@font-face {
  font-family: "Newsreader";
  src: url("../fonts/newsreader-regular.ttf") format("truetype");
  font-style: normal;
  font-weight: 400;
  font-display: swap;
}

@font-face {
  font-family: "Newsreader";
  src: url("../fonts/newsreader-semibold.ttf") format("truetype");
  font-style: normal;
  font-weight: 600;
  font-display: swap;
}

@font-face {
  font-family: "IBM Plex Sans";
  src: url("../fonts/ibm-plex-sans-regular.ttf") format("truetype");
  font-style: normal;
  font-weight: 400;
  font-display: swap;
}

@font-face {
  font-family: "IBM Plex Sans";
  src: url("../fonts/ibm-plex-sans-medium.ttf") format("truetype");
  font-style: normal;
  font-weight: 500;
  font-display: swap;
}

:root {
  --ink: #13262d;
  --ink-soft: #34464b;
  --paper: #f4f1eb;
  --paper-deep: #e6e0d7;
  --white: #fff;
  --sea: #497988;
  --sea-deep: #204955;
  --sand: #bb9668;
  --line: rgba(19, 38, 45, 0.2);
  --line-light: rgba(255, 255, 255, 0.26);
  --display: "Newsreader", Georgia, serif;
  --body: "IBM Plex Sans", Arial, sans-serif;
  --max: 1450px;
  --pad: clamp(22px, 3vw, 52px);
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
  scroll-padding-top: 92px;
}

body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--body);
  font-size: 16px;
  line-height: 1.55;
  -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 {
  color: inherit;
  font: inherit;
}

button,
select {
  cursor: pointer;
}

button {
  border: 0;
}

.container {
  width: min(calc(100% - (var(--pad) * 2)), var(--max));
  margin-inline: auto;
}

.section {
  padding-block: clamp(92px, 10vw, 158px);
}

.skip-link {
  position: fixed;
  z-index: 1000;
  top: 12px;
  left: 12px;
  padding: 12px 18px;
  background: var(--white);
  color: var(--ink);
  transform: translateY(-180%);
}

.skip-link:focus {
  transform: translateY(0);
}

.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}

.eyebrow {
  margin: 0 0 22px;
  color: var(--sea-deep);
  font-size: 0.76rem;
  font-weight: 500;
  letter-spacing: 0.2em;
  line-height: 1.2;
  text-transform: uppercase;
}

.eyebrow.light {
  color: rgba(255, 255, 255, 0.78);
}

h1,
h2,
h3,
p {
  margin-top: 0;
}

h1,
h2,
h3 {
  font-family: var(--display);
  font-weight: 400;
  letter-spacing: -0.035em;
}

h2 {
  margin-bottom: 0;
  font-size: clamp(3.25rem, 6.4vw, 7rem);
  line-height: 0.88;
}

.site-header {
  position: absolute;
  z-index: 50;
  inset: 0 0 auto;
  color: var(--white);
}

.site-header.is-fixed {
  position: fixed;
  background: rgba(19, 38, 45, 0.96);
  box-shadow: 0 10px 34px rgba(5, 18, 23, 0.14);
  backdrop-filter: blur(12px);
  animation: headerIn 260ms ease both;
}

.site-header.is-fixed .header-shell {
  min-height: 82px;
}

.site-header.is-fixed .mobile-panel {
  top: 82px;
}

@keyframes headerIn {
  from { transform: translateY(-100%); }
  to { transform: translateY(0); }
}

.header-shell {
  min-height: 104px;
  display: grid;
  grid-template-columns: 1fr auto 1fr;
  align-items: center;
  gap: 28px;
  border-bottom: 1px solid var(--line-light);
}

.brand {
  justify-self: start;
  display: inline-flex;
  align-items: center;
  gap: 13px;
}

.brand-mark {
  position: relative;
  width: 46px;
  height: 46px;
  border: 1px solid rgba(255, 255, 255, 0.78);
  font-family: var(--display);
  font-size: 1.45rem;
  line-height: 1;
}

.brand-mark::after {
  content: "";
  position: absolute;
  top: 22px;
  left: -4px;
  width: 54px;
  height: 1px;
  background: rgba(255, 255, 255, 0.78);
  transform: rotate(-30deg);
}

.brand-mark span:first-child {
  position: absolute;
  top: 5px;
  left: 7px;
}

.brand-mark span:last-child {
  position: absolute;
  right: 7px;
  bottom: 4px;
}

.brand-name {
  font-size: 0.72rem;
  font-weight: 500;
  letter-spacing: 0.17em;
  line-height: 1.25;
  text-transform: uppercase;
}

.desktop-nav {
  display: flex;
  align-items: center;
  gap: clamp(24px, 3vw, 50px);
  font-size: 0.89rem;
}

.desktop-nav a,
.header-cta {
  position: relative;
}

.desktop-nav a::after,
.header-cta::after {
  content: "";
  position: absolute;
  inset: auto 0 -7px;
  height: 1px;
  background: currentColor;
  transform: scaleX(0);
  transform-origin: right;
  transition: transform 240ms ease;
}

.desktop-nav a:hover::after,
.header-cta:hover::after {
  transform: scaleX(1);
  transform-origin: left;
}

.header-actions {
  justify-self: end;
  display: flex;
  align-items: center;
  gap: 24px;
}

.lang-switch,
.footer-lang {
  display: flex;
  align-items: center;
  gap: 8px;
}

.lang {
  padding: 4px 1px;
  background: none;
  color: inherit;
  font-size: 0.68rem;
  letter-spacing: 0.12em;
  opacity: 0.48;
}

.lang.active {
  opacity: 1;
  border-bottom: 1px solid currentColor;
}

.header-cta {
  font-size: 0.78rem;
  letter-spacing: 0.05em;
  text-transform: uppercase;
}

.menu-toggle {
  width: 42px;
  height: 42px;
  display: none;
  padding: 0;
  background: transparent;
}

.menu-toggle span {
  display: block;
  width: 25px;
  height: 1px;
  margin: 7px auto;
  background: currentColor;
  transition: transform 240ms ease;
}

.menu-toggle[aria-expanded="true"] span:first-child {
  transform: translateY(4px) rotate(45deg);
}

.menu-toggle[aria-expanded="true"] span:last-child {
  transform: translateY(-4px) rotate(-45deg);
}

.mobile-panel {
  display: none;
}

.hero {
  position: relative;
  min-height: 820px;
  color: var(--white);
  overflow: hidden;
}

.hero-media,
.hero-shade {
  position: absolute;
  inset: 0;
}

.hero-media {
  background: url("../images/hero-coast.webp") 66% 54% / cover no-repeat;
  animation: heroDrift 16s ease-out both;
}

.hero-shade {
  background:
    linear-gradient(90deg, rgba(6, 21, 27, 0.77) 0%, rgba(8, 26, 33, 0.37) 45%, rgba(8, 26, 33, 0.04) 78%),
    linear-gradient(0deg, rgba(5, 20, 26, 0.63) 0%, rgba(5, 20, 26, 0) 48%);
}

@keyframes heroDrift {
  from { transform: scale(1.04); }
  to { transform: scale(1.1); }
}

.hero-coordinates {
  position: absolute;
  right: 22px;
  top: 48%;
  font-size: 0.64rem;
  letter-spacing: 0.18em;
  writing-mode: vertical-rl;
  transform: rotate(180deg);
  opacity: 0.66;
}

.hero-content {
  position: relative;
  z-index: 1;
  min-height: 820px;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding-top: 164px;
  padding-bottom: 44px;
}

.hero-copy {
  width: min(920px, 78%);
  margin-bottom: 56px;
}

.hero h1 {
  margin: 0 0 24px;
  font-size: clamp(4.7rem, 8vw, 9rem);
  line-height: 0.79;
  letter-spacing: -0.055em;
}

.hero-lead {
  width: min(620px, 100%);
  margin-bottom: 0;
  color: rgba(255, 255, 255, 0.84);
  font-size: clamp(1rem, 1.35vw, 1.24rem);
  line-height: 1.5;
}

.property-search {
  display: grid;
  grid-template-columns: 1.2fr 1fr 1fr 1fr auto;
  background: rgba(255, 255, 255, 0.97);
  color: var(--ink);
  box-shadow: 0 14px 42px rgba(7, 24, 30, 0.18);
}

.search-field {
  min-width: 0;
  padding: 18px 24px 16px;
  border-right: 1px solid var(--line);
}

.search-field > span {
  display: block;
  margin-bottom: 3px;
  color: #667377;
  font-size: 0.65rem;
  font-weight: 500;
  letter-spacing: 0.13em;
  text-transform: uppercase;
}

.search-field select,
.listing-tools select {
  width: 100%;
  border: 0;
  outline: 0;
  background: transparent;
  font-size: 0.93rem;
}

.search-submit,
.dark-button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 32px;
  padding: 22px 28px;
  background: var(--ink);
  color: var(--white);
  font-size: 0.78rem;
  font-weight: 500;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  transition: background 220ms ease;
}

.search-submit:hover,
.dark-button:hover {
  background: var(--sea-deep);
}

.search-submit svg,
.dark-button svg,
.catalog-link svg {
  width: 20px;
  height: 20px;
  fill: none;
  stroke: currentColor;
  stroke-width: 1.4;
}

.section-heading {
  display: grid;
  grid-template-columns: 1fr auto;
  align-items: end;
  gap: 40px;
  margin-bottom: clamp(52px, 6vw, 86px);
}

.listing-tools {
  min-width: 240px;
  padding-bottom: 10px;
}

.listing-tools p {
  margin-bottom: 18px;
  color: var(--ink-soft);
  font-size: 0.79rem;
}

.listing-tools strong {
  color: var(--ink);
  font-family: var(--display);
  font-size: 1.25rem;
  font-weight: 400;
}

.listing-tools label {
  display: block;
  padding: 10px 0;
  border-bottom: 1px solid var(--ink);
}

.active-filter {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 20px;
  margin: -36px 0 32px;
  padding: 16px 0;
  border-bottom: 1px solid var(--line);
  color: var(--ink-soft);
  font-size: 0.84rem;
}

.active-filter[hidden] {
  display: none;
}

.active-filter button,
.text-link {
  padding: 4px 0;
  background: transparent;
  border-bottom: 1px solid currentColor;
  color: var(--ink);
  font-size: 0.75rem;
}

.property-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 58px 26px;
}

.property-card {
  position: relative;
}

.property-card:nth-child(3n + 2) {
  margin-top: 44px;
}

.property-image {
  position: relative;
  aspect-ratio: 1.26;
  overflow: hidden;
  background: var(--paper-deep);
}

.property-image::after {
  content: "";
  position: absolute;
  inset: 0;
  border: 1px solid rgba(255,255,255,0.22);
  pointer-events: none;
}

.property-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 600ms cubic-bezier(.2,.7,.1,1);
}

.property-card:hover .property-image img {
  transform: scale(1.035);
}

.property-tag {
  position: absolute;
  top: 16px;
  left: 16px;
  z-index: 1;
  padding: 7px 10px;
  background: rgba(255, 255, 255, 0.94);
  color: var(--ink);
  font-size: 0.63rem;
  font-weight: 500;
  letter-spacing: 0.11em;
  text-transform: uppercase;
}

.favorite {
  position: absolute;
  z-index: 2;
  top: 13px;
  right: 13px;
  width: 36px;
  height: 36px;
  display: grid;
  place-items: center;
  border: 1px solid rgba(255,255,255,.7);
  border-radius: 50%;
  background: rgba(19, 38, 45, 0.22);
  color: var(--white);
  backdrop-filter: blur(5px);
}

.favorite svg {
  width: 17px;
  fill: transparent;
  stroke: currentColor;
  stroke-width: 1.5;
}

.favorite[aria-pressed="true"] svg {
  fill: currentColor;
}

.property-body {
  padding-top: 20px;
}

.property-location {
  display: flex;
  align-items: center;
  justify-content: space-between;
  margin-bottom: 10px;
  color: var(--sea-deep);
  font-size: 0.66rem;
  font-weight: 500;
  letter-spacing: 0.13em;
  text-transform: uppercase;
}

.property-ref {
  color: #7b8588;
}

.property-title {
  margin-bottom: 18px;
  font-size: clamp(1.65rem, 2.4vw, 2.35rem);
  line-height: 1.02;
}

.property-facts {
  display: flex;
  flex-wrap: wrap;
  gap: 8px 18px;
  padding: 14px 0;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  color: var(--ink-soft);
  font-size: 0.76rem;
}

.property-bottom {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 14px;
  padding-top: 15px;
}

.property-price {
  font-family: var(--display);
  font-size: 1.35rem;
}

.property-open {
  padding: 6px 0;
  background: transparent;
  border-bottom: 1px solid currentColor;
  font-size: 0.71rem;
  letter-spacing: 0.06em;
  text-transform: uppercase;
}

.empty-state {
  padding: 80px 20px;
  border-block: 1px solid var(--line);
  text-align: center;
}

.empty-state[hidden] {
  display: none;
}

.catalog-link {
  display: flex;
  justify-content: center;
  margin-top: 78px;
}

.catalog-link a {
  display: inline-flex;
  align-items: center;
  gap: 42px;
  padding: 17px 0;
  border-bottom: 1px solid currentColor;
  font-size: 0.78rem;
  font-weight: 500;
  letter-spacing: 0.07em;
  text-transform: uppercase;
}

.approach {
  background: var(--white);
}

.approach-grid {
  display: grid;
  grid-template-columns: minmax(0, 1.12fr) minmax(420px, 0.88fr);
  gap: clamp(62px, 8vw, 140px);
  align-items: center;
}

.approach-image {
  position: relative;
}

.approach-image img {
  width: 100%;
  aspect-ratio: 0.95;
  object-fit: cover;
}

.image-index {
  position: absolute;
  right: -27px;
  bottom: 0;
  padding: 12px 5px;
  color: var(--sea-deep);
  font-size: 0.63rem;
  letter-spacing: 0.15em;
  writing-mode: vertical-rl;
}

.approach-copy h2 {
  margin-bottom: 36px;
  font-size: clamp(3.6rem, 5.4vw, 6.6rem);
}

.large-copy {
  width: min(640px, 100%);
  margin-bottom: 44px;
  color: var(--ink-soft);
  font-size: clamp(1.05rem, 1.45vw, 1.3rem);
  line-height: 1.58;
}

.steps {
  margin: 0 0 42px;
  padding: 0;
  list-style: none;
  border-top: 1px solid var(--line);
}

.steps li {
  display: grid;
  grid-template-columns: 48px 1fr;
  gap: 12px;
  padding: 20px 0;
  border-bottom: 1px solid var(--line);
}

.steps li > span {
  color: var(--sea);
  font-size: 0.69rem;
}

.steps strong {
  display: block;
  margin-bottom: 4px;
  font-family: var(--display);
  font-size: 1.22rem;
  font-weight: 400;
}

.steps p {
  margin-bottom: 0;
  color: var(--ink-soft);
  font-size: 0.82rem;
}

.line-link {
  display: inline-block;
  padding-bottom: 8px;
  border-bottom: 1px solid currentColor;
  font-size: 0.78rem;
  font-weight: 500;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.services {
  position: relative;
  background: var(--ink);
  color: var(--white);
  overflow: hidden;
}

.services::before,
.services::after {
  content: "";
  position: absolute;
  border: 1px solid rgba(255,255,255,.1);
  border-radius: 50%;
  pointer-events: none;
}

.services::before {
  width: 780px;
  height: 780px;
  top: -420px;
  right: -150px;
}

.services::after {
  width: 1120px;
  height: 1120px;
  top: -590px;
  right: -320px;
}

.services-intro {
  position: relative;
  z-index: 1;
  max-width: 960px;
  margin-bottom: 92px;
}

.service-grid {
  position: relative;
  z-index: 1;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  border-top: 1px solid var(--line-light);
  border-bottom: 1px solid var(--line-light);
}

.service-card {
  min-height: 340px;
  padding: 34px clamp(26px, 3vw, 54px) 42px 0;
  border-right: 1px solid var(--line-light);
}

.service-card + .service-card {
  padding-left: clamp(26px, 3vw, 54px);
}

.service-card:last-child {
  border-right: 0;
}

.service-card > span {
  display: block;
  margin-bottom: 80px;
  color: rgba(255,255,255,.48);
  font-size: 0.68rem;
  letter-spacing: 0.12em;
}

.service-card h3 {
  margin-bottom: 22px;
  font-size: clamp(2rem, 3vw, 3.25rem);
  line-height: 0.98;
}

.service-card p {
  max-width: 330px;
  margin-bottom: 0;
  color: rgba(255,255,255,.64);
  font-size: 0.9rem;
}

.section-note {
  width: 310px;
  margin-bottom: 4px;
  color: var(--ink-soft);
}

.location-list {
  border-top: 1px solid var(--ink);
}

.location-list a {
  display: grid;
  grid-template-columns: 72px 1fr auto;
  align-items: center;
  min-height: 116px;
  border-bottom: 1px solid var(--line);
  transition: padding 220ms ease, background 220ms ease;
}

.location-list a:hover {
  padding-inline: 18px;
  background: rgba(255,255,255,.48);
}

.location-list span,
.location-list em {
  color: #6d7a7d;
  font-size: 0.7rem;
  font-style: normal;
  letter-spacing: 0.12em;
}

.location-list strong {
  font-family: var(--display);
  font-size: clamp(2rem, 4vw, 4.4rem);
  font-weight: 400;
  letter-spacing: -0.035em;
}

.sell-section {
  position: relative;
  min-height: 720px;
  display: flex;
  align-items: flex-end;
  color: var(--white);
  overflow: hidden;
}

.sell-image,
.sell-overlay {
  position: absolute;
  inset: 0;
}

.sell-image {
  background: url("../images/modern-apartment.webp") center 55% / cover no-repeat;
}

.sell-overlay {
  background: linear-gradient(90deg, rgba(9,26,32,.82), rgba(9,26,32,.17) 72%), linear-gradient(0deg, rgba(9,26,32,.38), transparent 55%);
}

.sell-content {
  position: relative;
  z-index: 1;
  padding-bottom: 74px;
}

.sell-content h2 {
  max-width: 980px;
  margin-bottom: 28px;
}

.sell-content > p:not(.eyebrow) {
  max-width: 550px;
  margin-bottom: 34px;
  color: rgba(255,255,255,.78);
}

.light-button {
  padding: 18px 24px;
  background: var(--white);
  color: var(--ink);
  font-size: 0.75rem;
  font-weight: 500;
  letter-spacing: 0.07em;
  text-transform: uppercase;
}

.contact {
  background: var(--white);
}

.contact-grid {
  display: grid;
  grid-template-columns: 1fr 0.82fr;
  gap: clamp(70px, 9vw, 170px);
}

.contact-heading h2 {
  margin-bottom: 52px;
  font-size: clamp(3.7rem, 6vw, 7.2rem);
}

.contact-details {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 30px;
  max-width: 680px;
  padding-top: 28px;
  border-top: 1px solid var(--line);
  color: var(--ink-soft);
  font-size: 0.88rem;
}

.contact-form,
.sell-dialog form,
.dialog-content form {
  display: grid;
  gap: 22px;
}

.contact-form {
  padding-top: 46px;
}

.contact-form label,
.sell-dialog label,
.dialog-content form label {
  display: block;
}

.contact-form label > span,
.sell-dialog label > span,
.dialog-content form label > span {
  display: block;
  margin-bottom: 8px;
  color: #647276;
  font-size: 0.66rem;
  font-weight: 500;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.contact-form input,
.contact-form select,
.contact-form textarea,
.sell-dialog input,
.sell-dialog textarea,
.dialog-content form input {
  width: 100%;
  padding: 10px 0 13px;
  border: 0;
  border-bottom: 1px solid var(--line);
  border-radius: 0;
  outline: 0;
  background: transparent;
  transition: border-color 160ms ease;
}

.contact-form textarea,
.sell-dialog textarea {
  resize: vertical;
}

.contact-form input:focus,
.contact-form select:focus,
.contact-form textarea:focus,
.sell-dialog input:focus,
.sell-dialog textarea:focus,
.dialog-content form input:focus {
  border-color: var(--ink);
}

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 24px;
}

.contact-form .dark-button {
  justify-self: start;
  margin-top: 12px;
}

.form-status {
  min-height: 24px;
  margin: 0;
  color: var(--sea-deep);
  font-size: 0.82rem;
}

.site-footer {
  padding-top: 76px;
  background: var(--ink);
  color: var(--white);
  overflow: hidden;
}

.footer-top {
  display: grid;
  grid-template-columns: 1.7fr 1fr 1.4fr auto;
  gap: 44px;
  padding-bottom: 70px;
  border-bottom: 1px solid var(--line-light);
  color: rgba(255,255,255,.62);
  font-size: 0.79rem;
}

.footer-top > div {
  display: flex;
  flex-direction: column;
  align-items: flex-start;
  gap: 11px;
}

.footer-top p {
  margin-bottom: 0;
}

.footer-top a:hover {
  color: var(--white);
}

.footer-kicker {
  color: var(--white);
  font-weight: 500;
  letter-spacing: .08em;
}

.footer-wordmark {
  padding-top: 48px;
  font-family: var(--display);
  font-size: clamp(7.2rem, 17.4vw, 16.2rem);
  font-weight: 400;
  line-height: 0.74;
  letter-spacing: -0.075em;
  white-space: nowrap;
}

.footer-bottom {
  display: flex;
  justify-content: space-between;
  gap: 20px;
  padding-block: 36px 30px;
  color: rgba(255,255,255,.45);
  font-size: 0.68rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

dialog {
  padding: 0;
  border: 0;
  background: transparent;
}

dialog::backdrop {
  background: rgba(5, 16, 20, 0.82);
  backdrop-filter: blur(8px);
}

.property-dialog {
  width: min(1240px, calc(100% - 36px));
  max-height: calc(100vh - 36px);
}

.dialog-shell {
  display: grid;
  grid-template-columns: 1.12fr 0.88fr;
  max-height: calc(100vh - 36px);
  overflow: auto;
  background: var(--white);
}

.dialog-image {
  position: sticky;
  top: 0;
  height: calc(100vh - 36px);
  min-height: 640px;
}

.dialog-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.dialog-content {
  padding: clamp(54px, 6vw, 94px) clamp(34px, 5vw, 72px);
}

.dialog-content h2,
.sell-dialog h2 {
  margin-bottom: 20px;
  font-size: clamp(3rem, 5vw, 5rem);
  line-height: .93;
}

.dialog-price {
  margin-bottom: 28px;
  font-family: var(--display);
  font-size: 1.8rem;
}

.dialog-facts {
  display: flex;
  flex-wrap: wrap;
  gap: 12px 24px;
  margin-bottom: 30px;
  padding-block: 18px;
  border-block: 1px solid var(--line);
  font-size: .8rem;
}

.dialog-content > p:not(.eyebrow):not(.dialog-price) {
  margin-bottom: 34px;
  color: var(--ink-soft);
}

.dialog-content form {
  padding-top: 28px;
  border-top: 1px solid var(--line);
}

.dialog-close {
  position: fixed;
  z-index: 5;
  top: 32px;
  right: 32px;
  width: 44px;
  height: 44px;
  background: var(--white);
  box-shadow: 0 8px 30px rgba(0,0,0,.12);
}

.dialog-close span {
  position: absolute;
  left: 11px;
  top: 22px;
  width: 23px;
  height: 1px;
  background: var(--ink);
}

.dialog-close span:first-child { transform: rotate(45deg); }
.dialog-close span:last-child { transform: rotate(-45deg); }

.sell-dialog {
  width: min(780px, calc(100% - 36px));
  max-height: calc(100vh - 36px);
  padding: clamp(46px, 7vw, 88px);
  overflow: auto;
  background: var(--paper);
}

.sell-dialog .dialog-close {
  position: absolute;
  top: 18px;
  right: 18px;
}

.reveal {
  opacity: 0;
  transform: translateY(28px);
  transition: opacity 760ms ease, transform 760ms cubic-bezier(.2,.7,.1,1);
}

.reveal.visible {
  opacity: 1;
  transform: translateY(0);
}

@media (max-width: 1180px) {
  .header-shell {
    grid-template-columns: 1fr auto;
  }

  .desktop-nav,
  .header-cta {
    display: none;
  }

  .menu-toggle {
    display: block;
  }

  .mobile-panel {
    position: absolute;
    inset: 104px 0 auto;
    padding: 36px var(--pad) 44px;
    background: var(--ink);
  }

  .mobile-panel.open {
    display: block;
  }

  .mobile-panel nav {
    display: grid;
  }

  .mobile-panel a {
    padding: 16px 0;
    border-bottom: 1px solid var(--line-light);
    font-family: var(--display);
    font-size: 2rem;
  }

  .property-search {
    grid-template-columns: repeat(4, 1fr);
  }

  .search-submit {
    grid-column: 1 / -1;
  }

  .property-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .property-card:nth-child(3n + 2) {
    margin-top: 0;
  }

  .property-card:nth-child(even) {
    margin-top: 44px;
  }

  .approach-grid {
    grid-template-columns: 1fr 1fr;
    gap: 62px;
  }
}

@media (max-width: 820px) {
  :root { --pad: 22px; }

  .section {
    padding-block: 92px;
  }

  h2 {
    font-size: clamp(3.3rem, 14vw, 5.7rem);
  }

  .header-shell {
    min-height: 82px;
  }

  .mobile-panel {
    top: 82px;
  }

  .header-actions {
    gap: 14px;
  }

  .site-header .lang-switch {
    display: none;
  }

  .hero,
  .hero-content {
    min-height: 780px;
  }

  .hero-content {
    padding-top: 126px;
    padding-bottom: 22px;
  }

  .hero-copy {
    width: 100%;
    margin-bottom: 36px;
  }

  .hero h1 {
    font-size: clamp(4rem, 19vw, 6.8rem);
  }

  .property-search {
    grid-template-columns: 1fr 1fr;
  }

  .search-field:nth-child(even) {
    border-right: 0;
  }

  .search-field {
    padding: 14px 15px;
    border-bottom: 1px solid var(--line);
  }

  .search-submit {
    padding-block: 17px;
  }

  .hero-coordinates {
    display: none;
  }

  .section-heading,
  .approach-grid,
  .contact-grid {
    grid-template-columns: 1fr;
  }

  .section-heading {
    align-items: start;
    gap: 34px;
  }

  .listing-tools {
    min-width: 0;
  }

  .property-grid {
    grid-template-columns: 1fr;
  }

  .property-card:nth-child(even) {
    margin-top: 0;
  }

  .property-image {
    aspect-ratio: 1.35;
  }

  .approach-grid {
    gap: 58px;
  }

  .approach-image img {
    aspect-ratio: 1.1;
  }

  .image-index {
    right: -16px;
  }

  .approach-copy h2 {
    font-size: clamp(3.2rem, 13vw, 5.2rem);
  }

  .service-grid {
    grid-template-columns: 1fr;
  }

  .service-card,
  .service-card + .service-card {
    min-height: auto;
    padding: 28px 0 42px;
    border-right: 0;
    border-bottom: 1px solid var(--line-light);
  }

  .service-card:last-child {
    border-bottom: 0;
  }

  .service-card > span {
    margin-bottom: 44px;
  }

  .section-note {
    width: auto;
  }

  .location-list a {
    grid-template-columns: 44px 1fr auto;
    min-height: 88px;
  }

  .location-list strong {
    font-size: clamp(1.75rem, 8vw, 3rem);
  }

  .sell-section {
    min-height: 640px;
  }

  .sell-content {
    padding-bottom: 48px;
  }

  .contact-grid {
    gap: 42px;
  }

  .contact-form {
    padding-top: 0;
  }

  .footer-top {
    grid-template-columns: 1fr 1fr;
  }

  .footer-wordmark {
    font-size: 22vw;
  }

  .dialog-shell {
    grid-template-columns: 1fr;
  }

  .dialog-image {
    position: relative;
    height: 42vh;
    min-height: 320px;
  }

  .dialog-close {
    top: 26px;
    right: 26px;
  }
}

@media (max-width: 520px) {
  .brand-mark {
    width: 40px;
    height: 40px;
    font-size: 1.2rem;
  }

  .brand-mark::after {
    top: 19px;
    width: 47px;
  }

  .brand-name {
    font-size: .61rem;
  }

  .hero,
  .hero-content {
    min-height: 740px;
  }

  .hero-media {
    background-position: 70% 50%;
  }

  .hero h1 {
    font-size: clamp(3.65rem, 18vw, 5.2rem);
  }

  .hero-lead {
    font-size: .93rem;
  }

  .search-field {
    padding-inline: 12px;
  }

  .search-field > span {
    font-size: .58rem;
  }

  .search-field select {
    font-size: .8rem;
  }

  .property-title {
    font-size: 2rem;
  }

  .form-row,
  .contact-details,
  .footer-top {
    grid-template-columns: 1fr;
  }

  .footer-top {
    gap: 30px;
  }

  .footer-bottom {
    flex-direction: column;
  }

  .sell-dialog {
    padding: 66px 24px 32px;
  }
}

@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;
  }
}