/* ===========================================================
   WOW Haus Group — editorial design system
   "Every house has a name." · architecture magazine × boutique investment firm
   =========================================================== */

:root{
  --charcoal:#0F0F0F;
  --ink:#1c1a17;
  --cream:#F4F1EC;
  --beige:#E8E2D5;
  --beige-2:#ddd5c4;
  --accent:#493f33;        /* brand "terracotta" (warm brown) */
  --accent-warm:#9a6f4f;   /* derived warm highlight */
  --gray:#393939;
  --white:#FFFFFF;
  --muted:#7a7268;
  --line:rgba(15,15,15,.14);
  --line-soft:rgba(15,15,15,.08);
  --shadow:0 30px 80px -40px rgba(15,15,15,.45);
  --serif:"Cormorant Garamond",Georgia,serif;
  --sans:"Poppins",-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;
  --ease:cubic-bezier(.22,.61,.36,1);
  --maxw:1280px;
  --pad:clamp(20px,5vw,90px);
}

*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
body{
  font-family:var(--sans);background:var(--cream);color:var(--charcoal);
  font-size:16px;line-height:1.65;font-weight:300;overflow-x:hidden;
}
body.no-scroll{overflow:hidden}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
::selection{background:var(--accent);color:var(--cream)}

/* ---------- typography ---------- */
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;line-height:1.04;letter-spacing:-.015em}
.display{font-size:clamp(2.3rem,5.4vw,5rem);font-weight:500;line-height:1.0;letter-spacing:-.025em}
.h-xl{font-size:clamp(1.8rem,3.6vw,3rem);letter-spacing:-.02em}
.h-lg{font-size:clamp(1.55rem,2.8vw,2.3rem)}
.h-md{font-size:clamp(1.3rem,2.2vw,1.75rem)}
.serif-it{font-style:italic}
.lead{font-size:clamp(1.05rem,1.7vw,1.4rem);font-weight:300;line-height:1.55;color:var(--ink)}
p{font-weight:300}
.eyebrow{
  font-family:var(--sans);font-size:.72rem;font-weight:500;letter-spacing:.28em;
  text-transform:uppercase;color:var(--accent);display:inline-flex;align-items:center;gap:.7em;
}
.eyebrow::before{content:"";width:26px;height:1px;background:var(--accent);opacity:.6}
.eyebrow.center::before{display:none}
.muted{color:var(--muted)}

/* ---------- layout ---------- */
.wrap{max-width:var(--maxw);margin:0 auto;padding-left:var(--pad);padding-right:var(--pad)}
section{position:relative}
.sec{padding:clamp(70px,10vw,150px) 0}
.sec-cream{background:var(--cream)}
.sec-beige{background:var(--beige)}
.sec-dark{background:var(--charcoal);color:var(--cream)}
.sec-dark .eyebrow{color:#cbb79f}.sec-dark .eyebrow::before{background:#cbb79f}
.sec-dark .muted{color:#9a9389}
.sec-dark .lead{color:rgba(244,241,236,.84)}
.sec-dark p{color:rgba(244,241,236,.8)}
.sec-dark .scrub .w.lit{color:var(--cream)}
.grid{display:grid;gap:clamp(20px,3vw,48px)}
.center{text-align:center}.center .eyebrow{justify-content:center}

/* ---------- custom cursor: spotlight lens + comet trail ---------- */
.cur-dot{position:fixed;top:0;left:0;width:6px;height:6px;border-radius:50%;background:var(--accent-warm);
  pointer-events:none;z-index:10000;transform:translate(-50%,-50%);transition:width .25s,height .25s,opacity .25s}
.cur-lens{position:fixed;top:0;left:0;width:38px;height:38px;border-radius:50%;pointer-events:none;z-index:9999;
  transform:translate(-50%,-50%);border:1px solid rgba(244,241,236,.55);
  background:radial-gradient(circle,rgba(255,255,255,.22),rgba(255,255,255,0) 72%);mix-blend-mode:screen;
  display:flex;align-items:center;justify-content:center;will-change:transform;
  transition:width .4s var(--ease),height .4s var(--ease),background .4s,border-color .4s,box-shadow .4s,mix-blend-mode .1s}
.cur-lens .cl{font-family:var(--sans);font-size:.54rem;letter-spacing:.22em;text-transform:uppercase;color:transparent;transition:color .3s;white-space:nowrap}
.cur-lens.link{width:16px;height:16px;border-color:rgba(244,241,236,.95)}
.cur-lens.media{width:108px;height:108px;background:var(--cream);border-color:transparent;mix-blend-mode:normal;
  box-shadow:0 14px 44px -12px rgba(0,0,0,.55)}
.cur-lens.media .cl{color:var(--charcoal)}
.cur-lens.down{transform:translate(-50%,-50%) scale(.8)}
.cur-trail{position:fixed;top:0;left:0;width:5px;height:5px;border-radius:50%;background:rgba(154,111,79,.4);
  pointer-events:none;z-index:9998;transform:translate(-50%,-50%)}
@media(hover:none),(pointer:coarse){.cur-dot,.cur-lens,.cur-trail{display:none!important}}

/* ---------- buttons ---------- */
.btn{
  --bg:var(--accent);--fg:var(--cream);
  display:inline-flex;align-items:center;gap:.7em;font-family:var(--sans);font-size:.8rem;
  font-weight:500;letter-spacing:.14em;text-transform:uppercase;padding:1.05em 1.9em;border:1px solid var(--bg);
  background:var(--bg);color:var(--fg);border-radius:2px;cursor:pointer;position:relative;overflow:hidden;
  transition:color .4s var(--ease),border-color .4s;line-height:1;white-space:nowrap;
}
.btn span{position:relative;z-index:2}
.btn::before{content:"";position:absolute;inset:0;background:var(--charcoal);transform:translateY(101%);transition:transform .45s var(--ease);z-index:1}
.btn:hover::before{transform:translateY(0)}
.btn:hover{color:#fff;border-color:var(--charcoal)}
.btn .arw{transition:transform .4s var(--ease);position:relative;z-index:2}
.btn:hover .arw{transform:translateX(5px)}
.btn-ghost{--bg:transparent;--fg:var(--charcoal);border-color:var(--line)}
.btn-ghost:hover{color:#fff}
.btn-light{--bg:var(--cream);--fg:var(--charcoal)}
.btn-light::before{background:var(--accent)}.btn-light:hover{color:#fff}
.btn-line{background:none;border:none;padding:0;color:var(--accent);text-transform:uppercase;letter-spacing:.14em;
  font-size:.78rem;font-weight:500;display:inline-flex;gap:.6em;align-items:center;cursor:pointer}
.btn-line .arw{transition:transform .4s var(--ease)}.btn-line:hover .arw{transform:translateX(6px)}

/* ---------- header ---------- */
header.nav{position:fixed;top:0;left:0;right:0;z-index:900;transition:background .5s var(--ease),transform .5s var(--ease),box-shadow .5s;
  padding:22px 0}
header.nav .row{display:flex;align-items:center;justify-content:space-between;gap:24px}
header.nav.scrolled{background:rgba(244,241,236,.92);backdrop-filter:blur(14px);box-shadow:0 1px 0 var(--line-soft);padding:14px 0}
header.nav.hide{transform:translateY(-100%)}
.brand{display:flex;align-items:center;gap:0;z-index:10}
.brand .logo-img{height:58px;width:auto;display:block;transition:height .4s var(--ease)}
header.nav.scrolled .brand .logo-img{height:46px}
.brand .logo-ink{display:none}
header.nav.scrolled .brand .logo-cream,header.nav.light .brand .logo-cream{display:none}
header.nav.scrolled .brand .logo-ink,header.nav.light .brand .logo-ink{display:block}
.navlinks{display:flex;align-items:center;gap:34px}
.navlinks a{font-size:.82rem;letter-spacing:.06em;font-weight:400;color:var(--cream);position:relative;padding:4px 0;transition:color .4s}
header.nav.scrolled .navlinks a,header.nav.light .navlinks a{color:var(--charcoal)}
.navlinks a::after{content:"";position:absolute;left:0;bottom:0;height:1px;width:0;background:currentColor;transition:width .4s var(--ease)}
.navlinks a:hover::after,.navlinks a.active::after{width:100%}
.nav-right{display:flex;align-items:center;gap:14px}
/* legacy .lang (hub/admin) */
.lang{display:flex;align-items:center;gap:6px;font-size:.78rem;letter-spacing:.08em;color:var(--cream)}
.lang button{background:none;border:none;color:inherit;cursor:pointer;font-family:var(--sans);font-size:.78rem;opacity:.5;transition:opacity .3s;letter-spacing:.08em}
.lang button.on{opacity:1;font-weight:600}
.lang i{opacity:.3;font-style:normal}
/* sliding EN/ES toggle */
.lang-toggle{position:relative;display:inline-flex;border:1px solid rgba(244,241,236,.45);border-radius:30px;padding:3px;transition:border-color .4s}
header.nav.scrolled .lang-toggle,header.nav.light .lang-toggle{border-color:var(--line)}
.lang-toggle button{position:relative;z-index:2;background:none;border:none;cursor:pointer;font-family:var(--sans);
  font-size:.7rem;letter-spacing:.1em;padding:.4em .85em;border-radius:30px;color:rgba(244,241,236,.7);transition:color .35s}
header.nav.scrolled .lang-toggle button,header.nav.light .lang-toggle button{color:var(--muted)}
.lang-toggle button.on{color:var(--cream)}
.lang-pill{position:absolute;top:3px;bottom:3px;left:3px;width:calc(50% - 3px);background:var(--accent);border-radius:30px;transition:transform .4s var(--ease);z-index:1}
.lang-toggle.es .lang-pill{transform:translateX(100%)}
/* nav buttons */
.nav-btn{display:inline-flex;align-items:center;font-family:var(--sans);font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;
  padding:.75em 1.35em;border-radius:30px;white-space:nowrap;transition:background .35s var(--ease),color .35s,border-color .35s,transform .35s var(--ease)}
.nav-btn-outline{border:1px solid rgba(244,241,236,.5);color:var(--cream)}
.nav-btn-outline:hover{background:var(--cream);color:var(--charcoal);border-color:var(--cream)}
header.nav.scrolled .nav-btn-outline,header.nav.light .nav-btn-outline{border-color:var(--line);color:var(--charcoal)}
header.nav.scrolled .nav-btn-outline:hover,header.nav.light .nav-btn-outline:hover{background:var(--charcoal);color:var(--cream);border-color:var(--charcoal)}
.nav-btn-solid{background:var(--cream);color:var(--charcoal);border:1px solid var(--cream)}
.nav-btn-solid:hover{background:var(--accent);border-color:var(--accent);color:var(--cream)}
header.nav.scrolled .nav-btn-solid,header.nav.light .nav-btn-solid{background:var(--accent);border-color:var(--accent);color:var(--cream)}
header.nav.scrolled .nav-btn-solid:hover,header.nav.light .nav-btn-solid:hover{background:var(--charcoal);border-color:var(--charcoal)}
@media(max-width:980px){.nav-btn-outline{display:none}}
.burger{display:none;flex-direction:column;gap:5px;background:none;border:none;cursor:pointer;z-index:1001;width:30px}
.burger span{height:1.5px;width:26px;background:var(--cream);transition:.4s var(--ease)}
header.nav.scrolled .burger span,header.nav.light .burger span{background:var(--charcoal)}
.menu-open .burger span{background:var(--charcoal)}
.menu-open .burger span:nth-child(1){transform:translateY(6.5px) rotate(45deg)}
.menu-open .burger span:nth-child(2){opacity:0}
.menu-open .burger span:nth-child(3){transform:translateY(-6.5px) rotate(-45deg)}

/* mobile menu */
.mobile-menu{position:fixed;inset:0;background:var(--cream);z-index:1000;display:flex;flex-direction:column;justify-content:center;
  padding:var(--pad);transform:translateY(-100%);transition:transform .6s var(--ease);}
.menu-open .mobile-menu{transform:translateY(0)}
.mobile-menu a{font-family:var(--serif);font-size:clamp(2.2rem,9vw,3.4rem);color:var(--charcoal);padding:.12em 0;
  opacity:0;transform:translateY(20px);transition:opacity .5s var(--ease),transform .5s var(--ease)}
.menu-open .mobile-menu a{opacity:1;transform:translateY(0)}
.menu-open .mobile-menu a:nth-child(2){transition-delay:.07s}
.menu-open .mobile-menu a:nth-child(3){transition-delay:.12s}
.menu-open .mobile-menu a:nth-child(4){transition-delay:.17s}
.menu-open .mobile-menu a:nth-child(5){transition-delay:.22s}
.menu-open .mobile-menu a:nth-child(6){transition-delay:.27s}
.mobile-menu .mm-foot{margin-top:40px;font-family:var(--sans);font-size:.9rem;color:var(--muted);opacity:0;transition:opacity .6s .35s}
.menu-open .mobile-menu .mm-foot{opacity:1}

/* ---------- hero (frozen; content scrolls over) ---------- */
.hero{position:fixed;inset:0;height:100svh;display:flex;align-items:flex-end;color:var(--cream);overflow:hidden;z-index:0}
.hero-spacer{height:100svh}
.over{position:relative;z-index:1}
.soft-reveal{height:62vh;background:linear-gradient(180deg,rgba(244,241,236,0) 0%,rgba(244,241,236,.5) 58%,var(--cream) 100%)}
footer.foot{position:relative;z-index:1}
.hero-media{position:absolute;inset:0;z-index:-2}
.hero-media img{width:100%;height:100%;object-fit:cover;animation:kenburns 22s var(--ease) infinite alternate}
@keyframes kenburns{from{transform:scale(1.04) translate(0,0)}to{transform:scale(1.16) translate(0,-2%)}}
.hero::after{content:"";position:absolute;inset:0;z-index:-1;
  background:linear-gradient(180deg,rgba(15,15,15,.45) 0%,rgba(15,15,15,.12) 38%,rgba(15,15,15,.78) 100%)}
.hero .wrap{width:100%;padding-bottom:clamp(48px,8vw,110px);padding-top:140px}
.hero h1{max-width:16ch}
.hero .lead{color:rgba(244,241,236,.86);max-width:46ch;margin-top:1.4em}
.hero-cta{display:flex;gap:16px;flex-wrap:wrap;margin-top:2.4em}
.hero-scroll{position:absolute;bottom:30px;right:var(--pad);display:flex;align-items:center;gap:12px;font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:rgba(244,241,236,.7);writing-mode:vertical-rl}
.hero-scroll::after{content:"";width:1px;height:46px;background:rgba(244,241,236,.5);animation:scrollline 1.8s var(--ease) infinite}
@keyframes scrollline{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}}

/* hero word reveal */
.reveal-line{display:block;overflow:hidden;padding-bottom:.18em;margin-bottom:-.18em}
.reveal-line >span{display:block;transform:translateY(115%);transition:transform .9s var(--ease)}
.loaded .reveal-line >span{transform:translateY(0)}
.loaded .reveal-line:nth-child(2) >span{transition-delay:.08s}
.loaded .reveal-line:nth-child(3) >span{transition-delay:.16s}
.hero .lead,.hero-cta{opacity:0;transform:translateY(16px);transition:opacity .9s .5s var(--ease),transform .9s .5s var(--ease)}
.loaded .hero .lead,.loaded .hero-cta{opacity:1;transform:none}

/* ---------- loader ---------- */
.loader{position:fixed;inset:0;background:var(--charcoal);z-index:2000;display:flex;align-items:center;justify-content:center;flex-direction:column;gap:28px;transition:opacity .7s,visibility .7s}
.loader.done{opacity:0;visibility:hidden}
.loader svg{height:54px}.loader .logo-ink{fill:var(--cream)}
.loader .count{font-family:var(--sans);font-weight:300;font-size:.8rem;letter-spacing:.3em;color:#cbb79f;font-variant-numeric:tabular-nums}
.loader .bar{width:160px;height:1px;background:rgba(255,255,255,.18);position:relative;overflow:hidden}
.loader .bar i{position:absolute;inset:0;background:#cbb79f;transform:scaleX(0);transform-origin:left;transition:transform .2s linear}

/* ---------- scroll reveal ---------- */
.r{opacity:0;transform:translateY(36px);transition:opacity 1s var(--ease),transform 1s var(--ease)}
.r.in{opacity:1;transform:none}
.r-clip{clip-path:inset(0 0 100% 0);transition:clip-path 1.1s var(--ease)}
.r-clip.in{clip-path:inset(0 0 0 0)}
[data-delay="1"]{transition-delay:.1s}[data-delay="2"]{transition-delay:.2s}[data-delay="3"]{transition-delay:.3s}[data-delay="4"]{transition-delay:.4s}

/* ---------- stats ---------- */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid var(--line)}
.stat{padding:clamp(28px,3vw,48px) clamp(14px,2vw,30px);border-bottom:1px solid var(--line);border-right:1px solid var(--line)}
.stat:nth-child(4n){border-right:none}
.stat .num{font-family:var(--serif);font-size:clamp(2.1rem,4.4vw,3.6rem);line-height:1;color:var(--charcoal);white-space:nowrap}
.stat .lab{font-size:.8rem;color:var(--muted);margin-top:.8em;letter-spacing:.02em}
.sec-dark .stat{border-color:rgba(255,255,255,.16)}.sec-dark .stat .num{color:var(--cream)}.sec-dark .stat .lab{color:#9a9389}

/* ---------- marquee ---------- */
.marquee{overflow:hidden;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:26px 0;white-space:nowrap;background:var(--cream)}
.marquee .track{display:inline-flex;gap:0;animation:marq 36s linear infinite}
.marquee:hover .track{animation-play-state:paused}
.marquee .item{font-family:var(--serif);font-size:clamp(1.6rem,3.4vw,2.8rem);font-style:italic;color:var(--charcoal);padding:0 .6em;display:inline-flex;align-items:center;gap:.7em}
.marquee .item::after{content:"";width:7px;height:7px;border:1px solid var(--accent);transform:rotate(45deg);display:inline-block;margin-left:.6em}
@keyframes marq{to{transform:translateX(-50%)}}

/* ---------- two-col / about preview ---------- */
.split{display:grid;grid-template-columns:1.05fr 1fr;gap:clamp(30px,5vw,80px);align-items:center}
.split.rev{grid-template-columns:1fr 1.05fr}
.split .media{position:relative;overflow:hidden;border-radius:2px}
.split .media img{width:100%;height:100%;object-fit:cover;aspect-ratio:4/5}
.figtag{position:absolute;left:0;bottom:0;background:var(--cream);color:var(--charcoal);padding:.7em 1.2em;font-size:.7rem;letter-spacing:.18em;text-transform:uppercase}

/* ---------- services / cards generic ---------- */
.three{grid-template-columns:repeat(3,1fr)}
.two{grid-template-columns:repeat(2,1fr)}
.card-svc{padding:clamp(26px,3vw,42px);border:1px solid var(--line);border-radius:2px;background:var(--cream);transition:transform .5s var(--ease),box-shadow .5s,background .5s;position:relative;overflow:hidden}
.card-svc:hover{transform:translateY(-6px);box-shadow:var(--shadow);background:var(--white)}
.card-svc .ix{font-family:var(--serif);font-size:1rem;color:var(--accent);margin-bottom:1.4em;display:flex;align-items:center;gap:.6em}
.card-svc .ix::before{content:"";width:34px;height:1px;background:var(--accent);opacity:.5}
.card-svc h3{font-size:1.7rem;margin-bottom:.5em}
.card-svc p{color:var(--ink);font-size:.96rem}
.card-svc .hglyph{position:absolute;right:-10px;top:-10px;width:90px;opacity:.06;transition:opacity .5s,transform .6s var(--ease)}
.card-svc:hover .hglyph{opacity:.13;transform:rotate(-6deg) scale(1.05)}

/* ---------- project cards ---------- */
.proj-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:clamp(18px,2.4vw,40px)}
.proj{position:relative;display:block;overflow:hidden;border-radius:2px;background:var(--charcoal)}
.proj .ph{position:relative;overflow:hidden;aspect-ratio:4/3}
.proj .ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease),filter .6s}
.proj:hover .ph img{transform:scale(1.07)}
.proj .ph::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 40%,rgba(15,15,15,.72));opacity:.9;transition:opacity .5s}
.proj .meta{position:absolute;left:0;right:0;bottom:0;padding:clamp(18px,2vw,30px);color:var(--cream);z-index:2}
.proj .pname{font-family:var(--serif);font-size:clamp(1.8rem,3vw,2.6rem);line-height:1;display:flex;align-items:baseline;gap:.5em}
.proj .ploc{font-size:.78rem;letter-spacing:.12em;text-transform:uppercase;color:rgba(244,241,236,.78);margin-top:.6em;display:flex;align-items:center;gap:.8em}
.proj .pdesc{max-height:0;overflow:hidden;opacity:0;transition:max-height .6s var(--ease),opacity .5s,margin .6s;font-size:.92rem;color:rgba(244,241,236,.85);font-weight:300}
.proj:hover .pdesc{max-height:140px;opacity:1;margin-top:.9em}
.badge{display:inline-flex;align-items:center;gap:.5em;font-size:.62rem;letter-spacing:.16em;text-transform:uppercase;
  padding:.5em .85em;border-radius:2px;font-weight:500;backdrop-filter:blur(4px)}
.badge.market{background:rgba(154,111,79,.92);color:#fff}
.badge.sold{background:rgba(244,241,236,.92);color:var(--charcoal)}
.badge.transf{background:rgba(73,63,51,.92);color:var(--cream)}
.badge.hold{background:rgba(57,57,57,.85);color:var(--cream);border:1px solid rgba(255,255,255,.25)}
.badge.contract{background:rgba(20,20,20,.7);color:var(--cream);border:1px solid rgba(255,255,255,.4)}
.proj .corner{position:absolute;top:16px;right:16px;z-index:2}
.proj.tall .ph{aspect-ratio:3/4}

/* filter tabs */
.filters{display:flex;gap:8px;flex-wrap:wrap;margin:34px 0 50px;border-bottom:1px solid var(--line);padding-bottom:0}
.filters button{background:none;border:none;font-family:var(--sans);font-size:.8rem;letter-spacing:.1em;text-transform:uppercase;
  color:var(--muted);cursor:pointer;padding:0 0 16px;position:relative;transition:color .3s}
.filters button::after{content:"";position:absolute;left:0;bottom:-1px;height:2px;width:0;background:var(--accent);transition:width .4s var(--ease)}
.filters button.on{color:var(--charcoal)}.filters button.on::after{width:100%}
.filters button:hover{color:var(--charcoal)}

/* ---------- process steps ---------- */
.process{display:grid;gap:0}
.pstep{display:grid;grid-template-columns:auto 1fr;gap:clamp(20px,4vw,60px);padding:clamp(26px,3.4vw,46px) 0;border-top:1px solid var(--line);align-items:start}
.pstep:last-child{border-bottom:1px solid var(--line)}
.pstep .pn{font-family:var(--serif);font-size:clamp(2.4rem,5vw,4rem);color:var(--accent);line-height:.8;font-style:italic}
.pstep h3{font-size:clamp(1.5rem,2.6vw,2.2rem);margin-bottom:.3em}
.pstep p{max-width:60ch;color:var(--ink)}
.sec-dark .pstep{border-color:rgba(255,255,255,.16)}.sec-dark .pstep .pn{color:#cbb79f}

/* ---------- get involved ---------- */
.involved{grid-template-columns:repeat(3,1fr)}
.inv{padding:clamp(28px,3vw,44px);background:var(--white);border-radius:2px;display:flex;flex-direction:column;gap:1em;transition:transform .5s var(--ease),box-shadow .5s;border:1px solid var(--line-soft);min-height:340px}
.inv:hover{transform:translateY(-7px);box-shadow:var(--shadow)}
.inv .il{font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--accent)}
.inv h3{font-size:1.9rem;color:var(--charcoal)}
.inv p{color:var(--ink);font-size:.95rem;flex:1}
.disclaimer{font-size:.74rem;color:var(--muted);line-height:1.6;max-width:90ch;margin-top:30px;padding-top:22px;border-top:1px solid var(--line)}

/* ---------- haus / sister teaser ---------- */
.haus-teaser{display:grid;grid-template-columns:1fr 1fr;gap:0;align-items:stretch;background:var(--beige);overflow:hidden;border-radius:2px}
.haus-teaser .media img{width:100%;height:100%;object-fit:cover;min-height:420px}
.haus-teaser .body{padding:clamp(32px,5vw,72px);display:flex;flex-direction:column;justify-content:center;gap:1.1em}

/* ---------- CTA band ---------- */
.cta-band{text-align:center;padding:clamp(80px,12vw,170px) 0}
.cta-band h2{max-width:18ch;margin:0 auto .5em}

/* ---------- footer ---------- */
footer.foot{background:var(--charcoal);color:var(--cream);padding:clamp(60px,8vw,110px) 0 40px;position:relative;overflow:hidden}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:clamp(30px,5vw,70px);position:relative;z-index:2}
.foot h4{font-family:var(--sans);font-size:.74rem;letter-spacing:.2em;text-transform:uppercase;color:#9a9389;margin-bottom:1.6em;font-weight:500}
.foot a{color:rgba(244,241,236,.82);display:block;padding:.32em 0;font-size:.92rem;transition:color .3s,padding-left .3s}
.foot a:hover{color:#fff;padding-left:6px}
.foot .lede{font-family:var(--serif);font-size:1.5rem;line-height:1.3;color:var(--cream);max-width:24ch;font-style:italic}
.foot .contact-line{color:rgba(244,241,236,.82);font-size:.95rem;margin-top:1.4em}
.foot-word{font-family:var(--serif);font-size:clamp(4rem,22vw,18rem);line-height:.8;color:rgba(255,255,255,.045);text-align:center;margin-top:40px;letter-spacing:.02em;user-select:none;pointer-events:none}
.foot-bottom{display:flex;justify-content:space-between;flex-wrap:wrap;gap:14px;border-top:1px solid rgba(255,255,255,.12);margin-top:34px;padding-top:24px;font-size:.78rem;color:#8c857b}
.foot-bottom a{display:inline;color:#8c857b;padding:0}.foot-bottom a:hover{color:#fff;padding:0}
.foot .social{display:flex;gap:18px;margin-top:1.2em}
.foot .social a{display:inline-flex;width:38px;height:38px;border:1px solid rgba(255,255,255,.2);border-radius:50%;align-items:center;justify-content:center;padding:0}
.foot .social a:hover{background:var(--cream);color:var(--charcoal);padding:0}
.foot .social svg{width:16px;height:16px}

/* ===========================================================
   FORMS — multi-step
   =========================================================== */
.formwrap{background:var(--white);border:1px solid var(--line);border-radius:3px;padding:clamp(26px,4vw,54px);box-shadow:var(--shadow)}
.form-prog{display:flex;align-items:center;gap:10px;margin-bottom:34px}
.form-prog .dot{flex:1;height:2px;background:var(--beige-2);position:relative;border-radius:2px;overflow:hidden}
.form-prog .dot i{position:absolute;inset:0;background:var(--accent);transform:scaleX(0);transform-origin:left;transition:transform .5s var(--ease)}
.form-prog .dot.done i{transform:scaleX(1)}
.form-prog .stxt{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);white-space:nowrap}
.fstep{display:none;animation:fade .5s var(--ease)}
.fstep.on{display:block}
@keyframes fade{from{opacity:0;transform:translateY(14px)}to{opacity:1;transform:none}}
.fstep h3{font-size:1.6rem;margin-bottom:.2em}
.fstep .sub{color:var(--muted);font-size:.92rem;margin-bottom:1.8em}
.field{margin-bottom:20px}
.field label{display:block;font-size:.76rem;letter-spacing:.06em;text-transform:uppercase;color:var(--gray);margin-bottom:.6em;font-weight:500}
.field .req{color:var(--accent-warm)}
.field input,.field select,.field textarea{
  width:100%;font-family:var(--sans);font-size:1rem;font-weight:300;color:var(--charcoal);
  padding:.95em 1.05em;border:1px solid var(--line);background:var(--cream);border-radius:2px;transition:border-color .3s,background .3s;
}
.field textarea{min-height:120px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--accent);background:var(--white)}
.field input::placeholder,.field textarea::placeholder{color:#b3a99b}
.field.two-col{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.field.two-col >div{margin:0}
.chips{display:flex;flex-wrap:wrap;gap:10px}
.chip{position:relative;cursor:pointer}
.chip input{position:absolute;opacity:0;pointer-events:none}
.chip span{display:inline-flex;align-items:center;gap:.5em;padding:.7em 1.15em;border:1px solid var(--line);border-radius:2px;font-size:.85rem;transition:.3s;background:var(--cream)}
.chip input:checked+span{background:var(--accent);color:var(--cream);border-color:var(--accent)}
.opt-cards{display:grid;grid-template-columns:repeat(2,1fr);gap:12px}
.opt-cards label{cursor:pointer;position:relative}
.opt-cards input{position:absolute;opacity:0}
.opt-cards .oc{padding:1.1em 1.2em;border:1px solid var(--line);border-radius:2px;background:var(--cream);transition:.3s;height:100%}
.opt-cards .oc b{display:block;font-weight:500;font-size:.98rem;margin-bottom:.2em;font-family:var(--serif);font-size:1.25rem}
.opt-cards .oc small{color:var(--muted);font-size:.82rem;line-height:1.4;display:block}
.opt-cards input:checked+.oc{border-color:var(--accent);background:var(--white);box-shadow:0 0 0 1px var(--accent)}
.form-nav{display:flex;justify-content:space-between;gap:12px;margin-top:30px}
.hp{position:absolute!important;left:-9999px!important;width:1px;height:1px;overflow:hidden;opacity:0}
.form-done{text-align:center;padding:30px 0;display:none}
.form-done.on{display:block;animation:fade .6s}
.form-done .tick{width:70px;height:70px;border-radius:50%;border:1.5px solid var(--accent);display:flex;align-items:center;justify-content:center;margin:0 auto 22px}
.field-err{border-color:#b4524a!important}
.err-msg{color:#b4524a;font-size:.78rem;margin-top:.4em;display:none}
.err-msg.on{display:block}

/* contact split */
.contact-grid{display:grid;grid-template-columns:1.15fr .9fr;gap:clamp(30px,5vw,64px);align-items:start}
.contact-info{position:sticky;top:108px}
.ci-card{background:var(--white);border:1px solid var(--line);border-radius:5px;overflow:hidden;box-shadow:var(--shadow)}
.ci-media{aspect-ratio:16/10;overflow:hidden}
.ci-media img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease)}
.ci-card:hover .ci-media img{transform:scale(1.05)}
.ci-body{padding:clamp(22px,2.4vw,32px)}
.ci-body .eyebrow{margin-bottom:8px}
.ci-row{display:flex;justify-content:space-between;align-items:baseline;gap:16px;padding:15px 0;border-bottom:1px solid var(--line-soft)}
.ci-row:last-child{border-bottom:none}
.ci-k{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.ci-v{font-family:var(--serif);font-size:1.2rem;color:var(--charcoal);transition:color .3s}
a.ci-row:hover .ci-v{color:var(--accent)}
.info-block{padding:24px 0;border-bottom:1px solid var(--line)}
.info-block:first-child{padding-top:0}
.info-block .k{font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;color:var(--accent);margin-bottom:.5em}
.info-block .v{font-size:1.1rem}
.scheduler{margin-top:30px;background:var(--beige);border-radius:3px;padding:clamp(22px,3vw,34px)}
.cal{display:grid;grid-template-columns:repeat(7,1fr);gap:6px;margin:18px 0}
.cal .cd{aspect-ratio:1;display:flex;align-items:center;justify-content:center;font-size:.85rem;border-radius:2px;cursor:pointer;border:1px solid transparent;transition:.25s;color:var(--ink)}
.cal .cd.dim{color:#c3b9a8;cursor:default}
.cal .cd.av:hover{background:var(--white);border-color:var(--accent)}
.cal .cd.on{background:var(--accent);color:var(--cream)}
.cal .cd.hd{font-weight:600;cursor:default;color:var(--muted);font-size:.68rem;text-transform:uppercase;letter-spacing:.06em}
.slots{display:grid;grid-template-columns:repeat(3,1fr);gap:8px}
.slot{padding:.7em;text-align:center;border:1px solid var(--line);border-radius:2px;font-size:.82rem;cursor:pointer;background:var(--cream);transition:.25s}
.slot:hover{border-color:var(--accent)}.slot.on{background:var(--accent);color:var(--cream);border-color:var(--accent)}

/* page hero (inner) */
.phero{padding:clamp(140px,18vh,220px) 0 clamp(50px,7vw,90px);position:relative}
.phero.dark{background:var(--charcoal);color:var(--cream)}
.phero.img{color:var(--cream);min-height:62vh;display:flex;align-items:flex-end}
.phero.img .bg{position:absolute;inset:0;z-index:-2}
.phero.img .bg img{width:100%;height:100%;object-fit:cover}
.phero.img::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(15,15,15,.4),rgba(15,15,15,.72))}
.phero h1{max-width:18ch}

/* mini reveal helpers for inner pages */
.why-list{display:grid;gap:0}
.why-row{display:grid;grid-template-columns:.6fr 1fr;gap:30px;padding:28px 0;border-top:1px solid var(--line);align-items:baseline}
.why-row:last-child{border-bottom:1px solid var(--line)}
.why-row h3{font-size:1.5rem}
.why-row p{color:var(--ink)}

/* coming soon banner */
.coming{background:var(--accent);color:var(--cream);text-align:center;padding:clamp(50px,8vw,100px) 0;border-radius:3px}
.coming .num{font-family:var(--serif);font-size:clamp(3rem,8vw,6rem);line-height:1}
.coming p{color:rgba(244,241,236,.85);max-width:40ch;margin:1em auto 0}

/* ===========================================================
   INVESTOR HUB
   =========================================================== */
.hub-shell{min-height:100vh;background:var(--charcoal);color:var(--cream)}
.hub-login{min-height:100vh;display:grid;grid-template-columns:1fr 1fr}
.hub-login .vis{position:relative;overflow:hidden}
.hub-login .vis img{width:100%;height:100%;object-fit:cover}
.hub-login .vis::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(15,15,15,.35),rgba(15,15,15,.7))}
.hub-login .vis .vtxt{position:absolute;left:var(--pad);bottom:60px;z-index:2;color:var(--cream)}
.hub-login .formside{display:flex;align-items:center;justify-content:center;padding:var(--pad);background:var(--cream);color:var(--charcoal)}
.hub-login .lbox{width:100%;max-width:400px}
.hub-login .lbox svg{height:42px;margin-bottom:34px}
.hub-login .lbox .logo-ink{fill:var(--charcoal)}
.hubtop{position:sticky;top:0;z-index:50;background:rgba(15,15,15,.85);backdrop-filter:blur(12px);border-bottom:1px solid rgba(255,255,255,.1);padding:16px 0}
.hubtop .row{display:flex;align-items:center;justify-content:space-between;gap:20px}
.hubtop svg{height:30px}.hubtop .logo-ink{fill:var(--cream)}
.hubtop .who{display:flex;align-items:center;gap:12px;font-size:.85rem;color:#cbb79f}
.hub-hero{padding:clamp(40px,6vw,80px) 0 20px}
.hub-kpis{display:grid;grid-template-columns:repeat(4,1fr);gap:14px;margin:28px 0 10px}
.kpi{background:rgba(255,255,255,.04);border:1px solid rgba(255,255,255,.1);border-radius:3px;padding:22px 24px}
.kpi .k{font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:#9a9389}
.kpi .v{font-family:var(--serif);font-size:clamp(1.8rem,3vw,2.6rem);margin-top:.3em;color:var(--cream)}
.kpi .v.pos{color:#bda07f}
.prop-list{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:20px}
.pcard{background:rgba(255,255,255,.03);border:1px solid rgba(255,255,255,.1);border-radius:4px;overflow:hidden;cursor:pointer;transition:transform .5s var(--ease),border-color .4s}
.pcard:hover{transform:translateY(-6px);border-color:rgba(203,183,159,.5)}
.pcard .ph{aspect-ratio:16/10;overflow:hidden;position:relative}
.pcard .ph img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.pcard:hover .ph img{transform:scale(1.06)}
.pcard .ph .st{position:absolute;top:12px;left:12px}
.pcard .body{padding:20px}
.pcard .pn{font-family:var(--serif);font-size:1.7rem;line-height:1}
.pcard .pa{font-size:.76rem;color:#9a9389;margin-top:.5em;letter-spacing:.04em}
.pcard .nums{display:flex;justify-content:space-between;margin-top:16px;padding-top:16px;border-top:1px solid rgba(255,255,255,.1)}
.pcard .nums .n .k{font-size:.62rem;letter-spacing:.1em;text-transform:uppercase;color:#9a9389}
.pcard .nums .n .v{font-family:var(--serif);font-size:1.2rem;color:var(--cream)}
.prog-line{height:4px;background:rgba(255,255,255,.1);border-radius:3px;overflow:hidden;margin-top:14px}
.prog-line i{display:block;height:100%;background:linear-gradient(90deg,#9a6f4f,#cbb79f)}
.hub-status{font-size:.68rem;letter-spacing:.1em;text-transform:uppercase;color:#cbb79f;margin-top:.5em}

/* property dossier */
.dossier{display:none}
.dossier.on{display:block}
.hub-overview.hide{display:none}
.back-link{display:inline-flex;align-items:center;gap:.6em;color:#cbb79f;font-size:.8rem;letter-spacing:.1em;text-transform:uppercase;cursor:pointer;margin-bottom:24px}
.dos-hero{position:relative;border-radius:4px;overflow:hidden;min-height:46vh;display:flex;align-items:flex-end;margin-bottom:34px}
.dos-hero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.dos-hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent,rgba(15,15,15,.85))}
.dos-hero .dh{position:relative;z-index:2;padding:clamp(24px,3vw,44px)}
.dos-hero .dh h2{font-size:clamp(2.4rem,5vw,4rem)}
.dos-cols{display:grid;grid-template-columns:1.5fr 1fr;gap:34px;align-items:start}
.fin-table{background:rgba(255,255,255,.04);border:1px solid rgba(255,255,255,.1);border-radius:4px;padding:28px}
.fin-row{display:flex;justify-content:space-between;padding:14px 0;border-bottom:1px solid rgba(255,255,255,.08);font-size:.95rem}
.fin-row:last-child{border-bottom:none}
.fin-row .k{color:#9a9389}.fin-row .v{font-family:var(--serif);font-size:1.25rem}
.fin-row.hl .v{color:#cbb79f}
.timeline{position:relative;padding-left:26px;margin-top:10px}
.timeline::before{content:"";position:absolute;left:6px;top:6px;bottom:6px;width:1px;background:rgba(255,255,255,.18)}
.tl{position:relative;padding:0 0 26px}
.tl::before{content:"";position:absolute;left:-23px;top:4px;width:11px;height:11px;border-radius:50%;background:var(--charcoal);border:2px solid #6f6457}
.tl.done::before{background:#cbb79f;border-color:#cbb79f}
.tl.now::before{background:#9a6f4f;border-color:#cbb79f;box-shadow:0 0 0 4px rgba(203,183,159,.2)}
.tl .tlk{font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;color:#9a9389}
.tl .tlt{font-size:1.05rem;margin-top:.2em}
.reports{margin-top:14px}
.rep{border:1px solid rgba(255,255,255,.1);border-radius:4px;margin-bottom:10px;overflow:hidden;background:rgba(255,255,255,.02)}
.rep summary{padding:18px 22px;cursor:pointer;display:flex;justify-content:space-between;align-items:center;list-style:none;font-size:.95rem}
.rep summary::-webkit-details-marker{display:none}
.rep summary .rd{color:#cbb79f;font-family:var(--serif);font-size:1.15rem}
.rep summary .rc{font-size:.7rem;color:#9a9389;letter-spacing:.1em;text-transform:uppercase}
.rep .rbody{padding:0 22px 22px;color:rgba(244,241,236,.84);font-size:.92rem}
.rep .rbody h5{color:#cbb79f;font-family:var(--sans);font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;margin:16px 0 6px}
.rep .rbody ul{padding-left:18px}.rep .rbody li{margin:.3em 0}
.rep .gal{display:grid;grid-template-columns:repeat(4,1fr);gap:6px;margin-top:14px}
.rep .gal img{aspect-ratio:1;object-fit:cover;border-radius:2px}

/* ===========================================================
   ADMIN dashboard
   =========================================================== */
.adm{display:grid;grid-template-columns:266px 1fr;min-height:100vh;background:var(--cream)}
.adm-side{background:#141210;color:var(--cream);padding:30px 20px;position:sticky;top:0;height:100vh;display:flex;flex-direction:column;align-items:stretch}
.adm-logo{align-self:flex-start;height:46px;width:auto;max-width:80%;object-fit:contain;display:block;margin:2px 6px 6px}
.adm-sub{align-self:flex-start;margin:0 6px 30px;font-size:.6rem;letter-spacing:.3em;text-transform:uppercase;color:#7d756a}
.adm-nav{display:flex;flex-direction:column;gap:3px;flex:1}
.adm-nav button{display:flex;align-items:center;gap:13px;background:none;border:none;color:rgba(244,241,236,.64);font-family:var(--sans);
  font-size:.9rem;padding:.85em 1.05em;border-radius:7px;cursor:pointer;text-align:left;transition:.25s var(--ease);width:100%;position:relative}
.adm-nav button .ic{width:20px;text-align:center;opacity:.7;font-size:.95rem}
.adm-nav button:hover{background:rgba(255,255,255,.06);color:#fff}
.adm-nav button.on{background:rgba(154,111,79,.2);color:#fff}
.adm-nav button.on::before{content:"";position:absolute;left:0;top:20%;bottom:20%;width:3px;border-radius:3px;background:var(--accent-warm)}
.adm-nav .badge-n{margin-left:auto;background:var(--accent-warm);color:#fff;font-size:.64rem;padding:.15em .55em;border-radius:20px;font-weight:500}
.adm-nav button.on .badge-n{background:rgba(255,255,255,.24)}
.adm-side .who{border-top:1px solid rgba(255,255,255,.12);padding-top:18px;margin-top:14px;font-size:.8rem;color:#cbb79f;line-height:1.7;display:flex;flex-direction:column;gap:1px}
.adm-side .who .nm{color:var(--cream);font-family:var(--serif);font-size:1.2rem;line-height:1.2}
.adm-side .who .lang{margin-bottom:12px}
.adm-main{padding:clamp(24px,3.4vw,52px);overflow-x:hidden;max-width:1560px}
.adm-head{display:flex;justify-content:space-between;align-items:flex-end;gap:16px;margin-bottom:34px;flex-wrap:wrap;padding-bottom:22px;border-bottom:1px solid var(--line)}
.adm-head h1{font-size:clamp(1.8rem,3vw,2.7rem);font-family:var(--serif);font-weight:500;letter-spacing:-.01em}
.adm-head .lang{color:var(--charcoal)}
.apage{display:none;animation:fade .4s}.apage.on{display:block}
.kgrid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;margin-bottom:30px}
.kc{background:var(--white);border:1px solid var(--line);border-radius:9px;padding:28px 26px;position:relative;overflow:hidden;transition:transform .4s var(--ease),box-shadow .4s}
.kc::before{content:"";position:absolute;top:0;left:0;right:0;height:2px;background:linear-gradient(90deg,var(--accent),var(--accent-warm));transform:scaleX(0);transform-origin:left;transition:transform .5s var(--ease)}
.kc:hover{transform:translateY(-4px);box-shadow:var(--shadow)}.kc:hover::before{transform:scaleX(1)}
.kc .k{font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.kc .v{font-family:var(--serif);font-size:2.8rem;line-height:1;margin-top:.28em;color:var(--charcoal)}
.kc .d{font-size:.76rem;margin-top:.7em;color:var(--muted)}.kc .d.up{color:#5c7a52}.kc .d.dn{color:#b4524a}
.panel{background:var(--white);border:1px solid var(--line);border-radius:9px;padding:clamp(22px,2.4vw,32px);margin-bottom:22px}
.panel h3{font-family:var(--sans);font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;color:var(--gray);margin-bottom:22px;font-weight:600}
.tbl{width:100%;border-collapse:collapse;font-size:.9rem}
.tbl th{text-align:left;font-weight:500;color:var(--muted);font-size:.66rem;letter-spacing:.12em;text-transform:uppercase;padding:0 16px 15px;border-bottom:1px solid var(--line)}
.tbl td{padding:17px 16px;border-bottom:1px solid var(--line-soft);vertical-align:middle}
.tbl tr:last-child td{border-bottom:none}
.tbl tr:hover td{background:#faf8f3}
.pill{display:inline-flex;font-size:.64rem;letter-spacing:.1em;text-transform:uppercase;padding:.4em .8em;border-radius:20px;font-weight:500}
.pill.new{background:#e7ddcb;color:var(--accent)}
.pill.hot{background:#9a6f4f;color:#fff}
.pill.acq{background:#dfe7d8;color:#4a5c3e}
.pill.buy{background:#d8e0e7;color:#3e4f5c}
.pill.cap{background:#3a2f24;color:#e8d8c2}
.pill.gen{background:#e2ddd4;color:var(--gray)}
.pill.open{background:#f0e2c4;color:#8a6d2e}
.pill.done{background:#dfe7d8;color:#4a5c3e}
.bars{display:flex;align-items:flex-end;gap:12px;height:180px;padding-top:10px}
.bars .b{flex:1;background:linear-gradient(180deg,#b08560,#493f33);border-radius:5px 5px 0 0;position:relative;min-height:4px;transition:height 1s var(--ease)}
.bars .b span{position:absolute;bottom:-24px;left:0;right:0;text-align:center;font-size:.66rem;color:var(--muted);letter-spacing:.05em}
.adm-two{display:grid;grid-template-columns:1.4fr 1fr;gap:22px}
.donut-wrap{display:flex;align-items:center;gap:26px}
.legend{display:flex;flex-direction:column;gap:11px;font-size:.86rem}
.legend .li{display:flex;align-items:center;gap:9px}.legend .sw{width:12px;height:12px;border-radius:3px}
.adm-msg{display:flex;gap:16px;padding:18px 20px;border:1px solid var(--line);border-radius:8px;margin-bottom:12px;background:var(--white);cursor:pointer;transition:transform .3s var(--ease),box-shadow .3s}
.adm-msg:hover{box-shadow:var(--shadow);transform:translateY(-2px)}
.adm-msg .av{width:46px;height:46px;border-radius:50%;background:linear-gradient(140deg,var(--accent-warm),var(--accent));color:#fff;display:flex;align-items:center;justify-content:center;font-family:var(--serif);font-size:1.2rem;flex-shrink:0}
.adm-msg .mh{display:flex;justify-content:space-between;gap:10px;align-items:baseline}
.adm-msg .mh b{font-weight:500;font-size:.98rem}.adm-msg .mh .t{font-size:.72rem;color:var(--muted);white-space:nowrap}
.adm-msg .mp{font-size:.88rem;color:var(--ink);margin-top:.4em;line-height:1.55}
.adm-mob-top{display:none}

/* admin — CRM board + Investor Hub manager */
.crm-bar{display:flex;justify-content:space-between;align-items:center;gap:16px;margin-bottom:20px;flex-wrap:wrap}
.crm-bar .btn{padding:.8em 1.4em;font-size:.72rem}
.crm-board{display:grid;grid-template-columns:repeat(4,1fr);gap:14px;align-items:start}
.crm-col{background:var(--white);border:1px solid var(--line);border-radius:5px;padding:14px;min-height:220px}
.crm-colh{font-size:.7rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);margin-bottom:14px;display:flex;justify-content:space-between;align-items:center}
.crm-colh span{background:var(--beige);border-radius:20px;padding:.1em .6em;color:var(--gray);font-size:.72rem}
.lead-card{background:var(--cream);border:1px solid var(--line);border-radius:4px;padding:14px;margin-bottom:10px;cursor:pointer;transition:box-shadow .3s,transform .3s}
.lead-card:hover{box-shadow:var(--shadow);transform:translateY(-2px)}
.lead-card.hot{border-color:var(--accent-warm);background:#fbf3ea}
.lead-card b{font-weight:500;font-size:.92rem}
.lc-v{font-size:.8rem;color:var(--muted);margin-top:.4em;line-height:1.5}
.lc-move{display:flex;gap:6px;margin-top:10px}
.lc-move button{flex:1;border:1px solid var(--line);background:var(--white);border-radius:3px;cursor:pointer;padding:.3em;font-size:.9rem;color:var(--gray)}
.lc-move button:hover{background:var(--accent);color:#fff;border-color:var(--accent)}
.crm-empty{color:#c9bfb0;text-align:center;padding:24px 0}
.hub-mc{background:var(--white);border:1px solid var(--line);border-radius:6px;padding:clamp(18px,2.2vw,26px);margin-bottom:16px}
.hub-mc-h{display:flex;justify-content:space-between;align-items:center;gap:16px;flex-wrap:wrap;margin-bottom:18px}
.hub-mc-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
.hub-f{display:flex;flex-direction:column;gap:6px}
.hub-f label{font-size:.66rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.hub-f input[type=text],.hub-f input[type=number]{padding:.55em .65em;border:1px solid var(--line);border-radius:3px;background:var(--cream);font-family:var(--sans);font-size:.9rem;width:100%}
.hub-f input[type=range]{accent-color:var(--accent);width:100%}
.rng-v{font-size:.78rem;color:var(--accent)}
.hub-mc-f{display:flex;justify-content:space-between;align-items:center;gap:12px;margin-top:18px;padding-top:16px;border-top:1px solid var(--line-soft);flex-wrap:wrap}
.mini-btn{border:1px solid var(--line);background:var(--cream);border-radius:30px;padding:.55em 1.1em;font-family:var(--sans);font-size:.74rem;cursor:pointer;color:var(--charcoal)}
.mini-btn:hover{border-color:var(--accent)}
.mini-btn.solid{background:var(--accent);color:#fff;border-color:var(--accent)}
@media(max-width:980px){.crm-board{grid-template-columns:1fr 1fr}.hub-mc-grid{grid-template-columns:1fr 1fr}}
@media(max-width:600px){.crm-board{grid-template-columns:1fr}.hub-mc-grid{grid-template-columns:1fr 1fr}}

/* ===========================================================
   COOKIE banner
   =========================================================== */
.cookie{position:fixed;left:20px;right:20px;bottom:20px;max-width:560px;background:var(--charcoal);color:var(--cream);
  padding:22px 24px;border-radius:4px;z-index:1500;box-shadow:var(--shadow);transform:translateY(140%);transition:transform .6s var(--ease)}
.cookie.show{transform:none}
.cookie p{font-size:.85rem;color:rgba(244,241,236,.82);margin-bottom:14px}
.cookie p a{color:#cbb79f;text-decoration:underline}
.cookie .cbtns{display:flex;gap:10px;flex-wrap:wrap}
.cookie .btn{padding:.7em 1.3em;font-size:.72rem}

/* ===========================================================
   responsive
   =========================================================== */
@media(max-width:1024px){
  .split,.split.rev,.haus-teaser,.contact-grid,.dos-cols,.hub-login{grid-template-columns:1fr}
  .prop-list,.hub-kpis{grid-template-columns:repeat(2,1fr)}
  .three,.involved{grid-template-columns:1fr 1fr}
  .adm{grid-template-columns:1fr}
  .adm-side{position:fixed;left:0;top:0;width:266px;transform:translateX(-100%);transition:transform .4s var(--ease);z-index:200}
  .adm-mob-top .adm-logo{height:34px;width:auto;max-width:60vw;object-fit:contain}
  .adm.mopen .adm-side{transform:none}
  .adm-mob-top{display:flex;justify-content:space-between;align-items:center;padding:14px 18px;background:var(--charcoal);color:var(--cream);position:sticky;top:0;z-index:100}
  .adm-mob-top svg{height:26px}.adm-mob-top .logo-ink{fill:var(--cream)}
  .kgrid,.adm-two{grid-template-columns:1fr 1fr}
  .contact-info{position:static}
  .hub-login .vis{display:none}
}
@media(max-width:720px){
  .navlinks{display:none}.burger{display:flex}
  .stats{grid-template-columns:1fr 1fr}.stat:nth-child(4n){border-right:1px solid var(--line)}.stat:nth-child(2n){border-right:none}
  .three,.involved,.two,.proj-grid,.prop-list,.hub-kpis,.kgrid,.adm-two,.field.two-col,.opt-cards{grid-template-columns:1fr}
  .why-row,.pstep{grid-template-columns:1fr;gap:8px}
  .foot-grid{grid-template-columns:1fr}
  .haus-teaser .media img{min-height:280px}
  .dos-cols{grid-template-columns:1fr}
  .rep .gal{grid-template-columns:repeat(3,1fr)}
}
/* ===========================================================
   CINEMATIC LAYER — grain · ghost words · scrub text · expand · media-in
   =========================================================== */
/* real-logo image sizing (hub + admin) */
.lbox-logo{height:46px;width:auto;display:block;margin-bottom:34px}
.hubtop-logo{height:30px;width:auto;display:block}
.adm-side .adm-logo{height:36px;width:auto;display:block;margin:4px 8px 30px}
.adm-mob-top .adm-logo{height:26px;width:auto;display:block}

/* film grain overlay */
.grain{position:fixed;inset:0;width:100%;height:100%;pointer-events:none;z-index:8000;opacity:.04;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='160' height='160'%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");
  mix-blend-mode:overlay}

/* WebGL hero canvas (sits over the fallback img) */
.hero .glcanvas{position:absolute;inset:0;width:100%;height:100%;z-index:-2;opacity:0;transition:opacity 1.2s var(--ease)}
.hero.gl-on .glcanvas{opacity:1}
.hero.gl-on .hero-media img{opacity:0}
/* thin column guides */
.guides{position:absolute;inset:0;z-index:-1;pointer-events:none;opacity:.5;
  background-image:linear-gradient(90deg,rgba(245,243,238,.08) 1px,transparent 1px);background-size:25% 100%}

/* hero refinements */
.hero h1.display{font-size:clamp(2.1rem,4.4vw,4rem);font-weight:500;letter-spacing:-.025em;line-height:1.06;max-width:none}
.hero h1.display .reveal-line>span{white-space:nowrap}
@media(max-width:520px){.hero h1.display .reveal-line>span{white-space:normal}}
.hero .hero-index{position:absolute;top:120px;right:var(--pad);font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:rgba(244,241,236,.6);writing-mode:vertical-rl}

/* ghost word */
.ghost{font-family:var(--serif);font-weight:500;line-height:.8;color:var(--charcoal);opacity:.05;
  font-size:clamp(5rem,22vw,20rem);letter-spacing:-.02em;user-select:none;pointer-events:none;white-space:nowrap}
.sec-dark .ghost{color:var(--cream);opacity:.06}
.ghost-wrap{position:relative}
.ghost-abs{position:absolute;top:-.2em;left:50%;transform:translateX(-50%);z-index:0}
.ghost-wrap >*:not(.ghost-abs){position:relative;z-index:1}

/* manifesto (large scrubbed statement) */
.manifesto{font-family:var(--serif);font-weight:500;font-size:clamp(1.7rem,3.9vw,3.1rem);line-height:1.3;letter-spacing:-.01em;color:var(--charcoal)}

/* scrubbed word reveal (bellavista) — soft */
.scrub .w{display:inline-block;opacity:.22;filter:blur(3px);transition:opacity .9s var(--ease),filter .9s var(--ease)}
.scrub .w.lit{opacity:1;filter:blur(0)}
.sec-dark .scrub .w{opacity:.26}

/* expanding image entrance (eunoea) — on warm cream, editorial */
.expand-sec{position:relative;height:240vh;background:var(--cream)}
.expand-sticky{position:sticky;top:0;height:100vh;display:flex;align-items:center;justify-content:center;overflow:clip;background:var(--cream)}
.expand-intro{position:absolute;top:13%;left:0;right:0;z-index:4;text-align:center;padding:0 var(--pad);will-change:opacity}
.expand-intro .eyebrow{justify-content:center}
.expand-intro h2{margin-top:.35em;color:var(--charcoal)}
.expand-ghost{position:absolute;bottom:8%;left:50%;transform:translateX(-50%);z-index:1;
  font-family:var(--serif);font-weight:500;font-size:clamp(6rem,20vw,18rem);line-height:.8;color:var(--charcoal);opacity:.05;white-space:nowrap;pointer-events:none;will-change:opacity}
.expand-frame{position:relative;z-index:2;width:min(880px,86vw);aspect-ratio:16/10;border-radius:4px;overflow:hidden;
  transform-origin:center center;will-change:transform}
.expand-frame img{width:100%;height:100%;object-fit:cover}
.expand-frame::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(15,15,15,.05) 0%,rgba(15,15,15,.0) 35%,rgba(15,15,15,.6) 100%);opacity:0;transition:opacity .6s}
.expand-sec.cap-on .expand-frame::after{opacity:1}
.expand-cap{position:absolute;inset:auto 0 9% 0;z-index:5;padding:0 var(--pad);color:var(--cream);
  text-align:center;opacity:0;transform:translateY(24px);transition:opacity .7s var(--ease),transform .7s var(--ease)}
.expand-sec.cap-on .expand-cap{opacity:1;transform:none}
.expand-cap h2{font-size:clamp(2rem,4.4vw,3.6rem);max-width:18ch;margin:.35em auto 0}

/* property detail page */
.prop-top{display:grid;grid-template-columns:1.4fr .85fr;gap:clamp(34px,6vw,80px);align-items:start}
.prop-facts{border-top:1px solid var(--line)}
.pf-row{display:flex;justify-content:space-between;gap:16px;padding:15px 0;border-bottom:1px solid var(--line-soft)}
.pf-k{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.pf-v{font-family:var(--serif);font-size:1.15rem;color:var(--charcoal);text-align:right}
.pgal{display:grid;grid-template-columns:repeat(2,1fr);gap:14px}
.pg-item{overflow:hidden;border-radius:4px;aspect-ratio:4/3}
.pg-item.wide{grid-column:1/-1;aspect-ratio:16/8}
.pg-item img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease)}
.pg-item:hover img{transform:scale(1.05)}
.pmore{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.pm-card{display:block;cursor:pointer}
.pm-ph{aspect-ratio:4/3;overflow:hidden;border-radius:4px}
.pm-ph img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.pm-card:hover .pm-ph img{transform:scale(1.06)}
.pm-name{font-family:var(--serif);font-size:1.5rem;color:var(--cream);margin-top:.5em}
.pm-loc{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:#9a9389;margin-top:.3em}
@media(max-width:820px){.prop-top{grid-template-columns:1fr;gap:30px}.pmore{grid-template-columns:1fr}.pg-item.wide{aspect-ratio:16/10}}

/* featured — interactive index (eunoea) */
.feat{display:grid;grid-template-columns:1fr 1fr;gap:clamp(34px,5vw,72px);align-items:start}
.feat-media{position:sticky;top:104px;aspect-ratio:4/5;border-radius:5px;overflow:hidden;background:var(--beige);box-shadow:var(--shadow)}
.feat-media img{width:100%;height:100%;object-fit:cover;transition:opacity .35s var(--ease),transform 1.2s var(--ease)}
.feat-media:hover img{transform:scale(1.04)}
.feat-meta{position:absolute;left:0;right:0;bottom:0;z-index:2;padding:clamp(20px,2.6vw,36px);color:var(--cream);background:linear-gradient(transparent,rgba(15,15,15,.72))}
.fm-name{font-family:var(--serif);font-size:clamp(2rem,3.4vw,3rem);line-height:1}
.fm-loc{font-size:.75rem;letter-spacing:.16em;text-transform:uppercase;color:rgba(244,241,236,.82);margin-top:.6em}
.feat-list{border-top:1px solid var(--line)}
.feat-item{display:grid;grid-template-columns:auto 1fr auto;gap:20px;align-items:baseline;padding:24px 4px;border-bottom:1px solid var(--line);cursor:pointer;transition:padding .45s var(--ease)}
.feat-item:hover{padding-left:22px}
.fi-no{font-family:var(--serif);font-style:italic;font-size:1rem;color:var(--accent)}
.fi-name{font-family:var(--serif);font-size:clamp(1.7rem,2.8vw,2.5rem);line-height:1;color:var(--muted);transition:color .45s var(--ease)}
.feat-item:hover .fi-name,.feat-item.on .fi-name{color:var(--charcoal)}
.fi-loc{font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);text-align:right}
@media(max-width:860px){.feat{grid-template-columns:1fr;gap:28px}.feat-media{position:relative;top:0;aspect-ratio:16/11}}

/* team grid (aligned, consistent circles) */
.team-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(24px,4vw,56px);align-items:start}
.team-card{text-align:center}
.team-photo{width:190px;height:190px;border-radius:50%;overflow:hidden;margin:0 auto 26px;background:var(--beige);filter:grayscale(1);transition:filter .5s var(--ease)}
.team-card:hover .team-photo{filter:grayscale(0)}
.team-photo img{width:100%;height:100%;object-fit:cover;object-position:center top;display:block}
.team-bio{color:var(--ink);font-size:.94rem;line-height:1.6;max-width:34ch;margin:0 auto}
@media(max-width:760px){.team-grid{grid-template-columns:1fr;gap:44px}}

/* gradient flow hero -> step inside (eunoea) */
.flow-grad{height:46vh;background:linear-gradient(180deg,var(--charcoal) 0%,#241f1a 45%,var(--cream) 100%)}

/* WHAT WE DO — rooms (bellavista) */
.rooms-sec{position:relative;min-height:94vh;display:flex;align-items:center;overflow:hidden;color:var(--cream);padding:clamp(60px,8vw,110px) 0}
.rooms-bg{position:absolute;inset:0;z-index:0}
.rooms-bg img{width:100%;height:100%;object-fit:cover}
.rooms-sec::after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(15,15,15,.62),rgba(15,15,15,.42) 50%,rgba(15,15,15,.76))}
.rooms-overlay{position:relative;z-index:2;width:100%}
.rooms-head{text-align:center;margin-bottom:46px}
.rooms-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid rgba(244,241,236,.22)}
.room{padding:clamp(30px,3vw,54px) clamp(20px,2vw,34px);border-right:1px solid rgba(244,241,236,.22);border-bottom:1px solid rgba(244,241,236,.22);cursor:pointer;transition:background .45s var(--ease)}
.room:last-child{border-right:none}
.room:hover{background:rgba(244,241,236,.07)}
.room .rix{font-family:var(--serif);font-style:italic;font-size:1.15rem;color:#cbb79f;margin-bottom:16px}
.room-title{font-family:var(--serif);font-size:clamp(1.7rem,2.8vw,2.7rem);line-height:1.04;color:rgba(244,241,236,.5);transition:color .45s var(--ease)}
.room:hover .room-title{color:var(--cream)}
.room-desc{max-height:0;overflow:hidden;opacity:0;color:rgba(244,241,236,.82);font-size:.92rem;line-height:1.6;transition:max-height .55s var(--ease),opacity .5s,margin .55s}
.room:hover .room-desc{max-height:260px;opacity:1;margin-top:18px}
.rooms-foot{text-align:center;margin-top:46px}
@media(max-width:760px){.rooms-grid{grid-template-columns:1fr}.room{border-right:none}.room-desc{max-height:260px;opacity:1;margin-top:14px}.room-title{color:var(--cream)}}

/* media clip+scale reveal (mariven) */
.media-in{clip-path:inset(0 0 100% 0);transform:scale(1.1);transition:clip-path 1.2s var(--ease),transform 1.4s var(--ease)}
.media-in.in{clip-path:inset(0 0 0 0);transform:scale(1)}

/* magnetic targets */
.magnetic{will-change:transform}

@media(max-width:720px){.expand-sec{height:160vh}.guides{background-size:50% 100%}}
@media(prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important}
  .r,.reveal-line>span,.media-in{opacity:1!important;transform:none!important;clip-path:none!important}
  .scrub .w{opacity:1!important;filter:none!important}.grain{display:none}
  .expand-sec{height:auto}.expand-sticky{position:relative;height:auto;padding:60px 0}.expand-frame{width:90%}}