:root{
  --ivory:#F7F5F0;
  --paper:#FFFFFF;
  --ink:#16181B;
  --ink-2:#4A4D52;
  --muted:#8A8C90;
  --line:#E2DED5;
  --bronze:#9A7B4F;
  --bronze-dk:#7C6240;
  --night:#121417;
  --serif:"Cormorant Garamond", Georgia, "Times New Roman", serif;
  --sans:"Jost", "Helvetica Neue", Arial, sans-serif;
  --max:1240px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{background:var(--ivory);color:var(--ink);font-family:var(--sans);font-weight:300;font-size:17px;line-height:1.7;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
.wrap{max-width:var(--max);margin:0 auto;padding:0 32px}
.eyebrow{font-family:var(--sans);font-size:12px;letter-spacing:.28em;text-transform:uppercase;color:var(--bronze);font-weight:500}
h1,h2,h3,h4{font-family:var(--serif);font-weight:400;line-height:1.12;letter-spacing:.005em}
h1{font-size:clamp(44px,6.4vw,88px)}
h2{font-size:clamp(34px,4.2vw,56px)}
h3{font-size:clamp(24px,2.4vw,32px)}
h4{font-size:22px}
p{color:var(--ink-2)}
.lead{font-size:20px;color:var(--ink-2);max-width:640px}
.rule{width:56px;height:1px;background:var(--bronze);margin:28px 0}

/* header */
.site-header{position:fixed;inset:0 0 auto 0;z-index:50;transition:background .35s,border-color .35s,color .35s;border-bottom:1px solid transparent;color:#fff}
.site-header.solid,.site-header.light{background:rgba(247,245,240,.96);backdrop-filter:blur(8px);border-color:var(--line);color:var(--ink)}
.nav{display:flex;align-items:center;justify-content:space-between;height:84px}
.brand{display:flex;flex-direction:column;line-height:1}
.brand .mark{font-family:var(--serif);font-size:28px;letter-spacing:.14em;font-weight:500}
.brand .sub{font-size:10px;letter-spacing:.42em;text-transform:uppercase;margin-top:6px;opacity:.8}
.menu{display:flex;gap:34px;list-style:none;align-items:center}
.menu a{font-size:13px;letter-spacing:.16em;text-transform:uppercase;font-weight:400;position:relative;padding:6px 0}
.menu a::after{content:"";position:absolute;left:0;bottom:0;height:1px;width:0;background:currentColor;transition:width .3s}
.menu a:hover::after,.menu a.active::after{width:100%}
.menu .cta{border:1px solid currentColor;padding:10px 18px}
.menu .cta::after{display:none}
.burger{display:none;background:none;border:0;color:inherit;cursor:pointer;width:34px;height:34px}
.burger span{display:block;height:1px;background:currentColor;margin:7px 0}

/* hero */
.hero{position:relative;min-height:100vh;display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.hero img.bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,12,14,.55) 0%,rgba(10,12,14,.2) 30%,rgba(10,12,14,.78) 100%)}
.hero .wrap{position:relative;z-index:2;padding-bottom:110px;width:100%}
.hero p{color:rgba(255,255,255,.86);font-size:20px;max-width:620px;margin-top:22px}
.hero .eyebrow{color:#D9C3A0}
.page-hero{min-height:68vh}
.btns{display:flex;gap:16px;margin-top:40px;flex-wrap:wrap}
.btn{display:inline-block;font-size:12px;letter-spacing:.22em;text-transform:uppercase;padding:17px 32px;border:1px solid var(--ink);color:var(--ink);transition:all .3s;font-weight:500;background:none;cursor:pointer;font-family:var(--sans)}
.btn:hover{background:var(--ink);color:var(--ivory)}
.btn.solid{background:var(--ink);color:var(--ivory)}
.btn.solid:hover{background:var(--bronze);border-color:var(--bronze)}
.btn.light{border-color:#fff;color:#fff}
.btn.light:hover{background:#fff;color:var(--ink)}
.btn.light.solid{background:#fff;color:var(--ink)}
.btn.light.solid:hover{background:var(--bronze);border-color:var(--bronze);color:#fff}

/* sections */
section{padding:130px 0}
.tight{padding:90px 0}
.white{background:var(--paper)}
.dark{background:var(--night);color:#fff}
.dark p{color:rgba(255,255,255,.72)}
.split{display:grid;grid-template-columns:1fr 1fr;gap:90px;align-items:center}
.split.wide-left{grid-template-columns:1.2fr 1fr}
.intro{display:grid;grid-template-columns:5fr 7fr;gap:90px}
.stats{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);margin-top:80px}
.stat{padding:38px 28px 0 0}
.stat b{display:block;font-family:var(--serif);font-weight:400;font-size:52px;line-height:1;color:var(--ink)}
.stat span{font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.dark .stats{border-color:rgba(255,255,255,.15)}
.dark .stat b{color:#fff}

/* divisions */
.divisions{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:70px}
.division{background:var(--ivory);padding:48px 34px 44px;display:flex;flex-direction:column;transition:background .3s}
.division:hover{background:var(--paper)}
.division .num{font-family:var(--serif);font-size:15px;color:var(--bronze);letter-spacing:.1em}
.division h3{margin:22px 0 14px}
.division p{font-size:15.5px;flex:1}
.division .more{margin-top:28px;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--ink)}
.division .more::after{content:" \2192"}

/* listings */
.filters{display:flex;gap:10px;flex-wrap:wrap;margin:46px 0 50px}
.filters button{font-family:var(--sans);font-size:12px;letter-spacing:.18em;text-transform:uppercase;border:1px solid var(--line);background:none;padding:11px 20px;cursor:pointer;color:var(--ink-2)}
.filters button.on{background:var(--ink);color:#fff;border-color:var(--ink)}
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:46px 34px}
.grid-2{display:grid;grid-template-columns:repeat(2,1fr);gap:56px 44px}
.card{display:flex;flex-direction:column}
.card .ph{position:relative;overflow:hidden;aspect-ratio:4/3;background:#ddd}
.card .ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s ease}
.card:hover .ph img{transform:scale(1.04)}
.tag{position:absolute;top:18px;left:18px;background:rgba(247,245,240,.94);color:var(--ink);font-size:11px;letter-spacing:.2em;text-transform:uppercase;padding:7px 12px;font-weight:500}
.card .loc{margin-top:22px;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.card h3{margin:8px 0 10px}
.card p{font-size:15.5px}
.specs{display:flex;flex-wrap:wrap;gap:8px 22px;margin-top:16px;padding-top:16px;border-top:1px solid var(--line);font-size:14px;color:var(--ink)}
.specs span b{font-weight:500}
.price{font-family:var(--serif);font-size:24px;margin-top:14px;color:var(--ink)}

/* listing detail rows */
.listing{display:grid;grid-template-columns:1.15fr 1fr;gap:70px;align-items:center;padding:90px 0;border-bottom:1px solid var(--line)}
.listing:last-child{border-bottom:0}
.listing.flip .media{order:2}
.listing .media{aspect-ratio:3/2;overflow:hidden}
.listing .media img{width:100%;height:100%;object-fit:cover}
table.spec{width:100%;border-collapse:collapse;margin-top:26px;font-size:15px}
table.spec td{padding:12px 0;border-bottom:1px solid var(--line);vertical-align:top}
table.spec td:first-child{color:var(--muted);width:44%;font-size:12px;letter-spacing:.16em;text-transform:uppercase;padding-top:15px}
table.spec td:last-child{color:var(--ink)}

/* services list */
.services{display:grid;grid-template-columns:repeat(3,1fr);gap:60px 50px;margin-top:70px}
.service h4{margin-bottom:12px}
.service p{font-size:15.5px}
.service .ico{width:38px;height:1px;background:var(--bronze);margin-bottom:26px}

/* process */
.process{counter-reset:s;display:grid;grid-template-columns:repeat(4,1fr);gap:40px;margin-top:70px}
.step{border-top:1px solid rgba(255,255,255,.2);padding-top:28px}
.step::before{counter-increment:s;content:"0" counter(s);font-family:var(--serif);font-size:40px;color:#D9C3A0;display:block;margin-bottom:16px}
.step h4{color:#fff;margin-bottom:10px}
.white .step,.ivory .step{border-color:var(--line)}
.white .step::before{color:var(--bronze)}
.white .step h4{color:var(--ink)}

/* brickstone */
.bs-band{background:#1C1D20;color:#fff}
.bs-band p{color:rgba(255,255,255,.72)}
.bs-logo{width:300px;max-width:80%}
.accent-orange{color:#E0703A}

/* image strip */
.full-img{width:100%;aspect-ratio:21/8;object-fit:cover}

/* quote */
.quote{font-family:var(--serif);font-size:clamp(28px,3.4vw,44px);line-height:1.3;max-width:980px;color:var(--ink)}

/* contact */
.contact-grid{display:grid;grid-template-columns:1fr 1.25fr;gap:90px}
.contact-list{list-style:none;margin-top:36px}
.contact-list li{padding:20px 0;border-bottom:1px solid var(--line)}
.contact-list small{display:block;font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted);margin-bottom:4px}
.contact-list a,.contact-list span{font-family:var(--serif);font-size:24px;color:var(--ink)}
form .row{display:grid;grid-template-columns:1fr 1fr;gap:26px}
.field{margin-bottom:26px}
.field label{display:block;font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted);margin-bottom:8px}
.field input,.field select,.field textarea{width:100%;border:0;border-bottom:1px solid #CFC9BD;background:transparent;font-family:var(--sans);font-size:17px;font-weight:300;padding:10px 0;color:var(--ink);outline:none;border-radius:0}
.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--ink)}
.field textarea{min-height:120px;resize:vertical}
.hp{position:absolute;left:-9999px}
.form-note{font-size:13px;color:var(--muted);margin-top:14px}
.alert{padding:16px 20px;margin-bottom:26px;border:1px solid var(--bronze);color:var(--ink);background:#fff}

/* cta band */
.cta-band{text-align:center}
.cta-band h2{max-width:860px;margin:0 auto}
.cta-band .btns{justify-content:center}

/* footer */
.site-footer{background:var(--night);color:rgba(255,255,255,.7);padding:90px 0 40px;font-size:14.5px}
.site-footer .cols{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:50px}
.site-footer h5{font-family:var(--sans);font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:#fff;font-weight:500;margin-bottom:20px}
.site-footer ul{list-style:none}
.site-footer li{margin-bottom:10px}
.site-footer a:hover{color:#fff}
.site-footer .brand{color:#fff;margin-bottom:22px}
.legal{margin-top:70px;padding-top:28px;border-top:1px solid rgba(255,255,255,.12);display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;font-size:12.5px;color:rgba(255,255,255,.5)}
.legal a{text-decoration:underline;text-underline-offset:3px}
.legal a:hover{color:#fff}

/* reveal */
.reveal{opacity:0;transform:translateY(24px);transition:opacity .9s ease,transform .9s ease}
.reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}html{scroll-behavior:auto}}

/* responsive */
@media (max-width:1080px){
  .divisions{grid-template-columns:repeat(2,1fr)}
  .services{grid-template-columns:repeat(2,1fr)}
  .process{grid-template-columns:repeat(2,1fr)}
  .site-footer .cols{grid-template-columns:1fr 1fr}
  .grid-3{grid-template-columns:repeat(2,1fr)}
}
@media (max-width:900px){
  .menu{position:fixed;inset:84px 0 auto 0;background:var(--ivory);color:var(--ink);flex-direction:column;gap:0;padding:10px 32px 30px;border-bottom:1px solid var(--line);display:none;align-items:stretch}
  .menu.open{display:flex}
  .menu li{border-bottom:1px solid var(--line)}
  .menu a{display:block;padding:16px 0}
  .menu .cta{border:0;padding:16px 0}
  .burger{display:block}
  .split,.split.wide-left,.intro,.contact-grid,.listing{grid-template-columns:1fr;gap:46px}
  .listing.flip .media{order:0}
  .stats{grid-template-columns:repeat(2,1fr)}
  section{padding:90px 0}
}
@media (max-width:620px){
  .wrap{padding:0 20px}
  .divisions,.services,.process,.grid-3,.grid-2,.site-footer .cols{grid-template-columns:1fr}
  form .row{grid-template-columns:1fr;gap:0}
  .hero .wrap{padding-bottom:80px}
  .stat b{font-size:42px}
  .brand .mark{font-size:22px}
}
.type-panel{background:#1C1E22;color:#fff;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center}
.type-panel span:first-child{font-family:var(--serif);font-size:clamp(36px,4vw,56px);letter-spacing:.04em}
.type-panel small{font-size:11px;letter-spacing:.3em;text-transform:uppercase;color:#D9C3A0;margin-top:10px}
.hero::before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(10,12,14,.55) 0%,rgba(10,12,14,0) 65%)}
.brand img{height:56px;width:auto}
.site-footer .brand img{height:84px}
.brand .logo-d{display:none}
.site-header.solid .logo-w,.site-header.light .logo-w{display:none}
.site-header.solid .logo-d,.site-header.light .logo-d{display:block}
@media (max-width:620px){.brand img{height:46px}}
.site-footer .brand img{height:84px;width:auto;max-width:none}
.site-footer .brand{display:inline-block}
.brand img{height:62px}
.nowrap{white-space:nowrap}
.site-footer p{color:rgba(255,255,255,.62)}

/* ===================== v2: TNRG-style functionality ===================== */
.menu{gap:26px}
.menu a{font-size:12px}
.icon-btn{background:none;border:0;color:inherit;cursor:pointer;width:38px;height:38px;display:inline-flex;align-items:center;justify-content:center}
.icon-btn svg{width:18px;height:18px;stroke:currentColor;fill:none;stroke-width:1.4}
.nav-tools{display:flex;align-items:center;gap:6px}

/* hero slider */
.slider{position:relative;min-height:100vh;color:#fff;overflow:hidden;background:#111}
.slide{position:absolute;inset:0;opacity:0;transition:opacity 1.2s ease;display:flex;align-items:flex-end}
.slide.on{opacity:1;z-index:1}
.slide img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transform:scale(1.04);transition:transform 8s ease}
.slide.on img{transform:scale(1)}
.slide::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,12,14,.55) 0%,rgba(10,12,14,.15) 32%,rgba(10,12,14,.78) 100%),linear-gradient(90deg,rgba(10,12,14,.5) 0%,rgba(10,12,14,0) 65%)}
.slide .wrap{position:relative;z-index:2;padding-bottom:140px;width:100%}
.slide p{color:rgba(255,255,255,.86);font-size:20px;max-width:620px;margin-top:22px}
.slide .eyebrow{color:#D9C3A0}
.slider-ui{position:absolute;z-index:3;left:0;right:0;bottom:46px}
.slider-ui .wrap{display:flex;align-items:center;gap:22px}
.sl-btn{width:46px;height:46px;border:1px solid rgba(255,255,255,.6);background:none;color:#fff;cursor:pointer;display:inline-flex;align-items:center;justify-content:center;transition:background .3s}
.sl-btn:hover{background:#fff;color:var(--ink)}
.sl-btn svg{width:16px;height:16px;stroke:currentColor;fill:none;stroke-width:1.5}
.sl-count{font-size:12px;letter-spacing:.24em;color:rgba(255,255,255,.8)}
.sl-bar{flex:0 0 160px;height:1px;background:rgba(255,255,255,.3);position:relative;overflow:hidden}
.sl-bar i{position:absolute;inset:0 auto 0 0;width:0;background:#fff}
.sl-bar i.run{animation:slbar 7s linear forwards}
@keyframes slbar{to{width:100%}}

/* side rail */
.rail{position:fixed;right:22px;top:50%;transform:translateY(-50%);z-index:40;display:flex;flex-direction:column;align-items:center;gap:14px}
.rail::before{content:"";width:1px;height:60px;background:currentColor;opacity:.4}
.rail a{width:34px;height:34px;display:flex;align-items:center;justify-content:center;border:1px solid transparent;transition:border-color .3s}
.rail a:hover{border-color:currentColor}
.rail svg{width:15px;height:15px;stroke:currentColor;fill:none;stroke-width:1.4}
.rail{color:var(--ink)}
.rail.on-dark{color:#fff}

/* status badges */
.badge{display:inline-block;font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;padding:6px 11px;font-weight:500;background:rgba(247,245,240,.95);color:var(--ink)}
.badge.available{background:var(--ink);color:#fff}
.badge.development{background:var(--bronze);color:#fff}
.badge.planning{background:#fff;color:var(--ink);border:1px solid var(--line)}
.badge.leased{background:#E9E5DC;color:var(--ink-2)}

/* properties list (All Properties) */
.toolbar{display:grid;grid-template-columns:repeat(4,1fr) 1.4fr;gap:14px;margin:50px 0 18px}
.toolbar select,.toolbar input{width:100%;background:var(--paper);border:1px solid var(--line);padding:14px 16px;font-family:var(--sans);font-size:14px;font-weight:300;color:var(--ink);outline:none;border-radius:0;-webkit-appearance:none;appearance:none}
.toolbar select{background-image:linear-gradient(45deg,transparent 50%,var(--ink-2) 50%),linear-gradient(135deg,var(--ink-2) 50%,transparent 50%);background-position:calc(100% - 20px) 50%,calc(100% - 15px) 50%;background-size:5px 5px;background-repeat:no-repeat;padding-right:36px}
.toolbar input:focus,.toolbar select:focus{border-color:var(--ink)}
.result-meta{display:flex;justify-content:space-between;align-items:center;font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);padding:14px 0;border-bottom:1px solid var(--line)}
.result-meta a{color:var(--ink)}
.plist{display:grid;grid-template-columns:1fr 1fr;column-gap:56px}
.prow{display:grid;grid-template-columns:150px 1fr;gap:26px;padding:28px 0;border-bottom:1px solid var(--line);align-items:center;transition:background .3s}
.prow .th{aspect-ratio:4/3;overflow:hidden;background:#1C1E22;position:relative}
.prow .th img{width:100%;height:100%;object-fit:cover;transition:transform 1s}
.prow:hover .th img{transform:scale(1.06)}
.prow .cat{font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--bronze);font-weight:500}
.prow h3{font-size:26px;margin:6px 0 6px}
.prow .addr{font-size:14px;color:var(--ink-2)}
.prow .meta{display:flex;gap:14px;align-items:center;margin-top:10px;font-size:13px;color:var(--muted)}
.empty{padding:60px 0;text-align:center;color:var(--muted);grid-column:1/-1}
.th .mono,.mono-panel{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;font-family:var(--serif);color:#D9C3A0;font-size:30px;letter-spacing:.06em}

/* map page */
body.map-page{overflow:hidden}
.map-shell{position:fixed;top:84px;left:0;right:0;bottom:0;display:grid;grid-template-columns:400px 1fr}
.map-side{background:var(--ivory);border-right:1px solid var(--line);display:flex;flex-direction:column;min-height:0}
.map-side .head{padding:28px 28px 18px;border-bottom:1px solid var(--line)}
.map-side .head h1{font-size:40px;margin-top:10px}
.chips{display:flex;gap:8px;flex-wrap:wrap;margin-top:18px}
.chips button{font-family:var(--sans);font-size:10.5px;letter-spacing:.18em;text-transform:uppercase;border:1px solid var(--line);background:none;padding:8px 12px;cursor:pointer;color:var(--ink-2)}
.chips button.on{background:var(--ink);border-color:var(--ink);color:#fff}
.map-list{overflow-y:auto;flex:1;min-height:0}
.map-item{display:grid;grid-template-columns:84px 1fr;gap:16px;padding:18px 28px;border-bottom:1px solid var(--line);cursor:pointer;transition:background .25s;align-items:center}
.map-item:hover,.map-item.on{background:var(--paper)}
.map-item.on{box-shadow:inset 3px 0 0 var(--bronze)}
.map-item .th{aspect-ratio:1;overflow:hidden;background:#1C1E22;position:relative}
.map-item .th img{width:100%;height:100%;object-fit:cover}
.map-item .th .mono{font-size:18px}
.map-item .cat{font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--bronze);font-weight:500}
.map-item h4{font-size:21px;margin:3px 0 2px}
.map-item .addr{font-size:12.5px;color:var(--ink-2);line-height:1.5}
#bigmap{width:100%;height:100%;background:#E8E6E1}
.map-toggle{display:none}

/* leaflet skin */
.leaflet-container{font-family:var(--sans)!important}
.zs-pin{width:22px;height:22px;border-radius:50%;background:var(--ink);border:3px solid #fff;box-shadow:0 0 0 1px rgba(0,0,0,.25),0 4px 14px rgba(0,0,0,.25);transition:transform .25s,background .25s}
.zs-pin.available{background:var(--ink)}
.zs-pin.dev{background:var(--bronze)}
.zs-pin.other{background:#8A8C90}
.zs-pin.hot{transform:scale(1.35);background:var(--bronze)}
.leaflet-tooltip.zs-label{background:var(--ink);color:#fff;border:0;border-radius:0;font-family:var(--sans);font-size:11px;letter-spacing:.08em;padding:6px 10px;box-shadow:0 6px 18px rgba(0,0,0,.2)}
.leaflet-tooltip.zs-label::before{border-top-color:var(--ink)!important}
.leaflet-popup-content-wrapper{border-radius:0!important;padding:0!important;box-shadow:0 18px 40px rgba(0,0,0,.25)!important}
.leaflet-popup-content{margin:0!important;width:260px!important}
.leaflet-popup-tip{box-shadow:none!important}
.pop img,.pop .ph{width:100%;height:150px;object-fit:cover;display:block;background:#1C1E22;position:relative}
.pop .bd{padding:16px 18px 18px}
.pop .cat{font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--bronze);font-weight:500}
.pop h4{font-family:var(--serif);font-size:22px;margin:4px 0;color:var(--ink)}
.pop p{font-size:12.5px;margin:0 0 12px!important;color:var(--ink-2)}
.pop a.go{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--ink);border-bottom:1px solid var(--ink);padding-bottom:2px}
.leaflet-control-zoom a{border-radius:0!important;color:var(--ink)!important}
.map-labels-off .zs-label{display:none}

/* home map teaser */
.map-teaser{display:grid;grid-template-columns:1fr 1.5fr;gap:0;background:var(--paper);border:1px solid var(--line)}
.map-teaser .txt{padding:64px 56px;display:flex;flex-direction:column;justify-content:center}
#homemap{min-height:520px;height:100%}

/* property detail */
.p-head{padding:150px 0 40px}
.crumbs{font-size:11.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.crumbs a:hover{color:var(--ink)}
.p-title{display:flex;justify-content:space-between;align-items:flex-end;gap:40px;flex-wrap:wrap;margin-top:22px}
.p-title h1{font-size:clamp(42px,5.2vw,74px)}
.p-facts{display:grid;grid-template-columns:repeat(4,auto);gap:10px 48px}
.p-facts small{display:block;font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted);margin-bottom:4px}
.p-facts span{font-size:15px;color:var(--ink)}
.gallery{position:relative;background:#111}
.g-main{position:relative;aspect-ratio:16/8;overflow:hidden}
.g-main img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity .7s}
.g-main img.on{opacity:1}
.g-main img.contain{object-fit:contain;background:#F2F0EB}
.g-main .badge{position:absolute;top:24px;left:24px;z-index:2}
.g-nav{position:absolute;z-index:2;bottom:24px;right:24px;display:flex;gap:10px}
.g-nav .sl-btn{background:rgba(16,18,20,.5)}
.g-count{position:absolute;z-index:2;bottom:36px;left:24px;color:#fff;font-size:12px;letter-spacing:.24em}
.g-thumbs{display:flex;gap:10px;margin-top:12px;overflow-x:auto;padding-bottom:4px}
.g-thumbs button{flex:0 0 120px;aspect-ratio:4/3;border:0;padding:0;cursor:pointer;opacity:.55;transition:opacity .3s;background:#ddd;outline-offset:2px}
.g-thumbs button.on,.g-thumbs button:hover{opacity:1}
.g-thumbs img{width:100%;height:100%;object-fit:cover}
.g-expand{position:absolute;z-index:2;top:24px;right:24px}
.p-body{display:grid;grid-template-columns:1.6fr 1fr;gap:80px;align-items:start}
.hl{list-style:none;margin-top:26px;columns:2;column-gap:40px}
.hl li{break-inside:avoid;padding:14px 0 14px 26px;border-bottom:1px solid var(--line);position:relative;font-size:15.5px;color:var(--ink)}
.hl li::before{content:"";position:absolute;left:0;top:25px;width:12px;height:1px;background:var(--bronze)}
.inq{position:sticky;top:110px;background:var(--paper);border:1px solid var(--line);padding:38px 34px}
.inq h3{margin:14px 0 10px}
.inq .btn{width:100%;text-align:center;margin-top:12px}
.inq .agent{display:flex;gap:16px;align-items:center;margin-top:28px;padding-top:24px;border-top:1px solid var(--line)}
.inq .agent img{width:58px;height:58px;border-radius:50%;object-fit:cover;object-position:top}
.inq .agent b{font-family:var(--serif);font-weight:500;font-size:20px;display:block;color:var(--ink)}
.inq .agent span{font-size:13px;color:var(--muted)}
#pmap{height:440px;border:1px solid var(--line)}
.p-btns{display:flex;gap:12px;flex-wrap:wrap;margin-top:34px}

/* lightbox */
.lb{position:fixed;inset:0;z-index:200;background:rgba(10,11,13,.95);display:none;align-items:center;justify-content:center}
.lb.open{display:flex}
.lb img{max-width:92vw;max-height:86vh;object-fit:contain}
.lb .sl-btn{position:absolute;top:50%;transform:translateY(-50%)}
.lb .prev{left:24px}.lb .next{right:24px}
.lb .x{position:absolute;top:22px;right:24px}

/* modal + search overlay */
.overlay{position:fixed;inset:0;z-index:150;background:rgba(14,16,18,.55);backdrop-filter:blur(4px);display:none;align-items:center;justify-content:center;padding:24px}
.overlay.open{display:flex}
.modal{background:var(--ivory);width:min(920px,100%);max-height:92vh;overflow:auto;display:grid;grid-template-columns:1fr 1.35fr;position:relative;animation:pop .35s ease}
@keyframes pop{from{opacity:0;transform:translateY(16px)}to{opacity:1;transform:none}}
.modal .side{background:var(--night);color:rgba(255,255,255,.75);padding:46px 38px;display:flex;flex-direction:column}
.modal .side img{height:64px;width:auto;align-self:flex-start}
.modal .side h3{color:#fff;margin:34px 0 14px}
.modal .side p{color:rgba(255,255,255,.7);font-size:15px}
.modal .side ul{list-style:none;margin-top:auto;padding-top:30px;font-size:14px}
.modal .side li{margin-top:10px}
.modal .side a:hover{color:#fff}
.modal .main{padding:46px 40px}
.modal .x,.search-box .x{position:absolute;top:14px;right:14px;color:var(--ink)}
.modal .x svg,.search-box .x svg,.lb .x svg{width:20px;height:20px}
.lb .x{color:#fff}
.search-box{background:var(--ivory);width:min(760px,100%);position:relative;align-self:flex-start;margin-top:10vh;padding:36px 38px 20px;animation:pop .3s ease}
.search-box input{width:100%;border:0;border-bottom:1px solid var(--ink);background:transparent;font-family:var(--serif);font-size:34px;padding:8px 40px 12px 0;outline:none;color:var(--ink)}
.s-results{max-height:56vh;overflow:auto;margin-top:10px}
.s-results a{display:flex;justify-content:space-between;gap:20px;padding:16px 0;border-bottom:1px solid var(--line)}
.s-results a:hover h4{color:var(--bronze)}
.s-results h4{font-size:22px}
.s-results small{font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);white-space:nowrap;padding-top:6px}
.s-results p{font-size:13px;margin-top:2px}
.s-hint{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);padding:16px 0}

/* team */
.team{display:grid;grid-template-columns:420px 1fr;gap:80px;align-items:start}
.team img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:top;background:#eee}
.team .role{font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:var(--bronze);margin-top:12px}
.team .links{display:flex;gap:26px;flex-wrap:wrap;margin-top:30px;font-size:14px}
.team .links a{border-bottom:1px solid var(--ink);padding-bottom:2px}
.aff{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:60px}
.aff>div{background:var(--ivory);padding:40px 34px}
.aff h4{margin:16px 0 10px}
.aff p{font-size:15px}

@media (max-width:1180px){
  .menu{gap:18px}
  .toolbar{grid-template-columns:repeat(2,1fr)}
  .toolbar input{grid-column:1/-1}
  .plist{grid-template-columns:1fr}
}
@media (max-width:900px){
  .rail{display:none}
  .nav-tools{margin-left:auto;margin-right:6px}
  .map-shell{grid-template-columns:1fr;grid-template-rows:auto 1fr}
  .map-side{max-height:46vh}
  .map-side .head{padding:18px 20px 14px}
  .map-side .head h1{font-size:30px}
  .map-item{padding:14px 20px}
  .map-teaser{grid-template-columns:1fr}
  .map-teaser .txt{padding:46px 28px}
  #homemap{min-height:380px}
  .p-body{grid-template-columns:1fr;gap:50px}
  .inq{position:static}
  .p-facts{grid-template-columns:repeat(2,auto)}
  .g-main{aspect-ratio:4/3}
  .hl{columns:1}
  .modal{grid-template-columns:1fr}
  .modal .side{display:none}
  .team{grid-template-columns:1fr;gap:40px}
  .team img{max-width:420px}
  .aff{grid-template-columns:1fr}
}
@media (max-width:620px){
  .toolbar{grid-template-columns:1fr}
  .prow{grid-template-columns:110px 1fr;gap:18px}
  .prow h3{font-size:22px}
  .slide .wrap{padding-bottom:130px}
  .sl-bar{flex-basis:80px}
  .modal .main{padding:40px 22px 30px}
  .search-box{padding:30px 22px 14px}
  .search-box input{font-size:26px}
  .p-head{padding-top:120px}
}

body.map-page .rail{display:none}
.zs-label{transition:opacity .2s}
.field select{font-size:15px;text-overflow:ellipsis}