:root{
  --black:#000; --charcoal:#0e0e0f; --charcoal-2:#171719;
  --white:#fff; --g100:#f4f4f4; --g200:#e9e9e9; --g400:#9a9a9a; --g600:#5a5a5c;
  --red:#e32028; --red-deep:#c0161d;
  --maxw:1280px; --ease:cubic-bezier(.19,1,.22,1);
  --disp:"Cal Sans",-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;
  --sans:"Inter",-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;
  --mono:"JetBrains Mono",ui-monospace,SFMono-Regular,Menlo,monospace;
}
/* scroll progress */
.scrollprog{position:fixed;top:0;left:0;height:2px;width:0;background:var(--red);z-index:300;box-shadow:0 0 12px 1px rgba(227,32,40,.7);transition:width .08s linear}
/* techy micro-type: monospace labels */
.eyebrow,.deye,.crumb,.lloc,.card .loc,.lbadge,.badge,.flag,.fcount,.bnote,.lspecs,.detail-loc{font-family:var(--mono)!important;font-weight:500}
.eyebrow,.deye{letter-spacing:.18em}
.mtrack .sep{font-family:var(--sans)}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
section[id]{scroll-margin-top:84px}
body{font-family:var(--sans);color:var(--black);background:#faf9f7;-webkit-font-smoothing:antialiased;line-height:1.55;overflow-x:hidden}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 32px}
.disp{font-family:var(--disp);font-weight:400;letter-spacing:-.02em;line-height:.98}
.eyebrow{font-family:var(--sans);font-size:12px;letter-spacing:.24em;text-transform:uppercase;font-weight:600;display:inline-flex;align-items:center;gap:10px}
.roof{width:20px;height:11px;object-fit:contain;flex:0 0 auto}
.roof--white{filter:brightness(0) invert(1)}
.red{color:var(--red)}

.btn{display:inline-flex;align-items:center;gap:.6em;font-weight:600;font-size:15px;padding:15px 26px;border-radius:2px;transition:transform .4s var(--ease),background .3s,color .3s,border-color .3s;cursor:pointer;border:1px solid transparent;white-space:nowrap;letter-spacing:.01em}
.btn:hover{transform:translateY(-2px)}
.btn-red{background:var(--red);color:#fff}
.btn-red:hover{background:var(--red-deep)}
.btn-white{background:#fff;color:#000}
.btn-black{background:#000;color:#fff}
.btn-outline{background:transparent;border-color:currentColor}
.btn-lg{padding:18px 32px;font-size:16px}
.arrow{transition:transform .4s var(--ease)}
.btn:hover .arrow{transform:translateX(5px)}

/* NAV */
header{position:fixed;inset:0 0 auto 0;z-index:100;transition:background .4s,padding .4s,box-shadow .4s;padding:20px 0}
header::before{content:"";position:absolute;inset:0 0 auto 0;height:220%;z-index:-1;pointer-events:none;background:linear-gradient(180deg,rgba(0,0,0,.5) 0%,rgba(0,0,0,.28) 45%,transparent 100%);transition:opacity .4s}
header.scrolled::before{opacity:0}
header.solid{position:sticky;background:rgba(0,0,0,.95)}
header .wrap{display:flex;align-items:center;gap:40px}
.logo{height:23px;transition:height .4s}
.logo img{height:100%;width:auto}
nav.main{display:flex;gap:32px;margin-left:6px}
nav.main a{font-size:14px;font-weight:500;color:rgba(255,255,255,.82);position:relative;padding:6px 0;transition:color .3s}
nav.main a::after{content:"";position:absolute;left:0;bottom:0;height:2px;width:0;background:var(--red);transition:width .35s var(--ease)}
nav.main a:hover,nav.main a.current{color:#fff}
nav.main a:hover::after,nav.main a.current::after{width:100%}
.nav-right{margin-left:auto;display:flex;align-items:center;gap:20px}
.nav-right .btn-red{border-radius:999px;padding:12px 24px;font-size:14px}
.lang{font-size:13px;font-weight:600;color:rgba(255,255,255,.7);letter-spacing:.05em}
.lang b{color:#fff}
header.scrolled{background:rgba(0,0,0,.92);backdrop-filter:blur(12px);padding:12px 0;box-shadow:0 1px 0 rgba(255,255,255,.08)}
header.scrolled .logo{height:21px}
.menu-btn{display:none;background:none;border:0;cursor:pointer;flex-direction:column;gap:5px;padding:6px}
.menu-btn span{width:26px;height:2px;background:#fff}

/* HERO (home) */
.hero{position:relative;min-height:100vh;display:flex;align-items:center;justify-content:center;text-align:center;color:#fff;overflow:hidden;padding:132px 24px 92px;background:var(--black)}
.hero-bg{position:absolute;inset:0;z-index:0}
.hero-bg img{width:100%;height:100%;object-fit:cover;transform:scale(1.06);animation:kb 22s var(--ease) forwards}
@keyframes kb{to{transform:scale(1)}}
.hero::after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(0,0,0,.64) 0%,rgba(0,0,0,.3) 34%,rgba(0,0,0,.48) 66%,rgba(0,0,0,.9) 100%)}
.hero-inner{position:relative;z-index:2;width:100%;max-width:960px}
.hero .eyebrow{color:rgba(255,255,255,.86);justify-content:center}
.hero h1{font-family:var(--disp);font-size:clamp(46px,6.8vw,100px);letter-spacing:-.03em;line-height:.93;margin:22px 0 0;text-wrap:balance}
.hero h1 .red{color:var(--red)}
.hero .sub{margin:22px auto 0;font-size:clamp(16px,1.5vw,20px);color:rgba(255,255,255,.86);max-width:48ch}

/* SEARCH BAR */
.searchbar{margin:36px auto 0;background:#fff;border-radius:6px;display:flex;align-items:stretch;box-shadow:0 40px 90px -28px rgba(0,0,0,.85);max-width:900px;width:100%;text-align:left;padding:7px}
.searchbar.compact{margin:0;box-shadow:0 20px 44px -22px rgba(0,0,0,.35);border:1px solid var(--g200)}
.field{flex:1;display:flex;align-items:center;gap:13px;padding:13px 20px;border-radius:4px;cursor:pointer;transition:background .2s;position:relative}
.field+.field::before{content:"";position:absolute;left:0;top:11px;bottom:11px;width:1px;background:var(--g200)}
.field:hover{background:var(--g100)}
.field .ic{width:21px;height:21px;flex:0 0 auto;color:var(--g400)}
.field label{display:block;font-size:10.5px;letter-spacing:.12em;text-transform:uppercase;font-weight:700;color:var(--g600)}
.field .val{font-size:15px;font-weight:600;margin-top:2px;color:#000}
.field .val.ph{color:#a5a5a5;font-weight:400}
.search-btn{margin-left:5px;border-radius:4px;background:var(--red);color:#fff;border:0;padding:0 34px;font-weight:600;cursor:pointer;display:flex;align-items:center;gap:9px;transition:background .3s;font-size:16px}
.search-btn svg{width:19px;height:19px}
.search-btn:hover{background:var(--red-deep)}
.hero-types{margin-top:26px;display:flex;gap:10px;justify-content:center;flex-wrap:wrap}
.chip{font-size:14px;font-weight:500;color:rgba(255,255,255,.92);padding:10px 20px;border:1px solid rgba(255,255,255,.3);border-radius:3px;cursor:pointer;transition:background .3s,border-color .3s,color .3s;background:rgba(255,255,255,.06);backdrop-filter:blur(6px)}
.chip:hover{border-color:#fff;background:rgba(255,255,255,.16)}
.chip.active{background:var(--red);border-color:var(--red);color:#fff}
.hero-owner{margin-top:30px;font-size:15px;color:rgba(255,255,255,.82)}
.hero-owner a{color:#fff;font-weight:600;border-bottom:2px solid var(--red);padding-bottom:3px;transition:color .3s}
.hero-owner a:hover{color:var(--red)}

/* PAGE HERO (inner pages) */
.page-hero{position:relative;color:#fff;overflow:hidden;padding:190px 0 90px;background:var(--black)}
.page-hero.img::after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(0,0,0,.7),rgba(0,0,0,.55))}
.page-hero .pbg{position:absolute;inset:0;z-index:0}
.page-hero .pbg img{width:100%;height:100%;object-fit:cover}
.page-hero .wrap{position:relative;z-index:2}
/* stays hero slideshow */
.pbg.slides{background-size:cover;background-position:center;background-repeat:no-repeat}
.pbg.slides::before{display:none}
.pbg.slides img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity 1.3s ease;z-index:1}
.pbg.slides img.on{opacity:1}
.page-hero.stays-hero::after{background:
  linear-gradient(180deg,transparent 58%,rgba(255,255,255,.5) 84%,#fff 100%),
  linear-gradient(100deg,rgba(0,0,0,.72) 0%,rgba(0,0,0,.44) 44%,rgba(0,0,0,.1) 100%)}
.page-hero.stays-hero .wrap{text-shadow:0 2px 22px rgba(0,0,0,.6)}
.page-hero.stays-hero .ph-sub{color:#fff}
.page-hero.stays-hero{padding-top:clamp(190px,36vh,360px)}
.mobile-search{display:none}
@media(max-width:900px){
  .pbg.slides img{object-fit:cover}
  .page-hero.stays-hero::after{background:
    linear-gradient(180deg,rgba(0,0,0,.5) 0%,rgba(0,0,0,.5) 45%,rgba(0,0,0,.72) 78%,#fff 100%)}
  .page-hero.stays-hero .wrap{text-shadow:0 2px 14px rgba(0,0,0,.8)}
  .page-hero.stays-hero .hero-search{display:none}
  .mobile-search{display:block;background:var(--g100);padding:22px 0 12px}
  .mobile-search .searchbar{margin:0 auto;max-width:none}
}
.crumb{font-size:12.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--g400);margin-bottom:18px}
.crumb a:hover{color:#fff}
.page-hero h1{font-family:var(--disp);font-size:clamp(40px,5.6vw,78px);letter-spacing:-.03em;line-height:.98;max-width:20ch}
.page-hero p.ph-sub{margin-top:20px;font-size:clamp(16px,1.5vw,20px);color:rgba(255,255,255,.82);max-width:56ch}
.page-hero .eyebrow{color:var(--red);margin-bottom:18px}

/* TRI-DOOR HERO */
.tri{display:flex;min-height:100vh;background:#000}
.door{position:relative;flex:1;overflow:hidden;color:#fff;transition:flex .6s var(--ease);border-right:2px solid #000;cursor:pointer;display:block}
.door:last-child{border-right:0}
.door>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transform:scale(1.05);transition:transform .8s var(--ease)}
.door::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.62) 0%,rgba(0,0,0,.28) 34%,rgba(0,0,0,.55) 64%,rgba(0,0,0,.95) 100%);transition:background .5s}
.door:hover{flex:1.7}
.door:hover>img{transform:scale(1.12)}
.door:hover::after{background:linear-gradient(180deg,rgba(0,0,0,.5) 0%,rgba(0,0,0,.22) 34%,rgba(0,0,0,.48) 64%,rgba(0,0,0,.9) 100%)}
.door .dc{position:relative;z-index:2;height:100%;display:flex;flex-direction:column;justify-content:flex-end;padding:56px 46px;text-shadow:0 2px 24px rgba(0,0,0,.45)}
.door .dnum{font-family:var(--disp);font-size:14px;color:var(--red);display:flex;align-items:center;gap:9px;margin-bottom:auto;padding-top:128px}
.door .deye{font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;font-weight:700;color:rgba(255,255,255,.85);margin-bottom:14px}
.door h2{font-family:var(--disp);font-size:clamp(28px,2.7vw,44px);letter-spacing:-.02em;line-height:.98;max-width:14ch}
.door p{margin-top:14px;color:rgba(255,255,255,.82);font-size:15px;max-width:32ch;max-height:0;opacity:0;transform:translateY(8px);overflow:hidden;transition:opacity .5s,transform .5s,max-height .5s}
.door:hover p{max-height:130px;opacity:1;transform:none}
.door .dcta{margin-top:22px;display:inline-flex;align-items:center;gap:9px;font-weight:600;font-size:15px;color:#fff;border-bottom:2px solid var(--red);padding-bottom:5px;align-self:flex-start;transition:gap .3s}
.door:hover .dcta{gap:15px}
@media(max-width:1000px){
  .tri{flex-direction:column;min-height:0}
  .door{min-height:52vh;border-right:0;border-bottom:2px solid #000}
  .door .dnum{padding-top:0;margin-bottom:18px}
  .door:first-child .dnum{padding-top:118px}
  .door .dc{padding:40px 26px}
  .door p{display:none}
}

/* MARQUEE */
.marquee{background:var(--black);color:#fff;padding:22px 0;overflow:hidden;border-top:1px solid rgba(255,255,255,.1)}
.mtrack{display:flex;gap:0;white-space:nowrap;animation:scroll 32s linear infinite;width:max-content}
.mtrack span{font-family:var(--disp);font-size:26px;letter-spacing:.01em;padding:0 30px;display:inline-flex;align-items:center;gap:30px;color:rgba(255,255,255,.9)}
.mtrack .sep{color:var(--red);font-size:16px}
@keyframes scroll{to{transform:translateX(-50%)}}

/* SECTION BASE */
section{padding:110px 0}
.dark{background:var(--charcoal);color:#fff}
.gray{background:#f1efec}
.sec-head{margin-bottom:52px}
.sec-head .eyebrow{color:var(--red);margin-bottom:20px}
.sec-head h2{font-family:var(--disp);font-size:clamp(32px,4.4vw,58px);letter-spacing:-.025em;line-height:.98;max-width:20ch}
.sec-head .row{display:flex;justify-content:space-between;align-items:flex-end;gap:40px;flex-wrap:wrap}
.sec-head p.intro{color:var(--g600);max-width:42ch;font-size:16px}
.dark .sec-head p.intro{color:var(--g400)}
.link-more{display:inline-flex;align-items:center;gap:.55em;font-weight:600;color:var(--red);font-size:15px}

/* THREE WAYS */
.ways{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid rgba(255,255,255,.14)}
.way{padding:44px 34px 48px;border-right:1px solid rgba(255,255,255,.14);position:relative;transition:background .4s}
.way:last-child{border-right:0}
.way:hover{background:var(--charcoal-2)}
.way .num{font-family:var(--disp);font-size:15px;color:var(--red);display:flex;align-items:center;gap:10px}
.way h3{font-family:var(--disp);font-size:30px;letter-spacing:-.02em;margin:80px 0 14px;line-height:1}
.way p{color:var(--g400);font-size:15px;max-width:34ch}
.way .go{margin-top:26px;display:inline-flex;align-items:center;gap:8px;font-size:14px;font-weight:600;color:#fff}
.way:hover .go{color:var(--red)}
.way .flag{position:absolute;top:44px;right:34px;font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--red);font-weight:700}

/* COLLECTION overlay cards (home) */
.rail{display:grid;grid-template-columns:repeat(3,1fr);gap:2px}
.card{position:relative;background:#000;overflow:hidden;cursor:pointer;aspect-ratio:3/3.7;display:block}
.card>img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}
.card:hover>img{transform:scale(1.07)}
.card::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.15) 0%,transparent 30%,transparent 45%,rgba(0,0,0,.85) 100%)}
.card .badge{position:absolute;top:18px;left:18px;z-index:2;background:var(--red);color:#fff;font-size:11px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;padding:7px 12px}
.card .info{position:absolute;left:22px;right:22px;bottom:22px;z-index:2;color:#fff}
.card .loc{font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:rgba(255,255,255,.8);display:flex;align-items:center;gap:8px}
.card h3{font-family:var(--disp);font-size:25px;letter-spacing:-.02em;margin:8px 0 12px;line-height:1.02}
.card .foot{display:flex;justify-content:space-between;align-items:baseline;padding-top:12px;border-top:1px solid rgba(255,255,255,.25)}
.card .price b{font-family:var(--disp);font-size:22px}
.card .price span{font-size:12.5px;color:rgba(255,255,255,.75)}
.card .rate{font-size:13px;font-weight:600}
.card .rate .s{color:var(--red)}

/* CATALOG cards (stays) */
.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.lcard{display:flex;flex-direction:column;background:#fff;cursor:pointer;transition:transform .4s var(--ease)}
.lcard:hover{transform:translateY(-5px)}
.lcard .limg{position:relative;aspect-ratio:4/3;overflow:hidden;background:#eee}
.lcard .limg img{width:100%;height:100%;object-fit:cover;transition:transform .7s var(--ease)}
.lcard:hover .limg img{transform:scale(1.06)}
.lcard .lbadge{position:absolute;top:14px;left:14px;background:var(--red);color:#fff;font-size:10.5px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;padding:6px 11px}
.lcard .lbody{padding:18px 4px 6px}
.lcard .lloc{font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--g600);display:flex;align-items:center;gap:7px}
.lcard h3{font-family:var(--disp);font-size:21px;letter-spacing:-.01em;margin:9px 0 8px;line-height:1.05}
.lcard .lspecs{font-size:13.5px;color:var(--g600)}
.lcard .lfoot{margin-top:14px;padding-top:14px;border-top:1px solid var(--g200);display:flex;justify-content:space-between;align-items:baseline}
.lcard .lprice b{font-family:var(--disp);font-size:21px}
.lcard .lprice span{font-size:12.5px;color:var(--g600)}
.lcard .lrate{font-size:13.5px;font-weight:600}
.lcard .lrate .s{color:var(--red)}

/* FILTERS */
.filters{position:sticky;top:60px;z-index:40;background:#fff;border-bottom:1px solid var(--g200);padding:16px 0}
.filters .wrap{display:flex;align-items:center;gap:14px;flex-wrap:wrap}
.fchips{display:flex;gap:8px;flex-wrap:wrap}
.fchip{font-size:13.5px;font-weight:500;color:var(--g600);padding:9px 16px;border:1px solid var(--g200);border-radius:3px;cursor:pointer;transition:all .25s;background:#fff}
.fchip:hover{border-color:var(--black);color:var(--black)}
.fchip.active{background:var(--black);border-color:var(--black);color:#fff}
.fcount{margin-left:auto;font-size:14px;color:var(--g600);font-weight:500}

/* LISTING DETAIL */
.gallery{display:grid;grid-template-columns:2fr 1fr 1fr;grid-auto-rows:200px;gap:8px;margin-top:14px}
.gallery a{overflow:hidden;position:relative}
.gallery a:first-child{grid-row:span 2;grid-column:span 1}
.gallery img{width:100%;height:100%;object-fit:cover;transition:transform .6s var(--ease)}
.gallery a:hover img{transform:scale(1.05)}
.gallery .more{position:absolute;right:12px;bottom:12px;background:rgba(0,0,0,.7);color:#fff;font-size:13px;font-weight:600;padding:8px 14px;border-radius:3px}
.detail-wrap{display:grid;grid-template-columns:1.7fr 1fr;gap:60px;align-items:start;margin-top:64px}
.detail-main h1{font-family:var(--disp);font-size:clamp(30px,3.6vw,46px);letter-spacing:-.02em;line-height:1.02}
.detail-loc{color:var(--g600);margin-top:10px;font-size:15px;display:flex;align-items:center;gap:8px}
.specrow{display:flex;gap:34px;padding:26px 0;margin:26px 0;border-top:1px solid var(--g200);border-bottom:1px solid var(--g200)}
.specrow .sp b{font-family:var(--disp);font-size:26px;display:block}
.specrow .sp span{font-size:13px;color:var(--g600)}
.detail-main h2{font-family:var(--disp);font-size:26px;letter-spacing:-.01em;margin:38px 0 16px}
.detail-main p.body{color:#333;font-size:15.5px;max-width:60ch}
.amenities{display:grid;grid-template-columns:1fr 1fr;gap:14px 24px;margin-top:8px}
.amenities li{list-style:none;display:flex;gap:11px;align-items:center;font-size:14.5px;color:#333}
.amenities .roof{width:16px;height:9px}
.book{position:sticky;top:96px;border:1px solid var(--g200);border-radius:8px;padding:26px;box-shadow:0 24px 50px -30px rgba(0,0,0,.4)}
.book .bp{display:flex;align-items:baseline;gap:8px;margin-bottom:18px}
.book .bp b{font-family:var(--disp);font-size:34px}
.book .bp span{color:var(--g600);font-size:14px}
.book .brow{display:flex;border:1px solid var(--g200);border-radius:5px;overflow:hidden;margin-bottom:10px}
.book .bcell{flex:1;padding:12px 16px}
.book .bcell+.bcell{border-left:1px solid var(--g200)}
.book .bcell label{font-size:10px;letter-spacing:.1em;text-transform:uppercase;font-weight:700;color:var(--g600);display:block}
.book .bcell .v{font-size:14px;margin-top:3px;color:#888}
.book .btn{width:100%;justify-content:center;margin-top:8px}
.book .bnote{text-align:center;font-size:12.5px;color:var(--g600);margin-top:14px}

/* STATS */
.stats-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid rgba(255,255,255,.14);margin-top:10px}
.stat{padding:48px 30px 10px;border-right:1px solid rgba(255,255,255,.14)}
.stat:last-child{border-right:0}
.stat b{font-family:var(--disp);font-size:clamp(48px,5.4vw,78px);line-height:.9;display:block;letter-spacing:-.03em;white-space:nowrap}
.stat b .u{color:var(--red);font-size:.5em;font-weight:600;margin-left:.08em;letter-spacing:.14em}
.stat b.star{color:var(--red)}
.stat>span{display:block;margin-top:16px;color:var(--g400);font-size:14px;max-width:20ch}
.light .stats-grid{border-top-color:var(--g200)}
.light .stat{border-right-color:var(--g200)}
.light .stat>span{color:var(--g600)}

/* STEPS */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:24px}
.step{border-top:2px solid var(--black);padding-top:22px}
.dark .step{border-top-color:var(--red)}
.step .n{font-family:var(--disp);font-size:40px;line-height:1}
.step h4{font-size:17px;font-weight:600;margin:14px 0 8px}
.step p{font-size:14px;color:var(--g600)}
.dark .step p{color:var(--g400)}

/* FEATURE GRID (included) */
.fgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:2px;background:var(--g200)}
.fitem{background:#fff;padding:32px 28px}
.dark .fgrid{background:rgba(255,255,255,.14)}
.dark .fitem{background:var(--black)}
.fitem .roof{margin-bottom:16px}
.fitem h4{font-family:var(--disp);font-size:20px;letter-spacing:-.01em;margin-bottom:8px}
.fitem p{font-size:14px;color:var(--g600)}
.dark .fitem p{color:var(--g400)}

/* BUILDINGS TRUST GRID */
.buildings{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--g200);border:1px solid var(--g200)}
.bcell{background:#fff;padding:34px 22px;min-height:120px;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;font-family:var(--disp);font-size:20px;letter-spacing:-.01em;transition:background .3s,color .3s}
.bcell small{font-family:var(--mono);font-size:10px;letter-spacing:.14em;text-transform:uppercase;color:var(--g600);margin-top:8px;font-weight:500}
.bcell:hover{background:var(--black);color:#fff}
.bcell:hover small{color:var(--red)}
@media(max-width:1000px){.buildings{grid-template-columns:repeat(2,1fr)}}
@media(max-width:600px){.buildings{grid-template-columns:1fr}}

/* 3-up metrics */
.stats-grid.cols3{grid-template-columns:repeat(3,1fr)}
@media(max-width:600px){.stats-grid.cols3{grid-template-columns:1fr}}

/* FOUNDERS */
.founders{display:grid;grid-template-columns:1fr 1fr;gap:44px;margin-top:6px}
.founder{display:flex;gap:26px;align-items:flex-start}
.founder .fphoto{width:158px;height:200px;flex:0 0 auto;border-radius:6px;overflow:hidden;background:linear-gradient(155deg,#1c1c1e,#333);position:relative}
.founder .fphoto img{width:100%;height:100%;object-fit:cover}
.founder .fphoto .ph{position:absolute;inset:0;display:grid;place-items:center;color:var(--g600);font-family:var(--mono);font-size:10px;letter-spacing:.16em;text-transform:uppercase}
.founder h4{font-family:var(--disp);font-size:25px;letter-spacing:-.01em}
.founder .role{font-family:var(--mono);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--red);margin:7px 0 13px}
.founder p{font-size:14.5px;color:var(--g600);line-height:1.6}
@media(max-width:1000px){.founders{grid-template-columns:1fr;gap:34px}}
@media(max-width:600px){.founder{flex-direction:column}.founder .fphoto{width:130px;height:165px}}

/* DESTINATIONS */
.dest-grid{display:grid;grid-template-columns:2fr 1fr 1fr;grid-auto-rows:250px;gap:2px}
.tile{position:relative;overflow:hidden;cursor:pointer;color:#fff;display:block}
.tile:nth-child(1){grid-row:span 2}
.tile:nth-child(4){grid-column:span 2}
.tile img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease)}
.tile:hover img{transform:scale(1.08)}
.tile::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 45%,rgba(0,0,0,.8))}
.tile .cap{position:absolute;left:24px;bottom:20px;z-index:2}
.tile .cap h4{font-family:var(--disp);font-size:28px;letter-spacing:-.02em}
.tile .cap span{font-size:12.5px;opacity:.9;letter-spacing:.05em;text-transform:uppercase}

/* SPLIT */
.split{display:grid;grid-template-columns:1fr 1fr;gap:0;align-items:stretch}
.split.rev .split-visual{order:2}
.split-visual{position:relative;overflow:hidden;min-height:560px}
.split-visual img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.split-body{background:var(--black);color:#fff;padding:80px 6vw 80px 64px;display:flex;flex-direction:column;justify-content:center}
.split-body.light{background:#fff;color:var(--black)}
.split-body .eyebrow{color:var(--red);margin-bottom:22px}
.split-body h2{font-family:var(--disp);font-size:clamp(32px,3.6vw,52px);letter-spacing:-.025em;line-height:1;margin-bottom:20px}
.split-body p.lead{color:var(--g400);font-size:17px;max-width:46ch;margin-bottom:34px}
.split-body.light p.lead{color:var(--g600)}
.pillars{list-style:none;display:grid;grid-template-columns:1fr 1fr;gap:22px 30px;margin-bottom:38px}
.pillars li{display:flex;gap:12px;align-items:flex-start}
.pillars .roof{margin-top:5px}
.pillars b{display:block;font-size:15px;font-weight:600}
.pillars small{font-size:13px;color:var(--g400);line-height:1.4}
.split-body.light .pillars small{color:var(--g600)}

/* TESTIMONIAL */
.quote{max-width:1000px;margin:0 auto;text-align:center}
.quote .roof{margin:0 auto 26px;width:34px;height:19px}
.quote blockquote{font-family:var(--disp);font-size:clamp(26px,3.4vw,44px);letter-spacing:-.02em;line-height:1.16;text-wrap:balance}
.quote blockquote em{font-style:normal;color:var(--red)}
.quote .attr{margin-top:30px;font-size:14px;color:var(--g600);letter-spacing:.04em;text-transform:uppercase}
.dark .quote .attr{color:var(--g400)}

/* CTA */
.cta{position:relative;overflow:hidden;color:#fff;text-align:center}
.cta-bg{position:absolute;inset:0;z-index:0}
.cta-bg img{width:100%;height:100%;object-fit:cover}
.cta::before{content:"";position:absolute;inset:0;z-index:1;background:rgba(0,0,0,.74)}
/* stays CTA: photo/sky emerges from the beige above, darkens for legibility */
.stays-page .cta::before{background:linear-gradient(180deg,#15100e 0%,rgba(0,0,0,.66) 15%,rgba(0,0,0,.48) 46%,rgba(0,0,0,.68) 100%)}
/* Photo CTAs start in the colour of the section above them, so the band reveals
   rather than butting against a hard seam. Same idea as the stays rule above. */
.cta--from-black::before{background:linear-gradient(180deg,#000 0%,rgba(0,0,0,.80) 14%,rgba(0,0,0,.60) 48%,rgba(0,0,0,.74) 100%)}
.cta--from-charcoal::before{background:linear-gradient(180deg,var(--charcoal) 0%,rgba(0,0,0,.80) 14%,rgba(0,0,0,.60) 48%,rgba(0,0,0,.74) 100%)}
.cta--from-light::before{background:linear-gradient(180deg,#fff 0%,rgba(0,0,0,.34) 9%,rgba(0,0,0,.62) 26%,rgba(0,0,0,.58) 60%,rgba(0,0,0,.74) 100%)}
/* A photo section sitting directly on a photo CTA leaves a hard edge; fade its
   bottom into the dark the CTA opens with. */
.pre-cta .split-visual::after{content:"";position:absolute;left:0;right:0;bottom:0;height:130px;z-index:1;pointer-events:none;background:linear-gradient(180deg,transparent,#000)}
.stays-page .cta .wrap{text-shadow:0 2px 22px rgba(0,0,0,.5)}
.cta .wrap{position:relative;z-index:2}
.cta .roof{margin:0 auto 26px;width:38px;height:21px}
.cta h2{font-family:var(--disp);font-size:clamp(36px,5vw,70px);letter-spacing:-.03em;line-height:.98;max-width:18ch;margin:0 auto}
.cta p{margin:22px auto 34px;color:rgba(255,255,255,.82);max-width:48ch;font-size:17px}
.ctarow{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}

/* FORM */
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.form-grid .full{grid-column:span 2}
.form-grid label{font-size:12px;letter-spacing:.08em;text-transform:uppercase;font-weight:700;color:var(--g600);display:block;margin-bottom:7px}
.form-grid input,.form-grid select,.form-grid textarea{width:100%;padding:14px 16px;border:1px solid var(--g200);border-radius:4px;font-family:var(--sans);font-size:15px;background:#fff;transition:border-color .25s}
.form-grid input:focus,.form-grid select:focus,.form-grid textarea:focus{outline:0;border-color:var(--red)}
.form-grid textarea{min-height:120px;resize:vertical}

/* FOOTER */
footer{background:var(--black);color:var(--g400);padding:80px 0 36px}
.foot-top{display:grid;grid-template-columns:2fr 1fr 1fr 1.2fr;gap:44px;padding-bottom:52px;border-bottom:1px solid rgba(255,255,255,.12)}
.foot-brand .logo{display:inline-block;line-height:0;margin-bottom:20px}
.foot-brand .logo img{height:38px;width:auto}
.foot-brand p{font-size:14px;max-width:34ch;color:var(--g400)}
.foot-col h5{color:#fff;font-size:12px;letter-spacing:.16em;text-transform:uppercase;margin-bottom:18px;font-weight:600}
.foot-col a{display:block;font-size:14.5px;margin-bottom:12px;color:var(--g400);transition:color .25s}
.foot-col a:hover{color:var(--red)}
.foot-bot{display:flex;justify-content:space-between;align-items:center;padding-top:28px;font-size:13px;flex-wrap:wrap;gap:14px;color:var(--g600)}
.foot-bot a{color:var(--g600);text-decoration:none;transition:color .25s}
.foot-bot a:hover{color:#fff}
.foot-col .foot-note{display:block;color:var(--g400);font-size:14.5px;margin-bottom:12px}
.socials{display:flex;gap:12px}
.socials a{width:38px;height:38px;border:1px solid rgba(255,255,255,.2);display:grid;place-items:center;color:#fff;transition:background .3s,border-color .3s}
.socials a:hover{background:var(--red);border-color:var(--red)}
.socials a svg{width:18px;height:18px;display:block}

/* reveal */
.reveal{opacity:0;transform:translateY(30px);transition:opacity .9s var(--ease),transform .9s var(--ease)}
.reveal.in{opacity:1;transform:none}

/* ============ TECH VISUALS ============ */
/* blueprint grid + red glow on dark sections */
.dark{position:relative;isolation:isolate}
.dark>.wrap{position:relative;z-index:1}
.dark::before{content:"";position:absolute;inset:0;z-index:0;pointer-events:none;
  background-image:linear-gradient(rgba(255,255,255,.045) 1px,transparent 1px),linear-gradient(90deg,rgba(255,255,255,.045) 1px,transparent 1px);
  background-size:66px 66px;
  -webkit-mask-image:radial-gradient(ellipse 80% 60% at 50% 0%,#000 25%,transparent 72%);
  mask-image:radial-gradient(ellipse 80% 60% at 50% 0%,#000 25%,transparent 72%)}
.dark::after{content:"";position:absolute;top:-10%;left:50%;transform:translateX(-50%);width:60%;height:340px;z-index:0;pointer-events:none;
  background:radial-gradient(ellipse at center,rgba(227,32,40,.18),transparent 70%);filter:blur(20px)}
/* page-hero + cta: subtle grid overlay */
.page-hero .wrap,.cta .wrap{position:relative;z-index:2}
.page-hero::before{content:"";position:absolute;inset:0;z-index:1;pointer-events:none;
  background-image:linear-gradient(rgba(255,255,255,.05) 1px,transparent 1px),linear-gradient(90deg,rgba(255,255,255,.05) 1px,transparent 1px);
  background-size:66px 66px;-webkit-mask-image:linear-gradient(180deg,#000,transparent 80%);mask-image:linear-gradient(180deg,#000,transparent 80%)}

/* mono numerals on stats + display accents */
.stat b,.step .n,.way .num,.specrow .sp b{font-feature-settings:"tnum" 1}
.stat{position:relative}
.stat b .u{text-shadow:0 0 20px rgba(227,32,40,.55)}

/* button glow */
.btn-red{box-shadow:0 0 0 rgba(227,32,40,0)}
.btn-red:hover{box-shadow:0 10px 34px -8px rgba(227,32,40,.7)}

/* card hover glow (catalog + feature + investor cards) */
.lcard .limg{border:1px solid transparent;transition:border-color .4s}
.lcard:hover .limg{box-shadow:0 26px 60px -30px rgba(0,0,0,.5)}
.icard{transition:transform .4s var(--ease),box-shadow .4s,border-color .4s}
.icard:hover{border-color:var(--red);box-shadow:0 22px 50px -26px rgba(227,32,40,.45)}
.fitem{transition:background .35s,transform .35s var(--ease)}
.fitem:hover{transform:translateY(-4px)}
.dark .fitem:hover{background:#111}

/* door hover: red top accent line */
.door .dc::before{content:"";position:absolute;top:0;left:0;height:3px;width:0;background:var(--red);transition:width .5s var(--ease);z-index:4}
.door:hover .dc::before{width:100%}
.door .dc{overflow:hidden}

/* marquee: data-ticker feel */
.marquee{background:#050505}
.mtrack span{font-family:var(--mono);font-size:15px;font-weight:500;letter-spacing:.02em;text-transform:uppercase;color:rgba(255,255,255,.72)}
.mtrack .sep{color:var(--red);font-size:9px}

/* nav blur refinement */
header.scrolled{background:rgba(0,0,0,.72);backdrop-filter:saturate(160%) blur(16px)}

/* RESPONSIVE */
@media(max-width:1000px){
  nav.main,.lang{display:none}
  .menu-btn{display:flex}
  .nav-right .btn-red{padding:9px 18px;font-size:13px;border-radius:999px}
  .hero{padding:120px 20px 72px}
  .ways,.stats-grid,.steps,.fgrid{grid-template-columns:1fr 1fr}
  .way:nth-child(2){border-right:0}
  .stat:nth-child(2){border-right:0}
  .rail,.grid{grid-template-columns:1fr 1fr}
  .split,.detail-wrap{grid-template-columns:1fr}
  .split.rev .split-visual{order:0}
  .split-visual{min-height:380px}
  .book{position:static}
  .foot-top{grid-template-columns:1fr 1fr}
  .gallery{grid-template-columns:1fr 1fr}
  .gallery a:first-child{grid-column:span 2}
}
@media(max-width:600px){
  .wrap{padding:0 20px}
  section{padding:72px 0}
  .searchbar{flex-direction:column}
  .field+.field::before{display:none}
  .field{border-bottom:1px solid var(--g200)}
  .search-btn{margin:5px 0 0;padding:16px;justify-content:center}
  .ways,.stats-grid,.rail,.grid,.pillars,.dest-grid,.steps,.fgrid,.form-grid,.amenities{grid-template-columns:1fr}
  .form-grid .full{grid-column:span 1}
  .way,.stat{border-right:0;border-bottom:1px solid rgba(255,255,255,.14)}
  .dest-grid{grid-auto-rows:220px}
  .tile:nth-child(1){grid-row:span 1}.tile:nth-child(4){grid-column:span 1}
  .split-body{padding:56px 24px}
  .foot-top{grid-template-columns:1fr}
  .specrow{flex-wrap:wrap;gap:20px}
  .page-hero{padding:150px 0 64px}
}

/* MOBILE MENU */
.mobile-menu{position:fixed;inset:0;z-index:99;background:rgba(0,0,0,.98);display:flex;flex-direction:column;justify-content:center;gap:8px;padding:0 32px;opacity:0;pointer-events:none;transform:translateY(-12px);transition:opacity .35s var(--ease),transform .35s var(--ease)}
.mobile-menu.open{opacity:1;pointer-events:auto;transform:none}
.mobile-menu a{font-family:var(--disp);font-size:32px;color:#fff;padding:10px 0;letter-spacing:-.02em}
.mobile-menu a:not(.btn):hover{color:var(--red)}
.mobile-menu a.btn{font-family:var(--sans);font-size:15px;align-self:flex-start;padding:12px 24px;border-radius:999px}
.menu-btn.x span:nth-child(1){transform:translateY(7px) rotate(45deg)}
.menu-btn.x span:nth-child(2){opacity:0}
.menu-btn.x span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}
.menu-btn span{transition:transform .3s var(--ease),opacity .2s}

/* ============ BOLD MODERN LAYER ============ */
/* film grain overlay */
.grain{position:fixed;inset:0;z-index:400;pointer-events:none;opacity:.045;mix-blend-mode:overlay;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='140' height='140'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='2' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E")}

/* stronger, animated red aurora on dark sections */
.dark::after{width:72%;height:440px;background:radial-gradient(ellipse at center,rgba(227,32,40,.26),transparent 68%);filter:blur(30px);animation:aurora 7s ease-in-out infinite}
@keyframes aurora{0%,100%{opacity:.6;transform:translateX(-50%) scale(1)}50%{opacity:1;transform:translateX(-50%) scale(1.18)}}
.dark::before{background-image:linear-gradient(rgba(255,255,255,.07) 1px,transparent 1px),linear-gradient(90deg,rgba(255,255,255,.07) 1px,transparent 1px)}

/* TRI-DOOR: staggered entrance + mouse spotlight */
@keyframes doorIn{from{opacity:0;transform:translateY(46px)}to{opacity:1;transform:none}}
.door{animation:doorIn .9s var(--ease) both}
.door:nth-child(2){animation-delay:.13s}
.door:nth-child(3){animation-delay:.26s}
.tri{--mx:50%;--my:38%}
.tri::after{content:"";position:absolute;inset:0;z-index:3;pointer-events:none;opacity:0;transition:opacity .5s;
  background:radial-gradient(460px circle at var(--mx) var(--my),rgba(227,32,40,.20),transparent 60%);mix-blend-mode:screen}
.tri:hover::after{opacity:1}

/* page-hero mouse spotlight too */
.page-hero{--mx:50%;--my:40%}
.page-hero::after{content:"";position:absolute;inset:0;z-index:1;pointer-events:none;
  background:radial-gradient(520px circle at var(--mx) var(--my),rgba(227,32,40,.16),transparent 62%);mix-blend-mode:screen}

/* kinetic headline reveal (clip up) */
.reveal .disp,h1.reveal,.hero h1{clip-path:inset(0 0 0 0)}
.kin{opacity:0;transform:translateY(40px) scale(.98);transition:opacity 1s var(--ease),transform 1s var(--ease)}
.kin.in{opacity:1;transform:none}

/* animated gradient sheen on red buttons */
.btn-red{position:relative;overflow:hidden}
.btn-red::after{content:"";position:absolute;top:0;left:-120%;width:60%;height:100%;background:linear-gradient(100deg,transparent,rgba(255,255,255,.35),transparent);transform:skewX(-18deg);transition:left .6s var(--ease)}
.btn-red:hover::after{left:150%}

/* stat tiles: glow border on hover + mono */
.stat{transition:background .4s}
.dark .stat:hover{background:rgba(227,32,40,.06)}
.stat b{text-shadow:0 0 30px rgba(227,32,40,.25)}

/* ============ IMMERSIVE LAYER ============ */
/* living hero panels — continuous ken-burns */
@keyframes kenburns2{0%{transform:scale(1.1) translate3d(0,0,0)}100%{transform:scale(1.22) translate3d(-2.5%,-2%,0)}}
.door>img{animation:kenburns2 22s ease-in-out infinite alternate;will-change:transform}
.door:nth-child(2)>img{animation-duration:26s}
.door:nth-child(3)>img{animation-duration:24s}
/* 3D tilt targets */
.rail,.grid,.fgrid{perspective:1400px}
.lcard,.card,.icard,.fitem{transform-style:preserve-3d;transition:transform .35s var(--ease),box-shadow .4s}
.card>.info{transform:translateZ(34px)}
.lcard .lbody{transform:translateZ(26px)}
/* parallax images sit in overflow-hidden frames already */
.pbg img,.cta-bg img,.split-visual img{will-change:transform}
/* animated scroll cue on tri hero */
.scrollcue{position:absolute;bottom:26px;left:50%;transform:translateX(-50%);z-index:5;display:flex;flex-direction:column;align-items:center;gap:8px;color:rgba(255,255,255,.7);font-family:var(--mono);font-size:10px;letter-spacing:.3em;text-transform:uppercase;pointer-events:none}
.scrollcue .line{width:1px;height:40px;background:linear-gradient(var(--red),transparent);animation:cue 1.8s ease-in-out infinite}
@keyframes cue{0%{transform:scaleY(0);transform-origin:top}45%{transform:scaleY(1);transform-origin:top}55%{transform:scaleY(1);transform-origin:bottom}100%{transform:scaleY(0);transform-origin:bottom}}
/* cinematic staggered reveals */
.reveal{transition:opacity 1s var(--ease),transform 1s var(--ease)}
@media(prefers-reduced-motion:reduce){
  .door>img,.dark::after,.dark::before,.scrollcue .line{animation:none}
  .reveal{transition:none;opacity:1;transform:none}
}

/* ===== STAYS: book-direct + experiences — one cohesive warm-dark canvas ===== */
/* catalog: one small, neutral soft edge into the dark zone (no color band) */
.catalog{background:linear-gradient(180deg,#faf9f7 0%,#faf9f7 calc(100% - 30px),#15100e 100%)}
/* book-direct + experiences share the SAME warm-dark bg — zero seam between them */
.bookdirect{background:#15100e;color:#fff;text-align:center;padding:92px 0 46px}
.bookdirect .eyebrow{color:var(--red);margin-bottom:16px}
.bookdirect .eyebrow .roof{filter:brightness(0) invert(1)}
.bookdirect h2{font-size:clamp(30px,4vw,50px);letter-spacing:-.02em;line-height:1;color:#fff}
.bookdirect h2::after{content:"";display:block;width:44px;height:3px;background:var(--red);margin:22px auto 0}
.bookdirect p{max-width:60ch;margin:24px auto 0;font-size:18px;color:rgba(255,255,255,.8)}
.exp-sec{padding:74px 0 104px;color:#fff;position:relative;overflow:hidden;background:#15100e}
.exp-sec::before{content:"";position:absolute;inset:0;pointer-events:none;background:radial-gradient(ellipse 74% 56% at 50% 34%,rgba(214,74,45,.13),transparent 68%)}
.exp-sec .wrap{position:relative;z-index:1}
.exp-sec .disp{color:#fff}
.exp-sec .sec-head p.intro{color:rgba(255,255,255,.66)}
.exp-sec .eyebrow .roof{filter:brightness(0) invert(1)}
.exp{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin-top:48px}
.exp-card{background:rgba(255,255,255,.045);border:1px solid rgba(255,255,255,.12);border-radius:8px;padding:38px 36px 34px;transition:border-color .35s,background .35s,transform .35s;backdrop-filter:blur(2px)}
.exp-card:hover{border-color:var(--red);background:rgba(227,32,40,.07);transform:translateY(-4px)}
.exp-card h3{font-family:var(--disp);font-size:31px;letter-spacing:-.01em;color:#fff}
.exp-card h3::after{content:"";display:block;width:38px;height:3px;background:var(--red);margin-top:15px}
.exp-card ul{list-style:none;display:flex;flex-direction:column;gap:17px;margin-top:28px}
.exp-card li{display:flex;gap:14px;align-items:flex-start;font-size:17px;color:rgba(255,255,255,.9);line-height:1.35}
.exp-card li::before{content:"";flex:0 0 auto;margin-top:6px;width:0;height:0;border-left:6px solid transparent;border-right:6px solid transparent;border-bottom:9px solid var(--red)}
@media(max-width:760px){.exp{grid-template-columns:1fr}}

/* ===== PM: buildings that trust us (dark staggered gallery) ===== */
/* buildings carousel: one line, arrows + auto-advance */
.bldg-carousel{margin-top:46px;position:relative}
.bldg-track{display:flex;gap:18px;overflow-x:auto;scroll-snap-type:x mandatory;scroll-behavior:smooth;padding:4px 2px 6px;scrollbar-width:none;-webkit-overflow-scrolling:touch}
.bldg-track::-webkit-scrollbar{display:none}
.bldg{flex:0 0 clamp(228px,24vw,284px);scroll-snap-align:start;aspect-ratio:4/5;position:relative;overflow:hidden;border-radius:10px;display:block;background:#111;box-shadow:0 24px 50px -38px rgba(0,0,0,.8)}
.bldg img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease)}
.bldg:hover img{transform:scale(1.06)}
.bldg::after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,transparent 36%,rgba(0,0,0,.3) 62%,rgba(0,0,0,.86))}
.bldg .idx{position:absolute;top:14px;left:16px;z-index:2;font-family:var(--mono);font-size:11px;letter-spacing:.14em;color:rgba(255,255,255,.72)}
.bldg .cap{position:absolute;left:18px;right:14px;bottom:17px;z-index:2;color:#fff}
.bldg .cap .loc{display:block;font-family:var(--mono);font-size:10px;letter-spacing:.16em;text-transform:uppercase;color:var(--red);margin-bottom:7px}
.bldg .cap b{font-family:var(--disp);font-weight:400;font-size:20px;line-height:1;letter-spacing:-.01em;display:inline-block}
.bldg .cap b::after{content:"";display:block;height:2px;width:0;background:var(--red);margin-top:8px;transition:width .45s var(--ease)}
.bldg:hover .cap b::after{width:36px}
.bldg-nav{display:flex;gap:12px;justify-content:center;margin-top:28px}
.bldg-arrow{width:48px;height:48px;border-radius:50%;border:1px solid rgba(255,255,255,.25);background:transparent;color:#fff;cursor:pointer;display:flex;align-items:center;justify-content:center;transition:background .3s,border-color .3s,transform .3s}
.bldg-arrow svg{width:20px;height:20px}
.bldg-arrow:hover{background:var(--red);border-color:var(--red);transform:translateY(-2px)}
@media(max-width:520px){.bldg{flex-basis:80vw}}

/* ===== PM: property showcase (bento) ===== */
.showcase-grid{display:grid;grid-template-columns:repeat(4,1fr);grid-auto-rows:198px;gap:14px;margin-top:48px}
.sc-cell{position:relative;overflow:hidden;border-radius:10px}
.sc-cell>img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}
.sc-cell:hover>img{transform:scale(1.05)}
.sc-feature{grid-column:1/3;grid-row:1/3}
.sc-copy{grid-column:3/5;grid-row:1;background:rgba(255,255,255,.045);border:1px solid rgba(255,255,255,.12);padding:30px 32px;display:flex;flex-direction:column;justify-content:center}
.sc-copy h3{font-family:var(--disp);font-weight:400;font-size:clamp(22px,2vw,27px);letter-spacing:-.01em;color:#fff;margin-bottom:11px}
.sc-copy p{color:rgba(255,255,255,.72);font-size:14.5px;line-height:1.5;margin-bottom:18px;max-width:52ch}
.sc-link{align-self:flex-start;color:#fff;font-weight:600;font-size:15px;display:inline-flex;align-items:center;gap:8px;border-bottom:2px solid var(--red);padding-bottom:3px;transition:color .3s}
.sc-link:hover{color:var(--red)}
.sc-2{grid-column:3;grid-row:2}
.sc-3{grid-column:4;grid-row:2}
.sc-4{grid-column:1;grid-row:3}
.sc-5{grid-column:2;grid-row:3}
.sc-6{grid-column:3/5;grid-row:3}
@media(max-width:820px){
  .showcase-grid{grid-template-columns:1fr 1fr;grid-auto-rows:minmax(168px,auto)}
  .sc-feature{grid-column:1/3;grid-row:auto}
  .sc-copy{grid-column:1/3;grid-row:auto}
  .sc-2,.sc-3,.sc-4,.sc-5{grid-column:auto;grid-row:auto}
  .sc-6{grid-column:1/3;grid-row:auto}
}
@media(max-width:520px){
  .showcase-grid{grid-template-columns:1fr;grid-auto-rows:auto}
  .sc-cell{grid-column:1;grid-row:auto}
  .sc-cell:not(.sc-copy){height:210px}
}

/* ===== PM: page cohesion (softer palette) ===== */
.split-body{background:var(--charcoal)}
/* unified drifting blueprint grid across the whole PM page */
@keyframes gridDrift{from{background-position:0 0}to{background-position:66px 66px}}
.dark::before,.pm-hero-left::before{animation:gridDrift 26s linear infinite}
/* Everything Included: light reddish, same grid + glow as the dark sections (just inverted tone) */
.pm-page #included{background:linear-gradient(180deg,var(--charcoal) 0%,rgba(248,236,236,0) 44px,rgba(248,236,236,0) calc(100% - 44px),var(--charcoal) 100%),#f8ecec;position:relative;overflow:hidden;padding:90px 0}
.pm-page #included::before{content:"";position:absolute;inset:0;z-index:0;pointer-events:none;background-image:linear-gradient(rgba(140,44,44,.06) 1px,transparent 1px),linear-gradient(90deg,rgba(140,44,44,.06) 1px,transparent 1px);background-size:66px 66px;-webkit-mask-image:radial-gradient(ellipse 98% 84% at 50% 50%,#000 44%,transparent 90%);mask-image:radial-gradient(ellipse 98% 84% at 50% 50%,#000 44%,transparent 90%);animation:gridDrift 26s linear infinite}
.pm-page #included::after{content:"";position:absolute;top:2%;left:50%;transform:translateX(-50%);width:62%;height:380px;z-index:0;pointer-events:none;background:radial-gradient(ellipse at center,rgba(227,32,40,.05),transparent 70%);filter:blur(30px)}
/* investors: dark Investment Partner Program section */
.pm-page #included.ipp-dark{background:var(--charcoal-2);color:#fff}
.pm-page #included.ipp-dark::before{background-image:linear-gradient(rgba(227,32,40,.07) 1px,transparent 1px),linear-gradient(90deg,rgba(227,32,40,.07) 1px,transparent 1px)}
.pm-page #included.ipp-dark::after{background:radial-gradient(ellipse at center,rgba(227,32,40,.09),transparent 70%)}
.pm-page #included.ipp-dark .sec-head p.intro{color:var(--g400)}
.pm-page #included>.wrap{position:relative;z-index:1}

/* ===== PM: two-panel hero — owner pillars (left) + contact over image (right) ===== */
.pm-hero{display:grid;grid-template-columns:1.05fr .95fr;min-height:86vh;background:var(--charcoal)}
.pm-hero-left{position:relative;overflow:hidden;background:var(--charcoal);color:#fff;display:flex;flex-direction:column;justify-content:center;padding:clamp(96px,11vh,128px) clamp(38px,4vw,72px) clamp(60px,7vh,90px)}
.pm-hero-left::before{content:"";position:absolute;inset:0;z-index:0;pointer-events:none;background-image:linear-gradient(rgba(255,255,255,.045) 1px,transparent 1px),linear-gradient(90deg,rgba(255,255,255,.045) 1px,transparent 1px);background-size:66px 66px;-webkit-mask-image:radial-gradient(ellipse 96% 66% at 36% -2%,#000 22%,transparent 74%);mask-image:radial-gradient(ellipse 96% 66% at 36% -2%,#000 22%,transparent 74%)}
.pm-hero-left::after{content:"";position:absolute;top:-8%;left:36%;transform:translateX(-50%);width:74%;height:440px;z-index:0;pointer-events:none;background:radial-gradient(ellipse at center,rgba(227,32,40,.16),transparent 70%);filter:blur(24px)}
.pm-hero-left>*{position:relative;z-index:1}
.pm-hero-left .eyebrow{color:var(--red);margin-bottom:20px}
.pm-hero-left h1{font-family:var(--disp);font-weight:400;font-size:clamp(40px,4.4vw,74px);letter-spacing:-.03em;line-height:.98}
.pmh-sub{margin-top:20px;color:rgba(255,255,255,.78);max-width:46ch;font-size:clamp(15px,1.15vw,17px);line-height:1.55}
.pmh-pillars{margin-top:34px;display:grid;grid-template-columns:1fr 1fr;gap:22px 30px;max-width:540px}
.pmh-pillar{display:flex;gap:12px;align-items:flex-start}
.pmh-pillar .roof{width:16px;height:9px;margin-top:5px}
.pmh-pillar b{display:block;font-size:15.5px;font-weight:600;letter-spacing:-.01em}
.pmh-pillar span{display:block;font-size:13px;color:rgba(255,255,255,.56);margin-top:3px;line-height:1.4}
.pmh-strategy{margin-top:32px;padding-left:16px;border-left:2px solid var(--red);font-size:15px;line-height:1.5;color:rgba(255,255,255,.82);max-width:46ch}
/* Everything Included: transparent cards so the grid shows through */
.pm-page #included .fgrid{background:transparent;gap:30px 32px}
.pm-page #included .fitem{background:transparent;padding:0}
.pm-page #included .fitem:hover{transform:none}
.pm-hero-right{position:relative;overflow:hidden;display:flex;align-items:center;justify-content:center;padding:clamp(70px,8vh,110px) clamp(30px,3vw,56px)}
.pm-hero-right>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.pm-hero-right::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,var(--charcoal) 0%,rgba(14,14,15,.82) 9%,rgba(0,0,0,.42) 32%,rgba(0,0,0,.5) 100%)}
.pm-hero-form{position:relative;z-index:1;width:100%;max-width:400px;background:rgba(9,8,7,.34);backdrop-filter:blur(12px) saturate(120%);-webkit-backdrop-filter:blur(12px) saturate(120%);border:1px solid rgba(255,255,255,.14);border-radius:16px;padding:34px 32px;box-shadow:0 44px 90px -46px rgba(0,0,0,.7)}
.pm-hero-form .eyebrow{color:var(--red);margin-bottom:15px}
.pm-hero-form h2{font-family:var(--disp);font-weight:400;font-size:clamp(24px,2vw,32px);letter-spacing:-.02em;line-height:1.04;color:#fff}
.pm-hero-form>p{margin:14px 0 24px;color:rgba(255,255,255,.78);font-size:15.5px;line-height:1.55}
.pm-hero-form .btn{display:inline-flex;align-items:center;justify-content:center;width:auto;border-radius:999px;padding:13px 26px;font-size:15px;margin-top:2px}
.pm-hero-form .btn-outline{color:#fff;border-color:rgba(255,255,255,.42)}
.pm-hero-form .btn-outline:hover{border-color:#fff;background:rgba(255,255,255,.08)}
.pm-hero-alt{margin-top:16px;font-size:14px;color:rgba(255,255,255,.68)}
.pm-hero-alt a{color:#fff;border-bottom:1px solid var(--red);padding-bottom:2px;transition:color .3s}
.pm-hero-alt a:hover{color:var(--red)}
@media(max-width:820px){
  .pm-hero{grid-template-columns:1fr;min-height:0}
  .pm-hero-left{padding:100px 26px 46px}
  .pmh-pillars{grid-template-columns:1fr;gap:18px}
  .pm-hero-right{padding:44px 22px 54px}
  .pm-hero-form{max-width:none}
}

/* Investment Partner Program timeline */
.ipp{margin-top:56px;max-width:1000px;position:relative}
.ipp::before{content:"";position:absolute;left:25px;top:28px;bottom:34px;width:2px;background:linear-gradient(180deg,var(--red) 0%,rgba(227,32,40,.5) 60%,rgba(227,32,40,.14) 100%)}
.ipp-step{position:relative;display:grid;grid-template-columns:52px 1fr clamp(240px,28vw,340px);gap:30px;align-items:start;padding-bottom:46px}
.ipp-step:last-child{padding-bottom:0}
.ipp-num{width:52px;height:52px;border-radius:50%;background:#fff;border:2px solid var(--red);color:var(--red);font-family:var(--mono);font-weight:600;font-size:16px;display:flex;align-items:center;justify-content:center;position:relative;z-index:1;box-shadow:0 6px 18px -8px rgba(227,32,40,.5)}
/* Step 00 is the free consultation - inverted so it reads as the way in. */
.ipp-num--zero{background:var(--red);border-color:var(--red);color:#fff}
.ipp-body{padding-top:4px}
.ipp-body h4{font-family:var(--disp);font-weight:400;font-size:24px;letter-spacing:-.015em;line-height:1.05;color:#fff;margin-bottom:10px}
.ipp-body p{font-size:15px;line-height:1.62;color:var(--g400);max-width:48ch}
.ipp-img{aspect-ratio:4/3;border-radius:14px;overflow:hidden;box-shadow:0 22px 44px -26px rgba(0,0,0,.5)}
.ipp-img img{width:100%;height:100%;object-fit:cover;transition:transform .7s var(--ease)}
.ipp-step:hover .ipp-img img{transform:scale(1.05)}
@media(max-width:860px){
  .ipp-step{grid-template-columns:52px 1fr;gap:22px 26px}
  .ipp-img{grid-column:2;margin-top:16px;max-width:480px;aspect-ratio:16/10}
}
@media(max-width:560px){
  .ipp::before{left:21px}
  .ipp-step{grid-template-columns:44px 1fr;gap:16px;padding-bottom:36px}
  .ipp-num{width:44px;height:44px;font-size:14px}
  .ipp-body h4{font-size:21px}
  .ipp-img{margin-top:12px}
}

/* Our projects — before/after slideshows */
.projects2{display:grid;grid-template-columns:1.12fr .88fr;gap:30px;margin-top:48px;align-items:start}
.proj-left{display:grid;gap:24px;min-width:0}
.proj-video{position:sticky;top:88px;align-self:start;min-width:0}
.reel{position:relative;margin:0 auto;aspect-ratio:9/16;max-height:calc(100vh - 130px);border:1px solid rgba(255,255,255,.12);border-radius:18px;overflow:hidden;background:#000}
.reel video{width:100%;height:100%;object-fit:cover;display:block;background:#000}
.reel-play{position:absolute;inset:0;margin:auto;width:74px;height:74px;border-radius:50%;border:0;background:rgba(227,32,40,.94);color:#fff;display:flex;align-items:center;justify-content:center;cursor:pointer;z-index:2;box-shadow:0 12px 32px -8px rgba(0,0,0,.65);transition:transform .3s var(--ease),background .3s,opacity .3s}
.reel-play:hover{transform:scale(1.08);background:var(--red)}
.reel-play svg{width:28px;height:28px;margin-left:3px}
.reel-cap{position:absolute;left:0;right:0;bottom:0;z-index:2;padding:44px 22px 22px;background:linear-gradient(180deg,transparent,rgba(0,0,0,.82));transition:opacity .3s}
.reel-cap .proj-tag{display:inline-block;font-family:var(--mono);font-size:10.5px;font-weight:600;letter-spacing:.09em;text-transform:uppercase;padding:6px 12px;border-radius:999px;background:var(--red);color:#fff;margin-bottom:12px}
.reel-cap h4{font-family:var(--disp);font-weight:400;font-size:23px;letter-spacing:-.015em;color:#fff;line-height:1.05;margin-bottom:7px}
.reel-cap p{font-size:14px;line-height:1.5;color:rgba(255,255,255,.72)}
.reel.playing .reel-play,.reel.playing .reel-cap{opacity:0;pointer-events:none}
.proj2{border:1px solid rgba(255,255,255,.1);border-radius:16px;overflow:hidden;background:rgba(255,255,255,.03)}
.ba{position:relative;aspect-ratio:16/11;overflow:hidden;background:#141416}
.ba-track{display:flex;height:100%;transition:transform .55s var(--ease)}
.ba-slide{position:relative;flex:0 0 100%;height:100%;margin:0}
.ba-slide img{width:100%;height:100%;object-fit:cover;display:block}
.ba-ph{display:flex;align-items:center;justify-content:center;background:repeating-linear-gradient(45deg,#191919,#191919 13px,#151516 13px,#151516 26px)}
.ba-phmsg{font-family:var(--mono);font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:var(--g400);text-align:center;line-height:1.7}
.ba-phmsg small{font-size:10.5px;color:var(--g600)}
.ba-lbl{position:absolute;top:14px;left:14px;z-index:2;font-family:var(--mono);font-size:10.5px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;padding:6px 12px;border-radius:999px;background:rgba(0,0,0,.55);backdrop-filter:blur(6px);color:#fff;border:1px solid rgba(255,255,255,.22)}
.ba-lbl--after{background:var(--red);border-color:var(--red)}
.ba-arrow{position:absolute;top:50%;transform:translateY(-50%);width:40px;height:40px;border-radius:50%;border:0;background:rgba(0,0,0,.42);backdrop-filter:blur(6px);color:#fff;font-size:22px;line-height:1;cursor:pointer;display:flex;align-items:center;justify-content:center;opacity:0;transition:opacity .3s,background .3s;z-index:3}
.ba:hover .ba-arrow{opacity:1}
.ba-arrow:hover{background:var(--red)}
.ba-prev{left:12px}.ba-next{right:12px}
.ba-dots{position:absolute;bottom:12px;left:0;right:0;display:flex;gap:7px;justify-content:center;z-index:3}
.ba-dot{width:7px;height:7px;padding:0;border:0;border-radius:50%;background:rgba(255,255,255,.45);cursor:pointer;transition:background .3s,width .3s}
.ba-dot.active{background:#fff;width:20px;border-radius:4px}
.proj2-cap{padding:22px 24px 26px}
.proj2-cap .proj-tag{display:inline-block;font-family:var(--mono);font-size:10.5px;font-weight:600;letter-spacing:.09em;text-transform:uppercase;padding:6px 12px;border-radius:999px;background:var(--red);color:#fff;margin-bottom:14px}
.proj2-cap h4{font-family:var(--disp);font-weight:400;font-size:23px;letter-spacing:-.015em;color:#fff;line-height:1.05;margin-bottom:9px}
.proj2-cap p{font-size:14px;line-height:1.55;color:var(--g400);max-width:52ch}
@media(max-width:860px){
  .projects2{grid-template-columns:1fr;gap:24px}
  .proj-video{position:static;top:auto}
  .reel{max-height:none;max-width:360px}
}

/* AI section */
.ai-sec{padding:96px 0}
.ai-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:26px 30px;margin-top:56px}
.ai-item{border-top:1px solid rgba(255,255,255,.15);padding-top:24px}
.ai-item .ai-n{font-family:var(--mono);font-size:12px;letter-spacing:.14em;color:var(--red)}
.ai-item h4{font-family:var(--disp);font-weight:400;font-size:21px;letter-spacing:-.01em;line-height:1.1;color:#fff;margin:16px 0 10px}
.ai-item p{font-size:14px;line-height:1.55;color:rgba(255,255,255,.62)}
@media(max-width:820px){
  .ai-grid{grid-template-columns:1fr 1fr;gap:24px 26px}
}
@media(max-width:520px){
  .ai-grid{grid-template-columns:1fr;gap:22px}
}

@media(prefers-reduced-motion:reduce){
  .pm-page .dark::before,.pm-hero-left::before,.pm-page #included::before{animation:none}
}


/* ---- Legal pages (privacy, terms) ---------------------------------------- */
.legal{max-width:70ch;padding:8px 0 40px}
.legal-date{font-family:var(--mono);font-size:12px;letter-spacing:.06em;text-transform:uppercase;color:#8a8a8a;margin-bottom:38px}
.legal-lead{border-left:3px solid var(--red);padding:2px 0 2px 20px;margin-bottom:44px}
.legal-lead p{font-size:18px;line-height:1.6;color:#1a1a1a;margin:0}
.legal h2{font-family:var(--disp);font-weight:400;font-size:25px;letter-spacing:-.015em;line-height:1.1;margin:42px 0 12px}
.legal h2:first-of-type{margin-top:0}
.legal p{font-size:15.5px;line-height:1.72;color:#3a3a3a;margin-bottom:14px}
.legal ul{margin:0 0 14px;padding-left:20px}
.legal li{font-size:15.5px;line-height:1.72;color:#3a3a3a;margin-bottom:9px}
.legal b{color:#111;font-weight:600}
.legal a{color:var(--red);font-weight:500;text-decoration:underline;text-underline-offset:2px}
.legal .mono{font-family:var(--mono);font-size:14px;color:#111}
@media(max-width:600px){.legal h2{font-size:22px}.legal-lead p{font-size:16px}}


/* ---- Investors hero carousel --------------------------------------------- */
/* Scoped to .ihero: an unscoped rule here hid the single hero image on the
   property-management and contact pages. */
.pm-hero-right.ihero>img{opacity:0;transition:opacity 1.1s var(--ease)}
.pm-hero-right.ihero>img.on{opacity:1}
.ihero-cap{position:absolute;left:clamp(30px,3vw,56px);bottom:clamp(24px,4vh,42px);z-index:1;display:flex;align-items:center;gap:14px;font-family:var(--mono);font-size:11px;letter-spacing:.11em;text-transform:uppercase;color:rgba(255,255,255,.92);text-shadow:0 2px 14px rgba(0,0,0,.7)}
.ihero-dots{display:flex;gap:6px}
.ihero-dots i{width:17px;height:2px;background:rgba(255,255,255,.34);transition:background .4s}
.ihero-dots i.on{background:var(--red)}
@media(max-width:900px){.ihero-cap{font-size:10px;gap:10px}}


/* ---- Contact: one split section, image one side, card the other ---------- */
.contact-hero .pm-hero-left{padding-top:clamp(112px,13vh,140px);padding-bottom:clamp(46px,6vh,70px)}
.contact-hero .pm-hero-left{justify-content:center}
.contact-hero h1{font-size:clamp(38px,3.7vw,60px)}
.contact-card{margin-top:24px;max-width:440px;background:rgba(255,255,255,.045);border:1px solid rgba(255,255,255,.12);border-radius:16px;padding:26px 26px 24px}
.contact-card .btn{display:inline-flex;align-items:center;justify-content:center;border-radius:999px;padding:13px 26px;font-size:15px}
.cc-rows{display:flex;flex-wrap:wrap;gap:22px 40px;margin-top:24px}
.cc-rows a{display:block;color:#fff;font-size:18px;font-weight:600;margin-top:5px;text-decoration:none;transition:color .25s}
.cc-rows a:hover{color:var(--red)}
.cc-k{display:block;font-family:var(--mono);font-size:10.5px;letter-spacing:.12em;text-transform:uppercase;color:var(--red)}
.cc-note{margin-top:18px;padding-top:16px;border-top:1px solid rgba(255,255,255,.1);color:rgba(255,255,255,.6);font-size:13.5px;line-height:1.6}
.cc-meta{display:grid;grid-template-columns:repeat(3,1fr);gap:16px 26px;margin-top:24px;max-width:600px}
.cc-meta p{margin-top:5px;color:rgba(255,255,255,.72);font-size:13px;line-height:1.5}
@media(max-width:900px){
  .contact-hero{min-height:0}
  .contact-card{max-width:none}
  .cc-meta{grid-template-columns:1fr 1fr;gap:14px 24px}
}


/* ---- Light-section texture --------------------------------------------------
   The inverted twin of the .dark treatment: same 66px blueprint grid and red
   glow, tuned down for light ground. Keeps light sections from reading as flat
   white slabs between the dark bands. */
.tex{position:relative;overflow:hidden;isolation:isolate}
.tex>.wrap{position:relative;z-index:1}
.tex::before{content:"";position:absolute;inset:0;z-index:0;pointer-events:none;
  background-image:linear-gradient(rgba(140,44,44,.055) 1px,transparent 1px),linear-gradient(90deg,rgba(140,44,44,.055) 1px,transparent 1px);
  background-size:66px 66px;
  -webkit-mask-image:radial-gradient(ellipse 96% 78% at 50% 42%,#000 40%,transparent 88%);
  mask-image:radial-gradient(ellipse 96% 78% at 50% 42%,#000 40%,transparent 88%);
  animation:gridDrift 26s linear infinite}
.tex::after{content:"";position:absolute;top:-6%;left:50%;transform:translateX(-50%);width:66%;height:400px;z-index:0;pointer-events:none;
  background:radial-gradient(ellipse at center,rgba(227,32,40,.055),transparent 70%);filter:blur(30px)}
@media(prefers-reduced-motion:reduce){.tex::before{animation:none}}

/* ===== Host U visual system · September 2026 =====
   Presentation only: existing page layouts, data and section order are retained.
   Architectural planes replace the blueprint/aurora effects. */
:root{--surface:#f6f5f2;--surface-alt:#eae8e2;--line:#d9d8d2;--radius:12px;--g600:#56585a;--g400:#a9abad}
body{background:var(--surface);color:#17191b}
.eyebrow,.deye,.crumb,.lloc,.card .loc,.lbadge,.badge,.flag,.fcount,.bnote,.lspecs,.detail-loc{font-family:var(--sans)!important}
.eyebrow,.deye{letter-spacing:.16em;font-weight:600}
.disp,.sec-head h2{line-height:1.06;text-wrap:balance}
.sec-head p.intro{line-height:1.7}
section{padding:104px 0}
.gray{background:var(--surface-alt)}
/* Broad offset planes give the backgrounds scale without a repeating grid. */
.tex{background-color:var(--surface)}
.tex.gray{background-color:var(--surface-alt)}
.tex::before,.dark::before{inset:0;background:none;mask-image:none;-webkit-mask-image:none;animation:none;border:0}
.tex::before{background:linear-gradient(118deg,transparent 0 69%,rgba(205,203,194,.24) 69% 87%,transparent 87%)}
.tex::after,.dark::after{display:none}
.dark::before{background:linear-gradient(118deg,transparent 0 66%,rgba(255,255,255,.025) 66% 85%,transparent 85%)}
.dark{border-top:1px solid rgba(255,255,255,.08)}
.page-hero::before{display:none}
.pm-page #included{background:var(--surface-alt)}
.pm-page #included::before{background:linear-gradient(118deg,transparent 65%,rgba(205,203,194,.28) 65% 87%,transparent 87%);background-size:auto;mask-image:none;-webkit-mask-image:none;animation:none}
.pm-page #included::after{display:none}
.pm-page #included.ipp-dark{background:var(--charcoal-2)}
.pm-page #included.ipp-dark::before{background:linear-gradient(118deg,transparent 65%,rgba(255,255,255,.025) 65% 87%,transparent 87%)}
/* Decorative surface only; the shared hero layout and images are untouched. */
.pm-hero-left::before{background:linear-gradient(118deg,transparent 66%,rgba(255,255,255,.025) 66% 85%,transparent 85%);background-size:auto;mask-image:none;-webkit-mask-image:none;animation:none}
.pm-hero-left::after{display:none}
.grain{display:none}
.stat b,.stat b .u{ text-shadow:none }
.btn{border-radius:999px;font-weight:500;transition:background .2s,color .2s,transform .2s,border-color .2s}
.btn-red:hover{box-shadow:none}
.btn-red::after{display:none}
.btn:focus-visible,a:focus-visible,button:focus-visible{outline:3px solid #e32028;outline-offset:5px}
.searchbar,.searchbar.compact{border-radius:var(--radius);box-shadow:0 16px 48px rgba(0,0,0,.12)}
.search-btn{border-radius:8px}
/* Keep three equal service doors and all of their existing content. */
.tri{padding:0;position:relative;background:#000}
.tri::before,.tri::after{display:none}
.door>img{animation:none;transform:scale(1.02);will-change:auto}
.door:hover{flex:1}
.door:hover>img{transform:scale(1.055)}
.door .dc{padding:120px 36px 72px;min-height:100vh}
.door h2{line-height:1.06}
.door p{max-height:150px;opacity:1;transform:none;line-height:1.65}
.door .dcta{font-weight:500;border-bottom-width:1px;padding-bottom:8px}
.door .dc::before{display:none}
.scrollcue{display:none}
.marquee{padding:19px 0}
.mtrack span{font-family:var(--sans);font-size:12px;letter-spacing:.13em;font-weight:500}
.mtrack .sep{font-size:8px}
/* Cards share a single radius, quieter borders and a photographic emphasis. */
.lcard{background:transparent}
.lcard .limg{border:0;border-radius:var(--radius)}
.lcard:hover{transform:translateY(-3px)}
.lcard:hover .limg{box-shadow:none}
.lcard .lbody{padding:22px 2px 8px;transform:none}
.lcard h3{font-size:23px;line-height:1.2;margin:10px 0}
.lcard .lspecs{font-size:13px;line-height:1.6}
.lcard .lloc{font-size:10.5px;letter-spacing:.13em}
.lcard .lloc .roof{display:none}
.lcard .lbadge{background:rgba(255,255,255,.95);color:#202224;border-radius:999px;padding:8px 12px;font-size:10px;box-shadow:0 2px 10px rgba(0,0,0,.08)}
.lcard .lfoot{border-color:var(--line);margin-top:auto;padding-top:16px}
.lcard .lbody{display:flex;flex-direction:column;flex:1}
.lcard .lspecs{margin-bottom:18px}
.grid{gap:44px 28px}
.filters{background:rgba(246,245,242,.97);border-color:var(--line);padding:18px 0;backdrop-filter:blur(12px)}
.fchip{font-family:var(--sans);border-radius:999px;background:transparent;border-color:var(--line);padding:11px 17px;min-height:44px}
.fchip.active{background:#202426;border-color:#202426}
.catalog{background:var(--surface)}
.stays-page .page-hero.stays-hero::after{background:linear-gradient(90deg,rgba(0,0,0,.64),rgba(0,0,0,.14));mix-blend-mode:normal}
.stays-page .stays-hero{padding-bottom:76px}
.stays-page .stays-hero .wrap{text-shadow:none}
.stays-page .mobile-search{background:var(--surface)}
.exp-sec::before{display:none}
.exp-card,.contact-card,.pm-hero-form,.proj2,.ipp-img,.bldg{border-radius:var(--radius)}
.exp-card:hover{background:rgba(255,255,255,.07);border-color:rgba(255,255,255,.3);transform:translateY(-3px)}
.fgrid{perspective:none}
.fitem{transform:none!important;border-top:1px solid var(--line)}
.dark .fitem{border-color:rgba(255,255,255,.18)}
.founder .fphoto{border-radius:var(--radius);background:#e2e0da}
.founder .role{font-family:var(--sans);font-size:11px}
.quote blockquote{line-height:1.2;text-wrap:balance}
.mobile-menu{visibility:hidden}
.mobile-menu.open{visibility:visible}
@media(max-width:1000px){
 .door .dc{min-height:52vh;padding:56px 28px}
 .door:first-child .dc{padding-top:124px}
 .door p{display:block;max-width:45ch}
}
@media(max-width:600px){
 section{padding:72px 0}
 .sec-head{margin-bottom:36px}
 .grid{gap:36px}
 .lcard h3{font-size:22px}
 .door .dc{min-height:440px;padding:46px 24px}
 .door:first-child .dc{padding-top:120px}
 .filters{top:58px;padding:12px 0}
 .fchips{flex-wrap:nowrap;overflow-x:auto;width:100%;padding:4px 3px 8px;scrollbar-width:thin}
 .fchip{flex-shrink:0}
 .stays-page .stays-hero{padding-bottom:64px}
 .cta .wrap{padding-left:20px!important;padding-right:20px!important}
 .ctarow .btn{white-space:normal;text-align:center;justify-content:center}
}
@media(prefers-reduced-motion:reduce){
 html{scroll-behavior:auto}
 *,*::before,*::after{animation:none!important;transition:none!important}
 .reveal,.kin{opacity:1;transform:none}
}
/* Cal Sans is a single-weight display face; avoid synthetic browser bold. */
.door h2,.page-hero h1,.lcard h3,.lcard .lprice b,.founder h4,.exp-card h3{font-weight:400}

/* Reveal service descriptions on hover, with an equivalent keyboard state.
   Touch users retain the always-visible description. */
@media (hover:hover) and (pointer:fine){
 .tri .door p{max-height:0;opacity:0;transform:translateY(8px);margin-top:0}
 .tri .door:hover p,.tri .door:focus-visible p{max-height:150px;opacity:1;transform:none;margin-top:14px}
}

/* Desktop service doors expand to reveal a wider crop of the photograph. */
@media (min-width:1001px) and (hover:hover) and (pointer:fine){
 .tri .door:hover,.tri .door:focus-visible{flex:1.7}
 .tri .door:hover>img,.tri .door:focus-visible>img{transform:scale(1.02)}
}

/* Homepage: one closing section for principles and the next step. */
#principles .principles-cta{display:flex;align-items:center;justify-content:space-between;gap:24px;margin-top:36px;padding-top:0;border:0}
#principles .principles-cta h2{font-size:clamp(32px,3.6vw,48px);line-height:1.08}
#principles .principles-cta p{color:var(--g600);font-size:16px;line-height:1.65;max-width:48ch;margin-top:16px}
#principles .principles-actions{display:flex;flex-wrap:wrap;gap:12px;flex-shrink:0}
@media(max-width:900px){
 #principles .principles-cta{align-items:flex-start;flex-direction:column;margin-top:32px;padding-top:0;gap:24px}
}
@media(max-width:400px){
 #principles .principles-actions{width:100%;flex-direction:column}
 #principles .principles-actions .btn{justify-content:center}
}

/* Homepage closing section: black surface with accessible light copy. */
#principles{background:#000;color:#fff}
#principles::before{display:block}
#principles::after{display:none}
#principles .step{border-color:rgba(255,255,255,.28)}
#principles .step p,#principles .principles-cta p{color:#bfc0c2}
#principles .principles-cta{border-color:rgba(255,255,255,.2)}
#principles .btn-outline{color:#fff;border-color:rgba(255,255,255,.55)}
#principles .btn-outline:hover{background:#fff;color:#000;border-color:#fff}

/* Shared section surfaces: one light, one dark, one architectural band.
   Adjacent sections in the same tone form a chapter, separated by a fine rule. */
:root{--surface:#f6f5f2;--surface-alt:var(--surface);--charcoal:#0e0e0f;--charcoal-2:var(--charcoal);--band-light:linear-gradient(118deg,transparent 0 66%,rgba(205,203,194,.24) 66% 85%,transparent 85%);--band-dark:linear-gradient(118deg,transparent 0 66%,rgba(255,255,255,.035) 66% 85%,transparent 85%)}
.tex,.tex.gray,.catalog,.pm-page #included{background:var(--surface)}
.dark,#principles,.bookdirect,.exp-sec{background:var(--charcoal)}
.tex::before,.pm-page #included::before{background:var(--band-light)}
.dark::before,.pm-hero-left::before{background:var(--band-dark)}
.tex + .tex{border-top:1px solid var(--line)}
.dark + .dark{border-top:1px solid rgba(255,255,255,.12)}
.bookdirect{position:relative;isolation:isolate}
.bookdirect::before,.exp-sec::before{content:"";display:block;position:absolute;inset:0;z-index:-1;pointer-events:none;background:var(--band-dark)}
.exp-sec{isolation:isolate;border-top:1px solid rgba(255,255,255,.12)}
.surface-light{color:#17191b}
.surface-light .roof--white{filter:none}
.surface-light .ipp-body h4{color:#17191b}
.surface-light .ipp-body p,.surface-light .stat span{color:var(--g600)}
.surface-light .bldg-arrow{color:#17191b;border-color:var(--line)}
.surface-light .bldg-arrow:hover{color:#fff}
.surface-light .stat{border-color:var(--line)}
.cta--from-light::before{background:linear-gradient(180deg,var(--surface) 0%,rgba(0,0,0,.34) 9%,rgba(0,0,0,.62) 26%,rgba(0,0,0,.58) 60%,rgba(0,0,0,.74) 100%)}

footer,.marquee{background:var(--charcoal)}
.surface-light .stats-grid{border-top-color:var(--line)}

/* Photo-only investor projects fill the space previously shared with the reel. */
.projects2--photos{grid-template-columns:1fr}
.projects2--photos .proj-left{grid-template-columns:repeat(3,minmax(0,1fr))}
@media(max-width:900px){.projects2--photos .proj-left{grid-template-columns:1fr}}

/* A distinct closing invitation within the homepage principles section. */
#principles .principles-cta{flex-direction:column;align-items:flex-start;gap:24px;margin-top:64px;padding-top:40px;border-top:1px solid rgba(255,255,255,.2)}

/* Screen-reader-only text (index h1) */
.sr-only{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}