:root {
  color-scheme: light;
  --ink: #102825;
  --ink-2: #26433e;
  --muted: #60736f;
  --paper: #f3f6f2;
  --surface: #e6ede8;
  --panel: #f8faf7;
  --line: #ccd8d1;
  --accent: #9e3f30;
  --accent-hover: #803226;
  --accent-soft: #f1ded8;
  --success: #2e6b50;
  --warning: #8d6422;
  --display: "Sora", "Be Vietnam Pro", sans-serif;
  --body: "Be Vietnam Pro", system-ui, sans-serif;
  --radius-media: 12px;
  --radius-control: 8px;
  --radius-input: 6px;
  --shadow: 0 24px 70px rgb(36 67 62 / .13);
  --ease: cubic-bezier(.23, 1, .32, 1);
  --container: 1320px;
  --header-h: 72px;
}

@media (prefers-color-scheme: dark) {
  :root {
    color-scheme: dark;
    --ink: #eef4ef;
    --ink-2: #c6d6ce;
    --muted: #9fb4aa;
    --paper: #0d211e;
    --surface: #142c28;
    --panel: #19332e;
    --line: #345049;
    --accent: #d07861;
    --accent-hover: #dc927e;
    --accent-soft: #4b2924;
    --success: #7ebd98;
    --warning: #ddb66e;
    --shadow: 0 24px 70px rgb(3 11 10 / .35);
  }
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--body);
  font-size: 17px;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
}
body.modal-open { overflow: hidden; }
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; }
button { color: inherit; }
:focus-visible { outline: 3px solid var(--accent); outline-offset: 3px; }
.skip-link { position: fixed; left: 16px; top: -80px; z-index: 9999; background: var(--ink); color: var(--paper); padding: 10px 16px; border-radius: 6px; }
.skip-link:focus { top: 16px; }
.container { width: min(calc(100% - 40px), var(--container)); margin-inline: auto; }
.container--reading { width: min(calc(100% - 40px), 760px); margin-inline: auto; }
.section { padding-block: clamp(64px, 8vw, 112px); }
.section--tight { padding-block: 48px; }
.surface { background: var(--surface); }
.display { font-family: var(--display); letter-spacing: -.035em; line-height: 1.08; }
.muted { color: var(--muted); }
.eyebrow { margin: 0 0 14px; color: var(--accent); font-size: .75rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.section-heading { max-width: 760px; margin-bottom: 38px; }
.section-heading h2 { margin: 0 0 14px; font: 600 clamp(2rem, 4vw, 3.5rem)/1.1 var(--display); letter-spacing: -.035em; }
.section-heading p { max-width: 62ch; margin: 0; color: var(--muted); }
.stack { display: grid; gap: 18px; }
.cluster { display: flex; flex-wrap: wrap; align-items: center; gap: 12px; }
.divider { height: 1px; background: var(--line); }

.site-header { position: sticky; top: 0; z-index: 100; min-height: var(--header-h); background: color-mix(in srgb, var(--paper) 93%, transparent); border-bottom: 1px solid var(--line); backdrop-filter: blur(18px); }
.header-inner { min-height: var(--header-h); display: grid; grid-template-columns: auto 1fr auto; align-items: center; gap: 32px; }
.brand { display: inline-flex; align-items: center; gap: 10px; font: 700 1.12rem/1 var(--display); letter-spacing: -.04em; }
.brand-mark { width: 32px; height: 32px; display: grid; place-items: center; border: 1px solid currentColor; border-radius: 50%; color: var(--accent); font-weight: 600; }
.desktop-nav { justify-self: center; display: flex; align-items: center; gap: 26px; font-size: .9rem; font-weight: 600; }
.desktop-nav a { padding-block: 24px; }
.desktop-nav a:hover, .desktop-nav a[aria-current="page"] { color: var(--accent); }
.header-actions { display: flex; gap: 8px; }
.mobile-menu-btn { display: none; }
.mobile-drawer { display: none; }

.btn { min-height: 44px; display: inline-flex; align-items: center; justify-content: center; gap: 9px; padding: 10px 18px; border: 1px solid transparent; border-radius: var(--radius-control); background: none; cursor: pointer; font-weight: 700; white-space: nowrap; transition: transform 140ms var(--ease), background 200ms var(--ease), border-color 200ms var(--ease); }
.btn:active { transform: translateY(1px); }
.btn--primary { background: var(--accent); color: #f7faf6; }
.btn--primary:hover { background: var(--accent-hover); }
.btn--secondary { border-color: var(--line); background: var(--panel); }
.btn--secondary:hover { border-color: var(--ink-2); }
.btn--ghost { padding-inline: 10px; }
.btn--icon { width: 44px; padding: 0; border-color: var(--line); background: var(--panel); }

.hero { min-height: min(760px, calc(100dvh - var(--header-h))); display: grid; grid-template-columns: minmax(0, .85fr) minmax(420px, 1.15fr); align-items: stretch; background: var(--surface); overflow: hidden; }
.hero-copy { display: flex; flex-direction: column; justify-content: center; padding: clamp(48px, 7vw, 110px) max(24px, calc((100vw - var(--container))/2)); padding-right: clamp(40px, 6vw, 92px); }
.hero h1 { margin: 0 0 22px; max-width: 11ch; font: 600 clamp(2.8rem, 5.8vw, 5.8rem)/1.02 var(--display); letter-spacing: -.055em; }
.hero-copy > p:not(.eyebrow) { max-width: 48ch; margin: 0 0 30px; color: var(--muted); font-size: 1.05rem; }
.hero-media { min-height: 520px; overflow: hidden; }
.hero-media img { width: 100%; height: 100%; object-fit: cover; object-position: center; }
.search-panel { position: relative; z-index: 3; margin-top: -34px; }
.search-form { display: grid; grid-template-columns: repeat(4, 1fr) auto; gap: 10px; padding: 16px; border: 1px solid var(--line); border-radius: var(--radius-media); background: var(--panel); box-shadow: var(--shadow); }
.field { display: grid; gap: 7px; }
.field label { color: var(--ink-2); font-size: .78rem; font-weight: 700; }
.field input, .field select, .field textarea { width: 100%; min-height: 48px; padding: 11px 13px; border: 1px solid var(--line); border-radius: var(--radius-input); background: var(--paper); color: var(--ink); }
.field textarea { min-height: 116px; resize: vertical; }
.field input::placeholder, .field textarea::placeholder { color: var(--muted); opacity: 1; }
.form-note { margin: 0; color: var(--muted); font-size: .76rem; }
.form-status { min-height: 24px; margin: 0; color: var(--success); font-weight: 700; }

.property-rail { display: grid; grid-auto-flow: column; grid-auto-columns: minmax(285px, 350px); gap: 18px; overflow-x: auto; scroll-snap-type: x mandatory; scrollbar-width: thin; padding-bottom: 18px; }
.property-card { scroll-snap-align: start; min-width: 0; }
.property-card-media { position: relative; aspect-ratio: 4/3; overflow: hidden; border-radius: var(--radius-media); background: var(--surface); }
.property-card-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 360ms var(--ease); }
.property-card:hover img { transform: scale(1.035); }
.property-card-body { padding: 18px 3px 0; }
.property-card h3 { margin: 7px 0 8px; font: 600 1.15rem/1.35 var(--display); letter-spacing: -.025em; }
.property-card p { margin: 0; color: var(--muted); }
.price { color: var(--accent); font-weight: 700; }
.tag { display: inline-flex; align-items: center; min-height: 28px; padding: 4px 9px; border-radius: 999px; background: var(--surface); color: var(--ink-2); font-size: .72rem; font-weight: 700; }
.story-grid { display: grid; grid-template-columns: 1.25fr .75fr; gap: clamp(32px, 6vw, 88px); align-items: center; }
.story-media { aspect-ratio: 16/11; overflow: hidden; border-radius: var(--radius-media); }
.story-media img { width: 100%; height: 100%; object-fit: cover; }
.story-copy h2 { margin: 0 0 18px; font: 600 clamp(2.2rem, 4.5vw, 4.2rem)/1.08 var(--display); letter-spacing: -.045em; }
.story-copy p { color: var(--muted); }
.facts-line { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; margin-block: 28px; }
.facts-line strong { display: block; font: 600 1.5rem/1.2 var(--display); }
.facts-line span { color: var(--muted); font-size: .82rem; }
.founder-panel { display: grid; grid-template-columns: minmax(260px, .65fr) 1fr; gap: 50px; align-items: center; }
.founder-panel img { width: 100%; aspect-ratio: 4/5; object-fit: cover; object-position: top center; border-radius: var(--radius-media); }
.founder-panel blockquote { margin: 0; font: 500 clamp(1.7rem, 3vw, 2.8rem)/1.3 var(--display); letter-spacing: -.035em; }
.founder-panel cite { display: block; margin-top: 20px; color: var(--muted); font-style: normal; }
.article-strip { display: grid; grid-template-columns: 1.3fr .7fr .7fr; gap: 18px; }
.article-tile img { width: 100%; aspect-ratio: 16/10; object-fit: cover; border-radius: var(--radius-media); }
.article-tile h3 { margin: 13px 0 6px; font: 600 1.05rem/1.4 var(--display); }
.article-tile:first-child h3 { font-size: clamp(1.4rem, 2vw, 2rem); }

.page-intro { padding-block: 64px 42px; }
.breadcrumbs { display: flex; flex-wrap: wrap; align-items: center; gap: 8px; margin-bottom: 22px; color: var(--muted); font-size: .82rem; }
.page-intro h1, .property-title h1 { margin: 0; font: 600 clamp(2.3rem, 5vw, 4.7rem)/1.08 var(--display); letter-spacing: -.05em; }
.page-intro p { max-width: 64ch; margin: 16px 0 0; color: var(--muted); }
.listing-layout { display: grid; grid-template-columns: 250px 1fr; gap: 36px; align-items: start; }
.filter-panel { position: sticky; top: 94px; display: grid; gap: 18px; padding: 22px; border: 1px solid var(--line); border-radius: var(--radius-media); background: var(--panel); }
.filter-panel h2 { margin: 0; font: 600 1.25rem var(--display); }
.listing-toolbar { display: flex; justify-content: space-between; align-items: center; gap: 14px; margin-bottom: 22px; }
.listing-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 28px 18px; }
.filter-toggle { display: none; }
.empty-state { display: none; padding: 60px 20px; text-align: center; border: 1px solid var(--line); border-radius: var(--radius-media); }

.property-title { padding-block: 42px 24px; }
.property-title-row { display: flex; justify-content: space-between; align-items: flex-end; gap: 28px; }
.property-title h1 { max-width: 18ch; font-size: clamp(2rem, 4.2vw, 3.8rem); }
.property-location { display: flex; align-items: center; gap: 8px; margin: 12px 0 0; color: var(--muted); }
.gallery-mosaic { height: clamp(420px, 42vw, 600px); display: grid; grid-template-columns: 2fr 1fr 1fr; grid-template-rows: repeat(2, 1fr); gap: 10px; overflow: hidden; border-radius: var(--radius-media); background: var(--surface); }
.gallery-cell { position: relative; min-width: 0; min-height: 0; padding: 0; border: 0; background: none; cursor: zoom-in; overflow: hidden; }
.gallery-cell--main { grid-row: 1 / 3; }
.gallery-cover { width: 100%; height: 100%; object-fit: cover; object-position: center; transition: transform 300ms var(--ease); }
.gallery-cell:hover .gallery-cover { transform: scale(1.025); }
.gallery-more { position: absolute; inset: 0; display: grid; place-content: center; gap: 8px; background: rgb(9 26 23 / .66); color: #f7faf6; font-weight: 700; text-align: center; }
.gallery-more i { font-size: 1.65rem; }
.gallery-more--mobile { display: none; }
.property-layout { display: grid; grid-template-columns: minmax(0, 2fr) minmax(300px, 1fr); gap: clamp(34px, 5vw, 68px); align-items: start; }
.quick-facts { display: grid; grid-template-columns: repeat(5, 1fr); margin: 0 0 44px; border-block: 1px solid var(--line); }
.quick-fact { padding: 18px 12px; }
.quick-fact + .quick-fact { border-left: 1px solid var(--line); }
.quick-fact span { display: block; color: var(--muted); font-size: .76rem; }
.quick-fact strong { display: block; margin-top: 4px; }
.anchor-nav { position: sticky; top: 72px; z-index: 20; display: flex; gap: 24px; overflow-x: auto; padding: 15px 0; background: var(--paper); border-bottom: 1px solid var(--line); }
.anchor-nav a { flex: 0 0 auto; color: var(--muted); font-size: .85rem; font-weight: 700; }
.anchor-nav a:hover { color: var(--accent); }
.detail-section { scroll-margin-top: 140px; padding-block: 42px; border-bottom: 1px solid var(--line); }
.detail-section h2 { margin: 0 0 18px; font: 600 clamp(1.6rem, 3vw, 2.4rem)/1.2 var(--display); letter-spacing: -.035em; }
.detail-section p { max-width: 70ch; color: var(--ink-2); }
.amenity-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 12px; }
.amenity-item { display: flex; gap: 10px; padding: 15px; background: var(--surface); border-radius: var(--radius-control); }
.lead-panel { position: sticky; top: 96px; padding: 26px; border: 1px solid var(--line); border-radius: var(--radius-media); background: var(--panel); box-shadow: var(--shadow); }
.lead-panel h2 { margin: 4px 0 8px; font: 600 1.55rem var(--display); }
.lead-price { margin: 0 0 20px; color: var(--accent); font: 600 2.15rem var(--display); }
.agent { display: grid; grid-template-columns: 58px 1fr; align-items: center; gap: 13px; margin-bottom: 20px; padding-bottom: 18px; border-bottom: 1px solid var(--line); }
.agent img { width: 58px; height: 58px; object-fit: cover; object-position: top; border-radius: 50%; }
.agent strong, .agent span { display: block; }
.agent span { color: var(--muted); font-size: .8rem; }
.mobile-contact-bar { display: none; }

.gallery-modal { position: fixed; inset: 0; z-index: 1000; display: grid; grid-template-rows: auto minmax(0, 1fr) auto; background: #081612; color: #f7faf6; }
.gallery-modal[hidden] { display: none; }
.gallery-modal-top { min-height: 64px; display: flex; align-items: center; justify-content: space-between; padding: 10px 20px; }
.gallery-modal-stage { position: relative; min-height: 0; display: grid; place-items: center; padding: 8px 74px; }
.gallery-full-image { width: 100%; height: 100%; max-height: calc(100dvh - 190px); object-fit: contain; object-position: center; }
.gallery-arrow { position: absolute; top: 50%; transform: translateY(-50%); }
.gallery-arrow--prev { left: 18px; }
.gallery-arrow--next { right: 18px; }
.gallery-thumbs { display: flex; gap: 8px; overflow-x: auto; padding: 12px 20px 18px; scroll-behavior: smooth; }
.gallery-thumb { flex: 0 0 86px; height: 62px; padding: 0; border: 2px solid transparent; border-radius: 6px; background: #142824; overflow: hidden; cursor: pointer; opacity: .62; }
.gallery-thumb[aria-current="true"] { border-color: #d07861; opacity: 1; }
.gallery-thumb img { width: 100%; height: 100%; object-fit: cover; }

.news-lead { display: grid; grid-template-columns: 1.35fr .65fr; gap: 20px; }
.news-feature img { width: 100%; aspect-ratio: 16/10; object-fit: cover; border-radius: var(--radius-media); }
.news-feature h2 { margin: 18px 0 10px; font: 600 clamp(1.8rem, 4vw, 3.3rem)/1.15 var(--display); letter-spacing: -.04em; }
.news-side { display: grid; gap: 24px; align-content: start; }
.news-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 32px 20px; }
.article-hero { padding-block: 70px 40px; }
.article-hero h1 { max-width: 900px; margin: 0; font: 600 clamp(2.4rem, 5.5vw, 5.2rem)/1.08 var(--display); letter-spacing: -.05em; }
.article-meta { margin-top: 20px; color: var(--muted); }
.article-cover { width: min(calc(100% - 40px), 1160px); margin: 0 auto 60px; aspect-ratio: 16/8; object-fit: cover; border-radius: var(--radius-media); }
.article-layout { width: min(calc(100% - 40px), 1080px); margin-inline: auto; display: grid; grid-template-columns: 210px minmax(0, 760px); gap: 72px; align-items: start; }
.toc { position: sticky; top: 100px; padding: 18px 0; border-top: 1px solid var(--line); }
.toc a { display: block; padding: 7px 0; color: var(--muted); font-size: .82rem; }
.prose h2 { scroll-margin-top: 100px; margin: 58px 0 16px; font: 600 clamp(1.65rem, 3vw, 2.4rem)/1.2 var(--display); letter-spacing: -.03em; }
.prose p, .prose li { color: var(--ink-2); line-height: 1.85; }
.prose blockquote { margin: 36px 0; padding: 6px 0 6px 24px; border-left: 3px solid var(--accent); font: 500 1.3rem/1.6 var(--display); }
.table-wrap { overflow-x: auto; }
table { width: 100%; min-width: 580px; border-collapse: collapse; }
th, td { padding: 14px; text-align: left; border-bottom: 1px solid var(--line); }

.about-hero { display: grid; grid-template-columns: .8fr 1.2fr; min-height: 620px; background: var(--surface); }
.about-hero-copy { display: flex; flex-direction: column; justify-content: center; padding: 70px max(28px, calc((100vw - var(--container))/2)); padding-right: 50px; }
.about-hero-copy h1 { margin: 0; font: 600 clamp(2.8rem, 5vw, 5rem)/1.05 var(--display); letter-spacing: -.05em; }
.about-hero > img { width: 100%; height: 100%; object-fit: cover; }
.principles { display: grid; grid-template-columns: 1fr 1fr; gap: 1px; background: var(--line); border: 1px solid var(--line); }
.principle { min-height: 240px; padding: 34px; background: var(--paper); }
.principle h3 { font: 600 1.4rem var(--display); }
.team-rail { display: grid; grid-template-columns: 1.2fr .8fr .8fr; gap: 18px; }
.team-member img { width: 100%; aspect-ratio: 4/5; object-fit: cover; object-position: top; border-radius: var(--radius-media); }

.contact-grid { display: grid; grid-template-columns: .75fr 1.25fr; gap: clamp(40px, 7vw, 96px); align-items: start; }
.contact-copy h1 { margin: 0 0 20px; font: 600 clamp(2.6rem, 5vw, 4.8rem)/1.08 var(--display); letter-spacing: -.05em; }
.contact-list { display: grid; gap: 18px; margin-top: 36px; }
.contact-item { display: grid; grid-template-columns: 42px 1fr; gap: 12px; align-items: start; }
.contact-item i { font-size: 1.4rem; color: var(--accent); }
.contact-form { display: grid; grid-template-columns: repeat(2, 1fr); gap: 18px; padding: clamp(24px, 4vw, 42px); border: 1px solid var(--line); border-radius: var(--radius-media); background: var(--panel); box-shadow: var(--shadow); }
.contact-form .field--full, .contact-form .form-status, .contact-form .form-note, .contact-form .btn { grid-column: 1 / -1; }
.map-placeholder { min-height: 380px; display: grid; place-items: center; background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius-media); text-align: center; }

.cta-band { padding-block: 72px; border-top: 1px solid var(--line); }
.cta-inner { display: flex; justify-content: space-between; align-items: center; gap: 30px; }
.cta-inner h2 { max-width: 700px; margin: 0; font: 600 clamp(2rem, 4vw, 3.5rem)/1.12 var(--display); letter-spacing: -.04em; }
.site-footer { padding-block: 60px 26px; background: var(--ink); color: var(--paper); }
.footer-grid { display: grid; grid-template-columns: 1.3fr .7fr .7fr .9fr; gap: 40px; }
.footer-grid h3 { margin: 0 0 14px; font: 600 .95rem var(--display); }
.footer-grid a { display: block; padding: 5px 0; color: color-mix(in srgb, var(--paper) 78%, transparent); font-size: .85rem; }
.footer-bottom { margin-top: 44px; padding-top: 20px; border-top: 1px solid color-mix(in srgb, var(--paper) 20%, transparent); color: color-mix(in srgb, var(--paper) 65%, transparent); font-size: .78rem; }

.reveal { opacity: 0; transform: translateY(18px); transition: opacity 520ms var(--ease), transform 520ms var(--ease); }
.reveal.is-visible { opacity: 1; transform: none; }

@media (max-width: 1080px) {
  .desktop-nav { gap: 14px; font-size: .82rem; }
  .header-actions .btn--secondary { display: none; }
  .listing-grid { grid-template-columns: repeat(2, 1fr); }
  .quick-facts { grid-template-columns: repeat(3, 1fr); }
  .quick-fact:nth-child(4) { border-left: 0; }
  .article-layout { grid-template-columns: 170px minmax(0, 1fr); gap: 36px; }
}

@media (max-width: 767px) {
  :root { --header-h: 64px; }
  .container, .container--reading { width: min(calc(100% - 28px), var(--container)); }
  .section { padding-block: 58px; }
  .desktop-nav, .header-actions { display: none; }
  .header-inner { grid-template-columns: 1fr auto; }
  .mobile-menu-btn { display: inline-flex; }
  .mobile-drawer { position: fixed; inset: 0; z-index: 900; display: none; padding: 24px; background: var(--paper); }
  .mobile-drawer.is-open { display: grid; grid-template-rows: auto 1fr auto; }
  .mobile-drawer-top { display: flex; align-items: center; justify-content: space-between; }
  .mobile-drawer nav { display: grid; align-content: center; gap: 6px; }
  .mobile-drawer nav a { padding: 12px 0; font: 600 1.45rem var(--display); }
  .hero { min-height: auto; grid-template-columns: 1fr; }
  .hero-copy { padding: 60px 18px 42px; }
  .hero h1 { max-width: 9ch; font-size: clamp(2.6rem, 13vw, 4rem); }
  .hero-media { min-height: 340px; aspect-ratio: 4/3; }
  .search-panel { margin-top: -24px; }
  .search-form { grid-template-columns: 1fr; padding: 14px; }
  .story-grid, .founder-panel, .news-lead, .about-hero, .contact-grid { grid-template-columns: 1fr; }
  .story-grid { gap: 34px; }
  .facts-line { grid-template-columns: 1fr 1fr; }
  .founder-panel { gap: 28px; }
  .article-strip { grid-template-columns: 1fr; }
  .article-strip .article-tile { display: grid; grid-template-columns: 120px 1fr; gap: 16px; }
  .article-strip .article-tile:first-child { grid-template-columns: 1fr; }
  .listing-layout { grid-template-columns: 1fr; }
  .filter-panel { position: fixed; inset: auto 0 0; z-index: 700; max-height: 82dvh; overflow: auto; border-radius: 18px 18px 0 0; transform: translateY(110%); transition: transform 220ms var(--ease); }
  .filter-panel.is-open { transform: none; }
  .filter-toggle { display: inline-flex; }
  .listing-grid { grid-template-columns: 1fr; }
  .listing-toolbar { align-items: flex-start; }
  .property-title-row { align-items: flex-start; }
  .property-title-actions { display: none; }
  .gallery-mosaic { height: auto; grid-template-columns: repeat(3, 1fr); grid-template-rows: auto auto; gap: 6px; border-radius: 10px; }
  .gallery-cell--main { grid-column: 1 / -1; grid-row: auto; aspect-ratio: 16/10; }
  .gallery-cell:not(.gallery-cell--main) { aspect-ratio: 4/3; }
  .gallery-cell--desktop-extra { display: none; }
  .gallery-more--desktop { display: none; }
  .gallery-more--mobile { display: grid; }
  .gallery-more { font-size: .74rem; }
  .property-layout { grid-template-columns: 1fr; }
  .quick-facts { grid-template-columns: repeat(2, 1fr); }
  .quick-fact:nth-child(n) { border-left: 0; border-bottom: 1px solid var(--line); }
  .quick-fact:nth-child(even) { border-left: 1px solid var(--line); }
  .lead-panel { display: none; }
  .anchor-nav { top: 64px; margin-inline: -14px; padding-inline: 14px; }
  .mobile-contact-bar { position: fixed; left: 0; right: 0; bottom: 0; z-index: 300; display: grid; grid-template-columns: .8fr .8fr 1.4fr; gap: 8px; padding: 9px 12px max(9px, env(safe-area-inset-bottom)); background: var(--panel); border-top: 1px solid var(--line); box-shadow: 0 -12px 40px rgb(16 40 37 / .15); }
  body[data-page="property"] { padding-bottom: 74px; }
  .gallery-modal-stage { padding: 8px 12px; }
  .gallery-arrow { width: 40px; height: 40px; background: rgb(20 40 36 / .8); }
  .gallery-arrow--prev { left: 8px; }
  .gallery-arrow--next { right: 8px; }
  .news-grid { grid-template-columns: 1fr; }
  .article-cover { width: calc(100% - 28px); margin-bottom: 36px; aspect-ratio: 16/10; }
  .article-layout { width: calc(100% - 28px); grid-template-columns: 1fr; }
  .toc { position: static; }
  .about-hero-copy { padding: 60px 18px 42px; }
  .about-hero > img { max-height: 520px; }
  .principles { grid-template-columns: 1fr; }
  .team-rail { grid-template-columns: 1.25fr .75fr; overflow-x: auto; }
  .team-member { min-width: 240px; }
  .contact-form { grid-template-columns: 1fr; }
  .contact-form .field, .contact-form .btn { grid-column: 1; }
  .cta-inner { align-items: flex-start; flex-direction: column; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
  .reveal { opacity: 1; transform: none; }
}