;
  overflow: visible;
  backdrop-filter: none;
  transition: background .4s,top .4s,box-shadow .4s;
}
.util-bar {
  border-bottom: 1px solid var(--color-border);
  background: var(--color-bg);
  border: 0;
  display: none;
}
nav {
  max-width: none;
  display: flex;
  align-items: center;
  justify-content: space-between;
  margin: 0 auto;
  padding: 0;
  gap: 18px;
}
.brand {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 19px;
  display: flex;
  align-items: center;
  letter-spacing: 0.01em;
  flex-shrink: 0;
  color: var(--light-text);
  gap: 9px;
}
.brand-name {
  font-family: var(--font-display);
  font-size: 22px;
  font-weight: 650;
  display: flex;
  align-items: center;
  font: 500 22px var(--font-display);
  letter-spacing: -.065em;
}
.brand-tag {
  margin-top: 5px;
  font-family: var(--font-label);
  text-transform: uppercase;
  opacity: 0.85;
  font-size: 9px;
  font: 400 8px var(--font-body);
  letter-spacing: .05em;
  color: var(--light-text);
}
.brand .logo-mark {
  flex-shrink: 0;
  width: 30px;
  height: 34px;
}
.brand .logo-mark .ring {
  stroke: var(--light-text);
}
.brand .logo-mark .bars {
  fill: var(--light-text);
}
.nav-links {
  margin-left: auto;
  display: flex;
  align-items: center;
  flex-shrink: 1;
  min-width: 0;
  padding: 5px;
  background: #ffffff74;
  backdrop-filter: blur(18px);
  border: 1px solid #ffffff60;
  border-radius: 100px;
  gap: 0;
  margin: auto;
}
.nav-links a {
  font-weight: 500;
  white-space: nowrap;
  position: relative;
  font-size: 14px;
  font: 400 13px var(--font-body);
  padding: 10px 13px;
  border-radius: 100px;
  color: var(--light-text);
  transition: color .25s,background .25s;
}
.nav-links a::after {
  content: '';
  position: absolute;
  left: 0;
  bottom: 0;
  width: 0;
  height: 1px;
  transition: width .3s;
  background: var(--light-accent);
  display: none;
}
.nav-links a:hover {
  background: #ffffff80;
  color: var(--light-text);
}
.nav-links a.active {
  background: var(--light-text);
  color: white;
}
header.site .lang-select {
  border-color: var(--line);
  color: var(--light-text);
  width: 43px;
  background: #ffffff50;
  backdrop-filter: blur(15px);
  border: 0;
  border-radius: 100px;
  font-size: 12px;
  padding: 8px 4px;
}
.search-toggle,
.header-call {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  flex-shrink: 0;
  cursor: pointer;
  transition: border-color .18s,color .18s;
  border: 0;
  color: var(--light-text);
  background: #ffffff74;
  border-radius: 50%;
  width: 36px;
  height: 36px;
  padding: 8px;
}
.burger {
  display: none;
  border: none;
  cursor: pointer;
  color: var(--light-text);
  background: #ffffff74;
  width: 36px;
  height: 36px;
  border-radius: 50%;
  padding: 0;
  font-size: 22px;
}
nav .btn.nav-cta {
  white-space: nowrap;
  border-color: var(--light-text);
  font-size: 13px;
  min-height: 44px;
  padding: 7px 9px 7px 18px;
  background: var(--fresh-green);
  border: 0;
  color: var(--light-text);
  border-radius: 100px;
}
header.site.scrolled .nav-links {
  background: transparent;
  border-color: transparent;
}
.search-panel-title {
  grid-column: 1/-1;
  font: 400 12px var(--font-body);
  color: var(--light-text);
  margin: 0 0 17px;
  display: flex;
  align-items: center;
  gap: 7px;
}
.search-panel-title::before {
  content: '✦';
  color: var(--tone-5d8c31,#5d8c31);
}
.search-panel {
  width: 100%;
  max-width: 600px;
  box-shadow: 0 24px 60px rgba(0,0,0,0.4);
  overflow: hidden;
  transform: translateY(-12px);
  transition: transform .18s ease;
  background: white;
  color: var(--light-text);
  border-radius: 24px;
}
.search-panel input {
  color: var(--light-text);
}
.search-result {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 12px;
  padding: 13px 18px;
  border-bottom: 1px solid var(--line);
  font-size: 14.5px;
  font-weight: 600;
  transition: background .12s;
  color: var(--light-text);
}
header.site .brand {
  color: #fff;
  transition: color .3s ease;
}
header.site .brand-name {
  color: inherit;
}
header.site .brand-tag {
  color: inherit;
}
header.site .brand .logo-mark .ring {
  stroke: currentColor;
}
header.site .brand .logo-mark .bars {
  fill: currentColor;
}
header.site .brand .pin-mark path {
  fill: currentColor;
}
header.site.scrolled .brand {
  color: #000;
}
header.site.scrolled {
  top: 14px;
  left: var(--page-gutter);
  right: var(--page-gutter);
  padding: 10px 17px;
  background: var(--crystal-fill);
  -webkit-backdrop-filter: var(--crystal-filter);
  backdrop-filter: var(--crystal-filter);
  border: var(--crystal-border);
  box-shadow: var(--crystal-shadow);
}

/* 05 / Hero and featured property */
.hr-hero .lede { color: #fff; font-size: var(--size-body); line-height: 1.75; max-width: 680px; margin: 24px 0; }
.search-field:last-of-type {
  border-right: none;
}
.hero {
  position: relative;
  min-height: 100vh;
  background: linear-gradient(180deg,#0d0c0a 0%, #1b160f 32%, #2c1f16 58%, #3a2418 78%, var(--sienna) 100%);
  overflow: hidden;
  color: var(--ivory);
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
}
.hero-coord {
  font-family: var(--font-label);
  font-size: 12px;
  letter-spacing: .12em;
  color: var(--brass);
  opacity: .9;
  margin-bottom: 22px;
  display: flex;
  align-items: center;
  gap: 10px;
}
.hero-coord::before {
  content: '';
  width: 26px;
  height: 1px;
  background: var(--brass);
  display: inline-block;
}
.hero h1 {
  font-size: clamp(42px,7vw,84px);
  line-height: 0.98;
  font-weight: 500;
  max-width: 850px;
}
.hero h1 em {
  font-style: italic;
  color: var(--brass);
  font-weight: 400;
}
.hero p.lede {
  color: #e3dcc9;
  margin-top: 22px;
  font-size: 18px;
  max-width: 480px;
}
.hero-coord-light .loc-pin {
  width: 12px;
  height: 16px;
  display: none;
}
.hr-hero .lede {
  font-size: 17px;
  line-height: 1.8;
  color: var(--light-muted);
  text-shadow: none;
  max-width: 610px;
  margin-top: 28px;
}
.hr-hero {
  position: relative;
  margin: 18px 18px 0;
  padding: 0;
  min-height: 845px;
  border: 5px solid white;
  border-radius: var(--radius-panel);
  isolation: isolate;
  overflow: hidden;
  background: #88acc1;
  color: white;
}
.hr-hero>.wrap {
  grid-template-columns: 1fr;
  position: relative;
  min-height: 835px;
  display: block;
  padding: 0 35px;
  z-index: 2;
  pointer-events: none;
}
.hero-copy {
  padding-bottom: 38px;
  z-index: 2;
  position: absolute;
  left: 35px;
  right: 340px;
  bottom: 205px;
  max-width: 850px;
  width: auto;
  pointer-events: none;
  padding: 0;
  text-align: left;
}
.hero-coord-light {
  font-family: var(--font-label);
  text-transform: uppercase;
  font: 500 11px var(--font-body);
  margin-bottom: 28px;
  display: inline-flex;
  align-items: center;
  color: white;
  font-size: 10px;
  letter-spacing: .1em;
  background: var(--tone-15201925,#15201925);
  border: 1px solid #ffffff35;
  backdrop-filter: blur(18px);
  border-radius: 100px;
  padding: 8px 13px;
  margin: 0 0 19px;
}
.hero-coord-light::before {
  content: '';
  width: 35px;
  height: 1px;
  margin-right: 13px;
  background: var(--light-accent);
  display: none;
}
.hero-coord-light svg {
  width: 8px;
  height: 10px;
}
.hr-hero h1 {
  font-size: var(--size-h1);
  line-height: 1.06;
  font-weight: 600;
  font: 400 var(--size-h1)/.98 var(--font-display);
  letter-spacing: -.06em;
  max-width: 850px;
  color: white;
  text-wrap: balance;
}
.hr-hero h1 em {
  font-weight: 400;
  font-family: var(--font-accent);
  font-style: italic;
  color: white;
  font-size: 1.1em;
  line-height: .8;
  letter-spacing: -.04em;
}
.hero-actions {
  display: flex;
  flex-wrap: wrap;
  justify-content: flex-start;
  gap: 10px;
  margin-top: 23px;
  pointer-events: auto;
}
.hero-actions .btn {
  font-size: 13px;
  min-height: 47px;
}
.hero-actions .btn-brass {
  background: var(--fresh-green);
  color: var(--light-text);
  border-color: var(--fresh-green);
}
.hero-actions .btn-line {
  color: white;
  border-color: #ffffff65;
  background: #ffffff20;
  backdrop-filter: blur(15px);
}
.luma-hero-image {
  position: absolute;
  inset: 0;
  z-index: 0;
  overflow: hidden;
  border-radius: 25px;
}
.luma-hero-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: 50% 43%;
  filter: saturate(.86);
  animation: luma-zoom 1.8s var(--ease) both;
}
.luma-hero-image::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(90deg,rgba(12,25,23,.38) 0%,rgba(12,25,23,.19) 65%,rgba(12,25,23,.12) 100%),linear-gradient(0deg,rgba(12,25,23,.42) 0%,transparent 75%);
  pointer-events: none;
}
.spotlight-eyebrow::before {
  content: '';
  width: 7px;
  height: 7px;
  border-radius: 50%;
  background: var(--tone-82bc46,#82bc46);
}
.spotlight-bottom a {
  width: 33px;
  height: 33px;
  display: grid;
  place-items: center;
  border-radius: 50%;
  background: var(--light-text);
  color: white;
  font-size: 20px;
}
.search-bar {
  margin-top: 40px;
  flex-wrap: wrap;
  align-items: center;
  position: absolute;
  left: 30px;
  right: 30px;
  bottom: 25px;
  z-index: 5;
  display: grid;
  grid-template-columns: 1fr 1fr 1fr auto;
  gap: 0 15px;
  padding: 23px 24px 22px;
  background: #ffffffd4;
  backdrop-filter: blur(28px);
  border: 1px solid #ffffffa6;
  border-radius: 26px;
  box-shadow: 0 15px 40px var(--tone-15201912,#15201912);
  margin: 0;
  max-width: none;
  pointer-events: auto;
}
.search-field {
  flex: 1 1 180px;
  border-color: var(--light-line);
  padding: 0 20px 0 0;
  border-right: 1px solid var(--tone-15201924,#15201924);
  min-width: 0;
}
.search-field:first-child {
  padding: 0 20px 0 0;
  border-right: 1px solid var(--tone-15201924,#15201924);
  min-width: 0;
}
.search-field label {
  font-size: 12px;
  display: block;
  font-family: var(--font-label);
  font: 400 12px var(--font-body);
  color: var(--tone-667660,#667660);
  letter-spacing: 0;
  margin-bottom: 7px;
  text-transform: none;
}
.search-field select {
  font-family: var(--font-body);
  font-weight: 600;
  cursor: pointer;
  font-size: 16px;
  font: 400 16px var(--font-body);
  color: var(--light-text);
  border: 0;
  background: transparent;
  padding: 6px 18px 6px 0;
  min-height: 32px;
  width: 100%;
}
.search-bar .btn .btn-arrow {
  background: var(--fresh-green);
  color: var(--light-text);
}
.search-bar .btn {
  flex-shrink: 0;
  margin-left: 22px;
  padding-inline: 30px;
  font-size: 14px;
  background: var(--light-text);
  border-color: var(--light-text);
  color: white;
  min-height: 51px;
  margin: 0;
  padding: 12px 18px 12px 22px;
  border-radius: 100px;
}
.spotlight-card::before {
  content: '';
  position: absolute;
  left: -40px;
  top: 82px;
  width: 40px;
  height: 1px;
  background: #ffffffe0;
  transform: rotate(-25deg);
  transform-origin: right center;
  display: none;
}
.spotlight-card::after {
  content: '';
  position: absolute;
  left: -42px;
  top: 95px;
  width: 8px;
  height: 8px;
  border-radius: 50%;
  background: white;
  box-shadow: 0 0 0 5px #ffffff30;
  display: none;
}
.spotlight-card {
  position: absolute;
  right: 42px;
  border: 1px solid #ffffffa6;
  backdrop-filter: blur(24px);
  border-radius: 22px;
  z-index: 3;
  box-shadow: 0 20px 40px var(--tone-15201910,#15201910);
  color: var(--light-text);
  width: 320px;
  top: 145px;
  padding: 17px;
  background: #ffffffe6;
}
.spotlight-image {
  display: block;
  overflow: hidden;
  border-radius: 15px;
  margin-bottom: 17px;
  aspect-ratio: 16/9;
}
.spotlight-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
  display: block;
  transition: transform .5s;
}
.spotlight-image:hover img {
  transform: scale(1.04);
}
.spotlight-card h3 {
  font: 400 25px/1.1 var(--font-display);
  letter-spacing: -.04em;
  font-size: 28px;
  margin: 12px 0 10px;
}
.spotlight-card .spotlight-location {display:flex;align-items:center;gap:4px}
.spotlight-card .card-dev {margin-top:8px}
.spotlight-card .spotlight-meta {margin-top:8px}
.spotlight-card p {
  margin:0;
  font: 400 12px/1.6 var(--font-body);
  color: var(--tone-53634f,#53634f);
  font-size: 14px;
}
.spotlight-eyebrow {
  font: 400 11px var(--font-body);
  display: flex;
  align-items: center;
  gap: 7px;
  color: var(--tone-466d25,#466d25);
  font-size: 12px;
}
.spotlight-price {
  font: 500 21px var(--font-body);
  letter-spacing: -.04em;
  font-size: 24px;
}
.spotlight-bottom {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 10px;
  border-top: 1px solid var(--tone-15201920,#15201920);
  margin-top: 16px;
  padding-top: 14px;
}

/* 06 / Trust and featured summary */
.trust-item:first-child {
  border-left: none;
  padding-left: 0;
}
.trust {
  border-bottom: 1px solid var(--color-border);
  color: var(--charcoal);
  border-top: 1px solid var(--line);
  background: white;
  padding: 42px 0 0;
  border: 0;
}
.trust .wrap {
  justify-content: center;
  max-width: none;
  display: grid;
  grid-template-columns: 1.6fr .7fr .7fr;
  align-items: center;
  gap: 45px;
}
.trust .lede {
  font: 400 17px/1.75 var(--font-body);
  color: var(--light-muted);
  max-width: 650px;
  margin: 0;
}
.trust-item {
  border-color: var(--color-border);
  display: flex;
  align-items: center;
  gap: 14px;
  border-left: 1px solid var(--light-line);
  padding-left: 27px;
}
.trust-num {
  font-family: var(--font-label);
  font-size: clamp(24px,3vw,32px);
  font: 400 39px var(--font-display);
  color: var(--light-text)!important;
  letter-spacing: -.065em;
  white-space: nowrap;
}
.trust-label {
  font-size: 14px;
  letter-spacing: .03em;
  margin-top: 4px;
  line-height: 1.6;
  font: 400 13px/1.6 var(--font-body);
  color: var(--light-muted);
  max-width: 150px;
  margin: 0;
}

/* 07 / Featured listings and property carousel */
.filter-divider {
  width: 1px;
  height: 22px;
  background: var(--line);
  margin: 0 4px;
}
.card:hover .card-cta {
  color: var(--sienna);
}
.card-art svg {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
}
.filter-bar {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 8px;
  margin-bottom: 26px;
}
.card {
  overflow: hidden;
  display: flex;
  flex-direction: column;
  background: var(--color-panel);
  border: 1px solid var(--color-border);
  border-radius: var(--card-radius);
  box-shadow: none;
  transition: transform .4s var(--ease),border-color .4s;
}
.card:hover {
  transform: translateY(-6px);
  border-color: var(--color-accent);
  box-shadow: none;
}
.card:hover img {
  transform: scale(1.05);
}
#listings>.wrap {
  padding: 0;
}
#listings .section-head {
  margin-inline: var(--page-gutter);
}
#listings .filter-bar {
  margin-inline: var(--page-gutter);
}
.listing-controls {
  display: flex;
  align-items: center;
  gap: 10px;
  margin: 0 var(--page-gutter) 28px;
  justify-content: flex-end;
}
.listing-controls button:disabled {
  opacity: .3;
  cursor: default;
}
.listing-toolbar .filter-bar {
  margin: 0!important;
  flex: 1;
}
.listing-toolbar .listing-controls {
  margin: 0;
  flex-shrink: 0;
}
.listings-grid.is-dragging {
  cursor: grabbing;
  scroll-snap-type: none;
  user-select: none;
}
.card-dev strong {
  font-weight: 600;
  color: var(--light-text);
}
#listings {
  --color-bg: var(--light-bg);
  --color-panel: var(--light-panel);
  --color-panel-raised: #e9f1f5;
  --color-text: var(--light-text);
  --color-muted: var(--light-muted);
  --color-accent: var(--light-accent);
  --color-border: var(--light-line);
  --ink: var(--light-text);
  --charcoal: var(--light-text);
  --sand: var(--light-bg);
  --sand-2: var(--light-panel);
  --ivory: var(--light-text);
  --brass: var(--light-accent);
  --brass-deep: var(--light-accent);
  --marina: var(--light-accent);
  --line: var(--light-line);
  --line-dark: var(--light-line);
  color: var(--light-text);
  background: white!important;
  padding-top: 65px;
}
.filter-chip {
  font-family: var(--font-label);
  letter-spacing: .03em;
  cursor: pointer;
  transition: all .18s ease;
  font-size: 14px;
  border-radius: 100px;
  background: white;
  border: 1px solid var(--light-line);
  font: 400 13px var(--font-body);
  padding: 10px 16px;
  color: var(--light-muted);
}
.filter-chip.active {
  background: var(--light-text);
  color: white;
  border-color: var(--light-text);
}
.filter-chip:hover {
  border-color: var(--tone-6c9346,#6c9346);
}
.listing-toolbar {
  display: flex;
  justify-content: space-between;
  padding-inline: var(--page-gutter);
  align-items: center;
  gap: 20px;
  margin-bottom: 26px;
}
.listing-controls button {
  cursor: pointer;
  transition: background .25s,color .25s;
  width: 43px;
  height: 43px;
  border: 1px solid var(--light-line);
  background: white;
  color: var(--light-text);
  border-radius: 50%;
  font-size: 21px;
}
.listing-controls button:hover:not(:disabled) {
  background: var(--fresh-green);
  border-color: var(--fresh-green);
  color: var(--light-text);
}
.listing-position {
  margin-right: 12px;
  color: var(--light-muted);
  font-variant-numeric: tabular-nums;
  font: 400 12px var(--font-body);
}
.listings-grid {
  grid-template-columns: repeat(3,minmax(0,1fr));
  display: flex!important;
  overflow-x: auto;
  overflow-y: hidden;
  width: 100%;
  padding: 0 var(--page-gutter) 30px;
  scroll-padding-inline: var(--page-gutter);
  scroll-snap-type: x mandatory;
  scrollbar-width: thin;
  overscroll-behavior-inline: contain;
  cursor: grab;
  align-items: stretch;
  touch-action: pan-x pan-y;
  overflow-anchor: none;
  padding-top: 6px;
  gap: var(--carousel-gap);
  scrollbar-color: var(--tone-9aba78,#9aba78) var(--tone-eef3e9,#eef3e9);
}
.listings-grid>.card,
.property-grid>.card {
  flex: 0 0 var(--carousel-card-width);
  scroll-snap-align: start;
  min-width: 0;
  background: white;
  border: 1px solid var(--tone-e4e9df,#e4e9df);
  border-radius: var(--card-radius);
  padding: 10px;
  overflow: hidden;
  box-shadow: none;
  transition: box-shadow .4s,border-color .4s;
}
.listings-grid>.card:hover,
.property-grid>.card:hover {
  box-shadow: 0 12px 35px var(--tone-15201910,#15201910);
  border-color: var(--tone-c9d7bf,#c9d7bf);
  transform: none;
}
.card-art {
  position: relative;
  height: 270px;
  border-radius: 17px;
  overflow: hidden;
}
.card-art img {
  user-select: none;
  -webkit-user-drag: none;
  filter: saturate(.95);
  transition: transform .7s var(--ease);
}
.card-tag {
  position: absolute;
  z-index: 2;
  font-family: var(--font-label);
  font-size: 11px;
  top: 13px;
  left: 13px;
  padding: 7px 10px;
  border-radius: 100px;
  background: #ffffffad;
  backdrop-filter: blur(12px);
  color: var(--light-text);
  font: 400 10px var(--font-body);
  letter-spacing: 0;
}
.card-status {
  position: absolute;
  z-index: 2;
  font-family: var(--font-label);
  text-transform: uppercase;
  font-size: 11px;
  top: 13px;
  right: 13px;
  border-radius: 100px;
  background: var(--tone-d6efb7,#d6efb7)!important;
  color: var(--light-text)!important;
  font: 400 10px var(--font-body);
  letter-spacing: 0;
  padding: 7px 10px;
}
.card-body {
  flex: 1;
  display: flex;
  flex-direction: column;
  padding: 22px 14px 15px;
}
.card-price {
  font-size: 24px;
  font-family: var(--font-display);
  font-weight: 600;
  color: var(--light-text);
  font: 500 29px var(--font-display);
  letter-spacing: -.055em;
  line-height: 1.25;
}
.card-loc {
  font-size: 16px;
  line-height: 1.6;
  margin-top: 10px;
  color: var(--light-text);
}
.card-dev {
  font-family: var(--font-label);
  margin-top: 10px;
  letter-spacing: .02em;
  font: 400 13px var(--font-body);
  font-size: 13px;
  color: var(--light-muted);
}
.card-meta {
  display: flex;
  border-top: 1px solid var(--line);
  font-family: var(--font-label);
  flex-wrap: wrap;
  font-size: 14px;
  font: 400 13px var(--font-body);
  gap: 14px;
  margin-top: 17px;
  padding-top: 15px;
  color: var(--light-muted);
  border-color: var(--light-line);
}
.card-cta {
  font-size: 14px;
  font-weight: 700;
  display: flex;
  align-items: center;
  gap: 6px;
  font: 400 13px var(--font-body);
  color: var(--light-text);
  margin-top: 18px;
}
.card-cta::after {
  content: '↗';
  display: grid;
  place-items: center;
  width: 29px;
  height: 29px;
  background: var(--soft-green);
  border-radius: 50%;
  font-size: 17px;
  margin-left: auto;
}
#comingSoonCard {
  padding: 32px!important;
  background: var(--soft-green)!important;
  border: 1px solid var(--tone-d1e2c0,#d1e2c0)!important;
  border-radius: var(--card-radius);
}
#comingSoonCard p {
  max-width: none!important;
  font-size: 16px!important;
  color: var(--light-muted)!important;
}
#comingSoonCard .eyebrow {
  margin-bottom: 15px;
}
.card-price small {
  font-family: var(--font-label);
  font-weight: 400;
  font: 400 12px/1.5 var(--font-body);
  letter-spacing: 0;
  color: var(--light-muted);
  display: block;
  font-size: 13px;
  margin-top: 5px;
}

/* 08 / Why us and shared service cards */
.service.on-dark {
  background: var(--ink-2);
  border-color: var(--line-dark);
}
.service.on-dark h3 {
  color: var(--ivory);
}
.service.on-dark p {
  color: #b8b09a;
}
#why-us {
  background: white;
  color: var(--light-text);
  padding-top: 12px;
}
#why-us>.wrap {
  background: var(--soft-green);
  margin-inline: 18px;
  width: calc(100% - 36px);
  padding: 65px calc(var(--page-gutter) - 18px);
  border-radius: var(--radius-panel);
}
#why-us .section-head .lede {
  color: var(--light-muted);
}
#why-us #process {
  scroll-margin-top: 100px;
}
.services-grid {
  display: grid;
  margin-top: 8px;
  margin: 0;
  grid-template-columns: repeat(3,minmax(0,1fr));
  gap: 28px;
  background: transparent;
  border: 0;
}
.service {
  border-color: var(--color-border);
  background: transparent;
  padding: 25px 15px 20px 0;
  border: 0;
  border-top: 1px solid var(--tone-15201924,#15201924);
}
.service h3 {
  font-family: var(--font-display);
  font-weight: 650;
  font-size: 21px;
  font: 400 23px/1.3 var(--font-display);
  letter-spacing: -.04em;
  color: var(--light-text);
  margin-bottom: 12px;
}
.service p {
  font-size: 16px;
  line-height: 1.8;
  font: 400 16px/1.8 var(--font-body);
  color: var(--light-muted);
}
.service svg {
  width: 31px;
  height: 31px;
  margin-bottom: 22px;
  color: var(--light-text)!important;
}
.service:nth-child(even) svg {
  transform: none;
}

/* 09 / Areas */
.areas {
  background: transparent;
  color: var(--charcoal);
}
.area-cell:not(.accent-marina):not(.accent-sienna):not(.accent-brass):not(.accent-dusk) {
  border-top: 3px solid var(--brass);
}
.area-cell:hover::before {
  transform: scale(1.06);
}
#areas {
  --color-bg: var(--light-bg);
  --color-panel: var(--light-panel);
  --color-panel-raised: #e9f1f5;
  --color-text: var(--light-text);
  --color-muted: var(--light-muted);
  --color-accent: var(--light-accent);
  --color-border: var(--light-line);
  --ink: var(--light-text);
  --charcoal: var(--light-text);
  --sand: var(--light-bg);
  --sand-2: var(--light-panel);
  --ivory: var(--light-text);
  --brass: var(--light-accent);
  --brass-deep: var(--light-accent);
  --marina: var(--light-accent);
  --line: var(--light-line);
  --line-dark: var(--light-line);
  background: white!important;
  color: var(--light-text);
}
.areas-grid {
  display: grid;
  background: transparent;
  margin-top: 20px;
  border-top: 1px solid var(--light-line);
  grid-template-columns: repeat(4,minmax(0,1fr));
  gap: 17px;
  border: 0;
}
.area-cell {
  border-right: 1px solid var(--light-line)!important;
  position: relative;
  isolation: isolate;
  display: flex;
  flex-direction: column;
  border: 0!important;
  background: var(--light-bg)!important;
  padding: 28px!important;
  min-height: 340px;
  border-radius: 24px;
  transition: background .35s,transform .35s;
  overflow: hidden;
}
.area-cell:first-child {
  padding-left: 0;
  border: 0!important;
  background: var(--light-bg)!important;
  padding: 28px!important;
  min-height: 340px;
  border-radius: 24px;
  transition: background .35s,transform .35s;
  overflow: hidden;
}
.area-cell:last-child {
  border-right: 0!important;
  border: 0!important;
  background: var(--light-bg)!important;
  padding: 28px!important;
  min-height: 340px;
  border-radius: 24px;
  transition: background .35s,transform .35s;
  overflow: hidden;
}
.area-cell:hover {
  background: var(--soft-green)!important;
  transform: translateY(-4px);
}
.area-cell::before {
  content: '';
  position: absolute;
  inset: 0;
  z-index: -2;
  background: var(--area-image);
  background-size: cover;
  background-position: center;
  filter: saturate(.5);
  transition: transform .8s var(--ease);
  display: none;
}
.area-cell::after {
  content: '';
  position: absolute;
  inset: 0;
  z-index: -1;
  background: linear-gradient(0deg,#101923f5 4%,#101923a6 75%);
  display: none;
}
.area-code {
  font-family: var(--font-label);
  font-size: 11px;
  font: 400 11px var(--font-body);
  color: var(--tone-708762,#708762);
  letter-spacing: .06em;
  margin-bottom: 45px;
}
.area-name {
  font-size: 24px;
  margin-top: auto;
  font-family: var(--font-display);
  font-weight: 600;
  font: 400 29px/1.1 var(--font-display);
  letter-spacing: -.045em;
  color: var(--light-text);
}
.area-desc {
  margin-top: 10px;
  font-size: 16px;
  line-height: 1.75;
  font: 400 15px/1.75 var(--font-body);
  color: var(--light-muted);
}
.area-stat {
  font-family: var(--font-label);
  font-size: 14px;
  font: 400 13px var(--font-body);
  color: var(--tone-4c6c31,#4c6c31);
  background: white;
  align-self: flex-start;
  padding: 6px 11px;
  border-radius: 100px;
  margin-top: 18px;
}
.area-cell .card-cta {
  color: var(--light-text)!important;
  font-size: 12px;
}

/* 10 / Developer partners */
.dev-card-image svg {
  width: 100%;
  height: 100%;
  display: block;
}
.dev-card:hover img {
  transform: scale(1.04);
}
.dev-card-body>img {
  display: none!important;
}
.dev-mono {
  width: 46px;
  height: 46px;
  border-radius: 50%;
  background: var(--ink);
  color: var(--brass);
  align-items: center;
  justify-content: center;
  font-family: var(--font-display);
  font-size: 19px;
  font-weight: 500;
  display: none!important;
}
#developers {
  background: var(--light-bg);
  color: var(--light-text);
}
.dev-logo-row {
  padding-bottom: 25px;
  display: flex;
  align-items: center;
  flex-wrap: wrap;
  border-bottom: 1px solid var(--line);
  border-color: var(--light-line);
  gap: 35px;
  margin-bottom: 30px;
  padding: 0 0 28px;
}
.dev-logo-row .dev-logo-label {
  font-family: var(--font-label);
  letter-spacing: .08em;
  text-transform: uppercase;
  flex-shrink: 0;
  font-size: 11px;
  color: var(--light-muted);
}
.dev-logo-img {
  width: auto;
  object-fit: contain;
  filter: none;
  opacity: .7;
  height: 23px;
}
.dev-wordmark {
  font-family: var(--font-display);
  opacity: 0.85;
  font-size: 21px;
  font: 400 23px var(--font-display);
  letter-spacing: -.045em;
  color: var(--light-text);
}
.dev-grid {
  display: grid;
  margin-top: 8px;
  grid-template-columns: repeat(3,minmax(0,1fr));
  gap: 22px;
}
.dev-card {
  display: flex;
  flex-direction: column;
  background: white;
  border: 1px solid var(--tone-e4e9df,#e4e9df);
  border-radius: 24px;
  overflow: hidden;
  gap: 0;
  transition: box-shadow .35s,transform .35s;
}
.dev-card:hover {
  border-color: var(--tone-d3dfc9,#d3dfc9);
  box-shadow: 0 10px 30px var(--tone-1520190b,#1520190b);
  transform: translateY(-4px);
}
.dev-card-image {
  position: relative;
  height: 220px;
  margin: 10px 10px 0;
  border-radius: 16px;
  overflow: hidden;
}
.dev-card-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
  transition: transform .8s var(--ease);
  filter: saturate(.95);
}
.dev-card-body {
  display: flex;
  flex-direction: column;
  flex: 1;
  padding: 25px;
  gap: 13px;
}
.dev-name {
  font-size: 20px;
  font-family: var(--font-display);
  font-weight: 600;
  font: 400 29px var(--font-display);
  letter-spacing: -.045em;
  color: var(--light-text);
}
.dev-focus {
  font-size: 11px;
  font-family: var(--font-label);
  text-transform: uppercase;
  font: 400 10px/1.6 var(--font-body);
  letter-spacing: .05em;
  color: var(--tone-5c7d3f,#5c7d3f);
}
.dev-desc {
  line-height: 1.8;
  flex: 1;
  font-size: 16px;
  font: 400 16px/1.8 var(--font-body);
  color: var(--light-muted);
}
.dev-count {
  font-family: var(--font-label);
  border-top: 1px solid var(--line);
  padding-top: 12px;
  margin-top: auto;
  font-size: 13px;
  font: 400 12px var(--font-body);
  color: var(--light-muted);
  border-color: var(--light-line);
}
.dev-card .card-cta {
  color: var(--light-text)!important;
}
.dev-note {
  font-size: 14px;
  margin-top: 26px;
  font-family: var(--font-label);
  border-color: var(--color-accent);
  font: 400 14px/1.8 var(--font-body);
  color: var(--light-muted);
  border-left: 0;
  padding-left: 0;
}

/* 11 / Project photo gallery */
.photo-gallery img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
  transition: transform .4s ease;
}
.photo-gallery a:hover img {
  transform: scale(1.05);
}
.gallery-heading {
  display: flex;
  justify-content: space-between;
  gap: 20px;
  align-items: end;
}
.gallery-controls {
  display: flex;
  gap: 8px;
  flex-shrink: 0;
}
.gallery-controls button:hover {
  border-color: var(--color-accent);
}
.photo-gallery .cap {
  position: absolute;
  left: 0;
  right: 0;
  bottom: 0;
  background: linear-gradient(180deg,transparent,rgba(0,0,0,0.75));
  color: #fff;
  padding: 45px 19px 20px;
}
.photo-gallery {
  grid-template-columns: repeat(auto-fit,minmax(180px,1fr));
  display: flex;
  overflow: auto;
  scroll-snap-type: x mandatory;
  scrollbar-width: thin;
  padding-bottom: 18px;
  margin-top: 24px;
  gap: 18px;
  scrollbar-color: var(--tone-9aba78,#9aba78) var(--tone-e7eddf,#e7eddf);
}
.photo-gallery .cap b {
  display: block;
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 23px;
  line-height: 1.25;
  font: 400 25px var(--font-display);
  letter-spacing: -.04em;
}
.photo-gallery .cap span {
  font-family: var(--font-label);
  font-size: 10.5px;
  letter-spacing: .04em;
  font: 400 11px var(--font-body);
  color: var(--tone-d5edbd,#d5edbd);
}
.gallery-heading h2 {
  font-size: 32px!important;
  line-height: 1.2;
  margin-bottom: 12px!important;
  font: 400 35px var(--font-display)!important;
  letter-spacing: -.04em;
}
.gallery-heading .lede {
  color: var(--light-muted);
}
.gallery-controls button {
  border: 1px solid var(--color-border);
  width: 42px;
  height: 42px;
  font-size: 22px;
  cursor: pointer;
  border-radius: 50%;
  background: white;
  border-color: var(--light-line);
  color: var(--light-text);
}
.photo-gallery a {
  flex: 0 0 270px;
  scroll-snap-align: start;
  position: relative;
  display: block;
  overflow: hidden;
  background: var(--charcoal);
  flex-basis: clamp(270px,25vw,410px);
  border-radius: 22px;
  aspect-ratio: 6 / 4.2;
}

/* 12 / Services */
#services {
  --color-bg: var(--light-bg);
  --color-panel: var(--light-panel);
  --color-panel-raised: #e9f1f5;
  --color-text: var(--light-text);
  --color-muted: var(--light-muted);
  --color-accent: var(--light-accent);
  --color-border: var(--light-line);
  --ink: var(--light-text);
  --charcoal: var(--light-text);
  --sand: var(--light-bg);
  --sand-2: var(--light-panel);
  --ivory: var(--light-text);
  --brass: var(--light-accent);
  --brass-deep: var(--light-accent);
  --marina: var(--light-accent);
  --line: var(--light-line);
  --line-dark: var(--light-line);
  background: white!important;
  color: var(--light-text);
}

/* 13 / Our process */
.process {
  margin: 0 18px;
  border-radius: var(--radius-panel);
  background: var(--color-bg)!important;
  color: var(--color-text);
  padding-inline: 0;
}
.process .section-head .lede {
  color: var(--color-muted);
}
.process .eyebrow {
  background: var(--tone-b8df8320,#b8df8320);
  border-color: var(--tone-b8df8330,#b8df8330);
  color: var(--tone-d1e9bb,#d1e9bb);
}
.process-track {
  display: grid;
  position: relative;
  grid-template-columns: repeat(4,minmax(0,1fr));
  gap: 22px;
  margin-top: 30px;
}
.process-track::before {
  background: var(--color-border);
  content: '';
  position: absolute;
  left: 0;
  right: 0;
  height: 1px;
  top: 22px;
  display: none;
}
.step {
  padding-right: 0;
  padding: 28px;
  background: #ffffff07;
  border: 1px solid #ffffff17;
  border-radius: 22px;
}
.step-num {
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: var(--font-label);
  font-size: 13px;
  position: relative;
  z-index: 2;
  border-radius: 0;
  margin-bottom: 28px;
  font: 400 42px/1 var(--font-display);
  letter-spacing: -.06em;
  width: auto;
  height: auto;
  margin: 0 0 42px;
  background: transparent;
  border: 0;
  color: var(--tone-b8df83,#b8df83);
}
.step h3 {
  font-size: 17px;
  margin-bottom: 8px;
  font: 400 23px var(--font-display);
  letter-spacing: -.035em;
  color: var(--color-text);
}
.step p {
  line-height: 1.8;
  font-size: 16px;
  font: 400 16px/1.8 var(--font-body);
  color: var(--color-muted);
}

/* 14 / Mortgage calculator */
.calc-box select {
  background: var(--sand-2);
  border: 1px solid var(--line);
  color: var(--charcoal);
}
.calc-box input::placeholder {
  color: var(--color-muted);
}
.calc-box input:focus {
  border-color: var(--brass-deep);
}
.calc-box select:focus {
  border-color: var(--brass-deep);
}
.calc-out.highlight {
  border-bottom: none;
  padding-top: 6px;
}
.calc-section .section-head {
  border-color: #17233026;
}
.calc-section .lede {
  color: var(--color-muted-ink)!important;
}
.calc-section .eyebrow {
  color: var(--color-muted-ink);
}
#calculator {
  --color-bg: var(--light-bg);
  --color-panel: var(--light-panel);
  --color-panel-raised: #e9f1f5;
  --color-text: var(--light-text);
  --color-muted: var(--light-muted);
  --color-accent: var(--light-accent);
  --color-border: var(--light-line);
  --ink: var(--light-text);
  --charcoal: var(--light-text);
  --sand: var(--light-bg);
  --sand-2: var(--light-panel);
  --ivory: var(--light-text);
  --brass: var(--light-accent);
  --brass-deep: var(--light-accent);
  --marina: var(--light-accent);
  --line: var(--light-line);
  --line-dark: var(--light-line);
  background: var(--light-bg)!important;
  color: var(--light-text);
}
.calc-section {
  background: white!important;
  color: var(--light-text);
}
.calc-box {
  display: grid;
  margin-top: 12px;
  padding: 35px;
  border: 1px solid var(--light-line);
  border-radius: 28px;
  background: var(--light-bg);
  gap: 60px;
  grid-template-columns: 1.15fr 1fr;
}
.calc-inputs {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 23px;
}
.calc-inputs label {
  letter-spacing: 0;
  font-size: 14px;
  font: 400 14px var(--font-body);
  color: var(--light-muted);
}
.calc-box input {
  font-size: 18px;
  background: white;
  border: 1px solid var(--tone-dfe7d8,#dfe7d8);
  border-radius: 12px;
  color: var(--light-text);
  padding: 15px;
  font: 400 18px var(--font-body);
}
.calc-outputs {
  display: flex;
  flex-direction: column;
  gap: 14px;
  justify-content: center;
  background: var(--soft-green);
  padding: 28px;
  border-radius: 22px;
}
.calc-out {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  padding-bottom: 12px;
  border-bottom: 1px solid var(--line);
  border-color: var(--tone-15201920,#15201920);
}
.calc-out-label {
  font-size: 15px;
  color: var(--light-muted);
}
.calc-out-val {
  font-family: var(--font-display);
  font-size: 22px;
  font: 400 23px var(--font-display);
  color: var(--light-text);
  letter-spacing: -.04em;
}
.calc-out.highlight .calc-out-val {
  font-family: var(--font-display);
  font-size: 28px;
  font: 400 37px var(--font-display);
  letter-spacing: -.05em;
  color: var(--light-text);
}
.calc-section .dev-note {
  color: var(--light-muted)!important;
}

/* 15 / Client testimonials */
#testimonials {
  background: var(--light-bg);
  color: var(--light-text);
}
.testimonials-grid {
  display: grid;
  margin-top: 20px;
  grid-template-columns: repeat(3,minmax(0,1fr));
  gap: 22px;
}
.testimonial {
  border-top: 1px solid var(--color-accent);
  padding-top: 28px;
  background: white;
  border: 1px solid var(--light-line);
  border-radius: 24px;
  padding: 30px;
}
.testimonial p {
  font-family: var(--font-display);
  font-style: italic;
  font-size: 18px;
  line-height: 1.5;
  font: 400 25px/1.5 var(--font-display);
  letter-spacing: -.03em;
  color: var(--light-text);
}
.testimonial .who {
  font-family: var(--font-label);
  font-size: 14px;
  font: 400 13px/1.6 var(--font-body);
  color: var(--light-muted);
  margin-top: 25px;
}

/* 16 / International buyers and client fit */
.fit-col-dont h3 {
  color: var(--pin-red);
}
.fit-col ul {
  list-style: none;
  margin-top: 18px;
  display: flex;
  flex-direction: column;
  gap: 14px;
  padding: 0;
}
.fit-col-dont li::before {
  background: var(--pin-red);
}
#international {
  background: white!important;
  color: var(--light-text);
}
#fit {
  --color-bg: var(--light-bg);
  --color-panel: var(--light-panel);
  --color-panel-raised: #e9f1f5;
  --color-text: var(--light-text);
  --color-muted: var(--light-muted);
  --color-accent: var(--light-accent);
  --color-border: var(--light-line);
  --ink: var(--light-text);
  --charcoal: var(--light-text);
  --sand: var(--light-bg);
  --sand-2: var(--light-panel);
  --ivory: var(--light-text);
  --brass: var(--light-accent);
  --brass-deep: var(--light-accent);
  --marina: var(--light-accent);
  --line: var(--light-line);
  --line-dark: var(--light-line);
  background: white!important;
  color: var(--light-text);
}
.fit-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  margin-top: 8px;
  gap: 22px;
  border: 0;
  background: transparent;
}
.fit-col {
  background: var(--soft-green);
  border: 0;
  border-radius: 24px;
  padding: 32px;
}
.fit-col-dont {
  background: var(--light-bg);
}
.fit-col h3 {
  font-size: 13px;
  font-weight: 700;
  font-family: var(--font-label);
  text-transform: uppercase;
  font: 500 12px var(--font-body);
  letter-spacing: .08em;
  color: var(--light-text);
}
.fit-col li {
  padding-left: 20px;
  position: relative;
  line-height: 1.75;
  font-size: 16px;
  font: 400 16px/1.8 var(--font-body);
  color: var(--light-muted);
}
.fit-col li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 7px;
  border-radius: 50%;
  background: var(--tone-80ab54,#80ab54);
  width: 6px;
  height: 6px;
}

/* 17 / Frequently asked questions */
.faq-item.open .faq-q .plus {
  transform: rotate(45deg);
}
.faq-a {
  max-height: 0;
  overflow: hidden;
  transition: max-height .3s ease;
}
#faq .section-head {
  display: block;
  border: 0;
  margin: 0;
  padding: 0;
}
#faq .section-head::after {
  display: none;
}
#faq .section-head .lede {
  margin-top: 20px;
}
#faq {
  background: var(--light-bg);
  color: var(--light-text);
}
#faq>.wrap {
  display: grid;
  grid-template-columns: .95fr 1.05fr;
  gap: 10vw;
}
.faq-item {
  border-bottom: 1px solid var(--line);
  border-color: var(--light-line);
}
.faq-q {
  width: 100%;
  text-align: left;
  background: none;
  border: none;
  cursor: pointer;
  display: flex;
  justify-content: space-between;
  align-items: center;
  font-family: var(--font-display);
  gap: 16px;
  font-size: 18px;
  font: 400 19px/1.5 var(--font-body);
  color: var(--light-text);
  padding: 23px 0;
}
.faq-a p {
  padding-bottom: 20px;
  max-width: 640px;
  font-size: 16px;
  line-height: 1.8;
  font: 400 16px/1.85 var(--font-body);
  color: var(--light-muted);
}
.faq-q .plus {
  font-family: var(--font-label);
  font-size: 20px;
  transition: transform .25s;
  flex-shrink: 0;
  color: var(--tone-80ab54,#80ab54);
}

/* 18 / Private clients */
.private-note {
  font-family: var(--font-label);
  font-size: 13px;
  color: var(--color-muted);
  border-left: 2px solid var(--brass);
  padding-left: 16px;
  margin-top: 32px;
  max-width: 640px;
  line-height: 1.7;
}
#private-clients .services-grid {
  grid-template-columns: repeat(2,minmax(0,1fr));
}
#private-clients::before {
  content: '';
  position: absolute;
  inset: 0;
  z-index: -1;
  background: radial-gradient(ellipse at top right,#d9bc8910,transparent 65%);
  display: none;
}
#private-clients .eyebrow {
  color: var(--tone-d1e9bb,#d1e9bb);
  background: var(--tone-b8df8320,#b8df8320);
  border-color: var(--tone-b8df8330,#b8df8330);
}
#private-clients .lede {
  color: var(--color-muted);
}
#private-clients .service {
  background: transparent;
  border-color: #ffffff25;
}
#private-clients .service h3 {
  color: var(--color-text);
}
#private-clients .service p {
  color: var(--color-muted);
}
#private-clients .service svg {
  color: var(--fresh-green)!important;
}
#private-clients .btn-brass {
  background: var(--fresh-green);
  border-color: var(--fresh-green);
  color: var(--light-text);
}
#private-clients .btn-ghost-dark {
  border-color: #ffffff40;
  color: white;
  border-radius: 100px;
}
#private-clients {
  position: relative;
  isolation: isolate;
  --color-panel: var(--light-panel);
  --color-panel-raised: #e9f1f5;
  --color-accent: var(--light-accent);
  --ink: var(--light-text);
  --sand: var(--light-bg);
  --sand-2: var(--light-panel);
  --ivory: var(--light-text);
  --brass: var(--light-accent);
  --brass-deep: var(--light-accent);
  --marina: var(--light-accent);
  --line-dark: var(--light-line);
  margin: 0 18px;
  border-radius: var(--radius-panel);
  background: var(--color-bg)!important;
  color: var(--color-text);
  --color-bg: var(--tone-142019,#142019);
  --color-text: var(--tone-f7faf4,#f7faf4);
  --color-muted: var(--tone-c0cebf,#c0cebf);
  --color-border: #ffffff24;
  --line: #ffffff24;
  --charcoal: var(--tone-f7faf4,#f7faf4);
}
#private-clients h2 {
  color: var(--color-text);
}
#private-clients h2 .serif-word {
  color: var(--color-text);
}

/* 19 / Contact forms and appointment booking */
.contact-panel {
  display: none;
}
.contact-panel.active {
  display: block;
}
.slot-block {
  margin-bottom: 6px;
}
.day-row {
  display: flex;
  gap: 8px;
  flex-wrap: wrap;
  margin-bottom: 18px;
}
.day-chip:hover:not(.active) {
  border-color: var(--brass);
}
.time-row {
  display: flex;
  gap: 8px;
  flex-wrap: wrap;
  margin-bottom: 18px;
}
.time-chip:hover:not(.active) {
  border-color: var(--marina-light);
}
.contact {
  background: white!important;
  color: var(--light-text);
}
.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 8vw;
  align-items: start;
}
.contact h2 {
  font-size: 48px;
  line-height: 1.16;
  font: 400 clamp(42px,4.4vw,65px)/1.07 var(--font-display);
  letter-spacing: -.055em;
  max-width: 650px;
}
.contact .eyebrow {
  color: var(--light-text);
}
.contact .lede {
  font-size: 17px;
  color: var(--light-muted);
  line-height: 1.8;
}
.contact .lede + .btn {
  margin-top: 24px;
}
.contact-info-item {
  display: flex;
  gap: 14px;
  font-size: 15px;
  color: var(--light-muted);
  margin-top: 22px;
}
.contact-info-item strong {
  display: block;
  font-weight: 600;
  font-size: 12px;
  font: 500 12px var(--font-body);
  color: var(--light-text);
  margin-bottom: 6px;
}
.contact-info-item span {
  color: var(--light-text)!important;
}
.contact-grid>div:last-child {
  background: var(--light-bg);
  padding: 32px;
  border: 1px solid var(--tone-e2e9db,#e2e9db);
  border-radius: 28px;
}
.contact-tabs {
  border-bottom: 1px solid var(--color-border);
  display: flex;
  background: var(--tone-e5eddd,#e5eddd);
  padding: 5px;
  gap: 4px;
  border: 0;
  border-radius: 100px;
  margin-bottom: 28px;
}
.contact-tab {
  font-family: var(--font-label);
  letter-spacing: .03em;
  background: transparent;
  cursor: pointer;
  transition: all .18s ease;
  border-bottom: 2px solid transparent;
  font-size: 15px;
  border: 0;
  flex: 1;
  border-radius: 100px;
  padding: 13px 17px;
  font: 400 14px var(--font-body);
  color: var(--tone-627558,#627558);
}
.contact-tab.active {
  border-color: var(--color-accent);
  background: var(--light-text);
  color: white;
  border: 0;
}
.contact-tab:hover:not(.active) {
  border-color: var(--brass);
  background: var(--tone-d7e5ca,#d7e5ca);
  color: var(--light-text);
}
.contact label {
  font: 400 13px var(--font-body);
  color: var(--tone-627558,#627558);
}
.contact input {
  background: white;
  border: 1px solid var(--tone-dfe7d7,#dfe7d7);
  border-radius: 12px;
  color: var(--light-text);
  font: 400 16px var(--font-body);
  padding: 14px;
}
.contact select {
  background: white;
  border: 1px solid var(--tone-dfe7d7,#dfe7d7);
  border-radius: 12px;
  color: var(--light-text);
  font: 400 16px var(--font-body);
  padding: 14px;
}
.contact textarea {
  background: white;
  border: 1px solid var(--tone-dfe7d7,#dfe7d7);
  border-radius: 12px;
  color: var(--light-text);
  font: 400 16px var(--font-body);
  padding: 14px;
}
.contact input::placeholder {
  color: var(--tone-8d9c85,#8d9c85);
}
.contact textarea::placeholder {
  color: var(--tone-8d9c85,#8d9c85);
}
.contact .btn-brass {
  background: var(--light-text);
  border-color: var(--light-text);
  color: white;
  width: 100%;
  min-height: 50px;
  font-size: 14px;
}
.contact .form-note {
  font-size: 13px;
  line-height: 1.75;
  color: var(--light-muted);
}
.day-chip {
  font-family: var(--font-body);
  padding: 9px 14px;
  border: 1px solid var(--line-dark);
  cursor: pointer;
  transition: all .15s ease;
  text-align: left;
  background: white;
  border-color: var(--tone-dfe7d7,#dfe7d7);
  border-radius: 100px;
  color: var(--light-text);
  font-size: 13px;
}
.time-chip {
  font-family: var(--font-label);
  padding: 9px 14px;
  border: 1px solid var(--line-dark);
  cursor: pointer;
  transition: all .15s ease;
  background: white;
  border-color: var(--tone-dfe7d7,#dfe7d7);
  border-radius: 100px;
  color: var(--light-text);
  font-size: 13px;
}
.day-chip.active {
  border-color: var(--brass);
  background: var(--light-text);
  color: white;
}
.time-chip.active {
  border-color: var(--marina-light);
  background: var(--light-text);
  color: white;
}
.day-chip b {
  display: block;
  font-family: var(--font-label);
  font-size: 11px;
  font-weight: 400;
  color: var(--light-muted);
}
.day-chip.active b {
  opacity: .7;
  color: white;
}
.slot-label {
  font-family: var(--font-label);
  letter-spacing: .06em;
  display: block;
  margin-bottom: 10px;
  color: var(--light-muted);
  font-size: 13px;
}
.slot-summary {
  color: var(--light-muted);
  font-size: 13px;
  font-family: var(--font-label);
  padding: 12px 14px;
  border: 1px dashed var(--line-dark);
  margin-bottom: 18px;
  min-height: 20px;
  background: var(--soft-green);
  border-color: var(--tone-cfdfbf,#cfdfbf);
  border-radius: 12px;
}

/* 20 / Footer */
.footer-col a:hover {
  color: var(--brass);
}
.footer-cols {
  display: flex;
  min-width: 0;
  gap: clamp(18px, 2.5vw, 40px);
}
.footer-top {
  display: flex;
  justify-content: space-between;
  flex-wrap: wrap;
  padding-bottom: 28px;
  border-bottom: 1px solid var(--line-dark);
  gap: 30px;
}
footer {
  border-top: 1px solid var(--line-dark);
  padding-top: 55px;
  margin: 0 18px 18px;
  border-radius: 32px;
  background: var(--color-bg);
  color: var(--color-muted);
  padding: 50px 0 25px;
}
.footer-top > :first-child {
  flex: 0 1 280px;
}
.footer-top .brand {
  color: white;
}
.footer-top .brand-name {
  font-size: 25px;
}
.footer-top .brand-tag {
  color: var(--color-muted);
}
.footer-top .logo-mark .ring {
  stroke: var(--fresh-green);
}
.footer-top .logo-mark .bars {
  fill: var(--fresh-green);
}
.footer-col h3 {
  font-size: 12px;
  font-family: var(--font-label);
  letter-spacing: .08em;
  margin-bottom: 14px;
  text-transform: uppercase;
  font: 400 12px var(--font-body);
  color: var(--fresh-green);
}
.footer-col a {
  display: block;
  margin-bottom: 9px;
  transition: color .2s;
  font-size: 15px;
  font: 400 15px var(--font-body);
  color: var(--color-muted);
}
.footer-contact {
  flex: 1 1 320px;
  min-width: 0;
  overflow-wrap: anywhere;
  max-width: 100%;
  scroll-margin-top: 100px;
}
.footer-contact p {
  margin: 0 0 9px;
  font-size: 15px;
}
.footer-bottom {
  font-size: 13px;
  display: flex;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: 10px;
  padding-top: 22px;
  line-height: 1.8;
  font: 400 12px/1.8 var(--font-body);
  color: var(--color-muted);
}
footer p {
  color: var(--color-muted)!important;
  font-size: 14px!important;
}

/* 21 / Mobile menu */
.mobile-menu.open {
  transform: translateX(0);
}
.mobile-menu .brand {
  color: var(--color-text);
}
.mobile-menu {
  overflow: auto;
  position: fixed;
  inset: 0;
  z-index: 60;
  display: flex;
  flex-direction: column;
  padding: 28px 32px;
  transform: translateX(100%);
  transition: transform .3s ease;
  background: var(--light-bg);
}
.mobile-menu a {
  font-family: var(--font-display);
  font-size: 26px;
  border-bottom: 1px solid var(--line-dark);
  padding: 12px 0;
  letter-spacing: -.04em;
  color: var(--light-text);
  font: 400 27px var(--font-display);
  border-color: var(--light-line);
}
.mobile-menu-close {
  align-self: flex-end;
  background: none;
  border: none;
  font-size: 26px;
  cursor: pointer;
  margin-bottom: 20px;
  color: var(--light-text);
}
.mobile-menu .lang-select {
  width: 100%;
  color: var(--light-text);
  border-color: var(--light-line);
  background: white;
}

/* 22 / Chat, floating actions and back to top */
.back-to-top.visible {
  opacity: 1;
  visibility: visible;
  transform: translateY(0);
}
.back-to-top:hover,
.back-to-top:focus-visible {
  background: var(--fresh-green);
  color: var(--light-text);
}
.back-to-top svg {
  width: 18px;
  height: 18px;
  color: currentColor;
}
.back-to-top:focus-visible {
  outline: 2px solid var(--brass);
  outline-offset: 2px;
}
.ms-chat-launcher:hover,
.ms-chat-launcher:focus-visible {
  transform: scale(1.08);
  background: var(--fresh-green);
  color: var(--light-text);
}
.ms-chat-launcher:focus-visible {
  outline: 2px solid var(--brass);
  outline-offset: 3px;
}
.ms-chat-launcher[hidden] {
  display: none;
}
.ms-chat-panel {
  position: fixed;
  bottom: max(24px, env(safe-area-inset-bottom));
  right: 24px;
  z-index: 56;
  width: min(420px, calc(100vw - 48px));
  height: min(560px, calc(100vh - 48px));
  height: min(560px, calc(100dvh - 48px));
  background: var(--crystal-fill);
  -webkit-backdrop-filter: var(--crystal-filter);
  backdrop-filter: var(--crystal-filter);
  border: var(--crystal-border);
  border-radius: var(--radius-panel);
  box-shadow: var(--crystal-shadow), 0 20px 55px var(--light-line);
  color: var(--light-text);
  display: flex;
  flex-direction: column;
  overflow: hidden;
}
.ms-chat-panel[hidden] {
  display: none;
}
.ms-chat-header {
  background: color-mix(in srgb, var(--light-panel) 68%, transparent);
  padding: 18px 18px 16px;
  display: flex;
  align-items: flex-start;
  justify-content: space-between;
  gap: 12px;
  border-bottom: 1px solid var(--light-line);
  flex-shrink: 0;
}
.ms-chat-header-brand {
  display: flex;
  align-items: flex-start;
  gap: 10px;
}
.ms-chat-logo {
  width: 36px;
  height: 36px;
  flex-shrink: 0;
  padding: 5px;
  border-radius: 50%;
  background: var(--soft-green);
  color: var(--light-accent);
}
.ms-chat-logo-bars {
  fill: currentColor;
}
.ms-chat-subtitle {
  font-size: 13px;
  line-height: 1.45;
  color: var(--light-muted);
  margin-top: 3px;
}
.ms-chat-close {
  display: grid;
  place-items: center;
  width: 36px;
  height: 36px;
  border-radius: 50%;
  background: var(--light-panel);
  border: 1px solid var(--light-line);
  color: var(--light-text);
  font: 400 23px/1 var(--font-body);
  cursor: pointer;
  flex-shrink: 0;
  transition: background .15s;
}
.ms-chat-close:hover {
  background: var(--soft-green);
}
.ms-chat-messages {
  flex: 1;
  min-height: 0;
  overflow-y: auto;
  overscroll-behavior: contain;
  padding: 18px;
  display: flex;
  flex-direction: column;
  gap: 10px;
}
.ms-chat-bubble {
  max-width: 90%;
  padding: 11px 14px;
  border-radius: calc(var(--card-radius) - 7px);
  font-size: 15px;
  line-height: 1.55;
  overflow-wrap: anywhere;
}
.ms-chat-bubble a {
  text-decoration: underline;
  text-underline-offset: .15em;
}
.ms-chat-bubble-assistant {
  align-self: flex-start;
  background: var(--light-panel);
  border: 1px solid var(--light-line);
  color: var(--light-text);
}
.ms-chat-bubble-user {
  align-self: flex-end;
  background: var(--color-panel);
  color: var(--color-text);
}
.ms-chat-quickrow {
  display: flex;
  flex-wrap: wrap;
  gap: 6px;
  align-self: flex-start;
  max-width: 92%;
  margin-top: -2px;
}
.ms-chat-quickbtn {
  font: var(--button-font-weight) var(--button-font-size)/var(--button-line-height) var(--font-body);
  padding: 7px 11px;
  border-radius: 999px;
  border: 1px solid var(--light-line);
  color: var(--light-text);
  background: var(--light-panel);
  transition: background .15s;
}
.ms-chat-quickbtn:hover {
  background: var(--soft-green);
}
.ms-chat-input-row {
  display: flex;
  align-items: flex-end;
  gap: 8px;
  padding: 12px 14px 14px;
  border-top: 1px solid var(--light-line);
  background: color-mix(in srgb, var(--light-panel) 68%, transparent);
  flex-shrink: 0;
}
.ms-chat-input {
  flex: 1;
  min-width: 0;
  min-height: 44px;
  max-height: 96px;
  resize: none;
  border: 1px solid var(--light-line);
  border-radius: calc(var(--card-radius) - 7px);
  padding: 10px 12px;
  font: 400 16px/1.4 var(--font-body);
  background: var(--light-panel);
  color: var(--light-text);
}
.ms-chat-input::placeholder {
  color: var(--light-muted);
  opacity: 1;
}
.ms-chat-input:focus-visible {
  outline: 2px solid var(--light-accent);
  outline-offset: 1px;
}
.ms-chat-send {
  width: 44px;
  height: 44px;
  border-radius: 50%;
  background: var(--color-panel);
  color: var(--color-text);
  border: none;
  display: grid;
  place-items: center;
  cursor: pointer;
  flex-shrink: 0;
  transition: background .15s;
}
.ms-chat-send:hover {
  background: var(--color-panel-raised);
}
.ms-chat-send:disabled {
  opacity: 0.5;
  cursor: default;
}
.ms-chat-send svg {
  width: 18px;
  height: 18px;
}
.whatsapp-btn:hover,
.whatsapp-btn:focus-visible {
  transform: scale(1.08);
  background: var(--fresh-green);
  color: var(--light-text);
}
.whatsapp-btn:focus-visible {
  outline: 2px solid var(--brass);
  outline-offset: 3px;
}
.ms-chat-title {
  font: 600 18px/1.2 var(--font-display);
  color: var(--light-text);
}
.ms-chat-launcher {
  width: 46px;
  height: 46px;
  bottom: 20px;
  position: fixed;
  z-index: 55;
  display: flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
  transition: transform .2s ease,background .2s, color .2s ease;
  right: 76px;
  border-radius: 50%;
  background: var(--light-text);
  color: var(--fresh-green);
  border: 1px solid #ffffff45;
  box-shadow: 0 5px 15px var(--tone-15201916,#15201916);
}
.whatsapp-btn {
  position: fixed;
  z-index: 55;
  display: flex;
  align-items: center;
  justify-content: center;
  transition: transform .2s ease, color .2s ease, background .2s ease;
  width: 46px;
  height: 46px;
  bottom: 20px;
  right: 20px;
  border-radius: 50%;
  background: var(--light-text);
  color: var(--fresh-green);
  border: 1px solid #ffffff45;
  box-shadow: 0 5px 15px var(--tone-15201916,#15201916);
}
.back-to-top {
  position: fixed;
  z-index: 55;
  display: flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
  opacity: 0;
  visibility: hidden;
  transform: translateY(8px);
  transition: opacity .25s ease, transform .25s ease, background .2s, visibility .25s, color .2s ease;
  width: 38px;
  height: 38px;
  bottom: 78px;
  right: 23px;
  border-radius: 50%;
  background: var(--light-text);
  color: var(--fresh-green);
  border: 1px solid #ffffff45;
  box-shadow: 0 5px 15px var(--tone-15201916,#15201916);
}
.ms-chat-launcher svg,
.whatsapp-btn svg {
  width: 26px;
  height: 26px;
  color: currentColor;
}

/* 24 / Language and right-to-left support */
[dir="rtl"] .search-panel-head {
  flex-direction: row-reverse;
}
[dir="rtl"] .search-result {
  flex-direction: row-reverse;
}
[dir="rtl"] body {
  direction: rtl;
}
[dir="rtl"] .dev-note {
  border-left: none;
  border-right: 3px solid var(--brass);
  padding-left: 0;
  padding-right: 16px;
}
[dir="rtl"] .private-note {
  border-left: none;
  border-right: 3px solid var(--brass);
  padding-left: 0;
  padding-right: 16px;
}
[dir="rtl"] .hero-coord::before {
  content: none;
  margin: 0;
}
[dir="rtl"] .bridge-divider {
  background: linear-gradient(270deg, var(--brass) 0%, var(--sienna) 45%, var(--uk-navy) 100%);
}
[dir="rtl"] .btn-brass {
  direction: rtl;
}
[dir="rtl"] .btn-ghost-dark {
  direction: rtl;
}
html[lang="ar"] body {
  font-family: 'Noto Kufi Arabic','Noto Naskh Arabic',serif;
}
html[lang="ar"] h1 {
  font-family: 'Noto Kufi Arabic','Noto Naskh Arabic',serif;
}
html[lang="ar"] h2 {
  font-family: 'Noto Kufi Arabic','Noto Naskh Arabic',serif;
}
html[lang="ar"] h3 {
  font-family: 'Noto Kufi Arabic','Noto Naskh Arabic',serif;
}
html[lang="ar"] .brand-name {
  font-family: 'Noto Kufi Arabic','Noto Naskh Arabic',serif;
}
html[lang="ar"] .btn {
  font-family: 'Noto Kufi Arabic','Noto Naskh Arabic',serif;
}
html[lang="ar"] p {
  font-family: 'Noto Kufi Arabic','Noto Naskh Arabic',serif;
}
html[lang="ar"] a {
  font-family: 'Noto Kufi Arabic','Noto Naskh Arabic',serif;
}
html[lang="ar"] div {
  font-family: 'Noto Kufi Arabic','Noto Naskh Arabic',serif;
}
html[lang="ur"] body {
  font-family: 'Noto Nastaliq Urdu',serif;
  line-height: 2.1;
}
html[lang="ur"] h1 {
  font-family: 'Noto Nastaliq Urdu',serif;
  line-height: 2.1;
}
html[lang="ur"] h2 {
  font-family: 'Noto Nastaliq Urdu',serif;
  line-height: 2.1;
}
html[lang="ur"] h3 {
  font-family: 'Noto Nastaliq Urdu',serif;
  line-height: 2.1;
}
html[lang="ur"] .brand-name {
  font-family: 'Noto Nastaliq Urdu',serif;
  line-height: 2.1;
}
html[lang="ur"] .btn {
  font-family: 'Noto Nastaliq Urdu',serif;
  line-height: 2.1;
}
html[lang="ur"] p {
  font-family: 'Noto Nastaliq Urdu',serif;
  line-height: 2.1;
}
html[lang="ur"] a {
  font-family: 'Noto Nastaliq Urdu',serif;
  line-height: 2.1;
}
html[lang="ur"] div {
  font-family: 'Noto Nastaliq Urdu',serif;
  line-height: 2.1;
}
html[lang="hi"] body {
  font-family: 'Noto Sans Devanagari',sans-serif;
}
html[lang="hi"] h1 {
  font-family: 'Noto Sans Devanagari',sans-serif;
}
html[lang="hi"] h2 {
  font-family: 'Noto Sans Devanagari',sans-serif;
}
html[lang="hi"] h3 {
  font-family: 'Noto Sans Devanagari',sans-serif;
}
html[lang="hi"] .brand-name {
  font-family: 'Noto Sans Devanagari',sans-serif;
}
html[lang="hi"] .btn {
  font-family: 'Noto Sans Devanagari',sans-serif;
}
html[lang="hi"] p {
  font-family: 'Noto Sans Devanagari',sans-serif;
}
html[lang="hi"] a {
  font-family: 'Noto Sans Devanagari',sans-serif;
}
html[lang="hi"] div {
  font-family: 'Noto Sans Devanagari',sans-serif;
}
html[lang="ar"] .eyebrow {
  font-family: var(--font-label);
}
html[lang="ar"] .hero-coord {
  font-family: var(--font-label);
}
html[lang="ur"] .eyebrow {
  font-family: var(--font-label);
}
html[lang="ur"] .hero-coord {
  font-family: var(--font-label);
}
html[lang="hi"] .eyebrow {
  font-family: var(--font-label);
}
html[lang="hi"] .hero-coord {
  font-family: var(--font-label);
}
[dir="rtl"] .ms-chat-bubble-user {
  align-self: flex-start;
}
[dir="rtl"] .ms-chat-bubble-assistant {
  align-self: flex-end;
}

/* 02 / Animation keyframes and browser feature fallbacks */
@keyframes cueMove {
  0%,100% {
    transform: translateY(0);
    opacity: 1;
  }
  50% {
    transform: translateY(6px);
    opacity: .4;
  }
}
@keyframes reveal-fallback {
  to {
    opacity: 1;
    transform: translateY(0);
  }
}
@keyframes hero-arrive {
  from {
    transform: scale(1.07);
    opacity: .4;
  }
  to {
    transform: scale(1);
    opacity: 1;
  }
}
@keyframes luma-zoom {
  from {
    transform: scale(1.045);
    opacity: .65;
  }
  to {
    transform: scale(1);
    opacity: 1;
  }
}
@supports not (backdrop-filter:blur(1px)) {
  header.site.scrolled,
  .ms-chat-panel {
    background: rgba(255,255,255,.94);
  }
}

/* 03 / Responsive — (min-width:1200px) */
@media (min-width:1200px) {

  /* Header, navigation and site search */
  .nav-cta {
    display: inline-flex;
  }
  .currency-select {
    display: inline-flex;
  }
}

/* 03 / Responsive — (min-width:560px) */
@media (min-width:560px) {

  /* Buttons and form foundations */
  .row2 {
    grid-template-columns: 1fr 1fr;
  }
}

/* 03 / Responsive — (max-width:1450px) */
@media (max-width:1450px) {

  /* Header, navigation and site search */
  header.site {
    left: 43px;
    right: 43px;
  }
  .nav-links a {
    font-size: 12px;
    padding: 10px 11px;
  }
  nav {
    gap: 12px;
  }
  .brand-name {
    font-size: 21px;
  }

  /* Hero and featured property */
  .hero-copy {
    right: 290px;
  }
  .spotlight-card {
    right: 35px;
  }
  .hr-hero h1 {
    font-size: 72px;
  }
}

/* 03 / Responsive — (max-width:1250px) */
@media (max-width:1250px) {

  /* Shared layout and typography */
  .section-head {
    gap: 5vw;
  }

  /* Header, navigation and site search */
  .nav-links {
    display: none;
  }
  .brand {
    margin-right: auto;
  }
  .burger {
    display: block;
  }
  header.site .nav-cta {
    display: block;
  }
  .brand-name {
    font-size: 22px;
  }

  /* Hero and featured property */
  .hr-hero .lede {
    font-size: 16px;
  }
  .hero-actions .btn {
    padding: 14px 18px;
  }
  .hero-copy {
    right: 260px;
    max-width: 730px;
  }
  .hr-hero h1 {
    font-size: 65px;
  }
  .spotlight-card {
    right: 30px;
  }
  .search-bar {
    left: 25px;
    right: 25px;
  }

  /* Trust and featured summary */
  .trust .wrap {
    gap: 28px;
    grid-template-columns: 1.4fr .7fr .7fr;
  }
  .trust-item {
    padding-left: 23px;
  }
  .trust-num {
    font-size: 33px;
  }

  /* Areas */
  .area-cell:nth-child(3) {
    padding-left: 0;
  }
  .area-cell:nth-child(even) {
    border-right: 0!important;
  }
  .areas-grid {
    grid-template-columns: repeat(2,minmax(0,1fr));
  }

  /* Developer partners */
  .dev-grid {
    grid-template-columns: repeat(2,minmax(0,1fr));
  }
}

/* 03 / Responsive — (max-width:1199px) */
@media (max-width:1199px) {

  /* Header, navigation and site search */
  .nav-links {
    display: none;
  }
  .burger {
    display: block;
  }
}

/* 03 / Responsive — (max-width:1100px) */
@media (max-width:1100px) {

  /* Featured listings and property carousel */
  .listing-toolbar {
    flex-wrap: wrap;
  }
  .listing-toolbar .filter-bar {
    flex-basis: 100%;
  }
  .listing-toolbar .listing-controls {
    margin-left: auto;
  }
}

/* 03 / Responsive — (max-width:1000px) */
@media (max-width:1000px) {

  /* Shared layout and typography */
  .section-head {
    gap: 35px;
  }

  /* Hero and featured property */
  .hr-hero {
    min-height: 820px;
  }
  .hr-hero>.wrap {
    min-height: 820px;
  }
  .hero-copy {
    right: 245px;
    left: 30px;
    bottom: 210px;
  }
  .hr-hero h1 {
    font-size: 57px;
  }
  .spotlight-card {
    right: 25px;
  }
  .search-bar {
    padding: 21px;
    gap: 0 12px;
  }
  .search-field {
    padding-right: 12px;
  }
  .search-field select {
    font-size: 15px;
  }
  .search-bar .btn {
    font-size: 13px;
    padding-inline: 16px;
  }

  /* Trust and featured summary */
  .trust .wrap {
    grid-template-columns: 1fr 1fr;
    gap: 28px;
  }
  .trust .lede {
    grid-column: 1/-1;
    max-width: none;
  }
  .trust-item {
    padding-left: 0;
    border: 0;
  }

  /* Featured listings and property carousel */
  .listings-grid {
    grid-template-columns: repeat(2,minmax(0,1fr));
  }

  /* Why us and shared service cards */
  .services-grid {
    grid-template-columns: repeat(2,minmax(0,1fr));
    gap: 24px;
  }

  /* Our process */
  .process-track {
    grid-template-columns: repeat(2,minmax(0,1fr));
    gap: 20px;
  }

  /* Mortgage calculator */
  .calc-box {
    gap: 35px;
    padding: 28px;
  }

  /* Client testimonials */
  .testimonial p {
    font-size: 27px;
  }
  .testimonials-grid {
    grid-template-columns: 1fr;
    gap: 18px;
  }

  /* Contact forms and appointment booking */
  .contact-grid {
    gap: 40px;
  }
}

/* 03 / Responsive — (max-width:900px) */
@media (max-width:900px) {

  /* Hero and featured property */
  .hr-hero h1 {
    font-size: 49px;
  }
  .hero-actions .btn {
    padding: 13px 14px;
  }
}

/* 03 / Responsive — (max-width:860px) */
@media (max-width:860px) {

  /* Hero and featured property */
  .search-field {
    border-bottom: 1px solid var(--line);
  }

  /* Project photo gallery */
  .photo-gallery {
    grid-template-columns: repeat(2,1fr);
  }
}

/* 03 / Responsive — (max-width:760px) */
@media (max-width:760px) {

  /* Design tokens and reset */
  :root {
    --section-space: 55px;
    --size-h2: 42px;
    --radius-panel: 27px;
    --carousel-card-width: 75vw;
  }

  /* Shared layout and typography */
  .section-head {
    grid-template-columns: 1fr;
    gap: 22px;
  }
  .section-head .lede {
    justify-self: start;
    max-width: none;
    font-size: 17px;
  }

  /* Header, navigation and site search */
  .util-bar-row {
    font-size: 10px;
  }
  .util-hours {
    display: none;
  }
  .nav-cta {
    display: none;
  }
  .search-panel-title {
    margin-bottom: 0;
    font-size: 11px;
  }
  header.site {
    top: 28px;
    left: 30px;
    right: 30px;
  }
  nav {
    gap: 10px;
  }
  .brand-name {
    font-size: 21px;
  }
  .brand-tag {
    font-size: 7px;
  }
  .brand .logo-mark {
    width: 27px;
    height: 31px;
  }
  header.site .currency-select {
    display: none!important;
  }
  nav .btn.nav-cta {
    display: none!important;
  }
  header.site.scrolled {
    left: 18px;
    right: 18px;
    top: 12px;
    padding: 10px 14px;
  }

  /* Hero and featured property */
  .hr-hero .lede {
    font-size: 16px;
    max-width: 650px;
  }
  .luma-hero-image img {
    object-position: 50% 40%;
  }
  .hero-copy {
    left: 25px;
    right: 25px;
    bottom: 275px;
    max-width: 650px;
  }
  .hr-hero h1 {
    font-size: clamp(46px,8.2vw,65px);
    line-height: 1.01;
    max-width: 650px;
  }
  .hero-actions .btn {
    font-size: 12px;
    padding: 14px 19px;
    min-height: 45px;
  }
  .hero-coord-light {
    font-size: 9px;
    margin-bottom: 20px;
  }
  .spotlight-bottom a {
    width: 29px;
    height: 29px;
    font-size: 18px;
  }
  .search-bar {
    grid-template-columns: 1fr 1fr;
    left: 18px;
    right: 18px;
    bottom: 18px;
    gap: 17px 5px;
    padding: 20px 16px;
    border-radius: 22px;
  }
  .search-field {
    border: 0;
    padding: 0 8px;
  }
  .search-field:first-child {
    border: 0;
    padding: 0 8px;
  }
  .search-field label {
    font-size: 11px;
    margin-bottom: 4px;
  }
  .search-field select {
    font-size: 15px;
    padding: 4px 15px 4px 0;
  }
  .search-bar .btn {
    margin: 0 5px;
    padding: 11px 13px;
    min-height: 45px;
    font-size: 12px;
  }
  .search-bar .btn .btn-arrow {
    width: 24px;
    height: 24px;
    font-size: 17px;
  }
  .spotlight-card {
    top: 130px;
    right: 22px;
    left: 22px;
    width: auto;
    max-width: 360px;
    padding: 15px;
    margin-left: auto;
  }
  .spotlight-image {
    aspect-ratio: 2.5;
    margin-bottom: 13px;
  }
  .spotlight-card h3 {
    margin-top: 12px;
    font-size: 25px;
    margin: 10px 0 8px;
  }
  .spotlight-card p {
    font-size: 13px;
  }
  .spotlight-price {
    font-size: 22px;
  }
  .spotlight-bottom {
    margin-top: 12px;
    padding-top: 12px;
  }
  .spotlight-eyebrow {
    font-size: 11px;
  }
  .spotlight-card.mobile-spotlight {
    position: relative;
    inset: auto;
    width: auto;
    max-width: none;
    margin: 24px var(--page-gutter) 0;
    padding: 18px;
    background: var(--light-panel);
    border: 1px solid var(--light-line);
    box-shadow: 0 8px 30px #00000008;
    backdrop-filter: none;
    border-radius: 24px;
  }
  .mobile-spotlight .spotlight-image {
    aspect-ratio: 6 / 4.2;
    margin-bottom: 20px;
  }
  .mobile-spotlight h3 {
    font-size: 30px;
  }
  .mobile-spotlight p {
    font-size: 15px;
  }
  .mobile-spotlight .spotlight-price {
    font-size: 26px;
  }
  .mobile-spotlight .spotlight-bottom a {
    width: 40px;
    height: 40px;
    font-size: 23px;
  }
  .hr-hero {
    margin: 10px 10px 0;
    border-width: 3px;
    border-radius: 28px;
    min-height: 100vh;
  }
  .hr-hero>.wrap {
    flex-direction: column;
    min-height: calc(100vh - 6px);
  }
  .hero-actions {
    margin-top: 20px;
    flex-wrap: wrap;
  }

  /* Trust and featured summary */
  .trust {
    padding-top: 32px;
  }
  .trust .wrap {
    gap: 25px;
  }
  .trust .lede {
    font-size: 17px;
  }
  .trust-item {
    gap: 13px;
  }
  .trust-label {
    max-width: 160px;
    font-size: 13px;
  }

  /* Featured listings and property carousel */
  .listing-controls {
    margin-top: 5px;
  }

  /* Why us and shared service cards */
  #why-us>.wrap {
    margin-inline: 10px;
    width: calc(100% - 20px);
    padding-inline: var(--page-gutter);
  }

  /* Areas */
  .areas-grid {
    gap: 15px;
  }
  .area-cell {
    padding: 24px!important;
    min-height: 340px;
  }
  .area-cell:first-child {
    padding: 24px!important;
    min-height: 340px;
  }
  .area-cell:last-child {
    padding: 24px!important;
    min-height: 340px;
  }

  /* Developer partners */
  .dev-card {
    grid-template-columns: 180px 1fr;
    display: flex;
  }
  .dev-card-image {
    min-height: 0;
    height: 220px;
  }
  .dev-grid {
    grid-template-columns: 1fr 1fr;
    gap: 18px;
  }
  .dev-card-body {
    padding: 22px;
  }
  .dev-name {
    font-size: 26px;
  }
  .dev-desc {
    font-size: 15px;
  }

  /* Project photo gallery */
  .photo-gallery a {
    flex-basis: 54vw;
  }
  .gallery-heading h2 {
    font-size: 31px!important;
  }

  /* Our process */
  .process {
    margin-inline: 10px;
  }
  .process>.wrap {
    padding-inline: var(--page-gutter);
  }

  /* Mortgage calculator */
  .calc-box {
    grid-template-columns: 1fr;
    gap: 30px;
  }

  /* Client testimonials */
  .testimonials-grid {
    grid-template-columns: 1fr;
  }

  /* International buyers and client fit */
  .fit-grid {
    grid-template-columns: 1fr;
  }

  /* Frequently asked questions */
  #faq>.wrap {
    grid-template-columns: 1fr;
    gap: 30px;
  }

  /* Private clients */
  #private-clients {
    margin-inline: 10px;
  }
  #private-clients>.wrap {
    padding-inline: var(--page-gutter);
  }

  /* Contact forms and appointment booking */
  .contact-grid {
    grid-template-columns: 1fr;
    gap: 35px;
  }
  .contact h2 {
    font-size: 49px;
  }
  .contact-grid>div:last-child {
    padding: 28px;
  }

  /* Footer */
  .footer-cols {
    flex-basis: 100%;
    flex-wrap: wrap;
    gap: 30px;
  }
  footer {
    margin-inline: 10px;
  }
  footer>.wrap {
    padding-inline: var(--page-gutter);
  }
}

/* 03 / Responsive — (max-width:720px) */
@media (max-width:720px) {

  /* International buyers and client fit */
  .fit-grid {
    grid-template-columns: 1fr;
  }
}

/* 03 / Responsive — (max-width:600px) */
@media (max-width:600px) {

  /* Header, navigation and site search */
  .util-bar-row .util-hours {
    display: none;
  }

  /* Chat, floating actions and back to top */
  .ms-chat-panel {
    left: 10px;
    right: 10px;
    bottom: max(10px, env(safe-area-inset-bottom));
    width: auto;
    height: min(560px, calc(100vh - 24px));
    height: min(560px, calc(100dvh - max(10px, env(safe-area-inset-bottom)) - 10px));
  }
}

/* 03 / Responsive — (max-width:480px) */
@media (max-width:480px) {

  /* Design tokens and reset */
  :root {
    --page-gutter: 22px;
    --section-space: 46px;
    --size-h2: 36px;
    --carousel-card-width: 85vw;
  }

  /* Buttons and form foundations */
  .row2 {
    grid-template-columns: 1fr;
  }

  /* Header, navigation and site search */
  .uk-uae-pill {
    display: block;
    font-size: 10px;
  }
  .util-bar-row {
    height: 26px;
    font-size: 10px;
  }
  .search-panel-title {
    font-size: 10px;
  }
  header.site {
    left: 27px;
    right: 27px;
    top: 26px;
  }
  .brand-name {
    font-size: 18px;
  }
  .brand-tag {
    font-size: 6.5px;
    letter-spacing: .025em;
  }
  .brand .logo-mark {
    width: 23px;
    height: 28px;
  }
  nav {
    gap: 8px;
  }
  header.site .lang-select {
    width: 36px;
    font-size: 10px;
  }
  .search-toggle,
  .header-call {
    width: 29px;
    height: 29px;
    padding: 6px;
  }
  .burger {
    width: 29px;
    height: 29px;
    font-size: 20px;
  }

  /* Hero and featured property */
  .hero-coord-light::before {
    width: 18px;
    margin-right: 9px;
  }
  .hr-hero .lede {
    margin-top: 22px;
  }
  .hr-hero>.wrap {
    padding: 0;
  }
  .hero-copy {
    left: 21px;
    right: 21px;
    bottom: 282px;
  }
  .hr-hero h1 {
    font-size: 48px;
    line-height: 1.02;
    letter-spacing: -.055em;
  }
  .hr-hero h1 em {
    font-size: 1.08em;
  }
  .hero-coord-light {
    font-size: 8px;
    letter-spacing: .06em;
    padding: 8px 10px;
    margin-bottom: 19px;
  }
  .hero-actions {
    gap: 9px;
  }
  .hero-actions .btn {
    font-size: 11px;
    padding: 13px 15px;
    min-height: 43px;
  }
  .hero-actions .btn-arrow {
    width: 24px;
    height: 24px;
    font-size: 17px;
  }
  .spotlight-card {
    border-radius: 18px;
  }
  .spotlight-bottom {
    gap: 8px;
  }
  .search-bar {
    left: 15px;
    right: 15px;
    bottom: 15px;
    padding: 18px 11px;
    gap: 16px 0;
  }
  .search-field select {
    font-size: 14px;
  }
  .search-field label {
    font-size: 10px;
  }
  .search-bar .btn {
    padding-inline: 12px;
    font-size: 11px;
    padding: 11px 12px;
    gap: 8px;
  }
  .search-bar .btn .btn-arrow {
    width: 22px;
    height: 22px;
    font-size: 16px;
  }

  /* Trust and featured summary */
  .trust .wrap {
    gap: 22px;
  }
  .trust-num {
    font-size: 31px;
  }
  .trust-label {
    font-size: 12px;
    max-width: 115px;
  }
  .trust-item {
    gap: 11px;
  }

  /* Featured listings and property carousel */
  .filter-divider {
    display: none;
  }
  .listings-grid {
    grid-template-columns: 1fr;
    padding-bottom: 25px;
  }
  .filter-chip {
    font-size: 12px;
    padding: 9px 13px;
  }
  .listing-controls button {
    width: 40px;
    height: 40px;
  }
  .card-art {
    height: 240px;
  }
  .card-body {
    padding: 20px 12px 13px;
  }
  .card-price {
    font-size: 27px;
  }
  .card-price small {
    font-size: 11px;
  }
  .card-loc {
    font-size: 16px;
  }
  .card-meta {
    font-size: 12px;
    gap: 12px;
  }
  .card-dev {
    font-size: 12px;
  }

  /* Why us and shared service cards */
  .services-grid {
    grid-template-columns: 1fr;
    gap: 0;
  }
  .service {
    padding: 23px 0;
  }
  .service h3 {
    font-size: 24px;
  }
  .service p {
    font-size: 16px;
  }
  #why-us>.wrap {
    padding-block: 38px;
  }

  /* Areas */
  .area-cell:nth-child(3) {
    padding: 26px 0;
    min-height: 0;
    border: 0!important;
    border-bottom: 1px solid var(--light-line) !important;
  }
  .areas-grid {
    grid-template-columns: 1fr;
  }
  .area-cell {
    min-height: 0;
    padding: 27px!important;
  }
  .area-cell:first-child {
    min-height: 0;
    padding: 27px!important;
  }
  .area-cell:last-child {
    min-height: 0;
    padding: 27px!important;
  }
  .area-code {
    margin-bottom: 27px;
  }
  .area-name {
    font-size: 32px;
  }
  .area-desc {
    font-size: 16px;
  }

  /* Developer partners */
  .dev-card {
    display: flex;
  }
  .dev-logo-row .dev-logo-label {
    width: 100%;
  }
  .dev-grid {
    grid-template-columns: 1fr;
  }
  .dev-card-image {
    min-height: 0;
    height: 250px;
  }
  .dev-card-body {
    padding: 25px;
  }
  .dev-name {
    font-size: 29px;
  }
  .dev-desc {
    font-size: 16px;
  }
  .dev-logo-row {
    gap: 21px;
  }
  .dev-wordmark {
    font-size: 21px;
  }

  /* Project photo gallery */
  .gallery-controls button {
    width: 36px;
    height: 36px;
  }
  .photo-gallery a {
    flex-basis: 82vw;
  }
  .photo-gallery .cap b {
    font-size: 25px;
  }
  .gallery-heading {
    gap: 10px;
    display: block;
  }
  .gallery-controls {
    justify-content: end;
    margin-top: 20px;
  }

  /* Our process */
  .process-track {
    grid-template-columns: 1fr;
  }
  .step {
    grid-template-columns: 46px 1fr;
    gap: 0 17px;
    display: block;
    padding: 27px;
  }
  .step-num {
    grid-row: 1/3;
    font-size: 43px;
    margin-bottom: 27px;
  }
  .step h3 {
    font-size: 25px;
  }
  .step p {
    grid-column: 2;
    font-size: 16px;
  }

  /* Mortgage calculator */
  .calc-out {
    gap: 12px;
  }
  .calc-box {
    padding: 22px;
    border-radius: 24px;
  }
  .calc-inputs {
    grid-template-columns: 1fr 1fr;
    gap: 18px 13px;
  }
  .calc-inputs label {
    min-height: 33px;
    font-size: 12px;
  }
  .calc-box input {
    width: 100%;
    min-width: 0;
    font-size: 17px;
    padding: 13px;
  }
  .calc-outputs {
    padding: 22px;
  }
  .calc-out-val {
    font-size: 20px;
  }
  .calc-out-label {
    font-size: 13px;
  }
  .calc-out.highlight .calc-out-val {
    font-size: 30px;
  }

  /* Client testimonials */
  .testimonial {
    padding: 27px;
  }
  .testimonial p {
    font-size: 26px;
  }

  /* International buyers and client fit */
  .fit-col {
    padding: 27px;
  }

  /* Frequently asked questions */
  .faq-q {
    font-size: 18px;
  }

  /* Private clients */
  #private-clients .services-grid {
    grid-template-columns: 1fr;
  }

  /* Contact forms and appointment booking */
  .contact h2 {
    font-size: 43px;
  }
  .contact-grid>div:last-child {
    padding: 23px;
    border-radius: 23px;
  }
  .contact-tab {
    font-size: 12px;
    padding: 13px 14px;
  }
  .contact label {
    font-size: 13px;
  }
  .contact input {
    font-size: 16px;
    padding: 13px;
  }
  .contact select {
    font-size: 16px;
    padding: 13px;
  }
  .contact textarea {
    font-size: 16px;
    padding: 13px;
  }
  .contact form {
    gap: 17px;
  }
  .contact .row2 {
    gap: 17px;
    grid-template-columns: 1fr;
  }
  .contact .form-note {
    font-size: 12px;
  }

  /* Footer */
  .footer-cols {
    gap: 25px;
  }
  .footer-contact {
    flex-basis: min(320px, 100%);
  }
  .footer-col a {
    font-size: 14px;
  }
  footer {
    margin-bottom: 10px;
  }
}

/* 03 / Responsive — (max-width:420px) */
@media (max-width:420px) {

  /* Header, navigation and site search */
  .uk-uae-pill {
    display: block;
  }
}

/* Responsive — (min-width:761px) and (max-width:1250px) / precise layout range */
@media (min-width:761px) and (max-width:1250px) {

  /* Hero and featured property */
  .spotlight-card {
    width: 280px;
    right: 25px;
    top: 140px;
  }
  .spotlight-image {
    aspect-ratio: 2.4;
  }
  .spotlight-card h3 {
    font-size: 25px;
  }
  .spotlight-card p {
    font-size: 13px;
  }
  .hero-copy {
    right: 330px;
  }
  .hr-hero h1 {
    font-size: clamp(44px,5.2vw,65px);
  }
}

/* Responsive — (min-width:1251px) / precise layout range */
@media (min-width:1251px) {

  /* Header, navigation and site search */
  .burger {
    display: none;
  }

  /* Hero and featured property */
  .hero-copy {
    right: 390px;
  }

  /* Developer partners */
  .dev-grid {
    grid-template-columns: repeat(4,minmax(0,1fr));
  }
  .dev-card-body {
    padding: 22px;
  }
  .dev-name {
    font-size: 27px;
  }
  .dev-card-image {
    height: 190px;
  }
}

/* 04 / Accessibility — (prefers-reduced-motion:reduce) */
@media (prefers-reduced-motion:reduce) {

  /* Design tokens and reset */
  html {
    scroll-behavior: auto;
  }
  * {
    animation-duration: 0.001ms !important;
    transition-duration: 0.001ms !important;
    animation: none!important;
    transition: none!important;
  }

  /* Shared layout and typography */
  *::before {
    animation: none!important;
    transition: none!important;
  }
  *::after {
    animation: none!important;
    transition: none!important;
  }

  /* Hero and featured property */
  .luma-hero-image img {
    animation: none;
    transform: none;
  }

  /* Featured listings and property carousel */
  .listings-grid {
    scroll-behavior: auto;
  }

  /* Motion and progressive enhancement */
  .reveal {
    transition: none;
  }
  .motion-ready .reveal:not(.in) {
    opacity: 1;
    transform: none;
  }
}