@font-face { font-family: 'DM Sans'; font-style: normal; font-weight: 400 600; font-display: swap; src: url('assets/fonts/dm-sans-latin.woff2') format('woff2'); }
@font-face { font-family: 'Fraunces'; font-style: normal; font-weight: 500 600; font-display: swap; src: url('assets/fonts/fraunces-latin.woff2') format('woff2'); }

:root {
  --ink: #0b0b0a;
  --ink-2: #171612;
  --gold: #d3a83b;
  --gold-bright: #f0c75e;
  --gold-pale: #f3e2b3;
  --cream: #f5f0e5;
  --paper: #fbfaf6;
  --white: #ffffff;
  --grey: #69675f;
  --line: rgba(11, 11, 10, .16);
  --serif: 'Fraunces', Georgia, serif;
  --sans: 'DM Sans', Arial, sans-serif;
  --page: min(1180px, calc(100% - 40px));
  --ease: cubic-bezier(.22, 1, .36, 1);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; background: var(--paper); color: var(--ink); font-family: var(--sans); font-size: 16px; line-height: 1.58; -webkit-font-smoothing: antialiased; }
body.nav-open { overflow: hidden; }
img { display: block; width: 100%; }
a { color: inherit; text-decoration: none; }
button, input { font: inherit; }
button, a { -webkit-tap-highlight-color: transparent; }
/* Kill the legacy 300ms tap delay on touch, and the double-tap-zoom behaviour on controls */
button, a, input, [role="button"] { touch-action: manipulation; }
/* Stop iOS from auto-inflating text when the page is zoomed/oriented */
html { -webkit-text-size-adjust: 100%; text-size-adjust: 100%; }
/* Keep anchored sections (#loop, #amaia-units, etc.) clear of the fixed header */
html { scroll-padding-top: 90px; }
::selection { background: var(--gold); color: var(--ink); }

.skip-link { position: fixed; left: 12px; top: -60px; z-index: 1000; background: var(--gold); color: var(--ink); padding: 12px 16px; font-weight: 700; }
.skip-link:focus { top: 12px; }

/* ===== Intro / loading reveal =====
   Hidden by default so no-JS and reduced-motion users never see it.
   JS adds .is-showing to reveal it, then removes it from the DOM. */
.intro { position: fixed; inset: 0; z-index: 90; display: none; align-items: center; justify-content: center; background: var(--ink); color: var(--white); cursor: pointer; }
.intro.is-showing { display: flex; }
.intro.is-leaving { opacity: 0; transition: opacity .55s var(--ease); }
.intro__inner { position: relative; display: grid; justify-items: center; text-align: center; gap: 6px; padding-top: 170px; width: min(88vw, 460px); }
.intro__monogram { position: absolute; top: 0; left: 50%; transform: translateX(-50%); width: 140px; height: 140px; display: grid; place-items: center; }
.intro__ring { position: absolute; inset: 0; border: 2px solid rgba(211,168,59,0); border-radius: 50%; opacity: 0; }
.intro.is-showing .intro__ring { animation: introRing .8s var(--ease) forwards; }
.intro__mark { position: absolute; font-family: var(--serif); font-size: 4.2rem; font-weight: 500; line-height: 1; color: var(--gold-bright); opacity: 0; transform: translateY(4px); }
.intro.is-showing .intro__mark { animation: introMark 1s var(--ease) forwards; }
.intro__name { margin: 0; font-family: var(--serif); font-size: clamp(1.9rem, 6vw, 2.9rem); font-weight: 500; letter-spacing: -.01em; line-height: 1.05; opacity: 0; }
.intro.is-showing .intro__name { animation: introFade .7s .45s var(--ease) forwards; }
.intro__role { margin: 0; font-size: .68rem; letter-spacing: .22em; text-transform: uppercase; color: rgba(255,255,255,.6); opacity: 0; }
.intro.is-showing .intro__role { animation: introFade .7s .62s var(--ease) forwards; }
.intro__tag { margin: 26px 0 0; font-family: var(--serif); font-size: 1.05rem; font-style: italic; color: var(--gold-pale); opacity: 0; }
.intro.is-showing .intro__tag { animation: introFade .7s .8s var(--ease) forwards; }
@keyframes introRing { from { opacity: 0; transform: scale(.6); border-color: rgba(211,168,59,0); } to { opacity: 1; transform: scale(1); border-color: rgba(211,168,59,.9); } }
@keyframes introMark { from { opacity: 0; transform: translateY(10px) scale(.7); } 45% { opacity: 1; transform: translateY(0) scale(1.05); } to { opacity: 1; transform: translateY(0) scale(1); } }
@keyframes introFade { from { opacity: 0; transform: translateY(10px); } to { opacity: 1; transform: none; } }
@media (prefers-reduced-motion: reduce) {
  .intro, .intro.is-showing, .intro.is-leaving { display: none !important; }
}

.shell { width: var(--page); margin-inline: auto; }
.kicker { display: flex; align-items: center; gap: 10px; margin: 0 0 16px; font-size: .72rem; font-weight: 600; letter-spacing: .16em; text-transform: uppercase; }
.kicker::before { content: ''; width: 26px; height: 1px; background: currentColor; opacity: .7; }
.display { margin: 0; font-family: var(--serif); font-weight: 500; font-size: clamp(2.6rem, 9vw, 7.6rem); line-height: .93; letter-spacing: -.045em; text-wrap: balance; }
.section-title { margin: 0; font-family: var(--serif); font-size: clamp(2.3rem, 6vw, 5.4rem); line-height: .98; font-weight: 500; letter-spacing: -.035em; text-wrap: balance; }
.lede { max-width: 680px; margin: 20px 0 0; font-size: clamp(1.05rem, 2vw, 1.3rem); color: var(--grey); text-wrap: pretty; }
.gold { color: var(--gold-bright); }
.warm-accent { color: #75580e; }
.muted { color: var(--grey); }
.eyebrow { font-size: .7rem; font-weight: 600; letter-spacing: .15em; text-transform: uppercase; }

.btn { min-height: 50px; display: inline-flex; align-items: center; justify-content: center; gap: 12px; padding: 13px 20px; border: 1px solid transparent; background: var(--gold); color: var(--ink); font-size: .8rem; font-weight: 600; letter-spacing: .06em; text-transform: uppercase; cursor: pointer; transition: transform .25s var(--ease), background .25s, color .25s, border-color .25s; }
.btn:hover { transform: translateY(-2px); background: var(--gold-bright); }
.btn:focus-visible, .nav-toggle:focus-visible, a:focus-visible, input:focus-visible { outline: 3px solid var(--gold-bright); outline-offset: 3px; }
.btn.dark { background: var(--ink); color: var(--white); }
.btn.dark:hover { background: #29271f; }
.btn.ghost { background: transparent; border-color: currentColor; }
.btn.ghost:hover { background: var(--ink); border-color: var(--ink); color: var(--white); }
.btn-arrow { font-size: 1.1rem; transition: transform .2s; }
.btn:hover .btn-arrow { transform: translateX(4px); }

.site-header { position: absolute; inset: 0 0 auto; z-index: 50; color: var(--white); border-bottom: 1px solid rgba(255,255,255,.18); }
.site-header.light { position: relative; background: var(--ink); }
.page-amaia .site-header { color: var(--ink); border-bottom-color: rgba(11,11,10,.18); }
.page-amaia.nav-open .site-header { color: var(--white); }
.nav { width: var(--page); min-height: 78px; margin: auto; display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.brand { display: flex; align-items: center; gap: 12px; }
.brand-mark { width: 35px; height: 35px; display: grid; place-items: center; border: 1px solid var(--gold); border-radius: 50%; color: var(--gold-bright); font-family: var(--serif); font-size: 1.15rem; }
.brand-name { display: grid; line-height: 1.05; }
.brand-name strong { font-family: var(--serif); font-size: 1.08rem; font-weight: 500; }
.brand-name small { margin-top: 4px; font-size: .56rem; letter-spacing: .16em; text-transform: uppercase; opacity: .65; }
.nav-links { display: flex; align-items: center; gap: 28px; font-size: .75rem; letter-spacing: .08em; text-transform: uppercase; }
.nav-links > a:not(.btn) { position: relative; }
.nav-links > a:not(.btn)::after { content: ''; position: absolute; height: 1px; left: 0; right: 100%; bottom: -7px; background: var(--gold); transition: right .25s; }
.nav-links > a:hover::after, .nav-links > a.active::after { right: 0; }
.nav-links .btn { min-height: 43px; padding: 10px 16px; }
.nav-toggle { display: none; width: 46px; height: 46px; border: 0; background: transparent; color: inherit; cursor: pointer; }
.nav-toggle span { display: block; width: 25px; height: 1px; margin: 6px auto; background: currentColor; transition: transform .25s, opacity .2s; }

.hero { min-height: 100svh; position: relative; overflow: hidden; background: var(--ink); color: var(--white); }
.hero::before { content: ''; position: absolute; inset: 0; background: linear-gradient(105deg, rgba(0,0,0,.92) 0%, rgba(0,0,0,.72) 45%, rgba(0,0,0,.18) 100%); z-index: 1; }
.hero::after { content: ''; position: absolute; width: 55vw; height: 55vw; right: -28vw; top: -25vw; border: 1px solid rgba(211,168,59,.35); border-radius: 50%; box-shadow: 0 0 0 9vw rgba(211,168,59,.03), 0 0 0 18vw rgba(211,168,59,.025); }
.hero-photo { position: absolute; right: 0; top: 0; width: 56%; height: 100%; object-fit: cover; object-position: 50% 26%; filter: saturate(.75) contrast(1.04); }
.hero-grid { min-height: 100svh; position: relative; z-index: 2; padding: 150px 0 72px; display: grid; grid-template-columns: minmax(0, 1fr) minmax(260px, .45fr); align-items: end; gap: 48px; }
.hero-copy { max-width: 870px; }
.hero .display { max-width: 900px; }
.hero .display em { color: var(--gold-bright); font-style: normal; }
.hero-sub { max-width: 610px; margin: 24px 0 30px; color: rgba(255,255,255,.74); font-size: clamp(1rem, 2vw, 1.2rem); }
.hero-actions { display: flex; flex-wrap: wrap; gap: 10px; }
.hero .btn.ghost { color: var(--white); border-color: rgba(255,255,255,.72); }
.hero .btn.ghost:hover { color: var(--ink); background: var(--white); border-color: var(--white); }
.hero-aside { align-self: end; padding: 24px 0 6px; border-top: 1px solid rgba(255,255,255,.3); }
.hero-aside p { margin: 0; font-family: var(--serif); font-size: 1.3rem; line-height: 1.25; }
.hero-aside small { display: block; margin-top: 12px; color: rgba(255,255,255,.58); font-size: .7rem; line-height: 1.5; letter-spacing: .08em; text-transform: uppercase; }
.scroll-cue { position: absolute; z-index: 3; left: 20px; bottom: 22px; font-size: .62rem; letter-spacing: .14em; text-transform: uppercase; color: rgba(255,255,255,.5); writing-mode: vertical-rl; }

.proof-strip { background: var(--gold); }
.proof-grid { display: grid; grid-template-columns: repeat(4, 1fr); }
.proof-item { min-height: 130px; padding: 26px; border-right: 1px solid rgba(11,11,10,.2); display: flex; flex-direction: column; justify-content: center; }
.proof-item:last-child { border-right: 0; }
.proof-item strong { font-family: var(--serif); font-size: clamp(1.9rem, 4vw, 3.5rem); font-weight: 500; line-height: 1; }
.proof-item span { margin-top: 8px; font-size: .68rem; font-weight: 600; letter-spacing: .11em; text-transform: uppercase; }

.pathways { padding: 110px 0; background: var(--paper); }
.pathways-head { display: grid; grid-template-columns: 1.15fr .75fr; gap: 60px; align-items: end; margin-bottom: 56px; }
.pathways-head .lede { margin: 0; }
.path-grid { display: grid; grid-template-columns: 1fr 1fr; border: 1px solid var(--ink); }
.path { min-height: 520px; position: relative; padding: clamp(30px, 5vw, 66px); display: flex; flex-direction: column; justify-content: space-between; overflow: hidden; }
.path + .path { border-left: 1px solid var(--ink); }
.path.income { background: var(--ink); color: var(--white); }
.path.home { background: var(--cream); }
.path-number { font-family: var(--serif); font-size: 5rem; line-height: .8; opacity: 1; }
.path.income .path-number { color: rgba(211,168,59,.82); }
.path.home .path-number { color: rgba(117,88,14,.82); }
.path h3 { max-width: 500px; margin: 0; font-family: var(--serif); font-size: clamp(2.6rem, 5vw, 5.2rem); line-height: .96; font-weight: 500; letter-spacing: -.04em; }
.path p { max-width: 460px; margin: 18px 0 28px; color: inherit; opacity: .72; }
.path-labels { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 28px; }
.path-labels span { padding: 7px 10px; border: 1px solid currentColor; font-size: .65rem; letter-spacing: .1em; text-transform: uppercase; opacity: .72; }
.path-gold-arc { position: absolute; width: 300px; height: 300px; top: -190px; right: -130px; border: 54px solid rgba(211,168,59,.15); border-radius: 50%; }
.home .path-gold-arc { border-color: rgba(211,168,59,.34); }

.loop { padding: 120px 0; background: var(--ink); color: var(--white); overflow: hidden; }
.loop-intro { display: grid; grid-template-columns: .8fr 1.2fr; gap: 80px; align-items: start; }
.loop-intro .section-title { max-width: 780px; }
.loop-intro .lede { color: rgba(255,255,255,.65); }
.loop-rail { margin-top: 76px; display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid rgba(255,255,255,.28); }
.loop-step { position: relative; min-height: 300px; padding: 42px 34px 30px 0; }
.loop-step + .loop-step { padding-left: 34px; border-left: 1px solid rgba(255,255,255,.18); }
.loop-step::before { content: ''; position: absolute; top: -6px; left: 0; width: 11px; height: 11px; background: var(--gold); border-radius: 50%; }
.loop-step + .loop-step::before { left: -6px; }
.loop-step span { color: var(--gold-bright); font-size: .7rem; letter-spacing: .15em; text-transform: uppercase; }
.loop-step h3 { margin: 24px 0 14px; font-family: var(--serif); font-size: 2.25rem; font-weight: 500; }
.loop-step p { margin: 0; max-width: 320px; color: rgba(255,255,255,.62); }
.loop-note { display: flex; justify-content: flex-end; margin-top: 20px; color: var(--gold-pale); font-family: var(--serif); font-size: 1.35rem; font-style: italic; }

.story { padding: 120px 0; background: var(--cream); }
.story-grid { display: grid; grid-template-columns: .85fr 1.15fr; gap: clamp(50px, 8vw, 120px); align-items: center; }
.story-portrait { position: relative; }
.story-portrait img { aspect-ratio: .82; object-fit: cover; object-position: center 25%; filter: grayscale(1) contrast(1.05); }
.story-portrait::after { content: 'Opportunity, then intention.'; position: absolute; right: -35px; bottom: 48px; max-width: 190px; padding: 20px; background: var(--gold); font-family: var(--serif); font-size: 1.35rem; line-height: 1.08; }
.story-copy blockquote { margin: 34px 0; padding: 0; font-family: var(--serif); font-size: clamp(1.65rem, 3.2vw, 2.8rem); line-height: 1.14; letter-spacing: -.02em; }
.story-copy p { max-width: 630px; color: #4d4a42; }
.story-timeline { margin: 36px 0; border-top: 1px solid var(--line); }
.story-moment { display: grid; grid-template-columns: 75px 1fr; gap: 20px; padding: 18px 0; border-bottom: 1px solid var(--line); }
.story-moment strong { color: #75580e; }
.story-moment span { color: var(--grey); }

.results { padding: 110px 0; background: var(--paper); }
.results-head { display: flex; justify-content: space-between; align-items: end; gap: 30px; margin-bottom: 46px; }
.results-head p { max-width: 450px; margin: 0; color: var(--grey); }
.photo-grid { display: grid; grid-template-columns: 1.25fr .75fr .75fr; gap: 14px; }
.photo-card { position: relative; min-height: 440px; overflow: hidden; background: #ddd; }
.photo-card img { height: 100%; object-fit: cover; transition: transform .7s var(--ease), filter .4s; }
.photo-card:hover img { transform: scale(1.025); }
.photo-card figcaption { position: absolute; inset: auto 14px 14px; padding: 14px 16px; background: rgba(11,11,10,.9); color: var(--white); font-size: .75rem; }
.photo-card figcaption strong { display: block; margin-bottom: 2px; color: var(--gold-bright); font-family: var(--serif); font-size: 1.15rem; font-weight: 500; }

.award { background: var(--ink); color: var(--white); }
.award-grid { display: grid; grid-template-columns: 1fr 1fr; min-height: 700px; }
.award-image img { height: 100%; object-fit: cover; filter: saturate(.65) contrast(1.08); }
.award-copy { padding: clamp(46px, 8vw, 110px); display: flex; flex-direction: column; justify-content: center; }
.award-copy p { max-width: 560px; color: rgba(255,255,255,.65); }
.award-years { margin: 34px 0; display: flex; gap: 12px; }
.award-years span { width: 78px; height: 78px; display: grid; place-items: center; border: 1px solid var(--gold); border-radius: 50%; color: var(--gold-bright); font-family: var(--serif); font-size: 1.05rem; }

.cta { position: relative; padding: 120px 0; background: var(--gold); overflow: hidden; }
.cta::after { content: ''; position: absolute; width: 400px; height: 400px; border: 70px solid rgba(255,255,255,.18); border-radius: 50%; right: -170px; bottom: -220px; }
.cta-grid { position: relative; z-index: 1; display: grid; grid-template-columns: 1.25fr .75fr; gap: 60px; align-items: end; }
.cta p { max-width: 600px; }
.cta-action { display: flex; flex-direction: column; align-items: flex-start; gap: 14px; }
.cta-action small { max-width: 340px; font-size: .72rem; opacity: .78; }

.site-footer { padding: 70px 0 100px; background: var(--ink); color: var(--white); }
.footer-grid { display: grid; grid-template-columns: 1.2fr .6fr .6fr; gap: 60px; }
.footer-brand p { max-width: 430px; color: rgba(255,255,255,.56); }
.footer-col strong { display: block; margin-bottom: 18px; color: var(--gold-bright); font-size: .68rem; letter-spacing: .15em; text-transform: uppercase; }
.footer-col a { display: block; margin: 9px 0; color: rgba(255,255,255,.7); }
.footer-col a:hover { color: var(--gold-bright); }
.footer-base { margin-top: 60px; padding-top: 20px; border-top: 1px solid rgba(255,255,255,.16); display: flex; justify-content: space-between; gap: 20px; color: rgba(255,255,255,.68); font-size: .7rem; }

/* Interior pages */
.page-hero { position: relative; min-height: 74svh; padding: 180px 0 80px; display: flex; align-items: end; overflow: hidden; background: var(--ink); color: var(--white); }
.page-hero.warm { background: var(--cream); color: var(--ink); }
.avida-hero { isolation: isolate; background: #070706; }
.avida-hero::before { content: ''; position: absolute; z-index: 0; inset: 0; background-image: linear-gradient(90deg, rgba(7,7,6,.97) 0%, rgba(7,7,6,.9) 34%, rgba(7,7,6,.52) 64%, rgba(7,7,6,.24) 100%), linear-gradient(0deg, rgba(7,7,6,.42), rgba(7,7,6,.05) 62%), url('assets/avida-condo-pool.webp'); background-size: cover; background-position: center 52%; transform: scale(1.01); }
.avida-hero::after { content: ''; position: absolute; z-index: 1; inset: auto 0 0; height: 38%; background: linear-gradient(0deg, rgba(7,7,6,.58), transparent); pointer-events: none; }
.page-hero.avida-hero p { color: rgba(255,255,255,.82); text-shadow: 0 1px 12px rgba(0,0,0,.45); }
.avida-hero .display { text-shadow: 0 2px 24px rgba(0,0,0,.45); }
.amaia-hero { isolation: isolate; background: var(--cream); }
.amaia-hero::before { content: ''; position: absolute; z-index: 0; inset: 0; background-image: linear-gradient(90deg, rgba(244,239,226,.99) 0%, rgba(244,239,226,.94) 34%, rgba(244,239,226,.58) 61%, rgba(244,239,226,.1) 100%), linear-gradient(0deg, rgba(244,239,226,.38), transparent 48%), url('assets/amaia-bungalow-hero.webp'); background-size: cover; background-position: center 50%; transform: scale(1.01); }
.amaia-hero::after { content: ''; position: absolute; z-index: 1; inset: auto 0 0; height: 30%; background: linear-gradient(0deg, rgba(244,239,226,.58), transparent); pointer-events: none; }
.amaia-hero .hero-index { z-index: 1; color: rgba(138,101,13,.12); }
.page-hero.warm.amaia-hero p { color: #4e4a42; text-shadow: 0 1px 12px rgba(244,239,226,.7); }
.amaia-hero .display { text-shadow: 0 2px 18px rgba(244,239,226,.72); }
.services-hero { isolation: isolate; background: #080706; }
.services-hero::before { content: ''; position: absolute; z-index: 0; inset: 0; background-image: linear-gradient(90deg, rgba(8,7,6,.98) 0%, rgba(8,7,6,.9) 35%, rgba(8,7,6,.48) 66%, rgba(8,7,6,.12) 100%), linear-gradient(0deg, rgba(8,7,6,.62), rgba(8,7,6,.04) 58%), url('assets/design-manage-hero.webp'); background-size: cover; background-position: center 58%; transform: scale(1.01); }
.services-hero::after { content: ''; position: absolute; z-index: 1; inset: auto 0 0; height: 42%; background: linear-gradient(0deg, rgba(8,7,6,.68), transparent); pointer-events: none; }
.services-hero .hero-index { z-index: 1; color: rgba(211,168,59,.14); }
.page-hero.services-hero p { color: rgba(255,255,255,.84); text-shadow: 0 1px 14px rgba(0,0,0,.52); }
.services-hero .display { text-shadow: 0 2px 26px rgba(0,0,0,.55); }
.page-hero .shell { position: relative; z-index: 2; }
.page-hero .display { max-width: 980px; }
.page-hero p { max-width: 670px; margin: 26px 0 0; font-size: 1.15rem; color: rgba(255,255,255,.65); }
.page-hero.warm p { color: var(--grey); }
.hero-index { position: absolute; right: 5vw; bottom: -40px; font-family: var(--serif); font-size: min(34vw, 500px); line-height: .75; color: rgba(211,168,59,.1); }
.page-section { padding: 110px 0; }
.page-section.dark { background: var(--ink); color: var(--white); }
.page-section.cream { background: var(--cream); }
.split-copy { display: grid; grid-template-columns: .85fr 1.15fr; gap: clamp(50px, 8vw, 120px); align-items: start; }
.split-copy .body p { margin-top: 0; color: var(--grey); }
.dark .split-copy .body p { color: rgba(255,255,255,.63); }
.pullquote { margin: 34px 0; font-family: var(--serif); font-size: clamp(1.7rem, 3.5vw, 3rem); line-height: 1.12; }

.number-board { margin-top: 70px; display: grid; grid-template-columns: repeat(3, 1fr); border: 1px solid rgba(255,255,255,.25); }
.number-cell { min-height: 210px; padding: 30px; display: flex; flex-direction: column; justify-content: space-between; }
.number-cell + .number-cell { border-left: 1px solid rgba(255,255,255,.2); }
.number-cell strong { color: var(--gold-bright); font-family: var(--serif); font-size: clamp(2.6rem, 6vw, 5.3rem); font-weight: 500; line-height: 1; }
.number-cell span { max-width: 220px; color: rgba(255,255,255,.62); font-size: .78rem; }

.calculator { display: grid; grid-template-columns: .8fr 1.2fr; border: 1px solid rgba(255,255,255,.25); }
.calculator-spaced { margin-top: 60px; }
.calc-intro { padding: clamp(32px, 5vw, 70px); background: #15140f; color: var(--white); }
.calc-intro p { color: rgba(255,255,255,.6); }
.calc-title { font-size: clamp(2.2rem, 5vw, 4.5rem); }
.calc-form { padding: clamp(32px, 5vw, 70px); background: var(--gold); color: var(--ink); }
.field { margin-bottom: 24px; }
.field-head { display: flex; justify-content: space-between; gap: 20px; margin-bottom: 4px; align-items: center; }
.field label { font-size: .76rem; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; }
.field output { font-family: var(--serif); font-size: 1.2rem; }
.field input[type='range'] { width: 100%; min-height: 44px; accent-color: var(--ink); cursor: pointer; }
.calc-result { margin-top: 34px; padding-top: 26px; border-top: 1px solid rgba(11,11,10,.32); }
.calc-result strong { display: block; font-family: var(--serif); font-size: clamp(2.5rem, 7vw, 5.5rem); line-height: 1; font-weight: 500; }
.calc-result span { font-size: .72rem; letter-spacing: .1em; text-transform: uppercase; }
.calc-disclaimer { margin-top: 18px; font-size: .68rem; opacity: .62; }

.journey { margin-top: 60px; counter-reset: steps; }
.journey-step { counter-increment: steps; display: grid; grid-template-columns: 80px 1fr; gap: 26px; padding: 30px 0; border-top: 1px solid var(--line); }
.journey-step::before { content: '0' counter(steps); color: #9c7517; font-family: var(--serif); font-size: 1.3rem; }
.journey-step h3 { margin: 0 0 8px; font-family: var(--serif); font-size: 1.8rem; font-weight: 500; }
.journey-step p { max-width: 650px; margin: 0; color: var(--grey); }

.amaia-units { background: #e9dfca; border-block: 1px solid rgba(11,11,10,.22); }
.units-head { display: grid; grid-template-columns: 1.2fr .8fr; gap: clamp(36px, 7vw, 110px); align-items: end; }
.units-head .lede { margin: 0 0 8px; }
.project-facts { display: grid; grid-template-columns: repeat(4, 1fr); margin: 54px 0 22px; padding: 0; border: 1px solid rgba(11,11,10,.38); }
.project-facts div { padding: 22px 24px; }
.project-facts div + div { border-left: 1px solid rgba(11,11,10,.3); }
.project-facts dt { margin-bottom: 7px; color: #75580e; font-size: .66rem; font-weight: 600; letter-spacing: .13em; text-transform: uppercase; }
.project-facts dd { margin: 0; font-family: var(--serif); font-size: 1.16rem; line-height: 1.25; }
.unit-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 22px; }
.unit-card { overflow: hidden; background: var(--warm); border: 1px solid rgba(11,11,10,.62); }
.unit-plan { display: grid; place-items: center; aspect-ratio: 4 / 3; margin: 0; padding: 22px; overflow: hidden; background: #fff; border-bottom: 1px solid rgba(11,11,10,.35); }
.unit-plan img { width: 100%; height: 100%; object-fit: contain; }
.unit-copy { padding: clamp(22px, 3vw, 34px); }
.unit-copy > p { margin: 18px 0; color: var(--grey); }
.unit-title { display: grid; grid-template-columns: auto 1fr auto; gap: 16px; align-items: start; }
.unit-title > span { color: #8a650d; font-family: var(--serif); font-size: 1.45rem; line-height: 1; }
.unit-title p { margin: 0 0 4px; color: var(--grey); font-size: .62rem; font-weight: 600; letter-spacing: .13em; text-transform: uppercase; }
.unit-title h3 { margin: 0; font-family: var(--serif); font-size: clamp(1.7rem, 3vw, 2.5rem); line-height: 1; font-weight: 500; }
.unit-status { display: inline-flex; align-items: center; width: fit-content; margin-top: 9px; padding: 5px 7px; border: 1px solid currentColor; font-size: .58rem; font-weight: 700; letter-spacing: .1em; line-height: 1; text-transform: uppercase; }
.unit-status.is-available { color: #2d652d; background: #e3f0d6; }
.unit-status.is-sold { color: #745f53; background: #eee6dc; }
.unit-title strong { white-space: nowrap; padding: 7px 9px; background: var(--gold); font-size: .7rem; letter-spacing: .06em; text-transform: uppercase; }
.unit-tags { display: flex; flex-wrap: wrap; gap: 7px; margin: 0; padding: 0; list-style: none; }
.unit-tags li { padding: 6px 8px; border: 1px solid rgba(11,11,10,.4); font-size: .6rem; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; }
.unit-next { display: grid; grid-template-columns: 1fr auto; gap: 30px; align-items: end; margin-top: 56px; padding-top: 34px; border-top: 1px solid rgba(11,11,10,.38); }
.unit-next h3 { max-width: 780px; margin: 0; font-family: var(--serif); font-size: clamp(2rem, 4vw, 3.9rem); line-height: 1; font-weight: 500; }
.unit-source { max-width: 980px; margin: 30px 0 0; color: #665f51; font-size: .7rem; line-height: 1.65; }
.unit-source a { color: var(--ink); font-weight: 600; text-decoration: underline; text-underline-offset: 3px; }

.service-editorial { display: grid; grid-template-columns: repeat(3, 1fr); grid-auto-rows: 1fr; gap: 14px; align-items: stretch; margin-top: 60px; }
.service-editorial:focus-visible { outline: 3px solid var(--gold); outline-offset: 6px; }
.service-editorial figure { position: relative; margin: 0; min-height: 480px; overflow: hidden; }
.service-editorial img { height: 100%; object-fit: cover; }
.service-editorial figcaption { position: absolute; inset: auto 12px 12px; padding: 8px 10px; background: rgba(11,11,10,.88); color: var(--white); font-size: .72rem; letter-spacing: .06em; text-transform: uppercase; }
.service-editorial figcaption strong { display: block; color: var(--gold-bright); }
.service-editorial .fig-placeholder img { opacity: .88; }
.gallery-note { margin: 12px 0 0; color: var(--grey); font-size: .72rem; }

/* Design / Manage two-track selector */
.track-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 14px; margin-top: 34px; }
.track-card { position: relative; display: flex; flex-direction: column; gap: 10px; min-height: 200px; padding: 24px 22px; background: var(--paper); border: 1px solid rgba(11,11,10,.62); transition: transform .25s var(--ease), background .25s, border-color .25s; }
.track-card:hover { transform: translateY(-3px); border-color: var(--gold); }
.track-card.track-both { background: var(--ink); color: var(--white); }
.track-card.track-both h3 { color: var(--gold-bright); }
.track-num { color: #75580e; font-family: var(--serif); font-size: 1.3rem; }
.track-card.track-both .track-num { color: var(--gold); }
.track-card h3 { margin: 0; font-family: var(--serif); font-size: 1.7rem; font-weight: 500; line-height: 1; }
.track-card p { margin: 0; color: var(--grey); font-size: .9rem; }
.track-card.track-both p { color: rgba(255,255,255,.65); }
.track-cta { margin-top: auto; color: var(--ink); font-size: .72rem; font-weight: 600; letter-spacing: .1em; text-transform: uppercase; }
.track-card.track-both .track-cta { color: var(--gold-bright); }

/* What management includes / not includes */
.clarity-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1px; border: 1px solid rgba(255,255,255,.25); margin-top: 64px; background: rgba(255,255,255,.18); }
.clarity-block { padding: clamp(26px, 4vw, 44px); background: var(--ink); }
.clarity-block ul { margin: 18px 0 0; padding: 0; list-style: none; }
.clarity-block li { position: relative; padding: 8px 0 8px 22px; border-bottom: 1px solid rgba(255,255,255,.1); color: rgba(255,255,255,.78); }
.clarity-block li::before { content: ''; position: absolute; left: 0; top: 15px; width: 7px; height: 7px; border-radius: 50%; }
.clarity-in li::before { background: #71bd6f; }
.clarity-out li::before { background: #c98a5a; }
.clarity-block li:last-child { border-bottom: 0; }

/* From keys to booked visual strip */
.keys-strip { background: var(--ink); color: var(--white); }
.keys-rail { margin: 56px 0 0; padding: 0; list-style: none; display: grid; grid-template-columns: repeat(5, 1fr); border-top: 1px solid rgba(255,255,255,.28); }
.keys-rail li { position: relative; padding: 44px 26px 20px 0; }
.keys-rail li + li { padding-left: 26px; border-left: 1px solid rgba(255,255,255,.18); }
.keys-rail li::before { content: ''; position: absolute; top: -6px; left: 0; width: 11px; height: 11px; background: var(--gold); border-radius: 50%; }
.keys-rail li + li::before { left: -6px; }
.keys-rail span { color: var(--gold-bright); font-size: .7rem; letter-spacing: .15em; text-transform: uppercase; }
.keys-rail h3 { margin: 20px 0 10px; font-family: var(--serif); font-size: 1.6rem; font-weight: 500; }
.keys-rail p { margin: 0; color: rgba(255,255,255,.62); font-size: .9rem; }


.process-list { margin-top: 50px; border-top: 1px solid rgba(255,255,255,.2); }
.process-item { display: grid; grid-template-columns: 80px .7fr 1fr; gap: 30px; padding: 30px 0; border-bottom: 1px solid rgba(255,255,255,.18); }
.process-item > span { color: var(--gold); font-family: var(--serif); }
.process-item h3 { margin: 0; font-family: var(--serif); font-size: 1.8rem; font-weight: 500; }
.process-item p { margin: 0; color: rgba(255,255,255,.6); }

.faq { border-top: 1px solid var(--line); }
details { border-bottom: 1px solid var(--line); }
summary { min-height: 72px; display: flex; align-items: center; justify-content: space-between; gap: 20px; cursor: pointer; list-style: none; font-family: var(--serif); font-size: 1.25rem; }
summary::-webkit-details-marker { display: none; }
summary::after { content: '+'; color: #9c7517; font-family: var(--sans); font-size: 1.4rem; }
details[open] summary::after { content: '−'; }
details p { max-width: 720px; margin: 0 0 28px; color: var(--grey); }

.reveal { opacity: 1; transform: none; }
.js .reveal { opacity: 0; transform: translateY(22px); transition: opacity .8s var(--ease), transform .8s var(--ease); }
.js .reveal.visible { opacity: 1; transform: none; }
.mobile-messenger { display: none; }

@media (max-width: 900px) {
  :root { --page: min(100% - 32px, 760px); }
  .nav { min-height: 70px; }
  .nav-toggle { display: block; position: relative; z-index: 2; }
  .nav-links { position: fixed; inset: 0; padding: 110px 24px 40px; background: var(--ink); flex-direction: column; align-items: flex-start; gap: 0; transform: translateX(100%); transition: transform .45s var(--ease); }
  .nav-links a { width: 100%; padding: 16px 0; border-bottom: 1px solid rgba(255,255,255,.15); font-family: var(--serif); font-size: 1.65rem; letter-spacing: 0; text-transform: none; }
  .nav-links .btn { margin-top: 18px; }
  .nav-open .nav-links { transform: translateX(0); }
  .nav-open .nav-toggle span:first-child { transform: translateY(7px) rotate(45deg); }
  .nav-open .nav-toggle span:nth-child(2) { opacity: 0; }
  .nav-open .nav-toggle span:last-child { transform: translateY(-7px) rotate(-45deg); }
  .hero-photo { width: 100%; opacity: .58; object-position: 58% 20%; }
  .hero::before { background: linear-gradient(180deg, rgba(0,0,0,.42), rgba(0,0,0,.95) 72%); }
  .hero-grid { padding-top: 125px; grid-template-columns: 1fr; gap: 28px; }
  .hero-aside { display: none; }
  .proof-grid { grid-template-columns: 1fr 1fr; }
  .proof-item:nth-child(2) { border-right: 0; }
  .proof-item:nth-child(-n+2) { border-bottom: 1px solid rgba(11,11,10,.2); }
  .pathways-head, .loop-intro, .story-grid, .cta-grid, .split-copy, .calculator { grid-template-columns: 1fr; }
  .path-grid { grid-template-columns: 1fr; }
  .path { min-height: 480px; }
  .path + .path { border-left: 0; border-top: 1px solid var(--ink); }
  .loop-rail { grid-template-columns: 1fr; border-top: 0; }
  .loop-step, .loop-step + .loop-step { min-height: auto; padding: 34px 0; border-left: 0; border-top: 1px solid rgba(255,255,255,.2); }
  .loop-step::before, .loop-step + .loop-step::before { top: -6px; left: 0; }
  .story-portrait { max-width: 600px; }
  .story-portrait::after { right: -8px; bottom: 28px; }
  .photo-grid { grid-template-columns: 1fr 1fr; }
  .photo-card:first-child { grid-column: 1 / -1; }
  .award-grid { grid-template-columns: 1fr; }
  .award-image { height: 520px; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .footer-brand { grid-column: 1 / -1; }
  .number-board { grid-template-columns: 1fr; }
  .number-cell + .number-cell { border-left: 0; border-top: 1px solid rgba(255,255,255,.2); }
  .service-editorial { grid-template-columns: 1fr 1fr; }
  .service-editorial figure { min-height: 380px; }
  .service-editorial figure:last-child { grid-column: 1 / -1; min-height: 360px; }
  .track-grid { grid-template-columns: 1fr; }
  .track-card { min-height: 0; }
  .clarity-grid { grid-template-columns: 1fr; }
  .keys-rail { grid-template-columns: 1fr; }
  .keys-rail li, .keys-rail li + li { padding: 28px 0; border-left: 0; border-top: 1px solid rgba(255,255,255,.18); }
  .keys-rail li::before, .keys-rail li + li::before { top: -6px; left: 0; }
  .process-item { grid-template-columns: 50px 1fr; }
  .process-item p { grid-column: 2; }
}

@media (max-width: 620px) {
  :root { --page: calc(100% - 28px); }
  html, body { overflow-x: hidden; }
  body { padding-bottom: calc(62px + env(safe-area-inset-bottom, 0px)); }
  .footer-col a { padding: 8px 0; margin: 2px 0; }
  .display { max-width: 100%; font-size: clamp(3.05rem, 15.7vw, 5rem); overflow-wrap: anywhere; }
  .page-hero .display { font-size: clamp(2.85rem, 14.4vw, 4rem); }
  .kicker { gap: 8px; font-size: .63rem; letter-spacing: .12em; }
  .kicker::before { width: 18px; flex: 0 0 18px; }
  .hero-grid > *, .page-hero .shell { min-width: 0; }
  .section-title { font-size: clamp(2.7rem, 13vw, 4.1rem); }
  .hero-grid { align-items: end; padding-bottom: 50px; }
  .hero-copy { padding-top: 150px; }
  .hero-sub { font-size: .97rem; }
  .hero-actions { display: grid; grid-template-columns: 1fr; }
  .hero-actions .btn { width: 100%; }
  .scroll-cue { display: none; }
  .proof-item { min-height: 108px; padding: 20px 14px; }
  .proof-item strong { font-size: 2rem; }
  .proof-item span { font-size: .58rem; }
  .pathways, .loop, .story, .results, .page-section, .cta { padding: 82px 0; }
  .pathways-head { margin-bottom: 34px; gap: 24px; }
  .path { min-height: 460px; padding: 28px 22px; }
  .loop-intro { gap: 28px; }
  .loop-rail { margin-top: 52px; }
  .story-portrait::after { right: -6px; max-width: 150px; font-size: 1.05rem; }
  .story-moment { grid-template-columns: 62px 1fr; }
  .results-head { align-items: flex-start; flex-direction: column; }
  .photo-grid { grid-template-columns: 1fr; }
  .photo-card, .photo-card:first-child { grid-column: auto; min-height: 420px; }
  .award-image { height: 400px; }
  .award-copy { padding: 58px 22px; }
  .award-years span { width: 68px; height: 68px; }
  .footer-grid { grid-template-columns: 1fr; }
  .footer-brand { grid-column: auto; }
  .footer-base { flex-direction: column; }
  .page-hero { min-height: 78svh; padding-top: 145px; }
  .avida-hero::before { background-image: linear-gradient(180deg, rgba(7,7,6,.23) 0%, rgba(7,7,6,.48) 36%, rgba(7,7,6,.92) 76%, rgba(7,7,6,.98) 100%), url('assets/avida-condo-pool-640.webp'); background-position: 50% center; }
  .avida-hero::after { height: 50%; background: linear-gradient(0deg, rgba(7,7,6,.52), transparent); }
  .avida-hero .hero-index { opacity: .55; }
  .amaia-hero::before { background-image: linear-gradient(180deg, rgba(244,239,226,.05) 0%, rgba(244,239,226,.14) 32%, rgba(244,239,226,.82) 62%, rgba(244,239,226,.98) 82%, rgba(244,239,226,1) 100%), url('assets/amaia-bungalow-hero-640.webp'); background-position: 52% center; }
  .amaia-hero::after { height: 48%; background: linear-gradient(0deg, rgba(244,239,226,.58), transparent); }
  .amaia-hero .hero-index { opacity: .55; }
  .services-hero::before { background-image: linear-gradient(180deg, rgba(8,7,6,.12) 0%, rgba(8,7,6,.36) 34%, rgba(8,7,6,.9) 74%, rgba(8,7,6,.98) 100%), url('assets/design-manage-hero-640.webp'); background-position: 58% center; }
  .services-hero::after { height: 50%; background: linear-gradient(0deg, rgba(8,7,6,.62), transparent); }
  .services-hero .hero-index { opacity: .5; }
  .page-hero p { font-size: 1rem; }
  .number-cell { min-height: 170px; }
  .journey-step { grid-template-columns: 48px 1fr; gap: 14px; }
  .units-head { display: block; }
  .units-head .lede { margin-top: 22px; }
  .project-facts { grid-template-columns: 1fr; margin-top: 36px; }
  .project-facts div + div { border-top: 1px solid rgba(11,11,10,.3); border-left: 0; }
  .unit-grid { grid-template-columns: 1fr; gap: 16px; }
  .unit-plan { padding: 14px; }
  .unit-title { gap: 10px; }
  .unit-title strong { font-size: .64rem; }
  .unit-next { grid-template-columns: 1fr; align-items: start; }
  .unit-next .btn { justify-self: start; }
  .service-editorial { display: flex; overflow-x: auto; scroll-snap-type: x mandatory; margin-inline: -14px; padding-inline: 14px; }
  .service-editorial figure, .service-editorial figure:nth-child(2), .service-editorial figure:last-child { flex: 0 0 84vw; min-height: 500px; scroll-snap-align: start; }
  .gallery-note { display: block; }
  .track-card { min-height: 0; padding: 22px 20px; }
  .track-cta { font-size: .66rem; }
  .keys-rail { margin-top: 40px; }
  .hero-index { color: #8a6d22; }
  .process-item { grid-template-columns: 38px 1fr; gap: 12px; }
  .mobile-messenger { position: fixed; z-index: 80; display: flex; align-items: center; justify-content: center; inset: auto 0 0; min-height: 62px; padding: 0 16px calc(8px + env(safe-area-inset-bottom, 0px)); background: var(--gold); color: var(--ink); font-size: .75rem; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; box-shadow: 0 -10px 30px rgba(0,0,0,.14); }
}

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

/* Audit fix: remove redundant hero Messenger CTA on phones (sticky bar covers it) */
@media (max-width: 620px) {
  .hero-actions .btn.ghost { display: none; }
}