:root {
  --ink: #111920;
  --navy: #071521;
  --gold: #b88932;
  --gold-dark: #9a7129;
  --cream: #f7f4ef;
  --paper: #ffffff;
  --muted: #6f7478;
  --line: #dfd9ce;
  --max: 1180px;
  --serif: "Playfair Display", Georgia, serif;
  --sans: "DM Sans", Arial, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--paper); font-family: var(--sans); line-height: 1.5; }
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; }
button { cursor: pointer; }
.container { width: min(calc(100% - 40px), var(--max)); margin-inline: auto; }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0; }
.skip-link { position: fixed; z-index: 9999; left: 1rem; top: 1rem; transform: translateY(-150%); background: var(--ink); color: white; padding: .7rem 1rem; }
.skip-link:focus { transform: translateY(0); }

.site-header { position: sticky; top: 0; z-index: 50; background: rgb(243,241,239); border-bottom: 1px solid rgba(17,25,32,.07); }
.nav-wrap { height: 92px; display: grid; grid-template-columns: 170px 1fr auto; align-items: center; column-gap: 24px; }
.brand img { width: 118px; height: 70px; object-fit: cover; object-position: center 38%; }
.primary-nav { display: flex; justify-content: flex-end; align-items: center; gap: 26px; font-size: .9rem; }
.primary-nav a { position: relative; padding: 9px 0; }
.primary-nav a::after { content: ""; position: absolute; left: 0; right: 100%; bottom: 2px; height: 1px; background: var(--gold); transition: right .25s ease; }
.primary-nav a:hover::after, .primary-nav a.active::after { right: 0; }
.nav-toggle { display: none; border: 0; background: transparent; padding: 8px; }
.nav-toggle span { display: block; width: 26px; height: 2px; background: var(--ink); margin: 5px; transition: .25s; }

.btn { display: inline-flex; align-items: center; justify-content: center; gap: 12px; min-height: 48px; padding: 0 24px; border-radius: 2px; border: 1px solid transparent; font-weight: 600; font-size: .9rem; transition: transform .2s ease, background .2s ease, border-color .2s ease; }
.btn:hover { transform: translateY(-1px); }
.btn-gold { color: #fff; background: linear-gradient(135deg, #c59a45, var(--gold)); box-shadow: 0 10px 24px rgba(184,137,50,.18); }
.btn-gold:hover { background: var(--gold-dark); }
.btn-outline { border-color: var(--gold); color: var(--ink); background: #fff; }

.hero { min-height: 610px; position: relative; display: grid; align-items: center; color: var(--ink); background-image: url('https://images.unsplash.com/photo-1600607687920-4e2a09cf159d?auto=format&fit=crop&w=2200&q=88'); background-position: center 55%; background-size: cover; overflow: hidden; animation: heroDrift 16s ease-in-out infinite alternate; }
.hero-overlay { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(248,246,241,.92) 0%, rgba(248,246,241,.75) 34%, rgba(248,246,241,.08) 64%, rgba(7,21,33,.12) 100%); }
.hero-content { position: relative; z-index: 1; display: flex; align-items: flex-end; justify-content: space-between; padding-block: 80px; }
.hero-copy { max-width: 560px; animation: heroCopyIn .9s cubic-bezier(.2,.7,.2,1) both; }
.hero-side { align-self: flex-end; display: grid; justify-items: end; gap: 16px; animation: heroSideIn 1s .18s cubic-bezier(.2,.7,.2,1) both; }
.hero-logo { width: 190px; padding: 12px 14px 10px; background: rgba(247,244,239,.86); border: 1px solid rgba(255,255,255,.46); box-shadow: 0 18px 50px rgba(7,21,33,.12); backdrop-filter: blur(8px); }
.hero-logo img { width: 100%; height: auto; mix-blend-mode: multiply; }
.eyebrow { margin: 0 0 16px; text-transform: uppercase; letter-spacing: .28em; font-weight: 700; font-size: .76rem; color: var(--gold); }
h1, h2, h3, p { margin-top: 0; }
h1, h2 { font-family: var(--serif); font-weight: 500; line-height: 1.05; }
h1 { font-size: clamp(3.1rem, 7vw, 6.7rem); letter-spacing: -.035em; margin-bottom: 24px; }
h1 em, h2 em { font-weight: 500; color: var(--gold); }
.hero-lead { max-width: 490px; font-size: 1.18rem; margin-bottom: 30px; }
.hero-location { color: #fff; background: rgba(7,21,33,.72); padding: 20px 24px; min-width: 210px; text-transform: uppercase; text-align: right; font-size: .72rem; letter-spacing: .16em; }
.hero-location span { display: block; }


@keyframes heroCopyIn {
  from { opacity: 0; transform: translateY(26px); }
  to { opacity: 1; transform: translateY(0); }
}
@keyframes heroSideIn {
  from { opacity: 0; transform: translateX(28px); }
  to { opacity: 1; transform: translateX(0); }
}
@keyframes heroDrift {
  from { background-position: 50% 55%; }
  to { background-position: 54% 52%; }
}

.js .reveal-item { opacity: 0; transform: translateY(28px); transition: opacity .7s cubic-bezier(.2,.7,.2,1), transform .7s cubic-bezier(.2,.7,.2,1); }
.js .reveal-item.revealed { opacity: 1; transform: translateY(0); }
.js .reveal-item[data-reveal-delay="1"] { transition-delay: .08s; }
.js .reveal-item[data-reveal-delay="2"] { transition-delay: .16s; }
.js .reveal-item[data-reveal-delay="3"] { transition-delay: .24s; }
.js .reveal-item[data-reveal-delay="4"] { transition-delay: .32s; }

.stats { background: var(--cream); border-bottom: 1px solid var(--line); }
.stats-grid { display: grid; grid-template-columns: repeat(4, 1fr); padding: 40px 0; }
.stat-card { min-height: 160px; display: grid; place-items: center; align-content: center; text-align: center; gap: 4px; padding: 20px 30px; border-right: 1px solid var(--line); }
.stat-card:last-child { border-right: 0; }
.stat-icon { font-size: 1.9rem; color: var(--gold); }
.stat-card strong { font-family: var(--serif); font-size: 3rem; font-weight: 500; line-height: 1; }
.stat-card span { color: #4f5559; }

.section { padding: 92px 0; }
.services { background: #fff; }
.services-layout { display: grid; grid-template-columns: .95fr 1.45fr; gap: 72px; align-items: start; }
.section-intro h2, .about h2, .portfolio h2, .contact h2 { font-size: clamp(2.5rem, 4vw, 4.6rem); letter-spacing: -.03em; margin-bottom: 26px; }
.section-intro > p:not(.eyebrow) { max-width: 520px; color: #53595d; margin-bottom: 26px; }
.service-grid { display: grid; grid-template-columns: repeat(2,1fr); }
.service-card { padding: 8px 32px 30px; min-height: 190px; border-left: 1px solid var(--line); }
.service-card:nth-child(n+3) { padding-top: 30px; border-top: 1px solid var(--line); }
.service-icon { color: var(--gold); font-size: 2.4rem; line-height: 1; margin-bottom: 10px; }
.service-card h3 { font-family: var(--serif); font-size: 1.75rem; font-weight: 500; margin-bottom: 4px; }
.service-card p { color: #62676b; margin-bottom: 0; }

.about { display: grid; grid-template-columns: 1fr 1fr; min-height: 540px; background: var(--cream); }
.about-image { min-height: 540px; background: linear-gradient(rgba(0,0,0,.06),rgba(0,0,0,.06)), url('assets/about_us.avif') center/cover; }
.about-copy { display: grid; align-items: center; padding: 70px clamp(28px, 7vw, 100px); }
.about-inner { max-width: 610px; }
.about-inner > p:not(.eyebrow) { color: #565d61; margin-bottom: 28px; }

.portfolio { background: #fbfaf8; }
.portfolio-head { display: grid; grid-template-columns: 1fr .85fr; align-items: end; gap: 40px; margin-bottom: 32px; }
.portfolio-head h2 { margin-bottom: 0; }
.portfolio-head > p { max-width: 460px; color: #676c70; justify-self: end; }
.filters { display: grid; grid-template-columns: 1.7fr .55fr .65fr auto; gap: 12px; margin-bottom: 30px; }
.filters input, .filters select { width: 100%; height: 52px; border: 1px solid #ddd7cc; background: #fff; color: var(--ink); padding: 0 14px; outline: none; }
.filters input:focus, .filters select:focus, .contact-form input:focus, .contact-form select:focus, .contact-form textarea:focus { border-color: var(--gold); box-shadow: 0 0 0 3px rgba(184,137,50,.12); }
.search-field { position: relative; }
.search-field > span:not(.sr-only) { position: absolute; left: 14px; top: 50%; transform: translateY(-50%); color: #777; }
.search-field input { padding-left: 40px; }
.property-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 26px 18px; }
.property-card { background: #fff; border: 1px solid #e8e3da; transition: transform .2s ease, box-shadow .2s ease; }
.property-card:hover { transform: translateY(-3px); box-shadow: 0 14px 30px rgba(25,27,28,.09); }
.property-card img { width: 100%; aspect-ratio: 1.62/1; object-fit: cover; }
.property-meta { display: grid; grid-template-columns: 1fr auto; gap: 12px; align-items: end; padding: 14px 14px 16px; }
.property-meta h3 { font-family: var(--serif); font-size: 1.12rem; margin-bottom: 1px; }
.property-meta p { font-size: .78rem; color: #74787c; margin: 0; }
.property-type { border-left: 1px solid var(--line); padding-left: 14px; white-space: nowrap; font-size: .77rem; }
.no-results { text-align: center; padding: 34px; color: #707579; }
.portfolio-action { display: flex; justify-content: center; margin-top: 34px; }

.contact { background: linear-gradient(180deg, #f8f6f1 0%, #fff 68%); border-top: 1px solid #eee8dc; }
.contact-shell { display: grid; gap: 42px; }
.contact-heading { display: grid; grid-template-columns: 1fr 1.15fr; gap: 72px; align-items: end; }
.contact-heading .eyebrow { grid-column: 1 / -1; margin-bottom: -24px; }
.contact-heading h2 { margin: 0; }
.contact-heading > p:last-child { color: #62686c; max-width: 560px; margin: 0 0 10px; line-height: 1.7; }
.contact-panel { display: grid; grid-template-columns: .82fr 1.38fr; background: #fff; border: 1px solid #ebe5da; box-shadow: 0 24px 60px rgba(21,26,29,.08); overflow: hidden; }
.contact-details { padding: 46px 42px; background: #f3efe7; display: flex; flex-direction: column; }
.contact-detail-card { display: grid; grid-template-columns: 46px 1fr; gap: 16px; align-items: center; padding: 21px 0; border-bottom: 1px solid #ddd4c5; }
.contact-detail-card:first-child { padding-top: 0; }
.contact-detail-icon { width: 46px; height: 46px; border: 1px solid #c8aa6a; display: grid; place-items: center; color: var(--gold); font-size: 1.15rem; }
.contact-detail-card small { display: block; text-transform: uppercase; letter-spacing: .14em; color: #8c7650; font-size: .66rem; font-weight: 700; margin-bottom: 4px; }
.contact-detail-card a, .contact-detail-card div > span { font-family: 'Playfair Display', serif; color: #172129; font-size: 1.08rem; }
.contact-note { margin-top: auto; padding-top: 36px; }
.contact-note strong { font-family: 'Playfair Display', serif; font-size: 1.25rem; font-weight: 500; }
.contact-note p { color: #696d6f; font-size: .88rem; margin: 9px 0 0; line-height: 1.6; }
.contact-form { background: linear-gradient(145deg, #17232c, #07131c); padding: 44px 46px; color: #fff; box-shadow: none; }
.form-heading { margin-bottom: 26px; }
.form-heading > span { font-family: 'Playfair Display', serif; font-size: 2rem; }
.form-heading p { color: #aeb6bb; font-size: .9rem; margin: 7px 0 0; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
.contact-form label { display: block; font-size: .72rem; text-transform: uppercase; letter-spacing: .08em; color: #d3d6d8; margin-bottom: 15px; }
.contact-form label span { color: #d2a04b; }
.contact-form input, .contact-form select, .contact-form textarea { display: block; width: 100%; margin-top: 7px; border: 1px solid #34424b; color: #fff; background: #202d36; padding: 14px 15px; outline: none; border-radius: 0; font: inherit; text-transform: none; letter-spacing: normal; }
.contact-form input::placeholder, .contact-form textarea::placeholder { color: #7e8a91; }
.contact-form select { min-height: 50px; }
.contact-form textarea { resize: vertical; min-height: 128px; }
.form-actions { display: flex; gap: 26px; align-items: center; justify-content: space-between; margin-top: 4px; }
.form-actions p { max-width: 300px; margin: 0; color: #89949a; font-size: .72rem; line-height: 1.5; }
.contact-form .btn { min-width: 190px; margin: 0; display: inline-flex; flex: 0 0 auto; }

.site-footer { background: #07141e; color: #d8dde0; padding: 17px 0 11px; }
.footer-top { display: flex; justify-content: space-between; gap: 30px; align-items: center; padding-bottom: 28px; border-bottom: 1px solid #2a343b; }
.footer-brand img { width: 130px; height: 78px; object-fit: contain; }
.footer-nav { display: flex; justify-content: flex-end; flex-wrap: wrap; gap: 12px 26px; font-size: .78rem; }
.socials { display: flex; gap: 12px; }
.socials a { width: 30px; height: 30px; border: 1px solid #71808a; display: grid; place-items: center; border-radius: 3px; }
.footer-bottom { display: flex; justify-content: space-between; align-items: center; gap: 28px; padding-top: 22px; color: #8e9aa2; }
.footer-bottom .footer-nav a { color: #d8dde0; }
.footer-bottom .footer-nav a:hover { color: var(--gold); }

@media (max-width: 980px) {
  .nav-wrap { grid-template-columns: 1fr auto auto; height: 78px; }
  .brand img { width: 96px; height: 58px; }
  .nav-toggle { display: block; grid-column: 2; }
  .nav-cta { grid-column: 3; }
  .primary-nav { position: absolute; top: 78px; left: 0; right: 0; display: grid; gap: 0; background: rgb(243,241,239); padding: 10px 20px 22px; border-bottom: 1px solid var(--line); transform: translateY(-130%); opacity: 0; pointer-events: none; transition: .25s ease; }
  .primary-nav.open { transform: translateY(0); opacity: 1; pointer-events: auto; }
  .primary-nav a { padding: 14px 4px; border-bottom: 1px solid #eee9e0; }
  .hero { min-height: 560px; }
  .hero-content { align-items: center; }
  .hero-location { display: none; }
  .hero-side { align-self: center; }
  .hero-logo { width: 155px; }
  .stats-grid { grid-template-columns: repeat(2, 1fr); }
  .stat-card:nth-child(2) { border-right: 0; }
  .stat-card:nth-child(-n+2) { border-bottom: 1px solid var(--line); }
  .services-layout { grid-template-columns: 1fr; gap: 50px; }
  .about { grid-template-columns: 1fr; }
  .about-image { min-height: 420px; }
  .portfolio-head { grid-template-columns: 1fr; }
  .portfolio-head > p { justify-self: start; }
  .filters { grid-template-columns: 1fr 1fr 1fr; }
  .filters .search-field { grid-column: 1 / -1; }
  .filters .btn { min-height: 52px; }
  .property-grid { grid-template-columns: repeat(2, 1fr); }
  .contact-heading { grid-template-columns: 1fr; gap: 18px; }
  .contact-heading .eyebrow { margin-bottom: 0; }
  .contact-panel { grid-template-columns: 1fr; }
  .contact-details { padding: 36px; }
  .footer-top { flex-direction: column; justify-content: center; text-align: center; }
  .footer-bottom { flex-direction: column; align-items: center; text-align: center; }
}

@media (max-width: 660px) {
  .container { width: min(calc(100% - 28px), var(--max)); }
  .nav-wrap { gap: 8px; }
  .nav-cta { min-height: 42px; padding: 0 14px; font-size: .78rem; }
  .hero { min-height: 620px; background-position: 66% center; }
  .hero-overlay { background: linear-gradient(90deg, rgba(248,246,241,.95) 0%, rgba(248,246,241,.86) 64%, rgba(248,246,241,.45) 100%); }
  .hero-content { padding-block: 70px; }
  .hero-side { display: none; }
  h1 { font-size: clamp(3rem, 15vw, 4.8rem); }
  .hero-lead { font-size: 1.02rem; max-width: 360px; }
  .stats-grid { grid-template-columns: 1fr 1fr; padding-block: 12px; }
  .stat-card { min-height: 145px; padding: 16px 10px; }
  .stat-card strong { font-size: 2.35rem; }
  .stat-card span { font-size: .82rem; }
  .section { padding: 68px 0; }
  .section-intro h2, .about h2, .portfolio h2, .contact h2 { font-size: 2.65rem; }
  .service-grid { grid-template-columns: 1fr; }
  .service-card, .service-card:nth-child(n+3) { border-left: 0; border-top: 1px solid var(--line); padding: 24px 0; min-height: 0; }
  .service-card:first-child { border-top: 0; }
  .about-image { min-height: 330px; }
  .about-copy { padding: 54px 22px; }
  .filters { grid-template-columns: 1fr 1fr; }
  .filters .btn { grid-column: 1 / -1; }
  .property-grid { grid-template-columns: 1fr; }
  .property-meta { grid-template-columns: 1fr; }
  .property-type { border-left: 0; border-top: 1px solid var(--line); padding: 10px 0 0; }
  .form-row { grid-template-columns: 1fr; gap: 0; }
  .contact-form { padding: 28px 22px; }
  .contact-details { padding: 28px 22px; }
  .form-row { grid-template-columns: 1fr; gap: 0; }
  .form-actions { flex-direction: column; align-items: stretch; }
  .form-actions p { max-width: none; }
  .contact-form .btn { width: 100%; }
  .footer-nav { flex-wrap: wrap; gap: 14px 22px; }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { scroll-behavior: auto !important; transition: none !important; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .hero, .hero-copy, .hero-side, .hero-banner-image { animation: none !important; }
  .hero.hero-banner-section::after { animation: none !important; display: none; }
  .js .reveal-item { opacity: 1; transform: none; transition: none; }
  *, *::before, *::after { scroll-behavior: auto !important; }
}

/* Homepage photographic banner */
.hero.hero-banner-section {
  position: relative;
  display: block;
  min-height: 0;
  width: 100%;
  overflow: hidden;
  background: #0b1720;
  animation: none;
}
.hero-banner-image {
  display: block;
  width: 100%;
  height: auto;
  object-fit: cover;
  transform-origin: center center;
  animation: bannerReveal 1.1s cubic-bezier(.2,.7,.2,1) both,
             bannerDrift 16s 1.1s ease-in-out infinite alternate;
  will-change: transform, opacity;
}
.hero.hero-banner-section::after {
  content: "";
  position: absolute;
  inset: 0;
  pointer-events: none;
  background: linear-gradient(110deg, transparent 20%, rgba(255,255,255,.07) 46%, transparent 70%);
  transform: translateX(-120%);
  animation: bannerLightSweep 8s 2.4s ease-in-out infinite;
  z-index: 2;
}
@keyframes bannerReveal {
  from { opacity: 0; transform: scale(1.045); }
  to { opacity: 1; transform: scale(1); }
}
@keyframes bannerDrift {
  from { transform: scale(1.00) translate3d(0,0,0); }
  to { transform: scale(1.035) translate3d(-0.45%, -0.25%, 0); }
}
@keyframes bannerLightSweep {
  0%, 62% { transform: translateX(-120%); opacity: 0; }
  70% { opacity: 1; }
  84%, 100% { transform: translateX(120%); opacity: 0; }
}
.hero-banner-cta {
  position: absolute;
  left: 6.1%;
  top: 65.2%;
  width: 14.2%;
  height: 6.1%;
  border-radius: 2px;
  z-index: 3;
}
.hero-banner-cta:focus-visible {
  outline: 3px solid #fff;
  outline-offset: 4px;
}
@media (max-width: 900px) {
  .hero-banner-image {
    min-height: 460px;
    object-fit: cover;
    object-position: 40% center;
  }
  .hero-banner-cta {
    left: 5.9%;
    top: 66%;
    width: 21%;
    height: 7%;
  }
}
@media (max-width: 640px) {
  /*
   * The hero artwork contains its headline and supporting copy inside the image.
   * Keep the left-hand content panel in view on phones instead of centring the
   * wide desktop artwork and cropping the text away. The ratio below shows
   * roughly the left 900px of the 1672x941 source image.
   */
  .hero.hero-banner-section {
    aspect-ratio: 900 / 941;
  }
  .hero-banner-image {
    width: 100%;
    height: 100%;
    min-height: 0;
    object-fit: cover;
    object-position: left center;
  }
  .hero-banner-cta {
    left: 6.1%;
    top: 65.2%;
    width: 26.4%;
    height: 6.1%;
  }
}

/* Simplified footer: logo and social icons removed; compact half-height footer */
.site-footer .footer-bottom {
  padding-top: 14px;
  padding-bottom: 14px;
}

/* Google Street View portfolio media */
.property-media { position: relative; display: block; overflow: hidden; background: #e9e5de; }
.property-media img { display: block; width: 100%; aspect-ratio: 1.62/1; object-fit: cover; transition: transform .35s ease; }
.property-card:hover .property-media img { transform: scale(1.025); }
.maps-badge { position: absolute; right: 10px; bottom: 10px; padding: 7px 9px; background: rgba(255,255,255,.92); color: #222; font-size: .68rem; line-height: 1; border: 1px solid rgba(0,0,0,.08); box-shadow: 0 2px 8px rgba(0,0,0,.08); }

/* Premium portfolio image placeholders — intentionally used until verified property photography is available. */
.property-media { text-decoration: none; }
.property-placeholder {
  position: relative;
  width: 100%;
  aspect-ratio: 1.62 / 1;
  overflow: hidden;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  align-items: flex-start;
  padding: 24px;
  color: #f7f2e8;
  background:
    radial-gradient(circle at 82% 18%, rgba(197,161,91,.20) 0 1px, transparent 2px),
    linear-gradient(135deg, rgba(197,161,91,.10), transparent 42%),
    #17211d;
  isolation: isolate;
}
.property-placeholder::before {
  content: "";
  position: absolute;
  inset: 18px;
  border: 1px solid rgba(197,161,91,.34);
  z-index: -1;
}
.property-placeholder::after {
  content: "";
  position: absolute;
  width: 150px;
  height: 150px;
  right: -28px;
  top: -34px;
  border: 1px solid rgba(197,161,91,.18);
  transform: rotate(45deg);
  z-index: -1;
}
.placeholder-brand {
  position: absolute;
  left: 24px;
  top: 23px;
  font-size: .62rem;
  letter-spacing: .20em;
  font-weight: 700;
  color: #c5a15b;
}
.placeholder-building {
  position: absolute;
  right: 25px;
  top: 20px;
  font-family: Georgia, serif;
  font-size: 2.1rem;
  line-height: 1;
  color: rgba(197,161,91,.65);
}
.placeholder-address {
  max-width: 88%;
  font-family: "Playfair Display", Georgia, serif;
  font-size: clamp(1.05rem, 1.8vw, 1.35rem);
  font-weight: 500;
  line-height: 1.18;
  letter-spacing: -.01em;
}
.placeholder-note {
  margin-top: 9px;
  font-size: .69rem;
  letter-spacing: .08em;
  text-transform: uppercase;
  color: rgba(247,242,232,.62);
}
.placeholder-area {
  position: absolute;
  right: 25px;
  bottom: 23px;
  font-size: .65rem;
  color: #c5a15b;
}
.property-card:hover .property-placeholder { background-color: #1c2924; }
.property-card:hover .property-media img { transform: none; }
@media (max-width: 560px) {
  .property-placeholder { padding: 20px; }
  .property-placeholder::before { inset: 14px; }
  .placeholder-brand { left: 20px; top: 19px; }
  .placeholder-building { right: 21px; top: 17px; }
  .placeholder-area { right: 21px; bottom: 19px; }
}

/* Address-specific portfolio covers: one distinct visual per unique building. */
.property-cover {
  display:block; width:100%; aspect-ratio:1.62/1; object-fit:cover;
  transition:transform .35s ease, filter .35s ease;
}
.property-card:hover .property-cover { transform:scale(1.018); filter:brightness(1.04); }
.property-media .maps-badge { z-index:2; }

/* Portfolio card location action: displayed in card details above property type */
.maps-badge-inline {
  position: static;
  display: inline-flex;
  width: fit-content;
  align-items: center;
  justify-content: center;
  margin-top: 10px;
  margin-bottom: 10px;
  padding: 8px 11px;
  background: #fff;
  color: #222;
  text-decoration: none;
  font-size: .7rem;
  line-height: 1;
  border: 1px solid rgba(0,0,0,.12);
  box-shadow: none;
}
.maps-badge-inline:hover { border-color: var(--gold); color: var(--gold-dark, #8b6b2f); }
@media (max-width: 900px) {
  .maps-badge-inline { margin-bottom: 2px; }
}


/* ===== Premium portfolio card redesign ===== */
.property-grid {
  gap: 22px;
}
.property-card {
  position: relative;
  min-height: 255px;
  overflow: hidden;
  border: 1px solid #e3ddd2;
  border-radius: 2px;
  background:
    radial-gradient(circle at 92% 8%, rgba(184,137,50,.10), transparent 32%),
    linear-gradient(145deg, #ffffff 0%, #fbfaf7 100%);
  box-shadow: 0 8px 22px rgba(25,27,28,.045);
}
.property-card::before {
  content: "";
  position: absolute;
  left: 0; top: 0; bottom: 0;
  width: 3px;
  background: var(--gold);
  transform: scaleY(.38);
  transform-origin: top;
  transition: transform .25s ease;
}
.property-card:hover {
  transform: translateY(-4px);
  border-color: #d9cfbd;
  box-shadow: 0 18px 38px rgba(25,27,28,.09);
}
.property-card:hover::before { transform: scaleY(1); }

.property-meta {
  min-height: 255px;
  padding: 22px 22px 20px 24px;
  display: flex;
  flex-direction: column;
  align-items: stretch;
  gap: 0;
}
.property-card-top {
  display: flex;
  justify-content: space-between;
  align-items: center;
  padding-bottom: 18px;
  border-bottom: 1px solid #eee9e0;
}
.property-ref {
  font-family: var(--serif);
  font-size: .78rem;
  color: var(--gold);
  letter-spacing: .08em;
}
.property-area {
  font-size: .66rem;
  text-transform: uppercase;
  letter-spacing: .13em;
  color: #77736d;
}
.property-card-body {
  padding: 24px 0 20px;
  flex: 1;
}
.property-meta .property-card-body h3 {
  margin: 0 0 8px;
  max-width: 95%;
  font-family: var(--serif);
  font-size: 1.42rem;
  line-height: 1.15;
  font-weight: 500;
  letter-spacing: -.015em;
  color: var(--ink);
}
.property-address {
  margin: 0;
  max-width: 95%;
  color: #70736f;
  font-size: .79rem;
  line-height: 1.55;
}
.property-card-actions {
  display: flex;
  flex-direction: column;
  align-items: flex-start;
  gap: 9px;
  padding-top: 16px;
  border-top: 1px solid #eee9e0;
}
.maps-badge-inline {
  margin: 0;
  min-height: 36px;
  padding: 0 13px;
  gap: 8px;
  border: 1px solid #d8d1c5;
  border-radius: 0;
  background: transparent;
  color: #252827;
  font-size: .7rem;
  font-weight: 600;
  letter-spacing: .02em;
  transition: background .2s ease, border-color .2s ease, color .2s ease;
}
.maps-badge-inline:hover {
  background: #202825;
  border-color: #202825;
  color: #fff;
}
.location-arrow {
  color: var(--gold);
  font-size: .85rem;
}
.property-type {
  border-left: 0;
  padding-left: 0;
  font-size: .68rem;
  letter-spacing: .055em;
  text-transform: uppercase;
  color: #6d706d;
  white-space: nowrap;
}
.property-type-residential::first-letter,
.property-type-commercial::first-letter { color: var(--gold); }

@media (max-width: 900px) {
  .property-card, .property-meta { min-height: 235px; }
  .property-meta { padding: 20px; }
  .property-card-body { padding: 20px 0 17px; }
  .maps-badge-inline { margin: 0; }
}
@media (max-width: 560px) {
  .property-grid { gap: 14px; }
  .property-card, .property-meta { min-height: 220px; }
  .property-meta .property-card-body h3 { font-size: 1.28rem; }
}

/* ===== Portfolio section redesign v2 ===== */
.portfolio {
  position: relative;
  overflow: hidden;
  background: #f5f2ec;
  padding-top: 108px;
  padding-bottom: 108px;
}
.portfolio::before {
  content: "";
  position: absolute;
  width: 420px;
  height: 420px;
  border: 1px solid rgba(184,137,50,.14);
  border-radius: 50%;
  right: -210px;
  top: 68px;
  pointer-events: none;
}
.portfolio-overview {
  position: relative;
  display: grid;
  grid-template-columns: 1.25fr .9fr;
  gap: 72px;
  align-items: end;
  padding: 56px 58px;
  margin-bottom: 24px;
  color: #fff;
  background: linear-gradient(135deg, #0a1b26 0%, #122c35 100%);
  box-shadow: 0 24px 70px rgba(7,21,33,.12);
}
.portfolio-overview::after {
  content: "";
  position: absolute;
  right: 38px;
  top: 34px;
  width: 80px;
  height: 80px;
  border-top: 1px solid rgba(184,137,50,.55);
  border-right: 1px solid rgba(184,137,50,.55);
}
.portfolio-intro .eyebrow { margin-bottom: 20px; }
.portfolio-intro h2 {
  max-width: 650px;
  margin: 0 0 22px;
  color: #fff;
  font-size: clamp(2.7rem, 4.5vw, 4.9rem);
}
.portfolio-intro > p:last-child {
  max-width: 610px;
  margin: 0;
  color: rgba(255,255,255,.69);
  font-size: 1rem;
  line-height: 1.8;
}
.portfolio-metrics {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  align-self: stretch;
  border-left: 1px solid rgba(255,255,255,.13);
}
.portfolio-metric {
  display: flex;
  min-height: 130px;
  padding: 14px 20px;
  flex-direction: column;
  justify-content: flex-end;
  border-right: 1px solid rgba(255,255,255,.13);
}
.portfolio-metric:last-child { border-right: 0; }
.portfolio-metric strong {
  display: block;
  font-family: var(--serif);
  font-size: 2.8rem;
  font-weight: 500;
  line-height: 1;
  color: #d2a650;
}
.portfolio-metric span {
  margin-top: 10px;
  font-size: .68rem;
  line-height: 1.4;
  letter-spacing: .08em;
  text-transform: uppercase;
  color: rgba(255,255,255,.65);
}
.portfolio-toolbar {
  position: relative;
  z-index: 2;
  margin-bottom: 26px;
  padding: 20px 22px 22px;
  background: rgba(255,255,255,.88);
  border: 1px solid #e2dbcf;
  box-shadow: 0 12px 30px rgba(35,31,25,.04);
  backdrop-filter: blur(12px);
}
.portfolio-toolbar-head {
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 24px;
  padding: 0 2px 14px;
}
.portfolio-toolbar-head > div { display: flex; align-items: baseline; gap: 14px; }
.toolbar-label {
  font-size: .68rem;
  font-weight: 700;
  letter-spacing: .15em;
  text-transform: uppercase;
  color: #2c3436;
}
.portfolio-result-count { font-size: .73rem; color: #87827a; }
.portfolio-clear {
  border: 0;
  border-bottom: 1px solid #c6a866;
  padding: 2px 0;
  background: transparent;
  color: #75633f;
  font-size: .72rem;
}
.portfolio-clear:hover { color: var(--ink); }
.portfolio .filters {
  grid-template-columns: 1.7fr .65fr .65fr;
  gap: 10px;
  margin: 0;
}
.portfolio .filters input,
.portfolio .filters select {
  height: 50px;
  border-color: #e1dbd0;
  background-color: #faf9f6;
}
.portfolio .filters select { cursor: pointer; }
.portfolio .property-grid {
  grid-template-columns: repeat(3, minmax(0,1fr));
  gap: 16px;
}
.portfolio .property-card {
  min-height: 0;
  border: 1px solid #ded7cb;
  border-radius: 0;
  background: #fff;
  box-shadow: none;
}
.portfolio .property-card::before {
  width: 2px;
  transform: scaleY(1);
  background: #b88932;
}
.portfolio .property-card:hover {
  transform: translateY(-4px);
  border-color: #cabdA8;
  box-shadow: 0 18px 38px rgba(28,32,33,.08);
}
.portfolio .property-meta {
  min-height: 238px;
  padding: 20px 20px 18px 22px;
}
.portfolio .property-card-top {
  padding-bottom: 14px;
  border-bottom-color: #eee9e0;
}
.portfolio .property-ref {
  font-family: var(--sans);
  font-size: .62rem;
  font-weight: 700;
  letter-spacing: .16em;
  color: #a9894f;
}
.portfolio .property-area {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  font-size: .59rem;
  font-weight: 700;
  letter-spacing: .12em;
  color: #77736d;
}
.portfolio .property-area::before {
  content: "";
  width: 5px;
  height: 5px;
  border-radius: 50%;
  background: #b88932;
}
.portfolio .property-card-body { padding: 22px 0 20px; }
.portfolio .property-meta .property-card-body h3 {
  font-size: 1.5rem;
  margin-bottom: 9px;
}
.portfolio .property-address {
  font-size: .76rem;
  line-height: 1.6;
  color: #74736f;
}
.portfolio .property-card-actions {
  display: grid;
  grid-template-columns: 1fr auto;
  align-items: center;
  gap: 12px;
  padding-top: 14px;
}
.portfolio .maps-badge-inline {
  width: fit-content;
  min-height: 34px;
  padding: 0;
  border: 0;
  border-bottom: 1px solid #c8ad73;
  background: transparent;
  font-size: .68rem;
}
.portfolio .maps-badge-inline:hover {
  background: transparent;
  color: #9a7129;
}
.portfolio .property-type {
  font-size: .6rem;
  letter-spacing: .08em;
  color: #8a867e;
}
.portfolio-footer {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  margin-top: 30px;
  padding: 26px 30px;
  border-top: 1px solid #dcd4c6;
  border-bottom: 1px solid #dcd4c6;
}
.portfolio-footer p {
  margin: 0;
  font-family: var(--serif);
  font-size: 1.25rem;
  color: #313638;
}
.portfolio .no-results {
  margin: 28px 0;
  padding: 50px 30px;
  border: 1px dashed #cec5b6;
  background: rgba(255,255,255,.5);
}
@media (max-width: 980px) {
  .portfolio-overview { grid-template-columns: 1fr; gap: 40px; padding: 46px; }
  .portfolio-metrics { border-left: 0; border-top: 1px solid rgba(255,255,255,.13); padding-top: 22px; }
  .portfolio .property-grid { grid-template-columns: repeat(2, minmax(0,1fr)); }
}
@media (max-width: 700px) {
  .portfolio { padding-top: 76px; padding-bottom: 76px; }
  .portfolio-overview { padding: 34px 26px; }
  .portfolio-overview::after { width: 54px; height: 54px; right: 22px; top: 22px; }
  .portfolio-metrics { grid-template-columns: 1fr; }
  .portfolio-metric { min-height: 78px; padding: 16px 0; border-right: 0; border-bottom: 1px solid rgba(255,255,255,.13); }
  .portfolio-metric:last-child { border-bottom: 0; }
  .portfolio .filters { grid-template-columns: 1fr; }
  .portfolio-toolbar-head { align-items: flex-start; }
  .portfolio-toolbar-head > div { flex-direction: column; gap: 3px; }
  .portfolio .property-grid { grid-template-columns: 1fr; }
  .portfolio .property-meta { min-height: 220px; }
  .portfolio-footer { align-items: flex-start; flex-direction: column; }
}