:root {
  --navy: #0b2739;
  --navy-soft: #17384c;
  --gold: #b08a3c;
  --gold-strong: #8f681e;
  --gold-light: #d7b46a;
  --sage: #68786f;
  --stone: #e8e2d6;
  --paper: #fffdf8;
  --white: #ffffff;
  --ink: #17202a;
  --text: #3f4852;
  --muted: #68727c;
  --line: rgba(23, 32, 42, 0.13);
  --edge: rgba(11, 39, 57, 0.16);
  --edge-soft: rgba(11, 39, 57, 0.09);
  --edge-highlight: rgba(255, 255, 255, 0.78);
  --shadow: 0 22px 54px rgba(11, 39, 57, 0.12);
  --surface-shadow: 0 18px 44px rgba(11, 39, 57, 0.09);
  --surface-shadow-hover: 0 25px 58px rgba(11, 39, 57, 0.14);
  --radius: 8px;
  --max: 1180px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 96px; }
body {
  margin: 0;
  color: var(--text);
  background: var(--paper);
  font-family: "Segoe UI", Arial, Helvetica, sans-serif;
  font-size: 17px;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
body.menu-open { position: fixed; left: 0; right: 0; width: 100%; overflow: hidden; }
img { display: block; max-width: 100%; height: auto; }
a { color: inherit; }
button, input, select, textarea { font: inherit; }
:focus-visible { outline: 3px solid var(--gold-light); outline-offset: 4px; }
::selection { color: var(--navy); background: var(--gold-light); }

.skip-link {
  position: fixed;
  z-index: 9999;
  top: 12px;
  left: 12px;
  transform: translateY(-160%);
  padding: 10px 14px;
  color: var(--navy);
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
}
.skip-link:focus { transform: none; }

.container { width: min(calc(100% - 40px), var(--max)); margin-inline: auto; }
.section { padding: clamp(56px, 6vw, 78px) 0; }
.section-tight { padding: clamp(40px, 4.5vw, 56px) 0; }
.section-stone { background: #f3efe7; }
.section-dark { color: rgba(255, 255, 255, 0.88); background: var(--navy); }
.section-sage { background: #edf1ed; }

.site-header {
  position: fixed;
  z-index: 1000;
  inset: 0 0 auto;
  height: 88px;
  transition: background 0.22s, box-shadow 0.22s, height 0.22s;
}
.site-header.scrolled,
.site-header.inner-header {
  height: 78px;
  background: rgba(255, 253, 248, 0.96);
  box-shadow: 0 12px 32px rgba(11, 39, 57, 0.1);
  -webkit-backdrop-filter: blur(14px);
  backdrop-filter: blur(14px);
}
.nav-wrap {
  height: 100%;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 18px;
}
.brand {
  display: flex;
  align-items: center;
  min-width: 232px;
  padding: 6px 10px;
  background: rgba(255, 255, 255, 0.88);
  border: 1px solid var(--edge-soft);
  border-radius: var(--radius);
  box-shadow: inset 0 1px 0 var(--edge-highlight), 0 8px 20px rgba(11, 39, 57, 0.07);
  text-decoration: none;
}
.brand-signature-img {
  width: 210px;
  height: auto;
}

.main-nav { display: flex; align-items: center; gap: 10px; }
.nav-group {
  position: relative;
  display: flex;
  align-items: center;
}
.nav-group::before {
  position: absolute;
  top: 100%;
  left: -18px;
  right: -18px;
  height: 18px;
  content: "";
}
.main-nav a,
.nav-parent {
  position: relative;
  color: rgba(255, 255, 255, 0.93);
  font-size: 0.82rem;
  font-weight: 700;
  text-decoration: none;
  white-space: nowrap;
}
.nav-parent {
  appearance: none;
  padding: 0;
  background: transparent;
  border: 0;
  cursor: pointer;
  font-family: inherit;
  line-height: inherit;
}
.nav-parent:focus-visible {
  outline: 2px solid var(--gold-light);
  outline-offset: 6px;
}
.scrolled .main-nav a,
.inner-header .main-nav a,
.scrolled .nav-parent,
.inner-header .nav-parent { color: var(--navy); }
.main-nav > a:not(.nav-cta):not(.nav-phone)::after,
.nav-group > a::after,
.nav-group > .nav-parent::after {
  position: absolute;
  left: 0;
  bottom: -8px;
  width: 0;
  height: 2px;
  content: "";
  background: var(--gold-light);
  transition: width 0.2s;
}
.main-nav > a:hover::after,
.main-nav > a[aria-current="page"]::after,
.nav-group > a:hover::after,
.nav-group > a[aria-current="page"]::after,
.nav-group > .nav-parent:hover::after,
.nav-group > .nav-parent[aria-current="page"]::after,
.nav-group.open > .nav-parent::after { width: 100%; }
.nav-submenu {
  position: absolute;
  top: calc(100% + 12px);
  left: -18px;
  display: grid;
  z-index: 1002;
  width: max-content;
  min-width: 300px;
  max-width: min(420px, calc(100vw - 32px));
  padding: 10px;
  background: rgba(255, 253, 248, 0.98);
  border: 1px solid var(--edge-soft);
  border-radius: var(--radius);
  box-shadow: var(--surface-shadow);
  opacity: 0;
  transform: translateY(8px);
  visibility: hidden;
  pointer-events: none;
  transition: opacity 0.18s, transform 0.18s, visibility 0s linear 0.18s;
}
.nav-group:hover .nav-submenu,
.nav-group:focus-within .nav-submenu,
.nav-group.open .nav-submenu {
  opacity: 1;
  transform: none;
  visibility: visible;
  pointer-events: auto;
  transition: opacity 0.18s, transform 0.18s;
}
.nav-submenu a,
.scrolled .nav-submenu a,
.inner-header .nav-submenu a {
  display: block;
  padding: 10px 12px;
  color: var(--navy);
  border-radius: var(--radius);
  font-size: 0.9rem;
  line-height: 1.25;
}
.nav-submenu a:hover {
  color: var(--navy);
  background: #f5ead2;
}
.nav-cta {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 44px;
  padding: 10px 13px;
  color: var(--navy) !important;
  background: var(--gold-light);
  border-radius: 999px;
  box-shadow: 0 10px 24px rgba(176, 138, 60, 0.25);
}
.nav-phone {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 42px;
  padding: 8px 11px;
  color: var(--white) !important;
  border: 1px solid rgba(255, 255, 255, 0.42);
  border-radius: 999px;
}
.scrolled .nav-phone,
.inner-header .nav-phone {
  color: var(--navy) !important;
  border-color: rgba(11, 39, 57, 0.22);
}
.menu-toggle {
  display: none;
  width: 46px;
  height: 46px;
  padding: 10px;
  color: var(--navy);
  background: var(--gold-light);
  border: 0;
  border-radius: 999px;
  cursor: pointer;
}
.menu-toggle span {
  display: block;
  height: 2px;
  margin: 5px 0;
  background: currentColor;
  transition: transform 0.2s, opacity 0.2s;
}
.menu-open .menu-toggle span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.menu-open .menu-toggle span:nth-child(2) { opacity: 0; }
.menu-open .menu-toggle span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

h1, h2, h3 {
  margin: 0 0 0.55em;
  color: var(--ink);
  font-family: Georgia, "Times New Roman", serif;
  font-weight: 700;
  line-height: 1.08;
  overflow-wrap: normal;
  word-break: normal;
  hyphens: none;
}
h1 { max-width: 880px; font-size: 4.4rem; }
h2 { font-size: 3rem; }
h3 { font-size: 1.48rem; }
@supports (text-wrap: balance) {
  h1, h2, h3 { text-wrap: balance; }
}
p { margin: 0 0 1.05em; }
p,
li {
  max-width: 100%;
  overflow-wrap: break-word;
}
.section-dark h1,
.section-dark h2,
.section-dark h3 { color: var(--white); }
.lead {
  max-width: 760px;
  color: var(--muted);
  font-size: 1.22rem;
  line-height: 1.62;
}
.section-dark .lead { color: rgba(255, 255, 255, 0.84); }
.section-dark .card,
.section-dark .service-card,
.section-dark .process-step,
.section-dark .contact-panel {
  color: rgba(255, 255, 255, 0.8);
  background: rgba(255, 255, 255, 0.07);
  border-color: rgba(255, 255, 255, 0.14);
  box-shadow: inset 0 1px 0 rgba(255, 255, 255, 0.1), 0 18px 44px rgba(0, 0, 0, 0.16);
}
.section-dark .card h3,
.section-dark .service-card h3,
.section-dark .process-step h3,
.section-dark .contact-panel h3 {
  color: var(--white);
}
.section-dark .card p,
.section-dark .service-card p,
.section-dark .process-step p,
.section-dark .contact-panel p,
.section-dark .feature-list li {
  color: rgba(255, 255, 255, 0.84);
}
.section-dark .card-label {
  color: var(--navy);
  background: var(--gold-light);
}
.section-dark .feature-list li::before,
.section-dark .process-step::before {
  color: var(--gold-light);
}
.section-dark .btn-primary {
  color: var(--navy);
}
.eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  margin-bottom: 14px;
  color: var(--gold-strong);
  font-size: 0.76rem;
  font-weight: 850;
  letter-spacing: 0;
  line-height: 1.2;
  text-transform: uppercase;
}
.eyebrow::before {
  width: 34px;
  height: 2px;
  content: "";
  background: var(--gold-strong);
}
.gold-text { color: var(--gold); }
.center { text-align: left; }
.center .lead,
.center .section-title {
  margin-left: 0;
  margin-right: 0;
}
.section-title { max-width: 790px; margin: 0 0 clamp(22px, 3.4vw, 34px); }
.muted { color: var(--muted); }

.hero,
.page-hero {
  position: relative;
  isolation: isolate;
  overflow: hidden;
  color: var(--white);
}
.hero {
  min-height: 680px;
  display: grid;
  align-items: center;
}
.page-hero {
  min-height: 500px;
  display: grid;
  align-items: end;
}
.hero::before,
.page-hero::before {
  position: absolute;
  z-index: -2;
  inset: 0;
  content: "";
  background: linear-gradient(135deg, #071b2a 0%, var(--navy) 48%, #17384c 100%);
  transform: none;
}
.hero::after,
.page-hero::after {
  position: absolute;
  z-index: -1;
  inset: 0;
  content: "";
  background:
    linear-gradient(90deg, rgba(8, 25, 38, 0.91), rgba(8, 25, 38, 0.68) 44%, rgba(8, 25, 38, 0.18) 78%),
    linear-gradient(0deg, rgba(8, 25, 38, 0.62), rgba(8, 25, 38, 0.06) 54%);
}
.page-hero-plain::before {
  background:
    linear-gradient(135deg, #081c2b 0%, #0b2739 45%, #1d4a56 100%);
  transform: none;
}
.page-hero-plain::after {
  background:
    linear-gradient(90deg, rgba(8, 25, 38, 0.86), rgba(8, 25, 38, 0.58) 58%, rgba(8, 25, 38, 0.38)),
    linear-gradient(0deg, rgba(176, 138, 60, 0.18), transparent 56%);
}
.hero-visible,
.page-hero-visible {
  background:
    linear-gradient(135deg, #071b2a 0%, var(--navy) 48%, #17384c 100%);
}
.hero-visible::before,
.hero-visible::after,
.page-hero-visible::before,
.page-hero-visible::after {
  display: none;
}
.hero-split,
.page-hero-split {
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(360px, 0.82fr);
  gap: clamp(36px, 5vw, 72px);
  align-items: center;
}
.hero-split {
  padding: clamp(116px, 10vw, 132px) 0 clamp(56px, 6vw, 76px);
}
.page-hero-split {
  padding: clamp(118px, 10vw, 142px) 0 clamp(52px, 6vw, 70px);
}
.hero-visible .hero-content,
.page-hero-visible .page-hero-content {
  position: relative;
  z-index: 2;
  width: 100%;
  min-width: 0;
  max-width: 760px;
  padding: 0;
}
.page-hero-visible .page-hero-content {
  max-width: 720px;
}
.hero-visible h1,
.page-hero-visible h1 {
  max-width: 100%;
}
.page-hero-visible h1 {
  font-size: 3rem;
}
.hero-figure {
  position: relative;
  z-index: 1;
  margin: 0;
  overflow: hidden;
  align-self: stretch;
  min-height: 430px;
  border: 1px solid rgba(255, 255, 255, 0.18);
  border-radius: var(--radius);
  box-shadow: 0 28px 70px rgba(0, 0, 0, 0.28);
  background: rgba(255, 255, 255, 0.08);
}
.hero-figure.reveal {
  opacity: 1;
  transform: none;
}
.page-hero-figure {
  min-height: 360px;
}
.hero-figure img {
  width: 100%;
  height: 100%;
  min-height: inherit;
  object-fit: cover;
}
.hero-figure figcaption {
  position: absolute;
  right: 14px;
  bottom: 14px;
  left: 14px;
  padding: 13px 15px;
  color: rgba(255, 255, 255, 0.9);
  background: rgba(8, 25, 38, 0.78);
  border-left: 4px solid var(--gold-light);
  border-radius: var(--radius);
  font-size: 0.88rem;
  line-height: 1.35;
}
.hero-content { padding: 132px 0 58px; }
.page-hero-content { padding: 150px 0 64px; }
.hero h1,
.page-hero h1 { color: var(--white); }
.hero .lead,
.page-hero .lead { color: rgba(255, 255, 255, 0.84); }
.hero-actions,
.button-row {
  display: flex;
  flex-wrap: wrap;
  gap: 13px;
  margin-top: 28px;
  min-width: 0;
  max-width: 100%;
}
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  max-width: 100%;
  min-height: 52px;
  padding: 13px 22px;
  color: var(--navy);
  background: var(--white);
  border: 1px solid transparent;
  border-radius: 999px;
  font-weight: 800;
  line-height: 1.2;
  text-decoration: none;
  text-align: center;
  white-space: normal;
  overflow-wrap: anywhere;
  transition: transform 0.2s, box-shadow 0.2s, border-color 0.2s, background 0.2s;
}
.btn:hover { transform: translateY(-2px); }
.btn:active { transform: translateY(0); }
.btn-primary { background: var(--gold-light); box-shadow: 0 12px 28px rgba(176, 138, 60, 0.3); }
.btn-outline { color: var(--white); background: rgba(255, 255, 255, 0.08); border-color: rgba(255, 255, 255, 0.48); }
.btn-dark { color: var(--white); background: var(--navy); }
.btn-ghost { color: var(--navy); background: var(--paper); border-color: var(--line); }

.trust-strip {
  position: relative;
  z-index: 2;
  margin-top: -46px;
}
.trust-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 1px;
  position: relative;
  overflow: hidden;
  background: var(--edge-soft);
  border: 1px solid var(--edge);
  border-radius: var(--radius);
  box-shadow: var(--surface-shadow);
}
.trust-grid::after {
  position: absolute;
  inset: 0;
  content: "";
  border: 1px solid rgba(255, 255, 255, 0.52);
  border-radius: inherit;
  pointer-events: none;
}
.trust-item {
  min-height: 132px;
  padding: 24px;
  background: var(--white);
}
.trust-item strong {
  display: block;
  color: var(--navy);
  font-family: Georgia, "Times New Roman", serif;
  font-size: 1.28rem;
  line-height: 1.2;
}
.trust-item span {
  display: block;
  margin-top: 8px;
  color: var(--muted);
  font-size: 0.92rem;
  line-height: 1.45;
}

.valuation-strip {
  padding: 58px 0 44px;
  background:
    linear-gradient(135deg, rgba(255, 253, 248, 0.98), rgba(243, 239, 231, 0.96)),
    linear-gradient(90deg, rgba(176, 138, 60, 0.08), transparent 58%);
  border-bottom: 1px solid var(--edge-soft);
}
.valuation-strip-inner {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(260px, 0.36fr);
  gap: 42px;
  align-items: center;
}
.valuation-copy h2 {
  max-width: 680px;
  margin-bottom: 14px;
}
.valuation-copy p {
  max-width: 820px;
  margin-bottom: 0;
  color: var(--text);
  font-size: 1.08rem;
}
.valuation-actions {
  display: grid;
  gap: 14px;
  justify-items: start;
  padding: 24px;
  background: var(--white);
  border: 1px solid rgba(176, 138, 60, 0.22);
  border-radius: var(--radius);
  box-shadow: var(--surface-shadow), inset 0 1px 0 var(--edge-highlight);
}
.valuation-actions span {
  color: var(--muted);
  font-size: 0.94rem;
  line-height: 1.45;
}
.valuation-facts {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 12px;
  margin-top: 26px;
}
.valuation-facts span {
  display: flex;
  align-items: center;
  min-height: 54px;
  padding: 12px 15px;
  color: var(--navy);
  background: rgba(255, 255, 255, 0.78);
  border: 1px solid var(--edge-soft);
  border-radius: var(--radius);
  font-size: 0.92rem;
  font-weight: 800;
}

.valuation-map-card {
  position: relative;
  overflow: hidden;
  margin: 0;
  border-radius: var(--radius);
  background: var(--white);
  border: 1px solid rgba(11, 39, 57, 0.12);
  box-shadow: var(--shadow);
}
.valuation-map-card img {
  display: block;
  width: 100%;
  aspect-ratio: 16 / 9;
  object-fit: cover;
}
.valuation-map-card::after {
  content: "";
  position: absolute;
  inset: 0;
  pointer-events: none;
  background: linear-gradient(180deg, rgba(11, 39, 57, 0.02), rgba(11, 39, 57, 0.18));
}
.valuation-map-card figcaption {
  position: relative;
  z-index: 2;
  padding: 12px 16px 14px;
  margin: 0;
  font-size: 0.86rem;
  color: var(--muted);
  background: rgba(255, 255, 255, 0.92);
}
.map-price-label {
  position: absolute;
  z-index: 3;
  display: inline-flex;
  flex-direction: column;
  gap: 3px;
  max-width: 154px;
  padding: 9px 12px;
  border-radius: 8px;
  background: rgba(255, 255, 255, 0.94);
  border: 1px solid rgba(177, 133, 64, 0.42);
  color: var(--ink);
  box-shadow: 0 12px 30px rgba(11, 39, 57, 0.18);
  font-size: 0.78rem;
  line-height: 1.15;
}
.map-price-label strong {
  color: var(--navy);
  font-size: 0.95rem;
  line-height: 1.1;
}
.map-price-label::before {
  content: "";
  position: absolute;
  left: 12px;
  bottom: -7px;
  width: 12px;
  height: 12px;
  border-radius: 50%;
  background: var(--gold);
  border: 2px solid var(--white);
  box-shadow: 0 4px 10px rgba(11, 39, 57, 0.28);
}
.map-price-label-one { top: 22%; left: 17%; }
.map-price-label-two { top: 39%; left: 46%; }
.map-price-label-three { top: 62%; left: 65%; }
.map-price-label-four { top: 53%; left: 25%; }

.grid-2 { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: clamp(30px, 4vw, 50px); align-items: center; }
.grid-3 { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(18px, 2vw, 22px); }
.grid-4 { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: clamp(16px, 1.7vw, 18px); }
.cards { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(18px, 2vw, 22px); }
.card,
.service-card,
.split-card,
.process-step,
.faq-item,
.contact-panel {
  position: relative;
  overflow: hidden;
  min-width: 0;
  background: var(--white);
  border: 1px solid var(--edge-soft);
  border-radius: var(--radius);
  box-shadow: var(--surface-shadow), inset 0 1px 0 var(--edge-highlight);
}
.card,
.service-card,
.split-card,
.process-step { padding: 30px; }
.card,
.service-card,
.process-step {
  min-height: 100%;
}
.card-label {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-width: 44px;
  height: 34px;
  margin-bottom: 22px;
  padding: 0 12px;
  color: var(--navy);
  background: #f3e4bd;
  border-radius: 999px;
  font-size: 0.78rem;
  font-weight: 850;
}
.card h3,
.service-card h3,
.split-card h3,
.process-step h3 { margin-bottom: 12px; }
.card p:last-child,
.service-card p:last-child,
.split-card p:last-child,
.process-step p:last-child { margin-bottom: 0; }

.split-card {
  min-height: 360px;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  color: rgba(255, 255, 255, 0.84);
  overflow: hidden;
  background:
    linear-gradient(0deg, rgba(11, 39, 57, 0.88), rgba(11, 39, 57, 0.5)),
    var(--card-image) center / cover no-repeat;
}
.split-card-text {
  color: rgba(255, 255, 255, 0.84);
  background:
    linear-gradient(145deg, rgba(11, 39, 57, 0.98), rgba(23, 56, 76, 0.94) 58%, rgba(176, 138, 60, 0.64));
}
.split-card-text::before {
  position: absolute;
  inset: 0;
  content: "";
  background:
    linear-gradient(90deg, rgba(255, 255, 255, 0.08), transparent 42%),
    repeating-linear-gradient(90deg, rgba(255, 255, 255, 0.06) 0 1px, transparent 1px 76px);
  opacity: 0.48;
  pointer-events: none;
}
.split-card-gewerbe {
  background:
    linear-gradient(145deg, rgba(8, 28, 43, 0.98), rgba(44, 75, 72, 0.94) 58%, rgba(104, 120, 111, 0.72));
}
.split-card > * {
  position: relative;
  z-index: 1;
}
.split-card::after,
.image-frame::after,
.apartment-card::after,
.commercial-card::after,
.contact-form::after {
  position: absolute;
  inset: 0;
  content: "";
  border: 1px solid rgba(255, 255, 255, 0.48);
  border-radius: inherit;
  pointer-events: none;
}
.split-card h3 { color: var(--white); font-size: 2.05rem; }
.split-card p { color: rgba(255, 255, 255, 0.82); }
.split-card .tag-list { margin: 18px 0 22px; }

.tag-list { display: flex; flex-wrap: wrap; gap: 9px; }
.tag {
  display: inline-flex;
  align-items: center;
  min-height: 32px;
  padding: 7px 11px;
  color: var(--navy);
  background: #f5ead2;
  border: 1px solid rgba(176, 138, 60, 0.24);
  border-radius: 999px;
  font-size: 0.86rem;
  font-weight: 750;
}
.split-card .tag {
  color: var(--white);
  background: rgba(255, 255, 255, 0.14);
  border-color: rgba(255, 255, 255, 0.2);
}

.image-frame {
  position: relative;
  min-height: 440px;
  aspect-ratio: 5 / 4;
  overflow: hidden;
  border: 1px solid var(--edge-soft);
  border-radius: var(--radius);
  box-shadow: var(--shadow);
}
.image-frame img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
}
.image-caption {
  position: absolute;
  right: 16px;
  bottom: 16px;
  left: 16px;
  padding: 16px 18px;
  color: var(--white);
  background: rgba(11, 39, 57, 0.82);
  border-left: 4px solid var(--gold-light);
  border-radius: var(--radius);
}
.brand-panel {
  min-height: 380px;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  gap: 26px;
  padding: 32px;
  color: var(--text);
  background:
    linear-gradient(135deg, rgba(255, 255, 255, 0.94), rgba(243, 239, 231, 0.96)),
    radial-gradient(circle at 20% 12%, rgba(176, 138, 60, 0.13), transparent 34%);
  border: 1px solid var(--edge-soft);
  border-radius: var(--radius);
  box-shadow: var(--shadow), inset 0 1px 0 var(--edge-highlight);
}
.brand-panel h3 {
  margin-bottom: 12px;
}
.brand-panel .eyebrow {
  margin-bottom: 12px;
}
.brand-panel-list {
  display: grid;
  gap: 10px;
  margin: 0;
  padding: 0;
  list-style: none;
}
.brand-panel-list li {
  padding-top: 10px;
  border-top: 1px solid var(--line);
  color: var(--navy);
  font-weight: 750;
}

.advisor-card {
  position: relative;
  display: grid;
  grid-template-columns: minmax(150px, 0.42fr) minmax(0, 1fr);
  align-items: stretch;
  min-height: 380px;
  overflow: hidden;
  background: var(--white);
  border: 1px solid var(--edge-soft);
  border-radius: var(--radius);
  box-shadow: var(--shadow), inset 0 1px 0 var(--edge-highlight);
}
.advisor-card img {
  width: 100%;
  height: 100%;
  min-height: 380px;
  object-fit: cover;
  object-position: center 14%;
}
.advisor-card-content {
  display: flex;
  flex-direction: column;
  justify-content: center;
  gap: 12px;
  padding: 28px;
}
.advisor-card-content h3 {
  margin-bottom: 2px;
}
.advisor-card-content p {
  margin-bottom: 8px;
}
.advisor-card::after {
  position: absolute;
  inset: 0;
  content: "";
  border: 1px solid rgba(255, 255, 255, 0.52);
  border-radius: inherit;
  pointer-events: none;
}

.apartment-gallery,
.commercial-gallery {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 22px;
  align-items: stretch;
}
.apartment-card,
.commercial-card {
  position: relative;
  overflow: hidden;
  background: var(--white);
  border: 1px solid var(--edge-soft);
  border-radius: var(--radius);
  box-shadow: var(--surface-shadow), inset 0 1px 0 var(--edge-highlight);
}
.commercial-card-link {
  display: block;
  color: inherit;
  text-decoration: none;
}
.commercial-card-link:focus-visible {
  outline: 3px solid var(--gold-light);
  outline-offset: 4px;
}
.card-link-hint {
  display: inline-flex;
  margin-top: 16px;
  color: var(--navy);
  font-size: 0.88rem;
  font-weight: 850;
}
.card-link-hint::after {
  content: ">";
  margin-left: 8px;
  color: var(--gold);
}
.apartment-card img,
.commercial-card img {
  width: 100%;
  aspect-ratio: 5 / 4;
  object-fit: cover;
  border-bottom: 1px solid var(--edge-soft);
}
.commercial-card img {
  aspect-ratio: 3 / 2;
}
.apartment-card-content,
.commercial-card-content {
  padding: 24px;
}
.apartment-card-content h3,
.commercial-card-content h3 {
  margin-bottom: 10px;
  font-size: 1.34rem;
}
.apartment-card-content p,
.commercial-card-content p {
  margin-bottom: 0;
  color: var(--muted);
  font-size: 0.96rem;
  line-height: 1.55;
}
.commercial-gallery {
  gap: 18px;
}
.commercial-card img {
  aspect-ratio: 16 / 9;
  max-height: 190px;
}
.commercial-card-content {
  padding: 18px;
}
.commercial-card-content .card-label {
  margin-bottom: 14px;
}
.commercial-card-content h3 {
  font-size: 1.18rem;
}
.commercial-card-content p {
  font-size: 0.9rem;
}

.mini-media-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 18px;
  margin-top: 30px;
}
.mini-media-grid-2 {
  grid-template-columns: repeat(2, minmax(0, 1fr));
}
.mini-media-grid + .cards {
  margin-top: 24px;
}
.mini-media-card {
  overflow: hidden;
  background: var(--white);
  border: 1px solid var(--edge-soft);
  border-radius: var(--radius);
  box-shadow: var(--surface-shadow), inset 0 1px 0 var(--edge-highlight);
}
.mini-media-card img {
  width: 100%;
  height: clamp(132px, 13vw, 176px);
  object-fit: cover;
  border-bottom: 1px solid var(--edge-soft);
}
.mini-media-content {
  padding: 18px;
}
.mini-media-content h3 {
  margin-bottom: 8px;
  font-size: 1.48rem;
}
.mini-media-content p {
  margin-bottom: 0;
  color: var(--muted);
  font-size: 0.93rem;
  line-height: 1.52;
}

.premium-page .page-hero-split {
  gap: clamp(28px, 4vw, 52px);
  padding: clamp(104px, 8vw, 126px) 0 clamp(38px, 4vw, 54px);
}
.premium-hero-figure {
  min-height: clamp(330px, 32vw, 480px);
}
.premium-hero-figure img {
  object-fit: cover;
  object-position: center;
}
.premium-page .section {
  padding: clamp(48px, 5.2vw, 70px) 0;
}
.premium-page .section-tight {
  padding: clamp(34px, 4vw, 48px) 0;
}
.premium-page .grid-2 {
  gap: clamp(28px, 4vw, 46px);
}
.premium-facts-section {
  padding: clamp(22px, 3vw, 34px) 0;
}
.premium-page .valuation-facts {
  gap: 12px;
  margin-top: 0;
}
.premium-page .valuation-facts span {
  min-height: 62px;
  padding: 13px 16px;
}
.premium-page .brand-panel {
  min-height: 0;
  gap: 16px;
  padding: clamp(24px, 2.6vw, 28px);
}
.premium-page .brand-panel h3 {
  margin-bottom: 8px;
}
.premium-page .brand-panel-list {
  gap: 8px;
}
.premium-page .brand-panel-list li {
  padding-top: 8px;
}
.premium-gallery {
  gap: clamp(16px, 1.6vw, 22px);
  margin-top: 22px;
}
.premium-gallery-four {
  grid-template-columns: repeat(4, minmax(0, 1fr));
}
.premium-gallery .mini-media-card img {
  height: clamp(180px, 16vw, 232px);
}
.premium-gallery .mini-media-content {
  padding: 16px;
}
.premium-gallery .mini-media-content h3 {
  margin-bottom: 6px;
  font-size: 1.22rem;
}
.premium-page .section-title {
  margin-bottom: clamp(20px, 3vw, 30px);
}
.premium-page .section-dark .grid-2 {
  align-items: start;
}
.premium-page .contact-form {
  gap: 14px;
  padding: clamp(24px, 3vw, 28px);
}
.premium-page .section-dark .contact-form h2 {
  color: var(--navy);
}
.premium-page .section-dark .contact-form .seller-form-intro {
  color: var(--muted);
}
.premium-page .form-grid {
  gap: 14px;
}
.inline-media {
  display: grid;
  grid-template-columns: minmax(150px, 0.38fr) minmax(0, 1fr);
  gap: 18px;
  align-items: center;
  margin-top: 28px;
  padding: 16px;
  background: var(--white);
  border: 1px solid var(--edge-soft);
  border-radius: var(--radius);
  box-shadow: var(--surface-shadow), inset 0 1px 0 var(--edge-highlight);
}
.inline-media img,
.panel-image {
  width: 100%;
  height: 150px;
  object-fit: cover;
  border: 1px solid var(--edge-soft);
  border-radius: var(--radius);
}
.inline-media h3 {
  margin-bottom: 8px;
  font-size: 1.18rem;
}
.inline-media p {
  margin-bottom: 0;
  color: var(--muted);
  font-size: 0.95rem;
  line-height: 1.52;
}
.panel-image {
  height: 180px;
  margin: 2px 0 4px;
}
.advisor-quote {
  display: grid;
  grid-template-columns: 132px minmax(0, 1fr);
  gap: 18px;
  align-items: center;
  padding: 22px;
  background: var(--white);
  border: 1px solid var(--edge-soft);
  border-left: 5px solid var(--gold);
  border-radius: var(--radius);
  box-shadow: var(--surface-shadow), inset 0 1px 0 var(--edge-highlight);
}
.advisor-quote img {
  width: 132px;
  height: 164px;
  object-fit: cover;
  object-position: center 16%;
  border-radius: var(--radius);
}
.advisor-quote h3 {
  margin-bottom: 8px;
  font-size: 1.2rem;
}
.advisor-quote p {
  margin-bottom: 0;
  color: var(--muted);
  font-size: 0.95rem;
  line-height: 1.52;
}

.portrait-feature {
  display: grid;
  grid-template-columns: minmax(180px, 0.34fr) minmax(0, 1fr);
  gap: 28px;
  align-items: center;
}
.portrait-card {
  position: relative;
  overflow: hidden;
  width: min(100%, 320px);
  min-height: 260px;
  justify-self: start;
  border: 1px solid var(--edge-soft);
  border-radius: var(--radius);
  background: var(--white);
  box-shadow: var(--surface-shadow), inset 0 1px 0 var(--edge-highlight);
}
.portrait-card img {
  width: 100%;
  height: 100%;
  min-height: 260px;
  object-fit: cover;
}
.portrait-card.portrait-tall img {
  object-position: center 18%;
}
.portrait-card::after,
.portrait-statement::after {
  position: absolute;
  inset: 0;
  content: "";
  border: 1px solid rgba(255, 255, 255, 0.5);
  border-radius: inherit;
  pointer-events: none;
}
.portrait-statement {
  position: relative;
  padding: 24px;
  background: var(--white);
  border: 1px solid var(--edge-soft);
  border-left: 5px solid var(--gold);
  border-radius: var(--radius);
  box-shadow: var(--surface-shadow), inset 0 1px 0 var(--edge-highlight);
}
.portrait-statement h2,
.portrait-statement h3 {
  margin-bottom: 14px;
}
.portrait-statement blockquote {
  margin: 16px 0 0;
  color: var(--navy);
  font-family: Georgia, "Times New Roman", serif;
  font-size: 1.08rem;
  font-weight: 700;
  line-height: 1.42;
}
.portrait-statement blockquote::before {
  content: "";
  display: block;
  width: 48px;
  height: 2px;
  margin-bottom: 16px;
  background: var(--gold);
}

.statement {
  max-width: 920px;
  margin: 0 0 32px;
  color: var(--navy);
  font-family: Georgia, "Times New Roman", serif;
  font-size: 1.72rem;
  font-weight: 700;
  line-height: 1.42;
  text-align: left;
  text-wrap: balance;
}
.section-dark .statement { color: var(--white); }

.process {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 18px;
  counter-reset: process;
}
.process-5 {
  grid-template-columns: repeat(5, minmax(0, 1fr));
}
.process-step {
  position: relative;
  display: flex;
  flex-direction: column;
  justify-content: flex-start;
  padding-top: 70px;
}
.process-step::before {
  position: absolute;
  top: 24px;
  left: 28px;
  counter-increment: process;
  content: "0" counter(process);
  color: var(--gold);
  font-family: Georgia, "Times New Roman", serif;
  font-size: 1.5rem;
  font-weight: 700;
}

.feature-list {
  display: grid;
  gap: 12px;
  margin: 26px 0;
  padding: 0;
  list-style: none;
}
.feature-list li {
  position: relative;
  padding-left: 28px;
}
.feature-list li::before {
  position: absolute;
  top: 0;
  left: 0;
  color: var(--gold);
  content: "◆";
  font-size: 0.78rem;
}

.cta-band {
  padding: 58px 0;
  color: var(--white);
  background: linear-gradient(135deg, var(--navy), #1e4653);
}
.cta-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 28px;
}
.cta-inner h2 { max-width: 760px; margin: 0; color: var(--white); font-size: 2.1rem; }
.cta-inner .button-row { margin-top: 0; }

.faq-list { display: grid; gap: 12px; }
.faq-item { overflow: hidden; }
.faq-item button {
  width: 100%;
  display: flex;
  justify-content: space-between;
  gap: 18px;
  padding: 22px 24px;
  color: var(--navy);
  background: var(--white);
  border: 0;
  text-align: left;
  cursor: pointer;
  font-weight: 850;
}
.faq-item button::after {
  flex: 0 0 auto;
  content: "+";
  color: var(--gold);
  font-size: 1.4rem;
  line-height: 1;
}
.faq-item.open button::after { content: "-"; }
.faq-answer {
  display: none;
  padding: 0 24px 23px;
  color: var(--muted);
}
.faq-item.open .faq-answer { display: block; }

.company-lockup {
  display: grid;
  max-width: 960px;
  margin-inline: auto;
}
.company-card {
  position: relative;
  overflow: hidden;
  padding: 30px;
  background: var(--white);
  border: 1px solid var(--edge-soft);
  border-radius: var(--radius);
  box-shadow: var(--surface-shadow), inset 0 1px 0 var(--edge-highlight);
}
.company-card img {
  height: 96px;
  width: 220px;
  object-fit: contain;
  margin-bottom: 22px;
}
.company-card-wide {
  padding: 32px;
}
.company-card .company-signature {
  width: min(100%, 282px);
  height: auto;
  margin-bottom: 24px;
  padding: 0;
}
.company-columns {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 34px;
  padding-top: 24px;
  border-top: 1px solid var(--line);
}
.company-columns h3 {
  margin-bottom: 10px;
}

.contact-layout {
  display: grid;
  grid-template-columns: 0.86fr 1.14fr;
  gap: 46px;
  align-items: start;
}
.contact-panel { padding: 30px; }
.contact-list {
  display: grid;
  gap: 16px;
  margin-top: 22px;
}
.contact-list span,
.contact-list a {
  display: grid;
  gap: 4px;
  padding-bottom: 14px;
  border-bottom: 1px solid var(--line);
  text-decoration: none;
}
.contact-list strong {
  color: var(--gold);
  font-size: 0.78rem;
  letter-spacing: 0;
  text-transform: uppercase;
}

.contact-form {
  position: relative;
  isolation: isolate;
  display: grid;
  gap: 18px;
  min-width: 0;
  color: var(--text);
  padding: 32px;
  background: var(--white);
  border: 1px solid var(--edge-soft);
  border-radius: var(--radius);
  box-shadow: var(--shadow);
}
.contact-form > * {
  position: relative;
  z-index: 1;
}
.contact-form h2,
.section-dark .contact-form h2,
.premium-page .section-dark .contact-form h2 {
  margin-bottom: 0;
  color: var(--navy) !important;
  font-size: clamp(1.55rem, 2.4vw, 2rem);
  opacity: 1;
  visibility: visible;
}
.contact-form p,
.section-dark .contact-form p {
  color: var(--muted) !important;
}
.form-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 16px;
}
.field { display: grid; gap: 7px; }
.field.full { grid-column: 1 / -1; }
.field label {
  color: var(--navy);
  font-size: 0.9rem;
  font-weight: 800;
}
.field input,
.field select,
.field textarea {
  width: 100%;
  min-height: 48px;
  padding: 12px 14px;
  color: var(--ink);
  background: #fbfaf7;
  border: 1px solid var(--edge-soft);
  border-radius: var(--radius);
  box-shadow: inset 0 1px 0 rgba(255, 255, 255, 0.7);
}
.field textarea { min-height: 132px; resize: vertical; }
.field.checkbox {
  display: grid;
  grid-template-columns: 22px 1fr;
  gap: 12px;
  align-items: start;
}
.field.checkbox input { width: 20px; height: 20px; min-height: 0; margin-top: 4px; }
.field.checkbox label { color: var(--text); font-weight: 500; }
.form-status {
  display: none;
  padding: 14px 16px;
  border-radius: var(--radius);
}
.form-status.show { display: block; }
.form-status.success { color: #17482d; background: #e8f5ee; }
.form-status.error { color: #6f3b14; background: #fff1df; }
.form-phone-callout {
  margin: -4px 0 4px;
  padding: 13px 15px;
  color: var(--navy);
  background: #f5ead2;
  border: 1px solid rgba(176, 138, 60, 0.28);
  border-radius: var(--radius);
  font-size: 0.96rem;
  font-weight: 800;
}
.form-phone-callout a {
  color: inherit;
  text-decoration-thickness: 2px;
  text-underline-offset: 3px;
}

.seller-hero-points {
  display: grid;
  gap: 10px;
  margin: 24px 0 0;
  padding: 0;
  list-style: none;
}
.seller-hero-points li {
  display: grid;
  grid-template-columns: 8px minmax(0, 1fr);
  align-items: center;
  gap: 10px;
  min-width: 0;
  color: rgba(255, 255, 255, 0.86);
  font-weight: 700;
  overflow-wrap: anywhere;
}
.seller-hero-points li::before {
  width: 8px;
  height: 8px;
  content: "";
  background: var(--gold-light);
  border-radius: 999px;
  flex: 0 0 auto;
}
.answer-box {
  padding: clamp(24px, 3vw, 34px);
  background:
    linear-gradient(135deg, rgba(255, 255, 255, 0.9), rgba(255, 253, 248, 0.98)),
    var(--white);
  border: 1px solid var(--edge-soft);
  border-left: 5px solid var(--gold-light);
  border-radius: var(--radius);
  box-shadow: var(--surface-shadow), inset 0 1px 0 var(--edge-highlight);
}
.answer-box h2,
.answer-box h3 {
  max-width: 860px;
}
.answer-box p:last-child,
.answer-box .feature-list:last-child {
  margin-bottom: 0;
}
.answer-grid {
  display: grid;
  grid-template-columns: minmax(0, 1.1fr) minmax(260px, 0.9fr);
  gap: clamp(18px, 3vw, 28px);
  align-items: stretch;
}
.answer-kicker {
  display: inline-flex;
  margin-bottom: 12px;
  color: var(--gold);
  font-size: 0.78rem;
  font-weight: 900;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}
.quick-link-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 12px;
  margin-top: 24px;
}
.quick-link {
  display: grid;
  min-height: 94px;
  padding: 16px;
  color: var(--navy);
  background: rgba(255, 255, 255, 0.78);
  border: 1px solid var(--edge-soft);
  border-radius: var(--radius);
  text-decoration: none;
  box-shadow: inset 0 1px 0 var(--edge-highlight);
}
.quick-link strong {
  display: block;
  margin-bottom: 4px;
  color: var(--ink);
  line-height: 1.2;
}
.quick-link span {
  color: var(--muted);
  font-size: 0.92rem;
  line-height: 1.35;
}
.quick-link:hover {
  border-color: rgba(176, 138, 60, 0.38);
  background: #fff8e8;
}
.phone-cta {
  color: var(--white);
  background: transparent;
  border-color: rgba(255, 255, 255, 0.44);
}
.section:not(.section-dark) .btn-outline,
.section-stone .btn-outline,
.section-sage .btn-outline,
.brand-panel .btn-outline,
.contact-form .btn-outline,
.valuation-actions .btn-outline,
.mini-media-card .btn-outline,
.card .btn-outline,
.service-card .btn-outline,
.region-card .btn-outline {
  color: var(--navy);
  background: rgba(255, 255, 255, 0.92);
  border-color: rgba(11, 39, 57, 0.2);
}
.hero .btn-outline,
.page-hero .btn-outline,
.section-dark .btn-outline {
  color: var(--white);
  background: rgba(255, 255, 255, 0.08);
  border-color: rgba(255, 255, 255, 0.52);
}
.section:not(.section-dark) .phone-cta,
.section-stone .phone-cta,
.section-sage .phone-cta,
.brand-panel .phone-cta,
.valuation-actions .phone-cta,
.mini-media-card .phone-cta,
.card .phone-cta,
.service-card .phone-cta,
.region-card .phone-cta {
  color: var(--white) !important;
  background: var(--navy);
  border: 2px solid var(--gold-light);
  box-shadow: 0 10px 24px rgba(11, 39, 57, 0.18);
}
.btn-ghost.phone-cta,
.premium-page .phone-cta,
.premium-page .btn-ghost.phone-cta,
.premium-page .btn-outline.phone-cta {
  color: var(--white) !important;
  background: var(--navy);
  border: 2px solid var(--gold-light);
  box-shadow: 0 10px 24px rgba(11, 39, 57, 0.2);
}
.btn-ghost.phone-cta:hover,
.premium-page .phone-cta:hover {
  color: var(--navy) !important;
  background: var(--gold-light);
  border-color: var(--gold-light);
}
.region-strip {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 22px;
}
.region-card {
  display: flex;
  flex-direction: column;
  gap: 0;
  min-height: 100%;
  padding: 30px;
  background: var(--white);
  border: 1px solid var(--edge-soft);
  border-radius: var(--radius);
  box-shadow: var(--surface-shadow), inset 0 1px 0 var(--edge-highlight);
}
.region-card .card-label {
  align-self: flex-start;
  margin-bottom: 18px;
}
.region-card h3 {
  margin-bottom: 12px;
  font-size: 1.3rem;
}
.region-card p {
  margin-bottom: 22px;
  color: var(--muted);
  font-size: 0.95rem;
  line-height: 1.55;
}
.region-card .button-row {
  display: grid;
  grid-template-columns: 1fr;
  margin-top: auto;
  padding-top: 4px;
}
.region-card .btn {
  width: 100%;
  min-height: 48px;
  padding: 12px 16px;
}
.related-region-actions {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 12px;
  margin-top: 24px;
}
.related-region-actions .btn {
  width: 100%;
  min-height: 48px;
  padding: 12px 16px;
}
.seller-form-intro {
  margin-bottom: 2px;
  color: var(--muted);
  font-size: 0.98rem;
}
.consent-banner {
  position: fixed;
  z-index: 2000;
  right: 18px;
  bottom: 18px;
  left: 18px;
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto auto;
  gap: 18px;
  align-items: center;
  width: min(calc(100% - 36px), 1080px);
  margin-inline: auto;
  padding: 18px;
  color: var(--text);
  background: rgba(255, 253, 248, 0.98);
  border: 1px solid var(--edge);
  border-radius: var(--radius);
  box-shadow: 0 22px 62px rgba(11, 39, 57, 0.22);
}
.consent-banner h2 {
  margin: 0 0 4px;
  font-size: 1.12rem;
}
.consent-banner p {
  margin: 0;
  color: var(--muted);
  font-size: 0.92rem;
  line-height: 1.42;
}
.consent-options {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
}
.consent-options label {
  display: inline-flex;
  align-items: center;
  gap: 7px;
  color: var(--navy);
  font-size: 0.9rem;
  font-weight: 800;
}
.consent-options input {
  width: 18px;
  height: 18px;
}
.consent-actions {
  display: flex;
  gap: 10px;
}
.consent-actions .btn {
  min-height: 42px;
  padding: 10px 16px;
  font-size: 0.92rem;
}

.site-footer {
  color: rgba(255, 255, 255, 0.78);
  background: #081c2b;
  padding: 62px 0 24px;
}
.footer-grid {
  display: grid;
  grid-template-columns: 1.3fr 0.8fr 0.8fr;
  gap: 48px;
}
.site-footer h2 {
  color: var(--white);
  font-size: 1.28rem;
}
.footer-logos {
  display: inline-flex;
  margin-bottom: 22px;
}
.footer-logos img {
  width: 236px;
  height: auto;
  object-fit: contain;
  padding: 7px 12px;
  background: rgba(255, 255, 255, 0.9);
  border: 1px solid rgba(255, 255, 255, 0.36);
  border-radius: var(--radius);
  box-shadow: inset 0 1px 0 var(--edge-highlight);
}
.footer-brand p { max-width: 520px; }
.footer-note { color: rgba(255, 255, 255, 0.62); }
.footer-links { display: grid; gap: 10px; }
.footer-links a { text-decoration: none; }
.footer-links a:hover { color: var(--gold-light); }
.footer-phone {
  display: grid;
  gap: 3px;
  margin-top: 4px;
  padding: 13px 14px;
  color: var(--white);
  background: rgba(255, 255, 255, 0.08);
  border: 1px solid rgba(255, 255, 255, 0.16);
  border-radius: var(--radius);
}
.footer-phone strong {
  color: var(--gold-light);
  font-size: 0.78rem;
  letter-spacing: 0;
  text-transform: uppercase;
}
.footer-phone span {
  font-size: 1.08rem;
  font-weight: 850;
}
.footer-bottom {
  display: flex;
  justify-content: space-between;
  gap: 18px;
  margin-top: 42px;
  padding-top: 20px;
  border-top: 1px solid rgba(255, 255, 255, 0.12);
  font-size: 0.88rem;
}

.reveal {
  opacity: 0;
  transform: translateY(22px);
  transition: opacity 0.65s ease, transform 0.65s ease;
}
.reveal.visible { opacity: 1; transform: none; }

@media (hover: hover) and (pointer: fine) {
  .card:hover,
  .service-card:hover,
  .process-step:hover,
  .company-card:hover,
  .apartment-card:hover,
  .commercial-card:hover,
  .mini-media-card:hover {
    transform: translateY(-4px);
    box-shadow: var(--surface-shadow-hover), inset 0 1px 0 var(--edge-highlight);
    border-color: rgba(176, 138, 60, 0.36);
  }
  .section-dark .process-step:hover,
  .section-dark .contact-panel:hover {
    box-shadow: inset 0 1px 0 rgba(255, 255, 255, 0.12), 0 24px 54px rgba(0, 0, 0, 0.22);
    border-color: rgba(215, 180, 106, 0.34);
  }
  .card,
  .service-card,
  .process-step,
  .company-card,
  .apartment-card,
  .commercial-card,
  .mini-media-card { transition: transform 0.25s, box-shadow 0.25s, border-color 0.25s; }
}

@media (max-width: 1120px) {
  .menu-toggle { display: block; }
  .site-header,
  .site-header.scrolled,
  .site-header.inner-header {
    height: 78px;
    background: rgba(255, 253, 248, 0.98);
    backdrop-filter: none;
  }
  .nav-wrap { min-width: 0; }
  .brand { min-width: 0; }
  .main-nav {
    position: fixed;
    inset: 78px 0 0;
    display: flex;
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    padding: 22px 28px calc(36px + env(safe-area-inset-bottom, 0px));
    background: var(--paper);
    transform: translateX(100%);
    visibility: hidden;
    overflow-y: auto;
    overscroll-behavior: contain;
    -webkit-overflow-scrolling: touch;
    transition: transform 0.25s, visibility 0s linear 0.25s;
  }
  .menu-open .main-nav {
    transform: none;
    visibility: visible;
    transition: transform 0.25s;
  }
  .main-nav a,
  .nav-parent,
  .scrolled .main-nav a,
  .inner-header .main-nav a,
  .scrolled .nav-parent,
  .inner-header .nav-parent {
    padding: 13px 4px;
    color: var(--navy);
    border-bottom: 1px solid var(--line);
    font-size: 1.06rem;
    text-align: left;
  }
  .nav-parent { width: 100%; }
  .main-nav a::after,
  .nav-parent::after { display: none; }
  .nav-group {
    display: grid;
    align-items: stretch;
  }
  .nav-group::before { display: none; }
  .nav-submenu {
    position: static;
    display: grid;
    min-width: 0;
    padding: 0 0 8px 14px;
    background: transparent;
    border: 0;
    border-radius: 0;
    box-shadow: none;
    opacity: 1;
    transform: none;
    visibility: visible;
    pointer-events: auto;
  }
  .nav-submenu a,
  .scrolled .nav-submenu a,
  .inner-header .nav-submenu a {
    padding: 10px 4px 10px 14px;
    color: var(--navy);
    border-bottom: 1px solid var(--line);
    border-radius: 0;
    font-size: 0.98rem;
  }
  .nav-submenu a:hover {
    background: transparent;
  }
  .nav-cta { margin-top: 14px; border-bottom: 0 !important; }
  .nav-phone {
    justify-content: flex-start;
    min-height: 48px;
    margin-top: 10px;
    padding-inline: 4px;
    border: 0;
    border-bottom: 1px solid var(--line);
    border-radius: 0;
  }
  .grid-4,
  .quick-link-grid,
  .region-strip,
  .apartment-gallery,
  .commercial-gallery,
  .mini-media-grid,
  .trust-grid,
  .valuation-facts,
  .process { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .hero-split,
  .page-hero-split {
    grid-template-columns: minmax(0, 1fr);
    gap: 34px;
    min-width: 0;
    max-width: 100%;
  }
  .hero-split > *,
  .page-hero-split > * {
    min-width: 0;
    max-width: 100%;
  }
  .hero-figure,
  .page-hero-figure {
    min-height: 360px;
    max-height: 520px;
  }
  .hero-visible .hero-content,
  .page-hero-visible .page-hero-content {
    max-width: 820px;
  }
}

@media (max-width: 820px) {
  body { font-size: 16px; }
  .container { width: calc(100vw - 28px); max-width: var(--max); }
  .section { padding: 50px 0; }
  .section-tight { padding: 38px 0; }
  h1, h2, h3 {
    max-width: 100%;
    overflow-wrap: anywhere;
    hyphens: manual;
  }
  h1 { font-size: 3rem; }
  .page-hero-visible h1 { font-size: 2.7rem; }
  h2 { font-size: 2.26rem; }
  h3 { font-size: 1.35rem; }
  .mini-media-content h3 { font-size: 1.35rem; }
  .lead { font-size: 1.06rem; }
  .hero { min-height: 640px; }
  .page-hero { min-height: 440px; }
  .hero-visible,
  .page-hero-visible {
    min-height: 0;
  }
  .hero-split {
    padding: 104px 0 40px;
    gap: 24px;
  }
  .page-hero-split {
    padding: 106px 0 38px;
    gap: 24px;
  }
  .hero-content { padding: 104px 0 44px; }
  .page-hero-content { padding: 116px 0 42px; }
  .hero-visible .hero-content,
  .page-hero-visible .page-hero-content {
    padding: 0;
    min-width: 0;
    max-width: 100%;
    overflow-wrap: anywhere;
  }
  .hero-figure,
  .page-hero-figure {
    min-height: 300px;
    max-height: 430px;
  }
  .brand-signature-img { width: 204px; }
  .footer-logos img { width: 220px; height: auto; }
  .grid-2,
  .grid-3,
  .grid-4,
  .answer-grid,
  .quick-link-grid,
  .apartment-gallery,
  .commercial-gallery,
  .mini-media-grid,
  .mini-media-grid-2,
  .inline-media,
  .advisor-quote,
  .portrait-feature,
  .cards,
  .trust-grid,
  .valuation-strip-inner,
  .valuation-facts,
  .process,
  .company-lockup,
  .company-columns,
  .contact-layout,
  .form-grid,
  .region-strip,
  .footer-grid { grid-template-columns: 1fr; }
  .grid-2,
  .grid-3,
  .grid-4,
  .answer-grid,
  .quick-link-grid,
  .apartment-gallery,
  .commercial-gallery,
  .mini-media-grid,
  .mini-media-grid-2,
  .inline-media,
  .advisor-quote,
  .portrait-feature,
  .cards,
  .trust-grid,
  .valuation-strip-inner,
  .valuation-facts,
  .process,
  .company-lockup,
  .company-columns,
  .contact-layout,
  .form-grid,
  .region-strip,
  .footer-grid {
    gap: 28px;
  }
  .field.full { grid-column: auto; }
  .trust-strip { margin-top: 0; }
  .valuation-strip { padding: 40px 0 36px; }
  .valuation-actions { padding: 22px; }
  .image-frame { min-height: 330px; aspect-ratio: 4 / 3; }
  .brand-panel { min-height: 0; }
  .advisor-card { grid-template-columns: 1fr; min-height: 0; }
  .advisor-card img { min-height: 280px; max-height: 360px; }
  .inline-media img,
  .panel-image { height: 200px; }
  .advisor-quote img { width: min(100%, 220px); height: 240px; }
  .split-card { min-height: 330px; }
  .map-price-label {
    max-width: 140px;
    padding: 8px 10px;
    font-size: 0.74rem;
  }
  .map-price-label strong { font-size: 0.86rem; }
  .map-price-label-one { top: 18%; left: 10%; }
  .map-price-label-two { top: 36%; left: 43%; }
  .map-price-label-three { top: 56%; left: 55%; }
  .map-price-label-four { top: 52%; left: 18%; }
  .consent-banner {
    grid-template-columns: 1fr;
    align-items: stretch;
  }
  .consent-actions {
    flex-direction: column;
  }
  .cta-inner,
  .footer-bottom { align-items: flex-start; flex-direction: column; }
  .cta-inner h2 { font-size: 1.8rem; }
  .portrait-card { width: min(100%, 300px); min-height: 230px; justify-self: center; }
  .portrait-card img { min-height: 230px; }
  .premium-page .section { padding: 46px 0; }
  .premium-page .section-tight { padding: 34px 0; }
  .premium-page .page-hero-split {
    gap: 24px;
    padding: 102px 0 34px;
  }
  .premium-page .grid-2 { gap: 30px; }
  .premium-facts-section { padding: 30px 0; }
  .premium-page .valuation-facts span {
    min-height: 0;
    padding: 13px 14px;
  }
  .premium-gallery {
    gap: 16px;
    margin-top: 20px;
  }
  .premium-gallery .mini-media-card img { height: 190px; }
  .premium-hero-figure { min-height: 240px; }
  .premium-page .brand-panel,
  .premium-page .contact-form { padding: 24px; }
}

@media (max-width: 520px) {
  html, body { width: 100%; max-width: 100%; }
  .container {
    width: min(calc(100% - 32px), var(--max));
    max-width: var(--max);
    margin-inline: auto;
  }
  .brand { min-width: 0; padding: 5px 8px; }
  .brand-signature-img { width: 176px; }
  h1 { font-size: 2.2rem; }
  .page-hero-visible h1 { font-size: 1.95rem; }
  h2 { font-size: 2rem; }
  .section { padding: 44px 0; }
  .section-tight { padding: 34px 0; }
  .lead {
    font-size: 1rem;
    line-height: 1.56;
  }
  .hero-content,
  .page-hero-content,
  .lead,
  .seller-hero-points,
  .seller-hero-points li,
  .consent-banner p {
    max-width: 100%;
    min-width: 0;
    overflow-wrap: anywhere;
    word-break: break-word;
  }
  .hero-content p,
  .page-hero-content p,
  .hero-content li,
  .page-hero-content li {
    max-width: 100%;
    min-width: 0;
    overflow-wrap: anywhere;
    word-break: break-word;
  }
  .page-hero-split,
  .page-hero-content,
  .page-hero .lead,
  .seller-hero-points,
  .hero-actions {
    width: 100%;
    max-width: calc(100vw - 32px);
  }
  .page-hero-visible .page-hero-content,
  .page-hero .lead,
  .seller-hero-points,
  .hero-actions {
    max-width: min(100%, 358px);
  }
  .hero-actions,
  .button-row { display: grid; grid-template-columns: 1fr; }
  .related-region-actions { grid-template-columns: 1fr; }
  .quick-link-grid { grid-template-columns: 1fr; }
  .btn { width: 100%; min-width: 0; padding-inline: 18px; }
  .hero-split,
  .page-hero-split {
    gap: 22px;
    padding-bottom: 30px;
  }
  .hero-figure,
  .page-hero-figure {
    min-height: 240px;
    max-height: none;
  }
  .hero-figure figcaption {
    position: static;
    border-left: 0;
    border-top: 3px solid var(--gold-light);
    border-radius: 0;
  }
  .valuation-facts span { min-height: 0; }
  .contact-form,
  .answer-box,
  .card,
  .service-card,
  .commercial-card-content,
  .mini-media-content,
  .split-card,
  .process-step,
  .contact-panel,
  .region-card,
  .portrait-statement { padding: 22px; }
  .process-step {
    padding-top: 66px;
  }
  .process-step::before {
    top: 22px;
    left: 24px;
  }
  .portrait-card,
  .portrait-card img { min-height: 220px; }
  .advisor-card img { min-height: 240px; max-height: 300px; }
  .advisor-card-content { padding: 24px; }
  .mini-media-card img { height: 150px; }
  .premium-page .section { padding: 42px 0; }
  .premium-page .section-tight { padding: 32px 0; }
  .premium-page .page-hero-split {
    gap: 22px;
    padding: 96px 0 30px;
  }
  .premium-gallery { gap: 16px; margin-top: 20px; }
  .premium-gallery .mini-media-card img { height: 176px; }
  .premium-hero-figure { min-height: 220px; }
  .premium-facts-section { padding: 26px 0; }
  .premium-page .valuation-facts span { min-height: 0; padding: 13px 14px; }
  .premium-page .grid-2 { gap: 26px; }
  .premium-page .brand-panel,
  .premium-page .contact-form { padding: 22px; }
  .mini-media-content h3 { font-size: 1.35rem; }
  .valuation-map-card img { aspect-ratio: 4 / 3; }
  .map-price-label {
    max-width: 112px;
    padding: 7px 8px;
    font-size: 0.68rem;
  }
  .map-price-label strong { font-size: 0.78rem; }
  .map-price-label-one { top: 13%; left: 7%; }
  .map-price-label-two { top: 31%; left: 45%; }
  .map-price-label-three { top: 58%; left: 50%; }
  .map-price-label-four { top: 47%; left: 12%; }
  .inline-media img,
  .panel-image { height: 170px; }
  .advisor-quote { padding: 18px; }
  .advisor-quote img { width: 180px; height: 210px; }
  .seller-hero-points li { align-items: flex-start; }
  .consent-banner {
    right: 10px;
    bottom: calc(10px + env(safe-area-inset-bottom, 0px));
    left: 10px;
    width: min(370px, calc(100% - 20px));
    max-width: calc(100% - 20px);
    margin-inline: 0;
    gap: 10px;
    padding: 10px;
  }
  .consent-banner h2 {
    margin-bottom: 2px;
    font-size: 0.98rem;
  }
  .consent-banner p {
    font-size: 0.78rem;
    line-height: 1.32;
  }
  .consent-options {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 8px;
  }
  .consent-options label {
    min-height: 34px;
    padding: 6px 8px;
    background: rgba(255, 255, 255, 0.7);
    border: 1px solid var(--edge-soft);
    border-radius: 10px;
  }
  .consent-actions {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 8px;
  }
  .consent-actions [data-consent-all] {
    order: -1;
  }
  .consent-actions .btn {
    min-height: 40px;
    padding: 10px 12px;
    font-size: 0.9rem;
  }
}

@media (max-width: 420px) {
  .container {
    width: min(calc(100% - 28px), var(--max));
    max-width: var(--max);
  }
  h1 { font-size: 2.25rem; }
  .page-hero-visible h1 { font-size: 1.82rem; }
  h2 { font-size: 1.7rem; }
  .section { padding: 40px 0; }
  .section-tight { padding: 30px 0; }
  .contact-form,
  .answer-box,
  .card,
  .service-card,
  .commercial-card-content,
  .mini-media-content,
  .split-card,
  .process-step,
  .contact-panel,
  .region-card,
  .portrait-statement { padding: 20px; }
}

@media (max-width: 360px) {
  .brand-signature-img { width: 158px; }
  h1 { font-size: 1.85rem; }
  .page-hero-visible h1 { font-size: 1.45rem; }
  h2 { font-size: 1.55rem; }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    scroll-behavior: auto !important;
    animation: none !important;
    transition-duration: 0.01ms !important;
  }
  .reveal { opacity: 1; transform: none; }
}