/* =========================================================
   ARCOVA Property Group — Shared Stylesheet
   ========================================================= */

/* ---------- Tokens ---------- */
:root {
  --bg:            #FFFFFF;
  --bg-secondary:  #F7F7F5;
  --text:          #1A1A1A;
  --text-soft:     #6B6B6B;
  --navy:          #1C3F5E;
  --navy-dark:     #15334d;
  --gold:          #C9A96E;
  --border:        #E8E8E4;
  --placeholder:   #D8D8D4;

  --serif: "Playfair Display", Georgia, serif;
  --sans:  "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;

  --container: 1240px;
  --gutter: 40px;

  --ease: cubic-bezier(0.4, 0, 0.2, 1);
  --t: 0.3s ease;

  --shadow-sm: 0 2px 14px rgba(26, 26, 26, 0.05);
  --shadow-md: 0 18px 50px rgba(26, 26, 26, 0.10);
}

/* ---------- Reset ---------- */
*, *::before, *::after { box-sizing: border-box; }
* { margin: 0; padding: 0; }

html {
  scroll-behavior: smooth;
  -webkit-text-size-adjust: 100%;
}

body {
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.65;
  color: var(--text);
  background: var(--bg);
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}

img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button { font-family: inherit; cursor: pointer; border: none; background: none; }

/* ---------- Layout ---------- */
.container {
  width: 100%;
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
}

.section { padding: 130px 0; }

.section-head {
  text-align: center;
  max-width: 640px;
  margin: 0 auto 70px;
}

/* ---------- Typography ---------- */
.eyebrow {
  font-size: 12px;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  color: var(--gold);
  margin-bottom: 22px;
}

.section-title {
  font-family: var(--serif);
  font-weight: 600;
  font-size: 36px;
  line-height: 1.15;
  color: var(--navy);
  letter-spacing: -0.01em;
}

.section-sub {
  font-size: 16px;
  color: var(--text-soft);
  margin-top: 16px;
}

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  font-size: 14px;
  font-weight: 500;
  letter-spacing: 0.02em;
  padding: 15px 32px;
  border-radius: 2px;
  transition: background var(--t), color var(--t), border-color var(--t), transform 0.25s var(--ease), box-shadow var(--t);
  will-change: transform;
}

.btn-primary {
  background: var(--navy);
  color: #fff;
  border: 1px solid var(--navy);
}
.btn-primary:hover { background: var(--navy-dark); box-shadow: 0 12px 30px rgba(28, 63, 94, 0.28); }

.btn-outline {
  background: transparent;
  color: var(--navy);
  border: 1px solid var(--border);
}
.btn-outline:hover { border-color: var(--navy); background: var(--navy); color: #fff; }

.btn-nav {
  background: var(--navy);
  color: #fff;
  border: 1px solid var(--gold);
  padding: 12px 24px;
}
.btn-nav:hover { background: var(--navy-dark); }

.btn-lg { padding: 18px 44px; font-size: 15px; }

/* Link with arrow */
.link-arrow {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  font-size: 13px;
  font-weight: 600;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  color: var(--navy);
  transition: gap var(--t), color var(--t);
}
.link-arrow i { font-size: 18px; transition: transform var(--t); }
.link-arrow:hover { color: var(--gold); }
.link-arrow:hover i { transform: translateX(5px); }

/* ---------- Placeholders ---------- */
.img-placeholder {
  background: var(--placeholder);
  display: flex;
  align-items: center;
  justify-content: center;
  width: 100%;
  overflow: hidden;
}
.img-placeholder span {
  font-size: 11px;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  color: #9a9a94;
  font-weight: 500;
}
.ratio-16-9 { aspect-ratio: 16 / 9; }
.ratio-4-3  { aspect-ratio: 4 / 3; }
.ratio-1-1  { aspect-ratio: 1 / 1; }
.img-cover { width: 100%; height: 100%; object-fit: cover; display: block; }

/* =========================================================
   NAVBAR
   ========================================================= */
.navbar {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 100;
  background: transparent;
  transition: background var(--t), box-shadow var(--t), border-color var(--t);
  border-bottom: 1px solid transparent;
}
.navbar.scrolled {
  background: rgba(255, 255, 255, 0.92);
  backdrop-filter: saturate(180%) blur(14px);
  box-shadow: var(--shadow-sm);
  border-bottom: 1px solid var(--border);
}
/* pages with light hero use solid nav from start */
.navbar.solid {
  background: rgba(255, 255, 255, 0.92);
  backdrop-filter: saturate(180%) blur(14px);
  border-bottom: 1px solid var(--border);
}

.nav-inner {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  height: 86px;
  display: flex;
  align-items: center;
  justify-content: space-between;
}

.logo { display: flex; flex-direction: column; line-height: 1; }
.logo-mark {
  font-family: var(--serif);
  font-weight: 700;
  font-size: 26px;
  letter-spacing: 0.04em;
  color: var(--navy);
}
.logo-sub {
  font-size: 10px;
  text-transform: uppercase;
  letter-spacing: 0.24em;
  color: var(--text-soft);
  margin-top: 4px;
}

.nav-menu { display: flex; align-items: center; gap: 38px; }
.nav-link {
  font-size: 14px;
  font-weight: 500;
  color: var(--text);
  position: relative;
  transition: color var(--t);
}
.nav-link::after {
  content: "";
  position: absolute;
  left: 0; bottom: -6px;
  width: 0; height: 1.5px;
  background: var(--gold);
  transition: width var(--t);
}
.nav-link:hover { color: var(--navy); }
.nav-link:hover::after,
.nav-link.active::after { width: 100%; }
.nav-link.active { color: var(--navy); }

/* hamburger */
.nav-toggle {
  display: none;
  flex-direction: column;
  gap: 5px;
  width: 30px; height: 22px;
  justify-content: center;
}
.nav-toggle span {
  display: block;
  height: 2px; width: 100%;
  background: var(--navy);
  border-radius: 2px;
  transition: transform var(--t), opacity var(--t);
}
.nav-toggle.open span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.nav-toggle.open span:nth-child(2) { opacity: 0; }
.nav-toggle.open span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

/* ---------- Mobile drawer ---------- */
.drawer {
  position: fixed;
  top: 0; right: 0;
  width: 320px; max-width: 86vw;
  height: 100vh;
  background: var(--bg);
  z-index: 110;
  transform: translateX(100%);
  transition: transform 0.4s var(--ease);
  padding: 110px 36px 40px;
  border-left: 1px solid var(--border);
}
.drawer.open { transform: translateX(0); }
.drawer-menu { display: flex; flex-direction: column; gap: 6px; }
.drawer-link {
  font-family: var(--serif);
  font-size: 22px;
  color: var(--navy);
  padding: 14px 0;
  border-bottom: 1px solid var(--border);
  transition: color var(--t), padding-left var(--t);
}
.drawer-link:hover { color: var(--gold); padding-left: 8px; }
.drawer-cta { margin-top: 28px; width: 100%; }

.drawer-overlay {
  position: fixed;
  inset: 0;
  background: rgba(26, 26, 26, 0.4);
  z-index: 105;
  opacity: 0;
  visibility: hidden;
  transition: opacity var(--t), visibility var(--t);
}
.drawer-overlay.open { opacity: 1; visibility: visible; }

/* =========================================================
   HERO
   ========================================================= */
.hero {
  position: relative;
  min-height: 100vh;
  display: flex;
  align-items: center;
  overflow: hidden;
}
.hero-media {
  position: absolute;
  inset: -8% 0 -8% 0;
  z-index: -1;
  background: linear-gradient(160deg, #FFFFFF 0%, #F7F7F5 55%, #EFEFEC 100%);
}
.hero-video,
.hero-placeholder {
  width: 100%; height: 100%;
  object-fit: cover;
}
/* WebGL canvas */
.hero-canvas {
  position: absolute;
  inset: 0;
  width: 100%; height: 100%;
  display: block;
  z-index: 1;
}
.hero-placeholder {
  position: absolute;
  inset: 0;
  background: var(--placeholder);
  display: flex; align-items: center; justify-content: center;
  z-index: 0;
}
.hero-placeholder span {
  font-size: 12px; letter-spacing: 0.2em; text-transform: uppercase;
  color: #a9a9a2;
}
/* canvas active -> hide gray fallback */
.hero-media.webgl-ready .hero-placeholder { opacity: 0; }
.hero-overlay {
  position: absolute;
  inset: 0;
  z-index: 2;
  pointer-events: none;
  background:
    linear-gradient(105deg, rgba(247,247,245,0.96) 0%, rgba(247,247,245,0.78) 32%, rgba(247,247,245,0.18) 60%, rgba(247,247,245,0) 80%),
    linear-gradient(to top, rgba(247,247,245,0.85) 0%, rgba(247,247,245,0) 30%);
}

.hero-content {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  width: 100%;
}
.hero-title {
  font-family: var(--serif);
  font-weight: 600;
  font-size: 72px;
  line-height: 1.05;
  letter-spacing: -0.02em;
  color: var(--navy);
  margin-bottom: 28px;
}
.hero-sub {
  font-size: 19px;
  line-height: 1.6;
  color: var(--text-soft);
  max-width: 540px;
  margin-bottom: 40px;
}
.hero-cta { display: flex; gap: 16px; flex-wrap: wrap; }

.scroll-indicator {
  position: absolute;
  bottom: 38px; left: 50%;
  transform: translateX(-50%);
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 12px;
}
.scroll-line {
  width: 1px; height: 54px;
  background: var(--navy);
  position: relative;
  overflow: hidden;
  opacity: 0.4;
}
.scroll-line::after {
  content: "";
  position: absolute;
  top: -50%; left: 0;
  width: 100%; height: 50%;
  background: var(--gold);
  animation: scrollPulse 2s var(--ease) infinite;
}
@keyframes scrollPulse {
  0% { top: -50%; }
  100% { top: 100%; }
}
.scroll-text {
  font-size: 10px;
  text-transform: uppercase;
  letter-spacing: 0.2em;
  color: var(--text-soft);
}

/* =========================================================
   STATS
   ========================================================= */
.stats {
  background: var(--navy);
  padding: 90px 0;
}
.stats-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 30px;
}
.stat-card {
  text-align: center;
  position: relative;
  padding: 10px 16px;
}
.stat-card:not(:last-child)::after {
  content: "";
  position: absolute;
  right: -15px; top: 50%;
  transform: translateY(-50%);
  width: 1px; height: 56px;
  background: rgba(255,255,255,0.14);
}
.stat-number {
  display: block;
  font-family: var(--serif);
  font-weight: 600;
  font-size: 58px;
  line-height: 1;
  color: var(--gold);
  letter-spacing: -0.01em;
}
.stat-label {
  display: block;
  margin-top: 14px;
  font-size: 12px;
  text-transform: uppercase;
  letter-spacing: 0.14em;
  color: rgba(255,255,255,0.78);
}

/* =========================================================
   FEATURED / PROPERTY CARDS
   ========================================================= */
.property-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 34px;
}
.property-card {
  background: var(--bg);
  border: 1px solid var(--border);
  border-radius: 4px;
  overflow: hidden;
  position: relative;
  transition: transform var(--t), box-shadow var(--t);
}
.property-card::before {
  content: "";
  position: absolute;
  top: 0; left: 0; right: 0;
  height: 3px;
  background: var(--gold);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.4s var(--ease);
  z-index: 2;
}
.property-card:hover { transform: translateY(-6px); box-shadow: var(--shadow-md); }
.property-card:hover::before { transform: scaleX(1); }

.property-media { position: relative; }
.badge {
  position: absolute;
  font-size: 11px;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  padding: 7px 14px;
  border-radius: 2px;
}
.badge-location {
  top: 16px; left: 16px;
  background: rgba(255,255,255,0.94);
  color: var(--navy);
  backdrop-filter: blur(4px);
}
.badge-status {
  top: 16px; right: 16px;
  color: #fff;
}
.badge-available { background: var(--navy); }
.badge-leased { background: var(--text-soft); }

.property-body { padding: 28px 26px 30px; }
.property-name {
  font-family: var(--serif);
  font-weight: 600;
  font-size: 23px;
  color: var(--navy);
  margin-bottom: 6px;
}
.property-type {
  font-size: 12px;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: var(--gold);
  font-weight: 600;
  margin-bottom: 18px;
}
.property-meta {
  font-size: 13px;
  color: var(--text-soft);
  margin-bottom: 8px;
  display: flex;
  align-items: center;
  gap: 7px;
}
.property-price {
  font-size: 18px;
  font-weight: 600;
  color: var(--text);
  margin-bottom: 22px;
}
.property-price span {
  font-size: 13px;
  font-weight: 400;
  color: var(--text-soft);
}

/* =========================================================
   SERVICES OVERVIEW
   ========================================================= */
.services-overview { background: var(--bg-secondary); }
.services-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 50px;
}
.service-item { text-align: left; }
.service-icon {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 64px; height: 64px;
  border-radius: 50%;
  background: #fff;
  border: 1px solid var(--border);
  color: var(--navy);
  font-size: 28px;
  margin-bottom: 26px;
  transition: background var(--t), color var(--t), transform var(--t);
}
.service-item:hover .service-icon {
  background: var(--navy);
  color: var(--gold);
  transform: translateY(-4px);
}
.service-title {
  font-family: var(--serif);
  font-weight: 600;
  font-size: 24px;
  color: var(--navy);
  margin-bottom: 14px;
}
.service-desc { font-size: 15px; color: var(--text-soft); line-height: 1.7; }
.services-cta { text-align: center; margin-top: 66px; }

/* =========================================================
   BRAND STATEMENT
   ========================================================= */
.brand-statement {
  position: relative;
  background: var(--bg);
  padding: 150px 0;
  text-align: center;
  overflow: hidden;
}
.brand-bg-video {
  position: absolute; inset: 0;
  width: 100%; height: 100%;
  object-fit: cover;
  opacity: 0.08;
  z-index: 0;
}
.brand-statement .container { position: relative; z-index: 1; }
.hr-draw {
  display: block;
  height: 1px;
  background: var(--gold);
  width: 0;
  margin: 0 auto;
  max-width: 220px;
}
.hr-draw.drawn { animation: drawLine 1.1s var(--ease) forwards; }
@keyframes drawLine { to { width: 100%; } }

.brand-quote {
  font-family: var(--serif);
  font-style: italic;
  font-weight: 500;
  font-size: 40px;
  line-height: 1.35;
  color: var(--navy);
  max-width: 880px;
  margin: 46px auto;
  letter-spacing: -0.01em;
}
.brand-attrib {
  font-size: 12px;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  color: var(--text-soft);
  margin-top: 38px;
}

/* =========================================================
   WALKTHROUGH — scroll-controlled video
   ========================================================= */
.walkthrough { background: var(--navy); }
.walkthrough-head { text-align: center; padding: 100px 0 50px; }
.walkthrough-head .eyebrow { color: var(--gold); }
.walkthrough-head .section-title { color: #fff; }
.walkthrough-head .section-sub { color: rgba(255,255,255,0.7); }
.walkthrough-stage {
  position: relative;
  height: 220vh;            /* scroll distance to scrub the clip */
}
.walkthrough-stage video {
  position: sticky;
  top: 0;
  width: 100%;
  height: 100vh;
  object-fit: cover;
  display: block;
}
.walkthrough-stage .walkthrough-cap {
  position: absolute;
  bottom: 14vh; left: 50%;
  transform: translateX(-50%);
  z-index: 2;
  text-align: center;
  color: #fff;
  pointer-events: none;
}
.walkthrough-stage .walkthrough-cap p {
  font-family: var(--serif);
  font-style: italic;
  font-size: 26px;
  text-shadow: 0 2px 30px rgba(0,0,0,0.5);
}
@media (max-width: 768px) {
  .walkthrough-stage { height: 180vh; }
  .walkthrough-stage .walkthrough-cap p { font-size: 18px; }
}

/* =========================================================
   TICKER
   ========================================================= */
.ticker {
  background: var(--navy);
  overflow: hidden;
  padding: 22px 0;
  white-space: nowrap;
}
.ticker-track {
  display: inline-flex;
  animation: ticker 28s linear infinite;
}
.ticker-track span {
  font-size: 13px;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.18em;
  color: var(--gold);
}
@keyframes ticker {
  from { transform: translateX(0); }
  to { transform: translateX(-50%); }
}

/* =========================================================
   CTA BAND
   ========================================================= */
.cta-band {
  background: linear-gradient(180deg, #fff 0%, var(--bg-secondary) 100%);
  padding: 130px 0;
  text-align: center;
}
.cta-title {
  font-family: var(--serif);
  font-weight: 600;
  font-size: 46px;
  line-height: 1.15;
  color: var(--navy);
  max-width: 720px;
  margin: 0 auto 22px;
  letter-spacing: -0.01em;
}
.cta-sub {
  font-size: 18px;
  color: var(--text-soft);
  max-width: 560px;
  margin: 0 auto 40px;
}

/* =========================================================
   FOOTER
   ========================================================= */
.footer { background: var(--navy); color: rgba(255,255,255,0.8); padding-top: 80px; }
.footer-inner {
  display: grid;
  grid-template-columns: 1.4fr 2fr;
  gap: 60px;
  padding-bottom: 60px;
}
.footer-brand .logo-mark { color: #fff; }
.footer-brand .logo-sub { color: rgba(255,255,255,0.6); }
.footer-tagline {
  font-family: var(--serif);
  font-style: italic;
  font-size: 17px;
  color: var(--gold);
  margin-top: 20px;
}
.footer-cols { display: grid; grid-template-columns: repeat(3, 1fr); gap: 30px; }
.footer-col h4 {
  font-size: 11px;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  color: var(--gold);
  margin-bottom: 20px;
  font-weight: 600;
}
.footer-col a, .footer-col span {
  display: block;
  font-size: 14px;
  color: rgba(255,255,255,0.72);
  margin-bottom: 12px;
  transition: color var(--t);
}
.footer-col a:hover { color: #fff; }
.footer-bottom {
  border-top: 1px solid rgba(255,255,255,0.12);
  padding: 26px 0;
}
.footer-bottom .container {
  display: flex;
  justify-content: space-between;
  font-size: 12px;
  color: rgba(255,255,255,0.55);
  letter-spacing: 0.04em;
}

/* =========================================================
   INNER PAGE HEADER
   ========================================================= */
.page-header {
  position: relative;
  padding: 190px 0 90px;
  background: var(--bg-secondary);
  border-bottom: 1px solid var(--border);
  overflow: hidden;
}
.page-header.with-image { padding: 0; }
.page-header-media {
  position: relative;
  min-height: 52vh;
  display: flex;
  align-items: flex-end;
}
.page-header-media .img-placeholder,
.page-header-media img {
  position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover;
}
.page-header-media .hero-overlay { position: absolute; inset: 0; }
.page-header-inner { position: relative; z-index: 1; padding-bottom: 60px; }

.page-title {
  font-family: var(--serif);
  font-weight: 600;
  font-size: 56px;
  line-height: 1.08;
  color: var(--navy);
  letter-spacing: -0.02em;
}
.page-sub {
  font-size: 18px;
  color: var(--text-soft);
  max-width: 560px;
  margin-top: 18px;
}

/* =========================================================
   PROPERTIES PAGE
   ========================================================= */
.filter-bar {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  justify-content: center;
  margin-bottom: 60px;
}
.filter-bar input { position: absolute; opacity: 0; pointer-events: none; }
.filter-bar label {
  font-size: 13px;
  font-weight: 500;
  letter-spacing: 0.04em;
  padding: 10px 22px;
  border: 1px solid var(--border);
  border-radius: 40px;
  color: var(--text-soft);
  cursor: pointer;
  transition: all var(--t);
}
.filter-bar label:hover { border-color: var(--navy); color: var(--navy); }
.filter-bar input:checked + label {
  background: var(--navy);
  color: #fff;
  border-color: var(--navy);
}

.property-meta-row {
  display: flex;
  gap: 18px;
  margin-bottom: 16px;
  padding-bottom: 16px;
  border-bottom: 1px solid var(--border);
}
.property-meta-row .meta {
  font-size: 13px;
  color: var(--text-soft);
}
.property-meta-row .meta strong {
  display: block;
  color: var(--text);
  font-weight: 600;
  font-size: 14px;
  margin-top: 2px;
}

/* =========================================================
   SERVICES PAGE
   ========================================================= */
.service-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
  align-items: center;
  padding: 80px 0;
}
.service-row:not(:last-child) { border-bottom: 1px solid var(--border); }
.service-row.flip .service-visual { order: 2; }
.service-row.flip .service-text { order: 1; }

.service-text .service-icon { margin-bottom: 24px; }
.service-num {
  font-family: var(--serif);
  font-size: 14px;
  color: var(--gold);
  letter-spacing: 0.1em;
  margin-bottom: 12px;
  display: block;
}
.service-row h2 {
  font-family: var(--serif);
  font-weight: 600;
  font-size: 38px;
  color: var(--navy);
  margin-bottom: 22px;
  letter-spacing: -0.01em;
}
.service-row p { font-size: 16px; color: var(--text-soft); line-height: 1.75; margin-bottom: 28px; }
.key-points {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 14px 26px;
}
.key-points li {
  list-style: none;
  display: flex;
  align-items: center;
  gap: 10px;
  font-size: 14px;
  font-weight: 500;
  color: var(--text);
}
.key-points li i { color: var(--gold); font-size: 18px; }
.service-visual .img-placeholder { aspect-ratio: 4/3; border-radius: 4px; }
.service-visual img { aspect-ratio: 4/3; border-radius: 4px; }

/* mini form (services bottom CTA) */
.mini-cta { background: var(--navy); padding: 110px 0; text-align: center; }
.mini-cta .section-title, .mini-cta h2 { color: #fff; }
.mini-form {
  display: flex;
  gap: 14px;
  max-width: 760px;
  margin: 40px auto 0;
  flex-wrap: wrap;
  justify-content: center;
}
.mini-form input, .mini-form select {
  flex: 1;
  min-width: 200px;
  padding: 15px 18px;
  border-radius: 2px;
  border: 1px solid rgba(255,255,255,0.2);
  background: rgba(255,255,255,0.06);
  color: #fff;
  font-family: inherit;
  font-size: 14px;
}
.mini-form input::placeholder { color: rgba(255,255,255,0.55); }
.mini-form select option { color: var(--text); }
.mini-form input:focus, .mini-form select:focus {
  outline: none;
  border-color: var(--gold);
  background: rgba(255,255,255,0.1);
}
.mini-form .btn { flex: 0 0 auto; }

/* =========================================================
   ABOUT PAGE
   ========================================================= */
.timeline {
  max-width: 760px;
  margin: 0 auto;
  position: relative;
  padding-left: 30px;
}
.timeline::before {
  content: "";
  position: absolute;
  left: 0; top: 8px; bottom: 8px;
  width: 1px;
  background: var(--border);
}
.timeline-item {
  position: relative;
  padding: 0 0 56px 50px;
}
.timeline-item:last-child { padding-bottom: 0; }
.timeline-item::before {
  content: "";
  position: absolute;
  left: -5px; top: 6px;
  width: 11px; height: 11px;
  border-radius: 50%;
  background: var(--gold);
  border: 2px solid var(--bg);
  box-shadow: 0 0 0 1px var(--gold);
}
.timeline-year {
  font-family: var(--serif);
  font-size: 26px;
  font-weight: 600;
  color: var(--navy);
  margin-bottom: 8px;
}
.timeline-text { font-size: 16px; color: var(--text-soft); }

.values-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 50px;
}
.value-card { text-align: center; }
.value-num {
  font-family: var(--serif);
  font-style: italic;
  font-size: 30px;
  color: var(--gold);
  margin-bottom: 16px;
}
.value-card h3 {
  font-family: var(--serif);
  font-weight: 600;
  font-size: 26px;
  color: var(--navy);
  margin-bottom: 12px;
}
.value-card p { font-size: 15px; color: var(--text-soft); }

.team-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 34px;
}
.team-card { text-align: center; }
.team-avatar {
  width: 120px; height: 120px;
  border-radius: 50%;
  background: var(--placeholder);
  margin: 0 auto 22px;
  display: flex;
  align-items: center;
  justify-content: center;
  color: #9a9a94;
  font-size: 10px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  overflow: hidden;
  transition: transform var(--t);
}
.team-avatar img { width: 100%; height: 100%; object-fit: cover; }
.team-card:hover .team-avatar { transform: translateY(-5px); }
.team-name {
  font-family: var(--serif);
  font-weight: 600;
  font-size: 20px;
  color: var(--navy);
  margin-bottom: 4px;
}
.team-role {
  font-size: 12px;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: var(--gold);
  font-weight: 600;
}

.partners-strip {
  display: flex;
  gap: 28px;
  flex-wrap: wrap;
  justify-content: center;
}
.partner-logo {
  width: 170px; height: 80px;
  background: var(--bg-secondary);
  border: 1px solid var(--border);
  border-radius: 8px;
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 10px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: #a9a9a2;
  transition: background var(--t);
}
.partner-logo:hover { background: #fff; }

/* =========================================================
   CONTACT PAGE
   ========================================================= */
.contact-split {
  display: grid;
  grid-template-columns: 60% 40%;
  gap: 0;
  border: 1px solid var(--border);
  border-radius: 6px;
  overflow: hidden;
}
.contact-form-side { padding: 64px 60px; }
.contact-info-side {
  padding: 64px 50px;
  background: var(--navy);
  color: rgba(255,255,255,0.82);
}

.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; }
.form-field { display: flex; flex-direction: column; }
.form-field.full { grid-column: 1 / -1; }
.form-field label {
  font-size: 11px;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: var(--text-soft);
  font-weight: 600;
  margin-bottom: 9px;
}
.form-field input,
.form-field select,
.form-field textarea {
  font-family: inherit;
  font-size: 15px;
  color: var(--text);
  padding: 14px 16px;
  border: 1px solid var(--border);
  border-radius: 2px;
  background: var(--bg);
  transition: border-color var(--t), box-shadow var(--t);
}
.form-field textarea { resize: vertical; min-height: 120px; }
.form-field input:focus,
.form-field select:focus,
.form-field textarea:focus {
  outline: none;
  border-color: var(--navy);
  box-shadow: 0 0 0 3px rgba(28, 63, 94, 0.08);
}
.contact-form-side .btn { margin-top: 30px; }

.contact-block { margin-bottom: 36px; }
.contact-block h4 {
  font-size: 11px;
  text-transform: uppercase;
  letter-spacing: 0.14em;
  color: var(--gold);
  margin-bottom: 12px;
  font-weight: 600;
}
.contact-block p, .contact-block a {
  font-size: 15px;
  color: rgba(255,255,255,0.82);
  line-height: 1.7;
  transition: color var(--t);
}
.contact-block a:hover { color: #fff; }
.map-placeholder {
  width: 100%; height: 250px;
  background: var(--placeholder);
  border-radius: 4px;
  display: flex;
  align-items: center;
  justify-content: center;
  margin-top: 14px;
  font-size: 11px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: #8f8f88;
}

/* =========================================================
   SCROLL REVEAL
   ========================================================= */
.reveal {
  opacity: 0;
  transform: translateY(20px);
  transition: opacity 0.6s var(--ease), transform 0.6s var(--ease);
}
.reveal.visible { opacity: 1; transform: translateY(0); }

/* focus accessibility */
:focus-visible {
  outline: 2px solid var(--gold);
  outline-offset: 3px;
  border-radius: 2px;
}

/* =========================================================
   ENHANCED MOTION (GSAP)
   ========================================================= */
/* scroll progress bar */
.scroll-progress {
  position: fixed;
  top: 0; left: 0;
  height: 3px; width: 100%;
  background: linear-gradient(90deg, var(--gold), #e0c89a);
  transform: scaleX(0);
  transform-origin: 0 50%;
  z-index: 200;
  pointer-events: none;
}

/* let GSAP fully control reveals (no CSS transition fighting it) */
html.gsap-motion .reveal { opacity: 0; transform: none; transition: none; }

/* split-text word masks */
.split-word {
  display: inline-block;
  overflow: hidden;
  vertical-align: top;
  padding-bottom: 0.14em;
  margin-bottom: -0.14em;
}
.split-word > span {
  display: inline-block;
  will-change: transform;
}

/* navbar auto hide/show on scroll */
.navbar {
  transition: transform 0.45s var(--ease), background var(--t), box-shadow var(--t), border-color var(--t);
}
.navbar.nav-hidden { transform: translateY(-100%); }

/* image reveal containers (clip the zoom-settle) */
.property-media { overflow: hidden; }
.service-visual { overflow: hidden; border-radius: 4px; }
html.gsap-motion .anim-img { will-change: transform; }

/* =========================================================
   RESPONSIVE
   ========================================================= */
@media (max-width: 1024px) {
  .hero-title { font-size: 60px; }
  .stat-number { font-size: 46px; }
  .footer-inner { grid-template-columns: 1fr; gap: 40px; }
}

@media (max-width: 768px) {
  :root { --gutter: 22px; }
  .section { padding: 80px 0; }
  .nav-menu { display: none; }
  .nav-toggle { display: flex; }

  .hero { min-height: 92vh; }
  .hero-title { font-size: 42px; }
  .hero-sub { font-size: 17px; }
  .hero-cta { flex-direction: column; align-items: stretch; }
  .hero-cta .btn { width: 100%; }

  .stats-grid { grid-template-columns: 1fr 1fr; gap: 40px 20px; }
  .stat-card:not(:last-child)::after { display: none; }
  .stat-number { font-size: 48px; }

  .property-grid { grid-template-columns: 1fr; }
  .services-grid { grid-template-columns: 1fr; gap: 44px; }
  .section-title { font-size: 30px; }
  .brand-quote { font-size: 26px; }
  .cta-title { font-size: 32px; }

  .page-title { font-size: 38px; }
  .page-header { padding: 140px 0 60px; }

  .service-row { grid-template-columns: 1fr; gap: 36px; padding: 56px 0; }
  .service-row.flip .service-visual { order: 0; }
  .service-row.flip .service-text { order: 0; }
  .key-points { grid-template-columns: 1fr; }

  .values-grid { grid-template-columns: 1fr; gap: 44px; }
  .team-grid { grid-template-columns: 1fr 1fr; gap: 30px; }
  .timeline { padding-left: 6px; }

  .contact-split { grid-template-columns: 1fr; }
  .contact-form-side { padding: 40px 26px; }
  .contact-info-side { padding: 40px 26px; }
  .form-grid { grid-template-columns: 1fr; }
  .mini-form { flex-direction: column; }
  .mini-form .btn { width: 100%; }
  .footer-cols { grid-template-columns: 1fr; gap: 30px; }
  .footer-bottom .container { flex-direction: column; gap: 8px; text-align: center; }
}

@media (max-width: 480px) {
  .stats-grid { grid-template-columns: 1fr; }
  .team-grid { grid-template-columns: 1fr; }
}

/* reduced motion */
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    animation-duration: 0.001ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.001ms !important;
    scroll-behavior: auto !important;
  }
  .reveal { opacity: 1; transform: none; }
  .hero-canvas { display: none !important; }
  .hero-media.webgl-ready .hero-placeholder { opacity: 1 !important; }
}