@font-face {
  font-family: 'Playfair Display';
  font-style: normal;
  font-weight: 400 700;
  font-display: swap;
  src: url('../fonts/playfair-display.woff2') format('woff2');
}
@font-face {
  font-family: 'Playfair Display';
  font-style: italic;
  font-weight: 400 500;
  font-display: swap;
  src: url('../fonts/playfair-display-italic.woff2') format('woff2');
}
@font-face {
  font-family: 'Jost';
  font-style: normal;
  font-weight: 300 700;
  font-display: swap;
  src: url('../fonts/jost.woff2') format('woff2');
}

:root {
  --dark:#0D1117; --dark-light:#1A1F28; --dark-lighter:#070A0E;
  --red:#C4313A; --red-dark:#A12830; --red-light:#FDF2F2;
  --charcoal:#3A3A3A; --charcoal-dark:#2A2A2A;
  --cream:#FAFAF8; --sage:#F2F0ED; --white:#FFFFFF;
  --ink:#1A1D23; --text:#4A4D52; --muted:#6E7179; --border:#E5E2DD;
  --serif:'Playfair Display',Georgia,serif;
  --sans:'Jost',system-ui,sans-serif;
  --ease:cubic-bezier(.25,.46,.45,.94);
}
*{margin:0;padding:0;box-sizing:border-box}
html.lenis,html.lenis body{height:auto}
.lenis.lenis-smooth{scroll-behavior:auto}
body{font-family:var(--sans);background:var(--dark);color:var(--text);line-height:1.65;-webkit-font-smoothing:antialiased;overflow-x:hidden}

/* ═══ GRAIN OVERLAY ═══ */
body::after{content:'';position:fixed;inset:0;z-index:9999;pointer-events:none;opacity:.03;background-image:url("data:image/svg+xml,%3Csvg viewBox='0 0 256 256' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.9' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E")}

/* ═══ PAGE WIPE TRANSITION ═══ */
.page-wipe{position:fixed;inset:0;z-index:5000;background:var(--red);transform:scaleY(0);transform-origin:bottom;pointer-events:none}

/* ═══ CURSOR FOLLOWER ═══ */
.cursor{position:fixed;width:16px;height:16px;border:1.5px solid var(--red);border-radius:50%;pointer-events:none;z-index:9998;transform:translate(-50%,-50%);transition:width .3s,height .3s,border-color .3s,background .3s;mix-blend-mode:difference}
.cursor.hover{width:64px;height:64px;background:rgba(196,49,58,.12);border-color:var(--red)}
.cursor-label{position:fixed;z-index:9998;pointer-events:none;font-size:9px;font-weight:600;letter-spacing:2px;text-transform:uppercase;color:var(--red);transform:translate(-50%,-50%);opacity:0;transition:opacity .3s}
.cursor.hover+.cursor-label{opacity:1}

/* ═══ NAV ═══ */
nav{position:fixed;top:0;left:0;right:0;z-index:1000;padding:0 60px;height:88px;display:flex;align-items:center;justify-content:space-between;transition:all .5s var(--ease);background:transparent}
nav.scrolled{background:rgba(13,17,23,.97);backdrop-filter:blur(16px);height:72px}
.nav-logo{height:38px;cursor:pointer;position:relative;transition:opacity .3s}
.nav-logo:hover{opacity:.8}
.nav-logo img{height:100%;width:auto;position:absolute;top:0;left:0;transition:opacity .4s var(--ease)}
.nav-logo .logo-dark{opacity:0}
.nav-logo .logo-white{opacity:1}
nav.nav-subpage{background:var(--cream);border-bottom:1px solid var(--border)}
nav.nav-subpage .logo-dark{opacity:1}
nav.nav-subpage .logo-white{opacity:0}
nav.nav-subpage.scrolled{background:rgba(13,17,23,.97);border-bottom-color:transparent}
nav.nav-subpage.scrolled .logo-dark{opacity:0}
nav.nav-subpage.scrolled .logo-white{opacity:1}
.nav-links{display:flex;gap:6px}
.nav-links a{color:rgba(255,255,255,.6);text-decoration:none;font-size:11px;font-weight:500;letter-spacing:3px;text-transform:uppercase;padding:10px 20px;border:1px solid transparent;transition:all .3s}
.nav-links a:hover{color:#fff;border-color:rgba(255,255,255,.15)}
.nav-links a.active{color:#fff;background:var(--red);border-color:var(--red)}
nav.nav-subpage .nav-links a{color:rgba(13,17,23,.5)}
nav.nav-subpage .nav-links a:hover{color:var(--ink)}
nav.nav-subpage .nav-links a.active{color:#fff}
nav.nav-subpage.scrolled .nav-links a{color:rgba(255,255,255,.6)}
nav.nav-subpage.scrolled .nav-links a:hover{color:#fff}

/* ═══ HAMBURGER ═══ */
.hamburger{display:none;cursor:pointer;width:32px;height:32px;position:relative;z-index:1001;background:none;border:none;padding:0}
.hamburger span{display:block;width:24px;height:2px;background:#fff;margin:0 auto;transition:all .3s;border-radius:1px}
.hamburger span:nth-child(2){margin:6px auto}
nav.nav-subpage .hamburger span{background:var(--ink)}
nav.scrolled .hamburger span,nav.nav-subpage.scrolled .hamburger span{background:#fff}
.hamburger.open span:nth-child(1){transform:rotate(45deg) translate(5px,5px)}
.hamburger.open span:nth-child(2){opacity:0}
.hamburger.open span:nth-child(3){transform:rotate(-45deg) translate(6px,-6px)}
.mobile-overlay{display:none}
@media(max-width:900px){
  .hamburger{display:block}
  .nav-links{display:none}
  .mobile-overlay{position:fixed;inset:0;z-index:999;background:rgba(13,17,23,.97);backdrop-filter:blur(16px);display:flex;flex-direction:column;align-items:center;justify-content:center;gap:8px;opacity:0;pointer-events:none;transition:opacity .4s}
  .mobile-overlay.open{opacity:1;pointer-events:all}
  .mobile-overlay a{color:rgba(255,255,255,.65);text-decoration:none;font-size:14px;font-weight:500;letter-spacing:3px;text-transform:uppercase;padding:16px 32px;border:1px solid transparent;transition:all .3s}
  .mobile-overlay a:hover{color:#fff}
  .mobile-overlay a.active{color:#fff;background:var(--red);border-color:var(--red)}
}

/* ═══ HERO ═══ */
.hero{position:relative;height:100vh;min-height:750px;display:flex;align-items:flex-end;overflow:hidden;background:var(--dark)}
.hero-slide{position:absolute;inset:0;z-index:1}
.hero-slide .hero-bg{position:absolute;inset:0;background-size:cover;background-position:center;opacity:0;transform:scale(1.1);transition:none}
.hero-slide.active .hero-bg{opacity:.5;transform:scale(1);transition:opacity 1.2s ease, transform 8s ease}
.hero-overlay{position:absolute;inset:0;z-index:2;background:linear-gradient(180deg,rgba(13,17,23,.1) 0%,rgba(13,17,23,.5) 50%,rgba(13,17,23,.92) 100%)}
.hero-content{position:relative;z-index:4;padding:0 60px 100px;width:100%;max-width:1400px;margin:0 auto}
.hero-text-slide{position:absolute;bottom:100px;left:60px;right:200px}
.hero-tag{font-size:11px;font-weight:500;letter-spacing:6px;text-transform:uppercase;color:rgba(255,255,255,.5);margin-bottom:28px}
.hero-title{font-family:var(--serif);font-size:clamp(44px,6.5vw,80px);font-weight:400;color:#fff;line-height:1.06;margin-bottom:24px;overflow:hidden}
.hero-title .word{display:inline-block;overflow:hidden;margin-right:.25em}
.hero-title .char{display:inline-block;transform:translateY(110%);opacity:0}
.hero-title em{font-style:italic}
.hero-sub{font-size:17px;color:rgba(255,255,255,.55);font-weight:300;letter-spacing:.3px;line-height:1.8;max-width:700px;margin-bottom:32px}
.hero-cta{display:flex;gap:16px;flex-wrap:wrap}
.hero-scroll{position:absolute;bottom:40px;left:50%;transform:translateX(-50%);z-index:4;display:flex;flex-direction:column;align-items:center;gap:10px;opacity:0}
.hero-scroll span{font-size:9px;letter-spacing:4px;text-transform:uppercase;color:rgba(255,255,255,.3)}
.hero-scroll-line{width:1px;height:50px;background:linear-gradient(to bottom,rgba(255,255,255,.4),transparent);animation:scrollPulse 2.5s ease infinite}
@keyframes scrollPulse{0%,100%{opacity:.2;height:50px}50%{opacity:.8;height:70px}}

/* Slide indicators */
.hero-indicators{position:absolute;bottom:52px;right:60px;z-index:5;display:flex;gap:10px;align-items:center}
.hero-dot{width:10px;height:10px;border-radius:50%;border:1.5px solid rgba(255,255,255,.35);background:transparent;cursor:pointer;transition:all .4s;padding:0}
.hero-dot.active{background:var(--red);border-color:var(--red);transform:scale(1.2)}
.hero-dot:hover{border-color:#fff}
.hero-progress{width:40px;height:2px;background:rgba(255,255,255,.1);margin-left:12px;overflow:hidden;border-radius:1px}
.hero-progress-bar{height:100%;background:var(--red);width:0%;transition:none}

/* ═══ BUTTONS ═══ */
.btn{display:inline-flex;align-items:center;gap:10px;padding:16px 40px;font-family:var(--sans);font-size:11px;font-weight:600;letter-spacing:3px;text-transform:uppercase;text-decoration:none;cursor:pointer;border:none;transition:all .4s var(--ease);position:relative;overflow:hidden}
.btn-red{background:var(--red);color:#fff}
.btn-red:hover{background:var(--red-dark);transform:translateY(-2px);box-shadow:0 14px 36px rgba(196,49,58,.25)}
.btn-red::after{content:'▸';font-size:14px;transition:transform .3s}
.btn-red:hover::after{transform:translateX(4px)}
.btn-outline{background:none;color:#fff;border:1px solid rgba(255,255,255,.25)}
.btn-outline:hover{border-color:#fff;background:rgba(255,255,255,.05)}
.btn-dark{background:var(--dark);color:#fff}
.btn-dark:hover{background:var(--dark-light);transform:translateY(-2px)}
.btn-outline-dark{background:none;color:var(--ink);border:1px solid var(--charcoal)}
.btn-outline-dark:hover{background:var(--ink);color:#fff}
/* Magnetic wrapper */
.magnetic{display:inline-block;transition:transform .3s var(--ease)}

/* ═══ SECTIONS ═══ */
.section{padding:160px 60px;max-width:1400px;margin:0 auto}
.section-wide{max-width:none}
.section-center{text-align:center}
.bg-dark{background:var(--dark);color:#fff}
.bg-cream{background:var(--cream)}
.bg-sage{background:var(--sage)}

.stag{font-size:11px;font-weight:500;letter-spacing:5px;text-transform:uppercase;color:var(--red);margin-bottom:20px;display:block}
.bg-dark .stag{color:rgba(255,255,255,.4)}
.stitle{font-family:var(--serif);font-size:clamp(32px,4.5vw,56px);font-weight:400;line-height:1.12;letter-spacing:-.3px;margin-bottom:24px}
.stitle em{font-style:italic}
.sdesc{font-size:16px;line-height:1.9;max-width:580px;color:var(--muted);font-weight:300}
.bg-dark .sdesc{color:rgba(255,255,255,.5)}
.section-center .sdesc{margin:0 auto}
.accent-line{width:60px;height:2px;background:var(--red);margin:28px 0}
.section-center .accent-line{margin:28px auto}

/* ═══ STATS ═══ */
.stats-bar{display:grid;grid-template-columns:repeat(4,1fr);background:var(--dark)}
.stat-item{padding:60px 40px;text-align:center;position:relative}
.stat-item::after{content:'';position:absolute;top:20%;right:0;height:60%;width:1px;background:rgba(255,255,255,.08)}
.stat-item:last-child::after{display:none}
.stat-num{font-family:var(--serif);font-size:56px;font-weight:400;color:#fff;line-height:1;margin-bottom:10px}
.stat-label{font-size:10px;letter-spacing:3px;text-transform:uppercase;color:rgba(255,255,255,.35);font-weight:400}

/* ═══ SPLIT LAYOUT ═══ */
.split{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}

/* ═══ SPLIT ABOUT ═══ */
.split-img{position:relative}
.split-img-frame{width:100%;aspect-ratio:3/4;border-radius:300px 300px 20px 20px;overflow:hidden;position:relative}
.split-img-frame img{width:100%;height:100%;object-fit:cover;transition:transform .7s var(--ease)}
.split-img-frame:hover img{transform:scale(1.04)}
.split-img-ring{position:absolute;top:-12px;left:-12px;right:-12px;bottom:-12px;border:1px solid var(--charcoal);border-radius:312px 312px 32px 32px;opacity:.3;pointer-events:none}

/* ═══ CIRCLES ═══ */
.circles-row{display:flex;justify-content:center;gap:60px;padding:100px 60px}
.circle-item{text-align:center;width:280px}
.circle-frame{width:240px;height:240px;border-radius:50%;overflow:hidden;margin:0 auto 28px;border:1px solid var(--charcoal);position:relative}
.circle-frame img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.circle-item:hover .circle-frame img{transform:scale(1.08)}
.circle-item h3{font-family:var(--serif);font-size:22px;font-weight:400;color:var(--ink)}

/* ═══ SERVICES ═══ */
.services-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0;margin-top:80px}
.service-card{padding:56px 44px;border:1px solid var(--border);border-left:none;position:relative;transition:all .5s;overflow:hidden}
.service-card:first-child{border-left:1px solid var(--border)}
.service-card::before{content:'';position:absolute;bottom:0;left:0;width:0;height:2px;background:var(--red);transition:width .5s}
.service-card:hover::before{width:100%}
.service-card:hover{background:var(--white)}
.service-num{font-family:var(--serif);font-size:48px;color:var(--border);font-weight:400;line-height:1;margin-bottom:20px}
.service-card h3{font-family:var(--serif);font-size:22px;font-weight:500;margin-bottom:14px;color:var(--ink)}
.service-card p{font-size:14px;line-height:1.8;color:var(--muted)}

/* ═══ HORIZONTAL SCROLL TIMELINE ═══ */
.timeline-wrap{overflow:hidden;position:relative}
.timeline-track{display:flex;gap:0;width:max-content}
.timeline-panel{width:100vw;height:100vh;display:flex;align-items:center;justify-content:center;flex-shrink:0;position:relative;overflow:hidden}
.timeline-panel-bg{position:absolute;inset:0;background-size:cover;background-position:center;opacity:.25}
.timeline-panel-content{position:relative;z-index:2;max-width:600px;padding:60px}
.timeline-year{font-family:var(--serif);font-size:120px;font-weight:400;color:rgba(255,255,255,.08);line-height:1;margin-bottom:-20px}
.timeline-panel-content h3{font-family:var(--serif);font-size:36px;font-weight:400;color:#fff;margin-bottom:16px}
.timeline-panel-content p{font-size:15px;line-height:1.8;color:rgba(255,255,255,.55)}

/* ═══ PARALLAX BAND ═══ */
.parallax-band{height:500px;background-size:cover;background-position:center;background-attachment:fixed;position:relative}
.parallax-band::after{content:'';position:absolute;inset:0;background:linear-gradient(135deg,rgba(13,17,23,.75),rgba(13,17,23,.3))}
.parallax-content{position:relative;z-index:1;height:100%;display:flex;align-items:center;justify-content:center;text-align:center;padding:0 24px}
.parallax-content h2{font-family:var(--serif);font-size:clamp(24px,3.5vw,44px);color:#fff;font-weight:400;font-style:italic;max-width:600px}

/* ═══ STATE GRID ═══ */
.map-section{background:var(--dark);padding:120px 60px}
.state-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(200px,1fr));gap:16px}
.state-card{background:rgba(255,255,255,.04);border:1px solid rgba(255,255,255,.06);padding:32px 24px;text-align:center;cursor:pointer;transition:all .4s var(--ease);position:relative;overflow:hidden}
.state-card::before{content:'';position:absolute;inset:0;background:var(--red);opacity:0;transition:opacity .4s}
.state-card:hover{border-color:var(--red);transform:translateY(-4px)}
.state-card:hover::before{opacity:.08}
.state-card-count{font-family:var(--serif);font-size:42px;font-weight:400;color:#fff;line-height:1;margin-bottom:8px;position:relative;z-index:1}
.state-card-name{font-size:11px;letter-spacing:3px;text-transform:uppercase;color:rgba(255,255,255,.4);position:relative;z-index:1;font-weight:500}
.state-card-bar{height:2px;background:var(--red);margin-top:16px;position:relative;z-index:1;transform-origin:left;transition:transform .6s var(--ease);transform:scaleX(0)}
.state-card:hover .state-card-bar{transform:scaleX(1)}

/* ═══ PAGE HERO (subpages) ═══ */
.page-hero{position:relative;height:50vh;min-height:380px;display:flex;align-items:flex-end;overflow:hidden;margin-top:88px}
.page-hero .hero-bg{animation:none}
.page-hero .hero-overlay{background:linear-gradient(180deg,rgba(13,17,23,.2) 0%,rgba(13,17,23,.75) 100%)}
.page-hero-content{position:relative;z-index:2;padding:0 60px 56px}
.page-hero-content .stag{color:rgba(255,255,255,.5);margin-bottom:14px}
.page-hero-content h1{font-family:var(--serif);font-size:clamp(36px,5vw,64px);font-weight:400;color:#fff}

/* ═══ TEAM ═══ */
.team-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:40px;margin-top:72px}
.team-card{cursor:pointer;text-align:center;transition:transform .4s}
.team-card:hover{transform:translateY(-8px)}
.team-photo-wrap{width:200px;height:200px;margin:0 auto 24px;position:relative}
.team-photo-circle{width:100%;height:100%;border-radius:50%;overflow:hidden;border:1px solid var(--border);transition:border-color .3s}
.team-card:hover .team-photo-circle{border-color:var(--red)}
.team-photo-circle img{width:100%;height:100%;object-fit:cover;transition:transform .5s;filter:grayscale(.3);transition:filter .4s,transform .5s}
.team-card:hover .team-photo-circle img{transform:scale(1.06);filter:grayscale(0)}
.team-photo-ring{position:absolute;inset:-8px;border-radius:50%;border:1px solid var(--charcoal);opacity:0;transition:opacity .4s}
.team-card:hover .team-photo-ring{opacity:.5}
.team-card h3{font-family:var(--serif);font-size:19px;font-weight:500;color:var(--ink);margin-bottom:4px}
.team-card .role{font-size:11px;letter-spacing:2px;text-transform:uppercase;color:var(--red);font-weight:500}

/* ═══ MODAL ═══ */
.modal-overlay{position:fixed;inset:0;z-index:2000;background:rgba(13,17,23,.8);backdrop-filter:blur(12px);display:flex;align-items:center;justify-content:center;opacity:0;pointer-events:none;transition:opacity .4s;padding:24px}
.modal-overlay.open{opacity:1;pointer-events:all}
.modal{background:var(--white);max-width:760px;width:100%;max-height:85vh;overflow-y:auto;transform:translateY(30px) scale(.97);transition:transform .4s var(--ease);position:relative}
.modal-overlay.open .modal{transform:translateY(0) scale(1)}
.modal-close{position:absolute;top:24px;right:24px;width:44px;height:44px;border:1px solid var(--border);background:var(--cream);border-radius:50%;font-size:18px;cursor:pointer;display:flex;align-items:center;justify-content:center;transition:all .2s;color:var(--ink);z-index:1}
.modal-close:hover{background:var(--dark);color:#fff;border-color:var(--dark)}
.modal-top{display:flex;gap:36px;padding:48px 48px 0;align-items:center}
.modal-photo{width:160px;height:160px;border-radius:50%;overflow:hidden;flex-shrink:0;border:1px solid var(--charcoal)}
.modal-photo img{width:100%;height:100%;object-fit:cover}
.modal-meta h2{font-family:var(--serif);font-size:30px;font-weight:500;color:var(--ink);margin-bottom:6px}
.modal-meta .role{font-size:12px;letter-spacing:2px;text-transform:uppercase;color:var(--red);font-weight:500}
.modal-body{padding:32px 48px 48px;font-size:15px;line-height:1.9;color:var(--text)}
.modal-body p{margin-bottom:16px}

/* ═══ PROPERTIES ═══ */
.prop-controls{display:flex;gap:12px;flex-wrap:wrap;align-items:center;margin-bottom:48px;padding:24px 32px;background:var(--white);border:1px solid var(--border)}
.prop-search{flex:1;min-width:220px;padding:13px 16px 13px 44px;border:1px solid var(--border);font-family:var(--sans);font-size:14px;outline:none;transition:border .3s;background:var(--cream) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='16' height='16' fill='%237A7F7E' viewBox='0 0 16 16'%3E%3Cpath d='M11.742 10.344a6.5 6.5 0 1 0-1.397 1.398l3.85 3.85a1 1 0 0 0 1.415-1.414l-3.85-3.85zm-5.242.156a5 5 0 1 1 0-10 5 5 0 0 1 0 10z'/%3E%3C/svg%3E") 14px center no-repeat}
.prop-search:focus{border-color:var(--red)}
.prop-pill{padding:10px 22px;border:1px solid var(--border);background:var(--cream);font-family:var(--sans);font-size:10px;font-weight:600;letter-spacing:2px;text-transform:uppercase;cursor:pointer;transition:all .25s;color:var(--muted)}
.prop-pill:hover{border-color:var(--red);color:var(--ink)}
.prop-pill.active{background:var(--red);color:#fff;border-color:var(--red)}
.prop-select{padding:10px 36px 10px 14px;border:1px solid var(--border);background:var(--cream);font-family:var(--sans);font-size:11px;font-weight:500;letter-spacing:1px;outline:none;appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='10' height='10' fill='%237A7F7E' viewBox='0 0 16 16'%3E%3Cpath d='M8 11L3 6h10l-5 5z'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 12px center;cursor:pointer;text-transform:uppercase}
.prop-count{font-size:11px;color:var(--muted);margin-left:auto;letter-spacing:1px;font-weight:500;text-transform:uppercase}
.properties-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:32px}
.property-card{background:var(--white);border:1px solid var(--border);overflow:hidden;transition:all .5s var(--ease)}
.property-card:hover{transform:translateY(-8px);box-shadow:0 24px 64px rgba(0,0,0,.08);border-color:transparent}
.property-thumb{height:240px;overflow:hidden;position:relative}
.property-thumb img{width:100%;height:100%;object-fit:cover;transition:transform .7s var(--ease)}
.property-card:hover .property-thumb img{transform:scale(1.06)}
.property-badge{position:absolute;top:16px;left:16px;background:var(--dark);color:#fff;font-size:10px;font-weight:600;padding:6px 14px;letter-spacing:1.5px;text-transform:uppercase}
.property-price{position:absolute;bottom:16px;right:16px;background:var(--red);color:#fff;font-size:12px;font-weight:600;padding:8px 16px}
.property-body{padding:28px}
.property-body h3{font-family:var(--serif);font-size:20px;font-weight:500;margin-bottom:8px;color:var(--ink)}
.property-loc{font-size:13px;color:var(--muted);margin-bottom:20px;letter-spacing:.5px}
.property-specs{display:flex;gap:20px;padding-top:18px;border-top:1px solid var(--border)}
.property-spec{font-size:11px;text-transform:uppercase;letter-spacing:1px;color:var(--muted)}
.property-spec strong{color:var(--ink);font-weight:600}
.property-link{display:inline-flex;align-items:center;gap:8px;margin-top:20px;font-size:11px;font-weight:600;letter-spacing:2px;text-transform:uppercase;color:var(--red);text-decoration:none;transition:gap .3s}
.property-link:hover{gap:14px;color:var(--red-dark)}

/* ═══ CAREERS ═══ */
.perks-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:0;margin-top:72px}
.perk{padding:48px 36px;border-right:1px solid rgba(255,255,255,.06);text-align:center}
.perk:last-child{border-right:none}
.perk-icon{margin-bottom:16px;display:block;color:var(--red)}
.perk-icon svg{width:28px;height:28px}
.perk h4{font-family:var(--serif);font-size:18px;font-weight:500;color:#fff;margin-bottom:8px}
.perk p{font-size:13px;line-height:1.7;color:rgba(255,255,255,.45)}
.openings{margin-top:72px}
.opening{display:flex;align-items:center;justify-content:space-between;padding:32px 36px;background:var(--white);border:1px solid var(--border);margin-bottom:12px;transition:all .3s}
.opening:hover{border-color:var(--red)}
.opening h4{font-family:var(--serif);font-size:18px;font-weight:500;color:var(--ink);margin-bottom:4px}
.opening-meta{font-size:12px;color:var(--muted);display:flex;gap:20px;letter-spacing:.5px}

/* ═══ CONTACT ═══ */
.contact-split{display:grid;grid-template-columns:1fr 1.3fr;gap:0;margin-top:72px}
.contact-left{background:var(--dark);padding:56px;color:#fff}
.contact-left h3{font-family:var(--serif);font-size:28px;font-weight:400;margin-bottom:36px}
.contact-item{display:flex;gap:18px;margin-bottom:32px;align-items:flex-start}
.contact-icon{width:44px;height:44px;border:1px solid rgba(255,255,255,.1);display:flex;align-items:center;justify-content:center;flex-shrink:0;color:rgba(255,255,255,.5)}
.contact-icon svg{width:20px;height:20px}
.contact-item h5{font-size:10px;letter-spacing:2px;text-transform:uppercase;color:rgba(255,255,255,.3);font-weight:500;margin-bottom:4px}
.contact-item p{font-size:15px;color:#fff;font-weight:300}
.contact-item a{color:var(--red);text-decoration:none}
.contact-right{background:var(--white);padding:56px;border:1px solid var(--border);border-left:none}
.contact-right h3{font-family:var(--serif);font-size:28px;font-weight:400;color:var(--ink);margin-bottom:28px}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:16px;margin-bottom:16px}
.fg{margin-bottom:16px}
.fg label{display:block;font-size:10px;font-weight:600;letter-spacing:2px;text-transform:uppercase;color:var(--muted);margin-bottom:6px}
.fg input,.fg textarea,.fg select{width:100%;padding:13px 16px;border:1px solid var(--border);font-family:var(--sans);font-size:14px;outline:none;transition:border .3s;background:var(--cream);color:var(--ink)}
.fg input:focus,.fg textarea:focus{border-color:var(--red)}
.fg textarea{height:120px;resize:vertical}

/* ═══ FOOTER ═══ */
footer{background:var(--dark-lighter);padding:80px 60px 40px;border-top:1px solid rgba(255,255,255,.04)}
.footer-inner{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr;gap:60px;max-width:1400px;margin:0 auto 56px}
.footer-brand img{height:30px;margin-bottom:20px}
.footer-brand p{font-size:14px;color:rgba(255,255,255,.35);line-height:1.7}
.footer-col h4{font-size:10px;letter-spacing:3px;text-transform:uppercase;color:rgba(255,255,255,.25);font-weight:600;margin-bottom:20px}
.footer-col a{display:block;color:rgba(255,255,255,.45);text-decoration:none;font-size:14px;padding:5px 0;transition:color .2s;letter-spacing:.5px}
.footer-col a:hover{color:var(--red)}
.footer-bottom{max-width:1400px;margin:0 auto;padding-top:28px;border-top:1px solid rgba(255,255,255,.06);font-size:11px;color:rgba(255,255,255,.2);text-align:center;letter-spacing:1.5px}

/* ═══ PAGE TRANSITIONS ═══ */
.page{display:none;opacity:0;transition:opacity .3s}
.page.active{display:block}
.page.visible{opacity:1}

/* ═══ RESPONSIVE ═══ */
@media(max-width:1024px){
  .split{grid-template-columns:1fr;gap:48px}
  .team-grid{grid-template-columns:repeat(3,1fr)}
  .properties-grid{grid-template-columns:repeat(2,1fr)}
  .services-grid{grid-template-columns:1fr}
  .stats-bar{grid-template-columns:repeat(2,1fr)}
  .circles-row{flex-wrap:wrap}
  .footer-inner{grid-template-columns:1fr 1fr}
  .contact-split{grid-template-columns:1fr}
  .perks-grid{grid-template-columns:repeat(2,1fr)}
  .state-grid{grid-template-columns:repeat(2,1fr)}
  .timeline-panel{width:100vw}
  .cursor,.cursor-label{display:none}
}
@media(max-width:640px){
  nav{padding:0 24px}
  .section{padding:80px 24px}
  .hero-content{padding:0 24px 60px}
  .hero-text-slide{left:24px;right:24px;bottom:70px}
  .hero-indicators{right:24px;bottom:40px}
  .hero-title{font-size:clamp(28px,8vw,44px)}
  .page-hero{min-height:280px;height:35vh}
  .page-hero-content{padding:0 24px 36px}
  .team-grid{grid-template-columns:repeat(2,1fr);gap:24px}
  .team-photo-wrap{width:130px;height:130px}
  .properties-grid{grid-template-columns:1fr}
  .perks-grid{grid-template-columns:1fr}
  .stats-bar{grid-template-columns:repeat(2,1fr)}
  .stat-item{padding:32px 20px}
  .stat-num{font-size:36px}
  .circles-row{padding:40px 24px;gap:32px}
  .circle-frame{width:160px;height:160px}
  .form-row{grid-template-columns:1fr}
  .footer-inner{grid-template-columns:1fr;gap:32px}
  .parallax-band{height:300px;background-attachment:scroll}
  .service-card{border-left:1px solid var(--border)!important}
  .opening{flex-direction:column;gap:16px;align-items:flex-start}
  .contact-left,.contact-right{padding:36px 24px}
  .modal-top{flex-direction:column;align-items:center;text-align:center;padding:40px 24px 0}
  .modal-body{padding:24px 24px 36px}
  .prop-controls{padding:16px}
  .prop-pill{display:none}
  .map-section{padding:60px 24px}
  .state-grid{grid-template-columns:repeat(2,1fr);gap:12px}
}