:root {
  --ink: #0D1824;
  --ink-deep: #0A121C;
  --rust: #C2503A;
  --chalk: #E9E6DC;
  --paper: #F5F3EC;
  --white: #FFFFFF;
  --line: rgba(13, 24, 36, 0.14);
  --line-light: rgba(255, 255, 255, 0.2);
  --font: "DM Sans", system-ui, -apple-system, "Segoe UI", sans-serif;
  --gutter: clamp(24px, 6.66vw, 96px);
  --ease: cubic-bezier(0.16, 1, 0.3, 1);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }

:focus-visible {
  outline: 2px solid var(--rust);
  outline-offset: 3px;
}
body {
  margin: 0;
  background: var(--chalk);
  color: var(--ink);
  font-family: var(--font);
  font-size: 16px;
  line-height: 1.55;
  -webkit-font-smoothing: antialiased;
}
a { color: inherit; text-decoration: none; }
img { display: block; max-width: 100%; }
.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;
}

.site-header {
  position: absolute;
  inset: 0 0 auto;
  z-index: 10;
  height: 104px;
  padding: 0 var(--gutter);
  display: flex;
  align-items: center;
  justify-content: space-between;
  border-bottom: 1px solid var(--line-light);
  color: var(--white);
}
.site-logo { display: block; width: clamp(178px, 16vw, 232px); padding: 18px 0; }
.site-logo img { width: 100%; height: auto; }
.site-nav { display: flex; align-items: center; gap: clamp(22px, 2.7vw, 44px); }
.site-nav a {
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  transition: color 220ms ease;
}
.site-nav a:hover { color: var(--chalk); }
.site-nav .nav-cta { border-left: 1px solid var(--line-light); padding-left: clamp(22px, 2.7vw, 44px); }

.conviction-hero {
  position: relative;
  min-height: 100svh;
  background: var(--ink);
  color: var(--white);
  display: flex;
  align-items: flex-end;
  overflow: hidden;
  overflow: clip;
}
.conviction-hero__image,
.conviction-hero__video {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: 58% center;
  filter: saturate(0.62) contrast(1.08) brightness(0.78);
  transform: scale(1.015);
  pointer-events: none;
}
.conviction-hero__video {
  object-position: center;
  filter: none;
}
.conviction-hero__scrim {
  position: absolute;
  top: 0;
  right: 0;
  bottom: -3px;
  left: 0;
  background:
    linear-gradient(to bottom, rgba(13,24,36,0.74) 0%, rgba(13,24,36,0) 10%),
    linear-gradient(to top, rgba(13,24,36,0.82) 0%, rgba(13,24,36,0.42) 22%, rgba(13,24,36,0) 40%),
    linear-gradient(rgba(13,24,36,0.05), rgba(13,24,36,0.05));
  pointer-events: none;
}
.conviction-hero__content {
  position: relative;
  z-index: 1;
  width: min(810px, 72vw);
  padding: 180px var(--gutter) 120px;
}
.eyebrow {
  margin: 0 0 30px;
  color: var(--chalk);
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.24em;
  line-height: 1;
  text-transform: uppercase;
}
.eyebrow::before {
  content: "";
  display: inline-block;
  width: 44px;
  height: 2px;
  margin-right: 18px;
  vertical-align: 0.25em;
  background: var(--rust);
}
.conviction-hero h1 {
  margin: 0;
  font-size: clamp(64px, 9.2vw, 136px);
  font-weight: 800;
  letter-spacing: -0.035em;
  line-height: 0.86;
}
.conviction-hero h1 span { color: var(--chalk); }
.hero-intro {
  max-width: 570px;
  margin: 40px 0 0;
  color: rgba(255,255,255,0.78);
  font-size: clamp(17px, 1.5vw, 21px);
  line-height: 1.55;
}
.hero-actions { display: flex; align-items: center; gap: 34px; margin-top: 44px; }
.button {
  display: inline-flex;
  min-height: 54px;
  padding: 0 28px;
  align-items: center;
  justify-content: center;
  border: 1px solid currentColor;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  transition: background 220ms ease, color 220ms ease, border-color 220ms ease;
}
.button--light { background: var(--chalk); border-color: var(--chalk); color: var(--ink); }
.button--light:hover { background: var(--rust); border-color: var(--rust); color: var(--white); }
.text-link {
  border-bottom: 1px solid var(--line-light);
  padding: 10px 0;
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}
.text-link span { color: var(--rust); margin-left: 8px; }
.hero-signature {
  position: absolute;
  z-index: 2;
  right: var(--gutter);
  bottom: 116px;
  margin: 0;
  font-size: 10px;
  font-weight: 600;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  writing-mode: vertical-rl;
  transform: rotate(180deg);
}
.hero-signature span { color: var(--rust); }
.hero-sound-toggle {
  position: absolute;
  z-index: 3;
  right: var(--gutter);
  bottom: 36px;
  display: inline-flex;
  width: 82px;
  min-height: 36px;
  padding: 0 8px 0 38px;
  align-items: center;
  justify-content: center;
  border: 1px solid rgba(255,255,255,0.36);
  border-radius: 999px;
  background: rgba(13,24,36,0.5);
  color: var(--white);
  font-family: inherit;
  font-size: 8px;
  font-weight: 600;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  cursor: pointer;
  overflow: hidden;
  transition: padding 220ms ease, background 220ms ease, border-color 220ms ease;
}
.hero-sound-toggle:hover { background: rgba(13,24,36,0.78); border-color: rgba(255,255,255,0.62); }
.hero-sound-toggle:focus-visible { outline: 2px solid var(--rust); outline-offset: 2px; }
.hero-sound-toggle svg {
  position: absolute;
  top: 2px;
  left: 2px;
  width: 30px;
  height: 30px;
  padding: 6px;
  border: 1px solid rgba(255,255,255,0.2);
  border-radius: 50%;
  background: rgba(255,255,255,0.11);
  box-sizing: border-box;
  fill: none;
  stroke: currentColor;
  stroke-width: 1.75;
  stroke-linecap: round;
  stroke-linejoin: round;
  transition: transform 220ms ease, background 220ms ease;
}
.hero-sound-toggle span { line-height: 1; }
.hero-sound-toggle.is-on { padding: 0 38px 0 8px; }
.hero-sound-toggle.is-on svg { transform: translateX(46px); background: rgba(194,80,58,0.5); }
.hero-sound-toggle__on { display: none; }
.hero-sound-toggle.is-on .hero-sound-toggle__off { display: none; }
.hero-sound-toggle.is-on .hero-sound-toggle__on { display: initial; }

.property-search {
  min-height: clamp(460px, 54vw, 620px);
  padding: clamp(92px, 10vw, 142px) var(--gutter);
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  background: var(--chalk);
  border-bottom: 1px solid var(--line);
}
.property-search__tabs {
  display: flex;
  gap: clamp(54px, 7vw, 92px);
  margin-bottom: clamp(64px, 8vw, 104px);
}
.property-search__tab {
  position: relative;
  padding: 0 2px 16px;
  border: 0;
  background: transparent;
  color: rgba(13,24,36,0.46);
  font-family: inherit;
  font-size: 14px;
  font-weight: 700;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  cursor: pointer;
  transition: color 220ms ease;
}
.property-search__tab::after {
  content: "";
  position: absolute;
  right: 0;
  bottom: 0;
  left: 0;
  height: 1px;
  background: var(--rust);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 420ms var(--ease);
}
.property-search__tab:hover,
.property-search__tab.is-active { color: var(--ink); }
.property-search__tab.is-active::after { transform: scaleX(1); }
.property-search__form {
  width: min(100%, 1040px);
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto auto;
  align-items: center;
  gap: clamp(18px, 2.5vw, 34px);
  border-bottom: 1px solid rgba(13,24,36,0.28);
  transition: border-color 220ms ease;
}
.property-search__form:focus-within { border-color: var(--ink); }
.property-search__input {
  min-width: 0;
  padding: 18px 0 24px;
  border: 0;
  outline: 0;
  background: transparent;
  color: var(--ink);
  font: 400 clamp(28px, 3.1vw, 44px)/1.2 var(--font);
  letter-spacing: -0.025em;
}
.property-search__input::placeholder { color: rgba(13,24,36,0.28); opacity: 1; }
.property-search__filter,
.property-search__submit {
  position: relative;
  display: grid;
  place-items: center;
  width: 44px;
  height: 44px;
  padding: 0;
  border: 0;
  background: transparent;
  color: rgba(13,24,36,0.56);
  cursor: pointer;
  transition: color 220ms ease, transform 220ms ease;
}
.property-search__filter:hover,
.property-search__submit:hover { color: var(--rust); }
.property-search__submit:hover { transform: translateX(4px); }
.property-search__filter svg { width: 22px; height: 22px; fill: none; stroke: currentColor; stroke-width: 1.25; }
.property-search__submit svg { width: 32px; height: 20px; fill: none; stroke: currentColor; stroke-width: 1.25; }
.property-search__filter-count {
  position: absolute;
  top: 1px;
  right: 0;
  min-width: 16px;
  height: 16px;
  padding: 0 4px;
  border-radius: 999px;
  background: var(--rust);
  color: var(--white);
  font-size: 9px;
  font-weight: 700;
  line-height: 16px;
  text-align: center;
}

.property-filter-drawer {
  position: fixed;
  inset: 0;
  z-index: 100;
  pointer-events: none;
}
.property-filter-drawer__backdrop {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  padding: 0;
  border: 0;
  background: rgba(13,24,36,0.46);
  opacity: 0;
  cursor: default;
  transition: opacity 420ms ease;
}
.property-filter-drawer__panel {
  position: absolute;
  top: 0;
  right: 0;
  width: min(500px, 94vw);
  height: 100%;
  padding: 42px clamp(30px, 4vw, 54px) 34px;
  display: flex;
  flex-direction: column;
  overflow-y: auto;
  border-left: 1px solid var(--line);
  background: var(--chalk);
  color: var(--ink);
  transform: translateX(102%);
  transition: transform 520ms var(--ease);
}
.property-filter-drawer.is-open { pointer-events: auto; }
.property-filter-drawer.is-open .property-filter-drawer__backdrop { opacity: 1; }
.property-filter-drawer.is-open .property-filter-drawer__panel { transform: translateX(0); }
.property-filter-drawer__header {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding-bottom: 28px;
  margin-bottom: 48px;
  border-bottom: 1px solid var(--line);
}
.property-filter-drawer__header h2,
.property-filter-drawer__close,
.property-filter-drawer__group legend,
.property-filter-drawer__clear {
  font-family: inherit;
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.3em;
  text-transform: uppercase;
}
.property-filter-drawer__header h2 { margin: 0; color: var(--ink); }
.property-filter-drawer__close,
.property-filter-drawer__clear {
  padding: 8px 0;
  border: 0;
  background: transparent;
  color: rgba(13,24,36,0.5);
  cursor: pointer;
  transition: color 220ms ease;
}
.property-filter-drawer__close:hover,
.property-filter-drawer__clear:hover { color: var(--rust); }
.property-filter-drawer__group {
  min-width: 0;
  margin: 0 0 42px;
  padding: 0;
  border: 0;
}
.property-filter-drawer__group legend {
  width: 100%;
  margin-bottom: 22px;
  color: rgba(13,24,36,0.5);
}
.property-filter-drawer__checks {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 18px 24px;
}
.property-filter-drawer__checks label {
  display: flex;
  align-items: center;
  gap: 13px;
  font-size: 15px;
  cursor: pointer;
}
.property-filter-drawer__checks input {
  appearance: none;
  width: 18px;
  height: 18px;
  margin: 0;
  border: 1px solid rgba(13,24,36,0.28);
  border-radius: 0;
  background: transparent;
  cursor: pointer;
}
.property-filter-drawer__checks input:checked {
  border-color: var(--rust);
  background: var(--rust);
  box-shadow: inset 0 0 0 4px var(--chalk);
}
.property-filter-drawer__range {
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto minmax(0, 1fr);
  align-items: center;
  gap: 18px;
}
.property-filter-drawer__range > span { color: rgba(13,24,36,0.28); }
.property-filter-drawer__range label { min-width: 0; }
.property-filter-drawer__range input {
  width: 100%;
  padding: 9px 0 13px;
  border: 0;
  border-bottom: 1px solid rgba(13,24,36,0.25);
  border-radius: 0;
  outline: 0;
  background: transparent;
  color: var(--ink);
  font: 400 16px/1.3 var(--font);
  appearance: textfield;
}
.property-filter-drawer__range input:focus { border-color: var(--rust); }
.property-filter-drawer__range input::placeholder { color: rgba(13,24,36,0.28); opacity: 1; }
.property-filter-drawer__range input::-webkit-inner-spin-button,
.property-filter-drawer__range input::-webkit-outer-spin-button { margin: 0; appearance: none; }
.property-filter-drawer__bedrooms { display: flex; flex-wrap: wrap; gap: 10px; }
.property-filter-drawer__bedrooms button {
  min-width: 62px;
  padding: 12px 16px;
  border: 1px solid rgba(13,24,36,0.24);
  border-radius: 0;
  background: transparent;
  color: rgba(13,24,36,0.72);
  font: 500 13px/1.2 var(--font);
  cursor: pointer;
  transition: border-color 220ms ease, color 220ms ease;
}
.property-filter-drawer__bedrooms button:hover,
.property-filter-drawer__bedrooms button.is-active { border-color: var(--rust); color: var(--rust); }
.property-filter-drawer__actions {
  margin-top: auto;
  padding-top: 34px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  border-top: 1px solid var(--line);
}
.property-filter-drawer__apply {
  min-height: 54px;
  padding: 0 28px;
  border: 1px solid var(--ink);
  border-radius: 0;
  background: transparent;
  color: var(--ink);
  font: 700 10px/1 var(--font);
  letter-spacing: 0.25em;
  text-transform: uppercase;
  cursor: pointer;
  transition: background 220ms ease, color 220ms ease;
}
.property-filter-drawer__apply:hover { background: var(--ink); color: var(--chalk); }
body.filter-drawer-open { overflow: hidden; }

.journey-intro {
  min-height: 54vh;
  padding: clamp(96px, 14vw, 190px) var(--gutter);
  display: grid;
  grid-template-columns: minmax(0, 1.4fr) minmax(300px, 0.75fr);
  align-items: end;
  gap: 72px;
}
.eyebrow--ink { color: var(--rust); }
.journey-intro h2 {
  max-width: 760px;
  margin: 0;
  font-size: clamp(46px, 6.4vw, 94px);
  font-weight: 700;
  letter-spacing: -0.035em;
  line-height: 0.98;
}
.journey-intro > p {
  margin: 0 0 8px;
  color: rgba(13,24,36,0.7);
  font-size: clamp(17px, 1.6vw, 21px);
}

@media (max-width: 900px) {
  .site-header { height: 84px; }
  .site-nav a:not(.nav-cta) { display: none; }
  .site-nav .nav-cta { border-left: 0; padding-left: 0; }
  .conviction-hero__content { width: 88vw; padding-bottom: 92px; }
  .journey-intro { grid-template-columns: 1fr; align-items: start; gap: 42px; }
}

@media (max-width: 600px) {
  .site-logo { width: 160px; }
  .site-nav .nav-cta { font-size: 9px; letter-spacing: 0.14em; }
  .conviction-hero__image,
  .conviction-hero__video { object-position: center; }
  .conviction-hero__content { width: 100%; padding: 150px 24px 96px; }
  .conviction-hero h1 { font-size: clamp(52px, 16.2vw, 68px); }
  .conviction-hero__scrim {
    background:
      linear-gradient(to bottom, rgba(13,24,36,0.56) 0%, rgba(13,24,36,0.26) 30%, rgba(13,24,36,0.76) 100%),
      linear-gradient(rgba(13,24,36,0.2), rgba(13,24,36,0.2));
  }
  .hero-intro { margin-top: 30px; font-size: 16px; }
  .hero-actions { align-items: flex-start; flex-direction: column; gap: 14px; margin-top: 34px; }
  .hero-signature { display: none; }
  .hero-sound-toggle { right: 24px; bottom: 24px; }
  .property-search { min-height: 400px; padding: 78px 24px 84px; }
  .property-search__tabs { margin-bottom: 54px; }
  .property-search__form { gap: 6px; }
  .property-search__input { padding-bottom: 20px; font-size: 22px; }
  .property-search__filter,
  .property-search__submit { width: 38px; height: 38px; }
  .property-search__filter svg { width: 19px; height: 19px; }
  .property-search__submit svg { width: 27px; }
  .property-filter-drawer__panel { padding: 28px 24px 24px; }
  .property-filter-drawer__header { margin-bottom: 36px; }
  .property-filter-drawer__checks { grid-template-columns: 1fr; }
  .property-filter-drawer__actions { position: sticky; bottom: -24px; margin-right: -24px; margin-left: -24px; padding: 22px 24px 24px; background: var(--chalk); }
  .property-filter-drawer__apply { padding: 0 20px; }
  .journey-intro { min-height: auto; padding: 90px 24px; }
  .journey-intro h2 { font-size: 48px; }
}

@media (prefers-reduced-motion: reduce) {
  .conviction-hero__video { display: none; }
  .conviction-hero__image { transform: none; }
  .hero-sound-toggle { display: none; }
}

/* Full homepage */
.site-header {
  position: fixed;
  transition: height 220ms ease, background 220ms ease, border-color 220ms ease;
}
.site-header.is-scrolled {
  height: 82px;
  background: rgba(10, 18, 28, 0.96);
  border-bottom-color: var(--line-light);
}
.menu-toggle {
  display: none;
  width: 44px;
  height: 44px;
  padding: 0;
  border: 0;
  background: transparent;
  color: var(--white);
  cursor: pointer;
  position: relative;
  z-index: 12;
}
.menu-toggle span {
  position: absolute;
  left: 10px;
  width: 24px;
  height: 1px;
  background: currentColor;
  transition: transform 220ms ease, top 220ms ease;
}
.menu-toggle span:first-child { top: 18px; }
.menu-toggle span:last-child { top: 26px; }
.menu-toggle.is-open span:first-child { top: 22px; transform: rotate(45deg); }
.menu-toggle.is-open span:last-child { top: 22px; transform: rotate(-45deg); }

.journey-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  background: var(--ink);
}
.journey-card {
  min-height: clamp(620px, 78vh, 860px);
  position: relative;
  overflow: hidden;
  color: var(--white);
  border-right: 1px solid var(--line-light);
}
.journey-card:last-child { border-right: 0; }
.journey-card > img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 1.2s var(--ease), filter 1.2s var(--ease);
}
.journey-card--invest > img { object-position: 52% center; filter: saturate(0.62) contrast(1.05); }
.journey-card--manage > img { object-position: 62% center; filter: saturate(0.72) contrast(1.03); }
.journey-card--stay > img { object-position: 58% center; filter: saturate(0.92) brightness(0.98); }
.journey-card:hover > img { transform: scale(1.035); }
.journey-card__scrim {
  position: absolute;
  inset: 0;
  background: linear-gradient(0deg, rgba(10,18,28,0.93) 0%, rgba(10,18,28,0.28) 63%, rgba(10,18,28,0.08) 100%);
}
.journey-card__content {
  position: absolute;
  z-index: 1;
  inset: auto 0 0;
  padding: clamp(40px, 4.8vw, 72px);
}
.journey-card__content h3 {
  max-width: 520px;
  margin: 0;
  font-size: clamp(34px, 3.5vw, 56px);
  font-weight: 700;
  letter-spacing: -0.035em;
  line-height: 1;
}
.journey-card__content > p:not(.eyebrow) {
  max-width: 420px;
  margin: 24px 0 34px;
  color: rgba(255,255,255,0.72);
  font-size: 16px;
}
.journey-card .text-link { display: inline-block; }

@media (min-width: 1081px) {
  .journey-card__content h3 { min-height: 3em; }
  .journey-card__content > p:not(.eyebrow) { min-height: 4.65em; }
}

.dual-engine {
  display: grid;
  grid-template-columns: minmax(0, 1.08fr) minmax(420px, 0.92fr);
  min-height: 920px;
  background: var(--paper);
}
.dual-engine__image-wrap { position: relative; min-height: 760px; overflow: hidden; }
.dual-engine__image-wrap img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: 48% center;
  filter: saturate(0.72) contrast(1.03);
}
.image-note {
  position: absolute;
  left: 0;
  bottom: 0;
  padding: 18px 28px;
  background: var(--ink);
  color: var(--chalk);
  font-size: 10px;
  font-weight: 600;
  letter-spacing: 0.24em;
  text-transform: uppercase;
}
.dual-engine__content {
  padding: clamp(88px, 9vw, 138px) var(--gutter);
  display: flex;
  flex-direction: column;
  justify-content: center;
}
.dual-engine__content h2,
.section-head h2,
.intelligence h2,
.contact-section h2,
.private-access h2,
.conviction-band h2 {
  margin: 0;
  font-size: clamp(46px, 5.6vw, 82px);
  font-weight: 700;
  letter-spacing: -0.04em;
  line-height: 0.98;
}
.dual-engine__lead {
  max-width: 560px;
  margin: 34px 0 54px;
  color: rgba(13,24,36,0.68);
  font-size: 19px;
}
.method-list { list-style: none; margin: 0 0 48px; padding: 0; border-top: 1px solid var(--line); }
.method-list li {
  display: grid;
  grid-template-columns: 52px 1fr;
  gap: 24px;
  padding: 25px 0;
  border-bottom: 1px solid var(--line);
}
.method-list > li > span { color: var(--rust); font-size: 10px; font-weight: 700; letter-spacing: 0.2em; padding-top: 5px; }
.method-list h3 { margin: 0 0 6px; font-size: 18px; font-weight: 700; }
.method-list p { margin: 0; color: rgba(13,24,36,0.62); font-size: 14px; }
.button--ink { align-self: flex-start; background: var(--ink); border-color: var(--ink); color: var(--chalk); }
.button--ink:hover { background: var(--rust); border-color: var(--rust); color: var(--white); }

.private-access {
  min-height: 720px;
  padding: clamp(100px, 12vw, 174px) var(--gutter) 64px;
  display: grid;
  grid-template-columns: minmax(0, 1.25fr) minmax(300px, 0.65fr);
  grid-template-rows: 1fr auto auto;
  column-gap: 8vw;
  align-items: end;
  background: var(--ink);
  color: var(--white);
}
.private-access__body { padding-bottom: 10px; }
.private-access__body p { max-width: 500px; margin: 0 0 38px; color: rgba(255,255,255,0.68); font-size: 18px; }
.private-access__rule { grid-column: 1 / -1; height: 1px; margin-top: 90px; background: var(--line-light); }
.private-access__note { grid-column: 1 / -1; margin: 28px 0 0; color: rgba(255,255,255,0.48); font-size: 10px; font-weight: 600; letter-spacing: 0.24em; text-transform: uppercase; }

.communities { padding: clamp(110px, 14vw, 190px) var(--gutter); }
.section-head {
  display: grid;
  grid-template-columns: minmax(0, 1.25fr) minmax(300px, 0.6fr);
  gap: 8vw;
  align-items: end;
  margin-bottom: 76px;
}
.section-head > p { max-width: 500px; margin: 0 0 8px; color: rgba(13,24,36,0.65); font-size: 18px; }
.community-grid {
  display: grid;
  grid-template-columns: 1.15fr 0.85fr;
  grid-template-rows: repeat(2, minmax(300px, 36vw));
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
}
.community-card { position: relative; overflow: hidden; background: var(--ink); color: var(--white); }
.community-card--large { grid-row: 1 / 3; }
.community-card img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  filter: saturate(0.68) contrast(1.04);
  transition: transform 1.2s var(--ease);
}
.community-card:hover img { transform: scale(1.03); }
.community-card::after { content: ""; position: absolute; inset: 40% 0 0; background: linear-gradient(0deg, rgba(10,18,28,0.84), transparent); }
.community-card__label { position: absolute; z-index: 1; left: clamp(28px, 3vw, 48px); right: 28px; bottom: clamp(28px, 3vw, 48px); }
.community-card__label span { color: var(--rust); font-size: 10px; font-weight: 700; letter-spacing: 0.2em; }
.community-card__label h3 { margin: 8px 0 3px; font-size: clamp(26px, 3vw, 46px); line-height: 1; }
.community-card__label p { margin: 0; color: rgba(255,255,255,0.66); font-size: 12px; letter-spacing: 0.14em; text-transform: uppercase; }
.text-link--ink { display: inline-block; margin-top: 42px; border-color: var(--line); }

.conviction-band {
  min-height: 760px;
  padding: clamp(110px, 14vw, 190px) var(--gutter);
  display: flex;
  flex-direction: column;
  justify-content: center;
  background:
    linear-gradient(90deg, rgba(10,18,28,0.94), rgba(10,18,28,0.48)),
    url("../assets/property/01-arrival.jpg") center / cover no-repeat;
  color: var(--white);
}
.conviction-band h2 { max-width: 920px; font-size: clamp(58px, 7.4vw, 108px); }
.conviction-band > p:last-child { margin: 38px 0 0; color: rgba(255,255,255,0.58); font-size: 18px; }

.intelligence {
  padding: clamp(110px, 14vw, 190px) var(--gutter);
  display: grid;
  grid-template-columns: minmax(0, 0.78fr) minmax(0, 1.22fr);
  gap: 10vw;
  background: var(--paper);
}
.intelligence__intro > p:last-child { max-width: 500px; margin: 34px 0 0; color: rgba(13,24,36,0.64); font-size: 18px; }
.intelligence__topics { border-top: 1px solid var(--line); }
.intelligence__topics article { padding: 34px 0 40px; border-bottom: 1px solid var(--line); }
.intelligence__topics span { color: var(--rust); font-size: 10px; font-weight: 700; letter-spacing: 0.22em; text-transform: uppercase; }
.intelligence__topics h3 { margin: 13px 0 10px; font-size: clamp(24px, 2.2vw, 34px); letter-spacing: -0.025em; line-height: 1.1; }
.intelligence__topics p { max-width: 580px; margin: 0; color: rgba(13,24,36,0.58); font-size: 15px; }

.contact-section {
  padding: clamp(110px, 14vw, 190px) var(--gutter);
  background: var(--paper);
  color: var(--ink);
}
.contact-section .eyebrow { color: var(--rust); }
.contact-section .eyebrow::before { background: var(--rust); }
.contact-section__intro {
  display: grid;
  grid-template-columns: minmax(0, 1.25fr) minmax(300px, 0.62fr);
  gap: 9vw;
  align-items: end;
}
.contact-section__intro > p {
  max-width: 480px;
  margin: 0 0 8px;
  color: rgba(13,24,36,0.64);
  font-size: 18px;
}
.contact-section__body {
  margin-top: clamp(74px, 8vw, 112px);
  display: grid;
  grid-template-columns: minmax(0, 1.25fr) minmax(340px, 0.68fr);
  gap: 8vw;
  align-items: start;
}
.contact-form { display: grid; gap: 36px; }
.contact-form__row {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: clamp(28px, 4vw, 62px);
}
.contact-form__field { display: grid; gap: 12px; }
.contact-form__field > span,
.contact-form__field > label,
.contact-direct__eyebrow,
.contact-direct__details dt {
  color: rgba(13,24,36,0.52);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.26em;
  text-transform: uppercase;
}
.contact-form__field small { font-size: 8px; font-weight: 500; letter-spacing: 0.16em; }
.contact-form__field input,
.contact-form__field select,
.contact-form__field textarea {
  width: 100%;
  padding: 7px 0 14px;
  border: 0;
  border-bottom: 1px solid rgba(13,24,36,0.24);
  border-radius: 0;
  outline: 0;
  background: transparent;
  color: var(--ink);
  font: 400 17px/1.45 var(--font);
  transition: border-color 220ms ease;
}
.contact-form__field select { cursor: pointer; }
.contact-form__field textarea { min-height: 134px; resize: vertical; }
.contact-form__field input:focus,
.contact-form__field select:focus,
.contact-form__field textarea:focus { border-color: var(--rust); }
.contact-form__field input:user-invalid,
.contact-form__field textarea:user-invalid { border-color: var(--rust); }
.contact-form__footer {
  display: flex;
  align-items: center;
  gap: 28px;
  flex-wrap: wrap;
}
.contact-form__submit {
  min-height: 56px;
  padding: 0 28px;
  border: 1px solid var(--ink);
  border-radius: 0;
  background: var(--ink);
  color: var(--chalk);
  font: 700 10px/1 var(--font);
  letter-spacing: 0.22em;
  text-transform: uppercase;
  cursor: pointer;
  transition: background 220ms ease, border-color 220ms ease, color 220ms ease;
}
.contact-form__submit span { margin-left: 14px; color: var(--rust); }
.contact-form__submit:hover { border-color: var(--rust); background: var(--rust); color: var(--white); }
.contact-form__submit:hover span { color: var(--white); }
/* Pointers to Forward Holidays: a quiet footnote under the button, set apart from the form. */
.contact-form__pointers {
  display: grid;
  gap: 6px;
  margin-top: -6px;
  padding-top: 22px;
  border-top: 1px solid var(--line);
  color: rgba(13,24,36,0.72);
}
.contact-form__pointers p { margin: 0; }
.contact-form__note {
  max-width: 300px;
  min-height: 1.5em;
  margin: 0;
  color: rgba(13,24,36,0.48);
  font-size: 12px;
}
.contact-direct {
  padding: clamp(34px, 4vw, 52px);
  border: 1px solid var(--line);
  background: var(--chalk);
}
.contact-direct__eyebrow { margin: 0 0 30px; color: var(--ink); }
.contact-direct h3 {
  max-width: 340px;
  margin: 0;
  font-size: clamp(30px, 3vw, 44px);
  letter-spacing: -0.035em;
  line-height: 1.02;
}
.contact-direct > p:not(.contact-direct__eyebrow) {
  max-width: 390px;
  margin: 22px 0 34px;
  color: rgba(13,24,36,0.58);
  font-size: 15px;
}
.contact-direct__details { margin: 0; border-top: 1px solid var(--line); }
.contact-direct__details > div {
  padding: 18px 0;
  display: grid;
  grid-template-columns: 76px minmax(0, 1fr);
  gap: 18px;
  border-bottom: 1px solid var(--line);
}
.contact-direct__details dt { padding-top: 3px; }
.contact-direct__details dd { margin: 0; font-size: 14px; overflow-wrap: anywhere; }
.contact-direct__details a { border-bottom: 1px solid rgba(13,24,36,0.32); }
.contact-direct__whatsapp {
  margin-top: 32px;
  min-height: 54px;
  padding: 0 22px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  border: 1px solid var(--ink);
  color: var(--ink);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  transition: background 220ms ease, color 220ms ease;
}
.contact-direct__whatsapp span { color: var(--rust); }
.contact-direct__whatsapp:hover { background: var(--ink); color: var(--chalk); }

.contact-whatsapp-float {
  position: fixed;
  z-index: 40;
  right: clamp(20px, 3vw, 42px);
  bottom: clamp(20px, 3vw, 36px);
  min-height: 50px;
  padding: 0 20px 0 14px;
  display: flex;
  align-items: center;
  gap: 11px;
  border: 1px solid rgba(233,230,220,0.28);
  border-radius: 999px;
  background: rgba(13,24,36,0.94);
  color: var(--white);
  box-shadow: 0 8px 24px rgba(13,24,36,0.18);
  opacity: 0;
  visibility: hidden;
  pointer-events: none;
  transform: translateY(12px);
  font-size: 9px;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  transition: opacity 220ms ease, visibility 220ms ease, transform 220ms var(--ease), background 220ms ease;
}
.contact-whatsapp-float svg {
  width: 24px;
  height: 24px;
  fill: none;
  stroke: currentColor;
  stroke-width: 1.5;
  stroke-linecap: round;
  stroke-linejoin: round;
}
.contact-whatsapp-float.is-visible {
  opacity: 1;
  visibility: visible;
  pointer-events: auto;
  transform: translateY(0);
}
.contact-whatsapp-float:hover { background: var(--rust); }

.site-footer {
  padding: 84px var(--gutter) 64px;
  display: grid;
  grid-template-columns: 1fr auto;
  gap: 30px 70px;
  align-items: center;
  background: var(--ink-deep);
  color: var(--chalk);
}
.footer-logo { width: 220px; }
.footer-logo img { width: 100%; }
.footer-tagline { justify-self: end; margin: 0; color: rgba(233,230,220,0.58); font-size: 10px; font-weight: 600; letter-spacing: 0.28em; text-transform: uppercase; }
.footer-tagline span { color: var(--rust); }
.site-footer nav { display: flex; gap: 34px; }
.site-footer nav a { font-size: 10px; font-weight: 600; letter-spacing: 0.16em; text-transform: uppercase; }
.footer-legal { justify-self: end; margin: 0; color: rgba(233,230,220,0.38); font-size: 10px; line-height: 1.8; text-align: right; }

@media (max-width: 1080px) {
  .journey-grid { grid-template-columns: 1fr; }
  .journey-card { min-height: 620px; border-right: 0; border-bottom: 1px solid var(--line-light); }
  .journey-card__content h3 { font-size: 52px; }
  .dual-engine { grid-template-columns: 1fr; }
  .dual-engine__image-wrap { min-height: 72vw; max-height: 820px; }
  .private-access, .section-head, .intelligence { grid-template-columns: 1fr; }
  .private-access { gap: 52px; }
  .private-access__rule { margin-top: 30px; }
  .section-head { gap: 34px; }
  .intelligence { gap: 70px; }
  .contact-section__intro,
  .contact-section__body { grid-template-columns: 1fr; gap: 52px; }
  .contact-section__body { margin-top: 70px; }
}

@media (max-width: 900px) {
  .menu-toggle { display: block; }
  .site-nav {
    position: fixed;
    inset: 0;
    z-index: 11;
    padding: 128px 24px 48px;
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    justify-content: center;
    gap: 24px;
    background: var(--ink-deep);
    opacity: 0;
    visibility: hidden;
    transition: opacity 220ms ease, visibility 220ms ease;
  }
  .site-nav.is-open { opacity: 1; visibility: visible; }
  .site-nav a:not(.nav-cta) { display: block; }
  .site-nav a { font-size: 26px; letter-spacing: -0.02em; text-transform: none; }
  .site-nav .nav-cta { margin-top: 22px; padding: 18px 24px; border: 1px solid var(--chalk); font-size: 11px; letter-spacing: 0.18em; text-transform: uppercase; }
  body.menu-open { overflow: hidden; }
  .community-grid { grid-template-columns: 1fr; grid-template-rows: repeat(3, 66vw); }
  .community-card--large { grid-row: auto; }
  .site-footer { grid-template-columns: 1fr; justify-items: start; }
  .footer-tagline, .footer-legal { justify-self: start; text-align: left; }
  .site-footer nav { flex-wrap: wrap; }
}

@media (max-width: 600px) {
  .site-header, .site-header.is-scrolled { height: 76px; }
  .journey-card { min-height: 620px; }
  .journey-card__content { padding: 32px 24px 44px; }
  .journey-card__content h3 { font-size: 40px; }
  .dual-engine__image-wrap { min-height: 118vw; }
  .dual-engine__content { padding: 88px 24px; }
  .dual-engine__content h2, .section-head h2, .intelligence h2, .contact-section h2, .private-access h2 { font-size: 46px; }
  .private-access { min-height: 760px; padding: 96px 24px 48px; }
  .private-access__note { line-height: 1.8; }
  .communities { padding: 96px 24px; }
  .section-head { margin-bottom: 46px; }
  .community-grid { grid-template-rows: repeat(3, 110vw); }
  .conviction-band { min-height: 700px; padding: 96px 24px; }
  .conviction-band h2 { font-size: 58px; }
  .intelligence, .contact-section { padding: 96px 24px; }
  .contact-form__row { grid-template-columns: 1fr; gap: 30px; }
  .contact-form { gap: 30px; }
  .contact-form__footer { align-items: flex-start; flex-direction: column; }
  .contact-form__submit { width: 100%; justify-content: center; }
  .contact-direct { padding: 30px 24px; }
  .contact-whatsapp-float { width: 52px; min-height: 52px; padding: 0; justify-content: center; }
  .contact-whatsapp-float span { display: none; }
  .site-footer { padding: 72px 24px 48px; }
  .footer-logo { width: 190px; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .contact-whatsapp-float { transition: none; }
}