:root{
  --navy:#0f1d34; --navy2:#16294a; --navy3:#1d3359; --ink2:#0a1528; --gold:#a8873d; --gold2:#cfae6a; --cream:#f6f2ea; --paper:#fbf9f5; --white:#fff;
  --ink:#0f1d34; --muted:#69708a; --body:#4a5170; --line:rgba(15,29,52,.12); --lineL:rgba(246,242,234,.16);
  --serif:'Cormorant Garamond',Georgia,serif; --sans:'Montserrat',system-ui,sans-serif;
  --ease:cubic-bezier(.2,.7,.1,1);
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);background:var(--paper);color:var(--ink);overflow-x:hidden;-webkit-font-smoothing:antialiased;font-weight:400}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
button,select,input,textarea{font:inherit;color:inherit}
button{cursor:pointer;border:none;background:none}
.wrap{max-width:1360px;margin:0 auto;padding:0 48px}
.eyebrow{font-size:10.5px;letter-spacing:.38em;text-transform:uppercase;color:var(--gold);font-weight:500;display:flex;align-items:center;gap:18px}
.eyebrow:before{content:"";width:44px;height:1px;background:currentColor}
.eyebrow.c{justify-content:center}.eyebrow.c:after{content:"";width:44px;height:1px;background:currentColor}
.dark .eyebrow{color:var(--gold2)}
h1,h2,h3{font-family:var(--serif);font-weight:300;line-height:1.04}
h2{font-size:clamp(40px,4.6vw,68px);letter-spacing:.01em}
h2.caps{text-transform:uppercase;letter-spacing:.06em;font-size:clamp(34px,3.8vw,56px)}
h2 em,h3 em{font-style:italic;color:var(--gold)}
.dark h2 em,.dark h3 em{color:var(--gold2)}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:14px;padding:19px 34px;font-weight:500;font-size:11px;letter-spacing:.26em;text-transform:uppercase;transition:all .5s var(--ease);position:relative;overflow:hidden;border:1px solid transparent;z-index:0}
.btn:before{content:"";position:absolute;inset:0;transform:scaleX(0);transform-origin:right;transition:transform .6s var(--ease);z-index:-1}
.btn:hover:before{transform:scaleX(1);transform-origin:left}
.btn-gold{background:var(--gold);color:#fff}.btn-gold:before{background:var(--navy)}
.dark .btn-gold:before,.hero .btn-gold:before,.value .btn-gold:before{background:var(--gold2)}
.dark .btn-gold:hover,.hero .btn-gold:hover,.value .btn-gold:hover{color:var(--navy)}
.btn-ghost{border-color:rgba(246,242,234,.55);color:var(--cream)}.btn-ghost:before{background:var(--cream)}.btn-ghost:hover{color:var(--navy);border-color:var(--cream)}
.btn-line{border-color:currentColor}.btn-line:before{background:var(--gold)}.btn-line:hover{color:#fff;border-color:var(--gold)}
.btn .arr{transition:transform .4s var(--ease)}.btn:hover .arr{transform:translateX(6px)}
.tlink{display:inline-flex;gap:12px;align-items:center;font-size:11px;letter-spacing:.28em;text-transform:uppercase;font-weight:500;padding-bottom:8px;position:relative}
.tlink:after{content:"";position:absolute;left:0;right:0;bottom:0;height:1px;background:currentColor;opacity:.3;transform-origin:left;transition:opacity .4s}
.tlink:hover:after{opacity:1}
.dark{background:var(--navy);color:var(--cream)}
section{padding:150px 0;position:relative}
.reveal{opacity:0;transform:translateY(46px);transition:opacity 1.2s var(--ease),transform 1.2s var(--ease)}
.reveal.in{opacity:1;transform:none}
.d1{transition-delay:.1s}.d2{transition-delay:.2s}.d3{transition-delay:.3s}.d4{transition-delay:.4s}
.fadeup{opacity:0;transform:translateY(30px);transition:opacity 1.2s var(--ease),transform 1.2s var(--ease)}
.ready .fadeup{opacity:1;transform:none}

/* loader */
#loader{position:fixed;inset:0;background:var(--navy);z-index:100;display:grid;place-items:center;transition:clip-path 1.1s var(--ease) .05s;clip-path:inset(0 0 0 0)}
#loader.done{clip-path:inset(0 0 100% 0)}
#loader .mk{width:96px}
#loader .mk path{stroke-dasharray:900;stroke-dashoffset:900;animation:draw 1.5s var(--ease) forwards}
#loader .mk path:nth-child(2){animation-delay:.08s}#loader .mk path:nth-child(3){animation-delay:.16s}#loader .mk path:nth-child(4){animation-delay:.24s}#loader .mk path:nth-child(5){animation-delay:.32s}#loader .mk path:nth-child(6){animation-delay:.4s}#loader .mk path:nth-child(n+7){animation-delay:.48s}
#loader .lt{color:var(--cream);font-size:12px;letter-spacing:.55em;text-transform:uppercase;text-align:center;margin-top:26px;opacity:0;animation:fade .8s .8s forwards;padding-left:.55em}
@keyframes draw{to{stroke-dashoffset:0}}@keyframes fade{to{opacity:1}}

/* header */
.hdr{position:fixed;top:0;left:0;right:0;z-index:50;color:var(--cream);transition:background .6s var(--ease),padding .6s var(--ease),box-shadow .6s;padding:30px 0}
.hdr:before{content:"";position:absolute;inset:0 0 -60px;background:linear-gradient(rgba(10,21,40,.55),transparent);pointer-events:none;transition:opacity .6s}
body.scrolled .hdr{background:rgba(15,29,52,.96);backdrop-filter:blur(12px);padding:16px 0;box-shadow:0 1px 0 var(--lineL)}
body.scrolled .hdr:before{opacity:0}
.hwrap{display:grid;grid-template-columns:1fr auto 1fr;align-items:center;gap:30px;max-width:1500px;margin:0 auto;padding:0 48px;position:relative}
.hl,.hr{display:flex;align-items:center;gap:38px;font-size:10.5px;letter-spacing:.26em;text-transform:uppercase;font-weight:500}
.hr{justify-content:flex-end}
.hl a,.hr a.ln{position:relative;padding:6px 0;opacity:.92}
.hl a:after,.hr a.ln:after{content:"";position:absolute;left:0;bottom:0;height:1px;width:0;background:var(--gold2);transition:width .4s var(--ease)}
.hl a:hover:after,.hr a.ln:hover:after{width:100%}
.logo{display:flex;flex-direction:column;align-items:center;gap:10px;text-align:center}
.logo svg{width:44px;height:auto;transition:width .6s var(--ease)}
body.scrolled .logo svg{width:34px}
.logo .wm{font-size:13px;letter-spacing:.46em;font-weight:400;line-height:1.3;padding-left:.46em}
.logo .wm small{display:block;font-size:7.5px;letter-spacing:.5em;color:var(--gold2);margin-top:3px}
.hbtn{border:1px solid rgba(246,242,234,.5);padding:12px 20px;transition:all .4s var(--ease)}
.hbtn:hover{background:var(--gold);border-color:var(--gold)}
.burger{width:30px;height:16px;position:relative;z-index:60;color:inherit}
.burger span{position:absolute;left:0;width:100%;height:1px;background:currentColor;transition:.4s var(--ease)}
.burger span:nth-child(1){top:2px}.burger span:nth-child(2){top:13px;width:70%;left:30%}
.burger.x span:nth-child(1){top:8px;transform:rotate(45deg)}.burger.x span:nth-child(2){top:8px;width:100%;left:0;transform:rotate(-45deg)}
.mob{position:fixed;inset:0;background:var(--navy);z-index:49;display:grid;grid-template-columns:1fr 1fr;align-items:center;padding:120px 8vw 60px;gap:60px;clip-path:inset(0 0 100% 0);transition:clip-path .9s var(--ease);color:var(--cream)}
.mob.open{clip-path:inset(0 0 0 0)}
.mob .ml{display:flex;flex-direction:column;gap:6px}
.mob .ml a{font-family:var(--serif);font-size:clamp(36px,4.4vw,62px);font-weight:300;line-height:1.15;transition:color .3s,padding .5s var(--ease)}
.mob .ml a:hover{color:var(--gold2);padding-left:14px}
.mob .mi{font-size:13px;line-height:2.2;opacity:.8;border-left:1px solid var(--lineL);padding-left:50px}
.mob .mi b{display:block;font-size:10px;letter-spacing:.3em;text-transform:uppercase;color:var(--gold2);font-weight:500;margin-top:22px}
.mob .mi b:first-child{margin-top:0}

/* hero */
.hero{height:100vh;min-height:640px;position:relative;overflow:hidden;color:var(--cream);background:var(--ink2);display:grid;place-items:center;text-align:center}
.slides{position:absolute;inset:0}
.slide{position:absolute;inset:0;opacity:0;transition:opacity 1.8s ease}
.slide.on{opacity:1}
.slide img{width:100%;height:100%;object-fit:cover;transform:scale(1.12);transition:transform 9s linear}
.slide.on img{transform:scale(1)}
.hero:after{content:"";position:absolute;inset:0;background:radial-gradient(ellipse 60% 42% at 50% 52%,rgba(10,21,40,.5),transparent 100%),linear-gradient(180deg,rgba(10,21,40,.5) 0%,rgba(10,21,40,.3) 40%,rgba(10,21,40,.72) 100%);z-index:1}
.hero-in{position:relative;z-index:2;padding:0 24px}
.hero .kick{font-size:11px;letter-spacing:.44em;text-transform:uppercase;font-weight:500;color:var(--gold2)}
.hero h1{font-size:clamp(46px,7.4vw,118px);text-transform:uppercase;letter-spacing:.08em;margin:26px 0 18px;line-height:1}
.hero .tag{font-family:var(--serif);font-style:italic;font-size:clamp(22px,2.4vw,32px);font-weight:300;opacity:.92}
.hero .ctas{display:flex;gap:14px;justify-content:center;margin-top:48px;flex-wrap:wrap}
.hero .cap{position:absolute;left:48px;bottom:44px;z-index:2;text-align:left;font-size:10.5px;letter-spacing:.26em;text-transform:uppercase;display:flex;align-items:center;gap:22px}
.hero .cap .bars{display:flex;gap:8px}
.hero .cap .bars button{width:38px;height:2px;background:rgba(246,242,234,.3);position:relative;overflow:hidden}
.hero .cap .bars button.on:after{content:"";position:absolute;inset:0;background:var(--gold2);animation:prog 6.5s linear forwards}
.hero .cap a{opacity:.85;transition:opacity .3s}.hero .cap a:hover{opacity:1;color:var(--gold2)}
@keyframes prog{from{transform:translateX(-100%)}}
.scrollcue{position:absolute;right:48px;bottom:40px;z-index:2;font-size:9.5px;letter-spacing:.4em;text-transform:uppercase;opacity:.75;display:flex;align-items:center;gap:14px;writing-mode:vertical-rl}
.scrollcue i{width:1px;height:54px;background:linear-gradient(var(--gold2),transparent);animation:cue 2.2s infinite}
@keyframes cue{0%{transform:scaleY(0);transform-origin:top}50%{transform:scaleY(1);transform-origin:top}51%{transform-origin:bottom}100%{transform:scaleY(0);transform-origin:bottom}}

/* intro split */
.intro{padding:170px 0 150px}
.intro-grid{display:grid;grid-template-columns:1fr 1fr;gap:110px;align-items:center}
.portrait{position:relative;aspect-ratio:1/1.08;background:linear-gradient(180deg,var(--navy3),var(--navy));overflow:hidden}
.portrait:before{content:"";position:absolute;inset:20px;border:1px solid rgba(207,174,106,.35);z-index:2;pointer-events:none}
.portrait .mk{position:absolute;width:80%;left:10%;top:7%;opacity:.12;color:var(--gold2)}
.portrait img{position:absolute;bottom:0;left:50%;width:100%;transform:translateX(-50%) scale(1.06);transform-origin:bottom;transition:transform 1.8s var(--ease)}
.portrait.in img{transform:translateX(-50%) scale(1)}
.intro h2{margin:30px 0 0}
.intro p{font-size:15.5px;line-height:2;color:var(--body);margin-top:26px;font-weight:300;max-width:540px}
.intro .links{display:flex;gap:40px;margin-top:44px;color:var(--navy)}
.sig{font-family:var(--serif);font-style:italic;font-size:28px;color:var(--gold);margin-top:30px}

/* stats */
.stats{background:var(--cream);padding:90px 0}
.stats .wrap{display:grid;grid-template-columns:repeat(4,1fr)}
.stat{text-align:center;padding:0 20px}
.stat+.stat{border-left:1px solid var(--line)}
.stat .n{font-family:var(--serif);font-size:clamp(48px,5vw,72px);font-weight:300;line-height:1}
.stat .n sup{font-size:.42em;color:var(--gold);vertical-align:top;margin-left:2px}
.stat .l{font-size:10px;color:var(--muted);margin-top:16px;letter-spacing:.26em;text-transform:uppercase;line-height:1.8}

/* listings */
.props{padding:150px 0 130px}
.phead{display:flex;justify-content:space-between;align-items:end;gap:30px;flex-wrap:wrap}
.phead h2{margin-top:24px}
.filters{display:flex;gap:32px;font-size:10.5px;letter-spacing:.26em;text-transform:uppercase}
.filters button{padding:8px 0;position:relative;opacity:.5;transition:opacity .3s;color:var(--cream)}
.filters button.on,.filters button:hover{opacity:1}
.filters button:after{content:"";position:absolute;left:0;bottom:0;height:1px;width:0;background:var(--gold2);transition:width .4s var(--ease)}
.filters button.on:after{width:100%}
.rail{margin-top:70px;display:flex;gap:34px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;padding:0 max(48px,calc((100vw - 1360px)/2 + 48px));scroll-padding:0 max(48px,calc((100vw - 1360px)/2 + 48px))}
.rail::-webkit-scrollbar{display:none}
.card{flex:0 0 min(560px,78vw);scroll-snap-align:start;display:block}
.card.hide{display:none}
.card .ph{aspect-ratio:16/11;position:relative;overflow:hidden;background:var(--navy2)}
.card .ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.6s var(--ease)}
.card:hover .ph img{transform:scale(1.05)}
.card .st{position:absolute;top:22px;left:22px;background:rgba(15,29,52,.72);backdrop-filter:blur(6px);color:var(--cream);font-size:9.5px;letter-spacing:.28em;text-transform:uppercase;padding:9px 15px;font-weight:500;border:1px solid var(--lineL)}
.card .st.sold{background:var(--gold);border-color:var(--gold);color:#fff}
.card .info{padding:28px 0 0}
.card .ad{font-size:11.5px;letter-spacing:.24em;text-transform:uppercase;opacity:.75}
.card .pr{font-family:var(--serif);font-size:38px;font-weight:300;margin:10px 0 14px}
.card .pr small{font-family:var(--sans);font-size:11px;letter-spacing:.2em;opacity:.6}
.card .sp{display:flex;gap:0;font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;opacity:.7;flex-wrap:wrap}
.card .sp span+span:before{content:"·";margin:0 14px;color:var(--gold2)}
.pfoot{display:flex;align-items:center;gap:30px;margin-top:60px}
.pfoot button{width:58px;height:58px;border:1px solid var(--lineL);display:grid;place-items:center;transition:all .4s;color:var(--cream);font-size:16px}
.pfoot button:hover{background:var(--gold);border-color:var(--gold)}
.pfoot .track{flex:1;height:1px;background:var(--lineL);position:relative}
.pfoot .track i{position:absolute;left:0;top:0;bottom:0;background:var(--gold2);transition:left .3s,width .3s}
.pfoot .note{font-size:10px;letter-spacing:.2em;text-transform:uppercase;opacity:.5}

/* neighbourhoods */
.hoods{padding:150px 0 0}
.hoods .top{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:end}
.hoods .top p{font-size:15.5px;line-height:2;color:var(--body);font-weight:300}
.tiles{display:grid;grid-template-columns:repeat(5,1fr);margin-top:80px;height:min(76vh,680px)}
.tile{position:relative;overflow:hidden;color:var(--cream);display:block}
.tile img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.6s var(--ease)}
.tile:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,21,40,.15),rgba(10,21,40,.78));transition:background .8s var(--ease)}
.tile:hover img{transform:scale(1.07)}
.tile:hover:after{background:linear-gradient(180deg,rgba(10,21,40,.3),rgba(10,21,40,.9))}
.tile+.tile{border-left:1px solid rgba(246,242,234,.18)}
.tile .tx{position:absolute;left:34px;right:34px;bottom:44px;z-index:2}
.tile .no{font-family:var(--serif);font-style:italic;color:var(--gold2);font-size:20px}
.tile h3{font-size:clamp(24px,2.2vw,34px);text-transform:uppercase;letter-spacing:.08em;margin:10px 0 0}
.tile p{font-size:13px;line-height:1.75;font-weight:300;opacity:0;max-height:0;transition:all .8s var(--ease);overflow:hidden}
.tile:hover p{opacity:.85;max-height:140px;margin-top:14px}
.tile .go{display:inline-block;margin-top:18px;font-size:10px;letter-spacing:.3em;text-transform:uppercase;color:var(--gold2);opacity:0;transform:translateY(10px);transition:all .6s var(--ease)}
.tile:hover .go{opacity:1;transform:none}

/* services */
.svc{background:var(--paper)}
.tabs{display:flex;border:1px solid var(--line);position:relative}
.tabs button{padding:17px 36px;font-size:10.5px;letter-spacing:.26em;text-transform:uppercase;font-weight:500;position:relative;z-index:1;transition:color .4s}
.tabs button.on{color:#fff}
.tabs .pill{position:absolute;top:-1px;bottom:-1px;background:var(--navy);transition:all .6s var(--ease)}
.panes{margin-top:80px}
.pane{display:none;grid-template-columns:1fr 1.2fr;gap:100px}
.pane.on{display:grid;animation:pin .8s var(--ease)}
@keyframes pin{from{opacity:0;transform:translateY(24px)}}
.pane h3{font-size:50px;margin-bottom:24px}
.pane p{color:var(--body);line-height:2;font-size:15.5px;font-weight:300}
.steps{list-style:none;counter-reset:s}
.steps li{counter-increment:s;padding:28px 0;border-bottom:1px solid var(--line);display:grid;grid-template-columns:70px 1fr;transition:padding .4s var(--ease)}
.steps li:first-child{border-top:1px solid var(--line)}
.steps li:hover{padding-left:14px}
.steps li:before{content:"0" counter(s);font-family:var(--serif);font-style:italic;color:var(--gold);font-size:24px}
.steps b{font-weight:500;display:block;margin-bottom:6px;font-size:14.5px;letter-spacing:.04em}
.steps span{color:var(--muted);font-size:14px;line-height:1.75;font-weight:300}

/* valuation */
.value{position:relative;padding:170px 0;color:var(--cream);overflow:hidden}
.value>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.value:before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,21,40,.88),rgba(10,21,40,.55));z-index:1}
.value .wrap{position:relative;z-index:2}
.value h2{max-width:760px;margin-top:26px}
.value .ticks{display:flex;gap:40px;flex-wrap:wrap;margin-top:30px;font-size:11px;letter-spacing:.2em;text-transform:uppercase;opacity:.85}
.value .ticks span{display:flex;align-items:center;gap:12px}
.value .ticks span:before{content:"";width:6px;height:6px;border:1px solid var(--gold2);transform:rotate(45deg)}
.vform{margin-top:56px;display:grid;grid-template-columns:2.1fr 1fr 1.2fr 1fr auto;background:rgba(251,249,245,.97);color:var(--navy)}
.vform label{display:block;padding:18px 24px;border-right:1px solid var(--line)}
.vform label span{display:block;font-size:9px;letter-spacing:.28em;text-transform:uppercase;color:var(--gold);margin-bottom:6px;font-weight:600}
.vform input{width:100%;border:none;outline:none;background:none;font-size:14.5px;color:var(--navy)}
.vform input::placeholder{color:#9aa0b4}
.vform .btn{border-radius:0}
.vmsg{margin-top:18px;font-size:13px;min-height:20px;color:var(--gold2)}

/* calculator */
.calc{overflow:hidden}
.calc .glow2{position:absolute;width:800px;height:800px;left:-300px;bottom:-350px;border-radius:50%;background:radial-gradient(circle,rgba(168,135,61,.16),transparent 65%)}
.calc-grid{display:grid;grid-template-columns:1fr 1fr;gap:100px;margin-top:80px;position:relative}
.field{margin-bottom:40px}
.field .top{display:flex;justify-content:space-between;align-items:baseline;margin-bottom:16px}
.field label{font-size:10px;letter-spacing:.28em;text-transform:uppercase;opacity:.65}
.field output{font-family:var(--serif);font-size:30px}
input[type=range]{-webkit-appearance:none;appearance:none;width:100%;height:1px;background:rgba(246,242,234,.25);outline:none}
input[type=range]::-webkit-slider-thumb{-webkit-appearance:none;width:18px;height:18px;transform:rotate(45deg);background:var(--gold2);cursor:pointer;box-shadow:0 0 0 6px rgba(207,174,106,.15);transition:box-shadow .3s}
input[type=range]::-webkit-slider-thumb:hover{box-shadow:0 0 0 11px rgba(207,174,106,.2)}
input[type=range]::-moz-range-thumb{width:16px;height:16px;background:var(--gold2);border:none;cursor:pointer;border-radius:0}
.toggle{display:flex;align-items:center;gap:14px;font-size:13px;opacity:.85;cursor:pointer;user-select:none;letter-spacing:.05em}
.toggle i{width:44px;height:22px;border:1px solid rgba(246,242,234,.3);position:relative;transition:.4s}
.toggle i:after{content:"";position:absolute;left:3px;top:3px;width:14px;height:14px;background:var(--cream);transition:.4s var(--ease)}
.toggle.on i{background:var(--gold);border-color:var(--gold)}.toggle.on i:after{transform:translateX(22px)}
.result{border:1px solid var(--lineL);padding:52px;position:relative;background:rgba(246,242,234,.03)}
.result:before{content:"";position:absolute;inset:8px;border:1px solid rgba(207,174,106,.12);pointer-events:none}
.result .lbl{font-size:10px;letter-spacing:.28em;text-transform:uppercase;opacity:.65}
.result .big{font-family:var(--serif);font-size:clamp(60px,7vw,96px);font-weight:300;line-height:1;margin:14px 0 8px}
.result .big small{font-size:22px;opacity:.6}
.result .sub{opacity:.6;font-size:13px}
.ring{display:flex;gap:32px;align-items:center;margin:36px 0;padding:30px 0;border-top:1px solid var(--lineL);border-bottom:1px solid var(--lineL)}
.ring svg{width:116px;height:116px;transform:rotate(-90deg);flex-shrink:0}
.ring circle{fill:none;stroke-width:8}
.legend div{display:flex;align-items:center;gap:10px;font-size:13px;margin:8px 0}
.legend i{width:9px;height:9px;transform:rotate(45deg)}
.legend b{margin-left:auto;padding-left:18px;font-weight:500}
.rows div{display:flex;justify-content:space-between;padding:12px 0;font-size:14px;border-bottom:1px dashed var(--lineL)}
.rows div span:first-child{opacity:.65}
.warn{margin-top:16px;font-size:12.5px;color:var(--gold2);min-height:18px;line-height:1.6}
.fine{font-size:11px;opacity:.45;margin-top:20px;line-height:1.7}

/* builder */
.builder-grid{display:grid;grid-template-columns:1fr 1fr;gap:110px;align-items:center}
.blueprint{background:var(--navy);aspect-ratio:1;position:relative;overflow:hidden}
.blueprint:before{content:"";position:absolute;inset:0;background-image:linear-gradient(rgba(207,174,106,.07) 1px,transparent 1px),linear-gradient(90deg,rgba(207,174,106,.07) 1px,transparent 1px);background-size:28px 28px}
.blueprint svg{position:absolute;inset:8%;width:84%;height:84%}
.blueprint .bp{fill:none;stroke:var(--gold2);stroke-width:1.4;stroke-dasharray:2000;stroke-dashoffset:2000;transition:stroke-dashoffset 3.4s var(--ease)}
.blueprint .bp.thin{stroke-width:.7;opacity:.6}
.blueprint.in .bp{stroke-dashoffset:0}
.blueprint .dim{fill:var(--gold2);font-size:9px;font-family:var(--sans);letter-spacing:2px;opacity:0;transition:opacity 1s 2.4s}
.blueprint.in .dim{opacity:.8}
.builder h2{margin-top:26px}
.builder p{font-size:15.5px;line-height:2;color:var(--body);margin-top:28px;font-weight:300}
.badges{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin-top:44px}
.badges a{border:1px solid var(--line);padding:24px;transition:all .45s var(--ease);background:var(--white)}
.badges a:hover{border-color:var(--gold);transform:translateY(-4px);box-shadow:0 20px 44px rgba(15,29,52,.08)}
.badges b{font-family:var(--serif);font-weight:400;font-size:22px;display:block}
.badges span{font-size:11px;color:var(--muted);letter-spacing:.05em}

/* testimonials */
.quotes{text-align:center;background:var(--cream)}
.qmark{font-family:var(--serif);font-size:140px;line-height:.6;color:var(--gold);opacity:.5;margin-top:44px}
.qwrap{max-width:940px;margin:0 auto;display:grid}
.q{grid-area:1/1;opacity:0;transform:translateY(20px);transition:all .9s var(--ease);pointer-events:none}
.q.on{opacity:1;transform:none;pointer-events:auto}
.q blockquote{font-family:var(--serif);font-size:clamp(28px,3.2vw,42px);font-weight:300;line-height:1.35;font-style:italic}
.q cite{display:block;margin-top:30px;font-style:normal;font-size:10px;letter-spacing:.32em;text-transform:uppercase;color:var(--muted)}
.qnav{display:flex;justify-content:center;gap:12px;margin-top:44px}
.qnav button{width:44px;height:2px;background:var(--line);overflow:hidden;position:relative}
.qnav button.on:after{content:"";position:absolute;inset:0;background:var(--gold);animation:prog 6s linear forwards}
.sample{display:inline-block;margin-top:30px;font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);border:1px dashed var(--gold);padding:7px 14px}

/* contact */
.contact-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:110px}
.contact h2{margin-top:26px}
.contact .lead{font-size:15.5px;line-height:2;color:var(--body);margin:28px 0 44px;font-weight:300}
.cinfo div{padding:18px 0;border-top:1px solid var(--line);display:flex;justify-content:space-between;font-size:14px}
.cinfo span:first-child{color:var(--muted);font-size:10px;letter-spacing:.28em;text-transform:uppercase}
.cinfo a{color:var(--gold)}
.form{background:var(--navy);color:var(--cream);padding:58px;position:relative;min-height:540px}
.form:before{content:"";position:absolute;inset:10px;border:1px solid rgba(207,174,106,.18);pointer-events:none}
.prog{display:flex;gap:8px;margin-bottom:42px}
.prog i{flex:1;height:1px;background:var(--lineL);position:relative;overflow:hidden}
.prog i:after{content:"";position:absolute;inset:0;background:var(--gold2);transform:translateX(-101%);transition:transform .7s var(--ease)}
.prog i.on:after{transform:none}
.fstep{display:none}.fstep.on{display:block;animation:slide .7s var(--ease)}
@keyframes slide{from{opacity:0;transform:translateX(30px)}}
.fstep h3{font-size:38px;margin-bottom:30px}
.choices{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.choice{border:1px solid var(--lineL);padding:22px;text-align:left;transition:all .35s var(--ease)}
.choice:hover{border-color:var(--gold2);background:rgba(207,174,106,.06)}
.choice.sel{border-color:var(--gold2);background:rgba(207,174,106,.15)}
.choice b{display:block;font-family:var(--serif);font-weight:400;font-size:24px;margin-bottom:4px}
.choice span{font-size:12px;opacity:.6}
.inp{position:relative;margin-bottom:26px}
.inp input,.inp textarea{width:100%;background:none;border:none;border-bottom:1px solid rgba(246,242,234,.25);padding:14px 0 10px;color:var(--cream);font-size:15px;outline:none;transition:border-color .3s;resize:none;font-family:var(--sans)}
.inp input:focus,.inp textarea:focus{border-color:var(--gold2)}
.inp label{position:absolute;left:0;top:14px;font-size:14px;opacity:.55;pointer-events:none;transition:all .3s var(--ease)}
.inp input:focus+label,.inp input:not(:placeholder-shown)+label,.inp textarea:focus+label,.inp textarea:not(:placeholder-shown)+label{top:-8px;font-size:9.5px;letter-spacing:.25em;text-transform:uppercase;opacity:.85;color:var(--gold2)}
.fnav{display:flex;justify-content:space-between;align-items:center;margin-top:36px}
.fnav .back{opacity:.6;font-size:11px;letter-spacing:.2em;text-transform:uppercase}.fnav .back:hover{opacity:1}
.err{color:#e8a68a;font-size:12.5px;min-height:18px;margin-top:8px}
.thanks{text-align:center;padding-top:40px}
.thanks svg{width:90px;height:90px;margin:0 auto 26px}
.thanks svg circle,.thanks svg path{fill:none;stroke:var(--gold2);stroke-width:1.5;stroke-dasharray:300;stroke-dashoffset:300;animation:draw 1.4s var(--ease) forwards}
.thanks svg path{animation-delay:.6s}

/* closing band + footer */
.band{position:relative;height:72vh;min-height:480px;display:grid;place-items:center;text-align:center;color:var(--cream);overflow:hidden}
.band img{position:absolute;inset:0;width:100%;height:115%;object-fit:cover;top:-7.5%}
.band:after{content:"";position:absolute;inset:0;background:rgba(10,21,40,.55)}
.band .in{position:relative;z-index:2;display:flex;flex-direction:column;align-items:center}
.band svg{width:76px;color:var(--cream)}
.band .wm{font-size:clamp(22px,3.2vw,40px);letter-spacing:.42em;margin-top:28px;font-weight:300;padding-left:.42em}
.band .tg{font-family:var(--serif);font-style:italic;color:var(--gold2);font-size:26px;margin-top:10px}
.band .tlink{margin-top:34px}
footer{background:var(--ink2);color:rgba(246,242,234,.68);padding:100px 0 40px}
.fgrid{display:grid;grid-template-columns:1.2fr 1fr 1fr 1fr;gap:60px;font-size:13px;line-height:2.1;font-weight:300}
.fgrid h4{font-size:10px;letter-spacing:.32em;text-transform:uppercase;color:var(--gold2);margin-bottom:16px;font-weight:500}
.fgrid a:hover{color:var(--gold2)}
.fgrid .fl svg{width:44px;color:var(--cream);margin-bottom:20px}
.fgrid .fl p{max-width:300px;line-height:1.9}
.legal{margin-top:80px;padding-top:30px;border-top:1px solid var(--lineL);font-size:11px;opacity:.6;display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;line-height:1.8}

#toast{position:fixed;left:50%;bottom:30px;transform:translate(-50%,250%);visibility:hidden;background:var(--white);color:var(--navy);padding:18px 26px;font-size:13px;z-index:90;box-shadow:0 20px 50px rgba(0,0,0,.25);border-left:3px solid var(--gold);transition:transform .6s var(--ease);max-width:90vw}
#toast.on{transform:translate(-50%,0);visibility:visible}

@media(max-width:1100px){
  .hl,.hr .ln,.hr .hbtn{display:none}
  .hwrap{grid-template-columns:auto 1fr auto;padding:0 24px}
  .hwrap .logo{flex-direction:row;gap:14px;text-align:left}.hwrap .logo .wm{padding-left:0;letter-spacing:.32em;font-size:12px;white-space:nowrap}.hwrap .logo .wm small{letter-spacing:.2em;font-size:7px}
  .logo svg{width:34px}
}
@media(max-width:1000px){
  .wrap{padding:0 24px}
  section,.intro,.props,.value{padding:100px 0}
  .hoods{padding:100px 0 0}
  .intro-grid,.pane,.calc-grid,.builder-grid,.contact-grid,.hoods .top{grid-template-columns:1fr;gap:56px}
  .pane.on{display:grid}
  .stats .wrap{grid-template-columns:1fr 1fr;row-gap:50px}.stat:nth-child(3){border-left:none}
  .tiles{grid-template-columns:1fr;height:auto}.tile{height:260px}.tile+.tile{border-left:none;border-top:1px solid rgba(246,242,234,.18)}
  .tile p,.tile .go{opacity:.85;max-height:none;transform:none}
  .rail{gap:18px;padding:0 24px;scroll-padding:0 24px}.card{flex-basis:86vw}
  .vform{grid-template-columns:1fr}.vform label{border-right:none;border-bottom:1px solid var(--line)}
  .form,.result{padding:34px}.choices{grid-template-columns:1fr}
  .badges{grid-template-columns:1fr}
  .fgrid{grid-template-columns:1fr 1fr;gap:40px}
  .mob{grid-template-columns:1fr;gap:40px;padding:110px 30px 50px;align-content:center}.mob .mi{padding-left:0;border-left:none;border-top:1px solid var(--lineL);padding-top:30px}
  .hero .cap{left:24px;right:24px;bottom:34px;flex-direction:column;align-items:flex-start;gap:14px}
  .scrollcue{display:none}
  .tabs button{padding:15px 18px}
}
@media(max-width:560px){.fgrid{grid-template-columns:1fr}.hero .ctas .btn{width:100%}}