:root{color-scheme:light dark;--forest:#0d3f32;--forest-2:#155744;--leaf:#38bd70;--orange:#f28b30;--ink:#143029;--muted:#5f716c;--paper:#fffdf8;--cream:#f4efe4;--card:#ffffff;--line:#dce4df;--shadow:0 20px 55px rgba(12,56,43,.13);--nav:rgba(255,253,248,.92)}
@media(prefers-color-scheme:dark){:root{--ink:#eef8f1;--muted:#b8c9c2;--paper:#0a1c16;--cream:#10271f;--card:#133126;--line:#2b4b3e;--shadow:0 22px 55px rgba(0,0,0,.35);--nav:rgba(10,28,22,.92)}}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:"DM Sans",sans-serif;line-height:1.5;overflow-x:hidden}button,input,select,textarea{font:inherit}button,a{touch-action:manipulation}a{color:inherit}.shell{min-height:100vh}.topbar{position:sticky;top:0;z-index:50;background:var(--nav);backdrop-filter:blur(16px);border-bottom:1px solid var(--line)}.nav{max-width:1180px;margin:auto;height:74px;padding:0 22px;display:flex;align-items:center;gap:20px}.brand{display:flex;align-items:center;min-width:74px;text-decoration:none}.brand img{width:66px;height:58px;object-fit:contain;display:block;border-radius:8px}.brand span{display:none}.navlinks{display:flex;gap:5px;margin-left:auto}.navlinks button{border:0;background:transparent;color:var(--muted);padding:10px 13px;border-radius:10px;font-weight:600;cursor:pointer}.navlinks button:hover,.navlinks button.active{color:var(--forest-2);background:var(--cream)}.nav-cta{background:var(--orange);color:#fff;text-decoration:none;padding:11px 15px;border-radius:12px;font-weight:700;box-shadow:0 8px 22px rgba(242,139,48,.25)}.menu{display:none;margin-left:auto;border:0;background:var(--cream);color:var(--ink);width:44px;height:44px;border-radius:12px;font-size:21px}.page{display:none}.page.active{display:block}.wrap{width:min(1180px,calc(100% - 40px));margin:auto}.hero{min-height:670px;display:grid;grid-template-columns:1fr;position:relative;overflow:hidden;padding:0}.hero-copy{min-height:690px;padding:72px max(26px,calc((100vw - 1180px)/2));display:flex;flex-direction:column;justify-content:center;align-items:center;text-align:center;background:var(--forest);color:#fff;position:relative}.hero-copy .eyebrow{justify-content:center}.hero-copy h1{margin-left:auto;margin-right:auto;max-width:900px}.hero-copy p{margin-left:auto;margin-right:auto}.hero-copy .actions{justify-content:center}.hero-copy:after{content:"";position:absolute;width:160px;height:160px;border:1px solid rgba(255,255,255,.16);border-radius:50%;right:-55px;top:70px}.eyebrow{display:flex;align-items:center;gap:10px;font-size:12px;text-transform:uppercase;letter-spacing:.16em;font-weight:700;color:#a5e4bd}.eyebrow:before{content:"";width:32px;height:2px;background:var(--orange)}h1,h2,h3{font-family:"Playfair Display",serif;margin:0;line-height:1.06}h1{font-size:clamp(50px,6.1vw,86px);margin:20px 0 22px;max-width:690px}h1 em{font-style:normal;color:#7ee0a2}.hero-logo{display:block;width:min(440px,82%);height:auto;max-height:270px;object-fit:contain;align-self:center;margin:0 auto 24px;border-radius:18px;box-shadow:0 26px 60px rgba(0,0,0,.22);animation:heroLogoIn 980ms var(--spring) 40ms both}.hero p{max-width:570px;color:#d2e4db;font-size:18px;margin:0 0 30px}.actions{display:flex;flex-wrap:wrap;gap:12px}.btn{display:inline-flex;align-items:center;justify-content:center;gap:9px;padding:14px 19px;border-radius:12px;text-decoration:none;border:1px solid transparent;font-weight:700;cursor:pointer}.btn.primary{background:var(--orange);color:#fff}.btn.ghost{border-color:rgba(255,255,255,.34);color:#fff;background:transparent}.btn.green{background:var(--forest);color:#fff}.hero-media{height:460px;position:relative;background:#183e31}.hero-media img{width:100%;height:100%;object-fit:cover}.hero-media:after{content:"";position:absolute;inset:0;background:linear-gradient(120deg,rgba(10,52,40,.1),transparent 60%)}.hero-note{position:absolute;left:28px;bottom:30px;background:rgba(255,253,248,.93);color:#173d31;padding:16px 18px;border-radius:16px;box-shadow:var(--shadow);max-width:260px}.hero-note strong{display:block;font-family:"Playfair Display",serif;font-size:20px}.hero-note span{font-size:13px;color:#5a6e66}.intro-strip{background:var(--cream);padding:28px 0}.intro-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0}.intro-item{padding:8px 28px;border-right:1px solid var(--line)}.intro-item:last-child{border:0}.intro-item strong{display:block;font-family:"Playfair Display",serif;font-size:22px;color:var(--forest-2)}.intro-item span{font-size:14px;color:var(--muted)}section{padding:88px 0}.section-head{display:flex;justify-content:space-between;gap:30px;align-items:end;margin-bottom:34px}.section-head h2{font-size:clamp(36px,4vw,56px);max-width:650px}.section-head p{max-width:470px;color:var(--muted);margin:0}.filter{display:inline-flex;background:var(--cream);padding:5px;border-radius:13px;margin-bottom:24px}.filter button{border:0;background:transparent;color:var(--muted);font-weight:700;padding:9px 16px;border-radius:10px;cursor:pointer}.filter button.active{background:var(--card);color:var(--forest-2);box-shadow:0 4px 15px 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p{color:#c5d9d0}.gallery{display:grid;grid-template-columns:1.3fr .7fr .7fr;grid-template-rows:240px 240px;gap:12px}.gallery figure{margin:0;border-radius:16px;overflow:hidden;position:relative}.gallery figure:first-child{grid-row:1/3}.gallery figure:last-child{grid-column:2/4}.gallery img{width:100%;height:100%;object-fit:cover}.gallery figcaption{position:absolute;left:14px;bottom:14px;background:rgba(13,63,50,.9);color:white;padding:7px 10px;border-radius:8px;font-size:12px}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.service{padding:28px;background:var(--cream);border-radius:18px}.service .num{font-family:"Playfair Display",serif;font-size:42px;color:var(--orange)}.service h3{font-size:23px;margin:12px 0 8px}.service p{margin:0;color:var(--muted)}.realty-services{background:var(--cream)}.realty-service-grid{grid-template-columns:repeat(4,1fr)}.realty-service{background:var(--card);border:1px solid var(--line);min-height:240px;display:flex;flex-direction:column}.service-icon{width:56px;height:56px;color:var(--forest-2);display:grid;place-items:center;position:relative}.service-icon:after{content:"";position:absolute;left:2px;bottom:0;width:32px;height:3px;border-radius:2px;background:var(--orange)}.service-icon svg{width:46px;height:46px;display:block;fill:none;stroke:currentColor;stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round}.realty-service h3{margin-top:auto;padding-top:22px}.video-grid{display:grid;grid-template-columns:1.4fr 1fr;gap:20px}.video-tile{min-height:340px;border-radius:20px;overflow:hidden;position:relative;background:#183d30;color:white;cursor:pointer;border:0;text-align:left;padding:0}.video-tile img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.65}.video-tile:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(7,35,27,.9),transparent 65%)}.video-copy{position:absolute;z-index:2;left:25px;right:25px;bottom:24px}.play{width:54px;height:54px;border-radius:50%;display:grid;place-items:center;background:var(--orange);margin-bottom:15px;font-size:18px}.video-copy h3{font-size:27px}.video-copy span{font-size:12px;color:#d2e4db}.plan-area{display:grid;grid-template-columns:.95fr 1.05fr;gap:34px;align-items:center}.floorplan{background:var(--card);border:1px solid var(--line);border-radius:22px;padding:18px;box-shadow:var(--shadow)}.floorplan svg{width:100%;height:auto;display:block}.plan-copy h2{font-size:48px;margin-bottom:18px}.plan-copy p{color:var(--muted)}.chiprow{display:flex;gap:9px;flex-wrap:wrap;margin:20px 0}.chip{padding:8px 11px;background:var(--cream);border-radius:8px;font-size:13px;font-weight:700}.map-layout{display:grid;grid-template-columns:1.15fr .85fr;gap:22px}.map-card{border-radius:20px;overflow:hidden;background:var(--cream);min-height:420px}.map{height:420px}.map-info{background:var(--forest);color:#fff;border-radius:20px;padding:35px;display:flex;flex-direction:column;justify-content:center}.map-info h2{font-size:43px;margin-bottom:18px}.map-info p{color:#c7dbd2}.text-link{color:#b9efcb;font-weight:700}.notice{font-size:12px;color:#aabdb5}.testimonial-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.quote{padding:28px;background:var(--card);border:1px solid var(--line);border-radius:18px}.quote .stars{color:var(--orange);letter-spacing:4px}.quote p{font-family:"Playfair Display",serif;font-size:20px;line-height:1.45}.quote small{color:var(--muted)}.sample-note{display:inline-block;background:var(--cream);color:var(--muted);font-size:11px;font-weight:700;padding:6px 9px;border-radius:7px;margin-bottom:14px}.subhero{background:var(--forest);color:#fff;padding:86px 0 74px;position:relative;overflow:hidden}.subhero:after{content:"";position:absolute;width:300px;height:300px;border:1px solid rgba(255,255,255,.12);border-radius:50%;right:-80px;top:-110px}.subhero h1{font-size:clamp(48px,6vw,76px);margin:14px 0}.subhero p{max-width:620px;color:#c9ded5;font-size:18px}.story{display:grid;grid-template-columns:1fr 1fr;gap:48px;align-items:center}.story img{width:100%;height:520px;object-fit:cover;border-radius:20px}.story h2{font-size:50px;margin-bottom:18px}.story p{color:var(--muted)}.contact-layout{display:grid;grid-template-columns:.85fr 1.15fr;gap:26px}.careers-intro{background:var(--forest);color:#fff;border-radius:22px;padding:40px;position:relative;overflow:hidden}.careers-intro:after{content:"";position:absolute;width:190px;height:190px;border:1px solid rgba(255,255,255,.18);border-radius:50%;right:-62px;bottom:-75px}.careers-intro>*{position:relative;z-index:1}.careers-intro h2{font-size:46px;margin:12px 0 18px}.careers-intro p{color:#c6dad1}.career-points{display:grid;gap:12px;margin-top:24px}.career-point{display:flex;align-items:flex-start;gap:11px}.career-point:before{content:"";flex:0 0 10px;width:10px;height:10px;margin-top:7px;border-radius:50%;background:var(--orange);box-shadow:0 0 0 5px rgba(242,139,48,.16)}.contact-card{background:var(--forest);color:white;border-radius:22px;padding:38px}.contact-card h2{font-size:44px}.contact-card p{color:#c6dad1}.contact-actions{display:grid;gap:10px;margin-top:26px}.contact-actions a{display:flex;align-items:center;justify-content:space-between;padding:14px;border-radius:10px;background:rgba(255,255,255,.1);text-decoration:none}.form{background:var(--card);border:1px solid var(--line);border-radius:22px;padding:32px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}.field{display:grid;gap:7px}.field.full{grid-column:1/3}.field label{font-size:13px;font-weight:700}.field input,.field select,.field textarea{width:100%;border:1px solid var(--line);background:var(--paper);color:var(--ink);border-radius:10px;padding:13px}.field textarea{min-height:120px;resize:vertical}.form small{display:block;color:var(--muted);margin:12px 0 17px}.footer{background:#072a20;color:#d7e7e0;padding:46px 0 100px}.footer-grid{display:grid;grid-template-columns:1.2fr .8fr .8fr;gap:30px}.footer h3{font-size:27px}.footer p,.footer a{color:#abc4ba}.footer a{display:block;margin:8px 0;text-decoration:none}.contact-rail{display:contents}.wa span{display:none}.wa{position:fixed;right:22px;bottom:21px;z-index:70;width:58px;height:58px;border-radius:50%;background:#25d366;color:#fff;display:grid;place-items:center;text-decoration:none;font-size:25px;box-shadow:0 12px 30px rgba(0,0,0,.28);font-weight:900}.reveal{opacity:1}.modal{position:fixed;inset:0;z-index:100;background:rgba(3,20,15,.8);display:none;place-items:center;padding:20px}.modal.open{display:grid}.modal-card{width:min(600px,100%);background:var(--card);color:var(--ink);border-radius:20px;padding:28px;position:relative}.modal-close{position:absolute;right:14px;top:12px;border:0;background:var(--cream);color:var(--ink);width:36px;height:36px;border-radius:50%;cursor:pointer}.modal-card h3{font-size:32px;margin-bottom:12px}.modal-card p{color:var(--muted)}
.tour-stage{display:grid;grid-template-columns:1.1fr .9fr;gap:18px;margin-top:18px}.tour-stage img{width:100%;height:270px;object-fit:cover;border-radius:14px}.tour-copy{display:flex;flex-direction:column;justify-content:center}.tour-count{font-size:11px;font-weight:800;letter-spacing:.1em;color:var(--orange);text-transform:uppercase}.tour-tabs{display:flex;flex-wrap:wrap;gap:8px;margin-top:18px}.tour-tabs button{border:1px solid var(--line);background:var(--card);color:var(--ink);padding:9px 12px;border-radius:10px;font-weight:700;cursor:pointer}.tour-tabs button.active{background:var(--forest);color:#fff;border-color:var(--forest)}
.map-frame{width:100%;height:420px;border:0;display:block}.feature-checks{display:flex;flex-wrap:wrap;gap:8px;margin-top:22px}.feature-checks span{background:rgba(255,255,255,.1);padding:8px 10px;border-radius:9px;font-size:12px;font-weight:700}
/* Bold, one-shot motion system: entrances spring once; ambient loops stay slow and transform-only. */
:root{--motion-ease:cubic-bezier(.16,.86,.26,1);--spring:cubic-bezier(.16,1.22,.34,1);--motion-fast:260ms;--motion-base:760ms}
.page{opacity:1;transform:none!important}.page.active{animation:none}
.reveal{opacity:1;transform:none}.motion-ready .reveal:not(.seen):not(.settled){opacity:1;transform:none}
.reveal.seen{animation:boldReveal 980ms var(--spring) var(--delay,0ms) both;will-change:transform,opacity}.reveal.settled{opacity:1;transform:none;animation:none!important;will-change:auto}
.hero-copy{isolation:isolate}.hero-copy>*{position:relative;z-index:2}.hero-copy:before{content:"";position:absolute;z-index:0;width:390px;height:390px;right:-110px;bottom:-175px;border-radius:52% 48% 58% 42%;background:rgba(56,189,112,.14);animation:driftBlob 11s ease-in-out infinite;will-change:transform}.hero-copy:after{z-index:0;animation:driftRing 9s ease-in-out infinite;will-change:transform}
.hero-media:before{content:"";position:absolute;z-index:1;width:230px;height:230px;right:-70px;top:20%;border:1px solid rgba(255,255,255,.38);border-radius:45% 55% 50% 50%;box-shadow:0 0 0 42px rgba(255,255,255,.055);animation:driftMediaShape 12s ease-in-out infinite;pointer-events:none;will-change:transform}
.hero-spark{position:absolute!important;z-index:1!important;width:15px;height:15px;background:var(--orange);border-radius:3px}.hero-spark.one{right:18%;top:22%;animation:heroFloatA 7.5s ease-in-out infinite}.hero-spark.two{right:31%;bottom:19%;width:10px;height:10px;background:#7ee0a2;animation:heroFloatB 9s ease-in-out infinite}
.hero-kicker{animation:heroKicker 760ms var(--spring) 80ms both}.hero-title span,.hero-title em{display:inline-block;animation:heroWord 980ms var(--spring) both;transform-origin:left bottom}.hero-title span:nth-child(1){animation-delay:150ms}.hero-title span:nth-child(2){animation-delay:260ms}.hero-title em{animation-delay:380ms}.hero-lede{animation:heroSpring 900ms var(--spring) 470ms both}.hero-actions{animation:heroSpring 900ms var(--spring) 580ms both}
.float-badge{position:absolute;z-index:3;background:var(--orange);color:#fff;padding:10px 14px;border-radius:999px;font-size:11px;font-weight:800;letter-spacing:.04em;box-shadow:0 16px 35px rgba(0,0,0,.23);pointer-events:none;will-change:transform}.badge-one{right:5%;top:16%;animation:badgeFloatA 7.8s ease-in-out infinite}.badge-two{left:6%;top:35%;background:var(--forest);animation:badgeFloatB 9.2s ease-in-out infinite}.hero-note{z-index:4;animation:noteFloat 8.6s ease-in-out infinite;will-change:transform}
.feature-ribbon{background:var(--orange);color:#fff;overflow:hidden;padding:13px 0;box-shadow:0 10px 30px rgba(242,139,48,.18)}.feature-ribbon-track{display:flex;width:max-content;justify-content:flex-start;gap:28px;align-items:center;flex-wrap:nowrap;font-weight:800;font-size:12px;letter-spacing:.12em;text-transform:uppercase;animation:marquee 25s linear infinite;will-change:transform}.feature-ribbon-track span{display:flex!important;align-items:center;gap:28px;white-space:nowrap}.feature-ribbon-track span:after{content:"◆";font-size:8px;color:var(--forest)}.footer-brand{width:178px;height:auto;display:block;margin-bottom:13px}
.intro-item{position:relative}.stat-line{display:flex;align-items:baseline;gap:6px;margin-bottom:1px}.stat-number{font-family:"Playfair Display",serif;font-size:42px;line-height:1;color:var(--orange);font-variant-numeric:tabular-nums}.stat-label{font-weight:800;color:var(--forest-2)}
.btn,.nav-cta{isolation:isolate;transition:transform 360ms var(--spring);position:relative;overflow:hidden}.hero-actions .btn.primary{overflow:visible;min-width:220px;white-space:nowrap}.hero-actions .btn.primary:before{content:"";position:absolute;z-index:-1;inset:-7px;border-radius:17px;background:rgba(242,139,48,.3);animation:heroGlow 4.8s ease-in-out infinite;pointer-events:none}.btn:after,.nav-cta:after,.listing-media:after,.gallery figure:after{content:"";position:absolute;z-index:2;top:-70%;bottom:-70%;left:-45%;width:26%;background:rgba(255,255,255,.3);transform:translate3d(-260%,0,0) rotate(18deg);pointer-events:none}.btn.primary:after,.nav-cta:after{animation:sheenSweep 7s ease-in-out infinite}.listing-media:after{animation:sheenSweep 9s ease-in-out 1.7s infinite}.gallery figure:after{animation:sheenSweep 10s ease-in-out 3.1s infinite}
.btn.primary,.nav-cta{box-shadow:0 12px 30px rgba(242,139,48,.28)}.hero-actions .btn.primary,.nav-cta{animation:ctaBreathe 4.8s ease-in-out infinite;will-change:transform}.menu,.navlinks button,.filter button,.intro-item,.listing,.service,.video-tile,.play,.gallery figure,.quote,.floorplan,.contact-actions a,.wa{transition:transform 420ms var(--spring),opacity 260ms ease}.listing,.service,.video-tile,.gallery figure,.quote,.floorplan{transform-origin:center}.filter.reveal{opacity:1!important;transform:none!important;animation:none!important}
.wa{isolation:isolate;will-change:transform;animation:waBreathe 5.2s ease-in-out infinite}.wa:before{content:"";position:absolute;z-index:-1;inset:2px;border-radius:inherit;box-shadow:0 0 0 10px rgba(37,211,102,.26);animation:glowRing 5.2s ease-in-out infinite;pointer-events:none}.wa svg{fill:currentColor;transition:transform 420ms var(--spring)}
.filter button:hover{background:var(--card);color:var(--forest-2)}.contact-actions a:hover{background:rgba(255,255,255,.17)}.btn.ghost:hover{background:rgba(255,255,255,.09)}.navlinks button:hover,.navlinks button.active{color:var(--forest-2);background:var(--cream)}.intro-item:hover{background:rgba(56,189,112,.06)}
.modal.open{animation:panelPop 620ms var(--spring) both}.confetti-piece,.cta-spark{display:none!important}
.service-grid .service.seen:nth-child(2),.listing-grid .listing.seen:nth-child(2),.testimonial-grid .quote.seen:nth-child(2){--delay:130ms}.service-grid .service.seen:nth-child(3),.listing-grid .listing.seen:nth-child(3),.testimonial-grid .quote.seen:nth-child(3){--delay:260ms}
.gallery.seen figure{animation:tilePop 920ms var(--spring) both}.gallery.seen figure:nth-child(2){animation-delay:110ms}.gallery.seen figure:nth-child(3){animation-delay:220ms}.gallery.seen figure:nth-child(4){animation-delay:330ms}
@media(hover:hover){.btn:hover,.nav-cta:hover{animation-play-state:paused;transform:translateY(-6px) scale(1.07) rotate(-1deg);box-shadow:0 18px 36px rgba(12,56,43,.24)}.btn:active,.nav-cta:active{transform:translateY(0) scale(.97)}.listing:hover,.service:hover,.video-tile:hover,.quote:hover,.floorplan:hover{transform:translateY(-16px) scale(1.035) rotate(-1.4deg);box-shadow:0 28px 68px rgba(12,56,43,.24)}.listing:nth-child(3n+2):hover,.service:nth-child(3n+2):hover,.quote:nth-child(3n+2):hover{transform:translateY(-16px) scale(1.035) rotate(1.5deg)}.gallery figure:hover{transform:translateY(-13px) scale(1.04) rotate(1.4deg);box-shadow:0 25px 55px rgba(0,0,0,.28);z-index:3}.listing:hover img,.video-tile:hover img,.gallery figure:hover img{transform:scale(1.1) rotate(.5deg)}.listing img,.video-tile img,.gallery img{transition:transform 700ms var(--spring)}.video-tile:hover .play,.wa:hover svg{animation:iconWiggle 650ms var(--spring) both}.wa:hover{animation-play-state:paused;transform:translateY(-8px) scale(1.13) rotate(5deg)}.contact-actions a:hover{transform:translateY(-5px) scale(1.02)}}
@keyframes boldReveal{0%{opacity:0;transform:translate3d(0,64px,0) scale(.74)}58%{opacity:1;transform:translate3d(0,-13px,0) scale(1.075)}76%{transform:translate3d(0,5px,0) scale(.985)}90%{transform:translate3d(0,-2px,0) scale(1.012)}100%{opacity:1;transform:none}}
@keyframes tilePop{0%{opacity:0;transform:translate3d(0,54px,0) scale(.7) rotate(-2deg)}60%{opacity:1;transform:translate3d(0,-10px,0) scale(1.06) rotate(1deg)}82%{transform:translate3d(0,3px,0) scale(.99)}100%{opacity:1;transform:none}}
@keyframes heroLogoIn{0%{opacity:0;transform:translate3d(0,-38px,0) scale(.72)}62%{opacity:1;transform:translate3d(0,6px,0) scale(1.045)}100%{opacity:1;transform:none}}
@keyframes heroKicker{0%{opacity:0;transform:translate3d(-54px,0,0) scale(.7)}65%{opacity:1;transform:translate3d(8px,0,0) scale(1.06)}100%{opacity:1;transform:none}}
@keyframes heroWord{0%{opacity:0;transform:translate3d(0,88px,0) scale(.62) rotate(4deg)}58%{opacity:1;transform:translate3d(0,-14px,0) scale(1.09) rotate(-1deg)}78%{transform:translate3d(0,6px,0) scale(.985)}100%{opacity:1;transform:none}}
@keyframes heroSpring{0%{opacity:0;transform:translate3d(0,58px,0) scale(.82)}62%{opacity:1;transform:translate3d(0,-9px,0) scale(1.045)}100%{opacity:1;transform:none}}
@keyframes panelPop{0%{opacity:0;transform:scale(.72)}65%{opacity:1;transform:scale(1.055)}100%{opacity:1;transform:scale(1)}}
@keyframes heroFloatA{0%,100%{transform:translate3d(0,0,0) rotate(0)}50%{transform:translate3d(-22px,-34px,0) rotate(16deg)}}@keyframes heroFloatB{0%,100%{transform:translate3d(0,0,0) rotate(0)}50%{transform:translate3d(30px,-24px,0) rotate(-18deg)}}
@keyframes badgeFloatA{0%,100%{transform:translate3d(0,0,0) rotate(-2deg)}50%{transform:translate3d(-20px,-30px,0) rotate(5deg)}}@keyframes badgeFloatB{0%,100%{transform:translate3d(0,0,0) rotate(2deg)}50%{transform:translate3d(28px,-22px,0) rotate(-5deg)}}@keyframes noteFloat{0%,100%{transform:translate3d(0,0,0) rotate(-.5deg)}50%{transform:translate3d(18px,-25px,0) rotate(1.5deg)}}
@keyframes driftBlob{0%,100%{transform:translate3d(0,0,0) rotate(0deg)}50%{transform:translate3d(-42px,-25px,0) rotate(13deg) scale(1.08)}}@keyframes driftRing{0%,100%{transform:translate3d(0,0,0) scale(1)}50%{transform:translate3d(-34px,22px,0) scale(1.13)}}@keyframes driftMediaShape{0%,100%{transform:translate3d(0,0,0) rotate(0deg)}50%{transform:translate3d(-38px,28px,0) rotate(16deg) scale(1.08)}}
@keyframes marquee{from{transform:translate3d(0,0,0)}to{transform:translate3d(calc(-50% - 14px),0,0)}}@keyframes sheenSweep{0%,72%{transform:translate3d(-260%,0,0) rotate(18deg)}88%,100%{transform:translate3d(680%,0,0) rotate(18deg)}}
@keyframes ctaBreathe{0%,100%{transform:scale(1)}50%{transform:scale(1.035)}}@keyframes heroGlow{0%,100%{opacity:.38;transform:scale(.94)}50%{opacity:.08;transform:scale(1.14)}}@keyframes waBreathe{0%,100%{transform:scale(1) rotate(0deg)}50%{transform:scale(1.07) rotate(2deg)}}@keyframes glowRing{0%,100%{transform:scale(.9)}50%{transform:scale(1.22)}}@keyframes iconWiggle{0%,100%{transform:rotate(0deg) scale(1)}30%{transform:rotate(-10deg) scale(1.12)}65%{transform:rotate(9deg) scale(1.08)}}

/* Client editor — hidden until opened from the footer. */
.manage-link{margin-top:20px!important;font-size:12px;opacity:.68;text-decoration:underline!important;text-underline-offset:3px;cursor:pointer;background:none;border:0;padding:0;color:#abc4ba}
.admin-modal{position:fixed;inset:0;z-index:250;background:rgba(3,20,15,.86);display:none;align-items:stretch;justify-content:flex-end;padding:0}.admin-modal.open{display:flex}.admin-shell{width:min(760px,100%);height:100%;overflow:auto;background:var(--paper);color:var(--ink);box-shadow:-28px 0 70px rgba(0,0,0,.32)}.admin-top{position:sticky;top:0;z-index:4;display:flex;align-items:center;justify-content:space-between;gap:16px;padding:20px 24px;background:var(--nav);backdrop-filter:blur(16px);border-bottom:1px solid var(--line)}.admin-top h2{font-size:28px}.admin-close{border:0;background:var(--cream);color:var(--ink);width:42px;height:42px;border-radius:50%;font-size:24px;cursor:pointer}.admin-login{min-height:70vh;display:grid;place-items:center;padding:32px}.admin-login-card{width:min(420px,100%);background:var(--card);border:1px solid var(--line);border-radius:18px;padding:28px}.admin-login-card h3{font-size:30px;margin-bottom:8px}.admin-login-card p{color:var(--muted)}.admin-login-card input,.admin-input{width:100%;border:1px solid var(--line);background:var(--paper);color:var(--ink);border-radius:10px;padding:12px}.admin-error{min-height:20px;color:#bd3d2f;font-size:13px;margin:8px 0}.admin-panel{display:none}.admin-modal.unlocked .admin-login{display:none}.admin-modal.unlocked .admin-panel{display:block}.admin-tabs{position:sticky;top:83px;z-index:3;display:flex;gap:5px;padding:12px 24px;background:var(--paper);border-bottom:1px solid var(--line)}.admin-tabs button{border:0;background:var(--cream);color:var(--muted);padding:10px 14px;border-radius:10px;font-weight:700;cursor:pointer}.admin-tabs button.active{background:var(--forest);color:#fff}.admin-section{display:none;padding:26px 24px 120px}.admin-section.active{display:block}.admin-note{color:var(--muted);font-size:14px;margin:0 0 20px}.editor-layout{display:grid;grid-template-columns:220px 1fr;gap:20px}.listing-manager{display:grid;gap:8px;align-content:start}.manager-item{width:100%;text-align:left;border:1px solid var(--line);background:var(--card);color:var(--ink);padding:11px;border-radius:10px;cursor:pointer}.manager-item.active{border-color:var(--leaf);box-shadow:0 0 0 2px rgba(56,189,112,.2)}.manager-item strong,.manager-item span{display:block}.manager-item span{font-size:12px;color:var(--muted);margin-top:3px}.admin-actions{display:flex;flex-wrap:wrap;gap:9px;margin-top:14px}.admin-btn{border:0;border-radius:10px;padding:11px 14px;font-weight:700;cursor:pointer;background:var(--forest);color:#fff}.admin-btn.secondary{background:var(--cream);color:var(--ink)}.admin-btn.danger{background:#9f382e;color:#fff}.admin-btn.orange{background:var(--orange);color:#fff}.admin-fields{display:grid;grid-template-columns:1fr 1fr;gap:13px}.admin-field{display:grid;gap:6px}.admin-field.full{grid-column:1/3}.admin-field label{font-size:12px;font-weight:800}.admin-field textarea{min-height:88px;resize:vertical}.image-drop{border:1px dashed var(--leaf);background:rgba(56,189,112,.07);border-radius:12px;padding:14px}.image-preview{width:100%;height:180px;object-fit:cover;border-radius:9px;margin-top:10px;display:none}.video-admin-list{display:grid;gap:12px;margin-top:18px}.video-admin-item{display:flex;align-items:center;justify-content:space-between;gap:14px;border:1px solid var(--line);background:var(--card);padding:13px;border-radius:11px;overflow:hidden}.video-admin-item span{overflow:hidden;text-overflow:ellipsis;white-space:nowrap}.download-bar{position:sticky;bottom:0;z-index:4;padding:14px 24px;background:var(--nav);backdrop-filter:blur(16px);border-top:1px solid var(--line);display:flex;align-items:center;justify-content:space-between;gap:14px}.download-bar small{color:var(--muted);max-width:380px}.download-status{font-size:12px;color:var(--forest-2)}.listing-description{font-size:13px!important;margin-top:-6px!important}.youtube-frame{width:100%;aspect-ratio:16/9;border:0;border-radius:20px;background:#183d30}.video-grid.has-youtube{grid-template-columns:repeat(2,1fr)}
@media(max-width:700px){.editor-layout{grid-template-columns:1fr}.listing-manager{grid-template-columns:1fr 1fr}.admin-fields{grid-template-columns:1fr}.admin-field.full{grid-column:auto}.admin-tabs{top:79px;overflow:hidden;flex-wrap:wrap}.admin-tabs button{flex:1;padding:9px 7px;font-size:12px}.admin-section{padding:20px 15px 120px}.admin-top{padding:18px 15px}.download-bar{padding:12px 15px;align-items:stretch;flex-direction:column}.video-grid.has-youtube{grid-template-columns:1fr}}

@media(max-width:900px){.navlinks{display:none;position:absolute;top:74px;left:0;right:0;background:var(--nav);padding:12px 20px;border-bottom:1px solid var(--line);flex-direction:column}.navlinks.open{display:flex}.navlinks button{text-align:left}.menu{display:block}.nav-cta{display:none}.hero{grid-template-columns:1fr}.hero-copy{min-height:580px;padding:72px 24px}.hero-media{height:420px}.listing-grid,.service-grid,.testimonial-grid{grid-template-columns:1fr 1fr}.gallery{grid-template-columns:1fr 1fr;grid-template-rows:300px 210px 210px}.gallery figure:first-child{grid-column:1/3;grid-row:auto}.gallery figure:last-child{grid-column:1/3}.plan-area,.map-layout,.story,.contact-layout{grid-template-columns:1fr}.video-grid{grid-template-columns:1fr}.map-info{min-height:350px}.footer-grid{grid-template-columns:1fr 1fr}.footer-grid>div:first-child{grid-column:1/3}.contact-rail{display:flex;position:relative;z-index:45;align-items:center;padding:10px 14px;background:var(--paper);border-bottom:1px solid var(--line)}.contact-rail .wa{position:static;right:auto;bottom:auto;height:44px;border-radius:12px;box-shadow:none;display:flex;flex:1;min-width:0;width:auto;padding:0 14px;gap:8px;font-size:13px}.contact-rail .wa span{display:inline;font-size:13px;font-weight:800}.contact-rail .wa svg{width:23px;height:23px}}
@media(max-width:620px){.tour-stage{grid-template-columns:1fr}.tour-stage img{height:210px}.modal-card{padding:22px}.wrap{width:min(100% - 28px,1180px)}.shell{width:100%;max-width:100vw;overflow-x:clip}.contact-rail{width:100%;max-width:100vw}.badge-two{display:none}.badge-one{right:14px;top:18%;font-size:10px}.nav{height:68px;padding:0 14px}.navlinks{top:68px}.brand{min-width:62px}.brand img{width:58px;height:52px}h1{font-size:48px}.hero{min-height:auto}.hero-copy{min-height:510px;padding:50px 20px 56px}.hero-logo{width:min(360px,88%);max-height:220px;margin-bottom:18px}.hero-copy:after{display:none}.hero p{font-size:16px}.hero-media{height:330px}.hero-note{left:14px;right:14px;bottom:14px;max-width:none}.intro-grid{grid-template-columns:1fr}.intro-item{border-right:0;border-bottom:1px solid var(--line);padding:14px 0}.intro-item:last-child{border-bottom:0}section{padding:62px 0}.section-head{display:block}.section-head h2{font-size:40px;margin-bottom:14px}.listing-grid,.service-grid,.testimonial-grid{grid-template-columns:1fr}.listing-media{height:230px}.gallery{display:block}.gallery figure{height:240px;margin-bottom:10px}.gallery figure:first-child{height:330px}.video-tile{min-height:300px}.plan-copy h2,.map-info h2,.story h2,.contact-card h2{font-size:39px}.floorplan{padding:9px}.story img{height:380px}.form-grid{grid-template-columns:1fr}.field.full{grid-column:auto}.form,.contact-card{padding:23px}.footer-grid{grid-template-columns:1fr}.footer-grid>div:first-child{grid-column:auto}.subhero{padding:62px 0}.subhero h1{font-size:48px}}

/* Brooklyn listing experience */
.listing[data-listing-card]{cursor:pointer}.listing-open{display:flex;align-items:center;justify-content:space-between;gap:12px;margin-top:17px;color:var(--forest-2);font-size:13px;font-weight:800}.listing-open:after{content:"→";color:var(--orange);font-size:18px}.listing-price{font-family:"Playfair Display",serif;font-size:25px!important;color:var(--ink)!important;font-weight:700;margin-bottom:5px!important}.broker-strip{background:var(--cream)}.broker-panel{display:grid;grid-template-columns:1.1fr .9fr;gap:40px;align-items:center}.broker-panel h2{font-size:clamp(42px,5vw,68px);margin:12px 0 18px}.broker-panel>div>p{font-size:19px;color:var(--muted);max-width:620px}.broker-proof{display:grid;gap:1px;background:var(--line);border:1px solid var(--line);border-radius:20px;overflow:hidden}.broker-proof div{background:var(--card);padding:23px}.broker-proof strong{display:block;font-family:"Playfair Display",serif;font-size:24px;color:var(--forest-2)}.broker-proof span{font-size:14px;color:var(--muted)}
.detail-hero{padding:52px 0;background:var(--forest);color:#fff}.detail-back{border:0;background:rgba(255,255,255,.1);color:#fff;border-radius:10px;padding:11px 14px;font-weight:800;cursor:pointer;margin-bottom:28px}.detail-head{display:grid;grid-template-columns:1fr auto;gap:28px;align-items:end}.detail-head h1{font-size:clamp(42px,6vw,72px);margin:10px 0 12px;max-width:780px}.detail-head p{margin:0;color:#c7dcd3}.detail-price{font-family:"Playfair Display",serif;font-size:clamp(32px,4vw,48px);color:#fff;text-align:right}.detail-facts{display:flex;gap:10px;flex-wrap:wrap;margin-top:18px}.detail-facts span{padding:9px 12px;border-radius:9px;background:rgba(255,255,255,.1);font-size:13px;font-weight:800}.detail-gallery{display:grid;grid-template-columns:1.4fr .7fr;grid-template-rows:240px 240px;gap:12px;margin-bottom:52px}.detail-gallery img{width:100%;height:100%;object-fit:cover;border-radius:18px}.detail-gallery img:first-child{grid-row:1/3}.detail-content{display:grid;grid-template-columns:1.2fr .8fr;gap:42px}.detail-block{padding-bottom:34px;margin-bottom:34px;border-bottom:1px solid var(--line)}.detail-block h2{font-size:36px;margin-bottom:14px}.detail-block p{color:var(--muted);font-size:17px}.highlight-list{display:grid;grid-template-columns:1fr 1fr;gap:10px;padding:0;list-style:none}.highlight-list li{padding:12px 14px;background:var(--cream);border-radius:10px;font-weight:700}.technical{background:var(--cream);border-radius:20px;padding:25px;display:grid;gap:0;align-self:start;position:sticky;top:98px}.technical h2{font-size:30px;margin-bottom:12px}.tech-row{display:flex;justify-content:space-between;gap:18px;padding:13px 0;border-bottom:1px solid var(--line)}.tech-row:last-of-type{border-bottom:0}.tech-row span{color:var(--muted)}.tech-row strong{text-align:right}.detail-contact{margin-top:22px;padding-top:22px;border-top:1px solid var(--line)}.detail-contact p{font-size:14px;color:var(--muted)}.detail-contact .btn{width:100%;margin-top:8px}.detail-video{margin-top:26px}.detail-empty{color:var(--muted)}
@media(max-width:900px){.broker-panel,.detail-content{grid-template-columns:1fr}.detail-head{grid-template-columns:1fr}.detail-price{text-align:left}.technical{position:static}.detail-gallery{grid-template-rows:220px 180px}}
@media(max-width:620px){.detail-hero{padding:34px 0}.detail-gallery{display:grid;grid-template-columns:1fr 1fr;grid-template-rows:260px 150px;gap:8px;margin-bottom:36px}.detail-gallery img:first-child{grid-column:1/3;grid-row:auto}.detail-gallery img:nth-child(2),.detail-gallery img:nth-child(3){height:150px}.highlight-list{grid-template-columns:1fr}.broker-proof div{padding:19px}.listing-open{margin-top:13px}}

/* Warm, premium motion layer — measured reveals, tactile property cards, and quiet spatial depth. */
.motion-ready .page.active .reveal:not(.seen):not(.settled){opacity:1;transform:translate3d(0,30px,0)}
.reveal.seen{animation:premiumReveal 820ms var(--motion-ease) var(--delay,0ms) both}
.page.active{animation:pageArrive 520ms var(--motion-ease) both}
.page#listingDetail.active .detail-hero .wrap{animation:detailHeadIn 680ms var(--motion-ease) 70ms both}
.page#listingDetail.active .detail-content{animation:detailContentIn 760ms var(--motion-ease) 180ms both}
.page#listingDetail.detail-closing{display:block;animation:detailPageOut 300ms ease both;pointer-events:none}
.listing{position:relative;isolation:isolate;transition:transform 480ms var(--motion-ease),border-color 360ms ease}
.listing:before{content:"";position:absolute;z-index:-1;inset:14px;border-radius:18px;background:radial-gradient(circle at 50% 100%,rgba(242,139,48,.24),rgba(56,189,112,.09) 42%,transparent 72%);filter:blur(22px);opacity:0;transform:translateY(14px) scale(.92);transition:opacity 480ms ease,transform 480ms var(--motion-ease);pointer-events:none}
.listing-open:after{transition:transform 400ms var(--spring)}
.service-icon{transition:transform 520ms var(--spring),color 360ms ease}.service-icon:after{transform-origin:left;transition:transform 520ms var(--motion-ease),width 520ms var(--motion-ease)}
.gallery figure,.detail-gallery img{will-change:transform,opacity}.gallery.seen figure{animation:galleryEaseIn 860ms var(--motion-ease) both}.gallery.seen figure:nth-child(2){animation-delay:110ms}.gallery.seen figure:nth-child(3){animation-delay:200ms}.gallery.seen figure:nth-child(4){animation-delay:290ms}
.detail-gallery img{animation:detailPhotoIn 720ms var(--motion-ease) both}.detail-gallery img:nth-child(2){animation-delay:90ms}.detail-gallery img:nth-child(3){animation-delay:180ms}
.hero{--hero-shift:0px;--hero-copy-shift:0px}.hero-media{overflow:hidden}.hero-media>img{transform:translate3d(0,var(--hero-shift),0) scale(1.08);transition:transform 120ms linear;will-change:transform}.hero-copy>*{transform:translate3d(0,var(--hero-copy-shift),0)}
.subhero .wrap{position:relative;z-index:1}.subhero .wrap>*{animation:subheroLineIn 700ms var(--motion-ease) both}.subhero .wrap>*:nth-child(2){animation-delay:90ms}.subhero .wrap>*:nth-child(3){animation-delay:170ms}
.career-point{transition:transform 440ms var(--motion-ease),background-color 360ms ease}.contact-actions a strong{transition:transform 380ms var(--motion-ease)}
@media(hover:hover){.listing:hover{transform:translateY(-10px);border-color:rgba(242,139,48,.5);box-shadow:0 28px 68px rgba(12,56,43,.2),0 12px 34px rgba(242,139,48,.16)}.listing:nth-child(3n+2):hover{transform:translateY(-10px)}.listing:hover:before{opacity:1;transform:translateY(22px) scale(1.02)}.listing:hover .listing-open:after{transform:translateX(7px)}.service:hover .service-icon{transform:translateY(-5px) rotate(-3deg);color:var(--orange)}.service:hover .service-icon:after{width:46px;transform:scaleX(1.05)}.career-point:hover{transform:translateX(7px)}.contact-actions a:hover strong{transform:translateX(4px)}}
@keyframes premiumReveal{0%{opacity:1;transform:translate3d(0,30px,0)}100%{opacity:1;transform:translate3d(0,0,0)}}
@keyframes pageArrive{0%{opacity:0;transform:translate3d(0,12px,0)}100%{opacity:1;transform:none}}
@keyframes detailHeadIn{0%{opacity:0;transform:translate3d(-24px,0,0)}100%{opacity:1;transform:none}}
@keyframes detailContentIn{0%{opacity:0;transform:translate3d(0,34px,0)}100%{opacity:1;transform:none}}
@keyframes detailPageOut{0%{opacity:1;transform:none}100%{opacity:0;transform:translate3d(0,18px,0)}}
@keyframes galleryEaseIn{0%{opacity:0;transform:translate3d(0,24px,0) scale(.98)}100%{opacity:1;transform:none}}
@keyframes detailPhotoIn{0%{opacity:0;transform:translate3d(20px,0,0) scale(.975)}100%{opacity:1;transform:none}}
@keyframes subheroLineIn{0%{opacity:0;transform:translate3d(0,22px,0)}100%{opacity:1;transform:none}}
@media(max-width:620px){.hero-media>img{transform:translate3d(0,calc(var(--hero-shift) * .55),0) scale(1.08)}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{animation:none!important;transition:none!important}.reveal{opacity:1!important;transform:none!important}.page.active{opacity:1!important;transform:none!important}.hero-media>img,.hero-copy>*{transform:none!important}.page#listingDetail.detail-closing{display:block!important;opacity:1!important}}