*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
:root{
  --ink:#12213F;
  --ink2:#1E3361;
  --gold:#B8973A;
  --gold2:#D4AF55;
  --cream:#F5F2EC;
  --paper:#FDFCF9;
  --stone:#8A8D94;
  --line:#E2DDD5;
  --green:#2E7D52;
  --r:10px;
}/* Container scroll settings */
.project-strip {
  display: flex !important;
  overflow-x: auto !important;
  scroll-behavior: smooth;
  scrollbar-width: none;
}

.project-strip::-webkit-scrollbar {
  display: none;
}

/* Parent container layout */
div.rv[style*="margin-top:48px"], .rv {
  position: relative;
}

/* Wraps the Current Listings strip + its arrows so the arrows
   always sit correctly on the left/right edges of the strip */
.proj-scroll-wrap{
  position: relative;
  margin-top: 40px;
}
.proj-scroll-wrap .project-strip{
  margin-top: 0;
}
.proj-scroll-wrap .nav-arrow{
  display: flex;
  align-items: center;
  justify-content: center;
}
@media (max-width: 640px){
  /* Arrows overlap cards too much on small screens; swipe still works */
  .proj-scroll-wrap .nav-arrow{ display: none; }
}

/* Navigation Arrow Styles */
.nav-arrow {
  position: absolute;
  top: 50%;
  transform: translateY(-50%);
  background: #ffffff;
  border: 1px solid #d0d0d0;
  color: #1a1a1a;
  font-size: 20px;
  width: 42px;
  height: 42px;
  border-radius: 50%;
  cursor: pointer;
  z-index: 50;
  box-shadow: 0 4px 10px rgba(0,0,0,0.15);
  transition: all 0.2s ease;
}

.nav-arrow:hover {
  background: #000000;
  color: #ffffff;
  border-color: #000000;
}

.left-arrow {
  left: -20px;
}

.right-arrow {
  right: -20px;
}
html{scroll-behavior:smooth}
body{font-family:'DM Sans',sans-serif;background:var(--paper);color:var(--ink);overflow-x:hidden;-webkit-font-smoothing:antialiased}

/* NAV */
nav{background:var(--paper);border-bottom:1px solid var(--line);padding:0 20px;height:68px;display:flex;align-items:center;justify-content:space-between;position:sticky;top:0;z-index:200}
.logo{display:flex;align-items:center;gap:12px;text-decoration:none}
.logo img{height:48px;width:auto;display:block;border-radius:6px}
.logo-words .name{font-family:'Cormorant Garamond',serif;font-size:20px;font-weight:700;color:var(--ink);line-height:1;letter-spacing:-0.3px}
.logo-words .sub{font-size:10px;font-weight:500;color:var(--gold);letter-spacing:2.5px;text-transform:uppercase;margin-top:3px}
.nav-right{display:flex;align-items:center;gap:14px}
.nav-links{display:none;gap:24px;list-style:none}
@media(min-width:820px){.nav-links{display:flex}}
.nav-links a{font-size:13px;font-weight:500;color:var(--stone);text-decoration:none;transition:color .2s;letter-spacing:0.2px}
.nav-links a:hover{color:var(--ink)}
.nav-phone{font-size:13px;font-weight:600;color:var(--ink);text-decoration:none;display:none}
@media(min-width:480px){.nav-phone{display:block}}
.nav-btn{background:var(--ink);color:#fff;padding:10px 22px;border-radius:50px;font-size:13px;font-weight:600;text-decoration:none;letter-spacing:0.2px;transition:background .2s}
.nav-btn:hover{background:var(--ink2)}

/* HERO */
.hero{background:var(--ink);min-height:88vh;display:flex;flex-direction:column;justify-content:flex-end;position:relative;overflow:hidden}
.hero-bg{position:absolute;inset:0;background:url('https://images.unsplash.com/photo-1545324418-cc1a3fa10c00?w=1200&q=80') center/cover no-repeat;opacity:.25}
.hero-content{position:relative;padding:48px 24px 56px;max-width:680px}
.hero-city{display:inline-block;font-size:11px;font-weight:600;letter-spacing:3px;text-transform:uppercase;color:var(--gold2);margin-bottom:20px;border-bottom:1px solid var(--gold);padding-bottom:6px}
.hero h1{font-family:'Cormorant Garamond',serif;font-size:clamp(38px,9vw,68px);font-weight:600;color:#fff;line-height:1.1;margin-bottom:22px}
.hero h1 span{color:var(--gold2);font-style:italic}
.hero-desc{font-size:15px;color:rgba(255,255,255,.65);line-height:1.75;max-width:420px;margin-bottom:36px}
.hero-actions{display:flex;gap:12px;flex-wrap:wrap}
.btn-gold{background:var(--gold);color:#fff;padding:14px 30px;border-radius:4px;font-size:14px;font-weight:600;text-decoration:none;transition:background .2s;letter-spacing:0.2px}
.btn-gold:hover{background:var(--gold2)}
.btn-ghost{background:transparent;color:#fff;border:1px solid rgba(255,255,255,.3);padding:14px 30px;border-radius:4px;font-size:14px;font-weight:500;text-decoration:none;transition:border-color .2s}
.btn-ghost:hover{border-color:var(--gold)}
.hero-nav-pills{display:flex;flex-wrap:wrap;gap:8px;margin-top:24px}
.hero-pill{background:rgba(255,255,255,.1);border:1px solid rgba(255,255,255,.2);color:rgba(255,255,255,.85);font-size:12px;font-weight:500;padding:7px 16px;border-radius:50px;text-decoration:none;transition:background .2s,border-color .2s;letter-spacing:0.3px}
.hero-pill:hover{background:rgba(201,168,76,.25);border-color:var(--gold)}

.hero-strip{background:var(--gold);padding:16px 24px;display:flex;gap:28px;flex-wrap:wrap;justify-content:center}
.hero-strip-item{text-align:center}
.hero-strip-item strong{display:block;font-family:'Cormorant Garamond',serif;font-size:26px;font-weight:700;color:var(--ink);line-height:1}
.hero-strip-item span{font-size:10px;font-weight:600;letter-spacing:1.8px;text-transform:uppercase;color:rgba(18,33,63,.65)}

/* SECTIONS */
.section{padding:72px 24px}
.section-inner{max-width:960px;margin:0 auto}
.label{display:block;font-size:10px;font-weight:700;letter-spacing:3px;text-transform:uppercase;color:var(--gold);margin-bottom:10px}
h2{font-family:'Cormorant Garamond',serif;font-size:clamp(28px,6vw,44px);font-weight:600;color:var(--ink);line-height:1.2;margin-bottom:14px}
.sub{font-size:15px;color:var(--stone);line-height:1.75;max-width:520px}
.divider{width:40px;height:2px;background:var(--gold);margin:20px 0}

/* SERVICES */
.services-bg{background:var(--cream)}
.s-grid{display:grid;grid-template-columns:1fr;gap:1px;background:var(--line);border:1px solid var(--line);margin-top:40px}
@media(min-width:500px){.s-grid{grid-template-columns:1fr 1fr}}
.s-card{background:var(--paper);padding:32px 26px;transition:background .25s}
.s-card:hover{background:#fff}
.s-card-num{font-family:'Cormorant Garamond',serif;font-size:13px;font-weight:600;color:var(--gold);letter-spacing:2px;margin-bottom:18px;display:block}
.s-card h3{font-family:'Cormorant Garamond',serif;font-size:21px;font-weight:700;color:var(--ink);margin-bottom:10px;line-height:1.25}
.s-card p{font-size:13.5px;color:var(--stone);line-height:1.7}
.s-card-line{width:28px;height:2px;background:var(--line);margin:16px 0;transition:background .3s}
.s-card:hover .s-card-line{background:var(--gold)}

/* GALLERY */
.gallery-scroll{display:flex;gap:10px;overflow-x:auto;padding-bottom:4px;margin-top:36px;scrollbar-width:none}
.gallery-scroll::-webkit-scrollbar{display:none}
.g-img{flex-shrink:0;width:260px;height:180px;object-fit:cover;border-radius:var(--r);display:block}

/* CITIES */
.cities-bg{background:var(--ink)}
.cities-bg .label{color:var(--gold2)}
.cities-bg h2{color:#fff}
.cities-bg .sub{color:rgba(255,255,255,.55)}
.city-grid{display:grid;grid-template-columns:1fr 1fr;gap:10px;margin-top:36px}
@media(min-width:620px){.city-grid{grid-template-columns:repeat(4,1fr)}}
.city-card{position:relative;aspect-ratio:2/3;border-radius:var(--r);overflow:hidden}
.city-card img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .5s}
.city-card:hover img{transform:scale(1.05)}
.city-grad{position:absolute;inset:0;background:linear-gradient(to top,rgba(12,24,52,.85) 0%,transparent 55%);display:flex;flex-direction:column;justify-content:flex-end;padding:18px 14px}
.city-name{font-family:'Cormorant Garamond',serif;font-size:18px;font-weight:700;color:#fff}
.city-tag{font-size:11px;font-weight:500;color:var(--gold2);margin-top:2px;letter-spacing:.5px}

/* WHY */
.why-grid{display:grid;grid-template-columns:1fr;gap:16px;margin-top:36px;max-width:720px}
@media(min-width:520px){.why-grid{grid-template-columns:1fr 1fr}}
.why-card{border:1px solid var(--line);border-radius:var(--r);padding:24px;background:#fff}
.why-n{font-family:'Cormorant Garamond',serif;font-size:40px;font-weight:700;color:var(--line);line-height:1;margin-bottom:12px}
.why-card h4{font-size:15px;font-weight:600;color:var(--ink);margin-bottom:6px}
.why-card p{font-size:13px;color:var(--stone);line-height:1.65}

/* MAP */
.map-bg{background:var(--cream);padding-bottom:0}
.contact-row{display:flex;flex-direction:column;gap:12px;margin-top:28px;max-width:500px}
.c-row{display:flex;align-items:center;gap:14px}
.c-dot{width:8px;height:8px;border-radius:50%;background:var(--gold);flex-shrink:0}
.c-row a{font-size:14px;font-weight:500;color:var(--ink);text-decoration:none}
.c-row a:hover{color:var(--gold)}
.c-row span{font-size:14px;color:var(--ink)}
.directions-btn{display:inline-flex;align-items:center;gap:10px;margin-top:24px;background:var(--ink);color:#fff;padding:13px 26px;border-radius:4px;font-size:14px;font-weight:600;text-decoration:none;transition:background .2s;letter-spacing:0.2px}
.directions-btn:hover{background:var(--ink2)}
.map-frame{margin-top:40px;height:380px;border-top:3px solid var(--gold)}
.map-frame iframe{width:100%;height:100%;border:none;display:block}

/* CONTACT */
.contact-bg{background:var(--ink);padding:72px 24px}
.contact-bg .label{color:var(--gold2)}
.contact-bg h2{color:#fff}
.c-cards{display:grid;grid-template-columns:1fr;gap:12px;margin-top:36px;max-width:600px}
@media(min-width:450px){.c-cards{grid-template-columns:1fr 1fr}}
.c-card{background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.1);border-radius:var(--r);padding:24px 20px;text-decoration:none;display:block;transition:border-color .2s,background .2s}
.c-card:hover{background:rgba(255,255,255,.1);border-color:var(--gold)}
.c-card-label{font-size:10px;font-weight:700;letter-spacing:2.5px;text-transform:uppercase;color:var(--gold);margin-bottom:8px;display:block}
.c-card-val{font-size:15px;font-weight:600;color:#fff}

/* CTA BAND */
.cta-band{background:var(--gold);padding:32px 24px;text-align:center}
.cta-band p{font-family:'Cormorant Garamond',serif;font-size:22px;font-weight:600;color:var(--ink);margin-bottom:16px}
.cta-band a{display:inline-block;background:var(--ink);color:#fff;padding:13px 34px;border-radius:4px;font-size:14px;font-weight:600;text-decoration:none;letter-spacing:.2px;transition:background .2s}
.cta-band a:hover{background:var(--ink2)}

/* FOOTER */
footer{background:#0C1830;padding:36px 24px 24px;text-align:center}
.f-logo{display:flex;align-items:center;justify-content:center;gap:12px;margin-bottom:20px}
.f-logo img{height:40px;border-radius:6px}
.f-logo span{font-family:'Cormorant Garamond',serif;font-size:19px;font-weight:700;color:#fff}
.f-cities{display:flex;justify-content:center;flex-wrap:wrap;gap:6px 20px;margin-bottom:18px}
.f-cities span{font-size:12px;color:rgba(255,255,255,.4)}
.f-cities span + span::before{content:'·';margin-right:20px;color:rgba(255,255,255,.2)}
footer p{font-size:12px;color:rgba(255,255,255,.25)}
footer a{color:var(--gold);text-decoration:none}

/* FLOAT */
.fab{position:fixed;bottom:24px;right:20px;width:56px;height:56px;background:var(--green);border-radius:50%;display:flex;align-items:center;justify-content:center;box-shadow:0 4px 20px rgba(46,125,82,.4);z-index:500;text-decoration:none;transition:transform .2s;animation:fabpulse 3s ease-in-out infinite}
.fab svg{width:26px;height:26px;fill:#fff}
.fab:hover{transform:scale(1.08)}
@keyframes fabpulse{0%,100%{box-shadow:0 4px 20px rgba(46,125,82,.4)}50%{box-shadow:0 4px 32px rgba(46,125,82,.65)}}

/* BUILDERS */
.builders-bg{background:var(--cream)}
.builders-intro{display:flex;flex-direction:column;gap:32px;margin-top:40px}
@media(min-width:700px){.builders-intro{flex-direction:row;align-items:flex-start}}
.builders-text{flex:1}
.builders-text p{font-size:15px;color:var(--stone);line-height:1.75;margin-bottom:14px}
.builders-text p strong{color:var(--ink)}
.builder-grid{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-top:36px}
@media(min-width:600px){.builder-grid{grid-template-columns:repeat(3,1fr)}}
@media(min-width:900px){.builder-grid{grid-template-columns:repeat(4,1fr)}}
.builder-card{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:18px 14px;text-align:center;transition:box-shadow .25s,border-color .25s;display:flex;flex-direction:column;align-items:center;gap:10px}
.builder-card:hover{box-shadow:0 6px 28px rgba(18,33,63,.1);border-color:var(--gold)}
.builder-logo-tile{width:100%;height:64px;border-radius:8px;overflow:hidden;display:flex;align-items:center;justify-content:center;padding:6px}
.builder-logo-tile span{font-size:15px;font-weight:800;letter-spacing:-0.3px;line-height:1}
.builder-logo-tile small{font-size:9px;font-weight:600;letter-spacing:1.5px;text-transform:uppercase;margin-top:2px;display:block;opacity:.7}
.builder-card h4{font-size:13px;font-weight:600;color:var(--ink);margin-bottom:1px;line-height:1.2}
.builder-card .area{font-size:11px;color:var(--stone)}

/* BUILDER PARTNERS — continuous auto-scrolling marquee */
.builders-wrapper{position:relative;display:flex;align-items:center;gap:0;margin-top:44px}
.builders-track-wrap{flex:1;overflow:hidden;position:relative;padding:0 10px}
.builders-track-wrap::before,.builders-track-wrap::after{content:'';position:absolute;top:0;bottom:0;width:60px;z-index:1;pointer-events:none}
.builders-track-wrap::before{left:0;background:linear-gradient(to right,var(--cream),transparent)}
.builders-track-wrap::after{right:0;background:linear-gradient(to left,var(--cream),transparent)}
.builders-track{display:flex;gap:28px;width:max-content;padding:8px 24px;align-items:center;animation:buildersMarquee 48s linear infinite}
.builders-track:hover{animation-play-state:paused}
@keyframes buildersMarquee{from{transform:translateX(0)}to{transform:translateX(-50%)}}
.builder-logo{flex-shrink:0;display:flex;flex-direction:column;align-items:center;gap:10px;cursor:default}
.builder-circle{width:84px;height:84px;border-radius:50%;background:#fff;border:2px solid var(--line);display:flex;align-items:center;justify-content:center;overflow:hidden;transition:border-color .3s,background .3s,transform .3s,box-shadow .3s;position:relative}
.builder-circle img{width:56px;height:56px;object-fit:contain;filter:grayscale(30%);transition:filter .3s,transform .3s}
.builder-logo:hover .builder-circle{border-color:var(--gold);background:rgba(184,151,58,.08);transform:translateY(-4px);box-shadow:0 8px 24px rgba(184,151,58,.18)}
.builder-logo:hover .builder-circle img{filter:grayscale(0%);transform:scale(1.08)}
.builder-name{font-size:11.5px;font-weight:600;color:var(--stone);text-align:center;letter-spacing:.04em;transition:color .3s;white-space:nowrap}
.builder-logo:hover .builder-name{color:var(--gold)}

.project-strip{display:flex;gap:16px;overflow-x:auto;padding-bottom:4px;margin-top:40px;scrollbar-width:none}
.project-strip::-webkit-scrollbar{display:none}
.proj-card{flex-shrink:0;width:272px;border-radius:var(--r);overflow:hidden;border:1px solid var(--line);background:#fff;cursor:pointer;transition:box-shadow .25s,transform .25s}
.proj-card:hover{box-shadow:0 10px 30px rgba(18,33,63,.12);transform:translateY(-3px)}
.proj-img-wrap{position:relative;overflow:hidden}
.proj-img-wrap img{width:100%;height:170px;object-fit:cover;display:block;transition:opacity .2s}
.proj-badge{position:absolute;top:10px;left:10px;background:var(--gold);color:#fff;font-size:9.5px;font-weight:800;letter-spacing:1px;text-transform:uppercase;padding:4px 9px;border-radius:5px;z-index:2}
.proj-status{position:absolute;top:10px;right:10px;background:rgba(18,20,26,.72);color:#fff;font-size:9px;font-weight:700;letter-spacing:.8px;text-transform:uppercase;padding:4px 9px;border-radius:5px;z-index:2}
.proj-price{position:absolute;bottom:0;left:0;right:0;padding:20px 12px 10px;background:linear-gradient(to top,rgba(0,0,0,.75),transparent);color:#fff;font-family:'Cormorant Garamond',serif;font-size:20px;font-weight:700;z-index:2}
.proj-mini-nav{position:absolute;top:50%;transform:translateY(-50%);width:28px;height:28px;border-radius:50%;border:none;background:rgba(255,255,255,.85);color:var(--ink);font-size:15px;cursor:pointer;display:flex;align-items:center;justify-content:center;opacity:0;transition:opacity .2s,background .2s;z-index:3}
.proj-card:hover .proj-mini-nav{opacity:1}
.proj-mini-nav:hover{background:#fff}
.proj-mini-nav.prev{left:8px}
.proj-mini-nav.next{right:8px}
.proj-info{padding:14px}
.proj-info h5{font-family:'Cormorant Garamond',serif;font-size:17px;font-weight:700;color:var(--ink);margin-bottom:3px}
.proj-loc{font-size:11.5px;color:var(--stone);margin-bottom:10px}
.proj-specs{display:flex;flex-wrap:wrap;gap:10px;font-size:11px;color:var(--ink);margin-bottom:6px}
.proj-specs span{display:flex;align-items:center;gap:4px}
.proj-sqft{font-size:11px;color:var(--stone);margin-bottom:10px}
.proj-cats{display:flex;flex-wrap:wrap;gap:6px}
.proj-cat{display:inline-block;font-size:9.5px;font-weight:700;letter-spacing:1px;text-transform:uppercase;color:var(--gold);background:rgba(184,151,58,.1);padding:3px 9px;border-radius:20px}

/* PROJECT MODAL — gallery + info popup */
.proj-modal{position:fixed;inset:0;z-index:200;display:none;align-items:center;justify-content:center;padding:20px}
.proj-modal.open{display:flex}
.proj-modal-backdrop{position:absolute;inset:0;background:rgba(18,20,26,.72);backdrop-filter:blur(2px)}
.proj-modal-inner{position:relative;background:#fff;border-radius:16px;max-width:720px;width:100%;max-height:90vh;overflow-y:auto;z-index:1;box-shadow:0 20px 60px rgba(0,0,0,.35)}
.proj-modal-close{position:absolute;top:12px;right:12px;width:36px;height:36px;border-radius:50%;border:none;background:rgba(0,0,0,.55);color:#fff;font-size:22px;line-height:1;cursor:pointer;z-index:3;display:flex;align-items:center;justify-content:center;transition:background .2s}
.proj-modal-close:hover{background:var(--gold)}
.proj-modal-gallery{position:relative;background:#111;display:flex;align-items:center;justify-content:center}
.proj-modal-gallery img{width:100%;max-height:400px;object-fit:cover;display:block}
.proj-modal-nav{position:absolute;top:50%;transform:translateY(-50%);width:38px;height:38px;border-radius:50%;border:none;background:rgba(255,255,255,.85);color:var(--ink);font-size:20px;cursor:pointer;display:flex;align-items:center;justify-content:center;transition:background .2s;z-index:2}
.proj-modal-nav:hover{background:#fff}
.proj-modal-nav.prev{left:12px}
.proj-modal-nav.next{right:12px}
.proj-modal-thumbs{display:flex;gap:8px;padding:12px 20px 0;overflow-x:auto}
.proj-modal-thumbs img{width:64px;height:48px;object-fit:cover;border-radius:6px;cursor:pointer;opacity:.55;border:2px solid transparent;transition:opacity .2s,border-color .2s;flex-shrink:0}
.proj-modal-thumbs img.active{opacity:1;border-color:var(--gold)}

/* FULL PROPERTY PAGE — opens as a dedicated full-screen "page" over the site */
.prop-page{position:fixed;inset:0;z-index:300;display:none;background:var(--paper);overflow-y:auto}
.prop-page.open{display:block}
.prop-page-top{position:sticky;top:0;z-index:5;background:var(--paper);border-bottom:1px solid var(--line);padding:16px 20px;display:flex;align-items:center;gap:14px}
.prop-page-back{display:flex;align-items:center;gap:8px;background:none;border:none;color:var(--ink);font-size:14px;font-weight:600;cursor:pointer;padding:8px 12px;border-radius:6px;transition:background .2s}
.prop-page-back:hover{background:var(--cream)}
.prop-page-body{max-width:820px;margin:0 auto;padding:32px 20px 80px}
.prop-page-gallery{position:relative;background:#111;border-radius:var(--r);overflow:hidden;margin-bottom:20px}
.prop-page-gallery img{width:100%;max-height:460px;object-fit:cover;display:block}
.prop-page-gallery .proj-modal-nav.prev{left:12px}
.prop-page-gallery .proj-modal-nav.next{right:12px}
.prop-page-thumbs{display:flex;gap:8px;overflow-x:auto;margin-bottom:26px;scrollbar-width:none}
.prop-page-thumbs::-webkit-scrollbar{display:none}
.prop-page-thumbs img{width:88px;height:64px;object-fit:cover;border-radius:8px;cursor:pointer;opacity:.55;border:2px solid transparent;transition:opacity .2s,border-color .2s;flex-shrink:0}
.prop-page-thumbs img.active{opacity:1;border-color:var(--gold)}
.prop-page-head{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:flex-start;gap:14px;margin-bottom:6px}
.prop-page-head h1{font-family:'Cormorant Garamond',serif;font-size:clamp(26px,4vw,36px);font-weight:700;color:var(--ink)}
.prop-page-loc{font-size:14px;color:var(--stone);margin-top:4px}
.prop-page-price{font-family:'Cormorant Garamond',serif;font-size:28px;font-weight:700;color:var(--gold);white-space:nowrap}
.prop-page-tags{display:flex;flex-wrap:wrap;gap:8px;margin:14px 0}
.prop-page-specs{display:grid;grid-template-columns:repeat(2,1fr);gap:10px;margin:22px 0;max-width:440px}
@media(min-width:480px){.prop-page-specs{grid-template-columns:repeat(4,1fr)}}
.prop-page-spec{border:1px solid var(--line);border-radius:var(--r);padding:14px 12px;text-align:center}
.prop-page-spec strong{display:block;font-size:15px;color:var(--ink);margin-bottom:2px}
.prop-page-spec span{font-size:10.5px;color:var(--stone);text-transform:uppercase;letter-spacing:.5px}
.prop-page-desc{font-size:14.5px;color:var(--stone);line-height:1.85;max-width:640px;margin-top:8px}
.prop-page-cta{display:flex;gap:12px;flex-wrap:wrap;margin-top:34px}
.prop-page-cta .btn-gold, .prop-page-cta .btn-ghost-dark{padding:13px 24px;font-size:13.5px;border-radius:6px;text-decoration:none;font-weight:600;cursor:pointer;border:none;line-height:1}
.prop-page-cta .btn-gold{background:var(--gold);color:#fff}
.prop-page-cta .btn-gold:hover{background:var(--gold2)}
.prop-page-cta .btn-ghost-dark{background:transparent;color:var(--ink);border:1px solid var(--line)}
.prop-page-cta .btn-ghost-dark:hover{border-color:var(--gold);color:var(--gold)}

/* ENQUIRY MODAL */
.enq-modal{position:fixed;inset:0;z-index:300;display:none;align-items:center;justify-content:center;padding:20px}
.enq-modal.open{display:flex}
.enq-modal-backdrop{position:absolute;inset:0;background:rgba(18,20,26,.72);backdrop-filter:blur(2px)}
.enq-modal-inner{position:relative;background:#fff;border-radius:16px;max-width:440px;width:100%;max-height:90vh;overflow-y:auto;z-index:1;box-shadow:0 20px 60px rgba(0,0,0,.35);padding:32px 28px 28px}
.enq-modal-close{position:absolute;top:12px;right:12px;width:36px;height:36px;border-radius:50%;border:none;background:rgba(0,0,0,.06);color:var(--ink);font-size:22px;line-height:1;cursor:pointer;z-index:3;display:flex;align-items:center;justify-content:center;transition:background .2s}
.enq-modal-close:hover{background:rgba(0,0,0,.12)}
.enq-modal-inner .label{margin-bottom:8px}
.enq-modal-inner h3{font-family:'Cormorant Garamond',serif;font-size:26px;font-weight:700;color:var(--ink);margin-bottom:6px}
.enq-modal-inner .sub{font-size:13px;margin-bottom:22px}
.enq-field{margin-bottom:16px}
.enq-field label{display:block;font-size:12px;font-weight:600;color:var(--ink);margin-bottom:6px;letter-spacing:.2px}
.enq-field input,.enq-field select{width:100%;padding:12px 14px;border:1px solid var(--line);border-radius:8px;font-family:'DM Sans',sans-serif;font-size:14px;color:var(--ink);background:var(--paper);transition:border-color .2s}
.enq-field input:focus,.enq-field select:focus{outline:none;border-color:var(--gold)}
.enq-submit{width:100%;background:var(--gold);color:#fff;border:none;padding:14px 30px;border-radius:4px;font-size:14px;font-weight:600;letter-spacing:.2px;cursor:pointer;transition:background .2s;margin-top:6px}
.enq-submit:hover{background:var(--gold2)}
.enq-note{font-size:11px;color:var(--stone);text-align:center;margin-top:12px;line-height:1.6}
.enq-success{display:none;text-align:center;padding:20px 0}
.enq-success.show{display:block}
.enq-success h3{font-family:'Cormorant Garamond',serif;font-size:24px;color:var(--ink);margin-bottom:8px}
.enq-success p{font-size:13.5px;color:var(--stone);line-height:1.6}
.enq-form.hide{display:none}

/* TEAM */
.team-bg{background:var(--paper)}
.team-grid{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin-top:40px}
@media(min-width:700px){.team-grid{grid-template-columns:repeat(4,1fr)}}
.team-card{text-align:center}
.team-avatar{width:88px;height:88px;border-radius:50%;object-fit:cover;display:block;margin:0 auto 14px;border:3px solid var(--line);transition:border-color .3s}
.team-card:hover .team-avatar{border-color:var(--gold)}
.team-card h4{font-family:'Cormorant Garamond',serif;font-size:18px;font-weight:700;color:var(--ink);margin-bottom:3px}
.team-card .role{font-size:11px;font-weight:600;letter-spacing:1.8px;text-transform:uppercase;color:var(--gold);margin-bottom:8px;display:block}
.team-card p{font-size:13px;color:var(--stone);line-height:1.6}

/* TESTIMONIALS */
.testi-bg{background:var(--ink)}
.testi-bg .label{color:var(--gold2)}
.testi-bg h2{color:#fff}
.testi-grid{display:grid;grid-template-columns:1fr;gap:16px;margin-top:40px}
@media(min-width:540px){.testi-grid{grid-template-columns:1fr 1fr}}
@media(min-width:900px){.testi-grid{grid-template-columns:repeat(3,1fr)}}
.testi-card{background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.1);border-radius:var(--r);padding:28px 24px;transition:border-color .25s}
.testi-card:hover{border-color:var(--gold)}
.testi-stars{display:flex;gap:3px;margin-bottom:16px}
.star{width:14px;height:14px;background:var(--gold);clip-path:polygon(50% 0%,61% 35%,98% 35%,68% 57%,79% 91%,50% 70%,21% 91%,32% 57%,2% 35%,39% 35%)}
.testi-card blockquote{font-size:14px;color:rgba(255,255,255,.8);line-height:1.75;font-style:italic;margin-bottom:20px}
.testi-author{display:flex;align-items:center;gap:12px}
.testi-initials{width:40px;height:40px;border-radius:50%;background:var(--gold);display:flex;align-items:center;justify-content:center;font-weight:700;font-size:14px;color:var(--ink);flex-shrink:0}
.testi-name{font-size:14px;font-weight:600;color:#fff}
.testi-loc{font-size:11px;color:rgba(255,255,255,.45);margin-top:2px}

/* REVEAL */
.rv{opacity:0;transform:translateY(24px);transition:opacity .6s ease,transform .6s ease}
.rv.in{opacity:1;transform:none}

/* Standalone property page (real separate .html file, not an overlay) */
.prop-standalone{min-height:100vh;background:var(--paper)}
.prop-standalone .prop-page-body{padding-top:32px}